@font-face{font-family:'Cormorant';font-style:normal;font-weight:300 700;font-display:swap;src:url('../fonts/cormorant-normal.woff2') format('woff2'),url('../fonts/cormorant-normal.woff') format('woff')}
@font-face{font-family:'Cormorant';font-style:italic;font-weight:300 700;font-display:swap;src:url('../fonts/cormorant-italic.woff2') format('woff2'),url('../fonts/cormorant-italic.woff') format('woff')}
@font-face{font-family:'Jost';font-style:normal;font-weight:300 700;font-display:swap;src:url('../fonts/jost-normal.woff2') format('woff2'),url('../fonts/jost-normal.woff') format('woff')}
:root{--black:#0e0d0b;--ink:#171511;--char:#211e19;--gold:#c8a15a;--gold-d:#7f6229;--gold-l:#e8d4a6;--cream:#f8f3ea;--cream-2:#efe6d6;--text:#2a2621;--muted:#6f665b;--line:#e2d7c4;--serif:'Cormorant','Cormorant Garamond',Georgia,serif;--sans:'Jost','Inter',system-ui,Helvetica,Arial,sans-serif}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{font-family:var(--sans);color:var(--text);background:var(--cream);line-height:1.65;font-size:17px;font-weight:400;-webkit-font-smoothing:antialiased}
h1,h2,h3,.serif{font-family:var(--serif);font-weight:500;line-height:1.05;color:var(--ink);letter-spacing:-.01em}
h1{font-size:clamp(2.8rem,6.6vw,5.8rem);font-weight:400}
h2{font-size:clamp(2.2rem,4.4vw,3.7rem);font-weight:400}
h3{font-size:1.7rem}
h1 em,h2 em{font-style:italic;color:var(--gold)}
.cream h2 em,.white h2 em{color:var(--gold-d)}
a{color:inherit}
.wrap{max-width:1240px;margin:0 auto;padding:0 32px}
.eyebrow{font-family:var(--sans);font-size:.72rem;letter-spacing:.32em;text-transform:uppercase;font-weight:500;color:var(--gold-d);margin-bottom:22px;display:flex;align-items:center;gap:14px}
.eyebrow:before{content:"";width:36px;height:1px;background:currentColor}
.center .eyebrow{justify-content:center}
.dark .eyebrow,.hero .eyebrow{color:var(--gold)}
.lead{font-size:1.14rem;color:var(--muted);max-width:620px;font-weight:300}
.dark .lead,.hero .lead{color:#d9cfbf}
section{padding:120px 0}
.dark{background:var(--black);color:#e9e1d3}.dark h1,.dark h2,.dark h3{color:#fff}
.char{background:var(--char)}
.cream2{background:var(--cream-2)}.white{background:#fff}
.btn{display:inline-flex;align-items:center;gap:10px;padding:16px 30px;font-weight:500;text-decoration:none;font-size:.78rem;letter-spacing:.2em;text-transform:uppercase;border:1px solid var(--gold);transition:.25s;cursor:pointer;font-family:var(--sans);border-radius:0;background:none}
.btn-gold{background:var(--gold);color:var(--black)}.btn-gold:hover{background:var(--gold-l);border-color:var(--gold-l)}
.btn-ghost{color:var(--gold-d)}.dark .btn-ghost,.hero .btn-ghost{color:#fff;border-color:rgba(255,255,255,.55)}.btn-ghost:hover{background:var(--gold);border-color:var(--gold);color:var(--black)}
.btn-row{display:flex;gap:16px;flex-wrap:wrap;margin-top:40px}
.link{font-size:.76rem;letter-spacing:.22em;text-transform:uppercase;text-decoration:none;color:var(--gold-d);border-bottom:1px solid currentColor;padding-bottom:4px;font-weight:500}
.dark .link{color:var(--gold)}
.ph{display:inline-block;background:rgba(200,161,90,.14);border:1px dashed var(--gold);color:#6d5426;padding:1px 8px;font-size:.82em;font-weight:500;letter-spacing:0;text-transform:none;font-family:var(--sans)}
.dark .ph,.hero .ph,footer .ph{color:var(--gold-l)}
/* ===== header ===== */
.topbar{background:var(--black);color:#b9ae9c;font-size:.76rem;letter-spacing:.06em;border-bottom:1px solid #25211b}
.topbar .wrap{display:flex;justify-content:space-between;gap:12px;flex-wrap:wrap;padding-top:9px;padding-bottom:9px}
.topbar a{text-decoration:none}.topbar a:hover{color:var(--gold-l)}
