*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }
    html {
      scroll-behavior: smooth;
      -webkit-text-size-adjust: 100%;
      text-size-adjust: 100%;
    }

    :root {
      /* Miami palette — bright sky, ocean, pink, sun; still clean */
      --ocean:       #00a8e8;
      --ocean-deep:  #0077b6;
      --ocean-mid:   #00bfe8;
      --ocean-light: #5ddee8;
      --ocean-pale:  #d8f4fc;
      --sky:         #b3ebff;
      --yellow:      #fff4b8;
      --yellow-deep: #ffd23f;
      --brand-pink:  #f04d8a;
      --brand-teal:  #3dd9db;
      --blue-teal-dark:  #00a8e8;
      --blue-teal:       #00c2e0;
      --blue-teal-light: #5ddee8;
      --coral:       #ff7b9c;
      --cream:       #f8fcff;
      --white:       #ffffff;
      --sand:        #eef9fd;
      --text:        #0a5a7a;
      --gray:        #4d7a92;
      /* legacy aliases */
      --night:       #0077b6;
      --navy:        #00a8e8;
      --navy2:       #00bfe8;
      --cyan:        #00c2e0;
      --cyan2:       #5ddee8;
      --pink:        #f04d8a;
      --pink2:       #ff85b3;
      --gold:        #ffd23f;
      --dark:        #0a5a7a;
      --display:    'Bebas Neue', sans-serif;
      --serif:      'DM Serif Display', Georgia, serif;
      --body:       'Inter', system-ui, sans-serif;
    }

    body {
      font-family: var(--body); background: var(--cream); color: var(--text);
      font-size: 1.0625rem;
      line-height: 1.6;
      overflow-x: hidden; max-width: 100vw;
      -webkit-font-smoothing: antialiased;
    }
    body.menu-open { overflow: hidden; touch-action: none; }
    img { display: block; max-width: 100%; height: auto; }
    a { color: inherit; text-decoration: none; }

    ::-webkit-scrollbar { width: 6px; }
    ::-webkit-scrollbar-track { background: var(--ocean-pale); }
    ::-webkit-scrollbar-thumb { background: linear-gradient(var(--brand-teal), var(--ocean-light)); border-radius: 3px; }

    .eyebrow {
      font-size: 0.78rem; font-weight: 700; letter-spacing: 0.2em;
      text-transform: uppercase; color: var(--brand-pink);
      display: inline-flex; align-items: center; gap: 10px; margin-bottom: 14px;
    }
    .eyebrow.light { color: var(--yellow-deep); }

    h2.title {
      font-family: var(--serif);
      font-size: clamp(2.35rem, 4.8vw, 3.85rem);
      font-weight: 400; line-height: 1.1;
    }
    h2.title em { font-style: italic; color: var(--ocean-mid); }
    h2.title.light { color: var(--white); }
    h2.title.light em { color: var(--yellow-deep); }

    .body-text { font-size: 1.125rem; font-weight: 400; line-height: 1.8; color: var(--text); }
    .body-text.light { color: rgba(255,255,255,0.92); font-size: 1.125rem; }

    .btn {
      display: inline-block; padding: 15px 36px;
      font-size: 0.85rem; font-weight: 700; letter-spacing: 0.12em;
      text-transform: uppercase; border: 2px solid transparent;
      transition: all 0.25s ease; cursor: pointer;
    }
    .btn-pink { background: var(--brand-pink); color: var(--white); border-color: var(--brand-pink); }
    .btn-pink:hover { background: #d93d7f; border-color: #d93d7f; color: var(--white); }
    .btn-outline-light { border-color: var(--ocean-deep); color: var(--ocean-deep); background: rgba(255,255,255,0.85); }
    .btn-outline-light:hover { border-color: var(--brand-pink); color: var(--brand-pink); background: var(--white); }
    .btn-navy { background: var(--ocean); color: var(--white); border-color: var(--ocean); }
    .btn-navy:hover { background: var(--ocean-deep); border-color: var(--ocean-deep); }
    .btn-outline-navy { border-color: var(--ocean); color: var(--ocean); }
    .btn-outline-navy:hover { background: var(--ocean); color: var(--white); }

    .reveal { opacity: 0; transform: translateY(24px); transition: opacity 0.7s, transform 0.7s; }
    .reveal.in { opacity: 1; transform: none; }
    .d1 { transition-delay: 0.1s; } .d2 { transition-delay: 0.2s; }
    .d3 { transition-delay: 0.3s; } .d4 { transition-delay: 0.4s; }

    .wrap { max-width: 1240px; margin: 0 auto; padding: 0 40px; }

    /* anchor offset for fixed nav */
    section[id] { scroll-margin-top: 92px; }

    /* ─── Nav ─────────────────────────────────────────────────────── */
    #nav {
      position: fixed; inset: 0 0 auto 0; z-index: 100; min-height: 84px;
      height: auto;
      padding: max(10px, env(safe-area-inset-top)) 40px 10px 40px;
      background: rgba(255,255,255,0.94);
      backdrop-filter: blur(14px);
      box-shadow: 0 2px 20px rgba(0,119,182,0.1);
      transition: background 0.35s, box-shadow 0.35s;
    }
    #nav.solid {
      background: rgba(255,255,255,0.98);
      box-shadow: 0 4px 24px rgba(0,119,182,0.14);
    }
    .nav-inner {
      max-width: 1240px;
      margin: 0 auto;
      width: 100%;
      display: grid;
      grid-template-columns: auto 1fr auto;
      align-items: center;
      gap: 28px;
    }
    .nav-links {
      display: flex;
      gap: 28px;
      list-style: none;
      align-items: center;
      justify-content: center;
      flex-wrap: wrap;
      margin: 0;
      padding: 0;
    }
    .nav-links a {
      font-size: 0.9rem; font-weight: 600; letter-spacing: 0.08em;
      text-transform: uppercase; color: var(--text);
      transition: color 0.2s;
    }
    .nav-links a:hover { color: var(--brand-pink); }
    .nav-end {
      display: flex; align-items: center; gap: 18px;
      flex-shrink: 0;
    }
    .nav-brand {
      display: flex; align-items: center; flex-shrink: 0;
      line-height: 0;
    }
    .nav-brand img {
      width: 128px;
      height: auto;
      max-height: 72px;
      object-fit: contain;
      object-position: left center;
    }
    .nav-cta { padding: 14px 28px !important; font-size: 0.85rem !important; }
    .nav-phone {
      font-size: 1.08rem; font-weight: 700; color: var(--ocean-deep);
      letter-spacing: 0.03em; white-space: nowrap;
    }
    .nav-phone:hover { color: var(--brand-pink); }
    .hamburger {
      display: none; flex-direction: column; justify-content: center; gap: 6px;
      background: none; border: none; cursor: pointer;
      width: 44px; height: 44px; padding: 10px;
      flex-shrink: 0;
    }
    .hamburger span { width: 24px; height: 2px; background: var(--ocean-deep); border-radius: 1px; }

