/* =========================================================
   4 ESTATES – dark glass theme for everything below the hero
   ========================================================= */
:root{
  --bg:#09090A;
  --glass:rgba(255,255,255,.035);
  --glass-2:rgba(255,255,255,.06);
  --glass-line:rgba(255,255,255,.09);
  --glass-hi:rgba(255,255,255,.16);
  --txt:#F3F4F6;
  --txt-2:#B4B8BF;
  --txt-3:#80848C;
  --glow:rgba(242,106,27,.38);
  --grad-o:linear-gradient(100deg,#FFB27A 0%,#F26A1B 55%,#D9530C 100%);
  --r-lg:24px;
  --r-md:18px;
  --ease-out:cubic-bezier(.16,1,.3,1);
}
html.lenis,html.lenis body{height:auto}
html.lenis{scroll-behavior:auto}
body{background:var(--bg);color:var(--txt)}
::selection{background:rgba(242,106,27,.35);color:#fff}

/* ---------- ambient background ---------- */
.ambient{position:fixed;inset:0;z-index:-2;pointer-events:none;overflow:hidden;background:var(--bg)}
.ambient::before{content:"";position:absolute;inset:0;background-image:linear-gradient(rgba(255,255,255,.035) 1px,transparent 1px),linear-gradient(90deg,rgba(255,255,255,.035) 1px,transparent 1px);background-size:72px 72px;-webkit-mask-image:radial-gradient(ellipse 70% 60% at 50% 40%,#000 0%,transparent 75%);mask-image:radial-gradient(ellipse 70% 60% at 50% 40%,#000 0%,transparent 75%)}
.ambient::after{content:"";position:absolute;inset:0;opacity:.06;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='160' height='160'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.9' numOctaves='2' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)'/%3E%3C/svg%3E")}
.blob{position:absolute;border-radius:50%;filter:blur(90px);opacity:.55;will-change:transform}
.blob.b1{width:520px;height:520px;left:-140px;top:10%;background:radial-gradient(circle,rgba(242,106,27,.55),rgba(242,106,27,0) 70%);animation:drift1 26s ease-in-out infinite alternate}
.blob.b2{width:620px;height:620px;right:-200px;top:45%;background:radial-gradient(circle,rgba(217,83,12,.42),rgba(217,83,12,0) 70%);animation:drift2 32s ease-in-out infinite alternate}
.blob.b3{width:420px;height:420px;left:35%;bottom:-160px;background:radial-gradient(circle,rgba(255,178,122,.28),rgba(255,178,122,0) 70%);animation:drift3 28s ease-in-out infinite alternate}
@keyframes drift1{to{transform:translate(180px,120px) scale(1.15)}}
@keyframes drift2{to{transform:translate(-160px,-140px) scale(.9)}}
@keyframes drift3{to{transform:translate(-120px,-200px) scale(1.2)}}

/* ---------- shared ---------- */
section.block{padding:128px 0;background:transparent!important;color:var(--txt);position:relative}
.eyebrow{font-size:12px;font-weight:500;letter-spacing:.32em;color:#FF9A57;gap:14px}
.eyebrow::before{width:36px;height:1px;background:linear-gradient(90deg,var(--orange),rgba(242,106,27,0))}
.on-dark .eyebrow{color:#FF9A57}
.display{font-family:"Inter Tight",Inter,sans-serif;font-stretch:100%;font-weight:200;text-transform:none;letter-spacing:-.04em;line-height:1.04;color:var(--txt)}
.display em,.grad{font-style:normal;font-weight:300;background:var(--grad-o);-webkit-background-clip:text;background-clip:text;color:transparent}
.head h2{font-size:clamp(40px,5vw,68px)}
.head p{color:var(--txt-2);font-weight:300;font-size:17px}
.glass-card{background:linear-gradient(180deg,rgba(255,255,255,.06),rgba(255,255,255,.02));border:1px solid var(--glass-line);-webkit-backdrop-filter:blur(22px) saturate(1.4);backdrop-filter:blur(22px) saturate(1.4);box-shadow:inset 0 1px 0 rgba(255,255,255,.08),0 20px 60px rgba(0,0,0,.35);border-radius:var(--r-lg)}

