/* ==========================================================================
   Christian Corbett | Luxury Real Estate Advisor, APEX Residential
   Design system: pure monochrome interface, full-color media, Inter only.
   ========================================================================== */

/* Inter is self hosted so the site renders correctly with no external dependency. */
@font-face{
  font-family:'Inter';
  font-style:normal;
  font-display:swap;
  font-weight:100 900;
  src:url('../assets/fonts/inter-latin-wght-normal.woff2') format('woff2-variations');
  unicode-range:U+0000-00FF,U+0131,U+0152-0153,U+02BB-02BC,U+02C6,U+02DA,U+02DC,U+0304,U+0308,U+0329,U+2000-206F,U+20AC,U+2122,U+2191,U+2193,U+2212,U+2215,U+FEFF,U+FFFD;
}
@font-face{
  font-family:'Inter';
  font-style:normal;
  font-display:swap;
  font-weight:100 900;
  src:url('../assets/fonts/inter-latin-ext-wght-normal.woff2') format('woff2-variations');
  unicode-range:U+0100-02BA,U+02BD-02C5,U+02C7-02CC,U+02CE-02D7,U+02DD-02FF,U+0304,U+0308,U+0329,U+1D00-1DBF,U+1E00-1E9F,U+1EF2-1EFF,U+2020,U+20A0-20AB,U+20AD-20C0,U+2113,U+2C60-2C7F,U+A720-A7FF;
}
@font-face{
  font-family:'Inter';
  font-style:italic;
  font-display:swap;
  font-weight:100 900;
  src:url('../assets/fonts/inter-latin-wght-italic.woff2') format('woff2-variations');
  unicode-range:U+0000-00FF,U+0131,U+0152-0153,U+02BB-02BC,U+02C6,U+02DA,U+02DC,U+0304,U+0308,U+0329,U+2000-206F,U+20AC,U+2122,U+2191,U+2193,U+2212,U+2215,U+FEFF,U+FFFD;
}

:root{
  --black:#000000;
  --white:#ffffff;
  --ink:#0a0a0a;
  --g-900:#141414;
  --g-800:#1f1f1f;
  --g-700:#333333;
  --g-500:#6e6e6e;
  --g-400:#8f8f8f;
  --g-300:#c9c9c9;
  --g-200:#e4e4e4;
  --g-100:#f2f1ef;
  --g-50:#f8f8f7;

  --max:1320px;
  --gut:clamp(1.5rem,5vw,5rem);
  --nav-h:82px;

  --ease:cubic-bezier(.22,1,.36,1);
}

*,*::before,*::after{box-sizing:border-box;}

html{
  -webkit-text-size-adjust:100%;
  scroll-behavior:smooth;
  scroll-padding-top:var(--nav-h);
}

body{
  margin:0;
  background:var(--white);
  color:var(--ink);
  font-family:'Inter',-apple-system,BlinkMacSystemFont,'Segoe UI',sans-serif;
  font-optical-sizing:auto;
  font-size:17px;
  line-height:1.7;
  font-weight:400;
  letter-spacing:-0.005em;
  -webkit-font-smoothing:antialiased;
  -moz-osx-font-smoothing:grayscale;
  overflow-x:hidden;
}

img{max-width:100%;display:block;}
a{color:inherit;text-decoration:none;}

/* --------------------------------------------------------------- type ---- */

h1,h2,h3,h4{
  font-family:'Inter',sans-serif;
  font-weight:200;
  line-height:1.06;
  letter-spacing:-0.035em;
  margin:0;
  text-wrap:balance;
}

.display{
  font-size:clamp(2.9rem,7.4vw,7rem);
  font-weight:200;
  line-height:.98;
  letter-spacing:-0.045em;
}

h1{font-size:clamp(2.5rem,5.6vw,4.9rem);}
h2{font-size:clamp(2rem,4vw,3.5rem);}
h3{font-size:clamp(1.3rem,2vw,1.85rem);letter-spacing:-0.03em;font-weight:300;}
h4{font-size:1.08rem;font-weight:500;letter-spacing:-0.01em;line-height:1.4;}

p{margin:0 0 1.25em;}
p:last-child{margin-bottom:0;}

.eyebrow{
  font-size:.688rem;
  font-weight:500;
  letter-spacing:.26em;
  text-transform:uppercase;
  color:var(--g-500);
  margin:0 0 1.6rem;
  display:block;
}
.eyebrow--light{color:rgba(255,255,255,.72);}

.lede{
  font-size:clamp(1.15rem,1.7vw,1.44rem);
  font-weight:300;
  line-height:1.55;
  letter-spacing:-0.02em;
  color:var(--g-800);
}

.muted{color:var(--g-500);}
.small{font-size:.875rem;line-height:1.65;}
.tiny{font-size:.75rem;letter-spacing:.02em;line-height:1.6;}

.rule{height:1px;background:var(--g-200);border:0;margin:0;}
.rule--dark{background:rgba(255,255,255,.16);}

/* ------------------------------------------------------------- layout ---- */

.wrap{max-width:var(--max);margin:0 auto;padding-left:var(--gut);padding-right:var(--gut);}
.wrap--narrow{max-width:900px;}

.section{padding:clamp(5rem,10vw,9.5rem) 0;}
.section--tight{padding:clamp(3.5rem,6vw,6rem) 0;}
.section--dark{background:var(--black);color:var(--white);}
.section--dark .muted{color:var(--g-400);}
.section--dark .lede{color:rgba(255,255,255,.82);}
.section--dark .rule{background:rgba(255,255,255,.16);}
.section--grey{background:var(--g-50);}

.grid{display:grid;gap:clamp(2rem,4vw,4.5rem);}
.grid-2{grid-template-columns:repeat(2,1fr);}
.grid-3{grid-template-columns:repeat(3,1fr);}
.grid-4{grid-template-columns:repeat(4,1fr);}
.split{grid-template-columns:minmax(0,.86fr) minmax(0,1.14fr);align-items:center;}
.split--even{grid-template-columns:1fr 1fr;align-items:center;}
.sticky{position:sticky;top:calc(var(--nav-h) + 3rem);}

