@import url('https://fonts.googleapis.com/css2?family=Fraunces:opsz,wght,ital@9..144,380,0;9..144,460,0;9..144,560,0;9..144,460,1&family=Archivo:wght@400;500;600;700&family=IBM+Plex+Mono:wght@400;500;600&display=swap');

:root{
  --bg:#FFFFFF;
  --bg-raised:#F2F1EE;
  --bg-card:#FFFFFF;
  --text:#0A0A0A;
  --text-soft:#464646;
  --text-faint:#8A8A87;
  --accent:#0A0A0A;
  --accent-2:#000000;
  --line:rgba(10,10,10,0.15);
  --line-soft:rgba(10,10,10,0.09);
  --overlay-top:rgba(0,0,0,0.05);
  --overlay-bottom:rgba(0,0,0,0.88);
  --shadow:0 18px 40px -22px rgba(0,0,0,0.35);
  --ink:#0A0A0A;
  --cream:#FFFFFF;
  --ph-bg:#EDECE8;
  --ph-line:rgba(10,10,10,0.18);
  --ph-text:#8A8A87;
}
@media (prefers-color-scheme: dark){
  :root{
    --bg:#0A0A0A;
    --bg-raised:#161616;
    --bg-card:#141414;
    --text:#F5F5F3;
    --text-soft:#C4C4C0;
    --text-faint:#8F8F8B;
    --accent:#F5F5F3;
    --accent-2:#FFFFFF;
    --line:rgba(245,245,243,0.16);
    --line-soft:rgba(245,245,243,0.09);
    --shadow:0 18px 40px -22px rgba(0,0,0,0.6);
    --ink:#000000;
    --cream:#F5F5F3;
    --ph-bg:#1B1B1B;
    --ph-line:rgba(245,245,243,0.16);
    --ph-text:#8F8F8B;
  }
}

*{ box-sizing:border-box; }
html{ scroll-behavior:smooth; }
body{
  margin:0;
  background:var(--bg);
  color:var(--text);
  font-family:'Archivo', -apple-system, BlinkMacSystemFont, sans-serif;
  font-size:16px;
  line-height:1.5;
  -webkit-font-smoothing:antialiased;
}
img{ max-width:100%; display:block; }
a{ color:inherit; text-decoration:none; }
.wrap{ max-width:1180px; margin:0 auto; padding:0 28px; }
.eyebrow{
  font-family:'IBM Plex Mono', monospace;
  font-size:12px;
  letter-spacing:2.5px;
  text-transform:uppercase;
  color:var(--accent);
  margin-bottom:10px;
}
h1,h2,h3{ font-family:'Fraunces', Georgia, serif; font-weight:560; margin:0; color:var(--text); }
h1{ font-size:clamp(34px,5vw,56px); line-height:1.05; letter-spacing:-0.01em; }
h2{ font-size:clamp(26px,3.4vw,38px); line-height:1.1; letter-spacing:-0.01em; }
h3{ font-size:20px; line-height:1.25; }
p{ margin:0 0 14px; color:var(--text-soft); }
.italic{ font-style:italic; font-weight:460; }

/* ===== NAV ===== */
header.site-nav{
  position:sticky; top:0; z-index:50;
  background:rgba(255,255,255,0.92);
  backdrop-filter:blur(10px);
  border-bottom:1px solid var(--line-soft);
}
@media (prefers-color-scheme: dark){
  header.site-nav{ background:rgba(10,10,10,0.86); }
}
.nav-row{ display:flex; align-items:center; justify-content:space-between; padding:16px 28px; max-width:1180px; margin:0 auto; }
.brand{ display:flex; align-items:center; gap:12px; font-family:'IBM Plex Mono', monospace; font-size:14.5px; letter-spacing:2px; }
.brand .mark-logo{ width:27px; height:auto; flex:none; }
.brand .mark-logo-dark{ display:none; }
@media (prefers-color-scheme: dark){
  .brand .mark-logo-light{ display:none; }
  .brand .mark-logo-dark{ display:block; }
}
.brand b{ font-weight:600; color:var(--text); }
.navlinks{ list-style:none; display:flex; align-items:center; gap:26px; margin:0; padding:0; font-size:13px; letter-spacing:0.3px; }
.navlinks a{ color:var(--text-soft); transition:color .15s; }
.navlinks a:hover, .navlinks a.active{ color:var(--accent); }
.navlink-dropdown{ position:relative; }
.navlink-dropdown > a::after{
  content:''; display:inline-block; width:5px; height:5px; margin-left:5px; margin-bottom:1px;
  border-right:1px solid currentColor; border-bottom:1px solid currentColor; opacity:.55;
  transform:rotate(45deg); transition:transform .15s;
}
.navlink-dropdown:hover > a::after, .navlink-dropdown:focus-within > a::after{ transform:rotate(225deg); }
.dropdown-menu{
  position:absolute; top:100%; left:0; padding-top:12px; /* bridges the gap so hover doesn't drop */
  opacity:0; pointer-events:none; transform:translateY(-4px);
  transition:opacity .15s ease, transform .15s ease;
  z-index:60;
}
.navlink-dropdown:hover .dropdown-menu, .navlink-dropdown:focus-within .dropdown-menu{
  opacity:1; pointer-events:auto; transform:translateY(0);
}
.dropdown-menu{ display:flex; flex-direction:column; }
.dropdown-menu > a{
  display:block; white-space:nowrap; background:var(--bg-card); color:var(--text-soft);
  padding:11px 18px; font-size:13px; border:1px solid var(--line-soft); border-bottom:none;
  box-shadow:var(--shadow);
}
.dropdown-menu > a:first-child{ border-radius:10px 10px 0 0; }
.dropdown-menu > a:last-child{ border-radius:0 0 10px 10px; border-bottom:1px solid var(--line-soft); }
.dropdown-menu > a:hover, .dropdown-menu > a.active{ color:var(--accent); background:var(--bg-raised); }
.nav-actions{ display:flex; align-items:center; gap:14px; }
.phone-pill{ border:1px solid var(--line); border-radius:999px; padding:8px 16px; font-family:'IBM Plex Mono',monospace; font-size:12.5px; }
.nav-toggle{ display:none; background:none; border:1px solid var(--line); border-radius:8px; padding:8px 10px; }
@media (max-width:860px){
  .navlinks{ display:none; }
  .nav-toggle{ display:block; }
  .phone-pill{ display:none; }
}
.mobile-menu{ display:none; flex-direction:column; gap:2px; padding:6px 28px 18px; }
.mobile-menu.open{ display:flex; }
.mobile-menu a{ padding:10px 0; border-bottom:1px solid var(--line-soft); font-size:14px; color:var(--text-soft); }
.mobile-menu a.active{ color:var(--accent); }

