:root{
    --navy:#18232F;
    --navy-2:#213040;
    --navy-3:#2C3E52;
    --paper:#F5F6F5;
    --surface:#FFFFFF;
    --brick:#A0452F;
    --brick-deep:#833423;
    --brass:#C0942C;
    --logo:#CC9400;
    --logo-src:url("../img/logo-white.png");
    --brass-dim:rgba(192,148,44,.36);
    --text:#1C2731;
    --text-2:#4E5C69;
    --text-3:#66717C;
    --line:#DFE3E4;
    --hair:rgba(255,255,255,.13);

    --wrap:1220px;
    --f-display:"Source Serif 4",Georgia,"Times New Roman",serif;
    --f-body:"Source Sans 3","Helvetica Neue",Arial,sans-serif;
  }

  *,*::before,*::after{box-sizing:border-box}
  body{
    margin:0;background:var(--paper);color:var(--text);
    font-family:var(--f-body);font-size:17px;line-height:1.65;
    -webkit-font-smoothing:antialiased;
  }
  img{max-width:100%;display:block}
  a{color:inherit}
  ::selection{background:var(--brass);color:#fff}

  .wrap{width:100%;max-width:var(--wrap);margin-inline:auto;padding-inline:30px}

  h1,h2,h3,h4{font-family:var(--f-display);margin:0;text-wrap:balance;font-weight:600;letter-spacing:-.012em}
  h1{font-size:clamp(2.3rem,4.3vw,3.35rem);line-height:1.14}
  h2{font-size:clamp(1.65rem,2.8vw,2.25rem);line-height:1.2}
  h3{font-size:1.22rem;line-height:1.32}
  p{margin:0}

  .eyebrow{
    display:inline-flex;align-items:center;gap:11px;
    font-size:.71rem;font-weight:700;letter-spacing:.17em;text-transform:uppercase;color:var(--brick);
  }
  .eyebrow::before{content:"";width:24px;height:2px;background:var(--brick);flex:none}
  .eyebrow--light{color:var(--brass)}
  .eyebrow--light::before{background:var(--brass)}

  .skip{position:absolute;left:-9999px;top:0;background:var(--brick);color:#fff;padding:13px 20px;z-index:100;font-weight:600}
  .skip:focus{left:0}
  :focus-visible{outline:2px solid var(--brass);outline-offset:3px}

  /* The hidden attribute is only display:none from the UA sheet, so ANY author
     display rule silently beats it — which is how the valuation spinner came to
     run on page load and never stop. Settle it once, for every element, rather
     than patching each class as it bites. */
  [hidden]{display:none !important}

  .btn{
    display:inline-flex;align-items:center;justify-content:center;gap:.5em;
    font-family:var(--f-body);font-size:.82rem;font-weight:700;letter-spacing:.09em;text-transform:uppercase;
    padding:14px 28px;border:1px solid transparent;text-decoration:none;cursor:pointer;border-radius:2px;
    transition:background .2s,color .2s,border-color .2s;
  }
  .btn--primary{background:var(--brick);color:#fff;border-color:var(--brick)}
  .btn--primary:hover{background:var(--brick-deep);border-color:var(--brick-deep)}
  .btn--brass{background:transparent;color:var(--brass);border-color:var(--brass-dim)}
  .btn--brass:hover{background:var(--brass);color:#fff;border-color:var(--brass)}
  .btn--ghost{background:transparent;color:var(--text);border-color:#C6CCCE}
  .btn--ghost:hover{border-color:var(--navy);background:#fff}
  .btn--sm{padding:10px 20px;font-size:.74rem}

  /* ---------- utility ---------- */
  .util{background:var(--navy);color:#8FA0AE;font-size:.79rem;border-bottom:1px solid var(--hair)}
  .util__in{display:flex;align-items:center;justify-content:space-between;gap:20px;min-height:40px;flex-wrap:wrap}
  .langs{display:flex;align-items:center;gap:0}
  .langs__lead{letter-spacing:.13em;text-transform:uppercase;font-size:.67rem;font-weight:700;color:#6B7C8A;margin-right:14px}
  .langs .l{padding:0 12px;border-left:1px solid var(--hair);color:#C4CFD8}
  .langs .l:first-of-type{border-left:0;padding-left:0}
  .util__right{display:flex;align-items:center;gap:20px}
  .util__tel{color:#fff;text-decoration:none;font-weight:600;letter-spacing:.04em}
  .util__tel:hover{color:var(--brass)}
  .toggle{display:inline-flex;border:1px solid var(--hair);border-radius:2px;overflow:hidden}
  .toggle a{
    font-family:var(--f-body);font-size:.69rem;font-weight:700;letter-spacing:.13em;
    padding:7px 14px;min-height:26px;display:inline-flex;align-items:center;
    background:transparent;color:#8FA0AE;border:0;cursor:pointer;
    text-decoration:none;transition:color .18s;
  }
  .toggle a:hover{color:#fff}
  .toggle a.on{background:var(--brass);color:#fff}

  /* ---------- header ---------- */
  .head{background:var(--navy);color:#fff;position:sticky;top:0;z-index:50;border-bottom:1px solid var(--hair)}
  .head__in{position:relative}
  .head__in{display:flex;align-items:center;justify-content:space-between;gap:28px;min-height:98px}
  .brand{display:flex;align-items:center;gap:15px;text-decoration:none;color:#fff}
  .brand__mark{
    width:87px;height:78px;flex:none;display:block;
    background:var(--logo-src) center/contain no-repeat;
  }
  .nav{display:flex;align-items:center;gap:30px}
  .nav a{
    text-decoration:none;color:#D3DBE1;font-size:.8rem;font-weight:600;
    letter-spacing:.1em;text-transform:uppercase;padding:4px 0;position:relative;
    transition:color .18s;
  }
  .nav a::after{
    content:"";position:absolute;left:0;right:100%;bottom:-2px;height:2px;
    background:var(--brass);transition:right .32s cubic-bezier(.2,.7,.3,1);
  }
  .nav a:hover{color:#fff}
  .nav a:hover::after{right:0}

  /* ---------- hero ---------- */
  .hero{position:relative;background:var(--navy);color:#fff;overflow:hidden;min-height:clamp(560px,58vw,790px);display:flex;flex-direction:column;justify-content:flex-end}
  .hero__bg{
    position:absolute;inset:0;
    background-color:var(--navy);
    background-image:url("/img/office-hero.jpg");
    background-size:cover;
    background-position:center 46%;
  }
  @keyframes drift{from{transform:scale(1.04) translate3d(0,0,0)}to{transform:scale(1.11) translate3d(-1.6%,-1.2%,0)}}
  .hero__bg::after{
    content:"";position:absolute;inset:0;opacity:0;
    background-image:url("data:image/svg+xml;utf8,<svg xmlns='http://www.w3.org/2000/svg' width='72' height='38' viewBox='0 0 72 38'><g fill='none' stroke='%23FFFFFF' stroke-width='1'><path d='M-6 34 A18 18 0 0 1 30 34'/><path d='M30 34 A18 18 0 0 1 66 34'/><path d='M12 4 A18 18 0 0 1 48 4'/><path d='M-24 4 A18 18 0 0 1 12 4'/><path d='M48 4 A18 18 0 0 1 84 4'/></g></svg>");
    background-size:72px 38px;
  }
  .hero__in{position:relative;padding:clamp(56px,9vw,120px) 0 0;width:100%}
  .hero__grid{display:grid;grid-template-columns:1.15fr .85fr;gap:56px;align-items:center}
  .hero h1{margin:18px 0 0}
  .hero__lede{margin-top:18px;font-size:1.09rem;color:#B8C5D0;max-width:48ch}
  .hero__cta{display:flex;gap:12px;margin-top:28px;flex-wrap:wrap;align-items:center}
  .hero__tel{display:flex;flex-direction:column;text-decoration:none;color:#fff;margin-left:6px}
  .hero__tel span{font-size:.65rem;letter-spacing:.17em;text-transform:uppercase;color:var(--brass);font-weight:700}
  .hero__tel strong{font-family:var(--f-display);font-size:1.4rem;font-weight:600;margin-top:1px}
  .hero__tel:hover strong{color:var(--brass)}

    .credpanel{
    border:1px solid var(--hair);padding:26px 28px;position:relative;z-index:2;
    background:rgba(19,28,38,.80);backdrop-filter:blur(10px);-webkit-backdrop-filter:blur(10px);
  }
  .credpanel h2{font-size:1.05rem;color:#fff;margin-bottom:16px;font-weight:600}
  .credlist{display:flex;flex-direction:column;gap:0;margin:0;padding:0;list-style:none}
  .credlist li{display:flex;justify-content:space-between;gap:16px;padding:12px 0;border-bottom:1px solid var(--hair);font-size:.92rem;color:#B8C5D0}
  .credlist li:last-child{border-bottom:0;padding-bottom:0}
  .credlist b{color:#fff;font-family:var(--f-display);font-size:1.15rem;font-weight:600;white-space:nowrap}

