/* ================================================================
   FOUNDED 1954 LLC  ·  brand site
   Editorial. Restrained. No decoration.
   ================================================================ */

/* --- Design Tokens --- */
:root {
  --navy:       #0B1E3F;
  --ink:        #061229;
  --gold:       #B08A46;
  --gold-soft:  #C9A263;
  --ivory:      #F4EFE6;
  --ivory-warm: #EFE9DC;
  --charcoal:   #2A2A2A;
  --grey:       #6E6E6E;
  --sand:       #D9D2C4;

  --font-display: 'Manrope', 'Helvetica Neue', Arial, sans-serif;
  --font-body:    'Inter', 'Helvetica Neue', Arial, sans-serif;
  --font-serif:   'Cormorant', 'Times New Roman', Georgia, serif;

  --page-max: 1400px;
  --gutter: clamp(24px, 5vw, 80px);
  --section-y: clamp(96px, 14vw, 200px);

  --ease-quiet: cubic-bezier(0.22, 0.61, 0.36, 1);
}

/* --- Reset --- */
*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }
body {
  margin: 0;
  font-family: var(--font-body);
  color: var(--charcoal);
  background: var(--ivory);
  font-weight: 300;
  line-height: 1.7;
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
  text-rendering: optimizeLegibility;
}
img { max-width: 100%; display: block; }
a { color: inherit; text-decoration: none; }
button { font: inherit; cursor: pointer; }

/* Selection */
::selection { background: var(--gold); color: var(--ivory); }

/* Scroll anchor offset for sticky header */
[id] { scroll-margin-top: 80px; }

/* ================================================================
   HEADER
   ================================================================ */
.site-header {
  position: fixed;
  top: 0; left: 0; right: 0;
  z-index: 100;
  display: flex;
  align-items: center;
  justify-content: space-between;
  padding: 20px var(--gutter);
  background: rgba(11, 30, 63, 0);
  transition: background 400ms var(--ease-quiet),
              padding 400ms var(--ease-quiet),
              backdrop-filter 400ms var(--ease-quiet);
}
.site-header.is-scrolled {
  background: rgba(11, 30, 63, 0.92);
  backdrop-filter: saturate(140%) blur(12px);
  -webkit-backdrop-filter: saturate(140%) blur(12px);
  padding: 14px var(--gutter);
  border-bottom: 1px solid rgba(176, 138, 70, 0.18);
}
.header-mark { display: block; }
.header-monogram {
  width: 44px; height: 44px;
  transition: width 400ms var(--ease-quiet), height 400ms var(--ease-quiet);
}
.site-header.is-scrolled .header-monogram { width: 36px; height: 36px; }

.header-nav {
  display: flex;
  gap: clamp(20px, 4vw, 44px);
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 12px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
}
.header-nav a {
  color: var(--ivory);
  position: relative;
  padding: 4px 0;
  transition: color 300ms var(--ease-quiet);
}
.header-nav a::after {
  content: '';
  position: absolute;
  left: 0; right: 100%;
  bottom: 0;
  height: 1px;
  background: var(--gold);
  transition: right 400ms var(--ease-quiet);
}
.header-nav a:hover { color: var(--gold-soft); }
.header-nav a:hover::after { right: 0; }
.header-nav a.is-current { color: var(--gold-soft); }
.header-nav a.is-current::after { right: 0; }

.header-nav-alt {
  color: var(--gold-soft) !important;
  padding-left: clamp(14px, 2vw, 24px) !important;
  margin-left: clamp(4px, 1vw, 12px);
  border-left: 1px solid rgba(176, 138, 70, 0.35);
}
.header-nav-alt::after { background: var(--gold-soft) !important; }

