:root{
  --bone:#F4EFE5;
  --bone-2:#EDE6D8;
  --ink:#1B1813;
  --ink-soft:#4A453C;
  --rust:#9E4A28;
  --rust-deep:#7E3A1F;
  --olive:#69722F;
  --slate:#33586A;
  --gold:#BC8A3C;
  --line:rgba(27,24,19,0.14);
  --shadow:0 24px 60px -28px rgba(27,24,19,0.4);
}
*{margin:0;padding:0;box-sizing:border-box}
html{scroll-behavior:smooth}
body{
  background:var(--bone);
  color:var(--ink);
  font-family:'Hanken Grotesk',sans-serif;
  font-size:17px;
  line-height:1.6;
  -webkit-font-smoothing:antialiased;
  overflow-x:hidden;
}
body::before{
  content:"";
  position:fixed;inset:0;
  pointer-events:none;z-index:9999;
  opacity:0.035;
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='160' height='160'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='0.85' numOctaves='3'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)'/%3E%3C/svg%3E");
}
h1,h2,h3,.serif{font-family:'Fraunces',serif;font-weight:400;letter-spacing:-0.01em;line-height:1.05}
.eyebrow{
  font-family:'Hanken Grotesk',sans-serif;
  text-transform:uppercase;letter-spacing:0.34em;
  font-size:11.5px;font-weight:600;color:var(--rust);
}

/* NAV */
nav{
  position:fixed;top:0;left:0;right:0;z-index:1000;
  display:flex;align-items:center;justify-content:space-between;
  padding:18px 42px;
  background:rgba(244,239,229,0.82);
  backdrop-filter:blur(14px);
  border-bottom:1px solid transparent;
  transition:border-color .4s, padding .4s;
}
nav.scrolled{border-bottom-color:var(--line);padding:12px 42px}
nav .brandmark{font-family:'Fraunces',serif;font-size:19px;letter-spacing:-0.01em}
nav .brandmark b{font-weight:600}
nav .navprice{display:flex;align-items:center;gap:26px}
nav .navprice span{font-size:15px;letter-spacing:0.02em;font-weight:600}
.btn{
  display:inline-block;
  background:var(--ink);color:var(--bone);
  font-family:'Hanken Grotesk',sans-serif;font-weight:600;font-size:13.5px;
  letter-spacing:0.06em;text-transform:uppercase;text-decoration:none;
  padding:13px 24px;border-radius:2px;border:1px solid var(--ink);
  transition:background .3s,color .3s,transform .3s;cursor:pointer;
}
.btn:hover{background:transparent;color:var(--ink);transform:translateY(-2px)}
.btn.rust{background:var(--rust);border-color:var(--rust);color:#fff}
.btn.rust:hover{background:transparent;color:var(--rust)}

/* HERO */
header{
  min-height:100vh;position:relative;
  display:flex;flex-direction:column;justify-content:center;
  padding:140px 42px 70px;
  background:
    radial-gradient(120% 90% at 80% -10%, rgba(188,138,60,0.16), transparent 55%),
    radial-gradient(100% 80% at 0% 110%, rgba(158,74,40,0.13), transparent 50%),
    linear-gradient(180deg,var(--bone),var(--bone-2));
}
.hero-grid{max-width:1240px;margin:0 auto;width:100%}
.hero-loc{display:flex;align-items:center;gap:14px;margin-bottom:30px}
.hero-loc .eyebrow{opacity:0;animation:rise .9s .1s forwards}
.hero-loc .rule{height:1px;flex:1;max-width:120px;background:var(--line);opacity:0;animation:grow 1s .3s forwards;transform-origin:left}
h1.hero-title{
  font-size:clamp(54px,9vw,138px);
  font-weight:300;line-height:0.92;letter-spacing:-0.03em;
  margin-bottom:8px;
}
h1.hero-title .l1,h1.hero-title .l2{display:block;opacity:0;animation:rise 1s forwards}
h1.hero-title .l1{animation-delay:.2s}
h1.hero-title .l2{animation-delay:.34s;font-style:italic;font-weight:400;color:var(--rust-deep)}
.hero-sub{
  max-width:560px;margin-top:30px;font-size:19px;color:var(--ink-soft);
  opacity:0;animation:rise 1s .5s forwards;
}
.hero-meta{
  display:flex;flex-wrap:wrap;align-items:flex-end;gap:40px;
  margin-top:54px;padding-top:34px;border-top:1px solid var(--line);
  opacity:0;animation:rise 1s .66s forwards;
}
.hero-price{font-family:'Fraunces',serif;font-size:clamp(34px,5vw,52px);font-weight:400;letter-spacing:-0.02em}
.hero-stat{display:flex;flex-direction:column;gap:3px}
.hero-stat small{text-transform:uppercase;letter-spacing:0.2em;font-size:10.5px;color:var(--ink-soft);font-weight:600}
.hero-stat b{font-family:'Fraunces',serif;font-weight:500;font-size:22px}
.hero-cta{margin-left:auto;display:flex;gap:14px}
.scrollcue{position:absolute;bottom:30px;left:50%;transform:translateX(-50%);font-size:11px;letter-spacing:0.3em;text-transform:uppercase;color:var(--ink-soft);opacity:0;animation:fade 1s 1.1s forwards}
.scrollcue::after{content:"";display:block;width:1px;height:34px;margin:12px auto 0;background:linear-gradient(var(--ink),transparent);animation:pulse 2s infinite}

/* SECTIONS */
section{padding:110px 42px;position:relative}
.wrap{max-width:1240px;margin:0 auto}
.sec-head{max-width:760px;margin-bottom:58px}
.sec-head .eyebrow{display:block;margin-bottom:18px}
.sec-head h2{font-size:clamp(36px,5.4vw,68px);font-weight:300;letter-spacing:-0.025em}
.sec-head h2 em{font-style:italic;color:var(--rust-deep)}
.sec-head p{margin-top:22px;font-size:19px;color:var(--ink-soft);max-width:620px}

