:root,
:root[data-theme="light"] {
  color-scheme: light;
  --bg: #f6f7f9;
  --panel: #ffffff;
  --panel-soft: #eef1f5;
  --field: #ffffff;
  --text: #111827;
  --muted: #566273;
  --muted-strong: #344054;
  --line: #d8dee7;
  --line-strong: #7c8796;
  --accent: #1d4ed8;
  --accent-hover: #1e40af;
  --accent-soft: #eaf1ff;
  --brand: #c8173a;
  --brand-text: #b51533;
  --brand-soft: #fdecef;
  --overlay: rgba(15, 23, 42, 0.72);
  --success: #11623f;
  --error: #b42336;
  --page-gradient: linear-gradient(180deg, #ffffff 0%, var(--bg) 55%);
  --panel-gradient: linear-gradient(160deg, #ffffff, #f8fafc);
  --shadow: 0 20px 48px rgba(15, 23, 42, 0.12);
  font-family: Inter, ui-sans-serif, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
}

:root[data-theme="dark"] {
  color-scheme: dark;
  --bg: #0f141b;
  --panel: #171e28;
  --panel-soft: #1e2834;
  --field: #111821;
  --text: #f7f9fc;
  --muted: #bac4d1;
  --muted-strong: #d0d7e0;
  --line: #344152;
  --line-strong: #627389;
  --accent: #2f65d9;
  --accent-hover: #3767cf;
  --accent-soft: rgba(82, 132, 255, 0.16);
  --brand: #c8173a;
  --brand-text: #ff7b8e;
  --brand-soft: rgba(232, 49, 81, 0.15);
  --overlay: rgba(3, 7, 18, 0.82);
  --success: #69d5a4;
  --error: #ff8793;
  --page-gradient: linear-gradient(180deg, #111821 0%, var(--bg) 55%);
  --panel-gradient: linear-gradient(160deg, #1b2430, #151c25);
  --shadow: 0 24px 56px rgba(0, 0, 0, 0.34);
}

* { box-sizing: border-box; }

html { scroll-behavior: smooth; }

body {
  min-height: 100vh;
  margin: 0;
  background:
    radial-gradient(circle at 90% 8%, var(--brand-soft), transparent 30rem),
    var(--page-gradient);
  color: var(--text);
}

a { color: inherit; }

.skip-link {
  position: fixed;
  top: 0.75rem;
  left: 0.75rem;
  z-index: 30;
  padding: 0.65rem 0.9rem;
  border-radius: 0.35rem;
  background: var(--text);
  color: var(--bg);
  transform: translateY(-180%);
}

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

.site-header,
.partnership-announcement-inner,
main,
footer {
  width: min(1180px, calc(100% - 2rem));
  margin-inline: auto;
}

.partnership-announcement {
  width: 100%;
  border-bottom: 1px solid color-mix(in srgb, var(--accent) 20%, var(--line));
  background: color-mix(in srgb, var(--accent-soft) 62%, var(--panel));
  color: var(--muted-strong);
}

.partnership-announcement-inner {
  display: flex;
  min-width: 0;
  padding-block: 0.5rem;
  align-items: baseline;
  justify-content: center;
  flex-wrap: wrap;
  gap: 0.18rem 0.6rem;
  font-size: clamp(0.78rem, 0.75rem + 0.18vw, 0.9rem);
  line-height: 1.35;
  text-align: center;
  text-wrap: pretty;
}

.partnership-announcement strong { color: var(--text); }
.partnership-announcement a {
  color: var(--accent);
  font-weight: 800;
  overflow-wrap: anywhere;
}

.site-header {
  position: sticky;
  top: 0;
  z-index: 20;
  display: grid;
  grid-template-columns: auto minmax(0, 1fr) auto;
  align-items: center;
  gap: clamp(1rem, 3vw, 2.5rem);
  min-height: 5.25rem;
  border-bottom: 1px solid var(--line);
  background: color-mix(in srgb, var(--bg) 92%, transparent);
  backdrop-filter: blur(18px);
}

.brand {
  display: inline-flex;
  align-items: center;
  gap: 0.75rem;
  color: var(--text);
  text-decoration: none;
}

