/* ==========================================================
   Reality Homes — one-page site
   Palette: deep pine + champagne gold + ivory
   ========================================================== */
:root{
  --ink:#0A1411; --pine:#10261F; --pine-2:#163A30; --moss:#1F5243;
  --gold:#C9A14A; --gold-2:#E8CC86; --gold-3:#8E6E2C;
  --ivory:#F4EFE6; --sand:#E7DFCF; --sand-2:#D9CEB8; --stone:#7C776C; --slate:#2B2A26;
  --on-dark:rgba(244,239,230,.72); --on-dark-strong:#F4EFE6;
  --fd:'Cormorant Garamond',Georgia,serif; --fb:'Manrope',system-ui,sans-serif;
  --ease:cubic-bezier(.16,1,.3,1); --ease-io:cubic-bezier(.65,0,.35,1);
  --r:22px; --r-sm:14px; --gutter:clamp(20px,5vw,72px);
}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:auto;-webkit-text-size-adjust:100%}
html.lenis,html.lenis body{height:auto}
.lenis.lenis-smooth{scroll-behavior:auto!important}
body{margin:0;background:var(--pine);color:var(--on-dark-strong);font-family:var(--fb);font-size:16px;line-height:1.6;font-weight:400;-webkit-font-smoothing:antialiased;overflow-x:hidden}
body.no-scroll{overflow:hidden}
img{max-width:100%;height:auto;display:block}
[hidden]{display:none!important}
a{color:inherit;text-decoration:none}
button{font:inherit;color:inherit;cursor:pointer}
h1,h2,h3{font-family:var(--fd);font-weight:400;line-height:1.02;letter-spacing:-.01em;margin:0}
h2{font-size:clamp(2.6rem,5.2vw,4.6rem)}
h2 em,h1 .w--i{font-style:italic;color:var(--gold)}
h3{font-size:clamp(1.5rem,2.2vw,1.9rem);font-weight:500}
p{margin:0}
.container{width:min(1280px,100% - var(--gutter)*2);margin-inline:auto}
.section{padding:clamp(88px,11vw,150px) 0;position:relative}
.section--dark{background:var(--pine);color:var(--on-dark-strong)}
.sr-only{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
.grain{position:absolute;inset:0;pointer-events:none;opacity:.07;mix-blend-mode:overlay;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='220' height='220'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.9' numOctaves='2' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)'/%3E%3C/svg%3E")}
::selection{background:var(--gold);color:var(--ink)}
:focus-visible{outline:2px solid var(--gold);outline-offset:3px}

/* ---------- eyebrow / buttons ---------- */
.eyebrow{display:flex;align-items:center;gap:14px;font-size:.74rem;letter-spacing:.26em;text-transform:uppercase;color:var(--gold);font-weight:600;margin-bottom:22px}
.eyebrow__line{display:block;width:44px;height:1px;background:var(--gold);transform-origin:left;transform:scaleX(1)}
.eyebrow--dark{color:var(--gold-3)}
.eyebrow--dark .eyebrow__line{background:var(--gold-3)}

.btn{position:relative;display:inline-flex;align-items:center;gap:14px;padding:18px 30px;border-radius:999px;border:1px solid transparent;font-family:var(--fb);font-weight:600;font-size:.8rem;letter-spacing:.16em;text-transform:uppercase;line-height:1;overflow:hidden;isolation:isolate;transition:color .35s var(--ease),border-color .35s var(--ease),transform .4s var(--ease);will-change:transform;white-space:nowrap}
.btn span{position:relative;z-index:1}
.btn::before{content:"";position:absolute;inset:0;background:var(--gold-2);transform:translateY(102%);transition:transform .55s var(--ease);z-index:0}
.btn:hover::before{transform:translateY(0)}
.btn--gold{background:var(--gold);color:var(--ink)}
.btn--ghost{background:transparent;color:var(--on-dark-strong);border-color:rgba(244,239,230,.28)}
.btn--ghost::before{background:var(--ivory)}
.btn--ghost:hover{color:var(--ink);border-color:var(--ivory)}
.btn--sm{padding:13px 22px;font-size:.72rem}
.btn--lg{padding:22px 40px;font-size:.86rem}
.btn__arrow{position:relative;z-index:1;width:18px;height:10px;display:inline-block;flex:none}
.btn__arrow::before,.btn__arrow::after{content:"";position:absolute;background:currentColor;transition:transform .4s var(--ease)}
.btn__arrow::before{left:0;top:50%;width:18px;height:1.5px;transform:translateY(-50%)}
.btn__arrow::after{right:0;top:50%;width:7px;height:7px;border-right:1.5px solid currentColor;border-top:1.5px solid currentColor;background:none;transform:translateY(-50%) rotate(45deg)}
.btn:hover .btn__arrow{transform:translateX(4px)}

