/* Layout concept: "Roofline" — the logo's two rooflines (charcoal + sage) carry through as
   section dividers; calm sage-washed paper, charcoal type, one pine accent for actions.
   Single light theme on purpose: it matches the brand and the live site. */
:root {
  color-scheme: light;
  --paper: #fafbf7;
  --mist: #eef1ea;
  --sage-wash: #dfe5da;
  --sage: #8f968a;
  --pine: #34503f;
  --pine-deep: #25392d;
  --ink: #242924;
  --ink-soft: #545c53;
  --line: #d3d9ce;
  --yes: #2f6a45;
  --no: #b3b8af;
  --white: #ffffff;

  --display: "Cormorant Garamond", "Iowan Old Style", Georgia, serif;
  --body: "Figtree", "Helvetica Neue", Arial, sans-serif;

  --step-0: 1rem;
  --step-1: 1.2rem;
  --step-2: 1.6rem;
  --step-3: 2.2rem;
  --step-4: clamp(2.4rem, 5vw, 3.6rem);

  --radius: 6px;
  --gutter: clamp(16px, 4vw, 40px);
  --max: 1160px;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } }

body {
  margin: 0;
  background: var(--paper);
  color: var(--ink);
  font-family: var(--body);
  font-size: var(--step-0);
  line-height: 1.6;
}

img { max-width: 100%; height: auto; display: block; }
a { color: var(--pine); }
a:focus-visible, button:focus-visible, summary:focus-visible {
  outline: 3px solid var(--sage);
  outline-offset: 3px;
  border-radius: 3px;
}

h1, h2, h3 {
  font-family: var(--display);
  font-weight: 500;
  line-height: 1.12;
  text-wrap: balance;
  margin: 0;
  color: var(--ink);
}
h1 { font-size: var(--step-4); }
h2 { font-size: var(--step-3); }
h3 { font-size: var(--step-2); }
p { margin: 0; }

.wrap {
  width: 100%;
  max-width: var(--max);
  margin-inline: auto;
  padding-inline: var(--gutter);
}

.eyebrow {
  font-family: var(--body);
  font-size: 0.78rem;
  font-weight: 600;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--sage);
}

.lede { font-size: var(--step-1); color: var(--ink-soft); max-width: 60ch; }
.muted { color: var(--ink-soft); }
.small { font-size: 0.88rem; }

/* ---------- Header ---------- */
.site-header {
  position: sticky;
  top: env(safe-area-inset-top, 0px);
  z-index: 20;
  background: color-mix(in srgb, var(--paper) 92%, transparent);
  backdrop-filter: blur(8px);
  border-bottom: 1px solid var(--line);
}
.site-header .wrap {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 16px;
  padding-block: 10px;
}
.brand img { height: 62px; width: auto; }
.nav { display: flex; flex-wrap: wrap; align-items: center; gap: 4px 18px; }
.nav a {
  color: var(--ink);
  text-decoration: none;
  font-size: 0.82rem;
  font-weight: 600;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  padding-block: 6px;
  border-bottom: 2px solid transparent;
}
.nav a:hover { border-bottom-color: var(--sage); }
.nav a[aria-current="page"] { border-bottom-color: var(--pine); }
.nav .portal { color: var(--pine); }

.menu-toggle { display: none; }

@media (max-width: 1100px) {
  .site-header .wrap { flex-wrap: wrap; }
  .brand img { height: 44px; }
  .menu-toggle {
    display: inline-flex;
    align-items: center;
    gap: 8px;
    font: 600 0.8rem var(--body);
    letter-spacing: 0.12em;
    text-transform: uppercase;
    background: none;
    border: 1px solid var(--line);
    border-radius: var(--radius);
    padding: 8px 12px;
    color: var(--ink);
    cursor: pointer;
  }
  .nav { display: none; width: 100%; flex-direction: column; align-items: flex-start; gap: 0; padding-bottom: 8px; }
  .nav.open { display: flex; }
  .nav a { width: 100%; padding-block: 10px; border-bottom: 1px solid var(--line); }
}

/* ---------- Buttons ---------- */
.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 8px;
  font: 600 0.95rem var(--body);
  letter-spacing: 0.02em;
  padding: 13px 22px;
  border-radius: var(--radius);
  text-decoration: none;
  border: 1.5px solid var(--pine);
  background: var(--pine);
  color: var(--white);
  transition: background 0.15s ease;
}
.btn:hover { background: var(--pine-deep); }
.btn.ghost { background: transparent; color: var(--pine); }
.btn.ghost:hover { background: var(--mist); }
.btn-row { display: flex; flex-wrap: wrap; gap: 12px; }