/* ===== BUTTONS ===== */
.btn-solid, .btn-outline{
  display:inline-flex; align-items:center; gap:8px;
  font-family:'Archivo', sans-serif; font-weight:600; font-size:13.5px; letter-spacing:0.3px;
  padding:13px 24px; border-radius:8px; cursor:pointer; border:1px solid transparent;
}
.btn-solid{ background:var(--accent); color:var(--bg); }
.btn-solid:hover{ background:var(--accent-2); }
.btn-outline{ border-color:var(--line); color:var(--text); }
.btn-outline:hover{ border-color:var(--accent); color:var(--accent); }

/* ===== HERO ===== */
.hero{ position:relative; min-height:76vh; display:flex; align-items:flex-end; overflow:hidden; }
.hero-bg{ position:absolute; inset:0; background-size:cover; background-position:center; background:#0A0A0A; }
.hero-bg::after{ content:''; position:absolute; inset:0; background:linear-gradient(180deg, var(--overlay-top) 0%, rgba(15,19,27,0.55) 55%, var(--overlay-bottom) 100%); z-index:1; }
.hero-video{ position:absolute; inset:0; width:100%; height:100%; object-fit:cover; }
.hero-inner{ position:relative; z-index:2; padding:64px 28px 56px; max-width:1180px; margin:0 auto; width:100%; }
.hero-tag{ display:inline-block; font-family:'IBM Plex Mono',monospace; font-size:11.5px; letter-spacing:2px; text-transform:uppercase; color:#FFFFFF; border:1px solid rgba(255,255,255,0.4); border-radius:999px; padding:6px 14px; margin-bottom:18px; }
.hero h1{ color:#FFFFFF; max-width:820px; }
.hero .lede{ color:#D6D6D3; max-width:620px; font-size:17px; margin-top:16px; }
.hero-actions{ display:flex; gap:14px; margin-top:26px; flex-wrap:wrap; }
.hero-actions .btn-outline{ border-color:rgba(255,255,255,0.4); color:#FFFFFF; }
.hero-actions .btn-outline:hover{ border-color:#FFFFFF; color:#FFFFFF; background:rgba(255,255,255,0.08); }

/* ===== SECTIONS ===== */
section{ padding:88px 0; }
section.tight{ padding:64px 0; }
.section-head{ max-width:640px; margin-bottom:46px; }
.section-head.center{ margin-left:auto; margin-right:auto; text-align:center; }
.bg-raised{ background:var(--bg-raised); }
.bg-ink{ background:var(--ink); color:var(--cream); }
.bg-ink .eyebrow{ color:#FFFFFF; }
.bg-ink h2, .bg-ink h3{ color:var(--cream); }
.bg-ink p{ color:#B8B8B4; }

/* ===== VALUES STRIP ===== */
.values-strip{ display:flex; flex-wrap:wrap; gap:0; border-top:1px solid var(--line); border-bottom:1px solid var(--line); }
.values-strip div{ flex:1 1 160px; text-align:center; padding:22px 12px; font-family:'IBM Plex Mono',monospace; font-size:12px; letter-spacing:1.5px; text-transform:uppercase; color:var(--text-faint); border-left:1px solid var(--line-soft); }
.values-strip div:first-child{ border-left:none; }

/* ===== CARDS ===== */
.card-grid{ display:grid; grid-template-columns:repeat(3,1fr); gap:22px; }
.card-grid.cols-2{ grid-template-columns:repeat(2,1fr); }
@media (max-width:900px){ .card-grid, .card-grid.cols-2{ grid-template-columns:1fr; } }
.biz-card{ background:var(--bg-card); border:1px solid var(--line-soft); border-radius:14px; padding:30px 26px; transition:transform .2s, box-shadow .2s; }
.biz-card:hover{ transform:translateY(-3px); box-shadow:var(--shadow); }
.biz-card .num{ font-family:'IBM Plex Mono',monospace; font-size:12px; color:var(--accent); letter-spacing:1.5px; margin-bottom:14px; }
.biz-card h3{ margin-bottom:10px; }
.biz-card p{ font-size:14.5px; margin-bottom:16px; }
.biz-card .go{ font-family:'IBM Plex Mono',monospace; font-size:12.5px; color:var(--accent); }
.status-pill{ display:inline-block; font-family:'IBM Plex Mono',monospace; font-size:10.5px; letter-spacing:1px; text-transform:uppercase; padding:4px 10px; border-radius:999px; background:var(--line-soft); color:var(--text-soft); margin-bottom:12px; }

/* ===== SALES / DEAL CARDS ===== */
.deal-card{ background:var(--bg-card); border:1px solid var(--line-soft); border-radius:14px; overflow:hidden; }
.deal-card .ph{
  aspect-ratio:4/3;
  background:
    repeating-linear-gradient(135deg, var(--ph-line) 0, var(--ph-line) 1px, transparent 1px, transparent 14px),
    var(--ph-bg);
  display:flex; align-items:center; justify-content:center; color:var(--ph-text);
  font-family:'IBM Plex Mono',monospace; font-size:11px; letter-spacing:1px; text-align:center; padding:16px;
}
.deal-card .meta{ padding:20px 22px; }
.deal-card .price{ font-family:'Fraunces',serif; font-size:24px; color:var(--text); }
.deal-card .addr{ font-size:13.5px; color:var(--text-soft); margin-top:4px; }
.deal-card .date{ font-family:'IBM Plex Mono',monospace; font-size:11.5px; letter-spacing:0.3px; color:var(--text-faint); margin-top:6px; }
.deal-card .tag{ font-family:'IBM Plex Mono',monospace; font-size:10.5px; letter-spacing:1px; text-transform:uppercase; color:var(--accent); margin-top:10px; display:block; }

