:root{
  --bg:#0c0d0c; --bg2:#141613; --card:#1a1c18; --line:#2b2e28;
  --ink:#f4f1ea; --mute:#a9a79d; --gold:#ffffff; --gold2:#ffffff; --sage:#7f9a78;
  --serif:'Fraunces',Georgia,serif; --sans:'Inter',system-ui,sans-serif;
  --gut:clamp(18px,4vw,56px);
}
*{box-sizing:border-box;margin:0}
html{scroll-behavior:smooth}
body{background:var(--bg);color:var(--ink);font-family:var(--sans);line-height:1.6;overflow-x:hidden;-webkit-font-smoothing:antialiased}
img,video{display:block;max-width:100%}
a{color:inherit}
.wrap{max-width:1240px;margin:0 auto;padding:0 var(--gut)}
.eyebrow{font-size:.74rem;letter-spacing:.28em;text-transform:uppercase;color:var(--gold);font-weight:600}
h1,h2,h3{font-family:var(--serif);font-weight:500;line-height:1.05;letter-spacing:-.01em}
h2{font-size:clamp(2rem,5vw,3.8rem)}
.btn{display:inline-block;padding:15px 30px;border-radius:999px;background:var(--gold);color:#000;font-weight:600;text-decoration:none;font-size:.95rem;border:0;cursor:pointer;transition:background .25s,transform .25s}
.btn:hover{background:#e4e4e4;transform:translateY(-2px)}
.btn.ghost{background:transparent;color:var(--ink);border:1px solid rgba(255,255,255,.35)}
.btn.ghost:hover{background:rgba(255,255,255,.1)}

/* progress bar + nav */
#bar{position:fixed;top:0;left:0;height:3px;width:100%;background:var(--gold);transform-origin:0 50%;transform:scaleX(0);z-index:100}
header.nav{position:fixed;top:0;left:0;right:0;z-index:90;transition:background .35s,backdrop-filter .35s}
header.nav.solid{background:rgba(12,13,12,.82);backdrop-filter:blur(14px)}
.nav .in{display:flex;align-items:center;justify-content:space-between;padding:18px var(--gut);max-width:1400px;margin:0 auto}
.logo{font-family:var(--serif);font-size:1.15rem;white-space:nowrap;text-decoration:none;letter-spacing:.02em}
.logo span{color:var(--gold)}
.nav nav{display:flex;gap:28px;align-items:center}
.nav nav a{text-decoration:none;font-size:.88rem;color:#e9e6dd;opacity:.85}
.nav nav a:hover{opacity:1;color:var(--gold2)}
.nav .call{padding:9px 20px;font-size:.85rem;background:#000;color:#fff;opacity:1;border:1px solid rgba(255,255,255,.55)}
.nav .call:hover{background:#1c1c1c;color:#fff;border-color:#fff;transform:translateY(-2px)}
@media(max-width:820px){.nav nav a:not(.call){display:none}}

/* hero */
.hero{position:relative;height:100svh;min-height:600px;overflow:hidden;display:flex;align-items:flex-end}
.hero video,.hero .poster{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.35) 0%,rgba(0,0,0,0) 30%,rgba(12,13,12,.55) 75%,var(--bg) 100%)}
.hero .copy{position:relative;z-index:2;padding-bottom:clamp(60px,10vh,110px)}
.hero h1{font-size:clamp(2.6rem,8vw,6.4rem);max-width:12ch}
.hero h1 em{font-style:italic;color:var(--gold2)}
.hero p{max-width:46ch;color:#ddd9cf;margin:20px 0 32px;font-size:1.08rem}
.hero .cta{display:flex;gap:14px;flex-wrap:wrap}
.scrollcue{position:absolute;right:var(--gut);bottom:34px;z-index:2;font-size:.7rem;letter-spacing:.3em;text-transform:uppercase;color:#cfcabd;writing-mode:vertical-rl}

/* stats */
.stats{padding:90px 0 60px}
.stats .row{display:grid;grid-template-columns:repeat(4,1fr);gap:clamp(12px,var(--gap,3vw),60px)}
.stat{border-top:1px solid var(--line);padding-top:20px}
.stat b{display:block;font-family:var(--serif);font-weight:500;font-size:clamp(2.2rem,5vw,3.8rem);color:var(--gold2);line-height:1}
.stat span{font-size:.85rem;color:var(--mute);letter-spacing:.04em}
@media(max-width:700px){.stats .row{grid-template-columns:1fr 1fr;gap:28px 18px}}