header.site{position:sticky;top:0;z-index:50;background:rgba(14,13,11,.94);backdrop-filter:blur(8px);border-bottom:1px solid rgba(200,161,90,.25)}
header.site .wrap{display:flex;align-items:center;justify-content:space-between;height:84px;gap:20px;max-width:1360px}
.logo{display:flex;align-items:center;gap:14px;text-decoration:none;color:#fff;flex:none}
.logo-mark{width:48px;height:48px;border:1px solid var(--gold);color:var(--gold);display:grid;place-items:center;font-family:var(--serif);font-size:1.25rem;letter-spacing:.08em;font-weight:600}
.logo-text b{display:block;font-family:var(--serif);font-weight:500;font-size:1.22rem;letter-spacing:.02em;line-height:1.1}
.logo-text small{display:block;font-size:.62rem;color:var(--gold);letter-spacing:.24em;text-transform:uppercase;margin-top:3px}
nav.main{display:flex;align-items:center;height:100%}
nav.main>ul{display:flex;list-style:none;height:100%;align-items:center}
nav.main>ul>li{position:relative;height:100%;display:flex;align-items:center}
nav.main>ul>li>a{color:#e8dfd0;text-decoration:none;font-size:.74rem;letter-spacing:.16em;text-transform:uppercase;padding:0 13px;height:100%;display:flex;align-items:center;gap:6px;font-weight:500}
nav.main>ul>li>a.active,nav.main>ul>li:hover>a{color:var(--gold)}
.caret{width:6px;height:6px;border-right:1px solid currentColor;border-bottom:1px solid currentColor;transform:rotate(45deg) translateY(-2px)}
.dd{position:absolute;top:100%;left:0;min-width:250px;background:var(--black);border:1px solid rgba(200,161,90,.3);border-top:2px solid var(--gold);padding:14px 0;list-style:none;opacity:0;visibility:hidden;transform:translateY(8px);transition:.2s}
.dd.cols{min-width:440px;display:grid;grid-template-columns:1fr 1fr}
nav.main li:hover>.dd,nav.main li:focus-within>.dd{opacity:1;visibility:visible;transform:none}
.dd a{display:block;padding:9px 22px;color:#d9cfbf;text-decoration:none;font-size:.9rem}
.dd a:hover{color:var(--gold-l);background:#1a1814}
.dd .dd-h{grid-column:1/-1;padding:4px 22px 8px;font-size:.64rem;letter-spacing:.24em;text-transform:uppercase;color:var(--gold)}
.nav-cta{display:flex;gap:10px;align-items:center;flex:none}
.nav-cta .btn{padding:11px 16px;font-size:.66rem}
.portal{display:inline-flex;align-items:center;gap:8px;color:#e8dfd0;text-decoration:none;font-size:.66rem;letter-spacing:.18em;text-transform:uppercase;border:1px solid rgba(255,255,255,.3);padding:10px 14px}
.portal:hover{border-color:var(--gold);color:var(--gold)}
.lock{width:10px;height:8px;border:1.5px solid currentColor;border-radius:1px;position:relative;margin-top:4px}
.lock:before{content:"";position:absolute;left:1px;top:-6px;width:5px;height:5px;border:1.5px solid currentColor;border-bottom:0;border-radius:4px 4px 0 0}
.menu-toggle{display:none;position:absolute;opacity:0;width:44px;height:44px;margin:0;pointer-events:none}
.burger{display:none;cursor:pointer;width:44px;height:44px;border:1px solid rgba(200,161,90,.5);place-items:center}
.burger span,.burger span:before,.burger span:after{display:block;width:18px;height:1px;background:#fff;position:relative;content:""}
.burger span:before{position:absolute;top:-6px}.burger span:after{position:absolute;top:6px}
.mnav{display:none}
/* ===== hero video ===== */
.hero{position:relative;min-height:calc(100vh - 120px);min-height:860px;display:flex;align-items:flex-end;color:#fff;overflow:hidden;background:#0b0a08}
.hero.short{min-height:720px}
.hero-media{position:absolute;inset:0}
.hero-media video,.hero-media .poster{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(10,9,7,.35) 0%,rgba(10,9,7,.15) 40%,rgba(10,9,7,.85) 100%)}
