/* craigmccoy.com — shared styles. Layout: full-bleed sections, centered 1180px content column, fixed header.
   Palette and type are tokens below; change them here and every page follows. */
:root{
  --ink:#0f1a22; --deep:#0b1836; --deep2:#14295a; --sand:#f6f1e9; --paper:#fffdf9; --mist:#e9eef1;
  --gold:#c9a15a; --gold-d:#8a6522; --line:rgba(15,26,34,.14); --line-l:rgba(255,255,255,.2);
  --serif:"Cormorant Garamond",Georgia,serif; --sans:"Jost",system-ui,-apple-system,"Segoe UI",sans-serif;
  --script:"Allura","Snell Roundhand","Brush Script MT",cursive;
  --hdr-h:78px; --gut:clamp(16px,4vw,48px); --col:1180px;
  color-scheme:light;
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth;scroll-padding-top:calc(var(--hdr-h) + 16px)}
body{font-family:var(--sans);font-size:17px;font-weight:400;color:var(--ink);background:var(--paper);line-height:1.65;-webkit-font-smoothing:antialiased}
body.a11y-big{font-size:20px}
body.a11y-contrast{--gold-d:#5e4210;--line:rgba(0,0,0,.4)}
body.a11y-contrast p,body.a11y-contrast li{color:#000}
body.a11y-still *{animation:none!important;transition:none!important;scroll-behavior:auto!important}
a{color:inherit;text-decoration:none}
img,video{display:block;max-width:100%}
h1,h2,h3{font-family:var(--serif);font-weight:500;line-height:1.08;text-wrap:balance}
:focus-visible{outline:2px solid var(--gold);outline-offset:3px}
.skip{position:absolute;left:-999px;top:8px;background:#fff;color:#000;padding:10px 14px;z-index:200}
.skip:focus{left:8px}

/* ---------- shared bits ---------- */
.wrap{max-width:var(--col);margin:0 auto;padding-inline:var(--gut)}
.sec{padding-block:clamp(60px,9vw,120px)}
.eyebrow{font-size:12px;letter-spacing:.3em;text-transform:uppercase;color:var(--gold-d);margin-bottom:14px}
.dark .eyebrow,.hero .eyebrow{color:var(--gold)}
.h2{font-size:clamp(34px,4.4vw,58px)}
.lead{font-size:clamp(17px,1.5vw,20px);max-width:38em}
.btn{display:inline-block;padding:15px 30px;font:500 13px/1 var(--sans);letter-spacing:.18em;text-transform:uppercase;border:1px solid var(--gold);transition:.25s;cursor:pointer;background:none;color:inherit;border-radius:999px;text-align:center}
.btn.fill{background:var(--gold);color:#10202b}
.btn.fill:hover{background:#fff;border-color:#fff}
.btn.line{color:#fff;border-color:rgba(255,255,255,.7)}
.btn.line:hover{border-color:var(--gold);color:var(--gold)}
.btn.ink{color:#10202b;border-color:#10202b}
.btn.ink:hover{background:#10202b;color:#fff}
.btn.gold-o{color:var(--gold-d);border-color:var(--gold-d)}
.btn.gold-o:hover{background:var(--gold-d);color:#fff}
.btns{display:flex;flex-wrap:wrap;gap:14px}
.center{text-align:center}
.center .lead{margin-inline:auto}
.dark{background:var(--deep);color:#e7eef2}
.sand{background:var(--sand)}
.hr{height:1px;background:var(--line);border:0}

/* placeholders (clearly labeled so nothing looks like a real photo) */
.ph{position:relative;overflow:hidden;background:linear-gradient(180deg,#f4d9b0 0%,#f0b98a 30%,#e39b78 40%,#2f6f86 41%,#1b4d63 72%,#0b1836 100%)}
.ph.v2{background:linear-gradient(180deg,#bcd8e6 0%,#e8f1f4 42%,#4a8fa6 43%,#1f5a73 100%)}
.ph.v3{background:linear-gradient(180deg,#cfe3ea 0%,#eaf0ec 44%,#e8dcc2 45%,#d1bb8d 100%)}
.ph.v4{background:linear-gradient(180deg,#1d3a52 0%,#5d6488 38%,#e29a72 49%,#14295a 50%,#0b1836 100%)}
.ph.v5{background:linear-gradient(180deg,#dfe9e2 0%,#eef2e8 36%,#3d6b4f 37%,#2c6577 62%,#1b4d63 100%)}
.ph::after{content:attr(data-label);position:absolute;left:10px;bottom:10px;max-width:calc(100% - 20px);font:500 10px/1.3 var(--sans);letter-spacing:.16em;text-transform:uppercase;color:#fff;background:rgba(6,14,32,.55);padding:5px 8px}
.ph:not([data-label])::after{content:"Photo placeholder"}
.todo{position:relative;border:1.5px dashed var(--gold-d);background:rgba(201,161,90,.09);padding:34px 24px 24px;color:var(--ink)}
.todo::before{content:"Placeholder";position:absolute;top:-1px;left:-1px;background:var(--gold-d);color:#fff;font:500 10px/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;padding:6px 10px}
.dark .todo{color:#e7eef2;border-color:var(--gold)}
.dark .todo::before{background:var(--gold);color:#10202b}

/* ---------- header ---------- */
.hdr{position:fixed;inset:0 0 auto 0;z-index:50;height:var(--hdr-h);display:grid;grid-template-columns:1fr auto 1fr;align-items:center;gap:16px;
  padding-inline:var(--gut);color:#fff;transition:background .35s,box-shadow .35s}
.hdr.solid{background:rgba(11,24,54,.97);box-shadow:0 1px 0 rgba(255,255,255,.08)}
.hdr nav{display:flex;gap:28px;font-size:13px;letter-spacing:.16em;text-transform:uppercase;align-items:center}
.hdr nav.r{justify-content:flex-end;gap:22px}
.hdr nav a:hover,.hdr nav button:hover{color:var(--gold)}
.dd{position:relative}
.dd>button{font:inherit;letter-spacing:inherit;text-transform:inherit;color:inherit;background:none;border:0;cursor:pointer;padding:8px 0}
.dd>button::after{content:"";display:inline-block;width:6px;height:6px;border-right:1.5px solid currentColor;border-bottom:1.5px solid currentColor;transform:rotate(45deg);margin:0 0 3px 9px}
.ddm{position:absolute;top:100%;left:-18px;min-width:230px;background:var(--deep);padding:10px 0;display:none;box-shadow:0 12px 30px rgba(0,0,0,.3)}
.dd:hover .ddm,.dd:focus-within .ddm,.dd.open .ddm{display:block}
.ddm a{display:block;padding:11px 20px}
.brand{display:flex;align-items:center;gap:16px;line-height:1}
.wm{font-family:var(--serif);font-weight:500;font-size:clamp(20px,1.7vw,26px);letter-spacing:.2em;white-space:nowrap}
.wm small{display:block;font-family:var(--sans);font-size:8.5px;letter-spacing:.3em;margin-top:6px;opacity:.8;font-weight:400;text-transform:uppercase;text-align:center}
.vr{width:1px;height:46px;background:rgba(255,255,255,.55)}
/* Brokerage lockup: in the header it sits about 100px wide and 54% of the bar tall, and in the footer it spans about
   a quarter of the page width. Both match the reference site's brokerage logo. Swap this block for the official file when you have it. */
.ps-logo{--w:112px;display:inline-block;width:var(--w);font-size:calc(var(--w) / 10.2);text-align:center;line-height:1.05;white-space:nowrap}
.ps-logo b{display:block;font-family:var(--serif);font-weight:600;letter-spacing:.08em;font-size:1.06em}
.ps-logo i{display:block;font-style:normal;font-family:var(--sans);font-weight:400;font-size:.6em;letter-spacing:.22em;margin-top:.4em;padding-top:.4em;border-top:1px solid currentColor;text-transform:uppercase}
.ps-logo.foot{--w:clamp(240px,24vw,440px)}
.menu-btn{font:500 12px/1 var(--sans);color:inherit;background:none;border:1px solid rgba(255,255,255,.55);padding:10px 16px;letter-spacing:.16em;text-transform:uppercase;cursor:pointer;border-radius:999px}
.menu-btn:hover{border-color:var(--gold);color:var(--gold)}
.callnum{white-space:nowrap}

/* full-screen menu */
.overlay{position:fixed;inset:0;z-index:70;background:#0b1836;color:#fff;display:none;overflow:auto;padding:90px var(--gut) 40px}
.overlay.open{display:block}
.overlay .x{position:absolute;top:22px;right:var(--gut);font:500 12px/1 var(--sans);color:#fff;background:none;border:1px solid rgba(255,255,255,.55);padding:10px 16px;letter-spacing:.16em;text-transform:uppercase;cursor:pointer;border-radius:999px}
.mm{max-width:var(--col);margin:0 auto;display:grid;grid-template-columns:repeat(4,1fr);gap:34px}
.mm h3{font-family:var(--sans);font-weight:500;font-size:clamp(22px,2vw,28px);margin-bottom:6px;letter-spacing:0}
.mm .grp{margin-bottom:24px}
.mm a{display:block}
.mm h3 a:hover,.mm .sub a:hover{color:var(--gold)}
.mm .sub a{font-size:12px;letter-spacing:.14em;text-transform:uppercase;padding:5px 0;opacity:.9}
.mm-foot{max-width:var(--col);margin:34px auto 0;padding-top:28px;border-top:1px solid var(--line-l);display:flex;flex-wrap:wrap;gap:30px;justify-content:space-between;font-size:14px}
.mm-foot a:hover{color:var(--gold)}

/* floating controls */
.float{position:fixed;left:18px;bottom:18px;z-index:55;display:flex;gap:10px;align-items:center}
.float .bub{width:50px;height:50px;border-radius:50%;background:#c9a15a;display:grid;place-items:center;color:#0b1836;border:0;cursor:pointer}
.float .pill{height:50px;padding:0 20px;border-radius:999px;background:#c9a15a;color:#0b1836;font:500 11px/1 var(--sans);letter-spacing:.14em;text-transform:uppercase;border:0;cursor:pointer;display:inline-flex;align-items:center;gap:8px}
.float .pill::after{content:"";width:6px;height:6px;border-right:1.5px solid #fff;border-top:1.5px solid #fff;transform:rotate(-45deg);margin-top:3px}
.float .bub:hover,.float .pill:hover{background:var(--gold-d)}
.a11y{position:fixed;right:18px;bottom:18px;z-index:55}
.a11y>button{width:46px;height:46px;border-radius:50%;border:0;background:#fff;color:#000;box-shadow:0 2px 10px rgba(0,0,0,.3);cursor:pointer;display:grid;place-items:center}
.a11y .panel{position:absolute;right:0;bottom:56px;background:#fff;color:#000;border:1px solid #ccc;padding:14px;width:210px;display:none;box-shadow:0 8px 24px rgba(0,0,0,.25);font-size:14px}
.a11y.open .panel{display:block}
.a11y .panel button{display:block;width:100%;text-align:left;padding:9px 8px;margin-top:4px;background:#f3f3f3;border:0;cursor:pointer;font:inherit}
.a11y .panel button[aria-pressed="true"]{background:var(--gold);}

/* drawer + modal */
.scrim{position:fixed;inset:0;background:rgba(6,14,32,.55);z-index:80;display:none}
.scrim.open{display:block}
.drawer{position:fixed;top:0;left:0;bottom:0;width:min(460px,100%);background:var(--sand);z-index:90;transform:translateX(-102%);transition:transform .35s;overflow:auto;padding:26px 28px 40px}
.drawer.open{transform:none}
.modal{position:fixed;left:50%;top:50%;width:min(560px,calc(100% - 32px));max-height:calc(100% - 32px);overflow:auto;background:var(--sand);z-index:90;padding:34px 30px;transform:translate(-50%,-46%);opacity:0;pointer-events:none;transition:.3s}
.modal.open{transform:translate(-50%,-50%);opacity:1;pointer-events:auto}
.close{position:absolute;top:14px;right:16px;background:none;border:0;font-size:30px;line-height:1;cursor:pointer;color:var(--ink)}
.drawer h2,.modal h2{font-size:clamp(32px,4vw,44px);margin-bottom:18px;padding-right:30px}
.form{display:grid;gap:14px}
.form label{display:block;font-size:11px;letter-spacing:.2em;text-transform:uppercase;margin-bottom:6px}
.form input,.form select,.form textarea{width:100%;font:400 16px var(--sans);color:var(--ink);background:transparent;border:1px solid var(--ink);padding:13px 14px;border-radius:0}
.form textarea{min-height:110px;resize:vertical}
.form .two{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.form .hp{position:absolute;left:-9999px}
.consent{display:flex;gap:10px;align-items:flex-start;font-size:12px;line-height:1.5;opacity:.85}
.consent input{width:auto;margin-top:3px}
.form .note{font-size:14px;padding:12px 14px;background:rgba(201,161,90,.18);border-left:3px solid var(--gold-d);display:none}
.form .note.show{display:block}
.form.dk input,.form.dk select,.form.dk textarea{border-color:rgba(255,255,255,.7);color:#fff}
.form.dk .btn{border-color:#fff;color:#fff}

/* ---------- hero ---------- */
.hero{position:relative;min-height:92svh;display:flex;align-items:flex-end;color:#fff;overflow:hidden;background:var(--deep) url(../assets/hero-poster.jpg) center/cover no-repeat}
.hero video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:62% 40%}
.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(6,14,32,.78) 0%,rgba(6,14,32,.38) 38%,rgba(6,14,32,0) 62%),linear-gradient(0deg,rgba(6,14,32,.7) 0%,rgba(6,14,32,0) 38%),linear-gradient(180deg,rgba(6,14,32,.6) 0%,rgba(6,14,32,0) 22%)}
.hero-in{position:relative;z-index:2;padding:0 var(--gut) clamp(48px,9vh,96px);max-width:640px}
.hero h1{font-size:clamp(40px,5.4vw,76px);line-height:1.02;margin-bottom:20px}
.hero p{font-size:clamp(16px,1.5vw,19px);font-weight:300;max-width:34em;margin-bottom:32px}
.kicker{font-size:12px;letter-spacing:.32em;text-transform:uppercase;color:var(--gold);margin-bottom:18px}
.phero{position:relative;color:#fff;padding:calc(var(--hdr-h) + clamp(70px,12vw,150px)) var(--gut) clamp(40px,6vw,70px);min-height:340px;display:flex;align-items:flex-end}
.phero .ph{position:absolute;inset:0}
.phero .ph::after{display:none}
.phero::after{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(6,14,32,.72),rgba(6,14,32,.2) 70%)}
.phero>div:not(.ph){position:relative;z-index:2;max-width:var(--col);margin:0 auto;width:100%}
.phero h1{font-size:clamp(40px,6vw,84px)}
.phero .sub{font-size:12px;letter-spacing:.32em;text-transform:uppercase;margin-top:14px}

