:root{
  --black:#000;
  --ink:#181818;
  --ink-2:#2a2a2a;
  --white:#fff;
  --ivory:#f6f4ef;
  --stone:#e7e3da;
  --muted:#6b6a66;
  --lime:#aee501;
  --rule:rgba(24,24,24,.14);
  --serif:"Fraunces", Georgia, serif;
  --sans:"Wix Madefor Text", "Avenir Next", Avenir, system-ui, sans-serif;
  --display:"Wix Madefor Display", "Avenir Next", Avenir, system-ui, sans-serif;
  --gutter:clamp(16px,5vw,72px);
  --max:1280px;
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{background:var(--ivory);color:var(--ink);font-family:var(--sans);font-size:16px;line-height:1.7;-webkit-font-smoothing:antialiased;overflow-x:hidden}
img{display:block;max-width:100%}
a{color:inherit;text-decoration:none}
.wrap{max-width:var(--max);margin:0 auto;padding:0 var(--gutter)}
.eyebrow{font-family:var(--display);font-size:12px;letter-spacing:.32em;text-transform:uppercase;font-weight:500;display:flex;align-items:center;gap:14px}
.eyebrow::before{content:"";width:28px;height:1px;background:currentColor;opacity:.6}
h1,h2,h3{font-family:var(--serif);font-weight:300;letter-spacing:-.015em;line-height:1.05}
h2{font-size:clamp(40px,5.6vw,76px)}
h2 em,h1 em{font-style:italic}
.lede{font-size:clamp(17px,1.4vw,19px);color:var(--muted);max-width:56ch}
.btn{display:inline-flex;align-items:center;gap:12px;font-family:var(--display);font-size:13px;letter-spacing:.2em;text-transform:uppercase;font-weight:500;padding:18px 30px;border:1px solid currentColor;transition:background .3s,color .3s,border-color .3s}
.btn .arr{transition:transform .3s}
.btn:hover .arr{transform:translateX(5px)}
.btn-solid{background:var(--ink);color:var(--white);border-color:var(--ink)}
.btn-solid:hover{background:var(--lime);color:var(--ink);border-color:var(--lime)}
.btn-line:hover{background:var(--ink);color:var(--white)}
.btn-light{color:var(--white)}
.btn-light:hover{background:var(--white);color:var(--ink)}
.dot{display:inline-block;width:7px;height:7px;border-radius:50%;background:var(--lime)}

/* Nav */
header{position:fixed;inset:0 0 auto 0;z-index:50;transition:background .4s,box-shadow .4s}
header.scrolled{background:rgba(246,244,239,.94);backdrop-filter:blur(10px);box-shadow:0 1px 0 var(--rule)}
.nav{display:flex;align-items:center;justify-content:space-between;height:88px}
.logo img{height:34px;width:auto;filter:invert(1);transition:filter .4s}
header.scrolled .logo img{filter:none}
.links{display:flex;gap:36px;align-items:center;font-family:var(--display);font-size:13px;letter-spacing:.14em;text-transform:uppercase;color:var(--white)}
header.scrolled .links{color:var(--ink)}
.links a{position:relative;padding:6px 0}
.links a:not(.btn)::after{content:"";position:absolute;left:0;bottom:0;height:1px;width:0;background:var(--lime);transition:width .3s}
.links a:not(.btn):hover::after{width:100%}
.links .btn{padding:12px 20px}
header.scrolled .links .btn{color:var(--ink)}
header.scrolled .links .btn:hover{background:var(--ink);color:var(--white)}
.burger{display:none;background:none;border:0;width:44px;height:44px;cursor:pointer;color:var(--white)}
header.scrolled .burger{color:var(--ink)}
.burger span{display:block;width:26px;height:1px;background:currentColor;margin:7px auto;transition:transform .3s}

/* Hero */
.hero{position:relative;min-height:100vh;min-height:100svh;display:flex;align-items:flex-end;color:var(--white);background:var(--black);overflow:hidden}
.hero-img{position:absolute;inset:0;background:url("images/hero.jpg") center/cover;transform:scale(1.06);animation:slowzoom 18s ease-out forwards}
@keyframes slowzoom{to{transform:scale(1)}}
.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.45) 0%,rgba(0,0,0,.15) 35%,rgba(0,0,0,.72) 100%)}
.hero .wrap{position:relative;z-index:2;width:100%;padding-bottom:clamp(56px,9vh,110px)}
.hero h1{font-size:clamp(52px,9vw,140px);max-width:12ch;margin:22px 0 32px}
.hero-row{display:flex;justify-content:space-between;align-items:flex-end;gap:40px;flex-wrap:wrap}
.hero p{max-width:46ch;color:rgba(255,255,255,.82);font-size:clamp(16px,1.3vw,18px)}
.hero-cta{display:flex;gap:14px;flex-wrap:wrap}
.since{position:absolute;right:var(--gutter);top:50%;z-index:2;writing-mode:vertical-rl;font-family:var(--display);font-size:11px;letter-spacing:.4em;text-transform:uppercase;color:rgba(255,255,255,.7)}

