@import url('https://fonts.googleapis.com/css2?family=Cormorant+Garamond:ital,wght@0,300;0,400;0,500;0,600;0,700;1,300;1,400;1,600&family=DM+Sans:ital,opsz,wght@0,9..40,300;0,9..40,400;0,9..40,500;0,9..40,600;1,9..40,300&display=swap');
:root{--ink:#0a0a0a;--ink-soft:#1c1c1c;--ink-mid:#2e2e2e;--red:#B22222;--red-deep:#8B1A1A;--gold:#c9a27a;--gold-light:#e8d5b7;--cream:#faf8f5;--warm-white:#f5f2ed;--grey-100:#f0ece6;--grey-200:#e0dbd3;--grey-400:#a09890;--grey-600:#6b6560;--white:#ffffff;--font-display:'Cormorant Garamond',Georgia,serif;--font-body:'DM Sans',system-ui,sans-serif;--ease-out:cubic-bezier(0.16,1,0.3,1);--t-fast:0.2s;--t-med:0.4s;--t-slow:0.7s;--shadow-sm:0 2px 12px rgba(0,0,0,0.08);--shadow-md:0 8px 32px rgba(0,0,0,0.14);--shadow-lg:0 24px 64px rgba(0,0,0,0.22);--shadow-xl:0 40px 100px rgba(0,0,0,0.3)}
*,*::before,*::after{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth;font-size:16px;-webkit-font-smoothing:antialiased}
body{font-family:var(--font-body);color:var(--ink);background:var(--white);line-height:1.7;overflow-x:hidden}
img{max-width:100%;height:auto;display:block}
a{color:inherit;text-decoration:none;transition:color var(--t-fast) ease}
ul{list-style:none}
h1,h2,h3,h4,h5{font-family:var(--font-display);font-weight:400;line-height:1.1;letter-spacing:-0.01em}
h1{font-size:clamp(3rem,7vw,5.5rem);font-weight:300}
h2{font-size:clamp(2rem,4vw,3rem);font-weight:400}
h3{font-size:clamp(1.4rem,2.5vw,2rem);font-weight:500}
h4{font-size:1.2rem;font-weight:600}
p{color:var(--grey-600);font-size:1rem;line-height:1.8;margin-bottom:1rem;font-weight:300}
.container{max-width:1280px;margin:0 auto;padding:0 32px}
.container-wide{max-width:1440px;margin:0 auto;padding:0 32px}
.section{padding:100px 0}
.section-sm{padding:60px 0}

/* REVEAL */
.reveal{opacity:0;transform:translateY(36px);transition:opacity var(--t-slow) var(--ease-out),transform var(--t-slow) var(--ease-out)}
.reveal.visible{opacity:1;transform:translateY(0)}
.reveal-d1{transition-delay:.1s}.reveal-d2{transition-delay:.2s}.reveal-d3{transition-delay:.3s}.reveal-d4{transition-delay:.4s}

/* BUTTONS */
.btn{display:inline-flex;align-items:center;gap:8px;padding:14px 32px;font-family:var(--font-body);font-size:0.78rem;font-weight:500;letter-spacing:0.12em;text-transform:uppercase;border:1px solid transparent;cursor:pointer;transition:all var(--t-med) var(--ease-out);position:relative}
.btn-primary{background:var(--red);color:var(--white);border-color:var(--red)}
.btn-primary:hover{background:var(--red-deep);transform:translateY(-2px);box-shadow:0 8px 28px rgba(178,34,34,0.35)}
.btn-ghost{background:transparent;color:var(--white);border-color:rgba(255,255,255,0.4)}
.btn-ghost:hover{border-color:var(--white);background:rgba(255,255,255,0.08);transform:translateY(-2px)}
.btn-dark{background:var(--ink);color:var(--white);border-color:var(--ink)}
.btn-dark:hover{background:var(--ink-soft);transform:translateY(-2px);box-shadow:var(--shadow-md)}
.btn-outline{background:transparent;color:var(--red);border-color:var(--red)}
.btn-outline:hover{background:var(--red);color:var(--white);transform:translateY(-2px)}
.btn-gold{background:var(--gold);color:var(--ink);border-color:var(--gold);font-weight:600}
.btn-gold:hover{background:var(--gold-light);transform:translateY(-2px)}

