/* Live Oak Reserve, shared styles */
:root {
  --ink:#151613; --ink-2:#1C1E19; --ink-3:#23261F;
  --stone:#F3EBDD; --sand:#D8CAB2; --putty:#A9A193; --oak:#4E5A3E; --oak-hi:#6E7D58;
  --t1:#F3EBDD; --t2:rgba(243,235,221,.74); --t3:rgba(243,235,221,.48); --line:rgba(243,235,221,.14);
  --display:'Aboreto', Georgia, serif; --ui:'Montserrat', system-ui, -apple-system, sans-serif;
  --gutter:clamp(1.25rem,4vw,3.25rem); --rise:cubic-bezier(.22,.61,.36,1);
}
*,*::before,*::after { box-sizing:border-box; }
html { scroll-behavior:smooth; }
body { margin:0; background:var(--ink); color:var(--t1); font-family:var(--ui); font-weight:300; line-height:1.65; -webkit-font-smoothing:antialiased; }
a { color:inherit; text-decoration:none; }
img { display:block; max-width:100%; }
.cap { font-size:10.5px; letter-spacing:.26em; text-transform:uppercase; }
.display { font-family:var(--display); font-weight:400; letter-spacing:.32em; text-transform:uppercase; }
.wrap { max-width:1180px; margin:0 auto; }
.narrow { max-width:860px; margin:0 auto; }
.ph { color:var(--sand); font-style:normal; border-bottom:1px dashed rgba(216,202,178,.5); }

/* ---------- gate ---------- */
#gate { position:fixed; inset:0; z-index:100; display:grid; place-items:center; background:var(--ink); padding:24px; }
#gate::before { content:""; position:absolute; inset:0; background:url('https://images.unsplash.com/photo-1629767175742-768f60bf924e?w=2000&q=70') center/cover; opacity:.18; }
#gate .box { position:relative; width:min(420px,100%); text-align:center; }
#gate .mark { font-size:clamp(20px,3.4vw,28px); }
#gate .sub { margin:14px 0 40px; color:var(--t3); }
#gate form { display:flex; border-bottom:1px solid var(--t3); }
#gate input { flex:1; background:transparent; border:0; color:var(--t1); font:300 15px var(--ui); letter-spacing:.3em; padding:14px 2px; text-transform:uppercase; }
#gate input:focus { outline:none; }
#gate input::placeholder { color:var(--t3); }
#gate button { background:transparent; border:0; color:var(--t1); cursor:pointer; padding:0 4px; font-size:18px; }
#gate .err { color:#E3A08F; font-size:12px; height:18px; margin-top:12px; }
#gate .back { display:inline-block; margin-top:44px; color:var(--t3); }
body.locked { overflow:hidden; }
body.open #gate { display:none; }

/* ---------- header ---------- */
.bar { position:fixed; top:0; left:0; right:0; z-index:40; display:flex; align-items:center; justify-content:space-between; padding:clamp(1.3rem,2.4vw,2rem) var(--gutter); transition:background .5s, padding .5s; }
.bar.solid, body.plain .bar { background:rgba(21,22,19,.94); backdrop-filter:blur(10px); padding-top:1rem; padding-bottom:1rem; }
.bar .mark { display:flex; align-items:center; gap:16px; font-size:14px; }
.bar .mark .divider { width:1px; height:18px; background:var(--t3); }
.bar .mark small { font-family:var(--ui); font-size:9.5px; letter-spacing:.28em; color:var(--t2); }
.bar nav { display:flex; gap:clamp(22px,2.8vw,40px); align-items:center; }
.bar nav > a, .bar nav > .dd > button { color:var(--t2); transition:color .3s; background:none; border:0; font:inherit; letter-spacing:inherit; text-transform:inherit; cursor:pointer; padding:0; }
.bar nav > a:hover, .bar nav > .dd > button:hover, .bar nav a.on { color:var(--t1); }
.dd { position:relative; }
.dd > button::after { content:""; display:inline-block; width:6px; height:6px; border-right:1px solid currentColor; border-bottom:1px solid currentColor; transform:rotate(45deg) translateY(-3px); margin-left:10px; }
.dd .menu { position:absolute; top:calc(100% + 18px); left:-34px; min-width:300px; padding:30px 34px 14px; background:rgba(21,22,19,.97); border:1px solid var(--line); backdrop-filter:blur(12px); opacity:0; visibility:hidden; transform:translateY(-6px); transition:opacity .35s, transform .35s, visibility .35s; }
.dd .menu::before { content:""; position:absolute; top:-20px; left:0; right:0; height:20px; }
.dd:hover .menu, .dd.open .menu { opacity:1; visibility:visible; transform:none; }
.dd .menu a { display:block; padding:0 0 22px; color:var(--t2); font-size:12.5px; letter-spacing:.3em; transition:color .3s, padding .3s; }
.dd .menu a:hover { color:var(--t1); padding-left:6px; }
.menu-btn { display:none; background:none; border:0; color:var(--t1); cursor:pointer; padding:6px; }
.menu-btn span { display:block; width:24px; height:1px; background:currentColor; margin:6px 0; }
.drawer { position:fixed; inset:0; z-index:60; background:var(--ink); display:flex; flex-direction:column; justify-content:center; gap:20px; padding:var(--gutter); transform:translateY(-100%); transition:transform .6s var(--rise); overflow-y:auto; }
.drawer.open { transform:none; }
.drawer a { font-family:var(--display); font-size:20px; letter-spacing:.24em; text-transform:uppercase; }
.drawer .sub { display:grid; gap:14px; padding-left:18px; border-left:1px solid var(--line); margin:4px 0 10px; }
.drawer .sub a { font-family:var(--ui); font-size:12px; letter-spacing:.26em; color:var(--t2); }
.drawer .close { position:absolute; top:24px; right:var(--gutter); background:none; border:0; color:var(--t1); font-size:28px; cursor:pointer; }

