:root{
  --ivory:#F7F3EC; --white:#FFFFFF; --espresso:#1E1A18; --greige:#B8A893; --stone:#8A8580; --bronze:#A8875A;
  --espresso-2:#2A2421; --stone-ink:#6B645F; --line:rgba(30,26,24,.14);
  --serif:"JR Num","Cormorant Garamond","Libre Caslon Display",Georgia,serif;
  --sans:"Jost","Manrope",system-ui,-apple-system,"Segoe UI",sans-serif;
  --wrap:min(1240px,100% - 48px);
}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth;scroll-padding-top:80px}
body{margin:0;background:var(--ivory);color:var(--espresso);font:300 17px/1.75 var(--sans);overflow-x:hidden;-webkit-font-smoothing:antialiased}
img,video,svg{display:block;max-width:100%}
a{color:inherit}
button,input,select,textarea{font:inherit;color:inherit}
.wrap{width:var(--wrap);margin-inline:auto}
.sr-only{position:absolute!important;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
.skip{position:absolute;left:12px;top:-60px;z-index:200;background:var(--espresso);color:var(--ivory);padding:10px 16px;text-decoration:none}
.skip:focus{top:12px}
:focus-visible{outline:2px solid var(--bronze);outline-offset:3px}

/* type */
.eyebrow{display:inline-flex;align-items:center;gap:14px;font:500 12px/1.4 var(--sans);letter-spacing:.32em;text-transform:uppercase;color:var(--bronze);margin:0 0 18px}
.eyebrow::before{content:"";width:34px;height:1px;background:currentColor}
.eyebrow.c{justify-content:center}
.eyebrow.c::after{content:"";width:34px;height:1px;background:currentColor}
h1,h2,h3{font-family:var(--serif);font-weight:500;text-transform:uppercase;letter-spacing:.12em;line-height:1.15;margin:0}
h2{font-size:clamp(30px,4vw,48px)}
h3{font-size:22px;letter-spacing:.14em}
.lead{font-size:19px;color:#3b3431}
.section{padding:clamp(80px,10vw,140px) 0}
.sec-head{text-align:center;max-width:760px;margin:0 auto clamp(40px,5vw,64px)}
.sec-head p{margin:18px 0 0;color:#4a423e}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:12px;padding:16px 30px;border:1px solid var(--espresso);background:transparent;text-decoration:none;font:500 12px/1 var(--sans);letter-spacing:.26em;text-transform:uppercase;cursor:pointer;transition:background .35s,color .35s,border-color .35s}
.btn:hover{background:var(--espresso);color:var(--ivory)}
.btn.solid{background:var(--espresso);color:var(--ivory)}
.btn.solid:hover{background:var(--bronze);border-color:var(--bronze)}
.btn.light{border-color:rgba(255,255,255,.7);color:#fff}
.btn.light:hover{background:#fff;color:var(--espresso)}
.link{font:500 12px/1 var(--sans);letter-spacing:.26em;text-transform:uppercase;text-decoration:none;border-bottom:1px solid var(--bronze);padding-bottom:6px}

/* header */
.hdr{position:fixed;inset:0 0 auto 0;z-index:100;color:#fff;transition:background .45s,color .45s,box-shadow .45s,padding .45s;padding:22px 0;padding-top:max(22px,env(safe-area-inset-top))}
.hdr::before{content:"";position:absolute;inset:0 0 -40px 0;background:linear-gradient(180deg,rgba(20,17,15,.5),rgba(20,17,15,0));pointer-events:none;transition:opacity .45s}
.hdr.solid{background:rgba(247,243,236,.97);color:var(--espresso);box-shadow:0 1px 0 var(--line);padding:12px 0;padding-top:max(12px,env(safe-area-inset-top));-webkit-backdrop-filter:saturate(1.2) blur(8px);backdrop-filter:saturate(1.2) blur(8px)}
.hdr.solid::before{opacity:0}
.hdr .wrap{position:relative;display:flex;align-items:center;justify-content:space-between;gap:24px}
.brand{text-decoration:none;display:flex;flex-direction:column;justify-content:center;line-height:1.1;min-height:44px}
.brand b{font:500 21px/1 var(--serif);letter-spacing:.22em}
.brand small{font:400 9.5px/1 var(--sans);letter-spacing:.28em;margin-top:7px;opacity:.85}
.nav{display:flex;align-items:center;gap:30px}
.nav a{font:400 11.5px/1 var(--sans);letter-spacing:.24em;text-transform:uppercase;text-decoration:none;padding:6px 0;border-bottom:1px solid transparent;transition:border-color .3s}
.nav a:hover{border-color:var(--bronze)}
.hdr .phone{display:inline-flex;align-items:center;gap:9px;font:400 13px/1 var(--sans);letter-spacing:.14em;text-decoration:none;white-space:nowrap;padding:11px 16px;border:1px solid currentColor;border-color:rgba(255,255,255,.45);transition:border-color .3s,background .3s}
.hdr.solid .phone{border-color:var(--line)}
.hdr .phone:hover{border-color:var(--bronze)}
.hdr .phone svg{width:15px;height:15px}
.hcall{display:none}
.burger{display:none;background:none;border:0;width:44px;height:44px;cursor:pointer;position:relative;color:inherit;padding:0}
.burger span,.burger::before,.burger::after{content:"";position:absolute;left:11px;right:11px;height:1px;background:currentColor;transition:transform .3s,opacity .3s}
.burger::before{top:16px}.burger span{top:22px}.burger::after{top:28px;left:19px}
.menu-open .burger::before{transform:translateY(6px) rotate(45deg)}
.menu-open .burger span{opacity:0}
.menu-open .burger::after{transform:translateY(-6px) rotate(-45deg);left:11px}