/* NAVBAR */
.navbar{position:fixed;top:0;left:0;right:0;z-index:1000;transition:background var(--t-med) ease}
.navbar.scrolled{background:rgba(10,10,10,0.97);backdrop-filter:blur(20px);box-shadow:0 1px 0 rgba(255,255,255,0.05)}
.navbar-inner{display:flex;align-items:center;justify-content:space-between;height:80px;padding:0 40px;max-width:1440px;margin:0 auto}
.navbar-logo img{height:38px;width:auto;filter:brightness(0) invert(1);transition:opacity var(--t-fast) ease}
.navbar-logo:hover img{opacity:.8}
.navbar-nav{display:flex;align-items:center;gap:2px}
.navbar-nav a{color:rgba(255,255,255,.6);font-size:0.7rem;font-weight:500;letter-spacing:.12em;text-transform:uppercase;padding:8px 11px;transition:color var(--t-fast) ease;position:relative}
.navbar-nav a::after{content:'';position:absolute;bottom:4px;left:11px;right:11px;height:1px;background:var(--red);transform:scaleX(0);transform-origin:right;transition:transform var(--t-med) var(--ease-out)}
.navbar-nav a:hover{color:var(--white)}
.navbar-nav a:hover::after,.navbar-nav a.active::after{transform:scaleX(1);transform-origin:left}
.navbar-nav a.active{color:var(--white)}
.navbar-cta{background:var(--red)!important;color:var(--white)!important;padding:9px 18px!important}
.navbar-cta::after{display:none!important}
.navbar-cta:hover{background:var(--red-deep)!important}
.hamburger{display:none;flex-direction:column;gap:5px;cursor:pointer;padding:8px}
.hamburger span{display:block;width:22px;height:1.5px;background:var(--white);transition:all var(--t-med) ease}
.mobile-menu{display:none;position:fixed;top:80px;left:0;right:0;background:rgba(10,10,10,.98);backdrop-filter:blur(20px);padding:20px 0 32px;z-index:999;border-top:1px solid rgba(255,255,255,.05)}
.mobile-menu.open{display:block}
.mobile-menu a{display:block;color:rgba(255,255,255,.55);font-size:0.78rem;font-weight:500;letter-spacing:.12em;text-transform:uppercase;padding:14px 40px;border-bottom:1px solid rgba(255,255,255,.04);transition:all var(--t-fast) ease}
.mobile-menu a:hover{color:var(--white);padding-left:48px}

/* HERO */
.hero{position:relative;min-height:100vh;display:flex;align-items:flex-end;background:var(--ink);overflow:hidden;padding-top:80px}
.hero-bg{position:absolute;inset:0;background-image:url('https://images.unsplash.com/photo-1558618666-fcd25c85cd64?w=1800&q=80');background-size:cover;background-position:center 30%;opacity:.28;animation:heroZoom 20s ease-in-out infinite alternate}
@keyframes heroZoom{from{transform:scale(1.05)}to{transform:scale(1.12)}}
.hero-overlay{position:absolute;inset:0;background:linear-gradient(to right,rgba(10,10,10,.93) 0%,rgba(10,10,10,.55) 55%,rgba(10,10,10,.25) 100%),linear-gradient(to top,rgba(10,10,10,.85) 0%,transparent 55%)}
.hero-content{position:relative;z-index:2;padding:80px 40px 100px;max-width:860px}
.hero-eyebrow{display:flex;align-items:center;gap:16px;margin-bottom:28px;opacity:0;transform:translateY(20px);animation:fadeUp .8s var(--ease-out) .3s forwards}
.hero-eyebrow-line{width:40px;height:1px;background:var(--gold)}
.hero-eyebrow-text{font-size:.7rem;font-weight:500;letter-spacing:.22em;text-transform:uppercase;color:var(--gold)}
.hero h1{color:var(--white);margin-bottom:24px;opacity:0;transform:translateY(30px);animation:fadeUp 1s var(--ease-out) .5s forwards;line-height:1.0}
.hero h1 em{font-style:italic;color:var(--gold);display:block}
.hero-sub{font-size:1.05rem;color:rgba(255,255,255,.55);max-width:520px;margin-bottom:36px;opacity:0;animation:fadeUp 1s var(--ease-out) .7s forwards;font-weight:300;line-height:1.75}
.hero-actions{display:flex;gap:16px;flex-wrap:wrap;opacity:0;animation:fadeUp 1s var(--ease-out) .9s forwards}
.hero-stats{position:absolute;right:60px;bottom:80px;display:flex;flex-direction:column;gap:28px;z-index:2;opacity:0;animation:fadeUp 1s var(--ease-out) 1.1s forwards}
.hero-stat{text-align:right;border-right:2px solid var(--red);padding-right:18px}
.hero-stat-num{font-family:var(--font-display);font-size:2.2rem;font-weight:300;color:var(--white);line-height:1}
.hero-stat-label{font-size:.66rem;letter-spacing:.14em;text-transform:uppercase;color:rgba(255,255,255,.4);margin-top:4px}
@keyframes fadeUp{to{opacity:1;transform:translateY(0)}}

