/* Layout: cinematic full-bleed hero, quiet off-white bands, light serif headlines, black closing band. Sage used sparingly as the only accent. */
:root{
  --ink:#0b0b0b; --paper:#ffffff; --linen:#f9f9f7; --stone:#f1f1ef; --line:#e2e2de;
  --sage:#8d9c86; --muted:#5d605e; --soft:#b9bcb6;
  --display:"Playfair Display", Georgia, "Times New Roman", serif;
  --body:"Inter", "Helvetica Neue", Arial, sans-serif;
  color-scheme: light;
}
*{box-sizing:border-box}
body{background:var(--paper);color:var(--ink);font:300 16px/1.7 var(--body);margin:0}
a{color:inherit}
.wrap{max-width:1200px;margin:0 auto;padding-left:max(22px, env(safe-area-inset-left,0px));padding-right:max(22px, env(safe-area-inset-right,0px))}
h1,h2,h3{font-family:var(--display);font-weight:400;line-height:1.08;margin:0;letter-spacing:-.01em;text-wrap:balance}
.eyebrow{font:400 .8rem/1.4 var(--body);letter-spacing:.28em;text-transform:uppercase;color:var(--sage)}
.btn{display:inline-flex;align-items:center;justify-content:center;font:400 .78rem/1 var(--body);letter-spacing:.18em;text-transform:uppercase;padding:1.1rem 1.9rem;border:1px solid var(--ink);color:var(--ink);background:transparent;text-decoration:none;cursor:pointer}
.btn:hover{background:var(--ink);color:var(--paper)}
.btn.light{border-color:rgba(255,255,255,.8);color:var(--paper)}
.btn.light:hover{background:var(--paper);color:var(--ink)}
.btn.solid{background:var(--ink);color:var(--paper)}
.btn.solid:hover{background:transparent;color:var(--ink)}
:focus-visible{outline:2px solid var(--sage);outline-offset:3px}
@media (prefers-reduced-motion:no-preference){.btn{transition:background .25s,color .25s}}

/* header over hero */
.top{position:absolute;inset:0 0 auto;z-index:5;color:var(--paper)}
.top .wrap{display:flex;justify-content:space-between;align-items:center;padding-block:calc(1.4rem + env(safe-area-inset-top,0px)) 1rem}
.mark{text-decoration:none;display:flex;align-items:center;gap:.8rem;line-height:1}
.mark img{height:46px;width:auto;display:block}
.mark .txt{display:flex;flex-direction:column;align-items:flex-start}
.mark b{font:400 1.7rem/1 var(--display);letter-spacing:.06em}
.mark span{font-size:.58rem;letter-spacing:.42em;text-transform:uppercase;margin-top:.45rem;opacity:.85}
.menu{display:flex;gap:2rem;align-items:center;font-size:.74rem;letter-spacing:.2em;text-transform:uppercase}
.menu a{text-decoration:none;opacity:.9}
.menu a:hover{opacity:1;color:var(--sage)}
@media (max-width:900px){.menu .opt{display:none}}

/* hero */
.hero{position:relative;color:var(--paper);background:#0b0d10;min-height:640px;display:flex;align-items:flex-end;overflow:hidden}
.hero canvas,.hero .bg{position:absolute;inset:0;width:100%;height:100%;display:block}
.hero .bg{object-fit:cover;object-position:50% 55%}
.hero .shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(0,0,0,.78) 0%,rgba(0,0,0,.45) 55%,rgba(0,0,0,.25) 100%),linear-gradient(0deg,rgba(0,0,0,.55) 0%,rgba(0,0,0,0) 45%)}
.hero .wrap{position:relative;z-index:2;width:100%;padding-block:9rem 4.5rem}
.hero .eyebrow{color:#cfd6cb}
.hero h1{font-size:clamp(2.8rem,6.6vw,5.4rem);margin:1.2rem 0 1.4rem;max-width:14ch}
.hero h1 em{font-style:italic}
.hero p{max-width:33rem;color:#e3e5e1;margin:0 0 2.2rem;font-size:1.05rem}
.hero .ctas{display:flex;flex-wrap:wrap;gap:1rem}
.hero .me{position:absolute;right:max(4vw,22px);bottom:0;z-index:1;height:min(88%,620px);width:auto;filter:brightness(.92) contrast(1.04) saturate(.95);-webkit-mask-image:linear-gradient(180deg,#000 72%,transparent 100%);mask-image:linear-gradient(180deg,#000 72%,transparent 100%)}
@media (max-width:900px){.hero .me{height:52%;right:-6%;opacity:.5}}
@media (max-width:640px){.hero .me{display:none}}
.hero .note{position:absolute;right:max(22px, env(safe-area-inset-right,0px));bottom:1.4rem;z-index:2;font-size:.66rem;letter-spacing:.2em;text-transform:uppercase;color:#9da29b}

