/* ===== BRAND COLORS: swap with your hex codes ===== */
:root{
  color-scheme:light;
  --dark:#0B0B0C;       /* header, dark bands, footer */
  --dark-2:#1B1C20;     /* boxes on dark */
  --cream:#F5F6FA;      /* page background */
  --card:#FFFFFF;       /* cards on cream */
  --gold:#8E9BCE;       /* brand color 1: buttons, highlights */
  --gold-deep:#4F5CA0;  /* darker shade of #717EBD for small text (readability) */
  --blue-2:#717EBD;     /* brand color 2 */
  --rust:#717EBD;       /* call buttons */
  --ink:#16171C;
  --muted:#5E6170;
  --line:#E1E4EE;
  --todo-bg:#FFF1C2; --todo-ink:#6E4F00;
  --serif:"Source Serif 4", Georgia, "Times New Roman", serif;
  --sans:"Figtree", "Helvetica Neue", Arial, sans-serif;
  --mono:"IBM Plex Mono", ui-monospace, Menlo, monospace;
}
*{box-sizing:border-box}
body{margin:0;background:var(--cream);color:var(--ink);font-family:var(--sans);font-size:17px;line-height:1.6}
h1,h2,h3,h4{font-family:var(--serif);font-weight:500;margin:0;line-height:1.1;text-wrap:balance}
h2 em,h1 em{font-style:italic;color:var(--blue-2)}
p{margin:0}
a{color:inherit}
img{max-width:100%;display:block}
.wrap{max-width:1180px;margin:0 auto;padding-inline:20px}
.eyebrow{font-size:12.5px;font-weight:600;letter-spacing:.26em;text-transform:uppercase;color:var(--gold-deep)}
.center{text-align:center}
.todo{background:var(--todo-bg);color:var(--todo-ink);border-radius:3px;padding:0 5px;font:600 12px var(--sans);letter-spacing:0;text-transform:none;white-space:nowrap;font-style:normal}
:focus-visible{outline:3px solid var(--gold);outline-offset:2px}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:10px;font:600 15px/1 var(--sans);padding:16px 26px;border-radius:999px;border:1.5px solid var(--gold);background:var(--gold);color:var(--dark);text-decoration:none;cursor:pointer}
.btn:hover{filter:brightness(1.06)}
.btn.square{border-radius:2px;text-transform:uppercase;letter-spacing:.06em;font-size:14px}
.btn.ghost{background:transparent;color:#fff;border-color:rgba(255,255,255,.7)}
.btn.rust{background:var(--rust);border-color:var(--rust);color:#fff;border-radius:2px}
.sec{padding-block:96px}
.sec-title{display:flex;flex-direction:column;align-items:center;text-align:center;gap:14px;margin-bottom:48px}
.sec-title h2{font-size:clamp(34px,4.6vw,56px)}
.sec-title p{color:var(--muted);max-width:36em;font-size:17.5px}
.divider{width:90px;height:1px;background:var(--gold);position:relative}
.divider::after{content:"";position:absolute;left:50%;top:50%;width:7px;height:7px;background:var(--gold);transform:translate(-50%,-50%) rotate(45deg)}
.draft{background:var(--todo-bg);color:var(--todo-ink);font-size:13px;text-align:center;padding:6px 16px}

/* header */
header.site{position:sticky;top:env(safe-area-inset-top,0px);z-index:30;background:var(--dark);color:#fff;box-shadow:0 2px 14px rgba(0,0,0,.25)}
header.site .wrap{display:flex;align-items:center;justify-content:space-between;gap:18px;min-height:72px}
.logo{display:flex;flex-direction:column;text-decoration:none;color:#fff;line-height:1}
.logo b{font-family:var(--serif);font-weight:500;font-size:22px;letter-spacing:.02em}
.logo span{font-size:9.5px;letter-spacing:.3em;text-transform:uppercase;color:var(--gold);margin-top:5px}
nav.main > ul{list-style:none;margin:0;padding:0;display:flex;gap:4px}
nav.main li{position:relative}
nav.main > ul > li > a{display:block;padding:24px 12px;font-weight:500;font-size:16px;text-decoration:none;color:#fff}
nav.main > ul > li > a:hover{color:var(--gold)}
.has-menu > a::after{content:"⌄";font-size:12px;margin-left:6px;opacity:.8;position:relative;top:-3px}
.menu{position:absolute;top:100%;left:0;min-width:250px;background:var(--card);color:var(--ink);border-top:2px solid var(--gold);box-shadow:0 18px 40px -12px rgba(0,0,0,.35);padding:10px 0;list-style:none;margin:0;display:none}
.has-menu:hover .menu,.has-menu:focus-within .menu{display:block}
.menu a{display:block;padding:9px 20px;text-decoration:none;font-size:15px}
.menu a:hover{background:var(--cream);color:var(--gold-deep)}
.hdr-right{display:flex;align-items:center;gap:18px}
.hdr-phone{color:#fff;text-decoration:none;font-weight:500;white-space:nowrap}
.hdr-right .btn{padding:11px 20px;font-size:14px}
.burger{display:none;background:none;border:1px solid rgba(255,255,255,.4);color:#fff;border-radius:4px;padding:8px 12px;font:600 14px var(--sans);cursor:pointer}

