/* Aaron Abrams, Real Estate Advisor | coastal site styles */
/* Self hosted fonts, Latin subset (Newsreader 500 to 600 with optical sizes 18 to 72, Inter 400 to 700).
   Served from this site so the first paint does not wait on Google Fonts. */
@font-face{font-family:"Newsreader";font-style:normal;font-weight:500 600;font-display:swap;src:url(fonts/newsreader-latin.woff2) format("woff2")}
@font-face{font-family:"Inter";font-style:normal;font-weight:400 700;font-display:swap;src:url(fonts/inter-latin.woff2) format("woff2")}
:root{
  --ink:#0a0a0a;
  --ink-soft:#4a5259;
  --ocean:#1a7699;
  --sea:#2596be;   /* brand blue */
  --sea-text:#166a8a;   /* the same teal, a shade deeper, for small text on light backgrounds */
  --sea-light:#dcf0f7;
  --sand:#f3f5f6;
  --foam:#ffffff;
  --white:#ffffff;
  --coral:#1a7699;   /* brand blue accent (name kept from the template) */
  --coral-dark:#145d78;
  --line:#e3e7ea;
  --radius:18px;
  --shadow:0 18px 40px -22px rgba(10,10,10,.35);
  --wrap:1180px;
  --serif:"Newsreader", Georgia, "Times New Roman", serif;
  --sans:"Inter", system-ui, -apple-system, "Segoe UI", Roboto, sans-serif;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:var(--foam);color:var(--ink);font-family:var(--sans);font-size:17px;line-height:1.65;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:var(--ocean)}
a:hover{color:var(--sea)}
h1,h2,h3,h4{font-family:var(--serif);font-weight:600;line-height:1.15;letter-spacing:-.01em;margin:0 0 .5em;color:var(--ink)}
h1{font-size:clamp(2.2rem,5vw,3.7rem)}
h2{font-size:clamp(1.7rem,3.4vw,2.5rem)}
h3{font-size:1.3rem}
p{margin:0 0 1.1em}
ul,ol{padding-left:1.2em;margin:0 0 1.2em}
li{margin-bottom:.4em}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 20px}
.narrow{max-width:780px}
.eyebrow{display:inline-block;font-size:.78rem;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--sea-text);margin-bottom:.9em}
.lead{font-size:1.18rem;color:var(--ink-soft)}
.skip{position:absolute;left:-999px;top:0;background:var(--ink);color:#fff;padding:10px 16px;z-index:100}
.skip:focus{left:10px;top:10px}

/* Buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.5em;padding:.85em 1.5em;border-radius:999px;font-weight:600;font-size:.98rem;text-decoration:none;border:2px solid transparent;cursor:pointer;transition:transform .15s ease,background .15s ease,color .15s ease;font-family:var(--sans)}
.btn:hover{transform:translateY(-1px)}
.btn-coral{background:var(--coral);color:#fff}
.btn-coral:hover{background:var(--coral-dark);color:#fff}
.btn-ocean{background:var(--ink);color:#fff}
.btn-ocean:hover{background:var(--ocean);color:#fff}
.btn-ghost{border-color:currentColor;color:var(--ink);background:transparent}
.btn-light{border-color:rgba(255,255,255,.75);color:#fff;background:transparent}
.btn-light:hover{background:rgba(255,255,255,.12);color:#fff}
.btn-row{display:flex;flex-wrap:wrap;gap:12px}

/* Header */
.site-header{position:sticky;top:0;z-index:50;background:rgba(255,255,255,.92);backdrop-filter:saturate(1.4) blur(10px);border-bottom:1px solid var(--line)}
.nav{display:flex;align-items:center;justify-content:space-between;height:72px;gap:16px}
.brand{display:flex;flex-direction:column;text-decoration:none;color:var(--ink);line-height:1.1}
.brand strong{font-family:var(--serif);font-size:1.35rem;font-weight:600}
.brand span{font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;color:var(--sea-text);font-weight:600}
.nav-links{display:flex;align-items:center;gap:4px;list-style:none;margin:0;padding:0}
.nav-links a{display:block;padding:.5em .8em;border-radius:10px;text-decoration:none;color:var(--ink);font-weight:500;font-size:.95rem}
.nav-links a:hover,.nav-links a[aria-current="page"]{background:var(--sand);color:var(--ink)}
.nav-links .btn{margin-left:8px;padding:.6em 1.15em;color:#fff}
.menu-toggle{display:none;background:none;border:0;padding:8px;cursor:pointer;color:var(--ink)}
.menu-toggle svg{width:28px;height:28px}

/* Hero */
.hero{position:relative;overflow:hidden;color:#fff;background:linear-gradient(180deg,#f6c9a6 0%,#e9a58c 18%,#7fb6c0 46%,#2596be 66%,#1a7699 100%)}
.hero .wrap{position:relative;z-index:2;padding-top:96px;padding-bottom:170px}
.hero h1{color:#fff;max-width:14ch;text-shadow:0 2px 24px rgba(10,10,10,.25)}
.hero .lead{color:rgba(255,255,255,.92);max-width:56ch}
.hero .eyebrow{color:#fff;opacity:.9}
.hero-sm .wrap{padding-top:72px;padding-bottom:130px}
.hero-sm h1{max-width:22ch}
.sun{position:absolute;z-index:1;width:340px;height:340px;border-radius:50%;right:8%;top:60px;background:radial-gradient(circle,#fff3d6 0%,#ffd9a6 45%,rgba(255,217,166,0) 70%);opacity:.85}
.waves{position:absolute;left:0;right:0;bottom:-1px;z-index:1;line-height:0}
.waves svg{width:100%;height:150px;display:block}
.hero-sm .waves svg{height:110px}
.trust{display:flex;flex-wrap:wrap;gap:10px 22px;margin-top:28px;font-size:.92rem;color:rgba(255,255,255,.9)}
.trust span{display:inline-flex;align-items:center;gap:8px}
.trust span::before{content:"";width:7px;height:7px;border-radius:50%;background:#fff3d6}

/* Sections */
section{padding:84px 0}
.section-sand{background:var(--sand)}
.section-ink{background:var(--ink);color:#e9f1f3}
.section-ink h2,.section-ink h3{color:#fff}
.section-ink a{color:#bfe3e1}
.section-head{max-width:720px;margin-bottom:40px}
.grid{display:grid;gap:24px}
.g2{grid-template-columns:repeat(2,1fr)}
.g3{grid-template-columns:repeat(3,1fr)}
.g4{grid-template-columns:repeat(4,1fr)}
.card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:28px;box-shadow:var(--shadow)}
.card h3{margin-bottom:.4em}
.card p:last-child{margin-bottom:0}
.icon{width:46px;height:46px;border-radius:14px;background:var(--sea-light);color:var(--ocean);display:grid;place-items:center;margin-bottom:16px}
.icon svg{width:24px;height:24px}

/* Neighborhood cards */
.hood{position:relative;display:flex;flex-direction:column;justify-content:flex-end;min-height:250px;border-radius:var(--radius);overflow:hidden;color:#fff;text-decoration:none;padding:24px;box-shadow:var(--shadow);transition:transform .2s ease}
.hood:hover{transform:translateY(-4px);color:#fff}
.hood::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(10,10,10,0) 35%,rgba(10,10,10,.7) 100%)}
.hood>*{position:relative;z-index:1}
.hood h3{color:#fff;margin:0 0 4px;font-size:1.45rem}
.hood p{margin:0;font-size:.92rem;opacity:.92}
.hood .zip{position:absolute;top:18px;right:18px;z-index:1;font-size:.75rem;font-weight:600;letter-spacing:.1em;background:rgba(255,255,255,.2);border:1px solid rgba(255,255,255,.4);padding:4px 10px;border-radius:999px}
.h-cv{background:linear-gradient(140deg,#7fb6c0,#2596be 55%,#1a7699)}
.h-dm{background:linear-gradient(140deg,#f2b48f,#2596be 45%,#1a7699)}
.h-sb{background:linear-gradient(140deg,#dcf0f7,#5fa9a8 50%,#1f6a7c)}
.h-rsf{background:linear-gradient(140deg,#d8c39a,#9a8a5e 50%,#3d4a3a)}
.h-pw{background:linear-gradient(140deg,#e7c79c,#b9865a 50%,#5a4636)}
.h-en{background:linear-gradient(140deg,#ffd9a6,#f08f6e 40%,#2b6f8a)}
.h-cb{background:linear-gradient(140deg,#ffd3c4,#e98a9a 45%,#3b5f7a)}
.h-os{background:linear-gradient(140deg,#ffe0a8,#f6a35c 45%,#1d4e6e)}
.h-sm{background:linear-gradient(140deg,#d7e8c8,#93b07c 45%,#2f4b45)}
.h-vi{background:linear-gradient(140deg,#f7d7a8,#d98b6a 45%,#4a3a52)}
.h-es{background:linear-gradient(140deg,#f4c58f,#c7794f 45%,#3f3a2e)}

/* About split */
.split{display:grid;grid-template-columns:1fr 1.1fr;gap:56px;align-items:center}
.portrait{position:relative;aspect-ratio:4/5;border-radius:28px;overflow:hidden;background:linear-gradient(160deg,var(--sea-light),var(--sea));box-shadow:var(--shadow)}
.portrait img{width:100%;height:100%;object-fit:cover}
.portrait .ph{position:absolute;inset:0;display:grid;place-items:center;font-family:var(--serif);font-size:3rem;color:#fff}
.portrait img+.ph,.portrait picture+.ph{display:none}
.portrait picture{display:contents}
.badge-row{display:flex;flex-wrap:wrap;gap:8px;margin:18px 0 24px}
.badge{font-size:.82rem;font-weight:600;background:var(--sand);border:1px solid var(--line);border-radius:999px;padding:6px 12px}

/* Steps */
.steps{counter-reset:step;display:grid;gap:18px}
.step{position:relative;padding:22px 22px 22px 78px;background:#fff;border:1px solid var(--line);border-radius:var(--radius)}
.step::before{counter-increment:step;content:counter(step);position:absolute;left:22px;top:22px;width:38px;height:38px;border-radius:50%;background:var(--ocean);color:#fff;display:grid;place-items:center;font-weight:700;font-family:var(--serif)}
.step h3{font-size:1.12rem;margin-bottom:.3em}
.step p{margin:0;color:var(--ink-soft)}

/* Quote */
.quote{font-family:var(--serif);font-size:clamp(1.3rem,2.6vw,1.8rem);line-height:1.4;max-width:860px;margin:0 auto;text-align:center}
.quote cite{display:block;margin-top:18px;font-family:var(--sans);font-style:normal;font-size:.95rem;opacity:.8}

/* Facts list */
.facts{display:grid;grid-template-columns:repeat(4,1fr);gap:16px;margin:28px 0}
.fact{background:#fff;border:1px solid var(--line);border-radius:14px;padding:16px}
.fact b{display:block;font-family:var(--serif);font-size:1.1rem}
.fact span{font-size:.85rem;color:var(--ink-soft)}

