:root{
  --ink:#1d1b18; --paper:#faf7f2; --paper-2:#f3ede3; --card:#ffffff;
  --clay:#b4623f; --clay-dark:#8f4526; --fog:#4f5e66; --fog-dark:#3a464c;
  --line:#e4ddd0; --muted:#5f594f; --gold:#9a7b3f;
  --maxw:1080px; --radius:14px;
  --serif:"Iowan Old Style","Palatino Linotype",Palatino,Georgia,"Times New Roman",serif;
  --sans:system-ui,-apple-system,"Segoe UI",Roboto,Helvetica,Arial,sans-serif;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;font-family:var(--sans);color:var(--ink);background:var(--paper);
  font-size:18px;line-height:1.65;-webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility}
img{max-width:100%;height:auto;display:block}
a{color:var(--clay-dark);text-underline-offset:3px}
a:hover{color:var(--clay)}
h1,h2,h3,h4{font-family:var(--serif);line-height:1.18;font-weight:600;color:var(--ink);margin:0 0 .5em}
h1{font-size:2.45rem;letter-spacing:-.01em}
h2{font-size:1.7rem;margin-top:1.6em}
h3{font-size:1.25rem;margin-top:1.4em}
p,ul,ol{margin:0 0 1.1em}
.wrap{max-width:var(--maxw);margin:0 auto;padding:0 22px}
.narrow{max-width:760px}
.skip{position:absolute;left:-999px}
.skip:focus{left:8px;top:8px;background:#fff;padding:8px 14px;z-index:200;border-radius:8px}

/* Header / nav */
header.site{position:sticky;top:0;z-index:100;background:rgba(250,247,242,.92);
  backdrop-filter:saturate(140%) blur(8px);border-bottom:1px solid var(--line)}
.bar{display:flex;align-items:center;justify-content:space-between;gap:12px;padding:12px 0}
.brand{font-family:var(--serif);font-weight:600;font-size:1.18rem;text-decoration:none;color:var(--ink);
  display:flex;align-items:center;gap:10px}
.brand .mark{width:26px;height:26px;flex:0 0 auto}
.brand small{display:block;font-family:var(--sans);font-size:.66rem;letter-spacing:.14em;
  text-transform:uppercase;color:var(--muted);font-weight:600}
nav.main{display:flex;flex-wrap:wrap;gap:2px}
nav.main a{font-size:.84rem;text-decoration:none;color:var(--ink);padding:5px 7px;border-radius:8px;white-space:nowrap}
nav.main a:hover,nav.main a[aria-current="page"]{background:var(--paper-2);color:var(--clay-dark)}
.navtoggle{display:none}
.menubtn{display:none}

/* Buttons */
.btn{display:inline-block;background:var(--clay-dark);color:#fff;text-decoration:none;
  padding:13px 22px;border-radius:10px;font-weight:600;font-size:.98rem;border:1px solid var(--clay-dark);
  cursor:pointer;transition:background .15s,transform .15s}
.btn:hover{background:var(--clay);color:#fff;transform:translateY(-1px)}
.btn.ghost{background:transparent;color:var(--ink);border-color:var(--line)}
.btn.ghost:hover{background:var(--paper-2);color:var(--ink)}
.btn.small{padding:9px 16px;font-size:.9rem}
.btnrow{display:flex;flex-wrap:wrap;gap:12px;margin:1.4em 0}

/* Hero */
.hero{padding:64px 0 40px;background:linear-gradient(180deg,var(--paper-2),var(--paper))}
.hero .eyebrow{font-size:.78rem;letter-spacing:.16em;text-transform:uppercase;color:var(--clay-dark);
  font-weight:700;margin-bottom:14px}
.hero h1{font-size:2.8rem;max-width:16ch}
.hero p.lede{font-size:1.22rem;max-width:60ch;color:var(--muted)}

/* Sections */
section{padding:30px 0}
.section-lead{padding:46px 0}
.eyebrow{font-size:.78rem;letter-spacing:.16em;text-transform:uppercase;color:var(--clay-dark);font-weight:700}
.kicker{color:var(--muted);font-size:1.05rem;max-width:62ch}

