/* Summit template: shared styles (home page styles first, inner pages after) */
:root{
  --ink:#17140f; --ink-soft:#3d382f; --muted:#7c7567;
  --line:rgba(23,20,15,.12); --line-soft:rgba(23,20,15,.07);
  --ivory:#f6f3ec; --ivory-deep:#eeeade; --paper:#fffdf8;
  --gold:#D19852; --gold-deep:#9a6c2e; --gold-tint:#f6ecd6; --sage:#4f7a6a;
  --brand:#084446; --brand-hover:#0c5a5c; --dark:#084446; --dark-2:#0c5a5c;
  --on-dark:#f3efe6; --on-dark-muted:rgba(243,239,230,.66);
  --font-display:"Fraunces",Georgia,serif;
  --font-body:"Onest",-apple-system,BlinkMacSystemFont,sans-serif;
  --radius-lg:24px; --radius-md:16px; --radius-sm:10px;
  --shadow-soft:0 2px 8px rgba(23,20,15,.05),0 12px 32px rgba(23,20,15,.07);
  --shadow-float:0 4px 12px rgba(23,20,15,.08),0 24px 56px rgba(23,20,15,.14);
  --ease-out:cubic-bezier(.22,1,.36,1); --dur:260ms;
  --container:1200px; --header-h:84px;
}
*,*::before,*::after{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{font-family:var(--font-body);font-size:16px;line-height:1.6;color:var(--ink);background:var(--ivory);-webkit-font-smoothing:antialiased;overflow-x:hidden}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
button{font:inherit;color:inherit;background:none;border:0;cursor:pointer}
ul,ol{list-style:none}
::selection{background:var(--gold-tint);color:var(--ink)}
:focus-visible{outline:2px solid var(--gold);outline-offset:3px;border-radius:4px}
.visually-hidden{position:absolute;width:1px;height:1px;clip-path:inset(50%);overflow:hidden;white-space:nowrap}
.container{width:min(var(--container),100% - 48px);margin-inline:auto}

/* cursor */
.cursor-dot,.cursor-glow{display:none}
@media (pointer:fine) and (prefers-reduced-motion:no-preference){
  .cursor-dot{display:block;position:fixed;z-index:400;pointer-events:none;width:5px;height:5px;border-radius:50%;background:var(--ink);top:0;left:0;opacity:0}
  body.has-cursor .cursor-dot,body.has-cursor .cursor-glow{opacity:1}
  .cursor-glow{display:flex;align-items:center;justify-content:center;position:fixed;z-index:399;pointer-events:none;width:38px;height:38px;border-radius:50%;color:rgba(169,131,79,.6);top:0;left:0;opacity:0;transition:width 220ms var(--ease-out),height 220ms var(--ease-out),opacity 220ms var(--ease-out)}
  .cursor-glow svg{width:34px;height:34px;transition:width 220ms var(--ease-out),height 220ms var(--ease-out)}
  .cursor-glow.is-hover{width:56px;height:56px}
  .cursor-glow.is-hover svg{width:42px;height:42px}
}

/* type */
.eyebrow{font-size:12px;font-weight:600;letter-spacing:.22em;text-transform:uppercase;color:var(--gold);margin-bottom:14px}
.section-title{font-family:var(--font-display);font-weight:400;font-size:clamp(34px,4.2vw,54px);line-height:1.08;letter-spacing:-.01em;color:var(--ink)}
.section-sub{margin-top:16px;font-size:17px;color:var(--muted);max-width:54ch}
.section-head{max-width:640px;margin-bottom:56px}
.section{padding:110px 0}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:10px;font-size:15px;font-weight:500;line-height:1;padding:16px 28px;border-radius:999px;cursor:pointer;white-space:nowrap;transition:background-color var(--dur) var(--ease-out),color var(--dur) var(--ease-out),border-color var(--dur) var(--ease-out),box-shadow var(--dur) var(--ease-out),transform var(--dur) var(--ease-out);touch-action:manipulation}
.btn .arr{width:16px;height:16px;flex:none;transition:transform var(--dur) var(--ease-out)}
.btn:hover .arr{transform:translateX(4px)}
.btn-primary{background:var(--brand);color:var(--on-dark);box-shadow:0 1px 2px rgba(8,68,70,.25)}
.btn-primary:hover{background:var(--brand-hover);box-shadow:0 6px 20px rgba(8,68,70,.28)}
.btn-primary:active,.btn-secondary:active{transform:scale(.97)}
.btn-light{background:var(--gold);color:#fff}
.btn-light:hover{background:var(--gold-deep)}
.btn-secondary{background:transparent;color:var(--ink);border:1px solid var(--line)}
.btn-secondary:hover{border-color:var(--ink);background:rgba(23,20,15,.035)}
.badge{display:inline-flex;align-items:center;font-size:11px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;padding:6px 12px;border-radius:999px}
.badge-dark{background:rgba(23,20,15,.85);color:var(--on-dark);backdrop-filter:blur(4px)}

/* header */
.site-header{position:fixed;top:0;left:0;right:0;z-index:200;background:rgba(246,243,236,.62);backdrop-filter:blur(12px) saturate(1.3);-webkit-backdrop-filter:blur(12px) saturate(1.3);transition:background-color 300ms var(--ease-out),box-shadow 300ms var(--ease-out),border-color 300ms var(--ease-out);border-bottom:1px solid transparent}
.header-inner{width:min(1360px,100% - 48px);margin-inline:auto;height:var(--header-h);display:flex;align-items:center;justify-content:space-between;gap:24px;transition:height 300ms var(--ease-out)}
.site-header.is-scrolled{background:rgba(246,243,236,.93);border-bottom-color:var(--line-soft);box-shadow:0 1px 24px rgba(23,20,15,.06)}
.site-header.is-scrolled .header-inner{height:64px}
.wordmark{display:flex;align-items:center;gap:10px;line-height:1;color:var(--brand);flex:none}
.wm-mark{width:40px;height:40px;flex:none}
.wm-mark text{font-family:var(--font-display);font-size:15px;font-weight:400;fill:currentColor}
.wm-text{display:flex;flex-direction:column;gap:3px}
.wm-name{font-family:var(--font-body);font-weight:300;font-size:19px;letter-spacing:.2em;text-transform:uppercase;color:var(--ink)}
.wm-sub{font-size:8.5px;font-weight:600;letter-spacing:.42em;text-transform:uppercase;color:var(--gold-deep)}
.main-nav{display:flex;gap:4px}
.nav-link{position:relative;font-size:14px;font-weight:500;color:var(--ink-soft);padding:10px 14px;border-radius:8px;white-space:nowrap;transition:color var(--dur) var(--ease-out)}
.nav-link::after{content:"";position:absolute;left:14px;right:14px;bottom:4px;height:1.5px;background:var(--gold);transform:scaleX(0);transform-origin:left;transition:transform var(--dur) var(--ease-out)}
.nav-link:hover,.nav-link.is-active{color:var(--ink)}
.nav-link:hover::after,.nav-link.is-active::after{transform:scaleX(1)}
.header-actions{display:flex;align-items:center;gap:8px}
.header-phone{display:inline-flex;align-items:center;gap:8px;font-size:14px;font-weight:500;color:var(--ink-soft);padding:10px 12px;white-space:nowrap;transition:color var(--dur)}
.header-phone svg{width:15px;height:15px}
.header-phone:hover{color:var(--gold-deep)}
.header-cta{padding:13px 22px;font-size:14px}
.menu-toggle{display:grid;place-items:center;width:44px;height:44px;border-radius:50%;transition:background-color var(--dur)}
.menu-toggle:hover{background:rgba(23,20,15,.05)}
.menu-toggle svg{width:24px;height:24px}
.side-scrim{position:fixed;inset:0;z-index:205;background:rgba(23,20,15,.42);backdrop-filter:blur(2px);opacity:0;visibility:hidden;transition:opacity 300ms var(--ease-out),visibility 0s 300ms}
.side-scrim.is-open{opacity:1;visibility:visible;transition:opacity 300ms var(--ease-out)}
.side-drawer{position:fixed;top:0;right:0;bottom:0;z-index:210;width:min(384px,100%);background:var(--paper);display:flex;flex-direction:column;transform:translateX(100%);visibility:hidden;transition:transform 380ms var(--ease-out),visibility 0s 380ms;box-shadow:-10px 0 44px rgba(23,20,15,.14)}
.side-drawer.is-open{transform:translateX(0);visibility:visible;transition:transform 380ms var(--ease-out)}
.side-head{display:flex;align-items:center;justify-content:space-between;padding:20px 24px}
.side-head-label{font-size:13px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--muted)}
.side-close{width:40px;height:40px;border-radius:50%;display:grid;place-items:center;color:var(--ink);transition:background-color var(--dur)}
.side-close svg{width:20px;height:20px}
.side-close:hover{background:var(--ivory)}
.side-nav{flex:1;overflow-y:auto;display:flex;flex-direction:column;text-align:center}
.side-item{position:relative;font-family:var(--font-display);font-size:20px;font-weight:400;color:var(--ink);padding:17px 24px;border-bottom:1px solid var(--line-soft);transition:color var(--dur),background-color var(--dur)}
.side-item::after{content:"";position:absolute;left:50%;bottom:-1px;width:0;height:2px;background:var(--gold);transform:translateX(-50%);transition:width var(--dur) var(--ease-out)}
.side-item:hover::after{width:min(120px,60%)}
.side-item:hover{color:var(--gold-deep);background:var(--ivory)}
.side-foot{padding:24px 24px calc(26px + env(safe-area-inset-bottom));border-top:1px solid var(--line-soft);text-align:center}
.side-foot-label{font-size:11px;font-weight:600;letter-spacing:.18em;text-transform:uppercase;color:var(--muted);margin-bottom:15px}
.side-connect{width:100%}