/* Section base */
section{padding:clamp(88px,12vw,168px) 0}
.sec-head{display:grid;grid-template-columns:1fr 1fr;gap:clamp(32px,6vw,96px);align-items:end;margin-bottom:clamp(48px,7vw,96px)}

/* Intro */
.intro{background:var(--white)}
.intro-grid{display:grid;grid-template-columns:5fr 6fr;gap:clamp(40px,7vw,120px);align-items:center}
.intro-media{position:relative}
.intro-media img{aspect-ratio:4/5;object-fit:cover;width:100%}
.intro-media .badge{position:absolute;right:-28px;bottom:48px;background:var(--ink);color:var(--white);padding:28px 32px;font-family:var(--serif);font-size:48px;line-height:1}
.intro-media .badge small{display:block;font-family:var(--display);font-size:11px;letter-spacing:.28em;text-transform:uppercase;margin-top:10px;color:rgba(255,255,255,.7)}
.intro h2{margin:24px 0 32px}
.intro .lede+.lede{margin-top:18px}
.intro .btn{margin-top:40px}

/* Services */
.services{background:var(--ivory)}
.svc-list{border-top:1px solid var(--rule)}
.svc{display:grid;grid-template-columns:120px 1fr 1.3fr 60px;gap:32px;align-items:center;padding:44px 0;border-bottom:1px solid var(--rule);transition:padding .4s}
.svc:hover{padding-left:16px}
.svc .num{font-family:var(--serif);font-size:20px;color:var(--muted)}
.svc h3{font-size:clamp(28px,3vw,40px)}
.svc p{color:var(--muted)}
.svc .go{justify-self:end;width:52px;height:52px;border:1px solid var(--rule);border-radius:50%;display:grid;place-items:center;transition:background .3s,border-color .3s}
.svc:hover .go{background:var(--lime);border-color:var(--lime)}

/* About (dark) */
.about{background:var(--ink);color:var(--white)}
.about .lede{color:rgba(255,255,255,.66)}
.about-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(24px,4vw,56px);margin-top:clamp(56px,7vw,96px)}
.pillar{border-top:1px solid rgba(255,255,255,.18);padding-top:28px}
.pillar h3{font-size:30px;margin-bottom:14px}
.pillar p{color:rgba(255,255,255,.66);font-size:15px}
.quote{margin-top:clamp(72px,9vw,128px);display:grid;grid-template-columns:1fr 1fr;gap:clamp(32px,6vw,96px);align-items:center}
.quote img{aspect-ratio:3/2;object-fit:cover;width:100%}
.quote blockquote{font-family:var(--serif);font-weight:300;font-size:clamp(28px,3vw,42px);line-height:1.25}
.quote blockquote em{color:var(--lime);font-style:italic}
.quote cite{display:block;margin-top:28px;font-style:normal;font-family:var(--display);font-size:12px;letter-spacing:.3em;text-transform:uppercase;color:rgba(255,255,255,.55)}

/* Give back */
.give{background:var(--white)}
.give-grid{display:grid;grid-template-columns:1.1fr 1fr;gap:clamp(40px,7vw,120px);align-items:start}
.give-imgs{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.give-imgs img{width:100%;object-fit:cover}
.give-imgs img:first-child{grid-column:1/-1;aspect-ratio:16/10}
.give-imgs img:not(:first-child){aspect-ratio:1}
.give h2{margin:24px 0 32px}
.give .lede{margin-bottom:18px}
.stats{display:grid;grid-template-columns:repeat(3,1fr);margin-top:48px;border-top:1px solid var(--rule)}
.stat{padding:28px 12px 0 0}
.stat b{display:block;font-family:var(--serif);font-weight:300;font-size:44px;line-height:1}
.stat span{font-family:var(--display);font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:var(--muted)}

