/* Forest & Hart · shared stylesheet for the six pages in this folder */
:root{
  --ink:#1b2420; --ink2:#3c4842; --ink3:#243029;
  --stone:#f4f1ea; --stone2:#e8e2d6; --stone3:#efe9df; --white:#fff;
  --green:#23463b; --green-d:#163029; --green-l:#2f5a4c; --brass:#b08a4a; --brass-l:#c79c57; --sage:#dde6e0; --sage2:#cfdbd3;
  --dim:rgba(27,36,32,.62); --dim2:rgba(27,36,32,.42); --line:rgba(27,36,32,.13); --line2:rgba(27,36,32,.08);
  --cream-dim:rgba(244,241,234,.7); --cream-line:rgba(244,241,234,.16);
  --ease:cubic-bezier(.22,.7,.2,1); --easeOut:cubic-bezier(.16,1,.3,1);
  --navh:84px; --gut:clamp(16px,5vw,72px); --max:1320px; --r:16px;
  --serif:'Instrument Serif',Georgia,'Times New Roman',serif;
  --sans:'Manrope',system-ui,-apple-system,'Segoe UI',sans-serif;
  --mono:'JetBrains Mono',ui-monospace,SFMono-Regular,Menlo,monospace;
}
@media(max-width:820px){:root{--navh:66px;}}
*{box-sizing:border-box;}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%;}
html,body{margin:0;padding:0;background:var(--stone);color:var(--ink);overflow-x:clip;max-width:100%;}
body{font-family:var(--sans);font-size:17px;line-height:1.6;-webkit-font-smoothing:antialiased;}
a{color:inherit;text-decoration:none;touch-action:manipulation;}
button{font:inherit;color:inherit;cursor:pointer;touch-action:manipulation;background:none;border:0;padding:0;margin:0;}
summary{touch-action:manipulation;cursor:pointer;}
img,video{display:block;max-width:100%;height:auto;}
p{margin:0 0 1em;}
h1,h2,h3,h4{margin:0;font-weight:400;}
figure,blockquote{margin:0;}
ul{margin:0;padding:0;}
::selection{background:var(--green);color:#fff;}
:focus-visible{outline:3px solid var(--brass);outline-offset:3px;border-radius:4px;}
.mono{font-family:var(--mono);}
.serif{font-family:var(--serif);}
.prose{max-width:66ch;}
.prose p{color:var(--ink2);}
.prose strong{color:var(--ink);font-weight:700;}
.skip{position:absolute;left:12px;top:-60px;z-index:200;background:var(--green);color:#fff;padding:10px 16px;border-radius:8px;font-weight:700;}
.skip:focus{top:12px;}
.sr{position:absolute!important;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap;}

/* ---------- reveal on scroll (visible by default; hidden only once JS is live) ---------- */
.js .rv{opacity:0;transform:translateY(18px);transition:opacity .9s var(--easeOut),transform .9s var(--easeOut);}
.js .rv.on{opacity:1;transform:none;}
.js .rv.d1{transition-delay:.08s}.js .rv.d2{transition-delay:.16s}.js .rv.d3{transition-delay:.24s}.js .rv.d4{transition-delay:.32s}.js .rv.d5{transition-delay:.4s}
.js .clip img{clip-path:inset(0 0 100% 0);transform:scale(1.06);transition:clip-path 1.2s var(--easeOut),transform 1.6s var(--easeOut);}
.js .clip.on img{clip-path:inset(0 0 0 0);transform:none;}
/* headline lines rise out of a mask */
.js .rise .ln{display:block;overflow:hidden;}
.js .rise .ln > span{display:block;transform:translateY(105%);transition:transform 1s var(--easeOut);}
.js .rise.on .ln > span{transform:none;}
.js .rise .ln:nth-child(2) > span{transition-delay:.1s}.js .rise .ln:nth-child(3) > span{transition-delay:.2s}

/* ---------- nav: framed split. Links 3 left / 3 right, mark and wordmark centred, plain white panels ---------- */
.nav{position:sticky;top:0;z-index:80;height:var(--navh);display:flex;align-items:center;padding:0 var(--gut);background:var(--stone);border-bottom:1px solid var(--line);color:var(--ink);transition:height .35s var(--ease),box-shadow .35s;}
.nav.scrolled{height:64px;box-shadow:0 10px 30px -18px rgba(27,36,32,.35);}
.nav .nl{flex:1;display:flex;align-items:center;justify-content:space-between;gap:12px;height:100%;}
.nav .menu{list-style:none;margin:0;padding:0;display:flex;gap:clamp(2px,1.4vw,20px);height:100%;flex:1 1 0;}
.nav .menu.left{justify-content:flex-start;}
.nav .menu.right{justify-content:flex-end;}
.nav .menu > li{position:relative;display:flex;height:100%;}
.nav .ml{position:relative;display:flex;align-items:center;gap:7px;height:100%;padding:0 11px;font-family:var(--serif);font-size:21px;line-height:1;color:inherit;letter-spacing:.01em;white-space:nowrap;transition:color .25s;}
.nav .ml::after{content:"";position:absolute;left:11px;right:11px;bottom:24px;height:2px;background:currentColor;opacity:0;transform:translateY(4px);transition:opacity .3s,transform .3s var(--easeOut);}
.nav.scrolled .ml::after,.nav.fixed .ml::after{bottom:16px;}
.nav .ml.cur::after,.nav .has.open .ml::after{opacity:1;transform:none;}
.nav .ml:focus-visible{outline:none;}
.nav .ml:focus-visible::after{opacity:1;transform:none;}
@media(hover:hover) and (pointer:fine){.nav .ml:hover::after{opacity:1;transform:none;}}
.nav .ml .n{font-family:var(--mono);font-size:11px;letter-spacing:.06em;opacity:.75;}
.nav .ml svg{width:15px;height:15px;fill:none;stroke:currentColor;stroke-width:1.8;}
.nav .nsaved.has svg{fill:currentColor;}
.nav .brand{flex:none;font-family:var(--serif);font-size:28px;display:flex;align-items:center;gap:10px;white-space:nowrap;line-height:1;color:inherit;}
.nav .brand .amp{font-style:italic;color:var(--brass);}
.nav .brand .blogo{transition:height .35s var(--ease);}
.nav.scrolled .brand .blogo,.nav.fixed .brand .blogo{height:32px!important;}
/* the panel: plain white, no shadow, centred under its parent */
.nav .dd{position:absolute;top:calc(100% - 10px);left:50%;transform:translate(-50%,8px);min-width:236px;background:var(--white);color:var(--ink);border:1px solid var(--line);padding:10px 6px;display:grid;text-align:center;opacity:0;visibility:hidden;transition:opacity .25s,transform .35s var(--easeOut),visibility 0s .35s;z-index:6;}
.nav .has.open .dd{opacity:1;visibility:visible;transform:translate(-50%,0);transition:opacity .25s,transform .35s var(--easeOut);}
.nav .dd a{display:block;padding:9px 18px;font-family:var(--serif);font-size:19px;line-height:1.2;color:var(--ink);white-space:nowrap;transition:color .2s;}
.nav .dd a:first-child{border-bottom:1px solid var(--line2);margin-bottom:4px;padding-bottom:12px;}
@media(hover:hover) and (pointer:fine){.nav .dd a:hover{color:var(--green);}}
.nav .dd a:focus-visible{outline:2px solid var(--brass);outline-offset:-2px;}
@media(max-width:1279px){.nav .ml{font-size:19px;padding:0 8px;}.nav .brand{font-size:25px;}}
.burger{display:none;position:absolute;right:var(--gut);top:50%;transform:translateY(-50%);width:44px;height:44px;border-radius:10px;border:1px solid currentColor;color:inherit;}
.burger span,.burger span::before,.burger span::after{content:"";position:absolute;left:12px;width:20px;height:2px;background:currentColor;transition:transform .3s var(--ease),top .3s var(--ease);}
.burger span{top:21px;}
.burger span::before{left:0;top:-6px;}
.burger span::after{left:0;top:6px;}
@media(max-width:980px){.nav .menu{display:none;}.nav .nl{justify-content:center;}.burger{display:block;}}
@media(max-width:480px){.nav .brand{font-size:23px;}.nav .brand .blogo{height:36px!important;}}

/* index: the nav sits over the framed hero, then becomes a solid compact bar once you scroll */
.index-page .nav{position:absolute;top:var(--frame);left:var(--frame);right:var(--frame);background:transparent;border-bottom:0;color:var(--stone);transition:none;}
.index-page .nav .ml,.index-page .nav .brand{text-shadow:0 1px 14px rgba(27,36,32,.55);}
.index-page .nav .brand .amp{color:var(--brass-l);}
.index-page .nav .burger{border-color:rgba(244,241,234,.5);}
.index-page .nav.fixed{position:fixed;top:0;left:0;right:0;height:64px;background:var(--stone);color:var(--ink);border-bottom:1px solid var(--line);box-shadow:0 10px 30px -18px rgba(27,36,32,.35);animation:navin .5s var(--easeOut) both;}
.index-page .nav.fixed .ml,.index-page .nav.fixed .brand{text-shadow:none;}
.index-page .nav.fixed .brand .amp{color:var(--brass);}
.index-page .nav.fixed .burger{border-color:var(--line);}
@keyframes navin{from{transform:translateY(-100%);}to{transform:none;}}
.ftel{position:absolute;top:0;right:calc(var(--frame) + 6px);height:var(--frame);display:flex;align-items:center;font-family:var(--mono);font-size:10.5px;letter-spacing:.08em;color:var(--dim);z-index:3;}
@media(max-width:820px){.ftel{display:none;}}

