/* Interstate Homes v2 - "The I-Beam". White page, black ink, one amber (#FCAE1A, from
   their vector mark). Montserrat stands in for the Gotham on their plan sheets; Nunito Sans
   is the face on their flyers. Reveal states are scoped to html.js so everything is
   visible with scripts off. */

:root {
  --paper: #ffffff;
  --ink: #111111;
  --ink-2: #3b3b38;
  --muted: #5f5f5a;
  --rule: #e3e3de;
  --mist: #f4f4f1;
  --amber: #fcae1a;
  --amber-ink: #8a5a00;
  --night: #0e1320;
  --night-2: #c9ced8;
  --display: "Montserrat", "Avenir Next", "Segoe UI", sans-serif;
  --body: "Nunito Sans", "Segoe UI", sans-serif;
  --max: 1360px;
  --gut: clamp(20px, 4vw, 56px);
  --head: 124px;
}

*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-padding-top: 96px; }
body { margin: 0; background: var(--paper); color: var(--ink); font: 400 17.5px/1.65 var(--body); }
img, video, svg { display: block; max-width: 100%; }
img { height: auto; }
a { color: inherit; }
a[href^="mailto:"] { overflow-wrap: anywhere; }
a[href^="tel:"] { white-space: nowrap; }
h1, h2, h3 { font-family: var(--display); margin: 0; }
p { margin: 0 0 1em; }
ul, ol { margin: 0; padding: 0; list-style: none; }
figure { margin: 0; }
button { font: inherit; }
:focus-visible { outline: 3px solid var(--amber); outline-offset: 3px; }
.sr { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; }
.skip { position: absolute; left: 12px; top: -60px; z-index: 100; background: var(--ink); color: #fff; padding: 10px 14px; font: 700 14px var(--display); }
.skip:focus { top: 12px; }

.wrap { max-width: var(--max); margin: 0 auto; padding-left: var(--gut); padding-right: var(--gut); }

/* ---------------------------------------------------------------- header */

.site-head { position: sticky; top: 0; z-index: 50; background: var(--paper); border-bottom: 1px solid var(--rule); }
.demo-note { background: var(--ink); color: #f1f1ec; text-align: center; font: 600 12.5px/1.4 var(--body); padding: 7px var(--gut); }
.bar { max-width: var(--max); margin: 0 auto; padding: 0 var(--gut); height: 88px; display: flex; align-items: center; gap: 28px; }
.brand { display: block; flex: 0 0 auto; }
.brand .lockup { height: 58px; width: auto; }
.nav { margin-left: auto; }
.nav ul { display: flex; gap: clamp(14px, 1.6vw, 26px); }
.nav a { font: 600 14px/1 var(--display); text-decoration: none; padding: 8px 0; border-bottom: 2px solid transparent; white-space: nowrap; }
.nav a:hover, .nav a[aria-current="page"] { border-bottom-color: var(--amber); }
.call { display: inline-flex; align-items: baseline; gap: 8px; background: var(--amber); color: var(--ink); text-decoration: none; font: 700 14.5px/1 var(--display); padding: 12px 16px; white-space: nowrap; }
.call-lbl { font-size: 11px; letter-spacing: .16em; text-transform: uppercase; }
.call:hover { background: var(--ink); color: #fff; }
.menu-btn { display: none; }

/* ---------------------------------------------------------------- shared */

.band { padding: clamp(72px, 8.5vw, 124px) 0; }
.band--white { background: var(--paper); }
.band--mist { background: var(--mist); }
.band--night { background: var(--night); color: #eef0f4; }
.band--black { background: var(--ink); color: #fff; }

h2 { font-weight: 700; font-size: clamp(32px, 3.5vw, 54px); line-height: 1.05; letter-spacing: -0.022em; }
h3 { font-weight: 700; letter-spacing: -0.01em; }
.sec-head { display: grid; grid-template-columns: minmax(0, 7fr) minmax(0, 5fr); gap: 24px 48px; align-items: end; margin-bottom: clamp(32px, 4vw, 56px); }
.sec-head p { font-size: 18px; color: var(--ink-2); max-width: 46ch; margin: 0; }
.sec-head--light p, .band--night .sec-head p, .band--black .sec-head p { color: var(--night-2); }

.lede { font-size: clamp(17.5px, 1.35vw, 20px); line-height: 1.6; color: var(--ink-2); max-width: 46ch; }
.fine { font-size: 13.5px; color: var(--muted); max-width: 80ch; margin: 28px 0 0; }
.more { margin: clamp(32px, 3.5vw, 48px) 0 0; font-size: 16px; }
.go { font: 700 15px/1.4 var(--display); color: var(--ink); text-decoration: underline; text-decoration-color: var(--amber); text-decoration-thickness: 3px; text-underline-offset: 7px; }
.go:hover { text-decoration-color: var(--ink); }
.more--light .go, .band--night .go, .band--black .go { color: #fff; }
.more--light .go:hover, .band--night .go:hover, .band--black .go:hover { text-decoration-color: #fff; }

.ctas { display: flex; flex-wrap: wrap; gap: 12px; margin-top: 28px; }
.btn { display: inline-flex; align-items: center; justify-content: center; min-height: 52px; padding: 16px 24px; border: 2px solid transparent; font: 700 13.5px/1.2 var(--display); letter-spacing: .08em; text-transform: uppercase; text-decoration: none; text-align: center; cursor: pointer; transition: background .2s, color .2s, border-color .2s; }
.btn--ink { background: var(--ink); color: #fff; }
.btn--ink:hover { background: var(--amber); color: var(--ink); }
.btn--amber { background: var(--amber); color: var(--ink); }
.btn--amber:hover { background: var(--ink); color: #fff; }
.btn--line { border-color: var(--ink); color: var(--ink); background: transparent; }
.btn--line:hover { background: var(--ink); color: #fff; }
.band--night .btn--line, .band--black .btn--line { border-color: #fff; color: #fff; }

.i-mark { width: 10px; height: 15px; fill: var(--amber); flex: 0 0 auto; }
.tag { display: inline-block; font: 700 10.5px/1 var(--display); letter-spacing: .12em; text-transform: uppercase; background: var(--amber); color: var(--ink); padding: 5px 7px; margin-right: 5px; vertical-align: middle; }
.tag--quiet { background: transparent; border: 1px solid #cfcfca; color: var(--muted); padding: 4px 6px; }
.tag--new { background: var(--ink); color: #fff; }
h1 .tag { font-size: 14px; padding: 7px 10px; vertical-align: 0.5em; }

.crumbs { font: 600 12.5px/1.4 var(--display); letter-spacing: .12em; text-transform: uppercase; color: var(--muted); margin-bottom: 18px; }
.crumbs a { color: inherit; text-decoration: none; }
.crumbs a:hover { color: var(--ink); text-decoration: underline; }
.crumbs span { margin: 0 6px; }

/* reveal: opt-in, and only when the head script has stamped html.js */
html.js .rv { opacity: 0; transform: translateY(18px); transition: opacity .7s ease, transform .7s ease; }
html.js .rv.in { opacity: 1; transform: none; }

/* ---------------------------------------------------------------- the I-beam window */
/* The I of their IH mark: a plate, then a chamfer down to the stem. The chamfer's angle
   is the vector's (inset 2.79 over 3.61). The stem is the window, at 3:4. */

.ibeam {
  --H: min(780px, max(460px, calc(100svh - var(--head) - 64px)));
  /* plate : chamfer = 4.45 : 3.61 and inset : chamfer = 2.79 : 3.61, both off the vector */
  --F: calc(var(--H) * 0.082);
  --T: calc(var(--F) * 0.552);
  --C: calc(var(--F) - var(--T));
  --I: calc(var(--C) * 0.773);
  position: relative;
  height: var(--H);
  width: calc((var(--H) - 2 * var(--F)) * 0.75 + 2 * var(--I));
}
.ibeam__cap { position: absolute; left: 0; right: 0; height: var(--F); background: var(--amber); }
.ibeam__cap--top { top: 0; clip-path: polygon(0 0, 100% 0, 100% var(--T), calc(100% - var(--I)) 100%, var(--I) 100%, 0 var(--T)); }
.ibeam__cap--bot { bottom: 0; clip-path: polygon(var(--I) 0, calc(100% - var(--I)) 0, 100% calc(100% - var(--T)), 100% 100%, 0 100%, 0 calc(100% - var(--T))); }
.ibeam__window { position: absolute; top: var(--F); bottom: var(--F); left: var(--I); right: var(--I); overflow: hidden; background: var(--night); }
.ibeam__poster, .ibeam__video { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.ibeam__video { opacity: 0; transition: opacity .6s ease; }
.ibeam__video.is-on { opacity: 1; }

