@font-face {
  font-family: "Newsreader";
  font-style: normal;
  font-weight: 500;
  font-display: swap;
  src: url("assets/fonts/newsreader-latin-ext.woff2") format("woff2");
  unicode-range: U+0100-02BA, U+02BD-02C5, U+02C7-02CC, U+02CE-02D7, U+02DD-02FF, U+0304, U+0308, U+0329, U+1D00-1DBF, U+1E00-1E9F, U+1EF2-1EFF, U+2020, U+20A0-20AB, U+20AD-20C0, U+2113, U+2C60-2C7F, U+A720-A7FF;
}

@font-face {
  font-family: "Newsreader";
  font-style: normal;
  font-weight: 500;
  font-display: swap;
  src: url("assets/fonts/newsreader-latin.woff2") format("woff2");
  unicode-range: U+0000-00FF, U+0131, U+0152-0153, U+02BB-02BC, U+02C6, U+02DA, U+02DC, U+0304, U+0308, U+0329, U+2000-206F, U+20AC, U+2122, U+2191, U+2193, U+2212, U+2215, U+FEFF, U+FFFD;
}

@font-face {
  font-family: "Manrope";
  font-style: normal;
  font-weight: 400 600;
  font-display: swap;
  src: url("assets/fonts/manrope-latin-ext.woff2") format("woff2");
  unicode-range: U+0100-02BA, U+02BD-02C5, U+02C7-02CC, U+02CE-02D7, U+02DD-02FF, U+0304, U+0308, U+0329, U+1D00-1DBF, U+1E00-1E9F, U+1EF2-1EFF, U+2020, U+20A0-20AB, U+20AD-20C0, U+2113, U+2C60-2C7F, U+A720-A7FF;
}

@font-face {
  font-family: "Manrope";
  font-style: normal;
  font-weight: 400 600;
  font-display: swap;
  src: url("assets/fonts/manrope-latin.woff2") format("woff2");
  unicode-range: U+0000-00FF, U+0131, U+0152-0153, U+02BB-02BC, U+02C6, U+02DA, U+02DC, U+0304, U+0308, U+0329, U+2000-206F, U+20AC, U+2122, U+2191, U+2193, U+2212, U+2215, U+FEFF, U+FFFD;
}

:root {
  --color-ink: #141310;
  --color-charcoal: #1b1b19;
  --color-panel: #24231f;
  --color-paper: #fbf8f1;
  --color-ivory: #f4efe5;
  --color-text: #201e1a;
  --color-muted: #706b62;
  --color-muted-dark: #beb8ad;
  --color-gold: #caa45b;
  --color-gold-deep: #8d6527;
  --color-gold-light: #f1d994;
  --color-success: #2f6b4f;
  --color-error: #a74438;
  --color-warning: #9a6a21;
  --color-line: rgba(20, 19, 16, 0.16);
  --color-line-dark: rgba(244, 239, 229, 0.2);

  --font-display: "Newsreader", Georgia, "Times New Roman", serif;
  --font-ui: "Manrope", "Helvetica Neue", Arial, sans-serif;
  --serif: var(--font-display);
  --sans: var(--font-ui);

  --container-max: 1320px;
  --reading-max: 680px;
  --page-pad: max(24px, calc((100vw - var(--container-max)) / 2));
  --header-height: 84px;

  --space-1: 8px;
  --space-2: 12px;
  --space-3: 16px;
  --space-4: 24px;
  --space-5: 32px;
  --space-6: 48px;
  --space-7: 64px;
  --space-8: 88px;
  --space-9: 112px;
  --space-10: 136px;
  --section-space: clamp(104px, 8vw, 128px);

  --type-h1: clamp(44px, 4.8vw, 72px);
  --type-h1-home: clamp(44px, 4.4vw, 64px);
  --type-h2: clamp(36px, 3.6vw, 52px);
  --type-h3: clamp(25px, 2vw, 30px);
  --type-h4: 22px;
  --type-lede: clamp(18px, 1.35vw, 21px);
  --type-body: clamp(16px, 1vw, 18px);
  --type-small: 14px;
  --type-label: 12px;
  --type-control: 14px;

