/* Cole Wilson Realty concept (second direction). Photo-led and classic: white space, real Hudson Valley
   photography, the black, gold and white of Cole's own logo. Written for this client only (Insight concept). */

/* ---------- fonts (self-hosted, SIL Open Font License: see /fonts/OFL-*.txt) ---------- */
@font-face { font-family: "Cormorant"; src: url("/fonts/cormorant-garamond-latin-wght-normal.woff2") format("woff2"); font-weight: 300 700; font-style: normal; font-display: swap; }
@font-face { font-family: "Cormorant"; src: url("/fonts/cormorant-garamond-latin-wght-italic.woff2") format("woff2"); font-weight: 300 700; font-style: italic; font-display: swap; }
@font-face { font-family: "Jost"; src: url("/fonts/jost-latin-wght-normal.woff2") format("woff2"); font-weight: 100 900; font-style: normal; font-display: swap; }

/* ---------- tokens ---------- */
:root {
  /* read by the Insight engine (policy pages, form messages, chat widget) */
  --insight-accent: #86662B;
  --insight-bg: #FFFFFF;
  --insight-text: #1B1B1E;
  --insight-font: "Jost", "Avenir Next", "Segoe UI", system-ui, sans-serif;
  --insight-radius: 0px;
  --insight-ok: #1F6B4A;
  --insight-warn: #8A3B1C;
  --insight-muted: #5E5A54;

  --ink: #0C0C0E;          /* the black of Cole's logo */
  --ink-2: #1B1B1E;
  --paper: #FFFFFF;
  --bone: #F6F4EF;
  --line: #E3DED5;
  --text: #1B1B1E;
  --muted: #5E5A54;
  --gold: #CAAD67;         /* the gold of Cole's logo */
  --gold-2: #E6CF8E;
  --brass: #86662B;        /* the same gold, darkened so it can be read on white */

  --serif: "Cormorant", "Iowan Old Style", "Palatino Linotype", Georgia, serif;
  --sans: var(--insight-font);
  --gutter: clamp(20px, 5vw, 48px);
  --section: clamp(64px, 8.5vw, 124px);
  --header-h: 84px;
  --ribbon-h: 0px;
  --idbar-h: 38px;
  --ease: cubic-bezier(.2, .7, .2, 1);
}

/* ---------- base ---------- */
*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }
body { margin: 0; background: var(--paper); color: var(--text); font: 400 1.0625rem/1.7 var(--sans); -webkit-font-smoothing: antialiased; text-rendering: optimizeLegibility; overflow-x: hidden; }
img, svg, picture { display: block; max-width: 100%; }
img { height: auto; }
a { color: inherit; text-decoration-thickness: 1px; text-underline-offset: 4px; }
p { margin: 0 0 1.1em; }
h1, h2, h3, h4 { font-family: var(--serif); font-weight: 500; margin: 0; font-variant-numeric: lining-nums; }
h1 { font-size: clamp(2.6rem, 6vw, 4.75rem); line-height: 1.04; letter-spacing: -.012em; text-wrap: balance; }
h2 { font-size: clamp(1.75rem, 3vw, 2.5rem); line-height: 1.18; letter-spacing: .07em; text-transform: uppercase; text-wrap: balance; }
h3 { font-size: 1.5rem; line-height: 1.2; }
h4 { font-size: 1.3rem; line-height: 1.2; }
:focus-visible { outline: 2px solid var(--brass); outline-offset: 3px; }
.on-dark :focus-visible, .site-header :focus-visible, .site-footer :focus-visible, .idbar :focus-visible, .menu :focus-visible, .actionbar :focus-visible { outline-color: var(--gold-2); }
::selection { background: var(--gold); color: var(--ink); }
[hidden] { display: none !important; }
.sprite { position: absolute; width: 0; height: 0; overflow: hidden; }
.sr { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; }
.skip { position: absolute; left: 16px; top: -80px; z-index: 100; background: var(--ink); color: #fff; padding: 12px 18px; font-size: .9rem; }
.skip:focus { top: calc(var(--ribbon-h) + 12px); }
.wrap { width: min(100% - 2 * var(--gutter), 1200px); margin-inline: auto; }
.section { padding-block: var(--section); position: relative; }
.on-bone { background: var(--bone); }
.on-dark { background: var(--ink); color: #fff; }
[id] { scroll-margin-top: calc(var(--header-h) + var(--ribbon-h) + 8px); }

.kicker { display: block; margin: 0 0 16px; font: 500 .74rem/1.3 var(--sans); letter-spacing: .26em; text-transform: uppercase; color: var(--brass); }
.on-dark .kicker { color: var(--gold); }
.rule { display: block; width: 56px; height: 1px; background: var(--gold); margin: 22px 0 26px; }
.center .rule { margin-inline: auto; }
.center { text-align: center; }
.lede { font-size: clamp(1.06rem, 1.3vw, 1.18rem); line-height: 1.7; color: var(--muted); max-width: 58ch; }
.center .lede { margin-inline: auto; }
.on-dark .lede { color: #D8D4CC; }
.muted { color: var(--muted); }

