@import url("https://fonts.googleapis.com/css2?family=Gowun+Batang:wght@400;700&family=Noto+Sans+KR:wght@400;500;600;700&display=swap");

:root {
  --ivory: #f6f0e7;
  --paper: #fffdf9;
  --cream: #ece2d3;
  --ink: #1d211e;
  --muted: #66655f;
  --line: rgba(29, 33, 30, 0.15);
  --orange: #c65f2e;
  --brown: #795846;
  --green: #263d35;
  --blue: #3e6070;
  --serif: "Gowun Batang", "Batang", serif;
  --sans: "Noto Sans KR", "Malgun Gothic", sans-serif;
  --max: 1240px;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; scroll-padding-top: 80px; }
body { margin: 0; background: var(--paper); color: var(--ink); font-family: var(--sans); font-size: 16px; line-height: 1.7; word-break: keep-all; }
body.menu-open { overflow: hidden; }
a { color: inherit; text-decoration: none; }
button, a { -webkit-tap-highlight-color: transparent; }
button { font: inherit; }
img { display: block; max-width: 100%; }
h1, h2, h3, p { margin-top: 0; }
h1, h2 { font-family: var(--serif); font-weight: 700; letter-spacing: -0.045em; }
h2 { font-size: clamp(2.1rem, 4vw, 4.4rem); line-height: 1.15; }
h3 { line-height: 1.4; }
.container { width: min(calc(100% - 48px), var(--max)); margin-inline: auto; }
.section { padding: clamp(88px, 10vw, 150px) 0; }
.section-ivory { background: var(--ivory); }
.sr-only { position: absolute; width: 1px; height: 1px; padding: 0; margin: -1px; overflow: hidden; clip: rect(0, 0, 0, 0); white-space: nowrap; border: 0; }
.skip-link { position: fixed; top: 12px; left: 12px; z-index: 999; background: var(--ink); color: white; padding: 10px 16px; transform: translateY(-150%); }
.skip-link:focus { transform: translateY(0); }
:focus-visible { outline: 3px solid var(--orange); outline-offset: 4px; }

.site-header { position: fixed; inset: 0 0 auto; z-index: 50; border-bottom: 1px solid rgba(255,255,255,.2); color: #fff; transition: background .25s, color .25s, box-shadow .25s; }
.site-header.is-scrolled { background: rgba(255,253,249,.96); color: var(--ink); box-shadow: 0 6px 28px rgba(34, 28, 22, .08); border-color: var(--line); backdrop-filter: blur(12px); }
.header-inner { width: min(calc(100% - 48px), 1380px); height: 78px; margin: auto; display: flex; align-items: center; justify-content: space-between; }
.brand { display: inline-flex; align-items: center; font-family: var(--serif); font-size: 1.3rem; font-weight: 700; letter-spacing: -.04em; }
.primary-nav { display: flex; align-items: center; gap: clamp(20px, 2.5vw, 38px); font-size: .9rem; font-weight: 500; }
.primary-nav a { position: relative; }
.primary-nav a:not(.nav-cta)::after { content: ""; position: absolute; inset: auto 0 -8px; border-top: 1px solid currentColor; transform: scaleX(0); transform-origin: left; transition: transform .2s; }
.primary-nav a:hover::after { transform: scaleX(1); }
.nav-cta { background: var(--orange); color: #fff; padding: 11px 20px; }
.menu-toggle { display: none; width: 44px; height: 44px; border: 0; background: transparent; color: inherit; padding: 11px; }
.menu-toggle > span:not(.sr-only) { display: block; border-top: 1.5px solid currentColor; margin: 6px 0; }

