:root{color-scheme:light;box-sizing:border-box;padding-top:env(safe-area-inset-top,0px);padding-bottom:env(safe-area-inset-bottom,0px)}html{scroll-padding-top:env(safe-area-inset-top,0px)}body{margin:0;padding:0;font:14px -apple-system,BlinkMacSystemFont,sans-serif;background:#fff;color:#000}img{max-width:100%}[hidden]:not([hidden=until-found i]){display:none!important}

/* Layout: architectural drawing sheet — blueprint-grid hero, title-block credential strip, project index as a drawing schedule, gold Florida band */
:root{
  --bg:#ECEDEB; --surface:#F6F6F4; --fg:#121416; --muted:#585E64; --rule:#C6C9CB; --accent:#2D5F80;
  --grid:rgba(45,95,128,.10);
  --fl-bg:#0B0B0C; --fl-fg:#ECE7DC; --fl-muted:#A39B8B; --gold:#C9A24A; --fl-rule:#2B2822;
  --display:"Michroma","Eurostile","Microgramma","Arial Black",sans-serif;
  --body:"Archivo","Helvetica Neue",Arial,sans-serif;
  --mono:"IBM Plex Mono",ui-monospace,"SFMono-Regular",Menlo,monospace;
}
@media (prefers-color-scheme: dark){:root:not([data-theme="light"]){
  --bg:#0E1012; --surface:#15181B; --fg:#E7E9EA; --muted:#8E959B; --rule:#2A2F34; --accent:#86B6D4; --grid:rgba(134,182,212,.08); color-scheme:dark}}
:root[data-theme="dark"]{--bg:#0E1012; --surface:#15181B; --fg:#E7E9EA; --muted:#8E959B; --rule:#2A2F34; --accent:#86B6D4; --grid:rgba(134,182,212,.08); color-scheme:dark}

*{box-sizing:border-box}
html{scroll-behavior:smooth}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}}
body{background:var(--bg);color:var(--fg);font-family:var(--body);font-size:16px;line-height:1.6}
body::before{content:"";position:fixed;inset:0 0 auto;height:env(safe-area-inset-top,0px);z-index:10;background:var(--bg)}
a{color:inherit}
:focus-visible{outline:2px solid var(--accent);outline-offset:3px}
.wrap{max-width:1180px;margin:0 auto;padding-left:max(16px,env(safe-area-inset-left,0px));padding-right:max(16px,env(safe-area-inset-right,0px))}
h1,h2,h3{text-wrap:balance;margin:0}
.eyebrow{font-family:var(--mono);font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--muted)}
.disp{font-family:var(--display);font-weight:400;letter-spacing:.06em;text-transform:uppercase}
.btn{display:inline-flex;align-items:center;gap:10px;font-family:var(--mono);font-size:13px;letter-spacing:.1em;text-transform:uppercase;text-decoration:none;padding:14px 22px;border:1px solid var(--fg);background:var(--fg);color:var(--bg);cursor:pointer}
.btn.ghost{background:transparent;color:var(--fg)}
.btn:hover{background:var(--accent);border-color:var(--accent);color:var(--bg)}
.mark{background:var(--fg);-webkit-mask:var(--src) center/contain no-repeat;mask:var(--src) center/contain no-repeat}

/* header */
header{position:sticky;top:env(safe-area-inset-top,0px);z-index:9;background:var(--bg);border-bottom:1px solid var(--rule)}
.nav{display:flex;align-items:center;justify-content:space-between;gap:16px;padding-block:14px}
.brand{display:flex;align-items:center;gap:12px;text-decoration:none}
.brand .m{width:22px;height:38px;--src:url(assets/img/logo-mark.png)}
.brand .w{width:150px;height:10px;--src:url(assets/img/logo-wordmark.png)}
.links{display:flex;gap:26px;font-family:var(--mono);font-size:12px;letter-spacing:.12em;text-transform:uppercase}
.links a{text-decoration:none;color:var(--muted)} .links a:hover{color:var(--fg)}
.dd{position:relative}
.dd>a::after{content:" ▾";font-size:9px}
.dd .menu{display:none;position:absolute;top:100%;left:-16px;padding:14px 0 8px;min-width:220px;background:var(--bg);border:1px solid var(--rule);z-index:11}
.dd .menu a{display:block;padding:8px 16px}
.dd:hover .menu,.dd:focus-within .menu{display:block}
.nav .btn{padding:10px 16px;font-size:12px}
@media (max-width:860px){.links{display:none}}

/* hero */
.hero{border-bottom:1px solid var(--rule);background-image:linear-gradient(var(--grid) 1px,transparent 1px),linear-gradient(90deg,var(--grid) 1px,transparent 1px);background-size:32px 32px}
.hero .wrap{display:grid;grid-template-columns:1.35fr .65fr;gap:48px;align-items:end;padding-block:88px 64px}
.hero h1{font-size:clamp(30px,4.6vw,58px);line-height:1.12;margin:18px 0 22px}
.hero .slogan{display:grid;gap:6px;margin:-6px 0 24px}
.hero .slogan b{font-family:var(--display);font-weight:400;font-size:clamp(18px,2vw,24px);letter-spacing:.12em;text-transform:uppercase;color:var(--accent)}
.hero .slogan span{font-family:var(--mono);font-size:clamp(12px,1.2vw,14px);letter-spacing:.1em;text-transform:uppercase;color:var(--muted)}
.hero p.lead{font-size:clamp(17px,1.6vw,19px);max-width:56ch;color:var(--muted);margin:0 0 32px}
.hero .ctas{display:flex;flex-wrap:wrap;gap:12px}
.hero .big{width:100%;max-width:300px;aspect-ratio:116/204;justify-self:end;--src:url(assets/img/logo-mark.png);opacity:.92}
@media (max-width:760px){.hero .wrap{grid-template-columns:1fr;padding-block:48px 40px}.hero .big{display:none}}

/* title block */
.tblock{border-bottom:1px solid var(--rule)}
.tblock .wrap{display:grid;grid-template-columns:repeat(5,1fr)}
.tblock div.c{padding:16px 18px;border-left:1px solid var(--rule);min-width:0}
.tblock div.c:last-child{border-right:1px solid var(--rule)}
.tblock .k{font-family:var(--mono);font-size:11px;letter-spacing:.12em;text-transform:uppercase;color:var(--muted)}
.tblock .v{font-family:var(--mono);font-size:15px;font-variant-numeric:tabular-nums}
@media (max-width:960px){.tblock .wrap{grid-template-columns:1fr 1fr}.tblock div.c{border-bottom:1px solid var(--rule)}.tblock div.c:last-child{grid-column:1/-1}}

section{padding-block:88px}
section+section{border-top:1px solid var(--rule)}
.shead{display:grid;grid-template-columns:1fr 1.4fr;gap:40px;margin-bottom:48px;align-items:end}
.shead h2{font-size:clamp(22px,2.6vw,32px);line-height:1.25;margin-top:12px}
.shead p{margin:0;color:var(--muted);max-width:60ch}
@media (max-width:760px){.shead{grid-template-columns:1fr;gap:16px}section{padding-block:56px}}

/* stats */
.stats{display:grid;grid-template-columns:repeat(4,1fr);gap:0;border-top:1px solid var(--fg)}
.stat{padding:24px 20px 4px 0}
.stat .n{font-family:var(--display);font-size:clamp(34px,4vw,52px);line-height:1;font-variant-numeric:tabular-nums}
.stat .l{margin-top:12px;color:var(--muted);font-size:15px;max-width:24ch}
@media (max-width:760px){.stats{grid-template-columns:1fr 1fr;row-gap:24px}}

