:root{--ink:#16140f;--ink2:#4a463d;--cream:#f6f1e8;--paper:#fffdf9;--line:#e6dfd2;--acc:#b4532a;--acc2:#8f3f1e;--moss:#26332b;--r:18px;--ease:cubic-bezier(.2,.7,.2,1);--serif:'Fraunces',Georgia,serif;--sans:'Inter',system-ui,sans-serif}
*{box-sizing:border-box;margin:0;padding:0}html{scroll-behavior:smooth}
body{font:400 16px/1.65 var(--sans);color:var(--ink);background:var(--paper);-webkit-font-smoothing:antialiased;overflow-x:hidden}
img{max-width:100%;display:block}a{color:inherit;text-decoration:none}ul{list-style:none}button{font:inherit;cursor:pointer;border:0;background:none;color:inherit}
h1,h2,h3{font-family:var(--serif);font-weight:500;line-height:1.08;letter-spacing:-.02em}
h1{font-size:clamp(38px,6vw,76px)}h2{font-size:clamp(28px,3.6vw,46px)}h3{font-size:21px}
em{font-style:italic;color:var(--acc)}.muted{color:var(--ink2)}
.script{font-family:'Caveat',cursive;font-weight:600;font-size:clamp(24px,3vw,34px);color:var(--acc);line-height:1}
.eyebrow{font-size:12px;letter-spacing:.18em;text-transform:uppercase;color:var(--acc);font-weight:600;margin-bottom:14px}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;background:var(--ink);color:#fff;padding:14px 26px;border-radius:99px;font-weight:600;font-size:15px;transition:.35s var(--ease);position:relative;overflow:hidden}
.btn:hover{background:var(--acc);transform:translateY(-2px);box-shadow:0 14px 30px -14px var(--acc)}
.btn.sm{padding:9px 18px;font-size:14px}.btn.big{padding:18px 34px;font-size:17px}.btn.block{width:100%}.btn.ghost{background:transparent;color:var(--ink);border:1px solid var(--line)}
.link{font-weight:600;color:var(--acc);border-bottom:1.5px solid transparent;transition:.3s}.link:hover{border-color:var(--acc)}
/* cursor glow */
.cursor{position:fixed;width:320px;height:320px;border-radius:50%;pointer-events:none;z-index:1;background:radial-gradient(circle,rgba(180,83,42,.10),transparent 65%);transform:translate(-50%,-50%);left:-400px;top:-400px;mix-blend-mode:multiply}
/* nav */
.nav{position:fixed;inset:0 0 auto 0;z-index:50;display:flex;align-items:center;justify-content:space-between;padding:16px clamp(18px,4vw,56px);transition:.4s var(--ease);background:rgba(255,253,249,.82);backdrop-filter:blur(14px);border-bottom:1px solid var(--line)}
.nav.on-hero:not(.stuck){background:transparent;border-color:transparent;color:#fff;backdrop-filter:none}
.nav.on-hero:not(.stuck) .btn{background:#fff;color:var(--ink)}.nav.on-hero:not(.stuck) .saved-link svg{stroke:#fff}
.nav.hide{transform:translateY(-100%)}
.logo{font-family:var(--serif);font-size:24px;font-weight:500;letter-spacing:-.02em}.logo i{color:var(--acc);font-style:italic;margin:0 2px}
.nav nav{display:flex;gap:34px}.nav nav a{font-size:15px;font-weight:500;position:relative;padding:4px 0}
.nav nav a::after{content:'';position:absolute;left:0;bottom:0;height:1.5px;width:0;background:currentColor;transition:.35s var(--ease)}.nav nav a:hover::after,.nav nav a.on::after{width:100%}
.nav-r{display:flex;align-items:center;gap:18px}.saved-link{position:relative;display:flex}.saved-link svg{width:24px;height:24px;fill:none;stroke:var(--ink);stroke-width:1.8}
.saved-link b{position:absolute;top:-8px;right:-10px;background:var(--acc);color:#fff;font-size:11px;border-radius:99px;min-width:18px;height:18px;display:grid;place-items:center;transition:.3s}.saved-link b.pop{transform:scale(1.5)}
.burger{display:none;width:32px;height:24px;position:relative}.burger i{position:absolute;left:4px;right:4px;height:2px;background:currentColor;transition:.3s}.burger i:first-child{top:8px}.burger i:last-child{top:15px}
.drawer{position:fixed;inset:0;background:var(--ink);z-index:49;display:flex;flex-direction:column;justify-content:center;gap:8px;padding:40px;transform:translateY(-100%);transition:.5s var(--ease)}.drawer.open{transform:none}.drawer a{font-family:var(--serif);font-size:44px;color:#fff}
/* hero */
.hero{position:relative;height:100svh;min-height:680px;display:flex;align-items:flex-end;color:#fff;overflow:hidden}
.hero-bg{position:absolute;inset:-4%;will-change:transform}.hero-bg img{width:100%;height:100%;object-fit:cover;animation:kb 26s ease-out both}
@keyframes kb{from{transform:scale(1.14)}to{transform:scale(1)}}
.hero-shade{position:absolute;inset:0;background:linear-gradient(180deg,rgba(10,8,4,.55) 0%,rgba(10,8,4,.15) 38%,rgba(10,8,4,.78) 100%)}
.hero-in{position:relative;padding:0 clamp(20px,6vw,90px) clamp(48px,9vh,96px);max-width:1180px;z-index:2}
.hero h1{max-width:900px;margin:14px 0 18px;text-shadow:0 2px 40px rgba(0,0,0,.35)}.hero .script{color:#f3b48c}.hero .lead{font-size:clamp(16px,1.6vw,20px);max-width:560px;opacity:.92;margin-bottom:34px}
.split .w{display:inline-block;overflow:hidden;vertical-align:top}.split .w>span{display:inline-block;transform:translateY(110%);transition:transform 1s var(--ease);transition-delay:calc(var(--i)*55ms + 200ms)}.split.in .w>span{transform:none}
.search{display:flex;align-items:stretch;gap:0;background:rgba(255,253,249,.96);border-radius:99px;padding:8px;color:var(--ink);max-width:880px;box-shadow:0 30px 70px -20px rgba(0,0,0,.5)}
