/* =================================================================
   NORTHMARK — Real Estate Investment Template
   Style   : Corporate Editorial / Institutional
   Palette : Warm bone · Deep navy · Brick accent
   Type    : Fraunces (display) + Archivo (body) + IBM Plex Mono (data)
   ================================================================= */

/* ---------- 1. TOKENS ---------- */
:root {
  --bone:     #F1ECE1;   /* page background (warm off-white)  */
  --bone-2:   #E7E0D0;   /* alternating sections              */
  --paper:    #FBF9F3;   /* cards / raised surfaces           */
  --navy:     #122238;   /* primary dark (blue)               */
  --navy-2:   #0B1524;   /* deep — ticker, stats, footer      */
  --ink:      #1A2634;   /* body text                         */
  --slate:    #59636F;   /* secondary text                    */
  --slate-2:  #8A929B;   /* faint text                        */
  --brick:    #A9482E;   /* single accent                     */
  --brick-2:  #C0664A;   /* lighter brick                     */
  --line:     rgba(18,34,56,.16);
  --line-soft:rgba(18,34,56,.09);

  --display: "Fraunces", Georgia, serif;
  --sans:    "Archivo", "Helvetica Neue", Arial, sans-serif;
  --mono:    "IBM Plex Mono", "SFMono-Regular", monospace;

  --shell: 1240px;
  --ease: cubic-bezier(.2,.6,.25,1);
  --shadow: 0 26px 60px -34px rgba(11,21,36,.45);
}

/* ---------- 2. RESET ---------- */
*, *::before, *::after { box-sizing: border-box; }
* { margin: 0; padding: 0; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; overflow-x: clip; }
body {
  font-family: var(--sans); font-weight: 400;
  background: var(--bone); color: var(--ink);
  line-height: 1.62; overflow-x: clip; -webkit-font-smoothing: antialiased;
}
img { display: block; max-width: 100%; height: auto; }
a { color: inherit; text-decoration: none; }
button { font-family: inherit; cursor: pointer; border: none; background: none; color: inherit; }
ul, ol, dl { list-style: none; }
::selection { background: var(--navy); color: var(--bone); }
.mono { font-family: var(--mono); }

/* ---------- 3. PRIMITIVES ---------- */
.shell { width: 100%; max-width: var(--shell); margin-inline: auto; padding-inline: clamp(1.2rem, 4vw, 2.8rem); }
.section { padding-block: clamp(4rem, 8vw, 7.5rem); }
.section--bone2 { background: var(--bone-2); }

.kicker {
  font-family: var(--mono); font-size: .72rem; font-weight: 500;
  letter-spacing: .18em; text-transform: uppercase; color: var(--brick);
  display: inline-flex; align-items: center; gap: .6rem; margin-bottom: 1.1rem;
}
.kicker::before { content: ""; width: 22px; height: 1px; background: var(--brick); }
.kicker--light { color: var(--brick-2); }
.kicker--light::before { background: var(--brick-2); }

.head { display: flex; justify-content: space-between; align-items: flex-end; gap: 2.5rem; margin-bottom: clamp(2.4rem, 5vw, 3.6rem); flex-wrap: wrap; }
.head--center { flex-direction: column; align-items: center; text-align: center; }
.head__title {
  font-family: var(--display); font-weight: 500;
  font-size: clamp(2rem, 4.4vw, 3.4rem); line-height: 1.04; letter-spacing: -.01em;
  color: var(--navy); max-width: 20ch;
}
.head--center .head__title { max-width: 24ch; }
.head__note { color: var(--slate); max-width: 36ch; font-size: .96rem; }
.head--center .head__note { margin-inline: auto; }

/* ---------- 4. BUTTONS ---------- */
.btn {
  display: inline-flex; align-items: center; justify-content: center; gap: .55rem;
  font-family: var(--sans); font-size: .82rem; font-weight: 600; letter-spacing: .02em;
  padding: .95rem 1.7rem; border-radius: 2px; transition: all .3s var(--ease); white-space: nowrap;
}
.btn--solid { background: var(--navy); color: var(--bone); }
.btn--solid:hover { background: var(--navy-2); transform: translateY(-2px); }
.btn--brick { background: var(--brick); color: #fff; }
.btn--brick:hover { background: var(--brick-2); transform: translateY(-2px); }
.btn--ghost { border: 1px solid var(--line); color: var(--navy); }
.btn--ghost:hover { background: var(--navy); color: var(--bone); border-color: var(--navy); }

