:root{
  --ink:#333333; --ink-deep:#040506; --mist:#625F5B; --mist-lt:#848484;
  --bone:#FFFFFF; --paper:#FBF9F7; --line:rgba(0,0,0,.14); --line-lt:rgba(255,255,255,.3);
  --ui:'Inter',system-ui,-apple-system,sans-serif;
  --serif:'Noto Serif Display',Georgia,serif;
  --ease:cubic-bezier(.22,.61,.36,1);
  --pad:clamp(20px,5vw,64px);
  --pvh:44px;
}
*{margin:0;padding:0;box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{font-family:var(--ui);background:var(--paper);color:var(--ink);line-height:1.66;-webkit-font-smoothing:antialiased;overflow-x:hidden;font-size:16px}
img{display:block;max-width:100%;height:auto}
a{color:inherit;text-decoration:none}
.wrap{width:100%;max-width:1300px;margin:0 auto;padding:0 var(--pad)}
h1,h2,h3,.serif{font-family:var(--serif);font-weight:400;letter-spacing:.01em}
h2{font-size:clamp(28px,4.4vw,56px);line-height:1.12;text-transform:uppercase;letter-spacing:.02em;text-align:center}
h3{font-size:clamp(18px,1.7vw,23px);line-height:1.24;text-transform:uppercase;letter-spacing:.045em}
p{color:rgba(0,0,0,.72)}
.lede{font-size:clamp(16px,1.35vw,18.5px);line-height:1.72}
.eyebrow{font-size:11px;font-weight:500;letter-spacing:.22em;text-transform:uppercase;color:var(--mist)}
.eyebrow.on-dark{color:rgba(255,255,255,.82)}

.rv{opacity:0;transform:translateY(22px);transition:opacity 1s var(--ease),transform 1s var(--ease)}
.rv.in{opacity:1;transform:none}
.rv.d1{transition-delay:.1s}.rv.d2{transition-delay:.2s}.rv.d3{transition-delay:.3s}.rv.d4{transition-delay:.4s}
@media(prefers-reduced-motion:reduce){.rv{opacity:1;transform:none;transition:none}}

/* ghost button, Tracy Tutor style */
.btn{display:inline-flex;align-items:center;justify-content:center;min-height:48px;padding:14px 30px;border:1px solid var(--ink);font-size:12px;font-weight:500;letter-spacing:.14em;text-transform:uppercase;transition:background .35s var(--ease),color .35s var(--ease)}
.btn:hover{background:var(--ink);color:#fff}
.btn-light{border-color:rgba(255,255,255,.75);color:#fff}
.btn-light:hover{background:#fff;color:var(--ink-deep)}
.btn-solid{background:var(--ink-deep);color:#fff;border-color:var(--ink-deep)}
.btn-solid:hover{background:transparent;color:var(--ink-deep)}

/* preview banner */
.pv-banner{position:fixed;top:0;left:0;right:0;z-index:200;background:var(--ink-deep);color:#fff;display:flex;align-items:center;justify-content:center;gap:16px;flex-wrap:wrap;padding:9px 16px;font-size:12.5px;box-shadow:0 1px 14px rgba(0,0,0,.22)}
.pv-banner strong{font-weight:700;letter-spacing:.06em}
.pv-cta{background:#fff;color:var(--ink-deep);padding:13px 20px;font-size:12px;font-weight:700;letter-spacing:.06em;text-transform:uppercase;white-space:nowrap;display:inline-flex;align-items:center;justify-content:center;min-height:44px;transition:transform .2s}
.pv-cta:hover{transform:scale(1.04)}

