*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }

    :root {
      /* Light palette */
      --bg:          #0e0e0e;
      --bg-2:        #141414;
      --bg-3:        #1a1a1a;
      --ink:         #f0ede8;
      --ink-2:       #1c1c1c;
      --ink-mid:     rgba(240,237,232,0.62);
      --ink-faint:   rgba(240,237,232,0.32);
      --ink-ghost:   rgba(240,237,232,0.10);
      --gold:        #b8933a;
      --gold-light:  #d4a84b;
      --gold-muted:  #8a6f2e;
      --gold-pale:   rgba(184,147,58,0.13);
      --gold-border: rgba(184,147,58,0.28);
      --display:     'Montserrat', sans-serif;
      --body:        'DM Sans', sans-serif;
    }

    body { background: var(--bg); color: var(--ink); font-family: var(--body); overflow-x: hidden; }
    ::selection { background: var(--gold); color: #fff; }

    /* ─── NAV ─── */
    body > nav {
      position: fixed; top: 0; left: 0; right: 0; z-index: 100;
      display: flex; align-items: center; justify-content: space-between;
      padding: 18px 7vw;
      background: rgba(14,14,14,0.97);
      backdrop-filter: blur(12px);
      -webkit-backdrop-filter: blur(12px);
      border-bottom: 1px solid rgba(184,147,58,0.15);
      transition: box-shadow 0.3s;
    }
    body > nav.scrolled {
      box-shadow: 0 2px 24px rgba(0,0,0,0.07);
    }

    .nav-logo {
      display: flex; align-items: center; gap: 16px;
      text-decoration: none;
    }
    .nav-logo-icon {
      display: none;
    }
    .nav-logo-name {
      font-family: var(--body); font-size: 22px; font-weight: 700;
      letter-spacing: 0.08em; text-transform: uppercase;
      color: var(--ink); line-height: 1; white-space: nowrap;
    }
    .nav-logo-divider {
      width: 2px; height: 32px; flex-shrink: 0;
      background: var(--gold);
      border-radius: 1px;
    }
    .nav-logo-company {
      font-family: var(--body); font-size: 11px; font-weight: 400;
      letter-spacing: 0.22em; text-transform: uppercase;
      color: var(--ink-mid); line-height: 1.4; white-space: nowrap;
    }

    .nav-links { display: flex; align-items: center; gap: 36px; }
    .nav-links a {
      font-family: var(--body); font-size: 11px; font-weight: 400;
      letter-spacing: 0.14em; text-transform: uppercase;
      color: rgba(240,237,232,0.55); text-decoration: none; transition: color 0.25s;
    }
    .nav-links a:hover { color: #f0ede8; }
    .nav-cta {
      background: var(--gold) !important;
      border: none !important;
      color: #fff !important;
      padding: 10px 24px;
      letter-spacing: 0.14em !important;
      transition: background 0.25s, transform 0.2s !important;
      border-radius: 6px !important;
    }
    .nav-cta:hover {
      background: var(--gold-muted) !important;
      color: #fff !important;
      transform: translateY(-1px);
    }

    /* ─── HERO ─── */
    .hero {
      position: relative; min-height: 100vh;
      display: grid; grid-template-columns: 1fr 1fr;
      grid-template-rows: 1fr;
      align-items: stretch;
      background: var(--bg);
      overflow: hidden;
    }
    /* Thin gold rule at very top */
    .hero-accent-top { position: absolute; top: 0; left: 0; right: 0; height: 2px; background: var(--gold); }

    .hero-video-bg { display: none; }
    .hero-video-overlay { display: none; }
    .hero-glow { display: none; }

    /* Hero bottom fade — blends into about section */
    .hero-bottom-fade {
      position: absolute; bottom: 0; left: 0; right: 0;
      height: 120px; pointer-events: none; z-index: 6;
      background: linear-gradient(to bottom,
        transparent 0%,
        rgba(14,14,14,0.7) 60%,
        rgba(14,14,14,1) 100%
      );
    }

    .hero-left {
      position: relative; z-index: 5;
      padding: 140px 5vw 120px 7vw;
    }

    .eyebrow {
      font-family: var(--body); font-size: 10px; font-weight: 500;
      letter-spacing: 0.32em; text-transform: uppercase; color: var(--gold);
      display: flex; align-items: center; gap: 12px; margin-bottom: 28px;
    }
    .eyebrow::before { content:''; display:block; width:30px; height:1px; background:var(--gold); }

    h1 {
      font-family: var(--display);
      font-size: clamp(60px, 8.5vw, 122px);
      font-weight: 900; line-height: 0.92; color: var(--ink); margin-bottom: 36px;
      text-transform: uppercase;
    }
    h1 em { display:block; font-style:normal; color: var(--gold); }
    h1 span { display:block; }

    .hero-sub {
      font-family: var(--body); font-size: clamp(15px, 1.3vw, 18px);
      font-weight: 400; line-height: 1.7;
      color: var(--ink-mid); max-width: 540px; margin-bottom: 44px;
    }
    .hero-sub span { display: block; margin-bottom: 4px; }
    .hero-sub strong {
      color: var(--gold);
      font-weight: 700;
      text-transform: uppercase;
      letter-spacing: 0.02em;
    }
    .hero-sub span.kicker {
      color: var(--ink); font-weight: 500; margin-top: 10px;
    }
    .cta-group { display: flex; gap: 18px; align-items: center; flex-wrap: wrap; margin-bottom: 44px; }
    .btn-primary {
      display: inline-block; padding: 15px 34px;
      background: var(--gold); color: #fff;
      font-family: var(--body); font-size: 11px; font-weight: 500;
      letter-spacing: 0.18em; text-transform: uppercase; text-decoration: none;
      border-radius: 8px;
      transition: background 0.3s, transform 0.2s;
    }
    .btn-primary:hover { background: var(--gold-muted); transform: translateY(-2px); }
    .btn-ghost {
      font-family: var(--body); font-size: 11px; font-weight: 400;
      letter-spacing: 0.18em; text-transform: uppercase;
      color: var(--ink-mid); text-decoration: none;
      border-bottom: 1px solid var(--ink-ghost); padding-bottom: 2px;
      transition: color 0.3s, border-color 0.3s;
    }
    .btn-ghost:hover { color: var(--gold); border-color: var(--gold); }
    .trust-bar { font-family: var(--body); font-size: 11px; font-weight: 300; color: var(--ink-faint); letter-spacing: 0.04em; }

    /* Hero photo */
    .hero-right {
      position: relative; z-index: 5;
      min-height: 100vh; overflow: hidden;
    }
    .hero-photo {
      position: absolute;
      inset: 60px 40px 40px 40px;
      width: calc(100% - 80px);
      height: calc(100% - 100px);
      object-fit: contain;
      object-position: center;
      display: block;
      z-index: 2;
      -webkit-mask-image:
        linear-gradient(to right, transparent 0%, black 18%),
        linear-gradient(to left, transparent 0%, black 6%),
        linear-gradient(to bottom, transparent 0%, black 10%),
        linear-gradient(to top, transparent 0%, black 15%);
      -webkit-mask-composite: destination-in;
      mask-image:
        linear-gradient(to right, transparent 0%, black 18%),
        linear-gradient(to left, transparent 0%, black 6%),
        linear-gradient(to bottom, transparent 0%, black 10%),
        linear-gradient(to top, transparent 0%, black 15%);
      mask-composite: intersect;
    }
    /* No overlay needed — mask handles edge blending */
    .hero-right::before {
      display: none;
    }

