/* Devision — premium property marketing */
:root{
  --ink:#0b0d0e; --ink-2:#121516; --panel:#171a1c; --panel-2:#1d2123;
  --paper:#f2efe9; --paper-2:#e8e3dc; --text:#f7f5f0; --muted:#b8bbb9;
  --darktext:#161819; --red:#cb3127; --red2:#e04a3e; --slate:#4c6971;
  --line:rgba(255,255,255,.13); --line-dark:rgba(20,23,24,.14);
  --radius:24px; --radius-sm:16px; --max:1440px;
}
*{box-sizing:border-box} html{scroll-behavior:smooth} body{margin:0;background:var(--ink);color:var(--text);font-family:-apple-system,BlinkMacSystemFont,"Helvetica Neue",Arial,sans-serif;font-size:17px;line-height:1.62;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block} a{color:inherit;text-decoration:none} button,input,select,textarea{font:inherit} button{cursor:pointer}
::selection{background:var(--red);color:white}
.container{width:min(calc(100% - 48px),var(--max));margin-inline:auto}.narrow{width:min(calc(100% - 48px),960px);margin-inline:auto}
.eyebrow{font-size:.73rem;font-weight:700;letter-spacing:.25em;text-transform:uppercase;color:var(--red2);margin:0 0 18px}.eyebrow.light{color:#ddd}.eyebrow.dark{color:#6a6a66}
.display{font-family:"Iowan Old Style","Baskerville",Georgia,serif;font-weight:400;letter-spacing:-.045em;line-height:.93;margin:0}.sans-display{font-weight:650;letter-spacing:-.055em;line-height:.95;margin:0}
.lead{font-size:clamp(1.15rem,1.7vw,1.45rem);line-height:1.55;color:#d3d4d1;max-width:760px}.paper .lead,.light-section .lead{color:#565651}
.small{font-size:.88rem}.muted{color:var(--muted)} .dark-muted{color:#686964}.accent{color:var(--red2)}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:12px;border-radius:999px;padding:14px 22px;font-size:.92rem;font-weight:650;letter-spacing:.01em;border:1px solid transparent;transition:.25s ease}
.btn-primary{background:var(--red);color:white}.btn-primary:hover{background:#e04337;transform:translateY(-1px)}.btn-ghost{border-color:rgba(255,255,255,.3);color:white;background:rgba(255,255,255,.04)}.btn-ghost:hover{background:white;color:var(--ink)}.btn-dark{border-color:rgba(15,18,19,.25);color:var(--darktext)}
.text-link{display:inline-flex;gap:10px;align-items:center;font-weight:650;color:var(--red)}.text-link:hover{gap:14px}
.skip{position:absolute;left:-9999px}.skip:focus{left:20px;top:20px;z-index:999;background:#fff;color:#000;padding:10px 16px;border-radius:10px}

/* Fixed glass navigation */
.site-nav{position:fixed;z-index:900;left:50%;top:18px;transform:translateX(-50%);width:min(calc(100% - 36px),var(--max));height:74px;display:flex;align-items:center;padding:0 18px 0 24px;background:rgba(11,13,14,.72);border:1px solid rgba(255,255,255,.13);border-radius:20px;backdrop-filter:blur(18px) saturate(130%);box-shadow:0 14px 45px rgba(0,0,0,.22)}
.brand{display:flex;align-items:center;width:220px;flex:none}.brand img{width:205px;height:auto}.nav-links{display:flex;align-items:center;gap:30px;margin:auto;font-size:.9rem}.nav-links a{color:#eee;opacity:.88}.nav-links a:hover,.nav-links a[aria-current="page"]{opacity:1;color:white}.nav-cta{flex:none}.menu-toggle{display:none;background:none;border:0;color:#fff;padding:10px;font-size:1.6rem}

/* Hero */
.hero{position:relative;min-height:94vh;margin:0 16px 22px;border-radius:0 0 34px 34px;overflow:hidden;background:#17191a;display:flex;align-items:flex-end}
.hero.compact{min-height:70vh}.hero.article-hero{min-height:64vh}.hero img.hero-bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(5,6,7,.88) 0%,rgba(5,6,7,.66) 39%,rgba(5,6,7,.18) 72%,rgba(5,6,7,.08) 100%)}
.hero.center::after{background:linear-gradient(0deg,rgba(6,7,8,.74),rgba(6,7,8,.12))}.hero-content{position:relative;z-index:2;width:min(calc(100% - 64px),var(--max));margin:0 auto;padding:150px 0 86px}.hero-content h1{font-size:clamp(4.1rem,7.7vw,8.6rem);max-width:68%}.hero.compact h1{font-size:clamp(3.5rem,6.2vw,7rem);max-width:72%}.hero.article-hero h1{max-width:78%}.hero-actions{display:flex;flex-wrap:wrap;gap:12px;margin-top:30px}.hero-kicker{max-width:860px;margin-top:28px;color:#e4e2dc;font-size:clamp(1.1rem,1.45vw,1.35rem)}
.hero-meta{display:flex;gap:24px;flex-wrap:wrap;margin-top:28px;color:#d6d5d0;font-size:.9rem}.hero-meta span+span:before{content:"•";margin-right:24px;color:var(--red)}

