/* REAL ESTATE v2 — editorial (EB Garamond + Proza Libre), page-scoped body.em */
body.em{--char:#343333;--ink:#1a1a1a;--ivory:#f3eee7;--white:#fff;--grey:#848484;--sage:#d5d6c6;--line:rgba(52,51,51,.14);
--serif:"EB Garamond","Times New Roman",serif;--ui:"Proza Libre","Helvetica Neue",Arial,sans-serif;--ease:cubic-bezier(.22,.61,.12,1);
background:var(--ivory);color:var(--char);font-family:var(--ui)}
.em .em-wrap{max-width:1280px;margin:0 auto;padding:0 clamp(20px,5vw,72px)}
.em .em-kicker{font:500 11px/1 var(--ui);letter-spacing:.28em;text-transform:uppercase;color:var(--grey);margin:0 0 26px}
.em h1,.em h2{font-family:var(--serif);font-weight:400;letter-spacing:-.01em;line-height:1.02;margin:0}
.em h2{font-size:clamp(38px,5.2vw,76px);color:var(--ink)}
.em h1 em,.em h2 em,.em .it{font-style:italic}
.em h2 em{color:#6f7060}
/* hero */
.em .em-hero{position:relative;height:100svh;min-height:600px;overflow:hidden;background:#111;color:#fff;display:flex;align-items:flex-end}
.em .em-hero-media{position:absolute;inset:-6% 0 0;will-change:transform}
.em .em-hero-media video{width:100%;height:100%;object-fit:cover;transform:scale(1.04);animation:emKen 30s var(--ease) infinite alternate}
@keyframes emKen{to{transform:scale(1.1)}}
.em .em-hero-shade{position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.42),rgba(0,0,0,.05) 32%,rgba(0,0,0,.2) 62%,rgba(0,0,0,.72)),linear-gradient(90deg,rgba(0,0,0,.35),transparent 60%)}
.em .em-hero-in{position:relative;z-index:2;width:100%;max-width:1280px;margin:0 auto;padding:0 clamp(20px,5vw,72px) clamp(88px,15vh,150px)}
.em .em-hero .em-kicker{color:rgba(255,255,255,.78)}
.em .em-hero h1{font-size:clamp(42px,6.6vw,104px);color:#fff}
.em .em-split .ln{display:block;overflow:hidden;padding-bottom:.06em}
.em .em-split .w{display:inline-block;transform:translateY(105%);opacity:0;transition:transform 1.2s var(--ease),opacity 1.2s var(--ease);transition-delay:calc(var(--i)*70ms + 250ms)}
.em.ready .em-split .w{transform:none;opacity:1}
.em .em-fade{opacity:0;transform:translateY(14px);transition:opacity 1s var(--ease) 1.1s,transform 1s var(--ease) 1.1s}
.em.ready .em-fade{opacity:1;transform:none}
.em .em-sub{font-size:clamp(14px,1.15vw,17px);line-height:1.7;color:rgba(255,255,255,.85);max-width:48ch;margin:28px 0 36px}
.em .em-cta{display:flex;gap:30px;align-items:center;flex-wrap:wrap}
.em .em-btn{display:inline-block;padding:17px 36px;background:#fff;color:var(--ink);font:500 11px/1 var(--ui);letter-spacing:.24em;text-transform:uppercase;text-decoration:none;transition:background .5s var(--ease),color .5s var(--ease),transform .4s var(--ease)}
.em .em-btn:hover{background:var(--sage)}
.em .em-btn.dark{background:var(--char);color:#fff}.em .em-btn.dark:hover{background:var(--ink)}
.em .em-txt{color:#fff;font:500 11px/1 var(--ui);letter-spacing:.24em;text-transform:uppercase;text-decoration:none;padding:8px 0;background:linear-gradient(currentColor,currentColor) 0 100%/100% 1px no-repeat;transition:background-size .5s var(--ease),transform .4s var(--ease)}
.em .em-txt:hover{background-size:30% 1px}.em .em-txt.dark{color:var(--char)}
.em .em-scroll{position:absolute;left:50%;bottom:26px;width:1px;height:56px;background:rgba(255,255,255,.25);overflow:hidden;z-index:2}