/* services */
.svc{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--rule);border-left:1px solid var(--rule)}
.svc article{padding:32px;border-right:1px solid var(--rule);border-bottom:1px solid var(--rule);min-width:0;background:var(--surface)}
.svc .code{font-family:var(--mono);font-size:12px;color:var(--accent);letter-spacing:.1em}
.svc h3{font-family:var(--display);font-weight:400;text-transform:uppercase;letter-spacing:.05em;font-size:17px;margin:14px 0 12px}
.svc p{margin:0 0 16px;color:var(--muted)}
.svc ul{margin:0;padding:0;list-style:none;display:flex;flex-wrap:wrap;gap:8px}
.svc li{font-family:var(--mono);font-size:12px;border:1px solid var(--rule);padding:4px 10px;color:var(--fg)}
@media (max-width:960px){.svc{grid-template-columns:1fr 1fr}}
@media (max-width:600px){.svc{grid-template-columns:1fr}.svc article{padding:24px}}

/* process */
.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:28px;counter-reset:s;list-style:none;margin:0;padding:0}
.steps li{border-top:1px solid var(--fg);padding-top:18px;min-width:0}
.steps li::before{counter-increment:s;content:"STEP " counter(s);font-family:var(--mono);font-size:12px;letter-spacing:.12em;color:var(--accent)}
.steps h3{font-size:18px;font-weight:600;margin:10px 0 8px}
.steps p{margin:0;color:var(--muted);font-size:15px}
@media (max-width:860px){.steps{grid-template-columns:1fr 1fr}}
@media (max-width:480px){.steps{grid-template-columns:1fr}}

/* project index */
.idx{border:1px solid var(--rule);overflow-x:auto}
.idx table{width:100%;border-collapse:collapse;min-width:520px}
.idx th{font-family:var(--mono);font-size:11px;letter-spacing:.12em;text-transform:uppercase;color:var(--muted);text-align:left;font-weight:400;padding:12px 18px;border-bottom:1px solid var(--fg);background:var(--surface)}
.idx td{padding:14px 18px;border-bottom:1px solid var(--rule);vertical-align:baseline}
.idx tr:last-child td{border-bottom:0}
.idx td.no{font-family:var(--mono);color:var(--accent);width:90px;font-variant-numeric:tabular-nums}
.idx td.nm{font-size:17px;font-weight:500}
.idx td.mk{font-family:var(--mono);font-size:13px;color:var(--muted);text-align:right}
.idx .cols{display:grid;grid-template-columns:1fr 1fr}
.idx .cols table:first-child{border-right:1px solid var(--rule)}
@media (max-width:860px){.idx .cols{grid-template-columns:1fr}.idx .cols table:first-child{border-right:0;border-bottom:1px solid var(--rule)}}
.note{margin-top:14px;font-family:var(--mono);font-size:12px;color:var(--muted)}

/* florida band — deliberately dark in both themes */
.fl{background:var(--fl-bg);color:var(--fl-fg);border-top:0}
.fl .wrap{display:grid;grid-template-columns:.8fr 1.2fr;gap:56px;align-items:center}
.fl img{width:100%;max-width:340px;height:auto;justify-self:center}
.fl .eyebrow{color:var(--gold)}
.fl h2{font-size:clamp(22px,2.6vw,32px);line-height:1.25;margin:14px 0 18px}
.fl p{color:var(--fl-muted);max-width:56ch;margin:0 0 24px}
.fl dl{display:grid;grid-template-columns:auto 1fr;gap:10px 24px;margin:0 0 28px;font-family:var(--mono);font-size:14px}
.fl dt{color:var(--fl-muted);font-size:11px;letter-spacing:.12em;text-transform:uppercase;padding-top:3px}
.fl dd{margin:0}
.fl .btn{background:var(--gold);border-color:var(--gold);color:var(--fl-bg)}
.fl .btn:hover{background:var(--fl-fg);border-color:var(--fl-fg)}
@media (max-width:760px){.fl .wrap{grid-template-columns:1fr;gap:32px}.fl img{max-width:240px}}

/* contact */
.contact{display:grid;grid-template-columns:1fr 1.15fr;gap:48px}
.offices{display:grid;gap:0;border-top:1px solid var(--fg)}
.office{padding:22px 0;border-bottom:1px solid var(--rule)}
.office .k{font-family:var(--mono);font-size:11px;letter-spacing:.12em;text-transform:uppercase;color:var(--accent)}
.office .v{font-size:17px;margin-top:6px}
.sel{user-select:all;font-family:var(--mono);font-size:16px}
.copy{margin-left:10px;font-family:var(--mono);font-size:11px;letter-spacing:.1em;text-transform:uppercase;background:none;border:1px solid var(--rule);color:var(--muted);padding:3px 8px;cursor:pointer}
form{display:grid;grid-template-columns:1fr 1fr;gap:16px;background:var(--surface);border:1px solid var(--rule);padding:28px}
form .full{grid-column:1/-1}
label{display:grid;gap:6px;font-family:var(--mono);font-size:11px;letter-spacing:.12em;text-transform:uppercase;color:var(--muted);min-width:0}
input,select,textarea{font:inherit;font-family:var(--body);font-size:16px;letter-spacing:0;text-transform:none;color:var(--fg);background:var(--bg);border:1px solid var(--rule);padding:12px;border-radius:0;width:100%}
textarea{min-height:110px;resize:vertical}
.ok{grid-column:1/-1;margin:0;font-size:15px;color:var(--fg);border-left:2px solid var(--accent);padding-left:12px}
@media (max-width:860px){.contact{grid-template-columns:1fr}}
@media (max-width:480px){form{grid-template-columns:1fr;padding:20px}}

footer{border-top:1px solid var(--rule);padding-block:36px;font-family:var(--mono);font-size:12px;color:var(--muted)}
footer .wrap{display:flex;flex-wrap:wrap;justify-content:space-between;gap:16px}
footer .f{width:200px;height:13px;--src:url(assets/img/logo-wordmark.png);background:var(--muted)}

/* insurance claims band */
.claims .wrap{display:grid;grid-template-columns:1fr 1fr;gap:56px;align-items:start}
.claims h2{font-size:clamp(26px,3.4vw,42px);line-height:1.15;margin:14px 0 20px}
.claims p.intro{color:var(--muted);max-width:52ch;margin:0 0 28px}
.claims ol{list-style:none;margin:0;padding:0;border-top:1px solid var(--fg)}
.claims li{display:grid;grid-template-columns:44px 1fr;gap:12px;padding:18px 0;border-bottom:1px solid var(--rule)}
.claims li span{font-family:var(--mono);color:var(--accent);font-size:13px;padding-top:2px}
.claims li b{display:block;font-weight:600}
.claims li p{margin:4px 0 0;color:var(--muted);font-size:15px}
.note-card{background:var(--surface);border:1px solid var(--rule);padding:28px}
.note-card blockquote{margin:0 0 18px;font-size:18px;line-height:1.55}
.note-card .who{font-family:var(--mono);font-size:12px;letter-spacing:.1em;text-transform:uppercase;color:var(--muted)}
@media (max-width:860px){.claims .wrap{grid-template-columns:1fr;gap:32px}}
/* faq */
.faq{border-top:1px solid var(--fg)}
.faq details{border-bottom:1px solid var(--rule)}
.faq summary{list-style:none;cursor:pointer;display:grid;grid-template-columns:56px 1fr 24px;gap:12px;padding:20px 0;font-size:18px;font-weight:500}
.faq summary::-webkit-details-marker{display:none}
.faq summary .q{font-family:var(--mono);font-size:13px;color:var(--accent);padding-top:4px}
.faq summary::after{content:"+";font-family:var(--mono);font-size:20px;color:var(--muted);text-align:right}
.faq details[open] summary::after{content:"–"}
.faq .a{padding:0 0 22px 68px;color:var(--muted);max-width:76ch}
@media (max-width:480px){.faq summary{grid-template-columns:40px 1fr 20px;font-size:16px}.faq .a{padding-left:52px}}

