:root{
    /* The Agency brand palette (Branding Guide, July 2025). Never red text on Iron. */
    --ink:#000000;        /* Iron */
    --paper:#FFFFFF;      /* Canvas */
    --stone:#F5F1E9;      /* Ecru */
    --line:#EBE3D6;       /* Ecru Shade */
    --muted:#5E5A54;
    --accent:#ED2127;     /* The Agency Red */
    --accent-shade:#CC0000;
    --serif:"Playfair Display", Georgia, serif;   /* headers */
    --cond:"Barlow Condensed", "Arial Narrow", sans-serif; /* uppercase accents */
    --sans:"Roboto", system-ui, -apple-system, sans-serif; /* body */
    --wrap:1240px;
  }
  *{box-sizing:border-box;margin:0;padding:0}
  html{scroll-behavior:smooth}
  body{background:var(--paper);color:var(--ink);font-family:var(--sans);font-weight:400;line-height:1.65;-webkit-font-smoothing:antialiased}
  img{display:block;max-width:100%}
  a{color:inherit;text-decoration:none}
  .wrap{max-width:var(--wrap);margin:0 auto;padding:0 24px}
  .eyebrow{font-family:var(--cond);font-size:14px;letter-spacing:.2em;text-transform:uppercase;font-weight:500}
  .serif{font-family:var(--serif)}
  section{padding:120px 0}
  @media (max-width:760px){section{padding:80px 0}.wrap{padding:0 16px}}

  /* NAV */
  .nav{position:fixed;inset:0 0 auto 0;z-index:50;transition:background .35s,color .35s,border-color .35s;color:#fff;border-bottom:1px solid transparent}
  .nav.solid{background:rgba(255,255,255,.96);color:var(--ink);border-color:var(--line);backdrop-filter:blur(8px)}
  .nav .wrap{display:flex;align-items:center;justify-content:space-between;height:76px}
  .brand{font-family:var(--serif);font-size:22px;letter-spacing:.02em}
  .brand small{font-family:var(--cond);font-size:13px;letter-spacing:.24em;margin-left:10px;opacity:.75}
  .links{display:flex;gap:34px;font-family:var(--cond);font-size:14px;letter-spacing:.18em;text-transform:uppercase;font-weight:500}
  .links a{opacity:.85}.links a:hover{opacity:1}
  .btn{display:inline-block;border:1px solid currentColor;padding:14px 28px;font-family:var(--cond);font-size:14px;letter-spacing:.2em;text-transform:uppercase;font-weight:600;transition:background .25s,color .25s}
  .btn-solid{background:var(--accent);color:#fff;border-color:var(--accent)}
  .btn-solid:hover{background:var(--accent-shade);border-color:var(--accent-shade)}
  .nav .btn{padding:10px 20px}
  .nav:not(.solid) .btn:hover{background:#fff;color:var(--ink)}
  .nav.solid .btn:hover{background:var(--ink);color:#fff}
  .burger{display:none;background:none;border:0;color:inherit;font-family:var(--cond);font-size:14px;letter-spacing:.2em;text-transform:uppercase;font-weight:600;cursor:pointer}
  @media (max-width:960px){.links{display:none}.burger{display:block}.nav .btn{display:none}
    .links.open{display:flex;flex-direction:column;position:absolute;top:76px;left:0;right:0;background:#fff;color:var(--ink);padding:24px 16px;gap:20px;border-bottom:1px solid var(--line)}}

  /* HERO */
  .hero{position:relative;min-height:100svh;display:flex;align-items:flex-end;color:#fff;padding:0 0 72px;overflow:hidden}
  .hero img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transform:scale(1.04);animation:settle 2.4s ease-out forwards}
  @keyframes settle{to{transform:scale(1)}}
  .hero::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.35) 0%,rgba(0,0,0,0) 30%,rgba(0,0,0,.05) 55%,rgba(0,0,0,.6) 100%)}
  .hero .wrap{position:relative;z-index:2;width:100%;display:grid;grid-template-columns:1fr auto;align-items:end;gap:40px}
  .hero h1{font-family:var(--serif);font-weight:400;font-size:clamp(88px,15vw,220px);line-height:.9;letter-spacing:-.02em}
  .hero h1 em{font-style:italic;font-weight:400}
  .hero .sub{margin-top:22px;font-family:var(--cond);font-size:15px;letter-spacing:.24em;text-transform:uppercase;font-weight:500}
  .soon{border:1px solid rgba(255,255,255,.7);padding:26px 30px;text-align:center;min-width:230px;backdrop-filter:blur(6px);background:rgba(0,0,0,.18)}
  .soon .eyebrow{opacity:.85}
  .soon .date{font-family:var(--serif);font-size:44px;line-height:1.1;margin:8px 0 4px}
  .soon .cd{font-family:var(--cond);font-size:14px;letter-spacing:.2em;text-transform:uppercase;opacity:.85}
  @media (max-width:760px){.hero .wrap{grid-template-columns:1fr}.soon{min-width:0}}