/* QUICKBAR */
.quickbar{background:var(--ink-soft);border-top:1px solid rgba(255,255,255,.05)}
.quickbar-inner{display:flex;overflow:hidden}
.quickbar-item{flex:1;display:flex;flex-direction:column;align-items:center;justify-content:center;padding:26px 16px;border-right:1px solid rgba(255,255,255,.05);text-decoration:none;transition:background var(--t-med) var(--ease-out);cursor:pointer}
.quickbar-item:last-child{border-right:none}
.quickbar-item:hover{background:var(--red)}
.quickbar-item:hover .quickbar-icon,.quickbar-item:hover .quickbar-label{color:var(--white)!important}
.quickbar-icon{font-size:1.5rem;margin-bottom:7px;transition:color var(--t-fast) ease;color:var(--gold)}
.quickbar-label{font-size:.67rem;font-weight:500;letter-spacing:.14em;text-transform:uppercase;color:rgba(255,255,255,.45);transition:color var(--t-fast) ease}

/* TICKER */
.ticker{background:var(--red);padding:13px 0;overflow:hidden;white-space:nowrap}
.ticker-inner{display:inline-flex;animation:ticker 35s linear infinite}
.ticker-item{display:inline-flex;align-items:center;gap:32px;padding:0 48px;font-size:.68rem;font-weight:500;letter-spacing:.16em;text-transform:uppercase;color:rgba(255,255,255,.9)}
.ticker-item::before{content:'✦';color:rgba(255,255,255,.5);font-size:.5rem}
@keyframes ticker{from{transform:translateX(0)}to{transform:translateX(-50%)}}

/* SEC HEAD */
.sec-head{margin-bottom:60px}
.sec-head.center{text-align:center}
.sec-tag{display:inline-flex;align-items:center;gap:12px;font-size:.68rem;font-weight:500;letter-spacing:.2em;text-transform:uppercase;color:var(--red);margin-bottom:14px}
.sec-tag::before{content:'';display:inline-block;width:28px;height:1px;background:var(--red)}
.sec-head h2{margin-bottom:14px}
.sec-head p{max-width:540px;font-weight:300}
.sec-head.center p{margin:0 auto}

/* SERVICE GRID */
.services-grid{display:grid;grid-template-columns:repeat(4,1fr);border:1px solid var(--grey-200)}
.service-card{padding:44px 32px;border-right:1px solid var(--grey-200);position:relative;overflow:hidden;transition:background var(--t-med) var(--ease-out)}
.service-card::before{content:'';position:absolute;top:0;left:0;right:0;height:2px;background:var(--red);transform:scaleX(0);transform-origin:left;transition:transform var(--t-med) var(--ease-out)}
.service-card:hover{background:var(--cream)}
.service-card:hover::before{transform:scaleX(1)}
.service-card:last-child{border-right:none}
.service-num{font-family:var(--font-display);font-size:3.5rem;font-weight:300;color:var(--grey-200);line-height:1;margin-bottom:20px;transition:color var(--t-med) ease}
.service-card:hover .service-num{color:var(--gold-light)}
.service-card h3{font-size:1.25rem;margin-bottom:10px;font-weight:500}
.service-card p{font-size:.88rem;margin-bottom:20px}
.service-link{font-size:.7rem;font-weight:500;letter-spacing:.14em;text-transform:uppercase;color:var(--red);display:inline-flex;align-items:center;gap:8px;transition:gap var(--t-fast) ease}
.service-link:hover{gap:14px}

