:root{
  --ink:#181713;
  --paper:#ffffff;
  --paper2:#F7F5EF;
  --gold:#BC9124;
  --gold2:#E1BE45;
  --gold-wash:#F7EFD6;
  --line:#E7E2D6;
  --body:#34312B;
  --muted:#6E6A60;
  --dark:#161511;
  --sans:'Inter',system-ui,sans-serif;
  --disp:'Plus Jakarta Sans','Inter',sans-serif;
  --serif:'Fraunces',Georgia,serif;
  --wrap:1200px;
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{font-family:var(--sans);color:var(--body);background:#FBFAF6;line-height:1.6;-webkit-font-smoothing:antialiased;font-size:17px}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 24px}
h1,h2,h3{font-family:var(--disp);color:var(--ink);line-height:1.05;letter-spacing:-.02em;font-weight:700}
.eyebrow{font-family:var(--sans);font-weight:600;font-size:12.5px;letter-spacing:.18em;text-transform:uppercase;color:var(--gold);display:inline-flex;align-items:center;gap:10px}
.eyebrow::before{content:"";width:26px;height:2px;background:var(--gold);display:inline-block}
.mark{background:linear-gradient(transparent 60%, rgba(225,190,69,.55) 60%)}
.serif-i{font-family:var(--serif);font-style:italic;font-weight:400}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:9px;font-family:var(--sans);font-weight:600;font-size:15px;padding:14px 24px;border-radius:2px;border:1.5px solid transparent;cursor:pointer;transition:.18s;white-space:nowrap}
.btn-gold{background:var(--gold2);color:var(--ink);border-color:var(--gold2)}
.btn-gold:hover{background:var(--ink);color:#fff;border-color:var(--ink)}
.btn-dark{background:var(--ink);color:#fff;border-color:var(--ink)}
.btn-dark:hover{background:var(--gold);border-color:var(--gold)}
.btn-ghost{background:transparent;color:var(--ink);border-color:var(--ink)}
.btn-ghost:hover{background:var(--ink);color:#fff}
.btn-ghost-light{background:transparent;color:#fff;border-color:rgba(255,255,255,.5)}
.btn-ghost-light:hover{background:#fff;color:var(--ink);border-color:#fff}
.arrow::after{content:"→";font-weight:400}

/* top utility bar */
.topbar{background:var(--ink);color:#EDEAE2;font-size:14.5px}
.topbar .wrap{display:flex;align-items:center;justify-content:space-between;height:42px;gap:16px}
.topbar a{color:#EDEAE2;font-weight:500}
.topbar a:hover{color:var(--gold2)}
.topbar .tb-left{display:flex;gap:22px;align-items:center}
.topbar .tb-right{display:flex;gap:20px;align-items:center}
.topbar .sep{color:#4a473f}
.tb-portal{display:inline-flex;align-items:center;gap:6px;font-weight:600}
.tb-portal svg{width:14px;height:14px;stroke:var(--gold2)}

/* header */
header{position:sticky;top:0;z-index:50;background:rgba(255,255,255,.9);backdrop-filter:blur(10px);border-bottom:1px solid var(--line)}
.nav{display:flex;align-items:center;justify-content:space-between;height:76px;gap:24px}
.logo{font-family:var(--disp);font-weight:800;font-size:21px;letter-spacing:-.02em;color:var(--ink);display:flex;align-items:center;gap:10px}
.logo .dot{width:9px;height:9px;background:var(--gold);border-radius:50%;display:inline-block;margin-top:2px}
.logo small{display:block;font-family:var(--sans);font-weight:500;font-size:10.5px;letter-spacing:.16em;text-transform:uppercase;color:var(--muted);margin-top:1px}
.logo img{height:68px;width:auto;display:block}
.nav-links{display:flex;gap:30px;align-items:center;font-weight:500;font-size:15.5px}
.nav-links a{color:var(--ink);position:relative;padding:4px 0}
.nav-links a:hover{color:var(--gold)}
.nav-cta{display:flex;gap:12px;align-items:center}
.menu-btn{display:none;background:none;border:none;font-size:26px;cursor:pointer;color:var(--ink)}

/* hero */
.hero{padding:74px 0 20px;position:relative;overflow:hidden}
.hero-grid{display:grid;grid-template-columns:1.05fr .95fr;gap:56px;align-items:center}
.hero h1{font-size:clamp(40px,5.4vw,68px);font-weight:800;letter-spacing:-.03em}
.hero .lead{font-size:19.5px;color:var(--body);margin:22px 0 30px;max-width:520px}
.hero-cta{display:flex;gap:14px;flex-wrap:wrap;margin-bottom:26px}
.rating{display:flex;align-items:center;gap:12px;color:var(--muted);font-size:14.5px}
.stars{color:var(--gold);letter-spacing:2px;font-size:16px}
.rating b{color:var(--ink)}
.hero-media{position:relative}
.hero-photo-wrap{position:relative}
.hero-photo{aspect-ratio:3/2;border-radius:3px;position:relative;overflow:hidden;border:1px solid var(--line)}
.hero-photo img{width:100%;height:100%;object-fit:cover;display:block}
.badge-float{position:absolute;left:-22px;bottom:34px;background:#fff;border:1px solid var(--line);border-radius:3px;padding:16px 20px;box-shadow:0 18px 40px -18px rgba(24,23,19,.35);max-width:230px}
.badge-float .bf-top{display:flex;align-items:center;gap:8px;font-weight:700;color:var(--ink);font-family:var(--disp)}
.badge-float .bf-top .g{color:var(--gold)}
.badge-float p{font-size:13px;color:var(--muted);margin-top:4px}
.hero-verbs{margin-top:18px;text-align:center;font-family:var(--disp);font-weight:700;font-size:17.5px;color:var(--ink);line-height:1.35}
.hero-verbs .vg{display:block;white-space:nowrap}
.hero-verbs .vg+.vg{margin-top:7px}
.hero-verbs i{font-style:normal;color:var(--gold);font-weight:600;padding:0 5px}

