:root{
  --ink:#0d0e11; --ink-2:#14161b; --ink-3:#1c1f26; --line:rgba(233,223,203,.14);
  --ivory:#efe8dc; --ivory-2:#cfc7b8; --muted:#9b958a; --brass:#c9a96e; --brass-2:#e3cb98; --red:#b80c18;
  --glass:rgba(18,20,26,.52); --glass-b:rgba(233,223,203,.16);
  --serif:'Cormorant Garamond',ui-serif,Georgia,'Times New Roman',serif;
  --sans:'Manrope',ui-sans-serif,system-ui,-apple-system,'Segoe UI',Roboto,Arial,sans-serif;
  --wrap:min(1240px,calc(100vw - 48px)); --ease:cubic-bezier(.2,.7,.1,1); --r:18px;
}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:auto}
body{margin:0;background:var(--ink);color:var(--ivory);font:400 16.5px/1.65 var(--sans);overflow-x:clip;-webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility}
img,video,canvas,svg{display:block;max-width:100%}
a{color:inherit;text-decoration:none}
button,input,select,textarea{font:inherit;color:inherit}
::selection{background:var(--brass);color:var(--ink)}
:focus-visible{outline:2px solid var(--brass-2);outline-offset:3px;border-radius:6px}
.wrap{width:var(--wrap);margin-inline:auto}
.sr{position:absolute!important;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
.skip{position:fixed;left:16px;top:-60px;z-index:99;background:var(--brass);color:var(--ink);padding:10px 16px;border-radius:10px}
.skip:focus{top:16px}
.icon{width:1.1em;height:1.1em;stroke:currentColor;fill:none;stroke-width:1.5;stroke-linecap:round;stroke-linejoin:round;flex:none}

/* type */
h1,h2,h3,.display{font-family:var(--serif);font-weight:400;letter-spacing:-.01em;line-height:1.04;margin:0}
h1{font-size:clamp(46px,7.4vw,112px)}
h2{font-size:clamp(36px,5vw,72px)}
h3{font-size:clamp(24px,2.4vw,34px);line-height:1.15}
p{margin:0 0 1em}
em,.it{font-style:italic;color:var(--brass-2)}
.eyebrow{font:600 11.5px/1 var(--sans);letter-spacing:.28em;text-transform:uppercase;color:var(--brass);display:inline-flex;align-items:center;gap:12px}
.eyebrow::before{content:"";width:28px;height:1px;background:currentColor;opacity:.7}
.lede{font-size:clamp(18px,1.6vw,21px);color:var(--ivory-2);max-width:60ch}
.muted{color:var(--muted)}
.small{font-size:13.5px}

/* header */
.hdr{position:fixed;inset:0 0 auto 0;z-index:50;transition:background .5s var(--ease),border-color .5s,transform .5s var(--ease);border-bottom:1px solid transparent}
.hdr.solid{background:rgba(13,14,17,.78);backdrop-filter:blur(16px) saturate(1.2);-webkit-backdrop-filter:blur(16px) saturate(1.2);border-color:var(--line)}
.hdr.hide{transform:translateY(-100%)}
.hdr .wrap{display:flex;align-items:center;justify-content:space-between;gap:24px;height:78px}
.brand{display:flex;flex-direction:column;line-height:1.1}
.brand b{font:500 25px/1 var(--serif);letter-spacing:.01em}
.brand span{font:600 9.5px/1.4 var(--sans);letter-spacing:.2em;text-transform:uppercase;color:var(--ivory-2);margin-top:5px}
.brand span i{font-style:normal;color:var(--brass)}
.nav{display:flex;gap:22px;align-items:center}.nav a,.btn,.chip{white-space:nowrap}
.nav a{font:500 13.5px/1 var(--sans);letter-spacing:.04em;color:var(--ivory-2);position:relative;padding:8px 0}
.nav a::after{content:"";position:absolute;left:0;right:0;bottom:2px;height:1px;background:var(--brass);transform:scaleX(0);transform-origin:right;transition:transform .5s var(--ease)}
.nav a:hover,.nav a[aria-current=page]{color:var(--ivory)}
.nav a:hover::after,.nav a[aria-current=page]::after{transform:scaleX(1);transform-origin:left}
.hdr-cta{display:flex;gap:10px;align-items:center}
.burger{display:none;width:46px;height:46px;border-radius:50%;border:1px solid var(--glass-b);background:var(--glass);backdrop-filter:blur(10px);align-items:center;justify-content:center;cursor:pointer}
.burger i{display:block;width:18px;height:1px;background:var(--ivory);position:relative;transition:.4s var(--ease)}
.burger i::before,.burger i::after{content:"";position:absolute;left:0;width:18px;height:1px;background:var(--ivory);transition:.4s var(--ease)}
.burger i::before{top:-6px}.burger i::after{top:6px}
.menu-open .burger i{background:transparent}.menu-open .burger i::before{top:0;transform:rotate(45deg)}.menu-open .burger i::after{top:0;transform:rotate(-45deg)}
.mnav{position:fixed;inset:0;z-index:49;background:rgba(10,11,14,.96);backdrop-filter:blur(20px);display:flex;flex-direction:column;justify-content:center;padding:100px 28px 40px;gap:4px;opacity:0;pointer-events:none;transition:opacity .5s var(--ease)}
.mnav a{font:400 38px/1.25 var(--serif);transform:translateY(16px);opacity:0;transition:.6s var(--ease)}
.menu-open .mnav{opacity:1;pointer-events:auto}
.menu-open .mnav a{transform:none;opacity:1}
.mnav .mfoot{margin-top:28px;font-size:13px;color:var(--muted)}

