:root {
    --ink: #101512;
    --pine: #15221d;
    --pine-2: #1c2e27;
    --cream: #f4f0e8;
    --cream-2: #ece6da;
    --brass: #006fb6;
    --brass-2: #068abb;
    --sage: #8fa598;
    --line: rgba(16, 21, 18, 0.12);
    --line-l: rgba(244, 240, 232, 0.16);
    --serif: "Fraunces", Georgia, serif;
    --sans: "Inter", -apple-system, sans-serif;
    --rad: 18px;
    --shadow: 0 30px 60px -25px rgba(16, 21, 18, 0.35);
}
* {
    margin: 0;
    padding: 0;
    box-sizing: border-box;
}
html {
    scroll-behavior: smooth;
}
body {
    font-family: var(--sans);
    background: var(--cream);
    color: var(--ink);
    line-height: 1.6;
    overflow-x: hidden;
    -webkit-font-smoothing: antialiased;
}
img,
video {
    display: block;
    max-width: 100%;
}
a {
    color: inherit;
    text-decoration: none;
}
button {
    font-family: inherit;
    cursor: pointer;
    border: none;
    background: none;
}
::selection {
    background: var(--brass);
    color: #ffffff;
}

/* ---------- utilities ---------- */
.wrap {
    width: min(1240px, 92vw);
    margin: 0 auto;
}
.eyebrow {
    display: inline-flex;
    align-items: center;
    gap: 0.7rem;
    font-size: 0.72rem;
    letter-spacing: 0.28em;
    text-transform: uppercase;
    font-weight: 600;
}
.eyebrow::before {
    content: "";
    width: 34px;
    height: 1px;
    background: currentColor;
    opacity: 0.6;
}
.h-display {
    font-family: var(--serif);
    font-weight: 400;
    line-height: 1.04;
    letter-spacing: -0.02em;
}
.h-display em {
    font-style: italic;
    font-weight: 300;
    color: var(--brass-2);
}
.dark .h-display em,
.hero .h-display em {
    /* color: var(--brass-text); */
    color: var(--brass-text);
}
section {
    padding: clamp(4.5rem, 9vw, 8.5rem) 0;
    position: relative;
}
.reveal {
    opacity: 0;
    transform: translateY(34px);
    transition: opacity 0.9s cubic-bezier(0.22, 1, 0.36, 1),
        transform 0.9s cubic-bezier(0.22, 1, 0.36, 1);
}
.reveal.in {
    opacity: 1;
    transform: none;
}
.btn {
    display: inline-flex;
    align-items: center;
    gap: 0.65rem;
    padding: 1rem 1.9rem;
    border-radius: 999px;
    font-weight: 600;
    font-size: 0.92rem;
    letter-spacing: 0.02em;
    transition: 0.35s cubic-bezier(0.22, 1, 0.36, 1);
    position: relative;
    overflow: hidden;
}
.btn svg {
    transition: transform 0.35s;
}
.btn:hover svg {
    transform: translateX(4px);
}
.btn-solid {
    background: var(--ink);
    color: var(--cream);
}
.btn-solid:hover {
    background: var(--brass-2);
    color: #ffffff;
}
.btn-brass {
    background: var(--brass);
    color: #ffffff;
}
.btn-brass:hover {
    background: var(--pine);
    color: #ffffff;
}
.btn-ghost {
    border: 1px solid var(--line-l);
    color: var(--cream);
}
.btn-ghost:hover {
    background: rgba(244, 240, 232, 0.1);
}
.grain {
    position: relative;
}
.grain::after {
    content: "";
    position: absolute;
    inset: 0;
    pointer-events: none;
    opacity: 0.05;
    background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='120' height='120'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.9' numOctaves='2'/%3E%3C/filter%3E%3Crect width='120' height='120' filter='url(%23n)' opacity='.6'/%3E%3C/svg%3E");
}

/* ---------- nav ---------- */
.nav {
    position: fixed;
    inset: 0 0 auto 0;
    z-index: 100;
    transition: 0.45s;
}
.nav-inner {
    width: min(1360px, 94vw);
    margin: 1rem auto 0;
    display: flex;
    align-items: center;
    justify-content: space-between;
    padding: 0.8rem 1.4rem;
    border-radius: 999px;
    border: 1px solid transparent;
    transition: 0.45s;
}
.nav.scrolled .nav-inner {
    background: rgba(16, 21, 18, 0.72);
    backdrop-filter: blur(18px);
    -webkit-backdrop-filter: blur(18px);
    border-color: rgba(244, 240, 232, 0.12);
    box-shadow: 0 18px 40px -20px rgba(0, 0, 0, 0.5);
}
.logo {
    display: flex;
    flex-direction: column;
    line-height: 1;
    font-family: var(--serif);
    color: var(--cream);
    font-size: 1.35rem;
    letter-spacing: 0.01em;
}
.logo img {
    width: auto;
    max-height: 44px;
}
footer .logo img {
	width: 162px;
	height: auto;
	max-height: none;
}
.logo small {
    font-family: var(--sans);
    font-size: 0.58rem;
    letter-spacing: 0.34em;
    text-transform: uppercase;
    color: var(--brass-2);
    margin-top: 0.28rem;
}
.nav-links {
    display: flex;
    gap: 2rem;
    list-style: none;
}
.nav-links > li {
    position: relative;
    padding: 0.3rem 0;
}
.nav-links > li > a {
    color: rgba(244, 240, 232, 0.82);
    font-size: 0.86rem;
    font-weight: 500;
    letter-spacing: 0.02em;
    position: relative;
    display: inline-flex;
    align-items: center;
    gap: 0.35rem;
    padding-bottom: 0.2rem;
}
.nav-links > li > a::after {
    content: "";
    position: absolute;
    left: 0;
    bottom: 0;
    width: 0;
    height: 1px;
    background: var(--brass-2);
    transition: width 0.35s;
}
.nav-links > li:hover > a {
    color: var(--cream);
}
.nav-links > li:hover > a::after {
    width: 100%;
}
.nav-links .arrow {
    transition: transform 0.3s;
}
.nav-links li.has-dropdown:hover > a .arrow {
    transform: rotate(180deg);
}