.hero { position: relative; min-height: 100svh; height: 100svh; display: grid; align-items: center; color: #fff; overflow: hidden; background: #243630; }
.hero-media { position: absolute; inset: 0; background: url("assets/hero-neighborhood.png") center/cover no-repeat; transform: scale(1.005); }
.hero-shade { position: absolute; inset: 0; background: linear-gradient(90deg, rgba(16,27,23,.9) 0%, rgba(18,27,24,.75) 28%, rgba(25,29,27,.18) 61%, rgba(20,23,21,.1) 100%), linear-gradient(0deg, rgba(17,21,19,.25), transparent 50%); }
.hero-inner { position: relative; width: min(calc(100% - 48px), var(--max)); margin: 55px auto 0; }
.section-kicker { font-size: .78rem; font-weight: 700; letter-spacing: .04em; color: var(--orange); margin-bottom: 22px; }
.hero h1 { font-size: clamp(3.2rem, 5.8vw, 6.2rem); line-height: 1.02; max-width: 850px; margin-bottom: 32px; }
.hero h1 em { font-style: normal; color: inherit; }
.expert h2 em { font-style: normal; color: var(--ink); }
.hero-copy { max-width: 600px; font-size: clamp(1rem, 1.5vw, 1.2rem); color: rgba(255,255,255,.86); line-height: 1.85; }
.hero-copy span { display: block; }
.hero-copy span + span { margin-top: 12px; }
.hero-actions { display: flex; align-items: center; gap: 30px; margin-top: 42px; }
.button { min-height: 52px; display: inline-flex; align-items: center; justify-content: center; padding: 0 26px; border: 1px solid transparent; font-size: .95rem; font-weight: 600; cursor: pointer; }
.button-primary { background: var(--orange); color: #fff; }
.button-primary:hover { background: #ad4f25; }
.text-link { border-bottom: 1px solid rgba(255,255,255,.55); padding: 9px 0; }
.text-link span { color: #edb18d; margin-left: 6px; }

.section-intro, .section-heading-row { display: grid; grid-template-columns: minmax(300px, .75fr) 1.25fr; align-items: end; gap: 80px; margin-bottom: 60px; }
.section-intro h2, .section-heading-row h2 { margin-bottom: 0; }
.section-intro > p, .section-heading-row > p { max-width: 540px; margin: 0; color: var(--muted); font-size: 1.03rem; }
.perspective-grid { display: grid; grid-template-columns: repeat(4, 1fr); border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.perspective-card { position: relative; padding: 44px 30px 48px; min-height: 430px; border-right: 1px solid var(--line); }
.perspective-card:last-child { border-right: 0; }
.perspective-icon { width: 72px; height: 72px; margin: 32px 0 42px; display: grid; place-items: center; }
.perspective-icon svg { width: 54px; height: 54px; fill: none; stroke: currentColor; stroke-width: 1.4; stroke-linecap: round; stroke-linejoin: round; }
.perspective-card h3 { font-family: var(--serif); font-size: 1.55rem; margin-bottom: 20px; }
.perspective-card p { color: var(--muted); font-size: .94rem; }
.perspective-card .card-detail { font-size: .82rem; padding-top: 18px; border-top: 1px solid var(--line); margin-top: 25px; }
.tone-orange { color: var(--orange); } .tone-green { color: var(--green); } .tone-blue { color: var(--blue); } .tone-brown { color: var(--brown); }
.perspective-card p, .perspective-card h3, .place-card p, .place-card h3 { color: var(--ink); }

