/* CASALIV · editorial system
   Navy, midnight, ivory, white. Gold only as a thin accent. Montserrat only. Square corners, hairlines. */
:root{
  --navy:#002A4E;--night:#081F30;--ivory:#F7F5F0;--paper:#FCFBF8;--white:#fff;--gold:#B5A07A;--gold-d:#76623F;
  --ink:#0E2A44;--ink2:rgba(0,42,78,.78);--ink3:rgba(0,42,78,.72);--line:rgba(0,42,78,.16);--line2:rgba(0,42,78,.3);
  --mist:#ECE8DF;--ok:#2F6B4F;--warn:#8A6418;--bad:#9A3A2E;
  --f:'Montserrat',system-ui,-apple-system,'Segoe UI',sans-serif;
  --w:1320px;--g:clamp(20px,4.2vw,56px);--ease:cubic-bezier(.22,.61,.12,1);
}
*,*::before,*::after{box-sizing:border-box;margin:0;padding:0}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth;scroll-padding-top:96px}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important;animation:none!important}}
body{font-family:var(--f);font-size:16px;line-height:1.7;color:var(--ink);background:var(--ivory);-webkit-font-smoothing:antialiased;overflow-x:hidden}
img{display:block;max-width:100%}
a{color:inherit;text-decoration:none}
button,input,select,textarea{font:inherit;color:inherit}
:focus-visible{outline:2px solid var(--gold);outline-offset:3px}
.skip{position:absolute;left:12px;top:-60px;z-index:100;background:var(--navy);color:#fff;padding:12px 18px;font-size:12px;letter-spacing:.2em;text-transform:uppercase}
.skip:focus{top:12px}
.vh{position:absolute!important;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
.wrap{max-width:var(--w);margin:0 auto;padding-inline:var(--g)}
.narrow{max-width:900px}

/* type */
.eb{font-size:10.5px;letter-spacing:.32em;text-transform:uppercase;font-weight:600;color:var(--gold-d)}
.dk .eb,.eb.lt{color:var(--gold)}
h1,h2,h3,.ttl{font-weight:300;text-transform:uppercase;letter-spacing:-.025em;line-height:1.02}
h1 em,h2 em,h3 em,.ttl em{font-style:italic;font-weight:700}
h1{font-size:clamp(40px,6.6vw,100px)}
h2{font-size:clamp(32px,4.4vw,64px)}
h3{font-size:clamp(22px,2.3vw,30px);letter-spacing:-.015em;line-height:1.1}
h4{font-size:12px;letter-spacing:.24em;text-transform:uppercase;font-weight:600}
.lead{font-size:clamp(17px,1.5vw,20px);line-height:1.6;font-weight:400;max-width:640px;color:var(--ink2)}
.dk .lead{color:rgba(255,255,255,.86)}
.prose p,.prose li{font-size:16.5px;line-height:1.8;max-width:680px;color:var(--ink2)}
.prose p+p,.prose p+ul,.prose ul+p{margin-top:16px}
.prose ul{padding-left:20px}.prose li+li{margin-top:8px}
.prose b,.prose strong{color:var(--ink);font-weight:600}
.prose a,.link{border-bottom:1px solid var(--gold);transition:color .3s}
.prose a:hover,.link:hover{color:var(--gold-d)}
.dk .prose p,.dk .prose li{color:rgba(255,255,255,.84)}.dk .prose b{color:#fff}
.muted{color:var(--ink3)}
.fine{font-size:12px;line-height:1.6;color:var(--ink3);max-width:760px}
.dk .fine{color:rgba(255,255,255,.6)}
.num{font-variant-numeric:tabular-nums}

/* buttons */
.btn{display:inline-flex;align-items:center;gap:16px;min-height:52px;padding:0 26px;border:1px solid var(--navy);font-size:10.5px;letter-spacing:.28em;text-transform:uppercase;font-weight:600;transition:background .4s var(--ease),color .4s var(--ease),border-color .4s;cursor:pointer;background:transparent}
.btn::after{content:"";width:22px;height:1px;background:currentColor;transition:width .4s var(--ease)}
.btn:hover::after{width:34px}
.btn:hover{background:var(--navy);color:#fff}
.btn.solid{background:var(--navy);color:#fff}.btn.solid:hover{background:var(--night)}
.btn.lt{border-color:rgba(255,255,255,.7);color:#fff}.btn.lt:hover{background:#fff;color:var(--navy)}
.btn.sm{min-height:42px;padding:0 18px;font-size:10px}
.btns{display:flex;flex-wrap:wrap;gap:14px;margin-top:34px}
.tl{font-size:11px;letter-spacing:.24em;text-transform:uppercase;font-weight:600;border-bottom:1px solid var(--gold);padding-bottom:4px}

/* header */
.hd{position:fixed;top:0;left:0;right:0;z-index:50;color:#fff;transition:background .45s var(--ease),color .45s,transform .45s var(--ease),border-color .45s;border-bottom:1px solid transparent}
.hd .wrap{display:flex;align-items:center;gap:28px;height:84px}
.hd.solid,.hd.paper{background:var(--ivory);color:var(--navy);border-bottom-color:var(--line)}
.hd.hide{transform:translateY(-100%)}
.logo img{height:30px;width:auto;transition:filter .45s}
.hd:not(.solid):not(.paper) .logo img{filter:brightness(0) invert(1)}
.nav{display:flex;gap:30px;margin-left:auto}
.nav .dd{position:relative}
.nav .dd>a{display:block;padding:30px 0;font-size:10.5px;letter-spacing:.26em;text-transform:uppercase;font-weight:600;position:relative}
.nav .dd>a::after{content:"";position:absolute;left:0;right:0;bottom:24px;height:1px;background:currentColor;transform:scaleX(0);transform-origin:left;transition:transform .4s var(--ease)}
.nav .dd>a:hover::after,.nav .dd>a[aria-current]::after{transform:scaleX(1)}
.nav .sub{position:absolute;top:100%;left:-24px;min-width:270px;padding:12px 24px 16px;background:var(--white);color:var(--navy);border:1px solid var(--line);opacity:0;visibility:hidden;transform:translateY(6px);transition:opacity .3s,transform .3s var(--ease),visibility .3s}
.nav .dd:hover .sub,.nav .dd:focus-within .sub{opacity:1;visibility:visible;transform:none}
.nav .sub a{display:block;padding:11px 0;border-bottom:1px solid var(--line);font-size:13px;font-weight:500}
.nav .sub a small{display:block;font-size:11.5px;font-weight:400;color:var(--ink3);margin-top:2px}
.nav .sub a:last-child{border-bottom:0}.nav .sub a:hover{color:var(--gold-d)}
.hd .tel{font-size:11px;letter-spacing:.18em;font-weight:600;white-space:nowrap}
.burger{display:none;width:46px;height:46px;border:1px solid currentColor;background:transparent;cursor:pointer;position:relative;margin-left:auto}
.burger i{position:absolute;left:12px;right:12px;height:1px;background:currentColor;transition:transform .35s var(--ease)}
.burger i:first-child{top:18px}.burger i:last-child{top:26px}
.menu-open .burger i:first-child{transform:translateY(4px) rotate(45deg)}.menu-open .burger i:last-child{transform:translateY(-4px) rotate(-45deg)}
.mnav{position:fixed;inset:0;z-index:45;background:var(--night);color:#fff;padding:110px var(--g) 120px;overflow-y:auto;opacity:0;visibility:hidden;transition:opacity .35s,visibility .35s}
.menu-open .mnav{opacity:1;visibility:visible}
.menu-open .hd{background:var(--night);color:#fff;border-color:rgba(255,255,255,.1)}
.menu-open .hd .logo img{filter:brightness(0) invert(1)}
.mnav .grp{border-bottom:1px solid rgba(255,255,255,.12);padding:16px 0}
.mnav .grp>a{font-size:26px;font-weight:300;text-transform:uppercase;letter-spacing:-.01em}
.mnav .sm{display:flex;flex-wrap:wrap;gap:4px 18px;margin-top:6px}
.mnav .sm a{font-size:13px;opacity:.75;padding:4px 0}
.mnav .mtel{display:block;margin-top:28px;font-size:14px;letter-spacing:.16em}
@media (max-width:1080px){.nav,.hd .tel{display:none}.burger{display:block}}

/* hero */
.hero{position:relative;min-height:min(820px,92svh);display:flex;align-items:flex-end;color:#fff;background:var(--night);overflow:hidden}
.hero.short{min-height:min(620px,78svh)}
.hero>picture,.hero>img,.hero .im{position:absolute;inset:0;width:100%;height:100%}
.hero img{width:100%;height:100%;object-fit:cover}
.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(8,31,48,.5) 0,rgba(8,31,48,.05) 30%,rgba(8,31,48,.15) 55%,rgba(8,31,48,.82) 100%)}
.hero .wrap{position:relative;z-index:2;width:100%;padding-block:150px clamp(48px,7vw,90px)}
.hero h1{margin:20px 0 22px;max-width:1100px}
.hero .lead{color:rgba(255,255,255,.92)}
.hero .eb{color:rgba(255,255,255,.88)}
.crumb{font-size:10.5px;letter-spacing:.28em;text-transform:uppercase;font-weight:600;opacity:.85}
.crumb a:hover{text-decoration:underline}
.credit{position:absolute;right:var(--g);bottom:16px;z-index:3;font-size:10.5px;color:rgba(255,255,255,.72);letter-spacing:.04em}
.credit a{text-decoration:underline}
.plain{padding-top:150px;padding-bottom:clamp(40px,6vw,80px);border-bottom:1px solid var(--line)}
.plain h1{margin:20px 0 24px}

