/* Ashley Ingle v2: editorial luxury layout (wide display caps, taupe band, image tiles, carousels). */
:root{--ink:#141414;--ink2:#3b3632;--mute:#6b625a;--taupe:#7B6A5B;--taupe-l:#C9BCAE;--sand:#F7F4EF;--line:#E2DBD2;--white:#fff;
--disp:'Syncopate',sans-serif;--body:'Jost',sans-serif;--serif:'Cormorant Garamond',serif;--pvh:0px;--wrap:1320px}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{font-family:var(--body);font-size:17px;line-height:1.7;color:var(--ink2);background:#fff;font-weight:400;overflow-x:hidden}
img,video,iframe{display:block;max-width:100%}
a{color:inherit}
h1,h2,h3{font-family:var(--disp);font-weight:400;text-transform:uppercase;color:var(--ink);line-height:1.18;letter-spacing:.02em}
h1+p,h2+p,h2+.sub{margin-top:20px}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 clamp(20px,4vw,56px)}
.sec{padding:clamp(72px,9vw,128px) 0}
.sand{background:var(--sand)}
.center{text-align:center}
.h2{font-size:clamp(1.3rem,3.1vw,2.55rem)}
.sub{font-family:var(--body);text-transform:uppercase;letter-spacing:.3em;font-size:.875rem;color:var(--ink);font-weight:500;line-height:1.7}
.lede{max-width:760px;margin:26px auto 0;font-size:1.06rem;color:var(--ink2)}
.rule{height:1px;background:var(--line);margin:44px auto 0;max-width:var(--wrap)}
.btn{display:inline-flex;align-items:center;justify-content:center;min-height:48px;padding:12px 26px;font-family:var(--body);text-transform:uppercase;letter-spacing:.2em;font-size:.8125rem;font-weight:500;text-decoration:none;border:1px solid var(--ink);color:var(--ink);background:transparent;transition:background .3s,color .3s,border-color .3s;cursor:pointer}
.btn:hover{background:var(--ink);color:#fff}
.btn-w{border-color:#fff;color:#fff}.btn-w:hover{background:#fff;color:var(--ink)}
.btn-ws{background:#fff;border-color:#fff;color:var(--ink)}.btn-ws:hover{background:transparent;color:#fff}
.btn-row{display:flex;gap:18px;flex-wrap:wrap;justify-content:center;margin-top:34px}

/* preview banner */
.pv-banner{position:fixed;top:0;left:0;right:0;z-index:80;background:#141414;color:#eee;font-size:.8125rem;display:flex;gap:14px;align-items:center;justify-content:center;flex-wrap:wrap;padding:8px 14px;text-align:center;line-height:1.4}
.pv-cta{color:#141414;background:#E9DFD3;padding:6px 14px;text-decoration:none;font-weight:600;letter-spacing:.04em;min-height:32px;display:inline-flex;align-items:center}

/* header */
.hdr{position:fixed;left:0;right:0;top:var(--pvh);z-index:60;color:#fff;transition:background .4s,color .4s,box-shadow .4s}
.hdr::before{content:"";position:absolute;inset:0 0 -40px;background:linear-gradient(rgba(0,0,0,.42),rgba(0,0,0,0));pointer-events:none;transition:opacity .4s}
.hdr.solid{background:#fff;color:var(--ink);box-shadow:0 1px 0 var(--line)}
.hdr.solid::before{opacity:0}
.hdr-in{position:relative;display:flex;align-items:center;justify-content:space-between;gap:24px;padding:20px clamp(18px,3.4vw,52px);max-width:1720px;margin:0 auto;transition:padding .4s}
.hdr.solid .hdr-in{padding-top:14px;padding-bottom:14px}
.logo{display:flex;flex-direction:column;text-decoration:none;color:inherit;line-height:1;flex:0 0 auto}
.logo .l1{font-family:var(--disp);font-size:clamp(1.05rem,1.55vw,1.45rem);letter-spacing:.08em;text-transform:uppercase;white-space:nowrap}
.logo .l2{font-size:.8125rem;letter-spacing:.34em;text-transform:uppercase;margin-top:9px;opacity:.9;white-space:nowrap}
.nav{display:flex;align-items:center;gap:clamp(18px,2.2vw,38px)}
.nav>a,.dd>button{font-family:var(--body);font-size:.8125rem;text-transform:uppercase;letter-spacing:.24em;text-decoration:none;color:inherit;background:none;border:0;cursor:pointer;padding:10px 0;display:inline-flex;align-items:center;gap:8px;white-space:nowrap;position:relative}
.nav>a::after,.dd>button::after{content:"";position:absolute;left:0;right:0;bottom:4px;height:1px;background:currentColor;transform:scaleX(0);transform-origin:left;transition:transform .35s}
.nav>a:hover::after,.nav>a.on::after,.dd:hover>button::after,.dd.on>button::after{transform:scaleX(1)}
.dd{position:relative}
.dd svg{width:10px;height:10px;transition:transform .3s}
.dd:hover svg,.dd:focus-within svg{transform:rotate(180deg)}
.dd-menu{position:absolute;top:100%;left:-22px;min-width:240px;background:#fff;color:var(--ink);padding:14px 0;box-shadow:0 18px 40px rgba(0,0,0,.12);opacity:0;visibility:hidden;transform:translateY(8px);transition:all .3s}
.dd:hover .dd-menu,.dd:focus-within .dd-menu{opacity:1;visibility:visible;transform:none}
.dd-menu a{display:block;padding:10px 22px;text-decoration:none;font-size:.8125rem;text-transform:uppercase;letter-spacing:.2em}
.dd-menu a:hover{background:var(--sand)}
.burger{width:48px;height:48px;background:none;border:0;cursor:pointer;color:inherit;display:flex;flex-direction:column;justify-content:center;align-items:flex-end;gap:7px;flex:0 0 auto}
.burger span{display:block;height:1.5px;background:currentColor;transition:width .3s}
.burger span:nth-child(1){width:32px}.burger span:nth-child(2){width:24px}.burger span:nth-child(3){width:32px}
.burger:hover span:nth-child(2){width:32px}
@media(max-width:1180px){.nav{display:none}}

