/* CABOONE design system, carried over from the website prototype v3. */
body{margin:0}
[hidden]:not([hidden=until-found i]){display:none!important}
/* Shared public-site tokens: the same block is in Caboone and Caboone.Agent site.css, change both together.
   Rules below use only these tokens. Translucent tints use the *-rgb channels: rgba(var(--ink-rgb),.6). */
:root{
  color-scheme: light;
  /* brand */
  --ink:#11100F; --ink-2:#1B1917; --ink-h:#2A2724; --panel:#141211; --panel-2:#2C2824;
  --bone:#F3EEE7; --paper:#FBF9F6; --stone:#F3EEE7;
  --g1:#F1DCA6; --g2:#D4B06A; --g3:#A9823F; --gold-text:#94703A; --gold-deep:#3B2E19;
  --red:#BE1420; --red-h:#9E101A; --wa:#25A35A; --wa-h:#1E8C4C; --live:#E0322F;
  /* light surfaces and text */
  --surface:#fff; --on-color:#fff; --sand:#E9E3DA; --sand-2:#E2DBD0; --cream:#FBF5E8; --cream-2:#F6ECD6;
  --line:#E4DED5; --line-strong:#CFC7BC;
  --text-2:#3A3633; --mute:#8C8782; --mute-d:#6A645E;
  --ok:#1E6B3E; --ok-bg:#EAF6EE; --red-bg:#FBEAEA;
  /* dark surfaces and text on dark, strongest first */
  --ph-d:#2A2622; --line-d:rgba(243,238,231,.12);
  --bone-1:#E6DFD6; --bone-2:#DCD5CC; --bone-3:#D6CFC6; --bone-4:#C9C2B9; --bone-5:#B8B1A9; --bone-6:#A9A29A;
  --red-on-dark:#E25560; --red-on-dark-2:#E46A72;
  /* one-off surfaces */
  --map:#CFE0E4; --map-2:#BFD6DC; --map-land:#EFE9DF; --map-label:#4B6A72; --map-street:#7A736B; --page-1:#EDE7DD; --page-2:#D9D1C4;
  --chat-bg:#0E0D0C; --chat-in:#1E1C1A; --chat-out:#1D3B2A; --chat-out-text:#E9F5EC;
  --note-text:#5E4A27; --note-line-d:#7B6440; --proto-bg:#000; --proto-line:#4A433B;
  /* channels for translucent tints */
  --ink-rgb:17,16,15; --ink-2-rgb:27,25,23; --panel-rgb:20,18,17; --bone-rgb:243,238,231; --paper-rgb:251,249,246;
  --g2-rgb:212,176,106; --mute-rgb:140,135,130; --alert-rgb:210,35,47; --glow-rgb:244,65,43;
  --white-rgb:255,255,255; --shade-rgb:0,0,0;
  /* roles */
  --cta:var(--ink); --cta-ink:var(--bone); --cta-h:var(--ink-h);
  /* text and filled controls (selected chip, button hover) on the page surfaces */
  --text:var(--ink); --solid:var(--ink); --solid-ink:var(--bone);
  --sel-arrow:url("data:image/svg+xml;utf8,<svg xmlns='http://www.w3.org/2000/svg' width='12' height='8'><path d='M1 1l5 5 5-5' fill='none' stroke='%2311100F' stroke-width='1.6'/></svg>");
  --display:"Outfit","Arial Black",system-ui,sans-serif;
  --body:"Outfit",system-ui,-apple-system,"Segoe UI",sans-serif;
  --accent:"Instrument Serif",Georgia,serif;
  --quote:"Bodoni Moda",Didot,Georgia,serif;
  --r:12px;
}
/* Dark theme (this site only): <html data-theme=dark>, set by the script in the layout head.
   Brand colours and the ink header, bands, footer stay put; the page surfaces and the text on them turn dark. */
[data-theme=dark]{
  color-scheme: dark;
  --paper:#161412; --stone:#1D1B18; --surface:#211E1B; --sand:#2A2723; --sand-2:#34302B; --cream:#2A251C; --cream-2:#332C20;
  --line:#33302B; --line-strong:#4A453E;
  --text:#ECE6DD; --text-2:#CFC8BE; --mute-d:#A39C93; --gold-text:#D4B06A;
  --ok:#6FCF97; --ok-bg:rgba(46,160,90,.14); --red-bg:rgba(190,20,32,.16);
  --paper-rgb:22,20,18;
  --cta:var(--g2); --cta-ink:var(--ink); --cta-h:var(--g1);
  --solid:var(--bone); --solid-ink:var(--ink);
  --sel-arrow:url("data:image/svg+xml;utf8,<svg xmlns='http://www.w3.org/2000/svg' width='12' height='8'><path d='M1 1l5 5 5-5' fill='none' stroke='%23F3EEE7' stroke-width='1.6'/></svg>");
}
body.redcta{--cta:var(--red);--cta-ink:var(--on-color);--cta-h:var(--red-h)}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{background:var(--paper);color:var(--text);font-family:var(--body);font-weight:400;font-size:17px;line-height:1.55;-webkit-font-smoothing:antialiased}
body::before{content:"";position:fixed;inset:0 0 auto;height:env(safe-area-inset-top,0px);z-index:60;background:var(--ink)}
a{color:inherit}
img{display:block;max-width:100%;height:auto}
/* Sliced photos are <picture><source><img>: lay the img out as if the picture were not there. */
picture{display:contents}
button,input,select,textarea{font:inherit;color:inherit}
:focus-visible{outline:2px solid var(--g2);outline-offset:3px}
.wrap{max-width:1200px;margin:0 auto;padding-left:max(16px,env(safe-area-inset-left,0px));padding-right:max(16px,env(safe-area-inset-right,0px))}
@media (min-width:760px){.wrap{padding-left:max(32px,env(safe-area-inset-left,0px));padding-right:max(32px,env(safe-area-inset-right,0px))}}
.band{padding-block:60px}
@media (min-width:960px){.band{padding-block:96px}}
.stone{background:var(--stone)}
.dark{background:var(--ink);color:var(--bone);position:relative;isolation:isolate}
.dark::after{content:"";position:absolute;inset:0;z-index:-1;pointer-events:none;opacity:.07;mix-blend-mode:overlay;background-image:url("data:image/svg+xml;utf8,<svg xmlns='http://www.w3.org/2000/svg' width='160' height='160'><filter id='n'><feTurbulence type='fractalNoise' baseFrequency='.9' numOctaves='2' stitchTiles='stitch'/><feColorMatrix type='saturate' values='0'/></filter><rect width='100%' height='100%' filter='url(%23n)'/></svg>")}
.glow{background:radial-gradient(ellipse 50% 90% at 0% 55%,rgba(var(--glow-rgb),.10),transparent 70%),var(--ink)}

