@font-face{font-family:"Cormorant";src:url(fonts/cormorant-garamond-latin-500-normal.woff2) format("woff2");font-weight:500;font-display:swap}
@font-face{font-family:"Cormorant";src:url(fonts/cormorant-garamond-latin-500-italic.woff2) format("woff2");font-weight:500;font-style:italic;font-display:swap}
@font-face{font-family:"Cormorant";src:url(fonts/cormorant-garamond-latin-600-normal.woff2) format("woff2");font-weight:600;font-display:swap}
@font-face{font-family:"Cormorant";src:url(fonts/cormorant-garamond-latin-700-normal.woff2) format("woff2");font-weight:700;font-display:swap}
@font-face{font-family:"Manrope";src:url(fonts/manrope-latin-400-normal.woff2) format("woff2");font-weight:400;font-display:swap}
@font-face{font-family:"Manrope";src:url(fonts/manrope-latin-500-normal.woff2) format("woff2");font-weight:500;font-display:swap}
@font-face{font-family:"Manrope";src:url(fonts/manrope-latin-600-normal.woff2) format("woff2");font-weight:600;font-display:swap}

:root{
  --green:#49413A;--deep:#49413A;--gold:#714335;--gold-soft:#E9D5B5;--terra:#A27A5C;
  --olive:#676F5A;--slate:#5C6D6A;--teal:#33768C;--night:#3A342E;
  --cream:#E9D5B5;--paper:#F0EFEB;--ink:#2F2A26;--muted:#59514D;--rule:#DCCEAA;
  --serif:"Cormorant",Georgia,serif;--sans:"Manrope",system-ui,sans-serif;
  --wrap:1200px;--navh:104px;--ease:cubic-bezier(.22,.61,.36,1);
}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:100px}
body{margin:0;font-family:var(--sans);font-size:16px;line-height:1.65;color:var(--ink);background:var(--paper);-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:inherit}
h1,h2,h3,.price,.specs b,.stat__n,.strip span{font-variant-numeric:lining-nums}
h1,h2,h3{font-family:var(--serif);font-weight:500;line-height:1.08;margin:0;letter-spacing:-.01em}
h2{font-size:clamp(2.1rem,4vw,3.2rem)}
h3{font-size:1.6rem}
p{margin:0 0 1em}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 28px}
.section{padding:clamp(30px,4vw,52px) 0}
.section--cream{background:var(--cream)}
.section--green{background:var(--deep);color:#F0EFEB}
.eyebrow{font-size:.74rem;letter-spacing:.22em;text-transform:uppercase;color:var(--gold);font-weight:600;margin-bottom:8px}
.eyebrow--light{color:var(--gold-soft)}
.lead{font-size:1.12rem;color:#E2D9C9;max-width:30em}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;padding:15px 28px;font:600 .82rem/1 var(--sans);letter-spacing:.12em;text-transform:uppercase;text-decoration:none;border:1px solid transparent;border-radius:2px;cursor:pointer;transition:background .25s var(--ease),color .25s var(--ease),border-color .25s var(--ease),transform .2s var(--ease)}
.btn:active{transform:translateY(1px)}
.btn--gold{background:var(--gold);color:#fff}
.btn--gold:hover{background:#5E372B}
.btn--green{background:var(--olive);color:#fff}
.btn--green:hover{background:#555C4A}
.btn--ghost{border-color:rgba(240,239,235,.45);color:#F0EFEB;background:transparent}
.btn--ghost:hover{border-color:var(--gold-soft);color:var(--gold-soft)}
.btn--outline{border-color:var(--green);color:var(--green);background:transparent}
.btn--outline:hover{background:var(--green);color:#fff}
.btn--small{padding:11px 18px;font-size:.72rem}
.link{display:inline-block;font-weight:600;font-size:.82rem;letter-spacing:.12em;text-transform:uppercase;text-decoration:none;color:var(--green);border-bottom:1px solid var(--terra);padding-bottom:4px;transition:color .2s}
.link:hover{color:var(--gold)}
:focus-visible{outline:2px solid var(--teal);outline-offset:3px}