/* ---------------------------------------------------------------- home hero */

.hero { max-width: var(--max); margin: 0 auto; padding: clamp(20px, 3.2vh, 40px) var(--gut) clamp(28px, 4vh, 56px); display: grid; grid-template-columns: auto minmax(0, 1fr); gap: clamp(32px, 5vw, 96px); align-items: center; min-height: calc(100svh - var(--head)); }
.hero__copy { max-width: 720px; }
.hero h1 { font-weight: 700; font-size: clamp(40px, min(5.3vw, 8.1vh), 80px); line-height: 1.0; letter-spacing: -0.032em; margin: 0 0 22px; max-width: 14ch; }
.hero .lede { margin: 0; }
.hero__rule { width: 76px; height: 5px; background: var(--amber); margin: clamp(22px, 3vh, 34px) 0 clamp(8px, 1.4vh, 14px); }
.hero__places li a { display: grid; grid-template-columns: minmax(0, 1fr) auto 28px; align-items: center; gap: 16px; padding: clamp(12px, 1.9vh, 17px) 4px; border-bottom: 1px solid var(--rule); text-decoration: none; transition: background .2s, padding .2s; }
.hero__places .nm { font: 700 clamp(17px, 1.35vw, 20px)/1.2 var(--display); letter-spacing: -0.01em; }
.hero__places .tn { font: 600 11.5px/1 var(--display); letter-spacing: .18em; text-transform: uppercase; color: var(--muted); }
.hero__places .ar { font: 700 18px/1 var(--display); text-align: right; transition: transform .2s; }
.hero__places li a:hover { background: var(--mist); padding-left: 12px; }
.hero__places li a:hover .ar { transform: translateX(4px); }
.hero__lot { margin: clamp(16px, 2.4vh, 24px) 0 0; }

/* ---------------------------------------------------------------- facts strip */

.facts-strip { border-top: 1px solid var(--rule); border-bottom: 1px solid var(--rule); }
.facts-strip__list { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); }
.facts-strip li { padding: clamp(22px, 2.6vw, 32px) clamp(12px, 2vw, 28px); border-left: 1px solid var(--rule); }
.facts-strip li:first-child { border-left: 0; padding-left: 0; }
.facts-strip .v { display: block; font: 700 clamp(26px, 2.5vw, 38px)/1.05 var(--display); letter-spacing: -0.025em; }
.facts-strip .k { display: block; margin-top: 8px; font: 600 11.5px/1.45 var(--display); letter-spacing: .14em; text-transform: uppercase; color: var(--muted); }

/* ---------------------------------------------------------------- community cards */

.cgrid { display: grid; grid-template-columns: repeat(12, minmax(0, 1fr)); gap: clamp(28px, 3vw, 44px) clamp(18px, 2vw, 28px); }
.ccard { grid-column: span 5; }
.ccard--big { grid-column: span 7; }
.cgrid--3 .ccard { grid-column: span 4; }
.ccard__link { display: block; text-decoration: none; }
.ccard__img { height: clamp(250px, 29vw, 440px); overflow: hidden; background: var(--mist); }
.cgrid--3 .ccard__img { height: clamp(220px, 20vw, 300px); }
.ccard__img img { width: 100%; height: 100%; object-fit: cover; transition: transform .8s ease; }
.ccard__link:hover .ccard__img img { transform: scale(1.03); }
.ccard__txt { padding-top: 20px; }
.ccard__town { font: 600 11.5px/1 var(--display); letter-spacing: .2em; text-transform: uppercase; color: var(--muted); margin: 0 0 10px; }
.ccard h3 { font-size: clamp(22px, 1.9vw, 28px); line-height: 1.1; margin: 0 0 10px; }
.ccard__txt p { color: var(--ink-2); max-width: 50ch; font-size: 16.5px; }
.ccard .go { font-size: 14.5px; }

/* ---------------------------------------------------------------- plan lineup (home) */
/* Three houses standing on one ground line. --s is set per house from the plan's square
   footage (area in proportion), so the row reads small-to-large before a word is read. */

.lineup { position: relative; display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 0 clamp(28px, 4vw, 64px); --gh: clamp(100px, 9.6vw, 140px); }
.lineup::before { content: ""; position: absolute; left: 0; right: 0; top: var(--gh); height: 2px; background: var(--ink); }
.lineup__house { display: flex; align-items: flex-end; height: var(--gh); }
.lineup__house img { width: calc(100% * var(--s, 1)); mix-blend-mode: multiply; transform-origin: 50% 100%; transition: transform .45s ease; }
.lineup__house:hover img { transform: translateY(-4px); }
.lineup__pictured { margin: 14px 0 30px; font: 600 11px/1.4 var(--display); letter-spacing: .16em; text-transform: uppercase; color: var(--muted); }
.lineup h3 { font-size: clamp(22px, 1.9vw, 28px); line-height: 1.15; margin: 0 0 8px; }
.lineup h3 a { text-decoration: none; }
.lineup h3 a:hover { text-decoration: underline; text-decoration-color: var(--amber); text-decoration-thickness: 3px; text-underline-offset: 6px; }
.lineup__meta { font-size: 16.5px; color: var(--ink-2); margin: 0 0 14px; }
.lineup__names { font-size: 14.5px; line-height: 1.75; color: var(--muted); margin: 0 0 20px; }
.lineup__names a { color: var(--muted); text-decoration: none; border-bottom: 1px solid #cfcfca; white-space: nowrap; }
.lineup__names a:hover { color: var(--ink); border-bottom-color: var(--ink); }
.lineup__go { margin: 0; }
.lineup__more { display: flex; flex-wrap: wrap; gap: 14px 44px; padding-top: 30px; border-top: 1px solid #deded8; }

/* ---------------------------------------------------------------- for sale ledger */

.sale__grid { display: grid; grid-template-columns: minmax(0, 5fr) minmax(0, 7fr); gap: clamp(32px, 5vw, 80px); align-items: start; }
.sale__intro p { color: var(--ink-2); max-width: 44ch; margin-top: 18px; }
.ledger { border-top: 6px solid var(--amber); padding-top: 22px; }
.ledger__head { display: flex; flex-wrap: wrap; justify-content: space-between; gap: 6px 24px; align-items: baseline; margin-bottom: 8px; }
.ledger__kicker { font: 700 22px/1.2 var(--display); margin: 0; }
.ledger__kicker a { text-decoration: none; }
.ledger__kicker a:hover { text-decoration: underline; text-decoration-color: var(--amber); text-decoration-thickness: 3px; }
.ledger__spec { font: 600 12px/1.4 var(--display); letter-spacing: .16em; text-transform: uppercase; color: var(--muted); margin: 0; }
.ledger__table { width: 100%; border-collapse: collapse; margin: 12px 0 20px; }
.ledger__table th, .ledger__table td { padding: 18px 0; border-bottom: 1px solid var(--rule); text-align: left; }
.ledger__table th { font: 600 17px/1.3 var(--body); }
.ledger__table td { font: 800 clamp(26px, 2.4vw, 36px)/1 var(--display); letter-spacing: -0.02em; text-align: right; }
.ledger__sf { font-size: 17px; }
.ledger__src { font-size: 13.5px; color: var(--muted); }
.ledger__mls { margin-top: 22px; padding-top: 18px; border-top: 1px solid var(--rule); }
.ledger__mls p { font: 700 12px/1 var(--display); letter-spacing: .16em; text-transform: uppercase; color: var(--muted); margin: 0 0 12px; }
.ledger__mls ul { display: flex; flex-wrap: wrap; gap: 8px; }
.ledger__mls a { display: inline-block; font: 600 14px/1 var(--display); padding: 11px 13px; border: 1px solid #cfcfca; text-decoration: none; }
.ledger__mls a:hover { border-color: var(--ink); background: var(--ink); color: #fff; }

