:root{
  --crim:#B71F37;
  --crim-dk:#8E1729;
  --black:#000;
  --near:#0B0B0C;
  --panel:#121214;
  --line:rgba(255,255,255,.14);
  --line-2:rgba(255,255,255,.08);
  --paper:#fff;
  --ink:#0B0B0C;
  --ink-2:#4a4a4e;
  --ink-3:#8b8b91;
  --w-1:rgba(255,255,255,.92);
  --w-2:rgba(255,255,255,.68);
  --w-3:rgba(255,255,255,.46);
  --cond:"Barlow Condensed",Oswald,"Arial Narrow",sans-serif;
  --sans:"Jost",-apple-system,"Segoe UI",Helvetica,Arial,sans-serif;
  --rail:66px;
  --gut:clamp(20px,4.6vw,70px);
  --r:14px;
}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
body{
  margin:0;background:var(--black);color:var(--w-1);
  font-family:var(--sans);font-weight:300;font-size:15px;line-height:1.85;
  letter-spacing:.015em;overflow-x:hidden;
}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
.wrap{max-width:1340px;margin-inline:auto;padding-inline:var(--gut)}
.narrow{max-width:900px}
.center{text-align:center}
.muted{color:var(--w-3)}
.small{font-size:.86rem}
::selection{background:var(--crim);color:#fff}
:focus-visible{outline:2px solid var(--crim);outline-offset:3px}
.skip{position:absolute;left:-9999px}
.skip:focus{left:16px;top:16px;z-index:200;background:var(--crim);color:#fff;
  padding:12px 18px;font-size:12px;letter-spacing:.2em;text-transform:uppercase}

/* ---------- display lockup: light word, heavy word ---------- */
.disp{font-family:var(--cond);text-transform:uppercase;letter-spacing:.01em;
  line-height:.9;margin:0;display:flex;flex-wrap:wrap;gap:0 .3em;align-items:baseline}
.disp .thin{font-weight:200;color:#fff}
.disp .bold{font-weight:600;color:#fff}
.disp.crim .thin{color:var(--crim)}
.disp.crim .bold{color:var(--crim)}
.disp.ink .thin,.disp.ink .bold{color:var(--ink)}
h1,h2,h3,h4{font-family:var(--cond);text-transform:uppercase;letter-spacing:.02em;
  line-height:.94;margin:0 0 .5em;font-weight:600;color:#fff}
h1{font-size:clamp(2.6rem,6.4vw,5.4rem);font-weight:500}
h2{font-size:clamp(2rem,4.4vw,3.6rem)}
h3{font-size:clamp(1.1rem,1.8vw,1.5rem);letter-spacing:.07em;font-weight:500}
h4{font-size:.76rem;letter-spacing:.26em;font-weight:600}
p{margin:0 0 1.1em}
.lede{font-size:1.1rem;line-height:1.85;color:var(--w-2);font-weight:300}

/* ---------- eyebrow with its crimson rule ---------- */
.eyebrow{
  font-family:var(--sans);font-size:10px;font-weight:500;letter-spacing:.32em;
  text-transform:uppercase;color:var(--w-2);margin:0 0 18px;
  display:flex;align-items:center;gap:16px;
}
.eyebrow::after{content:"";flex:0 0 84px;height:2px;background:var(--crim)}
.eyebrow.solo::after{display:none}

/* ---------- header ---------- */
.site-head{
  position:fixed;top:0;left:0;right:0;z-index:70;
  background:linear-gradient(180deg,rgba(0,0,0,.82),rgba(0,0,0,0));
  transition:background .35s ease,transform .4s cubic-bezier(.22,.61,.36,1);
}
.site-head.solid{background:rgba(0,0,0,.96);border-bottom:1px solid var(--line-2)}
.site-head.hide{transform:translateY(-100%)}
.head-in{display:flex;align-items:center;justify-content:space-between;gap:22px;
  height:78px;max-width:1500px;margin-inline:auto;padding-inline:var(--gut)}
.logo{display:flex;align-items:center;gap:12px;flex:0 0 auto}
.logo-mark{width:34px;height:34px;flex:0 0 auto}
.logo-txt{font-family:var(--cond);text-transform:uppercase;line-height:1}
.logo-txt b{display:block;font-weight:500;font-size:19px;letter-spacing:.2em;color:#fff;
  white-space:nowrap}
.logo-txt span{display:block;font-family:var(--sans);font-size:8px;font-weight:400;
  letter-spacing:.34em;color:var(--w-3);margin-top:5px;white-space:nowrap}
.mainnav{display:flex;align-items:center;gap:clamp(12px,1.9vw,30px)}
.mainnav a{font-size:11.5px;font-weight:500;letter-spacing:.2em;text-transform:uppercase;
  color:var(--w-1);position:relative;padding:6px 0;white-space:nowrap}
.mainnav a::after{content:"";position:absolute;left:0;right:100%;bottom:0;height:1px;
  background:var(--crim);transition:right .32s cubic-bezier(.22,.61,.36,1)}
.mainnav a:hover::after,.mainnav a[aria-current]::after{right:0}
.head-call{display:inline-flex;align-items:center;gap:8px;font-family:var(--cond);
  font-size:19px;font-weight:500;letter-spacing:.07em;color:#fff;white-space:nowrap}
.head-call svg{width:14px;height:14px;color:var(--crim)}
.burger{display:none;background:none;border:0;padding:8px;cursor:pointer}
.burger span{display:block;width:24px;height:1.5px;background:#fff;margin:5px 0;
  transition:transform .3s,opacity .3s}
.burger.on span:nth-child(1){transform:translateY(6.5px) rotate(45deg)}
.burger.on span:nth-child(2){opacity:0}
.burger.on span:nth-child(3){transform:translateY(-6.5px) rotate(-45deg)}

/* ---------- left social rail ---------- */
.rail{position:fixed;left:0;top:50%;transform:translateY(-50%);z-index:60;
  width:var(--rail);display:flex;flex-direction:column;align-items:center;gap:20px}
.rail a{color:var(--w-3);transition:color .2s,transform .2s}
.rail a:hover{color:var(--crim);transform:translateY(-2px)}
.rail svg{width:15px;height:15px;display:block}