/* markets */
.mkts{display:grid;grid-template-columns:repeat(3,1fr);gap:56px 40px}
.mkts article{min-width:0}
.mkts svg{width:100%;max-width:260px;height:auto;display:block;margin-bottom:18px}
.mkts .b,.mkts .w,.mkts .s,.mkts .a{stroke:var(--fg);stroke-width:1.6;fill:none;stroke-linejoin:round}
.mkts .w{stroke-width:1;fill:var(--grid)}
.mkts .s{fill:var(--fg)}
.mkts .a{fill:var(--accent);fill-opacity:.18;stroke:var(--accent)}
.mkts .t{stroke:var(--fg);stroke-width:1;fill:none;stroke-linecap:round}
.mkts .g{stroke:var(--fg);stroke-width:2}
.mkts .d{fill:var(--accent);stroke:none}
.mkts h3{font-family:var(--display);font-weight:400;text-transform:uppercase;letter-spacing:.05em;font-size:17px;padding-bottom:10px;border-bottom:2px solid var(--accent);display:inline-block;margin-bottom:12px}
.mkts p{margin:0;color:var(--muted)}
@media (max-width:860px){.mkts{grid-template-columns:1fr 1fr}}
@media (max-width:480px){.mkts{grid-template-columns:1fr}.mkts svg{max-width:220px}}

/* landlords */
.snow{margin-top:36px;padding:26px 28px;background:var(--surface);border:1px solid var(--rule);border-left:3px solid var(--accent)}
.snow p{margin:8px 0 0;font-size:18px;max-width:70ch}
.ll{display:grid;grid-template-columns:repeat(3,1fr);gap:0;border-top:1px solid var(--fg)}
.ll article{padding:24px 28px 24px 0;min-width:0}
.ll article+article{padding-left:28px;border-left:1px solid var(--rule)}
.ll .code{font-family:var(--mono);font-size:12px;color:var(--accent);letter-spacing:.1em}
.ll h3{font-size:19px;font-weight:600;margin:10px 0 8px}
.ll p{margin:0;color:var(--muted)}
.lic{display:flex;flex-wrap:wrap;gap:12px 40px;margin-top:32px;padding-top:18px;border-top:1px solid var(--rule);font-family:var(--mono);font-size:14px}
.lic .k{display:block;font-size:11px;letter-spacing:.12em;text-transform:uppercase;color:var(--muted)}
@media (max-width:760px){.ll{grid-template-columns:1fr}.ll article,.ll article+article{padding:20px 0;border-left:0;border-bottom:1px solid var(--rule)}}

/* about */
.about .wrap{display:grid;grid-template-columns:.8fr 1.2fr;gap:64px;align-items:start}
.yrs{border-top:1px solid var(--fg);margin-top:18px;padding-top:20px;display:grid;gap:10px}
.yrs .n{font-family:var(--display);font-size:clamp(56px,7vw,96px);line-height:1}
.yrs .l{color:var(--muted);max-width:26ch}
.team{list-style:none;margin:28px 0 0;padding:0;border-top:1px solid var(--rule)}
.team li{padding:12px 0;border-bottom:1px solid var(--rule);font-family:var(--mono);font-size:13px;letter-spacing:.06em;text-transform:uppercase}
.ab-text h2{font-size:clamp(24px,3vw,38px);line-height:1.2;margin:0 0 24px}
.ab-text p{font-size:18px;margin:0 0 18px;max-width:62ch}
.ab-text p:last-child{color:var(--accent);font-weight:500}
@media (max-width:860px){.about .wrap{grid-template-columns:1fr;gap:36px}}

/* counters */
.counters{grid-column:1/-1;display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--fg);border-bottom:1px solid var(--rule);margin-top:8px}
.cnt{padding:40px 24px 36px;border-left:1px solid var(--rule);min-width:0}
.cnt:first-child{border-left:0;padding-left:0}
.cnt .n{font-family:var(--display);font-size:clamp(34px,4.2vw,56px);line-height:1;font-variant-numeric:tabular-nums;white-space:nowrap}
.cnt .n.mk{font-size:clamp(28px,3.4vw,46px);white-space:normal}
.cnt .n i{font-style:normal;color:var(--accent)}
.cnt .l{margin-top:14px;color:var(--muted);font-size:15px;max-width:26ch}
@media (max-width:860px){.counters{grid-template-columns:1fr 1fr}.cnt{border-bottom:1px solid var(--rule)}.cnt:nth-child(odd){border-left:0;padding-left:0}}
@media (max-width:420px){.counters{grid-template-columns:1fr}.cnt{border-left:0;padding-left:0}}
.spin{color:var(--accent)}
/* safety */
.sf{display:grid;grid-template-columns:repeat(4,1fr);gap:28px}
.sf article{border-top:1px solid var(--fg);padding-top:18px;min-width:0}
.sf .big{font-family:var(--display);font-size:40px;line-height:1;color:var(--accent)}
.sf h3{font-size:18px;font-weight:600;margin:14px 0 8px}
.sf p{margin:0;color:var(--muted);font-size:15px}
@media (max-width:860px){.sf{grid-template-columns:1fr 1fr}}
@media (max-width:480px){.sf{grid-template-columns:1fr}}

/* management partners */
.names{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--fg);border-left:1px solid var(--rule)}
.names li{display:flex;align-items:center;justify-content:center;text-align:center;min-height:112px;padding:20px;border-right:1px solid var(--rule);border-bottom:1px solid var(--rule);font-family:var(--display);text-transform:uppercase;letter-spacing:.05em;font-size:14px;line-height:1.4;text-wrap:balance}
.names li.andmore{font-family:var(--mono);font-size:12px;letter-spacing:.12em;color:var(--accent);background:var(--surface)}
.idx tr.flh td{font-family:var(--mono);font-size:11px;letter-spacing:.12em;text-transform:uppercase;color:var(--fg);background:var(--surface);border-top:1px solid var(--fg);padding:10px 18px}
.idx .city{display:block;font-family:var(--mono);font-size:12px;font-weight:400;color:var(--muted);margin-top:2px}
.more{margin:18px 0 0;font-size:17px;color:var(--muted);font-style:italic}
@media (max-width:860px){.names{grid-template-columns:1fr 1fr}.names li{min-height:88px;font-size:13px}}