/* ---------- Roofline divider (the logo motif) ---------- */
.roofline { display: block; width: 100%; height: 28px; }
.roofline .r1 { fill: none; stroke: var(--ink); stroke-width: 2; }
.roofline .r2 { fill: none; stroke: var(--sage); stroke-width: 2; }

/* ---------- Sections ---------- */
.section { padding-block: clamp(48px, 8vw, 96px); }
.section.tint { background: var(--mist); }
.section.deep { background: var(--pine-deep); color: var(--mist); }
.section.deep h2, .section.deep h3 { color: var(--white); }
.section.deep .eyebrow { color: var(--sage-wash); }
.section.deep .muted { color: var(--sage-wash); }
.section-head { display: grid; gap: 12px; max-width: 70ch; margin-bottom: clamp(28px, 4vw, 44px); }

/* ---------- Hero ---------- */
.hero { padding-block: clamp(48px, 8vw, 104px) clamp(36px, 6vw, 72px); }
.hero .wrap { display: grid; gap: 28px; }
.hero h1 { max-width: 18ch; }
.hero.split .wrap { grid-template-columns: 1.15fr 0.85fr; align-items: end; }
@media (max-width: 860px) { .hero.split .wrap { grid-template-columns: 1fr; } }

.paths { display: grid; gap: 14px; }
.path {
  display: grid;
  gap: 4px;
  padding: 18px 20px;
  background: var(--white);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  text-decoration: none;
  color: var(--ink);
}
.path:hover { border-color: var(--pine); }
.path strong { font-family: var(--display); font-size: var(--step-2); font-weight: 500; }
.path span { color: var(--ink-soft); font-size: 0.95rem; }
.path .go { color: var(--pine); font-weight: 600; font-size: 0.9rem; }

/* ---------- Homepage welcome + two doors ---------- */
.hero.welcome { padding-bottom: clamp(28px, 4vw, 44px); }
.hero.welcome .wrap { justify-items: center; text-align: center; }
.hero.welcome h1 { max-width: 20ch; }
.hero.welcome .lede { margin-inline: auto; }

.doors-section { padding-bottom: clamp(48px, 8vw, 96px); }
.doors { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 20px; }
@media (max-width: 860px) { .doors { grid-template-columns: 1fr; } }
.door {
  display: grid;
  grid-template-rows: auto 1fr auto;
  gap: 22px;
  padding: clamp(24px, 3.5vw, 36px);
  border-radius: var(--radius);
  min-width: 0;
}
.door.resident { background: var(--white); border: 1px solid var(--line); border-top: 4px solid var(--sage); }
.door.owner { background: var(--pine-deep); color: var(--mist); border-top: 4px solid var(--ink); }
.door.owner h2 { color: var(--white); }
.door.owner .eyebrow, .door.owner .muted { color: var(--sage-wash); }
.door-head { display: grid; gap: 10px; }
.door h2 { font-size: clamp(1.7rem, 3vw, 2.1rem); }
.door-links { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 10px; align-content: start; }
@media (max-width: 420px) { .door-links { grid-template-columns: 1fr; } }
.door-links a {
  display: grid;
  gap: 2px;
  padding: 14px 16px;
  border-radius: var(--radius);
  text-decoration: none;
  border: 1px solid var(--line);
  background: var(--paper);
  color: var(--ink);
}
.door-links a:hover { border-color: var(--pine); }
.door-links b { font-weight: 600; }
.door-links span { font-size: 0.85rem; color: var(--ink-soft); }
.door.owner .door-links a { background: color-mix(in srgb, var(--white) 8%, transparent); border-color: color-mix(in srgb, var(--sage) 45%, transparent); color: var(--white); }
.door.owner .door-links a:hover { border-color: var(--sage-wash); }
.door.owner .door-links span { color: var(--sage-wash); }
.door-more { font-weight: 600; font-size: 0.92rem; text-decoration: none; color: var(--pine); }
.door.owner .door-more { color: var(--white); }
.door-more:hover { text-decoration: underline; }

.perks { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 20px; }
@media (max-width: 860px) { .perks { grid-template-columns: repeat(2, minmax(0, 1fr)); } }
@media (max-width: 480px) { .perks { grid-template-columns: 1fr; } }
.perks > div { display: grid; gap: 6px; padding-top: 14px; border-top: 2px solid var(--sage); }
.perks h3 { font-size: 1.4rem; }

