@import url('https://fonts.googleapis.com/css2?family=Cormorant+Garamond:wght@400;500;600&display=swap');

:root {
  --ink: #0d1b2a;
  --pine: #0d1b2a;
  --pine-2: #182a3d;
  --sea: #697681;
  --sand: #d8c6a5;
  --cream: #f7f4ef;
  --white: #fff;
  --clay: #d8c6a5;
  --clay-dark: #927653;
  --mist: #eee6da;
  --muted: #7a7a7a;
  --line: rgba(13, 27, 42, .15);
  --shadow: 0 24px 70px rgba(13, 27, 42, .13);
  --radius: 10px;
  --max: 1200px;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  color: var(--ink);
  background: var(--cream);
  font-family: "Helvetica Neue", Helvetica, Arial, sans-serif;
  line-height: 1.6;
  -webkit-font-smoothing: antialiased;
}
body.no-scroll { overflow: hidden; }
a { color: inherit; text-decoration: none; }
img { display: block; max-width: 100%; }
button, input, select, textarea { font: inherit; }
button { color: inherit; }
.container { width: min(var(--max), calc(100% - 40px)); margin-inline: auto; }
.narrow { width: min(760px, calc(100% - 40px)); margin-inline: auto; }
.eyebrow {
  display: inline-flex;
  align-items: center;
  gap: 10px;
  margin: 0 0 18px;
  color: var(--clay-dark);
  font-size: .76rem;
  font-weight: 600;
  letter-spacing: .16em;
  text-transform: uppercase;
}
.eyebrow::before { content: ""; width: 28px; height: 1px; background: currentColor; }
h1, h2, h3 { font-family: "Cormorant Garamond", Georgia, serif; line-height: 1.02; letter-spacing: -.018em; }
h1 { margin: 0; font-size: clamp(3rem, 6.4vw, 6.15rem); font-weight: 500; }
h2 { margin: 0; font-size: clamp(2.35rem, 4.6vw, 4.25rem); font-weight: 500; }
h3 { margin: 0; font-size: 1.55rem; font-weight: 600; }
p { margin: 0; }
.lead { max-width: 700px; color: var(--muted); font-size: clamp(1.05rem, 1.8vw, 1.25rem); line-height: 1.7; }
.section { padding: 110px 0; }
.section-sm { padding: 74px 0; }
.section-head { display: flex; justify-content: space-between; align-items: end; gap: 32px; margin-bottom: 50px; }
.section-head p { max-width: 520px; color: var(--muted); }
.surface { background: var(--sand); }
.dark { color: var(--white); background: var(--pine); }
.dark .eyebrow { color: var(--sand); }
.dark .lead, .dark .muted { color: rgba(255,255,255,.68); }
.muted { color: var(--muted); }
.kicker { color: var(--clay-dark); font-weight: 600; }

