/* OWN LA Partners — Marella visual language, Partners Capital structure */
:root {
  --teal: #5d8292;
  --teal-deep: #4c7180;
  --teal-dark: #3a5966;
  --teal-ink: #2f4a55;
  --cream: #eae4da;
  --cream-soft: #f3efe8;
  --ivory: #f7f4ef;
  --sand: #ddd6ca;
  --ink: #2c3335;
  --ink-soft: #555e61;
  --white: #ffffff;
  --hero: #eae4da;
  --black: #16191a;
  --serif: "Instrument Serif", "Libre Caslon Display", Georgia, "Times New Roman", serif;
  --sans: "DM Sans", "Helvetica Neue", Helvetica, Arial, sans-serif;
  --container: 1180px;
  --wide: 1320px;
  --header: 108px;
  --ease: cubic-bezier(.22, .61, .36, 1);
  --shadow: 0 18px 50px rgba(47, 74, 85, .14);
}

*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; }
html, body { margin: 0; padding: 0; }
body {
  font-family: var(--sans);
  font-size: 16.5px;
  line-height: 1.65;
  color: var(--ink);
  background: var(--ivory);
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
}
img, picture, svg { max-width: 100%; display: block; }
img { height: auto; }
a { color: inherit; text-decoration: none; }
button { font: inherit; background: none; border: 0; cursor: pointer; color: inherit; }
address { font-style: normal; }
ul { margin: 0; padding: 0; list-style: none; }
h1, h2, h3, h4, p, figure { margin: 0; }
.container { width: min(100% - 48px, var(--container)); margin-inline: auto; }
.container-wide { width: min(100% - 48px, var(--wide)); margin-inline: auto; }

.skip-link {
  position: absolute; left: 16px; top: -48px; z-index: 100;
  background: var(--white); color: var(--ink); padding: 8px 14px;
}
.skip-link:focus { top: 12px; }

/* ---------- Header (Partcap structure) ---------- */
.site-header {
  position: absolute; top: 0; left: 0; right: 0; z-index: 40;
  height: var(--header);
  color: var(--hero);
  transition: background .35s var(--ease), color .35s var(--ease), box-shadow .35s var(--ease);
}
.site-header.is-solid,
.page-light .site-header.is-solid {
  position: fixed;
  background: rgba(47, 74, 85, .94);
  color: var(--cream);
  box-shadow: 0 1px 0 rgba(255,255,255,.06);
  backdrop-filter: blur(12px);
}
.header-inner {
  width: min(100% - 40px, 1360px);
  margin: 0 auto;
  height: var(--header);
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
}
.brand {
  display: flex;
  align-items: center;
  gap: 12px;
  flex-shrink: 0;
  z-index: 2;
}
.brand-logo { height: 36px; width: auto; }
.brand-logo-dark { display: none; }
.page-light:not(.is-menu-open) .site-header:not(.is-solid) .brand-logo-light { display: none; }
.page-light:not(.is-menu-open) .site-header:not(.is-solid) .brand-logo-dark { display: block; }
.brand-partners {
  font-family: var(--sans);
  font-weight: 400;
  font-size: 15px;
  letter-spacing: .22em;
  text-transform: uppercase;
  color: inherit;
  padding-left: 12px;
  border-left: 1px solid currentColor;
  opacity: .92;
  line-height: 1;
}
#navigation {
  display: flex;
  align-items: center;
  gap: 8px 28px;
  margin-left: auto;
}
#navigation a {
  font-size: 13.5px;
  font-weight: 400;
  letter-spacing: .02em;
  color: inherit;
  padding: 6px 0;
  position: relative;
  white-space: nowrap;
}
#navigation a:not(.nav-contact)::after {
  content: "";
  position: absolute; left: 0; right: 0; bottom: 2px;
  height: 1px; background: currentColor;
  transform: scaleX(0); transform-origin: left;
  transition: transform .35s var(--ease);
}
#navigation a:not(.nav-contact):hover::after,
#navigation a[aria-current="page"]::after { transform: scaleX(1); }
.nav-contact {
  display: inline-flex !important;
  align-items: center;
  justify-content: center;
  margin-left: 10px;
  padding: 12px 22px !important;
  background: var(--white);
  color: var(--ink) !important;
  font-weight: 500 !important;
  letter-spacing: .04em !important;
  min-width: 128px;
  border: 1px solid var(--white);
  transition: background .25s var(--ease), color .25s var(--ease), border-color .25s var(--ease);
}
.nav-contact:hover { background: transparent; color: var(--white) !important; }
.page-light:not(.is-menu-open) .site-header:not(.is-solid) {
  color: var(--ink);
}
.page-light:not(.is-menu-open) .site-header:not(.is-solid) .nav-contact {
  background: var(--teal-ink);
  color: var(--white) !important;
  border-color: var(--teal-ink);
}
.page-light:not(.is-menu-open) .site-header:not(.is-solid) .nav-contact:hover {
  background: var(--teal);
  border-color: var(--teal);
}

