/* Wertz Group | Compass — editorial black & white system */
:root {
  --text-xs: clamp(0.75rem, 0.7rem + 0.25vw, 0.875rem);
  --text-sm: clamp(0.875rem, 0.8rem + 0.35vw, 1rem);
  --text-base: clamp(1rem, 0.95rem + 0.25vw, 1.125rem);
  --text-lg: clamp(1.125rem, 1rem + 0.75vw, 1.5rem);
  --text-xl: clamp(1.5rem, 1.2rem + 1.25vw, 2.25rem);
  --text-2xl: clamp(2rem, 1.2rem + 2.5vw, 3.5rem);
  --text-3xl: clamp(2.5rem, 1rem + 4vw, 5rem);
  --text-hero: clamp(3rem, 0.5rem + 7vw, 7.5rem);

  --space-1: .25rem; --space-2: .5rem; --space-3: .75rem; --space-4: 1rem;
  --space-5: 1.25rem; --space-6: 1.5rem; --space-8: 2rem; --space-10: 2.5rem;
  --space-12: 3rem; --space-16: 4rem; --space-20: 5rem; --space-24: 6rem; --space-32: 8rem;

  --ink: #0a0a0a;
  --ink-2: #161616;
  --ink-3: #242424;
  --paper: #f7f6f3;
  --paper-2: #efede8;
  --white: #ffffff;
  --muted: #66635d;
  --muted-dark: #a8a49c;
  --line: #dcd8d0;
  --line-dark: #2e2e2e;

  --font-display: 'Instrument Serif', 'Times New Roman', serif;
  --font-body: 'General Sans', 'Helvetica Neue', Arial, sans-serif;

  --ease: cubic-bezier(.16, 1, .3, 1);
  --gutter: clamp(1.25rem, 4vw, 4rem);
  --max: 1360px;
  --header-h: 76px;
}

*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; }
@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } *, *::before, *::after { animation: none !important; transition: none !important; } }
body {
  margin: 0; background: var(--paper); color: var(--ink);
  font-family: var(--font-body); font-size: var(--text-base); line-height: 1.6;
  -webkit-font-smoothing: antialiased; text-rendering: optimizeLegibility;
}
img { display: block; max-width: 100%; height: auto; }
a { color: inherit; text-decoration: none; }
button, input, select, textarea { font: inherit; color: inherit; }
::selection { background: var(--ink); color: var(--white); }
:focus-visible { outline: 2px solid currentColor; outline-offset: 3px; }

.container { width: 100%; max-width: var(--max); margin-inline: auto; padding-inline: var(--gutter); }
.section { padding-block: clamp(var(--space-16), 9vw, var(--space-32)); }
.section--tight { padding-block: clamp(var(--space-12), 6vw, var(--space-20)); }
.dark { background: var(--ink); color: var(--white); }
.stone { background: var(--paper-2); }
.sr-only { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; }
.skip { position: absolute; left: var(--space-4); top: -100px; background: var(--white); color: var(--ink); padding: var(--space-3) var(--space-4); z-index: 100; }
.skip:focus { top: var(--space-4); }

/* Type */
.eyebrow {
  font-size: var(--text-xs); letter-spacing: .22em; text-transform: uppercase; font-weight: 500;
  display: inline-flex; align-items: center; gap: var(--space-3); color: var(--muted);
}
.dark .eyebrow, .on-image .eyebrow { color: var(--muted-dark); }
.eyebrow::before { content: ""; width: 28px; height: 1px; background: currentColor; }
.display, h1, h2 { font-family: var(--font-display); font-weight: 400; letter-spacing: -.01em; line-height: 1.02; margin: 0; }
h1 { font-size: var(--text-hero); }
h2 { font-size: var(--text-2xl); }
h3 { font-family: var(--font-body); font-size: var(--text-lg); font-weight: 500; line-height: 1.3; margin: 0; letter-spacing: -.005em; }
.h-page { font-size: var(--text-3xl); }
p { margin: 0; }
.lede { font-size: var(--text-lg); line-height: 1.5; font-weight: 400; max-width: 46ch; }
.muted { color: var(--muted); }
.dark .muted { color: var(--muted-dark); }
.italic { font-style: italic; }
.prose p + p { margin-top: var(--space-4); }
.prose { max-width: 64ch; }

/* Buttons */
.btn {
  display: inline-flex; align-items: center; justify-content: center; gap: var(--space-3);
  padding: var(--space-4) var(--space-6); min-height: 48px;
  font-size: var(--text-xs); font-weight: 500; letter-spacing: .18em; text-transform: uppercase;
  border: 1px solid var(--ink); background: var(--ink); color: var(--white); cursor: pointer;
  transition: background .3s var(--ease), color .3s var(--ease), border-color .3s var(--ease);
}
.btn:hover { background: transparent; color: var(--ink); }
.btn--ghost { background: transparent; color: var(--ink); }
.btn--ghost:hover { background: var(--ink); color: var(--white); }
.dark .btn, .on-image .btn { background: var(--white); color: var(--ink); border-color: var(--white); }
.dark .btn:hover, .on-image .btn:hover { background: transparent; color: var(--white); }
.dark .btn--ghost, .on-image .btn--ghost { background: transparent; color: var(--white); border-color: rgba(255,255,255,.6); }
.dark .btn--ghost:hover, .on-image .btn--ghost:hover { background: var(--white); color: var(--ink); }
.btn .arrow { transition: transform .3s var(--ease); }
.btn:hover .arrow { transform: translateX(4px); }
.link {
  font-size: var(--text-xs); font-weight: 500; letter-spacing: .18em; text-transform: uppercase;
  display: inline-flex; gap: var(--space-2); align-items: center; padding-bottom: 4px;
  background: linear-gradient(currentColor, currentColor) left bottom / 100% 1px no-repeat;
  transition: background-size .4s var(--ease);
}
.link:hover { background-size: 30% 1px; }
.btn-row { display: flex; flex-wrap: wrap; gap: var(--space-3); }