/* ---------- full-bleed hero slideshow ---------- */
.phero{position:relative;height:min(100svh,940px);min-height:560px;overflow:hidden;
  background:var(--black);display:flex;align-items:flex-end}
.heroslides{position:absolute;inset:0;z-index:0}
.heroslide{position:absolute;inset:0;opacity:0;transition:opacity 2s ease-in-out}
.heroslide.is-on{opacity:1}
.heroslide img{width:100%;height:100%;object-fit:cover}
.motion .heroslide.is-on img{animation:kb 16s ease-out forwards}
@keyframes kb{from{transform:scale(1.0)}to{transform:scale(1.1)}}
.phero::after{content:"";position:absolute;inset:0;z-index:1;pointer-events:none;
  background:linear-gradient(180deg,rgba(0,0,0,.72) 0%,rgba(0,0,0,.18) 32%,
             rgba(0,0,0,.42) 68%,rgba(0,0,0,.88) 100%)}
.phero .wrap{position:relative;z-index:2;width:100%;padding-bottom:clamp(60px,9vw,120px)}
.hero-copy{max-width:640px}
.hero-copy h1{max-width:12ch}
.hero-copy .eyebrow{max-width:none;white-space:nowrap}
.phero h1{color:#fff;font-weight:500;letter-spacing:.005em;
  text-shadow:0 2px 30px rgba(0,0,0,.6)}
.phero .lede{color:var(--w-1);max-width:46ch;margin-top:1em;
  text-shadow:0 1px 16px rgba(0,0,0,.7)}
.scrollcue{position:absolute;left:50%;bottom:26px;z-index:3;transform:translateX(-50%);
  display:flex;flex-direction:column;align-items:center;gap:10px;
  font-size:9px;letter-spacing:.3em;text-transform:uppercase;color:var(--w-3)}
.scrollcue i{display:block;width:1px;height:46px;background:linear-gradient(
  180deg,rgba(255,255,255,.5),rgba(255,255,255,0))}
.motion .scrollcue i{animation:cue 2.2s ease-in-out infinite}
@keyframes cue{0%,100%{transform:scaleY(.4);transform-origin:top}50%{transform:scaleY(1);transform-origin:top}}

/* ---------- sections ---------- */
section,.sec{padding-block:clamp(66px,8vw,124px);background:var(--black)}
.sec-alt{background:var(--near)}
.sec-head{display:flex;align-items:flex-end;justify-content:space-between;gap:26px;
  margin-bottom:clamp(30px,4vw,54px);flex-wrap:wrap}
.sec-head .disp{font-size:clamp(2.2rem,5.4vw,4.6rem)}
.sec-head p{max-width:62ch;color:var(--w-2);margin:16px 0 0}

/* ---------- crimson pill button ---------- */
.pill{display:inline-flex;align-items:center;gap:14px;background:var(--crim);color:#fff;
  font-size:10.5px;font-weight:600;letter-spacing:.24em;text-transform:uppercase;
  padding:16px 26px;border:0;cursor:pointer;
  transition:background .28s ease,gap .28s ease}
.pill:hover{background:#fff;color:var(--black);gap:20px}
.pill .plus{position:relative;width:12px;height:12px;flex:0 0 auto}
.pill .plus::before,.pill .plus::after{content:"";position:absolute;background:currentColor}
.pill .plus::before{left:0;right:0;top:5.5px;height:1.5px}
.pill .plus::after{top:0;bottom:0;left:5.5px;width:1.5px}

.btn{display:inline-flex;align-items:center;justify-content:center;gap:12px;
  font-family:var(--sans);font-size:10.5px;font-weight:600;letter-spacing:.24em;
  text-transform:uppercase;padding:17px 32px;border:1px solid var(--line);
  color:#fff;background:none;cursor:pointer;position:relative;overflow:hidden;
  transition:color .3s ease,border-color .3s ease}
.btn::before{content:"";position:absolute;inset:0;background:var(--crim);z-index:-1;
  transform:scaleX(0);transform-origin:left center;
  transition:transform .42s cubic-bezier(.22,.61,.36,1)}
.btn>*{position:relative;z-index:1}
.btn:hover{border-color:var(--crim)}
.btn:hover::before{transform:scaleX(1)}
.btn-primary,.btn-brass,.btn-gold,.btn-on-dark{background:var(--crim);border-color:var(--crim)}
.btn-primary::before,.btn-brass::before,.btn-gold::before,.btn-on-dark::before{background:#fff}
.btn-primary:hover,.btn-brass:hover,.btn-gold:hover,.btn-on-dark:hover{color:var(--black);border-color:#fff}
.btn-ghost,.btn-outline-light{border-color:var(--line);color:#fff}
.btn-row{display:flex;flex-wrap:wrap;gap:13px;margin-top:32px}

