[hidden] { display: none !important; }
:root { --navy: #06101E; --ink: #1B2433; --muted: #5A6577; --gold: #C59534; --gold-soft: #F4EAD5; --rule: #D9DEE6; --panel: #F5F7FA; --paper: #FFFFFF; --display: "Libre Baskerville", Georgia, "Times New Roman", serif; --text: "Libre Franklin", "Franklin Gothic Book", "Segoe UI", Arial, sans-serif; color-scheme: light; --gold-ink: #80601C; }
/* Layout: a letterhead site. Deep-navy band with a gold rule (the same identity as MVP's PDFs), then quiet white pages
   in a 1120px column; one photographic hero; the criteria set like a term sheet; the portfolio as a state tile map. */
* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; background: var(--paper); color: var(--ink); font-family: var(--text); font-size: 16px; line-height: 1.6; -webkit-font-smoothing: antialiased; }
a { color: inherit; }
img { display: block; max-width: 100%; }
.wrap { max-width: 1120px; margin: 0 auto; padding-left: max(20px, env(safe-area-inset-left, 0px)); padding-right: max(20px, env(safe-area-inset-right, 0px)); }
:focus-visible { outline: 2px solid var(--gold); outline-offset: 3px; }
/* prototype strip */
.proto { background: var(--gold-soft); color: var(--navy); font-size: 12.5px; letter-spacing: .02em; }
.proto .wrap { display: flex; flex-wrap: wrap; gap: 4px 16px; justify-content: space-between; padding-block: 7px; }
/* letterhead band */
.band { background: var(--navy); position: sticky; top: env(safe-area-inset-top, 0px); z-index: 20; border-bottom: 2px solid var(--gold); }
body::before { content: ""; position: fixed; inset: 0 0 auto; height: env(safe-area-inset-top, 0px); z-index: 30; background: var(--navy); }
.band .wrap { display: flex; align-items: center; justify-content: space-between; gap: 24px; padding-block: 14px; }
.brand img { height: 46px; width: auto; }   /* header: MVP Horizontal (mark + "MVP"), legible at small sizes */
.nav { display: flex; align-items: center; gap: 28px; }
.nav a { color: #E6EAF0; text-decoration: none; font-size: 14.5px; font-weight: 500; letter-spacing: .02em; padding-block: 6px; border-bottom: 1px solid transparent; }
.nav a:hover, .nav a[aria-current="page"] { color: #fff; border-bottom-color: var(--gold); }
.nav .login { border: 1px solid var(--gold); color: var(--gold); padding: 7px 14px; border-radius: 2px; }
.nav .login:hover, .nav .login[aria-current="page"] { background: var(--gold); color: var(--navy); border-bottom-color: var(--gold); }
.menu { display: none; background: none; border: 1px solid #3A4659; color: #E6EAF0; font: 500 14px var(--text); padding: 7px 12px; border-radius: 2px; cursor: pointer; }
@media (max-width: 880px) {
  .menu { display: block; }
  .nav {  display: none; position: absolute; left: 0; right: 0; top: 100%; background: var(--navy); flex-direction: column; align-items: stretch; gap: 0;
         padding: 8px max(20px, env(safe-area-inset-right, 0px)) 18px max(20px, env(safe-area-inset-left, 0px)); border-bottom: 2px solid var(--gold);  }
  .nav.open { display: flex; }
  .nav a { padding-block: 12px; border-bottom: 1px solid #1C2638; }
  .nav .login { margin-top: 12px; text-align: center; }
}
/* type */
h1, h2, h3 { color: var(--navy); margin: 0; text-wrap: balance; }
h1 { font-family: var(--display); font-weight: 700; font-size: clamp(30px, 4.4vw, 50px); line-height: 1.12; letter-spacing: -.005em; }
h2 { font-family: var(--display); font-weight: 700; font-size: clamp(24px, 2.8vw, 32px); line-height: 1.2; }
h3 { font-family: var(--text); font-weight: 700; font-size: 18px; line-height: 1.3; }
.eyebrow { font: 700 12.5px var(--text); letter-spacing: .16em; text-transform: uppercase; color: var(--gold); margin: 0 0 14px; }
.lede { font-size: 19px; line-height: 1.6; color: var(--ink); max-width: 62ch; }
p { margin: 0; max-width: 68ch; }
.muted { color: var(--muted); }
section { padding-block: 88px; }
section.tight { padding-block: 64px; }
.panel { background: var(--panel); }
.stack { display: flex; flex-direction: column; gap: 18px; }
.head { display: flex; flex-wrap: wrap; align-items: end; justify-content: space-between; gap: 16px 32px; margin-bottom: 40px; }
/* buttons */
.btns { display: flex; flex-wrap: wrap; gap: 12px; margin-top: 30px; }