/* ---------------------------------------------------------------- process */

.steps { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: clamp(20px, 2.4vw, 36px); }
.step__pic { aspect-ratio: 4 / 5; overflow: hidden; background: #1a2030; margin-bottom: 20px; }
.step__pic img { width: 100%; height: 100%; object-fit: cover; }
.step__pic--drawing { background: #fff; display: grid; place-items: center; padding: 14px; }
.step__pic--drawing img { object-fit: contain; }
.step__n { font: 800 13px/1 var(--display); letter-spacing: .24em; color: var(--amber); margin: 0 0 10px; }
.step h3 { font-size: clamp(19px, 1.5vw, 22px); line-height: 1.2; color: #fff; margin: 0 0 10px; }
.step p { color: var(--night-2); font-size: 16px; }
.portal { color: var(--night-2); margin: 40px 0 0; font-size: 16.5px; }
.portal a { color: #fff; font-weight: 700; }

/* ---------------------------------------------------------------- masonry */

.masonry { column-count: 4; column-gap: 14px; }
.masonry--3 { column-count: 3; }
.masonry--4 { column-count: 4; }
.masonry--2 { column-count: 2; column-gap: 16px; }
.masonry--2 .m-item { margin-bottom: 16px; }
.m-item { display: inline-block; width: 100%; margin: 0 0 14px; break-inside: avoid; orphans: 1; widows: 1; }
.m-item img { width: 100%; }
.m-item figcaption { font: 600 11.5px/1.3 var(--display); letter-spacing: .14em; text-transform: uppercase; color: var(--muted); padding: 9px 0 0; }

/* ---------------------------------------------------------------- mosaic (home) */
/* One twilight exterior at double size, then eight rooms and views - editorial, not a
   catalogue grid. Captions sit on the photo as a small plate. */

.mosaic { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); grid-auto-rows: clamp(150px, 15.5vw, 236px); gap: 12px; }
.mosaic .m-item { position: relative; margin: 0; overflow: hidden; background: var(--mist); }
.mosaic .m-item:first-child { grid-column: span 2; grid-row: span 2; }
.mosaic .m-open, .mosaic .m-item img { width: 100%; height: 100%; }
.mosaic .m-item img { object-fit: cover; transition: transform .8s ease, opacity .2s; }
.mosaic .m-item:hover img { transform: scale(1.03); }
.mosaic--pe { margin-top: 26px; grid-auto-rows: clamp(96px, 8.6vw, 150px); gap: 10px; }
.mosaic--three { grid-template-columns: minmax(0, 2fr) minmax(0, 1fr); grid-auto-rows: clamp(150px, 15vw, 230px); }
.mosaic--three .m-item:first-child { grid-column: auto; grid-row: span 2; }
.mosaic figcaption { position: absolute; left: 10px; bottom: 10px; max-width: calc(100% - 20px); padding: 7px 9px; background: rgba(255, 255, 255, .94); color: var(--ink); font: 600 10.5px/1.25 var(--display); letter-spacing: .14em; text-transform: uppercase; pointer-events: none; }

/* ---------------------------------------------------------------- parade wire */

.wire { display: grid; grid-template-columns: repeat(8, minmax(0, 1fr)); gap: 18px; position: relative; padding-top: 38px; }
.wire::before { content: ""; position: absolute; left: 0; right: 0; top: 10px; height: 3px; background: var(--amber); }
.wire li { position: relative; }
.wire__link { display: block; color: inherit; text-decoration: none; }
.wire__pic { display: block; aspect-ratio: 4 / 3; overflow: hidden; margin-bottom: 14px; background: #1c1c1c; }
.wire__pic img { width: 100%; height: 100%; object-fit: cover; transition: transform .6s ease, opacity .3s; opacity: .92; }
.wire__link:hover .wire__pic img { transform: scale(1.04); opacity: 1; }
.wire__link:hover .nm { text-decoration: underline; text-decoration-color: var(--amber); text-decoration-thickness: 2px; text-underline-offset: 4px; }
.wire li::before { content: ""; position: absolute; top: -34px; left: 0; width: 14px; height: 14px; background: var(--amber); }
.wire .yr { display: block; font: 800 clamp(24px, 2.3vw, 34px)/1 var(--display); letter-spacing: -0.02em; color: #fff; margin-bottom: 10px; }
.wire .nm { display: block; font: 700 16px/1.25 var(--display); color: #fff; margin-bottom: 4px; }
.wire .wh { display: block; font-size: 14px; line-height: 1.35; color: #b9bdc6; }

/* ---------------------------------------------------------------- quotes */

.stars { display: flex; gap: 3px; margin-bottom: 14px; }
.stars svg { width: 16px; height: 16px; fill: var(--amber); }
.qgrid { display: grid; grid-template-columns: minmax(0, 7fr) minmax(0, 5fr); gap: clamp(24px, 3vw, 48px); align-items: start; }
.qgrid__side { display: grid; gap: 28px; }
.quote blockquote { margin: 0; }
.quote blockquote p { font-size: 17px; line-height: 1.6; color: var(--ink); margin: 0; }
.quote--big { border-top: 6px solid var(--amber); padding-top: 26px; }
.quote--big blockquote p { font: 600 clamp(21px, 1.9vw, 28px)/1.42 var(--display); letter-spacing: -0.012em; }
.qgrid__side .quote { border-top: 1px solid var(--rule); padding-top: 22px; }
.said { display: flex; flex-wrap: wrap; gap: 4px 12px; align-items: baseline; margin-top: 14px; }
.said .who { font: 700 15px/1.3 var(--display); }
.said .src { font-size: 13px; color: var(--muted); }
.who-note { font: 400 13px/1.3 var(--body); color: var(--muted); }

/* ---------------------------------------------------------------- visit + composer */

.visit__grid { display: grid; grid-template-columns: minmax(0, 5fr) minmax(0, 7fr); gap: clamp(32px, 5vw, 80px); align-items: start; }
.visit__info > p { color: var(--ink-2); margin-top: 16px; }
.facts { margin: 24px 0 0; }
.facts > div { display: grid; grid-template-columns: minmax(0, 11em) minmax(0, 1fr); gap: 16px; padding: 14px 0; border-bottom: 1px solid var(--rule); }
.facts dt { font: 700 11.5px/1.5 var(--display); letter-spacing: .16em; text-transform: uppercase; color: var(--muted); }
.facts dd { margin: 0; font-size: 16.5px; }
.facts--tight > div { grid-template-columns: minmax(0, 13em) minmax(0, 1fr); }
.team-lbl { font: 700 12px/1.5 var(--display); letter-spacing: .16em; text-transform: uppercase; color: var(--muted); margin: 32px 0 14px; }
.people { display: grid; gap: 14px; }
.person { display: grid; grid-template-columns: 72px minmax(0, 1fr); gap: 16px; align-items: center; }
.person img { width: 72px; height: 88px; object-fit: cover; object-position: 50% 18%; background: var(--rule); }
.person p { margin: 0; font-size: 15.5px; }
.person__name { font: 700 17px/1.3 var(--display) !important; }
.person__role { color: var(--muted); font-size: 14px !important; }
.person--wide { grid-template-columns: 96px minmax(0, 1fr); }
.person--wide img { width: 96px; height: 118px; }

