/* ============================================================
   HAVEN ESTATES, shared template stylesheet
   ------------------------------------------------------------
   ONE stylesheet, linked by every page (index / listings /
   neighborhoods / about / contact). Editing this file re-themes
   the whole site, mirroring the Borg Sites "change one thing,
   everything updates" promise.

   THEME CONTRACT (Borg Studio): every color / font / radius reads
   a --t-* custom property declared once on :root below. Borg
   Studio re-themes the live preview by appending
   <style id="borg-overrides">:root{ --t-...: ... }</style> to the
   iframe head, which wins over these defaults, so the whole page
   recolors instantly. Keep ALL visual values sourced from tokens.

   Required tokens (15): --t-bg --t-surface --t-surface-2 --t-text
   --t-heading --t-muted --t-brand --t-brand-2 --t-accent
   --t-on-brand --t-border --t-grad --t-radius --t-font-head
   --t-font-body
   ============================================================ */

@font-face{font-family:"Fraunces";font-style:italic;font-weight:300 800;font-display:swap;src:url("/assets/fonts/fraunces-italic-var.woff2") format("woff2")}
@font-face{font-family:"Fraunces";font-style:normal;font-weight:300 800;font-display:swap;src:local("Georgia"),local("Times New Roman"),local("Times")}

:root{
  --t-brand:#1f3b30;
  --t-brand-2:#2f5745;
  --t-accent:#b8975e;
  --t-bg:#f3eee5;
  --t-surface:#fbf9f4;
  --t-surface-2:#eae2d3;
  --t-heading:#1a2620;
  --t-text:#4b524d;
  --t-muted:#78807a;
  --t-border:#dfd6c5;
  --t-on-brand:#f8f4ec;
  --t-grad:linear-gradient(135deg,var(--t-brand),var(--t-brand-2));
  --t-radius:12px;
  --t-font-head:"Fraunces",Georgia,"Times New Roman",serif;
  --t-font-body:'Inter',system-ui,-apple-system,'Segoe UI',sans-serif;
}

/* ── base ────────────────────────────────────────── */
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{font-family:var(--t-font-body);color:var(--t-text);background:var(--t-bg);line-height:1.65;-webkit-font-smoothing:antialiased;overflow-x:hidden}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
ul{list-style:none}
button,input,select,textarea{font:inherit;color:inherit}
h1,h2,h3,.serif{font-family:var(--t-font-head);font-style:italic;font-weight:400;color:var(--t-heading);line-height:1.1;letter-spacing:-.01em}
:focus-visible{outline:2px solid var(--t-accent);outline-offset:3px;border-radius:4px}
.wrap{width:min(1180px,100% - 48px);margin-inline:auto}
section{padding:96px 0}
.tint{background:var(--t-surface);border-block:1px solid var(--t-border)}
.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}
.skip{position:absolute;left:16px;top:-48px;z-index:100;background:var(--t-brand);color:var(--t-on-brand);padding:10px 16px;border-radius:var(--t-radius);transition:top .2s}
.skip:focus{top:12px}
.eyebrow{display:inline-flex;align-items:center;gap:.7rem;font-size:.7rem;font-weight:600;letter-spacing:.22em;text-transform:uppercase;color:var(--t-brand);margin-bottom:1.1rem}
.eyebrow::before{content:"";width:28px;height:1px;background:var(--t-accent)}
.head{max-width:620px;margin-bottom:56px}
.head.center{text-align:center;margin-inline:auto}
.head.center .eyebrow{justify-content:center}
.head.center .eyebrow::after{content:"";width:28px;height:1px;background:var(--t-accent)}
.head h2{font-size:clamp(2rem,1.4rem+2.2vw,3rem);margin-bottom:.8rem}
.head p{color:var(--t-muted);font-size:1.06rem}
.head-row{display:flex;justify-content:space-between;align-items:flex-end;gap:2rem;flex-wrap:wrap;margin-bottom:56px}
.head-row .head{margin-bottom:0}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.55rem;font-weight:600;font-size:.92rem;letter-spacing:.01em;padding:.9rem 1.6rem;border-radius:calc(var(--t-radius) - 4px);border:1px solid transparent;cursor:pointer;white-space:nowrap;transition:transform .2s ease,box-shadow .3s ease,background-color .2s ease,color .2s ease,border-color .2s ease}
.btn-primary{background:var(--t-brand);color:var(--t-on-brand);box-shadow:0 14px 30px -14px color-mix(in srgb,var(--t-brand) 80%,transparent)}
.btn-primary:hover{background:var(--t-brand-2);transform:translateY(-2px);box-shadow:0 18px 36px -14px color-mix(in srgb,var(--t-brand) 85%,transparent)}
.btn-ghost{border-color:var(--t-border);color:var(--t-heading);background:var(--t-surface)}
.btn-ghost:hover{border-color:var(--t-brand);color:var(--t-brand);transform:translateY(-2px)}
.btn-outline-light{border-color:color-mix(in srgb,var(--t-on-brand) 45%,transparent);color:var(--t-on-brand);border-radius:999px}
.btn-outline-light:hover{background:color-mix(in srgb,var(--t-on-brand) 14%,transparent);border-color:color-mix(in srgb,var(--t-on-brand) 70%,transparent)}
.link{display:inline-flex;align-items:center;gap:.45rem;font-weight:600;font-size:.9rem;color:var(--t-brand);border-bottom:1px solid color-mix(in srgb,var(--t-brand) 35%,transparent);padding-bottom:.15rem;transition:border-color .2s}
.link:hover{border-color:var(--t-brand)}
.link svg{width:15px;height:15px;transition:transform .2s}
.link:hover svg{transform:translateX(3px)}