/* ---------- buttons ---------- */
.btn { display: inline-flex; align-items: center; justify-content: center; gap: 12px; min-height: 52px; padding: 0 28px; border: 1px solid var(--ink); background: var(--ink); color: #fff; font: 500 .76rem/1 var(--sans); letter-spacing: .18em; text-transform: uppercase; text-decoration: none; cursor: pointer; border-radius: 0; transition: background .25s var(--ease), color .25s var(--ease), border-color .25s var(--ease); }
.btn:hover { background: #2B2B30; border-color: #2B2B30; }
.btn svg { width: 17px; height: 17px; flex: none; transition: transform .25s var(--ease); }
.btn:hover svg { transform: translateX(4px); }
.btn-light { background: #fff; border-color: #fff; color: var(--ink); }
.btn-light:hover { background: var(--gold-2); border-color: var(--gold-2); color: var(--ink); }
.btn-outline { background: transparent; color: var(--ink); }
.btn-outline:hover { background: var(--ink); color: #fff; }
.btn-ghost { background: rgba(12, 12, 14, .28); border-color: rgba(255, 255, 255, .75); color: #fff; }
.btn-ghost:hover { background: #fff; border-color: #fff; color: var(--ink); }
.btn-sm { min-height: 44px; padding: 0 22px; font-size: .72rem; }
.btn[disabled] { opacity: .5; cursor: not-allowed; }
.link { display: inline-flex; align-items: center; gap: 10px; padding: 8px 0; font: 500 .76rem/1 var(--sans); letter-spacing: .18em; text-transform: uppercase; text-decoration: none; color: inherit; background: none; border: 0; border-bottom: 1px solid currentColor; cursor: pointer; }
.link svg { width: 16px; height: 16px; transition: transform .25s var(--ease); }
.link:hover svg { transform: translateX(4px); }
.actions { display: flex; flex-wrap: wrap; gap: 14px 18px; align-items: center; }
.sample-tag { display: inline-block; font: 500 .62rem/1 var(--sans); letter-spacing: .18em; text-transform: uppercase; color: var(--muted); border: 1px solid currentColor; padding: 5px 8px; background: rgba(255, 255, 255, .92); }
.photo-cap { font: 500 .66rem/1.3 var(--sans); letter-spacing: .22em; text-transform: uppercase; color: rgba(255, 255, 255, .82); }

/* ---------- identity bar (New York: license type and brokerage on every page) ---------- */
.idbar { background: var(--ink); color: #CFCAC0; font: 400 .8rem/1.45 var(--sans); letter-spacing: .05em; border-bottom: 1px solid rgba(255, 255, 255, .1); }
.idbar .wrap { display: flex; justify-content: space-between; align-items: center; gap: 6px 24px; flex-wrap: wrap; padding-block: 9px; }
.idbar p { margin: 0; }
.idbar strong { font-weight: 500; color: #fff; }
.idbar a { text-decoration: none; }
.idbar a:hover { color: #fff; text-decoration: underline; }
.idbar .sep { margin-inline: .6em; opacity: .5; }
@media (max-width: 720px) { .idbar { font-size: .74rem; } .idbar .wrap { justify-content: center; text-align: center; padding-block: 8px; } }

/* ---------- header ---------- */
.site-header { position: sticky; top: var(--ribbon-h); z-index: 50; height: var(--header-h); color: #fff; transition: background .3s var(--ease), box-shadow .3s var(--ease); }
.site-header .wrap { height: 100%; display: flex; align-items: center; justify-content: space-between; gap: 24px; }
.site-header.is-solid, .site-header.is-stuck { background: var(--ink); box-shadow: 0 1px 0 rgba(255, 255, 255, .08); }
.brand { display: inline-flex; align-items: center; gap: 14px; text-decoration: none; min-height: 44px; color: #fff; }
.brand img { height: 46px; width: auto; flex: none; }
.brand-name { display: grid; gap: 6px; font: 600 1.12rem/1 var(--serif); letter-spacing: .22em; text-transform: uppercase; white-space: nowrap; }
.brand-name b { font-weight: 600; color: var(--gold); }
.brand-name small { font: 500 .56rem/1 var(--sans); letter-spacing: .52em; color: var(--gold); }
.nav { display: flex; gap: clamp(18px, 2.4vw, 34px); }
.nav a { position: relative; padding: 12px 0; font: 500 .74rem/1 var(--sans); letter-spacing: .2em; text-transform: uppercase; text-decoration: none; }
.nav a::after { content: ""; position: absolute; left: 0; right: 0; bottom: 4px; height: 1px; background: var(--gold); transform: scaleX(0); transform-origin: left; transition: transform .3s var(--ease); }
.nav a:hover::after, .nav a:focus-visible::after { transform: scaleX(1); }
.header-cta { display: flex; align-items: center; gap: 22px; }
.header-cta .tel { font: 500 .8rem/1 var(--sans); letter-spacing: .12em; text-decoration: none; white-space: nowrap; }
.header-cta .tel:hover { text-decoration: underline; }
.site-header .btn-sm { background: transparent; border-color: rgba(255, 255, 255, .8); color: #fff; }
.site-header .btn-sm:hover { background: #fff; border-color: #fff; color: var(--ink); }
.menu-btn { display: none; align-items: center; gap: 12px; min-height: 44px; padding: 0 4px; background: none; border: 0; color: inherit; font: 500 .74rem/1 var(--sans); letter-spacing: .2em; text-transform: uppercase; cursor: pointer; }
.menu-btn i { display: grid; gap: 6px; width: 26px; }
.menu-btn i::before, .menu-btn i::after { content: ""; height: 1px; background: currentColor; transition: transform .3s var(--ease); }
.menu-btn[aria-expanded="true"] i::before { transform: translateY(3.5px) rotate(45deg); }
.menu-btn[aria-expanded="true"] i::after { transform: translateY(-3.5px) rotate(-45deg); }
@media (max-width: 1180px) { .header-cta .tel { display: none; } }
@media (max-width: 960px) {
  :root { --header-h: 68px; }
  .nav, .header-cta { display: none; }
  .menu-btn { display: inline-flex; }
  .brand img { height: 38px; }
  .brand-name { font-size: 1rem; letter-spacing: .2em; }
}
@media (max-width: 380px) {
  .site-header .wrap { gap: 10px; }
  .brand { gap: 10px; }
  .brand img { height: 32px; }
  .brand-name { font-size: .88rem; letter-spacing: .14em; }
  .menu-btn { gap: 8px; letter-spacing: .14em; }
}