.btn { display: inline-block; font: 600 15px var(--text); letter-spacing: .02em; text-decoration: none; padding: 13px 22px; border-radius: 2px; border: 1px solid var(--gold); cursor: pointer; }
.btn.primary { background: var(--gold); color: var(--navy); }
.btn.primary:hover { background: #D5A646; }
.btn.ghost:hover { border-color: #fff; }
.btn.line { color: var(--navy); background: transparent; border-color: var(--navy); }
.btn.line:hover { background: var(--navy); color: #fff; }
.textlink { font-weight: 600; color: var(--navy); text-decoration: none; border-bottom: 1px solid var(--gold); padding-bottom: 2px; }
/* hero */
.hero { position: relative; color: #fff; padding-block: 0; background: var(--navy); }
.hero .photo { position: absolute; inset: 0; background-size: cover; background-position: center 40%; }
.hero .shade { position: absolute; inset: 0; background: linear-gradient(90deg, rgba(6,16,30,.92) 0%, rgba(6,16,30,.78) 42%, rgba(6,16,30,.25) 78%, rgba(6,16,30,.1) 100%); }
.hero .wrap { position: relative; padding-block: 120px 132px; }
.hero h1 { color: #fff; max-width: 17ch; }
.hero .lede { color: #DCE2EA; margin-top: 22px; max-width: 52ch; }
.hero .eyebrow { color: var(--gold); }
.hero .caption { position: absolute; right: max(20px, env(safe-area-inset-right, 0px)); bottom: 18px; font-size: 12.5px; color: #C9D1DD; letter-spacing: .04em; }
/* at a glance */
.glance { border-bottom: 1px solid var(--rule); }
.glance .wrap { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 0; padding-block: 34px 26px; }
.fact { padding: 4px 22px; border-left: 1px solid var(--rule); }
.fact:first-child { border-left: none; padding-left: 0; }
.fact b { display: block; font: 700 36px/1.05 var(--display); color: var(--navy); font-variant-numeric: tabular-nums; }
.fact span { display: block; margin-top: 8px; font-size: 13px; letter-spacing: .1em; text-transform: uppercase; color: var(--muted); font-weight: 600; }
.asof { grid-column: 1 / -1; margin-top: 18px; font-size: 12.5px; color: var(--muted); }
/* principles */
.principles { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 40px 56px; }
.principle { border-top: 2px solid var(--navy); padding-top: 16px; display: flex; flex-direction: column; gap: 10px; }
.principle p { color: var(--ink); }
/* property cards */
/* term sheet */
.sheet { border-top: 2px solid var(--navy); }
.sheet .row { display: grid; grid-template-columns: 220px minmax(0, 1fr); gap: 8px 32px; padding: 20px 0; border-bottom: 1px solid var(--rule); }
.sheet dt { font-size: 12.5px; letter-spacing: .14em; text-transform: uppercase; font-weight: 700; color: var(--muted); padding-top: 3px; }
.sheet dd { margin: 0; font-size: 17px; color: var(--ink); }
.sheet dd b { font-family: var(--display); color: var(--navy); font-size: 20px; }
/* split layout */
.split { display: grid; grid-template-columns: minmax(0, 5fr) minmax(0, 7fr); gap: 56px; align-items: start; }
.split.mapsplit { grid-template-columns: minmax(0, 3fr) minmax(0, 2fr); }
.split.mapsplit .tiles { max-width: none; }
@media (max-width: 880px) {
  .split, .split.mapsplit { grid-template-columns: 1fr; gap: 36px; }
}
/* call band */
.call .wrap { display: grid; grid-template-columns: minmax(0, 1fr) auto; gap: 24px 48px; align-items: center; padding-block: 56px; }
.contactline { display: flex; flex-direction: column; gap: 6px; font-size: 17px; }
.contactline span { color: var(--navy); user-select: all; }
.contactline small { color: var(--gold); font-size: 12px; letter-spacing: .14em; text-transform: uppercase; font-weight: 700; }
/* map */
.tiles { display: grid; grid-template-columns: repeat(11, minmax(0, 1fr)); gap: 5px; max-width: 620px; }
.tile.on i { font-style: normal; font-family: var(--display); color: var(--gold); font-size: 15px; line-height: 1; margin-top: 2px; }
.legend { display: flex; gap: 18px; flex-wrap: wrap; margin-top: 14px; font-size: 13px; color: var(--muted); }
.legend span::before { content: ""; display: inline-block; width: 11px; height: 11px; margin-right: 7px; vertical-align: -1px; background: var(--navy); border-radius: 2px; }
.legend span.off::before { background: var(--panel); border: 1px solid var(--rule); }