/* ---------- property / closing cards ---------- */
.tx-grid,.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(14px,1.8vw,22px)}
.tx-grid.feature{grid-template-columns:repeat(2,1fr)}
.tx-card{position:relative;display:block;border-radius:var(--r);overflow:hidden;
  aspect-ratio:10/7;background:var(--panel);
  transition:transform .5s cubic-bezier(.22,.61,.36,1),box-shadow .5s}
.tx-card:hover{transform:translateY(-5px);box-shadow:0 30px 60px -30px rgba(0,0,0,.9)}
.tx-media{position:absolute;inset:0}
.tx-media img{width:100%;height:100%;object-fit:cover;
  transition:transform .9s cubic-bezier(.22,.61,.36,1)}
.tx-card:hover .tx-media img{transform:scale(1.07)}
.tx-card::after{content:"";position:absolute;inset:0;z-index:1;
  background:linear-gradient(180deg,rgba(0,0,0,.12) 0%,rgba(0,0,0,0) 30%,
             rgba(0,0,0,.42) 58%,rgba(0,0,0,.94) 100%)}
.tx-chip{position:absolute;left:0;top:clamp(14px,1.8vw,20px);z-index:3;
  background:var(--crim);color:#fff;font-size:8.5px;font-weight:600;
  letter-spacing:.2em;text-transform:uppercase;padding:6px 12px 6px 14px}
.tx-body{position:absolute;left:0;right:0;bottom:0;z-index:2;
  padding:clamp(18px,2.2vw,28px);display:flex;flex-direction:column}
.tx-flag{display:none}
.tx-flag:empty{display:none}
.tx-price{font-family:var(--cond);font-weight:500;font-size:clamp(1.5rem,2.5vw,2.1rem);
  line-height:1;letter-spacing:.03em;color:#fff;margin:0}
.tx-rule,.card-rule{display:block;width:44px;height:3px;background:var(--crim);margin:9px 0 11px}
.tx-body h3,.tx-addr,.card-addr{font-family:var(--cond);font-weight:300;
  font-size:clamp(.95rem,1.4vw,1.2rem);letter-spacing:.16em;text-transform:uppercase;
  color:var(--w-1);margin:0}
.tx-sub,.card-meta{font-size:9.5px;letter-spacing:.2em;text-transform:uppercase;
  color:var(--w-2);margin:8px 0 0;white-space:nowrap;overflow:hidden;
  text-overflow:ellipsis}
.tx-side{font-size:9.5px;font-weight:600;letter-spacing:.2em;text-transform:uppercase;
  color:var(--crim);margin:0 0 8px}
.tx-meta{list-style:none;margin:10px 0 0;padding:0;display:flex;flex-wrap:wrap;gap:2px 10px;
  font-size:9.5px;letter-spacing:.14em;text-transform:uppercase;color:var(--w-3)}
.tx-meta li{display:inline-flex;align-items:center;white-space:nowrap}
.tx-meta li:not(:last-child)::after{content:"\00B7";margin-left:10px;color:var(--crim)}
.tx-foot{margin-top:0;padding:0;border:0;display:block}
.tx-go{display:none}
.tx-plate{background:var(--panel)}
.tx-media.tx-plate{position:absolute;inset:0;display:grid;place-items:start center;
  padding-top:clamp(26px,4vw,48px);
  background:linear-gradient(160deg,#17171A 0%,#101012 52%,#0A0A0B 100%)}
.tx-media.tx-plate::before{content:"";position:absolute;inset:0;
  background:
    radial-gradient(90% 70% at 92% 4%,rgba(183,31,55,.16),transparent 58%),
    repeating-linear-gradient(135deg,rgba(255,255,255,.022) 0 1px,transparent 1px 9px)}
.tx-plate .pl-city{position:relative;font-family:var(--cond);text-transform:uppercase;
  color:var(--w-2);font-size:1.25rem;letter-spacing:.2em;text-align:center}
.tx-plate .pl-rule{position:relative;display:block;width:30px;height:2px;
  background:var(--crim);margin:10px auto 0}
.tx-plate .pl-year{position:relative;font-size:9px;letter-spacing:.24em;
  text-transform:uppercase;color:var(--w-3);margin-top:9px;text-align:center}
.tx-ask{background:var(--panel);display:flex;align-items:flex-end;
  padding:clamp(20px,2.4vw,30px)}
.tx-ask::after{display:none}
.tx-ask-eyebrow{font-size:9px;letter-spacing:.24em;text-transform:uppercase;
  color:var(--crim);display:block;margin-bottom:10px}
.tx-ask strong{font-family:var(--cond);font-size:1.4rem;font-weight:400;letter-spacing:.04em;
  text-transform:uppercase;display:block;margin-bottom:10px;color:#fff}
.tx-ask-body{color:var(--w-3);font-size:.86rem;display:block}
.tx-ask-go{display:inline-block;margin-top:14px;font-size:9.5px;font-weight:600;
  letter-spacing:.2em;text-transform:uppercase;color:var(--crim)}
.tx-more{margin-top:34px}
.tx-note,.tx-note-inline{font-size:.82rem;color:var(--w-3)}
.tx-price-na{font-family:var(--cond);font-size:1.2rem;letter-spacing:.06em;color:var(--w-3)}

/* ---------- stats over a photograph ---------- */
.statband{position:relative;overflow:hidden;padding-block:clamp(70px,9vw,130px)}
.statband > img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:0}
.statband::after{content:"";position:absolute;inset:0;z-index:1;
  background:linear-gradient(180deg,rgba(0,0,0,.88),rgba(0,0,0,.8))}
.statband > img{filter:grayscale(.35) contrast(1.05)}
.statband .wrap{position:relative;z-index:2;display:grid;
  grid-template-columns:1fr auto;gap:clamp(26px,4vw,60px);align-items:center}
.stat-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(26px,3.6vw,52px)}
.stat b{display:block;font-family:var(--cond);font-weight:300;
  font-size:clamp(2.4rem,4.6vw,3.9rem);line-height:1;letter-spacing:.01em;color:#fff}
.stat b em{font-style:normal;color:var(--crim)}
.stat i{display:block;height:1px;background:var(--line);margin:14px 0 12px}
.stat > span{display:block;font-size:9.5px;font-weight:500;letter-spacing:.22em;
  text-transform:uppercase;color:var(--w-3)}
/* .stat span outranks .count on specificity, which shrank the figures to
   label size and broke "$23M+" across three lines. Match it with .stat b .count. */
.stat b .count{font:inherit;letter-spacing:inherit;color:inherit;text-transform:none;
  display:inline}
/* the rotated heading on the right edge */
.vhead{writing-mode:vertical-rl;transform:rotate(180deg);font-family:var(--cond);
  text-transform:uppercase;line-height:.88;letter-spacing:.02em;
  font-size:clamp(2.2rem,4vw,3.6rem);color:#fff;display:flex;gap:.08em;align-items:flex-start}
.vhead .thin{font-weight:200}
.vhead .bold{font-weight:600}
.vlabel{writing-mode:vertical-rl;transform:rotate(180deg);font-size:9.5px;
  letter-spacing:.28em;text-transform:uppercase;color:var(--w-3);
  display:flex;align-items:center;gap:14px}
.vlabel::after{content:"";width:2px;height:54px;background:var(--crim)}
.vstack{display:flex;gap:16px;align-items:flex-start}

