/* Dominique Alexander, Russ Lyon Sothebys International Realty. Base: WLP luxury house style. */
:root{
  --ink:#1A1A1A; --ink-deep:#000000; --mist:#5A5A5A; --mist-lt:#8A8A8A;
  --bone:#FFFFFF; --paper:#F6F3ED; --line:rgba(0,0,0,.14); --line-lt:rgba(255,255,255,.3);
  --gold:#C0A16B; --gold-dark:#8A6A2F;
  --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,54px);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,.70)}
em{font-style:italic;color:var(--gold-dark)}
.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(--gold-dark)}
.eyebrow.on-dark{color:var(--gold)}

.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 buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;min-height:48px;padding:14px 30px;border:1px solid var(--ink-deep);font-size:12px;font-weight:500;letter-spacing:.14em;text-transform:uppercase;text-indent:.14em;transition:background .35s var(--ease),color .35s var(--ease)}
.btn:hover{background:var(--ink-deep);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)}
.btn-gold{border-color:var(--gold);color:var(--gold)}
.btn-gold:hover{background:var(--gold);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:var(--gold);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;display:inline-block;padding:6px 0;min-height:44px}
.brand .b1{display:block;font-size:clamp(17px,1.5vw,22px);letter-spacing:.03em}
.brand .b2{display:block;font-family:var(--ui);font-size:9px;letter-spacing:.38em;margin-top:6px;opacity:.85;text-transform:uppercase;color:var(--gold)}
.nav.stuck{background:var(--paper);box-shadow:0 1px 0 var(--line);padding:10px 0}
.nav.stuck a.n-link,.nav.stuck .brand{color:var(--ink-deep)}
.nav.stuck .brand .b2{color:var(--gold-dark)}
.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-deep)}

.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-deep);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.short{min-height:62svh}
.hero-bg{position:absolute;inset:0}
.hero-bg img{width:100%;height:100%;object-fit:cover;object-position:50% 55%}
.hero-scrim{position:absolute;inset:0;background:linear-gradient(180deg,rgba(10,9,7,.60) 0%,rgba(10,9,7,.30) 34%,rgba(10,9,7,.28) 62%,rgba(10,9,7,.66) 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:.9;letter-spacing:.02em;text-shadow:0 2px 40px rgba(0,0,0,.35)}
.wordmark .w1{display:block;font-size:clamp(42px,7.8vw,104px)}
.wordmark .w2{display:block;font-size:clamp(42px,7.8vw,104px);margin-left:clamp(20px,7vw,110px);margin-top:-.06em}
.wordmark .w3{display:block;font-family:var(--ui);font-weight:500;font-size:clamp(11px,1.15vw,14px);letter-spacing:.32em;margin-top:.5em;color:var(--gold)}
.hero-sub{color:rgba(255,255,255,.9);margin-top:18px;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,.35);background:rgba(0,0,0,.2);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;color:var(--gold)}
.hero-strip .hs-v{font-family:var(--serif);font-size:clamp(16px,1.6vw,20px);margin-top:10px;line-height:1.35}

/* scroll cue */
.scroll-cue{position:absolute;left:50%;bottom:28px;transform:translateX(-50%);z-index:2;display:flex;flex-direction:column;align-items:center;gap:8px;color:rgba(255,255,255,.75);font-size:10px;letter-spacing:.28em;text-transform:uppercase;font-family:var(--ui)}
.scroll-cue::after{content:'';width:1px;height:34px;background:linear-gradient(180deg,var(--gold),transparent);animation:cuemove 1.8s ease-in-out infinite}
@keyframes cuemove{0%{opacity:0;transform:translateY(0)}50%{opacity:1}100%{opacity:0;transform:translateY(14px)}}
@media(prefers-reduced-motion:reduce){.scroll-cue::after{animation:none;opacity:.7}}

/* page hero (inner pages) */
.phero{position:relative;min-height:52svh;display:flex;align-items:flex-end;overflow:hidden;background:#111}
.phero-inner{position:relative;z-index:2;padding:calc(var(--pvh) + 152px) 0 60px;text-align:center;width:100%}
.phero h1{color:#fff;font-family:var(--serif);font-weight:300;text-transform:uppercase;font-size:clamp(38px,6vw,72px);letter-spacing:.02em}
.phero .eyebrow{color:var(--gold);margin-bottom:14px}

/* generic sections */
.sec{padding:clamp(64px,8.5vw,124px) 0}
.sec-dark{background:var(--ink-deep);color:#fff}
.sec-dark h2{color:#fff}
.sec-dark p{color:rgba(255,255,255,.72)}
.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(18,16,13,.66)}
.sec-dark .s-head .lede{color:rgba(255,255,255,.68)}

/* about */
.about{display:grid;grid-template-columns:1fr minmax(300px,380px) 1fr;gap:clamp(24px,3.4vw,52px);align-items:center}
.about-l{font-family:var(--serif);font-style:italic;font-size:clamp(21px,2.2vw,30px);line-height:1.32;color:var(--ink-deep)}
.about-l .src{display:block;margin-top:18px;font-family:var(--ui);font-style:normal;font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--gold-dark)}
.about-photo img{width:100%;aspect-ratio:4/5;object-fit:cover;background:var(--paper);display:block}
.about-dre{text-align:center;margin-top:18px;font-size:12.5px;letter-spacing:.1em;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(18,15,10,.52)}
.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(32px,4.8vw,66px);line-height:1;color:var(--gold)}
.band-in .v{margin-top:16px;font-size:11.5px;letter-spacing:.14em;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(3,1fr);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;position:relative;background:#e7e2d8}
.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-img.noimg{display:flex;align-items:center;justify-content:center}
.lc-img.noimg span{font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--mist-lt)}
.lc-body{padding:clamp(22px,2.2vw,28px);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 .status.sold{color:var(--gold-dark);border-color:var(--gold)}
.lc .price{font-family:var(--serif);font-size:clamp(20px,1.9vw,25px);color:var(--ink-deep)}
.lc .addr{font-family:var(--serif);font-size:clamp(16px,1.5vw,19px);color:var(--ink-deep);line-height:1.36}
.lc .meta{font-size:13px;color:var(--mist-lt)}
.lc .mls{font-size:12px;color:var(--mist-lt);border-top:1px solid var(--line);margin-top:6px;padding-top:11px}
.note{margin-top:22px;font-size:14.5px;color:var(--mist-lt);text-align:center}
@media(max-width:980px){.listings{grid-template-columns:repeat(2,1fr)}}
@media(max-width:620px){.listings{grid-template-columns:1fr;max-width:480px;margin:0 auto}}

/* sold table */
.stbl{width:100%;border-collapse:collapse;font-size:14.5px}
.stbl th{text-align:left;font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--mist);padding:12px 14px;border-bottom:1px solid var(--ink-deep)}
.stbl td{padding:15px 14px;border-bottom:1px solid var(--line)}
.stbl tr:hover td{background:rgba(192,161,107,.06)}
.stbl .p{font-family:var(--serif);color:var(--ink-deep)}
.sec-dark .stbl .p{color:var(--gold)}
.sec-dark .stbl th{color:var(--gold);border-bottom-color:rgba(255,255,255,.4)}
.sec-dark .stbl td{border-bottom-color:rgba(255,255,255,.14)}
.sec-dark .stbl tr:hover td{background:rgba(192,161,107,.1)}
.stbl-wrap{overflow-x:auto}
@media(max-width:700px){.stbl{font-size:13px}.stbl th,.stbl td{padding:10px 8px}}

