/* Yinnan Zhang Real Estate
   Layout: black bands (header, hero, calculators, contact, footer) alternating with white and warm-mist sections; gold hairline accents. */
:root{
  /* Warm ivory palette: ivory paper, sand bands, deep warm-grey ink, bronze accent */
  --ink:#2a2723; --paper:#faf8f4; --mist:#f2ede5; --line:#e4ddd1;
  --gold:#85724f; --gold-ink:#6b5a3e; --champagne:#e9dfcc; --muted:#6f675b;
  --band:#ede6db; --band-fg:#2a2723; --band-2:#ffffff; --band-line:#ddd4c6; --band-muted:#6f675b;
  --up:#2f7d4f; --down:#b0413e;
  color-scheme:light;
  --display:"Poppins","Noto Sans SC","PingFang SC","Microsoft YaHei",system-ui,sans-serif;
  --body:"Open Sans","Noto Sans SC","PingFang SC","Microsoft YaHei",system-ui,sans-serif;
}
*{box-sizing:border-box}
[hidden]{display:none!important}
html{scroll-behavior:smooth;scroll-padding-top:84px;-webkit-text-size-adjust:100%}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}}
body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--body);font-size:16px;line-height:1.7}
img{max-width:100%}
h1,h2,h3,h4{font-family:var(--display);text-wrap:balance;line-height:1.25;margin:0}
p{margin:0}
a{color:inherit}
.skip{position:absolute;left:-9999px}.skip:focus{left:16px;top:16px;z-index:20;background:var(--gold);color:#0d0d0d;padding:8px 12px}
.wrap{max-width:1160px;margin:0 auto;padding-left:max(16px,env(safe-area-inset-left,0px));padding-right:max(16px,env(safe-area-inset-right,0px))}
section{padding-block:88px}
@media (max-width:620px){section{padding-block:64px}}
.eyebrow{font-family:var(--display);font-size:12px;letter-spacing:.22em;text-transform:uppercase;color:var(--gold);display:flex;align-items:center;gap:12px}
.eyebrow::before{content:"";width:32px;height:1px;background:var(--gold)}
.h2{font-size:clamp(28px,4vw,42px);font-weight:500;margin-top:14px}
.lede{color:var(--muted);max-width:62ch;margin-top:16px}
.dark .lede{color:var(--band-muted)}
.mist{background:var(--mist)}
.dark{background:var(--band);color:var(--band-fg)}
.head-row{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:end;gap:20px}
.link{font-family:var(--display);font-size:14px;color:var(--gold-ink);text-decoration:none;border-bottom:1px solid currentColor;padding-bottom:2px}
.dark .link{color:var(--gold)}
:is(a,button,input,select,textarea):focus-visible{outline:2px solid var(--gold);outline-offset:2px}

/* header */
body::before{content:"";position:fixed;inset:0 0 auto;height:env(safe-area-inset-top,0px);z-index:10;background:var(--band)}
.site-header{position:sticky;top:env(safe-area-inset-top,0px);z-index:9;background:color-mix(in srgb,var(--band) 95%,transparent);backdrop-filter:blur(8px);color:var(--band-fg)}
.nav{display:flex;align-items:center;justify-content:space-between;gap:16px;height:72px}
.logo{display:flex;align-items:center;gap:12px;text-decoration:none;min-width:0}
.cp{height:30px;width:auto;flex:none}
.divider{width:1px;height:30px;background:color-mix(in srgb,var(--band-fg) 30%,transparent)}
.logo-txt{display:flex;flex-direction:column;line-height:1.15}
.logo-txt b{font-family:var(--display);font-weight:600;letter-spacing:.14em;font-size:15px;white-space:nowrap}
.logo-txt span{font-size:10px;letter-spacing:.24em;color:var(--gold);text-transform:uppercase}
.menu{display:flex;gap:24px;font-family:var(--display);font-size:14px}
.menu a{text-decoration:none;opacity:.85;white-space:nowrap}
.menu a:hover,.menu a[aria-current]{opacity:1;color:var(--gold)}
.nav-right{display:flex;align-items:center;gap:12px}
.nav-cta{font-family:var(--display);font-size:13px;padding:8px 14px;background:var(--gold);color:#0d0d0d;text-decoration:none;white-space:nowrap}
.lang{display:flex;border:1px solid color-mix(in srgb,var(--band-fg) 35%,transparent);font-family:var(--display);font-size:12px}
.lang a,.lang span{padding:6px 10px;white-space:nowrap;text-decoration:none;color:var(--band-fg)}
.lang [aria-current]{background:var(--gold);color:#0d0d0d}
.menu-btn{display:none;background:none;border:1px solid color-mix(in srgb,var(--band-fg) 35%,transparent);color:var(--band-fg);padding:6px 10px;font-family:var(--display);font-size:12px;cursor:pointer}
.mobile-menu{border-top:1px solid var(--band-line);padding-block:12px 20px}
.mobile-menu a{display:block;padding:10px 0;font-family:var(--display);text-decoration:none;border-bottom:1px solid var(--band-line)}
@media (max-width:1040px){.menu{display:none}.menu-btn{display:inline-block}}
@media (max-width:480px){.logo .cp,.logo .divider{display:none}}
@media (max-width:620px){.cp{height:20px}.logo{gap:10px}.logo-txt b{font-size:12px;letter-spacing:.1em}.logo-txt span{font-size:9px}.nav-cta{display:none}}