/* ---------- heroes ---------- */
.hero { position:relative; height:100svh; min-height:560px; overflow:hidden; display:grid; place-items:center; text-align:center; }
.hero .bg { position:absolute; inset:-4%; background-position:center 55%; background-size:cover; animation:drift 32s ease-in-out infinite alternate; }
.hero::after { content:""; position:absolute; inset:0; background:linear-gradient(180deg, rgba(21,22,19,.55) 0%, rgba(21,22,19,.18) 38%, rgba(21,22,19,.35) 70%, var(--ink) 100%); }
@keyframes drift { from { transform:scale(1.04) translate3d(-1%,0,0); } to { transform:scale(1.12) translate3d(1.5%,-1%,0); } }
.hero .inner { position:relative; z-index:2; padding:60px var(--gutter); }
.hero .inner::before { content:""; position:absolute; inset:-30% -20%; z-index:-1; background:radial-gradient(closest-side, rgba(21,22,19,.55), rgba(21,22,19,0)); }
.hero h1 { font-size:clamp(28px,5.4vw,64px); margin:0; letter-spacing:.34em; }
.hero .team { margin-top:18px; color:var(--t2); }
.hero .team b { font-weight:400; color:var(--t1); }
.scroll { position:absolute; bottom:34px; left:50%; transform:translateX(-50%); z-index:2; color:var(--t2); display:flex; flex-direction:column; align-items:center; gap:12px; }
.scroll i { width:1px; height:44px; background:linear-gradient(var(--t2),transparent); animation:drip 2.4s ease-in-out infinite; }
@keyframes drip { 0%{transform:scaleY(0);transform-origin:top} 50%{transform:scaleY(1);transform-origin:top} 51%{transform-origin:bottom} 100%{transform:scaleY(0);transform-origin:bottom} }

/* banner (photo top for inside pages) */
.banner { position:relative; min-height:78vh; display:flex; align-items:flex-end; overflow:hidden; padding:0 var(--gutter) clamp(50px,7vw,90px); }
.banner .bg { position:absolute; inset:0; background-size:cover; background-position:center; transform:scale(1.04); }
.banner::after { content:""; position:absolute; inset:0; background:linear-gradient(180deg, rgba(21,22,19,.55), rgba(21,22,19,.15) 40%, rgba(21,22,19,.88) 100%); }
.banner .inner { position:relative; z-index:2; max-width:1180px; margin:0 auto; width:100%; }
.banner h1 { font-size:clamp(24px,3.8vw,46px); margin:14px 0 0; line-height:1.3; }
.banner p { color:var(--t2); max-width:640px; margin:20px 0 0; font-size:clamp(14px,1.3vw,16.5px); }
.banner .eyebrow { color:var(--sand); }

/* text hero (sellers, buyers, contact) */
.thero { min-height:88vh; display:grid; place-items:center; text-align:center; padding:130px var(--gutter) 90px; position:relative; }
.thero .eyebrow { color:var(--t3); }
.thero h1 { font-size:clamp(22px,3.4vw,40px); line-height:1.55; margin:22px 0 0; }
.thero p { color:var(--t2); max-width:620px; margin:28px auto 0; font-size:clamp(14px,1.3vw,16px); }
.thero .scroll { bottom:40px; }