/* portfolio list */
.chip { display: inline-block; font-size: 11.5px; font-weight: 700; letter-spacing: .06em; text-transform: uppercase; padding: 2px 8px; border-radius: 2px; margin-left: 8px; vertical-align: 1px; }
.chip.avail { background: var(--gold-soft); color: #7A5A17; }
/* team */
.team { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 28px; }
.person { border-top: 2px solid var(--gold); padding-top: 18px; display: flex; flex-direction: column; gap: 4px; }
.person .role { font-size: 12.5px; letter-spacing: .14em; text-transform: uppercase; color: var(--muted); font-weight: 700; margin-bottom: 10px; }
.person span { user-select: all; }
/* forms */
form { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 18px 20px; }
form .full { grid-column: 1 / -1; }
label { display: flex; flex-direction: column; gap: 7px; font-size: 13px; font-weight: 600; letter-spacing: .04em; color: var(--navy); }
input, textarea, select { font: 400 16px var(--text); color: var(--ink); background: #fff; border: 1px solid #C4CBD6; border-radius: 2px; padding: 11px 12px; width: 100%; }
input:focus, textarea:focus, select:focus { outline: none; border-color: var(--gold); box-shadow: 0 0 0 3px var(--gold-soft); }
textarea { min-height: 120px; resize: vertical; }
/* login */
.login-card { max-width: 440px; margin: 0 auto; border-top: 2px solid var(--gold); background: #fff; padding: 36px 32px; box-shadow: 0 1px 0 var(--rule), 0 18px 40px -24px rgba(6,16,30,.35); display: flex; flex-direction: column; gap: 16px; }
.ms { display: flex; align-items: center; justify-content: center; gap: 10px; }
.ms svg { width: 16px; height: 16px; }
/* footer */
footer { background: var(--navy); color: #AEB8C6; font-size: 14px; }
footer .wrap { display: grid; grid-template-columns: minmax(0, 2fr) repeat(2, minmax(0, 1fr)); gap: 32px; padding-block: 48px 28px; }
footer img { height: 64px; width: auto; max-width: 100%; margin-bottom: 14px; }   /* the full-name lockup */
footer h4 { color: var(--gold); font: 700 12px var(--text); letter-spacing: .16em; text-transform: uppercase; margin: 0 0 10px; }
footer a:hover { color: #fff; }
footer .legal { grid-column: 1 / -1; border-top: 1px solid #1C2638; padding-top: 18px; font-size: 12.5px; color: #8A94A3; display: flex; flex-wrap: wrap; justify-content: space-between; gap: 8px; }
footer .links { display: flex; flex-direction: column; gap: 6px; }
.page-head { padding-block: 72px 40px; border-bottom: 1px solid var(--rule); }
.page-head .lede { margin-top: 18px; }
.listings { display: flex; flex-direction: column; gap: 28px; }
.listing .gallery { display: flex; flex-direction: column; gap: 8px; padding: 12px; background: var(--panel); min-width: 0; }
.listing .thumbs { display: grid; grid-template-columns: repeat(6, minmax(0, 1fr)); gap: 6px; }
.listing .thumbs button { padding: 0; border: 2px solid transparent; background: none; cursor: pointer; }
.listing .thumbs button[aria-pressed="true"] { border-color: var(--gold); }
.listing .thumbs img { width: 100%; aspect-ratio: 4 / 3; object-fit: cover; display: block; }
.listing .tag { font-size: 12.5px; letter-spacing: .14em; text-transform: uppercase; color: var(--gold); font-weight: 700; }
.listing h3 { font-family: var(--display); font-size: 24px; }
.listing .facts { margin: 0; padding-left: 18px; display: flex; flex-direction: column; gap: 4px; }
.listing .lcontact { display: flex; flex-direction: column; gap: 2px; font-size: 15px; border-top: 1px solid var(--rule); padding-top: 12px; }
.pcards { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 24px; }
.pcard { background: #fff; border: 1px solid var(--rule); display: flex; flex-direction: column; min-width: 0; transition: box-shadow .2s ease, border-color .2s ease; }
.pcard:hover { border-color: #C4CBD6; box-shadow: 0 12px 28px -20px rgba(6,16,30,.45); }
.pcard .ph { aspect-ratio: 4 / 3; overflow: hidden; background: var(--navy); position: relative; }
.pcard .ph img { width: 100%; height: 100%; object-fit: cover; transition: transform .5s ease; }
.pcard:hover .ph img { transform: scale(1.03); }
