:root {
  --black: #faf9f6;
  --mid:   #f0ede6;
  --gold:  #8a6e1e;
  --gdim:  rgba(139,110,30,0.10);
  --rule:  rgba(139,110,30,0.20);
  --g:     clamp(20px,5vw,72px);
  /* light bg text */
  --dl1: #0d0c08;
  --dl2: #2a2520;
  --dl3: #6b5c42;
  --dl4: #9a8e7c;
}
*,*::before,*::after { box-sizing:border-box; margin:0; padding:0; }
html { scroll-behavior:smooth; background:#faf9f6; }
body { background:#faf9f6; color:var(--dl1); font-family:'Montserrat',sans-serif; font-weight:400; line-height:1.72; overflow-x:hidden; }

/* NAV */
nav { position:fixed; top:0; left:0; right:0; z-index:200; background:#faf9f6; border-bottom:1px solid var(--rule); display:flex; justify-content:space-between; align-items:center; padding:0 var(--g); height:62px; }
.nav-logo { text-decoration:none; white-space:nowrap; flex-shrink:0; cursor:pointer; display:flex; flex-direction:row; align-items:center; gap:12px; }
.nav-logo .logo-lift-img { height:18px; width:auto; display:block; }
.nav-logo .logo-sub { font-family:'Barlow Condensed',sans-serif; color:#3a2e1e; font-size:1.1rem; font-weight:700; letter-spacing:.28em; text-transform:uppercase; opacity:1; }
.nav-links { display:none; }
.nav-links a { font-size:.6rem; letter-spacing:.15em; text-transform:uppercase; color:var(--dl3); text-decoration:none; transition:color .25s; white-space:nowrap; cursor:pointer; }
.nav-links a:hover { color:var(--dl1); }
.nav-links a.active { color:var(--gold); }
.lang-btn { font-size:.58rem; letter-spacing:.14em; text-transform:uppercase; background:none; border:1px solid var(--rule); color:var(--dl3); padding:5px 12px; cursor:pointer; font-family:'Noto Sans KR','Montserrat',sans-serif; transition:all .25s; margin-left:0; margin-right:10px; white-space:nowrap; }
.lang-btn:hover { border-color:var(--gold); color:var(--gold); }
nav > .lang-btn { margin-left:auto; margin-right:8px; }
.nav-burger { display:flex; flex-direction:column; gap:5px; cursor:pointer; padding:6px; background:none; border:none; }
.nav-burger span { display:block; width:24px; height:1.5px; background:var(--dl1); transition:all .3s; }
.nav-burger.open span:nth-child(1) { transform:translateY(6.5px) rotate(45deg); }
.nav-burger.open span:nth-child(2) { opacity:0; }
.nav-burger.open span:nth-child(3) { transform:translateY(-6.5px) rotate(-45deg); }
.nav-drawer { display:none; position:fixed; top:62px; left:0; right:0; background:#faf9f6; border-bottom:1px solid var(--rule); z-index:199; flex-direction:column; padding:20px var(--g) 28px; }
.nav-drawer.open { display:flex; }
.nav-drawer a { font-size:.72rem; letter-spacing:.18em; text-transform:uppercase; color:var(--dl2); text-decoration:none; padding:13px 0; border-bottom:1px solid rgba(139,110,30,.08); transition:color .2s; cursor:pointer; }
.nav-drawer a:last-child { border-bottom:none; }
.nav-drawer a:hover, .nav-drawer a.active { color:var(--gold); }
.drawer-lang { font-size:.65rem; letter-spacing:.15em; text-transform:uppercase; background:none; border:1px solid var(--rule); color:var(--dl3); padding:8px 16px; cursor:pointer; font-family:'Montserrat',sans-serif; margin-top:8px; }

/* PAGE SYSTEM */
.page { display:none; background:#faf9f6; }
.page.active { display:block; background:#faf9f6; }