/* Residences gallery */
.residences{background:var(--ivory)}
.gallery{display:grid;grid-template-columns:repeat(12,1fr);grid-auto-rows:clamp(120px,14vw,200px);gap:16px}
.gallery figure{position:relative;overflow:hidden;background:var(--stone)}
.gallery img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s cubic-bezier(.2,.7,.2,1)}
.gallery figure:hover img{transform:scale(1.05)}
.gallery figcaption{position:absolute;left:18px;bottom:16px;color:var(--white);font-family:var(--display);font-size:11px;letter-spacing:.24em;text-transform:uppercase;text-shadow:0 1px 12px rgba(0,0,0,.5)}
.g1{grid-column:span 7;grid-row:span 3}.g2{grid-column:span 5;grid-row:span 2}.g3{grid-column:span 5;grid-row:span 1}
.g4{grid-column:span 4;grid-row:span 2}.g5{grid-column:span 4;grid-row:span 2}.g6{grid-column:span 4;grid-row:span 2}
.tours{display:grid;grid-template-columns:1.9fr 1fr;gap:16px;margin-top:clamp(64px,8vw,112px);align-items:stretch}
.disclaimer{margin-top:20px;max-width:none;font-size:12px;line-height:1.6;color:var(--muted);display:flex;gap:6px}
.disclaimer span{color:var(--ink)}
.tours-head{display:flex;justify-content:space-between;align-items:end;gap:24px;flex-wrap:wrap;margin-top:clamp(72px,9vw,128px)}
.tours-head h3{font-size:clamp(32px,3.6vw,52px)}
.tours-head h3 em{font-style:italic}
.tours-head + .tours{margin-top:32px}
.tour{background:var(--ink);color:var(--white);display:flex;flex-direction:column}
.tour video{width:100%;display:block;background:#000;object-fit:cover;flex:1;min-height:0}
.tour.wide video{aspect-ratio:16/9}
.tour.tall video{aspect-ratio:9/16;max-height:640px}
.tour-cap{display:flex;justify-content:space-between;align-items:center;padding:22px 26px;gap:16px}
.tour-cap h4{font-family:var(--serif);font-weight:300;font-size:clamp(20px,2vw,26px)}
.tour-cap small{display:block;font-family:var(--display);font-size:11px;letter-spacing:.24em;text-transform:uppercase;opacity:.6;margin-bottom:4px}
.tour-cap span{font-family:var(--display);font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--lime);white-space:nowrap}

/* Leasing */
.leasing{background:var(--white)}
.lease-grid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(40px,7vw,120px)}
.steps{counter-reset:s;list-style:none;margin-top:40px}
.steps li{counter-increment:s;display:grid;grid-template-columns:64px 1fr auto;align-items:center;gap:20px;padding:24px 0;border-bottom:1px solid var(--rule)}
.steps li:first-child{border-top:1px solid var(--rule)}
.steps li::before{content:"0" counter(s);font-family:var(--serif);font-size:22px;color:var(--muted)}
.steps a{font-family:var(--display);font-size:12px;letter-spacing:.18em;text-transform:uppercase;border-bottom:1px solid var(--lime);padding-bottom:2px}
.referral{background:var(--ink);color:var(--white);padding:clamp(36px,5vw,64px);position:relative;overflow:hidden}
.referral .amt{font-family:var(--serif);font-weight:300;font-size:clamp(88px,11vw,150px);line-height:.9;color:var(--lime)}
.referral h3{font-size:clamp(28px,2.6vw,38px);margin:20px 0 18px}
.referral p{color:rgba(255,255,255,.68);font-size:15px}
.referral p+p{margin-top:14px}

/* Sell */
.sell{background:var(--ivory);position:relative}
.sell-hero{display:grid;grid-template-columns:1fr 1fr;gap:clamp(40px,7vw,120px);align-items:center;margin-bottom:clamp(64px,8vw,112px)}
.sell-hero img{aspect-ratio:5/4;object-fit:cover;width:100%;filter:grayscale(.15)}
.sell h2{margin:24px 0 28px}
.who{display:grid;grid-template-columns:1fr 1fr;gap:16px;margin-bottom:clamp(64px,8vw,112px)}
.who div{background:var(--white);padding:clamp(28px,4vw,48px)}
.who h3{font-size:28px;margin-bottom:12px}
.who p{color:var(--muted)}
.situations{display:grid;grid-template-columns:repeat(5,1fr);border-top:1px solid var(--rule);border-left:1px solid var(--rule)}
.situations div{border-right:1px solid var(--rule);border-bottom:1px solid var(--rule);padding:32px 24px;min-height:180px;display:flex;flex-direction:column;justify-content:space-between;transition:background .3s}
.situations div:hover{background:var(--white)}
.situations small{font-family:var(--serif);color:var(--muted)}
.situations h3{font-size:24px}
.why{display:grid;grid-template-columns:1fr 1fr;gap:clamp(40px,7vw,120px);margin-top:clamp(64px,8vw,112px)}
.why h3{font-size:clamp(28px,2.8vw,40px);margin-bottom:24px}
.why ul{list-style:none}
.why li{display:flex;gap:16px;padding:16px 0;border-bottom:1px solid var(--rule);color:var(--ink-2)}
.why li .dot{flex:none;margin-top:10px}
.sell-cta{margin-top:clamp(56px,7vw,96px);display:flex;justify-content:space-between;align-items:center;gap:32px;flex-wrap:wrap;padding-top:48px;border-top:1px solid var(--ink)}
.sell-cta p{font-family:var(--serif);font-weight:300;font-size:clamp(24px,2.4vw,34px);max-width:30ch;line-height:1.3}