/* Header */
.site-header {
  position: fixed; inset: 0 0 auto 0; z-index: 50; height: var(--header-h);
  color: var(--white); transition: background .4s var(--ease), transform .4s var(--ease), border-color .4s;
  border-bottom: 1px solid transparent;
}
.site-header.is-solid, body:not(.has-hero) .site-header { background: var(--ink); border-bottom-color: var(--line-dark); }
.site-header.is-hidden { transform: translateY(-100%); }
.site-header .container { height: 100%; display: flex; align-items: center; justify-content: space-between; gap: var(--space-6); }
.brand img { height: 26px; width: auto; }
.nav { display: flex; align-items: center; gap: clamp(var(--space-4), 2.2vw, var(--space-8)); }
.nav a:not(.btn) {
  font-size: var(--text-xs); letter-spacing: .18em; text-transform: uppercase; font-weight: 500; position: relative; padding-block: var(--space-2);
}
.nav a:not(.btn)::after { content: ""; position: absolute; left: 0; right: 0; bottom: 0; height: 1px; background: currentColor; transform: scaleX(0); transform-origin: left; transition: transform .4s var(--ease); }
.nav a:not(.btn):hover::after, .nav a[aria-current="page"]::after { transform: scaleX(1); }
.nav .btn { min-height: 40px; padding: var(--space-2) var(--space-5); background: var(--white); color: var(--ink); border-color: var(--white); }
.nav .btn:hover { background: transparent; color: var(--white); }
.menu-toggle { display: none; background: none; border: 0; width: 44px; height: 44px; cursor: pointer; position: relative; }
.menu-toggle span { position: absolute; left: 10px; right: 10px; height: 1.5px; background: var(--white); transition: transform .3s var(--ease), opacity .3s; }
.menu-toggle span:nth-child(1) { top: 16px; } .menu-toggle span:nth-child(2) { top: 22px; } .menu-toggle span:nth-child(3) { top: 28px; }
.menu-open .menu-toggle span:nth-child(1) { transform: translateY(6px) rotate(45deg); }
.menu-open .menu-toggle span:nth-child(2) { opacity: 0; }
.menu-open .menu-toggle span:nth-child(3) { transform: translateY(-6px) rotate(-45deg); }

@media (max-width: 1080px) {
  .menu-toggle { display: block; z-index: 2; }
  .nav {
    position: fixed; inset: 0; background: var(--ink); flex-direction: column; justify-content: center; align-items: flex-start;
    padding: var(--space-24) var(--gutter) var(--space-12); gap: var(--space-5);
    opacity: 0; pointer-events: none; transition: opacity .35s var(--ease);
  }
  .nav a:not(.btn) { font-family: var(--font-display); font-size: var(--text-2xl); text-transform: none; letter-spacing: 0; font-weight: 400; }
  .nav .btn { margin-top: var(--space-4); }
  .menu-open .nav { opacity: 1; pointer-events: auto; }
  .menu-open { overflow: hidden; }
}

/* Hero */
.hero { position: relative; min-height: 100svh; display: flex; align-items: flex-end; color: var(--white); overflow: hidden; background: var(--ink); }
.hero__media { position: absolute; inset: 0; }
.hero__media img { width: 100%; height: 100%; object-fit: cover; transform: scale(1.06); animation: heroZoom 14s var(--ease) forwards; }
@keyframes heroZoom { to { transform: scale(1); } }
.hero::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(0,0,0,.55) 0%, rgba(0,0,0,.1) 30%, rgba(0,0,0,.25) 55%, rgba(0,0,0,.82) 100%); }
.hero__content { position: relative; z-index: 1; width: 100%; padding-bottom: clamp(var(--space-12), 8vh, var(--space-24)); padding-top: calc(var(--header-h) + var(--space-16)); }
.hero h1 { max-width: 13ch; margin-block: var(--space-5) var(--space-6); }
.hero .lede { color: rgba(255,255,255,.86); max-width: 40ch; }
.hero__foot { display: flex; justify-content: space-between; align-items: flex-end; gap: var(--space-8); flex-wrap: wrap; }
.hero__meta { display: flex; gap: var(--space-10); font-size: var(--text-xs); letter-spacing: .18em; text-transform: uppercase; color: rgba(255,255,255,.75); }
.hero__meta strong { display: block; font-family: var(--font-display); font-size: var(--text-xl); letter-spacing: 0; text-transform: none; color: var(--white); font-weight: 400; line-height: 1.1; margin-bottom: var(--space-1); }