    .mob-menu {
      position: fixed; inset: 0; z-index: 200;
      background: linear-gradient(165deg, var(--ocean) 0%, var(--brand-teal) 50%, var(--ocean-light) 100%);
      display: flex; flex-direction: column; align-items: stretch;
      justify-content: center; gap: 0;
      padding: max(24px, env(safe-area-inset-top)) 24px max(24px, env(safe-area-inset-bottom));
      transform: translateY(-100%); transition: transform 0.45s ease;
      overflow-y: auto;
    }
    .mob-menu.open { transform: none; }
    .mob-menu a {
      font-family: var(--serif); font-size: 1.65rem; color: var(--white);
      padding: 16px 8px; text-align: center;
      border-bottom: 1px solid rgba(255,255,255,0.12);
    }
    .mob-menu a.mob-phone {
      font-family: var(--body); font-size: 1.25rem; font-weight: 700;
      color: var(--white); border-bottom: none; margin-top: 12px;
      padding: 18px; background: rgba(255,255,255,0.12);
      border: 1px solid rgba(255,255,255,0.22);
    }
    .mob-menu a.mob-cta {
      font-family: var(--body); font-size: 0.85rem; font-weight: 700;
      letter-spacing: 0.14em; text-transform: uppercase;
      background: var(--brand-pink); color: var(--white);
      border: none; margin-top: 8px;
      min-height: 52px;
      display: flex; align-items: center; justify-content: center;
    }
    .mob-close {
      position: absolute; top: max(16px, env(safe-area-inset-top)); right: 16px;
      background: none; border: none; color: rgba(255,255,255,0.55);
      font-size: 1.75rem; cursor: pointer;
      width: 44px; height: 44px;
    }

    /* ─── Hero slideshow ───────────────────────────────────────────── */
    #hero {
      position: relative;
      /* dvh/svh behave differently across iOS versions; min-height keeps layout stable */
      min-height: 100vh;
      min-height: 100svh;
      min-height: 100dvh;
      display: flex;
      align-items: center;
      overflow: hidden;
      padding-bottom: calc(132px + env(safe-area-inset-bottom, 0px));
    }
    .hero-slides { position: absolute; inset: 0; }
    .hero-slide {
      position: absolute; inset: 0;
      background-size: cover;
      background-position: center center;
      opacity: 0; transition: opacity 1.4s ease;
    }
    .hero-slide.active { opacity: 1; }
    .hero-slide::after {
      content: '';
      position: absolute; inset: 0;
      background:
        linear-gradient(90deg, rgba(0,32,52,0.68) 0%, rgba(0,32,52,0.48) 40%, rgba(0,32,52,0.2) 62%, transparent 82%),
        linear-gradient(to top, rgba(0,28,45,0.5) 0%, rgba(0,28,45,0.22) 38%, transparent 58%),
        rgba(0,40,62,0.18);
    }
    .hero-content {
      position: relative; z-index: 2;
      padding: calc(76px + env(safe-area-inset-top, 0px) + 52px) 40px 32px;
      max-width: 720px;
      width: 100%;
    }
    .hero-tag {
      display: inline-block;
      padding: 6px 14px;
      background: rgba(255,255,255,0.12);
      border: 1px solid rgba(240,77,138,0.55);
      font-size: 0.62rem; font-weight: 700; letter-spacing: 0.2em;
      text-transform: uppercase; color: #ffb8d4;
      margin-bottom: 22px;
      opacity: 0; animation: up 0.8s 0.2s forwards;
    }
    .hero-h1 {
      font-family: var(--display);
      font-size: clamp(2.5rem, 4.5vw + 1.25rem, 5rem);
      line-height: 0.92; color: var(--white);
      margin-bottom: 28px;
      opacity: 0; animation: up 0.8s 0.45s forwards;
      text-shadow: 0 2px 16px rgba(0,0,0,0.35);
    }
    .hero-h1 .hero-line { display: block; }
    .hero-h1 .hero-line.accent {
      color: var(--gold);
      text-shadow: 0 2px 14px rgba(0,0,0,0.4);
    }
    .hero-dots {
      position: absolute; bottom: 148px; left: 50%; transform: translateX(-50%);
      z-index: 3; display: flex; gap: 10px;
    }
    .hero-dot {
      width: 10px; height: 10px; border-radius: 50%;
      border: 2px solid rgba(255,255,255,0.55);
      background: transparent; cursor: pointer; padding: 0;
      transition: background 0.3s, border-color 0.3s;
    }
    .hero-dot.active { background: var(--brand-pink); border-color: var(--brand-pink); }