  --leading-display: 1.04;
  --leading-heading: 1.08;
  --leading-body: 1.65;
  --leading-tight: 1.35;

  --radius-control: 2px;
  --motion-fast: 160ms;
  --motion-standard: 240ms;
  --ease-standard: cubic-bezier(0.2, 0.75, 0.25, 1);
}

html {
  font-family: var(--font-ui);
  background: var(--color-paper);
  color: var(--color-text);
  scroll-padding-top: calc(var(--header-height) + 24px);
}

body {
  background: var(--color-paper);
  color: var(--color-text);
  font-family: var(--font-ui);
  font-size: var(--type-body);
  line-height: var(--leading-body);
  text-rendering: optimizeLegibility;
  -webkit-font-smoothing: antialiased;
}

body,
button,
input,
textarea,
select {
  font-family: var(--font-ui);
}

p,
li,
dd {
  max-width: var(--reading-max);
}

h1,
h2,
h3,
h4 {
  font-family: var(--font-display);
  font-optical-sizing: auto;
  font-weight: 500;
  letter-spacing: -0.025em;
  text-wrap: balance;
  word-break: normal;
  overflow-wrap: normal;
  hyphens: none;
}

h1 {
  max-width: 16ch;
  font-size: var(--type-h1);
  line-height: var(--leading-display);
}

h2 {
  max-width: 18ch;
  font-size: var(--type-h2);
  line-height: 1.02;
}

h3 {
  max-width: 26ch;
  font-size: var(--type-h3);
  line-height: var(--leading-heading);
}

h4 {
  font-size: var(--type-h4);
  line-height: var(--leading-heading);
}

.price,
.decision-option summary strong,
.consult-card summary strong,
.property-card h2,
.property-card h3,
.article-card h2 {
  font-family: var(--font-ui);
  font-weight: 600;
  letter-spacing: -0.015em;
}

.lede {
  max-width: var(--reading-max);
  margin-top: var(--space-4);
  font-size: var(--type-lede);
  line-height: 1.55;
}

.eyebrow {
  margin-bottom: var(--space-3);
  font-size: var(--type-label);
  line-height: 1.25;
  letter-spacing: 0.16em;
}

.site-header {
  min-height: var(--header-height);
  padding-block: 12px;
}

.brand {
  width: clamp(210px, 17vw, 252px);
}

.desktop-nav {
  gap: clamp(22px, 2.2vw, 36px);
}

.desktop-nav a,
.nav-cta,
.button,
.text-link,
.mobile-sticky-cta {
  font-size: var(--type-control);
  line-height: 1.25;
}

.button {
  min-height: 52px;
  max-width: 100%;
  padding: 14px 26px;
  border-radius: var(--radius-control);
  letter-spacing: 0;
}

.nav-cta {
  min-height: 42px;
}

.button:active,
.nav-cta:active {
  transform: translateY(0);
}

.button[disabled],
.button[aria-disabled="true"],
button:disabled {
  cursor: not-allowed;
  filter: grayscale(0.35);
  opacity: 0.56;
  transform: none;
}

.text-link {
  min-height: 44px;
}

input,
textarea,
select {
  width: 100%;
  min-height: 52px;
  padding: 13px 15px;
  border: 1px solid var(--color-line-dark);
  border-radius: var(--radius-control);
  background: rgba(255, 255, 255, 0.025);
  color: inherit;
  font-size: 16px;
  line-height: 1.45;
  transition:
    border-color var(--motion-fast) ease,
    background-color var(--motion-fast) ease,
    box-shadow var(--motion-fast) ease;
}

textarea {
  min-height: 144px;
  resize: vertical;
}

input:hover,
textarea:hover,
select:hover {
  border-color: rgba(241, 217, 148, 0.58);
}

input:focus,
textarea:focus,
select:focus {
  border-color: var(--color-gold-light);
  outline: 0;
  box-shadow: 0 0 0 3px rgba(202, 164, 91, 0.16);
}