/* Prose */
.prose h2{margin-top:1.6em}
.prose h3{margin-top:1.4em}
.prose>:first-child{margin-top:0}
.layout{display:grid;grid-template-columns:1fr 360px;gap:56px;align-items:start}
/* The pinned sidebar (booking card plus form) is about 1,040px tall, taller than most
   laptop screens. Pinned and taller than the screen, its lower half could never come
   into view, and focusing a lower field made the browser scroll the page in circles
   trying to reveal it. When it does not fit, main.js adds .sticky-off and it scrolls with
   the page. The cap and inner scroll below are only a fallback for when that script has not run. The padding and negative margin leave room for the card shadows that would
   otherwise be clipped, without moving anything. */
.sticky{position:sticky;top:96px;max-height:calc(100vh - 116px);max-height:calc(100dvh - 116px);overflow-y:auto;overscroll-behavior:contain;scrollbar-width:thin;scrollbar-color:rgba(10,10,10,.28) transparent;padding:4px 6px 26px;margin:-4px -6px 0}
.sticky.sticky-off{position:static;max-height:none;overflow:visible}
.callout{background:var(--sea-light);border-radius:var(--radius);padding:22px 24px;margin:24px 0}
.callout p:last-child{margin:0}
.note{font-size:.85rem;color:var(--ink-soft)}

/* FAQ */
.faq details{background:#fff;border:1px solid var(--line);border-radius:14px;padding:0 22px;margin-bottom:12px}
.faq summary{cursor:pointer;list-style:none;padding:18px 30px 18px 0;font-weight:600;position:relative}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";position:absolute;right:0;top:14px;font-size:1.5rem;color:var(--sea)}
.faq details[open] summary::after{content:"\2212"}
.faq details>div{padding-bottom:18px;color:var(--ink-soft)}

/* Forms */
.form-card{background:#fff;border:1px solid var(--line);border-radius:22px;padding:28px;box-shadow:var(--shadow)}
.form-card h3{margin-bottom:.2em}
.form-card .sub-t{color:var(--ink-soft);font-size:.95rem;margin-bottom:18px}
.field{margin-bottom:14px}
.field label{display:block;font-size:.85rem;font-weight:600;margin-bottom:6px}
.field input,.field select,.field textarea{width:100%;padding:.8em .9em;border:1px solid #c5ccd1;border-radius:12px;font:inherit;font-size:1rem;background:var(--foam);color:var(--ink)}
.field input:focus,.field select:focus,.field textarea:focus{outline:2px solid var(--sea);border-color:transparent;background:#fff}
.row2{display:grid;grid-template-columns:1fr 1fr;gap:12px}
.consent{font-size:.76rem;color:var(--ink-soft);line-height:1.5;margin:10px 0 16px}
.hidden{position:absolute;left:-9999px}
.form-card .btn{width:100%}

/* CTA band */
.cta-band{background:linear-gradient(120deg,var(--ocean),var(--sea));color:#fff;border-radius:28px;padding:48px;display:grid;grid-template-columns:1.4fr 1fr;gap:32px;align-items:center}
.cta-band h2{color:#fff;margin-bottom:.3em}
.cta-band p{color:rgba(255,255,255,.88);margin:0}

/* Breadcrumb */
.crumbs{font-size:.85rem;margin-bottom:18px;color:rgba(255,255,255,.85)}
.crumbs a{color:#fff}

/* Footer */
.site-footer{background:var(--ink);color:#b9cbd3;padding:64px 0 28px;font-size:.92rem}
.site-footer a{color:#e3eef1;text-decoration:none}
.site-footer a:hover{text-decoration:underline}
.foot-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:32px;margin-bottom:40px}
.site-footer .foot-h{color:#fff;font-family:var(--sans);font-size:.8rem;letter-spacing:.14em;text-transform:uppercase;margin-bottom:14px}
.site-footer ul{list-style:none;padding:0;margin:0}
.site-footer li{margin-bottom:8px}
.social{display:flex;gap:10px;margin-top:14px}
.social a{width:38px;height:38px;border-radius:50%;border:1px solid rgba(255,255,255,.25);display:grid;place-items:center}
.social svg{width:18px;height:18px;fill:#e3eef1}
.legal{border-top:1px solid rgba(255,255,255,.12);padding-top:22px;font-size:.8rem;line-height:1.6;color:#8fa7b2}
.eho{display:inline-flex;align-items:center;gap:6px}

/* Mobile call bar */
.callbar{display:none}

@media (max-width:980px){
  .g3,.g4{grid-template-columns:repeat(2,1fr)}
  .split,.layout,.cta-band{grid-template-columns:1fr}
  .sticky{position:static;max-height:none;overflow:visible;padding:0;margin:0}
  .foot-grid{grid-template-columns:1fr 1fr}
  .facts{grid-template-columns:repeat(2,1fr)}
}
@media (max-width:1140px){
  .menu-toggle{display:block}
  .nav-links{display:none;position:absolute;top:72px;left:0;right:0;flex-direction:column;align-items:stretch;background:var(--foam);border-bottom:1px solid var(--line);padding:12px 16px 20px}
  .nav-links.open{display:flex}
  .nav-links .btn{margin:8px 0 0}
}
@media (max-width:640px){
  body{font-size:16px}
  .wrap{padding:0 16px}
  section{padding:60px 0}
  .g2,.g3,.g4,.row2,.foot-grid{grid-template-columns:1fr}
  .hero .wrap{padding-top:64px;padding-bottom:130px}
  .sun{width:220px;height:220px;right:-40px;top:30px}
  .cta-band{padding:30px 22px}
  .step{padding-left:70px}
  .callbar{display:flex;position:fixed;bottom:0;left:0;right:0;z-index:60;background:var(--ink);padding:10px 12px;gap:10px}
  .callbar a{flex:1;white-space:nowrap;font-size:.92rem;text-align:center;padding:.75em;border-radius:12px;font-weight:600;text-decoration:none;color:#fff;background:rgba(255,255,255,.12)}
  .callbar a.c{background:var(--coral)}
  .site-footer{padding-bottom:90px}
}
@media (prefers-reduced-motion:reduce){*{transition:none!important;scroll-behavior:auto!important}}

/* =========================================================
   MOTION LAYER: parallax scene, particles, gallery, cursor
   ========================================================= */
.scene{position:relative;overflow:hidden;color:#fff;height:82vh;min-height:620px;isolation:isolate;--night:0}
.scene-home{height:calc(100svh - 72px);min-height:640px}
.scene-sky,.scene-night,.scene-shade{position:absolute;inset:0;pointer-events:none}
.scene-sky{background:linear-gradient(180deg,#16284d 0%,#3d3a78 24%,#9a5a85 44%,#e48a78 58%,#ffbf8f 68%,#ffd7a4 100%)}
.scene-night{background:linear-gradient(180deg,#010712 0%,#03142b 40%,#082b45 66%,#0b3a52 100%);opacity:var(--night)}
.scene-shade{background:linear-gradient(180deg,rgba(2,8,22,.1),rgba(1,10,26,.45));opacity:calc(var(--night) * .8)}
.nt{opacity:calc(var(--night) * .62)}
.nt2{opacity:calc(var(--night) * .58)}
.layer{position:absolute;top:-7%;left:-6%;right:-6%;bottom:-2%;pointer-events:none;container-type:size}
.layer-inner,.layer-art{position:absolute;inset:0;will-change:transform}
.layer svg{position:absolute;bottom:0;left:60%;width:max(100cqw,160cqh);height:max(100cqh,62.5cqw);transform:translateX(-60%)}
.layer-bluff .bluff-v{display:none}
.layer-bluff .bluff-v.is-on{display:block}
.layer-stars{opacity:var(--night)}
.layer-sun{opacity:calc(1 - var(--night) * .85)}
.glint-wrap{opacity:calc(1 - var(--night) * .9)}
.bio-glow{opacity:var(--night)}
.fx-canvas{position:absolute;inset:0;width:100%;height:100%;pointer-events:none;z-index:4}
/* Soft shade behind the hero copy so the headline, intro, and trust line stay readable over
   the busiest parts of the illustration (boats, beachgoers, the sun). It fades out well before
   the right side of the scene. */
.scene::after{content:"";position:absolute;inset:0;z-index:4;pointer-events:none;background:linear-gradient(90deg,rgba(9,16,38,.58) 0%,rgba(9,16,38,.42) 34%,rgba(9,16,38,.12) 58%,rgba(9,16,38,0) 72%)}
@media (max-width:767px){.scene::after{background:linear-gradient(180deg,rgba(9,16,38,.5) 0%,rgba(9,16,38,.42) 55%,rgba(9,16,38,.1) 80%,rgba(9,16,38,0) 100%)}}
.scene .trust span{text-shadow:0 1px 10px rgba(5,10,30,.6)}
.scene-content{position:relative;z-index:5;padding-top:clamp(44px,8vh,100px)}
.scene-home .scene-content{padding-top:clamp(40px,8vh,110px)}
.scene h1{color:#fff;max-width:16ch;text-shadow:0 4px 22px rgba(10,20,50,.4)}
.scene-home h1{font-size:clamp(2.3rem,4.6vw,4.2rem);max-width:19ch;line-height:1.05}
.scene .lead{color:rgba(255,255,255,.93);max-width:54ch;text-shadow:0 2px 16px rgba(10,20,50,.35)}
.scene .eyebrow{color:#ffe0c2}
.scene .crumbs{color:rgba(255,255,255,.85)}
.scene .trust{display:flex;flex-wrap:wrap;gap:10px 22px;margin-top:26px;font-size:.9rem;color:rgba(255,255,255,.9)}
.scene .trust span{display:inline-flex;align-items:center;gap:8px}
.scene .trust span::before{content:"";width:7px;height:7px;border-radius:50%;background:#ffe3b3;box-shadow:0 0 12px #ffe3b3}
.scene-edge{position:absolute;left:0;right:0;bottom:-6px;z-index:6;line-height:0;pointer-events:none}
.scene-edge svg{width:100%;height:78px;display:block}
.scroll-cue{position:absolute;right:max(24px,calc((100vw - 1180px) / 2));bottom:96px;z-index:6;display:flex;flex-direction:column;align-items:center;gap:8px;font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;color:rgba(255,255,255,.85)}
.scroll-cue i{width:24px;height:38px;border:2px solid rgba(255,255,255,.7);border-radius:14px;position:relative}
.scroll-cue i::after{content:"";position:absolute;left:50%;top:7px;width:4px;height:8px;border-radius:2px;background:#fff;transform:translateX(-50%);animation:cue 1.6s ease-in-out infinite}
@keyframes cue{0%{opacity:0;transform:translate(-50%,0)}30%{opacity:1}100%{opacity:0;transform:translate(-50%,14px)}}
.hint{font-size:.8rem;letter-spacing:.16em;text-transform:uppercase;opacity:.7;margin-top:22px}