    /* ─── ABOUT ─── */
    .about {
      position: relative; overflow: hidden;
      margin-top: -1px;
    }
    /* Smooth gradient blend into About from above */
    .about::before {
      content: ''; position: absolute; top: 0; left: 0; right: 0;
      height: 120px; z-index: 5; pointer-events: none;
      background: linear-gradient(to bottom, #0e0e0e 0%, transparent 100%);
    }
    /* Smooth gradient blend out of About into below */
    .about::after {
      content: ''; position: absolute; bottom: 0; left: 0; right: 0;
      height: 120px; z-index: 5; pointer-events: none;
      background: linear-gradient(to top, #0e0e0e 0%, transparent 100%);
    }
    .about-video-bg {
      position: absolute; inset: 0; z-index: 0;
      width: 100%; height: 100%; object-fit: cover;
      pointer-events: none;
    }
    .about-overlay {
      position: absolute; inset: 0; z-index: 1;
      background: rgba(14,14,14,0.78);
    }
    .about-inner {
      position: relative; z-index: 2;
      display: grid; grid-template-columns: 1fr 1fr;
      gap: 0; align-items: stretch; max-width: 100%;
      min-height: 680px;
    }
    .about-copy {
      padding: 110px 7vw 110px;
      display: flex; flex-direction: column; justify-content: center;
      position: relative; z-index: 2;
    }
    .about-photo-col {
      position: relative; overflow: hidden;
      min-height: 600px;
    }
    /* Richmond video plays as full background of right column */
    .about-photo-video {
      position: absolute; inset: 0; z-index: 0;
      width: 100%; height: 100%;
      object-fit: cover; object-position: center center;
      pointer-events: none;
    }
    /* Dark tint over in-column video */
    .about-photo-video-mask {
      position: absolute; inset: 0; z-index: 1;
      background: rgba(14,14,14,0.45);
    }
    /* Miguel photo — NO mask, fully opaque, he stands in front of the video */
    .about-photo {
      position: absolute; inset: 0; z-index: 2;
      width: 100%; height: 100%;
      object-fit: cover; object-position: center top;
      display: block;
      -webkit-mask-image: none;
      mask-image: none;
    }
    /* Left-edge blend to join columns seamlessly */
    .about-photo-fade {
      position: absolute; inset: 0; z-index: 3;
      background: linear-gradient(to right, rgba(14,14,14,0.7) 0%, transparent 22%);
    }

    .section-eyebrow {
      font-family: var(--body); font-size: 10px; font-weight: 500;
      letter-spacing: 0.32em; text-transform: uppercase; color: var(--gold);
      display: flex; align-items: center; gap: 12px; margin-bottom: 24px;
    }
    .section-eyebrow::before { content:''; display:block; width:30px; height:1px; background:var(--gold); }

    h2 {
      font-family: var(--display);
      font-size: clamp(34px, 4.2vw, 58px);
      font-weight: 800; line-height: 1.1; color: var(--ink); margin-bottom: 32px;
    }
    h2 em { font-style:normal; color: var(--gold); font-weight: 800; }
    .gold-line { width: 52px; height: 2px; background: var(--gold); margin-bottom: 32px; }
    .body-text {
      font-family: var(--body); font-size: 15px; font-weight: 400;
      line-height: 1.8; color: var(--ink-mid); max-width: 460px; margin-bottom: 20px;
    }
    .quote-text {
      font-family: var(--display); font-size: 18px; font-style: normal;
      font-weight: 700; color: var(--gold-muted); margin-top: 12px;
    }

    /* ─── TRUST MARQUEE STRIP ─── */
    .trust-marquee-section {
      background: #111111;
      padding: 56px 0 56px;
      overflow: hidden;
      position: relative;
    }
    /* Gradient blends top/bottom into surrounding dark sections — no hard lines */
    .trust-marquee-section::before,
    .trust-marquee-section::after {
      content: ''; position: absolute; left: 0; right: 0; height: 44px;
      z-index: 3; pointer-events: none;
    }
    .trust-marquee-section::before {
      top: 0;
      background: linear-gradient(to bottom, #0e0e0e, transparent);
    }
    .trust-marquee-section::after {
      bottom: 0;
      background: linear-gradient(to top, #0e0e0e, transparent);
    }
    .trust-marquee-label {
      font-family: var(--body); font-size: 9px; font-weight: 500;
      letter-spacing: 0.22em; text-transform: uppercase; color: var(--ink-faint);
      text-align: center; margin-bottom: 24px; font-size: 12px;
    }

    /* Marquee — bigger cards */
    .marquee-outer { position: relative; overflow: hidden; padding: 8px 0 16px; }
    .fade-l,.fade-r {
      position: absolute; top:0; bottom:0; width:120px; z-index:2; pointer-events:none;
    }
    .fade-l { left:0; background: linear-gradient(to right, #0e0e0e, transparent); }
    .fade-r { right:0; background: linear-gradient(to left, #0e0e0e, transparent); }
    .marquee-track {
      display: flex; gap: 20px; width: max-content;
      animation: scroll 52s linear infinite;
    }
    .marquee-track:hover { animation-play-state: paused; }
    @keyframes scroll { 0%{transform:translateX(0)} 100%{transform:translateX(-50%)} }

    /* Partner item — no box, just logo + type label */
    .partner-card {
      display: flex; flex-direction: column; align-items: center;
      padding: 0 48px;
      min-width: 140px; flex-shrink: 0;
      cursor: default;
      text-align: center; gap: 14px;
      opacity: 0.75;
      transition: opacity 0.3s, transform 0.3s;
    }
    .partner-card:hover {
      opacity: 1;
      transform: translateY(-2px);
    }
    .partner-logo-box {
      width: 220px; height: 96px; flex-shrink: 0;
      display: flex; align-items: center; justify-content: center;
    }
    /* C21 logo is black — invert for dark background */
    .c21-dark-fix { filter: invert(1) brightness(1.8); }
    .partner-logo-box img {
      max-width: 100%; max-height: 100%;
      object-fit: contain; display: block;
    }
    /* Fallback: partners without a real logo */
    .partner-initials-box {
      width: 220px; height: 96px; flex-shrink: 0;
      display: flex; align-items: center; justify-content: center;
    }
    .partner-initials {
      font-family: var(--display); font-size: 26px; font-weight: 400;
      letter-spacing: 0.04em; color: var(--ink);
      text-align: center; line-height: 1.2;
    }
    .partner-type {
      font-family: var(--body); font-size: 12px; font-weight: 400;
      letter-spacing: 0.16em; text-transform: uppercase; color: var(--ink-faint);
    }

    /* ─── TESTIMONIALS ─── */
    .testimonials-section {
      background: #0e0e0e;
      padding: 120px 7vw;
      position: relative;
    }
    .testimonials-header {
      text-align: center; max-width: 720px; margin: 0 auto 72px;
    }
    .testimonials-header h2 { margin-bottom: 20px; }
    .testimonials-header p {
      font-family: var(--body); font-size: 15px; font-weight: 400;
      line-height: 1.72; color: var(--ink-mid);
    }
    .testimonials-grid {
      display: grid;
      grid-template-columns: repeat(6, 1fr);
      gap: 28px;
      max-width: 1180px;
      margin: 0 auto;
    }
    .testimonial-card { grid-column: span 2; }