/* Cards */
.grid{display:grid;gap:18px}
.g2{grid-template-columns:repeat(2,1fr)}
.g3{grid-template-columns:repeat(3,1fr)}
.card{background:var(--card);border:1px solid var(--line);border-radius:var(--radius);
  padding:24px;display:flex;flex-direction:column}
.card h3{margin-top:0}
.card .more{margin-top:auto;padding-top:10px;font-weight:600;text-decoration:none}
.card.path{border-top:3px solid var(--clay)}
a.card{text-decoration:none;color:inherit;transition:border-color .15s,transform .15s}
a.card:hover{border-color:var(--clay);transform:translateY(-2px)}

/* New Developments directory + CSS-only area filter */
.devfilter{padding:6px 0 8px}
.dchips{display:flex;flex-wrap:wrap;gap:8px;margin:0 0 1.4em}
.dchip{background:var(--paper-2);border:1px solid var(--line);border-radius:999px;
  padding:7px 15px;font-size:.85rem;color:var(--muted);cursor:pointer;user-select:none;
  transition:background .15s,border-color .15s,color .15s}
.dchip:hover{border-color:var(--clay);color:var(--clay-dark)}
.devgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:14px}
.devcard{background:var(--card);border:1px solid var(--line);border-radius:12px;padding:15px 17px;
  text-decoration:none;color:inherit;display:flex;flex-direction:column;gap:3px;
  transition:border-color .15s,transform .15s}
.devcard:hover{border-color:var(--clay);transform:translateY(-2px)}
.devcard .dn{font-family:var(--serif);font-weight:600;font-size:1.06rem;color:var(--ink);line-height:1.25}
.devcard .dsub{font-size:.82rem;color:var(--muted)}
@media(max-width:820px){.devgrid{grid-template-columns:repeat(2,1fr)}}
@media(max-width:520px){.devgrid{grid-template-columns:1fr}}
#df-all:checked~.dchips label[for="df-all"],
#df-transbay:checked~.dchips label[for="df-transbay"],
#df-south-beach:checked~.dchips label[for="df-south-beach"],
#df-mission-bay:checked~.dchips label[for="df-mission-bay"],
#df-dogpatch:checked~.dchips label[for="df-dogpatch"],
#df-soma:checked~.dchips label[for="df-soma"],
#df-mission:checked~.dchips label[for="df-mission"],
#df-hayes:checked~.dchips label[for="df-hayes"],
#df-castro:checked~.dchips label[for="df-castro"],
#df-pacheights:checked~.dchips label[for="df-pacheights"],
#df-nobhill:checked~.dchips label[for="df-nobhill"],
#df-west:checked~.dchips label[for="df-west"],
#df-other:checked~.dchips label[for="df-other"]{background:var(--clay-dark);border-color:var(--clay-dark);color:#fff}
#df-transbay:checked~.devgrid .devcard,#df-south-beach:checked~.devgrid .devcard,
#df-mission-bay:checked~.devgrid .devcard,#df-dogpatch:checked~.devgrid .devcard,
#df-soma:checked~.devgrid .devcard,#df-mission:checked~.devgrid .devcard,
#df-hayes:checked~.devgrid .devcard,#df-castro:checked~.devgrid .devcard,
#df-pacheights:checked~.devgrid .devcard,#df-nobhill:checked~.devgrid .devcard,
#df-west:checked~.devgrid .devcard,#df-other:checked~.devgrid .devcard{display:none}
#df-transbay:checked~.devgrid .devcard.a-transbay,
#df-south-beach:checked~.devgrid .devcard.a-south-beach,
#df-mission-bay:checked~.devgrid .devcard.a-mission-bay,
#df-dogpatch:checked~.devgrid .devcard.a-dogpatch,
#df-soma:checked~.devgrid .devcard.a-soma,
#df-mission:checked~.devgrid .devcard.a-mission,
#df-hayes:checked~.devgrid .devcard.a-hayes,
#df-castro:checked~.devgrid .devcard.a-castro,
#df-pacheights:checked~.devgrid .devcard.a-pacheights,
#df-nobhill:checked~.devgrid .devcard.a-nobhill,
#df-west:checked~.devgrid .devcard.a-west,
#df-other:checked~.devgrid .devcard.a-other{display:flex}

/* Feature band */
.band{background:#000;color:#f3efe8}
.band h2,.band h3{color:#fff}
.band a{color:#f0d9c9}
.band .kicker{color:#cdd5d8}