/* sections */
section{padding:clamp(70px,11vw,150px) 0}
.head{margin-bottom:clamp(36px,5vw,64px)}
.head p{color:var(--mute);max-width:52ch;margin-top:16px}
.spread-h{display:block}

/* about */
.about .grid{display:grid;grid-template-columns:5fr 6fr;gap:clamp(30px,6vw,90px);align-items:center}
.about .photo{border-radius:20px;overflow:hidden;aspect-ratio:4/5;background:var(--card)}
.about .photo img{width:100%;height:112%;object-fit:cover;will-change:transform}
.about h2{margin:14px 0 24px}
.about p{color:#cdc9bf;margin-bottom:16px;font-size:1.05rem}
.about .facts{display:flex;flex-wrap:wrap;gap:10px;margin-top:26px}
.chip{border:1px solid var(--line);border-radius:999px;padding:8px 16px;font-size:.84rem;color:#dcd8cc}
@media(max-width:820px){.about .grid{grid-template-columns:1fr}.about .photo{aspect-ratio:1/1}}

/* listings */
.listings{background:var(--bg2)}
.cards{display:grid;grid-template-columns:repeat(auto-fill,minmax(300px,1fr));gap:clamp(14px,var(--gap,2vw),44px)}
.card{background:var(--card);border-radius:18px;overflow:hidden;border:1px solid var(--line);transition:transform .4s,border-color .4s}
.card:hover{transform:translateY(-6px);border-color:#4a4a3c}
.card .img{aspect-ratio:4/3;background:linear-gradient(160deg,#242820,#171914);position:relative;overflow:hidden}
.card .img img{width:100%;height:100%;object-fit:cover}
.card .img svg{position:absolute;inset:0;margin:auto;width:46%;opacity:.5}
.card .tag{position:absolute;top:14px;left:14px;background:rgba(12,13,12,.78);backdrop-filter:blur(8px);padding:5px 12px;border-radius:999px;font-size:.72rem;letter-spacing:.1em;text-transform:uppercase;color:var(--gold2)}
.card .uc{position:absolute;top:14px;right:14px;background:var(--gold2);color:#0c0d0c;padding:5px 12px;border-radius:999px;font-size:.72rem;font-weight:600;letter-spacing:.1em;text-transform:uppercase;box-shadow:0 4px 14px rgba(0,0,0,.35)}
.card .illus,.pm-hero.is-illus::before{position:absolute;left:12px;bottom:10px;z-index:2;background:rgba(12,13,12,.6);padding:3px 9px;border-radius:999px;font-size:.66rem;letter-spacing:.06em;color:#e8e4d9}
.pm-hero.is-illus::before{content:"Illustration, not the actual home"}
.card .body{padding:20px 22px 24px}
.card .price{font-family:var(--serif);font-size:1.7rem}
.card .addr{color:var(--mute);font-size:.92rem;margin:2px 0 14px}
.card .meta{display:flex;gap:16px;font-size:.84rem;color:#d3cfc4;flex-wrap:wrap}
.card .card-view{display:block;width:100%;margin-top:18px;padding:12px 20px;font-size:.88rem}
.sample-note{margin-top:30px;font-size:.8rem;color:var(--mute)}
.empty{color:var(--mute);padding:30px;border:1px dashed var(--line);border-radius:16px}

/* statement band */
.statement{position:relative;overflow:hidden;padding:clamp(90px,12vw,170px) 0;text-align:center;border-block:1px solid var(--line)}
.statement::before{content:"";position:absolute;inset:0;z-index:1;background:rgba(12,13,12,.62)}
.statement .wrap{position:relative;z-index:2}
.statement .rule{display:block;width:64px;height:2px;background:var(--gold);margin:0 auto 30px}
.statement .big{font-family:var(--serif);font-size:clamp(2rem,6vw,4.4rem);line-height:1.1;font-weight:500}
.statement .big span{display:inline-block}
.statement .big span+span{color:var(--gold2);font-style:italic}
.statement .sub{color:var(--mute);margin-top:22px;max-width:46ch;margin-inline:auto}