/* ---------- full-bleed link band ---------- */
.linkband{position:relative;overflow:hidden;padding-block:clamp(70px,9vw,120px)}
.linkband > img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:0}
.linkband::after{content:"";position:absolute;inset:0;z-index:1;background:rgba(0,0,0,.66)}
.linkband .wrap{position:relative;z-index:2}
.linkrow{display:grid;grid-template-columns:repeat(4,1fr);gap:0}
.linkrow a{display:block;padding:8px clamp(14px,2vw,30px);border-left:1px solid var(--line);
  font-family:var(--cond);text-transform:uppercase;font-weight:300;
  font-size:clamp(1.3rem,2.3vw,2rem);line-height:1.02;letter-spacing:.04em;color:var(--w-1);
  transition:color .25s ease,transform .3s cubic-bezier(.22,.61,.36,1)}
.linkrow a:last-child{border-right:1px solid var(--line)}
.linkrow a b{display:block;font-weight:600;color:#fff}
.linkrow a:hover{color:var(--crim);transform:translateY(-3px)}
.linkrow a:hover b{color:var(--crim)}

/* ---------- about band ---------- */
.aboutband{position:relative;background:var(--near);overflow:hidden;
  padding-block:clamp(66px,8vw,120px)}
.about-grid{display:grid;grid-template-columns:.92fr 1.08fr;gap:clamp(32px,5vw,80px);
  align-items:center;position:relative;z-index:2}
.portrait{position:relative}
.portrait img{width:100%;height:auto;border-radius:var(--r)}
.portrait::after{content:"";position:absolute;inset:auto -16px -16px auto;width:58%;height:62%;
  border:1px solid var(--crim);opacity:.55;z-index:-1;border-radius:var(--r)}
.name-lock{font-size:clamp(2.6rem,6vw,5rem);margin-bottom:.1em}
.name-lock .thin{color:var(--crim);font-weight:200}
.name-lock .bold{color:#fff;font-weight:600}
.role{font-family:var(--sans);font-size:1rem;font-weight:300;color:var(--w-2);
  margin:6px 0 0;letter-spacing:.06em;text-transform:uppercase}
.bio{margin-top:26px;max-width:62ch}
.bio p{color:var(--w-2);margin:0 0 20px;line-height:1.9}
.cinfo{display:flex;flex-wrap:wrap;gap:20px 46px;margin-top:26px}
.cinfo dl{margin:0}
.cinfo dt{font-size:9px;letter-spacing:.26em;text-transform:uppercase;color:var(--w-3);
  font-weight:500;margin-bottom:6px}
.cinfo dd{margin:0;font-family:var(--cond);font-size:1.35rem;font-weight:400;
  letter-spacing:.1em;text-transform:uppercase;color:#fff}
.cinfo dd a:hover{color:var(--crim)}

/* ---------- proof strip ---------- */
.proof{background:var(--black);border-block:1px solid var(--line-2);
  padding-block:clamp(34px,4vw,58px)}
.proof-in{display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;
  gap:26px 44px}
.proof-item{display:flex;align-items:center;gap:14px}
.proof-item .stars{color:var(--crim);font-size:17px;letter-spacing:3px;line-height:1}
.proof-item b{font-family:var(--cond);font-size:1.9rem;font-weight:500;letter-spacing:.04em;
  color:#fff;line-height:1}
.proof-item span{font-size:9.5px;letter-spacing:.2em;text-transform:uppercase;
  color:var(--w-3);max-width:24ch}

/* ---------- interior page hero ---------- */
.page-hero{position:relative;overflow:hidden;background:var(--black);
  padding-block:clamp(120px,13vw,190px) clamp(46px,6vw,84px);
  border-bottom:1px solid var(--line-2)}
.page-hero > img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;
  z-index:0;opacity:.34}
.page-hero::after{content:"";position:absolute;inset:0;z-index:1;
  background:linear-gradient(180deg,rgba(0,0,0,.72),rgba(0,0,0,.9))}
.page-hero .wrap{position:relative;z-index:2}
.page-hero h1{max-width:17ch}
.page-hero h1.disp{font-size:clamp(2.6rem,6.2vw,5.2rem)}
.page-hero .lede{max-width:62ch;margin-top:1em}
.page-hero-tight{padding-block:clamp(110px,11vw,150px) clamp(32px,4vw,52px)}
.crumb{font-size:9.5px;letter-spacing:.26em;text-transform:uppercase;color:var(--w-3);
  margin:0 0 18px}
.crumb a{color:var(--w-3)}
.crumb a:hover{color:var(--crim)}