/* hero */
.hero{position:relative;color:#fff;text-align:center;overflow:hidden;
  background:
   linear-gradient(180deg,rgba(8,9,14,.55),rgba(8,9,14,.4) 45%,rgba(8,9,14,.78)),
   var(--hero-img, radial-gradient(90% 70% at 70% 30%,#E7B579 0%,#A8704F 30%,#5A4452 58%,#241C22 85%));
  background-size:cover;background-position:center}
.hero .ph-note{position:absolute;top:14px;right:14px}
.hero .wrap{padding-block:120px 110px;display:flex;flex-direction:column;align-items:center;gap:26px}
.wordmark{display:flex;align-items:center;gap:22px;font-family:var(--serif);font-size:clamp(18px,2.6vw,34px);letter-spacing:.2em;text-transform:uppercase}
.wordmark::before,.wordmark::after{content:"";width:56px;height:1px;background:rgba(255,255,255,.7)}
.badges{display:flex;gap:16px;flex-wrap:wrap;justify-content:center}
.badge{border:1px solid rgba(255,255,255,.55);border-radius:4px;padding:10px 22px;background:rgba(0,0,0,.12)}
.badge b{display:block;font-family:var(--serif);font-weight:400;font-size:30px;line-height:1.1}
.badge span{font-size:13px;letter-spacing:.14em;text-transform:uppercase}
.hero h1{font-size:clamp(40px,6.4vw,84px);font-weight:500;text-shadow:0 2px 30px rgba(0,0,0,.45);max-width:16em}
.hero .sub{font-size:18px;max-width:40em;opacity:.95}
.search-panels{display:grid;grid-template-columns:1fr 1fr;width:100%;max-width:1040px;margin-top:10px;border:1px solid rgba(255,255,255,.2);border-radius:14px;overflow:hidden;background:rgba(10,11,16,.82);backdrop-filter:blur(4px)}
.panel{display:grid;grid-template-columns:1fr auto;align-items:center;gap:16px;padding:30px 34px;text-decoration:none;color:#fff;text-align:center}
.panel + .panel{border-left:1px solid rgba(255,255,255,.18);background:rgba(113,126,189,.28)}
.panel:hover{background:rgba(255,255,255,.06)}
.panel .eyebrow{color:var(--gold);font-size:11px}
.panel h3{font-size:clamp(24px,2.4vw,32px);margin-top:6px}
.panel p{font-size:14px;opacity:.85;margin-top:10px}
.panel .arrow{font-size:28px;color:var(--gold)}

/* markets */
.markets{display:grid;grid-template-columns:1fr 360px 1fr;gap:40px;align-items:center}
.market .eyebrow{font-size:12px}
.market h3{font-size:clamp(34px,3.6vw,48px);margin-top:14px}
.market .towns{color:var(--muted);margin-top:18px;line-height:1.8}
.market .call{font-family:var(--mono);font-size:15px;margin-top:18px}
.market .call a{text-decoration:underline;text-underline-offset:4px}
.market .btn{margin-top:26px}
.map-wrap{text-align:center}
.map-wrap .eyebrow{letter-spacing:.2em;font-size:14px;color:var(--gold-deep);margin-bottom:14px}
.map-wrap svg{width:100%;max-width:360px;height:auto}
.map-wrap small{display:block;color:var(--muted);font-size:12px;margin-top:6px}

