:root{
  --slate:#5B616B;--slate-deep:#454A52;--ink:#15171B;--charcoal:#22242A;
  --bone:#F4F3EF;--bone-2:#ECEAE3;--oak:#C2AD93;
  --line:rgba(21,23,27,.14);--line-light:rgba(244,243,239,.22);
  --shadow:0 24px 60px -24px rgba(21,23,27,.35);
  --serif:'Cormorant Garamond',Georgia,'Times New Roman',serif;
  --roman:'Cinzel','Cormorant Garamond',Georgia,serif;
  --sans:'Jost','Century Gothic','Futura',system-ui,sans-serif;
}
*{margin:0;padding:0;box-sizing:border-box}
html{scroll-behavior:smooth}
body{font-family:var(--sans);background:var(--bone);color:var(--ink);font-weight:300;line-height:1.7;-webkit-font-smoothing:antialiased;overflow-x:hidden}
svg{display:block}
a{color:inherit;text-decoration:none}
img{max-width:100%}
.wrap{max-width:1280px;margin:0 auto;padding:0 40px}
.eyebrow{font-family:var(--sans);font-weight:400;font-size:.72rem;letter-spacing:.42em;text-transform:uppercase;color:var(--slate);display:inline-block}
.eyebrow.on-dark{color:var(--bone);opacity:.9}
.sec-head.center .eyebrow::before,.sec-head.center .eyebrow::after{content:"\00B7";margin:0 .7em;color:var(--oak)}
h1,h2,h3{font-weight:400;line-height:1.08}
.display{font-family:var(--serif);font-weight:500}
.romanum{font-family:var(--roman);font-weight:500;letter-spacing:.14em;text-transform:uppercase}
.muted{color:var(--slate);font-weight:300}
.link-arrow{font-size:.8rem;letter-spacing:.16em;text-transform:uppercase;display:inline-flex;align-items:center;gap:.6rem;color:inherit}
.link-arrow .ln{width:34px;height:1px;background:currentColor;transition:width .35s ease}
.link-arrow:hover .ln{width:54px}
.btn{font-family:var(--sans);font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;padding:.85rem 1.6rem;border:1px solid currentColor;border-radius:1px;transition:background .4s,color .4s;cursor:pointer;background:transparent;color:inherit;display:inline-block}
.btn.solid{background:var(--ink);color:var(--bone);border-color:var(--ink)}
.btn.solid:hover{background:var(--oak);border-color:var(--oak);color:var(--ink)}
.btn:hover{background:var(--ink);color:var(--bone)}

/* logo */
.mark{display:flex;align-items:center;gap:.85rem}
.mark .mk-circle{width:64px;height:64px;flex:none}
footer .mark .mk-circle{width:74px;height:74px}
header.scrolled .mark .mk-circle{width:56px;height:56px;transition:width .4s}
.mark .mk-txt{display:flex;flex-direction:column;line-height:1}
.mark .mk-word{font-family:var(--roman);font-weight:600;font-size:1.02rem;letter-spacing:.22em}
.mark .mk-sub{font-family:var(--sans);font-weight:400;font-size:.52rem;letter-spacing:.46em;margin-top:.32rem;opacity:.8}

/* header */
header{position:fixed;top:0;left:0;width:100%;z-index:100;padding:1.5rem 0;transition:background .5s,padding .5s,box-shadow .5s,color .5s;color:var(--bone)}
header.on-light{color:var(--ink)}
header .wrap{display:flex;align-items:center;justify-content:space-between}
header .mk-circle .ring{stroke:currentColor}
header .mk-circle text{fill:currentColor}
nav.main{display:flex;gap:1.9rem;align-items:center}
nav.main a{font-size:.76rem;letter-spacing:.15em;text-transform:uppercase;font-weight:400;position:relative;opacity:.9}
nav.main a.active{opacity:1}
nav.main a::after{content:"";position:absolute;left:0;bottom:-6px;width:0;height:1px;background:currentColor;transition:width .35s}
nav.main a:hover::after,nav.main a.active::after{width:100%}
.header-cta{display:flex;align-items:center;gap:1.4rem}
.phone{font-size:.8rem;letter-spacing:.08em;opacity:.9}
header.scrolled{background:var(--bone);color:var(--ink);padding:1rem 0;box-shadow:0 1px 0 var(--line)}

/* hero */
.hero{position:relative;height:100vh;min-height:660px;display:flex;align-items:flex-end;overflow:hidden;color:var(--bone)}
.hero-art{position:absolute;inset:0;z-index:-2}
.hero-art svg{width:100%;height:100%}
.hero::after{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(21,23,27,.34) 0%,rgba(21,23,27,.06) 42%,rgba(21,23,27,.66) 100%)}
.hero .wrap{width:100%;padding-bottom:5.5rem}
.hero h1{font-family:var(--serif);font-weight:500;font-size:clamp(2.8rem,6.2vw,5.4rem);margin:1.1rem 0 1.3rem;max-width:16ch;letter-spacing:.01em}
.hero p.lede{font-size:1.05rem;max-width:44ch;opacity:.94;margin-bottom:2.2rem}
.hero-actions{display:flex;gap:2.4rem;align-items:center;flex-wrap:wrap}
.searchbar{margin-top:2.4rem;display:flex;background:rgba(244,243,239,.10);backdrop-filter:blur(6px);border:1px solid var(--line-light);border-radius:2px;max-width:720px;overflow:hidden}
.searchbar .field{flex:1;padding:1.05rem 1.4rem;border-right:1px solid var(--line-light)}
.searchbar .field label{display:block;font-size:.58rem;letter-spacing:.24em;text-transform:uppercase;opacity:.7;margin-bottom:.25rem}
.searchbar .field .val{font-size:.9rem;opacity:.95}
.searchbar button{background:var(--bone);color:var(--ink);border:none;padding:0 2.1rem;font-family:var(--sans);font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;cursor:pointer;transition:background .3s}
.searchbar button:hover{background:var(--oak)}
.scroll-cue{position:absolute;bottom:1.8rem;left:50%;transform:translateX(-50%);z-index:2;font-size:.58rem;letter-spacing:.3em;text-transform:uppercase;opacity:.7;display:flex;flex-direction:column;align-items:center;gap:.6rem}
.scroll-cue .bar{width:1px;height:42px;background:var(--bone);opacity:.5;animation:cue 2.4s ease-in-out infinite}
@keyframes cue{0%,100%{transform:scaleY(.3);transform-origin:top}50%{transform:scaleY(1);transform-origin:top}}

/* page hero (interior pages) */
.pagehero{position:relative;padding:12rem 0 4rem;color:var(--bone);overflow:hidden}
.pagehero-art{position:absolute;inset:0;z-index:-2}
.pagehero-art svg{width:100%;height:100%}
.pagehero::after{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(21,23,27,.5),rgba(21,23,27,.72))}
.pagehero h1{font-family:var(--serif);font-weight:500;font-size:clamp(2.4rem,5vw,4rem);margin-top:.8rem}
.pagehero p{max-width:52ch;opacity:.9;margin-top:1rem}

/* sections */
section{position:relative}
.pad{padding:8rem 0}.pad-sm{padding:5rem 0}
.sec-head{display:flex;flex-direction:column;gap:1rem;margin-bottom:3.4rem}
.sec-head h2{font-family:var(--serif);font-weight:500;font-size:clamp(2rem,4vw,3.1rem);max-width:22ch}
.sec-head.center{align-items:center;text-align:center}

/* intro */
.intro{text-align:center}.intro .wrap{max-width:900px}
.intro .omega{font-family:var(--roman);font-size:1.6rem;color:var(--oak);margin-bottom:1.3rem;display:block}
.intro p{font-family:var(--serif);font-size:clamp(1.5rem,2.8vw,2.25rem);font-weight:400;font-style:italic;color:var(--slate-deep);line-height:1.4}

/* listing cards */
.listings-bg{background:var(--bone-2)}
.grid-3{display:grid;grid-template-columns:repeat(3,1fr);gap:2.2rem}
.card{position:relative;background:var(--bone);border:1px solid var(--line);overflow:hidden;transition:transform .5s cubic-bezier(.16,1,.3,1),box-shadow .5s}
.card:hover{transform:translateY(-6px);box-shadow:var(--shadow)}
.card .ph{position:relative;aspect-ratio:3/2;overflow:hidden;background:var(--slate)}
.card .ph svg{width:100%;height:100%;transition:transform .8s cubic-bezier(.16,1,.3,1)}
.card:hover .ph svg{transform:scale(1.06)}
.card .badge{position:absolute;top:12px;left:12px;z-index:2;background:rgba(21,23,27,.82);color:var(--bone);font-size:.55rem;letter-spacing:.2em;text-transform:uppercase;padding:.36rem .7rem}
.card .fav{position:absolute;top:11px;right:11px;z-index:2;width:34px;height:34px;border:none;border-radius:50%;background:rgba(244,243,239,.9);color:var(--slate-deep);font-size:1rem;cursor:pointer;opacity:0;transform:translateY(-4px);transition:opacity .35s,transform .35s,background .3s,color .3s}
.card:hover .fav{opacity:1;transform:none}
.card .fav.on{background:var(--oak);color:var(--ink)}
.card .body{padding:1.4rem 1.5rem 1.6rem}
.card .price{font-family:var(--serif);font-size:1.65rem;font-weight:500;color:var(--ink);line-height:1}
.card .meta{font-size:.78rem;letter-spacing:.03em;color:var(--slate-deep);margin:.4rem 0 .8rem}
.card .cardarea{font-size:.62rem;letter-spacing:.2em;text-transform:uppercase;color:var(--slate);padding-top:.85rem;border-top:1px solid var(--line)}
.note{font-size:.66rem;letter-spacing:.12em;text-transform:uppercase;color:var(--slate);opacity:.7;margin-top:2.2rem;text-align:center}

