@import url('https://api.fontshare.com/v2/css?f[]=gambetta@400,500,600&f[]=satoshi@400,500,700&display=swap');

:root{
  --gold:#B0752A; --gold-deep:#8C5A1E; --gold-light:#C99A55; --gold-wash:#F3EADC;
  --ink:#14120F; --ink-2:#221E19; --ink-3:#2E2820;
  --paper:#FBF9F5; --surface:#FFFFFF; --surface-2:#F4F0E8;
  --border:#E4DDD1; --border-strong:#CFC4B2;
  --text:#221E19; --muted:#6B635A; --faint:#9A9086;
  --on-dark:#F5F1E9; --on-dark-mute:#A9A096;
  --pos:#3F6E33; --neg:#A8321F;
  --r-sm:4px; --r:8px; --r-lg:14px;
  --sp1:4px;--sp2:8px;--sp3:12px;--sp4:16px;--sp5:20px;--sp6:24px;--sp8:32px;--sp10:40px;--sp12:48px;--sp16:64px;--sp20:80px;--sp24:96px;
  --serif:'Gambetta',Georgia,serif;
  --sans:'Satoshi','Helvetica Neue',Arial,sans-serif;
  --maxw:1200px;
  --shadow:0 1px 2px rgba(20,18,15,.04),0 8px 24px rgba(20,18,15,.06);
  --shadow-lg:0 2px 4px rgba(20,18,15,.05),0 18px 48px rgba(20,18,15,.10);
}
[data-theme="dark"]{
  --paper:#14120F; --surface:#1B1815; --surface-2:#221E19;
  --border:#443C32; --border-strong:#5C5245;
  --text:#EDE8E0; --muted:#ADA397; --faint:#968D83;
  --pos:#84BE6C; --neg:#E58873;
  --gold:#C99A55; --gold-deep:#B0752A; --gold-wash:#2A2318;
  --ink:#0E0C0A; --shadow:none; --shadow-lg:0 18px 48px rgba(0,0,0,.5);
}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%; scroll-behavior:smooth}
body{margin:0;background:var(--paper);color:var(--text);font-family:var(--sans);
  font-size:clamp(1rem,.96rem+.2vw,1.0625rem);line-height:1.62;
  -webkit-font-smoothing:antialiased;font-feature-settings:"kern" 1}
img,video{max-width:100%;display:block}
a{color:inherit}
h1,h2,h3,h4{font-family:var(--serif);font-weight:500;line-height:1.14;margin:0;
  letter-spacing:-.01em;text-wrap:balance}
p,li{text-wrap:pretty}
h1{font-size:clamp(2.2rem,1.3rem+3.4vw,4rem)}
h2{font-size:clamp(1.75rem,1.2rem+1.9vw,2.75rem)}
h3{font-size:clamp(1.2rem,1.05rem+.6vw,1.55rem)}
p{margin:0 0 1em}
.wrap{max-width:var(--maxw);margin:0 auto;padding:0 clamp(20px,4vw,40px)}
.narrow{max-width:760px}
section{padding-block:clamp(56px,7vw,112px)}
.eyebrow{font-size:.6875rem;letter-spacing:.19em;text-transform:uppercase;
  font-weight:700;color:var(--gold-deep);margin:0 0 var(--sp4)}
[data-theme="dark"] .eyebrow{color:var(--gold)}
.lede{font-size:clamp(1.06rem,1rem+.4vw,1.24rem);color:var(--muted);max-width:62ch}
.rule{height:1px;background:var(--border);border:0;margin:0}
.hair{width:52px;height:2px;background:var(--gold);margin:0 0 var(--sp6)}

