/* Middleton Street Property Management theme styles */
:root{
  --navy:#2A3F5A; --deep:#1C2B40; --ink:#22272E; --muted:#545B63;
  --tan:#F5F1E8; --white:#fff; --line:#E2DACB; --line2:#D8CFBE; --line3:#EEE8DC;
  --gold:#C9A245; --gold-hdr:#D6B45E; --gold-h:#B89035; --gold-ink:#86680F; --gold-ink-h:#6E550B; --gold-lt:#E2BF7F;
  --focus:#C99A45; --on-navy:#EDE8DE; --on-navy2:#DCE2EA;
  --ease:cubic-bezier(.4,0,.2,1);
  --serif:Newsreader,Georgia,serif; --sans:Jost,system-ui,sans-serif;
  --pad-x:clamp(20px,4vw,48px); --max:1320px;
  --hdr-full:136px; --hdr-slim:72px;
}
@media (max-width:767px){:root{--hdr-full:72px;--hdr-slim:56px}}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%}
body{margin:0;background:var(--tan);color:var(--ink);font-family:var(--sans);font-size:17px;line-height:1.6;-webkit-font-smoothing:antialiased}
img{max-width:100%;height:auto}
a{color:var(--navy)}
a:hover{color:var(--deep)}
a:focus-visible,button:focus-visible,input:focus-visible,textarea:focus-visible,select:focus-visible{outline:3px solid var(--focus);outline-offset:2px}
.sr-only,.screen-reader-text{position:absolute!important;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap;border:0;padding:0;margin:-1px}
.wrap{max-width:var(--max);margin:0 auto}
.ic{flex:none;display:block}
.serif{font-family:var(--serif);font-weight:400}

/* Buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:10px;min-height:50px;padding:0 24px;border-radius:8px;font:600 16px/1.2 var(--sans);text-decoration:none;cursor:pointer;border:0;transition:background-color .3s var(--ease),color .3s var(--ease)}
.btn--gold{background:var(--gold);color:var(--deep)}
.btn--gold:hover{background:var(--gold-h);color:var(--deep)}
.btn--outline{background:transparent;border:1.5px solid var(--navy);color:var(--navy)}
.btn--outline:hover{background:var(--navy);color:#fff}
.btn--ghost-light{border:1.5px solid rgba(255,255,255,.6);color:#fff;background:transparent;font-weight:500}
.btn--ghost-light:hover{background:#fff;color:var(--navy)}
.tlink{display:inline-flex;align-items:center;gap:10px;min-height:44px;color:var(--navy);font-weight:600;text-underline-offset:4px}
.tlink:hover{color:var(--gold-ink)}
.tlink--gold{color:var(--gold-ink)}
.tlink--gold:hover{color:var(--gold-ink-h)}
.cta-row{display:flex;flex-wrap:wrap;align-items:center;gap:14px 28px}
.eyebrow{font-size:13px;font-weight:600;letter-spacing:.16em;text-transform:uppercase}
.h2{margin:0;font-family:var(--serif);font-weight:400;font-size:clamp(32px,3.4vw,46px);line-height:1.1;color:var(--navy);text-wrap:balance}
.stars{display:flex;gap:2px}
.stars--lg{gap:4px}
.star{position:relative;display:block}
.star__fill{position:absolute;inset:0;overflow:hidden}

/* Skip link */
.skip-link{position:fixed;left:8px;top:-60px;z-index:100;background:var(--gold);color:var(--deep);padding:12px 16px;font-weight:600;text-decoration:none;border-radius:8px}
.skip-link:focus{top:8px}

/* ---------- Header ---------- */
.site-header{position:fixed;top:0;left:0;right:0;z-index:50;background:transparent;color:#fff;transition:background-color .3s var(--ease),box-shadow .3s var(--ease),color .3s var(--ease)}
.admin-bar .site-header{top:32px}
@media (max-width:782px){.admin-bar .site-header{top:46px}}
.site-header.is-slim{background:rgba(255,255,255,.96);box-shadow:0 6px 24px rgba(28,43,64,.10);-webkit-backdrop-filter:blur(10px);backdrop-filter:blur(10px);color:var(--ink)}
.site-header__inner{max-width:1360px;margin:0 auto;padding:22px clamp(16px,4vw,48px);display:flex;align-items:center;justify-content:space-between;gap:20px;transition:padding .3s var(--ease)}
.is-slim .site-header__inner{padding-top:10px;padding-bottom:10px}
.site-logo{display:flex;flex:0 1 auto;min-width:0}
.site-logo img{height:92px;width:auto;max-width:100%;object-fit:contain;object-position:left center;display:block;filter:brightness(0) invert(1);transition:height .3s var(--ease),filter .3s var(--ease)}
.is-slim .site-logo img{height:52px;filter:none}
.site-header__right{display:flex;align-items:center;gap:clamp(8px,2vw,28px);flex:none}
.hdr-swap{display:grid;align-items:center;justify-items:end}
.quick-links{grid-area:1/1;display:none;align-items:center;gap:24px;transition:opacity .3s var(--ease),visibility .3s}
.quick-links ul{display:flex;gap:24px;list-style:none;margin:0;padding:0}
.quick-links a{display:inline-flex;align-items:center;min-height:44px;font-size:13px;font-weight:500;letter-spacing:.16em;text-transform:uppercase;color:inherit;text-decoration:none}
.quick-links a:hover{color:var(--focus)}
@media (min-width:1240px){.quick-links{display:flex}}
.is-slim .quick-links{opacity:0;visibility:hidden}
.hdr-cta{grid-area:1/1;min-height:44px;padding:0 20px;font-size:15px;white-space:nowrap;opacity:0;visibility:hidden;transition:opacity .3s var(--ease),visibility .3s,background-color .3s var(--ease)}
html:not(.has-morph) .is-slim .hdr-cta{opacity:1;visibility:visible}
.hdr-phone{display:inline-flex;align-items:center;gap:8px;min-height:44px;color:inherit;text-decoration:none;font-size:17px;font-weight:500;white-space:nowrap}
.hdr-phone:hover,.menu-btn:hover{color:var(--focus)}
.hdr-phone-icon{display:none;align-items:center;justify-content:center;width:44px;height:44px;color:inherit;border:1px solid rgba(255,255,255,.5);border-radius:50%}
.is-slim .hdr-phone-icon{border-color:var(--line2)}
.menu-btn{display:inline-flex;align-items:center;gap:10px;min-height:44px;padding:0 4px;background:none;border:0;color:inherit;font:500 15px var(--sans);letter-spacing:.16em;cursor:pointer}
.site-header__line{position:absolute;left:0;right:0;bottom:0;height:1px;background:rgba(255,255,255,.35);transition:background-color .3s ease}
.is-slim .site-header__line{background:var(--line)}
@media (max-width:767px){
  .site-header__inner{padding-top:12px;padding-bottom:12px}
  .is-slim .site-header__inner{padding-top:8px;padding-bottom:8px}
  .site-logo img{height:48px}
  .is-slim .site-logo img{height:40px}
  .hdr-swap,.hdr-phone{display:none}
  .hdr-phone-icon{display:inline-flex}
  .menu-btn{letter-spacing:.08em}
}
/* Pages without hero: header always slim, content offset */
body.no-hero{padding-top:var(--hdr-slim)}

/* Ghost morph button */
.ghost-btn{position:fixed;left:0;top:0;z-index:52;opacity:0;pointer-events:none;display:block;padding:0;border:0;border-radius:8px;background:var(--ghost-bg,var(--gold));color:var(--deep);font:600 16px var(--sans);cursor:pointer;overflow:hidden;white-space:nowrap;will-change:transform,width,height}
.ghost-btn:hover{background:var(--gold-h)}
.ghost-btn span{position:absolute;inset:0;display:flex;align-items:center;justify-content:center;gap:10px}
.ghost-btn [data-g-short]{font-size:15px;opacity:0}


/* ---------- Menu panel ---------- */
.menu-overlay{position:fixed;inset:0;z-index:60;background:rgba(18,28,42,.5);opacity:0;visibility:hidden;transition:opacity .45s var(--ease),visibility .45s}
.site-menu{position:fixed;top:0;right:0;bottom:0;z-index:61;width:min(640px,92vw);background:var(--tan);transform:translateX(100%);visibility:hidden;transition:transform .5s var(--ease),visibility .5s;display:flex;flex-direction:column;overflow-y:auto;overscroll-behavior:contain;box-shadow:-20px 0 60px rgba(18,28,42,.18)}
@media (max-width:767px){.site-menu{width:100vw}}
.admin-bar .site-menu{top:32px}
.menu-open .menu-overlay{opacity:1;visibility:visible}
.menu-open .site-menu{transform:none;visibility:visible}
.site-menu__top{position:sticky;top:0;z-index:1;background:var(--tan);display:flex;align-items:center;justify-content:space-between;padding:14px clamp(20px,4vw,40px);border-bottom:1px solid var(--line)}
.site-menu__top .eyebrow{color:var(--muted)}
.menu-close{display:inline-flex;align-items:center;justify-content:center;width:48px;height:48px;background:none;border:1px solid var(--line2);border-radius:50%;color:var(--ink);cursor:pointer}
.menu-close:hover{background:#fff}
.menu-groups{padding:28px clamp(20px,4vw,40px) 8px;display:grid;grid-template-columns:repeat(auto-fill,minmax(220px,1fr));gap:28px 32px}
.menu-stagger{opacity:0;transform:translateY(14px);transition:opacity .5s var(--ease),transform .5s var(--ease)}
.menu-open .menu-stagger{opacity:1;transform:none;transition-delay:calc(140ms + var(--i,0) * 70ms)}
.menu-group__title{display:block;padding:4px 0 10px;margin-bottom:6px;border-bottom:1px solid var(--line);font-family:var(--serif);font-size:26px;line-height:1.1;color:var(--navy);text-decoration:none}
.menu-group__title:hover,.menu-link:hover,.menu-single:hover{color:var(--gold-ink)}
.menu-link{display:flex;align-items:center;gap:8px;min-height:44px;font-size:15px;color:var(--ink);text-decoration:none;line-height:1.3}
.menu-link small{display:block;font-size:13px;color:var(--muted);line-height:1.2}
.menu-singles{display:flex;flex-direction:column;gap:4px}
.menu-single{display:flex;align-items:center;min-height:48px;border-bottom:1px solid var(--line);font-family:var(--serif);font-size:26px;color:var(--navy);text-decoration:none}
.menu-contact{margin:24px clamp(20px,4vw,40px) clamp(20px,4vw,40px);padding:clamp(24px,3vw,36px);background:var(--navy);color:#fff;border-radius:16px}
.menu-contact .eyebrow{color:var(--gold-lt)}
.menu-contact__phone{display:inline-block;margin-top:8px;font-family:var(--serif);font-size:clamp(36px,4vw,46px);line-height:1.05;color:#fff;text-decoration:none}
.menu-contact__phone:hover{text-decoration:underline;color:#fff}
.menu-contact__list{margin-top:18px;display:flex;flex-direction:column;gap:8px;font-size:15px;color:var(--on-navy2)}
.menu-contact__list>*{display:inline-flex;align-items:center;gap:10px;min-height:32px}
.menu-contact__list a{color:#fff;text-decoration:none}
.menu-contact__list a:hover{text-decoration:underline;color:#fff}
.menu-contact__btns{margin-top:24px;display:flex;flex-wrap:wrap;gap:10px}
.menu-contact__btns .btn{min-height:48px;padding:0 22px}

/* ---------- Hero ---------- */
.hero{position:relative;overflow:hidden;overflow:clip;background:var(--deep);color:#fff}
.hero__img{position:absolute;left:0;top:-12%;width:100%;height:124%;max-width:none;object-fit:cover;object-position:50% 75%;will-change:transform;transform:scale(1.06)}
.hero__shade{position:absolute;inset:0;background:linear-gradient(180deg,rgba(28,43,64,.78) 0%,rgba(28,43,64,.58) 22%,rgba(28,43,64,.68) 55%,rgba(28,43,64,.88) 100%)}
.hero__inner{position:relative;max-width:980px;margin:0 auto;padding:calc(var(--hdr-full) + clamp(40px,6vw,88px)) var(--pad-x) clamp(48px,6vw,88px);display:flex;flex-direction:column;align-items:center;text-align:center}
.hero__head{display:flex;flex-direction:column;align-items:center;transform-origin:50% 0;will-change:transform}
.hero__eyebrow{display:flex;align-items:center;gap:12px;margin-bottom:22px;color:var(--gold-lt)}
.rule{display:inline-block;width:36px;height:1px;background:var(--gold-lt);flex:none}
.hero h1{margin:0;font-family:var(--serif);font-weight:400;font-size:clamp(44px,6.4vw,88px);line-height:1;letter-spacing:-.01em;text-wrap:balance}
.hero__sub{margin:22px 0 0;font-size:clamp(19px,1.8vw,23px);line-height:1.45;color:var(--on-navy);max-width:640px;text-wrap:balance}
.rra{width:100%;max-width:720px;display:flex;flex-direction:column;align-items:center;scroll-margin-top:160px}
.rra__prompt{margin:clamp(36px,4vw,52px) 0 0;font-family:var(--serif);font-size:clamp(22px,2.2vw,28px);line-height:1.3;color:#fff;max-width:700px;text-wrap:balance}
.rra__form,.rra__custom{margin-top:24px;width:100%;padding:12px;background:rgba(255,255,255,.12);border:1px solid rgba(255,255,255,.28);border-radius:12px;text-align:left}
.rra__form{display:grid;grid-template-columns:repeat(auto-fit,minmax(min(100%,260px),1fr));gap:10px}
.rra__form .full{grid-column:1/-1}
.rra__form input,.rra__custom input[type=text],.rra__custom input[type=email],.rra__custom input[type=tel],.rra__custom textarea{width:100%;min-height:52px;padding:0 16px;border:1px solid var(--line);border-radius:8px;background:#fff;color:var(--ink);font:400 16px var(--sans)}
.rra__form input::placeholder{color:#6b7178}
.rra__submit{grid-column:1/-1;min-height:54px;padding:0 26px}
.rra__custom input[type=submit],.rra__custom button[type=submit]{min-height:54px;padding:0 26px;border:0;border-radius:8px;background:var(--gold);color:var(--deep);font:600 16px var(--sans);cursor:pointer;width:100%}
.rra__hp{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}
.rra__msg{margin:16px 0 0;padding:14px 18px;border-radius:8px;background:rgba(255,255,255,.14);border:1px solid rgba(255,255,255,.3);font-size:16px;color:#fff}
.rra__msg--err{border-color:#E2BF7F}
.trust{margin-top:20px;display:flex;flex-wrap:wrap;align-items:center;justify-content:center;gap:10px 22px;font-size:15px;color:var(--on-navy)}
.trust>span{display:inline-flex;align-items:center;gap:8px}
.trust .gold{display:flex;color:var(--gold-lt)}
.trust__sep{width:1px;height:16px;background:rgba(255,255,255,.3)}
.hero__rentals{margin:14px 0 0;font-size:15px;color:var(--on-navy2)}
.hero__rentals a{color:#fff;font-weight:600;text-underline-offset:4px}
.hero__rentals a:hover{color:var(--gold-lt)}