/* type */
h1,h2,h3{font-family:var(--display);font-weight:900;text-transform:uppercase;letter-spacing:.005em;line-height:.95;margin:0;text-wrap:balance}
h1{font-size:clamp(38px,9.6vw,78px)}
h2{font-size:clamp(30px,6.6vw,54px)}
h3{font-size:clamp(20px,4.4vw,26px);font-weight:800;line-height:1.05}
h1 em,h2 em{display:block;font-family:var(--accent);font-style:italic;font-weight:400;text-transform:none;letter-spacing:0;font-size:1.32em;line-height:.86;margin-top:.06em;padding-right:.12em;color:var(--gold-text)}
.dark h1 em,.dark h2 em,.hero h1 em{background:linear-gradient(180deg,var(--g1),var(--g2) 55%,var(--g3));-webkit-background-clip:text;background-clip:text;color:transparent;filter:drop-shadow(0 0 8px rgba(var(--g2-rgb),.35))}
p{margin:0}
.lead{font-size:1.1em;color:var(--mute-d);max-width:58ch}
.dark .lead{color:var(--bone-5)}
.label{font-size:12.5px;font-weight:500;letter-spacing:.24em;text-transform:uppercase;color:var(--gold-text);display:flex;align-items:center;gap:12px}
.label::before{content:"";width:28px;height:1px;background:currentColor;flex:none}
.dark .label,.hero .label{color:var(--g2)}
.stack{display:flex;flex-direction:column;gap:18px}
.stack.lg{gap:28px}
.head-row{display:flex;justify-content:space-between;align-items:flex-end;gap:16px;flex-wrap:wrap}
.textlink{font-weight:500;text-decoration:none;border-bottom:1px solid var(--g2);padding-bottom:2px;white-space:nowrap;display:inline-flex;align-items:center;gap:8px}
.textlink svg{width:20px;height:20px;color:var(--live)}
.textlink:hover{color:var(--gold-text)}

/* buttons */
.btns{display:flex;flex-wrap:wrap;gap:12px}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:10px;min-height:52px;padding:0 24px;border-radius:999px;font-weight:600;font-size:16px;letter-spacing:.01em;text-decoration:none;border:1.5px solid transparent;cursor:pointer;transition:background .2s,color .2s,border-color .2s;white-space:nowrap}
.btn svg{width:20px;height:20px;flex:none}
.btn.primary{background:var(--cta);color:var(--cta-ink)}
.btn.primary:hover{background:var(--cta-h)}
.btn.light{background:var(--bone);color:var(--ink)}
.btn.light:hover{background:rgb(var(--white-rgb))}
.btn.line{border-color:currentColor;background:transparent}
.btn.line:hover{background:var(--solid);color:var(--solid-ink);border-color:var(--solid)}
.dark .btn.line:hover,.hero .btn.line:hover{background:var(--bone);color:var(--ink);border-color:var(--bone)}
.btn.goldline{border-color:var(--g2);color:var(--bone);box-shadow:inset 0 0 18px rgba(var(--g2-rgb),.12)}
.btn.goldline:hover{background:rgba(var(--g2-rgb),.12)}
.btn .wa{color:var(--wa)}
.btn.full{width:100%}


/* header */
.hdr{position:sticky;top:env(safe-area-inset-top,0px);z-index:50;background:rgba(var(--ink-rgb),.97);color:var(--bone);border-bottom:1px solid var(--line-d);transition:transform .3s ease}
.hdr.away{transform:translateY(-100%)}
.hdr .wrap{display:flex;align-items:center;justify-content:space-between;gap:14px;height:64px}
.brand{display:flex;align-items:center;gap:12px;text-decoration:none;min-width:0}
.brand .lg{height:34px;width:auto}
.brand .sep{width:1px;height:28px;background:rgba(var(--bone-rgb),.25)}
.brand .hb{height:30px;width:auto}
.nav{display:none;gap:24px;align-items:center}
.nav a{text-decoration:none;font-weight:500;font-size:15px;padding-block:6px;border-bottom:1.5px solid transparent;display:inline-flex;gap:6px;align-items:center}
.nav a:hover,.nav a.on{border-bottom-color:var(--g2)}
.pill{font-size:10.5px;letter-spacing:.12em;text-transform:uppercase;border:1px solid var(--g3);color:var(--g2);border-radius:999px;padding:1px 7px;font-weight:500}
.hdr-actions{display:flex;gap:8px;align-items:center}
.icon-btn{width:44px;height:44px;border-radius:50%;display:grid;place-items:center;border:1px solid rgba(var(--bone-rgb),.2);background:transparent;cursor:pointer;text-decoration:none;color:var(--bone)}
.icon-btn svg{width:22px;height:22px}
.icon-btn.wa{color:var(--wa)}
/* language switch (_LangSwitch), same as the agent site: in the header from 1060px, a big button in the menu, and in the footer's legal row */
.langs{display:flex;gap:2px;align-items:center}
.langs a{text-decoration:none;font-size:12.5px;font-weight:500;letter-spacing:.12em;padding:5px 9px;border-radius:6px;color:inherit;opacity:.75;border:1px solid currentColor}
.langs a:hover{opacity:1;color:var(--g2)}
.hdr .langs.desk{display:none}
/* in the header it is a round button, like the theme switch next to it */
.hdr .langs.desk a{width:44px;height:44px;padding:0;border-radius:50%;display:grid;place-items:center;letter-spacing:.06em;opacity:1;border-color:rgba(var(--bone-rgb),.2)}
.hdr .langs.desk a:hover{border-color:var(--g3)}
.menu .langs.big{gap:8px}
.menu .langs.big a{font-size:15px;padding:8px 14px;border-color:var(--line-d)}
.menu .langs.big a:hover{border-color:var(--g3)}
.ftr .langs.foot{margin-left:auto}
@media (min-width:1060px){.hdr .langs.desk{display:flex}}
/* theme switch (_ThemeSwitch): a moon / sun button in the header from 1060px and a big one in the menu */
.theme-btn .sun,[data-theme=dark] .theme-btn .moon{display:none}
[data-theme=dark] .theme-btn .sun{display:block}
.theme-btn span{line-height:0}
.hdr .theme-btn.desk{display:none}
@media (min-width:1060px){.hdr .theme-btn.desk{display:grid}}
.menu-opts{display:flex;gap:8px;flex-wrap:wrap}
.theme-btn.big{display:inline-flex;align-items:center;gap:8px;font-size:15px;font-weight:500;letter-spacing:.06em;padding:8px 14px;border-radius:6px;border:1px solid var(--line-d);background:transparent;color:inherit;cursor:pointer}
.theme-btn.big:hover{border-color:var(--g3);color:var(--g2)}
.theme-btn.big svg{width:18px;height:18px}
.hdr .btn{min-height:44px;padding:0 18px;font-size:15px}
.hdr .btn.desk{display:none}
@media (min-width:1060px){.nav{display:flex}.burger,.hdr .icon-btn.wa{display:none}.hdr .btn.desk{display:inline-flex}.hdr .wrap{height:76px}.brand .lg{height:40px}.brand .hb{height:34px}}

/* menu */
.menu{position:fixed;inset:0;z-index:70;background:var(--ink);color:var(--bone);display:flex;flex-direction:column;padding-top:env(safe-area-inset-top,0px);padding-bottom:env(safe-area-inset-bottom,0px);overflow-y:auto}
.menu[hidden]{display:none}
.menu .wrap{width:100%}
.menu-top{display:flex;justify-content:space-between;align-items:center;height:64px}
.menu nav{display:flex;flex-direction:column;margin-top:12px}
.menu nav a{font-family:var(--display);font-size:32px;font-weight:900;text-transform:uppercase;text-decoration:none;padding-block:10px;border-bottom:1px solid var(--line-d);display:flex;justify-content:space-between;align-items:center;gap:10px}
.menu nav a span{font-family:var(--body);font-size:13px;color:var(--g2);font-weight:500;text-transform:none;letter-spacing:.04em}
.menu .menu-foot{margin-top:auto;padding-block:24px;display:flex;flex-direction:column;gap:12px}
.menu .menu-foot p{color:var(--mute);font-size:15px}