/* reveals */
.js .rv{opacity:0;transform:translateY(20px);transition:opacity .85s ease,transform .85s cubic-bezier(.2,.7,.2,1)}
.js .rv.in{opacity:1;transform:none}
.rv-d1{transition-delay:.1s}.rv-d2{transition-delay:.2s}.rv-d3{transition-delay:.3s}

/* ── nav ─────────────────────────────────────────── */
.nav{position:fixed;top:0;left:0;right:0;z-index:60;border-bottom:1px solid transparent;transition:background-color .35s ease,border-color .35s ease,box-shadow .35s ease}
.nav .wrap{display:flex;align-items:center;gap:2rem;height:80px;transition:height .3s ease}
.logo{font-family:var(--t-font-head);font-style:italic;font-weight:400;font-size:1.6rem;line-height:1;color:var(--t-on-brand);letter-spacing:.005em;transition:color .3s ease;white-space:nowrap}
.nav nav{margin-left:auto;display:flex;gap:1.9rem;align-items:center}
.nav nav a{font-size:.9rem;font-weight:500;color:color-mix(in srgb,var(--t-on-brand) 82%,transparent);position:relative;padding:.3rem 0;transition:color .25s}
.nav nav a::after{content:"";position:absolute;left:0;right:100%;bottom:0;height:1px;background:currentColor;transition:right .25s ease}
.nav nav a:hover{color:var(--t-on-brand)}
.nav nav a:hover::after,.nav nav a.on::after{right:0}
.nav nav a.on{color:var(--t-on-brand)}
.nav .nav-cta{padding:.7rem 1.3rem;font-size:.85rem}
.nav .nav-cta.on::after{display:none}
.menu-btn{display:none;margin-left:auto;width:44px;height:44px;border:1px solid color-mix(in srgb,var(--t-on-brand) 40%,transparent);border-radius:999px;background:transparent;color:var(--t-on-brand);cursor:pointer;place-items:center;transition:color .3s,border-color .3s}
.menu-btn svg{width:20px;height:20px}
.menu-btn .x{display:none}
.nav.solid{background:color-mix(in srgb,var(--t-bg) 92%,transparent);backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px);border-color:var(--t-border);box-shadow:0 12px 32px -24px color-mix(in srgb,var(--t-heading) 45%,transparent)}
.nav.solid .wrap{height:68px}
.nav.solid .logo{color:var(--t-heading)}
.nav.solid nav a{color:var(--t-muted)}
.nav.solid nav a:hover,.nav.solid nav a.on{color:var(--t-heading)}
.nav.solid .nav-cta{color:var(--t-on-brand);background:var(--t-brand);border-color:var(--t-brand)}
.nav.solid .nav-cta:hover{background:var(--t-brand-2)}
.nav.solid .menu-btn{color:var(--t-heading);border-color:var(--t-border)}