/* ---------- tiles ---------- */
.tiles { padding:clamp(70px,9vw,120px) var(--gutter) clamp(80px,10vw,140px); }
.emblem { width:86px; margin:0 auto clamp(46px,6vw,70px); opacity:.92; filter:grayscale(.2) brightness(.95); }
.tile-row { display:grid; grid-template-columns:repeat(3,1fr); gap:clamp(10px,1.4vw,18px); max-width:1320px; margin:0 auto; }
.tile { position:relative; aspect-ratio:4/5; overflow:hidden; }
.tile img { width:100%; height:100%; object-fit:cover; transition:transform 1.4s var(--rise), filter 1s; filter:brightness(.82) saturate(.92); }
.tile:hover img { transform:scale(1.05); filter:brightness(.68) saturate(.9); }
.tile::after { content:""; position:absolute; inset:0; background:linear-gradient(180deg,transparent 55%,rgba(21,22,19,.7)); }
.tile .label { position:absolute; left:clamp(18px,2vw,28px); bottom:clamp(18px,2vw,28px); z-index:2; }
.tile .label span { display:block; margin-top:8px; height:1px; width:0; background:var(--t1); transition:width .7s var(--rise); }
.tile:hover .label span { width:42px; }

/* ---------- statement ---------- */
.statement { min-height:78vh; display:grid; place-items:center; text-align:center; padding:90px var(--gutter); }
.statement .eyebrow { color:var(--t3); margin-bottom:34px; }
.statement p.q { font-size:clamp(19px,2.2vw,27px); line-height:1.75; max-width:880px; margin:0 auto; color:var(--t1); font-weight:300; }
.statement .who { margin-top:30px; color:var(--t3); }
.statement .dots { margin-top:52px; display:flex; gap:10px; justify-content:center; }
.statement .dots button { width:28px; height:1px; border:0; background:var(--t3); cursor:pointer; padding:0; transition:background .3s; }
.statement .dots button.on { background:var(--t1); }
.rot { transition:opacity .6s; }

/* ---------- blocks ---------- */
section.block { padding:clamp(90px,11vw,150px) var(--gutter); border-top:1px solid var(--line); }
section.block.tight { padding-top:clamp(70px,8vw,110px); padding-bottom:clamp(70px,8vw,110px); }
.head { display:grid; grid-template-columns:minmax(0,5fr) minmax(0,7fr); gap:clamp(30px,6vw,90px); align-items:start; }
.head h2 { font-size:clamp(19px,2.3vw,29px); line-height:1.5; letter-spacing:.2em; margin:16px 0 0; }
.head .eyebrow { color:var(--sand); }
.head p { color:var(--t2); font-size:clamp(15px,1.3vw,17px); margin:0 0 18px; }
.rule { width:46px; height:1px; background:var(--oak-hi); margin-top:28px; }
.points { display:grid; grid-template-columns:repeat(3,1fr); gap:1px; background:var(--line); margin-top:clamp(50px,6vw,80px); border:1px solid var(--line); }
.points.two { grid-template-columns:repeat(2,1fr); }
.points.four { grid-template-columns:repeat(4,1fr); }
.points > div { background:var(--ink); padding:clamp(26px,3vw,40px); }
.points h3 { font-family:var(--display); font-weight:400; font-size:14px; letter-spacing:.22em; text-transform:uppercase; margin:0 0 14px; line-height:1.5; }
.points p { margin:0; color:var(--t2); font-size:14.5px; }
.points .n { color:var(--oak-hi); margin-bottom:22px; }

/* numbered list (what we provide) */
.numlist { margin-top:clamp(40px,5vw,60px); display:grid; gap:clamp(34px,4vw,50px); }
.numlist > div { display:grid; grid-template-columns:52px 1fr; gap:10px; }
.numlist .n { color:var(--t3); padding-top:5px; }
.numlist h3 { font-family:var(--display); font-weight:400; font-size:clamp(14px,1.4vw,17px); letter-spacing:.22em; text-transform:uppercase; margin:0 0 12px; }
.numlist p { margin:0; color:var(--t2); font-size:15px; }
.qa { margin-top:clamp(40px,5vw,60px); display:grid; grid-template-columns:repeat(2,1fr); gap:clamp(34px,4vw,56px) clamp(30px,5vw,70px); }
.qa h3 { font-family:var(--display); font-weight:400; font-size:14px; letter-spacing:.2em; text-transform:uppercase; margin:0 0 12px; line-height:1.5; }
.qa p { margin:0 0 10px; color:var(--t2); font-size:14.5px; }

/* cinematic band */
.cine { position:relative; min-height:72vh; display:grid; place-items:center; text-align:center; overflow:hidden; padding:80px var(--gutter); }
.cine .bg { position:absolute; inset:0; background-size:cover; background-position:center; filter:brightness(.55) saturate(.9); }
.cine p { position:relative; z-index:2; font-family:var(--display); font-size:clamp(18px,2.6vw,32px); letter-spacing:.2em; text-transform:uppercase; line-height:1.6; max-width:900px; margin:0; }