/* portfolio photo grid */
.pf-tabs{display:flex;flex-wrap:wrap;gap:8px;margin-bottom:24px}
.pf-tab{font-family:var(--mono);font-size:12px;letter-spacing:.1em;text-transform:uppercase;background:transparent;color:var(--muted);border:1px solid var(--rule);padding:9px 16px;cursor:pointer}
.pf-tab:hover{color:var(--fg);border-color:var(--fg)}
.pf-tab.on{background:var(--fg);color:var(--bg);border-color:var(--fg)}
.pf{display:grid;grid-template-columns:repeat(4,1fr);gap:32px 24px;margin-bottom:64px}
.pf-card{margin:0;min-width:0}
.pf-card .ph{aspect-ratio:4/5;overflow:hidden;background:var(--surface)}
@media (min-width:961px){.pf-card.feat{grid-column:span 2;grid-row:span 2;display:flex;flex-direction:column}.pf-card.feat .ph{aspect-ratio:auto;flex:1}}
.pf-card img{width:100%;height:100%;object-fit:cover;display:block;transition:transform .6s ease}
.pf-card:hover img{transform:scale(1.04)}
.pf-card figcaption{display:grid;gap:3px;padding-top:12px}
.pf-card .t{font-family:var(--mono);font-size:11px;letter-spacing:.12em;text-transform:uppercase;color:var(--accent)}
.pf-card b{font-weight:600;font-size:17px}
.pf-card .loc{font-size:14px;color:var(--muted)}
.idx-h{font-family:var(--mono);font-weight:400;font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);margin:0 0 14px}
@media (max-width:960px){.pf{grid-template-columns:repeat(3,1fr)}}
@media (max-width:700px){.pf{grid-template-columns:1fr 1fr;gap:24px 14px}}
@media (prefers-reduced-motion:reduce){.pf-card img{transition:none}}

.mtog{display:none;align-items:center;gap:8px;background:none;border:1px solid var(--fg);color:var(--fg);font-family:var(--mono);font-size:12px;letter-spacing:.12em;text-transform:uppercase;padding:10px 12px;cursor:pointer;min-height:42px}
.mtog i{display:block;width:16px;height:1.5px;background:currentColor;box-shadow:0 -5px 0 currentColor,0 5px 0 currentColor}
.nav-r{display:flex;align-items:center;gap:10px}
@media (max-width:860px){
  .mtog{display:inline-flex}
  header.open .links{display:flex;flex-direction:column;gap:0;position:absolute;top:100%;left:0;right:0;background:var(--bg);border-bottom:1px solid var(--rule);padding:4px 16px 12px;max-height:calc(100vh - 80px);overflow-y:auto}
  header.open .links>a,header.open .dd>a{display:block;padding:15px 0;border-bottom:1px solid var(--rule);font-size:13px}
  header.open .dd .menu{display:block;position:static;border:0;padding:0 0 6px 14px;min-width:0;background:none}
  header.open .dd .menu a{padding:12px 0;border-bottom:1px solid var(--rule);font-size:12px}
  header.open .dd>a::after{content:""}
}
@media (max-width:420px){.nav .btn{padding:10px 12px;font-size:11px;letter-spacing:.08em}.mtog span{display:none}.mtog{padding:10px 12px}}
@media (max-width:600px){.idx table{min-width:0}.idx th,.idx td{padding:12px 14px}.idx td.no{width:58px}.idx td.nm{font-size:15px}}

.nav .btn{white-space:nowrap}
.idx td.no{white-space:nowrap}
@media (max-width:420px){.nav{gap:10px}.nav-r{gap:8px}.nav .btn{padding:10px 10px;font-size:10.5px;letter-spacing:.06em}.mtog{padding:9px 10px}.brand .w{max-width:120px}}
@media (max-width:600px){.idx td.no{width:64px;padding-right:6px;font-size:13px}}

/* hero v2: NYC | Miami & Naples split */
.sr{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
.hero2{border-bottom:1px solid var(--rule)}
.h2top{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:baseline;gap:12px 32px;padding-block:28px 22px}
.motto{display:flex;flex-wrap:wrap;align-items:baseline;gap:6px 16px}
.motto b{font-family:var(--display);font-weight:400;font-size:clamp(15px,1.6vw,19px);letter-spacing:.14em;text-transform:uppercase;color:var(--accent)}
.motto span{font-family:var(--mono);font-size:12px;letter-spacing:.08em;text-transform:uppercase;color:var(--muted)}
.split{display:grid;grid-template-columns:1fr 1fr;position:relative;border-top:1px solid var(--rule);transition:grid-template-columns .6s cubic-bezier(.2,.7,.2,1)}
@media (hover:hover) and (min-width:961px){.split:has(.ny:hover){grid-template-columns:1.12fr .88fr}.split:has(.fla:hover){grid-template-columns:.88fr 1.12fr}}
.side{position:relative;min-height:660px;overflow:hidden;display:flex;flex-direction:column;min-width:0}
.side .in{position:relative;z-index:2;padding:56px clamp(20px,4vw,64px) 0;display:flex;flex-direction:column;align-items:flex-start;gap:20px;max-width:620px}
.side.ny{background-color:var(--bg);background-image:linear-gradient(var(--grid) 1px,transparent 1px),linear-gradient(90deg,var(--grid) 1px,transparent 1px);background-size:32px 32px}
.side.fla{background:var(--fl-bg);color:var(--fl-fg);background-image:radial-gradient(120% 70% at 80% 100%,rgba(201,162,74,.16),transparent 60%)}
.side.fla .in{margin-left:auto;padding-left:clamp(48px,6vw,96px)}
.loc{display:flex;align-items:center;flex-wrap:wrap;gap:10px;font-family:var(--mono);font-size:12px;letter-spacing:.16em;text-transform:uppercase}
.loc i{font-style:normal;color:var(--muted);letter-spacing:.1em;padding-left:10px;border-left:1px solid var(--rule)}
.fla .loc{color:var(--gold)} .fla .loc i{color:var(--fl-muted);border-color:var(--fl-rule)}
.pin{width:12px;height:21px}
.fla .pin{background:var(--gold)}
.side h2{font-size:clamp(34px,4.4vw,62px);line-height:1.06;margin:0}
.fla h2{color:#fff}
.side p{margin:0;font-size:clamp(16px,1.4vw,18px);color:var(--muted);max-width:44ch}
.fla p{color:var(--fl-muted)}
.chips{list-style:none;margin:0;padding:0;display:flex;flex-wrap:wrap;gap:8px;max-width:520px}
.chips li{font-family:var(--mono);font-size:12px;letter-spacing:.04em;padding:6px 11px;border:1px solid var(--rule);background:var(--surface)}
.fla .chips li{border-color:#3A352C;background:rgba(255,255,255,.03);color:var(--fl-fg)}
.side .btn{margin-top:4px}
.fla .btn{background:var(--gold);border-color:var(--gold);color:var(--fl-bg)}
.fla .btn:hover{background:#fff;border-color:#fff;color:var(--fl-bg)}
.sky{position:absolute;left:0;right:0;bottom:0;width:100%;height:auto;z-index:1;pointer-events:none}
.sky path{fill:none;stroke-width:1.4;stroke-linejoin:round;stroke-linecap:round}
.ny .sky path{stroke:var(--fg);opacity:.55}
.ny .sky .gl{opacity:1;stroke-width:2}
.fla .sky path{stroke:var(--gold);opacity:.75}
.fla .sky .wv{opacity:.35;stroke-width:1}
.fla .sky .sun{fill:var(--gold);opacity:.18}
.sky path[pathLength]{stroke-dasharray:1;stroke-dashoffset:1;animation:draw 2.6s .3s cubic-bezier(.4,0,.2,1) forwards}
.fla .sky path[pathLength]{animation-delay:.7s}
@keyframes draw{to{stroke-dashoffset:0}}
@media (prefers-reduced-motion:reduce){.sky path[pathLength]{animation:none;stroke-dashoffset:0}.split{transition:none}}
.seam{position:absolute;top:0;bottom:0;left:50%;width:0;z-index:3;display:flex;align-items:center;justify-content:center;transition:left .6s cubic-bezier(.2,.7,.2,1)}
@media (hover:hover) and (min-width:961px){.split:has(.ny:hover) .seam{left:56%}.split:has(.fla:hover) .seam{left:44%}}
.badge{flex:none;width:118px;height:118px;border-radius:50%;background:var(--fg);color:var(--bg);border:4px solid var(--gold);display:flex;flex-direction:column;align-items:center;justify-content:center;gap:4px;text-align:center;box-shadow:0 0 0 8px rgba(201,162,74,.12)}
.badge b{font-family:var(--display);font-weight:400;font-size:17px;letter-spacing:.06em;display:flex;align-items:center;gap:6px}
.badge b span{color:var(--gold);font-family:var(--body);font-size:16px}
.badge small{font-family:var(--mono);font-size:10px;letter-spacing:.12em;text-transform:uppercase;line-height:1.35;opacity:.8}
.base{display:grid;grid-template-columns:1.4fr auto;gap:24px 48px;align-items:center;padding-block:32px}
.base p{margin:0;color:var(--muted);font-size:17px;max-width:72ch}
.base .ctas{display:flex;flex-wrap:wrap;gap:12px}
@media (max-width:960px){
  .split{grid-template-columns:1fr}
  .side{min-height:0;padding-bottom:clamp(130px,30vw,220px)}
  .side .in{padding-top:44px}
  .side.fla .in{margin-left:0;padding-left:clamp(20px,4vw,64px);padding-top:76px}
  .seam{left:0;right:0;width:auto;top:auto;bottom:auto;height:0}
  .split .seam{position:relative;grid-row:2}
  .side.fla{grid-row:3}
  .badge{width:96px;height:96px}.badge b{font-size:14px}
  .base{grid-template-columns:1fr}
}