/* bottom bar */
.bar{position:fixed;left:0;right:0;bottom:0;z-index:45;display:flex;gap:8px;background:rgba(var(--ink-rgb),.96);backdrop-filter:blur(10px);-webkit-backdrop-filter:blur(10px);border-top:1px solid var(--line-d);padding-top:10px;padding-bottom:calc(10px + env(safe-area-inset-bottom,0px));padding-left:max(12px,env(safe-area-inset-left,0px));padding-right:max(12px,env(safe-area-inset-right,0px));transform:translateY(110%);transition:transform .3s ease}
.bar.show{transform:none}
.bar .btn{flex:1;min-height:50px}
.bar .btn.wa-btn{background:var(--wa);color:var(--on-color)}
.bar .icon-btn{width:50px;height:50px;flex:none}
@media (min-width:1060px){.bar{display:none}}
@media (max-width:1059px){body{padding-bottom:84px}}

/* hero */
.hero{position:relative;color:var(--bone);background:var(--ink);overflow:hidden;isolation:isolate;min-height:min(86svh,860px);display:flex;align-items:flex-end}
.hero.short{min-height:min(64svh,620px)}
.hero .bg{position:absolute;inset:0;z-index:-2}
.hero .bg img{width:100%;height:100%;object-fit:cover;animation:drift 26s ease-in-out infinite alternate}
@keyframes drift{from{transform:scale(1.03)}to{transform:scale(1.13) translate(-1.5%,-1%)}}
.hero::before{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(var(--ink-rgb),.55) 0%,rgba(var(--ink-rgb),.1) 28%,rgba(var(--ink-rgb),.25) 50%,rgba(var(--ink-rgb),.88) 100%)}
.hero .wrap{width:100%;padding-block:40px 44px;display:grid;gap:22px}
.hero .lead{color:var(--bone-2)}
.hero .vtag{position:absolute;right:max(16px,env(safe-area-inset-right,0px));top:16px;background:rgba(var(--ink-rgb),.7);color:var(--g1);font-size:11.5px;letter-spacing:.14em;text-transform:uppercase;padding:6px 10px;border-radius:6px;display:flex;gap:8px;align-items:center}
.hero .vtag i{width:7px;height:7px;border-radius:50%;background:var(--live);display:block}
@media (min-width:960px){.hero .wrap{padding-block:80px 72px}.hero .stack{max-width:780px}}

/* proof */
.proof{display:grid;grid-template-columns:1fr 1fr;gap:28px 20px}
.proof div{border-top:1px solid var(--line-d);padding-top:14px;display:flex;flex-direction:column;gap:8px}
.proof strong{font-family:var(--display);font-weight:900;font-size:clamp(40px,9vw,60px);line-height:.9;background:linear-gradient(180deg,var(--g1),var(--g2) 55%,var(--g3));-webkit-background-clip:text;background-clip:text;color:transparent;filter:drop-shadow(0 0 8px rgba(var(--g2-rgb),.3));font-variant-numeric:tabular-nums}
.proof span{font-size:15px;color:var(--bone-4);line-height:1.35;font-weight:500}
@media (min-width:860px){.proof{grid-template-columns:repeat(4,1fr)}}

/* round arrow buttons */
.arrow{width:46px;height:46px;border-radius:50%;border:1px solid var(--line-strong);background:var(--surface);display:grid;place-items:center;cursor:pointer}
.arrow svg{width:20px;height:20px}
.arrow:hover{border-color:var(--text)}
.dark .arrow{background:transparent;border-color:rgba(var(--bone-rgb),.25);color:var(--bone)}

/* slide carousel (carousel.js): infinite, moves by whole slides, arrows on the sides, mouse/touch drag */
.crs{--crs-gap:16px;--crs-per-view:1;position:relative;width:100%;padding:0 22px;container-type:inline-size}
.crs-viewport{overflow:hidden;padding:4px 0;cursor:grab;touch-action:pan-y;outline:none;border-radius:var(--r)}
.crs-viewport:focus-visible{box-shadow:0 0 0 3px var(--g2)}
.crs.is-dragging .crs-viewport{cursor:grabbing}
.crs-track{display:flex;gap:var(--crs-gap);transition:transform .35s cubic-bezier(.22,.61,.36,1);user-select:none;will-change:transform}
.crs-track > *{flex:0 0 calc((100% - var(--crs-gap) * (var(--crs-per-view) - 1)) / var(--crs-per-view));min-width:0}
.crs-track img{pointer-events:none;-webkit-user-drag:none}
/* Arrows sit mid-slide, or mid-photo when slides open with one: 4px viewport padding + a slide's width × half the photo's height/width. */
.crs .arrow.crs-arrow{position:absolute;z-index:2;top:50%;transform:translateY(-50%);background:var(--surface);border-color:var(--line-strong);color:var(--text);box-shadow:0 6px 18px rgba(var(--ink-rgb),.12)}
.crs .arrow.crs-arrow:hover{border-color:var(--text)}
.crs:has(.card){--crs-media:.375}
.crs:has(.vid){--crs-media:.28125}
.crs:is(:has(.card),:has(.vid)) .arrow.crs-arrow{top:calc(4px + (100cqw - var(--crs-gap) * (var(--crs-per-view) - 1)) / var(--crs-per-view) * var(--crs-media))}
.crs-arrow-prev{left:0}
.crs-arrow-next{right:0}
@media (min-width:700px){.crs{--crs-per-view:2}}
@media (min-width:1020px){.crs{--crs-per-view:3}}
@media (max-width:699px){.crs .crs-arrow{width:38px;height:38px}}
@media (prefers-reduced-motion:reduce){.crs-track{transition:none}}

/* listing cards */
.cards{display:grid;gap:22px;grid-template-columns:1fr}
@media (min-width:640px){.cards{grid-template-columns:1fr 1fr}}
@media (min-width:1020px){.cards{grid-template-columns:repeat(3,1fr)}}
.card{display:flex;flex-direction:column;text-decoration:none;color:inherit;min-width:0;cursor:pointer}
.card .ph{position:relative;aspect-ratio:4/3;border-radius:var(--r);overflow:hidden;background:var(--sand);max-width:100%}
.card .ph img{width:100%;height:100%;object-fit:cover;transition:transform .6s ease}
.card:hover .ph img{transform:scale(1.04)}
.badges{position:absolute;left:10px;top:10px;right:10px;display:flex;flex-wrap:wrap;gap:6px}
.badge{font-size:11.5px;font-weight:600;letter-spacing:.06em;text-transform:uppercase;padding:5px 9px;border-radius:999px;background:rgba(var(--paper-rgb),.95);color:var(--text);white-space:nowrap}
.badge.of{background:var(--ink);color:var(--g1)}
.badge.mls{background:rgba(var(--ink-rgb),.7);color:var(--bone)}
.card .body{padding-top:14px;display:flex;flex-direction:column;gap:3px}
.price{font-family:var(--display);font-size:28px;font-weight:800;line-height:1;font-variant-numeric:tabular-nums;letter-spacing:-.005em}
.card .name{font-weight:600;font-size:17.5px;margin-top:4px}
.card .loc{color:var(--mute-d);font-size:15px}
.specs{display:flex;gap:14px;flex-wrap:wrap;font-size:14.5px;margin-top:6px;font-weight:500}
.specs span{display:inline-flex;align-items:center;gap:6px}
.specs svg{width:17px;height:17px;color:var(--g3)}
.of-tag{margin-top:10px;border:1.5px solid var(--red);border-radius:8px;padding:7px 11px;display:flex;flex-wrap:wrap;gap:2px 10px;align-items:baseline}
.of-tag b{color:var(--red);font-weight:700;font-size:12.5px;letter-spacing:.1em;text-transform:uppercase}
.of-tag span{font-size:14.5px;font-weight:500;color:var(--ink)}
.by{font-size:13px;color:var(--mute-d);margin-top:6px}
.card.sold{cursor:default}
.card.sold .ph img{filter:grayscale(.5) brightness(.9)}
.stamp{position:absolute;right:12px;bottom:12px;font-family:var(--display);font-weight:900;letter-spacing:.14em;font-size:15px;color:var(--bone);background:var(--ink);border:1px solid var(--g2);padding:5px 12px;border-radius:4px}