/* SHARED */
.gs { padding:80px var(--g); background:#faf9f6; }
.lbl { font-size:.58rem; letter-spacing:.28em; text-transform:uppercase; color:var(--gold); margin-bottom:44px; display:flex; align-items:center; gap:12px; }
.lbl::after { content:''; flex:0 0 28px; height:1px; background:var(--gold); }
.btn { display:inline-block; padding:14px 48px; border:1px solid var(--gold); color:var(--gold); font-size:.65rem; letter-spacing:.24em; text-transform:uppercase; text-decoration:none; font-family:'Montserrat',sans-serif; font-weight:500; position:relative; overflow:hidden; transition:color .35s; cursor:pointer; background:none; }
.btn::before { content:''; position:absolute; inset:0; background:var(--gold); transform:translateX(-100%); transition:transform .35s; z-index:-1; }
.btn:hover { color:#faf9f6; }
.btn:hover::before { transform:translateX(0); }

/* PAGE HEADER */
.pg-head { padding:136px var(--g) 80px; background:#faf9f6; position:relative; overflow:hidden; }
.pg-head::before { content:''; position:absolute; inset:0; background:radial-gradient(ellipse 60% 50% at 75% 50%,rgba(139,110,30,.06),transparent 60%); pointer-events:none; }
.eyebrow { font-size:.6rem; letter-spacing:.3em; text-transform:uppercase; color:var(--gold); margin-bottom:22px; display:flex; align-items:center; gap:14px; }
.eyebrow::before { content:''; display:block; width:32px; height:1px; background:var(--gold); flex-shrink:0; }
.pg-head h1 { font-family:'Cormorant Garamond',serif; font-size:clamp(2.8rem,9vw,6rem); font-weight:300; line-height:1.05; color:var(--dl1); max-width:820px; }
.pg-head h1 em { font-style:italic; color:var(--gold); }
.head-rule { width:1px; height:56px; background:linear-gradient(to bottom,var(--gold),transparent); margin:34px 0 0 2px; opacity:.55; }

/* HEADING — stack sentences on large screens */
.head-line { display:inline; }
@media (min-width:1280px) {
  .pg-head h1 { max-width:none; }
  .head-line { display:block; white-space:nowrap; }
}

/* MISSION */
.mission { display:grid; grid-template-columns:1fr 1fr; gap:60px; align-items:start; border-top:1px solid var(--rule); padding-top:48px; }
.mission-stmt { font-family:'Cormorant Garamond',serif; font-size:clamp(1.5rem,2.8vw,2.15rem); font-weight:300; line-height:1.45; color:var(--dl1); }
.mission-stmt strong { font-weight:600; color:var(--gold); }
.mission-body p { font-size:.875rem; color:var(--dl2); margin-bottom:18px; font-weight:400; text-align:justify; hyphens:auto; }

/* STATS */
.stats-row { display:grid; grid-template-columns:repeat(4,1fr); gap:1px; background:var(--rule); border:1px solid var(--rule); }
.stat-blk { background:#faf9f6; padding:44px 24px; text-align:center; }
.stat-num { font-family:'Cormorant Garamond',serif; font-size:3rem; font-weight:300; color:var(--gold); line-height:1; margin-bottom:10px; }
.stat-lbl { font-size:.52rem; letter-spacing:.1em; text-transform:uppercase; color:var(--dl3); line-height:1.4; padding:0 4px; }
.stat-unit { font-size:1.2rem; font-family:'Cormorant Garamond',serif; }

