:root{--ink:#2f1c12;--ink-2:#523526;--cream:#f7f2e9;--paper:#fffdf9;--sand:#e9ddcb;--gold:#bd8d45;--muted:#786d64;--line:rgba(47,28,18,.14);--shadow:0 24px 70px rgba(47,28,18,.12);--radius:24px;--container:1180px}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--paper);color:var(--ink);font-family:Inter,ui-sans-serif,-apple-system,BlinkMacSystemFont,"Segoe UI",sans-serif;font-size:16px;line-height:1.65}img{max-width:100%;display:block}a{color:inherit;text-decoration:none}button,input,textarea,select{font:inherit}.container{width:min(var(--container),calc(100% - 48px));margin:auto}.skip-link{position:absolute;left:-9999px}.skip-link:focus{left:16px;top:16px;z-index:99;background:white;padding:12px}
.site-header{position:sticky;top:0;z-index:50;background:rgba(255,253,249,.92);backdrop-filter:blur(16px);border-bottom:1px solid var(--line)}.nav-wrap{height:88px;display:flex;align-items:center;gap:38px}.brand img{width:255px;max-height:70px;object-fit:contain}.main-nav{display:flex;gap:28px;margin-left:auto}.main-nav a{font-size:14px;font-weight:650;letter-spacing:.02em;position:relative}.main-nav a:after{content:"";height:1px;background:var(--ink);position:absolute;left:0;right:100%;bottom:-7px;transition:.25s}.main-nav a:hover:after,.main-nav a[aria-current=page]:after{right:0}.nav-actions{display:flex;align-items:center;gap:18px}.lang-switch{display:flex;border:1px solid var(--line);border-radius:999px;padding:3px}.lang-switch button{border:0;background:none;border-radius:999px;padding:5px 9px;font-size:11px;font-weight:750;cursor:pointer}.lang-switch button[aria-pressed=true]{background:var(--ink);color:white}.menu-toggle{display:none;border:0;background:none;width:38px;height:38px}.menu-toggle span,.menu-toggle span:before,.menu-toggle span:after{display:block;width:23px;height:1px;background:var(--ink);content:"";position:relative}.menu-toggle span:before{position:absolute;top:-7px}.menu-toggle span:after{position:absolute;top:7px}
.eyebrow{margin:0 0 18px;text-transform:uppercase;letter-spacing:.18em;font-size:11px;font-weight:800;color:var(--gold)}h1,h2,h3{font-family:Georgia,"Times New Roman",serif;font-weight:500;line-height:1.08;margin:0}h1{font-size:clamp(48px,6.2vw,88px);letter-spacing:-.04em}h2{font-size:clamp(38px,4.5vw,64px);letter-spacing:-.035em}h3{font-size:26px;letter-spacing:-.02em}.lead{font-size:20px;line-height:1.55;color:var(--ink-2);margin:0}.hero{padding:92px 0 76px;overflow:hidden}.hero-grid{display:grid;grid-template-columns:1.05fr .95fr;gap:70px;align-items:center}.hero-copy .lead{max-width:650px;margin-top:28px}.hero-cta{display:flex;gap:14px;margin-top:34px;flex-wrap:wrap}.btn{display:inline-flex;align-items:center;justify-content:center;gap:12px;padding:15px 22px;border-radius:999px;font-weight:750;font-size:14px;border:1px solid transparent;transition:.25s;cursor:pointer}.btn-primary{background:var(--ink);color:white}.btn-primary:hover{background:var(--ink-2);transform:translateY(-2px)}.btn-secondary{border-color:var(--line);background:rgba(255,255,255,.5)}.btn-secondary:hover{border-color:var(--ink)}.hero-visual{position:relative;min-height:560px}.hero-card-main{height:520px;border-radius:140px 140px 20px 20px;background:var(--cream);overflow:hidden;box-shadow:var(--shadow);position:relative}.hero-card-main img{width:100%;height:100%;object-fit:cover}.hero-visual-label{position:absolute;z-index:2;left:28px;top:28px;background:rgba(255,253,249,.92);padding:11px 15px;border-radius:999px;font-size:12px;font-weight:750;max-width:250px}.hero-note{position:absolute;right:-16px;bottom:8px;width:220px;background:var(--ink);color:white;padding:24px;border-radius:20px;box-shadow:var(--shadow)}.hero-note .number{display:block;font-family:Georgia,serif;font-size:52px;line-height:1}.hero-note p{margin:8px 0 0;font-size:13px;color:#eadfd5}.logo-strip{border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.logo-strip .container{min-height:78px;display:flex;align-items:center;justify-content:space-between;gap:24px}.logo-strip p{font-weight:750;letter-spacing:.03em}.logo-strip span{color:var(--muted);font-size:14px}.section{padding:112px 0}.section-compact{padding:34px 0 100px}.section-head{display:grid;grid-template-columns:1fr .75fr;gap:70px;align-items:end;margin-bottom:58px}.grid-4{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.scenario{padding:30px 24px 36px;border-right:1px solid var(--line);min-height:270px;display:flex;flex-direction:column;justify-content:space-between}.scenario:last-child{border-right:0}.scenario-index{font-size:12px;color:var(--gold);font-weight:800}.scenario h3{font-size:25px;margin-bottom:14px}.scenario p,.pillar p,.project-body p,.detail-copy p,.service-grid p,.transfer-grid p,.values-list p{color:var(--muted);margin-bottom:0}.dark-section{background:var(--ink);color:white}.dark-section .eyebrow{color:#d8aa64}.dark-section .lead,.dark-section p{color:#d9cdc2}.pillars{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}.pillar{border:1px solid rgba(255,255,255,.15);border-radius:var(--radius);padding:30px;min-height:300px}.pillar-number{display:block;color:#d8aa64;font-weight:800;font-size:12px;margin-bottom:80px}.pillar h3{font-size:30px}.projects-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:24px}.project-card{border:1px solid var(--line);border-radius:var(--radius);overflow:hidden;background:white;transition:.25s}.project-card:hover{transform:translateY(-5px);box-shadow:var(--shadow)}.project-image{height:275px;background:var(--cream)}.project-image img{width:100%;height:100%;object-fit:cover}.project-body{padding:26px}.project-meta{display:flex;gap:10px;flex-wrap:wrap;margin-bottom:16px}.project-meta span{font-size:10px;text-transform:uppercase;letter-spacing:.13em;font-weight:800;color:var(--gold);border:1px solid rgba(189,141,69,.35);padding:5px 8px;border-radius:999px}.project-body h3{font-size:29px}.project-body p{min-height:106px}.text-link{display:inline-block;margin-top:18px;font-size:13px;font-weight:800;border-bottom:1px solid currentColor}.quote-section{background:var(--cream);padding:100px 0;text-align:center}.quote-section blockquote{font-family:Georgia,serif;font-size:clamp(32px,4vw,58px);line-height:1.25;max-width:970px;margin:0 auto}.quote-section span{display:block;margin-top:28px;font-size:12px;text-transform:uppercase;letter-spacing:.16em;color:var(--muted)}.cta-panel{background:var(--gold);padding:42px 48px;border-radius:var(--radius);display:flex;align-items:center;justify-content:space-between;gap:30px}.cta-panel h2{font-size:38px}.cta-panel p{margin:10px 0 0;color:#4a2d17}.cta-panel .btn{flex:0 0 auto}
.page-hero{padding:100px 0 76px;background:var(--cream)}.page-hero-grid{display:grid;grid-template-columns:1.15fr .75fr;gap:80px;align-items:end}.page-hero h1{font-size:clamp(50px,6vw,82px)}.project-detail{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:center}.project-detail.reverse .detail-visual{order:2}.detail-visual{background:var(--cream);border-radius:var(--radius);overflow:hidden;min-height:560px}.detail-visual img{width:100%;height:100%;object-fit:cover}.detail-copy h2{font-size:52px;margin-bottom:24px}.detail-copy .lead{margin-bottom:22px}.detail-copy>p:not(.lead){color:var(--muted)}.check-list{list-style:none;padding:0;margin:28px 0 0;border-top:1px solid var(--line)}.check-list li{padding:16px 0 16px 30px;border-bottom:1px solid var(--line);position:relative}.check-list li:before{content:"✓";position:absolute;left:0;color:var(--gold);font-weight:900}.soft-section{background:var(--cream)}.service-grid{display:grid;grid-template-columns:repeat(2,1fr);border:1px solid rgba(255,255,255,.15);border-radius:var(--radius);overflow:hidden}.service-grid article{padding:34px;border-right:1px solid rgba(255,255,255,.15);border-bottom:1px solid rgba(255,255,255,.15);min-height:210px}.service-grid article:nth-child(2n){border-right:0}.service-grid article:nth-last-child(-n+2){border-bottom:0}.service-grid h3{font-size:30px}
