@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600;700&family=Manrope:wght@400;500;600;700&family=Playfair+Display:wght@400;500;600&display=swap');

:root{--green:#092e2c;--green-dark:#071f1d;--green-mid:#164842;--cream:#f7f5ef;--sand:#ece9df;--gold:#bda57c;--gold-light:#d6c19c;--ink:#162421;--muted:#65716c;--line:rgba(14,44,39,.15);--white:#fff;--font-body:'Manrope','DM Sans',Arial,sans-serif;--font-display:'Playfair Display',Georgia,serif;--container:1280px}
*,*::before,*::after{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--cream);color:var(--ink);font-family:var(--font-body);-webkit-font-smoothing:antialiased}body.menu-open{overflow:hidden}img{display:block;max-width:100%}button,input,textarea,select{font:inherit}button{cursor:pointer}a{color:inherit;text-decoration:none}a,button{transition:color .2s ease,background .2s ease,border-color .2s ease,transform .3s ease}::selection{background:var(--gold-light);color:var(--green)}:focus-visible{outline:2px solid var(--gold);outline-offset:4px}.skip-link{position:absolute;top:-100px;left:15px;background:#fff;color:#000;padding:12px;z-index:1000}.skip-link:focus{top:12px}.container{width:min(calc(100% - 88px),var(--container));margin-inline:auto}.eyebrow{font-size:11px;font-weight:700;letter-spacing:.25em;text-transform:uppercase;line-height:1.6}.eyebrow--gold{color:var(--gold)}.eyebrow--green{color:#568679}.section-title{font-family:var(--font-display);font-size:clamp(38px,4.6vw,74px);line-height:1.14;letter-spacing:-.045em;font-weight:400;margin:20px 0 22px}.section-title em{font-style:italic;color:#9b8864}.section-copy{font-size:15px;line-height:1.95;color:var(--muted);max-width:600px}.section-copy--large{font-size:17px;line-height:1.9}.rule{height:1px;background:var(--line);border:0}.btn{display:inline-flex;align-items:center;justify-content:center;gap:28px;min-height:54px;padding:0 26px;font-weight:700;letter-spacing:.02em;font-size:12px;text-transform:uppercase;border:1px solid transparent}.btn svg,.text-link svg,.arrow-circle svg{width:17px;height:17px;flex-shrink:0}.btn:hover{transform:translateY(-2px)}.btn--gold{background:var(--gold);color:var(--green-dark)}.btn--gold:hover{background:#d3bd97}.btn--light{background:#fff;color:var(--green)}.btn--outline-light{border-color:rgba(255,255,255,.55);color:#fff}.btn--outline-light:hover{background:#fff;color:var(--green)}.btn--green{background:var(--green);color:#fff}.btn--green:hover{background:var(--green-mid)}.text-link{display:inline-flex;align-items:center;gap:13px;font-size:12px;font-weight:700;letter-spacing:.12em;text-transform:uppercase;border-bottom:1px solid var(--gold);padding-bottom:12px}.text-link:hover{gap:20px}.text-link--light{color:#fff}.text-link svg{stroke:currentColor}

/* Header */
.site-header{position:fixed;top:0;left:0;right:0;z-index:100;color:#fff;border-bottom:1px solid rgba(255,255,255,.2);transition:background .3s ease,color .3s ease,box-shadow .3s ease}.site-header--solid,.is-scrolled .site-header,.menu-open .site-header{background:rgba(248,247,242,.98);color:var(--green);box-shadow:0 4px 30px rgba(6,35,32,.05);border-color:var(--line)}.header-inner{width:min(calc(100% - 88px),1430px);margin:auto;min-height:91px;display:flex;align-items:center;justify-content:space-between;gap:32px}.brand{display:flex;align-items:center;gap:14px;min-width:230px}.brand img{width:47px;height:47px;object-fit:contain}.brand-name{font-family:var(--font-body);font-weight:700;letter-spacing:.15em;font-size:17px;line-height:1.15}.brand-sub{font-size:8px;letter-spacing:.21em;line-height:1.8;font-weight:700;display:block;margin-top:4px}.main-nav{display:flex;align-items:center;gap:38px;margin-left:auto}.main-nav a{font-size:12px;font-weight:600;letter-spacing:.04em;position:relative;padding:14px 0}.main-nav a::after{content:'';position:absolute;left:0;bottom:7px;width:0;height:1px;background:var(--gold);transition:width .2s}.main-nav a:hover::after,.main-nav a[aria-current='page']::after{width:100%}.header-contact{border:1px solid rgba(255,255,255,.45);padding:15px 21px;font-size:11px;font-weight:700;text-transform:uppercase;letter-spacing:.08em;white-space:nowrap}.site-header--solid .header-contact,.is-scrolled .header-contact,.menu-open .header-contact{border-color:var(--green)}.header-contact:hover{background:var(--gold);border-color:var(--gold);color:var(--green)}.menu-toggle{display:none;align-items:center;gap:12px;background:transparent;color:inherit;border:0;padding:10px 0;font-size:11px;letter-spacing:.12em;text-transform:uppercase}.menu-toggle__lines{width:24px;display:grid;gap:5px}.menu-toggle__lines span{height:1px;width:100%;background:currentColor}.mobile-nav{display:none}

/* Hero */
.hero{position:relative;min-height:790px;height:100svh;max-height:1120px;color:#fff;isolation:isolate;display:flex;align-items:center;background:#0c2c2d}.hero::before{content:'';position:absolute;inset:0;z-index:-2;background:url('images/hero.webp') center center/cover no-repeat}.hero::after{content:'';position:absolute;inset:0;z-index:-1;background:linear-gradient(90deg,rgba(4,23,23,.72) 0%,rgba(4,23,23,.58) 38%,rgba(4,23,23,.13) 77%),linear-gradient(0deg,rgba(4,23,23,.56),transparent 43%)}.hero-content{padding-top:90px;padding-bottom:80px}.hero h1{max-width:790px;font-family:var(--font-display);font-size:clamp(58px,6.5vw,116px);font-weight:400;line-height:1.08;letter-spacing:-.05em;margin:22px 0 30px}.hero h1 em{font-weight:400;color:#dfcba8}.hero-intro{font-size:15px;line-height:1.9;color:#f1f4ee;max-width:490px}.hero-actions{display:flex;align-items:center;gap:16px;flex-wrap:wrap;margin-top:36px}.hero-bottom{position:absolute;left:0;right:0;bottom:30px;display:flex;align-items:center;justify-content:space-between;font-size:10px;letter-spacing:.18em;text-transform:uppercase}.hero-bottom__scroll{display:flex;align-items:center;gap:18px}.hero-bottom__line{height:45px;width:1px;background:rgba(255,255,255,.7)}.marquee-strip{background:var(--green-dark);color:#fff;padding:23px 0}.marquee-inner{display:flex;align-items:center;justify-content:space-between;gap:20px;font-size:10px;letter-spacing:.18em;text-transform:uppercase}.marquee-inner span:nth-child(2){color:var(--gold-light)}

/* Home sections */
.intro-section{padding:145px 0 128px}.intro-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:clamp(70px,10vw,175px);align-items:start}.intro-lead{font-family:var(--font-display);font-size:clamp(33px,3.7vw,56px);line-height:1.28;letter-spacing:-.035em;margin:16px 0 36px}.intro-right{padding-top:48px}.intro-right .section-copy{margin-bottom:29px}.outline-eagle{width:75px;height:75px;opacity:.7}.services-section{padding:106px 0 128px;background:var(--sand)}.section-head{display:flex;align-items:end;justify-content:space-between;gap:30px;margin-bottom:55px}.section-head .section-title{max-width:650px;margin-bottom:0}.service-grid{display:grid;grid-template-columns:repeat(4,1fr);border-left:1px solid rgba(9,46,44,.2)}.service-card{border:1px solid rgba(9,46,44,.18);border-left:0;min-height:355px;padding:35px 29px 32px;display:flex;flex-direction:column;justify-content:space-between;position:relative;overflow:hidden}.service-card::before{content:'';position:absolute;inset:0;background:var(--green);transform:translateY(101%);transition:transform .38s ease}.service-card>*{z-index:1;position:relative}.service-card:hover::before{transform:translateY(0)}.service-card:hover{color:#fff}.service-number{font-size:12px;color:#758782;transition:color .2s}.service-card:hover .service-number,.service-card:hover .service-desc{color:#c8d0cb}.service-card h3{font-family:var(--font-display);font-size:29px;font-weight:400;line-height:1.2;margin:0 0 15px}.service-desc{font-size:12px;line-height:1.85;color:var(--muted);transition:color .2s}.arrow-circle{width:42px;height:42px;border:1px solid currentColor;border-radius:50%;display:grid;place-items:center;margin-top:25px}.editorial-section{display:grid;grid-template-columns:49% 51%;min-height:670px}.editorial-visual{background:url('images/architecture.webp') center/cover no-repeat;position:relative}.editorial-visual span{position:absolute;bottom:20px;left:28px;background:rgba(255,255,255,.88);color:var(--green);font-size:9px;letter-spacing:.19em;text-transform:uppercase;padding:12px 15px}.editorial-content{background:var(--green);color:#fff;padding:clamp(60px,7vw,130px) clamp(55px,7vw,135px);display:flex;flex-direction:column;justify-content:center}.editorial-content .section-title{font-size:clamp(39px,4vw,65px)}.editorial-content .section-copy{color:#c6d2cf}.editorial-content .text-link{margin-top:23px;align-self:start}.approach-section{padding:144px 0 150px}.approach-head{display:grid;grid-template-columns:1fr 1fr;gap:50px;align-items:end;margin-bottom:70px}.approach-head .section-title{max-width:640px}.approach-list{display:grid;grid-template-columns:repeat(3,1fr);gap:35px}.approach-step{border-top:1px solid var(--line);padding-top:28px}.approach-step .step-num{font-family:var(--font-display);font-size:52px;color:#b0b9b1;line-height:1}.approach-step h3{font-size:17px;font-weight:600;margin:28px 0 17px}.approach-step p{font-size:13px;color:var(--muted);line-height:1.9;max-width:350px}.focus-section{background:#dce5dd;padding:132px 0}.focus-grid{display:grid;grid-template-columns:1fr .8fr;gap:15%;align-items:center}.focus-grid .section-title{margin-bottom:27px}.focus-points{display:grid;gap:0}.focus-point{padding:24px 0;border-bottom:1px solid var(--line);display:flex;align-items:center;justify-content:space-between;gap:20px}.focus-point:first-child{border-top:1px solid var(--line)}.focus-point span{font-family:var(--font-display);font-size:24px}.focus-point small{font-size:10px;letter-spacing:.1em;color:var(--muted)}.contact-band{position:relative;padding:133px 0 140px;color:#fff;background:var(--green-dark);overflow:hidden}.contact-band::before{content:'EAGLE VIEW';font-size:clamp(120px,20vw,360px);letter-spacing:-.09em;position:absolute;white-space:nowrap;bottom:-135px;left:50%;transform:translateX(-50%);color:rgba(255,255,255,.025);font-family:var(--font-display);pointer-events:none}.contact-band .container{position:relative;text-align:center}.contact-band .section-title{max-width:850px;margin:20px auto 33px}.contact-band .section-copy{margin:0 auto 31px;color:#bacbc6}.contact-band .btn{margin-top:8px}