/* pills */
.pill-rows{border-block:1px solid var(--line);padding-block:26px;display:flex;flex-direction:column;gap:14px}
.pill-row{display:flex;align-items:center;gap:14px 18px;flex-wrap:wrap;justify-content:center}
.pill-row .lbl{font-size:13px;letter-spacing:.2em;text-transform:uppercase;width:100%;text-align:center;margin-bottom:2px}
.pill-row + .pill-row{border-top:1px solid var(--line);padding-top:18px}
.pill-row .lbl small{letter-spacing:0;text-transform:none;color:var(--muted);margin-left:10px}
.pill{display:inline-block;padding:10px 22px;border:1px solid var(--line);border-radius:999px;background:var(--card);text-decoration:none;font-size:15.5px}
.pill:hover{border-color:var(--gold);color:var(--gold-deep)}

/* stats */
.dark{background:var(--dark);color:#EDEEF3}
.dark .eyebrow{color:var(--gold)}
.dark .sec-title p{color:#C9CCD8}
.stat-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:20px;max-width:1150px;margin:0 auto}
.stat{background:var(--dark-2);border:1px solid rgba(255,255,255,.07);padding:44px 20px;text-align:center}
.stat b{display:block;font-family:var(--serif);font-weight:400;font-size:clamp(46px,5vw,64px);line-height:1;color:#B9C2E6;font-variant-numeric:tabular-nums}
.stat span{display:block;margin-top:14px;font-size:14px;letter-spacing:.08em;text-transform:uppercase}
.stat small{display:block;font-size:11.5px;opacity:.55;margin-top:4px}

/* mosaic */
.mosaic{display:grid;grid-template-columns:repeat(4,1fr);grid-auto-rows:300px;gap:14px}
.tile{position:relative;overflow:hidden;color:#fff;text-decoration:none;display:flex;flex-direction:column;justify-content:flex-end;padding:22px}
.tile::before{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(0,0,0,.6),rgba(0,0,0,0) 55%);z-index:1}
.tile > *{position:relative;z-index:2}
.tile .tag{position:absolute;top:18px;left:18px;background:var(--gold);color:var(--dark);font-size:11px;font-weight:700;letter-spacing:.14em;text-transform:uppercase;padding:6px 10px;z-index:2}
.tile .todo{position:absolute;top:18px;right:18px;z-index:2}
.tile h3{font-style:italic;font-weight:500;font-size:clamp(26px,2.6vw,40px);line-height:1.05}
.tile .m{font-size:12px;font-weight:700;letter-spacing:.14em;text-transform:uppercase;margin-top:8px;opacity:.9}
.tile:hover h3{text-decoration:underline;text-decoration-thickness:1px;text-underline-offset:6px}
.t-big{grid-column:span 2}
.t-big h3{font-size:clamp(34px,4vw,58px)}
.p1{background:linear-gradient(160deg,#9CB4C9,#C9B48A 55%,#8C7652)}
.p2{background:linear-gradient(160deg,#D8A26A,#8D5B45 60%,#3D2C2A)}
.p3{background:linear-gradient(160deg,#A7BF9C,#6E8C6A 60%,#3E4B39)}
.p4{background:linear-gradient(160deg,#E3C089,#B07A4F 60%,#5B3C2E)}
.p5{background:linear-gradient(160deg,#8EA8B8,#5E7485 60%,#2F3B45)}
.p6{background:linear-gradient(160deg,#C9B48A,#8A7A5E 60%,#433A2E)}
.mosaic-cta{text-align:center;margin-top:40px}

/* team band */
.team-band{background:var(--dark);color:#EDEEF3;overflow:hidden}
.team-band .wrap{display:grid;grid-template-columns:420px 1fr auto;gap:48px;align-items:center;padding-block:0}
.team-band img{width:100%;aspect-ratio:1/1;object-fit:cover;object-position:center 20%;margin-top:40px}
.team-band h2{font-size:clamp(32px,3.4vw,46px)}
.team-band h2 em{color:var(--gold)}
.team-band p{color:#C9CCD8;margin-top:14px;max-width:34em}