/* Platforms */
.platforms{padding:clamp(56px,7vw,88px) 0;background:var(--white);border-top:1px solid var(--rule);border-bottom:1px solid var(--rule)}
.plat-row{display:flex;align-items:center;justify-content:space-between;gap:40px;flex-wrap:wrap}
.plat-logos{display:flex;align-items:center;gap:clamp(28px,5vw,64px);flex-wrap:wrap}
.plat-logos img{height:26px;width:auto;filter:grayscale(1) contrast(1.1);opacity:.6;transition:opacity .3s,filter .3s}
.plat-logos a:hover img{filter:none;opacity:1}

/* Contact */
.contact{background:var(--black);color:var(--white);position:relative;overflow:hidden}
.contact-bg{position:absolute;inset:0;background:url("images/contact-bg.jpg") center/cover;opacity:.22}
.contact .wrap{position:relative}
.contact-grid{display:grid;grid-template-columns:1fr 1.1fr;gap:clamp(40px,7vw,120px)}
.contact h2{margin:24px 0 32px}
.contact .lede{color:rgba(255,255,255,.66)}
.cinfo{margin-top:48px;display:grid;gap:28px}
.cinfo small{display:block;font-family:var(--display);font-size:11px;letter-spacing:.28em;text-transform:uppercase;color:rgba(255,255,255,.5);margin-bottom:6px}
.cinfo p,.cinfo a{font-family:var(--serif);font-size:24px;font-weight:300}
.cinfo a:hover{color:var(--lime)}
form{background:var(--white);color:var(--ink);padding:clamp(28px,4vw,56px);display:grid;grid-template-columns:1fr 1fr;gap:28px 24px}
form h3{grid-column:1/-1;font-size:32px}
.field{display:flex;flex-direction:column;gap:6px}
.field.full{grid-column:1/-1}
label{font-family:var(--display);font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:var(--muted)}
input,textarea{font:inherit;color:var(--ink);background:transparent;border:0;border-bottom:1px solid var(--rule);padding:10px 0;outline:none;transition:border-color .3s;border-radius:0}
input:focus,textarea:focus{border-color:var(--ink)}
textarea{min-height:110px;resize:vertical}
form .btn{grid-column:1/-1;justify-self:start;cursor:pointer;font-family:var(--display)}

/* Footer */
footer{background:var(--black);color:rgba(255,255,255,.6);padding:72px 0 40px;border-top:1px solid rgba(255,255,255,.1)}
.foot{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:40px}
.foot img{height:30px;filter:invert(1);margin-bottom:20px}
.foot h4{font-family:var(--display);font-weight:500;font-size:11px;letter-spacing:.28em;text-transform:uppercase;color:var(--white);margin-bottom:18px}
.foot ul{list-style:none;display:grid;gap:10px;font-size:14px}
.foot a:hover{color:var(--lime)}
.foot-base{margin-top:64px;padding-top:28px;border-top:1px solid rgba(255,255,255,.1);display:flex;justify-content:space-between;gap:20px;flex-wrap:wrap;font-size:12px;letter-spacing:.06em}
.foot-base nav{display:flex;gap:24px}

/* Reveal */
.reveal{opacity:0;transform:translateY(28px);transition:opacity 1s ease,transform 1s cubic-bezier(.2,.7,.2,1)}
.reveal.in{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){.reveal{opacity:1;transform:none}.hero-img{animation:none;transform:none}html{scroll-behavior:auto}}

/* Responsive */
@media (max-width:1000px){
  .links{position:fixed;inset:0;background:var(--ink);color:var(--white)!important;flex-direction:column;justify-content:center;gap:28px;font-size:16px;opacity:0;pointer-events:none;transition:opacity .4s}
  .links.open{opacity:1;pointer-events:auto}
  .burger{display:block;position:relative;z-index:60}
  body.menu-open .burger{color:var(--white)}
  body.menu-open .burger span:first-child{transform:translateY(4px) rotate(45deg)}
  body.menu-open .burger span:last-child{transform:translateY(-4px) rotate(-45deg)}
  .sec-head,.intro-grid,.give-grid,.lease-grid,.sell-hero,.why,.contact-grid,.quote{grid-template-columns:1fr}
  .svc{grid-template-columns:56px 1fr 52px;gap:20px}
  .svc p{grid-column:2/3}
  .svc .go{grid-row:1;grid-column:3}
  .about-grid{grid-template-columns:1fr}
  .situations{grid-template-columns:repeat(2,1fr)}
  .foot{grid-template-columns:1fr 1fr}
  .intro-media .badge{right:16px}
  .since{display:none}
}
@media (max-width:640px){
  .nav{height:72px}
  .logo img{height:28px}
  .gallery{grid-template-columns:1fr 1fr;grid-auto-rows:160px;gap:10px}
  .g1{grid-column:1/-1;grid-row:span 2}.g2,.g3,.g4,.g5,.g6{grid-column:span 1;grid-row:span 1}
  .tours,.who{grid-template-columns:1fr}
  .tour.tall video{max-height:none}
  .situations{grid-template-columns:1fr}
  .situations div{min-height:auto;gap:18px}
  form{grid-template-columns:1fr}
  .stats{grid-template-columns:1fr 1fr 1fr}
  .stat b{font-size:34px}
  .steps li{grid-template-columns:44px 1fr;row-gap:6px}
  .steps li a{grid-column:2}
  .foot{grid-template-columns:1fr}
  .hero-cta .btn{flex:1;justify-content:center}
}