.founder-grid{display:grid;grid-template-columns:.75fr 1.25fr;gap:90px;align-items:center}.founder-visual{position:relative}.portrait-placeholder{height:570px;border-radius:170px 170px 24px 24px;background:linear-gradient(145deg,#decbb3,#b98f65);display:grid;place-items:center;box-shadow:var(--shadow)}.portrait-placeholder span{font-family:Georgia,serif;font-size:120px;color:rgba(47,28,18,.64)}.founder-caption{position:absolute;left:24px;right:24px;bottom:24px;background:rgba(255,253,249,.92);padding:18px 20px;border-radius:16px}.founder-caption strong,.founder-caption span{display:block}.founder-caption span{font-size:12px;color:var(--muted);margin-top:3px}.founder-copy h2{margin-bottom:24px}.founder-copy p:not(.eyebrow){color:var(--muted)}.founder-copy .lead{color:var(--ink-2)}.external{margin-top:18px}.transfer-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:18px}.transfer-grid article{background:var(--paper);padding:28px;border-radius:20px;min-height:260px}.transfer-grid article>span{color:var(--gold);font-size:12px;font-weight:800;display:block;margin-bottom:60px}.transfer-grid h3{font-size:26px}.story-grid{display:grid;grid-template-columns:1fr 1fr;gap:100px}.story-copy .lead{margin-bottom:24px}.values-layout{display:grid;grid-template-columns:.85fr 1.15fr;gap:110px}.values-list article{padding:28px 0;border-top:1px solid var(--line)}.values-list article:last-child{border-bottom:1px solid var(--line)}.values-list h3{font-size:32px}
.contact-grid{display:grid;grid-template-columns:.8fr 1.2fr;gap:100px}.contact-info h2{font-size:56px}.contact-info p{color:var(--muted)}.contact-lines{display:grid;gap:12px;margin-top:32px}.contact-lines a{font-weight:750}.contact-form{display:grid;grid-template-columns:1fr 1fr;gap:20px;background:var(--cream);padding:34px;border-radius:var(--radius)}.contact-form label{display:grid;gap:8px;font-size:12px;font-weight:800}.contact-form label:nth-child(3),.contact-form label:nth-child(4){grid-column:1/-1}.contact-form input,.contact-form textarea,.contact-form select{width:100%;border:1px solid var(--line);background:white;border-radius:12px;padding:13px 14px;color:var(--ink)}.contact-form textarea{resize:vertical}.contact-form button{justify-self:start}.form-note{grid-column:1/-1;font-size:12px;color:var(--muted);margin:0}
.site-footer{background:#1d110b;color:white;padding:72px 0 26px}.footer-main{display:grid;grid-template-columns:1.5fr .6fr .8fr;gap:70px}.footer-brand img{width:300px;border-radius:16px}.footer-brand p{max-width:420px;color:#cdbfb4}.footer-col{display:grid;align-content:start;gap:9px}.footer-col h4{font-family:inherit;font-size:12px;text-transform:uppercase;letter-spacing:.16em;color:#d8aa64;margin-bottom:10px}.footer-col a,.footer-col span{color:#d9cdc2;font-size:14px}.footer-bottom{border-top:1px solid rgba(255,255,255,.14);margin-top:52px;padding-top:22px;display:flex;justify-content:space-between;color:#9f9186;font-size:12px}.reveal{opacity:0;transform:translateY(18px);transition:opacity .7s ease,transform .7s ease}.reveal.visible{opacity:1;transform:none}
@media(max-width:960px){.main-nav{position:absolute;left:24px;right:24px;top:88px;background:var(--paper);padding:20px;border:1px solid var(--line);border-radius:16px;box-shadow:var(--shadow);display:none;flex-direction:column}.main-nav.open{display:flex}.menu-toggle{display:block}.nav-wrap{gap:18px}.hero-grid,.page-hero-grid,.section-head,.project-detail,.founder-grid,.story-grid,.values-layout,.contact-grid{grid-template-columns:1fr}.hero{padding-top:64px}.hero-visual{max-width:620px}.grid-4,.transfer-grid{grid-template-columns:repeat(2,1fr)}.scenario:nth-child(2){border-right:0}.scenario:nth-child(-n+2){border-bottom:1px solid var(--line)}.projects-grid{grid-template-columns:1fr}.project-body p{min-height:auto}.project-detail.reverse .detail-visual{order:0}.detail-visual{min-height:420px}.footer-main{grid-template-columns:1fr 1fr}.footer-brand{grid-column:1/-1}.page-hero-grid,.section-head{gap:28px}.project-detail,.founder-grid,.contact-grid{gap:50px}.pillars{grid-template-columns:1fr}.transfer-grid article>span{margin-bottom:30px}}