/* ---------- home sections ---------- */
.meet{background:#fff}
.meet-grid{display:grid;grid-template-columns:5fr 6fr;gap:clamp(32px,6vw,90px);align-items:center}
.meet p{margin-bottom:18px;max-width:36em;font-size:18px}
.stats{display:flex;flex-wrap:wrap;gap:26px 44px;margin:28px 0 34px}
.stats div{border-top:1px solid var(--gold);padding-top:10px}
.stats b{display:block;font-family:var(--serif);font-size:30px;font-weight:500}
.stats span{font-size:13px;letter-spacing:.12em;text-transform:uppercase;opacity:.75}
.grid6{display:grid;grid-template-columns:repeat(3,1fr);gap:0;margin-top:44px;border-top:1px solid var(--line);border-left:1px solid var(--line)}
.grid6>div{border-right:1px solid var(--line);border-bottom:1px solid var(--line);padding:clamp(26px,3vw,44px) 24px;text-align:center;min-height:210px;display:flex;flex-direction:column;justify-content:center;gap:10px;transition:background .35s,color .35s}
.grid6>div:hover{background:var(--ink);color:#fff}
.grid6 h3{font-size:clamp(28px,2.8vw,38px)}
.grid6 p{font-size:14px;letter-spacing:.12em;text-transform:uppercase;opacity:.85;line-height:1.55}
.tri{position:relative;display:grid;grid-template-columns:repeat(3,1fr);min-height:clamp(420px,62vh,640px);color:#fff;overflow:hidden}
.tri .ph{position:absolute;inset:0}
.tri .ph::after{display:none}
.tri::before{content:"";position:absolute;inset:0;background:rgba(6,14,32,.38);z-index:1}
.tri a{position:relative;z-index:2;display:flex;flex-direction:column;align-items:center;justify-content:center;gap:10px;padding:30px;text-align:center;border-left:1px solid rgba(255,255,255,.7)}
.tri a:first-of-type{border-left:0}
.tri h3{font-size:clamp(34px,4vw,54px);transition:opacity .4s}
.tri p{font-size:13px;letter-spacing:.16em;text-transform:uppercase;transition:opacity .4s}
.sig{position:absolute;left:0;right:0;top:50%;transform:translateY(-50%);font-family:var(--script);font-size:clamp(54px,6vw,92px);opacity:0;transition:opacity .5s;text-align:center;pointer-events:none;color:#fff}
.tri a:hover .sig,.tri a:focus-visible .sig,.bx:hover .sig,.bx:focus-visible .sig{opacity:1}
.tri a:hover h3,.tri a:hover p,.tri a:focus-visible h3,.tri a:focus-visible p{opacity:0}
@media (hover:none){.sig{opacity:0}}
.cards{display:flex;gap:22px;overflow-x:auto;scroll-snap-type:x mandatory;padding-bottom:8px;scrollbar-width:thin}
.card{flex:0 0 min(420px,82%);scroll-snap-align:start;display:flex;flex-direction:column;gap:14px}
.card .ph{aspect-ratio:4/3}
.card h3{font-family:var(--sans);font-weight:500;font-size:22px;letter-spacing:.04em}
.card .meta{font-size:14px;letter-spacing:.1em;text-transform:uppercase;opacity:.8}
.arrows{display:flex;gap:10px}
.arrows button{width:44px;height:44px;border-radius:50%;border:1px solid currentColor;background:none;color:inherit;cursor:pointer;font-size:18px}
.arrows button:hover{border-color:var(--gold);color:var(--gold)}
.sechead{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:flex-end;gap:20px;margin-bottom:34px}
.nb{display:grid;grid-template-columns:minmax(220px,1fr) 2.6fr;gap:clamp(24px,4vw,60px)}
.nb ul{list-style:none;display:grid;gap:4px;margin-bottom:28px}
.nb li button{font:500 clamp(22px,2.2vw,30px)/1.3 var(--serif);background:none;border:0;color:inherit;opacity:.55;cursor:pointer;text-align:left;padding:4px 0;border-bottom:1px solid transparent}
.nb li button[aria-selected="true"]{opacity:1;border-bottom-color:var(--gold)}
.nb li button:hover{opacity:1}
.tiles{display:grid;grid-template-columns:repeat(3,1fr);gap:16px}
.tile{position:relative;aspect-ratio:3/4;display:flex;align-items:flex-end;color:#fff;overflow:hidden}
.tile .ph{position:absolute;inset:0;transition:transform .6s}
.tile .ph::after{display:none}
.tile:hover .ph{transform:scale(1.05)}
.tile::before{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(6,14,32,.78),rgba(6,14,32,0) 60%);z-index:1}
.tile span{position:relative;z-index:2;padding:18px;font-family:var(--serif);font-size:24px;line-height:1.1}
.tile small{display:block;font:500 10px/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;margin-bottom:8px;color:var(--gold)}
.band{position:relative;color:#fff;overflow:hidden;min-height:clamp(420px,70vh,640px);display:flex;align-items:center;text-align:center}
.band video,.band .ph{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.band .ph::after{display:none}
.band::after{content:"";position:absolute;inset:0;background:rgba(6,14,32,.52)}
.band .wrap{position:relative;z-index:2;display:flex;flex-direction:column;align-items:center;gap:18px;width:100%}
.band.left{text-align:left}
.band.left .wrap{align-items:flex-start}
.band.left p{max-width:24em}
.band.left::after{background:linear-gradient(90deg,rgba(6,14,32,.82),rgba(6,14,32,.3) 55%,rgba(6,14,32,0))}
.band .btns{justify-content:center}
.band p{max-width:36em}
.zig{display:grid;grid-template-columns:1fr 1fr;align-items:stretch}
.zig>.ph{min-height:clamp(300px,34vw,480px)}
.zig .txt{padding:clamp(32px,5vw,80px);display:flex;flex-direction:column;justify-content:center;gap:12px;background:var(--sand)}
.zig.flip>.ph,.zig.flip>.zimg{order:2}
.zimg{position:relative;min-height:clamp(300px,34vw,480px)}
.zig:nth-child(even) .txt{background:#fff}
.zig .addr{font-size:13px;letter-spacing:.18em;text-transform:uppercase;opacity:.75}
.zig .price{font-family:var(--serif);font-size:clamp(34px,3.6vw,50px);letter-spacing:.04em}
.chips{display:flex;flex-wrap:wrap;gap:8px 20px;font-size:13px;letter-spacing:.14em;text-transform:uppercase}
.badge{position:absolute;top:16px;left:16px;z-index:3;background:rgba(255,255,255,.92);color:var(--ink);font:500 11px/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;padding:8px 14px;border-radius:999px}
.stories blockquote{font-family:var(--serif);font-size:clamp(26px,3vw,40px);line-height:1.25;max-width:26em;margin:0 auto 14px}
.bx3{display:grid;grid-template-columns:repeat(3,1fr)}
.bx{position:relative;min-height:clamp(260px,34vw,420px);display:flex;align-items:center;justify-content:center;color:#fff;text-align:center;overflow:hidden;border-left:1px solid rgba(255,255,255,.7)}
.bx:first-child{border-left:0}
.bx .ph{position:absolute;inset:0}
.bx .ph::after{display:none}
.bx::before{content:"";position:absolute;inset:0;background:rgba(6,14,32,.45);z-index:1}
.bx h3{position:relative;z-index:2;font-family:var(--sans);font-weight:500;font-size:clamp(22px,2.2vw,30px);letter-spacing:.06em;transition:opacity .4s;padding:0 16px}
.bx:hover h3{opacity:0}
.nl{text-align:center}
.nl .eyebrow{letter-spacing:.4em}
.blog3{display:grid;grid-template-columns:1.7fr 1fr;gap:28px}
.blog3 .big .ph{aspect-ratio:4/3}
.blog3 .side{display:grid;gap:22px;align-content:start}
.post{display:grid;grid-template-columns:1fr;gap:12px}
.post .ph{aspect-ratio:16/10}
.post .by{font-size:12px;opacity:.7;letter-spacing:.06em}
.post h3{font-family:var(--sans);font-weight:500;font-size:clamp(18px,1.6vw,22px);letter-spacing:.06em;line-height:1.35}
.blog3 .big h3{font-size:clamp(20px,2vw,28px)}
.post:hover h3{color:var(--gold-d)}
.side .post{grid-template-columns:130px 1fr;align-items:start;gap:16px}
.post .tx{display:grid;gap:8px}
.side .post .ph{aspect-ratio:1}

/* ---------- footer ---------- */
footer{background:#0b1836;color:#dbe4ea;padding:70px var(--gut) 40px;font-size:14px;text-align:center}
footer .ps-logo{margin:0 auto 34px}
footer a:hover{color:var(--gold)}
footer address{font-style:normal;line-height:1.9;margin-bottom:26px}
.legal{max-width:1000px;margin:0 auto 26px;font-size:12px;opacity:.78;line-height:1.7}
.eho{display:inline-flex;align-items:center;gap:14px;margin-bottom:34px}
.eho svg{width:46px;height:46px}
.foot-row{display:flex;flex-wrap:wrap;justify-content:space-between;gap:12px 28px;max-width:var(--col);margin:0 auto;padding-top:22px;border-top:1px solid var(--line-l);font-size:13px;text-align:left}

/* ---------- inner pages ---------- */
.prose{max-width:760px;margin-inline:auto}
.prose h2{font-size:clamp(30px,3.4vw,44px);margin:46px 0 14px}
.prose h3{font-size:clamp(24px,2.4vw,30px);margin:30px 0 10px}
.prose p,.prose li{margin-bottom:14px;font-size:18px}
.prose ul{padding-left:1.2em;margin-bottom:16px}
.intro{background:#0b1836;color:#fff;text-align:center;padding:clamp(56px,8vw,100px) var(--gut)}
.intro h2{font-size:clamp(34px,4.6vw,60px);max-width:16em;margin:0 auto 20px}
.intro p{max-width:56em;margin:0 auto;font-weight:300;font-size:clamp(16px,1.4vw,19px)}
.step .txt .n{font-size:12px;letter-spacing:.3em;text-transform:uppercase;color:var(--gold-d)}
.step .txt h2{font-size:clamp(32px,3.6vw,50px)}
.step .txt p{font-size:17px;max-width:30em}
.call{background:var(--deep);color:#fff;text-align:center;padding:clamp(50px,7vw,90px) var(--gut)}
.call h2{font-size:clamp(32px,4vw,54px);margin-bottom:14px}
.call p{max-width:34em;margin:0 auto 26px;opacity:.9}
.two{display:grid;grid-template-columns:1fr 1fr;gap:clamp(30px,5vw,80px)}
.splitform{display:grid;grid-template-columns:1fr 1fr;min-height:560px}
.splitform .l{padding:calc(var(--hdr-h) + 50px) var(--gut) 60px;background:var(--sand)}
.splitform .r{position:relative;display:flex;align-items:center;padding:calc(var(--hdr-h) + 20px) var(--gut) 40px}
.splitform .r .ph{position:absolute;inset:0}
.splitform .r .ph::after{display:none}
.splitform .panel{position:relative;z-index:2;background:rgba(11,24,54,.94);color:#fff;padding:clamp(24px,3vw,44px);width:100%;max-width:640px;margin-inline:auto}
.splitform address{font-style:normal;line-height:1.9;margin-top:20px}
.splitform address a{text-decoration:underline}
.val{position:relative;min-height:100svh;display:flex;align-items:center;color:#fff;padding:calc(var(--hdr-h) + 30px) var(--gut) 60px}
.val>.ph{position:absolute;inset:0}
.val>.ph::after{display:none}
.val::before{content:"";position:absolute;inset:0;background:rgba(6,14,32,.5);z-index:1}
.val-in{position:relative;z-index:2;max-width:var(--col);margin:0 auto;width:100%;display:grid;grid-template-columns:1.2fr 1fr;gap:clamp(30px,5vw,80px);align-items:center}
.val h1{font-size:clamp(40px,5vw,72px);margin-bottom:18px}
.vcard{background:rgba(246,241,233,.96);color:var(--ink);padding:clamp(24px,3vw,40px)}
.dots{display:flex;gap:10px;justify-content:center;margin-bottom:22px}
.dots span{width:34px;height:34px;border-radius:50%;display:grid;place-items:center;font-size:13px;background:#c9a15a;color:#0b1836}
.dots span.on{background:transparent;border:1px solid #c9a15a;color:#8a6522}
.vstep{display:none}
.vstep.on{display:grid;gap:14px}
.vcard .btns{margin-top:6px}
.vcard .btn{border-color:var(--ink)}
.vcard .btn.fill{background:var(--ink);color:#fff}