.menu-toggle {
  display: none;
  width: 44px; height: 44px;
  position: relative;
  z-index: 3;
}
.menu-toggle .bars,
.menu-toggle .bars::before,
.menu-toggle .bars::after {
  display: block; width: 22px; height: 1.5px;
  background: currentColor; position: absolute; left: 11px;
  transition: transform .3s var(--ease), opacity .3s;
}
.menu-toggle .bars { top: 21px; }
.menu-toggle .bars::before { content: ""; top: -7px; }
.menu-toggle .bars::after { content: ""; top: 7px; }
.menu-toggle[aria-expanded="true"] .bars { background: transparent; }
.menu-toggle[aria-expanded="true"] .bars::before { top: 0; transform: rotate(45deg); }
.menu-toggle[aria-expanded="true"] .bars::after { top: 0; transform: rotate(-45deg); }

/* ---------- Hero ---------- */
.hero {
  position: relative;
  min-height: 100vh;
  min-height: 100svh;
  display: flex;
  flex-direction: column;
  justify-content: flex-end;
  color: var(--hero);
  overflow: hidden;
  background: var(--teal-ink);
}
.hero-picture, .hero-picture img, .hero-image {
  position: absolute; inset: 0;
  width: 100%; height: 100%;
  object-fit: cover; object-position: center;
}
.hero-shade {
  position: absolute; inset: 0;
  background:
    linear-gradient(180deg, rgba(22,25,26,.28) 0%, rgba(22,25,26,.12) 38%, rgba(22,25,26,.55) 100%),
    linear-gradient(90deg, rgba(22,25,26,.45) 0%, rgba(22,25,26,.05) 55%);
  z-index: 1;
}
.hero-content {
  position: relative; z-index: 2;
  padding: 0 0 88px;
  max-width: 980px;
  margin-left: max(24px, calc((100% - var(--wide)) / 2 + 8px));
  margin-right: 24px;
  width: auto;
}
.eyebrow {
  display: block;
  font-family: var(--sans);
  font-size: 12px;
  font-weight: 500;
  letter-spacing: .22em;
  text-transform: uppercase;
  margin-bottom: 18px;
  opacity: .9;
}
.hero h1 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: clamp(52px, 8.4vw, 108px);
  line-height: .98;
  letter-spacing: -.03em;
  color: var(--hero);
  max-width: 16ch;
}
.hero h1 em, .hero h1 .accent {
  font-style: italic;
  font-weight: 400;
}
.hero .lede {
  margin-top: 28px;
  max-width: 36em;
  font-size: 17.5px;
  line-height: 1.6;
  color: var(--cream);
  font-weight: 400;
}
.hero-bottom {
  position: relative; z-index: 2;
  display: flex; justify-content: space-between; align-items: center;
  gap: 16px;
  padding-bottom: 28px;
  font-size: 11px;
  letter-spacing: .2em;
  text-transform: uppercase;
  color: var(--cream);
}
.hero-bottom a { opacity: .85; }
.hero-bottom a:hover { opacity: 1; }