/* overlay menu */
.menu{position:fixed;inset:0;z-index:90;background:#141414;color:#fff;display:grid;grid-template-columns:1.2fr 1fr;opacity:0;visibility:hidden;transition:opacity .45s,visibility .45s}
.menu.open{opacity:1;visibility:visible}
.menu-x{position:absolute;top:22px;right:clamp(18px,3.4vw,52px);width:48px;height:48px;background:none;border:0;color:#fff;font-size:2.2rem;cursor:pointer;line-height:1}
.menu-l{padding:clamp(90px,12vh,140px) clamp(24px,6vw,96px);display:flex;flex-direction:column;gap:6px;overflow:auto}
.menu-l a{font-family:var(--disp);text-transform:uppercase;font-size:clamp(1.1rem,2.6vw,2rem);text-decoration:none;letter-spacing:.04em;padding:8px 0;opacity:0;transform:translateY(16px);transition:opacity .5s,transform .5s,color .3s;color:#fff}
.menu.open .menu-l a{opacity:1;transform:none}
.menu-l a:hover{color:var(--taupe-l)}
.menu-r{background:url(../images/hero_video_poster.jpg) center/cover;position:relative}
.menu-r::after{content:"";position:absolute;inset:0;background:rgba(20,20,20,.55)}
.menu-c{position:absolute;left:clamp(24px,4vw,64px);bottom:clamp(30px,6vh,64px);z-index:2;font-size:.95rem;line-height:1.9}
.menu-c a{text-decoration:none;display:block}
.menu-c .k{font-size:.8125rem;letter-spacing:.3em;text-transform:uppercase;opacity:.75;margin-bottom:6px}
@media(max-width:860px){.menu{grid-template-columns:1fr}.menu-r{display:none}}

/* hero */
.hero{position:relative;height:100vh;height:100svh;min-height:600px;overflow:hidden;background:#2b2724;color:#fff}
.hero video,.hero .poster{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero video{z-index:1}.hero .poster{z-index:0}
.hero-scrim{position:absolute;inset:0;z-index:2;background:linear-gradient(90deg,rgba(14,12,10,.72) 0%,rgba(14,12,10,.42) 42%,rgba(14,12,10,.08) 75%),linear-gradient(180deg,rgba(0,0,0,.35) 0%,rgba(0,0,0,0) 30%,rgba(0,0,0,.35) 100%)}
.hero-in{position:absolute;z-index:3;left:0;right:0;bottom:clamp(70px,12vh,130px);max-width:1720px;margin:0 auto;padding:0 clamp(20px,5vw,80px)}
.hero-in>*{max-width:760px}
.hero-eyebrow{font-size:.8125rem;letter-spacing:.3em;text-transform:uppercase;opacity:.95}
.hero h1{color:#fff;font-size:clamp(1.55rem,3.6vw,3.3rem);letter-spacing:.04em;line-height:1.25;margin-top:20px}
.hero-sub{margin-top:22px;font-size:clamp(1rem,1.25vw,1.15rem);line-height:1.65;max-width:600px}
.hero-cta{display:flex;flex-wrap:wrap;gap:14px;margin-top:34px}
.hero-cta .btn{min-height:54px;padding:14px 30px}
.hero-trust{list-style:none;display:flex;flex-wrap:wrap;gap:10px 30px;margin-top:30px;font-size:.9375rem;opacity:.95}
.hero-trust li{position:relative}
.hero-trust li+li::before{content:"";position:absolute;left:-15px;top:50%;width:1px;height:14px;margin-top:-7px;background:rgba(255,255,255,.5)}
.hero-trust b{font-family:var(--disp);font-weight:400;margin-right:6px}
.hero-trust a{text-decoration:none;border-bottom:1px solid rgba(255,255,255,.6);display:inline-block;min-height:40px;line-height:40px;margin-top:-10px}
@media(max-width:700px){.hero-scrim{background:linear-gradient(180deg,rgba(0,0,0,.4) 0%,rgba(0,0,0,.25) 35%,rgba(10,9,8,.82) 100%)}
.hero-in{bottom:56px}.hero-cta{flex-direction:column}.hero-cta .btn{width:100%}.hero-trust{gap:6px 26px}.cue{display:none}}
/* sticky mobile CTA bar (home) */
.mbar{display:none}
@media(max-width:760px){.mbar{display:grid;grid-template-columns:1fr 1fr;position:fixed;left:0;right:0;bottom:0;z-index:70;background:#141414;transform:translateY(100%);transition:transform .35s;padding-bottom:env(safe-area-inset-bottom)}
.mbar.show{transform:none}.mbar a{display:flex;align-items:center;justify-content:center;min-height:56px;color:#fff;text-decoration:none;font-size:.8125rem;letter-spacing:.22em;text-transform:uppercase;text-indent:.22em}
.mbar a.on{background:#E9DFD3;color:#141414}.has-mbar .foot{padding-bottom:110px}}
.cue{position:absolute;z-index:3;left:50%;bottom:22px;width:1px;height:44px;background:rgba(255,255,255,.35);overflow:hidden}
.cue::after{content:"";position:absolute;left:0;top:-44px;width:1px;height:44px;background:#fff;animation:cue 2.2s infinite}
@keyframes cue{to{top:44px}}