/* listing page */
.mosaic{display:grid;grid-template-columns:2fr 1fr 1fr;grid-template-rows:230px 230px;gap:6px;padding-top:var(--hdr-h);background:#0b1836}
.mosaic .ph:first-child{grid-row:span 2;grid-column:1}
.mosaic .ph{min-height:100%}
.listed{padding:12px var(--gut);font-size:13px;background:#0b1836;color:#cfd8de;border-top:1px solid var(--line-l)}
.pbar{background:#14295a;color:#fff;padding:22px var(--gut)}
.pbar .in{max-width:var(--col);margin:0 auto;display:flex;flex-wrap:wrap;gap:12px 40px;align-items:baseline;justify-content:space-between}
.pbar .p{font-family:var(--serif);font-size:clamp(32px,3.4vw,46px);letter-spacing:.04em}
.pbar .a{font-size:15px;letter-spacing:.12em;text-transform:uppercase}
.tabs{position:sticky;top:var(--hdr-h);z-index:30;background:var(--sand);border-bottom:1px solid var(--line)}
.tabs .in{max-width:var(--col);margin:0 auto;padding:0 var(--gut);display:flex;gap:28px;align-items:center;overflow-x:auto}
.tabs a{padding:18px 0;font-size:13px;letter-spacing:.16em;text-transform:uppercase;white-space:nowrap}
.tabs a:hover{color:var(--gold-d)}
.tabs .btn{margin-left:auto;padding:11px 22px;font-size:11px}
.ldesc{display:grid;grid-template-columns:minmax(0,1fr) 340px;gap:clamp(28px,4vw,60px);align-items:start}
.ldesc h2,.ov h2{font-size:clamp(34px,3.6vw,48px);margin-bottom:22px;letter-spacing:.04em}
.dgrid{display:grid;grid-template-columns:1fr 2fr;gap:30px}
.dgrid .l{font-family:var(--serif);font-size:clamp(22px,2vw,28px);line-height:1.3}
.rail{position:sticky;top:calc(var(--hdr-h) + 70px);background:#0b1836;color:#fff;padding:34px 26px;border-top:3px solid #c9a15a;text-align:center;display:grid;gap:14px;justify-items:center}
.rail h3{font-size:34px;letter-spacing:.06em}
.rail .or{display:flex;gap:12px;align-items:center;width:100%;font-size:14px}
.rail .or::before,.rail .or::after{content:"";height:1px;background:rgba(255,255,255,.7);flex:1}
.rail .btn{background:#c9a15a;border-color:#c9a15a;color:#0b1836}
.rail .av{width:54px;height:54px;border-radius:50%;overflow:hidden;border:2px solid #fff}
.rail .av img{width:100%;height:100%;object-fit:cover;object-position:50% 12%}
.rail a.u{text-decoration:underline}
.acc{display:grid;gap:14px}
details.a{background:rgba(15,26,34,.04)}
details.a summary{list-style:none;cursor:pointer;display:flex;align-items:center;gap:16px;padding:24px 22px;font-family:var(--sans);font-weight:500;font-size:clamp(20px,1.8vw,26px);letter-spacing:.14em}
details.a summary::-webkit-details-marker{display:none}
details.a summary i{width:38px;height:38px;border-radius:50%;background:#0b1836;display:grid;place-items:center;color:#c9a15a;font-style:normal;font-size:16px}
details.a summary::after{content:"";margin-left:auto;width:9px;height:9px;border-right:1.5px solid #c9a15a;border-bottom:1.5px solid #c9a15a;transform:rotate(45deg);transition:.2s}
details.a[open] summary::after{transform:rotate(-135deg)}
.rows{padding:0 22px 12px}
.rows div{display:grid;grid-template-columns:1fr 1fr;gap:16px;padding:18px 0;border-top:1px solid var(--line);font-size:15px}
.rows div span:first-child{opacity:.7}
.mapbox{position:relative;min-height:380px;display:grid;place-items:center;color:#fff;overflow:hidden;background:#cfd6da}
.mapbox::before{content:"";position:absolute;inset:0;background:repeating-linear-gradient(35deg,transparent 0 46px,rgba(255,255,255,.55) 46px 48px),repeating-linear-gradient(-55deg,transparent 0 70px,rgba(255,255,255,.4) 70px 72px),linear-gradient(135deg,#d9dfe2,#bfc9ce)}
.mapbox .box{position:relative;z-index:2;background:rgba(11,24,54,.95);padding:22px 26px;text-align:center;display:grid;gap:14px;justify-items:center;max-width:90%}
.calc{display:grid;grid-template-columns:1.1fr 1fr;gap:clamp(26px,4vw,60px);align-items:start}
.calc .fields{display:grid;gap:14px}
.calc .f2{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.calc label{display:block;font-size:11px;letter-spacing:.2em;text-transform:uppercase;margin-bottom:6px;opacity:.85}
.calc input,.calc select{width:100%;font:400 16px var(--sans);color:#fff;background:transparent;border:1px solid rgba(255,255,255,.6);padding:12px;border-radius:0}
.calc select option{color:#000}
.calc .out{background:#fff;color:var(--ink);padding:28px;display:grid;gap:18px;justify-items:center}
.donut{width:min(240px,100%);height:auto}
.legend{display:grid;gap:8px;width:100%;font-size:14px}
.legend div{display:flex;justify-content:space-between;gap:12px;border-top:1px solid var(--line);padding-top:8px}
.legend i{display:inline-block;width:10px;height:10px;border-radius:50%;margin-right:8px}
.fine{font-size:12px;opacity:.75;line-height:1.55}
.tour{display:grid;grid-template-columns:1fr 1fr;gap:clamp(24px,4vw,60px);background:#fff}
.tour .box{padding:clamp(26px,4vw,50px);display:grid;gap:14px;justify-items:center;text-align:center;align-content:center}

/* blog + article */
.chips2{display:flex;flex-wrap:wrap;gap:10px;justify-content:center;margin:20px 0 34px}
.chips2 button{font:500 12px/1 var(--sans);letter-spacing:.14em;text-transform:uppercase;padding:11px 18px;border:1px solid var(--ink);background:none;border-radius:999px;cursor:pointer}
.chips2 button[aria-pressed="true"]{background:var(--ink);color:#fff}
.bgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.ahero{position:relative;min-height:60vh;display:grid;place-items:center;padding:calc(var(--hdr-h) + 40px) var(--gut) 40px}
.ahero .ph{position:absolute;inset:0}
.ahero .ph::after{display:none}
.acard{position:relative;z-index:2;background:#14295a;color:#fff;max-width:640px;padding:clamp(28px,4vw,50px);text-align:center}
.acard h1{font-size:clamp(34px,4.4vw,56px);color:#c9a15a;margin-bottom:16px}
.byline{text-align:center;font-size:13px;padding:26px 0 6px;opacity:.8}
.keys{background:var(--sand);padding:22px 26px;margin:24px 0 8px}
.keys h2{font-size:28px;margin:0 0 8px}
.keys ul{margin:0}
.keys li{margin-bottom:6px;font-size:17px}
.faq details{border-top:1px solid var(--line);padding:16px 0}
.faq summary{cursor:pointer;font-family:var(--serif);font-size:24px}
.faq p{margin-top:10px}
.vgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.vtile .ph{aspect-ratio:16/10}
.vtile video{width:100%;aspect-ratio:16/10;object-fit:cover;background:#000}
.vtile h3{font-family:var(--sans);font-weight:500;font-size:16px;letter-spacing:.06em;margin-bottom:10px}
.qrow{padding:34px 0;border-top:1px solid var(--line);display:grid;grid-template-columns:1fr auto;gap:20px}
.pcats{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}

/* ---------- responsive ---------- */
@media (max-width:1040px){
  .hdr nav.l .hide-t,.hdr nav.r .hide-t{display:none}
  .mm{grid-template-columns:repeat(2,1fr)}
  .nb{grid-template-columns:1fr}
  .nb ul{display:flex;flex-wrap:wrap;gap:6px 22px}
  .ldesc{grid-template-columns:1fr}
  .rail{position:static}
}
@media (max-width:860px){
  :root{--hdr-h:66px}
  .hdr{grid-template-columns:1fr auto 1fr}
  .hdr nav.l{visibility:hidden}
  .hdr nav.r .hide-m{display:none}
  .brand{gap:10px}
  .vr{height:36px}
  .ps-logo{--w:92px}
  .meet-grid,.two,.zig,.blog3,.calc,.tour,.dgrid,.val-in,.splitform{grid-template-columns:1fr}
  .zig.flip>.ph,.zig.flip>.zimg{order:0}
  .meet-grid img{max-width:min(420px,100%);height:auto;margin:0 auto}
  .grid6,.tiles,.bgrid,.vgrid,.pcats{grid-template-columns:1fr 1fr}
  .tri,.bx3{grid-template-columns:1fr}
  .tri a,.bx{border-left:0;border-top:1px solid rgba(255,255,255,.7)}
  .tri a:first-of-type,.bx:first-child{border-top:0}
  .tri,.bx{min-height:auto}
  .tri a{min-height:200px}
  .sig{display:none}
  .mm{grid-template-columns:1fr}
  .mosaic{grid-template-columns:1fr 1fr;grid-template-rows:260px 150px 150px}
  .mosaic .ph:first-child{grid-column:1 / span 2;grid-row:1}
  .hero video{object-position:57% 40%}
  .hero::after{background:linear-gradient(0deg,rgba(6,14,32,.9) 0%,rgba(6,14,32,.55) 45%,rgba(6,14,32,.05) 75%),linear-gradient(180deg,rgba(6,14,32,.6) 0%,rgba(6,14,32,0) 20%)}
  .side .post{grid-template-columns:100px 1fr}
  .float{left:12px;bottom:12px}
  .a11y{right:12px;bottom:12px}
}
@media (max-width:520px){
  .wm small{display:none}
  .grid6,.tiles,.bgrid,.vgrid,.pcats,.form .two,.calc .f2{grid-template-columns:1fr}
  .grid6>div{min-height:150px}
  .qrow{grid-template-columns:1fr}
  .vr{display:none}
  .wm{font-size:17px}
  .ps-logo{--w:84px}
}
@media (prefers-reduced-motion:reduce){
  .hero video,.band video{display:none}
  html{scroll-behavior:auto}
}

.meet-vid{width:100%;max-width:min(460px,100%);aspect-ratio:4/5;overflow:hidden;background:var(--deep);margin:0 auto}.meet-vid video{width:100%;height:100%;object-fit:cover;object-position:58% 30%;display:block}
.hero video{object-position:60% 35%}
@media(max-width:860px){.hero video{object-position:58% 30%}}

.ph.photo::after{display:none}

.meet-vid img{width:100%;height:100%;object-fit:cover;object-position:52% 30%;display:block;max-width:none}

.bleed{display:grid;grid-template-columns:1fr 1fr;min-height:clamp(520px,50vw,800px);background:#fff}
.bleed .bimg{position:relative;overflow:hidden;background:var(--deep)}
.bleed .bimg img,.bleed .bimg video{position:absolute;inset:0;width:100%;height:100%;max-width:none;object-fit:cover;object-position:50% 30%;display:block}
.bleed .btx{padding:clamp(48px,7vw,110px) clamp(28px,6vw,100px);display:flex;flex-direction:column;justify-content:center;align-items:flex-start}
.bleed p{max-width:36em}
@media(max-width:860px){.bleed{grid-template-columns:1fr}.bleed .bimg{aspect-ratio:4/5;min-height:0}.bleed .btx{padding:48px var(--gut)}}

/* edge-to-edge imagery */
.site{overflow-x:clip}
.cards,.nb,.blog3,.vgrid{width:100vw;margin-inline:calc(50% - 50vw)}
.cards{gap:0;padding-bottom:0}
.card{flex:0 0 max(33.34vw,300px);gap:0;padding-bottom:6px}
.card .ph{aspect-ratio:4/3}
.card h3{padding:20px clamp(18px,2.4vw,36px) 6px}
.card .meta{padding:0 clamp(18px,2.4vw,36px) 26px}
.nb{grid-template-columns:minmax(260px,1fr) 3fr;gap:0}
.nb>div:first-child{padding:0 clamp(24px,4vw,60px) 0 var(--gut)}
.tiles{gap:0}
.tile{aspect-ratio:3/4}
.blog3{gap:0}
.blog3 .side{gap:0}
.blog3 .big .ph{aspect-ratio:auto;height:min(70vh,640px)}
.post{gap:0}
.blog3 .side .post .ph{aspect-ratio:16/9}
.post .tx{padding:18px clamp(20px,3vw,44px) 30px}
.vgrid{gap:0}
.vtile h3{padding:14px clamp(16px,2vw,28px)}
@media(max-width:860px){
  .card{flex-basis:84vw}
  .nb{grid-template-columns:1fr}
  .nb>div:first-child{padding:0 var(--gut) 24px}
  .tiles{grid-template-columns:1fr}
  .tile{aspect-ratio:4/3}
  .blog3,.vgrid{grid-template-columns:1fr}
}
.blog3 .side .post{grid-template-columns:1fr;gap:0}
.blog3 .side .post .ph{aspect-ratio:16/9;width:100%}
@media(max-width:860px){.blog3 .side .post{grid-template-columns:1fr}}

.bgrid{width:100vw;margin-inline:calc(50% - 50vw);gap:0;margin-top:40px}
.bgrid .post .ph{aspect-ratio:4/3}
@media(max-width:860px){.bgrid{grid-template-columns:1fr}}

/* whole-picture full-bleed Meet Craig */
.bleed{display:block;min-height:0}
.bleed .bimg{position:static;aspect-ratio:auto;min-height:0;background:none;overflow:visible}
.bleed .bimg img{position:static;width:100%;height:auto;max-width:none;object-fit:fill;display:block}
.bleed .btx{max-width:var(--col);margin:0 auto;padding:clamp(48px,7vw,100px) var(--gut)}
@media(max-width:860px){.bleed .bimg{aspect-ratio:auto}.bleed .btx{padding:44px var(--gut)}}
@media(max-width:700px){.grid6{grid-template-columns:1fr!important}}

.bleed .pull{font-family:var(--serif);font-size:clamp(22px,2.2vw,30px);line-height:1.3;border-left:3px solid var(--gold);padding-left:22px;margin:12px 0 30px;max-width:30em}
.bleed .btx p{max-width:46em}
.bleed .btx p{margin-bottom:20px;font-size:18px;line-height:1.7}

.who{font-size:.72em;letter-spacing:.14em;text-transform:uppercase;opacity:.7;margin-left:6px}
.calln{font-size:14px;margin:-6px 0 18px;line-height:1.6}.calln a{text-decoration:underline}
footer address .who{display:inline-block}
a[href^="tel"]{white-space:nowrap}

.worked{font-family:var(--serif);font-size:clamp(20px,2vw,28px);line-height:1.35;margin:36px auto 0;max-width:34em}.worked strong{font-weight:500;color:var(--gold)}
.sec:not(.dark) .worked strong{color:var(--gold-d)}
.xp{grid-template-columns:repeat(3,1fr)}
@media(max-width:700px){.xp{grid-template-columns:1fr!important}}

/* logos */
.brand .cm-logo{height:calc(var(--hdr-h) - 16px);width:auto;display:block}
.brand .ps-logo{width:auto;height:calc(var(--hdr-h) - 30px);display:block}
.ps-logo.foot{width:clamp(200px,20vw,320px);height:auto}
footer .ps-logo{margin:0 auto 34px;display:block}
@media(max-width:900px){.brand .ps-logo{height:34px}.brand .cm-logo{height:48px}}
@media(max-width:480px){.brand .ps-logo{height:26px}.brand .cm-logo{height:40px}}