.em .em-scroll span{position:absolute;inset:0;background:#fff;animation:emDrip 2.2s var(--ease) infinite}
@keyframes emDrip{0%{transform:translateY(-100%)}60%,100%{transform:translateY(100%)}}
/* sticky stack: story pins while films slide over */
.em .em-stack{position:relative}
.em .em-story{position:sticky;top:0;min-height:100vh;display:flex;align-items:center;background:var(--ivory);padding:110px 0 90px;z-index:1}
.em .em-story-in{max-width:920px;text-align:center}
.em .em-lede{font-family:var(--serif);font-size:clamp(21px,2.05vw,30px);line-height:1.55;color:var(--char);margin:46px auto 0;max-width:33em}
.em .em-sign{font:500 11px/1 var(--ui);letter-spacing:.26em;text-transform:uppercase;color:var(--grey);margin-top:44px}
.em .em-films,.em .em-trust,.em .em-inquire{position:relative;z-index:2}
.em .em-films{background:#fff;padding:clamp(96px,13vh,150px) 0;border-radius:28px 28px 0 0;box-shadow:0 -30px 60px rgba(52,51,51,.08)}
.em .em-films-head{display:grid;grid-template-columns:1fr auto;align-items:end;gap:10px 40px;margin-bottom:64px}
.em .em-films-head .em-kicker{grid-column:1/-1;margin-bottom:6px}
.em .em-note{font:400 12px/1.4 var(--ui);color:var(--grey);margin:0}
.em .fc-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:56px 32px;align-items:start}
.em .fc{display:block;color:inherit;text-decoration:none}
.em .fc-media{margin:0;position:relative;overflow:hidden;aspect-ratio:16/9;background:var(--ivory);clip-path:inset(0);transition:clip-path .9s var(--ease)}
.em .fc-media img,.em .fc-prev{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform 1.4s var(--ease),opacity .7s var(--ease)}
.em .fc-prev{opacity:0}
.em .fc:hover .fc-media img{transform:scale(1.06)}
.em .fc.previewing .fc-prev{opacity:1}

.em .fc-meta{padding-top:20px}
.em .fc-n{font:500 11px/1.9 var(--ui);color:var(--grey);letter-spacing:.1em}
.em .fc-hook{font-family:var(--serif);font-style:italic;font-size:clamp(18px,1.4vw,21px);line-height:1.38;color:var(--char);margin:10px 0 0}
.em .fc-meta h3{font:500 11px/1.4 var(--ui);letter-spacing:.22em;text-transform:uppercase;color:var(--ink);margin:0;display:flex;justify-content:space-between;gap:12px}.em .fc-meta h3 span{color:var(--grey);letter-spacing:.08em}
.em .fc-d{font:400 12px/1.9 var(--ui);color:var(--grey)}
.em .em-trust{background:var(--sage);padding:80px 0}
.em .em-trust-in{text-align:center}
.em .em-trust ul{list-style:none;margin:0;padding:0;display:flex;justify-content:center;align-items:center;gap:clamp(48px,11vw,150px);flex-wrap:wrap}
.em .em-trust li{display:flex;flex-direction:column;align-items:center;gap:12px}
.em .em-trust img{height:34px;width:auto;filter:grayscale(1) brightness(0);opacity:.72;transition:opacity .4s}
.em .em-trust li:hover img{opacity:1}
.em .em-trust li span{font:500 10px/1 var(--ui);letter-spacing:.3em;text-transform:uppercase;color:var(--char);opacity:.7}
.em .em-inquire{background:var(--ivory);padding:clamp(110px,16vh,180px) 0;text-align:center}
.em .em-inquire-in{max-width:840px}
.em .em-inquire p:not(.em-kicker):not(.em-loc){font-family:var(--serif);font-size:22px;line-height:1.6;margin:30px auto 44px;max-width:30em}
.em .em-inquire .em-cta{justify-content:center}