/* ---------------------------------------------------------------- nav ---- */

.nav{
  position:fixed;top:0;left:0;right:0;z-index:1000;
  height:var(--nav-h);
  display:flex;align-items:center;
  transition:background .45s var(--ease),border-color .45s var(--ease),height .45s var(--ease);
  border-bottom:1px solid transparent;
}
.nav__inner{
  max-width:var(--max);margin:0 auto;width:100%;
  padding-left:var(--gut);padding-right:var(--gut);
  display:flex;align-items:center;justify-content:space-between;gap:2rem;
}
.nav__brand{display:flex;align-items:center;gap:.75rem;}
.nav__links{display:flex;align-items:center;gap:clamp(1.5rem,2.6vw,2.75rem);}
.nav__links a{
  font-size:.72rem;font-weight:500;letter-spacing:.19em;text-transform:uppercase;
  position:relative;padding:.4rem 0;opacity:.78;transition:opacity .3s var(--ease);
}
.nav__links a::after{
  content:'';position:absolute;left:0;bottom:0;height:1px;width:0;
  background:currentColor;transition:width .4s var(--ease);
}
.nav__links a:hover,.nav__links a[aria-current="page"]{opacity:1;}
.nav__links a:hover::after,.nav__links a[aria-current="page"]::after{width:100%;}

/* transparent over dark hero */
.nav--over{color:var(--white);}
.nav--over .nav__logo{filter:none;}

/* solid after scroll */
.nav.is-stuck{
  background:var(--white);color:var(--black);
  border-bottom-color:var(--g-200);
  height:70px;
}
.nav.is-stuck .nav__logo{filter:invert(1);}

/* light pages start solid */
.nav--solid{background:var(--white);color:var(--black);border-bottom-color:var(--g-200);}
.nav--solid .nav__logo{filter:invert(1);}

.nav__logo{height:34px;width:auto;display:block;transition:filter .45s var(--ease),height .45s var(--ease);}
.nav.is-stuck .nav__logo{height:29px;}

.nav__toggle{
  display:none;background:none;border:0;padding:.5rem;cursor:pointer;color:inherit;
  width:44px;height:44px;align-items:center;justify-content:center;
}
.nav__toggle span{display:block;width:24px;height:1px;background:currentColor;position:relative;transition:background .2s;}
.nav__toggle span::before,.nav__toggle span::after{
  content:'';position:absolute;left:0;width:24px;height:1px;background:currentColor;
  transition:transform .35s var(--ease);
}
.nav__toggle span::before{top:-7px;}
.nav__toggle span::after{top:7px;}
.nav__toggle[aria-expanded="true"] span{background:transparent;}
.nav__toggle[aria-expanded="true"] span::before{transform:translateY(7px) rotate(45deg);}
.nav__toggle[aria-expanded="true"] span::after{transform:translateY(-7px) rotate(-45deg);}

.mobile-menu{
  position:fixed;inset:0;z-index:999;background:var(--black);color:var(--white);
  display:flex;flex-direction:column;justify-content:center;
  padding:var(--nav-h) var(--gut) 3rem;
  opacity:0;visibility:hidden;transition:opacity .4s var(--ease),visibility .4s;
}
.mobile-menu.is-open{opacity:1;visibility:visible;}
.mobile-menu > a{
  display:block;
  font-size:clamp(2rem,9vw,2.9rem);font-weight:200;letter-spacing:-0.035em;
  padding:.42rem 0;border-bottom:1px solid rgba(255,255,255,.12);
}
.mobile-menu > a:last-of-type{border-bottom:0;}
.mobile-menu__foot{margin-top:2.75rem;font-size:.85rem;line-height:1.8;letter-spacing:.04em;color:var(--g-400);}
.mobile-menu__foot a{color:var(--white);letter-spacing:.12em;}
body.menu-open{overflow:hidden;}

/* --------------------------------------------------------------- hero ---- */

.hero{
  position:relative;min-height:100svh;display:flex;align-items:flex-end;
  color:var(--white);overflow:hidden;
}
.hero--short{min-height:74svh;}
.hero__media{position:absolute;inset:0;z-index:0;}
.hero__media img{width:100%;height:100%;object-fit:cover;}
.hero__scrim{
  position:absolute;inset:0;z-index:1;
  background:
    linear-gradient(to bottom, rgba(0,0,0,.58) 0%, rgba(0,0,0,.16) 26%, rgba(0,0,0,.42) 58%, rgba(0,0,0,.78) 82%, rgba(0,0,0,.90) 100%),
    linear-gradient(to right, rgba(0,0,0,.42) 0%, rgba(0,0,0,.12) 46%, rgba(0,0,0,0) 72%);
}
.hero__inner{position:relative;z-index:2;width:100%;padding-bottom:clamp(3.5rem,7vw,6rem);padding-top:calc(var(--nav-h) + 3rem);}
.hero__meta{
  display:flex;flex-wrap:wrap;gap:.6rem 1.6rem;align-items:center;
  font-size:.7rem;font-weight:500;letter-spacing:.2em;text-transform:uppercase;
  color:rgba(255,255,255,.82);margin-top:2.4rem;
}
.hero__meta span{display:inline-flex;align-items:center;gap:1.6rem;}
.hero__meta span::after{content:'';width:26px;height:1px;background:rgba(255,255,255,.4);}
.hero__meta span:last-child::after{display:none;}

.scroll-cue{
  position:absolute;bottom:2rem;right:var(--gut);z-index:2;
  font-size:.66rem;letter-spacing:.24em;text-transform:uppercase;color:rgba(255,255,255,.7);
  display:flex;align-items:center;gap:.9rem;
}
.scroll-cue::after{content:'';width:1px;height:44px;background:linear-gradient(rgba(255,255,255,.7),rgba(255,255,255,0));}