/* hero */
.hero{padding-block:72px 0;overflow:hidden}
.hero-grid{display:grid;grid-template-columns:1.15fr .85fr;gap:48px;align-items:end}
.hero h1{font-size:clamp(34px,5.4vw,64px);font-weight:500;letter-spacing:-.01em}
.hero h1 em{font-style:normal;color:var(--gold)}
.hero p{color:color-mix(in srgb,var(--band-fg) 72%,transparent);max-width:52ch;margin-top:22px}
.motto{display:flex;align-items:center;gap:14px;margin-top:26px;font-family:var(--display);font-size:15px;color:var(--champagne);letter-spacing:.04em}
.motto::before{content:"";width:18px;height:18px;border:1px solid var(--gold);transform:rotate(45deg);flex:none;margin-left:2px}
.ctas{display:flex;flex-wrap:wrap;gap:12px;margin-top:32px}
.btn{display:inline-flex;align-items:center;gap:10px;font-family:var(--display);font-size:14px;font-weight:500;padding:14px 22px;text-decoration:none;border:1px solid var(--gold);cursor:pointer;background:var(--gold);color:#0d0d0d}
.btn.ghost{background:transparent;color:inherit}
.hero-copy{padding-bottom:72px;min-width:0}
.portrait{aspect-ratio:4/5;max-width:100%;border:1px solid #3a342b;border-bottom:0;overflow:hidden}
.portrait img{width:100%;height:100%;object-fit:cover;object-position:50% 12%;display:block}
.skyline{display:block;width:100%;height:120px;margin-top:-1px}
.facts{border-top:1px solid var(--band-line);display:grid;grid-template-columns:repeat(4,1fr)}
.facts div{padding:22px 18px;border-right:1px solid var(--band-line);font-size:13px;color:var(--band-muted);min-width:0}
.facts div:last-child{border-right:0}
.facts b{display:block;font-family:var(--display);font-weight:500;font-size:16px;color:var(--band-fg)}
@media (max-width:860px){.hero-grid{grid-template-columns:1fr;gap:40px}.hero-copy{padding-bottom:0}.portrait{max-width:420px}.facts{grid-template-columns:repeat(2,1fr)}.facts div:nth-child(2){border-right:0}.facts div:nth-child(-n+2){border-bottom:1px solid var(--band-line)}}

/* page header for inner pages */
.page-head{padding-block:56px 48px}
.crumbs{font-size:13px;color:var(--band-muted);display:flex;flex-wrap:wrap;gap:8px}
.crumbs a{text-decoration:none}.crumbs a:hover{color:var(--gold)}
.page-head h1{font-size:clamp(32px,4.8vw,54px);font-weight:500;margin-top:18px}
.page-head h1 small{display:block;font-size:.42em;color:var(--gold);font-weight:400;margin-top:10px;letter-spacing:.04em}
.page-head p{color:var(--band-muted);max-width:64ch;margin-top:16px}

/* about */
.about{display:grid;grid-template-columns:.9fr 1.1fr;gap:64px}
.about-id{display:flex;flex-direction:column;min-width:0}
.headshot{width:100%;height:auto;max-width:340px;aspect-ratio:4/5;object-fit:cover;object-position:50% 20%;margin-bottom:28px;border-bottom:3px solid var(--gold)}
.about-name{font-family:var(--display);font-size:clamp(40px,5vw,58px);font-weight:300;margin-top:14px}
.about-role{color:var(--muted);margin-top:8px;font-size:14px}
.verify{display:flex;flex-wrap:wrap;gap:10px 18px;margin-top:18px}
.about-body{display:grid;gap:18px;min-width:0;align-content:start}
.about-body strong{font-family:var(--display);font-weight:500}
.creds{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line);border-bottom:1px solid var(--line);margin-top:8px}
.creds div{padding:16px 14px 16px 0;display:flex;flex-direction:column;font-size:13px;color:var(--muted);min-width:0}
.creds b{font-family:var(--display);font-weight:500;font-size:24px;color:var(--gold-ink)}
.honours h3{font-size:13px;letter-spacing:.16em;text-transform:uppercase;color:var(--muted);font-weight:500;margin-bottom:6px}
.honour{display:grid;grid-template-columns:64px 1fr;gap:14px;padding:12px 0;border-bottom:1px dashed var(--line);font-size:15px}
.honour span:first-child{font-family:var(--display);color:var(--gold-ink);font-variant-numeric:tabular-nums}
@media (max-width:860px){.about{grid-template-columns:1fr;gap:28px}.headshot{max-width:240px}}
@media (max-width:520px){.creds{grid-template-columns:1fr}.creds div{border-bottom:1px solid var(--line)}.creds div:last-child{border-bottom:0}}