/* ---------- 5. TICKER ---------- */
.ticker { background: var(--navy-2); color: var(--bone); overflow: hidden; border-bottom: 1px solid rgba(255,255,255,.06); }
.ticker__track { display: flex; gap: 3rem; white-space: nowrap; padding: .55rem 0; width: max-content; animation: ticker 32s linear infinite; }
.ticker:hover .ticker__track { animation-play-state: paused; }
.ticker__item { font-family: var(--mono); font-size: .74rem; letter-spacing: .04em; color: #b9c2cd; display: inline-flex; align-items: center; gap: .6rem; }
.ticker__item b { color: var(--bone); font-weight: 500; }
.ticker__item::after { content: ""; width: 5px; height: 5px; background: var(--brick-2); border-radius: 50%; margin-left: 2.4rem; }
@keyframes ticker { from { transform: translateX(0); } to { transform: translateX(-50%); } }

/* ---------- 6. NAV ---------- */
.nav { position: sticky; top: 0; z-index: 90; background: rgba(241,236,225,.9); backdrop-filter: blur(12px); border-bottom: 1px solid transparent; transition: border-color .3s var(--ease), box-shadow .3s var(--ease); }
.nav.is-scrolled { border-color: var(--line-soft); box-shadow: 0 8px 26px -20px rgba(11,21,36,.5); }
.nav__inner { display: flex; align-items: center; justify-content: space-between; gap: 2rem; height: 72px; }
.brand { display: flex; flex-direction: column; line-height: 1; }
.brand__name { font-family: var(--display); font-size: 1.5rem; font-weight: 600; letter-spacing: -.01em; color: var(--navy); }
.brand__sub { font-family: var(--mono); font-size: .58rem; letter-spacing: .3em; text-transform: uppercase; color: var(--brick); margin-top: 4px; }
.nav__links { display: flex; gap: 1.9rem; }
.nav__links a { font-size: .9rem; font-weight: 500; color: var(--slate); position: relative; padding: .3rem 0; transition: color .3s var(--ease); }
.nav__links a::after { content: ""; position: absolute; left: 0; bottom: -2px; width: 0; height: 2px; background: var(--brick); transition: width .3s var(--ease); }
.nav__links a:hover { color: var(--navy); }
.nav__links a:hover::after { width: 100%; }
.nav__right { display: flex; align-items: center; gap: 1.2rem; }
.nav__phone { font-size: .82rem; color: var(--navy); font-weight: 500; }
.nav__phone:hover { color: var(--brick); }
.nav__toggle { display: none; flex-direction: column; gap: 5px; padding: 6px; }
.nav__toggle span { width: 24px; height: 2px; background: var(--navy); transition: .3s var(--ease); }
.nav__toggle.is-open span:nth-child(1) { transform: translateY(7px) rotate(45deg); }
.nav__toggle.is-open span:nth-child(2) { opacity: 0; }
.nav__toggle.is-open span:nth-child(3) { transform: translateY(-7px) rotate(-45deg); }

/* ---------- 7. HERO ---------- */
.hero { padding-block: clamp(2.5rem, 6vw, 5.5rem); }
.hero__grid { display: grid; grid-template-columns: 1.05fr .95fr; gap: clamp(2rem, 5vw, 4.5rem); align-items: center; }
.hero__title {
  font-family: var(--display); font-weight: 500;
  font-size: clamp(2.7rem, 5.6vw, 4.8rem); line-height: 1; letter-spacing: -.02em;
  color: var(--navy); margin: .5rem 0 1.4rem;
}
.hero__title em { font-style: italic; font-weight: 500; color: var(--brick); }
.hero__lead { font-size: 1.08rem; color: var(--slate); max-width: 46ch; margin-bottom: 2rem; }
.hero__actions { display: flex; gap: .9rem; flex-wrap: wrap; margin-bottom: 2.6rem; }
.hero__metrics { display: grid; grid-template-columns: repeat(3, auto); gap: 2.2rem; border-top: 1px solid var(--line); padding-top: 1.6rem; }
.hero__metrics dt { font-family: var(--mono); font-size: .66rem; letter-spacing: .12em; text-transform: uppercase; color: var(--slate); margin-bottom: .35rem; }
.hero__metrics dd { font-family: var(--display); font-size: 1.9rem; font-weight: 600; color: var(--navy); line-height: 1; }

.hero__media { position: relative; margin: 0; }
.hero__img { width: 100%; aspect-ratio: 4/5; object-fit: cover; border-radius: 3px; box-shadow: var(--shadow); }
.hero__cap { position: absolute; left: 1rem; bottom: 1rem; background: var(--navy-2); color: var(--bone); font-size: .68rem; letter-spacing: .06em; padding: .5rem .85rem; border-radius: 2px; }