/* Prose */
.prose h2{border-top:1px solid var(--line);padding-top:1.1em}
.prose ul{padding-left:1.2em}
.prose li{margin-bottom:.4em}
table.cmp{width:100%;border-collapse:collapse;margin:1.2em 0;font-size:.93rem}
table.cmp th,table.cmp td{border:1px solid var(--line);padding:10px 12px;text-align:left;vertical-align:top}
table.cmp thead th{background:#f3eee6;font-family:var(--serif);font-size:1rem}
table.cmp tbody tr:nth-child(even){background:#faf8f4}
table.cmp td:first-child{font-weight:600;white-space:nowrap}
@media(max-width:700px){table.cmp{display:block;overflow-x:auto}}
.callout{background:var(--paper-2);border-left:4px solid var(--clay);border-radius:8px;
  padding:16px 20px;margin:1.4em 0}
.callout p:last-child{margin-bottom:0}
.placeholder{background:#fff7ef;border:1px dashed var(--clay);border-radius:8px;padding:10px 14px;
  color:var(--clay-dark);font-size:.92rem}

/* FAQ via <details> — accessible, no JS */
.faq details{border:1px solid var(--line);border-radius:10px;margin-bottom:10px;background:var(--card)}
.faq summary{cursor:pointer;padding:16px 18px;font-weight:600;font-family:var(--serif);font-size:1.08rem;
  list-style:none;display:flex;justify-content:space-between;gap:12px;align-items:center}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";color:var(--clay);font-size:1.3rem;line-height:1}
.faq details[open] summary::after{content:"\2013"}
.faq .ans{padding:0 18px 16px;color:var(--muted)}
.faq .ans p:last-child{margin-bottom:0}

/* Breadcrumbs */
.crumbs{font-size:.85rem;color:var(--muted);padding:14px 0 0}
.crumbs a{color:var(--muted);text-decoration:none}
.crumbs a:hover{color:var(--clay-dark)}

/* Contact / NAP block */
.napcard{background:var(--card);border:1px solid var(--line);border-radius:var(--radius);padding:24px}
.napcard dt{font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;color:var(--muted);
  font-weight:700;margin-top:12px}
.napcard dd{margin:2px 0 0;font-size:1.05rem}

/* Forms */
form.lead{background:var(--card);border:1px solid var(--line);border-radius:var(--radius);padding:24px}
label{display:block;font-weight:600;font-size:.92rem;margin:14px 0 5px}
input,textarea,select{width:100%;padding:11px 13px;border:1px solid var(--line);border-radius:9px;
  font:inherit;font-size:1rem;background:#fff;color:var(--ink)}
input:focus,textarea:focus,select:focus{outline:2px solid var(--clay);border-color:var(--clay)}
.consent{font-size:.82rem;color:var(--muted);margin-top:12px}
.consent input{width:auto;margin-right:8px}

/* Pills / chips */
.chips{display:flex;flex-wrap:wrap;gap:8px;margin:0 0 1.2em}
.chip{background:var(--paper-2);border:1px solid var(--line);border-radius:999px;
  padding:5px 13px;font-size:.85rem;color:var(--muted);text-decoration:none}
a.chip:hover{border-color:var(--clay);color:var(--clay-dark)}

/* Footer */
footer.site{background:var(--ink);color:#cfc8bd;margin-top:60px;font-size:.92rem}
footer.site .wrap{padding-top:42px;padding-bottom:34px}
footer.site a{color:#e7d6c8;text-decoration:none}
footer.site a:hover{color:#fff;text-decoration:underline}
.fgrid{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:30px;margin-bottom:28px}
footer.site h4{color:#fff;font-family:var(--sans);font-size:.74rem;letter-spacing:.12em;
  text-transform:uppercase;margin:0 0 12px}
footer.site ul{list-style:none;padding:0;margin:0}
footer.site li{margin-bottom:7px}
.legal{border-top:1px solid #3a352e;padding-top:20px;font-size:.78rem;color:#9b9387;line-height:1.6}
.eho{display:inline-block;border:1px solid #6b6358;border-radius:6px;padding:2px 8px;font-size:.7rem;
  letter-spacing:.06em;margin-right:8px;color:#cfc8bd}

/* Utility */
.center{text-align:center}
.mt0{margin-top:0}.mb0{margin-bottom:0}
hr.soft{border:none;border-top:1px solid var(--line);margin:30px 0}