/* BIO */
.bio-section { background:#f0ede6; border-top:1px solid var(--rule); border-bottom:1px solid var(--rule); }
.bio-grid { display:grid; grid-template-columns:320px 1fr; gap:64px; align-items:start; }
.portrait-frame { width:100%; aspect-ratio:3/4; border:1px solid var(--rule); overflow:hidden; background:#faf9f6; }
.portrait-frame img { width:100%; height:100%; object-fit:cover; object-position:center top; display:block; }
.portrait-cap { margin-top:18px; padding-top:18px; border-top:1px solid var(--rule); }
.portrait-name { font-family:'Cormorant Garamond',serif; font-size:1.4rem; font-weight:400; letter-spacing:.05em; margin-bottom:4px; color:var(--dl1); }
.portrait-title { font-size:.6rem; letter-spacing:.2em; text-transform:uppercase; color:var(--gold); }
.bio-text h2 { font-family:'Cormorant Garamond',serif; font-size:clamp(1.8rem,3.5vw,3rem); font-weight:300; line-height:1.2; margin-bottom:32px; color:var(--dl1); }
.bio-text h2 em { font-style:italic; color:var(--gold); }
.bio-text p { font-size:.875rem; color:var(--dl2); margin-bottom:20px; font-weight:400; text-align:justify; hyphens:auto; }
.bio-pull { border-left:2px solid var(--gold); padding-left:22px; margin:36px 0; font-family:'Cormorant Garamond',serif; font-size:1.2rem; font-style:italic; font-weight:300; line-height:1.55; color:var(--dl1); }
.bio-dre { color:var(--dl3); font-size:.8rem; letter-spacing:.05em; }

/* EXPERTISE */
.exp-grid { display:grid; grid-template-columns:repeat(3,1fr); gap:1px; background:var(--rule); border:1px solid var(--rule); margin-top:70px; }
.exp-card { background:#f0ede6; padding:34px 28px; transition:background .35s; }
.exp-card:hover { background:rgba(139,110,30,.06); }
.exp-num { font-family:'Cormorant Garamond',serif; font-size:2.5rem; font-weight:300; color:var(--gdim); line-height:1; margin-bottom:16px; }
.exp-card h3 { font-size:.66rem; letter-spacing:.15em; text-transform:uppercase; font-weight:600; margin-bottom:12px; color:var(--dl1); }
.exp-card p { font-size:.8rem; color:var(--dl2); line-height:1.68; font-weight:400; text-align:justify; hyphens:auto; }

/* PHILOSOPHY */
.phil-wrap { max-width:700px; margin:0 auto; text-align:center; }
.phil-wrap h2 { font-family:'Cormorant Garamond',serif; font-size:clamp(1.8rem,3.5vw,2.8rem); font-weight:300; line-height:1.3; margin-bottom:32px; color:var(--dl1); }
.phil-wrap h2 em { font-style:italic; color:var(--gold); }
.phil-wrap p { font-size:.875rem; color:var(--dl2); margin-bottom:20px; font-weight:400; }
.phil-div { width:1px; height:48px; background:var(--gold); margin:40px auto; opacity:.4; }

/* SERVICES LIST */
.svc-list { display:grid; grid-template-columns:1fr 1fr; border-top:1px solid var(--rule); border-left:1px solid var(--rule); }
.svc-item { border-right:1px solid var(--rule); border-bottom:1px solid var(--rule); padding:30px 32px; display:flex; align-items:flex-start; gap:16px; transition:background .3s; }
.svc-item:hover { background:rgba(139,110,30,.04); }
.svc-dot { width:5px; height:5px; border-radius:50%; background:var(--gold); margin-top:7px; flex-shrink:0; }
.svc-item h3 { font-size:.68rem; letter-spacing:.15em; text-transform:uppercase; font-weight:600; margin-bottom:7px; color:var(--dl1); }
.svc-item p { font-size:.8rem; color:var(--dl2); font-weight:400; line-height:1.64; text-align:justify; hyphens:auto; }

/* PARTNERS */
.partners-wrap { padding:72px var(--g); background:#faf9f6; border-top:1px solid var(--rule); }
.partners-lbl { font-size:.58rem; letter-spacing:.3em; text-transform:uppercase; color:var(--gold); margin-bottom:48px; text-align:center; }
.partners-grid { display:grid; grid-template-columns:repeat(4,1fr); gap:0; background:#faf9f6; }
  .partner-cell { background:#faf9f6; padding:32px 24px; display:flex; align-items:center; justify-content:center; min-height:210px; transition:background .3s; }
  .partner-cell:hover { background:#e8e4dc; }
  .partner-logo { width:100%; max-width:420px; height:156px; object-fit:contain; display:block; filter:grayscale(1); opacity:.5; transition:filter .4s,opacity .4s; }
  .partner-cell:hover .partner-logo { filter:grayscale(0); opacity:1; }