  /* ---------- search bar ---------- */
  .search{position:relative;margin-top:clamp(38px,5vw,58px);background:var(--surface);border-top:3px solid var(--brass);box-shadow:0 -1px 0 rgba(0,0,0,.05)}
  .search__in{display:grid;grid-template-columns:1.5fr 1fr 1fr 1fr auto;gap:0;align-items:stretch}
  .sfield{display:flex;flex-direction:column;gap:5px;padding:18px 22px;border-right:1px solid var(--line);justify-content:center}
  .sfield:last-of-type{border-right:0}
  .sfield label{font-size:.63rem;font-weight:700;letter-spacing:.16em;text-transform:uppercase;color:var(--text-3)}
  .sfield select,.sfield input{
    font-family:var(--f-body);font-size:1rem;color:var(--text);border:0;background:transparent;
    padding:2px 0;width:100%;font-weight:500;
  }
  .sfield select:focus,.sfield input:focus{outline:none;color:var(--brick)}
  .search__btn{border:0;background:var(--brick);color:#fff;font-family:var(--f-body);font-size:.82rem;font-weight:700;letter-spacing:.09em;text-transform:uppercase;padding:0 34px;cursor:pointer;transition:background .2s}
  .search__btn:hover{background:var(--brick-deep)}

  /* ---------- sections ---------- */
  section{padding:clamp(56px,6.5vw,86px) 0}
  .on-navy{background:var(--navy);color:#C4CFD8}
  .on-navy h2,.on-navy h3{color:#fff}
  .on-white{background:var(--surface)}
  .sec-head{max-width:58ch;margin-bottom:clamp(30px,3.6vw,44px)}
  .sec-head h2{margin-top:14px}
  .sec-head p{margin-top:14px;color:var(--text-2);font-size:1.04rem}
  .on-navy .sec-head p{color:#9FAFBC}
  .sec-head--split{display:flex;justify-content:space-between;align-items:flex-end;gap:36px;max-width:none}
  .sec-head--split > div{max-width:58ch}

  /* ---------- featured ---------- */
  .feature{display:grid;grid-template-columns:1.3fr 1fr;background:var(--surface);border:1px solid var(--line);margin-bottom:30px}
  .feature__img{position:relative;min-height:400px;background:linear-gradient(150deg,#243646,#4E5A62 55%,#7E6350)}
  .feature__img::after{
    content:"";position:absolute;inset:0;opacity:.12;
    background-image:url("data:image/svg+xml;utf8,<svg xmlns='http://www.w3.org/2000/svg' width='72' height='38' viewBox='0 0 72 38'><g fill='none' stroke='%23FFFFFF' stroke-width='1'><path d='M-6 34 A18 18 0 0 1 30 34'/><path d='M30 34 A18 18 0 0 1 66 34'/><path d='M12 4 A18 18 0 0 1 48 4'/><path d='M-24 4 A18 18 0 0 1 12 4'/><path d='M48 4 A18 18 0 0 1 84 4'/></g></svg>");
    background-size:72px 38px;
  }
  .slot{
    position:absolute;left:22px;bottom:22px;z-index:2;border:1px solid rgba(255,255,255,.24);
    padding:10px 14px;background:rgba(24,35,47,.66);backdrop-filter:blur(6px);
    font-size:.71rem;color:#E3E9ED;max-width:32ch;line-height:1.5;
  }
  .slot b{display:block;font-size:.6rem;letter-spacing:.17em;text-transform:uppercase;color:var(--brass);margin-bottom:4px}
  .feature__body{padding:clamp(28px,3.4vw,44px);display:flex;flex-direction:column;justify-content:center;gap:11px}
  .feature__price{font-family:var(--f-display);font-size:clamp(2rem,3vw,2.6rem);font-weight:600;line-height:1;letter-spacing:-.02em;font-variant-numeric:tabular-nums}
  .feature__addr{font-family:var(--f-display);font-size:1.36rem;font-weight:600;line-height:1.25}
  .feature__city{color:var(--text-2);font-size:.98rem}
  .featspecs{display:grid;grid-template-columns:repeat(3,auto);gap:26px;justify-content:start;margin-top:14px;padding-top:16px;border-top:1px solid var(--line)}
  .featspecs dt{font-size:.62rem;letter-spacing:.15em;text-transform:uppercase;color:var(--text-3);font-weight:700}
  .featspecs dd{margin:5px 0 0;font-family:var(--f-display);font-size:1.35rem;font-weight:600;line-height:1;font-variant-numeric:tabular-nums}

  /* ---------- cards ---------- */
  .cards{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
  .card{background:var(--surface);border:1px solid var(--line);display:flex;flex-direction:column;text-decoration:none;color:inherit;transition:box-shadow .25s,border-color .25s}
  .card:hover{box-shadow:0 12px 28px -16px rgba(24,35,47,.32);border-color:#C9D0D2}
  .card__img{aspect-ratio:3/2;position:relative;overflow:hidden;background:linear-gradient(150deg,#2C3E52,#6E6155)}
  .card__img::before{
    content:"";position:absolute;inset:0;opacity:.12;transition:transform .5s ease;
    background-image:url("data:image/svg+xml;utf8,<svg xmlns='http://www.w3.org/2000/svg' width='72' height='38' viewBox='0 0 72 38'><g fill='none' stroke='%23FFFFFF' stroke-width='1'><path d='M-6 34 A18 18 0 0 1 30 34'/><path d='M30 34 A18 18 0 0 1 66 34'/><path d='M12 4 A18 18 0 0 1 48 4'/><path d='M-24 4 A18 18 0 0 1 12 4'/><path d='M48 4 A18 18 0 0 1 84 4'/></g></svg>");
    background-size:72px 38px;
  }
  .card:hover .card__img::before{transform:scale(1.07)}
  .tag{
    position:absolute;top:0;left:0;z-index:2;font-size:.61rem;font-weight:700;letter-spacing:.15em;
    text-transform:uppercase;padding:8px 14px;background:var(--surface);color:var(--navy);
  }
  .tag--sold{background:var(--navy);color:var(--brass)}
  .tag--lease{background:var(--brass);color:#fff}
  .tag--pending{background:var(--brick);color:#fff}
  .card__body{padding:18px 20px;display:flex;flex-direction:column;gap:5px;flex:1}
  .card__price{font-family:var(--f-display);font-size:1.5rem;font-weight:600;letter-spacing:-.02em;font-variant-numeric:tabular-nums;line-height:1.1}
  .card__price small{font-family:var(--f-body);font-size:.8rem;color:var(--text-3);font-weight:400}
  .card__addr{font-size:1rem;font-weight:600;line-height:1.35;margin-top:2px}
  .card__city{color:var(--text-2);font-size:.88rem}
  .specs{display:flex;gap:18px;margin-top:auto;padding-top:14px;border-top:1px solid var(--line);font-size:.85rem;color:var(--text-2);font-variant-numeric:tabular-nums;flex-wrap:wrap}
  .specs b{color:var(--text);font-weight:600}
  .specs--agent{font-size:.77rem;color:var(--text-3)}
  /* names the listing agent, and tells the reader where the card goes.
     Alone it takes the bottom rule that .specs would have carried; following
     .specs it tucks underneath without a second rule. */
  .card__by{margin-top:auto;padding-top:14px;border-top:1px solid var(--line);font-size:.79rem;color:var(--text-3)}
  .specs + .card__by{margin-top:7px;padding-top:0;border-top:0}
  .card__by b{color:var(--brick);font-weight:600}
  .card:hover .card__by b{text-decoration:underline}
  .feature__by{font-size:.86rem;color:var(--text-2)}
  .feature__by a{color:var(--brick);font-weight:600}
  .noresult{padding:40px 0;color:var(--text-2);text-align:center;grid-column:1/-1;border:1px dashed var(--line)}

  /* ---------- paths ---------- */
  .paths{display:grid;grid-template-columns:1fr 1fr;gap:1px;background:var(--hair);border:1px solid var(--hair)}
  .path{padding:clamp(28px,3.6vw,42px);display:flex;flex-direction:column;gap:13px;background:var(--navy)}
  .path p{color:#9FAFBC;font-size:.98rem}
  .path .btn{align-self:flex-start;margin-top:6px}

  /* ---------- markets ---------- */
  .markets{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--line);border:1px solid var(--line)}
  .market{
    padding:22px 24px;text-decoration:none;color:var(--text);background:var(--surface);
    display:flex;flex-direction:column;gap:4px;transition:background .2s;position:relative;
  }
  .market::after{
    content:"";position:absolute;left:24px;bottom:0;width:0;height:2px;
    background:var(--brick);transition:width .38s cubic-bezier(.2,.7,.3,1);
  }
  .market:hover{background:#FAFBFA}
  .market:hover::after,.market:focus-visible::after{width:46px}
  .market strong{font-family:var(--f-display);font-size:1.2rem;font-weight:600}
  .market span{font-size:.76rem;color:var(--text-3);letter-spacing:.07em;text-transform:uppercase;font-weight:600}

