:root{
  --ink:#0a0a0a; --ink-soft:#1a1a1a; --paper:#ffffff; --paper-pure:#ffffff;
  --rule:#0a0a0a; --muted:#6b6b6b; --hairline:rgba(10,10,10,0.12);
  --serif:'Cormorant Garamond', Garamond, serif;
  --display:'Bodoni Moda','Cormorant Garamond', Didot, serif;
  --sans:'Montserrat', Helvetica, Arial, sans-serif;
  --wide:'Raleway','Montserrat', Helvetica, Arial, sans-serif;
  --ease:cubic-bezier(.2,.7,.2,1);
}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility}
body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);font-weight:300;font-size:16px;line-height:1.6;overflow-x:hidden}
img{max-width:100%;display:block} a{color:inherit;text-decoration:none}
button{font:inherit;cursor:pointer;border:0;background:transparent;color:inherit}

.eyebrow{font-family:var(--wide);font-weight:200;font-size:11px;letter-spacing:0.42em;text-transform:uppercase;color:var(--ink)}
.eyebrow--rule{display:inline-flex;align-items:center;gap:14px}
.eyebrow--rule::before,.eyebrow--rule::after{content:"";width:36px;height:1px;background:currentColor;opacity:.7}
.display{font-family:var(--display);font-weight:400;letter-spacing:-0.005em;line-height:1.05;color:var(--ink)}
.h1{font-size:clamp(36px,5.8vw,88px)} .h2{font-size:clamp(30px,4.2vw,60px)} .h3{font-size:clamp(22px,2.4vw,34px)}
.lede{font-family:var(--serif);font-weight:300;font-style:italic;font-size:clamp(20px,1.8vw,26px);line-height:1.55;color:var(--ink-soft)}
.body-copy{font-family:var(--sans);font-weight:300;font-size:15.5px;line-height:1.85;color:var(--ink-soft);margin:0 0 1.1em}

.section{padding:clamp(64px,8vw,120px) clamp(20px,5vw,80px)}
.section--tight{padding:clamp(40px,5vw,80px) clamp(20px,5vw,80px)}
.wrap{max-width:1320px;margin:0 auto} .wrap-narrow{max-width:820px;margin:0 auto}
.center{text-align:center}
.section-head{display:flex;flex-direction:column;align-items:center;text-align:center;gap:22px;margin-bottom:clamp(40px,5vw,72px)}
.section-head__rule{width:1px;height:48px;background:var(--ink)}
.hr-thin{border:0;border-top:1px solid var(--hairline)}

.ya{display:inline}

.btn-line{display:inline-flex;align-items:center;gap:10px;font-family:var(--wide);font-weight:300;font-size:11px;letter-spacing:0.34em;text-transform:uppercase;color:var(--ink);padding:10px 0;border-bottom:1px solid var(--ink);transition:gap .3s var(--ease)}
.btn-line:hover{gap:18px}
.btn-line--light{color:#fff;border-bottom-color:#fff}

.nav{position:fixed;top:0;left:0;right:0;z-index:50;display:flex;align-items:center;justify-content:space-between;padding:16px clamp(20px,5vw,60px);background:#000;color:#fff;border-bottom:1px solid rgba(255,255,255,.08)}
.nav__brand{display:flex;align-items:center;gap:20px;white-space:nowrap}
.nav__compass{height:26px;width:auto;display:block}
.nav__haus{height:26px;width:auto;display:block}
.nav__rule{width:1px;height:26px;background:rgba(255,255,255,.3);flex:0 0 1px}
.nav__menu{display:flex;gap:30px;align-items:center}
.nav__link{font-family:var(--wide);font-weight:300;font-size:11px;letter-spacing:0.32em;text-transform:uppercase;color:#fff;position:relative;padding:6px 0}
.nav__link::after{content:"";position:absolute;left:0;right:0;bottom:0;height:1px;background:#fff;transform:scaleX(0);transform-origin:left center;transition:transform .4s var(--ease)}
.nav__link:hover::after{transform:scaleX(1)}
.nav__cta{font-family:var(--wide);font-weight:300;font-size:11px;letter-spacing:0.3em;text-transform:uppercase;padding:12px 22px;border:1px solid #fff;color:#fff;transition:all .35s var(--ease)}
.nav__cta:hover{background:#fff;color:#000}
.nav__toggle{display:none}
@media (max-width:1080px){.nav__menu{gap:22px}.nav__link{font-size:10px;letter-spacing:0.28em}}
@media (max-width:880px){.nav__menu{display:none;position:absolute;top:100%;left:0;right:0;background:#000;flex-direction:column;padding:24px 28px;gap:22px}.nav__menu.is-open{display:flex}.nav__toggle{display:inline-flex;flex-direction:column;gap:5px;padding:8px;width:34px;height:34px;justify-content:center;align-items:center}.nav__toggle span{display:block;width:20px;height:1px;background:#fff}.nav__compass,.nav__haus{height:22px}}