/* ---------- generic content ---------- */
main a:not(.btn):not(.pill):not(.tx-card):not(.logo):not(.card-link):not(.linkrow a){
  color:#fff;background-image:linear-gradient(var(--crim),var(--crim));
  background-size:0% 1px;background-repeat:no-repeat;background-position:0 100%;
  transition:background-size .28s cubic-bezier(.22,.61,.36,1)}
main a:not(.btn):not(.pill):not(.tx-card):not(.logo):hover{background-size:100% 1px}
.grid{display:grid;gap:clamp(14px,1.8vw,24px)}
.g2{grid-template-columns:repeat(2,1fr)}
.g3{grid-template-columns:repeat(3,1fr)}
.g4{grid-template-columns:repeat(4,1fr)}
.split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(28px,4.4vw,70px);align-items:start}
.split.narrow-left{grid-template-columns:.82fr 1.18fr}
.card{display:flex;flex-direction:column;background:var(--panel);
  border:1px solid var(--line-2);border-radius:var(--r);
  padding:clamp(22px,2.8vw,32px);
  transition:border-color .28s ease,transform .32s cubic-bezier(.22,.61,.36,1)}
.card h3{color:#fff}
.card p{color:var(--w-2);font-size:.94rem}
.card-link:hover{border-color:var(--crim);transform:translateY(-4px)}
.card-more{margin-top:auto;padding-top:14px;font-size:9.5px;font-weight:600;
  letter-spacing:.22em;text-transform:uppercase;color:var(--crim)}
.panel{background:var(--panel);border:1px solid var(--line-2);border-radius:var(--r);
  padding:clamp(24px,3.2vw,42px)}
.panel-dark{background:var(--black)}
.sec-tint{background:var(--near)}
.tight{padding-block:clamp(48px,6vw,84px)}
.rule,hr.rule{border:0;border-top:1px solid var(--line-2);margin:0}
.chips{list-style:none;display:flex;flex-wrap:wrap;gap:9px;margin:0;padding:0}
.chips a{display:inline-block;padding:11px 20px;border:1px solid var(--line);
  font-size:10.5px;font-weight:500;letter-spacing:.18em;text-transform:uppercase;
  color:var(--w-2);transition:border-color .2s,color .2s,transform .2s}
.chips a:hover{border-color:var(--crim);color:#fff;transform:translateY(-2px)}
.area-note{margin-top:20px;color:var(--w-3);font-size:.86rem}
.steps{list-style:none;counter-reset:s;margin:0;padding:0}
.steps li{counter-increment:s;position:relative;padding:0 0 28px 70px;
  border-left:1px solid var(--line-2);margin-left:21px}
.steps li:last-child{border-left-color:transparent;padding-bottom:0}
.steps li::before{content:counter(s,decimal-leading-zero);position:absolute;left:-21px;top:-4px;
  width:42px;height:42px;display:grid;place-items:center;border-radius:50%;
  background:var(--black);border:1px solid var(--crim);color:var(--crim);
  font-family:var(--cond);font-size:1rem;font-weight:500}
.steps p{color:var(--w-2);margin:0}
.numcard .num{font-family:var(--cond);font-size:2.5rem;font-weight:200;color:var(--crim);
  line-height:1;display:block;margin-bottom:10px}
.ticks{list-style:none;margin:24px 0 0;padding:0}
.ticks li{position:relative;padding-left:28px;margin-bottom:12px;color:var(--w-2);font-size:14px}
.ticks li::before{content:"";position:absolute;left:0;top:11px;width:15px;height:1px;
  background:var(--crim)}

/* ---------- FAQ ---------- */
.faq{border-top:1px solid var(--line-2)}
.faq details{border-bottom:1px solid var(--line-2)}
.faq summary{cursor:pointer;list-style:none;padding:22px 44px 22px 0;position:relative;
  font-family:var(--cond);font-size:clamp(1rem,1.6vw,1.3rem);font-weight:500;
  letter-spacing:.05em;text-transform:uppercase;color:#fff}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"";position:absolute;right:6px;top:50%;width:12px;height:12px;
  border-right:1.5px solid var(--crim);border-bottom:1.5px solid var(--crim);
  transform:translateY(-70%) rotate(45deg);transition:transform .3s ease}
.faq details[open] summary::after{transform:translateY(-30%) rotate(-135deg)}
.faq summary:hover{color:var(--crim)}
.faq .a{padding:0 0 22px;max-width:74ch}
.faq .a p{color:var(--w-2);margin:0}

/* ---------- tables ---------- */
.tablewrap,.table-scroll{width:100%;overflow-x:auto;min-width:0;max-width:100%}
table.data{border-collapse:collapse;width:100%;font-size:.9rem;min-width:520px}
table.data th{text-align:left;font-size:9.5px;font-weight:600;letter-spacing:.2em;
  text-transform:uppercase;color:var(--w-3);padding:13px 18px 13px 0;
  border-bottom:1px solid var(--line)}
table.data td{padding:15px 18px 15px 0;border-bottom:1px solid var(--line-2);
  color:var(--w-2);vertical-align:top}

/* ---------- forms ---------- */
.form-card{background:var(--panel);border:1px solid var(--line-2);border-radius:var(--r);
  padding:clamp(24px,3.2vw,40px)}
.field{margin-bottom:20px}
.field label,.wiz label{display:block;font-size:9.5px;font-weight:500;letter-spacing:.24em;
  text-transform:uppercase;color:var(--w-3);margin-bottom:8px}
.field input,.field select,.field textarea,input[type=text],input[type=email],
input[type=tel],select,textarea{
  width:100%;font-family:var(--sans);font-size:15px;font-weight:300;color:#fff;
  background:rgba(255,255,255,.04);border:0;border-bottom:1px solid var(--line);
  padding:12px 10px;border-radius:0;transition:border-color .3s,background .3s}
input:focus,select:focus,textarea:focus{outline:none;border-bottom-color:var(--crim);
  background:rgba(255,255,255,.07)}
select option{background:var(--panel);color:#fff}
::placeholder{color:var(--w-3)}
.field-row{display:grid;grid-template-columns:1fr 1fr;gap:0 24px}
.form-note,.consent{font-size:11px;line-height:1.7;color:var(--w-3);margin-top:14px}
.hint{font-size:12px;color:var(--w-3);margin-top:12px}
.hp{position:absolute;left:-9999px}
.sub{color:var(--w-2);max-width:60ch}

/* ---------- search band in the hero ---------- */
.hero-search{max-width:940px;margin-top:clamp(26px,3.4vw,40px)}
.seg{display:inline-flex;background:rgba(255,255,255,.1);border:1px solid var(--line);
  margin-bottom:12px}
.seg button{background:none;border:0;color:var(--w-2);cursor:pointer;
  font-family:var(--sans);font-size:10px;font-weight:600;letter-spacing:.2em;
  text-transform:uppercase;padding:13px 22px;transition:background .25s,color .25s}
.seg button[aria-selected=true]{background:var(--crim);color:#fff}
.searchpanel,.addrbar{background:rgba(10,10,12,.82);border:1px solid var(--line);
  padding:clamp(14px,1.8vw,20px);backdrop-filter:blur(8px)}
.sp-row{display:flex;flex-wrap:wrap;gap:12px;align-items:flex-end}
.sp-field{flex:1 1 0;min-width:120px}
.sp-grow{flex:2 1 220px}
.sp-go{flex:0 0 auto}

/* ---------- financing band ---------- */
.finband,.mortband{background:var(--near);border-block:1px solid var(--line-2);
  padding-block:clamp(44px,5.4vw,76px)}
.finband .wrap{display:grid;grid-template-columns:1fr auto;gap:30px;align-items:center}
.finband h3{color:#fff}
.finband p{color:var(--w-2);max-width:66ch;margin:0}