.composer { background: #fff; border: 1px solid var(--rule); padding: clamp(24px, 3vw, 40px); }
.composer h3 { font-size: 24px; margin: 0 0 12px; }
.composer__how { counter-reset: how; display: flex; flex-wrap: wrap; gap: 6px 20px; margin: 0 0 22px; }
.composer__how li { counter-increment: how; font-size: 14.5px; color: var(--ink-2); }
.composer__how li::before { content: counter(how) ". "; font-weight: 700; color: var(--ink); }
.composer fieldset { border: 0; padding: 0; margin: 0 0 18px; }
.composer legend { font: 700 13px/1.4 var(--display); letter-spacing: .06em; padding: 0; margin-bottom: 10px; }
.chips { display: flex; flex-wrap: wrap; gap: 8px; }
.chip { position: relative; }
.chip input { position: absolute; opacity: 0; width: 1px; height: 1px; }
.chip span { display: inline-flex; align-items: center; min-height: 44px; min-width: 44px; padding: 10px 14px; border: 1.5px solid #cfcfca; font: 600 14.5px/1.2 var(--body); cursor: pointer; transition: border-color .15s, background .15s, color .15s; }
.chip span:hover { border-color: var(--ink); }
.chip input:checked + span { background: var(--ink); border-color: var(--ink); color: #fff; }
.chip input:focus-visible + span { outline: 3px solid var(--amber); outline-offset: 2px; }
.fields { display: grid; grid-template-columns: 1fr 1fr; gap: 14px; margin: 6px 0 18px; }
.fields label { display: grid; gap: 6px; font: 700 13px/1.4 var(--display); }
.fields .wide { grid-column: 1 / -1; }
.fields input, .fields textarea { font: 400 16px/1.4 var(--body); padding: 12px 14px; border: 1.5px solid #cfcfca; border-radius: 0; background: #fff; color: var(--ink); width: 100%; }
.fields input:focus, .fields textarea:focus { border-color: var(--ink); outline: none; }
.composer__out { background: var(--mist); border-left: 5px solid var(--amber); padding: 16px 18px; margin-bottom: 18px; }
.composer__tag { font: 700 11px/1 var(--display); letter-spacing: .18em; text-transform: uppercase; color: var(--muted); margin: 0 0 8px; }
.composer__msg { margin: 0; white-space: pre-wrap; font: 400 16px/1.55 var(--body); color: var(--ink); }
.composer__send { width: 100%; }
.composer__send:disabled { opacity: .6; cursor: wait; }
.composer--sent .composer__send { display: none; }
.fields__hint { align-self: end; margin: 0 0 12px; font-size: 14px; color: var(--muted); }
.hp { position: absolute !important; left: -9999px; width: 1px; height: 1px; overflow: hidden; }
.composer__status { margin: 12px 0 0; padding: 12px 14px; font: 600 15px/1.45 var(--body); background: var(--mist); }
.composer__status--ok { background: #e6f2e6; border-left: 5px solid #2f7a3a; }
.composer__status--warn { background: #fdf3e1; border-left: 5px solid var(--amber); }
.composer__alt { font-size: 14.5px; color: var(--muted); margin: 14px 0 0; text-align: center; }

/* ---------------------------------------------------------------- footer */

.site-foot { background: var(--ink); color: #e9e9e4; padding: clamp(56px, 6vw, 88px) 0 28px; }
.foot-top { max-width: var(--max); margin: 0 auto; padding: 0 var(--gut); display: grid; grid-template-columns: minmax(0, 1.6fr) repeat(4, minmax(0, 1fr)); gap: 32px; }
.brand--foot .lockup { height: 40px; }
.foot-brand p { color: #b9b9b3; font-size: 15px; margin: 18px 0 0; max-width: 32ch; }
.foot-social a { color: #e9e9e4; }
.foot-col h2 { font: 700 12px/1.4 var(--display); letter-spacing: .2em; text-transform: uppercase; color: #9d9d97; margin: 0 0 16px; }
.foot-col li { margin: 0 0 9px; }
.foot-col a, .foot-visit a { color: #e9e9e4; text-decoration: none; font-size: 15px; }
.foot-col a:hover, .foot-visit a:hover, .foot-social a:hover { color: var(--amber); }
.foot-visit p { font-size: 15px; }
.foot-legal { max-width: var(--max); margin: 48px auto 0; padding: 22px var(--gut) 0; border-top: 1px solid #2c2c2a; display: flex; flex-wrap: wrap; justify-content: space-between; gap: 12px; font-size: 13.5px; color: #9d9d97; }
.foot-legal a { color: #cfcfca; }

/* ---------------------------------------------------------------- inner pages */

.page-head { padding: clamp(52px, 7vw, 100px) 0 clamp(36px, 4vw, 56px); border-bottom: 1px solid var(--rule); }
.page-head h1 { font-weight: 700; font-size: clamp(40px, 5.2vw, 76px); line-height: 1.02; letter-spacing: -0.03em; max-width: 18ch; margin: 0 0 20px; }
.page-head .lede { margin: 0; max-width: 58ch; }
.page-head--night { background: var(--night); color: #fff; border-bottom: 0; }
.page-head--night .lede { color: var(--night-2); }
.page-head--night .crumbs { color: var(--night-2); }

.c-hero { position: relative; height: clamp(440px, 70vh, 780px); overflow: hidden; background: var(--mist); }
.c-hero__img, .c-hero__img img { position: absolute; inset: 0; width: 100%; height: 100%; }
.c-hero__img img { object-fit: cover; }
.c-hero__plate { position: absolute; left: 0; right: 0; bottom: 0; pointer-events: none; }
.c-hero__plate > * { pointer-events: auto; }
.c-hero__plate { display: flex; flex-direction: column; align-items: flex-start; }
.c-hero__plate .crumbs, .c-hero__plate h1, .c-hero__plate .c-hero__town { background: #fff; margin: 0; }
.c-hero__plate .crumbs { padding: 16px 24px 0; }
.c-hero__plate h1 { font-weight: 700; font-size: clamp(36px, 4.6vw, 68px); line-height: 1.02; letter-spacing: -0.03em; padding: 10px 24px 6px; max-width: 16ch; }
.c-hero__town { font: 600 12.5px/1 var(--display); letter-spacing: .2em; text-transform: uppercase; color: var(--muted); padding: 10px 24px 22px; }
.c-intro__grid { display: grid; grid-template-columns: minmax(0, 7fr) minmax(0, 5fr); gap: clamp(32px, 5vw, 80px); align-items: start; }
.c-intro__text p { font-size: clamp(17.5px, 1.3vw, 19.5px); line-height: 1.65; color: var(--ink-2); max-width: 60ch; }
.c-intro .facts { margin-top: 0; border-top: 6px solid var(--amber); }
.flyers { display: grid; grid-template-columns: 1fr 1fr; gap: 24px; margin-top: clamp(40px, 5vw, 64px); }
.flyer img { border: 1px solid var(--rule); background: #fff; box-shadow: 0 16px 40px rgba(17, 17, 17, .08); width: 100%; }
.features .sec-head { margin-bottom: 28px; }
.features__list { column-count: 3; column-gap: 32px; }
.features__list li { display: flex; gap: 12px; align-items: baseline; padding: 12px 0; border-bottom: 1px solid var(--rule); break-inside: avoid; font-size: 16.5px; }
.features__list li::before { content: ""; flex: 0 0 10px; height: 10px; background: var(--amber); transform: translateY(1px); }
.biglist li a { display: grid; grid-template-columns: minmax(0, 1fr) auto 28px; gap: 16px; align-items: center; padding: 22px 4px; border-bottom: 1px solid #d6d6d0; text-decoration: none; }
.biglist .nm { font: 700 clamp(20px, 2vw, 28px)/1.15 var(--display); letter-spacing: -0.015em; }
.biglist .tn { font: 600 12px/1 var(--display); letter-spacing: .16em; text-transform: uppercase; color: var(--muted); }
.biglist .ar { font: 700 20px/1 var(--display); text-align: right; }
.biglist li a:hover { background: #fff; padding-left: 14px; }

/* spec sheet: a plan's numbers, three to a row */
.pspecs { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); border-top: 1px solid var(--rule); }
.pspecs li { padding: 16px 14px 16px 0; border-bottom: 1px solid var(--rule); }
.pspecs .v { display: block; font: 700 clamp(22px, 2vw, 30px)/1.1 var(--display); letter-spacing: -0.02em; }
.pspecs .k { display: block; margin-top: 6px; font: 600 11px/1.4 var(--display); letter-spacing: .14em; text-transform: uppercase; color: var(--muted); }
.pspecs .n { display: block; margin-top: 3px; font-size: 13.5px; line-height: 1.35; color: var(--muted); }
.pspecs--sm li { padding: 12px 10px 12px 0; }
.pspecs--sm .v { font-size: 20px; }
.pspecs .v--txt { font-size: clamp(17px, 1.4vw, 20px); line-height: 1.25; padding-top: 4px; }
.plan-notes { display: flex; flex-wrap: wrap; gap: 8px; margin-top: 16px; }
.plan-notes li { font: 600 13.5px/1.3 var(--display); padding: 9px 12px; background: var(--mist); }
.band--mist .plan-notes li { background: #fff; }
.built-line { margin: 18px 0 0; font-size: 15.5px; color: var(--ink-2); }
.built-line a { font-weight: 700; color: var(--ink); text-decoration-color: var(--amber); text-decoration-thickness: 2px; text-underline-offset: 4px; }