[aria-invalid="true"] {
  border-color: var(--color-error);
}

.form-status {
  min-height: 1.65em;
  font-size: var(--type-small);
}

.form-status.is-success {
  color: #8fc9a9;
}

.form-status.is-error {
  color: #ef9b8f;
}

.media {
  min-width: 0;
  overflow: hidden;
}

.media img,
.media video,
.property-card__media img {
  display: block;
  width: 100%;
  height: 100%;
  object-fit: cover;
}

.home-hero,
.owner-hero,
.simple-hero,
.catalog-hero,
.property-hero {
  min-height: clamp(660px, calc(100svh - var(--header-height)), 920px);
}

.home-hero__claim,
.owner-hero__copy,
.simple-hero__copy,
.catalog-hero__copy,
.property-hero__content {
  align-self: stretch;
}

.home-hero__claim {
  max-width: 860px;
  padding-block: var(--space-6) var(--space-7);
}

.home-hero__claim h1 {
  max-width: 13ch;
  font-size: clamp(58px, 4.9vw, 76px);
}

@media (min-width: 1061px) {
  .home-hero {
    height: clamp(700px, calc(100svh - var(--header-height)), 760px);
    min-height: 700px;
    overflow: hidden;
    grid-template-columns: minmax(0, 59fr) minmax(430px, 41fr);
  }

  .home-hero__visual {
    position: relative;
    display: block;
    min-height: 0;
    overflow: hidden;
  }

  .home-hero__media {
    width: 100%;
    height: 100%;
    min-height: 0;
  }

  .home-hero__claim {
    position: absolute;
    z-index: 2;
    bottom: 32px;
    left: 0;
    width: min(720px, calc(100% - 48px));
    max-width: none;
    padding: 32px clamp(34px, 3.2vw, 52px) 36px;
    border: 1px solid rgba(20, 19, 16, 0.12);
    border-left: 0;
    background: rgba(251, 248, 241, 0.97);
  }

  .home-hero__claim h1 {
    max-width: 17ch;
    font-size: clamp(50px, 3.9vw, 62px);
    line-height: 0.98;
  }

  .home-hero__claim .lede {
    margin-top: 16px;
  }

  .home-hero .decision-panel {
    height: 100%;
    overflow-y: auto;
    padding: clamp(42px, 4.4vw, 66px) clamp(30px, 3.5vw, 54px);
  }

  .home-hero .decision-panel h2 {
    margin-bottom: 22px;
    font-size: clamp(48px, 3.8vw, 61px);
  }

  .home-hero .decision-option summary {
    min-height: 82px;
    padding-block: 14px;
  }

  .home-hero .decision-option__body {
    padding-bottom: 20px;
  }
}

.decision-panel {
  padding-block: clamp(64px, 6vw, 92px);
}

.decision-panel h2 {
  margin-bottom: var(--space-5);
  font-size: clamp(48px, 4vw, 64px);
}

.decision-option summary,
.consult-card summary {
  min-height: 104px;
}

.decision-option__body p,
.consult-card__body p {
  font-size: 17px;
  line-height: 1.62;
}

.process-band > *,
.data-band article {
  padding-block: clamp(48px, 4.5vw, 68px);
}

.process-band article p,
.data-band article p,
.timeline article p {
  font-size: 16px;
  line-height: 1.6;
}

.section-heading {
  padding-top: var(--section-space);
  padding-bottom: clamp(48px, 5vw, 72px);
}

.editorial,
.owner-journey,
.before-after-shell,
.floorplan,
.video-band,
.privacy-hero,
.privacy-grid,
.contact-band__copy {
  padding-top: var(--section-space);
  padding-bottom: var(--section-space);
}

.editorial__content > :first-child,
.floorplan__copy > :first-child {
  margin-top: 0;
}

.editorial__content > * + *,
.floorplan__copy > * + * {
  margin-top: var(--space-4);
}

.property-card__media,
.article-card .media {
  aspect-ratio: 16 / 10;
}

.property-card__body,
.article-card__body {
  padding: var(--space-5);
}

.property-card__meta,
.property-card__footer,
.article-card__body p {
  font-size: 16px;
  line-height: 1.55;
}

.founder-band__name strong {
  font-family: var(--font-display);
  font-size: clamp(30px, 2.6vw, 42px);
  font-weight: 400;
  line-height: 1.05;
}