/* owner financing visual */
.duo{display:grid;gap:36px}
@media (min-width:900px){.duo{grid-template-columns:1fr 1fr;gap:72px;align-items:center}.duo.flip > :first-child{order:2}}
.deal{background:var(--surface);color:var(--text);border:1px solid var(--line);border-radius:16px;padding:22px;display:flex;flex-direction:column;gap:16px;box-shadow:0 30px 60px -30px rgba(var(--ink-rgb),.25)}
.deal .top{display:flex;justify-content:space-between;align-items:baseline;gap:10px;flex-wrap:wrap}
.deal .top b{font-family:var(--display);font-size:32px;font-weight:800;line-height:1}
.deal .top span{color:var(--mute-d);font-size:13px;letter-spacing:.2em;text-transform:uppercase}
.split{display:flex;height:62px;border-radius:8px;overflow:hidden}
.split .a{background:var(--ink);color:var(--bone);width:32%;padding:9px 11px;font-size:13px;line-height:1.25}
.split .b{background:linear-gradient(180deg,var(--g2),var(--g3));color:var(--ink);flex:1;padding:9px 11px;font-size:13px;line-height:1.25}
.split b{display:block;font-size:17px;font-weight:800}
.deal ul{list-style:none;margin:0;padding:0;display:flex;flex-direction:column;gap:9px}
.deal li{display:flex;gap:10px;align-items:flex-start;font-size:15.5px}
.deal li svg{width:18px;height:18px;color:var(--g3);flex:none;margin-top:3px}
.fine{font-size:13px;color:var(--mute-d)}
.dark .fine{color:var(--mute)}
.photo{border-radius:16px;overflow:hidden;aspect-ratio:4/3.3;max-width:100%;background:var(--sand)}
.photo img{width:100%;height:100%;object-fit:cover}
.photo.tall{aspect-ratio:4/4.6}
.points{display:grid;border-top:1px solid var(--line)}
.points > div{display:grid;grid-template-columns:30px 1fr;gap:4px 14px;padding-block:16px;border-bottom:1px solid var(--line)}
.dark .points,.dark .points > div{border-color:var(--line-d)}
.points svg{width:24px;height:24px;color:var(--g3);margin-top:2px}
.points b{font-weight:600;font-size:18px;display:block}
.points p{grid-column:2;color:var(--mute-d);font-size:15.5px}
.dark .points p{color:var(--bone-5)}

/* Brandon */
.meet{display:grid;gap:34px}
.meet .portrait{border-radius:16px;overflow:hidden;aspect-ratio:4/4.6;max-width:480px;width:100%;box-shadow:0 30px 70px rgba(var(--shade-rgb),.5)}
.meet .portrait img{width:100%;height:100%;object-fit:cover;object-position:center 30%}
.quote{font-family:var(--quote);font-weight:400;font-size:clamp(28px,5.6vw,44px);line-height:1.14;text-wrap:balance;position:relative;padding-top:.35em}
.quote::before{content:"\201C";position:absolute;left:-.04em;top:-.38em;font-size:2.4em;line-height:1;background:linear-gradient(180deg,var(--g1),var(--g2) 55%,var(--g3));-webkit-background-clip:text;background-clip:text;color:transparent;opacity:.9}
.quote i{display:block;font-style:italic;background:linear-gradient(180deg,var(--g1),var(--g2) 55%,var(--g3));-webkit-background-clip:text;background-clip:text;color:transparent}
.sig{display:flex;align-items:center;gap:14px;font-size:13px;letter-spacing:.32em;text-transform:uppercase;color:var(--mute)}
.sig::before{content:"";width:60px;height:1px;background:var(--g2)}
@media (min-width:900px){.meet{grid-template-columns:.9fr 1.1fr;gap:80px;align-items:center}}

/* reviews */
.review{background:var(--surface);border:1px solid var(--line);border-radius:16px;overflow:hidden;display:flex;flex-direction:column;min-width:0}
.review .cp{aspect-ratio:16/10;background:var(--panel)}
.review .cp img{width:100%;height:100%;object-fit:cover;display:block}
.review .rb{padding:20px;display:flex;flex-direction:column;gap:14px;flex:1}
.review blockquote{margin:0;font-family:var(--quote);font-size:20px;line-height:1.35}
.review .who{font-size:14.5px;color:var(--mute-d);margin-top:auto}
.review .who b{color:var(--text);font-weight:600;display:block;font-size:16px}

/* video cards */
.vids{display:grid;gap:20px}
@media (min-width:760px){.vids{grid-template-columns:repeat(3,1fr)}}
.vid{text-decoration:none;display:flex;flex-direction:column;gap:10px;min-width:0}
.vid .ph{position:relative;aspect-ratio:16/9;border-radius:var(--r);overflow:hidden;max-width:100%;background:var(--ph-d)}
.vid .ph img{width:100%;height:100%;object-fit:cover}
.play{position:absolute;inset:0;display:grid;place-items:center;background:linear-gradient(transparent 40%,rgba(var(--shade-rgb),.4))}
.play i{width:58px;height:58px;border-radius:50%;background:rgba(var(--ink-rgb),.82);border:1.5px solid var(--g2);display:grid;place-items:center}
.play svg{width:20px;height:20px;color:var(--g1);margin-left:3px}
.vid .kind{font-size:12px;letter-spacing:.24em;text-transform:uppercase;color:var(--gold-text);font-weight:500}
.dark .vid .kind{color:var(--g2)}
.vid b{font-weight:600;font-size:17.5px;line-height:1.3}

/* communities */
.comms{display:grid;grid-template-columns:repeat(2,1fr);gap:12px}
@media (min-width:760px){.comms{grid-template-columns:repeat(5,1fr)}}
.comm{position:relative;border-radius:var(--r);overflow:hidden;aspect-ratio:3/4;text-decoration:none;color:var(--bone);cursor:pointer;max-width:100%;background:var(--ph-d)}
.comm img{width:100%;height:100%;object-fit:cover;transition:transform .6s}
.comm:hover img{transform:scale(1.05)}
.comm::after{content:"";position:absolute;inset:0;background:linear-gradient(transparent 35%,rgba(var(--ink-rgb),.85))}
.comm div{position:absolute;left:14px;right:14px;bottom:12px;z-index:1}
.comm h3{font-size:24px}
.comm span{font-size:13.5px;color:var(--bone-2)}

/* forms */
.formcard{background:var(--surface);color:var(--text);border:1px solid var(--line);border-radius:16px;padding:22px;display:flex;flex-direction:column;gap:14px}
@media (min-width:760px){.formcard{padding:32px}}
.fgrid{display:grid;gap:14px}
@media (min-width:640px){.fgrid{grid-template-columns:1fr 1fr}.fgrid .wide{grid-column:1/-1}}
label.f{display:flex;flex-direction:column;gap:6px;font-size:14px;font-weight:600;min-width:0}
label.f input,label.f select,label.f textarea{border:1px solid var(--line-strong);border-radius:8px;padding:13px 14px;font-size:16px;background:var(--surface);font-weight:400;width:100%;min-width:0}
label.f textarea{min-height:100px;resize:vertical}
label.f input:focus,label.f select:focus,label.f textarea:focus{outline:2px solid var(--g2);outline-offset:0;border-color:var(--g2)}
.sent{display:flex;gap:14px;align-items:flex-start;padding:6px 0}
.sent svg{width:28px;height:28px;color:var(--wa);flex:none}