/* CHEF NARRATIVE */
.chef{background:var(--ink);color:var(--bone);}
.chef .eyebrow{color:var(--gold)}
.chef-quote{font-family:'Fraunces',serif;font-weight:300;font-size:clamp(28px,4.4vw,52px);line-height:1.18;letter-spacing:-0.02em;max-width:1000px}
.chef-quote em{font-style:italic;color:var(--gold)}
.chef-sign{margin-top:46px;display:flex;align-items:center;gap:18px;color:rgba(244,239,229,0.7);font-size:15px}
.chef-sign .dash{width:42px;height:1px;background:var(--gold)}

/* MAP */
.map-shell{
  display:grid;grid-template-columns:300px 1fr;gap:0;
  border:1px solid var(--line);border-radius:4px;overflow:hidden;
  box-shadow:var(--shadow);background:#fff;
}
.map-side{padding:34px 30px;background:var(--bone);border-right:1px solid var(--line)}
.map-side h3{font-size:25px;margin-bottom:8px}
.map-side .ms-note{font-size:14.5px;color:var(--ink-soft);margin-bottom:26px}
.filter{
  display:flex;align-items:center;gap:13px;width:100%;
  padding:14px 15px;margin-bottom:11px;cursor:pointer;
  background:#fff;border:1px solid var(--line);border-radius:3px;
  font-family:'Hanken Grotesk',sans-serif;font-size:14.5px;font-weight:600;color:var(--ink);
  transition:all .25s;text-align:left;
}
.filter:hover{transform:translateX(3px)}
.filter .dot{width:13px;height:13px;border-radius:50%;flex-shrink:0}
.filter .cnt{margin-left:auto;font-size:12.5px;color:var(--ink-soft);font-weight:500}
.filter.off{opacity:0.4}
.filter[data-cat="dining"] .dot{background:var(--rust)}
.filter[data-cat="market"] .dot{background:var(--olive)}
.filter[data-cat="school"] .dot{background:var(--slate)}
.filter[data-cat="listing"] .dot{background:var(--gold)}
#map{height:560px;width:100%;background:#e8e3d8;z-index:1}
.leaflet-popup-content-wrapper{border-radius:4px;box-shadow:var(--shadow)}
.leaflet-popup-content{margin:14px 16px;font-family:'Hanken Grotesk',sans-serif}
.pop-name{font-family:'Fraunces',serif;font-size:17px;font-weight:600;margin-bottom:3px;display:block}
.pop-note{font-size:13px;color:var(--ink-soft);line-height:1.45}
.pop-cat{display:inline-block;margin-top:7px;font-size:10px;text-transform:uppercase;letter-spacing:0.16em;font-weight:700}
.pin{border-radius:50% 50% 50% 0;transform:rotate(-45deg);border:2px solid #fff;box-shadow:0 3px 8px rgba(0,0,0,0.3)}
.pin.lg{width:24px;height:24px}
.pin.sm{width:18px;height:18px}

/* CARD GRIDS */
.grid{display:grid;gap:1px;background:var(--line);border:1px solid var(--line);border-radius:4px;overflow:hidden}
.grid.cols-2{grid-template-columns:repeat(2,1fr)}
.grid.cols-4{grid-template-columns:repeat(4,1fr)}
.card{background:var(--bone);padding:30px 28px;transition:background .3s}
.card:hover{background:#fff}
.card .ctag{font-size:10.5px;text-transform:uppercase;letter-spacing:0.18em;font-weight:700;margin-bottom:14px;display:block}
.card.dining .ctag{color:var(--rust)}
.card.market .ctag{color:var(--olive)}
.card.school .ctag{color:var(--slate)}
.card.access .ctag{color:var(--gold)}
.card h3{font-size:23px;font-weight:500;margin-bottom:7px;line-height:1.12}
.card p{font-size:14.5px;color:var(--ink-soft);line-height:1.5}
.card .meta{margin-top:16px;padding-top:14px;border-top:1px solid var(--line);display:flex;justify-content:space-between;align-items:center;font-size:13px}
.card .meta .award{font-weight:700;color:var(--ink)}
.card .stars{color:var(--gold);font-weight:700}
.card-links{display:flex;gap:10px;margin-top:16px}
.card-links a{
  flex:1;text-align:center;text-decoration:none;
  font-family:'Hanken Grotesk',sans-serif;font-size:11.5px;font-weight:600;
  letter-spacing:0.07em;text-transform:uppercase;
  padding:10px 8px;border:1px solid var(--line);border-radius:2px;
  color:var(--ink);transition:background .25s,border-color .25s,color .25s;
}
.card-links a:hover{background:var(--rust);border-color:var(--rust);color:#fff}

/* REVEAL */
.reveal{opacity:0;transform:translateY(26px);transition:opacity .9s cubic-bezier(.2,.7,.2,1),transform .9s cubic-bezier(.2,.7,.2,1)}
.reveal.in{opacity:1;transform:none}

/* CTA / FOOTER */
.cta{background:var(--ink);color:var(--bone);text-align:center;padding:120px 42px}
.cta .eyebrow{color:var(--gold)}
.cta h2{font-size:clamp(38px,6vw,82px);font-weight:300;margin:20px auto 14px;max-width:14ch}
.cta h2 em{font-style:italic;color:var(--gold)}
.cta .tag{font-family:'Fraunces',serif;font-style:italic;font-size:21px;color:rgba(244,239,229,0.72);margin-bottom:44px}
.agents{display:flex;justify-content:center;gap:60px;flex-wrap:wrap;margin:54px auto 0;max-width:760px}
.agent{text-align:center}
.agent .nm{font-family:'Fraunces',serif;font-size:24px;font-weight:500}
.agent .rl{font-size:12px;text-transform:uppercase;letter-spacing:0.2em;color:var(--gold);margin-top:6px}
.agent .ct{font-size:14.5px;color:rgba(244,239,229,0.7);margin-top:10px;line-height:1.7}
.agent a{color:rgba(244,239,229,0.9);text-decoration:none;border-bottom:1px solid rgba(188,138,60,0.5)}
.foot{margin-top:80px;padding-top:30px;border-top:1px solid rgba(244,239,229,0.16);display:flex;flex-wrap:wrap;justify-content:space-between;gap:16px;font-size:12.5px;color:rgba(244,239,229,0.55);letter-spacing:0.04em}
.foot .hash{color:var(--gold);font-weight:600;letter-spacing:0.1em}