/* page header for interior pages */
.page-head{padding:calc(var(--nav-h) + clamp(4rem,8vw,7rem)) 0 clamp(3rem,5vw,4.5rem);}
.page-head .display{max-width:16ch;}

/* -------------------------------------------------------------- stats ---- */

.stats{
  display:grid;grid-template-columns:repeat(4,1fr);
  grid-template-rows:auto auto;
  border-top:1px solid var(--g-200);
}
.section--dark .stats{border-top-color:rgba(255,255,255,.16);}

/* Each stat spans both rows and inherits them, so every number sits on one
   shared baseline and every label sits on another, whatever their length. */
.stat{
  grid-row:span 2;
  display:grid;
  grid-template-rows:subgrid;
  row-gap:.85rem;
  align-content:start;
  padding:clamp(2rem,3.4vw,3.2rem) clamp(1.5rem,2.4vw,2.25rem) clamp(2rem,3.4vw,3rem);
  border-right:1px solid var(--g-200);
}
@supports not (grid-template-rows:subgrid){
  .stat{display:block;}
  .stat .stat__num{margin-bottom:.85rem;}
}
.stat:first-child{padding-left:0;}
.section--dark .stat{border-right-color:rgba(255,255,255,.16);}
.stat:last-child{border-right:0;padding-right:0;}
.stat__num{
  font-size:clamp(2.4rem,4.4vw,3.9rem);font-weight:200;letter-spacing:-0.05em;line-height:1.05;
  display:block;align-self:end;
}
.stat__num--sm{font-size:clamp(1.45rem,2.4vw,2.05rem);letter-spacing:-0.03em;}
.stat__label{
  font-size:.68rem;font-weight:500;letter-spacing:.19em;text-transform:uppercase;color:var(--g-500);
  align-self:start;
}
.section--dark .stat__label{color:var(--g-400);}

/* ------------------------------------------------------------- buttons --- */

.btn{
  display:inline-flex;align-items:center;gap:1rem;
  font-size:.72rem;font-weight:500;letter-spacing:.19em;text-transform:uppercase;
  padding:1.15rem 2.2rem;border:1px solid var(--black);background:var(--black);color:var(--white);
  transition:background .35s var(--ease),color .35s var(--ease),border-color .35s var(--ease);
  cursor:pointer;text-align:center;
}
.btn:hover{background:transparent;color:var(--black);}
.btn--ghost{background:transparent;color:var(--black);}
.btn--ghost:hover{background:var(--black);color:var(--white);}
.btn--light{background:var(--white);color:var(--black);border-color:var(--white);}
.btn--light:hover{background:transparent;color:var(--white);}
.btn--ghost-light{background:transparent;color:var(--white);border-color:rgba(255,255,255,.5);}
.btn--ghost-light:hover{background:var(--white);color:var(--black);border-color:var(--white);}

.link-arrow{
  display:inline-flex;align-items:center;gap:.85rem;
  font-size:.72rem;font-weight:500;letter-spacing:.19em;text-transform:uppercase;
  padding-bottom:.5rem;border-bottom:1px solid currentColor;
}
.link-arrow svg{transition:transform .4s var(--ease);}
.link-arrow:hover svg{transform:translateX(6px);}

.btn-row{display:flex;flex-wrap:wrap;gap:1rem;margin-top:2.6rem;}

/* ------------------------------------------------------------- figures --- */

.figure{position:relative;overflow:hidden;background:var(--g-100);}
.figure img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease);}
.figure--tall{aspect-ratio:4/5;}
.figure--wide{aspect-ratio:16/10;}
.figure--square{aspect-ratio:1/1;}
.figure--pano{aspect-ratio:21/9;}
a.figure:hover img,.card:hover .figure img{transform:scale(1.045);}
.figure__cap{
  font-size:.68rem;font-weight:500;letter-spacing:.19em;text-transform:uppercase;
  color:var(--g-500);margin-top:1.1rem;
}

.band{width:100%;overflow:hidden;}
.band img{width:100%;height:clamp(340px,58vh,660px);object-fit:cover;}

/* --------------------------------------------------------------- cards --- */

.card{display:block;}
.card__body{padding-top:1.6rem;}
.card__price{
  font-size:1.5rem;font-weight:300;letter-spacing:-0.03em;margin:0 0 .5rem;
}
.card__addr{font-size:1rem;font-weight:400;letter-spacing:-0.01em;margin:0 0 .9rem;line-height:1.45;}
.card__specs{
  font-size:.7rem;font-weight:500;letter-spacing:.16em;text-transform:uppercase;color:var(--g-500);
  display:flex;flex-wrap:wrap;gap:.4rem 1rem;
}
.tag{
  position:absolute;top:1.1rem;left:1.1rem;z-index:2;
  background:var(--white);color:var(--black);
  font-size:.62rem;font-weight:600;letter-spacing:.19em;text-transform:uppercase;
  padding:.55rem .95rem;
}
.tag--dark{background:var(--black);color:var(--white);}

/* --------------------------------------------------------- list blocks --- */

.listrow{
  display:grid;grid-template-columns:minmax(0,.34fr) minmax(0,1fr);
  gap:clamp(1.5rem,4vw,4rem);
  padding:clamp(2rem,3.4vw,3rem) 0;border-top:1px solid var(--g-200);
}
.section--dark .listrow{border-top-color:rgba(255,255,255,.16);}
.listrow:last-child{border-bottom:1px solid var(--g-200);}
.section--dark .listrow:last-child{border-bottom-color:rgba(255,255,255,.16);}
.listrow__k{
  font-size:.7rem;font-weight:500;letter-spacing:.19em;text-transform:uppercase;color:var(--g-500);
  padding-top:.42rem;
}