/* track record */
.stats{display:grid;grid-template-columns:repeat(auto-fit,minmax(200px,1fr));gap:1px;background:var(--line);border:1px solid var(--line);margin-top:40px}
.stat{background:var(--paper);padding:26px 22px;display:flex;flex-direction:column;gap:4px;min-width:0}
.stat b{font-family:var(--display);font-size:clamp(28px,3.4vw,40px);font-weight:400;font-variant-numeric:tabular-nums;line-height:1.1}
.stat span{font-size:13px;color:var(--muted)}
.sold{display:grid;grid-template-columns:repeat(3,1fr);gap:24px;margin-top:40px}
.card{display:flex;flex-direction:column;gap:6px;min-width:0}
.card .photo{aspect-ratio:4/3;width:100%;object-fit:cover;margin-bottom:10px;background:var(--line)}
.card .badge{font-family:var(--display);font-size:11px;letter-spacing:.14em;color:var(--gold-ink)}
.card h3{font-size:17px;font-weight:500}
.card .meta{font-size:13px;color:var(--muted)}
.card .price{font-family:var(--display);color:var(--gold-ink);font-variant-numeric:tabular-nums}
@media (max-width:860px){.sold{grid-template-columns:1fr 1fr}}
@media (max-width:520px){.sold{grid-template-columns:1fr}}

/* services */
.services{display:grid;grid-template-columns:repeat(4,1fr);gap:28px;margin-top:44px}
.svc{border-top:1px solid var(--ink);padding-top:22px;display:flex;flex-direction:column;gap:10px;min-width:0}
.svc h3{font-size:22px;font-weight:500}
.svc p{color:var(--muted);font-size:15px}
.svc ul{margin:6px 0 0;padding-left:18px;color:var(--muted);font-size:14px;flex:1}
.svc .link{align-self:flex-start;margin-top:8px}
@media (max-width:960px){.services{grid-template-columns:1fr 1fr}}
@media (max-width:560px){.services{grid-template-columns:1fr}}

/* market */
.mkt{display:grid;grid-template-columns:repeat(4,1fr);gap:24px;margin-top:40px}
.kpi{border-top:2px solid var(--ink);padding-top:16px;display:flex;flex-direction:column;gap:4px;min-width:0}
.kpi .k{font-size:13px;color:var(--muted)}
.kpi b{font-family:var(--display);font-size:clamp(26px,3vw,36px);font-weight:400;font-variant-numeric:tabular-nums;line-height:1.15}
.chg{font-family:var(--display);font-size:13px;font-variant-numeric:tabular-nums}
.chg.down{color:var(--down)}.chg.up{color:var(--up)}.chg.flat{color:var(--muted)}
.mregions{display:grid;grid-template-columns:repeat(2,1fr);gap:1px;background:var(--line);border:1px solid var(--line);margin-top:32px}
.mregions div{background:var(--paper);padding:18px 22px;display:flex;justify-content:space-between;gap:12px;flex-wrap:wrap;font-size:15px}
.mregions b{font-family:var(--display);font-weight:500;font-variant-numeric:tabular-nums}
.mregions small{color:var(--muted)}
.src{font-size:12px;color:var(--muted);margin-top:16px}
@media (max-width:860px){.mkt{grid-template-columns:1fr 1fr}.mregions{grid-template-columns:1fr}}

/* calculators */
.tabs{display:flex;margin-top:36px;border-bottom:1px solid var(--band-line);flex-wrap:wrap}
.tab{background:none;border:0;cursor:pointer;font-family:var(--display);font-size:15px;padding:12px 20px;color:var(--band-muted);border-bottom:2px solid transparent;margin-bottom:-1px}
.tab[aria-selected="true"]{color:var(--band-fg);border-bottom-color:var(--gold)}
.tool{display:grid;grid-template-columns:1fr 1fr;gap:48px;padding-top:32px}
.fields{display:grid;grid-template-columns:1fr 1fr;gap:14px;align-content:start;min-width:0}
.full{grid-column:1/-1}
label{display:flex;flex-direction:column;gap:6px;font-size:12px;letter-spacing:.06em;color:var(--band-muted);font-family:var(--display)}
input,select,textarea{font:inherit;font-family:var(--body);font-size:16px;letter-spacing:0;padding:12px 14px;background:var(--band-2);border:1px solid #39332b;color:#f2efe9;border-radius:0;width:100%;min-width:0}
.chk{flex-direction:row;align-items:flex-start;gap:10px;font-size:14px;letter-spacing:0;color:var(--band-fg);font-family:var(--body);cursor:pointer}
.chk input{width:18px;height:18px;accent-color:var(--gold);padding:0;flex:none;margin-top:3px}
.out{background:var(--band-2);border:1px solid var(--band-line);padding:28px;display:flex;flex-direction:column;gap:4px;min-width:0}
.out .big{font-family:var(--display);font-size:clamp(34px,4.4vw,52px);font-weight:400;color:var(--gold);font-variant-numeric:tabular-nums;line-height:1.1}
.out .cap{font-size:13px;color:var(--band-muted)}
.rows{margin-top:18px;border-top:1px solid var(--band-line)}
.rows div{display:flex;justify-content:space-between;gap:12px;padding:10px 0;border-bottom:1px solid var(--band-line);font-size:14px;color:var(--band-muted)}
.rows b{font-family:var(--display);font-weight:400;color:var(--band-fg);font-variant-numeric:tabular-nums;text-align:right}
.fine{font-size:12px;color:var(--band-muted);margin-top:14px;line-height:1.6}
.warn{font-size:13px;color:var(--champagne);margin-top:10px}
@media (max-width:860px){.tool{grid-template-columns:1fr;gap:28px}}
@media (max-width:480px){.fields{grid-template-columns:1fr}}