/* trust strip */
.trust{border-top:1px solid var(--line);border-bottom:1px solid var(--line);margin-top:56px;background:var(--paper)}
.trust .wrap{display:grid;grid-template-columns:repeat(4,1fr)}
.trust .item{padding:30px 20px;text-align:center;border-right:1px solid var(--line)}
.trust .item:last-child{border-right:none}
.trust .num{font-family:var(--disp);font-weight:800;font-size:36px;color:var(--ink);line-height:1}
.trust .num span{color:var(--gold)}
.trust .lbl{font-size:13.5px;color:var(--muted);margin-top:8px;letter-spacing:.04em}

/* section base */
section{scroll-margin-top:120px}
.pad{padding:88px 0}
.sec-head{max-width:640px;margin-bottom:44px}
.sec-head h2{font-size:clamp(30px,3.6vw,44px);margin:16px 0 14px}
.sec-head p{font-size:18px;color:var(--muted)}
.alt{background:var(--paper2)}
.dark{background:var(--dark);color:#E7E3D8}
.dark h2,.dark h3{color:#fff}
.dark .sec-head p{color:#B8B2A2}
.dark .eyebrow{color:var(--gold2)}

/* two paths */
.paths{display:grid;grid-template-columns:1fr 1fr;gap:26px}
.path-card{border:1px solid var(--line);border-radius:3px;padding:40px;background:#fff;display:flex;flex-direction:column;transition:.2s}
.path-card:hover{border-color:var(--gold);box-shadow:0 24px 50px -30px rgba(24,23,19,.4)}
.path-card .pc-tag{font-size:12.5px;letter-spacing:.16em;text-transform:uppercase;font-weight:600;color:var(--gold)}
.path-card h3{font-size:27px;margin:12px 0 12px}
.path-card p{color:var(--muted);margin-bottom:22px;flex:1}
.path-card ul{list-style:none;margin:0 0 26px}
.path-card li{padding:7px 0 7px 26px;position:relative;font-size:15.5px;color:var(--body)}
.path-card li::before{content:"";position:absolute;left:0;top:14px;width:12px;height:12px;border:2px solid var(--gold);border-top:none;border-right:none;transform:rotate(-45deg)}

/* listings */
.listing-top{display:flex;align-items:flex-end;justify-content:space-between;gap:24px;flex-wrap:wrap;margin-bottom:40px}
.grid3{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.af-wrap{margin-top:6px}
.af-listings{width:100%;height:1050px;border:1px solid var(--line);border-radius:3px;background:#fff}
.card{border:1px solid var(--line);border-radius:3px;overflow:hidden;background:#fff;transition:.2s}
.card:hover{box-shadow:0 24px 50px -30px rgba(24,23,19,.4);transform:translateY(-3px)}
.card .thumb{aspect-ratio:16/11;background:linear-gradient(160deg,#ECE6D8,#DED3BB);position:relative}
.card .thumb .area{position:absolute;top:14px;left:14px;background:var(--ink);color:#fff;font-size:11px;font-weight:600;letter-spacing:.1em;text-transform:uppercase;padding:6px 11px;border-radius:2px}
.card .thumb .status{position:absolute;top:14px;right:14px;background:#fff;color:var(--gold);font-size:11px;font-weight:700;letter-spacing:.08em;text-transform:uppercase;padding:6px 11px;border-radius:2px}
.card .thumb img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;display:block}
.card .thumb .soon{position:absolute;inset:0;display:grid;place-items:center;color:#9c8a63;font-size:11.5px;font-weight:600;letter-spacing:.12em;text-transform:uppercase}
.listings-note{margin:0;font-size:14.5px;color:var(--muted)}
.listings-more{margin-top:38px;display:flex;flex-direction:column;align-items:center;gap:18px;text-align:center}
.listings-more .btn{padding:16px 34px;font-size:16px}
.card .cbody{padding:20px 22px 24px}
.card .price{font-family:var(--disp);font-weight:800;font-size:25px;color:var(--ink)}
.card .price span{font-size:14px;font-weight:500;color:var(--muted)}
.card .addr{font-size:15px;color:var(--body);margin:4px 0 14px}
.card .meta{display:flex;gap:16px;font-size:13.5px;color:var(--muted);border-top:1px solid var(--line);padding-top:14px}
.card .meta b{color:var(--ink);font-weight:600}

/* residents + payments */
.res-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:18px;margin-top:10px}
.res-tile{background:#fff;border:1px solid var(--line);border-radius:3px;padding:26px 22px;display:flex;flex-direction:column;gap:10px;transition:.2s}
.res-tile:hover{border-color:var(--gold);transform:translateY(-3px)}
.res-tile .ic{width:38px;height:38px;stroke:var(--gold);fill:none;stroke-width:1.7}
.res-tile h4{font-family:var(--disp);font-weight:700;font-size:18px;color:var(--ink)}
.res-tile p{font-size:14px;color:var(--muted);flex:1}
.res-tile .go{font-weight:600;font-size:14px;color:var(--gold)}

/* free analysis */
.analysis{background:var(--dark);color:#EDEAE0;position:relative;overflow:hidden}
.an-grid{display:grid;grid-template-columns:1.05fr .95fr;gap:60px;align-items:center}
.analysis h2{font-size:clamp(30px,3.6vw,46px);margin:16px 0 16px}
.analysis .lead{color:#C4BEAE;font-size:18px;max-width:460px;margin-bottom:26px}
.an-points{list-style:none;display:flex;flex-direction:column;gap:12px}
.an-points li{padding-left:28px;position:relative;color:#DBD5C6}
.an-points li::before{content:"✓";position:absolute;left:0;color:var(--gold2);font-weight:700}
.an-form{background:#fff;border-radius:4px;padding:34px;color:var(--body)}
.an-form h3{font-size:22px;margin-bottom:6px}
.an-form .sub{font-size:14px;color:var(--muted);margin-bottom:22px}
.field{margin-bottom:14px}
.field label{display:block;font-size:12.5px;font-weight:600;letter-spacing:.04em;color:var(--muted);margin-bottom:6px;text-transform:uppercase}
.field input{width:100%;padding:13px 15px;border:1px solid var(--line);border-radius:2px;font-family:var(--sans);font-size:15px;background:var(--paper2)}
.field input:focus{outline:none;border-color:var(--gold);background:#fff}
.an-form .btn{width:100%;margin-top:6px}
.an-form .fine{font-size:12px;color:var(--muted);margin-top:12px;text-align:center}

