:root {
  --color-ivory: #f8f5f0;
  --color-paper: #fffdf9;
  --color-charcoal: #232020;
  --color-muted: #6f6862;
  --color-gold: #a4761f;
  --color-gold-dark: #795713;
  --color-hairline: #e5ddd0;
  --color-white: #ffffff;
  --color-focus: #7a5410;
  --font-display: "DM Serif Display", Georgia, serif;
  --font-body: "Jost", Arial, sans-serif;
  --container: 82rem;
  --gutter: clamp(1.25rem, 4vw, 4.5rem);
  --section-space: clamp(5.5rem, 10vw, 10rem);
  --shadow-soft: 0 1.5rem 4rem rgba(50, 42, 34, 0.075);
  --radius-pill: 999px;
  --reveal-duration: 1100ms;
}

*,
*::before,
*::after {
  box-sizing: border-box;
}

html {
  scroll-behavior: auto;
}

body {
  margin: 0;
  min-width: 20rem;
  overflow-x: hidden;
  overflow-x: clip; /* avoid body becoming a scroll container (Safari scroll clamp) */
  background: var(--color-ivory);
  color: var(--color-charcoal);
  font-family: var(--font-body);
  font-size: 1rem;
  line-height: 1.7;
  text-rendering: optimizeLegibility;
}

body.nav-open {
  overflow: hidden;
}

img,
svg {
  display: block;
  max-width: 100%;
}

button,
input,
select,
textarea {
  font: inherit;
}

button,
a {
  -webkit-tap-highlight-color: transparent;
}

a {
  color: inherit;
}

p,
h1,
h2,
h3,
blockquote,
figure,
dl,
dd,
ol {
  margin-top: 0;
}

h1,
h2,
h3,
blockquote {
  font-family: var(--font-display);
  font-weight: 400;
  line-height: 1.04;
}

h2 {
  margin-bottom: 1.5rem;
  font-size: clamp(2.75rem, 7vw, 5.7rem);
  letter-spacing: -0.035em;
}

h3 {
  letter-spacing: -0.02em;
}

::selection {
  background: #dbc99f;
  color: var(--color-charcoal);
}

:focus-visible {
  outline: 3px solid var(--color-focus);
  outline-offset: 4px;
}

.skip-link {
  position: fixed;
  top: 1rem;
  left: 1rem;
  z-index: 1000;
  padding: 0.8rem 1rem;
  border-radius: var(--radius-pill);
  background: var(--color-charcoal);
  color: var(--color-ivory);
  font-weight: 600;
  text-decoration: none;
  transform: translateY(-200%);
}

.skip-link:focus {
  transform: translateY(0);
}

.container {
  width: min(100% - (var(--gutter) * 2), var(--container));
  margin-inline: auto;
}

.section {
  padding-block: var(--section-space);
}

.eyebrow,
.location-label,
.role-label {
  margin-bottom: 1.15rem;
  color: var(--color-gold-dark);
  font-family: var(--font-body);
  font-size: 0.75rem;
  font-weight: 600;
  letter-spacing: 0.2em;
  line-height: 1.4;
  text-transform: uppercase;
}

.section-heading > p:last-child {
  max-width: 38rem;
  margin-bottom: 0;
  color: var(--color-muted);
  font-size: clamp(1rem, 2vw, 1.12rem);
}

.section-heading--center {
  max-width: 52rem;
  margin-inline: auto;
  text-align: center;
}

.section-heading--center > p:last-child {
  margin-inline: auto;
}

.site-header {
  position: relative;
  z-index: 100;
  background: var(--color-ivory);
  border-bottom: 1px solid var(--color-hairline);
}

.masthead {
  min-height: 6.25rem;
}

.site-nav {
  display: grid;
  align-items: center;
  min-height: inherit;
}

.brand {
  display: inline-flex;
  flex-direction: column;
  align-items: center;
  justify-self: center;
  color: var(--color-charcoal);
  line-height: 1;
  text-align: center;
  text-decoration: none;
}

.brand-name {
  font-family: var(--font-display);
  font-size: 1.55rem;
  letter-spacing: 0.01em;
}

.brand-detail {
  margin-top: 0.48rem;
  color: var(--color-gold-dark);
  font-size: 0.61rem;
  font-weight: 600;
  letter-spacing: 0.24em;
  text-transform: uppercase;
}