/* Inner page heroes (Partcap) */
.page-hero {
  position: relative;
  min-height: 58vh;
  min-height: 58svh;
  display: flex;
  align-items: center;
  justify-content: center;
  text-align: center;
  color: var(--hero);
  overflow: hidden;
  background: var(--teal-ink);
  padding: calc(var(--header) + 24px) 24px 72px;
}
.page-hero .hero-picture,
.page-hero .hero-picture img {
  position: absolute; inset: 0; width: 100%; height: 100%;
  object-fit: cover;
}
.page-hero .hero-shade {
  background: linear-gradient(180deg, rgba(22,25,26,.35) 0%, rgba(22,25,26,.45) 100%);
}
.page-hero .hero-content {
  position: relative; z-index: 2;
  margin: 0 auto; padding: 0; text-align: center; max-width: 900px;
}
.page-hero h1 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: clamp(46px, 7vw, 92px);
  line-height: 1;
  letter-spacing: -.03em;
}
.page-hero .lede {
  margin: 18px auto 0;
  max-width: 36em;
  font-size: 18px;
  color: var(--cream);
}

/* ---------- Buttons & links ---------- */
.button {
  display: inline-flex; align-items: center; justify-content: center; gap: 8px;
  padding: 14px 26px;
  font-size: 12.5px;
  font-weight: 500;
  letter-spacing: .16em;
  text-transform: uppercase;
  border: 1px solid currentColor;
  transition: background .3s var(--ease), color .3s var(--ease), border-color .3s var(--ease);
}
.button-light { color: var(--cream); border-color: var(--cream); }
.button-light:hover { background: var(--cream); color: var(--teal-ink); }
.button-teal { background: var(--teal); color: var(--cream); border-color: var(--teal); }
.button-teal:hover { background: var(--teal-dark); border-color: var(--teal-dark); }
.button-ink { background: var(--teal-ink); color: var(--cream); border-color: var(--teal-ink); }
.button-ink:hover { background: var(--teal); border-color: var(--teal); }
.text-link {
  display: inline-flex; align-items: center; gap: 8px;
  font-size: 12.5px;
  letter-spacing: .16em;
  text-transform: uppercase;
  font-weight: 500;
  position: relative;
}
.text-link::after {
  content: ""; position: absolute; left: 0; right: 0; bottom: -3px;
  height: 1px; background: currentColor;
  transform: scaleX(.35); transform-origin: left;
  transition: transform .35s var(--ease);
}
.text-link:hover::after { transform: scaleX(1); }

/* ---------- Sections ---------- */
.section { padding: 110px 0; }
.section-teal { background: var(--teal); color: var(--cream); }
.section-cream { background: var(--cream-soft); color: var(--ink); }
.section-ivory { background: var(--ivory); color: var(--ink); }
.section-white { background: var(--white); color: var(--ink); }

.section-teal h2,
.section-teal .display {
  font-family: var(--serif);
  font-weight: 400;
  font-size: clamp(42px, 6.2vw, 86px);
  line-height: .98;
  letter-spacing: -.03em;
  color: var(--cream);
}
.display, h2 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: clamp(40px, 5.6vw, 80px);
  line-height: 1.02;
  letter-spacing: -.03em;
  color: var(--teal);
}
.section-cream h2, .section-ivory h2, .section-white h2 { color: var(--teal); }
h3 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: clamp(26px, 2.4vw, 34px);
  letter-spacing: -.02em;
  line-height: 1.15;
}