@media(max-width:640px){.container{width:min(var(--container),calc(100% - 28px))}.nav-wrap{height:76px}.brand img{width:205px;max-height:58px}.main-nav{top:76px}.hero{padding:48px 0}.hero-card-main{height:410px;border-radius:100px 100px 18px 18px}.hero-visual{min-height:470px}.hero-note{right:0;width:190px}.logo-strip .container{align-items:flex-start;flex-direction:column;justify-content:center;padding:18px 0}.logo-strip p{margin:0}.section{padding:76px 0}.section-compact{padding-bottom:76px}.grid-4,.transfer-grid,.service-grid,.contact-form{grid-template-columns:1fr}.scenario{border-right:0;border-bottom:1px solid var(--line)}.scenario:last-child{border-bottom:0}.service-grid article,.service-grid article:nth-child(2n),.service-grid article:nth-last-child(-n+2){border-right:0;border-bottom:1px solid rgba(255,255,255,.15)}.service-grid article:last-child{border-bottom:0}.contact-form label{grid-column:1/-1}.cta-panel{padding:30px;align-items:flex-start;flex-direction:column}.footer-main{grid-template-columns:1fr}.footer-brand{grid-column:auto}.footer-bottom{flex-direction:column;gap:8px}.project-detail{gap:34px}.detail-copy h2{font-size:40px}.portrait-placeholder{height:470px}.founder-grid{gap:36px}.page-hero{padding:70px 0 52px}.lang-switch{margin-left:auto}}

.project-image,.detail-visual{position:relative}
.project-image:after,.detail-visual:after{content:"";position:absolute;inset:0;pointer-events:none;background:linear-gradient(180deg,transparent 58%,rgba(29,17,11,.12))}
.project-image img,.detail-visual img{filter:saturate(.88) contrast(1.03)}
.project-card:hover .project-image img{transform:scale(1.025)}
.project-image img{transition:transform .55s ease}
.detail-visual{height:590px;min-height:0}
@media(max-width:960px){.detail-visual{height:470px}.projects-grid{grid-template-columns:1fr}}
@media(max-width:640px){.brand img{width:178px}.footer-brand img{width:260px}.detail-visual{height:390px}}


/* V6: factual visuals for projects where no verified property photo is available */
.property-stat-visual{
  display:flex;
  align-items:flex-end;
  padding:34px;
  color:#fff;
  position:relative;
  overflow:hidden;
}
.property-stat-visual:before{
  content:"";
  position:absolute;
  inset:0;
  background:
    radial-gradient(circle at 80% 16%,rgba(255,255,255,.14),transparent 26%),
    linear-gradient(145deg,rgba(255,255,255,.03),rgba(0,0,0,.12));
}
.property-stat-visual>div{position:relative;z-index:1;max-width:460px}
.property-stat-visual strong{
  display:block;
  font-family:Georgia,"Times New Roman",serif;
  font-size:clamp(72px,8vw,118px);
  line-height:.86;
  font-weight:500;
  margin:16px 0 12px;
  letter-spacing:-.05em;
}
.property-stat-visual span:not(.stat-kicker){
  display:block;
  font-size:18px;
  line-height:1.35;
  max-width:360px;
}
.property-stat-visual small{
  display:block;
  margin-top:24px;
  color:rgba(255,255,255,.72);
  font-size:12px;
  max-width:380px;
}
.stat-kicker{
  display:block;
  font-size:11px;
  text-transform:uppercase;
  letter-spacing:.16em;
  font-weight:800;
  color:#f0c47d;
}
.pringy-visual{background:linear-gradient(145deg,#2f1c12,#755238)}
.student-visual{background:linear-gradient(145deg,#20372f,#547062)}
.detail-stat-visual{min-height:560px;border-radius:var(--radius)}
.student-facts{
  display:grid;
  grid-template-columns:repeat(2,1fr);