.sample-notice { margin: -25px 0 28px; font-size: .83rem; color: var(--muted); }
.sample-notice span, .sample-label { display: inline-block; background: var(--cream); color: var(--brown); font-size: .7rem; letter-spacing: .08em; padding: 4px 8px; margin-right: 8px; font-weight: 700; }
.region-list { border-top: 1px solid var(--ink); }
.region-group { display: grid; grid-template-columns: minmax(180px, .3fr) 1fr; gap: clamp(42px, 6vw, 90px); padding: 42px 0 8px; }
.region-heading { padding-top: 4px; }
.region-label, .property-eyebrow { margin: 0 0 8px; color: var(--orange); font-size: .72rem; font-weight: 700; letter-spacing: .1em; }
.region-heading h3 { margin: 0; font-family: var(--serif); font-size: clamp(2rem, 3vw, 3.1rem); }
.property-grid { display: grid; gap: 22px; }
.property-card { background: var(--paper); border: 1px solid var(--line); overflow: hidden; }
.property-card-link { display: grid; grid-template-columns: minmax(300px, .95fr) minmax(0, 1.05fr); min-height: 390px; }
.property-image-wrap { position: relative; min-height: 390px; overflow: hidden; background: var(--cream); }
.property-image-wrap img { width: 100%; height: 100%; object-fit: cover; object-position: center; transition: transform .4s ease; }
.property-card-link:hover .property-image-wrap img { transform: scale(1.02); }
.temporary-image-note { position: absolute; left: 16px; bottom: 16px; padding: 5px 9px; background: rgba(29,33,30,.78); color: #fff; font-size: .68rem; letter-spacing: .06em; }
.property-body { display: flex; flex-direction: column; padding: clamp(30px, 4vw, 54px); }
.property-body h4 { margin: 0 0 18px; font-family: var(--serif); font-size: clamp(1.7rem, 2.4vw, 2.55rem); line-height: 1.25; }
.property-description { margin: 0; color: var(--muted); font-size: .95rem; }
.property-tags { display: flex; flex-wrap: wrap; gap: 7px; list-style: none; margin: 28px 0 34px; padding: 0; }
.property-tags li { padding: 5px 10px; border: 1px solid var(--line); color: var(--muted); font-size: .74rem; }
.property-cta { align-self: flex-start; margin-top: auto; padding-bottom: 4px; border-bottom: 1px solid var(--orange); color: var(--orange); font-size: .84rem; font-weight: 700; }
.property-cta span { margin-left: 5px; }
.property-reports { border-top: 1px solid var(--line); }
.place-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 18px; }
.place-card { background: var(--paper); border: 1px solid var(--line); overflow: hidden; }
.place-visual { height: 210px; background: currentColor; position: relative; overflow: hidden; padding: 24px; color: var(--orange); }
.place-visual::before { content: ""; position: absolute; inset: 0; background: linear-gradient(135deg, rgba(255,255,255,.7), transparent 56%); }
.place-visual i { position: absolute; bottom: -15px; width: 34%; background: rgba(255,255,255,.18); border: 1px solid rgba(255,255,255,.28); }
.place-visual i:nth-child(2) { height: 115px; left: 15%; transform: skewY(-8deg); }
.place-visual i:nth-child(3) { height: 155px; left: 40%; transform: skewY(5deg); }
.place-visual i:nth-child(4) { height: 90px; left: 67%; transform: skewY(-5deg); }
.place-card.tone-green .place-visual { color: var(--green); }
.place-card.tone-blue .place-visual { color: var(--blue); }
.place-body { padding: 27px 28px 30px; }
.card-topline { display: flex; justify-content: space-between; color: var(--muted); font-size: .7rem; margin-bottom: 18px; }
.place-card h3 { font-family: var(--serif); font-size: 1.45rem; margin-bottom: 10px; }
.place-card p { color: var(--muted); font-size: .88rem; min-height: 50px; }
.place-card ul { list-style: none; display: flex; gap: 6px; padding: 0; margin: 22px 0 0; }
.place-card li { border: 1px solid var(--line); padding: 4px 9px; font-size: .72rem; color: var(--muted); }

.complex-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 18px; }
.complex-card { position: relative; border: 1px solid var(--line); padding: 0 28px 28px; min-height: 440px; background: #fff; overflow: hidden; }
.complex-visual { position: relative; height: 155px; margin: 0 -28px 26px; display: grid; place-items: center; background: linear-gradient(145deg, #eee7dd, #f9f5ef); border-bottom: 1px solid var(--line); color: #8c8379; font-size: .75rem; }
.complex-visual::before { content: ""; position: absolute; width: 90px; height: 55px; border: 1px solid rgba(121,88,70,.25); border-bottom: 0; }
.complex-visual span { position: relative; z-index: 1; background: #f4eee6; padding: 5px 8px; }
.complex-title-row { display: flex; justify-content: space-between; align-items: center; gap: 20px; }
.complex-card h3 { font-family: var(--serif); font-size: 1.4rem; margin: 11px 0 18px; }
.complex-card dl { margin: 0; }
.complex-card dl div { display: flex; justify-content: space-between; padding: 9px 0; border-top: 1px solid var(--line); font-size: .82rem; }
.complex-card dt { color: var(--muted); }
.complex-card dd { margin: 0; font-weight: 500; }
.complex-note { margin: 18px 0 0; color: var(--muted); font-size: .8rem; }
.complex-note strong { display: block; color: var(--ink); margin-bottom: 4px; font-size: .74rem; }