/* nav */
.nav{position:fixed;inset:0 0 auto;z-index:50;transition:background .3s var(--ease),box-shadow .3s}
.nav__in{display:flex;align-items:center;gap:32px;height:var(--navh)}
.brand{font-family:var(--serif);font-size:3.1rem;line-height:1;font-weight:700;color:var(--green);text-decoration:none;letter-spacing:-.01em;margin-right:auto;transition:font-size .3s var(--ease)}
.brand span{color:var(--terra);font-style:italic;font-weight:600}
.nav__links{display:flex;gap:30px}
.nav__links a{color:var(--ink);text-decoration:none;font-size:.86rem;font-weight:500;letter-spacing:.04em}
.nav__links a:hover{color:var(--gold)}
.nav.is-solid .brand{font-size:2.5rem}
.nav.is-solid{background:rgba(240,239,235,.97);box-shadow:0 1px 0 var(--rule),0 10px 30px -20px rgba(73,65,58,.35)}
.nav__toggle{display:none;background:none;border:0;width:40px;height:40px;cursor:pointer;flex-direction:column;justify-content:center;gap:7px;padding:8px}
.nav__toggle span{display:block;height:1.5px;background:var(--green);transition:transform .25s}

/* hero */
.hero{position:relative;background:var(--paper);min-height:clamp(560px,80vh,700px);display:flex;align-items:center;overflow:hidden;padding-bottom:36px}
.hero__text{position:relative;z-index:2;width:100%;max-width:var(--wrap);margin:0 auto;padding:var(--navh) 28px 0}
.hero__text>*{max-width:540px}
.hero .eyebrow{color:var(--gold)}
.hero h1{font-size:clamp(2.8rem,5vw,4.5rem);margin-bottom:16px;color:var(--green)}
.hero h1 em{display:block;color:var(--terra);font-style:italic}
.hero .lead{color:var(--muted);max-width:28em}
.hero .btn--ghost{color:var(--green);border-color:rgba(73,65,58,.5)}
.hero .btn--ghost:hover{background:var(--green);color:#fff;border-color:var(--green)}
.hero__ctas{display:flex;flex-wrap:wrap;gap:12px;margin:8px 0 26px}
.hero__facts{display:flex;gap:40px;margin:0;padding-top:16px;border-top:1px solid var(--rule)}
.hero__facts dt{font-size:.7rem;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);margin-bottom:6px}
.hero__facts dd{margin:0;font-size:.95rem;color:var(--ink)}
.hero__img{position:absolute;z-index:1;top:calc(var(--navh) - 20px);right:max(0px,calc((100vw - var(--wrap))/2));bottom:0;width:min(38%,470px);margin:0}
.hero__img img{width:100%;height:100%;object-fit:cover;object-position:50% 0;
  -webkit-mask-image:linear-gradient(to right,transparent 0%,rgba(0,0,0,.4) 14%,#000 36%,#000 86%,transparent 100%),linear-gradient(to bottom,transparent 0%,#000 6%);
  -webkit-mask-composite:source-in;
  mask-image:linear-gradient(to right,transparent 0%,rgba(0,0,0,.4) 14%,#000 36%,#000 86%,transparent 100%),linear-gradient(to bottom,transparent 0%,#000 6%);
  mask-composite:intersect;
  animation:fadein 1.4s var(--ease) both}
@keyframes fadein{from{opacity:0}to{opacity:1}}

/* strip */
.strip{background:var(--slate);color:#E9E1D2;border-top:1px solid rgba(255,255,255,.08)}
.strip__in{display:grid;grid-template-columns:repeat(3,1fr)}
.strip p{margin:0;padding:14px 22px;font-size:.9rem;border-left:1px solid rgba(255,255,255,.1)}
.strip p:first-child{border-left:0;padding-left:0}
.strip span{display:block;font-family:var(--serif);font-size:1.7rem;color:var(--gold-soft);line-height:1.1;margin-bottom:4px}

/* about */
.about__grid{display:grid;grid-template-columns:5fr 7fr;gap:clamp(24px,3vw,44px);align-items:stretch}
.about__photo{position:relative;min-height:420px;background:var(--cream);overflow:hidden}
.about__photo::after{content:"";position:absolute;inset:14px;border:1px solid rgba(255,255,255,.55);pointer-events:none;z-index:1}
.about__photo img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 60%}
.about__mono{position:absolute;inset:0;display:grid;place-items:center;font-family:var(--serif);font-size:7rem;color:var(--gold);font-style:italic;background:linear-gradient(160deg,var(--cream),#EAE2CF)}
.about__copy{align-self:center}
.about__copy h2{margin-bottom:14px;max-width:16em}
.about__copy>p{color:var(--muted);max-width:36em}
.ticks{list-style:none;padding:0;margin:14px 0 16px;display:grid;gap:6px}
.ticks li{position:relative;padding-left:30px}
.ticks li::before{content:"";position:absolute;left:0;top:.8em;width:16px;height:1px;background:var(--terra)}