/* ---------- proof band (black + gold) ---------- */
.proof{background:var(--ink);position:relative;overflow:hidden}
.proof::before{content:"";position:absolute;inset:0;
  background:radial-gradient(120% 80% at 12% 0%,rgba(176,117,42,.20),transparent 62%)}
.proof .wrap{position:relative;z-index:2}
.proof .eyebrow{color:var(--gold-light)}
.proof .hair{background:var(--gold);margin-inline:auto}
.quote{font-family:var(--serif);font-weight:500;color:#F5F1E9;
  font-size:clamp(1.35rem,1.05rem+1.35vw,2.15rem);line-height:1.34;
  letter-spacing:-.005em;max-width:24ch;margin:0}
.quote-who{font-size:.6875rem;letter-spacing:.2em;text-transform:uppercase;
  font-weight:700;color:var(--gold-light);margin:var(--sp6) 0 0}
.quote-who span{display:block;color:#9C938A;letter-spacing:.14em;margin-top:6px;font-weight:500}
.proof-g{display:grid;grid-template-columns:1.15fr 1fr;gap:clamp(40px,6vw,84px);align-items:center}
@media(max-width:860px){.proof-g{grid-template-columns:1fr;gap:var(--sp12)}}
.pstat{display:grid;gap:var(--sp8)}
.pstat-r{border-top:1px solid rgba(176,117,42,.34);padding-top:var(--sp4)}
.pstat-r .v{font-family:var(--serif);font-size:clamp(1.8rem,1.4rem+1.4vw,2.6rem);
  color:var(--gold-light);line-height:1;font-variant-numeric:tabular-nums}
.pstat-r .k{font-size:.6875rem;letter-spacing:.19em;text-transform:uppercase;
  font-weight:700;color:#A9A096;margin-top:var(--sp3)}
.tbd{display:inline-block;font-family:var(--sans);font-size:.5625rem;letter-spacing:.16em;
  text-transform:uppercase;font-weight:700;color:var(--ink);background:var(--gold-light);
  border-radius:2px;padding:3px 7px;vertical-align:middle;margin-left:8px}
.br-lg{display:inline}
@media(max-width:760px){.br-lg{display:none}}

/* ---------- notice bar ---------- */
.notice{background:#2E2820;color:#F0EBE1;font-size:.8125rem;
  padding:10px 16px;text-align:center;letter-spacing:.01em;line-height:1.45}
.notice b{color:#DFB878;font-weight:700}