/* Dropdown & Nested Sub-Dropdown Menus */
.dropdown {
    position: absolute;
    top: 100%;
    left: -0.75rem;
    background: rgba(21, 34, 29, 0.95);
    backdrop-filter: blur(16px);
    -webkit-backdrop-filter: blur(16px);
    border: 1px solid rgba(244, 240, 232, 0.15);
    border-radius: 14px;
    padding: 0.6rem 0;
    min-width: 220px;
    list-style: none;
    opacity: 0;
    visibility: hidden;
    transform: translateY(10px);
    transition: 0.3s cubic-bezier(0.22, 1, 0.36, 1);
    box-shadow: 0 20px 40px rgba(0, 0, 0, 0.4);
    z-index: 110;
}
.nav-links li.has-dropdown:hover > .dropdown {
    opacity: 1;
    visibility: visible;
    transform: translateY(0);
}
.dropdown li {
    position: relative;
    padding: 0;
}
.dropdown li a {
    display: flex;
    align-items: center;
    justify-content: space-between;
    padding: 0.55rem 1.2rem;
    font-size: 0.82rem;
    color: rgba(244, 240, 232, 0.8);
    white-space: nowrap;
    transition: 0.25s;
}
.dropdown li a:hover {
    color: var(--brass-text);
    background: rgba(244, 240, 232, 0.05);
    padding-left: 1.4rem;
}
.dropdown li a::after {
    display: none !important;
}

/* Nested Sub-Menu Dropdown */
.sub-dropdown {
    position: absolute;
    top: 0;
    left: 100%;
    background: rgba(21, 34, 29, 0.98);
    backdrop-filter: blur(16px);
    -webkit-backdrop-filter: blur(16px);
    border: 1px solid rgba(244, 240, 232, 0.15);
    border-radius: 14px;
    padding: 0.6rem 0;
    min-width: 200px;
    list-style: none;
    opacity: 0;
    visibility: hidden;
    transform: translateX(10px);
    transition: 0.3s cubic-bezier(0.22, 1, 0.36, 1);
    box-shadow: 0 20px 40px rgba(0, 0, 0, 0.4);
    z-index: 120;
}
.dropdown li.has-sub-dropdown:hover > .sub-dropdown {
    opacity: 1;
    visibility: visible;
    transform: translateX(0);
}
.sub-dropdown li a {
    padding: 0.5rem 1.2rem;
}
.sub-dropdown li a:hover {
    padding-left: 1.4rem;
}

.nav-cta {
    display: flex;
    align-items: center;
    gap: 1.2rem;
}
.nav-phone {
    color: var(--cream);
    font-size: 0.86rem;
    font-weight: 600;
    letter-spacing: 0.03em;
    display: flex;
    align-items: center;
    gap: 0.5rem;
}
.nav-phone svg {
    color: var(--brass-2);
}
.burger {
    display: none;
    flex-direction: column;
    gap: 5px;
    padding: 0.5rem;
}
.burger span {
    width: 24px;
    height: 2px;
    background: var(--cream);
    transition: 0.35s;
}