/* flow */
.hero{position:sticky;top:0;z-index:0}
main>section:not(.hero),footer{position:relative;z-index:1}
.featured{box-shadow:0 -30px 60px rgba(0,0,0,.35)}
@media (prefers-reduced-motion:no-preference){
  @supports (animation-timeline: view()){
    .rise{animation:rise linear both;animation-timeline:view();animation-range:entry 0% entry 60%}
    @keyframes rise{from{transform:translateY(40px)}to{transform:none}}
  }
}

/* dark textured bands */
.dark{background-color:#0e0f0e;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='.85' numOctaves='2' stitchTiles='stitch'/%3E%3CfeColorMatrix values='0 0 0 0 1 0 0 0 0 1 0 0 0 0 1 0 0 0 .05 0'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)'/%3E%3C/svg%3E"),radial-gradient(120% 80% at 15% 0%,#1d201d 0%,#0e0f0e 60%);color:#f3f4f1}
.dark .eyebrow{color:#a7b5a0}
.stats.dark{border-top:0}
.stats.dark .nums div+div{border-left-color:#2a2c2a}
.stats.dark .nums span{color:#a3a7a1}
.reviews.dark .quote{color:#d9dcd6}
.reviews.dark small{color:#8f938d}

/* featured */
.featured{background:var(--linen)}
.featured .wrap{padding-block:clamp(4rem,8vw,7rem)}
.head{display:flex;justify-content:space-between;align-items:flex-end;gap:1.5rem;flex-wrap:wrap;margin-bottom:2.6rem}
.head h2{font-size:clamp(2.3rem,4.4vw,3.6rem);margin-top:.8rem}
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:1.6rem}
.card{background:var(--paper);min-width:0}
.card .img{aspect-ratio:4/3;max-width:100%;overflow:hidden}
.card .img img{width:100%;height:100%;object-fit:cover;display:block}
.card:nth-child(1) .img{background:linear-gradient(160deg,#cfd3cc,#8f978b)}
.card:nth-child(2) .img{background:linear-gradient(160deg,#dcded9,#a9ada4)}
.card:nth-child(3) .img{background:linear-gradient(160deg,#c4c9c1,#7f877b)}
.card .body{padding:1.4rem 1.5rem 1.6rem}
.card .price{font:400 1.5rem var(--display)}
.card .addr{font-size:.92rem;color:var(--muted);margin:.3rem 0 .9rem}
.card .meta{font-size:.72rem;letter-spacing:.16em;text-transform:uppercase;color:var(--muted);border-top:1px solid var(--line);padding-top:.9rem}
@media (max-width:900px){.cards{grid-template-columns:1fr}}

/* quick links */
.quick{border-block:1px solid var(--line)}
.quick .wrap{display:grid;grid-template-columns:repeat(5,1fr)}
.quick a{display:flex;flex-direction:column;gap:.4rem;padding:2.2rem 1.4rem;text-decoration:none;border-left:1px solid var(--line);min-width:0}
.quick a:first-child{border-left:0;padding-left:0}
.quick a span{font-size:.7rem;letter-spacing:.24em;color:var(--sage)}
.quick a b{font:400 1.45rem var(--display)}
.quick a:hover b{font-style:italic}
@media (max-width:900px){.quick .wrap{grid-template-columns:1fr 1fr}.quick a{border-left:0;border-top:1px solid var(--line);padding-left:0}}