/* buttons */
.btn{--bg:var(--brass);display:inline-flex;align-items:center;gap:10px;height:50px;padding:0 24px;border-radius:999px;background:var(--bg);color:var(--ink);font:600 14px/1 var(--sans);letter-spacing:.03em;border:0;cursor:pointer;position:relative;overflow:hidden;isolation:isolate;transition:transform .4s var(--ease),box-shadow .4s}
.btn::before{content:"";position:absolute;inset:0;background:var(--brass-2);transform:translateY(101%);transition:transform .5s var(--ease);z-index:-1;border-radius:inherit}
.btn:hover::before{transform:none}
.btn:hover{box-shadow:0 12px 40px -12px rgba(201,169,110,.55)}
.btn.ghost{background:transparent;color:var(--ivory);border:1px solid var(--glass-b);backdrop-filter:blur(8px)}
.btn.ghost::before{background:rgba(233,223,203,.1)}
.btn.sm{height:42px;padding:0 18px;font-size:13px}
.btn .icon{width:16px;height:16px}
.link{display:inline-flex;gap:8px;align-items:center;color:var(--brass-2);font-weight:600;font-size:14px;letter-spacing:.03em;border-bottom:1px solid rgba(227,203,152,.35);padding-bottom:3px;transition:gap .4s var(--ease),border-color .4s}
.link:hover{gap:14px;border-color:var(--brass-2)}

/* glass */
.glass{background:var(--glass);border:1px solid var(--glass-b);backdrop-filter:blur(18px) saturate(1.3);-webkit-backdrop-filter:blur(18px) saturate(1.3);border-radius:var(--r);box-shadow:0 30px 80px -30px rgba(0,0,0,.6),inset 0 1px 0 rgba(255,255,255,.06)}

/* sections */
section{position:relative}
.sec{padding:clamp(80px,12vw,160px) 0}
.sec.tight{padding:clamp(56px,8vw,100px) 0}
.split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(32px,6vw,96px);align-items:center}
.split.r>:first-child{order:2}
.hairline{height:1px;background:linear-gradient(90deg,transparent,var(--line),transparent);border:0;margin:0}
.redline{display:inline-block;width:38px;height:2px;background:var(--red);vertical-align:middle}

/* page hero (inner pages) */
.phero{position:relative;min-height:min(86vh,820px);display:flex;align-items:flex-end;padding:140px 0 72px;overflow:hidden}
.phero .bg{position:absolute;inset:-8% 0 0 0;z-index:-1}
.phero .bg img{width:100%;height:100%;object-fit:cover;transform:scale(1.08);transition:transform 2.4s var(--ease)}
.loaded .phero .bg img{transform:scale(1)}
.phero::after{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(13,14,17,.55) 0%,rgba(13,14,17,.1) 35%,rgba(13,14,17,.85) 85%,var(--ink) 100%)}
.phero h1{max-width:14ch}
.phero .lede{margin-top:22px}
.crumbs{font-size:12.5px;color:var(--muted);margin-bottom:22px;letter-spacing:.06em}
.crumbs a:hover{color:var(--ivory)}

/* reveal */
.rv{opacity:0;transform:translateY(34px);transition:opacity 1.1s var(--ease),transform 1.1s var(--ease)}
.rv.in{opacity:1;transform:none}
.rv-d1{transition-delay:.08s}.rv-d2{transition-delay:.16s}.rv-d3{transition-delay:.24s}.rv-d4{transition-delay:.32s}
.mask{display:block;overflow:hidden;padding-bottom:.06em}
.mask>span{display:block;transform:translateY(105%);transition:transform 1.2s var(--ease)}
.in .mask>span,.mask.in>span{transform:none}
.imgrv{overflow:hidden;border-radius:var(--r);position:relative;clip-path:inset(12% 0 12% 0 round var(--r));transition:clip-path 1.4s var(--ease)}
.imgrv.in{clip-path:inset(0 0 0 0 round var(--r))}
.imgrv img{width:100%;height:100%;object-fit:cover;transform:scale(1.15);transition:transform 2s var(--ease)}
.imgrv.in img{transform:scale(1)}
[data-par]{will-change:transform}

/* cards */
.grid3{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}
.grid2{display:grid;grid-template-columns:repeat(2,1fr);gap:22px}
.card{border:1px solid var(--line);border-radius:var(--r);padding:30px;background:linear-gradient(180deg,rgba(255,255,255,.025),transparent);transition:border-color .5s,transform .6s var(--ease)}
.card:hover{border-color:rgba(201,169,110,.4);transform:translateY(-4px)}
.card .icon{width:30px;height:30px;color:var(--brass);margin-bottom:22px;stroke-width:1.2}
.card h3{margin-bottom:10px}
.card p{color:var(--ivory-2);font-size:15.5px;margin:0}
.num{font:400 clamp(54px,6vw,88px)/1 var(--serif);color:var(--brass-2)}
.steps{counter-reset:s;display:grid;gap:0}
.step{display:grid;grid-template-columns:90px 1fr;gap:24px;padding:30px 0;border-top:1px solid var(--line)}
.step:last-child{border-bottom:1px solid var(--line)}
.step::before{counter-increment:s;content:"0" counter(s);font:400 40px/1 var(--serif);color:var(--brass)}
.step h3{font-size:clamp(22px,2vw,28px);margin-bottom:8px}
.step p{color:var(--ivory-2);margin:0;max-width:62ch}