.pcard .ph .none { position: absolute; inset: 0; display: grid; place-items: center; color: #8A94A3; font-size: 12.5px; letter-spacing: .14em; text-transform: uppercase; font-weight: 700; }
.pcard .status { box-shadow: 0 2px 6px rgba(6, 16, 30, .22); position: absolute; left: 12px; top: 12px; font-size: 11.5px; font-weight: 700; letter-spacing: .08em; text-transform: uppercase; padding: 4px 9px; border-radius: 2px; }
.s-full { background: var(--navy); color: #fff; }
.s-part { background: #fff; color: var(--navy); }
.s-avail { background: var(--gold); color: var(--navy); }
.pcard .pb { padding: 16px 18px 18px; display: flex; flex-direction: column; gap: 6px; flex: 1; }
.pcard .where { font-size: 12px; letter-spacing: .14em; text-transform: uppercase; color: var(--gold); font-weight: 700; }
.pcard h3 { font-size: 17px; }
.pcard .pspec { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 0; margin: 10px 0 0; border-top: 1px solid var(--rule); padding-top: 10px; }
.pcard .pspec dt { font-size: 11.5px; letter-spacing: .12em; text-transform: uppercase; color: var(--muted); font-weight: 700; }
.pcard .pspec dd { margin: 2px 0 0; font: 700 18px var(--display); color: var(--navy); font-variant-numeric: tabular-nums; }
.pcard .more-link { margin-top: auto; padding-top: 10px; font-weight: 600; font-size: 14px; color: var(--navy); text-decoration: none; }
.pcard .more-link span { border-bottom: 1px solid var(--gold); }
@media (max-width: 880px) {
  .pcards { grid-template-columns: repeat(2, minmax(0, 1fr)); }
}
a.tel { color: inherit; text-decoration: none; border-bottom: 1px dotted currentColor; }
a.tel:hover { border-bottom-style: solid; }
.actionbar { display: none; }
.tile.on { background: var(--navy); color: #fff; cursor: pointer; border: 0; font: inherit; }
.tile.on:hover { background: #12233A; }
.tile.on[aria-pressed="true"] { background: var(--gold); color: var(--navy); }
.tile.on[aria-pressed="true"] i { color: var(--navy); }
.filterline { display: flex; justify-content: space-between; align-items: baseline; gap: 12px; margin-bottom: 8px; font-size: 14px; color: var(--muted); }
.filterline button { background: none; border: 0; padding: 0; font: 600 14px var(--text); color: var(--navy); border-bottom: 1px solid var(--gold); cursor: pointer; }
.err { color: #9C3B26; font-size: 12.5px; font-weight: 600; letter-spacing: 0; min-height: 0; }
input[aria-invalid="true"], textarea[aria-invalid="true"] { border-color: #C0563F; box-shadow: 0 0 0 3px #FBEDEA; }
details.more { grid-column: 1 / -1; border-top: 1px solid var(--rule); padding-top: 14px; }
details.more summary::before { content: "+ "; color: var(--gold); font-weight: 700; }
details.more[open] summary::before { content: "\2212 "; }
details.more .grid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 18px 20px; margin-top: 16px; }
.sent { grid-column: 1 / -1; background: var(--gold-soft); color: var(--navy); padding: 14px 16px; border-left: 3px solid var(--gold); font-size: 15px; animation: rise .35s ease both; }
@keyframes rise { from { opacity: 0; transform: translateY(6px); } to { opacity: 1; transform: none; } }
.card img, .case img { transition: transform .5s ease; }
.btn { transition: background-color .15s ease, color .15s ease, border-color .15s ease; }
@media (max-width: 880px) {
  .nav { transition: opacity .2s ease, transform .2s ease; }
  .nav.open { animation: drop .2s ease both; }
}
@keyframes drop { from { opacity: 0; transform: translateY(-6px); } to { opacity: 1; transform: none; } }
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { animation: none !important; transition: none !important; }
}
.subhero { position: relative; color: #fff; background: var(--navy); }
.subhero .photo { position: absolute; inset: 0; background-size: cover; background-position: center 45%; }
.subhero .shade { position: absolute; inset: 0; background: linear-gradient(90deg, rgba(6,16,30,.93) 0%, rgba(6,16,30,.8) 45%, rgba(6,16,30,.3) 100%); }
.subhero .wrap { position: relative; padding-block: 80px 88px; }
.subhero h1 { color: #fff; max-width: 18ch; }
.subhero .lede { color: #DCE2EA; margin-top: 18px; max-width: 54ch; }
@media (max-width: 700px) {
  .hero .shade { background: linear-gradient(180deg, rgba(6,16,30,.72) 0%, rgba(6,16,30,.88) 100%); }