/* Scroll progress + cursor */
.progress{position:fixed;top:0;left:0;right:0;height:3px;z-index:90;background:linear-gradient(90deg,var(--coral),#ffd9a6,#5ff0ff);transform-origin:0 50%;transform:scaleX(0);pointer-events:none}
.cursor-dot,.cursor-ring{position:fixed;top:0;left:0;z-index:9999;pointer-events:none;border-radius:50%;opacity:0;transition:opacity .3s}
.cursor-dot{width:8px;height:8px;background:var(--coral);box-shadow:0 0 14px rgba(37,150,190,.8)}
.cursor-ring{width:40px;height:40px;border:1.5px solid rgba(20,80,107,.55);transition:width .3s,height .3s,background .3s,border-color .3s,opacity .3s}
.cursor-ring.dark{border-color:rgba(255,255,255,.75)}
.cursor-ring.big{width:74px;height:74px;background:rgba(37,150,190,.12);border-color:var(--coral)}
html.fx-cursor .cursor-dot,html.fx-cursor .cursor-ring{opacity:1}
html.fx-cursor,html.fx-cursor a,html.fx-cursor button,html.fx-cursor summary,html.fx-cursor label{cursor:none}
html.fx-cursor input,html.fx-cursor textarea,html.fx-cursor select{cursor:auto}

/* Tilt cards */
.card{position:relative}
.fx .btn:hover{transform:none}

/* Scroll marquee */
.marquee{overflow:hidden;padding:30px 0 50px;background:var(--foam)}
.marquee-row{display:flex;gap:.45em;white-space:nowrap;font-family:var(--serif);font-weight:600;font-size:clamp(3rem,9vw,8.5rem);line-height:1.05;will-change:transform}
.marquee-row span{color:transparent;-webkit-text-stroke:1.5px var(--ocean)}
/* Drawn as clipped fill (same look as a 20% tint) so the decorative words are not read as low contrast text */
.marquee-row.solid span{color:transparent;-webkit-text-stroke:0;background:rgba(37,150,190,.2);-webkit-background-clip:text;background-clip:text}
.marquee-row b{color:var(--coral);font-weight:400;font-size:.32em;align-self:center}

/* Horizontal gallery */
.hgal{background:var(--ink);color:#fff;padding:90px 0;overflow:hidden;position:relative}
.hgal h2{color:#fff}
.hgal .section-head p{color:#b9cbd3}
.h-track{display:flex;gap:28px;padding:10px max(20px,calc((100vw - 1180px) / 2)) 30px;overflow-x:auto;scroll-snap-type:x mandatory;scrollbar-width:none;will-change:transform}
.h-track::-webkit-scrollbar{display:none}
.fx-pin .h-track{overflow:visible;scroll-snap-type:none}
.h-card{flex:0 0 min(80vw,470px);height:min(64vh,580px);min-height:430px;border-radius:28px;position:relative;overflow:hidden;scroll-snap-align:start;text-decoration:none;color:#fff;display:flex;flex-direction:column;justify-content:flex-end;padding:30px;box-shadow:0 30px 60px -30px rgba(0,0,0,.6)}
.h-card:hover{color:#fff}
.h-art{position:absolute;top:0;bottom:0;left:-14%;right:-14%;pointer-events:none}
.h-art svg{position:absolute;inset:0;width:100%;height:100%}
.h-card::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(10,10,10,0) 40%,rgba(10,10,10,.85) 100%);z-index:1}
.h-card>*:not(.h-art){position:relative;z-index:2}
.h-num{position:absolute!important;top:22px;left:28px;font-family:var(--serif);font-size:4.6rem;line-height:1;opacity:.4}
.h-card .zip{position:absolute!important;top:28px;right:24px;font-size:.75rem;font-weight:600;letter-spacing:.1em;background:rgba(255,255,255,.18);border:1px solid rgba(255,255,255,.4);padding:4px 10px;border-radius:999px}
.h-card h3{color:#fff;font-size:2.1rem;margin:0 0 6px}
.h-card p{margin:0 0 14px;opacity:.9}
.h-card .go{font-weight:600;font-size:.92rem}

/* Depth orbs */
.has-orbs{position:relative;overflow:hidden}
.has-orbs>.wrap{position:relative;z-index:1}
.orb{position:absolute;border-radius:50%;filter:blur(50px);pointer-events:none;z-index:0;opacity:.5;will-change:transform}
.orb.o1{width:340px;height:340px;background:#9fd6d2;top:6%;left:-90px}
.orb.o2{width:260px;height:260px;background:#bfe3f1;bottom:4%;right:-60px}
.orb.o3{width:200px;height:200px;background:#dcf0f7;top:40%;right:22%}

/* Bioluminescent section */
.bio{position:relative;overflow:hidden;background:radial-gradient(ellipse at 50% 120%,#0f3a4d 0%,#050b0e 55%,#000 100%)}
.bio .wrap{position:relative;z-index:5}
.bio .quote{color:#eafcff}
.bio .hint{text-align:center;color:#8ff4ff}

/* Portrait depth */
.portrait{transform-style:preserve-3d}
.fx .portrait img{transform:scale(1.15)}

@media (max-width:767px){
  .scene{height:auto;min-height:88svh}
  .scene-home{min-height:calc(100svh - 72px)}
  .scene-content{padding-bottom:150px}
  .scroll-cue{display:none}
  .layer-fore{opacity:.9}
}
@media (prefers-reduced-motion:reduce){
  .scroll-cue i::after{animation:none}
}
.hgal .section-head{max-width:940px;margin-bottom:26px}
.fx-pin.hgal{padding:44px 0 36px;overflow:visible}
/* While the gallery is pinned, clip sideways overflow on the page instead of on the pinned section.
   overflow:hidden on a pinned (position:fixed) section made Chrome score the pin as a full-screen layout shift. */
body{overflow-x:clip}
.fx-pin .h-track{gap:30px}
.fx-pin .h-card{flex-basis:min(80vw,390px);height:min(56vh,520px);min-height:380px;padding:26px}
.fx-pin .h-card h3{font-size:1.85rem}
.fx-pin .h-num{font-size:3.8rem}
.bio{padding:150px 0}
.scene:not(.scene-home) h1{font-size:clamp(2.2rem,4.4vw,3.8rem);max-width:20ch}
.scene:not(.scene-home){height:86vh;min-height:640px}
.scene .btn-light{background:rgba(10,30,50,.35);backdrop-filter:blur(6px);-webkit-backdrop-filter:blur(6px)}
@media (max-width:767px){.scene:not(.scene-home){height:auto}}
.scene-home h1{font-size:clamp(2.2rem,min(4.6vw,7.6vh),4.2rem)}
@media (max-height:820px) and (min-width:768px){
  .scene-home .trust{display:none}
  .scene-home .lead{font-size:1.05rem;max-width:60ch}
  .scene-home h1{max-width:19ch}
  .scene-home .scene-content{padding-top:5vh}
}

/* Calendly booking */
.book-card{display:flex;gap:16px;align-items:flex-start;background:var(--ink);color:#e9f1f3;border-radius:22px;padding:24px;margin-bottom:18px;box-shadow:var(--shadow)}
.book-card .icon{flex:0 0 46px;background:rgba(95,240,255,.14);color:#8ff4ff;margin:0}
.book-card h3{color:#fff;font-size:1.15rem;margin-bottom:.3em}
.book-card p{font-size:.92rem;color:#b9cbd3;margin-bottom:14px}
.book-card .btn{background:var(--coral);color:#fff}
.calendly-embed{min-width:320px;height:760px;background:#fff;border:1px solid var(--line);border-radius:22px;overflow:hidden;box-shadow:var(--shadow);position:relative}
.cal-fallback{padding:28px;text-align:center;color:var(--ink-soft)}
@media (max-width:640px){.calendly-embed{height:900px}}

/* Recent sales */
.stat-row{display:grid;grid-template-columns:repeat(4,1fr);gap:16px;margin-bottom:34px}
.stat{background:#fff;border:1px solid var(--line);border-radius:18px;padding:20px 22px;box-shadow:var(--shadow)}
.stat b{display:block;font-family:var(--serif);font-size:clamp(1.6rem,3vw,2.3rem);color:var(--ocean);line-height:1.1}
.stat span{font-size:.88rem;color:var(--ink-soft)}
.chips{display:flex;flex-wrap:wrap;gap:8px;margin-bottom:22px}
.chip{font:inherit;font-size:.88rem;font-weight:600;padding:.5em 1em;border-radius:999px;border:1px solid var(--line);background:#fff;color:var(--ink);cursor:pointer}
.chip.on{background:var(--ink);color:#fff;border-color:var(--ink)}
.sale{background:#fff;border:1px solid var(--line);border-radius:22px;overflow:hidden;box-shadow:var(--shadow);display:flex;flex-direction:column;position:relative}
.sale[hidden]{display:none}
.sale-media{position:relative;aspect-ratio:4/3;overflow:hidden;background:linear-gradient(140deg,#7fb6c0,#2596be 55%,#1a7699)}
.sale-media img{width:100%;height:100%;object-fit:cover;transition:transform .6s ease}
.sale-media[data-gallery]{cursor:zoom-in}
.sale:hover .sale-media img{transform:scale(1.05)}
.sale-media .h-art{left:-6%;right:-6%}
.sold-badge{position:absolute;top:14px;left:14px;z-index:2;background:var(--coral);color:#fff;font-size:.75rem;font-weight:700;letter-spacing:.08em;text-transform:uppercase;padding:5px 11px;border-radius:999px}
.sold-badge.live{background:#1a7ba1}
a.sale-media{display:block}
.ph-count{position:absolute;bottom:12px;right:12px;z-index:2;background:rgba(10,10,10,.7);color:#fff;font-size:.75rem;padding:4px 10px;border-radius:999px}
.sale-body{padding:22px 24px 24px;display:flex;flex-direction:column;gap:2px;flex:1}
.sale-role{font-size:.72rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--sea-text)}
.sale h3{margin:.25em 0 0;font-size:1.25rem}
.sale-area{color:var(--ink-soft);font-size:.92rem;margin:0 0 10px}
.sale-stats{display:flex;flex-wrap:wrap;align-items:baseline;gap:6px 14px;font-size:.9rem;color:var(--ink-soft)}
.sale-stats b{font-family:var(--serif);font-size:1.35rem;color:var(--ink)}
.sale-story{font-size:.95rem;margin:12px 0 0}
.sale blockquote{margin:14px 0 0;padding:14px 16px;background:var(--sand);border-radius:14px;font-size:.92rem;font-style:italic}
.sale blockquote cite{display:block;margin-top:6px;font-style:normal;font-weight:600;font-size:.82rem;color:var(--ink-soft)}
.reviews .review{margin:0;background:rgba(255,255,255,.06);border:1px solid rgba(143,244,255,.18);border-radius:20px;padding:26px;color:#e6f6f8;backdrop-filter:blur(4px)}
.review .stars{color:#ffd28a;letter-spacing:3px;margin-bottom:10px}
.review blockquote{margin:0 0 14px;font-family:var(--serif);font-size:1.15rem;line-height:1.5}
.review figcaption b{display:block;color:#fff}
.review figcaption span{font-size:.85rem;color:#8fb7c2}
.lightbox{position:fixed;inset:0;z-index:200;background:rgba(3,10,22,.92);display:flex;align-items:center;justify-content:center;padding:40px}
.lightbox[hidden]{display:none}
.lightbox img{max-width:min(1200px,92vw);max-height:84vh;border-radius:14px;box-shadow:0 30px 80px rgba(0,0,0,.5)}
.lightbox button{position:absolute;background:rgba(255,255,255,.12);color:#fff;border:0;width:52px;height:52px;border-radius:50%;font-size:2rem;line-height:1;cursor:pointer}
.lb-close{top:20px;right:20px}.lb-prev{left:20px;top:50%;transform:translateY(-50%)}.lb-next{right:20px;top:50%;transform:translateY(-50%)}
@media (max-width:980px){.stat-row{grid-template-columns:repeat(2,1fr)}}
.sale-media img{position:absolute;inset:0;z-index:1}
.ph-credit{position:absolute;bottom:10px;left:12px;z-index:2;font-size:.66rem;color:#fff;background:rgba(10,10,10,.55);padding:3px 8px;border-radius:999px}