/* ---------- Residents quick actions ---------- */
.quick-actions { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 14px; }
@media (max-width: 960px) { .quick-actions { grid-template-columns: repeat(2, minmax(0, 1fr)); } }
@media (max-width: 480px) { .quick-actions { grid-template-columns: 1fr; } }
.qa {
  display: grid;
  grid-template-rows: auto 1fr auto;
  gap: 8px;
  padding: 22px;
  border-radius: var(--radius);
  background: var(--white);
  border: 1px solid var(--line);
  color: var(--ink);
  text-decoration: none;
}
a.qa:hover { border-color: var(--pine); }
.qa b { font-family: var(--display); font-size: 1.55rem; font-weight: 600; line-height: 1.1; }
.qa span { color: var(--ink-soft); font-size: 0.93rem; }
.qa em { font-style: normal; font-weight: 600; color: var(--pine); font-size: 0.92rem; }
.qa.urgent { background: var(--ink); border-color: var(--ink); color: var(--white); }
.qa.urgent span { color: var(--sage-wash); }
.qa.urgent em { color: var(--white); font-size: 1.15rem; font-variant-numeric: tabular-nums; }

/* ---------- FAQ ---------- */
.faq-groups { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 32px 40px; }
@media (max-width: 860px) { .faq-groups { grid-template-columns: 1fr; } }
.faq-group { display: grid; align-content: start; min-width: 0; }
.faq-group h3 { font-size: 1.6rem; padding-bottom: 10px; border-bottom: 1px solid var(--ink); }
.faq { border-bottom: 1px solid var(--line); }
.faq summary {
  cursor: pointer;
  list-style: none;
  display: grid;
  grid-template-columns: minmax(0, 1fr) auto;
  gap: 12px;
  padding-block: 14px;
  font-weight: 600;
}
.faq summary::-webkit-details-marker { display: none; }
.faq summary::after { content: "+"; color: var(--pine); font-size: 1.3rem; line-height: 1; }
.faq[open] summary::after { content: "–"; }
.faq p { padding-bottom: 16px; color: var(--ink-soft); max-width: 65ch; }

/* ---------- Rentals ---------- */
.listings { border: 1px solid var(--line); border-radius: var(--radius); background: var(--white); overflow: hidden; }
.listings-bar { display: flex; flex-wrap: wrap; justify-content: space-between; gap: 8px; padding: 14px 18px; background: var(--mist); border-bottom: 1px solid var(--line); }
.listings-bar a { font-weight: 600; text-decoration: none; }
.listings iframe { display: block; width: 100%; height: 760px; border: 0; }
.listings-placeholder { display: grid; place-items: center; min-height: 240px; padding: 24px; text-align: center; color: var(--ink-soft); background: repeating-linear-gradient(135deg, var(--paper) 0 14px, var(--mist) 14px 28px); }

.steps { list-style: none; margin: 0; padding: 0; display: grid; grid-template-columns: repeat(5, minmax(0, 1fr)); gap: 16px; counter-reset: step; }
@media (max-width: 960px) { .steps { grid-template-columns: 1fr; } }
.steps li { counter-increment: step; display: grid; gap: 6px; align-content: start; padding-top: 14px; border-top: 2px solid var(--sage); }
.steps li::before { content: counter(step); font-family: var(--display); font-size: 2rem; line-height: 1; color: var(--sage); }
.steps b { font-weight: 600; }
.steps span { color: var(--ink-soft); font-size: 0.93rem; }

/* ---------- About ---------- */
.values-grid { grid-template-columns: repeat(5, minmax(0, 1fr)); }
@media (max-width: 860px) { .values-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); } }
.hours { padding: 24px; border: 1px solid color-mix(in srgb, var(--sage) 50%, transparent); border-radius: var(--radius); display: grid; gap: 12px; align-content: start; }
.hours h3 { font-size: 1.5rem; }
.hours dl { margin: 0; display: grid; }
.hours dl div { display: flex; justify-content: space-between; gap: 16px; padding-block: 8px; border-bottom: 1px solid color-mix(in srgb, var(--sage) 35%, transparent); }
.hours dt { font-weight: 600; color: var(--white); }
.hours dd { margin: 0; color: var(--sage-wash); }

/* ---------- Figures strip ---------- */
.figures {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
}
.figure { padding: 22px 20px; display: grid; gap: 4px; align-content: start; }
.figure + .figure { border-left: 1px solid var(--line); }
.figure b {
  font-family: var(--display);
  font-weight: 500;
  font-size: var(--step-3);
  line-height: 1;
  color: var(--pine);
  font-variant-numeric: tabular-nums;
}
.figure span { font-size: 0.92rem; color: var(--ink-soft); }
@media (max-width: 760px) {
  .figures { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .figure:nth-child(3) { border-left: 0; }
  .figure:nth-child(n+3) { border-top: 1px solid var(--line); }
}