.ps-logo.foot{width:clamp(180px,16vw,260px)}
.brand .ps-logo{height:calc(var(--hdr-h) - 36px)}

.brand .ps-logo{height:calc(var(--hdr-h) - 30px)}
.brand img{flex:none;max-width:none}
@media(max-width:480px){.hdr{grid-template-columns:70px 1fr auto}.hdr nav.l{width:70px;overflow:hidden}.brand{justify-self:center;gap:8px}.brand .cm-logo{height:42px}.brand .ps-logo{height:28px}}
/* keep the full top bar down to 641px */
@media(min-width:641px) and (max-width:1100px){
  .hdr{grid-template-columns:1fr auto 1fr;gap:10px;padding-inline:20px}
  .hdr nav.l{visibility:visible;display:flex;width:auto;gap:16px;font-size:11px;letter-spacing:.1em}
  .hdr nav.r{gap:12px;font-size:11px;letter-spacing:.1em}
  .hdr nav.l .hide-t,.hdr nav.r .hide-t,.hdr nav.r .hide-m{display:inline}
  .hdr nav.r a,.hdr nav.l a,.hdr nav button{white-space:nowrap}
  .brand .cm-logo{height:50px}.brand .ps-logo{height:34px}.brand{gap:10px}
  .menu-btn{padding:8px 14px}
}
@media(min-width:641px) and (max-width:820px){
  .hdr nav.r .callnum{display:none}
  .hdr nav.l{gap:12px;font-size:10px}
}

.lc{display:inline-flex;flex-direction:column;align-items:center;gap:5px;line-height:1}
.lc .tyl{font-size:9.5px;letter-spacing:.12em;opacity:.85;white-space:nowrap;text-transform:uppercase}
.lc .tyl:hover{color:var(--gold);opacity:1}
@media(min-width:641px) and (max-width:1100px){.hdr nav.r .lc.hide-m{display:inline-flex}.lc .tyl{font-size:8.5px;letter-spacing:.08em}}
@media(max-width:640px){.lc.hide-m{display:none}}

.lc .tyl{display:flex;gap:12px;opacity:1;text-transform:none;letter-spacing:.06em;font-size:11px}
.lc .tyl a{white-space:nowrap;opacity:.9}.lc .tyl a:hover{color:var(--gold);opacity:1}
@media(min-width:641px) and (max-width:1100px){.lc .tyl{gap:8px;font-size:9.5px;letter-spacing:.03em}}

.ph2{display:inline-flex;flex-direction:column;gap:6px;line-height:1;letter-spacing:.08em;font-size:12px;white-space:nowrap}
.ph2 a{text-transform:none}
.ph2 a:hover{color:var(--gold)}
@media(min-width:641px) and (max-width:1100px){.hdr nav.r .ph2.hide-m{display:inline-flex}.ph2{font-size:10px;letter-spacing:.04em}}
@media(max-width:640px){.ph2.hide-m{display:none}}
@media(min-width:641px) and (max-width:860px){.hdr nav.r>a.hide-m{display:none}}

.grid6.xp4{grid-template-columns:repeat(4,1fr)!important}
.grid6.xp4>div{min-height:130px;padding:26px 16px}
.grid6.xp4 h3{font-size:clamp(22px,2vw,30px)}
.grid6.xp4 p{font-size:11px;letter-spacing:.14em}
@media(max-width:1000px){.grid6.xp4{grid-template-columns:repeat(2,1fr)!important}}
@media(max-width:480px){.grid6.xp4{grid-template-columns:1fr 1fr!important}.grid6.xp4>div{min-height:110px;padding:20px 10px}.grid6.xp4 h3{font-size:20px}}
.dark .grid6.xp4,.dark .grid6.xp4>div{border-color:rgba(201,161,90,.45)}
.dark .grid6.xp4>div:hover{background:rgba(201,161,90,.14);color:#fff}

/* neighborhood map */
.nbm{grid-template-columns:minmax(0,1.15fr) minmax(0,1fr)!important;gap:clamp(24px,4vw,56px)!important;align-items:start}
.nbm>div:first-child{padding:0!important}
.nbsvg{width:100%;height:auto;display:block;border:1px solid var(--line);background:#0b1836}
.nbsvg .sea{fill:#143a4f}.nbsvg .land{fill:#efe6d6;stroke:#c9a15a;stroke-width:2}
.nbsvg .geo{fill:#7fa3b5;font:500 17px var(--sans);letter-spacing:.35em}
.nbsvg .pin{cursor:pointer;outline:none}
.nbsvg .pin .halo{fill:rgba(201,161,90,0);transition:fill .2s}
.nbsvg .pin .dot{fill:#0b1836;stroke:#c9a15a;stroke-width:3;transition:all .2s}
.nbsvg .pin text{font:600 19px var(--sans);fill:#0b1836;paint-order:stroke;stroke:#efe6d6;stroke-width:5px;stroke-linejoin:round}
.nbsvg .pin:hover .halo,.nbsvg .pin:focus .halo,.nbsvg .pin.on .halo{fill:rgba(201,161,90,.35)}
.nbsvg .pin.on .dot,.nbsvg .pin:hover .dot{fill:#c9a15a;stroke:#0b1836}
.nbsvg .pin.on text{fill:#8a5f1c}
.nbm .selname{font:500 clamp(30px,3vw,42px)/1.1 var(--serif);margin-bottom:14px}
.nbm .chips{display:flex!important;flex-wrap:wrap;gap:8px!important;margin-bottom:24px!important}
.nbm .chips li button{font:500 13px var(--sans)!important;letter-spacing:.08em;text-transform:uppercase;border:1px solid var(--line)!important;padding:8px 12px!important;opacity:.8;background:#fff}
.nbm .chips li button[aria-selected="true"]{background:var(--ink);color:#fff;opacity:1;border-color:var(--ink)!important}
.nbm .tiles{grid-template-columns:1fr 1fr 1fr}
@media(max-width:900px){.nbm{grid-template-columns:1fr!important}.nbsvg .pin text{font-size:22px}}
@media(max-width:480px){.nbm .tiles{grid-template-columns:1fr}}

.nbsvg .pin.sea text{fill:#fff;stroke:#143a4f}
.nbsvg .pin.sea.on text{fill:#e8c98a}

.idxframe{display:block;width:100vw;margin-inline:calc(50% - 50vw);height:min(1400px,170vh);border:0;background:#fff}

.soldrow{display:grid;grid-template-columns:1.25fr 1fr;width:100vw;margin-inline:calc(50% - 50vw);margin-top:24px}
.soldimg{position:relative;min-height:clamp(320px,38vw,560px);background-size:cover;background-position:center}
.soldtxt{padding:clamp(28px,5vw,72px);display:flex;flex-direction:column;justify-content:center;gap:10px;background:var(--sand,#f6f1e9)}
.soldtxt h3{font:500 clamp(40px,5vw,64px)/1 var(--serif)}
.soldtxt .addr{font:500 clamp(22px,2.2vw,30px)/1.2 var(--serif)}
@media(max-width:800px){.soldrow{grid-template-columns:1fr}}

.soldgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:30px;align-items:start;margin-top:10px}
.soldph{position:relative;margin:0}
.soldph img{display:block;width:100%;height:auto}
.soldtx{padding:18px 4px 6px;display:grid;gap:6px}
.soldtx h3{font:500 clamp(30px,2.6vw,38px)/1 var(--serif)}
.soldtx .addr{font:500 20px/1.25 var(--serif)}
.soldtx p{font-size:15px}
@media(max-width:1000px){.soldgrid{grid-template-columns:1fr 1fr}}
@media(max-width:600px){.soldgrid{grid-template-columns:1fr}}
#meet .stats{display:grid;grid-template-columns:repeat(3,auto);justify-content:start;gap:16px 36px}
@media(max-width:900px){#meet .stats{grid-template-columns:repeat(3,1fr);gap:12px 14px}#meet .stats b{font-size:clamp(20px,5vw,28px)}#meet .stats span{font-size:10px;letter-spacing:.06em;line-height:1.4;display:block}}
#meet .stats>div{text-align:center}

.grid6 .has-img .thennow{display:block;width:100%;height:auto;margin:0 0 14px}

.brand .sig-logo{height:calc(var(--hdr-h) - 24px);width:auto;display:block;flex:none;max-width:none}
@media(max-width:1100px){.brand .sig-logo{height:50px}}
@media(max-width:700px){.brand .sig-logo{display:none}}

.hero.herovid{min-height:0;height:auto;aspect-ratio:16/9;max-height:calc(100svh - var(--hdr-h));margin-top:var(--hdr-h);background:#000;display:block}
.hero.herovid::after{display:none}
.hero.herovid video{position:absolute;inset:0;width:100%;height:100%;object-fit:contain;object-position:center}
.soundbtn{position:absolute;left:50%;transform:translateX(-50%);top:14px;z-index:3;display:flex;align-items:center;gap:8px;padding:11px 18px;border-radius:999px;border:1px solid rgba(255,255,255,.7);background:rgba(11,24,54,.72);color:#fff;font:500 12px/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;cursor:pointer;backdrop-filter:blur(6px)}
.soundbtn:hover{background:var(--gold);border-color:var(--gold);color:#0b1836}
.soundbtn .ic{font-size:15px}

.hdr{background:rgba(11,24,54,.97)!important;backdrop-filter:none}
.nbsvg .land.isl{stroke-width:2}
.nbsvg .isl2{fill:none;stroke:#efe6d6;stroke-width:6;stroke-linecap:round}
.nbsvg .river{fill:none;stroke:#143a4f;stroke-width:5;stroke-linecap:round;stroke-linejoin:round}
.nbsvg .wl{fill:#7fa3b5;font:italic 500 14px var(--sans);letter-spacing:.12em;opacity:.9;pointer-events:none}
.nbsvg .sea{fill:#1a4a63}

.nbsvg{background:#6fc7cf}
.nbsvg .sea{fill:#6fc7cf}
.nbsvg .land{fill:#17475f;stroke:#0f3447;stroke-width:1.5}
.nbsvg .isl2{stroke:#17475f}
.nbsvg .river{stroke:#6fc7cf;stroke-width:4}
.nbsvg .cty{fill:none;stroke:#6f9fb3;stroke-width:1.3}
.nbsvg .ctl{fill:#9fc2d0;font:500 19px var(--sans);letter-spacing:.14em;pointer-events:none}
.nbsvg .geo{fill:#2c7f90}
.nbsvg .pin .dot{fill:#f2c230;stroke:#0b1836;stroke-width:2.5}
.nbsvg .pin text,.nbsvg .pin.sea text{fill:#fff;stroke:#0f3447;stroke-width:5px}
.nbsvg .pin.on text,.nbsvg .pin.sea.on text{fill:#f2c230}
.nbsvg .pin.on .dot,.nbsvg .pin:hover .dot{fill:#fff;stroke:#0b1836}
@media(max-width:900px){.nbsvg .ctl{font-size:22px}}

.zig>.zimg{min-height:clamp(300px,34vw,480px);overflow:hidden;background:#e8e2d6;position:relative}
.zig>.zimg>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;display:block}
.zig>.zimg.two{display:grid;grid-template-columns:1fr 1fr;gap:0;background:#dfe9e4}
.zig>.zimg.two a{display:block;position:relative;overflow:hidden}
.zig>.zimg.two a img{position:absolute;inset:0;width:100%;height:100%;object-fit:contain;object-position:top center;background:#e0ece6}
.zig>.zimg.two>img{position:relative;inset:auto}
@media(max-width:900px){.zig>.zimg{min-height:260px}.zig>.zimg.two{min-height:340px}}

.zig>.zimg.fit{background:#0d1f4a;display:flex;align-items:center}
.zig>.zimg.fit>img{position:static;height:auto;object-fit:contain}
.zig>.zimg.left>img{object-position:left center}
.zig>.zimg.two{min-height:clamp(560px,52vw,760px);grid-template-columns:auto 1fr}
.zig>.zimg.two a{aspect-ratio:1872/2576;height:100%}
.zig>.zimg.two a img{object-fit:cover;object-position:top}
.zimg .enl{position:absolute;z-index:2;left:8px;bottom:8px;background:rgba(11,24,54,.88);color:#fff;font:500 11px var(--sans);letter-spacing:.12em;text-transform:uppercase;padding:6px 10px}
@media(max-width:900px){.zig>.zimg.two{display:block;min-height:0}.zig>.zimg.two a{display:block;height:auto;aspect-ratio:auto}.zig>.zimg.two a img{position:static;height:auto}.zig>.zimg.two>img{position:static;width:100%;height:auto}}
.zig>.zimg.two a img{object-fit:contain;object-position:left top;background:#e0ece6}

.grid6 .pair{display:grid;grid-template-columns:1fr 1fr;gap:6px;margin:0 0 14px}
.grid6 .pair img{width:100%;height:150px;object-fit:cover;display:block}
.grid6 .more{margin-top:12px;text-align:left}
.grid6 .more summary{cursor:pointer;font:500 12px var(--sans);letter-spacing:.14em;text-transform:uppercase;color:#8a5f1c;list-style:none}
.grid6 .more summary::-webkit-details-marker{display:none}
.grid6 .more summary::after{content:" +"}
.grid6 .more[open] summary::after{content:" \2212"}
.grid6 .more p{font-size:15px;line-height:1.55;margin-top:10px}
.grid6 .more p{text-transform:none!important;letter-spacing:0!important;font:400 15px/1.6 var(--sans)!important;color:var(--ink);text-align:left}

.grid6 .sigvid{display:block;width:100%;height:auto;margin:6px 0 0;background:#fff}
.grid6 .sigvid{mix-blend-mode:multiply;background:transparent}

.zig>.zimg.pair2{display:grid;grid-template-columns:1fr 1fr;gap:0}
.zig>.zimg.pair2>img{position:relative;inset:auto;width:100%;height:100%;object-fit:cover}
.zig>.zimg.pair2>img:first-child{background:#fff;object-fit:contain}
.zig>.zimg.fitlight{background:#e8e8e8;display:flex;align-items:center}
.zig>.zimg.fitlight>img{position:static;height:auto;object-fit:contain}
.zig>.zimg.top>img{object-position:50% 12%}