/* Mobile Menu Accordion */
.mobile-menu {
    position: fixed;
    inset: 0;
    background: var(--pine);
    z-index: 99;
    display: flex;
    flex-direction: column;
    justify-content: flex-start;
    padding: 6rem 8vw 3rem;
    gap: 1rem;
    overflow-y: auto;
    transform: translateY(-100%);
    transition: transform 0.6s cubic-bezier(0.76, 0, 0.24, 1);
}
.mobile-menu.open {
    transform: none;
}
.mobile-item {
    border-bottom: 1px solid var(--line-l);
    padding-bottom: 0.8rem;
}
.mobile-header {
    display: flex;
    justify-content: space-between;
    align-items: center;
}
.mobile-header a {
    font-family: var(--serif);
    font-size: clamp(1.8rem, 6vw, 2.5rem);
    color: var(--cream);
}
.mobile-header a em {
    color: var(--brass-text);
    font-style: italic;
}
.mobile-toggle-btn {
    color: var(--brass-2);
    font-size: 1.6rem;
    padding: 0.2rem 0.8rem;
    line-height: 1;
}
.mobile-sub-menu {
    display: none;
    flex-direction: column;
    gap: 0.6rem;
    padding-top: 0.8rem;
    padding-left: 1.5rem;
}
.mobile-sub-menu.open {
    display: flex;
}
.mobile-sub-item {
    border-bottom: 1px dashed rgba(244, 240, 232, 0.1);
    padding-bottom: 0.4rem;
    margin-bottom: 0.2rem;
}
.mobile-sub-item:last-child {
    border-bottom: none;
    margin-bottom: 0;
}
.mobile-sub-header {
    display: flex;
    justify-content: space-between;
    align-items: center;
}
.mobile-sub-header a {
    font-size: 0.98rem;
    color: var(--cream);
    font-weight: 500;
}
.mobile-nested-toggle-btn {
    color: var(--brass-text);
    font-size: 1.3rem;
    padding: 0.1rem 0.5rem;
    line-height: 1;
}
.mobile-nested-menu {
    display: none;
    flex-direction: column;
    gap: 0.4rem;
    padding-top: 0.4rem;
    padding-left: 1.2rem;
}
.mobile-nested-menu.open {
    display: flex;
}
.mobile-nested-menu a {
    font-size: 0.88rem;
    color: rgba(244, 240, 232, 0.75);
    padding: 0.2rem 0;
}
.mobile-nested-menu a:hover {
    color: var(--brass-text);
}

/* ---------- hero ---------- */
.hero {
    min-height: 100svh;
    display: flex;
    flex-direction: column;
    justify-content: flex-end;
    color: var(--cream);
    padding: 0;
    position: relative;
    isolation: isolate;
}
.hero-bg {
    position: absolute;
    inset: 0;
    z-index: -2;
    overflow: hidden;
}
.hero-bg video,
.hero-bg img {
    width: 100%;
    height: 100%;
    object-fit: cover;
    position: absolute;
    inset: 0;
}
.hero-bg::after {
    content: "";
    position: absolute;
    inset: 0;
    background: linear-gradient(
            180deg,
            rgba(16, 21, 18, 0.55) 0%,
            rgba(16, 21, 18, 0.25) 40%,
            rgba(16, 21, 18, 0.78) 88%
        ),
        linear-gradient(100deg, rgba(16, 21, 18, 0.6) 0%, transparent 55%);
}
.hero-content {
    padding: 11rem 0 3.5rem;
}
.hero-kicker {
    display: flex;
    align-items: center;
    gap: 1rem;
    color: var(--brass-text);
    margin-bottom: 1.6rem;
}
.hero h1 {
    font-size: clamp(3rem, 8.4vw, 7.2rem);
    max-width: 14ch;
}
.hero-sub {
    margin-top: 1.6rem;
    max-width: 46ch;
    color: rgba(244, 240, 232, 0.8);
    font-size: clamp(1rem, 1.4vw, 1.15rem);
    font-weight: 300;
}
.search-card {
    margin-top: 2.8rem;
    background: rgba(244, 240, 232, 0.96);
    backdrop-filter: blur(10px);
    border-radius: var(--rad);
    padding: 0.7rem;
    display: grid;
    grid-template-columns: 1.4fr 1fr 1fr auto;
    gap: 0.7rem;
    max-width: 920px;
    box-shadow: var(--shadow);
}
.search-field {
    display: flex;
    flex-direction: column;
    gap: 0.15rem;
    padding: 0.55rem 1.1rem;
    border-radius: 12px;
    background: transparent;
    transition: 0.3s;
}
.search-field + .search-field,
.search-btn-wrap {
    border-left: 1px solid var(--line);
}
.search-field label {
    font-size: 0.62rem;
    letter-spacing: 0.22em;
    text-transform: uppercase;
    font-weight: 700;
    color: var(--brass-2);
}
.search-field input,
.search-field select {
    border: none;
    background: transparent;
    font-family: var(--sans);
    font-size: 0.95rem;
    font-weight: 500;
    color: var(--ink);
    outline: none;
    width: 100%;
}
.search-btn {
    display: flex;
    align-items: center;
    gap: 0.6rem;
    background: var(--ink);
    color: var(--cream);
    border-radius: 12px;
    padding: 0 1.8rem;
    height: 100%;
    font-weight: 600;
    font-size: 0.92rem;
    transition: 0.3s;
}
.search-btn:hover {
    background: var(--brass-2);
    color: #ffffff;
}
.hero-stats {
    display: flex;
    flex-wrap: wrap;
    gap: 2.6rem;
    margin-top: 3rem;
    padding-top: 2rem;
    border-top: 1px solid rgba(244, 240, 232, 0.18);
}
.hstat b {
    font-family: var(--serif);
    font-weight: 400;
    font-size: clamp(1.7rem, 3vw, 2.4rem);
    display: block;
    line-height: 1;
}
.hstat span {
    font-size: 0.72rem;
    letter-spacing: 0.2em;
    text-transform: uppercase;
    color: rgba(244, 240, 232, 0.6);
}
.scroll-hint {
    position: absolute;
    right: 4vw;
    bottom: 3rem;
    display: flex;
    flex-direction: column;
    align-items: center;
    gap: 0.8rem;
    color: rgba(244, 240, 232, 0.7);
    font-size: 0.65rem;
    letter-spacing: 0.3em;
    text-transform: uppercase;
    writing-mode: vertical-rl;
}
.scroll-hint::after {
    content: "";
    width: 1px;
    height: 56px;
    background: linear-gradient(var(--brass-2), transparent);
    animation: drip 2s infinite;
}
@keyframes drip {
    0% {
        transform: scaleY(0);
        transform-origin: top;
    }
    50% {
        transform: scaleY(1);
        transform-origin: top;
    }
    51% {
        transform-origin: bottom;
    }
    100% {
        transform: scaleY(0);
        transform-origin: bottom;
    }
}