.report { background: var(--green); color: #fff; }
.report-shell { display: grid; grid-template-columns: .7fr 1.3fr; gap: 80px; align-items: center; }
.section-kicker-light { color: #dc956d; }
.report-copy h2 { margin-bottom: 25px; }
.report-copy > p:not(.section-kicker) { color: rgba(255,255,255,.7); max-width: 380px; }
.sample-chip { display: inline-block; margin-top: 30px; padding: 7px 10px; border: 1px solid rgba(255,255,255,.25); color: rgba(255,255,255,.7); font-size: .7rem; letter-spacing: .08em; }
.report-hub-link { display: inline-block; margin-top: 22px; padding-bottom: 4px; border-bottom: 1px solid #dc956d; color: #dc956d; font-size: .84rem; font-weight: 700; }
.report-panel { background: var(--paper); color: var(--ink); }
.report-metrics { display: grid; grid-template-columns: repeat(3, 1fr); }
.metric { padding: 32px 28px; border-right: 1px solid var(--line); }
.metric:last-child { border-right: 0; }
.metric span, .metric small { display: block; color: var(--muted); font-size: .73rem; }
.metric strong { display: block; font-family: var(--serif); font-size: clamp(2rem, 3vw, 3rem); margin: 10px 0 4px; }
.metric-meta { margin: 20px 0 0; padding-top: 14px; border-top: 1px solid var(--line); font-size: .65rem; }
.metric-meta div { display: grid; grid-template-columns: 34px 1fr; gap: 5px; margin-top: 4px; }
.metric-meta dt { color: #8e8981; }
.metric-meta dd { margin: 0; color: var(--muted); }
.report-insight { padding: 34px; border-top: 1px solid var(--line); display: grid; grid-template-columns: 170px 1fr; gap: 24px; }
.report-insight .label { font-weight: 700; font-size: .83rem; }
.report-insight blockquote { margin: 0; font-family: var(--serif); font-size: 1.05rem; line-height: 1.8; }
.report-source { grid-column: 2; font-size: .72rem; color: var(--orange); margin: 0; }

.guide-list { border-top: 1px solid var(--ink); }
.guide-card { display: grid; grid-template-columns: 1.1fr .9fr 150px; align-items: center; gap: 35px; padding: 30px 10px; border-bottom: 1px solid var(--line); }
.guide-card > div { display: flex; align-items: center; gap: 25px; }
.guide-category { flex: 0 0 70px; color: var(--orange); font-size: .75rem; font-weight: 700; }
.guide-card h3 { font-family: var(--serif); font-size: 1.25rem; margin: 0; }
.guide-card p, .guide-status { color: var(--muted); font-size: .82rem; margin: 0; }
.guide-status { justify-self: end; border: 1px solid var(--line); padding: 6px 10px; }

.expert.section { padding-block: clamp(56px, 5vw, 72px); }
.expert-grid { display: grid; grid-template-columns: minmax(420px, 500px) minmax(0, 1fr); gap: clamp(48px, 5vw, 70px); align-items: start; }
.expert-portrait { align-self: start; display: flex; align-items: flex-start; justify-content: center; margin: 0; min-height: 0; padding-top: 2px; }
.expert-portrait img { width: min(100%, 500px); height: auto; object-fit: contain; object-position: center top; }
.expert h2 { font-size: clamp(1.9rem, 2.82vw, 3.05rem); margin-bottom: 18px; }
.expert h2 em { color: var(--orange); }
.expert-name { margin: 0 0 12px; font-family: var(--serif); font-size: 1.08rem; font-weight: 700; }
.expert-lead { max-width: 650px; margin-bottom: 0; color: var(--muted); }
.expert-principles { margin-top: 28px; border-top: 1px solid var(--line); }
.principle { display: grid; grid-template-columns: 55px 1fr; gap: 18px; padding: 16px 0; border-bottom: 1px solid var(--line); }
.principle > span { color: var(--orange); font-family: var(--serif); }
.principle h3 { font-size: 1rem; margin: 0 0 3px; }
.principle p { font-size: .83rem; color: var(--muted); margin: 0; }
.philosophy-note { margin-top: 24px; padding: 20px 24px; background: var(--paper); border-left: 3px solid var(--orange); }
.philosophy-note strong { font-family: var(--serif); }
.philosophy-note p { margin: 7px 0 0; color: var(--muted); font-size: .84rem; }
.philosophy-note p span { color: var(--ink); font-weight: 700; }

.contact { position: relative; background: #302a24; color: white; overflow: hidden; }
.contact-bg { position: absolute; inset: 0; opacity: .22; background: linear-gradient(120deg, #111 0 35%, transparent 65%), url("assets/hero-neighborhood.png") center 52%/cover no-repeat; filter: saturate(.35); }
.contact-inner { position: relative; min-height: 390px; padding-block: 85px; display: grid; grid-template-columns: 1fr .7fr; align-items: center; gap: 80px; }
.contact h2 { font-size: clamp(2.4rem, 4.5vw, 4.8rem); margin-bottom: 0; }
.contact-action { border-left: 1px solid rgba(255,255,255,.25); padding-left: 55px; }
.contact-action p { color: rgba(255,255,255,.75); }
.button-light { width: 100%; background: var(--ivory); color: var(--ink); border: 0; margin: 12px 0; }
.button-light:disabled { opacity: .82; cursor: not-allowed; }
.contact-action span { font-size: .73rem; color: rgba(255,255,255,.55); }