/* ABOUT SPLIT */
.about-split{background:var(--ink);overflow:hidden}
.about-split-grid{display:grid;grid-template-columns:1fr 1fr;min-height:640px}
.about-split-img{position:relative;overflow:hidden}
.about-split-img img{width:100%;height:100%;object-fit:cover;transition:transform var(--t-slow) var(--ease-out);filter:grayscale(15%)}
.about-split-img:hover img{transform:scale(1.04)}
.about-split-img-overlay{position:absolute;inset:0;background:linear-gradient(135deg,transparent 50%,rgba(10,10,10,.5))}
.about-split-content{padding:72px 64px;display:flex;flex-direction:column;justify-content:center}
.about-split-content .sec-tag{color:var(--gold)}
.about-split-content .sec-tag::before{background:var(--gold)}
.about-split-content h2{color:var(--white);margin-bottom:18px}
.about-split-content p{color:rgba(255,255,255,.5);font-weight:300}
.about-creds{display:flex;flex-direction:column;gap:10px;margin:28px 0 36px}
.about-cred{display:flex;align-items:center;gap:12px;font-size:.86rem;color:rgba(255,255,255,.65);font-weight:300}
.about-cred::before{content:'';width:5px;height:5px;background:var(--gold);border-radius:50%;flex-shrink:0}

/* COMMUNITIES GRID */
.communities-masonry{display:grid;grid-template-columns:repeat(5,1fr);grid-template-rows:240px 240px;gap:2px}
.community-tile{position:relative;background:var(--ink-soft);overflow:hidden;cursor:pointer;display:block;text-decoration:none}
.community-tile.wide{grid-column:span 2}
.community-tile.tall{grid-row:span 2}
.community-tile-bg{position:absolute;inset:0;background-size:cover;background-position:center;transition:transform var(--t-slow) var(--ease-out);filter:brightness(.35) saturate(.8)}
.community-tile:hover .community-tile-bg{transform:scale(1.08);filter:brightness(.45) saturate(1)}
.community-tile-overlay{position:absolute;inset:0;background:linear-gradient(to top,rgba(10,10,10,.9) 0%,transparent 60%);transition:opacity var(--t-med) ease}
.community-tile:hover .community-tile-overlay{background:linear-gradient(to top,rgba(139,26,26,.75) 0%,rgba(10,10,10,.35) 100%)}
.community-tile-content{position:absolute;bottom:0;left:0;right:0;padding:22px}
.community-tile-state{font-size:.63rem;font-weight:500;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);margin-bottom:3px}
.community-tile h4{font-family:var(--font-display);font-size:1.25rem;font-weight:400;color:var(--white);margin-bottom:2px}
.community-tile p{font-size:.76rem;color:rgba(255,255,255,.5);margin:0}

/* CTA DARK */
.cta-dark{background:var(--ink);padding:100px 0;position:relative;overflow:hidden;text-align:center}
.cta-dark::before{content:'';position:absolute;top:0;left:0;right:0;height:1px;background:linear-gradient(to right,transparent,var(--red),transparent)}
.cta-dark::after{content:'';position:absolute;bottom:0;left:0;right:0;height:1px;background:linear-gradient(to right,transparent,var(--red),transparent)}
.cta-dark h2{color:var(--white);margin-bottom:14px}
.cta-dark p{color:rgba(255,255,255,.45);font-size:1.05rem;margin-bottom:36px;font-weight:300}
.cta-dark .cta-actions{display:flex;gap:16px;justify-content:center;flex-wrap:wrap}

/* FOOTER */
.footer{background:#050505;padding:72px 0 0;border-top:1px solid rgba(255,255,255,.04)}
.footer-grid{display:grid;grid-template-columns:2.5fr 1fr 1fr 1fr;gap:48px;padding-bottom:56px;border-bottom:1px solid rgba(255,255,255,.05)}
.footer-brand-logo img{height:44px;filter:brightness(0) invert(1);opacity:.8;margin-bottom:18px}
.footer-brand p{font-size:.83rem;color:rgba(255,255,255,.32);line-height:1.8;margin-bottom:18px;font-weight:300}
.footer-contact{display:flex;flex-direction:column;gap:8px}
.footer-contact-item{display:flex;align-items:center;gap:10px;font-size:.8rem;color:rgba(255,255,255,.38);font-weight:300}
.footer-contact-item a{color:rgba(255,255,255,.38);transition:color var(--t-fast) ease}
.footer-contact-item a:hover{color:var(--gold)}
.footer-col h5{font-family:var(--font-body);font-size:.63rem;font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:rgba(255,255,255,.28);margin-bottom:18px}
.footer-col a{display:block;font-size:.83rem;color:rgba(255,255,255,.38);margin-bottom:9px;font-weight:300;transition:all var(--t-fast) ease}
.footer-col a:hover{color:var(--white);padding-left:5px}
.footer-bottom{padding:22px 0;display:flex;align-items:center;justify-content:space-between;flex-wrap:wrap;gap:12px}
.footer-bottom p{font-size:.72rem;color:rgba(255,255,255,.18);margin:0;font-weight:300}
.footer-eho{display:flex;align-items:center;gap:10px}
.eho-box{width:26px;height:26px;border:1px solid rgba(255,255,255,.13);display:flex;align-items:center;justify-content:center;font-size:.52rem;font-weight:700;color:rgba(255,255,255,.22);text-align:center;line-height:1.1}
.footer-eho span{font-size:.68rem;color:rgba(255,255,255,.2);max-width:220px;line-height:1.5}