/* inner page hero */
.phero{position:relative;height:72vh;min-height:460px;max-height:760px;overflow:hidden;color:#fff;background:#2b2724}
.phero img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transform:scale(1.06);animation:kb 14s ease-out forwards}
@keyframes kb{to{transform:scale(1)}}
.phero::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.38),rgba(0,0,0,.2) 45%,rgba(0,0,0,.55))}
.phero-in{position:absolute;z-index:2;left:0;right:0;bottom:clamp(56px,10vh,110px);text-align:center;padding:0 20px}
.phero h1{color:#fff;font-size:clamp(1.5rem,4.4vw,3.6rem);letter-spacing:.06em}
.phero p{margin-top:20px;font-size:.875rem;letter-spacing:.3em;text-transform:uppercase}

/* proven results */
.results{background:var(--taupe);color:#fff;text-align:center;padding:clamp(72px,8vw,110px) 0}
.results h2{color:#fff}
.results .sub{color:#fff;margin-top:22px}
.results .sub+.sub{margin-top:4px}
.results .lede{color:#fff;opacity:.96}
.stats{display:grid;grid-template-columns:repeat(4,1fr);gap:24px;margin-top:64px}
.stat .n{font-family:var(--disp);font-size:clamp(2rem,3.2vw,2.75rem);line-height:1;color:#fff}
.stat .l{margin-top:16px;font-size:1rem;line-height:1.5}
@media(max-width:820px){.stats{grid-template-columns:repeat(2,1fr);row-gap:48px}}

/* image tiles */
.tiles{display:grid;grid-template-columns:repeat(3,1fr);background:#fff;gap:1px}
.tile{position:relative;height:clamp(340px,52vh,560px);overflow:hidden;display:block;text-decoration:none;color:#fff;background:#2b2724}
.tile img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform 1.4s cubic-bezier(.2,.7,.2,1)}
.tile::after{content:"";position:absolute;inset:0;background:rgba(20,18,16,.42);transition:background .5s}
.tile:hover img{transform:scale(1.07)}
.tile:hover::after{background:rgba(20,18,16,.58)}
.tile-in{position:absolute;z-index:2;inset:0;display:flex;flex-direction:column;align-items:center;justify-content:center;text-align:center;padding:20px}
.tile h3{color:#fff;font-size:clamp(1.05rem,1.8vw,1.55rem);letter-spacing:.14em}
.tile .more{margin-top:18px;font-size:.8125rem;letter-spacing:.3em;text-transform:uppercase;opacity:0;transform:translateY(10px);transition:all .45s}
.tile:hover .more,.tile:focus .more{opacity:1;transform:none}
@media(max-width:820px){.tiles{grid-template-columns:1fr}.tile{height:300px}.tile .more{opacity:1;transform:none}}

/* about split */
.split{display:grid;grid-template-columns:1fr 1.1fr;margin-top:56px;align-items:stretch}
.split-img{position:relative;min-height:560px;overflow:hidden;background:var(--taupe-l)}
.split-img img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:50% 18%}
.split-txt{background:var(--sand);padding:clamp(36px,5vw,72px);display:flex;flex-direction:column;justify-content:center}
.split-txt p+p{margin-top:20px}
.split-txt .kick{font-family:var(--disp);text-transform:uppercase;font-size:1.05rem;color:var(--ink);letter-spacing:.06em;margin-bottom:22px;line-height:1.5}
.split-txt .sfoot{border-top:1px solid var(--line);margin-top:34px;padding-top:30px}
@media(max-width:900px){.split{grid-template-columns:1fr}.split-img{min-height:0;aspect-ratio:4/5}}

/* text marquee */
.mq{border-top:1px solid var(--line);border-bottom:1px solid var(--line);overflow:hidden;padding:30px 0;background:#fff}
.mq-track{display:flex;width:max-content;animation:mq 46s linear infinite}
.mq:hover .mq-track{animation-play-state:paused}
.mq span{font-family:var(--disp);text-transform:uppercase;font-size:clamp(.95rem,1.5vw,1.25rem);letter-spacing:.14em;color:#766d64;padding:0 38px;white-space:nowrap;border-right:1px solid var(--line)}
@keyframes mq{to{transform:translateX(-50%)}}