/* hero */
.hero{position:relative;min-height:100vh;min-height:100svh;display:flex;flex-direction:column;justify-content:flex-end;color:#fff;overflow:hidden;background:#2a2522;isolation:isolate}
.hero-media{position:absolute;inset:0;z-index:-1;overflow:hidden}
.slides-kb,.kb{position:absolute;inset:0}
/* single lead image: Jason's own lakefront photo, slow CSS Ken Burns (no video / autoplay dependency) */
.kb img{display:block;width:100%;height:100%;max-width:none;object-fit:cover;object-position:15% 50%;transform-origin:62% 45%;animation:kbpan 34s ease-in-out infinite alternate both;will-change:transform;backface-visibility:hidden}
@keyframes kbpan{0%{transform:scale(1.03) translate3d(0,0,0)}100%{transform:scale(1.15) translate3d(-2.5%,-1%,0)}}
@keyframes kbpansoft{0%{transform:scale(1.02) translate3d(0,0,0)}100%{transform:scale(1.06) translate3d(-1%,0,0)}}
/* phones: the photo keeps its full panorama width and pans slowly across the skyline toward the beach curve / Lake Shore Drive, keeping the Hancock in frame.
   translateX(-p*S) with origin at the left edge centres image point p (0..1) in the viewport at scale S. */
@keyframes kbpanm{0%{transform:translate3d(-35.36%,0,0) scale(1.04)}100%{transform:translate3d(-53.76%,0,0) scale(1.12)}}
@keyframes kbpanmsoft{0%{transform:translate3d(-39.52%,0,0) scale(1.04)}100%{transform:translate3d(-46.64%,0,0) scale(1.06)}}
.hero-shade{position:absolute;inset:0;background:
  linear-gradient(180deg,rgba(20,17,15,.4) 0%,rgba(20,17,15,.04) 22%,rgba(20,17,15,.12) 50%,rgba(20,17,15,.7) 82%,rgba(20,17,15,.88) 100%),
  linear-gradient(90deg,rgba(20,17,15,.62) 0%,rgba(20,17,15,.3) 42%,rgba(20,17,15,0) 72%)}
.hero-inner{position:relative;padding:118px 0 34px}
.hero-inner>*{max-width:760px}
.hero-eyebrow{display:flex;align-items:center;flex-wrap:wrap;gap:8px 14px;margin:0 0 22px;font:500 11.5px/1.4 var(--sans);letter-spacing:.32em;text-transform:uppercase;color:#E9DCC8}
.hero-eyebrow i{width:34px;height:1px;background:var(--bronze)}
.hero-title{max-width:900px!important;font:500 clamp(38px,4.9vw,70px)/1.04 var(--serif);letter-spacing:.04em;text-transform:none;margin:0;text-shadow:0 2px 30px rgba(0,0,0,.25)}
.hero-title em{display:block;font-style:italic;font-weight:400;color:#EBDDC6}
.hero-lede{margin:20px 0 0;font:300 clamp(16px,1.35vw,19px)/1.65 var(--sans);color:rgba(255,255,255,.92);max-width:600px}
.hero-points{list-style:none;padding:0;margin:26px 0 0;display:grid;gap:11px}
.hero-points li{position:relative;padding-left:26px;font:400 14.5px/1.5 var(--sans);letter-spacing:.02em;color:rgba(255,255,255,.9)}
.hero-points li::before{content:"";position:absolute;left:2px;top:.52em;width:7px;height:7px;border:1px solid var(--bronze);transform:rotate(45deg);background:rgba(168,135,90,.35)}
.hero-ctas{display:flex;flex-wrap:wrap;gap:14px;margin-top:30px}
.hero-btn{min-height:54px;padding:0 30px;font-size:12px;letter-spacing:.22em}
.hero-btn svg{width:16px;height:16px;flex:none}
.hero-btn.primary{background:var(--ivory);border-color:var(--ivory);color:var(--espresso)}
.hero-btn.primary:hover{background:var(--bronze);border-color:var(--bronze);color:#fff}
.hero-btn.ghost{border-color:rgba(255,255,255,.6);color:#fff;background:rgba(20,17,15,.2);-webkit-backdrop-filter:blur(6px);backdrop-filter:blur(6px)}
.hero-btn.ghost:hover{background:#fff;color:var(--espresso)}
.hero-areas{display:inline-flex;align-items:flex-end;min-height:44px;margin-top:10px;font:400 12px/1.6 var(--sans);letter-spacing:.18em;text-transform:uppercase;color:#E9DCC8;text-decoration:none;border-bottom:1px solid rgba(168,135,90,.8);padding:8px 0 4px}
.hero-areas::after{content:" →";letter-spacing:0}
.hero-title .ht1{white-space:nowrap}
.hero-kpis{display:none}
.hero-agent{display:flex;align-items:center;flex-wrap:wrap;gap:12px 14px;margin-top:22px}
.agent-ph{display:block;flex:none;width:64px;height:64px;border-radius:50%;padding:2px;background:linear-gradient(140deg,#F1DDAE 0%,#C9A46A 40%,#A8875A 65%,#E3C78F 100%);box-shadow:0 0 0 1px rgba(255,255,255,.1),0 0 18px rgba(201,164,106,.35),0 6px 18px rgba(0,0,0,.35)}
.agent-ph img{width:100%;height:100%;border-radius:50%;object-fit:cover;border:2px solid #1E1A18}
.agent-txt{display:flex;flex-direction:column;gap:3px;margin-right:8px}
.agent-txt b{font:500 22px/1.1 var(--serif);letter-spacing:.04em;color:#fff}
.agent-txt span{font:400 10px/1.4 var(--sans);letter-spacing:.18em;text-transform:uppercase;color:#E9DCC8}
.hero-agent .call{min-height:50px}
/* warm "glow as it moves": screen-blended light that breathes plus a slow light sweep (opacity/transform only, GPU friendly) */
.hero-glow,.hero-sweep,.hero-warm{position:absolute;pointer-events:none;mix-blend-mode:screen}
.hero-warm{inset:0;mix-blend-mode:soft-light;background:radial-gradient(ellipse 80% 70% at 30% 40%,rgba(255,150,50,1) 0%,rgba(255,130,40,.6) 50%,rgba(255,120,40,0) 85%);opacity:.15;animation:warm 9s ease-in-out .8s infinite alternate both;will-change:opacity}
@keyframes warm{0%{opacity:.12}100%{opacity:.75}}
.hero-glow{inset:-8%;background:
  radial-gradient(ellipse 26% 34% at 12% 46%,rgba(255,150,50,.8) 0%,rgba(255,130,40,.28) 45%,rgba(255,120,40,0) 72%),
  radial-gradient(ellipse 18% 22% at 47% 30%,rgba(255,170,70,.45) 0%,rgba(255,170,70,0) 70%),
  radial-gradient(ellipse 50% 14% at 45% 62%,rgba(255,170,80,.3) 0%,rgba(255,170,80,0) 70%);
  opacity:.3;transform-origin:20% 50%;animation:glow 8s ease-in-out infinite alternate both;will-change:opacity,transform}
@keyframes glow{0%{opacity:.25;transform:scale(1) translate3d(0,0,0)}100%{opacity:1;transform:scale(1.07) translate3d(1.5%,-.5%,0)}}
.hero-sweep{top:0;bottom:0;left:0;width:42%;background:linear-gradient(100deg,rgba(255,214,150,0) 25%,rgba(255,214,150,.3) 50%,rgba(255,214,150,0) 75%);-webkit-mask-image:linear-gradient(180deg,transparent 12%,#000 34%,#000 82%,transparent 100%);mask-image:linear-gradient(180deg,transparent 12%,#000 34%,#000 82%,transparent 100%);transform:translate3d(-120%,0,0);animation:sweep 12s cubic-bezier(.45,0,.25,1) 1.5s infinite both;will-change:transform}
@keyframes sweep{0%{transform:translate3d(-120%,0,0)}55%{transform:translate3d(260%,0,0)}100%{transform:translate3d(260%,0,0)}}
.hero-foot{position:relative;border-top:1px solid rgba(255,255,255,.16);background:linear-gradient(180deg,rgba(20,17,15,.25),rgba(20,17,15,.45));-webkit-backdrop-filter:blur(4px);backdrop-filter:blur(4px)}
.hero-foot .wrap{display:flex;align-items:center;justify-content:space-between;gap:30px}
.hero-stats{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(4,auto);gap:0}
.hero-stats li{display:flex;align-items:center;gap:14px;padding:18px 34px 18px 0;margin-right:34px;border-right:1px solid rgba(255,255,255,.16)}
.hero-stats li:last-child{border-right:0;margin-right:0}
.hero-stats strong{font:500 34px/1 var(--serif);letter-spacing:.02em;color:#EBDDC6;white-space:nowrap}
.hero-stats span{font:400 10.5px/1.45 var(--sans);letter-spacing:.2em;text-transform:uppercase;color:rgba(255,255,255,.82)}
.hero-prog{display:none} /* single image now, so no slide progress */
.cue{position:absolute;z-index:2;right:max(24px,calc((100% - 1240px)/2));top:50%;transform:translateY(-50%);display:flex;flex-direction:column;align-items:center;gap:14px;font:400 10px/1 var(--sans);letter-spacing:.36em;text-transform:uppercase;text-decoration:none;color:#fff;opacity:.85;padding:10px}
.cue span{writing-mode:vertical-rl}
.cue i{width:1px;height:56px;background:linear-gradient(#fff,transparent);animation:cue 2.4s ease-in-out infinite;transform-origin:top}
@keyframes cue{0%{transform:scaleY(0)}50%{transform:scaleY(1)}100%{transform:scaleY(1);opacity:0}}
.hero-inner>*{animation:rise 1s cubic-bezier(.2,.7,.2,1) both}
.hero-inner>:nth-child(2){animation-delay:.08s}.hero-inner>:nth-child(3){animation-delay:.16s}.hero-inner>:nth-child(4){animation-delay:.24s}.hero-inner>:nth-child(5){animation-delay:.32s}.hero-inner>:nth-child(6){animation-delay:.4s}.hero-inner>:nth-child(7){animation-delay:.46s}
.hero-inner::before{animation:none}
@keyframes rise{from{opacity:0;transform:translateY(18px)}to{opacity:1;transform:none}}