.vid-label{position:absolute;top:28px;right:32px;z-index:3;display:flex;align-items:center;gap:10px;background:rgba(14,13,11,.7);border:1px dashed var(--gold);color:var(--gold-l);font-size:.74rem;letter-spacing:.08em;padding:8px 14px}
.play{width:0;height:0;border-left:9px solid var(--gold);border-top:6px solid transparent;border-bottom:6px solid transparent}
.hero-inner{position:relative;z-index:2;width:100%;padding-bottom:96px}
.hero h1{color:#fff;max-width:980px}
.hero .lead{margin-top:26px;font-size:1.22rem}
.chip{display:inline-flex;gap:10px;align-items:center;font-size:.72rem;letter-spacing:.18em;text-transform:uppercase;border:1px solid rgba(200,161,90,.6);padding:8px 14px;color:var(--gold-l);margin-bottom:30px;background:rgba(14,13,11,.4)}
.chip i{width:6px;height:6px;border-radius:50%;background:var(--gold);display:block}
.scroll-cue{position:absolute;z-index:2;bottom:34px;right:32px;font-size:.66rem;letter-spacing:.3em;text-transform:uppercase;color:#cfc4b2;writing-mode:vertical-rl}
/* ===== paths ===== */
.paths{display:grid;grid-template-columns:1fr 1fr}
.path{position:relative;min-height:560px;display:flex;align-items:flex-end;padding:64px;color:#fff;overflow:hidden}
.path .ph-bg{position:absolute;inset:0}
.path:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(10,9,7,.1),rgba(10,9,7,.88))}
.path>div{position:relative;z-index:2;max-width:480px}
.path h2{color:#fff;font-size:clamp(2.2rem,3.6vw,3.2rem);margin-bottom:16px}
.path p{color:#ddd3c3;font-weight:300;margin-bottom:28px}
/* photo / video placeholders */
.photo,.ph-bg{background:linear-gradient(135deg,#2a241c,#14120f);display:grid;place-items:center}
.photo{min-height:420px;border:1px solid rgba(200,161,90,.35);position:relative;color:var(--gold-l);text-align:center;font-size:.86rem;letter-spacing:.08em;padding:24px}
.cream .photo,.white .photo,.cream2 .photo{background:linear-gradient(135deg,#e6dac4,#d7c7a8);color:#6d5426;border-color:#c8b18a}
.ph-tag{position:absolute;top:20px;left:20px;z-index:3;font-size:.72rem;letter-spacing:.08em;color:var(--gold-l);border:1px dashed var(--gold);padding:6px 12px;background:rgba(14,13,11,.55)}
.video{position:relative;aspect-ratio:16/9;background:linear-gradient(135deg,#2b241b,#0f0e0c);border:1px solid rgba(200,161,90,.4);display:grid;place-items:center;overflow:hidden}
.video .pbtn{width:92px;height:92px;border-radius:50%;border:1px solid var(--gold);display:grid;place-items:center;background:rgba(14,13,11,.5)}
.video .pbtn .play{border-left-width:22px;border-top-width:14px;border-bottom-width:14px;margin-left:6px}
.video .vcap{position:absolute;left:24px;bottom:20px;color:var(--gold-l);font-size:.78rem;letter-spacing:.1em}
.video.tall{aspect-ratio:4/5}
/* ===== layout ===== */
.grid2{display:grid;grid-template-columns:1fr 1fr;gap:88px;align-items:center}
.grid2.wide{grid-template-columns:1.15fr .85fr}
.grid3{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.grid4{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--line);border:1px solid var(--line)}
.sec-head{margin-bottom:64px;display:flex;justify-content:space-between;align-items:flex-end;gap:40px;flex-wrap:wrap}
.sec-head.center{display:block;text-align:center}.sec-head.center .lead{margin:22px auto 0}
.sec-head .lead{margin-top:20px}
.pillar{background:var(--cream);padding:44px 36px}
.white .pillar{background:#fff}
.pillar .n{font-family:var(--serif);font-style:italic;font-size:2.6rem;color:var(--gold-d);line-height:1;display:block;margin-bottom:24px}
.pillar h3{margin-bottom:12px;font-size:1.6rem}
.pillar p{color:var(--muted);font-size:.98rem;font-weight:300}
.card{background:#fff;border:1px solid var(--line);padding:40px 34px}
.dark .card{background:#16140f;border-color:#2e2922}