/* Relocation guide */
.guide-stack{position:relative;width:min(380px,80%);aspect-ratio:935/1210;margin:10px auto 40px}
.guide-stack .gs{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;border-radius:10px;box-shadow:0 30px 60px -25px rgba(10,10,10,.55)}
.gs3{transform:rotate(9deg) translate(16%,4%)}
.gs2{transform:rotate(-7deg) translate(-14%,3%)}
.gs1{transform:rotate(-1deg)}
.fx .guide-stack:hover .gs3{transform:rotate(14deg) translate(28%,2%)}
.fx .guide-stack:hover .gs2{transform:rotate(-12deg) translate(-26%,2%)}
.guide-stack .gs{transition:transform .6s cubic-bezier(.2,.8,.2,1)}
.guide-promo{background:linear-gradient(160deg,var(--sand),#fff)}
.guide-promo .split{grid-template-columns:.9fr 1.1fr}
.checks{list-style:none;padding:0}
.checks li{position:relative;padding-left:32px;margin-bottom:12px}
.checks li::before{content:"";position:absolute;left:0;top:.45em;width:18px;height:18px;border-radius:50%;background:var(--sea) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='white' stroke-width='3.5' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpath d='M5 12l5 5 9-10'/%3E%3C/svg%3E") center/12px no-repeat}
.guide-form{border:2px solid var(--coral)}
@media (max-width:980px){.guide-promo .split{grid-template-columns:1fr}}
.card-link{display:block;text-decoration:none;color:inherit;cursor:pointer;transition:box-shadow .3s,border-color .3s}
.card-link:hover{color:inherit;border-color:var(--sea);box-shadow:0 26px 50px -24px rgba(10,10,10,.45)}
.card-link .more{color:var(--ocean);font-weight:600;text-decoration:underline;text-underline-offset:3px}
.card-link:hover .more{color:var(--coral)}
.card-link:focus-visible{outline:3px solid var(--coral);outline-offset:3px}

/* Phone: tighten the relocation guide fan so the rotated cards stay inside the viewport */
@media (max-width:640px){
  .gs3{transform:rotate(7deg) translate(7%,4%)}
  .gs2{transform:rotate(-6deg) translate(-7%,3%)}
  .fx .guide-stack:hover .gs3{transform:rotate(10deg) translate(12%,2%)}
  .fx .guide-stack:hover .gs2{transform:rotate(-9deg) translate(-12%,2%)}
}

/* Very narrow phones: let the Calendly embed span the full width instead of
   forcing its 320px minimum past the page gutter */
@media (max-width:360px){
  .calendly-embed{margin-left:-16px;margin-right:-16px;border-radius:0}
}

/* Lenis smooth scroll support rules. Native smooth scrolling fights Lenis, so
   it is switched off only while Lenis is running (desktop); phones and reduced
   motion keep the native smooth anchor scrolling from line 21. The stopped rule
   locks the background when main.js pauses Lenis for the Calendly popup and the
   photo lightbox. */
html.lenis,html.lenis body{height:auto}
html.lenis{scroll-behavior:auto!important}
.lenis:not(.lenis-autoToggle).lenis-stopped{overflow:hidden}
.lenis.lenis-smooth [data-lenis-prevent]{overscroll-behavior:contain}

/* Google Preferred Sources block in the footer. The button itself is rendered
   by Google's publisher.js into the element below, so only the surround is
   styled here. */
.pref-source{border-top:1px solid rgba(255,255,255,.12);padding-top:22px;margin-bottom:26px}
.pref-source p{max-width:52ch;margin:0 0 14px;font-size:.86rem;color:#8fa7b2;line-height:1.6}
.pref-source div[google-add-preferred-source-btn]{min-height:40px}
.pref-source noscript a{font-size:.86rem;text-decoration:underline}
@media (max-width:640px){.pref-source p{max-width:none}}

/* Listing page: photo grid and spec blocks */
.listing-head{margin-bottom:26px}
.listing-note{margin:14px 0 0;font-size:.9rem;color:var(--muted,#5b6b74)}
.shots{display:grid;grid-template-columns:repeat(4,1fr);gap:14px}
/* An author display value beats the browser's [hidden] rule, so restate it */
.shots[hidden]{display:none}
.shots-more{margin-top:14px}
.shots-toggle{text-align:center;margin:22px 0 0}
.shots .shot{position:relative;padding:0;border:0;background:none;cursor:pointer;border-radius:14px;overflow:hidden;display:block;line-height:0;box-shadow:0 18px 40px -28px rgba(10,10,10,.5)}
.shots .shot.wide{grid-column:1 / -1}
.shots .shot img{width:100%;height:100%;object-fit:cover;display:block;transition:transform .5s cubic-bezier(.2,.8,.2,1)}
.shots .shot.wide img{max-height:580px}
.shot-count{position:absolute;right:14px;bottom:14px;background:rgba(10,30,50,.72);color:#fff;font-size:.82rem;letter-spacing:.04em;padding:8px 13px;border-radius:999px;line-height:1}
.fx .shots .shot:hover img{transform:scale(1.04)}
.shots .shot:focus-visible{outline:3px solid var(--coral);outline-offset:3px}
.ticks{list-style:none;padding:0;margin:0 0 22px}
.ticks li{position:relative;padding-left:26px;margin-bottom:10px;line-height:1.6}
.ticks li::before{content:"";position:absolute;left:0;top:.55em;width:9px;height:9px;border-radius:50%;background:var(--sea)}
.fineprint{font-size:.82rem;color:var(--muted,#5b6b74);line-height:1.6;border-top:1px solid var(--line);padding-top:16px;margin-top:26px}
@media (max-width:860px){.shots{grid-template-columns:repeat(2,1fr)}}
@media (max-width:560px){
  .shots{gap:8px}
  .shots-more{margin-top:8px}
  .shots .shot{border-radius:10px}
  .shots .shot.wide img{aspect-ratio:3/2;max-height:none}
  .shots-toggle .btn{width:100%}
}
.listing-callout{background:linear-gradient(135deg,rgba(32,124,138,.08),rgba(232,112,80,.08));border:1px solid var(--line);border-left:4px solid var(--coral);border-radius:12px;padding:16px 18px;margin:0 0 26px}
.listing-callout a{color:inherit;text-decoration:none}
.listing-callout a:hover{text-decoration:underline}

/* Homepage featured listing */
.featured-listing{background:linear-gradient(180deg,rgba(32,124,138,.06),transparent)}
.fl-grid{display:grid;grid-template-columns:1.1fr 1fr;gap:34px;align-items:center}
.fl-media{position:relative;padding:0;border:0;background:none;cursor:pointer;border-radius:18px;overflow:hidden;display:block;line-height:0;box-shadow:0 30px 60px -30px rgba(10,10,10,.55)}
.fl-media img{width:100%;display:block;transition:transform .6s cubic-bezier(.2,.8,.2,1)}
.fx .fl-media:hover img{transform:scale(1.04)}
.fl-media:focus-visible{outline:3px solid var(--coral);outline-offset:3px}
.fl-count{position:absolute;right:14px;bottom:14px;background:rgba(10,30,50,.72);color:#fff;font-size:.8rem;letter-spacing:.04em;padding:7px 12px;border-radius:999px;line-height:1}
.fl-body .facts{margin-bottom:18px;grid-template-columns:repeat(2,1fr)}
@media (max-width:860px){.fl-grid{grid-template-columns:1fr;gap:22px}}

/* =========================================================
   MOBILE REFINEMENT
   The phone layout read as "zoomed in": the hero filled more than the
   whole screen, headings kept desktop-sized floors, and section padding
   was tuned for a wide viewport. These rules raise content density and
   bring tap targets up to 44px. Phone widths only, desktop is untouched.
   ========================================================= */
@media (max-width:767px){
  /* Let real content peek above the fold instead of a full-screen hero.
     Bottom padding still clears the fixed Call / Text bar. */
  /* .scene:not(.scene-home) sets min-height:640px at a higher specificity,
     so the override has to match it rather than use a bare .scene rule. */
  .scene:not(.scene-home){min-height:70svh}
  .scene-home{min-height:78svh}
  .scene:not(.scene-home) .scene-content{padding-top:clamp(28px,4.5vh,100px)}
  .scene-content{padding-bottom:76px}
  .scene-home .scene-content{padding-top:clamp(28px,5vh,110px)}
  .scene-home h1{font-size:clamp(1.85rem,6.6vw,2.8rem)}
  /* The interior hero h1 carries its own desktop-sized floor */
  .scene:not(.scene-home) h1{font-size:clamp(1.95rem,6.4vw,2.8rem)}
}
@media (max-width:640px){
  /* Type scale: the clamp floors were sized for desktop */
  h1{font-size:clamp(1.95rem,6.6vw,2.6rem)}
  h2{font-size:clamp(1.45rem,5.2vw,1.9rem)}
  h3{font-size:1.15rem}
  .lead{font-size:1.06rem}
  .scene .eyebrow{font-size:.7rem;letter-spacing:.12em}
  .scene .trust{gap:8px 16px;margin-top:20px;font-size:.84rem}

  /* Vertical rhythm: recover roughly a sixth of the scroll on a long page */
  section{padding:44px 0}
  .section-head{margin-bottom:28px}
  .card{padding:22px}
  .grid{gap:18px}
  .facts{gap:12px;margin:20px 0}
  .fact{padding:14px}

  /* Tap targets to 44px */
  .nav-links a{padding:.8em .8em;min-height:44px;display:flex;align-items:center}
  .social a{width:44px;height:44px}
  .site-footer li{margin-bottom:0}
  .site-footer li>a{display:block;padding:13px 0}
  .brand{min-height:44px;display:flex;flex-direction:column;justify-content:center}
  .crumbs a{display:inline-block;padding:12px 0}
  .crumbs{margin-bottom:2px}
}