/* hero */
.hero{position:relative;overflow:hidden;background:#1d2a25}
.hero-screen{position:relative;z-index:1;min-height:100vh;min-height:100svh;display:flex;flex-direction:column;padding:calc(var(--header-h) + 40px) 0 40px}
.hero-bg{position:absolute;inset:0 0 -8%;z-index:0;width:100%;height:108%;object-fit:cover;will-change:transform;animation:heroIn 1.6s var(--ease-out) both}
@keyframes heroIn{from{scale:1.06;opacity:.6}to{scale:1;opacity:1}}
.hero-overlay{position:absolute;inset:0;z-index:0;pointer-events:none;background:linear-gradient(90deg,rgba(16,26,22,.66) 0%,rgba(16,26,22,.4) 32%,rgba(16,26,22,.12) 60%,transparent 100%),linear-gradient(0deg,rgba(16,26,22,.45),transparent 34%)}
.hero-map{position:absolute;inset:-5% -10%;z-index:0;color:#fff;opacity:.06;pointer-events:none}
.hero-map svg{width:100%;height:100%}
.hero-inner{position:relative;z-index:1;flex:1 1 auto;width:min(1360px,100% - 48px);margin-inline:auto;display:grid;grid-template-columns:minmax(0,1.05fr) minmax(0,.95fr);gap:56px;align-items:center}
.hero-title{font-family:var(--font-display);font-weight:300;font-size:clamp(32px,4.4vw,58px);line-height:1.06;letter-spacing:-.015em;color:#fff;text-shadow:0 2px 26px rgba(0,0,0,.38)}
.hero-title em{font-style:italic;font-weight:inherit;color:var(--gold)}
.hero-sub{margin-top:22px;font-size:clamp(16px,1.5vw,19px);color:rgba(255,255,255,.92);text-shadow:0 1px 14px rgba(0,0,0,.32);max-width:46ch}
.hero-capsule{margin-top:34px;display:inline-flex;align-items:stretch;background:rgba(255,253,248,.75);backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px);border:1px solid var(--line-soft);border-radius:999px;box-shadow:var(--shadow-soft);padding:6px;max-width:100%}
.capsule-item{position:relative;display:flex;align-items:center;gap:9px;font-size:14px;font-weight:500;color:var(--ink-soft);padding:12px 20px;border-radius:999px;transition:background-color var(--dur) var(--ease-out),color var(--dur) var(--ease-out)}
.capsule-item svg{width:18px;height:18px;flex:none;color:var(--gold);transition:color var(--dur)}
.capsule-item:hover{background:var(--ink);color:var(--on-dark)}
.capsule-item:hover svg{color:var(--on-dark)}
.capsule-item+.capsule-item::before{content:"";position:absolute;left:0;top:25%;bottom:25%;width:1px;background:var(--line)}
.capsule-item:hover+.capsule-item::before,.capsule-item:hover::before{opacity:0}
.hero-brand{position:absolute;z-index:3;right:max(24px,calc((100% - 1360px)/2));bottom:28px;display:flex;flex-direction:column;align-items:flex-end;gap:12px;text-align:right;pointer-events:none}
.hero-brand-cred{font-size:11.5px;letter-spacing:.12em;text-transform:uppercase;line-height:1.9;color:rgba(255,255,255,.8);text-shadow:0 1px 12px rgba(0,0,0,.45)}
.hero-brand-mark{font-family:var(--font-body);font-weight:300;font-size:21px;letter-spacing:.32em;color:#fff;text-shadow:0 1px 12px rgba(0,0,0,.4)}
@media (max-width:720px){
  .hero-screen{padding-bottom:28px}
  .hero-inner{flex:0 0 auto;margin-top:auto}
  .hero-brand{position:static;flex-direction:column-reverse;width:min(1360px,100% - 48px);margin:28px auto 0;align-items:flex-start;text-align:left;gap:10px}
  .hero-brand-cred{font-size:9.5px;letter-spacing:.1em;line-height:1.75}
  .hero-brand-mark{font-size:15px}
}

/* move */
.section-move{background:var(--paper);border-block:1px solid var(--line-soft)}
.section-move .section-head{text-align:center;margin-inline:auto}
.section-move .section-sub{margin-inline:auto}
.move-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
.move-card{position:relative;background:var(--ivory);border:1px solid var(--line-soft);border-radius:var(--radius-lg);padding:40px 34px 34px;display:flex;flex-direction:column;align-items:flex-start;overflow:hidden;transition:transform 320ms var(--ease-out),box-shadow 320ms var(--ease-out),border-color 320ms var(--ease-out),background-color 320ms var(--ease-out)}
.move-card:hover{transform:translateY(-6px);box-shadow:var(--shadow-float);border-color:transparent;background:var(--paper)}
.move-card-featured{box-shadow:var(--shadow-float)}
.move-icon{width:56px;height:56px;border-radius:16px;display:grid;place-items:center;background:var(--gold-tint);color:var(--gold);margin-bottom:26px;transition:transform 320ms var(--ease-out)}
.move-icon svg{width:26px;height:26px}
.move-card:hover .move-icon{transform:translateY(-4px) rotate(-3deg)}
.move-card h3{font-family:var(--font-display);font-weight:500;font-size:24px;margin-bottom:12px}
.move-card p{font-size:15px;color:var(--muted);flex:1;margin-bottom:26px}
.move-card .btn:hover{background:var(--brand);border-color:var(--brand);color:var(--on-dark)}

/* about */
.about-grid{display:grid;grid-template-columns:minmax(0,.9fr) minmax(0,1.1fr);gap:clamp(40px,6vw,88px);align-items:center}
.section-about{overflow-x:clip}
.about-visual{position:relative}
.about-backdrop{position:absolute;inset:32px -24px -24px 32px;background:var(--ivory-deep);border-radius:var(--radius-lg);z-index:0}
.about-card{position:relative;z-index:1;border-radius:var(--radius-lg);overflow:hidden;box-shadow:var(--shadow-float);aspect-ratio:4/5;will-change:transform;transition:transform 200ms ease-out}
.about-card img{width:100%;height:100%;object-fit:cover;object-position:50% 20%}
.about-cred{margin-top:16px;font-size:11.5px;letter-spacing:.12em;text-transform:uppercase;color:var(--gold-deep);line-height:1.9}
.about-bio{margin-top:18px;font-size:16px;color:var(--muted);max-width:62ch}
.about-bio+.about-bio{margin-top:14px}
.chips{margin-top:26px;display:flex;flex-wrap:wrap;gap:10px}
.chips li{display:inline-flex;align-items:center;gap:7px;font-size:12.5px;font-weight:500;letter-spacing:.04em;color:var(--ink-soft);background:var(--paper);border:1px solid var(--line);border-radius:999px;padding:8px 16px 8px 14px;box-shadow:0 1px 3px rgba(23,20,15,.04);transition:border-color var(--dur),background-color var(--dur),transform var(--dur),box-shadow var(--dur),color var(--dur)}
.chips li svg{width:13px;height:13px;flex:none;color:var(--gold-deep)}
.chips li:hover{border-color:var(--gold);background:var(--gold-tint);color:var(--ink);transform:translateY(-2px);box-shadow:0 6px 16px rgba(23,20,15,.08)}
.about-ctas{margin-top:32px;display:flex;flex-wrap:wrap;align-items:center;gap:14px}
.about-social{margin-top:24px;display:flex;flex-wrap:wrap;gap:10px}
.social-link{width:44px;height:44px;border-radius:50%;display:grid;place-items:center;border:1px solid rgba(243,239,230,.18);color:var(--on-dark-muted);transition:color var(--dur),border-color var(--dur),background-color var(--dur),transform var(--dur) var(--ease-out)}
.social-link svg{width:17px;height:17px}
.social-link:hover{color:#fff;border-color:var(--gold);background:rgba(169,131,79,.16);transform:translateY(-3px)}
.about-social .social-link{border-color:var(--line);color:var(--ink-soft)}
.about-social .social-link:hover{color:var(--ink);border-color:var(--gold);background:var(--gold-tint)}

/* sold */
.section-sold{background:var(--paper);border-block:1px solid var(--line-soft)}
.section-sold .section-head{display:flex;align-items:flex-end;justify-content:space-between;gap:24px;max-width:none}
.prop-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.pl-card{display:flex;flex-direction:column;background:var(--paper);border:1px solid var(--line-soft);border-radius:var(--radius-lg);overflow:hidden;transition:box-shadow 320ms var(--ease-out),transform 320ms var(--ease-out)}
.pl-card:hover{box-shadow:0 16px 36px -8px rgba(23,20,15,.2);transform:translateY(-3px)}
.pl-media{position:relative;aspect-ratio:4/3.4;overflow:hidden;background:var(--ivory-deep)}
.pl-media img{width:100%;height:100%;object-fit:cover;transition:transform 600ms var(--ease-out)}
.pl-card:hover .pl-media img{transform:scale(1.05)}
.pl-badge{position:absolute;top:14px;left:14px;z-index:1}
.pl-body{padding:15px 18px 18px;display:flex;flex-direction:column}
.pl-toprow{display:flex;align-items:center;justify-content:space-between;gap:8px}
.pl-loc{font-size:11px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--gold-deep)}
.pl-dots{color:var(--muted);display:inline-grid}
.pl-dots svg{width:18px;height:18px}
.pl-price{font-family:var(--font-display);font-weight:600;font-size:21px;color:var(--ink);margin-top:8px;font-variant-numeric:tabular-nums}
.pl-addr{font-size:14.5px;font-weight:400;color:var(--ink-soft);margin-top:3px}
.pl-meta{display:flex;align-items:center;gap:12px;flex-wrap:wrap;font-size:13px;color:var(--muted);margin-top:11px;font-variant-numeric:tabular-nums}
.pl-meta span{display:inline-flex;align-items:center;gap:5px}
.pl-meta svg{width:15px;height:15px;color:var(--ink-soft)}
.pl-link{display:inline-flex;align-items:center;gap:7px;align-self:flex-start;margin-top:15px;font-size:13.5px;font-weight:600;color:var(--ink)}
.pl-link svg{width:15px;height:15px;transition:transform var(--dur)}
.pl-card:hover .pl-link svg{transform:translateX(4px)}

/* process */
.section-process{background:var(--dark);color:var(--on-dark)}
.section-process .section-title{color:var(--on-dark)}
.section-process .section-sub{color:var(--on-dark-muted)}
.process-grid{display:grid;grid-template-columns:minmax(0,.9fr) minmax(0,1.1fr);gap:clamp(48px,7vw,110px);align-items:start}
.process-intro{position:sticky;top:120px}
.process-ctas{margin-top:36px;display:flex;flex-wrap:wrap;gap:14px}
.section-process .btn-primary{background:var(--gold);color:#fff}
.section-process .btn-primary:hover{background:var(--gold-deep)}
.timeline{position:relative}
.timeline::before{content:"";position:absolute;left:27px;top:12px;bottom:12px;width:1px;background:rgba(243,239,230,.14)}
.step{position:relative;display:flex;gap:28px;padding:26px 0}
.step+.step{border-top:1px solid rgba(243,239,230,.08)}
.step-index{position:relative;z-index:1;flex:none;width:54px;height:54px;border-radius:50%;display:grid;place-items:center;font-family:var(--font-display);font-size:16px;color:var(--gold);background:var(--dark-2);border:1px solid rgba(169,131,79,.35);transition:background-color var(--dur),color var(--dur),border-color var(--dur),transform var(--dur) var(--ease-out)}
.step:hover .step-index{background:var(--gold);color:#fff;border-color:var(--gold);transform:scale(1.06)}
.step h3{font-family:var(--font-display);font-weight:500;font-size:21px;margin-bottom:6px}
.step p{font-size:15px;color:var(--on-dark-muted);max-width:46ch}