/* section heads */
.head{display:flex;justify-content:space-between;align-items:flex-end;gap:32px;margin-bottom:22px}
.head__note{max-width:26em;color:var(--muted);margin:0}
.head--light .head__note{color:#D6CCBC}
.head h2{color:inherit}

/* homes */
.tag{font-size:.7rem;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);font-weight:600;margin-bottom:10px}
.feature{display:grid;grid-template-columns:7fr 5fr;background:#fff;box-shadow:0 30px 60px -40px rgba(73,65,58,.35);margin-bottom:16px}
.feature__gallery{padding:12px;display:flex;flex-direction:column;gap:8px}
.feature__main{width:100%;aspect-ratio:16/10;object-fit:cover;transition:opacity .3s}
.feature__thumbs{display:grid;grid-template-columns:repeat(5,1fr);gap:8px}
.feature__thumbs button{padding:0;border:0;background:none;cursor:pointer;opacity:.55;transition:opacity .2s;outline-offset:2px}
.feature__thumbs button.is-on,.feature__thumbs button:hover{opacity:1}
.feature__thumbs--6{grid-template-columns:repeat(6,1fr)}
.feature__sub+.feature__sub{margin-top:10px}
.feature__thumbs img{aspect-ratio:16/10;object-fit:cover;width:100%}
.feature__body{padding:clamp(18px,2.4vw,32px);display:flex;flex-direction:column;justify-content:center}
.feature__body h3{font-size:clamp(2rem,3vw,2.6rem);margin-bottom:14px;color:var(--green)}
.feature__sub{color:var(--muted)}
.specs{list-style:none;padding:0;margin:10px 0 14px;display:flex;gap:28px;border-top:1px solid var(--rule);border-bottom:1px solid var(--rule);padding:10px 0}
.specs li{font-size:.78rem;color:var(--muted);letter-spacing:.04em}
.specs b{display:block;font-family:var(--serif);font-size:1.5rem;font-weight:600;color:var(--ink);letter-spacing:0;line-height:1.1}
.specs--sm{gap:20px;margin:8px 0 10px;padding:8px 0}
.specs--sm b{font-size:1.2rem}
.price{font-family:var(--serif);font-size:2rem;font-weight:600;color:var(--green);margin-bottom:14px;line-height:1}
.price small{display:block;font-family:var(--sans);font-size:.7rem;letter-spacing:.2em;text-transform:uppercase;color:var(--muted);font-weight:500;margin-bottom:8px}
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:14px}
.card{position:relative;min-height:340px;border-radius:10px;overflow:hidden;isolation:isolate;color:#fff;display:flex;flex-direction:column;justify-content:flex-end;background:#2c2622}
.card__img{position:absolute;inset:0;z-index:-2}
.card__img img{width:100%;height:100%;object-fit:cover;transition:transform 1.1s var(--ease)}
.card:hover .card__img img{transform:scale(1.05)}
.card::before{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(to top,rgba(36,30,26,.92) 0%,rgba(36,30,26,.66) 36%,rgba(36,30,26,.1) 64%,rgba(36,30,26,0) 80%)}
.card__body{padding:18px}
.card .tag{color:var(--gold-soft);font-size:.64rem;margin-bottom:6px}
.card h3{font-size:1.6rem;color:#fff;line-height:1.05}
.card .specs--sm{border:0;padding:0;margin:8px 0 10px;gap:14px}
.card .specs--sm li{color:rgba(255,255,255,.78);font-size:.72rem}
.card .specs--sm b{color:#fff;font-size:1.05rem;display:inline;margin-right:3px}
.card .price{font-size:1.6rem;color:#fff;margin:0 0 10px}
.card .link{align-self:flex-start;color:#fff;border-bottom-color:var(--gold-soft);font-size:.72rem}
.card .link::after{content:"";position:absolute;inset:0}
.search{display:flex;justify-content:space-between;align-items:center;gap:24px;margin-top:20px;padding-top:18px;border-top:1px solid var(--rule)}
.search p{margin:0;max-width:34em;color:var(--muted)}
.search div{display:flex;gap:12px;flex-wrap:wrap}