/* Sections */
.section{padding:120px 0}.section-tight{padding:78px 0}.dark-section{background:var(--ink)}.paper{background:var(--paper);color:var(--darktext);border-radius:34px;margin:0 16px}.paper.flush{margin:0;border-radius:0}.section-head{display:grid;grid-template-columns:1.2fr .8fr;gap:70px;align-items:end;margin-bottom:56px}.section-head h2{font-size:clamp(3rem,5.5vw,6.6rem)}.section-head .sans-display{font-size:clamp(2.8rem,4.8vw,5.4rem)}
.grid-2{display:grid;grid-template-columns:1fr 1fr;gap:28px}.grid-3{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}.grid-4{display:grid;grid-template-columns:repeat(4,1fr);gap:18px}
.split{display:grid;grid-template-columns:1fr 1fr;gap:72px;align-items:center}.split.reverse .media{order:2}.split .media img{width:100%;height:680px;object-fit:cover;border-radius:var(--radius)}
.editorial h2{font-size:clamp(3.1rem,5vw,6.2rem);max-width:10ch}.editorial p{font-size:1.1rem;color:#555651}.editorial .feature-copy{font-size:1.36rem;color:#252626;line-height:1.5}

/* Cards */
.card{background:var(--panel);border:1px solid var(--line);border-radius:var(--radius);overflow:hidden}.card-light{background:#fff;border:1px solid var(--line-dark);border-radius:var(--radius);overflow:hidden}.card-body{padding:28px}.card h3,.card-light h3{margin:0 0 10px;font-size:1.45rem;letter-spacing:-.025em}.card p,.card-light p{margin:0;color:#aeb1af}.card-light p{color:#666762}
.service-card{padding:34px;min-height:310px;display:flex;flex-direction:column}.service-card .number{color:var(--red);font-size:.76rem;font-weight:700;letter-spacing:.2em;margin-bottom:auto}.service-card h3{font-size:1.75rem;margin-top:46px}.service-card a{margin-top:22px}
.work-card{position:relative;min-height:500px;overflow:hidden;border-radius:var(--radius);border:1px solid var(--line)}.work-card img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform .6s ease}.work-card:hover img{transform:scale(1.025)}.work-card::after{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(7,8,9,.86),rgba(7,8,9,0) 63%)}.work-card .work-copy{position:absolute;z-index:2;left:28px;right:28px;bottom:26px}.work-card h3{font-size:2rem;margin:0 0 8px}.work-card p{margin:0;color:#d0d1cd}.work-label{display:inline-block;font-size:.67rem;text-transform:uppercase;letter-spacing:.18em;background:rgba(255,255,255,.12);border:1px solid rgba(255,255,255,.25);padding:6px 9px;border-radius:999px;margin-bottom:12px}
.media-card img{width:100%;height:420px;object-fit:cover}.media-card.tall img{height:600px}

/* Stats / engagement */
.stats{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.stat{padding:34px 24px;border-right:1px solid var(--line)}.stat:last-child{border:0}.stat strong{display:block;font-size:2.3rem;letter-spacing:-.05em}.stat span{color:#aeb0ad;font-size:.82rem;text-transform:uppercase;letter-spacing:.14em}
.engagement{padding:34px;border-top:1px solid var(--line-dark)}.engagement:first-child{border-top:0}.engagement-row{display:grid;grid-template-columns:.8fr 1.5fr .6fr;gap:30px;align-items:start}.engagement h3{font-size:1.55rem;margin:0}.price{font-weight:700;text-align:right;white-space:nowrap}

/* FAQ */
.faq{border-top:1px solid var(--line-dark)}.faq details{border-bottom:1px solid var(--line-dark)}.faq summary{list-style:none;cursor:pointer;padding:25px 44px 25px 0;font-weight:650;font-size:1.05rem;position:relative}.faq summary::-webkit-details-marker{display:none}.faq summary:after{content:"+";position:absolute;right:4px;top:20px;font-size:1.5rem;font-weight:300;color:var(--red)}.faq details[open] summary:after{content:"–"}.faq .answer{padding:0 40px 26px 0;color:#5d5e5a;max-width:920px}
.dark-faq{border-top-color:var(--line)}.dark-faq details{border-bottom-color:var(--line)}.dark-faq .answer{color:#b6b8b5}