/* Form note */
.form-note{grid-column:1/-1;font-size:12px;color:var(--muted);line-height:1.6}
.form-note a{text-decoration:underline}

/* Footer: fair housing */
.eho{display:flex;gap:18px;align-items:flex-start;margin-top:56px;padding-top:28px;border-top:1px solid rgba(255,255,255,.1);font-size:12px;line-height:1.7;max-width:900px}
.eho svg{flex:none;color:var(--white)}
.eho strong{color:var(--white);font-weight:500}
.eho a{text-decoration:underline}
.foot-base{margin-top:28px}
.foot-base nav{flex-wrap:wrap}

/* Rental list popup */
.lead{border:0;padding:0;margin:auto;width:min(880px,calc(100% - 32px));max-height:calc(100vh - 32px);background:var(--ivory);color:var(--ink);display:none;grid-template-columns:.9fr 1.1fr;overflow:auto;box-shadow:0 40px 120px rgba(0,0,0,.35)}
.lead[open]{display:grid;animation:leadIn .5s cubic-bezier(.2,.7,.2,1)}
.lead::backdrop{background:rgba(10,10,10,.62);backdrop-filter:blur(4px)}
@keyframes leadIn{from{opacity:0;transform:translateY(24px)}to{opacity:1;transform:none}}
.lead-media{background:url("images/lounge-sofa.jpg") center/cover;min-height:100%}
.lead-body{position:relative;padding:clamp(28px,4vw,48px)}
.lead h3{font-size:clamp(28px,3vw,38px);margin:18px 0 12px}
.lead h3 em{font-style:italic}
.lead-sub{color:var(--muted);font-size:15px;margin-bottom:22px}
.lead form{display:block;background:none;padding:0}
.lead .field{margin-bottom:18px}
.lead-x{position:absolute;top:12px;right:14px;width:40px;height:40px;border:0;background:none;font-size:28px;line-height:1;cursor:pointer;color:var(--ink)}
.chips{border:0;margin:0 0 18px;display:flex;flex-wrap:wrap;gap:8px}
.chips legend{font-family:var(--display);font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:var(--muted);margin-bottom:10px;width:100%}
.chips label{cursor:pointer;font-family:var(--sans);font-size:14px;letter-spacing:0;text-transform:none;color:var(--ink)}
.chips input{position:absolute;opacity:0;pointer-events:none}
.chips span{display:inline-block;padding:9px 16px;border:1px solid var(--rule);transition:all .2s}
.chips input:checked+span{background:var(--ink);color:var(--white);border-color:var(--ink)}
.chips input:focus-visible+span{outline:2px solid var(--lime);outline-offset:2px}
.consent{display:flex;gap:10px;align-items:flex-start;font-family:var(--sans);font-size:12px;letter-spacing:0;text-transform:none;color:var(--muted);line-height:1.55;margin:4px 0 14px;cursor:pointer}
.consent input{margin-top:3px;accent-color:var(--ink)}
.consent a{text-decoration:underline}
.hp{position:absolute;left:-9999px;width:1px;height:1px;opacity:0}
.lead-err{color:#b3261e;font-size:13px;min-height:1px;margin-bottom:8px}
.lead .btn-solid{width:100%;justify-content:center;cursor:pointer;font-family:var(--display)}
.lead-skip{display:block;margin:14px auto 0;background:none;border:0;font:inherit;font-size:13px;color:var(--muted);text-decoration:underline;cursor:pointer}
@media (max-width:700px){.lead{grid-template-columns:1fr}.lead-media{min-height:150px}}

/* Legal page */
.legal-hero{background:var(--ink);color:var(--white);padding:clamp(150px,18vw,220px) 0 clamp(64px,8vw,96px)}
.legal-hero h1{font-size:clamp(48px,7vw,96px);margin-top:22px}
.legal-hero p{color:rgba(255,255,255,.65);margin-top:20px}
.legal-wrap{display:grid;grid-template-columns:240px 1fr;gap:clamp(40px,6vw,96px);padding:clamp(64px,8vw,112px) 0}
.toc{position:sticky;top:120px;align-self:start;list-style:none;display:grid;gap:12px;font-family:var(--display);font-size:12px;letter-spacing:.16em;text-transform:uppercase}
.toc a{color:var(--muted)}.toc a:hover{color:var(--ink)}
.doc{max-width:760px}
.doc>section{padding:0 0 clamp(56px,7vw,88px);scroll-margin-top:110px}
.doc h2{font-size:clamp(34px,4vw,52px);margin-bottom:10px}
.doc .eff{font-family:var(--display);font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:var(--muted);margin-bottom:28px}
.doc h3{font-family:var(--serif);font-weight:400;font-size:22px;margin:32px 0 10px}
.doc p,.doc li{color:var(--ink-2);font-size:15.5px}
.doc p+p{margin-top:12px}
.doc ul{margin:10px 0 0 20px;display:grid;gap:6px}
.doc a{text-decoration:underline}
.doc .callout{background:var(--white);border-left:2px solid var(--lime);padding:20px 24px;margin:20px 0}
@media (max-width:900px){.legal-wrap{grid-template-columns:1fr}.toc{position:static;grid-template-columns:1fr 1fr}}
.lead .eyebrow{padding-right:44px}