/* -------------------------------------------------------------- quotes --- */

.quote{border-top:1px solid var(--g-200);padding-top:2.2rem;}
.section--dark .quote{border-top-color:rgba(255,255,255,.16);}
.quote__text{
  font-size:clamp(1.05rem,1.4vw,1.22rem);font-weight:300;line-height:1.6;letter-spacing:-0.015em;
  margin:0 0 1.6rem;
}
.quote__by{
  font-size:.68rem;font-weight:500;letter-spacing:.19em;text-transform:uppercase;color:var(--g-500);
}
.section--dark .quote__by{color:var(--g-400);}
.pullquote{
  font-size:clamp(1.6rem,3.2vw,2.7rem);font-weight:200;line-height:1.28;letter-spacing:-0.035em;
  margin:0;
}

/* ----------------------------------------------------------------- faq --- */

.faq{border-top:1px solid var(--g-200);}
.faq__item{border-bottom:1px solid var(--g-200);}
.faq__q{
  width:100%;background:none;border:0;padding:1.85rem 3rem 1.85rem 0;
  font-family:inherit;font-size:clamp(1.02rem,1.5vw,1.22rem);font-weight:400;letter-spacing:-0.02em;
  color:inherit;text-align:left;cursor:pointer;position:relative;line-height:1.4;
}
.faq__q::after{
  content:'';position:absolute;right:.35rem;top:50%;width:13px;height:1px;background:currentColor;
}
.faq__q::before{
  content:'';position:absolute;right:6.35px;top:50%;width:1px;height:13px;background:currentColor;
  transform:translateY(-50%);transition:opacity .3s var(--ease),transform .3s var(--ease);
}
.faq__item.is-open .faq__q::before{opacity:0;transform:translateY(-50%) rotate(90deg);}
.faq__a{max-height:0;overflow:hidden;transition:max-height .5s var(--ease);}
.faq__a > div{padding:0 clamp(2rem,8vw,7rem) 2rem 0;color:var(--g-700);}

/* ---------------------------------------------------------------- form --- */

.form{display:grid;gap:1.6rem;}
.form__row{display:grid;grid-template-columns:1fr 1fr;gap:1.6rem;}
.field{display:flex;flex-direction:column;gap:.65rem;}
.field label{
  font-size:.68rem;font-weight:500;letter-spacing:.19em;text-transform:uppercase;color:var(--g-500);
}
.field input,.field select,.field textarea{
  font-family:inherit;font-size:1rem;font-weight:400;color:var(--ink);
  background:transparent;border:0;border-bottom:1px solid var(--g-300);
  padding:.75rem 0;border-radius:0;transition:border-color .3s var(--ease);
  -webkit-appearance:none;appearance:none;
}
.field select{background-image:linear-gradient(45deg,transparent 50%,var(--g-500) 50%),linear-gradient(135deg,var(--g-500) 50%,transparent 50%);background-position:calc(100% - 13px) calc(1.35rem),calc(100% - 8px) calc(1.35rem);background-size:5px 5px,5px 5px;background-repeat:no-repeat;}
.field textarea{resize:vertical;min-height:118px;line-height:1.6;}
.field input:focus,.field select:focus,.field textarea:focus{outline:0;border-bottom-color:var(--black);}
.field input::placeholder,.field textarea::placeholder{color:var(--g-300);}

/* -------------------------------------------------------------- footer --- */

.footer{background:var(--black);color:var(--white);padding:clamp(4rem,7vw,6rem) 0 2.5rem;}
.footer__top{
  display:grid;
  grid-template-columns:minmax(0,1.55fr) repeat(4,minmax(0,1fr));
  gap:clamp(2rem,3vw,3rem);
  align-items:start;
  padding-bottom:clamp(3rem,5vw,4.5rem);
}
.footer h4{
  font-size:.68rem;font-weight:500;letter-spacing:.19em;text-transform:uppercase;
  color:var(--g-400);margin:0 0 1.5rem;
}
.footer__list{list-style:none;margin:0;padding:0;display:grid;gap:.85rem;}
.footer__list a,.footer__list li{font-size:.9rem;line-height:1.45;color:rgba(255,255,255,.8);transition:color .3s var(--ease);}
.footer__list a:hover{color:var(--white);}
.footer__logo{height:26px;width:auto;margin-bottom:1.8rem;}
.footer__bottom{
  border-top:1px solid rgba(255,255,255,.16);padding-top:2.2rem;
  display:flex;flex-wrap:wrap;gap:1.5rem 2.5rem;align-items:center;justify-content:space-between;
}
.footer__legal{display:flex;align-items:center;gap:1.4rem;flex-wrap:wrap;}
.footer__legal img{height:34px;width:auto;opacity:.9;}
.footer__fine{font-size:.72rem;line-height:1.65;color:var(--g-500);max-width:62ch;}
.social{display:flex;gap:1.6rem;}
.social a{
  font-size:.68rem;font-weight:500;letter-spacing:.19em;text-transform:uppercase;
  color:rgba(255,255,255,.8);padding-bottom:.35rem;border-bottom:1px solid rgba(255,255,255,.28);
  transition:color .3s var(--ease),border-color .3s var(--ease);
}
.social a:hover{color:var(--white);border-bottom-color:var(--white);}

/* ------------------------------------------------------------- reveal ---- */

.reveal{opacity:0;transform:translateY(26px);transition:opacity 1s var(--ease),transform 1s var(--ease);}
.reveal.is-in{opacity:1;transform:none;}
.reveal-d1{transition-delay:.09s;}
.reveal-d2{transition-delay:.18s;}
.reveal-d3{transition-delay:.27s;}

@media (prefers-reduced-motion:reduce){
  *{animation:none!important;transition-duration:.01ms!important;scroll-behavior:auto!important;}
  .reveal{opacity:1;transform:none;}
}