    .hero-stats {
      position: absolute; bottom: 0; left: 0; right: 0; z-index: 3;
      display: flex;
      align-items: stretch;
      background: var(--ocean-deep);
      border-top: 2px solid var(--brand-pink);
    }
    .hero-stats-brand {
      flex: 1;
      display: flex;
      flex-direction: column;
      align-items: flex-start;
      justify-content: center;
      gap: 14px;
      padding: 20px 32px 20px max(28px, env(safe-area-inset-left));
      border-right: 1px solid rgba(255,255,255,0.15);
      text-align: left;
    }
    .hero-brand-name {
      font-family: var(--serif);
      font-size: clamp(1.15rem, 2.4vw, 1.5rem);
      font-weight: 400;
      line-height: 1.2;
      color: var(--white);
      letter-spacing: 0.01em;
      margin: 0;
    }
    .hero-stats-btns {
      display: flex;
      gap: 10px;
      flex-wrap: wrap;
    }
    .hero-stats-btns .btn {
      padding: 12px 22px;
      font-size: 0.72rem;
      min-height: 44px;
      display: inline-flex;
      align-items: center;
      justify-content: center;
    }
    .btn-outline-bar {
      border: 2px solid rgba(255,255,255,0.9);
      color: var(--white);
      background: transparent;
    }
    .btn-outline-bar:hover {
      background: rgba(255,255,255,0.15);
      border-color: var(--white);
      color: var(--white);
    }
    .hero-stats-metrics {
      display: flex;
      justify-content: flex-end;
      flex-shrink: 0;
    }
    .hstat {
      flex: 1;
      max-width: 220px;
      padding: 22px 28px;
      display: flex;
      flex-direction: column;
      align-items: center;
      justify-content: center;
      gap: 8px;
      text-align: center;
      border-right: 1px solid rgba(255,255,255,0.12);
    }
    .hstat:last-child { border-right: none; }
    .hstat-value {
      font-family: var(--serif);
      font-size: 2.25rem;
      font-weight: 400;
      line-height: 1;
      color: var(--gold);
      display: block;
      letter-spacing: 0.02em;
    }
    .hstat-label {
      font-family: 'Outfit', var(--body);
      font-size: 0.7rem;
      font-weight: 600;
      letter-spacing: 0.2em;
      text-transform: uppercase;
      color: rgba(255,255,255,0.9);
      display: block;
      line-height: 1.3;
    }

    @keyframes up {
      from { opacity: 0; transform: translateY(18px); }
      to   { opacity: 1; transform: none; }
    }

    /* marquee */
    .marquee {
      background: linear-gradient(90deg, var(--ocean-mid), var(--brand-teal), var(--ocean-light));
      padding: 12px 0; overflow: hidden;
    }
    .marquee-track {
      display: flex; white-space: nowrap;
      animation: scroll 26s linear infinite;
    }
    .marquee-item {
      padding: 0 36px; font-size: 0.65rem; font-weight: 700;
      letter-spacing: 0.18em; text-transform: uppercase; color: var(--white);
    }
    @keyframes scroll { to { transform: translateX(-50%); } }

    /* sections */
    section { padding: 96px 0; }
    section.dark { background: linear-gradient(180deg, var(--sky) 0%, var(--cream) 100%); }
    section.light { background: var(--white); }
    section.cream { background: var(--cream); }

    /* about — photo & actions left, bio right */
    .about-layout {
      display: grid;
      grid-template-columns: minmax(280px, 420px) 1fr;
      gap: 40px 48px;
      align-items: start;
    }
    .about-media {
      display: flex;
      flex-direction: column;
      gap: 16px;
    }
    .about-photo-wrap {
      position: relative;
      border-radius: 4px;
      overflow: hidden;
      box-shadow: 0 20px 50px rgba(0,119,182,0.18);
    }
    .about-photo {
      width: 100%;
      aspect-ratio: 16 / 10;
      object-fit: cover;
      object-position: center 18%;
      display: block;
    }
    .about-photo-accent {
      position: absolute;
      bottom: 0; left: 0; right: 0; height: 4px;
      background: linear-gradient(90deg, var(--brand-pink), var(--yellow-deep), var(--brand-teal));
    }
    .about-photo-actions {
      display: flex;
      flex-direction: column;
      gap: 10px;
    }
    .about-social {
      margin-top: 4px;
      padding-top: 16px;
      border-top: 1px solid rgba(2,62,138,0.12);
    }
    .about-social-label {
      font-size: 0.62rem; font-weight: 700; letter-spacing: 0.16em;
      text-transform: uppercase; color: var(--ocean-mid);
      margin-bottom: 10px;
    }
    .about-photo-actions .btn {
      text-align: center;
      width: 100%;
      min-height: 48px;
      display: flex;
      align-items: center;
      justify-content: center;
    }
    .about-content { min-width: 0; }
    .about-content .title { margin-bottom: 8px; }
    .about-name {
      font-family: var(--serif); font-size: 1.5rem;
      color: var(--ocean-deep); margin: 8px 0 2px;
    }
    .about-title {
      font-size: 0.72rem; font-weight: 700; letter-spacing: 0.16em;
      text-transform: uppercase; color: var(--brand-pink); margin-bottom: 8px;
    }
    .about-since {
      font-size: 0.92rem; font-weight: 500; color: var(--ocean);
      margin-bottom: 20px; padding-bottom: 20px;
      border-bottom: 1px solid rgba(2,62,138,0.12);
    }
    .about-bio {
      font-size: 1.0625rem; font-weight: 400; line-height: 1.85;
      color: var(--text); margin-bottom: 14px;
    }
    .about-bio:last-of-type { margin-bottom: 0; }
    .asset-tags {
      display: flex; flex-wrap: wrap; gap: 8px; margin: 28px 0 32px;
    }
    .asset-tag {
      font-size: 0.62rem; font-weight: 600; letter-spacing: 0.08em;
      text-transform: uppercase; padding: 8px 12px;
      background: var(--white); color: var(--ocean-deep);
      border-left: 3px solid var(--brand-teal);
    }
    .about-social .social-row {
      display: flex;
      flex-direction: row;
      flex-wrap: wrap;
      gap: 10px;
      margin: 0;
    }
    .about-social .social-btn {
      display: inline-flex;
      align-items: center;
      justify-content: center;
      width: 44px;
      height: 44px;
      min-height: 44px;
      padding: 0;
      flex: 0 0 auto;
      border-radius: 6px;
      border: 1.5px solid rgba(2,62,138,0.22);
      background: var(--white);
      color: var(--ocean-deep);
      transition: all 0.25s;
    }
    .about-social .social-btn svg {
      width: 20px;
      height: 20px;
      fill: currentColor;
      display: block;
    }
    .about-social .social-btn:hover {
      border-color: var(--brand-teal);
      color: var(--brand-pink);
      background: var(--ocean-pale);
      transform: translateY(-1px);
    }