/* About / "new take" split (Marella) */
.split {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 80px 72px;
  align-items: start;
}
.split .display { max-width: 10ch; }
.feature-list { display: flex; flex-direction: column; gap: 36px; padding-top: 8px; }
.feature-item h3 {
  font-family: var(--sans);
  font-size: 13px;
  font-weight: 500;
  letter-spacing: .18em;
  text-transform: uppercase;
  margin-bottom: 8px;
  color: inherit;
}
.feature-item p { color: inherit; opacity: .92; font-size: 16px; max-width: 38em; }
.about-copy p { font-size: 18px; line-height: 1.75; max-width: 38em; color: var(--ink-soft); }
.section-teal .about-copy p { color: var(--cream); opacity: .92; }
.principals-note {
  margin-top: 28px;
  display: flex; flex-direction: column; gap: 4px;
}
.principals-note strong { font-weight: 500; font-size: 16px; }
.principals-note span {
  font-size: 11px; letter-spacing: .2em; text-transform: uppercase; opacity: .75;
}

/* Stats */
.stats {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 24px;
  margin-top: 80px;
  border-top: 1px solid rgba(234,228,218,.28);
  padding-top: 36px;
}
.section-cream .stats, .section-ivory .stats, .section-white .stats {
  border-top-color: var(--sand);
}
.stats div { display: flex; flex-direction: column; gap: 6px; }
.stats strong {
  font-family: var(--serif);
  font-weight: 400;
  font-size: clamp(40px, 5vw, 68px);
  letter-spacing: -.03em;
  line-height: 1;
  color: inherit;
}
.section-cream .stats strong, .section-ivory .stats strong { color: var(--teal); }
.stats div > span:not(.count) {
  font-size: 11.5px;
  letter-spacing: .18em;
  text-transform: uppercase;
  opacity: .8;
}
.stats strong,
.stats strong .count {
  font-family: var(--serif);
  font-weight: 400;
  font-size: clamp(40px, 5vw, 68px);
  letter-spacing: -.03em;
  line-height: 1;
  text-transform: none;
  opacity: 1;
}

/* Markets row */
.markets {
  display: flex; flex-wrap: wrap; gap: 10px 8px;
  margin-top: 48px;
  align-items: center;
}
.markets .eyebrow { margin: 0 16px 0 0; }
.markets > span:not(.eyebrow) {
  font-size: 12px;
  letter-spacing: .14em;
  text-transform: uppercase;
  padding: 8px 14px;
  border: 1px solid currentColor;
  opacity: .85;
}

/* Property strip & cards */
.strip {
  display: grid;
  grid-template-columns: repeat(6, 1fr);
  gap: 14px;
}
.strip a, .tx-card, .property-card {
  display: block;
  color: inherit;
}
.visual {
  position: relative;
  overflow: hidden;
  background: var(--sand);
  aspect-ratio: 4 / 5;
}
.strip .visual { aspect-ratio: 3 / 4; }
.visual picture,
.portrait picture,
.group-shot picture,
.hero-picture {
  display: block;
  width: 100%;
  height: 100%;
}
.visual img,
.visual picture img {
  width: 100%; height: 100%;
  object-fit: cover;
  object-position: center;
  transition: transform .8s var(--ease);
  max-width: none;
}
a:hover .visual img, .property-card:hover .visual img { transform: scale(1.06); }
.visual .tag {
  position: absolute; top: 12px; left: 12px;
  background: var(--teal);
  color: var(--cream);
  font-size: 10px;
  letter-spacing: .16em;
  text-transform: uppercase;
  padding: 6px 10px;
}
.strip-caption, .card-body { padding: 14px 2px 4px; }
.strip-caption strong, .card-body h3, .card-body h2 {
  display: block;
  font-family: var(--serif);
  font-weight: 400;
  font-size: 22px;
  letter-spacing: -.02em;
  color: var(--teal-ink);
  margin-top: 4px;
}
.strip-caption span, .card-meta {
  font-size: 11px;
  letter-spacing: .14em;
  text-transform: uppercase;
  color: var(--ink-soft);
}
.card-body h2 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: clamp(22px, 2vw, 30px);
  letter-spacing: -.02em;
  text-transform: none;
  color: var(--teal-ink);
  margin: 6px 0 4px;
}