/* =========================================================
   FOLLOW STRIP
   Social links sized to actually get tapped, placed on the pages
   people already visit rather than on a page they have to find.
   No scripts, no third party, nothing that can expire.
   ========================================================= */
.follow-band{background:linear-gradient(180deg,rgba(32,124,138,.07),transparent)}
.follow-band .section-head{margin-bottom:26px}
.fchips{display:grid;grid-template-columns:repeat(4,1fr);gap:14px}
.fchip{display:flex;align-items:center;gap:12px;padding:14px 16px;border-radius:16px;background:#fff;border:1px solid var(--line);text-decoration:none;color:inherit;min-width:0;transition:transform .2s ease,box-shadow .25s ease,border-color .2s ease}
.fchip:hover{transform:translateY(-3px);box-shadow:0 20px 38px -26px rgba(10,10,10,.55);border-color:var(--sea)}
.fchip:focus-visible{outline:3px solid var(--coral);outline-offset:3px}
.fchip-ico{flex:0 0 auto;width:40px;height:40px;border-radius:12px;display:grid;place-items:center}
.fchip-ico svg{width:21px;height:21px;fill:#fff}
.f-instagram .fchip-ico{background:linear-gradient(45deg,#f9ce34,#ee2a7b 55%,#6228d7)}
.f-tiktok .fchip-ico{background:#111}
.f-youtube .fchip-ico{background:#ff0033}
.f-facebook .fchip-ico{background:#1877f2}
.fchip-txt{display:flex;flex-direction:column;line-height:1.3;min-width:0}
.fchip-txt b{font-size:.96rem}
.fchip-txt span{font-size:.8rem;color:var(--muted,#5b6b74);overflow:hidden;text-overflow:ellipsis;white-space:nowrap}
/* Inside the contact page's prose column the chips sit on a tinted card */
.prose .follow-strip{margin:0 0 18px}
.prose .fchips{grid-template-columns:repeat(2,1fr);gap:10px}

@media (max-width:980px){.fchips{grid-template-columns:repeat(2,1fr)}}
@media (max-width:640px){
  .fchips{gap:10px}
  .fchip{padding:12px 13px;gap:10px;min-height:44px;border-radius:14px}
  .fchip-ico{width:36px;height:36px;border-radius:10px}
  .fchip-ico svg{width:19px;height:19px}
  /* The handle truncates mid-word at this width. The platform name and icon
     carry the tap, so drop the handle rather than clip it. */
  .fchip-txt span{display:none}
  .fchip-txt b{font-size:1rem}
  .prose .fchips{grid-template-columns:1fr}
  .prose .fchip-txt span{display:block}
}

/* Hero beach life: stick figure surfers and beach walkers. They belong to the
   sunset, so they fade out as the scene turns to night, the same way the sun does. */
.layer-surfers,.layer-walkers{opacity:calc(1 - var(--night) * .9)}
/* On phones the fixed Call / Text bar covers the bottom of the sand, which
   clipped the walkers' feet. Lift just the walkers so they stay in view. */
@media (max-width:767px){.layer-walkers svg{transform:translate(-60%,-14px)}}

.tour{margin-top:56px}
.tour-head{text-align:center;max-width:620px;margin:0 auto 22px}
.tour-head h2{margin:6px 0 8px}
.tour-head p{margin:0;color:var(--muted,#51667a)}
.tour-frame{position:relative;aspect-ratio:16/9;border-radius:18px;overflow:hidden;background:#0a0a0a;box-shadow:0 30px 60px -30px rgba(10,10,10,.55)}
.tour-frame iframe{position:absolute;inset:0;width:100%;height:100%;border:0}
.tour-start{position:absolute;inset:0;width:100%;padding:0;border:0;background:none;cursor:pointer;display:block}
.tour-start img{width:100%;height:100%;object-fit:cover;display:block;filter:brightness(.72)}
.tour-play{position:absolute;left:50%;top:50%;transform:translate(-50%,-50%);display:inline-flex;align-items:center;gap:10px;background:var(--coral,#2596be);color:#fff;font-weight:600;padding:16px 26px;border-radius:999px;min-height:48px;box-shadow:0 14px 30px -10px rgba(0,0,0,.5);white-space:nowrap}
.tour-start:focus-visible{outline:3px solid var(--coral,#2596be);outline-offset:-3px}
.tour-alt{text-align:center;margin:14px 0 0;font-size:.95rem}
.tour-alt a{display:inline-block;padding:10px 6px}
@media (max-width:560px){.tour{margin-top:40px}.tour-frame{aspect-ratio:4/3;border-radius:12px}.tour-play{padding:14px 20px}}

/* Beach life: figures are drawn by js/beach.js and fade in once placed */
.layer .life{opacity:0;transition:opacity .6s ease}
.layer svg.life-ready .life{opacity:1}

/* Page locked behind an open overlay (see __scrollLock in main.js) */
/* Lock the page itself only. Putting overflow:hidden on the body as well turns it into its own scroll box, which carries the sticky header (and the menu button) away. */
html.scroll-locked{overflow:hidden;padding-right:var(--sbw,0)}
.lightbox{overscroll-behavior:contain;touch-action:none}
@media (max-width:1140px){.nav-links{max-height:calc(100vh - 72px);max-height:calc(100dvh - 72px);overflow-y:auto;overscroll-behavior:contain}}

/* Page to page: browsers that support it cross-fade instead of blanking, and the hero
   scene is held as its own layer so the beach does not flash between pages. */
@view-transition{navigation:auto}
.scene{view-transition-name:hero-scene}
::view-transition-group(hero-scene){animation-duration:.25s}
::view-transition-old(root),::view-transition-new(root){animation-duration:.2s}
@media (prefers-reduced-motion:reduce){@view-transition{navigation:none}}

/* Listing page: summary, sections, feature cards, spec table */
.lsum{display:flex;justify-content:space-between;align-items:flex-end;gap:20px 40px;flex-wrap:wrap}
.status-chip{display:inline-block;background:var(--sand);color:var(--ink);border:1px solid var(--line);border-radius:999px;padding:.35em .9em;font-size:.78rem;font-weight:600;letter-spacing:.1em;text-transform:uppercase}
.lsum-loc{font-family:var(--serif);font-size:clamp(1.3rem,2.4vw,1.8rem);line-height:1.25;margin:12px 0 0;color:var(--ink)}
.lsum-price{text-align:right}
.lsum-price b{display:block;font-family:var(--serif);font-size:clamp(2rem,4.4vw,3rem);line-height:1;color:var(--ink)}
.lsum-price span{font-size:.85rem;color:var(--ink-soft);letter-spacing:.06em;text-transform:uppercase}
.specbar{list-style:none;margin:24px 0 0;padding:0;display:grid;grid-template-columns:repeat(6,1fr);background:#fff;border:1px solid var(--line);border-radius:16px;overflow:hidden}
.specbar li{padding:16px 14px;text-align:center;border-left:1px solid var(--line)}
.specbar li:first-child{border-left:0}
.specbar b{display:block;font-family:var(--serif);font-size:1.45rem;line-height:1.1;color:var(--ink)}
.specbar span{display:block;font-size:.82rem;color:var(--ink-soft);margin-top:4px}
.specbar small{display:block;font-size:.74rem;color:var(--ink-soft);opacity:.8}
.hl-chips{list-style:none;margin:16px 0 0;padding:0;display:flex;flex-wrap:wrap;gap:8px}
.hl-chips li{font-size:.86rem;font-weight:500;padding:.45em .95em;border-radius:999px;background:rgba(43,138,143,.1);color:var(--ocean);border:1px solid rgba(43,138,143,.22)}
.lsum-cta{margin-top:22px}
.listing-body{padding-top:20px}
.jump{display:flex;gap:8px;overflow-x:auto;padding:2px 0 18px;margin:0 0 6px;scrollbar-width:none}
.jump::-webkit-scrollbar{display:none}
.jump a{flex:0 0 auto;text-decoration:none;color:var(--ink);font-weight:600;font-size:.9rem;padding:.6em 1.1em;border:1px solid var(--line);border-radius:999px;background:#fff;min-height:44px;display:inline-flex;align-items:center}
.jump a:hover{background:var(--sand);color:var(--ink)}
.lsec{padding:34px 0;border-top:1px solid var(--line)}
.lsec:first-of-type{border-top:0;padding-top:12px}
.lsec h2{margin-bottom:.5em}
.lsec[id]{scroll-margin-top:92px}
.lede{font-size:1.15rem;line-height:1.6;color:var(--ink)}
.hl-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:14px;margin-top:22px}
.hl{background:#fff;border:1px solid var(--line);border-top:3px solid var(--sea);border-radius:14px;padding:18px}
.hl h3{font-size:1.02rem;margin:0 0 .4em}
.hl p{font-size:.92rem;line-height:1.55;margin:0;color:var(--ink-soft)}
.fgrid{display:grid;grid-template-columns:repeat(2,1fr);gap:16px}
.fcard{background:#fff;border:1px solid var(--line);border-radius:16px;padding:22px 22px 6px}
.fcard h3{font-size:1.1rem;margin:0 0 .7em}
.fcard p{font-size:.95rem}
.fcard .ticks{margin-bottom:16px}
.fcard-wide{grid-column:1 / -1}
.specs{display:grid;grid-template-columns:repeat(2,1fr);gap:0 28px;margin:0;border-top:1px solid var(--line)}
.specs div{display:flex;justify-content:space-between;gap:16px;padding:13px 0;border-bottom:1px solid var(--line)}
.specs dt{color:var(--ink-soft);font-size:.92rem}
.specs dd{margin:0;font-weight:600;text-align:right;font-size:.95rem}
.specs-note{font-size:.88rem;color:var(--ink-soft);margin-top:14px}
.listing-body .side .card+.card{margin-top:16px}
@media (max-width:1100px){.specbar{grid-template-columns:repeat(3,1fr)}.specbar li:nth-child(4){border-left:0}.specbar li:nth-child(n+4){border-top:1px solid var(--line)}}
@media (max-width:980px){.hl-grid{grid-template-columns:repeat(2,1fr)}}
@media (max-width:640px){
  .lsum{align-items:flex-start}.lsum-price{text-align:left}
  .specbar b{font-size:1.25rem}.specbar li{padding:14px 8px}
  .hl-grid,.fgrid,.specs{grid-template-columns:1fr}
  .fcard{padding:18px 18px 4px}
  .lsum-cta .btn{width:100%;justify-content:center;text-align:center}
}