/* ================================================================
   HERO
   ================================================================ */
.hero {
  position: relative;
  min-height: 100vh;
  min-height: 100svh;
  display: flex;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  overflow: hidden;
  background: var(--navy);
  color: var(--ivory);
  padding: 120px var(--gutter) 100px;
  text-align: center;
}
.hero-bg {
  position: absolute; inset: 0;
  background-image: url('assets/photos/hero.jpg');
  background-size: cover;
  background-position: center 62%;
  transform: scale(1.06);
  animation: heroZoom 26s var(--ease-quiet) forwards;
  animation-delay: 1.5s;
  will-change: transform;
}
@keyframes heroZoom {
  from { transform: scale(1.06); }
  to   { transform: scale(1.14); }
}
.hero-veil {
  position: absolute; inset: 0;
  background:
    linear-gradient(180deg,
      rgba(6, 18, 41, 0.55) 0%,
      rgba(11, 30, 63, 0.72) 55%,
      rgba(6, 18, 41, 0.90) 100%);
}
.hero-grain {
  position: absolute; inset: 0;
  pointer-events: none;
  opacity: 0.08;
  mix-blend-mode: overlay;
  background-image:
    url("data:image/svg+xml;utf8,<svg viewBox='0 0 200 200' xmlns='http://www.w3.org/2000/svg'><filter id='n'><feTurbulence type='fractalNoise' baseFrequency='0.9' numOctaves='2' stitchTiles='stitch'/><feColorMatrix values='0 0 0 0 1  0 0 0 0 1  0 0 0 0 1  0 0 0 0.6 0'/></filter><rect width='100%25' height='100%25' filter='url(%23n)'/></svg>");
}
.hero-inner {
  position: relative;
  z-index: 2;
  max-width: 900px;
  animation: fadeUp 1.4s var(--ease-quiet) both;
  animation-delay: 200ms;
}
.hero-monogram {
  width: clamp(64px, 8vw, 92px);
  margin: 0 auto 40px;
  opacity: 0.98;
}
.hero-title {
  font-family: var(--font-display);
  font-weight: 300;
  font-size: clamp(44px, 8vw, 96px);
  letter-spacing: 0.12em;
  margin: 0 0 20px;
  color: var(--ivory);
  line-height: 1;
}
.hero-sub {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: clamp(10px, 1.1vw, 12px);
  letter-spacing: 0.28em;
  color: var(--gold-soft);
  margin: 0 auto 24px;
  max-width: 44em;
  line-height: 1.9;
}
.hero-sub .nowrap { white-space: nowrap; }
.hero-sub .sub-dot { margin: 0 0.6em; letter-spacing: 0; opacity: 0.7; }
.hero-hairline {
  display: block;
  width: 60px;
  height: 1px;
  background: var(--gold);
  opacity: 0.7;
  margin: 4px auto 34px;
  transform-origin: center;
  animation: hairlineIn 1.2s var(--ease-quiet) both;
  animation-delay: 900ms;
}
@keyframes hairlineIn {
  from { opacity: 0; transform: scaleX(0); }
  to   { opacity: 0.7; transform: scaleX(1); }
}
.hero-motto {
  font-family: var(--font-serif);
  font-style: italic;
  font-weight: 400;
  font-size: clamp(18px, 2.2vw, 26px);
  color: var(--ivory);
  opacity: 0.92;
  letter-spacing: 0.01em;
  line-height: 1.55;
  margin: 0 auto;
  max-width: 32em;
}
.hero-motto em { font-style: italic; }

.hero-scroll {
  position: absolute;
  bottom: 40px;
  left: 50%;
  transform: translateX(-50%);
  z-index: 3;
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 10px;
  color: var(--gold-soft);
  animation: fadeIn 2s var(--ease-quiet) both;
  animation-delay: 1.4s;
}
.hero-scroll-line {
  display: block;
  width: 1px; height: 44px;
  background: var(--gold);
  transform-origin: top;
  animation: scrollLine 2.4s ease-in-out infinite;
}
.hero-scroll-label {
  font-family: var(--font-display);
  font-size: 10px;
  letter-spacing: 0.32em;
  color: var(--gold-soft);
}
@keyframes scrollLine {
  0%   { transform: scaleY(0.3); transform-origin: top; opacity: 0.4; }
  40%  { transform: scaleY(1);   transform-origin: top; opacity: 1; }
  60%  { transform: scaleY(1);   transform-origin: bottom; opacity: 1; }
  100% { transform: scaleY(0.3); transform-origin: bottom; opacity: 0.4; }
}
@keyframes fadeUp {
  from { opacity: 0; transform: translateY(24px); }
  to   { opacity: 1; transform: translateY(0); }
}
@keyframes fadeIn { from {opacity: 0;} to {opacity: 1;} }