.tourlink{display:block;position:relative;overflow:hidden;background:#111}
.tourlink img{display:block;width:100%;height:auto;transition:transform .5s}
.tourlink:hover img{transform:scale(1.03)}
.tourlink .play{position:absolute;left:50%;top:50%;transform:translate(-50%,-50%);width:76px;height:76px;border-radius:50%;background:rgba(11,24,54,.82);border:2px solid #c9a15a;color:#fff;display:flex;align-items:center;justify-content:center;font-size:26px;padding-left:5px}
.tourlink .tcap{position:absolute;left:12px;bottom:12px;background:rgba(11,24,54,.88);color:#fff;font:500 11px var(--sans);letter-spacing:.14em;text-transform:uppercase;padding:7px 11px}
#tour3d .vtile h2{font-size:clamp(28px,3vw,40px);margin-bottom:16px}
.vgrid .tourlink{aspect-ratio:16/10;height:auto}
.vgrid .tourlink img{width:100%;height:100%;object-fit:cover}
#tour3d .tourlink img{aspect-ratio:1100/369;object-fit:cover}
/* industries: tap to see how the background helps */
.xpbtns .xpb{all:unset;box-sizing:border-box;cursor:pointer;display:flex;align-items:center;justify-content:center;text-align:center;min-height:130px;padding:26px 16px;border:1px solid rgba(201,161,90,.45);color:#fff;transition:background .2s,border-color .2s;position:relative}
.xpbtns .xpb:hover,.xpbtns .xpb:focus-visible{background:rgba(201,161,90,.12);border-color:var(--gold)}
.xpbtns .xpb.on{background:rgba(201,161,90,.2);border-color:var(--gold)}
.xpbtns .xpb h3{margin:0;font-family:'Cormorant Garamond',serif;font-size:clamp(22px,2vw,30px);color:#fff}
.xpbtns .xpb::after{content:"+";position:absolute;right:12px;top:8px;color:var(--gold);font-size:20px;line-height:1}
.xpbtns .xpb.on::after{content:"\2212"}
.xppanels{max-width:760px;margin:22px auto 0;text-align:center}
.xpp{border-top:2px solid var(--gold);padding:22px 8px 6px}
.xpp[hidden]{display:none}
.xpp p{font-size:18px;line-height:1.65;text-transform:none;letter-spacing:0;margin:10px 0 0;color:#f1ebe0}
.zimg.mid img{object-position:78% center!important}
.social{display:flex;flex-wrap:wrap;gap:12px;margin:0 0 18px}
.social a,.social .soc-off{width:42px;height:42px;border:1px solid rgba(255,255,255,.35);border-radius:50%;display:grid;place-items:center;color:#fff;transition:background .2s,color .2s,border-color .2s}
.social a:hover,.social a:focus-visible{background:var(--gold,#c9a15a);border-color:var(--gold,#c9a15a);color:#0b1836}
.social .soc-off{opacity:.8}
.ph.has-img::after{display:none!important}
.totop-wrap{text-align:center;padding:18px 0 26px;margin:0;background:var(--sand,#f5f0e8)}
.totop{font-size:11px;letter-spacing:.18em;text-transform:uppercase;opacity:.65;padding:6px 10px;border-bottom:1px solid currentColor;transition:opacity .2s}
.totop:hover,.totop:focus-visible{opacity:1}

.val::before{background:linear-gradient(90deg,rgba(6,14,32,.62) 0%,rgba(6,14,32,.38) 55%,rgba(6,14,32,.3) 100%)}

.std{background:#dfdfde;color:#222;text-align:center;padding:clamp(56px,8vw,96px) var(--gut)}
.std .eyebrow{color:var(--gold);letter-spacing:.4em;margin-bottom:18px}
.std .h2{font-size:clamp(40px,6vw,72px);margin:0 0 24px}
.std-sub{font-weight:300;color:#3a3a3a;max-width:640px;margin:0 auto 56px;font-size:clamp(16px,2vw,19px);line-height:1.5}
.std-stats{display:grid;grid-template-columns:1fr 1fr;gap:32px;max-width:900px;margin:0 auto}
.std-stats b{display:block;font-family:var(--serif);font-weight:500;font-size:clamp(44px,7vw,72px);line-height:1;margin-bottom:14px}
.std-stats span{display:block;font-size:clamp(13px,1.6vw,16px);font-weight:300;letter-spacing:.12em;color:#6f6f6d;line-height:1.6;max-width:340px;margin:0 auto}
@media(max-width:600px){.std-stats{grid-template-columns:1fr;gap:40px}.std .eyebrow{letter-spacing:.3em;font-size:12px}}

.std{padding:clamp(32px,4.2vw,52px) var(--gut)}
.std .eyebrow{margin-bottom:10px}
.std .h2{font-size:clamp(30px,4vw,48px);margin-bottom:14px}
.std-sub{margin-bottom:28px;font-size:clamp(15px,1.6vw,17px)}
.std-stats{gap:24px;max-width:720px}
.std-stats b{font-size:clamp(34px,5vw,50px);margin-bottom:8px}
.std-stats span{font-size:clamp(12px,1.3vw,14px)}
@media(max-width:600px){.std-stats{gap:24px}}

/* full-page Buy / Sell / Contact stack */
.fpstack{position:relative}
.fp{position:relative;min-height:100svh;color:#fff;overflow:hidden;display:flex}
.fp-buy,.fp-sell{position:sticky;top:0;height:100svh}
.fp-bg{position:absolute;inset:0;background-size:cover;background-position:center;z-index:0}
.fp-sell .fp-bg{background-position:center 55%}
.fp::before{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(180deg,rgba(6,14,32,.62) 0%,rgba(6,14,32,.12) 38%,rgba(6,14,32,.12) 62%,rgba(6,14,32,.6) 100%)}
.fp-in{position:relative;z-index:2;width:100%;max-width:var(--col);margin:0 auto;padding:calc(var(--hdr-h) + 34px) var(--gut) 52px;display:flex;flex-direction:column;align-items:center;justify-content:space-between;text-align:center}
.fp-top .eyebrow{color:var(--gold);margin-bottom:12px}
.fp-top .h2{font-size:clamp(38px,5.4vw,80px);margin-bottom:14px;text-shadow:0 2px 24px rgba(0,0,0,.35)}
.fp-top p{font-size:clamp(16px,1.6vw,20px);max-width:34em;margin:0 auto;text-shadow:0 1px 14px rgba(0,0,0,.45)}
.fp-sig{width:clamp(230px,28vw,430px);height:auto;filter:drop-shadow(0 2px 16px rgba(0,0,0,.45))}
.fp-cta{justify-content:center}
.fp-cta .btn.line{border-color:#fff;color:#fff}
.fp-contact{background:#0b1836}
.fp-contact::before{background:linear-gradient(90deg,rgba(6,14,32,.55) 0%,rgba(6,14,32,.1) 45%,rgba(6,14,32,.1) 100%)}
.fp-contact .fp-bg{background-position:center top}
.fp-split{flex-direction:row;align-items:center;justify-content:space-between;text-align:left;gap:clamp(24px,4vw,60px)}
.fp-split .fp-top{flex:0 1 380px;margin-right:auto}
.fp-split .fp-top p{margin:0}
.fp-split address{font-style:normal;line-height:1.9;margin-top:22px;text-shadow:0 1px 14px rgba(0,0,0,.5)}
.fp-panel{flex:0 1 500px;background:rgba(11,24,54,.93);padding:clamp(20px,2.4vw,34px);margin-left:auto}
.fp-panel .form{gap:12px;display:grid}
.fp-panel .form textarea{min-height:76px}
.fp-panel .form input,.fp-panel .form select,.fp-panel .form textarea{padding:11px 13px}
.fp-panel .consent{font-size:11px;line-height:1.4}
@media(max-width:900px){
 .fp-buy,.fp-sell{position:relative;height:auto;min-height:100svh}
 .fp-split{flex-direction:column;align-items:stretch;padding-top:calc(var(--hdr-h) + 20px)}
 .fp-contact{min-height:auto;flex-direction:column}
 .fp-contact .fp-bg{height:80vw;bottom:auto}
 .fp-contact::before{height:80vw;bottom:auto;background:linear-gradient(180deg,rgba(6,14,32,.5),rgba(6,14,32,0))}
 .fp-split .fp-top{flex:none;margin:0 0 calc(72vw - 190px)}
 .fp-panel{flex:none;margin:0 -8px}
}
.fp-contact .fp-in{max-width:none;padding-left:clamp(24px,4.2vw,72px);padding-right:clamp(24px,4.2vw,72px)}
.fp-contact .fp-top{flex:0 1 430px}
.fp-contact .fp-top .h2{font-size:clamp(40px,4.2vw,62px);white-space:nowrap}
.fp-panel{flex:0 1 460px}
@media(max-width:900px){.fp-contact .fp-in{padding-left:var(--gut);padding-right:var(--gut)}.fp-contact .fp-top .h2{white-space:normal}}
.fp-top p{max-width:40em}
@media(max-width:900px){
 .fp-contact{display:block;padding-top:var(--hdr-h)}
 .fp-contact .fp-bg{position:relative;inset:auto;height:104vw;max-height:520px;background-position:center top}
 .fp-contact::before{display:none}
 .fp-contact .fp-in{padding-top:30px;padding-bottom:44px}
 .fp-split .fp-top{margin:0 0 26px}
 .fp-panel{margin:0}
}
@media(max-width:900px){.fp-contact .fp-top,.fp-panel{flex:none}.fp-in.fp-split{gap:0}.fp-panel{margin-top:6px}}
.fp-top .eyebrow{font:700 clamp(30px,3.6vw,52px)/1 var(--sans);letter-spacing:.28em;text-transform:uppercase;color:#fff;margin-bottom:16px;text-shadow:0 2px 18px rgba(0,0,0,.55)}
.fp-top .eyebrow::after{content:"";display:block;width:64px;height:3px;background:var(--gold);margin:16px auto 0}
.fp-split .fp-top .eyebrow::after{margin-left:0}
@media(max-width:600px){.fp-top .eyebrow{letter-spacing:.22em}}
.fp-cta-top{margin-top:26px}
.fp-cta-top .btn{font-size:15px;padding:18px 40px}
.fp-mid{flex:1;display:flex;flex-direction:column;align-items:center;justify-content:center;gap:clamp(10px,2.4vh,26px);min-height:0}
.fp-in{padding-bottom:clamp(24px,4vh,52px)}
.fp-sig{width:clamp(140px,min(26vw,32vh),400px)}
.fp-cta-top{margin-top:0}
.fp-mid .fp-cta .btn{font-size:15px;padding:clamp(13px,2vh,18px) 36px}
.fp-top .fp-more{margin-top:12px;font-size:clamp(15px,1.45vw,18px);max-width:38em}

/* proof grid */
.proof{background:#dfdfde;color:#222;text-align:center;padding:clamp(48px,6vw,84px) var(--gut)}
.proof .eyebrow{color:var(--gold);letter-spacing:.4em;margin-bottom:12px}
.proof .h2{font-size:clamp(34px,4.6vw,60px);margin:0 0 clamp(28px,4vw,52px)}
.proof-g{display:grid;grid-template-columns:repeat(3,1fr);gap:16px;max-width:1180px;margin:0 auto}
.proof-t{border:1px solid rgba(0,0,0,.14);padding:clamp(26px,3.4vw,46px) 22px;display:flex;flex-direction:column;align-items:center;justify-content:center;gap:16px;min-height:200px}
.proof-t b{font-family:var(--serif);font-weight:500;font-size:clamp(30px,3.6vw,50px);line-height:1.05}
.proof-t span{font-size:clamp(12px,1.2vw,14px);letter-spacing:.14em;text-transform:uppercase;line-height:1.7;color:#4a4a48;max-width:26em}
@media(max-width:900px){.proof-g{grid-template-columns:1fr 1fr}}
@media(max-width:520px){.proof-g{grid-template-columns:1fr}.proof-t{min-height:150px}}
.proof-t{justify-content:flex-start}

.val-alt{margin-top:34px}
.val-note{margin-top:14px;max-width:32em;font-size:14px;line-height:1.6;opacity:.88}
.val-bpo{font:500 12px/1.5 var(--sans);letter-spacing:.16em;text-transform:uppercase;text-align:center;margin:0 0 16px;color:var(--ink)}

/* luxury map embed */
.lux .fr-wrap{position:relative;margin-top:26px;border:1px solid var(--line,#d9d2c5);background:#eee}
.lux-frame{display:block;width:100%;height:clamp(520px,78vh,760px);border:0}
.fr-cover{position:absolute;inset:0;background:transparent;border:0;cursor:pointer;display:flex;align-items:flex-end;justify-content:center;padding-bottom:22px}
.fr-cover span{font:500 12px/1 var(--sans);letter-spacing:.18em;text-transform:uppercase;background:rgba(11,24,54,.9);color:#fff;padding:13px 22px}
.fr-cover.off{display:none}
.fr-fallback{position:relative;min-height:clamp(380px,60vh,560px);background-size:cover;background-position:center;display:flex;align-items:center;justify-content:center;text-align:center;color:#fff}
.fr-fallback::before{content:"";position:absolute;inset:0;background:rgba(6,14,32,.55)}
.fr-fb-in{position:relative;padding:30px var(--gut);max-width:640px}
.fr-fb-in h3{font-size:clamp(28px,3.6vw,44px);margin-bottom:12px}
.fr-fb-in p{margin-bottom:24px;font-size:clamp(16px,1.6vw,19px)}
.lux-frame,.fr-cover{display:none}
.fr-wrap.live .lux-frame{display:block}
.fr-wrap.live .fr-cover{display:flex}
.fr-wrap.live .fr-cover.off{display:none}
.fr-wrap.live .fr-fallback{display:none}
.fr-fb-in .fr-any{margin:20px 0 0;font-size:clamp(15px,1.5vw,18px)}
.fr-live-note{display:none;text-align:center;margin:18px 0 0;font-size:17px}
.fr-wrap.live + .fr-live-note{display:block}

/* map back / next */
#map{scroll-margin-top:calc(var(--hdr-h) + 10px)}
.nbnav{display:flex;gap:12px;flex-wrap:wrap;margin:6px 0 14px}
.nbnav button{font:500 11px/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;background:transparent;border:1px solid var(--ink);color:var(--ink);padding:11px 16px;cursor:pointer}
.nbnav button:hover{background:var(--ink);color:#fff}
.backmap{background:var(--sand,#f5f0e8);padding:14px var(--gut);border-bottom:1px solid var(--line,#e3dccf)}
.backmap .wrap{display:flex;justify-content:space-between;gap:16px;flex-wrap:wrap}
.backmap a{font:500 12px/1 var(--sans);letter-spacing:.16em;text-transform:uppercase}
.backmap a:hover{text-decoration:underline}
.bm-foot{border-top:1px solid var(--line,#e3dccf);border-bottom:0}