/* nav */
.nav{position:fixed;top:var(--pvh);left:0;right:0;z-index:100;padding:14px 0;transition:background .4s var(--ease),box-shadow .4s var(--ease),padding .4s var(--ease)}
.nav-in{display:grid;grid-template-columns:1fr auto 1fr;align-items:center;gap:20px}
.nav a.n-link{font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:#fff;padding:10px 0;transition:opacity .3s}
.nav a.n-link:hover{opacity:.6}
.nav-left,.nav-right{display:flex;align-items:center;gap:clamp(14px,2vw,30px)}
.nav-right{justify-content:flex-end}
.brand{font-family:var(--serif);text-align:center;color:#fff;line-height:1.05;white-space:nowrap}
.brand .b1{display:block;font-size:clamp(19px,1.7vw,25px);letter-spacing:.03em}
.brand .b2{display:block;font-family:var(--ui);font-size:9px;letter-spacing:.42em;margin-top:6px;opacity:.8;text-transform:uppercase}
.nav.stuck{background:#FBF9F7;box-shadow:0 1px 0 var(--line);padding:10px 0}
.nav.stuck a.n-link,.nav.stuck .brand{color:var(--ink)}
.burger{display:none;background:none;border:0;cursor:pointer;width:44px;height:44px;flex-direction:column;justify-content:center;gap:5px;align-items:flex-end}
.burger span{display:block;width:24px;height:1px;background:#fff;transition:background .3s}
.nav.stuck .burger span{background:var(--ink)}

.mobile-nav{position:fixed;inset:0;z-index:190;background:var(--paper);display:flex;flex-direction:column;align-items:center;justify-content:center;gap:6px;opacity:0;pointer-events:none;transition:opacity .35s var(--ease)}
.mobile-nav.open{opacity:1;pointer-events:auto}
.mobile-nav a{font-family:var(--serif);font-size:24px;text-transform:uppercase;letter-spacing:.05em;padding:12px 20px;min-height:44px}
.mobile-nav .mn-cta{font-family:var(--ui);font-size:12px;letter-spacing:.16em;border:1px solid var(--ink);margin-top:10px;padding:14px 26px;display:inline-flex;align-items:center}
.mn-close{position:absolute;top:calc(var(--pvh) + 14px);right:20px;background:none;border:0;font-size:34px;line-height:1;cursor:pointer;width:44px;height:44px}

/* hero */
.hero{position:relative;min-height:100svh;display:flex;flex-direction:column;justify-content:center;overflow:hidden;background:#111}
.hero-bg{position:absolute;inset:0}
.hero-bg video,.hero-bg img{width:100%;height:100%;object-fit:cover;object-position:50% 55%}
.hero-bg video{position:absolute;inset:0}
.hero-scrim{position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.52) 0%,rgba(0,0,0,.22) 34%,rgba(0,0,0,.20) 62%,rgba(0,0,0,.58) 100%)}
.hero-inner{position:relative;z-index:2;flex:1;display:flex;flex-direction:column;align-items:center;justify-content:center;text-align:center;padding-top:120px;padding-bottom:40px}
.wordmark{color:#fff;font-family:var(--serif);font-weight:300;text-transform:uppercase;line-height:.86;letter-spacing:.02em;text-shadow:0 2px 40px rgba(0,0,0,.35)}
.wordmark .w1{display:block;font-size:clamp(44px,8.2vw,116px)}
.wordmark .w2{display:block;font-size:clamp(44px,8.2vw,116px);margin-left:clamp(24px,9vw,140px);margin-top:-.06em}
.wordmark .w3{display:block;font-size:clamp(22px,3.1vw,44px);letter-spacing:.16em;margin-top:.22em;margin-right:clamp(20px,7vw,110px)}
.hero-sub{color:rgba(255,255,255,.9);margin-top:26px;font-size:12px;letter-spacing:.24em;text-transform:uppercase}
.hero-strip{position:relative;z-index:2;margin:0 auto clamp(24px,4vw,54px);max-width:1300px;width:calc(100% - 2*var(--pad));border:1px solid rgba(255,255,255,.4);background:rgba(0,0,0,.16);backdrop-filter:blur(3px);padding:clamp(20px,2.4vw,30px) clamp(18px,2.6vw,34px);display:flex;align-items:center;justify-content:space-between;gap:24px;flex-wrap:wrap;color:#fff}
.hero-strip .hs-k{font-size:11px;letter-spacing:.2em;text-transform:uppercase;opacity:.9}
.hero-strip .hs-v{font-family:var(--serif);font-size:clamp(17px,1.7vw,22px);margin-top:10px;line-height:1.35}