/* ================================================================
   SECTION SHELL
   ================================================================ */
.section {
  padding: var(--section-y) var(--gutter);
  position: relative;
}
.section-inner {
  max-width: var(--page-max);
  margin: 0 auto;
}
.section-ivory { background: var(--ivory); color: var(--charcoal); }
.section-navy  { background: var(--navy);  color: var(--ivory); }
.section-ink   { background: var(--ink);   color: var(--ivory); }

.eyebrow {
  font-family: var(--font-display);
  font-weight: 500;
  font-size: 11px;
  letter-spacing: 0.34em;
  color: var(--gold);
  margin: 0 0 24px;
  text-transform: uppercase;
}
.eyebrow-dark { color: var(--gold-soft); }

.section-title {
  font-family: var(--font-display);
  font-weight: 300;
  font-size: clamp(36px, 5.5vw, 68px);
  color: var(--charcoal);
  letter-spacing: -0.01em;
  margin: 0 0 32px;
  line-height: 1.05;
}
.section-title-dark { color: var(--ivory); }

.rule {
  width: 60px;
  height: 1px;
  background: var(--gold);
  margin: 0 0 40px;
  transform-origin: left center;
}
.rule-dark { background: var(--gold-soft); opacity: 0.85; }

.section-lede {
  font-family: var(--font-body);
  font-weight: 300;
  font-size: clamp(16px, 1.5vw, 20px);
  line-height: 1.7;
  color: var(--charcoal);
  max-width: 40em;
  margin: 0 0 64px;
}
.lede-dark { color: rgba(244, 239, 230, 0.82); }

/* ================================================================
   THE STANDARD (story copy)
   ================================================================ */
.story-copy {
  max-width: 40em;
  font-size: clamp(17px, 1.4vw, 20px);
  line-height: 1.85;
  color: var(--charcoal);
}
.story-copy p + p { margin-top: 1.4em; }

/* ================================================================
   PILLARS
   ================================================================ */
.pillars-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 0;
  margin-top: 56px;
  border-top: 1px solid rgba(176, 138, 70, 0.28);
}
.pillar {
  padding: 56px 40px 8px 40px;
  border-right: 1px solid rgba(176, 138, 70, 0.28);
}
.pillar:first-child { padding-left: 0; }
.pillar:last-child  { border-right: none; padding-right: 0; }

.pillar-number {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 11px;
  letter-spacing: 0.32em;
  color: var(--gold-soft);
  margin: 0 0 24px;
}
.pillar-title {
  font-family: var(--font-serif);
  font-style: italic;
  font-weight: 400;
  font-size: clamp(28px, 3vw, 40px);
  color: var(--ivory);
  margin: 0 0 20px;
  letter-spacing: 0.005em;
  line-height: 1.1;
}
.pillar-body {
  font-family: var(--font-body);
  font-weight: 300;
  font-size: 16px;
  line-height: 1.7;
  color: rgba(244, 239, 230, 0.78);
  margin: 0;
  max-width: 22em;
}

/* ================================================================
   PORTFOLIO
   ================================================================ */
.portfolio-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: clamp(28px, 3vw, 48px) clamp(24px, 2.5vw, 40px);
}
.property {
  display: block;
  color: inherit;
  cursor: pointer;
}
.property-media {
  position: relative;
  aspect-ratio: 4 / 5;
  overflow: hidden;
  background: var(--sand);
}
.property-media img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 1200ms var(--ease-quiet), filter 800ms var(--ease-quiet);
  filter: saturate(0.92);
}
.property:hover .property-media img {
  transform: scale(1.05);
  filter: saturate(1);
}
.property-caption {
  padding-top: 22px;
}
.property-status {
  font-family: var(--font-display);
  font-weight: 500;
  font-size: 9.5px;
  letter-spacing: 0.28em;
  color: var(--gold);
  margin: 0 0 10px;
  text-transform: uppercase;
  display: inline-block;
  padding-bottom: 6px;
  border-bottom: 1px solid rgba(176, 138, 70, 0.3);
}
.property-status.status-available { color: var(--gold); border-bottom-color: rgba(176, 138, 70, 0.5); }
.property-status.status-waitlist  { color: var(--gold); opacity: 0.9; }
.property-status.status-shortstay { color: var(--gold-soft); }
.property-status.status-occupied  {
  color: var(--grey);
  opacity: 0.75;
  border-bottom-color: rgba(110, 110, 110, 0.28);
  font-weight: 400;
}
.property-neighborhood {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 20px;
  letter-spacing: 0.02em;
  color: var(--charcoal);
  margin: 0 0 6px;
}
.property-desc {
  font-family: var(--font-body);
  font-weight: 300;
  font-size: 14px;
  color: var(--grey);
  margin: 0 0 14px;
  letter-spacing: 0.005em;
}
.property-rule {
  display: block;
  width: 32px;
  height: 1px;
  background: var(--gold);
  transform-origin: left;
  transform: scaleX(1);
  transition: transform 500ms var(--ease-quiet), width 500ms var(--ease-quiet);
}
.property:hover .property-rule {
  width: 72px;
}