/* Transactions grid */
.tx-intro { text-align: center; max-width: 34em; margin: 0 auto 64px; }
.tx-intro p { color: var(--ink-soft); margin-top: 16px; font-size: 18px; }
.tx-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 36px 28px;
}
.tx-card .visual { aspect-ratio: 16 / 11; }
.tx-card.featured { grid-column: span 1; }
.tx-card dl {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 10px 16px;
  margin: 16px 0 0;
}
.tx-card dt {
  font-size: 10.5px;
  letter-spacing: .16em;
  text-transform: uppercase;
  color: var(--ink-soft);
  margin-bottom: 2px;
}
.tx-card dd { margin: 0; font-size: 14.5px; color: var(--ink); }
.tx-note {
  margin-top: 56px;
  display: flex; justify-content: space-between; align-items: center;
  gap: 16px; flex-wrap: wrap;
  color: var(--ink-soft);
  font-size: 14px;
}

/* Featured large properties on home */
.featured-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 24px;
  margin-top: 48px;
}
.feature-card .visual { aspect-ratio: 16 / 11; }
.feature-body { padding: 16px 2px 0; }
.feature-body h3 {
  font-family: var(--serif);
  font-size: 28px;
  color: var(--teal-ink);
  margin: 6px 0 8px;
}
.feature-meta {
  display: flex; gap: 16px;
  font-size: 12px;
  letter-spacing: .1em;
  text-transform: uppercase;
  color: var(--ink-soft);
}

/* Criteria (Partcap-style columns, Marella type) */
.criteria-lead {
  max-width: 46em;
  margin: 0 auto 72px;
  text-align: center;
}
.criteria-lead h2 { margin-bottom: 22px; }
.criteria-lead p { font-size: 17.5px; color: var(--ink-soft); }
.criteria-cols {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 28px;
}
.crit-card {
  background: var(--white);
  padding: 32px 26px 36px;
  border-top: 2px solid var(--teal);
}
.section-white .crit-card { background: var(--cream-soft); }
.crit-card h3 {
  font-family: var(--sans);
  font-size: 12.5px;
  font-weight: 500;
  letter-spacing: .2em;
  text-transform: uppercase;
  color: var(--teal);
  margin-bottom: 22px;
}
.crit-block { margin-bottom: 22px; }
.crit-block h4 {
  font-size: 11px;
  letter-spacing: .16em;
  text-transform: uppercase;
  color: var(--ink-soft);
  font-weight: 500;
  margin: 0 0 8px;
}
.crit-card ul li,
.list-plain li {
  position: relative;
  padding: 6px 0 6px 16px;
  font-size: 15px;
  line-height: 1.45;
  border-bottom: 1px solid rgba(93,130,146,.12);
}
.crit-card ul li::before,
.list-plain li::before {
  content: "";
  position: absolute; left: 0; top: 13px;
  width: 5px; height: 5px;
  border-radius: 50%;
  background: var(--teal);
}
.crit-card .size-line {
  font-family: var(--serif);
  font-size: 28px;
  color: var(--teal-ink);
  margin: 0 0 18px;
  letter-spacing: -.02em;
}

.two-col { display: grid; grid-template-columns: 1fr 1fr; gap: 28px; }
.panel {
  padding: 48px 44px;
}
.panel-green { background: var(--teal); color: var(--cream); }
.panel-red { background: var(--teal-ink); color: var(--cream); }
.panel h3 {
  font-family: var(--serif);
  font-size: clamp(36px, 4vw, 56px);
  color: var(--cream);
  margin: 8px 0 10px;
}
.panel .eyebrow { color: var(--cream); }
.panel p { margin-bottom: 22px; opacity: .9; }
.panel ul {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 0 28px;
}
.panel li {
  padding: 9px 0 9px 16px;
  border-bottom: 1px solid rgba(234,228,218,.18);
  position: relative;
  font-size: 15px;
}
.panel li::before {
  content: "";
  position: absolute; left: 0; top: 16px;
  width: 6px; height: 6px; border-radius: 50%;
}
.panel-green li::before { background: #b7d4a8; }
.panel-red li::before { background: #d9a39a; }
.traffic { height: 64px; width: auto; margin-bottom: 6px; }