/* CTA */
.cta-wrap { text-align:center; padding:110px var(--g); position:relative; overflow:hidden; background:#faf9f6; }
.cta-wrap::before { content:''; position:absolute; inset:0; background:radial-gradient(ellipse 50% 70% at 50% 50%,rgba(139,110,30,.05),transparent 60%); }
.cta-wrap h2 { font-family:'Cormorant Garamond',serif; font-size:clamp(2.2rem,5vw,3.8rem); font-weight:300; margin-bottom:14px; position:relative; color:var(--dl1); }
.cta-wrap h2 em { font-style:italic; color:var(--gold); }
.cta-wrap p { font-size:.875rem; color:var(--dl2); margin-bottom:44px; position:relative; }

/* CASE STUDIES */
.cs-grid { display:grid; grid-template-columns:1fr 1fr; gap:1px; background:var(--rule); border:1px solid var(--rule); margin:0 var(--g) 80px; }
.cs-card { background:#f0ede6; padding:48px 36px; cursor:pointer; transition:background .3s; position:relative; }
.cs-card:hover { background:rgba(139,110,30,.06); }
.cs-num { font-family:'Cormorant Garamond',serif; font-size:2.2rem; font-weight:300; color:var(--gdim); line-height:1; margin-bottom:20px; }
.cs-card h3 { font-size:.7rem; letter-spacing:.15em; text-transform:uppercase; font-weight:600; color:var(--dl1); line-height:1.5; }
.cs-arrow { position:absolute; bottom:32px; right:32px; font-size:.6rem; letter-spacing:.2em; text-transform:uppercase; color:var(--gold); opacity:0; transition:opacity .3s; }
.cs-card:hover .cs-arrow { opacity:1; }
.cs-detail { display:none; padding:60px var(--g); background:#faf9f6; }
.cs-detail.active { display:block; }
.cs-back { font-size:.6rem; letter-spacing:.2em; text-transform:uppercase; color:var(--gold); cursor:pointer; display:flex; align-items:center; gap:8px; margin-bottom:48px; background:none; border:none; font-family:'Montserrat',sans-serif; }
.cs-back::before { content:'\2190'; }
.cs-detail h2 { font-family:'Cormorant Garamond',serif; font-size:clamp(2rem,5vw,3.5rem); font-weight:300; margin-bottom:60px; color:var(--dl1); }
.cs-blk { margin-bottom:40px; }
.cs-blk-lbl { font-size:.58rem; letter-spacing:.28em; text-transform:uppercase; color:var(--gold); margin-bottom:14px; }
.cs-blk p { font-size:.9rem; color:var(--dl2); line-height:1.75; text-align:justify; hyphens:auto; }

/* CONTACT */
.contact-grid { display:grid; grid-template-columns:1fr 1fr; gap:80px; border-top:1px solid var(--rule); padding-top:48px; }
.contact-info h3 { font-family:'Cormorant Garamond',serif; font-size:1.6rem; font-weight:300; margin-bottom:28px; color:var(--dl1); }
.contact-info p { font-size:.875rem; color:var(--dl2); margin-bottom:14px; }
.contact-info a { color:var(--gold); text-decoration:none; }
.c-note { font-size:.875rem; color:var(--dl2); margin-bottom:28px; }
.c-field { width:100%; background:#f0ede6; border:1px solid var(--rule); color:var(--dl1); padding:14px 16px; font-family:'Montserrat',sans-serif; font-size:.8rem; margin-bottom:14px; outline:none; }
.c-field:focus { border-color:var(--gold); }
.c-field::placeholder { color:var(--dl4); }
textarea.c-field { min-height:120px; resize:vertical; }
.contact-note-sm { font-size:.75rem; color:var(--dl3); line-height:1.6; margin-top:24px; }

/* FOOTER */
footer { background:#faf9f6; border-top:1px solid var(--rule); padding:30px var(--g); display:flex; justify-content:space-between; align-items:center; }
.f-logo { display:flex; align-items:center; gap:8px; }
.f-lift-img { height:16px; width:auto; display:block; opacity:.9; }
.f-sub { font-family:'Barlow Condensed',sans-serif; color:rgba(255,255,255,0.4); font-size:.6rem; font-weight:400; letter-spacing:.22em; text-transform:uppercase; }
.f-copy { font-size:.6rem; letter-spacing:.07em; color:var(--dl3); text-align:right; line-height:1.7; }