  .hero .wrap { padding-block: 72px 96px; }
  .hero .caption { left: max(20px, env(safe-area-inset-left, 0px)); right: auto; }
  .subhero .shade { background: rgba(6,16,30,.84); }
  .subhero .wrap { padding-block: 56px 64px; }
}
.keyspecs { border-bottom: 1px solid var(--rule); }
.keyspecs .wrap { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); padding-block: 26px; }
.keyspecs .wrap > div { padding: 2px 20px; border-left: 1px solid var(--rule); }
.keyspecs .wrap > div:first-child { border-left: none; padding-left: 0; }
.keyspecs b { display: block; font: 700 28px/1.1 var(--display); color: var(--navy); }
.keyspecs span { display: block; margin-top: 6px; font-size: 12.5px; letter-spacing: .12em; text-transform: uppercase; color: var(--muted); font-weight: 700; }
.choices { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 24px; }
.choice { border: 1px solid var(--rule); border-top: 3px solid var(--gold); padding: 26px 28px 28px; display: flex; flex-direction: column; gap: 10px; background: #fff; }
.paths { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 24px; }
.paths .choice .links { margin-top: auto; display: flex; flex-wrap: wrap; gap: 6px 22px; }
.paths .choice .links .textlink { margin-top: 0; }
.paths .choice .textlink { margin-top: auto; align-self: flex-start; font-weight: 600; color: var(--navy); }
.paths .choice.dark .textlink { color: #fff; }
@media (max-width: 760px) { .paths { grid-template-columns: 1fr; } }
.choice.dark { background: var(--navy); border-color: var(--navy); border-top-color: var(--gold); }
.choice.dark h3, .choice.dark p { color: #fff; }
.choice .who { font-size: 12.5px; letter-spacing: .14em; text-transform: uppercase; color: var(--gold); font-weight: 700; }
.choice h3 { font-family: var(--display); font-size: 22px; }
.steps { list-style: none; margin: 0; padding: 0; display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 0; counter-reset: s; }
.steps li { position: relative; padding: 0 24px 0 0; display: flex; flex-direction: column; gap: 8px; }
.steps li::before { content: ""; position: absolute; top: 19px; left: 44px; right: 8px; height: 1px; background: var(--gold); opacity: .6; }
.steps li:last-child::before { display: none; }
.steps .n { width: 38px; height: 38px; border-radius: 50%; display: grid; place-items: center; background: var(--navy); color: var(--gold); font: 700 17px var(--display); margin-bottom: 8px; position: relative; }
.steps h3 { font-size: 17px; }
@media (max-width: 880px) {
  .steps { grid-template-columns: repeat(2, minmax(0, 1fr)); row-gap: 30px; }
  .steps li::before { display: none; }
}
.brokerbox { background: var(--navy); color: #DCE2EA; padding: 22px 24px; border-top: 2px solid var(--gold); margin-top: 8px; }
.brokerbox small { display: block; color: var(--gold); font-size: 12px; letter-spacing: .14em; text-transform: uppercase; font-weight: 700; margin-bottom: 8px; }
.callcard { border: 1px solid var(--rule); border-left: 3px solid var(--gold); padding: 16px 20px; display: flex; flex-direction: column; gap: 3px; background: #fff; }
.callcard small { color: var(--muted); font-size: 12px; letter-spacing: .14em; text-transform: uppercase; font-weight: 700; }
.callcard span { color: var(--ink); }
.callcard .big { font: 600 17px var(--text); color: var(--navy); user-select: all; padding-block: 2px; align-self: flex-start; }
.icons { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 28px; }
.icons > div { display: flex; flex-direction: column; gap: 10px; border-top: 1px solid var(--rule); padding-top: 18px; }
.icons svg { width: 40px; height: 40px; color: var(--gold); }
.icons h3 { font-size: 17px; }
@media (max-width: 880px) {
  .icons { grid-template-columns: repeat(2, minmax(0, 1fr)); }
}
@media (max-width: 880px) {
  .brand img { height: 40px; }
}
/* v2 additions */
/* the home-page call band reads as page content, not as a second footer */
.call { background: var(--gold-soft); color: var(--ink); border-top: 2px solid var(--gold); }
.call h2 { color: var(--navy); }
.call p { margin-top: 10px; color: var(--ink); }
.call .contactline span { color: var(--navy); }
.call .contactline small { color: #7A5A17; }