/* plan page */
.plan-top { padding: clamp(28px, 4vw, 56px) 0 clamp(44px, 5vw, 80px); }
.plan-top__grid { display: grid; grid-template-columns: minmax(0, 5fr) minmax(0, 7fr); gap: clamp(32px, 5vw, 88px); align-items: end; }
.plan-top h1 { font-weight: 700; font-size: clamp(46px, 5.6vw, 88px); line-height: .95; letter-spacing: -0.035em; margin: 0 0 clamp(20px, 2.4vw, 32px); }
.plan-top .ctas { margin-top: 24px; }
.plan-top__elev { border-bottom: 2px solid var(--ink); padding: 0 clamp(0px, 1vw, 12px); }
.plan-top__elev img { width: 100%; }
.plan-top__elev.is-photo { border-bottom: 0; padding: 0; }
.plan-top__elev.is-photo img { aspect-ratio: 4 / 3; object-fit: cover; }
.band.plan-drawing { padding-top: clamp(52px, 6vw, 88px); }
.plan-drawing__head { display: flex; flex-wrap: wrap; justify-content: space-between; align-items: baseline; gap: 10px 24px; max-width: 1080px; margin: 0 auto 24px; }
.plan-drawing__head h2 { font-size: clamp(26px, 2.6vw, 38px); }
.drawing { max-width: 1080px; margin: 0 auto; border: 1px solid var(--rule); padding: clamp(14px, 2.4vw, 36px); background: #fff; box-shadow: 0 18px 50px rgba(17, 17, 17, .06); }
.drawing__open { display: block; position: relative; text-decoration: none; }
.drawing__open img { margin: 0 auto; width: auto; max-height: 1200px; }
.drawing__hint { position: absolute; right: 0; bottom: 0; font: 700 11.5px/1 var(--display); letter-spacing: .14em; text-transform: uppercase; background: var(--ink); color: #fff; padding: 9px 11px; transition: background .2s, color .2s; }
.drawing__open:hover .drawing__hint { background: var(--amber); color: var(--ink); }
.plan-drawing .plan-notes, .plan-drawing .fine { max-width: 1080px; margin-left: auto; margin-right: auto; }
.plan-drawing .plan-notes { margin-top: 20px; }
.plan-nodrawing { max-width: 56ch; margin: 0 auto; font-size: 18px; color: var(--ink-2); text-align: center; }
.plan-photos + .plan-more { border-top: 1px solid var(--rule); }
.pminis { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: clamp(18px, 2.4vw, 36px); }
.pmini { display: block; text-decoration: none; }
.pmini__elev { display: flex; align-items: flex-end; height: clamp(76px, 7.4vw, 108px); border-bottom: 2px solid var(--ink); transition: border-color .2s; }
.pmini__elev img { width: auto; max-width: 100%; max-height: 100%; }
.pmini__elev img.is-photo { width: 100%; height: 100%; object-fit: cover; }
.pmini:hover .pmini__elev { border-bottom-color: var(--amber); }
.pmini__name { display: block; margin-top: 14px; font: 700 19px/1.2 var(--display); }
.pmini:hover .pmini__name { text-decoration: underline; text-decoration-color: var(--amber); text-decoration-thickness: 3px; text-underline-offset: 5px; }
.pmini__spec { display: block; margin-top: 4px; font-size: 14.5px; color: var(--muted); }

/* floor plans page: clean rows that open into the drawing */
.page-head--tight { padding-bottom: clamp(28px, 3vw, 44px); }
.band.finder { padding-top: clamp(24px, 3vw, 40px); }
.finder__bar { display: flex; flex-wrap: wrap; align-items: flex-end; gap: 18px clamp(20px, 2.6vw, 36px); padding: 0 0 26px; border-bottom: 1px solid var(--rule); }
.finder__bar[hidden] { display: none; }
.finder__bar fieldset { border: 0; margin: 0; padding: 0; min-width: 0; }
.finder__bar legend { font: 700 11px/1.4 var(--display); letter-spacing: .16em; text-transform: uppercase; color: var(--muted); padding: 0; margin-bottom: 10px; }
.seg__row { display: inline-flex; max-width: 100%; border: 1.5px solid var(--ink); }
.seg__opt, .tog { position: relative; }
.seg__opt input, .tog input { position: absolute; opacity: 0; width: 1px; height: 1px; }
.seg__opt > span { display: inline-flex; align-items: center; justify-content: center; min-width: 48px; min-height: 44px; padding: 10px 16px; font: 600 14px/1 var(--display); white-space: nowrap; cursor: pointer; transition: background .15s, color .15s; }
.seg__opt + .seg__opt > span { border-left: 1.5px solid var(--ink); }
.seg__opt > span:hover { background: var(--mist); }
.seg__opt input:checked + span { background: var(--ink); color: #fff; }
.seg__opt input:focus-visible + span, .tog input:focus-visible + span { outline: 3px solid var(--amber); outline-offset: 2px; }
.togs__row { display: flex; flex-wrap: wrap; gap: 8px; }
.tog > span { display: inline-flex; align-items: center; gap: 10px; min-height: 44px; padding: 10px 14px; border: 1.5px solid #cfcfca; font: 600 14px/1 var(--display); white-space: nowrap; cursor: pointer; transition: border-color .15s, background .15s, color .15s; }
.tog > span::before { content: ""; flex: 0 0 auto; width: 13px; height: 13px; border: 1.5px solid currentColor; }
.tog > span:hover { border-color: var(--ink); }
.tog input:checked + span { border-color: var(--ink); background: var(--ink); color: #fff; }
.tog input:checked + span::before { background: var(--amber); border-color: var(--amber); }
.finder__count { display: flex; flex-wrap: wrap; align-items: center; gap: 4px 16px; margin: 0 0 0 auto; min-height: 44px; font: 600 14.5px/1.3 var(--display); color: var(--ink-2); }
.finder__count b { font-weight: 800; color: var(--ink); }
.finder__reset { background: none; border: 0; padding: 8px 0; font: 700 14px/1 var(--display); color: var(--ink); text-decoration: underline; text-decoration-color: var(--amber); text-decoration-thickness: 3px; text-underline-offset: 6px; cursor: pointer; }
.finder__reset[hidden], .finder__none[hidden] { display: none; }
.finder__none { margin: 44px 0 0; font-size: 18px; color: var(--ink-2); }
.pgroup { margin-top: clamp(40px, 4.6vw, 68px); }
.pgroup[hidden], .prow[hidden] { display: none; }
.pgroup__head { display: flex; flex-wrap: wrap; justify-content: space-between; align-items: baseline; gap: 6px 16px; padding-bottom: 14px; border-bottom: 2px solid var(--ink); }
.pgroup__head h2 { font-size: clamp(24px, 2.3vw, 34px); }
.pgroup__head p { margin: 0; font: 700 11.5px/1.4 var(--display); letter-spacing: .16em; text-transform: uppercase; color: var(--muted); }
.prow { border-bottom: 1px solid var(--rule); scroll-margin-top: calc(var(--head) + 24px); }
.prow > summary { display: grid; grid-template-columns: 176px minmax(0, 1.5fr) minmax(0, .8fr) minmax(0, .8fr) minmax(0, .62fr) minmax(0, .9fr) minmax(0, .8fr) 40px; align-items: center; gap: 0 clamp(12px, 1.6vw, 24px); padding: 16px 10px; list-style: none; cursor: pointer; transition: background .2s; }
.prow > summary::-webkit-details-marker { display: none; }
.prow > summary:hover, .prow[open] > summary { background: var(--mist); }
.prow > summary:focus-visible { outline: 3px solid var(--amber); outline-offset: -3px; }
.prow__elev { display: flex; align-items: flex-end; height: 62px; }
.prow__elev img { width: auto; max-width: 100%; max-height: 62px; mix-blend-mode: multiply; }
.prow__elev img.is-photo { width: 100%; height: 62px; max-height: none; object-fit: cover; mix-blend-mode: normal; }
.prow__name { min-width: 0; }
.prow__name .nm { font: 700 clamp(19px, 1.55vw, 23px)/1.2 var(--display); letter-spacing: -0.012em; margin-right: 8px; }
.prow__name .tag { vertical-align: 3px; }
.prow__line { display: none; }
.prow__line span { white-space: nowrap; }
.prow__c { font-size: 15px; color: var(--ink-2); white-space: nowrap; }
.prow__c b { font: 700 16.5px/1 var(--display); color: var(--ink); }
.prow__c--lv { font: 600 11.5px/1.35 var(--display); letter-spacing: .12em; text-transform: uppercase; color: var(--muted); white-space: normal; }
.prow__x { justify-self: end; position: relative; width: 34px; height: 34px; border: 1.5px solid var(--ink); border-radius: 50%; transition: background .2s; }
.prow__x::before, .prow__x::after { content: ""; position: absolute; left: 50%; top: 50%; width: 12px; height: 2px; margin: -1px 0 0 -6px; background: var(--ink); transition: transform .3s; }
.prow__x::after { transform: rotate(90deg); }
.prow > summary:hover .prow__x, .prow[open] .prow__x { background: var(--ink); }
.prow > summary:hover .prow__x::before, .prow > summary:hover .prow__x::after, .prow[open] .prow__x::before, .prow[open] .prow__x::after { background: #fff; }
.prow[open] .prow__x::after { transform: rotate(0deg); }
.prow__panel { display: grid; grid-template-columns: minmax(0, 7fr) minmax(0, 5fr); gap: clamp(24px, 3.4vw, 56px); align-items: start; padding: clamp(22px, 2.4vw, 32px) 10px clamp(34px, 3.6vw, 52px); }
html.js .prow[open] .prow__panel { animation: panel-in .35s ease both; }
@keyframes panel-in { from { opacity: 0; transform: translateY(-8px); } }
.prow__drawing { position: relative; display: block; background: #fff; border: 1px solid var(--rule); padding: clamp(14px, 2vw, 28px); text-decoration: none; }
.prow__drawing img { margin: 0 auto; width: auto; max-height: 560px; }
.prow__hint { position: absolute; right: 0; bottom: 0; background: var(--ink); color: #fff; font: 700 11px/1 var(--display); letter-spacing: .14em; text-transform: uppercase; padding: 9px 11px; transition: background .2s, color .2s; }
.prow__drawing:hover .prow__hint { background: var(--amber); color: var(--ink); }
.prow__drawing--photo { padding: 0; border: 0; background: none; }
.prow__drawing--photo img { width: 100%; max-height: none; }
.prow__drawing--photo p { margin: 14px 0 0; font-size: 16px; color: var(--ink-2); }
.prow__info h3 { font-size: clamp(22px, 2vw, 28px); margin: 0 0 16px; }
.prow__info .ctas { margin-top: 22px; }
.prow__ask { margin: 18px 0 0; font-size: 15.5px; color: var(--muted); }
.prow__ask a { color: var(--ink); font-weight: 700; }