/* service tiles */
.tiles{display:grid;grid-template-columns:repeat(3,1fr);gap:0}
.tile{position:relative;min-height:clamp(340px,38vw,460px);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(18,15,10,.5);transition:background .5s}
.tile:hover .tscrim{background:rgba(18,15,10,.6)}
.tile .ti{position:relative;z-index:2}
.tile .tk{font-size:11px;letter-spacing:.2em;text-transform:uppercase;opacity:.92;color:var(--gold)}
.tile .th{font-family:var(--serif);font-weight:300;font-size:clamp(24px,2.8vw,36px);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}
@media(max-width:1050px){.tiles{grid-template-columns:1fr}}

/* reviews marquee */
.rev-wrap{position:relative;overflow:hidden}
.rev-wrap::before,.rev-wrap::after{content:"";position:absolute;top:0;bottom:0;width:min(120px,10vw);z-index:3;pointer-events:none}
.rev-wrap::before{left:0;background:linear-gradient(90deg,var(--ink-deep),rgba(18,16,13,0))}
.rev-wrap::after{right:0;background:linear-gradient(270deg,var(--ink-deep),rgba(18,16,13,0))}
.rmask{overflow:hidden;width:100%}
.rmask+.rmask{margin-top:20px}
.rtrack{display:flex;gap:20px;width:max-content;animation:rscroll 52s linear infinite}
.rmask.rev .rtrack{animation-direction:reverse;animation-duration:60s}
.rmask:hover .rtrack{animation-play-state:paused}
@keyframes rscroll{from{transform:translateX(0)}to{transform:translateX(-50%)}}
@media(prefers-reduced-motion:reduce){.rtrack{animation:none}}
.rcard{flex:0 0 auto;width:min(380px,80vw);background:#1c1a16;border:1px solid rgba(255,255,255,.14);padding:26px 28px;display:flex;flex-direction:column;gap:14px}
.rcard .stars{color:var(--gold);font-size:14px;letter-spacing:.14em}
.rcard p{color:rgba(255,255,255,.86);font-size:14.5px;line-height:1.6}
.rcard .who{font-size:12px;letter-spacing:.1em;text-transform:uppercase;color:var(--gold)}
.rcard .src{font-size:11.5px;color:rgba(255,255,255,.5)}

/* 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,.1)}
.nb-cap h3{margin-bottom:10px;color:var(--ink-deep)}
.nb-list{display:flex;flex-direction:column}
.nb-list button{background:none;border:0;text-align:left;font-family:var(--serif);font-size:clamp(20px,2.4vw,30px);text-transform:uppercase;letter-spacing:.03em;padding:12px 0;color:rgba(18,16,13,.38);cursor:pointer;display:flex;align-items:center;gap:16px;transition:color .35s}
.nb-list button .dash{width:0;height:1px;background:var(--gold-dark);transition:width .35s var(--ease)}
.nb-list button.on{color:var(--ink-deep)}
.nb-list button.on .dash{width:34px}
@media(max-width:1050px){.nb{grid-template-columns:1fr}.nb-cap{max-width:100%;margin-top:0}}

/* commitments / credential grid */
.cred{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--line);border:1px solid var(--line)}
.credi{background:var(--paper);padding:clamp(24px,2.6vw,36px)}
.credi .num{font-family:var(--serif);font-size:34px;color:var(--gold);line-height:1}
.credi h3{margin:14px 0 12px;color:var(--ink-deep)}
.credi p{font-size:14.5px}
@media(max-width:1050px){.cred{grid-template-columns:1fr 1fr}}
@media(max-width:560px){.cred{grid-template-columns:1fr}}

/* press */
.press{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.pcard{border:1px solid var(--line);padding:26px;display:flex;flex-direction:column;gap:12px;background:var(--bone)}
.pcard .pdate{font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--gold-dark)}
.pcard h3{font-size:17px;color:var(--ink-deep)}
.pcard a{font-size:12px;letter-spacing:.1em;text-transform:uppercase;color:var(--mist);border-bottom:1px solid var(--line);align-self:flex-start;padding-bottom:2px}
@media(max-width:900px){.press{grid-template-columns:1fr}}

/* 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(52px,5vw,64px);height:auto}
.cband .ct{max-width:62ch;font-size:14px;line-height:1.72;color:rgba(18,16,13,.68);text-align:left}
.cband .cmarks{margin-top:10px;font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--mist)}
@media(max-width:820px){.cband .ct{text-align:center}}

/* contact CTA / 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}

/* contact form section */
.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;min-width:0}
.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:var(--gold)}
.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:var(--gold);color:var(--ink-deep);border-color:var(--gold)}
.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:10px 0;min-height:44px;display:inline-flex;align-items:center;overflow-wrap:anywhere;box-sizing:border-box}
.form-msg{font-size:13px;color:var(--gold);min-height:18px}
.honey{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}
@media(max-width:1050px){.inq{grid-template-columns:1fr}.inq-img{min-height:280px}}
@media(max-width:560px){.inq .f2{grid-template-columns:1fr}}

/* office / contact info blocks */
.info{display:grid;grid-template-columns:repeat(3,1fr);gap:34px;text-align:center}
.info h3{color:var(--ink-deep)}
.info p{margin-top:8px}
.info a{color:var(--gold-dark);border-bottom:1px solid var(--line);display:inline-flex;align-items:center;justify-content:center;min-height:44px;padding:4px 0}
@media(max-width:900px){.info{grid-template-columns:1fr}}

/* 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(16px,1.6vw,20px);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(--gold-dark)}
.faq details[open] summary::after{content:"\2013"}
.faq details p{padding:0 0 22px;font-size:15px;max-width:74ch}
.faq details p a{display:inline-flex;align-items:center;min-height:44px}

/* 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;color:var(--gold)}
.foot-c{display:flex;flex-direction:column;gap:11px;font-size:14px;color:rgba(255,255,255,.7)}
.foot-c a{min-height:40px;display:flex;align-items:center;overflow-wrap:anywhere}
.foot-c a:hover{color:#fff}
.foot-social{display:flex;gap:12px;margin-top:6px}
.foot-social a{width:40px;height:40px;min-height:40px;display:flex;align-items:center;justify-content:center;border:1px solid rgba(255,255,255,.28);border-radius:50%;transition:background .3s var(--ease),border-color .3s var(--ease)}
.foot-social a:hover{background:rgba(255,255,255,.12);border-color:var(--gold)}
.foot-social svg{width:17px;height:17px;fill:rgba(255,255,255,.82);display:block}
.foot-social a:hover svg{fill:var(--gold)}
.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:14px;line-height:1.75;color:rgba(255,255,255,.5)}