/* family business: full-bleed photo */
.dad{position:relative;overflow:hidden;padding:clamp(90px,13vw,170px) 0}
.bg{position:absolute;inset:-8% 0;background-size:cover;background-position:center;will-change:transform}
.dad::before{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(90deg,rgba(12,13,12,.88) 0%,rgba(12,13,12,.58) 42%,rgba(12,13,12,.12) 100%)}
.dad .dad-in{position:relative;z-index:2;display:grid;grid-template-columns:1.1fr .9fr;gap:clamp(30px,6vw,90px);align-items:center}
.dad h2{font-size:clamp(2rem,4.4vw,3.4rem);margin:14px 0 18px;max-width:16ch}
.dad .copy .lede{color:#e3dfd4;margin-bottom:30px;max-width:46ch;font-size:1.05rem}
.dad .copy strong{color:var(--gold2);font-weight:600}
.svc{list-style:none;padding:0;display:grid;gap:14px}
.svc li{display:flex;gap:18px;align-items:center;padding:20px 24px;border-radius:16px;background:rgba(20,22,19,.62);backdrop-filter:blur(12px);border:1px solid rgba(255,255,255,.12)}
.svc b{font-family:var(--serif);font-weight:400;font-size:1.5rem;color:var(--gold)}
.svc h3{font-size:1.25rem;margin-bottom:2px}
.svc span{font-size:.86rem;color:#bdb9ad}
@media(max-width:820px){.dad .dad-in{grid-template-columns:1fr}.dad::before{background:rgba(12,13,12,.78)}}

/* contact */
.contact .box{max-width:760px;margin:0 auto;text-align:center}
.contact h2{margin:12px 0 14px}
.contact p{color:var(--mute)}
form{display:grid;gap:14px;margin-top:34px;text-align:left}
form .two{display:grid;grid-template-columns:1fr 1fr;gap:14px}
@media(max-width:600px){form .two{grid-template-columns:1fr}}
input,select,textarea{width:100%;background:var(--card);border:1px solid var(--line);color:var(--ink);padding:15px 18px;border-radius:12px;font:inherit}
input:focus,select:focus,textarea:focus{outline:2px solid var(--gold);border-color:transparent}
textarea{min-height:120px;resize:vertical}
.hp{position:absolute;left:-9999px}
.msg{min-height:1.4em;font-size:.9rem;color:var(--gold2)}
.direct{margin-top:30px;display:flex;gap:26px;justify-content:center;flex-wrap:wrap;font-size:.95rem}
.direct a{text-decoration:none;color:var(--gold2)}

footer{border-top:1px solid var(--line);padding:46px 0 38px;color:var(--mute);font-size:.86rem}
footer .row{display:flex;justify-content:space-between;gap:20px;flex-wrap:wrap;align-items:center}
.credit{display:inline-flex;gap:8px;align-items:center;padding:10px 18px;border:1px solid var(--line);border-radius:999px;text-decoration:none;color:var(--ink);transition:border-color .25s,color .25s}
.credit:hover{border-color:var(--gold);color:var(--gold2)}
.credit b{color:var(--gold)}
.fine{margin-top:22px;font-size:.76rem;opacity:.7}

/* scroll reveal (no hold/hover-driven animation: everything below fires from scroll position) */
.rv{opacity:0;transition:opacity .9s cubic-bezier(.2,.7,.2,1),transform 1s cubic-bezier(.2,.7,.2,1);transition-delay:var(--d,0s)}
.rv.up{transform:translateY(60px)}
.rv.left{transform:translateX(-14vw)}
.rv.right{transform:translateX(14vw)}
.rv.zoom{transform:scale(.86)}
.rv.in{opacity:1;transform:none}
@media(prefers-reduced-motion:reduce){
  .rv{opacity:1;transform:none;transition:none}
  html{scroll-behavior:auto}
}

/* listing section headers */
.lhead{display:flex;justify-content:space-between;align-items:flex-end;gap:30px;flex-wrap:wrap;padding-bottom:30px;margin-bottom:clamp(28px,4vw,48px);border-bottom:1px solid var(--line)}
.lhead h2{margin:10px 0 12px}
.lhead h2 em{font-style:italic;color:var(--gold2)}
.lhead p:not(.eyebrow){color:var(--mute);max-width:48ch}
.lstat{display:grid;grid-template-columns:auto 1fr;column-gap:14px;align-items:baseline;padding:18px 24px;border:1px solid var(--line);border-radius:16px;background:rgba(255,255,255,.02)}
.lstat b{font-family:var(--serif);font-weight:500;font-size:3rem;line-height:1;color:var(--gold2)}
.lstat span{font-size:.85rem;color:var(--mute);letter-spacing:.06em;text-transform:uppercase}
.lstat a{grid-column:1/-1;margin-top:10px;font-size:.84rem;color:var(--ink);text-decoration:none;border-top:1px solid var(--line);padding-top:10px}
.lstat a:hover{color:var(--gold2)}

