:root{
  /* neutrals */
  --paper:#F4F4F3;--surface:#FFFFFF;--sunken:#ECEBE7;--border:#E2E1DC;
  --s300:#C7CBD0;--s500:#5E6670;--s700:#404853;--ink:#1C2127;
  /* warm accent — one ember, used sparingly */
  --ember:#EA580C;--rust:#C2410C;--clay:#9A3412;--ember-tint:#FCEDE6;
  --grad:linear-gradient(135deg,#FF5117,#CA1F01);
  /* type — friendly + human: Bricolage display, Figtree body. no monospace (reads warmer, less "techy"). */
  --sans:'Figtree',system-ui,-apple-system,'Segoe UI',Roboto,sans-serif;
  --display:'Bricolage Grotesque','Figtree',system-ui,sans-serif;
  --mono:'Figtree',system-ui,-apple-system,'Segoe UI',sans-serif;
  /* radius */
  --r4:4px;--r8:8px;--r12:12px;--r20:20px;--pill:999px;
  /* shadows you can barely see */
  --sh1:0 1px 2px rgba(28,33,39,.05),0 2px 6px rgba(28,33,39,.05);
  --sh2:0 6px 16px -8px rgba(28,33,39,.14),0 18px 40px -20px rgba(28,33,39,.16);
  --line:#D5D4CE;--ember-tint-bd:#F7D9C9;--foot-muted:#8A929C;--foot-text:#CBD0D6;
  --content:1240px;--prose:680px;--gutter:clamp(18px,4vw,40px);
}
*{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{margin:0;font-family:var(--sans);background:var(--paper);color:var(--s700);
  font-size:17px;line-height:1.65;-webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility}
.wrap{max-width:var(--content);margin:0 auto;padding:0 var(--gutter)}
img{max-width:100%;display:block}
a{color:var(--clay);text-decoration:none}
a:hover{color:var(--rust)}
h1,h2,h3,h4,h5,h6{font-family:var(--display);color:var(--ink);margin:0}
h1{font-size:3.25rem;font-weight:700;line-height:1.08;letter-spacing:-.02em}
h2{font-size:2.5rem;font-weight:700;line-height:1.12;letter-spacing:-.015em}
h3{font-size:1.375rem;font-weight:600;line-height:1.3;letter-spacing:-.01em}
h4{font-size:1.125rem;font-weight:600;line-height:1.4}
p{margin:0 0 1rem}
strong{color:var(--ink);font-weight:700}
::selection{background:var(--ember-tint);color:var(--clay)}
:focus-visible{outline:3px solid var(--ember);outline-offset:2px;border-radius:var(--r4)}
.skip{position:absolute;left:-999px}
.skip:focus{left:12px;top:12px;background:var(--surface);padding:10px 14px;border-radius:var(--r8);z-index:200;box-shadow:var(--sh2)}
.center{text-align:center}

/* eyebrow — 7px ember dot + IBM Plex Mono clay text */
.eyebrow{display:inline-flex;align-items:center;gap:11px;font-family:var(--mono);font-size:12px;font-weight:600;
  letter-spacing:.18em;text-transform:uppercase;color:var(--clay);margin:0 0 16px}
.eyebrow::before{content:"";width:7px;height:7px;border-radius:999px;background:var(--ember);flex:none}
.eyebrow--onink{color:var(--ember)}
.eyebrow--plain::before{display:none}
.display{font-size:clamp(2.75rem,6vw,4.25rem);font-weight:700;line-height:1.04;letter-spacing:-.02em;color:var(--ink)}
.microcopy{font-family:var(--mono);font-size:.75rem;letter-spacing:.04em;color:var(--s500);margin-top:1.25rem}
.fineprint{font-size:.875rem;color:var(--s500);max-width:var(--prose)}

/* buttons — 48px tall, pill */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.5rem;
  min-height:48px;padding:0 1.5rem;border-radius:var(--pill);border:1.5px solid transparent;
  font-family:var(--sans);font-weight:600;font-size:1rem;cursor:pointer;
  transition:background .18s,border-color .18s,color .18s,transform .18s;white-space:nowrap}
.btn--sm{min-height:40px;padding:0 1.1rem;font-size:.9375rem}
.btn--lg{min-height:52px;padding:0 1.75rem;font-size:1.0625rem}
.btn--primary{background:var(--rust);color:#fff;border-color:var(--rust)}
.btn--primary:hover{background:var(--ember);border-color:var(--ember);color:#fff}
.btn--secondary{background:var(--surface);color:var(--ink);border-color:var(--border)}
.btn--secondary:hover{border-color:var(--s300);background:#fff;color:var(--ink)}
.btn--primary:hover,.btn--secondary:hover{transform:translateY(-1px)}
.btn:active{transform:translateY(0)}
/* scroll-reveal (progressive enhancement; only applied when JS runs) */
.reveal-init{opacity:0;transform:translateY(20px);
  transition:opacity .6s cubic-bezier(.22,.61,.36,1),transform .6s cubic-bezier(.22,.61,.36,1)}
.reveal-init.is-visible{opacity:1;transform:none}
.btn--ghost{background:transparent;color:#fff;border-color:rgba(255,255,255,.35)}
.btn--ghost:hover{background:rgba(255,255,255,.1);border-color:rgba(255,255,255,.6);color:#fff}