/* split */
.split { display:grid; grid-template-columns:1fr 1fr; gap:clamp(30px,5vw,80px); align-items:center; padding:clamp(70px,8vw,120px) var(--gutter); max-width:1320px; margin:0 auto; }
.split.flip > figure { order:2; }
.split figure { margin:0; aspect-ratio:4/5; overflow:hidden; }
.split figure img { width:100%; height:100%; object-fit:cover; filter:brightness(.85); }
.split .eyebrow { color:var(--sand); }
.split h2 { font-size:clamp(18px,2.1vw,26px); letter-spacing:.2em; line-height:1.5; margin:16px 0 22px; }
.split p { color:var(--t2); font-size:15px; margin:0 0 16px; }
.split p b { color:var(--t1); font-weight:400; }
.linkline { display:inline-flex; gap:12px; align-items:center; color:var(--t1); margin-top:10px; }
.linkline::after { content:""; width:34px; height:1px; background:currentColor; transition:width .4s var(--rise); }
.linkline:hover::after { width:54px; }

/* marketing columns */
.cols { display:grid; grid-template-columns:1fr 1fr; gap:clamp(30px,5vw,70px); margin-top:clamp(50px,6vw,80px); }
.cols .col-title { color:var(--sand); margin-bottom:28px; padding-bottom:16px; border-bottom:1px solid var(--line); }
.cols dl { margin:0; }
.cols dt { font-family:var(--display); font-size:13.5px; letter-spacing:.2em; text-transform:uppercase; margin-top:30px; }
.cols dt:first-child { margin-top:0; }
.cols dd { margin:10px 0 0; color:var(--t2); font-size:14.5px; }

section.oakband { background:var(--oak); border-top:0; }
section.oakband .head .eyebrow { color:var(--stone); opacity:.75; }
section.oakband .head p { color:rgba(243,235,221,.86); }
section.oakband .rule { background:var(--stone); opacity:.55; }
section.oakband .points { background:rgba(243,235,221,.2); border-color:rgba(243,235,221,.2); }
section.oakband .points > div { background:var(--oak); }
section.oakband .points p { color:rgba(243,235,221,.86); }
section.oakband .points .n { color:var(--stone); opacity:.7; }
section.oakband + section { border-top:0; }

/* ---------- neighborhoods ---------- */
.hoods { padding:clamp(70px,8vw,110px) var(--gutter) 0; }
.hoods:last-of-type { padding-bottom:clamp(90px,10vw,140px); }
.hoods__h { color:var(--sand); max-width:1320px; margin:0 auto 28px; }
.hoods__grid { display:grid; grid-template-columns:repeat(4,1fr); gap:clamp(10px,1.2vw,16px); max-width:1320px; margin:0 auto; }
.hood { position:relative; aspect-ratio:3/4; overflow:hidden; }
.hood img { width:100%; height:100%; object-fit:cover; filter:brightness(.72) saturate(.9); transition:transform 1.4s var(--rise), filter .8s; }
.hood:hover img { transform:scale(1.05); filter:brightness(.6); }
.hood::after { content:""; position:absolute; inset:0; background:linear-gradient(180deg,transparent 50%,rgba(21,22,19,.75)); }
.hood__name { position:absolute; left:20px; right:20px; bottom:20px; z-index:2; font-family:var(--display); font-size:clamp(13px,1.2vw,16px); letter-spacing:.24em; text-transform:uppercase; }
.hood__name small { display:block; font-family:var(--ui); font-size:9.5px; letter-spacing:.26em; color:var(--t2); margin-top:8px; }

/* ---------- listings ---------- */
.listings { padding:clamp(80px,9vw,130px) var(--gutter); }
.listings__grid { display:grid; grid-template-columns:repeat(3,1fr); gap:clamp(10px,1.4vw,18px); max-width:1320px; margin:0 auto; }
.prop { position:relative; aspect-ratio:4/5; overflow:hidden; display:block; }
.prop img { width:100%; height:100%; object-fit:cover; filter:brightness(.8); transition:transform 1.4s var(--rise); }
.prop:hover img { transform:scale(1.04); }
.prop::after { content:""; position:absolute; inset:0; background:linear-gradient(180deg,transparent 45%,rgba(21,22,19,.85)); }
.prop__status { position:absolute; top:18px; left:18px; z-index:2; font-size:9.5px; letter-spacing:.24em; text-transform:uppercase; padding:6px 11px; background:rgba(21,22,19,.75); border:1px solid var(--line); }
.prop__body { position:absolute; left:22px; right:22px; bottom:22px; z-index:2; }
.prop__addr { font-family:var(--display); font-weight:400; font-size:15px; letter-spacing:.18em; text-transform:uppercase; line-height:1.6; margin:0; }
.prop__facts { display:flex; gap:18px; flex-wrap:wrap; margin-top:10px; color:var(--t2); font-size:13px; }
.empty { max-width:780px; margin:0 auto; text-align:center; border:1px solid var(--line); padding:clamp(40px,6vw,70px) clamp(24px,5vw,60px); }
.empty .eyebrow { color:var(--sand); }
.empty h2 { font-size:clamp(17px,2vw,24px); letter-spacing:.2em; line-height:1.55; margin:18px 0 18px; }
.empty p { color:var(--t2); margin:0 0 26px; }