.search label{flex:1;display:flex;flex-direction:column;padding:6px 22px;border-right:1px solid var(--line);min-width:0}.search label:nth-of-type(3){border:0}
.search span{font-size:11px;letter-spacing:.12em;text-transform:uppercase;color:var(--ink2);font-weight:600}
.search input,.search select{border:0;background:none;font:500 15px var(--sans);outline:0;width:100%;padding:2px 0;color:var(--ink)}
.scroll-cue{position:absolute;right:clamp(20px,4vw,56px);bottom:40px;width:26px;height:44px;border:1.5px solid rgba(255,255,255,.6);border-radius:99px;z-index:3}.scroll-cue i{position:absolute;left:50%;top:8px;width:3px;height:8px;margin-left:-1.5px;background:#fff;border-radius:3px;animation:cue 1.8s infinite}
@keyframes cue{0%{opacity:0;transform:translateY(0)}30%{opacity:1}100%{opacity:0;transform:translateY(16px)}}
/* sections */
.sec{padding:clamp(64px,9vw,130px) clamp(20px,5vw,80px);max-width:1440px;margin:0 auto}.sec.tight{padding-top:20px}
.sec.dark{max-width:none;background:var(--moss);color:#f1ece1}.sec.dark .eyebrow{color:#e8a27c}.sec.dark>*{max-width:1280px;margin-left:auto;margin-right:auto}
.sec.soft{max-width:none;background:var(--cream)}.sec.soft>*{max-width:1280px;margin-left:auto;margin-right:auto}
.sec-h{display:flex;align-items:flex-end;justify-content:space-between;gap:20px;flex-wrap:wrap;margin-bottom:44px}.sec-h .eyebrow{width:100%;margin:0}
.page-h{padding:150px clamp(20px,5vw,80px) 30px;max-width:1440px;margin:0 auto}.page-h h1{font-size:clamp(34px,5vw,64px)}
.stats{display:grid;grid-template-columns:repeat(4,1fr);max-width:1280px;margin:0 auto;padding:60px clamp(20px,5vw,80px)}
.stat{text-align:center;padding:0 12px;border-right:1px solid var(--line)}.stat:last-child{border:0}.stat b{display:block;font:500 clamp(36px,5vw,64px) var(--serif);color:var(--acc);letter-spacing:-.03em}.stat span{font-size:14px;color:var(--ink2)}
/* reveal */
.reveal{opacity:0;transform:translateY(34px);transition:opacity .9s var(--ease),transform .9s var(--ease);transition-delay:var(--d,0ms)}.reveal.in{opacity:1;transform:none}
/* cards */
.grid{display:grid;gap:30px}.g2{grid-template-columns:repeat(2,1fr)}.g3{grid-template-columns:repeat(3,1fr)}
.card{position:relative;background:var(--paper)}
.card-img{display:block;position:relative;aspect-ratio:4/3.1;border-radius:var(--r);overflow:hidden;background:#ddd}
.card-img img{width:100%;height:100%;object-fit:cover;transition:transform 1.1s var(--ease)}.card:hover .card-img img{transform:scale(1.07)}
.card-hood{position:absolute;left:14px;bottom:14px;background:rgba(255,253,249,.92);padding:5px 12px;border-radius:99px;font-size:12px;font-weight:600;backdrop-filter:blur(6px)}
.tag{position:absolute;left:14px;top:14px;padding:5px 12px;border-radius:99px;font-size:12px;font-weight:600;color:#fff;background:var(--acc)}.tag.sold{background:var(--ink)}
.heart{position:absolute;right:14px;top:14px;width:42px;height:42px;border-radius:50%;background:rgba(255,253,249,.92);display:grid;place-items:center;transition:.3s var(--ease);z-index:2;backdrop-filter:blur(6px)}
.heart svg{width:21px;height:21px;fill:transparent;stroke:var(--ink);stroke-width:1.8;transition:.3s}.heart:hover{transform:scale(1.12)}
.heart.on svg{fill:var(--acc);stroke:var(--acc);animation:beat .5s var(--ease)}@keyframes beat{40%{transform:scale(1.4)}}
.heart.lg{position:static;width:auto;height:auto;border-radius:99px;padding:10px 18px;gap:8px;display:inline-flex;border:1px solid var(--line);background:#fff;font:600 14px var(--sans);margin-left:auto}
.card-body{padding:18px 4px 4px}.price{font:500 26px var(--serif);letter-spacing:-.02em}.card h3{font-size:18px;margin:4px 0 2px}.addr{color:var(--ink2);font-size:14px}
.facts{display:flex;gap:16px;margin-top:10px;font-size:14px;color:var(--ink2)}.facts b{color:var(--ink)}
.cmp{display:flex;gap:6px;align-items:center;font-size:12px;color:var(--ink2);margin:10px 4px 0;cursor:pointer}.cmp input{accent-color:var(--acc)}
/* hoods */
.hoods{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.hood{position:relative;aspect-ratio:4/3.2;border-radius:var(--r);overflow:hidden;display:block}.hood img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease)}.hood:hover img{transform:scale(1.08)}
.hood::after{content:'';position:absolute;inset:0;background:linear-gradient(transparent 40%,rgba(0,0,0,.72))}.hood div{position:absolute;left:22px;bottom:18px;z-index:2;color:#fff}.hood p{font-size:13px;opacity:.85}
/* calc */
.calc-wrap{display:grid;grid-template-columns:1fr 1.1fr;gap:60px;align-items:center}
.calc{background:var(--cream);border-radius:24px;padding:34px;border:1px solid var(--line)}
.calc-out{text-align:center;margin-bottom:24px}.calc-out small{display:block;color:var(--ink2);font-size:13px}.calc-out b{font:500 clamp(44px,6vw,68px) var(--serif);color:var(--acc);letter-spacing:-.03em;display:block;line-height:1.1}.calc-out em{font-size:13px;color:var(--ink2);font-style:normal}
.calc label{display:block;font-size:14px;font-weight:500;margin:14px 0}.calc output{float:right;font-weight:600}