/* story cards (recent work) */
.story{display:grid;grid-template-columns:1.1fr 1fr;gap:0;border:1px solid var(--line);border-radius:22px;overflow:hidden;background:var(--ink-2)}
.story .ph{min-height:420px;position:relative}
.story .ph img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.story .tx{padding:clamp(28px,4vw,56px);display:flex;flex-direction:column;justify-content:center}
.story .facts{display:flex;gap:28px;flex-wrap:wrap;margin:22px 0 18px}
.story .facts div{display:flex;flex-direction:column}
.story .facts b{font:400 46px/1 var(--serif);color:var(--brass-2)}
.story .facts span{font-size:11.5px;letter-spacing:.18em;text-transform:uppercase;color:var(--muted);margin-top:6px}
.story blockquote{margin:0 0 18px;font:italic 400 22px/1.4 var(--serif);color:var(--ivory)}
.story .src{font-size:12.5px;color:var(--muted)}

/* neighbourhood cards */
.hoods{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}
.hood{position:relative;aspect-ratio:3/4;border-radius:var(--r);overflow:hidden;isolation:isolate;display:flex;align-items:flex-end;padding:26px}
.hood img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-2;transition:transform 1.6s var(--ease)}
.hood::after{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,transparent 35%,rgba(10,11,14,.9))}
.hood:hover img{transform:scale(1.06)}
.hood h3{font-size:clamp(28px,2.6vw,38px)}
.hood p{font-size:14.5px;color:var(--ivory-2);margin:8px 0 0}
.hood small{display:block;font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:var(--brass);margin-bottom:8px}

/* listings */
.lgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:26px 22px}
.lcard{display:flex;flex-direction:column;border-radius:var(--r);overflow:hidden;background:var(--ink-2);border:1px solid var(--line);transition:transform .6s var(--ease),border-color .5s,box-shadow .6s}
.lcard:hover{transform:translateY(-6px);border-color:rgba(201,169,110,.45);box-shadow:0 40px 80px -40px rgba(0,0,0,.8)}
.lcard .ph{aspect-ratio:4/3;position:relative;overflow:hidden;background:var(--ink-3)}
.lcard .ph img{width:100%;height:100%;object-fit:cover;transition:transform 1.4s var(--ease)}
.lcard:hover .ph img{transform:scale(1.06)}
.lcard .tag{position:absolute;left:14px;top:14px;font:600 10.5px/1 var(--sans);letter-spacing:.18em;text-transform:uppercase;padding:8px 11px;border-radius:999px;background:rgba(13,14,17,.66);backdrop-filter:blur(8px);border:1px solid var(--glass-b)}
.lcard .bd{padding:20px 22px 22px;display:flex;flex-direction:column;gap:6px;flex:1}
.lcard .pr{font:500 30px/1.05 var(--serif);color:var(--ivory)}
.lcard .ad{font-size:15px;color:var(--ivory-2)}
.lcard .meta{display:flex;gap:16px;font-size:13px;color:var(--muted);margin-top:4px}
.lcard .meta span{display:inline-flex;gap:6px;align-items:center}
.lcard .brk{margin-top:auto;padding-top:12px;font-size:11px;color:var(--muted);letter-spacing:.02em}
.filters{position:sticky;top:78px;z-index:20;padding:14px 0;margin-bottom:28px;background:rgba(13,14,17,.82);backdrop-filter:blur(14px);border-bottom:1px solid var(--line)}
.filters form{display:flex;gap:10px;flex-wrap:wrap;align-items:center}
.fsel{position:relative}
.fsel select,.fsel input{appearance:none;-webkit-appearance:none;height:44px;border-radius:999px;border:1px solid var(--glass-b);background:var(--ink-2);padding:0 38px 0 18px;font-size:14px;color:var(--ivory);cursor:pointer;max-width:100%}
.fsel input{padding-right:18px;cursor:text;width:220px}
.fsel::after{content:"";position:absolute;right:16px;top:19px;width:7px;height:7px;border-right:1.5px solid var(--brass);border-bottom:1.5px solid var(--brass);transform:rotate(45deg);pointer-events:none}
.fsel.noarrow::after{display:none}
.fcount{margin-left:auto;font-size:13.5px;color:var(--muted)}
.empty{padding:80px 0;text-align:center;color:var(--muted)}