/* phones: full-screen overlay menu (sibling of the nav) */
.drawer{position:fixed;inset:0;z-index:90;background:var(--stone);display:flex;flex-direction:column;padding:0 var(--gut) 28px;opacity:0;visibility:hidden;transition:opacity .4s var(--easeOut),visibility 0s .4s;overflow:auto;}
.drawer.open{opacity:1;visibility:visible;transition:opacity .4s var(--easeOut);}
.drawer .dtop{height:var(--navh);flex:none;display:flex;align-items:center;justify-content:center;position:relative;border-bottom:1px solid var(--line);}
.drawer .dtop .brand{font-family:var(--serif);font-size:24px;display:flex;align-items:center;gap:10px;}
.drawer .dtop .brand .amp{font-style:italic;color:var(--brass);}
.dclose{position:absolute;right:0;top:50%;transform:translateY(-50%);width:44px;height:44px;border-radius:10px;border:1px solid var(--line);font-size:26px;line-height:1;}
.dlinks{padding-top:10px;display:grid;}
.dg{padding:12px 0 14px;border-bottom:1px solid var(--line2);opacity:0;transform:translateY(14px);}
.dlink{font-family:var(--serif);font-size:clamp(34px,8vw,52px);line-height:1.1;display:block;}
.dlink[aria-current="page"]{color:var(--green);font-style:italic;}
.dsub{display:flex;flex-wrap:wrap;gap:4px 16px;margin-top:6px;}
.dsub a{font-family:var(--mono);font-size:11px;letter-spacing:.12em;text-transform:uppercase;color:var(--dim);padding:4px 0;}
.drawer.open .dg{animation:dlin .6s var(--easeOut) both;animation-delay:calc(var(--i,0)*55ms + 80ms);}
.drawer.open .dfoot{animation:dlin .6s var(--easeOut) both;animation-delay:.45s;opacity:0;}
@keyframes dlin{to{opacity:1;transform:none;}}
.dfoot{margin-top:auto;display:grid;gap:12px;padding-top:24px;}
.dfoot .tel{font-family:var(--mono);font-size:13px;letter-spacing:.06em;color:var(--dim);text-align:center;}
body.locked{overflow:hidden;}

/* ---------- buttons ---------- */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:10px;font-weight:700;font-size:15px;padding:15px 26px;border-radius:12px;border:1px solid transparent;transition:transform .25s var(--ease),background .25s,color .25s,border-color .25s,box-shadow .25s;}
.btn.primary{background:var(--green);color:#fff;border-color:var(--green);}
.btn.brass{background:var(--brass);color:var(--ink);border-color:var(--brass);}
.btn.ghost{border-color:var(--line);color:var(--ink);background:transparent;}
.btn.ghost.light{border-color:var(--cream-line);color:var(--stone);}
.btn:focus-visible{outline:3px solid var(--brass);outline-offset:3px;}
.btn.primary:focus-visible{outline-color:var(--brass);}
.btn:disabled{opacity:.4;cursor:not-allowed;transform:none!important;box-shadow:none!important;}
@media(hover:hover) and (pointer:fine){
  .btn.primary:hover{background:var(--green-d);transform:translateY(-2px);box-shadow:0 14px 30px -16px rgba(22,48,41,.7);}
  .btn.brass:hover{background:var(--brass-l);transform:translateY(-2px);}
  .btn.ghost:hover{border-color:var(--ink);transform:translateY(-2px);}
  .btn.ghost.light:hover{border-color:var(--stone);}
}
.arrow{display:inline-flex;align-items:center;gap:8px;font-weight:700;color:var(--green);font-size:15px;}
.arrow::after{content:"\2192";transition:transform .3s var(--ease);}
@media(hover:hover) and (pointer:fine){.arrow:hover::after{transform:translateX(5px);}}
.arrow.light{color:var(--brass-l);}

/* ---------- type ---------- */
.eyebrow{font-family:var(--mono);font-size:11.5px;letter-spacing:.2em;text-transform:uppercase;color:var(--green);display:inline-block;line-height:1.7;}
.eyebrow.brass{color:var(--brass);}
.eyebrow.light{color:var(--cream-dim);}
.h1{font-family:var(--serif);font-size:clamp(46px,min(8vw,12svh),120px);line-height:.96;letter-spacing:-.01em;margin-top:14px;text-wrap:balance;}
.h2{font-family:var(--serif);font-size:clamp(36px,4.8vw,72px);line-height:1;letter-spacing:-.01em;margin-top:12px;text-wrap:balance;}
.h3{font-family:var(--serif);font-size:clamp(26px,3vw,38px);line-height:1.08;}
.h4{font-family:var(--serif);font-size:clamp(22px,2.2vw,28px);line-height:1.1;}
/* Emphasis device: an offset rule. The colour lives in the underline, not the text. */
.h1 .it{font-style:italic;color:var(--green);}
.h2 .it,.h1 .rule{font-style:normal;color:inherit;position:relative;display:inline-block;white-space:nowrap;}
.h2 .it::after,.h1 .rule::after{content:"";position:absolute;left:-.04em;right:-.04em;bottom:-.02em;height:.06em;background:var(--green);transform-origin:left;transform:scaleX(1);}
.js .rv .h2 .it::after,.js .h2.rv .it::after,.js .rise .rule::after{transform:scaleX(0);transition:transform 1.1s var(--easeOut) .35s;}
.js .rv.on .h2 .it::after,.js .h2.rv.on .it::after,.js .rise.on .rule::after{transform:scaleX(1);}
.on-dark .h2 .it::after{background:var(--brass);}
.h2 .em{font-style:italic;color:var(--brass);}
.lede{font-size:clamp(17px,1.4vw,20px);line-height:1.55;max-width:50ch;color:var(--ink2);}
.dimtext{color:var(--dim);}
.small{font-size:14px;color:var(--dim);}
.sec-head{display:flex;justify-content:space-between;align-items:flex-end;flex-wrap:wrap;gap:20px 40px;}
.sec-head .lede{margin:0;max-width:40ch;font-size:16px;}

/* ---------- layout ---------- */
.sec{padding:clamp(64px,10vh,130px) var(--gut);max-width:var(--max);margin:0 auto;}
.sec.tight{padding-top:clamp(44px,6vh,80px);padding-bottom:clamp(44px,6vh,80px);}
.full{max-width:none;padding-left:0;padding-right:0;}
.wrap{max-width:var(--max);margin:0 auto;padding:0 var(--gut);}
.split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(32px,6vw,84px);align-items:center;}
@media(max-width:900px){.split{grid-template-columns:1fr;}}
.split .media{aspect-ratio:4/5;border-radius:var(--r);overflow:hidden;position:relative;background:var(--stone2);}
.split .media img{width:100%;height:100%;object-fit:cover;}
.split .media.wide{aspect-ratio:3/2;}
.grid2{display:grid;grid-template-columns:1fr 1fr;gap:clamp(24px,4vw,56px);}
.grid3{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(18px,2.5vw,30px);}
@media(max-width:900px){.grid3{grid-template-columns:1fr;}.grid2{grid-template-columns:1fr;}}
.stat-row{display:flex;gap:clamp(20px,4vw,48px);margin-top:30px;flex-wrap:wrap;}
.stat{flex:1 1 140px;min-width:0;border-top:2px solid var(--green);padding-top:12px;}
.stat .n{font-family:var(--serif);font-size:clamp(34px,4vw,52px);line-height:1;color:var(--green);}
.stat .l{font-size:13.5px;color:var(--dim);margin-top:6px;line-height:1.4;}
.on-dark{background:var(--ink);color:var(--stone);}
.on-dark .prose p,.on-dark .lede{color:var(--cream-dim);}
.on-dark .eyebrow{color:var(--brass);}
.on-dark .stat{border-color:var(--brass);}
.on-dark .stat .n{color:var(--brass-l);}
.on-dark .stat .l{color:var(--cream-dim);}
.sage-bg{background:var(--sage);}
.stone2-bg{background:var(--stone3);}

/* textured dark sections: a Charnwood mist still at low opacity, drifting when on screen */
.tex{position:relative;overflow:hidden;}
.tex > *{position:relative;z-index:1;}
.tex .texbg{position:absolute;inset:-6% 0;z-index:0;pointer-events:none;}
.tex .texbg img{width:100%;height:100%;object-fit:cover;opacity:.22;filter:saturate(.6);}
.tex .texbg::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,var(--ink) 0%,rgba(27,36,32,.35) 30%,rgba(27,36,32,.35) 70%,var(--ink) 100%);}
@media(hover:hover) and (pointer:fine){
  .tex .texbg{will-change:transform;}
  .tex.play .texbg{animation:drift 70s ease-in-out infinite alternate;}
  @keyframes drift{from{transform:translate3d(-1.5%,-1%,0) scale(1.06);}to{transform:translate3d(1.5%,1%,0) scale(1.06);}}
}