/* generic sections */
.sec{padding:clamp(64px,8.5vw,124px) 0}
.sec-bone{background:var(--bone)}
.s-head{text-align:center;max-width:820px;margin:0 auto clamp(38px,5vw,64px)}
.s-head .eyebrow{margin-bottom:16px}
.s-head .lede{margin-top:18px;color:rgba(0,0,0,.66)}

/* featured-in strip */
.fstrip{background:var(--paper);padding:clamp(30px,4vw,52px) 0;border-bottom:1px solid var(--line)}
.fstrip-in{display:flex;align-items:center;justify-content:center;gap:clamp(20px,4vw,58px);flex-wrap:wrap}
.fstrip .fl{font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:var(--mist-lt)}
.fstrip .fi{font-family:var(--serif);font-size:clamp(15px,1.5vw,20px);text-transform:uppercase;letter-spacing:.07em;color:#B4AFA8}

/* about */
.about{display:grid;grid-template-columns:1fr minmax(300px,390px) 1fr;gap:clamp(24px,3.4vw,52px);align-items:center}
.about-l{font-family:var(--serif);font-size:clamp(23px,2.5vw,34px);line-height:1.28;color:var(--ink-deep)}
.about-photo img{width:100%;aspect-ratio:4/5;object-fit:contain;background:var(--ivory);display:block}
.about-dre{text-align:center;margin-top:18px;font-size:12.5px;letter-spacing:.12em;text-transform:uppercase;color:var(--mist)}
.about-r p+p{margin-top:16px}
.about-r .btn{margin-top:26px}

/* full-bleed stat band */
.band-img{position:relative;min-height:clamp(360px,44vw,520px);display:flex;align-items:center;overflow:hidden}
.band-img>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.band-img .bscrim{position:absolute;inset:0;background:rgba(35,30,25,.42)}
.band-in{position:relative;z-index:2;width:100%;display:grid;grid-template-columns:repeat(4,1fr);gap:24px;text-align:center;color:#fff}
.band-in .k{font-family:var(--serif);font-weight:300;font-size:clamp(34px,5.2vw,76px);line-height:1}
.band-in .v{margin-top:16px;font-size:11.5px;letter-spacing:.16em;text-transform:uppercase;display:flex;align-items:center;justify-content:center;gap:10px}
.band-in .v::before{content:"";width:22px;height:1px;background:rgba(255,255,255,.8)}

/* listings */
.listings{display:grid;grid-template-columns:repeat(4,1fr);gap:22px}
.lc{background:var(--bone);border:1px solid var(--line);display:flex;flex-direction:column;overflow:hidden}
.lc-img{aspect-ratio:4/3;overflow:hidden}
.lc-img img{width:100%;height:100%;object-fit:cover;transition:transform .9s var(--ease)}
.lc:hover .lc-img img{transform:scale(1.05)}
.lc-body{padding:22px;display:flex;flex-direction:column;gap:7px}
.lc .status{align-self:flex-start;font-size:10px;letter-spacing:.16em;text-transform:uppercase;color:var(--mist);border:1px solid var(--line);padding:5px 10px;margin-bottom:6px}
.lc .price{font-family:var(--serif);font-size:clamp(20px,1.9vw,25px);color:var(--ink-deep)}
.lc .addr{font-size:14px;line-height:1.5;color:rgba(0,0,0,.72);text-transform:uppercase;letter-spacing:.03em}
.lc .meta{font-size:13px;color:var(--mist-lt)}
.listings.feat{grid-template-columns:repeat(3,1fr)}
@media(max-width:980px){.listings.feat{grid-template-columns:repeat(2,1fr)}}
@media(max-width:700px){
  .listings.feat{grid-template-columns:1fr}
}
.note{margin-top:22px;font-size:13px;color:var(--mist-lt);text-align:center}

/* market highlights */
.mstats{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(30px,4vw,60px) 24px;text-align:center}
.mstats .k{font-family:var(--serif);font-size:clamp(22px,2.6vw,34px);line-height:1.2;text-transform:uppercase;color:var(--ink-deep)}
.mstats .v{margin-top:12px;font-size:14px;color:var(--mist)}