/* buttons below hero */
main section:not(.hero) .btn,.quote-form .btn{border-radius:999px;font-weight:500;letter-spacing:0}
section:not(.hero) .btn-primary,.quote-form .btn-primary{box-shadow:0 8px 30px rgba(242,106,27,.35),inset 0 1px 0 rgba(255,255,255,.35)}
section:not(.hero) .btn-primary:hover,.quote-form .btn-primary:hover{transform:translateY(-2px);box-shadow:0 14px 40px rgba(242,106,27,.5),inset 0 1px 0 rgba(255,255,255,.35)}

/* spotlight that follows the pointer */
.spot{position:relative;isolation:isolate}
.spot::before{content:"";position:absolute;inset:0;border-radius:inherit;z-index:-1;opacity:0;transition:opacity .4s;background:radial-gradient(420px circle at var(--mx,50%) var(--my,50%),rgba(242,106,27,.16),transparent 45%)}
.spot:hover::before{opacity:1}

/* reveal: soft blur-in, staggered */
.reveal{opacity:0;filter:blur(10px);transform:translateY(32px);transition:opacity 1.1s var(--ease-out),transform 1.1s var(--ease-out),filter 1.1s var(--ease-out)}
.reveal.in{opacity:1;filter:none;transform:none}

/* ---------- stats ---------- */
.stats{background:transparent;padding:72px 0 0}
.stats .wrap{max-width:calc(var(--max) - 48px);padding:0;border-radius:var(--r-lg);overflow:hidden;background:linear-gradient(180deg,rgba(255,255,255,.06),rgba(255,255,255,.02));border:1px solid var(--glass-line);-webkit-backdrop-filter:blur(22px);backdrop-filter:blur(22px);box-shadow:inset 0 1px 0 rgba(255,255,255,.08),0 30px 80px rgba(0,0,0,.4)}
.stat{border:0!important;border-right:1px solid var(--glass-line)!important;padding:40px 32px;position:relative}
.stat:last-child{border-right:0!important}
.stat b{font-family:"Inter Tight",Inter,sans-serif;font-stretch:100%;font-weight:200;letter-spacing:-.04em;color:var(--txt);font-variant-numeric:tabular-nums}
.stat b sup{color:#FF9A57;font-weight:400;letter-spacing:0}
.stat span{color:var(--txt-3);font-size:14px}
.stat::after{content:"";position:absolute;left:32px;top:0;width:40px;height:2px;background:var(--grad-o);border-radius:2px;box-shadow:0 0 18px var(--glow)}

/* ---------- brands marquee ---------- */
.brands{background:transparent;border:0;padding:48px 0 0}
.brands .wrap{min-height:0;flex-wrap:nowrap;gap:32px}
.brands .label{flex:none;color:var(--txt-3);font-weight:500;letter-spacing:.28em;font-size:11px;width:auto!important}
.marquee{flex:1;min-width:0;overflow:hidden;-webkit-mask-image:linear-gradient(90deg,transparent,#000 12%,#000 88%,transparent);mask-image:linear-gradient(90deg,transparent,#000 12%,#000 88%,transparent)}
.brands ul{display:flex!important;flex-wrap:nowrap;justify-content:flex-start;gap:0!important;width:max-content;animation:marq 28s linear infinite}
.brands li{display:flex;align-items:center;white-space:nowrap;font-family:"Inter Tight",Inter,sans-serif;font-stretch:100%;font-weight:300;font-size:26px;letter-spacing:.12em;color:rgba(255,255,255,.72)}
.brands li::after{content:"";width:6px;height:6px;border-radius:50%;background:var(--orange);box-shadow:0 0 12px var(--glow);margin:0 44px}
.brands li small{color:#FF9A57;font-weight:300}
.marquee:hover ul{animation-play-state:paused}
@keyframes marq{to{transform:translateX(-50%)}}