/* pull quote */
.pq{max-width:900px;margin:0 auto;text-align:center}
.pq blockquote{font-family:var(--serif);font-style:italic;font-weight:400;font-size:clamp(1.4rem,2.5vw,2.05rem);line-height:1.5;color:var(--ink)}
.pq cite{display:block;margin-top:26px;font-style:normal;font-size:.875rem;letter-spacing:.3em;text-transform:uppercase;color:var(--mute)}

/* carousel */
.car{position:relative;margin-top:56px}
.car-track{display:flex;gap:28px;overflow-x:auto;scroll-snap-type:x mandatory;scroll-behavior:smooth;scrollbar-width:none;padding:0 max(20px,calc((100vw - 1000px)/2))}
.car-track::-webkit-scrollbar{display:none}
.lcard{position:relative;flex:0 0 min(1000px,86vw);aspect-ratio:16/9;overflow:hidden;scroll-snap-align:center;background:#2b2724;color:#fff}
.lcard img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform 1.4s}
.lcard:hover img{transform:scale(1.04)}
.lcard::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,0) 45%,rgba(0,0,0,.72))}
.tag{position:absolute;z-index:2;top:0;left:24px;background:rgba(20,20,20,.72);color:#fff;font-size:.9375rem;padding:6px 14px;line-height:1.3}
.tag.sold{background:#7B6A5B}
.lc-in{position:absolute;z-index:2;left:clamp(18px,2.4vw,28px);right:20px;bottom:clamp(18px,2.4vw,30px)}
.lc-in h3{color:#fff;font-size:clamp(1rem,1.7vw,1.45rem);letter-spacing:.06em}
.lc-in .meta{margin-top:8px;font-size:1rem}
.lc-in .price{margin-top:12px;font-family:var(--disp);text-transform:uppercase;font-size:clamp(.9rem,1.2vw,1.1rem);letter-spacing:.08em}
.car-ctl{max-width:1000px;margin:34px auto 0;padding:0 20px;display:flex;align-items:center;justify-content:space-between;gap:20px}
.arrows{display:flex;gap:12px}
.arr{width:48px;height:48px;border:0;background:none;cursor:pointer;color:var(--ink);display:flex;align-items:center;justify-content:center;transition:transform .3s}
.arr:hover{transform:scale(1.15)}
.arr svg{width:22px;height:22px}
@media(max-width:700px){.lcard{aspect-ratio:4/5}.lcard img{object-position:50% 50%}}

/* feature band */
.band{position:relative;min-height:clamp(440px,70vh,720px);overflow:hidden;display:flex;align-items:center;justify-content:center;color:#fff;background:#3a332d}
.band img{position:absolute;inset:-6% 0;width:100%;height:112%;object-fit:cover;will-change:transform}
.band::after{content:"";position:absolute;inset:0;background:rgba(18,16,14,.5)}
.band-in{position:relative;z-index:2;max-width:980px;text-align:center;padding:60px 24px}
.band-in .sub{color:#fff}
.band-in p.big{margin-top:24px;font-family:var(--serif);font-style:italic;font-size:clamp(1.35rem,2.4vw,2rem);line-height:1.5}
.band-in h2{color:#fff}

/* communities */
.comm{position:relative;margin-top:56px}
.comm-track{display:flex;overflow-x:auto;scroll-snap-type:x mandatory;scroll-behavior:smooth;scrollbar-width:none;gap:4px}
.comm-track::-webkit-scrollbar{display:none}
.ctile{position:relative;flex:0 0 calc((100% - 8px)/3);aspect-ratio:4/5;max-height:640px;overflow:hidden;scroll-snap-align:start;color:#fff;text-decoration:none;background:#2b2724}
.ctile img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform 1.4s}
.ctile::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,0) 50%,rgba(0,0,0,.62))}
.ctile:hover img{transform:scale(1.06)}
.ctile h3{position:absolute;z-index:2;left:0;right:0;bottom:34px;text-align:center;color:#fff;font-size:clamp(1.05rem,2vw,1.75rem);letter-spacing:.06em}
.ctile .cnt{position:absolute;z-index:2;top:22px;left:24px;font-size:.8125rem;letter-spacing:.3em}
.comm .arr{position:absolute;top:50%;transform:translateY(-50%);z-index:3;background:rgba(255,255,255,.9)}
.comm .arr:hover{transform:translateY(-50%) scale(1.08)}
.comm .prev{left:16px}.comm .next{right:16px}
@media(max-width:900px){.ctile{flex-basis:78vw}}

/* instagram */
.ig-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px;margin-top:52px}
.ig-grid iframe{width:100%;height:600px;border:0;background:#fff;border:1px solid var(--line)}
@media(max-width:900px){.ig-grid{display:flex;overflow-x:auto;scroll-snap-type:x mandatory;gap:14px}.ig-grid iframe{flex:0 0 86%;scroll-snap-align:center;height:560px}}

/* work with */
.work{position:relative;padding:clamp(110px,14vw,190px) 0;color:#fff;text-align:center;overflow:hidden;background:#3a332d}
.work img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.work::after{content:"";position:absolute;inset:0;background:rgba(18,16,14,.55)}
.work .wrap{position:relative;z-index:2}
.work h2{color:#fff;font-size:clamp(1.5rem,4vw,3.3rem);letter-spacing:.06em}
.work .sub{color:#fff;margin-top:22px}
.work p.lede{color:#fff}