/* recent sales */
.sales-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1.8rem}
.sale{background:var(--bone);border:1px solid var(--line);overflow:hidden;transition:transform .5s cubic-bezier(.2,.7,.2,1),box-shadow .5s}
.sale:hover{transform:translateY(-6px);box-shadow:var(--shadow)}
.sale .sph{aspect-ratio:3/2;overflow:hidden;background:var(--slate)}
.sale .sph img{width:100%;height:100%;object-fit:cover;transition:transform .8s cubic-bezier(.2,.7,.2,1)}
.sale:hover .sph img{transform:scale(1.05)}
.sale .sbody{padding:1.7rem 1.7rem 1.9rem}
.sale .stopline{display:flex;justify-content:space-between;align-items:center;margin-bottom:1rem}
.sale .sstatus{font-size:.6rem;letter-spacing:.26em;text-transform:uppercase;color:var(--oak)}
.sale .syear{font-size:.66rem;letter-spacing:.1em;color:var(--slate);opacity:.75}
.sale h3{font-family:var(--serif);font-size:1.55rem;font-weight:500;margin:0 0 .35rem;line-height:1.15}
.sale .sarea{font-size:.62rem;letter-spacing:.22em;text-transform:uppercase;color:var(--slate)}
.pfmeta{font-size:.8rem;letter-spacing:.02em;color:var(--slate-deep);margin-top:1.2rem;padding-top:1.2rem;border-top:1px solid var(--line)}
.sale .sprice{font-family:var(--roman);font-size:1.3rem;letter-spacing:.05em;color:var(--ink);margin-top:1rem}
.pf-stats{display:grid;grid-template-columns:repeat(4,1fr);gap:1.5rem;text-align:center}
.pfs .n{font-family:var(--serif);font-size:2.1rem;font-weight:500;color:var(--ink);line-height:1.1}
.pfs .l{font-size:.66rem;letter-spacing:.18em;text-transform:uppercase;color:var(--slate);margin-top:.4rem}
.vprops{display:grid;grid-template-columns:repeat(3,1fr);gap:2rem}
.vprop{position:relative;background:var(--bone);border:1px solid var(--line);padding:2.6rem 2.2rem 2.4rem;overflow:hidden;transition:transform .5s cubic-bezier(.16,1,.3,1),box-shadow .5s}
.vprop:hover{transform:translateY(-6px);box-shadow:var(--shadow)}
.vprop::before{content:"";position:absolute;top:0;left:0;width:0;height:3px;background:var(--oak);transition:width .6s cubic-bezier(.16,1,.3,1)}
.vprop:hover::before{width:100%}
.vprop .n{font-family:var(--roman);font-size:.82rem;letter-spacing:.22em;color:var(--oak)}
.vprop h3{font-family:var(--serif);font-size:1.65rem;font-weight:500;margin:.9rem 0 .7rem}
.vprop p{font-size:.9rem;color:var(--slate-deep)}

/* zip cards */
.zips{display:grid;grid-template-columns:repeat(4,1fr);gap:1.4rem}
.zip{position:relative;border:1px solid var(--line);background:var(--bone);padding:1.8rem 1.6rem;overflow:hidden;transition:background .4s,color .4s}
.zip:hover{background:var(--ink);color:var(--bone)}
.zip .z{font-family:var(--roman);font-size:1.9rem;letter-spacing:.05em}
.zip .hint{font-size:.66rem;letter-spacing:.12em;text-transform:uppercase;color:var(--slate);margin:.45rem 0 1.1rem;min-height:1.1em}
.zip:hover .hint{color:var(--oak)}
.zip .stat{display:flex;justify-content:space-between;font-size:.8rem;border-top:1px solid var(--line);padding-top:.6rem;margin-top:.5rem}
.zip:hover .stat{border-color:var(--line-light)}
.zip .stat .sv{color:var(--slate)}
.zip:hover .stat .sv{color:var(--oak)}
.zip .tag{position:absolute;top:0;right:0;background:var(--oak);color:var(--ink);font-size:.54rem;letter-spacing:.18em;text-transform:uppercase;padding:.32rem .6rem}
/* featured zip areas */
.zipfeats{display:grid;grid-template-columns:repeat(3,1fr);gap:2rem;margin-bottom:4.5rem}
.zipf{position:relative;overflow:hidden;border:1px solid var(--line);background:var(--charcoal);color:var(--bone);display:flex;flex-direction:column;transition:transform .5s cubic-bezier(.16,1,.3,1),box-shadow .5s}
.zipf:hover{transform:translateY(-7px);box-shadow:var(--shadow)}
.zipf-art{aspect-ratio:16/10;overflow:hidden}
.zipf-art svg{width:100%;height:100%;transition:transform .8s cubic-bezier(.16,1,.3,1)}
.zipf:hover .zipf-art svg{transform:scale(1.06)}
.zipf-body{padding:1.7rem 1.7rem 1.9rem;position:relative}
.zipf .tagf{position:absolute;top:-13px;left:1.7rem;background:var(--oak);color:var(--ink);font-size:.54rem;letter-spacing:.18em;text-transform:uppercase;padding:.38rem .7rem}
.zipf .zc{font-family:var(--roman);font-size:2.1rem;letter-spacing:.05em;margin-top:.5rem}
.zipf .za{font-size:.62rem;letter-spacing:.2em;text-transform:uppercase;color:var(--oak);margin-top:.35rem}
.zipf .zstats{display:flex;gap:2rem;margin:1.2rem 0 1.3rem;border-top:1px solid var(--line-light);padding-top:1.1rem}
.zipf .zstats span{display:block;font-size:.56rem;letter-spacing:.16em;text-transform:uppercase;color:rgba(244,243,239,.55)}
.zipf .zstats b{font-family:var(--serif);font-size:1.2rem;font-weight:500;margin-top:.2rem;display:block}
.zipf .link-arrow{font-size:.7rem}

/* accreditations */
.accreds{display:grid;grid-template-columns:repeat(3,1fr);gap:1.2rem}
.acc{border:1px solid var(--line);background:var(--bone);padding:1.3rem 1.4rem;display:flex;flex-direction:column;gap:.4rem;transition:background .4s,color .4s}
.acc:hover{background:var(--ink);color:var(--bone)}
.acc .ac{font-family:var(--roman);font-size:1.05rem;letter-spacing:.1em;color:var(--slate-deep)}
.acc:hover .ac{color:var(--oak)}
.acc .af{font-size:.8rem;color:var(--slate)}
.acc:hover .af{color:var(--bone)}