/* ── hero (home) ─────────────────────────────────── */
.hero{position:relative;min-height:clamp(600px,94vh,900px);display:flex;align-items:flex-end;padding:150px 0 132px;color:var(--t-on-brand);background:var(--t-heading) url("img/hero-1200.webp") center/cover no-repeat;overflow:hidden}
.hero-media{position:absolute;inset:0}
.hero-media img{width:100%;height:100%;object-fit:cover;object-position:62% 56%;animation:heroIn 1.8s ease-out both}
@keyframes heroIn{from{opacity:0;transform:scale(1.06)}to{opacity:1;transform:scale(1)}}
.hero::before{content:"";position:absolute;inset:0;background:
  radial-gradient(78% 90% at 18% 66%,color-mix(in srgb,var(--t-heading) 72%,transparent),transparent 72%),
  linear-gradient(90deg,color-mix(in srgb,var(--t-heading) 46%,transparent) 0%,color-mix(in srgb,var(--t-heading) 22%,transparent) 48%,transparent 78%),
  linear-gradient(180deg,color-mix(in srgb,var(--t-heading) 50%,transparent) 0%,color-mix(in srgb,var(--t-heading) 20%,transparent) 34%,color-mix(in srgb,var(--t-heading) 56%,transparent) 60%,color-mix(in srgb,var(--t-heading) 80%,transparent) 80%,color-mix(in srgb,var(--t-heading) 92%,transparent) 100%)}
.hero .wrap::before{content:"";position:absolute;left:-6vw;right:38%;top:-2rem;bottom:-2rem;z-index:-1;pointer-events:none;border-radius:32px;
  background:radial-gradient(90% 90% at 30% 60%,color-mix(in srgb,var(--t-heading) 62%,transparent),transparent 72%)}
.hero .wrap{position:relative;z-index:1}
.hero-grid{display:grid;grid-template-columns:1.25fr .75fr;align-items:end;gap:2rem 3rem}
.hero .eyebrow{color:color-mix(in srgb,var(--t-on-brand) 82%,transparent)}
.hero h1{color:var(--t-on-brand);font-size:clamp(2.7rem,1.6rem+4.2vw,5rem);max-width:12ch;margin-bottom:1.2rem;text-shadow:0 2px 28px color-mix(in srgb,var(--t-heading) 45%,transparent)}
.hero h1 em{font-style:italic;color:color-mix(in srgb,var(--t-accent) 42%,var(--t-on-brand))}
.hero h1,.hero h1 em{text-shadow:0 1px 2px color-mix(in srgb,var(--t-heading) 70%,transparent),0 2px 18px color-mix(in srgb,var(--t-heading) 62%,transparent),0 8px 40px color-mix(in srgb,var(--t-heading) 45%,transparent)}
.hero .lede,.hero p{text-shadow:0 1px 2px color-mix(in srgb,var(--t-heading) 60%,transparent),0 2px 14px color-mix(in srgb,var(--t-heading) 50%,transparent)}
.hero .lede{font-size:clamp(1rem,.95rem+.35vw,1.2rem);color:color-mix(in srgb,var(--t-on-brand) 86%,transparent);max-width:50ch}
.hero-stats{display:flex;gap:2.4rem;justify-content:flex-end;flex-wrap:wrap}
.hero-stats div{display:grid;gap:.15rem}
.hero-stats b{font-family:var(--t-font-head);font-style:italic;font-weight:400;font-size:1.9rem;color:var(--t-on-brand);line-height:1}
.hero-stats span{font-size:.72rem;letter-spacing:.1em;text-transform:uppercase;color:color-mix(in srgb,var(--t-on-brand) 72%,transparent)}
.scroll-hint{position:absolute;left:50%;bottom:76px;transform:translateX(-50%);width:1px;height:44px;background:linear-gradient(180deg,transparent,color-mix(in srgb,var(--t-on-brand) 70%,transparent));z-index:1;animation:hint 2.4s ease-in-out infinite}
@keyframes hint{0%,100%{opacity:.35;transform:translate(-50%,0)}50%{opacity:1;transform:translate(-50%,8px)}}
.hero-video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;pointer-events:none}
@media (max-width:980px),(prefers-reduced-motion:reduce){.hero-video{display:none}}

/* ── page hero (inner pages) ─────────────────────── */
.page-hero{position:relative;overflow:hidden;color:var(--t-on-brand);background:var(--t-brand);padding:150px 0 84px}
.page-hero::before{content:"";position:absolute;inset:0;background:
  radial-gradient(80% 120% at 82% -10%,color-mix(in srgb,var(--t-brand-2) 80%,transparent),transparent 60%),
  linear-gradient(180deg,color-mix(in srgb,var(--t-heading) 20%,transparent),transparent 40%);pointer-events:none}
.page-hero .wrap{position:relative}
.page-hero .crumb{color:color-mix(in srgb,var(--t-on-brand) 62%,transparent)}
.page-hero .crumb a{color:color-mix(in srgb,var(--t-on-brand) 82%,transparent)}
.page-hero .crumb a:hover{color:var(--t-on-brand)}
.page-hero .eyebrow{color:color-mix(in srgb,var(--t-on-brand) 82%,transparent)}
.page-hero h1{color:var(--t-on-brand);font-size:clamp(2.3rem,1.6rem+2.6vw,3.6rem);max-width:18ch;margin-bottom:1rem}
.page-hero h1 em{font-style:italic;color:color-mix(in srgb,var(--t-accent) 55%,var(--t-on-brand))}
.page-hero p{color:color-mix(in srgb,var(--t-on-brand) 84%,transparent);max-width:56ch;font-size:1.06rem}
.crumb{display:flex;gap:.55rem;align-items:center;font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;font-weight:600;margin-bottom:1.1rem}
.crumb span{opacity:.55}