/* ---------- header ---------- */
.hdr{position:sticky;top:0;z-index:60;background:var(--ink);
  border-bottom:1px solid rgba(176,117,42,.26);
  transition:background .3s ease,border-color .3s ease,box-shadow .3s ease}
/* transparent over the hero, solid once scrolled */
/* the gradient alone was too weak where the footage goes bright (the interior clip
   on home-value), so the nav sits on a flat floor of its own as well */
body[data-hero="1"] .hdr{background:rgba(12,11,9,.42);border-bottom-color:transparent;
  background-image:linear-gradient(180deg,rgba(12,11,9,.66) 0%,rgba(12,11,9,.40) 62%,rgba(12,11,9,.16) 100%)}
body[data-hero="1"] .hdr a,body[data-hero="1"] .hdr-tel{text-shadow:0 1px 3px rgba(0,0,0,.8)}
/* pull the hero up so the transparent header genuinely sits over the imagery */
body[data-hero="1"] .hero{margin-top:-76px}
body[data-hero="1"] .hero .hero-in{padding-top:calc(76px + var(--sp6))}
body[data-hero="1"] .hdr .brand,body[data-hero="1"] .hdr .nav a,
body[data-hero="1"] .hdr .hdr-cta{text-shadow:0 1px 3px rgba(12,11,9,.55)}
body[data-hero="1"] .hdr.stuck{background:var(--ink);background-image:none;
  border-bottom-color:rgba(176,117,42,.26);box-shadow:0 6px 26px rgba(20,18,15,.24)}
@media(max-width:1040px){body[data-hero="1"] .nav.open{background:var(--ink)}}
.hdr-in{display:flex;align-items:center;gap:var(--sp6);min-height:76px;
  max-width:var(--maxw);margin:0 auto;padding:0 clamp(20px,4vw,40px)}
.brand{display:flex;align-items:center;gap:12px;text-decoration:none;flex:0 0 auto}
.brand img{height:46px;width:auto}
.brand-txt{display:flex;flex-direction:column;line-height:1.05}
.brand-txt .n{font-family:var(--serif);font-size:1.06rem;color:var(--on-dark);letter-spacing:.02em}
.brand-txt .s{font-size:.5625rem;letter-spacing:.26em;text-transform:uppercase;color:var(--gold-light);font-weight:700;margin-top:3px}
.nav{display:flex;align-items:center;gap:clamp(14px,1.7vw,26px);margin-left:auto}
.nav a{color:var(--on-dark);text-decoration:none;font-size:.8125rem;font-weight:500;
  letter-spacing:.1em;text-transform:uppercase;padding:6px 0;position:relative;white-space:nowrap}
.nav a::after{content:"";position:absolute;left:0;right:100%;bottom:0;height:1.5px;
  background:var(--gold);transition:right .28s ease}
.nav a:hover::after,.nav a[aria-current="page"]::after{right:0}
.hdr-cta{display:flex;align-items:center;gap:var(--sp4);margin-left:var(--sp4)}
.hdr-tel{color:var(--on-dark);text-decoration:none;font-size:.875rem;font-weight:700;
  font-variant-numeric:tabular-nums;white-space:nowrap}
.hdr-tel:hover{color:var(--gold-light)}
.tgl{background:none;border:1px solid rgba(245,241,233,.24);color:var(--on-dark);
  width:34px;height:34px;border-radius:50%;cursor:pointer;display:grid;place-items:center;flex:0 0 auto}
.tgl:hover{border-color:var(--gold);color:var(--gold-light)}
.burger{display:none;background:none;border:1px solid rgba(245,241,233,.24);border-radius:var(--r-sm);
  color:var(--on-dark);width:40px;height:36px;cursor:pointer}
@media(max-width:1040px){
  .nav{position:fixed;inset:0;background:var(--ink);flex-direction:column;
    align-items:flex-start;gap:0;padding:104px clamp(20px,6vw,40px) 40px;
    transform:translateY(-102%);transition:transform .34s cubic-bezier(.4,0,.2,1);
    height:100dvh;overflow:auto;z-index:59}
  .nav.open{transform:translateY(0)}
  .nav a{width:100%;padding:15px 0;border-bottom:1px solid rgba(245,241,233,.1);font-size:.9375rem}
  .nav a::after{display:none}
  /* nav goes position:fixed here, so it leaves the flex flow and the call/theme/menu
     cluster was collapsing back against the logo. Push it to the right edge. */
  .hdr-cta{margin-left:auto;gap:var(--sp3)}
  .burger{display:block;margin-left:0;position:relative;z-index:61}
  .hdr-tel{display:none}
}
@media(max-width:560px){
  .hdr-in{gap:var(--sp3);padding:0 16px;min-height:66px}
  body[data-hero="1"] .hero{margin-top:-66px}
  body[data-hero="1"] .hero .hero-in{padding-top:calc(66px + var(--sp5))}
  .pad-t{padding-top:calc(66px + var(--sp10))}
  .brand img{height:38px}
  .brand{gap:9px}
  .brand-txt .n{font-size:.9375rem}
  .brand-txt .s{font-size:.5rem;letter-spacing:.19em}
  .hdr-cta{gap:10px}
  .tgl{width:36px;height:36px}
  .burger{width:38px;height:36px}
}

/* ---------- buttons ---------- */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:9px;
  font-family:var(--sans);font-size:.8125rem;font-weight:700;letter-spacing:.12em;
  text-transform:uppercase;padding:15px 28px;border-radius:var(--r-sm);
  text-decoration:none;cursor:pointer;border:1.5px solid transparent;transition:.2s ease;line-height:1}
.btn-p{background:var(--gold);color:#fff;border-color:var(--gold)}
.btn-p:hover{background:var(--gold-deep);border-color:var(--gold-deep)}
.btn-o{background:transparent;color:var(--text);border-color:var(--border-strong)}
.btn-o:hover{border-color:var(--gold);color:var(--gold-deep)}
.btn-l{background:transparent;color:var(--on-dark);border-color:rgba(245,241,233,.42)}
.btn-l:hover{background:var(--on-dark);color:var(--ink);border-color:var(--on-dark)}
.btn-sm{padding:11px 18px;font-size:.75rem}
.tlink{display:inline-flex;align-items:center;gap:8px;font-size:.8125rem;font-weight:700;
  letter-spacing:.11em;text-transform:uppercase;color:var(--gold-deep);text-decoration:none;
  border-bottom:1.5px solid var(--gold);padding-bottom:3px}
.tlink:hover{color:var(--gold)}
[data-theme="dark"] .tlink{color:var(--gold)}