.card h3{margin-bottom:12px}
.card p{color:var(--muted);font-weight:300}.dark .card p{color:#b9ae9c}
.card .n{font-family:var(--serif);font-style:italic;color:var(--gold);font-size:1.3rem;display:block;margin-bottom:16px}
/* fact band */
.fact{padding:110px 0;background:var(--black);color:#fff;text-align:center;border-top:1px solid #2a251e;border-bottom:1px solid #2a251e}
.fact .big{font-variant-numeric:lining-nums;font-feature-settings:"lnum" 1;font-family:var(--serif);font-size:clamp(5rem,12vw,10rem);color:var(--gold);line-height:.9;font-weight:300}
.fact .big span{font-style:italic}
.fact h2{color:#fff;margin:52px auto 0;max-width:820px;font-size:clamp(1.8rem,3vw,2.6rem)}
.fact .fine{max-width:720px;margin:26px auto 0;font-size:.8rem;color:#9e937f;letter-spacing:.02em}
/* neighborhoods */
.hoods{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}
.hood{position:relative;min-height:340px;display:flex;align-items:flex-end;padding:30px;color:#fff;overflow:hidden;text-decoration:none}
.hood .ph-bg{position:absolute;inset:0}
.hood:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,transparent 30%,rgba(10,9,7,.9))}
.hood>div{position:relative;z-index:2}
.hood h3{color:#fff;font-size:2rem;margin-bottom:8px}
.hood p{font-size:.86rem;color:#d9cfbf;font-weight:300}
.hood .tags{display:flex;flex-wrap:wrap;gap:6px;margin-top:12px}
.hood .tags span{font-size:.66rem;letter-spacing:.12em;text-transform:uppercase;border:1px solid rgba(200,161,90,.55);padding:4px 8px;color:var(--gold-l)}
/* listings */
.listing{background:#fff;border:1px solid var(--line)}
.listing .photo{min-height:260px;border:0}
.listing .body{padding:24px 26px}
.listing .price{font-family:var(--serif);font-size:1.7rem;color:var(--ink)}
.listing .meta{font-size:.8rem;letter-spacing:.12em;text-transform:uppercase;color:var(--muted);margin-top:6px}
/* form */
.form{background:#fff;padding:48px;border-top:3px solid var(--gold);color:var(--text)}
.dark .form{background:#fff}
.form h3{font-size:2rem;margin-bottom:8px}
.form .sub{color:var(--muted);font-size:.95rem;margin-bottom:26px;font-weight:300}
.field{margin-bottom:18px}
.field label{display:block;font-size:.68rem;letter-spacing:.2em;text-transform:uppercase;font-weight:500;margin-bottom:8px;color:var(--ink)}
.field label .opt{text-transform:none;letter-spacing:0;color:var(--muted);font-weight:300}
.field input,.field select,.field textarea{width:100%;padding:13px 0;border:0;border-bottom:1px solid #8a7f6e;font:inherit;font-size:1rem;background:transparent;border-radius:0;color:var(--text)}
.field textarea{border:1px solid #8a7f6e;padding:12px;min-height:90px}
.row2{display:grid;grid-template-columns:1fr 1fr;gap:20px}
.check{display:flex;gap:12px;align-items:flex-start;font-size:.78rem;color:var(--muted);margin:8px 0 24px;line-height:1.5;font-weight:300}
.check input{margin-top:3px;width:16px;height:16px;flex:none;accent-color:var(--gold-d)}
.form .btn{width:100%;justify-content:center}
.form .note{font-size:.76rem;color:var(--muted);margin-top:14px;font-weight:300}
/* culture */
.culture-list{list-style:none;margin-top:36px;border-top:1px solid #2e2922}
.culture-list li{display:grid;grid-template-columns:140px 1fr;gap:20px;padding:22px 0;border-bottom:1px solid #2e2922}
.culture-list b{font-family:var(--serif);font-size:1.5rem;font-weight:500;color:var(--gold);line-height:1.1}
.culture-list span{color:#cfc4b2;font-weight:300}
.motto{font-family:var(--serif);font-style:italic;font-size:clamp(1.8rem,3.4vw,2.8rem);color:#fff;text-align:center;margin-top:90px;line-height:1.2}
.motto small{display:block;font-family:var(--sans);font-style:normal;font-size:.7rem;letter-spacing:.3em;text-transform:uppercase;color:var(--gold);margin-top:18px}