/* promise */
.promise-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--line);border:1px solid var(--line);border-radius:3px;overflow:hidden}
.promise-item{background:#fff;padding:32px 30px}
.promise-item .n{font-family:var(--serif);font-style:italic;font-size:22px;color:var(--gold);margin-bottom:12px}
.promise-item h4{font-family:var(--disp);font-weight:700;font-size:19px;color:var(--ink);margin-bottom:8px}
.promise-item p{font-size:14.5px;color:var(--muted)}

/* meet nathan */
.owner-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:56px;align-items:center}
.owner-photo{position:relative;max-width:300px}
.owner-photo img{width:100%;aspect-ratio:1/1;object-fit:cover;border-radius:3px;display:block;border:1px solid var(--line)}
.own-tag{position:absolute;left:0;bottom:0;background:var(--gold2);color:var(--ink);font-family:var(--disp);font-weight:700;font-size:12px;letter-spacing:.06em;text-transform:uppercase;padding:8px 14px}
.owner-quote{font-family:var(--serif);font-style:italic;font-weight:400;font-size:clamp(22px,2.6vw,30px);line-height:1.4;color:var(--ink)}
.owner-body{color:var(--body);font-size:16.5px;margin:22px 0}
.sign{font-family:var(--serif);font-style:italic;font-size:30px;color:var(--gold);margin-top:6px}
.sign-sub{font-size:13.5px;color:var(--muted);letter-spacing:.04em}

/* reviews */
.rev-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.review{background:#fff;border:1px solid var(--line);border-radius:3px;padding:28px}
.review .stars{margin-bottom:14px}
.review p{font-size:15.5px;color:var(--body);margin-bottom:20px}
.review .who{display:flex;align-items:center;gap:12px}
.review .av{width:40px;height:40px;border-radius:50%;background:var(--gold-wash);color:var(--gold);display:flex;align-items:center;justify-content:center;font-weight:700;font-family:var(--disp)}
.review .who b{display:block;font-size:14.5px;color:var(--ink)}
.review .who span{font-size:12.5px;color:var(--muted)}

/* service area */
.area-grid{display:grid;grid-template-columns:1fr 1fr;gap:56px;align-items:center}
.chips{display:flex;flex-wrap:wrap;gap:10px;margin-top:8px}
.chip{border:1px solid var(--line);background:#fff;border-radius:2px;padding:10px 16px;font-size:14.5px;font-weight:500;color:var(--body)}
.chip.lead-chip{background:var(--ink);color:#fff;border-color:var(--ink)}

/* final cta */
.final{background:var(--gold-wash);text-align:center}
.final h2{font-size:clamp(30px,3.8vw,46px);margin-bottom:16px}
.final p{font-size:18px;color:var(--body);max-width:560px;margin:0 auto 28px}
.final .fcta{display:flex;gap:14px;justify-content:center;flex-wrap:wrap}

/* footer */
footer{background:var(--dark);color:#B8B2A2;padding:66px 0 30px;font-size:14.5px}
.foot-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:40px;padding-bottom:44px;border-bottom:1px solid #2c2a24}
.foot-brand .logo{color:#fff;margin-bottom:16px}
.foot-logo{height:68px;width:auto;display:block;margin-bottom:18px}
.foot-brand .logo small{color:#8a8578}
.foot-brand p{max-width:280px;margin-bottom:20px}
.foot-portals{display:flex;gap:12px;flex-wrap:wrap}
.foot-col h5{color:#fff;font-family:var(--disp);font-weight:700;font-size:15px;margin-bottom:16px;letter-spacing:.02em}
.foot-col a{display:block;color:#B8B2A2;padding:6px 0}
.foot-col a:hover{color:var(--gold2)}
.foot-bottom{display:flex;align-items:center;justify-content:space-between;gap:20px;flex-wrap:wrap;padding-top:26px;font-size:14px;color:#9a9486}
.foot-legal{display:flex;gap:22px;flex-wrap:wrap}
.foot-legal a:hover{color:var(--gold2)}
.foot-credit{flex-basis:100%;text-align:center;margin-top:10px;font-weight:600;background:linear-gradient(90deg,#38bdf8,#818cf8,#c084fc,#f472b6);-webkit-background-clip:text;background-clip:text;color:transparent;transition:filter .3s}
.foot-credit:hover{filter:brightness(1.3)}
@media(max-width:640px){.foot-legal{gap:8px 16px;max-width:340px}}
.eho{display:flex;align-items:center;gap:10px;color:#9a9486;font-size:13.5px;max-width:300px}
.eho svg{width:30px;height:30px;stroke:#8a8578;fill:none;stroke-width:1.6;flex-shrink:0}

@media(max-width:960px){
  .hero-grid,.an-grid,.owner-grid,.area-grid{grid-template-columns:1fr;gap:40px}
  .hero-media{order:-1;max-width:440px}
  .hero-verbs{font-size:15.5px}
  .trust .wrap{grid-template-columns:1fr 1fr}
  .trust .item:nth-child(2){border-right:none}
  .paths,.grid3,.promise-grid,.rev-grid{grid-template-columns:1fr}
  .res-grid{grid-template-columns:1fr 1fr}
  .foot-grid{grid-template-columns:1fr 1fr;gap:32px}
  .nav-links{display:none}
  .menu-btn{display:block}
  .nav-cta .btn:not(.primary-cta){display:none}
}
@media(max-width:560px){
  .topbar .tb-left .hide-sm{display:none}
  .res-grid,.trust .wrap,.foot-grid{grid-template-columns:1fr}
  .trust .item{border-right:none;border-bottom:1px solid var(--line)}
  .pad{padding:60px 0}
  /* mobile: footer link columns as an even 2-col grid with a branded centered header */
  .foot-col{display:grid;grid-template-columns:1fr 1fr;column-gap:22px;row-gap:0;align-items:start}
  .foot-col h5{grid-column:1/-1;text-align:center;position:relative;padding-bottom:14px;margin-bottom:8px}
  .foot-col h5::after{content:"";position:absolute;left:50%;bottom:0;transform:translateX(-50%);width:28px;height:2px;background:var(--gold2)}
  .foot-col a{line-height:1.3}
}