/* about */
.about{background:var(--linen)}
.about .wrap{display:grid;grid-template-columns:.95fr 1.05fr;gap:clamp(2.5rem,6vw,5.5rem);align-items:center;padding-block:clamp(4rem,8vw,7rem)}
.portrait{aspect-ratio:4/5;max-width:100%;background:linear-gradient(170deg,#2a2b2a,#111);position:relative;overflow:hidden}
.portrait img{width:100%;height:100%;object-fit:cover;display:block}
.portrait span{position:absolute;left:1.2rem;bottom:1.2rem;font-size:.66rem;letter-spacing:.2em;text-transform:uppercase;color:#a8aca6}
.lead{font:400 clamp(1.3rem,2.2vw,1.65rem)/1.45 var(--display);margin:0 0 2rem}
.about h2{font-size:clamp(2.4rem,4.6vw,3.8rem);margin:.8rem 0 1.4rem}
.about p{margin:0 0 1.1rem;max-width:36rem;color:#2c2e2d}
@media (max-width:900px){.about .wrap{grid-template-columns:1fr}}

/* stats */
.stats{border-top:1px solid var(--line)}
.stats:not(.dark){background:var(--linen)}
.stats .wrap{padding-block:clamp(3.5rem,7vw,6rem);text-align:center}
.nums{display:grid;grid-template-columns:repeat(4,1fr);margin-top:2.6rem}
.nums div{padding:0 1rem;min-width:0}
.nums div+div{border-left:1px solid var(--line)}
.nums b{display:block;font:400 clamp(2.6rem,5vw,4.2rem)/1 var(--display);font-variant-numeric:tabular-nums}
.nums span{display:block;margin-top:.8rem;font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;color:var(--muted)}
@media (max-width:760px){.nums{grid-template-columns:1fr 1fr;row-gap:2rem}.nums div:nth-child(3){border-left:0}}

/* reviews */
.reviews:not(.dark){background:var(--stone)}
.reviews .wrap{padding-block:clamp(4rem,8vw,7rem);text-align:center}
.reviews h2{font-size:clamp(2.3rem,4.4vw,3.6rem);margin:.8rem 0 2rem}
.quote{max-width:46rem;margin:0 auto;font:italic 400 clamp(1.3rem,2.4vw,1.8rem)/1.5 var(--display);color:#3a3c3b}
.reviews small{display:block;margin-top:1.6rem;font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;color:var(--muted)}

/* agents */
.loans{background:var(--paper)}
.loans .wrap{padding-block:clamp(4rem,8vw,6.5rem)}
.loans .head{display:flex;justify-content:space-between;align-items:flex-end;gap:2rem;flex-wrap:wrap;margin-bottom:2.6rem}
.loans h2{font-size:clamp(2rem,3.8vw,3.1rem);margin:.8rem 0 0}
.loans .head p{max-width:30rem;color:var(--muted);margin:0}
.lgrid{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--ink)}
.lcol{padding:1.8rem 1.8rem 1.8rem 0}
.lcol+.lcol{padding-left:1.8rem;border-left:1px solid var(--line)}
.lcol h3{font-family:var(--display);font-weight:400;font-size:1.5rem;margin:0 0 .4rem}
.lcol .sub{font-size:.68rem;letter-spacing:.24em;text-transform:uppercase;color:#5d6b57;margin:0 0 1.1rem}
.lcol ul{list-style:none;margin:0;padding:0}
.lcol li{padding:.7rem 0;border-bottom:1px solid var(--line);font-size:.95rem;display:flex;justify-content:space-between;gap:1rem}
.lcol li span{color:var(--muted);font-size:.82rem;text-align:right}
.loans .fine{font-size:.74rem;color:var(--muted);margin:2rem 0 0;max-width:60rem}
.loans .cta{display:flex;gap:.8rem;flex-wrap:wrap;margin-top:2rem}
@media (max-width:860px){.lgrid{grid-template-columns:1fr}.lcol,.lcol+.lcol{padding:1.6rem 0;border-left:0;border-bottom:1px solid var(--line)}}
.agents .wrap{display:grid;grid-template-columns:1.2fr .8fr;gap:3rem;align-items:center;padding-block:clamp(4rem,8vw,6.5rem)}
.agents h2{font-size:clamp(2rem,3.8vw,3.1rem);margin:.8rem 0 1rem}
.agents p{color:var(--muted);max-width:36rem;margin:0}
.agents ul{list-style:none;margin:0;padding:0;border-top:1px solid var(--line)}
.agents li{border-bottom:1px solid var(--line);padding:.95rem 0;font-size:.95rem}
@media (max-width:900px){.agents .wrap{grid-template-columns:1fr}}