.brand-mark {
  display: grid;
  width: 2.45rem;
  height: 2.45rem;
  place-items: center;
  flex: 0 0 auto;
}

.brand-mark img {
  display: block;
  width: 100%;
  height: 100%;
  object-fit: contain;
}

.brand strong,
.brand small { display: block; }
.brand strong { letter-spacing: 0.06em; }
.brand small { margin-top: 0.1rem; color: var(--muted); font-size: 0.72rem; }

.site-nav {
  display: flex;
  justify-content: center;
  gap: clamp(0.35rem, 1.5vw, 1rem);
  min-width: 0;
}

.site-nav a {
  padding: 0.55rem 0.65rem;
  border-radius: 0.45rem;
  color: var(--muted-strong);
  font-size: 0.86rem;
  font-weight: 700;
  text-decoration: none;
}

.site-nav a:hover,
.site-nav a:focus-visible {
  background: var(--panel-soft);
  color: var(--text);
}

.intro {
  display: grid;
  grid-template-columns: minmax(0, 1.45fr) minmax(17rem, 0.55fr);
  gap: clamp(2rem, 7vw, 7rem);
  align-items: end;
  padding: clamp(3rem, 7vw, 5.5rem) 0 clamp(2.5rem, 5vw, 4rem);
}

.eyebrow,
.section-label {
  margin: 0 0 1rem;
  color: var(--brand-text);
  font-size: 0.75rem;
  font-weight: 700;
  letter-spacing: 0.16em;
  text-transform: uppercase;
}

.eyebrow { display: flex; align-items: center; gap: 0.55rem; }
.eyebrow span { width: 1.7rem; height: 1px; background: var(--brand); }

h1,
h2 {
  margin: 0;
  font-family: Georgia, "Times New Roman", serif;
  font-weight: 400;
  letter-spacing: -0.035em;
}

h1 { max-width: 13ch; font-size: clamp(2.8rem, 6.5vw, 5.4rem); line-height: 0.98; }
h2 { font-size: clamp(2.4rem, 4vw, 4rem); line-height: 1; }

.lede {
  max-width: 45rem;
  margin: 1.7rem 0 0;
  color: var(--muted-strong);
  font-size: clamp(1.05rem, 1.8vw, 1.32rem);
  line-height: 1.65;
}

.button-row {
  display: flex;
  margin: 1.5rem 0 0;
  flex-wrap: wrap;
  gap: 0.7rem;
}

.button {
  display: inline-flex;
  min-height: 2.85rem;
  padding: 0.7rem 1rem;
  border: 1px solid var(--accent);
  border-radius: 0.45rem;
  align-items: center;
  justify-content: center;
  background: var(--accent);
  color: white;
  font-size: 0.88rem;
  font-weight: 800;
  line-height: 1.2;
  text-decoration: none;
}

.button:hover,
.button:focus-visible { background: var(--accent-hover); }

.button.secondary {
  border-color: var(--line-strong);
  background: var(--panel);
  color: var(--text);
}

.button.secondary:hover,
.button.secondary:focus-visible { background: var(--panel-soft); }

.project-note {
  padding: 1.2rem;
  border: 1px solid color-mix(in srgb, var(--brand) 35%, var(--line));
  border-radius: 0.65rem;
  background: var(--brand-soft);
}

.project-note strong { font-size: 0.9rem; }
.project-note p { margin: 0.55rem 0 0; color: var(--muted-strong); font-size: 0.86rem; line-height: 1.55; }

.property-review {
  padding: clamp(2.5rem, 5vw, 4.5rem) 0;
  border-top: 1px solid var(--line);
}

.property-review-heading {
  display: grid;
  grid-template-columns: minmax(13rem, 0.65fr) minmax(0, 1.35fr);
  gap: 1rem clamp(2rem, 7vw, 7rem);
  align-items: end;
}

.property-review-heading .section-label { grid-column: 1 / -1; margin-bottom: 0; }
.property-review-heading p:last-child { max-width: 42rem; margin: 0; color: var(--muted); line-height: 1.65; }

.property-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 1rem;
  margin-top: clamp(1.75rem, 4vw, 3rem);
}