/* testimonials */
.quotes{display:grid;grid-template-columns:repeat(auto-fit,minmax(260px,1fr));gap:24px;margin-top:40px}
.quote{background:var(--paper);border:1px solid var(--line);padding:28px;display:flex;flex-direction:column;gap:14px;min-width:0;margin:0}
.quote blockquote{margin:0;color:var(--muted);font-size:15px;flex:1}
.quote blockquote::before{content:"“";display:block;font-family:Georgia,serif;font-size:48px;line-height:.6;color:var(--gold);height:22px}
.quote figcaption{font-family:var(--display);font-size:14px;border-top:1px solid var(--line);padding-top:12px}
.quote figcaption small{display:block;color:var(--muted);font-family:var(--body);font-size:12px}
.reviews{display:flex;flex-wrap:wrap;gap:14px;margin-top:28px}

/* guides */
.guides{display:grid;grid-template-columns:repeat(4,1fr);gap:24px;margin-top:40px}
.guide{display:flex;flex-direction:column;gap:10px;border-top:1px solid var(--ink);padding-top:18px;min-width:0;text-decoration:none}
.guide .cat{font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-ink);font-family:var(--display)}
.guide h3{font-size:18px;font-weight:500}
.guide:hover h3{color:var(--gold-ink)}
.guide p{color:var(--muted);font-size:14px;flex:1}
.guide .more{font-size:13px;color:var(--gold-ink);font-family:var(--display)}
@media (max-width:960px){.guides{grid-template-columns:1fr 1fr}}
@media (max-width:520px){.guides{grid-template-columns:1fr}}

/* areas */
.regions-list{margin-top:44px;display:grid}
.region{display:grid;grid-template-columns:220px 1fr;gap:32px;padding-block:28px;border-top:1px solid var(--ink)}
.region-head{display:flex;flex-direction:column;gap:4px;min-width:0}
.region-head h3{font-size:22px;font-weight:500}
.region-head p{font-size:14px;color:var(--muted)}
.region-head .count{font-family:var(--display);font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--gold-ink);margin-top:8px}
.areas{display:grid;gap:1px;background:var(--line);border:1px solid var(--line);min-width:0}
.areas.cols-3{grid-template-columns:repeat(3,1fr)}.areas.cols-2{grid-template-columns:repeat(2,1fr)}.areas.cols-1{grid-template-columns:1fr}
.area{background:var(--paper);padding:22px;display:flex;flex-direction:column;gap:6px;min-width:0;text-decoration:none}
.area:hover{background:#fbfaf7}
.area h3{font-size:18px;font-weight:500;display:flex;justify-content:space-between;gap:10px;align-items:baseline;flex-wrap:wrap}
.area h3 small{font-family:var(--body);font-size:13px;font-weight:400;color:var(--gold-ink)}
.area p{color:var(--muted);font-size:14px;flex:1}
.area .more{font-size:13px;font-family:var(--display);color:var(--gold-ink)}
@media (max-width:860px){.region{grid-template-columns:1fr;gap:16px}.areas.cols-3{grid-template-columns:1fr 1fr}.areas.cols-3 .area:last-child:nth-child(odd){grid-column:1/-1}}
@media (max-width:520px){.areas.cols-3,.areas.cols-2{grid-template-columns:1fr}}

/* process */
.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:24px;margin-top:44px;counter-reset:s;padding:0;list-style:none}
.step{counter-increment:s;display:flex;flex-direction:column;gap:8px}
.step::before{content:counter(s,decimal-leading-zero);font-family:var(--display);font-size:42px;font-weight:300;color:var(--gold);line-height:1}
.step h3{font-size:18px;font-weight:500}
.step p{color:var(--muted);font-size:14px}
@media (max-width:860px){.steps{grid-template-columns:1fr 1fr}}
@media (max-width:520px){.steps{grid-template-columns:1fr}}

/* article / city page */
.doc{display:grid;grid-template-columns:minmax(0,1fr) 320px;gap:64px;align-items:start}
.prose{max-width:68ch;min-width:0}
.prose h2{font-size:clamp(22px,2.6vw,28px);font-weight:500;margin:44px 0 14px;padding-top:20px;border-top:1px solid var(--line)}
.prose h2:first-child{margin-top:0}
.prose h3{font-size:18px;font-weight:500;margin:26px 0 8px}
.prose p{margin:0 0 14px}
.prose ul,.prose ol{margin:0 0 16px;padding-left:22px}
.prose li{margin-bottom:6px}
.prose a{color:var(--gold-ink)}
.prose .note{background:var(--mist);border-left:3px solid var(--gold);padding:14px 18px;font-size:15px;margin:18px 0}
.tags{display:flex;flex-wrap:wrap;gap:8px;margin:0 0 18px;padding:0;list-style:none}
.prose .tags{padding-left:0}
.tags li{border:1px solid var(--line);padding:4px 12px;font-size:14px;margin:0}
.aside{position:sticky;top:96px;display:grid;gap:20px}
.box{border:1px solid var(--line);padding:24px;display:grid;gap:10px}
.box h3{font-size:16px;font-weight:500}
.box p{font-size:14px;color:var(--muted)}
.box.dark{border-color:var(--band)}
.box.dark p{color:var(--band-muted)}
.box ul{list-style:none;margin:0;padding:0;display:grid;gap:6px;font-size:14px}
.box ul a{color:var(--gold-ink);text-decoration:none}
.updated{font-size:13px;color:var(--muted);margin-bottom:24px}
@media (max-width:960px){.doc{grid-template-columns:1fr}.aside{position:static}}