/* sections */
.s{padding-block:clamp(72px,10vw,140px)}
.s.t0{padding-top:0}.s.b0{padding-bottom:0}
.s.tight{padding-block:clamp(48px,6vw,80px)}
.dk{background:var(--night);color:#fff}
.navy{background:var(--navy);color:#fff}
.wh{background:var(--white)}
.mist{background:var(--mist)}
.rule{border-top:1px solid var(--line)}
.head{display:grid;grid-template-columns:minmax(0,1.1fr) minmax(0,1fr);gap:clamp(28px,5vw,90px);align-items:end;margin-bottom:clamp(40px,5vw,70px)}
.head h2{margin-top:18px}
.two{display:grid;grid-template-columns:1fr 1fr;gap:clamp(36px,6vw,100px);align-items:center}
.two.top{align-items:start}
.split{display:grid;grid-template-columns:minmax(0,5fr) minmax(0,7fr);gap:clamp(36px,6vw,100px);align-items:start}

/* figures */
figure{margin:0}
.ph{position:relative;overflow:hidden;background:var(--mist)}
.ph img{width:100%;height:100%;object-fit:cover}
.ph.r32{aspect-ratio:3/2}.ph.r45{aspect-ratio:4/5}.ph.r11{aspect-ratio:1/1}.ph.r169{aspect-ratio:16/9}.ph.r21{aspect-ratio:21/9}
figcaption{font-size:12px;color:var(--ink3);padding-top:12px;line-height:1.5}
figcaption a{text-decoration:underline}
.dk figcaption{color:rgba(255,255,255,.6)}
.wide{margin-inline:calc(var(--g)*-1)}
@media (min-width:1432px){.wide{margin-inline:calc((100vw - var(--w))/-2 - var(--g)*-1)}}

/* chapters (guides) */
.guide{display:grid;grid-template-columns:240px minmax(0,1fr);gap:clamp(30px,5vw,80px)}
.toc{position:sticky;top:110px;align-self:start;font-size:13px}
.toc p{font-size:10px;letter-spacing:.3em;text-transform:uppercase;font-weight:600;color:var(--gold-d);margin-bottom:14px}
.toc ol{list-style:none;border-left:1px solid var(--line)}
.toc a{display:grid;grid-template-columns:26px 1fr;padding:8px 0 8px 16px;margin-left:-1px;border-left:1px solid transparent;color:var(--ink3);line-height:1.35;transition:color .3s,border-color .3s}
.toc a span{font-size:10px;letter-spacing:.1em;padding-top:2px;font-weight:600}
.toc a:hover,.toc a.on{color:var(--navy);border-left-color:var(--navy)}
.chap{padding-block:clamp(56px,7vw,100px);border-top:1px solid var(--line)}
.chap:first-child{border-top:0;padding-top:0}
.chap>.no{display:flex;align-items:baseline;gap:18px;margin-bottom:22px}
.chap>.no b{font-size:12px;letter-spacing:.2em;font-weight:600;color:var(--gold-d)}
.chap>.no span{font-size:10.5px;letter-spacing:.3em;text-transform:uppercase;font-weight:600;color:var(--ink3)}
.chap h2{font-size:clamp(30px,3.8vw,54px);margin-bottom:28px;max-width:900px}
.chap h3{margin:44px 0 16px}
.chap .q{font-size:clamp(19px,1.8vw,23px);line-height:1.5;font-weight:300;max-width:760px;margin-bottom:26px;color:var(--ink)}
.cols{display:grid;grid-template-columns:minmax(0,1.35fr) minmax(0,1fr);gap:clamp(28px,4vw,60px);align-items:start}
@media (max-width:1080px){.guide{grid-template-columns:1fr}.toc{position:relative;top:0;display:none}}

/* margin notes and terms */
.note{border-left:2px solid var(--gold);padding:4px 0 4px 20px;font-size:14.5px;line-height:1.7;color:var(--ink2)}
.note>b:first-child,.note h4{display:block;font-size:10px;letter-spacing:.28em;text-transform:uppercase;font-weight:700;color:var(--gold-d);margin-bottom:8px}
.note+.note{margin-top:26px}
.note ul{padding-left:18px}.note li+li{margin-top:6px}
.dk .note{color:rgba(255,255,255,.82)}
.term{border-bottom:1px dotted var(--gold-d);cursor:help}
dfn{font-style:normal;font-weight:600;color:var(--ink)}

/* lists */
.ledger{display:grid;grid-template-columns:1fr 1fr;border-top:1px solid var(--line)}
.ledger>div{padding:28px 28px 28px 0}
.ledger>div+div{padding-left:28px;border-left:1px solid var(--line)}
.ledger h4{margin-bottom:14px}
.ledger ul{list-style:none}
.ledger li{padding:10px 0;border-bottom:1px solid var(--line);font-size:15px;line-height:1.55;color:var(--ink2)}
.ledger li:last-child{border-bottom:0}
.rows{list-style:none;border-top:1px solid var(--line)}
.rows>li{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.7fr);gap:24px;padding:22px 0;border-bottom:1px solid var(--line)}
.rows>li>b{font-size:15.5px;font-weight:600;line-height:1.45}
.rows>li>span{font-size:15px;color:var(--ink2);line-height:1.65}
.rows.c3>li{grid-template-columns:44px minmax(0,1fr) minmax(0,1.7fr)}
.rows.c3>li>i{font-style:normal;font-size:11px;letter-spacing:.14em;color:var(--gold-d);font-weight:700;padding-top:3px}
.dk .rows,.dk .rows>li{border-color:rgba(255,255,255,.14)}.dk .rows>li>span{color:rgba(255,255,255,.78)}
.checks{list-style:none;columns:2;column-gap:44px}
.checks li{break-inside:avoid;padding:12px 0 12px 30px;border-bottom:1px solid var(--line);position:relative;font-size:15px;line-height:1.55;color:var(--ink2)}
.checks li::before{content:"";position:absolute;left:0;top:19px;width:12px;height:7px;border-left:1.5px solid var(--gold-d);border-bottom:1.5px solid var(--gold-d);transform:rotate(-45deg)}
.checks li b{color:var(--ink);font-weight:600}

/* tables */
.tscroll{overflow-x:auto;-webkit-overflow-scrolling:touch;max-width:100%}
.tt{width:100%;border-collapse:collapse;font-size:14px;font-variant-numeric:tabular-nums;min-width:520px}
.tt th,.tt td{text-align:left;padding:13px 14px;border-bottom:1px solid var(--line);vertical-align:top;line-height:1.45}
.tt thead th{font-size:10px;letter-spacing:.22em;text-transform:uppercase;font-weight:700;color:var(--ink3);border-bottom:1px solid var(--line2);background:transparent}
.tt tbody th{font-weight:600;color:var(--ink);width:24%}
.tt td small{display:block;font-size:11.5px;margin-top:3px}
.tt td small.up{color:var(--bad)}.tt td small.dn{color:var(--ok)}
.tt.cmp td{min-width:150px}
.tt.heat td{text-align:right;font-weight:500}
.tt.heat td.pos{background:rgba(47,107,79,.09);color:var(--ok)}
.tt.heat td.neg{background:rgba(154,58,46,.08);color:var(--bad)}
.tt.heat td.base{outline:2px solid var(--navy);outline-offset:-2px}
.tt.ctab td{font-size:13.5px}
.tt.ctab td a{text-decoration:underline}