input[type=range]{width:100%;accent-color:var(--acc);margin-top:8px;height:4px}
.bar{display:flex;height:12px;border-radius:99px;overflow:hidden;margin:26px 0 12px;background:#ddd}.bar i{transition:width .5s var(--ease)}#b-pi,.legend .a{background:var(--acc)}#b-tax,.legend .b{background:var(--moss)}#b-ins,.legend .c{background:#d9b88f}
.legend{display:flex;gap:16px;flex-wrap:wrap;font-size:13px;color:var(--ink2)}.legend li{display:flex;align-items:center;gap:6px}.legend i{width:10px;height:10px;border-radius:50%}.legend b{color:var(--ink)}
/* reviews, agents */
.reviews{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}.review{background:var(--paper);padding:34px;border-radius:var(--r);border:1px solid var(--line)}
.review blockquote{font:400 19px/1.55 var(--serif);margin-bottom:26px}.review figcaption{display:flex;gap:12px;align-items:center;font-size:13px;color:var(--ink2)}.review figcaption img{width:46px;height:46px;border-radius:50%;object-fit:cover}.review figcaption span{display:flex;flex-direction:column}.review b{color:var(--ink);font-size:15px}
.agents{display:grid;grid-template-columns:repeat(4,1fr);gap:24px}.agent h3{margin-top:14px;font-size:19px}.agent p{font-size:14px;color:var(--ink2)}
.agent-img{aspect-ratio:3/3.6;border-radius:var(--r);overflow:hidden;background:#ddd}.agent-img img{width:100%;height:100%;object-fit:cover;filter:grayscale(1) contrast(1.05);transition:.8s var(--ease)}.agent:hover .agent-img img,.member:hover .agent-img img{filter:none;transform:scale(1.04)}
.team{display:grid;gap:50px}.member{display:grid;grid-template-columns:300px 1fr;gap:40px;align-items:center}.member .role{color:var(--acc);font-weight:600;margin:4px 0 12px}.mini{display:flex;gap:24px;margin:14px 0;color:var(--ink2);font-size:14px}.mini b{font:500 28px var(--serif);color:var(--ink);margin-right:4px}
.cta{position:relative;min-height:520px;display:grid;place-items:center;text-align:center;color:#fff;overflow:hidden}.cta-bg{position:absolute;inset:0}.cta-bg img{width:100%;height:100%;object-fit:cover}.cta-bg::after{content:'';position:absolute;inset:0;background:rgba(14,10,5,.62)}
.cta-in{position:relative;z-index:2;max-width:780px;padding:40px 20px}.cta-in h2{margin:14px 0 30px}.cta .script{color:#f3b48c}.cta .btn{background:#fff;color:var(--ink)}
/* footer */
.foot{background:#100f0b;color:#cfc8b8;padding:80px clamp(20px,5vw,80px) 30px}.foot-grid{display:grid;grid-template-columns:1.5fr 1fr 1fr 1fr;gap:40px;max-width:1280px;margin:0 auto}
.foot .logo{color:#fff}.foot h4{font:600 12px var(--sans);letter-spacing:.16em;text-transform:uppercase;color:#fff;margin-bottom:14px}.foot a{display:block;margin:6px 0;font-size:15px}.foot a:hover{color:#fff}.foot .muted{color:#8d8678;font-size:14px;margin-top:10px}.foot .script{margin:10px 0}
.foot-b{max-width:1280px;margin:50px auto 0;padding-top:24px;border-top:1px solid #2c2a23;display:flex;justify-content:space-between;font-size:13px;color:#8d8678}
/* filters & misc pages */
.filters{display:flex;gap:10px;flex-wrap:wrap;padding:0 clamp(20px,5vw,80px);max-width:1440px;margin:0 auto 30px;position:sticky;top:70px;z-index:10;padding-top:12px;padding-bottom:12px;background:rgba(255,253,249,.92);backdrop-filter:blur(10px)}
.filters input,.filters select{border:1px solid var(--line);background:#fff;border-radius:99px;padding:11px 18px;font:500 14px var(--sans);outline:0}.filters input{flex:1;min-width:200px}.filters input:focus,.filters select:focus{border-color:var(--acc)}
.empty{text-align:center;padding:80px 20px}.empty p{margin:10px 0 24px;color:var(--ink2)}.mt{margin:70px 0 24px}
/* property */
.gallery{display:grid;grid-template-columns:2fr 1fr;gap:10px;padding:96px clamp(20px,5vw,80px) 0;max-width:1440px;margin:0 auto;height:min(66vh,640px)}
.gallery button{overflow:hidden;border-radius:var(--r);position:relative;height:100%;width:100%}.gallery img{width:100%;height:100%;object-fit:cover;transition:transform 1s var(--ease)}.gallery button:hover img{transform:scale(1.05)}
.g-side{display:grid;grid-template-columns:1fr 1fr;grid-template-rows:1fr 1fr;gap:10px;min-height:0}.g-side button span{position:absolute;inset:0;background:rgba(0,0,0,.5);color:#fff;display:grid;place-items:center;font:500 28px var(--serif)}
.lightbox{position:fixed;inset:0;background:rgba(10,8,4,.96);z-index:100;display:none;place-items:center}.lightbox.open{display:grid}.lightbox>img{max-width:92vw;max-height:88vh;border-radius:8px}
.lightbox button{position:absolute;color:#fff;font-size:44px;width:60px;height:60px}.lb-p{left:14px}.lb-n{right:14px}.lightbox .x{top:10px;right:14px}.lb-c{position:absolute;bottom:22px;color:#fff9;font-size:14px}
.prop{display:grid;grid-template-columns:1fr 400px;gap:60px;padding:40px clamp(20px,5vw,80px) 40px;max-width:1440px;margin:0 auto;align-items:start}
.prop h1{font-size:clamp(32px,4vw,54px)}.prop h2{font-size:28px;margin:46px 0 16px}.prop-price{display:flex;align-items:center;font:500 40px var(--serif);margin:18px 0}.pendtxt{color:var(--acc)}