/* quote */
.voice{font-family:var(--serif);font-style:italic;font-size:clamp(1.5rem,2.4vw,2rem);line-height:1.35;color:var(--ink);border-left:1px solid var(--gold);padding-left:30px;margin:30px 0}
.dark .voice{color:#fff}
.voice cite{display:block;font-family:var(--sans);font-style:normal;font-size:.7rem;letter-spacing:.26em;text-transform:uppercase;color:var(--gold-d);margin-top:16px}
.testi{border:1px dashed #c8b18a;padding:44px 36px;text-align:center;color:var(--muted);background:rgba(255,255,255,.5);font-family:var(--serif);font-size:1.3rem;font-style:italic}
.testi small{display:block;font-family:var(--sans);font-style:normal;font-size:.72rem;letter-spacing:.18em;text-transform:uppercase;margin-top:14px}
/* steps */
.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--line);border:1px solid var(--line)}
.step{background:var(--cream);padding:48px 38px}
.step .n{font-family:var(--serif);font-size:4rem;color:var(--gold-d);line-height:1;font-weight:300;display:block;margin-bottom:20px}
.step h3{margin-bottom:10px}.step p{color:var(--muted);font-weight:300}
/* who-for */
.who{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.who .card{border-top:2px solid var(--gold)}
.who .tag{font-size:.68rem;letter-spacing:.22em;text-transform:uppercase;color:var(--gold-d);display:block;margin-bottom:14px}
/* benefits */
.benefits{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:#2e2922;border:1px solid #2e2922}
.benefit{background:var(--black);padding:44px 36px}
.benefit .k{font-size:.68rem;letter-spacing:.24em;text-transform:uppercase;color:var(--gold);display:block;margin-bottom:16px}
.benefit h3{color:#fff;margin-bottom:12px}.benefit p{color:#b9ae9c;font-weight:300}
/* faq */
.faq{max-width:900px;margin:0 auto}
.faq details{border-bottom:1px solid var(--line);padding:28px 0}
.faq summary{font-family:var(--serif);font-size:1.55rem;cursor:pointer;list-style:none;display:flex;justify-content:space-between;gap:20px;color:var(--ink)}
.faq summary::-webkit-details-marker{display:none}
.faq summary:after{content:"+";color:var(--gold-d);font-family:var(--sans);font-weight:300;font-size:1.6rem;line-height:1}
.faq details[open] summary:after{content:"\2013"}
.faq details p{margin-top:14px;color:var(--muted);font-weight:300;max-width:760px}
/* cta */
.cta{text-align:center;position:relative;overflow:hidden}
.cta .lead{margin:24px auto 0}
.cta .btn-row{justify-content:center}
/* footer */
footer{background:var(--black);color:#b0a592;padding:96px 0 36px;font-size:.92rem;font-weight:300;border-top:1px solid rgba(200,161,90,.3)}
.foot-top{display:flex;justify-content:space-between;align-items:center;gap:30px;flex-wrap:wrap;padding-bottom:56px;margin-bottom:56px;border-bottom:1px solid #2a251e}
.foot-top h2{color:#fff;font-size:clamp(1.8rem,3vw,2.6rem)}
.foot-grid{display:grid;grid-template-columns:1.5fr 1fr 1fr 1fr 1.1fr;gap:40px}
footer h4,footer h3.fh{font-family:var(--sans);line-height:1.4;color:var(--gold);font-size:.66rem;letter-spacing:.26em;text-transform:uppercase;margin-bottom:18px;font-weight:500}
footer ul{list-style:none}footer li{margin-bottom:9px}footer a{text-decoration:none}footer a:hover{color:var(--gold-l)}
.brokerage{margin-top:22px;padding:16px 18px;border:1px solid #3a332b;font-size:.84rem;line-height:1.6}
.brokerage b{color:#fff;font-weight:500}
.legal{border-top:1px solid #2a251e;margin-top:56px;padding-top:26px;display:flex;flex-wrap:wrap;gap:16px 30px;align-items:center;justify-content:space-between;font-size:.8rem}
.legal-links{display:flex;flex-wrap:wrap;gap:10px 24px}