.nav-group {
  display: none;
}

.nav-toggle {
  position: absolute;
  top: 50%;
  right: var(--gutter);
  z-index: 2;
  display: grid;
  width: 3rem;
  height: 3rem;
  padding: 0;
  place-content: center;
  gap: 0.4rem;
  border: 0;
  background: transparent;
  color: var(--color-charcoal);
  cursor: pointer;
  transform: translateY(-50%);
}

.nav-toggle span {
  display: block;
  width: 1.55rem;
  height: 1px;
  background: currentColor;
}

.site-nav.is-open {
  position: fixed;
  inset: 0;
  display: flex;
  flex-direction: column;
  justify-content: center;
  min-height: 100dvh;
  padding: 7rem var(--gutter) 3rem;
  background: var(--color-ivory);
}

.site-nav.is-open .brand {
  position: absolute;
  top: 2rem;
  left: 50%;
  transform: translateX(-50%);
}

.site-nav.is-open .nav-group {
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 1.6rem;
}

.site-nav.is-open .nav-group--right {
  margin-top: 1.6rem;
}

.site-nav.is-open .nav-group a {
  font-family: var(--font-display);
  font-size: clamp(2.15rem, 9vw, 3.5rem);
  text-decoration: none;
}

.site-nav.is-open .nav-inquiry {
  color: var(--color-gold-dark);
  text-decoration: underline;
  text-decoration-thickness: 1px;
  text-underline-offset: 0.35rem;
}

.hero {
  padding: clamp(0.8rem, 1.6vw, 1.6rem);
}

.hero-panel {
  position: relative;
  isolation: isolate;
  display: grid;
  min-height: calc(100svh - 6.5rem);
  overflow: hidden;
  background: #34424a;
  color: var(--color-white);
}

.hero-panel::before {
  position: absolute;
  z-index: -1;
  inset: 0;
  background: linear-gradient(
    to top,
    rgba(9, 8, 7, 0.88) 0%,
    rgba(9, 8, 7, 0.74) 20%,
    rgba(9, 8, 7, 0.62) 38%,
    rgba(9, 8, 7, 0.16) 52%,
    rgba(9, 8, 7, 0.04) 66%,
    rgba(9, 8, 7, 0) 76%
  );
  content: "";
}

.hero-image {
  position: absolute;
  z-index: -2;
  top: -6%;
  left: 0;
  width: 100%;
  height: 112%;
  object-fit: cover;
  object-position: center center;
}

.hero-copy {
  align-self: end;
  width: min(100%, 80rem);
  margin-inline: auto;
  padding: 0 var(--gutter) clamp(2rem, 3vw, 2.5rem);
  text-align: center;
  text-shadow: 0 2px 2rem rgba(23, 20, 18, 0.24);
}

.hero-copy .eyebrow {
  color: #f1dfb8;
}

.hero h1 {
  max-width: 72rem;
  margin: 0 auto clamp(1.7rem, 3vw, 2.25rem);
  font-size: clamp(1.9rem, 6vw, 4rem);
  letter-spacing: -0.035em;
  text-wrap: balance;
}

.hero h1 span {
  display: block;
}

.ghost-button {
  display: inline-flex;
  min-height: 3.3rem;
  align-items: center;
  justify-content: center;
  padding: 0.85rem 1.55rem;
  border: 1px solid rgba(255, 255, 255, 0.72);
  border-radius: var(--radius-pill);
  color: var(--color-white);
  font-size: 0.78rem;
  font-weight: 600;
  letter-spacing: 0.1em;
  text-decoration: none;
  text-transform: uppercase;
}

.team-section {
  border-bottom: 1px solid var(--color-hairline);
}

.team-grid {
  display: grid;
  gap: 1.4rem;
  margin-top: clamp(3.5rem, 7vw, 6rem);
}

.team-card {
  overflow: hidden;
  background: var(--color-paper);
  box-shadow: var(--shadow-soft);
}

.portrait {
  position: relative;
  isolation: isolate;
  min-height: 24rem;
  overflow: hidden;
}