    /* land spotlight */
    .land-split {
      display: grid; grid-template-columns: 1fr 1fr;
      gap: 0; align-items: stretch;
      background: var(--ocean-pale);
      border-radius: 0;
      overflow: hidden;
    }
    .land-img {
      min-height: 480px;
      object-fit: cover; width: 100%; height: 100%;
    }
    .land-copy { padding: 72px 56px; display: flex; flex-direction: column; justify-content: center; }

    /* property showcase */
    .showcase-grid {
      display: grid; grid-template-columns: 1fr 1fr; gap: 24px;
    }
    .showcase-card {
      position: relative; overflow: hidden;
      background: var(--ocean-pale);
    }
    .showcase-card img {
      width: 100%; aspect-ratio: 16/11; object-fit: cover;
      transition: transform 0.6s ease;
    }
    .showcase-card:hover img { transform: scale(1.04); }
    .showcase-cap {
      position: absolute; bottom: 0; left: 0; right: 0;
      padding: 28px 24px;
      background: linear-gradient(transparent, rgba(0,119,182,0.82));
      color: var(--white);
    }
    .showcase-cap h3 { font-family: var(--serif); font-size: 1.35rem; margin-bottom: 6px; }
    .showcase-cap p { font-size: 0.98rem; font-weight: 400; opacity: 0.92; }
    .showcase-cta {
      background: linear-gradient(135deg, var(--ocean-mid) 0%, var(--brand-teal) 100%);
      min-height: 280px;
      display: flex; align-items: center; justify-content: center;
      padding: 40px; text-align: center;
    }
    .showcase-cta h3 {
      font-family: var(--serif); font-size: 1.6rem; color: var(--white);
      margin-bottom: 12px;
    }
    .showcase-cta p {
      font-size: 1.05rem; font-weight: 400; color: rgba(255,255,255,0.92);
      line-height: 1.7; margin-bottom: 24px;
    }

    /* assets */
    .assets-grid {
      display: grid; grid-template-columns: repeat(4, 1fr);
      gap: 2px; background: var(--sand);
    }
    .asset-cell {
      background: var(--white); padding: 32px 24px;
      border-bottom: 3px solid transparent;
      transition: border-color 0.3s, background 0.3s;
    }
    .asset-cell:hover { border-color: var(--brand-pink); background: var(--white); }
    .asset-cell h3 {
      font-family: var(--serif); font-size: 1.2rem;
      color: var(--ocean-deep); margin-bottom: 8px;
    }
    .asset-cell p { font-size: 0.98rem; font-weight: 400; color: var(--text); line-height: 1.65; }

    /* closed deals selling section */
    .deals-selling {
      padding: 64px 56px;
      background: var(--ocean-deep);
      color: var(--white);
      border-radius: 6px;
      box-shadow: 0 20px 48px rgba(0,119,182,0.22);
      border-top: 4px solid var(--brand-pink);
    }
    .deals-selling .eyebrow.light { color: var(--brand-teal); font-size: 0.82rem; }
    .deals-selling .title.light em { color: var(--brand-pink); }
    .deals-selling-header { max-width: none; margin-bottom: 40px; }
    .deals-selling-header .body-text.light { max-width: none; }
    .deals-stats {
      display: grid; grid-template-columns: repeat(3, 1fr);
      gap: 16px; margin-bottom: 36px;
    }
    .deal-stat {
      padding: 28px 22px; text-align: center;
      background: rgba(255,255,255,0.08);
      border: 1px solid rgba(46,196,198,0.35);
    }
    .deal-stat-n {
      font-family: var(--display); font-size: 2.6rem;
      color: var(--gold); line-height: 1; display: block;
    }
    .deal-stat-l {
      font-size: 0.78rem; font-weight: 700; letter-spacing: 0.12em;
      text-transform: uppercase; color: rgba(255,255,255,0.88);
      margin-top: 10px; display: block;
    }
    .deals-points {
      display: grid; grid-template-columns: 1fr 1fr;
      gap: 20px 40px; margin-bottom: 36px;
    }
    .deals-point {
      display: flex; gap: 12px; align-items: flex-start;
    }
    .deals-point-mark {
      color: var(--brand-teal); font-size: 1.1rem; flex-shrink: 0; margin-top: 3px;
    }
    .deals-point strong {
      display: block; font-size: 1.05rem; font-weight: 600;
      margin-bottom: 6px; color: var(--white);
    }
    .deals-point span {
      font-size: 1rem; font-weight: 400; line-height: 1.7;
      color: rgba(255,255,255,0.88);
    }
    .deals-cta-row {
      display: flex; align-items: center; gap: 20px; flex-wrap: wrap;
      padding-top: 28px;
      border-top: 1px solid rgba(255,255,255,0.15);
    }
    .deals-cta-note {
      font-size: 1rem;
      font-weight: 400;
      color: rgba(255,255,255,0.88);
      margin: 0;
      line-height: 1.6;
    }