.legal-links a{text-decoration:underline;text-underline-offset:3px;color:#e2d8c8}
.eho{display:flex;align-items:center;gap:12px;max-width:520px}
.eho svg{flex:none}
.devnote{background:rgba(200,161,90,.1);color:var(--gold-l);border:1px dashed var(--gold);font-size:.74rem;padding:10px 14px;margin-top:18px}
.small{font-size:.8rem}
.mt{margin-top:28px}
/* ===== responsive ===== */
@media(max-width:1240px){nav.main>ul>li>a{padding:0 9px;font-size:.68rem;letter-spacing:.12em}.logo-text small{display:none}.nav-cta .btn{display:none}}
@media(max-width:1080px){
 nav.main,.nav-cta .portal{display:none}.burger{display:grid}
 .menu-toggle:checked~.mnav{display:block}
 .mnav{position:absolute;top:100%;left:0;right:0;background:var(--black);border-top:1px solid rgba(200,161,90,.3);max-height:calc(100vh - 84px);overflow:auto;padding:10px 24px 30px}
 .mnav details{border-bottom:1px solid #2a251e}
 .mnav summary,.mnav>a{display:flex;justify-content:space-between;padding:16px 0;color:#efe6d6;font-size:.82rem;letter-spacing:.18em;text-transform:uppercase;text-decoration:none;list-style:none;cursor:pointer;border-bottom:1px solid #2a251e}
 .mnav details summary{border-bottom:0}
 .mnav summary::-webkit-details-marker{display:none}
 .mnav summary:after{content:"+";color:var(--gold)}.mnav details[open] summary:after{content:"\2013"}
 .mnav details a{display:block;padding:9px 14px;color:#cfc4b2;text-decoration:none;font-size:.95rem}
 .mnav details div{padding-bottom:12px}
 .mnav .btn,.mnav .portal{width:100%;justify-content:center;margin-top:16px}
 .grid4{grid-template-columns:1fr 1fr}.foot-grid{grid-template-columns:1fr 1fr 1fr}.foot-grid>div:first-child{grid-column:1/-1}
}
@media(max-width:820px){
 body{font-size:16px}section{padding:80px 0}.wrap{padding:0 22px}
 header.site .wrap{height:72px}.logo-mark{width:42px;height:42px;font-size:1.05rem}.logo-text b{font-size:1.02rem}
 .hero{min-height:760px}.hero.short{min-height:680px}.hero-inner{padding-bottom:70px}.vid-label{top:16px;right:16px;font-size:.66rem}.scroll-cue{display:none}
 .paths,.grid2,.grid2.wide,.grid3,.hoods,.steps,.who,.benefits{grid-template-columns:1fr;gap:28px}
 .steps,.benefits{gap:1px}
 .path{min-height:480px;padding:36px 26px}
 .grid2{gap:48px}.form{padding:32px 24px}.row2{grid-template-columns:1fr;gap:0}
 .culture-list li{grid-template-columns:1fr;gap:6px}
 .sec-head{margin-bottom:44px}.photo{min-height:320px}
 .mnav{max-height:calc(100vh - 72px)}
}
@media(max-width:560px){.grid4,.foot-grid{grid-template-columns:1fr}.btn-row .btn{width:100%;justify-content:center}.topbar .hide-m{display:none}.pillar,.step,.benefit{padding:34px 26px}}
/* fixes */
.path>.ph-bg,.hood>.ph-bg{position:absolute;inset:0;max-width:none;z-index:0}
nav.main>ul>li>a{white-space:nowrap;padding:0 11px;letter-spacing:.13em}
.logo-mark{font-size:1rem;letter-spacing:.04em}
.voice .ph{display:inline}
@media(max-width:1360px){.logo-text small{display:none}nav.main>ul>li>a{padding:0 8px;font-size:.66rem;letter-spacing:.1em}.portal{padding:10px 11px}}
.dark .form h3,.form h3{color:var(--ink)}
@media(max-width:820px){.logo-mark{font-size:.85rem}}

/* real logo */
.logo-img{display:block;height:54px;width:auto}
footer .logo-img{height:72px}
@media(max-width:820px){.logo-img{height:44px}footer .logo-img{height:60px}}

/* ===== Launch-checklist additions (2026-10-23) ===== */
.skip{position:absolute;left:-9999px;top:0;z-index:200;background:var(--gold);color:var(--black);padding:12px 18px;font-weight:500}
.skip:focus{left:12px;top:12px}
a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible,summary:focus-visible,label.burger:focus-visible{outline:2px solid var(--gold);outline-offset:3px}