/* search bar, overlaps the hero's bottom edge */
.search-wrap{position:relative;z-index:2;margin-top:-52px}
.search{background:var(--t-surface);border:1px solid var(--t-border);border-radius:calc(var(--t-radius) + 6px);padding:.75rem;display:grid;grid-template-columns:1.3fr 1fr 1fr auto;gap:.6rem;box-shadow:0 34px 70px -32px color-mix(in srgb,var(--t-heading) 50%,transparent)}
.field{background:var(--t-surface-2);border-radius:calc(var(--t-radius) - 2px);padding:.62rem 1rem .68rem;display:grid;gap:.15rem;position:relative;transition:box-shadow .2s}
.field:focus-within{box-shadow:inset 0 0 0 1.5px var(--t-brand)}
.field label{font-size:.62rem;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--t-muted)}
.field :is(input,select){border:0;background:transparent;font-size:.95rem;color:var(--t-heading);width:100%;padding:0;appearance:none;-webkit-appearance:none;outline:none}
.field input::placeholder{color:var(--t-muted)}
.field select{cursor:pointer;padding-right:1.2rem}
.field.sel::after{content:"";position:absolute;right:1rem;bottom:1.15rem;width:7px;height:7px;border-right:1.5px solid var(--t-muted);border-bottom:1.5px solid var(--t-muted);transform:rotate(45deg);pointer-events:none}
.search .btn{align-self:stretch;min-width:150px;padding-block:1rem;border-radius:calc(var(--t-radius) - 2px)}

/* ── listings ───────────────────────────────────── */
.listings{padding-top:88px}
.l-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1.5rem}
.l-card{background:var(--t-surface);border:1px solid var(--t-border);border-radius:calc(var(--t-radius) + 4px);overflow:hidden;display:flex;flex-direction:column;transition:transform .35s ease,box-shadow .35s ease}
.l-card:hover{transform:translateY(-6px);box-shadow:0 36px 60px -32px color-mix(in srgb,var(--t-heading) 45%,transparent)}
.l-media{position:relative;aspect-ratio:2/1;overflow:hidden;background:var(--t-surface-2)}
.l-media img{width:100%;height:100%;object-fit:cover;transition:transform .7s ease}
.l-card:hover .l-media img{transform:scale(1.05)}
.l-media .status{position:absolute;top:.85rem;left:.85rem;font-size:.64rem;font-weight:600;letter-spacing:.12em;text-transform:uppercase;padding:.38rem .72rem;border-radius:999px;background:color-mix(in srgb,var(--t-surface) 90%,transparent);color:var(--t-brand);backdrop-filter:blur(6px);-webkit-backdrop-filter:blur(6px)}
.l-media .status.gold{color:color-mix(in srgb,var(--t-accent) 72%,var(--t-heading))}
.l-media .save{position:absolute;top:.75rem;right:.75rem;width:34px;height:34px;border-radius:50%;border:0;background:color-mix(in srgb,var(--t-surface) 90%,transparent);color:var(--t-heading);display:grid;place-items:center;cursor:pointer;backdrop-filter:blur(6px);transition:color .2s,transform .2s}
.l-media .save svg{width:16px;height:16px}
.l-media .save:hover{color:var(--t-brand);transform:scale(1.06)}
.l-body{padding:1.25rem 1.35rem 1.4rem;display:grid;gap:.45rem}
.l-top{display:flex;justify-content:space-between;align-items:baseline;gap:1rem}
.l-body .pr{font-family:var(--t-font-head);font-style:italic;font-weight:400;font-size:1.55rem;color:var(--t-heading);line-height:1}
.l-body .per{font-size:.76rem;color:var(--t-muted)}
.l-body h3{font-family:var(--t-font-body);font-style:normal;font-weight:600;font-size:1.02rem;letter-spacing:0;color:var(--t-heading)}
.addr{font-size:.86rem;color:var(--t-muted);display:flex;align-items:center;gap:.4rem}
.addr svg{width:14px;height:14px;color:var(--t-accent);flex:none}
.chips{display:flex;flex-wrap:wrap;gap:.45rem;margin-top:.55rem;padding-top:.9rem;border-top:1px solid var(--t-border)}
.chip{display:inline-flex;align-items:center;gap:.4rem;font-size:.76rem;font-weight:500;color:var(--t-heading);background:var(--t-surface-2);border-radius:999px;padding:.36rem .72rem}
.chip svg{width:14px;height:14px;color:var(--t-brand)}
.l-body .l-cta{margin-top:.7rem}

/* filter chips (listings) */
.filterbar{display:flex;flex-wrap:wrap;gap:.6rem;margin-bottom:2rem}
.filterbar span{font-size:.78rem;font-weight:600;letter-spacing:.04em;color:var(--t-heading);padding:.55rem 1.1rem;border:1px solid var(--t-border);border-radius:999px;background:var(--t-surface);cursor:pointer;transition:background-color .2s,border-color .2s,color .2s}
.filterbar span.on,.filterbar span:hover{background:var(--t-brand);border-color:var(--t-brand);color:var(--t-on-brand)}

/* coming soon (text rows, no images) */
.coming{border-top:1px solid var(--t-border)}
.coming li{display:grid;grid-template-columns:auto 1fr auto;gap:1.4rem;align-items:center;padding:1.4rem .25rem;border-bottom:1px solid var(--t-border)}
.coming .cs-when{font-size:.72rem;font-weight:600;letter-spacing:.12em;text-transform:uppercase;color:var(--t-accent);min-width:120px}
.coming h3{font-family:var(--t-font-body);font-style:normal;font-weight:600;font-size:1.05rem;color:var(--t-heading);margin-bottom:.2rem}
.coming p{font-size:.88rem;color:var(--t-muted)}
.coming .cs-pr{font-family:var(--t-font-head);font-style:italic;font-size:1.2rem;color:var(--t-heading);white-space:nowrap}