.property-card {
  display: flex;
  min-width: 0;
  min-height: 16rem;
  flex-direction: column;
  padding: clamp(1.15rem, 2.5vw, 1.6rem);
  border: 1px solid var(--line);
  border-radius: 0.75rem;
  background: var(--panel-gradient);
  text-decoration: none;
  transition: border-color 150ms ease, transform 150ms ease;
}

.property-card:hover { border-color: var(--line-strong); transform: translateY(-2px); }
.property-card span { color: var(--brand-text); font-size: 0.72rem; font-weight: 800; letter-spacing: 0.1em; text-transform: uppercase; }
.property-card strong { margin-top: 0.75rem; font-size: 1.25rem; }
.property-card p { margin: 0.8rem 0 1.5rem; color: var(--muted); line-height: 1.55; }
.property-card em { margin-top: auto; color: var(--accent); font-size: 0.86rem; font-style: normal; font-weight: 800; }

.contact-layout {
  display: grid;
  grid-template-columns: minmax(16rem, 0.7fr) minmax(0, 1.3fr);
  gap: clamp(2rem, 7vw, 7rem);
  padding: clamp(2rem, 5vw, 4rem) 0 clamp(5rem, 9vw, 8rem);
  border-top: 1px solid var(--line);
}

.contact-copy > p:not(.section-label) { max-width: 34rem; color: var(--muted); line-height: 1.7; }
.contact-copy ul { margin: 1.7rem 0 0; padding-left: 1.2rem; color: var(--muted-strong); line-height: 1.9; }

.contact-form {
  position: relative;
  padding: clamp(1.25rem, 3.5vw, 2.4rem);
  border: 1px solid var(--line);
  border-radius: 0.85rem;
  background: var(--panel-gradient);
  box-shadow: var(--shadow);
}

/* WITHOUT JAVASCRIPT THE FIELDS ARE HIDDEN, NOT MERELY UNUSABLE.
 *
 * The form is delivered carrying `contact-form--requires-script` and contact-form.js removes it on
 * init. So the default rendering -- the one a visitor with JavaScript off or broken actually gets --
 * shows the <noscript> notice and nothing else.
 *
 * This lives here rather than in a <noscript><style> block because the site's CSP is
 * `style-src 'self'` with no unsafe-inline, so an inline style element would be blocked and the
 * fields would render as though they worked. An external stylesheet is the only mechanism that can
 * hide them.
 *
 * Before this, the form had a cross-origin `action` and a visitor without JavaScript could fill it
 * in, submit, and be navigated to raw JSON. The endpoint now lives only in the script.
 */
.contact-form--requires-script > *:not(noscript) {
  display: none;
}

.field-grid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 1rem; }
.field { margin-bottom: 1.1rem; }
.field label { display: block; margin-bottom: 0.48rem; color: var(--text); font-size: 0.86rem; font-weight: 650; }
.field label span { margin-left: 0.25rem; color: var(--muted); font-size: 0.72rem; font-weight: 400; }

input,
select,
textarea {
  width: 100%;
  border: 1px solid var(--line-strong);
  border-radius: 0.4rem;
  outline: none;
  background: var(--field);
  color: var(--text);
  font: inherit;
  transition: border-color 140ms ease, box-shadow 140ms ease;
}

input,
select { min-height: 3rem; padding: 0 0.8rem; }
textarea { min-height: 10rem; padding: 0.8rem; resize: vertical; line-height: 1.55; }
input:focus,
select:focus,
textarea:focus { border-color: var(--accent); box-shadow: 0 0 0 3px var(--accent-soft); }
[aria-invalid="true"] { border-color: var(--error); }

.field-error { display: block; min-height: 1.1rem; margin-top: 0.35rem; color: var(--error); font-size: 0.75rem; }
.field-meta { display: flex; justify-content: space-between; gap: 1rem; }
.field-meta > small:last-child { margin-top: 0.35rem; color: var(--muted); font-size: 0.75rem; }

.form-footer { display: flex; align-items: center; gap: 1rem; }
.form-footer button {
  flex: 0 0 auto;
  min-height: 3rem;
  padding: 0 1.15rem;
  border: 0;
  border-radius: 0.42rem;
  background: var(--accent);
  color: white;
  font: inherit;
  font-weight: 750;
  cursor: pointer;
}
.form-footer button:hover,
.form-footer button:focus-visible { background: var(--accent-hover); }
.form-footer button:disabled { cursor: wait; opacity: 0.68; }
.form-footer p { margin: 0; color: var(--muted); font-size: 0.75rem; line-height: 1.45; }