    .testimonial-card.fb-embed {
      padding: 0;
      overflow: hidden;
      border-left: 3px solid #1877F2;
      display: flex;
      flex-direction: column;
    }
    .fb-embed-header {
      display: flex;
      align-items: center;
      gap: 10px;
      padding: 14px 16px 10px;
    }
    .fb-embed-header svg {
      width: 18px;
      height: 18px;
      flex-shrink: 0;
    }
    .fb-embed-header .fb-author {
      font-size: 0.82rem;
      font-weight: 600;
      color: #e5e5e5;
      line-height: 1.2;
    }
    .fb-embed-header .fb-via {
      font-size: 0.7rem;
      color: var(--ink-mid);
    }
    .fb-embed-img-wrap {
      position: relative;
      overflow: hidden;
      flex: 1;
    }
    .fb-embed-img-wrap::after {
      content: '';
      position: absolute;
      bottom: 0;
      left: 0;
      right: 0;
      height: 40px;
      background: linear-gradient(transparent, #141414);
      pointer-events: none;
    }
    .fb-embed-img {
      width: 100%;
      height: 100%;
      object-fit: cover;
      object-position: center 45%;
      display: block;
    }
    .fb-embed-text {
      padding: 14px 16px;
      font-size: 0.82rem;
      line-height: 1.5;
      color: #aaa;
    }
    .fb-embed-text strong {
      color: #e5e5e5;
    }
    .fb-embed-footer {
      padding: 0 16px 14px;
      font-size: 0.7rem;
      color: #1877F2;
      letter-spacing: 0.03em;
    }

    .testimonial-card {
      display: block;
      background: #141414;
      border: 1px solid var(--ink-ghost);
      border-radius: 14px;
      padding: 20px;
      text-decoration: none;
      transition: border-color 0.3s, transform 0.3s;
      overflow: hidden;
    }
    .testimonial-card:hover {
      border-color: var(--gold-border);
      transform: translateY(-3px);
    }

    .agent-card {
      display: flex; align-items: center; gap: 14px;
      margin-bottom: 16px;
      padding-bottom: 16px;
      border-bottom: 1px solid var(--ink-ghost);
    }
    .agent-photo {
      width: 52px; height: 52px; border-radius: 50%;
      object-fit: cover; flex-shrink: 0;
      border: 2px solid var(--gold-border);
    }
    .agent-info {
      flex: 1; min-width: 0;
    }
    .agent-name {
      font-family: var(--body); font-size: 16px; font-weight: 600;
      color: var(--ink); line-height: 1.2;
      display: flex; align-items: center; gap: 8px;
      flex-wrap: wrap;
    }
    .agent-brokerage {
      font-family: var(--body); font-size: 12px; font-weight: 400;
      color: var(--ink-mid); line-height: 1.4;
      margin-top: 4px;
    }
    .agent-rating {
      display: inline-flex; align-items: center; gap: 5px;
      font-family: var(--body); font-size: 13px; font-weight: 500;
      color: var(--gold-light);
      flex-shrink: 0;
    }
    .agent-rating .star { color: var(--gold); font-size: 14px; }
    .agent-rating .count { color: var(--ink-faint); font-weight: 400; }

    .testimonial-screenshot {
      width: 100%;
      display: block;
      border-radius: 10px;
      aspect-ratio: 2 / 3;
      object-fit: cover;
      object-position: top center;
    }

    /* ─── WHY WORK WITH MIGUEL ─── */
    .why-section {
      background: #0e0e0e;
      padding: 0;
      overflow: hidden;
      position: relative;
    }
    .why-section::after {
      content: ''; position: absolute; bottom: 0; left: 0; right: 0;
      height: 100px; z-index: 3; pointer-events: none;
      background: linear-gradient(to bottom, transparent 0%, #0e0e0e 100%);
    }
    .why-inner {
      display: grid;
      grid-template-columns: 1fr 1fr;
      min-height: 88vh;
      max-width: 100%;
    }
    /* Left: statements */
    .why-copy {
      padding: 100px 6vw 48px 7vw;
      display: flex; flex-direction: column; justify-content: center;
      position: relative; z-index: 4;
    }
    .why-eyebrow {
      font-family: var(--body); font-size: 10px; font-weight: 500;
      letter-spacing: 0.32em; text-transform: uppercase;
      color: var(--gold); display: flex; align-items: center;
      gap: 12px; margin-bottom: 32px;
    }
    .why-eyebrow::before { content:''; display:block; width:28px; height:1px; background:var(--gold); }
    .why-headline {
      font-family: var(--display);
      font-size: clamp(38px, 4.5vw, 62px);
      font-weight: 800; line-height: 1.08;
      color: #f0ede8; margin-bottom: 52px;
    }
    .why-headline em { font-style: normal; color: var(--gold); font-weight: 800; }

    /* The 4 bold statements */
    .why-statements { display: flex; flex-direction: column; gap: 0; margin-bottom: 52px; }
    .why-statement {
      display: grid;
      grid-template-columns: auto 1fr;
      gap: 20px 24px;
      align-items: start;
      padding: 28px 0;
      border-bottom: 1px solid rgba(240,237,232,0.08);
    }
    .why-statement:first-child { border-top: 1px solid rgba(240,237,232,0.08); }
    .why-num {
      font-family: var(--display); font-size: 13px; font-weight: 700;
      font-style: normal; color: var(--gold);
      padding-top: 4px; width: 24px;
    }
    .why-statement-title {
      font-family: var(--display); font-size: clamp(22px, 2.2vw, 30px);
      font-weight: 800; color: #f0ede8; line-height: 1.1; margin-bottom: 6px;
    }
    .why-statement-sub {
      font-family: var(--body); font-size: 14px; font-weight: 400;
      color: rgba(240,237,232,0.52); line-height: 1.6; grid-column: 2;
    }

    /* Right: photo fills full column */
    .why-photo-col {
      position: relative;
      overflow: hidden;
      min-height: 600px;
    }
    .why-photo {
      position: absolute; inset: 0;
      width: 100%; height: 100%;
      object-fit: cover; object-position: center top;
      display: block;
    }
    .why-photo-overlay {
      position: absolute; inset: 0;
      background: linear-gradient(
        to right,
        rgba(14,14,14,0.6) 0%,
        rgba(14,14,14,0) 40%
      ),
      linear-gradient(
        to bottom,
        rgba(14,14,14,0.2) 0%,
        rgba(14,14,14,0) 30%,
        rgba(14,14,14,0) 70%,
        rgba(14,14,14,0.5) 100%
      );
    }

    /* Nobu band — inside Flips section */
    .nobu-work-band {
      margin-top: 72px;
      background: #0e0e0e;
      border-radius: 14px;
      padding: 48px 52px;
      max-width: 100%;
    }
    .nobu-work-inner {
      display: flex; align-items: center; gap: 40px;
      flex-wrap: wrap; justify-content: center;
    }
    .nobu-work-logo {
      width: 64px; height: 64px; flex-shrink: 0;
      border-radius: 10px; overflow: hidden;
    }
    .nobu-work-logo img {
      width: 100%; height: 100%; object-fit: cover; display: block;
    }
    .nobu-work-divider {
      width: 1px; height: 52px; flex-shrink: 0;
      background: rgba(201,164,74,0.3);
    }
    .nobu-work-copy { min-width: 240px; }
    .nobu-work-label {
      font-family: var(--body); font-size: 9px; font-weight: 500;
      letter-spacing: 0.28em; text-transform: uppercase;
      color: var(--gold); margin-bottom: 6px;
    }
    .nobu-work-name {
      font-family: var(--display); font-size: 22px; font-weight: 400;
      color: #f0ede8; margin-bottom: 10px;
    }
    .nobu-work-text {
      font-family: var(--body); font-size: 13px; font-weight: 400;
      line-height: 1.68; color: rgba(240,237,232,0.55); max-width: 560px;
    }