/* ── split (about story / neighborhood features) ── */
.split{display:grid;grid-template-columns:1fr 1fr;gap:3.5rem;align-items:center}
.split + .split{margin-top:5rem}
.split.rev .split-fig{order:2}
.split-fig{position:relative;border-radius:calc(var(--t-radius) + 6px);overflow:hidden;aspect-ratio:4/3;background:var(--t-surface-2);box-shadow:0 40px 70px -44px color-mix(in srgb,var(--t-heading) 55%,transparent)}
.split-fig img{width:100%;height:100%;object-fit:cover}
.split-fig .badge{position:absolute;left:1.1rem;bottom:1.1rem;background:color-mix(in srgb,var(--t-surface) 92%,transparent);backdrop-filter:blur(8px);-webkit-backdrop-filter:blur(8px);border:1px solid var(--t-border);border-radius:var(--t-radius);padding:.7rem 1rem .75rem;display:grid;gap:.05rem}
.split-fig .badge b{font-family:var(--t-font-head);font-style:italic;font-weight:400;font-size:1.1rem;color:var(--t-heading)}
.split-fig .badge span{font-size:.7rem;letter-spacing:.12em;text-transform:uppercase;color:var(--t-muted)}
.split-body h2{font-size:clamp(1.9rem,1.4rem+1.8vw,2.6rem);margin-bottom:1rem}
.split-body p{color:var(--t-text);margin-bottom:1rem;max-width:52ch}
.split-body p:last-of-type{margin-bottom:0}
.split-body .sig{font-family:var(--t-font-head);font-style:italic;color:var(--t-muted)}
.hood-stats{display:flex;gap:2.2rem;flex-wrap:wrap;margin:1.4rem 0}
.hood-stats div b{display:block;font-family:var(--t-font-head);font-style:italic;font-size:1.5rem;color:var(--t-heading);line-height:1}
.hood-stats div span{font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;color:var(--t-muted)}

/* ── why haven ──────────────────────────────────── */
.why .wrap{display:grid;grid-template-columns:.94fr 1.06fr;gap:5rem;align-items:center}
.portrait{position:relative;padding:0 18px 18px 0}
.portrait::before{content:"";position:absolute;top:26px;right:0;bottom:0;left:26px;border:1px solid var(--t-accent);border-radius:calc(var(--t-radius) + 6px);opacity:.75}
.portrait img{position:relative;width:100%;height:auto;aspect-ratio:16/10;object-fit:cover;object-position:50% 40%;border-radius:calc(var(--t-radius) + 6px);box-shadow:0 44px 80px -44px color-mix(in srgb,var(--t-heading) 60%,transparent)}
.portrait .tag{position:absolute;left:1.25rem;bottom:2.4rem;background:color-mix(in srgb,var(--t-surface) 92%,transparent);backdrop-filter:blur(8px);-webkit-backdrop-filter:blur(8px);border:1px solid var(--t-border);border-radius:var(--t-radius);padding:.7rem 1rem .75rem;display:grid;gap:.05rem}
.portrait .tag b{font-family:var(--t-font-head);font-style:italic;font-weight:400;font-size:1.1rem;color:var(--t-heading)}
.portrait .tag span{font-size:.7rem;letter-spacing:.12em;text-transform:uppercase;color:var(--t-muted)}
.why .head{margin-bottom:2rem}
.points{display:grid;gap:1.7rem}
.point{display:grid;grid-template-columns:54px 1fr;gap:1.25rem;align-items:start}
.point .ic{width:54px;height:54px;border-radius:50%;border:1px solid var(--t-border);background:var(--t-bg);display:grid;place-items:center;color:var(--t-brand);transition:background-color .25s,color .25s,border-color .25s}
.point:hover .ic{background:var(--t-brand);color:var(--t-on-brand);border-color:var(--t-brand)}
.point .ic svg{width:22px;height:22px}
.point h3{font-size:1.28rem;margin-bottom:.3rem}
.point p{font-size:.95rem;color:var(--t-muted);max-width:44ch}
.why-foot{margin-top:2.4rem;display:flex;gap:2rem;align-items:center;flex-wrap:wrap}
.why-foot .sig{font-family:var(--t-font-head);font-style:italic;font-size:1rem;color:var(--t-muted)}
.points.cols{grid-template-columns:repeat(3,1fr);gap:2rem}
.points.cols .point{grid-template-columns:1fr;gap:1rem}