  gap:10px;
  margin:28px 0 4px;
}
.student-facts>div{
  border:1px solid var(--line);
  border-radius:15px;
  padding:15px 16px;
  background:rgba(255,255,255,.55);
}
.student-facts strong{
  display:block;
  font-family:Georgia,"Times New Roman",serif;
  font-size:28px;
  line-height:1;
  margin-bottom:6px;
}
.student-facts span{font-size:12px;color:var(--muted);line-height:1.3;display:block}
.source-note{
  font-size:11px;
  line-height:1.5;
  color:var(--muted)!important;
  margin-top:18px!important;
}
.source-note a{text-decoration:underline;text-underline-offset:3px}
@media(max-width:640px){
  .student-facts{grid-template-columns:1fr 1fr}
  .detail-stat-visual{min-height:400px}
}


/* V7: editorial property visuals and redesigned Fribourg student project */
.stock-visual{position:relative;margin:0;background:#e9e3da;overflow:hidden}
.stock-visual img{display:block;width:100%;height:100%;object-fit:cover}
.stock-visual figcaption{
  position:absolute;left:18px;bottom:16px;z-index:2;
  max-width:calc(100% - 36px);padding:7px 10px;border-radius:999px;
  background:rgba(29,17,11,.72);color:#fff;font-size:10px;line-height:1.25;
  letter-spacing:.02em;backdrop-filter:blur(6px)
}
.detail-visual.stock-visual{min-height:560px}
.detail-visual.stock-visual img{position:absolute;inset:0}
.student-project{display:flex;flex-direction:column;gap:0}
.student-hero-image{height:clamp(360px,46vw,610px);border-radius:var(--radius);margin-bottom:54px}
.student-project-head{display:grid;grid-template-columns:1.05fr .95fr;gap:70px;align-items:end}
.student-project-head h2{font-size:clamp(42px,5vw,68px);max-width:760px}
.student-project-head .lead{max-width:620px}
.student-status{
  width:max-content;max-width:100%;margin-top:24px;padding:8px 12px;border-radius:999px;
  border:1px solid rgba(189,141,69,.42);color:var(--gold);font-size:11px;
  font-weight:800;text-transform:uppercase;letter-spacing:.12em
}
.student-facts-wide{grid-template-columns:repeat(4,1fr);gap:0;margin:46px 0 58px;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.student-facts-wide>div{border:0;border-right:1px solid var(--line);border-radius:0;background:transparent;padding:24px 26px 26px}
.student-facts-wide>div:first-child{padding-left:0}
.student-facts-wide>div:last-child{border-right:0}
.student-facts-wide strong{font-size:clamp(34px,4vw,48px);margin-bottom:10px}
.student-facts-wide span{font-size:13px}
.student-columns{display:grid;grid-template-columns:1fr 1fr;gap:26px}
.student-columns article{background:rgba(255,255,255,.62);border:1px solid var(--line);border-radius:var(--radius);padding:34px 36px}
.student-columns article h3{font-size:32px;margin-bottom:18px}
.student-columns article>p:not(.eyebrow){color:var(--muted);line-height:1.68;margin:0}
.student-columns .eyebrow{margin-bottom:10px}
.compact-check-list{margin-top:24px}
.compact-check-list li{font-size:14px;line-height:1.45}
.student-project>.source-note{margin-top:22px!important}
@media(max-width:960px){
  .student-project-head{grid-template-columns:1fr;gap:22px}
  .student-facts-wide{grid-template-columns:repeat(2,1fr)}
  .student-facts-wide>div{border-bottom:1px solid var(--line)}
  .student-facts-wide>div:nth-child(2n){border-right:0}
  .student-facts-wide>div:nth-last-child(-n+2){border-bottom:0}
  .student-facts-wide>div:first-child{padding-left:26px}
  .student-columns{grid-template-columns:1fr}
}
@media(max-width:640px){
  .student-hero-image{height:330px;margin-bottom:38px}
  .stock-visual figcaption{left:12px;bottom:12px;max-width:calc(100% - 24px);border-radius:10px}
  .student-facts-wide{margin:34px 0 42px}
  .student-facts-wide>div{padding:20px 16px}
  .student-facts-wide>div:first-child{padding-left:16px}
  .student-columns article{padding:26px 24px}
  .student-columns article h3{font-size:28px}
}

/* V8 — robust rendering + compact Fribourg student project */