@media (max-width:860px){
  h1{font-size:2.05rem}.hero h1{font-size:2.15rem}
  .g3{grid-template-columns:1fr}.g2{grid-template-columns:1fr}
  .fgrid{grid-template-columns:1fr;gap:24px}
  .menubtn{display:block;background:none;border:1px solid var(--line);border-radius:9px;
    padding:9px 13px;font:inherit;font-weight:600;cursor:pointer;color:var(--ink)}
  nav.main{position:absolute;top:100%;left:0;right:0;flex-direction:column;background:var(--paper);
    border-bottom:1px solid var(--line);padding:8px 16px 16px;display:none}
  nav.main a{padding:11px 8px;border-bottom:1px solid var(--line);border-radius:0}
  .navtoggle:checked ~ nav.main{display:flex}
}
@media (prefers-reduced-motion:reduce){*{transition:none!important;scroll-behavior:auto}}

/* ===================================================================== */
/* AESTHETIC LAYER — backgrounds, headshot logo, depth, icons            */
/* ===================================================================== */
:root{--shadow:0 1px 2px rgba(40,28,18,.05),0 8px 24px rgba(40,28,18,.07);
  --shadow-lg:0 6px 18px rgba(40,28,18,.10),0 22px 50px rgba(40,28,18,.12)}

/* Brand / headshot logo */
.brand{gap:13px;flex:0 0 auto}
.brand .avatar{width:46px;height:46px;border-radius:50%;object-fit:cover;
  border:2px solid #fff;box-shadow:0 0 0 1px var(--line),0 4px 10px rgba(40,28,18,.12);background:var(--paper-2)}
.brand .brand-name{font-family:var(--serif);font-weight:600;font-size:1.16rem;line-height:1.05;color:var(--ink);white-space:nowrap}
.brand .brand-name small{display:block;font-family:var(--sans);font-size:.6rem;letter-spacing:.13em;
  text-transform:uppercase;color:var(--muted);font-weight:600;margin-top:3px;white-space:nowrap}
header.site{box-shadow:0 1px 0 var(--line),0 6px 22px rgba(40,28,18,.04)}

/* Eyebrow flourish */
.eyebrow{position:relative}
.hero .eyebrow::before,.section-lead .eyebrow::before{content:"";display:inline-block;width:22px;height:2px;
  background:var(--gold);vertical-align:middle;margin-right:10px;border-radius:2px}

/* Hero — layered warm wash + topographic contour art */
.hero{position:relative;overflow:hidden;
  background:linear-gradient(180deg,#fbf4ec 0%,#f6ece1 55%,#f1e3d4 100%);
  border-bottom:1px solid var(--line)}
.hero::before{content:"";position:absolute;inset:0;
  background:url('contour.svg') center/cover no-repeat;opacity:.9;pointer-events:none}
.hero::after{content:"";position:absolute;left:0;right:0;bottom:0;height:5px;
  background:linear-gradient(90deg,var(--clay),var(--gold))}
.hero .wrap{position:relative;z-index:2}
.hero h1{letter-spacing:-.015em}

/* Home two-column hero with framed SF art */
.hero-grid{display:grid;grid-template-columns:1.08fr .92fr;gap:40px;align-items:center}
.hero-art{position:relative}
.hero-art img{width:100%;border-radius:18px;box-shadow:var(--shadow-lg);border:1px solid var(--line)}
.hero-art figcaption{position:absolute;left:14px;bottom:14px;background:rgba(29,27,24,.78);color:#fbeede;
  font-size:.72rem;letter-spacing:.08em;text-transform:uppercase;padding:6px 12px;border-radius:999px;
  backdrop-filter:blur(4px)}

/* Buttons — a little depth */
.btn{box-shadow:0 2px 6px rgba(143,69,38,.18)}
.btn:hover{box-shadow:0 6px 16px rgba(143,69,38,.26)}
.btn.ghost{box-shadow:none;background:rgba(255,255,255,.6)}

/* Cards — depth + hover lift + icon medallions */
.card{box-shadow:var(--shadow);border-radius:16px}
a.card:hover{box-shadow:var(--shadow-lg)}
.card .icon{width:46px;height:46px;border-radius:12px;display:flex;align-items:center;justify-content:center;
  background:linear-gradient(140deg,#f7e9dc,#f0d9c6);border:1px solid var(--line);margin-bottom:14px;color:var(--clay-dark)}
.card.path{border-top:none;position:relative;overflow:hidden}
.card.path::before{content:"";position:absolute;top:0;left:0;right:0;height:4px;
  background:linear-gradient(90deg,var(--clay),var(--gold))}
.card .more{color:var(--clay-dark)}