.partners-sub { font-family:'Montserrat',sans-serif; font-size:.78rem; line-height:1.7; color:var(--dl3); letter-spacing:.04em; text-align:center; margin-top:8px; margin-bottom:40px; }
.partners-disclaimer { font-size:.6rem; line-height:1.7; color:var(--dl3); text-align:center; letter-spacing:.04em; max-width:900px; margin:28px auto 0; padding:0 var(--g); }
body.korean .partners-disclaimer .ko { font-size:.48rem; }
.stats-note { font-size:.6rem; line-height:1.7; color:var(--dl3); text-align:center; letter-spacing:.04em; max-width:900px; margin:18px auto 0; padding:0 var(--g); }

/* ANIMATION */
@keyframes fadeUp { from { opacity:0; transform:translateY(22px); } to { opacity:1; transform:translateY(0); } }
.fu { animation:fadeUp .85s ease both; }
.fu:nth-child(2) { animation-delay:.12s; }
.fu:nth-child(3) { animation-delay:.24s; }

/* LANG TOGGLE */
:lang(ko), [lang="ko"] { font-family:'Noto Sans KR',sans-serif; }
.ko { display:none; }
.en { display:block; }
body.korean .ko { display:block; }
body.korean .en { display:none; }
span.ko { display:none; }
span.en { display:inline; }
body.korean span.ko { display:inline; }
body.korean span.en { display:none; }

/* RESPONSIVE */
@media(max-width:900px) {
  .bio-grid { grid-template-columns:1fr; gap:40px; }
  .exp-grid { grid-template-columns:1fr 1fr; }
  .mission { grid-template-columns:1fr; gap:32px; }
  .contact-grid { grid-template-columns:1fr; gap:40px; }
}
@media(max-width:768px) {
  nav { padding:0 20px; height:56px; }
  .nav-drawer { top:56px; }
  .pg-head { padding:106px 20px 56px; }
  .pg-head h1 { font-size:clamp(2.2rem,10vw,3rem); line-height:1.1; }
  .gs { padding:56px 20px; background:#faf9f6; }
  .cta-wrap { padding:72px 20px; }
  .partners-wrap { padding:52px 20px; }
  .partners-grid { grid-template-columns:repeat(2,1fr); }
  .stats-row { grid-template-columns:1fr 1fr; }
  .stat-blk { padding:28px 12px; }
  .stat-num { font-size:2rem; }
  .exp-grid { grid-template-columns:1fr; }
  .svc-list { grid-template-columns:1fr; }
  .cs-grid { grid-template-columns:1fr; margin:0 20px 60px; }
  footer { flex-direction:column; gap:12px; text-align:center; padding:24px 20px; }
  .f-copy { text-align:center; }
  .portrait-frame { max-width:260px; }
}
@media(max-width:480px) {
  .partners-grid { grid-template-columns:repeat(2,1fr); }
  .partner-logo { max-width:270px; height:120px; }
}


/* TEAM PAGE */
.team-member-section { background:#f0ede6; border-top:1px solid var(--rule); border-bottom:1px solid var(--rule); }
.team-grid { display:grid; grid-template-columns:repeat(3,1fr); gap:1px; background:var(--rule); border:1px solid var(--rule); margin-top:0; }
.team-card { background:#faf9f6; padding:36px 28px; }
.team-photo-placeholder { width:80px; height:80px; border-radius:50%; background:rgba(139,110,30,.12); border:1px solid var(--rule); display:flex; align-items:center; justify-content:center; margin-bottom:20px; }
.team-photo-placeholder span { font-family:'Cormorant Garamond',serif; font-size:1.4rem; font-weight:300; color:var(--gold); }
.team-name { font-family:'Cormorant Garamond',serif; font-size:1.4rem; font-weight:400; color:var(--dl1); margin-bottom:6px; }
.team-title { font-size:.6rem; letter-spacing:.2em; text-transform:uppercase; color:var(--gold); margin-bottom:20px; }
.team-bio { font-size:.82rem; color:var(--dl2); line-height:1.7; text-align:justify; hyphens:auto; }
@media(max-width:768px) { .team-grid { grid-template-columns:1fr; } }