/* mobile menu + form */
.burger{display:none;flex-direction:column;gap:5px;background:none;border:none;cursor:pointer;padding:6px;color:inherit;z-index:120}
.burger span{width:24px;height:2px;background:currentColor;transition:transform .3s,opacity .3s;display:block}
.burger.open span{background:var(--bone)}
.burger.open span:nth-child(1){transform:translateY(7px) rotate(45deg)}
.burger.open span:nth-child(2){opacity:0}
.burger.open span:nth-child(3){transform:translateY(-7px) rotate(-45deg)}
.mobile-menu{position:fixed;inset:0;background:var(--ink);color:var(--bone);z-index:110;display:flex;flex-direction:column;justify-content:center;align-items:center;gap:1.1rem;opacity:0;pointer-events:none;transform:translateY(-10px);transition:opacity .4s,transform .4s}
.mobile-menu.open{opacity:1;pointer-events:auto;transform:none}
.mobile-menu nav{display:flex;flex-direction:column;gap:1rem;text-align:center}
.mobile-menu a{font-family:var(--serif);font-size:1.9rem;color:var(--bone)}
.mobile-menu .btn{color:var(--bone)}
.mobile-menu .mm-sub{font-size:.72rem;letter-spacing:.16em;opacity:.7;margin-top:1.2rem}
body.menu-open{overflow:hidden}
.form input:focus,.form textarea:focus{border-color:var(--slate);box-shadow:0 0 0 2px rgba(91,97,107,.16)}
.seg .opt:focus{outline:2px solid var(--slate);outline-offset:2px}
.form button[type=submit]{cursor:pointer}
.consent{display:flex;gap:.7rem;align-items:flex-start;margin:1.6rem 0 .2rem;padding:1rem 1.1rem;border:1px solid var(--line);background:rgba(91,97,107,.045)}
.consent input[type=checkbox]{width:1rem;height:1rem;flex:0 0 auto;margin:.15rem 0 0;accent-color:var(--slate)}
.consent label{margin:0;font-size:.76rem;line-height:1.55;letter-spacing:0;text-transform:none;color:var(--slate-deep);cursor:pointer}
.consent.needed{border-color:#9a3b3b;background:rgba(154,59,59,.05)}
.hp{position:absolute!important;left:-9999px!important;width:1px;height:1px;overflow:hidden}
.val-consent{max-width:560px;margin:.9rem auto 0;font-size:.72rem;line-height:1.5;color:rgba(244,243,239,.62);text-align:center}
.form-status{margin-top:1rem;font-size:.85rem;min-height:1.2em}
.form-status.ok{color:var(--slate-deep)}
.form-status.err{color:#9a3b3b}
.foot-links{display:flex;gap:1.4rem;flex-wrap:wrap;margin-bottom:1.2rem}
.foot-links a{font-size:.7rem;letter-spacing:.14em;text-transform:uppercase;opacity:.6}
.foot-links a:hover{opacity:1}
.prose{max-width:760px;margin:0 auto}
.prose h2{font-family:var(--serif);font-size:1.7rem;font-weight:500;margin:2.2rem 0 .8rem}
.prose p{color:var(--slate-deep);margin-bottom:1rem}
.prose ul{margin:0 0 1rem 1.2rem;color:var(--slate-deep)}
.prose li{margin-bottom:.4rem}
.legal-note{background:var(--bone-2);border:1px solid var(--line);padding:1rem 1.2rem;font-size:.8rem;color:var(--slate);margin-bottom:2rem}
.rev-agg{display:flex;flex-direction:column;align-items:center;gap:.4rem;margin-bottom:1rem}
.rev-agg .big{font-family:var(--serif);font-size:3.4rem;font-weight:500;line-height:1}
.rev-agg .stars{color:var(--oak);letter-spacing:.3em}
.rev-agg .cnt{font-size:.76rem;letter-spacing:.14em;text-transform:uppercase;color:var(--slate)}
.rev-sources{display:flex;gap:1rem;justify-content:center;flex-wrap:wrap;margin-top:2.5rem}
.rev-sources a{display:inline-flex;align-items:center;gap:.55rem;border:1px solid var(--line-light);padding:.7rem 1.3rem;font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;transition:.3s}
.rev-sources a:hover{background:var(--bone);color:var(--ink)}
.rev-sources a svg{width:15px;height:15px}
.err-page{min-height:70vh;display:flex;flex-direction:column;justify-content:center;align-items:center;text-align:center;gap:1rem;padding:8rem 0}
.err-page .code{font-family:var(--roman);font-size:5rem;color:var(--oak)}
.err-page h1{font-family:var(--serif);font-size:2.4rem;font-weight:500}
.page{display:none}.page.active{display:block;animation:pagein .5s ease}
@keyframes pagein{from{opacity:0}to{opacity:1}}
html.reduce .page.active{animation:none}
.scrollbar{position:fixed;top:0;left:0;height:3px;width:0;background:var(--oak);z-index:300;transition:width .1s linear;box-shadow:0 0 8px rgba(194,173,147,.6)}
.totop{position:fixed;right:24px;bottom:24px;width:46px;height:46px;border:none;border-radius:50%;background:var(--ink);color:var(--bone);font-size:1.15rem;cursor:pointer;opacity:0;transform:translateY(12px);pointer-events:none;transition:opacity .4s,transform .4s,background .3s;z-index:150;box-shadow:0 6px 20px rgba(21,23,27,.25)}
.totop.show{opacity:1;transform:none;pointer-events:auto}
.totop:hover{background:var(--oak);color:var(--ink)}

/* three paths */
.paths{background:var(--ink);color:var(--bone)}
.paths .grid-3{gap:0;border-top:1px solid var(--line-light)}
.path{position:relative;padding:3.4rem 2.2rem;border-right:1px solid var(--line-light);border-bottom:1px solid var(--line-light);transition:background .5s}
.path:last-child{border-right:none}
.path::before{content:"";position:absolute;top:-1px;left:0;width:0;height:2px;background:var(--oak);transition:width .6s cubic-bezier(.16,1,.3,1)}
.path:hover::before{width:100%}
.path:hover{background:rgba(244,243,239,.05)}
.path .n{font-family:var(--roman);font-size:.8rem;letter-spacing:.2em;color:var(--oak);opacity:.85}
.path h3{font-family:var(--serif);font-size:2rem;font-weight:500;margin:.9rem 0 .8rem}
.path p{font-size:.85rem;opacity:.72;margin-bottom:1.5rem}

/* meet steve */
.steve .wrap{display:grid;grid-template-columns:1fr 1fr;gap:5rem;align-items:center}
.steve .visual{position:relative}
.steve .visual .art{width:100%;aspect-ratio:4/5;overflow:hidden;background:var(--charcoal)}
.steve .visual .art svg{width:100%;height:100%}
.steve .visual .frame{position:absolute;inset:14px;border:1px solid var(--line-light);pointer-events:none}
.steve .visual .seal{position:absolute;right:-24px;bottom:-24px;width:108px;height:108px;background:var(--ink);color:var(--bone);border-radius:50%;display:flex;align-items:center;justify-content:center;font-family:var(--roman);font-size:2rem}
.steve h2{font-family:var(--serif);font-size:clamp(2rem,3.6vw,3rem);font-weight:500;margin:1rem 0 1.3rem}
.steve p{color:var(--slate-deep);margin-bottom:1.1rem}
.steve .greek{font-family:var(--serif);font-style:italic;font-size:1.35rem;color:var(--ink)}

/* reviews */
.reviews{background:var(--charcoal);color:var(--bone)}
.grid-rev{display:grid;grid-template-columns:repeat(3,1fr);gap:2.3rem;margin-top:1rem}
.rev{padding:2.3rem 2rem;border:1px solid var(--line-light)}
.rev .stars{color:var(--oak);letter-spacing:.3em;font-size:.8rem;margin-bottom:1.1rem}
.rev p{font-family:var(--serif);font-size:1.25rem;font-style:italic;line-height:1.5}
.rev .who{margin-top:1.5rem;font-size:.7rem;letter-spacing:.16em;text-transform:uppercase;color:var(--oak)}

/* valuation band */
.valuation{position:relative;color:var(--bone);text-align:center;overflow:hidden}
.valuation .vbg{position:absolute;inset:0;z-index:-2}
.valuation .vbg svg{width:100%;height:100%}
.valuation::after{content:"";position:absolute;inset:0;z-index:-1;background:rgba(21,23,27,.62)}
.valuation h2{font-family:var(--serif);font-size:clamp(2.2rem,4.4vw,3.5rem);font-weight:500;margin:1rem 0 1.6rem}
.val-form{display:flex;max-width:560px;margin:0 auto;border:1px solid var(--line-light);background:rgba(244,243,239,.08)}
.val-form input{flex:1;background:transparent;border:none;padding:1.1rem 1.4rem;color:var(--bone);font-family:var(--sans);font-size:.9rem;outline:none}
.val-form input+input{border-left:1px solid var(--line-light);max-width:38%}
.val-form input::placeholder{color:rgba(244,243,239,.6)}
.val-form button{background:var(--bone);color:var(--ink);border:none;padding:0 2rem;font-family:var(--sans);font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;cursor:pointer;transition:background .3s}
.val-form button:hover{background:var(--oak)}