/* ===== Homepage revision (Jul 9) ===== */
/* analysis dark-section contrast fix */
.analysis h2{color:#fff}
.analysis .eyebrow{color:var(--gold2)}
.analysis .an-points li{color:#DBD5C6}
/* path cards upgrade */
.path-card{position:relative;overflow:hidden;transition:transform .25s ease, box-shadow .25s ease, border-color .25s ease}
.path-card:hover{transform:translateY(-4px)}
.pc-icon{width:54px;height:54px;border-radius:13px;display:grid;place-items:center;margin-bottom:20px;background:var(--gold-wash)}
.pc-icon svg{width:26px;height:26px;stroke:var(--gold);fill:none;stroke-width:1.7;stroke-linecap:round;stroke-linejoin:round}
.path-card.owners-card{background:var(--ink);border-color:var(--ink);color:#fff}
.path-card.owners-card h3{color:#fff}
.path-card.owners-card p{color:rgba(255,255,255,.6)}
.path-card.owners-card li{color:rgba(255,255,255,.85)}
.path-card.owners-card li::before{border-color:var(--gold2)}
.path-card.owners-card .pc-tag{color:var(--gold2)}
.path-card.owners-card .pc-icon{background:rgba(225,190,69,.15)}
.path-card.owners-card .pc-icon svg{stroke:var(--gold2)}
.path-card.owners-card:hover{border-color:var(--gold2);box-shadow:0 30px 60px -26px rgba(0,0,0,.6)}
/* where we work: map + animated chips */
.area-map{border-radius:14px;overflow:hidden;border:1px solid var(--line);min-height:360px;box-shadow:0 20px 44px -30px rgba(24,23,19,.4)}
.area-map iframe{width:100%;height:100%;min-height:360px;border:0;display:block}
.chips{gap:12px;margin-top:24px}
.chip{padding:11px 18px;border-radius:100px;cursor:default;transition:transform .2s ease, background .2s ease, color .2s ease, border-color .2s ease;animation:chipIn .55s both}
.chip:hover{background:var(--gold2);border-color:var(--gold2);color:var(--ink);transform:translateY(-3px)}
.chip.lead-chip:hover{background:var(--ink);color:#fff;border-color:var(--ink)}
.chip:nth-child(1){animation-delay:.02s}.chip:nth-child(2){animation-delay:.06s}.chip:nth-child(3){animation-delay:.10s}.chip:nth-child(4){animation-delay:.14s}.chip:nth-child(5){animation-delay:.18s}.chip:nth-child(6){animation-delay:.22s}.chip:nth-child(7){animation-delay:.26s}.chip:nth-child(8){animation-delay:.30s}.chip:nth-child(9){animation-delay:.34s}.chip:nth-child(10){animation-delay:.38s}
@keyframes chipIn{from{opacity:0;transform:translateY(12px)}to{opacity:1;transform:none}}
/* analysis form success state */
/* honeypot: kept out of the layout + off-screen so bots fill it and people never see it */
.hp{position:absolute!important;left:-9999px!important;top:auto;width:1px;height:1px;opacity:0;overflow:hidden;pointer-events:none}
/* inline error (replaces the old alert) */
.an-err{display:none;margin-top:14px;padding:12px 15px;border-radius:9px;background:#fdf1ee;border:1px solid #f2c8bd;color:#9a3412;font-size:13.5px;line-height:1.5;text-align:center}
.an-form.err .an-err{display:block}
.an-err a{color:#9a3412;font-weight:700;text-decoration:underline}
/* success panel */
.an-thanks{display:none}
.an-form.sent .an-body{display:none}
.an-form.sent .an-thanks{display:block;text-align:center;padding:26px 6px 12px}
.an-check{width:68px;height:68px;margin:0 auto 20px;border-radius:50%;background:radial-gradient(circle at 50% 38%,#fbf3d8,#eedda4);display:grid;place-items:center;box-shadow:0 0 0 9px rgba(225,190,69,.15)}
.an-form.sent .an-check{animation:anPop .5s cubic-bezier(.2,.8,.2,1)}
.an-check svg{width:33px;height:33px;stroke:#181713;stroke-width:2.7;fill:none;stroke-linecap:round;stroke-linejoin:round;stroke-dasharray:32;stroke-dashoffset:32;animation:anCheck .5s ease .18s forwards}
@keyframes anPop{0%{transform:scale(.4);opacity:0}60%{transform:scale(1.09)}100%{transform:scale(1);opacity:1}}
@keyframes anCheck{to{stroke-dashoffset:0}}
.an-thanks h3{font-size:24px;margin-bottom:9px;color:#181713}
.an-thanks p{font-size:15px;color:var(--muted);line-height:1.62;max-width:340px;margin:0 auto}
.an-thanks .an-alt{margin-top:16px;font-size:13.5px}
.an-thanks .an-alt a{color:var(--gold);font-weight:700;text-decoration:none}
.an-thanks .an-alt a:hover{text-decoration:underline}
@media(prefers-reduced-motion:reduce){.an-form.sent .an-check{animation:none}.an-check svg{animation:none;stroke-dashoffset:0}}