/* stat band (about) */
.statband{display:grid;grid-template-columns:repeat(4,1fr);gap:1.5rem;text-align:center}
.statband div b{display:block;font-family:var(--t-font-head);font-style:italic;font-weight:400;font-size:2.4rem;color:var(--t-heading);line-height:1}
.statband div span{font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;color:var(--t-muted);margin-top:.5rem;display:block}

/* ── neighborhoods trio ─────────────────────────── */
.hoods{padding-bottom:0}
.trio{display:grid;grid-template-columns:repeat(3,1fr);gap:6px}
.tile{position:relative;aspect-ratio:2.35/1;overflow:hidden;background:var(--t-surface-2);margin:0;display:block}
.tile img{width:100%;height:100%;object-fit:cover;transition:transform .9s ease}
.tile:hover img{transform:scale(1.045)}
.tile::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,transparent 42%,color-mix(in srgb,var(--t-heading) 74%,transparent))}
.tile figcaption{position:absolute;left:1.5rem;right:1.5rem;bottom:1.25rem;z-index:1;color:var(--t-on-brand);display:flex;justify-content:space-between;align-items:baseline;gap:1rem}
.tile figcaption b{font-family:var(--t-font-head);font-style:italic;font-weight:400;font-size:1.4rem;line-height:1}
.tile figcaption span{font-size:.7rem;letter-spacing:.14em;text-transform:uppercase;opacity:.85;white-space:nowrap}

/* ── testimonials ───────────────────────────────── */
.stories{background:var(--t-surface-2)}
.t-grid{display:grid;grid-template-columns:repeat(3,1fr)}
.t-card{display:grid;grid-template-columns:76px 1fr;gap:1.3rem;padding:0 2.2rem;align-items:start;border-left:1px solid color-mix(in srgb,var(--t-heading) 12%,transparent)}
.t-card:first-child{border-left:0;padding-left:0}
.t-card:last-child{padding-right:0}
.t-card img{width:76px;height:76px;border-radius:50%;object-fit:cover;box-shadow:0 0 0 3px var(--t-surface),0 0 0 4px var(--t-border)}
.t-card .q{font-family:var(--t-font-head);font-style:italic;font-size:3.2rem;line-height:.55;color:var(--t-accent);display:block;height:1.35rem}
.t-card blockquote{font-size:.98rem;line-height:1.7;color:var(--t-text)}
.t-card .who{margin-top:.9rem;font-size:.82rem;color:var(--t-muted);display:flex;align-items:center;gap:.6rem;flex-wrap:wrap}
.t-card .who strong{color:var(--t-heading);font-weight:600}
.t-card .who .stars{color:var(--t-accent);letter-spacing:.12em;font-size:.72rem}

/* ── contact ────────────────────────────────────── */
.contact-grid{display:grid;grid-template-columns:1.05fr .95fr;gap:3.5rem;align-items:start}
.cform{display:grid;gap:1.25rem}
.cform .grp{display:grid;gap:.5rem}
.cform label{font-size:.68rem;letter-spacing:.14em;text-transform:uppercase;font-weight:600;color:var(--t-heading)}
.cform input,.cform select,.cform textarea{background:var(--t-surface);border:1px solid var(--t-border);border-radius:calc(var(--t-radius) - 2px);padding:.85rem 1rem;font-size:.96rem;color:var(--t-heading);width:100%;transition:border-color .2s,box-shadow .2s}
.cform textarea{resize:vertical;min-height:130px}
.cform input:focus-visible,.cform select:focus-visible,.cform textarea:focus-visible{outline:none;border-color:var(--t-brand);box-shadow:0 0 0 3px color-mix(in srgb,var(--t-brand) 18%,transparent)}
.cform .two{display:grid;grid-template-columns:1fr 1fr;gap:1.25rem}
.form-note{font-size:.82rem;color:var(--t-muted)}
.form-ok{display:none;background:color-mix(in srgb,var(--t-brand) 12%,var(--t-surface));border:1px solid color-mix(in srgb,var(--t-brand) 40%,var(--t-border));border-radius:var(--t-radius);padding:1rem 1.1rem;color:var(--t-heading);font-size:.94rem}
.form-ok.show{display:block}
.form-ok b{font-family:var(--t-font-head);font-style:italic}
.info-card{background:var(--t-surface);border:1px solid var(--t-border);border-radius:calc(var(--t-radius) + 4px);padding:2rem 1.9rem}
.info-card + .info-card{margin-top:1.4rem}
.info-card h3{font-size:1.35rem;margin-bottom:1.25rem}
.info-list{display:grid;gap:1.1rem}
.info-list li{display:grid;grid-template-columns:44px 1fr;gap:.9rem;align-items:start;font-size:.94rem;color:var(--t-text)}
.info-list .ic{width:44px;height:44px;border-radius:50%;background:var(--t-surface-2);color:var(--t-brand);display:grid;place-items:center}
.info-list .ic svg{width:19px;height:19px}
.info-list b{display:block;color:var(--t-heading);font-weight:600;font-size:.74rem;letter-spacing:.1em;text-transform:uppercase;margin-bottom:.2rem}
.info-list a:hover{color:var(--t-brand)}
.hours{display:grid;gap:.6rem}
.hours li{display:flex;justify-content:space-between;gap:1rem;font-size:.92rem;padding-bottom:.6rem;border-bottom:1px solid var(--t-border)}
.hours li:last-child{border-bottom:0;padding-bottom:0}
.hours span{color:var(--t-muted)}
.hours b{color:var(--t-heading);font-weight:600}