/* Interior pages */
.page-hero{padding:195px 0 100px;background:var(--green);color:#fff}.page-hero .container{display:grid;grid-template-columns:1fr .7fr;gap:12%;align-items:end}.page-hero h1{font-family:var(--font-display);font-size:clamp(60px,6.8vw,106px);line-height:1.08;font-weight:400;letter-spacing:-.05em;margin:22px 0 0}.page-hero h1 em{color:var(--gold-light)}.page-hero p{font-size:15px;line-height:1.9;color:#cbd7d1;max-width:430px}.page-hero--short{padding-bottom:130px}.about-story{padding:125px 0}.story-grid{display:grid;grid-template-columns:.95fr 1.05fr;gap:9%;align-items:center}.story-image{height:650px;object-fit:cover;width:100%}.story-copy .section-title{margin-top:16px}.story-copy p{font-size:14px;line-height:2;color:var(--muted);margin-bottom:23px}.statement-band{background:var(--sand);padding:118px 0}.statement-band blockquote{font-family:var(--font-display);font-size:clamp(34px,4vw,62px);line-height:1.35;max-width:1040px;margin:28px 0 0;letter-spacing:-.025em}.principles-section{padding:120px 0 130px}.principle-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:30px;margin-top:55px}.principle{border-top:1px solid var(--line);padding-top:24px}.principle span{font-size:11px;color:var(--gold);letter-spacing:.15em}.principle h3{font-family:var(--font-display);font-size:32px;font-weight:400;margin:25px 0 10px}.principle p{font-size:13px;line-height:1.95;color:var(--muted)}.team-section{padding:120px 0 140px;background:#e6e8e0}.team-head{display:flex;justify-content:space-between;gap:50px;align-items:end;margin-bottom:50px}.team-head .section-copy{max-width:420px}.team-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:rgba(9,46,44,.15);border:1px solid rgba(9,46,44,.15)}.team-member{background:#e6e8e0;padding:35px 35px 36px;min-height:200px;display:flex;flex-direction:column;justify-content:space-between}.team-member .member-index{font-size:11px;letter-spacing:.17em;color:#688078}.team-member h3{font-family:var(--font-display);font-size:27px;font-weight:400;margin:0 0 9px}.team-member p{font-size:11px;text-transform:uppercase;letter-spacing:.1em;color:var(--muted);margin:0}.service-detail{padding:110px 0;border-bottom:1px solid var(--line)}.service-detail:nth-child(even){background:var(--sand)}.detail-grid{display:grid;grid-template-columns:.8fr 1.2fr;gap:14%;align-items:start}.detail-index{font-family:var(--font-display);font-size:85px;color:#c0c7bd;line-height:1}.detail-grid h2{font-family:var(--font-display);font-weight:400;line-height:1.2;font-size:clamp(38px,4vw,62px);letter-spacing:-.03em;margin:0 0 24px}.detail-grid p{font-size:15px;color:var(--muted);line-height:1.95;max-width:700px}.detail-list{display:grid;grid-template-columns:1fr 1fr;gap:14px 35px;margin-top:34px;padding:0;list-style:none}.detail-list li{font-size:12px;font-weight:600;border-bottom:1px solid var(--line);padding:0 0 14px}.detail-list li:before{content:'↗';color:#a38e64;padding-right:13px}.faq-section{padding:120px 0}.faq-grid{display:grid;grid-template-columns:.75fr 1.25fr;gap:14%}.faq-list{border-top:1px solid var(--line)}.faq-list details{border-bottom:1px solid var(--line);padding:22px 0}.faq-list summary{list-style:none;display:flex;align-items:center;justify-content:space-between;gap:15px;cursor:pointer;font-weight:600;font-size:15px}.faq-list summary::-webkit-details-marker{display:none}.faq-list summary::after{content:'+';color:var(--gold);font-family:var(--font-display);font-size:28px;font-weight:400}.faq-list details[open] summary::after{content:'−'}.faq-list p{font-size:13px;line-height:1.9;color:var(--muted);padding-right:40px;margin:18px 0 0}.contact-page{padding:175px 0 115px}.contact-layout{display:grid;grid-template-columns:.85fr 1.15fr;gap:12%;align-items:start}.contact-info h1{font-family:var(--font-display);font-size:clamp(55px,6.3vw,95px);font-weight:400;line-height:1.12;letter-spacing:-.045em;margin:25px 0 28px}.contact-info>p{font-size:14px;line-height:1.95;color:var(--muted);max-width:450px}.contact-methods{display:grid;gap:28px;margin-top:62px}.contact-method{border-top:1px solid var(--line);padding-top:19px}.contact-method small{display:block;font-size:10px;text-transform:uppercase;letter-spacing:.2em;color:var(--muted);margin-bottom:12px}.contact-method a,.contact-method address{font-family:var(--font-display);font-size:23px;font-weight:400;font-style:normal;line-height:1.55}.contact-method a:hover{color:#8a744d}.contact-form-wrap{background:#eaece5;padding:clamp(30px,5vw,65px)}.contact-form-wrap h2{font-family:var(--font-display);font-weight:400;font-size:35px;letter-spacing:-.03em;margin:8px 0 12px}.contact-form-wrap>p{font-size:12px;line-height:1.9;color:var(--muted);margin-bottom:34px}.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:24px}.form-field{display:flex;flex-direction:column;gap:11px}.form-field--full{grid-column:1/-1}.form-field label{font-size:10px;text-transform:uppercase;letter-spacing:.14em;font-weight:700;color:#4c6158}.form-field input,.form-field select,.form-field textarea{border:0;border-bottom:1px solid #adb9af;border-radius:0;background:transparent;color:var(--green);padding:13px 0 14px;min-width:0;outline:none;font-size:14px;width:100%}.form-field input:focus,.form-field select:focus,.form-field textarea:focus{border-bottom-color:var(--green)}.form-field textarea{resize:vertical;min-height:105px}.form-submit-row{display:flex;align-items:flex-start;justify-content:space-between;gap:15px;flex-wrap:wrap;margin-top:28px}.form-submit-row small{font-size:11px;color:var(--muted);max-width:250px;line-height:1.7}.form-note{font-size:12px;line-height:1.8;color:var(--green-mid);margin-top:14px;min-height:20px}.contact-photo{height:430px;background:url('images/city.webp') center/cover no-repeat;position:relative}.contact-photo::after{content:'';position:absolute;inset:0;background:linear-gradient(0deg,rgba(5,26,24,.3),transparent)}

/* Footer */
.footer{background:#061e1c;color:#fff;padding:85px 0 29px}.footer-grid{display:grid;grid-template-columns:1.5fr .7fr .7fr 1.2fr;gap:7%;padding-bottom:85px}.footer .brand{margin-bottom:28px}.footer-description{color:#afc0b9;font-size:12px;line-height:1.9;max-width:300px}.footer-heading{font-size:10px;text-transform:uppercase;letter-spacing:.19em;color:var(--gold);margin:8px 0 28px;font-weight:700}.footer-links{display:grid;gap:16px}.footer-links a,.footer-contact a,.footer-contact p{font-size:12px;line-height:1.9;color:#d4ded8;margin:0}.footer-links a:hover,.footer-contact a:hover{color:var(--gold)}.footer-contact{display:grid;gap:10px}.footer-bottom{border-top:1px solid rgba(255,255,255,.18);padding-top:25px;display:flex;align-items:center;justify-content:space-between;gap:20px;font-size:10px;color:#a9beb6;letter-spacing:.04em}.footer-bottom a:hover{color:#fff}

/* Motion */
[data-reveal]{opacity:0;transform:translateY(24px);transition:opacity .8s ease,transform .8s cubic-bezier(.2,.8,.2,1)}[data-reveal].is-visible{opacity:1;transform:translateY(0)}

@media(max-width:1150px){.main-nav{gap:24px}.brand{min-width:210px}.header-inner{gap:18px}.service-grid{grid-template-columns:repeat(2,1fr)}.service-card:nth-child(3){border-left:1px solid rgba(9,46,44,.18)}.service-card:nth-child(-n+2){border-bottom:0}.footer-grid{gap:4%}}
@media(max-width:850px){.container,.header-inner{width:min(calc(100% - 42px),var(--container))}.header-inner{min-height:76px}.brand{min-width:auto}.brand img{width:41px;height:41px}.brand-name{font-size:14px}.brand-sub{font-size:7px}.main-nav,.header-contact{display:none}.menu-toggle{display:flex}.mobile-nav{display:flex;position:fixed;z-index:99;inset:76px 0 0;background:var(--cream);color:var(--green);padding:35px 21px 60px;flex-direction:column;gap:0;visibility:hidden;opacity:0;pointer-events:none;transition:opacity .25s,visibility .25s}.mobile-nav.is-open{visibility:visible;opacity:1;pointer-events:auto}.mobile-nav a{border-bottom:1px solid var(--line);font-family:var(--font-display);font-size:35px;padding:17px 0}.mobile-nav a:last-child{font-family:var(--font-body);font-size:12px;text-transform:uppercase;letter-spacing:.16em;margin-top:35px;border:1px solid var(--green);text-align:center}.hero{min-height:700px;max-height:none;height:92svh}.hero h1{font-size:clamp(53px,10vw,78px)}.hero-content{padding-top:74px}.marquee-inner{flex-wrap:wrap;justify-content:center;text-align:center}.intro-section,.services-section,.approach-section,.focus-section,.principles-section,.team-section,.faq-section,.about-story{padding:86px 0}.intro-grid,.approach-head,.focus-grid,.story-grid,.faq-grid,.contact-layout{grid-template-columns:1fr;gap:35px}.intro-right{padding-top:0}.editorial-section{grid-template-columns:1fr}.editorial-visual{height:460px}.editorial-content{padding:70px 35px}.approach-list{grid-template-columns:1fr;gap:25px}.approach-step{display:grid;grid-template-columns:95px 1fr;gap:0 25px}.approach-step h3{margin:10px 0}.approach-step p{grid-column:2;margin:0 0 20px}.page-hero .container{grid-template-columns:1fr;gap:20px}.page-hero{padding:155px 0 80px}.page-hero h1{font-size:clamp(56px,9vw,86px)}.team-grid{grid-template-columns:repeat(2,1fr)}.team-head{display:block}.detail-grid{grid-template-columns:100px 1fr;gap:25px}.contact-page{padding:135px 0 85px}.contact-methods{margin-top:40px}.footer-grid{grid-template-columns:1fr 1fr;gap:45px 25px;padding-bottom:65px}.footer-bottom{flex-wrap:wrap}.story-image{height:530px}}
@media(max-width:580px){.hero{min-height:670px}.hero::before{background-position:58% center}.hero::after{background:linear-gradient(90deg,rgba(4,23,23,.79),rgba(4,23,23,.32)),linear-gradient(0deg,rgba(4,23,23,.65),transparent 50%)}.hero h1{font-size:clamp(48px,12vw,70px)}.hero-intro{font-size:13px}.hero-actions{gap:10px}.hero-actions .btn{width:100%;justify-content:space-between}.hero-bottom{bottom:18px}.hero-bottom>span{display:none}.section-title{font-size:41px}.section-head{display:block}.section-head .text-link{margin-top:25px}.service-grid{grid-template-columns:1fr;border:0}.service-card,.service-card:nth-child(3){border:1px solid var(--line);border-bottom:0;min-height:245px;padding:27px}.service-card:last-child{border-bottom:1px solid var(--line)}.service-card h3{font-size:27px}.editorial-visual{height:380px}.editorial-content{padding:65px 22px}.approach-step{grid-template-columns:70px 1fr;gap:18px}.approach-step .step-num{font-size:44px}.focus-section{padding:83px 0}.focus-point span{font-size:19px}.contact-band{padding:95px 0}.page-hero h1{font-size:53px}.page-hero p{font-size:13px}.story-image{height:410px}.statement-band{padding:83px 0}.principle-grid,.team-grid{grid-template-columns:1fr}.team-head{margin-bottom:32px}.team-member{min-height:165px}.detail-grid{grid-template-columns:1fr;gap:15px}.detail-index{font-size:60px}.service-detail{padding:72px 0}.detail-list{grid-template-columns:1fr}.contact-layout{gap:45px}.contact-form-wrap{padding:28px 23px}.form-grid{grid-template-columns:1fr;gap:18px}.contact-method a,.contact-method address{font-size:19px}.contact-photo{height:280px}.footer{padding-top:65px}.footer-grid{grid-template-columns:1fr 1fr;gap:40px 15px}.footer-grid>div:first-child,.footer-grid>div:last-child{grid-column:1/-1}.footer-bottom{font-size:9px}.marquee-inner span:last-child{display:none}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*::before,*::after{animation-duration:.01ms!important;transition-duration:.01ms!important}[data-reveal]{opacity:1;transform:none}}