.stages { display: grid; grid-template-columns: 150px repeat(3, minmax(0, 1fr)); gap: 0; border-top: 2px solid var(--navy); font-size: 15px; }
.stages > div { padding: 14px 10px; border-bottom: 1px solid var(--rule); display: flex; align-items: center; min-width: 0; }
.stages > .k, .stages > .h:first-child { padding-left: 0; }
.stages > .h { align-items: flex-end; }
.stages .h { font-size: 12px; letter-spacing: .12em; text-transform: uppercase; color: var(--muted); font-weight: 700; }
.stages .k { font-weight: 700; color: var(--navy); }
.stages .now { background: var(--gold-soft); }
.stages .yr { font-family: var(--display); color: var(--navy); font-size: 18px; }
@media (min-width: 561px) { .stages .yr { white-space: nowrap; } }
.bigstat { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 0; border-top: 2px solid var(--navy); margin-top: 10px; }
.bigstat div { padding: 16px 18px 16px 0; }
.bigstat div + div { border-left: 1px solid var(--rule); padding-left: 18px; }
.bigstat b { display: block; font: 700 40px/1 var(--display); color: var(--navy); }
.bigstat span { display: block; margin-top: 8px; font-size: 14px; color: var(--ink); }
.doors { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 0; border-top: 2px solid var(--navy); }
.door { display: flex; flex-direction: column; gap: 10px; padding: 26px 28px 30px 0; text-decoration: none; color: inherit; border-right: 1px solid var(--rule); }
.door + .door { padding-left: 28px; }
.door:last-child { border-right: none; }
.door .who { font-size: 12.5px; letter-spacing: .14em; text-transform: uppercase; color: var(--gold); font-weight: 700; }
.door h3 { font-family: var(--display); font-size: 22px; }
.door p { color: var(--ink); }
.door .go { margin-top: auto; padding-top: 8px; font-weight: 600; color: var(--navy); }
.door:hover h3 { text-decoration: underline; text-decoration-color: var(--gold); text-underline-offset: 5px; }
@media (max-width: 880px) {
  .doors { grid-template-columns: 1fr; }
  .door, .door + .door { padding: 22px 0; border-right: none; border-bottom: 1px solid var(--rule); }
}
.proof { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 32px; }
.proof div { border-top: 2px solid var(--gold); padding-top: 14px; display: flex; flex-direction: column; gap: 8px; }
.proof h3 { font-size: 16.5px; }
@media (max-width: 880px) {
  .proof { grid-template-columns: repeat(2, minmax(0, 1fr)); }
}
.case { display: grid; grid-template-columns: minmax(0, 5fr) minmax(0, 7fr); gap: 0; background: #fff; border: 1px solid var(--rule); }
.case img { width: 100%; height: 100%; object-fit: cover; min-height: 260px; }
.case .body { padding: 30px 34px; display: flex; flex-direction: column; gap: 14px; }
.case .tag { font-size: 12.5px; letter-spacing: .14em; text-transform: uppercase; color: var(--gold); font-weight: 700; }
.case dl { margin: 6px 0 0; display: grid; grid-template-columns: 130px minmax(0, 1fr); gap: 10px 18px; }
.case dt { font-size: 12px; letter-spacing: .12em; text-transform: uppercase; color: var(--muted); font-weight: 700; padding-top: 3px; }
.case dd { margin: 0; }
.case.flip { grid-template-columns: minmax(0, 7fr) minmax(0, 5fr); }
.case.flip img { order: 2; }
@media (max-width: 880px) {
  .case, .case.flip { grid-template-columns: 1fr; }
  .case.flip img { order: 0; }
  .case img { min-height: 0; aspect-ratio: 16 / 9; }
}
@media (max-width: 520px) {
  .steps { grid-template-columns: 1fr; }
  .icons { grid-template-columns: 1fr; }
  .case dl { grid-template-columns: 1fr; gap: 2px 0; }
  .case dd { margin-bottom: 10px; }
  .case .body { padding: 24px 20px; }
}
.cases { display: flex; flex-direction: column; gap: 28px; }
.listing { display: grid; grid-template-columns: minmax(0, 7fr) minmax(0, 5fr); border: 1px solid var(--rule); background: #fff; }
.listing .body { min-width: 0; padding: 30px 34px; display: flex; flex-direction: column; gap: 14px; }
.listing .specs { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 0; border-top: 1px solid var(--rule); border-bottom: 1px solid var(--rule); }
.listing .specs div { padding: 14px 0; }
@media (min-width: 900px) {