@media(max-width:1050px){
  .about{grid-template-columns:1fr;text-align:center}
  .about-l{max-width:44ch;margin:0 auto}
  .about-photo{max-width:340px;margin:0 auto}
  .about-r{max-width:62ch;margin:0 auto}
  .band-in{grid-template-columns:repeat(2,1fr);gap:34px 20px}
  .cred{grid-template-columns:1fr 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(10,9,7,.64) 0%,rgba(10,9,7,.36) 40%,rgba(10,9,7,.7) 100%)}
}
@media(max-width:560px){
  .band-in{grid-template-columns:1fr;gap:30px}
  .foot-top{grid-template-columns:1fr}
  .cred{grid-template-columns:1fr}
}

input,textarea,select{min-width:0;max-width:100%}

/* hero CTAs — gold ghost buttons */
.hero-cta{display:flex;flex-wrap:wrap;gap:14px;justify-content:center;margin-top:clamp(26px,3.4vw,40px)}
.hero-cta .btn{min-width:210px}
.btn-agency{background:var(--gold);border-color:var(--gold);color:var(--ink-deep)}
.btn-agency:hover{background:var(--ink-deep);border-color:var(--ink-deep);color:#fff}
.btn-agency-out{background:transparent;border-color:#fff;color:#fff}
.btn-agency-out:hover{background:#fff;color:#000}
@media(max-width:520px){.hero-cta{flex-direction:column;align-items:stretch}.hero-cta .btn{width:100%;min-width:0}}
/* hero background video */
.hero-bg video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
/* v5: hero legibility over motion video + mobile spacing */
.hero-scrim{background:linear-gradient(180deg,rgba(8,8,8,.72) 0%,rgba(8,8,8,.42) 30%,rgba(8,8,8,.46) 60%,rgba(8,8,8,.78) 100%)}
.hero h1,.hero .hero-kicker,.hero-sub{text-shadow:0 2px 22px rgba(0,0,0,.55)}
.hero .hero-kicker{color:#E4C989}
@media(max-width:900px){
  .hero-inner{padding-top:150px}
  .hero-scrim{background:linear-gradient(180deg,rgba(8,8,8,.80) 0%,rgba(8,8,8,.48) 35%,rgba(8,8,8,.82) 100%)}
}
.hero .wordmark .w1,.hero .wordmark .w2,.hero .wordmark .w3{text-shadow:0 2px 22px rgba(0,0,0,.6)}
.hero .wordmark .w3{color:#E4C989}
@media(max-width:900px){.hero-inner{padding-top:210px}}

/* about-2col: 2-col about layout (photo + copy) used on about.html — dedicated
   class instead of an inline style override, so the mobile @media rule below
   actually wins at narrow widths (inline style beats @media at every width). */
.about-2col{grid-template-columns:minmax(280px,360px) 1fr}
@media(max-width:1050px){.about-2col{grid-template-columns:1fr}}

/* ============================================================
   DOMINIQUE ALEXANDER THEME
   Deep Earth #453828 / Quiet White #F3ECE2 (client brand book)
   Type: Archivo (wide) display, Figtree text
   ============================================================ */
:root{
  --ink:#241C13; --ink-deep:#17110B; --mist:#6E6154; --mist-lt:#8C7F70;
  --bone:#FAF6F0; --paper:#F3ECE2; --earth:#453828; --earth-d:#2E251A;
  --line:rgba(69,56,40,.16); --line-lt:rgba(243,236,226,.28);
  --gold:#CBB89C; --gold-dark:#5E4A31;
  --ui:'Figtree',system-ui,-apple-system,sans-serif;
  --serif:'Archivo',system-ui,sans-serif;
}
body{background:var(--paper);font-size:16.5px;letter-spacing:.002em}
h1,h2,h3,.serif{font-family:var(--serif);font-variation-settings:'wdth' 118;font-weight:400}
h2{letter-spacing:.10em;font-size:clamp(25px,3.5vw,44px);line-height:1.16}
h3{letter-spacing:.10em;font-weight:500}
p{color:rgba(36,28,19,.74)}
.lede{color:rgba(36,28,19,.80)}
em{font-style:normal;color:var(--gold-dark)}
.eyebrow{letter-spacing:.30em;font-weight:600;font-size:10.5px}
.eyebrow.on-dark{color:var(--gold)}

/* buttons */
.btn{border-color:var(--ink-deep);font-family:var(--serif);font-variation-settings:'wdth' 112;letter-spacing:.18em;text-indent:.18em;font-size:11.5px}
.btn:hover{background:var(--earth);border-color:var(--earth);color:var(--paper)}
.btn-solid-l{background:var(--paper);border:1px solid var(--paper);color:var(--ink-deep);display:inline-flex;align-items:center;justify-content:center;min-height:48px;padding:14px 30px;font-family:var(--serif);font-size:11.5px;letter-spacing:.18em;text-indent:.18em;text-transform:uppercase;transition:background .35s var(--ease),color .35s var(--ease)}
.btn-solid-l:hover{background:transparent;color:var(--paper)}
.btn-gold{border-color:var(--gold);color:var(--gold)}
.btn-gold:hover{background:var(--gold);color:var(--ink-deep)}
.sec-dark .btn{border-color:var(--line-lt);color:var(--paper)}
.sec-dark .btn:hover{background:var(--paper);color:var(--ink-deep)}

/* preview banner */
.pv-banner{background:var(--ink-deep);color:#fff}
.pv-cta{background:var(--gold);color:#1A130B}
.pv-cta:hover{background:var(--paper)}

/* nav + logo lockup */
.brand{display:inline-flex;flex-direction:column;align-items:center;gap:8px;white-space:normal}
.brand .bl{height:clamp(15px,1.5vw,20px);width:auto;transition:opacity .3s}
.brand .bl-dark{display:none}
.brand .b2{font-family:var(--ui);font-size:9px;letter-spacing:.34em;text-transform:uppercase;color:var(--gold);opacity:.9}
.nav.stuck{background:var(--paper);box-shadow:0 1px 0 var(--line)}
.nav.stuck .bl-light{display:none}
.nav.stuck .bl-dark{display:block}
.nav.stuck .brand .b2{color:var(--gold-dark)}
.nav a.n-link{font-family:var(--serif);font-variation-settings:'wdth' 112;font-size:11.5px;letter-spacing:.20em}
.nav a.n-link.on{opacity:1;text-decoration:underline;text-underline-offset:7px;text-decoration-thickness:1px}
.mn-tel{font-size:15px;opacity:.7}