/* Listings page */
.list-hero p{max-width:56ch}
.rentec{background:var(--white);border:1px solid var(--rule);min-height:420px}
.rentec iframe{display:block;width:100%;min-width:300px;border:0;background:var(--ivory)}
.rentec-empty{padding:clamp(40px,7vw,96px);max-width:760px}
.rentec-empty h3{font-size:clamp(34px,4vw,52px);margin:20px 0 18px}
.rentec-empty h3 em{font-style:italic}

/* Virtual tour covers */
.tour-media{position:relative;flex:1;display:flex;min-height:0;overflow:hidden;background:#000}
.tour-cover{position:absolute;inset:0;border:0;padding:0;cursor:pointer;color:var(--white);background-size:cover;background-position:center;display:flex;align-items:center;justify-content:center;font:inherit;text-align:left;transition:opacity .4s}
.tour-cover::before{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.05) 30%,rgba(0,0,0,.72) 100%),rgba(0,0,0,.12);transition:background .4s}
.tour-cover:hover::before{background:linear-gradient(180deg,rgba(0,0,0,.1) 30%,rgba(0,0,0,.78) 100%),rgba(0,0,0,.2)}
.tc-play{position:relative;z-index:1;width:84px;height:84px;border-radius:50%;background:var(--lime);color:var(--ink);display:grid;place-items:center;box-shadow:0 12px 40px rgba(0,0,0,.35);transition:transform .35s cubic-bezier(.2,.7,.2,1)}
.tc-play svg{margin-left:4px}
.tc-play::after{content:"";position:absolute;inset:-10px;border-radius:50%;border:1px solid rgba(255,255,255,.7);animation:tcPulse 2.4s ease-out infinite}
@keyframes tcPulse{from{transform:scale(.9);opacity:1}to{transform:scale(1.35);opacity:0}}
.tour-cover:hover .tc-play,.tour-cover:focus-visible .tc-play{transform:scale(1.08)}
.tour-cover:focus-visible{outline:2px solid var(--lime);outline-offset:-4px}
.tc-text{position:absolute;z-index:1;left:clamp(18px,2.4vw,30px);bottom:clamp(16px,2.2vw,26px);right:18px}
.tc-text small{display:block;font-family:var(--display);font-size:11px;letter-spacing:.28em;text-transform:uppercase;color:var(--lime);margin-bottom:6px}
.tc-text b{display:block;font-family:var(--serif);font-weight:300;font-size:clamp(26px,3vw,40px);line-height:1.05}
.tc-text em{display:block;font-style:normal;font-size:13px;color:rgba(255,255,255,.78);margin-top:6px}
.tour.tall .tc-text b{font-size:clamp(24px,2.2vw,30px)}
.tour-media.playing .tour-cover{opacity:0;pointer-events:none}
@media (prefers-reduced-motion:reduce){.tc-play::after{animation:none;opacity:0}}

/* Photo heroes for inner pages */
.page-hero{position:relative;background:var(--black);overflow:hidden}
.page-hero::before{content:"";position:absolute;inset:0;background:var(--hero) center/cover;opacity:.45}
.page-hero::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.35),rgba(0,0,0,.75))}
.page-hero .wrap{position:relative;z-index:1}

/* Short-term stays */
.stays-sec{background:var(--ivory)}
.stays{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
.stay{background:var(--white);display:flex;flex-direction:column}
.stay-img{position:relative;aspect-ratio:4/3;overflow:hidden;background:var(--stone)}
.stay-img img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s cubic-bezier(.2,.7,.2,1)}
.stay:hover .stay-img img{transform:scale(1.05)}
.stay-tag{position:absolute;left:16px;top:16px;background:var(--ink);color:var(--white);font-family:var(--display);font-size:10px;letter-spacing:.24em;text-transform:uppercase;padding:8px 12px}
.stay-body{padding:clamp(24px,3vw,36px);display:flex;flex-direction:column;flex:1}
.stay-body h3{font-size:clamp(26px,2.4vw,34px);margin-bottom:10px}
.stay-body p{color:var(--muted);font-size:15px}
.stay-meta{list-style:none;display:grid;grid-template-columns:repeat(3,1fr);margin:22px 0 26px;border-top:1px solid var(--rule);border-bottom:1px solid var(--rule)}
.stay-meta li{padding:14px 0;font-family:var(--serif);font-size:18px}
.stay-meta small{display:block;font-family:var(--display);font-size:10px;letter-spacing:.22em;text-transform:uppercase;color:var(--muted);margin-bottom:2px}
.stay-body .btn{margin-top:auto;justify-content:center}
.stay-notes{display:grid;grid-template-columns:repeat(3,1fr);gap:32px;margin-top:clamp(48px,6vw,80px);padding-top:32px;border-top:1px solid var(--rule)}
.stay-notes b{display:block;font-family:var(--serif);font-weight:400;font-size:22px;margin-bottom:6px}
.stay-notes span{color:var(--muted);font-size:15px}

