/* Copied verbatim from the homepage (index.html) inline <style> on 2026-10-19. Keep in sync. */
:root{
  --black:#000; --ink:#0a0a0a; --char:#121110; --char2:#1a1816;
  --gold-deep:#7f603b; --gold:#bf9f6e; --gold-mid:#9d8057; --gold-light:#e0cfaa; --gold-hi:#ffedbc;
  --cream:#f6f1e7; --text:#e9e3d6; --muted:#a59d8f;
  --grad-gold:linear-gradient(135deg,#7f603b 0%,#bf9f6e 30%,#ffedbc 50%,#bf9f6e 70%,#9d8057 100%);
  --serif:'Cormorant Garamond',Georgia,'Times New Roman',serif;
  --sans:'Jost','Helvetica Neue',Arial,sans-serif;
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{background:var(--black);color:var(--text);font-family:var(--sans);font-weight:300;line-height:1.7;font-size:16px;-webkit-font-smoothing:antialiased}
img{max-width:100%;height:auto;display:block}
a{color:inherit}
.wrap{width:min(1180px,90%);margin:0 auto}
.eyebrow{font-family:var(--sans);font-size:.72rem;letter-spacing:.38em;text-transform:uppercase;color:var(--gold);font-weight:400}
h1,h2,h3{font-family:var(--serif);font-weight:500;line-height:1.12;color:var(--cream)}
h2{font-size:clamp(2rem,4.6vw,3.2rem);margin:.6rem 0 1.2rem}
h2 em,h1 em{font-style:italic;background:var(--grad-gold);-webkit-background-clip:text;background-clip:text;color:transparent}
.rule{width:64px;height:1px;background:var(--grad-gold);margin:1.4rem 0}
.center{text-align:center}.center .rule{margin-left:auto;margin-right:auto}
section{padding:clamp(4.5rem,9vw,7.5rem) 0}

/* buttons */
.btn{display:inline-block;padding:1rem 2.1rem;font-family:var(--sans);font-size:.74rem;letter-spacing:.28em;text-transform:uppercase;text-decoration:none;font-weight:500;transition:.35s;border:1px solid var(--gold);cursor:pointer}
.btn-gold{background:var(--grad-gold);background-size:200% 100%;color:#0a0a0a;border-color:transparent}
.btn-gold:hover{background-position:100% 0;box-shadow:0 8px 30px rgba(191,159,110,.25)}
.btn-ghost{color:var(--gold-light);background:transparent}
.btn-ghost:hover{background:rgba(191,159,110,.1);color:var(--gold-hi)}

/* header */
header{position:fixed;inset:0 0 auto 0;z-index:50;transition:.4s;background:linear-gradient(to bottom,rgba(0,0,0,.85),rgba(0,0,0,0))}
header.scrolled{background:rgba(0,0,0,.94);backdrop-filter:blur(8px);border-bottom:1px solid rgba(191,159,110,.18)}
.nav{display:flex;align-items:center;justify-content:space-between;height:78px}
.brand{display:flex;align-items:center;gap:.8rem;text-decoration:none}
.brand img{height:46px;width:auto}
.brand-txt{display:flex;flex-direction:column;line-height:1.05}
.brand-name{font-family:var(--serif);font-size:1.25rem;letter-spacing:.24em;color:var(--gold-light);text-transform:uppercase}
.brand-tag{font-size:.56rem;letter-spacing:.42em;color:var(--gold);text-transform:uppercase;margin-top:.25rem}
.links{display:flex;gap:2rem;list-style:none;align-items:center}
.links a{text-decoration:none;font-size:.72rem;letter-spacing:.26em;text-transform:uppercase;color:var(--text);transition:.3s}
.links a:hover{color:var(--gold-light)}
.links .btn{padding:.7rem 1.3rem;font-size:.66rem}
.menu-btn{display:none;background:none;border:0;cursor:pointer;width:34px;height:24px;position:relative}
.menu-btn span{position:absolute;left:0;right:0;height:1px;background:var(--gold-light);transition:.3s}
.menu-btn span:nth-child(1){top:4px}.menu-btn span:nth-child(2){top:12px}.menu-btn span:nth-child(3){top:20px}