/* ---------- marquee ---------- */
.marquee {
    color: #ffffff;
    padding: 1.1rem 0;
    z-index: 2;
    overflow: hidden;
    position: relative;
    background: var(--brass);
    white-space: nowrap;
}
.marquee-track {
    gap: 3rem;
    display: inline-flex;
    font-size: 1.15rem;
    animation: scroll 26s linear infinite;
    font-style: italic;
    font-family: var(--serif);
}
.marquee-track:hover {
    animation-play-state: paused;
}
.marquee-track span {
    gap: 3rem;
    display: flex;
    align-items: center;
}
.marquee-track span::after {
    content: "✦";
    opacity: 0.7;
    font-size: 0.8rem;
    font-style: normal;
}

@keyframes scroll {
    to {
        transform: translateX(-50%);
    }
}

/* ---------- about ---------- */
.about-grid {
    display: grid;
    grid-template-columns: 1fr 1.05fr;
    gap: clamp(2.5rem, 6vw, 6rem);
    align-items: center;
}
.portrait-wrap {
    position: relative;
}
.portrait-wrap::before {
    content: "";
    position: absolute;
    inset: -1.2rem 1.2rem 1.2rem -1.2rem;
    border: 1px solid var(--brass-2);
    border-radius: var(--rad);
    z-index: 0;
}
.portrait {
    position: relative;
    z-index: 1;
    border-radius: var(--rad);
    overflow: hidden;
    aspect-ratio: 4/5;
    box-shadow: var(--shadow);
}
.portrait img {
    width: 100%;
    height: 100%;
    object-fit: cover;
    transition: transform 1.2s cubic-bezier(0.22, 1, 0.36, 1);
}
.portrait-wrap:hover .portrait img {
    transform: scale(1.05);
}
.badge-float {
    position: absolute;
    z-index: 2;
    bottom: -1.6rem;
    right: -0.6rem;
    background: var(--ink);
    color: var(--cream);
    border-radius: 16px;
    padding: 1.3rem 1.6rem;
    box-shadow: var(--shadow);
    text-align: center;
}
.badge-float b {
    font-family: var(--serif);
    font-size: 1.9rem;
    font-weight: 400;
    color: var(--brass-2);
    display: block;
    line-height: 1;
}
.badge-float span {
    font-size: 0.62rem;
    letter-spacing: 0.22em;
    text-transform: uppercase;
    opacity: 0.75;
}
.about-copy .h-display {
    font-size: clamp(2.2rem, 4.4vw, 3.6rem);
    margin: 1.1rem 0 1.4rem;
}
.about-copy p {
    color: rgba(16, 21, 18, 0.75);
    margin-bottom: 1.1rem;
    max-width: 56ch;
}
.about-copy p b {
    color: var(--ink);
}
.sig {
    margin-top: 1.8rem;
    display: flex;
    align-items: center;
    gap: 1.4rem;
    flex-wrap: wrap;
}
.sig-name {
    font-family: var(--serif);
    font-style: italic;
    font-size: 1.5rem;
    color: var(--brass-2);
}
.chip-row {
    display: flex;
    gap: 0.6rem;
    flex-wrap: wrap;
    margin-top: 1.6rem;
}
.chip {
    border: 1px solid var(--line);
    border-radius: 999px;
    padding: 0.45rem 1rem;
    font-size: 0.76rem;
    font-weight: 600;
    letter-spacing: 0.06em;
    text-transform: uppercase;
    transition: 0.3s;
}
.chip:hover {
    background: var(--ink);
    color: var(--cream);
    border-color: var(--ink);
}

/* ---------- communities ---------- */
.comm-grid {
    display: grid;
    grid-template-columns: repeat(3, 1fr);
    gap: 1.6rem;
    margin-top: 3rem;
}
.comm-card {
    position: relative;
    border-radius: var(--rad);
    overflow: hidden;
    aspect-ratio: 4/3;
    box-shadow: var(--shadow);
    border: 1px solid var(--line);
    display: block;
}
.comm-card img {
    width: 100%;
    height: 100%;
    object-fit: cover;
    transition: transform 1s cubic-bezier(0.22, 1, 0.36, 1);
}
.comm-card:hover img {
    transform: scale(1.08);
}
.comm-overlay {
    position: absolute;
    inset: 0;
    background: linear-gradient(
        180deg,
        rgba(16, 21, 18, 0.1) 0%,
        rgba(16, 21, 18, 0.85) 90%
    );
    display: flex;
    flex-direction: column;
    justify-content: flex-end;
    padding: 1.8rem;
    color: var(--cream);
    transition: 0.35s;
}
.comm-card:hover .comm-overlay {
    background: linear-gradient(
        180deg,
        rgba(16, 21, 18, 0.2) 0%,
        rgba(16, 21, 18, 0.92) 90%
    );
}
.comm-title {
    font-family: var(--serif);
    font-size: 1.6rem;
    font-weight: 400;
    margin-bottom: 0.2rem;
}
.comm-sub {
    font-size: 0.82rem;
    color: var(--brass-2);
    letter-spacing: 0.1em;
    text-transform: uppercase;
    font-weight: 600;
    display: flex;
    align-items: center;
    gap: 0.4rem;
}
.comm-sub svg {
    transition: transform 0.35s;
}
.comm-card:hover .comm-sub svg {
    transform: translateX(5px);
}

