:root{
  --bg:#080808;
  --bg-2:#0d0d0d;
  --panel:#121212;
  --panel-2:#171717;
  --line:rgba(255,255,255,.10);
  --line-soft:rgba(255,255,255,.06);
  --text:#f5f4f0;
  --muted:rgba(255,255,255,.72);
  --soft:rgba(255,255,255,.46);
  --white:#fff;
  --black:#000;
  --gold:#d6c39b;
  --radius:22px;
  --radius-lg:34px;
  --shadow:0 28px 60px rgba(0,0,0,.32);
  --max:1320px;
}

*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{
  margin:0;
  color:var(--text);
  font-family:Inter,Arial,Helvetica,sans-serif;
  background:
    radial-gradient(circle at top, rgba(255,255,255,.06), transparent 26%),
    linear-gradient(180deg, var(--bg-2), var(--bg));
}
img{display:block;max-width:100%}
a{text-decoration:none;color:inherit}
button,input,select,textarea{font:inherit}

.reveal{
  opacity:0;
  transform:translateY(32px);
  transition:opacity .9s ease, transform .9s cubic-bezier(.22,1,.36,1);
  will-change:opacity, transform;
}
.reveal.in-view{
  opacity:1;
  transform:translateY(0);
}
.reveal-delay-1{transition-delay:.08s}
.reveal-delay-2{transition-delay:.16s}
.reveal-delay-3{transition-delay:.24s}

.container{
  width:min(calc(100% - 34px), var(--max));
  margin:0 auto;
}
.eyebrow{
  font-size:12px;
  text-transform:uppercase;
  letter-spacing:.34em;
  color:var(--soft);
}
h1,h2,h3,h4,p{margin:0}
.section{
  padding:92px 0;
}
.section.alt{
  border-top:1px solid var(--line);
  border-bottom:1px solid var(--line);
  background:linear-gradient(180deg, rgba(255,255,255,.02), rgba(255,255,255,.01));
}
.section-title{
  margin-top:16px;
  font-size:clamp(34px, 5vw, 64px);
  line-height:1;
  letter-spacing:-.05em;
}
.section-copy{
  margin-top:18px;
  max-width:840px;
  color:var(--muted);
  font-size:18px;
  line-height:1.8;
}
.topbar{
  position:fixed;
  top:0;
  left:0;
  right:0;
  z-index:40;
  border-bottom:1px solid var(--line);
  backdrop-filter:blur(14px);
  background:transparent;
}
.nav{
  min-height:90px;
  display:flex;
  align-items:center;
  justify-content:space-between;
  gap:18px;
}
.brand{
  display:flex;
  align-items:center;
  gap:14px;
}
.brand img{
  height:72px;
  width:auto;
}
.brand-mark{
  font-size:18px;
  font-weight:700;
  letter-spacing:.02em;
}
.brand-mark small{
  display:block;
  margin-top:6px;
  font-size:11px;
  text-transform:uppercase;
  letter-spacing:.28em;
  color:var(--soft);
}
.nav-links{
  display:flex;
  align-items:center;
  gap:26px;
  flex-wrap:wrap;
}
.nav-links a{
  font-size:14px;
  color:rgba(255,255,255,.82);
  transition:color .3s ease, opacity .3s ease;
}
.nav-links a:hover,
.nav-links a.active{
  color:#fff;
}
.nav-cta{
  display:inline-flex;
  align-items:center;
  justify-content:center;
  padding:14px 22px;
  border-radius:999px;
  background:#fff;
  color:#000;
  font-weight:700;
  font-size:14px;
}
.mobile-toggle{
  display:none;
  background:none;
  border:1px solid var(--line);
  color:#fff;
  border-radius:14px;
  padding:10px 12px;
}
.mobile-panel{
  display:none;
  border-top:1px solid var(--line);
  padding:14px 0 18px;
}
.mobile-panel a{
  display:block;
  padding:12px 0;
  color:rgba(255,255,255,.82);
}
.hero{
  position:relative;
  overflow:hidden;
  border-bottom:1px solid var(--line);
}
.hero-bg{
  position:absolute;
  inset:0;
  overflow:hidden;
  opacity:.42;
  transform:scale(1.03);
}
.hero-bg::after{