.bigfacts{display:grid;grid-template-columns:repeat(5,1fr);border:1px solid var(--line);border-radius:var(--r);overflow:hidden}.bigfacts li{padding:18px 10px;text-align:center;font-size:13px;color:var(--ink2);border-right:1px solid var(--line)}.bigfacts li:last-child{border:0}.bigfacts b{display:block;font:500 24px var(--serif);color:var(--ink)}
.long{font-size:18px;color:var(--ink2);max-width:720px}.feats{display:grid;grid-template-columns:1fr 1fr;gap:10px 30px}.feats li{padding-left:26px;position:relative}.feats li::before{content:'';position:absolute;left:0;top:9px;width:12px;height:2px;background:var(--acc)}
.map{height:340px;border-radius:var(--r);overflow:hidden;background:var(--cream)}
.prop-side{position:sticky;top:96px}.agent-card{display:flex;gap:14px;align-items:center;margin-bottom:16px}.agent-card img{width:64px;height:64px;border-radius:50%;object-fit:cover}.agent-card div{display:flex;flex-direction:column;font-size:14px}.agent-card span{color:var(--ink2)}.agent-card a{color:var(--acc);font-weight:600}
.lead-form{background:var(--cream);border:1px solid var(--line);border-radius:24px;padding:26px;display:grid;gap:12px}
.lead-form input,.lead-form textarea,.lead-form select{width:100%;border:1px solid var(--line);background:#fff;border-radius:12px;padding:14px 16px;font:400 15px var(--sans);outline:0;transition:.25s}.lead-form input:focus,.lead-form textarea:focus,.lead-form select:focus{border-color:var(--acc);box-shadow:0 0 0 4px rgba(180,83,42,.12)}
.lead-form h3{font-size:24px}.fine{font-size:12px;color:var(--ink2);text-align:center}.hp{position:absolute!important;left:-9999px}.two{display:grid;grid-template-columns:1fr 1fr;gap:12px}
.days{display:flex;gap:8px;overflow-x:auto;padding-bottom:4px}.days button{flex:0 0 auto;border:1px solid var(--line);background:#fff;border-radius:12px;padding:8px 14px;text-align:center;font-size:12px;color:var(--ink2);transition:.25s}.days button b{display:block;font:500 20px var(--serif);color:var(--ink)}.days button.on{background:var(--ink);color:#fff;border-color:var(--ink)}.days button.on b{color:#fff}
.lead-form.done{text-align:center;padding:50px 26px}.lead-form.done .tick{width:70px;height:70px;border-radius:50%;background:var(--acc);margin:0 auto 14px;display:grid;place-items:center;animation:beat .6s var(--ease)}.tick svg{width:34px;stroke:#fff;fill:none;stroke-width:3}
.split-page{display:grid;grid-template-columns:1fr 1fr;min-height:100vh}.split-page.rev .sp-img{order:2}.sp-img{position:relative;min-height:420px}.sp-img img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.sp-quote{position:absolute;left:40px;bottom:40px;right:40px;color:#fff;text-shadow:0 2px 20px #0008}.sp-quote .script{color:#fff;font-size:38px}
.sp-form{padding:140px clamp(24px,5vw,80px) 60px;max-width:680px;margin:0 auto;width:100%}.sp-form h1{font-size:clamp(34px,4vw,52px);margin-bottom:16px}.sp-form .lead-form{margin-top:28px;background:none;border:0;padding:0}
.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:30px}.step b{font:500 54px var(--serif);color:var(--acc);opacity:.35}.step h3{margin:6px 0}.step p{color:var(--ink2);font-size:15px}
.contact-list{margin-top:34px;display:grid;gap:10px}.contact-list b{display:inline-block;width:70px;color:var(--acc)}
.cmp-table{display:grid;gap:0;border:1px solid var(--line);border-radius:var(--r);overflow:hidden}.cmp-table .r{display:grid;grid-template-columns:160px repeat(var(--n),1fr);border-bottom:1px solid var(--line)}.cmp-table .r>*{padding:16px}.cmp-table .r span{color:var(--ink2);font-size:14px;background:var(--cream)}.cmp-table .head img{aspect-ratio:4/3;object-fit:cover;border-radius:12px;margin-bottom:8px}.cmp-table b{font:500 18px var(--serif)}
/* floating */
.fab{position:fixed;right:22px;bottom:22px;z-index:40;background:var(--acc);color:#fff;padding:14px 22px;border-radius:99px;font-weight:600;box-shadow:0 16px 40px -12px rgba(180,83,42,.7);transition:.35s var(--ease);display:flex;gap:8px;align-items:center}.fab:hover{transform:translateY(-3px) scale(1.03)}.fab span{animation:spin 6s linear infinite;display:inline-block}@keyframes spin{to{transform:rotate(360deg)}}
.cmpbar{position:fixed;left:50%;bottom:22px;transform:translate(-50%,160%);z-index:41;background:var(--ink);color:#fff;border-radius:99px;padding:10px 12px 10px 24px;display:flex;gap:16px;align-items:center;transition:.5s var(--ease)}.cmpbar.show{transform:translate(-50%,0)}.cmpbar .btn{background:var(--acc)}.cmpbar button{font-size:24px;width:32px}
.toast{position:fixed;left:50%;top:84px;transform:translate(-50%,-30px);background:var(--ink);color:#fff;padding:14px 26px;border-radius:99px;z-index:120;opacity:0;pointer-events:none;transition:.5s var(--ease);font-size:14px}.toast.show{opacity:1;transform:translate(-50%,0)}
.modal{position:fixed;inset:0;background:rgba(14,10,5,.7);z-index:90;display:none;place-items:center;padding:20px;backdrop-filter:blur(6px)}.modal.open{display:grid}