/* listings page */
.filterbar{display:flex;gap:0;border:1px solid var(--line);background:var(--bone);margin-bottom:2.2rem}
.filterbar .f{flex:1;padding:1rem 1.4rem;border-right:1px solid var(--line);transition:background .3s;cursor:pointer}
.filterbar .f:hover{background:var(--bone-2)}
.filterbar .f label{display:block;font-size:.56rem;letter-spacing:.22em;text-transform:uppercase;color:var(--slate);margin-bottom:.28rem}
.filterbar .f .v{font-size:.88rem;display:flex;justify-content:space-between;align-items:center;gap:.6rem}
.filterbar .f .v::after{content:"\25BE";font-size:.66rem;color:var(--slate);opacity:.55}
.filterbar button{background:var(--ink);color:var(--bone);border:none;padding:0 2.3rem;font-family:var(--sans);font-size:.7rem;letter-spacing:.2em;text-transform:uppercase;cursor:pointer;transition:background .3s,color .3s}
.filterbar button:hover{background:var(--oak);color:var(--ink)}
.results-head{display:flex;justify-content:space-between;align-items:baseline;margin-bottom:1.6rem;flex-wrap:wrap;gap:.6rem}
.results-head .cnt{font-family:var(--serif);font-size:1.4rem;font-weight:500;color:var(--ink)}
.results-head .cnt em{color:var(--slate);font-family:var(--sans);font-style:normal;font-size:.8rem;letter-spacing:.02em;margin-left:.5rem}
.results-head .sort{font-size:.68rem;letter-spacing:.16em;text-transform:uppercase;color:var(--slate);cursor:pointer}
.results-head .sort::after{content:" \25BE";opacity:.55}
.split{display:grid;grid-template-columns:1.35fr 1fr;gap:2.5rem;align-items:start}
.results{display:grid;grid-template-columns:1fr 1fr;gap:1.8rem}
.mappanel{position:sticky;top:100px;border:1px solid var(--line);background:var(--slate);aspect-ratio:3/4;overflow:hidden}
.mappanel svg{width:100%;height:100%}
.mappanel .maplabel{position:absolute;top:14px;left:14px;z-index:3;background:var(--bone);color:var(--ink);font-size:.58rem;letter-spacing:.2em;text-transform:uppercase;padding:.42rem .8rem}
.mappanel .mappin{position:absolute;z-index:2;transform:translate(-50%,-50%);background:var(--ink);color:var(--bone);font-size:.6rem;letter-spacing:.02em;padding:.32rem .6rem;border-radius:20px;box-shadow:0 3px 10px rgba(0,0,0,.35);cursor:pointer;transition:transform .3s,background .3s}
.mappanel .mappin:hover{background:var(--oak);color:var(--ink);transform:translate(-50%,-50%) scale(1.12)}
.mappanel .mappin.hot{background:var(--oak);color:var(--ink)}
.mappanel .mapnote{position:absolute;bottom:14px;left:14px;right:14px;z-index:3;background:rgba(21,23,27,.74);color:var(--bone);font-size:.64rem;letter-spacing:.05em;padding:.6rem .8rem;text-align:center}
.savebar{display:flex;justify-content:space-between;align-items:center;gap:2rem;background:var(--bone-2);border:1px solid var(--line);padding:2.2rem 2.4rem;margin-top:3.2rem;flex-wrap:wrap}
.savebar h3{font-family:var(--serif);font-size:1.6rem;font-weight:500;margin:.5rem 0 .4rem}
.savebar p{font-size:.86rem;color:var(--slate-deep);max-width:46ch}

/* neighborhoods */
.hoods{display:grid;grid-template-columns:repeat(3,1fr);gap:2rem}
.hood{position:relative;overflow:hidden;border:1px solid var(--line);background:var(--charcoal);color:var(--bone);aspect-ratio:4/5;display:flex;flex-direction:column;justify-content:flex-end}
.hood .art{position:absolute;inset:0;z-index:0;opacity:.9}
.hood .art svg{width:100%;height:100%}
.hood::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(21,23,27,.15),rgba(21,23,27,.8));z-index:1}
.hood .lbl{position:relative;z-index:2;padding:1.8rem}
.hood .lbl h3{font-family:var(--serif);font-size:1.8rem;font-weight:500}
.hood .lbl p{font-size:.8rem;opacity:.82;margin-top:.4rem}
.hood:hover .art{transform:scale(1.05);transition:transform .8s}

/* about page */
.about-body{display:grid;grid-template-columns:1fr 1.3fr;gap:5rem;align-items:start}
.about-body .col-visual{position:sticky;top:110px}
.about-body .col-visual .art{width:100%;aspect-ratio:4/5;background:var(--charcoal);overflow:hidden}
.about-body .col-visual .pframe{position:absolute;inset:14px;border:1px solid rgba(244,243,239,.28);pointer-events:none}
.about-body .col-visual .art svg{width:100%;height:100%}
.about-body h2{font-family:var(--serif);font-size:2.2rem;font-weight:500;margin:.4rem 0 1.2rem}
.about-body p{color:var(--slate-deep);margin-bottom:1.1rem}
.creds{display:grid;grid-template-columns:1fr 1fr;gap:1.4rem;margin-top:2rem}
.cred{border-top:1px solid var(--line);padding-top:1rem}
.cred .k{font-family:var(--roman);font-size:.72rem;letter-spacing:.16em;color:var(--oak);text-transform:uppercase}
.cred .v{font-size:.95rem;margin-top:.3rem}

/* contact page */
.contact-grid{display:grid;grid-template-columns:1.1fr 1fr;gap:4rem;align-items:start}
.form label{display:block;font-size:.62rem;letter-spacing:.2em;text-transform:uppercase;color:var(--slate);margin:1.3rem 0 .5rem}
.form input,.form textarea,.form select{width:100%;border:1px solid var(--line);background:var(--bone);padding:.9rem 1rem;font-family:var(--sans);font-size:.95rem;color:var(--ink);outline:none}
.form textarea{min-height:120px;resize:vertical}
.seg{display:flex;gap:.6rem;margin-top:.4rem}
.seg .opt{flex:1;text-align:center;border:1px solid var(--line);padding:.8rem;font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;cursor:pointer;transition:.3s}
.seg .opt.on{background:var(--ink);color:var(--bone);border-color:var(--ink)}
.contact-side .cblock{border-top:1px solid var(--line);padding:1.3rem 0}
.contact-side .cblock .k{font-family:var(--roman);font-size:.7rem;letter-spacing:.16em;color:var(--oak);text-transform:uppercase}
.contact-side .cblock .v{font-size:1rem;margin-top:.3rem}
.contact-map{position:relative;border:1px solid var(--line);background:var(--slate);aspect-ratio:16/10;overflow:hidden;margin-top:1.6rem}
.contact-map svg{width:100%;height:100%}
.contact-map .clabel{position:absolute;top:12px;left:12px;z-index:2;background:var(--bone);color:var(--ink);font-size:.56rem;letter-spacing:.2em;text-transform:uppercase;padding:.36rem .7rem}
.seg .opt:hover{border-color:var(--slate);color:var(--ink)}
.contact-side .cblock:first-of-type{border-top:none;padding-top:.2rem}
.form input:hover,.form textarea:hover{border-color:var(--slate)}

/* footer */
footer{background:var(--ink);color:var(--bone);padding:5rem 0 2.4rem}
.foot-top{display:grid;grid-template-columns:1.4fr 1fr 1fr 1.2fr;gap:2.5rem;padding-bottom:3.2rem;border-bottom:1px solid var(--line-light)}
.foot-top h4{font-size:.66rem;letter-spacing:.24em;text-transform:uppercase;color:var(--oak);margin-bottom:1.3rem;font-weight:400}
.foot-col a,.foot-col p{display:block;font-size:.85rem;opacity:.82;margin-bottom:.6rem;font-weight:300}
.foot-col a:hover{opacity:1}
.parent{margin-top:1.2rem}
.parent a{display:inline-flex;align-items:center;gap:.5rem;font-size:.76rem;letter-spacing:.14em;text-transform:uppercase;color:var(--oak)}
.socials{display:flex;gap:.9rem;margin-top:.6rem}
.socials a{width:38px;height:38px;border:1px solid var(--line-light);border-radius:50%;display:flex;align-items:center;justify-content:center;font-size:.72rem;opacity:.8;transition:.3s}
.socials a:hover{background:var(--bone);color:var(--ink);opacity:1}
.socials a svg{width:15px;height:15px}
.socrow{display:flex;gap:.6rem;margin-top:.55rem}
.socrow a{width:38px;height:38px;border:1px solid var(--line);border-radius:50%;display:flex;align-items:center;justify-content:center;color:var(--slate-deep);transition:.3s}
.socrow a:hover{background:var(--ink);color:var(--bone);border-color:var(--ink)}
.socrow a svg{width:15px;height:15px}
.foot-legal{display:flex;justify-content:space-between;align-items:flex-start;gap:2rem;padding-top:2rem;flex-wrap:wrap}
.foot-legal .disclaimer{font-size:.64rem;line-height:1.7;opacity:.55;max-width:70ch;font-weight:300}
.eho{display:flex;align-items:center;gap:.6rem;font-size:.64rem;letter-spacing:.1em;text-transform:uppercase;opacity:.7}
.eho .ehoicon{width:22px;height:22px;border:1px solid currentColor;display:flex;align-items:center;justify-content:center;font-size:.7rem}