/* tools */
.tools{max-width:1150px;margin:0 auto}
.tool{display:grid;grid-template-columns:150px 1fr 1.3fr auto 30px;gap:24px;align-items:center;padding:26px 8px;border-bottom:1px solid var(--line);text-decoration:none}
.tool:first-child{border-top:1px solid var(--line)}
.tool .eyebrow{font-size:11.5px}
.tool h3{font-size:26px}
.tool p{color:var(--muted);font-size:15.5px}
.tool .chip{font:500 12.5px var(--mono);background:var(--gold);color:var(--dark);border-radius:999px;padding:7px 14px;white-space:nowrap;justify-self:end}
.tool .chip.soon{background:transparent;border:1px solid var(--gold);color:var(--gold-deep)}
.tool .go{color:var(--gold-deep)}
.tool:hover h3{color:var(--gold-deep)}

/* value form */
.value{display:grid;grid-template-columns:1fr 1fr;gap:56px;align-items:center}
.value h2{font-size:clamp(34px,4vw,50px);margin-top:14px}
.value p.lead{color:var(--muted);margin-top:16px;font-size:18px}
.value ul{margin:22px 0 0;padding:0;list-style:none;display:flex;flex-direction:column;gap:10px}
.value li{padding-left:28px;position:relative}
.value li::before{content:"◆";position:absolute;left:0;color:var(--gold);font-size:12px;top:4px}
.form-card{background:var(--card);border:1px solid var(--line);border-radius:8px;padding:32px;box-shadow:0 30px 60px -40px rgba(20,24,40,.35)}
.form-card h3{font-size:28px}
form .grid{display:grid;grid-template-columns:1fr 1fr;gap:12px;margin-top:18px}
form .full{grid-column:1/-1}
label{display:flex;flex-direction:column;gap:6px;font-size:13px;font-weight:600;color:var(--muted)}
input,select,textarea{font:400 16px var(--sans);color:var(--ink);background:#fff;border:1px solid var(--line);border-radius:4px;padding:12px;width:100%}
textarea{min-height:100px;resize:vertical}
.fine{font-size:12px;color:var(--muted);margin-top:12px;line-height:1.5}
.sent{margin-top:12px;padding:12px 14px;border-radius:4px;background:var(--todo-bg);color:var(--todo-ink);font-size:14px}

/* reviews */
.rating-row{display:flex;justify-content:center;gap:16px;flex-wrap:wrap;margin-bottom:36px}
.rating{display:flex;align-items:center;gap:14px;background:var(--card);border:1px solid var(--line);border-radius:8px;padding:14px 22px}
.rating b{font-family:var(--serif);font-size:34px;font-weight:500}
.rating .stars{color:var(--gold);letter-spacing:2px}
.rating small{display:block;color:var(--muted);font-size:13px}
.reviews{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
.review{background:var(--card);border:1px solid var(--line);border-radius:8px;padding:28px;display:flex;flex-direction:column;gap:14px}
.review .stars{color:var(--gold);letter-spacing:2px}
.review blockquote{margin:0;font-family:var(--serif);font-size:18.5px;line-height:1.5}
.review .who{margin-top:auto;border-top:1px solid var(--line);padding-top:14px;font-size:14px}
.review .who b{display:block}
.review .who span{color:var(--muted);font-size:13px}

/* agents */
.agents{display:grid;grid-template-columns:1fr;gap:28px;max-width:980px;margin:0 auto}
.agent{display:grid;grid-template-columns:200px 1fr;gap:28px;background:var(--card);border:1px solid var(--line);border-radius:8px;padding:26px}
.agent img{width:100%;aspect-ratio:4/5;object-fit:cover;object-position:top;border-radius:4px}
.agent h3{font-size:32px}
.agent .lic{font-size:12px;font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:var(--gold-deep);margin-top:8px}
.agent p{color:var(--muted);margin-top:14px}
.agent .ct{margin-top:14px;font-family:var(--mono);font-size:14px;display:flex;flex-direction:column;gap:2px}