.lhead{align-items:center;border-bottom:0;padding-bottom:0}
.lhead>div:first-child{flex:1 1 360px}
.lpic{position:relative;flex:0 1 460px;margin:0;border-radius:20px;overflow:hidden;aspect-ratio:16/10;border:1px solid var(--line)}
.lpic img{width:100%;height:100%;object-fit:cover}
.lpic::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,transparent 55%,rgba(12,13,12,.8))}
.lpic figcaption{position:absolute;left:18px;bottom:14px;z-index:2;display:flex;align-items:baseline;gap:10px}
.lpic b{font-family:var(--serif);font-weight:500;font-size:2.6rem;line-height:1;color:var(--gold2)}
.lpic span{font-size:.8rem;letter-spacing:.1em;text-transform:uppercase;color:#e8e4d9}
@media(max-width:820px){.lpic{flex-basis:100%}}

.dad .bg{background-position:60% 55%}

/* clearer statement band photo */
.statement::before{background:radial-gradient(ellipse at center,rgba(12,13,12,.5) 0%,rgba(12,13,12,.22) 70%)}
.statement .big,.statement .sub{text-shadow:0 2px 18px rgba(0,0,0,.55)}
.statement .sub{color:#e6e2d7}

.bg .bgvid{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
@media(prefers-reduced-motion:reduce){.bg .bgvid{display:none}}

/* property detail modal */
body.modal-open{overflow:hidden}
.pmodal{position:fixed;inset:0;z-index:200;display:none;align-items:center;justify-content:center;padding:0}
.pmodal.open{display:flex}
.pm-backdrop{position:absolute;inset:0;background:rgba(8,9,8,.74);backdrop-filter:blur(6px)}
.pm-dialog{position:relative;z-index:1;width:100%;height:100%;max-height:100vh;overflow-y:auto;background:var(--bg2);outline:none;
  opacity:0;transform:translateY(18px) scale(.99);transition:opacity .3s ease,transform .3s ease}
.pmodal.open .pm-dialog{opacity:1;transform:none}
@media(min-width:720px){
  .pmodal{padding:28px}
  .pm-dialog{width:100%;max-width:1180px;height:auto;max-height:92vh;border:1px solid var(--line);border-radius:22px;box-shadow:0 30px 80px rgba(0,0,0,.55)}
}

.pm-x{position:absolute;top:14px;right:14px;z-index:3;width:44px;height:44px;min-height:44px;border-radius:999px;border:1px solid var(--line);background:rgba(12,13,12,.65);color:var(--ink);font-size:1.5rem;line-height:1;display:flex;align-items:center;justify-content:center;cursor:pointer}
.pm-x:hover{border-color:var(--gold);color:var(--gold2)}
.pm-x-desktop{display:none}
.pm-mobilehead{display:flex;align-items:center;gap:12px;padding:12px 14px;position:sticky;top:0;z-index:2;background:rgba(20,22,19,.94);backdrop-filter:blur(10px);border-bottom:1px solid var(--line)}
.pm-mobilehead .pm-tag-mobile{font-size:.66rem;letter-spacing:.1em;text-transform:uppercase;color:var(--gold2);border:1px solid var(--line);padding:4px 10px;border-radius:999px;white-space:nowrap;flex-shrink:0}
.pm-mobilehead .pm-addr-short{flex:1;font-size:.86rem;color:var(--mute);overflow:hidden;text-overflow:ellipsis;white-space:nowrap}
.pm-mobilehead .pm-x{position:static;width:40px;height:40px;min-height:40px;flex-shrink:0}