/* mobile menu */
.menu { position: fixed; inset: 0; z-index: 45; background: var(--ink); color: #fff; padding: calc(var(--ribbon-h) + var(--header-h) + 72px) var(--gutter) 40px; display: flex; flex-direction: column; justify-content: space-between; overflow-y: auto; }
.menu nav { display: grid; gap: 4px; }
.menu nav a { font: 500 clamp(1.9rem, 8.4vw, 2.6rem)/1.25 var(--serif); text-decoration: none; padding: 9px 0; border-bottom: 1px solid rgba(255, 255, 255, .12); }
.menu-foot { display: grid; gap: 14px; margin-top: 40px; }
.menu-foot .btn { width: 100%; }
.menu-foot p { margin: 0; font-size: .8rem; color: #B9B4AA; letter-spacing: .04em; }
body.menu-open { overflow: hidden; }
body.menu-open .site-header { background: var(--ink); box-shadow: none; }

/* ---------- hero ---------- */
.hero { position: relative; isolation: isolate; margin-top: calc(-1 * var(--header-h)); min-height: max(560px, min(calc(100svh - var(--ribbon-h) - var(--idbar-h)), 940px)); display: grid; align-items: end; background: var(--ink); color: #fff; overflow: hidden; }
.hero-media { position: absolute; inset: 0; z-index: -1; }
.hero-media img { width: 100%; height: 100%; object-fit: cover; object-position: 50% 42%; }
.hero-media::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(12, 12, 14, .6) 0%, rgba(12, 12, 14, .08) 24%, rgba(12, 12, 14, .05) 50%, rgba(12, 12, 14, .55) 72%, rgba(12, 12, 14, .86) 100%); }
.hero-inner { padding-block: calc(var(--header-h) + 72px) clamp(56px, 9vh, 92px); text-align: center; display: grid; justify-items: center; }
.hero .kicker { color: var(--gold-2); margin-bottom: 16px; text-shadow: 0 1px 10px rgba(0, 0, 0, .5); }
.hero h1 { font-size: clamp(2.5rem, 4.9vw, 4.25rem); text-shadow: 0 1px 24px rgba(0, 0, 0, .4); }
.hero .lede { margin: 18px auto 30px; max-width: 80ch; color: #F0EDE7; text-shadow: 0 1px 14px rgba(0, 0, 0, .5); text-wrap: balance; }
.hero .actions { justify-content: center; }
.hero .photo-cap { position: absolute; right: var(--gutter); bottom: 22px; }
@media (max-width: 720px) {
  /* phones: the words sit in the sky above the bridge, the buttons below it */
  .hero { align-items: stretch; min-height: max(600px, min(calc(100svh - var(--ribbon-h) - var(--idbar-h)), 820px)); }
  .hero-media img { object-position: 50% 60%; }
  .hero-media::after { background: linear-gradient(180deg, rgba(12, 12, 14, .78) 0%, rgba(12, 12, 14, .5) 34%, rgba(12, 12, 14, .06) 56%, rgba(12, 12, 14, .12) 74%, rgba(12, 12, 14, .8) 100%); }
  .hero-inner { grid-template-rows: auto 1fr auto auto; padding-block: calc(var(--header-h) + 34px) 22px; }
  .hero .lede { margin-bottom: 0; }
  .hero .actions { grid-row: 3; flex-direction: column; align-items: stretch; width: 100%; }
  .hero .photo-cap { grid-row: 4; position: static; display: block; margin-top: 18px; }
}

/* ---------- welcome ---------- */
.welcome .statement { font: 500 clamp(1.5rem, 2.6vw, 2.15rem)/1.36 var(--serif); letter-spacing: 0; text-transform: none; max-width: 30ch; margin-inline: auto; }
.proof { display: grid; grid-template-columns: repeat(3, 1fr); margin-top: clamp(40px, 5vw, 64px); border-top: 1px solid var(--line); text-align: left; }
.proof > div { padding: 30px clamp(18px, 2.6vw, 36px) 0; }
.proof > div + div { border-left: 1px solid var(--line); }
.proof > div:first-child { padding-left: 0; }
.proof h3 { font-size: 1.12rem; letter-spacing: .14em; text-transform: uppercase; margin-bottom: 10px; }
.proof p { margin: 0; color: var(--muted); font-size: 1rem; line-height: 1.65; }
@media (max-width: 800px) {
  .proof { grid-template-columns: 1fr; }
  .proof > div, .proof > div:first-child { padding: 24px 0; }
  .proof > div + div { border-left: 0; border-top: 1px solid var(--line); }
}