/* stay updated */
.stay{background:var(--sand);border-bottom:1px solid var(--line)}
.stay-in{display:grid;grid-template-columns:auto 1fr auto;gap:clamp(24px,4vw,60px);align-items:center;padding:36px 0}
.stay h2{font-size:clamp(1.05rem,1.6vw,1.35rem);line-height:1.3}
@media(max-width:820px){.stay-in{grid-template-columns:1fr;text-align:center}.stay-in .btn{justify-self:center}}

/* footer */
.foot{background:#fff;padding:80px 0 40px;color:var(--ink2)}
.f-brand{font-family:var(--disp);text-transform:uppercase;color:var(--ink);font-size:1.15rem;letter-spacing:.08em;line-height:1.3}
.f-brand small{display:block;font-family:var(--body);font-size:.8125rem;letter-spacing:.32em;margin-top:8px;color:var(--mute)}
.f-cols{display:flex;gap:clamp(36px,6vw,90px);flex-wrap:wrap;margin-top:54px}
.f-cols h4{font-family:var(--disp);font-weight:400;text-transform:uppercase;color:var(--ink);font-size:1.05rem;letter-spacing:.06em;margin-bottom:18px}
.f-cols a,.f-cols span{display:block;color:var(--mute);text-decoration:none;line-height:1.9}
.f-cols a{border-bottom:1px solid var(--line);width:max-content;max-width:100%}
.f-nav{display:flex;justify-content:space-between;align-items:center;gap:24px;flex-wrap:wrap;margin-top:56px}
.f-nav nav{display:flex;flex-wrap:wrap;gap:10px 44px}
.f-nav nav a{text-decoration:none;font-size:.8125rem;text-transform:uppercase;letter-spacing:.26em;color:var(--ink);padding:8px 0}
.f-soc a{display:inline-flex;width:44px;height:44px;align-items:center;justify-content:center;color:var(--ink)}
.f-soc svg{width:18px;height:18px}
.f-legal{margin-top:50px;font-size:.9375rem;line-height:1.8}
.f-legal a{color:var(--ink);text-decoration:none;border-bottom:1px solid var(--line)}
.f-legal .trec a{display:inline-block;margin-bottom:4px}
.f-legal p+p{margin-top:16px}
.f-small{font-size:.8125rem;color:var(--mute);line-height:1.8}
.f-bot{border-top:1px solid var(--line);margin-top:44px;padding-top:24px;display:flex;justify-content:space-between;gap:16px;flex-wrap:wrap;font-size:.875rem;color:var(--mute)}

/* forms */
.formcard{background:#fff;padding:clamp(28px,4vw,52px);border:1px solid var(--line)}
.sand .formcard{border-color:#fff}
.lead-form{display:grid;gap:22px}
.lead-form .f2{display:grid;grid-template-columns:1fr 1fr;gap:22px}
.lead-form label{display:block;font-size:.8125rem;letter-spacing:.22em;text-transform:uppercase;color:var(--ink);margin-bottom:8px;font-weight:500}
.lead-form input,.lead-form select,.lead-form textarea{width:100%;font:inherit;font-size:1rem;color:var(--ink);background:transparent;border:0;border-bottom:1px solid #b9b0a6;padding:10px 0;border-radius:0;min-height:46px;outline:none;transition:border-color .3s}
.lead-form textarea{min-height:110px;resize:vertical}
.lead-form input:focus,.lead-form select:focus,.lead-form textarea:focus{border-color:var(--ink)}
.lead-form .honey{position:absolute;left:-9999px;width:1px;height:1px;opacity:0}
.chips{display:flex;flex-wrap:wrap;gap:10px}
.chips label{margin:0;cursor:pointer}
.chips input{position:absolute;opacity:0;width:1px;height:1px}
.chips span{display:inline-flex;align-items:center;min-height:44px;padding:8px 16px;border:1px solid #b9b0a6;font-size:.875rem;letter-spacing:.08em;text-transform:none;color:var(--ink2);transition:all .25s}
.chips input:checked+span{background:var(--ink);border-color:var(--ink);color:#fff}
.chips input:focus-visible+span{outline:2px solid var(--taupe);outline-offset:2px}
.submit-btn{justify-self:start;min-height:52px;padding:14px 34px;background:var(--ink);color:#fff;border:1px solid var(--ink);font:inherit;font-size:.8125rem;letter-spacing:.24em;text-transform:uppercase;cursor:pointer;transition:all .3s}
.submit-btn:hover{background:transparent;color:var(--ink)}
.form-msg{font-size:.95rem;color:var(--ink);min-height:1.4em}
.fine{font-size:.875rem;color:var(--mute)}
@media(max-width:620px){.lead-form .f2{grid-template-columns:1fr}}

/* two col layouts */
.two{display:grid;grid-template-columns:1fr 1.05fr;gap:clamp(36px,6vw,90px);align-items:start}
.two .h2{font-size:clamp(1.25rem,2.4vw,2rem)}
.pts{margin-top:34px;display:grid;gap:26px}
.pts h3{font-size:.95rem;letter-spacing:.1em}
.pts p{margin-top:8px}
@media(max-width:900px){.two{grid-template-columns:1fr}}