/* reveal */
html.js [data-reveal]{opacity:0;transform:translateY(30px);transition:opacity .85s cubic-bezier(.16,1,.3,1),transform .85s cubic-bezier(.16,1,.3,1);will-change:opacity,transform}
html.js [data-reveal="fade"]{transform:none}
html.js [data-reveal="scale"]{transform:scale(.955)}
html.js [data-reveal="left"]{transform:translateX(-38px)}
html.js [data-reveal="right"]{transform:translateX(38px)}
html.js [data-reveal].in{opacity:1;transform:none}
html.js.reduce [data-reveal]{opacity:1 !important;transform:none !important;transition:none}
.hero-art{will-change:transform}
.rule{display:block;height:4px;width:0;border-radius:3px;overflow:hidden;background:repeating-linear-gradient(90deg,rgba(60,38,18,.34) 0 1px,rgba(60,38,18,0) 1px 7px),repeating-linear-gradient(90deg,rgba(255,244,222,.18) 0 1px,rgba(255,244,222,0) 3px 9px),linear-gradient(90deg,#6f4d2c,#b79366 22%,#8a6a44 46%,#c8b28c 68%,#7c5734 88%,#a07a4c);background-blend-mode:multiply,screen,normal;transition:width 1s cubic-bezier(.16,1,.3,1) .2s,opacity .6s;margin:.2rem 0}
html.js [data-reveal].in .rule,html.js .rule.in{width:56px}
html.js.reduce .rule{width:56px}
.sec-head.center .rule{margin-left:auto;margin-right:auto}
.hero .rule{margin:.4rem 0 1.6rem}
.steve .content .rule{margin:.6rem 0 1.3rem}

@media(max-width:1024px){
  nav.main{display:none}
  .burger{display:flex}
  .header-cta{display:none}
  .steve .wrap,.split,.about-body,.contact-grid{grid-template-columns:1fr;gap:3rem}
  .mappanel{position:static}
  .foot-top{grid-template-columns:1fr 1fr}
  .hoods{grid-template-columns:1fr 1fr}
  .zips,.sales-grid,.accreds,.pf-stats{grid-template-columns:1fr 1fr}
  .zipfeats{grid-template-columns:1fr}
}
@media(max-width:720px){
  .wrap{padding:0 22px}.pad{padding:5rem 0}
  .grid-3,.grid-rev,.results,.hoods,.creds,.zips,.sales-grid,.accreds,.zipfeats,.vprops,.pf-stats{grid-template-columns:1fr}
  .paths .path{border-right:none}
  .searchbar,.filterbar,.val-form{flex-direction:column}
  .val-form input+input{border-left:none;border-top:1px solid var(--line-light);max-width:none}
  .searchbar .field,.filterbar .f{border-right:none;border-bottom:1px solid var(--line-light)}
  .header-cta .phone{display:none}
  .foot-top{grid-template-columns:1fr}
  .steve .visual .seal{width:80px;height:80px;font-size:1.5rem}
}

.scene{position:absolute;inset:0;width:100%;height:100%;background-size:cover;background-position:center;background-repeat:no-repeat;transition:transform .9s cubic-bezier(.16,1,.3,1)}
.zipf-art,.steve .visual .art,.about-body .col-visual .art{position:relative}
.scene.bg-steve{background-position:center top}
.card:hover .ph .scene,.zipf:hover .zipf-art .scene{transform:scale(1.06)}
.bg-kitchenA{background-image:url('assets/kitchenA.webp')}
.bg-kitchenB{background-image:url('assets/kitchenB.webp')}
.bg-kitchenC{background-image:url('assets/kitchenC.webp')}
.bg-plaster{background-image:url('assets/plaster.webp')}
.bg-office{background-image:url('assets/office.webp')}
.bg-bath{background-image:url('assets/bath.webp')}
.bg-bed{background-image:url('assets/bed.webp')}
.bg-greatroom{background-image:url('assets/greatroom.webp')}
.bg-living2{background-image:url('assets/living2.webp')}
.bg-living3{background-image:url('assets/living3.webp')}
.bg-aerial{background-image:url('assets/aerial.webp')}
.bg-steve{background-image:url('assets/steve.webp')}
.scene.bg-office{background-position:center 38%}
.hero::after{background:linear-gradient(180deg,rgba(21,23,27,.28) 0%,rgba(21,23,27,.05) 34%,rgba(21,23,27,.52) 76%,rgba(21,23,27,.82) 100%),linear-gradient(96deg,rgba(21,23,27,.5),rgba(21,23,27,0) 56%)}
:root{--woodgrad:linear-gradient(90deg,#6f4d2c,#b79366 22%,#8a6a44 46%,#c8b28c 68%,#7c5734 88%,#a07a4c);--wood-warm:linear-gradient(92deg,#cba879,#efd9af 30%,#b98d57 55%,#e7cca0 80%,#c0985f);--wood-dark:linear-gradient(92deg,#71491f,#a2743c 28%,#5f3d1b 52%,#8f6531 78%,#573818)}
/* bolder wood barks */
.rule{height:5px;box-shadow:0 1px 3px rgba(60,38,18,.28)}
html.js [data-reveal].in .rule,html.js .rule.in{width:82px}
html.js.reduce .rule{width:82px}
/* word art: wood-filled headlines (warm on dark, dark on light) */
.woodfill,.hero h1,.valuation h2{background:var(--wood-warm);-webkit-background-clip:text;background-clip:text;-webkit-text-fill-color:transparent;color:transparent}
.steve h2,.sec-head.center h2,.pagehero h1{background:var(--wood-warm);-webkit-background-clip:text;background-clip:text;-webkit-text-fill-color:transparent;color:transparent}
.steve h2,.sec-head.center h2{background:var(--wood-dark);-webkit-background-clip:text;background-clip:text;-webkit-text-fill-color:transparent;color:transparent}
/* wood divider borders */
footer{border-top:6px solid transparent;border-image:var(--woodgrad) 1}
.valuation{border-top:5px solid transparent;border-image:var(--woodgrad) 1}
.searchbar{position:relative}
/* oversized layered Ω word-art watermarks */
.steve{position:relative;overflow:hidden}
.steve::before{content:"\03A9";position:absolute;right:-1.2rem;top:-5.5rem;font-family:var(--roman);font-size:24rem;line-height:1;color:var(--oak);opacity:.07;pointer-events:none;z-index:0}
.steve .wrap{position:relative;z-index:1}
.valuation .wrap{position:relative;z-index:0}
.valuation .wrap::before{content:"\03A9";position:absolute;left:50%;top:-11rem;transform:translateX(-50%);font-family:var(--roman);font-size:15rem;line-height:1;color:var(--bone);opacity:.05;pointer-events:none;z-index:-1}
@media(max-width:720px){.steve::before{font-size:13rem;top:-2rem}}

.hero h1,.pagehero h1{background:none;-webkit-text-fill-color:var(--bone);color:var(--bone);text-shadow:0 2px 24px rgba(21,23,27,.6),0 1px 3px rgba(21,23,27,.5)}
.hero p.lede{text-shadow:0 1px 16px rgba(21,23,27,.55)}
.hero::after{background:linear-gradient(180deg,rgba(21,23,27,.30) 0%,rgba(21,23,27,.08) 30%,rgba(21,23,27,.58) 70%,rgba(21,23,27,.90) 100%),linear-gradient(96deg,rgba(21,23,27,.60),rgba(21,23,27,0) 52%)}
.pagehero::after{background:linear-gradient(180deg,rgba(21,23,27,.44),rgba(21,23,27,.80))}

:root{--gold-lux:linear-gradient(92deg,#e7c684,#f8e8c0 26%,#dab873 50%,#f3ddad 74%,#e0bd7d);--bronze-deep:linear-gradient(92deg,#7d5124,#b07f42 26%,#663f18 52%,#9a6d31 78%,#5a3715)}
/* Headlines over dark heroes & bands → luminous champagne-gold with a dark halo so they pop on any photo */
.hero h1,.pagehero h1,.valuation h2{background:var(--gold-lux)!important;-webkit-background-clip:text!important;background-clip:text!important;-webkit-text-fill-color:transparent!important;color:transparent!important;filter:drop-shadow(0 2px 11px rgba(21,23,27,.72));text-shadow:none}
/* Section headers over light backgrounds → rich readable bronze */
.steve h2,.sec-head.center h2{background:var(--bronze-deep)!important;-webkit-background-clip:text!important;background-clip:text!important;-webkit-text-fill-color:transparent!important;color:transparent!important}
/* Eyebrows on dark → warm champagne to match the gold */
.eyebrow.on-dark{color:#ecd6a6;opacity:1}
.sec-head.center .eyebrow::before,.sec-head.center .eyebrow::after{color:var(--oak)}
/* Lede stays crisp bone */
.hero p.lede{color:var(--bone);text-shadow:0 1px 16px rgba(21,23,27,.6)}
/* Stronger bottom scrims so the gold reads over bright interiors */
.hero::after{background:linear-gradient(180deg,rgba(21,23,27,.28) 0%,rgba(21,23,27,.06) 30%,rgba(21,23,27,.60) 66%,rgba(21,23,27,.92) 100%),linear-gradient(96deg,rgba(21,23,27,.58),rgba(21,23,27,0) 52%)}
.pagehero::after{background:linear-gradient(180deg,rgba(21,23,27,.40) 0%,rgba(21,23,27,.28) 38%,rgba(21,23,27,.88) 100%)}
/* About hero → clean dark, focus on Steve (no photo) */
.scene.solid-dark{background:radial-gradient(130% 120% at 28% 0%,#2b3038 0%,#191c22 60%,#111318 100%)}