/* listing detail */
.ldbg{position:fixed;inset:0;z-index:0;background:#000}
.ldbg canvas,.ldbg img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.ldbg::after{content:"";position:absolute;inset:0;background:radial-gradient(ellipse at 50% 40%,transparent 30%,rgba(8,9,12,.65) 100%),linear-gradient(180deg,rgba(8,9,12,.45),transparent 30%,transparent 60%,rgba(8,9,12,.7));pointer-events:none}
.ld{position:relative;z-index:2}
.ld-intro{min-height:100svh;display:flex;align-items:flex-end;padding:120px 0 64px}
.ld-intro .glass{padding:clamp(24px,3.4vw,44px);max-width:760px}
.ld-intro .pr{font:400 clamp(44px,6vw,84px)/1 var(--serif)}
.ld-intro .ad{font:400 clamp(20px,2.2vw,28px)/1.25 var(--serif);margin-top:10px;color:var(--ivory)}
.specs{display:flex;flex-wrap:wrap;gap:10px;margin:22px 0 4px}
.specs span{display:inline-flex;align-items:center;gap:8px;padding:9px 14px;border-radius:999px;border:1px solid var(--glass-b);font-size:13.5px;background:rgba(255,255,255,.04)}
.ld-panel{padding:24vh 0}
.ld-panel .glass{padding:clamp(24px,3vw,40px);max-width:680px}
.ld-panel:nth-child(odd) .glass{margin-left:auto}
.facts-tbl{display:grid;grid-template-columns:1fr 1fr;gap:0 28px;margin:0;font-size:14.5px}
.facts-tbl div{display:flex;justify-content:space-between;gap:12px;padding:11px 0;border-bottom:1px solid var(--line)}
.facts-tbl dt{color:var(--muted)}.facts-tbl dd{margin:0;text-align:right}
.ld-thumbs{display:flex;gap:8px;margin-top:18px;flex-wrap:wrap}
.ld-thumbs button{width:62px;height:46px;border-radius:8px;overflow:hidden;border:1px solid var(--glass-b);padding:0;cursor:pointer;opacity:.6;transition:opacity .3s,border-color .3s;background:none}
.ld-thumbs button.on,.ld-thumbs button:hover{opacity:1;border-color:var(--brass)}
.ld-thumbs img{width:100%;height:100%;object-fit:cover}
.walk{min-height:100svh;display:flex;align-items:center;justify-content:center;text-align:center;position:relative}
.walk .glass{padding:28px 34px;max-width:520px}
.walk .bar{height:2px;background:var(--line);border-radius:2px;overflow:hidden;margin:18px 0 14px}
.walk .bar i{display:block;height:100%;width:0;background:var(--brass)}
.ld-cta{display:flex;gap:10px;flex-wrap:wrap;margin-top:22px}
.ld-brk{font-size:12px;color:var(--muted);margin-top:16px}
.pullin .ldbg{animation:pull 2.6s var(--ease) both}
@keyframes pull{from{transform:scale(.82);border-radius:30px;filter:brightness(.4)}to{transform:none;border-radius:0;filter:none}}

/* forms */
.form{display:grid;gap:14px}
.form .row{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.form label{display:grid;gap:7px;font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--ivory-2)}
.form input,.form select,.form textarea{width:100%;border:1px solid var(--glass-b);background:rgba(255,255,255,.035);border-radius:12px;padding:14px 16px;font-size:16px;letter-spacing:0;text-transform:none;color:var(--ivory);transition:border-color .3s,background .3s}
.form textarea{min-height:130px;resize:vertical}
.form input:focus,.form select:focus,.form textarea:focus{outline:none;border-color:var(--brass);background:rgba(255,255,255,.06)}
.form select option{background:var(--ink-2)}
.form .note{font-size:12.5px;color:var(--muted);text-transform:none;letter-spacing:0}

/* faq */
.faq details{border-top:1px solid var(--line);padding:4px 0}
.faq details:last-child{border-bottom:1px solid var(--line)}
.faq summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;gap:24px;align-items:center;padding:24px 0;font:400 clamp(21px,2vw,27px)/1.25 var(--serif)}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"";width:12px;height:12px;border-right:1.5px solid var(--brass);border-bottom:1.5px solid var(--brass);transform:rotate(45deg);transition:transform .4s var(--ease);flex:none;margin-right:6px}
.faq details[open] summary::after{transform:rotate(225deg)}
.faq .a{padding:0 0 26px;color:var(--ivory-2);max-width:72ch}

/* CTA band */
.band{position:relative;overflow:hidden;border-radius:28px;padding:clamp(40px,7vw,96px);isolation:isolate;border:1px solid var(--line)}
.band img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-2}
.band::after{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(90deg,rgba(10,11,14,.92),rgba(10,11,14,.55) 60%,rgba(10,11,14,.25))}
.band h2{max-width:14ch}
.band .acts{display:flex;gap:12px;flex-wrap:wrap;margin-top:30px}

/* agent portrait */
.portrait{position:relative;border-radius:24px;overflow:hidden;aspect-ratio:4/5;background:radial-gradient(120% 90% at 50% 20%,#2a2d35,#121318)}
.portrait img{position:absolute;inset:auto 0 0 0;width:100%;height:100%;object-fit:cover;object-position:50% 20%}
.portrait::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,transparent 60%,rgba(13,14,17,.75));pointer-events:none}
.portrait figcaption{position:absolute;left:22px;bottom:20px;z-index:2;font-size:12.5px;color:var(--ivory-2);letter-spacing:.06em}