/* mobile menu */
.mnav{position:fixed;inset:0;z-index:90;background:var(--ivory);color:var(--espresso);overflow-y:auto;-webkit-overflow-scrolling:touch;opacity:0;visibility:hidden;transition:opacity .4s,visibility .4s}
.menu-open{overflow:hidden}
.menu-open .mnav{opacity:1;visibility:visible}
.mnav-in{min-height:100%;display:flex;flex-direction:column;padding:96px 28px calc(36px + env(safe-area-inset-bottom))}
.mnav-eyebrow{font:500 11px/1 var(--sans);letter-spacing:.32em;text-transform:uppercase;color:var(--bronze);margin:0 0 10px}
.mlinks{list-style:none;margin:0;padding:0}
.mlinks li{border-bottom:1px solid var(--line)}
.mlinks a{display:flex;align-items:baseline;gap:18px;min-height:54px;padding:14px 0 12px;font:500 23px/1.1 var(--serif);letter-spacing:.14em;text-transform:uppercase;text-decoration:none;transform:translateY(10px);opacity:0;transition:transform .5s,opacity .5s}
.mlinks a span{font:400 10.5px/1 var(--sans);letter-spacing:.2em;color:var(--stone-ink)}
.menu-open .mlinks a{transform:none;opacity:1}
.menu-open .mlinks li:nth-child(2) a{transition-delay:.04s}.menu-open .mlinks li:nth-child(3) a{transition-delay:.08s}.menu-open .mlinks li:nth-child(4) a{transition-delay:.12s}.menu-open .mlinks li:nth-child(5) a{transition-delay:.16s}.menu-open .mlinks li:nth-child(6) a{transition-delay:.2s}.menu-open .mlinks li:nth-child(7) a{transition-delay:.24s}
.mnav-ctas{display:grid;gap:12px;margin-top:30px}
.mnav-ctas .btn{min-height:52px;font-size:11.5px;letter-spacing:.2em}
.mnav-meta{margin:26px 0 0;font:300 13.5px/1.75 var(--sans);color:var(--stone-ink)}
.mnav-meta a{color:var(--espresso)}
@media (min-width:861px){.mnav{display:none}}
@media (max-width:1100px){.hero-stats li{padding-right:22px;margin-right:22px}.hero-stats strong{font-size:28px}.hero-prog{display:none}}
@media (max-width:860px){
  .hdr,.hdr.solid{padding-bottom:10px;padding-top:max(10px,env(safe-area-inset-top))}
  .hcall{display:inline-flex;align-items:center;justify-content:center;width:44px;height:44px;margin-left:auto;margin-right:-6px;color:inherit}
  .hcall svg{width:20px;height:20px}
  .hdr .wrap{gap:4px}
  .hero-inner{display:flex;flex-direction:column;padding:26vh 0 18px;padding:max(150px,21svh) 0 18px}
  .hero-inner::before{content:"";position:absolute;z-index:-1;left:-50vw;right:-50vw;top:calc(26vh - 110px);top:calc(max(150px,21svh) - 110px);bottom:0;background:linear-gradient(180deg,rgba(20,17,15,0) 0,rgba(20,17,15,.5) 110px,rgba(20,17,15,.76) 260px,rgba(20,17,15,.9) 100%);pointer-events:none}
  .hero-areas{align-self:flex-start}
  .hero{background:#1A1614}
  .hero-media{bottom:auto;height:calc(26vh + 360px);height:calc(max(150px,21svh) + 360px)}
  .kb img{position:absolute;top:0;left:50%;width:auto;height:100%;aspect-ratio:1916/821;object-fit:fill;transform-origin:0 50%;animation:kbpanm 32s ease-in-out infinite alternate both}
  .hero-shade{background:linear-gradient(180deg,rgba(20,17,15,.55) 0,rgba(20,17,15,.06) 110px,rgba(20,17,15,.1) 45%,rgba(26,22,20,.75) 78%,#1A1614 100%)}
  .hero-eyebrow{font-size:10px;letter-spacing:.17em;margin-bottom:14px;gap:6px 9px;flex-wrap:nowrap;white-space:nowrap}
  .hero-eyebrow i{width:16px;flex:none}
  .hero-title{font-size:min(46px,calc((100vw - 48px) / 10.3));line-height:1.08;letter-spacing:.02em}
  .hero-lede{font-size:14.5px;line-height:1.5;margin-top:12px}
  .lede-more{display:none}
  .hero-kpis{display:flex;list-style:none;margin:16px 0 0;padding:0}
  .hero-kpis li{display:flex;flex-direction:column;gap:4px;padding:0 14px;border-left:1px solid rgba(255,255,255,.2)}
  .hero-kpis li:first-child{padding-left:0;border-left:0}
  .hero-kpis strong{font:500 25px/1 var(--serif);letter-spacing:.02em;color:#EBDDC6;white-space:nowrap}
  .hero-kpis span{font:400 8.8px/1.3 var(--sans);letter-spacing:.14em;text-transform:uppercase;color:rgba(255,255,255,.82)}
  .hero-ctas{display:grid;grid-template-columns:1fr;gap:10px;margin-top:18px;width:100%;max-width:520px}
  .hero-btn{width:100%;min-height:50px;padding:0 18px;font-size:11.5px;letter-spacing:.18em}
  .hero-agent{display:grid;grid-template-columns:52px 1fr;gap:10px 12px;margin-top:16px;width:100%;max-width:520px}
  .agent-ph{width:52px;height:52px}
  .agent-txt b{font-size:20px}
  .agent-txt span{font-size:9px;letter-spacing:.14em}
  .hero-agent .call{grid-column:1/-1}
  .hero-foot{display:none}
  .hero-glow{background:
    radial-gradient(ellipse 50% 18% at 60% 22%,rgba(255,145,45,.75) 0%,rgba(255,130,40,.25) 50%,rgba(255,120,40,0) 75%),
    radial-gradient(ellipse 45% 18% at 8% 30%,rgba(255,140,45,.6) 0%,rgba(255,140,45,0) 70%),
    radial-gradient(ellipse 80% 10% at 50% 46%,rgba(255,175,85,.3) 0%,rgba(255,175,85,0) 70%)}
  .hero-warm{background:radial-gradient(ellipse 90% 40% at 50% 26%,rgba(255,150,50,1) 0%,rgba(255,130,40,.55) 50%,rgba(255,120,40,0) 85%)}
  .hero-sweep{width:70%}
  .hero-areas{font-size:11px;letter-spacing:.14em;margin-top:16px}
  .hero-foot{background:rgba(20,17,15,.55)}
  .hero-stats{grid-template-columns:repeat(4,1fr);width:100%}
  .hero-stats li{flex-direction:column;align-items:flex-start;gap:7px;padding:18px 8px 16px 10px;margin:0;border-right:1px solid rgba(255,255,255,.14)}
  .hero-stats li:first-child{padding-left:0}
  .hero-stats strong{font-size:23px}
  .hero-stats span{font-size:8.6px;letter-spacing:.12em;line-height:1.4}
  .cue{position:relative;right:auto;top:auto;transform:none;margin:0 auto;padding:10px 0 calc(14px + env(safe-area-inset-bottom));flex-direction:row;gap:12px;font-size:9px;min-height:44px}
  .cue span{writing-mode:horizontal-tb}
  .cue i{width:1px;height:22px}
}
@media (max-width:520px){
  .hero-stats{grid-template-columns:1fr 1fr}
  .hero-stats li{flex-direction:row;align-items:center;gap:12px;padding:16px 10px 16px 14px;border-right:0;border-bottom:1px solid rgba(255,255,255,.12)}
  .hero-stats li:nth-child(odd){padding-left:0;border-right:1px solid rgba(255,255,255,.12)}
  .hero-stats li:nth-child(n+3){border-bottom:0}
  .hero-stats strong{font-size:25px}
  .hero-stats span{font-size:9px;letter-spacing:.13em}
}
@media (max-width:360px){.hero-eyebrow i{display:none}.hero-eyebrow{flex-direction:column;align-items:flex-start;gap:4px}}
@media (max-width:400px){
  .hero-kpis li{padding:0 11px}.hero-kpis strong{font-size:23px}.hero-kpis span{letter-spacing:.1em}
  .hdr .brand b{font-size:15px;letter-spacing:.15em;white-space:nowrap}
  .hdr .brand small{font-size:6.9px;letter-spacing:.12em}
  .hero-eyebrow{flex-wrap:wrap;white-space:normal;font-size:9.5px;letter-spacing:.16em}
  .hero-stats strong{font-size:22px}
  .hero-stats span{font-size:8.4px;letter-spacing:.1em}
}
@media (max-height:500px) and (orientation:landscape){.hero-inner{padding-top:110px}}