/* hero */
.hero-eyebrow{font-family:var(--serif);font-variation-settings:'wdth' 118;font-size:11px;letter-spacing:.42em;text-transform:uppercase;color:var(--gold);margin-bottom:clamp(18px,2.4vw,30px)}
.hero-name{font-family:var(--serif);font-variation-settings:'wdth' 118;font-weight:300;text-transform:uppercase;letter-spacing:.13em;font-size:clamp(30px,6.2vw,80px);line-height:1.06;color:#fff}
.hero-role{margin-top:clamp(16px,2vw,24px);font-size:12px;letter-spacing:.24em;text-transform:uppercase;color:rgba(255,255,255,.82)}
.hero-sub{margin-top:14px;color:rgba(255,255,255,.88);max-width:46ch;font-size:clamp(15px,1.4vw,18px)}
.hero-inner .hero-cta{margin-top:clamp(26px,3.4vw,40px)}
.hero-scrim{background:linear-gradient(180deg,rgba(23,17,11,.62) 0%,rgba(23,17,11,.30) 38%,rgba(23,17,11,.78) 100%)}
.hero,.phero{background:var(--ink-deep)}
.hero-strip{border-color:rgba(243,236,226,.30);background:rgba(23,17,11,.42)}
.hero-strip .hs-k{font-family:var(--serif);font-variation-settings:'wdth' 118;font-size:clamp(19px,2vw,27px);letter-spacing:.04em;text-transform:none;color:var(--paper);opacity:1}
.hero-strip .hs-v{font-family:var(--ui);font-size:12px;letter-spacing:.14em;text-transform:uppercase;margin-top:8px;color:rgba(243,236,226,.72);line-height:1.5}
.phero-sub{margin-top:16px;color:rgba(255,255,255,.86);max-width:52ch;font-size:clamp(15px,1.35vw,17.5px)}
.phero h1{font-family:var(--serif);font-variation-settings:'wdth' 118;font-weight:300;text-transform:uppercase;letter-spacing:.11em}

/* sections */
.sec-bone{background:var(--bone)}
.sec-dark{background:var(--earth);color:var(--paper)}
.sec-dark p,.sec-dark .lede{color:rgba(243,236,226,.78)}
.sec-dark h2,.sec-dark h3{color:var(--paper)}
.sec-dark .credi{border-color:var(--line-lt)}
.sec-dark .num{color:var(--gold)}
.credi .num{font-family:var(--serif);font-variation-settings:'wdth' 118}

/* about */
.about-l .serif{font-variation-settings:'wdth' 105;font-weight:300;text-transform:none;letter-spacing:.01em;line-height:1.44}
.about-dre{font-size:10.5px;letter-spacing:.20em;text-transform:uppercase;color:var(--mist)}

/* image band */
.band-img .bscrim{background:linear-gradient(180deg,rgba(23,17,11,.42),rgba(23,17,11,.80))}
.band-in .k{font-family:var(--serif);font-variation-settings:'wdth' 118;color:var(--gold)}
.band-in .v{color:rgba(255,255,255,.90)}

/* listings */
.listings{gap:26px}
.listings.one{grid-template-columns:repeat(2,1fr)}
.lc{border-color:var(--line);background:#fff}
.lc-body{gap:8px}
.lc .price{font-variation-settings:'wdth' 118;letter-spacing:.05em}
.lc .addr{font-variation-settings:'wdth' 108;font-size:clamp(15px,1.3vw,17px);letter-spacing:.03em;text-transform:uppercase}
.lc .status.sold{color:var(--gold-dark);border-color:var(--gold-dark)}
.lc-note{padding:clamp(26px,3vw,40px);justify-content:center;background:var(--earth);border-color:var(--earth)}
.lc-note h3,.lc-note p{color:var(--paper)}
.lc-note p{color:rgba(243,236,226,.78);margin-top:12px}
.lc-note .eyebrow{color:var(--gold)}
.lc-note h3{margin-top:12px;text-transform:none;letter-spacing:.04em;font-variation-settings:'wdth' 108;line-height:1.34}
.lc-note .btn{margin-top:22px;align-self:flex-start;border-color:var(--line-lt);color:var(--paper)}
.lc-note .btn:hover{background:var(--paper);color:var(--ink-deep)}

/* areas index */
.aindex{display:grid;grid-template-columns:repeat(2,1fr);gap:0 clamp(30px,4vw,70px)}
.ai{display:flex;gap:18px;padding:clamp(18px,2vw,24px) 0;border-top:1px solid var(--line-lt)}
.ai-n{font-family:var(--serif);font-variation-settings:'wdth' 118;font-size:11px;letter-spacing:.14em;color:var(--gold);padding-top:5px;min-width:24px}
.ai h3{font-size:clamp(16px,1.5vw,20px);text-transform:uppercase;letter-spacing:.09em}
.ai p{margin-top:7px;font-size:14.5px;color:rgba(243,236,226,.70);line-height:1.6}

/* specialties */
.spec{display:flex;flex-wrap:wrap;gap:12px;justify-content:center}
.spec span{border:1px solid var(--line);padding:13px 22px;min-height:44px;display:inline-flex;align-items:center;font-family:var(--serif);font-variation-settings:'wdth' 112;font-size:11.5px;letter-spacing:.16em;text-transform:uppercase;color:var(--ink)}

/* closing bands */
.cband{background:var(--bone)}
.nlb{background:var(--earth-d);color:var(--paper);border-top:none}
.nlb h2,.nlb p{color:var(--paper)}
.nlb p{color:rgba(243,236,226,.80)}
.nlb .eyebrow.on-dark{color:var(--gold)}

/* inquiry */
.inq-body{background:var(--earth)}
.inq-body h2{color:var(--paper)}
.inq-body p{color:rgba(243,236,226,.80)}
.inq-body label{color:rgba(243,236,226,.80)}
.inq-body input,.inq-body textarea{background:rgba(243,236,226,.06);border-color:var(--line-lt);color:var(--paper)}
.inq-body input::placeholder,.inq-body textarea::placeholder{color:rgba(243,236,226,.42)}
.submit-btn{background:var(--paper);color:var(--ink-deep);font-family:var(--serif);font-variation-settings:'wdth' 112;letter-spacing:.18em;text-indent:.18em}
.submit-btn:hover{background:var(--gold);color:var(--ink-deep)}
.inq-alt a{color:var(--gold)}

/* footer */
.foot{background:var(--ink-deep);color:var(--paper)}
.foot-lockup{width:clamp(150px,15vw,190px);height:auto}
.foot h4{font-family:var(--serif);font-variation-settings:'wdth' 118;font-size:11px;letter-spacing:.24em;text-transform:uppercase;color:var(--gold)}
.foot-c a{color:rgba(243,236,226,.72);min-height:40px;display:inline-flex;align-items:center}
.foot-c a:hover{color:var(--paper)}
.foot-legal{color:rgba(243,236,226,.44)}
.foot-bot{color:rgba(243,236,226,.56)}

/* info row */
.info h3{letter-spacing:.16em;font-size:12px;color:var(--gold-dark)}
.info a{border-bottom:1px solid var(--line)}

@media(max-width:860px){
  .aindex{grid-template-columns:1fr}
  .listings.one{grid-template-columns:1fr}
}

/* --- fixes pass 1 --- */
.sec-dark .cred{background:var(--line-lt);border-color:var(--line-lt)}
.sec-dark .credi{background:var(--earth)}
.sec-dark .credi h3{color:var(--paper)}
.sec-dark .credi p{color:rgba(243,236,226,.76)}
/* no dead cells */
.cred:has(> .credi:nth-child(2):last-child){grid-template-columns:repeat(2,1fr)}
.cred:has(> .credi:nth-child(4):last-child){grid-template-columns:repeat(2,1fr)}
@media(max-width:1050px){.cred:has(> .credi:nth-child(2):last-child){grid-template-columns:1fr}}
.credi{display:flex;flex-direction:column}
.credi .btn{margin-top:auto}