/* Brand-led editorial redesign: eagle green, architectural grey and white. */
:root{
  --green:#075436;
  --green-dark:#052f24;
  --green-mid:#147349;
  --cream:#f4f6f4;
  --sand:#e7ece9;
  --gold:#c3ddcc;
  --gold-light:#e4f3e9;
  --ink:#173529;
  --muted:#5e7067;
  --line:rgba(7,84,54,.20);
}
body{background:var(--cream)}
.eyebrow--green{color:var(--green-mid)}
.section-title em,.intro-lead em{color:var(--green-mid)}
.btn--gold{background:#cce8d5;color:#063c27}
.btn--gold:hover{background:white}
.site-header,.site-header--solid,.is-scrolled .site-header,.menu-open .site-header{
  background:rgba(247,250,248,.97);
  color:var(--green-dark);
  border-color:rgba(7,84,54,.14);
  box-shadow:0 8px 30px rgba(4,39,26,.08);
  backdrop-filter:blur(16px);
}
.brand{gap:11px}
.brand img{height:54px;width:59px;object-fit:contain}
.brand-name{color:var(--green);letter-spacing:.125em}
.brand-sub{color:#7b8982;letter-spacing:.13em;font-size:8px}
.header-contact,.site-header--solid .header-contact,.is-scrolled .header-contact,.menu-open .header-contact{
  background:var(--green);border-color:var(--green);color:#fff;
}
.header-contact:hover{background:var(--green-mid);border-color:var(--green-mid);color:#fff}
.main-nav a::after{background:var(--green)}
.footer{background:#062c22}
.footer .brand-name{color:#fff}
.footer .brand-sub{color:#b3d5c1}
.footer .brand img{filter:brightness(0) invert(.96)}
.footer-heading{color:#a4d9b8}

/* Immersive imagery on every page and throughout the content. */
.hero{background:#072c22}
.hero::before{background-image:url('images/home-city.webp');background-position:center center}
.hero::after{background:linear-gradient(90deg,rgba(3,32,22,.88) 0%,rgba(3,32,22,.65) 38%,rgba(4,28,21,.13) 85%),linear-gradient(0deg,rgba(3,30,21,.42),transparent 45%)}
.hero h1 em,.page-hero h1 em{color:#d6f4df}
.marquee-strip{background:#075436}
.marquee-inner span:nth-child(2),.marquee-inner span:nth-child(4){color:#b1dbbe}
.page-hero{
  min-height:680px;
  display:flex;
  align-items:center;
  padding:170px 0 110px;
  background-image:linear-gradient(90deg,rgba(3,34,25,.9),rgba(4,42,31,.64) 54%,rgba(4,42,31,.20)),url('images/about-hero.webp');
  background-size:cover;
  background-position:center center;
}
.page-hero--short{
  background-image:linear-gradient(90deg,rgba(3,34,25,.91),rgba(4,42,31,.65) 54%,rgba(4,42,31,.24)),url('images/services-hero.webp');
  background-position:center 45%;
}
.connect-hero{
  background-image:linear-gradient(90deg,rgba(3,34,25,.91),rgba(4,42,31,.65) 54%,rgba(4,42,31,.21)),url('images/city.webp');
}
.page-hero p{color:#eff7f0;text-shadow:0 1px 12px rgba(0,0,0,.35)}
.page-hero h1{text-shadow:0 2px 16px rgba(0,0,0,.16)}

.intro-section{background:#fff;padding-bottom:120px}
.intro-grid{align-items:start}
.outline-eagle{display:none}
.intro-grid>div:first-child::after{
  content:"";display:block;height:270px;margin-top:34px;
  background:url('images/architecture.webp') center 43%/cover no-repeat;
  border-bottom:8px solid var(--green);
}
.intro-right{padding-top:66px}
.services-section{background:#e7ece9}
.service-grid{gap:13px;border:0}
.service-card,.service-card:nth-child(3){
  min-height:430px;
  color:#fff;
  border:1px solid rgba(255,255,255,.23);
  background-position:center;
  background-size:cover;
  box-shadow:0 16px 35px rgba(9,50,33,.13);
}
.service-card:nth-child(1){background-image:linear-gradient(180deg,rgba(3,39,28,.24),rgba(3,36,26,.87)),url('images/hero.webp')}
.service-card:nth-child(2){background-image:linear-gradient(180deg,rgba(3,39,28,.24),rgba(3,36,26,.87)),url('images/architecture.webp')}
.service-card:nth-child(3){background-image:linear-gradient(180deg,rgba(3,39,28,.24),rgba(3,36,26,.87)),url('images/home-city.webp')}
.service-card:nth-child(4){background-image:linear-gradient(180deg,rgba(3,39,28,.24),rgba(3,36,26,.87)),url('images/about-hero.webp')}
.service-card::before{background:rgba(5,89,54,.65);transform:translateY(102%)}
.service-card:hover{transform:translateY(-6px)}
.service-card:hover::before{transform:translateY(0)}
.service-card h3{font-size:32px;text-shadow:0 2px 9px rgba(0,0,0,.16)}
.service-card .service-number,.service-card .service-desc,.service-card:hover .service-number,.service-card:hover .service-desc{color:#e5f1e8}
.service-card .arrow-circle{border-color:rgba(255,255,255,.7)}
.editorial-visual{background-image:url('images/about-hero.webp');background-position:center}
.editorial-content{background:var(--green)}
.editorial-content .section-title em,.contact-band .section-title em{color:#aee0c0}
.approach-section{background:#fbfcfb}
.approach-list{gap:25px}
.approach-step{
  background:#eef3ef;
  border:1px solid rgba(7,84,54,.10);
  padding:0 22px 26px;
  box-shadow:0 12px 34px rgba(6,50,34,.06);
}
.approach-step::before{content:"";display:block;height:145px;margin:0 -22px 25px;background-size:cover;background-position:center}
.approach-step:nth-child(1)::before{background-image:linear-gradient(rgba(5,74,42,.12),rgba(5,74,42,.12)),url('images/city.webp')}
.approach-step:nth-child(2)::before{background-image:linear-gradient(rgba(5,74,42,.12),rgba(5,74,42,.12)),url('images/services-hero.webp')}
.approach-step:nth-child(3)::before{background-image:linear-gradient(rgba(5,74,42,.12),rgba(5,74,42,.12)),url('images/architecture.webp')}
.approach-step h3{color:var(--green-dark)}
.approach-step .step-num{color:var(--green)}
.focus-section{
  background:linear-gradient(90deg,rgba(237,245,239,.98) 0%,rgba(234,243,237,.91) 55%,rgba(227,239,231,.60)),url('images/services-hero.webp') center/cover no-repeat;
}
.focus-points{padding:20px 32px;background:rgba(255,255,255,.88);box-shadow:0 20px 46px rgba(6,50,34,.12)}
.contact-band{
  background:linear-gradient(90deg,rgba(3,46,30,.89),rgba(3,55,37,.73)),url('images/city.webp') center 53%/cover no-repeat;
}
.contact-band::before{display:none}
.contact-band .section-copy{color:#e2f0e7}
.statement-band{
  color:#fff;
  background:linear-gradient(90deg,rgba(3,46,31,.93),rgba(3,46,31,.76)),url('images/hero.webp') center/cover;
}
.statement-band .eyebrow{color:#bde8c9}
.principle{
  background:#fff;border:1px solid rgba(7,84,54,.13);
  padding:0 24px 25px;box-shadow:0 14px 25px rgba(4,35,23,.04)
}
.principle::before{content:"";display:block;height:160px;margin:0 -24px 25px;background-size:cover;background-position:center}
.principle:nth-child(1)::before{background-image:url('images/architecture.webp')}
.principle:nth-child(2)::before{background-image:url('images/city.webp')}
.principle:nth-child(3)::before{background-image:url('images/about-hero.webp')}
.principle span{color:var(--green)}
.team-section{background:#e3eae5}
.team-grid{background:rgba(7,84,54,.20);border-color:rgba(7,84,54,.20)}
.team-member{background:#f7faf7;border-top:5px solid #2f9159}
.team-member:nth-child(even){background:#e9f0eb}
.service-detail:nth-child(even){background:#eaf0eb}
.detail-grid>div:first-child::after{
  content:"";display:block;max-width:400px;height:280px;margin-top:27px;
  background-size:cover;background-position:center;
  box-shadow:18px 18px 0 #d2e3d6;
}
#buying .detail-grid>div:first-child::after{background-image:url('images/hero.webp')}
#selling .detail-grid>div:first-child::after{background-image:url('images/architecture.webp')}
#investment .detail-grid>div:first-child::after{background-image:url('images/home-city.webp')}
#market .detail-grid>div:first-child::after{background-image:url('images/about-hero.webp')}
.detail-index{color:#73a689}
.detail-list li::before{color:var(--green)}
.faq-section{background:#fbfcfb}
.faq-grid>div:first-child::after{content:"";display:block;height:290px;margin-top:32px;background:url('images/services-hero.webp') center/cover no-repeat}