/* ----------------------------------------------------------- responsive -- */

@media (max-width:1180px){
  .footer__top{grid-template-columns:minmax(0,1.4fr) repeat(2,minmax(0,1fr));row-gap:clamp(2.5rem,4vw,3.25rem);}
}
@media (max-width:1080px){
  .stats{grid-template-columns:1fr 1fr;grid-template-rows:repeat(4,auto);}
  .stat{border-bottom:1px solid var(--g-200);}
  .section--dark .stat{border-bottom-color:rgba(255,255,255,.16);}
  .stat:nth-child(2n){border-right:0;padding-right:0;}
  .stat:nth-child(2n+1){padding-left:0;}
  .stat:nth-last-child(-n+2){border-bottom:0;}
}

@media (max-width:900px){
  .footer__top{grid-template-columns:1fr 1fr;}
  .nav__links{display:none;}
  .nav__toggle{display:flex;}
  .grid-3,.grid-4{grid-template-columns:1fr 1fr;}
  .split,.split--even{grid-template-columns:1fr;}
  .sticky{position:static;}
  .scroll-cue{display:none;}
}

@media (max-width:640px){
  body{font-size:16px;}
  .grid-2,.grid-3,.grid-4{grid-template-columns:1fr;}
  .stats{grid-template-columns:1fr;grid-template-rows:none;}
  .stat{grid-row:auto;display:block;border-right:0;padding-left:0;padding-right:0;}
  .stat .stat__num{margin-bottom:.85rem;}
  .stat:last-child{border-bottom:0;}
  .listrow{grid-template-columns:1fr;gap:.75rem;}
  .form__row{grid-template-columns:1fr;}
  .footer__top{grid-template-columns:1fr;}
  .footer__bottom{flex-direction:column;align-items:flex-start;}
  .hero__meta span::after{display:none;}
  .btn{width:100%;justify-content:center;}
}

/* ==========================================================================
   SALES TILES
   ========================================================================== */

.sales{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(1.75rem,2.6vw,2.75rem);}

.sale{
  display:flex;flex-direction:column;
  background:var(--white);
  border:1px solid var(--g-200);
  transition:border-color .45s var(--ease),transform .45s var(--ease);
}
.section--dark .sale{background:var(--g-900);border-color:rgba(255,255,255,.16);}
.sale:hover{border-color:var(--black);transform:translateY(-4px);}
.section--dark .sale:hover{border-color:rgba(255,255,255,.55);}

.sale__media{position:relative;overflow:hidden;aspect-ratio:4/3;background:var(--g-100);}
.sale__media img{width:100%;height:100%;object-fit:cover;transition:transform 1.1s var(--ease);}
.sale:hover .sale__media img{transform:scale(1.05);}

.sale__status{
  position:absolute;top:0;left:0;z-index:2;
  background:var(--black);color:var(--white);
  font-size:.6rem;font-weight:600;letter-spacing:.2em;text-transform:uppercase;
  padding:.62rem 1.05rem;
}
.sale__status--active{background:var(--white);color:var(--black);}

.sale__body{padding:clamp(1.5rem,2vw,1.9rem);display:flex;flex-direction:column;flex:1;}
.sale__price{
  font-size:clamp(1.5rem,2vw,1.85rem);font-weight:300;letter-spacing:-0.04em;line-height:1;
  margin:0 0 1rem;
}
.section--dark .sale__price{color:var(--white);}
.sale__addr{font-size:1.02rem;font-weight:500;letter-spacing:-0.015em;margin:0 0 .3rem;line-height:1.35;}
.sale__city{font-size:.82rem;color:var(--g-500);margin:0 0 1.35rem;}
.section--dark .sale__city{color:var(--g-400);}

.sale__specs{
  display:grid;grid-template-columns:repeat(3,1fr);
  border-top:1px solid var(--g-200);border-bottom:1px solid var(--g-200);
  margin-bottom:1.25rem;
}
.section--dark .sale__specs{border-color:rgba(255,255,255,.16);}
.sale__spec{padding:.9rem 0;border-right:1px solid var(--g-200);}
.section--dark .sale__spec{border-right-color:rgba(255,255,255,.16);}
.sale__spec:last-child{border-right:0;}
.sale__spec b{display:block;font-size:1.02rem;font-weight:400;letter-spacing:-0.02em;line-height:1.2;}
.sale__spec span{
  display:block;font-size:.58rem;font-weight:500;letter-spacing:.17em;text-transform:uppercase;
  color:var(--g-500);margin-top:.3rem;
}
.section--dark .sale__spec span{color:var(--g-400);}

.sale__note{font-size:.85rem;line-height:1.6;color:var(--g-700);margin:0 0 1.35rem;flex:1;}
.section--dark .sale__note{color:var(--g-300);}

.sale__foot{
  display:flex;flex-wrap:wrap;gap:.45rem 1rem;align-items:baseline;
  font-size:.62rem;font-weight:500;letter-spacing:.17em;text-transform:uppercase;color:var(--g-500);
  padding-top:1.1rem;border-top:1px solid var(--g-200);
}
.section--dark .sale__foot{border-top-color:rgba(255,255,255,.16);color:var(--g-400);}

.sales-filter{
  display:flex;flex-wrap:wrap;gap:.6rem;margin-bottom:clamp(2.5rem,4vw,3.5rem);
}
.sales-filter button{
  font-family:inherit;
  font-size:.66rem;font-weight:500;letter-spacing:.19em;text-transform:uppercase;
  padding:.85rem 1.5rem;cursor:pointer;
  background:transparent;color:inherit;
  border:1px solid var(--g-300);
  transition:background .3s var(--ease),color .3s var(--ease),border-color .3s var(--ease);
}
.section--dark .sales-filter button{border-color:rgba(255,255,255,.28);}
.sales-filter button:hover{border-color:currentColor;}
.sales-filter button[aria-pressed="true"]{background:var(--black);color:var(--white);border-color:var(--black);}
.section--dark .sales-filter button[aria-pressed="true"]{background:var(--white);color:var(--black);border-color:var(--white);}