/* ---------- Audience paths ---------- */
.paths{background:var(--tan);padding:clamp(48px,6vw,88px) var(--pad-x)}
.paths__grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));row-gap:40px}
.path{padding:4px clamp(12px,2vw,32px) 4px clamp(16px,2.4vw,40px);border-left:1px solid var(--line2);min-width:0}
.path:nth-child(odd){border-left:0;padding-left:0}
.path:nth-child(even){padding-right:0}
@media (min-width:900px){
  .paths__grid{grid-template-columns:repeat(4,minmax(0,1fr))}
  .path:nth-child(odd){border-left:1px solid var(--line2);padding-left:clamp(16px,2.4vw,40px)}
  .path:nth-child(even){padding-right:clamp(12px,2vw,32px)}
  .path:first-child{border-left:0;padding-left:0}
  .path:last-child{padding-right:0}
}
.path__icon{display:flex;color:var(--gold-ink)}
.path h2{margin:16px 0 14px;font-family:var(--serif);font-weight:400;font-size:clamp(22px,2.2vw,30px);line-height:1.1;color:var(--navy)}
.path ul{list-style:none;margin:0;padding:0}
.path a{display:inline-flex;align-items:center;gap:8px;min-height:44px;color:var(--ink);text-decoration:none;font-size:16px;font-weight:500}
.path a:hover{color:var(--gold-ink)}
.path a .ic{color:var(--gold-ink)}

/* ---------- Guarantees ---------- */
.guar{background:var(--navy);color:#fff;padding:clamp(56px,7vw,96px) var(--pad-x)}
.guar__top{display:flex;align-items:center;justify-content:space-between;gap:24px;margin-bottom:clamp(28px,4vw,44px)}
.eyebrow-line{margin:0;display:flex;align-items:center;gap:14px;font-size:14px;font-weight:600;letter-spacing:.18em;text-transform:uppercase;color:var(--gold-lt)}
.guar__pager{display:none;align-items:center;gap:14px}
.guar__label{font-size:14px;letter-spacing:.08em;color:var(--on-navy2)}
.guar__bars{display:flex;gap:6px}
.guar__bars span{width:32px;height:2px;background:rgba(255,255,255,.25);transition:background-color .5s ease}
.guar__bars span.is-on{background:var(--gold-lt)}
.guar__stage{display:grid;grid-template-columns:repeat(auto-fit,minmax(min(100%,280px),1fr));column-gap:48px}
.guar__item{padding:32px 0 8px;border-top:1px solid rgba(255,255,255,.22)}
.guar__item h3{margin:0;font-weight:400}
.guar__pre{display:block;font-size:15px;color:var(--on-navy2);margin-bottom:6px}
.guar__num{display:block;font-family:var(--serif);font-size:clamp(56px,7vw,80px);line-height:1;color:#fff;font-variant-numeric:tabular-nums}
.guar__lbl{display:block;margin-top:10px;font-size:14px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--gold-lt)}
.guar__item p{margin:18px 0 0;font-size:16px;line-height:1.65;color:var(--on-navy2);text-wrap:pretty}
.guar__item p a{color:#fff;font-weight:500}
.guar__cal,.guar__weeks{display:none}
.guar__ctas{margin-top:36px}
.guar__ctas .tlink-light{display:inline-flex;align-items:center;min-height:44px;color:#fff;font-size:16px;text-underline-offset:4px}
.guar__ctas .tlink-light:hover{color:var(--gold-lt)}

/* ---------- Welcome ---------- */
.welcome{padding:clamp(72px,10vw,144px) var(--pad-x)}
.welcome__grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(min(100%,420px),1fr));gap:clamp(32px,6vw,96px)}
.mark{position:relative;width:112px;height:112px;margin-bottom:32px}
.mark svg{position:absolute;inset:0;transform:rotate(-90deg);overflow:visible}
.mark__img{position:absolute;inset:0;background-size:auto 100%;background-repeat:no-repeat;background-position:left center}
.welcome h2{margin:0;font-family:var(--serif);font-weight:400;font-size:clamp(36px,4vw,56px);line-height:1.05;color:var(--navy);text-wrap:balance}
.welcome__cta{margin-top:32px}
.welcome__body{font-size:17px;line-height:1.75;color:var(--ink)}
.welcome__body p{margin:0;text-wrap:pretty}
.welcome__body p+p{margin-top:22px}
.welcome__body a{color:inherit;font-weight:500;text-underline-offset:3px}

/* ---------- Services ---------- */
.svc{background:#fff;padding:clamp(64px,8vw,112px) var(--pad-x)}
.svc-story{display:none}
.svc-grid .h2{margin-bottom:clamp(32px,4vw,52px);max-width:760px}
.svc-cards{display:grid;grid-template-columns:repeat(auto-fit,minmax(max(min(100%,280px),30%),1fr));gap:20px}
.svc-card{display:flex;flex-direction:column;align-items:center;text-align:center;padding:0 0 32px;border:1px solid var(--line);border-radius:12px;overflow:hidden;text-decoration:none;color:var(--ink);transition:background-color .3s var(--ease)}
.svc-card:hover{background:var(--tan);color:var(--ink)}
.svc-card img{display:block;width:100%;aspect-ratio:3/2;object-fit:cover;margin-bottom:28px}
.svc-card__icon{display:flex;color:var(--gold-ink);padding:0 32px}
.svc-card h3{margin:18px 0 10px;padding:0 32px;font-size:21px;font-weight:600;color:var(--navy)}
.svc-card__desc{display:block;padding:0 32px;font-size:16px;line-height:1.6;color:var(--muted)}
.svc-card__more{margin-top:16px;display:inline-flex;align-items:center;gap:8px;font-weight:600;color:var(--navy)}
.svc__foot{margin-top:32px;display:flex;flex-wrap:wrap;align-items:center;gap:8px 32px}
.svc__foot a{font-size:17px}
.svc__foot .tlink:first-child{font-weight:500}

/* ---------- Why ---------- */
.why{padding:clamp(72px,9vw,128px) var(--pad-x)}
.why__grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(min(100%,400px),1fr));gap:clamp(32px,6vw,96px);align-items:start}
.why__aside{top:104px}
.why__nums{margin:22px 0 24px;display:flex;gap:22px;font-family:var(--serif);font-size:clamp(28px,2.6vw,40px);line-height:1}
.why__nums span{color:var(--gold-ink);transition:color .5s ease}
.why__photo{position:relative}
.why__photo img{display:block;width:100%;aspect-ratio:4/3;object-fit:cover;object-position:50% 40%;border-radius:12px}
.why__addr{position:absolute;left:-1px;bottom:-1px;background:var(--tan);padding:12px 18px 0 0;border-top-right-radius:12px;display:flex;align-items:center;gap:10px;font-size:14px;color:var(--muted)}
.why__addr .ic{color:var(--gold-ink)}
.why__list{list-style:none;margin:0;padding:0}
.why__list li{display:grid;grid-template-columns:52px 1fr;gap:4px 12px;padding:24px 0;border-top:1px solid var(--line);transition:opacity .5s var(--ease)}
.why__list li:last-child{border-bottom:1px solid var(--line)}
.why__n{font-family:var(--serif);font-size:26px;color:var(--gold-ink);line-height:1}
.why__list h3{margin:0;font-size:15px;font-weight:600;letter-spacing:.08em;color:var(--navy);text-transform:uppercase}
.why__list p{margin:10px 0 0;font-size:17px;line-height:1.7;color:var(--muted);text-wrap:pretty}
.why .cta-row{margin-top:36px}

/* ---------- Reviews ---------- */
.reviews{background:#fff;padding:clamp(64px,8vw,112px) var(--pad-x)}
.reviews__grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(min(100%,300px),1fr));gap:clamp(28px,4vw,64px);align-items:start}
.reviews h2{margin:0;font-family:var(--serif);font-weight:400;font-size:clamp(40px,4.4vw,60px);line-height:1;color:var(--navy)}
.reviews__count{font-variant-numeric:tabular-nums}
.reviews .stars{margin-top:18px;color:var(--gold-ink)}
.reviews__meta{margin:12px 0 0;font-size:16px;color:var(--muted)}
.reviews__widget{grid-column:span 2;min-width:0}
@media (max-width:999px){.reviews__widget{grid-column:auto}}
.skeleton{display:grid;grid-template-columns:repeat(auto-fit,minmax(220px,1fr));gap:16px}
.has-widget .skeleton{display:none}
.skel{border:1px dashed #C9BFAD;padding:24px;min-height:200px;display:flex;flex-direction:column;gap:12px;border-radius:12px}
.skel .stars{margin:0;color:var(--focus)}
.skel i{display:block;height:10px;background:var(--line3);border-radius:4px}
.skel__who{margin-top:auto;display:flex;align-items:center;gap:10px}
.skel__who b{width:32px;height:32px;border-radius:50%;background:var(--line3)}

/* ---------- Properties ---------- */
.props{padding:clamp(64px,8vw,112px) var(--pad-x)}
.sec-head{display:flex;flex-wrap:wrap;align-items:flex-end;justify-content:space-between;gap:20px;margin-bottom:clamp(28px,3vw,40px)}
.sec-head .btn{min-height:48px;padding:0 22px}
.props__grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(max(min(100%,280px),30%),1fr));gap:24px}
.lcard{display:flex;flex-direction:column;height:100%;background:#fff;border:1px solid var(--line);border-radius:12px;text-decoration:none;color:var(--ink);overflow:hidden;transition:transform .5s var(--ease),box-shadow .5s var(--ease)}
.lcard:hover{transform:translateY(-6px);box-shadow:0 20px 44px rgba(28,43,64,.14);color:var(--ink)}
.lcard__media{position:relative;aspect-ratio:4/3;overflow:hidden;background:#E9EDF1}
.lcard__media>img,.lcard__ph{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform .8s var(--ease)}
.lcard:hover .lcard__media>img,.lcard:hover .lcard__ph{transform:scale(1.04)}
.lcard__ph{display:flex;align-items:center;justify-content:center}
.lcard__ph span{width:30%;aspect-ratio:1;background-size:auto 100%;background-repeat:no-repeat;background-position:left center;opacity:.25}
.lcard__status{position:absolute;top:14px;left:14px;background:var(--navy);color:#fff;font-size:12px;font-weight:600;letter-spacing:.12em;padding:7px 10px;border-radius:8px;text-transform:uppercase}
.lcard__body{padding:22px 22px 20px;display:flex;flex-direction:column;flex:1}
.lcard__price{font-family:var(--serif);font-size:32px;line-height:1;color:var(--navy)}
.lcard h3{margin:10px 0 0;font-size:16px;line-height:1.4;font-weight:500;min-height:2.8em;display:-webkit-box;-webkit-line-clamp:2;-webkit-box-orient:vertical;overflow:hidden}
.lcard__facts{display:flex;flex-wrap:wrap;gap:8px 18px;margin-top:16px;font-size:15px;color:var(--muted)}
.lcard__facts span,.lcard__avail{display:inline-flex;align-items:center;gap:6px}
.lcard__foot{margin-top:auto;padding-top:18px}
.lcard__foot>div{display:flex;flex-wrap:wrap;justify-content:space-between;gap:6px 12px;padding-top:14px;border-top:1px solid var(--line3);font-size:14px;color:var(--muted)}
.lcard__avail{color:var(--navy);font-weight:600}
.props__empty{margin:0;color:var(--muted)}

/* ---------- Blog ---------- */
.news{background:#fff;padding:clamp(64px,8vw,112px) var(--pad-x)}
.news .h2{margin-bottom:clamp(28px,3vw,40px);max-width:760px}
.news__grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(min(100%,420px),1fr));gap:clamp(24px,3vw,48px)}
.post-card{display:grid;grid-template-columns:repeat(auto-fit,minmax(min(100%,180px),1fr));gap:24px;align-items:start;padding:16px;margin:-16px;border-radius:16px;transition:transform .5s var(--ease),box-shadow .5s var(--ease),background-color .5s ease}
.post-card:hover{background:#fff;transform:translateY(-6px);box-shadow:0 20px 44px rgba(28,43,64,.12)}
.post-card__media{display:block;aspect-ratio:4/3;border-radius:12px;overflow:hidden;background:var(--line3)}
.post-card__media img,.post-card__ph{width:100%;height:100%;object-fit:cover;display:flex;align-items:center;justify-content:center;transition:transform .8s var(--ease)}
.post-card:hover .post-card__media img,.post-card:hover .post-card__ph{transform:scale(1.04)}
.post-card__ph span{width:34%;aspect-ratio:1;background-size:auto 100%;background-repeat:no-repeat;background-position:left center;opacity:.3}
.post-card h3{margin:0;font-family:var(--serif);font-weight:400;font-size:24px;line-height:1.2}
.post-card h3 a{color:var(--navy);text-decoration:none}
.post-card h3 a:hover{text-decoration:underline}
.post-card p{margin:12px 0 0;font-size:15px;line-height:1.6;color:var(--muted);display:-webkit-box;-webkit-line-clamp:4;-webkit-box-orient:vertical;overflow:hidden}
.post-card .tlink{margin-top:14px;gap:8px}