.site-footer { background: var(--paper); padding: 70px 0 25px; }
.footer-grid { display: grid; grid-template-columns: 1fr 1.45fr .8fr; gap: clamp(40px, 5vw, 80px); }
.footer-grid > * { min-width: 0; }
.footer-role { margin: 0 0 14px; color: var(--accent); font-size: .7rem; font-weight: 700; letter-spacing: .12em; }
.footer-brand { display: inline-block; font-size: 1.6rem; }
.footer-brand-copy { margin: 18px 0 0; color: var(--muted); font-family: var(--serif); font-size: .95rem; line-height: 1.7; }
.footer-brand-copy strong { color: var(--accent); font-weight: 700; }
.footer-info h2 { font-family: var(--sans); font-size: .82rem; letter-spacing: .06em; margin-bottom: 18px; }
.footer-office .footer-office-name { margin: 0 0 14px; color: var(--ink); font-family: var(--serif); font-size: 1.25rem; letter-spacing: -.025em; line-height: 1.45; overflow-wrap: anywhere; }
.footer-office-detail, .footer-address, .footer-contact-detail { margin: 0; color: var(--muted); font-size: .8rem; line-height: 1.8; }
.footer-address { margin-top: 10px; font-style: normal; overflow-wrap: anywhere; }
.footer-contact-detail + .footer-contact-detail { margin-top: 10px; }
.footer-contact-detail a { color: var(--ink); }
.footer-bottom { display: flex; justify-content: space-between; color: #8a8781; border-top: 1px solid var(--line); margin-top: 55px; padding-top: 22px; font-size: .7rem; }
.footer-bottom p { margin: 0; }

.has-motion .perspective-card, .has-motion .place-card, .has-motion .complex-card, .has-motion .guide-card, .has-motion .metric, .has-motion .principle { opacity: 0; transform: translateY(16px); transition: opacity .55s ease, transform .55s ease; }
.has-motion .is-visible { opacity: 1; transform: translateY(0); }

/* HOME */
.latest-report.section, .decisions.section, .places.section, .approach.section { padding-block: clamp(68px, 6vw, 92px); }
.latest-report { background: var(--green); color: #fff; }
.latest-report-heading { margin-bottom: 40px; }
.latest-report-heading h2 { font-size: clamp(2rem, 3vw, 3.15rem); }
.section-link { justify-self: end; align-self: end; padding-bottom: 4px; border-bottom: 1px solid #dc956d; color: #dc956d; font-size: .84rem; font-weight: 700; }
.featured-report-card { display: grid; grid-template-columns: minmax(0, 1.05fr) minmax(420px, .95fr); background: var(--paper); color: var(--ink); }
.featured-report-image { min-height: 430px; display: flex; align-items: center; overflow: hidden; background: var(--cream); }
.featured-report-image img { width: 100%; height: 100%; object-fit: contain; object-position: center; }
.featured-report-copy { display: flex; flex-direction: column; align-items: flex-start; padding: clamp(38px, 4vw, 48px); }
.featured-report-copy .section-kicker { margin-bottom: 18px; }
.featured-report-copy h3 { margin: 0 0 22px; font-family: var(--serif); font-size: clamp(2rem, 3vw, 3.15rem); line-height: 1.27; letter-spacing: -.035em; }
.featured-report-copy > p:not(.section-kicker) { margin: 0; color: var(--muted); }
.featured-report-copy dl { display: flex; flex-wrap: wrap; gap: 10px 24px; margin: 28px 0 34px; padding-top: 20px; border-top: 1px solid var(--line); font-size: .76rem; }
.featured-report-copy dl div { display: flex; gap: 8px; }
.featured-report-copy dt { color: var(--muted); }
.featured-report-copy dd { margin: 0; }
.featured-report-copy .button { margin-top: auto; }
.compact-intro { max-width: 820px; margin-bottom: 42px; }
.compact-intro h2, .approach-heading h2 { margin: 0 0 16px; font-size: clamp(2rem, 3vw, 3.15rem); line-height: 1.18; }
.compact-intro p { margin: 0; color: var(--muted); font-size: 1rem; }
.decision-grid { display: grid; grid-template-columns: repeat(4, 1fr); border-block: 1px solid var(--line); }
.decision-item { min-width: 0; min-height: 255px; padding: 30px 28px 34px; border-right: 1px solid var(--line); }
.decision-item:last-child { border-right: 0; }
.decision-item > span, .place-type-item > span, .approach-item > span { color: var(--orange); font-family: var(--serif); font-size: .9rem; }
.decision-item h3 { margin: 34px 0 18px; font-family: var(--serif); font-size: 1.4rem; }
.decision-item p { margin: 0; color: var(--muted); font-size: .9rem; white-space: pre-line; }