    /* Waldorf luxury — premium showcase */
    #featured {
      padding: 96px 0;
      background: linear-gradient(180deg, var(--cream) 0%, var(--ocean-pale) 100%);
    }
    .waldorf {
      display: grid;
      grid-template-columns: 1.05fr 1fr;
      gap: 0;
      align-items: stretch;
      background: var(--white);
      border-radius: 8px;
      overflow: hidden;
      box-shadow: 0 28px 80px rgba(2,62,138,0.14);
      border: 1px solid rgba(46,196,198,0.25);
    }
    .waldorf-visual {
      position: relative;
      min-height: 420px;
    }
    .waldorf-visual img {
      width: 100%;
      height: 100%;
      min-height: 420px;
      max-height: none;
      object-fit: cover;
      object-position: center center;
      display: block;
    }
    .waldorf-visual::after {
      content: '';
      position: absolute; inset: 0;
      background: linear-gradient(to right, transparent 55%, rgba(2,62,138,0.15) 100%);
      pointer-events: none;
    }
    .waldorf-badge {
      position: absolute; top: 20px; left: 20px; z-index: 2;
      padding: 10px 16px;
      background: var(--ocean-deep);
      border: 1px solid var(--brand-teal);
      font-size: 0.72rem; font-weight: 700; letter-spacing: 0.18em;
      text-transform: uppercase; color: var(--white);
    }
    .waldorf-copy {
      padding: 48px 52px 48px 44px;
      display: flex;
      flex-direction: column;
      justify-content: center;
      color: var(--text);
      background: var(--white);
    }
    .waldorf-brand {
      font-size: 0.78rem; font-weight: 700; letter-spacing: 0.22em;
      text-transform: uppercase; color: var(--brand-teal);
      margin-bottom: 12px;
    }
    .waldorf-title {
      font-family: var(--serif);
      font-size: clamp(2rem, 3.5vw, 2.85rem);
      font-weight: 400; line-height: 1.12;
      margin-bottom: 8px;
      color: var(--ocean-deep);
    }
    .waldorf-title span {
      display: block; font-style: italic;
      color: var(--brand-teal); font-size: 0.72em; margin-top: 8px;
    }
    .waldorf-address {
      font-size: 0.85rem; font-weight: 600; letter-spacing: 0.08em;
      text-transform: uppercase; color: var(--gray);
      margin-bottom: 20px;
    }
    .waldorf-desc {
      font-size: 1.1rem; font-weight: 400; line-height: 1.75;
      color: var(--text); margin-bottom: 24px;
    }
    .waldorf-specs {
      display: grid;
      grid-template-columns: repeat(4, 1fr);
      gap: 12px;
      margin-bottom: 24px;
    }
    .ws {
      background: var(--ocean-pale);
      border-top: 3px solid var(--brand-teal);
      padding: 16px 12px;
      text-align: center;
    }
    .ws-n {
      font-family: var(--display); font-size: 1.75rem;
      color: var(--ocean-deep); line-height: 1; display: block;
    }
    .ws-l {
      font-size: 0.65rem; font-weight: 700; letter-spacing: 0.12em;
      text-transform: uppercase; color: var(--gray);
      margin-top: 6px; display: block;
    }
    .waldorf-quote {
      font-family: var(--serif); font-style: italic;
      font-size: 1.15rem; line-height: 1.55;
      color: var(--ocean-deep);
      padding: 18px 20px;
      background: var(--cream);
      border-left: 4px solid var(--brand-teal);
      margin-bottom: 28px;
    }
    .waldorf-ctas {
      display: flex; gap: 14px; flex-wrap: wrap;
      padding-top: 8px;
    }
    .waldorf-ctas .btn {
      padding: 16px 32px;
      font-size: 0.85rem;
      min-height: 52px;
      display: inline-flex;
      align-items: center;
      justify-content: center;
    }
    .btn-waldorf-primary {
      background: var(--brand-pink);
      color: var(--white);
      border-color: var(--brand-pink);
    }
    .btn-waldorf-primary:hover {
      background: var(--ocean-deep);
      border-color: var(--ocean-deep);
      color: var(--white);
    }
    .btn-waldorf-secondary {
      background: transparent;
      color: var(--ocean-deep);
      border: 2px solid var(--ocean-deep);
    }
    .btn-waldorf-secondary:hover {
      background: var(--ocean-deep);
      color: var(--white);
      border-color: var(--ocean-deep);
    }

    /* waterfront lifestyle */
    .waterfront-strip {
      display: grid; grid-template-columns: 1.1fr 0.9fr;
      gap: 0; align-items: stretch;
      background: var(--white);
      overflow: hidden;
    }
    .waterfront-strip img {
      width: 100%; height: 100%;
      min-height: 340px; max-height: 420px;
      object-fit: cover;
    }
    .waterfront-copy {
      padding: 48px 44px;
      display: flex; flex-direction: column; justify-content: center;
      background: var(--cream);
    }

    /* photo gallery */
    #gallery { scroll-margin-top: 90px; }
    .photo-gallery {
      display: grid;
      grid-template-columns: repeat(3, 1fr);
      gap: 14px;
    }
    .gallery-item {
      position: relative;
      margin: 0;
      overflow: hidden;
      border-radius: 4px;
      background: var(--ocean-deep);
    }
    .gallery-item button {
      display: block;
      width: 100%;
      padding: 0;
      border: none;
      background: none;
      cursor: pointer;
      text-align: left;
    }
    .gallery-item img {
      width: 100%;
      aspect-ratio: 4 / 3;
      object-fit: cover;
      display: block;
      transition: transform 0.55s ease;
    }
    .gallery-item.gallery-wide { grid-column: span 2; }
    .gallery-item.gallery-wide img { aspect-ratio: 21 / 9; }
    .gallery-item.gallery-tall img { aspect-ratio: 3 / 4; }
    .gallery-item:hover img { transform: scale(1.04); }
    .gallery-item figcaption {
      position: absolute;
      left: 0; right: 0; bottom: 0;
      padding: 12px 14px;
      background: linear-gradient(transparent, rgba(0,40,62,0.88));
      color: var(--white);
      font-size: 0.72rem;
      font-weight: 600;
      letter-spacing: 0.1em;
      text-transform: uppercase;
      pointer-events: none;
    }
    .gallery-lightbox {
      border: none;
      padding: 0;
      max-width: min(96vw, 1200px);
      width: 100%;
      background: transparent;
    }
    .gallery-lightbox::backdrop { background: rgba(0,32,52,0.92); }
    .gallery-lightbox img {
      width: 100%;
      height: auto;
      max-height: 88vh;
      object-fit: contain;
      border-radius: 4px;
    }
    .gallery-lightbox-close {
      position: fixed;
      top: max(16px, env(safe-area-inset-top));
      right: max(16px, env(safe-area-inset-right));
      z-index: 1;
      width: 44px; height: 44px;
      border: 2px solid rgba(255,255,255,0.8);
      border-radius: 50%;
      background: rgba(0,40,62,0.6);
      color: var(--white);
      font-size: 1.25rem;
      cursor: pointer;
      line-height: 1;
    }