/* Page hero (interior) */
.page-hero { position: relative; color: var(--white); background: var(--ink); min-height: 72svh; display: flex; align-items: flex-end; overflow: hidden; }
.page-hero img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; opacity: .72; }
.page-hero::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(0,0,0,.5), rgba(0,0,0,.12) 40%, rgba(0,0,0,.78)); }
.page-hero .container { position: relative; z-index: 1; padding-top: calc(var(--header-h) + var(--space-16)); padding-bottom: clamp(var(--space-12), 7vw, var(--space-20)); }
.page-hero h1 { font-size: var(--text-3xl); max-width: 16ch; margin-top: var(--space-5); }
.page-hero .lede { margin-top: var(--space-6); color: rgba(255,255,255,.85); }

/* Stats */
.stats { display: grid; grid-template-columns: repeat(4, 1fr); border-top: 1px solid var(--line-dark); }
.stat { padding: var(--space-10) var(--space-6) var(--space-10) 0; border-right: 1px solid var(--line-dark); }
.stat + .stat { padding-left: var(--space-6); }
.stat:last-child { border-right: 0; }
.stat__num { font-family: var(--font-display); font-size: var(--text-3xl); line-height: 1; display: block; }
.stat__label { font-size: var(--text-xs); letter-spacing: .18em; text-transform: uppercase; color: var(--muted-dark); margin-top: var(--space-3); display: block; }
@media (max-width: 760px) { .stats { grid-template-columns: 1fr 1fr; } .stat { border-bottom: 1px solid var(--line-dark); } .stat:nth-child(2) { border-right: 0; } .stat:nth-child(3) { padding-left: 0; } }

/* Split */
.split { display: grid; grid-template-columns: repeat(12, 1fr); gap: var(--space-8) var(--space-6); align-items: center; }
.split__text { grid-column: 1 / span 5; }
.split__media { grid-column: 7 / -1; }
.split--rev .split__text { grid-column: 8 / -1; grid-row: 1; }
.split--rev .split__media { grid-column: 1 / span 6; grid-row: 1; }
.split__text h2 { margin-block: var(--space-5) var(--space-6); }
.split__text .prose { margin-bottom: var(--space-8); }
@media (max-width: 900px) { .split, .split--rev { grid-template-columns: 1fr; } .split__text, .split__media, .split--rev .split__text, .split--rev .split__media { grid-column: 1; grid-row: auto; } }
.frame { position: relative; overflow: hidden; background: var(--paper-2); }
.frame img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.2s var(--ease); }
.ratio-45 { aspect-ratio: 4 / 5; } .ratio-32 { aspect-ratio: 3 / 2; } .ratio-169 { aspect-ratio: 16 / 9; } .ratio-11 { aspect-ratio: 1; } .ratio-43 { aspect-ratio: 4 / 3; }
.caption { font-size: var(--text-xs); color: var(--muted); margin-top: var(--space-3); letter-spacing: .04em; }

/* Section heading row */
.sec-head { display: flex; justify-content: space-between; align-items: flex-end; gap: var(--space-8); margin-bottom: clamp(var(--space-10), 5vw, var(--space-16)); flex-wrap: wrap; }
.sec-head h2 { margin-top: var(--space-4); max-width: 18ch; }
.sec-head p { max-width: 42ch; }

/* Featured listing */
.feature { display: grid; grid-template-columns: 1.4fr 1fr; gap: 0; background: var(--white); }
.feature__media { position: relative; min-height: 520px; }
.feature__media img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.feature__body { padding: clamp(var(--space-8), 5vw, var(--space-16)); display: flex; flex-direction: column; justify-content: center; gap: var(--space-5); }
.badge { display: inline-flex; align-self: flex-start; gap: var(--space-2); align-items: center; font-size: var(--text-xs); letter-spacing: .18em; text-transform: uppercase; padding: var(--space-2) var(--space-3); border: 1px solid var(--ink); font-weight: 500; }
.badge--solid { background: var(--ink); color: var(--white); }
.on-media { position: absolute; top: var(--space-5); left: var(--space-5); z-index: 1; background: var(--white); color: var(--ink); border-color: var(--white); }
.feature__price { font-family: var(--font-display); font-size: var(--text-2xl); line-height: 1; }
.specs { display: flex; flex-wrap: wrap; gap: var(--space-2) var(--space-5); font-size: var(--text-sm); color: var(--muted); }
.specs span + span::before { content: ""; display: inline-block; width: 4px; height: 4px; background: currentColor; border-radius: 50%; margin-right: var(--space-5); vertical-align: middle; opacity: .5; }
.feature__thumbs { display: grid; grid-template-columns: repeat(2, 1fr); gap: var(--space-3); }
.feature__thumbs img { aspect-ratio: 3/2; object-fit: cover; width: 100%; }
@media (max-width: 900px) { .feature { grid-template-columns: 1fr; } .feature__media { min-height: 0; aspect-ratio: 3/2; } }

/* Sales grid */
.sales-grid { display: grid; grid-template-columns: repeat(12, 1fr); gap: clamp(var(--space-4), 2vw, var(--space-6)); }
.sale { grid-column: span 4; display: flex; flex-direction: column; gap: var(--space-4); }
.sale--lg { grid-column: span 8; grid-row: span 2; }
.sale .frame { aspect-ratio: 3/2; }
.sale--lg .frame { aspect-ratio: auto; flex: 1; min-height: 380px; }
.sale:hover .frame img { transform: scale(1.04); }
.sale__row { display: flex; justify-content: space-between; align-items: baseline; gap: var(--space-4); }
.sale__price { font-family: var(--font-display); font-size: var(--text-xl); line-height: 1; }
.sale__city { font-size: var(--text-xs); letter-spacing: .18em; text-transform: uppercase; color: var(--muted); white-space: nowrap; }
.sale__addr { font-size: var(--text-sm); font-weight: 500; }
.sale .specs { font-size: var(--text-xs); letter-spacing: .04em; }
.sale__tag { position: absolute; left: var(--space-4); top: var(--space-4); font-size: var(--text-xs); letter-spacing: .18em; text-transform: uppercase; background: var(--ink); color: var(--white); padding: var(--space-1) var(--space-3); }
@media (max-width: 1000px) { .sale { grid-column: span 6; } .sale--lg { grid-column: span 12; grid-row: auto; } .sale--lg .frame { aspect-ratio: 3/2; min-height: 0; } }
@media (max-width: 620px) { .sale { grid-column: span 12; } }