.modal-in{background:var(--paper);border-radius:28px;padding:44px;max-width:560px;width:100%;position:relative;animation:up .6s var(--ease);max-height:90vh;overflow:auto}@keyframes up{from{opacity:0;transform:translateY(30px) scale(.97)}}
.modal .x{position:absolute;right:18px;top:12px;font-size:32px;color:var(--ink2)}
.q h3{font-size:28px;margin:6px 0 20px}.q .prog{height:4px;background:var(--line);border-radius:9px;margin-bottom:22px}.q .prog i{display:block;height:100%;background:var(--acc);border-radius:9px;transition:.5s var(--ease)}
.opts{display:grid;gap:10px}.opts button{text-align:left;border:1.5px solid var(--line);border-radius:14px;padding:16px 20px;font-weight:500;transition:.25s var(--ease)}.opts button:hover{border-color:var(--acc);transform:translateX(6px);background:#fff}
.match{display:flex;gap:14px;align-items:center;margin:12px 0;padding:10px;border:1px solid var(--line);border-radius:16px;transition:.3s}.match:hover{border-color:var(--acc)}.match img{width:96px;height:72px;border-radius:10px;object-fit:cover}.match b{display:block}.match span{font-size:13px;color:var(--ink2)}
#confetti{position:fixed;inset:0;pointer-events:none;z-index:130;width:100%;height:100%}
@media(max-width:980px){.nav nav,.nav-r .btn{display:none}.burger{display:block}.grid.g2,.grid.g3,.hoods,.reviews,.steps{grid-template-columns:1fr 1fr}.agents{grid-template-columns:1fr 1fr}.calc-wrap,.prop,.split-page,.member{grid-template-columns:1fr}.prop-side{position:static}.stats{grid-template-columns:1fr 1fr;row-gap:30px}.foot-grid{grid-template-columns:1fr 1fr}.gallery{height:auto;grid-template-columns:1fr}.g-side{display:none}.gallery .g-main{aspect-ratio:4/3}.search{flex-wrap:wrap;border-radius:24px}.search label{flex:1 1 40%;border:0}.search .btn{flex:1 1 100%}.split-page.rev .sp-img{order:0}.sp-img{min-height:300px}.cmp-table .r{grid-template-columns:90px repeat(var(--n),1fr)}.member{gap:16px}.member .agent-img{max-width:260px}}
@media(max-width:620px){.grid.g2,.grid.g3,.hoods,.reviews,.steps{grid-template-columns:1fr}.feats{grid-template-columns:1fr}.bigfacts{grid-template-columns:repeat(2,1fr)}.two{grid-template-columns:1fr}.fab{padding:12px 16px}.filters{top:62px}.foot-grid{grid-template-columns:1fr}}
@media(prefers-reduced-motion:reduce){*{animation:none!important;transition:none!important}.reveal{opacity:1;transform:none}.split .w>span{transform:none}}

/* ===== v2: modern motion ===== */
.pbar{position:fixed;left:0;top:0;height:3px;width:100%;background:var(--acc);transform-origin:left;transform:scaleX(0);z-index:200}
.pt{position:fixed;inset:0;background:var(--ink);z-index:300;transform:translateY(-100%);pointer-events:none}
.pt.out{animation:ptout .8s var(--ease) both}.pt.go{animation:ptin .5s var(--ease) both;pointer-events:all}
@keyframes ptout{from{transform:none}to{transform:translateY(-100%)}}@keyframes ptin{from{transform:translateY(100%)}to{transform:none}}
.ring{position:fixed;left:0;top:0;width:14px;height:14px;margin:-7px 0 0 -7px;border-radius:50%;border:1.5px solid var(--acc);z-index:250;pointer-events:none;display:grid;place-items:center;transition:width .35s var(--ease),height .35s var(--ease),margin .35s var(--ease),background .3s;opacity:0}
.ring span{font:600 12px var(--sans);color:#fff;opacity:0;transition:.25s;white-space:nowrap}
.ring.on{width:84px;height:84px;margin:-42px 0 0 -42px;background:var(--acc)}.ring.on span{opacity:1}
@media(pointer:coarse){.ring{display:none}}
.clip{clip-path:inset(14% 8% 14% 8% round 28px);transition:clip-path 1.4s var(--ease)}.clip.in{clip-path:inset(0 round 18px)}
.clip img{transform:scale(1.25);transition:transform 1.8s var(--ease)}.clip.in img{transform:scale(1)}.card:hover .clip.in img,.hood:hover img{transform:scale(1.07)}
[data-tilt]{transform-style:preserve-3d;will-change:transform}
.marquee{overflow:hidden;border-block:1px solid var(--line);padding:22px 0;background:var(--cream);white-space:nowrap}
.marquee div{display:inline-flex;gap:36px;animation:mq 38s linear infinite;font:500 clamp(28px,4vw,52px) var(--serif);letter-spacing:-.02em}.marquee i{color:var(--acc);font-style:normal;font-size:.5em;align-self:center}.marquee span:nth-child(4n+1){font-style:italic;color:var(--acc)}
@keyframes mq{to{transform:translateX(-50%)}}
.sec-h h2,.page-h h1{background:linear-gradient(90deg,var(--ink) 50%,#b9b2a3 50%) 100%/200% 100%;-webkit-background-clip:text;background-clip:text;-webkit-text-fill-color:transparent;transition:background-position 1.4s var(--ease)}
.sec-h.in h2,.page-h h1{background-position:0}
.hscroll{background:var(--moss);color:#f1ece1;position:relative}
.hs-pin{position:sticky;top:0;height:100vh;display:flex;flex-direction:column;justify-content:center;gap:34px;overflow:hidden;padding-top:70px}
.hs-head{padding:0 clamp(20px,5vw,80px);position:relative}.hs-head .eyebrow{color:#e8a27c}.hs-hint{position:absolute;right:clamp(20px,5vw,80px);bottom:6px;font-size:13px;opacity:.6;letter-spacing:.1em;text-transform:uppercase}
.hs-track{display:flex;gap:26px;padding:0 clamp(20px,5vw,80px);will-change:transform;width:max-content}