/* steps on taupe */
.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:36px;margin-top:60px;text-align:left}
.step{border-top:1px solid rgba(255,255,255,.5);padding-top:24px}
.step .no{font-family:var(--disp);font-size:1.6rem;color:#fff}
.step h3{color:#fff;font-size:.95rem;letter-spacing:.1em;margin-top:16px}
.step p{margin-top:10px;color:#fff;font-size:1rem;line-height:1.65}
@media(max-width:900px){.steps{grid-template-columns:1fr 1fr}}
@media(max-width:560px){.steps{grid-template-columns:1fr}}

/* faq */
.faq{max-width:900px;margin:50px auto 0;border-top:1px solid var(--line)}
.faq details{border-bottom:1px solid var(--line)}
.faq summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;align-items:center;gap:20px;padding:24px 0;font-family:var(--disp);text-transform:uppercase;font-size:.95rem;letter-spacing:.06em;color:var(--ink);min-height:48px}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";font-family:var(--body);font-size:1.6rem;line-height:1;transition:transform .3s}
.faq details[open] summary::after{transform:rotate(45deg)}
.faq details p{padding:0 0 26px;max-width:72ch}

/* properties grid */
.filters{display:flex;justify-content:center;gap:10px;flex-wrap:wrap;margin-top:40px}
.filters button{min-height:44px;padding:8px 20px;border:1px solid #b9b0a6;background:transparent;font:inherit;font-size:.8125rem;letter-spacing:.22em;text-transform:uppercase;color:var(--ink);cursor:pointer;transition:all .25s}
.filters button.on{background:var(--ink);color:#fff;border-color:var(--ink)}
.pgrid{display:grid;grid-template-columns:repeat(2,1fr);gap:34px;margin-top:48px}
.pcard{display:block;text-decoration:none;color:inherit}
.pcard .ph{position:relative;aspect-ratio:3/2;overflow:hidden;background:#2b2724}
.pcard .ph img{width:100%;height:100%;object-fit:cover;transition:transform 1.4s}
.pcard:hover .ph img{transform:scale(1.05)}
.pcard h3{margin-top:22px;font-size:1.05rem;letter-spacing:.06em}
.pcard .city{margin-top:4px;color:var(--mute)}
.pcard .row{display:flex;justify-content:space-between;gap:12px;flex-wrap:wrap;margin-top:12px;padding-top:12px;border-top:1px solid var(--line);font-size:1rem}
.pcard .row b{font-weight:500;color:var(--ink)}
.pcard.hide{display:none}
@media(max-width:760px){.pgrid{grid-template-columns:1fr}}
.notes{display:grid;grid-template-columns:1fr 1fr;gap:4px;margin-top:80px}
.note{position:relative;padding:clamp(48px,6vw,80px) clamp(28px,4vw,56px);color:#fff;overflow:hidden;background:#3a332d;min-height:340px;display:flex;flex-direction:column;justify-content:flex-end}
.note img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.note::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(18,16,14,.35),rgba(18,16,14,.78))}
.note>*:not(img){position:relative;z-index:2}
.note h3{color:#fff;font-size:clamp(1.05rem,1.8vw,1.4rem);letter-spacing:.06em}
.note p{margin-top:12px}
.note .sub{color:#fff;margin:0 0 14px}
.note .btn{align-self:flex-start;margin-top:24px}
@media(max-width:760px){.notes{grid-template-columns:1fr}}

/* neighborhoods rows */
.nrow{display:grid;grid-template-columns:1.15fr 1fr;align-items:center;gap:0;margin-top:70px}
.nrow:nth-child(even) .nimg{order:2}
.nimg{aspect-ratio:3/2;overflow:hidden;background:#2b2724}
.nimg img{width:100%;height:100%;object-fit:cover;transition:transform 1.4s}
.nrow:hover .nimg img{transform:scale(1.04)}
.ntxt{padding:clamp(28px,5vw,72px)}
.ntxt .no{font-size:.8125rem;letter-spacing:.3em;color:var(--mute)}
.ntxt h2{font-size:clamp(1.3rem,2.6vw,2.2rem);margin-top:14px}
.ntxt p{margin-top:18px}
.ntxt .btn{margin-top:26px}
@media(max-width:860px){.nrow{grid-template-columns:1fr}.nrow:nth-child(even) .nimg{order:0}.ntxt{padding:28px 0 0}}

/* review feature */
.rcard{max-width:980px;margin:0 auto;text-align:center;padding:clamp(40px,6vw,80px) clamp(24px,5vw,80px);background:#fff;border:1px solid var(--line)}
.rcard .stars{color:var(--taupe);letter-spacing:.3em;font-size:1.1rem}
.rcard blockquote{margin-top:24px;font-family:var(--serif);font-style:italic;font-size:clamp(1.3rem,2.2vw,1.8rem);line-height:1.55;color:var(--ink)}
.rcard cite{display:block;margin-top:28px;font-style:normal;font-family:var(--disp);text-transform:uppercase;font-size:.95rem;letter-spacing:.08em;color:var(--ink)}
.rcard .who{margin-top:6px;font-size:.875rem;letter-spacing:.24em;text-transform:uppercase;color:var(--mute)}

/* contact */
.cinfo{display:grid;gap:30px;margin-top:36px}
.cinfo h3{font-size:.875rem;letter-spacing:.14em}
.cinfo p{margin-top:8px}
.cinfo a{text-decoration:none;border-bottom:1px solid var(--line)}
.map{margin-top:0;height:420px;filter:grayscale(.85) contrast(1.05)}
.map iframe{width:100%;height:100%;border:0}