.filters { display: flex; flex-wrap: wrap; gap: var(--space-2); margin-bottom: var(--space-10); align-items: center; }
.chip { border: 1px solid var(--line); background: transparent; padding: var(--space-2) var(--space-4); min-height: 40px; font-size: var(--text-xs); letter-spacing: .14em; text-transform: uppercase; cursor: pointer; transition: all .25s var(--ease); font-weight: 500; }
.chip:hover { border-color: var(--ink); }
.chip[aria-pressed="true"] { background: var(--ink); color: var(--white); border-color: var(--ink); }
.filters .count { margin-left: auto; font-size: var(--text-xs); letter-spacing: .14em; text-transform: uppercase; color: var(--muted); }
.select { border: 1px solid var(--line); background: transparent; padding: var(--space-2) var(--space-4); min-height: 40px; font-size: var(--text-xs); letter-spacing: .1em; text-transform: uppercase; }

/* Areas rail */
.rail { display: grid; grid-auto-flow: column; grid-auto-columns: minmax(280px, 30%); gap: var(--space-5); overflow-x: auto; scroll-snap-type: x mandatory; padding-bottom: var(--space-6); scrollbar-width: thin; scrollbar-color: var(--ink-3) transparent; }
.rail::-webkit-scrollbar { height: 4px; } .rail::-webkit-scrollbar-thumb { background: var(--muted-dark); }
.area-card { scroll-snap-align: start; position: relative; color: var(--white); display: block; aspect-ratio: 3/4; overflow: hidden; background: var(--ink-2); }
.area-card img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; transition: transform 1.2s var(--ease); }
.area-card::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(0,0,0,0) 40%, rgba(0,0,0,.82)); }
.area-card:hover img { transform: scale(1.05); }
.area-card__body { position: absolute; z-index: 1; left: var(--space-6); right: var(--space-6); bottom: var(--space-6); }
.area-card__body h3 { font-family: var(--font-display); font-size: var(--text-xl); font-weight: 400; }
.area-card__body p { font-size: var(--text-xs); letter-spacing: .14em; text-transform: uppercase; color: rgba(255,255,255,.75); margin-top: var(--space-2); }
.rail-nav { display: flex; gap: var(--space-2); }
.rail-btn { width: 48px; height: 48px; border: 1px solid rgba(255,255,255,.4); background: transparent; color: var(--white); cursor: pointer; transition: all .25s; }
.rail-btn:hover { background: var(--white); color: var(--ink); }
@media (max-width: 760px) { .rail { grid-auto-columns: 78%; } }

/* Services list */
.services { display: grid; grid-template-columns: repeat(3, 1fr); border-top: 1px solid var(--line); }
.service { padding: var(--space-10) var(--space-8) var(--space-10) 0; border-right: 1px solid var(--line); display: flex; flex-direction: column; gap: var(--space-4); }
.service + .service { padding-left: var(--space-8); }
.service:last-child { border-right: 0; }
.service__num { font-family: var(--font-display); font-size: var(--text-xl); color: var(--muted); }
.service p { color: var(--muted); }
.service .link { margin-top: auto; align-self: flex-start; }
@media (max-width: 860px) { .services { grid-template-columns: 1fr; } .service, .service + .service { padding: var(--space-8) 0; border-right: 0; border-bottom: 1px solid var(--line); } }

/* Quote */
.quote-wrap { display: grid; grid-template-columns: 1fr 1.6fr; gap: clamp(var(--space-8), 6vw, var(--space-24)); align-items: start; }
.quotes { position: relative; min-height: 18rem; }
.quote { position: absolute; inset: 0 0 auto 0; opacity: 0; visibility: hidden; transition: opacity .6s var(--ease), visibility .6s; }
.quote.is-active { position: relative; opacity: 1; visibility: visible; }
.quote blockquote { margin: 0; font-family: var(--font-display); font-size: var(--text-xl); line-height: 1.25; }
.quote blockquote::before { content: "\201C"; display: block; font-size: var(--text-3xl); line-height: .6; margin-bottom: var(--space-4); color: var(--muted-dark); }
.quote figcaption { margin-top: var(--space-6); font-size: var(--text-xs); letter-spacing: .18em; text-transform: uppercase; color: var(--muted-dark); }
.stars { letter-spacing: .3em; font-size: var(--text-sm); margin-bottom: var(--space-4); }
.quote-ctrl { display: flex; align-items: center; gap: var(--space-4); margin-top: var(--space-10); }
.dots { display: flex; gap: var(--space-2); }
.dot { width: 28px; height: 2px; background: var(--line-dark); border: 0; padding: 0; cursor: pointer; position: relative; }
.dot::before { content: ""; position: absolute; inset: -10px 0; }
.dot[aria-current="true"] { background: var(--white); }
.video-facade { position: relative; display: block; width: 100%; aspect-ratio: 16/9; background: var(--ink-2); border: 0; padding: 0; cursor: pointer; overflow: hidden; color: var(--white); margin-top: var(--space-8); }
.video-facade img { width: 100%; height: 100%; object-fit: cover; opacity: .7; transition: opacity .4s, transform 1s var(--ease); }
.video-facade:hover img { opacity: .9; transform: scale(1.03); }
.video-facade .play { position: absolute; inset: 0; display: grid; place-items: center; }
.video-facade .play span { width: 72px; height: 72px; border: 1px solid var(--white); border-radius: 50%; display: grid; place-items: center; backdrop-filter: blur(6px); background: rgba(0,0,0,.25); }
.video-facade iframe { position: absolute; inset: 0; width: 100%; height: 100%; border: 0; }
.video-label { position: absolute; left: var(--space-4); bottom: var(--space-4); font-size: var(--text-xs); letter-spacing: .18em; text-transform: uppercase; }
@media (max-width: 900px) { .quote-wrap { grid-template-columns: 1fr; } }