/* ---------- page hero (inner pages) ---------- */
.phero{position:relative;min-height:min(62svh,640px);display:flex;align-items:flex-end;overflow:hidden;background:var(--ink);color:var(--stone);}
.phero .bg{position:absolute;inset:0;}
.phero .bg img{width:100%;height:100%;object-fit:cover;}
.phero .scrim{position:absolute;inset:0;background:linear-gradient(180deg,rgba(27,36,32,.3) 0%,rgba(27,36,32,.45) 40%,rgba(27,36,32,.9) 100%),linear-gradient(90deg,rgba(27,36,32,.55) 0%,rgba(27,36,32,.2) 60%,rgba(27,36,32,0) 100%);}
.phero .inner{position:relative;z-index:2;width:100%;max-width:var(--max);margin:0 auto;padding:clamp(96px,18vh,190px) var(--gut) clamp(36px,6vh,64px);}
.phero .eyebrow{color:var(--brass-l);text-shadow:0 1px 10px rgba(27,36,32,.8);}
.phero .h1{color:var(--stone);text-shadow:0 2px 24px rgba(27,36,32,.7);font-size:clamp(44px,min(7vw,11svh),104px);}
.phero .h1 .it{color:var(--brass-l);}
.phero .lede{color:var(--cream-dim);margin-top:20px;text-shadow:0 1px 14px rgba(27,36,32,.8);}
.phero .hero-cta{display:flex;gap:12px;flex-wrap:wrap;margin-top:28px;}
.phero.short{min-height:min(46svh,480px);}
/* light page hero (buy) */
.lhero{padding:clamp(40px,7vh,84px) var(--gut) clamp(28px,4vh,44px);max-width:var(--max);margin:0 auto;}
.lhero .h1{font-size:clamp(42px,min(6.4vw,10svh),96px);}
.lhero .cnt{font-family:var(--mono);font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:var(--dim);margin-top:18px;}
.lhero .cnt b{color:var(--green);font-weight:400;}

/* ---------- home hero: the featured homes crossfade, inside a page-colour frame with notches top and bottom ---------- */
.index-page{--frame:clamp(10px,1.8vw,24px);}
.hero{position:relative;margin:var(--frame);min-height:max(520px,calc(100svh - 2 * var(--frame)));overflow:hidden;background:var(--ink2);color:var(--stone);display:flex;flex-direction:column;justify-content:center;align-items:center;text-align:center;padding:calc(var(--navh) + 24px) var(--gut) clamp(150px,22svh,190px);}
.hero::before,.hero::after{content:"";position:absolute;left:50%;transform:translateX(-50%);border-left:12px solid transparent;border-right:12px solid transparent;z-index:5;pointer-events:none;}
.hero::before{top:0;border-top:12px solid var(--stone);}
.hero::after{bottom:0;border-bottom:12px solid var(--stone);}
.hero .fs-img{position:absolute;inset:0;opacity:0;transition:opacity 1.4s var(--easeOut);}
.hero .fs-img img{width:100%;height:100%;object-fit:cover;}
.hero .fs-img.on{opacity:1;}
@media(hover:hover) and (pointer:fine){.hero .fs-img.on img{animation:kb 14s linear both;}@keyframes kb{from{transform:scale(1);}to{transform:scale(1.07);}}}
.hero .fs-scrim{position:absolute;inset:0;background:linear-gradient(180deg,rgba(27,36,32,.58) 0%,rgba(27,36,32,.18) 28%,rgba(27,36,32,.12) 55%,rgba(27,36,32,.78) 100%);pointer-events:none;}
.hero .hero-in{position:relative;z-index:2;max-width:1000px;}
.hero .eyebrow{color:var(--brass-l);text-shadow:0 1px 10px rgba(27,36,32,.8);}
.hero .eyebrow .narrow{display:none;}
@media(max-width:640px){.hero .eyebrow .wide{display:none;}.hero .eyebrow .narrow{display:inline;}}
.hero .h1{font-size:clamp(48px,min(9.4vw,15svh),156px);line-height:.94;margin-top:14px;color:var(--stone);text-shadow:0 2px 26px rgba(27,36,32,.6);}
.hero .h1 .it{color:var(--brass-l);}
.hero .fs-ui{position:absolute;left:0;right:0;bottom:0;z-index:3;padding:0 clamp(18px,3vw,44px) clamp(22px,3.5vh,40px);padding-right:max(260px,26%);display:grid;gap:14px;justify-items:start;text-align:left;}
.hero .bars{display:flex;gap:6px;}
.hero .bars button{width:46px;height:22px;position:relative;}
.hero .bars button::before{content:"";position:absolute;left:0;right:0;top:9px;height:2px;background:rgba(244,241,234,.35);}
.hero .bars button::after{content:"";position:absolute;left:0;top:9px;height:2px;width:0;background:var(--stone);}
.hero .bars button.on::after{width:100%;transition:width 6.5s linear;}
.hero .bars button.on.hold::after{transition:none;width:100%;}
.hero .bars button:focus-visible{outline:2px solid var(--brass);outline-offset:0;}
.hero .frow{display:flex;align-items:flex-end;gap:18px;flex-wrap:wrap;}
.hero .lab{text-align:left;color:var(--stone);display:grid;gap:4px;}
.hero .lab span{display:block;}
.hero .lab .k{font-family:var(--mono);font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--brass-l);}
.hero .lab .t{font-family:var(--serif);font-size:clamp(26px,3vw,40px);line-height:1;text-shadow:0 2px 16px rgba(27,36,32,.7);}
.hero .lab .m{font-size:14px;color:var(--cream-dim);}
.hero .lab .t::after{content:"\2192";display:inline-block;margin-left:12px;font-size:.7em;transition:transform .3s var(--ease);}
@media(hover:hover) and (pointer:fine){.hero .lab:hover .t::after{transform:translateX(6px);}}
.hero .pr{font-family:var(--serif);font-size:clamp(22px,2.4vw,30px);line-height:1;color:var(--stone);padding-bottom:2px;}
/* the solid block in the frame's bottom-right corner */
.hero .book{position:absolute;right:0;bottom:0;z-index:4;background:var(--brass);color:var(--ink);font-family:var(--serif);font-size:clamp(18px,1.8vw,23px);line-height:1;padding:20px 30px;display:inline-flex;align-items:center;gap:18px;letter-spacing:.01em;transition:background .25s;}
.hero .book i{font-style:normal;font-size:1.25em;font-weight:300;line-height:.8;transition:transform .3s var(--ease);}
@media(hover:hover) and (pointer:fine){.hero .book:hover{background:var(--brass-l);}.hero .book:hover i{transform:rotate(90deg);}}
.hero .book:focus-visible{outline:3px solid var(--stone);outline-offset:-4px;}
@media(max-width:820px){.hero{padding-bottom:170px;min-height:max(560px,calc(100svh - 2 * var(--frame)));}.hero .fs-ui{padding-right:clamp(18px,3vw,44px);padding-bottom:78px;}.hero .book{padding:16px 22px;font-size:17px;}.hero .lab .t{font-size:24px;}}
@media(prefers-reduced-motion:reduce){.hero .bars button.on::after{transition:none;width:100%;}.hero .fs-img.on img{animation:none;}}
/* the band under the hero: intro line, the numbers, and the search */
.intro{padding:clamp(28px,5vh,56px) var(--gut) 0;max-width:var(--max);margin:0 auto;}
.hero-sub{display:flex;justify-content:space-between;align-items:flex-end;flex-wrap:wrap;gap:18px 40px;}
.hero-sub p{font-size:clamp(16px,1.5vw,19px);color:var(--ink2);max-width:46ch;margin:0;}
.hero-sub .ticker{font-family:var(--mono);font-size:12px;letter-spacing:.12em;text-transform:uppercase;color:var(--dim);display:flex;gap:18px;flex-wrap:wrap;}
.hero-sub .ticker b{color:var(--green);font-weight:400;}
/* search bar */
.searchbar{display:flex;gap:8px;background:var(--white);border:1px solid var(--line);border-radius:14px;padding:10px;margin-top:28px;flex-wrap:wrap;box-shadow:0 24px 60px -36px rgba(27,36,32,.5);}
.searchbar .fld{flex:1 1 150px;min-width:0;border-right:1px solid var(--line2);}
.searchbar .fld:last-of-type{border-right:0;}
.searchbar .fld label{display:block;font-family:var(--mono);font-size:10.5px;letter-spacing:.12em;text-transform:uppercase;color:var(--dim);padding:6px 12px 0;}
.searchbar .fld select{width:100%;border:0;background:transparent;font-family:inherit;font-size:15.5px;font-weight:700;padding:2px 28px 8px 12px;color:var(--ink);outline:none;appearance:none;background-image:linear-gradient(45deg,transparent 50%,var(--dim) 50%),linear-gradient(135deg,var(--dim) 50%,transparent 50%);background-position:calc(100% - 16px) 50%,calc(100% - 11px) 50%;background-size:5px 5px;background-repeat:no-repeat;border-radius:6px;}
.searchbar .fld select:focus-visible{outline:2px solid var(--brass);outline-offset:-2px;}
.searchbar .go{flex:0 0 auto;background:var(--green);color:#fff;border-radius:10px;padding:0 26px;font-weight:700;font-size:15px;min-height:52px;transition:background .25s;}
@media(hover:hover) and (pointer:fine){.searchbar .go:hover{background:var(--green-d);}}
@media(max-width:700px){.searchbar .fld{flex-basis:calc(50% - 8px);border-right:0;}.searchbar .go{flex-basis:100%;}}