/* reveal */
.rv{opacity:0;transform:translateY(34px);transition:opacity 1s cubic-bezier(.2,.7,.2,1),transform 1s cubic-bezier(.2,.7,.2,1)}
.rv.in{opacity:1;transform:none}
.rv.d1{transition-delay:.12s}.rv.d2{transition-delay:.24s}.rv.d3{transition-delay:.36s}
@media(prefers-reduced-motion:reduce){.rv{opacity:1;transform:none;transition:none}.mq-track,.phero img{animation:none}.cue::after{animation:none}.hero video{display:none}}
:focus-visible{outline:2px solid var(--taupe);outline-offset:3px}
.skip{position:absolute;left:-9999px}.skip:focus{left:12px;top:12px;z-index:100;background:#fff;padding:10px 14px}
@media(max-width:600px){.sub{letter-spacing:.2em;font-size:.8125rem}.hero .role{letter-spacing:.22em}.split-txt{padding:30px 22px}}
/* mobile audit fixes */
.btn{text-indent:.2em}.submit-btn{text-indent:.24em}
.pv-cta{min-height:40px}
.skip{min-height:44px;display:inline-flex;align-items:center}
.logo{min-height:44px;justify-content:center}
.f-cols a{min-height:40px;display:flex;align-items:center}
.f-nav nav a{padding:12px 0;min-height:44px;display:inline-flex;align-items:center}
.f-legal a{display:inline-block;min-height:40px;line-height:40px}
.f-small{font-size:.875rem}
.cinfo a{display:inline-block;min-height:40px;line-height:40px}
@media(max-width:700px){.hero-trust li:last-child{flex-basis:100%}.hero-trust li:last-child::before{display:none}}
/* v14: team, sold grid, featured listing, reviews */
.f-logo{display:block;width:220px;height:auto;margin-bottom:6px}
.pgrid.g3{grid-template-columns:repeat(3,1fr);gap:30px}
.pgrid.g3 .pcard h3{font-size:.95rem}
.pgrid.g3 .pcard .row{font-size:.9375rem}
@media(max-width:1000px){.pgrid.g3{grid-template-columns:repeat(2,1fr)}}
@media(max-width:640px){.pgrid.g3{grid-template-columns:1fr}}
.results h2.h2{color:#fff}
.tm-list{display:grid;gap:clamp(48px,6vw,90px);margin-top:64px}
.tm{display:grid;grid-template-columns:minmax(0,.8fr) minmax(0,1.2fr);gap:clamp(28px,5vw,72px);align-items:center}
.tm:nth-child(even) .tm-img{order:2}
.tm-img{aspect-ratio:4/5;overflow:hidden;background:#fff;border:1px solid var(--line)}
.tm-img img{width:100%;height:100%;object-fit:cover}
.tm-txt h2{font-size:clamp(1.25rem,2.4vw,1.9rem);margin:14px 0 22px}
.tm-txt p+p{margin-top:16px}
.tm-txt .sub{color:var(--taupe)}
.tq{margin-top:26px;padding:22px 0 0;border-top:1px solid var(--line);font-family:var(--serif);font-style:italic;font-size:1.2rem;line-height:1.55;color:var(--ink)}
.tq cite{display:block;margin-top:10px;font-family:var(--body);font-style:normal;font-size:.875rem;letter-spacing:.2em;text-transform:uppercase;color:var(--mute)}
.tm-c{display:flex;flex-wrap:wrap;gap:8px 28px;margin-top:28px;padding-top:22px;border-top:1px solid var(--line)}
.tm-c a{color:var(--ink);min-height:44px;display:inline-flex;align-items:center}
@media(max-width:820px){.tm{grid-template-columns:1fr}.tm:nth-child(even) .tm-img{order:0}.tm-img{max-width:420px}}
.rv-grid{columns:3 300px;column-gap:24px;margin-top:52px}
.rv-grid.three{margin-top:0}
.rv-card{break-inside:avoid;background:#fff;border:1px solid var(--line);padding:30px 28px;margin:0 0 24px;display:inline-block;width:100%}
.rv-card .stars{color:var(--taupe);letter-spacing:.25em;font-size:.95rem}
.rv-card blockquote{margin-top:14px;font-size:1rem;line-height:1.7;color:var(--ink2)}
.rv-card figcaption{margin-top:18px;font-size:.875rem;letter-spacing:.2em;text-transform:uppercase;color:var(--ink);font-weight:500}
.lhero{position:relative;min-height:88vh;display:flex;align-items:flex-end;color:#fff;background:#1d1a17;overflow:hidden}
.lhero>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.lhero::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(0,0,0,.66),rgba(0,0,0,.2) 65%),linear-gradient(0deg,rgba(0,0,0,.45),rgba(0,0,0,0) 50%)}
.lhero-in{position:relative;z-index:2;width:min(1240px,92vw);margin:0 auto;padding:0 0 clamp(48px,7vw,96px)}
.lhero h1{font-size:clamp(1.5rem,4vw,3.1rem);line-height:1.25;max-width:900px;margin-top:16px}
.lh-meta{margin-top:18px;font-size:1.06rem;letter-spacing:.06em}
.lcopy p{margin-top:20px}
.facts{background:var(--sand);padding:clamp(28px,4vw,48px);border:1px solid var(--line)}
.facts dl{display:grid;grid-template-columns:1fr 1fr;gap:22px 24px;margin:0}
.facts dt{font-size:.8125rem;letter-spacing:.22em;text-transform:uppercase;color:var(--mute)}
.facts dd{margin:6px 0 0;font-size:1.1rem;color:var(--ink)}
.vwrap{position:relative;aspect-ratio:16/9;margin-top:44px;background:#000}
.vwrap iframe{position:absolute;inset:0;width:100%;height:100%;border:0}
.gal{display:grid;grid-template-columns:repeat(4,1fr);gap:8px;margin-top:44px}
.gi{padding:0;border:0;background:#2b2724;cursor:zoom-in;aspect-ratio:3/2;overflow:hidden}
.gi img{width:100%;height:100%;object-fit:cover;transition:transform 1s}
.gi:hover img{transform:scale(1.05)}
.gi:first-child{grid-column:span 2;grid-row:span 2;aspect-ratio:auto}
@media(max-width:760px){.gal{grid-template-columns:repeat(2,1fr)}.gi:first-child{grid-column:span 2;grid-row:auto;aspect-ratio:3/2}}
.lb{position:fixed;inset:0;z-index:200;background:rgba(10,10,10,.94);display:none;align-items:center;justify-content:center}
.lb.on{display:flex}
.lb img{max-width:92vw;max-height:84vh;object-fit:contain}
.lb button{position:absolute;background:none;border:0;color:#fff;cursor:pointer;width:56px;height:56px;display:flex;align-items:center;justify-content:center}
.lb button svg{width:30px;height:30px}
.lb-x{top:14px;right:14px;font-size:2.4rem;line-height:1}
.lb-p{left:10px;top:50%;transform:translateY(-50%)}.lb-n{right:10px;top:50%;transform:translateY(-50%)}
.lb-c{position:absolute;bottom:18px;left:0;right:0;text-align:center;color:#fff;font-size:.9375rem;letter-spacing:.2em}
@media(max-width:900px){.facts dl{grid-template-columns:1fr 1fr}}
.lhero h1,.lhero .hero-eyebrow,.lh-meta{color:#fff}
.lhero h1{text-shadow:0 2px 24px rgba(0,0,0,.35)}
@media(min-width:821px){.tm:nth-child(even){grid-template-columns:minmax(0,1.2fr) minmax(0,.8fr)}}
@media(min-width:1001px){.pgrid.g3 .pcard:last-child:nth-child(3n+1){grid-column:2}}