.founder-band blockquote {
  max-width: 24ch;
  font-family: var(--font-display);
  font-size: clamp(32px, 3.2vw, 48px);
  line-height: 1.15;
}

.site-footer {
  font-size: var(--type-small);
}

.js-reveal {
  opacity: 0;
  transform: translateY(14px);
  transition:
    opacity 420ms var(--ease-standard),
    transform 420ms var(--ease-standard);
}

.js-reveal.is-visible {
  opacity: 1;
  transform: translateY(0);
}

@media (max-width: 1060px) {
  :root {
    --header-height: 72px;
    --page-pad: clamp(24px, 4.5vw, 48px);
    --section-space: clamp(80px, 9vw, 104px);
    --type-h1: clamp(58px, 8vw, 76px);
    --type-h2: clamp(43px, 6.4vw, 58px);
    --type-h3: clamp(27px, 3.6vw, 34px);
  }

  .home-hero,
  .owner-hero,
  .simple-hero,
  .catalog-hero,
  .property-hero {
    min-height: auto;
  }
}

@media (max-width: 760px) {
  :root {
    --header-height: 68px;
    --page-pad: 20px;
    --section-space: clamp(64px, 18vw, 82px);
    --type-h1: clamp(44px, 12.2vw, 56px);
    --type-h2: clamp(35px, 9.8vw, 43px);
    --type-h3: clamp(25px, 7vw, 30px);
    --type-h4: 22px;
    --type-lede: clamp(18px, 4.8vw, 20px);
    --type-body: 16px;
    --type-small: 13px;
    --type-control: 14px;
  }

  body {
    font-size: var(--type-body);
    line-height: 1.62;
  }

  h1 {
    max-width: 11ch;
  }

  h2 {
    max-width: 14ch;
  }

  .site-header {
    min-height: var(--header-height);
    padding-block: 8px;
  }

  .brand {
    width: min(190px, calc(100vw - 94px));
  }

  .button,
  .mobile-sticky-cta {
    min-height: 54px;
    padding: 14px 20px;
  }

  .home-hero__media,
  .owner-hero__media,
  .simple-hero__media,
  .catalog-hero__media,
  .property-hero__media {
    aspect-ratio: 4 / 3;
  }

  .home-hero__claim,
  .owner-hero__copy,
  .simple-hero__copy,
  .catalog-hero__copy,
  .property-hero__content {
    padding: var(--space-6) var(--page-pad) var(--space-7);
  }

  .home-hero__claim h1 {
    max-width: 10.5ch;
    font-size: clamp(40px, 11vw, 46px);
    line-height: 1;
  }

  .home-hero__claim .lede {
    font-size: 18px;
  }

  .decision-panel {
    padding: var(--section-space) var(--page-pad);
  }

  .decision-panel h2 {
    font-size: var(--type-h2);
  }

  .decision-option summary,
  .consult-card summary {
    min-height: 92px;
  }

  .section-heading {
    padding-top: var(--section-space);
    padding-bottom: var(--space-6);
  }

  .process-band > *,
  .data-band article {
    padding: var(--space-6) var(--page-pad);
  }

  .case-band__copy {
    padding: var(--section-space) var(--page-pad) var(--space-7);
  }

  .property-card__media,
  .article-card .media {
    aspect-ratio: 4 / 3;
  }

  .property-card__body,
  .article-card__body {
    padding: var(--space-4);
  }

  .founder-band__identity {
    grid-template-columns: 128px minmax(0, 1fr);
  }

  .founder-band__portrait {
    min-height: 206px;
  }

  .founder-band blockquote {
    padding: var(--space-6) var(--page-pad);
    font-size: clamp(30px, 8.6vw, 38px);
  }

  .mobile-menu a {
    font-size: clamp(22px, 6vw, 27px);
  }
}

@media (prefers-reduced-motion: reduce) {
  html {
    scroll-behavior: auto;
  }

  *,
  *::before,
  *::after {
    animation-duration: 0.01ms !important;
    animation-iteration-count: 1 !important;
    scroll-behavior: auto !important;
    transition-duration: 0.01ms !important;
  }

  .js-reveal {
    opacity: 1;
    transform: none;
  }
}