/* ---------- sell (dark process) ---------- */
.sell {
    background: var(--pine);
    color: var(--cream);
}
.sell .eyebrow {
    color: var(--brass-text);
}
.sell-head {
    display: flex;
    justify-content: space-between;
    align-items: flex-end;
    gap: 2rem;
    flex-wrap: wrap;
    margin-bottom: 3.5rem;
}
.sell-head .h-display {
    font-size: clamp(2.2rem, 4.6vw, 3.8rem);
    max-width: 16ch;
    margin-top: 1rem;
}
.sell-head p {
    max-width: 38ch;
    color: rgba(244, 240, 232, 0.68);
}
.steps {
    display: grid;
    grid-template-columns: repeat(5, 1fr);
    gap: 1px;
    background: var(--line-l);
    border: 1px solid var(--line-l);
    border-radius: var(--rad);
    overflow: hidden;
}
.step {
    background: var(--pine);
    padding: 2.2rem 1.7rem;
    min-height: 320px;
    display: flex;
    flex-direction: column;
    transition: 0.45s;
    position: relative;
    overflow: hidden;
}
.step::before {
    content: attr(data-n);
    position: absolute;
    right: -0.4rem;
    bottom: -2.6rem;
    font-family: var(--serif);
    font-size: 7.5rem;
    font-style: italic;
    color: rgba(6, 138, 187, 0.18);
    line-height: 1;
    transition: 0.45s;
}
.step:hover {
    background: var(--pine-2);
    transform: translateY(-6px);
}
.step:hover::before {
    color: rgba(6, 138, 187, 0.38);
}
.step .n {
    font-family: var(--serif);
    font-style: italic;
    color: var(--brass-text);
    font-size: 1rem;
    margin-bottom: 1.2rem;
}
.step h3 {
    font-family: var(--serif);
    font-weight: 400;
    font-size: 1.35rem;
    line-height: 1.2;
    margin-bottom: 0.8rem;
}
.step p {
    font-size: 0.86rem;
    color: rgba(244, 240, 232, 0.62);
}
.step ul {
    list-style: none;
    margin-top: auto;
    padding-top: 1rem;
}
.step li {
    font-size: 0.78rem;
    color: rgba(244, 240, 232, 0.55);
    padding: 0.3rem 0;
    border-top: 1px dashed rgba(244, 240, 232, 0.14);
    display: flex;
    gap: 0.5rem;
}
.step li::before {
    content: "—";
    color: var(--brass-2);
}
.marketing-band {
    margin-top: 3.5rem;
    display: grid;
    grid-template-columns: repeat(3, 1fr);
    gap: 1.4rem;
}
.mcard {
    border: 1px solid var(--line-l);
    border-radius: var(--rad);
    padding: 1.9rem;
    transition: 0.4s;
    background: rgba(244, 240, 232, 0.02);
}
.mcard:hover {
    border-color: var(--brass-2);
    transform: translateY(-5px);
    background: rgba(0, 111, 182, 0.12);
}
.mcard h4 {
    font-family: var(--serif);
    font-weight: 400;
    font-size: 1.25rem;
    margin: 0.9rem 0 0.5rem;
}
.mcard p {
    font-size: 0.86rem;
    color: rgba(244, 240, 232, 0.62);
}
.mcard svg {
    color: var(--brass-text);
}
.team-strip {
    margin-top: 3rem;
    display: flex;
    flex-wrap: wrap;
    gap: 0.7rem;
}
.team-strip span {
    border: 1px solid var(--line-l);
    border-radius: 999px;
    padding: 0.55rem 1.1rem;
    font-size: 0.78rem;
    color: rgba(244, 240, 232, 0.75);
    letter-spacing: 0.04em;
}