/* Events */
.events{background:var(--ink);color:var(--white)}
.events-grid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(40px,7vw,120px);align-items:center}
.events-grid img{width:100%;aspect-ratio:4/5;object-fit:cover}
.events h2{margin:24px 0 28px}
.events .lede{color:rgba(255,255,255,.7)}
.event-list{list-style:none;margin-top:28px;border-top:1px solid rgba(255,255,255,.15)}
.event-list li{display:flex;align-items:center;gap:14px;padding:16px 0;border-bottom:1px solid rgba(255,255,255,.15);font-family:var(--serif);font-size:20px}

/* Current guests */
.guests{background:var(--ivory)}
.guest-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:16px}
.gcard{background:var(--white);padding:clamp(26px,3vw,36px);display:flex;flex-direction:column;gap:12px}
.gicon{width:48px;height:48px;border-radius:50%;background:var(--ink);color:var(--lime);display:grid;place-items:center;margin-bottom:8px}
.gcard h3{font-size:28px}
.gcard p{color:var(--muted);font-size:15px;flex:1}
.gcard .btn{justify-content:center;padding:14px 18px;font-size:12px}
.callout-dark{margin-top:24px;background:var(--ink);color:rgba(255,255,255,.75);padding:24px 28px;border-left:3px solid var(--lime);font-size:15px}
.callout-dark b{color:var(--white);font-weight:500}

@media (max-width:1000px){
  .stays{grid-template-columns:1fr 1fr}
  .events-grid{grid-template-columns:1fr}
  .events-grid img{aspect-ratio:16/10}
  .guest-grid{grid-template-columns:1fr 1fr}
}
@media (max-width:640px){
  .stays,.stay-notes,.guest-grid{grid-template-columns:1fr}
}

/* Header option A: grouped dropdowns */
.dd{position:relative}
.dd-btn{position:relative;display:flex;align-items:center;padding:6px 0;background:none;border:0;color:inherit;font:inherit;letter-spacing:inherit;text-transform:inherit;cursor:pointer}
.dd-btn::after{content:"";position:absolute;left:0;bottom:0;height:1px;width:0;background:var(--lime);transition:width .3s}
.dd:hover .dd-btn::after,.dd.open .dd-btn::after{width:100%}
.caret{margin-left:6px;font-size:9px;transition:transform .3s}
.dd:hover .caret,.dd.open .caret{transform:rotate(180deg)}
.dd-panel{position:absolute;top:calc(100% + 14px);left:-24px;min-width:270px;background:var(--ivory);color:var(--ink);padding:12px 0;border-top:2px solid var(--lime);box-shadow:0 24px 50px rgba(0,0,0,.18);opacity:0;visibility:hidden;transform:translateY(8px);transition:opacity .25s,transform .25s,visibility .25s;text-transform:none;letter-spacing:0;z-index:60}
.dd-panel::before{content:"";position:absolute;left:0;right:0;top:-18px;height:18px}
.dd-panel.right{left:auto;right:-24px}
.dd:hover .dd-panel,.dd:focus-within .dd-panel,.dd.open .dd-panel{opacity:1;visibility:visible;transform:none}
.links .dd-panel a{display:block;padding:10px 24px;font-family:var(--serif);font-size:19px;font-weight:300;line-height:1.3;color:var(--ink)}
.links .dd-panel a::after{display:none}
.links .dd-panel a:hover{background:var(--white)}
.dd-panel small{display:block;font-family:var(--sans);font-size:12px;color:var(--muted);margin-top:2px}

@media (max-width:1000px){
  header,header.scrolled{background:var(--ivory);-webkit-backdrop-filter:none;backdrop-filter:none;box-shadow:0 1px 0 var(--rule)}
  header .logo img{filter:none}
  .burger{color:var(--ink)}
  .links{justify-content:flex-start;padding:104px 24px 40px;gap:14px;overflow-y:auto}
  .links>a:not(.btn){font-family:var(--serif);font-size:28px;font-weight:300;text-transform:none;letter-spacing:0}
  .links>a:not(.btn)::after{display:none}
  .dd{text-align:center}
  .dd-btn{pointer-events:none;margin:12px auto 2px;color:var(--lime);font-size:11px;letter-spacing:.28em}
  .dd-btn::after,.caret{display:none}
  .dd-panel,.dd-panel.right{position:static;opacity:1;visibility:visible;transform:none;background:none;box-shadow:none;border:0;padding:0;min-width:0}
  .dd-panel::before{display:none}
  .links .dd-panel a{color:var(--white);font-size:28px;padding:3px 0}
  .links .dd-panel a:hover{background:none;color:var(--lime)}
  .dd-panel small{display:none}
  .links .btn{margin-top:18px}
}