.place-type-grid { display: grid; grid-template-columns: repeat(3, 1fr); border-top: 1px solid var(--ink); border-bottom: 1px solid var(--line); }
.place-type-item { min-width: 0; min-height: 275px; padding: 30px clamp(24px, 3vw, 42px) 34px; border-right: 1px solid var(--line); }
.place-type-item:last-child { border-right: 0; }
.place-type-item h3 { margin: 32px 0 18px; font-family: var(--serif); font-size: 1.45rem; }
.place-complexes { min-height: 54px; margin-bottom: 22px; font-weight: 600; }
.place-complex-link { padding-bottom: 2px; border-bottom: 1px solid currentColor; transition: color .2s, border-color .2s; }
.place-complex-link:hover { color: var(--orange); border-color: var(--orange); }
.place-criteria { margin: 0; padding-top: 20px; border-top: 1px solid var(--line); color: var(--muted); font-size: .82rem; }

.approach-heading { margin-bottom: 36px; }
.approach-list { display: grid; grid-template-columns: repeat(3, 1fr); border-block: 1px solid var(--ink); }
.approach-item { min-height: 215px; padding: 30px clamp(24px, 3vw, 42px); border-right: 1px solid var(--line); }
.approach-item:last-child { border-right: 0; }
.approach-item h3 { margin: 32px 0 12px; font-family: var(--serif); font-size: clamp(1.3rem, 1.8vw, 1.65rem); }
.approach-item p { margin: 0; color: var(--muted); }

.philosophy-expert { padding-bottom: 0; background: var(--paper); }
.philosophy-block { display: grid; grid-template-columns: minmax(300px, .75fr) 1.25fr; column-gap: 80px; align-items: start; padding-bottom: clamp(68px, 7vw, 105px); }
.philosophy-block .section-kicker { grid-column: 1; }
.philosophy-block h2 { grid-column: 1; margin: 0; font-size: clamp(2.3rem, 4vw, 4.4rem); }
.philosophy-copy { grid-column: 2; grid-row: 1 / span 2; padding-top: 4px; font-family: var(--serif); font-size: clamp(1.12rem, 1.7vw, 1.48rem); line-height: 1.8; }
.philosophy-copy p { margin: 0; }
.philosophy-copy p + p { margin-top: 18px; }
.philosophy-copy p:nth-last-child(2), .philosophy-copy p:last-child { color: var(--orange); font-weight: 700; }
.philosophy-expert .expert-grid { width: 100%; max-width: none; padding-inline: max(24px, calc((100% - var(--max)) / 2)); background: var(--ivory); }
.philosophy-expert .expert-portrait { padding-top: 58px; }
.philosophy-expert .expert-copy { align-self: center; padding: 70px 0 76px; }
.philosophy-expert .expert-copy h3 { margin: 0 0 2px; font-family: var(--serif); font-size: clamp(2.2rem, 3vw, 3.2rem); }
.expert-role { margin: 0 0 24px; color: var(--orange); font-weight: 700; }
.philosophy-expert .expert-lead { white-space: pre-line; }
.expert-copy .section-kicker { margin-bottom: 12px; }
.expert-career { display: inline-block; margin: 34px 0 0; padding-top: 18px; border-top: 1px solid var(--line); color: var(--muted); font-size: .84rem; }
.contact-buttons { display: grid; grid-template-columns: 1fr 1fr; gap: 10px; margin: 12px 0; }
.contact-buttons .button { margin: 0; padding-inline: 18px; white-space: nowrap; }
.button-outline { background: transparent; color: #fff; border: 1px solid rgba(255,255,255,.5); }
.contact h2 { margin-bottom: 20px; color: #dc956d; font-family: var(--sans); font-size: .82rem; letter-spacing: .08em; }
.contact-statement { margin: 0; font-family: var(--serif); font-size: clamp(2.35rem, 4vw, 4.25rem); font-weight: 700; letter-spacing: -.045em; line-height: 1.2; }