/* ---------- filters + listing cards ---------- */
.filters{display:flex;gap:8px;flex-wrap:wrap;margin-top:30px;align-items:center;}
.filt{padding:10px 16px;border:1px solid var(--line);border-radius:999px;font-size:14px;font-weight:600;background:var(--white);transition:background .2s,color .2s,border-color .2s;display:inline-flex;align-items:center;gap:8px;}
.filt[aria-pressed="true"]{background:var(--green);color:#fff;border-color:var(--green);}
@media(hover:hover) and (pointer:fine){.filt:hover{border-color:var(--green);}}
.filt svg{width:14px;height:14px;fill:none;stroke:currentColor;stroke-width:2;}
.filt[aria-pressed="true"] svg{fill:currentColor;}
.filt .n{font-family:var(--mono);font-size:11px;opacity:.7;}
.flive{font-family:var(--mono);font-size:12px;letter-spacing:.1em;text-transform:uppercase;color:var(--dim);margin-left:auto;}
.listings{display:grid;grid-template-columns:repeat(3,1fr);gap:22px;margin-top:28px;}
@media(max-width:980px){.listings{grid-template-columns:1fr 1fr;}}
@media(max-width:600px){.listings{grid-template-columns:1fr;}}
.lcard{position:relative;background:var(--white);border:1px solid var(--line);border-radius:var(--r);overflow:hidden;transition:transform .4s var(--ease),box-shadow .4s,opacity .4s var(--easeOut);display:flex;flex-direction:column;text-align:left;}
.js .lcard.in{animation:cardin .6s var(--easeOut) both;}
@keyframes cardin{from{opacity:0;transform:translateY(14px);}to{opacity:1;transform:none;}}
@media(hover:hover) and (pointer:fine){.lcard:hover{transform:translateY(-5px);box-shadow:0 34px 50px -34px rgba(27,36,32,.45);}.lcard:hover .img img{transform:scale(1.05);}}
.lcard .img{position:relative;aspect-ratio:4/3;overflow:hidden;background:var(--stone2);}
.lcard .img img{width:100%;height:100%;object-fit:cover;transition:transform 1.1s var(--ease);}
.lcard .tag{position:absolute;left:14px;top:14px;z-index:2;font-family:var(--mono);font-size:10.5px;letter-spacing:.1em;text-transform:uppercase;background:var(--white);color:var(--ink);padding:6px 10px;border-radius:6px;}
.lcard .tag.let{background:var(--brass);}
.lcard .open{position:absolute;inset:0;z-index:1;}
.lcard .open:focus-visible{outline:3px solid var(--brass);outline-offset:-3px;}
.save{position:absolute;right:12px;top:12px;z-index:3;width:40px;height:40px;border-radius:50%;background:rgba(255,255,255,.92);display:inline-flex;align-items:center;justify-content:center;transition:transform .25s var(--ease),background .25s;}
.save svg{width:18px;height:18px;fill:none;stroke:var(--ink);stroke-width:1.9;transition:fill .25s,stroke .25s,transform .25s var(--ease);}
.save[aria-pressed="true"] svg{fill:var(--green);stroke:var(--green);}
.save[aria-pressed="true"]{background:var(--sage);}
@media(hover:hover) and (pointer:fine){.save:hover{transform:scale(1.08);}.save:hover svg{stroke:var(--green);}}
.save.pop svg{animation:pop .45s var(--easeOut);}
@keyframes pop{40%{transform:scale(1.35);}}
.lcard .body{padding:18px 20px 20px;position:relative;z-index:2;pointer-events:none;}
.lcard .body .open2{pointer-events:auto;}
.lcard .pr{font-family:var(--serif);font-size:30px;line-height:1;display:flex;align-items:baseline;gap:8px;}
.lcard .pr small{font-family:var(--sans);font-size:12.5px;color:var(--dim);font-weight:500;}
.lcard h3{font-family:var(--sans);font-size:17px;font-weight:700;margin:10px 0 2px;}
.lcard .loc{font-size:13.5px;color:var(--dim);}
.lcard .specs{display:flex;gap:14px;margin-top:14px;padding-top:14px;border-top:1px solid var(--line);font-size:13px;color:var(--ink2);flex-wrap:wrap;}
.lcard .specs span{display:inline-flex;align-items:center;gap:6px;}
.lcard .specs svg{width:15px;height:15px;fill:none;stroke:currentColor;stroke-width:1.6;opacity:.75;}
.lempty{grid-column:1/-1;background:var(--white);border:1px dashed var(--line);border-radius:var(--r);padding:40px;text-align:center;color:var(--dim);}
.lempty .h3{color:var(--ink);margin-bottom:8px;}

/* ---------- featured home (dark) ---------- */
.feat-grid{display:grid;grid-template-columns:1.25fr .75fr;gap:clamp(28px,4vw,56px);align-items:center;margin-top:40px;}
@media(max-width:900px){.feat-grid{grid-template-columns:1fr;gap:28px;}}
.gal{display:flex;flex-direction:column;gap:10px;}
.gal-main{position:relative;aspect-ratio:16/10;border-radius:var(--r);overflow:hidden;background:var(--ink3);}
.gal-main img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:0;transition:opacity .9s var(--easeOut);}
.gal-main img.on{opacity:1;}
.gal-thumbs{display:flex;gap:8px;}
.gal-thumbs button{flex:1 1 0;min-width:0;aspect-ratio:4/3;border-radius:8px;overflow:hidden;border:2px solid transparent;opacity:.6;transition:border-color .2s,opacity .2s;}
.gal-thumbs button img{width:100%;height:100%;object-fit:cover;}
.gal-thumbs button[aria-pressed="true"]{border-color:var(--brass);opacity:1;}
@media(hover:hover) and (pointer:fine){.gal-thumbs button:hover{opacity:1;}}
.feat-info .pa{font-family:var(--mono);font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--brass);}
.feat-info .h3{margin:10px 0 8px;font-size:clamp(30px,3.4vw,46px);}
.feat-info .loc{color:var(--cream-dim);font-size:15px;}
.feat-info .price{font-family:var(--serif);font-size:clamp(34px,3.6vw,44px);color:var(--brass-l);margin:16px 0;line-height:1;}
.feat-info .specs{display:flex;gap:26px;flex-wrap:wrap;margin-bottom:24px;}
.feat-info .specs .n{font-family:var(--serif);font-size:26px;line-height:1;}
.feat-info .specs .l{font-size:11px;font-family:var(--mono);color:var(--cream-dim);letter-spacing:.08em;text-transform:uppercase;margin-top:4px;}
.feat-info .btns{display:flex;gap:12px;flex-wrap:wrap;}

/* ---------- mortgage calculator ---------- */
.mort-grid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(28px,5vw,64px);align-items:center;margin-top:40px;}
@media(max-width:880px){.mort-grid{grid-template-columns:1fr;gap:28px;}}
.mort-readout .mo{font-family:var(--serif);font-size:clamp(64px,10vw,128px);line-height:.88;color:var(--green);letter-spacing:-.01em;}
.mort-readout .mo .u{font-size:.24em;color:var(--ink2);margin-left:6px;}
.mort-readout .cap{font-size:15px;color:var(--ink2);margin-top:16px;max-width:38ch;}
.mort-readout .cap strong{color:var(--ink);font-weight:700;}
.mbar{margin-top:22px;max-width:420px;}
.mbar .track{display:flex;height:14px;border-radius:7px;overflow:hidden;background:var(--sage2);}
.mbar .dep{background:var(--brass);transition:width .4s var(--easeOut);}
.mbar .loan{background:var(--green);flex:1;}
.mbar .leg{display:flex;justify-content:space-between;font-family:var(--mono);font-size:11px;letter-spacing:.08em;text-transform:uppercase;color:var(--dim);margin-top:8px;}
.mbar .leg i{display:inline-block;width:10px;height:10px;border-radius:2px;margin-right:6px;vertical-align:-1px;}
.mort-panel{background:var(--white);border:1px solid var(--line);border-radius:18px;padding:clamp(20px,3vw,30px);}
.field{margin-bottom:20px;}
.field:last-child{margin-bottom:0;}
.field .rl{display:flex;justify-content:space-between;align-items:baseline;margin-bottom:10px;gap:12px;}
.field .rl .nm{font-size:14px;color:var(--ink2);}
.field .rl .vv{font-family:var(--mono);font-size:15px;color:var(--green);}
input[type=range].rng{-webkit-appearance:none;appearance:none;width:100%;height:6px;border-radius:999px;background:var(--sage);outline:none;margin:0;}
input[type=range].rng::-webkit-slider-thumb{-webkit-appearance:none;width:24px;height:24px;border-radius:50%;background:var(--green);border:4px solid var(--white);cursor:grab;box-shadow:0 2px 8px rgba(27,36,32,.3);}
input[type=range].rng::-moz-range-thumb{width:18px;height:18px;border-radius:50%;background:var(--green);border:4px solid var(--white);cursor:grab;}
input[type=range].rng:focus-visible{outline:3px solid var(--brass);outline-offset:4px;}
.mort-note{font-size:13px;color:var(--dim);margin-top:16px;line-height:1.5;}