.hero{position:relative;min-height:100vh;min-height:100svh;display:flex;flex-direction:column;align-items:center;justify-content:center;text-align:center;color:#fff;overflow:hidden;padding:140px 24px 60px}
.hero__bg{position:absolute;inset:0;z-index:0}
.hero__bg img{width:100%;height:100%;object-fit:cover;filter:grayscale(100%) brightness(.72)}
.hero__veil{position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.4) 0%,rgba(0,0,0,.25) 40%,rgba(0,0,0,.55) 100%);z-index:1}
.hero__inner{position:relative;z-index:2;max-width:1000px;width:100%}
.hero__wordmark{margin:0 auto;display:flex;justify-content:center;align-items:center}
.hero__wordmark img{width:min(900px,78vw);height:auto;display:block}
.hero__rule{width:1px;height:64px;background:rgba(255,255,255,.7);margin:38px auto 26px}
.hero__tagline{font-family:var(--display);font-style:italic;font-weight:400;font-size:clamp(18px,2vw,26px);letter-spacing:0.18em;text-transform:uppercase;color:#fff;opacity:.92}
.hero__sub{font-family:var(--wide);font-weight:200;font-size:12.5px;letter-spacing:0.38em;text-transform:uppercase;color:#fff;opacity:.85;margin-top:18px}
.hero__scroll{position:absolute;bottom:36px;left:50%;transform:translateX(-50%);z-index:2;font-family:var(--wide);font-weight:200;font-size:10px;letter-spacing:0.42em;text-transform:uppercase;color:#fff;opacity:.7;display:flex;flex-direction:column;align-items:center;gap:10px}
.hero__scroll::after{content:"";width:1px;height:48px;background:#fff;animation:scrollPulse 2.4s ease-in-out infinite;transform-origin:top center}
@keyframes scrollPulse{0%,100%{transform:scaleY(.3);opacity:.4}50%{transform:scaleY(1);opacity:.9}}

.page-hero,.area-hero{position:relative;min-height:55vh;display:flex;flex-direction:column;align-items:center;justify-content:center;text-align:center;color:#fff;overflow:hidden;padding:160px 24px 80px}
.page-hero__bg,.area-hero__bg{position:absolute;inset:0;z-index:0;background-size:cover;background-position:center;filter:grayscale(100%) brightness(.55)}
.page-hero__veil,.area-hero__veil{position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.3) 0%,rgba(0,0,0,.55) 100%);z-index:1}
.page-hero__inner,.area-hero__inner{position:relative;z-index:2;max-width:920px;display:flex;flex-direction:column;align-items:center;gap:22px}
.page-hero__name,.area-hero__name,.page-hero__name.display,.area-hero__name.display{color:#fff !important;margin:0}
.page-hero__tagline,.area-hero__tagline{font-family:var(--serif);font-style:italic;font-weight:300;font-size:clamp(18px,1.8vw,26px);color:rgba(255,255,255,.92);margin:0}

.manifesto{background:#fff;padding-top:clamp(96px,12vw,160px);padding-bottom:clamp(96px,12vw,160px)}
.manifesto__inner{max-width:980px;margin:0 auto;text-align:center}
.manifesto__quote{font-family:var(--display);font-weight:400;font-size:clamp(26px,3.4vw,46px);line-height:1.25;letter-spacing:-0.005em;margin:24px 0 0;color:var(--ink)}
.manifesto__quote em{font-style:italic;font-family:var(--serif);font-weight:300}
.manifesto__sig{margin-top:34px}
.manifesto__sig .eyebrow{color:var(--muted)}

.stats{background:var(--ink);color:#fff} .stats .eyebrow{color:#fff} .stats .section-head__rule{background:#fff}
.stats__grid{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid rgba(255,255,255,.25);border-bottom:1px solid rgba(255,255,255,.25)}
.stat{padding:48px 28px;text-align:center;border-right:1px solid rgba(255,255,255,.25)} .stat:last-child{border-right:0}
.stat__num{font-family:var(--display);font-weight:400;font-size:clamp(36px,4.6vw,62px);line-height:1;letter-spacing:-0.01em;color:#fff}
.stat__num sup{font-size:.45em;vertical-align:super;margin-left:2px;letter-spacing:0}
.stat__label{margin-top:14px;font-family:var(--wide);font-weight:200;font-size:11px;letter-spacing:0.36em;text-transform:uppercase;color:rgba(255,255,255,.78)}
@media (max-width:880px){.stats__grid{grid-template-columns:repeat(2,1fr)}.stat:nth-child(2){border-right:0}.stat:nth-child(1),.stat:nth-child(2){border-bottom:1px solid rgba(255,255,255,.25)}}