/* ---------- services ---------- */
.services{background:transparent}
.svc-grid{gap:16px;background:transparent;border:0}
.svc{border-radius:var(--r-lg);min-height:330px;padding:36px 32px 32px;color:var(--txt);background:linear-gradient(180deg,rgba(255,255,255,.055),rgba(255,255,255,.015));border:1px solid var(--glass-line);-webkit-backdrop-filter:blur(20px);backdrop-filter:blur(20px);box-shadow:inset 0 1px 0 rgba(255,255,255,.07);transition:transform .5s var(--ease-out),border-color .4s,box-shadow .5s,opacity 1.1s var(--ease-out),filter 1.1s var(--ease-out)}
.svc::after{display:none}
.svc:hover{background:linear-gradient(180deg,rgba(255,255,255,.07),rgba(255,255,255,.02));color:var(--txt);transform:translateY(-6px);border-color:rgba(242,106,27,.45);box-shadow:inset 0 1px 0 rgba(255,255,255,.1),0 24px 60px rgba(0,0,0,.45),0 0 0 1px rgba(242,106,27,.15),0 0 40px rgba(242,106,27,.12)}
.svc .num{position:absolute;top:30px;right:30px;font-family:"Inter Tight",Inter,sans-serif;font-weight:300;font-size:13px;letter-spacing:.2em;color:var(--txt-3)}
.svc:hover .num{color:#FF9A57}
.svc .ico{width:60px;height:60px;padding:15px;margin:0 0 30px;border-radius:16px;color:#FF9A57;background:rgba(242,106,27,.1);border:1px solid rgba(242,106,27,.25);box-shadow:0 0 30px rgba(242,106,27,.12)}
.svc h3{font-family:"Inter Tight",Inter,sans-serif;font-stretch:100%;font-weight:400;font-size:24px;text-transform:none;letter-spacing:-.02em;line-height:1.2}
.svc p,.svc:hover p{color:var(--txt-2);font-weight:300}
.svc .more,.svc:hover .more{color:#FF9A57;font-weight:500;letter-spacing:.08em;font-size:13px}

/* ---------- about ---------- */
.about h2{font-size:clamp(40px,4.8vw,64px)}
.about p{color:var(--txt-2);font-weight:300}
.about p strong{color:var(--txt);font-weight:500}
.about .checks li{font-weight:400;color:var(--txt);padding:14px 18px;border-radius:14px;background:var(--glass);border:1px solid var(--glass-line)}
.about .checks svg{color:#FF9A57;width:22px;height:22px}
.about-photo{border-radius:var(--r-lg) var(--r-lg) 0 0;overflow:hidden;margin:0}
.about-photo img{border-radius:0;aspect-ratio:16/10;transition:transform 1.2s var(--ease-out)}
.about-photo:hover img{transform:scale(1.04)}
.about-photo::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,transparent 50%,rgba(9,9,10,.7))}
.about-photo figcaption{z-index:1;left:18px;bottom:18px;border-radius:999px;background:rgba(255,255,255,.12);color:#fff;font-weight:500;-webkit-backdrop-filter:blur(14px);backdrop-filter:blur(14px);border:1px solid rgba(255,255,255,.22);padding:8px 16px}
.about .quote{background:linear-gradient(180deg,rgba(255,255,255,.06),rgba(255,255,255,.02));border:1px solid var(--glass-line);border-top:0;border-radius:0 0 var(--r-lg) var(--r-lg);-webkit-backdrop-filter:blur(22px);backdrop-filter:blur(22px)}
.quote::after{border-width:1px;border-color:rgba(242,106,27,.6);opacity:.5;box-shadow:0 0 60px rgba(242,106,27,.35),inset 0 0 60px rgba(242,106,27,.2)}
.quote blockquote{font-family:"Inter Tight",Inter,sans-serif;font-weight:300;font-size:22px;letter-spacing:-.01em;color:var(--txt)}
.quote .avatar{background:var(--grad-o);box-shadow:0 0 24px var(--glow);font-family:"Inter Tight";font-weight:500}
.mini-stats{background:transparent;gap:12px;margin-top:12px}
.mini-stats div{background:var(--glass);border:1px solid var(--glass-line);border-radius:var(--r-md)}
.mini-stats b{font-family:"Inter Tight",Inter,sans-serif;font-stretch:100%;font-weight:200;font-size:40px;letter-spacing:-.03em;background:var(--grad-o);-webkit-background-clip:text;background-clip:text;color:transparent}
.mini-stats span{color:var(--txt-3)}