/* One dedicated enquiry page with an embedded office map. */
.contact-page{padding:105px 0 105px}
.contact-info h1,.contact-info h2{
  font-family:var(--font-display);font-size:clamp(46px,5.2vw,82px);
  font-weight:400;line-height:1.12;letter-spacing:-.045em;margin:25px 0 28px
}
.contact-info h2 em{color:var(--green-mid)}
.contact-form-wrap{background:#e8f0e9;border-top:6px solid var(--green);box-shadow:0 22px 60px rgba(9,49,33,.09)}
.map-section{background:#e5ebe6;padding:94px 0 105px}
.map-head{display:flex;align-items:end;justify-content:space-between;gap:25px;margin-bottom:35px}
.map-head .section-title{margin-bottom:12px}
.map-head .section-copy{margin:0}
.map-head .text-link{white-space:nowrap;margin-bottom:10px}
.map-section iframe{display:block;width:100%;height:460px;border:0;box-shadow:0 21px 40px rgba(5,44,29,.13);background:#dce8df}
.map-note{color:var(--muted);font-size:11px;margin-top:17px}
.contact-photo{background-image:url('images/home-city.webp');height:380px}

@media(max-width:1150px){
  .service-grid{grid-template-columns:repeat(2,1fr)}
  .service-card:nth-child(-n+2){border-bottom:1px solid rgba(255,255,255,.23)}
}
@media(max-width:850px){
  .brand img{height:45px;width:50px}
  .hero{min-height:690px}
  .page-hero{min-height:580px;padding:135px 0 80px}
  .intro-right{padding-top:0}
  .approach-step{display:block}
  .approach-step p{margin-top:15px}
  .map-head{display:block}
  .map-head .text-link{display:inline-flex;margin-top:22px}
  .detail-grid>div:first-child::after{height:210px}
}
@media(max-width:580px){
  .service-grid{grid-template-columns:1fr;gap:12px}
  .service-card,.service-card:nth-child(3){min-height:325px}
  .page-hero{min-height:610px;background-position:60% center}
  .intro-grid>div:first-child::after{height:210px}
  .focus-points{padding:14px 19px}
  .detail-grid>div:first-child::after{height:230px;max-width:100%;margin-bottom:20px}
  .map-section{padding:70px 0}
  .map-section iframe{height:340px}
  .contact-photo{height:235px}
  .mobile-nav a:last-child{margin-top:14px}
  .mobile-nav a:nth-last-child(2){font-family:var(--font-body);font-size:12px;letter-spacing:.16em;text-transform:uppercase;margin-top:24px;border:1px solid var(--green);background:var(--green);color:#fff;text-align:center}
}

/* Community guide navigation, directory, individual guides and comparison. */
.communities-teaser{padding:120px 0 132px;background:#fff}
.communities-teaser .section-head{margin-bottom:15px}
.communities-teaser__intro{margin:0 0 38px;max-width:680px}
.communities-teaser__grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:16px}
.communities-teaser__card{
  min-height:385px;display:flex;flex-direction:column;align-items:flex-start;justify-content:flex-end;
  padding:30px;color:white;background-image:linear-gradient(0deg,rgba(3,36,26,.9),rgba(3,36,26,.11) 76%),var(--scene-image);
  background-size:cover;background-position:center;transition:transform .3s ease
}
.communities-teaser__card:hover{transform:translateY(-6px)}
.communities-teaser__card span{font-size:10px;text-transform:uppercase;letter-spacing:.18em;color:#c2e5ce}
.communities-teaser__card h3{font-family:var(--font-display);font-size:clamp(28px,2.7vw,42px);font-weight:400;line-height:1.12;margin:12px 0}
.communities-teaser__card small{font-size:11px;letter-spacing:.07em;margin-top:7px}
.visually-hidden{position:absolute!important;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}
.nav-dropdown{display:flex;align-items:center}
.nav-dropdown>a>span{margin-left:4px;font-size:15px}
.mega-menu{
  position:absolute;top:100%;left:0;right:0;z-index:99;
  background:rgba(250,252,250,.99);color:var(--green-dark);
  border-top:1px solid rgba(8,70,48,.12);
  box-shadow:0 22px 35px rgba(4,30,20,.14);
  visibility:hidden;opacity:0;pointer-events:none;
  transform:translateY(-8px);transition:opacity .17s ease,transform .17s ease,visibility .17s;
}
.nav-dropdown:hover .mega-menu,.nav-dropdown:focus-within .mega-menu{visibility:visible;opacity:1;pointer-events:auto;transform:translateY(0)}
.mega-grid{padding-top:34px;padding-bottom:37px;display:grid;grid-template-columns:.8fr .9fr .9fr 2.3fr;gap:36px}
.mega-heading{font-size:11px;font-weight:700;letter-spacing:.2em;text-transform:uppercase;color:#60746b;margin-bottom:18px}
.mega-group{display:flex;flex-direction:column;align-items:flex-start;gap:0}
.mega-group>a:not(.mega-feature){font-size:13px;font-weight:500;letter-spacing:0;padding:8px 0;line-height:1.5}
.mega-group>a::after{display:none}
.mega-group>a:hover{color:var(--green-mid)}
.mega-feature-grid{display:grid;grid-template-columns:1fr 1fr;gap:13px;width:100%}
.mega-feature{background-image:linear-gradient(0deg,rgba(3,43,27,.68),transparent 58%),var(--scene-image);background-size:cover;background-position:center;height:150px;position:relative;display:flex;align-items:flex-end;border-radius:5px;overflow:hidden}
.mega-feature span{color:white;font-weight:700;font-size:13px;padding:13px 15px;text-shadow:0 2px 10px #000}
.mega-feature:hover{transform:translateY(-3px)}

.directory-hero,.compare-hero,.community-hero{
  background-position:center;background-size:cover;color:white;position:relative;
  isolation:isolate;display:flex;align-items:center
}
.directory-hero{min-height:690px;background-image:linear-gradient(90deg,rgba(3,40,27,.88),rgba(3,40,27,.61) 48%,rgba(3,40,27,.12)),url('images/home-city.webp')}
.directory-hero .container,.compare-hero .container,.community-hero .container{padding-top:105px;padding-bottom:100px}
.directory-hero h1,.compare-hero h1,.community-hero h1{
  font-family:var(--font-display);font-weight:400;letter-spacing:-.045em;
  font-size:clamp(57px,6.9vw,109px);line-height:1.09;margin:22px 0;
  max-width:920px
}
.directory-hero h1 em,.compare-hero h1 em{color:#d1efd9}
.directory-hero p,.compare-hero p,.community-hero p{font-size:15px;line-height:1.9;max-width:530px;color:#e9f4eb}
.directory-hero .btn{margin-top:25px}
.directory-intro{padding:112px 0;background:#fcfdfc}
.directory-intro__top{display:grid;grid-template-columns:1fr .78fr;align-items:end;gap:80px;margin-bottom:52px}
.directory-intro__top .section-copy{margin-bottom:20px}
.directory-featured{display:grid;grid-template-columns:1.15fr .85fr;gap:18px}
.directory-featured>a{
  display:flex;flex-direction:column;align-items:flex-start;justify-content:flex-end;
  padding:36px;color:#fff;min-height:355px;
  background-image:linear-gradient(0deg,rgba(3,39,26,.84),rgba(3,39,26,.14) 70%),var(--scene-image);
  background-size:cover;background-position:center;overflow:hidden
}
.directory-featured>a:hover{transform:translateY(-5px)}
.directory-featured strong{font-family:var(--font-display);font-size:clamp(32px,3.2vw,51px);font-weight:400;margin:8px 0}
.directory-featured>a>span:last-child{font-size:12px;letter-spacing:.07em;margin-top:12px}
.directory-listing{padding:113px 0 120px;background:#e9efeb}
.directory-controls{display:flex;justify-content:space-between;align-items:end;gap:35px}
.directory-controls .section-title{margin-bottom:10px}
.directory-count{font-size:12px;color:var(--muted);margin:0 0 12px}
.directory-search{display:flex;align-items:center;gap:12px;background:#fff;border:1px solid #c6d8cb;padding:0 18px;width:min(390px,100%);min-height:55px;margin-bottom:15px}
.directory-search svg{color:var(--green);flex-shrink:0}
.directory-search input{width:100%;background:transparent;border:0;outline:0;font-size:13px;color:var(--ink)}
.directory-filters{display:flex;gap:10px;flex-wrap:wrap;margin:37px 0 34px}
.directory-filter{background:transparent;border:1px solid #adc5b5;padding:12px 18px;color:var(--green-dark);font-size:11px;letter-spacing:.04em}
.directory-filter:hover,.directory-filter.is-selected{background:var(--green);border-color:var(--green);color:white}
.community-card-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:20px}
.community-card{display:flex;flex-direction:column;min-width:0;background:#fff;transition:transform .23s ease,box-shadow .23s ease;overflow:hidden;border:1px solid rgba(7,84,54,.1)}
.community-card[hidden]{display:none!important}
.community-card:hover{transform:translateY(-5px);box-shadow:0 18px 34px rgba(4,42,27,.13)}
.community-card__photo{height:230px;position:relative;background-image:linear-gradient(0deg,rgba(2,40,26,.27),rgba(2,40,26,.06)),var(--scene-image);background-size:cover;background-position:center;overflow:hidden}
.community-card__kind{position:absolute;top:17px;left:17px;background:rgba(246,250,247,.93);color:var(--green);text-transform:uppercase;letter-spacing:.13em;font-size:9px;font-weight:700;padding:10px 12px}
.community-card__body{display:flex;align-items:start;justify-content:space-between;gap:16px;padding:27px 24px 28px;flex:1}
.community-card h3{font-family:var(--font-display);font-size:27px;line-height:1.15;font-weight:400;margin:0 0 9px}
.community-card p{font-size:12px;color:var(--muted);line-height:1.7;margin:0}
.community-card__arrow{display:grid;place-items:center;flex:0 0 35px;border:1px solid #91bca1;border-radius:50%;width:35px;height:35px;color:var(--green)}
.directory-empty{background:#fff;padding:35px;text-align:center;color:var(--muted)}
.directory-disclaimer{max-width:820px;font-size:11px;line-height:1.9;color:#718279;margin:34px 0 0}