/* footer */
.ftr{position:relative;z-index:2;border-top:1px solid var(--line);padding:80px 0 40px;background:var(--ink)}
.ftr .top{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:40px}
.ftr h4{font:600 11px/1 var(--sans);letter-spacing:.24em;text-transform:uppercase;color:var(--brass);margin:6px 0 18px}
.ftr ul{list-style:none;margin:0;padding:0;display:grid;gap:10px;font-size:14.5px;color:var(--ivory-2)}
.ftr a:hover{color:var(--ivory)}
.ftr .big{font:400 clamp(30px,3vw,44px)/1.05 var(--serif)}
.ftr .brokerage{margin-top:18px;font-size:14px;color:var(--ivory-2)}
.ftr .brokerage b{display:block;color:var(--ivory);font-weight:600;font-size:15px}
.ftr .legal{margin-top:56px;padding-top:26px;border-top:1px solid var(--line);font-size:12px;color:var(--muted);display:grid;gap:8px}

/* contact chips */
.chips{display:flex;flex-wrap:wrap;gap:10px}
.chip{display:inline-flex;align-items:center;gap:10px;padding:12px 18px;border:1px solid var(--glass-b);border-radius:999px;font-size:14.5px;transition:border-color .4s,background .4s}
.chip:hover{border-color:var(--brass);background:rgba(201,169,110,.08)}
.chip .icon{color:var(--brass)}

/* phone call bar */
.callbar{display:none}

/* HOME HERO */
.hero{position:relative;height:640vh}
.hero .stage{position:sticky;top:0;height:100vh;height:100svh;overflow:hidden;background:#05060a}
.hero video,.hero canvas,.hero .still{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero video{opacity:0;transition:opacity .6s}
.hero.vid video{opacity:1}
.hero canvas{transition:opacity .7s}
.hero .still{opacity:0;transition:opacity 1s}
.hero.nogl .still.on{opacity:1}
.hero .shade{position:absolute;inset:0;pointer-events:none;background:radial-gradient(ellipse 80% 70% at 50% 45%,transparent 40%,rgba(5,6,10,.7) 100%),linear-gradient(180deg,rgba(5,6,10,.55),transparent 22%,transparent 62%,rgba(5,6,10,.8))}
.hero .grain{position:absolute;inset:-50%;pointer-events:none;opacity:.07;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='160' height='160'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.9' numOctaves='2' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)'/%3E%3C/svg%3E");animation:grain 1s steps(6) infinite}
@keyframes grain{0%{transform:translate(0,0)}20%{transform:translate(-4%,3%)}40%{transform:translate(3%,-5%)}60%{transform:translate(-6%,-2%)}80%{transform:translate(5%,4%)}}
.chap{position:absolute;inset:0;display:flex;align-items:flex-end;padding:0 0 clamp(48px,9vh,96px);pointer-events:none;opacity:0;transition:opacity .9s var(--ease),transform .9s var(--ease);transform:translateY(24px)}
.chap.on{opacity:1;transform:none;pointer-events:auto}
.chap .wrap{display:flex;justify-content:space-between;align-items:flex-end;gap:30px}
.chap .glass{padding:clamp(22px,2.6vw,36px) clamp(24px,3vw,42px);max-width:640px}
.chap h1,.chap h2{font-size:clamp(44px,6.6vw,104px)}
.chap h2{font-size:clamp(36px,4.6vw,70px)}
.chap .role{margin-top:14px;font:500 12px/1.6 var(--sans);letter-spacing:.2em;text-transform:uppercase;color:var(--ivory-2)}
.chap .role b{color:var(--ivory);font-weight:600}
.chap p{color:var(--ivory-2);margin:14px 0 0;max-width:46ch}
.chap .acts{display:flex;gap:10px;flex-wrap:wrap;margin-top:22px}
.chap.c0 .glass{background:transparent;border-color:transparent;box-shadow:none;backdrop-filter:none;-webkit-backdrop-filter:none;padding-left:0}
.cue{display:flex;flex-direction:column;align-items:center;gap:10px;font-size:10.5px;letter-spacing:.3em;text-transform:uppercase;color:var(--ivory-2)}
.cue i{width:1px;height:56px;background:linear-gradient(var(--brass),transparent);animation:cue 2.2s var(--ease) infinite;transform-origin:top}
@keyframes cue{0%{transform:scaleY(0)}50%{transform:scaleY(1)}100%{transform:scaleY(1);opacity:0}}
.hprog{position:absolute;right:28px;top:50%;transform:translateY(-50%);display:flex;flex-direction:column;gap:14px;z-index:3}
.hprog span{display:flex;align-items:center;gap:12px;justify-content:flex-end;font-size:10.5px;letter-spacing:.24em;text-transform:uppercase;color:transparent;transition:color .5s}
.hprog span::after{content:"";width:22px;height:1px;background:var(--ivory-2);opacity:.45;transition:.5s var(--ease)}
.hprog span.on{color:var(--ivory-2)}
.hprog span.on::after{width:44px;background:var(--brass);opacity:1}
.skiphero{position:absolute;right:28px;bottom:28px;z-index:4;font-size:12px;letter-spacing:.12em;color:var(--ivory-2);border-bottom:1px solid rgba(233,223,203,.3);padding-bottom:2px}
/* intro curtain */
.curtain{position:fixed;inset:0;z-index:80;pointer-events:none;display:flex}
.curtain i{flex:1;background:#07080b;transition:transform 1.5s cubic-bezier(.77,0,.18,1)}
.curtain .mark{position:absolute;inset:0;display:flex;flex-direction:column;align-items:center;justify-content:center;gap:14px;transition:opacity .6s}
.curtain .mark b{font:400 clamp(34px,5vw,64px)/1 var(--serif);letter-spacing:.02em;overflow:hidden;display:block}
.curtain .mark b span{display:inline-block;transform:translateY(110%);animation:rise 1s var(--ease) forwards}
.curtain .mark small{font:600 10px/1 var(--sans);letter-spacing:.32em;text-transform:uppercase;color:var(--brass);opacity:0;animation:fade .8s .5s forwards}
.curtain .line{width:0;height:1px;background:var(--brass);animation:line 1.1s .2s var(--ease) forwards}
@keyframes rise{to{transform:none}}@keyframes fade{to{opacity:1}}@keyframes line{to{width:160px}}
.curtain.open i:first-child{transform:translateX(-101%)}
.curtain.open i:last-of-type{transform:translateX(101%)}
.curtain.open .mark{opacity:0}
.curtain.gone{display:none}