/* ---------- 8. FILTER ---------- */
.filter { margin-top: -1rem; }
.filter__bar {
  background: var(--navy); border-radius: 3px; padding: 1.3rem 1.4rem;
  display: grid; grid-template-columns: repeat(4, 1fr) auto; gap: 1.2rem; align-items: end;
  box-shadow: var(--shadow);
}
.filter__field { display: flex; flex-direction: column; gap: .5rem; }
.filter__field label { font-size: .64rem; letter-spacing: .14em; text-transform: uppercase; color: #9aa6b3; }
.filter__field select {
  appearance: none; background: transparent; border: none; border-bottom: 1px solid rgba(255,255,255,.28);
  color: var(--bone); padding: .5rem 1.4rem .5rem 0; font-family: var(--sans); font-size: .96rem; cursor: pointer;
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='12' viewBox='0 0 12 12'%3E%3Cpath fill='%23C0664A' d='M6 8L1 3h10z'/%3E%3C/svg%3E");
  background-repeat: no-repeat; background-position: right .2rem center; border-radius: 0;
}
.filter__field select option { color: var(--ink); }
.filter__field select:focus { outline: none; border-bottom-color: var(--brick-2); }
.filter__btn { height: 44px; }

/* ---------- 9. FEATURED ASSETS ---------- */
.assets__grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1.6rem; }
.asset {
  background: var(--paper); border: 1px solid var(--line-soft); border-radius: 3px;
  overflow: hidden; display: flex; flex-direction: column;
  transition: transform .4s var(--ease), box-shadow .4s var(--ease);
}
.asset:hover { transform: translateY(-6px); box-shadow: var(--shadow); }
.asset__media { position: relative; overflow: hidden; aspect-ratio: 3/2; }
.asset__media img { width: 100%; height: 100%; object-fit: cover; transition: transform .8s var(--ease); }
.asset:hover .asset__media img { transform: scale(1.06); }
.asset__status { position: absolute; top: .9rem; left: .9rem; font-family: var(--mono); font-size: .62rem; font-weight: 500; letter-spacing: .08em; text-transform: uppercase; padding: .32rem .6rem; border-radius: 2px; background: var(--navy); color: var(--bone); }
.asset__status--leased { background: #4a5560; }
.asset__status--offer { background: var(--brick); }
.asset__yield { position: absolute; top: .9rem; right: .9rem; background: var(--bone); border-radius: 2px; padding: .35rem .55rem; text-align: center; }
.asset__yield b { display: block; font-family: var(--mono); font-size: .9rem; font-weight: 600; color: var(--brick); line-height: 1; }
.asset__yield span { font-family: var(--mono); font-size: .5rem; letter-spacing: .1em; text-transform: uppercase; color: var(--slate); }
.asset__body { padding: 1.4rem; display: flex; flex-direction: column; gap: .55rem; flex: 1; }
.asset__name { font-family: var(--display); font-size: 1.4rem; font-weight: 500; line-height: 1.1; color: var(--navy); }
.asset__loc { font-size: .82rem; color: var(--slate); }
.asset__price { font-family: var(--display); font-size: 1.4rem; font-weight: 600; color: var(--brick); margin-top: .1rem; }
.asset__specs { display: grid; grid-template-columns: repeat(4, 1fr); gap: .5rem; padding-top: 1rem; margin-top: auto; border-top: 1px solid var(--line-soft); }
.asset__specs div { text-align: center; }
.asset__specs .v { font-family: var(--mono); font-size: .86rem; font-weight: 600; color: var(--navy); }
.asset__specs .k { font-size: .58rem; letter-spacing: .06em; text-transform: uppercase; color: var(--slate-2); }
.asset__btn { margin-top: 1.1rem; width: 100%; text-align: center; padding: .85rem; border: 1px solid var(--line); border-radius: 2px; font-size: .8rem; font-weight: 600; color: var(--navy); transition: all .3s var(--ease); }
.asset__btn:hover { background: var(--navy); color: var(--bone); border-color: var(--navy); }

/* ---------- 10. ABOUT ---------- */
.about__grid { display: grid; grid-template-columns: 1fr 1.2fr; gap: clamp(2rem, 6vw, 5rem); align-items: start; margin-bottom: 3rem; }
.about__text { font-size: 1.15rem; color: var(--ink); margin-bottom: 1.8rem; line-height: 1.6; }
.about__points { display: grid; gap: 1rem; margin-bottom: 2rem; }
.about__points li { display: grid; grid-template-columns: auto 1fr; gap: 1rem; align-items: baseline; padding-bottom: 1rem; border-bottom: 1px solid var(--line-soft); color: var(--slate); font-size: .95rem; }
.about__points li b { font-family: var(--mono); font-size: .72rem; color: var(--brick); letter-spacing: .06em; }
.about__media img { width: 100%; aspect-ratio: 21/9; object-fit: cover; border-radius: 3px; }