  /* ---------- values ---------- */
  .about__grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:clamp(32px,5vw,64px);align-items:start}
  .about__grid .sec-head{margin-bottom:0;position:sticky;top:108px}
  .values{display:grid;grid-template-columns:1fr 1fr;gap:22px 30px}
  .value{padding-top:14px;border-top:2px solid var(--brass-dim)}
  .value h3{margin-bottom:5px;font-size:1.04rem}
  .value p{color:var(--text-2);font-size:.9rem;line-height:1.55}

  /* ---------- quote ---------- */
  .quotewrap{position:relative}
  .quotewrap__mark{
    position:absolute;top:50%;left:50%;transform:translate(-50%,-50%);
    width:268px;height:240px;opacity:.06;pointer-events:none;
    background:var(--logo-src) center/contain no-repeat;
  }
  .quote{max-width:34ch;margin-inline:auto;text-align:center;position:relative}
  .quote blockquote{
    margin:0;font-family:var(--f-display);font-style:italic;font-weight:300;
    font-size:clamp(1.55rem,3.1vw,2.45rem);line-height:1.4;color:#fff;letter-spacing:-.008em;
  }
  .quote__rule{width:56px;height:1px;background:var(--brass);margin:30px auto 0}
  .quote figcaption{margin-top:22px;font-size:.71rem;letter-spacing:.18em;text-transform:uppercase;color:var(--brass);font-weight:700;line-height:1.7}

  /* ---------- team ---------- */
  .team{display:grid;grid-template-columns:repeat(auto-fill,minmax(200px,1fr));gap:14px}
  .member{
    position:relative;aspect-ratio:4/5;overflow:hidden;background:var(--navy-3);
    display:block;text-decoration:none;color:#fff;
  }
  .member__photo{
    position:absolute;inset:0;transition:transform .6s cubic-bezier(.2,.7,.3,1);
    background:linear-gradient(155deg,#2C3E52 0%,#4A5561 48%,#7E6552 100%);
  }
  .member__photo::after{
    content:"";position:absolute;inset:0;opacity:.13;
    background-image:url("data:image/svg+xml;utf8,<svg xmlns='http://www.w3.org/2000/svg' width='72' height='38' viewBox='0 0 72 38'><g fill='none' stroke='%23FFFFFF' stroke-width='1'><path d='M-6 34 A18 18 0 0 1 30 34'/><path d='M30 34 A18 18 0 0 1 66 34'/><path d='M12 4 A18 18 0 0 1 48 4'/><path d='M-24 4 A18 18 0 0 1 12 4'/><path d='M48 4 A18 18 0 0 1 84 4'/></g></svg>");
    background-size:72px 38px;
  }
  .member:hover .member__photo{transform:scale(1.06);transform-origin:center top}
  .member__initials{
    position:absolute;top:50%;left:50%;transform:translate(-50%,-58%);
    font-family:var(--f-display);font-size:2.6rem;font-weight:600;
    color:rgba(255,255,255,.22);letter-spacing:.04em;
  }
  /* The name sits in the bottom 29% of the frame, so that is the only part that
     needs covering. The old ramp held .18 at 54% and did not clear until 78%,
     which put a grey veil across every face in the grid. */
  /* Halved again, and pulled in tighter. Over the image itself the veil is now
     a fraction of what it was: .13 where it used to be .60, nothing at all
     above 40%. Opacity that low cannot carry white text on its own — these are
     headshots on white backgrounds — so the name gets its own shadow and stops
     depending on the scrim for contrast. */
  .member__scrim{
    position:absolute;inset:0;
    background:linear-gradient(to top,
      rgba(19,28,38,.80) 0%,
      rgba(19,28,38,.62) 13%,
      rgba(19,28,38,.30) 24%,
      rgba(19,28,38,.08) 33%,
      transparent 42%);
  }
  .member__txt{position:absolute;left:0;right:0;bottom:0;padding:16px 16px 15px}
  .member__txt b{display:block;font-family:var(--f-display);font-size:1.04rem;font-weight:600;line-height:1.22;
    text-shadow:0 1px 2px rgba(9,14,20,.92),0 2px 12px rgba(9,14,20,.75)}
  .member__txt span{display:block;font-size:.68rem;color:var(--brass);letter-spacing:.13em;text-transform:uppercase;margin-top:5px;font-weight:700;
    text-shadow:0 1px 2px rgba(9,14,20,.92),0 2px 10px rgba(9,14,20,.7)}
  .member__rule{width:0;height:2px;background:var(--brass);margin-top:9px;transition:width .35s ease}
  .member:hover .member__rule{width:30px}

  /* ---------- contact ---------- */
  .contact__grid{display:grid;grid-template-columns:1.1fr .9fr;gap:clamp(34px,5vw,70px)}
  .field{display:flex;flex-direction:column;gap:7px;margin-bottom:18px}
  .field label{font-size:.65rem;font-weight:700;letter-spacing:.16em;text-transform:uppercase;color:var(--brass)}
  .field input,.field textarea,.field select{
    font-family:var(--f-body);font-size:1rem;color:#fff;background:rgba(255,255,255,.05);
    border:1px solid var(--hair);border-radius:2px;padding:12px 14px;width:100%;transition:border-color .2s;
  }
  .field select option{background:var(--navy-2);color:#fff}
  .field input:focus,.field textarea:focus,.field select:focus{border-color:var(--brass);outline:none}
  .field textarea{min-height:104px;resize:vertical}
  .row2{display:grid;grid-template-columns:1fr 1fr;gap:18px}
  .privacy{font-size:.83rem;color:#7C8D9B;margin-top:16px}
  .nap{display:flex;flex-direction:column}
  .nap__item{padding:18px 0;border-bottom:1px solid var(--hair)}
  .nap__item:first-child{padding-top:0}
  .nap__item b{display:block;font-size:.63rem;letter-spacing:.16em;text-transform:uppercase;color:var(--brass);margin-bottom:7px;font-weight:700}
  .nap__item a{color:#fff;text-decoration:none;font-family:var(--f-display);font-size:1.2rem;font-weight:600}
  .nap__item a:hover{color:var(--brass)}
  .nap__item p{color:#B8C5D0;font-size:1rem;line-height:1.55}

  /* ---------- footer ---------- */
  .foot{background:#131C26;color:#8195A3;font-size:.87rem;padding:56px 0 34px}
  .foot__top{display:grid;grid-template-columns:1.5fr 1fr 1fr 1fr;gap:34px;padding-bottom:36px;border-bottom:1px solid var(--hair)}
  .foot .foot__h{color:var(--brass);font-size:.65rem;letter-spacing:.16em;text-transform:uppercase;font-family:var(--f-body);font-weight:700;margin:0 0 15px}
  .foot ul{list-style:none;margin:0;padding:0;display:flex;flex-direction:column;gap:10px}
  .foot a{color:#8195A3;text-decoration:none}
  .foot a:hover{color:#fff}
  .foot__lockup{display:block;margin-bottom:18px}
  .foot__mark{display:block;width:107px;height:96px;background:var(--logo-src) left center/contain no-repeat}
  .foot__brand{font-family:var(--f-display);font-size:1.28rem;color:#fff;font-weight:600;display:block;line-height:1.15}
  .foot__legal{display:flex;justify-content:space-between;gap:26px;padding-top:26px;flex-wrap:wrap;font-size:.79rem;line-height:1.65;color:#6B7C8A}
  .eho{display:flex;align-items:center;gap:10px}

  .note{border:1px solid var(--brass-dim);border-left:3px solid var(--brass);padding:18px 22px;font-size:.9rem;color:var(--text-2);margin-top:30px;background:#FCFBF8;line-height:1.65}
  .note b{color:var(--brick-deep);font-weight:700}


  /* ---------- motion ---------- */
  .reveal{opacity:0;transform:translateY(20px);transition:opacity .75s cubic-bezier(.2,.7,.3,1),transform .75s cubic-bezier(.2,.7,.3,1)}
  .reveal.in{opacity:1;transform:none}
  html:not(.js) .reveal{opacity:1;transform:none}
  .reveal-stagger > *{opacity:0;transform:translateY(18px);transition:opacity .6s ease,transform .6s ease}
  .reveal-stagger.in > *{opacity:1;transform:none}
  html:not(.js) .reveal-stagger > *{opacity:1;transform:none}
  .reveal-stagger.in > *:nth-child(1){transition-delay:0s}
  .reveal-stagger.in > *:nth-child(2){transition-delay:.08s}
  .reveal-stagger.in > *:nth-child(3){transition-delay:.16s}
  .reveal-stagger.in > *:nth-child(4){transition-delay:.24s}
  .reveal-stagger.in > *:nth-child(5){transition-delay:.32s}
  .reveal-stagger.in > *:nth-child(6){transition-delay:.4s}

  @keyframes riseIn{from{opacity:0;transform:translateY(22px)}to{opacity:1;transform:none}}
  html.js .hero__grid > div > *,
  html.js .credpanel,
  html.js .search{animation:riseIn .7s cubic-bezier(.2,.7,.3,1) both}
  html.js .hero__grid > div > *:nth-child(1){animation-delay:.05s}
  html.js .hero__grid > div > *:nth-child(2){animation-delay:.14s}
  html.js .hero__grid > div > *:nth-child(3){animation-delay:.23s}
  html.js .hero__grid > div > *:nth-child(4){animation-delay:.32s}
  html.js .credpanel{animation-delay:.3s}
  html.js .search{animation-delay:.42s}
  .credlist b{transition:color .3s}