.community-hero{min-height:630px;background-image:linear-gradient(90deg,rgba(3,36,25,.9),rgba(3,36,25,.55) 55%,rgba(3,36,25,.13)),var(--scene-image)}
.community-hero h1{font-size:clamp(62px,7vw,112px);max-width:1000px}
.community-hero .btn{margin-top:28px}
.breadcrumbs{display:flex;flex-wrap:wrap;align-items:center;gap:12px;font-size:11px;color:#e3f2e7;margin-bottom:65px}
.breadcrumbs a:hover{color:#fff;text-decoration:underline}
.breadcrumbs span{opacity:.7}
.community-overview{padding:125px 0 115px;background:#fff}
.community-overview__grid{display:grid;grid-template-columns:1.2fr .67fr;gap:13%;align-items:start}
.community-lede{font-family:var(--font-display);font-size:clamp(23px,2.4vw,34px);line-height:1.55;max-width:770px;letter-spacing:-.015em}
.community-overview .section-copy{margin-top:27px}
.community-glance{background:#e7f0e9;border-top:6px solid var(--green);padding:33px 32px 37px;box-shadow:0 24px 45px rgba(3,43,27,.08)}
.community-glance__row{border-bottom:1px solid var(--line);display:flex;flex-direction:column;gap:10px;padding:20px 0}
.community-glance__row>span{font-size:10px;text-transform:uppercase;letter-spacing:.15em;color:var(--muted)}
.community-glance__row strong{font-family:var(--font-display);font-weight:400;font-size:22px;line-height:1.4}
.community-glance .text-link{margin-top:28px}
.community-tradeoffs{padding:112px 0 125px;background:#e8efea}
.community-tradeoffs .section-copy{margin-bottom:37px}
.tradeoff-grid{display:grid;grid-template-columns:1fr 1fr;gap:22px}
.tradeoff-panel{background:#fff;padding:42px 43px 55px}
.tradeoff-panel--positive{border-top:6px solid #147c4d}
.tradeoff-panel--consider{border-top:6px solid #93a59b}
.tradeoff-panel__heading{display:flex;align-items:center;gap:17px;margin-bottom:18px}
.tradeoff-panel__heading span{display:grid;place-items:center;width:37px;height:37px;border-radius:50%;font-size:26px;background:#e0f2e7;color:var(--green)}
.tradeoff-panel--consider .tradeoff-panel__heading span{background:#ebedeb;color:#63776b}
.tradeoff-panel h3{font-family:var(--font-display);font-size:29px;font-weight:400;margin:0}
.tradeoff-panel ul{padding:0;margin:0;list-style:none}
.tradeoff-panel li{padding:20px 0 20px 22px;border-bottom:1px solid var(--line);font-size:14px;line-height:1.7;position:relative;color:#3f5147}
.tradeoff-panel li::before{content:"↗";position:absolute;left:0;color:var(--green)}
.tradeoff-panel--consider li::before{content:"—";color:#6a7a70}
.community-image-break{height:340px;background-image:linear-gradient(0deg,rgba(3,46,30,.42),transparent),var(--scene-image);background-size:cover;background-position:center;position:relative}
.community-image-break .container{height:100%;display:flex;align-items:end;padding-bottom:22px}
.community-image-break span{display:inline-block;background:rgba(255,255,255,.94);color:var(--green);padding:12px 15px;font-size:9px;letter-spacing:.14em;text-transform:uppercase;font-weight:700}
.community-compare{padding:118px 0 125px;background:#fff}
.community-compare__heading{display:flex;align-items:end;justify-content:space-between;gap:30px;margin-bottom:43px}
.community-compare__heading .text-link{white-space:nowrap;margin-bottom:12px}
.community-card-grid--related{gap:18px}
.community-compare__more{text-align:center;margin-top:44px}
.community-next{background:var(--green);color:white;padding:85px 0}
.community-next__inner{display:flex;align-items:center;justify-content:space-between;gap:35px}
.community-next h2{font-family:var(--font-display);font-size:clamp(34px,4.5vw,62px);font-weight:400;margin:12px 0}
.community-next p{font-size:13px;color:#d6eadd;line-height:1.9;max-width:570px}
.community-disclosure{background:#dfe8e1;padding:22px 0;color:#53685b;font-size:10px;line-height:1.8}

.compare-hero{min-height:510px;background-image:linear-gradient(90deg,rgba(3,39,26,.91),rgba(3,39,26,.61)),url('images/about-hero.webp')}
.compare-hero h1{font-size:clamp(56px,6.5vw,94px)}
.compare-main{padding:110px 0 128px;background:#eef3ee}
.compare-controls{display:grid;grid-template-columns:1fr 45px 1fr auto;align-items:end;gap:17px;margin:38px 0 45px;padding:30px;background:#fff;border:1px solid #d3e2d6}
.compare-controls label{display:grid;gap:12px;font-size:10px;text-transform:uppercase;letter-spacing:.13em;font-weight:700;color:#4f715e}
.compare-controls select{border:1px solid #b6cbbd;background:#f7faf7;color:var(--green-dark);height:51px;padding:0 12px;font-size:14px;min-width:0}
.compare-vs{align-self:center;justify-self:center;margin-top:19px;font-family:var(--font-display);font-size:26px;color:var(--green)}
.compare-controls .btn{min-height:51px}
.comparison-columns{display:grid;grid-template-columns:1fr 1fr;gap:22px}
.compare-panel{background:#fff;border:1px solid #cfe0d4;overflow:hidden}
.compare-panel__photo{height:250px;background-image:linear-gradient(0deg,rgba(4,47,30,.65),transparent 65%),var(--scene-image);background-size:cover;background-position:center;position:relative}
.compare-panel__photo span{position:absolute;bottom:22px;left:25px;color:#fff;font-size:11px;letter-spacing:.14em;text-transform:uppercase}
.compare-panel__content{padding:32px 33px 42px}
.compare-panel__content h3{font-family:var(--font-display);font-size:42px;font-weight:400;margin:0 0 10px}
.compare-panel__tagline{font-weight:700;color:var(--green-mid);font-size:13px}
.compare-panel__intro{font-size:13px;line-height:1.85;color:var(--muted);min-height:125px}
.compare-panel__content h4{font-size:12px;text-transform:uppercase;letter-spacing:.12em;color:var(--green);margin:32px 0 13px}
.compare-panel__list{padding:0;margin:0;list-style:none}
.compare-panel__list li{padding:12px 0 12px 22px;border-bottom:1px solid var(--line);font-size:12px;line-height:1.7;position:relative}
.compare-panel__list li::before{content:"+";position:absolute;left:0;color:var(--green);font-weight:700}
.compare-panel__list--cons li::before{content:"−";color:#718078}
.compare-panel__content .text-link{margin-top:32px}
.compare-hint{grid-column:1/-1;text-align:center;padding:35px;background:#fff;color:var(--muted)}
.mobile-nav{overflow-y:auto}

@media(min-width:851px) and (max-width:1080px){
  .main-nav,.header-contact{display:none}
  .menu-toggle{display:flex}
  .mobile-nav{display:flex;position:fixed;z-index:99;inset:91px 0 0;background:var(--cream);color:var(--green);padding:35px 40px 60px;flex-direction:column;visibility:hidden;opacity:0;pointer-events:none;transition:opacity .25s,visibility .25s}
  .mobile-nav.is-open{visibility:visible;opacity:1;pointer-events:auto}
  .mobile-nav a{border-bottom:1px solid var(--line);font-family:var(--font-display);font-size:34px;padding:15px 0}
}
@media(max-width:1040px){
  .mega-grid{grid-template-columns:1fr 1fr;gap:26px}
  .directory-intro__top{gap:45px}
  .community-card-grid{grid-template-columns:repeat(2,minmax(0,1fr))}
  .communities-teaser__grid{grid-template-columns:repeat(2,minmax(0,1fr))}
  .compare-controls{grid-template-columns:1fr 32px 1fr}
  .compare-controls .btn{grid-column:1/-1}
}
@media(max-width:760px){
  .directory-hero,.community-hero{min-height:590px}
  .directory-hero .container,.compare-hero .container,.community-hero .container{padding-top:120px;padding-bottom:70px}
  .directory-intro__top,.community-overview__grid{grid-template-columns:1fr;gap:25px}
  .directory-featured{grid-template-columns:1fr}
  .directory-featured>a{min-height:300px}
  .directory-controls{display:block}
  .directory-search{margin-top:20px;width:100%}
  .tradeoff-grid,.comparison-columns{grid-template-columns:1fr}
  .community-compare__heading{display:block}
  .community-compare__heading .text-link{margin-top:20px}
  .community-next__inner{display:block}
  .community-next .btn{margin-top:20px}
  .compare-panel__intro{min-height:0}
}
@media(max-width:580px){
  .communities-teaser{padding:80px 0}
  .communities-teaser__grid{grid-template-columns:1fr}
  .communities-teaser__card{min-height:310px}
  .directory-hero h1,.community-hero h1,.compare-hero h1{font-size:50px}
  .directory-intro,.directory-listing,.community-overview,.community-tradeoffs,.community-compare,.compare-main{padding:75px 0}
  .community-card-grid{grid-template-columns:1fr}
  .community-card__photo{height:230px}
  .community-glance,.tradeoff-panel{padding:25px}
  .community-image-break{height:230px}
  .compare-controls{grid-template-columns:1fr;gap:15px;padding:20px}
  .compare-vs{margin:0}
  .compare-panel__content{padding:25px}
  .directory-filters{gap:7px}
  .directory-filter{padding:10px 12px}
  .breadcrumbs{margin-bottom:43px}
  .mobile-nav a{font-size:27px;padding:12px 0}
}

/* 2026 refinement: photography that loads reliably, richer editorial sections,
   and a more forgiving Communities navigation experience. */
.scene-photo{display:block;position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center}
.communities-teaser__card,.directory-featured>a,.mega-feature{position:relative;isolation:isolate;overflow:hidden;background-image:none}
.communities-teaser__card::before,.directory-featured>a::before,.mega-feature::before{
  content:"";position:absolute;inset:0;z-index:1;pointer-events:none
}
.communities-teaser__card::before{background:linear-gradient(0deg,rgba(2,36,25,.91),rgba(2,36,25,.26) 72%,rgba(2,36,25,.07))}
.directory-featured>a::before{background:linear-gradient(0deg,rgba(2,36,25,.86),rgba(2,36,25,.12) 75%)}
.mega-feature::before{background:linear-gradient(0deg,rgba(2,36,25,.78),transparent 72%)}
.communities-teaser__card>span,.communities-teaser__card>h3,.communities-teaser__card>small,
.directory-featured>a>span,.directory-featured>a>strong,.mega-feature>span{position:relative;z-index:2}
.communities-teaser__card:hover .scene-photo,.directory-featured>a:hover .scene-photo,.mega-feature:hover .scene-photo{transform:scale(1.035)}
.scene-photo{transition:transform .4s ease}
.community-card__photo,.compare-panel__photo{background-image:none;background-color:#c5d9cc}
.community-card__photo::after,.compare-panel__photo::after{
  content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(2,40,26,.24),transparent 80%);pointer-events:none
}
.community-card__kind,.compare-panel__photo span{z-index:2}
.community-hero{overflow:hidden;isolation:isolate;background-image:none;background-color:#133e2b}
.community-hero::after{
  content:"";position:absolute;inset:0;z-index:0;pointer-events:none;
  background:linear-gradient(90deg,rgba(2,36,25,.92),rgba(2,36,25,.52) 58%,rgba(2,36,25,.16))
}
.community-hero .container{position:relative;z-index:1}
.community-image-break{overflow:hidden;background-image:none;background-color:#19432e}
.community-image-break::before{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(0deg,rgba(3,36,25,.38),transparent)}
.community-image-break .container{position:relative;z-index:2}