/* tools */
.tool{background:var(--white);border:1px solid var(--line);margin-block:34px}
.tool-h{display:flex;justify-content:space-between;align-items:baseline;gap:20px;padding:22px clamp(20px,3vw,34px);border-bottom:1px solid var(--line)}
.tool-h h3{margin:0;font-size:clamp(19px,1.8vw,24px)}
.tool-h span{font-size:10px;letter-spacing:.26em;text-transform:uppercase;font-weight:600;color:var(--gold-d);white-space:nowrap}
.tool-b{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.15fr)}
.tool-b.full{grid-template-columns:1fr}
.tin{padding:clamp(20px,3vw,34px);border-right:1px solid var(--line);display:grid;grid-template-columns:1fr 1fr;gap:16px 18px;align-content:start;align-items:end}
.tin .x2{grid-column:1/-1}
.tin fieldset{grid-column:1/-1;border:0;border-top:1px solid var(--line);padding-top:16px;display:grid;grid-template-columns:1fr 1fr;gap:16px 18px;align-items:end}
.tin legend{font-size:10px;letter-spacing:.26em;text-transform:uppercase;font-weight:700;color:var(--ink3);padding-right:10px}
.f label{display:block;font-size:11px;letter-spacing:.06em;font-weight:600;color:var(--ink2);margin-bottom:6px;line-height:1.3}
.f label small{font-weight:400;color:var(--ink3);letter-spacing:0;display:block;margin-top:1px}
.f input,.f select{width:100%;height:46px;border:1px solid var(--line2);background:var(--paper);padding:0 12px;font-size:16px;font-variant-numeric:tabular-nums;border-radius:0;-webkit-appearance:none;appearance:none}
.f select{background-image:linear-gradient(45deg,transparent 50%,var(--navy) 50%),linear-gradient(135deg,var(--navy) 50%,transparent 50%);background-position:calc(100% - 18px) 20px,calc(100% - 13px) 20px;background-size:5px 5px;background-repeat:no-repeat;padding-right:32px}
.f input:focus,.f select:focus{outline:2px solid var(--gold);outline-offset:-1px;border-color:var(--navy)}
.f input[aria-invalid=true]{border-color:var(--bad);background:#FBF1EF}
.f .u{position:relative}.f .u input{padding-left:24px}.f .u::before{content:attr(data-u);position:absolute;left:11px;top:12px;font-size:15px;color:var(--ink3)}
.f .u.pc input{padding-left:12px;padding-right:30px}.f .u.pc::before{left:auto;right:12px}
.ck{display:flex;gap:10px;align-items:flex-start;font-size:14px;line-height:1.4;cursor:pointer;padding:6px 0}
.ck input{width:18px;height:18px;margin-top:1px;accent-color:var(--navy);flex:none}
.tout{padding:clamp(20px,3vw,34px);background:var(--paper)}
.big{display:flex;flex-wrap:wrap;gap:6px 30px;align-items:baseline;padding-bottom:18px;border-bottom:1px solid var(--line);margin-bottom:18px}
.big>div small{display:block;font-size:10px;letter-spacing:.24em;text-transform:uppercase;font-weight:700;color:var(--ink3)}
.big>div b{display:block;font-size:clamp(34px,3.6vw,52px);font-weight:200;letter-spacing:-.03em;line-height:1.1;font-variant-numeric:tabular-nums}
.big>div.s2 b{font-size:clamp(22px,2vw,28px);font-weight:300}
.kv{display:grid;grid-template-columns:1fr auto;gap:0 20px;font-size:14px;font-variant-numeric:tabular-nums}
.kv dt,.kv dd{padding:9px 0;border-bottom:1px solid var(--line)}
.kv dd{text-align:right;font-weight:600}
.kv dt.sub,.kv dd.sub{color:var(--ink3);font-weight:400}
.kv dt.tot,.kv dd.tot{font-weight:700;border-bottom:1px solid var(--navy)}
.tbar{display:flex;height:12px;margin:18px 0 14px;background:var(--mist)}
.tbar i{display:block;height:100%}
.k0{background:var(--navy)}.k1{background:#3F6383}.k2{background:#7E98AE}.k3{background:var(--gold)}.k4{background:#C9BC9F}.k5{background:#5B6B5A}.k6{background:#A3AE98}.k7{background:#D9D3C6}
.tleg{list-style:none;font-size:13px}
.tleg li{display:grid;grid-template-columns:12px 1fr auto;gap:10px;align-items:center;padding:6px 0;border-bottom:1px solid var(--line)}
.tleg i{width:10px;height:10px}
.tleg b{font-weight:600;font-variant-numeric:tabular-nums}
.read{margin-top:22px}
.read h4{font-size:10px;margin-bottom:8px;color:var(--gold-d)}
.read ul{list-style:none}
.read li{font-size:14px;line-height:1.55;padding:8px 0;border-bottom:1px solid var(--line);color:var(--ink2)}
.read li b{color:var(--ink)}
.tnote{font-size:13px;line-height:1.6;color:var(--ink2);margin-top:16px}
.valid{font-size:12.5px;color:var(--bad);min-height:0}
.assume{border-top:1px solid var(--line);padding:16px clamp(20px,3vw,34px);font-size:13px;color:var(--ink2);line-height:1.65}
.assume summary{cursor:pointer;font-size:10px;letter-spacing:.26em;text-transform:uppercase;font-weight:700;color:var(--ink3);list-style:none}
.assume summary::-webkit-details-marker{display:none}
.assume summary::before{content:"+ ";color:var(--gold-d)}
.assume[open] summary::before{content:"− "}
.assume ul{margin-top:10px;padding-left:18px}.assume li+li{margin-top:5px}
.tnext{display:flex;flex-wrap:wrap;gap:14px 28px;align-items:center;justify-content:space-between;border-top:1px solid var(--line);padding:18px clamp(20px,3vw,34px);background:var(--white)}
.tnext p{font-size:14px;max-width:620px;color:var(--ink2)}
.chipst{display:inline-block;font-size:10.5px;letter-spacing:.12em;text-transform:uppercase;font-weight:700;padding:5px 10px;border:1px solid currentColor}
.chipst.ok{color:var(--ok)}.chipst.warn{color:var(--warn)}.chipst.bad{color:var(--bad)}
.off{display:none!important}
.colhead{grid-column:1/-1;display:grid;grid-template-columns:repeat(3,1fr);gap:12px}
.scen{grid-column:1/-1;display:grid;grid-template-columns:120px repeat(3,minmax(0,1fr));gap:8px 10px;align-items:center;font-size:12.5px}
.scen>b{font-size:10px;letter-spacing:.2em;text-transform:uppercase;color:var(--ink3);font-weight:700}
.scen .f label{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
.scen .ck{font-size:13px}
.scen .rl{font-weight:600;font-size:12.5px;line-height:1.3}
.steps2{list-style:none;counter-reset:s;border-top:1px solid var(--line)}
.steps2 li{display:grid;grid-template-columns:110px 1fr;gap:4px 18px;padding:14px 0;border-bottom:1px solid var(--line)}
.steps2 time{font-size:10.5px;letter-spacing:.14em;text-transform:uppercase;font-weight:700;color:var(--gold-d);padding-top:3px;grid-row:1/3}
.steps2 b{font-size:15px}.steps2 span{font-size:13.5px;color:var(--ink2);line-height:1.55}
.brk{display:grid;grid-template-columns:repeat(3,1fr);border:1px solid var(--line)}
.brk div{padding:16px;font-size:13px;color:var(--ink3);min-height:84px}
.brk div+div{border-left:1px solid var(--line)}
.brk div.on{background:var(--navy);color:#fff}
.brk b{display:block;font-size:24px;font-weight:300;margin-top:6px}
.xd{display:grid;grid-template-columns:1fr 1fr;gap:1px;background:var(--line);border:1px solid var(--line)}
.xd>div{background:var(--paper);padding:20px}
.xd small{font-size:10px;letter-spacing:.24em;text-transform:uppercase;font-weight:700;color:var(--gold-d)}
.xd b{display:block;font-size:22px;font-weight:300;margin:6px 0}
.xd span{display:block;font-size:13.5px;color:var(--ink2)}
.xd em{display:block;font-style:normal;font-size:12px;color:var(--ink3);margin-top:8px}
.sens2{display:grid;grid-template-columns:1fr 1fr;gap:20px}
.sens2 ul{list-style:none}
.sens2 li{display:flex;justify-content:space-between;padding:8px 0;border-bottom:1px solid var(--line);font-size:13.5px;font-variant-numeric:tabular-nums}
.wf{margin-top:8px}
.wf .r{display:grid;grid-template-columns:150px 1fr 96px;gap:12px;align-items:center;font-size:12.5px;padding:5px 0}
.wf .r>span:first-child{color:var(--ink2)}
.wf .r>b{text-align:right;font-variant-numeric:tabular-nums}
.wf .tr{position:relative;height:16px;background:transparent}
.wf .tr i{position:absolute;top:0;bottom:0}
.wf .r.t>span:first-child{font-weight:700;color:var(--ink)}
.wf .r.t{border-top:1px solid var(--line2);margin-top:2px}

/* community finder */
.fgrid{display:flex;flex-wrap:wrap;gap:10px}
.tog{position:relative}
.tog input{position:absolute;opacity:0;width:1px;height:1px}
.tog span{display:inline-block;padding:11px 16px;border:1px solid var(--line2);font-size:13.5px;cursor:pointer;transition:background .25s,color .25s;background:var(--paper);user-select:none}
.tog input:checked+span{background:var(--navy);color:#fff;border-color:var(--navy)}
.tog input:focus-visible+span{outline:2px solid var(--gold);outline-offset:2px}
.fres{list-style:none;counter-reset:f;margin-top:6px}
.fres li{padding:14px 0;border-bottom:1px solid var(--line)}
.fres a{display:flex;justify-content:space-between;align-items:baseline;gap:12px}
.fres a b{font-size:19px;font-weight:300;text-transform:uppercase;letter-spacing:-.01em}
.fres a:hover b{text-decoration:underline}
.fres .m{font-size:11px;letter-spacing:.14em;font-weight:700;color:var(--gold-d);white-space:nowrap}
.fres p{font-size:13.5px;color:var(--ink2);margin-top:4px;line-height:1.55}