/* nav */
.nav{position:sticky;top:0;z-index:100;background:rgba(244,244,243,.62);
  backdrop-filter:saturate(180%) blur(12px);-webkit-backdrop-filter:saturate(180%) blur(12px);
  border-bottom:1px solid transparent;transition:background .25s,border-color .25s,box-shadow .25s}
.nav.scrolled{background:rgba(244,244,243,.9);border-bottom-color:var(--border);
  box-shadow:0 1px 2px rgba(28,33,39,.06),0 10px 30px -14px rgba(28,33,39,.2)}
.nav-inner{display:flex;align-items:center;justify-content:space-between;gap:16px;height:74px}
.brand{display:flex;align-items:center;gap:11px;color:var(--ink)}
.brand:hover{color:var(--ink)}
.brand-logo{width:36px;height:36px}
.brand-txt{display:block;line-height:1.04}
.brand-name{display:block;font-weight:700;font-size:17px;color:var(--ink)}
.brand-tag{display:block;font-family:var(--mono);font-size:9px;font-weight:500;letter-spacing:.2em;
  text-transform:uppercase;color:var(--s500)}
.nav-links{display:flex;align-items:center;gap:28px}
.nav-links>a:not(.btn){color:var(--s700);font-weight:500;font-size:15px}
.nav-links>a:not(.btn):hover{color:var(--ink)}
.nav-cta{margin-left:.25rem}
.navtog,.burger{display:none}

/* hero */
.hero{padding:clamp(36px,6vw,72px) 0 clamp(48px,6vw,80px)}
.hero-grid{max-width:var(--content);margin:0 auto;padding:0 var(--gutter);display:flex;flex-wrap:wrap;
  gap:clamp(28px,4vw,56px);align-items:center}
.hero-copy{flex:1 1 420px;min-width:300px}
.hero-eyebrow{display:flex;align-items:center;gap:11px;margin-bottom:22px}
.hero-eyebrow .eyebrow{margin:0}
.hero-eyebrow-line{height:1px;width:34px;background:var(--line)}
.hero .display{font-size:clamp(2.5rem,6vw,4rem);letter-spacing:-.025em;margin:0 0 22px}
.hero-lede{font-weight:400;font-size:clamp(1.05rem,2vw,1.2rem);line-height:1.65;color:var(--s700);margin:0 0 32px;max-width:52ch;text-wrap:pretty}
.hero-actions{display:flex;flex-wrap:wrap;gap:14px;margin:0 0 30px}
.hero-rating{display:flex;align-items:center;gap:14px;flex-wrap:wrap}
.hero-rating.center{justify-content:center;margin-top:16px}
.stars{color:var(--ember);letter-spacing:.06em}
.hero-rating .stars{font-weight:600;font-size:16px;letter-spacing:.05em}
.hero-rating-txt{font-weight:500;font-size:14px;color:var(--s500)}
.hero-rating-txt strong{color:var(--ink);font-weight:700}
.hero-media{flex:1 1 380px;min-width:290px;max-width:560px;position:relative}
.hero-card{position:relative;aspect-ratio:5/6;border-radius:26px;overflow:hidden;background:var(--sunken);
  box-shadow:0 30px 70px -22px rgba(28,33,39,.32)}
.hero-card img{width:100%;height:100%;object-fit:cover;object-position:100% 18%}
.hero-lic{position:absolute;top:16px;left:16px;font-family:var(--mono);font-weight:500;font-size:11px;letter-spacing:.08em;
  color:var(--clay);background:var(--ember-tint);border:1px solid var(--ember-tint-bd);border-radius:999px;padding:6px 13px}
.hero-badge{position:absolute;left:-6px;bottom:-14px;display:flex;align-items:center;gap:14px;
  background:rgba(255,255,255,.9);backdrop-filter:blur(10px);border:1px solid #EDEBE6;border-radius:16px;
  padding:14px 18px;box-shadow:0 14px 34px -14px rgba(28,33,39,.3)}
.hb-logo{width:44px;height:44px;border-radius:12px;background:var(--ink);display:flex;align-items:center;justify-content:center;flex:none}
.hb-logo img{width:26px;height:26px}
.hb-t{display:block;font-weight:800;font-size:20px;color:var(--ink);line-height:1.15}
.hb-s{display:block;font-family:var(--mono);font-weight:500;font-size:11px;color:var(--s500);letter-spacing:.06em;margin-top:2px}

/* section scaffold */
.section{padding:clamp(60px,8vw,108px) 0}
.section--sunken{background:var(--sunken);border-top:1px solid var(--border);border-bottom:1px solid var(--border)}
h2{font-weight:700;font-size:clamp(1.85rem,4vw,2.6rem);line-height:1.12;letter-spacing:-.015em;color:var(--ink)}
.section-head{max-width:640px;margin:0 0 40px}
.section-head h2{margin:0 0 14px;text-wrap:balance}
.section-head.center{margin-left:auto;margin-right:auto;text-align:center}
.section-head--split{display:flex;flex-wrap:wrap;align-items:flex-end;justify-content:space-between;gap:16px;max-width:none;margin:0 0 40px}
.section-lede{font-weight:400;font-size:clamp(1.02rem,1.8vw,1.13rem);line-height:1.65;color:var(--s500);text-wrap:pretty}
.section-lede.center{margin-left:auto;margin-right:auto}
.cat-block{margin:0 0 3.5rem}.cat-block:last-child{margin-bottom:0}
.cat-block h2{margin:0 0 1.5rem}