/* ---------- loader ---------- */
.loader{position:fixed;inset:0;z-index:1000;background:var(--ink);display:grid;place-items:center;transition:transform .9s var(--ease-io)}
.loader.is-done{transform:translateY(-100%)}
.loader__inner{display:grid;justify-items:center;gap:26px}
.loader__mark{width:84px;height:84px;object-fit:contain;opacity:0;transform:scale(.8)}
.loader__bar{width:160px;height:1px;background:rgba(244,239,230,.15);overflow:hidden}
.loader__bar i{display:block;height:100%;width:100%;background:var(--gold);transform:scaleX(0);transform-origin:left}

/* ---------- cursor ---------- */
.cursor{position:fixed;left:0;top:0;z-index:999;pointer-events:none;display:none}
@media(hover:hover) and (pointer:fine){.cursor{display:block}}
.cursor__dot,.cursor__ring{position:absolute;left:0;top:0;border-radius:50%;transform:translate(-50%,-50%)}
.cursor__dot{width:6px;height:6px;background:var(--gold)}
.cursor__ring{width:36px;height:36px;border:1px solid rgba(201,161,74,.7);transition:width .3s var(--ease),height .3s var(--ease),background .3s,opacity .3s}
.cursor.is-hover .cursor__ring{width:64px;height:64px;background:rgba(201,161,74,.12)}
.cursor.is-hidden{opacity:0}

/* ---------- nav ---------- */
.nav{position:fixed;top:0;left:0;right:0;z-index:100;padding:22px 0;transition:padding .4s var(--ease),background .4s,backdrop-filter .4s;transform:translateY(-110%)}
body.loaded .nav{transform:none;transition:transform .9s var(--ease) .1s,padding .4s var(--ease),background .4s}
.nav.is-scrolled{padding:12px 0;background:rgba(10,20,17,.72);backdrop-filter:blur(16px);-webkit-backdrop-filter:blur(16px);border-bottom:1px solid rgba(244,239,230,.06)}
.nav__inner{width:min(1280px,100% - var(--gutter)*2);margin-inline:auto;display:flex;align-items:center;gap:40px}
.nav__logo img{width:210px;height:auto}
.nav__links{display:flex;gap:34px;margin-left:auto}
.nav__links a{font-size:.8rem;letter-spacing:.14em;text-transform:uppercase;font-weight:500;color:var(--on-dark);position:relative;padding:6px 0}
.nav__links a::after{content:"";position:absolute;left:0;right:0;bottom:0;height:1px;background:var(--gold);transform:scaleX(0);transform-origin:right;transition:transform .4s var(--ease)}
.nav__links a:hover{color:var(--on-dark-strong)}
.nav__links a:hover::after{transform:scaleX(1);transform-origin:left}
.burger{display:none;width:46px;height:46px;border:1px solid rgba(244,239,230,.25);border-radius:50%;background:transparent;position:relative;margin-left:auto}
.burger span{position:absolute;left:14px;right:14px;height:1.5px;background:var(--ivory);transition:transform .4s var(--ease),top .4s var(--ease)}
.burger span:first-child{top:18px}.burger span:last-child{top:26px}
.burger.is-open span:first-child{top:22px;transform:rotate(45deg)}
.burger.is-open span:last-child{top:22px;transform:rotate(-45deg)}
.menu{position:fixed;inset:0;z-index:90;background:var(--ink);display:grid;place-items:center;clip-path:circle(0 at calc(100% - 44px) 44px);transition:clip-path .8s var(--ease-io);pointer-events:none}
.menu.is-open{clip-path:circle(150% at calc(100% - 44px) 44px);pointer-events:auto}
.menu__inner{display:grid;gap:10px}
.menu__inner a{font-family:var(--fd);font-size:clamp(2.4rem,9vw,4.4rem);line-height:1.1;display:flex;align-items:baseline;gap:18px;opacity:0;transform:translateY(24px);transition:opacity .6s var(--ease),transform .6s var(--ease)}
.menu.is-open .menu__inner a{opacity:1;transform:none}
.menu.is-open .menu__inner a:nth-child(2){transition-delay:.08s}.menu.is-open .menu__inner a:nth-child(3){transition-delay:.16s}.menu.is-open .menu__inner a:nth-child(4){transition-delay:.24s}.menu.is-open .menu__inner a:nth-child(5){transition-delay:.32s}
.menu__inner a em{font-family:var(--fb);font-style:normal;font-size:.75rem;letter-spacing:.2em;color:var(--gold)}
.menu__cta{color:var(--gold)}