/* Section rhythm — alternating warm tint */
.section-lead{background:linear-gradient(180deg,#fff,var(--paper));position:relative}

/* Dark band — Golden Gate motif + soft fog-wave top edge */
.bandwave{height:34px;line-height:0;margin-bottom:-1px;pointer-events:none;
  background:url('wave-fog.svg') center bottom/100% 100% no-repeat}
.band{position:relative;background:#000;overflow:hidden}
.band::before{content:"";position:absolute;inset:0;background:url('map-grid.svg') center/cover no-repeat;
  opacity:.9;pointer-events:none}
.band .wrap{position:relative;z-index:2}

/* NAP + forms — depth */
.napcard,form.lead{box-shadow:var(--shadow);border-radius:16px}

/* FAQ polish */
.faq details{box-shadow:0 1px 2px rgba(40,28,18,.04);transition:box-shadow .15s}
.faq details[open]{box-shadow:var(--shadow)}

/* Footer — faint grid texture */
footer.site{position:relative;overflow:hidden}
footer.site::before{content:"";position:absolute;inset:0;background:url('map-grid.svg') center/cover no-repeat;
  opacity:.5;pointer-events:none}
footer.site .wrap{position:relative;z-index:2}

/* About / contact portrait */
.portrait{border-radius:18px;box-shadow:var(--shadow-lg);border:1px solid var(--line);width:100%}
.headshot-round{width:120px;height:120px;border-radius:50%;object-fit:cover;border:3px solid #fff;
  box-shadow:var(--shadow);background:var(--paper-2)}

@media (max-width:860px){
  .hero-grid{grid-template-columns:1fr;gap:24px}
  .hero-art{order:-1}
  .brand .brand-name small{display:none}
}

/* ===================================================================== */
/* PHOTOGRAPHIC HERO (home)                                              */
/* ===================================================================== */
.phero{position:relative;display:flex;align-items:flex-end;overflow:hidden;
  min-height:clamp(540px,74vh,720px);background:#0f161c;border-bottom:1px solid var(--line)}
.phero .photo{position:absolute;inset:0;background:url('sf-hero_9.jpg') 50% 40%/cover no-repeat}
.phero .slide{position:absolute;inset:0;background-size:cover;background-position:50% 40%;
  background-repeat:no-repeat;opacity:0;will-change:opacity;
  animation:phfade 24s linear infinite;animation-fill-mode:backwards}
.phero .s1{background-image:url('sf-hero_9.jpg');animation-delay:0s}
.phero .s2{background-image:url('sf-hero_12.jpg');animation-delay:8s}
.phero .s3{background-image:url('sf-hero_4.jpg');animation-delay:16s}
@keyframes phfade{0%{opacity:0}3%{opacity:1}33.3%{opacity:1}36.3%{opacity:0}100%{opacity:0}}
@media (prefers-reduced-motion:reduce){.phero .slide{animation:none}.phero .s1{opacity:1}}

/* Section photo hero (Buyers, Sellers, Investors, Neighborhoods, Market, Pulse) */
.hero.shero{background:#0f161c;color:#fff;display:flex;align-items:flex-end;
  min-height:clamp(340px,44vh,440px);padding:0;border-bottom:1px solid var(--line)}
.hero.shero::before{content:"";display:block;position:absolute;inset:0;opacity:1;pointer-events:none;
  background:var(--shero) 50% 42%/cover no-repeat, url('/assets/hood-hero.jpg') 50% 42%/cover no-repeat}
.hero.shero::after{content:"";display:block;position:absolute;inset:0;height:auto;width:auto;pointer-events:none;
  background:linear-gradient(180deg,rgba(10,16,21,.12),rgba(10,16,21,.02) 30%,rgba(10,16,21,.45) 74%,rgba(10,16,21,.92) 100%),
             linear-gradient(rgba(10,16,21,.42),rgba(10,16,21,.42))}
.hero.shero .wrap{position:relative;z-index:2;width:100%;padding:60px 22px 38px}
.hero.shero p.lede{max-width:46ch}
.hero.shero .eyebrow{color:#f7d9a6;text-shadow:0 1px 10px rgba(0,0,0,.6)}
.hero.shero .eyebrow::before{background:#f7d9a6}
.hero.shero h1{color:#fff;text-shadow:0 2px 28px rgba(0,0,0,.5)}
.hero.shero p.lede{color:#ece5d9;text-shadow:0 1px 14px rgba(0,0,0,.55)}
.hero.shero .btn.ghost{background:rgba(10,16,21,.42);color:#fff;border-color:rgba(255,255,255,.6)}
.hero.shero .btn.ghost:hover{background:rgba(10,16,21,.62);color:#fff}
@media (max-width:760px){.hero.shero{min-height:clamp(220px,38vh,300px)}.hero.shero .wrap{padding:30px 22px 22px}}