/* ---------- process ---------- */
.process{background:transparent}
.process .head p{color:var(--txt-2)}
.steps{gap:16px;position:relative}
.steps::before{content:"";position:absolute;left:0;right:0;top:48px;height:1px;background:linear-gradient(90deg,rgba(242,106,27,0),rgba(242,106,27,.6),rgba(242,106,27,0))}
.step{border:1px solid var(--glass-line);border-radius:var(--r-lg);padding:30px 28px 32px;background:linear-gradient(180deg,rgba(255,255,255,.05),rgba(255,255,255,.015));-webkit-backdrop-filter:blur(18px);backdrop-filter:blur(18px)}
.step::after{top:43px;left:auto;right:28px;width:10px;height:10px;border-radius:50%;background:var(--orange);box-shadow:0 0 0 5px rgba(242,106,27,.15),0 0 20px var(--glow)}
.step::before{font-family:"Inter Tight",Inter,sans-serif;font-stretch:100%;font-weight:200;font-size:44px;letter-spacing:-.03em;background:var(--grad-o);-webkit-background-clip:text;background-clip:text;color:transparent;margin-bottom:26px}
.step h3{font-family:"Inter Tight",Inter,sans-serif;font-weight:400;font-size:21px;letter-spacing:-.01em}
.step p{color:var(--txt-2);font-weight:300}
.process .cta-row{border:1px solid rgba(242,106,27,.35);border-left:1px solid rgba(242,106,27,.35);border-radius:var(--r-lg);background:linear-gradient(110deg,rgba(242,106,27,.14),rgba(255,255,255,.03) 55%);-webkit-backdrop-filter:blur(20px);backdrop-filter:blur(20px);box-shadow:0 0 60px rgba(242,106,27,.1)}
.process .cta-row p{font-family:"Inter Tight",Inter,sans-serif;font-weight:300;font-size:22px;letter-spacing:-.01em}

/* ---------- references ---------- */
.refs{background:transparent}
.ref-grid{gap:16px}
.ref{border-radius:var(--r-lg);border:1px solid var(--glass-line);transition:transform .6s var(--ease-out),border-color .4s,box-shadow .6s,opacity 1.1s var(--ease-out),filter 1.1s var(--ease-out)}
.ref:hover{transform:translateY(-4px);border-color:rgba(242,106,27,.5);box-shadow:0 24px 60px rgba(0,0,0,.5),0 0 40px rgba(242,106,27,.15)}
.ref img{transition:transform 1.2s var(--ease-out),filter .6s}
.ref:hover img{transform:scale(1.06)}
.ref::after{background:linear-gradient(180deg,rgba(9,9,10,0) 35%,rgba(9,9,10,.92) 100%)}
.ref .cap{padding:22px 22px}
.ref .cap small{background:rgba(242,106,27,.18);color:#FFB27A;border:1px solid rgba(242,106,27,.4);border-radius:999px;padding:4px 12px;font-weight:500;letter-spacing:.14em;-webkit-backdrop-filter:blur(10px);backdrop-filter:blur(10px)}
.ref .cap b{font-family:"Inter Tight",Inter,sans-serif;font-weight:400;letter-spacing:-.01em}
.ref.big .cap b{font-size:28px;font-weight:300}
.ref .count{background:rgba(255,255,255,.12);border:1px solid rgba(255,255,255,.2);-webkit-backdrop-filter:blur(12px);backdrop-filter:blur(12px)}