.topbar {
  position: relative;
  z-index: 60;
  display: flex;
  justify-content: center;
  padding: 7px 20px;
  color: var(--sand);
  background: var(--ink);
  font-size: .73rem;
  letter-spacing: .08em;
  text-align: center;
  text-transform: uppercase;
}
.site-header {
  position: sticky;
  z-index: 50;
  top: 0;
  border-bottom: 1px solid rgba(13,27,42,.12);
  background: rgba(216,198,165,.96);
  backdrop-filter: blur(18px);
}
.nav-wrap { display: flex; min-height: 76px; align-items: center; gap: 24px; }
.brand { display: flex; align-items: center; gap: 11px; margin-right: auto; }
.brand img { width: 112px; height: 38px; object-fit: contain; }
.brand-text { display: grid; line-height: 1; }
.brand-text strong { font-family: "Cormorant Garamond", Georgia, serif; font-size: 1.72rem; font-weight: 500; letter-spacing: .2em; }
.brand-text span { margin-top: 5px; color: var(--ink); font-family: "Cormorant Garamond", Georgia, serif; font-size: .6rem; font-weight: 600; letter-spacing: .18em; text-transform: uppercase; white-space: nowrap; }
.nav { display: flex; align-items: center; gap: 28px; }
.nav a { position: relative; padding: 25px 0; color: #32495c; font-size: .88rem; font-weight: 500; }
.nav a::after { position: absolute; right: 0; bottom: 17px; left: 0; height: 2px; background: var(--clay); content: ""; transform: scaleX(0); transition: transform .2s; }
.nav a:hover::after, .nav a[aria-current="page"]::after { transform: scaleX(1); }
.nav .lang-switch { padding: 7px 9px; border: 1px solid var(--line); }
.nav .lang-switch::after { display: none; }
.nav .nav-hide-desktop { display: none; }
.btn {
  display: inline-flex;
  min-height: 50px;
  align-items: center;
  justify-content: center;
  gap: 9px;
  padding: 0 22px;
  border: 1px solid transparent;
  border-radius: 3px;
  background: var(--pine);
  color: var(--white);
  cursor: pointer;
  font-size: .9rem;
  font-weight: 600;
  transition: transform .2s, background .2s, box-shadow .2s;
}
.btn:hover { transform: translateY(-2px); box-shadow: 0 9px 22px rgba(16,40,40,.15); }
.btn-light { background: var(--white); color: var(--pine); }
.btn-clay { background: var(--sand); color: var(--ink); }
.btn-outline { border-color: var(--line); background: transparent; color: var(--pine); }
.btn-outline-light { border-color: rgba(255,255,255,.34); background: transparent; color: var(--white); }
.arrow { font-size: 1.1em; transition: transform .2s; }
.btn:hover .arrow { transform: translateX(3px); }
.menu-toggle { display: none; width: 44px; height: 44px; border: 1px solid var(--line); border-radius: 50%; background: transparent; cursor: pointer; }
.menu-toggle span { display: block; width: 18px; height: 1px; margin: 5px auto; background: var(--ink); }

.hero {
  position: relative;
  display: flex;
  min-height: 760px;
  align-items: end;
  color: var(--white);
  background: var(--ink);
  overflow: hidden;
}
.hero::before { position: absolute; inset: 0; background: url('cote-basque-sunset-v3.webp') center/cover; content: ""; transform: scaleX(-1); }
.hero::after { position: absolute; inset: 0; background: linear-gradient(0deg, rgba(5,18,31,.52), transparent 45%), linear-gradient(to left, rgba(6,22,37,.8) 0%, rgba(6,22,37,.44) 43%, rgba(6,22,37,.03) 78%); content: ""; pointer-events: none; }
.hero-inner { position: relative; z-index: 2; width: 100%; padding: 100px clamp(24px, 4vw, 64px) 68px 0; }
.hero h1 { width: min(720px, 64%); max-width: 850px; margin-left: auto; }
.brand-kicker { margin: 0 0 22px; color: var(--sand); font-family: "Cormorant Garamond", Georgia, serif; font-size: clamp(1.2rem, 1.9vw, 1.65rem); font-weight: 500; letter-spacing: .2em; text-transform: uppercase; }
.hero .brand-kicker { width: min(720px, 64%); margin-left: auto; }
.hero h1 em { color: var(--sand); font-style: normal; }
.hero-copy { display: grid; width: min(720px, 64%); align-items: end; gap: 24px; margin-top: 36px; margin-left: auto; }
.hero-copy p { max-width: 610px; color: rgba(255,255,255,.78); font-size: 1.15rem; }
.hero-actions { display: flex; flex-wrap: wrap; gap: 12px; }
.trust-row { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1px; border-top: 1px solid rgba(255,255,255,.24); margin-top: 64px; padding-top: 26px; }
.trust-item { padding-right: 36px; }
.trust-item:first-child { padding-left: clamp(24px, 4vw, 64px); }
.trust-item + .trust-item { border-left: 1px solid rgba(255,255,255,.2); padding-left: 36px; }
.trust-item strong { display: block; margin-bottom: 4px; font-family: "Cormorant Garamond", Georgia, serif; font-size: 1.38rem; font-weight: 600; }
.trust-item span { color: rgba(255,255,255,.6); font-size: .86rem; }

.page-hero { padding: 104px 0 78px; border-bottom: 1px solid var(--line); background: linear-gradient(145deg, #eee8df, #f7f4ef 58%, #e6d8c5); }
.page-hero .hero-grid { display: grid; grid-template-columns: 1.2fr .8fr; align-items: end; gap: 70px; }
.page-hero h1 { max-width: 800px; font-size: clamp(2.7rem, 5.7vw, 5rem); }
.page-hero .lead { margin-top: 24px; }
.page-hero .aside-note { border-left: 1px solid var(--line); padding-left: 30px; color: var(--muted); }
.crumb { margin-bottom: 34px; color: var(--muted); font-size: .83rem; }
.crumb a:hover { color: var(--clay-dark); }