.hs-track .hood{flex:0 0 clamp(280px,30vw,440px);aspect-ratio:3/3.7}.hood small{font:500 14px var(--serif);opacity:.8;display:block}.hood h3{font-size:30px}
.hs-track .hood.clip{clip-path:inset(0 round 22px)}
.cta-bg img[data-par]{height:125%;margin-top:-6%;will-change:transform}
.btn::after{content:'';position:absolute;inset:0;background:linear-gradient(110deg,transparent 30%,rgba(255,255,255,.35) 50%,transparent 70%);transform:translateX(-120%)}.btn:hover::after{transform:translateX(120%);transition:transform .8s var(--ease)}
.card-body{transition:transform .5s var(--ease)}.card:hover .card-body{transform:translateY(-3px)}
.price{background:linear-gradient(var(--acc),var(--acc)) 0 100%/0 2px no-repeat;transition:background-size .6s var(--ease);display:inline-block}.card:hover .price{background-size:100% 2px}
@media(max-width:980px){.hscroll{height:auto!important}.hs-pin{position:static;height:auto;padding:80px 0}.hs-track{width:auto;overflow-x:auto;scroll-snap-type:x mandatory;padding-bottom:10px}.hs-track .hood{scroll-snap-align:start}.hs-hint{display:none}}

/* ===== v3: full site pages ===== */
.nav nav{align-items:center}.dd{position:relative;padding:8px 0}.dd-t{display:flex;align-items:center;gap:6px}.dd-t svg{width:9px;height:6px;fill:none;stroke:currentColor;stroke-width:1.6;transition:.3s}.dd:hover .dd-t svg{transform:rotate(180deg)}
.dd-p{position:absolute;left:50%;top:100%;transform:translate(-50%,10px);min-width:300px;background:var(--paper);color:var(--ink);border:1px solid var(--line);border-radius:18px;padding:10px;box-shadow:0 30px 60px -24px rgba(20,16,8,.35);opacity:0;pointer-events:none;transition:.3s var(--ease)}
.dd:hover .dd-p,.dd:focus-within .dd-p{opacity:1;pointer-events:all;transform:translate(-50%,0)}
.dd-p a{display:flex;flex-direction:column;padding:11px 14px;border-radius:12px;transition:.2s}.dd-p a::after{display:none}.dd-p a:hover{background:var(--cream)}.dd-p b{font-weight:600;font-size:15px}.dd-p span{font-size:12.5px;color:var(--ink2)}
.acct{display:flex;align-items:center;gap:6px;font-size:14px;font-weight:500}.acct svg{width:21px;height:21px;fill:none;stroke:currentColor;stroke-width:1.8}.nav.on-hero:not(.stuck) .acct{color:#fff}
.drawer{overflow:auto;justify-content:flex-start;padding-top:96px}.drawer details summary{font:500 34px var(--serif);color:#fff;cursor:pointer;padding:6px 0;list-style:none}.drawer details a{display:block;font:400 18px var(--sans);color:#cfc8b8;padding:6px 0 6px 14px}.drawer .d1{font-size:34px}
.nav nav{gap:26px}
.phero{position:relative;padding:150px clamp(20px,5vw,80px) 60px;max-width:1440px;margin:0 auto}.phero h1{font-size:clamp(36px,5.4vw,70px);max-width:980px}.phero .lead{margin-top:20px;max-width:640px;font-size:18px;color:var(--ink2)}
.phero.has-img{max-width:none;min-height:70vh;display:flex;align-items:flex-end;color:#fff;overflow:hidden;padding-bottom:70px}.phero-bg{position:absolute;inset:0}.phero-bg img{width:100%;height:125%;object-fit:cover;margin-top:-6%}.phero-shade{position:absolute;inset:0;background:linear-gradient(180deg,rgba(10,8,4,.5),rgba(10,8,4,.15) 40%,rgba(10,8,4,.78))}
.phero.has-img .phero-in{position:relative;max-width:1280px;width:100%;margin:0 auto}.phero.has-img .lead{color:#f0eadc}.phero.has-img .eyebrow{color:#f3b48c}.phero.has-img em{color:#f3b48c}
.split-band{display:grid;grid-template-columns:1fr 1fr;gap:70px;align-items:center;padding:clamp(60px,8vw,110px) clamp(20px,5vw,80px);max-width:1360px;margin:0 auto}.sb-text h2{margin-bottom:18px}.sb-form{background:var(--cream);border:1px solid var(--line);border-radius:26px;padding:30px}.sb-form h3{margin-bottom:12px}.sb-form .lead-form{background:none;border:0;padding:0}
.ticks{margin:18px 0 26px;display:grid;gap:12px}.ticks li{padding-left:30px;position:relative;color:var(--ink2)}.ticks li::before{content:'';position:absolute;left:0;top:7px;width:16px;height:9px;border-left:2px solid var(--acc);border-bottom:2px solid var(--acc);transform:rotate(-45deg)}
.mini-cards{display:grid;gap:12px;margin-top:26px}.mini-cards div{border:1px solid var(--line);border-radius:16px;padding:16px 20px;display:flex;flex-direction:column}.mini-cards b{font-family:var(--serif);font-size:19px;font-weight:500}.mini-cards span{color:var(--ink2);font-size:14px}
.cards3{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}.info{border:1px solid var(--line);border-radius:var(--r);padding:30px;transition:.4s var(--ease)}.info:hover{transform:translateY(-6px);box-shadow:0 24px 40px -26px rgba(20,16,8,.4);border-color:var(--acc)}.info h3{margin-bottom:8px}
.steps.six{grid-template-columns:repeat(3,1fr)}.story{display:grid;grid-template-columns:1fr 1fr;gap:70px}.values{display:grid;grid-template-columns:1fr 1fr;gap:30px}.values h3{margin-bottom:6px;color:var(--acc)}
.timeline{display:grid;gap:0;max-width:760px;margin:0 auto;border-left:2px solid var(--line);padding-left:30px}.tl{position:relative;padding:0 0 30px}.tl::before{content:'';position:absolute;left:-39px;top:6px;width:16px;height:16px;border-radius:50%;background:var(--acc);border:4px solid var(--cream)}.tl b{font:500 28px var(--serif);color:var(--acc)}