/* ---------- property page ---------- */
.p-sec { padding:clamp(70px,8vw,110px) var(--gutter); border-top:1px solid var(--line); }
.p-sec h2 { font-size:clamp(16px,1.7vw,20px); letter-spacing:.24em; margin:0 0 28px; color:var(--sand); }
.spec { display:grid; grid-template-columns:repeat(auto-fit,minmax(200px,1fr)); gap:1px; background:var(--line); border:1px solid var(--line); }
.spec div { background:var(--ink); padding:22px 24px; }
.spec .k { color:var(--t3); }
.spec .v { font-family:var(--display); font-size:18px; letter-spacing:.12em; margin-top:8px; }
.gallery { display:grid; grid-template-columns:repeat(3,1fr); gap:10px; }
.gallery img { width:100%; aspect-ratio:4/3; object-fit:cover; }
.agent { display:flex; gap:24px; align-items:center; }
.agent .av { width:84px; height:84px; border-radius:50%; background:var(--ink-3) url('../media/emblem.png') center/56px no-repeat; flex:none; }

/* ---------- team ---------- */
.creed { padding:clamp(100px,12vw,170px) var(--gutter); text-align:center; }
.creed .eyebrow { color:var(--t3); }
.creed p { font-size:clamp(17px,1.9vw,23px); line-height:1.8; max-width:860px; margin:26px auto 0; }
.creed p + p { color:var(--t2); font-size:clamp(15px,1.4vw,17px); }
.people { padding:clamp(80px,9vw,130px) var(--gutter); border-top:1px solid var(--line); }
.member { display:grid; grid-template-columns:minmax(0,4fr) minmax(0,7fr); gap:clamp(30px,5vw,80px); max-width:1180px; margin:0 auto clamp(70px,8vw,110px); align-items:start; }
.member:last-child { margin-bottom:0; }
.member__photo { aspect-ratio:4/5; background:var(--ink-2); border:1px solid var(--line); display:grid; place-items:center; overflow:hidden; }
.member__photo img { width:100%; height:100%; object-fit:cover; }
.member__photo .mono { font-family:var(--display); font-size:52px; letter-spacing:.2em; color:var(--t3); }
.member__name { font-family:var(--display); font-weight:400; font-size:clamp(20px,2.2vw,28px); letter-spacing:.24em; text-transform:uppercase; margin:0 0 6px; }
.member__role { color:var(--sand); margin-bottom:26px; }
.member__bio p { color:var(--t2); margin:0 0 16px; font-size:15px; }
.member__contact { display:flex; flex-wrap:wrap; gap:10px 28px; margin-top:24px; font-size:13.5px; }
.member__contact a { border-bottom:1px solid var(--line); padding-bottom:3px; }

/* ---------- forms ---------- */
.form { display:grid; grid-template-columns:1fr 1fr; gap:28px 34px; }
.form .full { grid-column:1/-1; }
.form label { display:block; color:var(--t3); margin-bottom:6px; }
.form input, .form select, .form textarea { width:100%; background:transparent; border:0; border-bottom:1px solid var(--line); color:var(--t1); font:300 15px var(--ui); padding:10px 2px; border-radius:0; }
.form select option { background:var(--ink); }
.form textarea { resize:vertical; min-height:100px; }
.form input:focus, .form select:focus, .form textarea:focus { outline:none; border-color:var(--sand); }
.form .row-end { display:flex; align-items:center; gap:24px; flex-wrap:wrap; }
.form .consent { display:flex; gap:12px; align-items:flex-start; font-size:12px; color:var(--t3); line-height:1.6; }
.form .consent input { width:auto; margin-top:3px; }
.btn { display:inline-block; background:transparent; border:1px solid var(--t2); color:var(--t1); font:400 10.5px var(--ui); letter-spacing:.26em; text-transform:uppercase; padding:15px 30px; cursor:pointer; transition:background .35s, color .35s, border-color .35s; white-space:nowrap; }
.btn:hover { background:var(--stone); color:var(--ink); border-color:var(--stone); }
.btn:disabled { opacity:.5; cursor:default; }
.fine { font-size:12px; color:var(--t3); margin-top:18px; }
.hp { position:absolute; left:-9999px; width:1px; height:1px; opacity:0; }
.c-body { display:grid; grid-template-columns:minmax(0,7fr) minmax(0,4fr); gap:clamp(40px,6vw,90px); }
.c-side h3 { margin:0 0 12px; color:var(--t3); font-weight:400; }
.c-side p { margin:0 0 30px; font-size:15px; }
.faq details { border-top:1px solid var(--line); padding:22px 0; }
.faq details:last-child { border-bottom:1px solid var(--line); }
.faq summary { cursor:pointer; list-style:none; display:flex; justify-content:space-between; gap:20px; font-family:var(--display); font-size:13.5px; letter-spacing:.2em; text-transform:uppercase; }
.faq summary::-webkit-details-marker { display:none; }
.faq summary::after { content:"+"; font-family:var(--ui); color:var(--t3); }
.faq details[open] summary::after { content:"−"; }
.faq details p { color:var(--t2); margin:16px 0 0; font-size:14.5px; max-width:820px; }