/* hoods */
.hood-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
.hood-all{margin-top:40px;display:flex;justify-content:center}
.hood-card{position:relative;display:block;border-radius:var(--radius-lg);overflow:hidden;aspect-ratio:3/4;box-shadow:var(--shadow-soft)}
.hood-media{position:absolute;inset:0;overflow:hidden}
.hood-media img{width:100%;height:116%;object-fit:cover;transition:transform 700ms var(--ease-out);will-change:transform}
.hood-card:hover .hood-media img{scale:1.05}
.hood-overlay{position:absolute;inset:0;display:flex;flex-direction:column;justify-content:flex-end;padding:28px;background:linear-gradient(to top,rgba(15,13,9,.82) 0%,rgba(15,13,9,.28) 45%,transparent 70%);color:var(--on-dark)}
.hood-coords{font-size:10.5px;letter-spacing:.18em;text-transform:uppercase;color:rgba(243,239,230,.7);display:flex;align-items:center;gap:8px;margin-bottom:10px}
.hood-coords::before{content:"";width:6px;height:6px;border-radius:50%;background:var(--gold);box-shadow:0 0 0 3px rgba(169,131,79,.3)}
.hood-overlay h3{font-family:var(--font-display);font-weight:500;font-size:27px}
.hood-desc{font-size:14px;color:rgba(243,239,230,.78);margin-top:8px;max-width:34ch;max-height:0;opacity:0;overflow:hidden;transition:max-height 420ms var(--ease-out),opacity 420ms var(--ease-out)}
.hood-card:hover .hood-desc,.hood-card:focus-visible .hood-desc{max-height:90px;opacity:1}
.hood-cta{display:inline-flex;align-items:center;gap:8px;margin-top:14px;font-size:13px;font-weight:600;letter-spacing:.08em;text-transform:uppercase;color:var(--gold)}
.hood-cta svg{width:15px;height:15px;transition:transform var(--dur) var(--ease-out)}
.hood-card:hover .hood-cta svg{transform:translateX(4px)}

/* valuation */
.section-valuation{background:var(--paper);border-block:1px solid var(--line-soft)}
.valuation-grid{display:grid;grid-template-columns:minmax(0,.85fr) minmax(0,1.15fr);gap:clamp(40px,6vw,80px);align-items:center}
.valuation-visual{position:relative}
.valuation-visual>img{border-radius:var(--radius-lg);aspect-ratio:4/5;width:100%;object-fit:cover;box-shadow:var(--shadow-float)}
.trust{position:absolute;left:24px;right:24px;bottom:24px;display:grid;grid-template-columns:1fr 1fr;gap:10px;background:rgba(255,253,248,.88);backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px);border:1px solid rgba(255,255,255,.7);border-radius:var(--radius-md);padding:18px 20px;box-shadow:var(--shadow-soft)}
.trust li{display:flex;align-items:center;gap:9px;font-size:13.5px;font-weight:500;color:var(--ink-soft)}
.trust svg{flex:none;width:16px;height:16px;color:var(--gold)}
.vform{margin-top:36px;display:grid;grid-template-columns:1fr 1fr;gap:18px}
.full{grid-column:1/-1}
.field label{display:block;font-size:13px;font-weight:600;color:var(--ink-soft);margin-bottom:7px}
.field label span{color:var(--gold-deep)}
.field input{width:100%;font:inherit;font-size:15px;color:var(--ink);background:var(--ivory);border:1px solid var(--line);border-radius:var(--radius-sm);padding:14px 16px;transition:border-color var(--dur) var(--ease-out),box-shadow var(--dur) var(--ease-out),background-color var(--dur) var(--ease-out)}
.field input::placeholder{color:#a49c8d}
.field input:hover{border-color:rgba(23,20,15,.25)}
.field input:focus{outline:none;border-color:var(--gold);background:var(--paper);box-shadow:0 0 0 4px rgba(169,131,79,.14)}
.consent{display:flex;gap:12px;align-items:flex-start}
.consent input{flex:none;width:18px;height:18px;margin-top:2px;accent-color:var(--gold-deep);cursor:pointer}
.consent label{font-size:12.5px;color:var(--muted);line-height:1.55;cursor:pointer}
.form-actions{display:flex;flex-wrap:wrap;gap:14px;margin-top:4px}
.form-status{font-size:14px;font-weight:500;color:var(--sage);min-height:20px}
.form-status-light{color:#9db892}

/* testimonials */
.section-testimonials{padding:88px 0}
.section-testimonials .section-head{text-align:center;margin-inline:auto;margin-bottom:20px}
.t-stage{position:relative;max-width:820px;margin-inline:auto;text-align:center;padding-top:40px}
.quote-mark{position:absolute;top:-14px;left:50%;transform:translateX(-50%);font-family:var(--font-display);font-size:130px;line-height:1;color:var(--gold);opacity:.28;pointer-events:none;animation:drift 6s ease-in-out infinite alternate}
@keyframes drift{from{transform:translateX(-50%) translateY(0)}to{transform:translateX(-50%) translateY(8px)}}
.t-track{display:grid;min-height:240px}
.t-item{grid-area:1/1;opacity:0;transform:translateY(16px);transition:opacity 500ms var(--ease-out),transform 500ms var(--ease-out);pointer-events:none;display:flex;flex-direction:column;align-items:center;justify-content:center}
.t-item.is-active{opacity:1;transform:none;pointer-events:auto}
.t-item p{font-size:clamp(16px,1.5vw,18px);line-height:1.75;color:var(--ink-soft);max-width:62ch}
.t-item footer{margin-top:26px;display:flex;flex-direction:column;gap:4px}
.t-item cite{font-style:normal;font-size:15px;font-weight:600}
.t-type{font-size:11.5px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-deep)}
.t-nav{margin-top:36px;display:flex;align-items:center;justify-content:center;gap:22px}
.carousel-btn{width:48px;height:48px;border-radius:50%;border:1px solid var(--line);display:grid;place-items:center;color:var(--ink);transition:background-color var(--dur) var(--ease-out),color var(--dur),border-color var(--dur),transform var(--dur)}
.carousel-btn svg{width:18px;height:18px}
.carousel-btn:hover{background:var(--ink);color:var(--on-dark);border-color:var(--ink)}
.carousel-btn:active{transform:scale(.94)}
.t-dots{display:flex;gap:8px}
.t-dot{width:8px;height:8px;border-radius:50%;background:var(--line);padding:0;transition:background-color var(--dur),transform var(--dur) var(--ease-out)}
.t-dot.is-active{background:var(--gold-deep);transform:scale(1.3)}
.t-all{margin-top:32px}

/* map */
.map-band{background:var(--ivory);padding:clamp(44px,6vw,84px) 0}
.map-head{margin-bottom:24px}
.map-title{font-family:var(--font-display);font-weight:400;font-size:clamp(24px,3vw,34px);color:var(--ink);margin-top:6px}
.map-addr{margin-top:8px;color:var(--muted);font-size:15px}
.map-frame{position:relative;height:clamp(360px,46vw,520px);border-radius:var(--radius-lg);overflow:hidden;border:1px solid var(--line-soft);background:#f1eee6}
.map-frame svg.map-art{position:absolute;inset:0;width:100%;height:100%}
.map-pin{position:absolute;left:50%;top:52%;transform:translate(-50%,-100%);background:var(--brand);color:var(--on-dark);font-size:12.5px;font-weight:600;padding:8px 14px;border-radius:999px;box-shadow:0 6px 18px rgba(8,68,70,.35);white-space:nowrap}
.map-pin::after{content:"";position:absolute;left:50%;bottom:-5px;width:10px;height:10px;background:var(--brand);transform:translateX(-50%) rotate(45deg)}
.map-dot{position:absolute;width:14px;height:14px;border-radius:50%;background:var(--gold);border:2px solid #fff;box-shadow:0 2px 8px rgba(23,20,15,.3);transform:translate(-50%,-50%);transition:transform var(--dur) var(--ease-out)}
.map-dot:hover{transform:translate(-50%,-50%) scale(1.3)}
.map-dot span{position:absolute;left:50%;bottom:calc(100% + 8px);transform:translateX(-50%);background:var(--paper);color:var(--ink);font-size:11.5px;font-weight:600;padding:5px 9px;border-radius:8px;white-space:nowrap;box-shadow:var(--shadow-soft);opacity:0;pointer-events:none;transition:opacity var(--dur)}
.map-dot:hover span{opacity:1}
.map-zoom{position:absolute;right:12px;top:12px;display:flex;flex-direction:column;background:#fff;border-radius:6px;box-shadow:0 1px 4px rgba(0,0,0,.2);overflow:hidden}
.map-zoom b{width:30px;height:30px;display:grid;place-items:center;font-size:18px;font-weight:500;color:#333}
.map-zoom b+b{border-top:1px solid #ddd}

/* newsletter */
.section-newsletter{padding:0 0 110px;background:var(--ivory)}
.nl-panel{background:var(--dark);color:var(--on-dark);border-radius:var(--radius-lg);padding:clamp(40px,5vw,64px);display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.1fr);gap:40px;align-items:center;position:relative;overflow:hidden}
.nl-panel::after{content:"";position:absolute;right:-80px;top:-80px;width:320px;height:320px;border-radius:50%;background:radial-gradient(circle,rgba(169,131,79,.22),transparent 65%);pointer-events:none}
.nl-copy h2{font-family:var(--font-display);font-weight:400;font-size:clamp(28px,3.4vw,40px)}
.nl-copy p{margin-top:12px;font-size:15.5px;color:var(--on-dark-muted);max-width:44ch}
.nl-row{display:flex;gap:10px;background:rgba(243,239,230,.07);border:1px solid rgba(243,239,230,.16);border-radius:999px;padding:6px 6px 6px 22px;transition:border-color var(--dur),box-shadow var(--dur)}
.nl-row:focus-within{border-color:var(--gold);box-shadow:0 0 0 4px rgba(169,131,79,.18)}
.nl-row input{flex:1;min-width:0;background:none;border:0;outline:none;font:inherit;font-size:15px;color:var(--on-dark)}
.nl-row input::placeholder{color:rgba(243,239,230,.45)}
.nl-row .btn{padding:13px 24px;font-size:14px}
.nl-note{margin-top:14px;font-size:12.5px;color:rgba(243,239,230,.5)}
.inline-link{color:var(--gold);font-weight:500;border-bottom:1px solid rgba(169,131,79,.4);transition:border-color var(--dur)}
.inline-link:hover{border-color:var(--gold)}
.nl-form .form-status{margin-top:8px}