/* ---- #0a headings: stop the 22ch column cramming, balance the wrap ---- */
.sec-head h2{max-width:34ch;text-wrap:balance}
.sec-head.center h2{max-width:32ch;margin-left:auto;margin-right:auto}
/* no ch-cap on the page-hero headline — the 1280px .wrap is the only limit, so it uses the page width */
.pagehero h1{max-width:none;text-wrap:balance;line-height:1.07;font-size:clamp(2.5rem,5vw,4rem)}
.pagehero p{max-width:58ch}
.hero h1{text-wrap:balance}
.valuation h2,.pquote blockquote{text-wrap:balance}
@media(max-width:1024px){.sec-head h2{max-width:26ch}.sec-head.center h2{max-width:24ch}}

/* section sub-line under a centred head — no ch-cap, so it doesn't orphan its last words */
.sec-head .sec-sub{max-width:none;color:var(--slate);margin-top:-.35rem;text-wrap:balance}
.sec-head.center .sec-sub{text-align:center;margin-left:auto;margin-right:auto}

/* ---- #0b eyebrows over dark photos: brighter + a shadow so they read on any frame ---- */
.eyebrow.on-dark{color:#F8EAC8;opacity:1;font-weight:500;text-shadow:0 1px 2px rgba(8,9,11,.85),0 2px 16px rgba(8,9,11,.7)}
.pagehero .eyebrow,.hero .eyebrow,.valuation .eyebrow,.reviews .eyebrow{text-shadow:0 1px 2px rgba(8,9,11,.85),0 2px 16px rgba(8,9,11,.7)}

/* ---- #0c page-hero scrim: directional instead of a flat blanket, so photos stay bright ---- */
.pagehero{padding:12.5rem 0 5rem}
.pagehero::after{background:
  linear-gradient(180deg,rgba(21,23,27,.66) 0%,rgba(21,23,27,.30) 20%,rgba(21,23,27,.16) 44%,rgba(21,23,27,.50) 82%,rgba(21,23,27,.70) 100%),
  linear-gradient(100deg,rgba(21,23,27,.74) 0%,rgba(21,23,27,.34) 42%,rgba(21,23,27,.04) 76%,rgba(21,23,27,0) 100%)}
/* Reviews + Neighborhoods read lightest — their photos are the bright ones */
.pagehero.airy::after{background:
  linear-gradient(180deg,rgba(21,23,27,.58) 0%,rgba(21,23,27,.20) 20%,rgba(21,23,27,.10) 46%,rgba(21,23,27,.34) 84%,rgba(21,23,27,.52) 100%),
  linear-gradient(100deg,rgba(21,23,27,.72) 0%,rgba(21,23,27,.42) 40%,rgba(21,23,27,.16) 70%,rgba(21,23,27,0) 92%)}
.pagehero .rule{margin:.5rem 0 1.4rem}

/* ---- #1 About: drop cap, dateline, pull-quote band, career timeline ---- */
.dropcap>p:first-of-type::first-letter{float:left;font-family:var(--roman);font-size:4.1rem;line-height:.84;padding:.34rem .55rem 0 0;color:var(--slate-deep)}
.dateline{font-family:var(--sans);font-size:.72rem;letter-spacing:.32em;text-transform:uppercase;color:var(--slate);display:inline-block}
.pquote{position:relative;background:var(--ink);color:var(--bone);overflow:hidden;text-align:center;
  border-top:5px solid transparent;border-bottom:5px solid transparent;border-image:var(--woodgrad) 1}
.pquote::before{content:"\03A9";position:absolute;left:50%;top:41%;transform:translate(-50%,-50%);font-family:var(--roman);font-size:17rem;line-height:1;color:var(--oak);opacity:.055;pointer-events:none}
.pquote .wrap{position:relative;z-index:1}
.pquote blockquote{font-family:var(--serif);font-style:italic;font-weight:500;font-size:clamp(1.5rem,2.9vw,2.45rem);line-height:1.26;max-width:56ch;margin:0 auto;
  background:var(--gold-lux);-webkit-background-clip:text;background-clip:text;-webkit-text-fill-color:transparent;color:transparent}
.pquote .greekline{font-family:var(--serif);font-size:1.2rem;color:var(--oak);margin-top:1.5rem;letter-spacing:.02em}
.pquote .attr{font-family:var(--sans);font-size:.72rem;letter-spacing:.26em;text-transform:uppercase;color:rgba(244,243,239,.5);margin-top:1.1rem}
.tline{position:relative;max-width:820px;margin:0 auto}
.tline::before{content:"";position:absolute;left:5px;top:.7rem;bottom:1.6rem;width:2px;
  background:linear-gradient(180deg,rgba(194,173,147,0),rgba(194,173,147,.9) 10%,rgba(194,173,147,.9) 90%,rgba(194,173,147,0))}
.tev{position:relative;padding:0 0 2.3rem 2.6rem}
.tev:last-child{padding-bottom:0}
.tev::before{content:"";position:absolute;left:0;top:.5rem;width:12px;height:12px;border-radius:50%;background:var(--bone);border:2px solid var(--oak);transition:background .4s,transform .4s}
.tev:hover::before{background:var(--oak);transform:scale(1.25)}
.tev .y{font-family:var(--sans);font-size:.72rem;letter-spacing:.26em;text-transform:uppercase;color:var(--slate)}
.tev h4{font-family:var(--serif);font-weight:500;font-size:1.55rem;margin:.2rem 0 .45rem;color:var(--ink);line-height:1.2}
.tev p{color:var(--slate-deep);font-size:.97rem;line-height:1.7;max-width:62ch}