/* ---------- area tiles (home teaser) ---------- */
.atiles{display:grid;grid-template-columns:repeat(4,1fr);gap:6px;margin-top:36px;}
.atile{position:relative;display:block;aspect-ratio:3/4;overflow:hidden;background:var(--stone2);color:var(--stone);}
.atile img{width:100%;height:100%;object-fit:cover;transition:transform 1.3s var(--ease);}
.atile::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(27,36,32,0) 40%,rgba(27,36,32,.82) 100%);}
.atile .cap{position:absolute;left:0;right:0;bottom:0;padding:22px;z-index:2;transition:transform .5s var(--easeOut);}
.atile .cap .t{display:block;font-family:var(--serif);font-size:clamp(26px,2.6vw,36px);line-height:1;}
.atile .cap .o{display:block;font-family:var(--mono);font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--brass-l);margin-top:8px;}
.atile .cap .p{font-size:13.5px;color:var(--cream-dim);margin-top:10px;max-height:0;opacity:0;overflow:hidden;transition:max-height .5s var(--easeOut),opacity .4s;}
@media(hover:hover) and (pointer:fine){.atile:hover img{transform:scale(1.06);}.atile:hover .cap .p{max-height:80px;opacity:1;}}
.atile:focus-visible{outline:3px solid var(--brass);outline-offset:-3px;}
@media(hover:none){.atile .cap .p{max-height:80px;opacity:1;}}
@media(max-width:820px){.atiles{display:flex;overflow-x:auto;scroll-snap-type:x mandatory;gap:8px;padding:0 var(--gut);scrollbar-width:none;}.atiles::-webkit-scrollbar{display:none;}.atile{flex:0 0 72vw;scroll-snap-align:start;border-radius:12px;}}

/* ---------- reviews ---------- */
.reviews{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin-top:32px;}
@media(max-width:900px){.reviews{grid-template-columns:1fr;}}
.rev{background:var(--white);border:1px solid var(--line);border-radius:var(--r);padding:26px;display:flex;flex-direction:column;gap:14px;}
.rev .stars{color:var(--brass);letter-spacing:3px;font-size:14px;}
.rev p{font-size:16px;line-height:1.6;margin:0;color:var(--ink2);}
.rev .who{font-family:var(--mono);font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--dim);margin-top:auto;}
.rlabel{font-family:var(--mono);font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--dim2);}

/* ---------- CTA band ---------- */
.band{position:relative;overflow:hidden;text-align:center;color:var(--stone);background:var(--ink);}
.band .bg{position:absolute;inset:-10% 0;will-change:transform;}
.band .bg img{width:100%;height:100%;object-fit:cover;}
.band .scrim{position:absolute;inset:0;background:linear-gradient(rgba(27,36,32,.7),rgba(27,36,32,.85));}
.band .inner{position:relative;z-index:2;max-width:760px;margin:0 auto;padding:clamp(72px,12vh,140px) var(--gut);}
.band .h2{font-size:clamp(40px,6vw,88px);}
.band p{color:var(--cream-dim);font-size:17px;margin:18px auto 28px;max-width:44ch;}
.band .btns{display:flex;gap:12px;justify-content:center;flex-wrap:wrap;}

/* ---------- footer ---------- */
footer.foot{background:var(--ink);color:var(--cream-dim);padding:clamp(56px,8vh,90px) var(--gut) 28px;}
.foot .fwrap{max-width:var(--max);margin:0 auto;}
.foot .fl{font-family:var(--serif);font-size:clamp(40px,7vw,96px);line-height:1;color:var(--stone);}
.foot .fl .amp{font-style:italic;color:var(--brass);}
.foot .ft{font-family:var(--mono);font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--brass);margin:14px 0 40px;}
.foot .fg{display:grid;grid-template-columns:1.3fr 1fr 1fr 1fr;gap:32px;font-size:15px;}
@media(max-width:900px){.foot .fg{grid-template-columns:1fr 1fr;}}
@media(max-width:520px){.foot .fg{grid-template-columns:1fr;}}
.foot .fg h4{font-family:var(--mono);font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--stone);margin-bottom:12px;}
.foot .fg ul{list-style:none;display:grid;gap:8px;}
.foot .fg a{color:var(--cream-dim);}
@media(hover:hover) and (pointer:fine){.foot .fg a:hover{color:var(--brass-l);}}
.foot .fcred{font-family:var(--mono);font-size:11px;letter-spacing:.06em;color:rgba(244,241,234,.5);margin-top:44px;padding-top:22px;border-top:1px solid var(--cream-line);display:flex;justify-content:space-between;gap:16px;flex-wrap:wrap;}
.foot .fcred a{color:var(--brass-l);}

/* ---------- forms ---------- */
.f{display:grid;gap:7px;}
.f label{font-family:var(--mono);font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--ink2);}
.f input,.f select,.f textarea{width:100%;padding:13px 14px;background:var(--white);border:1px solid var(--line);border-radius:10px;color:var(--ink);font-family:inherit;font-size:16px;line-height:1.4;}
.f select{appearance:none;background-image:linear-gradient(45deg,transparent 50%,var(--dim) 50%),linear-gradient(135deg,var(--dim) 50%,transparent 50%);background-position:calc(100% - 20px) 50%,calc(100% - 14px) 50%;background-size:6px 6px;background-repeat:no-repeat;padding-right:38px;}
.f textarea{min-height:110px;resize:vertical;}
.f input:focus-visible,.f select:focus-visible,.f textarea:focus-visible{outline:2px solid var(--brass);outline-offset:0;border-color:var(--brass);}
.f .err{display:none;font-size:13px;color:#a13c2b;}
.f.bad .err{display:block;}
.f.bad input,.f.bad select{border-color:#a13c2b;}
.f .fh{font-size:12.5px;color:var(--dim);line-height:1.4;}
.frow{display:grid;grid-template-columns:1fr 1fr;gap:16px;}
@media(max-width:600px){.frow{grid-template-columns:1fr;}}
.form-card{background:var(--white);border:1px solid var(--line);border-radius:18px;padding:clamp(20px,3vw,32px);display:grid;gap:16px;}
.done{background:var(--white);border:1px solid var(--brass);border-radius:18px;padding:clamp(24px,4vw,40px);}
.mark{position:relative;width:56px;height:56px;border-radius:50%;border:1.5px solid var(--green);margin-bottom:18px;}
.mark::after{content:"";position:absolute;left:19px;top:14px;width:12px;height:22px;border:solid var(--green);border-width:0 1.5px 1.5px 0;transform:rotate(45deg);}
.pills{display:flex;flex-wrap:wrap;gap:10px;}
.pill{min-width:56px;padding:0 18px;height:52px;border-radius:12px;border:1px solid var(--line);background:var(--white);font-weight:600;font-size:15px;display:inline-flex;align-items:center;justify-content:center;gap:8px;transition:border-color .2s,background .2s,transform .2s var(--ease);}
.pill[aria-pressed="true"]{background:var(--green);color:#fff;border-color:var(--green);}
@media(hover:hover) and (pointer:fine){.pill:hover{border-color:var(--green);transform:translateY(-2px);}}
.pill.wide{height:auto;padding:14px 18px;text-align:left;justify-content:flex-start;flex:1 1 200px;flex-direction:column;align-items:flex-start;gap:4px;}
.pill.wide small{font-size:13px;font-weight:500;color:var(--dim);}
.pill.wide[aria-pressed="true"] small{color:rgba(255,255,255,.75);}