/* ---------- 11. WHY ---------- */
.why__grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 0; border: 1px solid var(--line-soft); background: var(--line-soft); }
.why__item { background: var(--bone); padding: 2.2rem 1.8rem; }
.why__k { font-family: var(--mono); font-size: .7rem; color: var(--brick); letter-spacing: .1em; margin-bottom: 1.2rem; display: block; }
.why__t { font-family: var(--display); font-size: 1.35rem; font-weight: 500; color: var(--navy); margin-bottom: .6rem; }
.why__d { color: var(--slate); font-size: .9rem; }

/* ---------- 12. SERVICES ---------- */
.services__grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1.4rem; }
.svc { background: var(--paper); border: 1px solid var(--line-soft); border-radius: 3px; padding: 2rem 1.8rem; transition: border-color .3s var(--ease), transform .3s var(--ease); }
.svc:hover { border-color: var(--brick); transform: translateY(-4px); }
.svc__ico { width: 44px; height: 44px; color: var(--navy); margin-bottom: 1.2rem; }
.svc__ico svg { width: 100%; height: 100%; }
.svc__t { font-family: var(--display); font-size: 1.35rem; font-weight: 500; color: var(--navy); margin-bottom: .5rem; }
.svc__d { color: var(--slate); font-size: .9rem; }

/* ---------- 13. STATS ---------- */
.stats { background: var(--navy-2); color: var(--bone); padding-block: clamp(3.5rem, 6vw, 5rem); }
.stats .kicker { color: var(--brick-2); margin-bottom: 2rem; }
.stats .kicker::before { background: var(--brick-2); }
.stats__grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 2rem; }
.stat { border-left: 1px solid rgba(255,255,255,.14); padding-left: 1.4rem; }
.stat__num { font-family: var(--display); font-size: clamp(2.4rem, 4.4vw, 3.6rem); font-weight: 600; color: var(--bone); line-height: 1; }
.stat__suffix { color: var(--brick-2); }
.stat__label { font-family: var(--mono); font-size: .68rem; letter-spacing: .1em; text-transform: uppercase; color: #9aa6b3; margin-top: .9rem; }

/* ---------- 14. ACQUISITIONS (table-style list) ---------- */
.acq__list { border-top: 1px solid var(--line); }
.acq__row {
  display: grid; grid-template-columns: 64px 1.4fr 1fr .8fr .9fr auto; gap: 1.5rem; align-items: center;
  padding: 1.5rem .5rem; border-bottom: 1px solid var(--line-soft); transition: background .3s var(--ease); position: relative;
}
.acq__row:hover { background: var(--paper); }
.acq__q { font-family: var(--mono); font-size: .74rem; color: var(--brick); }
.acq__name { font-family: var(--display); font-size: 1.3rem; font-weight: 500; color: var(--navy); }
.acq__loc, .acq__type { font-size: .88rem; color: var(--slate); }
.acq__value { font-family: var(--mono); font-size: .95rem; font-weight: 600; color: var(--navy); text-align: right; }
.acq__tag { justify-self: end; font-family: var(--mono); font-size: .6rem; letter-spacing: .08em; text-transform: uppercase; color: var(--slate); border: 1px solid var(--line); border-radius: 100px; padding: .3rem .7rem; }

/* ---------- 15. TEAM ---------- */
.team__grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 1.6rem; }
.member { background: var(--paper); border: 1px solid var(--line-soft); border-radius: 3px; overflow: hidden; transition: transform .4s var(--ease), box-shadow .4s var(--ease); }
.member:hover { transform: translateY(-6px); box-shadow: var(--shadow); }
.member__media { aspect-ratio: 1/1; overflow: hidden; background: var(--bone-2); }
.member__media img { width: 100%; height: 100%; object-fit: cover; filter: grayscale(1); transition: filter .5s var(--ease), transform .7s var(--ease); }
.member:hover .member__media img { filter: grayscale(0); transform: scale(1.04); }
.member__body { padding: 1.3rem; }
.member__name { font-family: var(--display); font-size: 1.25rem; font-weight: 500; color: var(--navy); }
.member__role { font-family: var(--mono); font-size: .68rem; letter-spacing: .08em; text-transform: uppercase; color: var(--brick); margin: .35rem 0 .5rem; }
.member__exp { font-size: .85rem; color: var(--slate); margin-bottom: 1rem; }
.member__contact { display: flex; gap: .6rem; }
.member__contact a { flex: 1; text-align: center; font-size: .76rem; font-weight: 600; padding: .55rem; border: 1px solid var(--line); border-radius: 2px; color: var(--navy); transition: all .3s var(--ease); }
.member__contact a:hover { background: var(--navy); color: var(--bone); border-color: var(--navy); }