/* PRIVACY & ADA PAGE */
.privacy-wrap { max-width:860px; background:#faf9f6; }
.privacy-section { margin-bottom:60px; background:#faf9f6; }
.privacy-section + .privacy-section { padding-top:60px; border-top:1px solid var(--rule); }
.privacy-effective { font-size:.68rem; letter-spacing:.14em; text-transform:uppercase; color:var(--dl3); margin-bottom:36px; }
.privacy-h4 { font-size:.62rem; letter-spacing:.18em; text-transform:uppercase; font-weight:600; color:var(--dl1); margin:32px 0 10px; border-left:2px solid var(--gold); padding-left:10px; }
.privacy-block p { font-size:.88rem; color:var(--dl2); line-height:1.82; margin-bottom:14px; }
.privacy-block ul { padding-left:1.4em; margin-bottom:14px; }
.privacy-block ul li { font-size:.88rem; color:var(--dl2); line-height:1.82; margin-bottom:6px; }
.privacy-block a { color:var(--gold); text-decoration:none; border-bottom:1px solid rgba(139,110,30,0.20); }
.privacy-block a:hover { border-bottom-color:var(--gold); }
.privacy-contact-box { background:#f0ede6; border:1px solid var(--rule); border-left:3px solid var(--gold); padding:24px 28px; margin:20px 0 28px; }
.privacy-contact-box p { margin-bottom:6px; font-size:.88rem; color:var(--dl2); }
.privacy-contact-box strong { color:var(--dl1); font-size:.92rem; }

/* ── HIGH FASHION EDITORIAL OVERRIDES ── */
body { letter-spacing:.01em; }
.pg-head { border-bottom:1px solid var(--rule); }
.pg-head h1 { font-size:clamp(2.4rem,8vw,5.5rem); letter-spacing:-.02em; }
.pg-head h1 em { font-style:italic; font-weight:200; letter-spacing:-.03em; }
.eyebrow { font-size:.48rem; letter-spacing:.22em; color:var(--gold); white-space:nowrap; }
.lbl { font-size:.52rem; letter-spacing:.35em; }
nav { box-shadow:0 1px 0 var(--rule); }
.nav-links a { font-size:.6rem; letter-spacing:.2em; }
.mission-stmt { font-size:clamp(1.6rem,5vw,3rem); line-height:1.12; letter-spacing:-.01em; }
.stat-num { letter-spacing:-.02em; }
h2 { letter-spacing:-.01em; }
.cs-card h3 { letter-spacing:-.01em; }
.bio-text h2 { letter-spacing:-.02em; }
.team-name { letter-spacing:-.01em; }

/* SERVICES PAGE */
.svc-intro { max-width:680px; margin-bottom:60px; }
.svc-intro p { font-size:.95rem; color:var(--dl2); line-height:1.8; }
.svc-grid { display:grid; grid-template-columns:repeat(3,1fr); gap:1px; background:var(--rule); border:1px solid var(--rule); }
.svc-card { background:var(--black); padding:32px 30px; transition:background .25s; }
.svc-card:hover { background:var(--mid); }
.svc-card-wide { grid-column:1 / -1; padding:36px 40px; }
.svc-card-wide .svc-card-title { font-size:1.7rem; margin-bottom:14px; }
.svc-card-wide p { font-size:.88rem; max-width:none; }
.svc-card-num { font-family:'Cormorant Garamond',serif; font-size:2rem; font-weight:300; color:var(--gold); opacity:.6; margin-bottom:14px; line-height:1; }
.svc-card-title { font-family:'Cormorant Garamond',serif; font-size:1.3rem; font-weight:400; color:var(--dl1); margin-bottom:14px; line-height:1.2; }
.svc-card p { font-size:.8rem; color:var(--dl3); line-height:1.68; }
@media(max-width:900px) { .svc-grid { grid-template-columns:1fr 1fr; } .svc-card-wide { grid-column:1 / -1; } }
@media(max-width:600px) { .svc-grid { grid-template-columns:1fr; } }