/* ---------- hero ---------- */
.hero{position:relative;min-height:100svh;display:flex;flex-direction:column;justify-content:center;padding:150px 0 90px;overflow:hidden;background:radial-gradient(120% 80% at 70% 10%,#17382E 0%,var(--pine) 55%,var(--ink) 100%)}
.hero__bg{position:absolute;inset:0;pointer-events:none}
.hero__glow{position:absolute;border-radius:50%;filter:blur(90px);opacity:.55;will-change:transform}
.hero__glow--a{width:60vw;height:60vw;max-width:820px;max-height:820px;right:-14vw;top:-18vw;background:radial-gradient(circle,rgba(201,161,74,.35) 0%,rgba(201,161,74,0) 65%)}
.hero__glow--b{width:46vw;height:46vw;max-width:620px;max-height:620px;left:-12vw;bottom:-10vw;background:radial-gradient(circle,rgba(31,82,67,.9) 0%,rgba(31,82,67,0) 65%)}
.hero__skyline{position:absolute;left:0;right:0;bottom:0;width:100%;height:min(46vh,420px);opacity:.9}
.sky--line,.sky--win path,.sky--horizon{stroke-dasharray:1;stroke-dashoffset:1}
.sky--far{opacity:0}
.hero__inner{position:relative;display:grid;grid-template-columns:minmax(0,1.25fr) minmax(300px,.75fr);gap:clamp(40px,6vw,90px);align-items:center}
.hero__title{font-size:clamp(3rem,7.4vw,7.2rem);line-height:.98;letter-spacing:-.02em;margin:0 0 30px;font-weight:300}
.hero__title .w{display:inline-block;overflow:hidden;vertical-align:bottom;padding-bottom:.05em;margin-bottom:-.05em}
.hero__title .w{clip-path:inset(0 0 0 0)}
.hero__lead{max-width:560px;font-size:clamp(1.05rem,1.35vw,1.25rem);line-height:1.65;color:var(--on-dark);font-weight:300}
.hero__actions{display:flex;flex-wrap:wrap;gap:16px;margin:40px 0 44px}
.hero__meta{list-style:none;margin:0;padding:0;display:flex;flex-wrap:wrap;gap:12px 36px;font-size:.8rem;letter-spacing:.12em;text-transform:uppercase;color:var(--on-dark);font-weight:500}
.hero__meta li{position:relative;padding-left:16px}
.hero__meta li::before{content:"";position:absolute;left:0;top:50%;width:6px;height:6px;border-radius:50%;background:var(--gold);transform:translateY(-50%)}
.hero__meta b{color:var(--on-dark-strong);font-weight:600}

.hero__card{position:relative;background:linear-gradient(160deg,rgba(244,239,230,.08),rgba(244,239,230,.025));border:1px solid rgba(244,239,230,.12);border-radius:var(--r);padding:48px 38px 36px;backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px);transform-style:preserve-3d;box-shadow:0 40px 90px -30px rgba(0,0,0,.6);will-change:transform}
.hero__card::before{content:"";position:absolute;inset:0;border-radius:inherit;padding:1px;background:linear-gradient(140deg,rgba(201,161,74,.6),transparent 40%,transparent 60%,rgba(201,161,74,.35));-webkit-mask:linear-gradient(#000 0 0) content-box,linear-gradient(#000 0 0);-webkit-mask-composite:xor;mask-composite:exclude;pointer-events:none}
.seal{position:absolute;top:-44px;right:28px;width:108px;height:108px;display:grid;place-items:center;transform:translateZ(40px)}
.seal svg{position:absolute;inset:0;animation:spin 16s linear infinite}
.seal text{font-family:var(--fb);font-size:10.5px;letter-spacing:.2em;font-weight:600;fill:var(--gold)}
.seal img{width:44px;height:44px;object-fit:contain}
@keyframes spin{to{transform:rotate(360deg)}}
.hero__card-kicker{font-family:var(--fd);font-size:1.7rem;line-height:1.1;margin-bottom:22px;transform:translateZ(20px)}
.checklist{list-style:none;margin:0;padding:0;display:grid;gap:14px;transform:translateZ(16px)}
.checklist li{display:flex;gap:14px;align-items:flex-start;font-size:.95rem;color:var(--on-dark);line-height:1.5}
.checklist i{flex:none;width:22px;height:22px;border-radius:50%;border:1px solid var(--gold);position:relative;margin-top:2px}
.checklist i::after{content:"";position:absolute;left:7px;top:4px;width:5px;height:9px;border-right:1.5px solid var(--gold);border-bottom:1.5px solid var(--gold);transform:rotate(45deg)}
.hero__card-link{display:inline-flex;gap:8px;margin-top:28px;font-size:.78rem;letter-spacing:.14em;text-transform:uppercase;font-weight:600;color:var(--gold);transform:translateZ(20px)}
.hero__card-link span{transition:transform .4s var(--ease)}
.hero__card-link:hover span{transform:translateX(6px)}
.hero__scroll{position:absolute;left:50%;bottom:26px;width:26px;height:44px;border:1px solid rgba(244,239,230,.3);border-radius:14px;transform:translateX(-50%);opacity:0}
.hero__scroll span{position:absolute;left:50%;top:8px;width:3px;height:8px;border-radius:2px;background:var(--gold);transform:translateX(-50%);animation:scrollhint 1.8s var(--ease) infinite}
@keyframes scrollhint{0%{transform:translate(-50%,0);opacity:1}70%{transform:translate(-50%,18px);opacity:0}100%{transform:translate(-50%,18px);opacity:0}}