/* hero */
.hero{min-height:100vh;display:flex;align-items:center;position:relative;overflow:hidden;padding:104px 0 64px;
  background:radial-gradient(ellipse at 70% 40%,rgba(191,159,110,.13),transparent 55%),radial-gradient(ellipse at 10% 90%,rgba(127,96,59,.12),transparent 50%),#000}
.hero::after{content:"";position:absolute;inset:auto 0 0 0;height:1px;background:var(--grad-gold);opacity:.5}
.hero-grid{display:grid;grid-template-columns:1.1fr .9fr;gap:clamp(2.5rem,5vw,4.5rem);align-items:center}
.hero-logo{width:100%;max-width:270px;margin:-1.2rem 0 0 -1.1rem;mix-blend-mode:lighten}
.frame{position:relative;margin:0}
.frame::before{content:"";position:absolute;inset:-16px 16px 16px -16px;border:1px solid var(--gold);opacity:.55;z-index:0;pointer-events:none}
.frame img{position:relative;z-index:1;width:100%;object-fit:cover}
.hero-portrait{max-width:420px;margin-left:auto}
.hero-portrait img{aspect-ratio:4/5;object-position:center 18%;box-shadow:0 30px 80px rgba(0,0,0,.6)}
.hero-portrait figcaption{position:absolute;z-index:2;left:-16px;bottom:28px;background:rgba(0,0,0,.88);border:1px solid rgba(191,159,110,.4);padding:.8rem 1.3rem;font-family:var(--serif);font-size:1.25rem;color:var(--gold-light);line-height:1.2}
.hero-portrait figcaption span{display:block;font-family:var(--sans);font-size:.58rem;letter-spacing:.3em;text-transform:uppercase;color:var(--gold);margin-top:.3rem}
.contact-photo{max-width:380px;margin:0 0 2.2rem 16px}
.contact-photo img{aspect-ratio:1/1;object-position:center 18%}
.hero h1{font-size:clamp(2.4rem,4.6vw,3.7rem);margin:.8rem 0 1.1rem}
.hero p.lead{font-size:1.05rem;color:var(--muted);max-width:520px;margin-bottom:1.8rem}
.cta-row{display:flex;flex-wrap:wrap;gap:1rem}
.creds{margin-top:1.8rem;display:flex;flex-wrap:wrap;gap:.6rem 1.6rem;font-size:.68rem;letter-spacing:.3em;text-transform:uppercase;color:var(--gold-mid)}

/* about */
.about{background:var(--char)}
.about-grid{display:block;max-width:820px}
.portrait{position:relative}
.portrait img{aspect-ratio:4/5;object-position:center 15%}
.about p{color:var(--text);margin-bottom:1.1rem}
.about p.muted{color:var(--muted)}
.signature{font-family:var(--serif);font-style:italic;font-size:1.9rem;color:var(--gold-light);margin-top:1.4rem}
.facts{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:rgba(191,159,110,.25);margin-top:2.2rem;border:1px solid rgba(191,159,110,.25)}
.facts div{background:var(--char);padding:1.2rem 1rem;text-align:center}
.facts b{display:block;font-family:var(--serif);font-weight:500;font-size:1.7rem;color:var(--gold-light);line-height:1.1}
.facts span{font-size:.62rem;letter-spacing:.22em;text-transform:uppercase;color:var(--muted)}

/* services */
.services-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1.4rem;margin-top:3rem}
.card{border:1px solid rgba(191,159,110,.22);padding:2.4rem 2rem;background:linear-gradient(160deg,#111 0%,#050505 100%);transition:.4s;position:relative}
.card:hover{border-color:var(--gold);transform:translateY(-4px)}
.card .num{font-family:var(--serif);font-size:.95rem;color:var(--gold);letter-spacing:.2em}
.card h3{font-size:1.65rem;margin:.9rem 0 .8rem}
.card p{color:var(--muted);font-size:.95rem}