/* Keep grid columns from overflowing on small screens */
.give-grid>*,.intro-grid>*,.lease-grid>*,.sell-hero>*,.contact-grid>*,.events-grid>*{min-width:0}
.stats{grid-template-columns:repeat(3,minmax(0,1fr))}

/* Sober living page */
.sl-badge{display:inline-flex;align-items:center;gap:10px;margin-top:26px;padding:10px 16px;border:1px solid rgba(255,255,255,.35);font-family:var(--display);font-size:12px;letter-spacing:.14em;text-transform:uppercase}
.facts{background:var(--lime);color:var(--ink)}
.facts-row{display:grid;grid-template-columns:repeat(4,1fr);gap:20px;padding-top:28px;padding-bottom:28px}
.facts b{display:block;font-family:var(--serif);font-weight:300;font-size:clamp(32px,3.4vw,46px);line-height:1}
.facts span{font-family:var(--display);font-size:11px;letter-spacing:.2em;text-transform:uppercase}
.sl-about{background:var(--white)}
.sl-split{display:grid;grid-template-columns:1.3fr 1fr;gap:clamp(40px,7vw,110px);align-items:start}
.sl-split>*{min-width:0}
.sl-list{list-style:none;margin-top:32px;border-top:1px solid var(--rule)}
.sl-list li{display:flex;gap:16px;padding:18px 0;border-bottom:1px solid var(--rule);color:var(--muted);font-size:15px}
.sl-list .dot{flex:none;margin-top:9px}
.sl-list b{display:block;font-family:var(--serif);font-weight:400;font-size:20px;color:var(--ink);margin-bottom:2px}
.sl-included{background:var(--ink);color:var(--white);padding:clamp(32px,4vw,52px)}
.sl-price{font-family:var(--serif);font-weight:300;font-size:clamp(72px,8vw,110px);line-height:1;color:var(--lime);margin:20px 0 14px}
.sl-price small{font-size:20px;color:rgba(255,255,255,.7);margin-left:8px}
.sl-included p{color:rgba(255,255,255,.7);font-size:15px}
.sl-included ul{list-style:none;margin-top:24px;border-top:1px solid rgba(255,255,255,.15)}
.sl-included li{padding:13px 0;border-bottom:1px solid rgba(255,255,255,.15);font-family:var(--serif);font-size:18px}
.sl-home{background:var(--ivory)}
.sl-gallery{display:grid;grid-template-columns:1.3fr 1fr;gap:16px}
.sl-gallery img{width:100%;height:100%;aspect-ratio:4/3;object-fit:cover}
.sl-features{display:grid;grid-template-columns:repeat(4,1fr);margin-top:16px;background:var(--white)}
.sl-features div{padding:26px 24px;border-right:1px solid var(--rule)}
.sl-features div:last-child{border-right:0}
.sl-features b{display:block;font-family:var(--serif);font-weight:300;font-size:30px}
.sl-features span{font-family:var(--display);font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--muted)}
.steps li span b{font-weight:500}
.referral .partner-list{list-style:none;margin-top:16px;border-top:1px solid rgba(255,255,255,.15)}
.referral .partner-list li{padding:11px 0;border-bottom:1px solid rgba(255,255,255,.15);font-family:var(--serif);font-size:18px;color:var(--white)}
.sl-why{background:var(--ink);color:var(--white);padding-bottom:clamp(64px,8vw,104px)}
.sl-why .lede{color:rgba(255,255,255,.66)}
.why-stats{display:grid;grid-template-columns:repeat(3,1fr);gap:16px}
.why-stats div{border-top:1px solid rgba(255,255,255,.2);padding-top:24px}
.why-stats b{display:block;font-family:var(--serif);font-weight:300;font-size:clamp(48px,5vw,72px);line-height:1;color:var(--lime)}
.why-stats span{display:block;margin-top:14px;color:rgba(255,255,255,.8);font-size:15px}
.why-stats small{display:block;margin-top:10px;font-family:var(--display);font-size:10px;letter-spacing:.22em;text-transform:uppercase;color:rgba(255,255,255,.45)}
select{font:inherit;color:var(--ink);background:transparent;border:0;border-bottom:1px solid var(--rule);padding:10px 0;outline:none;border-radius:0}
select:focus{border-color:var(--ink)}
@media (max-width:1000px){
  .sl-split,.sl-gallery{grid-template-columns:1fr}
  .facts-row,.sl-features{grid-template-columns:1fr 1fr}
  .sl-features div:nth-child(2){border-right:0}
  .why-stats{grid-template-columns:1fr}
}