/* market */
.stats{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid rgba(255,255,255,.14)}
.stat{padding:16px 20px 14px 0}
.stat+.stat{padding-left:20px;border-left:1px solid rgba(255,255,255,.14)}
.stat__n{font-family:var(--serif);font-size:clamp(2.4rem,4vw,3.4rem);color:#fff;line-height:1;margin-bottom:6px}
.stat__n span{font-size:.5em;color:var(--gold-soft);margin-left:4px}
.stat p:last-child{color:#D6CCBC;font-size:.9rem;margin:0}
.report{display:grid;grid-template-columns:120px 1fr;gap:24px;align-items:center;margin-top:18px;padding:18px;background:rgba(255,255,255,.04);border:1px solid rgba(255,255,255,.1)}
.report img{height:auto;box-shadow:0 16px 32px -12px rgba(0,0,0,.5)}
.report h3{color:#fff;margin-bottom:6px}
.report p{color:#D6CCBC;max-width:40em}
.source{font-size:.76rem;color:#B6A997;margin:10px 0 0}

/* services */
.svc{display:grid;grid-template-columns:repeat(4,1fr);gap:16px}
.svc article{background:#fff;border:1px solid var(--rule);border-radius:16px;padding:24px 22px 22px;transition:transform .35s var(--ease),box-shadow .35s var(--ease),border-color .35s}
.svc article:hover{transform:translateY(-4px);border-color:var(--terra);box-shadow:0 26px 44px -30px rgba(73,65,58,.45)}
.svc__n{display:inline-grid;place-items:center;width:40px;height:40px;border-radius:50%;border:1px solid var(--terra);font:600 .78rem/1 var(--sans);letter-spacing:.04em;color:var(--terra);font-style:normal}
.svc__sub{display:block;font-size:.6em;font-style:italic;color:var(--terra);margin-top:4px}
.svc h3{margin:18px 0 10px;color:var(--green);font-size:1.55rem;line-height:1.08}
.svc p{color:var(--muted);font-size:.92rem;margin:0}

/* areas */
.areas__grid{display:grid;grid-template-columns:repeat(2,1fr);gap:16px}
.areas__grid>div{background:#fff;border-radius:16px;padding:22px;display:grid;grid-template-columns:auto 1fr;column-gap:14px;align-items:center;align-content:start;box-shadow:0 20px 40px -34px rgba(73,65,58,.5)}
.areas__grid h3{font-size:1.5rem;color:var(--green);margin:0}
.chips{grid-column:1 / -1;list-style:none;margin:16px 0 0;padding:0;display:flex;flex-wrap:wrap;gap:8px}
.chips li{font-size:.82rem;color:var(--ink);background:var(--paper);border:1px solid var(--rule);border-radius:999px;padding:6px 12px;transition:background .2s,border-color .2s}
.chips li:hover{background:#fff;border-color:var(--terra)}

/* contact */
.contact__grid{display:grid;grid-template-columns:5fr 6fr;gap:clamp(24px,3vw,44px);align-items:start}
.contact h2{color:#fff;margin-bottom:10px}
.contact__info>p{color:#D6CCBC;max-width:28em}
.contact__list{list-style:none;padding:0;margin:16px 0 0}
.contact__list li{display:flex;gap:20px;padding:10px 0;border-top:1px solid rgba(255,255,255,.12)}
.contact__list span{width:96px;flex:none;font-size:.7rem;letter-spacing:.2em;text-transform:uppercase;color:var(--gold-soft);padding-top:4px}
.contact__list a{text-decoration:none;color:#fff}
.contact__list a:hover{color:var(--gold-soft)}
.form{background:var(--paper);color:var(--ink);padding:clamp(18px,2.4vw,28px);display:grid;gap:12px}
.form .row{display:grid;grid-template-columns:1fr 1fr;gap:12px}
.form label{display:grid;gap:5px;font-size:.72rem;letter-spacing:.16em;text-transform:uppercase;font-weight:600;color:var(--green)}
.opt{text-transform:none;letter-spacing:0;font-weight:400;color:var(--muted)}
.form input,.form select,.form textarea{font:400 1rem/1.4 var(--sans);color:var(--ink);background:#fff;border:1px solid var(--rule);border-radius:2px;padding:10px 12px;width:100%;text-transform:none;letter-spacing:0;transition:border-color .2s}
.form input:focus,.form select:focus,.form textarea:focus{outline:none;border-color:var(--gold)}
.form textarea{resize:vertical}
.form__actions{display:flex;gap:12px;flex-wrap:wrap;margin-top:6px}
.form .btn--ghost{color:var(--green);border-color:var(--green)}
.form .btn--ghost:hover{background:var(--green);color:#fff}
.form__err{color:#9B2C2C;font-size:.9rem;margin:0}
.form__fine{font-size:.8rem;color:var(--muted);margin:0}