/* ---------- legal ---------- */
.lg { display:grid; grid-template-columns:240px 1fr; gap:clamp(30px,5vw,80px); max-width:1180px; margin:0 auto; }
.lg nav { position:sticky; top:110px; align-self:start; display:grid; gap:12px; }
.lg nav a { color:var(--t3); font-size:12.5px; }
.lg nav a:hover { color:var(--t1); }
.lg h2 { font-size:15px; letter-spacing:.22em; margin:0 0 16px; padding-top:10px; }
.lg section { margin-bottom:46px; }
.lg p, .lg li { color:var(--t2); font-size:14.5px; }

/* ---------- collection ---------- */
.collection { position:relative; padding:clamp(110px,13vw,180px) var(--gutter); overflow:hidden; background:var(--ink-2); }
.collection .bg { position:absolute; inset:0; background:url('https://images.unsplash.com/photo-1601579113153-7fb15a6dd441?w=2400&q=80') center 50%/cover; filter:saturate(.75) brightness(.85); }
.collection::before { content:""; position:absolute; inset:0; z-index:1; background:linear-gradient(90deg, rgba(21,22,19,.94) 0%, rgba(21,22,19,.72) 46%, rgba(21,22,19,.2) 100%); }
.collection .inner { position:relative; z-index:2; max-width:1180px; margin:0 auto; }
.collection .inner > div { max-width:520px; }
.collection h2 { font-size:clamp(18px,2.2vw,26px); margin:0; }
.collection p { color:var(--t2); font-size:15px; margin:22px 0 0; }
.collection form { display:flex; gap:14px; margin-top:42px; align-items:stretch; }
.collection input { flex:1; background:transparent; border:0; border-bottom:1px solid var(--t3); color:var(--t1); font:300 15px var(--ui); padding:14px 2px; }
.collection input:focus { outline:none; border-color:var(--t1); }
.collection input::placeholder { color:var(--t3); }
.collection .fine a { border-bottom:1px solid var(--t3); }

/* ---------- footer ---------- */
footer.foot { padding:clamp(80px,9vw,120px) var(--gutter) 40px; border-top:1px solid var(--line); }
footer.foot .brand { max-width:1180px; margin:0 auto clamp(50px,6vw,70px); font-size:clamp(16px,1.8vw,20px); }
footer.foot .cols3 { display:grid; grid-template-columns:repeat(3,1fr); gap:40px; max-width:1180px; margin:0 auto; }
footer.foot h4 { margin:0 0 24px; color:var(--t3); font-weight:400; }
footer.foot ul { list-style:none; margin:0; padding:0; display:grid; gap:14px; font-size:14.5px; color:var(--t2); }
footer.foot ul a:hover { color:var(--t1); }
footer.foot .legal { max-width:1180px; margin:clamp(60px,7vw,90px) auto 0; padding-top:30px; border-top:1px solid var(--line); display:flex; gap:clamp(24px,4vw,50px); align-items:center; font-size:11.5px; color:var(--t3); line-height:1.9; letter-spacing:.06em; }
footer.foot .legal .bk { flex:none; font-family:var(--display); font-size:18px; letter-spacing:.24em; color:var(--t2); border:1px dashed var(--line); padding:12px 18px; }
footer.foot .legal p { margin:0; }
footer.foot .legal b { font-weight:500; color:var(--t2); }
footer.foot .legal a { border-bottom:1px solid var(--line); }
footer.foot .extra { max-width:1180px; margin:22px auto 0; display:flex; justify-content:space-between; gap:20px; flex-wrap:wrap; font-size:11.5px; color:var(--t3); }
footer.foot .extra a:hover { color:var(--t1); }

/* ---------- reveal ---------- */
.reveal { opacity:0; transform:translateY(26px); transition:opacity 1.1s var(--rise), transform 1.1s var(--rise); }
.reveal.in { opacity:1; transform:none; }
.tile-row .reveal:nth-child(2), .points .reveal:nth-child(2) { transition-delay:.12s; }
.tile-row .reveal:nth-child(3), .points .reveal:nth-child(3) { transition-delay:.24s; }
@media (prefers-reduced-motion:reduce) { .reveal { opacity:1; transform:none; } .hero .bg { animation:none; } }