/* ---------- 16. TESTIMONIALS ---------- */
.quotes__grid { display: grid; grid-template-columns: 1fr 1fr; gap: 1.6rem; }
.quote { background: var(--paper); border: 1px solid var(--line-soft); border-radius: 3px; padding: clamp(1.8rem, 3vw, 2.6rem); position: relative; }
.quote__mark { font-family: var(--display); font-size: 4.5rem; line-height: .6; color: var(--brick); opacity: .3; }
.quote__text { font-family: var(--display); font-size: clamp(1.2rem, 2.2vw, 1.5rem); font-weight: 400; line-height: 1.45; color: var(--navy); margin: .6rem 0 1.6rem; }
.quote__author { display: flex; align-items: center; gap: .9rem; border-top: 1px solid var(--line-soft); padding-top: 1.3rem; }
.quote__avatar { width: 48px; height: 48px; border-radius: 50%; object-fit: cover; }
.quote__name { font-weight: 600; color: var(--navy); }
.quote__role { font-family: var(--mono); font-size: .72rem; color: var(--slate); }

/* ---------- 17. GALLERY ---------- */
.gallery__grid { display: grid; grid-template-columns: repeat(6, 1fr); grid-auto-rows: 150px; gap: 12px; }
.gallery__item { overflow: hidden; border-radius: 3px; position: relative; }
.gallery__item img { width: 100%; height: 100%; object-fit: cover; transition: transform .8s var(--ease); }
.gallery__item:hover img { transform: scale(1.07); }
.gallery__item:nth-child(1) { grid-column: span 3; grid-row: span 2; }
.gallery__item:nth-child(2) { grid-column: span 3; grid-row: span 1; }
.gallery__item:nth-child(3) { grid-column: span 3; grid-row: span 1; }
.gallery__item:nth-child(4) { grid-column: span 2; grid-row: span 1; }
.gallery__item:nth-child(5) { grid-column: span 2; grid-row: span 1; }
.gallery__item:nth-child(6) { grid-column: span 2; grid-row: span 1; }

/* ---------- 18. FAQ ---------- */
.faq__wrap { display: grid; grid-template-columns: .8fr 1.2fr; gap: clamp(2rem, 5vw, 4rem); align-items: start; }
.faq__note { color: var(--slate); margin-top: 1rem; }
.faq__item { border-bottom: 1px solid var(--line); }
.faq__q { width: 100%; text-align: left; display: flex; justify-content: space-between; align-items: center; gap: 1.5rem; padding: 1.5rem 0; color: var(--navy); }
.faq__qtext { display: flex; gap: 1rem; align-items: baseline; }
.faq__num { font-family: var(--mono); font-size: .74rem; color: var(--brick); flex-shrink: 0; }
.faq__qt { font-family: var(--display); font-size: 1.25rem; font-weight: 500; }
.faq__sign { flex-shrink: 0; font-family: var(--mono); color: var(--brick); font-size: 1.3rem; transition: transform .35s var(--ease); }
.faq__item.is-open .faq__sign { transform: rotate(45deg); }
.faq__a { max-height: 0; overflow: hidden; transition: max-height .4s var(--ease); }
.faq__a p { padding: 0 0 1.5rem 2.4rem; color: var(--slate); font-size: .95rem; max-width: 62ch; }