/* ---------- leasing ---------- */
.leasing h2{font-size:clamp(40px,4.8vw,64px)}
.leasing p{color:var(--txt-2);font-weight:300}
.docs{border:1px solid var(--glass-line);border-radius:var(--r-lg);overflow:hidden;background:linear-gradient(180deg,rgba(255,255,255,.05),rgba(255,255,255,.015));-webkit-backdrop-filter:blur(20px);backdrop-filter:blur(20px)}
.docs li{border-bottom:1px solid var(--glass-line);color:var(--txt);font-weight:300;transition:background .3s}
.docs li:not(.docs-head):hover{background:rgba(242,106,27,.06)}
.docs li span{background:rgba(242,106,27,.12);border:1px solid rgba(242,106,27,.35);color:#FFB27A;font-family:"Inter Tight";font-weight:400}
.docs .docs-head{background:transparent;color:#FF9A57;font-weight:500;letter-spacing:.24em;font-size:12px}

/* ---------- coverage ---------- */
.coverage{background:transparent}
.coverage h2{font-size:clamp(40px,4.8vw,64px)}
.coverage p{color:var(--txt-2);font-weight:300}
.chips li{background:var(--glass);border:1px solid var(--glass-line);color:var(--txt-2);font-weight:400;-webkit-backdrop-filter:blur(12px);backdrop-filter:blur(12px);transition:border-color .3s,color .3s}
.chips li:hover{border-color:rgba(242,106,27,.5);color:var(--txt)}
.chips li.hq{background:rgba(242,106,27,.16);border-color:rgba(242,106,27,.55);color:#FFD2B3;box-shadow:0 0 24px rgba(242,106,27,.2)}
.map{padding:28px;border-radius:var(--r-lg);background:linear-gradient(180deg,rgba(255,255,255,.05),rgba(255,255,255,.015));border:1px solid var(--glass-line);-webkit-backdrop-filter:blur(20px);backdrop-filter:blur(20px)}
.map path{fill:rgba(255,255,255,.035);stroke:rgba(242,106,27,.55);stroke-width:1.2;filter:drop-shadow(0 0 10px rgba(242,106,27,.35))}
.map g circle{fill:rgba(255,255,255,.4)}
.map text{font-family:"Inter Tight",Inter,sans-serif;font-weight:400;letter-spacing:.14em;font-size:13px}
.map .pulse{transform-origin:290px 170px;animation:pulse 2.6s var(--ease-out) infinite}
@keyframes pulse{0%{transform:scale(.4);opacity:.9}100%{transform:scale(2.4);opacity:0}}

/* ---------- FAQ ---------- */
.faq-list{border-top:0;display:grid;gap:12px}
.faq-list details{border:1px solid var(--glass-line);border-radius:var(--r-md);background:linear-gradient(180deg,rgba(255,255,255,.045),rgba(255,255,255,.015));-webkit-backdrop-filter:blur(18px);backdrop-filter:blur(18px);transition:border-color .4s,box-shadow .4s}
.faq-list details[open]{border-color:rgba(242,106,27,.4);box-shadow:0 0 40px rgba(242,106,27,.08)}
.faq-list summary{padding:22px 24px;font-family:"Inter Tight",Inter,sans-serif;font-weight:400;font-size:19px;letter-spacing:-.01em;color:var(--txt)}
.faq-list summary:hover{color:#FFB27A}
.faq-list summary .pm{border:1px solid var(--glass-hi);width:34px;height:34px}
.faq-list details[open] summary .pm{background:var(--orange);border-color:var(--orange);color:#0B0B0C;box-shadow:0 0 20px var(--glow)}
.faq-list .ans{padding:0 64px 24px 24px;color:var(--txt-2);font-weight:300}
.faq-list .ans a{color:#FF9A57!important}