/* ---------- ticker ---------- */
.ticker{background:var(--gold);color:var(--ink);overflow:hidden;padding:16px 0;position:relative;z-index:2}
.ticker__track{display:flex;align-items:center;gap:34px;width:max-content;animation:ticker 32s linear infinite;font-family:var(--fd);font-size:1.45rem;font-style:italic;font-weight:500;white-space:nowrap}
.ticker__track i{width:6px;height:6px;border-radius:50%;background:var(--ink);flex:none}
@keyframes ticker{to{transform:translateX(-50%)}}
.ticker:hover .ticker__track{animation-play-state:paused}

/* ---------- about / bento ---------- */
.about{background:var(--ivory);color:var(--slate)}
.statement{font-size:clamp(2rem,4.4vw,3.9rem);line-height:1.12;max-width:1080px;margin-bottom:clamp(60px,7vw,100px);font-weight:400}
.statement .sw{display:inline-block;color:rgba(43,42,38,.18);transition:color .3s}
.bento{display:grid;grid-template-columns:repeat(12,1fr);gap:18px}
.bento__card{position:relative;background:#fff;border:1px solid rgba(43,42,38,.08);border-radius:var(--r);padding:38px 34px;grid-column:span 4;overflow:hidden;transition:transform .5s var(--ease),box-shadow .5s var(--ease),border-color .4s}
.bento__card:hover{transform:translateY(-6px);box-shadow:0 30px 60px -30px rgba(16,38,31,.35);border-color:rgba(201,161,74,.5)}
.bento__card--lg{grid-column:span 8;grid-row:span 2;padding:48px 44px;background:var(--pine);color:var(--on-dark-strong);border-color:transparent}
.bento__card--lg p{color:var(--on-dark)}
.bento__card--wide{grid-column:span 12;display:grid;grid-template-columns:auto 1fr;grid-template-areas:"icon title" "icon text";column-gap:30px;align-items:center;padding:36px 44px}
.bento__card--wide .bento__icon{grid-area:icon;margin:0}
.bento__card--wide h3{grid-area:title;margin-bottom:8px}
.bento__card--wide p{grid-area:text;max-width:760px}
.bento__num{position:absolute;top:26px;right:30px;font-family:var(--fd);font-size:1.1rem;color:var(--gold-3);letter-spacing:.08em}
.bento__card--lg .bento__num{color:var(--gold)}
.bento__icon{width:54px;height:54px;border-radius:16px;display:grid;place-items:center;background:rgba(201,161,74,.12);margin-bottom:26px}
.bento__icon svg{width:26px;height:26px;stroke:var(--gold-3);fill:none;stroke-width:1.5;stroke-linecap:round;stroke-linejoin:round}
.bento__card--lg .bento__icon{background:rgba(201,161,74,.16)}
.bento__card--lg .bento__icon svg{stroke:var(--gold)}
.bento__card h3{margin-bottom:14px}
.bento__card p{font-size:1rem;line-height:1.65;color:var(--stone);max-width:520px}
.bento__card--lg h3{font-size:clamp(1.9rem,2.8vw,2.6rem)}
.bento__card--lg p{font-size:1.08rem}
.bento__art{position:absolute;right:-60px;bottom:-60px;width:320px;height:320px;pointer-events:none}
.bento__art span{position:absolute;inset:0;border-radius:50%;border:1px solid rgba(201,161,74,.35);animation:ring 6s var(--ease) infinite}
.bento__art span:nth-child(2){animation-delay:2s}.bento__art span:nth-child(3){animation-delay:4s}
@keyframes ring{0%{transform:scale(.3);opacity:0}30%{opacity:.8}100%{transform:scale(1.1);opacity:0}}

/* ---------- stats ---------- */
.stats{background:var(--sand);color:var(--slate);padding:54px 0;border-top:1px solid rgba(43,42,38,.08);border-bottom:1px solid rgba(43,42,38,.08)}
.stats__grid{display:grid;grid-template-columns:repeat(4,1fr);gap:24px}
.stat{text-align:left;padding:0 0 0 24px;border-left:1px solid rgba(201,161,74,.6)}
.stat b{display:block;font-family:var(--fd);font-weight:400;font-size:clamp(2.6rem,4.5vw,3.8rem);line-height:1;color:var(--pine);margin-bottom:8px}
.stat span:last-child{font-size:.78rem;letter-spacing:.16em;text-transform:uppercase;color:var(--stone);font-weight:600}

/* ---------- section head ---------- */
.section-head{display:grid;grid-template-columns:1.1fr .9fr;gap:40px;align-items:end;margin-bottom:clamp(48px,6vw,80px)}
.section-head__text{max-width:460px;font-size:1.05rem;line-height:1.7;color:var(--on-dark);justify-self:end}