  content:"";
  position:absolute;
  inset:0;
  background:linear-gradient(to bottom, rgba(0,0,0,.24), rgba(0,0,0,.76));
  z-index:1;
}
.hero-video{
  position:absolute;
  inset:0;
  width:100%;
  height:100%;
  object-fit:cover;
}
.hero-inner{
  position:relative;
  min-height:100vh;
  display:grid;
  align-items:center;
  padding:240px 0 56px;
}
.hero-content{
  max-width:1040px;
}
.hero-pill{
  display:inline-flex;
  align-items:center;
  gap:10px;
  border:1px solid rgba(255,255,255,.15);
  background:rgba(255,255,255,.05);
  padding:10px 18px;
  border-radius:999px;
  font-size:12px;
  letter-spacing:.25em;
  text-transform:uppercase;
  color:rgba(255,255,255,.72);
}
.hero h1{
  margin-top:10px;
  font-size:clamp(36px, 5.8vw, 74px);
  line-height:.98;
  letter-spacing:-.05em;
}
.hero p{
  margin-top:18px;
  max-width:680px;
  font-size:clamp(15px, 1.5vw, 18px);
  line-height:1.64;
  color:rgba(255,255,255,.76);
}
.hero-actions{
  display:flex;
  flex-wrap:wrap;
  gap:14px;
  margin-top:34px;
}
.btn{
  display:inline-flex;
  align-items:center;
  justify-content:center;
  padding:16px 24px;
  border-radius:999px;
  border:1px solid rgba(255,255,255,.15);
  background:rgba(255,255,255,.05);
  color:#fff;
  font-weight:700;
  font-size:14px;
  transition:transform .35s ease, background .35s ease, color .35s ease, border-color .35s ease;
}
.btn:hover{
  transform:translateY(-2px);
  border-color:rgba(255,255,255,.28);
}
.btn.primary{
  background:#fff;
  color:#000;
}
.btn.primary:hover{
  background:#f1ede2;
}
.hero-stats,
.grid-3,
.grid-4,
.grid-2{
  display:grid;
  gap:22px;
}
.hero-stats{grid-template-columns:repeat(3,minmax(0,320px));justify-content:center;margin-top:50px}
.grid-4{grid-template-columns:repeat(4,1fr)}
.grid-3{grid-template-columns:repeat(3,1fr)}
.grid-2{grid-template-columns:repeat(2,1fr)}
.stat,
.card,
.quote,
.press-item,
.faq-item,
.info-card{
  background:rgba(255,255,255,.04);
  border:1px solid var(--line);
  border-radius:28px;
  box-shadow:var(--shadow);
}
.stat{
  padding:24px;
}
.stat strong{
  display:block;
  font-size:34px;
  letter-spacing:-.05em;
}
.stat span{
  display:block;
  margin-top:10px;
  font-size:14px;
  line-height:1.7;
  color:var(--muted);
}
.card{
  overflow:hidden;
  transition:transform .55s cubic-bezier(.22,1,.36,1), border-color .35s ease, background .35s ease, box-shadow .55s ease;
}
.card:hover{
  transform:translateY(-6px);
  border-color:rgba(255,255,255,.18);
  box-shadow:0 36px 72px rgba(0,0,0,.38);
}
.card-image{
  transition:transform .8s cubic-bezier(.22,1,.36,1);
}
.card:hover .card-image{
  transform:scale(1.035);
}
.card-image{
  aspect-ratio:16/11;
  background-size:cover;
  background-position:center;
}
.card-body{
  padding:24px;
}
.card-kicker{
  display:flex;
  justify-content:space-between;
  gap:10px;
  font-size:11px;
  letter-spacing:.22em;
  text-transform:uppercase;
  color:var(--soft);
}
.card h3{
  margin-top:14px;
  font-size:30px;
  line-height:1.08;
  letter-spacing:-.04em;
}
.card p{
  margin-top:12px;
  color:var(--muted);
  line-height:1.8;
}
.card .read{
  margin-top:18px;
  display:inline-block;
  font-size:14px;
  color:#fff;
  text-decoration:underline;
  text-underline-offset:4px;
}
.featured-strip{
  overflow:hidden;
  padding:34px 0 26px;
}
.featured-strip-inline{