.split { display: grid; grid-template-columns: 1fr 1fr; align-items: center; gap: 80px; }
.visual-panel { position: relative; min-height: 580px; border-radius: var(--radius); background: linear-gradient(180deg, rgba(11,31,51,.08), rgba(11,31,51,.28)), url('cote-basque-hero.png') 68% center/cover; box-shadow: var(--shadow); overflow: hidden; }
.visual-panel.visual-biarritz { background-image: linear-gradient(180deg, rgba(11,31,51,.06), rgba(11,31,51,.24)), url('biarritz-interior.webp'); background-position: center; }
.visual-panel.visual-landes { background-image: linear-gradient(180deg, rgba(11,31,51,.04), rgba(11,31,51,.25)), url('landes-villa.webp'); background-position: center; }
.visual-panel.visual-paris { background-image: linear-gradient(180deg, rgba(11,31,51,.04), rgba(11,31,51,.23)), url('paris-apartment.webp'); background-position: center; }
.visual-panel .stamp { position: absolute; right: 24px; bottom: 24px; max-width: 220px; padding: 20px; border-radius: 4px; background: rgba(247,244,239,.93); backdrop-filter: blur(8px); }
.visual-panel .stamp strong { display: block; margin-bottom: 4px; font-family: "Cormorant Garamond", Georgia, serif; font-size: 1.2rem; }
.feature-list { display: grid; gap: 22px; margin: 38px 0; }
.feature { display: grid; grid-template-columns: 42px 1fr; gap: 16px; }
.feature-number { display: grid; width: 42px; height: 42px; place-items: center; border: 1px solid rgba(216,198,165,.8); border-radius: 2px; color: var(--clay-dark); font-size: .8rem; font-weight: 600; }
.feature p { margin-top: 5px; color: var(--muted); font-size: .93rem; }

.cards { display: grid; grid-template-columns: repeat(3, 1fr); gap: 22px; }
.card { padding: 30px; border: 1px solid var(--line); border-radius: var(--radius); background: rgba(255,255,255,.5); transition: transform .25s, box-shadow .25s, border-color .25s; }
.card:hover { border-color: rgba(216,198,165,.8); transform: translateY(-4px); box-shadow: 0 16px 44px rgba(13,27,42,.08); }
.card-icon { display: grid; width: 52px; height: 52px; margin-bottom: 36px; place-items: center; border-radius: 2px; background: var(--mist); color: var(--pine); font-family: "Helvetica Neue", Helvetica, Arial, sans-serif; font-weight: 600; }
.private-office-services .card { border-color: rgba(216,198,165,.72); background: var(--cream); color: var(--ink); }
.private-office-services .card:hover { border-color: var(--sand); box-shadow: 0 16px 44px rgba(4,14,24,.2); }
.private-office-services .card-icon { background: var(--sand); color: var(--ink); }
.private-office-services .card p { color: var(--muted); }
.card p { margin-top: 13px; color: var(--muted); font-size: .94rem; }
.card-link { display: inline-flex; align-items: center; gap: 8px; margin-top: 26px; color: var(--clay-dark); font-size: .88rem; font-weight: 600; }

.stats { display: grid; grid-template-columns: repeat(4, 1fr); gap: 1px; border-radius: var(--radius); background: rgba(255,255,255,.15); overflow: hidden; }
.stat { padding: 38px 28px; background: rgba(0,0,0,.09); }
.stat strong { display: block; margin-bottom: 4px; color: var(--sand); font-family: "Cormorant Garamond", Georgia, serif; font-size: 2.65rem; font-weight: 500; }
.stat span { color: rgba(255,255,255,.66); font-size: .87rem; }

.steps { display: grid; grid-template-columns: repeat(4, 1fr); counter-reset: step; }
.step { position: relative; padding: 0 28px; border-left: 1px solid var(--line); counter-increment: step; }
.step:first-child { padding-left: 0; border-left: 0; }
.step::before { display: block; margin-bottom: 32px; color: var(--clay-dark); content: "0" counter(step); font-family: "Helvetica Neue", Helvetica, Arial, sans-serif; font-size: .82rem; font-weight: 600; letter-spacing: .1em; }
.step p { margin-top: 12px; color: var(--muted); font-size: .91rem; }