/* blog */
.blog{display:grid;grid-template-columns:1.3fr 1fr;gap:36px}
.feature{text-decoration:none;display:flex;flex-direction:column;gap:14px}
.feature .img{aspect-ratio:16/9;max-width:100%;background:linear-gradient(160deg,#D8A26A,#8D5B45 60%,#3D2C2A);position:relative;border-radius:4px}
.feature .img .todo{position:absolute;top:14px;right:14px}
.feature h3{font-size:36px}
.feature p{color:var(--muted)}
.cat{font-size:11.5px;font-weight:700;letter-spacing:.2em;text-transform:uppercase;color:var(--gold-deep)}
.meta{font-size:13px;color:var(--muted)}
.post{display:flex;flex-direction:column;gap:6px;padding:22px 0;border-bottom:1px solid var(--line);text-decoration:none}
.post:first-child{padding-top:0}
.post h3{font-size:24px}
.post:hover h3,.feature:hover h3{color:var(--gold-deep)}

/* faq */
.faq{max-width:880px;margin:0 auto;display:flex;flex-direction:column;gap:14px}
.faq details{background:var(--card);border:1px solid var(--line);border-radius:6px}
.faq details[open]{border-color:var(--rust)}
.faq summary{cursor:pointer;list-style:none;padding:24px 26px;font-size:17.5px;display:flex;justify-content:space-between;gap:16px}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";color:var(--rust);font-size:22px;line-height:1}
.faq details[open] summary::after{content:"–"}
.faq details p{padding:0 26px 24px;color:var(--muted);max-width:66ch}
.faq-cta{text-align:center;margin-top:40px}

/* final */
.final{background:var(--dark);color:#fff;border-top:2px solid var(--rust);text-align:center}
.final .wrap{padding-block:72px;display:flex;flex-direction:column;align-items:center;gap:16px}
.final h2{font-size:clamp(32px,3.6vw,44px)}
.final p{color:#C9CCD8}
.final .ctas{display:flex;gap:12px;flex-wrap:wrap;justify-content:center;margin-top:12px}
.final .btn{font-size:15px;padding:18px 22px}
.final .btn.ghost{border-radius:2px}

/* footer */
footer{background:var(--dark);color:#C9CCD8;border-top:1px solid rgba(255,255,255,.08);font-size:15px}
footer .wrap{padding-block:60px 34px}
.f-top{display:grid;grid-template-columns:1.6fr repeat(4,1fr);gap:32px}
footer .logo b{font-size:26px}
footer p.about{margin-top:18px;font-size:14px;line-height:1.6;max-width:26em}
footer address{font-style:normal;margin-top:18px;font-size:14px;line-height:1.6}
footer address b{color:#fff}
footer h4{font-family:var(--sans);font-weight:500;color:var(--gold);font-size:17px;margin-bottom:16px}
footer ul{list-style:none;margin:0;padding:0;display:flex;flex-direction:column;gap:12px}
footer a{color:#EDEEF3;text-decoration:none}
footer a:hover{color:var(--gold)}
.f-legal{border-top:1px solid rgba(255,255,255,.12);margin-top:48px;padding-top:24px;display:flex;flex-direction:column;gap:10px;font-size:12.5px;color:#8E92A3}
.f-legal .row{display:flex;flex-wrap:wrap;gap:8px 20px;justify-content:space-between}

@media (max-width:1080px){
  nav.main > ul{display:none}
  .burger{display:inline-block}
  nav.main.open > ul{display:flex;flex-direction:column;position:absolute;left:0;right:0;top:100%;background:var(--dark);padding:6px 20px 18px;box-shadow:0 20px 30px -20px rgba(0,0,0,.5)}
  nav.main.open > ul > li > a{padding:12px 0}
  nav.main.open .menu{position:static;display:block;background:transparent;box-shadow:none;border:0;padding:0 0 8px 14px;min-width:0}
  nav.main.open .menu a{color:#C9CCD8}
  .markets{grid-template-columns:1fr 1fr}
  .map-wrap{grid-column:1/-1;grid-row:1}
  .team-band .wrap{grid-template-columns:320px 1fr}
  .team-band .btn{grid-column:2}
  .tool{grid-template-columns:130px 1fr auto 24px}
  .tool p{grid-column:2/3;grid-row:2}
  .f-top{grid-template-columns:1fr 1fr 1fr}
  .f-top > div:first-child{grid-column:1/-1}
}
@media (max-width:820px){
  .hdr-phone{display:none}
  .search-panels{grid-template-columns:1fr}
  .panel + .panel{border-left:0;border-top:1px solid rgba(255,255,255,.18)}
  .stat-grid,.reviews{grid-template-columns:1fr 1fr}
  .mosaic{grid-template-columns:1fr 1fr;grid-template-rows:none;grid-auto-rows:220px}
  .t-big,.t-wide,.t-wide2{grid-row:auto;grid-column:auto}
  .t-big{grid-column:1/-1;height:auto}
  .value,.agents,.blog{grid-template-columns:1fr}
  .team-band .wrap{grid-template-columns:1fr;padding-block:0 48px}
  .team-band .btn{grid-column:auto;justify-self:start}
  .team-band img{max-width:420px}
  .pill-row{justify-content:flex-start}
  .pill-row .lbl{min-width:0;text-align:left;width:100%}
}
@media (max-width:560px){
  .markets,.stat-grid,.reviews,.mosaic{grid-template-columns:1fr}
  .t-big{grid-column:auto}
  .agent{grid-template-columns:1fr}
  .agent img{max-width:220px}
  form .grid{grid-template-columns:1fr}
  .tool{grid-template-columns:1fr auto;gap:8px 16px}
  .tool .eyebrow{grid-column:1/-1}
  .tool p{grid-column:1/-1;grid-row:auto}
  .tool .go{display:none}
  .f-top{grid-template-columns:1fr 1fr}
  .sec{padding-block:68px}
  .hdr-right .btn{display:none}
  .wordmark::before,.wordmark::after{width:24px}
  .panel{padding:24px 20px}
}