/* ---------- three paths (photo tiles) ---------- */
.paths { background: var(--ink); color: #fff; padding-block: clamp(48px, 6vw, 84px); }
.tiles { display: grid; grid-template-columns: repeat(3, 1fr); gap: clamp(12px, 1.6vw, 22px); }
.tile { position: relative; display: block; aspect-ratio: 4 / 5; overflow: hidden; text-decoration: none; color: #fff; background: #222; }
.tile img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; transition: transform 1.1s var(--ease); }
.tile::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(12, 12, 14, 0) 34%, rgba(12, 12, 14, .88) 90%); }
.tile-body { position: absolute; left: 0; right: 0; bottom: 0; z-index: 1; padding: clamp(20px, 2.4vw, 32px); display: grid; gap: 8px; }
.tile h3 { font-size: clamp(1.45rem, 2.2vw, 1.9rem); letter-spacing: .08em; text-transform: uppercase; }
.tile p { margin: 0; font-size: .98rem; line-height: 1.55; color: #E9E5DE; max-width: 32ch; }
.tile .go { margin-top: 8px; display: inline-flex; align-items: center; gap: 10px; font: 500 .7rem/1 var(--sans); letter-spacing: .2em; text-transform: uppercase; color: var(--gold-2); }
.tile .go svg { width: 16px; height: 16px; transition: transform .3s var(--ease); }
.tile:hover img, .tile:focus-visible img { transform: scale(1.05); }
.tile:hover .go svg { transform: translateX(4px); }
@media (max-width: 860px) {
  .tiles { grid-template-columns: 1fr; }
  .tile { aspect-ratio: 1 / 1; }
  .tile::after { background: linear-gradient(180deg, rgba(12, 12, 14, .05) 30%, rgba(12, 12, 14, .9) 86%); }
}

/* ---------- about ---------- */
.about-grid { display: grid; grid-template-columns: minmax(0, .8fr) minmax(0, 1fr); gap: clamp(32px, 6vw, 96px); align-items: start; }
.portrait { margin: 0; }
.portrait img { width: 100%; aspect-ratio: 4 / 5; object-fit: cover; background: #6f6f6f; }
.portrait figcaption { margin-top: 14px; font: 500 .7rem/1.5 var(--sans); letter-spacing: .2em; text-transform: uppercase; color: var(--muted); }
.about-copy > p { max-width: 58ch; }
.quote { margin: 30px 0; padding-left: 24px; border-left: 1px solid var(--gold); }
.quote p { font: italic 400 clamp(1.3rem, 2vw, 1.6rem)/1.4 var(--serif); margin: 0 0 12px; color: var(--ink); max-width: 34ch; }
.quote cite { font: 500 .7rem/1 var(--sans); letter-spacing: .22em; text-transform: uppercase; font-style: normal; color: var(--brass); }
.facts { margin: 0 0 32px; padding: 0; display: grid; grid-template-columns: 1fr 1fr; border-top: 1px solid var(--line); }
.facts > div { padding: 15px 16px 15px 0; border-bottom: 1px solid var(--line); }
.facts dt { font: 500 .66rem/1 var(--sans); letter-spacing: .22em; text-transform: uppercase; color: var(--muted); margin-bottom: 8px; }
.facts dd { margin: 0; font-size: .98rem; line-height: 1.45; }
.facts .kw-logo { width: 190px; margin-top: 2px; }
@media (max-width: 900px) { .about-grid { grid-template-columns: 1fr; } .portrait { max-width: 460px; } }
@media (max-width: 520px) { .facts { grid-template-columns: 1fr; } }

/* ---------- homes ---------- */
.head-row { display: flex; justify-content: space-between; align-items: end; gap: 24px 40px; flex-wrap: wrap; margin-bottom: clamp(32px, 4.5vw, 56px); }
.head-row .lede { margin: 16px 0 0; }
.homes-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: clamp(16px, 2.2vw, 28px); }
.home { background: #fff; display: flex; flex-direction: column; border: 1px solid var(--line); }
.home-photo { position: relative; aspect-ratio: 3 / 2; overflow: hidden; background: #ddd; }
.home-photo img { width: 100%; height: 100%; object-fit: cover; transition: transform 1s var(--ease); }
.home:hover .home-photo img { transform: scale(1.04); }
.home-photo .status { position: absolute; left: 0; top: 16px; background: var(--ink); color: #fff; font: 500 .64rem/1 var(--sans); letter-spacing: .2em; text-transform: uppercase; padding: 9px 14px; }
.home-photo .sample-tag { position: absolute; right: 12px; top: 14px; }
.home-body { padding: 22px 22px 24px; display: grid; gap: 6px; text-align: center; }
.home-body h3 { font-size: 1.28rem; letter-spacing: .1em; text-transform: uppercase; }
.home-body .where { margin: 0; color: var(--muted); font-size: .92rem; letter-spacing: .04em; }
.home-body .specs { margin: 8px 0 0; font: 500 .72rem/1.4 var(--sans); letter-spacing: .16em; text-transform: uppercase; color: var(--muted); }
.home-body .price { margin: 8px 0 0; font: 600 1.5rem/1 var(--serif); }
.home-body .courtesy { margin: 14px 0 0; padding-top: 12px; border-top: 1px solid var(--line); font-size: .82rem; color: var(--text); line-height: 1.5; }
.homes-foot { margin-top: clamp(26px, 3.4vw, 44px); display: flex; justify-content: space-between; align-items: center; gap: 16px 24px; flex-wrap: wrap; }
.homes-foot p { margin: 0; font-size: .9rem; color: var(--muted); max-width: 64ch; }
@media (max-width: 900px) {
  .homes-grid { grid-auto-flow: column; grid-auto-columns: min(82vw, 340px); grid-template-columns: none; overflow-x: auto; scroll-snap-type: x mandatory; padding-bottom: 14px; margin-inline: calc(-1 * var(--gutter)); padding-inline: var(--gutter); scrollbar-width: thin; }
  .home { scroll-snap-align: start; }
}