/* communities */
.frisco{position:relative;min-height:clamp(380px,60vh,560px);display:flex;align-items:flex-end;color:var(--paper);overflow:hidden;background:#111}
.frisco img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:50% 60%}
.frisco::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(0,0,0,.6) 0%,rgba(0,0,0,.15) 60%,rgba(0,0,0,0) 100%),linear-gradient(0deg,rgba(0,0,0,.8) 0%,rgba(0,0,0,.2) 55%,rgba(0,0,0,.05) 100%)}
.frisco .wrap{position:relative;z-index:1;width:100%;padding-block:3.5rem}
.frisco .eyebrow{color:#cfd6cb}
.frisco h2{font-size:clamp(2.2rem,4.6vw,3.8rem);margin:.8rem 0 .8rem;max-width:16ch}
.frisco p{max-width:34rem;color:#e3e5e1;margin:0}
.country{position:relative;min-height:clamp(420px,72vh,640px);display:flex;align-items:center;color:var(--paper);overflow:hidden;background:#120c06}
.country>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:40% 55%}
.country::after{content:"";position:absolute;inset:0;background:linear-gradient(270deg,rgba(0,0,0,.72) 0%,rgba(0,0,0,.35) 50%,rgba(0,0,0,.05) 100%)}
.country .wrap{position:relative;z-index:1;width:100%;display:flex;justify-content:flex-end}
.country .txt{max-width:30rem;padding-block:4rem}
.country .eyebrow{color:#e6d9c3}
.country h2{font-size:clamp(2.2rem,4.6vw,3.8rem);margin:.8rem 0 1rem}
.country p{color:#efe9df;margin:0}
.strip{position:relative;z-index:1;display:grid;grid-template-columns:1.3fr 1fr 1.3fr;gap:6px;background:var(--ink)}
.strip figure{margin:0;position:relative;height:clamp(240px,27vw,380px);overflow:hidden}
.strip img{width:100%;height:100%;object-fit:cover;display:block}
.strip figcaption{position:absolute;left:1rem;bottom:.9rem;font-size:.66rem;letter-spacing:.24em;text-transform:uppercase;color:#fff;text-shadow:0 1px 8px rgba(0,0,0,.6)}
@media (max-width:760px){.country::after{background:linear-gradient(0deg,rgba(0,0,0,.78) 0%,rgba(0,0,0,.3) 60%,rgba(0,0,0,.1) 100%)}.country{align-items:flex-end}.strip{grid-template-columns:1fr}.strip figure:nth-child(2){display:none}}
.communities{background:var(--linen)}
.communities .wrap{padding-block:clamp(4rem,8vw,7rem)}
.comm-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1.4rem}
.comm{position:relative;aspect-ratio:3/4;max-width:100%;display:flex;flex-direction:column;justify-content:flex-end;padding:1.6rem;color:var(--paper);overflow:hidden;min-width:0}
.comm::before{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,0) 35%,rgba(0,0,0,.75) 100%);z-index:1}
.comm>*{position:relative;z-index:2}
.comm:nth-child(1){background:linear-gradient(160deg,#5f6a5b,#1d211c)}
.comm:nth-child(2){background:linear-gradient(160deg,#6f726c,#222322)}
.comm:nth-child(3){background:linear-gradient(160deg,#4f5a55,#151917)}
.comm:nth-child(4){background:linear-gradient(160deg,#676b63,#1c1d1b)}
.comm:nth-child(5){background:linear-gradient(160deg,#565e57,#161816)}
.comm:nth-child(6){background:linear-gradient(160deg,#70756d,#212220)}
.comm h3{font-size:1.9rem}
.comm p{font-size:.88rem;color:#dfe2dd;margin:.5rem 0 1rem}
.comm a{font-size:.68rem;letter-spacing:.22em;text-transform:uppercase;text-decoration:none;border-bottom:1px solid rgba(255,255,255,.5);align-self:flex-start;padding-bottom:.2rem}
@media (max-width:900px){.comm-grid{grid-template-columns:1fr 1fr}}
@media (max-width:560px){.comm-grid{grid-template-columns:1fr}.comm{aspect-ratio:4/3}}