/* Team */
.team-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: clamp(var(--space-4), 2vw, var(--space-6)); }
.member .frame { aspect-ratio: 4/5; margin-bottom: var(--space-4); }
.member .frame img { filter: grayscale(1); transition: filter .6s var(--ease), transform 1.2s var(--ease); }
.member:hover .frame img { filter: grayscale(0); transform: scale(1.03); }
.member h3 { font-size: var(--text-base); font-weight: 500; }
.member p { font-size: var(--text-xs); letter-spacing: .16em; text-transform: uppercase; color: var(--muted); margin-top: var(--space-1); }
@media (max-width: 900px) { .team-grid { grid-template-columns: 1fr 1fr; } }

.bio { display: grid; grid-template-columns: 5fr 7fr; gap: clamp(var(--space-8), 6vw, var(--space-20)); padding-block: clamp(var(--space-12), 6vw, var(--space-20)); border-top: 1px solid var(--line); align-items: start; }
.bio:nth-of-type(even) { grid-template-columns: 7fr 5fr; }
.bio:nth-of-type(even) .bio__media { order: 2; }
.bio__media .frame { aspect-ratio: 4/5; }
.bio__media .frame img { filter: grayscale(1); }
.bio__body h2 { font-size: var(--text-2xl); margin-block: var(--space-4) var(--space-2); }
.bio__role { font-size: var(--text-xs); letter-spacing: .18em; text-transform: uppercase; color: var(--muted); }
.bio__body .prose { margin-block: var(--space-8); }
.bio__contact { display: flex; flex-wrap: wrap; gap: var(--space-3) var(--space-8); font-size: var(--text-sm); margin-bottom: var(--space-6); }
.bio__contact a { border-bottom: 1px solid var(--line); padding-bottom: 2px; }
.bio__contact a:hover { border-color: var(--ink); }
.tags { display: flex; flex-wrap: wrap; gap: var(--space-2); }
.tag { font-size: var(--text-xs); letter-spacing: .1em; text-transform: uppercase; border: 1px solid var(--line); padding: var(--space-1) var(--space-3); color: var(--muted); }
@media (max-width: 900px) { .bio, .bio:nth-of-type(even) { grid-template-columns: 1fr; } .bio:nth-of-type(even) .bio__media { order: 0; } .bio__media .frame { aspect-ratio: 1; max-width: 420px; } }

/* Region (neighborhoods page) */
.region { display: grid; grid-template-columns: repeat(12, 1fr); gap: var(--space-8) var(--space-6); padding-block: clamp(var(--space-12), 7vw, var(--space-24)); border-top: 1px solid var(--line); scroll-margin-top: calc(var(--header-h) + var(--space-4)); }
.region__media { grid-column: 1 / span 7; }
.region__body { grid-column: 9 / -1; align-self: center; }
.region:nth-of-type(even) .region__media { grid-column: 6 / -1; grid-row: 1; }
.region:nth-of-type(even) .region__body { grid-column: 1 / span 4; grid-row: 1; }
.region__body h2 { margin-block: var(--space-4) var(--space-5); }
.region__areas { display: flex; flex-wrap: wrap; gap: var(--space-2); margin-block: var(--space-6); }
.region__sales { border-top: 1px solid var(--line); margin-top: var(--space-6); padding-top: var(--space-5); font-size: var(--text-sm); }
.region__sales h3 { font-size: var(--text-xs); letter-spacing: .18em; text-transform: uppercase; color: var(--muted); font-weight: 500; margin-bottom: var(--space-3); }
.region__sales li { display: flex; justify-content: space-between; gap: var(--space-4); padding-block: var(--space-2); border-bottom: 1px solid var(--line); }
.region__sales ul { list-style: none; margin: 0 0 var(--space-6); padding: 0; }
@media (max-width: 900px) { .region, .region:nth-of-type(even) { grid-template-columns: 1fr; } .region__media, .region__body, .region:nth-of-type(even) .region__media, .region:nth-of-type(even) .region__body { grid-column: 1; grid-row: auto; } }
.jump { display: flex; flex-wrap: wrap; gap: var(--space-2); }