/* ZIP codes on town cards */
.tile .zips{position:absolute;z-index:2;top:16px;left:18px;right:18px;font-style:normal;color:#fff;display:flex;flex-wrap:wrap;gap:6px;align-items:center;text-shadow:0 1px 8px rgba(6,14,32,.55)}
.tile .zips b{flex:0 0 100%;font:600 10px/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;color:#fff;margin-bottom:2px}
.tile .zips i{font:600 15px/1 var(--sans);font-style:normal;letter-spacing:.04em;background:rgba(6,14,32,.55);border:1px solid rgba(255,255,255,.55);padding:7px 10px;cursor:copy}
.tile .zips i.cp{background:var(--gold);color:#060e20;border-color:var(--gold);text-shadow:none}
.selzip{display:block;font:600 14px/1.2 var(--sans);letter-spacing:.08em;color:var(--gold);margin-top:6px}
.zips.zl{display:flex;flex-wrap:wrap;gap:6px;align-items:center;margin:0 0 22px;font-style:normal}
.zips.zl b{flex:0 0 100%;font:600 11px/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;color:var(--gold);margin-bottom:2px}
.zips.zl i{font:600 15px/1 var(--sans);font-style:normal;border:1px solid #c9c4b8;padding:7px 10px;cursor:copy}
.zips.zl i.cp{background:var(--gold);border-color:var(--gold)}

.tile .zips.many{display:grid;grid-template-columns:repeat(2,max-content);gap:4px;justify-content:start;right:auto}
.tile .zips.many b{grid-column:1/-1;margin-bottom:0}
.tile .zips.many i{font-size:12px;padding:4px 7px}
.tile .zips.x3{grid-template-columns:repeat(3,max-content)}
.zips.zl.many{display:grid;grid-template-columns:repeat(2,max-content);gap:5px}
.zips.zl.many b{grid-column:1/-1}
.zips.zl.x3{grid-template-columns:repeat(3,max-content)}
.tile .zips.x3{grid-template-columns:repeat(2,max-content);gap:3px 4px}
.tile .zips.x3 i{font-size:11px;padding:3px 6px}
.tile .zips.x3 b{margin-bottom:1px}
.zips.zl.x3{grid-template-columns:repeat(2,max-content)}
.tile .zips.x3{gap:2px 10px}
.tile .zips.x3 i{border:0;background:none;padding:1px 0;font-size:12px;text-shadow:0 1px 6px rgba(6,14,32,.8)}

/* Buy / Sell / Contact band */
.trio{display:grid;grid-template-columns:repeat(3,1fr);background-size:cover;background-position:center;min-height:clamp(300px,36vw,520px);position:relative}
.trio .tp{position:relative;display:flex;flex-direction:column;align-items:center;justify-content:flex-end;padding:0 16px clamp(28px,5vw,64px);color:#fff;text-decoration:none;background:linear-gradient(0deg,rgba(6,14,32,.38),rgba(6,14,32,.05) 55%);transition:background .35s}
.trio .tp+.tp{border-left:1px solid rgba(255,255,255,.85)}
.trio .tp::after{content:"";position:absolute;inset:0;background:#fff;opacity:0;transition:opacity .35s;pointer-events:none}
.trio .tp:hover::after,.trio .tp:focus-visible::after{opacity:.13}
.trio .tp img{position:absolute;left:50%;top:44%;width:min(62%,340px);height:auto;transform:translate(-50%,-50%) scale(.94);opacity:0;transition:opacity .45s,transform .45s;z-index:1;pointer-events:none;filter:drop-shadow(0 2px 12px rgba(6,14,32,.45))}
.trio .tp:hover img,.trio .tp:focus-visible img{opacity:1;transform:translate(-50%,-50%) scale(1)}
.trio .tl{position:relative;z-index:2;font:600 clamp(26px,3.2vw,46px)/1 var(--sans);letter-spacing:.08em;text-shadow:0 2px 14px rgba(6,14,32,.6)}
.trio .ts{position:relative;z-index:2;margin-top:10px;font:500 11px/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;color:var(--gold);text-shadow:0 1px 8px rgba(6,14,32,.7);opacity:0;transform:translateY(6px);transition:.35s}
.trio .tp:hover .ts,.trio .tp:focus-visible .ts{opacity:1;transform:none}
.trio .tp:focus-visible{outline:2px solid var(--gold);outline-offset:-4px}
@media(hover:none){.trio .tp img{opacity:.9;transform:translate(-50%,-50%) scale(1);top:38%}.trio .ts{opacity:1;transform:none}}
@media(max-width:700px){.trio{grid-template-columns:1fr;min-height:0}.trio .tp{min-height:190px;justify-content:center;padding-bottom:0}.trio .tp+.tp{border-left:0;border-top:1px solid rgba(255,255,255,.85)}.trio .tp img{top:50%;width:46%;max-width:200px}.trio .tl,.trio .ts{z-index:2}}
.trio .ts{color:#fff;text-shadow:0 1px 10px rgba(6,14,32,.9)}
.trio{border-bottom:4px solid #000}
.hdr,.hdr.solid{background:var(--deep);box-shadow:0 1px 0 rgba(201,161,90,.35)}
.hdr,.hdr.solid{background:#0a1a2f}
.hdr,.hdr.solid{background:#0b1836!important}

/* Lender partner card */
.lender{grid-column:1/-1;background:#fff;border:1px solid var(--line);padding:clamp(22px,3vw,40px)}
.lender h3{font:600 11px/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;color:var(--gold-d);margin-bottom:22px}
.lend-in{display:grid;grid-template-columns:minmax(150px,240px) 1fr;gap:clamp(20px,3vw,44px);align-items:start}
.lend-ph{width:100%;height:auto;display:block}
.lend-logo{width:min(280px,70%);height:auto;display:block;margin-bottom:14px}
.lend-nm{font:400 clamp(30px,3.4vw,42px)/1.1 var(--serif);color:var(--ink);margin:0}
.lend-rl{margin:6px 0 0;font-weight:500}
.lend-lic{margin:0 0 14px;color:rgba(15,26,34,.7)}
.lender address{font-style:normal;line-height:1.75}
.lender address a{color:var(--ink);text-decoration:underline;text-underline-offset:3px}
.lend-disc{margin-top:26px;padding-top:18px;border-top:1px solid var(--line);font-size:12px;line-height:1.55}
@media(max-width:640px){.lend-in{grid-template-columns:1fr}.lend-ph{max-width:220px}}

.pc-in{display:grid;grid-template-columns:minmax(120px,200px) 1fr;gap:clamp(20px,3vw,44px);align-items:center}
.pc-logo{width:100%;max-width:200px;height:auto;display:block;border-radius:50%}
@media(max-width:640px){.pc-in{grid-template-columns:1fr}.pc-logo{max-width:150px}}

.law-ban{width:100%;height:auto;display:block;margin-bottom:clamp(20px,3vw,32px)}
.law-in{display:grid;grid-template-columns:1.3fr 1fr;gap:clamp(20px,3vw,44px);align-items:start}
@media(max-width:700px){.law-in{grid-template-columns:1fr}}
.all-logo{width:min(300px,80%);height:auto;display:block;margin-bottom:16px}
.jc-logo{width:100%;max-width:240px;height:auto;display:block}
@media(max-width:640px){.jc-logo{max-width:200px}}

/* Local Network: compact 3-up cards */
.pgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.pn{background:#fff;border:1px solid var(--line);padding:20px 20px 18px;display:flex;flex-direction:column;font-size:14.5px;line-height:1.55}
.pn-img{display:flex;align-items:center;justify-content:flex-start;height:84px;margin-bottom:12px}
.pn-img img{max-height:84px;max-width:150px;width:auto;height:auto;object-fit:contain}
.pn-img.av img{width:84px;height:84px;border-radius:50%;object-fit:cover;object-position:center top;max-width:none}
.pn-img.rd img{width:84px;height:84px;border-radius:50%}
.pn-cat{font:600 10px/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;color:var(--gold-d);margin:0 0 8px}
.pn-nm{font:400 22px/1.15 var(--serif);margin:0 0 4px}
.pn-nm a{color:var(--ink);text-decoration:none}.pn-nm a:hover{text-decoration:underline}
.pn-rl{margin:0;font-weight:500;font-size:13.5px}
.pn-sub{margin:2px 0 0;color:rgba(15,26,34,.68);font-size:13px}
.pn address{font-style:normal;margin:10px 0 14px;overflow-wrap:anywhere}
.pn address a{color:var(--ink);text-decoration:underline;text-underline-offset:2px}
.pn-btn{margin-top:auto;align-self:flex-start;font:500 11px/1 var(--sans);letter-spacing:.14em;text-transform:uppercase;color:var(--ink);border:1px solid var(--ink);padding:9px 12px;text-decoration:none;transition:.2s}
.pn-btn:hover{background:var(--ink);color:#fff}
@media(max-width:900px){.pgrid{grid-template-columns:1fr 1fr}}
@media(max-width:600px){.pgrid{grid-template-columns:1fr}}

/* Meet Craig: heading sits on the photo's open left side; body copy in navy */
#meet .bimg{position:relative}
#meet .bimg::before{content:"";position:absolute;inset:0;z-index:1;pointer-events:none;background:linear-gradient(90deg,rgba(255,253,249,.92) 0%,rgba(255,253,249,.8) 28%,rgba(255,253,249,0) 50%)}
#meet .bover{position:absolute;z-index:2;left:clamp(16px,4.5%,72px);top:clamp(14px,7%,70px);max-width:40%}
#meet .bover .eyebrow{margin-bottom:clamp(4px,.8vw,12px)}
#meet .bover .h2{margin:0;line-height:1.05;font-size:clamp(24px,4.2vw,64px);color:var(--deep)}
#meet .btx p{color:var(--deep)}
@media(max-width:480px){#meet .bover .eyebrow{font-size:10px;letter-spacing:.22em}}

/* Meet Craig text box: navy brand color, white lettering */
#meet,#meet .btx{background:var(--deep)}
#meet .btx p{color:#fff}
#meet .btx .btn.ink{background:transparent;color:#fff;border-color:#fff}
#meet .btx .btn.ink:hover{background:#fff;color:var(--deep)}

/* Meet Craig page: same navy box with white lettering */
.navybox,.navybox .btx{background:var(--deep)}
.navybox .btx,.navybox .btx p,.navybox .btx .h2,.navybox .btx .pull{color:#fff}
.navybox .btx .eyebrow{color:var(--gold)}
.navybox .btx .pull .by{color:var(--gold)!important}
.navybox .btx .btn.ink{background:transparent;color:#fff;border-color:#fff}
.navybox .btx .btn.ink:hover{background:#fff;color:var(--deep)}
.navybox .btx .btn.gold-o{color:var(--gold);border-color:var(--gold)}
#meet .btx .eyebrow{color:var(--gold)}

/* Gold line along the bottom of the header */
.hdr,.hdr.solid{box-shadow:0 2px 0 var(--gold)!important}

/* return buttons */
.retbtns{justify-content:center;margin-top:18px}
.call .retbtns,.band .retbtns{margin-top:22px}
.retsec{padding-top:clamp(36px,5vw,60px);padding-bottom:clamp(36px,5vw,60px)}
.retsec .retbtns{margin-top:0}

/* back line on listing pages */
.backline{background:var(--deep);border-bottom:2px solid var(--gold);padding:14px var(--gut);text-align:left}
.backline a{color:#fff;font:500 13px/1 var(--sans);letter-spacing:.18em;text-transform:uppercase}
.backline a:hover{color:var(--gold)}

/* listing location map: muted grayscale map with a pin */
.mapbox{min-height:clamp(380px,46vw,520px);background:#e3e3e3}
.mapbox::before{display:none}
.mapbox .mapfr{position:absolute;left:0;top:-90px;width:100%;height:calc(100% + 180px);border:0;filter:grayscale(1) contrast(.88) brightness(1.06);z-index:0}
.mapbox .mappin{position:absolute;left:50%;top:50%;width:84px;height:84px;margin:-42px 0 0 -42px;border-radius:50%;background:rgba(24,24,24,.92);display:grid;place-items:center;z-index:1;pointer-events:none;box-shadow:0 0 0 7px rgba(255,255,255,.25)}
.mapbox .mappin::after{content:"";position:absolute;inset:8px;border:1px solid var(--gold);border-radius:50%}
.mapbox .box{position:absolute;left:clamp(14px,3vw,40px);bottom:clamp(14px,3vw,40px);z-index:2;text-align:left;justify-items:start;max-width:min(320px,calc(100% - 28px))}

/* return line after each listing sub-section */
.retline{background:#f6f3ee;border-top:1px solid rgba(11,24,54,.12);border-bottom:1px solid rgba(11,24,54,.12);padding:16px var(--gut);text-align:center}
.retline a{color:var(--deep);font:500 12px/1.4 var(--sans);letter-spacing:.18em;text-transform:uppercase;border-bottom:1px solid var(--gold);padding-bottom:3px}
.retline a:hover{color:var(--gold-d)}

/* home: neighborhoods picker */
.hoods-grid{display:grid;grid-template-columns:minmax(220px,.42fr) 1fr;gap:clamp(24px,4vw,64px);align-items:start}
.hoods-list{list-style:none;margin:26px 0 30px;padding:0}
.hoods-list li{border-bottom:1px solid rgba(11,24,54,.14)}
.hoods-list button{all:unset;box-sizing:border-box;display:flex;justify-content:space-between;align-items:center;width:100%;cursor:pointer;padding:19px 4px;font:400 14px/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;color:rgba(11,24,54,.72);transition:color .2s}
.hoods-list button:hover,.hoods-list button:focus-visible{color:var(--deep)}
.hoods-list button.on{color:var(--deep);box-shadow:0 1px 0 var(--gold);margin-bottom:-1px}
.hoods-list button.on::after{content:"\203A";font-size:20px;color:var(--gold-d)}
.hoods-r{position:relative;min-width:0}
.hoods-arrows{display:flex;gap:12px;justify-content:flex-end;margin-bottom:18px}
.hoods-rail{display:flex;gap:14px;overflow-x:auto;scroll-snap-type:x mandatory;scrollbar-width:none;padding-bottom:4px}
.hoods-rail::-webkit-scrollbar{display:none}
.hcard{position:relative;flex:0 0 clamp(240px,31vw,430px);aspect-ratio:17/20;scroll-snap-align:start;overflow:hidden;display:grid;place-items:center;color:#fff}
.hcard .hbg{position:absolute;inset:0;background:center/cover no-repeat;transition:transform .6s}
.hcard::after{content:"";position:absolute;inset:0;background:rgba(6,14,32,.28);transition:background .3s}
.hcard:hover .hbg{transform:scale(1.04)}.hcard:hover::after{background:rgba(6,14,32,.42)}
.hcard b{position:relative;z-index:2;font:500 clamp(20px,2.2vw,30px)/1.1 var(--sans);letter-spacing:.08em;text-align:center;padding:0 12px;text-shadow:0 1px 14px rgba(0,0,0,.45)}
.hcard.on{outline:2px solid var(--gold);outline-offset:-2px}
@media(max-width:820px){.hoods-grid{grid-template-columns:1fr}}