/* service tiles */
.tiles{display:grid;grid-template-columns:repeat(3,1fr);gap:0}
.tile{position:relative;min-height:clamp(340px,38vw,470px);display:flex;flex-direction:column;align-items:center;justify-content:center;text-align:center;overflow:hidden;color:#fff;padding:30px}
.tile>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease)}
.tile:hover>img{transform:scale(1.05)}
.tile .tscrim{position:absolute;inset:0;background:rgba(30,26,22,.46);transition:background .5s}
.tile:hover .tscrim{background:rgba(30,26,22,.56)}
.tile .ti{position:relative;z-index:2}
.tile .tk{font-size:11px;letter-spacing:.2em;text-transform:uppercase;opacity:.92}
.tile .th{font-family:var(--serif);font-weight:300;font-size:clamp(26px,3vw,40px);text-transform:uppercase;letter-spacing:.03em;margin-top:14px}
.tile .tb{margin-top:18px;font-size:14.5px;color:rgba(255,255,255,.86);max-width:34ch;margin-left:auto;margin-right:auto}

/* testimonials */
.tst{position:relative;padding:clamp(50px,7vw,96px) 0;overflow:hidden}
.tst>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.tst .tscrim{position:absolute;inset:0;background:rgba(245,242,238,.28)}
.tst-panel{position:relative;z-index:2;background:var(--bone);max-width:1020px;margin:0 auto;padding:clamp(34px,5vw,68px);display:grid;grid-template-columns:minmax(200px,300px) 1fr;gap:clamp(24px,4vw,54px);align-items:start}
.tst-panel h2{text-align:left}
.tst-panel>div:first-child{position:relative;z-index:3}
.qmark{font-family:var(--serif);font-size:64px;line-height:.5;color:rgba(0,0,0,.22);margin-bottom:10px}
.qtext{font-family:var(--serif);font-size:clamp(19px,2.1vw,29px);line-height:1.4;margin-top:20px;color:var(--ink-deep)}
.qauth{margin-top:22px;font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:var(--mist)}
.qnav{display:flex;gap:12px;margin-top:26px}
.qnav button{width:46px;height:46px;border-radius:50%;border:1px solid var(--line);background:none;cursor:pointer;font-size:16px;color:var(--ink);transition:background .3s,color .3s}
.qnav button:hover{background:var(--ink);color:#fff}

/* neighborhoods */
.nb{display:grid;grid-template-columns:1.15fr 1fr;gap:clamp(28px,4vw,64px);align-items:center}
.nb-card{position:relative}
.nb-card img{width:100%;aspect-ratio:4/3;object-fit:cover}
.nb-cap{background:var(--bone);padding:26px 28px;max-width:76%;margin:-70px 0 0 40px;position:relative;z-index:2;box-shadow:0 18px 40px rgba(0,0,0,.07)}
.nb-cap h3{margin-bottom:10px}
.nb-list{display:flex;flex-direction:column}
.nb-list button{background:none;border:0;text-align:left;font-family:var(--serif);font-size:clamp(22px,2.6vw,34px);text-transform:uppercase;letter-spacing:.03em;padding:12px 0;color:rgba(0,0,0,.35);cursor:pointer;display:flex;align-items:center;gap:16px;transition:color .35s}
.nb-list button .dash{width:0;height:1px;background:var(--ink);transition:width .35s var(--ease)}
.nb-list button.on{color:var(--ink-deep)}
.nb-list button.on .dash{width:34px}

/* process */
.proc{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--line);border:1px solid var(--line)}
.pstep{background:var(--paper);padding:clamp(24px,2.6vw,36px)}
.pstep .num{font-family:var(--serif);font-size:34px;color:rgba(0,0,0,.24);line-height:1}
.pstep h3{margin:14px 0 12px}
.pstep p{font-size:14.5px}