.area-stats{background:#000;color:#fff;padding:clamp(48px,6vw,80px) clamp(20px,5vw,60px)}
.area-stats__grid{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid rgba(255,255,255,.25);border-bottom:1px solid rgba(255,255,255,.25)}
.area-stat{padding:40px 24px;text-align:center;border-right:1px solid rgba(255,255,255,.25)} .area-stat:last-child{border-right:0}
.area-stat__num{font-family:var(--display);font-weight:400;font-size:clamp(30px,3.6vw,48px);line-height:1;letter-spacing:-0.005em;color:#fff}
.area-stat__label{margin-top:12px;font-family:var(--wide);font-weight:200;font-size:10.5px;letter-spacing:0.32em;text-transform:uppercase;color:rgba(255,255,255,.8)}
@media (max-width:880px){.area-stats__grid{grid-template-columns:repeat(2,1fr)}.area-stat:nth-child(2){border-right:0}.area-stat:nth-child(1),.area-stat:nth-child(2){border-bottom:1px solid rgba(255,255,255,.25)}}

.salesribbon{background:#fff;padding:0;overflow:hidden;border-top:1px solid var(--hairline);border-bottom:1px solid var(--hairline)}
.salesribbon__inner{display:flex;gap:64px;align-items:center;padding:32px 0;animation:marquee 60s linear infinite;white-space:nowrap}
.salesribbon__inner:hover{animation-play-state:paused}
.salesribbon__item{font-family:var(--display);font-weight:400;font-size:16px;letter-spacing:0.04em;color:var(--ink);display:inline-flex;align-items:baseline;gap:14px;flex-shrink:0}
.salesribbon__item .price{font-weight:500}
.salesribbon__item .addr{font-family:var(--serif);font-style:italic;font-weight:300;color:var(--muted);font-size:14px}
.salesribbon__item::after{content:"·";color:var(--muted);margin-left:64px}
@keyframes marquee{from{transform:translateX(0)}to{transform:translateX(-50%)}}

.listings{background:#fff}
.listings__head{display:flex;justify-content:space-between;align-items:flex-end;margin-bottom:48px;gap:24px;flex-wrap:wrap}
.listings__head h2{margin:0}
.listings__grid{display:grid;grid-template-columns:repeat(3,1fr);gap:36px}
.listings__cta{margin-top:60px;text-align:center}
.listing{position:relative;background:#fff;display:flex;flex-direction:column}
.listing__link-wrap{display:flex;flex-direction:column;height:100%}
.listing__media{position:relative;aspect-ratio:4/3;overflow:hidden;background:#000}
.listing__media img{width:100%;height:100%;object-fit:cover;filter:grayscale(100%) contrast(1.06);transition:filter .9s var(--ease),transform 1.2s var(--ease)}
.listing:hover .listing__media img{filter:grayscale(0) contrast(1);transform:scale(1.04)}
.listing__tag{position:absolute;top:14px;left:14px;z-index:2;font-family:var(--wide);font-weight:300;font-size:9.5px;letter-spacing:0.34em;text-transform:uppercase;color:#fff;background:rgba(0,0,0,.78);padding:7px 12px}
.listing__price-overlay{position:absolute;bottom:0;left:0;right:0;padding:18px 18px 14px;background:linear-gradient(180deg,rgba(0,0,0,0) 0%,rgba(0,0,0,.78) 100%);display:flex;justify-content:space-between;align-items:flex-end;color:#fff;z-index:2}
.listing__price{font-family:var(--display);font-weight:400;font-size:clamp(22px,2.2vw,30px);letter-spacing:-0.01em}
.listing__city{font-family:var(--wide);font-weight:300;font-size:10.5px;letter-spacing:0.32em;text-transform:uppercase}
.listing__body{padding:20px 4px 8px}
.listing__addr{font-family:var(--serif);font-weight:400;font-size:17px;line-height:1.4;color:var(--ink);margin:0 0 12px}
.listing__meta{display:flex;gap:18px;font-family:var(--wide);font-weight:300;font-size:11px;letter-spacing:0.22em;text-transform:uppercase;color:var(--muted);flex-wrap:wrap}
.listing__meta span{position:relative;padding-right:18px}
.listing__meta span:not(:last-child)::after{content:"";position:absolute;right:0;top:50%;transform:translateY(-50%);width:1px;height:11px;background:var(--hairline)}
@media (max-width:980px){.listings__grid{grid-template-columns:repeat(2,1fr);gap:28px}}
@media (max-width:620px){.listings__grid{grid-template-columns:1fr}}