/* ===== Rentals page (Jul 9) ===== */
.notfound{display:flex;align-items:center;justify-content:space-between;gap:32px;flex-wrap:wrap;background:var(--gold-wash);border:1px solid #EADFBF;border-radius:16px;padding:34px 38px}
.notfound h3{font-size:23px;color:var(--ink);margin-bottom:8px;font-family:var(--disp);font-weight:800}
.notfound p{color:#5c574c;font-size:15.5px;max-width:560px}
.notfound-cta{display:flex;gap:12px;flex-wrap:wrap}
.srcband .eyebrow{color:var(--gold2)}
.srcband .eyebrow::before{display:none}
.src-feats{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin-top:38px}
.src-feat{display:flex;gap:15px;align-items:flex-start;background:rgba(255,255,255,.035);border:1px solid rgba(225,190,69,.16);border-radius:14px;padding:22px 20px}
.src-ic{flex:none;width:44px;height:44px;border-radius:11px;background:rgba(225,190,69,.13);display:flex;align-items:center;justify-content:center}
.src-ic svg{width:22px;height:22px;fill:none;stroke:var(--gold2);stroke-width:1.9;stroke-linecap:round;stroke-linejoin:round}
.src-txt b{display:block;color:#fff;font-family:var(--disp);font-size:16.5px;margin-bottom:5px}
.src-txt p{color:#B8B2A2;font-size:14px;line-height:1.6;margin:0}
@media(max-width:760px){
  .src-feats{grid-template-columns:1fr}
  .notfound{flex-direction:column;align-items:flex-start}
  .notfound-cta{width:100%}
  .notfound-cta .btn{flex:1 1 100%;justify-content:center}
}

/* ===== Where we work (premium, Jul 9) ===== */
.area2{position:relative;overflow:hidden}
.area2-grid{display:grid;grid-template-columns:1fr 1.05fr;gap:56px;align-items:center}
.area2 h2{color:#fff}
.area2 .eyebrow{color:var(--gold2)}
.area2-copy p{color:#B8B2A2;font-size:18px;margin:16px 0 26px;max-width:460px}
.area2-cities{display:grid;grid-template-columns:1fr 1fr;gap:2px 26px;margin-top:16px}
.area2-city{position:relative;display:flex;align-items:center;gap:10px;font-size:15.5px;font-weight:600;color:#E7E3D8;padding:10px 6px 10px 0;border-bottom:1px solid rgba(255,255,255,.08);opacity:0;transform:translateY(12px);transition:transform .6s cubic-bezier(.2,.75,.2,1),opacity .6s ease,color .25s ease}
.area2.in .area2-city{opacity:1;transform:none;transition-delay:calc(var(--i)*55ms)}
.ac-pin{position:relative;display:grid;place-items:center;width:22px;height:22px;flex-shrink:0}
.ac-pin svg{width:15px;height:16px;stroke:var(--gold2);fill:none;stroke-width:1.7;position:relative;z-index:2;transition:transform .25s ease}
.ac-pin::after{content:"";position:absolute;top:5px;left:50%;width:11px;height:11px;margin-left:-5.5px;border-radius:50%;border:1.5px solid var(--gold2);opacity:0}
.area2.in .ac-pin::after{animation:acPing 3.6s cubic-bezier(.2,.6,.3,1) infinite;animation-delay:calc(var(--i)*320ms)}
@keyframes acPing{0%{transform:scale(.35);opacity:.75}70%,100%{transform:scale(2.6);opacity:0}}
.area2-city:hover{color:#fff;transform:translateX(5px)}
.area2-city:hover .ac-pin svg{transform:scale(1.15)}
.area2-city.lead{color:#fff;font-weight:800}
.area2-city.lead .ac-pin svg{fill:var(--gold2)}
@media(prefers-reduced-motion:reduce){
  .area2-city{opacity:1;transform:none;transition:color .25s ease}
  .ac-pin::after,.area2.in .ac-pin::after{animation:none;opacity:0}
}
.area2-mapwrap{position:relative;border-radius:18px;overflow:hidden;border:1px solid rgba(255,255,255,.12);box-shadow:0 34px 64px -32px rgba(0,0,0,.75)}
.area2-mapwrap iframe{width:100%;height:452px;border:0;display:block;filter:grayscale(.25) contrast(1.05)}
.area2-badge{position:absolute;left:18px;bottom:18px;background:var(--gold2);color:var(--ink);font-family:var(--disp);font-weight:800;font-size:13px;padding:9px 16px;border-radius:100px;box-shadow:0 8px 22px rgba(0,0,0,.4)}
@media(max-width:900px){.area2-grid{grid-template-columns:1fr;gap:34px}.area2-cities{grid-template-columns:1fr 1fr}.area2-mapwrap iframe{height:340px}}

/* ===== per-page house photo band (Jul 10) ===== */
.housephoto{position:relative;border-radius:16px;overflow:hidden;border:1px solid var(--line);box-shadow:0 30px 60px -34px rgba(24,23,19,.5)}
.housephoto img{width:100%;height:clamp(280px,42vw,460px);object-fit:cover;display:block}
.housephoto-cap{position:absolute;left:0;right:0;bottom:0;padding:46px 30px 24px;background:linear-gradient(to top,rgba(13,18,26,.88),transparent);color:#fff;font-family:var(--disp);font-weight:700;font-size:clamp(18px,2.2vw,24px);letter-spacing:-.2px}
.housephoto-cap span{display:block;font-family:var(--sans);font-weight:500;font-size:14px;color:rgba(255,255,255,.72);margin-top:5px;letter-spacing:0}

/* ===== Sticky header + dropdown nav (Jul 10) ===== */
.topbar{position:sticky;top:0;z-index:60}
header{top:42px}
.nav-drop{position:relative}
.nav-drop-t{display:inline-flex;align-items:center;gap:5px;cursor:pointer}
.nav-drop-t svg{width:11px;height:11px;transition:transform .2s}
.nav-drop:hover .nav-drop-t svg{transform:rotate(180deg)}
.nav-menu{position:absolute;top:calc(100% + 16px);left:50%;transform:translateX(-50%) translateY(6px);min-width:240px;background:#fff;border:1px solid var(--line);border-radius:11px;box-shadow:0 26px 54px -22px rgba(24,23,19,.32);padding:8px;opacity:0;visibility:hidden;transition:opacity .18s ease, transform .18s ease, visibility .18s;z-index:70}
.nav-menu::before{content:"";position:absolute;top:-18px;left:0;right:0;height:18px}
.nav-drop:hover .nav-menu,.nav-drop.open .nav-menu{opacity:1;visibility:visible;transform:translateX(-50%) translateY(0)}
.nav-menu a{display:block;padding:11px 14px;border-radius:7px;font-size:14.5px;font-weight:500;color:var(--ink);white-space:nowrap}
.nav-menu a:hover{background:var(--gold-wash);color:var(--gold)}
@media(max-width:960px){
  header{top:42px}
  .nav-links{display:none;position:absolute;top:100%;left:0;right:0;background:#fff;border-top:1px solid var(--line);border-bottom:1px solid var(--line);flex-direction:column;align-items:stretch;padding:8px 24px 16px;gap:0;box-shadow:0 22px 42px -22px rgba(0,0,0,.22)}
  .nav-links.open{display:flex}
  .nav-links>a,.nav-drop-t{padding:13px 0;border-bottom:1px solid var(--line);font-size:16px}
  .nav-drop{position:static}
  .nav-drop-t{justify-content:space-between}
  .nav-drop:hover .nav-menu{opacity:0;visibility:hidden}
  .nav-menu{position:static;transform:none;opacity:1;visibility:visible;box-shadow:none;border:none;border-radius:0;padding:2px 0 10px 14px;min-width:0;display:none}
  .nav-drop.open .nav-menu{display:block;opacity:1;visibility:visible;transform:none;left:auto;top:auto}
  .nav-drop.open .nav-drop-t svg{transform:rotate(180deg)}
}