@keyframes rise{to{opacity:1;transform:none}}
@keyframes fade{to{opacity:1}}
@keyframes grow{to{opacity:1;transform:scaleX(1)}}
@keyframes pulse{0%,100%{opacity:0.3}50%{opacity:1}}

@media(max-width:900px){
  nav{padding:13px 22px}
  nav .navprice{gap:14px}
  nav .navprice span{font-size:14px}
  nav .navprice .btn{padding:10px 16px;font-size:12px}
  section{padding:74px 22px}
  header{padding:118px 22px 60px}
  .hero-meta{gap:26px}
  .hero-cta{margin-left:0;width:100%}
  .hero-cta .btn{width:100%;text-align:center}
  .map-shell{grid-template-columns:1fr}
  .map-side{border-right:none;border-bottom:1px solid var(--line)}
  #map{height:440px}
  .grid.cols-2,.grid.cols-4{grid-template-columns:1fr}
  .agents{gap:40px}
}
@media(max-width:560px){
  nav{padding:12px 18px}
  nav .brandmark{font-size:17px}
  nav .navprice span{display:none}
  section{padding:58px 18px}
  header{padding:104px 18px 52px}
  h1.hero-title{font-size:clamp(40px,12vw,72px)}
  .hero-sub{font-size:16.5px;margin-top:24px}
  .hero-meta{flex-direction:column;align-items:flex-start;gap:22px;margin-top:40px;padding-top:28px}
  .hero-price{font-size:40px}
  .sec-head{margin-bottom:40px}
  .sec-head h2{font-size:clamp(32px,9vw,46px)}
  .sec-head p{font-size:16.5px}
  .chef-quote{font-size:clamp(23px,6.4vw,34px)}
  .chef-sign{margin-top:32px;font-size:14px}
  .card{padding:26px 22px}
  .card h3{font-size:21px}
  .card-links a{font-size:11px;padding:11px 6px;letter-spacing:0.04em}
  #map{height:400px}
  .map-side{padding:26px 22px}
  .cta{padding:84px 20px}
  .cta h2{font-size:clamp(34px,10vw,54px)}
  .cta .tag{font-size:18px}
  .agents{gap:34px}
  .agent .nm{font-size:22px}
  .foot{flex-direction:column;text-align:center;align-items:center;gap:10px}
}

/* ===== GALLERY ===== */
.gallery-wrap{max-width:1280px;margin:0 auto}
.ga-area{margin-bottom:58px}
.ga-area:last-child{margin-bottom:0}
.ga-area .eyebrow{display:block;margin-bottom:18px}
.ga-feature{margin:0 0 14px;border-radius:4px;overflow:hidden;box-shadow:var(--shadow)}
.ga-feature:last-child{margin-bottom:0}
.ga-feature img{width:100%;height:auto;display:block}
.ga-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:14px}
.ga-grid figure{margin:0;border-radius:4px;overflow:hidden;box-shadow:var(--shadow)}
.ga-grid .span2{grid-column:1 / -1}
.ga-grid img{width:100%;height:100%;object-fit:cover;display:block;aspect-ratio:3/2}
.ga-img{cursor:zoom-in;transition:transform .7s cubic-bezier(.2,.7,.2,1)}
.ga-img:hover{transform:scale(1.04)}
@media(max-width:560px){
  .ga-grid{grid-template-columns:1fr;gap:12px}
  .ga-area{margin-bottom:42px}
}
/* ===== LIGHTBOX ===== */
.lb{position:fixed;inset:0;z-index:2000;background:rgba(18,16,13,0.94);display:none;align-items:center;justify-content:center}
.lb.open{display:flex}
.lb img{max-width:92vw;max-height:86vh;border-radius:3px;box-shadow:0 30px 80px rgba(0,0,0,.6)}
.lb-btn{position:absolute;color:rgba(255,255,255,.85);font-family:'Fraunces',serif;cursor:pointer;user-select:none;transition:color .2s}
.lb-btn:hover{color:#fff}
.lb-close{top:24px;right:32px;font-size:40px;line-height:1}
.lb-prev,.lb-next{top:50%;transform:translateY(-50%);font-size:60px;padding:0 26px}
.lb-prev{left:8px}
.lb-next{right:8px}
.lb-count{position:absolute;bottom:26px;left:50%;transform:translateX(-50%);color:rgba(255,255,255,.7);font-family:'Hanken Grotesk',sans-serif;font-size:13px;letter-spacing:0.15em}
@media(max-width:560px){
  .lb-prev,.lb-next{font-size:44px;padding:0 14px}
  .lb-close{top:16px;right:20px}
}
/* ===== PHOTO HERO OVERRIDE ===== */
header{
  background:
    linear-gradient(100deg, rgba(16,14,11,0.80) 0%, rgba(16,14,11,0.50) 48%, rgba(16,14,11,0.22) 100%),
    linear-gradient(to bottom, rgba(16,14,11,0.42), rgba(16,14,11,0.20) 42%, rgba(16,14,11,0.64)),
    url('/images/hero.jpg?v=3') center/cover no-repeat;
}
.hero-loc .eyebrow{color:#EBC982}
.hero-loc .rule{background:rgba(255,255,255,0.5)}
h1.hero-title{color:#fff;text-shadow:0 2px 24px rgba(0,0,0,0.55),0 1px 4px rgba(0,0,0,0.5)}
h1.hero-title .l2{color:#EFD9A6}
.hero-sub{color:rgba(255,255,255,0.94);text-shadow:0 1px 14px rgba(0,0,0,0.55)}
.hero-meta{border-top-color:rgba(255,255,255,0.28)}
.hero-price{color:#fff;text-shadow:0 1px 12px rgba(0,0,0,0.55)}
.hero-stat small{color:rgba(255,255,255,0.78)}
.hero-stat b{color:#fff;text-shadow:0 1px 10px rgba(0,0,0,0.5)}
.hero-cta .btn{background:#fff;border-color:#fff;color:var(--ink)}
.hero-cta .btn:hover{background:transparent;color:#fff}
.scrollcue{color:rgba(255,255,255,0.85)}
.scrollcue::after{background:linear-gradient(#fff,transparent)}