/* page head */
.ph-head{padding-block:44px 30px;border-bottom:1px solid var(--line)}
@media (min-width:960px){.ph-head{padding-block:68px 40px}}
.crumb{font-size:14px;color:var(--mute-d);text-decoration:none;display:inline-flex;gap:6px;align-items:center;cursor:pointer}
.crumb svg{width:18px;height:18px}
.crumb:hover{color:var(--text)}

/* filters */
.toolbar{display:flex;flex-direction:column;gap:14px;padding-block:22px}
.frow{display:flex;gap:10px;flex-wrap:wrap;align-items:center}
.sel{border:1px solid var(--line-strong);border-radius:999px;padding:9px 34px 9px 14px;background:var(--surface) var(--sel-arrow) no-repeat right 13px center;-webkit-appearance:none;appearance:none;font-size:15px;font-weight:500;cursor:pointer;max-width:100%}
.chip{border:1px solid var(--line-strong);background:var(--surface);border-radius:999px;padding:9px 16px;font-size:15px;font-weight:500;cursor:pointer;white-space:nowrap;display:inline-flex;gap:8px;align-items:center}
.chip.on{background:var(--solid);color:var(--solid-ink);border-color:var(--solid)}
.chip.of{border-color:var(--red);color:var(--red)}
.chip.of.on{background:var(--red);color:var(--on-color)}
.count{color:var(--mute-d);font-size:15px}
.empty{padding:40px 0;display:flex;flex-direction:column;gap:14px;align-items:flex-start}
.searchbox{display:flex;align-items:center;gap:10px;border:1px solid var(--line-strong);background:var(--surface);border-radius:999px;padding:0 8px 0 18px;min-height:56px}
.searchbox svg{width:20px;height:20px;color:var(--mute-d);flex:none}
.searchbox input{border:0;outline:0;flex:1;min-width:0;font-size:16px;background:transparent;padding:12px 0}
.preview-banner{background:var(--ink);color:var(--bone);border-radius:12px;padding:14px 18px;display:flex;gap:12px;align-items:flex-start;font-size:15px}
.preview-banner b{color:var(--g1)}
.preview-banner svg{width:22px;height:22px;color:var(--g2);flex:none;margin-top:1px}
.group-h{display:flex;align-items:baseline;gap:12px;flex-wrap:wrap;margin:34px 0 16px}
.group-h h3{font-size:22px}
.seg{display:inline-flex;border:1px solid var(--line-strong);border-radius:999px;padding:3px;background:var(--surface)}
.seg button{border:0;background:transparent;border-radius:999px;padding:7px 14px;font-weight:500;font-size:14.5px;cursor:pointer}
.seg button.on{background:var(--solid);color:var(--solid-ink)}
.mapview{border-radius:16px;overflow:hidden;border:1px solid var(--line);background:var(--map)}
.mapview svg{display:block;width:100%;height:auto}

/* listing detail */
.gal{position:relative;background:var(--ink);overflow:hidden;touch-action:pan-y}
.gal-track{display:flex;transition:transform .45s cubic-bezier(.22,.61,.36,1);will-change:transform}
.gal-track.nt{transition:none}
.gal-track img{flex:0 0 100%;width:100%;aspect-ratio:4/3;object-fit:cover;user-select:none;-webkit-user-drag:none}
@media (min-width:760px){.gal-track img{aspect-ratio:16/8.4;max-height:78vh}}
.gal-count{position:absolute;right:max(16px,env(safe-area-inset-right,0px));bottom:16px;background:rgba(var(--ink-rgb),.8);color:var(--bone);font-size:13px;padding:5px 11px;border-radius:999px;font-variant-numeric:tabular-nums}
.gal-nav{position:absolute;top:50%;transform:translateY(-50%);left:max(12px,env(safe-area-inset-left,0px));right:max(12px,env(safe-area-inset-right,0px));display:flex;justify-content:space-between;pointer-events:none}
.gal-nav button{pointer-events:auto;width:44px;height:44px;border-radius:50%;border:none;background:rgba(var(--paper-rgb),.92);cursor:pointer;display:grid;place-items:center;box-shadow:0 2px 12px rgba(var(--shade-rgb),.25)}
.gal-nav svg{width:20px;height:20px}
.gal-orig{position:absolute;left:max(16px,env(safe-area-inset-left,0px));bottom:16px;display:inline-flex;align-items:center;gap:7px;background:rgba(var(--ink-rgb),.8);color:var(--bone);font-size:13px;padding:7px 13px;border-radius:999px;text-decoration:none}
.gal-orig[hidden]{display:none}
.gal-orig svg{width:16px;height:16px}
.thumbs{display:none}
@media (min-width:760px){.thumbs{display:flex;gap:8px;overflow-x:auto;padding:10px 0 2px;scrollbar-width:thin}.thumbs button{flex:0 0 96px;height:64px;border-radius:6px;overflow:hidden;border:2px solid transparent;padding:0;cursor:pointer;opacity:.7;background:none}.thumbs button.on{border-color:var(--g2);opacity:1}.thumbs img{width:100%;height:100%;object-fit:cover}}
.ld{display:grid;gap:40px;padding-block:0 60px}
@media (min-width:1000px){.ld{grid-template-columns:1fr 370px;gap:64px;align-items:start;padding-top:36px}.ld aside{position:sticky;top:100px}}
.ld-main{display:flex;flex-direction:column;gap:38px;min-width:0}
.titlecard{background:var(--surface);border:1px solid var(--line);border-radius:16px;padding:20px;display:flex;flex-direction:column;gap:10px;margin-top:-28px;position:relative;z-index:2;box-shadow:0 20px 40px -24px rgba(var(--ink-rgb),.35)}
@media (min-width:1000px){.titlecard{margin-top:0;padding:28px}}
.titlecard .price{font-size:40px}
.titlecard h1{font-size:clamp(32px,7vw,52px)}
.titlecard .loc{color:var(--mute-d);font-size:16px}
.facts{display:grid;grid-template-columns:repeat(2,1fr);border-top:1px solid var(--line)}
@media (min-width:640px){.facts{grid-template-columns:repeat(4,1fr)}}
.facts div{padding:14px 0;border-bottom:1px solid var(--line);display:grid;grid-template-columns:30px 1fr;gap:0 10px;align-items:center}
.facts svg{width:24px;height:24px;color:var(--g3);grid-row:span 2}
.facts dt{font-size:12px;color:var(--mute-d);text-transform:uppercase;letter-spacing:.14em}
.facts dd{margin:0;font-family:var(--display);font-size:22px;font-weight:800;font-variant-numeric:tabular-nums;line-height:1.1}
.facts dd .tx{font-family:var(--body);font-size:16px;font-weight:600;line-height:1.25;display:block}
.facts dd small{font-family:var(--body);font-size:13px;color:var(--mute-d);font-weight:400}
.ofbox{background:var(--ink);color:var(--bone);border-radius:16px;padding:22px;display:flex;flex-direction:column;gap:14px;position:relative;overflow:hidden}
.ofbox::before{content:"";position:absolute;left:0;top:22px;bottom:22px;width:3px;background:linear-gradient(180deg,var(--g1),var(--g2),var(--g3));box-shadow:0 0 10px rgba(var(--g2-rgb),.5)}
.ofbox .terms{display:grid;grid-template-columns:repeat(3,1fr);gap:10px}
.ofbox .terms div{border-top:1px solid var(--line-d);padding-top:10px}
.ofbox .terms b{font-family:var(--display);font-weight:900;font-size:30px;display:block;line-height:1;background:linear-gradient(180deg,var(--g1),var(--g2) 55%,var(--g3));-webkit-background-clip:text;background-clip:text;color:transparent}
.ofbox .terms span{font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:var(--mute)}
.why{display:grid;grid-template-columns:64px 1fr;gap:16px;align-items:start}
.why img{width:64px;height:64px;border-radius:50%;object-fit:cover;object-position:center 15%}
.why blockquote{margin:0;font-family:var(--quote);font-size:22px;line-height:1.35}
.why cite{display:block;margin-top:10px;font-style:normal;font-size:12.5px;letter-spacing:.24em;text-transform:uppercase;color:var(--mute-d)}
.feat{list-style:none;margin:0;padding:0;display:grid;gap:10px}
@media (min-width:640px){.feat{grid-template-columns:1fr 1fr;column-gap:28px}}
.feat li{display:flex;gap:10px;font-size:16px}
.feat svg{width:18px;height:18px;color:var(--g3);flex:none;margin-top:4px}
.dl{display:grid;grid-template-columns:1fr;border-top:1px solid var(--line)}
@media (min-width:640px){.dl{grid-template-columns:1fr 1fr;column-gap:32px}}
.dl div{display:flex;justify-content:space-between;gap:14px;padding:12px 0;border-bottom:1px solid var(--line);font-size:15.5px}
.dl dt{color:var(--mute-d)}
.dl dd{margin:0;font-weight:600;text-align:right}
.mapcard{border-radius:16px;overflow:hidden;border:1px solid var(--line);background:var(--surface)}
.mapcard iframe{display:block;width:100%;aspect-ratio:5/2;min-height:220px;border:0}
.mapcard p{padding:12px 16px;font-size:15px;color:var(--mute-d)}
.agent{display:flex;gap:14px;align-items:center}
.agent img{width:56px;height:56px;border-radius:50%;object-fit:cover;object-position:center 15%}
.agent b{display:block}
.agent span{font-size:14px;color:var(--mute-d)}