/* meet */
.meet .wrap{display:grid;grid-template-columns:5fr 6fr;gap:clamp(40px,7vw,110px);align-items:center}
.portrait{position:relative;margin:0 0 0 18px}
.portrait::before{content:"";position:absolute;inset:-18px 18px 18px -18px;border:1px solid var(--bronze)}
.portrait img{position:relative;width:100%;aspect-ratio:4/5;object-fit:cover;object-position:50% 18%}
.meet h2{margin-bottom:26px}
.meet p{margin:0 0 20px}
.sig{font:italic 400 34px/1 var(--serif);color:var(--bronze);margin:30px 0 34px}
.meet .ctas{display:flex;flex-wrap:wrap;gap:14px}

/* stats */
.stats{background:var(--espresso);color:var(--ivory);padding:clamp(64px,8vw,100px) 0;position:relative;overflow:hidden}
.stats .wrap{display:grid;grid-template-columns:repeat(3,1fr)}
.stat{text-align:center;padding:10px 20px;border-left:1px solid rgba(184,168,147,.25)}
.stat:first-child{border-left:0}
.stat strong{display:block;font:500 clamp(48px,6vw,78px)/1 var(--serif);letter-spacing:.04em;color:var(--ivory)}
.stat span{display:block;margin-top:16px;font:400 11.5px/1.7 var(--sans);letter-spacing:.3em;text-transform:uppercase;color:var(--greige)}

/* tiles */
.tiles .grid{display:grid;grid-template-columns:repeat(4,1fr);gap:14px}
.tile{position:relative;overflow:hidden;min-height:480px;color:#fff;text-decoration:none;display:flex;align-items:flex-end;isolation:isolate}
.tile img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-2;transition:transform 1.4s cubic-bezier(.2,.7,.2,1);filter:saturate(.75)}
.tile::before{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(30,26,24,.1) 20%,rgba(30,26,24,.88) 100%);transition:background .5s}
.tile:hover img,.tile:focus-visible img{transform:scale(1.06)}
.tile:hover::before{background:linear-gradient(180deg,rgba(30,26,24,.35) 0%,rgba(30,26,24,.92) 100%)}
.tile .tb{padding:34px 30px}
.tile h3{font-size:26px;letter-spacing:.18em}
.tile p{margin:14px 0 22px;font-size:15px;line-height:1.65;color:rgba(255,255,255,.88);max-height:0;opacity:0;overflow:hidden;transition:max-height .6s,opacity .5s}
.tile:hover p,.tile:focus-visible p{max-height:220px;opacity:1}
.tile .link{color:#fff}
.tile .num{position:absolute;top:26px;left:30px;font:400 13px/1 var(--serif);letter-spacing:.2em;color:var(--greige)}

/* sold */
.sold{background:var(--white)}
.sold .bar{display:flex;align-items:flex-end;justify-content:space-between;gap:24px;margin-bottom:44px}
.sold .bar .sec-head{text-align:left;margin:0}
.arrows{display:flex;gap:10px}
.arrows button{width:52px;height:52px;border:1px solid var(--line);background:transparent;cursor:pointer;display:grid;place-items:center;transition:background .3s,border-color .3s}
.arrows button:hover{background:var(--espresso);color:var(--ivory);border-color:var(--espresso)}
.arrows svg{width:18px;height:18px}
.track{display:grid;grid-auto-flow:column;grid-auto-columns:calc((100% - 3*22px)/4);gap:22px;overflow-x:auto;scroll-snap-type:x mandatory;scrollbar-width:none;padding-bottom:4px;overscroll-behavior-x:contain}
.track::-webkit-scrollbar{display:none}
.card{scroll-snap-align:start;margin:0}
.card .ph{position:relative;overflow:hidden;aspect-ratio:4/5;background:var(--ivory)}
.card img{width:100%;height:100%;object-fit:cover;filter:saturate(.8);transition:transform 1.2s cubic-bezier(.2,.7,.2,1)}
.card:hover img{transform:scale(1.05)}
.card .flag{position:absolute;top:16px;left:16px;background:var(--ivory);color:var(--espresso);font:500 10.5px/1 var(--sans);letter-spacing:.3em;padding:9px 12px}
.card figcaption{padding:20px 2px 0}
.card figcaption b{display:block;font:500 19px/1.3 var(--serif);letter-spacing:.08em;text-transform:uppercase}
.card figcaption span{display:block;font-size:13px;letter-spacing:.18em;text-transform:uppercase;color:var(--stone-ink);margin-top:6px}
.note{font-size:13px;color:var(--stone-ink);margin-top:34px;text-align:center}

/* areas */
.areas{position:relative;background:var(--ivory);overflow:hidden}
.areas .wrap{display:grid;grid-template-columns:340px 1fr;grid-template-areas:"head map" "panel map" "list map";grid-template-rows:auto auto 1fr;column-gap:clamp(30px,5vw,80px);align-items:start}
.ahead{grid-area:head;margin-bottom:28px}
.ahead h2{font-size:clamp(40px,4.4vw,60px);line-height:1}
.ahead h2 span{display:block;font:400 14px/1 var(--sans);letter-spacing:.42em;color:var(--bronze);margin-bottom:14px}
.ahead p{margin:16px 0 0;color:#4a423e}
.mapbox{grid-area:map;position:relative}
.mapbox svg{width:100%;height:auto;overflow:hidden}
.groups{grid-area:list;list-style:none;margin:0;padding:0}
.group{border-top:1px solid var(--line);padding:14px 0 10px}
.group > button{all:unset;cursor:pointer;display:flex;justify-content:space-between;width:100%;font:500 12px/1.4 var(--sans);letter-spacing:.3em;text-transform:uppercase;color:var(--espresso);padding:4px 0;transition:color .3s}
.group > button:focus-visible{outline:2px solid var(--bronze);outline-offset:3px}
.group > button small{font-size:10px;color:var(--stone-ink);letter-spacing:.2em}
.towns{list-style:none;margin:6px 0 0;padding:0;display:flex;flex-wrap:wrap;gap:2px 18px}
.towns a{display:inline-flex;align-items:center;gap:10px;text-decoration:none;font-size:14.5px;color:#4a423e;padding:3px 0;transition:color .3s}
.towns a::before{content:"";width:12px;height:1px;background:var(--greige);transition:width .3s,background .3s}
.group.on > button{color:var(--bronze)}
.group.on .towns a{color:var(--espresso)}
.towns a:hover,.towns a.on{color:var(--bronze)}
.towns a:hover::before,.towns a.on::before{width:22px;background:var(--bronze)}
.cty{cursor:pointer;transition:transform .45s cubic-bezier(.2,.7,.2,1)}
.cty .face{fill:url(#gTaupe);stroke:rgba(247,243,236,.9);stroke-width:1.6;transition:fill .45s,stroke .45s}
.cty .side{fill:#6f6152}
.cty.on{transform:translate(0,-8px)}
.cty.on .face{fill:url(#gEsp);stroke:var(--bronze);stroke-width:3.5}
.cty:focus{outline:none}
.cty:focus-visible .face{stroke:var(--bronze);stroke-width:3.5}
.ctx .face{fill:#E6DED2;stroke:#F7F3EC;stroke-width:1.2}
.lbl{transition:transform .45s cubic-bezier(.2,.7,.2,1)}
.clabel{font:600 27px var(--serif);letter-spacing:.26em;fill:#fff;pointer-events:none;text-anchor:middle;paint-order:stroke;stroke:rgba(30,26,24,.28);stroke-width:3px}
.tlabel{font:500 16px var(--sans);letter-spacing:.04em;fill:#fff;pointer-events:none;paint-order:stroke;stroke:rgba(30,26,24,.5);stroke-width:3.5px;transition:fill .3s}
.tdot{fill:#fff;stroke:rgba(30,26,24,.45);stroke-width:1;pointer-events:none;transition:r .3s,fill .3s}
.lbl.on .tlabel{fill:#F3E6CF}
.town.on .tdot{fill:var(--bronze);r:8}
.town.on .tlabel{fill:#E9D3AE}
.lake{font:italic 500 30px var(--serif);letter-spacing:.42em;fill:#9C9286}
.panel{grid-area:panel;background:var(--white);border-top:2px solid var(--bronze);padding:24px 26px;margin:0 0 30px;box-shadow:0 20px 50px -30px rgba(30,26,24,.35);transition:opacity .4s}
.panel h3{font-size:21px;margin:6px 0 10px}
.panel p{margin:0 0 16px;font-size:14.5px;line-height:1.6;color:#4a423e}
.panel .eyebrow{margin:0;font-size:10.5px}
.panel .link{display:inline;line-height:2.1}
.maphint{font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--stone-ink);margin:10px 0 0;text-align:right}