    /* ─── HOW IT WORKS ─── */
    .how-section {
      background: #0e0e0e;
      padding: 110px 7vw;
    }
    .how-header { text-align: center; max-width: 680px; margin: 0 auto 80px; }
    .how-header .section-eyebrow { margin-bottom: 20px; }
    .how-header h2 { margin-bottom: 16px; font-size: clamp(38px, 5vw, 58px); line-height: 1.12; }
    .how-header p {
      font-family: var(--body); font-size: 15px; font-weight: 300;
      line-height: 1.72; color: var(--ink-mid); margin: 0;
    }
    .how-steps {
      display: grid; grid-template-columns: 1fr 1fr 1fr;
      gap: 28px; max-width: 1040px; margin: 0 auto 60px;
      align-items: stretch;
    }
    .how-step {
      text-align: left; padding: 40px 36px;
      background: var(--bg-2);
      border: 1px solid var(--gold-border);
      border-top: 3px solid var(--gold);
      border-radius: 6px;
      position: relative;
    }
    .how-num {
      font-family: var(--body); font-size: 17px; font-weight: 700;
      color: var(--gold); line-height: 1; margin-bottom: 24px; display: block;
      font-style: normal; letter-spacing: 0.14em; text-transform: uppercase;
    }
    .how-step-title {
      font-family: var(--display); font-size: 24px; font-weight: 700;
      color: var(--ink); margin-bottom: 16px; line-height: 1.2;
    }
    .how-step-body {
      font-family: var(--body); font-size: 16px; font-weight: 300;
      line-height: 1.72; color: var(--ink-mid);
    }
    .how-cta { text-align: center; }

    /* ─── FLIPS GALLERY ─── */
    .flips-section {
      background: linear-gradient(to bottom, #141414 0%, #0e0e0e 100px);
      padding: 100px 7vw;
    }
    .flips-header { margin-bottom: 48px; }
    .flips-grid {
      display: grid;
      grid-template-columns: repeat(3, 1fr);
      grid-template-rows: auto auto;
      gap: 16px;
    }
    /* First card spans 2 rows for visual interest */
    .flip-card { position: relative; overflow: hidden; border-radius: 10px; background: var(--bg-3); }
    .flip-card.tall { grid-row: span 2; }
    .flip-card-img {
      width: 100%; height: 100%; min-height: 220px;
      object-fit: cover; display: block;
      transition: transform 0.6s ease;
    }
    .flip-card.tall .flip-card-img { min-height: 100%; }
    .flip-card:hover .flip-card-img { transform: scale(1.04); }
    /* Placeholder tiles */
    .flip-placeholder {
      width: 100%; min-height: 220px;
      background: linear-gradient(135deg, #1a1a1a 0%, #222222 100%);
      display: flex; flex-direction: column; align-items: center; justify-content: center;
      gap: 12px; padding: 32px;
    }
    .flip-card.tall .flip-placeholder { min-height: 460px; }
    .flip-placeholder-icon {
      font-size: 28px; opacity: 0.3;
    }
    .flip-placeholder-label {
      font-family: var(--body); font-size: 9px; font-weight: 500;
      letter-spacing: 0.28em; text-transform: uppercase; color: var(--ink-faint);
    }
    /* Overlay tag */
    .flip-tag {
      position: absolute; bottom: 14px; left: 14px;
      background: rgba(20,20,20,0.88); backdrop-filter: blur(6px);
      border-radius: 6px; padding: 6px 12px;
      font-family: var(--body); font-size: 9px; font-weight: 500;
      letter-spacing: 0.18em; text-transform: uppercase; color: #f0ede8;
    }

    /* ─── SUBMIT PROPERTY ─── */
    .submit-section {
      background: #0e0e0e;
      padding: 120px 7vw;
    }
    .submit-inner {
      display: grid; grid-template-columns: 1fr 1.1fr;
      gap: 80px; align-items: start; max-width: 1200px;
    }
    .bullets { list-style: none; display: flex; flex-direction: column; gap: 13px; margin-top: 28px; }
    .bullets li {
      font-family: var(--body); font-size: 13px; font-weight: 300;
      color: var(--ink-mid); display: flex; align-items: center; gap: 14px;
    }
    .bullets li::before { content:''; display:block; width:16px; height:1px; background:var(--gold); flex-shrink:0; }

    .form-card {
      background: var(--bg-2); border: 1px solid var(--ink-ghost); padding: 48px;
      border-radius: 14px;
      box-shadow: 0 8px 40px rgba(0,0,0,0.3);
    }
    form { display: flex; flex-direction: column; gap: 22px; }
    .field-row { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
    .field-group { display: flex; flex-direction: column; gap: 8px; }
    .field-group label {
      font-family: var(--body); font-size: 9px; font-weight: 500;
      letter-spacing: 0.22em; text-transform: uppercase; color: var(--gold-muted);
    }
    .field-group input, .field-group textarea {
      background: rgba(255, 255, 255, 0.06);
      border: 1px solid rgba(255, 255, 255, 0.18);
      color: var(--ink);
      font-family: var(--body); font-size: 14px; font-weight: 300;
      padding: 12px 16px; outline: none; resize: vertical; width: 100%;
      border-radius: 8px;
      transition: border-color 180ms ease, box-shadow 180ms ease, background 180ms ease;
    }
    .field-group input::placeholder, .field-group textarea::placeholder { color: rgba(255, 255, 255, 0.4); }
    .field-group input:focus, .field-group textarea:focus {
      border: 1px solid var(--gold, #d4a24a);
      box-shadow: 0 0 0 3px rgba(212, 162, 74, 0.18);
      outline: none;
    }
    .field-group textarea { min-height: 96px; }
    .submit-btn {
      width: 100%; padding: 16px; background: var(--gold); color: #fff;
      font-family: var(--body); font-size: 11px; font-weight: 500;
      letter-spacing: 0.22em; text-transform: uppercase;
      border: none; cursor: pointer; margin-top: 4px;
      border-radius: 8px; transition: transform 180ms ease, box-shadow 180ms ease, background 180ms ease;
    }
    .submit-btn:hover { background: var(--gold-muted); }
    @media (hover: hover) and (pointer: fine) {
      .submit-btn:hover,
      .submit-btn:focus-visible {
        transform: translateY(-1px);
        box-shadow: 0 8px 24px rgba(212, 162, 74, 0.25);
      }
    }

    /* Google Places Autocomplete dark theme */
    .pac-container {
      background: #1a1a1a; border: 1px solid rgba(184,147,58,0.28);
      border-radius: 8px; margin-top: 4px; box-shadow: 0 8px 32px rgba(0,0,0,0.5);
      font-family: var(--body);
    }
    .pac-item {
      padding: 10px 16px; border-top: 1px solid rgba(240,237,232,0.06);
      color: #f0ede8; cursor: pointer; font-size: 14px; line-height: 1.5;
    }
    .pac-item:first-child { border-top: none; }
    .pac-item:hover, .pac-item-selected { background: rgba(184,147,58,0.13); }
    .pac-item-query { color: #f0ede8; font-weight: 500; }
    .pac-matched { color: #d4a84b; font-weight: 600; }
    .pac-icon { display: none; }
    .pac-logo::after { display: none; }