.pm-grid{display:grid;grid-template-columns:minmax(0,1fr)}
.pm-media{padding:16px}
.pm-hero{position:relative;aspect-ratio:4/3;border-radius:16px;overflow:hidden;background:linear-gradient(160deg,#242820,#171914)}
.pm-hero.is-empty::after{content:"Photo coming soon";position:absolute;inset:0;display:flex;align-items:center;justify-content:center;color:var(--mute);font-size:.9rem;text-align:center;padding:0 20px}
.pm-hero-img{width:100%;height:100%;object-fit:cover}
.pm-tag-hero{position:absolute;top:14px;left:14px;background:rgba(12,13,12,.78);backdrop-filter:blur(8px);padding:5px 12px;border-radius:999px;font-size:.72rem;letter-spacing:.1em;text-transform:uppercase;color:var(--gold2)}
.pm-tag-hero:empty{display:none}
.pm-arrow{position:absolute;top:50%;transform:translateY(-50%);width:44px;height:44px;border-radius:999px;border:1px solid rgba(255,255,255,.25);background:rgba(12,13,12,.55);color:#fff;font-size:1.5rem;display:flex;align-items:center;justify-content:center;cursor:pointer}
.pm-arrow:hover{background:var(--gold);color:#000;border-color:transparent}
.pm-prev{left:12px}.pm-next{right:12px}
.pm-thumbs{display:flex;gap:10px;margin-top:12px;overflow-x:auto;padding-bottom:4px;-webkit-overflow-scrolling:touch}
.pm-thumb{flex:0 0 72px;width:72px;height:56px;border-radius:10px;overflow:hidden;border:2px solid transparent;padding:0;cursor:pointer;background:var(--card)}
.pm-thumb img{width:100%;height:100%;object-fit:cover;display:block}
.pm-thumb.active{border-color:var(--gold)}

.pm-overview{padding:4px 16px 16px}
.pm-eyebrow{font-size:.72rem;letter-spacing:.22em;text-transform:uppercase;color:var(--gold);font-weight:600}
.pm-addr{font-family:var(--serif);font-weight:500;font-size:clamp(1.25rem,4vw,1.7rem);margin:8px 0 6px}
.pm-price{font-family:var(--serif);font-weight:500;font-size:clamp(1.7rem,5vw,2.3rem);color:var(--gold2);margin-bottom:16px}
.pm-stats{display:grid;grid-template-columns:repeat(2,1fr);gap:10px;margin-bottom:18px}
.pm-stat{border:1px solid var(--line);border-radius:14px;padding:14px;background:var(--card);text-align:center}
.pm-stat b{display:block;font-family:var(--serif);font-weight:500;font-size:1.25rem;color:var(--gold2)}
.pm-stat span{font-size:.7rem;letter-spacing:.08em;text-transform:uppercase;color:var(--mute)}
.pm-actions{display:grid;gap:10px;margin-bottom:18px}
.pm-actions .btn{min-height:44px;text-align:center}
.pm-tour.is-disabled{opacity:.45;cursor:not-allowed}
.pm-map{border-radius:14px;overflow:hidden;border:1px solid var(--line);aspect-ratio:16/9}
.pm-map iframe{width:100%;height:100%;border:0}

.pm-contact{padding:0 16px 20px}
.pm-contact-box{background:var(--card);border:1px solid var(--line);border-radius:16px;padding:18px}
.pm-contact h4{font-family:var(--serif);font-weight:500;font-size:1.1rem;margin-bottom:12px}
.pm-form{display:grid;gap:12px}
.pm-form input,.pm-form textarea{width:100%;background:var(--bg);border:1px solid var(--line);color:var(--ink);padding:13px 16px;border-radius:12px;font:inherit}
.pm-form input:focus,.pm-form textarea:focus{outline:2px solid var(--gold);border-color:transparent}
.pm-form textarea{min-height:90px;resize:vertical}
.pm-form .btn{min-height:44px}
.pm-msg{min-height:1.3em;font-size:.85rem;color:var(--gold2)}

@media(min-width:900px){
  .pm-x-desktop{display:flex}
  .pm-mobilehead{display:none}
  .pm-grid{grid-template-columns:minmax(0,1.05fr) minmax(0,1fr) minmax(0,.85fr)}
  .pm-media{padding:28px 0 28px 28px}
  .pm-overview{padding:28px 24px;border-left:1px solid var(--line)}
  .pm-contact{padding:28px 28px 28px 0}
  .pm-stats{grid-template-columns:repeat(4,1fr)}
  .pm-actions{grid-auto-flow:column;grid-template-columns:1fr 1fr}
}

/* ===== phones only (700px and narrower). iPad / laptop / desktop are untouched ===== */
@media(max-width:700px){
  /* no sideways sliding: clip anything wider than the screen, and reveal upward instead of from the sides */
  html,body{overflow-x:hidden;overflow-x:clip}
  body{position:relative}
  .rv.left,.rv.right{transform:translateY(36px)}
  .rv.in{transform:none}

  section{padding:64px 0}
  h2{font-size:clamp(1.9rem,8.4vw,2.4rem)}

  /* nav */
  .nav .in{padding:14px var(--gut);gap:12px}
  .logo{font-size:1rem;white-space:normal;line-height:1.15}
  .nav .call{padding:9px 16px;font-size:.82rem;white-space:nowrap}