/* the close on pages without the composer */
.cta-band--rule { border-top: 1px solid var(--rule); }
.cta-band__grid { display: grid; grid-template-columns: minmax(0, 7fr) minmax(0, 5fr); gap: clamp(28px, 5vw, 88px); align-items: end; }
.cta-band__copy h2 { max-width: 18ch; }
.cta-band__copy p { color: var(--ink-2); font-size: 18px; max-width: 46ch; margin: 18px 0 0; }
.cta-band__act { display: grid; justify-items: start; gap: 18px; }
.cta-band__phone { display: grid; gap: 6px; text-decoration: none; }
.cta-band__phone .k { font: 700 11.5px/1.4 var(--display); letter-spacing: .16em; text-transform: uppercase; color: var(--muted); }
.cta-band__phone .v { font: 800 clamp(34px, 3.4vw, 50px)/1 var(--display); letter-spacing: -0.025em; }
.cta-band__phone:hover .v { text-decoration: underline; text-decoration-color: var(--amber); text-decoration-thickness: 4px; text-underline-offset: 8px; }
.cta-band__addr { margin: 0; font-size: 15px; color: var(--muted); }

/* photo viewer (built by site.js; without scripts the photos are plain images) */
.m-open { display: block; width: 100%; padding: 0; margin: 0; border: 0; background: none; cursor: zoom-in; }
.m-open img { transition: opacity .2s; }
.m-open:hover img { opacity: .88; }
.lb { position: fixed; inset: 0; width: 100%; height: 100%; max-width: none; max-height: none; margin: 0; padding: 64px clamp(12px, 5vw, 88px); border: 0; background: #0b0b0b; color: #fff; }
.lb[open] { display: flex; align-items: center; justify-content: center; }
.lb::backdrop { background: #0b0b0b; }
.lb__img { max-width: 100%; max-height: calc(100vh - 128px); width: auto; height: auto; object-fit: contain; }
.lb__count { position: absolute; left: 0; right: 0; bottom: 22px; margin: 0; text-align: center; font: 600 12.5px/1 var(--display); letter-spacing: .16em; color: #a9a9a3; }
.lb__btn { position: absolute; top: 50%; margin-top: -26px; width: 52px; height: 52px; border: 1.5px solid rgba(255, 255, 255, .35); border-radius: 50%; background: rgba(11, 11, 11, .4); color: #fff; font: 700 20px/1 var(--display); cursor: pointer; transition: background .2s, color .2s, border-color .2s; }
.lb__btn:hover { background: var(--amber); border-color: var(--amber); color: var(--ink); }
.lb__prev { left: clamp(8px, 2vw, 24px); }
.lb__next { right: clamp(8px, 2vw, 24px); }
.lb__close { position: absolute; top: 14px; right: 14px; border: 0; background: #fff; color: var(--ink); font: 700 12px/1 var(--display); letter-spacing: .16em; text-transform: uppercase; padding: 13px 16px; cursor: pointer; }
.lb__close:hover { background: var(--amber); }

/* custom */
.custom-hero { padding: clamp(40px, 6vw, 88px) 0; }
.custom-hero__grid { display: grid; grid-template-columns: minmax(0, 1fr) auto; gap: clamp(32px, 6vw, 100px); align-items: center; }
.custom-hero h1 { font-weight: 700; font-size: clamp(38px, 4.6vw, 68px); line-height: 1.02; letter-spacing: -0.03em; max-width: 16ch; margin: 0 0 20px; }
.ibeam--sm { --H: min(680px, max(460px, calc(100svh - var(--head) - 120px))); }
.numbered { counter-reset: n; margin: 32px 0 0; display: grid; gap: 0; }
.numbered li { counter-increment: n; display: grid; grid-template-columns: 56px minmax(0, 1fr); column-gap: 8px; padding: 20px 0; border-top: 1px solid var(--rule); }
.numbered li::before { content: counter(n, decimal-leading-zero); grid-row: span 2; font: 800 15px/1.6 var(--display); letter-spacing: .12em; border-top: 4px solid var(--amber); padding-top: 6px; align-self: start; width: 36px; }
.numbered h3 { font-size: 20px; line-height: 1.25; margin: 0 0 6px; }
.numbered p { margin: 0; color: var(--ink-2); font-size: 16.5px; }

/* design center */
.dc__grid { display: grid; grid-template-columns: minmax(0, 6fr) minmax(0, 6fr); gap: clamp(32px, 5vw, 80px); align-items: start; }
.dc__grid h2 { margin-bottom: 22px; }
.dc__grid > div > p { color: var(--ink-2); font-size: 18px; max-width: 54ch; }
.dc__quotes { display: grid; gap: 28px; }
.dc__quotes .quote { border-top: 6px solid var(--amber); padding-top: 22px; }

/* parade page */
.parade-list { border-top: 1px solid var(--rule); }
.pe { display: grid; grid-template-columns: minmax(0, 3fr) minmax(0, 9fr); gap: 24px 48px; padding: clamp(32px, 4vw, 52px) 0; border-bottom: 1px solid var(--rule); }
.pe__yr { font: 800 clamp(56px, 7vw, 108px)/.9 var(--display); letter-spacing: -0.04em; margin: 0; }
.pe__yr::after { content: ""; display: block; width: 64px; height: 6px; background: var(--amber); margin-top: 16px; }
.pe h2 { font-size: clamp(28px, 2.8vw, 40px); margin: 0 0 8px; }
.pe__where { font: 600 12.5px/1.5 var(--display); letter-spacing: .14em; text-transform: uppercase; color: var(--muted); margin: 0 0 16px; }
.pe__body > p:last-child { font-size: 17.5px; color: var(--ink-2); max-width: 64ch; margin: 0; }

/* why */
.why__grid { display: grid; grid-template-columns: minmax(0, 7fr) minmax(0, 5fr); gap: clamp(32px, 5vw, 80px); align-items: start; }
.why__text p { font-size: clamp(18px, 1.4vw, 21px); line-height: 1.6; color: var(--ink-2); max-width: 56ch; }
.stats { display: grid; gap: 0; border-top: 6px solid var(--amber); }
.stats li { padding: 20px 0; border-bottom: 1px solid var(--rule); }
.stats .v { display: block; font: 800 clamp(48px, 5vw, 72px)/1 var(--display); letter-spacing: -0.035em; }
.stats .k { display: block; font: 600 12.5px/1.4 var(--display); letter-spacing: .16em; text-transform: uppercase; color: var(--muted); margin-top: 8px; }
.pillars { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 28px; }
.pillars li { border-top: 5px solid var(--amber); padding-top: 20px; }
.pillars h3 { font-size: 21px; color: #fff; margin: 0 0 10px; }
.pillars p { color: #c7c7c1; font-size: 16px; margin: 0; }