/* map */
.map{background:var(--white);border:1px solid var(--line);position:relative}
.map svg{display:block;width:100%;height:auto}
.map .lbl{font:600 11px var(--f);letter-spacing:.16em;text-transform:uppercase;fill:var(--navy)}
.map .rd{font:500 9px var(--f);letter-spacing:.1em;fill:var(--ink3)}
.map a .dot{fill:var(--white);stroke:var(--navy);stroke-width:1.5;transition:fill .25s}
.map a:hover .dot,.map a:focus .dot{fill:var(--navy)}
.map a:hover .lbl{fill:var(--gold-d)}
.map a:focus{outline:none}.map a:focus-visible .dot{stroke:var(--gold);stroke-width:3}
.map .key{display:flex;flex-wrap:wrap;gap:8px 22px;padding:14px 18px;border-top:1px solid var(--line);font-size:12px;color:var(--ink2)}
.map .key i{display:inline-block;width:22px;height:0;border-top:2px solid var(--navy);vertical-align:middle;margin-right:8px}
.map .key i.rail{border-top:2px dashed var(--gold-d)}
.map .key i.water{height:10px;border:0;background:#DCE4EA}

/* city index */
.cities{list-style:none;border-top:1px solid var(--line)}
.cities li{border-bottom:1px solid var(--line)}
.cities a{display:grid;grid-template-columns:60px minmax(0,1.1fr) minmax(0,1.6fr) 150px;gap:24px;align-items:center;padding:22px 0;transition:padding .4s var(--ease),background .4s}
.cities a:hover{padding-left:14px;background:var(--white)}
.cities i{font-style:normal;font-size:11px;letter-spacing:.14em;font-weight:700;color:var(--gold-d)}
.cities b{font-size:clamp(24px,2.6vw,36px);font-weight:300;text-transform:uppercase;letter-spacing:-.02em;line-height:1}
.cities span{font-size:14.5px;color:var(--ink2);line-height:1.55}
.cities .ph{aspect-ratio:3/2;width:150px}
.cities .ph.none{display:grid;place-items:center;font-size:10px;letter-spacing:.2em;text-transform:uppercase;color:var(--ink3)}

/* city page */
.glance{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.glance>div{padding:22px 22px 22px 0}
.glance>div+div{padding-left:22px;border-left:1px solid var(--line)}
.glance dt{font-size:10px;letter-spacing:.24em;text-transform:uppercase;font-weight:700;color:var(--ink3)}
.glance dd{font-size:15px;margin-top:8px;line-height:1.5}
.glance dd a{border-bottom:1px solid var(--gold)}
.areas .tt tbody th{width:20%}
.src{list-style:none;columns:2;column-gap:40px}
.src li{break-inside:avoid;padding:10px 0;border-bottom:1px solid var(--line);font-size:14.5px}
.src a{border-bottom:1px solid var(--gold)}
.src small{display:block;color:var(--ink3);font-size:12px}
.pager{display:grid;grid-template-columns:1fr 1fr;border-top:1px solid var(--line)}
.pager a{padding:30px 0;display:block}
.pager a+a{text-align:right;border-left:1px solid var(--line);padding-left:20px}
.pager small{font-size:10px;letter-spacing:.26em;text-transform:uppercase;font-weight:700;color:var(--ink3)}
.pager b{display:block;font-size:clamp(22px,2.4vw,32px);font-weight:300;text-transform:uppercase;margin-top:6px}

/* home situations */
.sit{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.5fr);gap:clamp(30px,5vw,80px);align-items:start}
.sit [role=tablist]{display:flex;flex-direction:column;border-top:1px solid var(--line)}
.sit [role=tab]{display:grid;grid-template-columns:36px 1fr;gap:12px;text-align:left;background:transparent;border:0;border-bottom:1px solid var(--line);padding:22px 0;cursor:pointer;align-items:baseline;transition:padding .35s var(--ease)}
.sit [role=tab] i{font-style:normal;font-size:11px;font-weight:700;letter-spacing:.12em;color:var(--gold-d)}
.sit [role=tab] b{font-size:clamp(20px,2.2vw,30px);font-weight:300;text-transform:uppercase;letter-spacing:-.015em;line-height:1.05}
.sit [role=tab][aria-selected=true]{padding-left:14px}
.sit [role=tab][aria-selected=true] b{font-weight:700;font-style:italic}
.sit [role=tabpanel]{border-top:2px solid var(--navy);padding-top:28px}
.sit [role=tabpanel] h3{margin-bottom:14px}
.sit .qs{list-style:none;margin:22px 0 6px;border-top:1px solid var(--line)}
.sit .qs li{padding:13px 0;border-bottom:1px solid var(--line);font-size:15.5px;line-height:1.5;display:grid;grid-template-columns:24px 1fr;gap:8px}
.sit .qs li::before{content:"?";font-weight:700;color:var(--gold-d)}

/* for sale */
.listing{display:grid;grid-template-columns:minmax(0,1.5fr) minmax(0,1fr);background:var(--white);border:1px solid var(--line)}
.listing+.listing{margin-top:28px}
.listing .ph{min-height:420px}
.listing .ph.blank{background:var(--navy);color:#fff;display:flex;flex-direction:column;justify-content:flex-end;padding:30px}
.listing .ph.blank b{font-size:clamp(28px,3vw,44px);font-weight:300;text-transform:uppercase;letter-spacing:-.02em;line-height:1.02}
.listing .ph.blank span{font-size:12px;letter-spacing:.2em;text-transform:uppercase;opacity:.7;margin-top:14px}
.listing .tx{padding:clamp(24px,3.4vw,44px);display:flex;flex-direction:column;gap:18px}
.listing .status{display:flex;gap:10px;align-items:center;font-size:10px;letter-spacing:.26em;text-transform:uppercase;font-weight:700;color:var(--ok)}
.listing .status::before{content:"";width:8px;height:8px;background:var(--ok)}
.listing h3{font-size:clamp(26px,2.8vw,40px)}
.listing .price{font-size:clamp(26px,2.6vw,36px);font-weight:200;letter-spacing:-.02em;font-variant-numeric:tabular-nums}
.specs{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.specs div{padding:12px 0}.specs div+div{padding-left:14px;border-left:1px solid var(--line)}
.specs dt{font-size:9.5px;letter-spacing:.22em;text-transform:uppercase;font-weight:700;color:var(--ink3)}
.specs dd{font-size:18px;font-weight:300;font-variant-numeric:tabular-nums}
.listing p{font-size:14.5px;color:var(--ink2);line-height:1.65}
.listing .btns{margin-top:auto}
.sold{list-style:none;border-top:1px solid var(--line)}
.sold li{display:grid;grid-template-columns:minmax(0,2fr) minmax(0,1fr) minmax(0,1.2fr) 130px;gap:18px;padding:16px 0;border-bottom:1px solid var(--line);align-items:baseline;font-size:14.5px}
.sold b{font-weight:600}.sold .p{font-variant-numeric:tabular-nums;font-weight:600;text-align:right}
.sold small{color:var(--ink3);font-size:12.5px}

/* proof */
.proof{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.proof>div{padding:30px 24px 28px 0}
.proof>div+div{padding-left:24px;border-left:1px solid var(--line)}
.proof b{display:block;font-size:clamp(40px,4.8vw,72px);font-weight:200;letter-spacing:-.04em;line-height:1;font-variant-numeric:tabular-nums}
.proof span{display:block;margin-top:12px;font-size:12.5px;color:var(--ink2);line-height:1.45}
.proof small{display:block;margin-top:6px;font-size:11px;color:var(--ink3)}
.dk .proof,.dk .proof>div{border-color:rgba(255,255,255,.16)}.dk .proof span{color:rgba(255,255,255,.8)}.dk .proof small{color:rgba(255,255,255,.55)}
.tags{list-style:none}
.tags li{display:grid;grid-template-columns:150px 1fr 40px;gap:14px;align-items:center;padding:7px 0;font-size:13.5px}
.tags i{display:block;height:8px;background:var(--navy)}
.tags b{font-variant-numeric:tabular-nums;text-align:right;font-weight:600}
.dk .tags i{background:var(--gold)}
.revs{list-style:none;display:grid;grid-template-columns:1fr 1fr;gap:0 clamp(30px,5vw,70px)}
.revs li{padding:28px 0;border-top:1px solid var(--line)}
.revs blockquote{font-size:clamp(18px,1.7vw,22px);font-weight:300;line-height:1.5;letter-spacing:-.005em}
.revs cite{display:block;font-style:normal;font-size:12px;letter-spacing:.06em;color:var(--ink3);margin-top:12px}
.dk .revs li{border-color:rgba(255,255,255,.16)}.dk .revs cite{color:rgba(255,255,255,.6)}