@media (min-width: 981px) {
  .expert-portrait img { transform: translateX(40px) scale(1.09); transform-origin: center bottom; }
  .contact-inner { min-height: 489px; }
}

@media (min-width: 721px) and (max-width: 1160px) {
  .featured-report-card { grid-template-columns: 1fr; }
  .featured-report-image { min-height: 0; aspect-ratio: 16 / 9; }
}

@media (max-width: 980px) {
  .menu-toggle { display: block; position: relative; z-index: 52; }
  .primary-nav { position: fixed; inset: 0; background: var(--ivory); color: var(--ink); flex-direction: column; align-items: flex-start; justify-content: center; padding: 80px 34px; gap: 28px; font-family: var(--serif); font-size: 1.7rem; transform: translateX(100%); visibility: hidden; transition: transform .3s ease, visibility .3s; }
  .primary-nav.is-open { transform: translateX(0); visibility: visible; }
  .nav-cta { font-family: var(--sans); font-size: 1rem; }
  .menu-open .site-header { color: var(--ink); }
  .perspective-grid { grid-template-columns: repeat(2, 1fr); }
  .perspective-card:nth-child(2) { border-right: 0; }
  .perspective-card:nth-child(-n+2) { border-bottom: 1px solid var(--line); }
  .place-grid, .complex-grid { grid-template-columns: 1fr 1fr; }
  .place-card:last-child, .complex-card:last-child { grid-column: 1 / -1; }
  .region-group { grid-template-columns: 150px 1fr; gap: 38px; }
  .property-card-link { grid-template-columns: minmax(260px, .9fr) minmax(0, 1.1fr); }
  .report-shell, .expert-grid { gap: 50px; }
  .expert-grid { grid-template-columns: minmax(280px, .72fr) minmax(0, 1.28fr); }
  .expert-portrait { min-height: 0; }
  .report-insight { grid-template-columns: 1fr; }
  .report-source { grid-column: 1; }
  .guide-card { grid-template-columns: 1fr 1fr; }
  .guide-status { grid-column: 2; }
  .decision-grid { grid-template-columns: repeat(2, 1fr); }
  .decision-item:nth-child(2) { border-right: 0; }
  .decision-item:nth-child(-n+2) { border-bottom: 1px solid var(--line); }
  .place-type-grid { grid-template-columns: 1fr; }
  .place-type-item { min-height: 0; border-right: 0; border-bottom: 1px solid var(--line); }
  .place-type-item:last-child { border-bottom: 0; }
  .approach-list { grid-template-columns: 1fr; }
  .approach-item { min-height: 0; border-right: 0; border-bottom: 1px solid var(--line); }
  .approach-item:last-child { border-bottom: 0; }
  .featured-report-card { grid-template-columns: 1fr; }
  .featured-report-image { min-height: 0; aspect-ratio: 16 / 9; }
  .philosophy-block { grid-template-columns: 1fr 1.2fr; gap: 46px; }
}