/* contact */
.lead-grid{display:grid;grid-template-columns:1fr 1fr;gap:56px}
form{display:grid;grid-template-columns:1fr 1fr;gap:14px;min-width:0;align-content:start}
textarea{min-height:96px;resize:vertical}
.form-note{font-size:14px;color:var(--gold);min-height:1.4em}
.form-done{border:1px solid var(--gold);padding:28px;display:grid;gap:10px}
.form-done h3{font-size:22px;font-weight:500;color:var(--gold)}
.form-done p{color:var(--band-muted)}
.hp{position:absolute;left:-9999px}
.contact-list{display:grid;gap:18px;margin-top:32px}
.contact-list > div{display:flex;flex-direction:column;border-bottom:1px solid var(--band-line);padding-bottom:14px;min-width:0}
.contact-list .lbl{font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--gold);font-family:var(--display)}
.contact-list b{font-family:var(--display);font-weight:400;font-size:20px;overflow-wrap:anywhere}
.contact-list b a{text-decoration:none}
.contact-list .addr{font-size:16px}
.qr{display:flex;gap:16px;align-items:center;margin-top:24px}
.qr img{width:110px;height:110px;background:#fff;padding:6px}
@media (max-width:860px){.lead-grid{grid-template-columns:1fr}form{grid-template-columns:1fr}}

/* footer */
.site-footer{background:var(--band);color:var(--band-muted);font-size:13px;border-top:1px solid var(--band-line)}
.fcols{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:32px;padding-block:56px 32px}
.fcols h2{font-size:12px;letter-spacing:.18em;text-transform:uppercase;color:var(--band-fg);font-weight:500;margin-bottom:14px}
.fcols ul{list-style:none;margin:0;padding:0;display:grid;gap:8px}
.fcols a{text-decoration:none}.fcols a:hover{color:var(--gold)}
.ftag{font-family:var(--display);color:var(--champagne);margin-top:16px;font-size:15px}
.legal{border-top:1px solid var(--band-line);padding-block:22px 96px;display:grid;gap:8px;font-size:12px}
.legal a{color:var(--band-fg)}
@media (max-width:860px){.fcols{grid-template-columns:1fr 1fr}}
@media (max-width:480px){.fcols{grid-template-columns:1fr}}

/* floating consult */
.float{position:fixed;right:calc(16px + env(safe-area-inset-right,0px));bottom:calc(16px + env(safe-area-inset-bottom,0px));z-index:8;display:flex;align-items:center;gap:10px;background:var(--gold);color:#0d0d0d;font-family:var(--display);font-size:14px;font-weight:500;padding:12px 18px;text-decoration:none;box-shadow:0 8px 24px rgba(0,0,0,.25)}
.float svg{width:18px;height:18px}
@media (prefers-reduced-motion:no-preference){.btn,.float{transition:filter .2s}.btn:hover,.float:hover{filter:brightness(1.08)}}

/* simple pages */
.center{min-height:50vh;display:grid;place-items:center;text-align:center}
.center h1{font-size:clamp(30px,4vw,44px);font-weight:500}
.center p{color:var(--muted);margin-top:12px}
.center .ctas{justify-content:center}
.chooser{display:flex;gap:12px;justify-content:center;margin-top:24px;flex-wrap:wrap}

/* market area selector */
.yoy{display:flex;flex-wrap:wrap;gap:8px 22px;margin-top:22px;font-size:14px;color:var(--muted);align-items:baseline}
.yoy .yoy-h{font-family:var(--display);font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--ink)}
.yoy b{font-family:var(--display);font-weight:500}
.mkt-panel{margin-top:28px;border:1px solid var(--line);background:var(--paper);padding:24px}
.mkt-bar{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:end;gap:16px;padding-bottom:20px;border-bottom:1px solid var(--line)}
.mkt-pick{color:var(--muted);min-width:0;flex:1 1 280px;max-width:420px}
.mkt-pick select{background:var(--paper);color:var(--ink);border:1px solid var(--ink);font-family:var(--display);font-size:16px}
.mkt-hpi{display:flex;flex-direction:column;gap:2px;text-align:right}
.mkt-hpi .k{font-size:13px;color:var(--muted)}
.mkt-hpi b{font-family:var(--display);font-weight:400;font-size:20px;font-variant-numeric:tabular-nums}
.mkt-hpi .chg{font-size:13px}
.mkt8{grid-template-columns:repeat(4,1fr);margin-top:20px;row-gap:28px}
.mkt8 .kpi{border-top-width:1px}
@media (max-width:860px){.mkt8{grid-template-columns:1fr 1fr}.mkt-hpi{text-align:left}}
@media (max-width:520px){.mkt-panel{padding:18px}}