/* Steps */
.steps { counter-reset: step; display: grid; grid-template-columns: repeat(4, 1fr); gap: var(--space-6); }
.step { border-top: 1px solid var(--ink); padding-top: var(--space-6); }
.dark .step { border-color: var(--white); }
.step::before { counter-increment: step; content: "0" counter(step); font-family: var(--font-display); font-size: var(--text-2xl); display: block; line-height: 1; margin-bottom: var(--space-5); }
.step p { color: var(--muted); margin-top: var(--space-3); font-size: var(--text-sm); }
.dark .step p { color: var(--muted-dark); }
@media (max-width: 900px) { .steps { grid-template-columns: 1fr 1fr; } }
@media (max-width: 560px) { .steps { grid-template-columns: 1fr; } }

/* Forms */
.form-panel { background: var(--white); padding: clamp(var(--space-8), 4vw, var(--space-12)); }
.dark .form-panel { background: var(--ink-2); }
.form { display: grid; grid-template-columns: 1fr 1fr; gap: var(--space-5) var(--space-5); }
.form .full { grid-column: 1 / -1; }
.field { display: flex; flex-direction: column; gap: var(--space-2); }
.field label { font-size: var(--text-xs); letter-spacing: .16em; text-transform: uppercase; font-weight: 500; color: var(--muted); }
.dark .field label { color: var(--muted-dark); }
.field input, .field select, .field textarea {
  border: 0; border-bottom: 1px solid var(--line); background: transparent; padding: var(--space-3) 0; min-height: 48px; font-size: var(--text-base); border-radius: 0;
  transition: border-color .25s;
}
.dark .field input, .dark .field select, .dark .field textarea { border-color: var(--line-dark); color: var(--white); }
.dark .field select option { color: var(--ink); }
.field textarea { min-height: 120px; resize: vertical; }
.field input:focus, .field select:focus, .field textarea:focus { outline: none; border-color: var(--ink); }
.dark .field input:focus, .dark .field select:focus, .dark .field textarea:focus { border-color: var(--white); }
.field.is-invalid input, .field.is-invalid select { border-color: #b3261e; }
.field .err { font-size: var(--text-xs); color: #b3261e; min-height: 0; }
.dark .field .err { color: #ff8a80; }
.form .btn { justify-self: start; }
.form-note { font-size: var(--text-xs); color: var(--muted); }
.dark .form-note { color: var(--muted-dark); }
.form-success { display: none; padding: var(--space-6); border: 1px solid currentColor; }
.form-success h3 { font-family: var(--font-display); font-weight: 400; font-size: var(--text-xl); margin-bottom: var(--space-2); }
.form-success a { text-decoration: underline; }
form.is-sent + .form-success { display: block; }
.radio-row { display: flex; flex-wrap: wrap; gap: var(--space-2); }
.radio-row input { position: absolute; opacity: 0; pointer-events: none; }
.radio-row label { border: 1px solid var(--line); padding: var(--space-2) var(--space-4); cursor: pointer; text-transform: uppercase; letter-spacing: .12em; font-size: var(--text-xs); color: var(--ink); min-height: 40px; display: inline-flex; align-items: center; }
.dark .radio-row label { color: var(--white); border-color: var(--line-dark); }
.radio-row input:checked + label { background: var(--ink); color: var(--white); border-color: var(--ink); }
.dark .radio-row input:checked + label { background: var(--white); color: var(--ink); }
.radio-row input:focus-visible + label { outline: 2px solid currentColor; outline-offset: 2px; }
@media (max-width: 620px) { .form { grid-template-columns: 1fr; } }

/* CTA band */
.cta-band { position: relative; color: var(--white); overflow: hidden; background: var(--ink); }
.cta-band > img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; opacity: .45; }
.cta-band .container { position: relative; z-index: 1; display: grid; grid-template-columns: 1fr 1fr; gap: clamp(var(--space-8), 6vw, var(--space-20)); align-items: center; }
.cta-band h2 { margin-block: var(--space-4) var(--space-6); }
@media (max-width: 900px) { .cta-band .container { grid-template-columns: 1fr; } }

/* Inline sticky CTA (mobile) */
.mobile-cta { display: none; }
@media (max-width: 760px) {
  .mobile-cta { position: fixed; z-index: 40; left: 0; right: 0; bottom: 0; display: grid; grid-template-columns: 1fr 1fr; background: var(--ink); border-top: 1px solid var(--line-dark); transform: translateY(100%); transition: transform .4s var(--ease); }
  .mobile-cta.is-visible { transform: none; }
  .mobile-cta a { color: var(--white); text-align: center; padding: var(--space-4); font-size: var(--text-xs); letter-spacing: .16em; text-transform: uppercase; font-weight: 500; min-height: 52px; }
  .mobile-cta a + a { border-left: 1px solid var(--line-dark); background: var(--white); color: var(--ink); }
  body { padding-bottom: 52px; }
}

/* Marquee of areas */
.marquee { overflow: hidden; border-block: 1px solid var(--line); padding-block: var(--space-5); white-space: nowrap; }
.marquee__track { display: inline-flex; gap: var(--space-10); animation: marquee 50s linear infinite; padding-left: var(--space-10); }
.marquee__track span { font-family: var(--font-display); font-size: var(--text-xl); }
.marquee__track span::after { content: "\2022"; margin-left: var(--space-10); color: var(--muted-dark); font-size: var(--text-base); vertical-align: middle; }
@keyframes marquee { to { transform: translateX(-50%); } }