.offices{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}.office{background:var(--cream);border-radius:var(--r);padding:30px}.office h3{margin-bottom:8px}.office p{margin-bottom:8px}.hours{margin-top:40px;max-width:560px}.hours ul{margin-top:12px}.hours li{display:flex;justify-content:space-between;gap:20px;padding:12px 0;border-bottom:1px solid var(--line)}
.faq{max-width:820px;margin:0 auto}.faq h2{margin:40px 0 14px;font-size:28px}details{border-bottom:1px solid var(--line)}details summary{cursor:pointer;padding:18px 0;font-weight:600;list-style:none;display:flex;justify-content:space-between;gap:20px}details summary::-webkit-details-marker{display:none}details summary::after{content:'+';font-size:24px;line-height:1;color:var(--acc);transition:.3s}details[open] summary::after{transform:rotate(45deg)}details p{padding:0 0 20px;color:var(--ink2);max-width:680px}
.jobs{max-width:820px}.job summary{align-items:center}.job summary span{display:flex;flex-direction:column}.job summary small{font-weight:400;color:var(--ink2)}.job summary i{font-style:normal;font-size:26px;color:var(--acc)}.job .btn{margin-bottom:20px}
.oh-list{display:grid;gap:16px}.oh{display:grid;grid-template-columns:90px 200px 1fr auto;gap:26px;align-items:center;border:1px solid var(--line);border-radius:22px;padding:16px 26px 16px 16px;transition:.4s var(--ease);background:var(--paper)}.oh:hover{border-color:var(--acc);box-shadow:0 24px 40px -28px rgba(20,16,8,.4)}
.oh-date{text-align:center;line-height:1}.oh-date b{display:block;font:500 46px var(--serif);color:var(--acc)}.oh-date span{font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--ink2)}.oh-img{display:block;aspect-ratio:4/3;overflow:hidden;border-radius:14px}.oh-img img{width:100%;height:100%;object-fit:cover}
.oh-info h3{font-size:24px;margin:2px 0 4px}.oh-info .eyebrow{margin:0}.oh-time{color:var(--acc);font-weight:600;margin-top:6px}.oh-act{text-align:right}.oh-act b{display:block;font:500 24px var(--serif);margin-bottom:8px}
.hcard h3,.pcard h3{margin:14px 0 4px;font-size:24px}.hcard-img{aspect-ratio:4/3;overflow:hidden;border-radius:var(--r)}.hcard-img img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease)}.hcard:hover .hcard-img img,.pcard:hover .hcard-img img{transform:scale(1.07)}.pcard .eyebrow{margin:14px 0 6px}.pcard h3{font-size:22px}.pcard p.muted{font-size:15px;margin-top:6px}
.tabs{display:flex;gap:8px;margin-bottom:26px;flex-wrap:wrap}.tabs a{padding:8px 18px;border-radius:99px;border:1px solid var(--line);font-weight:500;font-size:14px;transition:.25s}.tabs a:hover{border-color:var(--acc)}.tabs a.on{background:var(--ink);color:#fff;border-color:var(--ink)}
.article{max-width:820px;margin:0 auto;padding:140px 20px 40px}.article h1{font-size:clamp(34px,5vw,56px);margin:10px 0 14px}.by{margin-bottom:30px}.a-img{border-radius:var(--r);overflow:hidden;margin:0 -60px 40px}.a-img img{width:100%;max-height:520px;object-fit:cover}
.a-body p{font:400 20px/1.75 var(--serif);color:#2b2820;margin-bottom:24px}.a-body p:first-child::first-letter{font-size:64px;float:left;line-height:.9;padding:6px 10px 0 0;color:var(--acc)}.a-cta{margin:50px 0;background:var(--cream);border-radius:24px;padding:40px;text-align:center}.a-cta h3{margin:8px 0 18px;font-size:28px}
.hood-grid{display:grid;grid-template-columns:1.4fr 1fr;gap:60px;align-items:start}.chips{display:flex;gap:8px;flex-wrap:wrap;margin-top:22px}.chips li{border:1px solid var(--line);border-radius:99px;padding:6px 16px;font-weight:500;font-size:14px}
.facts-box{background:var(--cream);border-radius:22px;padding:26px;display:grid;gap:18px}.facts-box small{display:block;font-size:12px;letter-spacing:.12em;text-transform:uppercase;color:var(--ink2)}.facts-box b{font:500 38px var(--serif);color:var(--acc)}.facts-box i{display:block;height:6px;border-radius:9px;background:linear-gradient(90deg,var(--acc) var(--w),#e3dccd var(--w))}
.legal{max-width:760px;margin:0 auto}.legal h2{font-size:26px;margin:34px 0 10px}.legal p{color:var(--ink2)}
.auth{display:grid;grid-template-columns:1fr 1fr;min-height:100vh}.auth-img{position:relative}.auth-img img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.auth-img .script{position:absolute;left:40px;bottom:40px;color:#fff;font-size:44px;text-shadow:0 2px 20px #0008}.auth-form{padding:150px clamp(24px,6vw,90px) 60px;max-width:620px;width:100%;margin:0 auto}.auth-form h1{font-size:46px;margin-bottom:12px}.auth-form .lead-form{margin-top:24px}.err{background:#fde8e4;color:#9b2c1a;padding:10px 14px;border-radius:12px;margin-top:16px}
.reqs{display:grid;gap:10px;margin-top:20px}.req{display:flex;align-items:center;gap:16px;border:1px solid var(--line);border-radius:16px;padding:14px 20px}.req>div{flex:1;display:flex;flex-direction:column}.req small{color:var(--ink2)}.pill{background:#f6e6da;color:var(--acc);border-radius:99px;padding:2px 12px;font-size:12px;font-weight:600}.st{font-style:normal;font-weight:600;font-size:13px;background:var(--cream);padding:4px 12px;border-radius:99px}.st-won{background:#dcefd8;color:#2c6a22}.st-offer,.st-touring{background:#f6e6da;color:var(--acc)}