.portrait::before {
  position: absolute;
  z-index: -1;
  inset: 0;
  background:
    linear-gradient(148deg, rgba(255, 255, 255, 0.25), transparent 47%),
    repeating-linear-gradient(90deg, rgba(255, 255, 255, 0.035) 0 1px, transparent 1px 5px);
  content: "";
}

.portrait--marisol {
  background: linear-gradient(145deg, #d6c2aa, #9b7361);
}

.portrait--daniel {
  background: linear-gradient(145deg, #bec6bd, #68776f);
}

.portrait--elena {
  background: linear-gradient(145deg, #d5cbc0, #958579);
}

.portrait-halo,
.portrait-head,
.portrait-hair,
.portrait-shoulders {
  position: absolute;
  left: 50%;
  display: block;
  transform: translateX(-50%);
}

.portrait-halo {
  top: 11%;
  width: 14rem;
  aspect-ratio: 1;
  border: 1px solid rgba(255, 255, 255, 0.3);
  border-radius: 50%;
  background: rgba(255, 255, 255, 0.12);
}

.portrait-head {
  top: 29%;
  z-index: 2;
  width: 6.8rem;
  height: 8.6rem;
  border-radius: 45% 45% 48% 48%;
  background: linear-gradient(140deg, #bb866e, #8e5f4b);
  box-shadow: inset 1rem 0 2rem rgba(255, 220, 196, 0.12);
}

.portrait-hair {
  top: 24%;
  z-index: 3;
  width: 8.2rem;
  height: 6rem;
  border-radius: 55% 48% 25% 25%;
  background: #3d302a;
  clip-path: polygon(10% 0, 83% 4%, 100% 51%, 81% 100%, 72% 46%, 50% 28%, 19% 44%, 16% 100%, 0 53%);
}

.portrait-shoulders {
  bottom: -8%;
  width: 19rem;
  height: 13.5rem;
  border-radius: 50% 50% 0 0;
  background: linear-gradient(135deg, #ece2d5, #bda995);
}

.portrait--daniel .portrait-head {
  background: linear-gradient(140deg, #a36f56, #774b3d);
}

.portrait--daniel .portrait-hair {
  top: 26%;
  height: 4.9rem;
  background: #2e2925;
  clip-path: polygon(7% 12%, 30% 0, 75% 3%, 94% 26%, 89% 67%, 74% 41%, 45% 32%, 15% 50%, 12% 79%, 0 46%);
}

.portrait--daniel .portrait-shoulders {
  background: linear-gradient(135deg, #384440, #1e2927);
}

.portrait--elena .portrait-head {
  background: linear-gradient(140deg, #c28c72, #965e4b);
}

.portrait--elena .portrait-hair {
  top: 23%;
  width: 9.4rem;
  height: 10.8rem;
  background: #5b4439;
  clip-path: polygon(17% 2%, 76% 0, 96% 27%, 88% 100%, 73% 52%, 72% 36%, 46% 25%, 18% 41%, 23% 58%, 14% 100%, 0 31%);
}

.portrait--elena .portrait-shoulders {
  background: linear-gradient(135deg, #d5c4b1, #a47e6e);
}

.team-card-copy {
  padding: 2rem 1.7rem 2.2rem;
}

.team-card h3 {
  margin-bottom: 0.65rem;
  font-size: 2.15rem;
}

.team-card .role-label {
  margin-bottom: 1.05rem;
  font-size: 0.67rem;
}

.team-card-copy > p:last-child {
  margin-bottom: 0;
  color: var(--color-muted);
  font-size: 0.93rem;
}

.listings-section {
  padding-top: var(--section-space);
}

.listings-intro {
  padding-bottom: clamp(3.5rem, 7vw, 6rem);
}

.listings-intro h2 {
  max-width: 57rem;
  margin-bottom: 0;
}

.listing-spread {
  display: grid;
  background: var(--color-paper);
  border-top: 1px solid var(--color-hairline);
}

.listing-visual {
  position: relative;
  min-width: 0;
  min-height: clamp(21rem, 75vw, 40rem);
  overflow: hidden;
  background: #d9d2c7;
}

.listing-visual img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center;
}

.listing-copy {
  align-self: center;
  padding: clamp(3rem, 8vw, 7.5rem) var(--gutter);
}