/* ---------- Areas ---------- */
.areas{background:var(--tan);padding:0 var(--pad-x) clamp(64px,8vw,112px);overflow:hidden;overflow:clip}
.marquee{margin:0 calc(-1 * var(--pad-x)) clamp(48px,6vw,88px);padding:clamp(22px,3vw,36px) 0;border-bottom:1px solid var(--line);overflow:hidden;overflow:clip}
.marquee__track{display:flex;width:max-content;will-change:transform}
.marquee__item{display:inline-flex;align-items:center;gap:clamp(24px,3vw,44px);padding-right:clamp(24px,3vw,44px);font-family:var(--serif);font-size:clamp(40px,5.4vw,80px);line-height:1.05;color:var(--navy);white-space:nowrap}
.marquee__item::after{content:"";width:10px;height:10px;border-radius:50%;background:var(--gold)}
.areas__grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(min(100%,300px),1fr));gap:clamp(24px,4vw,64px);align-items:start}
.areas__main{grid-column:span 2;min-width:0}
@media (max-width:999px){.areas__main{grid-column:auto}}
.areas__list{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(auto-fit,minmax(max(200px,30%),1fr));column-gap:24px}
.areas__list a{display:flex;align-items:center;justify-content:space-between;gap:12px;min-height:64px;padding:0 12px 0 0;font-size:20px;font-weight:500;color:var(--navy);text-decoration:none}
.areas__list a:hover{color:var(--gold-ink)}
.areas__list a>span{display:inline-flex;align-items:center;gap:10px}
.areas__list a>span .ic{color:var(--gold-ink)}
.areas__rule{height:1px;background:var(--gold);margin-top:8px}
.areas__note{margin:22px 0 0;font-size:16px;line-height:1.65;color:var(--muted);max-width:760px;text-wrap:pretty}
.town-card{position:fixed;left:0;top:0;z-index:70;width:260px;pointer-events:none;opacity:0;transition:opacity .35s var(--ease)}
.town-card.is-on{opacity:1}
.town-card__in{aspect-ratio:4/3;border-radius:12px;overflow:hidden;background:var(--navy) center/cover no-repeat;color:#fff;display:flex;flex-direction:column;justify-content:flex-end;padding:18px;box-shadow:0 24px 50px rgba(18,28,42,.28);transform:scale(.92);transition:transform .45s var(--ease);position:relative}
.town-card.is-on .town-card__in{transform:none}
.town-card__in::before{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(28,43,64,0) 40%,rgba(28,43,64,.85))}
.town-card__name{position:relative;font-family:var(--serif);font-size:30px;line-height:1}

/* ---------- Footer ---------- */
.site-footer{background:var(--deep);color:var(--on-navy2);padding:clamp(56px,7vw,88px) var(--pad-x) 32px}
@media (max-width:767px){.home .site-footer{padding-bottom:112px}}
.site-footer__top{display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;gap:24px;padding-bottom:40px;border-bottom:1px solid rgba(255,255,255,.14)}
.site-footer__top img{height:48px;width:auto;filter:brightness(0) invert(1);display:block}
.site-footer__cols{display:grid;grid-template-columns:repeat(auto-fit,minmax(200px,1fr));gap:36px;padding:40px 0}
.site-footer h3{margin:0 0 14px;font-size:13px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-lt)}
.site-footer ul{list-style:none;margin:0;padding:0;display:flex;flex-direction:column;gap:2px}
.site-footer a{color:#fff}
.f-link{display:inline-flex;gap:10px;min-height:44px;align-items:center;color:#fff;text-decoration:none;font-size:15px}
.f-link:hover{text-decoration:underline;color:#fff}
.f-contact{gap:10px!important;font-size:15px}
.f-contact li:first-child{display:flex;gap:10px;align-items:flex-start;line-height:1.5}
.f-phone{font-size:20px;font-weight:600}
.site-footer .stars{margin-top:18px;color:var(--gold-lt)}
.site-footer__rating{margin:6px 0 0;font-size:14px}
.site-footer__a11y{margin:0;padding:24px 0;border-top:1px solid rgba(255,255,255,.14);font-size:13px;line-height:1.65;color:#B9C3D0;max-width:900px}
.site-footer__legal{display:flex;flex-wrap:wrap;justify-content:space-between;gap:12px 24px;padding-top:20px;border-top:1px solid rgba(255,255,255,.14);font-size:13px;color:#B9C3D0}
.site-footer__legal ul{flex-direction:row;flex-wrap:wrap;gap:20px}

/* ---------- Phone sticky bar ---------- */
.phone-bar{display:none}
@media (max-width:767px){
  .phone-bar{position:fixed;left:0;right:0;bottom:0;z-index:45;display:grid;grid-template-columns:1fr 1fr;gap:8px;padding:10px 12px calc(10px + env(safe-area-inset-bottom));background:rgba(255,255,255,.97);box-shadow:0 -6px 24px rgba(28,43,64,.14);transform:translateY(110%);visibility:hidden;transition:transform .4s var(--ease),visibility .4s}
  .phone-bar.is-on{transform:none;visibility:visible}
  .menu-open .phone-bar{transform:translateY(110%);visibility:hidden}
  .phone-bar a{display:flex;align-items:center;justify-content:center;gap:8px;min-height:48px;border-radius:8px;text-decoration:none;font-size:16px;font-weight:600}
  .phone-bar a:first-child{border:1.5px solid var(--navy);color:var(--navy)}
  .phone-bar a:last-child{background:var(--gold);color:var(--deep)}
}

/* ---------- Reveal ---------- */
.js-reveal [data-reveal]{opacity:0;transform:translateY(20px);transition:opacity .7s var(--ease) var(--rv,0ms),transform .7s var(--ease) var(--rv,0ms)}
.js-reveal [data-reveal="draw"]{opacity:1;transform:scaleX(0);transform-origin:left center;transition:transform 1.1s var(--ease) 500ms}
.js-reveal [data-reveal].rv-in{opacity:1;transform:none}

/* ---------- Story mode (wide desktop, motion OK) ---------- */
html.is-story .guar{height:calc(100vh - 72px + 140vh);padding:0}
html.is-story .guar__sticky{position:sticky;top:72px;height:calc(100vh - 72px);overflow:hidden;padding:clamp(28px,5vh,56px) var(--pad-x)}
html.is-story .guar__wrap{height:100%;display:flex;flex-direction:column}
html.is-story .guar__top{margin-bottom:0}
html.is-story .guar__pager{display:flex}
html.is-story .guar__stage{position:relative;flex:1;min-height:0;display:block}
html.is-story .guar__item{position:absolute;inset:0;display:flex;flex-direction:column;justify-content:center;padding:0;border:0;opacity:0!important;transform:translateY(20px)!important;visibility:hidden;transition:opacity .7s var(--ease),transform .7s var(--ease),visibility .7s!important}
html.is-story .guar__item.is-active{opacity:1!important;transform:none!important;visibility:visible}
html.is-story .guar__pre{font-size:clamp(18px,1.6vw,22px);margin-bottom:8px}
html.is-story .guar__num{font-size:clamp(88px,min(14vw,22vh),220px);line-height:.9;letter-spacing:-.02em}
html.is-story .guar__lbl{margin-top:18px;font-size:15px;letter-spacing:.16em}
html.is-story .guar__item p{margin-top:22px;max-width:680px;font-size:clamp(17px,1.4vw,20px);line-height:1.6}
html.is-story .guar__cal{margin-top:22px;display:grid;grid-template-columns:repeat(15,12px);gap:6px}
html.is-story .guar__cal span{width:12px;height:12px;border-radius:3px;background:rgba(255,255,255,.16)}
html.is-story .guar__cal span.on{background:var(--gold-lt)}
html.is-story .guar__weeks{margin-top:22px;display:flex;gap:8px}
html.is-story .guar__weeks span{position:relative;width:120px;height:6px;border-radius:3px;background:rgba(255,255,255,.16);overflow:hidden}
html.is-story .guar__weeks i{position:absolute;top:0;left:0;bottom:0;width:0;background:var(--gold-lt)}
html.is-story .guar__ctas{margin-top:0}

html.is-story .svc{height:calc(100vh - 72px + 400vh);padding:0}
html.is-story .svc-grid{display:none}
html.is-story .svc-story{display:block;position:sticky;top:72px;height:calc(100vh - 72px);overflow:hidden;padding:clamp(24px,4.5vh,52px) var(--pad-x)}
.svc-story__wrap{height:100%;display:flex;flex-direction:column;gap:clamp(18px,3vh,32px)}
.svc-story .h2{font-size:clamp(28px,3vw,42px)}
.svc-bar{margin-top:16px;height:2px;background:var(--line3);border-radius:2px;overflow:hidden}
.svc-bar div{height:100%;width:0;background:var(--gold)}
.svc-story__main{flex:1;min-height:0;display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:clamp(32px,5vw,88px)}
.svc-photo{position:relative;border-radius:16px;overflow:hidden;background:var(--tan)}
.svc-photo img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:0;transform:scale(1.06);transition:opacity .8s var(--ease),transform 1.2s cubic-bezier(.2,.7,.2,1)}
.svc-photo__shade{position:absolute;left:0;right:0;bottom:0;height:55%;background:linear-gradient(180deg,rgba(28,43,64,0),rgba(28,43,64,.92));pointer-events:none}
.svc-cap{position:absolute;left:0;right:0;bottom:0;padding:clamp(22px,2.6vw,40px);display:flex;align-items:flex-end;justify-content:space-between;gap:16px;opacity:0;transform:translateY(16px);transition:opacity .7s var(--ease),transform .7s var(--ease)}
.svc-cap__icon{display:flex;color:var(--gold-lt);margin-bottom:14px}
.svc-cap__name{font-family:var(--serif);font-size:clamp(28px,2.6vw,38px);line-height:1.1;color:#fff}
.svc-cap__num{font-family:var(--serif);font-size:clamp(72px,9vw,128px);line-height:.8;color:rgba(255,255,255,.22)}
.svc-text{position:relative}
.svc-art{position:absolute;inset:0;display:flex;flex-direction:column;justify-content:center;opacity:0;transform:translateY(16px);visibility:hidden;transition:opacity .7s var(--ease),transform .7s var(--ease),visibility .7s}
.svc-art__num{font-size:13px;font-weight:600;letter-spacing:.16em;color:var(--gold-ink)}
.svc-art h3{margin:14px 0 0;font-family:var(--serif);font-weight:400;font-size:clamp(38px,4vw,60px);line-height:1.02;color:var(--navy)}
.svc-art p{margin:20px 0 0;max-width:540px;font-size:clamp(16px,1.25vw,18px);line-height:1.7;color:var(--muted);text-wrap:pretty}
.svc-art .tlink{margin-top:22px;align-self:flex-start}
.svc-story [data-s].is-active img,.svc-photo img.is-active{opacity:1;transform:none}
.svc-cap.is-active,.svc-art.is-active{opacity:1;transform:none;visibility:visible}
.svc-story .svc__foot{margin-top:0}

html.is-story .why__grid{grid-template-columns:minmax(0,1fr) minmax(0,1fr)}
html.is-story .why__aside{position:sticky}
html.is-story .why__photo img{height:clamp(220px,calc(100vh - 400px),520px);aspect-ratio:auto}
html.is-story .why__list li{padding:13vh 0;opacity:.35}
html.is-story .why__list li.is-active{opacity:1}
html.is-story .why__nums span{color:#D3CABA}
html.is-story .why__nums span.is-active{color:var(--gold-ink)}

/* ---------- Generic inner pages ---------- */
.page-wrap{max-width:860px;margin:0 auto;padding:clamp(48px,6vw,96px) var(--pad-x)}
.page-wrap--wide{max-width:var(--max)}
.page-title{margin:0 0 24px;font-family:var(--serif);font-weight:400;font-size:clamp(36px,4vw,56px);line-height:1.05;color:var(--navy)}
.entry-content{font-size:17px;line-height:1.75}
.entry-content h2,.entry-content h3{font-family:var(--serif);font-weight:400;color:var(--navy);line-height:1.15}
.entry-content img{border-radius:12px}
.entry-meta{color:var(--muted);font-size:15px;margin-bottom:28px}
.archive-list{display:grid;gap:40px}
.pagination{margin-top:48px;display:flex;gap:12px;flex-wrap:wrap}
.pagination .page-numbers{display:inline-flex;align-items:center;justify-content:center;min-width:44px;min-height:44px;padding:0 12px;border:1px solid var(--line);border-radius:8px;text-decoration:none}
.pagination .current{background:var(--navy);color:#fff;border-color:var(--navy)}

/* ---------- Reduced motion ---------- */
@media (prefers-reduced-motion:reduce){
  *,*::before,*::after{transition-duration:.01ms!important;animation-duration:.01ms!important;scroll-behavior:auto!important}
  .hero__img{transform:none}
}
.rra__msg:focus{outline:none}

/* =========================================================
   Inner pages
   ========================================================= */
body.no-hero{padding-top:var(--hdr-slim)}
.phero{position:relative;overflow:hidden;overflow:clip;background:var(--deep);color:#fff}
.phero__bg{position:absolute;inset:0;background-size:cover;background-position:50% 60%;opacity:.6}
.phero::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(28,43,64,.9) 0%,rgba(28,43,64,.72) 45%,rgba(28,43,64,.3) 100%)}
.phero__inner{position:relative;z-index:1;padding:clamp(40px,6vw,88px) var(--pad-x) clamp(40px,5vw,72px)}
.phero h1{margin:0;font-family:var(--serif);font-weight:400;font-size:clamp(38px,5vw,68px);line-height:1.04;letter-spacing:-.01em;max-width:960px;text-wrap:balance}
.phero__eyebrow{display:flex;align-items:center;gap:12px;margin-bottom:18px;color:var(--gold-lt)}
.phero__sub{margin:18px 0 0;max-width:720px;font-size:clamp(18px,1.6vw,21px);line-height:1.5;color:var(--on-navy);text-wrap:balance}
.crumbs ol{list-style:none;margin:0 0 22px;padding:0;display:flex;flex-wrap:wrap;gap:6px;font-size:14px;color:var(--on-navy2)}
.crumbs li+li::before{content:"/";margin-right:6px;opacity:.5}
.crumbs a{color:#fff;text-decoration:none}
.crumbs a:hover{text-decoration:underline;color:#fff}