/* ===== PRESS / MEDIA ===== */
.press-feature{
  position:relative; display:flex; flex-direction:column; justify-content:center;
  background:#0A0A0A; border-radius:16px; box-shadow:var(--shadow);
  padding:56px 48px; min-height:380px;
}
.press-feature .pub{
  font-family:'IBM Plex Mono',monospace; font-size:11.5px; letter-spacing:2.5px; text-transform:uppercase;
  color:#B8B8B4; margin-bottom:18px;
}
.press-feature .pub b{ color:#FFFFFF; letter-spacing:2.5px; }
.press-feature h2{ color:#FFFFFF; max-width:640px; font-size:clamp(26px,3.4vw,38px); }
.press-feature p{ color:#D6D6D3; max-width:560px; margin-top:16px; font-size:15px; }
.press-feature .featured-cta{ margin-top:26px; }
@media (max-width:700px){ .press-feature{ padding:38px 26px; } }

.press-grid{ display:grid; grid-template-columns:repeat(4,1fr); gap:18px; }
@media (max-width:1000px){ .press-grid{ grid-template-columns:repeat(3,1fr); } }
@media (max-width:700px){ .press-grid{ grid-template-columns:repeat(2,1fr); } }
@media (max-width:460px){ .press-grid{ grid-template-columns:1fr; } }
.press-card{ display:block; max-width:230px; }
.press-card .clip{
  position:relative; border-radius:10px; overflow:hidden; background:var(--bg-card);
  border:1px solid var(--line-soft); box-shadow:var(--shadow); aspect-ratio:3/4;
}
.press-card .clip img{ width:100%; height:100%; object-fit:cover; object-position:top; display:block; transition:transform .5s ease; }
.press-card:hover .clip img{ transform:scale(1.04); }
.press-card .meta{ padding:12px 2px 0; }
.press-card .pub{ font-family:'IBM Plex Mono',monospace; font-size:9.5px; letter-spacing:1.3px; text-transform:uppercase; color:var(--accent); }
.press-card .headline{ font-family:'Fraunces',serif; font-size:14px; color:var(--text); margin-top:5px; line-height:1.3; }
.press-card .yr{ font-size:11px; color:var(--text-faint); margin-top:3px; }

/* ===== PRESS TIMELINE ===== */
.press-timeline{ display:flex; flex-direction:column; }
.press-timeline-item{
  display:grid; grid-template-columns:160px 1fr; gap:26px;
  padding:22px 0; border-top:1px solid var(--line-soft);
}
.press-timeline-item:last-child{ border-bottom:1px solid var(--line-soft); }
.pt-date{ font-family:'IBM Plex Mono',monospace; font-size:12px; letter-spacing:0.3px; color:var(--text-faint); padding-top:3px; }
.pt-pub{ font-family:'Fraunces',serif; font-size:17px; color:var(--text); display:flex; align-items:center; gap:10px; flex-wrap:wrap; }
.pt-tag{
  font-family:'IBM Plex Mono',monospace; font-size:9.5px; letter-spacing:1.1px; text-transform:uppercase;
  color:var(--text-faint); border:1px solid var(--line); border-radius:20px; padding:3px 10px;
}
.press-timeline-item p{ font-size:13.5px; color:var(--text-soft); margin-top:8px; max-width:640px; line-height:1.55; }
@media (max-width:640px){ .press-timeline-item{ grid-template-columns:1fr; gap:6px; } }

/* ===== PAST SALES / ZIP COUNTER ===== */
.zip-counter-trigger{
  font-family:'IBM Plex Mono',monospace; font-size:12px; letter-spacing:1.2px; text-transform:uppercase;
  background:none; border:1px solid var(--line); color:var(--text); padding:14px 26px; border-radius:40px;
  cursor:pointer; transition:background .25s ease, color .25s ease; margin-bottom:34px;
}
.zip-counter-trigger:hover{ background:var(--accent); color:var(--bg); }
.zip-counter-trigger:disabled{ opacity:.6; cursor:default; }
.zip-counter-grid{ display:grid; grid-template-columns:repeat(5,1fr); gap:16px; }
@media (max-width:1000px){ .zip-counter-grid{ grid-template-columns:repeat(3,1fr); } }
@media (max-width:640px){ .zip-counter-grid{ grid-template-columns:repeat(2,1fr); } }
.zip-card{
  background:#0A0A0A; border-radius:14px; padding:26px 18px; text-align:center;
  display:flex; flex-direction:column; gap:4px;
}
.zip-card .zip-code{ font-family:'Fraunces',serif; font-size:22px; color:#FFFFFF; letter-spacing:0.5px; }
.zip-card .zip-city{ font-family:'IBM Plex Mono',monospace; font-size:10px; letter-spacing:1.4px; text-transform:uppercase; color:#8A8A87; margin-bottom:8px; }
.zip-card .zip-amount{ font-family:'Fraunces',serif; font-size:clamp(19px,2.2vw,25px); color:#FFFFFF; font-variant-numeric:tabular-nums; }
.zip-card .zip-deals{ font-size:11px; color:#B8B8B4; margin-top:6px; }
.zip-counter-note{ margin-top:22px; font-size:12px; color:var(--text-faint); }

/* ===== TESTIMONIALS ===== */
.testi-grid{ display:grid; grid-template-columns:repeat(3,1fr); gap:20px; }
@media (max-width:900px){ .testi-grid{ grid-template-columns:1fr; } }
.testi-card{ background:var(--bg-card); border:1px solid var(--line-soft); border-radius:14px; padding:24px; }
.testi-card p{ font-size:14px; font-style:italic; }
.testi-card .who{ font-family:'IBM Plex Mono',monospace; font-size:11.5px; letter-spacing:1px; text-transform:uppercase; color:var(--text-faint); }