/* Neighborhoods mega menu: one panel, three columns on desktop, a folded list on phones */
.site-header .nav{align-items:stretch}
.nav-links{align-self:center}
.has-sub{position:static;align-self:stretch;display:flex;align-items:center}
.sub-toggle{display:none}
.mega{display:none;position:absolute;top:100%;left:50%;transform:translateX(-50%);width:min(980px,calc(100vw - 32px));background:#fff;border:1px solid var(--line);border-radius:0 0 18px 18px;box-shadow:0 28px 50px -24px rgba(10,10,10,.45);padding:22px 26px 14px;z-index:60}
.has-sub:hover .mega,.has-sub:focus-within .mega,.has-sub.open .mega{display:block}
.mega-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:8px 34px}
.mega-h{font-size:.72rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--sea-text);margin:2px 0 6px}
.mega-col ul{list-style:none;margin:0 0 14px;padding:0}
.mega .mega-col a{display:block;padding:.28em .5em;margin:0 -.5em;border-radius:8px;font-size:.93rem;font-weight:500}
.mega .mega-col a:hover{background:var(--sand)}
.mega-foot{margin:6px 0 0;padding-top:12px;border-top:1px solid var(--line);text-align:right}
.mega-foot a{display:inline-block;font-weight:600;color:var(--ocean);font-size:.93rem;padding:.35em .2em}
@media (max-width:1140px){
  .has-sub{display:flex;flex-wrap:wrap;align-items:stretch;align-self:auto}
  .has-sub>a:first-child{flex:1 1 auto}
  .sub-toggle{display:flex;align-items:center;justify-content:center;width:48px;min-height:44px;border:0;background:transparent;color:var(--ink);cursor:pointer;border-radius:10px}
  .sub-toggle svg{transition:transform .2s}
  .has-sub.open .sub-toggle svg{transform:rotate(180deg)}
  .has-sub:hover .mega,.has-sub:focus-within .mega{display:none}
  .has-sub.open .mega{display:block}
  .mega{position:static;transform:none;width:100%;flex:0 0 100%;border:0;border-radius:0;box-shadow:none;padding:4px 0 8px 12px;background:transparent}
  .mega-grid{grid-template-columns:1fr;gap:0}
  .mega-col ul{display:grid;grid-template-columns:1fr 1fr;gap:0 10px}
  .mega .mega-col a{min-height:44px;display:flex;align-items:center;font-size:.95rem}
  .mega-foot{text-align:left}
}
@media (max-width:360px){.mega-col ul{grid-template-columns:1fr}}

/* Neighborhood card colors for the communities added to the guide */
.h-g-coast{background:linear-gradient(140deg,#ffd9a6,#f08f6e 42%,#2b6f8a)}
.h-g-inland{background:linear-gradient(140deg,#d8c39a,#8c9a63 50%,#3d4a3a)}
.h-g-central{background:linear-gradient(140deg,#c7b8e0,#6d7fb5 50%,#1d3557)}
.h-g-beach{background:linear-gradient(140deg,#dcf0f7,#4fa3b0 50%,#1a7699)}
.h-g-north{background:linear-gradient(140deg,#e6c9a8,#c98466 48%,#4a3a52)}

/* Neighborhood directory (guide page) */
.dir-tools{display:flex;flex-wrap:wrap;gap:12px 20px;align-items:center;justify-content:space-between;margin:0 0 26px}
.dir-jump{display:flex;flex-wrap:wrap;gap:8px}
.dir-jump a{text-decoration:none;color:var(--ink);font-weight:600;font-size:.9rem;padding:.55em 1.05em;border:1px solid var(--line);border-radius:999px;background:#fff;min-height:44px;display:inline-flex;align-items:center}
.dir-jump a:hover{background:var(--sand)}
.dir-search{display:flex;flex-direction:column;gap:4px;min-width:min(100%,280px)}
.dir-search label{font-size:.78rem;font-weight:600;letter-spacing:.1em;text-transform:uppercase;color:var(--ink-soft)}
.dir-search input{font:inherit;padding:.75em 1em;border:1px solid var(--line);border-radius:12px;background:#fff;min-height:48px}
.dir-region{margin-top:46px}
.dir-region>h2{margin-bottom:.25em}
.dir-region>p{max-width:70ch;color:var(--ink-soft)}
.dir-group{margin-top:28px}
.dir-group h3{font-size:1.15rem;margin:0 0 12px}
.nb-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:14px}
.nb{position:relative;display:block;background:#fff;border:1px solid var(--line);border-left:5px solid var(--sea);border-radius:14px;padding:16px 18px 16px;text-decoration:none;color:var(--ink);transition:box-shadow .2s,border-color .2s}
.nb:hover{color:var(--ink);box-shadow:var(--shadow);border-color:var(--sea)}
.nb:focus-visible{outline:3px solid var(--coral);outline-offset:3px}
.nb h3{margin:0 0 4px;font-size:1.12rem}
.nb p{margin:0;font-size:.9rem;line-height:1.5;color:var(--ink-soft)}
.nb-zip{float:right;font-size:.72rem;font-weight:600;letter-spacing:.08em;background:var(--sand);border-radius:999px;padding:3px 9px;margin:0 0 6px 8px}
.nb-coast{border-left-color:#2596be}.nb-inland{border-left-color:#8c9a63}.nb-central{border-left-color:#6d7fb5}.nb-beach{border-left-color:#4fa3b0}.nb-north{border-left-color:#c98466}
.dir-empty{display:none;margin-top:18px}
.dir-group[hidden],.dir-region[hidden]{display:none}
@media (max-width:980px){.nb-grid{grid-template-columns:repeat(2,1fr)}}
@media (max-width:620px){.nb-grid{grid-template-columns:1fr}.dir-search{width:100%}.dir-jump a{flex:1 1 auto;justify-content:center}}
.nb[hidden]{display:none}
.dir-region{scroll-margin-top:96px}
.nav .brand,.nav .menu-toggle{align-self:center}
@media (max-width:1140px){.nav-links.open{padding-bottom:104px}}
@media (max-width:860px){.chip{min-height:44px}}
.layout>*{min-width:0}
.lbody{min-width:0}
.listing-body .side{align-self:stretch}
.listing-body .form-card h2{font-size:1.55rem}

/* Interactive neighborhood map (js/hoodmap.js) */
.hmap-sec{background:var(--foam);padding:56px 0 64px}
.hmap-head{display:flex;gap:18px 40px;justify-content:space-between;align-items:flex-end;flex-wrap:wrap;margin-bottom:22px}
.hmap-head h2{margin-bottom:.2em}
.hmap-head p{max-width:62ch;color:var(--ink-soft);margin:0}
.hmap{background:#fff;border:1px solid #e6ebef;border-radius:24px;padding:22px;box-shadow:0 24px 60px -36px rgba(10,10,10,.3)}
.hm-dot{width:11px;height:11px;border-radius:50%;flex:0 0 11px;display:inline-block}
.hm-regions{display:flex;gap:6px;overflow-x:auto;padding:2px 2px 8px;margin:0 0 12px;scrollbar-width:none}
.hm-regions::-webkit-scrollbar{display:none}
.hm-r{flex:0 0 auto;font:inherit;font-size:.9rem;font-weight:600;display:inline-flex;align-items:center;gap:8px;padding:.5em 1em;border-radius:999px;border:1px solid #dbe3e9;background:#fff;color:var(--ink);cursor:pointer;min-height:44px;transition:background .2s,border-color .2s,color .2s}
.hm-r:hover{background:#f0f3f6}
.hm-r.on{background:var(--ink);border-color:var(--ink);color:#fff}
.hm-back{font:inherit;font-size:.88rem;font-weight:600;border:0;background:transparent;color:var(--ocean);cursor:pointer;padding:.5em .4em .5em 0;min-height:44px}
.hm-back:hover{text-decoration:underline}
.hm-card .hm-badge{display:inline-block}
.hm-area{font:inherit;display:flex;align-items:center;gap:14px;width:100%;text-align:left;padding:.7em .9em;margin-bottom:8px;border:1px solid #e3e9ee;border-radius:14px;background:#fff;cursor:pointer;min-height:56px;color:var(--ink);transition:background .2s,border-color .2s}
.hm-area:hover{background:#f4f7f9;border-color:#cfd9e1}
.hm-area-t{display:flex;flex-direction:column;gap:2px}
.hm-area-t small{color:#6b7b88;font-size:.82rem}
.hm-dot{width:11px;height:11px;border-radius:50%;flex:0 0 11px;display:inline-block}
.hm-grid{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:26px;align-items:start}
.hm-stage{text-align:center}
.hm-svg>svg{display:block;margin:0 auto;max-width:100%;height:min(78vh,760px);width:auto;border-radius:16px;border:1px solid #cfd8df;box-shadow:0 18px 40px -28px rgba(10,10,10,.45)}
.hm-note{font-size:.76rem;color:#8a98a4;text-align:center;margin:8px 0 0}
.hm-card{background:#f7f9fb;border:1px solid #e6ebef;border-radius:18px;padding:20px 22px;margin-bottom:14px}
.hm-card h3{font-size:1.55rem;margin:10px 0 4px}
.hm-card-top{display:flex;justify-content:space-between;align-items:center;gap:10px}
.hm-badge{color:#fff;font-size:.7rem;font-weight:700;letter-spacing:.1em;text-transform:uppercase;padding:.38em .85em;border-radius:999px}
.hm-x{font:inherit;font-size:1.5rem;line-height:1;width:44px;height:44px;border:0;background:transparent;cursor:pointer;color:#7a8996;border-radius:50%}
.hm-x:hover{background:#e9eef2}
.hm-blurb{margin:0 0 8px;color:var(--ink)}
.hm-zip{margin:0 0 16px;font-size:.88rem;color:#6b7b88}
.hm-near-h{font-size:.72rem;font-weight:700;letter-spacing:.12em;text-transform:uppercase;color:#7a8996;margin:18px 0 6px}
.hm-near{display:flex;flex-wrap:wrap;gap:8px}
.hm-chip{font:inherit;font-size:.88rem;font-weight:500;padding:.5em 1em;border-radius:999px;border:1px solid #dbe3e9;background:#fff;cursor:pointer;min-height:44px;color:var(--ink)}
.hm-chip:hover{background:#eef2f5}
.hm-hint{margin:0;color:#5d6e7c;line-height:1.6}
.hm-list{max-height:430px;overflow-y:auto;overscroll-behavior:contain;padding-right:6px;scrollbar-width:thin}
.hm-gh{font-size:.72rem;font-weight:700;letter-spacing:.12em;text-transform:uppercase;color:#7a8996;margin:12px 0 4px}
.hm-list ul{list-style:none;margin:0 0 6px;padding:0;display:grid;grid-template-columns:1fr 1fr;gap:0 10px}
.hm-item{font:inherit;font-size:.94rem;display:flex;align-items:center;gap:10px;width:100%;text-align:left;padding:.45em .6em;border:0;border-radius:10px;background:transparent;cursor:pointer;min-height:44px;color:var(--ink)}
.hm-item:hover{background:#f0f3f6}
.hm-item.on{background:#eaf0f5;font-weight:700}
.hm-none{color:#6b7b88}
.mega-foot{display:flex;justify-content:flex-end;gap:22px;flex-wrap:wrap}
@media (max-width:900px){
  .hmap{padding:14px;border-radius:20px}
  .hm-grid{grid-template-columns:1fr;gap:14px}
  .hm-side{display:contents}
  .hm-card{order:1;position:sticky;top:78px;z-index:5;margin:0;padding:10px 12px;box-shadow:0 14px 28px -16px rgba(10,10,10,.4)}
  .hm-card .hm-badge,.hm-card .hm-blurb,.hm-card .hm-zip,.hm-card .hm-near-h,.hm-card .hm-near{display:none}
  .hm-card .hm-card-top{margin-bottom:0}
  .hm-card h3{margin:0 0 8px 4px;font-size:1.2rem}
  .hm-card .hm-x,.hm-card .hm-back{min-height:40px}
  .hm-card .btn{width:100%;justify-content:center;text-align:center}
  .hm-hint{font-size:.9rem;line-height:1.5;padding:2px 4px}
  .hm-stage{order:2}
  .hm-list{order:3;max-height:none;overflow:visible}
  .hm-svg>svg{height:auto;width:auto;max-width:100%;max-height:70vh}
  .hm-card .hm-dblurb{display:block;font-size:.9rem;line-height:1.45;margin:0 4px 8px}
  .hm-card .hm-near-d{display:flex;flex-wrap:nowrap;overflow-x:auto;padding:0 4px 2px;scrollbar-width:none}
  .hm-card .hm-near-d .hm-chip{flex:0 0 auto}
}
@media (max-width:420px){.hm-list ul{grid-template-columns:1fr}}
@media (max-width:1140px){.mega-foot{justify-content:flex-start}}