  /* INTRO */
  .intro{text-align:center}
  .intro h2{font-family:var(--serif);font-weight:400;font-size:clamp(34px,4.6vw,60px);line-height:1.12;max-width:900px;margin:22px auto 0;letter-spacing:-.01em}
  .intro h2 em{color:var(--accent-shade)}
  .intro p{max-width:560px;margin:26px auto 0;color:var(--muted)}

  /* STATS */
  .stats{background:var(--ink);color:#fff;padding:0}
  .stats .grid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr))}
  .stat{padding:52px 24px;text-align:center;border-left:1px solid rgba(255,255,255,.14)}
  .stat:first-child{border-left:0}
  .stat .n{font-family:var(--serif);font-size:clamp(34px,5vw,54px);line-height:1}
  .stat .l{margin-top:12px;font-family:var(--cond);font-size:14px;letter-spacing:.2em;text-transform:uppercase;opacity:.7}
  @media (max-width:760px){.stats .grid{grid-template-columns:repeat(2,minmax(0,1fr))}.stat{padding:40px 12px}.stat:nth-child(3){border-left:0}.stat{border-top:1px solid rgba(255,255,255,.14)}}

  /* SPLIT ABOUT */
  .split{display:grid;grid-template-columns:1.05fr 1fr;gap:80px;align-items:center}
  .split .photo{aspect-ratio:4/5;overflow:hidden}
  .split .photo img{width:100%;height:100%;object-fit:cover}
  .split h3{font-family:var(--serif);font-weight:400;font-size:clamp(36px,4vw,54px);line-height:1.08;margin:18px 0 28px}
  .split p+p{margin-top:18px}
  .split p{color:#3a3833}
  @media (max-width:900px){.split{grid-template-columns:1fr;gap:44px}}

  /* MOSAIC */
  .mosaic{display:grid;grid-template-columns:2fr 1fr;grid-template-rows:1fr 1fr;gap:12px;height:min(78vw,720px);padding:0 12px}
  .mosaic div{overflow:hidden}
  .mosaic div:first-child{grid-row:span 2}
  .mosaic img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s ease}
  .mosaic div:hover img{transform:scale(1.035)}

  /* FEATURES */
  .features{background:var(--stone)}
  .fhead{display:flex;justify-content:space-between;align-items:end;gap:40px;margin-bottom:56px;flex-wrap:wrap}
  .fhead h3{font-family:var(--serif);font-weight:400;font-size:clamp(36px,4vw,54px);line-height:1.05}
  .fhead p{max-width:420px;color:var(--muted)}
  .flist{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line)}
  .fitem{padding:34px 28px 34px 0;border-bottom:1px solid var(--line)}
  .fitem .k{font-family:var(--cond);color:var(--accent);font-size:15px;letter-spacing:.2em;font-weight:600}
  .fitem h4{font-weight:600;font-size:15px;margin:8px 0 6px;letter-spacing:.01em}
  .fitem p{font-size:14px;color:var(--muted)}
  @media (max-width:900px){.flist{grid-template-columns:1fr 1fr}}
  @media (max-width:560px){.flist{grid-template-columns:1fr}}

  /* NEIGHBORHOOD */
  .hood .grid{display:grid;grid-template-columns:1fr 1fr;gap:80px}
  .hood h3{font-family:var(--serif);font-weight:400;font-size:clamp(36px,4vw,54px);line-height:1.05;margin:18px 0 24px}
  .places{list-style:none;border-top:1px solid var(--line)}
  .places li{display:flex;justify-content:space-between;gap:20px;padding:18px 0;border-bottom:1px solid var(--line);font-size:15px}
  .places li span:last-child{color:var(--muted);font-family:var(--cond);font-size:14px;letter-spacing:.14em;text-transform:uppercase;white-space:nowrap}
  .schools{margin-top:40px}
  .schools .row{display:flex;justify-content:space-between;padding:12px 0;font-size:14px;border-bottom:1px dashed var(--line)}
  .hood .photo{aspect-ratio:1/1;overflow:hidden}
  .hood .photo img{width:100%;height:100%;object-fit:cover}
  @media (max-width:900px){.hood .grid{grid-template-columns:1fr;gap:44px}}