    .footer-crazy {
      margin-top: 0;
    }
    .footer-crazy a {
      display: inline-block;
      transition: opacity 0.25s;
    }
    .footer-crazy a:hover { opacity: 0.85; }
    .footer-crazy img {
      width: 120px; height: auto;
      display: block;
    }
    .btn-gold {
      background: transparent; color: var(--gold);
      border: 1px solid var(--gold);
    }
    .btn-gold:hover { background: var(--gold); color: var(--night); }

    /* contact aside */
    .contact-grid {
      display: grid; grid-template-columns: minmax(300px, 420px) 1fr;
      gap: 48px; align-items: start;
    }
    .contact-aside {
      background: var(--ocean-deep);
      color: var(--white);
      padding: 44px 40px;
      display: flex; flex-direction: column;
      gap: 28px;
    }
    .contact-aside .title { color: var(--white); }
    .contact-aside .title em { color: var(--brand-pink); }
    .contact-aside-lead {
      font-size: 1.1rem; font-weight: 400; line-height: 1.75;
      color: rgba(255,255,255,0.9);
    }
    .contact-cards { display: flex; flex-direction: column; gap: 12px; }
    .contact-card {
      display: flex; align-items: center; gap: 16px;
      padding: 16px 18px;
      background: rgba(255,255,255,0.05);
      border: 1px solid rgba(255,255,255,0.08);
      transition: border-color 0.25s, background 0.25s;
    }
    .contact-card:hover {
      border-color: rgba(255,183,3,0.5);
      background: rgba(255,255,255,0.1);
    }
    .contact-card-icon {
      width: 44px; height: 44px; flex-shrink: 0;
      display: flex; align-items: center; justify-content: center;
      background: rgba(255,200,87,0.12);
      border: 1px solid rgba(255,200,87,0.25);
      color: var(--gold);
    }
    .contact-card-icon svg { width: 20px; height: 20px; fill: currentColor; }
    .contact-card-label {
      font-size: 0.55rem; font-weight: 700; letter-spacing: 0.18em;
      text-transform: uppercase; color: rgba(255,255,255,0.4);
      margin-bottom: 3px;
    }
    .contact-card-value {
      font-size: 0.95rem; font-weight: 500; color: var(--white);
    }
    a.contact-card-value:hover { color: var(--cyan2); }
    .contact-social-block {
      padding-top: 12px;
      border-top: 1px solid rgba(255,255,255,0.2);
    }
    .contact-social-label {
      font-size: 0.78rem; font-weight: 700; letter-spacing: 0.16em;
      text-transform: uppercase; color: var(--white);
      margin-bottom: 14px;
    }
    .social-icons { display: flex; gap: 12px; }
    .icon-btn {
      width: 48px; height: 48px;
      display: flex; align-items: center; justify-content: center;
      border: 1px solid rgba(255,255,255,0.15);
      background: rgba(255,255,255,0.04);
      color: var(--white);
      transition: all 0.25s;
    }
    .icon-btn svg { width: 22px; height: 22px; fill: currentColor; }
    .icon-btn:hover {
      background: var(--pink); border-color: var(--pink);
      transform: translateY(-2px);
    }

    /* process */
    .process-head {
      text-align: center;
      margin: 0 auto 56px;
      max-width: 100%;
    }
    .title-one-line {
      white-space: nowrap;
    }
    .steps { display: grid; grid-template-columns: repeat(4, 1fr); gap: 20px; }
    .step {
      background: var(--white); padding: 36px 28px;
      border-top: 3px solid var(--brand-pink);
      box-shadow: 0 8px 32px rgba(0,0,0,0.04);
    }
    .step-n { font-family: var(--display); font-size: 2.5rem; color: var(--ocean-mid); line-height: 1; margin-bottom: 12px; }
    .step h3 { font-family: var(--serif); font-size: 1.15rem; color: var(--navy); margin-bottom: 10px; }
    .step p { font-size: 1rem; font-weight: 400; color: var(--text); line-height: 1.7; }

    /* reviews */
    .reviews-wrap {
      background: var(--white);
      padding: 48px 32px;
      border-radius: 4px;
      box-shadow: 0 12px 48px rgba(0,0,0,0.06);
      min-height: 200px;
    }

    .form-status { margin-top: 14px; font-size: 0.92rem; font-weight: 600; }
    .form-status.ok { color: var(--ocean-deep); }
    .form-status.err { color: var(--brand-pink); }

    .contact-form {
      background: var(--white); padding: 44px 40px;
      box-shadow: 0 16px 48px rgba(0,0,0,0.06);
    }
    .frow { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
    .fg { margin-bottom: 16px; }
    label {
      display: block; font-size: 0.58rem; font-weight: 700;
      letter-spacing: 0.16em; text-transform: uppercase;
      color: var(--gray); margin-bottom: 6px;
    }
    input, select, textarea {
      width: 100%; padding: 12px 14px;
      border: 1.5px solid var(--sand); background: var(--cream);
      font-family: var(--body); font-size: 0.9rem;
      outline: none; border-radius: 0;
      -webkit-appearance: none; appearance: none;
    }
    input:focus, select:focus, textarea:focus { border-color: var(--cyan); background: var(--white); }
    textarea { min-height: 96px; resize: vertical; }
    .btn-submit {
      width: 100%; padding: 15px; margin-top: 8px;
      background: linear-gradient(90deg, var(--brand-pink), var(--ocean-mid));
      color: var(--white); border: none;
      font-size: 0.74rem; font-weight: 700; letter-spacing: 0.16em;
      text-transform: uppercase; cursor: pointer;
      transition: opacity 0.25s;
    }
    .btn-submit:hover { opacity: 0.9; }
    /* cta stripe */
    .cta-stripe {
      background: linear-gradient(90deg, var(--ocean-mid) 0%, var(--brand-teal) 40%, var(--ocean-light) 100%);
      padding: 64px 40px;
      display: flex; align-items: center; justify-content: space-between;
      flex-wrap: wrap; gap: 28px;
    }
    .cta-stripe h2 {
      font-family: var(--display);
      font-size: clamp(2rem, 5vw, 3.5rem);
      color: var(--white); line-height: 1;
    }
    .cta-stripe p { color: rgba(255,255,255,0.85); max-width: 480px; margin-top: 8px; font-weight: 300; }
    .cta-phone-big {
      font-family: var(--display); font-size: 2.2rem;
      color: var(--white); letter-spacing: 0.04em;
    }