    #success-msg {
      display: none; flex-direction: column; align-items: center;
      text-align: center; padding: 48px 20px; gap: 20px;
    }
    .success-check {
      width: 56px; height: 56px; border-radius: 50%; border: 1px solid var(--gold);
      display: flex; align-items: center; justify-content: center;
      font-size: 22px; color: var(--gold);
    }
    #success-msg h3 { font-family: var(--display); font-size: 32px; font-weight: 400; color: var(--ink); }
    #success-msg p { font-family: var(--body); font-size: 14px; font-weight: 300; color: var(--ink-mid); max-width:280px; }

    /* ─── BYLINE (E-E-A-T) ─── */
    .byline {
      max-width: 760px;
      margin: 32px auto 8px;
      padding: 0 7vw;
      text-align: center;
      font-family: var(--body);
      font-size: 11px;
      font-weight: 300;
      letter-spacing: 0.04em;
      color: rgba(255,255,255,0.34);
      line-height: 1.7;
    }
    .byline a {
      color: rgba(255,255,255,0.55);
      text-decoration: none;
      border-bottom: 1px solid rgba(184,147,58,0.28);
      transition: color 0.25s;
    }
    .byline a:hover { color: var(--gold-light); border-bottom-color: var(--gold-light); }
    .byline time {
      display: inline-block;
      margin-left: 6px;
      color: rgba(255,255,255,0.24);
    }

    /* ─── FOOTER ─── */
    footer {
      position: relative;
      background: #090909;
      padding: 52px 7vw;
    }
    footer::before {
      content: ''; position: absolute; top: 0; left: 0; right: 0;
      height: 60px; pointer-events: none;
      background: linear-gradient(to bottom, #141414 0%, transparent 100%);
      z-index: 0;
    }
    .footer-inner {
      position: relative; z-index: 1;
      display: flex; align-items: center; justify-content: space-between;
      flex-wrap: wrap; gap: 28px;
    }
    .footer-logo { display: flex; align-items: center; gap: 16px; text-decoration: none; }
    .footer-logo-icon { display: none; }
    .footer-logo-name { font-family: var(--body); font-size: 22px; font-weight: 700; letter-spacing: 0.08em; text-transform: uppercase; color: var(--ink); white-space: nowrap; }
    .footer-logo-divider { width: 2px; height: 32px; background: var(--gold); border-radius: 1px; }
    .footer-logo-co { font-family: var(--body); font-size: 11px; font-weight: 400; letter-spacing: 0.22em; text-transform: uppercase; color: var(--ink-mid); white-space: nowrap; line-height: 1.4; }
    .footer-links { display: flex; gap: 28px; flex-wrap: wrap; }
    .footer-links a {
      font-family: var(--body); font-size: 10px; font-weight: 400;
      letter-spacing: 0.18em; text-transform: uppercase;
      color: rgba(255,255,255,0.48); text-decoration: none; transition: color 0.3s;
    }
    .footer-links a:hover { color: var(--gold-light); }
    .footer-copy { font-family: var(--body); font-size: 10px; font-weight: 300; color: rgba(255,255,255,0.2); letter-spacing: 0.04em; }
    .footer-seo {
      width: 100%;
      display: grid;
      grid-template-columns: repeat(3, minmax(0, 1fr));
      gap: 32px 40px;
      padding-top: 32px;
      margin-top: 8px;
      border-top: 1px solid rgba(255, 255, 255, 0.06);
    }
    .seo-col-title {
      font-family: var(--body);
      font-size: 10px;
      font-weight: 600;
      letter-spacing: 0.22em;
      text-transform: uppercase;
      color: var(--gold-muted);
      margin: 0 0 14px 0;
    }
    .seo-col-list {
      list-style: none;
      margin: 0;
      padding: 0;
      display: flex;
      flex-direction: column;
      gap: 10px;
    }
    .seo-col-list a {
      font-family: var(--body);
      font-size: 11px;
      font-weight: 300;
      letter-spacing: 0.06em;
      color: rgba(255, 255, 255, 0.56);
      text-decoration: none;
      transition: color 180ms ease;
    }
    .seo-col-list a:hover {
      color: var(--gold-light);
    }

    /* ─── SCROLL PROGRESS BAR ─── */
    .scroll-progress {
      position: fixed; top: 0; left: 0; height: 3px; z-index: 200;
      background: linear-gradient(90deg, var(--gold), var(--gold-light));
      width: 0%; transition: width 0.1s linear;
      box-shadow: 0 0 8px rgba(184,147,58,0.4);
    }

    /* ─── STICKY CTA ─── */
    .sticky-cta {
      position: fixed; bottom: -80px; left: 0; right: 0; z-index: 90;
      background: rgba(14,14,14,0.95);
      backdrop-filter: blur(16px); -webkit-backdrop-filter: blur(16px);
      border-top: 1px solid var(--gold-border);
      padding: 14px 7vw;
      display: flex; align-items: center; justify-content: space-between;
      transition: bottom 0.4s cubic-bezier(0.16, 1, 0.3, 1);
    }
    .sticky-cta.show { bottom: 0; }
    .sticky-cta-text {
      font-family: var(--body); font-size: 14px; font-weight: 400;
      color: var(--ink-mid);
    }
    .sticky-cta-text strong {
      color: var(--ink); font-weight: 500;
    }
    .sticky-cta .btn-primary { padding: 12px 28px; font-size: 10px; }
    /* ─── STATS STRIP (replaces placeholder gallery) ─── */
    .stats-section {
      background: #0e0e0e;
      padding: 80px 7vw;
      position: relative;
    }
    .stats-grid {
      display: grid; grid-template-columns: repeat(3, 1fr);
      gap: 0; max-width: 1000px; margin: 0 auto;
    }
    .stat-item {
      text-align: center; padding: 0 20px;
      position: relative;
    }
    .stat-item:not(:last-child)::after {
      content: ''; position: absolute; right: 0; top: 20%; height: 60%;
      width: 1px; background: var(--ink-ghost);
    }
    .stat-number {
      font-family: var(--display); font-size: clamp(40px, 5vw, 56px);
      font-weight: 900; color: var(--gold); line-height: 1; margin-bottom: 10px;
      font-style: normal;
    }
    .stat-label {
      font-family: var(--body); font-size: 11px; font-weight: 400;
      letter-spacing: 0.18em; text-transform: uppercase; color: var(--ink-faint);
    }

    /* ─── PROPERTIES PORTFOLIO ─── */
    .properties-section { background: #0e0e0e; padding: 120px 7vw; }
    .properties-header { text-align: center; max-width: 720px; margin: 0 auto 72px; }
    .properties-grid {
      display: grid; grid-template-columns: repeat(3, 1fr); gap: 28px;
      max-width: 1180px; margin: 0 auto;
    }
    .property-card {
      background: #141414; border: 1px solid var(--ink-ghost);
      border-radius: 14px; overflow: hidden;
      transition: border-color 0.3s, transform 0.3s;
    }
    .property-card:hover { border-color: var(--gold-border); transform: translateY(-3px); }

    /* Image stack / carousel */
    .property-stack {
      position: relative; overflow: hidden; cursor: grab;
    }
    .property-stack:active { cursor: grabbing; }
    .property-images {
      display: flex;
      overflow-x: auto;
      scroll-snap-type: x mandatory;
      -webkit-overflow-scrolling: touch;
      scrollbar-width: none;
    }
    .property-images::-webkit-scrollbar { display: none; }
    .property-images img {
      flex: 0 0 100%; width: 100%;
      aspect-ratio: 4 / 3; object-fit: cover; display: block;
      scroll-snap-align: start;
    }