/* ===== LEAD FORM ===== */
.lead-form{max-width:560px;margin:0 auto;text-align:left}
.lead-form .row{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.lead-form .field{margin-bottom:14px}
.lead-form label.fl{display:block;font-size:11px;letter-spacing:0.16em;text-transform:uppercase;color:rgba(244,239,229,0.6);margin-bottom:7px;font-weight:600}
.lead-form input,.lead-form textarea{width:100%;background:rgba(255,255,255,0.06);border:1px solid rgba(255,255,255,0.18);border-radius:3px;padding:13px 14px;color:var(--bone);font-family:'Hanken Grotesk',sans-serif;font-size:15px;transition:border-color .2s,background .2s}
.lead-form input:focus,.lead-form textarea:focus{outline:none;border-color:var(--gold);background:rgba(255,255,255,0.1)}
.lead-form ::placeholder{color:rgba(244,239,229,0.38)}
.lead-form textarea{resize:vertical;min-height:78px}
.lead-consent{display:flex;gap:10px;align-items:flex-start;margin:4px 0 18px;font-size:12.5px;color:rgba(244,239,229,0.62);line-height:1.5}
.lead-consent input{margin-top:3px;flex-shrink:0}
.lead-form button.btn{width:100%;border:none;cursor:pointer;font-size:14px}
.lead-msg{margin-top:14px;font-size:14px;color:var(--gold);min-height:18px;text-align:center}
.lead-alt{margin-top:20px;font-size:14px;color:rgba(244,239,229,0.65);text-align:center}
.lead-alt button{background:none;border:none;color:var(--gold);text-decoration:underline;cursor:pointer;font:inherit}
.lead-success{text-align:center;padding:24px 0 8px}
.lead-success h3{font-family:'Fraunces',serif;font-size:30px;font-weight:500;margin-bottom:10px}
/* ===== CONTACT CHOOSER MODAL ===== */
.cm{position:fixed;inset:0;z-index:2100;background:rgba(18,16,13,0.82);backdrop-filter:blur(4px);display:none;align-items:center;justify-content:center;padding:24px}
.cm.open{display:flex}
.cm-card{background:var(--bone);border-radius:6px;max-width:418px;width:100%;padding:42px 34px 34px;text-align:center;box-shadow:var(--shadow);position:relative}
.cm-card h3{font-family:'Fraunces',serif;font-size:26px;font-weight:500;margin-bottom:6px;letter-spacing:-0.01em}
.cm-card p{font-size:14.5px;color:var(--ink-soft);margin-bottom:24px}
.cm-opt{display:flex;align-items:center;justify-content:center;gap:11px;width:100%;padding:16px;margin-bottom:11px;border:1px solid var(--line);border-radius:3px;background:#fff;color:var(--ink);font-family:'Hanken Grotesk',sans-serif;font-weight:600;font-size:15px;letter-spacing:0.03em;text-decoration:none;transition:background .25s,border-color .25s,color .25s,transform .25s;cursor:pointer}
.cm-opt:hover{background:var(--rust);border-color:var(--rust);color:#fff;transform:translateY(-2px)}
.cm-opt svg{width:18px;height:18px;stroke:currentColor;fill:none;stroke-width:1.7}
.cm-close{position:absolute;top:12px;right:18px;font-size:30px;color:var(--ink-soft);cursor:pointer;line-height:1;font-family:'Fraunces',serif}
.cm-sub{margin-top:18px;font-size:11.5px;color:var(--ink-soft);letter-spacing:0.02em}