/* ===== STAT ROW ===== */
.stat-row{ display:flex; flex-wrap:wrap; gap:36px; margin-top:10px; }
.stat-row div{ min-width:120px; }
.stat-row .v{ font-family:'Fraunces',serif; font-size:32px; color:var(--accent); }
.stat-row .k{ font-family:'IBM Plex Mono',monospace; font-size:11px; letter-spacing:1px; text-transform:uppercase; color:var(--text-faint); margin-top:4px; }

/* ===== PLACEHOLDER NOTE ===== */
.placeholder-note{ border:1px dashed var(--line); border-radius:12px; padding:22px 24px; background:var(--bg-card); font-size:13.5px; color:var(--text-faint); font-family:'IBM Plex Mono',monospace; line-height:1.6; }

/* ===== RENTALS TEASER (on Property Management page) ===== */
.rentals-teaser{
  display:flex; align-items:center; justify-content:space-between; gap:24px; flex-wrap:wrap;
  background:var(--bg-card); border:1px solid var(--line-soft); border-radius:16px; padding:32px 36px;
}
.rentals-teaser h2{ font-size:clamp(20px,2.4vw,26px); }
@media (max-width:700px){ .rentals-teaser{ flex-direction:column; align-items:flex-start; } }

/* ===== RENTALS TOOLBAR (sort / filter) ===== */
.rentals-toolbar{
  display:flex; align-items:flex-end; gap:24px; flex-wrap:wrap;
  padding-bottom:22px; margin-bottom:28px; border-bottom:1px solid var(--line-soft);
}
.rt-group{ display:flex; flex-direction:column; gap:6px; }
.rt-group label{ font-family:'IBM Plex Mono',monospace; font-size:11px; letter-spacing:1.5px; text-transform:uppercase; color:var(--text-faint); }
.rt-group select{
  padding:11px 34px 11px 14px; border-radius:8px; border:1px solid var(--line); background:var(--bg-card); color:var(--text);
  font-family:Archivo,sans-serif; font-size:13.5px; cursor:pointer; min-width:200px;
  appearance:none; -webkit-appearance:none;
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='10' height='6'%3E%3Cpath d='M0 0l5 6 5-6z' fill='%23888'/%3E%3C/svg%3E");
  background-repeat:no-repeat; background-position:right 14px center;
}
.rt-group select:focus{ outline:2px solid var(--accent); outline-offset:2px; border-color:var(--accent); }
.rt-count{ margin-left:auto; font-family:'IBM Plex Mono',monospace; font-size:12.5px; color:var(--text-faint); align-self:center; }
@media (max-width:700px){ .rentals-toolbar{ flex-direction:column; align-items:stretch; } .rt-count{ margin-left:0; } }

/* ===== VACANCY LISTING BLOCK ===== */
.vacancy-block{ border:1px solid var(--line-soft); border-radius:18px; padding:32px; margin-bottom:32px; }
.vacancy-block .vb-head{ display:flex; align-items:baseline; justify-content:space-between; flex-wrap:wrap; gap:10px; margin-bottom:20px; }
.vacancy-block .vb-num{ font-family:'IBM Plex Mono',monospace; font-size:11px; letter-spacing:1.5px; text-transform:uppercase; color:var(--accent); }
.vacancy-block .vb-name{ font-family:'Fraunces',serif; font-size:22px; color:var(--text); }
.vacancy-block .deal-card{ max-width:640px; margin-bottom:16px; }
.vacancy-block .media-row{ margin-bottom:10px; max-width:960px; }
.vacancy-block .placeholder-note{ max-width:640px; margin-bottom:20px; }
.vacancy-block > :last-child{ margin-bottom:0; }