/* steps, faq, awards, team */
.steps{display:grid;gap:14px}
@media (min-width:860px){.steps{grid-template-columns:repeat(4,1fr)}}
.step{background:var(--surface);border:1px solid var(--line);border-radius:16px;padding:22px;display:flex;flex-direction:column;gap:10px}
.step .top{display:flex;justify-content:space-between;align-items:flex-start}
.step .ico{width:58px;height:58px;border-radius:14px;background:var(--ink);display:grid;place-items:center}
.step .ico svg{width:28px;height:28px;color:var(--g2)}
.step .n{font-family:var(--display);font-weight:900;font-size:40px;line-height:1;color:var(--sand-2)}
.step b{font-weight:700;font-size:19px}
.step p{color:var(--mute-d);font-size:15.5px}
.faq{border-top:1px solid var(--line)}
.faq details{border-bottom:1px solid var(--line);padding-block:4px}
.faq summary{cursor:pointer;list-style:none;display:flex;justify-content:space-between;gap:16px;padding-block:16px;font-weight:600;font-size:18px}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";font-size:26px;line-height:.8;color:var(--g3);font-weight:400}
.faq details[open] summary::after{content:"\2212"}
.faq details p{padding-bottom:18px;color:var(--mute-d);max-width:65ch}
.awards{display:grid;gap:16px;grid-template-columns:1fr}
@media (min-width:700px){.awards{grid-template-columns:repeat(3,1fr)}}
.award{display:flex;flex-direction:column;gap:10px}
.award .ph{height:280px;border-radius:12px;overflow:hidden;background:var(--ink-2);border:1px solid var(--line-d);display:grid;place-items:center;padding:16px}
.award .ph img{max-width:100%;max-height:100%;object-fit:contain;box-shadow:0 14px 30px rgba(var(--shade-rgb),.5)}
.award b{font-weight:700;font-size:17px}
.award span{font-size:14.5px;color:var(--bone-5)}
.team{display:grid;grid-template-columns:repeat(2,1fr);gap:26px 18px}
@media (min-width:860px){.team{grid-template-columns:repeat(4,1fr)}}
.member{display:flex;flex-direction:column;gap:6px;align-items:center;text-align:center}
.member .ph{width:100%;max-width:220px;aspect-ratio:1;border-radius:50%;overflow:hidden;background:radial-gradient(circle at 50% 40%,var(--panel-2),var(--panel));border:1px solid rgba(var(--g2-rgb),.45);box-shadow:0 0 0 6px rgba(var(--g2-rgb),.06)}
.member .ph img{width:100%;height:100%;object-fit:cover;object-position:center top}
.member b{font-family:var(--display);font-weight:900;text-transform:uppercase;font-size:19px;margin-top:8px;line-height:1.1}
.member span{font-size:12px;letter-spacing:.22em;text-transform:uppercase;color:var(--mute)}
.giveband{position:relative;color:var(--bone);background:var(--ink);isolation:isolate;overflow:hidden}
.giveband .bg{position:absolute;inset:0;z-index:-2}
.giveband .bg img{width:100%;height:100%;object-fit:cover;filter:grayscale(.3)}
.giveband::before{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(var(--ink-rgb),.72),rgba(var(--ink-rgb),.92))}
.gives{display:grid;gap:18px}
@media (min-width:760px){.gives{grid-template-columns:repeat(2,1fr)}}
@media (min-width:1020px){.gives{grid-template-columns:repeat(4,1fr)}}
.ghost{aspect-ratio:16/9;border-radius:var(--r);border:1px dashed rgba(var(--g2-rgb),.5);display:grid;place-items:center;color:var(--g2);font-size:12px;letter-spacing:.2em;text-transform:uppercase;background:rgba(var(--ink-rgb),.5);text-align:center;padding:10px}
.big-contacts{display:grid;gap:12px}
@media (min-width:760px){.big-contacts{grid-template-columns:repeat(3,1fr)}}
.bc{border:1px solid var(--line);border-radius:16px;padding:22px;display:flex;flex-direction:column;gap:10px;text-decoration:none;background:var(--surface)}
.bc:hover{border-color:var(--text)}
.bc svg{width:28px;height:28px}
.bc .wa{color:var(--wa)}
.bc b{font-family:var(--display);font-size:26px;font-weight:900;text-transform:uppercase;line-height:1}
.bc span{font-size:16px;color:var(--mute-d);user-select:all;word-break:break-word}
.always{display:flex;gap:18px;align-items:center;flex-wrap:wrap}
.always strong{font-family:var(--display);font-weight:900;font-size:clamp(56px,14vw,96px);line-height:.85;background:linear-gradient(180deg,var(--g1),var(--g2) 55%,var(--g3));-webkit-background-clip:text;background-clip:text;color:transparent}