/* ---------- hero ---------- */
.hero{position:relative;min-height:min(88vh,760px);display:flex;align-items:flex-end;
  overflow:hidden;background:#14120F}
.hero>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero .vwrap{position:absolute;top:50%;left:50%;transform:translate(-50%,-50%);
  width:max(100%,calc(min(88vh,760px) * 16 / 9));aspect-ratio:16/9;
  pointer-events:none;overflow:hidden}
.hero .vwrap video{display:block;width:100%;height:100%}
/* rotating homepage hero: clips stack and crossfade, one plays at a time */
.hero .vwrap.rot{display:grid}
.hero .vwrap.rot video{grid-area:1/1;opacity:0;transition:opacity 1.1s ease}
.hero .vwrap.rot video.on{opacity:1}
@media(prefers-reduced-motion:reduce){.hero .vwrap.rot video{transition:none}}
/* clip counter, bottom right of the hero */
.hero-dots{position:absolute;right:clamp(20px,4vw,40px);bottom:clamp(20px,3vw,30px);
  z-index:3;display:flex;gap:8px}
.hero-dots button{width:26px;height:3px;border:0;padding:0;cursor:pointer;border-radius:2px;
  background:rgba(255,255,255,.36);transition:background .3s ease}
.hero-dots button[aria-current="true"]{background:#E6C68E}
.hero-dots button:hover{background:rgba(255,255,255,.7)}
@media(max-width:560px){.hero-dots{display:none}}
/* Readability scrim over the video. Three stacked layers so copy holds contrast
   no matter how bright the footage gets: a text-column wash on the left, a
   bottom-up wash under the lockup, and a light overall veil. */
.hero::after{content:"";position:absolute;inset:0;
  background:linear-gradient(100deg,rgba(12,10,8,.78) 0%,rgba(12,10,8,.58) 34%,rgba(12,10,8,.18) 58%,rgba(12,10,8,0) 80%),
    linear-gradient(180deg,rgba(14,12,10,.40) 0%,rgba(14,12,10,.04) 26%,rgba(14,12,10,.12) 48%,rgba(14,12,10,.48) 80%,rgba(14,12,10,.74) 100%),
    rgba(14,12,10,.06)}
@media(max-width:760px){.hero::after{
  background:linear-gradient(180deg,rgba(14,12,10,.52) 0%,rgba(14,12,10,.20) 22%,rgba(14,12,10,.46) 48%,rgba(14,12,10,.78) 80%,rgba(14,12,10,.93) 100%),
    rgba(14,12,10,.16)}}
.hero-in{position:relative;z-index:2;width:100%;max-width:var(--maxw);margin:0 auto;
  padding:clamp(64px,11vw,132px) clamp(20px,4vw,40px) clamp(34px,4vw,52px)}
.hero h1{color:#fff;max-width:19ch;text-shadow:0 2px 6px rgba(0,0,0,.6),0 4px 30px rgba(0,0,0,.5)}
/* competitor-standard hero lockup: gold eyebrow, uppercase letterspaced serif name,
   uppercase letterspaced tagline. Applied identically on every page. */
.hero .lock{font-family:var(--serif);font-weight:500;color:#fff;margin:0;
  text-transform:uppercase;letter-spacing:.075em;line-height:1.06;
  font-size:clamp(1.95rem,1.1rem+3.1vw,3.6rem);
  text-shadow:0 2px 6px rgba(0,0,0,.6),0 4px 30px rgba(0,0,0,.55);max-width:22ch}
.hero-sub .lock{font-size:clamp(1.7rem,1.15rem+2.1vw,2.85rem);max-width:26ch}
.hero .tag{font-family:var(--sans);font-size:clamp(.6875rem,.64rem+.16vw,.8125rem);
  font-weight:700;letter-spacing:.22em;text-transform:uppercase;
  color:#fff;margin:var(--sp5) 0 0;max-width:60ch;line-height:1.85;
  text-shadow:0 1px 4px rgba(0,0,0,.9),0 2px 20px rgba(0,0,0,.7)}
.hero .tag i{font-style:normal;color:#E6C68E}
/* lighter gold than --gold-light so the eyebrow clears 4.5:1 over the scrim */
.hero .eyebrow{color:#E6C68E;line-height:1.7;max-width:none;
  text-shadow:0 1px 4px rgba(0,0,0,.9),0 2px 20px rgba(0,0,0,.7)}
.hero .eyebrow span{white-space:nowrap}
@media(max-width:560px){
  .hero .eyebrow .seg3{display:none}
  /* the tagline is set wide open; at phone width that tips it into three
     stacked lines, so tighten the tracking rather than shrink the type */
  .hero .tag{letter-spacing:.13em;line-height:1.7}
}
.hero p{color:#fff;max-width:50ch;margin-top:var(--sp5);
  font-size:clamp(1.02rem,.98rem+.4vw,1.2rem);
  text-shadow:0 1px 4px rgba(0,0,0,.85),0 2px 22px rgba(0,0,0,.6)}
.hero-sub{min-height:auto}
.hero-sub{min-height:min(52vh,430px)}