/* service pages */
.subnav{position:sticky;top:calc(72px + env(safe-area-inset-top,0px));z-index:7;background:var(--paper);border-bottom:1px solid var(--line)}
.subnav .wrap{display:flex;gap:26px;overflow-x:auto;white-space:nowrap;font-family:var(--display);font-size:14px;scrollbar-width:none}
.subnav a{text-decoration:none;padding:14px 0;color:var(--muted)}
.subnav a:hover{color:var(--ink)}
.page-head .ctas{margin-top:26px}
.hl-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--line);border:1px solid var(--line);margin-top:28px}
.hl{background:var(--paper);padding:26px;display:flex;flex-direction:column;gap:8px;min-width:0}
.hl h3{font-size:18px;font-weight:500}
.hl p{color:var(--muted);font-size:15px}
@media (max-width:900px){.hl-grid{grid-template-columns:1fr 1fr}}
@media (max-width:560px){.hl-grid{grid-template-columns:1fr}}
.tracks{display:grid;grid-template-columns:repeat(auto-fit,minmax(min(100%,420px),1fr));gap:48px;margin-top:36px}
.track-h{font-size:20px;font-weight:500;margin-bottom:18px;padding-bottom:10px;border-bottom:2px solid var(--gold)}
.timeline{list-style:none;margin:0;padding:0;counter-reset:t;display:grid;gap:0}
.tstep{counter-increment:t;display:grid;grid-template-columns:52px 1fr;gap:18px;position:relative;padding-bottom:28px}
.tstep::before{content:counter(t);width:40px;height:40px;border:1px solid var(--gold);background:var(--paper);display:grid;place-items:center;font-family:var(--display);color:var(--gold-ink);font-size:16px;position:relative;z-index:1}
.tstep::after{content:"";position:absolute;left:20px;top:40px;bottom:0;width:1px;background:var(--line)}
.tstep:last-child::after{display:none}
.tstep:last-child{padding-bottom:0}
.tbody{min-width:0;max-width:68ch}
.tbody h3{font-size:18px;font-weight:500;margin:7px 0 6px}
.tbody p{color:var(--muted);font-size:15px}
.tbody .tip{margin-top:10px;font-size:14px;color:var(--ink);background:var(--paper);border-left:3px solid var(--gold);padding:10px 14px}
.cautions{display:grid;grid-template-columns:1fr 1fr;gap:20px;margin-top:32px}
.caution{border:1px solid var(--line);border-left:3px solid var(--down);padding:22px 24px;display:flex;flex-direction:column;gap:8px;min-width:0}
.caution h3{font-size:17px;font-weight:500;display:flex;gap:10px;align-items:baseline}
.caution h3::before{content:"!";flex:none;width:20px;height:20px;border-radius:50%;background:var(--down);color:#fff;font-size:12px;display:grid;place-items:center;transform:translateY(-1px)}
.caution p{color:var(--muted);font-size:15px}
@media (max-width:760px){.cautions{grid-template-columns:1fr}}
.faqs{margin-top:28px;max-width:860px;border-top:1px solid var(--ink)}
.faq{border-bottom:1px solid var(--line);background:transparent}
.faq summary{cursor:pointer;list-style:none;padding:20px 40px 20px 0;font-family:var(--display);font-size:17px;font-weight:500;position:relative}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";position:absolute;right:6px;top:16px;font-size:24px;font-weight:300;color:var(--gold-ink)}
.faq[open] summary::after{content:"−"}
.faq summary:focus-visible{outline:2px solid var(--gold);outline-offset:2px}
.faq div{padding:0 40px 22px 0;color:var(--muted);max-width:70ch}
.svc-cards{display:grid;grid-template-columns:1fr 1fr;gap:24px}
.svc-card{background:var(--paper);border:1px solid var(--line);padding:32px;display:flex;flex-direction:column;gap:12px;text-decoration:none;min-width:0}
.svc-card:hover{border-color:var(--gold)}
.svc-card .cat{font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--gold-ink);font-family:var(--display)}
.svc-card h2{font-size:26px;font-weight:500}
.svc-card p{color:var(--muted);font-size:15px}
.svc-card ul{margin:0;padding-left:18px;color:var(--muted);font-size:14px;columns:2;column-gap:24px;flex:1}
.svc-card .more{font-family:var(--display);font-size:14px;color:var(--gold-ink)}
@media (max-width:860px){.svc-cards{grid-template-columns:1fr}.svc-card ul{columns:1}}

/* video hero */
.hero-video{position:relative;padding:0;overflow:hidden;isolation:isolate;min-height:clamp(560px,86vh,860px);display:flex;align-items:flex-end}
.hero-bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:50% 45%;z-index:-2;background:#111}
.hero-shade{position:absolute;inset:0;z-index:-1;background:
  linear-gradient(to top,rgba(8,12,18,.82) 0%,rgba(8,12,18,.45) 30%,rgba(8,12,18,0) 55%),
  linear-gradient(to right,rgba(8,12,18,.62) 0%,rgba(8,12,18,.35) 35%,rgba(8,12,18,0) 58%)}
.hero-video h1{font-size:clamp(30px,4.3vw,56px);line-height:1.22}
.hero-video .eyebrow{color:var(--champagne)}
.hero-video .eyebrow::before{background:var(--champagne)}
.hero-video h1,.hero-video .hero-copy > p,.hero-video .motto{text-shadow:0 2px 18px rgba(0,0,0,.45)}
.hero-inner{width:100%}
.hero-video .hero-copy{padding-block:140px 72px;max-width:720px;min-width:0}
.hero-video h1{text-shadow:0 2px 24px rgba(0,0,0,.35)}
.hero-video .eyebrow{text-shadow:0 1px 8px rgba(0,0,0,.6)}
.hero-video .hero-copy > p{color:rgba(255,255,255,.84)}
.hero-facts{padding-block:0}
.hero-facts .facts{border-top:0}
@media (max-width:860px){
  .hero-video{min-height:min(88vh,760px)}
  .hero-bg{object-position:20% 30%}
  .hero-video .hero-copy{padding-block:45vh 44px}
  .hero-shade{background:linear-gradient(to top,rgba(8,12,18,.94) 0%,rgba(8,12,18,.78) 45%,rgba(8,12,18,.35) 60%,rgba(8,12,18,0) 72%)}
  .hero-video .hero-copy{padding-block:40vh 44px}
  .hero-bg{object-position:50% 40%}
}