  @media (max-width:1000px){
    .hero__grid,.feature{grid-template-columns:1fr}
    .search__in{grid-template-columns:1fr 1fr}
    .sfield{border-bottom:1px solid var(--line)}
    .sfield:nth-child(2n){border-right:0}
    .search__btn{grid-column:1/-1;padding:16px}
    .feature__img{min-height:300px}
  }
  @media (max-width:880px){
    .nav{display:none}
    .contact__grid,.paths,.values{grid-template-columns:1fr}
    .cards,.markets{grid-template-columns:1fr 1fr}
    .foot__top{grid-template-columns:1fr 1fr}
  }
  @media (max-width:620px){
    body{font-size:16px}
    .wrap{padding-inline:20px}
    .cards,.markets,.row2{grid-template-columns:1fr}
    .search__in{grid-template-columns:1fr}
    .sfield{border-right:0}
    .foot__top{grid-template-columns:1fr}
    .langs{display:none}
    .util__in{justify-content:center}
    .quote{grid-template-columns:1fr;gap:10px}
    .featspecs{grid-template-columns:repeat(3,1fr);gap:14px}
  }
  @media (prefers-reduced-motion:reduce){
    *{animation:none !important;transition:none !important}
    .reveal,.reveal-stagger > *{opacity:1 !important;transform:none !important}
  }


/* ==================== neighbourhood pages ==================== */
.p-hood h1{font-size:clamp(2.1rem,4vw,3.1rem);line-height:1.14}
.p-hood h2{font-size:clamp(1.6rem,2.7vw,2.15rem);line-height:1.2}
.p-hood h3{font-size:1.18rem;line-height:1.32}
/* .eyebrow and .btn are deliberately NOT repeated here. The base rules already
   cover them, and a .p-hood copy is not harmless: at (0,2,0) it outranks the
   modifier classes at (0,1,0), so `border-color` from .btn--ghost / .btn--brass
   and `color` from .eyebrow--light lose. That is what turned every light eyebrow
   on these pages brick-red on navy (2.6:1, an AA failure) and stripped the
   outline off every ghost button. If a page-specific button or eyebrow tweak is
   ever needed, scope it to the modifier — .p-hood .btn--ghost — not the base. */
.p-hood .util{background:var(--navy);color:#8FA0AE;font-size:.79rem;border-bottom:1px solid var(--hair)}
.p-hood .langs{display:flex;align-items:center}
.p-hood .toggle button{font-family:var(--f-body);font-size:.69rem;font-weight:700;letter-spacing:.13em;padding:5px 12px;background:transparent;color:#8FA0AE;border:0;cursor:pointer}
.p-hood .head{background:var(--navy);color:#fff;position:sticky;top:0;z-index:50;border-bottom:1px solid var(--hair)}
  .head__in{position:relative}
.p-hood .brand__mark{width:87px;height:78px;flex:none;display:block;background:var(--logo-src) center/contain no-repeat}
.p-hood .nav a{text-decoration:none;color:#D3DBE1;font-size:.8rem;font-weight:600;letter-spacing:.1em;text-transform:uppercase;padding:4px 0;position:relative;transition:color .18s}
.p-hood .nav a::after{content:"";position:absolute;left:0;right:100%;bottom:-2px;height:2px;background:var(--brass);transition:right .32s cubic-bezier(.2,.7,.3,1)}
.p-hood .nav a:hover, .p-hood .nav a[aria-current]{color:#fff}
.p-hood .nav a:hover::after, .p-hood .nav a[aria-current]::after{right:0}
/* ---------- page hero ---------- */
.p-sub .phero{position:relative;background:var(--navy);color:#fff;overflow:hidden;padding:clamp(34px,4.4vw,52px) 0 0}
.p-sub .phero__bg{position:absolute;inset:0;background:linear-gradient(105deg,#18232F 0%,#18232F 44%,#243646 74%,#33404A 100%)}


.p-hood .maprc{
    position:absolute;right:14px;bottom:10px;z-index:3;
    font-size:.62rem;letter-spacing:.06em;color:rgba(255,255,255,.34);
  }
.p-hood .maprc a{color:inherit}
.p-sub .phero__in{position:relative;z-index:2}
.p-sub .crumb{display:flex;gap:9px;align-items:center;font-size:.75rem;color:#8FA0AE;letter-spacing:.05em;flex-wrap:wrap;margin-bottom:24px}
.p-sub .crumb a{text-decoration:none}
.p-sub .crumb a:hover{color:#fff}
.p-sub .crumb span[aria-current]{color:var(--brass)}
.p-sub .phero__grid{display:grid;grid-template-columns:1.2fr .8fr;gap:52px;align-items:end;padding-bottom:clamp(44px,5.5vw,70px)}
.p-sub .phero h1{margin:16px 0 0}
.p-sub .phero__lede{margin-top:18px;font-size:1.09rem;color:#B8C5D0;max-width:52ch}
.p-sub .phero__cta{display:flex;gap:12px;margin-top:26px;flex-wrap:wrap;align-items:center}
.p-sub .phero__tel{display:flex;flex-direction:column;text-decoration:none;color:#fff;margin-left:6px}
.p-sub .phero__tel span{font-size:.65rem;letter-spacing:.17em;text-transform:uppercase;color:var(--brass);font-weight:700}
.p-sub .phero__tel strong{font-family:var(--f-display);font-size:1.35rem;font-weight:600;margin-top:1px}
.p-sub .phero__tel:hover strong{color:var(--brass)}
.p-sub .phero__map{
    border:1px solid var(--hair);padding:22px 24px;position:relative;z-index:2;
    background:rgba(21,31,42,.86);backdrop-filter:blur(9px);-webkit-backdrop-filter:blur(9px);
  }
.p-sub .phero__map h2{font-size:.98rem;color:#fff;margin-bottom:14px}
.p-hood .kv{list-style:none;margin:0;padding:0}
.p-hood .kv li{display:flex;justify-content:space-between;gap:16px;padding:10px 0;border-bottom:1px solid var(--hair);font-size:.9rem;color:#B8C5D0}
.p-hood .kv li:last-child{border-bottom:0;padding-bottom:0}
.p-hood .kv b{color:#fff;font-family:var(--f-display);font-size:1.05rem;font-weight:600;text-align:right}
/* ---------- market stats ---------- */
  .p-hood .stats{display:grid;grid-template-columns:repeat(auto-fit,minmax(200px,1fr));gap:1px;background:var(--line);border:1px solid var(--line);margin-top:-1px}
.p-hood .stat{background:var(--surface);padding:24px 26px}
.p-hood .stat dt{font-size:.63rem;letter-spacing:.16em;text-transform:uppercase;color:var(--text-3);font-weight:700}
.p-hood .stat dd{margin:9px 0 0;font-family:var(--f-display);font-size:1.85rem;font-weight:600;line-height:1;letter-spacing:-.02em;font-variant-numeric:tabular-nums;color:var(--text)}
.p-hood .statsrc{margin-top:13px;font-size:.76rem;letter-spacing:.05em;color:var(--text-3)}
.p-hood .stat small{display:block;font-size:.74rem;color:var(--text-3);margin-top:7px}
.p-hood section{padding:clamp(50px,6vw,78px) 0}
.p-hood .sec-head{max-width:58ch;margin-bottom:clamp(26px,3.2vw,40px)}
.p-hood .cards{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.p-hood .card__img::before{content:"";position:absolute;inset:0;opacity:.12;transition:transform .5s ease;background-image:url("data:image/svg+xml;utf8,<svg xmlns='http://www.w3.org/2000/svg' width='72' height='38' viewBox='0 0 72 38'><g fill='none' stroke='%23FFFFFF' stroke-width='1'><path d='M-6 34 A18 18 0 0 1 30 34'/><path d='M30 34 A18 18 0 0 1 66 34'/><path d='M12 4 A18 18 0 0 1 48 4'/><path d='M-24 4 A18 18 0 0 1 12 4'/><path d='M48 4 A18 18 0 0 1 84 4'/></g></svg>");background-size:72px 38px}
.p-hood .tag{position:absolute;top:0;left:0;z-index:2;font-size:.61rem;font-weight:700;letter-spacing:.15em;text-transform:uppercase;padding:8px 14px;background:var(--surface);color:var(--navy)}
/* ---------- prose ---------- */
  .p-hood .prose__grid{display:grid;grid-template-columns:1.25fr .75fr;gap:clamp(34px,5vw,64px);align-items:start}
.p-hood .prose p+p{margin-top:17px}
.p-hood .prose p{color:var(--text-2)}
.p-hood .prose h3{margin:32px 0 10px;color:var(--text)}
.p-hood .aside{border-top:2px solid var(--brass-dim);padding-top:18px}
.p-hood .aside h3{font-size:1.02rem;margin-bottom:12px}
.p-hood .aside ul{list-style:none;margin:0;padding:0;display:flex;flex-direction:column;gap:10px}
.p-hood .aside li{display:flex;justify-content:space-between;gap:14px;font-size:.9rem;color:var(--text-2);padding-bottom:10px;border-bottom:1px solid var(--line)}
.p-hood .aside li:last-child{border-bottom:0}
.p-hood .aside b{color:var(--text);font-weight:600;text-align:right}
/* ---------- faq ---------- */
  .p-hood .faq{border-top:1px solid var(--line)}
.p-hood .faq details{border-bottom:1px solid var(--line)}
.p-hood .faq summary{
    cursor:pointer;padding:19px 44px 19px 0;position:relative;list-style:none;
    font-family:var(--f-display);font-size:1.1rem;font-weight:600;color:var(--text);
  }
.p-hood .faq summary::-webkit-details-marker{display:none}
.p-hood .faq summary::after{
    content:"";position:absolute;right:8px;top:50%;width:11px;height:11px;
    border-right:2px solid var(--brass);border-bottom:2px solid var(--brass);
    transform:translateY(-70%) rotate(45deg);transition:transform .28s ease;
  }
.p-hood .faq details[open] summary::after{transform:translateY(-30%) rotate(-135deg)}
.p-hood .faq p{padding:0 0 21px;color:var(--text-2);max-width:72ch}
/* ---------- nearby ---------- */
  .p-hood .markets{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--line);border:1px solid var(--line)}
.p-hood .market{padding:22px 24px;text-decoration:none;color:var(--text);background:var(--surface);display:flex;flex-direction:column;gap:4px;transition:background .2s;position:relative}
.p-hood .market::after{content:"";position:absolute;left:24px;bottom:0;width:0;height:2px;background:var(--brick);transition:width .38s cubic-bezier(.2,.7,.3,1)}
.p-hood .market strong{font-family:var(--f-display);font-size:1.18rem;font-weight:600}
.p-hood .field input, .p-hood .field textarea, .p-hood .field select{font-family:var(--f-body);font-size:1rem;color:#fff;background:rgba(255,255,255,.05);border:1px solid var(--hair);border-radius:2px;padding:12px 14px;width:100%;transition:border-color .2s}
.p-hood .field textarea{min-height:96px;resize:vertical}
.p-hood .nap__item a{color:#fff;text-decoration:none;font-family:var(--f-display);font-size:1.18rem;font-weight:600}
.p-hood .foot{background:#131C26;color:#8195A3;font-size:.87rem;padding:56px 0 34px}
.p-hood .note{border:1px solid var(--brass-dim);border-left:3px solid var(--brass);padding:18px 22px;font-size:.9rem;color:var(--text-2);margin-top:26px;background:#FCFBF8;line-height:1.65}
.p-hood .note--navy{background:rgba(255,255,255,.04);color:#B8C5D0}
.p-hood .note--navy b{color:var(--brass)}
@media (max-width:1000px){
.p-sub .phero__grid, .p-hood .prose__grid{grid-template-columns:1fr}
.p-hood .stats{grid-template-columns:1fr 1fr}
.p-hood .markets{grid-template-columns:1fr 1fr}
}
@media (max-width:880px){
.p-hood .nav{display:none}
.p-hood .contact__grid{grid-template-columns:1fr}
.p-hood .cards{grid-template-columns:1fr 1fr}
.p-hood .foot__top{grid-template-columns:1fr 1fr}
}
@media (max-width:880px){