/* ===== COST SEGREGATION CALCULATOR ===== */
.cs-intro{ color:var(--text-soft); font-size:15px; max-width:760px; margin:0 0 34px; }
.cs-toolwrap{ display:grid; grid-template-columns:0.86fr 1.14fr; gap:40px; align-items:start; min-width:0; }
@media (max-width:960px){ .cs-toolwrap{ grid-template-columns:1fr; } }
.cs-inputs{ background:var(--bg-card); border:1px solid var(--line); border-radius:14px; padding:8px 26px; min-width:0; }
.cs-step{ display:flex; gap:16px; padding:24px 0; border-bottom:1px solid var(--line-soft); }
.cs-step:last-of-type{ border-bottom:none; }
.cs-step-num{
  flex:none; width:26px; height:26px; border-radius:50%; background:var(--accent); color:var(--bg);
  font-family:'IBM Plex Mono',monospace; font-size:11.5px; font-weight:600; display:flex; align-items:center; justify-content:center;
  margin-top:2px;
}
.cs-step-body{ flex:1; min-width:0; }
.cs-field-head{ display:flex; justify-content:space-between; align-items:baseline; gap:12px; flex-wrap:wrap; }
.cs-field-head label{ font-size:13.5px; color:var(--text); font-weight:600; }
.cs-field-note{ font-size:11.5px; color:var(--text-faint); font-weight:400; display:block; margin-top:2px; }
.cs-field-val{ font-family:'IBM Plex Mono',monospace; font-variant-numeric:tabular-nums; font-size:14px; color:var(--text); font-weight:600; white-space:nowrap; }
.cs-toggle-row{ display:flex; gap:8px; margin-top:4px; }
.cs-toggle-btn{
  flex:1; background:none; border:1px solid var(--line); border-radius:8px; padding:9px 10px;
  font-family:'IBM Plex Mono',monospace; font-size:11px; letter-spacing:0.4px; text-transform:uppercase;
  color:var(--text-soft); cursor:pointer; transition:background .15s ease, color .15s ease, border-color .15s ease;
}
.cs-toggle-btn.active{ background:var(--accent); color:var(--bg); border-color:var(--accent); }
.cs-toggle-btn:hover:not(.active){ border-color:var(--accent); color:var(--text); }
input[type="range"].cs-range{
  -webkit-appearance:none; appearance:none; width:100%; height:3px; border-radius:2px;
  background:var(--line); margin:14px 0 4px; cursor:pointer;
}
input[type="range"].cs-range::-webkit-slider-thumb{
  -webkit-appearance:none; width:16px; height:16px; border-radius:50%;
  background:var(--accent); border:2px solid var(--bg-card); box-shadow:0 0 0 1px var(--accent); cursor:pointer;
}
input[type="range"].cs-range::-moz-range-thumb{
  width:16px; height:16px; border-radius:50%; background:var(--accent);
  border:2px solid var(--bg-card); box-shadow:0 0 0 1px var(--accent); cursor:pointer;
}
input[type="range"].cs-range::-moz-range-track{ background:var(--line); height:3px; border-radius:2px; }
input[type="range"].cs-range:focus-visible{ outline:2px solid var(--accent); outline-offset:5px; }
.cs-field-range{ display:flex; justify-content:space-between; font-family:'IBM Plex Mono',monospace; font-size:10.5px; letter-spacing:0.5px; color:var(--text-faint); margin-top:2px; }
.cs-reset-btn{
  background:none; border:none; font-family:'IBM Plex Mono',monospace;
  font-size:11px; letter-spacing:0.8px; text-transform:uppercase; color:var(--accent);
  text-decoration:underline; text-underline-offset:3px; padding:20px 0 22px; cursor:pointer;
}
.cs-reset-btn:hover{ color:var(--accent-2); }
.cs-outputs{ display:flex; flex-direction:column; gap:24px; position:sticky; top:96px; min-width:0; }
@media (max-width:960px){ .cs-outputs{ position:static; } }
.cs-savings-callout{ background:#0A0A0A; color:#FFFFFF; border-radius:14px; padding:30px 30px 28px; }
.cs-savings-callout .eyebrow{ color:#FFFFFF; }
.cs-savings-amt{ font-family:'Fraunces',serif; font-size:clamp(2.1rem,4vw,2.7rem); color:#FFFFFF; margin-top:8px; }
.cs-savings-sub{ color:#B8B8B4; font-size:12.5px; margin-top:10px; max-width:520px; line-height:1.55; }
.cs-metrics{ display:grid; grid-template-columns:repeat(2,1fr); gap:14px; }
@media (max-width:520px){ .cs-metrics{ grid-template-columns:1fr; } }
.cs-metric-card{ background:var(--bg-card); border:1px solid var(--line-soft); border-radius:12px; padding:18px 18px 16px; }
.cs-metric-card .k{ font-family:'IBM Plex Mono',monospace; font-size:10.5px; letter-spacing:1px; text-transform:uppercase; color:var(--text-faint); }
.cs-metric-card .v{ font-family:'Fraunces',serif; font-size:22px; margin-top:6px; color:var(--text); }
.cs-metric-card .d{ font-size:11.5px; color:var(--text-soft); margin-top:5px; }
.cs-tablewrap{ overflow-x:auto; border:1px solid var(--line); border-radius:12px; background:var(--bg-card); }
.cs-table{ width:100%; border-collapse:collapse; font-size:13px; min-width:520px; }
.cs-table th, .cs-table td{ padding:12px 14px; text-align:left; border-bottom:1px solid var(--line-soft); }
.cs-table th{ font-family:'IBM Plex Mono',monospace; font-size:10px; letter-spacing:0.8px; text-transform:uppercase; color:var(--text-faint); font-weight:600; }
.cs-table td.num, .cs-table th.num{ text-align:right; font-family:'IBM Plex Mono',monospace; font-variant-numeric:tabular-nums; }
.cs-table tr.total td{ font-weight:700; border-bottom:none; border-top:1px solid var(--line); }
.cs-disclaimer{
  border-left:3px solid var(--accent); background:var(--bg-card); padding:18px 20px;
  font-size:12px; line-height:1.65; color:var(--text-soft); border-radius:0 12px 12px 0;
}
.cs-disclaimer strong{ color:var(--text); }
.cs-disclaimer p{ margin:0 0 10px; font-size:inherit; color:inherit; }
.cs-disclaimer p:last-child{ margin-bottom:0; }

/* ===== MISSION HILLS NEIGHBORHOOD GUIDE ===== */
.mh-hero{ background:#0A0A0A; }
.mh-hero-bg{ background:#0A0A0A center/cover no-repeat; }
.mh-hero .hero-inner{ position:relative; z-index:2; }

.mh-fineprint{ font-size:11.5px; color:var(--text-faint); margin-top:18px; max-width:680px; }

.mh-photo-band{ border-radius:14px; overflow:hidden; margin:28px 0 40px; aspect-ratio:21/8; }
.mh-photo-band img{ width:100%; height:100%; object-fit:cover; display:block; }
@media (max-width:700px){ .mh-photo-band{ aspect-ratio:4/3; } }

.mh-subarea-grid{ display:grid; grid-template-columns:repeat(3,1fr); gap:20px; min-width:0; }
@media (max-width:900px){ .mh-subarea-grid{ grid-template-columns:repeat(2,1fr); } }
@media (max-width:600px){ .mh-subarea-grid{ grid-template-columns:1fr; } }
.mh-subarea-card{ background:var(--bg-card); border:1px solid var(--line-soft); border-radius:14px; padding:24px; }
.mh-subarea-card h3{ font-size:17px; margin-bottom:10px; }
.mh-subarea-card p{ font-size:13.5px; margin:0; }

.mh-map{ width:100%; height:460px; border-radius:14px; overflow:hidden; border:1px solid var(--line-soft); background:var(--ph-bg); z-index:0; }
.mh-map-legend{ display:flex; flex-wrap:wrap; align-items:center; gap:18px; margin-top:16px; font-size:12.5px; color:var(--text-soft); }
.mh-map-legend span{ display:inline-flex; align-items:center; gap:7px; }
.mh-dot{ display:inline-block; width:10px; height:10px; border-radius:50%; border:2px solid #FFFFFF; box-shadow:0 0 0 1px var(--line); }
.mh-dot-listing{ background:#0A0A0A; }
.mh-dot-buyer{ background:#7A7A76; }
.mh-dot-both{ background:#B08D2E; }
.mh-area-toggle{
  margin-left:auto; font-family:'IBM Plex Mono',monospace; font-size:11px; letter-spacing:0.5px; text-transform:uppercase;
  background:none; border:1px solid var(--line); border-radius:999px; padding:7px 14px; color:var(--text-soft); cursor:pointer;
}
.mh-area-toggle:hover{ border-color:var(--accent); color:var(--accent); }
.mh-area-label{ background:none; border:none; box-shadow:none; font-family:'IBM Plex Mono',monospace; font-size:10.5px; letter-spacing:0.5px; text-transform:uppercase; color:#0A0A0A; text-shadow:0 0 6px #FFFFFF, 0 0 6px #FFFFFF, 0 0 6px #FFFFFF; }