@media (max-width: 720px) {
  .container, .hero-inner, .header-inner { width: min(calc(100% - 32px), var(--max)); }
  .header-inner { height: 68px; }
  .section { padding: 78px 0; }
  .hero { min-height: 100svh; height: 100svh; align-items: end; }
  .hero-media { background-position: 62% center; }
  .hero-shade { background: linear-gradient(0deg, rgba(17,27,23,.94) 0%, rgba(18,27,24,.65) 64%, rgba(20,25,23,.28) 100%); }
  .hero-inner { margin-bottom: 70px; }
  .hero h1 { font-size: clamp(3rem, 14vw, 4.6rem); }
  .hero-copy { font-size: .94rem; }
  .hero-actions { align-items: flex-start; flex-direction: column; gap: 15px; margin-top: 30px; }
  .button-primary { width: 100%; }
  .hero-note { display: none; }
  .section-intro, .section-heading-row { grid-template-columns: 1fr; gap: 24px; margin-bottom: 42px; }
  .latest-report-heading { display: flex; align-items: flex-end; justify-content: space-between; gap: 20px; }
  .latest-report-heading h2 { margin: 0; }
  .section-link { justify-self: auto; flex: 0 0 auto; }
  .featured-report-copy { padding: 30px 24px 34px; }
  .featured-report-copy h3 { font-size: clamp(1.65rem, 8vw, 2.2rem); }
  .featured-report-copy dl { margin-bottom: 28px; }
  .featured-report-copy .button { width: 100%; }
  .perspective-grid { grid-template-columns: 1fr; }
  .perspective-card { border-right: 0; border-bottom: 1px solid var(--line); min-height: auto; }
  .perspective-card:last-child { border-bottom: 0; }
  .perspective-icon { margin: 18px 0 30px; }
  .place-grid, .complex-grid { grid-template-columns: 1fr; }
  .place-card:last-child, .complex-card:last-child { grid-column: auto; }
  .region-group { grid-template-columns: 1fr; gap: 22px; padding-top: 32px; }
  .property-card-link { grid-template-columns: 1fr; }
  .property-image-wrap { min-height: 0; aspect-ratio: 16 / 10; }
  .property-body { padding: 28px 24px 30px; }
  .property-tags { margin: 24px 0 30px; }
  .report-shell { grid-template-columns: 1fr; gap: 45px; }
  .report-metrics { grid-template-columns: 1fr; }
  .metric { border-right: 0; border-bottom: 1px solid var(--line); }
  .metric:last-child { border-bottom: 0; }
  .report-insight { padding: 28px 24px; }
  .guide-card { grid-template-columns: 1fr; gap: 14px; padding: 25px 0; }
  .guide-card > div { align-items: flex-start; gap: 12px; flex-direction: column; }
  .guide-status { grid-column: auto; justify-self: start; }
  .expert-grid { grid-template-columns: 1fr; }
  .expert.section { padding-block: 56px 68px; }
  .expert-portrait { min-height: 0; width: min(90%, 390px); margin-inline: auto; padding-top: 0; }
  .expert-portrait img { width: 100%; }
  .expert h2 { font-size: clamp(1.9rem, 8.1vw, 2.45rem); }
  .philosophy-block { grid-template-columns: 1fr; gap: 0; }
  .philosophy-block .section-kicker, .philosophy-block h2, .philosophy-copy { grid-column: 1; grid-row: auto; }
  .philosophy-block h2 { margin-bottom: 30px; }
  .philosophy-copy { padding-top: 0; }
  .philosophy-expert .expert-grid { padding-inline: 16px; }
  .philosophy-expert .expert-portrait { padding-top: 48px; }
  .philosophy-expert .expert-copy { padding: 14px 8px 64px; }
  .expert-lead br, .philosophy-note p br { display: none; }
  .expert-principles { margin-top: 24px; }
  .principle { grid-template-columns: 42px 1fr; gap: 12px; }
  .contact-inner { grid-template-columns: 1fr; gap: 45px; padding-block: 75px; }
  .contact-action { padding: 30px 0 0; border-left: 0; border-top: 1px solid rgba(255,255,255,.25); }
  .footer-grid { grid-template-columns: 1fr; gap: 38px; }
  .site-footer { padding-top: 56px; }
  .footer-office .footer-office-name { font-size: 1.18rem; }
  .footer-office-detail, .footer-address, .footer-contact-detail { font-size: .82rem; }
  .footer-bottom { flex-direction: column; gap: 6px; }
  .hero h1 { font-size: clamp(2.75rem, 12vw, 4.2rem); }
  .hero-copy br { display: none; }
  .decision-grid { grid-template-columns: 1fr; }
  .decision-item { min-height: 0; padding: 32px 24px 36px; border-right: 0; border-bottom: 1px solid var(--line); }
  .decision-item:nth-child(-n+2) { border-bottom: 1px solid var(--line); }
  .decision-item:last-child { border-bottom: 0; }
  .decision-item h3, .place-type-item h3 { margin-top: 32px; }
  .place-type-item { padding: 32px 24px 36px; }
  .place-complexes { min-height: 0; }
  .compact-intro { margin-bottom: 32px; }
  .compact-intro h2, .approach-heading h2 { font-size: clamp(1.9rem, 8.5vw, 2.6rem); }
  .approach-item { padding: 28px 24px 32px; }
  .approach-item h3 { margin-top: 24px; }
  .contact-buttons { grid-template-columns: 1fr; }
}

@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after { scroll-behavior: auto !important; transition-duration: .01ms !important; animation-duration: .01ms !important; }
}