.opportunity-toolbar { display: flex; flex-wrap: wrap; gap: 9px; margin-bottom: 32px; }
.filter { padding: 10px 17px; border: 1px solid var(--line); border-radius: 3px; background: transparent; cursor: pointer; font-size: .83rem; }
.filter.is-active { border-color: var(--pine); background: var(--pine); color: var(--white); }
.opportunity-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px; }
.property { overflow: hidden; border: 1px solid var(--line); border-radius: var(--radius); background: var(--white); }
.property[hidden] { display: none; }
.property-image { position: relative; min-height: 250px; background-image: linear-gradient(0deg, rgba(8,27,45,.48), transparent 55%), url('cote-basque-hero.png'); background-position: center; background-size: cover; }
.property:nth-child(1) .property-image { background-image: linear-gradient(0deg, rgba(8,27,45,.48), transparent 55%), url('biarritz-interior.webp'); }
.property:nth-child(2) .property-image { background-image: linear-gradient(0deg, rgba(8,27,45,.48), transparent 55%), url('cote-basque-hero.png'); }
.property:nth-child(3) .property-image { background-image: linear-gradient(0deg, rgba(8,27,45,.48), transparent 55%), url('paris-apartment.webp'); }
.property:nth-child(4) .property-image { background-image: linear-gradient(0deg, rgba(8,27,45,.48), transparent 55%), url('landes-villa.webp'); }
.property:nth-child(5) .property-image { background-image: linear-gradient(0deg, rgba(8,27,45,.48), transparent 55%), url('biarritz-interior.webp'); background-position: 70% center; }
.property-tag { position: absolute; top: 18px; left: 18px; padding: 7px 11px; border-radius: 2px; background: rgba(247,244,239,.92); font-size: .7rem; font-weight: 600; letter-spacing: .08em; text-transform: uppercase; }
.property-body { padding: 24px; }
.property-meta { display: flex; gap: 12px; margin: 12px 0 20px; color: var(--muted); font-size: .82rem; }
.property-price { display: flex; align-items: center; justify-content: space-between; border-top: 1px solid var(--line); padding-top: 18px; }
.property-price strong { font-family: "Cormorant Garamond", Georgia, serif; font-size: 1.25rem; }
.property-price button { border: 0; background: transparent; color: var(--clay-dark); cursor: pointer; font-weight: 600; }

.area-map { display: grid; grid-template-columns: .85fr 1.15fr; gap: 60px; align-items: stretch; }
.area-list { display: grid; gap: 10px; }
.area-button { padding: 20px 22px; border: 1px solid var(--line); border-radius: 3px; background: transparent; cursor: pointer; text-align: left; transition: background .2s, color .2s; }
.area-button strong { display: block; }
.area-button span { color: var(--muted); font-size: .84rem; }
.area-button.is-active { border-color: var(--pine); background: var(--pine); color: var(--white); }
.area-button.is-active span { color: rgba(255,255,255,.65); }
.area-detail { position: relative; min-height: 520px; padding: 46px; border-radius: var(--radius); color: var(--white); background: linear-gradient(0deg, rgba(7,25,42,.9), rgba(7,25,42,.2)), url('cote-basque-hero.png') center/cover; overflow: hidden; }
.area-detail-content { position: absolute; right: 46px; bottom: 46px; left: 46px; }
.area-detail p { max-width: 580px; margin-top: 12px; color: rgba(255,255,255,.74); }
.area-chip { display: inline-flex; margin-top: 24px; padding: 9px 13px; border: 1px solid rgba(255,255,255,.3); border-radius: 2px; font-size: .78rem; }

.quote { max-width: 950px; margin: auto; text-align: center; }
.quote blockquote { margin: 0; font-family: "Cormorant Garamond", Georgia, serif; font-size: clamp(2rem, 3.4vw, 3.2rem); line-height: 1.25; letter-spacing: -.015em; }
.quote cite { display: block; margin-top: 24px; color: var(--muted); font-style: normal; font-size: .86rem; }
.founder-profile { margin-top: 54px; border-top: 1px solid rgba(13,27,42,.16); padding-top: 48px; }