/* --- fixes pass 2: hero type + mobile clearance --- */
.hero-sub{text-transform:none;letter-spacing:.01em;line-height:1.6}
.hero-role{overflow-wrap:anywhere}
@media(max-width:900px){
  .hero-inner{padding-top:214px;padding-bottom:34px}
  .phero{min-height:auto}
  .phero-inner{padding:214px 0 56px}
  .hero-name{font-size:clamp(27px,7.6vw,42px);letter-spacing:.06em}
  .phero h1{font-size:clamp(27px,7.8vw,42px);letter-spacing:.05em;overflow-wrap:anywhere}
  .hero-eyebrow{font-size:10px;letter-spacing:.24em}
  .hero-role{font-size:10.5px;letter-spacing:.14em}
  .hero-sub,.phero-sub{font-size:15px}
  .hero-cta{width:100%;flex-direction:column;align-items:stretch;gap:12px}
  .hero-cta .btn,.hero-cta .btn-solid-l{width:100%;min-width:0}
  .hero-strip{gap:16px}
  .hero-strip>div{width:100%}
  .spec span{font-size:11px;padding:12px 16px}
}

/* --- fixes pass 3: never use the padding shorthand on .wrap children --- */
.hero-inner{padding-left:var(--pad);padding-right:var(--pad)}
@media(max-width:900px){
  .phero-inner{padding:0;padding-top:206px;padding-bottom:54px}
  .hero-inner{padding-top:206px}
  .hero-eyebrow{letter-spacing:.18em}
}

/* --- fixes pass 4 --- */
@media(max-width:900px){
  .phero-inner{padding-left:var(--pad);padding-right:var(--pad);padding-top:222px}
}

/* --- fixes pass 5: accent numbers on light, hero line-height --- */
.credi .num{color:var(--gold-dark)}
.sec-dark .credi .num{color:var(--gold)}
.hero-name{line-height:1.14}
@media(max-width:900px){.hero-name,.phero h1{line-height:1.22}}

/* --- fixes pass 6: :has() column rules must not beat the phone breakpoint --- */
@media(max-width:560px){
  .cred:has(> .credi:nth-child(2):last-child),
  .cred:has(> .credi:nth-child(4):last-child){grid-template-columns:1fr}
}
@media(max-width:900px){.phero-inner{padding-top:252px}}

/* ============ PROPERTY PAGES (pass 7) ============ */
.sec-cream{background:var(--paper)}
.lc-link{color:inherit;display:flex}
.lc-link .lc-go{display:block;margin-top:12px;font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-dark);transition:opacity .3s}
.lc-link:hover .lc-go{opacity:.6}
.lc .status.active{color:#2F6B3F;border-color:#2F6B3F}
.s-more{margin-top:34px;text-align:center}
.phero-tall{min-height:76svh}

/* spec bar */
.pspec{background:var(--ink-deep);color:#fff;padding:34px 0}
.pspec-in{display:grid;grid-template-columns:repeat(5,1fr);gap:20px;text-align:center}
.pspec-in>div{display:flex;flex-direction:column;gap:8px;border-left:1px solid rgba(255,255,255,.16);padding:4px 10px}
.pspec-in>div:first-child{border-left:0}
.pspec .k{font-family:var(--serif);font-weight:300;font-size:clamp(20px,2.3vw,32px);line-height:1.1;color:var(--gold)}
.pspec .v{font-size:10.5px;letter-spacing:.18em;text-transform:uppercase;color:rgba(255,255,255,.66)}

/* narrative + agent card */
.pnar{display:grid;grid-template-columns:1.55fr .85fr;gap:clamp(32px,4.6vw,68px);align-items:start}
.pnar-l p{margin-top:18px;color:var(--mist);font-size:17px}
.pcard{background:var(--bone);border:1px solid var(--line);position:sticky;top:120px}
.pcard>img{width:100%;aspect-ratio:4/5;object-fit:cover;object-position:50% 22%;display:block}
.pcard-b{padding:26px 24px 28px;display:flex;flex-direction:column;gap:12px}
.pcard-b h3{font-family:var(--serif);font-weight:300;font-size:24px;color:var(--ink-deep)}
.pcard-r{font-size:13px;color:var(--mist);line-height:1.6}
.btn-full{width:100%}
.btn-ghost{border-color:var(--line);color:var(--ink)}
.pcard-n{font-size:12.5px;color:var(--mist-lt);line-height:1.6}

/* mosaic gallery */
.gmos{display:grid;grid-template-columns:repeat(4,1fr);gap:12px;margin-top:34px}
.gtile{border:0;padding:0;background:#e7e2d8;cursor:pointer;overflow:hidden;aspect-ratio:4/3;display:block;position:relative}
.gtile.g-wide{grid-column:span 2;aspect-ratio:8/3}
.gtile img{width:100%;height:100%;object-fit:cover;transition:transform .8s var(--ease),opacity .3s}
.gtile:hover img{transform:scale(1.06);opacity:.92}
.gtile:focus-visible{outline:2px solid var(--gold-dark);outline-offset:3px}

/* next property */
.nextp{display:flex;align-items:flex-end;justify-content:space-between;gap:28px;flex-wrap:wrap}
.nextp-a{display:flex;gap:12px;flex-wrap:wrap}

/* lightbox */
.lbox{position:fixed;inset:0;z-index:400;background:rgba(8,7,6,.95);display:none;align-items:center;justify-content:center}
.lbox.open{display:flex}
.lbox img{max-width:92vw;max-height:84vh;object-fit:contain;box-shadow:0 30px 90px rgba(0,0,0,.6)}
.lb-close,.lb-prev,.lb-next{position:absolute;background:transparent;border:0;color:#fff;cursor:pointer;line-height:1;padding:14px;min-width:52px;min-height:52px}
.lb-close{top:14px;right:16px;font-size:40px}
.lb-prev{left:8px;font-size:58px}
.lb-next{right:8px;font-size:58px}
.lb-close:hover,.lb-prev:hover,.lb-next:hover{color:var(--gold)}
.lb-count{position:absolute;bottom:22px;left:50%;transform:translateX(-50%);font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:rgba(255,255,255,.72)}
body.lb-lock{overflow:hidden}

@media(max-width:900px){
  .pnar{grid-template-columns:1fr}
  .pcard{position:static;max-width:520px}
  .gmos{grid-template-columns:repeat(2,1fr);gap:10px}
  .gtile.g-wide{grid-column:span 2;aspect-ratio:16/9}
  .pspec-in{grid-template-columns:repeat(3,1fr);gap:18px 10px}
  .pspec-in>div:nth-child(4){border-left:0}
  .phero-tall{min-height:62svh}
}
@media(max-width:560px){
  .pspec-in{grid-template-columns:repeat(2,1fr)}
  .pspec-in>div:nth-child(odd){border-left:0}
  .pspec-in>div:nth-child(4){border-left:1px solid rgba(255,255,255,.16)}
  .nextp{flex-direction:column;align-items:flex-start}
  .nextp-a .btn{width:100%}
  .lb-prev,.lb-next{font-size:42px}
}