/* neighborhood page: property listings search */
.sr{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
.hsearch{display:grid;grid-template-columns:1fr auto auto auto;gap:14px;align-items:end;margin:30px 0 8px}
.hsearch label{display:block}
.hsearch input[type=search],.hsearch select{width:100%;font:400 15px/1.2 var(--sans);padding:15px 4px;border:0;border-bottom:1px solid rgba(11,24,54,.35);background:transparent;color:var(--ink);border-radius:0;outline:0}
.hsearch input:focus,.hsearch select:focus{border-bottom-color:var(--gold-d)}
.hsearch .btn{white-space:nowrap}
@media(max-width:820px){.hsearch{grid-template-columns:1fr 1fr}.hsearch .hs-q{grid-column:1/-1}.hsearch .btn{grid-column:1/-1;text-align:center}}

.lux-frame.tall{height:clamp(640px,92vh,920px)}
.hl-sub{font:500 13px/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;text-align:center;margin:38px 0 -6px}
.hoodhero{min-height:clamp(320px,36vw,460px)}

.band .goldnotes{display:grid;grid-template-columns:1fr 1fr;gap:28px;max-width:960px;margin-top:10px;text-align:left}
.band .goldnotes h3{color:var(--gold);font:600 14px/1.2 var(--sans);letter-spacing:.2em;text-transform:uppercase;margin:0 0 10px}
.band .goldnotes p{color:var(--gold);font-size:15px;line-height:1.6;max-width:none;margin:0}
@media(max-width:760px){.band .goldnotes{grid-template-columns:1fr}}

/* home blog: big left, two stacked right */
@media(min-width:861px){
.sec .wrap>.blog3{width:auto;margin-inline:0;grid-template-columns:2.1fr 1fr;gap:28px;align-items:stretch}
.blog3 .big,.blog3 .big .post{height:100%}
.blog3 .big .post{display:flex;flex-direction:column;gap:14px}
.blog3 .big .ph{height:clamp(340px,36vw,500px);aspect-ratio:auto;flex:none}
.blog3 .big .tx,.blog3 .side .post .tx{padding:0}
.blog3 .side{display:grid;grid-template-rows:1fr 1fr;gap:28px;align-content:stretch}
.blog3 .side .post{grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:18px;align-items:start}
.blog3 .side .post .ph{aspect-ratio:auto;width:100%;height:100%;min-height:150px}
.blog3 .side .post h3{font-size:clamp(15px,1.3vw,19px)}
}
@media(max-width:860px){.sec .wrap>.blog3{width:auto;margin-inline:0;gap:24px}.blog3 .side{gap:24px}.blog3 .side .post .ph,.blog3 .big .ph{height:auto;aspect-ratio:16/10}.blog3 .big .tx,.blog3 .side .post .tx{padding:12px 0 0}}

.band.connect{min-height:clamp(440px,52vw,690px)}
.band.connect::after{background:rgba(6,14,32,.42)}
.band.connect .ph{background-position:center 62%}
.band.connect p{max-width:34em;font-size:clamp(16px,1.4vw,19px)}

.blogmore{margin-top:34px}
@media(min-width:861px){
.blog3 .side{height:clamp(340px,36vw,500px)}
.blog3 .big h3{font-size:clamp(22px,2.2vw,32px);letter-spacing:.06em}
.blog3 .side .post .ph{height:100%}
.blog3 .side .post .tx{align-self:start}
.blog3 .side .post:first-child{border-bottom:1px solid rgba(0,0,0,.08);padding-bottom:14px}
}

.concierge .crows{margin-top:30px;border-top:1px solid var(--gold)}
.concierge .crow{display:grid;grid-template-columns:minmax(220px,1fr) 2fr;gap:24px;align-items:center;padding:26px 0;border-bottom:1px solid rgba(201,161,90,.55)}
.concierge .crow h3{font-family:var(--serif);font-weight:500;font-size:clamp(24px,2.6vw,36px);margin:0}
.concierge .crow p{margin:0;font-size:clamp(16px,1.3vw,19px);max-width:36em}
@media(max-width:700px){.concierge .crow{grid-template-columns:1fr;gap:6px;padding:20px 0}}

/* concierge: gold ground, navy lettering */
.sec.concierge{background:var(--gold);color:var(--deep)}
.concierge .eyebrow,.concierge .h2,.concierge .crow h3,.concierge .crow p,.concierge .fine{color:var(--deep);opacity:1}
.concierge .crows{border-top-color:var(--deep)}
.concierge .crow{border-bottom-color:rgba(11,24,54,.45)}
.concierge .btn.ink{background:var(--deep);color:var(--gold);border-color:var(--deep)}
.concierge .btn.ink:hover{background:transparent;color:var(--deep)}

.pfeat .wrap{display:grid;grid-template-columns:1.15fr 1fr;gap:clamp(28px,5vw,80px);align-items:center}
.pfeat.rev .wrap{grid-template-columns:1fr 1.15fr}.pfeat.rev .pf-card{order:-1}
.pfeat .eyebrow{color:var(--gold)}
.pfeat .h2{color:#fff}.pfeat p{color:#fff;opacity:.92;max-width:34em}
.pfeat .btn{margin-top:14px}
.pf-card{background:#e2dfd6;padding:8px}
.pf-in{border:1px solid rgba(11,24,54,.18);padding:clamp(26px,3vw,44px)}
.pf-k{font:600 12px/1 var(--sans);letter-spacing:.3em;text-transform:uppercase;color:var(--gold-d)}
.pf-t{font-family:var(--serif);font-weight:700;font-size:clamp(34px,4vw,56px);color:var(--deep);letter-spacing:.04em;margin:12px 0 18px;padding-bottom:18px;border-bottom:1px solid rgba(11,24,54,.15)}
.pf-m{font-size:15px;line-height:1.6;color:#4a5a78}
.pfoot{padding:26px 0}
@media(max-width:800px){.pfeat .wrap,.pfeat.rev .wrap{grid-template-columns:1fr}.pfeat.rev .pf-card{order:0}}

/* menu: four columns, not stacked */
@media(min-width:700px){.mm{grid-template-columns:repeat(4,minmax(0,1fr))!important;gap:26px}}
@media(min-width:700px) and (max-width:1040px){.mm h3{font-size:clamp(17px,2.3vw,22px)}.mm .sub a{font-size:11px;letter-spacing:.1em}}
@media(max-width:699px){.mm{grid-template-columns:repeat(2,minmax(0,1fr))!important;gap:20px}.mm h3{font-size:19px}.mm .sub a{font-size:11px;letter-spacing:.08em}}
/* footer menu */
footer .fmenu{max-width:var(--col);margin:0 auto 38px;padding-bottom:38px;border-bottom:1px solid rgba(255,255,255,.18);text-align:left}
footer .fmenu .mm{padding:0;gap:26px}
footer .fmenu .mm h3{color:#e8ece9;font-size:clamp(19px,1.8vw,25px)}
footer .fmenu .mm h3 a{color:inherit}
footer .fmenu .mm .sub a{color:#dbe4ea}
footer .fsoc{display:flex;align-items:center;justify-content:center;gap:18px;margin:6px 0 26px;font-size:12px;letter-spacing:.2em;text-transform:uppercase}
footer .fsoc .social{display:flex;gap:16px}
footer .fsoc .social a{color:#fff}
@media(max-width:699px){footer .fmenu .mm{grid-template-columns:repeat(2,minmax(0,1fr))!important}}

/* blog page: compact cards, 3 per row */
.bgrid{width:auto;max-width:var(--col);margin:34px auto 0;padding:0 var(--gut);gap:34px 24px;grid-template-columns:repeat(3,minmax(0,1fr))}
.bgrid .post .ph{aspect-ratio:3/2}
.bgrid .post .tx{padding:14px 2px 0}
.bgrid .post .by{font-size:11px;letter-spacing:.12em}
.bgrid .post h3{font-size:clamp(17px,1.7vw,21px);line-height:1.25;margin:6px 0}
.bgrid .post p{font-size:13.5px!important;line-height:1.5;display:-webkit-box;-webkit-line-clamp:3;-webkit-box-orient:vertical;overflow:hidden}
@media(max-width:860px){.bgrid{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media(max-width:520px){.bgrid{grid-template-columns:1fr}}

/* footer Preferred Shore block */
footer .psblock{max-width:720px;margin:0 auto 30px;text-align:center;display:grid;gap:10px;justify-items:center}
footer .psblock .pslink{display:inline-block;transition:opacity .2s}
footer .psblock .pslink:hover{opacity:.85}
footer .psblock .eyebrow{color:var(--gold);margin:6px 0 0}
footer .psblock .psline{font:400 clamp(24px,3vw,34px)/1.2 var(--serif);color:#fff;margin:0}
footer .psblock .pstext{font-size:15px;line-height:1.6;color:#dbe4ea;margin:0;max-width:600px}
footer .psblock .btn{margin-top:6px}

.bstory{background:var(--deep);color:#fff;padding:clamp(28px,4vw,52px);display:grid;gap:14px;align-content:center}
.bstory .eyebrow{color:var(--gold);margin:0}
.bstory h3{font:400 clamp(28px,3.2vw,40px)/1.15 var(--serif);color:#fff;margin:0}
.bstory p{font-size:17px;line-height:1.65;color:#dbe4ea;margin:0}

.tgrid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:22px;max-width:var(--col);margin:0 auto 30px;text-align:left}
.tgrid.tall{grid-template-columns:1fr;max-width:860px}
.tcard{margin:0;background:#fff;border-top:3px solid var(--gold);padding:28px 26px;display:flex;flex-direction:column;gap:16px;box-shadow:0 2px 18px rgba(11,24,54,.08)}
.tcard blockquote{margin:0;font:400 clamp(16px,1.35vw,18px)/1.6 var(--serif);color:var(--ink);max-width:none}
.tcard figcaption{margin-top:auto;font:500 11px/1 var(--sans);letter-spacing:.18em;text-transform:uppercase;color:var(--gold-d)}
@media(max-width:900px){.tgrid{grid-template-columns:1fr}}
.mm .sub a{overflow-wrap:anywhere}

.soldmore{grid-column:span 2;display:flex;align-items:center;justify-content:center;text-align:center;min-height:240px;border:1.5px dashed var(--gold-d);background:rgba(201,161,90,.08);align-self:stretch}
.soldmore .soldtx{justify-items:center;padding:24px}
.soldmore h3{font:500 clamp(26px,3vw,40px)/1.15 var(--serif)}
@media(max-width:900px){.soldmore{grid-column:auto}}

/* blog page: 4 / 3 / 2 across, small photos */
.bgrid{grid-template-columns:repeat(4,minmax(0,1fr))!important;gap:30px 20px}
.bgrid .post .ph{aspect-ratio:3/2}
@media(max-width:1100px){.bgrid{grid-template-columns:repeat(3,minmax(0,1fr))!important}}
@media(max-width:700px){.bgrid{grid-template-columns:repeat(2,minmax(0,1fr))!important;gap:22px 14px}.bgrid .post h3{font-size:15px}.bgrid .post p{display:none}}

.bgrid.home{padding:0;margin:30px 0 0;max-width:none}
@media(max-width:1100px){.bgrid.home{grid-template-columns:repeat(2,minmax(0,1fr))!important}}

.fr-wrap.nofb:not(.live){display:none}

.menu-btn{display:inline-flex;align-items:center;gap:10px}
.menu-btn svg{display:block}

/* Meet Craig industry buttons: compact, four across */
.grid6.xp4.xpbtns{grid-template-columns:repeat(4,minmax(0,1fr))!important;gap:8px;max-width:var(--col);margin-inline:auto}
.xpbtns .xpb{min-height:56px;padding:8px 22px 8px 8px}
.xpbtns .xpb h3{font-size:clamp(14px,1.5vw,19px);line-height:1.15}
.xpbtns .xpb::after{right:7px;top:5px;font-size:15px}
@media(max-width:520px){.xpbtns .xpb{min-height:52px;padding:6px 14px 6px 4px}.xpbtns .xpb h3{font-size:12px}.xpbtns .xpb::after{right:4px;top:3px;font-size:12px}.grid6.xp4.xpbtns{gap:5px}}

/* Keep looking tiles: small, three on one row */
.tiles{grid-template-columns:repeat(3,minmax(0,1fr))!important;gap:12px!important;max-width:var(--col);margin-inline:auto}
.tile{aspect-ratio:16/9!important;min-height:0}
.tile span{padding:12px 14px;font-size:clamp(15px,1.7vw,22px)}
.tile small{font-size:9px;margin-bottom:5px}
@media(max-width:600px){.tile{aspect-ratio:1/1!important}.tile span{padding:8px;font-size:13px;line-height:1.15}.tile small{font-size:8px;letter-spacing:.14em}.tiles{gap:6px!important}}
.tile .zips{top:10px;left:12px;right:12px}
.tile .zips i{font-size:12px;padding:4px 7px}
@media(max-width:600px){.tile .zips{top:6px;left:6px;right:6px}.tile .zips b{font-size:7px}.tile .zips i{font-size:10px;padding:3px 5px}}