/* ---------- cta band ---------- */
.cta-band{position:relative;overflow:hidden;background:var(--crim);
  padding-block:clamp(58px,7vw,100px);text-align:center}
.cta-band h2{color:#fff}
.cta-band p{color:rgba(255,255,255,.88);max-width:58ch;margin-inline:auto}
.cta-band .btn{border-color:rgba(255,255,255,.5)}
.cta-band .btn::before{background:#fff}
.cta-band .btn:hover{color:var(--crim);border-color:#fff}
.cta-band .btn-on-dark{background:#fff;border-color:#fff;color:var(--crim)}
.cta-band .btn-on-dark::before{background:var(--black)}
.cta-band .btn-on-dark:hover{color:#fff}
.cta-band .btn-row{justify-content:center}

/* ---------- footer ---------- */
.site-foot{background:var(--black);border-top:1px solid var(--line-2);
  color:var(--w-3);padding-block:clamp(50px,6vw,84px);font-size:13px}
.foot-grid{display:grid;grid-template-columns:1.6fr 1fr 1fr 1fr;gap:38px}
.foot-grid h4{font-size:9.5px;letter-spacing:.26em;text-transform:uppercase;color:#fff;
  margin:0 0 15px;font-weight:600}
.foot-grid ul{list-style:none;margin:0;padding:0}
.foot-grid li{margin-bottom:9px}
.foot-grid a:hover{color:var(--crim)}
.of-full{width:200px;height:auto;display:block;margin-bottom:18px}
.legal{border-top:1px solid var(--line-2);margin-top:42px;padding-top:26px;
  font-size:11px;line-height:1.8;color:var(--w-3)}
.legal strong{color:var(--w-2)}
.eho{color:var(--crim);vertical-align:middle;margin-right:11px}

/* ---------- sticky mobile call bar ---------- */
.callbar{display:none}

/* ---------- reveals ---------- */
.rv,.reveal{opacity:0;transform:translate3d(0,26px,0)}
.motion .rv,.motion .reveal{transition:opacity .85s cubic-bezier(.22,.61,.36,1),
  transform .85s cubic-bezier(.22,.61,.36,1)}
.motion .rv.in,.motion .reveal.in{opacity:1;transform:none}
.motion .rv-d1{transition-delay:.09s}
.motion .rv-d2{transition-delay:.18s}
.motion .rv-d3{transition-delay:.27s}
.motion .disp .thin,.motion .disp .bold{display:inline-block}
.motion .sec-head .disp .thin,.motion .sec-head .disp .bold,
.motion .page-hero h1 .thin,.motion .page-hero h1 .bold,
.motion .name-lock .thin,.motion .name-lock .bold{
  opacity:0;letter-spacing:.24em;transform:translate3d(0,10px,0);
  animation:dispIn 1.15s cubic-bezier(.19,1,.22,1) forwards}
.motion .sec-head .disp .bold,.motion .page-hero h1 .bold,.motion .name-lock .bold{
  animation-delay:.14s}
@keyframes dispIn{to{opacity:1;letter-spacing:.01em;transform:none}}
.count{font-variant-numeric:tabular-nums}
.idx-frame{width:100%;min-height:760px;border:1px solid var(--line-2);border-radius:var(--r)}
.idx-note,.num,.numcard{color:var(--w-2)}

/* ---------- responsive ---------- */
@media (max-width:1180px){
  :root{--rail:0px}
  .rail{display:none}
  .mainnav{position:fixed;inset:78px 0 auto 0;background:rgba(0,0,0,.98);
    flex-direction:column;align-items:stretch;gap:0;padding:8px var(--gut) 24px;
    border-bottom:1px solid var(--line-2);transform:translateY(-12px);opacity:0;
    pointer-events:none;transition:opacity .28s,transform .28s}
  .mainnav.open{opacity:1;transform:none;pointer-events:auto}
  .mainnav a{padding:16px 0;border-bottom:1px solid var(--line-2);font-size:12.5px}
  .mainnav a::after{display:none}
  .burger{display:block}
}
@media (max-width:1024px){
  .tx-grid,.cards,.g3,.g4{grid-template-columns:repeat(2,1fr)}
  .stat-grid{grid-template-columns:repeat(3,1fr);gap:24px}
  .statband .wrap{grid-template-columns:1fr}
  .vstack{display:none}
  .linkrow{grid-template-columns:repeat(2,1fr);gap:1px 0}
  .linkrow a{border-top:1px solid var(--line);padding-block:18px}
  .about-grid,.split,.split.narrow-left,.finband .wrap{grid-template-columns:1fr}
  .portrait{max-width:440px}
  .foot-grid{grid-template-columns:1fr 1fr}
}
@media (max-width:640px){
  body{padding-bottom:62px}
  .tx-grid,.tx-grid.feature,.cards,.g2,.g3,.g4{grid-template-columns:1fr}
  .stat-grid{grid-template-columns:repeat(2,1fr)}
  .field-row{grid-template-columns:1fr}
  .foot-grid{grid-template-columns:1fr}
  .head-call span{display:none}
  .logo-txt b{font-size:16px;letter-spacing:.14em}
  .eyebrow::after{flex-basis:44px}
  .callbar{display:grid;grid-template-columns:1fr 1fr;position:fixed;left:0;right:0;bottom:0;
    z-index:80;padding-bottom:env(safe-area-inset-bottom,0px)}
  .callbar a{display:flex;align-items:center;justify-content:center;gap:9px;padding:17px 10px;
    font-size:10.5px;font-weight:600;letter-spacing:.18em;text-transform:uppercase;color:#fff}
  .callbar .c1{background:var(--crim)}
  .callbar .c2{background:var(--panel)}
  .callbar svg{width:14px;height:14px}
}
@media (prefers-reduced-motion:reduce){
  *{animation:none!important;transition:none!important}
  .rv,.reveal{opacity:1!important;transform:none!important}
  .motion .disp .thin,.motion .disp .bold{opacity:1!important;letter-spacing:.01em!important;
    transform:none!important}
}
@media print{.site-head,.rail,.callbar,.cta-band{display:none!important}}