/* ===== SPECS + DESCRIPTION ===== */
.specs{background:var(--bone-2);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.specs .wrap{display:grid;grid-template-columns:1.2fr 1fr;gap:60px;align-items:center;padding:80px 0}
.specs .desc .eyebrow{margin-bottom:18px}
.specs .desc h2{font-family:'Fraunces',serif;font-weight:400;font-size:clamp(28px,3vw,40px);line-height:1.1;letter-spacing:-0.01em;margin-bottom:20px}
.specs .desc p{font-size:16.5px;line-height:1.75;color:var(--ink-soft);max-width:46ch}
.specrow{display:grid;grid-template-columns:1fr 1fr;gap:0}
.specrow .cell{padding:20px 4px;border-bottom:1px solid var(--line)}
.specrow .cell:nth-child(odd){border-right:1px solid var(--line);padding-right:24px}
.specrow .cell:nth-child(even){padding-left:24px}
.specrow small{display:block;font-size:11px;letter-spacing:0.16em;text-transform:uppercase;color:var(--ink-soft);margin-bottom:6px;font-weight:600}
.specrow b{font-family:'Fraunces',serif;font-weight:500;font-size:24px;color:var(--ink)}
.specrow .tofill{color:var(--rust);font-style:italic;font-size:20px}
/* ===== AGENTS ===== */
.team{background:var(--bone)}
.team .wrap{padding:96px 0}
.team .sec-head{margin-bottom:48px}
.team-grid{display:grid;grid-template-columns:1fr 1fr;gap:36px}
.agent{display:flex;gap:22px;align-items:flex-start;border:1px solid var(--line);border-radius:6px;padding:28px;background:#fff}
.agent .avatar{width:88px;height:88px;border-radius:50%;flex-shrink:0;background:var(--ink);color:var(--bone);display:flex;align-items:center;justify-content:center;font-family:'Fraunces',serif;font-size:30px;font-weight:500;overflow:hidden}
.agent .avatar img{width:100%;height:100%;object-fit:cover}
.agent h3{font-family:'Fraunces',serif;font-weight:500;font-size:22px;margin-bottom:3px}
.agent .role{font-size:12px;letter-spacing:0.12em;text-transform:uppercase;color:var(--rust);font-weight:600;margin-bottom:12px}
.agent p{font-size:14px;line-height:1.6;color:var(--ink-soft);margin-bottom:14px}
.agent .ameta{font-size:12.5px;color:var(--ink-soft);display:flex;flex-wrap:wrap;gap:14px;align-items:center}
.agent .ameta a{color:var(--ink);font-weight:600;text-decoration:none;border-bottom:1px solid var(--line)}
.agent .ameta a:hover{color:var(--rust)}
/* ===== FOOTER ===== */
.site-footer{background:var(--ink);color:rgba(244,239,229,0.7);padding:54px 0 40px;font-size:13px;line-height:1.7}
.site-footer .wrap{display:flex;flex-wrap:wrap;justify-content:space-between;gap:24px;align-items:flex-start}
.site-footer .fcol b{color:var(--bone);font-family:'Fraunces',serif;font-weight:500;font-size:16px;letter-spacing:0.02em}
.site-footer a{color:rgba(244,239,229,0.7);text-decoration:none}
.site-footer a:hover{color:var(--gold)}
.site-footer .social{display:flex;gap:18px;margin-top:10px}
.site-footer .legal{width:100%;border-top:1px solid rgba(244,239,229,0.14);margin-top:18px;padding-top:18px;font-size:11.5px;color:rgba(244,239,229,0.45);line-height:1.6}
.site-footer .legal .eho{font-weight:700;color:rgba(244,239,229,0.6)}
/* ===== STICKY MOBILE CONTACT BAR ===== */
.mobilebar{display:none}
@media(max-width:720px){
  .mobilebar{display:grid;grid-template-columns:1fr 1fr 1.3fr;position:fixed;left:0;right:0;bottom:0;z-index:1500;background:rgba(27,24,19,0.97);backdrop-filter:blur(8px);border-top:1px solid rgba(244,239,229,0.14)}
  .mobilebar a{padding:15px 8px;text-align:center;color:var(--bone);text-decoration:none;font-size:13px;font-weight:600;letter-spacing:0.04em;border-right:1px solid rgba(244,239,229,0.12)}
  .mobilebar a:last-child{border-right:none;background:var(--rust)}
  body{padding-bottom:54px}
}


/* ===== DARK GRAPHITE THEME ===== */
body{background:#262420;color:#ECE7DC}
.eyebrow{color:#CF7A4B}
nav{background:rgba(26,24,20,0.82)}
nav.scrolled{border-bottom-color:rgba(255,255,255,0.12)}
nav .brandmark{color:#F4EFE5}
nav .navprice span{color:#F4EFE5}
.btn{background:#F4EFE5;color:#1B1813;border-color:#F4EFE5}
.btn:hover{background:transparent;color:#F4EFE5}
.sec-head h2{color:#F4EFE5}
.sec-head h2 em{color:#E0986A}
.sec-head p{color:rgba(236,231,220,0.7)}
.specs{background:#221F1B;border-top-color:rgba(255,255,255,0.10);border-bottom-color:rgba(255,255,255,0.10)}
.specs .desc h2{color:#F4EFE5}
.specs .desc p{color:rgba(236,231,220,0.72)}
.specrow .cell{border-bottom-color:rgba(255,255,255,0.12)}
.specrow .cell:nth-child(odd){border-right-color:rgba(255,255,255,0.12)}
.specrow small{color:rgba(236,231,220,0.6)}
.specrow b{color:#F4EFE5}
.specrow .tofill{color:#E0986A}
.map-shell{background:#2A2722;border-color:rgba(255,255,255,0.12)}
.map-side{background:#221F1B;border-right-color:rgba(255,255,255,0.12)}
.map-side h3{color:#F4EFE5}
.map-side .ms-note{color:rgba(236,231,220,0.6)}
.filter{background:#312E27;border-color:rgba(255,255,255,0.14);color:#ECE7DC}
.filter .cnt{color:rgba(236,231,220,0.55)}
#map{background:#1b1916}
.grid{background:rgba(255,255,255,0.10);border-color:rgba(255,255,255,0.12)}
.card{background:#221F1B}
.card:hover{background:#2E2A23}
.card h3{color:#F4EFE5}
.card p{color:rgba(236,231,220,0.7)}
.card .meta{border-top-color:rgba(255,255,255,0.12)}
.card .meta .award{color:#F4EFE5}
.card.dining .ctag{color:#CF7A4B}
.card.market .ctag{color:#9AA84B}
.card.school .ctag{color:#6FA0BE}
.card.access .ctag{color:#D6A84E}
.card-links a{border-color:rgba(255,255,255,0.2);color:#ECE7DC}
.team{background:#262420}
.team .agent{background:#2A2722;border-color:rgba(255,255,255,0.12)}
.team .agent h3{color:#F4EFE5}
.team .agent p{color:rgba(236,231,220,0.7)}
.team .agent .role{color:#CF7A4B}
.team .agent .ameta{color:rgba(236,231,220,0.6)}
.team .agent .ameta a{color:#F4EFE5;border-bottom-color:rgba(255,255,255,0.22)}
.team .agent .avatar{background:#3a372f}
.lead-consent{color:rgba(236,231,220,0.66);line-height:1.6;align-items:flex-start;gap:11px;margin:8px 0 20px}
.lead-consent input{width:16px;height:16px;margin-top:2px;accent-color:var(--rust)}
.lead-consent span{flex:1}
.site-footer .rvl-logo{width:132px;height:auto;display:block;margin-bottom:16px;opacity:0.92}