.nav-dropdown{align-self:stretch;gap:4px}
.nav-dropdown>a{display:inline-flex;align-items:center}
.mega-toggle{
  display:grid;place-items:center;width:27px;height:36px;padding:0;border:0;background:transparent;
  color:inherit;font-size:19px;line-height:1;transition:transform .2s ease
}
.nav-dropdown.is-open .mega-toggle{transform:rotate(180deg)}
.mega-menu{transform:none;transition:opacity .20s ease,visibility .20s ease;max-height:min(70vh,620px);overflow-y:auto}
.nav-dropdown:not(.is-open) .mega-menu{visibility:hidden;opacity:0;pointer-events:none;transform:none}
.nav-dropdown.is-open .mega-menu{visibility:visible;opacity:1;pointer-events:auto;transform:none}
.mega-feature{height:142px}
.mega-grid{padding-top:31px;padding-bottom:33px}

/* Company proof, with verifiable facts rather than invented sales figures. */
.experience-section{display:grid;grid-template-columns:43% 57%;min-height:615px;background:#ebf1ed}
.experience-photo{
  position:relative;min-height:520px;
  background:linear-gradient(0deg,rgba(3,39,26,.56),transparent 58%),url('images/city.webp') center/cover no-repeat
}
.experience-photo span{
  position:absolute;bottom:29px;left:36px;color:#fff;font-size:10px;font-weight:700;
  text-transform:uppercase;letter-spacing:.18em;text-shadow:0 1px 8px rgba(0,0,0,.35)
}
.experience-story{display:flex;flex-direction:column;justify-content:center;padding:72px clamp(40px,7vw,115px)}
.experience-story .section-title{font-size:clamp(36px,3.5vw,57px);margin-bottom:15px}
.experience-story .section-copy{max-width:660px;margin-bottom:33px}
.experience-facts{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:20px;margin-bottom:31px}
.experience-facts>div{padding-top:15px;border-top:2px solid #3a9361}
.experience-facts strong{display:block;font-family:var(--font-display);font-weight:400;font-size:clamp(33px,3.1vw,52px);line-height:1.2;color:var(--green)}
.experience-facts span{display:block;font-size:11px;line-height:1.7;color:#587467;margin-top:8px}
.experience-story>.text-link{align-self:flex-start}

/* A subtle charcoal/green veil replaces the overpowering pale home wash. */
.focus-section{
  background:linear-gradient(90deg,rgba(3,36,25,.79) 0%,rgba(3,36,25,.59) 55%,rgba(3,36,25,.33) 100%),
    url('images/services-hero.webp') center/cover no-repeat;
  color:#fff
}
.focus-section .eyebrow{color:#b8e6c7}
.focus-section .section-title em{color:#c5eacf}
.focus-section .section-copy{color:#eef6f0;text-shadow:0 1px 8px rgba(0,0,0,.25)}
.focus-points{background:rgba(248,253,249,.93);color:var(--green-dark);border-top:5px solid #2c8c58;box-shadow:0 22px 46px rgba(2,25,16,.18)}

/* Team section: rich architectural backdrop and editorial tiles, no fake portraits. */
.team-section{
  background:linear-gradient(120deg,rgba(3,42,28,.92),rgba(4,55,37,.85)),url('images/architecture.webp') center/cover no-repeat;
  color:#fff
}
.team-section .team-head .section-title{color:#fff}
.team-section .team-head .section-title em{color:#bde9c9}
.team-section .team-head .eyebrow{color:#bde9c9}
.team-section .team-head .section-copy{color:#e4f1e8}
.team-grid{border:0;background:transparent;gap:15px}
.team-member,.team-member:nth-child(even){
  position:relative;min-height:255px;padding:30px;background:linear-gradient(147deg,rgba(255,255,255,.98),rgba(233,242,236,.94));
  border-top:4px solid #3caa6c;box-shadow:0 20px 48px rgba(1,25,15,.19);color:var(--green-dark)
}
.team-member:nth-child(even){background:linear-gradient(147deg,#e0ebe3,#f7fbf8)}
.team-member::before{
  content:"";position:absolute;top:23px;right:25px;width:53px;height:53px;
  background:repeating-linear-gradient(120deg,transparent 0 8px,rgba(34,122,74,.12) 8px 10px);
  border:1px solid rgba(27,117,66,.19);border-radius:50%
}
.team-member h3{font-size:clamp(24px,2vw,32px)}
.team-member .member-index{color:#337b51}

/* Expertise: make the image the section itself, rather than a small inset. */
.service-detail,.service-detail:nth-child(even){
  position:relative;isolation:isolate;display:flex;align-items:center;
  min-height:610px;padding:110px 0;color:#fff;border-bottom:1px solid rgba(255,255,255,.22);
  background-position:center;background-size:cover;background-repeat:no-repeat
}
#buying{background-image:linear-gradient(90deg,rgba(3,38,27,.83),rgba(3,38,27,.71)),url('images/hero.webp')}
#selling{background-image:linear-gradient(90deg,rgba(3,38,27,.83),rgba(3,38,27,.68)),url('images/architecture.webp')}
#investment{background-image:linear-gradient(90deg,rgba(3,38,27,.80),rgba(3,38,27,.72)),url('images/home-city.webp')}
#market{background-image:linear-gradient(90deg,rgba(3,38,27,.82),rgba(3,38,27,.67)),url('images/about-hero.webp')}
.service-detail .detail-grid{grid-template-columns:.58fr 1.42fr;gap:7%;width:min(calc(100% - 88px),var(--container))}
.detail-grid>div:first-child::after{display:none}
.service-detail .eyebrow{color:#c0e8cc}
.service-detail .detail-index{font-size:clamp(95px,10vw,170px);color:rgba(219,247,225,.41);margin-top:15px}
.service-detail .detail-grid>div:last-child{border-left:1px solid rgba(255,255,255,.29);padding-left:clamp(20px,3vw,60px)}
.service-detail h2{color:#fff;text-shadow:0 2px 15px rgba(0,0,0,.18)}
.service-detail h2 em{color:#b9ebcb}
.service-detail .detail-grid p{color:#e8f5eb}
.service-detail .detail-list li{color:#fff;border-bottom:1px solid rgba(227,246,231,.33)}
.service-detail .detail-list li::before{color:#b6ecc6}

/* A city backdrop on the contact page, retaining a crisp readable form. */
.contact-page{
  padding:156px 0 122px;
  background:linear-gradient(90deg,rgba(3,35,25,.83),rgba(3,35,25,.65) 48%,rgba(3,35,25,.33)),
    url('images/home-city.webp') center/cover no-repeat;color:#fff
}
.contact-info h2{color:#fff;text-shadow:0 2px 18px rgba(0,0,0,.12)}
.contact-info h2 em{color:#bdebc9}
.contact-info>.eyebrow{color:#bdebc9}
.contact-info>p{color:#eff8f1}
.contact-method{border-top-color:rgba(238,255,242,.4)}
.contact-method small{color:#d6eadc}
.contact-method a,.contact-method address{color:#fff;text-shadow:0 1px 9px rgba(0,0,0,.16)}
.contact-method a:hover{color:#c5efd0}
.contact-form-wrap{background:rgba(248,252,249,.96);color:var(--green-dark);box-shadow:0 27px 57px rgba(3,27,18,.27)}
.map-section{background:#e3ede6}

@media(max-width:1050px){
  .experience-section{grid-template-columns:1fr 1.25fr}
  .experience-story{padding:55px 38px}
  .experience-facts{gap:12px}
}
@media(max-width:850px){
  .experience-section{grid-template-columns:1fr}
  .experience-photo{min-height:360px}
  .experience-story{padding:60px 7vw}
  .service-detail .detail-grid{width:min(calc(100% - 42px),var(--container));grid-template-columns:.38fr 1fr;gap:30px}
  .service-detail,.service-detail:nth-child(even){min-height:530px;padding:85px 0}
  .team-grid{grid-template-columns:repeat(2,1fr)}
  .contact-page{padding:130px 0 90px}
}
@media(max-width:580px){
  .experience-photo{min-height:280px}
  .experience-story{padding:52px 22px 62px}
  .experience-facts{grid-template-columns:1fr;gap:16px}
  .experience-facts>div{display:grid;grid-template-columns:112px 1fr;gap:14px;align-items:center}
  .experience-facts span{margin:0}
  .service-detail .detail-grid{grid-template-columns:1fr;gap:13px}
  .service-detail .detail-index{font-size:72px}
  .service-detail .detail-grid>div:last-child{border-left:0;padding-left:0}
  .service-detail,.service-detail:nth-child(even){padding:85px 0;min-height:0}
  .service-detail h2{font-size:clamp(36px,10vw,53px)}
  .service-detail .detail-list{grid-template-columns:1fr}
  .team-grid{grid-template-columns:1fr}
  .team-member,.team-member:nth-child(even){min-height:195px}
  .contact-page{padding:118px 0 75px}
  .contact-info h2{font-size:clamp(47px,12vw,68px)}
}