/* neighborhoods */
.hoods{background:var(--char)}
.hood-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1.2rem;margin-top:3rem}
.hood{position:relative;min-height:300px;padding:2rem;display:flex;flex-direction:column;justify-content:flex-end;overflow:hidden;border:1px solid rgba(191,159,110,.18)}
.hood::before{content:"";position:absolute;inset:0;z-index:0;transition:.6s}
.hood:nth-child(1)::before{background:radial-gradient(circle at 80% 15%,rgba(255,237,188,.22),transparent 45%),linear-gradient(160deg,#2a2218,#060505)}
.hood:nth-child(2)::before{background:radial-gradient(circle at 20% 20%,rgba(191,159,110,.25),transparent 50%),linear-gradient(200deg,#1f1a14,#050505)}
.hood:nth-child(3)::before{background:radial-gradient(circle at 75% 80%,rgba(224,207,170,.18),transparent 50%),linear-gradient(140deg,#231d15,#070606)}
.hood:nth-child(4)::before{background:radial-gradient(circle at 30% 75%,rgba(191,159,110,.22),transparent 50%),linear-gradient(180deg,#1c1813,#050505)}
.hood:nth-child(5)::before{background:radial-gradient(circle at 85% 30%,rgba(157,128,87,.3),transparent 50%),linear-gradient(220deg,#262017,#060505)}
.hood:nth-child(6)::before{background:radial-gradient(circle at 15% 25%,rgba(255,237,188,.16),transparent 45%),linear-gradient(120deg,#201b14,#050505)}
.hood:hover::before{transform:scale(1.06)}
.hood>*{position:relative;z-index:1}
.hood .loc{font-size:.62rem;letter-spacing:.3em;text-transform:uppercase;color:var(--gold)}
.hood h3{font-size:2rem;margin:.4rem 0 .6rem}
.hood p{font-size:.92rem;color:var(--muted)}
.hood .line{position:absolute;top:2rem;left:2rem;width:40px;height:1px;background:var(--grad-gold)}

/* testimonial */
.testi{background:radial-gradient(ellipse at 50% 0%,rgba(191,159,110,.1),transparent 60%),#000}
.quote-mark{font-family:var(--serif);font-size:6rem;line-height:.5;background:var(--grad-gold);-webkit-background-clip:text;background-clip:text;color:transparent;margin-top:2rem}
blockquote{max-width:820px;margin:1.2rem auto 0;font-family:var(--serif);font-size:clamp(1.15rem,2.2vw,1.45rem);line-height:1.6;color:var(--cream);font-style:italic}
.q-body{max-height:11.5em;overflow:hidden;position:relative;transition:max-height .8s ease}
.q-body::after{content:"";position:absolute;inset:auto 0 0 0;height:5em;background:linear-gradient(transparent,#000);transition:.4s}
.q-body.open{max-height:200em}.q-body.open::after{opacity:0}
.q-toggle{margin-top:1.2rem;background:none;border:0;color:var(--gold-light);font-family:var(--sans);font-size:.7rem;letter-spacing:.3em;text-transform:uppercase;cursor:pointer;border-bottom:1px solid var(--gold-mid);padding-bottom:.3rem}
.q-attr{margin-top:1.8rem;font-size:.72rem;letter-spacing:.3em;text-transform:uppercase;color:var(--gold)}
.q-note{margin-top:.5rem;font-size:.8rem;color:var(--muted)}

/* contact */
.contact{background:var(--char)}
.contact-grid{display:grid;align-items:start;grid-template-columns:.85fr 1.15fr;gap:clamp(2.5rem,6vw,5rem)}
.contact-info p{color:var(--muted);margin-bottom:2rem}
.info-line{border-top:1px solid rgba(191,159,110,.2);padding:1.1rem 0}
.info-line small{display:block;font-size:.62rem;letter-spacing:.3em;text-transform:uppercase;color:var(--gold)}
.info-line a,.info-line span{font-family:var(--serif);font-size:1.35rem;color:var(--cream);text-decoration:none;word-break:break-word}
.info-line a:hover{color:var(--gold-light)}
form{background:#050505;border:1px solid rgba(191,159,110,.25);padding:clamp(1.8rem,4vw,3rem)}
.row2{display:grid;grid-template-columns:1fr 1fr;gap:1.2rem}
.field{margin-bottom:1.3rem}
label{display:block;font-size:.62rem;letter-spacing:.28em;text-transform:uppercase;color:var(--gold);margin-bottom:.5rem}
input,select,textarea{width:100%;background:transparent;border:0;border-bottom:1px solid rgba(233,227,214,.25);color:var(--cream);font-family:var(--sans);font-weight:300;font-size:1rem;padding:.7rem 0;outline:none;transition:.3s;border-radius:0}
input:focus,select:focus,textarea:focus{border-bottom-color:var(--gold-light)}
select{appearance:none;-webkit-appearance:none;background-image:linear-gradient(45deg,transparent 50%,var(--gold) 50%),linear-gradient(135deg,var(--gold) 50%,transparent 50%);background-position:calc(100% - 12px) 55%,calc(100% - 6px) 55%;background-size:6px 6px;background-repeat:no-repeat}
select option{background:#111;color:var(--cream)}
textarea{resize:vertical;min-height:110px}
.chips{display:flex;flex-wrap:wrap;gap:.6rem}
.chips label{margin:0;cursor:pointer}
.chips input{display:none}
.chips span{display:inline-block;padding:.55rem 1.1rem;border:1px solid rgba(191,159,110,.35);font-size:.68rem;letter-spacing:.2em;color:var(--text);transition:.3s}
.chips input:checked+span{background:var(--grad-gold);color:#0a0a0a;border-color:transparent}
.form-note{font-size:.75rem;color:var(--muted);margin-top:1rem}
.form-msg{display:none;margin-top:1rem;color:var(--gold-light);font-family:var(--serif);font-size:1.2rem}