/* ================================================================
   PRINCIPLES BAND (slim, navy)
   ================================================================ */
.principles-band {
  background: var(--navy);
  color: var(--ivory);
  padding: clamp(72px, 9vw, 120px) var(--gutter);
  border-top: 1px solid rgba(176, 138, 70, 0.18);
  border-bottom: 1px solid rgba(176, 138, 70, 0.18);
}
.principles-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 0;
}
.principle {
  padding: 8px clamp(16px, 2.6vw, 44px);
  border-right: 1px solid rgba(176, 138, 70, 0.24);
}
.principle:first-child { padding-left: 0; }
.principle:last-child  { border-right: none; padding-right: 0; }
.principle-title {
  font-family: var(--font-serif);
  font-style: italic;
  font-weight: 400;
  font-size: clamp(26px, 3vw, 36px);
  color: var(--ivory);
  margin: 0 0 16px;
  letter-spacing: 0.005em;
  line-height: 1.1;
}
.principle-body {
  font-family: var(--font-body);
  font-weight: 300;
  font-size: 15px;
  line-height: 1.7;
  color: rgba(244, 239, 230, 0.75);
  margin: 0;
  max-width: 22em;
}

/* ================================================================
   PRIVATE CONTACT
   ================================================================ */
.inquiry-toggle {
  margin-top: 44px;
  display: inline-flex;
  align-items: center;
  gap: 0;
  border-top: 1px solid rgba(176, 138, 70, 0.22);
  border-bottom: 1px solid rgba(176, 138, 70, 0.22);
  padding: 0;
}
.inquiry-tab {
  background: transparent;
  border: 0;
  cursor: pointer;
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 10.5px;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: rgba(244, 239, 230, 0.4);
  padding: 16px clamp(18px, 3vw, 32px);
  transition: color 300ms var(--ease-quiet);
  position: relative;
}
.inquiry-tab:hover { color: var(--gold-soft); }
.inquiry-tab.is-active {
  color: var(--gold);
  font-weight: 500;
}
.inquiry-tab.is-active::before {
  content: '';
  position: absolute;
  left: clamp(18px, 3vw, 32px);
  right: clamp(18px, 3vw, 32px);
  bottom: -1px;
  height: 1px;
  background: var(--gold);
}
.inquiry-sep {
  color: rgba(176, 138, 70, 0.35);
  font-size: 10px;
  user-select: none;
}