/* ===== Warm ivory theme overrides ===== */
body::before{background:var(--paper)}
.site-header{background:color-mix(in srgb,var(--paper) 94%,transparent);color:var(--ink);border-bottom:1px solid var(--line)}
.logo-txt span{color:var(--gold-ink)}
.divider{background:var(--line)}
.menu a{opacity:1;color:var(--muted)}
.menu a:hover,.menu a[aria-current]{color:var(--ink)}
.nav-cta{background:transparent;color:var(--ink);border:1px solid var(--ink)}
.nav-cta:hover{background:var(--ink);color:var(--paper)}
.lang{border-color:var(--line)}
.lang a,.lang span{color:var(--ink)}
.lang [aria-current]{background:var(--gold);color:#fff}
.menu-btn{color:var(--ink);border-color:var(--line)}
.mobile-menu{border-top-color:var(--line)}
.mobile-menu a{border-bottom-color:var(--line)}
.btn{background:var(--gold);border-color:var(--gold);color:#fff}
.btn.ghost{background:transparent;color:var(--ink);border-color:var(--ink)}
.float{background:var(--gold);color:#fff;box-shadow:0 8px 24px rgba(60,48,30,.22)}
.dark .link{color:var(--gold-ink)}
.eyebrow{color:var(--gold-ink)}
.eyebrow::before{background:var(--gold)}
input,select,textarea{background:#fff;border:1px solid var(--band-line);color:var(--ink)}
label{color:var(--muted)}
.chk{color:var(--ink)}
.out{background:#fff}
.out .big{color:var(--gold-ink)}
.tab{color:var(--muted)}
.tab[aria-selected="true"]{color:var(--ink)}
.warn{color:var(--down)}
.form-note{color:var(--gold-ink)}
.form-done h3{color:var(--gold-ink)}
.contact-list .lbl{color:var(--gold-ink)}
.ftag{color:var(--gold-ink)}
.legal a{color:var(--ink)}
.page-head h1 small{color:var(--gold-ink)}
.motto{color:var(--ink)}
.motto::before{border-color:var(--gold)}

/* hero: video on the right, text on an ivory wash on the left (desktop) */
.hero-video h1,.hero-video .hero-copy > p,.hero-video .motto,.hero-video .eyebrow{text-shadow:none}
.hero-video{color:var(--ink);background:var(--paper)}
.hero-video h1{color:var(--ink);font-weight:400}
.hero-video h1 em{color:var(--gold-ink)}
.hero-video .eyebrow{color:var(--gold-ink)}
.hero-video .eyebrow::before{background:var(--gold)}
.hero-video .hero-copy > p{color:var(--muted)}
.hero-shade{background:linear-gradient(to right,rgba(250,248,244,1) 0%,rgba(250,248,244,1) 38%,rgba(250,248,244,.85) 44%,rgba(250,248,244,.35) 54%,rgba(250,248,244,0) 64%)}
.hero-video .hero-bg{left:auto;width:64%;object-position:50% 60%}
.hero-video .hero-copy{max-width:600px}
.hero-facts{background:var(--mist);border-bottom:1px solid var(--line)}
.facts b{color:var(--ink)}
@media (max-width:860px){
  .hero-video{display:block;min-height:0;padding-top:54vh}
  .hero-bg,.hero-video .hero-bg{height:54vh;bottom:auto;width:100%;left:0;object-position:50% 60%}
  .hero-shade{height:54vh;bottom:auto;background:linear-gradient(to top,var(--paper) 0%,rgba(250,248,244,0) 22%)}
  .hero-video .hero-copy{padding-block:8px 44px;max-width:none}
}

h2.eyebrow{margin:0;font-weight:400;line-height:1.7}
#services .services{margin-top:32px}