/* diagrams */
.dg{background:var(--white);border:1px solid var(--line);padding:clamp(18px,3vw,34px);margin-block:30px}
.dg svg{display:block;width:100%;height:auto}
.dg text{font-family:var(--f)}
.dg figcaption{padding-top:16px}
.chain{display:grid;grid-template-columns:repeat(5,1fr);border:1px solid var(--line);background:var(--white);margin-block:30px}
.chain>div{padding:22px 18px;position:relative}
.chain>div+div{border-left:1px solid var(--line)}
.chain>div+div::before{content:"";position:absolute;left:-7px;top:30px;width:12px;height:12px;background:var(--white);border-top:1px solid var(--line2);border-right:1px solid var(--line2);transform:rotate(45deg)}
.chain small{font-size:10px;letter-spacing:.2em;font-weight:700;color:var(--gold-d)}
.chain b{display:block;font-size:17px;font-weight:600;text-transform:uppercase;letter-spacing:.02em;margin:6px 0 8px}
.chain span{font-size:13px;color:var(--ink2);line-height:1.55;display:block}
.quad{display:grid;grid-template-columns:44px 1fr 1fr;grid-template-rows:auto 1fr 1fr;gap:0;margin-block:30px;font-size:14px}
.quad .ax{font-size:10px;letter-spacing:.2em;text-transform:uppercase;font-weight:700;color:var(--ink3);display:flex;align-items:center;justify-content:center;padding:10px;text-align:center}
.quad .ax.v{writing-mode:vertical-rl;transform:rotate(180deg)}
.quad .cell{border:1px solid var(--line);margin:-1px 0 0 -1px;padding:20px;background:var(--white)}
.quad .cell b{display:block;font-size:16px;text-transform:uppercase;font-weight:700;letter-spacing:.04em;margin-bottom:6px}
.quad .cell span{color:var(--ink2);font-size:13.5px;line-height:1.55;display:block}
.quad .cell em{display:block;font-style:normal;font-size:12px;color:var(--ink3);margin-top:8px}
.quad .cell.hi{background:var(--navy);color:#fff}.quad .cell.hi span,.quad .cell.hi em{color:rgba(255,255,255,.8)}
.eq{display:flex;flex-wrap:wrap;align-items:stretch;gap:0;margin-block:26px;border:1px solid var(--line);background:var(--white)}
.eq>div{padding:16px 18px;flex:1 1 120px}
.eq>i{display:flex;align-items:center;font-style:normal;font-size:22px;font-weight:200;padding:0 4px;color:var(--gold-d)}
.eq small{display:block;font-size:9.5px;letter-spacing:.2em;text-transform:uppercase;font-weight:700;color:var(--ink3)}
.eq b{display:block;font-size:15px;font-weight:600;margin-top:4px}
.eq.dark{background:var(--navy);color:#fff;border-color:var(--navy)}.eq.dark small{color:rgba(255,255,255,.6)}

/* next step */
.next{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.2fr);gap:clamp(30px,5vw,80px);align-items:start}
.next ol{list-style:none;border-top:1px solid rgba(255,255,255,.18)}
.next ol li{display:grid;grid-template-columns:40px 1fr;gap:10px;padding:16px 0;border-bottom:1px solid rgba(255,255,255,.18);font-size:15px;line-height:1.55;color:rgba(255,255,255,.85)}
.next ol li i{font-style:normal;font-size:11px;font-weight:700;letter-spacing:.12em;color:var(--gold);padding-top:3px}
.next ol li b{color:#fff}

/* form */
.form{background:var(--white);color:var(--ink);padding:clamp(24px,3.4vw,44px);border:1px solid var(--line)}
.form h3{font-size:clamp(22px,2.2vw,30px);margin-bottom:8px}
.form>p.sub{font-size:14px;color:var(--ink2);margin-bottom:22px}
.form .row{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.form .f{margin-bottom:16px}
.form textarea{width:100%;border:1px solid var(--line2);background:var(--paper);padding:12px;font-size:16px;min-height:110px;resize:vertical;border-radius:0}
.form textarea:focus{outline:2px solid var(--gold);outline-offset:-1px}
.chips{display:flex;flex-wrap:wrap;gap:8px;margin:4px 0 18px;border:0}
.chips legend{font-size:11px;font-weight:600;letter-spacing:.06em;color:var(--ink2);margin-bottom:8px;width:100%}
.form .msg{font-size:13.5px;margin-top:14px;min-height:1.4em;color:var(--ink2)}
.form .msg.err{color:var(--bad)}.form .msg.ok{color:var(--ok)}
.form .priv{font-size:11.5px;color:var(--ink3);margin-top:12px;line-height:1.55}
.form .ctx{font-size:13px;background:var(--mist);padding:12px 14px;margin-bottom:16px;white-space:pre-line;line-height:1.55;display:none}
.form .ctx.on{display:block}
.contact-lines{list-style:none;border-top:1px solid rgba(255,255,255,.18);margin-top:30px}
.contact-lines li{display:flex;justify-content:space-between;gap:20px;padding:14px 0;border-bottom:1px solid rgba(255,255,255,.18);font-size:14.5px}
.contact-lines li span{font-size:10px;letter-spacing:.24em;text-transform:uppercase;font-weight:700;color:rgba(255,255,255,.6);padding-top:3px}

/* gallery */
.gal{display:grid;grid-template-columns:repeat(6,1fr);gap:10px}
.gal button{border:0;padding:0;background:var(--night);cursor:zoom-in;overflow:hidden;aspect-ratio:3/2;grid-column:span 2}
.gal button.w{grid-column:span 4;grid-row:span 2;aspect-ratio:auto}
.gal button.h{grid-column:span 3}
.gal img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease)}
.gal button:hover img{transform:scale(1.03)}
.lb{position:fixed;inset:0;z-index:80;background:rgba(8,31,48,.96);display:grid;grid-template-columns:64px 1fr 64px;align-items:center;padding:24px 12px;opacity:0;visibility:hidden;transition:opacity .35s,visibility .35s}
.lb.on{opacity:1;visibility:visible}
.lb img{max-width:100%;max-height:84vh;margin:0 auto;object-fit:contain}
.sq{width:48px;height:48px;border:1px solid rgba(255,255,255,.4);background:transparent;color:#fff;display:grid;place-items:center;cursor:pointer}
.lb .x{position:absolute;top:18px;right:18px}
.lb .n{position:absolute;bottom:20px;left:0;right:0;text-align:center;color:rgba(255,255,255,.75);font-size:11px;letter-spacing:.28em}

/* footer */
.ft{background:var(--night);color:rgba(255,255,255,.82);padding:clamp(64px,8vw,110px) 0 40px;font-size:14px}
.ft .top{display:grid;grid-template-columns:1.4fr repeat(4,1fr);gap:36px;padding-bottom:48px;border-bottom:1px solid rgba(255,255,255,.12)}
.ft .logo img{height:28px;filter:brightness(0) invert(1)}
.ft .tag{margin-top:20px;font-size:14px;line-height:1.6;max-width:280px}
.ft h4{color:#fff;margin-bottom:16px;font-size:10.5px}
.ft ul{list-style:none}.ft li{padding:5px 0}.ft a:hover{color:#fff;text-decoration:underline}
.ft .eho{display:flex;align-items:center;gap:12px;margin-top:30px;font-size:11px;letter-spacing:.18em;text-transform:uppercase}
.ft .legal{font-size:12px;line-height:1.65;max-width:900px;margin-top:20px;color:rgba(255,255,255,.6)}
.ft .bot{display:flex;flex-wrap:wrap;justify-content:space-between;gap:12px;margin-top:30px;font-size:12px;color:rgba(255,255,255,.55)}
.mbar{display:none}
@media (max-width:860px){
  .mbar{display:grid;grid-template-columns:1fr 1fr 1.4fr;position:fixed;left:0;right:0;bottom:0;z-index:40;background:var(--night);border-top:1px solid rgba(255,255,255,.14);padding-bottom:env(safe-area-inset-bottom,0px)}
  .mbar a{color:#fff;text-align:center;padding:16px 6px;font-size:10px;letter-spacing:.22em;text-transform:uppercase;font-weight:600}
  .mbar a+a{border-left:1px solid rgba(255,255,255,.14)}
  .mbar a.hv{background:var(--ivory);color:var(--navy)}
  body{padding-bottom:calc(52px + env(safe-area-inset-bottom,0px))}
}

/* legal */
.legal-c section{padding-block:48px;border-top:1px solid var(--line)}
.legal-c section:first-child{border-top:0;padding-top:0}
.legal-c h2{font-size:clamp(26px,3vw,40px);margin:16px 0 20px}