  /* hero */
  .hero{min-height:560px}
  .hero .copy{padding-bottom:56px}
  .hero .eyebrow{font-size:.66rem;letter-spacing:.2em}
  .hero h1{font-size:clamp(2.4rem,11vw,3.2rem)}
  .hero p{font-size:1rem;margin:16px 0 26px}
  .hero .cta{flex-direction:column;gap:12px}
  .hero .cta .btn{width:100%;text-align:center}
  .scrollcue{display:none}

  /* about */
  .about{padding-bottom:28px}
  .about .grid{gap:28px}
  .about .photo{aspect-ratio:4/5;max-height:72svh}
  .about .photo img{height:100%;transform:none!important}
  .about h2{margin:10px 0 18px}
  .about p{font-size:1rem}
  .about .facts{gap:8px;margin-top:20px}
  .chip{padding:7px 13px;font-size:.8rem}

  /* stats */
  .stats{padding:40px 0 16px}
  .stat b{font-size:2.3rem}

  /* listings */
  .lhead{gap:20px}
  .lhead>div:first-child{flex-basis:100%}
  .lpic b{font-size:2.2rem}
  .cards{grid-template-columns:minmax(0,1fr);gap:18px}
  .card:hover{transform:none}
  .card .body{padding:18px 18px 20px}
  .card .price{font-size:1.55rem}
  .card .card-view{min-height:46px}
  .card .tag,.card .uc{top:12px;font-size:.66rem;padding:5px 10px}
  .card .tag{left:12px}.card .uc{right:12px}

  /* statement band */
  .statement{padding:84px 0}
  .statement .big{font-size:clamp(1.9rem,9vw,2.5rem)}

  /* build section */
  .dad{padding:72px 0}
  .dad .copy .btn{width:100%;text-align:center}
  .svc li{padding:16px 18px;gap:14px}
  .svc h3{font-size:1.1rem}

  /* contact + footer */
  .contact h2{font-size:clamp(1.8rem,8vw,2.3rem)}
  input,select,textarea{font-size:16px} /* stops iPhone zooming in on tap */
  .direct{gap:14px 22px}
  footer .row{flex-direction:column;align-items:flex-start}

  /* property popup: keep everything inside the screen */
  .pm-grid{grid-template-columns:minmax(0,1fr)}
  .pm-media,.pm-overview,.pm-contact{min-width:0}
  .pm-thumbs{scroll-snap-type:x proximity}
  .pm-thumb{scroll-snap-align:start}
  .pm-arrow{width:40px;height:40px;background:rgba(12,13,12,.6)}
  .pm-form input,.pm-form textarea{font-size:16px}
}