/* ===== Floating house stats (Jul 10) ===== */
.floathouse{overflow:hidden;padding-bottom:34px}
.floathouse + section{padding-top:50px}
.fh-stage{position:relative;max-width:900px;margin:6px auto 0;height:448px}
.fh-glow{position:absolute;left:50%;top:52%;width:440px;height:440px;transform:translate(-50%,-50%);border-radius:50%;background:radial-gradient(circle,rgba(225,190,69,.30),rgba(225,190,69,.06) 55%,transparent 72%);animation:fhGlow 5.5s ease-in-out infinite;pointer-events:none}
.fh-photo{position:absolute;left:50%;top:52%;width:312px;height:312px;transform:translate(-50%,-50%);border-radius:50%;overflow:hidden;border:7px solid #fff;box-shadow:0 36px 74px -26px rgba(24,23,19,.6),0 0 0 1px var(--line);animation:fhBob 6.5s ease-in-out infinite;z-index:1}
.fh-photo img{width:100%;height:100%;object-fit:cover;display:block}
.fh-ring{position:absolute;left:50%;top:52%;width:380px;height:380px;transform:translate(-50%,-50%);border-radius:50%;border:2px dashed rgba(225,190,69,.55);animation:fhSpin 46s linear infinite;pointer-events:none;z-index:1}
.fh-ring::before{content:"";position:absolute;top:-6px;left:50%;width:12px;height:12px;margin-left:-6px;border-radius:50%;background:var(--gold2);box-shadow:0 0 14px rgba(225,190,69,.95)}
@keyframes fhSpin{to{transform:translate(-50%,-50%) rotate(360deg)}}
.fh-stat{position:absolute;background:#fff;border:1px solid var(--line);border-radius:15px;padding:16px 24px;box-shadow:0 24px 48px -24px rgba(24,23,19,.45);text-align:center;min-width:154px;z-index:2}
.fh-stat b{display:block;font-family:var(--disp);font-weight:800;font-size:31px;color:var(--ink);line-height:1;letter-spacing:-1px}
.fh-stat b i{font-style:normal;color:var(--gold)}
.fh-stat span{display:block;font-size:12.5px;color:var(--muted);margin-top:7px;letter-spacing:.02em}
.fh-s1{left:1%;top:15%;animation:floaty 5.5s ease-in-out infinite}
.fh-s2{right:1%;top:7%;animation:floaty 6.6s ease-in-out infinite .4s}
.fh-s3{left:5%;bottom:11%;animation:floaty 6.1s ease-in-out infinite .9s}
.fh-s4{right:4%;bottom:6%;animation:floaty 7.1s ease-in-out infinite .2s}
.fh-dot{position:absolute;border-radius:50%;background:var(--gold2);opacity:.55;animation:floaty 5s ease-in-out infinite;pointer-events:none}
@keyframes floaty{0%,100%{transform:translateY(0)}50%{transform:translateY(-15px)}}
@keyframes fhBob{0%,100%{transform:translate(-50%,-50%)}50%{transform:translate(-50%,-58%)}}
@keyframes fhGlow{0%,100%{opacity:.7;transform:translate(-50%,-50%) scale(1)}50%{opacity:1;transform:translate(-50%,-50%) scale(1.06)}}
@media(max-width:820px){
  .fh-stage{height:auto;text-align:center;padding-top:10px}
  .fh-photo{position:relative;left:auto;top:auto;transform:none;display:block;margin:0 auto 24px;animation:fhBob2 6s ease-in-out infinite;width:230px;height:230px}
  .fh-ring{display:none}
  .fh-glow{top:130px;width:320px;height:320px}
  .fh-stat{position:relative;left:auto!important;right:auto!important;top:auto!important;bottom:auto!important;display:inline-block;margin:7px;animation:none;vertical-align:top}
  .fh-dot{display:none}
}
@keyframes fhBob2{0%,100%{transform:translateY(0)}50%{transform:translateY(-10px)}}
@media(prefers-reduced-motion:reduce){.fh-photo,.fh-ring,.fh-stat,.fh-glow,.fh-dot{animation:none!important}}

/* listing card description (auto-pulled) */
.card .cdesc{font-size:13px;color:var(--muted);line-height:1.55;margin:6px 0 2px;display:-webkit-box;-webkit-line-clamp:2;-webkit-box-orient:vertical;overflow:hidden}

/* Meet-the-owner contact + reviews CTA */
.owner-contact{display:flex;flex-wrap:wrap;gap:10px 22px;margin-top:18px}
.owner-contact a{display:inline-flex;align-items:center;gap:8px;font-weight:700;color:var(--ink);text-decoration:none;font-size:15px;padding:9px 16px;border:1px solid var(--line);border-radius:999px;background:#fff;transition:border-color .2s,color .2s}
.owner-contact a:hover{border-color:var(--gold);color:var(--gold)}
.rev-more{margin-top:34px;text-align:center}