/* Content remains readable even when JavaScript is unavailable or an older file is cached. */
.reveal{opacity:1;transform:none}
.js .reveal{opacity:0;transform:translateY(18px);transition:opacity .7s ease,transform .7s ease}
.js .reveal.visible{opacity:1;transform:none}

.student-project-section{padding:96px 0 104px}
.student-project{display:block}
.student-intro-grid{
  display:grid;
  grid-template-columns:1.08fr .92fr;
  gap:64px;
  align-items:center;
}
.student-hero-image{
  height:500px;
  margin:0;
  border-radius:var(--radius);
  box-shadow:0 18px 52px rgba(47,28,18,.08);
}
.student-hero-image img{object-position:center 46%}
.student-intro-copy h2{
  font-size:clamp(40px,4.4vw,60px);
  margin-bottom:24px;
  max-width:620px;
}
.student-intro-copy .lead{font-size:18px;max-width:590px}
.student-intro-copy .student-status{margin-top:26px}
.student-facts-wide{
  display:grid;
  grid-template-columns:repeat(4,1fr);
  gap:14px;
  margin:48px 0 30px;
  border:0;
}
.student-facts-wide>div,
.student-facts-wide>div:first-child,
.student-facts-wide>div:last-child{
  border:1px solid var(--line);
  border-radius:18px;
  background:rgba(255,255,255,.72);
  padding:22px 22px 20px;
  min-height:118px;
}
.student-facts-wide strong{
  display:block;
  font-family:Georgia,"Times New Roman",serif;
  font-size:clamp(30px,3vw,42px);
  line-height:1;
  margin:0 0 9px;
  font-weight:500;
  letter-spacing:-.03em;
}
.student-facts-wide span{display:block;font-size:12px;line-height:1.4;color:var(--muted)}
.student-columns{gap:20px}
.student-columns article{background:rgba(255,255,255,.72);padding:32px 34px}
.student-columns article h3{font-size:30px;margin-bottom:16px}
.student-columns article>p:not(.eyebrow){font-size:15px;line-height:1.7}
.compact-check-list{margin-top:22px}
.compact-check-list li{font-size:13px;padding-top:14px;padding-bottom:14px}
.student-project>.source-note{margin-top:18px!important}

@media(max-width:960px){
  .student-intro-grid{grid-template-columns:1fr;gap:34px}
  .student-hero-image{height:430px}
  .student-facts-wide{grid-template-columns:repeat(2,1fr);gap:12px;margin-top:36px}
  .student-facts-wide>div,
  .student-facts-wide>div:first-child,
  .student-facts-wide>div:last-child{border:1px solid var(--line);padding:20px;min-height:110px}
}
@media(max-width:640px){
  .student-project-section{padding:70px 0 76px}
  .student-hero-image{height:300px}
  .student-intro-copy h2{font-size:38px}
  .student-intro-copy .lead{font-size:17px}
  .student-facts-wide{grid-template-columns:1fr 1fr;gap:10px;margin:30px 0 24px}
  .student-facts-wide>div,
  .student-facts-wide>div:first-child,
  .student-facts-wide>div:last-child{padding:18px 16px;min-height:104px}
  .student-facts-wide strong{font-size:30px}
  .student-columns article{padding:25px 22px}
}


/* V9 — indivision / family-property positioning */
.family-section{padding-top:28px;background:var(--paper)}
.family-property-section{background:var(--cream)}
.family-feature{display:grid;grid-template-columns:.82fr 1.18fr;gap:96px;align-items:start;padding-top:10px;padding-bottom:10px}
.family-feature.compact{padding-top:0;padding-bottom:0}
.family-heading h2{max-width:580px}
.family-copy{max-width:720px}
.family-copy .lead{margin-bottom:22px;color:var(--ink-2)}
.family-copy>p:not(.lead):not(.family-note){color:var(--muted);margin:0 0 24px}
.family-list{list-style:none;padding:0;margin:28px 0 24px;border-top:1px solid var(--line)}
.family-list li{position:relative;padding:17px 0 17px 34px;border-bottom:1px solid var(--line);color:var(--ink-2)}
.family-list li:before{content:'✓';position:absolute;left:0;top:16px;color:var(--gold);font-weight:800}
.family-note{font-size:13px;line-height:1.55;color:var(--muted);margin:18px 0 0}
@media(max-width:900px){.family-feature{grid-template-columns:1fr;gap:34px}.family-heading h2{max-width:none}}