/* footer */
.ftr{background:var(--ink);color:var(--bone-1)}
.ftr .wrap{padding-block:52px 28px;display:grid;gap:36px}
@media (min-width:860px){.ftr .wrap{grid-template-columns:1.3fr 1fr 1fr}}
.ftr .brand .lg{height:42px}
.ftr .broker{display:flex;align-items:center;gap:12px;font-size:13px;letter-spacing:.18em;text-transform:uppercase;color:var(--mute)}
.ftr .broker img{height:34px;width:auto}
.ftr h4{margin:0 0 12px;font-size:12.5px;letter-spacing:.3em;text-transform:uppercase;color:var(--g2);font-weight:500}
.ftr ul{list-style:none;margin:0;padding:0;display:flex;flex-direction:column;gap:9px}
.ftr a{text-decoration:none;cursor:pointer}
.ftr a:hover{color:var(--g1)}
.ftr p{color:var(--bone-6);font-size:15.5px}
.ftr .contact-lines{display:flex;flex-direction:column;gap:7px;font-size:16px}
.ftr .social{display:flex;gap:10px}
.ftr .social a{width:42px;height:42px;border-radius:50%;border:1px solid var(--line-d);display:grid;place-items:center}
.ftr .social svg{width:19px;height:19px}
.ftr .legal{grid-column:1/-1;border-top:1px solid var(--line-d);padding-top:18px;display:flex;flex-direction:column;gap:10px;font-size:13.5px;color:var(--mute)}
.ftr .legal .row{display:flex;flex-wrap:wrap;gap:8px 22px}

.fade{animation:rise .5s cubic-bezier(.22,.61,.36,1) both}
@keyframes rise{from{opacity:.35;transform:translateY(12px);filter:blur(4px)}to{opacity:1;transform:none;filter:none}}
@media (prefers-reduced-motion:reduce){.fade,.hero .bg img{animation:none}html{scroll-behavior:auto}.hdr,.bar,.gal-track{transition:none}}

/* ---------- v3 overrides ---------- */
.band{padding-block:48px}
@media (min-width:960px){.band{padding-block:76px}}
.hero::before{background:linear-gradient(180deg,rgba(var(--ink-rgb),.62) 0%,rgba(var(--ink-rgb),.38) 30%,rgba(var(--ink-rgb),.5) 60%,rgba(var(--ink-rgb),.93) 100%)}
.hero.page{min-height:auto}
.hero.page .wrap{padding-block:72px 36px}
@media (min-width:960px){.hero.page .wrap{padding-block:120px 52px}}
.hero.page h1{font-size:clamp(36px,8vw,64px)}

/* buttons that were text links */
.textlink{display:inline-flex;align-items:center;gap:10px;min-height:46px;padding:0 20px;border:1.5px solid var(--solid);border-radius:999px;font-weight:600;font-size:15px;text-decoration:none;background:transparent;transition:background .2s,color .2s}
.textlink:hover{background:var(--solid);color:var(--solid-ink)}
.textlink svg{width:18px;height:18px;color:currentColor}
.textlink .yt{color:var(--live);width:22px;height:22px}
.textlink:hover .yt{color:var(--live)}

/* owner financing tag: ink+gold by default, red with the accent switch */
.of-tag{border:1.5px solid var(--ink);background:var(--ink)}
.of-tag b{color:var(--g1)}
.of-tag span{color:var(--bone)}
body.redcta .of-tag{background:transparent;border-color:var(--red)}
body.redcta .of-tag b{color:var(--red)}
body.redcta .of-tag span{color:var(--text)}
body.redcta .chip.of{border-color:var(--red);color:var(--red)}
.chip.of{border-color:var(--text);color:var(--text)}
.chip.of.on{background:var(--ink);color:var(--g1);border-color:var(--text)}
body.redcta .chip.of.on{background:var(--red);color:var(--on-color);border-color:var(--red)}

/* Brandon photos: matte grade */
.graded img{filter:saturate(.82) contrast(1.04)}
.graded{position:relative}
.graded::after{content:"";position:absolute;inset:0;pointer-events:none;opacity:.12;mix-blend-mode:overlay;background-image:url("data:image/svg+xml;utf8,<svg xmlns='http://www.w3.org/2000/svg' width='160' height='160'><filter id='n'><feTurbulence type='fractalNoise' baseFrequency='.9' numOctaves='2' stitchTiles='stitch'/><feColorMatrix type='saturate' values='0'/></filter><rect width='100%' height='100%' filter='url(%23n)'/></svg>")}
.photo.dark{background:var(--ink)}
.photo img.top,.portrait img.top{object-position:center top}

/* Meet Brandon spacing */
.meet .stack.lg{gap:22px}
.meet .quote{margin-top:22px}

/* communities: 6 */
.comms{grid-template-columns:repeat(2,1fr)}
@media (min-width:760px){.comms{grid-template-columns:repeat(3,1fr)}}
@media (min-width:1100px){.comms{grid-template-columns:repeat(6,1fr)}}

/* awards fixed */
.award .ph{height:300px}
.award .ph img{width:100%;height:100%;object-fit:contain;box-shadow:none}

/* calculator */
.calc{background:var(--ink);color:var(--bone);border-radius:18px;padding:24px;display:flex;flex-direction:column;gap:18px;position:relative;overflow:hidden;box-shadow:0 30px 70px -30px rgba(var(--ink-rgb),.6)}
.calc::before{content:"";position:absolute;left:0;top:26px;bottom:26px;width:3px;background:linear-gradient(180deg,var(--g1),var(--g2),var(--g3));box-shadow:0 0 12px rgba(var(--g2-rgb),.55)}
.calc .ttl{display:flex;justify-content:space-between;align-items:baseline;gap:10px}
.calc .ttl span{font-size:12px;letter-spacing:.3em;text-transform:uppercase;color:var(--mute)}
.calc .big{font-family:var(--display);font-weight:900;font-size:clamp(36px,8vw,48px);line-height:1;background:linear-gradient(180deg,var(--g1),var(--g2) 55%,var(--g3));-webkit-background-clip:text;background-clip:text;color:transparent;filter:drop-shadow(0 0 8px rgba(var(--g2-rgb),.3));font-variant-numeric:tabular-nums}
.calc .meter{height:16px;border-radius:4px;background:rgba(var(--mute-rgb),.3);overflow:hidden;display:flex}
.calc .meter i{display:block;height:100%;background:var(--bone);transition:width .7s cubic-bezier(.22,.61,.36,1)}
.calc .meter b{display:block;height:100%;flex:1;background:linear-gradient(90deg,var(--g3),var(--g2),var(--g1))}
.calc .legend{display:grid;grid-template-columns:1fr 1fr;gap:12px}
.calc .legend div{border-top:1px solid var(--line-d);padding-top:10px}
.calc .legend strong{display:block;font-family:var(--display);font-weight:800;font-size:22px;font-variant-numeric:tabular-nums}
.calc .legend span{font-size:12px;letter-spacing:.18em;text-transform:uppercase;color:var(--mute)}
.calc .legend .dot{display:inline-block;width:9px;height:9px;border-radius:2px;margin-right:6px;vertical-align:1px}
.calc .ctrl{display:grid;gap:14px}
.calc label{display:grid;grid-template-columns:1fr auto;gap:6px 12px;font-size:13px;letter-spacing:.14em;text-transform:uppercase;color:var(--bone-4)}
.calc label output{font-family:var(--display);font-weight:800;font-size:16px;letter-spacing:0;color:var(--bone);font-variant-numeric:tabular-nums}
.calc input[type=range]{grid-column:1/-1;-webkit-appearance:none;appearance:none;width:100%;height:4px;border-radius:4px;background:rgba(var(--bone-rgb),.18);outline:none}
.calc input[type=range]::-webkit-slider-thumb{-webkit-appearance:none;width:22px;height:22px;border-radius:50%;background:var(--g2);border:3px solid var(--ink);box-shadow:0 0 0 1.5px var(--g2);cursor:pointer}
.calc input[type=range]::-moz-range-thumb{width:18px;height:18px;border-radius:50%;background:var(--g2);border:3px solid var(--ink);cursor:pointer}
.calc input[type=range]:focus-visible{box-shadow:0 0 0 3px rgba(var(--g2-rgb),.4)}
.calc .monthly{display:flex;justify-content:space-between;align-items:baseline;border-top:1px solid var(--line-d);padding-top:14px;gap:10px;flex-wrap:wrap}
.calc .monthly span{font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:var(--mute)}
.calc .monthly strong{font-family:var(--display);font-weight:900;font-size:28px;color:var(--bone);font-variant-numeric:tabular-nums}
.calc .fine{color:var(--mute)}