  /* FILM */
  .film{position:relative;height:78vh;min-height:460px;color:#fff;display:flex;align-items:center;justify-content:center;text-align:center;overflow:hidden;padding:0}
  .film img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
  .film::after{content:"";position:absolute;inset:0;background:rgba(0,0,0,.38)}
  .film .inner{position:relative;z-index:2}
  .play{width:92px;height:92px;border:1px solid #fff;border-radius:50%;display:grid;place-items:center;margin:28px auto;transition:background .3s}
  .play:hover{background:rgba(255,255,255,.15)}
  .play svg{margin-left:5px}
  .film h3{font-family:var(--serif);font-weight:400;font-size:clamp(40px,5vw,68px)}

  /* GALLERY */
  .gallery h3{font-family:var(--serif);font-weight:400;font-size:clamp(36px,4vw,54px);margin:18px 0 48px}
  .ggrid{columns:3 280px;column-gap:12px}
  .ggrid button{display:block;width:100%;margin:0 0 12px;border:0;padding:0;cursor:zoom-in;background:none;break-inside:avoid;overflow:hidden}
  .ggrid img{width:100%;transition:transform 1s ease,opacity .3s}
  .ggrid button:hover img{transform:scale(1.03)}
  .lb{position:fixed;inset:0;background:rgba(10,10,10,.94);z-index:100;display:none;align-items:center;justify-content:center;padding:24px}
  .lb.open{display:flex}
  .lb img{max-height:88vh;max-width:92vw;object-fit:contain}
  .lb button{position:absolute;background:none;border:0;color:#fff;font-family:var(--cond);font-size:15px;letter-spacing:.2em;text-transform:uppercase;cursor:pointer;padding:12px}
  .lb .x{top:16px;right:16px}.lb .pv{left:12px;top:50%}.lb .nx{right:12px;top:50%}

  /* REGISTER */
  .register{background:var(--stone)}
  .reg{display:grid;grid-template-columns:1fr 1.1fr;gap:80px;align-items:start}
  .reg h3{font-family:var(--serif);font-weight:400;font-size:clamp(40px,4.6vw,62px);line-height:1.02;margin:18px 0 24px}
  .event{margin-top:34px;border-top:1px solid var(--line)}
  .event div{display:flex;justify-content:space-between;padding:16px 0;border-bottom:1px solid var(--line);font-size:14px}
  .event div span:first-child{font-family:var(--cond);font-size:14px;letter-spacing:.2em;text-transform:uppercase;font-weight:500;color:var(--muted);padding-top:3px}
  form{background:#fff;padding:44px;border:1px solid var(--line)}
  .fg{display:grid;grid-template-columns:1fr 1fr;gap:18px}
  label{display:block;font-family:var(--cond);font-size:14px;letter-spacing:.18em;text-transform:uppercase;font-weight:500;margin-bottom:8px;color:var(--muted)}
  input,select{width:100%;border:0;border-bottom:1px solid #cfcac0;padding:10px 0;font:inherit;font-size:15px;background:transparent;border-radius:0;outline:none;color:var(--ink)}
  input:focus,select:focus{border-color:var(--ink)}
  .field{margin-bottom:22px}
  .radios{display:flex;gap:24px;margin-top:4px}
  .radios label{display:flex;align-items:center;gap:8px;text-transform:none;letter-spacing:0;font-size:15px;color:var(--ink);font-weight:400;margin:0}
  .radios input{width:auto}
  .consent{font-size:12px;color:var(--muted);margin:6px 0 26px;line-height:1.55}
  form .btn{width:100%;cursor:pointer}
  .thanks{display:none;text-align:center;padding:30px 0}
  .thanks h4{font-family:var(--serif);font-weight:400;font-size:34px;margin-bottom:10px}
  @media (max-width:900px){.reg{grid-template-columns:1fr;gap:44px}form{padding:28px 20px}.fg{grid-template-columns:1fr;gap:0}}