[id]{scroll-margin-top:84px}

.flproj .pf{margin-bottom:32px}
.flproj{padding-top:88px}
.flidx{max-width:calc(50% - 12px)}
@media (max-width:860px){.flidx{max-width:none}}

/* license strip: 8 cells, 4 per row */
.tblock .wrap{grid-template-columns:repeat(4,1fr)}
.tblock div.c{border-bottom:1px solid var(--rule)}
.tblock div.c:nth-child(4n){border-right:1px solid var(--rule)}
.tblock div.c:nth-child(n+5){border-bottom:0}
@media (max-width:960px){.tblock .wrap{grid-template-columns:1fr 1fr}.tblock div.c{border-bottom:1px solid var(--rule)}.tblock div.c:nth-child(2n){border-right:1px solid var(--rule)}.tblock div.c:last-child{grid-column:auto}.tblock div.c:nth-last-child(-n+2){border-bottom:0}}

/* organized footer */
footer .wrap.ft{display:grid;grid-template-columns:1fr 1.2fr 1.2fr;gap:32px 48px;align-items:start}
.ft-brand{display:grid;gap:16px;align-content:start}.ft-brand p{margin:0;max-width:26ch;line-height:1.6}
.ft-h{font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--fg);padding-bottom:10px;margin-bottom:6px;border-bottom:1px solid var(--rule)}
.ft-col dl{display:grid;grid-template-columns:1fr auto;gap:0;margin:0}
.ft-col dt,.ft-col dd{padding:7px 0;border-bottom:1px solid var(--rule)}
.ft-col dd{margin:0;text-align:right;color:var(--fg);font-variant-numeric:tabular-nums;padding-left:16px}
.ft-note{grid-column:1/-1;display:flex;flex-wrap:wrap;justify-content:space-between;gap:10px 64px;padding-top:18px;border-top:1px solid var(--rule)}
@media (max-width:860px){footer .wrap.ft{grid-template-columns:1fr 1fr}.ft-brand{grid-column:1/-1}}
@media (max-width:560px){footer .wrap.ft{grid-template-columns:1fr}}
.ft-h{font-weight:600}
.ft-col dd{font-weight:500}

/* hero polish: keep content clear of skylines, tighter on laptops and phones */
.side{min-height:0;padding-bottom:31%}
.side .in{padding-top:clamp(36px,5vh,56px)}
.h2top{padding-block:18px 16px}
@media (max-height:820px) and (min-width:961px){.side h2{font-size:clamp(32px,3.6vw,52px)}.side .in{gap:16px}}
@media (max-width:960px){.side{padding-bottom:30%}.side.fla .in{padding-top:64px}}
@media (max-width:600px){
  .h2top .eyebrow{display:none}
  .h2top{padding-block:16px 14px}
  .motto span{font-size:11px}
  .side .in{gap:16px;padding-top:36px}
  .side.fla .in{padding-top:60px}
  .side h2{font-size:38px}
  .side p{font-size:16px}
  .chips{gap:6px}
  .chips li{font-size:11px;padding:5px 9px}
  .side .btn{width:100%;justify-content:center}
  .base{padding-block:24px}
  .base p{font-size:16px}
  .base .ctas .btn{flex:1 1 auto;justify-content:center}
}
.devnote{margin:14px 0 0;font-size:13px;line-height:1.55;color:var(--muted);max-width:80ch}
.counters{grid-template-columns:repeat(4,1fr)}
.cnt .n.sq{font-size:clamp(26px,2.9vw,42px)}
@media (max-width:860px){.counters{grid-template-columns:1fr 1fr}}
@media (max-width:420px){.counters{grid-template-columns:1fr}.cnt .n.sq{font-size:34px}}

@media (min-width:961px){.seam{align-items:flex-end;padding-bottom:clamp(40px,6vw,96px)}}
.svc article.flash{animation:cardflash 1.8s ease-out .35s 1 both}
@keyframes cardflash{0%,35%{box-shadow:inset 0 0 0 2px var(--accent)}100%{box-shadow:inset 0 0 0 2px transparent}}
@media (prefers-reduced-motion:reduce){.svc article.flash{animation:none}}

/* ===== multi-page additions ===== */
.links a.cur{color:var(--fg);text-decoration:underline;text-underline-offset:6px;text-decoration-thickness:1px}
.phead{border-bottom:1px solid var(--rule);background-image:linear-gradient(var(--grid) 1px,transparent 1px),linear-gradient(90deg,var(--grid) 1px,transparent 1px);background-size:32px 32px}
.phead .wrap{padding-block:56px 48px}
.crumbs{font-family:var(--mono);font-size:12px;letter-spacing:.12em;text-transform:uppercase;color:var(--muted)}
.crumbs a{color:var(--muted);text-decoration:none}.crumbs a:hover{color:var(--fg)}
.crumbs span{margin:0 8px}
.phead h1{font-size:clamp(30px,4.4vw,56px);line-height:1.1;margin:16px 0 16px}
.phead p{margin:0;color:var(--muted);max-width:62ch;font-size:clamp(16px,1.5vw,19px)}
.fl h1{font-size:clamp(22px,2.6vw,32px);line-height:1.25;margin:14px 0 18px}
.contact h1{font-size:clamp(22px,2.6vw,32px);line-height:1.25;margin:12px 0 28px}