/* ---------- 19. CONTACT ---------- */
.contact__grid { display: grid; grid-template-columns: 1fr 1.05fr; gap: clamp(2rem, 5vw, 4.5rem); margin-bottom: 2.5rem; }
.contact__lead { color: var(--slate); margin-bottom: 2rem; max-width: 42ch; }
.contact__list { display: grid; gap: 1rem; margin-bottom: 2.2rem; }
.contact__list li { display: grid; grid-template-columns: 70px 1fr; gap: 1rem; align-items: baseline; padding-bottom: 1rem; border-bottom: 1px solid var(--line-soft); }
.contact__k { font-size: .62rem; letter-spacing: .12em; text-transform: uppercase; color: var(--brick); }
.contact__v { color: var(--navy); }
a.contact__v:hover { color: var(--brick); }
.hours { margin-bottom: 2rem; }
.hours__title { font-family: var(--display); font-size: 1.2rem; font-weight: 500; color: var(--navy); margin-bottom: 1rem; }
.hours__list { display: grid; gap: .55rem; max-width: 340px; }
.hours__list li { display: flex; justify-content: space-between; font-size: .88rem; color: var(--slate); padding-bottom: .55rem; border-bottom: 1px dashed var(--line-soft); }
.hours__list li span:last-child { font-family: var(--mono); color: var(--navy); }
.social { display: flex; gap: .7rem; }
.social a { width: 42px; height: 42px; border: 1px solid var(--line); border-radius: 2px; display: inline-flex; align-items: center; justify-content: center; color: var(--slate); transition: all .3s var(--ease); }
.social a:hover { background: var(--navy); color: var(--bone); border-color: var(--navy); transform: translateY(-3px); }
.social svg { width: 17px; height: 17px; }

.contact__panel { background: var(--paper); border: 1px solid var(--line-soft); border-radius: 3px; padding: clamp(1.6rem, 3vw, 2.4rem); box-shadow: var(--shadow); }
.cform { display: grid; gap: 1.1rem; }
.cform__row { display: grid; grid-template-columns: 1fr 1fr; gap: 1.1rem; }
.cform__field { display: flex; flex-direction: column; gap: .45rem; }
.cform__field label { font-size: .62rem; letter-spacing: .12em; text-transform: uppercase; color: var(--brick); }
.cform__field input, .cform__field select, .cform__field textarea {
  background: var(--bone); border: 1px solid var(--line-soft); color: var(--ink);
  padding: .85rem 1rem; border-radius: 2px; font-family: var(--sans); font-size: .92rem; transition: border-color .3s var(--ease);
}
.cform__field input::placeholder, .cform__field textarea::placeholder { color: var(--slate-2); }
.cform__field input:focus, .cform__field select:focus, .cform__field textarea:focus { outline: none; border-color: var(--navy); }
.cform__field select { appearance: none; cursor: pointer;
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='12' viewBox='0 0 12 12'%3E%3Cpath fill='%23A9482E' d='M6 8L1 3h10z'/%3E%3C/svg%3E");
  background-repeat: no-repeat; background-position: right 1rem center; }
.cform__field textarea { resize: vertical; }
.cform__status { font-size: .82rem; min-height: 1.2em; }
.cform__status.is-ok { color: #2f7a4f; }
.cform__status.is-err { color: var(--brick); }

.map { height: 340px; border: 1px solid var(--line-soft); border-radius: 3px; position: relative; display: flex; flex-direction: column; align-items: center; justify-content: center; gap: 1rem; overflow: hidden;
  background:
    repeating-linear-gradient(0deg, transparent, transparent 39px, var(--line-soft) 39px, var(--line-soft) 40px),
    repeating-linear-gradient(90deg, transparent, transparent 39px, var(--line-soft) 39px, var(--line-soft) 40px),
    var(--paper); }
.map__pin { width: 18px; height: 18px; background: var(--brick); border-radius: 50% 50% 50% 0; transform: rotate(-45deg); box-shadow: 0 0 0 8px rgba(169,72,46,.14); }
.map__label { font-size: .78rem; color: var(--slate); letter-spacing: .04em; }

/* ---------- 20. FOOTER ---------- */
.footer { background: var(--navy-2); color: #b9c2cd; padding-top: clamp(3.5rem, 6vw, 5rem); }
.footer__grid { display: grid; grid-template-columns: 1.7fr 1fr 1fr 1.2fr; gap: 2.5rem; padding-bottom: 3rem; }
.footer__brand .brand__name { font-family: var(--display); font-size: 1.8rem; font-weight: 600; color: var(--bone); }
.footer__blurb { color: #8894a1; font-size: .92rem; margin: 1rem 0 1.4rem; max-width: 40ch; }
.footer__col h4 { font-size: .66rem; letter-spacing: .16em; text-transform: uppercase; color: var(--brick-2); margin-bottom: 1.2rem; }
.footer__col a, .footer__col span { display: block; color: #8894a1; font-size: .9rem; margin-bottom: .75rem; transition: color .3s var(--ease); }
.footer__col a:hover { color: var(--bone); }
.footer .social a { border-color: rgba(255,255,255,.16); color: #8894a1; }
.footer .social a:hover { background: var(--bone); color: var(--navy-2); border-color: var(--bone); }
.footer__base { border-top: 1px solid rgba(255,255,255,.1); padding-block: 1.4rem; }
.footer__base-inner { display: flex; justify-content: space-between; gap: 1rem; flex-wrap: wrap; }
.footer__base p { font-size: .72rem; color: #6b7683; letter-spacing: .02em; }