/* responsive */
@media (max-width:1360px){.hdr-cta .btn.ghost{display:none}}@media (max-width:1240px){.nav{display:none}.burger{display:flex}.hdr-cta .btn.ghost{display:none}.lgrid{grid-template-columns:repeat(2,1fr)}.ftr .top{grid-template-columns:1fr 1fr}}
@media (max-width:760px){
  :root{--wrap:calc(100vw - 36px)}
  body{font-size:16px;padding-bottom:70px}
  .hdr .wrap{height:66px}.brand b{font-size:21px}.brand span{font-size:8.5px;letter-spacing:.14em}
  .hdr-cta .btn{display:none}
  .split,.grid3,.grid2,.hoods,.story,.lgrid{grid-template-columns:1fr}
  .split.r>:first-child{order:0}
  .story .ph{min-height:260px}
  .step{grid-template-columns:1fr;gap:6px}
  .form .row{grid-template-columns:1fr}
  .facts-tbl{grid-template-columns:1fr}
  .filters{top:66px}.fsel input{width:100%}.fsel{flex:1 1 calc(50% - 10px)}.fsel select{width:100%}.fcount{width:100%;margin:0}
  .ftr .top{grid-template-columns:1fr}
  .hero{height:520vh}
  .hprog,.skiphero{display:none}
  .chap .wrap{flex-direction:column;align-items:stretch}
  .chap .cue{display:none}
  .chap .glass{max-width:none}
  .ld-panel{padding:16vh 0}
  .callbar{display:flex;position:fixed;left:0;right:0;bottom:0;z-index:60;gap:8px;padding:10px 12px calc(10px + env(safe-area-inset-bottom));background:rgba(13,14,17,.9);backdrop-filter:blur(14px);border-top:1px solid var(--line)}
  .callbar a{flex:1;justify-content:center;height:46px}
}
@media (prefers-reduced-motion:reduce){
  *,*::before,*::after{animation-duration:.01ms!important;animation-iteration-count:1!important;transition-duration:.01ms!important}
  .rv,.mask>span,.imgrv,.imgrv img{opacity:1;transform:none;clip-path:none}
}
.stick{position:sticky;top:120px}@media (max-width:760px){.stick{position:static}}
.story .ph.alt{order:2}@media (max-width:760px){.story .ph.alt{order:0}}