.listing-copy h3 {
  max-width: 33rem;
  margin-bottom: 1.5rem;
  font-size: clamp(3rem, 7vw, 6.25rem);
}

.listing-description {
  max-width: 34rem;
  margin-bottom: 2rem;
  color: var(--color-muted);
  font-size: clamp(1rem, 1.8vw, 1.12rem);
}

.listing-price {
  margin-bottom: 2rem;
  font-family: var(--font-display);
  font-size: clamp(1.8rem, 4vw, 2.65rem);
}

.property-specs {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  max-width: 35rem;
  margin-bottom: 2.4rem;
  padding-block: 1.3rem;
  border-block: 1px solid var(--color-hairline);
}

.property-specs div {
  padding-inline: 0.65rem;
  border-right: 1px solid var(--color-hairline);
}

.property-specs div:first-child {
  padding-left: 0;
}

.property-specs div:last-child {
  padding-right: 0;
  border-right: 0;
}

.property-specs dt {
  margin-bottom: 0.25rem;
  color: var(--color-muted);
  font-size: 0.66rem;
  font-weight: 600;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.property-specs dd {
  margin: 0;
  font-family: var(--font-display);
  font-size: clamp(1.15rem, 2.4vw, 1.55rem);
  line-height: 1.2;
}

.text-link,
.nav-inquiry {
  color: var(--color-gold-dark);
  font-size: 0.83rem;
  font-weight: 600;
  letter-spacing: 0.04em;
  text-decoration-color: currentColor;
  text-decoration-thickness: 1px;
  text-underline-offset: 0.35rem;
}

.approach-section {
  border-top: 1px solid var(--color-hairline);
}

.approach-heading {
  max-width: 52rem;
  margin-bottom: clamp(4rem, 8vw, 7rem);
}

.essay-list {
  display: grid;
  gap: clamp(5rem, 11vw, 9rem);
  margin: 0;
  padding: 0;
  list-style: none;
}

.essay {
  display: grid;
  max-width: 50rem;
  gap: 1.4rem;
}

.essay-number {
  color: var(--color-gold);
  font-family: var(--font-display);
  font-size: clamp(5rem, 17vw, 10rem);
  line-height: 0.72;
}

.essay h3 {
  margin-bottom: 1.2rem;
  font-size: clamp(2.3rem, 5vw, 4rem);
}

.essay p {
  max-width: 39rem;
  margin-bottom: 0;
  color: var(--color-muted);
  font-size: clamp(1rem, 2vw, 1.16rem);
}

.essay--right {
  margin-left: auto;
  text-align: right;
}

.essay--right p {
  margin-left: auto;
}

.testimonials-section {
  padding-block: clamp(5.5rem, 12vw, 11rem);
  background: var(--color-paper);
}

.quote-wrap {
  max-width: 68rem;
  text-align: center;
}

.quote-wrap > .eyebrow {
  margin-bottom: 3rem;
}

.pull-quote {
  margin-bottom: 0;
  padding-block: clamp(3.5rem, 7vw, 5.8rem);
  border-top: 1px solid var(--color-gold);
}

.pull-quote:last-child {
  border-bottom: 1px solid var(--color-gold);
}

.pull-quote blockquote {
  max-width: 60rem;
  margin: 0 auto 2rem;
  font-size: clamp(2.25rem, 5.5vw, 4.8rem);
  letter-spacing: -0.025em;
  text-wrap: balance;
}

.pull-quote figcaption {
  color: var(--color-gold-dark);
  font-size: 0.72rem;
  font-weight: 600;
  letter-spacing: 0.17em;
  text-transform: uppercase;
}

.services-section {
  border-bottom: 1px solid var(--color-hairline);
}

.concierge-layout {
  display: grid;
  gap: clamp(4rem, 8vw, 7.5rem);
}

.concierge-heading {
  max-width: 38rem;
}

.concierge-menu {
  min-width: 0;
}

.menu-group + .menu-group {
  margin-top: 3.7rem;
}

.menu-group h3 {
  margin-bottom: 1.5rem;
  color: var(--color-gold-dark);
  font-family: var(--font-body);
  font-size: 0.73rem;
  font-weight: 600;
  letter-spacing: 0.2em;
  text-transform: uppercase;
}