/* reassurance / features — slim band */
.features-sec{border-top:1px solid var(--border);border-bottom:1px solid var(--border);background:var(--sunken)}
.features{max-width:var(--content);margin:0 auto;padding:22px var(--gutter);display:flex;flex-wrap:wrap;
  gap:18px 40px;align-items:center;justify-content:space-between}
.feature{display:flex;align-items:center;gap:13px;min-width:220px}
.feature-ico{color:var(--rust);flex:none;display:inline-flex}
.feature-ico svg{width:24px;height:24px}
.feature-t{font-weight:700;font-size:15px;color:var(--ink);line-height:1.2}
.feature-d{font-weight:400;font-size:13px;color:var(--s500);line-height:1.2}

/* cards */
.card-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(280px,1fr));gap:1.25rem}
.svc-card{display:flex;flex-direction:column;background:var(--surface);border:1px solid var(--border);
  border-radius:var(--r20);padding:1.6rem;box-shadow:var(--sh1);transition:border-color .18s,transform .18s,box-shadow .18s}
.svc-card:hover{border-color:var(--s300);transform:translateY(-3px);box-shadow:var(--sh2)}
.svc-card h3{color:var(--ink)}
.svc-card p{color:var(--s500);font-size:.9375rem;margin:.5rem 0 1.25rem;flex:1}
.card-arrow{font-family:var(--mono);font-size:.75rem;font-weight:600;letter-spacing:.06em;color:var(--clay)}

/* area cards */
.area-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(200px,1fr));gap:1rem}
.area-card{display:flex;flex-direction:column;background:var(--surface);border:1px solid var(--border);
  border-radius:var(--r12);padding:1.25rem;box-shadow:var(--sh1);transition:border-color .18s,transform .18s,box-shadow .18s}
.area-card:hover{border-color:var(--s300);transform:translateY(-3px);box-shadow:var(--sh2)}
.ac-name{font-weight:700;color:var(--ink);font-size:1.0625rem}
.ac-med{font-weight:800;color:var(--rust);font-size:1.375rem;margin-top:.5rem;letter-spacing:-.01em}
.ac-k{font-family:var(--mono);font-size:.625rem;font-weight:500;letter-spacing:.1em;text-transform:uppercase;color:var(--s500);margin-top:.2rem}

/* about split */
.about-split{display:flex;flex-wrap:wrap;gap:clamp(32px,5vw,64px);align-items:center}
.about-media{flex:1 1 320px;min-width:280px;max-width:440px}
.about-media img{width:100%;aspect-ratio:4/5;object-fit:cover;object-position:center 22%;
  border-radius:22px;box-shadow:0 20px 50px -20px rgba(28,33,39,.28);background:#B4AEA9}
.about-copy{flex:1 1 420px;min-width:300px}
.about-copy h2{margin:0 0 20px;max-width:20ch}
.checks{list-style:none;padding:0;margin:0 0 32px;display:grid;grid-template-columns:repeat(auto-fit,minmax(220px,1fr));gap:14px 26px}
.checks li{display:flex;align-items:flex-start;gap:11px;color:var(--ink);font-weight:500;font-size:16px;line-height:1.4}
.checks svg{width:20px;height:20px;color:var(--rust);flex:none;margin-top:2px}

/* trust band — one unified card, 3 columns + dividers */
.trust-sec{padding:0 0 clamp(20px,4vw,40px)}
.trust{display:flex;flex-wrap:wrap;background:#fff;border:1px solid var(--border);border-radius:20px;box-shadow:0 1px 2px rgba(28,33,39,.05)}
.trust-item{flex:1 1 200px;text-align:center;padding:clamp(28px,4vw,44px);border-right:1px solid var(--border)}
.trust-item:last-child{border-right:none}
.trust-v{display:block;font-weight:800;font-size:clamp(2.6rem,5vw,3.4rem);line-height:1;letter-spacing:-.02em;color:var(--ink)}
.trust-v .accent{color:var(--ember)}
.trust-k{display:block;font-family:var(--mono);font-weight:500;font-size:12px;letter-spacing:.14em;
  text-transform:uppercase;color:var(--s500);margin-top:12px}

/* stat tiles (area pages) */
.stats{display:grid;grid-template-columns:repeat(auto-fit,minmax(180px,1fr));gap:1rem;margin:1.5rem 0 2rem}
.stat{background:var(--surface);border:1px solid var(--border);border-radius:var(--r12);padding:1.25rem;box-shadow:var(--sh1)}
.stat-k{display:block;font-family:var(--mono);font-size:.625rem;font-weight:500;letter-spacing:.09em;text-transform:uppercase;color:var(--s500)}
.stat-v{display:block;font-size:1.75rem;font-weight:800;color:var(--ink);margin:.35rem 0;letter-spacing:-.01em}
.delta{font-family:var(--mono);font-size:.75rem;font-weight:600}
.delta--up{color:#3f7d54}.delta--down{color:var(--rust)}.delta--flat{color:var(--s500)}