  margin-top:34px;
}
.why-stats{
  margin-top:40px;
  display:grid;
  grid-template-columns:repeat(3,minmax(0,1fr));
  gap:18px;
  align-items:start;
}
.why-stat-card{
  padding:12px 18px;
  text-align:center;
  position:relative;
}
.why-stat-card:not(:last-child)::after{
  content:"";
  position:absolute;
  top:10%;
  right:0;
  width:1px;
  height:80%;
  background:linear-gradient(180deg, rgba(255,255,255,0), rgba(255,255,255,.14), rgba(255,255,255,0));
}
.why-stat-number{
  font-size:clamp(48px, 6.5vw, 92px);
  line-height:.92;
  letter-spacing:-.065em;
  color:#fff;
}
.why-stat-label{
  margin-top:12px;
  font-size:12px;
  letter-spacing:.22em;
  text-transform:uppercase;
  color:var(--soft);
}
.featured-strip-inner{
  display:grid;
  gap:14px;
}
.featured-label{
  text-align:center;
  color:rgba(255,255,255,.54);
}
.logo-marquee{
  position:relative;
  overflow:hidden;
  padding:8px 0;
}
.logo-marquee::before,
.logo-marquee::after{
  content:"";
  position:absolute;
  top:0;
  bottom:0;
  width:90px;
  z-index:2;
  pointer-events:none;
}
.logo-marquee::before{
  left:0;
  background:linear-gradient(90deg, rgba(13,13,13,1), rgba(13,13,13,0));
}
.logo-marquee::after{
  right:0;
  background:linear-gradient(270deg, rgba(13,13,13,1), rgba(13,13,13,0));
}
.logo-track{
  display:flex;
  align-items:center;
  gap:54px;
  width:max-content;
  animation:marqueeScroll 28s linear infinite;
}
.logo-mark{
  height:32px;
  width:auto;
  max-width:200px;
  object-fit:contain;
  filter:brightness(0) invert(1);
  opacity:.9;
  flex:0 0 auto;
}
.logo-mark-wsj{
  height:28px;
}
.logo-mark-robb{
  height:36px;
  width:auto;
  max-width:320px;
  transform:none;
}
.logo-wordmark-mansions{
  font-size:clamp(18px, 2.2vw, 26px);
  letter-spacing:.22em;
}
.logo-mark-brokerage{
  height:30px;
  width:auto;
  max-width:220px;
}
.logo-mark-661{
  height:44px;
}
.logo-wordmark-brokerage{
  font-size:clamp(14px, 1.8vw, 22px);
  letter-spacing:.14em;
}
.logo-wordmark{
  color:rgba(255,255,255,.86);
  font-size:clamp(15px, 2vw, 22px);
  letter-spacing:.18em;
  text-transform:uppercase;
  white-space:nowrap;
}
.portfolio-filters{
  display:flex;
  flex-wrap:wrap;
  gap:12px;
  margin-top:30px;
}
.filter-chip{
  border:1px solid var(--line);
  background:rgba(255,255,255,.04);
  color:#fff;
  border-radius:999px;
  padding:12px 18px;
  font-size:12px;
  letter-spacing:.18em;
  text-transform:uppercase;
  transition:all .3s ease;
}
.filter-chip.active,
.filter-chip:hover{
  background:#fff;
  color:#000;
}
.portfolio-grid-clean{
  margin-top:28px;
  display:grid;
  grid-template-columns:repeat(3,minmax(0,1fr));
  gap:18px;
}
.portfolio-item{
  position:relative;
  overflow:hidden;
  border-radius:22px;
  border:1px solid var(--line);
  min-height:320px;
  background:#111;
}
.portfolio-item img{
  width:100%;
  height:100%;
  object-fit:cover;
  display:block;
  transition:transform .8s cubic-bezier(.22,1,.36,1);
}
.portfolio-item:hover img{
  transform:scale(1.04);
}
.portfolio-item-overlay{
  position:absolute;
  inset:auto 0 0 0;
  padding:18px;
  background:linear-gradient(180deg, rgba(0,0,0,0), rgba(0,0,0,.78));
}
.portfolio-item-meta{
  display:flex;
  gap:8px;
  flex-wrap:wrap;
  color:rgba(255,255,255,.86);
  font-size:11px;
  letter-spacing:.16em;
  text-transform:uppercase;
}
@keyframes marqueeScroll{