.communities{background:#fff}
.communities__grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.community{position:relative;overflow:hidden;min-height:360px;display:flex;flex-direction:column;justify-content:flex-end;padding:36px 32px;color:#fff;background:#000}
.community__bg{position:absolute;inset:0;z-index:1;background-size:cover;background-position:center;filter:grayscale(100%) contrast(1.06);transition:transform 1.4s var(--ease),filter 1s var(--ease)}
.community:hover .community__bg{transform:scale(1.06);filter:grayscale(0) contrast(1)}
.community__overlay{position:absolute;inset:0;z-index:2;background:linear-gradient(180deg,rgba(0,0,0,0.25) 0%,rgba(0,0,0,0.55) 55%,rgba(0,0,0,0.88) 100%);transition:opacity .6s var(--ease);pointer-events:none}
.community__content{position:relative;z-index:3}
.community__name{font-family:var(--display);font-weight:400;font-size:clamp(32px,3.4vw,46px);line-height:1.1;letter-spacing:-0.005em;margin:0;color:#fff}
.community__cue{display:inline-block;margin-top:16px;font-family:var(--wide);font-weight:300;font-size:11px;letter-spacing:0.34em;text-transform:uppercase;color:#fff;padding-bottom:6px;border-bottom:1px solid rgba(255,255,255,.4);transition:border-color .35s var(--ease),letter-spacing .35s var(--ease)}
.community:hover .community__cue{border-color:#fff;letter-spacing:0.4em}
@media (max-width:980px){.communities__grid{grid-template-columns:repeat(2,1fr)}}
@media (max-width:620px){.communities__grid{grid-template-columns:1fr}}

.testimonials{background:var(--ink);color:#fff} .testimonials .eyebrow{color:#fff} .testimonials .section-head__rule{background:#fff}
.testimonials__grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:rgba(255,255,255,.18)}
.testimonial{background:var(--ink);padding:48px 38px;display:flex;flex-direction:column;gap:18px}
.testimonial__quote{font-family:var(--serif);font-weight:300;font-style:italic;font-size:19px;line-height:1.55;color:#fff}
.testimonial__quote::before{content:"\201C";font-family:var(--display);font-size:48px;line-height:0;color:rgba(255,255,255,.5);vertical-align:-0.3em;margin-right:6px}
.testimonial__attr{margin-top:auto;padding-top:18px;border-top:1px solid rgba(255,255,255,.25);font-family:var(--wide);font-weight:300;font-size:11px;letter-spacing:0.3em;text-transform:uppercase;color:rgba(255,255,255,.78)}
.testimonial__attr strong{display:block;font-weight:400;color:#fff;font-size:13px;margin-bottom:4px;letter-spacing:0.26em}
@media (max-width:980px){.testimonials__grid{grid-template-columns:1fr}}

.contact{background:var(--ink);color:#fff} .contact .eyebrow{color:#fff} .contact .section-head__rule{background:#fff}
.contact__grid{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:start}
.contact__left h2{color:#fff;margin:18px 0 18px}
.contact__left p{font-family:var(--serif);font-weight:300;font-size:18px;line-height:1.65;color:rgba(255,255,255,.85)}
.contact__channels{margin-top:36px;display:flex;flex-direction:column;gap:18px}
.contact__channel{display:flex;flex-direction:column;gap:4px;padding-bottom:14px;border-bottom:1px solid rgba(255,255,255,.18)}
.contact__channel small{font-family:var(--wide);font-weight:200;font-size:10.5px;letter-spacing:0.36em;text-transform:uppercase;color:rgba(255,255,255,.6)}
.contact__channel a,.contact__channel span{font-family:var(--display);font-weight:400;font-size:22px;color:#fff;transition:opacity .3s var(--ease)}
.contact__channel a:hover{opacity:.7}
.contact__form{display:flex;flex-direction:column;gap:18px}
.field{display:flex;flex-direction:column;gap:8px}
.field label{font-family:var(--wide);font-weight:200;font-size:10.5px;letter-spacing:0.36em;text-transform:uppercase;color:rgba(255,255,255,.7)}
.field input,.field textarea,.field select{background:transparent;border:0;border-bottom:1px solid rgba(255,255,255,.35);color:#fff;font-family:var(--serif);font-weight:300;font-size:18px;padding:10px 0;outline:none;transition:border-color .3s var(--ease)}
.field input:focus,.field textarea:focus,.field select:focus{border-bottom-color:#fff}
.field textarea{resize:vertical;min-height:90px} .field select option{color:var(--ink)}
.contact__submit{align-self:flex-start;margin-top:18px;font-family:var(--wide);font-weight:300;font-size:11px;letter-spacing:0.36em;text-transform:uppercase;padding:18px 36px;border:1px solid #fff;color:#fff;transition:all .35s var(--ease)}
.contact__submit:hover{background:#fff;color:var(--ink)}
@media (max-width:880px){.contact__grid{grid-template-columns:1fr;gap:48px}}