/* final + faq */
.section-final{background:var(--ivory);text-align:center;padding:0}
.section-newsletter{padding-bottom:64px}
.final-inner{max-width:760px;margin-inline:auto}
.final-title{font-family:var(--font-display);font-weight:300;font-size:clamp(38px,5vw,64px);line-height:1.05}
.final-copy{margin-top:18px;font-size:17px;color:var(--muted)}
.final-ctas{margin-top:28px;display:flex;flex-wrap:wrap;justify-content:center;gap:14px}
.val-faq{background:var(--ivory);padding-top:64px}
.faq-list{margin-top:30px;border-top:1px solid var(--line)}
.faq-item{border-bottom:1px solid var(--line)}
.faq-item>summary{display:flex;align-items:center;justify-content:space-between;gap:24px;padding:24px 0;cursor:pointer;list-style:none;font-family:var(--font-display);font-weight:500;font-size:clamp(16px,1.7vw,19px);color:var(--ink)}
.faq-item>summary::-webkit-details-marker{display:none}
.faq-plus{position:relative;width:18px;height:18px;flex:none}
.faq-plus::before,.faq-plus::after{content:"";position:absolute;background:var(--gold-deep);transition:transform 260ms var(--ease-out)}
.faq-plus::before{left:0;top:50%;width:18px;height:1.6px;transform:translateY(-50%)}
.faq-plus::after{left:50%;top:0;width:1.6px;height:18px;transform:translateX(-50%)}
.faq-item[open] .faq-plus::after{transform:translateX(-50%) scaleY(0)}
.faq-body{padding:0 0 26px;max-width:82ch}
.faq-body p{font-size:15px;line-height:1.75;color:var(--ink-soft)}
.faq-item[open] .faq-body{animation:faqIn 380ms var(--ease-out)}
@keyframes faqIn{from{opacity:0;transform:translateY(-6px)}to{opacity:1;transform:none}}

/* footer */
.site-footer{background:var(--dark);color:var(--on-dark);padding:80px 0 36px}
.footer-grid{display:grid;grid-template-columns:1.7fr 1.1fr 1fr 1fr;gap:clamp(28px,3vw,52px);padding-bottom:44px}
.footer-row2{display:grid;grid-template-columns:1.7fr 3.1fr;gap:clamp(28px,3vw,52px);padding-bottom:44px;align-items:start}
.footer-row2 .footer-disclaimer{border-left:1px solid rgba(243,239,230,.14);padding-left:clamp(24px,3vw,48px);max-width:92ch}
.site-footer .wordmark{color:#fff}
.site-footer .wm-name{color:#fff}
.site-footer .wm-sub{color:var(--gold)}
.footer-tagline{margin-top:20px;font-size:14px;color:var(--on-dark-muted);max-width:30ch}
.footer-social{margin-top:24px;display:flex;gap:10px;flex-wrap:wrap}
.footer-col h3,.footer-lic h3{font-size:12px;font-weight:600;letter-spacing:.18em;text-transform:uppercase;color:var(--gold);margin-bottom:18px}
.footer-col ul,.footer-lic ul{display:flex;flex-direction:column;gap:10px;font-size:14.5px;color:var(--on-dark-muted)}
.footer-lic .lic-mark{font-weight:300;font-size:22px;letter-spacing:.3em;color:#fff;opacity:.92;margin-bottom:18px}
.footer-lic ul{font-size:12.5px;gap:6px;line-height:1.5}
.footer-link{color:var(--on-dark-muted);transition:color var(--dur)}
.footer-link:hover{color:var(--on-dark)}
.footer-disclaimer{font-size:12px;line-height:1.7;color:rgba(243,239,230,.4)}
.footer-bottom{padding-top:28px;border-top:1px solid rgba(243,239,230,.1);display:flex;flex-wrap:wrap;justify-content:space-between;align-items:center;gap:16px;font-size:13px;color:rgba(243,239,230,.45)}
.footer-legal{display:flex;gap:24px;flex-wrap:wrap}
@media (max-width:1080px){
  .footer-grid{grid-template-columns:1.5fr 1fr 1fr}
  .footer-row2{grid-template-columns:1fr;gap:28px}
  .footer-row2 .footer-disclaimer{border-left:0;padding-left:0;max-width:none}
}

/* mobile cta */
.mobile-cta{position:fixed;left:0;right:0;bottom:0;z-index:180;display:none;gap:10px;padding:12px 16px calc(12px + env(safe-area-inset-bottom));background:rgba(246,243,236,.88);backdrop-filter:blur(16px);-webkit-backdrop-filter:blur(16px);border-top:1px solid var(--line-soft);transform:translateY(110%);transition:transform 350ms var(--ease-out)}
.mobile-cta.is-visible{transform:none}
.mobile-cta .btn{flex:1;padding:14px 10px;font-size:14px}

/* reveal */
@media (prefers-reduced-motion:no-preference){
  .js .reveal{opacity:0;transform:translateY(28px);transition:opacity 700ms var(--ease-out),transform 700ms var(--ease-out);transition-delay:var(--d,0ms)}
  .js .reveal.is-visible{opacity:1;transform:none}
  .js .hero .reveal{animation:heroText 900ms var(--ease-out) both;animation-delay:var(--d,0ms);opacity:1;transform:none;transition:none}
}
@keyframes heroText{from{opacity:0;transform:translateY(22px)}to{opacity:1;transform:none}}
@media (prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  *,*::before,*::after{animation-duration:.01ms!important;animation-iteration-count:1!important;transition-duration:.01ms!important}
}

/* responsive */
@media (max-width:1180px){.header-phone span{display:none}}
@media (max-width:1024px){
  .section{padding:84px 0}
  .main-nav,.header-phone{display:none}
  .hero-inner{grid-template-columns:1fr}
  .move-grid{grid-template-columns:1fr;max-width:560px;margin-inline:auto}
  .about-grid{grid-template-columns:1fr;gap:64px}
  .about-visual{max-width:440px;width:100%;margin-inline:auto}
  .prop-grid{grid-template-columns:repeat(2,1fr)}
  .process-grid{grid-template-columns:1fr}
  .process-intro{position:static}
  .hood-grid{grid-template-columns:1fr;max-width:520px;margin-inline:auto}
  .hood-card{aspect-ratio:4/3}
  .hood-desc{max-height:90px;opacity:1}
  .valuation-grid{grid-template-columns:1fr}
  .valuation-visual{max-width:560px}
  .nl-panel{grid-template-columns:1fr;gap:28px}
}
@media (max-width:640px){
  :root{--header-h:68px}
  .section{padding:68px 0}
  .container{width:min(var(--container),100% - 40px)}
  .header-inner{width:calc(100% - 32px)}
  .header-cta{display:none}
  .wm-mark{width:34px;height:34px}
  .wm-name{font-size:16px;letter-spacing:.16em}
  .wm-sub{font-size:7.5px;letter-spacing:.36em}
  .hero-capsule{margin-top:26px;padding:4px}
  .capsule-item{gap:6px;padding:9px 12px;font-size:13px;white-space:nowrap}
  .capsule-item svg{width:15px;height:15px}
  .section-sold .section-head{flex-direction:column;align-items:flex-start}
  .prop-grid{grid-template-columns:1fr;max-width:420px;margin-inline:auto}
  .vform{grid-template-columns:1fr}
  .form-actions .btn{width:100%}
  .trust{grid-template-columns:1fr;left:14px;right:14px;bottom:14px;padding:14px 16px}
  .nl-row{flex-direction:column;background:none;border:0;padding:0;gap:12px}
  .nl-row:focus-within{box-shadow:none}
  .nl-row input{background:rgba(243,239,230,.07);border:1px solid rgba(243,239,230,.16);border-radius:999px;padding:15px 22px}
  .nl-row .btn{width:100%}
  .footer-grid{grid-template-columns:1fr;gap:40px}
  .footer-bottom{flex-direction:column;align-items:flex-start}
  .mobile-cta{display:flex}
  .site-footer{padding-bottom:120px}
  .step{gap:20px}
  .about-visual{width:calc(100% - 16px);margin-left:0}
  .about-backdrop{inset:20px -14px -14px 20px}
  .hero-overlay{background:linear-gradient(0deg,rgba(16,26,22,.86) 0%,rgba(16,26,22,.62) 45%,rgba(16,26,22,.15) 80%,transparent 100%)}
  .hero-bg{object-position:62% 50%}
}
@media (max-width:360px){
  .capsule-item{padding:8px 9px;font-size:12.5px}
  .capsule-long{display:none}
}

/* ==========================================================================
   Inner pages (multi-page preview)
   ========================================================================== */
.is-inner{--header-h:72px}
.is-inner .site-header{background:rgba(246,243,236,.94);border-bottom-color:var(--line-soft)}
.is-inner .site-header.is-scrolled .header-inner{height:var(--header-h)}
.is-inner main{padding-top:var(--header-h)}
.nav-link[aria-current="page"]{color:var(--ink)}
.side-item.is-active{color:var(--gold-deep);background:var(--ivory)}
.side-item.is-active::after{width:min(120px,60%)}
@media (max-width:1240px){.main-nav .nav-link{padding:10px 10px}.nav-link::after{left:10px;right:10px}}
@media (max-width:640px){.is-inner{--header-h:64px}}
textarea,select{font:inherit}
.field select,.field textarea{width:100%;font-size:15px;color:var(--ink);background-color:var(--ivory);border:1px solid var(--line);border-radius:var(--radius-sm);padding:14px 16px;transition:border-color var(--dur),box-shadow var(--dur),background-color var(--dur)}
.field select{appearance:none;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%233d382f' stroke-width='2'%3E%3Cpath d='m6 9 6 6 6-6'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 14px center;background-size:15px;padding-right:40px}
.field textarea{resize:vertical;min-height:110px}
.field select:focus,.field textarea:focus{outline:none;border-color:var(--gold);background-color:var(--paper);box-shadow:0 0 0 4px rgba(169,131,79,.14)}
.toast{position:fixed;left:50%;bottom:28px;z-index:950;transform:translate(-50%,20px);background:var(--ink);color:var(--on-dark);font-size:14px;padding:12px 20px;border-radius:999px;box-shadow:var(--shadow-float);opacity:0;pointer-events:none;transition:opacity 260ms var(--ease-out),transform 260ms var(--ease-out);max-width:calc(100% - 32px);text-align:center}
.toast.is-show{opacity:1;transform:translate(-50%,0)}