/* ---------- 21. WHATSAPP ---------- */
.wa { position: fixed; right: 1.5rem; bottom: 1.5rem; z-index: 80; width: 58px; height: 58px; border-radius: 50%; background: #1f9d55; color: #fff; display: flex; align-items: center; justify-content: center; box-shadow: 0 14px 34px -12px rgba(31,157,85,.8); transition: transform .3s var(--ease); }
.wa::before { content: ""; position: absolute; inset: 0; border-radius: 50%; background: #1f9d55; z-index: -1; animation: waPulse 2.4s ease-out infinite; }
@keyframes waPulse { 0% { transform: scale(1); opacity: .6; } 100% { transform: scale(1.8); opacity: 0; } }
.wa:hover { transform: scale(1.08); }

/* ---------- 22. MODAL ---------- */
.modal { position: fixed; inset: 0; z-index: 120; display: none; }
.modal.is-open { display: block; }
.modal__overlay { position: absolute; inset: 0; background: rgba(11,21,36,.6); backdrop-filter: blur(4px); animation: fade .3s var(--ease); }
@keyframes fade { from { opacity: 0; } to { opacity: 1; } }
.modal__panel { position: relative; max-width: 1000px; width: 92%; max-height: 90vh; overflow-y: auto; margin: 5vh auto; background: var(--bone); border-radius: 3px; animation: modalUp .45s var(--ease); }
@keyframes modalUp { from { opacity: 0; transform: translateY(28px); } to { opacity: 1; transform: translateY(0); } }
.modal__close { position: absolute; top: 1rem; right: 1rem; z-index: 3; width: 40px; height: 40px; border-radius: 50%; background: rgba(241,236,225,.92); color: var(--navy); font-size: 1.5rem; line-height: 1; border: 1px solid var(--line-soft); transition: all .3s var(--ease); }
.modal__close:hover { background: var(--navy); color: var(--bone); }
.modal__body { display: grid; grid-template-columns: 1.1fr 1fr; }
.mgal { background: var(--bone-2); }
.mgal__main { aspect-ratio: 4/3; overflow: hidden; }
.mgal__main img { width: 100%; height: 100%; object-fit: cover; }
.mgal__thumbs { display: flex; gap: .5rem; padding: .8rem; flex-wrap: wrap; }
.mgal__thumbs img { width: 66px; height: 50px; object-fit: cover; border-radius: 2px; cursor: pointer; opacity: .6; border: 2px solid transparent; transition: all .3s var(--ease); }
.mgal__thumbs img.is-active, .mgal__thumbs img:hover { opacity: 1; border-color: var(--brick); }
.minfo { padding: clamp(1.5rem, 3vw, 2.4rem); }
.minfo__status { display: inline-block; font-family: var(--mono); font-size: .62rem; font-weight: 500; letter-spacing: .1em; text-transform: uppercase; color: var(--bone); background: var(--navy); padding: .3rem .7rem; border-radius: 2px; margin-bottom: 1rem; }
.minfo__name { font-family: var(--display); font-size: clamp(1.6rem, 3vw, 2.2rem); font-weight: 500; color: var(--navy); line-height: 1.08; }
.minfo__loc { color: var(--slate); font-size: .9rem; margin: .4rem 0 1rem; }
.minfo__price { font-family: var(--display); font-size: 1.8rem; font-weight: 600; color: var(--brick); margin-bottom: 1.3rem; }
.minfo__desc { color: var(--slate); font-size: .94rem; margin-bottom: 1.5rem; }
.mspecs { display: grid; grid-template-columns: repeat(3, 1fr); gap: .7rem; margin-bottom: 1.5rem; }
.mspecs div { background: var(--paper); border: 1px solid var(--line-soft); border-radius: 2px; padding: .8rem; text-align: center; }
.mspecs .k { font-size: .58rem; letter-spacing: .08em; text-transform: uppercase; color: var(--slate); }
.mspecs .v { font-family: var(--mono); font-weight: 600; color: var(--navy); margin-top: .25rem; font-size: .92rem; }
.mfeat { margin-bottom: 1.5rem; }
.mfeat h4, .mplan h4 { font-family: var(--mono); font-size: .66rem; letter-spacing: .12em; text-transform: uppercase; color: var(--brick); margin-bottom: .8rem; }
.mfeat ul { display: grid; grid-template-columns: 1fr 1fr; gap: .5rem; }
.mfeat li { font-size: .88rem; color: var(--ink); display: flex; gap: .5rem; align-items: center; }
.mfeat li::before { content: ""; width: 6px; height: 6px; background: var(--brick); border-radius: 50%; }
.mplan { margin-bottom: 1.5rem; }
.mplan__box { height: 140px; border: 1px dashed var(--line); border-radius: 2px; display: flex; align-items: center; justify-content: center; color: var(--slate); font-family: var(--mono); font-size: .78rem; background: var(--paper); }