.about-grid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(40px,6vw,96px);align-items:center}
.about-grid__photo{aspect-ratio:4/5;overflow:hidden;background:#000}
.about-grid__photo img{width:100%;height:100%;object-fit:cover;filter:grayscale(100%) contrast(1.04);transition:filter 1s var(--ease)}
.about-grid__photo:hover img{filter:grayscale(0)}
.about-affil{margin-top:clamp(80px,10vw,140px);text-align:center;border-top:1px solid var(--hairline);padding-top:clamp(60px,8vw,110px)}
.about-affil__inner{display:flex;flex-direction:column;align-items:center}
.about-affil__logo{max-height:48px;width:auto;margin-top:18px}
@media (max-width:880px){.about-grid{grid-template-columns:1fr}}

.theory__steps{display:flex;flex-direction:column;border-top:1px solid var(--ink)}
.step{display:grid;grid-template-columns:120px 1fr;gap:32px;padding:36px 0;border-bottom:1px solid var(--hairline)}
.step__num{font-family:var(--display);font-weight:400;font-size:44px;line-height:1;color:var(--ink)}
.step__num small{font-family:var(--wide);font-weight:200;font-size:10px;letter-spacing:0.3em;display:block;margin-top:8px;color:var(--muted)}
.step__title{font-family:var(--display);font-weight:400;font-size:24px;margin:0 0 10px;line-height:1.2}
.step__desc{font-family:var(--sans);font-weight:300;font-size:15px;line-height:1.75;color:var(--muted);margin:0}
@media (max-width:880px){.step{grid-template-columns:1fr;gap:12px}}

.faq__list{max-width:920px;margin:0 auto;border-top:1px solid var(--ink)}
.faq__item{border-bottom:1px solid var(--hairline)}
.faq__q{display:flex;justify-content:space-between;align-items:center;gap:20px;width:100%;padding:26px 0;text-align:left;font-family:var(--display);font-weight:400;font-size:20px;color:var(--ink);line-height:1.3}
.faq__q::after{content:"+";font-family:var(--display);font-weight:400;font-size:26px;color:var(--ink);transition:transform .4s var(--ease)}
.faq__item.is-open .faq__q::after{content:"\2013"}
.faq__a{max-height:0;overflow:hidden;transition:max-height .55s var(--ease),padding .4s var(--ease);font-family:var(--sans);font-weight:300;font-size:15px;line-height:1.75;color:var(--muted)}
.faq__item.is-open .faq__a{max-height:1000px;padding:0 0 26px}

.area-lede{padding-top:clamp(56px,7vw,96px);padding-bottom:clamp(32px,4vw,56px)}
.area-overview,.area-market,.area-lifestyle{padding-top:clamp(64px,8vw,110px);padding-bottom:clamp(64px,8vw,110px)}
.area-overview h2,.area-market h2,.area-lifestyle h2{margin:0 0 28px}
.area-market{background:#f9f9f7}
.neighborhoods__grid{display:grid;grid-template-columns:repeat(2,1fr);gap:0;border-top:1px solid var(--ink)}
.neighborhood{padding:36px 0;border-bottom:1px solid var(--hairline);display:grid;grid-template-columns:240px 1fr;gap:32px;align-items:start}
.neighborhood:nth-child(odd){padding-right:36px}
.neighborhood:nth-child(even){padding-left:36px;border-left:1px solid var(--hairline)}
.neighborhood__name{font-family:var(--display);font-weight:400;font-size:24px;line-height:1.2;margin:0;color:var(--ink);letter-spacing:-0.005em}
.neighborhood__desc{font-family:var(--sans);font-weight:300;font-size:14.5px;line-height:1.75;color:var(--muted);margin:0}
@media (max-width:880px){.neighborhoods__grid{grid-template-columns:1fr}.neighborhood{grid-template-columns:1fr;gap:12px;padding:28px 0 !important;border-left:0 !important}}

.area-image-split{display:grid;grid-template-columns:1fr 1fr;gap:60px;align-items:center;margin:60px 0}
.area-image-split__media{aspect-ratio:1/1;overflow:hidden;background:#000}
.area-image-split__media img{width:100%;height:100%;object-fit:cover;filter:grayscale(100%) contrast(1.06);transition:filter .9s var(--ease)}
.area-image-split:hover .area-image-split__media img{filter:grayscale(0)}
.area-image-split__copy h3{font-family:var(--display);font-weight:400;font-size:28px;margin:0 0 16px}
@media (max-width:880px){.area-image-split{grid-template-columns:1fr;gap:32px}}

.area-cta{background:#000;color:#fff}
.area-cta h2,.area-cta h2.display{color:#fff !important}
.area-cta .body-copy{color:rgba(255,255,255,.85)}
.area-cta .eyebrow{color:#fff !important}
.area-cta .nav__cta{border-color:#fff !important;color:#fff !important;display:inline-block}
.area-cta .nav__cta:hover{background:#fff !important;color:#000 !important}