/* ==========================================================================
   BLOG
   ========================================================================== */

.posts{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(2rem,3.2vw,3.25rem);}
.post-card{display:flex;flex-direction:column;}
.post-card .figure{aspect-ratio:3/2;margin-bottom:1.6rem;}
.post-card__meta{
  font-size:.63rem;font-weight:500;letter-spacing:.19em;text-transform:uppercase;color:var(--g-500);
  display:flex;flex-wrap:wrap;gap:.4rem .9rem;margin-bottom:.95rem;
}
.post-card h3{margin:0 0 .9rem;font-weight:300;}
.post-card p{font-size:.92rem;line-height:1.65;color:var(--g-700);margin:0 0 1.35rem;flex:1;}

.post-featured{
  display:grid;grid-template-columns:minmax(0,1.15fr) minmax(0,1fr);
  gap:clamp(2rem,4vw,4rem);align-items:center;
}
.post-featured .figure{aspect-ratio:16/10;}

/* article body */
.article{max-width:760px;margin:0 auto;}
.article__meta{
  display:flex;flex-wrap:wrap;gap:.5rem 1.5rem;align-items:center;
  font-size:.66rem;font-weight:500;letter-spacing:.19em;text-transform:uppercase;color:var(--g-500);
  padding-bottom:2rem;border-bottom:1px solid var(--g-200);margin-bottom:clamp(2.5rem,4vw,3.5rem);
}
.article__answer{
  font-size:clamp(1.15rem,1.7vw,1.4rem);font-weight:300;line-height:1.55;letter-spacing:-0.02em;
  color:var(--ink);border-left:2px solid var(--black);padding-left:clamp(1.25rem,2.5vw,2rem);
  margin:0 0 clamp(2.5rem,4vw,3.5rem);
}
.article h2{
  font-size:clamp(1.6rem,2.6vw,2.3rem);font-weight:250;letter-spacing:-0.035em;
  margin:clamp(3rem,5vw,4rem) 0 1.5rem;
}
.article h3{
  font-size:clamp(1.15rem,1.7vw,1.42rem);font-weight:400;letter-spacing:-0.025em;
  margin:clamp(2rem,3vw,2.75rem) 0 1rem;
}
.article p{font-size:1.03rem;line-height:1.78;color:var(--g-800);margin:0 0 1.35em;}
.article ul,.article ol{margin:0 0 1.6em;padding-left:1.35em;}
.article li{font-size:1.03rem;line-height:1.75;color:var(--g-800);margin-bottom:.7em;padding-left:.35em;}
.article li::marker{color:var(--g-400);}
.article strong{font-weight:600;color:var(--ink);}
.article a:not(.btn):not(.link-arrow){
  border-bottom:1px solid var(--g-300);transition:border-color .3s var(--ease);
}
.article a:not(.btn):not(.link-arrow):hover{border-bottom-color:var(--black);}
.article .figure{margin:clamp(2.5rem,4vw,3.5rem) 0;}
.article__callout{
  background:var(--g-50);padding:clamp(1.75rem,3vw,2.5rem);
  margin:clamp(2.5rem,4vw,3.5rem) 0;border-top:2px solid var(--black);
}
.article__callout h3{margin-top:0;}
.article__callout p:last-child{margin-bottom:0;}

.data-table{width:100%;border-collapse:collapse;margin:2rem 0 2.5rem;}
.data-table th,.data-table td{
  text-align:left;padding:1rem 1rem 1rem 0;border-bottom:1px solid var(--g-200);
  font-size:.94rem;line-height:1.5;
}
.data-table th{
  font-size:.64rem;font-weight:600;letter-spacing:.17em;text-transform:uppercase;color:var(--g-500);
  border-bottom-color:var(--g-300);
}
.data-table td:first-child{font-weight:500;}

/* ==========================================================================
   LEGAL PAGES
   ========================================================================== */

.legal{max-width:800px;}
.legal h2{font-size:clamp(1.4rem,2.2vw,1.9rem);font-weight:300;margin:clamp(2.75rem,4vw,3.5rem) 0 1.15rem;}
.legal h3{font-size:1.08rem;font-weight:500;letter-spacing:-0.015em;margin:2rem 0 .8rem;}
.legal p,.legal li{font-size:.97rem;line-height:1.75;color:var(--g-800);}
.legal p{margin:0 0 1.2em;}
.legal ul{margin:0 0 1.5em;padding-left:1.3em;}
.legal li{margin-bottom:.6em;}
.legal a{border-bottom:1px solid var(--g-300);}
.legal a:hover{border-bottom-color:var(--black);}
.legal__updated{
  font-size:.68rem;font-weight:500;letter-spacing:.19em;text-transform:uppercase;color:var(--g-500);
  padding-bottom:1.5rem;border-bottom:1px solid var(--g-200);margin-bottom:1rem;
}

/* ==========================================================================
   CONSENT UI
   ========================================================================== */

.cc-banner{
  position:fixed;left:0;right:0;bottom:0;z-index:1200;
  background:var(--black);color:var(--white);
  border-top:1px solid rgba(255,255,255,.18);
  transform:translateY(105%);transition:transform .55s var(--ease);
}
.cc-banner.is-in{transform:none;}
.cc-banner__inner{
  max-width:var(--max);margin:0 auto;
  padding:clamp(1.5rem,2.4vw,2rem) var(--gut);
  display:flex;gap:clamp(1.5rem,4vw,3.5rem);align-items:center;justify-content:space-between;
  flex-wrap:wrap;
}
.cc-banner__text{max-width:70ch;}
.cc-banner__title{
  font-size:.68rem;font-weight:600;letter-spacing:.19em;text-transform:uppercase;
  margin:0 0 .7rem;
}
.cc-banner__text p:last-child{font-size:.86rem;line-height:1.65;color:rgba(255,255,255,.78);margin:0;}
.cc-banner__text a{border-bottom:1px solid rgba(255,255,255,.4);color:var(--white);}
.cc-banner__text a:hover{border-bottom-color:var(--white);}
.cc-banner__actions{display:flex;gap:.7rem;flex-wrap:wrap;}