/* footer */
footer{background:#000;border-top:1px solid rgba(191,159,110,.2);padding:4rem 0 2rem;font-size:.85rem;color:var(--muted)}
.foot-grid{display:grid;grid-template-columns:1.2fr 1fr 1fr;gap:2.5rem;align-items:start}
.foot-logo{width:230px;mix-blend-mode:lighten}
footer h4{font-family:var(--sans);font-weight:400;font-size:.66rem;letter-spacing:.3em;text-transform:uppercase;color:var(--gold);margin-bottom:1rem}
footer a{text-decoration:none}footer a:hover{color:var(--gold-light)}
footer .brokerage-logo{display:block;max-width:180px;width:100%;height:auto;margin-bottom:.8rem}
.social{display:flex;gap:.8rem;margin-top:1rem}
.social a{width:36px;height:36px;border:1px solid rgba(191,159,110,.35);display:grid;place-items:center;color:var(--gold-light)}
.social svg{width:16px;height:16px;fill:currentColor}
.legal{margin-top:3rem;padding-top:1.6rem;border-top:1px solid rgba(191,159,110,.12);display:flex;flex-wrap:wrap;justify-content:space-between;gap:1rem;font-size:.75rem}
.eho{display:flex;align-items:center;gap:.6rem}
.eho svg{width:26px;height:26px;fill:var(--muted)}

/* reveal */
.reveal{opacity:0;transform:translateY(26px);transition:opacity 1s ease,transform 1s ease}
.reveal.in{opacity:1;transform:none}

/* responsive */
@media (max-width:960px){
  .hero-grid,.about-grid,.contact-grid{grid-template-columns:1fr}
  .hero-logo{max-width:300px;margin:-1rem auto .2rem}
  .hero-portrait{max-width:400px;margin:0 auto}
  .contact-photo{margin:0 auto 2.2rem}
  .hero{text-align:center}
  .hero p.lead{margin-left:auto;margin-right:auto}
  .cta-row,.creds{justify-content:center}
  .hood-grid,.services-grid{grid-template-columns:repeat(2,1fr)}
  .foot-grid{grid-template-columns:1fr 1fr}
  .portrait{max-width:440px;margin:0 auto 1rem}
}
@media (max-width:820px){
  .links{position:fixed;inset:78px 0 auto 0;flex-direction:column;background:rgba(0,0,0,.97);padding:2rem 0 2.5rem;gap:1.6rem;border-bottom:1px solid rgba(191,159,110,.25);transform:translateY(-130%);transition:.45s;z-index:-1}
  .links.open{transform:none}
  .menu-btn{display:block}
}
@media (max-width:600px){
  .brand img{height:38px}
  .brand-name{font-size:1.05rem;letter-spacing:.2em}
  .brand-tag{font-size:.5rem;letter-spacing:.32em}
  .hero{padding-top:100px;min-height:auto}
  .hero-logo{max-width:260px}
  .hero-portrait{max-width:300px}
  .hero-portrait figcaption{left:-10px;bottom:18px;font-size:1.05rem}
  .contact-photo{max-width:300px}
  .cta-row .btn{width:100%;text-align:center}
  .hood-grid,.services-grid,.row2,.foot-grid{grid-template-columns:1fr}
  .hood{min-height:240px}
  .facts b{font-size:1.35rem}
  .frame::before{inset:-10px 10px 10px -10px}
  .portrait,.hero-portrait,.contact-photo{margin-left:auto;margin-right:auto;width:calc(100% - 10px);position:relative;left:5px}
}