.blog-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:36px}
.blog-card{background:#fff}
.blog-card__link{display:block;height:100%}
.blog-card__media{position:relative;aspect-ratio:4/3;overflow:hidden;background:#000}
.blog-card__media img{width:100%;height:100%;object-fit:cover;filter:grayscale(100%) contrast(1.06);transition:filter .9s var(--ease),transform 1.2s var(--ease)}
.blog-card:hover .blog-card__media img{filter:grayscale(0);transform:scale(1.04)}
.blog-card__body{padding:24px 4px 8px;display:flex;flex-direction:column;gap:14px}
.blog-card__meta{font-family:var(--wide);font-weight:300;font-size:10.5px;letter-spacing:0.34em;text-transform:uppercase;color:var(--muted)}
.blog-card__title{font-family:var(--display);font-weight:400;font-size:22px;line-height:1.25;color:var(--ink);margin:0;letter-spacing:-0.005em}
.blog-card__excerpt{font-family:var(--sans);font-weight:300;font-size:14.5px;line-height:1.7;color:var(--muted);margin:0}
.blog-card__tags{font-family:var(--wide);font-weight:300;font-size:10.5px;letter-spacing:0.28em;text-transform:uppercase;color:var(--muted)}
.blog-card__cue{font-family:var(--wide);font-weight:300;font-size:11px;letter-spacing:0.34em;text-transform:uppercase;color:var(--ink);padding-bottom:4px;border-bottom:1px solid var(--ink);align-self:flex-start;margin-top:6px}
@media (max-width:980px){.blog-grid{grid-template-columns:1fr 1fr;gap:24px}}
@media (max-width:620px){.blog-grid{grid-template-columns:1fr}}

.post-hero{position:relative;min-height:60vh;display:flex;flex-direction:column;align-items:center;justify-content:center;text-align:center;color:#fff;overflow:hidden;padding:160px 24px 90px}
.post-hero__bg{position:absolute;inset:0;z-index:0;background-size:cover;background-position:center;filter:grayscale(100%) brightness(.45)}
.post-hero__veil{position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.4) 0%,rgba(0,0,0,.7) 100%);z-index:1}
.post-hero__inner{position:relative;z-index:2;max-width:920px;display:flex;flex-direction:column;align-items:center;gap:18px}
.post-hero__title,.post-hero__title.display{color:#fff !important;margin:0;max-width:920px}
.post-hero__subtitle{font-family:var(--serif);font-style:italic;font-weight:300;font-size:clamp(18px,1.8vw,22px);color:rgba(255,255,255,.85);margin:0}
.post-hero__meta{margin-top:12px;font-family:var(--wide);font-weight:300;font-size:11px;letter-spacing:0.34em;text-transform:uppercase;color:rgba(255,255,255,.7)}
.post-body p.body-copy{font-size:16.5px}

.footer{background:#fff;color:var(--ink);padding:80px clamp(20px,5vw,80px) 32px}
.footer__top{display:grid;grid-template-columns:1.3fr 1fr 1fr 1fr;gap:48px;border-bottom:1px solid var(--hairline);padding-bottom:48px}
.footer__brand{display:flex;flex-direction:column;gap:14px}
.footer__wordmark img{height:36px;width:auto;filter:invert(1)}
.footer__tag{margin-top:6px;font-family:var(--serif);font-style:italic;font-weight:300;color:var(--muted);font-size:15px;max-width:280px;line-height:1.6}
.footer__col h4{font-family:var(--wide);font-weight:300;font-size:10.5px;letter-spacing:0.4em;text-transform:uppercase;color:var(--ink);margin:0 0 18px}
.footer__col ul{list-style:none;padding:0;margin:0;display:flex;flex-direction:column;gap:10px}
.footer__col a{font-family:var(--sans);font-weight:300;font-size:13.5px;color:var(--muted);transition:color .25s var(--ease)}
.footer__col a:hover{color:var(--ink)}
.footer__bottom{display:flex;justify-content:space-between;align-items:center;gap:24px;padding-top:32px;flex-wrap:wrap}
.footer__legal{font-family:var(--wide);font-weight:200;font-size:10.5px;letter-spacing:0.28em;text-transform:uppercase;color:var(--muted);line-height:1.8;max-width:760px}
.footer__legal strong{color:var(--ink);font-weight:300}
.footer__badges{display:flex;align-items:center;gap:18px}
.footer__badges img{height:36px;width:auto;opacity:.8}
@media (max-width:980px){.footer__top{grid-template-columns:1fr 1fr;gap:32px}}
@media (max-width:560px){.footer__top{grid-template-columns:1fr}.footer__bottom{flex-direction:column;align-items:flex-start}}

.js .reveal{opacity:0;transform:translateY(28px);transition:opacity 1s var(--ease),transform 1s var(--ease)}
.js .reveal.is-in{opacity:1;transform:translateY(0)}
@media (prefers-reduced-motion: reduce){.js .reveal{opacity:1;transform:none;transition:none}}