@media (max-width:980px) {
  .bar nav { display:none; } .menu-btn { display:block; }
  .head, .split, .cols, .c-body, .member, .lg { grid-template-columns:1fr; }
  .split.flip > figure { order:0; }
  .points, .points.four { grid-template-columns:1fr; } .points.two { grid-template-columns:1fr; }
  .qa { grid-template-columns:1fr; }
  .hoods__grid { grid-template-columns:repeat(2,1fr); }
  .listings__grid, .gallery { grid-template-columns:1fr 1fr; }

  footer.foot .cols3 { grid-template-columns:1fr 1fr; }
  footer.foot .legal { flex-direction:column; align-items:flex-start; }
  .lg nav { position:static; }
}
@media (max-width:640px) {
  .bar .mark small, .bar .mark .divider { display:none; }
  .tile-row { grid-template-columns:1fr; } .tile { aspect-ratio:5/4; }
  .listings__grid, .gallery { grid-template-columns:1fr; }
  .collection::before { background:linear-gradient(180deg, rgba(21,22,19,.9), rgba(21,22,19,.75)); }
  .collection form { flex-direction:column; }
  .form { grid-template-columns:1fr; }
  footer.foot .cols3 { grid-template-columns:1fr; }
  .banner { min-height:64vh; }
}

/* photo behind text heroes */
.thero.img { overflow:hidden; }
.thero.img .bg { position:absolute; inset:0; background-size:cover; background-position:center; filter:brightness(.42) saturate(.85); transform:scale(1.03); }
.thero.img::after { content:""; position:absolute; inset:0; background:linear-gradient(180deg, rgba(21,22,19,.55), rgba(21,22,19,.25) 45%, var(--ink) 100%); }
.thero.img > .reveal { position:relative; z-index:2; }
.thero.img .scroll { z-index:3; }
/* photo box for headshots still to come */
.member__photo.empty-photo { border:1px dashed var(--t3); background:var(--ink-2); }
.member__photo.empty-photo span { color:var(--t3); }
/* brokerage wordmark (stands in for the brokerage logo) */
footer.foot .legal .bk { border:0; padding:0; font-family:var(--ui); font-weight:500; font-size:clamp(22px,2.2vw,30px); letter-spacing:.14em; color:var(--t1); }
.bar .mark small { letter-spacing:.3em; }