  /* FOOTER */
  footer{background:var(--ink);color:#fff;padding:96px 0 40px}
  .fgrid{display:grid;grid-template-columns:1.2fr 1fr 1fr;gap:60px;align-items:start}
  .agent{display:flex;gap:26px;align-items:center}
  .agent .ph{width:112px;height:112px;border-radius:50%;overflow:hidden;flex:none;background:#333}
  .agent .ph img{width:100%;height:100%;object-fit:cover}
  .agent h4{font-family:var(--serif);font-weight:400;font-size:38px;line-height:1}
  .agent p{font-family:var(--cond);font-size:15px;letter-spacing:.18em;text-transform:uppercase;opacity:.7;margin-top:10px}
  .fcol .eyebrow{opacity:.55;margin-bottom:16px}
  .fcol a{display:block;font-size:15px;margin-bottom:8px;opacity:.9}
  .fcol a:hover{opacity:1;text-decoration:underline;text-underline-offset:4px}
  .legal{margin-top:72px;padding-top:26px;border-top:1px solid rgba(255,255,255,.14);display:flex;justify-content:space-between;gap:20px;flex-wrap:wrap;font-family:var(--cond);font-size:14px;letter-spacing:.14em;opacity:.6;text-transform:uppercase}
  /* Brand rule: Agency logo bottom-right of any property site, 70x70 on white, standalone with clear space. */
  .brandbar{background:#fff;padding:28px 0}
  .brandbar .wrap{display:flex;justify-content:space-between;align-items:center;gap:20px}
  .brandbar p{font-family:var(--cond);font-size:14px;letter-spacing:.16em;text-transform:uppercase;color:var(--muted)}
  .brandbar img{width:70px;height:70px}
  @media (max-width:900px){.fgrid{grid-template-columns:1fr;gap:44px}}

  .reveal{opacity:0;transform:translateY(24px);transition:opacity 1s ease,transform 1s ease}
  .reveal.in{opacity:1;transform:none}
  @media (prefers-reduced-motion:reduce){.reveal{opacity:1;transform:none}.hero img{animation:none}}

  /* 959 additions */
  .hero .sub{opacity:.95}
  .soon .date{font-size:38px}
  .intro .quote{font-family:var(--serif);font-style:italic;color:var(--muted);margin-top:28px;font-size:17px}
  .plan{background:var(--paper)}
  .plan .grid{display:grid;grid-template-columns:1.25fr 1fr;gap:72px;align-items:center}
  .plan h3{font-family:var(--serif);font-weight:400;font-size:clamp(36px,4vw,54px);line-height:1.05;margin:18px 0 24px}
  .plan figure{border:1px solid var(--line);background:#fff;cursor:zoom-in}
  .plan figure img{width:100%}
  .rooms{list-style:none;border-top:1px solid var(--line);margin-top:28px}
  .rooms li{display:flex;justify-content:space-between;gap:20px;padding:13px 0;border-bottom:1px solid var(--line);font-size:15px}
  .rooms li span:last-child{color:var(--muted);font-family:var(--cond);font-size:15px;letter-spacing:.1em;white-space:nowrap}
  @media (max-width:900px){.plan .grid{grid-template-columns:1fr;gap:44px}}
  .film{cursor:pointer}
  .film .play{cursor:pointer;background:none;color:#fff}
  .film p{margin-top:14px;font-family:var(--cond);font-size:15px;letter-spacing:.2em;text-transform:uppercase;opacity:.85}
  .vlb{position:fixed;inset:0;background:rgba(10,10,10,.94);z-index:110;display:none;align-items:center;justify-content:center;padding:24px}
  .vlb.open{display:flex}
  .vlb video{max-height:90vh;max-width:92vw;aspect-ratio:9/16;background:#000}
  .vlb button{position:absolute;top:16px;right:16px;background:none;border:0;color:#fff;font-family:var(--cond);font-size:15px;letter-spacing:.2em;text-transform:uppercase;cursor:pointer;padding:12px}
  .ggrid figcaption{display:none}
  .lb .cap{position:absolute;bottom:18px;left:0;right:0;text-align:center;color:#fff;font-family:var(--cond);font-size:14px;letter-spacing:.2em;text-transform:uppercase;opacity:.75}
  .formwrap{background:#fff;border:1px solid var(--line);padding:28px 24px;min-height:640px}
  .formwrap iframe{width:100%;min-height:640px;border:0;display:block}
  @media (max-width:900px){.formwrap{padding:16px 8px}}