/* Distinct 2026 AI architectural scenes — hero originals are never small thumbnail files. */
.hero::before{background-image:url('images/site-home-hero.webp')}
.page-hero{background-image:linear-gradient(90deg,rgba(3,34,25,.91),rgba(4,42,31,.62) 54%,rgba(4,42,31,.18)),url('images/site-about-hero.webp')}
.page-hero--short{background-image:linear-gradient(90deg,rgba(3,34,25,.91),rgba(4,42,31,.62) 54%,rgba(4,42,31,.18)),url('images/site-services-hero.webp')}
.connect-hero{background-image:linear-gradient(90deg,rgba(3,34,25,.91),rgba(4,42,31,.62) 54%,rgba(4,42,31,.18)),url('images/site-contact-hero.webp')}
.intro-grid>div:first-child::after{background-image:url('images/site-home-editorial.webp')}
.service-card:nth-child(1){background-image:linear-gradient(180deg,rgba(3,39,28,.24),rgba(3,36,26,.87)),url('images/community-mirdif.webp')}
.service-card:nth-child(2){background-image:linear-gradient(180deg,rgba(3,39,28,.24),rgba(3,36,26,.87)),url('images/community-al-furjan.webp')}
.service-card:nth-child(3){background-image:linear-gradient(180deg,rgba(3,39,28,.24),rgba(3,36,26,.87)),url('images/community-difc.webp')}
.service-card:nth-child(4){background-image:linear-gradient(180deg,rgba(3,39,28,.24),rgba(3,36,26,.87)),url('images/community-dubai-south.webp')}
.editorial-visual{background-image:url('images/site-advice-background.webp')}
.experience-photo{background-image:linear-gradient(0deg,rgba(3,39,26,.56),transparent 58%),url('images/site-investment-background.webp')}
.focus-section{background-image:linear-gradient(90deg,rgba(3,36,25,.79) 0%,rgba(3,36,25,.59) 55%,rgba(3,36,25,.33) 100%),url('images/site-sell-background.webp')}
.directory-hero{background-image:linear-gradient(90deg,rgba(3,40,27,.88),rgba(3,40,27,.61) 48%,rgba(3,40,27,.12)),url('images/site-services-hero.webp')}
.compare-hero{background-image:linear-gradient(90deg,rgba(3,39,26,.91),rgba(3,39,26,.61)),url('images/site-home-hero.webp')}
#buying{background-image:linear-gradient(90deg,rgba(3,38,27,.83),rgba(3,38,27,.71)),url('images/site-advice-background.webp')}
#selling{background-image:linear-gradient(90deg,rgba(3,38,27,.83),rgba(3,38,27,.68)),url('images/site-sell-background.webp')}
#investment{background-image:linear-gradient(90deg,rgba(3,38,27,.80),rgba(3,38,27,.72)),url('images/site-investment-background.webp')}
#market{background-image:linear-gradient(90deg,rgba(3,38,27,.82),rgba(3,38,27,.67)),url('images/community-meydan.webp')}
.contact-page{background-image:linear-gradient(90deg,rgba(3,35,25,.83),rgba(3,35,25,.65) 48%,rgba(3,35,25,.33)),url('images/site-contact-hero.webp')}
.contact-photo{background-image:url('images/site-home-editorial.webp')}
.faq-grid>div:first-child::after{background-image:url('images/site-home-editorial.webp')}

/* Architectural team tiles: each scene differs, and no synthetic portraits imply employee identity. */
.team-member,.team-member:nth-child(even){
  min-height:335px;display:flex;flex-direction:column;justify-content:space-between;
  padding:30px 32px 34px;border-top:4px solid #67bd84;color:#fff;
  background-size:cover;background-position:center;
  box-shadow:0 20px 45px rgba(1,25,15,.26);transition:transform .25s ease,box-shadow .25s ease
}
.team-member:nth-child(1){background-image:linear-gradient(0deg,rgba(1,26,18,.94),rgba(1,26,18,.26)),url('images/site-home-editorial.webp')}
.team-member:nth-child(2){background-image:linear-gradient(0deg,rgba(1,26,18,.94),rgba(1,26,18,.26)),url('images/site-sell-background.webp')}
.team-member:nth-child(3){background-image:linear-gradient(0deg,rgba(1,26,18,.94),rgba(1,26,18,.26)),url('images/site-investment-background.webp')}
.team-member:nth-child(4){background-image:linear-gradient(0deg,rgba(1,26,18,.94),rgba(1,26,18,.26)),url('images/site-advice-background.webp')}
.team-member:nth-child(5){background-image:linear-gradient(0deg,rgba(1,26,18,.94),rgba(1,26,18,.26)),url('images/site-about-hero.webp')}
.team-member:nth-child(6){background-image:linear-gradient(0deg,rgba(1,26,18,.94),rgba(1,26,18,.26)),url('images/site-contact-hero.webp')}
.team-member::before{display:none}
.team-member .member-index{color:#c7eed3;font-weight:700;text-shadow:0 1px 5px rgba(0,0,0,.4)}
.team-member h3{color:#fff;text-shadow:0 2px 12px rgba(0,0,0,.5)}
.team-member p{color:#e0f2e6}
.team-member:hover{transform:translateY(-4px);box-shadow:0 26px 52px rgba(1,25,15,.34)}

/* Stronger contrast in the pros/cons area: no washed-out green backdrop. */
.community-tradeoffs{
  background:radial-gradient(circle at 87% 17%,rgba(57,130,83,.45),transparent 40%),
    linear-gradient(120deg,#082d23 0%,#103d2e 58%,#194737 100%);
  color:#fff
}
.community-tradeoffs .eyebrow{color:#b3e8c5}
.community-tradeoffs .section-title{color:#fff}
.community-tradeoffs .section-title em{color:#b8edcb}
.community-tradeoffs .section-copy{color:#e1f2e8}
.tradeoff-panel{background:#f7faf8;color:#14382a;box-shadow:0 18px 46px rgba(0,0,0,.16)}
.tradeoff-panel--consider{background:#e6eeea;border-top-color:#9cafa4}
.tradeoff-panel h3{color:#113b29}
.tradeoff-panel li{color:#334e40}
@media(max-width:580px){.team-member,.team-member:nth-child(even){min-height:270px}}

/* 2026 team update: real, user-supplied portraits in clean editorial cards. */
.team-section{
  background:radial-gradient(circle at 93% 15%,rgba(112,172,134,.18),transparent 33%),
    linear-gradient(155deg,#f4f7f4 0%,#e7efea 100%);
  color:#103a2a
}
.team-section .team-head .section-title{color:#113a29}
.team-section .team-head .section-title em{color:#27784e}
.team-section .team-head .eyebrow{color:#2b7c50}
.team-section .team-head .section-copy{color:#537364}
.team-grid{gap:24px;align-items:stretch}
.team-grid .team-member,.team-grid .team-member:nth-child(even){
  padding:0;min-height:0;display:flex;flex-direction:column;justify-content:flex-start;
  overflow:hidden;border:1px solid #d6e4da;border-top:0;border-radius:7px;
  background:#fff;color:#103a2a;box-shadow:0 14px 36px rgba(12,50,31,.09);
  transition:transform .24s ease,box-shadow .24s ease
}
.team-grid .team-member:nth-child(n){background-image:none}
.team-photo{position:relative;aspect-ratio:1.14;overflow:hidden;background:#dae5df}
.team-photo::after{content:"";position:absolute;inset:auto 0 0;height:28%;pointer-events:none;
  background:linear-gradient(0deg,rgba(10,53,34,.13),transparent)}
.team-photo img{width:100%;height:100%;display:block;object-fit:cover;object-position:center 26%;
  filter:saturate(.92);transition:transform .5s ease}
.team-member:nth-child(2) .team-photo img{object-position:center 22%}
.team-member:nth-child(3) .team-photo img{object-position:center 27%}
.team-member:nth-child(6) .team-photo img{object-position:center 28%}
.team-member:hover .team-photo img{transform:scale(1.018)}
.team-member__details{flex:1;display:flex;flex-direction:column;align-items:flex-start;
  gap:0;min-height:159px;padding:24px 25px 29px;border-top:4px solid #2a8954}
.team-grid .team-member .member-index{color:#387d57;text-shadow:none;font-size:10px;letter-spacing:.16em;margin-bottom:15px}
.team-grid .team-member h3{color:#113b2a;font-size:clamp(25px,2vw,31px);line-height:1.12;text-shadow:none;margin:0 0 9px}
.team-grid .team-member p{color:#678074;font-size:11px;font-weight:700;letter-spacing:.12em}
.team-grid .team-member:hover{transform:translateY(-4px);box-shadow:0 20px 44px rgba(12,50,31,.16)}

/* Alternating Expertise story: image, white editorial panel, image, white panel. */
#buying{background-image:linear-gradient(90deg,rgba(3,38,27,.75),rgba(3,38,27,.55)),url('images/site-advice-background.webp')}
#investment{background-image:linear-gradient(90deg,rgba(3,38,27,.75),rgba(3,38,27,.57)),url('images/site-investment-background.webp')}
#selling,#market{
  background:#f7faf8;color:#103b2b;border-bottom:1px solid #ccded2;
  box-shadow:inset 0 5px 0 #307d51
}
#market{background:#ecf3ee}
#selling::before,#market::before{
  content:"";position:absolute;pointer-events:none;inset:0;z-index:-1;
  background:radial-gradient(circle at 10% 52%,rgba(51,141,88,.10),transparent 28%),
    repeating-linear-gradient(135deg,transparent 0 42px,rgba(18,95,52,.035) 43px 44px,transparent 45px 85px)
}
#selling::after,#market::after{
  content:"";position:absolute;pointer-events:none;z-index:-1;
  width:clamp(180px,25vw,420px);aspect-ratio:1;border:1px solid rgba(34,121,73,.15);
  border-radius:50%;left:-7%;top:50%;transform:translateY(-50%);
  box-shadow:0 0 0 33px rgba(31,120,69,.025),0 0 0 67px rgba(31,120,69,.02)
}
#selling .detail-grid>div:last-child,#market .detail-grid>div:last-child{border-left-color:#b8d0bf}
#selling .eyebrow,#market .eyebrow{color:#2b8254}
#selling .detail-index,#market .detail-index{color:rgba(27,109,61,.28)}
#selling h2,#market h2{color:#123c2c;text-shadow:none}
#selling h2 em,#market h2 em{color:#308953}
#selling .detail-grid p,#market .detail-grid p{color:#496a58}
#selling .detail-list li,#market .detail-list li{color:#163f2a;border-bottom-color:#b9d1c0}
#selling .detail-list li::before,#market .detail-list li::before{color:#2d9259}

/* Keep all hero compositions visible; dark architectural filler handles wider or taller screens. */
.hero::before{
  background-color:#0c3528;
  background-image:url('images/site-home-hero.webp'),
    linear-gradient(rgba(6,37,26,.60),rgba(6,37,26,.60)),url('images/site-home-hero.webp');
  background-size:contain,cover,cover;background-position:center;background-repeat:no-repeat
}
.page-hero{--hero-picture:url('images/site-about-hero.webp')}
.page-hero--short{--hero-picture:url('images/site-services-hero.webp')}
.connect-hero{--hero-picture:url('images/site-contact-hero.webp')}
.page-hero{
  background-color:#0a3326;
  background-image:linear-gradient(90deg,rgba(3,34,25,.86),rgba(4,42,31,.48) 65%,rgba(4,42,31,.20)),
    var(--hero-picture),linear-gradient(rgba(5,42,27,.64),rgba(5,42,27,.64)),var(--hero-picture);
  background-size:cover,contain,cover,cover;
  background-position:center,center,center,center;background-repeat:no-repeat
}
.directory-hero{--hero-picture:url('images/site-services-hero.webp')}
.compare-hero{--hero-picture:url('images/site-home-hero.webp')}
.directory-hero,.compare-hero{
  background-color:#0a3527;
  background-image:linear-gradient(90deg,rgba(3,39,27,.84),rgba(3,39,27,.38) 70%,rgba(3,39,27,.18)),
    var(--hero-picture),linear-gradient(rgba(5,42,27,.65),rgba(5,42,27,.65)),var(--hero-picture);
  background-size:cover,contain,cover,cover;background-position:center;background-repeat:no-repeat
}
.community-hero{background:linear-gradient(125deg,#0b3327,#174733 65%,#0b3327)}
.community-hero>.scene-photo{object-fit:contain;object-position:center}