/* contact */
.inq{display:grid;grid-template-columns:1fr 1fr;min-height:640px}
.inq-img{position:relative;overflow:hidden}
.inq-img img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.inq-body{background:var(--ink-deep);color:#fff;padding:clamp(34px,4.6vw,74px)}
.inq-body h2{text-align:left;color:#fff;margin-top:14px}
.inq-body p{color:rgba(255,255,255,.72);margin-top:14px}
.inq form{margin-top:30px;display:flex;flex-direction:column;gap:16px}
.inq .f2{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.inq label{display:block;font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:rgba(255,255,255,.62);margin-bottom:8px}
.inq input,.inq select,.inq textarea{width:100%;background:transparent;border:0;border-bottom:1px solid rgba(255,255,255,.3);color:#fff;font-family:var(--ui);font-size:15px;padding:11px 0;min-height:44px}
.inq textarea{min-height:96px;resize:vertical}
.inq input::placeholder,.inq textarea::placeholder{color:rgba(255,255,255,.38)}
.inq select option{color:#111}
.inq input:focus,.inq select:focus,.inq textarea:focus{outline:0;border-bottom-color:#fff}
.submit-btn{margin-top:10px;align-self:flex-start;background:transparent;color:#fff;border:1px solid rgba(255,255,255,.7);padding:15px 34px;font-family:var(--ui);font-size:12px;letter-spacing:.16em;text-transform:uppercase;cursor:pointer;min-height:48px;transition:background .35s,color .35s}
.submit-btn:hover{background:#fff;color:var(--ink-deep)}
.inq-alt{margin-top:30px;display:flex;flex-wrap:wrap;gap:10px 28px;font-size:13.5px;color:rgba(255,255,255,.74)}
.inq-alt a{border-bottom:1px solid rgba(255,255,255,.3);padding-bottom:2px}

/* faq */
.faq{max-width:900px;margin:0 auto;border-top:1px solid var(--line)}
.faq details{border-bottom:1px solid var(--line)}
.faq summary{list-style:none;cursor:pointer;padding:22px 0;font-family:var(--serif);font-size:clamp(17px,1.7vw,21px);text-transform:uppercase;letter-spacing:.03em;display:flex;justify-content:space-between;gap:18px;align-items:center;min-height:44px}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";font-family:var(--ui);font-size:20px;color:var(--mist)}
.faq details[open] summary::after{content:"\2013"}
.faq details p{padding:0 0 22px;font-size:15px;max-width:74ch}

/* newsletter band */
.nlb{background:var(--bone);padding:clamp(50px,6vw,86px) 0;text-align:center;border-top:1px solid var(--line)}
.nlb p{max-width:56ch;margin:16px auto 0}
.nlb .btn{margin-top:28px}

/* footer */
.foot{background:var(--ink-deep);color:#fff;padding:clamp(48px,6vw,84px) 0 34px}
.foot-top{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:34px}
.foot .brand{text-align:left}
.foot h4{font-family:var(--serif);font-size:14px;text-transform:uppercase;letter-spacing:.18em;font-weight:400;margin-bottom:16px}
.foot-c{display:flex;flex-direction:column;gap:11px;font-size:14px;color:rgba(255,255,255,.7)}
.foot-c a{min-height:24px}
.foot-c a:hover{color:#fff}
.foot-bot{margin-top:44px;padding-top:20px;border-top:1px solid rgba(255,255,255,.16);display:flex;justify-content:space-between;gap:16px;flex-wrap:wrap;font-size:12.5px;color:rgba(255,255,255,.6)}
.foot-legal{margin-top:18px;font-size:11.5px;line-height:1.7;color:rgba(255,255,255,.45)}

@media(max-width:1050px){
  .about{grid-template-columns:1fr;text-align:center}
  .about-l{max-width:24ch;margin:0 auto}
  .about-photo{max-width:360px;margin:0 auto}
  .about-r{max-width:62ch;margin:0 auto}
  .listings{grid-template-columns:repeat(2,1fr)}
  .band-in{grid-template-columns:repeat(2,1fr);gap:34px 20px}
  .tiles{grid-template-columns:1fr}
  .proc{grid-template-columns:repeat(2,1fr)}
  .tst-panel{grid-template-columns:1fr}
  .nb{grid-template-columns:1fr}
  .inq{grid-template-columns:1fr}
  .inq-img{min-height:280px}
  .mstats{grid-template-columns:repeat(2,1fr)}
  .foot-top{grid-template-columns:1fr 1fr}
}
@media(max-width:820px){
  .nav-left,.nav-right{display:none}
  .nav-in{grid-template-columns:1fr auto}
  .brand{text-align:left;justify-self:start}
  .burger{display:flex;justify-self:end}
  .hero-strip{flex-direction:column;align-items:flex-start;gap:16px}
  .hero-scrim{background:linear-gradient(180deg,rgba(0,0,0,.56) 0%,rgba(0,0,0,.3) 40%,rgba(0,0,0,.62) 100%)}
}
@media(max-width:560px){
  .listings{grid-template-columns:1fr}
  .mstats{grid-template-columns:1fr}
  .band-in{grid-template-columns:1fr;gap:30px}
  .proc{grid-template-columns:1fr}
  .foot-top{grid-template-columns:1fr}
  .inq .f2{grid-template-columns:1fr}
  .nb-cap{max-width:100%;margin-top:0}
}