/* prose */
.prose{max-width:var(--prose)}
.prose h2{font-size:1.875rem;margin:2.5rem 0 1rem}
.prose h2:first-child{margin-top:0}
.prose p{color:var(--s700)}
.prose>p:first-of-type{font-size:1.1875rem;line-height:1.7}
.ticks{list-style:none;padding:0;margin:1rem 0}
.ticks li{position:relative;padding-left:1.6rem;margin:.5rem 0;color:var(--s700)}
.ticks li::before{content:"";position:absolute;left:.2rem;top:.6em;width:8px;height:8px;border-radius:50%;background:var(--ember)}

/* sectioned content + table of contents (neighborhoods, guides, any long-form content) */
.content-layout{display:grid;grid-template-columns:230px minmax(0,1fr);gap:clamp(28px,4vw,56px);align-items:start;max-width:1080px;margin:0 auto;padding:0 var(--gutter)}
@media(max-width:900px){.content-layout{grid-template-columns:1fr;gap:20px}}
.toc{position:sticky;top:96px;background:var(--sunken);border:1px solid var(--line);border-radius:16px;padding:18px 20px}
@media(max-width:900px){.toc{position:static}}
.toc-head{font-family:var(--mono);font-size:11px;font-weight:600;letter-spacing:.12em;text-transform:uppercase;color:var(--s500);margin:0 0 12px}
.toc-list{list-style:none;counter-reset:toc;margin:0;padding:0;display:flex;flex-direction:column;gap:1px}
.toc-list li{counter-increment:toc}
.toc-list a{display:flex;gap:9px;align-items:baseline;padding:6px 0;font-size:14px;line-height:1.35;color:var(--s700)}
.toc-list a::before{content:counter(toc,decimal-leading-zero);font-family:var(--mono);font-size:11px;font-weight:600;color:var(--clay);flex:none}
.toc-list a:hover{color:var(--clay)}
.content-main{min-width:0}
.content-main.prose{max-width:760px}
.content-section{scroll-margin-top:88px}
.content-section+.content-section{margin-top:40px;padding-top:40px;border-top:1px solid var(--line)}
.content-section>h2{margin-top:0;margin-bottom:14px}
.src-list{list-style:none;padding:0;margin:.5rem 0;display:flex;flex-direction:column;gap:.5rem;font-size:.9rem}
.src-list a{color:var(--s600)}.src-list a:hover{color:var(--clay)}
.table-wrap{overflow-x:auto;margin:1.5rem 0}
.credits-table{width:100%;border-collapse:collapse;font-size:.9rem;min-width:560px}
.credits-table th{text-align:left;font-family:var(--mono);font-size:11px;font-weight:600;letter-spacing:.08em;text-transform:uppercase;color:var(--s500);padding:0 14px 10px;border-bottom:1px solid var(--line)}
.credits-table td{padding:9px 14px;border-bottom:1px solid var(--line);color:var(--s700);vertical-align:top}
.credits-table tr:last-child td{border-bottom:none}
.credits-table a{color:var(--clay)}.credits-table a:hover{color:var(--rust)}

/* tags */
.tags{display:flex;flex-wrap:wrap;gap:.5rem;margin:1rem 0}
.tag{display:inline-block;background:var(--ember-tint);color:var(--clay);border-radius:var(--pill);
  padding:.4rem .9rem;font-size:.875rem;font-weight:600}
.tag:hover{background:#f7ded0;color:var(--rust)}

/* faq / sources */
.faq,.sources{border:1px solid var(--border);border-radius:var(--r12);background:var(--surface);
  padding:1rem 1.25rem;margin:.6rem 0;max-width:var(--prose)}
.faq summary,.sources summary{cursor:pointer;font-weight:600;color:var(--ink)}
.faq p{color:var(--s700);margin:.75rem 0 0}
.sources{background:var(--sunken)}
.sources ul{font-size:.875rem;color:var(--s500);margin:.75rem 0 0;padding-left:1.1rem}

/* subhero (interior page headers) */
.subhero{background:var(--sunken);border-bottom:1px solid var(--border)}
.subhero .wrap{padding:clamp(2.5rem,5vw,4rem) var(--gutter)}
.subhero h1{font-size:clamp(2.25rem,4vw,3.25rem)}
.subhero-lede{font-size:1.1875rem;line-height:1.7;color:var(--s700);max-width:60ch;margin:1rem 0 0}

/* breadcrumbs */
.crumbs{padding:1.1rem var(--gutter) 0;font-family:var(--mono);font-size:.75rem;letter-spacing:.03em;color:var(--s500)}
.crumbs a{color:var(--s500)}.crumbs a:hover{color:var(--clay)}.crumbs .sep{color:var(--s300)}