  .principle p, .view .stack > p:not([style*="font-size"]), .case dd, .choices .choice p { text-align: justify; -webkit-hyphens: auto; hyphens: auto; }
}
.tiers { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 24px; border-top: 1px solid var(--rule); padding-top: 18px; }
.tiers > div { min-width: 0; }
.tiers h3 { margin: 0 0 4px; font-size: 16px; color: var(--navy); }
.tiers p.muted { margin: 0 0 10px; font-size: 13.5px; line-height: 1.45; }
.tiers ul { margin: 0; padding-left: 18px; font-size: 15px; line-height: 1.7; }
@media (max-width: 520px) { .tiers { grid-template-columns: 1fr; } }
.listing .ask { margin: 0; font-size: 15px; color: var(--ink); }
.listing .ask b { font-size: 12px; letter-spacing: .12em; text-transform: uppercase; color: var(--muted); margin-right: 8px; }
.view[data-view="contact"] .contactline { color: var(--ink); }
.view[data-view="contact"] .contactline span, .view[data-view="contact"] .contactline a.tel { color: var(--navy); }
.view[data-view="contact"] .contactline a.textlink { align-self: flex-start; margin-top: 4px; font-size: 15px; }
.actionbar[hidden] { display: none; }
.listing .specs b { font-size: 22px; display: block; font: 700 24px var(--display); color: var(--navy); }
.listing .specs span { font-size: 12px; letter-spacing: .12em; text-transform: uppercase; color: var(--muted); font-weight: 700; }
@media (max-width: 880px) {
  .listing { grid-template-columns: 1fr; }
}
.note { font-size: 14px; color: var(--muted); border-left: 3px solid var(--gold); padding: 4px 0 4px 14px; max-width: 68ch; }
.person p { margin-top: 10px; font-size: 15.5px; }
.small-tenant { display: flex; flex-wrap: wrap; gap: 8px 28px; align-items: baseline; justify-content: space-between; border-top: 1px solid var(--rule); padding-top: 22px; }
.btn.ghost { color: #fff; border-color: rgba(255,255,255,.6); background: rgba(6, 16, 30, .45); -webkit-backdrop-filter: blur(4px); backdrop-filter: blur(4px); }
.sheet dd ul.dtypes { margin: 0; padding-left: 18px; display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 6px 28px; font-size: 16px; }
@media (max-width: 640px) {
  .sheet .row { grid-template-columns: 1fr; }
  form { grid-template-columns: 1fr; }
  details.more .grid { grid-template-columns: 1fr; }
  .sheet dd ul.dtypes { grid-template-columns: 1fr; }
}
.contactline span, .person span { user-select: text; }
a.mail { color: inherit; text-decoration: none; border-bottom: 1px dotted currentColor; display: inline-block; padding-block: 2px; }
a.mail:hover { border-bottom-style: solid; }
button.copy { margin-left: 8px; padding: 5px 10px; font: 600 11px var(--text); letter-spacing: .08em; text-transform: uppercase; color: inherit; background: none; border: 1px solid currentColor; border-radius: 2px; cursor: pointer; opacity: .75; vertical-align: 1px; }
button.copy:hover, button.copy.done { opacity: 1; }
label.drop { border: 1px dashed var(--rule); padding: 14px 16px; background: var(--panel); position: relative; }
label.drop.over { border-color: var(--gold); background: var(--gold-soft); }
label.drop input[type=file] { font: inherit; font-size: 14px; }
label.drop .drophint { font-size: 13px; color: var(--muted); font-weight: 400; }
label.drop .dropfiles { font-size: 14px; color: var(--ink); font-weight: 500; }
.listing .gallery .main { width: 100%; aspect-ratio: 4 / 3; object-fit: cover; cursor: zoom-in; }
.lightbox { position: fixed; inset: 0; z-index: 60; background: rgba(6, 16, 30, .92); display: flex; align-items: center; justify-content: center; padding: calc(56px + env(safe-area-inset-top, 0px)) max(16px, env(safe-area-inset-right, 0px)) calc(24px + env(safe-area-inset-bottom, 0px)) max(16px, env(safe-area-inset-left, 0px)); }
.lightbox[hidden] { display: none; }
.lightbox .lbstep { position: absolute; top: 50%; transform: translateY(-50%); width: 44px; height: 56px; font: 400 34px/1 var(--text); color: #fff;
  background: rgba(6, 16, 30, .55); border: 1px solid rgba(255,255,255,.45); cursor: pointer; }
.lightbox .lbprev { left: max(10px, env(safe-area-inset-left, 0px)); }
.lightbox .lbnext { right: max(10px, env(safe-area-inset-right, 0px)); }
.lightbox .lbstep[hidden], .lightbox .lbcount[hidden] { display: none; }