.pbody{padding:clamp(48px,6vw,96px) var(--pad-x)}
.pbody__grid{display:grid;grid-template-columns:minmax(0,1fr);gap:clamp(32px,5vw,72px)}
.pbody__main{max-width:780px;min-width:0}
.pbody--aside .pbody__grid,.pbody--article .pbody__grid{grid-template-columns:minmax(0,1fr) minmax(300px,400px);align-items:start}
.pbody__aside{position:sticky;top:96px}
@media (max-width:999px){
  .pbody--aside .pbody__grid,.pbody--article .pbody__grid{grid-template-columns:minmax(0,1fr)}
  .pbody__aside{position:static}
}
.entry-content{font-size:17px;line-height:1.75;color:var(--ink)}
.entry-content>*:first-child{margin-top:0}
.entry-content h2{margin:1.8em 0 .5em;font-family:var(--serif);font-weight:400;font-size:clamp(28px,2.8vw,38px);line-height:1.12;color:var(--navy);text-wrap:balance}
.entry-content h3{margin:1.6em 0 .4em;font-family:var(--serif);font-weight:400;font-size:clamp(23px,2vw,28px);line-height:1.2;color:var(--navy)}
.entry-content h4{margin:1.4em 0 .3em;font-size:17px;font-weight:600;letter-spacing:.02em;color:var(--navy)}
.entry-content p{margin:0 0 1.1em}
.entry-content ul,.entry-content ol{margin:0 0 1.2em;padding-left:1.25em}
.entry-content li{margin:.35em 0}
.entry-content li::marker{color:var(--gold-ink)}
.entry-content a{color:var(--navy);font-weight:500;text-underline-offset:3px}
.entry-content a:hover{color:var(--gold-ink)}
.entry-content img{display:block;max-width:100%;height:auto;border-radius:12px;margin:8px 0 20px}
.entry-content hr{border:0;border-top:1px solid var(--line);margin:2.2em 0}
.entry-content blockquote{margin:1.5em 0;padding:4px 0 4px 22px;border-left:3px solid var(--gold);font-family:var(--serif);font-size:22px;color:var(--navy)}
.entry-content table{width:100%;border-collapse:collapse;margin:1em 0 1.6em;font-size:15px;background:#fff;border:1px solid var(--line);border-radius:12px;overflow:hidden}
.entry-content th,.entry-content td{padding:12px 14px;border-bottom:1px solid var(--line3);text-align:left;vertical-align:top}
.entry-content thead th{background:var(--navy);color:#fff;font-weight:600}
.entry-content thead h3{margin:0;font-family:var(--sans);font-size:15px;font-weight:600;color:#fff}
.entry-content tbody th{font-weight:500}
.entry-content td{text-align:center;color:var(--gold-ink);font-weight:600}
.table-wrap{overflow-x:auto}
.entry-content iframe{display:block;width:100%;max-width:100%;border:0;border-radius:12px;margin:8px 0 24px;aspect-ratio:16/9;height:auto}
.entry-content .embed-form iframe,.embed-form iframe{aspect-ratio:auto;min-height:700px;width:100%;border:0;background:#fff;border-radius:12px}
.embed-form--listings iframe{min-height:900px}
.entry-content details{border-top:1px solid var(--line);padding:4px 0}
.entry-content details:last-of-type{border-bottom:1px solid var(--line)}
.entry-content summary{cursor:pointer;list-style:none;display:flex;justify-content:space-between;align-items:center;gap:16px;padding:16px 0;font-weight:600;font-size:18px;color:var(--navy)}
.entry-content summary::-webkit-details-marker{display:none}
.entry-content summary::after{content:"+";font-family:var(--serif);font-size:28px;line-height:1;color:var(--gold-ink);transition:transform .3s var(--ease)}
.entry-content details[open] summary::after{transform:rotate(45deg)}
.entry-content details>div{padding:0 0 16px;color:var(--muted)}
.sitemap-cols{display:grid;grid-template-columns:repeat(auto-fit,minmax(260px,1fr));gap:32px}

/* Consultation form */
.consult{background:#fff;border:1px solid var(--line);border-radius:16px;padding:clamp(22px,2.4vw,32px);box-shadow:0 20px 50px rgba(28,43,64,.08)}
.consult__title{margin:0;font-family:var(--serif);font-weight:400;font-size:28px;line-height:1.15;color:var(--navy)}
.consult__lead{margin:10px 0 18px;font-size:15px;line-height:1.55;color:var(--muted)}
.consult__form{display:grid;grid-template-columns:1fr 1fr;gap:12px}
.consult__form label{display:flex;flex-direction:column;gap:6px;font-size:13px;font-weight:600;color:var(--navy)}
.consult__form .full{grid-column:1/-1}
.consult__form input,.consult__form textarea{width:100%;min-height:48px;padding:10px 14px;border:1px solid var(--line2);border-radius:8px;font:400 16px var(--sans);color:var(--ink);background:var(--tan)}
.consult__form textarea{min-height:90px;resize:vertical}
.consult__form input:focus,.consult__form textarea:focus{background:#fff}
.consult__msg{margin:0 0 12px;padding:12px 14px;border-radius:8px;background:var(--tan);color:var(--navy)}
.consult__msg--err{background:#FFF3D9}
.consult__call{margin:14px 0 0;font-size:14px;color:var(--muted);text-align:center}
.consult__call a{color:var(--navy);font-weight:600}
@media (max-width:420px){.consult__form{grid-template-columns:1fr}}
.side-card{background:var(--navy);color:#fff;border-radius:16px;padding:28px}
.side-card .eyebrow{color:var(--gold-lt)}
.side-card__title{margin:10px 0 18px;font-family:var(--serif);font-size:26px;line-height:1.2}
.side-card__call{margin:14px 0 0;font-size:14px;color:var(--on-navy2)}
.side-card__call a{color:#fff;font-weight:600}

/* Contact */
.contact-card{display:grid;gap:18px;padding:28px;background:var(--navy);color:#fff;border-radius:16px;margin-bottom:24px}
.contact-card .eyebrow{color:var(--gold-lt)}
.contact-card__phone{font-family:var(--serif);font-size:clamp(34px,4vw,46px);color:#fff!important;text-decoration:none}
.contact-card ul{list-style:none;margin:0;padding:0;display:grid;gap:10px;color:var(--on-navy2)}
.contact-card li{display:flex;gap:10px;align-items:center;margin:0}
.contact-card li a{color:#fff!important}
.contact-map iframe{width:100%;aspect-ratio:4/3;border:0;border-radius:16px;margin:0}

/* CTA band */
.cta-band{background:var(--navy);color:#fff;padding:clamp(48px,6vw,88px) var(--pad-x)}
.cta-band__inner{display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;gap:28px}
.cta-band__eyebrow{color:var(--gold-lt)}
.cta-band__title{margin:10px 0 0;font-family:var(--serif);font-weight:400;font-size:clamp(26px,2.8vw,38px);line-height:1.15;max-width:720px;text-wrap:balance}

/* Blog index */
.news--index{background:var(--tan)}
.news--index .news__grid{row-gap:56px}
.post-card__date{font-size:13px;font-weight:600;letter-spacing:.12em;text-transform:uppercase;color:var(--gold-ink);margin-bottom:8px}
.post-card__h{margin:0;font-family:var(--serif);font-weight:400;font-size:24px;line-height:1.2}
.post-card__h a{color:var(--navy);text-decoration:none}
.post-card__h a:hover{text-decoration:underline}
.article__img{margin:0 0 28px}
.article__img img{width:100%;height:auto;border-radius:16px;margin:0}
.article__by{margin-top:2em;font-size:14px;color:var(--muted)}

/* Rentals + listing */
.rentals{padding:clamp(40px,5vw,72px) var(--pad-x) 0}
.rentals__bar{display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;gap:16px;margin-bottom:24px}
.rentals__count{margin:0;color:var(--muted)}
.rentals__count strong{font-family:var(--serif);font-size:28px;font-weight:400;color:var(--navy)}
.rentals__filters{display:flex;gap:10px;flex-wrap:wrap}
.rentals__filters select{min-height:46px;padding:0 36px 0 14px;border:1px solid var(--line2);border-radius:8px;background:#fff;font:500 15px var(--sans);color:var(--ink)}
.rentals__none{margin:24px 0 0;color:var(--muted)}
.lcard-wrap[hidden]{display:none}
.listing{padding:clamp(40px,5vw,72px) var(--pad-x)}
.listing__grid{display:grid;grid-template-columns:minmax(0,1fr) minmax(280px,360px);gap:clamp(28px,4vw,64px);align-items:start}
@media (max-width:999px){.listing__grid{grid-template-columns:minmax(0,1fr)}}
.gallery__main{display:block;width:100%;aspect-ratio:3/2;object-fit:cover;border-radius:16px;background:var(--line3)}
.gallery__thumbs{display:flex;gap:8px;overflow-x:auto;margin-top:10px;padding-bottom:4px}
.gallery__thumb{flex:none;width:96px;height:68px;padding:0;border:2px solid transparent;border-radius:8px;overflow:hidden;cursor:pointer;background:none}
.gallery__thumb img{width:100%;height:100%;object-fit:cover;display:block}
.gallery__thumb.is-on{border-color:var(--gold)}
.listing__facts{display:grid;grid-template-columns:repeat(auto-fit,minmax(130px,1fr));gap:1px;margin:24px 0 28px;background:var(--line);border:1px solid var(--line);border-radius:12px;overflow:hidden}
.listing__facts div{background:#fff;padding:14px 16px;display:flex;flex-direction:column;gap:2px}
.listing__facts span{font-size:12px;font-weight:600;letter-spacing:.12em;text-transform:uppercase;color:var(--muted)}
.listing__facts strong{font-family:var(--serif);font-weight:400;font-size:clamp(20px,2vw,24px);color:var(--navy);overflow-wrap:anywhere}
.listing__h{margin:32px 0 12px;font-family:var(--serif);font-weight:400;font-size:30px;color:var(--navy)}
.listing__details{columns:2;column-gap:28px;padding-left:1.2em;margin:0}
.listing__details li{margin:6px 0;break-inside:avoid}
.listing__aside{position:sticky;top:96px}
.listing__card{display:grid;gap:12px;background:#fff;border:1px solid var(--line);border-radius:16px;padding:24px}
.listing__addr{margin:0 0 6px;color:var(--muted)}
.listing__call{margin:4px 0 0;font-size:14px;color:var(--muted);text-align:center}
.listing__call a{color:var(--navy);font-weight:600}
.lcard__media>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}

/* Google reviews (from the reviews Google Sheet) */
.rv__head{display:flex;align-items:center;gap:10px;margin:0 0 16px;font-weight:600;color:var(--navy)}
.rv__head .stars{color:var(--focus)}
.rv__grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(min(100%,260px),1fr));gap:16px}
.rv__card{margin:0;display:flex;flex-direction:column;gap:12px;padding:22px;background:var(--tan);border:1px solid var(--line);border-radius:12px}
.rv__card[hidden]{display:none}
.rv__top{display:flex;align-items:center;justify-content:space-between;gap:10px;color:var(--focus)}
.rv__top time{font-size:13px;color:var(--muted)}
.rv__card blockquote{margin:0;font-size:15px;line-height:1.6;color:var(--ink)}
.rv__card figcaption{margin-top:auto;display:flex;align-items:center;flex-wrap:wrap;gap:8px 10px;font-size:14px}
.rv__g{display:inline-flex;align-items:center;justify-content:center;width:26px;height:26px;border-radius:50%;background:#fff;border:1px solid var(--line);font-weight:700;color:#4285F4}
.rv__name{font-weight:600;color:var(--navy)}
.rv__card figcaption a{margin-left:auto;font-size:13px;color:var(--gold-ink)}
.rv__more{margin-top:20px;min-height:46px}