/* ---------- Service cards ---------- */
.services { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 16px; }
@media (max-width: 1000px) { .services { grid-template-columns: repeat(2, minmax(0, 1fr)); } }
@media (max-width: 560px) { .services { grid-template-columns: 1fr; } }

.service {
  display: grid;
  grid-template-rows: auto auto auto 1fr auto;
  gap: 14px;
  padding: 24px 22px;
  background: var(--white);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  min-width: 0;
}
.service.featured { border: 2px solid var(--pine); }
.service .tag {
  justify-self: start;
  font-size: 0.72rem;
  font-weight: 700;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  padding: 4px 9px;
  border-radius: 99px;
  background: var(--sage-wash);
  color: var(--pine-deep);
}
.service.featured .tag { background: var(--pine); color: var(--white); }
.service .for { color: var(--ink-soft); font-size: 0.95rem; }
.price { display: grid; gap: 2px; padding-block: 12px; border-block: 1px solid var(--line); }
.price b { font-family: var(--display); font-size: 2rem; font-weight: 600; line-height: 1.05; color: var(--ink); }
.price span { font-size: 0.85rem; color: var(--ink-soft); }
.service ul { margin: 0; padding: 0; list-style: none; display: grid; gap: 8px; font-size: 0.93rem; }
.service li { display: grid; grid-template-columns: 18px 1fr; gap: 8px; }
.service li::before { content: "✓"; color: var(--yes); font-weight: 700; }
.service .btn { width: 100%; }

.service-short {
  display: grid;
  gap: 8px;
  padding: 20px;
  border-top: 2px solid var(--ink);
  text-decoration: none;
  color: var(--ink);
}
.service-short:nth-child(even) { border-top-color: var(--sage); }
.service-short h3 { font-size: 1.5rem; }
.service-short p { color: var(--ink-soft); font-size: 0.95rem; }
.service-short .from { color: var(--pine); font-weight: 600; font-size: 0.92rem; }

/* ---------- Comparison table ---------- */
.table-scroll { overflow-x: auto; border: 1px solid var(--line); border-radius: var(--radius); background: var(--white); }
table.compare { width: 100%; min-width: 680px; border-collapse: collapse; font-size: 0.95rem; }
.compare th, .compare td { padding: 12px 14px; border-bottom: 1px solid var(--line); text-align: center; }
.compare thead th {
  position: sticky;
  top: 0;
  background: var(--mist);
  font-size: 0.78rem;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  vertical-align: bottom;
}
.compare th[scope="row"] { text-align: left; font-weight: 500; }
.compare tbody tr:hover { background: var(--paper); }
.compare .col-featured { background: color-mix(in srgb, var(--sage-wash) 45%, transparent); }
.compare thead .col-featured { background: var(--sage-wash); }
.yes, .no { display: inline-grid; place-items: center; width: 26px; height: 26px; border-radius: 50%; font-weight: 700; }
.yes { background: var(--yes); color: var(--white); }
.no { color: var(--no); font-size: 1.2rem; }
.compare .note { display: block; font-size: 0.75rem; color: var(--ink-soft); margin-top: 2px; }
.compare tfoot td, .compare tfoot th { border-bottom: 0; background: var(--mist); font-weight: 600; }
.compare tfoot td { font-family: var(--display); font-size: 1.25rem; }
.sr { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; }

/* ---------- Fee schedule ---------- */
.fee-list { display: grid; border-top: 1px solid var(--ink); }
.fee {
  display: grid;
  grid-template-columns: minmax(0, 1fr) auto;
  gap: 6px 24px;
  padding: 18px 0;
  border-bottom: 1px solid var(--line);
}
.fee .name { font-weight: 600; }
.fee .amt { font-family: var(--display); font-size: 1.6rem; font-weight: 600; text-align: right; line-height: 1.1; font-variant-numeric: tabular-nums; }
.fee .desc { grid-column: 1 / -1; color: var(--ink-soft); font-size: 0.93rem; max-width: 70ch; }
@media (max-width: 520px) { .fee { grid-template-columns: 1fr; } .fee .amt { text-align: left; } }

.two-col { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: clamp(24px, 4vw, 56px); }
@media (max-width: 860px) { .two-col { grid-template-columns: 1fr; } }