.p-sub .phero__scrim{background:linear-gradient(to top,var(--navy) 0%,rgba(24,35,47,.86) 46%,rgba(24,35,47,.72) 100%)}
}
@media (max-width:620px){
body{font-size:16px}

.p-hood .wrap{padding-inline:20px}
.p-hood .cards, .p-hood .markets, .p-hood .stats, .p-hood .row2{grid-template-columns:1fr}
.p-hood .foot__top{grid-template-columns:1fr}
.p-hood .langs{display:none}
.p-hood .util__in{justify-content:center}
}

/* ---- neighbourhood hero artwork: external map, responsive framing ---- */
.p-sub .phero__art{
  position:absolute;inset:0;pointer-events:none;
  background-image:var(--map-src);
  background-repeat:no-repeat;
  background-position:72% center;
  background-size:cover;
  opacity:.92;
}
.p-sub .phero__scrim{
  position:absolute;inset:0;pointer-events:none;
  background:
    linear-gradient(96deg,var(--navy) 0%,rgba(24,35,47,.97) 26%,rgba(24,35,47,.66) 44%,rgba(24,35,47,.16) 68%,rgba(24,35,47,.06) 100%),
    linear-gradient(to top,var(--navy) 0%,rgba(24,35,47,.1) 26%,rgba(24,35,47,0) 46%);
}
@media (max-width:880px){
  /* tall narrow hero: show the map's full width as a band instead of a zoomed sliver */
.p-sub .phero__art{
    background-size:150% auto;
    background-position:38% 26%;
    opacity:.55;
  }
.p-sub .phero__scrim{
    background:
      linear-gradient(to bottom,rgba(24,35,47,.55) 0%,rgba(24,35,47,.30) 22%,rgba(24,35,47,.86) 62%,var(--navy) 100%);
  }
}
@media (max-width:620px){
.p-sub .phero__art{background-size:210% auto;background-position:34% 24%;opacity:.46}
}


/* ---------------- mobile navigation ---------------- */
.navtoggle{
  display:none;background:transparent;border:1px solid var(--hair);
  color:#fff;padding:12px 12px;border-radius:2px;cursor:pointer;
}
.navtoggle span{
  display:block;width:20px;height:2px;background:currentColor;border-radius:2px;
  transition:transform .26s cubic-bezier(.2,.7,.3,1),opacity .18s;
}
.navtoggle span+span{margin-top:5px}
.navtoggle[aria-expanded="true"] span:nth-child(1){transform:translateY(7px) rotate(45deg)}
.navtoggle[aria-expanded="true"] span:nth-child(2){opacity:0}
.navtoggle[aria-expanded="true"] span:nth-child(3){transform:translateY(-7px) rotate(-45deg)}

@media (max-width:880px){
  .navtoggle{display:block;order:3}
  .head__in{gap:14px}
  .nav{
    display:none;position:absolute;top:100%;left:0;right:0;z-index:60;
    flex-direction:column;align-items:stretch;gap:0;
    background:var(--navy);border-top:1px solid var(--hair);
    padding:6px 0 12px;box-shadow:0 20px 34px -20px rgba(0,0,0,.7);
  }
  .nav.open{display:flex}
  .nav a{padding:15px 30px;font-size:.86rem}
  .nav a::after{display:none}
  .nav a:hover,.nav a:focus-visible{background:rgba(255,255,255,.06)}
  .head .btn--sm{padding:11px 16px;font-size:.7rem}
}
@media (max-width:430px){
  .head .btn--brass{display:none}
  .brand__mark{width:74px;height:66px}
  .head__in{min-height:82px}
}


/* ---------------- legal pages ---------------- */
.p-legal .legal{max-width:70ch}
.p-legal .legal h2{
  font-size:1.22rem;margin:38px 0 10px;padding-top:20px;
  border-top:1px solid var(--line);
}
.p-legal .legal h2:first-of-type{margin-top:8px}
.p-legal .legal p{color:var(--text-2);margin-top:12px;line-height:1.75}
.p-legal .legal code{
  font-family:ui-monospace,SFMono-Regular,Menlo,monospace;font-size:.88em;
  background:var(--paper);border:1px solid var(--line);border-radius:2px;padding:1px 5px;
}
.p-legal .legal strong{color:var(--text);font-weight:600}
.p-legal .legal__updated{
  margin-top:42px;padding-top:20px;border-top:1px solid var(--line);
  font-size:.84rem;color:var(--text-3);
}


/* ---------------- agent profile ---------------- */
.p-agent .ahero{display:grid;grid-template-columns:320px 1fr;gap:clamp(30px,4.5vw,58px);align-items:end;padding-bottom:clamp(40px,5vw,64px)}
.p-agent .portrait{
  position:relative;aspect-ratio:4/5;overflow:hidden;
  background:linear-gradient(155deg,#2C3E52 0%,#4A5561 48%,#7E6552 100%);
  border:1px solid var(--hair);
}
.p-agent .portrait::after{
  content:"";position:absolute;inset:0;opacity:.13;
  background-image:url("data:image/svg+xml;utf8,<svg xmlns='http://www.w3.org/2000/svg' width='72' height='38' viewBox='0 0 72 38'><g fill='none' stroke='%23FFFFFF' stroke-width='1'><path d='M-6 34 A18 18 0 0 1 30 34'/><path d='M30 34 A18 18 0 0 1 66 34'/><path d='M12 4 A18 18 0 0 1 48 4'/><path d='M-24 4 A18 18 0 0 1 12 4'/><path d='M48 4 A18 18 0 0 1 84 4'/></g></svg>");
  background-size:72px 38px;
}
.p-agent .portrait__initials{
  position:absolute;top:50%;left:50%;transform:translate(-50%,-55%);
  font-family:var(--f-display);font-size:3.6rem;font-weight:600;color:rgba(255,255,255,.22);letter-spacing:.04em;
}
.p-agent .portrait__slot{
  position:absolute;left:0;right:0;bottom:0;padding:11px 14px;
  background:linear-gradient(to top,rgba(19,28,38,.92),rgba(19,28,38,0));
  font-size:.7rem;color:#C4CFD8;line-height:1.45;
}
.p-agent .ahero h1{margin:14px 0 0}
.p-agent .ahero__lede{margin-top:16px;font-size:1.08rem;color:#B8C5D0;max-width:46ch}
.p-agent .ahero__cta{display:flex;gap:12px;margin-top:26px;flex-wrap:wrap;align-items:center}
.p-agent .acard{
  display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--hair);
  border:1px solid var(--hair);margin-top:30px;
}
.p-agent .acard div{background:rgba(255,255,255,.03);padding:16px 18px}
.p-agent .acard dt{font-size:.62rem;letter-spacing:.18em;text-transform:uppercase;color:var(--brass);font-weight:700}
.p-agent .acard dd{margin:7px 0 0;color:#fff;font-size:.98rem;line-height:1.4}