.faq { border-top: 1px solid var(--line); }
.faq-item { border-bottom: 1px solid var(--line); }
.faq-question { display: flex; width: 100%; align-items: center; justify-content: space-between; gap: 30px; padding: 24px 0; border: 0; background: none; cursor: pointer; text-align: left; font-family: "Helvetica Neue", Helvetica, Arial, sans-serif; font-size: 1.05rem; font-weight: 600; }
.faq-question span:last-child { color: var(--clay-dark); font-size: 1.5rem; font-weight: 400; transition: transform .2s; }
.faq-answer { display: none; max-width: 760px; padding: 0 0 24px; color: var(--muted); }
.faq-item.is-open .faq-answer { display: block; }
.faq-item.is-open .faq-question span:last-child { transform: rotate(45deg); }

.form-card { padding: 42px; border-radius: var(--radius); background: var(--white); box-shadow: var(--shadow); }
.form-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 20px; }
.field { display: grid; gap: 7px; }
.field.full { grid-column: 1 / -1; }
label { font-size: .8rem; font-weight: 600; }
input, select, textarea { width: 100%; min-height: 52px; padding: 12px 14px; border: 1px solid var(--line); border-radius: 3px; outline: none; background: #fbfaf8; color: var(--ink); transition: border-color .2s, box-shadow .2s; }
textarea { min-height: 120px; resize: vertical; }
input:focus, select:focus, textarea:focus { border-color: var(--clay); box-shadow: 0 0 0 3px rgba(216,198,165,.24); }
.choice-row { display: flex; flex-wrap: wrap; gap: 9px; }
.choice input { position: absolute; opacity: 0; pointer-events: none; }
.choice span { display: block; padding: 10px 15px; border: 1px solid var(--line); border-radius: 3px; cursor: pointer; font-size: .84rem; }
.choice input:checked + span { border-color: var(--pine); background: var(--pine); color: white; }
.consent { display: flex; align-items: flex-start; gap: 9px; color: var(--muted); font-size: .72rem; }
.consent input { width: 16px; min-height: 16px; margin-top: 3px; }
.form-note { color: var(--muted); font-size: .72rem; }
.form-success { display: none; padding: 24px; border: 1px solid #b9aa96; border-radius: 4px; background: #f1ece5; }
.form-success.is-visible { display: block; }
.form-success strong { display: block; margin-bottom: 6px; }
.private-note { display: flex; gap: 11px; margin-top: 18px; padding: 14px; border-radius: 11px; background: var(--sand); color: var(--muted); font-size: .75rem; }
.direct-contact { display: grid; gap: 10px; margin-top: 28px; }
.direct-contact a { display: grid; gap: 3px; padding: 17px 19px; border: 1px solid rgba(13,27,42,.16); border-radius: 3px; background: var(--cream); transition: border-color .2s, transform .2s; }
.direct-contact a:hover { border-color: var(--sand); transform: translateY(-2px); }
.direct-contact span { color: var(--clay-dark); font-size: .72rem; font-weight: 600; letter-spacing: .14em; text-transform: uppercase; }
.direct-contact strong { color: var(--ink); font-family: "Cormorant Garamond", Georgia, serif; font-size: 1.35rem; font-weight: 600; }

.brief { display: grid; grid-template-columns: .7fr 1.3fr; gap: 70px; }
.brief-aside { position: sticky; top: 118px; align-self: start; }
.brief-progress { height: 5px; margin: 26px 0; border-radius: 9px; background: var(--mist); overflow: hidden; }
.brief-progress span { display: block; width: 65%; height: 100%; background: var(--clay); }
.check-list { display: grid; gap: 12px; margin-top: 25px; color: var(--muted); font-size: .88rem; }
.check-list div::before { margin-right: 9px; color: var(--clay-dark); content: "✓"; }

.cta-band { display: grid; grid-template-columns: 1.3fr .7fr; align-items: center; gap: 50px; padding: 60px; border-radius: 6px; background: var(--pine); color: var(--white); }
.cta-band p { max-width: 680px; margin-top: 15px; color: rgba(255,255,255,.67); }
.cta-band .hero-actions { justify-content: flex-end; }