.explore{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--rule);border-left:1px solid var(--rule)}
.explore a{display:flex;flex-direction:column;gap:12px;min-height:220px;padding:32px;border-right:1px solid var(--rule);border-bottom:1px solid var(--rule);background:var(--surface);text-decoration:none;min-width:0;transition:background .2s}
.explore .code{font-family:var(--mono);font-size:12px;letter-spacing:.1em;color:var(--accent)}
.explore h3{font-family:var(--display);font-weight:400;text-transform:uppercase;letter-spacing:.05em;font-size:17px;line-height:1.35;margin:0}
.explore p{margin:0;color:var(--muted)}
.explore .go{margin-top:auto;font-family:var(--mono);font-size:12px;letter-spacing:.12em;text-transform:uppercase;color:var(--fg)}
.explore a:hover{background:var(--bg)}
.explore a:hover .go{color:var(--accent)}
.explore a.flx{background:var(--fl-bg);color:var(--fl-fg)}
.explore a.flx .code,.explore a.flx .go{color:var(--gold)}
.explore a.flx h3{color:#fff}
.explore a.flx p{color:var(--fl-muted)}
.explore a.flx:hover{background:#17171a}
@media (max-width:960px){.explore{grid-template-columns:1fr 1fr}}
@media (max-width:600px){.explore{grid-template-columns:1fr}.explore a{min-height:0;padding:24px}}

.glance .counters{margin-top:0}
.ctab{background:var(--fg);color:var(--bg);border-top:0}
.ctab .wrap{display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;gap:28px 48px}
.ctab h2{font-size:clamp(24px,3vw,38px);line-height:1.15;margin:0 0 10px}
.ctab p{margin:0;opacity:.75;max-width:52ch}
.ctab .ctas{display:flex;flex-wrap:wrap;gap:12px}
.ctab .btn{background:var(--bg);color:var(--fg);border-color:var(--bg)}
.ctab .btn.ghost{background:transparent;color:var(--bg);border-color:var(--bg)}
.ctab .btn:hover{background:var(--accent);border-color:var(--accent);color:#fff}
.flmore{margin-top:20px}
.flmore a{font-family:var(--mono);font-size:13px;letter-spacing:.08em;color:var(--accent)}
@media (max-width:600px){.ctab .ctas,.ctab .btn{width:100%;justify-content:center}}

/* project charts: wrap instead of scrolling sideways */
.idx{overflow-x:visible}
.idx table{min-width:0}

/* portfolio: location + type filters */
.pf-filters{display:grid;gap:10px;margin-bottom:28px}
.pf-row{display:flex;flex-wrap:wrap;align-items:center;gap:8px 14px}
.pf-row .pf-tabs{margin-bottom:0}
.pf-lab{font-family:var(--mono);font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);min-width:72px}
.pf-loc{font-family:var(--mono);font-size:12px;letter-spacing:.1em;text-transform:uppercase;background:transparent;color:var(--muted);border:1px solid var(--rule);padding:9px 16px;cursor:pointer}
.pf-loc:hover{color:var(--fg);border-color:var(--fg)}
.pf-loc.on{background:var(--fg);color:var(--bg);border-color:var(--fg)}
.pf-loc[data-l="fl"].on{background:var(--gold);border-color:var(--gold);color:#0B0B0C}
.idx-grp+.idx-grp{margin-top:32px}
#projects .flidx{max-width:calc(50% - 12px)}
@media (max-width:860px){#projects .flidx{max-width:none}}
@media (max-width:600px){.pf-lab{min-width:0;width:100%}}

/* Florida page: headline first and big, logo compact on small screens */
body[data-page="florida"] .fl{padding-block:64px 80px}
body[data-page="florida"] .fl .wrap{align-items:start}
body[data-page="florida"] .fl .wrap>img{align-self:center}
body[data-page="florida"] .fl h1{font-size:clamp(30px,3.8vw,52px);line-height:1.1;margin:14px 0 22px}
@media (max-width:760px){
  body[data-page="florida"] .fl{padding-block:32px 56px}
  body[data-page="florida"] .fl .wrap{gap:20px}
  body[data-page="florida"] .fl .wrap>img{max-width:150px;justify-self:start;align-self:start}
  body[data-page="florida"] .fl h1{font-size:34px}
}

/* full-width service card */
.svc article.wide{grid-column:1/-1}
.svc article.wide p{max-width:80ch}


/* ================= design pass ================= */
section{padding-block:104px}
@media (max-width:760px){section{padding-block:64px}}
.shead{margin-bottom:56px}
.shead h2{font-size:clamp(24px,2.8vw,36px)}

/* header gains a soft shadow once the page scrolls */
header{transition:box-shadow .25s}
header.scrolled{box-shadow:0 10px 30px rgba(18,20,22,.07)}

/* hero statement under the split banner */
.base{padding-block:48px}
.base p{color:var(--fg);font-size:clamp(18px,1.7vw,22px);line-height:1.55;max-width:60ch}
@media (max-width:600px){.base{padding-block:32px}.base p{font-size:17px}}

/* page heads with a photo panel */
.phead.has-img .wrap{display:grid;grid-template-columns:1.25fr .75fr;gap:48px;align-items:center;padding-block:56px}
.ph-img{margin:0;aspect-ratio:4/3;overflow:hidden;background:var(--surface);border:1px solid var(--rule)}
.ph-img img{width:100%;height:100%;object-fit:cover;display:block}
@media (max-width:860px){.phead.has-img .wrap{grid-template-columns:1fr;gap:28px;padding-block:40px}.ph-img{aspect-ratio:16/9}}

/* selected work mosaic */
.work-grid{display:grid;grid-template-columns:repeat(12,1fr);grid-auto-rows:240px;gap:16px}
.work-grid .w{position:relative;display:block;overflow:hidden;background:#111;text-decoration:none;color:#fff}
.work-grid .w1{grid-column:span 6;grid-row:span 2}
.work-grid .w2{grid-column:span 6}
.work-grid .w3,.work-grid .w4{grid-column:span 3}
.work-grid img{width:100%;height:100%;object-fit:cover;display:block;transition:transform .9s cubic-bezier(.2,.7,.2,1)}
.work-grid .w:hover img{transform:scale(1.05)}
.work-grid .cap{position:absolute;left:0;right:0;bottom:0;display:grid;gap:4px;padding:56px 22px 20px;background:linear-gradient(transparent,rgba(0,0,0,.72))}
.work-grid .cap .t{font-family:var(--mono);font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:#D9C38F}
.work-grid .cap b{font-family:var(--display);font-weight:400;font-size:clamp(15px,1.4vw,19px);letter-spacing:.05em;text-transform:uppercase;line-height:1.3}
.work-grid .cap .l{font-size:14px;opacity:.85}
.work .devnote{margin-top:18px}
@media (max-width:960px){.work-grid{grid-template-columns:1fr 1fr;grid-auto-rows:220px}.work-grid .w1{grid-column:span 2;grid-row:span 2}.work-grid .w2{grid-column:span 2}.work-grid .w3,.work-grid .w4{grid-column:span 1}}
@media (max-width:560px){.work-grid{grid-template-columns:1fr;grid-auto-rows:260px;gap:12px}.work-grid .w1{grid-column:auto;grid-row:span 2}.work-grid .w2,.work-grid .w3,.work-grid .w4{grid-column:auto}}
@media (prefers-reduced-motion:reduce){.work-grid img{transition:none}}

/* larger portfolio cards */
@media (min-width:961px){.pf{grid-template-columns:repeat(3,1fr);gap:40px 28px}}