/* pass 8 */
.band-in .k.k-sm{font-size:clamp(24px,2.7vw,40px);letter-spacing:.01em}

/* pass 9 - featured listing page */
.embed{position:relative}
.embed-ph{position:relative;aspect-ratio:16/9;overflow:hidden;background:#12100d}
.embed-ph img{width:100%;height:100%;object-fit:cover;filter:saturate(.85)}
.embed-scrim{position:absolute;inset:0;background:linear-gradient(180deg,rgba(18,16,13,.35),rgba(18,16,13,.72))}
.embed-c{position:absolute;inset:0;display:flex;flex-direction:column;align-items:center;justify-content:center;text-align:center;gap:10px;color:#F3ECE2}
.embed-c .play{width:74px;height:74px;border:1px solid rgba(243,236,226,.6);border-radius:50%;display:flex;align-items:center;justify-content:center;font-size:22px;margin-bottom:8px}
.embed-t{font-family:var(--serif);text-transform:uppercase;letter-spacing:.12em;font-size:15px}
.embed-s{font-size:13px;color:rgba(243,236,226,.62);letter-spacing:.04em}
.gtile.ph{position:relative;cursor:default}
.gtile.ph img{filter:saturate(.9)}
.ph-tag{position:absolute;left:12px;top:12px;background:rgba(18,16,13,.72);color:rgba(243,236,226,.9);font-size:10px;letter-spacing:.16em;text-transform:uppercase;padding:5px 9px}
.ph-note{font-size:13px;color:rgba(18,16,13,.55);border-left:2px solid var(--gold-dark);padding-left:14px;margin-top:18px}

/* pass 10 - hero video */
.hero-vid{position:absolute;inset:0;overflow:hidden}
.hero-vid .hv-poster{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero-vid .hv{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:0;transition:opacity 1.1s ease}
.hero-vid .hv.ready{opacity:1}
@media (prefers-reduced-motion:reduce){.hero-vid .hv{display:none}}

/* pass 11 - stat band alignment */
.band-in>div{display:flex;flex-direction:column;justify-content:flex-end;align-items:center}
.band-in .k{display:flex;align-items:flex-end;justify-content:center;min-height:clamp(40px,5vw,70px)}
.band-in .k.k-sm{white-space:nowrap;font-size:clamp(19px,2.6vw,38px)}
.band-in .v{margin-top:18px}
@media (max-width:560px){.band-in .k{min-height:0}.band-in .k.k-sm{font-size:clamp(24px,7vw,34px)}}

/* pass 13 - deeper scrim for bright interior hero footage */
.hero-scrim{background:linear-gradient(180deg,rgba(8,8,8,.80) 0%,rgba(8,8,8,.54) 32%,rgba(8,8,8,.56) 60%,rgba(8,8,8,.84) 100%)}

/* pass 14 - page hero clears banner plus nav */
@media(min-width:901px){.phero-inner{padding-top:178px}}

/* stat band, pass 13: the three stats read as randomly offset because each item
   carried its own .rv reveal with d1/d2 delays, so mid-scroll they sat at three
   different heights, and align-items:end pinned label bottoms instead of the
   numbers. Reveal the band as one block and align numbers on a shared baseline
   box so labels always start at the same y. [JK, 2026-09-13] */
.band-in>.rv{opacity:1!important;transform:none!important;transition:none!important}
.band-in,.band-in.band-in-3{align-items:start!important}
.band-in>div{justify-content:flex-start}
.band-in .k,.band-in.band-in-3 .k{min-height:clamp(42px,5vw,70px);display:flex;align-items:flex-end;justify-content:center}
.band-in .v{margin-top:18px;align-items:flex-start}
@media (max-width:560px){.band-in .k,.band-in.band-in-3 .k{min-height:0}}

/* pass 15 - featured listing: live tour embed, floor plan, fact list */
.tour-fr{width:100%;aspect-ratio:16/10;border:0;display:block;background:#12100d}
@media(max-width:700px){.tour-fr{aspect-ratio:3/4}}
.embed-note{margin-top:14px;text-align:center;font-size:13px;letter-spacing:.04em;color:rgba(69,56,40,.6)}
.sec-dark .embed-note{color:rgba(243,236,226,.6)}
.sec-dark .embed-note a{color:var(--gold)}
.fdl{margin-top:26px;border-top:1px solid rgba(69,56,40,.16)}
.fdl>div{display:flex;justify-content:space-between;gap:20px;padding:12px 0;border-bottom:1px solid rgba(69,56,40,.12)}
.fdl .k{font-family:var(--serif);text-transform:uppercase;letter-spacing:.12em;font-size:12px;color:var(--gold-dark)}
.fdl .v{font-size:14.5px;color:rgba(31,28,24,.82);text-align:right}
.fplan{background:#fff;border:1px solid rgba(69,56,40,.14);padding:18px}
.fplan img{width:100%;height:auto;display:block}

/* pass 16 - tour facade */
.tour-fc{position:relative;display:block;width:100%;aspect-ratio:16/10;border:0;padding:0;overflow:hidden;background:#12100d;cursor:pointer}
.tour-fc img{width:100%;height:100%;object-fit:cover;filter:saturate(.85)}
.tour-scrim{position:absolute;inset:0;background:linear-gradient(180deg,rgba(18,16,13,.42),rgba(18,16,13,.74))}
.tour-c{position:absolute;inset:0;display:flex;flex-direction:column;align-items:center;justify-content:center;text-align:center;gap:10px;color:#F3ECE2;padding:0 24px}
.tour-c .play{width:74px;height:74px;border:1px solid rgba(243,236,226,.6);border-radius:50%;display:flex;align-items:center;justify-content:center;font-size:24px;margin-bottom:6px}
.tour-fc:hover .play{background:rgba(243,236,226,.12)}
@media(max-width:700px){.tour-fc{aspect-ratio:4/3}}

/* pass 17 - agent card buttons read as buttons, not text links */
.pcard .btn{align-self:auto;border-bottom-width:1px;font-size:11.5px}
.pcard .btn-full{background:var(--earth);border-color:var(--earth);color:var(--paper)}
.pcard .btn-full:hover{background:transparent;border-color:var(--ink-deep);color:var(--ink-deep)}
.pcard .btn-ghost{background:transparent;border-color:var(--line);color:var(--ink)}
.pcard .btn-ghost:hover{background:var(--ink-deep);border-color:var(--ink-deep);color:var(--paper)}

/* pass 18 - credential stat band word marks */
.band-in .k.kw{font-size:clamp(21px,2.1vw,29px);line-height:1.15;letter-spacing:.02em}
.band-in .k{min-height:1.15em}

/* pass 19 - band items align to a common top line */
.band-in>div{align-self:start}
.band-in .k.kw{min-height:2.3em;display:flex;align-items:flex-start;justify-content:center}

/* pass 20 - mobile stat band breathing room */
@media (max-width:560px){
  .band-img{min-height:0;padding:56px 0}
  .band-in{gap:42px}
  .band-in .k.kw{min-height:0;font-size:clamp(26px,7.4vw,34px)}
  .band-in .v{margin-top:14px;line-height:1.5}
}