/* ===== About page ===== */
[id]{scroll-margin-top:84px}
.page-hero{background:var(--dark);color:#fff;overflow:hidden}
.page-hero .wrap{display:grid;grid-template-columns:1.1fr 1fr;gap:56px;align-items:end;padding-top:80px}
.page-hero .txt{padding-bottom:80px}
.page-hero h1{font-size:clamp(40px,5.4vw,72px);margin-top:16px}
.page-hero h1 em{color:var(--gold)}
.page-hero p{color:#C9CCD8;font-size:19px;margin-top:20px;max-width:32em}
.page-hero .crumbs{font-size:13px;color:#8E92A3;letter-spacing:.06em}
.page-hero .crumbs a{color:#C9CCD8;text-decoration:none}
.page-hero img{width:100%;aspect-ratio:1/1;object-fit:cover;object-position:center 15%;border-radius:6px 6px 0 0}
.story{display:grid;grid-template-columns:1fr 1.2fr;gap:64px;align-items:start}
.story h2{font-size:clamp(34px,4vw,50px);margin-top:14px}
.story .body{display:flex;flex-direction:column;gap:18px;font-size:18.5px;color:#34363F}
.story .body p:first-child::first-letter{font-family:var(--serif);font-size:64px;float:left;line-height:.85;padding:6px 10px 0 0;color:var(--blue-2)}
.pillars{display:grid;grid-template-columns:repeat(3,1fr);gap:20px;margin-top:64px}
.pillar{background:var(--card);border:1px solid var(--line);border-top:3px solid var(--gold);border-radius:6px;padding:30px}
.pillar .num{font-family:var(--mono);font-size:13px;color:var(--gold-deep)}
.pillar h3{font-size:28px;margin-top:10px}
.pillar p{color:var(--muted);margin-top:10px}
.bio{display:grid;grid-template-columns:420px 1fr;gap:64px;align-items:start}
.bio.flip{grid-template-columns:1fr 420px}
.bio.flip .bio-img{order:2}
.bio-img img{width:100%;aspect-ratio:4/5;object-fit:cover;object-position:top;border-radius:6px}
.bio-img .cap{font-family:var(--mono);font-size:12.5px;color:var(--muted);margin-top:10px}
.bio h2{font-size:clamp(40px,4.6vw,60px);margin-top:12px}
.bio .lic{font-size:12.5px;font-weight:600;letter-spacing:.22em;text-transform:uppercase;color:var(--gold-deep);margin-top:10px}
.bio .lead{font-family:var(--serif);font-size:23px;line-height:1.45;margin-top:24px}
.bio .body{color:#34363F;margin-top:16px;font-size:17.5px}
.facts{list-style:none;margin:28px 0 0;padding:0;display:grid;grid-template-columns:1fr 1fr;gap:0;border-top:1px solid var(--line)}
.facts li{padding:14px 0;border-bottom:1px solid var(--line);display:flex;flex-direction:column;gap:2px}
.facts li:nth-child(odd){padding-right:20px}
.facts b{font-family:var(--serif);font-weight:500;font-size:24px}
.facts span{font-size:13.5px;color:var(--muted)}
.bio .ct{display:flex;gap:10px 26px;flex-wrap:wrap;margin-top:24px;font-family:var(--mono);font-size:15px}
.license{display:grid;grid-template-columns:repeat(3,1fr);gap:0;border:1px solid var(--line);border-radius:6px;background:var(--card)}
.license > div{padding:26px 28px}
.license > div + div{border-left:1px solid var(--line)}
.license dt{font-size:11.5px;font-weight:700;letter-spacing:.2em;text-transform:uppercase;color:var(--gold-deep)}
.license dd{margin:8px 0 0;line-height:1.6}
@media (max-width:1000px){
  .page-hero .wrap,.story,.bio,.bio.flip{grid-template-columns:1fr}
  .page-hero .txt{padding-bottom:0}
  .page-hero img{max-width:520px}
  .bio.flip .bio-img{order:0}
  .bio-img{max-width:420px}
  .pillars{grid-template-columns:1fr}
  .license{grid-template-columns:1fr}
  .license > div + div{border-left:0;border-top:1px solid var(--line)}
}
@media (max-width:560px){.facts{grid-template-columns:1fr}.facts li:nth-child(odd){padding-right:0}}