[hidden]{display:none!important}
@media (max-width:760px){.curtain i{transition-duration:1.1s}}
.avatar{display:block;flex:none;width:64px;height:64px;border-radius:50%;overflow:hidden;border:1px solid var(--glass-b)}
.avatar img{width:100%;height:100%;object-fit:cover;object-position:50% 18%}
.avatar.lg{width:112px;height:112px}
.fagent,.cagent{display:flex;align-items:center;gap:16px;margin-top:26px}
.fagent b,.cagent b{display:block;font:400 22px/1.1 var(--serif);color:var(--ivory)}
.fagent span,.cagent span{font-size:13px;color:var(--ivory-2);line-height:1.5}
.cagent{margin:0 0 34px}
/* phone: tighter rhythm, swipe rows, faster reveals (Oct 9 mobile pass) */
@media (max-width:760px){
  .sec{padding:56px 0}.sec.tight{padding:40px 0}
  .hero{height:300vh}
  .phero{min-height:62svh;padding:110px 0 36px}
  .phero .lede{margin-top:14px}
  .rv{transform:translateY(16px);transition-duration:.55s}
  .rv-d1{transition-delay:.04s}.rv-d2{transition-delay:.08s}.rv-d3{transition-delay:.12s}.rv-d4{transition-delay:.16s}
  .swipe{display:grid;grid-template-columns:none;grid-auto-flow:column;grid-auto-columns:80%;gap:12px;overflow-x:auto;overscroll-behavior-x:contain;scroll-snap-type:x mandatory;-webkit-overflow-scrolling:touch;scrollbar-width:none;margin:0 calc((100vw - var(--wrap))/-2);padding:0 calc((100vw - var(--wrap))/2) 4px;scroll-padding:0 calc((100vw - var(--wrap))/2)}
  .swipe::-webkit-scrollbar{display:none}
  .swipe>*{scroll-snap-align:start;min-width:0}
  .swipe .rv{opacity:1;transform:none}
  .hoods.swipe{grid-auto-columns:58%}
  .hoods.swipe .hood{aspect-ratio:4/5;padding:16px}
  .hoods.swipe .hood h3{font-size:24px}
  .svc.swipe{grid-auto-columns:70%}
  .card{padding:22px}
  .lcard .bd{padding:14px 16px 16px}
  .portrait{aspect-ratio:1/1}
  .portrait img{object-position:50% 14%}
  .story .ph{min-height:200px}
  .step{padding:20px 0}
  .band{padding:30px 22px;border-radius:20px}.band .acts{margin-top:20px}
  .ld-panel{padding:8vh 0}
  .walk{min-height:80svh}
  .ftr{padding:44px 0 20px}
  .ftr .top{grid-template-columns:1fr 1fr;gap:22px 18px}
  .ftr .top>:first-child{grid-column:1/-1}
  .ftr .top>:last-child{grid-column:1/-1}
  .ftr .big{font-size:28px}
  .ftr h4{margin:0 0 10px}.ftr ul{gap:6px;font-size:14px}
  .ftr .legal{margin-top:24px;padding-top:16px;font-size:11px;gap:5px}
  .fagent{margin-top:18px}
}
@media (max-width:760px){
  .hero{height:250vh}
  .sec h2,.band h2{font-size:32px;line-height:1.08}
  .shead{margin-bottom:20px!important;gap:10px!important}
  h2.shead{margin-bottom:20px!important}
  #intro .split{grid-template-columns:38% 1fr;gap:18px;align-items:start}
  #intro .split>div{display:contents}
  #intro .portrait{grid-row:1/3;aspect-ratio:4/5;border-radius:16px}
  #intro .portrait figcaption{display:none}
  #intro .eyebrow{grid-column:2;align-self:end}
  #intro h2{grid-column:2;margin-top:0!important;font-size:27px}
  #intro .lede,#intro .lede~*{grid-column:1/-1}
  #intro .lede{margin-top:4px!important;font-size:17px}
  .ftr .chips{margin-top:16px!important}
}
@media (max-width:760px){
  .hero{height:230vh}
  .sec{padding:44px 0}.sec.tight{padding:34px 0}
  .shead{flex-wrap:nowrap!important;align-items:flex-end!important}
  .shead .link{white-space:nowrap;font-size:13px}
  .ftr .top{grid-template-columns:repeat(3,1fr);gap:20px 12px}
  .ftr .top>:last-child{grid-column:auto}
  .ftr ul{font-size:13px}
  .swipe .lcard .ph{aspect-ratio:16/10}
  .swipe .lcard .bd{gap:4px}
}
@media (max-width:760px){
  .hero{height:215vh}
  .hoods.swipe .hood{aspect-ratio:1/1}
  .lgrid:not(.swipe){grid-template-columns:1fr 1fr;gap:16px 10px}
  .lgrid:not(.swipe) .lcard .bd{padding:10px 10px 12px;gap:3px}
  .lgrid:not(.swipe) .lcard .pr{font-size:20px}
  .lgrid:not(.swipe) .lcard .ad{font-size:12.5px;line-height:1.35}
  .lgrid:not(.swipe) .lcard .meta{gap:8px;font-size:11px;flex-wrap:wrap}
  .lgrid:not(.swipe) .lcard .meta svg{display:none}
  .lgrid:not(.swipe) .lcard .brk{font-size:9.5px;padding-top:6px;line-height:1.3}
  .lgrid:not(.swipe) .lcard .tag{left:8px;top:8px;font-size:9px;padding:6px 8px}
}
@media (max-width:760px){
  .hero .grain{display:none}
  .chap .glass,.ld-panel .glass{backdrop-filter:none;-webkit-backdrop-filter:none;background:rgba(13,14,17,.74)}
  .chap.c0 .glass{background:transparent}
}
@media (max-width:760px){.shead>div{min-width:0}.shead .link{white-space:normal;max-width:42%;text-align:right;justify-content:flex-end;line-height:1.3}.shead .eyebrow{letter-spacing:.2em}}
/* ---- polish pass: motion, saved homes, tools ---- */
@view-transition{navigation:auto}
::view-transition-old(root){animation:vt-out .32s cubic-bezier(.4,0,1,1) both}
::view-transition-new(root){animation:vt-in .45s cubic-bezier(0,0,.2,1) both}
@keyframes vt-out{to{opacity:0;transform:translateY(-10px)}}