.brand-line{display:block;color:var(--gold-l)!important;font-family:var(--serif);font-size:1.15rem;font-weight:500;letter-spacing:.02em;margin-bottom:8px}
.trec-links{display:flex;flex-wrap:wrap;gap:10px 28px;width:100%;font-size:1rem;line-height:1.5}
.trec-links a{color:#fff;text-decoration:underline;text-underline-offset:4px;font-size:16px;font-weight:400}
.linkbtn{background:none;border:0;padding:0;font:inherit;color:#e2d8c8;text-decoration:underline;text-underline-offset:3px;cursor:pointer}
.linkbtn:hover{color:var(--gold-l)}
.hp{position:absolute!important;left:-9999px!important;width:1px;height:1px;overflow:hidden}
.field .err{color:#a3402c;font-size:.78rem;margin-top:6px;display:none;font-weight:400}
.field .err.on{display:block}
.field input[aria-invalid="true"],.field select[aria-invalid="true"],.field textarea[aria-invalid="true"]{border-bottom-color:#a3402c;border-bottom-width:2px}
.form-status{margin-top:14px;font-size:.9rem;color:var(--ink);font-weight:400}
.form-status:empty{display:none}
.form-status.ok{padding:12px 14px;background:#f1e8d6;border-left:3px solid var(--gold-d)}
.form-status.bad{padding:12px 14px;background:#fbeeea;border-left:3px solid #a3402c;color:#7a2d1f}
.req{color:#a3402c;margin-left:2px}
.cookie{position:fixed;left:16px;right:16px;bottom:16px;z-index:150;max-width:880px;margin:0 auto;background:var(--ink);color:#e9e1d3;border:1px solid rgba(200,161,90,.45);border-top:3px solid var(--gold);padding:18px 22px;display:flex;gap:18px 26px;align-items:center;justify-content:space-between;flex-wrap:wrap;box-shadow:0 18px 50px rgba(0,0,0,.35);font-size:.9rem;font-weight:300}
.cookie[hidden]{display:none}
.cookie p{flex:1 1 380px;margin:0;line-height:1.55}
.cookie a{color:var(--gold-l)}
.cookie-btns{display:flex;gap:12px;flex-wrap:wrap}
.cookie .btn{padding:12px 22px}
.cookie .btn-ghost{color:#fff;border-color:rgba(255,255,255,.55)}
.panel h2 em,.step-inputs h2 em,.res-head h2 em{color:var(--gold-d)}
/* legal / utility pages */
.doc-hero{background:var(--black);color:#e9e1d3;padding:96px 0 64px}
.doc-hero h1{color:#fff;font-size:clamp(2.4rem,5vw,4rem)}
.doc-hero .lead{color:#d9cfbf;margin-top:18px}
.doc{background:var(--cream);padding:72px 0 110px}
.doc .wrap{max-width:860px}
.doc h2{font-size:clamp(1.7rem,3vw,2.3rem);margin:46px 0 14px}
.doc h3{font-size:1.35rem;margin:26px 0 8px}
.doc p,.doc li{color:var(--text);font-size:1rem;margin-bottom:12px}
.doc ul{padding-left:22px;margin-bottom:14px}
.doc a{color:var(--gold-d)}
.draft-flag{display:block;background:#fff4dc;border:1px dashed var(--gold-d);color:#5c4520;padding:14px 18px;font-size:.92rem;margin-bottom:28px}
.toc{background:#fff;border-top:3px solid var(--gold);padding:22px 26px;margin:0 0 30px}
.toc ol{padding-left:20px;columns:2;column-gap:30px}.toc li{margin-bottom:6px;font-size:.95rem}
@media(max-width:560px){.toc ol{columns:1}.cookie{left:8px;right:8px;bottom:8px;padding:16px}.trec-links{flex-direction:column;gap:12px}}
.nf{min-height:62vh;display:flex;align-items:center;text-align:center}
.nf .big{font-family:var(--serif);font-size:clamp(6rem,16vw,11rem);line-height:1;color:var(--gold)}
.nf h1{font-size:clamp(2.2rem,5vw,3.6rem);color:#fff;margin:6px 0 16px}
.nf .lead{margin:0 auto}
.nf .btn-row{justify-content:center}
.nf .alt{margin-top:28px;font-size:.9rem;color:#cfc4b2}.nf .alt a{color:var(--gold-l);margin:0 10px}
@media print{.cookie,.skip{display:none!important}}
.fact .eyebrow,.er-hero .eyebrow,.doc-hero .eyebrow,.dark .voice cite,.fact cite,.dark cite{color:var(--gold)}

.menu-toggle:focus-visible~.wrap label.burger{outline:2px solid var(--gold);outline-offset:3px}
@media(max-width:1080px){.menu-toggle{display:block}}