/* PAGE HERO */
.page-hero{background:var(--ink);padding:160px 0 80px;position:relative;overflow:hidden}
.page-hero::before{content:'';position:absolute;inset:0;background:linear-gradient(135deg,rgba(178,34,34,.07) 0%,transparent 60%)}
.page-hero-bg{position:absolute;inset:0;background-size:cover;background-position:center;opacity:.12}
.page-hero-content{position:relative;z-index:1}
.breadcrumb{display:flex;align-items:center;gap:8px;font-size:.7rem;letter-spacing:.1em;color:rgba(255,255,255,.28);margin-bottom:18px;text-transform:uppercase}
.breadcrumb a{color:rgba(255,255,255,.28)}
.breadcrumb a:hover{color:var(--gold)}
.breadcrumb span{color:rgba(255,255,255,.45)}
.page-hero h1{color:var(--white);margin-bottom:14px}
.page-hero p{color:rgba(255,255,255,.45);font-size:1.05rem;max-width:540px;margin:0;font-weight:300}

/* CONTENT */
.content-section{padding:80px 0}
.content-grid{display:grid;grid-template-columns:1fr 360px;gap:60px;align-items:start}
.content-body h2{margin:44px 0 14px;font-size:1.8rem}
.content-body h2:first-child{margin-top:0}
.content-body h3{margin:28px 0 10px;font-size:1.25rem;font-weight:500}
.content-body p{line-height:1.85;margin-bottom:18px;font-weight:300}
.content-body ul{margin:14px 0 22px}
.content-body ul li{padding:9px 0 9px 22px;position:relative;font-size:.93rem;color:var(--grey-600);border-bottom:1px solid var(--grey-100);font-weight:300}
.content-body ul li::before{content:'';position:absolute;left:0;top:50%;transform:translateY(-50%);width:5px;height:5px;background:var(--red);border-radius:50%}

/* SIDEBAR */
.sidebar-card{background:var(--cream);border-top:2px solid var(--red);padding:28px;margin-bottom:20px}
.sidebar-card h4{font-family:var(--font-body);font-size:.68rem;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--ink);margin-bottom:14px}
.sidebar-card p{font-size:.86rem;margin-bottom:14px;font-weight:300}
.sidebar-card-dark{background:var(--ink)!important;border-color:var(--ink)!important}
.sidebar-card-dark h4{color:var(--white)!important}
.sidebar-card-dark p{color:rgba(255,255,255,.55)!important}

/* FORMS */
.form-field{margin-bottom:18px}
.form-field label{display:block;font-size:.67rem;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--ink);margin-bottom:7px}
.form-field label .req{color:var(--red);margin-left:2px}
.form-field label .opt{color:var(--grey-400);font-weight:400;text-transform:none;letter-spacing:0;font-size:.73rem}
.form-field input,.form-field textarea,.form-field select{width:100%;padding:13px 16px;font-family:var(--font-body);font-size:.93rem;font-weight:300;border:1px solid var(--grey-200);background:var(--white);color:var(--ink);transition:border-color var(--t-fast) ease,box-shadow var(--t-fast) ease;outline:none;appearance:none;border-radius:0}
.form-field input:focus,.form-field textarea:focus,.form-field select:focus{border-color:var(--ink);box-shadow:0 0 0 3px rgba(10,10,10,.05)}
.form-field textarea{min-height:120px;resize:vertical;line-height:1.6}
.form-row-2{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.form-row-3{display:grid;grid-template-columns:1fr 1fr 1fr;gap:14px}