/* ===== Privacy page ===== */
.legal-hero{background:var(--dark);color:#fff}
.legal-hero .wrap{padding-block:72px 64px}
.legal-hero h1{font-size:clamp(40px,5vw,64px);margin-top:16px}
.legal-hero p{color:#C9CCD8;margin-top:14px}
.legal-hero .crumbs{font-size:13px;color:#8E92A3;letter-spacing:.06em}
.legal-hero .crumbs a{color:#C9CCD8;text-decoration:none}
.policy{display:grid;grid-template-columns:240px 1fr;gap:64px;align-items:start}
.policy nav{position:sticky;top:96px;display:flex;flex-direction:column;gap:2px;font-size:14.5px;border-left:2px solid var(--line)}
.policy nav a{padding:6px 0 6px 16px;text-decoration:none;color:var(--muted);margin-left:-2px;border-left:2px solid transparent}
.policy nav a:hover{color:var(--ink);border-left-color:var(--gold)}
.policy article{max-width:68ch}
.policy .summary{background:var(--card);border:1px solid var(--line);border-left:3px solid var(--gold);border-radius:6px;padding:22px 26px;font-size:17px;margin-bottom:40px}
.policy .summary b{font-family:var(--serif);font-weight:500;font-size:21px;display:block;margin-bottom:6px}
.policy h2{font-size:28px;margin:44px 0 12px}

.policy p,.policy li{color:#34363F;font-size:17px}
.policy p + p{margin-top:12px}
.policy ul{padding-left:22px;margin:12px 0 0;display:flex;flex-direction:column;gap:6px}
.policy address{font-style:normal;line-height:1.7;margin-top:12px;font-family:var(--mono);font-size:15px}
@media (max-width:900px){.policy{grid-template-columns:1fr}.policy nav{position:static}}