/* v20 live: client signature logo in header, team logo in footer */
.logo-img{display:block;height:88px;width:auto;transition:height .4s}
.hdr.solid .logo-img{height:68px}
.f-logo{width:260px}
.bio-close{font-family:var(--serif);font-size:1.25rem;line-height:1.5;margin-top:18px}
@media (max-width:900px){.logo-img{height:62px}.hdr.solid .logo-img{height:56px}}
/* v22 full-photo split: whole headshot visible, smaller */
.split.split-photo{grid-template-columns:minmax(0,400px) 1fr;align-items:center;background:var(--sand)}
.split-img.photo-full{min-height:0;background:transparent;padding:clamp(20px,3vw,40px)}
.split-img.photo-full img{position:static;display:block;width:100%;height:auto;object-fit:contain}
.split.split-photo:has(.photo-sm){grid-template-columns:minmax(0,320px) 1fr;align-items:start}
.photo-sm{position:sticky;top:110px}
@media(max-width:900px){.split.split-photo,.split.split-photo:has(.photo-sm){grid-template-columns:1fr}.split-img.photo-full{aspect-ratio:auto;padding:28px 22px 0;position:static}.split-img.photo-full img{max-width:300px;margin:0 auto}.photo-sm img{max-width:260px}}

/* v23 three stats */
.stats{grid-template-columns:repeat(3,1fr)}
@media(max-width:820px){.stats{grid-template-columns:repeat(3,1fr);gap:16px;row-gap:16px}.stat .l{font-size:.875rem}}

/* v24 team home + team logo header */
.logo-img{height:72px}.hdr.solid .logo-img{height:58px}
@media (max-width:900px){.logo-img{height:50px}.hdr.solid .logo-img{height:44px}}
.hteam{display:grid;grid-template-columns:repeat(3,1fr);gap:32px;margin-top:8px}
.hm{text-decoration:none;color:var(--ink);text-align:center}
.hm-img{aspect-ratio:4/5;overflow:hidden;border:1px solid var(--line);background:#fff}
.hm-img img{width:100%;height:100%;object-fit:cover;transition:transform .6s}
.hm:hover .hm-img img{transform:scale(1.04)}
.hm h3{font-family:var(--disp);font-weight:400;font-size:1.35rem;margin-top:20px;text-transform:uppercase;letter-spacing:.04em}
.hm .sub{margin-top:6px}
@media(max-width:820px){.hteam{grid-template-columns:1fr;max-width:340px;margin-left:auto;margin-right:auto}}
.bio-sig{display:block;width:220px;height:auto;margin:0 0 18px}