/* search bar on hero */
.sbar{margin-top:var(--sp8);background:rgba(255,255,255,.97);border-radius:var(--r);
  padding:var(--sp5);box-shadow:var(--shadow-lg);max-width:820px}
[data-theme="dark"] .sbar{background:rgba(27,24,21,.97)}
.sbar-t{font-size:.6875rem;letter-spacing:.17em;text-transform:uppercase;font-weight:700;
  color:var(--gold-deep);margin-bottom:var(--sp3)}
.sbar-row{display:flex;gap:var(--sp3);flex-wrap:wrap}
.sbar-row input{flex:1 1 260px;min-width:0}
.field{width:100%;font-family:var(--sans);font-size:1rem;color:var(--text);
  background:var(--surface);border:1.5px solid var(--border);border-radius:var(--r-sm);
  padding:14px 16px;transition:.18s}
.field:focus{outline:none;border-color:var(--gold);box-shadow:0 0 0 3px rgba(176,117,42,.14)}
[data-theme="dark"] .field{background:#12100E;border-color:#5C5245}
[data-theme="dark"] .field::placeholder{color:#8C8378}
.field::placeholder{color:var(--faint)}
select.field{appearance:none;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8'%3E%3Cpath d='M1 1l5 5 5-5' stroke='%236B635A' stroke-width='1.6' fill='none'/%3E%3C/svg%3E");
  background-repeat:no-repeat;background-position:right 15px center;padding-right:40px}
label.lbl{display:block;font-size:.6875rem;letter-spacing:.13em;text-transform:uppercase;
  font-weight:700;color:var(--muted);margin-bottom:7px}

/* ---------- grids / cards ---------- */
.g{display:grid;gap:var(--sp6)}
.g>*,.split>*,.fgrid>*{min-width:0}
.g2{grid-template-columns:repeat(2,1fr)}
.g3{grid-template-columns:repeat(3,1fr)}
.g4{grid-template-columns:repeat(4,1fr)}
@media(max-width:940px){.g3,.g4{grid-template-columns:repeat(2,1fr)}}
@media(max-width:620px){.g2,.g3,.g4{grid-template-columns:1fr}}
.card{background:var(--surface);border:1px solid var(--border);border-radius:var(--r);
  padding:var(--sp8);box-shadow:var(--shadow)}
.card h3{margin-bottom:var(--sp3)}
.card p:last-child{margin-bottom:0}

/* stat cards */
.stat{background:var(--surface);border:1px solid var(--border);border-radius:var(--r);padding:var(--sp6)}
.stat .k{font-size:.625rem;letter-spacing:.15em;text-transform:uppercase;color:var(--muted);font-weight:700}
.stat .v{font-family:var(--serif);font-size:clamp(1.6rem,1.3rem+1.1vw,2.3rem);
  margin:var(--sp2) 0 var(--sp1);font-variant-numeric:tabular-nums lining-nums}
.stat .d{font-size:.8125rem;font-weight:700;font-variant-numeric:tabular-nums}
.up{color:var(--pos)} .down{color:var(--neg)}
.stat .n{font-size:.75rem;color:var(--faint);margin-top:var(--sp2)}