/* STEPS */
.steps-list{margin:28px 0}
.step-item{display:flex;gap:18px;padding:22px 0;border-bottom:1px solid var(--grey-100)}
.step-num{width:40px;height:40px;border:1px solid var(--ink);display:flex;align-items:center;justify-content:center;font-family:var(--font-display);font-size:1.1rem;font-weight:400;flex-shrink:0}
.step-content h4{font-family:var(--font-body);font-size:.93rem;font-weight:600;margin-bottom:4px}
.step-content p{font-size:.86rem;margin:0;font-weight:300}

/* NEWS */
.news-masonry{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.news-card{background:var(--white);border:1px solid var(--grey-100);display:flex;flex-direction:column;transition:all var(--t-med) var(--ease-out);overflow:hidden}
.news-card:hover{transform:translateY(-5px);box-shadow:var(--shadow-lg);border-color:transparent}
.news-card-img{height:180px;background:var(--ink-soft);position:relative;overflow:hidden}
.news-card-img-inner{position:absolute;inset:0;background-size:cover;background-position:center;opacity:.6;transition:all var(--t-slow) ease;filter:grayscale(30%)}
.news-card:hover .news-card-img-inner{opacity:.75;transform:scale(1.04)}
.news-source{position:absolute;top:14px;left:14px;font-size:.62rem;font-weight:600;letter-spacing:.12em;text-transform:uppercase;color:var(--white);padding:4px 9px}
.news-card-body{padding:22px;flex-grow:1;display:flex;flex-direction:column}
.news-card h3{font-family:var(--font-display);font-size:1.15rem;font-weight:500;margin-bottom:9px;line-height:1.3;flex-grow:1}
.news-card h3 a{color:var(--ink)}
.news-card h3 a:hover{color:var(--red)}
.news-card p{font-size:.83rem;color:var(--grey-400);margin-bottom:16px;line-height:1.6;-webkit-line-clamp:3;-webkit-box-orient:vertical;overflow:hidden;display:-webkit-box}
.news-card-footer{display:flex;align-items:center;justify-content:space-between;padding-top:14px;border-top:1px solid var(--grey-100);margin-top:auto}
.news-date{font-size:.7rem;color:var(--grey-400)}
.news-read-more{font-size:.66rem;font-weight:600;letter-spacing:.1em;text-transform:uppercase;color:var(--red)}
.news-read-more:hover{color:var(--red-deep)}

/* HUD */
.hud-process{display:grid;grid-template-columns:repeat(3,1fr);gap:2px;background:var(--grey-100);margin:44px 0}
.hud-step{background:var(--white);padding:36px 28px;position:relative}
.hud-step-num{font-family:var(--font-display);font-size:3.5rem;font-weight:300;color:var(--grey-100);line-height:1;margin-bottom:14px}
.hud-step h4{font-size:.95rem;margin-bottom:7px;font-family:var(--font-body);font-weight:600}
.hud-step p{font-size:.84rem;margin:0;font-weight:300}

/* CONTACT */
.contact-split{display:grid;grid-template-columns:1fr 1fr;gap:60px;align-items:start}
.contact-info-item{display:flex;gap:14px;padding-bottom:24px;margin-bottom:24px;border-bottom:1px solid var(--grey-100)}
.contact-icon{width:42px;height:42px;background:var(--ink);color:var(--white);display:flex;align-items:center;justify-content:center;font-size:1rem;flex-shrink:0}
.contact-info-text h4{font-family:var(--font-body);font-size:.66rem;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--grey-400);margin-bottom:4px}
.contact-info-text a,.contact-info-text p{font-size:.95rem;color:var(--ink);margin:0;font-weight:400}

/* SELL PAGE */
.sell-cma-section{background:var(--cream);padding:80px 0}
.cma-grid{display:grid;grid-template-columns:1fr 1fr;gap:60px;align-items:start}

/* COMMUNITY CARDS */
.community-cards-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(280px,1fr));gap:2px;background:var(--grey-100);margin:28px 0}
.community-card{background:var(--white);padding:28px 24px;transition:all var(--t-med) var(--ease-out);display:block;text-decoration:none}
.community-card:hover{background:var(--ink)}
.community-card:hover h3,.community-card:hover p{color:var(--white)}
.community-card:hover .c-state{color:var(--gold)}
.c-state{font-size:.63rem;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--red);margin-bottom:7px;transition:color var(--t-fast) ease}
.community-card h3{font-size:1.2rem;margin-bottom:7px;font-weight:500;transition:color var(--t-fast) ease}
.community-card p{font-size:.83rem;margin:0;line-height:1.6;transition:color var(--t-fast) ease}