    /* footer — blue-teal between royal blue and logo teal */
    footer {
      background: #0a5f78;
      color: rgba(255,255,255,0.92);
      padding: 56px 0 32px;
      border-top: 3px solid var(--brand-teal);
    }
    footer .wrap { padding-bottom: 0; }
    .footer-grid {
      display: grid; grid-template-columns: 2fr 1fr 1fr 1fr;
      gap: 40px; padding-bottom: 40px;
      border-bottom: 1px solid rgba(255,255,255,0.15);
      margin-bottom: 28px;
    }
    .footer-brand {
      font-family: var(--serif); font-size: 1.35rem;
      color: var(--white); margin-bottom: 6px;
    }
    .footer-tag {
      font-size: 0.72rem; font-weight: 700; letter-spacing: 0.16em;
      text-transform: uppercase; color: rgba(255,255,255,0.82);
      margin-bottom: 16px; display: block;
    }
    .footer-lead {
      font-size: 0.98rem; line-height: 1.75; max-width: 300px;
      margin-bottom: 16px; color: rgba(255,255,255,0.92);
    }
    .fcol h4 {
      font-size: 0.72rem; font-weight: 700; letter-spacing: 0.16em;
      text-transform: uppercase; color: rgba(255,255,255,0.55); margin-bottom: 14px;
    }
    .fcol ul { list-style: none; }
    .fcol li { margin-bottom: 8px; }
    .fcol a { font-size: 0.95rem; color: rgba(255,255,255,0.95); transition: color 0.2s; }
    .fcol a:hover { color: var(--brand-teal); }
    .footer-bottom {
      display: flex; justify-content: space-between; align-items: center;
      flex-wrap: wrap; gap: 12px;
      font-size: 0.82rem; color: rgba(255,255,255,0.72);
    }
    .footer-powered {
      color: rgba(255,255,255,0.65);
      transition: color 0.2s;
    }
    .footer-powered:hover { color: var(--brand-teal); }
    .footer-powered strong { color: var(--white); font-weight: 600; }