/* ---------- 23. REVEAL ---------- */
.reveal { opacity: 0; transform: translateY(22px); transition: opacity .7s var(--ease), transform .7s var(--ease); }
.reveal.is-in { opacity: 1; transform: translateY(0); }
.reveal[data-delay="1"] { transition-delay: .08s; }
.reveal[data-delay="2"] { transition-delay: .16s; }
.reveal[data-delay="3"] { transition-delay: .24s; }

/* =================================================================
   24. RESPONSIVE
   ================================================================= */
@media (max-width: 1040px) {
  .assets__grid, .services__grid { grid-template-columns: repeat(2, 1fr); }
  .why__grid, .team__grid { grid-template-columns: repeat(2, 1fr); }
  .footer__grid { grid-template-columns: 1fr 1fr; }
  .filter__bar { grid-template-columns: repeat(2, 1fr); }
  .filter__btn { grid-column: span 2; }
  .stats__grid { grid-template-columns: repeat(2, 1fr); gap: 2.2rem 1.5rem; }
  .gallery__grid { grid-template-columns: repeat(4, 1fr); }
  .gallery__item:nth-child(n) { grid-column: span 2; grid-row: span 1; }
  .gallery__item:nth-child(1) { grid-row: span 2; }
}
@media (max-width: 820px) {
  .nav__phone { display: none; }
  .nav__cta { display: none; }
  .nav__toggle { display: flex; }
  .nav__links {
    position: fixed; inset: 0 0 0 auto; width: min(80vw, 320px);
    background: var(--bone); border-left: 1px solid var(--line);
    flex-direction: column; gap: 0; padding: 5.5rem 2rem 2rem;
    transform: translateX(100%); transition: transform .4s var(--ease); box-shadow: var(--shadow);
  }
  .nav__links.is-open { transform: translateX(0); }
  .nav__links a { padding: 1rem 0; border-bottom: 1px solid var(--line-soft); width: 100%; font-size: 1rem; }
  .hero__grid, .about__grid, .quotes__grid, .contact__grid, .faq__wrap { grid-template-columns: 1fr; }
  .hero__media { order: -1; }
  .about__media img { aspect-ratio: 16/9; }
  .acq__row { grid-template-columns: 50px 1fr auto; grid-template-areas: "q name value" "q loc tag"; gap: .3rem 1rem; }
  .acq__q { grid-area: q; align-self: start; }
  .acq__name { grid-area: name; }
  .acq__value { grid-area: value; }
  .acq__loc { grid-area: loc; }
  .acq__type { display: none; }
  .acq__tag { grid-area: tag; }
  .modal__body { grid-template-columns: 1fr; }
}
@media (max-width: 560px) {
  .assets__grid, .services__grid, .why__grid, .team__grid, .footer__grid { grid-template-columns: 1fr; }
  .filter__bar { grid-template-columns: 1fr; }
  .filter__btn { grid-column: auto; }
  .cform__row { grid-template-columns: 1fr; }
  .stats__grid { grid-template-columns: 1fr; gap: 1.6rem; }
  .stat { border-left: none; border-top: 1px solid rgba(255,255,255,.14); border-left: 0; padding-left: 0; padding-top: 1.2rem; }
  .hero__metrics { grid-template-columns: repeat(3, auto); gap: 1.2rem; }
  .gallery__grid { grid-template-columns: repeat(2, 1fr); }
  .gallery__item:nth-child(n) { grid-column: span 1; grid-row: span 1; }
  .gallery__item:nth-child(1) { grid-column: span 2; grid-row: span 1; }
  .mspecs, .mfeat ul { grid-template-columns: 1fr 1fr; }
  .footer__base-inner { flex-direction: column; }
  .contact__list li { grid-template-columns: 1fr; gap: .2rem; }
}

/* ---------- 25. A11Y / MOTION ---------- */
:focus-visible { outline: 2px solid var(--brick); outline-offset: 3px; }
@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after { animation: none !important; transition: none !important; }
  .reveal { opacity: 1; transform: none; }
  .ticker__track { animation: none; }
}