/* town table */
.tbl-wrap{overflow-x:auto;border:1px solid var(--border);border-radius:var(--r);
  background:var(--surface);-webkit-overflow-scrolling:touch}
.swipe{display:none;font-size:.75rem;color:var(--faint);margin:var(--sp3) 0 0}
@media(max-width:660px){.swipe{display:block}
  th,td{padding:13px var(--sp4);font-size:.875rem}}
table{width:100%;border-collapse:collapse;min-width:470px}
th,td{text-align:left;padding:15px var(--sp4);border-bottom:1px solid var(--border);font-size:.9375rem}
th{font-size:.625rem;letter-spacing:.1em;text-transform:uppercase;color:var(--muted);
  font-weight:700;background:var(--surface-2);white-space:nowrap}
td.num,th.num{text-align:right;font-variant-numeric:tabular-nums lining-nums}
tbody tr:last-child td{border-bottom:0}
tbody tr:hover{background:var(--gold-wash)}
td a{font-weight:700;text-decoration:none;color:var(--text);border-bottom:1.5px solid var(--gold)}
td a:hover{color:var(--gold-deep)}

/* listing cards */
.lst{background:var(--surface);border:1px solid var(--border);border-radius:var(--r);
  overflow:hidden;box-shadow:var(--shadow);display:flex;flex-direction:column}
.lst-img{position:relative;aspect-ratio:4/3;background:var(--surface-2);overflow:hidden}
.lst-img img{width:100%;height:100%;object-fit:cover;transition:transform .5s ease}
.lst:hover .lst-img img{transform:scale(1.04)}
.badge{position:absolute;top:12px;left:12px;background:var(--ink);color:var(--gold-light);
  font-size:.625rem;letter-spacing:.14em;text-transform:uppercase;font-weight:700;
  padding:6px 11px;border-radius:var(--r-sm)}
.lst-b{padding:var(--sp5);flex:1;display:flex;flex-direction:column;
  background:var(--surface);color:var(--text)}
.band .lst-p,.band .lst-m{color:var(--text)}
.band .lst-a{color:var(--muted)}
.lst-p{font-family:var(--serif);font-size:1.4rem;font-weight:600;color:var(--text);
  font-variant-numeric:tabular-nums}
.lst-a{font-size:.9375rem;color:var(--muted);margin:var(--sp2) 0 var(--sp4)}
.lst-m{display:flex;gap:var(--sp4);font-size:.8125rem;color:var(--text);font-weight:500;
  border-top:1px solid var(--border);padding-top:var(--sp3);margin-top:auto;
  font-variant-numeric:tabular-nums}
.lst-pt{font-family:var(--sans);font-size:.6875rem;font-weight:600;color:var(--muted);
  letter-spacing:.08em;text-transform:uppercase;vertical-align:.28em}
/* REcolorado IDX attribution row. Rule: required elements must appear in a readily visible
   colour and typeface, not smaller than the median type size used for listing data. */
.lst-idx{display:flex;align-items:center;flex-wrap:wrap;gap:8px 12px;font-size:.875rem;
  line-height:1.35;color:var(--text);border-top:1px solid var(--border);
  padding-top:var(--sp3);margin-top:var(--sp3)}
.lst-st{font-weight:700}
.lst-no,.lst-of{color:var(--muted)}
.lst-of{flex:1 1 100%;min-width:0;overflow-wrap:anywhere}
.idxmark{display:inline-flex;align-items:center;justify-content:center;min-width:34px;height:20px;
  padding:0 6px;border:1px solid var(--gold);border-radius:3px;background:var(--gold-wash);
  color:var(--gold-deep);font-size:.6875rem;font-weight:800;letter-spacing:.06em;flex:0 0 auto}
.lst-dis{font-size:.875rem;color:var(--gold-deep);text-decoration:underline;
  text-underline-offset:2px}
.band .lst-idx{color:var(--text)}
.band .lst-no,.band .lst-of{color:var(--muted)}