/* ===== about page (about.html) + "full story" button on the homepage ===== */
.about .more{margin-top:26px}
.about-page header.nav{background:rgba(12,13,12,.82);backdrop-filter:blur(14px)}
.ap-hero{padding:clamp(120px,14vw,170px) 0 clamp(50px,7vw,90px)}
.ap-back{display:inline-block;margin-bottom:34px;font-size:.88rem;color:var(--mute);text-decoration:none}
.ap-back:hover{color:var(--gold2)}
.ap-hero-grid{display:grid;grid-template-columns:7fr 5fr;gap:clamp(30px,6vw,90px);align-items:center}
.ap-hero h1{font-size:clamp(2.8rem,7vw,5.6rem);margin:16px 0 24px}
.ap-hero h1 em{font-style:italic;color:var(--gold2)}
.ap-lede{color:#d6d2c7;font-size:1.12rem;max-width:52ch}
.ap-hero-cta{display:flex;gap:14px;flex-wrap:wrap;margin-top:32px}
.ap-portrait{border-radius:22px;overflow:hidden;aspect-ratio:4/5;border:1px solid var(--line)}
.ap-portrait img{width:100%;height:100%;object-fit:cover}
.ap-stats{padding:20px 0 40px}
.ap-narrow{max-width:820px}
.ap-story{padding-top:clamp(50px,7vw,90px)}
.ap-chapter{margin-bottom:clamp(60px,8vw,100px)}
.ap-chapter h2{font-size:clamp(1.9rem,4.4vw,3rem);margin:14px 0 22px}
.ap-chapter h2 em,.ap-why h2 em{font-style:italic;color:var(--gold2)}
.ap-chapter p:not(.eyebrow){color:#cdc9bf;font-size:1.06rem;margin-bottom:18px}
.ap-photo{margin:0 0 clamp(60px,8vw,100px);border-radius:20px;overflow:hidden;border:1px solid var(--line)}
.ap-photo img{width:100%;aspect-ratio:16/9;object-fit:cover}
.ap-photo figcaption{padding:14px 18px;font-size:.84rem;color:var(--mute);background:var(--card)}
.ap-list{list-style:none;padding:0;display:grid;grid-template-columns:1fr 1fr;gap:12px;margin:8px 0 24px}
.ap-list li{border:1px solid var(--line);border-radius:16px;padding:18px 20px;background:var(--card)}
.ap-list b{display:block;font-family:var(--serif);font-weight:500;font-size:1.6rem;color:var(--gold2);line-height:1.1;margin-bottom:6px}
.ap-list span{font-size:.88rem;color:var(--mute)}
.fill{background:rgba(255,255,255,.08);border:1px dashed var(--gold);color:var(--gold2);border-radius:8px;padding:2px 8px;font-size:.92em;-webkit-box-decoration-break:clone;box-decoration-break:clone}
.ap-why{background:var(--bg2)}
.ap-cards{display:grid;grid-template-columns:repeat(4,1fr);gap:18px}
.ap-card{border:1px solid var(--line);border-radius:18px;padding:26px 24px;background:var(--card)}
.ap-card b{font-family:var(--serif);font-weight:400;font-size:1.5rem;color:var(--gold)}
.ap-card h3{font-size:1.3rem;margin:12px 0 10px}
.ap-card p{font-size:.92rem;color:var(--mute)}
.ap-quote{text-align:center}
.ap-quote .rule{display:block;width:64px;height:2px;background:var(--gold);margin:0 auto 30px}
.ap-quote .big{font-family:var(--serif);font-size:clamp(1.6rem,3.6vw,2.6rem);line-height:1.25;font-weight:500}
.ap-sig{margin-top:22px;color:var(--gold);letter-spacing:.2em;text-transform:uppercase;font-size:.8rem;font-weight:600}
@media(max-width:1000px){.ap-cards{grid-template-columns:1fr 1fr}}
@media(max-width:820px){.ap-hero-grid{grid-template-columns:1fr}.ap-portrait{max-width:440px}}
@media(max-width:700px){
  .about .more{width:100%;text-align:center}
  .ap-hero{padding:100px 0 30px}
  .ap-back{margin-bottom:22px}
  .ap-hero h1{font-size:clamp(2.4rem,11vw,3.2rem)}
  .ap-lede{font-size:1rem}
  .ap-hero-cta{flex-direction:column}
  .ap-hero-cta .btn{width:100%;text-align:center}
  .ap-portrait{max-width:none}
  .ap-chapter p:not(.eyebrow){font-size:1rem}
  .ap-list{grid-template-columns:1fr}
  .ap-cards{grid-template-columns:1fr}
}