/* reviews */
.reviews{background:var(--white);text-align:center}
.slides{position:relative;max-width:900px;margin:0 auto;min-height:340px}
.slide{position:absolute;inset:0;opacity:0;visibility:hidden;transition:opacity .9s,visibility .9s;margin:0;display:flex;flex-direction:column;align-items:center;justify-content:center}
.slide.on{opacity:1;visibility:visible;position:relative}
.qmark{font:400 110px/0.6 var(--serif);color:var(--greige);height:46px}
.stars{color:var(--bronze);letter-spacing:.4em;font-size:15px;margin:10px 0 26px}
.slide blockquote{margin:0;font:400 clamp(21px,2.3vw,28px)/1.55 var(--serif);color:var(--espresso)}
.slide figcaption{margin-top:30px;font:500 12px/1.6 var(--sans);letter-spacing:.26em;text-transform:uppercase}
.slide figcaption span{display:block;font-weight:300;letter-spacing:.12em;text-transform:none;font-size:14px;color:var(--stone-ink);margin-top:6px}
.rctl{display:flex;align-items:center;justify-content:center;gap:26px;margin-top:44px}
.dots{display:flex;gap:10px}
.dots{gap:4px}
.dots button{width:28px;height:24px;border:0;padding:0;background:transparent;cursor:pointer;position:relative}
.dots button::after{content:"";position:absolute;left:2px;right:2px;top:11px;height:2px;background:var(--line);transition:background .3s}
.dots button.on::after{background:var(--bronze)}
.rcount{display:none;font:500 12px/1 var(--sans);letter-spacing:.3em;color:var(--stone-ink)}
.rctl .arrows button{width:46px;height:46px}

/* press + blog */
.press{background:var(--ivory)}
.wls{display:grid;grid-template-columns:auto 1fr;gap:clamp(24px,5vw,70px);align-items:center;padding:0 0 clamp(70px,8vw,110px);margin-bottom:clamp(70px,8vw,110px);border-bottom:1px solid var(--line)}
.wls .mark{font:500 clamp(64px,9vw,120px)/1 var(--serif);letter-spacing:.16em;color:var(--espresso);position:relative;padding-right:clamp(24px,5vw,70px);border-right:1px solid var(--bronze)}
.wls .mark small{display:block;font:500 11px/1 var(--sans);letter-spacing:.42em;color:var(--bronze);margin-top:14px}
.wls p{margin:0;font:400 clamp(22px,2.4vw,30px)/1.45 var(--serif);max-width:640px}
.posts{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(22px,3vw,40px)}
.post{text-decoration:none;display:flex;flex-direction:column}
.post .ph{overflow:hidden;aspect-ratio:4/3}
.post img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s cubic-bezier(.2,.7,.2,1)}
.post:hover img{transform:scale(1.05)}
.post time{display:block;margin:24px 0 10px;font:500 11px/1 var(--sans);letter-spacing:.3em;text-transform:uppercase;color:var(--bronze)}
.post h3{font-size:20px;letter-spacing:.06em;line-height:1.35;text-transform:none;font-weight:600}
.post .link{align-self:flex-start;margin-top:20px}
.center{text-align:center;margin-top:56px}

/* contact */
.contact{position:relative;color:var(--ivory);background:var(--espresso);overflow:hidden}
.contact .bg{position:absolute;inset:0;background:url(assets/hero-poster.jpg) center/cover;opacity:.18;filter:grayscale(1)}
.contact .wrap{position:relative;display:grid;grid-template-columns:5fr 7fr;gap:clamp(40px,6vw,96px)}
.contact h2{color:var(--ivory)}
.contact .info p{color:rgba(247,243,236,.82)}
.contact .info a{text-decoration:none}
.contact dl{margin:36px 0 0;display:grid;gap:20px}
.contact dt{font:500 10.5px/1 var(--sans);letter-spacing:.32em;text-transform:uppercase;color:var(--greige);margin-bottom:6px}
.contact dd{margin:0;font:400 22px/1.3 var(--serif);letter-spacing:.04em}
.contact dd a:hover{color:var(--bronze)}
form.val{background:var(--ivory);color:var(--espresso);padding:clamp(28px,4vw,52px)}
.fgrid{display:grid;grid-template-columns:1fr 1fr;gap:20px 26px}
.f{display:flex;flex-direction:column;gap:6px}
.f.full{grid-column:1/-1}
.f label,.f legend{font:500 10.5px/1 var(--sans);letter-spacing:.28em;text-transform:uppercase;color:var(--stone-ink)}
.f input,.f select,.f textarea{background:transparent;border:0;border-bottom:1px solid rgba(30,26,24,.3);padding:10px 0;font-size:16px;border-radius:0;-webkit-appearance:none;appearance:none}
.f select{background:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8'%3E%3Cpath d='M1 1l5 5 5-5' fill='none' stroke='%238A8580'/%3E%3C/svg%3E") right 4px center no-repeat}
.f input:focus,.f select:focus,.f textarea:focus{outline:none;border-color:var(--bronze)}
.f textarea{resize:vertical;min-height:90px}
fieldset.f{border:0;padding:0;margin:0}
.chips{display:flex;flex-wrap:wrap;gap:10px;margin-top:10px}
.chips label{cursor:pointer}
.chips input{position:absolute;opacity:0}
.chips span{display:inline-block;border:1px solid rgba(30,26,24,.25);padding:10px 18px;font-size:12px;letter-spacing:.2em;text-transform:uppercase;transition:all .3s}
.chips input:checked+span{background:var(--espresso);color:var(--ivory);border-color:var(--espresso)}
.chips input:focus-visible+span{outline:2px solid var(--bronze);outline-offset:2px}
.formfoot{display:flex;align-items:center;justify-content:space-between;gap:20px;flex-wrap:wrap;margin-top:30px}
.formnote{font-size:12.5px;color:var(--stone-ink);margin:0;max-width:340px;line-height:1.5}
.formmsg{grid-column:1/-1;margin:18px 0 0;padding:14px 18px;border-left:2px solid var(--bronze);background:#fff;font-size:14.5px;display:none}
.formmsg.show{display:block}