/* Forms */
.form-shell{background:var(--panel);border:1px solid var(--line);border-radius:30px;padding:46px}.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:18px}.field{display:flex;flex-direction:column;gap:8px}.field.full{grid-column:1/-1}.field label{font-size:.78rem;text-transform:uppercase;letter-spacing:.13em;color:#afb1ae}.field input,.field select,.field textarea{width:100%;border:1px solid rgba(255,255,255,.15);background:#101213;color:#fff;border-radius:12px;padding:15px 16px;outline:none}.field input:focus,.field select:focus,.field textarea:focus{border-color:var(--red)}.field textarea{min-height:150px;resize:vertical}.form-note{font-size:.78rem;color:#8d908e;margin-top:16px}.check-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:8px 18px;margin-top:4px}.check{display:flex;align-items:center;gap:10px;color:#ddd;font-size:.92rem}.check input{width:auto;accent-color:var(--red)}
.form-success{display:none;margin-top:18px;padding:14px 16px;border-radius:12px;background:rgba(203,49,39,.15);border:1px solid rgba(203,49,39,.4);color:#f0cfcb}

/* Modal */
.modal{position:fixed;inset:0;z-index:1200;display:none;align-items:center;justify-content:center;padding:24px;background:rgba(0,0,0,.72);backdrop-filter:blur(9px)}.modal.open{display:flex}.modal-panel{width:min(920px,100%);max-height:92vh;overflow:auto;background:#121516;border:1px solid var(--line);border-radius:28px;padding:38px;box-shadow:0 30px 90px rgba(0,0,0,.52)}.modal-head{display:flex;justify-content:space-between;gap:25px;margin-bottom:28px}.modal-head h2{font-size:2.5rem;margin:0}.modal-close{background:none;border:0;color:#fff;font-size:2rem;line-height:1;padding:2px 8px}

/* Insights */
.article-card{background:#fff;border-radius:22px;overflow:hidden;border:1px solid var(--line-dark);display:flex;flex-direction:column}.article-card img{height:260px;width:100%;object-fit:cover}.article-card .card-body{display:flex;flex-direction:column;flex:1}.article-card h3{font-size:1.55rem}.article-card .meta{font-size:.75rem;text-transform:uppercase;letter-spacing:.12em;color:#7b7c77;margin-bottom:14px}.article-card .text-link{margin-top:auto;padding-top:22px}
.article{font-family:"Iowan Old Style","Baskerville",Georgia,serif;font-size:1.22rem;line-height:1.75;color:#2f302d}.article h2,.article h3{font-family:-apple-system,BlinkMacSystemFont,"Helvetica Neue",Arial,sans-serif;letter-spacing:-.035em;color:#111}.article h2{font-size:2.35rem;margin:2.6em 0 .7em}.article h3{font-size:1.45rem;margin-top:2em}.article p{margin:0 0 1.35em}.article ul{margin:0 0 1.5em;padding-left:1.25em}.article blockquote{margin:2em 0;border-left:3px solid var(--red);padding:4px 0 4px 24px;font-size:1.5rem;line-height:1.45;color:#20211f}.article .callout{font-family:-apple-system,BlinkMacSystemFont,"Helvetica Neue",Arial,sans-serif;background:#e7e2da;padding:28px;border-radius:18px;margin:2em 0;font-size:1rem}

/* Footer */
.prefooter{margin:0 16px 18px;border-radius:30px;background:#181b1c;border:1px solid var(--line);padding:76px 0}.prefooter h2{font-size:clamp(3rem,5vw,6rem);max-width:11ch}.prefooter-grid{display:grid;grid-template-columns:1.15fr .85fr;gap:60px;align-items:end}
.site-footer{margin:0 16px 16px;border-radius:30px;background:#0f1112;border:1px solid var(--line);padding:64px 0 28px}.footer-grid{display:grid;grid-template-columns:1.35fr repeat(3,1fr);gap:44px}.footer-brand img{width:210px;margin-bottom:20px}.footer-brand p{max-width:330px;color:#9ea19f}.footer-col h3{font-size:.72rem;text-transform:uppercase;letter-spacing:.17em;color:#777d7b;margin:0 0 16px}.footer-col a{display:block;color:#c9cbc8;font-size:.9rem;margin:7px 0}.footer-col a:hover{color:#fff}.footer-bottom{border-top:1px solid var(--line);margin-top:50px;padding-top:24px;display:flex;justify-content:space-between;gap:20px;color:#777d7b;font-size:.78rem;flex-wrap:wrap}.footer-bottom a{color:#aeb1af}.footer-legal{display:flex;gap:18px;flex-wrap:wrap}