/* ---------- section head: stacked by default, split only when it carries
     a second element such as the View all pill ---------- */
.sec-head{flex-direction:column;align-items:flex-start;justify-content:flex-start}
.sec-head.row{flex-direction:row;align-items:flex-end;justify-content:space-between}
.sec-head h2{margin:0}
.sec-head.row > div{flex:1 1 420px}

/* ---------- the mortgage band ---------- */
.mb-grid{display:grid;grid-template-columns:1.35fr .65fr;
  gap:clamp(28px,4vw,64px);align-items:start}
.mb-points{list-style:none;margin:26px 0 0;padding:0;display:grid;gap:16px}
.mb-points li{position:relative;padding-left:26px}
.mb-points li::before{content:"";position:absolute;left:0;top:10px;width:14px;height:1px;
  background:var(--crim)}
.mb-points strong{display:block;font-family:var(--cond);font-size:1.05rem;font-weight:500;
  letter-spacing:.06em;text-transform:uppercase;color:#fff;margin-bottom:4px}
.mb-points span{display:block;color:var(--w-2);font-size:.92rem;line-height:1.7}
.mb-side{background:var(--panel);border:1px solid var(--line-2);border-radius:var(--r);
  padding:clamp(22px,2.8vw,32px)}
.mb-side-lede{color:var(--w-2);font-size:.9rem}
.mb-ids{margin:20px 0 0;display:grid;gap:14px}
.mb-ids > div{display:block}
.mb-ids dt{font-size:9px;letter-spacing:.24em;text-transform:uppercase;color:var(--w-3);
  margin:0 0 5px}
.mb-ids dd{margin:0;font-family:var(--cond);font-size:1.05rem;letter-spacing:.06em;
  text-transform:uppercase;color:#fff}
.mb-choice{margin-top:20px;padding-top:18px;border-top:1px solid var(--line-2);
  font-size:.86rem;color:var(--w-3)}
.mb-choice strong{color:#fff}
.mb-legal{margin-top:34px;font-size:11px;line-height:1.75;color:var(--w-3);max-width:96ch}
.mb-note{font-size:11px;color:var(--w-3);margin-top:12px}

/* ---------- the Optimum First lockup, reversed for the dark ground ---------- */
.of-lockup{display:flex;align-items:center;gap:11px;margin-bottom:16px}
.of-mark{flex:0 0 auto;width:42px;height:42px;display:block}
.of-words{display:flex;flex-direction:column;line-height:1}
.of-eyebrow{font-size:8px;letter-spacing:.24em;text-transform:uppercase;font-weight:600;
  color:var(--gold,#CD9A30);margin-bottom:5px}
.of-name{font-family:var(--sans);font-size:1.05rem;font-weight:600;letter-spacing:-.01em;
  color:#fff;white-space:nowrap}
.of-name b{font-weight:600;color:#CD9A30}

/* ---------- the Zillow badge ---------- */
.zbadge{display:inline-flex;align-items:center;gap:14px;border:1px solid var(--line);
  padding:13px 20px;margin:22px 0 0;transition:border-color .25s}
.zbadge:hover{border-color:var(--crim)}
.zb-stars{color:var(--crim);font-size:15px;letter-spacing:2px;line-height:1}
.zb-text{font-size:11px;letter-spacing:.06em;color:var(--w-2)}
.zb-text strong{color:#fff;font-family:var(--cond);font-size:1.2rem;letter-spacing:.04em}

/* ---------- photo band on the interior pages ---------- */
.photoband{position:relative;overflow:hidden;padding-block:clamp(60px,7.5vw,104px)}
.photoband > img,.photoband picture img{position:absolute;inset:0;width:100%;height:100%;
  object-fit:cover;z-index:0;filter:grayscale(.3)}
.photoband::after{content:"";position:absolute;inset:0;z-index:1;
  background:linear-gradient(180deg,rgba(0,0,0,.84),rgba(0,0,0,.76))}
.photoband .wrap{position:relative;z-index:2}
.photoband h2,.photoband h3{color:#fff}
.photoband p{color:var(--w-2)}

/* ---------- criteria wizard ---------- */
.wiz{background:var(--panel);border:1px solid var(--line-2);border-radius:var(--r);
  padding:clamp(22px,3vw,38px)}
.wiz-head{display:flex;justify-content:space-between;align-items:baseline;gap:18px;
  margin-bottom:20px}
.wiz-progress{font-size:9.5px;letter-spacing:.24em;text-transform:uppercase;color:var(--w-3)}
.wiz-q{font-family:var(--cond);font-size:1.4rem;font-weight:500;letter-spacing:.05em;
  text-transform:uppercase;color:#fff;margin:0 0 18px}
.wiz-foot{display:flex;justify-content:space-between;align-items:center;gap:16px;
  margin-top:22px}
.wiz-back{background:none;border:0;color:var(--w-3);font-size:10px;letter-spacing:.22em;
  text-transform:uppercase;cursor:pointer}
.opt-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(150px,1fr));gap:10px}
.opt{border:1px solid var(--line);padding:15px 16px;cursor:pointer;color:var(--w-1);
  font-size:13px;background:none;text-align:left;transition:border-color .2s,background .2s}
.opt:hover,.opt.on{border-color:var(--crim);background:rgba(183,31,55,.12)}

/* ---------- gallery pages ---------- */
.gal-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:12px}
.gal-item{border-radius:var(--r);overflow:hidden;background:var(--panel)}
.gal-item img{width:100%;height:100%;object-fit:cover;aspect-ratio:4/3}
.gal-head{margin-bottom:26px}
.gal-lead{border-radius:var(--r);overflow:hidden;margin-bottom:12px}
.propfacts{display:grid;grid-template-columns:repeat(auto-fit,minmax(120px,1fr));gap:20px;
  margin:26px 0;padding:22px 0;border-block:1px solid var(--line-2)}
.pf dt{font-size:9px;letter-spacing:.24em;text-transform:uppercase;color:var(--w-3);
  margin-bottom:6px}
.pf dd{margin:0;font-family:var(--cond);font-size:1.3rem;letter-spacing:.05em;color:#fff}
@media (max-width:980px){.mb-grid{grid-template-columns:1fr}}
@media (max-width:820px){.gal-grid{grid-template-columns:repeat(2,1fr)}}
@media (max-width:560px){.gal-grid{grid-template-columns:1fr}}