/* ===== UNIFORM DARK + FLOW + FONT POP ===== */
body,.specs,.chef,.cta,.team,.site-footer,.map-shell,.map-side{background:#1E1C18}
.specs{border-top-color:rgba(255,255,255,0.08);border-bottom-color:rgba(255,255,255,0.08)}
.map-shell{border-color:rgba(255,255,255,0.10)}
.map-side{border-right-color:rgba(255,255,255,0.10)}
#map{background:#e8e3d8}
.filter{background:rgba(255,255,255,0.05);border-color:rgba(255,255,255,0.12)}
/* flatten card grids: cards blend into page, separated only by faint hairlines (no black boxes) */
.grid{background:rgba(255,255,255,0.07);border-color:rgba(255,255,255,0.09)}
.card{background:#1E1C18}
.card:hover{background:rgba(255,255,255,0.035)}
/* team agent cards: soft lift, not a hard box */
.team .agent{background:rgba(255,255,255,0.035);border-color:rgba(255,255,255,0.10)}
.team .agent .avatar{background:#39352c}
/* FONT POP — high contrast on the dark ground */
body{color:#F1ECE1}
.site-footer{color:rgba(241,236,225,0.8)}
.sec-head h2,.card h3,.specrow b,.specs .desc h2,.agent h3,.map-side h3,.card .meta .award{color:#FBF7EE}
.sec-head p,.specs .desc p,.card p,.team .agent p,.map-side .ms-note,.chef-sign{color:rgba(241,236,225,0.88)}
.card .meta,.filter .cnt,.specrow small,.team .agent .ameta,.lead-form label.fl,.lead-consent{color:rgba(241,236,225,0.74)}
.eyebrow,.team .agent .role,.card.dining .ctag{color:#DD9159}
.cta .tag{color:rgba(241,236,225,0.82)}

/* ===== TRUE BLACK + MODERN POP ===== */
body,.specs,.team,.site-footer,.map-shell,.map-side,.card{background:#000}
nav{background:rgba(0,0,0,0.72)}
nav.scrolled{border-bottom-color:rgba(255,255,255,0.12)}
.chef,.cta{background:radial-gradient(120% 120% at 50% 0%, rgba(232,150,90,0.10), transparent 60%), #000}
.specs{border-top-color:rgba(255,255,255,0.09);border-bottom-color:rgba(255,255,255,0.09)}
.map-shell{border-color:rgba(255,255,255,0.10)}
.map-side{border-right-color:rgba(255,255,255,0.10)}
.filter{background:rgba(255,255,255,0.05);border-color:rgba(255,255,255,0.12)}
#map{background:#e8e3d8}
/* flat hairline card grids — no boxes */
.grid{background:rgba(255,255,255,0.08);border-color:rgba(255,255,255,0.08)}
.card{background:#000;border-top:2px solid transparent;transition:background .3s,border-color .3s}
.card:hover{background:rgba(255,255,255,0.045);border-top-color:#E8965A}
.team .agent{background:rgba(255,255,255,0.04);border-color:rgba(255,255,255,0.10)}
.team .agent .avatar{background:#1a1a1a}
/* TEXT POP */
body{color:#F3EEE4}
.site-footer{color:rgba(243,238,228,0.82)}
.sec-head h2,.card h3,.specrow b,.specs .desc h2,.team .agent h3,.map-side h3,.card .meta .award{color:#FFFFFF}
.sec-head p,.specs .desc p,.card p,.team .agent p,.map-side .ms-note,.chef-sign{color:rgba(243,238,228,0.9)}
.card .meta,.filter .cnt,.specrow small,.team .agent .ameta,.lead-form label.fl,.lead-consent{color:rgba(243,238,228,0.76)}
/* HINTS OF COLOR */
.eyebrow,.team .agent .role,.card.dining .ctag{color:#E8965A}
.sec-head h2 em,.chef-quote em,.cta h2 em,.specrow .tofill{color:#E8B24A}
.card.market .ctag{color:#A7B84E}
.card.school .ctag{color:#6FB0CE}
.card.access .ctag{color:#E8B24A}
.cta .tag{color:rgba(243,238,228,0.82)}
.team .agent .ameta a:hover,.card-links a:hover{color:#fff}

/* ===== HARD BLACK SAFETY ===== */
html,body{background:#000 !important}
section[style]{background:#000 !important}
*[style*="--bone"]{background:#000 !important}

.team .agent .ameta{justify-content:center}

.site-footer .wrap{justify-content:center;gap:72px}
.site-footer .legal{text-align:center}

/* ===== MOBILE REFINEMENTS ===== */
img{max-width:100%}
.leaflet-container img{max-width:none}
@media(max-width:720px){
  /* Team cards were a 2-col grid that overflowed the screen — stack them */
  .team-grid{grid-template-columns:1fr;gap:22px}
  .team .wrap{padding:72px 0}
  /* Spec section (description + spec grid) was 2-col — stack it */
  .specs .wrap{grid-template-columns:1fr;gap:34px;padding:60px 0}
  .specs .desc p{max-width:none}
}
@media(max-width:480px){
  /* Stack paired form fields so they're comfortable to type on a phone */
  .lead-form .row{grid-template-columns:1fr}
  /* Tighten the beds/baths spec grid on small phones */
  .specrow b{font-size:21px}
  .specrow .tofill{font-size:18px}
  .specrow .cell{padding:16px 2px}
  .specrow .cell:nth-child(odd){padding-right:16px}
  .specrow .cell:nth-child(even){padding-left:16px}
  /* Stack each agent card's photo above the bio on narrow screens */
  .team .agent{flex-direction:column;gap:16px;padding:24px;text-align:center;align-items:center}
}