/* Contact cards */
.contact-grid { display: grid; grid-template-columns: 1fr 1.4fr; gap: clamp(var(--space-8), 6vw, var(--space-20)); align-items: start; }
.contact-list { list-style: none; margin: 0; padding: 0; }
.contact-list li { padding-block: var(--space-5); border-bottom: 1px solid var(--line); display: flex; flex-direction: column; gap: var(--space-1); }
.contact-list .k { font-size: var(--text-xs); letter-spacing: .18em; text-transform: uppercase; color: var(--muted); }
.contact-list .v { font-family: var(--font-display); font-size: var(--text-xl); line-height: 1.15; }
.contact-list .v a:hover { text-decoration: underline; text-underline-offset: 4px; text-decoration-thickness: 1px; }
@media (max-width: 900px) { .contact-grid { grid-template-columns: 1fr; } }

/* Footer */
.site-footer { background: var(--ink); color: var(--white); padding-top: clamp(var(--space-16), 8vw, var(--space-24)); padding-bottom: var(--space-10); }
.footer-top { display: grid; grid-template-columns: 1.4fr 1fr 1fr 1fr; gap: var(--space-10); padding-bottom: var(--space-16); border-bottom: 1px solid var(--line-dark); }
.footer-brand img { width: 200px; height: auto; margin-bottom: var(--space-6); }
.footer-brand p { color: var(--muted-dark); font-size: var(--text-sm); max-width: 34ch; }
.site-footer .foot-h { font-family: var(--font-body); line-height: 1.4; font-size: var(--text-xs); letter-spacing: .18em; text-transform: uppercase; color: var(--muted-dark); font-weight: 500; margin: 0 0 var(--space-5); }
.site-footer ul { list-style: none; margin: 0; padding: 0; display: grid; gap: var(--space-3); font-size: var(--text-sm); }
.site-footer ul a:hover { text-decoration: underline; text-underline-offset: 4px; }
.footer-bottom { padding-top: var(--space-8); display: flex; justify-content: space-between; gap: var(--space-8); align-items: flex-start; flex-wrap: wrap; }
.footer-bottom img { height: 18px; width: auto; }
.legal { font-size: var(--text-xs); color: var(--muted-dark); max-width: 80ch; line-height: 1.6; }
.socials { display: flex; gap: var(--space-3); margin-top: var(--space-6); }
.socials a { width: 40px; height: 40px; border: 1px solid var(--line-dark); display: grid; place-items: center; transition: all .25s; }
.socials a:hover { background: var(--white); color: var(--ink); }
.socials svg { width: 16px; height: 16px; }
@media (max-width: 900px) { .footer-top { grid-template-columns: 1fr 1fr; } .footer-brand { grid-column: 1 / -1; } }

/* Reveal */
.reveal { opacity: 1; transform: none; }
.js .reveal { opacity: 0; transform: translateY(24px); transition: opacity 1s var(--ease), transform 1s var(--ease); }
.js .reveal.is-in { opacity: 1; transform: none; }

/* misc */
.pull { font-family: var(--font-display); font-size: var(--text-2xl); line-height: 1.15; max-width: 22ch; }
.divider-img { position: relative; height: clamp(320px, 60vh, 640px); overflow: hidden; }
.divider-img img { width: 100%; height: 100%; object-fit: cover; }
.center { text-align: center; }
.mt-6 { margin-top: var(--space-6); } .mt-8 { margin-top: var(--space-8); } .mt-10 { margin-top: var(--space-10); } .mt-4 { margin-top: var(--space-4); }
.grid-2 { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(var(--space-8), 5vw, var(--space-16)); }
@media (max-width: 900px) { .grid-2 { grid-template-columns: 1fr; } }
.check-list { list-style: none; padding: 0; margin: 0; display: grid; gap: var(--space-4); }
.check-list li { padding-left: var(--space-8); position: relative; }
.check-list li::before { content: ""; position: absolute; left: 0; top: .7em; width: 18px; height: 1px; background: currentColor; }

/* fixes */
.form-panel.dark { background: rgba(10,10,10,.72); backdrop-filter: blur(10px); border: 1px solid var(--line-dark); }
.hero .eyebrow, .page-hero .eyebrow { color: rgba(255,255,255,.85); }
.cta-band .eyebrow { color: rgba(255,255,255,.8); }
.brand { position: relative; z-index: 2; }