  from{transform:translateX(0)}
  to{transform:translateX(-50%)}
}
.market-tabs{
  display:flex;
  flex-wrap:wrap;
  gap:12px;
  margin-top:28px;
}
.market-tab{
  border:1px solid var(--line);
  background:rgba(255,255,255,.04);
  color:rgba(255,255,255,.84);
  border-radius:999px;
  padding:14px 18px;
  cursor:pointer;
}
.market-tab.active{
  background:#fff;
  color:#000;
}
.market-intro{
  display:flex;
  justify-content:space-between;
  gap:20px;
  margin:28px 0 0;
  align-items:flex-end;
}
.market-intro h3{
  font-size:clamp(28px, 4vw, 42px);
  letter-spacing:-.04em;
}
.market-intro p{
  max-width:680px;
  color:var(--muted);
  line-height:1.8;
}
.services-list{
  margin-top:18px;
  padding:0;
  list-style:none;
}
.services-list li{
  margin:10px 0;
  color:rgba(255,255,255,.84);
}
.quote{
  padding:30px;
}
.quote p{
  color:var(--muted);
  line-height:1.9;
}
.quote .author{
  margin-top:20px;
  font-size:12px;
  letter-spacing:.25em;
  text-transform:uppercase;
  color:var(--soft);
}
.press-item{
  padding:20px;
  text-align:center;
  font-size:18px;
  color:rgba(255,255,255,.84);
}
.about-wrap{
  display:grid;
  grid-template-columns:1.05fr .95fr;
  gap:28px;
  align-items:start;
}
.about-image{
  min-height:560px;
  border-radius:34px;
  border:1px solid var(--line);
  background:url('assets/Las Vegas/Exterior/DSC05062-HDR.jpeg') center/cover;
  box-shadow:var(--shadow);
}
.about-copy h3{
  font-size:clamp(38px, 5vw, 56px);
  line-height:1;
  letter-spacing:-.05em;
}
.about-copy p{
  margin-top:18px;
  color:var(--muted);
  line-height:1.9;
  font-size:17px;
}
.bullets{
  display:grid;
  grid-template-columns:repeat(2,1fr);
  gap:14px;
  margin-top:26px;
}
.bullet{
  padding:16px 18px;
  border-radius:18px;
  background:rgba(255,255,255,.03);
  border:1px solid var(--line);
  color:rgba(255,255,255,.84);
}
.reel-tips{
  display:grid;
  gap:18px;
  margin-top:36px;
}
.reel-tip{
  padding:24px;
  border-radius:24px;
  border:1px solid var(--line);
  background:rgba(255,255,255,.03);
}
.reel-tip h4{
  font-size:22px;
  letter-spacing:-.03em;
}
.reel-tip p{
  margin-top:10px;
  color:var(--muted);
  line-height:1.8;
}
.impact-stat{
  margin-top:34px;
  padding:30px 32px;
  border-radius:28px;
  border:1px solid var(--line);
  background:linear-gradient(180deg, rgba(255,255,255,.05), rgba(255,255,255,.03));
  display:grid;
  grid-template-columns:180px 1fr;
  gap:24px;
  align-items:center;
  box-shadow:var(--shadow);
}
.impact-stat-number{
  font-size:clamp(62px, 8vw, 110px);
  line-height:.9;
  letter-spacing:-.06em;
  color:#fff;
}
.impact-stat-copy h3{
  font-size:clamp(26px, 3vw, 40px);
  line-height:1.02;
  letter-spacing:-.04em;
}
.impact-stat-copy p{
  margin-top:12px;
  color:var(--muted);
  line-height:1.8;
  max-width:780px;
}
.faq-list{
  margin-top:34px;
  display:grid;
  gap:16px;
}
.faq-item{
  overflow:hidden;
}
.faq-question{
  width:100%;
  background:none;
  border:none;
  color:#fff;
  text-align:left;
  padding:22px 24px;
  font-size:18px;
  font-weight:700;
  cursor:pointer;
}
.faq-answer{
  display:none;
  padding:0 24px 24px;
  color:var(--muted);
  line-height:1.85;
}
.faq-item.open .faq-answer{
  display:block;
}
.contact-wrap{
  display:grid;
  grid-template-columns:.95fr 1.05fr;
  gap:24px;
}
.info-card,
.form-card{