/* SEO: hero H1s on interior pages (match the sec-head/analysis h2 look) */
.sec-head h1{font-size:clamp(30px,3.6vw,44px);margin:16px 0 14px;letter-spacing:-.01em;line-height:1.12}
.analysis h1{font-size:clamp(30px,3.6vw,46px);margin:16px 0 16px;color:#fff;letter-spacing:-.01em;line-height:1.12}

/* ===== Blog ===== */
.blog-hero{padding:64px 0 8px}
.blog-hero h1{font-size:clamp(34px,4.6vw,54px);font-weight:800;letter-spacing:-.03em;margin:16px 0 16px}
.blog-hero p{font-size:19px;color:var(--body);max-width:600px}
.blog-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.bpost{display:flex;flex-direction:column;background:#fff;border:1px solid var(--line);border-radius:16px;overflow:hidden;transition:transform .2s ease,box-shadow .2s ease,border-color .2s ease}
.bpost:hover{transform:translateY(-4px);border-color:var(--gold);box-shadow:0 28px 56px -34px rgba(24,23,19,.42)}
.bpost .bp-top{padding:26px 26px 0}
.bpost .bp-cat{font-size:11.5px;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--gold)}
.bpost h2{font-size:21px;font-weight:800;letter-spacing:-.01em;margin:12px 0 10px;line-height:1.25;color:var(--ink)}
.bpost p{font-size:14.5px;color:var(--muted);line-height:1.6;padding:0 26px;flex:1}
.bpost .bp-meta{display:flex;align-items:center;gap:10px;padding:16px 26px 24px;margin-top:14px;font-size:12.5px;color:var(--muted)}
.bpost .bp-meta .go{margin-left:auto;color:var(--gold);font-weight:700}
.bpost .bp-cat + h2{margin-top:12px}

/* Article */
.breadcrumb{font-size:13px;color:var(--muted);margin-bottom:18px}
.breadcrumb a{color:var(--gold);font-weight:600}
.article-head{max-width:760px;margin:0 auto;padding:52px 0 8px;text-align:center}
.article-head .a-cat{font-size:12px;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--gold)}
.article-head h1{font-size:clamp(30px,4.2vw,48px);font-weight:800;letter-spacing:-.03em;margin:14px 0 16px;line-height:1.12}
.article-head .a-meta{font-size:14px;color:var(--muted)}
.article-body{max-width:720px;margin:0 auto;padding:16px 0 20px;font-size:17.5px;line-height:1.75;color:var(--body)}
.article-body h2{font-size:26px;font-weight:800;letter-spacing:-.01em;margin:40px 0 14px;color:var(--ink)}
.article-body h3{font-size:20px;font-weight:700;margin:28px 0 10px;color:var(--ink)}
.article-body p{margin:0 0 18px}
.article-body ul{list-style:none;margin:0 0 20px;padding:0}
.article-body ul li{position:relative;padding-left:28px;margin-bottom:11px}
.article-body ul li::before{content:"";position:absolute;left:2px;top:9px;width:9px;height:9px;border-radius:50%;border:2.5px solid var(--gold2)}
.article-body a{color:var(--gold);font-weight:600;text-decoration:underline;text-decoration-color:rgba(188,145,36,.35)}
.article-body strong{color:var(--ink)}
.article-body blockquote{margin:26px 0;padding:20px 26px;background:var(--gold-wash);border-left:4px solid var(--gold);border-radius:10px;font-family:var(--serif);font-style:italic;font-size:20px;color:var(--ink);line-height:1.5}
.article-cta{max-width:720px;margin:36px auto 0;background:var(--ink);border-radius:18px;padding:36px 38px;text-align:center;color:#fff}
.article-cta h3{color:#fff;font-size:24px;font-weight:800;margin-bottom:8px}
.article-cta p{color:#C4BEAE;font-size:16px;margin-bottom:22px;max-width:480px;margin-left:auto;margin-right:auto}
.article-cta .fcta{display:flex;gap:14px;justify-content:center;flex-wrap:wrap}
@media(max-width:900px){.blog-grid{grid-template-columns:1fr 1fr}}
@media(max-width:640px){.blog-grid{grid-template-columns:1fr}.article-cta{padding:30px 24px}}

/* ===== Global scroll-reveal (used across pages; site.js adds .in) ===== */
.reveal{opacity:0;transform:translateY(24px);transition:opacity .7s cubic-bezier(.2,.7,.2,1),transform .7s cubic-bezier(.2,.7,.2,1)}
.reveal.in{opacity:1;transform:none;transition-delay:calc(var(--i,0)*80ms)}
@media(prefers-reduced-motion:reduce){.reveal{opacity:1;transform:none;transition:none}}

/* ============================================================
   MOBILE POLISH (Jul 12) — topbar, header CTA, hamburger,
   redesigned mobile menu + in-menu actions. Overrides earlier
   mobile rules (appended last = wins at equal specificity).
   ============================================================ */

/* animated 3-bar hamburger (markup: 3 <span>s) */
.menu-btn{display:none;background:none;border:0;cursor:pointer;width:26px;height:20px;padding:0;position:relative}
.menu-btn span{position:absolute;left:0;right:0;height:2px;background:var(--ink);border-radius:2px;transition:transform .28s ease, opacity .2s ease, top .28s ease}
.menu-btn span:nth-child(1){top:3px}
.menu-btn span:nth-child(2){top:9px}
.menu-btn span:nth-child(3){top:15px}
body.nav-open .menu-btn span:nth-child(1){top:9px;transform:rotate(45deg)}
body.nav-open .menu-btn span:nth-child(2){opacity:0}
body.nav-open .menu-btn span:nth-child(3){top:9px;transform:rotate(-45deg)}

/* in-menu action block (login + CTA + call) — desktop hidden */
.nav-actions{display:none}

/* dimming scrim behind the open mobile menu */
.nav-scrim{position:fixed;inset:0;background:rgba(22,21,17,.42);z-index:44;opacity:0;visibility:hidden;transition:opacity .22s ease, visibility .22s;pointer-events:none}
body.nav-open .nav-scrim{opacity:1;visibility:visible;pointer-events:auto}