/* ABOUT/TEAM */
.team-grid{display:grid;grid-template-columns:300px 1fr;gap:72px;align-items:start}
.team-photo-wrap{position:sticky;top:100px}
.team-photo-frame{position:relative;margin-bottom:20px}
.team-photo-frame img{width:100%;display:block}
.team-photo-frame::after{content:'';position:absolute;bottom:-10px;right:-10px;width:55%;height:55%;border:2px solid var(--red);z-index:-1}
.team-nm{font-family:var(--font-display);font-size:1.5rem;font-weight:400;margin-bottom:4px}
.team-title-tag{font-size:.68rem;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--red);margin-bottom:18px;display:block}
.cred-pill{display:flex;align-items:center;gap:10px;padding:9px 0;border-bottom:1px solid var(--grey-100);font-size:.8rem;font-weight:400;color:var(--ink)}
.cred-pill::before{content:'✓';color:var(--red);font-size:.68rem;font-weight:700}

/* ARTICLE / 30U30 */
.article-container{max-width:840px;margin:0 auto}
.article-mag-header{display:grid;grid-template-columns:1fr 240px;gap:40px;background:var(--ink);padding:48px;margin-bottom:48px;align-items:center}
.article-mag-meta .pub-date{font-size:.68rem;font-weight:500;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);margin-bottom:12px}
.article-mag-meta h1{color:var(--white);font-size:2.4rem;margin-bottom:10px}
.article-mag-meta p{color:rgba(255,255,255,.45);margin:0;font-weight:300}
.article-photo-box img{width:100%;display:block;filter:grayscale(20%) contrast(1.05)}
.article-photo-caption{background:var(--red);padding:10px 14px}
.article-photo-caption p{font-size:.68rem;font-weight:600;letter-spacing:.08em;text-transform:uppercase;color:var(--white);margin:0}
.article-body-text{font-size:1.03rem;line-height:1.85;color:var(--grey-600);font-weight:300}
.article-body-text h2{color:var(--ink);margin:36px 0 14px;font-size:1.7rem;font-weight:400}
.article-body-text p{margin-bottom:18px}
.article-pullquote{margin:36px 0;padding:28px 36px;border-left:3px solid var(--gold);background:var(--cream)}
.article-pullquote blockquote{font-family:var(--font-display);font-size:1.4rem;font-style:italic;color:var(--ink);line-height:1.5;font-weight:300}
.article-pullquote cite{display:block;margin-top:10px;font-size:.72rem;font-weight:600;letter-spacing:.1em;text-transform:uppercase;color:var(--red);font-style:normal}

/* PUBS */
.pub-item{display:grid;grid-template-columns:140px 1fr;gap:36px;padding:44px 0;border-bottom:1px solid var(--grey-100)}
.pub-cover-block{background:var(--ink);aspect-ratio:2/3;display:flex;flex-direction:column;align-items:center;justify-content:center;padding:16px;text-align:center}
.pub-cover-icon{font-size:2.2rem;margin-bottom:8px;opacity:.55}
.pub-info h2{font-size:1.5rem;margin-bottom:6px}
.pub-sub{font-style:italic;color:var(--grey-400);margin-bottom:14px;font-size:.93rem}
.pub-meta-row{display:flex;gap:20px;flex-wrap:wrap;margin-bottom:18px}
.pub-meta-row span{font-size:.7rem;color:var(--grey-600);font-weight:300}
.pub-meta-row span strong{display:block;font-size:.65rem;font-weight:600;letter-spacing:.1em;text-transform:uppercase;color:var(--red);margin-bottom:2px}
.pub-tags{display:flex;gap:6px;flex-wrap:wrap;margin-top:16px}
.pub-tag{background:var(--grey-100);padding:3px 11px;font-size:.7rem;color:var(--grey-600)}