/* map-lite (CSS-only, no external map) */
.map-lite{position:relative;height:320px;border:1px solid var(--t-border);border-radius:calc(var(--t-radius) + 4px);overflow:hidden;background:
  repeating-linear-gradient(0deg,transparent 0 38px,color-mix(in srgb,var(--t-heading) 6%,transparent) 38px 39px),
  repeating-linear-gradient(90deg,transparent 0 38px,color-mix(in srgb,var(--t-heading) 6%,transparent) 38px 39px),
  var(--t-surface)}
.map-lite::before{content:"";position:absolute;left:14%;top:0;bottom:0;width:26px;background:color-mix(in srgb,var(--t-brand) 16%,transparent);transform:skewX(-12deg)}
.map-lite::after{content:"";position:absolute;left:0;right:0;top:58%;height:30px;background:color-mix(in srgb,var(--t-accent) 20%,transparent)}
.map-pin{position:absolute;left:50%;top:46%;transform:translate(-50%,-100%);z-index:2;text-align:center}
.map-pin svg{width:40px;height:40px;color:var(--t-brand);filter:drop-shadow(0 6px 10px color-mix(in srgb,var(--t-heading) 32%,transparent))}
.map-pin span{display:inline-block;margin-top:.4rem;background:var(--t-brand);color:var(--t-on-brand);font-size:.72rem;letter-spacing:.06em;padding:.32rem .7rem;border-radius:var(--t-radius);white-space:nowrap}

/* faq */
.faq{max-width:820px;margin:0 auto;display:grid;gap:.9rem}
.faq details{border:1px solid var(--t-border);border-radius:var(--t-radius);background:var(--t-surface);overflow:hidden}
.faq summary{list-style:none;cursor:pointer;padding:1.4rem 1.6rem;font-family:var(--t-font-head);font-style:italic;font-size:1.18rem;color:var(--t-heading);display:flex;justify-content:space-between;align-items:center;gap:1rem}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"";flex:none;width:12px;height:12px;border-right:2px solid var(--t-accent);border-bottom:2px solid var(--t-accent);transform:rotate(45deg);transition:transform .25s ease}
.faq details[open] summary::after{transform:rotate(-135deg)}
.faq .a{padding:0 1.6rem 1.5rem;color:var(--t-text);font-size:.96rem;max-width:70ch}

/* ── cta ────────────────────────────────────────── */
.cta{padding:0}
.cta-band{display:grid;grid-template-columns:.42fr .58fr;min-height:236px;background:var(--t-surface-2);border-block:1px solid var(--t-border)}
.cta-art{position:relative;overflow:hidden;min-height:150px}
.cta-art img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:19% 50%}
.cta-art::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,transparent 45%,var(--t-surface-2))}
.cta-copy{display:flex;align-items:center;justify-content:space-between;gap:2rem 3rem;padding:44px clamp(24px,5vw,72px) 44px clamp(8px,2vw,24px);flex-wrap:wrap}
.cta-copy h2{font-size:clamp(1.7rem,1.3rem+1.6vw,2.4rem);margin-bottom:.35rem;max-width:22ch}
.cta-copy p{color:var(--t-muted);max-width:46ch;font-size:.98rem}
.cta-copy .btn{padding:1.05rem 2rem;font-size:.98rem}

/* ── footer ─────────────────────────────────────── */
footer{background:var(--t-brand);color:color-mix(in srgb,var(--t-on-brand) 72%,transparent);padding:68px 0 32px}
.f-grid{display:grid;grid-template-columns:1.4fr .9fr .9fr 1.2fr;gap:2.5rem}
footer .logo{color:var(--t-on-brand);font-size:1.75rem;display:inline-block;margin-bottom:1rem}
footer .about{font-size:.9rem;max-width:34ch}
footer h4{font-family:var(--t-font-body);font-size:.68rem;letter-spacing:.2em;text-transform:uppercase;color:var(--t-on-brand);margin-bottom:1.1rem;font-weight:600}
footer li{margin-bottom:.6rem;font-size:.9rem}
footer li a{transition:color .2s}
footer li a:hover{color:var(--t-on-brand)}
.f-contact li{display:flex;gap:.75rem;align-items:flex-start}
.f-contact svg{width:16px;height:16px;flex:none;margin-top:.22rem;color:var(--t-accent)}
.f-bottom{border-top:1px solid color-mix(in srgb,var(--t-on-brand) 14%,transparent);margin-top:52px;padding-top:24px;display:flex;justify-content:space-between;align-items:center;flex-wrap:wrap;gap:1rem;font-size:.8rem}
.socials{display:flex;gap:.6rem}
.socials a{width:36px;height:36px;border-radius:50%;border:1px solid color-mix(in srgb,var(--t-on-brand) 25%,transparent);display:grid;place-items:center;transition:background-color .2s,border-color .2s}
.socials a:hover{background:color-mix(in srgb,var(--t-on-brand) 12%,transparent);border-color:color-mix(in srgb,var(--t-on-brand) 50%,transparent)}
.socials svg{width:15px;height:15px}