/* map */
.tabs{display:flex;border:1px solid var(--ink)}
.tab{font:400 .72rem var(--body);letter-spacing:.2em;text-transform:uppercase;padding:.85rem 1.3rem;background:transparent;border:0;cursor:pointer;color:var(--ink)}
.tab.on{background:var(--ink);color:var(--paper)}
.mapbox{display:grid;grid-template-columns:1.35fr .65fr;gap:1.6rem;margin-bottom:2.4rem;background:var(--paper);border:1px solid var(--line)}
#map{width:100%;height:auto;display:block;background:var(--paper)}
#map .city text{paint-order:stroke;stroke:#fff;stroke-width:4px;stroke-linejoin:round}
#map .county{fill:#eef0ec;stroke:#ffffff;stroke-width:2}
#map .cname{font:500 10px var(--body);letter-spacing:.2em;fill:#a3a8a0;text-anchor:middle;pointer-events:none}
#map .state{fill:#eef0ec;stroke:#c9cdc5;stroke-width:1.5}
#map .region{fill:#cfd8ca;stroke:var(--sage);stroke-width:1.5}
#map .city{cursor:pointer}
#map .city circle.dot{fill:var(--ink);transition:r .2s}
#map .city circle.ring{fill:none;stroke:var(--sage);stroke-width:1.5;opacity:0}
#map .city text{font:400 13px var(--body);fill:var(--ink);letter-spacing:.04em}
#map .city:hover circle.ring,#map .city:focus circle.ring,#map .city.sel circle.ring{opacity:1}
#map .city.sel circle.dot{fill:var(--sage)}
#map .city:focus{outline:none}
#map .big text{font:500 15px var(--body)}
.panel{padding:2rem 1.8rem;border-left:1px solid var(--line);display:flex;flex-direction:column;gap:.9rem;min-width:0}
.panel h3{font-size:2rem}
.panel p{margin:0;color:var(--muted);font-size:.95rem}
.panel .btn{align-self:flex-start}
.citylist{display:flex;flex-wrap:wrap;gap:.4rem;margin-top:.8rem;padding-top:1rem;border-top:1px solid var(--line)}
.citylist button{font:400 .78rem var(--body);border:1px solid var(--line);background:var(--linen);padding:.35rem .7rem;cursor:pointer;color:var(--ink)}
.citylist button:hover,.citylist button.sel{border-color:var(--ink)}
@media (max-width:900px){.mapbox{grid-template-columns:1fr}.panel{border-left:0;border-top:1px solid var(--line)}}

/* social */
.social .wrap{padding-block:clamp(3.5rem,7vw,5.5rem);text-align:center}
.social h2{font-size:clamp(2rem,3.8vw,3rem);margin:.6rem 0 1.6rem}