/* escrow timeline */
.tline{list-style:none;display:grid;grid-template-columns:repeat(6,1fr);border-top:2px solid var(--navy);margin-top:10px}
.tline li{position:relative;padding:22px 16px 0 0}
.tline li::before{content:"";position:absolute;top:-7px;left:0;width:12px;height:12px;background:var(--ivory);border:2px solid var(--navy);border-radius:50%}
.tline time{display:block;font-size:10px;letter-spacing:.2em;text-transform:uppercase;font-weight:700;color:var(--gold-d)}
.tline b{display:block;font-size:15px;margin:6px 0 6px;line-height:1.3}
.tline span{display:block;font-size:13px;line-height:1.55;color:var(--ink2)}
/* marketing samples */
.mkg{display:grid;grid-template-columns:1fr 1fr;gap:26px;margin:20px 0 14px}
.mkg figcaption b{color:var(--ink)}
/* responsive */
@media (max-width:1080px){
  .tool-b{grid-template-columns:1fr}.tin{border-right:0;border-bottom:1px solid var(--line)}
  .cities a{grid-template-columns:44px minmax(0,1fr) 110px}.cities a>span{grid-column:2/3;grid-row:2}.cities .ph{width:110px;grid-row:1/3;grid-column:3}
  .ft .top{grid-template-columns:1fr 1fr}
  .chain{grid-template-columns:1fr}.chain>div+div{border-left:0;border-top:1px solid var(--line)}.chain>div+div::before{left:30px;top:-7px;transform:rotate(135deg)}
}
@media (max-width:1080px){.tline{grid-template-columns:1fr 1fr 1fr;row-gap:30px}}
@media (max-width:860px){
  .tline{grid-template-columns:1fr;border-top:0;border-left:2px solid var(--navy);margin-left:6px;row-gap:0}.tline li{padding:0 0 24px 24px}.tline li::before{left:-8px;top:2px}
  .mkg{grid-template-columns:1fr}
  .head,.two,.split,.cols,.sit,.next,.listing{grid-template-columns:1fr}
  .ledger{grid-template-columns:1fr}.ledger>div,.ledger>div+div{padding:24px 0;border-left:0}.ledger>div+div{border-top:1px solid var(--line)}
  .rows>li,.rows.c3>li{grid-template-columns:1fr;gap:6px}.rows.c3>li>i{padding:0}
  .checks,.src{columns:1}
  .glance,.proof{grid-template-columns:1fr 1fr}.glance>div:nth-child(3),.proof>div:nth-child(3){padding-left:0;border-left:0}.glance>div:nth-child(n+3),.proof>div:nth-child(n+3){border-top:1px solid var(--line)}
  .dk .proof>div:nth-child(n+3){border-color:rgba(255,255,255,.16)}
  .listing .ph{min-height:260px}
  .revs{grid-template-columns:1fr}
  .sold li{grid-template-columns:1fr auto;gap:2px 14px}.sold li>:nth-child(2),.sold li>:nth-child(3){grid-column:1}.sold .p{grid-row:1;grid-column:2}
  .tags li{grid-template-columns:110px 1fr 34px}
  .quad{grid-template-columns:28px 1fr 1fr;font-size:13px}.quad .cell{padding:14px}
  .gal{grid-template-columns:1fr 1fr}.gal button,.gal button.h{grid-column:span 1}.gal button.w{grid-column:span 2;grid-row:auto;aspect-ratio:3/2}
  .lb{grid-template-columns:1fr}.lb .p,.lb .nx{display:none}
  .form .row{grid-template-columns:1fr}
}
@media (max-width:560px){
  .tin .f.half{grid-column:auto}
  .scen{grid-template-columns:88px repeat(3,minmax(0,1fr));gap:6px}
  .scen .f input{padding:0 6px;font-size:14px}.scen .f .u input{padding-left:6px}.scen .f .u::before{display:none}
  .glance,.proof{grid-template-columns:1fr}.glance>div,.glance>div+div,.proof>div,.proof>div+div{padding:18px 0;border-left:0;border-top:1px solid var(--line)}.glance>div:first-child,.proof>div:first-child{border-top:0}
  .ft .top{grid-template-columns:1fr}
  .xd,.sens2{grid-template-columns:1fr}
  .brk div{padding:10px;min-height:70px}.brk b{font-size:18px}
  .wf .r{grid-template-columns:104px 1fr 78px;font-size:11.5px}
  .pager{grid-template-columns:1fr}.pager a+a{text-align:left;border-left:0;border-top:1px solid var(--line);padding-left:0}
  .specs dd{font-size:16px}
  .cities a{grid-template-columns:34px minmax(0,1fr)}.cities .ph{display:none}.cities a>span{grid-column:2}
}
@media print{.hd,.mbar,.ft,.toc,.tnext{display:none}body{background:#fff}.tool{break-inside:avoid}}
.split>*,.two>*,.cols>*,.head>*,.guide>*,.tool-b>*,.tin>*,.tin fieldset>*,.next>*,.sit>*,.listing>*,.ledger>*{min-width:0}
[hidden]{display:none!important}
.listing .ph img{position:absolute;inset:0}
.revs.one{grid-template-columns:1fr}
.revs.one li:first-child{border-top:0;padding-top:0}
.tool-b.full .tin{border-right:0;border-bottom:1px solid var(--line)}
.oh{margin:26px 0 8px;font-size:10px;color:var(--gold-d)}
.ra2{display:grid;grid-template-columns:1fr 1fr;gap:34px}
@media (min-width:1081px){
  .tin.four{grid-template-columns:repeat(4,minmax(0,1fr))}
  .tin.four fieldset{grid-template-columns:repeat(4,minmax(0,1fr))}
  .tin.four .x2{grid-column:span 2}
  .tin.four fieldset:last-of-type .scen{grid-column:1/-1}
}
@media (max-width:1080px){.ra2{grid-template-columns:1fr;gap:0}}
.ra2>*,.tout{min-width:0}
.ph img,.hero img,.cities img{color:transparent;font-size:0}

@media (max-width:379px){.tin,.tin fieldset{grid-template-columns:1fr}}
@media (max-width:560px){.tin{gap:14px 12px}.f label{font-size:10.5px}.f .u.pc::before{font-size:12px;top:14px}}
.hd.solid .logo img,.hd.paper .logo img{filter:brightness(0) saturate(100%) invert(12%) sepia(52%) saturate(2611%) hue-rotate(191deg) brightness(93%) contrast(101%)}
.menu-open .hd .logo img{filter:brightness(0) invert(1)!important}
@media (max-width:1080px){
  .toc{display:block;position:relative;top:0;margin-bottom:10px}
  .toc ol{display:flex;gap:8px;overflow-x:auto;border-left:0;padding-bottom:6px;-webkit-overflow-scrolling:touch}
  .toc a{display:flex;gap:8px;white-space:nowrap;border:1px solid var(--line2);padding:9px 12px;margin:0}
  .toc a.on,.toc a:hover{border-color:var(--navy)}
}

/* ================= GLASS + MOTION THEME (v4) ================= */
:root{--glass:rgba(247,245,240,.72);--glass-dk:rgba(8,31,48,.62);--blur:saturate(180%) blur(24px)}
.hd .wrap{height:96px;transition:height .5s var(--ease)}
.hd.solid .wrap,.hd.paper .wrap{height:78px}
.logo img{height:44px;transition:height .5s var(--ease),filter .45s}
.hd.solid .logo img{height:38px}
@media (max-width:860px){.logo img{height:36px}.hd .wrap{height:80px}.hd.solid .wrap{height:68px}.hd.solid .logo img{height:32px}}
.hd.solid,.hd.paper{background:var(--glass);-webkit-backdrop-filter:var(--blur);backdrop-filter:var(--blur);border-bottom-color:rgba(0,42,78,.1)}
.nav .dd>a{padding:36px 0}.hd.solid .nav .dd>a{padding:27px 0}
.nav .dd>a::after{bottom:28px}.hd.solid .nav .dd>a::after{bottom:20px}
.nav .sub{background:rgba(8,31,48,.74);color:#fff;border:1px solid rgba(255,255,255,.14);-webkit-backdrop-filter:var(--blur);backdrop-filter:var(--blur);box-shadow:0 30px 60px -30px rgba(0,0,0,.5);transform:translateY(10px) scale(.98);transform-origin:top left;transition:opacity .4s var(--ease),transform .5s var(--ease),visibility .4s}
.nav .dd:hover .sub,.nav .dd:focus-within .sub{transform:none}
.nav .sub a{border-bottom-color:rgba(255,255,255,.1)}.nav .sub a small{color:rgba(255,255,255,.62)}.nav .sub a:hover{color:var(--gold)}
.mnav{background:rgba(8,31,48,.84);-webkit-backdrop-filter:saturate(160%) blur(30px);backdrop-filter:saturate(160%) blur(30px)}
.menu-open .hd{background:transparent;border-color:transparent}
.mnav .grp{opacity:0;transform:translateY(18px);transition:opacity .6s var(--ease),transform .6s var(--ease)}
.menu-open .mnav .grp{opacity:1;transform:none}
.menu-open .mnav .grp:nth-child(2){transition-delay:.05s}.menu-open .mnav .grp:nth-child(3){transition-delay:.1s}.menu-open .mnav .grp:nth-child(4){transition-delay:.15s}.menu-open .mnav .grp:nth-child(5){transition-delay:.2s}.menu-open .mnav .grp:nth-child(6){transition-delay:.25s}
@media (max-width:860px){.mbar{background:rgba(8,31,48,.72);-webkit-backdrop-filter:var(--blur);backdrop-filter:var(--blur)}.mbar a.hv{background:rgba(255,255,255,.92)}}

/* hero: slow zoom, staged entrance */
@keyframes kb{from{transform:scale(1.12)}to{transform:scale(1)}}
@keyframes rise{from{opacity:0;transform:translateY(34px);filter:blur(8px)}to{opacity:1;transform:none;filter:none}}
.hero>img,.hero>picture img{animation:kb 16s var(--ease) both;transform-origin:50% 60%}
.hero .wrap>*{animation:rise 1.4s var(--ease) both}
.hero .wrap>*:nth-child(2){animation-delay:.12s}.hero .wrap>*:nth-child(3){animation-delay:.24s}.hero .wrap>*:nth-child(4){animation-delay:.4s}
.hero h1{text-wrap:balance}
.credit{padding:8px 12px;background:rgba(8,31,48,.35);-webkit-backdrop-filter:blur(14px);backdrop-filter:blur(14px);border:1px solid rgba(255,255,255,.14)}
.scroll-cue{position:absolute;left:50%;bottom:22px;z-index:3;width:1px;height:46px;background:rgba(255,255,255,.25);overflow:hidden}
.scroll-cue::after{content:"";position:absolute;inset:0;background:#fff;animation:cue 2.4s var(--ease) infinite}
@keyframes cue{0%{transform:translateY(-100%)}60%,100%{transform:translateY(100%)}}