/* booking pages (/book/buying, /book/selling) */
.book-page{padding-top:2.4rem}
.book-layout{display:grid;grid-template-columns:minmax(280px,.85fr) 1.15fr;gap:3.2rem;align-items:start}
@media(max-width:900px){.book-layout{grid-template-columns:1fr;gap:2rem}}
.book-intro h1{font-size:clamp(1.9rem,3.4vw,2.6rem);line-height:1.1;margin:.4rem 0 .8rem}
.book-intro .book-lede{max-width:46ch;margin:0 0 1.4rem;text-align:left;color:var(--s600)}
.book-intro .checks{grid-template-columns:1fr;margin:0 0 1.6rem}  /* one per line — they're sentences, not tags */
.book-alt,.book-direct{font-size:.9rem;color:var(--s500);margin:.5rem 0 0}
.book-alt a,.book-direct a{color:var(--clay);font-weight:600}
.book-embed{position:relative;background:var(--surface);border:1px solid var(--border);
  border-radius:var(--r20);box-shadow:var(--sh1);overflow:hidden;min-height:700px}
/* Skeleton sits UNDER the Calendly iframe, which paints over it once it boots — so the box is
   never empty and we never have to detect "loaded". The iframe needs an explicit z-index: an
   absolutely-positioned skeleton would otherwise paint above a static iframe and hide the calendar. */
.book-embed .calendly-inline-widget{position:relative}
.book-skeleton{position:absolute;inset:0;z-index:0;display:flex;flex-direction:column;align-items:center;
  justify-content:center;gap:16px;color:var(--s500);font-size:.9rem;text-align:center;padding:0 20px}
.book-skeleton p{margin:0}
.book-spin{width:26px;height:26px;border-radius:50%;border:2.5px solid var(--border);
  border-top-color:var(--ember);animation:bookspin .8s linear infinite}
@keyframes bookspin{to{transform:rotate(360deg)}}
@media(prefers-reduced-motion:reduce){.book-spin{animation:none;border-top-color:var(--border)}}
.book-embed .calendly-inline-widget iframe{position:relative;z-index:1}
.book-fallback,.book-noscript{margin:0;padding:12px 16px;font-size:.85rem;color:var(--s500);
  border-top:1px solid var(--border);background:var(--paper);text-align:center}
.book-fallback a,.book-noscript a{color:var(--clay);font-weight:600}

/* contact */
.contact-grid{display:grid;grid-template-columns:1.4fr 1fr;gap:3rem;align-items:start}
.book-call{text-align:center;max-width:840px;margin:0 auto}
.book-call h2{margin:.35rem 0 .75rem}
.book-lede{max-width:54ch;margin:0 auto 30px;color:var(--s600)}
.book-choices{display:grid;grid-template-columns:1fr 1fr;gap:20px;max-width:720px;margin:0 auto}
@media(max-width:640px){.book-choices{grid-template-columns:1fr}}
.book-card{display:flex;flex-direction:column;gap:5px;text-align:left;padding:26px 28px;background:var(--surface);border:1px solid var(--border);border-radius:var(--r20);box-shadow:var(--sh1);transition:border-color .18s ease,transform .18s ease,box-shadow .18s ease}
.book-card:hover{border-color:var(--ember);transform:translateY(-3px);box-shadow:var(--sh2)}
.book-card .book-k{font-family:var(--mono);font-size:11px;font-weight:600;letter-spacing:.12em;text-transform:uppercase;color:var(--clay)}
.book-card .book-t{font-family:var(--display);font-size:1.3rem;font-weight:600;color:var(--ink);line-height:1.2}
.book-card .book-arrow{margin-top:10px;font-weight:600;font-size:14px;color:var(--ember)}
form label{display:block;font-weight:600;color:var(--ink);margin:1.1rem 0 0;font-size:.9375rem}
form input,form select,form textarea{width:100%;margin-top:.4rem;padding:.75rem .9rem;font:inherit;
  color:var(--ink);background:var(--surface);border:1.5px solid var(--border);border-radius:var(--r8)}
form input::placeholder,form textarea::placeholder{color:var(--s300)}
form input:focus,form select:focus,form textarea:focus{outline:3px solid var(--ember);outline-offset:1px;border-color:var(--ember)}
form button{margin-top:1.5rem}
.hp{position:absolute;left:-9999px}
.contact-side{background:var(--surface);border:1px solid var(--border);border-radius:var(--r20);padding:1.75rem;box-shadow:var(--sh1)}
.contact-side h2{font-size:1.375rem;margin:0 0 1rem}
.contact-side p{margin:0 0 1rem}
.cs-k{display:block;font-family:var(--mono);font-size:.625rem;font-weight:500;letter-spacing:.09em;text-transform:uppercase;color:var(--s500);margin-bottom:.15rem}