/* ---------- home valuation ---------- */
.split { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); gap: clamp(32px, 6vw, 88px); align-items: center; }
.split-photo { margin: 0; position: relative; }
.split-photo img { width: 100%; aspect-ratio: 4 / 3; object-fit: cover; }
.split-photo img.tall { aspect-ratio: 4 / 5; }
.split-photo figcaption { margin-top: 12px; font: 500 .66rem/1.4 var(--sans); letter-spacing: .2em; text-transform: uppercase; color: var(--muted); }
.ticks { list-style: none; margin: 22px 0 30px; padding: 0; display: grid; gap: 10px; }
.ticks li { position: relative; padding-left: 30px; }
.ticks li::before { content: ""; position: absolute; left: 0; top: .78em; width: 18px; height: 1px; background: var(--gold); }
.value-form { display: grid; grid-template-columns: 1fr auto; gap: 12px; align-items: end; max-width: 560px; }
.value-form .field { margin: 0; }
.fine { margin: 16px 0 0; font-size: .82rem; line-height: 1.5; color: var(--muted); }
@media (max-width: 900px) { .split { grid-template-columns: 1fr; } .split-photo { order: -1; } }
@media (max-width: 520px) { .value-form { grid-template-columns: 1fr; } .value-form .btn { width: 100%; } }

/* ---------- fields ---------- */
.field { display: grid; gap: 8px; }
.field label { font: 500 .68rem/1.2 var(--sans); letter-spacing: .2em; text-transform: uppercase; color: var(--muted); }
.field .opt { letter-spacing: .06em; text-transform: none; font-weight: 400; }
.field input, .field select, .field textarea { width: 100%; font: 400 1.0625rem/1.4 var(--sans); color: var(--ink); background: #fff; border: 1px solid #8C877F; border-radius: 0; padding: 14px 15px; min-height: 52px; appearance: none; transition: border-color .2s, box-shadow .2s; }
.field textarea { min-height: 120px; resize: vertical; }
.field select { background-image: url("data:image/svg+xml,%3Csvg xmlns=%27http://www.w3.org/2000/svg%27 viewBox=%270 0 16 16%27%3E%3Cpath d=%27M3 6l5 5 5-5%27 fill=%27none%27 stroke=%27%230C0C0E%27 stroke-width=%271.4%27/%3E%3C/svg%3E"); background-repeat: no-repeat; background-position: right 15px center; background-size: 16px; padding-right: 44px; }
.field ::placeholder { color: var(--muted); opacity: 1; }
.field input:hover, .field select:hover, .field textarea:hover { border-color: var(--ink); }
.field input:focus-visible, .field select:focus-visible, .field textarea:focus-visible { outline: none; border-color: var(--brass); box-shadow: 0 0 0 3px rgba(202, 173, 103, .5); }

/* ---------- how it works ---------- */
.tabs { display: inline-flex; border: 1px solid var(--ink); padding: 4px; gap: 4px; background: #fff; }
.tabs button { min-height: 44px; padding: 0 24px; border: 0; background: transparent; color: var(--ink); font: 500 .74rem/1 var(--sans); letter-spacing: .18em; text-transform: uppercase; cursor: pointer; transition: background .25s var(--ease), color .25s var(--ease); }
.tabs button[aria-selected="true"] { background: var(--ink); color: #fff; }
.steps { list-style: none; margin: 0; padding: 0; display: grid; grid-template-columns: repeat(5, 1fr); counter-reset: step; border-top: 1px solid var(--ink); }
.steps li { counter-increment: step; padding: 26px 20px 0 0; }
.steps li + li { padding-left: 20px; border-left: 1px solid var(--line); }
.steps li::before { content: counter(step, decimal-leading-zero); display: block; font: 500 .8rem/1 var(--sans); letter-spacing: .2em; color: var(--brass); margin-bottom: 16px; }
.steps h4 { margin-bottom: 8px; }
.steps p { margin: 0; color: var(--muted); font-size: .97rem; line-height: 1.6; }
.panel-title { font: 500 .74rem/1 var(--sans); letter-spacing: .24em; text-transform: uppercase; color: var(--brass); margin: 0 0 18px; }
.js .panel-title { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; }
.panel + .panel { margin-top: 48px; }
.js .panel + .panel { margin-top: 0; }
html:not(.js) .tabs { display: none; }
.process-note { margin: clamp(26px, 3.4vw, 40px) 0 0; font-size: .86rem; color: var(--muted); max-width: 84ch; }
@media (max-width: 1040px) {
  .steps { grid-template-columns: 1fr; border-top: 0; }
  .steps li, .steps li + li { padding: 20px 0 20px 64px; border-left: 0; border-top: 1px solid var(--line); position: relative; }
  .steps li::before { position: absolute; left: 0; top: 27px; margin: 0; }
}