.em .em-loc{font:500 11px/1 var(--ui);letter-spacing:.26em;text-transform:uppercase;color:var(--grey);margin:48px 0 0}
/* reveals */
.em .rv{opacity:0;transform:translateY(34px);transition:opacity 1.1s var(--ease),transform 1.1s var(--ease);transition-delay:var(--d,0ms)}
.em .rv.in{opacity:1;transform:none}
/* lightbox */
.em .em-lb{position:fixed;inset:0;z-index:200;display:flex;align-items:center;justify-content:center;padding:5vw;background:rgba(20,20,20,0);transition:background .55s var(--ease);visibility:hidden}
.em .em-lb[hidden]{display:flex}
.em .em-lb.open{background:rgba(20,20,20,.94);visibility:visible}
.em .em-lb-frame{width:min(1400px,100%);aspect-ratio:16/9;max-height:84vh;opacity:0;transform:scale(.94) translateY(20px);transition:opacity .6s var(--ease),transform .7s var(--ease)}
.em .em-lb.open .em-lb-frame{opacity:1;transform:none}
.em .em-lb-frame iframe,.em .em-lb-frame video{width:100%;height:100%;border:0;background:#000;display:block}
.em .em-lb-x{position:absolute;top:22px;right:26px;background:none;border:0;color:#fff;font:500 11px/1 var(--ui);letter-spacing:.26em;text-transform:uppercase;padding:12px;cursor:pointer}
@media(max-width:1000px){.em .fc-grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:48px 24px}.em .em-films-head{grid-template-columns:1fr}.em .em-story{position:relative;min-height:auto}}
@media(max-width:640px){.em .fc-grid{grid-template-columns:1fr;gap:44px}.em .em-films{border-radius:18px 18px 0 0}}
@media (prefers-reduced-motion:reduce){
 .em *,.em *:before,.em *:after{animation:none!important;transition:none!important}
 .em .rv,.em .em-fade,.em .em-split .w{opacity:1!important;transform:none!important}
 .em .em-story{position:relative}
 .em .em-hero-media{transform:none!important}
}
.em .sr{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
.em .em-stats{display:grid;grid-template-columns:repeat(3,1fr);margin:64px auto 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.em .em-stat{position:relative;padding:38px 22px 34px;display:flex;flex-direction:column;align-items:center}
.em .em-stat+.em-stat:before{content:"";position:absolute;left:0;top:28%;bottom:28%;width:1px;background:var(--line)}
.em .em-stat-n{font-family:var(--serif);font-size:clamp(48px,5vw,76px);line-height:1;color:var(--ink);font-variant-numeric:lining-nums tabular-nums;letter-spacing:-.01em}
.em .em-stat-l{font:500 10.5px/1.6 var(--ui);letter-spacing:.22em;text-transform:uppercase;color:var(--grey);margin-top:16px;max-width:24ch}
.em .em-stats.rv .em-stat{opacity:0;transform:translateY(18px);transition:opacity 1s var(--ease),transform 1s var(--ease)}
.em .em-stats.rv .em-stat:nth-child(2){transition-delay:.15s}.em .em-stats.rv .em-stat:nth-child(3){transition-delay:.3s}
.em .em-stats.in .em-stat{opacity:1;transform:none}
.em .em-fine{font:400 11px/1.4 var(--ui);color:var(--grey);margin:16px 0 0;letter-spacing:.02em}
@media(max-width:700px){.em .em-stats{grid-template-columns:1fr}.em .em-stat+.em-stat:before{left:30%;right:30%;top:0;bottom:auto;width:auto;height:1px}}
@media (prefers-reduced-motion:reduce){.em .em-stats .em-stat{opacity:1!important;transform:none!important}}
.em .fc-grid:not(.all) .fc-more{display:none}
.em .fc-more-wrap{text-align:center;margin-top:72px}
.em .fc-more-btn{border:0;cursor:pointer}