/* about page */
.about-page{display:grid;grid-template-columns:.8fr 1.2fr;gap:3rem;align-items:start}
.about-page-media{position:sticky;top:96px}
.about-page-media img{width:100%;aspect-ratio:4/5;object-fit:cover;border-radius:var(--r20);box-shadow:var(--sh2);background:var(--sunken)}
.about-card{background:var(--surface);border:1px solid var(--border);border-radius:var(--r20);padding:1.5rem;box-shadow:var(--sh1);margin-top:-3rem;position:relative;margin-left:1rem;margin-right:1rem}
.ac-role{font-family:var(--mono);font-size:.625rem;font-weight:600;letter-spacing:.1em;text-transform:uppercase;color:var(--clay);margin:0 0 .35rem}
.ac-name2{font-weight:800;font-size:1.375rem;color:var(--ink);margin:0 0 .35rem}
.ac-tag{font-size:.9375rem;color:var(--s500);margin:0 0 1.1rem}
.info-card{margin-top:2.5rem;background:var(--surface);border:1px solid var(--border);border-radius:18px;padding:28px 30px;box-shadow:0 1px 2px rgba(28,33,39,.05)}
.info-card h2{font-size:1.375rem;margin:0 0 18px}
.info-list{margin:0;display:flex;flex-direction:column}
.info-row{display:grid;grid-template-columns:150px 1fr;gap:16px;padding:14px 0;border-top:1px solid var(--border)}
.info-row:first-child{border-top:none;padding-top:0}
.info-row dt{font-family:var(--mono);font-weight:600;font-size:11px;letter-spacing:.08em;text-transform:uppercase;color:var(--clay)}
.info-row dd{margin:0;font-size:15px;line-height:1.5;color:var(--s700)}
@media(max-width:560px){.info-row{grid-template-columns:1fr;gap:4px}}

/* cta band — contained rounded ink card with house watermark */
.cta{padding:clamp(40px,6vw,72px) 0 clamp(56px,7vw,88px)}
.cta-inner{position:relative;overflow:hidden;background:var(--ink);border-radius:26px;padding:clamp(40px,6vw,72px)}
.cta-inner::after{content:"";position:absolute;right:-70px;bottom:-80px;width:min(40vw,360px);aspect-ratio:1;
  background:url(/assets/img/logo.png) center/contain no-repeat;opacity:.08;pointer-events:none}
.cta-copy{position:relative;max-width:660px}
.cta-copy h2{font-weight:800;font-size:clamp(2rem,4.5vw,3rem);line-height:1.08;letter-spacing:-.02em;color:#fff;margin:0 0 18px;text-wrap:balance}
.cta-sub{font-weight:400;font-size:clamp(1.05rem,2vw,1.2rem);line-height:1.6;color:var(--foot-text);margin:0 0 32px;max-width:52ch;text-wrap:pretty}
.cta-actions{display:flex;flex-wrap:wrap;gap:14px;align-items:center}

/* footer */
.footer{background:var(--ink);color:#fff;padding:clamp(48px,7vw,72px) 0 34px;border-top:1px solid #2C333B}
.footer-top{display:grid;grid-template-columns:repeat(auto-fit,minmax(180px,1fr));gap:36px;padding-bottom:40px;border-bottom:1px solid #2C333B}
.footer-brand{min-width:200px}
.footer-brand .brand{margin-bottom:16px}
.footer-brand .brand-name{color:#fff;font-size:18px}
.footer-brand .brand-tag{color:var(--foot-muted);font-size:9.5px}
.footer-tag{font-weight:400;font-size:14px;line-height:1.6;color:var(--foot-text);max-width:34ch;margin:0}
.footer-col h5{font-family:var(--mono);font-size:12px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--foot-muted);margin:0 0 14px}
.footer-col ul{list-style:none;margin:0;padding:0;display:flex;flex-direction:column;gap:10px}
.footer-col li{font-size:15px}
.footer-col a{color:var(--foot-text)}.footer-col a:hover{color:var(--ember)}
.footer-col--contact ul{gap:6px}.footer-col--contact li{color:var(--foot-text);line-height:1.45}.footer-col--contact li strong{color:#fff}
.footer-legal{padding-top:24px}
.footer-fh{font-family:var(--mono);font-size:11px;line-height:1.6;letter-spacing:.02em;color:var(--foot-muted);margin:0 0 16px}
.footer-base{display:flex;justify-content:space-between;gap:16px;flex-wrap:wrap;align-items:center;
  font-family:var(--mono);font-weight:500;font-size:12px;letter-spacing:.04em;color:var(--foot-muted)}
.footer-tagline{font-family:var(--mono);letter-spacing:.08em;text-transform:uppercase}

/* trust bar stars */
.trust-stars{display:block;color:var(--ember);letter-spacing:.1em;font-size:13px;margin-top:8px}