    /* Counter badge */
    .property-counter {
      position: absolute; bottom: 12px; right: 12px;
      background: rgba(0,0,0,0.65); color: #fff;
      font-family: var(--body); font-size: 11px; font-weight: 500;
      padding: 4px 10px; border-radius: 10px;
      pointer-events: none; letter-spacing: 0.04em;
      backdrop-filter: blur(6px); -webkit-backdrop-filter: blur(6px);
    }

    /* Dot indicators */
    .property-dots {
      position: absolute; bottom: 12px; left: 50%;
      transform: translateX(-50%);
      display: flex; gap: 6px; pointer-events: none;
    }
    .property-dot {
      width: 6px; height: 6px; border-radius: 50%;
      background: rgba(255,255,255,0.35);
      transition: background 0.3s, transform 0.3s;
    }
    .property-dot.active {
      background: #fff; transform: scale(1.25);
    }

    /* Arrow nav */
    .stack-arrow {
      position: absolute; top: 50%; transform: translateY(-50%);
      width: 32px; height: 32px; border-radius: 50%;
      background: rgba(0,0,0,0.55); border: none; color: #fff;
      font-size: 16px; cursor: pointer; display: flex;
      align-items: center; justify-content: center;
      opacity: 0; transition: opacity 0.3s;
      backdrop-filter: blur(6px); -webkit-backdrop-filter: blur(6px);
    }
    .property-stack:hover .stack-arrow { opacity: 1; }
    .stack-arrow.prev { left: 8px; }
    .stack-arrow.next { right: 8px; }
    .stack-arrow:hover { background: rgba(0,0,0,0.8); }

    /* Fan stack - iMessage-style stacked photos */
    /* Easing: Emil Kowalski design-eng principles */
    .fan-stack {
      display: block;
      overflow: visible;
      position: relative;
      aspect-ratio: 4 / 3;
      scroll-snap-type: none;
      -webkit-overflow-scrolling: auto;
      cursor: grab;
      touch-action: pan-y;
      -webkit-user-select: none;
      user-select: none;
      perspective: 800px;
    }
    .fan-stack:active { cursor: grabbing; }
    .fan-stack img {
      position: absolute;
      top: 0; left: 0;
      width: calc(100% - 24px);
      height: calc(100% - 16px);
      flex: none;
      scroll-snap-align: none;
      border-radius: 8px;
      box-shadow: 0 2px 8px rgba(0,0,0,0.3), 0 8px 24px rgba(0,0,0,0.25);
      transition: transform 320ms cubic-bezier(0.175, 0.885, 0.32, 1.1),
                  opacity 250ms cubic-bezier(0.23, 1, 0.32, 1),
                  box-shadow 320ms cubic-bezier(0.23, 1, 0.32, 1);
      will-change: transform, opacity;
      pointer-events: none;
    }
    .fan-stack img.swiping {
      transition: none;
    }
    .fan-stack img.swipe-out {
      transition: transform 320ms cubic-bezier(0.32, 0.72, 0, 1),
                  opacity 200ms ease-out;
    }
    .fan-stack ~ .property-dots { z-index: 20; }
    .fan-stack ~ .stack-arrow { display: none; }
    .property-card:has(.fan-stack) {
      background: none;
      border: none;
      overflow: visible;
    }
    .property-card:has(.fan-stack):hover {
      border-color: transparent;
    }
    .property-card:has(.fan-stack) .property-stack {
      overflow: visible;
    }

    .property-info { padding: 20px; }
    .property-name {
      font-family: var(--body); font-size: 16px; font-weight: 600;
      color: var(--ink); margin-bottom: 4px;
    }
    .property-location {
      font-family: var(--body); font-size: 12px; font-weight: 400;
      color: var(--ink-mid);
    }

    /* ─── SCROLL ANIMATIONS ─── */
    .fade-up { opacity: 0; transform: translateY(26px); transition: opacity 0.7s ease, transform 0.7s ease; }
    .fade-up.visible { opacity: 1; transform: translateY(0); }
    /* Staggered delays for sequential items */
    .fade-up.delay-1 { transition-delay: 0.1s; }
    .fade-up.delay-2 { transition-delay: 0.2s; }
    .fade-up.delay-3 { transition-delay: 0.3s; }
    .fade-up.delay-4 { transition-delay: 0.4s; }

    /* ─── SITUATIONS I BUY IN ─── */
    .situations-section {
      background: #0e0e0e;
      padding: 120px 7vw;
      position: relative;
    }
    .situations-header {
      max-width: 720px; margin: 0 auto 72px;
      text-align: center;
    }
    .situations-header h2 { margin-bottom: 20px; }
    .situations-header p {
      font-family: var(--body); font-size: 15px; font-weight: 400;
      line-height: 1.72; color: var(--ink-mid);
    }
    .situations-grid {
      display: grid;
      grid-template-columns: repeat(3, 1fr);
      gap: 20px;
      max-width: 1100px;
      margin: 0 auto;
    }
    .situation-card {
      background: #141414;
      border: 1px solid var(--ink-ghost);
      border-radius: 14px;
      padding: 36px 32px;
      transition: border-color 0.3s, transform 0.3s;
    }
    .situation-card:hover {
      border-color: var(--gold-border);
      transform: translateY(-3px);
    }
    .situation-num {
      font-family: var(--display); font-size: 13px; font-weight: 700;
      color: var(--gold); letter-spacing: 0.12em;
      margin-bottom: 16px; display: block;
    }
    .situation-title {
      font-family: var(--display); font-size: 22px; font-weight: 800;
      color: var(--ink); line-height: 1.2; margin-bottom: 14px;
      text-transform: none;
    }
    .situation-body {
      font-family: var(--body); font-size: 14px; font-weight: 400;
      line-height: 1.68; color: var(--ink-mid);
    }

    /* ─── COMPARISON TABLE ─── */
    .compare-section {
      background: #0e0e0e;
      padding: 120px 7vw;
      position: relative;
    }
    .compare-header {
      text-align: center; max-width: 720px; margin: 0 auto 60px;
    }
    .compare-header p {
      font-family: var(--body); font-size: 15px; font-weight: 400;
      line-height: 1.72; color: var(--ink-mid); margin-top: 12px;
    }
    .compare-table {
      max-width: 920px;
      margin: 0 auto;
      background: #141414;
      border: 1px solid var(--ink-ghost);
      border-radius: 14px;
      overflow: hidden;
    }
    .compare-row {
      display: grid;
      grid-template-columns: 1.4fr 1fr 1fr;
      border-bottom: 1px solid var(--ink-ghost);
    }
    .compare-row:last-child { border-bottom: none; }
    .compare-row.header {
      background: #0e0e0e;
    }
    .compare-cell {
      padding: 22px 28px;
      font-family: var(--body); font-size: 14px; font-weight: 400;
      color: var(--ink-mid); line-height: 1.5;
    }
    .compare-cell.label {
      font-weight: 500;
      color: var(--ink);
      border-right: 1px solid var(--ink-ghost);
    }
    .compare-cell.traditional {
      color: rgba(240,237,232,0.5);
      text-align: center;
      border-right: 1px solid var(--ink-ghost);
    }
    .compare-cell.mine {
      color: var(--gold-light);
      text-align: center;
      font-weight: 500;
    }
    .compare-row.header .compare-cell {
      font-family: var(--body); font-size: 11px; font-weight: 600;
      letter-spacing: 0.18em; text-transform: uppercase;
      padding: 20px 28px;
    }
    .compare-row.header .compare-cell.traditional { color: var(--ink-faint); }
    .compare-row.header .compare-cell.mine { color: var(--gold); }
    /* ─── FAQ SECTION ─── */
    .faq-section {
      background: #0e0e0e;
      padding: 120px 7vw;
      position: relative;
    }
    .faq-header {
      text-align: center; max-width: 680px; margin: 0 auto 60px;
    }
    .faq-list {
      max-width: 820px; margin: 0 auto;
      display: flex; flex-direction: column; gap: 14px;
    }
    .faq-item {
      background: #141414;
      border: 1px solid var(--ink-ghost);
      border-radius: 12px;
      overflow: hidden;
      transition: border-color 0.3s;
    }
    .faq-item:hover { border-color: var(--gold-border); }
    .faq-item[open] { border-color: var(--gold-border); }
    .faq-item summary {
      padding: 24px 28px;
      cursor: pointer;
      list-style: none;
      display: flex; justify-content: space-between; align-items: center;
      gap: 20px;
      font-family: var(--display); font-size: 17px; font-weight: 700;
      color: var(--ink);
      transition: color 0.3s;
    }
    .faq-item summary::-webkit-details-marker { display: none; }
    .faq-item summary::after {
      content: '+';
      font-family: var(--body); font-size: 22px; font-weight: 400;
      color: var(--gold);
      transition: transform 0.3s;
      flex-shrink: 0;
    }
    .faq-item[open] summary::after { content: '−'; }
    .faq-item[open] summary { color: var(--gold); }
    .faq-answer {
      padding: 0 28px 26px;
      font-family: var(--body); font-size: 14px; font-weight: 400;
      line-height: 1.72; color: var(--ink-mid);
    }