.mini-fees { display: grid; gap: 28px; }
.mini-fees h3 { font-size: 1.6rem; margin-bottom: 4px; }

/* ---------- Guarantees ---------- */
.guarantees { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 16px; }
@media (max-width: 900px) { .guarantees { grid-template-columns: 1fr; } }
.guarantee { padding: 22px; border: 1px solid color-mix(in srgb, var(--sage) 50%, transparent); border-radius: var(--radius); display: grid; gap: 8px; align-content: start; }
.guarantee h3 { font-size: 1.45rem; }

/* ---------- 8 questions ---------- */
.questions { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 16px; counter-reset: q; }
@media (max-width: 760px) { .questions { grid-template-columns: 1fr; } }
.q {
  background: var(--white);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  padding: 22px 22px 18px;
  display: grid;
  grid-template-columns: auto minmax(0, 1fr);
  gap: 6px 16px;
  align-content: start;
}
.q .num {
  grid-row: span 3;
  font-family: var(--display);
  font-size: 2.4rem;
  line-height: 0.9;
  color: var(--sage);
  font-variant-numeric: tabular-nums;
}
.q h3 { font-size: 1.4rem; }
.q .answer { font-weight: 600; color: var(--pine); font-size: 1.05rem; }
.q details { font-size: 0.95rem; color: var(--ink-soft); }
.q summary { cursor: pointer; color: var(--ink); font-size: 0.85rem; font-weight: 600; letter-spacing: 0.04em; padding-block: 4px; }
.q details p { margin-top: 6px; }

/* ---------- Story / quote ---------- */
.story { display: grid; grid-template-columns: 0.9fr 1.1fr; gap: clamp(24px, 5vw, 64px); align-items: start; }
@media (max-width: 860px) { .story { grid-template-columns: 1fr; } }
.story p + p { margin-top: 14px; }
.values { display: flex; flex-wrap: wrap; gap: 8px; margin-top: 18px; }
.values span { border: 1px solid var(--line); padding: 5px 12px; border-radius: 99px; font-size: 0.85rem; background: var(--white); }

blockquote {
  margin: 0;
  font-family: var(--display);
  font-size: var(--step-2);
  line-height: 1.35;
  max-width: 40ch;
}
blockquote footer { margin-top: 14px; font-family: var(--body); font-size: 0.85rem; letter-spacing: 0.12em; text-transform: uppercase; color: var(--sage-wash); }

.resident-links { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 12px; }
@media (max-width: 860px) { .resident-links { grid-template-columns: repeat(2, minmax(0, 1fr)); } }
.resident-links a {
  display: grid;
  gap: 4px;
  padding: 18px;
  border-radius: var(--radius);
  background: var(--white);
  border: 1px solid var(--line);
  color: var(--ink);
  text-decoration: none;
}
.resident-links a:hover { border-color: var(--pine); }
.resident-links b { font-weight: 600; }
.resident-links span { font-size: 0.85rem; color: var(--ink-soft); }

.areas { display: flex; flex-wrap: wrap; gap: 8px 22px; font-family: var(--display); font-size: 1.4rem; }

.cta-band { display: flex; flex-wrap: wrap; justify-content: space-between; align-items: center; gap: 20px; }

/* ---------- Footer ---------- */
.site-footer { background: var(--ink); color: var(--sage-wash); padding-block: 48px 32px; font-size: 0.92rem; }
.site-footer a { color: var(--white); }
.footer-grid { display: grid; grid-template-columns: 1.4fr 1fr 1fr 1fr; gap: 28px; }
@media (max-width: 860px) { .footer-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); } }
@media (max-width: 480px) { .footer-grid { grid-template-columns: 1fr; } }
.footer-grid h4 { margin: 0 0 10px; font-size: 0.75rem; letter-spacing: 0.18em; text-transform: uppercase; color: var(--sage); }
.footer-grid ul { list-style: none; margin: 0; padding: 0; display: grid; gap: 6px; }
.footer-grid a { text-decoration: none; }
.footer-grid a:hover { text-decoration: underline; }
.footer-legal { margin-top: 36px; padding-top: 18px; border-top: 1px solid color-mix(in srgb, var(--sage) 40%, transparent); font-size: 0.78rem; color: var(--sage); }
.footer-name { font-family: var(--display); font-size: 1.7rem; color: var(--white); line-height: 1.1; margin-bottom: 8px; }