/* featured listings */
.listing-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(280px,1fr));gap:24px}
.listing-card{display:flex;flex-direction:column;background:#fff;border:1px solid var(--border);border-radius:18px;
  overflow:hidden;box-shadow:0 1px 2px rgba(28,33,39,.05);transition:transform .22s ease,box-shadow .22s ease}
.listing-card:hover{transform:translateY(-5px);box-shadow:0 18px 40px -16px rgba(28,33,39,.22)}
.listing-photo{position:relative;display:block;aspect-ratio:4/3;background:#E7E6E1;
  border-bottom:1px solid var(--border);overflow:hidden}
.listing-img{width:100%;height:100%;object-fit:cover;display:block;transition:transform .5s ease}
.listing-card:hover .listing-img{transform:scale(1.04)}
/* The image is the NEIGHBOURHOOD, not the home (see SAMPLE_LISTINGS). This tag is what keeps
   that honest, so it must stay legible over any photo — hence the scrim behind it. */
.listing-area-tag{position:absolute;left:0;right:0;bottom:0;z-index:1;padding:22px 13px 9px;
  background:linear-gradient(to top,rgba(24,28,33,.82),rgba(24,28,33,.45) 55%,transparent);
  color:#fff;font-family:var(--mono);font-weight:600;font-size:10.5px;letter-spacing:.09em;text-transform:uppercase}
.listing-badge{position:absolute;top:14px;left:14px;z-index:1;font-family:var(--mono);font-weight:500;font-size:10.5px;letter-spacing:.06em;
  color:var(--clay);background:var(--paper);border:1px solid var(--ember-tint-bd);border-radius:999px;padding:5px 11px}
.listing-body{padding:20px 22px}
.listing-top{display:flex;align-items:baseline;justify-content:space-between;gap:12px}
.listing-price{font-weight:700;font-size:22px;color:var(--ink)}
.listing-view{font-family:var(--mono);font-weight:600;font-size:11px;letter-spacing:.06em;color:var(--clay);
  white-space:nowrap;border-bottom:1px solid transparent;transition:border-color .18s ease}
.listing-view:hover{border-bottom-color:var(--clay)}
.listing-addr{font-weight:400;font-size:15px;line-height:1.5;color:var(--s700);margin:5px 0 0}
.listing-meta{font-family:var(--mono);font-weight:500;font-size:12px;letter-spacing:.04em;color:var(--s500);margin:14px 0 0;padding-top:13px;border-top:1px solid var(--border)}
.sample-note{font-family:var(--mono);font-weight:500;font-size:12px;letter-spacing:.04em;color:#8A8F97;margin-top:22px}

/* shared block lede (about, advisor) */
.blk-lede{font-weight:400;font-size:clamp(1.02rem,1.8vw,1.15rem);line-height:1.7;color:var(--s700);margin:0 0 28px;max-width:56ch;text-wrap:pretty}

/* why choose me — on ink, with gradient photo panel */
.why{background:var(--ink);padding:clamp(60px,8vw,110px) 0;position:relative;overflow:hidden}
.why::after{content:"";position:absolute;right:-90px;top:-70px;width:min(42vw,420px);aspect-ratio:1;
  background:url(/assets/img/logo.png) center/contain no-repeat;opacity:.06;pointer-events:none}
.why-inner{position:relative;display:flex;flex-wrap:wrap;gap:clamp(36px,5vw,72px)}
.why-left{flex:1 1 320px;min-width:290px;display:flex;flex-direction:column}
.why-left h2{color:#fff;margin:0 0 18px;max-width:14ch;text-wrap:balance}
.why-lede{font-weight:400;font-size:clamp(1.02rem,1.8vw,1.15rem);line-height:1.65;color:var(--foot-text);margin:0 0 28px;max-width:44ch;text-wrap:pretty}
.why-photo{margin-top:auto;position:relative;border-radius:20px;overflow:hidden;min-height:220px;
  background:linear-gradient(160deg,#2A3038,#7A2C10);display:flex;align-items:flex-end;justify-content:center}
.why-photo img{width:88%;max-width:340px;height:auto;filter:drop-shadow(0 18px 30px rgba(0,0,0,.35))}
.why-cards{flex:1 1 420px;min-width:300px;display:grid;grid-template-columns:repeat(auto-fit,minmax(220px,1fr));gap:16px;align-content:start}
.why-item{background:#23282F;border:1px solid #2F353D;border-radius:16px;padding:24px 22px;transition:border-color .2s ease}
.why-item:hover{border-color:#5A4034}
.why-num{display:block;font-family:var(--mono);font-weight:600;font-size:13px;letter-spacing:.1em;color:var(--ember);margin-bottom:16px}
.why-item h3{font-weight:600;font-size:19px;line-height:1.25;color:#fff;margin:0 0 9px}
.why-item p{font-weight:400;font-size:14.5px;line-height:1.55;color:#AEB4BC;margin:0}

/* meet your advisor — arch portrait + centered dark name pill */
.advisor-split{display:flex;flex-wrap:wrap;gap:clamp(36px,5vw,72px);align-items:center}
.advisor-media{flex:1 1 320px;min-width:280px;max-width:430px;position:relative;margin-bottom:22px}
.advisor-media img{width:100%;aspect-ratio:4/5;object-fit:cover;object-position:center 14%;
  border-radius:240px 240px 22px 22px;box-shadow:0 24px 56px -22px rgba(28,33,39,.32);background:#B4AEA9}
.advisor-tag{position:absolute;left:50%;bottom:-22px;transform:translateX(-50%);text-align:center;white-space:nowrap;
  background:var(--ink);border-radius:14px;padding:13px 26px;box-shadow:0 16px 34px -14px rgba(28,33,39,.5)}
.at-n{display:block;font-weight:700;color:#fff;font-size:18px}
.at-k{display:block;font-family:var(--mono);font-weight:500;font-size:10.5px;letter-spacing:.12em;text-transform:uppercase;color:var(--ember);margin-top:3px}
.advisor-copy{flex:1 1 420px;min-width:300px}
.advisor-copy h2{margin:0 0 20px;max-width:18ch}
.advisor-pts-k{font-family:var(--mono);font-weight:600;font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--s500);margin:0 0 16px}
.advisor-points{list-style:none;padding:0;margin:0 0 34px;display:flex;flex-direction:column;gap:13px}
.advisor-points li{display:flex;align-items:flex-start;gap:12px;color:var(--ink);font-weight:500;font-size:16.5px;line-height:1.45}
.advisor-points svg{width:20px;height:20px;color:var(--rust);flex:none;margin-top:2px}