/* reviews page */
.rcols { column-count: 3; column-gap: 24px; }
.rcard { display: inline-block; width: 100%; margin: 0 0 24px; padding: 24px; border: 1px solid var(--rule); break-inside: avoid; orphans: 1; widows: 1; background: #fff; }
.rcard blockquote { margin: 0; }
.rcard blockquote p { font-size: 16.5px; line-height: 1.6; margin: 0 0 10px; }
.reply { margin-top: 16px; padding: 14px 16px; background: var(--mist); border-left: 4px solid var(--amber); }
.reply p { margin: 0; font-size: 15px; color: var(--ink-2); }
.reply__who { font: 700 11.5px/1.4 var(--display) !important; letter-spacing: .16em; text-transform: uppercase; color: var(--muted) !important; margin-bottom: 6px !important; }

/* gallery page */
.g-group + .g-group { margin-top: clamp(56px, 7vw, 96px); }
.g-group__head { display: flex; flex-wrap: wrap; justify-content: space-between; align-items: baseline; gap: 8px 24px; margin-bottom: 22px; padding-bottom: 14px; border-bottom: 1px solid var(--rule); }
.g-group__head h2 { font-size: clamp(24px, 2.4vw, 34px); }

/* contact */
.contact-more { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(32px, 5vw, 80px); }
.contact-more h2 { font-size: clamp(26px, 2.4vw, 34px); margin: 0 0 20px; }
.portal-box p { color: var(--ink-2); max-width: 46ch; }

/* ---------------------------------------------------------------- short laptop screens */

@media (min-width: 981px) and (max-height: 820px) {
  .hero h1 { font-size: clamp(38px, min(4.8vw, 7.4vh), 68px); margin-bottom: 16px; }
  .hero .lede { font-size: 17px; line-height: 1.5; }
  .hero__places li a { padding-top: 10px; padding-bottom: 10px; }
}

/* ---------------------------------------------------------------- homes for sale */

.lgrid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: clamp(28px, 3vw, 44px); }
.lcard__link { display: block; text-decoration: none; background: var(--paper); }
.lcard__img { position: relative; aspect-ratio: 3 / 2; overflow: hidden; background: var(--mist); }
.lcard__img img { width: 100%; height: 100%; object-fit: cover; transition: transform .8s ease; }
.lcard__link:hover .lcard__img img { transform: scale(1.03); }
.lcard__status { display: inline-block; font: 700 11.5px/1 var(--display); letter-spacing: .16em; text-transform: uppercase; background: var(--amber); color: var(--ink); padding: 9px 12px; margin: 0; }
.lcard__img .lcard__status { position: absolute; top: 0; right: 0; }
.lcard__status--under-construction { background: var(--ink); color: #fff; }
.lcard__similar { position: absolute; left: 0; bottom: 0; font: 600 11px/1 var(--display); letter-spacing: .12em; text-transform: uppercase; background: rgba(17,17,17,.78); color: #fff; padding: 8px 10px; }
.listing-top__note { font-size: 14px; line-height: 1.45; color: var(--muted); margin: 10px 0 0; }
.listing-top__where a { color: inherit; text-decoration: underline; text-decoration-color: var(--amber); text-decoration-thickness: 2px; text-underline-offset: 4px; }
.listing-top__txt .pspecs.pspecs--4 { grid-template-columns: repeat(4, minmax(0, 1fr)); }
.lcard__status--pending { background: var(--ink); color: #fff; }
.lcard__status--sold { background: var(--muted); color: #fff; }
.lcard__txt { padding: 22px 24px 26px; }
.lcard__where { font: 600 11.5px/1.3 var(--display); letter-spacing: .2em; text-transform: uppercase; color: var(--muted); margin: 0 0 10px; }
.lcard h3 { font-size: clamp(24px, 2.2vw, 32px); line-height: 1.1; margin: 0 0 8px; }
.lcard__spec { color: var(--ink-2); margin: 0; }
.lcard__price { font: 800 clamp(26px, 2.4vw, 34px)/1 var(--display); letter-spacing: -0.02em; margin: 16px 0 18px; }
.lgrid--soon { grid-template-columns: repeat(4, minmax(0, 1fr)); gap: clamp(18px, 2vw, 28px); }
.lcard--soon .lcard__img { display: block; aspect-ratio: 4 / 3; }
.lcard--soon .lcard__txt { padding: 18px 18px 22px; }
.lcard--soon h3 { font-size: clamp(20px, 1.6vw, 24px); }
.lcard--soon .lcard__price { font-size: clamp(22px, 1.8vw, 28px); margin: 12px 0 14px; }
.lcard__where a { color: inherit; }
.lcard__feature { font-size: 15px; color: var(--ink-2); margin: 6px 0 0; }
.listing-top { padding: clamp(20px, 3vw, 40px) 0 clamp(40px, 5vw, 72px); }
.listing-top__grid { display: grid; grid-template-columns: minmax(0, 7fr) minmax(0, 4fr); gap: clamp(28px, 4vw, 64px); align-items: start; }
.listing-top__img img { width: 100%; aspect-ratio: 3 / 2; object-fit: cover; }
.listing-top__txt h1 { font-size: clamp(36px, 4vw, 60px); line-height: 1.02; margin: 18px 0 10px; }
.listing-top__where { font: 600 13px/1.4 var(--display); letter-spacing: .14em; text-transform: uppercase; color: var(--muted); margin: 0; }
.listing-top__price { font: 800 clamp(34px, 3.4vw, 48px)/1 var(--display); letter-spacing: -0.02em; margin: 22px 0 18px; }
.listing-top__lede { color: var(--ink-2); margin: 20px 0 24px; max-width: 40ch; }
.lphotos { display: grid; gap: 14px; grid-template-columns: repeat(var(--cols, 3), minmax(0, 1fr)); }
.lphotos--2 { --cols: 2; } .lphotos--3 { --cols: 3; } .lphotos--4 { --cols: 4; }
.lphotos .m-item { margin: 0; }
.lphotos .m-item img, .lphotos .m-open { width: 100%; }
.lphotos .m-item img { aspect-ratio: 3 / 2; object-fit: cover; }
.listing-top__txt .pspecs { grid-template-columns: repeat(3, minmax(0, 1fr)); }
.fplans { display: grid; grid-template-columns: repeat(auto-fit, minmax(min(100%, 420px), 1fr)); gap: 28px; }
.fplan { border: 1px solid var(--rule); background: #fff; padding: 14px; }
.fplan figcaption { font: 600 12px/1.3 var(--display); letter-spacing: .16em; text-transform: uppercase; color: var(--muted); margin-top: 12px; }

/* ---------------------------------------------------------------- privacy notice */

.pn { position: fixed; left: 12px; bottom: 12px; z-index: 80; max-width: calc(100vw - 24px); display: flex; align-items: center; gap: 8px; padding: 6px 6px 6px 14px; background: rgba(17, 17, 17, .9); color: #e9e9e4; box-shadow: 0 6px 18px rgba(0, 0, 0, .18); }
.pn__txt { margin: 0; font-size: 12.5px; line-height: 1.35; }
.pn__txt a { color: #fff; text-decoration-color: var(--amber); text-underline-offset: 2px; }
.pn__btn { flex: 0 0 auto; font: 700 11.5px/1 var(--display); letter-spacing: .06em; text-transform: uppercase; padding: 0 12px; min-height: 32px; border: 1px solid #5c5c58; background: transparent; color: #fff; cursor: pointer; }
.pn__btn--yes { background: var(--amber); border-color: var(--amber); color: var(--ink); }
.pn__btn:focus-visible { outline: 3px solid var(--amber); outline-offset: 2px; }

/* ---------------------------------------------------------------- tablet */

@media (max-width: 1240px) {
  .nav ul { gap: 16px; }
  .nav a { font-size: 13px; }
  .foot-top { grid-template-columns: repeat(3, minmax(0, 1fr)); }
  .foot-brand { grid-column: 1 / -1; }
}