    /* ─── FORM TRUST BADGE ─── */
    .form-trust {
      display: flex; align-items: center; justify-content: center;
      gap: 8px; margin-top: 16px;
      font-family: var(--body); font-size: 11px; font-weight: 400;
      color: var(--ink-faint); letter-spacing: 0.06em;
    }
    .form-trust-icon {
      font-size: 14px; color: var(--gold-muted);
    }

    /* ─── MOBILE MENU ─── */
    .nav-hamburger {
      display: none; background: none; border: none; cursor: pointer;
      flex-direction: column; gap: 5px; padding: 8px;
    }
    .nav-hamburger span {
      display: block; width: 22px; height: 2px; background: var(--ink);
      transition: transform 0.3s, opacity 0.3s;
    }
    .nav-hamburger.active span:nth-child(1) { transform: rotate(45deg) translate(5px, 5px); }
    .nav-hamburger.active span:nth-child(2) { opacity: 0; }
    .nav-hamburger.active span:nth-child(3) { transform: rotate(-45deg) translate(5px, -5px); }

    .mobile-menu {
      display: none; position: fixed; top: 0; left: 0; right: 0; bottom: 0;
      background: rgba(14,14,14,0.97); backdrop-filter: blur(16px);
      -webkit-backdrop-filter: blur(16px);
      z-index: 99; flex-direction: column; align-items: center; justify-content: center; gap: 32px;
      opacity: 0; transition: opacity 0.3s;
    }
    .mobile-menu.open { display: flex; opacity: 1; }
    .mobile-menu a {
      font-family: var(--display); font-size: 32px; font-weight: 400;
      color: var(--ink); text-decoration: none; transition: color 0.25s;
    }
    .mobile-menu a:hover { color: var(--gold); }
    .mobile-menu .btn-primary { font-size: 13px; margin-top: 12px; }

    /* ─── PAGE HERO (Cat B location pages) ─── */
    .page-hero {
      padding: 160px 7vw 100px;
      text-align: center;
      position: relative;
    }
    .page-hero::before {
      content: ''; position: absolute; top: 0; left: 0; right: 0;
      height: 2px; background: var(--gold);
    }
    .page-hero .eyebrow { justify-content: center; }
    .page-hero .hero-sub { margin: 0 auto 40px; }
    .page-hero .cta-group { justify-content: center; }
    .page-hero h1 {
      font-size: clamp(42px, 6vw, 80px);
      line-height: 0.96; margin-bottom: 28px;
    }

    /* ─── PAGE HEADER (Cat C/D - inline hero replacement) ─── */
    .page-header {
      padding: 140px 6vw 60px;
      text-align: center;
      position: relative;
    }

    /* ─── CONTENT SECTION (Cat B) ─── */
    .content-section {
      padding: 80px 7vw;
      max-width: 860px;
      margin: 0 auto;
    }
    h3 {
      font-family: var(--display);
      font-size: 22px; font-weight: 700;
      color: var(--ink); margin-bottom: 16px; margin-top: 40px;
    }
    .body-text strong { color: var(--ink); font-weight: 500; }
    .zip-codes {
      font-family: var(--body); font-size: 13px; font-weight: 400;
      line-height: 1.8; color: var(--ink-faint); margin-top: 16px;
    }
    .btn-secondary {
      display: inline-block; padding: 10px 20px;
      border: 1px solid var(--gold-border); border-radius: 6px;
      color: var(--ink-mid); text-decoration: none;
      font-family: var(--body); font-size: 13px; letter-spacing: 0.08em;
      transition: all 0.25s;
    }
    .btn-secondary:hover { border-color: var(--gold); color: var(--ink); }

    /* ─── STATS STRIP (Cat B) ─── */
    .stats-strip {
      display: flex; justify-content: center; gap: 60px; flex-wrap: wrap;
      padding: 60px 7vw;
      border-top: 1px solid var(--ink-ghost);
      border-bottom: 1px solid var(--ink-ghost);
    }
    .stats-strip .stat-item { text-align: center; }
    .stats-strip .stat-number {
      font-family: var(--display); font-size: clamp(36px, 4vw, 48px);
      font-weight: 900; color: var(--gold); line-height: 1; margin-bottom: 8px;
    }
    .stats-strip .stat-label {
      font-family: var(--body); font-size: 11px; font-weight: 400;
      letter-spacing: 0.18em; text-transform: uppercase; color: var(--ink-faint);
    }

    /* ─── PORTFOLIO SECTION (Cat B) ─── */
    .portfolio-section { padding: 80px 7vw; }
    .portfolio-grid {
      display: grid; grid-template-columns: repeat(4, 1fr); gap: 20px;
      max-width: 1000px; margin: 32px auto 0;
    }
    .portfolio-item {
      background: var(--bg-2); border: 1px solid var(--ink-ghost);
      border-radius: 10px; padding: 28px 24px; text-align: center;
      transition: border-color 0.3s;
    }
    .portfolio-item:hover { border-color: var(--gold-border); }
    .portfolio-street {
      font-family: var(--display); font-size: 16px; font-weight: 700;
      color: var(--ink); margin-bottom: 6px;
    }
    .portfolio-city {
      font-family: var(--body); font-size: 12px; font-weight: 400;
      color: var(--ink-mid);
    }