/* =========================================================
   Google Ads landing pages (/lp/...)
   ========================================================= */
body.lp.no-hero{padding-top:0}
.lp-top{position:sticky;top:0;z-index:50;background:rgba(255,255,255,.97);box-shadow:0 4px 18px rgba(28,43,64,.08)}
.admin-bar .lp-top{top:32px}
.lp-top__inner{display:flex;align-items:center;justify-content:space-between;gap:16px;padding:10px var(--pad-x)}
.lp-top__logo{height:48px;width:auto;display:block}
.lp-top__call{display:inline-flex;align-items:center;gap:10px;color:var(--navy);text-decoration:none;font-size:15px}
.lp-top__call strong{font-size:19px}
.lp-top__call:hover{color:var(--gold-ink)}
@media (max-width:640px){.lp-top__label{display:none}.lp-top__logo{height:38px}.lp-top__call strong{font-size:16px}}
.lp-hero{position:relative;overflow:hidden;overflow:clip;background:var(--deep);color:#fff}
.lp-hero__bg{position:absolute;inset:0;background-size:cover;background-position:50% 70%;opacity:.3}
.lp-hero::after{content:"";position:absolute;inset:0;background:linear-gradient(100deg,rgba(28,43,64,.92) 30%,rgba(28,43,64,.55))}
.lp-hero__grid{position:relative;z-index:1;display:grid;grid-template-columns:minmax(0,1.1fr) minmax(320px,460px);gap:clamp(28px,5vw,72px);align-items:center;padding:clamp(36px,6vw,88px) var(--pad-x)}
@media (max-width:899px){.lp-hero__grid{grid-template-columns:minmax(0,1fr)}}
.lp-eyebrow{color:var(--gold-lt)}
.lp-hero h1{margin:14px 0 0;font-family:var(--serif);font-weight:400;font-size:clamp(36px,4.6vw,62px);line-height:1.04;letter-spacing:-.01em;text-wrap:balance}
.lp-hero__sub{margin:18px 0 0;font-size:clamp(18px,1.6vw,21px);line-height:1.5;color:var(--on-navy);max-width:600px}
.lp-proof{list-style:none;margin:26px 0 0;padding:0;display:grid;gap:12px;font-size:15px;color:var(--on-navy)}
.lp-proof li{display:flex;align-items:center;gap:10px}
.lp-proof .gold{display:flex;color:var(--gold-lt)}
.lp-form{background:#fff;color:var(--ink);border-radius:16px;padding:clamp(22px,2.6vw,32px);box-shadow:0 24px 60px rgba(0,0,0,.25)}
.lp-form fieldset{border:0;margin:0;padding:0;display:grid;gap:12px}
.lp-form fieldset[hidden]{display:none}
.lp-form__title{padding:0;font-family:var(--serif);font-size:clamp(24px,2.2vw,30px);line-height:1.15;color:var(--navy);margin-bottom:2px}
.lp-form__lead{margin:0 0 4px;font-size:15px;color:var(--muted)}
.lp-field{display:flex;flex-direction:column;gap:6px;font-size:13px;font-weight:600;color:var(--navy)}
.lp-field input,.lp-field select{width:100%;min-height:52px;padding:0 14px;border:1px solid var(--line2);border-radius:8px;background:var(--tan);font:400 16px var(--sans);color:var(--ink)}
.lp-field input:focus,.lp-field select:focus{background:#fff}
.lp-two{display:grid;grid-template-columns:1fr 1fr;gap:12px}
@media (max-width:420px){.lp-two{grid-template-columns:1fr}}
.lp-next{width:100%;min-height:56px;font-size:17px}
.lp-step__note{margin:0;font-size:13px;color:var(--muted);text-align:center}
.lp-sec{padding:clamp(56px,7vw,104px) var(--pad-x)}
.lp-h2{margin:0 0 clamp(24px,3vw,40px);font-family:var(--serif);font-weight:400;font-size:clamp(30px,3.2vw,44px);line-height:1.1;color:var(--navy);text-wrap:balance}
.lp-guar{background:#fff}
.lp-cards{display:grid;grid-template-columns:repeat(auto-fit,minmax(min(100%,260px),1fr));gap:20px}
.lp-card{border:1px solid var(--line);border-radius:12px;padding:28px;background:var(--tan)}
.lp-card__big{font-family:var(--serif);font-size:clamp(40px,4vw,56px);line-height:1;color:var(--navy)}
.lp-card h3{margin:14px 0 8px;font-size:18px;color:var(--navy)}
.lp-card p{margin:0;color:var(--muted);line-height:1.6}
.lp-how__grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(min(100%,380px),1fr));gap:clamp(28px,5vw,72px);align-items:start}
.lp-steps{margin:0;padding:0;list-style:none;counter-reset:s;display:grid;gap:22px}
.lp-steps li{counter-increment:s;display:grid;grid-template-columns:48px 1fr;gap:4px 14px;line-height:1.6;color:var(--muted)}
.lp-steps li::before{content:"0" counter(s);grid-row:span 2;font-family:var(--serif);font-size:30px;color:var(--gold-ink);line-height:1}
.lp-steps strong{display:block;color:var(--navy);font-size:18px}
.lp-incl{background:#fff;border:1px solid var(--line);border-radius:16px;padding:28px}
.lp-incl h3{margin:0 0 12px;font-family:var(--serif);font-weight:400;font-size:26px;color:var(--navy)}
.lp-incl ul{margin:0;padding-left:1.2em;display:grid;gap:8px;color:var(--ink)}
.lp-incl li::marker{color:var(--gold-ink)}
.lp-price{background:var(--navy);color:#fff}
.lp-price__inner{max-width:820px}
.lp-price .eyebrow{color:var(--gold-lt)}
.lp-price .lp-h2{color:#fff;margin:12px 0 16px}
.lp-price p{margin:0 0 26px;font-size:17px;line-height:1.7;color:var(--on-navy2)}
.lp-reviews{background:#fff}
.lp-faq__inner{max-width:860px}
.lp-final{background:var(--deep);color:#fff}
.lp-final .lp-h2{color:#fff}
.lp-foot{padding:28px var(--pad-x) 100px;font-size:14px;color:var(--muted);text-align:center}
.lp-foot p{margin:4px 0}
.lp-foot a{color:var(--navy)}
.lp-bar{position:fixed;left:0;right:0;bottom:0;z-index:45;display:none;grid-template-columns:1fr 1fr;gap:8px;padding:10px 12px calc(10px + env(safe-area-inset-bottom));background:rgba(255,255,255,.97);box-shadow:0 -6px 24px rgba(28,43,64,.14)}
.lp-bar a{display:flex;align-items:center;justify-content:center;gap:8px;min-height:48px;border-radius:8px;text-decoration:none;font-weight:600}
.lp-bar a:first-child{border:1.5px solid var(--navy);color:var(--navy)}
.lp-bar a:last-child{background:var(--gold);color:var(--deep)}
@media (max-width:767px){.lp-bar{display:grid}}
.lp-hero--thanks{min-height:70vh;display:flex;align-items:center}
.lp-thanks{position:relative;z-index:1;max-width:760px;padding:clamp(48px,7vw,104px) var(--pad-x)}
.lp-thanks .eyebrow{color:var(--gold-lt)}
.lp-thanks h1{margin:14px 0 18px;font-family:var(--serif);font-weight:400;font-size:clamp(34px,4vw,56px);line-height:1.08}
.lp-thanks p{font-size:18px;line-height:1.6;color:var(--on-navy)}
.lp-thanks a:not(.btn){color:#fff;font-weight:600}

/* Resident quick-links card (right column on resident pages) */
.res-card{background:#fff;border:1px solid var(--line);border-radius:16px;padding:clamp(22px,2.4vw,32px);box-shadow:0 20px 50px rgba(28,43,64,.08)}
.res-card__title{font-family:var(--serif);font-weight:400;font-size:clamp(24px,2.2vw,30px);color:var(--navy);margin:6px 0 14px}
.res-card__links{list-style:none;margin:0 0 18px;padding:0;border-top:1px solid var(--line)}
.res-card__links li{margin:0;border-bottom:1px solid var(--line)}
.res-card__link{display:flex;justify-content:space-between;align-items:center;gap:10px;padding:13px 2px;color:var(--navy)!important;text-decoration:none!important;font-weight:500}
.res-card__link:hover{color:var(--gold-ink)!important}
.res-card__call{margin:0 0 4px;color:var(--ink)}
.res-card__hours{margin:0;font-size:14px;color:var(--ink);opacity:.75}
.res-card .eyebrow{color:var(--gold-ink)}
/* Header button: a touch lighter so it reads the same as the gold buttons on navy */
.hdr-cta{background:var(--gold-hdr)}
.hdr-cta:hover{background:var(--gold)}
.consult__group{margin:10px 0 -4px;font-size:12px;font-weight:600;letter-spacing:.12em;text-transform:uppercase;color:var(--gold-ink)}
.consult__form select{width:100%;min-height:48px;padding:10px 14px;border:1px solid var(--line2);border-radius:8px;font:400 16px var(--sans);color:var(--ink);background:var(--tan)}

/* =========================================================================
   Flip-through card decks (services, guarantees). Swipe, drag, arrows, dots.
   The next card always peeks in from the right so it is obvious there are more.
   ========================================================================= */
.deck{position:relative;padding:clamp(64px,8vw,112px) 0 clamp(56px,7vw,96px);overflow:hidden;overflow:clip}
.deck--svc{background:#fff}
.deck--guar{background:var(--navy);color:#fff}
.deck__head{padding:0 var(--pad-x);display:flex;align-items:flex-end;justify-content:space-between;gap:24px 40px;flex-wrap:wrap;margin-bottom:clamp(28px,3.4vw,44px)}
.deck__head .h2{margin:0;max-width:720px}
.deck--guar .h2{color:#fff;text-transform:none}
.deck--guar .h2::first-letter{text-transform:uppercase}
.deck__eyebrow{display:flex;align-items:center;gap:14px;margin:0 0 14px;font-size:13px;font-weight:600;letter-spacing:.18em;text-transform:uppercase;color:var(--gold-ink)}
.deck--svc .deck__eyebrow .rule{background:var(--gold)}
.deck--guar .deck__eyebrow{color:var(--gold-lt)}
.deck__nav{display:flex;align-items:center;gap:12px}
.deck__count{margin-right:10px;font-size:15px;letter-spacing:.08em;color:var(--muted);font-variant-numeric:tabular-nums}
.deck__count b{font-family:var(--serif);font-weight:400;font-size:28px;color:var(--navy);letter-spacing:0}
.deck--guar .deck__count{color:var(--on-navy2)}
.deck--guar .deck__count b{color:#fff}
.deck__btn{display:grid;place-items:center;width:52px;height:52px;border-radius:50%;border:1px solid var(--line2);background:#fff;color:var(--navy);cursor:pointer;transition:background-color .25s var(--ease),color .25s var(--ease),border-color .25s var(--ease),opacity .25s,transform .25s var(--ease)}
.deck__btn[data-deck-prev] svg{transform:rotate(180deg)}
.deck__btn:hover{background:var(--navy);border-color:var(--navy);color:#fff}
.deck__btn:active{transform:scale(.94)}
.deck__btn[disabled]{opacity:.35;cursor:default;background:transparent;color:inherit;border-color:var(--line2)}
.deck--guar .deck__btn{background:transparent;border-color:rgba(255,255,255,.35);color:#fff}
.deck--guar .deck__btn:hover{background:var(--gold);border-color:var(--gold);color:var(--deep)}
.deck--guar .deck__btn[disabled]{border-color:rgba(255,255,255,.2);color:#fff;background:transparent}
.deck__viewport{overflow-x:auto;overflow-y:hidden;scroll-snap-type:x mandatory;scroll-behavior:smooth;scrollbar-width:none;-webkit-overflow-scrolling:touch;cursor:grab;outline:none;overscroll-behavior-x:contain}
.deck__viewport::-webkit-scrollbar{display:none}
.deck__viewport.is-dragging{cursor:grabbing;scroll-snap-type:none;scroll-behavior:auto}
.deck__viewport.is-dragging a{pointer-events:none}
.deck__viewport:focus-visible{box-shadow:inset 0 0 0 3px var(--focus)}
.deck__track{display:flex;gap:clamp(14px,1.6vw,24px);list-style:none;margin:0;padding:6px max(var(--pad-x),calc((100vw - var(--max)) / 2 + var(--pad-x))) 24px}
.deck__slide{flex:none;scroll-snap-align:start;scroll-margin-left:max(var(--pad-x),calc((100vw - var(--max)) / 2 + var(--pad-x)));margin:0;transition:opacity .45s var(--ease),transform .45s var(--ease)}
.deck__foot{padding:0 var(--pad-x);display:flex;align-items:center;justify-content:space-between;flex-wrap:wrap;gap:20px 32px;margin-top:8px}
.deck__dots{display:flex;gap:8px}
.deck__dots button{width:28px;height:6px;padding:0;border:0;border-radius:3px;background:var(--line2);cursor:pointer;transition:width .35s var(--ease),background-color .35s var(--ease)}
.deck__dots button[aria-current="true"]{width:56px;background:var(--gold)}
.deck--guar .deck__dots button{background:rgba(255,255,255,.25)}
.deck--guar .deck__dots button[aria-current="true"]{background:var(--gold-lt)}
.deck__links{display:flex;flex-wrap:wrap;align-items:center;gap:8px 32px}

/* Service card: full-bleed photo, text on a dark fade */
.deck--svc .deck__slide{width:clamp(270px,78vw,380px)}
.scard{position:relative;display:block;height:clamp(440px,62vh,540px);border-radius:18px;overflow:hidden;color:#fff;text-decoration:none;background:var(--deep);box-shadow:0 18px 40px rgba(28,43,64,.16);transition:transform .45s var(--ease),box-shadow .45s var(--ease);-webkit-user-select:none;user-select:none}
.scard__media,.scard__media img{position:absolute;inset:0;width:100%;height:100%}
.scard__media img{object-fit:cover;transition:transform .9s var(--ease)}
.scard::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(28,43,64,.15) 0%,rgba(28,43,64,.05) 30%,rgba(20,31,47,.82) 62%,rgba(20,31,47,.96) 100%)}
.scard__top{position:absolute;z-index:1;top:20px;left:20px;right:20px;display:flex;justify-content:space-between;align-items:center}
.scard__icon{display:grid;place-items:center;width:52px;height:52px;border-radius:50%;background:rgba(255,255,255,.14);backdrop-filter:blur(6px);-webkit-backdrop-filter:blur(6px);color:#fff}
.scard__num{font-family:var(--serif);font-size:44px;line-height:1;color:rgba(255,255,255,.9);text-shadow:0 2px 14px rgba(0,0,0,.25)}
.scard__body{position:absolute;z-index:1;left:0;right:0;bottom:0;padding:24px 24px 26px;display:flex;flex-direction:column;gap:10px}
.scard__name{font-family:var(--serif);font-size:clamp(28px,2.4vw,34px);line-height:1.05}
.scard__desc{font-size:15.5px;line-height:1.55;color:var(--on-navy2);display:-webkit-box;-webkit-line-clamp:4;-webkit-box-orient:vertical;overflow:hidden}
.scard__more{display:inline-flex;align-items:center;gap:8px;margin-top:4px;font-weight:600;color:var(--gold-lt)}
.scard__more svg{transition:transform .3s var(--ease)}
.scard:hover,.scard:focus-visible{transform:translateY(-6px);box-shadow:0 26px 54px rgba(28,43,64,.24)}
.scard:hover .scard__media img{transform:scale(1.06)}
.scard:hover .scard__more svg{transform:translateX(4px)}

/* Guarantee card: big number, its visual, the promise */
.deck--guar .deck__slide{width:clamp(290px,84vw,560px)}
.gcard{position:relative;display:flex;flex-direction:column;height:100%;min-height:clamp(440px,58vh,520px);padding:clamp(26px,3vw,40px);border-radius:20px;background:linear-gradient(160deg,rgba(255,255,255,.09),rgba(255,255,255,.03));border:1px solid rgba(255,255,255,.14);box-shadow:0 24px 50px rgba(10,18,30,.25);-webkit-user-select:none;user-select:none}
.gcard__tag{font-size:12px;font-weight:600;letter-spacing:.18em;text-transform:uppercase;color:var(--on-navy2)}
.gcard__pre{margin-top:18px;font-size:16px;color:var(--on-navy2)}
.gcard__title{margin:18px 0 0;font-weight:400}
.gcard__num{display:block;font-family:var(--serif);font-size:clamp(68px,8vw,112px);line-height:.95;letter-spacing:-.02em;color:#fff;font-variant-numeric:tabular-nums}
.gcard__lbl{display:block;margin-top:14px;font-size:14px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-lt)}
.gcard__cal{margin-top:22px;display:grid;grid-template-columns:repeat(15,minmax(0,12px));gap:6px}
.gcard__cal i{display:block;aspect-ratio:1;border-radius:3px;background:rgba(255,255,255,.16);transition:background-color .2s}
.gcard__cal i.on{background:var(--gold-lt)}
.gcard__weeks{margin-top:22px;display:flex;gap:8px;max-width:380px}
.gcard__weeks i{position:relative;flex:1;height:6px;border-radius:3px;background:rgba(255,255,255,.16);overflow:hidden}
.gcard__weeks b{position:absolute;inset:0 auto 0 0;width:0;background:var(--gold-lt)}
.gcard__paws{margin-top:20px;display:grid;place-items:center;width:58px;height:58px;border-radius:50%;background:rgba(226,191,127,.16);color:var(--gold-lt)}
.gcard__body{margin:22px 0 0;font-size:17px;line-height:1.6;color:var(--on-navy)}
.gcard__more{margin-top:auto;padding-top:20px;align-self:flex-start;display:inline-flex;align-items:center;gap:8px;min-height:44px;color:#fff;font-weight:600;text-underline-offset:4px}