/* ============ RESIDENT PORTAL CALLOUT (Current Resident only) ============ */
.portal-callout {
  margin: 28px 0 40px;
  max-width: 640px;
  animation: portalFadeIn 500ms var(--ease-quiet) both;
}
.portal-callout[hidden] { display: none; }
.portal-callout-inner {
  padding: 28px 32px;
  border-top: 1px solid rgba(176, 138, 70, 0.35);
  border-bottom: 1px solid rgba(176, 138, 70, 0.35);
  background: rgba(176, 138, 70, 0.04);
}
.portal-eyebrow {
  font-family: var(--font-display);
  font-weight: 500;
  font-size: 10.5px;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  color: var(--gold);
  margin: 0 0 12px;
}
.portal-copy {
  font-family: var(--font-body);
  font-size: 15px;
  line-height: 1.65;
  color: rgba(244, 239, 230, 0.85);
  margin: 0 0 18px;
  max-width: 46ch;
}
.portal-link {
  display: inline-flex;
  align-items: center;
  gap: 10px;
  font-family: var(--font-display);
  font-weight: 500;
  font-size: 11.5px;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  color: var(--gold);
  text-decoration: none;
  padding-bottom: 4px;
  border-bottom: 1px solid rgba(176, 138, 70, 0.5);
  transition: color 260ms var(--ease-quiet), border-color 260ms var(--ease-quiet);
}
.portal-link:hover {
  color: var(--gold-soft, #C7A26A);
  border-bottom-color: var(--gold);
}
.portal-arrow {
  display: inline-block;
  transition: transform 260ms var(--ease-quiet);
}
.portal-link:hover .portal-arrow {
  transform: translateX(4px);
}
.portal-or {
  font-family: var(--font-accent, 'Cormorant', Georgia, serif);
  font-style: italic;
  font-size: 14px;
  color: rgba(244, 239, 230, 0.55);
  margin: 16px 0 0;
  padding-left: 32px;
}
@keyframes portalFadeIn {
  from { opacity: 0; transform: translateY(-4px); }
  to   { opacity: 1; transform: translateY(0); }
}
@media (max-width: 720px) {
  .portal-callout-inner { padding: 22px 20px; }
  .portal-or { padding-left: 20px; }
}
.contact-form {
  margin-top: 40px;
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 44px 40px;
  max-width: 780px;
}
.field { position: relative; }
.field-full { grid-column: 1 / -1; }
.field label {
  display: block;
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 10px;
  letter-spacing: 0.32em;
  color: var(--gold-soft);
  margin-bottom: 12px;
  text-transform: uppercase;
}
.field input,
.field textarea {
  width: 100%;
  background: transparent;
  border: none;
  border-bottom: 1px solid rgba(244, 239, 230, 0.32);
  color: var(--ivory);
  font-family: var(--font-body);
  font-weight: 300;
  font-size: 16px;
  padding: 8px 0 12px;
  outline: none;
  transition: border-color 300ms var(--ease-quiet);
  resize: none;
}
.field textarea { min-height: 60px; }
.field input:focus,
.field textarea:focus {
  border-bottom-color: var(--gold);
}
.field input::placeholder,
.field textarea::placeholder { color: rgba(244, 239, 230, 0.4); }

.form-actions {
  grid-column: 1 / -1;
  margin-top: 12px;
}
.btn-gold {
  display: inline-block;
  background: transparent;
  border: 1px solid var(--gold);
  color: var(--gold-soft);
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 11px;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  padding: 18px 42px;
  transition: background 400ms var(--ease-quiet),
              color 400ms var(--ease-quiet),
              letter-spacing 400ms var(--ease-quiet);
}
.btn-gold:hover {
  background: var(--gold);
  color: var(--ink);
  letter-spacing: 0.32em;
}
.btn-gold.is-sent {
  border-color: var(--gold-soft);
  background: transparent;
  color: var(--gold-soft);
}

.contact-meta {
  margin-top: 64px;
  font-family: var(--font-body);
  font-weight: 300;
  font-size: 14px;
  color: rgba(244, 239, 230, 0.68);
  letter-spacing: 0.02em;
}
.contact-email {
  color: var(--gold-soft);
  border-bottom: 1px solid transparent;
  transition: border-color 300ms var(--ease-quiet);
}
.contact-email:hover { border-bottom-color: var(--gold); }
.contact-sep { margin: 0 12px; opacity: 0.5; }

/* ================================================================
   FOOTER
   ================================================================ */
.site-footer {
  background: var(--ink);
  color: rgba(244, 239, 230, 0.55);
  padding: 0 var(--gutter) 48px;
}
.footer-rule {
  width: 100%;
  max-width: var(--page-max);
  margin: 0 auto 40px;
  height: 1px;
  background: rgba(176, 138, 70, 0.28);
}
.footer-inner {
  max-width: var(--page-max);
  margin: 0 auto;
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 20px;
}
.footer-monogram { width: 40px; opacity: 0.85; }
.footer-copy {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 11px;
  letter-spacing: 0.24em;
  color: rgba(244, 239, 230, 0.5);
  margin: 0;
  text-align: center;
  text-transform: uppercase;
}
.footer-license {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 10px;
  letter-spacing: 0.26em;
  color: rgba(176, 138, 70, 0.6);
  margin: 4px 0 0;
  text-align: center;
  text-transform: uppercase;
}