/* ---------- property dialog ---------- */
.pd{position:fixed;inset:0;z-index:120;display:none;align-items:center;justify-content:center;padding:20px;}
.pd.open{display:flex;}
.pd .veil{position:absolute;inset:0;background:rgba(27,36,32,.7);backdrop-filter:blur(6px);-webkit-backdrop-filter:blur(6px);opacity:0;transition:opacity .35s;}
.pd.in .veil{opacity:1;}
.pd .box{position:relative;width:min(1180px,100%);max-height:calc(100svh - 40px);overflow:auto;background:var(--stone);border-radius:20px;box-shadow:0 50px 120px rgba(0,0,0,.45);opacity:0;transform:translateY(18px) scale(.985);transition:opacity .5s var(--easeOut),transform .6s var(--easeOut);overscroll-behavior:contain;}
.pd.in .box{opacity:1;transform:none;}
.pd .ptop{position:sticky;top:0;z-index:5;display:flex;align-items:center;justify-content:space-between;gap:12px;padding:14px 18px;background:var(--stone);border-bottom:1px solid var(--line);}
.pd .ptop .t{font-family:var(--serif);font-size:22px;display:flex;align-items:baseline;gap:10px;}
.pd .ptop .t small{font-family:var(--mono);font-size:11px;letter-spacing:.12em;text-transform:uppercase;color:var(--dim);}
.pd .ptop .acts{display:flex;gap:8px;align-items:center;}
.pd .save{position:static;background:var(--white);border:1px solid var(--line);}
.pd .pclose{width:40px;height:40px;border-radius:50%;border:1px solid var(--line);font-size:22px;line-height:1;background:var(--white);transition:border-color .2s,background .2s;}
@media(hover:hover) and (pointer:fine){.pd .pclose:hover{border-color:var(--green);background:var(--sage);}}
.pd .pbody{display:grid;grid-template-columns:minmax(0,1.15fr) minmax(320px,.85fr);gap:clamp(20px,3vw,40px);padding:20px 22px 30px;}
@media(max-width:900px){.pd .pbody{grid-template-columns:1fr;}}
.pd .pgal{position:sticky;top:76px;align-self:start;}
@media(max-width:900px){.pd .pgal{position:static;}}
.pd .pmain{position:relative;aspect-ratio:16/11;border-radius:14px;overflow:hidden;background:var(--stone2);}
.pd .pmain img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:0;transition:opacity .7s var(--easeOut);}
.pd .pmain img.on{opacity:1;}
.pd .pmain .cnt{position:absolute;left:12px;bottom:12px;font-family:var(--mono);font-size:11px;letter-spacing:.12em;color:var(--stone);background:rgba(27,36,32,.6);padding:6px 10px;border-radius:6px;}
.pd .pmain .pn{position:absolute;top:50%;transform:translateY(-50%);width:44px;height:44px;border-radius:50%;background:rgba(244,241,234,.9);color:var(--ink);font-size:20px;display:flex;align-items:center;justify-content:center;transition:background .2s;}
.pd .pmain .pn.prev{left:12px;}.pd .pmain .pn.next{right:12px;}
@media(hover:hover) and (pointer:fine){.pd .pmain .pn:hover{background:#fff;}}
.pd .pthumbs{display:grid;grid-template-columns:repeat(7,1fr);gap:6px;margin-top:8px;}
.pd .pthumbs button{aspect-ratio:4/3;border-radius:7px;overflow:hidden;border:2px solid transparent;opacity:.6;transition:opacity .2s,border-color .2s;}
.pd .pthumbs button img{width:100%;height:100%;object-fit:cover;}
.pd .pthumbs button[aria-pressed="true"]{opacity:1;border-color:var(--green);}
.pd .pinfo .tag{display:inline-block;font-family:var(--mono);font-size:10.5px;letter-spacing:.12em;text-transform:uppercase;background:var(--white);border:1px solid var(--line);padding:5px 10px;border-radius:6px;}
.pd .pinfo .tag.let{background:var(--brass);border-color:var(--brass);}
.pd .pinfo .h3{margin-top:12px;font-size:clamp(28px,3vw,40px);}
.pd .pinfo .loc{color:var(--dim);font-size:15px;margin-top:4px;}
.pd .pinfo .price{font-family:var(--serif);font-size:clamp(34px,3.6vw,46px);color:var(--green);line-height:1;margin:14px 0;}
.pd .pinfo .price small{font-family:var(--sans);font-size:13px;color:var(--dim);margin-left:6px;}
.pd .specs{display:grid;grid-template-columns:repeat(5,auto);justify-content:start;gap:10px 22px;padding:14px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line);}
@media(max-width:480px){.pd .specs{grid-template-columns:repeat(3,auto);}}
.pd .specs .n{font-family:var(--serif);font-size:24px;line-height:1;}
.pd .specs .l{font-family:var(--mono);font-size:10.5px;letter-spacing:.08em;text-transform:uppercase;color:var(--dim);margin-top:3px;}
.pd .pinfo .desc{margin-top:18px;}
.pd .pinfo .desc p{color:var(--ink2);font-size:15.5px;}
.pd .feats{list-style:none;display:grid;grid-template-columns:1fr 1fr;gap:8px 16px;margin:6px 0 20px;}
@media(max-width:560px){.pd .feats{grid-template-columns:1fr;}}
.pd .feats li{position:relative;padding-left:20px;font-size:14.5px;color:var(--ink2);}
.pd .feats li::before{content:"";position:absolute;left:0;top:8px;width:6px;height:6px;border-radius:1px;background:var(--brass);}
.pd .pbtns{display:flex;gap:10px;flex-wrap:wrap;margin-bottom:22px;}
.pd .mini{background:var(--white);border:1px solid var(--line);border-radius:14px;padding:18px;margin-top:6px;}
.pd .mini .mk{font-family:var(--mono);font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--green);margin-bottom:10px;}
.pd .mini .mo{font-family:var(--serif);font-size:38px;color:var(--green);line-height:1;}
.pd .mini .mo span{font-size:15px;color:var(--ink2);margin-left:4px;}
.pd .mini .field{margin-bottom:12px;}
.pd .mini .field .rl .nm{font-size:13px;}
.pd .mini .field .rl .vv{font-size:13px;}
.pd .mini p{font-size:13px;color:var(--dim);margin:12px 0 0;}
.pd .vform{background:var(--white);border:1px solid var(--line);border-radius:14px;padding:18px;margin-bottom:22px;display:grid;gap:12px;}
.pd .vform .h4{margin-bottom:2px;}
.pd .vdone{background:var(--sage);border-radius:14px;padding:20px;margin-bottom:22px;}
.pd .vdone .h4{margin-bottom:6px;}
.pd .vdone p{margin:0;font-size:15px;color:var(--ink2);}
@media(max-width:640px){.pd{padding:0;align-items:flex-end;}.pd .box{width:100%;max-height:100svh;height:100svh;border-radius:0;}.pd .pthumbs{grid-template-columns:repeat(5,1fr);}}

/* ---------- buy page: filter bar ---------- */
.fbar{position:sticky;top:var(--navh);z-index:60;background:var(--stone);border-top:1px solid var(--line);border-bottom:1px solid var(--line);transition:top .35s var(--ease);}
.nav.scrolled ~ main .fbar{top:64px;}
@media(max-width:820px){.nav.scrolled ~ main .fbar{top:var(--navh);}}
.fbar .in{max-width:var(--max);margin:0 auto;padding:10px var(--gut);display:flex;gap:8px;align-items:center;flex-wrap:wrap;}
.fbar .fs{display:flex;flex-direction:column;gap:2px;}
.fbar .fs label{font-family:var(--mono);font-size:9.5px;letter-spacing:.12em;text-transform:uppercase;color:var(--dim);padding-left:2px;}
.fbar select{appearance:none;font-family:inherit;font-size:14px;font-weight:700;color:var(--ink);background:var(--white);border:1px solid var(--line);border-radius:9px;padding:9px 30px 9px 12px;background-image:linear-gradient(45deg,transparent 50%,var(--dim) 50%),linear-gradient(135deg,var(--dim) 50%,transparent 50%);background-position:calc(100% - 15px) 50%,calc(100% - 10px) 50%;background-size:5px 5px;background-repeat:no-repeat;min-width:120px;}
.fbar select:focus-visible{outline:2px solid var(--brass);outline-offset:1px;}
.fbar .seg{display:inline-flex;border:1px solid var(--line);border-radius:9px;overflow:hidden;background:var(--white);}
.fbar .seg button{padding:9px 16px;font-size:14px;font-weight:700;}
.fbar .seg button[aria-pressed="true"]{background:var(--green);color:#fff;}
.fbar .end{margin-left:auto;display:flex;gap:8px;align-items:center;flex-wrap:wrap;}
.fbar .clear{font-size:13px;font-weight:600;color:var(--dim);text-decoration:underline;text-underline-offset:3px;}
@media(max-width:700px){.fbar .in{overflow-x:auto;flex-wrap:nowrap;scrollbar-width:none;}.fbar .in::-webkit-scrollbar{display:none;}.fbar .end{margin-left:0;flex-wrap:nowrap;}.fbar .fs{flex:none;}}
.res-head{display:flex;justify-content:space-between;align-items:baseline;gap:16px;flex-wrap:wrap;margin-top:28px;}
.res-head .h3{font-size:clamp(22px,2.4vw,30px);}