/* Photo neighborhood cards (hub grid + sub-neighborhood cards) */
.card.photocard{position:relative;overflow:hidden;color:#fff;min-height:215px;
  display:flex;flex-direction:column;justify-content:flex-end;
  background:var(--cardimg) 50% 45%/cover no-repeat, url('/assets/hood-hero.jpg') 50% 45%/cover no-repeat}
.card.photocard::after{content:"";position:absolute;inset:0;pointer-events:none;transition:opacity .22s ease;
  background:linear-gradient(180deg,rgba(10,16,21,.46),rgba(10,16,21,.38) 38%,rgba(10,16,21,.9) 100%)}
.card.photocard>*{position:relative;z-index:1}
.card.photocard .eyebrow{color:#f7d9a6;margin-bottom:.25em;text-shadow:0 1px 8px rgba(0,0,0,.65)}
.card.photocard h3{color:#fff;text-shadow:0 1px 10px rgba(0,0,0,.6)}
.card.photocard p{color:#f4efe8;text-shadow:0 1px 8px rgba(0,0,0,.55)}
.card.photocard .more{color:#f7d9a6}
.card.photocard:hover{transform:translateY(-3px);box-shadow:var(--shadow-lg);
  background:var(--cardimg) 50% 45%/cover no-repeat, url('/assets/hood-hero.jpg') 50% 45%/cover no-repeat}
.card.photocard:hover::after{opacity:.5}
.phero::after{content:"";position:absolute;inset:0;pointer-events:none;
  background:linear-gradient(180deg,rgba(10,16,21,.20),rgba(10,16,21,0) 30%,rgba(10,16,21,.55) 72%,rgba(10,16,21,.90) 100%),
             linear-gradient(90deg,rgba(10,16,21,.55),rgba(10,16,21,0) 56%)}
.phero .wrap{position:relative;z-index:2;width:100%;padding:74px 22px 58px}
.phero .eyebrow{color:#f0c98a}
.phero .eyebrow::before{content:"";display:inline-block;width:22px;height:2px;background:#f0c98a;
  vertical-align:middle;margin-right:10px;border-radius:2px}
.phero h1{color:#fff;font-size:2.75rem;line-height:1.12;max-width:20ch;letter-spacing:-.015em;
  text-shadow:0 2px 30px rgba(0,0,0,.5)}
.phero p.lede{font-size:1.2rem;color:#ece5d9;max-width:52ch;text-shadow:0 1px 16px rgba(0,0,0,.55)}
.phero .hero-contact{color:#d2cabd}
.phero .hero-contact a{color:#f0c98a}
.phero .btn.ghost{background:rgba(255,255,255,.14);color:#fff;border-color:rgba(255,255,255,.55)}
.phero .btn.ghost:hover{background:rgba(255,255,255,.24);color:#fff}
@media (max-width:760px){
  .phero{display:block;min-height:0;background:var(--paper)}
  .phero .photo{position:relative;inset:auto;height:240px;
    background-image:url('sf-hero-sm_9.jpg');background-position:50% 40%}
  .phero .s1{background-image:url('sf-hero-sm_9.jpg')}
  .phero .s2{background-image:url('sf-hero-sm_12.jpg')}
  .phero .s3{background-image:url('sf-hero-sm_4.jpg')}
  .phero::after{content:none}
  .phero .wrap{padding:26px 22px 6px}
  .phero h1{color:var(--ink);font-size:2.02rem;text-shadow:none}
  .phero p.lede{color:var(--muted);text-shadow:none}
  .phero .hero-contact{color:var(--muted)}
  .phero .hero-contact a{color:var(--clay-dark)}
  .phero .eyebrow{color:var(--clay-dark)}
  .phero .eyebrow::before{background:var(--gold)}
  .phero .btn.ghost{background:rgba(255,255,255,.6);color:var(--ink);border-color:var(--line)}
}