/* Cards not in view sit back slightly, so the active one leads */
.deck.is-ready .deck__slide{opacity:.55;transform:scale(.97)}
.deck.is-ready .deck__slide.is-on{opacity:1;transform:none}
@media (max-width:767px){
  .deck__nav .deck__btn{width:44px;height:44px}
  .deck__count b{font-size:24px}
  .deck__head{align-items:flex-start}
  .deck__nav{width:100%;justify-content:flex-start}
  .deck.is-ready .deck__slide{opacity:.7}
}
@media (prefers-reduced-motion:reduce){
  .deck__viewport{scroll-behavior:auto}
  .deck__slide,.scard,.scard__media img{transition:none}
}

/* =========================================================================
   Scroll storytelling for the decks (large screens, every page).
   The section holds while the cards move with the scroll: services peel off a
   stack, guarantees are dealt from a fanned hand. Phones keep the swipe deck.
   ========================================================================= */
.deck__index,.deck__progress{display:none}
.deck-story .deck[data-story]{--per:52vh;height:calc(100vh - 72px + var(--n) * var(--per) + 18vh);padding:0}
.deck-story .deck--guar[data-story]{--per:62vh}
.deck-story .deck[data-story] .deck__pin{position:sticky;top:72px;height:calc(100vh - 72px);max-width:var(--max);margin:0 auto;padding:clamp(24px,4vh,48px) var(--pad-x);display:grid;grid-template-columns:minmax(320px,.85fr) 1.15fr;grid-template-rows:1fr auto;column-gap:clamp(32px,5vw,80px);align-items:center}
.deck-story .deck[data-story] .deck__head{grid-column:1;grid-row:1;padding:0;margin:0;display:flex;flex-direction:column;align-items:flex-start;justify-content:center;gap:0}
.deck-story .deck[data-story] .deck__head .h2{font-size:clamp(32px,3vw,46px)}
.deck-story .deck[data-story] .deck__nav{order:4;margin-top:28px}
.deck-story .deck[data-story] .deck__foot{grid-column:1;grid-row:2;padding:0;margin:0;align-self:end}
.deck-story .deck[data-story] .deck__dots{display:none}
.deck-story .deck[data-story] .deck__viewport{grid-column:2;grid-row:1 / span 2;height:100%;overflow:visible;cursor:default;scroll-snap-type:none;display:flex;align-items:center;justify-content:center;perspective:1600px}
.deck-story .deck[data-story] .deck__track{position:relative;padding:0;margin:0 auto;width:min(100%,430px);height:min(70vh,560px);transform-style:preserve-3d;transition:transform .6s cubic-bezier(.2,.7,.2,1)}
.deck-story .deck--guar[data-story] .deck__track{width:min(100%,540px);height:min(68vh,540px)}
.deck-story .deck[data-story] .deck__slide{position:absolute;inset:0;width:auto;margin:0;opacity:1;transition:none;will-change:transform,opacity;transform-origin:50% 100%}
.deck-story .deck[data-story] .deck__slide::before{content:"";position:absolute;inset:0;z-index:3;border-radius:20px;background:var(--deep);opacity:var(--shade,0);pointer-events:none}
.deck-story .deck--svc[data-story] .deck__slide .scard{height:100%}
.deck-story .deck--guar[data-story] .gcard{height:100%;min-height:0;background:linear-gradient(160deg,#3A5272,#2E4563);border-color:rgba(255,255,255,.16)}
.deck-story .deck[data-story] .deck__index{display:flex;flex-direction:column;gap:2px;list-style:none;margin:30px 0 0;padding:0}
.deck-story .deck[data-story] .deck__index button{display:flex;align-items:baseline;gap:14px;padding:7px 0;border:0;background:none;font:500 18px/1.25 var(--sans);color:var(--muted);cursor:pointer;text-align:left;transition:color .35s var(--ease),transform .35s var(--ease)}
.deck-story .deck[data-story] .deck__index button span{font:400 14px var(--sans);letter-spacing:.08em;color:inherit;opacity:.8;min-width:22px}
.deck-story .deck[data-story] .deck__index button[aria-current="true"]{color:var(--navy);transform:translateX(10px)}
.deck-story .deck[data-story] .deck__index button[aria-current="true"] span{color:var(--gold-ink);opacity:1}
.deck-story .deck--guar[data-story] .deck__index button{color:rgba(237,232,222,.55)}
.deck-story .deck--guar[data-story] .deck__index button[aria-current="true"]{color:#fff}
.deck-story .deck--guar[data-story] .deck__index button[aria-current="true"] span{color:var(--gold-lt)}
.deck-story .deck[data-story] .deck__progress{display:block;margin-top:22px;width:min(100%,320px);height:2px;background:var(--line);overflow:hidden}
.deck-story .deck--guar[data-story] .deck__progress{background:rgba(255,255,255,.18)}
.deck-story .deck[data-story] .deck__progress i{display:block;height:100%;width:100%;background:var(--gold);transform-origin:0 50%;transform:scaleX(0)}
.deck-story .deck--guar[data-story] .deck__progress i{background:var(--gold-lt)}
.deck-story .deck[data-story] .deck__links{gap:8px 28px}

/* =========================================================================
   Key and fizz: near a gold button the cursor brings a brass key. On hover
   the button fizzes, streaming little gold and blue houses up and out.
   ========================================================================= */
.has-pop{position:relative;overflow:visible;transition:transform .3s cubic-bezier(.3,1.6,.5,1),background-color .25s var(--ease),color .25s var(--ease),box-shadow .3s var(--ease)}
.has-pop.is-pop{background:var(--navy)!important;color:#fff!important;transform:translateY(-1px);box-shadow:0 0 0 4px rgba(201,162,69,.22),0 10px 24px rgba(28,43,64,.18)}
.has-pop.is-pop:active{transform:scale(.97)}
.deck--guar .has-pop.is-pop,.hero .has-pop.is-pop{background:#fff!important;color:var(--deep)!important}
.pop-bit{position:fixed;left:0;top:0;z-index:9998;pointer-events:none;border-radius:50%;will-change:transform,opacity}
.pop-bit--house{border-radius:0;filter:drop-shadow(0 1px 2px rgba(28,43,64,.18))}
.pop-bit--house svg{display:block;width:100%;height:100%;overflow:visible}
#keycur{position:fixed;left:0;top:0;z-index:9999;width:46px;height:20px;margin:-10px 0 0 -6px;pointer-events:none;opacity:0;color:var(--gold);filter:drop-shadow(0 2px 4px rgba(28,43,64,.35));transform-origin:6px 10px;will-change:transform,opacity}
#keycur svg{display:block;width:100%;height:100%;overflow:visible}
@media (prefers-reduced-motion:reduce){.has-pop{transition:none}}
.deck--guar .tlink-light{display:inline-flex;align-items:center;min-height:44px;color:#fff;font-size:16px;text-underline-offset:4px}
.deck--guar .tlink-light:hover{color:var(--gold-lt)}

/* =========================================================================
   Moving review wall: two rows drift in opposite directions, pause on hover,
   a card opens the full review in a pop-up. The section never grows.
   ========================================================================= */
.reviews--wall{padding-left:0;padding-right:0;overflow:hidden;overflow:clip}
.reviews--wall .wrap{padding:0 var(--pad-x)}
.rw__badge{display:flex;align-items:center;flex-wrap:wrap;gap:18px 28px;margin-bottom:clamp(30px,4vw,48px)}
.rw__score{font-family:var(--serif);font-size:clamp(72px,8vw,112px);line-height:.85;color:var(--navy);letter-spacing:-.02em}
.rw__badge-txt{display:flex;flex-direction:column;gap:8px}
.rw__badge-txt .stars{margin:0;color:var(--gold-ink)}
.rw__h,.reviews .rw__h{margin:0;font-family:var(--serif);font-weight:400;font-size:clamp(28px,3vw,40px);line-height:1.05;color:var(--navy)}
.rw__sub{font-size:15px;color:var(--muted)}
.rw__links{margin-left:auto;display:flex;flex-wrap:wrap;gap:10px 28px}
.rw__row{position:relative;display:flex;margin-left:calc(50% - 50vw);padding:8px 0;-webkit-mask-image:linear-gradient(90deg,transparent,#000 6%,#000 94%,transparent);mask-image:linear-gradient(90deg,transparent,#000 6%,#000 94%,transparent)}
.rw__row{width:100vw;overflow:hidden}
.rw__track{flex:none;display:flex;gap:16px;margin:0;padding:0 8px;list-style:none;animation:rw-l var(--dur,90s) linear infinite}
.rw__row--r .rw__track{animation-name:rw-r}
.rw__row:hover .rw__track,.rw__row:focus-within .rw__track,.rw.is-open .rw__track{animation-play-state:paused}
@keyframes rw-l{from{transform:translateX(0)}to{transform:translateX(-100%)}}
@keyframes rw-r{from{transform:translateX(-100%)}to{transform:translateX(0)}}
.rw__item{flex:none;width:clamp(260px,72vw,340px)}
.rw__card{display:flex;flex-direction:column;gap:12px;width:100%;height:100%;min-height:196px;padding:22px 22px 18px;text-align:left;font:inherit;color:var(--ink);background:var(--tan);border:1px solid var(--line);border-radius:16px;cursor:pointer;transition:transform .35s var(--ease),box-shadow .35s var(--ease),background-color .35s var(--ease)}
.rw__card:hover,.rw__card:focus-visible{transform:translateY(-4px);background:#fff;box-shadow:0 18px 36px rgba(28,43,64,.14)}
.rw__card:focus-visible{outline:3px solid var(--focus);outline-offset:2px}
.rw__stars .stars{margin:0;color:var(--gold-ink)}
.rw__text{font-size:15.5px;line-height:1.55}
.rw__who{margin-top:auto;display:flex;align-items:center;gap:10px;font-size:14px}
.rw__av{display:inline-grid;place-items:center;width:32px;height:32px;flex:none;border-radius:50%;background:var(--navy);color:#fff;font-weight:600;font-size:14px}
.rw__name{font-weight:600;color:var(--navy)}
.rw__g{margin-left:auto;font-weight:700;color:#4285F4}
.rw__modal{width:min(560px,calc(100vw - 32px));max-height:calc(100vh - 48px);padding:0;border:0;border-radius:20px;background:#fff;color:var(--ink);box-shadow:0 30px 80px rgba(10,18,30,.35)}
.rw__modal::backdrop{background:rgba(20,31,47,.6);-webkit-backdrop-filter:blur(4px);backdrop-filter:blur(4px)}
.rw__modal[open]{animation:rw-in .35s var(--ease)}
@keyframes rw-in{from{opacity:0;transform:translateY(16px) scale(.98)}to{opacity:1;transform:none}}
.rw__mbox{position:relative;padding:clamp(28px,4vw,40px)}
.rw__mbox>.stars{margin:0;color:var(--gold-ink)}
.rw__close{position:absolute;top:12px;right:12px;width:44px;height:44px;border:0;border-radius:50%;background:var(--tan);color:var(--navy);font-size:26px;line-height:1;cursor:pointer}
.rw__close:hover{background:var(--navy);color:#fff}
.rw__mtext{margin:18px 0 0;font-family:var(--serif);font-size:clamp(20px,2.2vw,24px);line-height:1.45;color:var(--navy)}
.rw__mwho{margin:22px 0 0;display:flex;align-items:center;gap:12px}
.rw__mwho>span:last-child{display:flex;flex-direction:column;font-size:14px}
.rw__mwho time{color:var(--muted);font-size:13px}
.rw__mlink{margin-top:18px}
.lp-reviews{overflow:hidden;overflow:clip}
@media (max-width:767px){.rw__links{margin-left:0}.rw__score{font-size:72px}}
@media (prefers-reduced-motion:reduce){
  .rw__row{overflow-x:auto;scrollbar-width:none}
  .rw__track{animation:none}
  .rw__track--copy{display:none}
}

/* Coming Soon: links between the two rentals pages, gold status tag, notify form */
.rentals__switch{display:flex;align-items:center;gap:16px;flex-wrap:wrap;padding:18px 22px;border-radius:14px;background:var(--tan);border:1px solid var(--line);color:var(--navy);text-decoration:none;transition:background-color .3s var(--ease),border-color .3s var(--ease),transform .3s var(--ease)}
.rentals__switch--top{margin-bottom:28px}
.rentals__switch--bottom{margin-top:40px}
.rentals__switch:hover{background:#fff;border-color:var(--gold);transform:translateY(-2px)}
.rentals__switch-ic{display:grid;place-items:center;width:46px;height:46px;flex:none;border-radius:50%;background:var(--navy);color:var(--gold-lt)}
.rentals__switch-t{flex:1 1 240px;font-family:var(--serif);font-size:clamp(19px,1.8vw,23px);line-height:1.25}
.rentals__switch-cta{display:inline-flex;align-items:center;gap:8px;font-weight:600;color:var(--gold-ink);text-decoration:underline;text-underline-offset:4px}
.rentals__intro{max-width:760px;margin:0 0 24px;font-size:17px;line-height:1.6;color:var(--ink)}
.rentals__reset{min-height:46px;padding:0 14px;border:0;background:none;font:600 15px var(--sans);color:var(--gold-ink);text-decoration:underline;text-underline-offset:4px;cursor:pointer}
.rentals__reset[hidden]{display:none}
.lcard-wrap[hidden]{display:none}
.rentals--soon .lcard__status{background:var(--gold);color:var(--deep)}
.soon-form{margin-top:48px;display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.6fr);gap:24px 48px;padding:clamp(24px,3.5vw,44px);border-radius:18px;background:#fff;border:1px solid var(--line);box-shadow:0 18px 40px rgba(28,43,64,.08)}
.soon-form .consult__msg{grid-column:2}
@media (max-width:899px){.soon-form{grid-template-columns:1fr}.soon-form .consult__msg{grid-column:auto}}