/* --- Jeff Wong overrides --- */
.listings{grid-template-columns:repeat(3,1fr)}
.lc-body{padding:clamp(24px,2.4vw,32px);gap:9px}
.lc .addr{font-family:var(--serif);font-size:clamp(17px,1.6vw,21px);text-transform:none;letter-spacing:.01em;color:var(--ink-deep);line-height:1.36}
.lc .meta{font-size:14px}
.lc .terms{font-size:13px;color:var(--mist-lt);border-top:1px solid var(--line);margin-top:6px;padding-top:11px}

/* compliance band */
.cband{background:var(--bone);border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:clamp(34px,4.4vw,56px) 0}
.cband-in{display:flex;align-items:center;justify-content:center;gap:clamp(20px,3.4vw,46px);flex-wrap:wrap;text-align:center}
.cband img{width:clamp(150px,17vw,210px);height:auto}
.cband .ct{max-width:56ch;font-size:14px;line-height:1.72;color:rgba(0,0,0,.68);text-align:left}
.cband .cmarks{margin-top:10px;font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--mist)}
@media(max-width:820px){.cband .ct{text-align:center}}
@media(max-width:900px){.listings{grid-template-columns:1fr;max-width:520px;margin:0 auto}}

/* --- QC fixes --- */
.note{font-size:14.5px}
.foot-legal{font-size:14px;line-height:1.75}
.foot-c a{min-height:40px;display:flex;align-items:center}
.inq-alt a{min-height:40px;display:inline-flex;align-items:center}
.brand{display:inline-block;padding:6px 0;min-height:44px}
.foot .brand{padding:8px 0}
.fstrip .fi{color:var(--mist)}
/* Testimonials heading was overflowing its 300px column and colliding with
   the quote glyph. Size it to fit the column and give the column room. */
.tst-panel{grid-template-columns:minmax(240px,340px) 1fr}
.tst-panel h2{font-size:clamp(26px,2.5vw,34px);line-height:1.14}
.tst-panel .qmark{line-height:1;margin-bottom:2px}
/* letter-spacing adds trailing space on the last glyph, pushing the label
   left of true centre; offset it so uppercase pills sit centred */
.btn{text-indent:.14em}
@media(max-width:1050px){
  .tst-panel{grid-template-columns:1fr}
  .tst-panel h2{font-size:clamp(26px,5.4vw,34px)}
  .tst-panel .qmark{margin-top:6px}
}

/* ---- Jill Burlington Team brand layer ---- */
:root{
  --ink:#2B2320; --ink-deep:#171110; --mist:#6B5F5A; --mist-lt:#8C807A;
  --bone:#FFFFFF; --paper:#FBF8F6; --line:rgba(45,30,25,.15);
  --brand:#7D3A31; --brand-dp:#5E2A23;
}
p{color:rgba(23,17,16,.74)}
.btn{border-color:var(--brand);color:var(--brand)}
.btn:hover{background:var(--brand);color:#fff}
.btn-light{border-color:rgba(255,255,255,.75);color:#fff}
.btn-light:hover{background:#fff;color:var(--ink-deep)}
.eyebrow{color:var(--brand)}
.eyebrow.on-dark{color:rgba(255,255,255,.85)}
.nav.stuck{background:#FBF8F6}
.qnav button:hover{background:var(--brand);border-color:var(--brand)}
.nb-list button.on{color:var(--brand)}
.nb-list button .dash{background:var(--brand)}
.pstep .num{color:rgba(125,58,49,.34)}
.lc .status{color:#fff;background:var(--brand);border-color:var(--brand)}
.lc .status.pending{background:var(--ink-deep);border-color:var(--ink-deep)}
.submit-btn:hover{background:#fff;color:var(--ink-deep)}