/* ---------- areas ---------- */
.areas{background:radial-gradient(90% 60% at 50% 0%,#153429 0%,var(--pine) 60%);overflow:hidden}
.tabs{position:relative;display:inline-flex;gap:6px;padding:6px;border:1px solid rgba(244,239,230,.14);border-radius:999px;margin-bottom:46px;background:rgba(244,239,230,.03)}
.tab{position:relative;z-index:1;background:none;border:0;padding:14px 26px;border-radius:999px;font-size:.82rem;letter-spacing:.14em;text-transform:uppercase;font-weight:600;color:var(--on-dark);transition:color .35s;display:flex;gap:10px;align-items:center}
.tab small{font-size:.68rem;color:var(--gold);font-weight:600}
.tab.is-active{color:var(--ink)}
.tab.is-active small{color:var(--ink)}
.tabs__ink{position:absolute;top:6px;bottom:6px;left:6px;width:0;border-radius:999px;background:var(--gold);transition:left .55s var(--ease),width .55s var(--ease)}
.area-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:16px}
.area-grid[hidden]{display:none}
.area{position:relative;display:grid;gap:6px;padding:30px 26px 26px;min-height:200px;border-radius:var(--r-sm);border:1px solid rgba(244,239,230,.1);background:linear-gradient(160deg,rgba(244,239,230,.055),rgba(244,239,230,.015));overflow:hidden;transform-style:preserve-3d;transition:border-color .4s,background .4s;will-change:transform}
.area::before{content:"";position:absolute;inset:0;background:radial-gradient(120% 90% at 100% 100%,rgba(201,161,74,.35),transparent 60%);opacity:0;transition:opacity .5s var(--ease)}
.area:hover{border-color:rgba(201,161,74,.6)}
.area:hover::before{opacity:1}
.area__idx{font-size:.7rem;letter-spacing:.2em;color:var(--gold);font-weight:600}
.area__pin{position:absolute;top:26px;right:24px;width:12px;height:12px}
.area__pin i,.area__pin::after{content:"";position:absolute;inset:0;border-radius:50%;background:var(--gold)}
.area__pin::after{animation:pulse 2.4s var(--ease) infinite;opacity:.6}
@keyframes pulse{0%{transform:scale(1);opacity:.7}100%{transform:scale(3.2);opacity:0}}
.area__name{font-family:var(--fd);font-size:1.7rem;line-height:1.08;margin-top:auto;transform:translateZ(16px)}
.area__tag{font-size:.78rem;letter-spacing:.08em;text-transform:uppercase;color:var(--on-dark);font-weight:500}
.area__cta{position:absolute;left:26px;right:26px;bottom:-30px;font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;color:var(--gold);font-weight:600;opacity:0;transition:transform .5s var(--ease),opacity .5s var(--ease)}
.area:hover .area__cta{transform:translateY(-52px);opacity:1}
.area:hover .area__tag{opacity:0;transition:opacity .25s}
.areas__note{margin-top:40px;font-size:.95rem;color:var(--on-dark);max-width:600px}

/* ---------- process ---------- */
.process{background:var(--ivory);color:var(--slate)}
.process .section-head{grid-template-columns:1fr}
.steps{position:relative;display:grid;grid-template-columns:repeat(3,1fr);gap:40px;padding-top:120px}
.steps__line{position:absolute;left:0;right:0;top:40px;width:100%;height:120px;opacity:.9}
.steps__line path{stroke-dasharray:1;stroke-dashoffset:1}
.step{position:relative;padding-top:28px;border-top:1px solid rgba(43,42,38,.12)}
.step::before{content:"";position:absolute;top:-6px;left:0;width:11px;height:11px;border-radius:50%;background:var(--gold)}
.step__num{display:block;font-family:var(--fd);font-size:3.4rem;line-height:1;color:var(--gold);margin-bottom:18px;font-weight:300}
.step h3{margin-bottom:12px}
.step p{color:var(--stone);line-height:1.7}

/* ---------- consultation ---------- */
.consult{background:var(--ink);overflow:hidden}
.consult__glow{position:absolute;left:50%;top:40%;width:70vw;height:70vw;max-width:900px;max-height:900px;transform:translate(-50%,-50%);background:radial-gradient(circle,rgba(31,82,67,.75),rgba(31,82,67,0) 60%);filter:blur(40px);pointer-events:none}
.consult__grid{position:relative;display:grid;grid-template-columns:.9fr 1.1fr;gap:clamp(40px,6vw,96px);align-items:start}
.consult__copy{position:sticky;top:120px}
.consult__text{margin:24px 0 40px;font-size:1.08rem;line-height:1.7;color:var(--on-dark);max-width:440px}
.next{list-style:none;margin:0;padding:0;display:grid;gap:22px}
.next li{display:flex;gap:18px;align-items:flex-start}
.next span{flex:none;width:38px;height:38px;border-radius:50%;border:1px solid var(--gold);display:grid;place-items:center;font-family:var(--fd);font-size:1.1rem;color:var(--gold)}
.next b{display:block;font-weight:600;font-size:1rem}
.next small{display:block;color:var(--on-dark);font-size:.92rem;margin-top:3px}