/* =========================================================================
   Layered photo collage (Agents page). Photos sit at different depths and
   drift at their own speed as you scroll; each wipes in the first time it shows.
   ========================================================================= */
.pgal{margin:28px 0 36px;--pg-zoom:1;--pg-tilt:0}
.pgal__stage{position:relative;aspect-ratio:10/8.4;margin:0}
.pgal__ph{position:absolute;margin:0;transform:translate3d(0,var(--pg-y,0px),0) rotate(calc(var(--r,0deg) * var(--pg-tilt)));will-change:transform}
.pgal__ph--1{left:0;top:9%;width:63%;z-index:2;--r:-2.5deg}
.pgal__ph--2{right:0;top:0;width:47%;z-index:1;--r:3deg}
.pgal__ph--3{right:4%;bottom:0;width:53%;z-index:3;--r:-1.5deg}
.pgal__ph--4,.pgal__ph--5,.pgal__ph--6{display:none}
.pgal__btn{display:block;width:100%;padding:8px;border:0;border-radius:18px;background:#fff;box-shadow:0 22px 50px rgba(20,31,47,.18),0 2px 6px rgba(20,31,47,.08);cursor:zoom-in;transition:transform .5s var(--ease),box-shadow .5s var(--ease)}
.pgal__btn:hover,.pgal__btn:focus-visible{transform:translateY(-6px) scale(1.015);box-shadow:0 32px 70px rgba(20,31,47,.24),0 2px 6px rgba(20,31,47,.08)}
.pgal__btn:focus-visible{outline:3px solid var(--focus);outline-offset:3px}
.pgal__img{display:block;overflow:hidden;border-radius:12px;aspect-ratio:4/3;background:var(--line3)}
.pgal__img img{display:block;width:100%;height:100%;object-fit:cover;transform:scale(var(--pg-zoom));transition:transform .2s linear}
.pgal.is-armed .pgal__btn{clip-path:inset(100% 0 0 0 round 18px);transition:clip-path 1.1s cubic-bezier(.77,0,.18,1),transform .5s var(--ease),box-shadow .5s var(--ease)}
.pgal.is-armed .pgal__ph--2 .pgal__btn{transition-delay:.12s,0s,0s}
.pgal.is-armed .pgal__ph--3 .pgal__btn{transition-delay:.24s,0s,0s}
.pgal.is-armed .pgal__ph.is-in .pgal__btn{clip-path:inset(0 0 0 0 round 18px)}
.pgal__cap{display:flex;align-items:center;gap:10px;margin:22px 0 0;font-size:14px;color:var(--muted)}
.pgal__dot{width:8px;height:8px;border-radius:50%;background:var(--gold);box-shadow:0 0 0 4px rgba(201,162,74,.2)}
.pgal__box{width:min(1100px,calc(100vw - 32px));max-height:calc(100vh - 32px);padding:0;border:0;border-radius:18px;background:#0f1824;overflow:hidden}
.pgal__box::backdrop{background:rgba(10,16,26,.82);-webkit-backdrop-filter:blur(6px);backdrop-filter:blur(6px)}
.pgal__box[open]{animation:rw-in .4s var(--ease)}
.pgal__box img{display:block;width:100%;max-height:calc(100vh - 150px);object-fit:contain;background:#0f1824}
.pgal__x{position:absolute;top:12px;right:12px;z-index:1;width:44px;height:44px;border:0;border-radius:50%;background:rgba(255,255,255,.14);color:#fff;font-size:28px;line-height:1;cursor:pointer}
.pgal__x:hover{background:#fff;color:var(--navy)}
.pgal__nav{display:flex;align-items:center;justify-content:center;gap:18px;padding:12px;color:#fff;font-size:14px;letter-spacing:.08em}
.pgal__nav button{width:44px;height:44px;border:1px solid rgba(255,255,255,.3);border-radius:50%;background:transparent;color:#fff;font-size:20px;cursor:pointer}
.pgal__nav button:hover{background:var(--gold);border-color:var(--gold);color:var(--deep)}
@media (max-width:699px){
  .pgal__stage{aspect-ratio:auto;display:flex;gap:14px;overflow-x:auto;scroll-snap-type:x mandatory;margin:0 calc(-1 * var(--pad-x));padding:10px var(--pad-x) 24px;scrollbar-width:none}
  .pgal__stage::-webkit-scrollbar{display:none}
  .pgal__ph,.pgal__ph--4,.pgal__ph--5,.pgal__ph--6{display:block;position:relative;inset:auto;flex:none;width:84%;transform:none;scroll-snap-align:center}
  .pgal__ph--1,.pgal__ph--2,.pgal__ph--3{width:84%}
}
@media (prefers-reduced-motion:reduce){.pgal__ph{transform:none}.pgal__img img{transform:none}}

/* =========================================================================
   About page team: small portrait cards (black and white until hovered),
   a 3D tilt toward the cursor, and a pop-up profile you can page through.
   ========================================================================= */
.team{margin-top:8px}
.team__head{display:flex;flex-wrap:wrap;align-items:baseline;justify-content:space-between;gap:6px 24px;margin-bottom:22px}
.team__head h3{margin:0}
.team__head p{margin:0;font-size:15px;color:var(--muted)}
.team__grid{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(auto-fill,minmax(150px,1fr));gap:18px 16px}
.team__item{margin:0;perspective:700px}
.team.is-armed .team__item{opacity:0;transform:translateY(22px);transition:opacity .7s var(--ease),transform .7s var(--ease);transition-delay:calc(var(--i) % 4 * 70ms)}
.team.is-armed .team__item.is-in{opacity:1;transform:none}
.team__card{display:flex;flex-direction:column;width:100%;padding:0;border:0;background:none;text-align:left;font:inherit;color:inherit;cursor:pointer;transform:rotateX(var(--rx,0)) rotateY(var(--ry,0));transform-style:preserve-3d;transition:transform .35s var(--ease)}
.team__ph{position:relative;display:block;aspect-ratio:4/5;overflow:hidden;border-radius:14px;background:var(--line3);box-shadow:0 10px 24px rgba(20,31,47,.10);transition:box-shadow .4s var(--ease)}
.team__ph img{width:100%;height:100%;object-fit:cover;object-position:50% 25%;filter:grayscale(1) contrast(1.05);transform:scale(1.02);transition:filter .6s var(--ease),transform .8s var(--ease)}
.team__more{position:absolute;left:10px;right:10px;bottom:10px;display:flex;align-items:center;justify-content:center;gap:6px;padding:8px 10px;border-radius:999px;background:rgba(255,255,255,.94);color:var(--navy);font-size:13px;font-weight:600;opacity:0;transform:translateY(10px);transition:opacity .35s var(--ease),transform .35s var(--ease)}
.team__name{margin-top:12px;font-family:var(--serif);font-size:19px;line-height:1.2;color:var(--navy)}
.team__role{margin-top:4px;font-size:13px;line-height:1.35;color:var(--muted)}
.team__card:hover .team__ph,.team__card:focus-visible .team__ph{box-shadow:0 22px 44px rgba(20,31,47,.22)}
.team__card:hover .team__ph img,.team__card:focus-visible .team__ph img{filter:none;transform:scale(1.07)}
.team__card:hover .team__more,.team__card:focus-visible .team__more{opacity:1;transform:none}
.team__card:focus-visible{outline:none}
.team__card:focus-visible .team__ph{outline:3px solid var(--focus);outline-offset:3px}
@media (hover:none){.team__ph img{filter:none}}
.team__box{width:min(920px,calc(100vw - 24px));max-height:calc(100vh - 32px);padding:0;border:0;border-radius:22px;background:#fff;color:var(--ink);overflow:hidden;box-shadow:0 40px 90px rgba(10,18,30,.4)}
.team__box::backdrop{background:rgba(20,31,47,.66);-webkit-backdrop-filter:blur(5px);backdrop-filter:blur(5px)}
.team__box[open]{animation:rw-in .4s var(--ease)}
.team__boxin{display:grid;grid-template-columns:minmax(0,.85fr) minmax(0,1.15fr);max-height:calc(100vh - 32px)}
.team__bph{position:relative;background:var(--line3);min-height:100%}
.team__bph img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:50% 25%}
.team__bbody{display:flex;flex-direction:column;padding:clamp(26px,3.5vw,44px);min-height:0;max-height:calc(100vh - 32px)}
.team__brole{margin:0;font-size:13px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-ink)}
.team__bname{margin:8px 0 0;font-family:var(--serif);font-weight:400;font-size:clamp(30px,3.4vw,42px);line-height:1.05;color:var(--navy)}
.team__bbio{margin-top:18px;overflow-y:auto;min-height:0;flex:1 1 auto;padding-right:6px;font-size:16px;line-height:1.65}
.team__bbio p{margin:0 0 14px}
.team__bcontact{display:flex;flex-wrap:wrap;gap:8px 22px;margin:14px 0 0;padding-top:14px;border-top:1px solid var(--line)}
.team__bcontact a{font-weight:600;color:var(--navy);text-underline-offset:4px}
.team__bnav{display:flex;justify-content:space-between;gap:12px;margin-top:18px}
.team__bnav button{display:inline-flex;align-items:center;gap:8px;min-height:44px;padding:0 14px;border:1px solid var(--line2);border-radius:999px;background:#fff;color:var(--navy);font:600 14px var(--sans);cursor:pointer;max-width:48%;transition:background-color .25s,color .25s,border-color .25s}
.team__bnav button span{overflow:hidden;text-overflow:ellipsis;white-space:nowrap}
.team__bnav [data-team-prev] svg{transform:rotate(180deg);flex:none}
.team__bnav svg{flex:none}
.team__bnav button:hover{background:var(--navy);border-color:var(--navy);color:#fff}
.team__x{position:absolute;top:12px;right:12px;z-index:2;width:44px;height:44px;border:0;border-radius:50%;background:rgba(255,255,255,.92);color:var(--navy);font-size:28px;line-height:1;cursor:pointer;box-shadow:0 4px 14px rgba(0,0,0,.15)}
.team__x:hover{background:var(--navy);color:#fff}
.team__box.is-swap .team__bph img{animation:team-ph .55s var(--ease)}
.team__box.is-swap .team__bbody>*{animation:team-in .5s var(--ease) both}
.team__box.is-swap .team__bname{animation-delay:.05s}
.team__box.is-swap .team__bbio{animation-delay:.1s}
@keyframes team-ph{from{opacity:.2;transform:scale(1.06)}to{opacity:1;transform:none}}
@keyframes team-in{from{opacity:0;transform:translateY(10px)}to{opacity:1;transform:none}}
@media (max-width:719px){
  .team__grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:16px 12px}
  .team__boxin{grid-template-columns:1fr;overflow-y:auto}
  .team__bph{height:42vh;min-height:0}
  .team__bbody{max-height:none}
  .team__bbio{overflow:visible}
}
@media (prefers-reduced-motion:reduce){.team__card{transform:none}.team__box.is-swap *{animation:none!important}}

/* The consultation form stays pinned beside the page text while people scroll (wide screens tall enough to show the whole form), except on About. */
.pbody__aside{position:static}
@media (min-width:1000px) and (min-height:820px){.pbody__aside{position:sticky;top:112px}.admin-bar .pbody__aside{top:144px}.pbody--page-about .pbody__aside{position:static}}
/* Team: keep page text styles out of the cards and the pop-up */
.entry-content .team__grid{padding:0;margin:0}
.entry-content .team__item{margin:0}
.entry-content .team img{margin:0;border-radius:0;max-width:none}
.entry-content .team__ph img{height:100%}
.entry-content .team__bph img{height:100%}
.entry-content .team__bname{margin:8px 0 0;font-size:clamp(30px,3.4vw,42px);line-height:1.05}
.entry-content .team__head h3{margin:0}
.entry-content .team__brole{margin:0}
.entry-content .team__bcontact{margin:14px 0 0}
/* Team photos: a light blue-and-gold wash instead of black and white; full color on hover */
.team__ph img{filter:saturate(.75) brightness(1.06)}
.team__ph::before{content:"";position:absolute;inset:0;z-index:1;pointer-events:none;background:linear-gradient(165deg,rgba(44,72,110,.55) 0%,rgba(44,72,110,.18) 45%,rgba(201,162,74,.5) 100%);mix-blend-mode:soft-light;transition:opacity .6s var(--ease)}
.team__ph::after{content:"";position:absolute;inset:0;z-index:1;pointer-events:none;background:linear-gradient(180deg,rgba(255,255,255,0) 55%,rgba(226,191,127,.28) 100%);transition:opacity .6s var(--ease)}
.team__more{z-index:2}
.team__ph{box-shadow:0 10px 26px rgba(201,162,74,.18)}
.team__card:hover .team__ph,.team__card:focus-visible .team__ph{box-shadow:0 20px 44px rgba(201,162,74,.32),0 0 0 2px rgba(201,162,74,.55)}
.team__card:hover .team__ph::before,.team__card:hover .team__ph::after,.team__card:focus-visible .team__ph::before,.team__card:focus-visible .team__ph::after{opacity:0}
@media (hover:none){.team__ph img{filter:saturate(.85) brightness(1.04)}}
.team__box::backdrop{background:rgba(28,52,84,.55)}
.team__ph::before{background:linear-gradient(170deg,rgba(92,134,186,.55) 0%,rgba(92,134,186,.30) 50%,rgba(214,180,94,.50) 100%);mix-blend-mode:screen}
.team__ph::after{background:linear-gradient(180deg,rgba(255,255,255,0) 60%,rgba(226,191,127,.22) 100%)}
/* About: team in its own full-width band below the text and the form; larger text on the left */
.pbody--page-about .entry-content{font-size:19px;line-height:1.75}
.team-band{padding:0 0 clamp(64px,8vw,112px)}
.team-band .team{padding-top:clamp(40px,5vw,64px);border-top:1px solid var(--line)}
.team-band .team__head h3{margin:0;font-family:var(--serif);font-weight:400;font-size:clamp(32px,3.2vw,44px);line-height:1.1;color:var(--navy)}
.team-band .team__head p{font-size:16px}
.team-band .team__grid{grid-template-columns:repeat(auto-fill,minmax(170px,1fr));gap:26px 20px}
.team-band .team__name{font-size:20px}
.team-band .team__box p{margin:0}
.team-band .team__bbio p{margin:0 0 14px}
.team-band .team__bcontact{margin:14px 0 0}
/* Listing page: one-line neighborhood note */
.listing__note{display:flex;align-items:flex-start;gap:10px;margin:0 0 22px;padding:14px 18px;border-radius:12px;background:var(--tan);border:1px solid var(--line);font-size:16px;line-height:1.5;color:var(--navy)}
.listing__note svg{flex:none;margin-top:2px;color:var(--gold-ink)}
/* About: Lowcountry's Best 2026 medals */
.awards{margin:40px 0 0;padding-top:32px;border-top:1px solid var(--line)}
.awards__eyebrow{display:flex;align-items:center;gap:14px;margin:0 0 20px;font-size:13px;font-weight:600;letter-spacing:.18em;text-transform:uppercase;color:var(--gold-ink)}
.awards__eyebrow .rule{display:inline-block;width:36px;height:1px;background:var(--gold)}
.awards__row{display:grid;grid-template-columns:repeat(auto-fit,minmax(240px,1fr));gap:18px}
.award{position:relative;display:flex;align-items:center;gap:20px;margin:0;padding:22px 24px;border-radius:18px;background:#fff;border:1px solid var(--line);box-shadow:0 14px 34px rgba(28,43,64,.08);transition:transform .45s var(--ease),box-shadow .45s var(--ease)}
.award:hover{transform:translateY(-4px);box-shadow:0 22px 46px rgba(28,43,64,.14)}
.award__medal{position:relative;flex:none;width:112px;height:112px;overflow:hidden;border-radius:50%;box-shadow:0 10px 22px rgba(28,43,64,.22)}
.award__badge{display:block;width:112px;height:112px;border-radius:50%;object-fit:cover;transform:scale(1.02)}
.entry-content img.award__badge{margin:0;border-radius:50%}
.award__shine{position:absolute;left:0;right:0;bottom:0;height:112px;pointer-events:none;background:linear-gradient(115deg,transparent 30%,rgba(255,255,255,.75) 48%,transparent 62%);transform:translateX(-120%);border-radius:50%}
.award.rv-in .award__shine,.award:hover .award__shine{animation:aw-shine 1.4s var(--ease) .3s 1}
@keyframes aw-shine{to{transform:translateX(120%)}}
.award figcaption{display:flex;flex-direction:column;gap:4px}
.award__tier{font-size:12px;font-weight:700;letter-spacing:.2em;text-transform:uppercase}
.award--gold .award__tier{color:var(--gold-ink)}
.award--bronze .award__tier{color:#8A5A2E}
.award__name{font-family:var(--serif);font-size:22px;line-height:1.15;color:var(--navy)}
.award__by{font-size:13px;color:var(--muted)}
@media (prefers-reduced-motion:reduce){.award__shine{display:none}}