/* ---------- listings ---------- */
.list-head {
    display: flex;
    justify-content: space-between;
    align-items: flex-end;
    gap: 2rem;
    flex-wrap: wrap;
    margin-bottom: 3rem;
}
.list-head .h-display {
    font-size: clamp(2.2rem, 4.6vw, 3.8rem);
    margin-top: 1rem;
}
.list-grid {
    display: grid;
    grid-template-columns: repeat(3, 1fr);
    gap: 1.6rem;
}
.lcard {
    border-radius: var(--rad);
    overflow: hidden;
    background: #fff;
    box-shadow: 0 12px 34px -18px rgba(16, 21, 18, 0.25);
    transition: 0.5s cubic-bezier(0.22, 1, 0.36, 1);
    position: relative;
    border: 1px solid var(--line);
}
.lcard:hover {
    transform: translateY(-10px);
    box-shadow: var(--shadow);
}
.lcard .ph {
    aspect-ratio: 4/3;
    overflow: hidden;
    position: relative;
}
.lcard .ph img {
    width: 100%;
    height: 100%;
    object-fit: cover;
    transition: transform 1s cubic-bezier(0.22, 1, 0.36, 1);
}
.lcard:hover .ph img {
    transform: scale(1.07);
}
.ltag {
    position: absolute;
    top: 1rem;
    left: 1rem;
    background: rgba(16, 21, 18, 0.82);
    backdrop-filter: blur(6px);
    color: var(--cream);
    font-size: 0.64rem;
    letter-spacing: 0.2em;
    text-transform: uppercase;
    font-weight: 700;
    padding: 0.45rem 0.9rem;
    border-radius: 999px;
}
.heart {
    position: absolute;
    top: 0.9rem;
    right: 0.9rem;
    width: 38px;
    height: 38px;
    border-radius: 50%;
    background: rgba(244, 240, 232, 0.92);
    display: grid;
    place-items: center;
    transition: 0.3s;
}
.heart:hover {
    background: var(--brass);
    color: #ffffff;
    transform: scale(1.1);
}
.heart:hover svg {
    stroke: #ffffff;
}
.lbody {
    padding: 1.4rem 1.5rem 1.6rem;
}
.lprice {
    font-family: var(--serif);
    font-size: 1.65rem;
    font-weight: 500;
}
.laddr {
    font-size: 0.9rem;
    color: rgba(16, 21, 18, 0.6);
    margin: 0.15rem 0 1rem;
}
.lmeta {
    display: flex;
    gap: 1.2rem;
    border-top: 1px solid var(--line);
    padding-top: 1rem;
    font-size: 0.8rem;
    color: rgba(16, 21, 18, 0.7);
    font-weight: 500;
}
.lmeta span {
    display: flex;
    align-items: center;
    gap: 0.4rem;
}
.lmeta svg {
    color: var(--brass-2);
}

/* ---------- guides ---------- */
.guides {
    background: var(--cream-2);
}
.guides-grid {
    display: grid;
    grid-template-columns: repeat(3, 1fr);
    gap: 1.6rem;
    margin-top: 3rem;
}
.gcard {
    background: var(--cream);
    border: 1px solid var(--line);
    border-radius: var(--rad);
    padding: 2.2rem;
    display: flex;
    flex-direction: column;
    gap: 1rem;
    transition: 0.45s;
    position: relative;
    overflow: hidden;
}
.gcard::after {
    content: "";
    position: absolute;
    inset: auto 0 0 0;
    height: 3px;
    background: var(--brass);
    transform: scaleX(0);
    transform-origin: left;
    transition: 0.45s;
}
.gcard:hover {
    transform: translateY(-8px);
    box-shadow: var(--shadow);
}
.gcard:hover::after {
    transform: scaleX(1);
}
.gnum {
    font-family: var(--serif);
    font-style: italic;
    color: var(--brass-2);
    font-size: 1rem;
}
.gcard h3 {
    font-family: var(--serif);
    font-weight: 400;
    font-size: 1.55rem;
    line-height: 1.2;
}
.gcard > p {
    font-size: 0.9rem;
    color: rgba(16, 21, 18, 0.68);
}
.glist {
    list-style: none;
    margin-top: 0.2rem;
}
.glist li {
    font-size: 0.82rem;
    color: rgba(16, 21, 18, 0.72);
    padding: 0.55rem 0 0.55rem 1.7rem;
    border-top: 1px dashed var(--line);
    position: relative;
}
.glist li::before {
    content: counter(gl, decimal-leading-zero);
    counter-increment: gl;
    position: absolute;
    left: 0;
    top: 0.55rem;
    font-family: var(--serif);
    font-style: italic;
    color: var(--brass-2);
    font-size: 0.8rem;
}
.glist {
    counter-reset: gl;
}
.glink {
    margin-top: auto;
    padding-top: 1.2rem;
    font-weight: 600;
    font-size: 0.88rem;
    display: inline-flex;
    align-items: center;
    gap: 0.5rem;
    color: var(--ink);
}
.glink svg {
    transition: transform 0.3s;
}
.gcard:hover .glink svg {
    transform: translateX(5px);
}