/* ============================================================
   MULTI-PAGE NAVIGATION (tabs + mobile menu)
   ============================================================ */
nav{flex-wrap:wrap}
nav .brandmark{text-decoration:none;color:#F4EFE5;flex-shrink:0}
.navtabs{display:flex;align-items:center;gap:30px;margin-left:auto}
.navtabs a:not(.btn){
  font-family:'Hanken Grotesk',sans-serif;font-size:12.5px;font-weight:600;
  letter-spacing:0.14em;text-transform:uppercase;text-decoration:none;
  color:rgba(243,238,228,0.72);transition:color .25s;position:relative;padding:4px 0;
}
.navtabs a:not(.btn):hover{color:#fff}
.navtabs a.active{color:#fff}
.navtabs a.active::after{
  content:"";position:absolute;left:0;right:0;bottom:-3px;height:2px;
  background:var(--gold);border-radius:2px;
}
.navtabs .navcta{margin-left:6px;padding:11px 20px;font-size:12px}
.navtoggle{
  display:none;flex-direction:column;justify-content:center;gap:5px;
  width:44px;height:40px;background:none;border:none;cursor:pointer;margin-left:auto;
}
.navtoggle span{display:block;height:2px;width:24px;background:#F4EFE5;border-radius:2px;transition:transform .3s,opacity .3s;margin:0 auto}
nav.open .navtoggle span:nth-child(1){transform:translateY(7px) rotate(45deg)}
nav.open .navtoggle span:nth-child(2){opacity:0}
nav.open .navtoggle span:nth-child(3){transform:translateY(-7px) rotate(-45deg)}

@media(max-width:900px){
  nav{padding:13px 22px}
  .navtoggle{display:flex}
  .navtabs{
    flex-basis:100%;flex-direction:column;align-items:stretch;gap:0;margin:0;
    max-height:0;overflow:hidden;transition:max-height .35s ease;
  }
  nav.open .navtabs{max-height:520px;margin-top:12px}
  .navtabs a:not(.btn){
    padding:15px 4px;border-bottom:1px solid rgba(255,255,255,0.08);
    font-size:14px;letter-spacing:0.1em;
  }
  .navtabs a.active::after{display:none}
  .navtabs a.active{color:var(--gold)}
  .navtabs .navcta{margin:16px 0 4px;text-align:center;padding:14px}
}

/* ============================================================
   COMPACT PAGE HERO (sub-pages)
   ============================================================ */
.pagehero{
  min-height:auto;padding:170px 42px 80px;
  display:flex;flex-direction:column;justify-content:flex-end;
  position:relative;
  background:
    linear-gradient(180deg, rgba(0,0,0,0.55), rgba(0,0,0,0.72)),
    radial-gradient(120% 90% at 80% -10%, rgba(188,138,60,0.18), transparent 55%),
    #000;
}
.pagehero .wrap{max-width:1240px;margin:0 auto;width:100%}
.pagehero .eyebrow{display:block;margin-bottom:18px;color:#E8965A}
.pagehero h1{
  font-family:'Fraunces',serif;font-weight:300;color:#fff;
  font-size:clamp(40px,7vw,92px);line-height:0.96;letter-spacing:-0.03em;
}
.pagehero h1 em{font-style:italic;color:#EFD9A6}
.pagehero .sub{max-width:640px;margin-top:24px;font-size:19px;color:rgba(243,238,228,0.9)}
@media(max-width:560px){
  .pagehero{padding:130px 18px 56px}
  .pagehero .sub{font-size:16.5px}
}

/* ============================================================
   PROSE / DETAIL LISTS
   ============================================================ */
.lede{font-family:'Fraunces',serif;font-weight:300;font-size:clamp(22px,3.2vw,32px);line-height:1.4;color:#fff;max-width:900px;letter-spacing:-0.01em}
.lede em{font-style:italic;color:#E8B24A}

/* Expanded detail entries (dining, schools) */
.entry{
  display:grid;grid-template-columns:1fr;gap:8px;
  padding:38px 0;border-top:1px solid rgba(255,255,255,0.1);
}
.entry:first-of-type{border-top:none}
.entry .etop{display:flex;flex-wrap:wrap;align-items:baseline;gap:14px}
.entry h3{font-family:'Fraunces',serif;font-weight:500;font-size:clamp(24px,3vw,34px);color:#fff;letter-spacing:-0.01em}
.entry .tagline{font-size:12px;letter-spacing:0.16em;text-transform:uppercase;font-weight:700;color:#E8965A}
.entry .badge{font-size:11.5px;letter-spacing:0.12em;text-transform:uppercase;font-weight:700;color:#E8B24A;border:1px solid rgba(232,178,74,0.5);border-radius:2px;padding:4px 9px}
.entry .body{font-size:16.5px;line-height:1.75;color:rgba(243,238,228,0.9);max-width:760px;margin-top:6px}
.entry .erow{display:flex;flex-wrap:wrap;gap:12px;align-items:center;margin-top:8px}
.entry .efact{font-size:13px;letter-spacing:0.04em;color:rgba(243,238,228,0.7)}
.entry .efact b{color:#fff;font-weight:600}
.entry .elinks{display:flex;gap:10px;flex-wrap:wrap;margin-top:14px}
.entry .elinks a{
  text-decoration:none;font-size:11.5px;font-weight:600;letter-spacing:0.08em;text-transform:uppercase;
  padding:10px 16px;border:1px solid rgba(255,255,255,0.22);border-radius:2px;color:#F3EEE4;
  transition:background .25s,border-color .25s,color .25s;
}
.entry .elinks a:hover{background:var(--rust);border-color:var(--rust);color:#fff}
.entry .elinks a.gold:hover{background:var(--gold);border-color:var(--gold);color:#1B1813}

/* Two-column detail layout with photo slot */
.entry.media{grid-template-columns:300px 1fr;gap:34px;align-items:start}
.entry.media .etext{display:flex;flex-direction:column;gap:8px}
.photo-frame{
  aspect-ratio:4/3;border-radius:4px;overflow:hidden;
  background:
    repeating-linear-gradient(45deg, rgba(255,255,255,0.03) 0 12px, rgba(255,255,255,0.05) 12px 24px);
  border:1px solid rgba(255,255,255,0.12);
  display:flex;align-items:center;justify-content:center;text-align:center;
  color:rgba(243,238,228,0.45);font-size:12px;letter-spacing:0.12em;text-transform:uppercase;padding:18px;
}
.photo-frame img{width:100%;height:100%;object-fit:cover;display:block}
@media(max-width:760px){
  .entry.media{grid-template-columns:1fr;gap:18px}
}