.mh-sales-tablewrap{ overflow-x:auto; margin-top:30px; border:1px solid var(--line-soft); border-radius:14px; min-width:0; }
.mh-sales-table{ width:100%; min-width:560px; border-collapse:collapse; font-size:13px; }
.mh-sales-table th, .mh-sales-table td{ padding:11px 16px; text-align:left; border-bottom:1px solid var(--line-soft); white-space:nowrap; }
.mh-sales-table th{ font-family:'IBM Plex Mono',monospace; font-size:10px; letter-spacing:0.8px; text-transform:uppercase; color:var(--text-faint); font-weight:600; background:var(--bg-raised); }
.mh-sales-table tr:last-child td{ border-bottom:none; }
.mh-sales-table td:first-child{ white-space:normal; min-width:220px; }
.mh-unmapped-note{ font-family:'IBM Plex Mono',monospace; font-size:9.5px; letter-spacing:0.5px; text-transform:uppercase; color:var(--text-faint); margin-left:6px; }

.mh-school-grid{ display:grid; grid-template-columns:repeat(3,1fr); gap:20px; min-width:0; }
@media (max-width:900px){ .mh-school-grid{ grid-template-columns:repeat(2,1fr); } }
@media (max-width:600px){ .mh-school-grid{ grid-template-columns:1fr; } }
.mh-school-card{ background:var(--bg-card); border:1px solid var(--line-soft); border-radius:14px; padding:22px 24px; }
.mh-school-type{ font-family:'IBM Plex Mono',monospace; font-size:10px; letter-spacing:1px; text-transform:uppercase; color:var(--accent); margin-bottom:10px; }
.mh-school-card h3{ font-size:16.5px; margin-bottom:8px; }
.mh-school-card p{ font-size:13px; margin:0; }

.mh-park-grid{ display:grid; grid-template-columns:repeat(4,1fr); gap:20px; min-width:0; }
@media (max-width:1000px){ .mh-park-grid{ grid-template-columns:repeat(2,1fr); } }
@media (max-width:560px){ .mh-park-grid{ grid-template-columns:1fr; } }
.mh-park-card{ background:var(--bg-card); border:1px solid var(--line-soft); border-radius:14px; overflow:hidden; }
.mh-park-meta{ padding:16px 18px 20px; }
.mh-park-meta h3{ font-size:15px; margin-bottom:4px; }
.mh-park-sub{ font-family:'IBM Plex Mono',monospace; font-size:10px; letter-spacing:0.5px; color:var(--text-faint); margin-bottom:8px; }
.mh-park-meta p{ font-size:12.5px; margin:0; }

.mh-event-list{ display:flex; flex-direction:column; }
.mh-event-row{ display:grid; grid-template-columns:180px 1fr; gap:24px; padding:20px 0; border-top:1px solid var(--line-soft); }
.mh-event-row:last-child{ border-bottom:1px solid var(--line-soft); }
@media (max-width:640px){ .mh-event-row{ grid-template-columns:1fr; gap:6px; } }
.mh-event-when{ font-family:'IBM Plex Mono',monospace; font-size:11.5px; letter-spacing:0.5px; text-transform:uppercase; color:var(--text-faint); padding-top:3px; }
.mh-event-body h3{ font-size:16px; margin-bottom:6px; }
.mh-event-body p{ font-size:13.5px; margin:0; max-width:560px; }

.mh-rest-group{ margin-bottom:40px; }
.mh-rest-group:last-of-type{ margin-bottom:26px; }
.mh-rest-cat{
  font-family:'IBM Plex Mono',monospace; font-size:11px; letter-spacing:1.5px; text-transform:uppercase;
  color:var(--text-faint); font-weight:600; margin-bottom:16px; padding-bottom:10px; border-bottom:1px solid var(--line);
}
.mh-rest-grid{ display:grid; grid-template-columns:repeat(3,1fr); gap:20px; min-width:0; }
@media (max-width:900px){ .mh-rest-grid{ grid-template-columns:repeat(2,1fr); } }
@media (max-width:600px){ .mh-rest-grid{ grid-template-columns:1fr; } }
.mh-rest-card{ background:var(--bg-card); border:1px solid var(--line-soft); border-radius:14px; overflow:hidden; }
.mh-rest-meta{ padding:16px 18px 20px; }
.mh-rest-name{ font-family:'Fraunces',serif; font-size:16.5px; color:var(--text); }
.mh-rest-tag{ font-family:'IBM Plex Mono',monospace; font-size:10px; letter-spacing:0.5px; text-transform:uppercase; color:var(--text-faint); margin:5px 0 10px; }
.mh-rest-meta p{ font-size:13px; margin:0; }

.mh-ph{
  aspect-ratio:var(--ar,4/3);
  background:
    repeating-linear-gradient(135deg, var(--ph-line) 0, var(--ph-line) 1px, transparent 1px, transparent 14px),
    var(--ph-bg);
  display:flex; align-items:center; justify-content:center; color:var(--ph-text); text-align:center;
  font-family:'IBM Plex Mono',monospace; font-size:11px; letter-spacing:0.5px; padding:16px; line-height:1.6;
}

.mh-map .leaflet-popup-content-wrapper{ border-radius:10px; }
.mh-map .leaflet-popup-content{ margin:12px 14px; }