/* ---------- sell page: valuation steps ---------- */
.vwrap{display:grid;grid-template-columns:minmax(0,1fr) 340px;gap:clamp(24px,4vw,56px);align-items:start;}
@media(max-width:980px){.vwrap{grid-template-columns:1fr;}}
.vsteps{display:flex;gap:6px;margin-bottom:22px;}
.vsteps li{list-style:none;flex:1;height:4px;border-radius:2px;background:var(--stone2);position:relative;}
.vsteps li.done{background:var(--brass);}
.vsteps li.cur{background:var(--green);}
.vstep{display:none;}
.vstep.on{display:block;animation:stepin .45s var(--easeOut);}
@keyframes stepin{from{opacity:0;transform:translateX(14px);}to{opacity:1;transform:none;}}
.vstep .rk{font-family:var(--mono);font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--brass);}
.vstep .h3{margin-top:8px;}
.vstep .hint{font-size:15px;color:var(--dim);margin:8px 0 20px;}
.vfoot{display:flex;justify-content:space-between;align-items:center;gap:12px;margin-top:22px;flex-wrap:wrap;}
.back{font-size:14px;color:var(--dim);display:inline-flex;align-items:center;gap:6px;padding:8px 0;}
.back::before{content:"\2190";}
.vaside{background:var(--sage);border-radius:18px;padding:24px;position:sticky;top:calc(var(--navh) + 20px);}
.vaside .h4{margin-bottom:12px;}
.vaside ul{list-style:none;display:grid;gap:10px;font-size:14.5px;color:var(--ink2);}
.vaside li{display:flex;gap:10px;}
.vaside li::before{content:"";flex:none;width:6px;height:6px;border-radius:1px;background:var(--brass);margin-top:9px;}
.vaside .who{display:flex;gap:12px;align-items:center;margin-top:20px;padding-top:18px;border-top:1px solid rgba(27,36,32,.12);}
.vaside .who img{width:52px;height:52px;border-radius:50%;object-fit:cover;}
.vaside .who b{display:block;font-size:14.5px;}
.vaside .who span{font-size:13px;color:var(--dim);}
.sum{display:grid;grid-template-columns:1fr 1fr;gap:12px 20px;background:var(--white);border:1px solid var(--line);border-radius:12px;padding:16px 18px;margin:14px 0 18px;}
@media(max-width:480px){.sum{grid-template-columns:1fr;}}
.sum .k{font-family:var(--mono);font-size:10.5px;letter-spacing:.14em;text-transform:uppercase;color:var(--dim);}
.sum .v{font-family:var(--serif);font-size:19px;margin-top:2px;}
/* fee bands */
.fees{display:grid;gap:0;border-top:1px solid var(--line);margin-top:30px;}
.fee{display:grid;grid-template-columns:1fr auto;gap:8px 24px;padding:22px 0;border-bottom:1px solid var(--line);align-items:baseline;}
.fee .h4{margin:0;}
.fee p{margin:6px 0 0;color:var(--dim);font-size:15px;max-width:60ch;}
.fee .amt{font-family:var(--serif);font-size:clamp(30px,3.4vw,44px);color:var(--green);line-height:1;white-space:nowrap;}
.fee .amt small{font-family:var(--mono);font-size:11px;letter-spacing:.1em;text-transform:uppercase;color:var(--dim);display:block;text-align:right;margin-top:6px;white-space:normal;}
@media(max-width:560px){.fee{grid-template-columns:1fr;}.fee .amt small{text-align:left;}}
.incl{list-style:none;display:grid;grid-template-columns:1fr 1fr;gap:12px 24px;margin-top:22px;}
@media(max-width:700px){.incl{grid-template-columns:1fr;}}
.incl li{position:relative;padding-left:22px;color:var(--ink2);font-size:15.5px;}
.incl li::before{content:"";position:absolute;left:0;top:8px;width:6px;height:6px;border-radius:1px;background:var(--brass);}
.incl li b{color:var(--ink);font-weight:700;}
/* marketing method cards */
.method{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(16px,2.5vw,28px);margin-top:36px;}
@media(max-width:900px){.method{grid-template-columns:1fr;}}
.mcard{background:var(--white);border:1px solid var(--line);border-radius:var(--r);overflow:hidden;}
.mcard .ph{aspect-ratio:4/3;overflow:hidden;}
.mcard .ph img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease);}
@media(hover:hover) and (pointer:fine){.mcard:hover .ph img{transform:scale(1.04);}}
.mcard .tx{padding:20px 22px 24px;}
.mcard .tx p{margin:8px 0 0;color:var(--dim);font-size:15px;}
/* timeline (scroll-drawn) */
.tl{position:relative;margin-top:40px;padding-left:34px;max-width:760px;}
.tl::before{content:"";position:absolute;left:8px;top:6px;bottom:6px;width:2px;background:var(--stone2);}
.tl::after{content:"";position:absolute;left:8px;top:6px;width:2px;height:calc(var(--draw,0) * 1%);max-height:calc(100% - 12px);background:var(--green);transition:height .2s linear;}
.tl .ti{position:relative;padding:0 0 30px;}
.tl .ti::before{content:"";position:absolute;left:-30px;top:10px;width:10px;height:10px;border-radius:2px;transform:rotate(45deg);background:var(--stone);border:2px solid var(--stone2);transition:border-color .3s,background .3s;}
.tl .ti.lit::before{border-color:var(--green);background:var(--green);}
.tl .ti .wk{font-family:var(--mono);font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--brass);}
.tl .ti .h4{margin-top:6px;}
.tl .ti p{margin:6px 0 0;color:var(--dim);font-size:15.5px;max-width:58ch;}
/* faq */
.faq details{border-bottom:1px solid var(--line);}
.faq summary{list-style:none;display:flex;justify-content:space-between;align-items:center;gap:16px;padding:18px 0;font-family:var(--serif);font-size:clamp(20px,2vw,25px);}
.faq summary::-webkit-details-marker{display:none;}
.faq summary::after{content:"+";font-family:var(--mono);color:var(--green);font-size:22px;transition:transform .3s var(--ease);flex:none;}
.faq details[open] summary::after{transform:rotate(45deg);}
.faq details p{color:var(--ink2);max-width:66ch;margin:0 0 20px;font-size:15.5px;}

/* ---------- let page ---------- */
.tiers{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(14px,2vw,24px);margin-top:36px;}
@media(max-width:900px){.tiers{grid-template-columns:1fr;}}
.tier{background:var(--white);border:1px solid var(--line);border-radius:var(--r);padding:clamp(22px,3vw,30px);display:flex;flex-direction:column;}
.tier.pick{border-color:var(--green);box-shadow:0 30px 60px -40px rgba(35,70,59,.5);}
.tier .tk{font-family:var(--mono);font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--brass);}
.tier .h3{margin-top:8px;}
.tier .amt{font-family:var(--serif);font-size:clamp(34px,3.6vw,46px);color:var(--green);line-height:1;margin:16px 0 4px;}
.tier .amt small{font-family:var(--sans);font-size:13px;color:var(--dim);margin-left:6px;}
.tier .for{font-size:14px;color:var(--dim);margin:0 0 16px;}
.tier ul{list-style:none;display:grid;gap:9px;font-size:14.5px;color:var(--ink2);margin-bottom:22px;}
.tier li{position:relative;padding-left:20px;}
.tier li::before{content:"";position:absolute;left:0;top:8px;width:6px;height:6px;border-radius:1px;background:var(--brass);}
.tier .btn{margin-top:auto;}
.check{display:grid;grid-template-columns:1fr 1fr;gap:14px;margin-top:32px;}
@media(max-width:820px){.check{grid-template-columns:1fr;}}
.ck{background:var(--white);border:1px solid var(--line);border-radius:14px;padding:20px 22px;display:grid;grid-template-columns:auto 1fr;gap:14px;align-items:start;}
.ck .ic{width:38px;height:38px;border-radius:10px;background:var(--sage);display:flex;align-items:center;justify-content:center;}
.ck .ic svg{width:20px;height:20px;fill:none;stroke:var(--green);stroke-width:1.8;}
.ck .h4{font-size:21px;}
.ck p{margin:6px 0 0;font-size:14.5px;color:var(--dim);}
.ck .when{font-family:var(--mono);font-size:10.5px;letter-spacing:.12em;text-transform:uppercase;color:var(--brass);margin-top:8px;display:block;}
.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:20px;margin-top:32px;}
@media(max-width:900px){.steps{grid-template-columns:1fr 1fr;}}
@media(max-width:560px){.steps{grid-template-columns:1fr;}}
.steps > div{border-top:2px solid var(--green);padding-top:14px;}
.steps .h4{font-size:22px;}
.steps p{margin:8px 0 0;font-size:14.5px;color:var(--dim);}