/* logo lockup in the nav / footer */
.brand{display:inline-flex;align-items:center;min-height:52px;padding:4px 0}
.brand img{height:clamp(40px,4.2vw,54px);width:auto;display:block}
.brand .lg-dark{display:none}
.nav.stuck .brand .lg-light{display:none}
.nav.stuck .brand .lg-dark{display:block}
.foot .brand img{height:60px}
.mobile-nav .mn-logo{margin-bottom:10px}
.mobile-nav .mn-logo img{height:56px;width:auto}

/* page hero for interior pages */
.pgh{position:relative;min-height:clamp(360px,46vh,480px);display:flex;align-items:flex-end;overflow:hidden;background:var(--ink-deep)}
.pgh>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.pgh .pgh-scrim{position:absolute;inset:0;background:linear-gradient(180deg,rgba(23,17,16,.72) 0%,rgba(23,17,16,.42) 45%,rgba(23,17,16,.78) 100%)}
.pgh.plain .pgh-scrim{background:linear-gradient(140deg,#231A17 0%,#3A2823 48%,#7D3A31 140%)}
.pgh-in{position:relative;z-index:2;width:100%;padding:0 0 clamp(34px,5vw,64px)}
.pgh h1{color:#fff;font-size:clamp(34px,6vw,74px);line-height:1.04;text-transform:uppercase;letter-spacing:.02em;font-weight:300}
.pgh .pgh-k{color:rgba(255,255,255,.82);font-size:11px;letter-spacing:.22em;text-transform:uppercase;margin-bottom:18px}
.pgh .pgh-s{color:rgba(255,255,255,.86);margin-top:18px;max-width:60ch;font-size:clamp(15px,1.3vw,17.5px)}

/* team cards */
.tgrid{display:grid;grid-template-columns:repeat(4,1fr);gap:clamp(18px,2.4vw,30px)}
.tcard{background:var(--bone);border:1px solid var(--line);display:flex;flex-direction:column}
.tcard .tph{aspect-ratio:1/1;overflow:hidden;background:#EFE9E6}
.tcard .tph img{width:100%;height:100%;object-fit:cover;transition:transform .9s var(--ease)}
.tcard:hover .tph img{transform:scale(1.04)}
.tcard .tbd{padding:clamp(20px,2.2vw,28px);display:flex;flex-direction:column;gap:9px;flex:1}
.tcard h3{font-size:clamp(19px,1.7vw,23px);text-transform:none;letter-spacing:.01em;color:var(--ink-deep)}
.tcard .trole{font-size:12px;letter-spacing:.13em;text-transform:uppercase;color:var(--brand)}
.tcard .tcon{margin-top:auto;padding-top:14px;border-top:1px solid var(--line);display:flex;flex-direction:column;gap:8px;font-size:14px}
.tcard .tcon a{display:inline-flex;align-items:center;min-height:40px;color:rgba(23,17,16,.76);overflow-wrap:anywhere}
.tcard .tcon a:hover{color:var(--brand)}
@media(max-width:1050px){.tgrid{grid-template-columns:repeat(2,1fr)}}
@media(max-width:560px){.tgrid{grid-template-columns:1fr;max-width:420px;margin:0 auto}}

/* agent split rows */
.asplit{display:grid;grid-template-columns:minmax(260px,420px) 1fr;gap:clamp(28px,4vw,64px);align-items:center}
.asplit.flip{grid-template-columns:1fr minmax(260px,420px)}
.asplit .aph img{width:100%;aspect-ratio:1/1;object-fit:cover}
.asplit h2{text-align:left}
.asplit .arole{font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:var(--brand);margin-bottom:14px}
.asplit p+p{margin-top:15px}
.asplit .alinks{margin-top:26px;display:flex;gap:14px;flex-wrap:wrap}
@media(max-width:900px){.asplit,.asplit.flip{grid-template-columns:1fr}.asplit .aph{max-width:380px}.asplit.flip .aph{order:-1}}