/* ---------- testimonials ---------- */
.testi {
    background: var(--ink);
    color: var(--cream);
}
.testi .eyebrow {
    color: var(--brass-text);
}
.testi-head {
    display: flex;
    justify-content: space-between;
    align-items: flex-end;
    flex-wrap: wrap;
    gap: 2rem;
    margin-bottom: 3rem;
}
.testi-head .h-display {
    font-size: clamp(2.2rem, 4.6vw, 3.8rem);
    margin-top: 1rem;
}
.tnav {
    display: flex;
    gap: 0.8rem;
}
.tnav button {
    width: 56px;
    height: 56px;
    border-radius: 50%;
    border: 1px solid var(--line-l);
    color: var(--cream);
    display: grid;
    place-items: center;
    transition: 0.35s;
}
.tnav button:hover {
    background: var(--brass);
    color: #ffffff;
    border-color: var(--brass);
}
.tviewport {
    overflow: hidden;
    border-radius: var(--rad);
}
.Track {
    display: flex;
    transition: transform 0.7s cubic-bezier(0.22, 1, 0.36, 1);
}
.tslide {
    min-width: 100%;
    padding: clamp(2rem, 5vw, 4.5rem);
    background: var(--pine-2);
    border-radius: var(--rad);
}
.stars {
    color: var(--brass-text);
    letter-spacing: 0.35em;
    font-size: 1rem;
    margin-bottom: 1.6rem;
}
.tquote {
    font-family: var(--serif);
    font-weight: 300;
    font-size: clamp(1.25rem, 2.4vw, 1.9rem);
    line-height: 1.45;
    max-width: 60ch;
}
.tquote em {
    color: var(--brass-text);
    font-style: italic;
}
.tmeta-line {
    margin-top: 2rem;
    display: flex;
    align-items: center;
    gap: 1rem;
}
.tava {
    width: 48px;
    height: 48px;
    border-radius: 50%;
    background: var(--brass);
    color: #ffffff;
    display: grid;
    place-items: center;
    font-family: var(--serif);
    font-size: 1.2rem;
}
.tmeta-line b {
    display: block;
    font-size: 0.95rem;
}
.tmeta-line span {
    font-size: 0.78rem;
    color: rgba(244, 240, 232, 0.55);
}
.tdots {
    display: flex;
    gap: 0.5rem;
    margin-top: 2rem;
}
.tdots button {
    width: 28px;
    height: 3px;
    border-radius: 2px;
    background: rgba(244, 240, 232, 0.2);
    transition: 0.35s;
}
.tdots button.on {
    background: var(--brass-2);
    width: 44px;
}
.zillow-badge {
    display: inline-flex;
    align-items: center;
    gap: 0.5rem;
    margin-top: 1.4rem;
    font-size: 0.75rem;
    letter-spacing: 0.14em;
    text-transform: uppercase;
    color: rgba(244, 240, 232, 0.55);
}
.zillow-badge svg {
    color: var(--brass-text);
}

/* ---------- CTA band ---------- */
.cta-band {
    padding: 0;
    margin-top: 40px;
}
.cta-inner {
    gap: 2.5rem;
    color: #ffffff;
    display: flex;
    padding: clamp(3rem, 7vw, 5.5rem);
    overflow: hidden;
    position: relative;
    flex-wrap: wrap;
    background: var(--brass);
    align-items: center;
    border-radius: calc(var(--rad) * 1.4);
    justify-content: space-between;
}
.cta-inner::before {
    content: "✦";
    position: absolute;
    right: -2rem;
    top: -3rem;
    font-size: 14rem;
    color: rgba(255, 255, 255, 0.12);
    line-height: 1;
}
.cta-inner .h-display {
    font-size: clamp(2rem, 4.4vw, 3.4rem);
    max-width: 18ch;
    color: #ffffff;
}
.cta-inner .h-display em {
    color: var(--cream);
    font-style: italic;
}
.cta-actions {
    display: flex;
    gap: 1rem;
    flex-wrap: wrap;
    position: relative;
}

/* ---------- contact ---------- */
#contact {
    padding-top: 40px;
}
.contact-grid {
    display: grid;
    grid-template-columns: 1fr 1.15fr;
    gap: clamp(2.5rem, 6vw, 5rem);
    align-items: start;
}
.cinfo .h-display {
    font-size: clamp(2.2rem, 4.4vw, 3.6rem);
    margin: 1rem 0 1.4rem;
}
.cinfo > p {
    color: rgba(16, 21, 18, 0.7);
    max-width: 44ch;
}
.c-lines {
    margin-top: 2.4rem;
    display: flex;
    flex-direction: column;
    gap: 1.1rem;
}
.c-line {
    display: flex;
    align-items: center;
    gap: 1.1rem;
    padding: 1.1rem 1.3rem;
    border: 1px solid var(--line);
    border-radius: 14px;
    transition: 0.35s;
    background: rgba(255, 255, 255, 0.5);
}
.c-line:hover {
    border-color: var(--brass-2);
    transform: translateX(6px);
}
.c-line svg {
    color: var(--brass-2);
    flex-shrink: 0;
}
.c-line small {
    display: block;
    font-size: 0.64rem;
    letter-spacing: 0.22em;
    text-transform: uppercase;
    color: rgba(16, 21, 18, 0.5);
    font-weight: 700;
}
.c-line b {
    font-size: 1rem;
}
.form-card {
    background: #fff;
    border-radius: var(--rad);
    padding: clamp(1.8rem, 3.5vw, 2.8rem);
    box-shadow: var(--shadow);
    border: 1px solid var(--line);
}
.form-card h3 {
    font-family: var(--serif);
    font-weight: 400;
    font-size: 1.6rem;
    margin-bottom: 0.4rem;
}
.form-card > p {
    font-size: 0.88rem;
    color: rgba(16, 21, 18, 0.6);
    margin-bottom: 1.8rem;
}
.frow {
    display: grid;
    grid-template-columns: 1fr 1fr;
    gap: 1rem;
}
.fgroup {
    display: flex;
    flex-direction: column;
    gap: 0.35rem;
    margin-bottom: 1.1rem;
}
.fgroup label {
    font-size: 0.66rem;
    letter-spacing: 0.2em;
    text-transform: uppercase;
    font-weight: 700;
    color: rgba(16, 21, 18, 0.55);
}
.fgroup input,
.fgroup select,
.fgroup textarea {
    border: 1px solid var(--line);
    border-radius: 10px;
    padding: 0.85rem 1rem;
    font-family: inherit;
    font-size: 0.94rem;
    background: var(--cream);
    outline: none;
    transition: 0.3s;
    resize: vertical;
}
.fgroup input:focus,
.fgroup select:focus,
.fgroup textarea:focus {
    border-color: var(--brass-2);
    box-shadow: 0 0 0 3px rgba(0, 111, 182, 0.2);
}
.form-note {
    font-size: 0.75rem;
    color: rgba(16, 21, 18, 0.5);
    margin-top: 1rem;
    text-align: center;
}
.sent-msg {
    display: none;
    text-align: center;
    padding: 3rem 1rem;
}
.sent-msg.show {
    display: block;
}
.sent-msg .check {
    width: 70px;
    height: 70px;
    border-radius: 50%;
    background: var(--brass);
    color: #ffffff;
    display: grid;
    place-items: center;
    margin: 0 auto 1.2rem;
}
.sent-msg .check svg {
    stroke: #ffffff;
}