/* ---------- areas page ---------- */
.area{padding:clamp(56px,9vh,110px) 0;border-top:1px solid var(--line);}
.area:first-of-type{border-top:0;}
.area .ag{display:grid;grid-template-columns:1.1fr .9fr;gap:clamp(28px,5vw,72px);align-items:start;}
.area.flip .ag{grid-template-columns:.9fr 1.1fr;}
.area.flip .ag > .apic{order:2;}
@media(max-width:900px){.area .ag,.area.flip .ag{grid-template-columns:1fr;}.area.flip .ag > .apic{order:0;}}
.apic{display:grid;grid-template-columns:2fr 1fr;grid-template-rows:auto auto;gap:8px;}
.apic .a{grid-row:1/3;aspect-ratio:4/5;border-radius:var(--r);overflow:hidden;background:var(--stone2);}
.area{position:relative;z-index:2;overflow-x:clip;}
@media(min-width:901px){.apic .a{margin-top:calc(-1 * clamp(40px,6vh,72px));}.area:first-of-type .apic .a{margin-top:0;}.apic .c{margin-left:-18px;}}
.apic .b,.apic .c{aspect-ratio:1;border-radius:12px;overflow:hidden;background:var(--stone2);}
.apic img{width:100%;height:100%;object-fit:cover;}
.area .h2{font-size:clamp(40px,5.4vw,80px);}
.area .lede{margin-top:18px;}
.facts{display:grid;grid-template-columns:1fr 1fr;gap:18px 28px;margin-top:26px;}
@media(max-width:560px){.facts{grid-template-columns:1fr;}}
.fact{border-top:1px solid var(--line);padding-top:12px;}
.fact .k{font-family:var(--mono);font-size:10.5px;letter-spacing:.16em;text-transform:uppercase;color:var(--green);}
.fact p{margin:6px 0 0;font-size:14.5px;color:var(--ink2);}
.fact .tp{font-family:var(--serif);font-size:24px;line-height:1.1;margin-top:6px;}
.area .abtns{display:flex;gap:12px;flex-wrap:wrap;margin-top:26px;align-items:center;}
.anav{display:flex;gap:8px;flex-wrap:wrap;margin-top:24px;}
.anav a{font-family:var(--serif);font-size:20px;padding:10px 18px;border:1px solid var(--cream-line);border-radius:999px;color:var(--stone);transition:background .25s,border-color .25s;}
@media(hover:hover) and (pointer:fine){.anav a:hover{background:rgba(244,241,234,.12);border-color:var(--stone);}}

/* ---------- contact page ---------- */
.cgrid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(28px,5vw,72px);align-items:start;}
@media(max-width:900px){.cgrid{grid-template-columns:1fr;}}
.addr{font-family:var(--serif);font-size:clamp(24px,2.6vw,32px);line-height:1.35;}
.hours{display:grid;margin-top:8px;}
.hours .r{display:flex;justify-content:space-between;gap:16px;padding:11px 0;border-bottom:1px solid var(--line);font-size:15px;}
.hours .r .d{color:var(--dim);font-family:var(--mono);font-size:12px;letter-spacing:.08em;text-transform:uppercase;}
.hours .r.today .d,.hours .r.today span{color:var(--green);font-weight:700;}
.state{font-family:var(--mono);font-size:12px;letter-spacing:.12em;text-transform:uppercase;color:var(--brass);}
.state.open{color:var(--green);}
.team{display:flex;flex-wrap:wrap;justify-content:center;gap:24px 18px;margin-top:36px;}
.team > figure{flex:0 1 calc((100% - 54px)/4);min-width:170px;max-width:280px;margin:0;}
@media(max-width:900px){.team > figure{flex:0 1 calc((100% - 36px)/3);}}
@media(max-width:620px){.team > figure{flex:0 1 calc((100% - 18px)/2);min-width:140px;}}
.team .ph{aspect-ratio:1;border-radius:var(--r);overflow:hidden;background:var(--stone2);}
.team .ph img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease);}
@media(hover:hover) and (pointer:fine){.team figure:hover .ph img{transform:scale(1.04);}}
.team figcaption{margin-top:12px;}
.team figcaption b{display:block;font-size:16px;}
.team figcaption span{display:block;font-family:var(--mono);font-size:11px;letter-spacing:.12em;text-transform:uppercase;color:var(--brass);margin-top:3px;}
.team figcaption p{margin:8px 0 0;font-size:14px;color:var(--dim);line-height:1.5;}
.cphoto{border-radius:var(--r);overflow:hidden;aspect-ratio:3/2;background:var(--stone2);margin-top:26px;}
.cphoto img{width:100%;height:100%;object-fit:cover;}

/* ---------- misc ---------- */
.two-col{columns:2;column-gap:40px;}
@media(max-width:700px){.two-col{columns:1;}}
.list{list-style:none;display:grid;gap:10px;}
.list li{position:relative;padding-left:22px;color:var(--ink2);font-size:15.5px;}
.list li::before{content:"";position:absolute;left:0;top:8px;width:6px;height:6px;border-radius:1px;background:var(--brass);}
.list li b{color:var(--ink);font-weight:700;}
.strip-img{aspect-ratio:21/9;overflow:hidden;background:var(--stone2);}
.strip-img img{width:100%;height:100%;object-fit:cover;}

/* ---------- reduced motion ---------- */
@media(prefers-reduced-motion:reduce){
  html{scroll-behavior:auto;}
  .js .rv,.js .clip img,.js .rise .ln > span{opacity:1;transform:none;clip-path:none;transition:none;}
  .js .rv .h2 .it::after,.js .h2.rv .it::after,.js .rise .rule::after{transform:none;transition:none;}
  .js .lcard.in{animation:none;}
  .drawer,.drawer.open .dg,.drawer.open .dfoot{transition:none;animation:none;opacity:1;transform:none;}
  .dg{opacity:1;transform:none;}
  .index-page .nav.fixed{animation:none;}
  .js .sl-l,.js .sl-r{opacity:1;transform:none;transition:none;}
  .pd .box,.pd .veil,.vstep.on,.lcard,.lcard .img img,.btn,.atile img,.gal-main img,.pd .pmain img,.feat-strip .fs-img{transition:none;animation:none;}
  .tex .texbg{animation:none!important;}
  .band .bg{inset:0;}
  .tl::after{transition:none;}
}
.band .h2 .it::after{display:none;}
.blogo{width:auto;display:block;flex:none;object-fit:contain;}
@media(max-width:520px){.stat{flex-basis:100%;}}
/* lets grid: four cards, centred remainder */
#lets{display:flex;flex-wrap:wrap;justify-content:center;gap:22px;margin-top:28px;}
#lets > .lcard{flex:0 1 calc((100% - 44px)/3);min-width:260px;}
@media(max-width:980px){#lets > .lcard{flex-basis:calc((100% - 22px)/2);}}
@media(max-width:600px){#lets > .lcard{flex-basis:100%;}}
[hidden]{display:none!important;}

/* ---------- offset collages that slide in from the sides ---------- */
.js .sl-l,.js .sl-r{opacity:0;transition:opacity 1s var(--easeOut) .2s,transform 1s var(--easeOut) .2s;}
.js .sl-l{transform:translateX(-80px);}
.js .sl-r{transform:translateX(80px);}
.js .sl-l.on,.js .sl-r.on{opacity:1;transform:none;}
@media(max-width:700px){.js .sl-l{transform:translateX(-24px);}.js .sl-r{transform:translateX(24px);}}
.col-sec{position:relative;z-index:2;overflow-x:clip;}
.collage{display:grid;grid-template-columns:1.02fr .98fr;grid-template-rows:auto auto;gap:0 clamp(32px,6vw,84px);align-items:center;--break:90px;}
.collage .txt{grid-column:1;grid-row:1;}
.collage .ph{margin:0;overflow:hidden;background:var(--stone2);}
.collage .ph img{width:100%;height:100%;object-fit:cover;display:block;}
.collage .big{grid-column:2;grid-row:1/3;aspect-ratio:4/5;align-self:end;position:relative;top:var(--break);}
.collage .small{grid-column:1;grid-row:2;aspect-ratio:4/3;width:min(46%,320px);justify-self:end;margin:36px calc(-1 * clamp(40px,6vw,110px)) 0 0;position:relative;top:calc(var(--break) * .5);z-index:2;}
.collage.l .txt{grid-column:2;}
.collage.l .big{grid-column:1;}
.collage.l .small{grid-column:2;justify-self:start;margin:36px 0 0 calc(-1 * clamp(40px,6vw,110px));}
.collage .txt .arrow{margin-top:26px;}
/* variant: the big photo breaks the section's top edge, the small one sits under it */
.collage .stack{grid-column:2;grid-row:1/3;align-self:start;position:relative;top:calc(-1 * var(--break));}
.collage .stack .big{position:static;width:100%;}
.collage .stack .small{position:relative;top:0;width:min(46%,320px);margin:-48px 0 0 calc(-1 * clamp(40px,6vw,110px));z-index:2;}
@media(max-width:900px){
  .collage{grid-template-columns:1fr;--break:0px;padding-bottom:clamp(48px,8vh,80px)!important;}
  .collage .txt,.collage.l .txt{grid-column:1;grid-row:1;}
  .collage .big,.collage.l .big{grid-column:1;grid-row:2;aspect-ratio:4/3;margin:32px 0 0;}
  .collage .small,.collage.l .small{grid-column:1;grid-row:3;width:54%;justify-self:end;margin:-44px 0 0;top:0;}
  .collage .stack{grid-column:1;grid-row:2;top:0;margin-top:32px;}
  .collage .stack .big{margin:0;}
  .collage .stack .small{width:54%;margin:-44px 0 0;}
  .collage.l .small{justify-self:start;}
}
/* a single photo that hangs out of the section's left gutter (let page) */
@media(min-width:901px){.split .media.hang{margin-left:calc(-1 * clamp(24px,5vw,90px));width:calc(100% + clamp(24px,5vw,90px));}}
.split .media.hang{border-radius:0;}