.site-footer { padding: 70px 0 24px; color: rgba(255,255,255,.78); background: var(--ink); }
.footer-grid { display: grid; grid-template-columns: 1.3fr repeat(3, 1fr); gap: 48px; }
.footer-brand { max-width: 310px; }
.footer-brand .brand { margin-bottom: 18px; }
.footer-brand .brand-text span, .footer-brand p { color: rgba(255,255,255,.55); }
.footer-contact { display: grid; gap: 5px; margin-top: 20px; }
.footer-contact a { color: var(--sand); font-size: .88rem; }
.footer-contact a:hover { color: var(--white); }
.footer-col strong { display: block; margin-bottom: 16px; color: var(--sand); font-family: "Cormorant Garamond", Georgia, serif; font-size: 1.2rem; letter-spacing: .04em; }
.footer-col a { display: block; margin: 9px 0; color: rgba(255,255,255,.56); font-size: .87rem; }
.footer-col a:hover { color: white; }
.footer-bottom { display: flex; justify-content: space-between; gap: 24px; margin-top: 60px; border-top: 1px solid rgba(255,255,255,.1); padding-top: 22px; color: rgba(255,255,255,.42); font-size: .73rem; }
.footer-bottom a { color: var(--sand); text-decoration: underline; text-underline-offset: 3px; }
.footer-bottom a:hover { color: var(--white); }
.legal-layout { display: grid; grid-template-columns: minmax(0, 1fr) 260px; gap: 70px; align-items: start; }
.legal-copy { max-width: 790px; }
.legal-copy section { padding: 0 0 30px; margin-bottom: 32px; border-bottom: 1px solid var(--line); }
.legal-copy h2 { margin: 0 0 16px; font-size: clamp(2rem, 3vw, 2.75rem); }
.legal-copy p, .legal-copy li { margin-bottom: 12px; color: #354352; line-height: 1.75; }
.legal-copy a { color: #624b31; text-decoration: underline; text-underline-offset: 3px; }
.legal-copy ul { padding-left: 20px; }
.legal-note { padding: 22px; background: #eee6da; border-left: 3px solid var(--clay-dark); border-radius: 3px; color: var(--ink); }
.legal-note p { margin: 0 0 12px; color: var(--ink); }
.legal-note p:last-child { margin: 0; }
.legal-side { position: sticky; top: 104px; padding: 22px; background: var(--white); border: 1px solid var(--line); }
.legal-side strong, .legal-side a { display: block; margin-bottom: 12px; }
.legal-side a { color: #624b31; text-decoration: underline; text-underline-offset: 3px; }
.fees-intro { max-width: 850px; }
.fees-grid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 28px; align-items: start; }
.fees-panel { border: 1px solid var(--line); border-radius: var(--radius); background: var(--white); overflow: hidden; box-shadow: 0 18px 50px rgba(13,27,42,.06); }
.fees-panel-head { padding: 34px 34px 28px; background: var(--ink); color: var(--white); }
.fees-panel-head .eyebrow { color: var(--sand); margin-bottom: 12px; }
.fees-panel-head h2 { font-size: clamp(2.15rem, 3.4vw, 3.15rem); }
.fees-panel-head p { margin-top: 14px; color: rgba(255,255,255,.68); }
.fees-table { width: 100%; border-collapse: collapse; }
.fees-table th, .fees-table td { padding: 18px 24px; border-bottom: 1px solid var(--line); text-align: left; vertical-align: top; }
.fees-table th { color: var(--muted); background: #f4eee5; font-size: .74rem; letter-spacing: .08em; text-transform: uppercase; }
.fees-table td { color: #354352; }
.fees-table td:last-child { color: var(--ink); font-weight: 700; white-space: nowrap; }
.fees-panel-note { padding: 25px 34px 30px; }
.fees-panel-note p { margin-bottom: 10px; color: #354352; font-size: .91rem; line-height: 1.7; }
.fees-panel-note p:last-child { margin-bottom: 0; }
.fees-details { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1px; margin-top: 34px; border: 1px solid var(--line); background: var(--line); }
.fees-detail { padding: 26px; background: var(--cream); }
.fees-detail strong { display: block; margin-bottom: 8px; font-family: "Cormorant Garamond", Georgia, serif; font-size: 1.35rem; }
.fees-detail p { color: var(--muted); font-size: .9rem; }