/* ---------- Education videos ---------- */
.videos { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 24px 20px; }
@media (max-width: 900px) { .videos { grid-template-columns: repeat(2, minmax(0, 1fr)); } }
@media (max-width: 560px) { .videos { grid-template-columns: 1fr; } }
.video { display: grid; gap: 8px; align-content: start; min-width: 0; }
.video h3 { font-size: 1.35rem; }
.video p { font-size: 0.93rem; }
.video-frame, .video iframe {
  position: relative;
  display: block;
  width: 100%;
  aspect-ratio: 16 / 9;
  max-width: 100%;
  border: 0;
  border-radius: var(--radius);
  overflow: hidden;
  background: var(--pine-deep);
}
.video-frame img { width: 100%; height: 100%; object-fit: cover; }
.video-frame .play {
  position: absolute;
  inset: 50% auto auto 50%;
  width: 64px;
  height: 64px;
  margin: -32px 0 0 -32px;
  border-radius: 50%;
  background: color-mix(in srgb, var(--white) 92%, transparent);
  transition: transform 0.15s ease;
}
.video-frame .play::after {
  content: "";
  position: absolute;
  left: 26px;
  top: 20px;
  border-style: solid;
  border-width: 12px 0 12px 19px;
  border-color: transparent transparent transparent var(--pine-deep);
}
.video-frame:hover .play { transform: scale(1.08); }
@media (prefers-reduced-motion: reduce) { .video-frame .play { transition: none; } }
.video-empty { padding: 28px; border: 1px dashed var(--sage); border-radius: var(--radius); color: var(--ink-soft); text-align: center; }

/* ---------- Team ---------- */
.team { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 32px 24px; }
@media (max-width: 900px) { .team { grid-template-columns: repeat(2, minmax(0, 1fr)); } }
@media (max-width: 520px) { .team { grid-template-columns: 1fr; } }
.member { display: grid; gap: 6px; align-content: start; min-width: 0; }
.member img { width: 100%; aspect-ratio: 1; object-fit: cover; border-radius: var(--radius); margin-bottom: 8px; background: var(--mist); }
.member h3 { font-size: 1.6rem; }
.member .role { font-size: 0.78rem; font-weight: 600; letter-spacing: 0.14em; text-transform: uppercase; color: var(--sage); }
.member p { font-size: 0.93rem; color: var(--ink-soft); margin-top: 4px; }

/* ---------- FIG Access ---------- */
.access-how { list-style: none; margin: 0 0 28px; padding: 0; display: flex; flex-wrap: wrap; gap: 8px; }
.access-how li { padding: 6px 14px; border-radius: 99px; background: var(--white); border: 1px solid var(--line); font-size: 0.9rem; font-weight: 500; }
.tiers .service { grid-template-rows: auto auto auto 1fr; }
.price small { font-family: var(--body); font-size: 0.95rem; font-weight: 500; color: var(--ink-soft); margin-left: 2px; }
.meter { display: block; height: 6px; margin-top: 6px; border-radius: 99px; background: linear-gradient(to right, var(--pine) calc(var(--n) / 6 * 100%), var(--sage-wash) 0); }
.access-sub { margin: clamp(36px, 5vw, 56px) 0 18px; font-size: var(--step-2); }
.access-items { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 24px 28px; }
@media (max-width: 860px) { .access-items { grid-template-columns: repeat(2, minmax(0, 1fr)); } }
@media (max-width: 520px) { .access-items { grid-template-columns: 1fr; } }
.access-items > div { display: grid; gap: 6px; align-content: start; padding-top: 14px; border-top: 2px solid var(--sage); min-width: 0; }
.access-items h4 { margin: 0; font-family: var(--display); font-size: 1.35rem; font-weight: 600; line-height: 1.15; }
.access-items p { font-size: 0.93rem; color: var(--ink-soft); }
.access-items a { font-weight: 600; text-decoration: none; white-space: nowrap; }
.access-help { margin-top: 36px; display: flex; flex-wrap: wrap; justify-content: space-between; align-items: center; gap: 16px 32px; padding: 22px 24px; border-radius: var(--radius); background: var(--ink); color: var(--white); }
.access-help div { display: grid; gap: 4px; max-width: 70ch; }
.access-help span { color: var(--sage-wash); font-size: 0.93rem; }
.access-help em { font-style: normal; font-weight: 600; font-size: 1.15rem; font-variant-numeric: tabular-nums; white-space: nowrap; }
.partners { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 12px; margin-bottom: 28px; }
@media (max-width: 700px) { .partners { grid-template-columns: 1fr; } }
.partners a { display: grid; grid-template-columns: minmax(0, 1fr) auto; gap: 2px 12px; align-items: center; padding: 14px 18px; border-radius: var(--radius); background: var(--white); border: 1px solid var(--line); color: var(--ink); text-decoration: none; }
.partners a:hover { border-color: var(--pine); }
.partners b { font-family: var(--display); font-size: 1.4rem; font-weight: 600; line-height: 1.1; }
.partners span { grid-column: 1; font-size: 0.88rem; color: var(--ink-soft); }
.partners em { grid-column: 2; grid-row: 1 / span 2; font-style: normal; font-weight: 600; font-size: 0.88rem; color: var(--pine); white-space: nowrap; }