/* ===== Community page ===== */
.comm-hero{position:relative;color:#fff;background:linear-gradient(180deg,rgba(8,9,14,.35),rgba(8,9,14,.82)),linear-gradient(150deg,#9CB4C9,#C9B48A 50%,#5C5A4A);overflow:hidden}
.comm-hero .wrap{padding-block:110px 0}
.comm-hero .crumbs{font-size:13px;color:#C9CCD8;letter-spacing:.06em}
.comm-hero .crumbs a{color:#fff;text-decoration:none}
.comm-hero h1{font-size:clamp(48px,7vw,96px);margin-top:14px}
.comm-hero h1 em{color:var(--gold)}
.comm-hero .sub{font-size:19px;max-width:38em;color:#E6E8F0;margin-top:16px}
.comm-hero .ph{position:absolute;top:16px;right:16px}
.quick{display:grid;grid-template-columns:repeat(4,1fr);margin-top:56px;border-top:1px solid rgba(255,255,255,.25)}
.quick div{padding:22px 20px 26px 0}
.quick div + div{padding-left:20px;border-left:1px solid rgba(255,255,255,.18)}
.quick b{display:block;font-family:var(--serif);font-weight:500;font-size:28px}
.quick span{font-size:12.5px;letter-spacing:.14em;text-transform:uppercase;color:#C9CCD8}
.subnav{background:var(--card);border-bottom:1px solid var(--line);position:sticky;top:calc(env(safe-area-inset-top,0px) + 72px);z-index:10}
.subnav .wrap{display:flex;gap:4px 26px;overflow-x:auto;white-space:nowrap}
.subnav a{display:block;padding:15px 0;font-size:14.5px;font-weight:600;color:var(--muted);text-decoration:none;border-bottom:2px solid transparent}
.subnav a:hover{color:var(--ink);border-bottom-color:var(--gold)}
.snapshot{display:grid;grid-template-columns:repeat(4,1fr);gap:16px}
.snap{background:var(--card);border:1px solid var(--line);border-radius:6px;padding:24px}
.snap span{font-size:12px;font-weight:700;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-deep)}
.snap b{display:block;font-family:var(--serif);font-weight:500;font-size:40px;margin-top:8px;font-variant-numeric:tabular-nums}
.snap small{display:block;color:var(--muted);font-size:13px;margin-top:4px}
.src-note{font-size:13px;color:var(--muted);margin-top:14px}
.intro{display:grid;grid-template-columns:1fr 1.3fr;gap:64px}
.intro h2{font-size:clamp(34px,4vw,50px);margin-top:14px}
.intro .body{display:flex;flex-direction:column;gap:16px;font-size:18px;color:#34363F}
.living{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
.live{background:var(--card);border:1px solid var(--line);border-radius:6px;padding:28px}
.live .eyebrow{font-size:11px}
.live h3{font-size:26px;margin-top:10px}
.live p{color:var(--muted);margin-top:10px;font-size:16px}
.table-wrap{overflow-x:auto;border:1px solid var(--line);border-radius:6px;background:var(--card)}
table.schools{width:100%;border-collapse:collapse;font-size:16px;min-width:620px}
table.schools th{text-align:left;font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--gold-deep);padding:16px 20px;border-bottom:1px solid var(--line)}
table.schools td{padding:16px 20px;border-bottom:1px solid var(--line);vertical-align:top}
table.schools tr:last-child td{border-bottom:0}
table.schools td:first-child{font-family:var(--serif);font-size:19px;white-space:nowrap}
.callout{margin-top:16px;font-size:14.5px;color:var(--muted);border-left:3px solid var(--gold);padding-left:14px}
.hoods{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
.hood{border-top:3px solid var(--gold);background:var(--card);padding:24px;border-radius:0 0 6px 6px;border-inline:1px solid var(--line);border-bottom:1px solid var(--line)}
.hood h3{font-size:24px}
.hood p{color:var(--muted);margin-top:8px;font-size:15.5px}
.local-agents{display:grid;grid-template-columns:auto 1fr auto;gap:28px;align-items:center;background:var(--dark);color:#fff;border-radius:8px;padding:28px 32px}
.local-agents .faces{display:flex}
.local-agents .faces img{width:84px;height:84px;border-radius:50%;object-fit:cover;object-position:top;border:3px solid var(--dark)}
.local-agents .faces img + img{margin-left:-18px}
.local-agents h3{font-size:28px}
.local-agents p{color:#C9CCD8;margin-top:6px}
.sources{font-size:13.5px;color:var(--muted);columns:2;column-gap:40px;padding-left:18px;margin:0}
.sources li{margin-bottom:6px;break-inside:avoid}
.sources a{color:var(--gold-deep)}
@media (max-width:1000px){
  .quick,.snapshot{grid-template-columns:1fr 1fr}
  .quick div:nth-child(3){padding-left:0;border-left:0}
  .intro,.living,.hoods{grid-template-columns:1fr}
  .local-agents{grid-template-columns:1fr}
  .sources{columns:1}
}
@media (prefers-reduced-motion:reduce){*{transition:none!important}}
[hidden]{display:none!important}
label.consent{flex-direction:row;align-items:flex-start;gap:10px;font-weight:400;font-size:12.5px;line-height:1.5;color:var(--muted);cursor:pointer}
label.consent input{width:18px;height:18px;margin-top:2px;flex:none;padding:0}