.p-agent .bio p{color:var(--text-2);font-size:1.06rem;line-height:1.8}
.p-agent .bio p+p{margin-top:16px}
.p-agent .bio__aside{border-top:2px solid var(--brass-dim);padding-top:18px}
.p-agent .bio__aside h3{font-size:1.02rem;margin-bottom:12px}
.p-agent .bio__aside ul{list-style:none;margin:0;padding:0;display:flex;flex-direction:column;gap:10px}
.p-agent .bio__aside li{display:flex;justify-content:space-between;gap:14px;font-size:.9rem;color:var(--text-2);padding-bottom:10px;border-bottom:1px solid var(--line)}
.p-agent .bio__aside li:last-child{border-bottom:0}
.p-agent .bio__aside b{color:var(--text);font-weight:600;text-align:right}

@media (max-width:820px){
  .p-agent .ahero{grid-template-columns:1fr;align-items:start}
  .p-agent .portrait{max-width:280px}
}
@media (max-width:620px){
  .p-agent .acard{grid-template-columns:1fr}
  .p-agent .portrait{max-width:none}
}


/* ---------------- real photography ---------------- */
.card__img img{
  position:absolute;inset:0;width:100%;height:100%;object-fit:cover;
  transition:transform .5s ease;
}
.card:hover .card__img img{transform:scale(1.05);transform-origin:center top}
.feature__img img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}

.p-agent .portrait img{
  position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center top;
}

img.member__photo{
  position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center top;
  transition:transform .6s cubic-bezier(.2,.7,.3,1);
}
.member:hover img.member__photo{transform:scale(1.06);transform-origin:center top}


/* ---------------- stacking: photography above decorative texture ----------------
   The gradient + roof-tile pattern are placeholders for when a frame has no photo.
   Without an explicit order they paint over the image and read as a white haze. */
.p-agent .portrait::after,
.card__img::before,
.feature__img::after{z-index:1}

.p-agent .portrait img,
.card__img img,
.feature__img img,
img.member__photo{z-index:2}

.p-agent .portrait__initials,
.member__initials{z-index:2}

.member__scrim{z-index:3}
.member__txt{z-index:4}
.tag,.slot{z-index:5}

/* a frame holding a real photo does not need the placeholder texture at all */
.portrait:has(img)::after,
.card__img:has(img)::before,
.feature__img:has(img)::after{display:none}


/* ---------------- homepage hero photograph ----------------
   The storefront sits right-of-centre, so the scrim is heaviest on the left
   where the headline and credentials panel sit, and lifts over the building. */
.hero__scrim{
  position:absolute;inset:0;pointer-events:none;
  background:
    linear-gradient(100deg,
      rgba(18,26,36,.96) 0%,
      rgba(18,26,36,.90) 30%,
      rgba(18,26,36,.62) 52%,
      rgba(18,26,36,.34) 74%,
      rgba(18,26,36,.30) 100%),
    linear-gradient(to top, var(--navy) 0%, rgba(24,35,47,.15) 26%, rgba(24,35,47,0) 52%);
}
.hero__in{position:relative;z-index:2}





/* On a narrow screen the hero is tall, and `cover` on a 4:3 photo would scale it
   by height and crop the sides away. Show it as a full-width band instead, with
   the content on solid navy beneath. */
@media (max-width:900px){
  .hero{min-height:auto;display:block;background:var(--navy)}
  .hero__bg{
    inset:0 0 auto 0;
    height:clamp(230px,54vw,340px);
    background-image:url("/img/office-hero-sm.jpg");
    background-size:cover;
    background-position:center 44%;
  }
  .hero__scrim{
    inset:0 0 auto 0;
    height:clamp(230px,54vw,340px);
    background:linear-gradient(to bottom,
      rgba(18,26,36,.28) 0%, rgba(18,26,36,.42) 48%, rgba(18,26,36,.86) 84%, var(--navy) 100%);
  }
  .hero__in{padding-top:calc(clamp(230px,54vw,340px) + 26px)}
}


/* Tap targets: WCAG 2.5.8 asks for 24px minimum. The language switch and the
   utility-bar phone link are the two that sat under it on a phone. */
@media (max-width:900px){
  .toggle a{padding:9px 16px;min-height:32px}
  .util__tel{display:inline-flex;align-items:center;min-height:32px}
}

/* ==================== events ==================== */
.evlist{display:flex;flex-direction:column;border-top:1px solid var(--line)}
.ev{
  display:grid;grid-template-columns:230px 1fr;gap:clamp(18px,3vw,44px);
  padding:clamp(22px,2.8vw,32px) 0;border-bottom:1px solid var(--line);
  text-decoration:none;color:inherit;position:relative;transition:background .2s;
}
a.ev:hover{background:#FAFBFA}
.ev__when{padding-top:3px}
.ev__day{display:block;font-family:var(--f-display);font-size:1.06rem;font-weight:600;color:var(--text);line-height:1.3}
.ev__time{display:block;font-size:.84rem;color:var(--text-3);margin-top:4px;font-variant-numeric:tabular-nums}
.ev__kind{
  display:inline-block;font-size:.62rem;font-weight:700;letter-spacing:.15em;text-transform:uppercase;
  color:var(--brick);border:1px solid var(--brass-dim);padding:4px 10px;margin-bottom:11px;
}
.ev__body h3{font-size:1.2rem;line-height:1.3;margin-bottom:7px}
.ev__body p{color:var(--text-2);font-size:.95rem;line-height:1.6;max-width:62ch}
.ev__where{display:block;margin-top:9px;font-size:.79rem;letter-spacing:.07em;text-transform:uppercase;color:var(--text-3);font-weight:600}
.ev--past{opacity:.62}
.ev--past .ev__day{font-size:.98rem}
.ev--empty{grid-template-columns:1fr}
.ev--empty .ev__body p{margin-top:4px}
@media (max-width:700px){
  .ev{grid-template-columns:1fr;gap:12px}
}

/* ==================== mortgage calculator ==================== */
.calc{display:grid;grid-template-columns:1.15fr .85fr;gap:clamp(26px,4vw,52px);align-items:start}
.calc__in{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.calc__field{display:flex;flex-direction:column;gap:6px}
.calc__field label{font-size:.65rem;font-weight:700;letter-spacing:.16em;text-transform:uppercase;color:var(--text-3)}
.calc__field input,.calc__field select{
  font-family:var(--f-body);font-size:1.02rem;color:var(--text);background:var(--surface);
  border:1px solid #C6CCCE;border-radius:2px;padding:12px 14px;width:100%;
  transition:border-color .2s;font-variant-numeric:tabular-nums;
}
.calc__field input:focus,.calc__field select:focus{border-color:var(--brass);outline:none}
.calc__field small{font-size:.76rem;color:var(--text-3)}
.calc__out{background:var(--navy);color:#C4CFD8;padding:clamp(24px,3vw,32px);border-radius:2px}
.calc__total{display:flex;flex-direction:column;gap:5px;padding-bottom:18px;border-bottom:1px solid var(--hair)}
.calc__total span{font-size:.63rem;letter-spacing:.16em;text-transform:uppercase;color:var(--brass);font-weight:700}
.calc__total strong{font-family:var(--f-display);font-size:clamp(2rem,3.4vw,2.6rem);font-weight:600;color:#fff;line-height:1;font-variant-numeric:tabular-nums}
.calc__rows{margin:18px 0 0;display:flex;flex-direction:column;gap:11px}
.calc__rows div{display:flex;justify-content:space-between;gap:16px;font-size:.9rem}
.calc__rows dt{color:#9FAFBC}
.calc__rows dd{margin:0;color:#fff;font-weight:600;font-variant-numeric:tabular-nums}
.calc__note{margin-top:16px;padding-top:14px;border-top:1px solid var(--hair);font-size:.82rem;color:var(--brass);line-height:1.5}
.calc__legal{margin-top:clamp(22px,2.6vw,30px);font-size:.82rem;line-height:1.65;color:var(--text-3);max-width:88ch}
.ratesrc{margin-top:14px;font-size:.76rem;line-height:1.5;color:#8FA0AE}
@media (max-width:880px){
  .calc{grid-template-columns:1fr}
}
@media (max-width:560px){
  .calc__in{grid-template-columns:1fr}
}