/* Team */
.group-shot {
  margin: 0 0 80px;
  overflow: hidden;
}
.group-shot img { width: 100%; height: 100%; aspect-ratio: 16 / 9; object-fit: cover; object-position: center 30%; }
.group-heading {
  display: flex; justify-content: space-between; align-items: baseline;
  margin: 8px 0 32px;
  border-bottom: 1px solid var(--sand);
  padding-bottom: 14px;
}
.group-heading h2 { font-size: clamp(32px, 3.6vw, 48px); }
.group-heading span {
  font-size: 11px; letter-spacing: .2em; text-transform: uppercase; color: var(--ink-soft);
}
.team-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 48px 28px;
  margin-bottom: 88px;
}
.team-grid.operations { grid-template-columns: repeat(4, 1fr); }
.portrait {
  position: relative;
  overflow: hidden;
  background: var(--sand);
  aspect-ratio: 3 / 4;
  margin-bottom: 16px;
}
.portrait picture { width: 100%; height: 100%; display: block; }
.portrait img {
  width: 100%; height: 100%;
  object-fit: cover; object-position: center top;
  filter: grayscale(.15) contrast(1.02);
  transition: filter .5s var(--ease), transform .8s var(--ease);
  max-width: none;
}
.team-card:hover .portrait img {
  filter: grayscale(0) contrast(1.04);
  transform: scale(1.04);
}
.portrait-fallback {
  position: absolute; inset: 0;
  display: flex; align-items: center; justify-content: center;
  font-family: var(--serif);
  font-size: 48px;
  color: var(--teal);
  background: var(--sand);
}
.person-details h3 {
  font-family: var(--serif);
  font-size: 28px;
  color: var(--teal-ink);
  margin-bottom: 2px;
}
.person-title {
  font-size: 12px;
  letter-spacing: .16em;
  text-transform: uppercase;
  color: var(--ink-soft);
  margin-bottom: 10px;
}
.person-details a {
  display: block;
  font-size: 14.5px;
  color: var(--ink-soft);
  padding: 1px 0;
}
.person-details a:hover { color: var(--teal); }

/* Contact */
.contact-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 24px;
}
.contact-card {
  background: var(--white);
  padding: 40px 34px 44px;
  border-top: 2px solid var(--teal);
  min-height: 260px;
}
.contact-card h3 {
  font-family: var(--serif);
  font-size: 34px;
  color: var(--teal-ink);
  margin: 4px 0 6px;
}
.contact-card .role {
  font-size: 12px;
  letter-spacing: .16em;
  text-transform: uppercase;
  color: var(--ink-soft);
  margin-bottom: 22px;
  display: block;
}
.contact-card a {
  display: block;
  font-size: 16px;
  padding: 3px 0;
  color: var(--ink);
}
.contact-card a:hover { color: var(--teal); }
.office-block {
  margin-top: 56px;
  display: grid;
  grid-template-columns: 1.2fr 1fr 1fr;
  gap: 32px;
  padding-top: 40px;
  border-top: 1px solid var(--sand);
}
.office-block h3 { font-size: 28px; color: var(--teal); margin-bottom: 10px; }
.office-block a:hover { color: var(--teal); }
.ig-handle {
  font-family: var(--serif);
  font-size: 32px;
  color: var(--teal-ink);
}

/* Footer (Marella: cream, quiet) */
.footer {
  background: var(--cream);
  color: var(--teal-ink);
  padding: 56px 0 28px;
}
.footer-top {
  display: flex;
  justify-content: space-between;
  align-items: flex-end;
  gap: 32px;
  padding-bottom: 40px;
  border-bottom: 1px solid var(--sand);
}
.footer .brand { color: var(--teal-ink); }
.footer .brand-logo-light { display: none; }
.footer .brand-logo-dark { display: block; }
.footer-tag {
  font-family: var(--serif);
  font-size: 28px;
  line-height: 1.15;
  color: var(--teal);
  letter-spacing: -.02em;
}
.footer-tag em { font-style: italic; }
.footer-bottom {
  display: flex;
  justify-content: space-between;
  gap: 16px;
  flex-wrap: wrap;
  padding-top: 22px;
  font-size: 12px;
  letter-spacing: .08em;
  text-transform: uppercase;
  color: var(--ink-soft);
}
.footer-bottom a:hover { color: var(--teal); }