.form-status { min-height: 1.25rem; margin: 1rem 0 0; color: var(--muted); font-size: 0.86rem; line-height: 1.5; outline: none; }
.form-status.is-success { color: var(--success); }
.form-status.is-error { color: var(--error); }
.honeypot { position: absolute; left: -10000px; width: 1px; height: 1px; overflow: hidden; }

footer {
  display: flex;
  justify-content: space-between;
  gap: 1rem;
  padding: 1.5rem 0 2.5rem;
  border-top: 1px solid var(--line);
  color: var(--muted);
  font-size: 0.76rem;
}

footer a { text-underline-offset: 0.2rem; }

.theme-control {
  display: inline-flex;
  align-items: center;
  gap: 0.45rem;
  min-height: 2.65rem;
  padding: 0.3rem;
  border: 1px solid var(--line-strong);
  border-radius: 0.65rem;
  background: var(--panel);
  color: var(--muted);
  box-shadow: 0 1px 2px rgba(15, 23, 42, 0.06);
  font-size: 0.78rem;
  font-weight: 700;
}

.site-header .theme-control { justify-self: end; }

.theme-control-indicator {
  margin-left: 0.35rem;
  width: 0.68rem;
  height: 0.68rem;
  flex: 0 0 auto;
  border: 2px solid var(--accent);
  border-radius: 50%;
  background: linear-gradient(90deg, var(--accent) 50%, var(--panel) 50%);
}

.theme-control-label { color: var(--text); }

.theme-control-options {
  display: inline-grid;
  grid-template-columns: repeat(3, auto);
  gap: 0.15rem;
  padding: 0.14rem;
  border-radius: 0.5rem;
  background: var(--panel-soft);
}

.theme-control-choice {
  min-height: 2rem;
  padding: 0 0.52rem;
  border: 0;
  border-radius: 0.38rem;
  background: transparent;
  color: var(--muted);
  font: inherit;
  font-size: 0.74rem;
  font-weight: 750;
  cursor: pointer;
}

.theme-control-choice:hover { color: var(--text); }
.theme-control-choice:focus-visible { outline: 2px solid var(--accent); outline-offset: 1px; }
.theme-control-choice[aria-pressed="true"] {
  background: var(--accent);
  color: #ffffff;
  box-shadow: 0 1px 3px rgba(15, 23, 42, 0.18);
}

.sr-only {
  position: absolute !important;
  width: 1px !important;
  height: 1px !important;
  padding: 0 !important;
  margin: -1px !important;
  overflow: hidden !important;
  clip: rect(0, 0, 0, 0) !important;
  white-space: nowrap !important;
  border: 0 !important;
}

input::placeholder,
textarea::placeholder { color: var(--muted); opacity: 1; }

input:disabled,
select:disabled,
textarea:disabled,
button:disabled { background: var(--panel-soft); color: var(--muted); box-shadow: none; }

input:-webkit-autofill,
select:-webkit-autofill,
textarea:-webkit-autofill {
  -webkit-text-fill-color: var(--text);
  box-shadow: 0 0 0 1000px var(--field) inset;
}

:focus-visible {
  outline: 3px solid var(--accent);
  outline-offset: 3px;
  box-shadow: 0 0 0 5px var(--panel);
}

.copyright-trigger {
  appearance: none;
  border: 0;
  padding: 0;
  background: transparent;
  color: inherit;
  font: inherit;
  text-align: left;
  text-decoration: none;
}