/* Sticky mobile CTA */
.mobile-cta{display:none}

/* Utility */
.rule{height:1px;background:var(--line);margin:30px 0}.paper .rule{background:var(--line-dark)}.tag-row{display:flex;gap:8px;flex-wrap:wrap}.tag{font-size:.72rem;letter-spacing:.08em;text-transform:uppercase;border:1px solid currentColor;border-radius:999px;padding:7px 10px;opacity:.72}
.logo-strip{display:flex;gap:26px;align-items:center;flex-wrap:wrap;color:#7d7e79;font-size:.9rem}.pill{display:inline-block;border-radius:999px;padding:8px 12px;background:#ebe5dd;color:#555;font-size:.8rem;font-weight:650}
.breadcrumb{font-size:.78rem;color:#aaa;margin-bottom:22px}.breadcrumb a{color:#ddd}.article-hero .breadcrumb{margin-bottom:20px}

@media(max-width:1050px){
 .hero-content h1,.hero.compact h1,.hero.article-hero h1{max-width:88%}.hero-kicker{max-width:82%}
 .nav-links{display:none}.nav-cta{margin-left:auto}.menu-toggle{display:block}.site-nav.menu-open{height:auto;align-items:flex-start;padding-bottom:18px;flex-wrap:wrap}.site-nav.menu-open .nav-links{display:flex;order:4;width:100%;flex-direction:column;align-items:flex-start;gap:0;margin-top:12px}.site-nav.menu-open .nav-links a{padding:12px 0;width:100%;border-top:1px solid var(--line)}
 .section-head,.split,.prefooter-grid{grid-template-columns:1fr;gap:34px}.split.reverse .media{order:0}.grid-4{grid-template-columns:repeat(2,1fr)}.grid-3{grid-template-columns:repeat(2,1fr)}.footer-grid{grid-template-columns:1fr 1fr}.engagement-row{grid-template-columns:1fr}.price{text-align:left}.split .media img{height:520px}
}
@media(max-width:720px){
 body{font-size:16px}.container,.narrow{width:min(calc(100% - 32px),var(--max))}.site-nav{width:calc(100% - 24px);top:12px;height:64px;padding:0 11px 0 16px;border-radius:17px}.brand{width:155px}.brand img{width:150px}.nav-cta{display:none}.menu-toggle{margin-left:auto}.hero{margin:0 8px 14px;min-height:90vh;border-radius:0 0 25px 25px}.hero.compact,.hero.article-hero{min-height:68vh}.hero-content{width:calc(100% - 32px);padding:130px 0 55px}.hero-content h1{font-size:clamp(3.3rem,16vw,5.3rem);max-width:100%}.hero.compact h1,.hero.article-hero h1{font-size:clamp(3rem,14vw,4.9rem);max-width:100%}.hero-kicker{max-width:100%}.hero::after{background:linear-gradient(0deg,rgba(5,6,7,.9) 0%,rgba(5,6,7,.55) 62%,rgba(5,6,7,.2) 100%)}
 .section{padding:82px 0}.section-tight{padding:58px 0}.paper,.prefooter,.site-footer{margin-left:8px;margin-right:8px;border-radius:24px}.grid-2,.grid-3,.grid-4,.form-grid,.check-grid{grid-template-columns:1fr}.section-head{margin-bottom:36px}.split .media img{height:430px}.stats{grid-template-columns:1fr 1fr}.stat:nth-child(2){border-right:0}.stat:nth-child(-n+2){border-bottom:1px solid var(--line)}.service-card{min-height:260px}.work-card{min-height:390px}.form-shell{padding:26px 20px}.modal-panel{padding:26px 18px;border-radius:22px}.footer-grid{grid-template-columns:1fr}.prefooter{padding:58px 0}.site-footer{padding:50px 0 24px}.mobile-cta{display:flex;position:fixed;z-index:850;bottom:12px;left:12px;right:12px;align-items:center;justify-content:space-between;padding:11px 12px 11px 17px;background:rgba(14,16,17,.92);border:1px solid var(--line);border-radius:16px;backdrop-filter:blur(12px);font-size:.82rem}.mobile-cta .btn{padding:10px 14px;font-size:.78rem}.article{font-size:1.1rem}.article h2{font-size:1.9rem}.article h3{font-size:1.3rem}
}

/* Image refresh: clean editorial heroes and unique page-specific visual treatment */
.hero.no-media{background:#121415}
.hero.no-media::before{content:"";position:absolute;inset:0;background:radial-gradient(circle at 78% 32%,rgba(203,49,39,.10),transparent 28%),linear-gradient(135deg,#121415 0%,#1a1c1d 100%)}
.hero.no-media::after{background:linear-gradient(90deg,rgba(5,6,7,.34),rgba(5,6,7,.04))}
.split.single{grid-template-columns:minmax(0,920px);justify-content:start}
.image-note{margin:10px 4px 0;font-size:.68rem;text-transform:uppercase;letter-spacing:.13em;color:#8b8c88}