.svc{display:grid;grid-template-columns:repeat(5,1fr);gap:16px}.sv{background:var(--paper);border-radius:22px;padding:28px 24px;display:flex;flex-direction:column;gap:8px;border:1px solid var(--line);transition:.45s var(--ease)}.sv:hover{transform:translateY(-8px);background:var(--ink);color:#fff;border-color:var(--ink)}.sv:hover p{color:#cfc8b8}.sv svg{width:34px;height:34px;fill:none;stroke:var(--acc);stroke-width:1.5;stroke-linecap:round;stroke-linejoin:round}.sv h3{font-size:26px}.sv p{font-size:14px;color:var(--ink2);flex:1}.sv span{font-weight:600;font-size:14px;color:var(--acc)}
.types{display:grid;grid-template-columns:repeat(6,1fr);gap:14px}.type{position:relative;aspect-ratio:3/4;display:block;border-radius:18px;overflow:hidden}.type img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease)}.type:hover img{transform:scale(1.08)}.type::after{content:'';position:absolute;inset:0;background:linear-gradient(transparent 45%,rgba(0,0,0,.72))}.type span{position:absolute;left:16px;bottom:14px;z-index:2;color:#fff;font:500 20px var(--serif);line-height:1.1}
.sat{display:grid;grid-template-columns:1.3fr 1fr;gap:60px;align-items:center;padding:clamp(60px,8vw,110px) clamp(20px,5vw,80px);max-width:1360px;margin:0 auto}.sat h2{margin:6px 0 16px}.sat .btn{margin-top:24px}.sat-n{display:grid;grid-template-columns:repeat(3,1fr);gap:10px;text-align:center}.sat-n div{background:var(--cream);border-radius:20px;padding:30px 10px}.sat-n b{display:block;font:500 44px var(--serif);color:var(--acc)}.sat-n span{font-size:13px;color:var(--ink2)}
#rsvp .modal-in{max-width:460px}
@media(max-width:1100px){.nav nav{gap:16px;font-size:14px}.svc{grid-template-columns:repeat(3,1fr)}.types{grid-template-columns:repeat(3,1fr)}}
@media(max-width:980px){.split-band,.sat,.story,.hood-grid,.auth{grid-template-columns:1fr;gap:34px}.cards3,.offices{grid-template-columns:1fr}.oh{grid-template-columns:70px 1fr;grid-template-areas:'d i' 'm m' 'a a'}.oh-date{grid-area:d}.oh-info{grid-area:i}.oh-img{grid-area:m}.oh-act{grid-area:a;text-align:left;display:flex;justify-content:space-between;align-items:center}.oh-act b{margin:0}.a-img{margin:0 0 30px}.auth-img{min-height:260px}.steps{grid-template-columns:1fr 1fr}.auth-form{padding-top:50px}.acct span{display:none}}
@media(max-width:620px){.svc,.types{grid-template-columns:1fr 1fr}.values,.steps{grid-template-columns:1fr}.sat-n{grid-template-columns:1fr}}

/* ===== v4: consolidated pages ===== */
.dd-p{min-width:360px;padding:16px;border-radius:22px;top:calc(100% + 6px)}.dd::after{content:'';position:absolute;left:0;right:0;top:100%;height:14px}
.dd-p a{padding:13px 22px;border-radius:14px;gap:2px}.dd-p b{font-size:15.5px}.dd-p span{font-size:13px}
.dd:last-of-type .dd-p{left:auto;right:-20px;transform:translateY(10px)}.dd:last-of-type:hover .dd-p,.dd:last-of-type:focus-within .dd-p{transform:none}
.subnav{position:sticky;top:66px;z-index:30;background:rgba(255,253,249,.94);backdrop-filter:blur(12px);border-bottom:1px solid var(--line);transition:top .4s var(--ease)}body.navhide .subnav{top:0}
.subnav-in{display:flex;gap:6px;overflow-x:auto;max-width:1440px;margin:0 auto;padding:12px clamp(20px,5vw,80px);scrollbar-width:none}.subnav-in::-webkit-scrollbar{display:none}
.subnav a{flex:0 0 auto;padding:8px 18px;border-radius:99px;font-weight:500;font-size:14px;color:var(--ink2);transition:.25s}.subnav a:hover{color:var(--ink);background:var(--cream)}.subnav a.on{background:var(--ink);color:#fff}
section[id]{scroll-margin-top:120px}
.chips-bar{padding:0 clamp(20px,5vw,80px);max-width:1440px;margin:0 auto 18px}
.job summary::after{content:'+'}
.sb-form .lead-form,.sb-form{max-width:560px;width:100%}.split-band .sb-form{justify-self:center}
.auth-form .tabs{margin:0 0 20px}

/* hero tagline: readable on any photo */
.hero .script,.phero.has-img .script{display:inline-flex;align-items:center;gap:10px;background:rgba(14,10,5,.55);backdrop-filter:blur(8px);-webkit-backdrop-filter:blur(8px);color:#fff;border:1px solid rgba(255,255,255,.28);padding:10px 22px 12px;border-radius:99px;font-size:clamp(24px,2.6vw,32px);text-shadow:none}
.hero .script::before{content:'';width:9px;height:9px;border-radius:50%;background:#f3b48c;box-shadow:0 0 0 5px rgba(243,180,140,.3);flex:none}
.cta .script{color:#fff;text-shadow:0 2px 18px rgba(0,0,0,.6)}

/* footer bottom row */
.foot-b a{display:inline;margin:0}.foot-b span{display:flex;gap:18px;flex-wrap:wrap}.foot-b{align-items:center;gap:16px;flex-wrap:wrap}.foot-b a:hover{color:#fff}
.demo{margin-top:34px;padding-top:24px;border-top:1px dashed var(--line)}.demo-btns{display:grid;gap:10px;margin-top:8px}.demo-btns button{text-align:left;border:1.5px solid var(--line);border-radius:14px;padding:12px 18px;display:flex;flex-direction:column;transition:.25s var(--ease);background:#fff}.demo-btns button:hover{border-color:var(--acc);transform:translateX(5px)}.demo-btns b{font-size:15px}.demo-btns span{font-size:13px;color:var(--ink2)}