.cc-btn{
  font-family:inherit;
  font-size:.66rem;font-weight:500;letter-spacing:.19em;text-transform:uppercase;
  padding:.95rem 1.7rem;cursor:pointer;white-space:nowrap;
  background:var(--white);color:var(--black);border:1px solid var(--white);
  transition:background .3s var(--ease),color .3s var(--ease),border-color .3s var(--ease);
}
.cc-btn:hover{background:transparent;color:var(--white);}
.cc-btn--ghost{background:transparent;color:var(--white);border-color:rgba(255,255,255,.45);}
.cc-btn--ghost:hover{background:var(--white);color:var(--black);border-color:var(--white);}

.cc-modal{
  position:fixed;inset:0;z-index:1300;
  background:rgba(0,0,0,.62);
  display:flex;align-items:center;justify-content:center;padding:1.25rem;
  opacity:0;visibility:hidden;transition:opacity .35s var(--ease),visibility .35s;
}
.cc-modal.is-in{opacity:1;visibility:visible;}
.cc-modal__panel{
  background:var(--white);color:var(--ink);
  width:min(660px,100%);max-height:88vh;overflow-y:auto;position:relative;
  padding:clamp(2rem,4vw,3.25rem);
  transform:translateY(14px);transition:transform .45s var(--ease);
}
.cc-modal.is-in .cc-modal__panel{transform:none;}
.cc-modal__close{
  position:absolute;top:1rem;right:1.15rem;background:none;border:0;cursor:pointer;
  font-size:1.9rem;line-height:1;color:var(--g-500);padding:.35rem;font-family:inherit;
}
.cc-modal__close:hover{color:var(--black);}
.cc-modal h2{font-size:clamp(1.55rem,2.6vw,2rem);margin-bottom:1.15rem;}
.cc-modal__lede{font-size:.95rem;line-height:1.65;color:var(--g-700);margin:0 0 1.75rem;}

.cc-gpc{
  background:var(--g-100);border-left:2px solid var(--black);
  padding:1.05rem 1.25rem;font-size:.86rem;line-height:1.6;color:var(--g-800);
  margin-bottom:1.75rem;
}

.cc-row{
  display:flex;gap:1.5rem;align-items:flex-start;justify-content:space-between;
  padding:1.5rem 0;border-top:1px solid var(--g-200);
}
.cc-row h4{margin:0 0 .35rem;}
.cc-row p{margin:0;}
.cc-toggle--locked{
  font-size:.62rem;font-weight:500;letter-spacing:.17em;text-transform:uppercase;
  color:var(--g-400);white-space:nowrap;padding-top:.2rem;
}

.cc-switch{position:relative;display:inline-flex;align-items:center;cursor:pointer;flex-shrink:0;padding-top:.15rem;}
.cc-switch input{position:absolute;opacity:0;width:0;height:0;}
.cc-switch__label{
  position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap;
}
.cc-switch > span:first-of-type{
  width:50px;height:26px;background:var(--g-200);border:1px solid var(--g-300);
  position:relative;transition:background .3s var(--ease),border-color .3s var(--ease);display:block;
}
.cc-switch > span:first-of-type::after{
  content:'';position:absolute;top:3px;left:3px;width:18px;height:18px;background:var(--white);
  border:1px solid var(--g-300);transition:transform .3s var(--ease),background .3s var(--ease);
}
.cc-switch input:checked + span{background:var(--black);border-color:var(--black);}
.cc-switch input:checked + span::after{transform:translateX(24px);background:var(--white);border-color:var(--white);}
.cc-switch input:focus-visible + span{outline:2px solid var(--black);outline-offset:3px;}
.cc-switch input:disabled + span{opacity:.42;cursor:not-allowed;}

.cc-modal__actions{
  display:flex;gap:.75rem;flex-wrap:wrap;justify-content:flex-end;
  margin-top:2rem;padding-top:1.75rem;border-top:1px solid var(--g-200);
}
.cc-modal__actions .cc-btn{background:var(--black);color:var(--white);border-color:var(--black);}
.cc-modal__actions .cc-btn:hover{background:transparent;color:var(--black);}
.cc-modal__actions .cc-btn--ghost{background:transparent;color:var(--black);border-color:var(--g-300);}
.cc-modal__actions .cc-btn--ghost:hover{background:var(--black);color:var(--white);border-color:var(--black);}

/* ==========================================================================
   RESPONSIVE ADDITIONS
   ========================================================================== */

@media (max-width:1080px){
  .sales,.posts{grid-template-columns:1fr 1fr;}
}
@media (max-width:900px){
  .post-featured{grid-template-columns:1fr;}
  .cc-banner__inner{flex-direction:column;align-items:flex-start;gap:1.4rem;}
  .cc-banner__actions{width:100%;}
  .cc-banner__actions .cc-btn{flex:1;text-align:center;justify-content:center;}
}
@media (max-width:640px){
  .sales,.posts{grid-template-columns:1fr;}
  .article__meta{gap:.4rem .9rem;}
  .data-table{display:block;overflow-x:auto;white-space:nowrap;}
  .cc-row{flex-direction:column;gap:.9rem;}
  .cc-modal__actions{flex-direction:column-reverse;}
  .cc-modal__actions .cc-btn{width:100%;}
}

/* --- typographic property tile (no photograph on file) --- */
.sale--type{background:var(--black);border-color:var(--black);color:var(--white);}
.sale--type:hover{border-color:var(--g-500);}
.sale--type .sale__addr,.sale--type .sale__spec b{color:var(--white);}
.sale--type .sale__city{color:var(--g-400);}
.sale--type .sale__specs{border-color:rgba(255,255,255,.2);}
.sale--type .sale__spec{border-right-color:rgba(255,255,255,.2);}
.sale--type .sale__spec span{color:var(--g-400);}
.sale--type .sale__foot{border-top-color:rgba(255,255,255,.2);color:var(--g-400);}