/* ==================== reviews ==================== */
/* auto-fit, not repeat(3): with two reviews a fixed three-column grid leaves a
   third of the row empty and squeezes both quotes into narrow towers */
.revs{display:grid;grid-template-columns:repeat(auto-fit,minmax(300px,1fr));gap:clamp(18px,2.4vw,28px)}
.rev{background:var(--surface);border:1px solid var(--line);padding:clamp(22px,2.6vw,30px);display:flex;flex-direction:column;gap:12px}
.on-navy .rev{background:rgba(255,255,255,.04);border-color:var(--hair)}
.rev__stars{color:var(--brass);font-size:.95rem;letter-spacing:.18em}
/* Long reviews are stored complete and clamped only for display, with a link to
   the original beside every card. Nothing is edited; the rest is one click
   away. A 1,100-character quote otherwise sets the height of the whole row. */
.rev__text{margin:0;color:var(--text-2);font-size:.97rem;line-height:1.68;flex:1;white-space:pre-line;
  display:-webkit-box;-webkit-box-orient:vertical;-webkit-line-clamp:10;overflow:hidden}
.on-navy .rev__text{color:#B8C5D0}
.rev__by{display:flex;flex-direction:column;gap:3px;padding-top:12px;border-top:1px solid var(--line)}
.on-navy .rev__by{border-top-color:var(--hair)}
.rev__by b{font-family:var(--f-display);font-size:1rem;font-weight:600;color:var(--text)}
.on-navy .rev__by b{color:#fff}
.rev__by span{font-size:.75rem;letter-spacing:.07em;color:var(--text-3)}
.rev__by a{color:var(--brick);text-decoration:none}
.rev__src{font-size:.72rem;font-weight:700;letter-spacing:.11em;text-transform:uppercase;color:var(--text-3);text-decoration:none;margin-top:-2px}
.rev__src:hover{color:var(--brick);text-decoration:underline}
.on-navy .rev__src{color:#8FA0AE}
@media (max-width:880px){
  .revs{grid-template-columns:1fr 1fr}
}
@media (max-width:620px){
  .revs{grid-template-columns:1fr}
}

/* ==================== sold history ==================== */
.soldlist{display:flex;flex-direction:column;border-top:1px solid var(--line)}
.soldrow{display:grid;grid-template-columns:1fr auto auto;gap:clamp(14px,2.4vw,30px);align-items:baseline;padding:15px 0;border-bottom:1px solid var(--line)}
.soldrow__addr{font-family:var(--f-display);font-size:1.02rem;font-weight:600;color:var(--text)}
.soldrow__city{display:block;font-size:.79rem;color:var(--text-3);margin-top:3px;letter-spacing:.05em}
.soldrow__side{font-size:.68rem;font-weight:700;letter-spacing:.13em;text-transform:uppercase;color:var(--text-3);white-space:nowrap}
.soldrow__price{font-family:var(--f-display);font-size:1.06rem;font-weight:600;color:var(--text);font-variant-numeric:tabular-nums;white-space:nowrap}
.soldrow__date{display:block;font-size:.76rem;color:var(--text-3);margin-top:3px;text-align:right;font-variant-numeric:tabular-nums}
.soldsrc{margin-top:13px;font-size:.76rem;color:var(--text-3);line-height:1.5}
@media (max-width:620px){
  .soldrow{grid-template-columns:1fr auto}
  .soldrow__side{grid-column:1/-1;order:3}
}

/* ---------- google score, shown before there is review text ---------- */
.revsplit{display:grid;grid-template-columns:1.35fr .65fr;gap:clamp(28px,5vw,64px);align-items:center}
.revsplit h2{margin-top:14px}
.revsplit p{margin-top:14px;color:var(--text-2);font-size:1.04rem}
.gscore{
  display:flex;flex-direction:column;align-items:center;gap:6px;text-decoration:none;
  border:1px solid var(--line);padding:clamp(24px,3vw,34px);background:var(--paper);
  transition:border-color .2s,background .2s;
}
.gscore:hover{border-color:var(--brass);background:#fff}
.gscore__num{font-family:var(--f-display);font-size:clamp(3rem,5vw,4rem);font-weight:600;line-height:1;color:var(--text)}
.gscore__stars{color:var(--brass);font-size:1.15rem;letter-spacing:.2em}
.gscore__meta{font-size:.78rem;letter-spacing:.08em;text-transform:uppercase;color:var(--text-3);font-weight:600;margin-top:4px;text-align:center}
@media (max-width:880px){
  .revsplit{grid-template-columns:1fr}
}

/* ---------- month calendar ---------- */
.cal{margin-top:clamp(20px,2.6vw,30px)}
.cal__head{display:flex;align-items:center;justify-content:space-between;gap:16px;margin-bottom:14px}
.cal__title{font-family:var(--f-display);font-size:1.25rem;font-weight:600;color:var(--text)}
.cal__nav{display:flex;gap:8px}
.cal__nav button{
  font-family:var(--f-body);font-size:.9rem;line-height:1;background:var(--surface);color:var(--text);
  border:1px solid #C6CCCE;border-radius:2px;padding:9px 13px;cursor:pointer;transition:border-color .2s;
}
.cal__nav button:hover{border-color:var(--navy)}
.cal__grid{display:grid;grid-template-columns:repeat(7,1fr);gap:1px;background:var(--line);border:1px solid var(--line)}
.cal__dow{background:var(--paper);padding:9px 6px;text-align:center;font-size:.64rem;font-weight:700;letter-spacing:.12em;text-transform:uppercase;color:var(--text-3)}
.cal__day{background:var(--surface);min-height:78px;padding:7px 8px;display:flex;flex-direction:column;gap:5px;font-variant-numeric:tabular-nums}
.cal__day--out{background:#FAFBFA;color:var(--text-3)}
.cal__num{font-size:.82rem;color:var(--text-2)}
.cal__day--today .cal__num{color:#fff;background:var(--brick);border-radius:50%;width:22px;height:22px;display:inline-flex;align-items:center;justify-content:center;font-weight:700}
.cal__ev{
  display:block;font-size:.71rem;line-height:1.25;text-decoration:none;color:#fff;background:var(--navy);
  padding:4px 6px;border-left:3px solid var(--brass);overflow:hidden;text-overflow:ellipsis;white-space:nowrap;
}
.cal__ev:hover{background:var(--navy-3)}
.cal__ev--past{background:#8A97A3}
.cal__none{font-size:.86rem;color:var(--text-3);margin-top:12px}
@media (max-width:620px){
  .cal__day{min-height:56px;padding:5px 4px}
  .cal__ev{font-size:0;padding:0;height:7px;border-left:0;border-radius:2px}
  .cal__dow{font-size:.56rem;letter-spacing:.06em}
}

/* ---------- add to calendar ---------- */
.addcal{display:flex;gap:10px;flex-wrap:wrap;margin-top:12px}
.addcal a{
  font-size:.7rem;font-weight:700;letter-spacing:.12em;text-transform:uppercase;text-decoration:none;
  color:var(--text-2);border:1px solid #C6CCCE;padding:7px 12px;border-radius:2px;transition:border-color .2s,color .2s;
}
.addcal a:hover{border-color:var(--navy);color:var(--navy)}

/* buyer path: the calculator sits beside the primary CTA, not instead of it */
.path__cta{display:flex;align-items:center;gap:clamp(14px,2.4vw,26px);flex-wrap:wrap;margin-top:6px}
.path__cta .btn{margin-top:0}
.path__alt{display:flex;flex-direction:column;text-decoration:none;gap:2px}
.path__alt span{font-size:.7rem;letter-spacing:.13em;text-transform:uppercase;color:#8FA0AE;font-weight:700}
.path__alt strong{font-family:var(--f-display);font-size:1.02rem;font-weight:600;color:#fff}
.path__alt:hover strong{color:var(--brass)}
.revsplit__ask{margin-top:16px}
.revsplit__ask a{font-size:.78rem;font-weight:700;letter-spacing:.12em;text-transform:uppercase;color:var(--brick);text-decoration:none}
.revsplit__ask a:hover{text-decoration:underline}