/* ---------- RentEngine market report ---------- */
.market { display: grid; grid-template-columns: minmax(0, 0.9fr) minmax(0, 1.1fr); gap: clamp(24px, 4vw, 56px); align-items: center; padding: clamp(24px, 4vw, 40px); background: var(--mist); border-radius: var(--radius); }
@media (max-width: 860px) { .market { grid-template-columns: 1fr; } }
.market-widget { min-width: 0; display: grid; justify-items: center; }

/* ---------- Homepage: facts line, Katie's note, reviews, visit ---------- */
.facts { display: flex; flex-wrap: wrap; justify-content: center; gap: 10px 0; margin: 0; padding-block: 22px; border-block: 1px solid var(--line); font-size: 0.95rem; color: var(--ink-soft); }
.facts span { padding-inline: 22px; }
.facts span + span { border-left: 1px solid var(--line); }
.facts b { font-family: var(--display); font-size: 1.5rem; font-weight: 600; color: var(--ink); margin-right: 6px; font-variant-numeric: tabular-nums; }
@media (max-width: 640px) { .facts { justify-content: flex-start; } .facts span { padding-inline: 0; flex-basis: 50%; } .facts span + span { border-left: 0; } }

.letter { display: grid; grid-template-columns: minmax(0, 0.75fr) minmax(0, 1.25fr); gap: clamp(28px, 5vw, 72px); align-items: center; }
@media (max-width: 760px) { .letter { grid-template-columns: 1fr; } }
.letter-photo { margin: 0; }
.letter-photo img { width: 100%; max-width: 420px; aspect-ratio: 4 / 5; object-fit: cover; object-position: 50% 30%; border-radius: var(--radius); }
.letter-body { display: grid; gap: 14px; max-width: 60ch; }
.letter-body p { font-size: 1.05rem; }
.signature { font-family: "Mrs Saint Delafield", "Snell Roundhand", cursive; font-size: 3.2rem; line-height: 1; color: var(--pine); margin-top: 6px; }
.sig-name { font-size: 0.82rem !important; letter-spacing: 0.12em; text-transform: uppercase; color: var(--sage); }

.reviews-title { margin-bottom: 28px; }
.reviews { display: grid; grid-template-columns: 1.3fr 1fr 1fr; grid-template-rows: auto auto; gap: 28px 36px; }
.review { margin: 0; display: grid; gap: 12px; align-content: start; min-width: 0; }
.review blockquote { font-size: 1.3rem; max-width: none; }
.review.lead { grid-row: span 2; padding-right: clamp(0px, 3vw, 36px); border-right: 1px solid color-mix(in srgb, var(--sage) 40%, transparent); }
.review.lead blockquote { font-size: clamp(1.6rem, 2.6vw, 2.1rem); }
.review figcaption { font-size: 0.9rem; font-weight: 600; color: var(--white); }
.review figcaption span { font-weight: 500; letter-spacing: 0.12em; text-transform: uppercase; font-size: 0.75rem; color: var(--sage-wash); margin-left: 8px; }
@media (max-width: 900px) { .reviews { grid-template-columns: 1fr 1fr; } .review.lead { grid-column: 1 / -1; grid-row: auto; border-right: 0; padding-right: 0; } }
@media (max-width: 560px) { .reviews { grid-template-columns: 1fr; } }
.reviews-more { margin-top: 28px; }
.reviews-more a { color: var(--white); font-weight: 600; text-decoration: none; }
.reviews-more a:hover { text-decoration: underline; }

.visit { display: grid; grid-template-columns: minmax(0, 1.2fr) minmax(0, 0.8fr); gap: clamp(24px, 5vw, 64px); }
@media (max-width: 760px) { .visit { grid-template-columns: 1fr; } }