/* header: Tyler number large and bold */
.ph2{gap:3px}
.ph2 a:first-child{display:flex;flex-direction:column;gap:3px}
.ph2 .tlab{font-size:10px;letter-spacing:.14em;text-transform:uppercase;opacity:.85}
.ph2 .tnum{font:800 clamp(22px,2.1vw,30px)/1 var(--sans);letter-spacing:.02em;color:var(--gold)}
@media(min-width:641px) and (max-width:1100px){.ph2 .tnum{font-size:20px}.ph2 .tlab{font-size:9px}}

/* footer: map left, contact right */
footer .fcontact{display:grid;grid-template-columns:1.2fr 1fr;gap:clamp(20px,4vw,56px);align-items:center;max-width:var(--col);margin:0 auto 30px;text-align:left}
footer .fmap{position:relative;border:1px solid rgba(255,255,255,.25);overflow:hidden;min-height:260px;height:100%}
footer .fmap iframe{display:block;width:100%;height:100%;min-height:260px;border:0}
footer .fdir{position:absolute;left:10px;bottom:10px;background:var(--gold);color:#0b1836;font:600 11px/1 var(--sans);letter-spacing:.14em;text-transform:uppercase;padding:9px 14px;border-radius:999px}
footer .fcontact address{margin:0;text-align:left}
footer .fcontact address .who{display:block;font-size:11px;margin-bottom:6px}
@media(max-width:800px){footer .fcontact{grid-template-columns:1fr}}

footer .fmap iframe{display:none}
footer .fmap.live iframe{display:block}
footer .fmap.live .fmapcard{display:none}
footer .fmapcard{position:absolute;inset:0;display:flex;flex-direction:column;align-items:center;justify-content:center;gap:8px;text-align:center;color:#fff;padding:20px;background:
 linear-gradient(0deg,rgba(11,24,54,.35),rgba(11,24,54,.35)),
 repeating-linear-gradient(0deg,transparent 0 38px,rgba(255,255,255,.06) 38px 39px),
 repeating-linear-gradient(90deg,transparent 0 52px,rgba(255,255,255,.06) 52px 53px),#16295a}
footer .fmapcard svg{color:var(--gold)}
footer .fmapcard b{font:500 clamp(22px,2.4vw,30px)/1.1 var(--serif)}
footer .fmapcard span{font-size:15px;line-height:1.5;color:#dbe4ea}
footer .fmapcard em{font:600 11px/1 var(--sans);font-style:normal;letter-spacing:.16em;text-transform:uppercase;background:var(--gold);color:#0b1836;padding:10px 16px;border-radius:999px;margin-top:6px}
footer .fmap.live .fdir{display:block}
footer .fmap:not(.live) .fdir{display:none}

/* mortgage payment calculator */
@import url('https://fonts.googleapis.com/css2?family=Fraunces:opsz,wght@9..144,400;9..144,600&display=swap');
.rm-calc{--navy:#0f2138;--navy-2:#16304f;--brass:#c19a5b;--brass-line:rgba(193,154,91,.4);--paper:#f5f1e8;--ink:#22303f;background:var(--navy);color:var(--paper);padding:clamp(2.2rem,5vw,4rem) clamp(1.1rem,4vw,3.5rem);line-height:1.5}
.rm-calc *{box-sizing:border-box}
.rm-calc__inner{max-width:900px;margin:0 auto}
.rm-calc__eyebrow{font-size:.7rem;font-weight:700;letter-spacing:.2em;text-transform:uppercase;color:var(--brass);margin-bottom:.8rem;text-align:center}
.rm-calc__h{font-family:"Fraunces",Georgia,serif;font-weight:600;color:#fff;font-size:clamp(1.6rem,4vw,2.4rem);text-align:center;margin-bottom:2rem;text-wrap:balance}
.rm-calc__grid{display:grid;grid-template-columns:1fr;gap:2rem}
@media(min-width:760px){.rm-calc__grid{grid-template-columns:1fr 1fr;align-items:start}}
.rm-calc__field{margin-bottom:1.1rem}
.rm-calc__label{display:block;font-size:.82rem;color:rgba(245,241,232,.8);margin-bottom:.4rem;letter-spacing:0;text-transform:none;opacity:1}
.rm-calc__inputwrap{position:relative}
.rm-calc__pre,.rm-calc__post{position:absolute;top:50%;transform:translateY(-50%);color:rgba(15,33,56,.5);font-size:.95rem}
.rm-calc__pre{left:.9rem}.rm-calc__post{right:.9rem}
.rm-calc input{width:100%;font-size:1rem;color:var(--navy);background:#fff;border:1px solid var(--brass-line);border-radius:2px;padding:.7rem .9rem}
.rm-calc input.pad-l{padding-left:1.9rem}
.rm-calc input.pad-r{padding-right:2.2rem}
.rm-calc input:focus-visible{outline:3px solid var(--brass);outline-offset:1px}
.rm-calc__result{background:var(--paper);color:var(--ink);border:1px solid var(--brass-line);padding:clamp(1.4rem,3vw,2rem);position:relative}
.rm-calc__result::before{content:"";position:absolute;inset:6px;border:1px solid rgba(15,33,56,.12);pointer-events:none}
.rm-calc__big{font-family:"Fraunces",Georgia,serif}
.rm-calc__biglabel{font-size:.72rem;letter-spacing:.16em;text-transform:uppercase;color:var(--brass);font-weight:700}
.rm-calc__bignum{font-size:clamp(2.2rem,6vw,3rem);font-weight:600;color:var(--navy);line-height:1.05;margin:.15rem 0 .1rem}
.rm-calc__bigsub{font-size:.82rem;color:rgba(34,48,63,.65);margin-bottom:1.2rem}
.rm-calc__row{display:flex;justify-content:space-between;font-size:.9rem;padding:.5rem 0;border-top:1px solid rgba(15,33,56,.12);color:var(--navy)}
.rm-calc__row.hide{display:none}
.rm-calc__cta{display:block;text-align:center;text-decoration:none;margin-top:1.3rem;background:var(--navy);color:#fff;font-weight:600;font-size:.92rem;padding:.85rem 1rem;border-radius:2px;transition:background .18s ease}
.rm-calc__cta:hover{background:var(--navy-2)}
.rm-calc__cta small{display:block;font-weight:400;font-size:.72rem;color:var(--brass);margin-top:.15rem}
.rm-calc__disc{font-size:.68rem;color:rgba(245,241,232,.5);text-align:center;margin:1.6rem auto 0;max-width:60ch;line-height:1.5}
.rm-calc__cred{font-size:.68rem;letter-spacing:.03em;color:rgba(245,241,232,.55);text-align:center;margin-top:1rem}

/* calculator: compact */
.rm-calc{padding:1.4rem 1rem}
.rm-calc__inner{max-width:620px}
.rm-calc__eyebrow{font-size:.6rem;margin-bottom:.3rem}
.rm-calc__h{font-size:1.15rem;margin-bottom:.9rem}
.rm-calc__grid{gap:1rem}
.rm-calc__field{margin-bottom:.5rem}
.rm-calc__label{font-size:.68rem;margin-bottom:.15rem}
.rm-calc input{font-size:.8rem;padding:.35rem .55rem}
.rm-calc input.pad-l{padding-left:1.3rem}
.rm-calc input.pad-r{padding-right:1.6rem}
.rm-calc__pre,.rm-calc__post{font-size:.78rem}
.rm-calc__pre{left:.55rem}.rm-calc__post{right:.55rem}
.rm-calc__result{padding:.9rem}
.rm-calc__result::before{inset:4px}
.rm-calc__biglabel{font-size:.58rem}
.rm-calc__bignum{font-size:1.7rem}
.rm-calc__bigsub{font-size:.68rem;margin-bottom:.6rem}
.rm-calc__row{font-size:.74rem;padding:.3rem 0}
.rm-calc__cta{font-size:.76rem;padding:.55rem .6rem;margin-top:.8rem}
.rm-calc__cta small{font-size:.62rem}
.rm-calc__disc{font-size:.58rem;margin-top:.9rem}
.rm-calc__cred{font-size:.58rem;margin-top:.5rem}

/* buyer's guide steps: compact */
@media(min-width:901px){
.zig.step>.zimg{min-height:clamp(170px,18vw,230px)}
.zig.step>.zimg.two{min-height:clamp(300px,28vw,380px)}
.zig.step .txt{padding:clamp(18px,2.4vw,34px) clamp(22px,3.5vw,52px);gap:6px}
.zig.step .txt h2{font-size:clamp(20px,2vw,26px);margin:0}
.zig.step .txt p{font-size:14px;line-height:1.5;margin:0}
.zig.step .txt .n{font-size:11px}
}
@media(max-width:900px){
.zig.step>.zimg{min-height:150px}
.zig.step .txt{padding:20px 22px;gap:6px}
.zig.step .txt h2{font-size:21px}
.zig.step .txt p{font-size:14px}
}

.vh{position:absolute!important;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}

/* buyer's guide: calculator jump + larger Free Guide label */
html{scroll-behavior:smooth}
#payment-calculator{scroll-margin-top:110px}
.calc-jump{display:inline-block;margin-bottom:26px;background:var(--gold);color:var(--deep);padding:14px 30px;border-radius:999px;font-size:13px;letter-spacing:.2em;text-transform:uppercase;font-weight:600;text-decoration:none}
.calc-jump:hover{filter:brightness(1.08)}
.eyebrow.guide-eyebrow{font-size:clamp(20px,2.6vw,28px);letter-spacing:.28em;font-weight:600;color:var(--gold-d);margin-bottom:16px}

/* save + share */
.ss-float{position:fixed;right:18px;bottom:76px;z-index:54;display:flex;gap:8px}
.ss-float button,.ss-inline button{display:inline-flex;align-items:center;gap:7px;height:44px;padding:0 16px;border-radius:999px;border:1px solid var(--gold);background:var(--deep);color:#fff;font:500 12px/1 var(--sans);letter-spacing:.14em;text-transform:uppercase;cursor:pointer;box-shadow:0 2px 10px rgba(0,0,0,.3)}
.ss-float button:hover,.ss-inline button:hover{background:var(--gold);color:var(--deep)}
.ss-h{font-size:18px;line-height:1;color:var(--gold)}
.ss-float button:hover .ss-h,.ss-inline button:hover .ss-h{color:var(--deep)}
.ss-save[aria-pressed="true"]{background:var(--gold);color:var(--deep)}
.ss-save[aria-pressed="true"] .ss-h{color:var(--deep)}
.ss-inline{display:inline-flex;gap:8px;float:right}
.ss-inline button{box-shadow:none;background:#fff;color:var(--deep);height:40px}
.ss-toast{position:fixed;left:50%;bottom:90px;transform:translateX(-50%) translateY(20px);background:var(--deep);color:#fff;padding:12px 22px;border-radius:999px;border:1px solid var(--gold);font-size:14px;opacity:0;pointer-events:none;transition:.25s;z-index:80}
.ss-toast.on{opacity:1;transform:translateX(-50%)}
.ss-strip{background:var(--deep);color:#fff;border-bottom:1px solid var(--gold)}
.ss-in{max-width:1200px;margin:0 auto;padding:14px 16px;display:flex;flex-wrap:wrap;gap:10px;align-items:center}
.ss-in b{color:var(--gold);letter-spacing:.12em;text-transform:uppercase;font-size:13px;margin-right:6px}
.ss-chip{display:inline-flex;align-items:center;gap:6px;border:1px solid rgba(201,161,90,.6);border-radius:999px;padding:7px 8px 7px 14px;font-size:14px}
.ss-chip a{color:#fff;text-decoration:none}
.ss-chip button{background:none;border:0;color:var(--gold);font-size:18px;line-height:1;cursor:pointer;padding:0 6px}
@media(max-width:600px){.ss-float{right:12px;bottom:72px}.ss-float .ss-l{display:none}.ss-float button{width:46px;height:46px;padding:0;justify-content:center}.ss-inline .ss-l{font-size:11px}}
.backline{display:flex;justify-content:space-between;align-items:center;gap:12px;flex-wrap:wrap}
.ss-inline{float:none}
.ss-inline button{background:transparent;color:#fff;height:38px}
.ss-inline .ss-h{color:var(--gold)}
/* inline pair already on listing pages: hide the floating pair there */
.backline ~ .ss-float,body:has(.backline) .ss-float{display:none}
.ss-strip{margin-top:var(--hdr-h,68px)}

/* send my list */
.ss-sendbtn{background:var(--gold);color:var(--deep);border:0;border-radius:999px;padding:9px 18px;font:600 12px/1 var(--sans);letter-spacing:.14em;text-transform:uppercase;cursor:pointer;margin-right:6px}
.ss-modal{position:fixed;inset:0;background:rgba(5,10,25,.7);z-index:90;display:grid;place-items:center;padding:16px;overflow:auto}
.ss-box{position:relative;background:#fffdf8;color:#10202b;max-width:480px;width:100%;padding:28px 24px;border-top:3px solid var(--gold);border-radius:6px}
.ss-box h2{font-family:var(--serif,inherit);font-size:28px;margin:0 28px 6px 0}
.ss-box ul{margin:10px 0 14px;padding-left:20px;font-size:14px}
.ss-box label{display:block;font-size:12px;letter-spacing:.14em;text-transform:uppercase;margin-top:10px}
.ss-box input:not([type=checkbox]){display:block;width:100%;margin-top:4px;padding:11px;border:1px solid #10202b;background:transparent;font:16px var(--sans)}
.ss-box .consent{display:flex;gap:8px;text-transform:none;letter-spacing:0;font-size:12px;align-items:flex-start}
.ss-go{margin-top:14px;width:100%;background:var(--gold);color:var(--deep);border:0;border-radius:999px;padding:14px;font:600 13px/1 var(--sans);letter-spacing:.18em;text-transform:uppercase;cursor:pointer}
.ss-go:disabled{opacity:.6}
.ss-x{position:absolute;right:10px;top:6px;background:none;border:0;font-size:28px;cursor:pointer;color:#10202b}
.ss-note{font-size:14px;min-height:18px;margin:10px 0 0}

/* disclaimers page */
.disc .dblk{display:flex;gap:18px;align-items:flex-start;margin:18px 0;padding:18px 0;border-top:1px solid var(--line)}
.disc .dblk img{flex:none;height:auto;max-width:190px;border:1px solid var(--line)}
.disc .dblk p{margin:0;font-size:14px;line-height:1.65}
.disc h2{margin-top:30px}.disc h3{margin:14px 0 6px}
@media(max-width:600px){.disc .dblk{flex-direction:column}}
.ss-float button[hidden],.ss-inline button[hidden]{display:none!important}