/* ---------- areas ---------- */
.area-list { list-style: none; margin: 26px 0 0; padding: 0; border-top: 1px solid var(--line); }
.area-list li { border-bottom: 1px solid var(--line); }
.area { width: 100%; display: grid; grid-template-columns: 1fr auto; gap: 4px 20px; align-items: center; padding: 16px 6px 16px 0; background: none; border: 0; text-align: left; font: inherit; color: inherit; cursor: pointer; transition: padding .3s var(--ease), background .3s var(--ease); }
.area > span:first-child { grid-column: 1; display: flex; align-items: baseline; flex-wrap: wrap; gap: 4px 0; }
.area .name { font: 500 1.5rem/1.15 var(--serif); }
.area .county { font: 500 .64rem/1 var(--sans); letter-spacing: .2em; text-transform: uppercase; color: var(--muted); margin-left: 12px; white-space: nowrap; }
.area .desc { grid-column: 1; font-size: .93rem; line-height: 1.5; color: var(--muted); }
.area svg { grid-column: 2; grid-row: 1 / span 2; width: 20px; height: 20px; color: var(--brass); transition: transform .3s var(--ease); }
.area:hover, .area:focus-visible { padding-left: 12px; background: var(--bone); }
.area:hover svg { transform: translateX(4px); }

/* ---------- kind words (preview only until real reviews arrive) ---------- */
.reviews-track { display: grid; grid-auto-flow: column; grid-auto-columns: 100%; overflow-x: auto; scroll-snap-type: x mandatory; scrollbar-width: none; margin-top: 8px; }
.reviews-track::-webkit-scrollbar { display: none; }
.review { scroll-snap-align: center; padding: 8px clamp(0px, 6vw, 110px); display: grid; justify-items: center; gap: 22px; margin: 0; }
.review blockquote { margin: 0; font: italic 400 clamp(1.4rem, 2.6vw, 2rem)/1.36 var(--serif); max-width: 30ch; text-wrap: balance; }
.review figcaption { font: 500 .7rem/1.5 var(--sans); letter-spacing: .22em; text-transform: uppercase; color: var(--muted); }
.dots { display: flex; justify-content: center; gap: 4px; margin-top: 22px; }
.dots button { width: 44px; height: 44px; background: none; border: 0; padding: 0; cursor: pointer; display: grid; place-items: center; }
.dots button::before { content: ""; width: 26px; height: 1px; background: var(--ink); opacity: .5; transition: opacity .3s, transform .3s; }
.dots button[aria-current="true"]::before { opacity: 1; transform: scaleY(2); background: var(--brass); }
.reviews-note { margin: 18px auto 0; }

/* ---------- contact ---------- */
.contact { position: relative; isolation: isolate; background: var(--ink); color: #fff; overflow: hidden; }
.contact-media { position: absolute; inset: 0; z-index: -1; }
.contact-media img { width: 100%; height: 100%; object-fit: cover; }
.contact-media::after { content: ""; position: absolute; inset: 0; background: linear-gradient(90deg, rgba(12, 12, 14, .82) 0%, rgba(12, 12, 14, .58) 55%, rgba(12, 12, 14, .38) 100%); }
.contact-grid { display: grid; grid-template-columns: minmax(0, .9fr) minmax(0, 1fr); gap: clamp(32px, 6vw, 96px); align-items: start; }
.reach { list-style: none; margin: 34px 0 0; padding: 0; display: grid; border-top: 1px solid rgba(255, 255, 255, .22); }
.reach li { display: grid; grid-template-columns: 112px 1fr; gap: 14px; align-items: baseline; padding: 16px 0; border-bottom: 1px solid rgba(255, 255, 255, .22); }
.reach b { font: 500 .66rem/1.2 var(--sans); letter-spacing: .22em; text-transform: uppercase; color: var(--gold); }
.reach a { text-decoration: none; font-size: 1.1rem; overflow-wrap: anywhere; }
.reach a:hover { text-decoration: underline; text-decoration-color: var(--gold); }
.reach span { color: #E4E0D8; font-size: .97rem; line-height: 1.5; }
.contact .photo-cap { display: block; margin-top: 28px; }
.lead-form { background: #fff; color: var(--text); padding: clamp(22px, 3.4vw, 44px); display: grid; grid-template-columns: 1fr 1fr; gap: 18px 16px; scroll-margin-top: calc(var(--header-h) + var(--ribbon-h) + 20px); }
.lead-form .form-title { grid-column: 1 / -1; margin-bottom: 4px; }
.lead-form .form-title h3 { font-size: clamp(1.5rem, 2.2vw, 1.85rem); margin-bottom: 6px; }
.lead-form .form-title p { margin: 0; color: var(--muted); font-size: .95rem; }
.lead-form .full, .lead-form [data-insight] { grid-column: 1 / -1; }
.lead-form [data-insight="consent"] { margin: 2px 0 0; font-size: .8rem; line-height: 1.55; color: var(--muted); }
.lead-form [data-insight="turnstile"] { min-height: 65px; }
.lead-form [data-insight="form-hint"] { margin: 0; font-size: .86rem; color: var(--muted); }
.lead-form [data-insight="form-status"] { margin: 0; font-weight: 500; font-size: .98rem; line-height: 1.5; }
.lead-form [data-insight="form-status"]:empty { display: none; }
.lead-form button[type="submit"] { grid-column: 1 / -1; width: 100%; }
@media (max-width: 900px) { .contact-grid { grid-template-columns: 1fr; } .contact-media::after { background: rgba(12, 12, 14, .8); } }
@media (max-width: 560px) { .lead-form { grid-template-columns: 1fr; margin-inline: calc(-1 * var(--gutter) + 10px); } .reach li { grid-template-columns: 1fr; gap: 6px; } }