/* SEO additions: FAQ, relocation guide, breadcrumbs */
.faq { display: grid; grid-template-columns: 1fr 1.6fr; gap: clamp(var(--space-8), 6vw, var(--space-20)); align-items: start; }
.faq__list { border-top: 1px solid var(--line); }
.faq__item { border-bottom: 1px solid var(--line); }
.faq__item summary { list-style: none; cursor: pointer; display: flex; justify-content: space-between; align-items: center; gap: var(--space-6); padding-block: var(--space-6); }
.faq__item summary::-webkit-details-marker { display: none; }
.faq__item summary h3 { font-size: var(--text-base); font-weight: 500; }
.faq__item summary span { font-family: var(--font-display); font-size: var(--text-xl); line-height: 1; transition: transform .3s var(--ease); }
.faq__item[open] summary span { transform: rotate(45deg); }
.faq__item p { color: var(--muted); padding-bottom: var(--space-6); max-width: 64ch; }
@media (max-width: 900px) { .faq { grid-template-columns: 1fr; } }
.guide { display: grid; grid-template-columns: 1fr 1.2fr; background: var(--ink); color: var(--white); overflow: hidden; }
.guide__media { position: relative; min-height: 320px; }
.guide__media img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.guide__body { padding: clamp(var(--space-8), 5vw, var(--space-16)); display: flex; flex-direction: column; gap: var(--space-5); justify-content: center; }
.guide__body h3 { font-family: var(--font-display); font-weight: 400; font-size: var(--text-2xl); line-height: 1.05; }
.guide__body p { color: rgba(255,255,255,.8); max-width: 46ch; }
.guide .eyebrow { color: var(--muted-dark); }
.guide .btn { background: var(--white); color: var(--ink); border-color: var(--white); }
.guide .btn:hover { background: transparent; color: var(--white); }
.guide .btn--ghost { background: transparent; color: var(--white); border-color: rgba(255,255,255,.6); }
.guide .btn--ghost:hover { background: var(--white); color: var(--ink); }
@media (max-width: 900px) { .guide { grid-template-columns: 1fr; } .guide__media { min-height: 0; aspect-ratio: 16/9; } }
.crumbs { font-size: var(--text-xs); letter-spacing: .14em; text-transform: uppercase; color: rgba(255,255,255,.75); margin-bottom: var(--space-6); }
.crumbs a:hover { text-decoration: underline; text-underline-offset: 3px; }
.link.mt-8 { display: inline-flex; }
.check-list.mt-8 { margin-top: var(--space-8); }
.form-error { color: #b42318; font-size: var(--text-sm); }
.dark .form-error, .cta-band .form-error { color: #ffb4a8; }
.form-error a { text-decoration: underline; }
button[aria-busy="true"] { opacity: .6; cursor: progress; }

/* Positioning intro + recognition */
.positioning { text-align: center; max-width: 880px; margin-inline: auto; }
.positioning h2 { font-size: var(--text-xs); font-family: var(--font-body); letter-spacing: .18em; text-transform: uppercase; font-weight: 500; color: var(--muted); margin-bottom: var(--space-6); line-height: 1.4; }
.positioning p { font-family: var(--font-display); font-size: var(--text-xl); line-height: 1.35; }
.positioning a { text-decoration: underline; text-decoration-thickness: 1px; text-underline-offset: 4px; }
.recognition { display: inline-flex; align-items: center; gap: var(--space-4); margin-top: var(--space-8); padding: var(--space-3) var(--space-5); border: 1px solid var(--line); font-size: var(--text-xs); letter-spacing: .12em; text-transform: uppercase; font-weight: 500; transition: border-color .3s var(--ease); }
.recognition:hover { border-color: var(--ink); }
.recognition svg { width: 22px; height: 22px; flex: none; }
.dark .recognition { border-color: var(--line-dark); }
.dark .recognition:hover { border-color: var(--white); }

/* Data tables + source lists */
.data-table { width: 100%; border-collapse: collapse; font-size: var(--text-sm); }
.data-table th, .data-table td { text-align: left; padding: var(--space-4) var(--space-3); border-bottom: 1px solid var(--line); vertical-align: top; }
.data-table th { font-size: var(--text-xs); letter-spacing: .14em; text-transform: uppercase; font-weight: 500; color: var(--muted); }
.data-table td.num { white-space: nowrap; font-variant-numeric: tabular-nums; }
.table-wrap { overflow-x: auto; -webkit-overflow-scrolling: touch; }
.sources { font-size: var(--text-xs); color: var(--muted); margin-top: var(--space-3); }
.sources a { text-decoration: underline; text-underline-offset: 2px; }
.subareas { display: grid; grid-template-columns: repeat(3, 1fr); gap: var(--space-10); }
.subareas h3 { font-family: var(--font-display); font-weight: 400; font-size: var(--text-xl); margin-bottom: var(--space-3); }
.checks { display: grid; grid-template-columns: repeat(2, 1fr); gap: var(--space-10) var(--space-12); }
.checks h3 { font-size: var(--text-base); font-weight: 600; margin-bottom: var(--space-2); }
.checks p, .subareas p { color: var(--muted); }
@media (max-width: 900px) { .subareas, .checks { grid-template-columns: 1fr; gap: var(--space-8); } }
.profile-hero { display: grid; grid-template-columns: 1fr 1.2fr; gap: clamp(var(--space-8), 6vw, var(--space-20)); align-items: center; }
.profile-hero .frame img { filter: grayscale(1); }
.profile-links { display: flex; flex-wrap: wrap; gap: var(--space-3); }
@media (max-width: 900px) { .profile-hero { grid-template-columns: 1fr; } }
.advisor-note { display: flex; gap: var(--space-5); align-items: center; padding: var(--space-5); border: 1px solid var(--line); margin-top: var(--space-8); }
.advisor-note img { width: 64px; height: 64px; object-fit: cover; border-radius: 50%; filter: grayscale(1); flex: none; }
.advisor-note p { font-size: var(--text-sm); color: var(--muted); }
.advisor-note a { color: var(--ink); text-decoration: underline; text-underline-offset: 3px; }
.dv-grid { display: grid; grid-template-columns: 1.35fr 1fr; gap: clamp(var(--space-10), 7vw, var(--space-24)); align-items: start; }
.dv-grid .tags, .dv-grid .profile-links { display: flex; flex-wrap: wrap; gap: var(--space-2); }
.dv-grid h3.eyebrow { font-size: var(--text-xs); }
@media (max-width: 900px) { .dv-grid { grid-template-columns: 1fr; } }