/* ---------- footer ---------- */
footer {
    background: var(--ink);
    color: var(--cream);
    padding: 4.5rem 0 2rem;
}
.foot-grid {
    display: grid;
    grid-template-columns: 2fr 1fr 1fr 1.4fr;
    gap: 3rem;
    padding-bottom: 3rem;
    border-bottom: 1px solid var(--line-l);
}
.foot-grid h5 {
    font-size: 0.7rem;
    letter-spacing: 0.26em;
    text-transform: uppercase;
    color: var(--brass-text);
    margin-bottom: 1.2rem;
}
.foot-grid ul {
    list-style: none;
    display: flex;
    flex-direction: column;
    gap: 0.65rem;
}
.foot-grid ul a {
    color: rgba(244, 240, 232, 0.7);
    font-size: 0.9rem;
    transition: 0.3s;
}
.foot-grid ul a:hover {
    color: var(--brass-text);
    padding-left: 5px;
}
.foot-desc {
    color: rgba(244, 240, 232, 0.6);
    font-size: 0.9rem;
    max-width: 34ch;
    margin-top: 1rem;
}
.socials {
    display: flex;
    gap: 0.7rem;
    margin-top: 1.4rem;
}
.socials a {
    width: 40px;
    height: 40px;
    border-radius: 50%;
    border: 1px solid var(--line-l);
    display: grid;
    place-items: center;
    transition: 0.3s;
}
.socials a:hover {
    background: var(--brass);
    color: #ffffff;
    border-color: var(--brass);
}
.foot-contact li {
    display: flex;
    gap: 0.7rem;
    color: rgba(244, 240, 232, 0.7);
    font-size: 0.9rem;
    align-items: flex-start;
}
.foot-contact svg {
    color: var(--brass-2);
    flex-shrink: 0;
    margin-top: 3px;
}
.foot-bottom {
    display: flex;
    justify-content: space-between;
    gap: 1rem;
    flex-wrap: wrap;
    padding-top: 2rem;
    font-size: 0.75rem;
    color: rgba(244, 240, 232, 0.45);
}
.disclaimer {
    font-size: 0.68rem;
    color: rgba(244, 240, 232, 0.35);
    margin-top: 1.2rem;
    max-width: 80ch;
    line-height: 1.7;
}

/* ---------- responsive ---------- */
@media (max-width: 1060px) {
    .steps {
        grid-template-columns: repeat(2, 1fr);
    }
    .step {
        min-height: auto;
    }
    .marketing-band,
    .list-grid,
    .guides-grid,
    .comm-grid {
        grid-template-columns: repeat(2, 1fr);
    }
    .foot-grid {
        grid-template-columns: 1fr 1fr;
    }
}
@media (max-width: 860px) {
    .nav-links,
    .nav-phone {
        display: none;
    }
    .burger {
        display: flex;
    }
    .about-grid,
    .contact-grid {
        grid-template-columns: 1fr;
    }
    .search-card {
        grid-template-columns: 1fr 1fr;
    }
    .search-field + .search-field {
        border-left: none;
    }
    .search-btn-wrap {
        grid-column: 1/-1;
    }
    .search-btn {
        justify-content: center;
        padding: 0.9rem;
    }
    .hero-stats {
        gap: 1.6rem;
    }
    .scroll-hint {
        display: none;
    }
}
@media (max-width: 620px) {
    .list-grid,
    .guides-grid,
    .marketing-band,
    .steps,
    .frow,
    .comm-grid {
        grid-template-columns: 1fr;
    }
    .foot-grid {
        grid-template-columns: 1fr;
    }
    .badge-float {
        right: 0.6rem;
    }
    .search-card {
        grid-template-columns: 1fr;
    }
}