.sale__mark{
  position:relative;aspect-ratio:4/3;
  display:flex;align-items:center;justify-content:center;
  padding:1.5rem;
  border-bottom:1px solid rgba(255,255,255,.2);
  overflow:hidden;
}
.sale__mark::after{
  content:'';position:absolute;inset:0;
  background:radial-gradient(circle at 30% 25%, rgba(255,255,255,.09), transparent 62%);
  pointer-events:none;
}
.sale--type .sale__mark .sale__status{background:var(--white);color:var(--black);}
.sale__big{
  font-size:clamp(2.1rem,3.6vw,2.9rem);font-weight:200;letter-spacing:-0.05em;
  line-height:1;margin:0;color:var(--white);text-align:center;
}
.sale--type .sale__body{padding-top:1.5rem;}

.sales-more{display:flex;justify-content:center;margin-top:clamp(2.5rem,4vw,3.5rem);}

/* --- labelled area tiles (home) --- */
.area{display:block;}
.area .figure{position:relative;}
.area__scrim{
  position:absolute;inset:0;z-index:1;pointer-events:none;
  background:linear-gradient(to bottom, rgba(0,0,0,0) 38%, rgba(0,0,0,.34) 62%, rgba(0,0,0,.86) 100%);
}
.area__label{
  position:absolute;left:0;right:0;bottom:0;z-index:2;
  padding:clamp(1.35rem,2.2vw,1.9rem);
}
.area__sub{
  display:block;
  font-size:.62rem;font-weight:500;letter-spacing:.2em;text-transform:uppercase;
  color:rgba(255,255,255,.78);margin-bottom:.6rem;
}
.area__name{
  font-size:clamp(1.3rem,1.9vw,1.65rem);font-weight:300;letter-spacing:-0.03em;
  color:var(--white);margin:0;position:relative;display:inline-block;padding-bottom:.42rem;
}
.area__name::after{
  content:'';position:absolute;left:0;bottom:0;height:1px;width:0;
  background:var(--white);transition:width .5s var(--ease);
}
.area:hover .area__name::after{width:100%;}
.area:hover .figure img{transform:scale(1.045);}

/* [hidden] must win over component display rules (.btn is inline-flex) */
[hidden]{display:none !important;}

/* --- header lockup: APEX mark, hairline, personal mark --- */
.nav__rule{
  display:block;width:1px;height:38px;background:currentColor;opacity:.32;
  flex:0 0 auto;transition:height .45s var(--ease);
}
.nav.is-stuck .nav__rule{height:32px;}
.nav__logo--personal{height:50px;}
.nav.is-stuck .nav__logo--personal{height:42px;}
.nav__logo--wwlre{height:44px;}
.nav.is-stuck .nav__logo--wwlre{height:38px;}
.nav__brand{gap:clamp(.8rem,1.25vw,1.15rem);}
@media (max-width:1180px){
  .nav__logo{height:29px;}
  .nav__logo--personal{height:42px;}
  .nav__logo--wwlre{height:37px;}
  .nav__rule{height:32px;}
}
/* below the desktop breakpoint the lockup keeps APEX and Christian only,
   and the Who's Who mark moves into the mobile menu */
@media (max-width:900px){
  .nav__rule--wwlre,.nav__logo--wwlre{display:none;}
}

/* --- affiliation / credential marks --- */
.creds{
  margin-top:clamp(3rem,5vw,4.5rem);
  padding-top:clamp(2rem,3.4vw,2.75rem);
  border-top:1px solid var(--g-200);
}
.creds--flush{margin-top:2.25rem;padding-top:1.75rem;}
.section--dark .creds{border-top-color:rgba(255,255,255,.16);}
.creds__label{
  display:block;
  font-size:.66rem;font-weight:500;letter-spacing:.24em;text-transform:uppercase;
  color:var(--g-500);margin-bottom:1.6rem;
}
.creds__marks{display:flex;align-items:center;gap:clamp(1.5rem,3vw,2.5rem);flex-wrap:wrap;}
.creds__marks img{height:40px;width:auto;opacity:.88;}
.creds__marks .creds__apex{height:30px;}
.creds__rule{display:block;width:1px;height:32px;background:var(--g-300);flex:0 0 auto;}
.section--dark .creds__rule{background:rgba(255,255,255,.3);}

.footer__wwlre{height:34px;width:auto;opacity:.85;}
@media (max-width:640px){
  .creds__marks img{height:32px;}
  .creds__marks .creds__apex{height:24px;}
}

/* --- footer brand lockup --- */
.footer__lockup{display:flex;align-items:center;gap:1.1rem;margin-bottom:1.8rem;}
.footer__logo{margin-bottom:0;}
.footer__rule{display:block;width:1px;height:34px;background:rgba(255,255,255,.28);flex:0 0 auto;}
.footer__cc{height:44px;width:auto;opacity:.95;}
@media (max-width:640px){
  .footer__cc{height:38px;}
  .footer__lockup{gap:.85rem;}
}

/* ==========================================================================
   IDX / MLS SEARCH EMBED
   The widget brings its own styling, so the container just frames it and
   keeps it responsive. Height is fixed because the iframe is cross origin
   and cannot report its own content height.
   ========================================================================== */

.idx{
  border:1px solid var(--g-200);
  background:var(--white);
  overflow:hidden;
}
.section--dark .idx{border-color:rgba(255,255,255,.16);}

.idx__frame{
  display:block;
  width:100%;
  height:850px;
  border:0;
}

/* Search forms stack on narrow screens, so the widget needs more room. */
@media (max-width:900px){
  .idx__frame{height:1000px;}
}
@media (max-width:640px){
  .idx__frame{height:1120px;}
}