/* ================= pass 21 - ad landing page (lp.html) ================= */
.lp-nav{position:absolute;background:transparent;border-bottom:1px solid rgba(255,255,255,.16)}
.lp-nav.stuck{position:fixed;background:var(--paper);border-bottom-color:rgba(69,56,40,.12)}
.lp-nav-in{display:flex;align-items:center;justify-content:space-between;gap:20px}
.lp-tel{font-size:12.5px;letter-spacing:.16em;text-transform:uppercase;color:#fff;text-decoration:none;border:1px solid rgba(255,255,255,.45);padding:11px 20px;transition:.25s}
.lp-tel:hover{background:rgba(255,255,255,.14)}
.lp-nav.stuck .lp-tel{color:var(--earth);border-color:rgba(69,56,40,.35)}

.lphero{position:relative;overflow:hidden;padding:calc(var(--pvh,0px) + 132px) 0 84px;color:#fff}
.lphero .hero-scrim{background:linear-gradient(100deg,rgba(20,15,10,.86) 0%,rgba(20,15,10,.72) 48%,rgba(20,15,10,.58) 100%)}
.lphero-in{position:relative;z-index:3;display:grid;grid-template-columns:1.08fr .92fr;gap:clamp(34px,4.4vw,72px);align-items:center}
.lphero-copy h1{font-family:var(--serif);font-weight:300;font-size:clamp(34px,3.9vw,58px);line-height:1.08;letter-spacing:-.01em;margin:14px 0 0;color:#fff}
.lphero-sub{margin-top:20px;font-size:16.5px;line-height:1.65;color:rgba(255,255,255,.86);max-width:52ch}
.lpticks{list-style:none;margin:26px 0 0;padding:0;display:grid;gap:13px}
.lpticks li{position:relative;padding-left:30px;font-size:14.8px;line-height:1.55;color:rgba(255,255,255,.9)}
.lpticks li::before{content:"";position:absolute;left:0;top:8px;width:15px;height:8px;border-left:1.5px solid var(--gold);border-bottom:1.5px solid var(--gold);transform:rotate(-45deg)}
.lptrust{margin-top:30px;padding-top:24px;border-top:1px solid rgba(255,255,255,.2);display:flex;align-items:center;gap:15px}
.lptrust img{width:56px;height:56px;border-radius:50%;object-fit:cover;object-position:center 18%}
.lptrust div{display:flex;flex-direction:column;gap:3px}
.lptrust strong{font-size:14.5px;letter-spacing:.06em;text-transform:uppercase;font-weight:500}
.lptrust span{font-size:12.6px;color:rgba(255,255,255,.72)}

.lpform-card{background:var(--paper);color:var(--earth);padding:clamp(26px,2.4vw,38px);box-shadow:0 30px 70px rgba(15,11,7,.4)}
.lpform-card .eyebrow{color:var(--earth);opacity:.62}
.lpform-card h2{font-family:var(--serif);font-weight:300;font-size:clamp(26px,2.3vw,34px);margin:8px 0 0;line-height:1.1}
.lpform-sub{margin:10px 0 22px;font-size:14px;line-height:1.55;opacity:.78}
.lead-form{display:grid;gap:15px}
.lead-form label{display:block;font-size:11px;letter-spacing:.14em;text-transform:uppercase;margin-bottom:7px;opacity:.72}
.lead-form .opt{letter-spacing:.06em;text-transform:none;opacity:.7;font-size:10.5px}
.lead-form input,.lead-form select,.lead-form textarea{width:100%;background:#fff;border:1px solid rgba(69,56,40,.22);padding:13px 14px;font-family:var(--sans);font-size:15px;color:var(--earth);border-radius:0;-webkit-appearance:none;appearance:none}
.lead-form select{background-image:linear-gradient(45deg,transparent 50%,var(--earth) 50%),linear-gradient(135deg,var(--earth) 50%,transparent 50%);background-position:calc(100% - 19px) 21px,calc(100% - 13px) 21px;background-size:6px 6px,6px 6px;background-repeat:no-repeat}
.lead-form input:focus,.lead-form select:focus,.lead-form textarea:focus{outline:none;border-color:var(--earth);box-shadow:0 0 0 3px rgba(203,184,156,.32)}
.lead-form textarea{min-height:76px;resize:vertical}
.lead-form .f2{display:grid;grid-template-columns:1fr 1fr;gap:15px}
.lead-form .submit-btn{margin-top:4px;width:100%;background:var(--earth);color:var(--paper);border:none;padding:17px 20px;font-family:var(--sans);font-size:12.5px;letter-spacing:.17em;text-transform:uppercase;cursor:pointer;transition:.25s}
.lead-form .submit-btn:hover{background:#2f261a}
.lead-form .form-msg:not(:empty){margin-top:4px;font-size:14px;color:#3f6b45}
.form-fine{margin-top:2px;font-size:11.6px;line-height:1.5;opacity:.6;text-align:center}
.honey{position:absolute;left:-9999px;width:1px;height:1px;opacity:0}

.lpbar{background:var(--earth);color:var(--paper);padding:30px 0}
.lpbar-in{display:grid;grid-template-columns:repeat(4,1fr);gap:26px;text-align:center}
.lpbar-in>div{display:flex;flex-direction:column;gap:7px}
.lpbar strong{font-family:var(--serif);font-weight:300;font-size:clamp(19px,1.8vw,25px);color:var(--gold);line-height:1.15}
.lpbar span{font-size:11px;letter-spacing:.13em;text-transform:uppercase;opacity:.8;line-height:1.5}

.lpfeat{display:grid;grid-template-columns:1fr 1fr;gap:clamp(30px,4vw,64px);align-items:center}
.lpfeat-img img{width:100%;aspect-ratio:4/3;object-fit:cover;display:block}
.lpfeat-body h2{font-family:var(--serif);font-weight:300;font-size:clamp(28px,2.8vw,42px);margin:10px 0 0;line-height:1.1}
.lpfeat-price{margin:12px 0 16px;font-size:13px;letter-spacing:.16em;text-transform:uppercase;color:var(--gold)}
.lpfeat-body p{line-height:1.7;opacity:.88}
.lpfeat-body .btn{margin-top:26px;display:inline-block}

.lpclose{background:var(--earth);color:var(--paper);padding:clamp(64px,7vw,104px) 0}
.lpclose-in{display:grid;grid-template-columns:1fr 1fr;gap:clamp(34px,4.4vw,72px);align-items:center}
.lpclose-copy h2{font-family:var(--serif);font-weight:300;font-size:clamp(30px,3.1vw,46px);margin:10px 0 16px;line-height:1.08}
.lpclose-copy p{line-height:1.7;opacity:.85;max-width:44ch}
.lpclose-alt{margin-top:26px;display:flex;flex-direction:column;gap:9px}
.lpclose-alt a{color:var(--gold);text-decoration:none;font-size:15px;border-bottom:1px solid rgba(203,184,156,.4);width:fit-content;padding-bottom:3px}
.lpform-card-d{background:var(--bone)}