/* footer */
.foot{background:var(--night);color:#B6A997;padding:28px 0 20px;font-size:.88rem}
.foot__in{display:grid;grid-template-columns:auto 1fr;gap:12px 40px;align-items:start}
.brand--light{font-size:2.2rem;margin:0 0 4px;color:#fff}
.brand--light span{color:var(--gold-soft)}
.foot nav{display:flex;gap:26px;justify-content:flex-end;flex-wrap:wrap;padding-top:8px}
.foot nav a{text-decoration:none;color:#E2D9C9}
.foot nav a:hover{color:var(--gold-soft)}
.foot__fine{grid-column:1/-1;border-top:1px solid rgba(255,255,255,.08);padding-top:12px;margin:4px 0 0;font-size:.78rem}

/* whatsapp button */
.fab{position:fixed;right:22px;bottom:22px;z-index:60;width:56px;height:56px;border-radius:50%;background:var(--gold);color:#fff;display:grid;place-items:center;box-shadow:0 12px 28px -8px rgba(0,0,0,.4);transition:transform .25s var(--ease),background .25s}
.fab:hover{transform:scale(1.06);background:#5E372B}

/* reveal */
.reveal{opacity:0;transform:translateY(24px);transition:opacity .9s var(--ease),transform .9s var(--ease)}
.reveal.is-in{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){*{animation:none!important;transition:none!important}.reveal{opacity:1;transform:none}html{scroll-behavior:auto}}

/* responsive */
@media (max-width:1080px){
  .cards{grid-template-columns:repeat(2,1fr)}
  .svc,.stats{grid-template-columns:repeat(2,1fr)}
  .stat:nth-child(3){padding-left:0;border-left:0}
  .stat:nth-child(n+3){border-top:1px solid rgba(255,255,255,.14)}
}
.menu__extra,.mbar,.rail__count,.rail__dots,.strip .dup{display:none}

/* ============ MOBILE: its own composition ============ */
@media (max-width:860px){
  :root{--navh:68px;--big:cubic-bezier(.76,0,.24,1)}
  body{font-size:15.5px}
  .wrap{padding:0 20px}
  .section{padding:40px 0}
  h2{font-size:2.15rem;line-height:1.04}
  .eyebrow{font-size:.68rem;margin-bottom:8px}

  /* header + full screen menu */
  .nav{background:rgba(240,239,235,.88);-webkit-backdrop-filter:blur(12px);backdrop-filter:blur(12px)}
  .nav__in{gap:12px;padding:0 20px}
  .brand,.nav.is-solid .brand{font-size:1.95rem}
  .nav__links,.nav__cta{display:none}
  .nav__toggle{display:flex;width:44px;height:44px;position:relative;z-index:3}
  .nav__toggle span{width:26px;margin-left:auto}
  .nav.is-open{background:var(--deep);-webkit-backdrop-filter:none;backdrop-filter:none}
  .nav.is-open .brand{color:#fff;position:relative;z-index:3}
  .nav.is-open .brand span{color:var(--gold-soft)}
  .nav.is-open .nav__toggle span{background:#fff}
  .nav.is-open .nav__toggle span:first-child{transform:translateY(4px) rotate(45deg)}
  .nav.is-open .nav__toggle span:last-child{transform:translateY(-4px) rotate(-45deg)}
  .nav.is-open .nav__links{display:flex;position:fixed;inset:0;z-index:2;flex-direction:column;justify-content:center;gap:0;background:var(--deep);padding:90px 24px 170px}
  .nav.is-open .nav__links a{font-family:var(--serif);font-size:2.7rem;line-height:1.15;color:#fff;padding:8px 0;border-bottom:1px solid rgba(255,255,255,.1);opacity:0;transform:translateY(24px);animation:menuIn .7s var(--big) forwards}
  .nav.is-open .nav__links a:nth-child(2){animation-delay:.05s}.nav.is-open .nav__links a:nth-child(3){animation-delay:.1s}.nav.is-open .nav__links a:nth-child(4){animation-delay:.15s}.nav.is-open .nav__links a:nth-child(5){animation-delay:.2s}
  .nav.is-open .menu__extra{display:grid;gap:6px;position:fixed;left:24px;right:24px;bottom:calc(90px + env(safe-area-inset-bottom));z-index:3}
  .menu__extra a{color:#F0EFEB;text-decoration:none;font-size:.95rem}
  @keyframes menuIn{to{opacity:1;transform:none}}
  body.menu-open{overflow:hidden}