/* ============================================================
   COMMUTE arteries
   ============================================================ */
.artery{padding:40px 0;border-top:1px solid rgba(255,255,255,0.1)}
.artery:first-of-type{border-top:none}
.artery h3{font-family:'Fraunces',serif;font-weight:500;font-size:clamp(26px,3.4vw,40px);color:#fff;margin-bottom:6px}
.artery .ksub{font-size:12px;letter-spacing:0.16em;text-transform:uppercase;font-weight:700;color:#E8965A;margin-bottom:14px}
.artery .body{font-size:16.5px;line-height:1.75;color:rgba(243,238,228,0.9);max-width:820px}
.artery .body+.body{margin-top:14px}
.artery .lore{margin-top:16px;padding:16px 20px;border-left:2px solid var(--gold);background:rgba(255,255,255,0.03);font-size:15px;color:rgba(243,238,228,0.82)}
.artery .lore b{color:#E8B24A;font-weight:600}
.ways{display:grid;grid-template-columns:repeat(2,1fr);gap:1px;background:rgba(255,255,255,0.09);border:1px solid rgba(255,255,255,0.09);border-radius:4px;overflow:hidden;margin-top:8px}
.way{background:#000;padding:26px 24px}
.way .num{font-family:'Fraunces',serif;font-size:15px;color:var(--gold);font-weight:600}
.way h4{font-family:'Fraunces',serif;font-weight:500;font-size:21px;color:#fff;margin:6px 0 8px}
.way p{font-size:14.5px;line-height:1.6;color:rgba(243,238,228,0.85)}
@media(max-width:700px){.ways{grid-template-columns:1fr}}

/* ============================================================
   HOME teaser cards (explore the neighborhood)
   ============================================================ */
.explore{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:rgba(255,255,255,0.09);border:1px solid rgba(255,255,255,0.09);border-radius:4px;overflow:hidden}
.explore a{
  background:#000;padding:34px 30px;text-decoration:none;display:block;
  transition:background .3s;border-top:2px solid transparent;
}
.explore a:hover{background:rgba(255,255,255,0.045);border-top-color:#E8965A}
.explore .xt{font-size:11px;letter-spacing:0.18em;text-transform:uppercase;font-weight:700;color:#E8965A}
.explore h3{font-family:'Fraunces',serif;font-weight:500;font-size:25px;color:#fff;margin:10px 0 8px}
.explore p{font-size:14.5px;color:rgba(243,238,228,0.82);line-height:1.55}
.explore .go{margin-top:14px;font-size:12px;letter-spacing:0.1em;text-transform:uppercase;color:rgba(243,238,228,0.6);font-weight:600}
@media(max-width:860px){.explore{grid-template-columns:1fr}}

/* ============================================================
   SUB-PAGE CTA band
   ============================================================ */
.subcta{background:radial-gradient(120% 120% at 50% 0%, rgba(232,150,90,0.10), transparent 60%), #000;text-align:center;padding:96px 42px;border-top:1px solid rgba(255,255,255,0.09)}
.subcta .eyebrow{color:var(--gold)}
.subcta h2{font-family:'Fraunces',serif;font-weight:300;font-size:clamp(32px,5vw,60px);color:#fff;margin:18px auto 14px;max-width:16ch}
.subcta h2 em{font-style:italic;color:var(--gold)}
.subcta .tag{font-family:'Fraunces',serif;font-style:italic;font-size:20px;color:rgba(243,238,228,0.8);margin-bottom:32px}
.subcta .ctabtns{display:flex;gap:14px;justify-content:center;flex-wrap:wrap}
@media(max-width:560px){.subcta{padding:72px 20px}.subcta .ctabtns .btn{width:100%}}

/* About page */
.about-lead{max-width:900px}
.why-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:rgba(255,255,255,0.09);border:1px solid rgba(255,255,255,0.09);border-radius:4px;overflow:hidden;margin-top:10px}
.why{background:#000;padding:32px 28px}
.why .wn{font-family:'Fraunces',serif;font-size:15px;color:var(--gold);font-weight:600}
.why h4{font-family:'Fraunces',serif;font-weight:500;font-size:22px;color:#fff;margin:8px 0 10px}
.why p{font-size:14.5px;line-height:1.6;color:rgba(243,238,228,0.85)}
@media(max-width:860px){.why-grid{grid-template-columns:1fr}}

/* Photo placeholder: image overlays the label so it works with or without a real photo */
.photo-frame{position:relative}
.photo-frame img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;display:block}

/* ============================================================
   TIGHTER SECTION SPACING (reduce dead space between sections)
   ============================================================ */
section{padding:66px 42px}
.sec-head{margin-bottom:40px}
.specs .wrap{padding:60px 0}
.team .wrap{padding:64px 0}
.pagehero{padding:148px 42px 54px}
.subcta{padding:70px 42px}
.entry{padding:32px 0}
.artery{padding:34px 0}
@media(max-width:900px){
  section{padding:50px 22px}
  .pagehero{padding:126px 22px 46px}
  .subcta{padding:54px 22px}
  .specs .wrap{padding:46px 0}
  .team .wrap{padding:50px 0}
}
@media(max-width:560px){
  section{padding:42px 18px}
  .pagehero{padding:116px 18px 40px}
  .subcta{padding:48px 18px}
}

.filter[data-cat="grocery"] .dot{background:#8A5A7A}

/* 805 Life section images */
.lifeimg{width:100%;display:block;border-radius:4px;margin:4px 0 36px;box-shadow:0 18px 50px rgba(0,0,0,0.35)}