/* where I work — descriptive neighborhood cards */
.hood-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(260px,1fr));gap:18px}
.hood-card{display:flex;flex-direction:column;background:#fff;border:1px solid var(--border);border-radius:16px;padding:24px;
  overflow:hidden;transition:transform .2s ease,border-color .2s ease,box-shadow .2s ease}
.hood-card:hover{transform:translateY(-4px);border-color:var(--ember);box-shadow:0 16px 36px -18px rgba(28,33,39,.22)}
.hood-card--photo{padding:0}
.hood-photo{aspect-ratio:16/10;overflow:hidden;background:var(--sunken)}
.hood-photo img{width:100%;height:100%;object-fit:cover;display:block;transition:transform .3s ease}
.hood-card--photo:hover .hood-photo img{transform:scale(1.04)}
.hood-body{display:flex;flex-direction:column;flex:1;padding:24px}
.hood-top{display:flex;align-items:center;justify-content:space-between;gap:12px;margin-bottom:10px}
.hood-name{font-weight:700;color:var(--ink);font-size:21px}
.hood-pin{display:inline-flex;color:var(--rust);flex:none}.hood-pin svg{width:20px;height:20px}
.hood-desc{font-weight:400;font-size:14.5px;line-height:1.5;color:var(--s500);margin:0 0 16px;flex:1}
.hood-med{font-family:var(--mono);font-weight:500;font-size:12px;letter-spacing:.06em;color:var(--clay);
  padding-top:14px;border-top:1px solid var(--border)}
/* area-page photo banner */
.area-banner{max-width:var(--content);margin:0 auto;padding:clamp(24px,4vw,44px) var(--gutter) 0}
.area-banner img{width:100%;aspect-ratio:21/8;object-fit:cover;border-radius:20px;background:var(--sunken);
  box-shadow:0 20px 50px -24px rgba(28,33,39,.28)}

/* client stories */
.stories-head{margin-left:auto;margin-right:auto}
.story-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(300px,1fr));gap:22px}
.story-card{display:flex;flex-direction:column;background:#fff;border:1px solid var(--border);border-radius:18px;
  padding:30px 28px;box-shadow:0 1px 2px rgba(28,33,39,.05)}
.story-stars{font-weight:600;font-size:15px;letter-spacing:.08em;color:var(--ember);margin-bottom:16px}
.story-quote{font-weight:400;font-size:17px;line-height:1.6;color:#2A2F36;margin:0 0 24px;text-wrap:pretty}
.story-person{display:flex;align-items:center;gap:13px;margin-top:auto;padding-top:20px;border-top:1px solid var(--border)}
.story-avatar{flex:none;width:44px;height:44px;border-radius:999px;background:var(--ember-tint);color:var(--clay);
  display:flex;align-items:center;justify-content:center;font-weight:700;font-size:16px}
.story-name{display:block;font-weight:700;color:var(--ink);font-size:15px}
.story-meta{display:block;font-family:var(--mono);font-weight:500;font-size:11px;letter-spacing:.05em;text-transform:uppercase;color:var(--s500);margin-top:2px}

@media(max-width:920px){
  .hero-media{margin:0 auto}
  .trust-item{border-right:none;border-bottom:1px solid var(--border)}
  .trust-item:last-child{border-bottom:none}
  .about-page{grid-template-columns:1fr;gap:2rem}
  .about-page-media{position:static;max-width:420px}
  .about-card{margin-top:-2.5rem}
  .contact-grid{grid-template-columns:1fr;gap:2rem}
  .section-head--split{flex-direction:column;align-items:flex-start}
  .footer-top{grid-template-columns:1fr 1fr;gap:2rem}
  .footer-brand{grid-column:1/-1}
  .mesh-links{columns:3 120px}
}
@media(max-width:640px){
  .checks{grid-template-columns:1fr}
  .hood-grid{grid-template-columns:1fr;max-width:460px;margin:0 auto}
  .footer-top{grid-template-columns:1fr}
  .mesh-links{columns:2 110px}
  /* mobile nav */
  .burger{display:flex;flex-direction:column;justify-content:center;gap:5px;width:44px;height:44px;cursor:pointer}
  .burger span{display:block;width:22px;height:2px;background:var(--ink);border-radius:2px;transition:.2s}
  .nav-links{position:fixed;inset:72px 0 auto 0;flex-direction:column;align-items:stretch;gap:0;
    background:var(--surface);border-bottom:1px solid var(--border);padding:.5rem var(--gutter) 1.25rem;
    transform:translateY(-140%);transition:transform .22s ease;box-shadow:var(--sh2)}
  .nav-links>a{padding:.9rem 0;border-bottom:1px solid var(--border);font-size:1rem}
  .nav-cta{margin:.9rem 0 0}
  .navtog:checked~.nav-links{transform:translateY(0)}
}
@media(prefers-reduced-motion:reduce){*{transition:none!important;scroll-behavior:auto!important}}