/* Slim CTA */
.slim-cta {
  background: var(--teal);
  color: var(--cream);
  padding: 72px 0;
}
.slim-cta .container {
  display: flex; justify-content: space-between; align-items: center; gap: 24px;
}
.slim-cta h2 {
  font-family: var(--serif);
  font-size: clamp(36px, 4.4vw, 60px);
  color: var(--cream);
  letter-spacing: -.03em;
  line-height: 1;
}

/* Hold-space helpers */
.section-label {
  font-size: 11px;
  letter-spacing: .22em;
  text-transform: uppercase;
  margin-bottom: 28px;
  opacity: .7;
}

/* ---------- Responsive ---------- */
@media (max-width: 1100px) {
  .criteria-cols { grid-template-columns: repeat(2, 1fr); }
  .team-grid.operations { grid-template-columns: repeat(3, 1fr); }
  .strip { grid-template-columns: repeat(3, 1fr); }
  .office-block { grid-template-columns: 1fr 1fr; }
}
@media (max-width: 880px) {
  :root { --header: 84px; }
  .menu-toggle { display: block; }
  #navigation {
    position: fixed; inset: 0;
    background: var(--teal);
    color: var(--cream);
    flex-direction: column;
    justify-content: center;
    align-items: flex-start;
    padding: 100px 36px 48px;
    gap: 8px;
    transform: translateX(100%);
    transition: transform .4s var(--ease);
    margin: 0;
  }
  #navigation.is-open { transform: translateX(0); }
  #navigation a {
    font-family: var(--serif);
    font-size: 36px;
    letter-spacing: -.02em;
    padding: 8px 0;
  }
  #navigation a::after { display: none !important; }
  .nav-contact {
    margin: 28px 0 0 !important;
    background: var(--white);
    color: var(--ink) !important;
    font-family: var(--sans) !important;
    font-size: 13px !important;
    letter-spacing: .14em !important;
  }
  .nav-contact:hover { background: var(--cream); color: var(--ink) !important; }
  .split, .two-col, .featured-grid, .tx-grid, .contact-grid, .stats,
  .team-grid, .team-grid.operations { grid-template-columns: 1fr; }
  .team-grid, .team-grid.operations { gap: 36px 20px; }
  @media (min-width: 560px) {
    .team-grid, .team-grid.operations, .tx-grid, .featured-grid, .contact-grid, .stats {
      grid-template-columns: 1fr 1fr;
    }
  }
  .panel { padding: 36px 26px; }
  .panel ul { grid-template-columns: 1fr; }
  .hero { min-height: 100svh; }
  .hero-content { padding-bottom: 56px; margin-left: 24px; }
  .hero h1 { font-size: clamp(44px, 13vw, 76px); }
  .page-hero { min-height: 52svh; }
  .section { padding: 80px 0; }
  .slim-cta .container, .footer-top { flex-direction: column; align-items: flex-start; }
  .strip { grid-template-columns: repeat(2, 1fr); }
  .criteria-cols { grid-template-columns: 1fr; }
  .office-block { grid-template-columns: 1fr; }
  .tx-card dl { grid-template-columns: 1fr; }
}
@media (max-width: 480px) {
  .container, .container-wide { width: min(100% - 32px, var(--container)); }
  .header-inner { width: min(100% - 24px, 1360px); }
  .brand-partners { font-size: 11px; letter-spacing: .16em; }
  .brand-logo { height: 28px; }
  .hero .lede { font-size: 16px; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after {
    animation: none !important;
    transition: none !important;
  }
  a:hover .visual img, .property-card:hover .visual img, .team-card:hover .portrait img {
    transform: none;
  }
}