/* footer */
footer.ft2{background:var(--fl-bg);color:#C9C6BE;border-top:0;padding-block:72px 32px;font-family:var(--body);font-size:15px}
.ft2 a{color:#ECE7DC;text-decoration:none}
.ft2 a:hover{color:var(--gold)}
.ft2 .ft-h{font-family:var(--mono);font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--gold);font-weight:500;border:0;padding:0;margin:0 0 16px}
.ft-top{display:grid;grid-template-columns:1fr 1.6fr;gap:48px 64px;padding-bottom:48px;border-bottom:1px solid #26231E}
.ft-logo{display:inline-flex;align-items:center;gap:12px}
.ft-logo .mark{background:#ECE7DC}
.ft-logo .m{width:22px;height:38px;--src:url(assets/img/logo-mark.png)}
.ft-logo .w{width:170px;height:11px;--src:url(assets/img/logo-wordmark.png)}
.ft-brand p{margin:20px 0 24px;max-width:36ch;line-height:1.6}
.ft2 .btn{background:var(--gold);border-color:var(--gold);color:#0B0B0C}
.ft2 .btn:hover{background:#ECE7DC;border-color:#ECE7DC;color:#0B0B0C}
.ft-nav{display:grid;grid-template-columns:repeat(3,1fr);gap:32px}
.ft-nav>div{display:flex;flex-direction:column;gap:10px;min-width:0}
.ft-off p{margin:0 0 12px;line-height:1.55}
.ft-off b{display:block;color:#ECE7DC;font-weight:600}
.ft-lic{display:grid;grid-template-columns:1fr 1fr;gap:32px 64px;padding-block:40px;border-bottom:1px solid #26231E}
.ft2 .ft-col dl{display:grid;grid-template-columns:1fr auto;margin:0;font-family:var(--mono);font-size:12px}
.ft2 .ft-col dt,.ft2 .ft-col dd{padding:8px 0;border-bottom:1px solid #1E1C18}
.ft2 .ft-col dd{margin:0;text-align:right;color:#ECE7DC;padding-left:16px}
.ft2 .ft-note{display:flex;flex-wrap:wrap;justify-content:space-between;gap:10px 48px;padding-top:24px;border-top:0;font-family:var(--mono);font-size:11px;color:#8C877C}
@media (max-width:860px){.ft-top{grid-template-columns:1fr}.ft-lic{grid-template-columns:1fr}}
@media (max-width:560px){.ft-nav{grid-template-columns:1fr 1fr}.ft-off{grid-column:1/-1}footer.ft2{padding-block:56px 28px}}

/* gentle reveal on scroll (only when scripts run) */
.rvjs .rv{opacity:0;transform:translateY(18px);transition:opacity .8s ease,transform .8s cubic-bezier(.2,.7,.2,1)}
.rvjs .rv.in{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){.rvjs .rv{opacity:1;transform:none;transition:none}}

/* design pass, round 2 */
.ft-brand .btn{justify-self:start}
@media (max-width:560px){.ft-brand .btn{justify-self:stretch;justify-content:center}}
.ctab{background-color:var(--bg);color:var(--fg);border-top:1px solid var(--rule);background-image:linear-gradient(var(--grid) 1px,transparent 1px),linear-gradient(90deg,var(--grid) 1px,transparent 1px);background-size:32px 32px}
.ctab p{opacity:1;color:var(--muted)}
.ctab .btn{background:var(--fg);color:var(--bg);border-color:var(--fg)}
.ctab .btn.ghost{background:transparent;color:var(--fg);border-color:var(--fg)}
.ctab .btn:hover,.ctab .btn.ghost:hover{background:var(--accent);border-color:var(--accent);color:#fff}
.work-grid .cap{background:linear-gradient(transparent,rgba(0,0,0,.55) 35%,rgba(0,0,0,.85));text-shadow:0 1px 2px rgba(0,0,0,.4)}
footer.ft2 .wrap{display:block}

/* six counters: 3 x 2 */
.counters{grid-template-columns:repeat(3,1fr)}
.cnt:first-child{padding-left:0}
.counters .cnt:nth-child(3n+1){border-left:0;padding-left:0}
.counters .cnt:nth-child(-n+3){border-bottom:1px solid var(--rule)}
@media (max-width:860px){.counters{grid-template-columns:1fr 1fr}.counters .cnt{border-left:1px solid var(--rule);padding-left:24px;border-bottom:1px solid var(--rule)}.counters .cnt:nth-child(odd){border-left:0;padding-left:0}.counters .cnt:nth-last-child(-n+2){border-bottom:0}}
@media (max-width:420px){.counters{grid-template-columns:1fr}.counters .cnt{border-left:0;padding-left:0;border-bottom:1px solid var(--rule)}.counters .cnt:last-child{border-bottom:0}}
.cnt .n.sq{font-size:clamp(34px,4.2vw,56px)}
@media (max-width:420px){.counters{grid-template-columns:1fr 1fr}.counters .cnt{padding:28px 0 24px 16px;border-left:1px solid var(--rule);border-bottom:1px solid var(--rule)}.counters .cnt:nth-child(odd){border-left:0;padding-left:0}.counters .cnt:nth-last-child(-n+2){border-bottom:0}.cnt .n,.cnt .n.sq{font-size:30px}.cnt .n.mk{font-size:26px}.cnt .l{font-size:13px}}
@media (max-width:860px){.counters .cnt:nth-child(2n){border-left:1px solid var(--rule);padding-left:24px}.counters .cnt:nth-child(2n+1){border-left:0;padding-left:0}.counters .cnt:nth-child(-n+4){border-bottom:1px solid var(--rule)}}
@media (max-width:420px){.counters .cnt:nth-child(2n){padding-left:16px}}

/* about page: mission, values, work with us */
.ph-eb{margin-top:16px}
.phead .ph-eb+h1{margin-top:10px}
.mission{background:var(--fg);color:var(--bg);border-top:0}
.mission .eyebrow{color:var(--bg);opacity:.7}
.mission .big{margin:18px 0 0;font-family:var(--display);font-weight:400;text-transform:uppercase;letter-spacing:.04em;font-size:clamp(20px,2.5vw,34px);line-height:1.4;max-width:34em;text-wrap:balance}
.vals{display:grid;grid-template-columns:repeat(5,1fr);gap:0;border-top:1px solid var(--fg)}
.vals article{padding:24px 24px 8px 0;min-width:0}
.vals article+article{padding-left:24px;border-left:1px solid var(--rule)}
.vals .code{font-family:var(--mono);font-size:12px;letter-spacing:.12em;color:var(--accent)}
.vals h3{font-family:var(--display);font-weight:400;text-transform:uppercase;letter-spacing:.05em;font-size:16px;margin:12px 0 10px}
.vals p{margin:0;color:var(--muted);font-size:15px}
@media (max-width:1100px){.vals{grid-template-columns:repeat(3,1fr)}.vals article:nth-child(4){padding-left:0;border-left:0}}
@media (max-width:700px){.vals{grid-template-columns:1fr}.vals article,.vals article+article{padding:22px 0;border-left:0;border-bottom:1px solid var(--rule)}}
.partner{background:var(--surface)}
.partner .wrap{display:grid;grid-template-columns:1.4fr .6fr;gap:32px 64px;align-items:end}
.partner h2{font-size:clamp(24px,2.8vw,36px);margin:12px 0 16px}
.partner p{margin:0;color:var(--muted);max-width:62ch}
.partner-cta{display:grid;gap:12px;justify-items:start}
.partner-cta span{font-family:var(--mono);font-size:13px;color:var(--muted)}
@media (max-width:860px){.partner .wrap{grid-template-columns:1fr}}