/* dark band */
.band{background:var(--ink);color:var(--on-dark)}
.band h2,.band h3{color:var(--on-dark)}
.band p{color:var(--on-dark-mute)}
.band .eyebrow{color:var(--gold-light)}
.band .rule{background:rgba(245,241,233,.14)}
.band .card{background:var(--ink-2);border-color:rgba(245,241,233,.13)}
.band .lede{color:var(--on-dark-mute)}

/* split */
.split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(32px,5vw,72px);align-items:center}
@media(max-width:860px){.split{grid-template-columns:1fr}}
.split img{border-radius:var(--r);box-shadow:var(--shadow-lg)}
.split-4{grid-template-columns:.85fr 1.15fr}
.split-v{grid-template-columns:1fr 1.05fr}
.split-s{grid-template-columns:1.35fr 1fr}
.split-a{grid-template-columns:.9fr 1.1fr}
@media(max-width:1080px){.split-4{grid-template-columns:1fr}}
@media(max-width:940px){
  .split-v,.split-s,.split-a{grid-template-columns:1fr}
}

/* steps */
.steps{counter-reset:s;display:grid;gap:var(--sp8)}
.step{display:grid;grid-template-columns:auto 1fr;gap:var(--sp5);align-items:start}
.step::before{counter-increment:s;content:counter(s,decimal-leading-zero);
  font-family:var(--serif);font-size:1.5rem;color:var(--gold);line-height:1;padding-top:3px}
.step h3{font-size:1.15rem;margin-bottom:var(--sp2)}
.step p{color:var(--muted);margin:0;font-size:.9375rem}
.band .step p{color:var(--on-dark-mute)}

/* faq */
.faq{border-top:1px solid var(--border)}
.faq details{border-bottom:1px solid var(--border)}
.faq summary{cursor:pointer;list-style:none;padding:var(--sp6) 0;
  font-family:var(--serif);font-size:clamp(1.08rem,1rem+.4vw,1.3rem);
  display:flex;justify-content:space-between;gap:var(--sp5);align-items:baseline}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";color:var(--gold);font-family:var(--sans);font-weight:700;font-size:1.25rem;flex:0 0 auto}
.faq details[open] summary::after{content:"\2013"}
.faq details p{color:var(--muted);padding-bottom:var(--sp6);margin:0;max-width:70ch}

/* form panel */
.panel{background:var(--surface);border:1px solid var(--border);border-radius:var(--r-lg);
  padding:clamp(24px,3.5vw,44px);box-shadow:var(--shadow-lg)}
.fgrid{display:grid;gap:var(--sp5)}
.fgrid.two{grid-template-columns:1fr 1fr}
.fgrid.four{grid-template-columns:1.3fr 1fr 1fr auto;align-items:end}
@media(max-width:820px){.fgrid.four{grid-template-columns:1fr 1fr}
  .fgrid.four>button{grid-column:1/-1}}
@media(max-width:560px){.fgrid.two,.fgrid.four{grid-template-columns:1fr}}
.prog{display:flex;gap:var(--sp2);margin-bottom:var(--sp6)}
.prog i{height:3px;flex:1;background:var(--border);border-radius:2px}
.prog i.on{background:var(--gold)}
.stepbox[hidden]{display:none}
.est{text-align:center;padding:var(--sp8) 0}
.est .v{font-family:var(--serif);font-size:clamp(2rem,1.4rem+2.4vw,3.2rem);
  color:var(--gold-deep);font-variant-numeric:tabular-nums}
[data-theme="dark"] .est .v{color:var(--gold)}
.est .k{font-size:.6875rem;letter-spacing:.15em;text-transform:uppercase;color:var(--muted);font-weight:700}
.mini{font-size:.8125rem;color:var(--faint);margin:0}

/* pills */
.pills{display:flex;flex-wrap:wrap;gap:var(--sp2)}
.pill{font-size:.8125rem;padding:7px 14px;border:1px solid var(--border);
  border-radius:100px;color:var(--muted);background:var(--surface);text-decoration:none}
.pill:hover{border-color:var(--gold);color:var(--gold-deep)}