@keyframes vt-in{from{opacity:0;transform:translateY(14px)}}
.hdr{view-transition-name:hdr}
.wsplit.rv{opacity:1;transform:none}
.wsplit .w{display:inline-block;overflow:hidden;vertical-align:top;padding-bottom:.12em;margin-bottom:-.12em}
.wsplit .w>span{display:inline-block;transform:translateY(105%);transition:transform .8s cubic-bezier(.2,.8,.2,1) calc(var(--i) * 45ms)}
.wsplit.in .w>span{transform:none}
.link{border-bottom-color:transparent;background:linear-gradient(var(--brass-2),var(--brass-2)) 0 100%/0 1px no-repeat,linear-gradient(rgba(227,203,152,.35),rgba(227,203,152,.35)) 0 100%/100% 1px no-repeat;transition:gap .4s var(--ease),background-size .5s var(--ease)}
.link:hover,.link:focus-visible{background-size:100% 1px,100% 1px}
.btn{transition:transform .35s cubic-bezier(.2,.8,.2,1),box-shadow .4s}
.lcard .pr.shine{background:linear-gradient(100deg,var(--ivory) 40%,#fff4dc 50%,var(--ivory) 60%) 0 0/250% 100%;-webkit-background-clip:text;background-clip:text;color:transparent;animation:shine 1.6s .2s cubic-bezier(.4,0,.2,1) both}
@keyframes shine{from{background-position:100% 0}to{background-position:0 0}}
.lcard{position:relative}
.lcard>.lc{display:flex;flex-direction:column;flex:1;color:inherit}
.lsave{position:absolute;right:12px;top:12px;z-index:2;width:38px;height:38px;border-radius:50%;display:grid;place-items:center;border:1px solid var(--glass-b);background:rgba(13,14,17,.6);color:var(--ivory);cursor:pointer;backdrop-filter:blur(8px)}
.lsave .icon{width:18px;height:18px}
.lsave.on,.ibtn.on{color:var(--brass-2)}
.lsave.on .icon path,.ibtn.on .icon path{fill:currentColor}
.ld-tools{display:flex;gap:8px;margin-top:14px}
.ibtn{display:inline-flex;align-items:center;gap:8px;height:38px;padding:0 14px;border-radius:999px;border:1px solid var(--glass-b);background:rgba(13,14,17,.35);color:var(--ivory-2);font:600 12.5px/1 var(--sans);letter-spacing:.04em;cursor:pointer}
.ibtn .icon{width:16px;height:16px}
.fsave{display:inline-flex;align-items:center;gap:8px;height:44px;padding:0 16px;border-radius:999px;border:1px solid var(--glass-b);background:transparent;color:var(--ivory-2);font:600 13px/1 var(--sans);cursor:pointer}
.fsave .icon{width:16px;height:16px}.fsave i{font-style:normal;color:var(--brass-2)}
.fsave[aria-pressed="true"]{border-color:var(--brass);color:var(--ivory)}
.recent{padding:26px 0 0}.recent .lgrid{margin-top:14px}
.calc .eyebrow .icon{width:16px;height:16px;margin-right:4px}
.calc-out{margin:14px 0 18px;display:flex;align-items:baseline;gap:12px;flex-wrap:wrap}
.calc-out b{font:400 clamp(40px,5vw,60px)/1 var(--serif);color:var(--brass-2)}
.calc-out span{font-size:13px;color:var(--muted)}
.calc-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:12px}
.calc-grid label{display:grid;gap:6px;font-size:12px;letter-spacing:.06em;color:var(--muted)}
.calc-grid input,.calc-grid select{height:46px;border-radius:12px;border:1px solid var(--glass-b);background:rgba(13,14,17,.5);color:var(--ivory);padding:0 12px;font:500 16px/1 var(--sans);width:100%}
.ld-sim{position:relative;z-index:2;padding:80px 0;background:linear-gradient(180deg,transparent,var(--ink) 18%,var(--ink) 82%,transparent)}
.ld-sim h2{font-size:clamp(30px,3.4vw,48px)}
.toast{position:fixed;left:50%;bottom:96px;z-index:90;transform:translate(-50%,20px);opacity:0;pointer-events:none;padding:12px 18px;border-radius:999px;background:rgba(20,21,26,.94);border:1px solid var(--glass-b);color:var(--ivory);font:500 13px/1.3 var(--sans);max-width:calc(100vw - 40px);text-align:center;transition:opacity .3s,transform .4s var(--ease)}
.toast.on{opacity:1;transform:translate(-50%,0)}
@media (max-width:760px){
  .callbar{transform:translateY(110%);transition:transform .45s cubic-bezier(.2,.8,.2,1)}
  .callbar.show{transform:none}
  .calc-grid{grid-template-columns:1fr 1fr}
  .ld-sim{padding:48px 0}
  .swipe>*{will-change:transform;transition:opacity .2s}
  .lgrid:not(.swipe) .lsave{width:32px;height:32px;right:8px;top:8px}
  .fsave{flex:1 1 calc(50% - 10px);justify-content:center}
}
@media (prefers-reduced-motion:reduce){
  @view-transition{navigation:none}
  .wsplit .w>span{transform:none}
  .lcard .pr.shine{animation:none;color:var(--ivory);background:none}
  .callbar{transition:none}
}

/* sold-volume stat (only rendered when SOLD_TOTAL is set in src/site_config.py) */
.sold{margin:26px 0 6px;display:flex;align-items:baseline;gap:14px;flex-wrap:wrap}
.sold .num{font-variant-numeric:tabular-nums}
.sold p{margin:0;font-size:12px;letter-spacing:.18em;text-transform:uppercase;color:var(--muted)}
.sold.sold-lg{justify-content:center;text-align:center;margin:0 0 56px;flex-direction:column;align-items:center;gap:8px}
@media (max-width:760px){.sold.sold-lg{margin-bottom:34px}}