/* scroll reveal */
.js .rv{opacity:0;transform:translateY(40px);filter:blur(6px);transition:opacity 1.1s var(--ease),transform 1.1s var(--ease),filter 1.1s var(--ease)}
.js .rv.on{opacity:1;transform:none;filter:none}
.js .rv.d1{transition-delay:.08s}.js .rv.d2{transition-delay:.16s}.js .rv.d3{transition-delay:.24s}
.js .mask{clip-path:inset(12% 6% 12% 6%);transition:clip-path 1.6s var(--ease)}
.js .mask.on{clip-path:inset(0 0 0 0)}
@media (prefers-reduced-motion:reduce){.js .rv,.js .mask{opacity:1!important;transform:none!important;filter:none!important;clip-path:none!important}.hero>img{animation:none}}

/* photography everywhere */
.ph img{transition:transform 1.8s var(--ease)}
a:hover .ph img,.listing:hover .ph img,figure.zoom:hover img{transform:scale(1.045)}
.cimg{margin:0 0 38px;position:relative}
.cimg .ph{aspect-ratio:21/9;max-height:560px}
.cimg .ph img{position:absolute;inset:-8% 0;height:116%;will-change:transform}
.cimg figcaption{position:absolute;left:16px;bottom:16px;right:16px;max-width:560px;padding:12px 16px;color:#fff;font-size:12.5px;background:rgba(8,31,48,.42);-webkit-backdrop-filter:var(--blur);backdrop-filter:var(--blur);border:1px solid rgba(255,255,255,.16)}
.cimg figcaption a{color:#fff}
@media (max-width:860px){.cimg .ph{aspect-ratio:4/3}.cimg figcaption{position:static;background:none;color:var(--ink3);border:0;padding:10px 0 0;-webkit-backdrop-filter:none;backdrop-filter:none}.cimg figcaption a{color:inherit}}

/* listing cards */
.listing{overflow:hidden;transition:box-shadow .8s var(--ease),transform .8s var(--ease)}
.listing:hover{box-shadow:0 40px 80px -50px rgba(8,31,48,.55);transform:translateY(-4px)}
.listing .ph{overflow:hidden}
.listing .ph .tag{position:absolute;left:18px;top:18px;z-index:2;padding:9px 14px;font-size:10px;letter-spacing:.24em;text-transform:uppercase;font-weight:700;color:#fff;background:rgba(8,31,48,.42);-webkit-backdrop-filter:var(--blur);backdrop-filter:var(--blur);border:1px solid rgba(255,255,255,.22)}
.listing .ph.fb{background:var(--navy);color:#fff}
.listing .ph.fb .fbx{position:absolute;inset:auto 30px 30px 30px}
.listing .ph.fb .fbx b{display:block;font-size:clamp(28px,3vw,44px);font-weight:300;text-transform:uppercase;line-height:1.02}
.listing .ph.fb .fbx span{font-size:12px;letter-spacing:.2em;text-transform:uppercase;opacity:.7}
.listing .ph.fb img{z-index:1}

/* tools: lifted, glassy result panel */
.tool{transition:box-shadow .8s var(--ease)}
.tool:hover{box-shadow:0 40px 90px -60px rgba(8,31,48,.45)}
.tout{background:linear-gradient(180deg,rgba(252,251,248,.9),rgba(247,245,240,.9))}
.big>div b{transition:color .3s}
.tnext{background:var(--night);color:#fff;border-top:0}
.tnext p{color:rgba(255,255,255,.82)}
.tnext .btn.solid{background:#fff;color:var(--navy);border-color:#fff}.tnext .btn.solid:hover{background:var(--gold);border-color:var(--gold);color:var(--night)}

/* situation panels with photos */
.sit .pimg{aspect-ratio:16/9;margin-bottom:24px}
.sit [role=tabpanel]{border-top:0;padding-top:0;animation:rise .8s var(--ease) both}

/* statement band: full-bleed photo with a glass card */
.band{position:relative;min-height:min(86svh,760px);display:flex;align-items:flex-end;overflow:hidden;color:#fff;background:var(--night)}
.band>img{position:absolute;inset:-10% 0;width:100%;height:120%;object-fit:cover;will-change:transform}
.band::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(8,31,48,0) 40%,rgba(8,31,48,.55))}
.band .wrap{position:relative;z-index:2;width:100%;padding-block:90px}
.gcard{max-width:620px;padding:clamp(26px,3.4vw,44px);background:rgba(8,31,48,.36);-webkit-backdrop-filter:saturate(170%) blur(28px);backdrop-filter:saturate(170%) blur(28px);border:1px solid rgba(255,255,255,.2);box-shadow:inset 0 1px 0 rgba(255,255,255,.18)}
.gcard blockquote{font-size:clamp(22px,2.4vw,32px);font-weight:300;line-height:1.35;letter-spacing:-.01em}
.gcard cite{display:block;font-style:normal;font-size:12px;letter-spacing:.12em;text-transform:uppercase;margin-top:20px;opacity:.8}
.gcard .eb{color:var(--gold);margin-bottom:16px}

/* next step: photo background + glass form */
#talk{position:relative;overflow:hidden;isolation:isolate}
#talk>.bgimg{position:absolute;inset:-10% 0;width:100%;height:120%;object-fit:cover;z-index:-2;will-change:transform}
#talk::before{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(100deg,rgba(8,31,48,.9) 0%,rgba(8,31,48,.72) 45%,rgba(8,31,48,.35) 100%)}
#talk .form{background:rgba(255,255,255,.86);-webkit-backdrop-filter:saturate(170%) blur(28px);backdrop-filter:saturate(170%) blur(28px);border:1px solid rgba(255,255,255,.5);box-shadow:0 50px 100px -60px rgba(0,0,0,.6)}
.lsig{display:flex;align-items:center;gap:16px;margin-top:34px}
.lsig .ph{width:64px;height:64px;border-radius:50%;flex:none}
.lsig b{display:block;font-size:15px}.lsig span{font-size:12.5px;opacity:.75}

/* buttons: Apple-like soft motion */
.btn{transition:background .5s var(--ease),color .5s var(--ease),border-color .5s,transform .5s var(--ease)}
.btn:active{transform:scale(.97)}
.cities a .ph img{transition:transform 1.4s var(--ease)}
@media (max-width:860px){.scroll-cue{display:none}.credit{left:var(--g);right:auto;max-width:calc(100% - 2*var(--g))}}
/* v5: bigger logos, portrait close, journal */
.logo img{height:58px}.hd.solid .logo img,.hd.paper .logo img{height:48px}
.hd .wrap{height:108px}.hd.solid .wrap,.hd.paper .wrap{height:86px}
.nav .dd>a{padding:42px 0}.hd.solid .nav .dd>a,.hd.paper .nav .dd>a{padding:31px 0}
.nav .dd>a::after{bottom:34px}.hd.solid .nav .dd>a::after,.hd.paper .nav .dd>a::after{bottom:24px}
.nav{gap:26px}
@media (max-width:860px){.logo img{height:44px}.hd.solid .logo img,.hd.paper .logo img{height:38px}.hd .wrap{height:84px}.hd.solid .wrap,.hd.paper .wrap{height:72px}}
.ft .logo img{height:64px;width:auto}
.lport{width:min(320px,70%);aspect-ratio:4/5;margin-bottom:34px;border:1px solid rgba(255,255,255,.25)}
.posts{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:clamp(20px,3vw,40px)}
.posts.two2{grid-template-columns:repeat(2,minmax(0,1fr))}
.post a{display:block}
.post .ph{aspect-ratio:4/3;margin-bottom:20px}
.post small{font-size:10px;letter-spacing:.26em;text-transform:uppercase;font-weight:700;color:var(--gold-d)}
.post h3{margin:10px 0 10px;font-size:clamp(20px,1.9vw,26px)}
.post p{font-size:14.5px;color:var(--ink2);line-height:1.6}
.post a:hover h3{text-decoration:underline;text-decoration-thickness:1px;text-underline-offset:5px}
.article{max-width:760px;margin:0 auto}
.article .prose p,.article .prose li{max-width:none;font-size:17.5px}
.article h2{font-size:clamp(26px,3vw,38px);margin:54px 0 18px}
.article .by{display:flex;align-items:center;gap:14px;font-size:13px;color:var(--ink3);padding-bottom:30px;margin-bottom:34px;border-bottom:1px solid var(--line)}
.article .by .ph{width:44px;height:44px;border-radius:50%}
.article .tt{min-width:0}
@media (max-width:860px){.posts,.posts.two2{grid-template-columns:1fr}}