.form-card{position:relative;background:linear-gradient(170deg,rgba(244,239,230,.07),rgba(244,239,230,.02));border:1px solid rgba(244,239,230,.12);border-radius:var(--r);padding:36px clamp(24px,3vw,44px) 40px;backdrop-filter:blur(16px);-webkit-backdrop-filter:blur(16px);box-shadow:0 50px 110px -40px rgba(0,0,0,.7);overflow:hidden}
.form-card::before{content:"";position:absolute;inset:0;border-radius:inherit;padding:1px;background:linear-gradient(140deg,rgba(201,161,74,.55),transparent 35%,transparent 65%,rgba(201,161,74,.3));-webkit-mask:linear-gradient(#000 0 0) content-box,linear-gradient(#000 0 0);-webkit-mask-composite:xor;mask-composite:exclude;pointer-events:none}
.form-card__head{margin-bottom:30px}
.progress{height:2px;background:rgba(244,239,230,.12);border-radius:2px;overflow:hidden;margin-bottom:18px}
.progress i{display:block;height:100%;width:33.33%;background:linear-gradient(90deg,var(--gold-3),var(--gold-2));transition:width .6s var(--ease)}
.form-card__step{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:baseline;gap:10px}
.form-card__step #stepLabel{font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);font-weight:600}
.form-card__step #stepTitle{font-family:var(--fd);font-size:1.9rem;line-height:1.1}
.hp{position:absolute;left:-9999px;top:-9999px}
.fstep{border:0;margin:0;padding:0;display:none}
.fstep.is-active{display:block;animation:stepin .55s var(--ease)}
@keyframes stepin{from{opacity:0;transform:translateX(26px)}to{opacity:1;transform:none}}
.fstep.is-back{animation-name:stepback}
@keyframes stepback{from{opacity:0;transform:translateX(-26px)}to{opacity:1;transform:none}}
.flabel{font-size:.74rem;letter-spacing:.18em;text-transform:uppercase;color:var(--on-dark);font-weight:600;margin:22px 0 12px}
.flabel:first-child{margin-top:0}
.chips{display:flex;flex-wrap:wrap;gap:10px}
.chips--big{display:grid;grid-template-columns:repeat(auto-fill,minmax(150px,1fr));gap:12px}
.chip{position:relative;cursor:pointer}
.chip input{position:absolute;opacity:0;width:1px;height:1px}
.chip span:last-child{position:relative;display:block;padding:12px 18px;border-radius:999px;border:1px solid rgba(244,239,230,.18);font-size:.9rem;font-weight:500;color:var(--on-dark);transition:border-color .3s,color .3s,background .3s,transform .4s var(--ease)}
.chip:hover span:last-child{border-color:rgba(201,161,74,.6);color:var(--on-dark-strong)}
.chip input:checked+span,.chip input:checked~span:last-child{background:var(--gold);border-color:var(--gold);color:var(--ink);font-weight:600}
.chip input:focus-visible~span:last-child{outline:2px solid var(--gold);outline-offset:3px}
.chips--big .chip span:last-child{padding:22px 18px 20px;border-radius:var(--r-sm);text-align:center;font-size:.98rem}
.chips--big .chip{display:grid}
.chips--big .chip span:last-child{padding-top:66px}
.chip__ic{position:absolute;left:50%;top:22px;width:34px;height:34px;transform:translateX(-50%);z-index:1;background-repeat:no-repeat;background-size:contain;opacity:.9;pointer-events:none;transition:filter .3s}
.chip input:checked~.chip__ic{filter:brightness(0) saturate(100%) invert(6%) sepia(20%) saturate(900%) hue-rotate(110deg)}
.chip__ic--home{background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%23C9A14A' stroke-width='1.4' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpath d='M3 11l9-7 9 7v9a1 1 0 0 1-1 1h-5v-6h-6v6H4a1 1 0 0 1-1-1z'/%3E%3C/svg%3E")}
.chip__ic--invest{background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%23C9A14A' stroke-width='1.4' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpath d='M3 17l6-6 4 4 8-8'/%3E%3Cpath d='M14 7h7v7'/%3E%3C/svg%3E")}
.chip__ic--sell{background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%23C9A14A' stroke-width='1.4' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpath d='M20 12l-8 8-9-9V4h7l10 8z'/%3E%3Ccircle cx='7.5' cy='7.5' r='1.5'/%3E%3C/svg%3E")}
.chip__ic--rent{background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%23C9A14A' stroke-width='1.4' stroke-linecap='round' stroke-linejoin='round'%3E%3Ccircle cx='8' cy='14' r='4'/%3E%3Cpath d='M11 11l9-9 2 2-2 2 1 1-2 2-1-1-2 2'/%3E%3C/svg%3E")}
.chip__ic--unsure{background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%23C9A14A' stroke-width='1.4' stroke-linecap='round' stroke-linejoin='round'%3E%3Ccircle cx='12' cy='12' r='9'/%3E%3Cpath d='M9.5 9.5a2.5 2.5 0 1 1 3.5 2.3c-.7.4-1 1-1 1.7'/%3E%3Cpath d='M12 17h.01'/%3E%3C/svg%3E")}
.field{position:relative;margin-bottom:18px}
.field input,.field select{width:100%;background:rgba(244,239,230,.04);border:1px solid rgba(244,239,230,.16);border-radius:var(--r-sm);padding:24px 18px 10px;color:var(--on-dark-strong);font:inherit;font-size:1rem;transition:border-color .3s,background .3s;-webkit-appearance:none;appearance:none}
.field input:focus{outline:none;border-color:var(--gold);background:rgba(244,239,230,.06)}
.field label{position:absolute;left:18px;top:18px;font-size:.95rem;color:var(--on-dark);pointer-events:none;transition:transform .3s var(--ease),font-size .3s,color .3s;transform-origin:left}
.field label span{opacity:.6;font-size:.85em}
.field input:focus+label,.field input:not(:placeholder-shown)+label{transform:translateY(-11px);font-size:.7rem;letter-spacing:.12em;text-transform:uppercase;color:var(--gold)}
.field--phone{display:grid;grid-template-columns:150px 1fr;gap:10px}
.field--phone .ferr{grid-column:1/-1}
.field__in{position:relative}
.field select{padding:0 36px 0 16px;height:100%;min-height:58px;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'%3E%3Cpath d='M1 1l5 5 5-5' fill='none' stroke='%23C9A14A' stroke-width='1.5'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 14px center;cursor:pointer;font-size:.95rem}
.field select:focus{outline:none;border-color:var(--gold)}
.field select option{color:#111}
.field.is-error input,.field.is-error select{border-color:#E26D5C}
.ferr{display:none;font-size:.82rem;color:#F0A091;margin:8px 0 0}
.ferr.is-visible{display:block}
.ferr--global{margin:18px 0 0;text-align:center}
.fnote{margin-top:22px;font-size:.8rem;line-height:1.6;color:rgba(244,239,230,.5)}
.form__nav{display:flex;justify-content:flex-end;gap:12px;margin-top:30px;flex-wrap:wrap}
.form__nav #btnBack{margin-right:auto}
.btn.is-loading{pointer-events:none;opacity:.7}
.btn.is-loading span{animation:blink 1s infinite}
@keyframes blink{50%{opacity:.4}}
.form-success{position:relative;text-align:center;padding:30px 10px 10px}
.form-success__confetti{position:absolute;inset:0;width:100%;height:100%;pointer-events:none}
.form-success__check{width:92px;height:92px;margin:0 auto 24px;display:block}
.form-success__check circle{fill:none;stroke:var(--gold);stroke-width:1.5;stroke-dasharray:230;stroke-dashoffset:230;animation:draw 1s var(--ease) forwards}
.form-success__check path{fill:none;stroke:var(--gold);stroke-width:2.2;stroke-linecap:round;stroke-linejoin:round;stroke-dasharray:60;stroke-dashoffset:60;animation:draw .6s var(--ease) .5s forwards}
@keyframes draw{to{stroke-dashoffset:0}}
.form-success h3{font-size:2.3rem;margin-bottom:14px}
.form-success p{color:var(--on-dark);max-width:380px;margin:0 auto}
.form-success__small{margin-top:14px!important;font-size:.85rem;color:var(--gold)!important}