/* ---------- footer ---------- */
.site-footer { background: var(--ink); color: #B9B4AA; font-size: .92rem; line-height: 1.6; }
.site-footer a { text-decoration: none; }
.site-footer a:hover { color: #fff; text-decoration: underline; text-decoration-color: var(--gold); }
.foot-top { display: grid; grid-template-columns: 1.25fr .7fr .9fr 1.2fr; gap: clamp(28px, 4vw, 64px); padding-block: clamp(52px, 6.5vw, 88px) clamp(36px, 4.5vw, 56px); }
.foot-top h2 { font: 500 .66rem/1 var(--sans); letter-spacing: .24em; text-transform: uppercase; color: var(--gold); margin-bottom: 18px; }
.foot-brand img { width: 210px; margin: -6px 0 18px -6px; }
.foot-brand p { max-width: 34ch; margin: 0; }
.foot-list { list-style: none; margin: 0; padding: 0; display: grid; gap: 4px; }
.foot-list a { display: inline-block; padding: 5px 0; }
.foot-list span { display: block; padding: 5px 0; }
.foot-list .sample-tag, .fair-links .sample-tag { display: inline-block; padding: 5px 8px; background: transparent; color: #B9B4AA; }
.foot-brokerage strong { color: #fff; font-weight: 500; display: block; }
.foot-fair { border-top: 1px solid rgba(255, 255, 255, .12); padding-block: 28px; display: grid; grid-template-columns: auto 1fr auto; gap: 20px clamp(20px, 3vw, 40px); align-items: center; }
.foot-fair .eho { width: 44px; height: 44px; color: #fff; flex: none; }
.foot-fair p { margin: 0; max-width: 70ch; }
.foot-fair strong { color: #fff; font-weight: 500; }
.fair-links { display: grid; gap: 8px; justify-items: end; }
.fair-links a { color: #fff; text-decoration: underline; text-decoration-color: var(--gold); text-underline-offset: 4px; font-size: .95rem; }
.fair-links .todo { color: #B9B4AA; }
.foot-bottom { border-top: 1px solid rgba(255, 255, 255, .12); padding-block: 20px 24px; display: flex; justify-content: space-between; gap: 12px 28px; flex-wrap: wrap; font-size: .82rem; }
.foot-bottom nav { display: flex; gap: 6px 22px; flex-wrap: wrap; }
.foot-bottom nav a { padding: 4px 0; }
.foot-bottom p { margin: 0; }
.foot-bottom p a { text-decoration: underline; text-decoration-color: var(--gold); }
.credits { flex-basis: 100%; font-size: .78rem; color: #A6A199; }
.credits summary { cursor: pointer; padding: 6px 0; width: max-content; }
.credits p { margin: 8px 0 0; max-width: 100ch; line-height: 1.7; }
.credits a { text-decoration: underline; }
@media (max-width: 1000px) { .foot-top { grid-template-columns: 1fr 1fr; } .foot-fair { grid-template-columns: auto 1fr; } .fair-links { grid-column: 1 / -1; justify-items: start; } }
@media (max-width: 720px) { .site-footer { padding-bottom: calc(60px + env(safe-area-inset-bottom, 0px)); } }
@media (max-width: 560px) { .foot-top { grid-template-columns: 1fr; } }

/* ---------- mobile action bar ---------- */
.actionbar { position: fixed; left: 0; right: 0; bottom: 0; z-index: 40; display: none; grid-template-columns: 1fr 1fr; background: var(--ink); border-top: 1px solid rgba(255, 255, 255, .16); padding-bottom: env(safe-area-inset-bottom, 0px); transform: translateY(110%); transition: transform .4s var(--ease); }
.actionbar a { min-height: 58px; display: grid; place-items: center; font: 500 .74rem/1 var(--sans); letter-spacing: .2em; text-transform: uppercase; text-decoration: none; color: #fff; }
.actionbar a + a { background: var(--gold); color: var(--ink); }
.actionbar.is-on { transform: none; }
@media (max-width: 720px) { .actionbar { display: grid; } }

/* ---------- reveal on scroll ---------- */
@media (prefers-reduced-motion: no-preference) {
  .js .reveal { opacity: 0; transform: translateY(16px); transition: opacity .8s var(--ease), transform .8s var(--ease); transition-delay: var(--d, 0s); }
  .js .reveal.in { opacity: 1; transform: none; }
}
@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } *, *::before, *::after { animation: none !important; transition: none !important; } }