/* ── responsive ─────────────────────────────────── */
@media(max-width:1040px){
  .why .wrap{gap:3rem}
  .t-card{padding:0 1.4rem;grid-template-columns:60px 1fr;gap:1rem}
  .t-card img{width:60px;height:60px}
}
@media(max-width:960px){
  .nav nav{display:none}
  .menu-btn{display:grid}
  .nav.open nav{display:flex;flex-direction:column;align-items:stretch;gap:0;position:absolute;top:100%;left:0;right:0;background:var(--t-surface);border-bottom:1px solid var(--t-border);padding:.6rem 24px 1.2rem;box-shadow:0 30px 50px -30px color-mix(in srgb,var(--t-heading) 50%,transparent)}
  .nav.open nav a{color:var(--t-heading);padding:.85rem 0;border-bottom:1px solid var(--t-border);font-size:1rem}
  .nav.open nav a::after{display:none}
  .nav.open nav a.on{color:var(--t-brand)}
  .nav.open nav .nav-cta{margin-top:1rem;border-radius:calc(var(--t-radius) - 4px);border:0;background:var(--t-brand);color:var(--t-on-brand);text-align:center;justify-content:center;padding:.9rem}
  .nav.open .menu-btn .bars{display:none}
  .nav.open .menu-btn .x{display:block}
  .hero-grid{grid-template-columns:1fr}
  .hero-stats{justify-content:flex-start;gap:1.8rem}
  .search{grid-template-columns:1fr 1fr}
  .search .btn{grid-column:1/-1}
  .l-grid{grid-template-columns:repeat(2,1fr)}
  .why .wrap{grid-template-columns:1fr;gap:3.5rem}
  .portrait{max-width:640px}
  .split,.split.rev{grid-template-columns:1fr;gap:2.4rem}
  .split.rev .split-fig{order:0}
  .split + .split{margin-top:3.5rem}
  .t-grid{grid-template-columns:1fr;gap:2.2rem}
  .t-card{padding:0;border-left:0;grid-template-columns:64px 1fr}
  .t-card+.t-card{padding-top:2.2rem;border-top:1px solid color-mix(in srgb,var(--t-heading) 12%,transparent)}
  .contact-grid{grid-template-columns:1fr;gap:2.6rem}
  .f-grid{grid-template-columns:1fr 1fr}
  .cta-band{grid-template-columns:1fr}
  .cta-art{min-height:140px}
  .cta-art img{object-position:22% 50%}
  .cta-art::after{background:linear-gradient(180deg,transparent 35%,var(--t-surface-2))}
  .cta-copy{padding:8px 24px 44px}
}
@media(max-width:760px){
  .trio{grid-template-columns:1fr}
  .tile{aspect-ratio:2.8/1}
  .coming li{grid-template-columns:1fr;gap:.35rem}
  .coming .cs-pr{grid-row:1;justify-self:start}
}
@media(max-width:640px){
  section{padding:68px 0}
  .hero{padding:132px 0 116px;min-height:min(92vh,760px)}
  .hero-media img{object-position:66% 56%}
  .hero::before{background:linear-gradient(180deg,color-mix(in srgb,var(--t-heading) 62%,transparent) 0%,color-mix(in srgb,var(--t-heading) 14%,transparent) 30%,color-mix(in srgb,var(--t-heading) 48%,transparent) 55%,color-mix(in srgb,var(--t-heading) 88%,transparent) 100%)}
  .hero h1{max-width:none}
  .hero .hide-sm{display:none}
  .hero-stats{gap:1.4rem}
  .hero-stats b{font-size:1.55rem}
  .page-hero{padding:124px 0 64px}
  .search{grid-template-columns:1fr}
  .search-wrap{margin-top:-40px}
  .l-grid{grid-template-columns:1fr}
  .listings{padding-top:64px}
  .head-row{margin-bottom:36px}
  .two{grid-template-columns:1fr}
  .cform .two{grid-template-columns:1fr}
  .f-grid{grid-template-columns:1fr;gap:2rem}
  .f-bottom{flex-direction:column;text-align:center}
  .scroll-hint{display:none}
}
@media(prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  *,*::before,*::after{animation:none!important;transition:none!important}
  .js .rv{opacity:1;transform:none}
}

/* Embedded previews (gallery grid + Borg Studio iframe): reveal-on-scroll
   would otherwise leave content invisible, so force everything shown. */
html.embedded .rv{opacity:1!important;transform:none!important;transition:none!important}