  /* hero: same composition as desktop, text left and portrait right */
  .hero{height:auto;min-height:0;display:block;padding-top:var(--navh);padding-bottom:0}
  .hero__img{position:absolute;top:calc(var(--navh) + 14px);right:0;bottom:auto;width:52%;height:290px;margin:0}
  .hero__img picture{display:block;width:100%;height:100%}
  .hero__img img{object-position:50% 0;
    -webkit-mask-image:linear-gradient(to right,transparent 0%,#000 30%),linear-gradient(to bottom,#000 72%,transparent 100%);-webkit-mask-composite:source-in;
    mask-image:linear-gradient(to right,transparent 0%,#000 30%),linear-gradient(to bottom,#000 72%,transparent 100%);mask-composite:intersect}
  .hero__text{padding:0 20px 26px;margin:0}
  .hero__text>*{max-width:none}
  .hero__head{max-width:54%;min-height:300px;display:flex;flex-direction:column;justify-content:center;padding-top:14px;margin-bottom:18px}
  .hero .eyebrow{font-size:.64rem;letter-spacing:.18em}
  .hero h1{font-size:clamp(1.9rem,8.4vw,2.45rem);line-height:1.04;margin:0}
  .hero .lead{font-size:.98rem;margin-bottom:16px}
  .hero__ctas{display:grid;grid-template-columns:1fr 1fr;gap:10px;margin:0 0 18px}
  .hero__ctas .btn{padding:15px 6px;font-size:.66rem;letter-spacing:.06em;white-space:nowrap}
  .hero__facts{display:grid;grid-template-columns:1fr 1fr;gap:12px;padding-top:12px}
  .hero__facts dd{font-size:.86rem}

  /* credentials ticker */
  .strip__in{display:grid;grid-template-columns:repeat(3,1fr);animation:none;width:auto}
  .strip p{padding:14px 10px 14px 12px;font-size:.76rem;line-height:1.35;border-left:1px solid rgba(255,255,255,.14)}
  .strip p:first-child{padding-left:0;border-left:0}
  .strip p.dup{display:none}
  .strip span{display:block;font-size:1.55rem;margin:0 0 6px}
  @keyframes tick{to{transform:translateX(-50%)}}

  /* about: same framed photo as desktop, text below */
  .about__grid{grid-template-columns:1fr;gap:22px}
  .about__photo{min-height:0;aspect-ratio:4/3;width:100%;margin:0}
  .about__photo::after{inset:10px}
  .about__copy h2{font-size:2.1rem}

  /* section heads */
  .head{flex-direction:column;align-items:flex-start;gap:6px;margin-bottom:18px}
  .head__note{font-size:.92rem}

  /* featured listing: main photo with thumbnails, as on desktop */
  .feature{grid-template-columns:1fr;margin:0 0 14px}
  .feature__gallery{padding:8px;gap:6px}
  .feature__main{display:block}
  .feature__thumbs{gap:6px}
  .feature__body{padding:14px 14px 18px}
  .feature__body h3{font-size:1.9rem;margin-bottom:6px}
  .feature__body .btn{width:100%}