/* Illustrated map: five flat colors, crisp edges, the site typefaces */
.hm-svg>svg{shape-rendering:geometricPrecision}
.hm-cell{stroke-width:.6px;vector-effect:non-scaling-stroke;cursor:pointer;outline:none;transition:filter .22s ease,opacity .22s ease}
.hovering .hm-cell:not(.hot):not(.dim){opacity:.66;filter:saturate(.8)}
.hm-cell.hot,.hm-cell:focus-visible{opacity:1;filter:brightness(1.16) saturate(1.25)}
.hm-cell.soft{opacity:.82}
.hm-cell.sel{opacity:1;filter:brightness(1.1) saturate(1.2)}
.hm-cell.dim{opacity:.16;filter:grayscale(.7);pointer-events:none}
.hm-edge{stroke:rgba(255,255,255,.55);stroke-width:1px;vector-effect:non-scaling-stroke;stroke-linecap:square}
.hm-edge-bold{stroke:#fff;stroke-width:2.6px}
.hm-sel{stroke:#fff;stroke-width:3.6px;vector-effect:non-scaling-stroke;stroke-linejoin:miter}
.hm-label,.hm-name{font-family:var(--sans);paint-order:stroke;stroke-linejoin:round}
.hm-label{font-size:12px;font-weight:600;letter-spacing:.01em;fill:#fff;stroke:rgba(10,10,10,.6);stroke-width:3.2px}
.hm-extra{opacity:0}
.hm-label.hm-on{opacity:1}
.hm-name{font-size:10.5px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;stroke:none}
.hm-dest{cursor:pointer;outline:none}
.hm-dest-c{fill:#fff;stroke:#0a0a0a;stroke-width:1.6px;transition:fill .2s}
.hm-dest-i{fill:#0a0a0a;transition:fill .2s}
.hm-dest:hover .hm-dest-c,.hm-dest:focus-visible .hm-dest-c{fill:#0a0a0a}
.hm-dest:hover .hm-dest-i,.hm-dest:focus-visible .hm-dest-i{fill:#fff}
.hm-dest-l rect{fill:#fff;stroke:rgba(10,10,10,.28);stroke-width:1px}
.hm-dest-l text{font-family:var(--sans);font-size:11px;font-weight:600;fill:#0a0a0a}
.hm-dest.show .hm-dest-l{display:inline!important}
.hm-dn{margin:0;font-size:.92rem;color:var(--ink)}
.hm-stage{position:relative}
.hm-tip{position:absolute;z-index:4;pointer-events:none;background:rgba(10,10,10,.94);color:#fff;font:600 .8rem/1 var(--sans);padding:.55em .9em .55em 1.9em;border-radius:999px;white-space:nowrap;box-shadow:0 8px 18px -8px rgba(0,0,0,.5)}
.hm-tip::before{content:"";position:absolute;left:.75em;top:50%;width:.7em;height:.7em;margin-top:-.35em;border-radius:50%;background:var(--c,#fff);border:1.5px solid #fff}

/* Card spotlight (see main.js) */
.glow{position:relative;overflow:hidden}
.glow::before{content:"";position:absolute;inset:0;pointer-events:none;opacity:0;transition:opacity .3s ease;background:radial-gradient(260px circle at var(--mx,50%) var(--my,50%),rgba(43,138,143,.15),transparent 70%)}
.glow:hover::before{opacity:1}
.hood.glow::before{background:radial-gradient(280px circle at var(--mx,50%) var(--my,50%),rgba(255,255,255,.26),transparent 70%)}
/* Map panning, zoom controls and destination groups (js/hoodmap.js) */
.hm-svg{position:relative;width:fit-content;max-width:100%;margin:0 auto}
.hm-svg>svg{-webkit-user-select:none;user-select:none;-webkit-touch-callout:none}
.hmap.zoomed .hm-svg>svg{cursor:grab}
.hmap.dragging .hm-svg>svg,.hmap.dragging .hm-cell,.hmap.dragging .hm-dest{cursor:grabbing}
.hm-zoom{position:absolute;left:10px;bottom:10px;z-index:3;display:flex;flex-direction:column;background:#fff;border:1px solid #cfd8df;border-radius:12px;overflow:hidden;box-shadow:0 8px 20px -10px rgba(10,10,10,.45)}
.hm-zb{width:40px;height:40px;display:grid;place-items:center;padding:0;border:0;background:#fff;color:var(--ink);cursor:pointer;touch-action:manipulation}
.hm-zb+.hm-zb{border-top:1px solid #e3e9ee}
.hm-zb svg{width:20px;height:20px;fill:currentColor;pointer-events:none}
.hm-zb:hover{background:#f0f3f6}
.hm-zb:focus-visible{outline:2px solid var(--ocean);outline-offset:-3px;border-radius:10px}
.hm-zb[aria-disabled="true"]{color:#b9c4cd;cursor:default;background:#fff}
.hm-how{font-size:.8rem;color:#5d6e7c;text-align:center;margin:10px 0 0}
.hm-anim .hm-dest-l{visibility:hidden}
.hm-dest-n circle{fill:#0a0a0a;stroke:#fff;stroke-width:1.5px}
.hm-dest-n text{font-family:var(--sans);font-size:9.5px;font-weight:700;fill:#fff;text-anchor:middle}
.hm-dest.on .hm-dest-c{fill:#0a0a0a}
.hm-dest.on .hm-dest-i{fill:#fff}
.hm-badge-dest{background:#0a0a0a}
@media (max-width:900px){.hm-zb{width:44px;height:44px}}
.btn.is-sending{opacity:.75;cursor:progress}
.hgal .eyebrow{color:#8fd4ea}
.nb-kind{display:block;margin:0 0 6px;font-size:.7rem;font-weight:600;letter-spacing:.1em;text-transform:uppercase;color:var(--sea-text)}
.hmap-sec{scroll-margin-top:30px}   /* keeps "Explore the map" clear of the sticky header when linked to */

/* Aaron Abrams additions */
.h-pl{background:linear-gradient(140deg,#dcf0f7,#2596be 50%,#1a7699)}
.h-mv{background:linear-gradient(140deg,#e9dcc0,#6f9f8f 50%,#1d4e6e)}
.h-rp{background:linear-gradient(140deg,#e7d3b0,#9a8a5e 50%,#3d4a3a)}
.h-rb{background:linear-gradient(140deg,#f3e2c0,#c79a63 50%,#5a4636)}
.h-bo{background:linear-gradient(140deg,#dcd7a8,#7d8f5a 50%,#33432f)}
.h-fb{background:linear-gradient(140deg,#e8cf9f,#a5864f 50%,#3b4b36)}
.cta-band .btn-coral{background:#fff;color:var(--ocean)}
.cta-band .btn-coral:hover{background:var(--sand);color:var(--ink)}
.prose ul li a,.prose p a{text-underline-offset:3px}
.prose h2[id]{scroll-margin-top:96px}
.split>.portrait:has(+.prose){align-self:start;position:sticky;top:96px}
@media (max-width:900px){.split>.portrait:has(+.prose){position:static}}

.cta-band{background:linear-gradient(120deg,#0a0a0a,#1a7699 70%,#2596be)}
.h-pl{background:linear-gradient(140deg,#dcf0f7,#2596be 50%,#0a2a36)}
.wl{opacity:calc(.8 + var(--night) * .2)}

/* real logo */
.brand{flex-direction:row;align-items:center;gap:11px}
.brand .brand-mark{height:34px;width:auto;display:block}
.brand b.bt{display:flex;flex-direction:column;font-weight:400;line-height:1.1}
.foot-logo{display:inline-block}
.foot-logo img{width:220px;height:auto}
.portrait img{object-position:50% 22%}
@media (max-width:420px){.brand .brand-mark{height:30px}}

.hl{opacity:calc(.5 + var(--night, 0) * .5)}

/* sales analytics */
.stat-row.three{grid-template-columns:repeat(3,1fr)}
.insights{display:grid;grid-template-columns:1fr 1fr;gap:20px;margin-bottom:24px}
.insight{background:#fff;border:1px solid var(--line);border-radius:22px;padding:24px 26px;box-shadow:var(--shadow)}
.insight h3{margin:0 0 16px;font-size:1.15rem}
.insight-note{font-size:.82rem;color:var(--ink-soft);margin:14px 0 0}
.bars{display:flex;flex-direction:column;gap:9px}
.bar-row{display:grid;grid-template-columns:minmax(0,1.5fr) 2fr auto;align-items:center;gap:12px;font-size:.88rem}
.bar-label{overflow:hidden;text-overflow:ellipsis;white-space:nowrap}
.bar{height:12px;border-radius:999px;background:var(--sand);overflow:hidden}
.bar i{display:block;height:100%;border-radius:999px;background:linear-gradient(90deg,var(--ocean),var(--sea))}
.bar-row b{font-family:var(--serif);font-size:1rem;min-width:2.2em;text-align:right}
.sale-facts{list-style:none;display:flex;flex-wrap:wrap;gap:6px;padding:0;margin:12px 0 0}
.sale-facts li{margin:0;font-size:.76rem;background:var(--sand);border:1px solid var(--line);border-radius:999px;padding:2px 10px;color:var(--ink-soft)}
.tx-wrap{overflow-x:auto;border:1px solid var(--line);border-radius:18px;background:#fff;box-shadow:var(--shadow)}
.tx{width:100%;border-collapse:collapse;font-size:.92rem;min-width:680px}
.tx th{position:sticky;top:0;text-align:left;font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;color:var(--sea-text);background:var(--sand);padding:12px 14px}
.tx td{padding:11px 14px;border-top:1px solid var(--line);vertical-align:top}
.tx tr:nth-child(even) td{background:#fbfcfc}
.tx .muted{color:#8a949c;font-size:.85rem}
@media (max-width:980px){.insights{grid-template-columns:1fr}.stat-row.three{grid-template-columns:1fr}}
.bars.price .bar-row{grid-template-columns:minmax(0,1.6fr) 1.6fr 5.6em}
@media (max-width:520px){.bars.price .bar-row{grid-template-columns:1fr auto;row-gap:3px}.bars.price .bar-label{grid-column:1/-1;white-space:normal}}