/* ---------- faq ---------- */
.faq{background:var(--ivory);color:var(--slate)}
.faq__grid{display:grid;grid-template-columns:.8fr 1.2fr;gap:clamp(40px,6vw,90px)}
.faq__grid>div:first-child{position:sticky;top:120px;align-self:start}
.acc__item{border-top:1px solid rgba(43,42,38,.14)}
.acc__item:last-child{border-bottom:1px solid rgba(43,42,38,.14)}
.acc__item summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;align-items:center;gap:20px;padding:26px 0;font-family:var(--fd);font-size:clamp(1.35rem,2vw,1.7rem);line-height:1.2;transition:color .3s}
.acc__item summary::-webkit-details-marker{display:none}
.acc__item summary:hover{color:var(--gold-3)}
.acc__item summary i{flex:none;width:34px;height:34px;border-radius:50%;border:1px solid rgba(43,42,38,.2);position:relative;transition:transform .5s var(--ease),background .3s,border-color .3s}
.acc__item summary i::before,.acc__item summary i::after{content:"";position:absolute;left:50%;top:50%;background:currentColor;transform:translate(-50%,-50%)}
.acc__item summary i::before{width:12px;height:1.5px}
.acc__item summary i::after{width:1.5px;height:12px;transition:transform .4s}
.acc__item[open] summary i{transform:rotate(180deg);background:var(--pine);border-color:var(--pine);color:var(--ivory)}
.acc__item[open] summary i::after{transform:translate(-50%,-50%) scaleY(0)}
.acc__body{overflow:hidden}
.acc__body p{padding:0 60px 28px 0;color:var(--stone);line-height:1.75;font-size:1.02rem}