/* page hero (dark band) */
.page-hero{position:relative;overflow:hidden;background:var(--dark);color:var(--on-dark);padding:clamp(64px,8vw,112px) 0 clamp(56px,7vw,96px)}
.page-hero::after{content:"";position:absolute;right:-120px;top:-120px;width:460px;height:460px;border-radius:50%;background:radial-gradient(circle,rgba(209,152,82,.22),transparent 65%);pointer-events:none}
.page-hero .hero-map{opacity:.07}
.page-hero-inner{position:relative;z-index:1;display:grid;grid-template-columns:minmax(0,1.1fr) minmax(0,.9fr);gap:clamp(36px,6vw,80px);align-items:center}
.crumbs{display:flex;flex-wrap:wrap;gap:8px;font-size:12.5px;letter-spacing:.06em;color:var(--on-dark-muted);margin-bottom:22px}
.crumbs a:hover{color:#fff}
.crumbs span[aria-hidden]{opacity:.5}
.page-title{font-family:var(--font-display);font-weight:300;font-size:clamp(36px,5vw,64px);line-height:1.05;letter-spacing:-.015em}
.page-title em{font-style:italic;color:var(--gold)}
.page-lede{margin-top:20px;font-size:clamp(16px,1.5vw,18.5px);color:var(--on-dark-muted);max-width:56ch}
.page-ctas{margin-top:32px;display:flex;flex-wrap:wrap;gap:14px}
.page-hero .btn-primary{background:var(--gold);color:#fff}
.page-hero .btn-primary:hover{background:var(--gold-deep)}
.btn-ghost{background:transparent;color:var(--on-dark);border:1px solid rgba(243,239,230,.3)}
.btn-ghost:hover{border-color:var(--on-dark);background:rgba(243,239,230,.08)}
.page-hero-media{position:relative;border-radius:var(--radius-lg);overflow:hidden;aspect-ratio:4/3;box-shadow:0 24px 60px rgba(0,0,0,.3)}
.page-hero-media img{width:100%;height:100%;object-fit:cover}
.hero-stat{position:absolute;left:18px;bottom:18px;background:rgba(255,253,248,.92);color:var(--ink);border-radius:var(--radius-md);padding:14px 18px;box-shadow:var(--shadow-soft);backdrop-filter:blur(10px)}
.hero-stat b{display:block;font-family:var(--font-display);font-weight:500;font-size:26px;line-height:1.1}
.hero-stat span{font-size:12.5px;color:var(--muted)}

/* generic blocks */
.bg-paper{background:var(--paper);border-block:1px solid var(--line-soft)}
.center-head{text-align:center;margin-inline:auto}
.center-head .section-sub{margin-inline:auto}
.split{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:clamp(40px,6vw,88px);align-items:center}
.split-media{position:relative}
.split-media img{border-radius:var(--radius-lg);width:100%;aspect-ratio:5/4;object-fit:cover;box-shadow:var(--shadow-float)}
.prose p{font-size:16px;line-height:1.75;color:var(--ink-soft)}
.prose p+p{margin-top:16px}
.prose .section-title{margin-bottom:22px}
.checks{margin-top:24px;display:grid;gap:12px}
.checks li{display:flex;gap:12px;align-items:flex-start;font-size:15.5px;color:var(--ink-soft)}
.checks svg{flex:none;width:20px;height:20px;padding:3px;border-radius:50%;background:var(--gold-tint);color:var(--gold-deep);margin-top:2px}
.card-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
.card-grid.cols-4{grid-template-columns:repeat(4,1fr)}
.card-grid.cols-2{grid-template-columns:repeat(2,1fr)}
.info-card{background:var(--ivory);border:1px solid var(--line-soft);border-radius:var(--radius-lg);padding:32px 28px;transition:transform 320ms var(--ease-out),box-shadow 320ms var(--ease-out),background-color 320ms var(--ease-out)}
.info-card:hover{transform:translateY(-5px);box-shadow:var(--shadow-float);background:var(--paper)}
.info-card .move-icon{margin-bottom:22px;width:52px;height:52px}
.info-card h3{font-family:var(--font-display);font-weight:500;font-size:21px;margin-bottom:10px;line-height:1.25}
.info-card p{font-size:15px;color:var(--muted)}
.info-card .num{font-family:var(--font-display);font-size:14px;color:var(--gold-deep);letter-spacing:.1em;display:block;margin-bottom:14px}
.stat-band{display:grid;grid-template-columns:repeat(4,1fr);border:1px solid var(--line);border-radius:var(--radius-lg);background:var(--paper);overflow:hidden}
.stat-band>div{padding:30px 22px;text-align:center}
.stat-band>div+div{border-left:1px solid var(--line-soft)}
.stat-band b{display:block;font-family:var(--font-display);font-weight:400;font-size:clamp(30px,3.6vw,46px);line-height:1.05;color:var(--brand)}
.stat-band span{display:block;margin-top:8px;font-size:13px;font-weight:500;letter-spacing:.06em;color:var(--muted)}
.stat-band small{display:block;margin-top:4px;font-size:12px;color:var(--sage);font-weight:600}
.cta-band{background:var(--dark);color:var(--on-dark);border-radius:var(--radius-lg);padding:clamp(40px,6vw,72px) clamp(24px,6vw,72px);text-align:center;position:relative;overflow:hidden}
.cta-band::after{content:"";position:absolute;left:-90px;bottom:-120px;width:340px;height:340px;border-radius:50%;background:radial-gradient(circle,rgba(209,152,82,.22),transparent 65%);pointer-events:none}
.cta-band h2{font-family:var(--font-display);font-weight:300;font-size:clamp(32px,4.4vw,54px);line-height:1.08;position:relative}
.cta-band p{margin:16px auto 0;max-width:58ch;color:var(--on-dark-muted);font-size:16.5px;position:relative}
.cta-band .final-ctas{position:relative;z-index:1}
.cta-band .btn-primary{background:var(--gold);color:#fff}
.cta-band .btn-primary:hover{background:var(--gold-deep)}
.section-cta{padding:0 0 110px}
.faq-wrap{max-width:900px;margin-inline:auto}

/* ---------- search ---------- */
.search-app{display:flex;flex-direction:column;min-height:calc(100vh - var(--header-h))}
.filter-bar{position:sticky;top:var(--header-h);z-index:120;background:var(--paper);border-bottom:1px solid var(--line-soft);padding:12px clamp(16px,3vw,40px)}
.filter-form{display:flex;align-items:center;gap:10px}
.filter-search{position:relative;flex:1 1 220px;min-width:0;max-width:300px}
.filter-search svg{position:absolute;left:15px;top:50%;transform:translateY(-50%);width:17px;height:17px;color:var(--muted);pointer-events:none}
.filter-search input{width:100%;font:inherit;font-size:14.5px;color:var(--ink);background:var(--ivory);border:1px solid var(--line);border-radius:999px;padding:11px 16px 11px 42px}
.filter-search input:focus,.f-sel:focus{outline:none;border-color:var(--gold);background-color:var(--paper);box-shadow:0 0 0 4px rgba(169,131,79,.14)}
.filter-sels{display:flex;gap:8px;flex:0 1 auto;min-width:0}
.f-sel{appearance:none;font-size:14px;font-weight:500;color:var(--ink-soft);background:var(--ivory) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%233d382f' stroke-width='2'%3E%3Cpath d='m6 9 6 6 6-6'/%3E%3C/svg%3E") no-repeat right 12px center/13px;border:1px solid var(--line);border-radius:999px;padding:10px 32px 10px 14px;cursor:pointer;transition:border-color var(--dur);max-width:100%}
.f-sel:hover{border-color:rgba(23,20,15,.28)}
.filter-right{display:flex;align-items:center;gap:10px;margin-left:auto}
.view-toggle{display:inline-flex;background:var(--ivory);border:1px solid var(--line);border-radius:999px;padding:3px}
.view-btn{display:inline-flex;align-items:center;gap:6px;font-size:13.5px;font-weight:500;color:var(--muted);padding:8px 14px;border-radius:999px;transition:background-color var(--dur),color var(--dur)}
.view-btn svg{width:15px;height:15px}
.view-btn.is-active{background:var(--paper);color:var(--ink);box-shadow:0 1px 4px rgba(23,20,15,.14)}
.btn-sm{padding:10px 16px;font-size:13.5px}
.btn-sm svg{width:16px;height:16px}
.filters-toggle{display:none}
.search-body{flex:1;display:grid;grid-template-columns:minmax(0,1.15fr) minmax(0,1fr);align-items:start}
.results-col{padding:26px clamp(16px,3vw,40px) 56px;min-width:0}
.map-col{position:sticky;top:calc(var(--header-h) + 65px);height:calc(100vh - var(--header-h) - 65px);border-left:1px solid var(--line-soft)}
.search-app.is-map .search-body{grid-template-columns:1fr}
.search-app.is-map .results-col{display:none}
.search-app.is-map .map-col{border-left:0}
.results-head{display:flex;align-items:flex-end;justify-content:space-between;gap:20px;margin-bottom:18px}
.results-title{font-family:var(--font-display);font-weight:400;font-size:clamp(26px,2.8vw,36px);line-height:1.1}
.results-intro{font-size:15px;color:var(--muted);margin-top:8px;max-width:60ch}
.results-count{font-size:14px;font-weight:600;color:var(--ink-soft);margin-top:10px;font-variant-numeric:tabular-nums}
.sort-wrap{display:flex;align-items:center;gap:8px;font-size:13px;color:var(--muted);white-space:nowrap}
.chips-row{display:flex;flex-wrap:wrap;gap:8px;margin-bottom:18px}
.chips-row[hidden]{display:none}
.chip{display:inline-flex;align-items:center;gap:6px;font-size:13px;font-weight:500;color:var(--gold-deep);background:var(--gold-tint);border:1px solid rgba(209,152,82,.5);border-radius:999px;padding:6px 10px 6px 13px}
.chip svg{width:12px;height:12px}
.chip:hover{border-color:var(--gold-deep)}
.results-grid{grid-template-columns:repeat(2,1fr);gap:20px}
.pl-card.is-hl{box-shadow:0 0 0 2px var(--gold),0 16px 36px -8px rgba(23,20,15,.2)}
.pl-type{position:absolute;right:14px;bottom:14px;font-size:11px;font-weight:600;letter-spacing:.06em;background:rgba(255,253,248,.9);color:var(--ink);padding:5px 10px;border-radius:999px}
.pl-badge{background:var(--brand);color:#fff}
.badge.is-sold,.pd-status.is-sold{background:rgba(23,20,15,.85);color:var(--on-dark)}
.badge.is-new,.pd-status.is-new{background:var(--gold);color:#fff}
.badge.is-pending,.pd-status.is-pending{background:#8a5a2b;color:#fff}
.badge.is-soon,.pd-status.is-soon{background:var(--sage);color:#fff}
.load-wrap{margin-top:32px;display:flex;justify-content:center}
.load-wrap [hidden]{display:none}
.empty-state{padding:56px 24px;text-align:center;border:1px dashed var(--line);border-radius:var(--radius-lg);background:var(--paper)}
.empty-state[hidden]{display:none}
.empty-state h2{font-family:var(--font-display);font-weight:400;font-size:26px;margin-bottom:8px}
.empty-state p{color:var(--muted);margin-bottom:20px}
.search-note{margin-top:32px;font-size:12px;line-height:1.7;color:var(--muted)}
.mp-frame{position:relative;width:100%;height:100%;overflow:hidden;background:#f1eee6}
.mp-art{position:absolute;inset:0;width:100%;height:100%}
.mp-label{position:absolute;transform:translateX(-50%);font-size:10.5px;font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:rgba(61,56,47,.55);white-space:nowrap;pointer-events:none}
.mp-pin{position:absolute;z-index:2;transform:translate(-50%,-100%);background:var(--brand);color:#fff;font-size:12px;font-weight:600;padding:6px 10px;border-radius:999px;box-shadow:0 4px 14px rgba(8,68,70,.35);white-space:nowrap;font-variant-numeric:tabular-nums;transition:transform 200ms var(--ease-out),background-color 200ms}
.mp-pin::after{content:"";position:absolute;left:50%;bottom:-4px;width:8px;height:8px;background:inherit;transform:translateX(-50%) rotate(45deg)}
.mp-pin.is-sold{background:#5d574c}
.mp-pin:hover,.mp-pin.is-hl{z-index:3;background:var(--gold);transform:translate(-50%,-100%) scale(1.12)}
.mp-pin.is-here{background:var(--gold);font-size:13px;padding:8px 14px}
.mp-legend{position:absolute;left:14px;bottom:14px;z-index:4;display:flex;gap:14px;background:rgba(255,253,248,.92);border-radius:999px;padding:8px 14px;font-size:12px;color:var(--ink-soft);box-shadow:var(--shadow-soft)}
.mp-legend i{display:inline-block;width:10px;height:10px;border-radius:50%;margin-right:6px;vertical-align:-1px}
.mp-note{position:absolute;right:14px;top:14px;z-index:4;background:rgba(255,253,248,.92);border-radius:10px;padding:8px 12px;font-size:12px;color:var(--muted);box-shadow:var(--shadow-soft)}
.search-faq{padding:88px 0}