.lightbox .lbcount { position: absolute; left: 50%; transform: translateX(-50%); bottom: calc(10px + env(safe-area-inset-bottom, 0px)); color: #fff; font-size: 13px; letter-spacing: .08em; }
.contactline.big { font-size: 16px; }
/* single-photo listings: the photo fills its column on wide screens instead of leaving a grey panel below it */
@media (min-width: 881px) {
  .listing .gallery:not([data-gallery]) { padding: 0; }
  .listing .gallery:not([data-gallery]) .main { height: 100%; aspect-ratio: auto; min-height: 280px; }
}
.lightbox img { max-width: 100%; max-height: 100%; object-fit: contain; }
.lightbox .lbclose { position: absolute; top: calc(12px + env(safe-area-inset-top, 0px)); right: max(16px, env(safe-area-inset-right, 0px)); padding: 8px 14px; font: 600 14px var(--text); color: #fff; background: none; border: 1px solid rgba(255,255,255,.6); cursor: pointer; }
@media (max-width: 760px) {
  .glance .wrap { grid-template-columns: repeat(2, minmax(0, 1fr)); row-gap: 22px; }
  .fact:nth-child(3) { border-left: none; padding-left: 0; }
  .principles { grid-template-columns: 1fr; gap: 30px; }
  .call .wrap { grid-template-columns: 1fr; }
  .team { grid-template-columns: 1fr; }
  footer .wrap { grid-template-columns: 1fr; }
  .actionbar a { text-align: center; padding: 12px 8px; font: 600 15px var(--text); text-decoration: none; border-radius: 2px; }
  .actionbar .call-btn { color: #fff; border: 1px solid rgba(255,255,255,.55); }
  .actionbar .deal-btn { background: var(--gold); color: var(--navy); }
  body { padding-bottom: calc(68px + env(safe-area-inset-bottom, 0px)); }
  .keyspecs .wrap { grid-template-columns: repeat(2, minmax(0, 1fr)); row-gap: 18px; }
  .keyspecs .wrap > div:nth-child(3) { border-left: none; padding-left: 0; }
  .choices { grid-template-columns: 1fr; }
  .stages { grid-template-columns: 88px repeat(3, minmax(0, 1fr)); font-size: 13.5px; }
  .stages > div { padding: 12px 6px; }
  .stages .h { text-transform: none; letter-spacing: 0; font-size: 12px; }
  .stages .yr { font-size: 15px; }
  .actionbar { display: grid; grid-template-columns: 1fr 1fr; gap: 10px; position: fixed; left: 0; right: 0; bottom: 0; z-index: 40; background: var(--navy); border-top: 2px solid var(--gold); padding: 10px max(14px, env(safe-area-inset-right, 0px)) calc(10px + env(safe-area-inset-bottom, 0px)) max(14px, env(safe-area-inset-left, 0px)); transition: transform .2s ease; }
  .actionbar.away { transform: translateY(110%); }
}
/* gold for text on light grounds (4.9:1 or better); the bright gold stays for rules, buttons and dark grounds */
.eyebrow, .card .where, .listing .tag, .pcard .where, .choice .who, .brokerbox small, .door .who, .case .tag, .listing aside small, .contactline small { color: var(--gold-ink); }
.hero .eyebrow, .subhero .eyebrow, .choice.dark .who, .brokerbox small, footer h4 { color: var(--gold); }
.tile { aspect-ratio: 1; display: flex; flex-direction: column; align-items: center; justify-content: center; background: var(--panel); font-size: 11px; font-weight: 600; border-radius: 2px; color: var(--muted); }
[id] { scroll-margin-top: 96px; }
.contactline a.tel, footer a.tel { align-self: flex-start; width: fit-content; }
footer a { color: #E6EAF0; text-decoration: none; display: inline-block; padding-block: 3px; }
details.more summary { cursor: pointer; font: 600 14px var(--text); color: var(--navy); list-style: none; padding-block: 6px; }
a.textlink { display: inline-block; padding-block: 2px; }
.chip.tbc { background: #FBEDEA; color: #9C3B26; white-space: normal; margin-left: 0; }
@media (max-width: 560px) {
  .pcards { grid-template-columns: 1fr; }
  .proof { grid-template-columns: 1fr; }
  .listing .thumbs { grid-template-columns: repeat(3, minmax(0, 1fr)); }
  .listing .specs { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .listing .specs div:last-child { grid-column: 1 / -1; border-top: 1px solid var(--rule); padding-top: 10px; display: flex; align-items: baseline; gap: 10px; }
  .listing .specs div:last-child b { display: inline; font-size: 18px; }
}
.hp { position: absolute; left: -10000px; top: auto; width: 1px; height: 1px; overflow: hidden; }
.sent.err { color: #9A3412; }