/* ---------- Owner results + light reviews ---------- */
.results-head { display: grid; gap: 8px; margin-bottom: 28px; }
.stats { margin: 0 0 clamp(36px, 5vw, 56px); display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); border-top: 1px solid color-mix(in srgb, var(--sage) 45%, transparent); }
.stats div { padding: 18px 18px 0 0; display: grid; gap: 4px; align-content: start; }
.stats dt { font-size: 0.85rem; color: var(--sage-wash); }
.stats dd { margin: 0; font-family: var(--display); font-size: clamp(2.2rem, 4vw, 3rem); font-weight: 500; line-height: 1; color: var(--white); font-variant-numeric: tabular-nums; }
@media (max-width: 700px) { .stats { grid-template-columns: repeat(2, minmax(0, 1fr)); row-gap: 20px; } }
.owner-reviews { grid-template-rows: auto auto; }
.reviews.light .review.lead { border-right-color: var(--line); }
.reviews.light .review figcaption { color: var(--ink); }
.reviews.light .review figcaption span { color: var(--sage); }
.reviews.light + .reviews-more a, .section:not(.deep) .reviews-more a { color: var(--pine); }
.reviews.light { grid-template-rows: auto auto auto; }
.reviews.light .review.lead { grid-row: span 3; }
@media (max-width: 900px) { .reviews.light .review.lead { grid-row: auto; } }

/* ---------- Photography ---------- */
.hero-photo { width: 100%; max-width: 100%; aspect-ratio: 21 / 8; object-fit: cover; border-radius: var(--radius); margin-top: clamp(12px, 2vw, 24px); background: var(--mist); }
@media (max-width: 640px) { .hero-photo { aspect-ratio: 3 / 2; } }
.mosaic { display: grid; grid-template-columns: 1.25fr 1fr 1fr; grid-template-rows: 220px 220px; gap: 10px; margin-top: clamp(28px, 4vw, 44px); }
.mosaic img { width: 100%; height: 100%; object-fit: cover; border-radius: var(--radius); background: var(--mist); min-width: 0; }
.mosaic .m-big { grid-row: span 2; }
.mosaic .m-wide { grid-column: span 2; }
/* Phones: keep the desktop layout, scaled into one short locked collage so it scrolls past like a single image */
@media (max-width: 760px) { .mosaic { grid-template-rows: repeat(2, clamp(92px, 26vw, 150px)); gap: 4px; border-radius: var(--radius); overflow: hidden; } .mosaic img { border-radius: 0; } }
.story-photo { margin: 18px 0 0; display: grid; gap: 8px; }
.story-photo img { width: 100%; aspect-ratio: 4 / 3; object-fit: cover; border-radius: var(--radius); }
.story-photo figcaption { font-size: 0.85rem; color: var(--ink-soft); }
.office-photo { width: 100%; aspect-ratio: 1; object-fit: cover; object-position: 50% 50%; border-radius: var(--radius); background: var(--mist); }

/* ---------- Legal page ---------- */
.legal { max-width: 760px; display: grid; gap: 12px; }
.legal h2 { font-size: clamp(1.4rem, 3vw, 1.9rem); margin-top: 28px; }
.legal h2:first-child { margin-top: 0; }
.legal h3 { font-family: inherit; font-size: 1rem; font-weight: 700; margin-top: 10px; }
.legal ul { margin: 0; padding-left: 1.2em; display: grid; gap: 4px; }
.legal p, .legal li { color: var(--ink-soft); }
.sms-consent { margin-top: 28px; font-size: 0.78rem; color: var(--sage); max-width: 900px; }

/* ---------- Launch welcome pop-up ---------- */
.welcome-pop { border: 0; padding: 0; border-radius: calc(var(--radius) * 2); max-width: min(440px, calc(100vw - 32px)); background: var(--paper); color: var(--ink); box-shadow: 0 20px 60px rgba(20, 30, 24, 0.28); }
.welcome-pop::backdrop { background: rgba(20, 30, 24, 0.45); }
.welcome-pop form { position: relative; display: grid; gap: 12px; padding: 36px 32px 30px; border-top: 6px solid var(--pine); }
.welcome-pop h2 { font-size: var(--step-3); line-height: 1.1; }
.welcome-pop p { margin: 0; }
.welcome-pop .btn { justify-self: start; margin-top: 8px; }
.welcome-close { position: absolute; top: 10px; right: 12px; border: 0; background: none; font-size: 1.8rem; line-height: 1; color: var(--ink-soft); cursor: pointer; padding: 4px 8px; }
.welcome-close:hover { color: var(--ink); }
@media (max-width: 480px) { .welcome-pop form { padding: 32px 22px 24px; } .welcome-pop .btn { justify-self: stretch; text-align: center; } }