/* ================================================================
   REVEAL ANIMATION
   ================================================================ */
.reveal {
  opacity: 0;
  transform: translateY(24px);
  transition: opacity 700ms var(--ease-quiet), transform 700ms var(--ease-quiet);
}
.reveal.is-visible {
  opacity: 1;
  transform: translateY(0);
}
/* Stagger children */
.reveal.is-visible .pillar {
  animation: fadeUp 700ms var(--ease-quiet) both;
}
.reveal.is-visible .pillar:nth-child(1) { animation-delay: 100ms; }
.reveal.is-visible .pillar:nth-child(2) { animation-delay: 220ms; }
.reveal.is-visible .pillar:nth-child(3) { animation-delay: 340ms; }

.reveal.is-visible .property {
  animation: fadeUp 700ms var(--ease-quiet) both;
}
.reveal.is-visible .property:nth-child(1) { animation-delay:   0ms; }
.reveal.is-visible .property:nth-child(2) { animation-delay: 100ms; }
.reveal.is-visible .property:nth-child(3) { animation-delay: 200ms; }
.reveal.is-visible .property:nth-child(4) { animation-delay: 300ms; }
.reveal.is-visible .property:nth-child(5) { animation-delay: 400ms; }
.reveal.is-visible .property:nth-child(6) { animation-delay: 500ms; }

.reveal.is-visible .principle {
  animation: fadeUp 700ms var(--ease-quiet) both;
}
.reveal.is-visible .principle:nth-child(1) { animation-delay:  80ms; }
.reveal.is-visible .principle:nth-child(2) { animation-delay: 200ms; }
.reveal.is-visible .principle:nth-child(3) { animation-delay: 320ms; }

/* ================================================================
   RESPONSIVE
   ================================================================ */
@media (max-width: 900px) {
  .header-nav { gap: 18px; font-size: 10.5px; letter-spacing: 0.12em; }
  .header-nav-alt {
    display: none;
  }
  .pillars-grid {
    grid-template-columns: 1fr;
    border-top: 1px solid rgba(176, 138, 70, 0.28);
  }
  .pillar {
    padding: 40px 0;
    border-right: none;
    border-bottom: 1px solid rgba(176, 138, 70, 0.28);
  }
  .pillar:first-child { padding-top: 40px; }
  .pillar:last-child  { border-bottom: none; padding-bottom: 0; }

  .portfolio-grid { grid-template-columns: repeat(2, 1fr); }
  .principles-grid {
    grid-template-columns: 1fr;
    border-top: 1px solid rgba(176, 138, 70, 0.24);
  }
  .principle {
    padding: 36px 0;
    border-right: none;
    border-bottom: 1px solid rgba(176, 138, 70, 0.24);
  }
  .principle:last-child { border-bottom: none; padding-bottom: 0; }
  .principle:first-child { padding-top: 36px; }

  .contact-form { grid-template-columns: 1fr; gap: 36px; }
}
@media (max-width: 600px) {
  .header-nav {
    gap: 12px;
    font-size: 9px;
    letter-spacing: 0.08em;
  }
  .site-header { padding: 16px 20px; }
  .header-monogram { width: 36px; height: 36px; }
  .hero { padding: 100px 24px 80px; }
  .hero-title {
    font-size: clamp(34px, 11vw, 52px);
    letter-spacing: 0.06em;
  }
  .hero-sub {
    letter-spacing: 0.18em;
    font-size: 9.5px;
    max-width: 100%;
  }
  .hero-sub .sub-dot { margin: 0 0.4em; }
  .hero-motto { font-size: 18px; }
  .portfolio-grid { grid-template-columns: 1fr; gap: 40px; }
  .property-media { aspect-ratio: 4 / 3; }
  .contact-meta { text-align: center; }
  .contact-sep { display: block; margin: 4px 0; }
  .contact-email, .contact-city { display: block; }
  .section-title { font-size: clamp(30px, 8vw, 44px); }
  .principle-title { font-size: clamp(24px, 6.5vw, 32px); }
  .inquiry-toggle { display: flex; width: 100%; justify-content: center; }
  .inquiry-tab { flex: 1; padding: 14px 12px; font-size: 9.5px; letter-spacing: 0.18em; }
}

/* ================================================================
   MOTION PREFERENCES
   ================================================================ */
@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after {
    animation-duration: 0.01ms !important;
    animation-iteration-count: 1 !important;
    transition-duration: 0.01ms !important;
    scroll-behavior: auto !important;
  }
  .hero-bg { animation: none; transform: none; }
  .reveal { opacity: 1; transform: none; }
}