/* investors panel */
.inv{display:grid;grid-template-columns:1fr 1fr;gap:32px 56px;margin-top:40px;padding:40px;background:var(--fg);color:var(--bg)}
.inv .eyebrow{color:var(--bg);opacity:.7}
.inv h3{font-size:clamp(22px,2.4vw,30px);line-height:1.2;margin:12px 0 14px}
.inv p{margin:0 0 24px;opacity:.85;max-width:52ch}
.inv .btn{background:var(--bg);color:var(--fg);border-color:var(--bg)}
.inv .btn:hover{background:var(--accent);border-color:var(--accent);color:#fff}
.inv ul{list-style:none;margin:0;padding:0;align-self:center;border-top:1px solid rgba(255,255,255,.18)}
.inv li{padding:14px 0 14px 28px;border-bottom:1px solid rgba(255,255,255,.18);position:relative}
.inv li::before{content:"→";position:absolute;left:0;color:var(--gold)}
@media (max-width:860px){.inv{grid-template-columns:1fr;padding:28px}}
@media (prefers-color-scheme:dark){:root:not([data-theme="light"]) .inv li{border-color:rgba(0,0,0,.18)}}

/* portfolio: empty-filter invitation */
.pf-empty{margin:8px 0 56px;padding:44px;background:var(--fl-bg);color:var(--fl-fg);border-top:3px solid var(--gold)}
.pf-empty .eyebrow{color:var(--gold)}
.pf-empty h3{font-size:clamp(22px,2.6vw,32px);line-height:1.2;margin:12px 0 14px;color:#fff}
.pf-empty p{margin:0 0 26px;max-width:60ch;color:var(--fl-muted)}
.pf-empty .ctas{display:flex;flex-wrap:wrap;gap:12px}
.pf-empty .btn{background:var(--gold);border-color:var(--gold);color:#0B0B0C}
.pf-empty .btn.ghost{background:transparent;color:var(--fl-fg);border-color:#5A5446}
.pf-empty .btn:hover{background:#fff;border-color:#fff;color:#0B0B0C}
@media (max-width:600px){.pf-empty{padding:28px 22px}.pf-empty .btn{width:100%;justify-content:center}}

/* partner logo wall */
.names.logos{grid-template-columns:repeat(5,1fr)}
.names.logos li{min-height:120px;padding:24px 22px}
.names.logos li.lg img{display:block;max-width:100%;max-height:44px;width:auto;height:auto;filter:brightness(0);opacity:.72;transition:opacity .25s}
.names.logos li.lg:hover img{opacity:1}
@media (prefers-color-scheme:dark){:root:not([data-theme="light"]) .names.logos li.lg img{filter:brightness(0) invert(1)}}
:root[data-theme="dark"] .names.logos li.lg img{filter:brightness(0) invert(1)}
@media (max-width:1000px){.names.logos{grid-template-columns:repeat(3,1fr)}}
@media (max-width:600px){.names.logos{grid-template-columns:1fr 1fr}.names.logos li{min-height:96px;padding:18px}}

.names.logos{grid-template-columns:repeat(4,1fr)}
@media (max-width:1000px){.names.logos{grid-template-columns:repeat(3,1fr)}}
@media (max-width:600px){.names.logos{grid-template-columns:1fr 1fr}}

.names.logos li.andmore{grid-column:1/-1;min-height:64px}
.names.logos li.lg img{max-height:48px;max-width:80%}
.names.logos li.lg img.sq{max-height:78px}
.names.logos li.lg img.xw{max-height:30px}
@media (max-width:600px){.names.logos li.lg img{max-height:34px;max-width:86%}.names.logos li.lg img.sq{max-height:60px}.names.logos li.lg img.xw{max-height:20px}}
/* partner logos in full color */
.names.logos li.lg img,:root .names.logos li.lg img{filter:none!important;opacity:1}
.names.logos li.lg{background:#fff}
img[src*="paraiso-bay"]{object-position:50% 22%}

/* hero background video (Oct 28 2026) */
.side .hv{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:0;pointer-events:none}
.ny .hv{object-position:50% 60%}
.fla .hv{object-position:50% 55%}
.side .hv-tint{position:absolute;inset:0;z-index:1;pointer-events:none}
.ny .hv-tint{background-image:linear-gradient(var(--grid) 1px,transparent 1px),linear-gradient(90deg,var(--grid) 1px,transparent 1px),linear-gradient(180deg,color-mix(in srgb,var(--bg) 84%,transparent) 0%,color-mix(in srgb,var(--bg) 84%,transparent) 55%,color-mix(in srgb,var(--bg) 20%,transparent) 84%,transparent 100%);background-size:32px 32px,32px 32px,auto}
.fla .hv-tint{background:linear-gradient(180deg,color-mix(in srgb,var(--fl-bg) 74%,transparent) 0%,color-mix(in srgb,var(--fl-bg) 74%,transparent) 52%,color-mix(in srgb,var(--fl-bg) 25%,transparent) 82%,transparent 100%)}
.fla .chips li{background:rgba(11,11,12,.6)}

/* work with us page */
#careers .ctas{margin-top:32px}
.ph-txt .ctas{margin-top:24px;display:flex;flex-wrap:wrap;gap:12px}
#why .sf{grid-template-columns:repeat(3,1fr);row-gap:40px}
@media (max-width:860px){#why .sf{grid-template-columns:1fr 1fr}}
@media (max-width:480px){#why .sf{grid-template-columns:1fr}}
.idx .cols table{align-self:start}
#careers .openings{margin:36px 0 0;max-width:62ch;color:var(--muted);font-size:16px}
#careers .openings+.ctas{margin-top:18px}
.fine{margin-top:28px;padding-top:16px;border-top:1px solid var(--rule);max-width:80ch}
.fine p{margin:0 0 8px;font-size:12px;line-height:1.55;font-style:italic;color:var(--muted)}
#subcontractors .openings{margin:36px 0 0;max-width:70ch;color:var(--muted);font-size:16px}
#subcontractors .openings b{color:var(--fg);font-weight:600}
#subcontractors .openings+.ctas{margin-top:18px}
#subcontractors .wrap{display:block}
#subcontractors .shead h2{margin:12px 0 0}
/* property management block */
.pm{display:grid;grid-template-columns:1.1fr .9fr;gap:32px 56px;margin-top:40px;padding:40px;background:var(--surface);border:1px solid var(--rule);border-top:3px solid var(--accent)}
.pm h3{font-size:clamp(22px,2.4vw,30px);line-height:1.2;margin:12px 0 14px}
.pm p{margin:0 0 20px;color:var(--muted);max-width:56ch}
.pm .flat{margin:0 0 20px;padding:16px 18px;border-left:3px solid var(--gold);background:var(--bg);max-width:56ch;font-size:15px;color:var(--muted)}
.pm .flat b{display:block;color:var(--fg);font-size:17px;font-weight:600;margin-bottom:4px}
.pm .pm-lic{font-family:var(--mono);font-size:12px;letter-spacing:.04em}
.pm ul{list-style:none;margin:0;padding:0;align-self:center;border-top:1px solid var(--rule)}
.pm li{padding:13px 0 13px 28px;border-bottom:1px solid var(--rule);position:relative;font-weight:500}
.pm li::before{content:"✓";position:absolute;left:2px;color:var(--accent)}
@media (max-width:860px){.pm{grid-template-columns:1fr;padding:28px}}
.ft2 .ft-note{flex-direction:column;gap:8px;line-height:1.6}
.ft2 .ft-note span{max-width:110ch}