/* Contour section: topographic lines instead of a particle field */
.bio.contour{background:linear-gradient(180deg,#05090c 0%,#0b2431 100%)}
.bio.contour .topo{position:absolute;inset:0;width:100%;height:100%;opacity:.55;pointer-events:none}
.bio.contour .quote{color:#fff}
.path{list-style:none;margin:56px auto 0;padding:0;display:grid;grid-template-columns:repeat(3,1fr);gap:0;max-width:900px;counter-reset:p}
.path li{position:relative;padding:22px 24px 0;border-top:2px solid rgba(37,150,190,.55);color:#cfe6ef;font-size:.95rem;line-height:1.5;counter-increment:p}
.path li::before{content:"0" counter(p);position:absolute;top:-1.55em;left:24px;font-size:.78rem;letter-spacing:.14em;color:#6cc4e3;background:#08161d;padding:0 8px;margin-left:-8px}
.path b{display:block;font-family:var(--serif);font-size:1.4rem;font-weight:600;color:#fff;margin-bottom:4px}
.path span{display:block}
@media(max-width:700px){.path{grid-template-columns:1fr;gap:30px}}

/* Sales page: headline stats, track record dashboard, featured homes */
.stat b em{font-style:normal;color:#e0a73a;font-size:.7em;margin-left:.2em;vertical-align:.1em}
.dash{display:grid;grid-template-columns:1.1fr 1fr;grid-template-areas:"year price" "year side" "where where";gap:20px}
.dash-year{grid-area:year}.dash-price{grid-area:price}.dash-side{grid-area:side}.dash-where{grid-area:where}
.cols{display:flex;align-items:flex-end;gap:clamp(12px,3vw,28px);padding-top:6px}
.col{flex:1;display:flex;flex-direction:column;align-items:center;gap:4px;min-width:0}
.col b{font-family:var(--serif);font-size:2rem;line-height:1;color:var(--ink)}
.col i{display:block;width:100%;max-width:110px;border-radius:14px 14px 5px 5px;background:linear-gradient(180deg,#8fcbe0,#5fb0cc)}
.col.now i{background:linear-gradient(180deg,var(--sea),var(--ocean))}
.col span{font-size:.86rem;font-weight:600;margin-top:8px;text-align:center}
.col small{font-size:.8rem;color:var(--ink-soft)}
.big{display:flex;align-items:baseline;flex-wrap:wrap;gap:4px 12px;margin:0 0 6px}
.big b{font-family:var(--serif);font-size:clamp(2rem,4vw,2.8rem);line-height:1.05;color:var(--ocean)}
.big span{font-size:.9rem;color:var(--ink-soft)}
.big.sm b{font-size:1.5rem}
.seg{display:flex;gap:3px;height:16px;margin:18px 0 12px;border-radius:999px;overflow:hidden}
.seg i{display:block;min-width:8px}
.seg i.s0,.dot.s0{background:var(--ocean)}.seg i.s1,.dot.s1{background:var(--sea)}.seg i.s2,.dot.s2{background:#9fd3e6}
.seg-key{list-style:none;display:flex;flex-wrap:wrap;gap:6px 18px;margin:0;padding:0;font-size:.86rem}
.seg-key li{margin:0;display:flex;align-items:center;gap:7px}
.seg-key b{font-family:var(--serif);font-size:1rem}
.dot{width:10px;height:10px;border-radius:50%;display:inline-block}
.pills{list-style:none;display:flex;flex-wrap:wrap;gap:10px;margin:0;padding:0}
.pills li{margin:0;background:var(--sand);border:1px solid var(--line);border-radius:999px;padding:7px 16px;font-size:.92rem}
.pills li b{font-family:var(--serif);color:var(--ocean);margin-right:4px}
.sales-grid .sale.later{display:none}
.sales-grid.open .sale.later{display:flex}
.sales-grid .sale[hidden]{display:none}
.more-wrap{text-align:center;margin:30px 0 0}
.more-wrap[hidden]{display:none}
.more-btn{border:1.5px solid var(--ocean);color:var(--ocean);background:#fff;cursor:pointer;font:inherit;font-weight:600}
.more-btn:hover{background:var(--ocean);color:#fff}
.tx-details{margin-top:44px}
.tx-details summary{cursor:pointer;font-weight:600;color:var(--sea-text);padding:12px 0;list-style:none}
.tx-details summary::before{content:"+";display:inline-block;width:1.4em;font-size:1.3rem;line-height:1}
.tx-details[open] summary::before{content:"\2212"}
.tx-details summary::-webkit-details-marker{display:none}
@media (max-width:980px){.dash{grid-template-columns:1fr;grid-template-areas:"year" "price" "side" "where"}}
.seg-cap{margin:16px 0 -6px;font-size:.78rem;font-weight:600;letter-spacing:.1em;text-transform:uppercase;color:var(--sea-text)}
.dash-side .seg-cap{margin-top:0}
.sales-grid.open .sale.later[hidden]{display:none}

/* Homepage reviews band: the review cards on a light background */
.reviews-light .review{background:#fff;border:1px solid var(--line);color:var(--ink);box-shadow:var(--shadow);backdrop-filter:none}
.reviews-light .review .stars{color:#d48a00}
.reviews-light .review figcaption b{color:var(--ink)}
.reviews-light .review figcaption span{color:var(--ink-soft)}
.scene .trust a{color:inherit;text-decoration:underline;text-underline-offset:3px;text-decoration-color:rgba(255,255,255,.5)}

/* Track record scorecard: six headline numbers, first thing on the track record page */
.stat-row.six{grid-template-columns:repeat(6,1fr);gap:14px}
.stat-row.six .stat{padding:18px 18px}
.stat-row.six .stat b{font-size:clamp(1.5rem,2.4vw,2.1rem)}
a.stat{text-decoration:none;color:inherit;transition:transform .2s ease,border-color .2s ease}
a.stat:hover{transform:translateY(-2px);border-color:var(--sea)}
@media (max-width:1100px){.stat-row.six{grid-template-columns:repeat(3,1fr)}}
@media (max-width:640px){.stat-row.six{grid-template-columns:repeat(2,1fr)}}
/* "On this page" jump links under the scorecard */
.jump{display:flex;flex-wrap:wrap;gap:10px;margin:4px 0 0}
.jump a{display:inline-block;padding:8px 16px;border:1px solid var(--line);border-radius:999px;background:#fff;color:var(--ink);font-size:.92rem;font-weight:500;text-decoration:none}
.jump a:hover{border-color:var(--sea);color:var(--sea-text)}
[id="for-sale"],[id="sold"],[id="numbers"],[id="reviews"]{scroll-margin-top:96px}
/* Track record page: a shorter banner so the numbers show without scrolling */
.scene.scene-short{height:auto;min-height:max(58vh,460px)}
.scene-short .scene-content{padding-bottom:120px}
@media (max-width:767px){.scene.scene-short{height:auto;min-height:56svh}}
/* Headline numbers band right under the homepage and properties banners */
.metrics-wrap{padding:28px 0 0}
.metrics-band{display:grid;grid-template-columns:repeat(4,1fr) auto;align-items:start;gap:8px 18px;background:#fff;border:1px solid var(--line);border-radius:20px;padding:18px 24px;box-shadow:var(--shadow);text-decoration:none;color:var(--ink-soft);transition:border-color .2s ease}
.metrics-band:hover{border-color:var(--sea)}
.mb-item{display:flex;flex-direction:column;font-size:.88rem;line-height:1.35}
.mb-item b{font-family:var(--serif);font-weight:600;font-size:clamp(1.4rem,2.2vw,1.9rem);color:var(--ocean);line-height:1.15}
.mb-go{align-self:center;font-weight:600;color:var(--sea-text);white-space:nowrap;font-size:.95rem}
.metrics-band:hover .mb-go{text-decoration:underline}
@media (max-width:860px){.metrics-band{grid-template-columns:repeat(2,1fr);padding:18px}.mb-go{grid-column:1/-1;margin-top:6px}}

/* Desktop menu: each link stays on one line, with tighter spacing on smaller laptops so all ten fit */
.nav-links a{white-space:nowrap}
@media (min-width:1141px) and (max-width:1300px){.nav-links{gap:0}.nav-links a{padding:.5em .55em;font-size:.92rem}.nav-links .btn{padding-left:1em;padding-right:1em}}
.brand{flex-shrink:0}
.brand b.bt strong,.brand b.bt span{white-space:nowrap}

/* Team proof */
.team-proof{background:radial-gradient(ellipse at 20% 0%,#14506b 0%,#0a2a3a 55%,#06141c 100%);color:#eafcff;padding:84px 0;position:relative;overflow:hidden}
.team-proof .eyebrow{color:#8ff4ff}
.team-proof h2{color:#fff;max-width:20ch}
.tp-head p{color:#bfeaf2;max-width:60ch;font-size:1.08rem}
.tp-grid{display:grid;grid-template-columns:minmax(220px,.8fr) 2fr;gap:22px;margin:38px 0 30px}
.tp-rank{background:linear-gradient(150deg,#2596be,#1a7699);border-radius:26px;padding:30px 28px;display:flex;flex-direction:column;justify-content:center;box-shadow:0 18px 40px rgba(0,0,0,.35)}
.tp-rank span{font-size:.78rem;font-weight:700;letter-spacing:.12em;text-transform:uppercase;color:#d8f6ff}
.tp-rank b{font-family:var(--serif);font-size:clamp(4rem,9vw,6.5rem);line-height:1;color:#fff}
.tp-rank em{font-style:normal;font-size:.95rem;color:#e6faff}
.tp-stats{display:grid;grid-template-columns:repeat(2,1fr);gap:18px}
.tp-stat{background:rgba(255,255,255,.07);border:1px solid rgba(143,244,255,.25);border-radius:22px;padding:24px 26px}
.tp-stat b{display:block;font-family:var(--serif);font-size:clamp(2.2rem,4.4vw,3.4rem);line-height:1.05;color:#fff}
.tp-stat span{color:#bfeaf2;font-size:.95rem}
.tp-points{list-style:none;padding:0;margin:0 0 30px;display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.tp-points li{margin:0;color:#d4f3fa;border-left:3px solid #8ff4ff;padding-left:16px;font-size:.98rem}
.tp-points li b{display:block;color:#fff;font-family:var(--serif);font-size:1.12rem;margin-bottom:4px}
.tp-note{margin:26px 0 0;font-size:.8rem;color:#9ccfdb}
.tp-note a{color:#8ff4ff}
@media (max-width:860px){.tp-grid,.tp-points{grid-template-columns:1fr}.team-proof{padding:60px 0}}