.lpfoot{background:#2b2318;color:rgba(243,236,226,.6);padding:26px 0;font-size:12.2px}
.lpfoot-in{display:flex;justify-content:space-between;gap:18px;flex-wrap:wrap}

@media (max-width:980px){
  .lphero-in,.lpclose-in,.lpfeat{grid-template-columns:1fr}
  .lphero{padding:calc(var(--pvh,0px) + 104px) 0 64px}
  .lphero-copy{order:2}
  .lpform-card{order:1}
  .lpticks{margin-top:22px}
  .lpbar-in{grid-template-columns:repeat(2,1fr);gap:24px 18px}
}
@media (max-width:560px){
  .lp-tel{display:none}
  .lphero-copy h1{font-size:clamp(29px,8vw,38px)}
  .lead-form .f2{grid-template-columns:1fr}
  .lpfoot-in{flex-direction:column;gap:8px}
}

/* pass 22 - lpclose copy contrast */
.lpclose,.lpclose-copy,.lpclose-copy h2{color:var(--paper)}
.lpclose-copy p{color:rgba(243,236,226,.82);opacity:1}
.lpclose .eyebrow.on-dark{color:var(--gold)}

/* ================= pass 23 - mobile conversion polish (lp.html) ========= */
.lpsticky{display:none}
@media (max-width:900px){
  /* let hero children reorder: copy, then form, then proof */
  .lphero-copy{display:contents}
  .lphero-in{display:flex;flex-direction:column;gap:0}
  .lphero .hero-eyebrow{order:1}
  .lphero-copy h1{order:2;font-size:clamp(30px,8.2vw,40px);line-height:1.1;margin:12px 0 0}
  .lphero-sub{order:3;margin-top:14px;font-size:15.5px;line-height:1.6}
  .lpform-card{order:4;margin-top:24px;padding:24px 20px}
  .lpform-card h2{font-size:27px}
  .lpform-sub{margin:9px 0 18px;font-size:13.5px}
  .lpticks{order:5;margin-top:26px}
  .lptrust{order:6;margin-top:22px;padding-top:20px}
  .lphero{padding:calc(var(--pvh,0px) + 92px) 0 56px}
  /* iOS zooms any input under 16px on focus */
  .lead-form input,.lead-form select,.lead-form textarea{font-size:16px;padding:14px}
  .lead-form select{background-position:calc(100% - 19px) 23px,calc(100% - 13px) 23px}
  .lead-form .submit-btn{padding:18px 20px;font-size:13px}
  /* thumb-size tap targets */
  .lpclose-alt{gap:4px}
  .lpclose-alt a{min-height:44px;display:flex;align-items:center}
  /* sticky action bar */
  .lpsticky{display:grid;grid-template-columns:.42fr 1fr;gap:10px;position:fixed;left:0;right:0;bottom:0;z-index:60;
    padding:10px 14px calc(10px + env(safe-area-inset-bottom));background:rgba(43,35,24,.96);
    backdrop-filter:blur(8px);border-top:1px solid rgba(203,184,156,.28)}
  .lpsticky a{display:flex;align-items:center;justify-content:center;min-height:48px;text-decoration:none;
    font-size:12.5px;letter-spacing:.14em;text-transform:uppercase}
  .lps-call{color:var(--paper);border:1px solid rgba(243,236,226,.45)}
  .lps-cta{background:var(--gold);color:#2b2318;font-weight:500}
  .lpfoot{padding-bottom:92px}
}
@media (max-width:560px){
  .lpbar{padding:24px 0}
  .lpbar-in{gap:20px 14px}
  .lpfeat-body h2{font-size:30px}
  .lpclose{padding:56px 0 44px}
  .lpform-card-d{margin-top:26px}
}

#form,#form2{scroll-margin-top:90px}

/* ============ pass 24 - preview banner removed + form above fold ======== */
:root{--pvh:0px}
.pv-banner{display:none}
@media (max-width:900px){
  .lphero{padding:calc(var(--pvh,0px) + 82px) 0 44px}
  .lphero-copy h1{font-size:clamp(27px,7.3vw,36px);margin:10px 0 0}
  .lphero-sub{margin-top:10px;font-size:14.5px;line-height:1.55}
  .lpform-card{order:4;margin-top:18px;padding:20px 18px}
  .lpform-card h2{font-size:23px}
  .lpform-sub{display:none}
  .lead-form label{font-size:10.5px;margin-bottom:5px}
  .lead-form .fld{margin-bottom:12px}
  .lead-form input,.lead-form select{padding:12px 13px}
  .lead-form textarea{padding:12px 13px;min-height:74px}
}

.foot-wlp{color:inherit;text-decoration:none;border-bottom:1px solid rgba(243,236,226,.22)}
.foot-wlp:hover{border-color:var(--gold)}

/* ============ pass 25 - contact portrait scale ========================= */
.inq-por{grid-template-columns:.62fr 1fr;min-height:0;background:var(--bone);align-items:center}
.inq-por .inq-img{position:relative;align-self:center;justify-self:center;width:min(100%,380px);
  aspect-ratio:4/5;margin:clamp(40px,5vw,72px) 0;overflow:hidden}
.inq-por .inq-img img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:50% 18%}
.inq-por .inq-body{align-self:stretch}
@media(max-width:1050px){
  .inq-por{grid-template-columns:1fr}
  .inq-por .inq-img{width:min(78%,300px);margin:44px auto 8px}
}

/* ===== pass 26 - contact: form first on mobile ========================= */
@media(max-width:1050px){
  .inq-por{display:flex;flex-direction:column}
  .inq-por .inq-body{order:1}
  .inq-por .inq-img{order:2;margin:0 auto clamp(40px,8vw,56px)}
}
@media(max-width:1050px){
  body:has(.inq-por) .phero{min-height:0}
  body:has(.inq-por) .phero-inner{padding-top:118px;padding-bottom:34px}
  body:has(.inq-por) .phero h1{font-size:clamp(30px,8.6vw,44px)}
  .inq-por .inq-body{padding-top:clamp(30px,7vw,44px)}
}
@media(max-width:1050px){
  body:has(.inq-por) .phero-inner{padding-top:104px;padding-bottom:26px}
  body:has(.inq-por) .phero-sub{margin-top:8px;font-size:14.5px}
  .inq-por .inq-body{padding-top:30px}
  .inq-por .inq-body h2{margin-top:8px;font-size:clamp(26px,7.4vw,34px)}
  .inq-por .inq-body > p{margin-top:9px;font-size:14.5px;line-height:1.55}
  .inq-por form{margin-top:20px;gap:13px}
  .inq-por label{margin-bottom:5px}
  .inq-por input{padding:9px 0}
}

/* ===== pass 27 - listing film ========================================== */
.film{position:relative;border:1px solid rgba(243,236,226,.16);background:#000;overflow:hidden}
.film video{display:block;width:100%;height:auto;aspect-ratio:16/9;object-fit:cover;background:#000}
@media(max-width:760px){.film{border-left:0;border-right:0}}

/* ===== pass 28 - agent card buttons: true centering ==================== */
.pcard .btn{display:flex;align-items:center;justify-content:center;padding:0 22px;height:50px;line-height:1;text-align:center}
.pcard .btn + .btn{margin-top:10px}