/* Logo merge: the welcome emblem glides into the header logo */
.mark--ghost{position:fixed;left:0;top:0;margin:0;z-index:120;pointer-events:none;opacity:0;transform-origin:50% 50%;will-change:transform,opacity}
.mark--ghost .mark__img{border-radius:50%}
.site-logo img.is-merged{animation:logo-merge .6s cubic-bezier(.3,1.6,.5,1)}
@keyframes logo-merge{0%{transform:scale(1)}40%{transform:scale(1.07)}100%{transform:scale(1)}}

/* Accessibility: text contrast (WCAG 2.1 AA, 4.5:1 for text, 3:1 for large text) */
.site-footer a.btn--gold,.site-footer a.btn--gold:hover{color:var(--deep)}
html.is-story .why__list li{opacity:.9}
html.is-story .why__nums span{color:#8A7744}
html.is-story .why__nums span.is-active{color:var(--gold-ink)}
.deck-story .deck[data-story] .deck__index button span{opacity:1}
.deck-story .deck--guar[data-story] .deck__index button{color:rgba(237,232,222,.82)}

/* Meet the Team: breathing room at the screen edges */
.team-band{padding-left:var(--pad-x);padding-right:var(--pad-x)}
@media (max-width:640px){.team-band{padding-left:28px;padding-right:28px}.team-band .team__grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:28px 18px}.team-band .team__name{font-size:18px}}

/* Jobs page awards */
.awards-jobs{margin:8px 0 40px;padding:28px 28px 8px;background:var(--tan,#F5F1E8);border-radius:14px}
.awards-jobs h2{margin:0 0 8px}
.awards-jobs .awards{margin:16px 0 0;padding-top:0;border-top:0}

/* Buttons inside page content */
.entry-content a.btn{text-decoration:none;margin-top:8px}
.entry-content a.btn--gold,.entry-content a.btn--gold:hover{color:var(--deep)}
/* Burger Bash event box */
.bb-event{margin:8px 0 32px;padding:24px 28px 8px;background:var(--tan,#F5F1E8);border-left:4px solid var(--gold);border-radius:10px}
.bb-event h2{margin-top:0}
.bb-logo img{display:block;width:100%;max-width:400px;aspect-ratio:1;object-fit:cover;margin:0 auto 8px}
.bb-flyer img{display:block;width:100%;max-width:440px;height:auto;margin:8px 0 16px;border-radius:10px;box-shadow:0 10px 30px rgba(28,43,64,.15)}

/* Photo reel (Burger Bash aside) */
.reel{background:var(--navy);border-radius:16px;padding:22px 18px 18px;color:#fff;box-shadow:0 18px 40px rgba(28,43,64,.18)}
.reel__head{padding:0 6px 14px}
.reel__head .eyebrow{color:var(--gold-lt)}
.reel__sub{margin:6px 0 0;font-size:15px;color:rgba(255,255,255,.82)}
.reel__window{display:flex;gap:10px;height:min(68vh,640px);overflow:hidden;border-radius:10px;-webkit-mask-image:linear-gradient(transparent,#000 8%,#000 92%,transparent);mask-image:linear-gradient(transparent,#000 8%,#000 92%,transparent)}
.reel__col{flex:1;min-width:0;display:flex;flex-direction:column;animation:reel-up calc(var(--n) * 6s) linear infinite}
.reel__col--down{animation-name:reel-down}
.reel__window:hover .reel__col,.reel__window:focus-within .reel__col{animation-play-state:paused}
.reel__track{display:flex;flex-direction:column;gap:10px;padding-bottom:10px}
.reel__item{margin:0;border-radius:10px;overflow:hidden;background:var(--deep)}
.reel__item img{display:block;width:100%;height:auto;aspect-ratio:4/5;object-fit:cover;transition:transform .6s var(--ease)}
.reel__item:hover img{transform:scale(1.04)}
@keyframes reel-up{from{transform:translateY(0)}to{transform:translateY(-50%)}}
@keyframes reel-down{from{transform:translateY(-50%)}to{transform:translateY(0)}}
@media (max-width:999px){
	.reel__window{height:auto;flex-direction:column;-webkit-mask-image:linear-gradient(90deg,transparent,#000 6%,#000 94%,transparent);mask-image:linear-gradient(90deg,transparent,#000 6%,#000 94%,transparent)}
	.reel__col{flex-direction:row;width:max-content;animation-name:reel-left}
	.reel__col--down{animation-name:reel-right}
	.reel__track{flex-direction:row;padding:0 10px 0 0}
	.reel__item{width:160px;flex:none}
	@keyframes reel-left{from{transform:translateX(0)}to{transform:translateX(-50%)}}
	@keyframes reel-right{from{transform:translateX(-50%)}to{transform:translateX(0)}}
}
@media (prefers-reduced-motion:reduce){.reel__col{animation:none}.reel__track[aria-hidden]{display:none}.reel__window{overflow-y:auto}}

/* Co-brand header (event logo glides into the header) */
.hdr-brand{display:flex;align-items:center;min-width:0;flex:0 1 auto}
.hdr-cobrand{display:block;flex:none;width:0;overflow:hidden}
.hdr-cobrand img{display:block;width:100%;height:100%;aspect-ratio:1;object-fit:cover;opacity:0;transition:opacity .15s linear}
.cobrand-ghost{position:fixed;top:0;left:0;z-index:60;object-fit:cover;transform-origin:0 0;pointer-events:none;opacity:0;will-change:transform}

/* Header donate swap (Burger Bash): the in-page button glides into the header */
.bb-donate-wrap{margin:4px 0 22px}
.hdr-donate{grid-area:1/1;min-height:44px;padding:0 20px;font-size:15px;white-space:nowrap;background:var(--gold-hdr);color:var(--deep);opacity:0;visibility:hidden;transition:background-color .3s var(--ease)}
.hdr-donate:hover{background:var(--gold);color:var(--deep)}
html.is-donate-hdr .site-header .hdr-swap .hdr-cta{opacity:0;visibility:hidden}
html.is-donate-hdr .site-header .hdr-swap .hdr-donate{opacity:1;visibility:visible}
.donate-ghost{position:fixed;top:0;left:0;z-index:60;min-height:0;padding:0 20px;white-space:nowrap;overflow:hidden;pointer-events:none;opacity:0;will-change:transform,width,height;background:var(--gold-hdr);color:var(--deep)}

/* Landing header: a little shorter (Nov 2) */
@media (min-width:768px){
  .site-header:not(.is-slim) .site-header__inner{padding-top:14px;padding-bottom:14px}
  .site-header:not(.is-slim) .site-logo img{height:72px}
}

/* Why section: numbers removed (Nov 2) */
.why__aside #why-h{margin-bottom:28px}

/* ---------- Home: Meet the team ---------- */
.hteam{padding:clamp(72px,9vw,120px) 0 clamp(72px,9vw,120px) var(--pad-x);overflow:hidden;background:var(--tan)}
.hteam__grid{display:grid;grid-template-columns:minmax(260px,360px) minmax(0,1fr);gap:clamp(32px,5vw,72px);align-items:center;max-width:none;margin-left:max(0px,calc((100vw - var(--max)) / 2 - var(--pad-x)))}
.hteam__eyebrow{margin:0 0 14px;color:var(--gold-ink)}
.hteam__lead{margin:18px 0 28px;color:var(--muted);font-size:18px;max-width:34ch}
.hteam__ctrl{display:flex;align-items:center;gap:12px;margin-bottom:22px}
.hteam__btn{width:52px;height:52px;border-radius:50%;border:1.5px solid var(--navy);background:transparent;color:var(--navy);display:grid;place-items:center;cursor:pointer;transition:background-color .3s var(--ease),color .3s var(--ease),transform .3s var(--ease)}
.hteam__btn:hover{background:var(--navy);color:#fff}
.hteam__btn:active{transform:scale(.94)}
.hteam__btn[data-team-prev] .ic{transform:rotate(180deg)}
.hteam__count{margin-left:8px;font-size:14px;letter-spacing:.12em;color:var(--muted);font-variant-numeric:tabular-nums}
.hteam__count b{color:var(--navy);font-weight:600}
.hteam__viewport{min-width:0;-webkit-mask-image:linear-gradient(90deg,#000 0,#000 82%,transparent);mask-image:linear-gradient(90deg,#000 0,#000 82%,transparent)}
.hteam__track{list-style:none;margin:0;padding:8px var(--pad-x) 24px 4px;display:flex;gap:clamp(14px,1.6vw,22px);overflow-x:auto;scroll-snap-type:x mandatory;scroll-behavior:smooth;scrollbar-width:none;overscroll-behavior-x:contain;cursor:grab}
.hteam__track::-webkit-scrollbar{display:none}
.hteam__track.is-drag{scroll-snap-type:none;scroll-behavior:auto;cursor:grabbing}
.hteam__track:focus-visible{outline:3px solid var(--focus);outline-offset:4px;border-radius:12px}
.hteam__card{flex:0 0 clamp(220px,22vw,280px);scroll-snap-align:start}
.hteam__link{display:block;text-decoration:none;color:inherit}
.hteam__photo{display:block;position:relative;border-radius:14px;overflow:hidden;background:var(--line3);aspect-ratio:4/5;box-shadow:0 14px 34px rgba(28,43,64,.12);transition:transform .6s var(--ease),box-shadow .6s var(--ease)}
.hteam__photo::after{content:"";position:absolute;inset:auto 0 0;height:40%;background:linear-gradient(transparent,rgba(28,43,64,.35));opacity:0;transition:opacity .5s var(--ease)}
.hteam__photo img{display:block;width:100%;height:100%;object-fit:cover;transform:scale(1.02);transition:transform 1.1s var(--ease),filter .6s var(--ease);filter:saturate(.92)}
.hteam__link:hover .hteam__photo,.hteam__link:focus-visible .hteam__photo{transform:translateY(-6px);box-shadow:0 22px 44px rgba(28,43,64,.18)}
.hteam__link:hover .hteam__photo img,.hteam__link:focus-visible .hteam__photo img{transform:scale(1.08);filter:saturate(1)}
.hteam__link:hover .hteam__photo::after{opacity:1}
.hteam__name{display:block;margin-top:16px;font-family:var(--serif);font-size:23px;line-height:1.15;color:var(--navy)}
.hteam__role{display:block;margin-top:4px;font-size:13px;font-weight:600;letter-spacing:.12em;text-transform:uppercase;color:var(--gold-ink)}
.hteam__card{opacity:0;transform:translateX(40px);transition:opacity .8s var(--ease),transform .9s var(--ease);transition-delay:calc(min(var(--i),5) * 90ms)}
.hteam.is-in .hteam__card,.no-js .hteam__card{opacity:1;transform:none}
@media (max-width:900px){
  .hteam{padding-left:0}
  .hteam__grid{grid-template-columns:1fr;margin-left:0}
  .hteam__intro{padding:0 var(--pad-x)}
  .hteam__viewport{-webkit-mask-image:none;mask-image:none}
  .hteam__track{padding-left:var(--pad-x);scroll-padding-left:var(--pad-x)}
  .hteam__card{flex-basis:min(72vw,280px)}
}
@media (prefers-reduced-motion:reduce){
  .hteam__track{scroll-behavior:auto}
  .hteam__card{opacity:1;transform:none;transition:none}
  .hteam__photo,.hteam__photo img{transition:none}
}
.hteam__stat{display:flex;align-items:center;gap:14px;margin:0 0 28px;font-size:14px;line-height:1.35;color:var(--muted);letter-spacing:.04em}
.hteam__stat-n{font-family:var(--serif);font-size:clamp(44px,4vw,56px);line-height:1;color:var(--navy)}
.hteam__yrs{position:absolute;z-index:2;top:12px;left:12px;display:flex;align-items:baseline;gap:5px;padding:7px 11px;border-radius:999px;background:rgba(28,43,64,.82);-webkit-backdrop-filter:blur(6px);backdrop-filter:blur(6px);color:#fff;line-height:1;transform:translateY(-4px);opacity:.96;transition:transform .5s var(--ease),background-color .5s var(--ease)}
.hteam__yrs b{font-family:var(--serif);font-weight:400;font-size:22px;color:var(--gold-lt)}
.hteam__yrs i{font-style:normal;font-size:11px;font-weight:600;letter-spacing:.14em;text-transform:uppercase}
.hteam__link:hover .hteam__yrs{transform:translateY(0);background:var(--gold);color:var(--deep)}
.hteam__link:hover .hteam__yrs b{color:var(--deep)}

/* Years badge on the About page cards and bio pop-up */
.team__ph .hteam__yrs,.team__bph .hteam__yrs{z-index:3}
.team__bph .hteam__yrs{top:18px;left:18px;padding:9px 14px}
.team__bph .hteam__yrs b{font-size:28px}
.team__bph .hteam__yrs[hidden]{display:none}
.team__card:hover .hteam__yrs,.team__card:focus-visible .hteam__yrs{transform:translateY(0);background:var(--gold);color:var(--deep)}
.team__card:hover .hteam__yrs b,.team__card:focus-visible .hteam__yrs b{color:var(--deep)}