/* chat mock */
.chat{background:var(--chat-bg);border:1px solid var(--line-d);border-radius:22px;padding:16px;max-width:420px;width:100%;box-shadow:0 30px 70px -30px rgba(var(--ink-rgb),.6)}
.chat .top{display:flex;align-items:center;gap:10px;padding-bottom:12px;border-bottom:1px solid var(--line-d);margin-bottom:12px;color:var(--bone)}
.chat .top img{width:38px;height:38px;border-radius:50%;object-fit:cover;object-position:center 12%}
.chat .top b{display:block;font-size:15px}
.chat .top span{font-size:12px;color:var(--wa)}
.chat .msgs{display:flex;flex-direction:column;gap:8px}
.chat .m{max-width:82%;padding:9px 12px;border-radius:14px;font-size:14.5px;line-height:1.4;opacity:0;transform:translateY(8px);transition:opacity .45s ease,transform .45s ease}
.chat.on .m{opacity:1;transform:none}
.chat .m.in{background:var(--chat-in);color:var(--bone);border-top-left-radius:4px}
.chat .m.out{background:var(--chat-out);color:var(--chat-out-text);align-self:flex-end;border-top-right-radius:4px}
.chat .m small{display:block;font-size:11px;opacity:.6;margin-top:3px;text-align:right}
.chat .m.typing{display:inline-flex;gap:4px;width:auto;padding:12px 14px}
.chat .m.typing i{width:6px;height:6px;border-radius:50%;background:var(--mute);animation:blink 1.2s infinite}
.chat .m.typing i:nth-child(2){animation-delay:.2s}.chat .m.typing i:nth-child(3){animation-delay:.4s}
@keyframes blink{0%,80%,100%{opacity:.3}40%{opacity:1}}

/* toolbar: filters left, sort right */
.toolbar{gap:12px}
.trow{display:flex;justify-content:space-between;align-items:center;gap:12px;flex-wrap:wrap}
.trow .frow{flex:1 1 auto}
.sortbox{display:flex;align-items:center;gap:8px;font-size:14px;color:var(--mute-d);margin-left:auto}

/* team cards */
.team{grid-template-columns:1fr;gap:16px}
@media (min-width:640px){.team{grid-template-columns:repeat(2,1fr)}}
@media (min-width:1060px){.team{grid-template-columns:repeat(4,1fr)}}
.member{background:var(--ink-2);border:1px solid var(--line-d);border-radius:16px;padding:22px;align-items:center;text-align:center;gap:8px}
.member .ph{max-width:170px;margin:0 auto 6px}
.member p{font-size:14.5px;color:var(--bone-5);line-height:1.45}
.member .cl{display:flex;flex-direction:column;gap:4px;margin-top:6px;font-size:14px;color:var(--bone)}
.member .cl a{text-decoration:none;display:inline-flex;gap:8px;justify-content:center;align-items:center}
.member .cl a:hover{color:var(--g1)}
.member .cl svg{width:16px;height:16px;color:var(--g2)}

/* giving back */
.gallery{display:grid;grid-template-columns:repeat(2,1fr);gap:8px}
@media (min-width:760px){.gallery{grid-template-columns:repeat(4,1fr)}}
.gallery img{width:100%;aspect-ratio:4/3;object-fit:cover;border-radius:8px}
.gallery img.w2{grid-column:span 2;aspect-ratio:8/3.05}

/* contact map */
.office{display:grid;gap:12px}
@media (min-width:640px){.office{grid-template-columns:1fr 1fr}}
.mapbox{border-radius:16px;overflow:hidden;border:1px solid var(--line);background:var(--sand);display:flex;flex-direction:column}
.mapbox iframe{display:block;width:100%;flex:1;min-height:280px;border:0}
.mapbox .row{padding:12px 14px;display:flex;justify-content:space-between;align-items:center;gap:10px;flex-wrap:wrap;background:var(--surface);font-size:14.5px}
.vlink{font-size:13px;letter-spacing:.14em;text-transform:uppercase;color:var(--gold-text);font-weight:600;display:inline-flex;gap:6px;align-items:center}
.vlink svg{width:16px;height:16px}
.award .ph{display:block;padding:14px}
.award .ph img{display:block;width:100%;height:100%;object-fit:contain}
.giveband .arrow{background:transparent;border-color:rgba(var(--bone-rgb),.3);color:var(--bone)}
.giveband .vid b{color:var(--bone)}


/* filter chips are labels around hidden radio/checkbox inputs */
label.chip{position:relative}
.chip input{position:absolute;opacity:0;pointer-events:none;width:1px;height:1px}
.chip:has(input:focus-visible){outline:2px solid var(--g2);outline-offset:3px}
.toolbar .searchbox + .btn{min-height:56px}

/* Legal pages: plain reading column, sentence-case headings */
.legaldoc{max-width:760px}
.legaldoc h1{font-size:clamp(36px,8vw,64px)}
.legaldoc .upd{font-size:14px;color:var(--mute-d)}
.legaldoc h2{font-family:var(--body);font-weight:600;text-transform:none;letter-spacing:0;line-height:1.25;font-size:22px;margin:22px 0 0;padding-top:22px;border-top:1px solid var(--line)}
.legaldoc p,.legaldoc li{color:var(--text-2);max-width:68ch;margin:0}
.legaldoc ul{margin:0;padding-left:20px;display:flex;flex-direction:column;gap:8px}
.legaldoc a{color:var(--gold-text);text-underline-offset:3px}
.legaldoc code{font-size:.9em;overflow-wrap:anywhere}
.legaldoc .tbl{display:grid;border:1px solid var(--line);border-radius:var(--r);overflow:hidden}
.legaldoc .tbl>div{display:grid;gap:4px 18px;padding:14px 16px;border-top:1px solid var(--line);font-size:15.5px}
.legaldoc .tbl>div:first-child{border-top:0}
.legaldoc .tbl b{font-weight:600}
@media (min-width:700px){.legaldoc .tbl>div{grid-template-columns:200px 1fr}}
.formcard .fine a{color:inherit;text-underline-offset:3px}

/* cookie banner, above the bottom bar */
.consent{position:fixed;z-index:80;left:max(12px,env(safe-area-inset-left,0px));right:max(12px,env(safe-area-inset-right,0px));bottom:calc(12px + env(safe-area-inset-bottom,0px));max-width:560px;margin-inline:auto;background:var(--ink);color:var(--bone);border:1px solid var(--line-d);border-radius:var(--r);padding:18px;display:flex;flex-direction:column;gap:14px;box-shadow:0 24px 60px -20px rgba(var(--shade-rgb),.5)}
.consent[hidden]{display:none}
.consent p{margin:0;font-size:15px;line-height:1.5;color:var(--bone-2)}
.consent a{color:var(--g1);text-underline-offset:3px}
.consent-actions{display:flex;gap:10px}
.consent-actions .btn{flex:1;min-height:46px}
.consent .btn.line:hover{background:var(--bone);color:var(--ink);border-color:var(--bone)}
.linkbtn{background:none;border:0;padding:0;font:inherit;color:inherit;cursor:pointer}
.linkbtn:hover{color:var(--g1)}
.linkbtn[hidden]{display:none}
.legaldoc .linkbtn{color:var(--gold-text);text-decoration:underline;text-underline-offset:3px}