    @media (max-width: 1024px) {
      #nav { padding-left: 28px; padding-right: 28px; }
      .nav-inner {
        display: flex;
        justify-content: space-between;
        gap: 16px;
      }
      .nav-links, .nav-end .nav-cta { display: none; }
      .hamburger { display: flex; }
      .nav-brand img { width: 112px; max-height: 64px; }
      .nav-phone { font-size: 1rem; }
      .waldorf-specs { grid-template-columns: repeat(2, 1fr); }
      .about-layout {
        grid-template-columns: 1fr;
        gap: 36px;
      }
      .about-media {
        grid-column: 1;
        grid-row: auto;
        max-width: 100%;
      }
      .about-content { grid-column: 1; }
      .land-split { grid-template-columns: 1fr; }
      .land-img { min-height: 300px; max-height: 380px; }
      .land-copy { padding: 48px 28px; }
      .assets-grid { grid-template-columns: 1fr 1fr; }
      .waldorf { grid-template-columns: 1fr; }
      .waldorf-visual { min-height: 280px; }
      .waldorf-visual img { min-height: 280px; max-height: 340px; }
      .waldorf-copy { padding: 36px 28px; }
      .deals-selling { padding: 44px 28px; }
      .waterfront-strip { grid-template-columns: 1fr; }
      .waterfront-strip img { max-height: 340px; min-height: 280px; }
      .photo-gallery { grid-template-columns: 1fr 1fr; }
      .gallery-item.gallery-wide { grid-column: span 2; }
      .deals-stats, .deals-points { grid-template-columns: 1fr; }
      .showcase-grid, .contact-grid { grid-template-columns: 1fr; }
      .steps { grid-template-columns: 1fr 1fr; }
      .footer-grid {
        grid-template-columns: 1fr 1fr;
        gap: 28px 20px;
        text-align: left;
      }
      .footer-grid > div:first-child { grid-column: 1 / -1; }
      .fcol { text-align: left; }
      .contact-grid { grid-template-columns: 1fr; }
      #hero { padding-bottom: calc(140px + env(safe-area-inset-bottom, 0px)); }
    }
    @media (max-width: 768px) {
      section { padding: 56px 0; }
      section[id] { scroll-margin-top: 80px; }
      .wrap { padding: 0 24px; }
      #nav { min-height: 72px; padding-left: 24px; padding-right: 24px; }
      .nav-inner { gap: 12px; min-width: 0; }
      .nav-brand { min-width: 0; }
      .nav-brand img { width: 100px; max-height: 58px; }
      .nav-phone { font-size: 0.88rem; }
      .nav-end { gap: 8px; flex-shrink: 0; }
      .hamburger { margin-left: 0; }
      #hero {
        min-height: 100svh;
        min-height: 100dvh;
        padding-bottom: calc(220px + env(safe-area-inset-bottom, 0px));
        align-items: center;
      }
      .hero-content {
        padding: calc(76px + env(safe-area-inset-top, 0px) + 20px) 24px 20px;
        max-width: 100%;
        width: 100%;
      }
      .hero-tag { margin-bottom: 14px; font-size: 0.58rem; }
      .hero-h1 {
        font-size: 2.35rem;
        margin-bottom: 22px;
        line-height: 0.92;
      }
      .title-one-line { white-space: normal; }
      .hero-dots { bottom: calc(228px + env(safe-area-inset-bottom, 0px)); }
      .hero-stats { flex-wrap: wrap; }
      .hero-stats-brand {
        flex: 1 1 100%;
        border-right: none;
        border-bottom: 1px solid rgba(255,255,255,0.15);
        padding: 16px 24px 18px;
        gap: 12px;
      }
      .hero-brand-name { font-size: 0.9rem; line-height: 1.35; }
      .hero-stats-btns {
        width: 100%;
        flex-direction: column;
        gap: 8px;
      }
      .hero-stats-btns .btn {
        width: 100%;
        min-height: 48px;
        font-size: 0.78rem;
      }
      .hero-stats-metrics { flex: 1 1 100%; width: 100%; }
      .hstat { max-width: none; padding: 16px 12px; min-height: 72px; flex: 1; }
      .hstat-value { font-size: 1.75rem; }
      .hstat-label { font-size: 0.58rem; letter-spacing: 0.12em; }
      .about-media { max-width: 100%; }
      .about-photo { aspect-ratio: 16 / 9; }
      .about-name { font-size: 1.5rem; }
      .about-bio { font-size: 0.94rem; }
      .about-social .social-btn {
        width: 42px;
        height: 42px;
        min-height: 42px;
      }
      .assets-grid, .steps { grid-template-columns: 1fr; }
      .asset-cell { padding: 28px 20px; }
      .frow { grid-template-columns: 1fr; }
      .contact-grid { gap: 24px; }
      .contact-aside { padding: 28px 20px; }
      .contact-form { padding: 28px 20px; }
      .contact-aside .title { font-size: 1.9rem; }
      input, select, textarea { font-size: 16px; min-height: 50px; padding: 14px 14px; }
      .btn-submit { min-height: 54px; font-size: 0.8rem; }
      .footer-grid {
        grid-template-columns: 1fr;
        gap: 28px;
        text-align: left;
      }
      .footer-grid > div:first-child {
        display: flex;
        flex-direction: column;
        align-items: flex-start;
      }
      .footer-lead { max-width: 100%; }
      .footer-crazy { display: flex; justify-content: flex-start; }
      footer { padding: 44px 0 28px; }
      .fcol { text-align: left; }
      .footer-bottom {
        flex-direction: column;
        align-items: flex-start;
        text-align: left;
        gap: 10px;
      }
      .footer-bottom > span,
      .footer-powered { flex: none; width: 100%; font-size: 0.78rem; }
      label { font-size: 0.65rem; }
      .cta-stripe {
        flex-direction: column; text-align: center;
        padding: 44px 18px; gap: 20px;
      }
      .cta-stripe h2 { font-size: 2.2rem; }
      .cta-phone-big { font-size: 1.65rem; }
      .cta-stripe .btn { width: 100%; max-width: 320px; }
      .deals-selling { padding: 36px 20px; }
      .deals-cta-row { flex-direction: column; align-items: stretch; text-align: center; }
      .deals-cta-row .btn { width: 100%; }
      .land-copy { padding: 36px 18px; }
      .waterfront-copy { padding: 36px 18px; }
      .waldorf-ctas { flex-direction: column; }
      .waldorf-ctas .btn { width: 100%; text-align: center; min-height: 50px; display: flex; align-items: center; justify-content: center; }
      .showcase-grid { gap: 16px; }
      .showcase-card img { aspect-ratio: 16/10; }
      .showcase-cta { min-height: auto; padding: 32px 20px; }
      .showcase-cta h3 { font-size: 1.35rem; }
      .reviews-wrap { padding: 28px 16px; overflow-x: hidden; }
      .deals-point { gap: 10px; }
      .btn { min-height: 48px; }
      .eyebrow { font-size: 0.72rem; }
      .body-text { font-size: 1.05rem; }
    }
    @media (max-width: 480px) {
      .nav-end .nav-phone { display: none; }
      #nav { padding-left: 20px; padding-right: 20px; }
      .nav-brand img { width: 92px; max-height: 54px; }
      .hero-h1 { font-size: 2rem; }
      .hero-brand-name { font-size: 0.82rem; }
      .hero-stats-brand { padding: 14px 20px 16px; }
      .hero-dots { bottom: calc(210px + env(safe-area-inset-bottom, 0px)); }
      #hero { padding-bottom: calc(200px + env(safe-area-inset-bottom, 0px)); }
      .hero-tag { font-size: 0.58rem; letter-spacing: 0.14em; }
      .photo-gallery { grid-template-columns: 1fr; }
      .gallery-item.gallery-wide { grid-column: span 1; }
      .gallery-item.gallery-wide img { aspect-ratio: 4 / 3; }
      h2.title { font-size: 1.85rem; }
      .waldorf-title { font-size: 1.75rem; }
      .marquee-item { padding: 0 20px; font-size: 0.6rem; }
      .deal-stat-n { font-size: 1.85rem; }
      .deals-selling { padding: 32px 20px; }
      .mob-menu a { font-size: 1.45rem; padding: 14px 6px; }
      .cta-stripe h2 { font-size: 1.85rem; }
      .wrap { padding: 0 20px; }
    }

    /* prevent horizontal scroll on small screens */
    .marquee { overflow: hidden; max-width: 100vw; }
    .deals-selling { max-width: 100%; }

.page-main { padding-top: 96px; }
.page-hero {
  padding: 120px 0 64px;
  background: linear-gradient(135deg, var(--ocean-deep) 0%, var(--ocean-mid) 55%, var(--brand-teal) 100%);
  color: var(--white);
}
.page-hero .title { color: var(--white); }
.page-hero .title em { color: var(--yellow-deep); }
.page-hero .body-text { color: rgba(255,255,255,0.92); }
.nav-links a.active { color: var(--brand-pink); font-weight: 700; }