/* PROPERTIES PAGE */
.prop-filter { display:flex; gap:0; margin-bottom:48px; border:1px solid var(--rule); width:fit-content; }
.prop-tab { background:none; border:none; border-right:1px solid var(--rule); padding:10px 22px; font-family:'Montserrat',sans-serif; font-size:.58rem; letter-spacing:.18em; text-transform:uppercase; color:var(--dl3); cursor:pointer; transition:all .2s; }
.prop-tab:last-child { border-right:none; }
.prop-tab.active, .prop-tab:hover { background:var(--gold); color:var(--black); }
.prop-grid { display:grid; grid-template-columns:repeat(3,1fr); gap:1px; background:var(--rule); border:1px solid var(--rule); }
.prop-card { background:var(--black); padding:32px 28px; position:relative; min-height:180px; transition:background .25s; }
.prop-card:hover { background:var(--mid); }
.prop-badge { display:inline-block; font-size:.5rem; letter-spacing:.2em; text-transform:uppercase; padding:4px 10px; margin-bottom:16px; }
.prop-badge--active { background:rgba(139,110,30,.15); color:var(--gold); border:1px solid var(--gold); }
.prop-badge--closed { background:rgba(13,12,8,.06); color:var(--dl3); border:1px solid var(--rule); }
.prop-type { font-size:.7rem; letter-spacing:.12em; text-transform:uppercase; color:var(--dl3); margin-bottom:10px; }
.prop-address { font-family:'Cormorant Garamond',serif; font-size:1.25rem; color:var(--dl1); margin-bottom:16px; line-height:1.3; }
.prop-details { display:flex; flex-direction:column; gap:4px; }
.prop-detail { font-size:.72rem; color:var(--dl3); }
.prop-detail strong { color:var(--dl2); }
.prop-card--add { display:flex; flex-direction:column; align-items:center; justify-content:center; text-align:center; border:2px dashed var(--rule); background:transparent !important; }
.prop-add-icon { font-size:2rem; color:var(--rule); margin-bottom:12px; }
.prop-card--add p { font-size:.78rem; color:var(--dl4); line-height:1.6; }
@media(max-width:768px) { .prop-grid { grid-template-columns:1fr 1fr; } }
@media(max-width:480px) { .prop-grid { grid-template-columns:1fr; } }

.team-pull { border-left:2px solid var(--gold); padding:14px 18px; margin:16px 0; font-family:'Cormorant Garamond',serif; font-size:1.05rem; font-style:italic; color:var(--dl1); line-height:1.5; }

/* EHO FOOTER */
.f-eho { display:flex; align-items:center; gap:4px; margin-top:10px; }
.skip-nav { position:absolute; top:-40px; left:0; background:var(--gold); color:var(--black); padding:8px 16px; font-size:.72rem; letter-spacing:.1em; text-decoration:none; z-index:9999; transition:top .2s; }
.skip-nav:focus { top:0; }