/* ---------- policy pages (site/_layout.html) ---------- */
.legal { padding-block: clamp(44px, 6vw, 84px) clamp(64px, 8vw, 112px); }
.legal .wrap { max-width: 800px; }
.draft-note { margin: 0 0 32px; padding: 14px 18px; border: 1px dashed var(--brass); background: var(--bone); font-size: .9rem; line-height: 1.5; }
.legal h1 { font-size: clamp(2.4rem, 5.4vw, 3.6rem); margin-bottom: 16px; }
.legal h2 { font-size: clamp(1.5rem, 2.4vw, 1.85rem); letter-spacing: 0; text-transform: none; margin: 48px 0 12px; }
.legal h3 { font: 500 .78rem/1.3 var(--sans); letter-spacing: .18em; text-transform: uppercase; color: var(--brass); margin: 28px 0 10px; }
.legal a { text-decoration-color: var(--brass); }
.legal ul, .legal ol { padding-left: 22px; }
.legal li { margin-bottom: 8px; }
.legal .doc-head { padding-bottom: 26px; border-bottom: 1px solid var(--ink); }
.legal .lede { max-width: 60ch; }
.legal .doc-meta { display: flex; align-items: center; gap: 14px; font-size: .86rem; color: var(--muted); }
.legal .chip { font: 500 .64rem/1 var(--sans); letter-spacing: .2em; text-transform: uppercase; border: 1px solid var(--brass); color: var(--brass); padding: 6px 9px; }
.legal .toc { margin: 26px 0 8px; padding: 20px 24px; background: var(--bone); }
.legal .toc h2 { font: 500 .68rem/1 var(--sans); letter-spacing: .22em; text-transform: uppercase; color: var(--muted); margin: 0 0 12px; }
.legal .toc ol { margin: 0; columns: 2 240px; column-gap: 36px; }
.legal .toc li { margin-bottom: 6px; font-size: .95rem; }
.legal .toc-mobile { display: none; }
.legal .short { margin-top: 32px; padding: 6px 24px 14px; border-left: 1px solid var(--gold); background: var(--bone); }
.legal .short h2 { margin-top: 20px; }
.legal .callout { border-left: 1px solid var(--gold); padding: 4px 0 4px 20px; margin: 22px 0; }
.legal .caps { text-transform: uppercase; font-size: .9rem; letter-spacing: .02em; }
.legal .fill { background: #F3E3B4; padding: 0 5px; }
.legal .sig, .legal .who { color: var(--muted); }

/* ---------- numerals ---------- */
/* Cormorant defaults to old-style figures. Prices use lining figures (set after the font shorthand, which resets it). */
.home-body .price { font-variant-numeric: lining-nums; }

/* ---------- price ranges (photo sliders linking to Zillow searches) ---------- */
.tiers { display: grid; grid-template-columns: repeat(3, 1fr); gap: clamp(16px, 2.2vw, 28px); }
.tier { background: #fff; border: 1px solid var(--line); display: flex; flex-direction: column; }
.tier-photos { position: relative; aspect-ratio: 7 / 5; overflow: hidden; background: #ddd; }
.tier-photos img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; opacity: 0; transition: opacity 1s var(--ease); }
.tier-photos img.is-on { opacity: 1; }
.tier-photos .status { position: absolute; left: 0; top: 16px; z-index: 1; background: var(--ink); color: #fff; font: 500 .64rem/1 var(--sans); letter-spacing: .2em; text-transform: uppercase; padding: 9px 14px; }
.tier-nav { position: absolute; top: 50%; z-index: 1; width: 44px; height: 44px; margin-top: -22px; display: grid; place-items: center; border: 0; background: rgba(255, 255, 255, .88); color: var(--ink); cursor: pointer; opacity: .9; transition: opacity .2s, background .2s; }
.tier-nav:hover { background: #fff; opacity: 1; }
.tier-nav svg { width: 18px; height: 18px; }
.tier-nav.prev { left: 10px; } .tier-nav.prev svg { transform: rotate(180deg); }
.tier-nav.next { right: 10px; }
.tier-body { padding: 22px 22px 24px; display: grid; gap: 8px; text-align: center; }
.tier-body h3 { font-size: 1.28rem; letter-spacing: .1em; text-transform: uppercase; }
.tier-body p { margin: 0; color: var(--muted); font-size: .95rem; }
.tier-body .tier-links { margin-top: 8px; font: 500 .66rem/1.3 var(--sans); letter-spacing: .2em; text-transform: uppercase; }
.tier-btns { display: grid; grid-template-columns: 1fr 1fr; gap: 8px; }
.tier-btns .btn { padding: 0 8px; gap: 6px; font-size: .64rem; letter-spacing: .08em; white-space: nowrap; }
@media (max-width: 1100px) and (min-width: 901px) { .tier-btns { grid-template-columns: 1fr; } }
@media (max-width: 900px) {
  .tiers { grid-auto-flow: column; grid-auto-columns: min(84vw, 360px); grid-template-columns: none; overflow-x: auto; scroll-snap-type: x mandatory; padding-bottom: 14px; margin-inline: calc(-1 * var(--gutter)); padding-inline: var(--gutter); }
  .tier { scroll-snap-align: start; }
}

/* ---------- reviews ---------- */
.g-rating { display: inline-flex; align-items: center; gap: 12px; margin: 0 0 30px; font: 500 .74rem/1 var(--sans); letter-spacing: .2em; text-transform: uppercase; color: var(--text); }
.stars { display: inline-flex; gap: 3px; color: var(--brass); }
.stars svg { width: 18px; height: 18px; }
.reviews .review { padding: 0; }
.reviews .review blockquote { font-size: clamp(1.6rem, 3vw, 2.4rem); max-width: 26ch; margin-inline: auto; }
.review-actions { justify-content: center; margin-top: 36px; }
.sop-scan { margin: 8px 0 32px; } .sop-scan img { width: 100%; height: auto; border: 1px solid var(--line); background: #fff; }