  /* listings: photo tiles that slide across */
  .cards{display:flex;gap:10px;overflow-x:auto;scroll-snap-type:x mandatory;margin:0 -20px;padding:2px 20px 6px;scrollbar-width:none}
  .cards::-webkit-scrollbar{display:none}
  .card{flex:0 0 84%;min-height:400px;scroll-snap-align:center}
  .card:hover{transform:none}
  .rail__dots{display:flex;justify-content:center;gap:8px;margin-top:12px}
  .rail__dots i{width:6px;height:6px;border-radius:6px;background:#d8cdb8;transition:width .3s var(--big),background .3s}
  .rail__dots i.on{width:22px;background:var(--gold)}
  .search{flex-direction:column;align-items:stretch;gap:12px;margin-top:22px}
  .search div{display:grid;grid-template-columns:1fr 1fr;gap:8px}
  .search .btn{padding:14px 6px;font-size:.66rem;letter-spacing:.08em}

  /* market: 2 x 2 */
  .stats{grid-template-columns:1fr 1fr;border-top:0}
  .stat,.stat+.stat{padding:14px 12px 14px 0;border-left:0;border-top:1px solid rgba(255,255,255,.14)}
  .stat:nth-child(even){padding-left:14px;border-left:1px solid rgba(255,255,255,.14)}
  .stat__n{font-size:2.5rem}
  .stat p:last-child{font-size:.8rem}
  .report{grid-template-columns:84px 1fr;gap:14px;padding:14px;margin-top:14px}
  .report h3{font-size:1.25rem}
  .report p{font-size:.85rem;margin-bottom:10px}
  .report .btn{padding:12px 10px;font-size:.62rem;letter-spacing:.08em;white-space:nowrap}

  /* services and communities: same cards as desktop */
  .svc{grid-template-columns:1fr 1fr;gap:10px}
  .svc article{padding:16px 14px;border-radius:14px}
  .svc__n{width:32px;height:32px;font-size:.7rem}
  .svc h3{margin:12px 0 6px;font-size:1.2rem}
  .svc p{font-size:.8rem}
  .areas__grid{grid-template-columns:1fr;gap:10px}
  .areas__grid>div{padding:16px}
  .areas__grid h3{font-size:1.3rem}
  .areas__grid .svc__n{width:32px;height:32px;font-size:.7rem}
  .chips{margin-top:12px;gap:6px}
  .chips li{font-size:.76rem;padding:5px 10px}

  /* contact */
  .contact__grid{grid-template-columns:1fr;gap:20px}
  .contact__list li{padding:10px 0}
  .form{margin:0 -20px;padding:20px}
  .form .row{grid-template-columns:1fr 1fr;gap:10px}
  .form__actions{display:grid;grid-template-columns:1fr 1fr;gap:10px}
  .form__actions .btn{padding:14px 6px;font-size:.7rem}

  /* footer */
  .contact.section{padding-bottom:0}
  .foot{padding:24px 0 calc(82px + env(safe-area-inset-bottom))}
  .foot__in{grid-template-columns:1fr;gap:12px}
  .foot nav{justify-content:flex-start;gap:16px}

  /* thumb bar replaces floating button */
  .fab{display:none}
  .mbar{display:grid;grid-template-columns:1fr 1fr 1.4fr;position:fixed;left:0;right:0;bottom:0;z-index:70;background:var(--deep);padding:8px 10px calc(8px + env(safe-area-inset-bottom));gap:8px;box-shadow:0 -10px 30px -12px rgba(0,0,0,.35)}
  .mbar a{display:flex;align-items:center;justify-content:center;height:46px;font:600 .74rem/1 var(--sans);letter-spacing:.14em;text-transform:uppercase;text-decoration:none;color:#F0EFEB;border:1px solid rgba(255,255,255,.18);border-radius:2px}
  .mbar a.mbar__wa{background:var(--gold);border-color:var(--gold);color:#fff}

  /* image reveal: uncover upward */
  .reveal-img{clip-path:inset(18% 0 0 0);transition:clip-path 1s var(--big)}
  .reveal-img.is-in{clip-path:inset(0 0 0 0)}
}
@media (max-width:860px) and (prefers-reduced-motion:reduce){
  .strip p.dup{display:none}
  .reveal-img{clip-path:none}
}
@media (max-width:380px){
  .form .row{grid-template-columns:1fr}
  .hero__ctas .btn{font-size:.66rem}
}