/* ===== Comprehensive mobile responsiveness ===== */
@media (max-width:880px){
  body{font-size:15px}
  .h1{font-size:clamp(32px,9vw,52px)}
  .h2{font-size:clamp(26px,7vw,38px)}
  .h3{font-size:clamp(20px,5vw,26px)}
  .lede{font-size:clamp(17px,4vw,21px)}
  .body-copy{font-size:15px;line-height:1.75}
  .section{padding:clamp(48px,12vw,80px) 20px}
  .wrap{padding:0}
  .wrap-narrow{padding:0}
  /* Hero */
  .hero{min-height:90vh;padding:120px 18px 50px}
  .hero__wordmark img{width:90vw}
  .hero__rule{height:44px;margin:24px auto 18px}
  .hero__tagline{font-size:15px;letter-spacing:0.14em}
  .hero__sub{font-size:10px;letter-spacing:0.3em}
  .hero__scroll{bottom:20px;font-size:9px}
  /* Page hero / area hero / post hero */
  .page-hero,.area-hero,.post-hero{min-height:48vh;padding:120px 20px 60px}
  .page-hero__inner,.area-hero__inner,.post-hero__inner{gap:14px}
  .page-hero__tagline,.area-hero__tagline,.post-hero__subtitle{font-size:15px}
  /* Manifesto */
  .manifesto{padding:80px 24px}
  .manifesto__quote{font-size:24px;line-height:1.3}
  /* Stats */
  .stat{padding:32px 16px}
  .stat__num{font-size:34px}
  .area-stat{padding:30px 14px}
  .area-stat__num{font-size:28px}
  /* Sales ribbon - smaller */
  .salesribbon__item{font-size:14px}
  .salesribbon__item .addr{font-size:12px}
  /* Listings */
  .listings__head{flex-direction:column;align-items:flex-start;gap:16px}
  .listings__head .lede{text-align:left!important;max-width:100%!important}
  .listing__price{font-size:20px}
  .listing__addr{font-size:15px}
  .listing__meta{font-size:10px;gap:12px}
  .listing__meta span{padding-right:12px}
  /* Communities */
  .community{min-height:280px;padding:28px 22px}
  .community__name{font-size:30px}
  /* Testimonials */
  .testimonial{padding:32px 22px}
  .testimonial__quote{font-size:17px}
  /* Contact */
  .contact__channel a,.contact__channel span{font-size:18px}
  .field input,.field textarea,.field select{font-size:16px}
  /* About */
  .about-affil{margin-top:60px;padding-top:50px}
  .about-affil__logo{max-height:34px}
  /* Theory */
  .step__num{font-size:34px}
  .step__title{font-size:20px}
  /* FAQ */
  .faq__q{font-size:17px;padding:20px 0}
  .faq__a{font-size:14.5px}
  /* Area pages */
  .area-overview,.area-market,.area-lifestyle{padding:48px 20px}
  .area-image-split{margin:32px 0}
  .neighborhood__name{font-size:21px}
  .neighborhood__desc{font-size:14px}
  /* Blog */
  .blog-card__title{font-size:19px}
  .blog-card__excerpt{font-size:14px}
  /* Post body */
  .post-body p.body-copy{font-size:15.5px}
  /* Footer */
  .footer{padding:48px 20px 24px}
  .footer__top{gap:32px;padding-bottom:32px}
  .footer__wordmark img{height:28px}
  
  .footer__tag{font-size:14px}
  .footer__col h4{font-size:9.5px}
  .footer__col a{font-size:13px}
  .footer__legal{font-size:9.5px;line-height:1.7}
  .footer__badges img{height:28px}
}

@media (max-width:560px){
  .h1{font-size:clamp(28px,10vw,44px)}
  .hero__wordmark img{width:94vw}
  .hero__tagline{font-size:13px;letter-spacing:0.12em}
  .hero__sub{font-size:9px}
  .stat__num,.area-stat__num{font-size:24px}
  .stat__label,.area-stat__label{font-size:9.5px;letter-spacing:0.25em}
  .community__name{font-size:26px}
  .community__cue{font-size:10px;letter-spacing:0.28em}
  .listing__price{font-size:18px}
  .nav{padding:12px 16px}
  .nav__compass,.nav__haus{height:18px}
  .nav__rule{height:18px}
  .area-stats__grid,.stats__grid{grid-template-columns:repeat(2,1fr)}
  .area-stat:nth-child(2),.stat:nth-child(2){border-right:0}
  .area-stat:nth-child(1),.stat:nth-child(1),.area-stat:nth-child(2),.stat:nth-child(2){border-bottom:1px solid rgba(255,255,255,.25)}
  .section{padding:40px 18px}
  .listings__cta{margin-top:36px}
  .salesribbon__item{font-size:13px}
  .salesribbon__item .addr{display:none}
  .footer__top{grid-template-columns:1fr}
  /* Tighten manifesto quote */
  .manifesto__quote{font-size:21px}
  .lede{font-size:16px}
}