/* ---------- listing detail ---------- */
.pd-gallery-wrap{background:var(--ivory);padding:22px 0 10px}
.pd-back{display:inline-flex;align-items:center;gap:8px;font-size:13.5px;font-weight:500;color:var(--ink-soft);margin-bottom:14px}
.pd-back svg{width:15px;height:15px}
.pd-back:hover{color:var(--gold-deep)}
.pd-gallery{position:relative;display:grid;grid-template-columns:2fr 1fr;grid-template-rows:1fr 1fr;gap:10px;height:clamp(320px,42vw,540px)}
.pd-cell{position:relative;overflow:hidden;border-radius:14px;background:var(--ivory-deep);width:100%;height:100%;display:block}
.pd-cell:first-child{grid-row:span 2}
.pd-cell img{width:100%;height:100%;object-fit:cover;transition:transform 500ms var(--ease-out)}
.pd-cell:hover img{transform:scale(1.04)}
.pd-more{position:absolute;inset:0;display:flex;align-items:center;justify-content:center;gap:8px;background:rgba(8,34,33,.5);color:#fff;font-size:16px;font-weight:600}
.pd-more svg,.pd-count svg{width:18px;height:18px}
.pd-count{position:absolute;left:14px;bottom:14px;display:inline-flex;align-items:center;gap:7px;background:rgba(23,20,15,.78);color:#fff;font-size:12.5px;font-weight:600;padding:7px 12px;border-radius:999px;pointer-events:none}
.pd-thumbs{display:none;gap:8px;overflow-x:auto;scrollbar-width:none;margin-top:10px}
.pd-thumbs::-webkit-scrollbar{display:none}
.pd-thumb{flex:none;width:84px;height:60px;border-radius:8px;overflow:hidden}
.pd-thumb img{width:100%;height:100%;object-fit:cover}
.pd-lightbox{position:fixed;inset:0;z-index:900;display:flex;align-items:center;justify-content:center;background:rgba(8,20,19,.95);padding:56px 16px 112px;animation:pdIn 200ms var(--ease-out)}
.pd-lightbox[hidden]{display:none}
@keyframes pdIn{from{opacity:0}to{opacity:1}}
.pd-lb-close,.pd-lb-nav{position:absolute;z-index:2;border-radius:50%;display:grid;place-items:center;color:#fff;background:rgba(255,255,255,.1);border:1px solid rgba(255,255,255,.28);transition:background-color var(--dur)}
.pd-lb-close{top:16px;right:18px;width:44px;height:44px}
.pd-lb-close svg{width:22px;height:22px}
.pd-lb-close:hover,.pd-lb-nav:hover{background:rgba(255,255,255,.22)}
.pd-lb-counter{position:absolute;top:26px;left:24px;color:rgba(255,255,255,.86);font-size:14px;font-weight:500}
.pd-lb-stage{max-width:min(1200px,92vw)}
.pd-lb-img{max-width:min(1200px,92vw);max-height:74vh;object-fit:contain;border-radius:8px}
.pd-lb-nav{top:50%;transform:translateY(-50%);width:52px;height:52px}
.pd-lb-nav svg{width:24px;height:24px}
.pd-lb-prev{left:18px}.pd-lb-next{right:18px}
.pd-lb-thumbs{position:absolute;left:0;right:0;bottom:18px;display:flex;justify-content:center;gap:8px;padding:0 16px;overflow-x:auto}
.pd-lb-thumb{flex:none;width:92px;height:62px;border-radius:8px;overflow:hidden;border:2px solid transparent;opacity:.55;transition:opacity var(--dur),border-color var(--dur)}
.pd-lb-thumb img{width:100%;height:100%;object-fit:cover}
.pd-lb-thumb:hover{opacity:.85}
.pd-lb-thumb.is-active{opacity:1;border-color:var(--gold)}
.pd-subnav{position:sticky;top:var(--header-h);z-index:100;background:var(--paper);border-block:1px solid var(--line-soft)}
.pd-subnav-inner{display:flex;gap:26px;overflow-x:auto;scrollbar-width:none}
.pd-subnav-inner::-webkit-scrollbar{display:none}
.pd-subnav a{padding:15px 2px;font-size:14px;font-weight:500;color:var(--muted);border-bottom:2px solid transparent;white-space:nowrap;transition:color var(--dur),border-color var(--dur)}
.pd-subnav a:hover{color:var(--ink);border-bottom-color:var(--gold)}
.pd-root{background:var(--paper)}
.pd-layout{display:grid;grid-template-columns:minmax(0,1fr) 380px;gap:clamp(28px,4vw,56px);align-items:start;padding:40px 0 88px}
.pd-main{min-width:0}
.pd-main section,.pd-head,.pd-similar,.pd-agent-box{scroll-margin-top:calc(var(--header-h) + 64px)}
.pd-head{display:flex;justify-content:space-between;align-items:flex-start;gap:24px;flex-wrap:wrap;padding-bottom:22px;border-bottom:1px solid var(--line-soft)}
.pd-status-row{display:flex;align-items:center;gap:10px;margin-bottom:10px}
.pd-status{font-size:10.5px;font-weight:600;letter-spacing:.12em;text-transform:uppercase;color:#fff;background:var(--brand);padding:5px 11px;border-radius:999px}
.pd-listed{font-size:12.5px;color:var(--muted)}
.pd-title{font-family:var(--font-display);font-weight:400;font-size:clamp(28px,3.4vw,42px);line-height:1.08}
.pd-addr{display:flex;align-items:center;gap:6px;font-size:15px;color:var(--muted);margin-top:6px}
.pd-addr svg{width:16px;height:16px;color:var(--gold-deep);flex:none}
.pd-price{text-align:right}
.pd-price b{display:block;font-family:var(--font-display);font-weight:500;font-size:clamp(28px,3.2vw,38px);line-height:1.1;font-variant-numeric:tabular-nums}
.pd-price>span{font-size:13.5px;color:var(--muted)}
.pd-price a{color:var(--gold-deep);font-weight:600;border-bottom:1px solid currentColor}
.pd-stats{display:grid;grid-template-columns:repeat(5,minmax(0,1fr));border-bottom:1px solid var(--line-soft)}
.pd-stat{padding:20px 12px 20px 0}
.pd-stat+.pd-stat{padding-left:16px;border-left:1px solid var(--line-soft)}
.pd-stat b{display:block;font-family:var(--font-display);font-weight:500;font-size:20px;line-height:1.2}
.pd-stat span{display:flex;align-items:center;gap:6px;margin-top:4px;font-size:12.5px;color:var(--muted)}
.pd-stat svg{width:14px;height:14px}
.pd-actions{display:flex;flex-wrap:wrap;gap:10px;padding:18px 0}
.pd-act{display:inline-flex;align-items:center;gap:8px;font-size:13.5px;font-weight:500;color:var(--ink-soft);border:1px solid var(--line);border-radius:999px;padding:9px 16px;transition:border-color var(--dur),background-color var(--dur),color var(--dur)}
.pd-act svg{width:16px;height:16px}
.pd-act:hover{border-color:var(--ink)}
.pd-act.is-on{background:var(--gold-tint);border-color:var(--gold);color:var(--gold-deep)}
.pd-section{padding:34px 0;border-top:1px solid var(--line-soft)}
.pd-section-title{font-family:var(--font-display);font-weight:500;font-size:24px;margin-bottom:16px}
.pd-desc{font-size:16px;line-height:1.8;color:var(--ink-soft);max-width:70ch}
.pd-desc+.pd-desc{margin-top:14px}
.pd-features{display:grid;grid-template-columns:1fr 1fr;gap:12px 28px}
.pd-features li{display:flex;gap:10px;align-items:flex-start;font-size:15px;color:var(--ink-soft)}
.pd-features svg{flex:none;width:18px;height:18px;padding:3px;border-radius:50%;background:var(--gold-tint);color:var(--gold-deep);margin-top:2px}
.pd-facts{display:grid;grid-template-columns:1fr 1fr;column-gap:32px;border-top:1px solid var(--line-soft)}
.pd-facts div{display:flex;justify-content:space-between;gap:16px;padding:13px 0;border-bottom:1px solid var(--line-soft);font-size:14.5px}
.pd-facts dt{color:var(--muted)}
.pd-facts dd{font-weight:600;color:var(--ink);text-align:right}
.calc{display:grid;grid-template-columns:minmax(0,1.15fr) minmax(0,1fr);gap:24px;background:var(--ivory);border:1px solid var(--line-soft);border-radius:var(--radius-lg);padding:26px}
.calc-form{display:grid;gap:16px;align-content:start;min-width:0}
.calc-row{display:grid;grid-template-columns:1fr 1fr;gap:12px}
.calc-row3{grid-template-columns:1fr 1fr 1fr}
.calc-field{min-width:0}
.calc-field label{display:flex;justify-content:space-between;gap:8px;font-size:12.5px;font-weight:600;color:var(--ink-soft);margin-bottom:7px}
.calc-field label b{font-weight:600;color:var(--gold-deep);font-variant-numeric:tabular-nums}
.calc-input{display:flex;align-items:center;background:var(--paper);border:1px solid var(--line);border-radius:var(--radius-sm);padding:0 12px;transition:border-color var(--dur),box-shadow var(--dur)}
.calc-input:focus-within{border-color:var(--gold);box-shadow:0 0 0 4px rgba(169,131,79,.14)}
.calc-input span{font-size:14px;color:var(--muted)}
.calc-input input{flex:1;min-width:0;width:100%;border:0;background:none;outline:none;font:inherit;font-size:15px;padding:11px 6px;color:var(--ink);font-variant-numeric:tabular-nums}
.calc-field select{width:100%;font-size:15px;color:var(--ink);background:var(--paper);border:1px solid var(--line);border-radius:var(--radius-sm);padding:11px 12px}
.calc-field input[type=range]{width:100%;accent-color:var(--brand);margin-top:6px}
.calc-out{background:var(--paper);border:1px solid var(--line-soft);border-radius:var(--radius-md);padding:22px;min-width:0}
.calc-label{font-size:12px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--muted)}
.calc-total{font-family:var(--font-display);font-weight:500;font-size:clamp(34px,3.6vw,44px);color:var(--brand);line-height:1.15;margin-top:4px;font-variant-numeric:tabular-nums}
.calc-bar{display:flex;height:10px;border-radius:999px;overflow:hidden;background:var(--ivory-deep);margin:16px 0}
.calc-bar i{display:block;height:100%;transition:width 300ms var(--ease-out)}
.c1{background:var(--brand)}.c2{background:var(--gold)}.c3{background:var(--sage)}.c4{background:#c9bfa8}
.calc-legend{display:grid;gap:9px}
.calc-legend li{display:flex;align-items:center;gap:9px;font-size:13.5px;color:var(--ink-soft)}
.calc-legend li i{width:10px;height:10px;border-radius:3px;flex:none}
.calc-legend b{margin-left:auto;font-weight:600;color:var(--ink);font-variant-numeric:tabular-nums}
.calc-loan{display:flex;justify-content:space-between;margin-top:14px;padding-top:14px;border-top:1px solid var(--line-soft);font-size:13.5px;color:var(--muted)}
.calc-loan b{color:var(--ink)}
.calc-note{margin-top:10px;font-size:11.5px;color:var(--muted)}
.pd-map{height:340px;border-radius:var(--radius-lg);border:1px solid var(--line-soft);margin-top:14px}
.pd-sidebar{position:sticky;top:calc(var(--header-h) + 72px)}
.pd-agent-box{background:var(--ivory);border:1px solid var(--line-soft);border-radius:var(--radius-lg);padding:24px;box-shadow:var(--shadow-soft)}
.pd-agent-top{display:flex;gap:14px;align-items:center;padding-bottom:18px;border-bottom:1px solid var(--line-soft)}
.pd-agent-top img{width:64px;height:64px;border-radius:50%;object-fit:cover;object-position:50% 20%;flex:none}
.pd-agent-name{font-family:var(--font-display);font-weight:500;font-size:19px}
.pd-agent-role{font-size:12.5px;color:var(--muted);line-height:1.4}
.pd-agent-phone{display:inline-flex;align-items:center;gap:6px;margin-top:4px;font-size:13.5px;font-weight:600;color:var(--brand)}
.pd-agent-phone svg{width:14px;height:14px}
.pd-form-title{font-family:var(--font-display);font-weight:500;font-size:21px;margin:18px 0 14px}
.pd-form{display:grid;gap:12px}
.pd-form .field input,.pd-form .field select,.pd-form .field textarea{background-color:var(--paper);padding:11px 13px;font-size:14.5px}
.pd-form .field select{padding-right:36px}
.pd-form .field textarea{min-height:80px}
.pd-form .field label{font-size:12.5px;margin-bottom:5px}
.pd-form-row{display:grid;grid-template-columns:1fr 1fr;gap:10px}
.seg{display:grid;grid-template-columns:1fr 1fr;background:var(--paper);border:1px solid var(--line);border-radius:999px;padding:3px}
.seg label{position:relative;cursor:pointer}
.seg input{position:absolute;opacity:0;inset:0}
.seg span{display:block;text-align:center;font-size:13.5px;font-weight:500;color:var(--muted);padding:8px;border-radius:999px;transition:background-color var(--dur),color var(--dur)}
.seg input:checked+span{background:var(--brand);color:#fff}
.seg input:focus-visible+span{outline:2px solid var(--gold);outline-offset:2px}
.pd-submit{width:100%}
.pd-similar{background:var(--ivory);padding:88px 0;border-top:1px solid var(--line-soft)}
.pd-similar-head{display:flex;align-items:flex-end;justify-content:space-between;gap:20px;margin-bottom:36px}