.copyright-trigger:hover,
.copyright-trigger:focus-visible {
  color: var(--text);
  text-decoration: underline;
  text-underline-offset: 0.2rem;
}

body.video-overlay-open { overflow: hidden; }
.video-overlay[hidden] { display: none; }
.video-overlay {
  position: fixed;
  inset: 0;
  z-index: 1000;
  display: grid;
  place-items: center;
  padding: clamp(0.75rem, 3vw, 2rem);
  background: var(--overlay);
  backdrop-filter: blur(14px);
}
.video-overlay-panel {
  position: relative;
  display: grid;
  width: min(100%, 76rem);
  max-height: calc(100svh - 2rem);
  gap: 0.75rem;
  overflow: auto;
  padding: clamp(0.75rem, 2vw, 1.2rem);
  border: 1px solid var(--line-strong);
  border-radius: 0.75rem;
  background: var(--panel);
  color: var(--text);
  box-shadow: var(--shadow);
}
.video-overlay-panel h2 { margin: 0; padding-right: 5rem; color: var(--text); font-size: clamp(1.35rem, 3vw, 2rem); }
.video-overlay-player { display: block; width: 100%; max-height: min(72svh, 48rem); border-radius: 0.5rem; background: #000; }
.video-overlay-description { margin: 0; color: var(--muted-strong); font-size: 0.82rem; }
.video-overlay-close {
  position: absolute;
  top: 0.85rem;
  right: 0.85rem;
  z-index: 1;
  min-height: 2.65rem;
  padding: 0 0.9rem;
  border: 1px solid var(--line-strong);
  border-radius: 0.4rem;
  background: var(--panel-soft);
  color: var(--text);
  font: inherit;
  font-weight: 800;
}
.video-overlay-close:hover,
.video-overlay-close:focus-visible { border-color: var(--accent); outline: 3px solid var(--accent-soft); }

@media (max-width: 900px) {
  .site-header {
    grid-template-areas:
      "brand theme"
      "nav nav";
    grid-template-columns: minmax(0, 1fr) auto;
    gap: 0.65rem 1rem;
    padding: 0.75rem 0;
  }
  .site-header .brand { grid-area: brand; }
  .site-header .site-nav { grid-area: nav; justify-content: flex-start; }
  .site-header .theme-control { grid-area: theme; }
  .intro,
  .contact-layout,
  .property-review-heading { grid-template-columns: 1fr; }
  .intro { gap: 2rem; }
  .project-note { max-width: 36rem; }
  .property-review-heading .section-label { grid-column: auto; }
  .property-grid { grid-template-columns: 1fr; }
  .property-card { min-height: 0; }
}

@media (max-width: 620px) {
  .site-header,
  .partnership-announcement-inner,
  main,
  footer {
    width: min(1180px, calc(100% - clamp(1rem, 8vw, 2rem)));
  }
  .site-header { gap: 0.55rem 0.65rem; }
  .partnership-announcement-inner {
    display: grid;
    gap: 0.18rem;
    justify-content: stretch;
    text-align: left;
  }
  .brand,
  .intro > *,
  .property-review-heading > *,
  .contact-layout > * { min-width: 0; }
  .brand small { display: none; }
  .site-nav {
    display: grid;
    grid-template-columns: repeat(3, minmax(0, 1fr));
    width: 100%;
    gap: 0.1rem;
  }
  .site-nav a {
    min-width: 0;
    padding: 0.45rem 0.25rem;
    font-size: clamp(0.58rem, 3.6vw, 0.76rem);
    line-height: 1.25;
    overflow-wrap: normal;
    word-break: normal;
    text-align: center;
  }
  .theme-control { gap: 0.3rem; padding: 0.24rem; }
  .theme-control-indicator { display: none; }
  .theme-control-label { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0, 0, 0, 0); white-space: nowrap; }
  .theme-control-choice { min-height: 2rem; padding-inline: 0.42rem; font-size: 0.68rem; }
  h1 { font-size: clamp(2rem, 12vw, 3rem); overflow-wrap: anywhere; }
  .intro { padding-top: 2.75rem; }
  .field-grid { grid-template-columns: 1fr; gap: 0; }
  .form-footer { align-items: stretch; flex-direction: column; }
  footer { flex-direction: column; }
}

@media (max-width: 350px) {
  .site-header {
    grid-template-areas:
      "brand"
      "theme"
      "nav";
    grid-template-columns: minmax(0, 1fr);
  }
  .site-header .theme-control {
    width: 100%;
    justify-self: stretch;
  }
  .site-header .theme-control-options {
    width: 100%;
    grid-template-columns: repeat(3, minmax(0, 1fr));
  }
}

@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after { scroll-behavior: auto !important; transition: none !important; }
}