/* APPLY */
.apply-benefits{display:grid;grid-template-columns:repeat(3,1fr);gap:2px;background:var(--grey-100);margin-bottom:56px}
.benefit-card{background:var(--white);padding:32px 24px;transition:background var(--t-med) ease}
.benefit-card:hover{background:var(--cream)}
.benefit-icon{font-size:1.8rem;margin-bottom:14px}
.benefit-card h4{font-size:.95rem;margin-bottom:7px;font-family:var(--font-body);font-weight:600}
.benefit-card p{font-size:.83rem;margin:0;font-weight:300}
.checkbox-label{display:flex;align-items:flex-start;gap:10px;cursor:pointer;font-size:.86rem;color:var(--grey-600);margin-bottom:14px;font-weight:300}
.checkbox-label input{flex-shrink:0;margin-top:3px;accent-color:var(--red)}
.radio-group{display:flex;gap:20px;flex-wrap:wrap;margin-bottom:6px}
.radio-label{display:flex;align-items:center;gap:8px;cursor:pointer;font-size:.86rem;font-weight:400}
.radio-label input{accent-color:var(--red)}
.file-zone{border:1.5px dashed var(--grey-200);padding:28px 18px;text-align:center;background:var(--cream);cursor:pointer;transition:all var(--t-med) ease;position:relative}
.file-zone:hover,.file-zone.active{border-color:var(--ink);background:var(--white)}
.file-zone input{position:absolute;inset:0;opacity:0;cursor:pointer}
.file-zone-icon{font-size:1.8rem;margin-bottom:8px}
.file-zone-text{font-size:.86rem;font-weight:500;color:var(--ink)}
.file-zone-hint{font-size:.73rem;color:var(--grey-400);margin-top:4px}
.file-nm{font-size:.8rem;color:#2e7d32;font-weight:500;margin-top:7px}

/* NEWS PAGE */
.news-filters{display:flex;gap:6px;flex-wrap:wrap;margin-bottom:32px}
.news-filter-btn{padding:8px 18px;font-family:var(--font-body);font-size:.7rem;font-weight:500;letter-spacing:.1em;text-transform:uppercase;border:1px solid var(--grey-200);background:transparent;color:var(--grey-600);cursor:pointer;transition:all var(--t-fast) ease}
.news-filter-btn:hover,.news-filter-btn.active{background:var(--red);border-color:var(--red);color:var(--white)}
.market-stats-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:2px;background:var(--grey-100);margin-bottom:56px}
.market-stat-card{background:var(--white);padding:28px 22px;text-align:center}
.market-stat-val{font-family:var(--font-display);font-size:2.4rem;font-weight:300;color:var(--ink);line-height:1;margin-bottom:6px}
.market-stat-label{font-size:.68rem;font-weight:600;letter-spacing:.1em;text-transform:uppercase;color:var(--grey-400);margin-bottom:4px}
.market-stat-note{font-size:.7rem;color:var(--grey-400);font-weight:300}
.loading-spinner{width:36px;height:36px;border:2px solid var(--grey-200);border-top-color:var(--red);border-radius:50%;animation:spin .8s linear infinite;margin:0 auto 14px}
@keyframes spin{to{transform:rotate(360deg)}}
.news-loading{text-align:center;padding:60px 20px;color:var(--grey-400)}

/* RESPONSIVE */
@media(max-width:1100px){
  .services-grid{grid-template-columns:repeat(2,1fr)}
  .communities-masonry{grid-template-columns:repeat(3,1fr)}
  .footer-grid{grid-template-columns:1fr 1fr}
  .about-split-grid{grid-template-columns:1fr}
  .about-split-img{height:380px}
}
@media(max-width:900px){
  .content-grid,.team-grid,.contact-split,.cma-grid{grid-template-columns:1fr}
  .hud-process{grid-template-columns:1fr}
  .pub-item{grid-template-columns:1fr}
  .apply-benefits{grid-template-columns:1fr}
  .article-mag-header{grid-template-columns:1fr}
  .article-photo-box{display:none}
  .news-masonry{grid-template-columns:repeat(2,1fr)}
  .market-stats-grid{grid-template-columns:repeat(2,1fr)}
}
@media(max-width:768px){
  .navbar-nav{display:none}
  .hamburger{display:flex}
  .hero-stats{display:none}
  .services-grid{grid-template-columns:1fr}
  .news-masonry{grid-template-columns:1fr}
  .communities-masonry{grid-template-columns:repeat(2,1fr)}
  .footer-grid{grid-template-columns:1fr;gap:28px}
  .quickbar-inner{flex-wrap:wrap}
  .quickbar-item{min-width:50%;border-bottom:1px solid rgba(255,255,255,.05)}
  .form-row-2,.form-row-3{grid-template-columns:1fr}
  .container,.container-wide{padding:0 18px}
  h1{font-size:2.6rem}
  h2{font-size:1.8rem}
  .section{padding:60px 0}
  .market-stats-grid{grid-template-columns:1fr 1fr}
}