/* closing + footer */
.close{background-color:#0b0b0b;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='.85' numOctaves='2' stitchTiles='stitch'/%3E%3CfeColorMatrix values='0 0 0 0 1 0 0 0 0 1 0 0 0 0 1 0 0 0 .05 0'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)'/%3E%3C/svg%3E");color:var(--paper)}
.close .wrap{display:grid;grid-template-columns:1fr 1fr;gap:3.5rem;padding-block:clamp(4rem,8vw,6.5rem)}
.close h2{font-size:clamp(2.6rem,5vw,4.2rem);margin:.8rem 0 1.2rem}
.close p{color:#c7cac5;max-width:30rem}
.reach{margin-top:2rem;display:grid;gap:.5rem;font-size:.95rem;color:#e7e9e5}
.reach b{display:inline-block;width:7.5rem;font-weight:400;font-size:.7rem;letter-spacing:.2em;text-transform:uppercase;color:var(--sage)}
form{display:grid;gap:1rem;min-width:0}
.row{display:grid;grid-template-columns:1fr 1fr;gap:1rem}
label{display:grid;gap:.4rem;font-size:.68rem;letter-spacing:.2em;text-transform:uppercase;color:#a9ada7}
input,select,textarea{font:300 1rem var(--body);padding:.85rem .1rem;background:transparent;border:0;border-bottom:1px solid #4b4d4b;color:var(--paper);width:100%;border-radius:0}
input:focus,select:focus,textarea:focus{border-bottom-color:var(--sage);outline:none}
select option{color:#0b0b0b}
textarea{min-height:90px;resize:vertical}
.consent{font-size:.72rem;color:#8f938d;line-height:1.55;margin:0}
.sent{border:1px solid var(--sage);padding:1rem;font-size:.9rem}
@media (max-width:900px){.close .wrap,.row{grid-template-columns:1fr}}
footer{background:var(--ink);color:#9a9e98;font-size:.8rem;border-top:1px solid #222}
footer .wrap{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:2rem;padding-block:2.8rem}
footer h4{margin:0 0 .8rem;font:400 .68rem var(--body);letter-spacing:.24em;text-transform:uppercase;color:var(--paper)}
footer a{display:block;text-decoration:none;margin-bottom:.4rem}
footer a:hover{color:var(--paper)}
.legal{grid-column:1/-1;border-top:1px solid #222;padding-top:1.4rem;line-height:1.65}
@media (max-width:760px){footer .wrap{grid-template-columns:1fr}}