/* ---------- final ---------- */
.final{background:var(--pine);padding:clamp(100px,14vw,180px) 0;text-align:center;overflow:hidden;position:relative}
.final__inner{display:grid;justify-items:center;gap:22px}
.final__title{font-size:clamp(3.2rem,9vw,8.5rem);line-height:.95;font-weight:300;letter-spacing:-.02em}
.final p{color:var(--on-dark);font-size:1.1rem;margin-bottom:14px}

/* ---------- footer ---------- */
.footer{background:var(--ink);color:var(--on-dark);padding:64px 0 28px;border-top:1px solid rgba(244,239,230,.06)}
.footer__inner{display:flex;justify-content:space-between;gap:40px;flex-wrap:wrap;padding-bottom:40px;border-bottom:1px solid rgba(244,239,230,.08)}
.footer__brand{max-width:400px}
.footer__brand img{width:210px;margin-bottom:18px}
.footer__brand p{font-size:.95rem;line-height:1.7}
.footer__links{display:flex;flex-direction:column;gap:12px;font-size:.8rem;letter-spacing:.14em;text-transform:uppercase;font-weight:500}
.footer__links a{transition:color .3s}
.footer__links a:hover{color:var(--gold)}
.footer__bottom{display:flex;justify-content:space-between;gap:20px;flex-wrap:wrap;padding-top:24px;font-size:.78rem;letter-spacing:.06em;color:rgba(244,239,230,.45)}

/* ---------- reveal defaults (JS animates from these) ---------- */
[data-reveal]{opacity:0;transform:translateY(28px)}
.no-js [data-reveal],.reduced [data-reveal]{opacity:1;transform:none}

/* ---------- responsive ---------- */
@media(max-width:1100px){
  .area-grid{grid-template-columns:repeat(3,1fr)}
  .bento__card--lg{grid-column:span 12;grid-row:auto}
  .bento__card{grid-column:span 6}
  .bento__card--wide{grid-column:span 12}
}
@media(max-width:900px){
  .nav__links,.nav__cta{display:none}
  .burger{display:block}
  .hero{padding:130px 0 80px}
  .hero__inner{grid-template-columns:1fr}
  .hero__card{max-width:520px;margin-top:40px}
  .section-head{grid-template-columns:1fr}
  .section-head__text{justify-self:start}
  .stats__grid{grid-template-columns:repeat(2,1fr);gap:34px 24px}
  .steps{grid-template-columns:1fr;gap:34px;padding-top:30px}
  .steps__line{display:none}
  .consult__grid,.faq__grid{grid-template-columns:1fr}
  .consult__copy,.faq__grid>div:first-child{position:static}
  .area-grid{grid-template-columns:repeat(2,1fr)}
}
@media(max-width:560px){
  .hero__title{font-size:clamp(2.6rem,12vw,3.6rem)}
  .hero__actions .btn{width:100%;justify-content:center}
  .bento__card,.bento__card--wide{grid-column:span 12}
  .bento__card--wide{display:block;padding:34px 28px}
  .bento__card--wide .bento__icon{margin-bottom:26px}
  .bento__card--lg{padding:38px 28px}
  .area-grid{grid-template-columns:1fr}
  .area{min-height:150px}
  .tabs{display:flex}
  .tab{flex:1;justify-content:center;padding:12px 10px;font-size:.72rem}
  .field--phone{grid-template-columns:120px 1fr}
  .form__nav{flex-direction:column-reverse}
  .form__nav .btn{width:100%;justify-content:center}
  .form__nav #btnBack{margin-right:0}
  .form-card__step #stepTitle{font-size:1.6rem}
  .seal{width:88px;height:88px;top:-36px;right:18px}
  .ticker__track{font-size:1.15rem}
}
@media(prefers-reduced-motion:reduce){
  *,*::before,*::after{animation-duration:.01ms!important;animation-iteration-count:1!important;transition-duration:.01ms!important}
  .ticker__track{animation:none}
  [data-reveal]{opacity:1;transform:none}
  .sky--line,.sky--win path,.sky--horizon,.steps__line path{stroke-dasharray:none;stroke-dashoffset:0}
  .sky--far{opacity:1}
  .hero__scroll{opacity:1}
}