/* footer */
.ftr{background:#16130f;color:rgba(247,243,236,.8);padding:80px 0 34px;font-size:14.5px}
.ftr .top{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:40px;padding-bottom:50px;border-bottom:1px solid rgba(184,168,147,.2)}
.ftr .brand b{color:var(--ivory)}
.ftr .brand small{color:var(--greige)}
.ftr h2.fh{font:500 10.5px/1 var(--sans);letter-spacing:.32em;text-transform:uppercase;color:var(--greige);margin:0 0 18px}
.ftr ul{list-style:none;margin:0;padding:0;display:grid;gap:10px}
.ftr a{text-decoration:none;transition:color .3s}
.ftr a:hover{color:var(--bronze)}
.ftr p{margin:14px 0 0}
.ftr .legal{display:flex;justify-content:space-between;gap:30px;flex-wrap:wrap;padding-top:28px;font-size:12px;color:rgba(247,243,236,.55);line-height:1.6}
.eho{display:flex;align-items:center;gap:12px}
.eho svg{width:34px;height:34px;color:rgba(247,243,236,.8)}
.credits{max-width:720px}

/* reveal */
.reveal{opacity:0;transform:translateY(22px);transition:opacity 1.1s cubic-bezier(.2,.7,.2,1),transform 1.1s cubic-bezier(.2,.7,.2,1)}
.reveal.in{opacity:1;transform:none}
.reveal.d1{transition-delay:.12s}.reveal.d2{transition-delay:.24s}.reveal.d3{transition-delay:.36s}
.no-js .reveal{opacity:1;transform:none}

/* responsive */
@media (max-width:1100px){
  .nav{gap:20px}
  .nav a.hide-md{display:none}
  .tiles .grid{grid-template-columns:repeat(2,1fr)}
  .tile{min-height:400px}
  .tile p{max-height:none;opacity:1}
  .track{grid-auto-columns:calc((100% - 2*22px)/3)}
  .areas .wrap{grid-template-columns:1fr;grid-template-areas:"head" "map" "panel" "list";grid-template-rows:auto}
  .ahead{text-align:center}
  .mapbox{max-width:720px;margin:0 auto;width:100%}
  .panel{margin:24px 0 30px}
  .groups{display:grid;grid-template-columns:repeat(3,1fr);gap:0 30px}
}
@media (max-width:860px){
  :root{--wrap:min(100% - 40px,640px)}
  body{font-size:16px}
  .nav,.hdr .phone{display:none}
  .burger{display:block}
  .brand b{font-size:17px;letter-spacing:.18em}
  .brand small{font-size:7.6px;letter-spacing:.17em;white-space:nowrap}
  .menu-open .hdr{background:var(--ivory);color:var(--espresso)}
  .meet .wrap,.contact .wrap{grid-template-columns:1fr}
  .portrait{max-width:420px;margin:18px auto 0}
  .stats .wrap{grid-template-columns:1fr;gap:34px}
  .stat{border-left:0;border-top:1px solid rgba(184,168,147,.25);padding-top:34px}
  .stat:first-child{border-top:0;padding-top:0}
  .tiles .grid{grid-template-columns:1fr}
  .tile{min-height:340px}
  .track{grid-auto-columns:78%}
  .sold .bar{flex-direction:column;align-items:flex-start}
  .groups{grid-template-columns:1fr 1fr}
  .wls{grid-template-columns:1fr;text-align:center}
  .wls .mark{border-right:0;padding-right:0;border-bottom:1px solid var(--bronze);padding-bottom:26px}
  .wls p{margin:0 auto}
  .posts{grid-template-columns:1fr}
  .fgrid{grid-template-columns:1fr}
  .ftr .top{grid-template-columns:1fr}
  .rctl{gap:22px}
  .dots{display:none}
  .rcount{display:block}
  .clabel{font-size:44px;letter-spacing:.18em}
  .tlabel{font-size:34px;opacity:0;transition:opacity .3s}
  .tdot{r:7}
  .lbl.on .tlabel{opacity:1}
  .lake{font-size:40px}
}
@media (max-width:480px){.groups{grid-template-columns:1fr}}
@media (prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  *,*::before,*::after{animation:none!important;transition-duration:.01ms!important;transition-delay:0s!important}
  .reveal{opacity:1;transform:none}
  .cty.on{transform:none}
  .hero .kb img{animation:kbpansoft 60s ease-in-out infinite alternate both!important}
  .hero .hero-glow{animation:glowsoft 16s ease-in-out infinite alternate both!important}
  .hero .hero-sweep{display:none}
  .hero .hero-warm{animation:warmsoft 18s ease-in-out infinite alternate both!important}
  .hero-prog{display:none}
}
@media (prefers-reduced-motion:reduce) and (max-width:860px){.hero .kb img{animation:kbpanmsoft 60s ease-in-out infinite alternate both!important}}
@keyframes glowsoft{0%{opacity:.4}100%{opacity:.62}}
@keyframes warmsoft{0%{opacity:.25}100%{opacity:.45}}
/* numfix 2026-10-18: lining figures + Playfair Display digits so 1 never reads as I */
@font-face{font-family:"JR Num";font-style:normal;font-weight:400 900;font-display:swap;size-adjust:90%;src:url("assets/fonts/jr-num-playfair.woff2") format("woff2");unicode-range:U+0030-0039}
@font-face{font-family:"JR Num";font-style:italic;font-weight:400 900;font-display:swap;size-adjust:90%;src:url("assets/fonts/jr-num-playfair-italic.woff2") format("woff2");unicode-range:U+0030-0039}
html,body{font-variant-numeric:lining-nums tabular-nums;font-feature-settings:"lnum" 1}
*,*::before,*::after{font-variant-numeric:lining-nums tabular-nums!important;font-feature-settings:"lnum" 1!important}