/* inner pages */
.top.solid{position:relative;background:var(--ink)}
.top.solid .wrap{padding-block:calc(1rem + env(safe-area-inset-top,0px)) 1rem}
.menu .drop{position:relative}
.phead{position:relative;color:var(--paper);overflow:hidden;background:#0e0f0e}
.phead>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:.55}
.phead::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(0,0,0,.82) 0%,rgba(0,0,0,.45) 60%,rgba(0,0,0,.2) 100%)}
.phead .wrap{position:relative;z-index:1;padding-block:clamp(4rem,9vw,7rem) clamp(3rem,6vw,4.5rem)}
.phead .eyebrow{color:#cfd6cb}
.phead h1{font-size:clamp(2.4rem,5.4vw,4.4rem);margin:1rem 0 1.2rem;max-width:18ch}
.phead p{max-width:38rem;color:#e3e5e1;font-size:1.05rem;margin:0 0 1.8rem}
.phead .ctas{display:flex;gap:.8rem;flex-wrap:wrap}
.crumbs{font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;color:#a9ada7;margin-bottom:1.2rem}
.crumbs a{text-decoration:none}
.crumbs a:hover{color:var(--paper)}
.prose{background:var(--paper)}
.prose .wrap{display:grid;grid-template-columns:1fr 340px;gap:clamp(2rem,6vw,5rem);padding-block:clamp(3.5rem,7vw,6rem)}
.prose h2{font-size:clamp(1.7rem,3vw,2.3rem);margin:2.6rem 0 1rem}
.prose h2:first-child{margin-top:0}
.prose p{margin:0 0 1.1rem;color:#2c2e2d;max-width:44rem}
.prose ul.ticks{list-style:none;padding:0;margin:0 0 1.4rem;max-width:44rem;border-top:1px solid var(--line)}
.prose ul.ticks li{padding:.85rem 0 .85rem 1.6rem;border-bottom:1px solid var(--line);position:relative}
.prose ul.ticks li::before{content:"";position:absolute;left:0;top:1.35rem;width:.55rem;height:1px;background:var(--sage)}
.side{position:sticky;top:1.5rem;align-self:start;border:1px solid var(--line);padding:1.8rem;background:var(--linen);display:grid;gap:.9rem}
.side h3{font-size:1.5rem}
.side p{font-size:.92rem;color:var(--muted);margin:0}
.side .btn{width:100%;letter-spacing:.12em;text-align:center}
.side .links{border-top:1px solid var(--line);padding-top:1rem;display:grid;gap:.35rem;font-size:.9rem}
.side .links a{text-decoration:none}
.side .links a:hover{text-decoration:underline}
@media (max-width:900px){.prose .wrap{grid-template-columns:1fr}.side{position:static}}
.faq{background:var(--linen)}
.faq .wrap{padding-block:clamp(3.5rem,7vw,6rem);max-width:900px}
.faq h2{font-size:clamp(1.9rem,3.4vw,2.6rem);margin:.8rem 0 1.8rem}
.faq details{border-top:1px solid var(--line);padding:1.1rem 0}
.faq details:last-child{border-bottom:1px solid var(--line)}
.faq summary{cursor:pointer;font:400 1.15rem var(--display);list-style:none;display:flex;justify-content:space-between;gap:1rem}
.faq summary::after{content:"+";font-family:var(--body);color:var(--sage)}
.faq details[open] summary::after{content:"\2212"}
.faq details p{margin:.8rem 0 0;color:#2c2e2d;max-width:46rem}
.fine{font-size:.74rem;color:var(--muted);line-height:1.6}
.tiles{display:grid;grid-template-columns:repeat(auto-fill,minmax(260px,1fr));gap:1rem}
.tiles a{background:var(--paper);border:1px solid var(--line);padding:1.6rem 1.5rem;text-decoration:none;display:grid;gap:.4rem;min-width:0}
.tiles a b{font:400 1.35rem var(--display)}
.tiles a span{font-size:.9rem;color:var(--muted)}
.tiles a em{font-style:normal;font-size:.68rem;letter-spacing:.22em;text-transform:uppercase;color:var(--sage)}
.tiles a:hover b{font-style:italic}
.band{background:var(--paper)}
.band .wrap{padding-block:clamp(3.5rem,7vw,6rem)}
.band h2{font-size:clamp(1.9rem,3.4vw,2.6rem);margin:.8rem 0 1.8rem}
/* light forms */
.lf{display:grid;gap:1rem}
.lf label{color:var(--muted)}
.lf input,.lf select,.lf textarea{color:var(--ink);border-bottom-color:#c9ccc6}
.lf .consent{color:var(--muted)}
.chk{display:flex;gap:.7rem;align-items:flex-start;font-size:.74rem;letter-spacing:0;text-transform:none;line-height:1.55}
.chk input{width:auto;margin-top:.2rem;accent-color:var(--sage)}
.close .chk{color:#8f938d}
.steps{display:flex;gap:.5rem;margin-bottom:1.6rem}
.steps i{flex:1;height:2px;background:var(--line)}
.steps i.on{background:var(--ink)}
.step{display:grid;gap:1rem}
.step[hidden]{display:none}
.choice{display:flex;flex-wrap:wrap;gap:.5rem}
.choice label{display:inline-flex;align-items:center;gap:.5rem;border:1px solid var(--line);padding:.7rem 1rem;cursor:pointer;font-size:.8rem;letter-spacing:.06em;text-transform:none;color:var(--ink);background:var(--paper)}
.choice input{width:auto;accent-color:var(--ink)}
.choice label:has(input:checked){border-color:var(--ink);background:var(--linen)}
.formcard{background:var(--paper);border:1px solid var(--line);padding:clamp(1.6rem,4vw,2.6rem);max-width:720px}
.navrow{display:flex;gap:.8rem;flex-wrap:wrap;margin-top:.6rem}
.embed{border:1px solid var(--line);background:var(--paper);min-height:700px;width:100%}
/* mobile action bar */
.mbar{display:none}
@media (max-width:760px){
  .mbar{display:grid;grid-template-columns:repeat(3,1fr);position:fixed;left:0;right:0;bottom:0;z-index:20;background:var(--ink);border-top:1px solid #222;padding-bottom:env(safe-area-inset-bottom,0px)}
  .mbar a{color:var(--paper);text-align:center;text-decoration:none;font-size:.7rem;letter-spacing:.2em;text-transform:uppercase;padding:1rem .4rem}
  .mbar a+a{border-left:1px solid #2a2a2a}
  body{padding-bottom:56px}
}
.menu .opt.on{color:var(--sage)}
.pgrid{grid-template-columns:1fr 1fr;align-items:start}
.band .wrap.pgrid{grid-template-columns:1fr 340px}
@media (max-width:900px){.pgrid,.band .wrap.pgrid{grid-template-columns:1fr!important}}
.skip{position:absolute;left:-999px}
.skip:focus{left:1rem;top:1rem;z-index:50;background:var(--paper);color:var(--ink);padding:.6rem 1rem}