@media(max-width:760px){
  /* mobile: drop the top utility bar entirely; header sticks to the very top (call/text lives in the menu) */
  .topbar{display:none}
  header{top:0}
}

@media(max-width:960px){
  .menu-btn{display:block}
  header{top:42px}
  .nav .wrap.nav,.nav{min-height:64px}
  header .nav{padding-top:8px;padding-bottom:8px}
  .logo img{height:58px}
  /* compact gold CTA so the logo keeps its proportions */
  .nav-cta{gap:10px}
  .nav .primary-cta{padding:10px 14px;font-size:12.5px;letter-spacing:.01em;border-radius:9px}

  /* ---- redesigned dropdown menu ---- */
  .nav-links{
    display:none;position:absolute;top:100%;left:0;right:0;
    background:var(--paper);flex-direction:column;align-items:stretch;
    padding:10px 22px 20px;gap:0;
    border-top:1px solid var(--line);
    box-shadow:0 34px 60px -24px rgba(24,23,19,.34);
    max-height:calc(100vh - 120px);overflow-y:auto;-webkit-overflow-scrolling:touch;
    z-index:70;animation:navDrop .24s cubic-bezier(.22,.9,.34,1) both;
  }
  .nav-links.open{display:flex}
  @keyframes navDrop{from{opacity:0;transform:translateY(-12px)}to{opacity:1;transform:none}}

  /* top-level items as clean, roomy tappable cards */
  .nav-links{gap:10px}
  .nav-links>a,.nav-drop,.nav-actions{flex:none}
  .nav-links>a,.nav-drop{background:#fff;border:1px solid var(--line);border-radius:13px}
  .nav-drop{position:static;overflow:hidden}
  .nav-links>a,.nav-links .nav-drop-t{
    display:flex;align-items:center;justify-content:space-between;width:100%;
    padding:18px;
    font-family:var(--disp);font-weight:700;font-size:16.5px;color:var(--ink);
  }
  .nav-links .nav-drop-t{border-bottom:none}
  /* direct links (About, Contact) get a subtle gold nav arrow */
  .nav-links>a::after{
    content:"";width:8px;height:8px;flex:none;
    border-right:2.2px solid var(--gold);border-top:2.2px solid var(--gold);
    transform:rotate(45deg);opacity:.55;
  }
  .nav-links>a:active{background:var(--gold-wash);color:var(--gold)}
  /* group headers (For Owners, For Residents) link to their main page; pages listed below */

  /* submenu — inside the card, indented gold rail */
  .nav-drop:hover .nav-menu{opacity:0;visibility:hidden}
  .nav-menu{
    position:static;transform:none;opacity:1;visibility:visible;
    box-shadow:none;border:0;border-radius:0;min-width:0;background:transparent;
    padding:0 12px 12px;display:block;
  }
  .nav-links .nav-drop-t{padding-bottom:10px}
  .nav-drop-t svg{display:none}
  .nav-menu a{
    display:block;padding:11px 14px;margin:2px 0;font-size:15px;font-weight:500;
    color:var(--body);border-left:2px solid #EADFBF;border-radius:0 7px 7px 0;white-space:normal;
  }
  .nav-menu a:active{background:var(--gold-wash);color:var(--gold);border-left-color:var(--gold)}

  /* ---- action block at the base of the menu ---- */
  .nav-actions{display:block;padding-top:18px}
  .na-cta{
    display:block;text-align:center;background:var(--gold2);color:var(--ink);
    font-family:var(--disp);font-weight:800;font-size:15.5px;letter-spacing:.01em;
    padding:15px;border-radius:11px;box-shadow:0 14px 30px -12px rgba(225,190,69,.6);
  }
  .na-cta:active{background:var(--gold)}
  .na-links{display:flex;gap:10px;margin-top:12px}
  .na-links a{
    flex:1;text-align:center;border:1.5px solid var(--line);border-radius:11px;
    padding:13px 8px;font-weight:700;font-size:14px;color:var(--ink);
  }
  .na-links a:active{border-color:var(--gold);color:var(--gold)}
  .na-call{display:block;text-align:center;margin-top:14px;color:var(--muted);font-size:14px;font-weight:600}
  .na-call:active{color:var(--gold)}
}

/* very small phones: keep the CTA but shrink logo a touch more */
@media(max-width:380px){
  .logo img{height:44px}
  .nav .primary-cta{padding:10px 12px;font-size:12px}
}

@media(max-width:960px){body.nav-open{overflow:hidden}}

/* mobile: hero CTA button rows centered */
@media(max-width:640px){
  .hero-cta,.ow-hero-cta,.pm-hero-cta,.mr-hero-cta,.sg-hero-cta,.rs-hero-cta{justify-content:center}
}

/* mobile hero stat card: compact one-line chip so the photo stays visible */
@media(max-width:760px){
  .badge-float{left:12px;bottom:12px;padding:8px 14px;max-width:none;width:auto}
  .badge-float .bf-top{font-size:14px;white-space:nowrap}
  .badge-float p{display:none}
  .hero-media{margin:0 auto}
}

/* prevent CSS-grid blowout when 2-col grids collapse to 1fr on mobile
   (grid items default to min-width:auto and can refuse to shrink) */
@media(max-width:960px){
  .an-grid>*,.hero-grid>*,.owner-grid>*,.area-grid>*,.area2-grid>*{min-width:0}
  .an-form{max-width:100%}
  input,select,textarea{max-width:100%}
}

/* mobile: drop the header CTA (menu already has a prominent one) -> clean logo + hamburger */
@media(max-width:600px){
  .nav .primary-cta{display:none}
  /* the gold "Available Rentals" header button covers this, so drop the duplicate top-level menu link */
  .nav-links > a[href="rentals"]{display:none}
}

/* mobile header CTA: show a compact "Available Rentals" button where the desktop "Free Rental Analysis" sits */
.nav-cta-mob{display:none}
@media(max-width:600px){
  .nav-cta .btn.nav-cta-mob{display:inline-flex;padding:10px 14px;font-size:13px;border-radius:9px;white-space:nowrap}
}

/* mobile has no topbar, so the sticky header pins to the very top (override the 960 rule) */
@media(max-width:760px){header{top:0}}