@media(max-width:850px){
  .team-grid{gap:18px}
  .hero::before{background-position:center}
  .page-hero,.directory-hero,.compare-hero{background-position:center}
}
@media(max-width:580px){
  .team-grid .team-member,.team-grid .team-member:nth-child(even){min-height:0}
  .team-photo{aspect-ratio:1.18}
  .team-member__details{min-height:150px}
  .hero::before{background-position:center,center,center}
  .community-hero>.scene-photo{object-position:center}
}

/* Compact team directory: two members per row, with discreet portraits and role summaries. */
.team-section{padding:90px 0 100px}
.team-section .team-head{margin-bottom:36px}
.team-grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:18px 22px}
.team-grid .team-member,.team-grid .team-member:nth-child(even){
  display:grid;grid-template-columns:132px minmax(0,1fr);align-items:stretch;
  min-height:166px;border:1px solid #d3e2d7;border-left:4px solid #318759;
  border-radius:8px;background:#fff
}
.team-grid .team-member .member-index{display:none}
.team-photo{width:100%;height:100%;min-height:166px;aspect-ratio:auto;background:#e1e8e3}
.team-photo img{object-fit:cover;object-position:center 22%}
.team-photo img[alt="Mohamed Al Memari"]{object-position:center 16%}
.team-photo img[alt="Syed Irfan"]{object-position:62% 22%}
.team-photo img[alt="Syed Maaz"]{object-position:55% 20%}
.team-member__details{
  min-height:0;justify-content:center;align-items:flex-start;
  padding:20px 24px;border-top:0;gap:0
}
.team-grid .team-member h3{font-size:clamp(23px,2.1vw,29px);line-height:1.12;margin:0 0 7px}
.team-grid .team-member p.team-member__role{
  font-size:10px;font-weight:800;text-transform:uppercase;letter-spacing:.12em;
  color:#28734b;line-height:1.4
}
.team-grid .team-member p.team-member__line{
  margin-top:10px;color:#5b7164;font-size:12px;font-weight:400;
  line-height:1.55;letter-spacing:0;text-transform:none
}
@media(max-width:850px){
  .team-grid{gap:16px}
  .team-grid .team-member,.team-grid .team-member:nth-child(even){grid-template-columns:110px minmax(0,1fr)}
  .team-member__details{padding:17px 16px}
  .team-grid .team-member h3{font-size:23px}
  .team-grid .team-member p.team-member__line{font-size:11px}
}
@media(max-width:580px){
  .team-section{padding:76px 0 85px}
  .team-grid{grid-template-columns:1fr;gap:13px}
  .team-grid .team-member,.team-grid .team-member:nth-child(even){grid-template-columns:112px minmax(0,1fr);min-height:150px}
  .team-photo{min-height:150px;aspect-ratio:auto}
  .team-member__details{min-height:0;padding:17px 16px}
  .team-grid .team-member h3{font-size:23px}
}

/* Our Expertise — a deliberate design / photograph / design / photograph rhythm. */
/* 01: editorial grey/white canvas with a strong forest-green first column. */
#buying{
  background:linear-gradient(90deg,#123f2e 0%,#1c5a3e 35%,#e8eeea 35.1%,#dce9df 100%);
  color:#123d2a;
  border-bottom:1px solid #adcdb6;
  box-shadow:inset 0 6px 0 #368f59
}
#buying::before{
  content:"";position:absolute;inset:0;z-index:-1;pointer-events:none;
  background:
    linear-gradient(128deg,rgba(0,0,0,.12) 0%,transparent 32%,transparent 63%,rgba(32,112,68,.095) 100%),
    repeating-linear-gradient(133deg,transparent 0 58px,rgba(26,111,64,.064) 59px 61px,transparent 62px 115px)
}
#buying::after{
  content:"";position:absolute;right:-8%;top:50%;z-index:-1;pointer-events:none;
  width:clamp(280px,42vw,660px);aspect-ratio:1;border-radius:50%;transform:translateY(-50%);
  border:2px solid rgba(29,103,59,.26);
  box-shadow:0 0 0 35px rgba(33,122,70,.075),0 0 0 78px rgba(33,122,70,.054),0 0 0 132px rgba(33,122,70,.04)
}
#buying .detail-grid>div:last-child{border-left:2px solid #4e9870}
#buying .eyebrow{color:#a4e2b8}
#buying .detail-index{color:rgba(194,242,206,.76)}
#buying h2{color:#133d2b;text-shadow:none}
#buying h2 em{color:#268752}
#buying .detail-grid p{color:#365b46}
#buying .detail-list li{
  color:#113b27;background:rgba(255,255,255,.86);
  border-left:4px solid #2d965b;border-bottom:1px solid #abcab5;
  padding:13px 17px;box-shadow:0 7px 18px rgba(18,70,40,.07)
}
#buying .detail-list li::before{color:#287c4b}

/* 02 and 04: separate UAE architecture photos with legible, restrained overlays. */
#selling,#market{
  color:#fff;background-color:#0b3025;border-bottom:1px solid rgba(215,244,223,.35);
  box-shadow:none;background-size:cover;background-repeat:no-repeat;background-position:center
}
#selling{
  background-image:linear-gradient(90deg,rgba(3,37,27,.79) 0%,rgba(3,37,27,.62) 57%,rgba(3,37,27,.46) 100%),url('images/site-sell-background.webp')
}
#market{
  background-image:linear-gradient(90deg,rgba(3,37,27,.81) 0%,rgba(3,37,27,.62) 57%,rgba(3,37,27,.44) 100%),url('images/community-meydan.webp')
}
#selling::before,#selling::after,#market::before,#market::after{display:none}
#selling .detail-grid>div:last-child,#market .detail-grid>div:last-child{border-left-color:rgba(237,255,242,.42)}
#selling .eyebrow,#market .eyebrow{color:#c3ebcc}
#selling .detail-index,#market .detail-index{color:rgba(202,248,216,.49)}
#selling h2,#market h2{color:#fff;text-shadow:0 2px 14px rgba(0,0,0,.16)}
#selling h2 em,#market h2 em{color:#b9ebcb}
#selling .detail-grid p,#market .detail-grid p{color:#eff8ef}
#selling .detail-list li,#market .detail-list li{color:#fff;border-bottom-color:rgba(231,250,234,.40)}
#selling .detail-list li::before,#market .detail-list li::before{color:#baecc9}

/* 03: charcoal-and-emerald architectural geometry, no photograph. */
#investment{
  background:linear-gradient(110deg,#142e26 0%,#1b4032 43%,#0e6241 75%,#24885b 100%);
  color:#fff;border-bottom:1px solid rgba(189,233,200,.40)
}
#investment::before{
  content:"";position:absolute;inset:0;z-index:-1;pointer-events:none;
  background:
    linear-gradient(130deg,transparent 0 47%,rgba(61,188,115,.26) 47.1% 68%,transparent 68.1%),
    radial-gradient(circle at 88% 14%,rgba(160,242,185,.26),transparent 30%),
    repeating-linear-gradient(135deg,transparent 0 72px,rgba(228,255,233,.085) 73px 74px,transparent 75px 144px)
}
#investment::after{
  content:"";position:absolute;left:-7%;top:50%;z-index:-1;pointer-events:none;
  width:clamp(230px,32vw,530px);aspect-ratio:1;transform:translateY(-50%) rotate(-18deg);
  border:2px solid rgba(206,255,218,.43);border-radius:4%;
  box-shadow:0 0 0 30px rgba(217,255,226,.075),0 0 0 72px rgba(217,255,226,.046)
}
#investment .eyebrow{color:#b3efc4}
#investment .detail-index{color:rgba(162,232,181,.71)}
#investment h2 em{color:#a7f0bf}
#investment .detail-grid>div:last-child{border-left-color:rgba(158,224,177,.66)}
#investment .detail-grid p{color:#f1fff4}
#investment .detail-list li{
  color:#fff;background:rgba(11,50,35,.55);border-left:4px solid #8aeab0;
  border-bottom:1px solid rgba(196,253,213,.45);padding:13px 17px;
  box-shadow:0 7px 20px rgba(3,21,13,.17)
}

@media(max-width:580px){
  #buying{background:#e3ebe5}
  #buying .detail-grid>div:first-child{
    background:linear-gradient(110deg,#123f2e,#207049);padding:22px 24px 6px;
    margin:-15px -4px 13px;border-left:5px solid #7acc96
  }
  #buying::after{right:-45%;opacity:.46}
  #investment::after{left:-58%;opacity:.44}
}

/* Mobile safeguards across all pages, including the redesigned Expertise panels. */
.service-detail{overflow:hidden}
.mobile-nav{overscroll-behavior:contain;-webkit-overflow-scrolling:touch}
.service-detail .detail-grid>div{min-width:0}
.detail-grid h2,.page-hero h1,.directory-hero h1,.community-hero h1,
.contact-info h1,.contact-info h2{overflow-wrap:break-word}
@media(max-width:580px){
  .menu-toggle{min-height:44px}
  .service-detail .detail-grid{width:calc(100% - 42px)}
  .service-detail .detail-index{font-size:clamp(65px,16vw,85px)}
  .service-detail .detail-list{gap:10px}
  .service-detail .detail-list li{line-height:1.6}
  #buying .detail-grid>div:last-child,#investment .detail-grid>div:last-child{border-left:0;padding-left:0}
  .map-section iframe{height:350px}
}
@media(max-width:400px){
  .header-inner{gap:12px}
  .brand{gap:8px}
  .brand img{width:43px;height:43px}
  .brand-name{font-size:12px;letter-spacing:.08em}
  .brand-sub{font-size:7px}
  .mobile-nav{padding:22px 21px 45px}
  .mobile-nav a{font-size:23px}
  .hero h1{font-size:clamp(41px,11vw,49px)}
  .page-hero h1,.directory-hero h1,.community-hero h1,.compare-hero h1{
    font-size:clamp(39px,11vw,48px)
  }
  .service-detail h2{font-size:clamp(34px,10vw,45px)}
  .team-grid .team-member,.team-grid .team-member:nth-child(even){
    grid-template-columns:100px minmax(0,1fr)
  }
  .team-member__details{padding:14px 13px}
  .team-grid .team-member h3{font-size:21px}
  .contact-method a,.contact-method address{overflow-wrap:anywhere}
}