.em .fc-grid.all .fc-more{animation:fcIn .9s var(--ease) both}
@keyframes fcIn{from{opacity:0;transform:translateY(24px)}to{opacity:1;transform:none}}
/* DENSE GALLERY v4 */
.em .fc-grid{grid-template-columns:repeat(4,minmax(0,1fr));gap:6px}
.em .fc{position:relative;overflow:hidden;background:#111}
.em .fc-media{aspect-ratio:16/9;clip-path:none}
.em .fc-meta{position:absolute;left:0;right:0;bottom:0;padding:34px 14px 12px;background:linear-gradient(180deg,transparent,rgba(0,0,0,.78));color:#fff;pointer-events:none}
.em .fc-meta h3{color:#fff;font:600 11px/1.3 var(--ui);letter-spacing:.16em}
.em .fc-meta h3 span{color:rgba(255,255,255,.75);letter-spacing:.06em;font-weight:400}
.em .fc-hook{font:400 14.5px/1.4 var(--ui);font-style:normal;color:#fff;margin:0;max-height:0;opacity:0;overflow:hidden;white-space:nowrap;text-overflow:ellipsis;transition:max-height .45s var(--ease),opacity .45s var(--ease),margin .45s var(--ease)}
.em .fc:hover .fc-hook,.em .fc:focus-visible .fc-hook{max-height:22px;opacity:1;margin-top:6px}
.em .fc:focus-visible{outline:2px solid var(--char);outline-offset:2px}
@media (hover:none){.em .fc-hook{max-height:22px;opacity:1;margin-top:6px}}
.em .fc-more-wrap{margin-top:48px}
.em .fc-grid .fc.rv{transition-delay:0ms}
@media(max-width:1280px){.em .fc-grid{grid-template-columns:repeat(3,minmax(0,1fr))}}
@media(max-width:1000px){.em .fc-grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:6px}}
@media(max-width:640px){.em .fc-grid{grid-template-columns:1fr;gap:6px}}
.em .em-films .em-wrap{max-width:1600px}

/* BIO */
.em .em-bio{position:relative;z-index:2;background:#ebe6de;padding:clamp(90px,12vw,170px) 0}
.em .em-bio-in{display:grid;grid-template-columns:minmax(0,5fr) minmax(0,6fr);gap:clamp(40px,7vw,110px);align-items:center}
.em .em-bio-photo{position:relative;margin:0;aspect-ratio:4/5;overflow:hidden;background:radial-gradient(120% 90% at 50% 35%,#ded8cd 0%,#cfc8bb 55%,#b9b2a5 100%)}
.em .em-bio-photo img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;filter:saturate(.9) sepia(.06);z-index:1}
.em .em-bio-photo::after{content:"";position:absolute;inset:0;z-index:2;pointer-events:none;background:radial-gradient(ellipse at center,rgba(243,238,231,0) 55%,rgba(52,51,51,.22) 100%),linear-gradient(to bottom,rgba(235,230,222,0) 80%,rgba(235,230,222,.35) 100%),linear-gradient(rgba(213,214,198,.10),rgba(213,214,198,.10));box-shadow:inset 0 0 0 1px rgba(52,51,51,.08)}
.em .em-bio-ph{position:absolute;inset:0;display:flex;align-items:center;justify-content:center;font:italic 400 clamp(90px,12vw,160px)/1 var(--serif);color:rgba(52,51,51,.18)}
.em .em-bio-copy h2{margin-bottom:30px}
.em .em-bio-copy p:not(.em-kicker){font:400 clamp(16px,1.25vw,18px)/1.75 var(--ui);color:var(--char);max-width:36em;margin:0}
@media (max-width:860px){.em .em-bio-in{grid-template-columns:1fr}.em .em-bio-photo{max-width:440px}}

/* EMG logo */
.em .em-emg{display:block;width:140px;margin:34px auto 0;opacity:.62;transition:opacity .4s}
.em .em-emg:hover,.em .em-emg:focus-visible{opacity:.95}
.em .em-emg img{display:block;width:100%;height:auto;filter:grayscale(1) brightness(0)}
.em .em-fine{text-align:center}
.em .em-fine a{color:inherit;text-decoration:underline;text-underline-offset:2px}