/* v6: picture wrappers, video, featured listing */
picture{display:contents}
.hero>picture>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;animation:kb 16s var(--ease) both;transform-origin:50% 60%}
.band>picture>img{position:absolute;inset:-10% 0;width:100%;height:120%;object-fit:cover;will-change:transform}
#talk .bgimg{position:absolute;inset:-10% 0;width:100%;height:120%;object-fit:cover;z-index:-2;will-change:transform}
.vid{position:relative;aspect-ratio:16/9;background:var(--night);overflow:hidden}
.vid img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform 1.6s var(--ease),filter .8s}
.vid:hover img{transform:scale(1.04);filter:brightness(.85)}
.vid iframe{position:absolute;inset:0;width:100%;height:100%;border:0}
.vid .play{position:absolute;inset:0;margin:auto;width:96px;height:96px;border-radius:50%;border:1px solid rgba(255,255,255,.5);background:rgba(8,31,48,.35);-webkit-backdrop-filter:var(--blur);backdrop-filter:var(--blur);color:#fff;display:grid;place-items:center;cursor:pointer;transition:transform .6s var(--ease),background .4s}
.vid .play:hover{transform:scale(1.08);background:rgba(8,31,48,.55)}
.vid .play svg{width:28px;height:28px;margin-left:5px}
.vid .vcap{position:absolute;left:18px;bottom:18px;z-index:2;padding:9px 14px;font-size:10px;letter-spacing:.24em;text-transform:uppercase;font-weight:700;color:#fff;background:rgba(8,31,48,.42);-webkit-backdrop-filter:var(--blur);backdrop-filter:var(--blur);border:1px solid rgba(255,255,255,.22)}
.feat2{display:grid;grid-template-columns:minmax(0,1.6fr) minmax(0,1fr);gap:clamp(30px,4vw,64px);align-items:center}
.feat2 .price{font-size:clamp(30px,3vw,44px);font-weight:200;letter-spacing:-.02em;margin:14px 0 18px}
.hfeat{position:absolute;right:var(--g);bottom:clamp(48px,7vw,90px);z-index:3;width:min(340px,40vw);padding:22px 24px;color:#fff;background:rgba(8,31,48,.34);-webkit-backdrop-filter:saturate(170%) blur(26px);backdrop-filter:saturate(170%) blur(26px);border:1px solid rgba(255,255,255,.22);box-shadow:inset 0 1px 0 rgba(255,255,255,.16);animation:rise 1.4s .6s var(--ease) both;transition:transform .6s var(--ease),background .4s}
.hfeat:hover{transform:translateY(-4px);background:rgba(8,31,48,.5)}
.hfeat small{font-size:9.5px;letter-spacing:.28em;text-transform:uppercase;font-weight:700;color:var(--gold)}
.hfeat b{display:block;font-size:18px;font-weight:300;text-transform:uppercase;letter-spacing:-.01em;margin:8px 0 2px}
.hfeat span{display:block;font-size:13px;opacity:.85}
.hfeat .w{display:flex;align-items:center;gap:12px;margin-top:16px;padding-top:14px;border-top:1px solid rgba(255,255,255,.2);font-size:10.5px;letter-spacing:.24em;text-transform:uppercase;font-weight:700}
.hfeat .w i{width:34px;height:34px;border-radius:50%;border:1px solid rgba(255,255,255,.6);display:grid;place-items:center}
.hfeat .w svg{width:11px;height:11px;margin-left:2px}
@media (max-width:1080px){.feat2{grid-template-columns:1fr}}
@media (max-width:860px){.hfeat{position:relative;right:auto;bottom:auto;width:auto;margin:-30px var(--g) 0;z-index:3}.vid .play{width:72px;height:72px}}
@media (max-width:860px){.hero{flex-direction:column;justify-content:flex-end;align-items:stretch}.hero .wrap{padding-bottom:28px}.hfeat{margin:0 var(--g) 34px;padding:18px 20px}.hfeat b{font-size:16px}}
/* NWMLS: brokerage shown at the top, at least as visible as the team brand */
.brand{display:flex;align-items:center;gap:18px}
.brkr{display:flex;flex-direction:column;justify-content:center;padding-left:18px;border-left:1px solid currentColor;line-height:1.05;text-transform:uppercase;white-space:nowrap}
.brkr b{font-size:19px;font-weight:600;letter-spacing:.06em}
.brkr span{font-size:11.5px;font-weight:500;letter-spacing:.14em;margin-top:5px;opacity:.95}
.hd.solid .brkr b,.hd.paper .brkr b{font-size:17px}
.ft .brand{align-items:center}.ft .brkr{color:#fff}
@media (max-width:860px){.brand{gap:12px}.brkr{padding-left:12px}.brkr b{font-size:14px}.brkr span{font-size:9px;letter-spacing:.1em}.hd.solid .brkr b,.hd.paper .brkr b{font-size:13px}}
@media (max-width:380px){.brkr b{font-size:12px}.brkr span{font-size:8px}}
.dmca h2{font-size:clamp(22px,2.4vw,30px);margin:34px 0 12px}
.dmca ul{padding-left:22px}
.idxw{padding:150px 0 80px;min-height:60vh}

/* v7: live search (IDX Broker) */
.sbar{display:grid;grid-template-columns:1.4fr 1fr 1fr .7fr auto;align-items:end;gap:0;margin-top:30px;max-width:880px;background:rgba(8,31,48,.34);-webkit-backdrop-filter:saturate(170%) blur(26px);backdrop-filter:saturate(170%) blur(26px);border:1px solid rgba(255,255,255,.24);box-shadow:inset 0 1px 0 rgba(255,255,255,.16)}
.sbar .sf{padding:12px 16px;border-right:1px solid rgba(255,255,255,.18)}
.sbar label{display:block;font-size:9.5px;letter-spacing:.24em;text-transform:uppercase;font-weight:700;color:rgba(255,255,255,.75);margin-bottom:4px}
.sbar select{width:100%;background:transparent;border:0;color:#fff;font-size:15px;padding:4px 18px 4px 0;-webkit-appearance:none;appearance:none;cursor:pointer;background-image:linear-gradient(45deg,transparent 50%,#fff 50%),linear-gradient(135deg,#fff 50%,transparent 50%);background-position:calc(100% - 8px) 12px,calc(100% - 3px) 12px;background-size:5px 5px;background-repeat:no-repeat}
.sbar select option{color:var(--navy)}
.sbar select:focus-visible{outline:2px solid var(--gold);outline-offset:4px}
.sgo{align-self:stretch;display:flex;align-items:center;gap:10px;padding:0 26px;background:#fff;color:var(--navy);border:0;font-size:10.5px;letter-spacing:.26em;text-transform:uppercase;font-weight:700;cursor:pointer;transition:background .4s var(--ease),color .4s}
.sgo:hover{background:var(--gold);color:var(--night)}
.sgo svg{width:18px;height:18px}
.sbar.light{background:var(--white);border-color:var(--line)}.sbar.light .sf{border-color:var(--line)}.sbar.light label{color:var(--ink3)}.sbar.light select{color:var(--navy);background-image:linear-gradient(45deg,transparent 50%,var(--navy) 50%),linear-gradient(135deg,var(--navy) 50%,transparent 50%)}.sbar.light .sgo{background:var(--navy);color:#fff}
.idxwidget{min-height:120px}
@media (max-width:860px){.sbar{grid-template-columns:1fr 1fr;margin-top:22px}.sbar .sf{border-bottom:1px solid rgba(255,255,255,.18)}.sbar .sf:nth-child(2n){border-right:0}.sgo{grid-column:1/-1;justify-content:center;padding:16px}.sbar.light .sf{border-color:var(--line)}}
/* Kelly Right logo: small, required for NWMLS brokerage identification */
.brkr .kr{height:26px;width:auto;display:block;transition:filter .45s}
.hd.solid .brkr .kr,.hd.paper .brkr .kr{filter:brightness(0);height:24px}
.menu-open .hd .brkr .kr{filter:none}
.ft .brkr .kr{height:24px}
.brkr{padding-left:16px}
@media (max-width:860px){.brkr .kr{height:19px}.hd.solid .brkr .kr,.hd.paper .brkr .kr{height:18px}.brkr{padding-left:12px}}
@media (max-width:380px){.brkr .kr{height:15px}}
/* v8: "Powered by" Kelly Right, small and beside the team brand */
.brand{flex-direction:row!important;align-items:center!important;gap:16px!important}
.brkr{display:flex!important;flex-direction:column;align-items:flex-start;justify-content:center;gap:5px;padding-left:16px;border-left:1px solid currentColor;opacity:.92}
.brkr small{font-size:8.5px;letter-spacing:.26em;text-transform:uppercase;font-weight:600;line-height:1}
.brkr .kr{height:17px!important;width:auto}
.hd.solid .brkr .kr,.hd.paper .brkr .kr{height:16px!important}
.ft .brkr .kr{height:17px!important}
@media (max-width:860px){.brand{gap:10px!important}.brkr{padding-left:10px;gap:4px}.brkr small{font-size:7px;letter-spacing:.2em}.brkr .kr{height:13px!important}.hd.solid .brkr .kr,.hd.paper .brkr .kr{height:12px!important}}