/* ===== FOOTER ===== */
footer{ background:var(--ink); color:#C9C9C5; padding:60px 0 30px; }
footer .eyebrow{ color:#FFFFFF; }
footer h3{ color:var(--cream); }
footer a{ color:#C9C9C5; }
footer a:hover{ color:#FFFFFF; }
.footer-grid{ display:grid; grid-template-columns:1.4fr 1fr 1fr; gap:40px; }
@media (max-width:760px){ .footer-grid{ grid-template-columns:1fr; gap:28px; } }
.footer-grid ul{ list-style:none; margin:0; padding:0; display:flex; flex-direction:column; gap:10px; font-size:13.5px; }
.footer-bottom{ border-top:1px solid rgba(255,255,255,0.1); margin-top:0; padding-top:22px; display:flex; justify-content:space-between; flex-wrap:wrap; gap:10px 24px; font-family:'IBM Plex Mono',monospace; font-size:11.5px; color:#8A8A87; }
.footer-legal-links a{ color:#8A8A87; }
.footer-legal-links a:hover{ color:#FFFFFF; }

/* ===== CONSENT CHECKBOX ===== */
.consent-check{ display:flex; gap:10px; align-items:flex-start; font-size:12.5px; line-height:1.6; color:var(--text-faint); }
.consent-check input[type="checkbox"]{ margin-top:3px; flex:none; width:16px; height:16px; accent-color:var(--accent); }
.consent-check a{ text-decoration:underline; color:var(--text-soft); }
.consent-check a:hover{ color:var(--accent); }

/* ===== IMAGE PLACEHOLDERS ===== */
.img-ph{
  position:relative;
  aspect-ratio: var(--ar, 4/3);
  background:
    repeating-linear-gradient(135deg, var(--ph-line) 0, var(--ph-line) 1px, transparent 1px, transparent 14px),
    var(--ph-bg);
  border:1px solid var(--line-soft);
  border-radius:10px;
  display:flex; align-items:center; justify-content:center; text-align:center;
  padding:20px;
  overflow:hidden;
}
.img-ph .label{
  font-family:'IBM Plex Mono',monospace; font-size:10.5px; letter-spacing:1px; text-transform:uppercase;
  color:var(--ph-text); background:var(--bg); border:1px solid var(--line-soft); border-radius:999px;
  padding:6px 14px; max-width:88%;
}
.img-ph.dark{ --ph-bg:#161616; --ph-line:rgba(245,245,243,0.14); --ph-text:#9A9A96; }
.img-ph.dark .label{ background:#0A0A0A; border-color:rgba(245,245,243,0.14); }

/* real photo container, mirrors .img-ph sizing */
.img-real{ position:relative; aspect-ratio:var(--ar,4/3); border-radius:10px; overflow:hidden; background:var(--ph-bg); }
.img-real img{ width:100%; height:100%; object-fit:cover; display:block; }

/* photo-forward business line cards */
.biz-card.photo{ padding:0; overflow:hidden; }
.biz-card.photo .img-ph, .biz-card.photo .img-real{ border-radius:0; border:none; border-bottom:1px solid var(--line-soft); --ar:4/3; }
.biz-card.photo .body{ padding:24px 24px 28px; }

/* compass co-brand strip */
.compass-strip{ display:flex; align-items:center; gap:28px; flex-wrap:wrap; padding:28px 0; margin-top:44px; border-top:1px solid rgba(255,255,255,0.1); }
.compass-strip img{ display:block; }

/* image strip / gallery */
.media-row{ display:grid; grid-template-columns:repeat(4,1fr); gap:16px; }
@media (max-width:900px){ .media-row{ grid-template-columns:repeat(2,1fr); } }

/* ===== FLOORPLAN CARDS ===== */
.floorplan-grid{ display:grid; grid-template-columns:repeat(3,1fr); gap:26px; }
@media (max-width:900px){ .floorplan-grid{ grid-template-columns:1fr; } }
.floorplan-card{ background:var(--bg-card); border:1px solid var(--line-soft); border-radius:14px; overflow:hidden; }
.floorplan-card .fp-img{ background:#FAFAF8; padding:18px; display:flex; align-items:center; justify-content:center; min-height:260px; }
.floorplan-card .fp-img img{ max-width:100%; max-height:260px; width:auto; height:auto; display:block; }
.floorplan-card .fp-meta{ padding:20px 22px; border-top:1px solid var(--line-soft); }
.floorplan-card .fp-name{ font-family:'Fraunces',serif; font-size:18px; color:var(--text); }
.floorplan-card .fp-desc{ font-size:13px; color:var(--text-soft); margin-top:6px; line-height:1.55; }

/* ===== VIDEO EMBED ===== */
.video-embed{
  position:relative; aspect-ratio:16/9; border-radius:12px; overflow:hidden;
  background:#0A0A0A; border:1px solid var(--line-soft);
}
.video-embed iframe{ position:absolute; inset:0; width:100%; height:100%; border:0; }
.video-embed.ph{ display:flex; align-items:center; justify-content:center; flex-direction:column; gap:14px; }
.video-embed.ph .play{
  width:56px; height:56px; border-radius:50%; border:1.5px solid rgba(255,255,255,0.55);
  display:flex; align-items:center; justify-content:center;
}
.video-embed.ph .play::after{ content:''; border-style:solid; border-width:9px 0 9px 15px; border-color:transparent transparent transparent #FFFFFF; margin-left:3px; }
.video-embed.ph .label{ font-family:'IBM Plex Mono',monospace; font-size:10.5px; letter-spacing:1px; text-transform:uppercase; color:#B8B8B4; max-width:70%; text-align:center; }