/* ---- #2 Credentials: stat band + accessible accordions (no more drag-highlight chips) ---- */
.statband{background:var(--ink);color:var(--bone);position:relative;overflow:hidden;
  border-top:5px solid transparent;border-image:var(--woodgrad) 1}
.statband::before{content:"\03A9";position:absolute;left:50%;top:50%;transform:translate(-50%,-50%);font-family:var(--roman);font-size:21rem;line-height:1;color:var(--oak);opacity:.04;pointer-events:none}
.statband .wrap{position:relative;z-index:1}
.statgrid{display:grid;grid-template-columns:repeat(4,1fr);gap:2rem}
.stat{text-align:center;padding:0 .4rem}
.stat+.stat{border-left:1px solid rgba(244,243,239,.13)}
.stat .n{font-family:var(--serif);font-weight:500;font-size:clamp(2.1rem,3.9vw,3.3rem);line-height:1;
  background:var(--gold-lux);-webkit-background-clip:text;background-clip:text;-webkit-text-fill-color:transparent;color:transparent}
.stat .l{font-family:var(--sans);font-size:.7rem;letter-spacing:.22em;text-transform:uppercase;color:rgba(244,243,239,.66);margin-top:.8rem;line-height:1.5}
.stat .s{font-size:.8rem;color:rgba(244,243,239,.42);margin-top:.4rem;line-height:1.5}
.statnote{text-align:center;font-size:.78rem;color:rgba(244,243,239,.42);margin-top:2.6rem;letter-spacing:.02em}
.leadgrid{display:grid;grid-template-columns:1fr 1fr;gap:1.2rem;margin-top:3rem}
.lead{border:1px solid rgba(244,243,239,.16);padding:1.5rem 1.6rem;background:rgba(244,243,239,.03)}
.lead .lk{font-family:var(--sans);font-size:.68rem;letter-spacing:.24em;text-transform:uppercase;color:var(--oak)}
.lead h4{font-family:var(--serif);font-weight:500;font-size:1.3rem;margin:.45rem 0 .5rem;color:var(--bone)}
.lead p{font-size:.9rem;line-height:1.7;color:rgba(244,243,239,.66)}
.creds-acc{display:grid;grid-template-columns:1fr 1fr;gap:.85rem;align-items:start}
.acc2{border:1px solid var(--line);background:var(--bone);transition:border-color .35s,box-shadow .35s,background .35s}
.acc2[open]{background:#fff;border-color:rgba(194,173,147,.9);box-shadow:0 20px 44px -30px rgba(21,23,27,.5)}
.acc2>summary{list-style:none;cursor:pointer;display:flex;align-items:center;gap:1rem;padding:1.15rem 1.3rem;
  user-select:none;-webkit-user-select:none;-webkit-tap-highlight-color:transparent;transition:background .3s}
.acc2>summary::-webkit-details-marker{display:none}
.acc2>summary::marker{content:""}
.acc2>summary:hover{background:rgba(194,173,147,.13)}
.acc2>summary:focus-visible{outline:2px solid var(--slate-deep);outline-offset:-3px}
.acc2 .ac{font-family:var(--roman);font-size:1.02rem;letter-spacing:.1em;color:var(--slate-deep);white-space:nowrap;transition:color .3s}
.acc2 .af{font-size:.82rem;color:var(--slate);flex:1;line-height:1.4}
.acc2>summary:hover .ac,.acc2[open] .ac{color:var(--ink)}
.plus{position:relative;width:23px;height:23px;flex:0 0 23px;border:1px solid var(--line);border-radius:50%;transition:background .3s,border-color .3s}
.plus::before,.plus::after{content:"";position:absolute;left:50%;top:50%;background:var(--slate-deep);transition:transform .38s cubic-bezier(.16,1,.3,1),background .3s}
.plus::before{width:9px;height:1.6px;transform:translate(-50%,-50%)}
.plus::after{width:1.6px;height:9px;transform:translate(-50%,-50%)}
.acc2>summary:hover .plus{background:var(--ink);border-color:var(--ink)}
.acc2>summary:hover .plus::before,.acc2>summary:hover .plus::after{background:var(--oak)}
.acc2[open] .plus{background:var(--ink);border-color:var(--ink)}
.acc2[open] .plus::before,.acc2[open] .plus::after{background:var(--oak)}
.acc2[open] .plus::after{transform:translate(-50%,-50%) rotate(90deg)}
.acc2 .why{margin:0 1.3rem 1.35rem;padding-top:1.05rem;font-size:.93rem;line-height:1.72;color:var(--slate-deep);
  border-top:2px solid transparent;border-image:var(--woodgrad) 1}
.acc2 .why b{font-weight:500;color:var(--ink)}
/* ---- About hero: 'The Crossing' — a vase frieze on an aged-plaster ground ---------------
   Light artwork, so the scrim goes directional: heavy on the left behind the type, clearing
   to nothing on the right so the plaster and the vessel stay bright. Palette unchanged —
   ink / bone / oak plus the one muted terracotta (#B4674A) on the sail, wale and torch. */
.pagehero.arthero{padding:12.5rem 0 5rem;min-height:620px;display:flex;align-items:flex-end}
.pagehero.arthero .wrap{width:100%}
.pagehero.arthero .frieze{position:absolute;inset:0;width:100%;height:100%;z-index:-2}
.pagehero.arthero::after{background:
  linear-gradient(180deg,rgba(21,23,27,.80) 0%,rgba(21,23,27,.66) 7%,rgba(21,23,27,.46) 13%,rgba(21,23,27,.16) 22%,rgba(21,23,27,0) 34%,rgba(21,23,27,0) 70%,rgba(21,23,27,.08) 100%),
  linear-gradient(97deg,rgba(21,23,27,.90) 0%,rgba(21,23,27,.82) 20%,rgba(21,23,27,.52) 38%,rgba(21,23,27,.18) 54%,rgba(21,23,27,.02) 68%,rgba(21,23,27,0) 78%)}
.pagehero.arthero h1{max-width:22ch;font-size:clamp(2.3rem,4.4vw,3.4rem)}
.pagehero.arthero p{max-width:40ch}
/* Narrow screens: stack it — the frieze takes the top of the hero, the type sits
   under it on a dark ground, so the gold never has to fight the plaster. */
@media(max-width:900px){
  .pagehero.arthero{min-height:660px;padding:10.5rem 0 3.2rem}
  .pagehero.arthero .frieze{height:56%;bottom:auto}
  .pagehero.arthero::after{background:
    linear-gradient(180deg,rgba(21,23,27,.80) 0%,rgba(21,23,27,.42) 9%,rgba(21,23,27,.06) 24%,
    rgba(21,23,27,.06) 44%,rgba(21,23,27,.58) 60%,rgba(21,23,27,.88) 74%,rgba(21,23,27,.93) 100%)}
  .pagehero.arthero h1{max-width:16ch}
  .pagehero.arthero p{max-width:44ch}
}

/* ---- About: a gold frame on Steve's portrait, and a golden drop cap ---- */
:root{--gold-mid:linear-gradient(96deg,#a97c34,#dcb670 24%,#8a5f22 50%,#cda45a 76%,#7c5220)}
.about-body .col-visual{padding:14px;background:var(--gold-mid);
  box-shadow:0 26px 60px -34px rgba(21,23,27,.55)}
.about-body .col-visual .art{outline:1px solid rgba(21,23,27,.22);outline-offset:0}
.about-body .col-visual .pframe{inset:26px;border-color:rgba(244,243,239,.42)}
/* the drop cap, drawn in the same gold as the frame */
.dcap{float:left;font-family:var(--roman);font-size:4.3rem;line-height:.82;
  padding:.30rem .5rem 0 0;font-weight:500;
  background:var(--gold-mid);-webkit-background-clip:text;background-clip:text;
  -webkit-text-fill-color:transparent;color:transparent}

/* ---- #5 Reviews hero: the 5.0 rating moves up into the hero so it reads at a glance ---- */
.hero-rating{display:flex;align-items:baseline;gap:1rem;flex-wrap:wrap;margin-top:2.1rem;padding-top:1.5rem;
  border-top:2px solid transparent;border-image:var(--woodgrad) 1;max-width:30rem}
.hero-rating .hr-big{font-family:var(--serif);font-weight:500;font-size:3.1rem;line-height:1;
  background:var(--gold-lux);-webkit-background-clip:text;background-clip:text;-webkit-text-fill-color:transparent;color:transparent}
.hero-rating .hr-stars{color:#F0D49A;letter-spacing:.22em;font-size:1.05rem;text-shadow:0 1px 8px rgba(8,9,11,.7)}
.hero-rating .hr-cnt{font-family:var(--sans);font-size:.7rem;letter-spacing:.2em;text-transform:uppercase;
  color:rgba(244,243,239,.82);flex-basis:100%;text-shadow:0 1px 10px rgba(8,9,11,.8)}
@media(max-width:860px){.creds-acc,.leadgrid{grid-template-columns:1fr}.statgrid{grid-template-columns:1fr 1fr;gap:2.4rem 1.4rem}.stat+.stat{border-left:0}.stat:nth-child(n+3){border-top:1px solid rgba(244,243,239,.13);padding-top:2.2rem}}

/* ---- footer: the brokerage identity block that replaced the false parent line ---- */
.brokerid{margin-top:1.3rem;line-height:1.55}
.brokerid strong{display:block;font-family:var(--roman);font-size:.98rem;letter-spacing:.13em;
  text-transform:uppercase;color:var(--bone)}
.brokerid span{display:block;margin-top:.4rem;font-size:.7rem;letter-spacing:.1em;
  color:rgba(244,243,239,.55);font-weight:300}
.foot-fine{display:block;font-size:.68rem;letter-spacing:.08em;color:rgba(244,243,239,.42);
  margin:-.25rem 0 .6rem;font-weight:300}
.foot-legal .disclaimer strong{font-weight:500;opacity:1}
.foot-legal .nodata{display:block;margin-top:.5rem;opacity:.9}

/* ---- the IDX display surface: brokerage attribution, dominant ---- */
.idx-attrib{display:flex;align-items:center;justify-content:space-between;gap:1.4rem;flex-wrap:wrap;
  border:1px solid var(--line);border-top:4px solid transparent;border-image:var(--woodgrad) 1;
  padding:1.25rem 1.5rem;margin-bottom:1.1rem;background:var(--bone)}
.idx-brand{display:flex;align-items:center;gap:1.1rem}
.idx-brand .mk-circle{width:52px;height:52px;color:var(--ink);flex:0 0 52px}
.idx-brand strong{display:block;font-family:var(--roman);font-size:1.12rem;letter-spacing:.12em;
  text-transform:uppercase;color:var(--ink)}
.idx-brand span{display:block;margin-top:.3rem;font-size:.72rem;letter-spacing:.06em;color:var(--slate)}
.idx-note{font-size:.68rem;letter-spacing:.2em;text-transform:uppercase;color:var(--slate)}

/* ---- placeholder-content band: unmistakable, not a footnote ---- */
.demo-band{border:1px solid rgba(180,103,74,.45);background:rgba(180,103,74,.07);
  padding:1rem 1.3rem;margin-bottom:1.8rem;font-size:.82rem;line-height:1.65;color:var(--slate-deep)}
.demo-band strong{color:#8a4a30;font-weight:500}

/* ---- reviews: source tag, and an honest empty state ---- */
.rev .rev-src{margin-top:.5rem;font-size:.64rem;letter-spacing:.14em;text-transform:uppercase;
  color:rgba(244,243,239,.45)}
.rev-pending{border:1px solid var(--line-light);padding:3.4rem 2rem;text-align:center;max-width:64ch;margin:0 auto}
.rev-pending p{font-family:var(--serif);font-style:italic;font-size:1.3rem;line-height:1.55;
  color:rgba(244,243,239,.8);margin-top:1rem}
@media(max-width:720px){.idx-attrib{flex-direction:column;align-items:flex-start}}