/* map placeholder */
.sticky-side{position:sticky;top:100px}
@media(max-width:940px){.sticky-side{position:static}}
.map{position:relative;aspect-ratio:16/11;border:1px solid var(--border);border-radius:var(--r);
  background:var(--surface-2);overflow:hidden;display:grid;place-items:center;text-align:center;padding:var(--sp8)}
.map::before{content:"";position:absolute;inset:0;opacity:.5;
  background-image:linear-gradient(var(--border) 1px,transparent 1px),linear-gradient(90deg,var(--border) 1px,transparent 1px);
  background-size:46px 46px}
.map>div{position:relative}
.map .eyebrow{margin-bottom:var(--sp2)}
.pinq{position:absolute;width:13px;height:13px;border-radius:50%;background:var(--gold);
  border:2.5px solid var(--surface);box-shadow:0 2px 7px rgba(0,0,0,.26)}

/* footer */
.ftr{background:var(--ink);color:var(--on-dark-mute);padding-block:var(--sp16) var(--sp8);font-size:.875rem}
.ftr-g{display:grid;grid-template-columns:1.5fr 1fr 1fr 1fr;gap:var(--sp10)}
@media(max-width:860px){.ftr-g{grid-template-columns:1fr 1fr;gap:var(--sp8)}}
@media(max-width:520px){.ftr-g{grid-template-columns:1fr}}
/* Kate asked for the footer mark noticeably larger than the header lockup */
.ftr img{height:clamp(104px,11vw,132px);width:auto;margin-bottom:var(--sp5)}
.ftr h4{font-family:var(--sans);font-size:.625rem;letter-spacing:.17em;text-transform:uppercase;
  color:var(--gold-light);font-weight:700;margin:0 0 var(--sp4)}
.ftr ul{list-style:none;margin:0;padding:0;display:grid;gap:11px}
.ftr a{color:var(--on-dark-mute);text-decoration:none}
.ftr a:hover{color:var(--gold-light)}
.ftr-b{margin-top:var(--sp12);padding-top:var(--sp6);border-top:1px solid rgba(245,241,233,.12);
  display:flex;justify-content:space-between;gap:var(--sp5);flex-wrap:wrap;font-size:.75rem;color:#7A7168}
.ftr-idx{margin-top:var(--sp5);padding-top:var(--sp5);border-top:1px solid rgba(245,241,233,.10);
  font-size:.8125rem;line-height:1.7;color:#A79E93;max-width:74ch}
.ftr-idx p{margin:0 0 var(--sp3)}
.ftr-idx p:last-child{margin-bottom:0}
.ftr-idx a{color:var(--gold-light);text-decoration:underline;text-underline-offset:2px}

/* pages with no hero: clear the fixed header */
.pad-t{padding-top:calc(76px + var(--sp12))}

/* IDX disclaimer page */
.legal{max-width:78ch}
.legal h2{font-size:1.375rem;margin:var(--sp10) 0 var(--sp4)}
.legal h2:first-child{margin-top:0}
.legal p,.legal li{font-size:1rem;line-height:1.75;color:var(--text)}
.legal p{margin:0 0 var(--sp4)}
.legal ul{margin:0 0 var(--sp4);padding-left:1.15rem}
.legal li{margin-bottom:var(--sp2)}
.legal .caps{text-transform:uppercase;font-size:1rem;line-height:1.8;letter-spacing:.015em;
  word-spacing:.04em}
.legal blockquote{margin:0 0 var(--sp4);padding:var(--sp5);background:var(--surface-2);
  border-radius:var(--r-sm);font-size:.9375rem;line-height:1.7}

/* reveal */
.rv{opacity:0;transform:translateY(16px)}
.rv.in{opacity:1;transform:none;transition:opacity .7s ease,transform .7s cubic-bezier(.2,.7,.3,1)}
@media(prefers-reduced-motion:reduce){
  .rv,.rv.in{opacity:1;transform:none;transition:none}
  html{scroll-behavior:auto}
  .lst:hover .lst-img img{transform:none}
}
.mt0{margin-top:0}.mb0{margin-bottom:0}
.stack>*+*{margin-top:var(--sp5)}
.center{text-align:center}
.center .lede,.center .hair{margin-left:auto;margin-right:auto}