  padding:32px;
}
.info-card h3,
.form-card h3{
  font-size:30px;
  letter-spacing:-.04em;
}
.info-list{
  display:grid;
  gap:16px;
  margin-top:22px;
}
.info-list div{
  padding:16px 18px;
  border-radius:18px;
  background:rgba(255,255,255,.03);
  border:1px solid var(--line-soft);
  color:rgba(255,255,255,.84);
}
.form-grid{
  display:grid;
  gap:14px;
  margin-top:22px;
}
.field{
  width:100%;
  padding:16px 18px;
  border-radius:18px;
  border:1px solid var(--line);
  background:rgba(0,0,0,.28);
  color:#fff;
  outline:none;
}
textarea.field{
  min-height:160px;
  resize:vertical;
}
.site-footer{
  border-top:1px solid var(--line);
  padding:42px 0 30px;
  background:linear-gradient(180deg, rgba(255,255,255,.02), rgba(255,255,255,.01));
}
.footer-grid{
  display:grid;
  grid-template-columns:1.2fr .8fr .8fr 1fr;
  gap:28px;
  align-items:start;
}
.footer-brand img{
  height:84px;
  width:auto;
}
.footer-brand p,
.footer-cta-wrap p{
  margin-top:14px;
  color:var(--muted);
  line-height:1.8;
  max-width:320px;
}
.footer-social a{
  color:#fff;
  text-decoration:underline;
  text-underline-offset:4px;
}
.footer-heading{
  font-size:12px;
  letter-spacing:.28em;
  text-transform:uppercase;
  color:var(--soft);
  margin-bottom:14px;
}
.footer-links{
  display:grid;
  gap:12px;
}
.footer-links a{
  color:rgba(255,255,255,.84);
  transition:color .3s ease, transform .3s ease;
}
.footer-links a:hover{
  color:#fff;
  transform:translateX(2px);
}
.footer-cta-wrap .btn{
  margin-top:16px;
}
.footer-bottom{
  margin-top:28px;
  padding-top:18px;
  border-top:1px solid var(--line-soft);
  display:flex;
  flex-wrap:wrap;
  justify-content:space-between;
  gap:12px;
  color:var(--soft);
  font-size:13px;
}
.small-note{
  margin-top:16px;
  font-size:13px;
  color:var(--soft);
}
.divider{
  height:1px;
  background:var(--line);
  margin:26px 0;
}
@media (max-width: 1120px){
  .grid-4,.grid-3,.grid-2,.hero-stats,.about-wrap,.contact-wrap{grid-template-columns:repeat(2,1fr)}
}
@media (max-width: 860px){
  .mobile-toggle{display:inline-flex}
  .nav-links,.nav-cta{display:none}
  .mobile-panel.open{display:block}
  .hero-inner{
    min-height:auto;
    padding:170px 0 42px;
  }
  .hero-content{
    max-width:100%;
  }
  .hero h1{
    font-size:clamp(30px, 10vw, 46px);
    line-height:1.02;
  }
  .hero p{
    font-size:15px;
    line-height:1.7;
    max-width:100%;
  }
  .hero-actions{
    flex-direction:column;
    align-items:stretch;
  }
  .brand img{
    height:60px;
  }
  .grid-4,.grid-3,.grid-2,.hero-stats,.about-wrap,.contact-wrap,.bullets,.footer-grid,.why-stats,.portfolio-grid-clean{grid-template-columns:1fr}
  .why-stat-card{
    padding:18px 8px;
  }
  .why-stat-card:not(:last-child)::after{display:none}
  .logo-marquee::before,
  .logo-marquee::after{
    width:36px;
  }
  .logo-track{
    gap:34px;
  }
  .market-intro{flex-direction:column;align-items:flex-start}
  .hero{padding-bottom:0}
  .footer-bottom{flex-direction:column;align-items:flex-start}
  .site-footer{
    padding:34px 0 24px;
  }
}
@media (max-width: 520px){
  .hero-inner{padding:156px 0 36px}
  .hero h1{font-size:34px}
  .hero p{font-size:14px}
  .section{padding:72px 0}
  .card-body,
  .info-card,
  .form-card,
  .reel-tip{padding:22px}
  .why-stat-number{font-size:56px}
  .why-stat-label{font-size:11px}
}