.menu-list {
  margin: 0;
}

.menu-item {
  position: relative;
  display: flex;
  min-width: 0;
  align-items: baseline;
  justify-content: space-between;
  gap: 0.55rem;
  padding-block: 0.8rem;
}

.menu-item::before {
  position: absolute;
  z-index: 0;
  right: 0;
  bottom: 1.18rem;
  left: 0;
  height: 1px;
  background-image: radial-gradient(circle, rgba(111, 104, 98, 0.75) 1px, transparent 1.2px);
  background-position: left center;
  background-repeat: repeat-x;
  background-size: 5px 2px;
  content: "";
}

.menu-item dt,
.menu-item dd {
  position: relative;
  z-index: 1;
  min-width: 0;
  margin: 0;
}

.menu-item dt {
  overflow-wrap: anywhere;
}

.menu-item dd {
  flex: 0 0 auto;
  color: var(--color-muted);
  font-size: 0.8rem;
  text-align: right;
}

.menu-item span {
  background: var(--color-ivory);
  box-shadow: 0.42rem 0 0 var(--color-ivory), -0.42rem 0 0 var(--color-ivory);
}

.menu-item dt span {
  font-family: var(--font-display);
  font-size: clamp(1.15rem, 2.2vw, 1.55rem);
}

.contact-section {
  background: var(--color-paper);
}

.contact-grid {
  display: grid;
  gap: clamp(4rem, 9vw, 8rem);
}

.contact-details {
  max-width: 35rem;
}

.contact-details > p:not(.eyebrow, .office-note) {
  color: var(--color-muted);
}

.contact-details address {
  display: grid;
  gap: 0.55rem;
  margin-block: 2rem;
  font-style: normal;
}

.contact-details address a {
  width: fit-content;
  color: var(--color-gold-dark);
  text-underline-offset: 0.25rem;
}

.contact-details address span {
  color: var(--color-muted);
}

.office-note {
  margin-bottom: 0;
  color: var(--color-muted);
  font-size: 0.78rem;
  letter-spacing: 0.1em;
  text-transform: uppercase;
}

.inquiry-form {
  display: grid;
  gap: 1.45rem;
}

.field-row {
  display: grid;
  gap: 1.45rem;
}

.form-field {
  display: grid;
  gap: 0.55rem;
}

.form-field label {
  font-size: 0.72rem;
  font-weight: 600;
  letter-spacing: 0.13em;
  text-transform: uppercase;
}

.form-field label span {
  color: var(--color-muted);
  font-size: 0.67rem;
  font-weight: 400;
  letter-spacing: 0.03em;
  text-transform: none;
}

.form-field input,
.form-field select,
.form-field textarea {
  width: 100%;
  border: 0;
  border-bottom: 1px solid #bcb2a5;
  border-radius: 0;
  background: transparent;
  color: var(--color-charcoal);
}

.form-field input,
.form-field select {
  min-height: 3.25rem;
}

.form-field select {
  padding-right: 2rem;
}

.form-field textarea {
  min-height: 8.5rem;
  padding-block: 0.8rem;
  resize: vertical;
}

.form-field input:focus,
.form-field select:focus,
.form-field textarea:focus {
  border-bottom-color: var(--color-gold-dark);
  outline: 3px solid transparent;
  box-shadow: 0 2px 0 var(--color-gold-dark);
}

.form-field ::placeholder {
  color: #857d77;
  opacity: 1;
}

.form-submit {
  display: grid;
  gap: 1rem;
  align-items: center;
  margin-top: 0.5rem;
}

.primary-button {
  width: fit-content;
  min-height: 3.45rem;
  padding: 0.9rem 1.55rem;
  border: 1px solid var(--color-charcoal);
  border-radius: var(--radius-pill);
  background: var(--color-charcoal);
  color: var(--color-ivory);
  font-size: 0.76rem;
  font-weight: 600;
  letter-spacing: 0.09em;
  text-transform: uppercase;
  cursor: pointer;
}

.form-status {
  min-height: 1.7rem;
  margin: 0;
  color: var(--color-gold-dark);
  font-size: 0.84rem;
}

.site-footer {
  padding: clamp(4rem, 8vw, 7rem) 0 2.4rem;
  background: var(--color-charcoal);
  color: var(--color-ivory);
}