.modal { position: fixed; z-index: 100; inset: 0; display: none; align-items: center; justify-content: center; padding: 20px; background: rgba(5,19,32,.76); backdrop-filter: blur(8px); }
.modal.is-open { display: flex; }
.modal-dialog { position: relative; width: min(640px, 100%); max-height: calc(100vh - 40px); padding: 40px; border-radius: 8px; background: var(--cream); box-shadow: var(--shadow); overflow-y: auto; }
.modal-close { position: absolute; top: 18px; right: 18px; display: grid; width: 38px; height: 38px; place-items: center; border: 1px solid var(--line); border-radius: 50%; background: transparent; cursor: pointer; font-size: 1.2rem; }
.modal-dialog h2 { padding-right: 48px; font-size: 2rem; }
.modal-dialog > p { margin: 12px 0 28px; color: var(--muted); }

.reveal { opacity: 0; transform: translateY(18px); transition: opacity .65s ease, transform .65s ease; }
.reveal.is-visible { opacity: 1; transform: none; }

@media (max-width: 1020px) {
  .nav { position: fixed; inset: 84px 16px auto; display: none; padding: 18px; border: 1px solid var(--line); border-radius: 18px; background: var(--cream); box-shadow: var(--shadow); }
  .nav.is-open { display: grid; }
  .nav a { padding: 12px 8px; }
  .nav a::after { display: none; }
  .nav .nav-hide-desktop { display: block; }
  .header-cta { display: none; }
  .menu-toggle { display: block; }
  .split, .area-map, .brief { grid-template-columns: 1fr; }
  .brief-aside { position: static; }
  .cards, .opportunity-grid { grid-template-columns: 1fr 1fr; }
  .steps { grid-template-columns: 1fr 1fr; gap: 42px 0; }
  .step:nth-child(3) { padding-left: 0; border-left: 0; }
  .footer-grid { grid-template-columns: 1.5fr 1fr 1fr; }
  .footer-grid .footer-col:last-child { grid-column: 2 / 4; }
}

@media (max-width: 760px) {
  .container, .narrow { width: min(100% - 28px, var(--max)); }
  .section { padding: 76px 0; }
  .section-sm { padding: 54px 0; }
  .section-head { display: grid; margin-bottom: 34px; }
  .brand-text strong { font-size: 1.22rem; }
  .brand-text span { display: block; font-size: .48rem; letter-spacing: .09em; }
  .brand img { width: 88px; height: 30px; }
  .hero { min-height: 740px; background-position: 62% center; }
  .hero-inner { padding: 80px 20px 36px 0; }
  .hero h1 { font-size: clamp(2.6rem, 13vw, 4rem); }
  .hero h1, .hero .brand-kicker, .hero-copy { width: 100%; text-align: right; }
  .hero-copy { display: grid; }
  .hero .hero-actions { justify-content: flex-end; }
  .trust-row { grid-template-columns: 1fr; gap: 14px; margin-top: 36px; }
  .trust-item, .trust-item + .trust-item { border: 0; padding: 0; }
  .trust-item:first-child { padding-left: 20px; }
  .page-hero { padding: 68px 0 56px; }
  .page-hero .hero-grid { grid-template-columns: 1fr; gap: 34px; }
  .page-hero .aside-note { border-left: 0; border-top: 1px solid var(--line); padding: 24px 0 0; }
  .split { gap: 44px; }
  .visual-panel { min-height: 460px; }
  .cards, .opportunity-grid, .stats { grid-template-columns: 1fr; }
  .steps { grid-template-columns: 1fr; }
  .step, .step:first-child, .step:nth-child(3) { border-left: 1px solid var(--line); padding: 0 0 0 24px; }
  .form-grid { grid-template-columns: 1fr; }
  .field.full { grid-column: auto; }
  .form-card, .modal-dialog { padding: 28px 22px; }
  .area-detail { min-height: 460px; padding: 28px; }
  .area-detail-content { right: 28px; bottom: 28px; left: 28px; }
  .cta-band { grid-template-columns: 1fr; padding: 34px 26px; }
  .cta-band .hero-actions { justify-content: flex-start; }
  .footer-grid { grid-template-columns: 1fr 1fr; }
  .footer-brand { grid-column: 1 / -1; }
  .footer-grid .footer-col:last-child { grid-column: auto; }
  .footer-bottom { display: grid; }
  .legal-layout { grid-template-columns: 1fr; gap: 22px; }
  .legal-side { position: static; grid-row: 1; }
  .fees-grid { grid-template-columns: 1fr; }
  .fees-details { grid-template-columns: 1fr; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { transition: none !important; }
  .reveal { opacity: 1; transform: none; }
}