/* neighborhood grid */
.hgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(18px,2.4vw,30px)}
.hcard{background:var(--bone);border:1px solid var(--line);display:flex;flex-direction:column}
.hcard .hph{aspect-ratio:4/3;overflow:hidden}
.hcard .hph img{width:100%;height:100%;object-fit:cover;transition:transform .9s var(--ease)}
.hcard:hover .hph img{transform:scale(1.05)}
.hcard .hbd{padding:clamp(20px,2.2vw,28px)}
.hcard h3{color:var(--ink-deep);margin-bottom:12px;font-size:clamp(17px,1.5vw,21px)}
.hcard p{font-size:14.5px}
@media(max-width:980px){.hgrid{grid-template-columns:repeat(2,1fr)}}
@media(max-width:620px){.hgrid{grid-template-columns:1fr;max-width:460px;margin:0 auto}}

/* reviews grid */
.rgrid{columns:3;column-gap:clamp(18px,2.4vw,30px)}
.rq{break-inside:avoid;background:var(--bone);border:1px solid var(--line);padding:clamp(22px,2.4vw,32px);margin-bottom:clamp(18px,2.4vw,30px)}
.rq .rqm{font-family:var(--serif);font-size:44px;line-height:.6;color:rgba(125,58,49,.3)}
.rq p{margin-top:16px;font-size:15px;line-height:1.7}
.rq .rqa{margin-top:18px;font-size:11.5px;letter-spacing:.16em;text-transform:uppercase;color:var(--brand)}
@media(max-width:980px){.rgrid{columns:2}}
@media(max-width:620px){.rgrid{columns:1}}

/* stat rail (production by year) */
.yrail{display:grid;grid-template-columns:repeat(6,1fr);gap:1px;background:var(--line);border:1px solid var(--line)}
.yrail div{background:var(--paper);padding:clamp(18px,2vw,28px);text-align:center}
.yrail .yy{font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--mist)}
.yrail .yv{font-family:var(--serif);font-size:clamp(22px,2.4vw,32px);color:var(--ink-deep);margin-top:10px}
@media(max-width:900px){.yrail{grid-template-columns:repeat(3,1fr)}}
@media(max-width:480px){.yrail{grid-template-columns:repeat(2,1fr)}}

/* contact detail cards */
.cgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(18px,2.4vw,30px)}
.ccard{background:var(--bone);border:1px solid var(--line);padding:clamp(24px,2.6vw,34px)}
.ccard h3{color:var(--ink-deep);margin-bottom:14px;font-size:19px}
.ccard a,.ccard p{font-size:15px;line-height:1.75;overflow-wrap:anywhere}
.ccard a{display:inline-flex;align-items:center;min-height:40px;color:var(--brand)}
@media(max-width:900px){.cgrid{grid-template-columns:1fr}}

/* misc */
.sec-dark{background:var(--ink-deep);color:#fff}
.sec-dark h1,.sec-dark h2,.sec-dark h3{color:#fff}
.sec-dark p{color:rgba(255,255,255,.76)}
.sec-dark .s-head .lede{color:rgba(255,255,255,.76)}
.inq input,.inq select,.inq textarea{min-height:48px}
.form-note{margin-top:16px;font-size:13px;color:rgba(255,255,255,.5)}
.split-cta{display:flex;gap:14px;flex-wrap:wrap;justify-content:center;margin-top:34px}
.mstats .k{color:var(--brand)}
.burger{align-items:center}
@media(max-width:640px){
  .wordmark .w1,.wordmark .w2{font-size:clamp(40px,12vw,62px)}
  .wordmark .w2{margin-left:0}
  .wordmark .w3{font-size:19px;line-height:1.3;margin-right:0;margin-top:.5em;letter-spacing:.12em}
  .hero-inner{padding-top:96px}
}
.hero-strip .hs-v a{display:inline-flex;align-items:center;min-height:44px}
.note a{display:inline-flex;align-items:center;min-height:44px}
.asplit p a,.ccard p a{min-height:44px;display:inline-flex;align-items:center}