/* ===== market numbers ===== */
section.stats { padding:clamp(70px,9vw,120px) 0 clamp(40px,5vw,70px); text-align:center; }
.stats .eyebrow { color:var(--sand); letter-spacing:.32em; }
.stats__row { display:grid; grid-template-columns:repeat(3,1fr); gap:clamp(24px,3vw,48px); margin-top:clamp(40px,5vw,70px); }
.stats__row > div { border-top:1px solid rgba(216,202,178,.28); padding-top:clamp(36px,4.5vw,64px); }
.stat__n { font-family:var(--display); font-size:clamp(34px,4.4vw,62px); color:var(--stone); line-height:1; letter-spacing:.02em; }
.stat__k { margin:22px 0 14px; color:var(--stone); opacity:.85; letter-spacing:.26em; font-size:11.5px; }
.stats__row p { margin:0 auto; max-width:34ch; color:var(--t3); font-size:14px; line-height:1.7; }
section.ztable { padding:0 0 clamp(70px,9vw,120px); }
.z-intro { color:var(--t2); font-size:15px; margin:0 0 34px; }
.z-scroll { overflow-x:auto; }
.ztable table { width:100%; border-collapse:collapse; min-width:680px; }
.ztable th { font-family:var(--ui); font-weight:500; font-size:10.5px; letter-spacing:.24em; text-transform:uppercase; color:var(--stone); text-align:right; padding:0 18px 18px; border-bottom:1px solid var(--sand); white-space:nowrap; }
.ztable th:first-child, .ztable td:first-child { text-align:left; }
.ztable td { padding:20px 18px; border-bottom:1px solid var(--line); text-align:right; color:var(--stone); font-size:15px; font-variant-numeric:tabular-nums; white-space:nowrap; }
.ztable td .z-area { display:block; font-size:16px; white-space:normal; }
.ztable td small { color:var(--t3); font-size:12px; letter-spacing:.08em; }
.z-src { color:var(--t3); font-size:12.5px; margin:26px 0 0; line-height:1.7; }
.counties { display:grid; grid-template-columns:repeat(3,1fr); gap:1px; background:var(--line); border:1px solid var(--line); margin-top:clamp(40px,5vw,60px); }
.counties > div { background:var(--ink); padding:clamp(24px,3vw,36px); }
.counties h3 { font-family:var(--display); font-weight:400; font-size:14px; letter-spacing:.22em; text-transform:uppercase; margin:0 0 18px; }
.counties dl { margin:0; display:grid; grid-template-columns:1fr auto; row-gap:10px; font-size:14px; }
.counties dt { color:var(--t3); } .counties dd { margin:0; color:var(--stone); text-align:right; font-variant-numeric:tabular-nums; }
@media (max-width:820px) { .stats__row, .counties { grid-template-columns:1fr; } }
section.stats, section.ztable { padding-left:clamp(22px,5vw,64px); padding-right:clamp(22px,5vw,64px); }
@media (max-width:820px) { .ztable td:first-child { min-width:170px; } .ztable td, .ztable th { padding-left:12px; padding-right:12px; } .z-scroll { margin-right:calc(-1 * clamp(22px,5vw,64px)); } }
.figs .fig__v { font-family:var(--display); font-size:clamp(28px,3.2vw,42px); color:var(--stone); line-height:1; margin-bottom:18px; }
.figs h3 { margin-bottom:10px; }
@media (max-width:980px) { .points.four { grid-template-columns:repeat(2,1fr); } }
@media (max-width:620px) { .points.four, .points.figs { grid-template-columns:1fr; } }
/* ===== mobile polish (Oct 2026) ===== */
@media (max-width:640px) {
  .hero .team { line-height:2; font-size:10px; letter-spacing:.24em; }
  .hero .team .sep { display:none; }
  .hero .team .ln { display:block; }
  .tile-row { display:flex; grid-template-columns:none; overflow-x:auto; scroll-snap-type:x mandatory; gap:12px; margin:0 calc(-1 * var(--gutter)); padding:0 var(--gutter) 6px; scrollbar-width:none; -webkit-overflow-scrolling:touch; }
  .tile-row::-webkit-scrollbar { display:none; }
  .tile-row .tile { flex:0 0 78%; aspect-ratio:3/4; scroll-snap-align:center; }
  .statement { min-height:0; padding:84px var(--gutter); }
  .tiles { padding-top:56px; padding-bottom:64px; }
  .cine { min-height:52vh; }
  .thero h1, .banner h1 { letter-spacing:.14em; }
  .numlist > div { gap:16px; }
}
/* ===== city flipper ===== */
section.cflip { padding:clamp(70px,9vw,120px) clamp(22px,5vw,64px) clamp(30px,4vw,50px); text-align:center; }
.cflip .eyebrow { color:var(--sand); letter-spacing:.32em; }
.cf-chips { display:flex; gap:8px; overflow-x:auto; scrollbar-width:none; margin:34px auto 0; padding:2px 0 8px; justify-content:flex-start; max-width:1180px; }
.cf-chips::-webkit-scrollbar { display:none; }
.cf-chip { flex:none; font-family:var(--ui); font-size:10.5px; letter-spacing:.2em; text-transform:uppercase; padding:10px 16px; background:transparent; color:var(--t3); border:1px solid var(--line); cursor:pointer; transition:all .25s; }
.cf-chip:hover { color:var(--t1); }
.cf-chip.on { color:var(--ink,#151613); background:var(--stone); border-color:var(--stone); }
.cf-card { position:relative; display:flex; align-items:center; gap:10px; margin-top:28px; border-top:1px solid rgba(216,202,178,.28); border-bottom:1px solid rgba(216,202,178,.28); }
.cf-body { flex:1; padding:clamp(34px,4vw,56px) 0; }
.cf-body.flip { animation:cfIn .6s cubic-bezier(.2,.7,.2,1); }
@keyframes cfIn { from { opacity:0; transform:translateY(10px); } to { opacity:1; transform:none; } }
.cf-name { font-size:clamp(22px,2.6vw,32px); letter-spacing:.2em; text-transform:uppercase; color:var(--stone); display:block; }
.cf-meta { display:block; margin-top:12px; color:var(--t3); letter-spacing:.2em; font-size:10.5px; }
.cf-row { margin-top:clamp(28px,3vw,44px); }
.cf-row > div { border-top:0; padding-top:0; }
.cf-sub { display:flex; justify-content:center; gap:clamp(16px,3vw,44px); flex-wrap:wrap; margin-top:clamp(28px,3vw,40px); color:var(--t3); font-size:13px; }
.cf-sub b { color:var(--stone); font-weight:400; margin-left:8px; }
.cf-nav { flex:none; width:44px; height:44px; border:1px solid var(--line); background:transparent; color:var(--stone); font-size:24px; line-height:1; cursor:pointer; }
.cf-nav:hover { border-color:var(--stone); }
@media (max-width:820px) {
  .cf-card { flex-wrap:wrap; justify-content:center; }
  .cf-body { order:-1; flex-basis:100%; }
  .cf-row { grid-template-columns:repeat(3,1fr); gap:10px; }
  .cf-row .stat__n { font-size:clamp(20px,6.4vw,30px); }
  .cf-row .stat__k { font-size:9px; letter-spacing:.14em; }
  .cf-sub { flex-direction:column; gap:8px; }
  .cf-nav { margin-bottom:22px; }
}