@media (max-width:380px){
  .hero__sub span,.hero__sub{font-size:8.5px}
  .nav__compass,.nav__haus{height:16px}
}

/* Touch target sizing for nav links on mobile */
@media (max-width:880px){
  .nav__link,.nav__cta{min-height:44px;display:flex;align-items:center}
  .nav__cta{justify-content:center}
}

/* Make community cue more visible on touch */
@media (hover:none){
  .listing__media img,.community__bg,.blog-card__media img,.area-image-split__media img{filter:grayscale(40%) contrast(1.04)}
}

/* ===== Notable Sales page ===== */
.sales-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.sale-card{background:#fff;border:1px solid var(--hairline);overflow:hidden;display:flex;flex-direction:column;transition:box-shadow .4s var(--ease)}
.sale-card:hover{box-shadow:0 14px 40px rgba(0,0,0,0.08)}
.sale-card__media{position:relative;aspect-ratio:4/3;overflow:hidden;background:#000}
.sale-card__media img{width:100%;height:100%;object-fit:cover;filter:grayscale(100%) contrast(1.06);transition:transform 1s var(--ease),filter .9s var(--ease)}
.sale-card:hover .sale-card__media img{transform:scale(1.05);filter:grayscale(0) contrast(1)}
.sale-card__flag{position:absolute;top:14px;left:14px;z-index:2;font-family:var(--wide);font-weight:300;font-size:9.5px;letter-spacing:0.34em;text-transform:uppercase;color:#fff;background:rgba(0,0,0,.78);padding:7px 12px}
.sale-card__body{padding:22px 22px 24px}
.sale-card__price{font-family:var(--display);font-weight:500;font-size:26px;line-height:1;letter-spacing:-0.01em;color:var(--ink);margin-bottom:10px}
.sale-card__meta{display:flex;gap:14px;font-family:var(--sans);font-weight:300;font-size:13px;color:var(--ink-soft);margin-bottom:10px;flex-wrap:wrap}
.sale-card__meta span{position:relative;padding-right:14px}
.sale-card__meta span:not(:last-child)::after{content:"";position:absolute;right:0;top:50%;transform:translateY(-50%);width:1px;height:11px;background:var(--hairline)}
.sale-card__addr{font-family:var(--sans);font-weight:300;font-size:13px;color:var(--muted);line-height:1.5}
@media (max-width:980px){.sales-grid{grid-template-columns:repeat(2,1fr);gap:18px}}
@media (max-width:620px){.sales-grid{grid-template-columns:1fr}.sale-card__price{font-size:22px}}


/* Footer brand: compass logo centered above haus theory wordmark */
.footer__brand{align-items:center;text-align:center}
.footer__compass{display:flex;justify-content:center;width:100%}
.footer__compass img{width:300px;max-width:90%;height:auto;display:block;margin-bottom:22px}
.footer__wordmark{display:flex;justify-content:center;width:100%}
.footer__wordmark img{width:320px;max-width:95%;height:auto;display:block;filter:invert(1)}
.footer__tag{text-align:center;max-width:320px;margin:14px auto 0}
@media (max-width:880px){.footer__compass img{width:220px;margin-bottom:16px}}

/* ===== Buy / Sell ===== */
.buysell{background:#fff}
.buysell__grid{display:grid;grid-template-columns:1fr 1fr;gap:24px}
.buysell__card{display:flex;flex-direction:column;gap:14px;padding:48px 40px;border:1px solid var(--ink);background:#fff;color:var(--ink);transition:background .35s var(--ease),color .35s var(--ease);min-height:280px}
.buysell__card:hover{background:var(--ink);color:#fff}
.buysell__eyebrow{font-family:var(--wide);font-weight:300;font-size:11px;letter-spacing:0.42em;text-transform:uppercase;color:var(--muted)}
.buysell__card:hover .buysell__eyebrow{color:rgba(255,255,255,.7)}
.buysell__title{font-family:var(--display);font-weight:400;font-size:clamp(36px,4vw,52px);line-height:1;letter-spacing:-0.005em;margin:0}
.buysell__desc{font-family:var(--sans);font-weight:300;font-size:15px;line-height:1.75;color:var(--ink-soft);margin:0;flex-grow:1}
.buysell__card:hover .buysell__desc{color:rgba(255,255,255,.85)}
.buysell__cue{margin-top:auto;font-family:var(--wide);font-weight:300;font-size:11px;letter-spacing:0.34em;text-transform:uppercase;padding-top:18px;border-top:1px solid currentColor;transition:letter-spacing .35s var(--ease)}
.buysell__card:hover .buysell__cue{letter-spacing:0.42em}
@media (max-width:880px){.buysell__grid{grid-template-columns:1fr}.buysell__card{padding:36px 28px;min-height:220px}}