/* ==================== home valuation ==================== */
.hv{max-width:760px}
.hv__n{display:block;font-size:.63rem;font-weight:700;letter-spacing:.17em;text-transform:uppercase;color:var(--brass);margin-bottom:10px}
.hv__step h2{font-size:clamp(1.5rem,2.6vw,2rem);margin-bottom:8px}
.hv__hint{color:var(--text-2);font-size:.95rem;margin-bottom:18px}
.hv__field{display:flex;flex-direction:column;gap:6px;margin-top:16px}
.hv__field label{font-size:.65rem;font-weight:700;letter-spacing:.16em;text-transform:uppercase;color:var(--text-3)}
.hv__field input,.hv__field select{
  font-family:var(--f-body);font-size:1.02rem;color:var(--text);background:var(--surface);
  border:1px solid #C6CCCE;border-radius:2px;padding:13px 14px;width:100%;transition:border-color .2s;
}
.hv__field input:focus,.hv__field select:focus{border-color:var(--brass);outline:none}
.hv__row{display:grid;grid-template-columns:1.4fr .8fr .8fr;gap:14px}
.hv__picks{display:grid;grid-template-columns:1fr 1fr;gap:10px;margin-top:6px}
.hv__pick{
  display:flex;align-items:center;gap:10px;border:1px solid #C6CCCE;border-radius:2px;
  padding:14px 16px;cursor:pointer;font-size:.96rem;transition:border-color .2s,background .2s;
}
.hv__pick:hover{border-color:var(--navy)}
.hv__pick:has(input:checked){border-color:var(--brick);background:#FDF8F6}
.hv__pick input{accent-color:var(--brick);width:17px;height:17px;flex:none}
.hv__nav{display:flex;gap:12px;margin-top:24px;flex-wrap:wrap}
.hv__step > .btn{margin-top:24px}

/* the working animation */
.hv__work{display:flex;flex-direction:column;align-items:center;gap:18px;padding:clamp(40px,7vw,86px) 0}
.hv__spin{display:flex;gap:9px}
.hv__spin span{width:11px;height:11px;border-radius:50%;background:var(--brass);animation:hvpulse 1.1s ease-in-out infinite}
/* belt and braces: no animation running inside a hidden subtree */
.hv__work[hidden] .hv__spin span{animation:none}
.hv__spin span:nth-child(2){animation-delay:.16s}
.hv__spin span:nth-child(3){animation-delay:.32s}
@keyframes hvpulse{0%,80%,100%{opacity:.22;transform:scale(.7)}40%{opacity:1;transform:scale(1)}}
.hv__workline{font-family:var(--f-display);font-size:1.12rem;color:var(--text-2)}

/* the reveal */
.hv__out{max-width:900px}
.hv__eyebrow{display:block;font-size:.63rem;font-weight:700;letter-spacing:.17em;text-transform:uppercase;color:var(--brick);margin-bottom:12px}
.hv__range{display:flex;align-items:baseline;gap:clamp(8px,1.6vw,18px);flex-wrap:wrap}
.hv__range strong{font-family:var(--f-display);font-size:clamp(2.1rem,5.6vw,3.5rem);font-weight:600;line-height:1;color:var(--text);font-variant-numeric:tabular-nums}
.hv__dash{font-size:clamp(1.6rem,3.4vw,2.4rem);color:var(--brass)}
.hv__mid{margin-top:10px;color:var(--text-3);font-size:.92rem}
.hv__norange{font-size:clamp(1.4rem,2.6vw,1.95rem);line-height:1.24;max-width:24ch}
.hv__body{margin-top:12px;color:var(--text-2);font-size:1.02rem;line-height:1.7;max-width:62ch}
.hv__facts{display:grid;grid-template-columns:repeat(auto-fit,minmax(190px,1fr));gap:1px;background:var(--line);border:1px solid var(--line);margin-top:26px}
.hv__facts div{background:var(--surface);padding:16px 18px}
.hv__facts dt{font-size:.62rem;letter-spacing:.14em;text-transform:uppercase;color:var(--text-3);font-weight:700}
.hv__facts dd{margin:7px 0 0;font-family:var(--f-display);font-size:1.12rem;font-weight:600;color:var(--text)}
.hv__hood{display:inline-block;margin-top:18px;font-size:.78rem;font-weight:700;letter-spacing:.12em;text-transform:uppercase;color:var(--brick);text-decoration:none}
.hv__hood:hover{text-decoration:underline}

.hv__cta{display:grid;grid-template-columns:.8fr 1.2fr;gap:clamp(20px,3vw,36px);margin-top:clamp(30px,4vw,46px);align-items:start}
.hv__call{background:var(--navy);color:#C4CFD8;padding:clamp(24px,3vw,32px);display:flex;flex-direction:column;gap:8px}
.hv__call > span{font-size:.63rem;font-weight:700;letter-spacing:.16em;text-transform:uppercase;color:var(--brass)}
.hv__tel{font-family:var(--f-display);font-size:clamp(1.5rem,2.6vw,1.95rem);font-weight:600;color:#fff;text-decoration:none;line-height:1.1}
.hv__tel:hover{color:var(--brass)}
.hv__call small{font-size:.84rem;color:#9FAFBC;line-height:1.5}
.hv__lead{background:var(--navy);padding:clamp(24px,3vw,32px)}
.hv__lead h3{color:#fff;font-size:1.18rem;margin-bottom:8px}
.hv__lead > p{color:#9FAFBC;font-size:.93rem;line-height:1.6;margin-bottom:20px}
.hv__lead .field label{color:var(--brass)}
.hv__lead .field input,.hv__lead .field textarea{color:#fff;background:rgba(255,255,255,.05);border-color:var(--hair)}
.hv__legal{margin-top:clamp(24px,3vw,34px);font-size:.82rem;line-height:1.65;color:var(--text-3);max-width:92ch}

@media (max-width:820px){
  .hv__cta{grid-template-columns:1fr}
}
@media (max-width:620px){
  .hv__row{grid-template-columns:1fr}
  .hv__picks{grid-template-columns:1fr}
}
.hv__row--zip{grid-template-columns:1.6fr 1fr}
.hv__zhint{color:var(--brick);font-weight:600;min-height:1.1em}
@media (max-width:620px){ .hv__row--zip{grid-template-columns:1fr} }
/* the Google score beside the "What clients say" heading */
.revmeta{margin:0;align-self:flex-end}
.revmeta a{display:inline-flex;align-items:baseline;gap:9px;text-decoration:none;color:var(--text-2);font-size:.88rem}
.revmeta b{font-family:var(--f-display);font-size:1.9rem;font-weight:600;color:var(--text);line-height:1}
.revmeta span[aria-hidden]{color:var(--brass);letter-spacing:.12em}
.revmeta a:hover b{color:var(--brick)}
@media (max-width:700px){ .revmeta{align-self:flex-start} }

/* ==================== areas we serve ==================== */
.arearegion + .arearegion{margin-top:clamp(34px,4.4vw,58px)}
.arearegion__head{max-width:58ch;margin-bottom:clamp(16px,2vw,24px)}
.arearegion__head h2{font-size:clamp(1.35rem,2.3vw,1.8rem)}
.arearegion__head p{margin-top:8px;color:var(--text-2);font-size:.98rem;line-height:1.6}
/* a tile with a page behind it is a link and says so; one without is not a
   dead link dressed up as a live one */
.market__has{display:block;margin-top:9px;font-size:.63rem;font-style:normal;font-weight:700;
  letter-spacing:.14em;text-transform:uppercase;color:var(--brick)}
.market--plain{cursor:default}
.market--plain:hover{background:var(--surface)}
.market--plain::after{display:none}
.arealast{margin-top:clamp(28px,3.4vw,40px);max-width:70ch;color:var(--text-2);font-size:.98rem;line-height:1.7}

/* ---------------- MLS search page ----------------
   The widget is somebody else's markup dropped into ours, so it gets a plain
   white box to live in and is not styled from out here — their stylesheet
   loads after ours and would win anyway. The box just stops it sitting flush
   against the page background with no edges. */
.idxbox{background:#fff;border:1px solid var(--line);border-radius:3px;padding:clamp(18px,2.4vw,30px);min-height:120px}
/* The map widget renders at height:100%, which resolves to nothing unless the
   box it sits in has a definite height. --idx-h is set on the element by the
   build so the number lives with the rest of the IDX config. Padding comes off
   too: a map inset from its own frame looks like a mistake. */
.idxbox--map{height:var(--idx-h,620px);padding:0}
.idxbox--map > *{height:100%}
.idxbox--map idx-prime-map-search{display:block;height:100%}
/* the omnibar is a single input, so it wants no height of its own */
.idxbox--bar{padding:clamp(14px,1.8vw,20px);min-height:0;margin-bottom:14px}
.idxnote{margin:14px 0 0;color:var(--text-2);font-size:.92rem;line-height:1.6;max-width:70ch}
.idxbox--empty{max-width:66ch;color:var(--text-2);line-height:1.7}
.idxbox--empty p{margin:0 0 14px}
.idxbox--empty .btn{margin-top:6px}
.idxbox__off{color:var(--text-2);margin:0}

/* a quiet text link under a value card */
.vlink{display:inline-block;margin-top:12px;font-size:.82rem;font-weight:700;letter-spacing:.1em;
  text-transform:uppercase;color:var(--brass);text-decoration:none;border-bottom:1px solid transparent}
.vlink:hover{border-bottom-color:var(--brass)}
.vlink::after{content:" \2192"}
.sec-head__acts{display:flex;gap:10px;flex-wrap:wrap;align-items:center}
/* the narrow column in a sec-head squeezes these enough to break the label
   across two lines, which reads as two buttons rather than one */
.sec-head__acts .btn{white-space:nowrap}