/* ── CHATBOT ── */
#chatbot-overlay { display:none; position:fixed; inset:0; background:rgba(13,12,8,.55); z-index:500; align-items:flex-end; justify-content:flex-end; padding:24px; }
#chatbot-overlay.open { display:flex; }
#chatbot-box { width:380px; max-width:calc(100vw - 48px); background:var(--black); border:1px solid var(--rule); border-radius:4px; overflow:hidden; display:flex; flex-direction:column; max-height:520px; box-shadow:0 8px 40px rgba(13,12,8,.18); font-family:'Montserrat',sans-serif; }
#chatbot-header { background:var(--mid); padding:14px 18px; display:flex; align-items:center; justify-content:space-between; border-bottom:1px solid var(--rule); }
#chatbot-header .cb-title { font-size:.65rem; letter-spacing:.18em; text-transform:uppercase; color:var(--dl1); font-weight:600; }
#chatbot-header button { background:none; border:none; color:var(--dl3); cursor:pointer; font-size:1.1rem; padding:0; line-height:1; }
#chatbot-messages { flex:1; overflow-y:auto; padding:16px; display:flex; flex-direction:column; gap:10px; }
.cb-msg { max-width:85%; padding:10px 14px; border-radius:3px; font-size:.78rem; line-height:1.6; }
.cb-msg.bot { background:var(--mid); color:var(--dl2); align-self:flex-start; }
.cb-msg.user { background:var(--gold); color:#fff; align-self:flex-end; }
#chatbot-choices { padding:10px 16px; display:flex; flex-wrap:wrap; gap:8px; border-top:1px solid var(--rule); }
.cb-choice { background:none; border:1px solid var(--rule); color:var(--dl2); padding:7px 14px; font-size:.65rem; letter-spacing:.12em; text-transform:uppercase; cursor:pointer; font-family:'Montserrat',sans-serif; transition:border-color .2s,color .2s; border-radius:2px; }
.cb-choice:hover { border-color:var(--gold); color:var(--gold); }
#chatbot-input-row { padding:10px 16px; display:none; border-top:1px solid var(--rule); gap:8px; }
#chatbot-input-row.visible { display:flex; }
#chatbot-input { flex:1; background:var(--mid); border:1px solid var(--rule); color:var(--dl1); padding:8px 12px; font-size:.78rem; font-family:'Montserrat',sans-serif; outline:none; border-radius:2px; }
#chatbot-input:focus { border-color:var(--gold); }
#chatbot-send { background:var(--gold); border:none; color:#fff; padding:8px 14px; font-size:.72rem; cursor:pointer; font-family:'Montserrat',sans-serif; border-radius:2px; }
#chatbot-cta { padding:14px 16px; border-top:1px solid var(--rule); display:none; text-align:center; }
#chatbot-cta.visible { display:block; }
#chatbot-cta .cb-cta-done { color:var(--gold); font-size:.7rem; letter-spacing:.18em; text-transform:uppercase; font-weight:600; }
@media(max-width:480px) { #chatbot-overlay { padding:0; align-items:stretch; justify-content:stretch; } #chatbot-box { width:100%; max-width:100%; border-radius:0; max-height:100dvh; height:100dvh; padding-bottom:env(safe-area-inset-bottom); } }

.marquee { overflow:hidden; width:100%; -webkit-mask-image:linear-gradient(90deg,transparent,#000 8%,#000 92%,transparent); mask-image:linear-gradient(90deg,transparent,#000 8%,#000 92%,transparent); contain:layout paint; }
.marquee-track { display:flex; width:max-content; animation:marquee-scroll 80s linear infinite; will-change:transform; backface-visibility:hidden; }
    .marquee-track .partner-cell { flex:0 0 auto; width:300px; min-height:180px; background:transparent; padding:0 36px; contain:layout paint; }
    .marquee-track .partner-logo { max-height:90px; width:auto; max-width:100%; }
    .marquee-track .partner-cell.partner-cell--lg { width:425px; min-height:225px; }
    .marquee-track .partner-cell.partner-cell--lg .partner-logo { max-height:146px; }
.marquee:hover .marquee-track { animation-play-state:paused; }
@keyframes marquee-scroll { from { transform:translate3d(0,0,0); } to { transform:translate3d(-50%,0,0); } }
@media (prefers-reduced-motion: reduce) { .marquee-track { animation:none; } }

/* HOME hero visual */
.hero-visual { max-width:1100px;margin:32px auto 0;aspect-ratio:21/9;border:1px solid var(--rule);position:relative;overflow:hidden;box-shadow:0 18px 50px rgba(13,12,8,.08); }
.hero-visual::after { content:'';position:absolute;inset:0;background:linear-gradient(to bottom, rgba(250,249,246,0) 60%, rgba(250,249,246,.35) 100%);pointer-events:none; }

/* Anchor variants for React-routed case study cards & back link */
a.cs-card { text-decoration:none; color:inherit; display:block; }
a.cs-back { text-decoration:none; }