.footer-inner {
  display: grid;
  justify-items: center;
  text-align: center;
}

.brand--footer {
  color: var(--color-ivory);
}

.brand--footer .brand-name {
  font-size: 2rem;
}

.brand--footer .brand-detail {
  color: #d4b87c;
}

.footer-rule {
  width: min(100%, 28rem);
  height: 1px;
  margin-block: 2.3rem;
  background: var(--color-gold);
}

.footer-nav {
  display: flex;
  flex-wrap: wrap;
  justify-content: center;
  gap: 0.8rem 1.5rem;
  margin-bottom: 2rem;
}

.footer-nav a {
  color: #ede7dc;
  font-size: 0.76rem;
  letter-spacing: 0.09em;
  text-decoration: none;
  text-transform: uppercase;
}

.footer-inner > p {
  max-width: 46rem;
  margin-bottom: 0;
  color: #c4bdb3;
  font-size: 0.72rem;
}

@media (hover: hover) {
  .nav-group a,
  .text-link,
  .footer-nav a,
  .contact-details address a {
    text-decoration-thickness: 1px;
    text-underline-offset: 0.35rem;
  }

  .nav-group a:hover,
  .footer-nav a:hover {
    color: var(--color-gold-dark);
    text-decoration: underline;
  }

  .ghost-button:hover {
    background: rgba(255, 255, 255, 0.14);
  }

  .primary-button:hover {
    background: #3a3532;
  }
}

@media (min-width: 42rem) {
  .team-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .team-card:last-child {
    grid-column: 1 / -1;
    width: calc(50% - 0.7rem);
    margin-inline: auto;
  }

  .field-row {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .form-submit {
    grid-template-columns: auto 1fr;
  }
}

@media (min-width: 64rem) {
  .masthead {
    width: min(100% - (var(--gutter) * 2), var(--container));
    min-height: 7.25rem;
    margin-inline: auto;
  }

  .site-nav {
    grid-template-columns: minmax(0, 1fr) auto minmax(0, 1fr);
    gap: clamp(2rem, 5vw, 5rem);
  }

  .nav-group {
    display: flex;
    align-items: center;
    gap: clamp(1.5rem, 3vw, 3rem);
  }

  .nav-group--right {
    justify-content: flex-end;
  }

  .nav-group a {
    font-size: 0.7rem;
    font-weight: 600;
    letter-spacing: 0.13em;
    text-decoration: none;
    text-transform: uppercase;
  }

  .nav-group .nav-inquiry {
    color: var(--color-gold-dark);
    text-decoration: underline;
    text-underline-offset: 0.35rem;
  }

  .nav-toggle {
    display: none;
  }

  .brand-name {
    font-size: 1.9rem;
  }

  .hero-panel {
    min-height: calc(100svh - 8.5rem);
  }

  .team-grid {
    grid-template-columns: repeat(3, minmax(0, 1fr));
    gap: clamp(1.4rem, 2.2vw, 2.5rem);
  }

  .team-card:last-child {
    grid-column: auto;
    width: auto;
    margin-inline: 0;
  }

  .listing-spread {
    grid-template-columns: minmax(0, 1.18fr) minmax(27rem, 0.82fr);
    min-height: 46rem;
  }

  .listing-spread--reverse {
    grid-template-columns: minmax(27rem, 0.82fr) minmax(0, 1.18fr);
  }

  .listing-spread--reverse .listing-visual {
    grid-column: 2;
  }

  .listing-spread--reverse .listing-copy {
    grid-row: 1;
    grid-column: 1;
  }

  .listing-visual {
    min-height: 46rem;
  }

  .listing-copy {
    padding-inline: clamp(3.5rem, 6vw, 7rem);
  }

  .essay {
    grid-template-columns: auto minmax(0, 1fr);
    align-items: start;
    gap: clamp(2rem, 5vw, 4rem);
  }

  .essay--right {
    grid-template-columns: minmax(0, 1fr) auto;
  }

  .essay--right .essay-number {
    grid-column: 2;
  }

  .essay--right div {
    grid-row: 1;
    grid-column: 1;
  }

  .concierge-layout {
    grid-template-columns: minmax(20rem, 0.75fr) minmax(31rem, 1.25fr);
    align-items: start;
  }