/* ===== v8 looping hero video (approved 2026-10-18), ported from jr-hero-video-preview; no CSS transforms on the video ===== */
.hero .kb img{animation:none!important;transform:none!important}
.hero-vid{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:50% 50%;opacity:0;transition:opacity .6s ease;pointer-events:none}
.hero-vid.on{opacity:1}
/* v3: decluttered video hero (video is the star) + intro section below */
.hero3{min-height:100vh;min-height:100svh;justify-content:flex-end;background:#1A1614}
.hero3 .hero-media{position:absolute;inset:0!important;height:auto!important}
.hero3 .hero-warm,.hero3 .hero-glow,.hero3 .hero-sweep,.hero3 .hero-shade{display:none!important}
.hero3 .hero-vid{animation:none!important;transform:none!important;will-change:opacity;object-fit:cover;object-position:50% 50%;image-rendering:auto}
.hero3 .kb img{object-position:50% 50%!important}
.hero3-veil{position:absolute;inset:0;pointer-events:none;background:linear-gradient(0deg,rgba(14,11,9,.5) 0%,rgba(14,11,9,.18) 26%,rgba(14,11,9,0) 46%)}
.hero3-inner{position:relative;z-index:1;display:flex;flex-wrap:wrap;align-items:flex-end;justify-content:space-between;gap:18px 32px;padding:0 0 clamp(34px,6vh,64px)}
.hero3-title{margin:0;font:500 clamp(30px,3.4vw,50px)/1.08 var(--serif);letter-spacing:.03em;color:#fff;text-shadow:0 2px 18px rgba(0,0,0,.45)}
.hero3-title em{font-style:italic;font-weight:400;color:#F1E4CF}
.hero3-cta{min-height:46px;padding:0 24px;font-size:11px;letter-spacing:.22em;border-color:rgba(255,255,255,.75);color:#fff;background:rgba(20,17,15,.22);-webkit-backdrop-filter:blur(4px);backdrop-filter:blur(4px)}
.hero3-cta:hover{background:#fff;color:var(--espresso);border-color:#fff}
.hero3 .cue{top:auto;bottom:clamp(110px,16vh,160px);transform:none}
.intro3{background:#1E1A18;color:var(--ivory);padding:clamp(56px,7vw,96px) 0}
.intro3 .wrap{display:grid;grid-template-columns:minmax(0,1.35fr) minmax(0,1fr);gap:clamp(36px,6vw,90px);align-items:center}
.intro3 .hero-eyebrow{margin-bottom:18px}
.intro3-title{margin:0;font:500 clamp(34px,3.8vw,56px)/1.06 var(--serif);letter-spacing:.03em;color:#fff}
.intro3-title em{display:block;font-style:italic;font-weight:400;color:#EBDDC6}
.intro3-lede{margin:18px 0 0;max-width:560px;font:300 clamp(16px,1.3vw,18px)/1.65 var(--sans);color:rgba(255,255,255,.86)}
.intro3-ctas{display:flex;flex-wrap:wrap;gap:12px;margin-top:28px}
.intro3-ctas .btn{min-height:52px;padding:0 26px;border-color:rgba(255,255,255,.55);color:#fff}
.intro3-ctas .btn svg{width:16px;height:16px;flex:none}
.intro3-ctas .btn.solid{background:var(--ivory);border-color:var(--ivory);color:var(--espresso)}
.intro3-ctas .btn.solid:hover{background:var(--bronze);border-color:var(--bronze);color:#fff}
.intro3-ctas .btn:not(.solid):hover{background:#fff;color:var(--espresso)}
.intro3-agent{display:flex;align-items:center;gap:14px;margin-top:26px}
.intro3-agent img{width:52px;height:52px;border-radius:50%;object-fit:cover;border:1px solid rgba(168,135,90,.8)}
.intro3-agent b{display:block;font:500 19px/1.2 var(--serif);letter-spacing:.03em}
.intro3-agent span{font:400 10.5px/1.5 var(--sans);letter-spacing:.16em;text-transform:uppercase;color:rgba(255,255,255,.7)}
.intro3-areas{display:inline-block;margin-top:22px;font:400 12px/1.6 var(--sans);letter-spacing:.18em;text-transform:uppercase;color:#E9DCC8;text-decoration:none;border-bottom:1px solid rgba(168,135,90,.8);padding:6px 0 4px}
.intro3-areas::after{content:" →";letter-spacing:0}
.intro3-stats{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:1fr 1fr;border-top:1px solid rgba(255,255,255,.14)}
.intro3-stats li{padding:22px 16px 22px 0;border-bottom:1px solid rgba(255,255,255,.14)}
.intro3-stats li:nth-child(odd){border-right:1px solid rgba(255,255,255,.14)}
.intro3-stats li:nth-child(even){padding-left:22px}
.intro3-stats strong{display:block;font:500 clamp(30px,3vw,42px)/1 var(--serif);letter-spacing:.02em;color:#EBDDC6;white-space:nowrap}
.intro3-stats span{display:block;margin-top:8px;font:400 10.5px/1.5 var(--sans);letter-spacing:.18em;text-transform:uppercase;color:rgba(255,255,255,.75)}
@media (max-width:768px),(orientation:portrait){
  .hero3{min-height:88vh;min-height:88svh;justify-content:flex-end}
  .hero3 .hero-media{height:auto!important}
  .hero3-inner{flex-direction:column;align-items:flex-start;gap:14px;padding:0 0 30px}
  .hero3-title{font-size:min(36px,calc((100vw - 40px) / 9.6))}
  .hero3-title em{display:block}
  .hero3-cta{min-height:44px;padding:0 20px;font-size:10.5px}
  .hero3 .cue{display:none}
  .hero3-veil{background:linear-gradient(0deg,rgba(14,11,9,.55) 0%,rgba(14,11,9,.2) 22%,rgba(14,11,9,0) 40%)}
  .intro3{padding:44px 0 40px}
  .intro3 .wrap{grid-template-columns:1fr;gap:30px}
  .intro3 .hero-eyebrow{font-size:10px;letter-spacing:.17em;gap:6px 9px}
  .intro3 .hero-eyebrow i{width:16px}
  .intro3-title{font-size:min(38px,calc((100vw - 40px) / 10))}
  .intro3-lede{font-size:15px}
  .intro3-ctas{display:grid;grid-template-columns:1fr}
  .intro3-ctas .btn{width:100%;min-height:50px;font-size:11.5px;letter-spacing:.18em}
  .intro3-stats strong{font-size:28px}
  .intro3-stats span{font-size:9.5px;letter-spacing:.13em}
}
.hero3-title,.intro3-title{text-transform:none}
.intro3-agent span{display:block;line-height:1.5;margin-top:3px}
.intro3-agent>div{min-width:0}
.hero3 .kb picture{position:absolute;inset:0;display:block}
.hero3 .kb picture img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:50% 50%}
.hero3 .kb{z-index:0}
.hero3 .hero-vid{z-index:1}
.hero3 .hero3-veil{z-index:1}
.hero-vid::-webkit-media-controls,.hero-vid::-webkit-media-controls-start-playback-button,.hero-vid::-webkit-media-controls-overlay-play-button{display:none!important;-webkit-appearance:none;opacity:0}
/* v8 legibility: deeper warm-black scrim behind the headline (no navy) */
.hero3 .hero3-veil{background:radial-gradient(ellipse 60% 42% at 18% 100%,rgba(14,11,9,.42) 0%,rgba(14,11,9,0) 100%),linear-gradient(0deg,rgba(14,11,9,.62) 0%,rgba(14,11,9,.3) 22%,rgba(14,11,9,0) 46%)}
.hero3 .hero3-title{text-shadow:0 1px 2px rgba(0,0,0,.4),0 2px 22px rgba(0,0,0,.55)}
.hero3 .hero3-cta{background:rgba(20,17,15,.34)}
@media (max-width:768px),(orientation:portrait){
.hero3 .hero3-veil{background:linear-gradient(0deg,rgba(14,11,9,.78) 0%,rgba(14,11,9,.56) 20%,rgba(14,11,9,.22) 36%,rgba(14,11,9,0) 52%)}}
/* reduced motion: poster still only */
@media (prefers-reduced-motion:reduce){.hero3 .hero-vid{display:none!important}}

/* intro gold (approved 2026-10-18): real gold on deeper warm black (no navy); title white, body light, lining figures kept */
.intro3{background:#0C0B0A}
.intro3 .hero-eyebrow{color:#C9A24A}
.intro3 .hero-eyebrow i{background:#C9A24A}
.intro3-title em{color:#C9A24A}
.intro3-stats strong{color:#C9A24A}
.intro3-stats{border-top-color:rgba(201,162,74,.35)}
.intro3-stats li{border-bottom-color:rgba(201,162,74,.35)}
.intro3-stats li:nth-child(odd){border-right-color:rgba(201,162,74,.35)}
.intro3-agent img{border-color:#C9A24A}
.intro3-areas{color:#C9A24A;border-bottom-color:#C9A24A;transition:color .25s,border-color .25s}
.intro3-areas:hover,.intro3-areas:focus-visible{color:#D8B65E;border-bottom-color:#D8B65E}
.intro3-ctas .btn.solid:hover{background:#C9A24A;border-color:#C9A24A;color:#0C0B0A}

/* portrait-height-fix */ .portrait img{height:auto;aspect-ratio:1086/1448;object-position:50% 30%}