/* ===== Properties ===== */
.menu{align-self:stretch;align-items:center}
.dd{position:relative;display:flex;align-items:center;align-self:stretch}
.dd .caret{font-size:10px;margin-left:2px}
.dd-menu{position:absolute;top:100%;left:-16px;min-width:190px;padding:10px 0;background:var(--paper);border:1px solid var(--line);box-shadow:0 12px 30px rgba(60,48,30,.12);display:none;z-index:20}
.dd:hover .dd-menu,.dd:focus-within .dd-menu{display:block}
.dd-menu a{display:block;padding:9px 18px;color:var(--muted);text-decoration:none;white-space:nowrap}
.dd-menu a:hover{background:var(--mist);color:var(--ink)}
.menu{gap:22px}
.mm-sub{display:grid;padding:0 0 6px 16px}
.mm-sub a{font-size:14px;color:var(--muted);padding:8px 0}
.psub{top:calc(72px + env(safe-area-inset-top,0px))}
.psub a[aria-current]{color:var(--ink);border-bottom:2px solid var(--gold)}
.pcats{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
.pcat{background:var(--paper);border:1px solid var(--line);padding:30px;display:flex;flex-direction:column;gap:10px;text-decoration:none;min-width:0}
.pcat:hover{border-color:var(--gold)}
.pcat h2{font-size:24px;font-weight:500}
.pcat p{color:var(--muted);font-size:15px;flex:1}
.pcount{font-family:var(--display);font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--gold-ink);min-height:1.4em}
.pcat .more{font-family:var(--display);font-size:14px;color:var(--gold-ink)}
@media (max-width:900px){.pcats{grid-template-columns:1fr 1fr}}
@media (max-width:560px){.pcats{grid-template-columns:1fr}}
.lgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
@media (max-width:900px){.lgrid{grid-template-columns:1fr 1fr}}
@media (max-width:560px){.lgrid{grid-template-columns:1fr}}
.lcard{background:var(--paper);border:1px solid var(--line);text-decoration:none;display:flex;flex-direction:column;min-width:0}
.lcard:hover{border-color:var(--gold)}
.lphoto{position:relative;aspect-ratio:4/3;overflow:hidden;background:var(--mist)}
.lphoto .photo{width:100%;height:100%;object-fit:cover;display:block;margin:0}
.lphoto .ph-empty{display:grid;place-items:center}
.ph-empty svg{width:56px;height:56px;color:#cfc5b4}
.lbadge{position:absolute;top:12px;left:12px;background:var(--paper);color:var(--ink);font-family:var(--display);font-size:11px;letter-spacing:.12em;text-transform:uppercase;padding:5px 10px}
.lbadge.s-sold,.lbadge.s-leased{background:var(--ink);color:var(--paper)}
.lbadge.s-precon{background:var(--gold);color:#fff}
.lbody{padding:18px 20px 22px;display:flex;flex-direction:column;gap:4px}
.lprice{font-family:var(--display);font-size:22px;color:var(--ink);font-variant-numeric:tabular-nums}
.lbody h3{font-size:16px;font-weight:500}
.lmeta,.lfacts{font-size:13px;color:var(--muted)}
.ltabs{display:flex;gap:8px;margin-bottom:24px;flex-wrap:wrap}
.ltab{font-family:var(--display);font-size:14px;padding:8px 18px;background:transparent;border:1px solid var(--line);color:var(--muted);cursor:pointer}
.ltab[aria-pressed="true"]{background:var(--ink);border-color:var(--ink);color:var(--paper)}
.lempty{background:var(--paper);border:1px dashed var(--line);padding:56px 24px;text-align:center;display:flex;flex-direction:column;align-items:center;gap:12px}
.lempty svg{width:44px;height:44px;color:var(--gold)}
.lempty h3{font-size:22px;font-weight:500}
.lempty p{color:var(--muted);max-width:52ch}
.lempty .btn{margin-top:8px}
.lsearch{display:grid;grid-template-columns:repeat(6,1fr) auto;gap:12px;align-items:end;margin-bottom:24px;background:var(--paper);border:1px solid var(--line);padding:20px}
@media (max-width:1000px){.lsearch{grid-template-columns:repeat(3,1fr)}}
@media (max-width:560px){.lsearch{grid-template-columns:1fr 1fr}}
.lsearch .btn{padding:12px 18px}
.lcount{font-size:14px;color:var(--muted);margin-bottom:16px}
.mlsbox{margin-top:40px;background:var(--paper);border:1px solid var(--line);padding:30px;display:flex;justify-content:space-between;align-items:center;gap:24px;flex-wrap:wrap}
.mlsbox h2{font-size:22px;font-weight:500}
.mlsbox p{color:var(--muted);max-width:60ch;margin-top:6px}
.gallery{margin-bottom:28px}
.gmain{width:100%;aspect-ratio:3/2;object-fit:cover;display:block}
.gthumbs{display:grid;grid-template-columns:repeat(auto-fill,minmax(90px,1fr));gap:8px;margin-top:8px}
.gthumb{padding:0;border:2px solid transparent;background:none;cursor:pointer;aspect-ratio:4/3;overflow:hidden}
.gthumb img{width:100%;height:100%;object-fit:cover;display:block}
.gthumb[aria-pressed="true"]{border-color:var(--gold)}
.lfactsgrid{display:grid;grid-template-columns:repeat(auto-fill,minmax(180px,1fr));border-top:1px solid var(--line);border-left:1px solid var(--line);margin-bottom:12px}
.lfactsgrid div{padding:14px 16px;border-right:1px solid var(--line);border-bottom:1px solid var(--line);display:flex;flex-direction:column;gap:2px}
.lfactsgrid span{font-size:12px;color:var(--muted)}
.lfactsgrid b{font-family:var(--display);font-weight:500;font-size:15px}
.fcols{grid-template-columns:1.4fr 1fr 1fr 1fr 1fr}
@media (max-width:860px){.fcols{grid-template-columns:1fr 1fr}}
@media (max-width:480px){.fcols{grid-template-columns:1fr}}
@media (max-width:1240px){.menu{display:none}.menu-btn{display:inline-block}}
@media (min-width:1241px) and (max-width:1420px){.menu{gap:16px;font-size:13.5px}.nav{gap:12px}}
#contact{border-top:1px solid var(--line)}

/* Header: never let the logo shrink under the menu; give the header row more room on wide screens */
.site-header .logo{flex-shrink:0}
.site-header .menu{min-width:0}
@media (min-width:1241px){.site-header .wrap.nav{max-width:1360px}}