  .concierge-heading {
    position: sticky;
    top: 3rem;
  }

  .contact-grid {
    grid-template-columns: minmax(20rem, 0.75fr) minmax(32rem, 1.25fr);
    align-items: start;
  }
}

@media (min-width: 90rem) {
  .hero {
    padding: 1.5rem;
  }

  .listing-spread {
    grid-template-columns: minmax(0, 1.25fr) minmax(34rem, 0.75fr);
  }

  .listing-spread--reverse {
    grid-template-columns: minmax(34rem, 0.75fr) minmax(0, 1.25fr);
  }
}

@media (max-width: 27rem) {
  .property-specs {
    gap: 0;
  }

  .property-specs div {
    padding-inline: 0.45rem;
  }

  .property-specs dt {
    font-size: 0.58rem;
    letter-spacing: 0.07em;
  }

  .property-specs dd {
    font-size: 1rem;
  }

  .menu-item {
    align-items: flex-end;
  }

  .menu-item dd {
    max-width: 7rem;
    line-height: 1.35;
  }
}

@media (prefers-reduced-motion: no-preference) {
  html {
    scroll-behavior: smooth;
  }

  .skip-link,
  .nav-toggle span,
  .nav-group a,
  .ghost-button,
  .primary-button,
  .footer-nav a {
    transition:
      color 250ms ease,
      background-color 250ms ease,
      border-color 250ms ease,
      transform 250ms ease;
  }

  .nav-toggle[aria-expanded="true"] span:first-child {
    transform: translateY(0.22rem) rotate(45deg);
  }

  .nav-toggle[aria-expanded="true"] span:last-child {
    transform: translateY(-0.22rem) rotate(-45deg);
  }

  .motion-ready .reveal {
    opacity: 0;
    transform: translateY(1.5rem);
    transition:
      opacity var(--reveal-duration) cubic-bezier(0.2, 0.75, 0.25, 1),
      transform var(--reveal-duration) cubic-bezier(0.2, 0.75, 0.25, 1);
    transition-delay: calc(var(--reveal-delay, 0) * 140ms);
  }

  .motion-ready .reveal.is-visible {
    opacity: 1;
    transform: translateY(0);
  }

  .motion-ready .listing-spread.reveal {
    transform: translateY(2.25rem);
    transition-duration: 1400ms;
  }

  .motion-ready .listing-spread.reveal.is-visible {
    transform: translateY(0);
  }

  .hero-image {
    transform: translate3d(0, var(--parallax-y, 0), 0);
    will-change: transform;
  }
}

@media (prefers-reduced-motion: reduce) {
  *,
  *::before,
  *::after {
    scroll-behavior: auto !important;
    animation-duration: 0.01ms !important;
    animation-iteration-count: 1 !important;
    transition-duration: 0.01ms !important;
  }
}

/* Standard: back-to-top button with scroll-progress ring */
.btt-button {
  position: fixed; right: 1.25rem; bottom: 1.25rem; z-index: 900;
  width: 48px; height: 48px; padding: 0; border: 0; border-radius: 50%;
  background: rgba(17, 17, 17, 0.85); cursor: pointer;
  opacity: 0; visibility: hidden; transform: translateY(8px);
  transition: opacity 0.25s, transform 0.25s, visibility 0.25s;
  display: grid; place-items: center;
  -webkit-backdrop-filter: blur(4px); backdrop-filter: blur(4px);
}
.btt-button.btt-visible { opacity: 1; visibility: visible; transform: none; }
.btt-button:focus-visible { outline: 3px solid #a4761f; outline-offset: 3px; }
.btt-ring { position: absolute; inset: 0; width: 100%; height: 100%; transform: rotate(-90deg); }
.btt-ring circle { fill: none; stroke-width: 3; }
.btt-ring-track { stroke: rgba(255, 255, 255, 0.22); }
.btt-ring-fill { stroke: #a4761f; stroke-dasharray: 125.66; stroke-dashoffset: 125.66; stroke-linecap: round; }
.btt-arrow { width: 18px; height: 18px; fill: none; stroke: #fff; stroke-width: 2.4; stroke-linecap: round; stroke-linejoin: round; }
@media (prefers-reduced-motion: reduce) { .btt-button { transition: none; } }