/* ---------- contact ---------- */
.contact{background:transparent}
.contact .intro{color:var(--txt-2);font-weight:300}
.c-list{background:transparent;gap:10px}
.c-list li{background:var(--glass);border:1px solid var(--glass-line);border-radius:var(--r-md);padding:18px;-webkit-backdrop-filter:blur(14px);backdrop-filter:blur(14px);transition:border-color .3s}
.c-list li:hover{border-color:rgba(242,106,27,.4)}
.c-list .ci{border-radius:12px;background:rgba(242,106,27,.12);border:1px solid rgba(242,106,27,.3);color:#FF9A57}
.c-list a:hover{color:#FFB27A}
form.quote-form{color:var(--txt);border-top:0;border-radius:var(--r-lg);background:linear-gradient(180deg,rgba(255,255,255,.07),rgba(255,255,255,.02));border:1px solid var(--glass-line);-webkit-backdrop-filter:blur(26px) saturate(1.4);backdrop-filter:blur(26px) saturate(1.4);box-shadow:inset 0 1px 0 rgba(255,255,255,.1),0 40px 100px rgba(0,0,0,.5);position:relative;overflow:hidden}
form.quote-form::before{content:"";position:absolute;left:0;right:0;top:0;height:2px;background:var(--grad-o);box-shadow:0 0 24px var(--glow)}
form.quote-form h3{font-family:"Inter Tight",Inter,sans-serif;font-stretch:100%;font-weight:300;font-size:32px;text-transform:none;letter-spacing:-.03em}
form.quote-form > p{color:var(--txt-3)}
.field label{color:var(--txt-2);font-weight:500}
.field label .req{color:#FF9A57}
.field input,.field select,.field textarea{background:rgba(255,255,255,.04);border:1px solid rgba(255,255,255,.12);color:var(--txt);border-radius:12px}
.field input::placeholder,.field textarea::placeholder{color:#6B6F76}
.field select option{background:#151517;color:var(--txt)}
.field input:focus,.field select:focus,.field textarea:focus{border-color:rgba(242,106,27,.8);box-shadow:0 0 0 4px rgba(242,106,27,.18);background:rgba(255,255,255,.06)}
.field .err{color:#FF9B8F}
.field.invalid input,.field.invalid textarea{border-color:#FF6B5B}
.form-foot small{color:var(--txt-3)}
.form-ok{background:rgba(242,106,27,.12);border-left:0;border:1px solid rgba(242,106,27,.4);border-radius:12px;color:var(--txt)}

/* ---------- footer ---------- */
main ~ .hazard{height:1px;background:linear-gradient(90deg,rgba(242,106,27,0),rgba(242,106,27,.8),rgba(242,106,27,0));box-shadow:0 0 24px var(--glow)}
footer{background:rgba(9,9,10,.6);-webkit-backdrop-filter:blur(20px);backdrop-filter:blur(20px);border-top:0;color:var(--txt-3)}
footer a:hover{color:#FFB27A}

/* ---------- responsive ---------- */
@media (max-width:900px){
  .stats .wrap{max-width:none;margin:0 16px}
  .stat{border-bottom:1px solid var(--glass-line)!important}
  .stat:nth-child(2n){border-right:0!important}
  .stat:nth-last-child(-n+2){border-bottom:0!important}
  .steps::before{display:none}
  section.block{padding:96px 0}
}
@media (max-width:640px){
  .brands .wrap{flex-wrap:wrap}
  .brands .label{width:100%!important}
  .brands li{font-size:20px}
  .brands li::after{margin:0 28px}
  .stat{padding:28px 18px}
  .stat::after{left:18px}
  .svc{min-height:0}
  .faq-list .ans{padding-right:24px}
  .blob{opacity:.4}
}
@media (prefers-reduced-motion:reduce){
  .blob,.brands ul,.map .pulse{animation:none!important}
  .reveal{filter:none}
}