/* ---- MOBILE HOME HERO FIX -------------------------------------------------
   .hero was height:100vh + align-items:flex-end + overflow:hidden. On a phone the
   headline, lede, actions and searchbar are taller than one viewport, so the block
   overflowed UPWARD and got clipped behind the logo. Let the hero grow instead of
   clipping, and size the display type for a 390px screen. */
@media(max-width:720px){
  .hero{height:auto;min-height:100vh;overflow:visible;padding-top:7.5rem}
  .hero .wrap{padding-bottom:3.4rem}
  .hero h1{font-size:2.3rem;line-height:1.14;max-width:20ch;margin:.8rem 0 1rem}
  .hero p.lede{font-size:.97rem;max-width:36ch;margin-bottom:1.8rem}
  .hero-actions{flex-direction:column;align-items:flex-start;gap:1.1rem}
  .hero .searchbar{margin-top:2rem}
  .hero .searchbar .field{padding:.85rem 1.1rem}
  .hero .searchbar button{padding:1.05rem 2.1rem}
  .hero .eyebrow{letter-spacing:.26em;font-size:.66rem}
  .scroll-cue{display:none}
}
@supports(height:100svh){@media(max-width:720px){.hero{min-height:100svh}}}

/* ---- dark intro band: sits under a light hero, carries gold ---- */
.band{position:relative;background:var(--charcoal);color:var(--bone);overflow:hidden;
  border-top:5px solid transparent;border-bottom:5px solid transparent;border-image:var(--woodgrad) 1}
.band::before{content:"\03A9";position:absolute;right:2.5rem;top:50%;transform:translateY(-50%);
  font-family:var(--roman);font-size:16rem;line-height:1;color:var(--bone);opacity:.045;
  pointer-events:none;z-index:0}
.band .wrap{position:relative;z-index:1}
.band .eyebrow{color:var(--bone);opacity:.92}
.band .sec-head{margin-bottom:2.2rem}
.band h2{background:var(--gold-lux);-webkit-background-clip:text;background-clip:text;
  -webkit-text-fill-color:transparent;color:transparent;
  filter:drop-shadow(0 2px 10px rgba(8,9,11,.55))}
.band p{color:rgba(244,243,239,.78)}
.band .sec-sub{color:rgba(244,243,239,.72)}
/* stat figures read gold on the dark ground */
.band .pfs .n{background:var(--gold-lux);-webkit-background-clip:text;background-clip:text;
  -webkit-text-fill-color:transparent;color:transparent}
.band .pfs .l{color:rgba(244,243,239,.62)}
.band .pf-stats{position:relative;z-index:1}
/* a lead line for bands that carry orienting copy rather than statistics */
.band .band-lede{max-width:56ch;margin:0 auto;text-align:center;font-size:1.02rem;line-height:1.75}
.band.center .sec-head{align-items:center;text-align:center}
@media(max-width:720px){.band::before{font-size:9rem;right:-.5rem}}

/* ---- home portrait: same gold frame the About page carries, plus a gold seal ---- */
.steve .visual{padding:14px;background:var(--gold-mid);
  box-shadow:0 18px 44px rgba(21,23,27,.16)}
.steve .visual .art{aspect-ratio:4/5}
.steve .visual .frame{inset:26px;border-color:rgba(244,243,239,.42)}
/* the Omega reads as a struck seal rather than a black dot: gold rim, gold letter */
.steve .visual .seal{right:-26px;bottom:-26px;width:112px;height:112px;
  background:var(--ink);border:2px solid transparent;
  background-image:linear-gradient(var(--ink),var(--ink)),var(--gold-mid);
  background-origin:border-box;background-clip:padding-box,border-box;
  box-shadow:0 10px 26px rgba(21,23,27,.34)}
.steve .visual .seal{color:transparent;background-clip:padding-box,border-box}
.steve .visual .seal span{background:var(--gold-lux);-webkit-background-clip:text;
  background-clip:text;-webkit-text-fill-color:transparent;color:transparent;
  font-family:var(--roman);font-size:2.15rem;line-height:1}
@media(max-width:720px){
  .steve .visual .seal{width:84px;height:84px;right:-16px;bottom:-16px}
  .steve .visual .seal span{font-size:1.6rem}
}

/* ---- consent block: a control, not a disclaimer. Two tiers, legible sizes. ---- */
.consent{gap:.85rem;padding:1.15rem 1.25rem;border:1px solid var(--line);
  background:var(--bone-2);align-items:flex-start}
.consent input[type=checkbox]{width:1.15rem;height:1.15rem;margin-top:.1rem}
.consent .ctext{display:block}
.consent label{display:block;margin:0;font-size:.88rem;line-height:1.55;letter-spacing:0;
  text-transform:none;color:var(--ink);font-weight:400;cursor:pointer}
.consent .cfine{display:block;margin-top:.5rem;font-size:.75rem;line-height:1.6;
  color:var(--slate-deep)}
.consent:hover{border-color:var(--slate)}
.consent.needed{border-color:#9a3b3b;background:rgba(154,59,59,.06)}
.consent input[type=checkbox]:focus-visible{outline:2px solid var(--slate);outline-offset:2px}

/* .sec-head.center h2 sets --bronze-deep with !important for light grounds; on a
   dark band that renders nearly invisible, so the luminous gold has to win here. */
.band h2,.band .sec-head h2,.band .sec-head.center h2{
  background:var(--gold-lux)!important;-webkit-background-clip:text!important;
  background-clip:text!important;-webkit-text-fill-color:transparent!important;
  color:transparent!important;filter:drop-shadow(0 2px 10px rgba(8,9,11,.55))}
.band .sec-head.center .eyebrow::before,.band .sec-head.center .eyebrow::after{color:var(--oak)}
.band::before{opacity:.035}
/* the Omega seal letter, a touch larger and brighter so it reads as struck metal */
.steve .visual .seal span{font-size:2.6rem}

/* ---- The Record: verified-ratings row ---- */
.ratings{display:grid;grid-template-columns:repeat(4,1fr);gap:1.5rem;margin-top:.5rem}
.rcard{display:flex;flex-direction:column;border:1px solid var(--line);background:var(--bone);padding:2rem 1.6rem;
  text-decoration:none;color:inherit;transition:transform .5s cubic-bezier(.16,1,.3,1),
  box-shadow .5s,border-color .4s}
.rcard:hover{transform:translateY(-4px);box-shadow:0 16px 40px rgba(21,23,27,.10);
  border-color:var(--oak)}
.rcard .plat{font-family:var(--sans);font-size:.62rem;letter-spacing:.22em;text-transform:uppercase;
  color:var(--slate);margin-bottom:1rem}
.rcard .score{font-family:var(--serif);font-size:3rem;font-weight:500;line-height:1;
  background:var(--bronze-deep);-webkit-background-clip:text;background-clip:text;
  -webkit-text-fill-color:transparent;color:transparent}
.rcard .score .of{font-size:1.1rem;opacity:.65}
.rcard .score.profile{font-size:1.5rem}
.rcard .stars-row{margin:.6rem 0 .3rem;letter-spacing:.12em;font-size:.9rem;color:var(--line)}
.rcard .stars-row .on{color:var(--oak)}
.rcard .stars-row .half{color:var(--oak);opacity:.55}
.rcard .cnt{font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;color:var(--slate)}
.rcard p{font-size:.86rem;line-height:1.65;color:var(--slate-deep);margin:1.1rem 0 1.3rem}
.rcard .go{margin-top:auto;align-self:flex-start}
.rcard .go{font-size:.68rem;letter-spacing:.18em;text-transform:uppercase;color:var(--ink);
  border-bottom:1px solid var(--oak);padding-bottom:.25rem}
.asof{margin-top:2.2rem;font-size:.74rem;line-height:1.7;color:var(--slate);max-width:74ch}
/* ---- The Record: themes ---- */
.themes{display:grid;grid-template-columns:repeat(3,1fr);gap:2.6rem 2.2rem}
.theme{position:relative;padding-top:1.4rem;border-top:1px solid rgba(244,243,239,.16)}
.theme .tn{font-family:var(--serif);font-size:.9rem;color:var(--oak);letter-spacing:.06em}
.theme h3{font-family:var(--serif);font-weight:500;font-size:1.4rem;margin:.5rem 0 .7rem;
  color:var(--bone)}
.theme p{font-size:.92rem;line-height:1.75;color:rgba(244,243,239,.74)}
@media(max-width:1024px){.ratings{grid-template-columns:1fr 1fr}.themes{grid-template-columns:1fr 1fr}}
@media(max-width:720px){.ratings,.themes{grid-template-columns:1fr}}