.em .em-trust img.emg{height:46px}
.em .em-trust li a{display:flex}

/* Thank-you note */
.em .em-thanks{max-width:560px;margin:40px auto 0;text-align:center}
.em .em-thanks blockquote{margin:0}
.em .em-thanks p{font:italic 400 clamp(18px,1.5vw,21px)/1.6 var(--serif);color:#5a5959;margin:0}
.em .em-thanks figcaption{font:400 clamp(17px,1.3vw,19px)/1 var(--serif);color:var(--grey);margin-top:14px}

/* MOBILE / TOUCH: full-screen hero first, no pinning/sticky/parallax */
.em .em-hero{height:100vh;height:100dvh;height:100svh}
@media (max-width:767px),(hover:none),(pointer:coarse){
 .em .em-hero{min-height:0;z-index:2}
 .em .em-hero-media{inset:0;transform:none!important;will-change:auto}
 .em .em-story{position:relative!important;top:auto!important;min-height:0;z-index:1;margin-top:0}
 .em .em-films,.em .em-trust,.em .em-bio,.em .em-inquire{margin-top:0}
}

/* MOBILE HERO = the reveal text over video */
.em .em-hero-m{display:none}
@media (max-width:767px){
 .em .em-hero-in{display:none}
 .em .em-hero-shade{background:linear-gradient(180deg,rgba(0,0,0,.35) 0%,rgba(0,0,0,.12) 22%,rgba(0,0,0,.45) 48%,rgba(0,0,0,.78) 100%)}
 .em .em-hero{align-items:flex-end}
 .em .em-hero-m{display:block;position:relative;z-index:2;width:100%;padding:0 22px max(44px,env(safe-area-inset-bottom));color:#fff;text-align:left}
 .em .em-hero-m .em-kicker{color:rgba(255,255,255,.8);margin:0 0 12px}
 .em .em-hm-h{font:400 clamp(32px,9.5vw,40px)/1.05 var(--serif);margin:0 0 16px;color:#fff}
 .em .em-hm-h em{font-style:italic;color:rgba(255,255,255,.82)}
 .em .em-hm-p{font:400 clamp(14.5px,4vw,16px)/1.5 var(--serif);margin:0;color:rgba(255,255,255,.94);text-shadow:0 1px 12px rgba(0,0,0,.35)}
 .em .em-hero .em-scroll{display:none}
 /* story section: drop duplicate heading/lede on mobile, keep sign + stats */
 .em .em-story > .em-story-in > .em-kicker,.em .em-story h2,.em .em-story .em-lede{display:none}
 .em .em-story{padding-top:56px}
}
@media (max-width:767px) and (max-height:700px){.em .em-hm-h{font-size:30px;margin-bottom:10px}.em .em-hm-p{font-size:14px;line-height:1.45}}
.em .em-humble{font:italic 400 clamp(15px,1.15vw,17px)/1.6 "EB Garamond",Georgia,serif;color:var(--char,#343333);opacity:.82;max-width:34em;margin:18px auto 6px;letter-spacing:.01em}
/* Eric section background video + bio */
.em .em-story-bg{position:absolute;inset:0;z-index:0;pointer-events:none}
.em .em-story-bg video{width:100%;height:100%;object-fit:cover;filter:saturate(.75)}
.em .em-story-bg::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(243,238,231,.9),rgba(243,238,231,.84) 50%,rgba(243,238,231,.92))}
.em .em-eric{text-align:center;max-width:640px;margin:64px auto 8px}
.em .em-eric-copy h3{font:400 clamp(28px,2.6vw,38px)/1.1 "EB Garamond",Georgia,serif;margin:6px 0 14px;color:var(--char,#343333)}
.em .em-eric-copy p:not(.em-kicker){font:400 clamp(15px,1.15vw,17px)/1.75 "Proza Libre",sans-serif;color:var(--char,#343333);margin:0}
.em .em-eric-copy .em-eric-src{font-size:11px!important;opacity:.6;margin-top:12px!important;letter-spacing:.04em}
.em .em-eric-copy .em-eric-src a{color:inherit}
.em .em-emg{width:240px}
@media (max-width:767px){.em .em-emg{width:210px}}
.em .em-story>.em-wrap{position:relative;z-index:1}