/* ===== service cards: black & gold (2026-10-19). Photos: assets/cards/<key>.*, built by listings/update_card_photos.sh ===== */
.tiles{--g:#C9A24A;--g-hi:#E9CF8C;--g-lo:#9A7A35;--ink:#0B0A09;position:relative;isolation:isolate;background:
  radial-gradient(60% 50% at 50% 0%,rgba(201,162,74,.10),transparent 70%),
  radial-gradient(45% 40% at 50% 100%,rgba(201,162,74,.07),transparent 75%),
  linear-gradient(180deg,#0E0C0B 0%,#0B0A09 100%);color:#F4EEE3;border-top:1px solid rgba(201,162,74,.28)}
.tiles::before{content:"";position:absolute;left:50%;top:-1px;width:min(240px,40%);height:1px;transform:translateX(-50%);background:linear-gradient(90deg,transparent,var(--g-hi),transparent)}
.tiles .sec-head h2{color:#F7F3EC}
.tiles .sec-head .eyebrow{color:var(--g)}
.tiles .sec-head p{color:rgba(244,238,227,.72)}
.tiles .grid{gap:18px}
.tile{min-height:0;aspect-ratio:2/3;color:#fff;background:#14110F;border:1px solid rgba(201,162,74,.30);
  box-shadow:0 18px 40px -22px rgba(0,0,0,.9);transition:opacity 1.1s cubic-bezier(.2,.7,.2,1),transform 1.1s cubic-bezier(.2,.7,.2,1),border-color .7s ease,box-shadow .7s ease}
.tile.reveal.d1{transition-delay:.12s,.12s,0s,0s}.tile.reveal.d2{transition-delay:.24s,.24s,0s,0s}.tile.reveal.d3{transition-delay:.36s,.36s,0s,0s}
.tile .tile-media{position:absolute;inset:0;z-index:-2;overflow:hidden}
.tile .tile-media img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;filter:none;transform:scale(1.001);
  transition:transform 2.4s cubic-bezier(.16,.8,.24,1),filter 1.2s ease;will-change:transform}
/* warm cinematic veil: deep black at the bottom, clear in the middle, soft black at the top for the numeral. never blue */
.tile::before{z-index:-1;background:
  linear-gradient(180deg,rgba(11,10,9,.78) 0%,rgba(11,10,9,.38) 16%,rgba(11,10,9,0) 34%,rgba(11,10,9,.05) 46%,rgba(11,10,9,.62) 64%,rgba(11,10,9,.92) 84%,rgba(11,10,9,.97) 100%),
  radial-gradient(120% 55% at 50% 105%,rgba(201,162,74,.20),transparent 62%);transition:opacity .7s ease}
.tile::after{content:"";position:absolute;inset:0;z-index:-1;pointer-events:none;opacity:0;transition:opacity .9s ease;
  background:radial-gradient(90% 60% at 50% 100%,rgba(233,207,140,.22),transparent 70%)}
.tile .tile-frame{position:absolute;inset:12px;border:1px solid rgba(201,162,74,.42);pointer-events:none;transition:border-color .7s ease,box-shadow .7s ease}
.tile .tile-frame::before,.tile .tile-frame::after{content:"";position:absolute;width:14px;height:14px;border:1px solid var(--g-hi);opacity:.75;transition:opacity .7s ease}
.tile .tile-frame::before{top:-4px;left:-4px;border-right:0;border-bottom:0}
.tile .tile-frame::after{bottom:-4px;right:-4px;border-left:0;border-top:0}
.tile .num{top:30px;left:30px;font:600 54px/1 var(--serif);font-variant-numeric:lining-nums tabular-nums;font-feature-settings:"lnum" 1,"tnum" 1;letter-spacing:.04em;
  color:var(--g);background:linear-gradient(172deg,#FBEDC2 0%,#E6C877 34%,#C9A24A 62%,#EBD08A 100%);-webkit-background-clip:text;background-clip:text;-webkit-text-fill-color:transparent;
  filter:drop-shadow(0 1px 1px rgba(0,0,0,.6)) drop-shadow(0 3px 14px rgba(0,0,0,.6));transition:filter .7s ease}
.tile .tb{position:relative;width:100%;padding:0 30px 36px}
.tile h3{font-size:clamp(22px,1.85vw,27px);letter-spacing:.14em;white-space:nowrap;line-height:1.12;color:#FBF7F0;text-shadow:0 2px 18px rgba(0,0,0,.55)}
.tile .tile-rule{display:block;width:44px;height:1px;margin:16px 0 14px;background:linear-gradient(90deg,var(--g-hi),var(--g) 60%,rgba(201,162,74,0));transform-origin:left;transition:transform .9s cubic-bezier(.16,.8,.24,1)}
.tile p,.tile:hover p,.tile:focus-visible p{max-height:none;opacity:1;overflow:visible;margin:0 0 22px;font:300 14.5px/1.6 var(--sans);color:rgba(247,243,236,.86);transition:none}
.tile .link{display:inline-flex;align-items:center;gap:12px;color:var(--g-hi);border-bottom:1px solid rgba(201,162,74,.55);padding-bottom:8px;font-size:11px;letter-spacing:.2em;white-space:nowrap;transition:color .5s ease,border-color .5s ease}
.tile .link .arr{width:24px;height:12px;flex:none;transition:transform .6s cubic-bezier(.16,.8,.24,1)}
.tile:focus-visible{outline:2px solid var(--g-hi);outline-offset:4px}
@media (hover:hover){
  .tile:hover,.tile:focus-visible{border-color:rgba(233,207,140,.75);box-shadow:0 0 0 1px rgba(233,207,140,.18),0 24px 60px -24px rgba(201,162,74,.45),0 0 42px -8px rgba(201,162,74,.28)}
  .tile:hover .tile-media img,.tile:focus-visible .tile-media img{transform:scale(1.07);filter:brightness(1.05) saturate(1.05)}
  .tile:hover::after,.tile:focus-visible::after{opacity:1}
  .tile:hover .tile-frame,.tile:focus-visible .tile-frame{border-color:rgba(233,207,140,.9);box-shadow:inset 0 0 24px rgba(201,162,74,.16)}
  .tile:hover .tile-frame::before,.tile:hover .tile-frame::after{opacity:1}
  .tile:hover .num{filter:drop-shadow(0 0 14px rgba(233,207,140,.45)) drop-shadow(0 2px 10px rgba(0,0,0,.5))}
  .tile:hover .tile-rule,.tile:focus-visible .tile-rule{transform:scaleX(1.6)}
  .tile:hover .link,.tile:focus-visible .link{color:#F6E6B4;border-color:var(--g-hi)}
  .tile:hover .link .arr,.tile:focus-visible .link .arr{transform:translateX(6px)}
}
@media (max-width:1100px){
  .tiles .grid{grid-template-columns:repeat(2,1fr)}
  .tile{min-height:0;aspect-ratio:4/5}
}
.tiles .swipe-hint{display:none;align-items:center;justify-content:center;gap:10px;margin:8px 0 0;font:500 10.5px/1 var(--sans);letter-spacing:.3em;text-transform:uppercase;color:rgba(201,162,74,.8)}
/* phone: swipeable row with a peek of the next card (the row scrolls, the page never does) */
@media (max-width:860px){
  .tiles .wrap{overflow:visible}
  .tiles .grid{display:grid;grid-template-columns:none;grid-auto-flow:column;grid-auto-columns:80%;gap:14px;overflow-x:auto;overscroll-behavior-x:contain;
    scroll-snap-type:x mandatory;scroll-padding-inline:20px;padding:4px 20px 18px;margin:0 -20px;-webkit-overflow-scrolling:touch;scrollbar-width:none}
  .tiles .grid::-webkit-scrollbar{display:none}
  .tile{aspect-ratio:2/3;max-height:540px;scroll-snap-align:start}
  .tile .num{font-size:40px;top:26px;left:28px}
  .tile .tb{padding:0 26px 30px}
  .tile h3{font-size:26px}
  .tiles .swipe-hint{display:flex}
}
@media (min-width:600px) and (max-width:860px){.tiles .grid{grid-auto-columns:46%}}
.tiles .swipe-hint svg{width:22px;height:10px}
@media (prefers-reduced-motion:reduce){
  .tile .tile-media img,.tile:hover .tile-media img,.tile:focus-visible .tile-media img{transform:none!important}
  .tile .link .arr,.tile:hover .link .arr{transform:none!important}
  .tile:hover .tile-rule{transform:none!important}
  .tiles .grid{scroll-behavior:auto}
}