/* ===== FEATURED LISTINGS ===== */
.featured-grid{ display:grid; grid-template-columns:repeat(3,1fr); gap:22px; }
@media (max-width:1100px){ .featured-grid{ grid-template-columns:1fr 1fr; } }
@media (max-width:700px){ .featured-grid{ grid-template-columns:1fr; } }
.featured-card{
  position:relative; display:block; aspect-ratio:4/3; border-radius:16px; overflow:hidden;
  background:#0A0A0A; box-shadow:var(--shadow);
}
.featured-media{ position:absolute; inset:0; }
.featured-media img{ width:100%; height:100%; object-fit:cover; transition:transform .5s ease; }
.featured-card:hover .featured-media img{ transform:scale(1.05); }
.featured-card::after{
  content:''; position:absolute; inset:0;
  background:linear-gradient(180deg, rgba(0,0,0,0.05) 0%, rgba(0,0,0,0.25) 45%, rgba(0,0,0,0.92) 100%);
}
.featured-overlay{ position:absolute; left:0; right:0; bottom:0; z-index:2; padding:26px 26px 28px; }
.featured-pill{
  display:inline-block; font-family:'IBM Plex Mono',monospace; font-size:10.5px; letter-spacing:1.5px; text-transform:uppercase;
  color:#0A0A0A; background:#FFFFFF; border-radius:999px; padding:5px 12px; margin-bottom:14px;
}
.featured-overlay h3{ color:#FFFFFF; font-size:26px; margin-bottom:6px; }
.featured-sub{ color:#D6D6D3; font-size:13.5px; margin-bottom:14px; }
.featured-price{ font-family:'Fraunces',serif; font-size:28px; color:#FFFFFF; margin-bottom:16px; }
.featured-price-pending{ font-size:18px; color:#D6D6D3; font-style:italic; }
.featured-cta{
  display:inline-flex; align-items:center; gap:8px; font-family:'Archivo',sans-serif; font-weight:600; font-size:13.5px;
  color:#FFFFFF; border-bottom:1px solid rgba(255,255,255,0.5); padding-bottom:3px; transition:border-color .15s;
}
.featured-card:hover .featured-cta, a.featured-cta:hover{ border-color:#FFFFFF; }
.featured-card-pending{ cursor:default; }
.featured-media-ph{
  position:absolute; inset:0; display:flex; align-items:center; justify-content:center;
  background:
    repeating-linear-gradient(135deg, rgba(245,245,243,0.10) 0, rgba(245,245,243,0.10) 1px, transparent 1px, transparent 14px),
    #141414;
}
.featured-media-ph-label{
  font-family:'IBM Plex Mono',monospace; font-size:11px; letter-spacing:1px; text-transform:uppercase;
  color:#9A9A96; border:1px solid rgba(245,245,243,0.18); border-radius:999px; padding:8px 16px;
}

/* current-developments card grid (development.html) -- reuses .featured-card
   visuals at a 2x2 layout sized for exactly four project cards */
.cd-grid{ display:grid; grid-template-columns:1fr 1fr; gap:22px; }
.cd-grid .cd-card{ aspect-ratio:16/11; }
@media (max-width:700px){ .cd-grid{ grid-template-columns:1fr; } .cd-grid .cd-card{ aspect-ratio:4/3; } }

/* split-flap "Vestaboard"-style unit counter (development.html) -- a static,
   auto-computed display, no user input. Sits in a .bg-ink band. */
.vesta-band{ padding:48px 0 52px; }
.vesta-inner{ display:flex; flex-direction:column; align-items:center; text-align:center; gap:16px; }
.vesta-label{
  font-family:'IBM Plex Mono',monospace; font-size:11.5px; letter-spacing:2px; text-transform:uppercase;
  color:#9A9A96;
}
.vesta-row{ display:flex; gap:9px; }
.vesta-cell{
  position:relative; width:58px; height:82px; border-radius:7px; overflow:hidden;
  background:linear-gradient(180deg, #232323 0%, #0C0C0C 100%);
  border:1px solid rgba(245,245,243,0.10);
  box-shadow:inset 0 1px 0 rgba(245,245,243,0.08), 0 10px 22px -10px rgba(0,0,0,0.7);
  display:flex; align-items:center; justify-content:center;
  animation:vesta-flip .5s cubic-bezier(.4,0,.2,1) backwards;
}
.vesta-cell:nth-child(1){ animation-delay:0ms; }
.vesta-cell:nth-child(2){ animation-delay:80ms; }
.vesta-cell:nth-child(3){ animation-delay:160ms; }
.vesta-cell:nth-child(4){ animation-delay:240ms; }
.vesta-cell::before{
  content:''; position:absolute; inset:0 0 50% 0;
  background:linear-gradient(180deg, rgba(245,245,243,0.07), rgba(245,245,243,0));
}
.vesta-cell::after{
  content:''; position:absolute; left:5px; right:5px; top:50%; height:1px;
  background:rgba(0,0,0,0.6); transform:translateY(-0.5px);
}
.vesta-cell span{
  display:inline-block; position:relative; z-index:1; font-family:'IBM Plex Mono',monospace; font-weight:600;
  font-size:46px; line-height:1; color:#F5F5F3; letter-spacing:0;
  text-shadow:0 1px 0 rgba(0,0,0,0.4); transform-origin:50% 50%; backface-visibility:hidden;
}
.vesta-sub{ color:#B8B8B4; font-size:13.5px; max-width:520px; margin:0; }
@keyframes vesta-flip{
  0%{ transform:rotateX(90deg); opacity:0; }
  100%{ transform:rotateX(0deg); opacity:1; }
}
@keyframes vesta-tick{
  0%{ transform:rotateX(70deg); opacity:.35; }
  100%{ transform:rotateX(0deg); opacity:1; }
}
@media (prefers-reduced-motion:reduce){
  .vesta-cell{ animation:none; }
  .vesta-cell span{ animation:none !important; }
}
@media (max-width:520px){
  .vesta-cell{ width:46px; height:66px; }
  .vesta-cell span{ font-size:36px; }
}

/* small page hero for interior pages */
.page-hero{ padding:64px 0 20px; }
.page-hero .eyebrow{ margin-bottom:10px; }
.breadcrumb{ font-family:'IBM Plex Mono',monospace; font-size:11.5px; color:var(--text-faint); margin-bottom:18px; }
.breadcrumb a{ color:var(--text-faint); }
.breadcrumb a:hover{ color:var(--accent); }

/* screen-reader-only text (visually hidden but announced by assistive tech) */
.sr-only{ position:absolute; width:1px; height:1px; padding:0; margin:-1px; overflow:hidden; clip:rect(0,0,0,0); white-space:nowrap; border:0; }