    /* === RESPONSIVE === */

    @media (max-width: 860px) {
      .hero { grid-template-columns: 1fr; grid-template-rows: auto auto; }
      .hero-right {
        grid-row: 1; grid-column: 1;
        min-height: unset;
        overflow: hidden;
        padding-top: 100px;
      }
      .hero-left  {
        grid-row: 2; grid-column: 1;
        padding-top: 32px; padding-bottom: 60px;
      }
      .hero-photo {
        position: relative;
        inset: unset;
        width: 75%;
        height: auto;
        max-height: 55vh;
        margin: 0 auto;
        display: block;
        object-fit: cover;
        object-position: 50% 0%;
        transform: none;
        -webkit-mask-image:
          linear-gradient(to bottom, black 70%, transparent 100%);
        mask-image:
          linear-gradient(to bottom, black 70%, transparent 100%);
        -webkit-mask-composite: source-over;
        mask-composite: add;
      }
      .about-inner { grid-template-columns: 1fr; min-height: auto; }
      .about-photo-col { min-height: 420px; }
      .why-inner { grid-template-columns: 1fr; min-height: auto; }
      .why-photo-col { min-height: 420px; }
      .testimonials-grid { grid-template-columns: repeat(2, 1fr); gap: 20px; }
      .testimonial-card { grid-column: auto !important; }
      .flips-grid { grid-template-columns: repeat(2, 1fr); }
      .properties-grid { grid-template-columns: repeat(2, 1fr); }
      .situations-grid { grid-template-columns: repeat(2, 1fr); }
      .stats-grid { grid-template-columns: repeat(2, 1fr); gap: 48px 0; }
      .stat-item:nth-child(2)::after { display: none; }
      .compare-row { grid-template-columns: 1fr 1fr; }
      .compare-cell.label {
        grid-column: span 2; background: #0e0e0e;
        padding: 14px 20px; font-size: 11px; letter-spacing: 0.14em;
        text-transform: uppercase; color: var(--ink-faint);
        border-right: none; border-bottom: 1px solid var(--ink-ghost);
      }
      .compare-cell { padding: 16px 20px; font-size: 13px; }
      .stack-arrow { opacity: 0.7; }
    }

    @media (max-width: 768px) {
      body > nav { padding: 18px 6vw; }
      .nav-links { display: none; }
      .nav-hamburger { display: flex; padding: 14px 11px; }
      .submit-inner { grid-template-columns: 1fr; gap: 60px; }
      .how-steps { grid-template-columns: 1fr; gap: 24px; }
      .portfolio-grid { grid-template-columns: repeat(2, 1fr); }
      .partner-logo-box, .partner-initials-box { width: 180px; height: 78px; }
      .nobu-work-divider { display: none; }
      .nobu-work-copy { text-align: center; }
      .nobu-work-text { margin-left: auto; margin-right: auto; }

      /* Section padding reduction */
      .hero { min-height: auto; }
      .fade-l, .fade-r { width: 60px; }
      .page-hero { padding: 120px 6vw 72px; }
      .page-header { padding: 120px 6vw 72px; }
      .testimonials-section { padding: 80px 5vw; }
      .how-section { padding: 80px 5vw; }
      .flips-section { padding: 80px 5vw; }
      .situations-section { padding: 80px 5vw; }
      .compare-section { padding: 80px 5vw; }
      .faq-section { padding: 80px 5vw; }
      .submit-section { padding: 80px 5vw; }
      .properties-section { padding: 80px 5vw; }
      .content-section { padding: 56px 5vw; }
      .portfolio-section { padding: 56px 5vw; }
      .stats-strip { padding: 48px 5vw; gap: 40px; }
      .footer-seo {
        grid-template-columns: 1fr;
        gap: 28px;
        padding-top: 24px;
      }
    }

    @media (max-width: 600px) {
      .testimonials-grid { grid-template-columns: 1fr; }
      .flips-grid { grid-template-columns: 1fr; }
      .properties-grid { grid-template-columns: 1fr; }
      .situations-grid { grid-template-columns: 1fr; }
      .stats-grid { grid-template-columns: 1fr; gap: 40px; }
      .stat-item::after { display: none !important; }
      .hero-left { padding: 24px 6vw 80px; }
      h1 { font-size: clamp(48px, 12vw, 72px); margin-bottom: 24px; }
      .hero-sub { margin-bottom: 32px; }
      .how-header h2 { font-size: clamp(32px, 8vw, 48px); }
      .why-headline { font-size: clamp(32px, 8vw, 48px); }
      .submit-inner { gap: 40px; }
      .form-card { padding: 28px 20px; }
      .field-row { grid-template-columns: 1fr; }
      .sticky-cta-text { display: none; }
      .sticky-cta { justify-content: center; }
      .partner-logo-box, .partner-initials-box { width: 160px; height: 70px; }
      .footer-inner { flex-direction: column; align-items: flex-start; gap: 20px; }
      .portfolio-grid { grid-template-columns: 1fr; }
      .sticky-cta .btn-primary { font-size: 12px; padding: 14px 32px; min-height: 44px; }
      .field-group input, .field-group textarea { min-height: 48px; font-size: 16px; }
      .submit-btn { min-height: 48px; }
      .why-statement { padding: 20px 0; }
      .situation-card { padding: 28px 24px; }
      .how-step { padding: 28px 24px; }
      .footer-logo-name { font-size: 18px; }

      /* Tighter mobile spacing */
      .about-photo-col { min-height: 280px; }
      .why-photo-col { min-height: 280px; }
      .fade-l, .fade-r { width: 40px; }
      h2 { font-size: clamp(28px, 6vw, 42px); }
      .page-hero { padding: 110px 5vw 56px; }
      .page-header { padding: 110px 5vw 56px; }
      .testimonials-section { padding: 56px 4vw; }
      .how-section { padding: 56px 4vw; }
      .flips-section { padding: 56px 4vw; }
      .situations-section { padding: 56px 4vw; }
      .compare-section { padding: 56px 4vw; }
      .faq-section { padding: 56px 4vw; }
      .submit-section { padding: 56px 4vw; }
      .properties-section { padding: 56px 4vw; }
      .stats-section { padding: 48px 4vw; }
      footer { padding: 32px 4vw; }
      .faq-item summary { padding: 18px 20px; font-size: 15px; }
      .faq-answer { padding: 0 20px 20px; }
      .content-section { padding: 40px 4vw; }
      .stats-strip { padding: 40px 4vw; gap: 24px; }
      .portfolio-section { padding: 40px 4vw; }
    }

    @media (max-width: 375px) {
      h1 { font-size: 42px; }
      .hero-left { padding: 20px 5vw 60px; }
      .btn-primary { padding: 14px 28px; font-size: 13px; min-height: 44px; }
      .sticky-cta .btn-primary { font-size: 13px; padding: 14px 28px; min-height: 44px; }
      .why-statement { padding: 16px 0; }
      .situation-card { padding: 24px 18px; }
      .how-step { padding: 24px 18px; }
      .partner-logo-box, .partner-initials-box { width: 140px; height: 60px; }

      /* Minimum phone sizes */
      .about-photo-col, .why-photo-col { min-height: 220px; }
      .fade-l, .fade-r { width: 32px; }
      .page-hero { padding: 100px 4vw 48px; }
      .page-header { padding: 100px 4vw 48px; }
      .testimonials-section { padding: 40px 3vw; }
      .how-section { padding: 40px 3vw; }
      .flips-section { padding: 40px 3vw; }
      .situations-section { padding: 40px 3vw; }
      .compare-section { padding: 40px 3vw; }
      .faq-section { padding: 40px 3vw; }
      .submit-section { padding: 40px 3vw; }
      .properties-section { padding: 40px 3vw; }
      .about-copy { padding: 60px 4vw; }
      .why-copy { padding: 60px 4vw 32px; }
      .form-card { padding: 20px 16px; }
      .faq-item summary { padding: 16px 16px; font-size: 14px; }
      .faq-answer { padding: 0 16px 16px; font-size: 14px; }
      .nav-logo-name { font-size: 18px; }
      .nav-logo-divider { height: 24px; }
      .nav-logo-company { font-size: 9px; }
      h2 { font-size: clamp(24px, 7vw, 36px); }
      footer { padding: 28px 3vw; }
      .stats-strip { padding: 32px 3vw; gap: 20px; }
      .content-section { padding: 32px 3vw; }
      .portfolio-section { padding: 32px 3vw; }
    }