@media (max-width: 1120px) {
  .call-lbl { display: none; }
  html.js .menu-btn { display: inline-flex; align-items: center; justify-content: center; width: 48px; height: 48px; border: 0; background: var(--ink); cursor: pointer; margin-left: 10px; }
  html.js .menu-btn span:first-child { position: relative; width: 20px; height: 2px; background: #fff; }
  html.js .menu-btn span:first-child::before, html.js .menu-btn span:first-child::after { content: ""; position: absolute; left: 0; width: 20px; height: 2px; background: #fff; }
  html.js .menu-btn span:first-child::before { top: -6px; }
  html.js .menu-btn span:first-child::after { top: 6px; }
  html.js .nav { position: absolute; left: 0; right: 0; top: 100%; background: var(--paper); border-bottom: 1px solid var(--rule); box-shadow: 0 18px 30px rgba(17, 17, 17, .08); display: none; margin: 0; }
  html.js .site-head.is-open .nav { display: block; }
  html.js .nav ul { flex-direction: column; gap: 0; max-width: var(--max); margin: 0 auto; padding: 8px var(--gut) 18px; }
  html.js .nav a { display: block; font-size: 17px; padding: 14px 0; border-bottom: 1px solid var(--rule); }
  html.js .call { margin-left: auto; }
  html:not(.js) .bar { height: auto; flex-wrap: wrap; padding-top: 12px; padding-bottom: 12px; }
  html:not(.js) .nav { order: 3; width: 100%; margin: 0; }
  html:not(.js) .nav ul { flex-wrap: wrap; gap: 6px 16px; }
  .prow > summary { grid-template-columns: 150px minmax(0, 1fr) 40px; }
  .prow__c { display: none; }
  .prow__line { display: block; margin-top: 4px; font-size: 15px; color: var(--ink-2); }
}

@media (max-width: 980px) {
  :root { --head: 116px; }
  .lgrid, .listing-top__grid { grid-template-columns: minmax(0, 1fr); }
  .lgrid--soon { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .lphotos--4 { --cols: 3; }
  .hero { grid-template-columns: minmax(0, 1fr); min-height: 0; gap: 26px; padding-top: 20px; }
  .hero__frame { display: flex; justify-content: center; }
  .ibeam { --H: min(620px, calc((100vw - 2 * var(--gut)) / 0.7)); }
  .hero h1 { font-size: clamp(34px, 8.4vw, 60px); max-width: 16ch; }
  .sec-head { grid-template-columns: minmax(0, 1fr); align-items: start; }
  .ccard, .ccard--big, .cgrid--3 .ccard { grid-column: 1 / -1; }
  .ccard__img, .cgrid--3 .ccard__img { height: auto; aspect-ratio: 16 / 10; }
  .sale__grid, .visit__grid, .qgrid, .c-intro__grid, .dc__grid, .why__grid, .contact-more, .custom-hero__grid, .plan-top__grid, .prow__panel, .cta-band__grid { grid-template-columns: minmax(0, 1fr); }
  .plan-top__grid { align-items: start; }
  .pminis { grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 32px 20px; }
  .finder__count { margin-left: 0; }
  .custom-hero__media { display: flex; justify-content: center; }
  .steps { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .wire { grid-template-columns: minmax(0, 1fr); gap: 0; padding: 0 0 0 36px; }
  .wire::before { top: 0; bottom: 0; left: 6px; right: auto; width: 3px; height: auto; }
  .wire li { padding: 0 0 26px; }
  .wire__link { display: grid; grid-template-columns: 124px minmax(0, 1fr); column-gap: 16px; align-items: start; }
  .wire__pic { grid-row: span 3; margin-bottom: 0; }
  .wire li::before { top: 8px; left: -36px; }
  .wire .yr { margin-bottom: 6px; }
  .masonry { column-count: 3; }
  .masonry--2 { column-count: 2; }
  .mosaic { grid-template-columns: repeat(2, minmax(0, 1fr)); grid-auto-rows: clamp(130px, 30vw, 240px); }
  .mosaic--three .m-item:first-child { grid-column: 1 / -1; grid-row: span 2; }
  .pillars { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .features__list { column-count: 2; }
  .rcols { column-count: 2; }
  .pe { grid-template-columns: minmax(0, 1fr); }
  .c-hero { height: auto; }
  .c-hero__img { position: relative; height: clamp(300px, 62vw, 560px); }
  .c-hero__plate { position: relative; }
  .c-hero__plate .crumbs, .c-hero__plate h1, .c-hero__plate .c-hero__town { padding-left: 0; padding-right: 0; }
}

@media (max-width: 760px) {
  .lineup { grid-template-columns: minmax(0, 1fr); gap: 48px; }
  .lineup::before { display: none; }
  .lineup__house { height: auto; border-bottom: 2px solid var(--ink); }
  .lineup__house img { width: calc(92% * var(--s, 1)); }
  .lineup__pictured { margin: 10px 0 18px; }
}

@media (max-width: 640px) {
  :root { --head: 96px; }
  .lphotos { --cols: 2 !important; gap: 8px; }
  .lgrid--soon { grid-template-columns: minmax(0, 1fr); }
  .listing-top__txt .pspecs.pspecs--4 { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .lphotos--odd .m-item:first-child { grid-column: span 2; }
  body { font-size: 17px; }
  .bar { height: 64px; gap: 12px; }
  .brand .lockup { height: 42px; }
  .call { padding: 11px 12px; font-size: 13.5px; }
  .ibeam { --H: min(560px, calc((100vw - 2 * var(--gut)) / 0.7)); }
  .steps { grid-template-columns: minmax(0, 1fr); }
  .masonry, .masonry--3 { column-count: 2; column-gap: 10px; }
  .m-item { margin-bottom: 10px; }
  .mosaic { gap: 8px; }
  .mosaic .m-item:not(:first-child) figcaption { display: none; }
  .mosaic--pe { grid-auto-rows: clamp(84px, 22vw, 140px); }
  .mosaic--three { grid-auto-rows: clamp(110px, 30vw, 200px); }
  .mosaic .m-item { margin: 0; }
  .fields { grid-template-columns: minmax(0, 1fr); }
  .facts > div, .facts--tight > div { grid-template-columns: minmax(0, 1fr); gap: 4px; }
  .pillars { grid-template-columns: minmax(0, 1fr); }
  .features__list { column-count: 1; }
  .rcols { column-count: 1; }
  .flyers { grid-template-columns: minmax(0, 1fr); }
  .foot-top { grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); }
  .foot-visit { grid-column: 1 / -1; }
  .ledger__table td { font-size: 24px; }
  .facts-strip__list { grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); }
  .facts-strip li:nth-child(3) { border-left: 0; padding-left: 0; }
  .facts-strip li:nth-child(n+3) { border-top: 1px solid var(--rule); }
  .pspecs { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .seg__opt > span { padding: 10px 11px; font-size: 13.5px; min-width: 44px; }
  .sm-hide { display: none; }
  .finder__bar { gap: 16px; }
  .prow > summary { grid-template-columns: 92px minmax(0, 1fr) 32px; gap: 0 14px; padding: 14px 4px; }
  .prow__elev { height: 42px; }
  .prow__elev img { max-height: 42px; }
  .prow__elev img.is-photo { height: 42px; }
  .prow__name .nm { font-size: 18px; }
  .prow__line { font-size: 14px; }
  .prow__x { width: 30px; height: 30px; }
  .prow__panel { padding-left: 4px; padding-right: 4px; }
  .cta-band__act .btn { width: 100%; }
  .lb { padding: 56px 8px 76px; }
  .lb__img { max-height: calc(100vh - 132px); }
  .lb__btn { top: auto; bottom: 12px; margin-top: 0; width: 48px; height: 48px; }
  .lb__count { bottom: 30px; }
}

@media (max-width: 380px) {
  .brand .lockup { height: 38px; }
}

@media (max-width: 350px) {
  .brand .lockup { height: 32px; }
}

@media (prefers-reduced-motion: reduce) {
  html.js .rv { opacity: 1; transform: none; transition: none; }
  html.js .prow[open] .prow__panel { animation: none; }
  .ccard__img img, .ibeam__video, .lineup__house img, .prow__x::after, .mosaic .m-item img, .wire__pic img { transition: none; }
  .mosaic .m-item:hover img { transform: none; }
}