/* The grid-child min-width:auto trap again: the logo lockup will not wrap, so
   it held the mortgage aside open past a phone screen, and the 520px table
   did the same on the About page. */
.grid>*,.split>*,.wrap>*,.foot-grid>*,.about-grid>*,.mb-grid>*,.sec-head>*,
.statband .wrap>*,.proof-in>*,.linkrow>*{min-width:0}
.of-lockup{flex-wrap:wrap}
.of-name{white-space:normal}
@media (max-width:430px){
  .of-mark{width:34px;height:34px}
  .of-name{font-size:.95rem}
}

/* The eyebrow is a flex row holding text plus its rule. Nowrap kept the rule
   on the same line but ran the service-area line off the side of a phone. */
.eyebrow{flex-wrap:wrap;row-gap:10px}
.hero-copy .eyebrow{white-space:normal}
.eyebrow::after{flex:0 0 84px}
@media (max-width:820px){
  .hero-copy .eyebrow{font-size:9px;letter-spacing:.24em}
  .hero-copy .eyebrow::after{flex-basis:40px}
}

/* Interior openers were flat black where ogroup keeps photography under
   everything. One shared image, heavily darkened, so the type still leads. */
.page-hero::before{
  content:"";position:absolute;inset:0;z-index:0;
  background:url("/assets/img/hero-2.jpg") center/cover no-repeat;
  opacity:.3;filter:grayscale(.4);
}
.page-hero::after{background:linear-gradient(180deg,rgba(0,0,0,.66),rgba(0,0,0,.92))}

/* Counts above the closed-transaction grid. */
.txstats{display:grid;grid-template-columns:repeat(auto-fit,minmax(158px,1fr));
  gap:1px;background:var(--line-2);border:1px solid var(--line-2);
  border-radius:var(--r);overflow:hidden;margin:0 0 clamp(36px,4.6vw,64px)}
.txstats > div{background:var(--panel);padding:26px 20px;text-align:center}
.txstats strong{display:block;font-family:var(--cond);font-weight:500;
  font-size:clamp(1.7rem,3vw,2.5rem);line-height:1;letter-spacing:.03em;color:#fff}
.txstats span{display:block;margin-top:11px;font-size:9.5px;letter-spacing:.2em;
  text-transform:uppercase;color:var(--w-3);line-height:1.6}
@media (max-width:640px){.txstats{grid-template-columns:repeat(2,1fr)}}

/* Full-bleed background images inside photo sections. */
.phero img.bg,.photoband img.bg,.page-hero img.bg,section img.bg{
  position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:0}
.tx-media.has-photo{background:var(--panel)}
.tx-count{position:absolute;right:14px;bottom:14px;z-index:3;
  font-size:9px;letter-spacing:.22em;text-transform:uppercase;color:var(--w-2);
  background:rgba(0,0,0,.55);border:1px solid var(--line);border-radius:100px;
  padding:5px 11px;backdrop-filter:blur(4px)}

/* Listing gallery pages. */
.gal-head{display:grid;grid-template-columns:1.45fr 1fr;gap:clamp(24px,3.4vw,44px);
  align-items:start}
@media (max-width:900px){.gal-head{grid-template-columns:1fr;gap:24px}}
.gal-h{font-family:var(--cond);font-weight:400;letter-spacing:.14em;
  text-transform:uppercase;font-size:1.35rem;color:#fff;margin:38px 0 18px}
.gal-side .lede{font-size:1rem;margin:0}
.gal-side .propfacts{grid-template-columns:repeat(auto-fit,minmax(140px,1fr));
  margin-bottom:18px}
.gal-cta{margin-top:22px;padding:24px;border:1px solid var(--line);
  border-radius:var(--r);background:var(--panel)}
.gal-cta p{margin:0 0 10px;color:var(--w-2)}
.gal-cta .btn{margin-top:8px}

/* Rate-path radio options on the financing pages. */
.rateopt{border:1px solid var(--line);background:var(--panel);
  border-radius:var(--r);padding:18px 20px;margin-bottom:12px}
.rateopt:hover{border-color:rgba(183,31,55,.5)}
.rateopt label{display:flex;gap:13px;align-items:flex-start;cursor:pointer;margin:0}
.rateopt input{flex:0 0 auto;width:20px;height:20px;margin-top:2px;
  accent-color:var(--crim);cursor:pointer}
.rateopt .r-t{display:block;margin-bottom:5px;font-family:var(--cond);font-weight:400;
  font-size:1.1rem;letter-spacing:.1em;text-transform:uppercase;color:#fff}
.rateopt .r-d{display:block;font-size:.9rem;color:var(--w-2);line-height:1.65}
.rateopt .r-legal{margin:12px 0 0;font-size:.78rem;color:var(--w-3);line-height:1.6}

/* Step wizard: only the active step is visible. */
.wiz-body{padding:0 clamp(20px,3vw,34px)}
.wiz-step{display:none}
.wiz-step.on{display:block}

/* Misc leftovers. */
.opt-grid.three{grid-template-columns:repeat(3,1fr)}
@media (max-width:620px){.opt-grid.three{grid-template-columns:repeat(2,1fr)}}
.mb-main .lede{max-width:56ch}
.ph-icon{flex:0 0 auto}
.site-footer ul.socials{list-style:none;margin:0;padding:0}
.site-footer ul.socials li{margin-bottom:.62em}

/* The breadcrumb sits above <main>, so at its natural position the fixed
   header painted straight over it. Lift it into the top of the hero instead. */
.crumb-bar{position:absolute;top:0;left:0;right:0;z-index:6;pointer-events:none;
  padding-top:clamp(92px,9.4vw,116px)}
.crumb-bar .crumb{pointer-events:auto;margin:0}
.crumb span{margin-inline:6px;opacity:.5}
/* "Optimum First Inc ·" is a span inside .logo-txt span, which had set it to
   block and stranded the separator at the end of its own line. */
.logo-txt .lg-broker{display:inline}