.sr-only{position:absolute!important;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}
/* ===== Content pages (about, neighborhoods, guides) - added 2026-10-28 ===== */
.stats{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--line);border:1px solid var(--line);margin:22px 0 10px}
.stat{background:#fff;padding:20px 18px}
.stat b{display:block;font-family:var(--serif);font-weight:500;font-size:1.85rem;color:var(--ink);line-height:1.1;margin-bottom:6px}
.stat span{display:block;font-size:.74rem;letter-spacing:.1em;text-transform:uppercase;color:var(--muted)}
.src{font-size:.84rem;color:var(--muted);margin-top:8px}
.doc .src a{color:var(--gold-d)}
.tbl{overflow-x:auto;margin:16px 0 8px;-webkit-overflow-scrolling:touch}
table.data{width:100%;border-collapse:collapse;background:#fff;font-size:.95rem;min-width:520px}
table.data th,table.data td{padding:11px 14px;border-bottom:1px solid var(--line);text-align:left;vertical-align:top}
table.data th{font-size:.74rem;letter-spacing:.1em;text-transform:uppercase;color:var(--muted);font-weight:500;background:var(--cream-2)}
table.data td a{color:var(--gold-d)}
.note-box{background:#fff;border-left:3px solid var(--gold);padding:18px 22px;margin:22px 0}
.note-box p:last-child{margin-bottom:0}
.area-ph{min-height:260px;background:linear-gradient(135deg,#231e17,#100f0c);display:flex;align-items:center;justify-content:center;color:var(--gold-l);font-size:.78rem;letter-spacing:.14em;text-transform:uppercase;margin:0 0 30px;text-align:center;padding:20px}
.about-hero{background:var(--black);color:#e9e1d3;padding:88px 0}
.about-hero .grid2{grid-template-columns:.8fr 1.2fr;gap:72px}
.about-hero h1{color:#fff;font-size:clamp(2.6rem,5vw,4.2rem)}
.about-hero .lead{color:#d9cfbf;margin-top:18px}
.about-hero .roles{font-size:.8rem;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-l);margin-top:16px;line-height:1.9}
.headshot{aspect-ratio:4/5;width:100%;max-width:420px;background:linear-gradient(135deg,#2a241b,#100f0c);border:1px solid #3a3228;display:flex;align-items:center;justify-content:center;color:var(--gold-l);font-size:.8rem;letter-spacing:.16em;text-transform:uppercase;text-align:center;padding:20px}
.creds{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--line);border:1px solid var(--line);margin:8px 0 34px}
.creds div{background:#fff;padding:24px 20px;text-align:center}
.creds b{display:block;font-family:var(--serif);font-size:2.6rem;color:var(--gold-d);line-height:1;font-weight:500}
.creds span{display:block;font-size:.78rem;letter-spacing:.08em;text-transform:uppercase;color:var(--muted);margin-top:8px}
.mission{background:var(--black);color:#fff;text-align:center;padding:80px 0}
.mission p{font-family:var(--serif);font-style:italic;font-size:clamp(1.7rem,3.2vw,2.6rem);line-height:1.25;max-width:900px;margin:0 auto}
.mission small{display:block;font-family:var(--sans);font-style:normal;font-size:.72rem;letter-spacing:.3em;text-transform:uppercase;color:var(--gold);margin-bottom:18px}
.doc ol.steps-list{padding-left:22px;margin-bottom:14px}
.doc .btn{color:var(--ink)}
@media(max-width:900px){.stats{grid-template-columns:1fr 1fr}.about-hero .grid2{grid-template-columns:1fr;gap:40px}.headshot{max-width:300px}}
@media(max-width:560px){.creds{grid-template-columns:1fr}.stat b{font-size:1.6rem}}
@media(max-width:380px){.stats{grid-template-columns:1fr}}
.doc h2 em,.doc h3 em{color:var(--gold-d)}
.about-hero .eyebrow{color:var(--gold)}.about-hero .eyebrow:before{background:var(--gold)}
.doc .fact h2 em{color:var(--gold)}.doc .fact h2{margin-top:40px}
.steps.two{grid-template-columns:1fr 1fr}@media(max-width:900px){.steps.two{grid-template-columns:1fr}}