/* ===== open houses ===== */
.openhouse{padding-top:clamp(36px,5vw,70px)}
.oh-head{display:flex;justify-content:space-between;align-items:flex-end;gap:20px 40px;flex-wrap:wrap;margin-bottom:clamp(28px,4vw,48px)}
.oh-head h2{margin:10px 0 0}
.oh-head h2 em{font-style:italic;color:var(--gold2)}
.oh-head>p{color:var(--mute);max-width:40ch}
#oh-list{display:grid;gap:clamp(18px,2.4vw,30px)}
.oh{display:grid;grid-template-columns:1.15fr 1fr;background:var(--card);border:1px solid var(--line);border-radius:22px;overflow:hidden}
.oh-media{padding:14px;display:grid;gap:10px;align-content:start}
.oh-photo{position:relative;display:block;width:100%;padding:0;border:0;border-radius:14px;overflow:hidden;aspect-ratio:4/3;background:linear-gradient(160deg,#242820,#171914);cursor:pointer}
.oh-photo img{width:100%;height:100%;object-fit:cover;transition:transform .8s cubic-bezier(.2,.7,.2,1)}
.oh-photo:hover img{transform:scale(1.03)}
.oh-photo svg{position:absolute;inset:0;margin:auto;width:40%;opacity:.5}
.oh-badge{position:absolute;top:14px;left:14px;background:var(--gold2);color:#0c0d0c;padding:6px 13px;border-radius:999px;font-size:.72rem;font-weight:600;letter-spacing:.12em;text-transform:uppercase;box-shadow:0 4px 14px rgba(0,0,0,.35)}
.oh-count{position:absolute;right:14px;bottom:14px;background:rgba(12,13,12,.72);backdrop-filter:blur(8px);color:#e8e4d9;padding:5px 12px;border-radius:999px;font-size:.76rem}
.oh-thumbs{display:grid;grid-template-columns:repeat(4,1fr);gap:10px}
.oh-thumb{position:relative;padding:0;border:0;border-radius:10px;overflow:hidden;aspect-ratio:4/3;cursor:pointer;background:var(--bg)}
.oh-thumb img{width:100%;height:100%;object-fit:cover;transition:opacity .3s}
.oh-thumb:hover img{opacity:.8}
.oh-thumb span{position:absolute;inset:0;display:flex;align-items:center;justify-content:center;background:rgba(12,13,12,.6);color:var(--ink);font-family:var(--serif);font-size:1.3rem}
.oh-info{padding:clamp(22px,3vw,40px);display:flex;flex-direction:column;border-left:1px solid var(--line)}
.oh-session{display:grid;grid-template-columns:auto 1fr auto;gap:16px;align-items:center;padding:0 0 16px;margin-bottom:16px;border-bottom:1px solid var(--line)}
.oh-cal{width:64px;border-radius:14px;overflow:hidden;text-align:center;border:1px solid rgba(255,255,255,.4);background:rgba(255,255,255,.06)}
.oh-cal span{display:block;font-size:.62rem;letter-spacing:.16em;text-transform:uppercase;color:var(--gold2);padding:4px 0}
.oh-cal span:first-child{background:var(--gold);color:#000;font-weight:600}
.oh-cal b{display:block;font-family:var(--serif);font-weight:500;font-size:1.7rem;line-height:1.1;color:var(--ink)}
.oh-when b{display:block;font-family:var(--serif);font-weight:500;font-size:1.15rem}
.oh-when span{font-size:.92rem;color:var(--gold2)}
.oh-ics{font-size:.8rem;color:var(--mute);text-decoration:none;border:1px solid var(--line);border-radius:999px;padding:7px 13px;white-space:nowrap}
.oh-ics:hover{color:var(--gold2);border-color:var(--gold)}
.oh-addr{font-size:clamp(1.4rem,2.4vw,1.9rem);margin:6px 0 6px}
.oh-price{font-family:var(--serif);font-size:1.6rem;color:var(--gold2)}
.oh-meta{display:flex;gap:16px;flex-wrap:wrap;font-size:.86rem;color:#d3cfc4;margin-top:10px}
.oh-note{color:var(--mute);font-size:.95rem;margin-top:14px}
.oh-actions{display:grid;grid-template-columns:1fr 1fr;gap:10px;margin-top:auto;padding-top:24px}
.oh-actions .btn{text-align:center;padding:13px 20px}
.oh-more{margin-top:14px;align-self:flex-start;background:none;border:0;padding:4px 0;color:var(--ink);font:inherit;font-size:.9rem;cursor:pointer;border-bottom:1px solid var(--line)}
.oh-more:hover{color:var(--gold2);border-color:var(--gold)}
.oh-empty{display:flex;flex-direction:column;gap:6px;padding:34px;border:1px dashed var(--line);border-radius:18px;color:var(--mute)}
.oh-empty b{font-family:var(--serif);font-weight:500;font-size:1.3rem;color:var(--ink)}
.oh-empty a{color:var(--gold2)}
@media(max-width:900px){.oh{grid-template-columns:1fr}.oh-info{border-left:0;border-top:1px solid var(--line)}}
@media(max-width:700px){
  .oh-head{margin-bottom:24px}
  .oh-media{padding:10px;gap:8px}
  .oh-thumbs{gap:8px}
  .oh-info{padding:20px 18px 22px}
  .oh-session{grid-template-columns:auto 1fr;gap:14px}
  .oh-ics{grid-column:1/-1;text-align:center;padding:10px}
  .oh-actions .btn{min-height:46px}
}

/* property popup on laptops/desktops: give the photos most of the width */
@media(min-width:1100px){
  .pm-dialog{max-width:1340px}
  .pm-grid{grid-template-columns:minmax(0,1.9fr) minmax(0,1fr) minmax(0,.9fr)}
  .pm-stats{grid-template-columns:repeat(2,1fr)}
  .pm-actions{grid-auto-flow:row;grid-template-columns:1fr}
  .pm-thumb{flex-basis:84px;width:84px;height:64px}
}