/* ---------- about ---------- */
.ag-hero-photo{position:relative;max-width:440px;justify-self:end;width:100%}
.ag-hero-photo img{border-radius:var(--radius-lg);aspect-ratio:4/5;object-fit:cover;object-position:50% 20%;width:100%;box-shadow:0 24px 60px rgba(0,0,0,.3)}
.ag-hero-photo .hero-stat{left:-24px;bottom:28px}
.ag-role{margin-top:14px;font-size:12px;font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:var(--gold)}
.ag-touch{background:var(--paper);border-bottom:1px solid var(--line-soft)}
.ag-touch-inner{display:flex;align-items:center;justify-content:space-between;gap:24px;flex-wrap:wrap;padding:26px 0}
.ag-touch-name{font-family:var(--font-display);font-weight:500;font-size:22px}
.ag-touch-sub{font-size:14px;color:var(--muted)}
.ag-touch-actions{display:flex;flex-wrap:wrap;gap:10px}
.ag-touch-actions .btn{padding:12px 20px;font-size:14px}
.ag-touch-actions svg{width:16px;height:16px}
.story-cols{display:grid;grid-template-columns:1fr 1fr;gap:28px 56px;max-width:1000px;margin-inline:auto}
.story-cols p{font-size:16px;line-height:1.8;color:var(--ink-soft)}
.story-cols p+p{margin-top:16px}
.pull{font-family:var(--font-display);font-style:italic;font-weight:300;font-size:clamp(22px,2.4vw,30px);line-height:1.35;color:var(--brand);border-left:2px solid var(--gold);padding-left:24px;margin:8px 0 22px}
.tl{position:relative;max-width:860px;margin-inline:auto}
.tl::before{content:"";position:absolute;left:96px;top:8px;bottom:8px;width:1px;background:var(--line)}
.tl li{position:relative;display:grid;grid-template-columns:80px 1fr;gap:40px;padding:18px 0}
.tl li::before{content:"";position:absolute;left:91px;top:28px;width:11px;height:11px;border-radius:50%;background:var(--paper);border:2px solid var(--gold)}
.tl-year{font-family:var(--font-display);font-size:20px;color:var(--gold-deep);text-align:right;padding-top:2px}
.tl h3{font-family:var(--font-display);font-weight:500;font-size:20px}
.tl p{font-size:15px;color:var(--muted);margin-top:4px;max-width:58ch}
.cred-chips{justify-content:center;margin-top:40px}
.team-card{background:var(--ivory);border:1px solid var(--line-soft);border-radius:var(--radius-lg);padding:28px;text-align:center}
.team-ava{width:84px;height:84px;margin:0 auto 16px;border-radius:50%;display:grid;place-items:center;background:var(--brand);color:var(--on-dark);font-family:var(--font-display);font-size:28px}
.team-ava.alt{background:var(--gold)}.team-ava.alt2{background:var(--sage)}
.team-card h3{font-family:var(--font-display);font-weight:500;font-size:20px}
.team-card .t-type{display:block;margin-top:6px}
.team-card p{margin-top:12px;font-size:14.5px;color:var(--muted)}
.tcards{columns:3;column-gap:20px}
.tcard{break-inside:avoid;background:var(--paper);border:1px solid var(--line-soft);border-radius:var(--radius-lg);padding:28px;margin-bottom:20px;box-shadow:0 1px 3px rgba(23,20,15,.04)}
.tcard .stars{display:flex;gap:3px;color:var(--gold);margin-bottom:14px}
.tcard .stars svg{width:16px;height:16px;fill:currentColor}
.tcard blockquote p{font-size:15px;line-height:1.75;color:var(--ink-soft)}
.tcard footer{margin-top:18px;display:flex;justify-content:space-between;align-items:center;gap:12px}
.tcard cite{font-style:normal;font-weight:600;font-size:14.5px}

/* ---------- buyers / sellers ---------- */
.steps-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
.step-card{position:relative;background:rgba(243,239,230,.05);border:1px solid rgba(243,239,230,.12);border-radius:var(--radius-lg);padding:30px 28px;transition:background-color var(--dur),border-color var(--dur),transform 320ms var(--ease-out)}
.step-card:hover{background:rgba(243,239,230,.09);border-color:rgba(209,152,82,.5);transform:translateY(-4px)}
.step-card .step-index{margin-bottom:22px}
.step-card:hover .step-index{background:var(--gold);color:#fff;border-color:var(--gold)}
.step-card h3{font-family:var(--font-display);font-weight:500;font-size:21px;margin-bottom:8px}
.step-card p{font-size:15px;color:var(--on-dark-muted)}
.section-process .section-head{max-width:680px}
.callout{display:grid;grid-template-columns:auto 1fr auto;gap:28px;align-items:center;background:var(--gold-tint);border:1px solid rgba(209,152,82,.4);border-radius:var(--radius-lg);padding:30px 34px}
.callout .move-icon{margin:0;background:var(--paper)}
.callout h3{font-family:var(--font-display);font-weight:500;font-size:23px}
.callout p{font-size:15px;color:var(--ink-soft);margin-top:4px;max-width:62ch}

/* ---------- neighborhood ---------- */
.nb-hero{position:relative;min-height:min(78vh,720px);display:flex;align-items:flex-end;overflow:hidden;background:#1d2a25;color:#fff}
.nb-hero>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.nb-hero::before{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(0deg,rgba(12,22,19,.84) 0%,rgba(12,22,19,.5) 45%,rgba(12,22,19,.12) 80%)}
.nb-hero-inner{position:relative;z-index:2;padding:120px 0 64px}
.nb-hero .crumbs{color:rgba(255,255,255,.78)}
.nb-hero .page-lede{color:rgba(255,255,255,.9)}
.nb-tags{display:flex;flex-wrap:wrap;gap:10px;margin-top:26px}
.nb-tags span{font-size:12.5px;font-weight:500;letter-spacing:.04em;padding:8px 14px;border-radius:999px;background:rgba(255,253,248,.14);border:1px solid rgba(255,253,248,.28);backdrop-filter:blur(6px)}
.facts-list{display:grid;grid-template-columns:1fr 1fr;border-top:1px solid var(--line)}
.facts-list div{padding:18px 0;border-bottom:1px solid var(--line-soft)}
.facts-list div:nth-child(odd){padding-right:20px}
.facts-list dt{font-size:11.5px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-deep)}
.facts-list dd{margin-top:4px;font-size:15.5px;color:var(--ink)}
.trend{margin-top:28px;background:var(--paper);border:1px solid var(--line-soft);border-radius:var(--radius-lg);padding:26px 28px}
.trend-head{display:flex;justify-content:space-between;align-items:baseline;gap:16px;flex-wrap:wrap;margin-bottom:18px}
.trend-head h3{font-family:var(--font-display);font-weight:500;font-size:20px}
.trend-head span{font-size:13px;color:var(--muted)}
.bars{display:grid;grid-template-columns:repeat(8,1fr);gap:10px;align-items:end;height:190px}
.bars div{display:flex;flex-direction:column;align-items:center;justify-content:flex-end;height:100%;gap:8px;min-width:0}
.bars i{display:block;width:100%;max-width:56px;border-radius:8px 8px 3px 3px;background:linear-gradient(180deg,var(--brand-hover),var(--brand))}
.bars div:last-child i{background:linear-gradient(180deg,#e0b071,var(--gold))}
.bars b{font-size:11.5px;font-weight:600;color:var(--ink-soft);font-variant-numeric:tabular-nums}
.bars span{font-size:11.5px;color:var(--muted)}
.life-card{background:var(--paper);border:1px solid var(--line-soft);border-radius:var(--radius-lg);overflow:hidden}
.life-card img{width:100%;aspect-ratio:16/10;object-fit:cover}
.life-card div{padding:22px 24px 26px}
.life-card h3{font-family:var(--font-display);font-weight:500;font-size:20px;margin-bottom:8px}
.life-card p{font-size:14.5px;color:var(--muted)}
.school-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.school{border-top:2px solid var(--gold);padding-top:18px}
.school h3{font-family:var(--font-display);font-weight:500;font-size:19px}
.school p{font-size:14.5px;color:var(--muted);margin-top:6px}
.small-note{margin-top:26px;font-size:12.5px;color:var(--muted)}
.dark-split{background:var(--dark);color:var(--on-dark)}
.dark-split .section-title{color:var(--on-dark)}
.dark-split .prose p{color:var(--on-dark-muted)}
.dark-split .btn-primary{background:var(--gold);color:#fff}
.dark-split .btn-ghost{margin-left:4px}
.dark-split .split-media img{aspect-ratio:4/5;object-position:50% 20%;max-width:440px}
.nb-section{scroll-margin-top:calc(var(--header-h) + 56px)}

/* ---------- contact ---------- */
.contact-page{display:grid;grid-template-columns:1fr 1fr;background:var(--dark)}
.contact-left,.contact-right{padding:clamp(40px,5vw,80px) clamp(20px,5vw,76px);color:var(--on-dark);min-width:0}
.contact-right{border-left:1px solid rgba(243,239,230,.1);background:var(--dark-2)}
.contact-heading{font-family:var(--font-display);font-weight:400;font-size:clamp(28px,3.1vw,40px);line-height:1.1;letter-spacing:.02em;text-transform:uppercase}
.contact-team{margin-top:16px;font-size:12px;font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:var(--gold)}
.contact-intro{margin-top:16px;font-size:15.5px;color:var(--on-dark-muted);max-width:46ch}
.contact-list{margin-top:34px;display:flex;flex-direction:column;gap:24px}
.contact-item{display:flex;gap:16px;align-items:flex-start}
.contact-item-ic{width:40px;height:40px;border-radius:50%;flex:none;display:grid;place-items:center;border:1px solid rgba(243,239,230,.24);color:var(--gold)}
.contact-item-ic svg{width:17px;height:17px}
.contact-item-label{font-size:11px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:rgba(243,239,230,.55);margin-bottom:4px}
.contact-item-val{font-size:15.5px;line-height:1.55}
.contact-item-val a{text-decoration:underline;text-underline-offset:3px;text-decoration-thickness:1px}
.contact-item-val a:hover{color:var(--gold)}
.hours{margin-top:34px;border:1px solid rgba(243,239,230,.14);border-radius:var(--radius-md);padding:20px 22px;max-width:440px}
.hours h3{font-size:11px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--gold);margin-bottom:12px}
.hours li{display:flex;justify-content:space-between;gap:16px;font-size:14.5px;padding:7px 0;border-bottom:1px dashed rgba(243,239,230,.12);color:var(--on-dark-muted)}
.hours li:last-child{border-bottom:0}
.hours li b{font-weight:500;color:var(--on-dark)}
.contact-licensing{margin-top:30px;font-size:11.5px;letter-spacing:.06em;text-transform:uppercase;color:rgba(243,239,230,.45);line-height:2}
.cform{margin-top:30px;display:grid;grid-template-columns:1fr 1fr;gap:16px}
.cform .field label{color:rgba(243,239,230,.8)}
.cform .field label span{color:var(--gold)}
.cform .field input,.cform .field select,.cform .field textarea{background-color:rgba(243,239,230,.06);border-color:rgba(243,239,230,.2);color:var(--on-dark)}
.cform .field input::placeholder,.cform .field textarea::placeholder{color:rgba(243,239,230,.4)}
.cform .field select{background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%23f3efe6' stroke-width='2'%3E%3Cpath d='m6 9 6 6 6-6'/%3E%3C/svg%3E")}
.cform .field select option{color:var(--ink)}
.cform .field input:focus,.cform .field select:focus,.cform .field textarea:focus{background-color:rgba(243,239,230,.1);border-color:var(--gold)}
.cform .consent label{color:rgba(243,239,230,.6)}
.cform .btn-primary{background:var(--gold);color:#fff}
.cform .btn-primary:hover{background:var(--gold-deep)}
.cform .form-status{color:#a9d3b8}
.interest{display:flex;flex-wrap:wrap;gap:8px}
.interest label{position:relative;cursor:pointer}
.interest input{position:absolute;opacity:0;inset:0}
.interest span{display:inline-block;font-size:13.5px;font-weight:500;padding:9px 16px;border-radius:999px;border:1px solid rgba(243,239,230,.24);color:var(--on-dark-muted);transition:background-color var(--dur),color var(--dur),border-color var(--dur)}
.interest input:checked+span{background:var(--gold);border-color:var(--gold);color:#fff}
.interest input:focus-visible+span{outline:2px solid var(--gold);outline-offset:2px}
.legend-label{display:block;font-size:13px;font-weight:600;color:rgba(243,239,230,.8);margin-bottom:9px}

/* ---------- inner responsive ---------- */
@media (max-width:1280px){
  .filter-sels .f-sel.opt{display:none}
}
@media (max-width:1180px){
  .search-body{grid-template-columns:minmax(0,1fr) minmax(0,.8fr)}
  .results-grid{grid-template-columns:1fr}
}
@media (max-width:1024px){
  .page-hero-inner{grid-template-columns:1fr}
  .page-hero-media{max-width:620px}
  .ag-hero-photo{justify-self:start;max-width:420px}
  .ag-hero-photo .hero-stat{left:18px}
  .split{grid-template-columns:1fr}
  .split-media{max-width:620px}
  .card-grid,.card-grid.cols-4{grid-template-columns:repeat(2,1fr)}
  .steps-grid{grid-template-columns:repeat(2,1fr)}
  .stat-band{grid-template-columns:repeat(2,1fr)}
  .stat-band>div:nth-child(3){border-left:0}
  .stat-band>div:nth-child(n+3){border-top:1px solid var(--line-soft)}
  .tcards{columns:2}
  .pd-layout{grid-template-columns:1fr}
  .pd-sidebar{position:static;max-width:560px}
  .contact-page{grid-template-columns:1fr}
  .contact-right{border-left:0;border-top:1px solid rgba(243,239,230,.1)}
  .school-grid{grid-template-columns:1fr 1fr}
  .callout{grid-template-columns:auto 1fr}
  .callout .btn{grid-column:1/-1;justify-self:start}
  .search-body{grid-template-columns:1fr}
  .map-col{display:none}
  .search-app.is-map .map-col{display:block;position:relative;top:0;height:calc(100vh - var(--header-h) - 130px);min-height:440px;border-left:0}
  .results-grid{grid-template-columns:repeat(2,1fr)}
}
@media (max-width:860px){
  .filter-form{flex-wrap:wrap}
  .filter-search{flex:1 1 100%;max-width:none}
  .filter-right{margin-left:0;order:1;width:100%;justify-content:space-between}
  .filters-toggle{display:inline-flex}
  .filter-sels{order:2;width:100%;flex-wrap:wrap;display:none}
  .filters-open .filter-sels,html:not(.js) .filter-sels{display:flex}
  .filter-sels .f-sel,.filter-sels .f-sel.opt{display:block;flex:1 1 calc(50% - 4px);min-width:0}
  .map-col,.search-app.is-map .map-col{top:0}
}
@media (max-width:760px){
  .results-head{flex-direction:column;align-items:flex-start}
  .results-grid{grid-template-columns:1fr}
  .pd-stats{grid-template-columns:repeat(3,minmax(0,1fr))}
  .pd-stat:nth-child(4){padding-left:0;border-left:0}
  .pd-stat:nth-child(n+4){border-top:1px solid var(--line-soft)}
  .pd-features,.pd-facts{grid-template-columns:1fr}
  .calc{grid-template-columns:1fr;padding:18px}
}
@media (max-width:640px){
  .card-grid,.card-grid.cols-4,.card-grid.cols-2,.steps-grid,.school-grid{grid-template-columns:1fr}
  .results-grid{max-width:none}
  .tcards{columns:1}
  .story-cols{grid-template-columns:1fr}
  .stat-band>div{padding:22px 12px}
  .tl::before{left:58px}
  .tl li{grid-template-columns:44px 1fr;gap:30px}
  .tl li::before{left:53px}
  .tl-year{font-size:16px}
  .pd-gallery{grid-template-columns:1fr;grid-template-rows:1fr;height:280px}
  .pd-cell:first-child{grid-row:auto}
  .pd-cell:not(:first-child){display:none}
  .pd-thumbs{display:flex}
  .pd-head{flex-direction:column}
  .pd-price{text-align:left}
  .pd-form-row,.calc-row,.calc-row3{grid-template-columns:1fr}
  .pd-similar-head{flex-direction:column;align-items:flex-start}
  .cform{grid-template-columns:1fr}
  .facts-list{grid-template-columns:1fr}
  .facts-list div:nth-child(odd){padding-right:0}
  .callout{grid-template-columns:1fr;padding:26px 22px}
  .bars{gap:5px}
  .bars b{font-size:9.5px}
  .bars span{font-size:10px}
  .ag-touch-actions .btn{flex:1 1 auto}
  .page-ctas .btn{flex:1 1 auto}
  .nb-hero-inner{padding:96px 0 44px}
  .section-cta{padding-bottom:80px}
  .mp-legend{left:10px;bottom:10px;gap:10px}
  .mp-note{display:none}
}
@media print{.site-header,.side-drawer,.mobile-cta,.pd-sidebar,.pd-subnav,.site-footer{display:none!important}.is-inner main{padding-top:0}}