/* ===================================================================== */
/* COMPASS-INSPIRED: black CTA, editorial polish, stats, creds, sales     */
/* ===================================================================== */
.btn.dark{background:#16130f;border-color:#16130f;color:#fff;box-shadow:0 2px 8px rgba(0,0,0,.18)}
.btn.dark:hover{background:#000;color:#fff;box-shadow:0 7px 18px rgba(0,0,0,.28)}
.band .btn.dark{background:#fff;color:#16130f;border-color:#fff}
.band .btn.dark:hover{background:#f0d9c9;color:#16130f}
.navcta{margin-left:8px;white-space:nowrap}
@media (max-width:980px){.navcta{display:none}}

/* Editorial refinements */
h1{letter-spacing:-.02em}
.hero h1,.phero h1{font-weight:600}
.eyebrow{font-size:.74rem}
.section-lead{padding:56px 0}

/* Stat strip */
.stats{display:grid;grid-template-columns:repeat(4,1fr);border:1px solid var(--line);
  border-radius:16px;overflow:hidden;background:var(--card);box-shadow:var(--shadow)}
.stats .stat{padding:24px 22px;border-right:1px solid var(--line)}
.stats .stat:last-child{border-right:none}
.stats .num{font-family:var(--serif);font-size:2rem;color:var(--ink);line-height:1;letter-spacing:-.01em}
.stats .lbl{font-size:.82rem;color:var(--muted);margin-top:9px;line-height:1.4}
@media (max-width:760px){
  .stats{grid-template-columns:repeat(2,1fr)}
  .stats .stat:nth-child(2n){border-right:none}
  .stats .stat:nth-child(-n+2){border-bottom:1px solid var(--line)}
}

/* Credentials rail */
.creds{border:1px solid var(--line);border-radius:16px;overflow:hidden;background:var(--card);box-shadow:var(--shadow)}
.creds .row{padding:15px 20px;border-bottom:1px solid var(--line)}
.creds .row:last-child{border-bottom:none}
.creds dt{font-size:.7rem;letter-spacing:.13em;text-transform:uppercase;color:var(--clay-dark);
  font-weight:700;margin:0 0 6px}
.creds dd{margin:0;font-size:.98rem;color:var(--ink);line-height:1.5}
.creds dd.muted{color:var(--muted);font-size:.92rem}

/* Selected sales grid */
.sales{display:grid;grid-template-columns:repeat(3,1fr);gap:16px}
@media (max-width:860px){.sales{grid-template-columns:1fr}}
.sale{border:1px solid var(--line);border-radius:14px;background:var(--card);padding:20px;
  box-shadow:var(--shadow);display:flex;flex-direction:column;gap:9px}
.sale .tag{align-self:flex-start;font-size:.66rem;letter-spacing:.12em;text-transform:uppercase;font-weight:700;
  color:#3a7d52;background:#eaf3ec;border:1px solid #cfe3d3;border-radius:999px;padding:3px 11px}
.sale .price{font-family:var(--serif);font-size:1.5rem;color:var(--ink);line-height:1}
.sale .meta{font-size:.9rem;color:var(--muted)}
.sale .addr{font-size:.95rem;color:var(--ink);border-top:1px solid var(--line);padding-top:11px;margin-top:auto}
.disclaimer{font-size:.82rem;color:var(--muted);margin-top:16px;max-width:70ch}

/* Content + sticky rail (About) */
.withrail{display:grid;grid-template-columns:minmax(0,1fr) 330px;gap:44px;align-items:start}
@media (max-width:920px){.withrail{grid-template-columns:1fr;gap:28px}}
.withrail .rail{position:sticky;top:90px}
@media (max-width:920px){.withrail .rail{position:static}}

/* ===================================================================== */
/* White interior pages + solid-black footer (home keeps the warm tone)  */
/* ===================================================================== */
body.page{background:#ffffff}
body.page header.site{background:rgba(255,255,255,.92)}
body.page .hero{background:#ffffff}
body.page .section-lead{background:#ffffff}
footer.site{background:#000000}
body.home footer.site{background:var(--ink)}

/* ===================================================================== */
/* KEN BURNS — light, GPU-only motion. Disabled for reduced-motion.      */
/* ===================================================================== */
@keyframes kenburns{
  0%{transform:scale(1.02) translate(0,0)}
  100%{transform:scale(1.12) translate(-1.6%,1.2%)}
}
@keyframes kenburns-alt{
  0%{transform:scale(1.12) translate(1.4%,-1%)}
  100%{transform:scale(1.02) translate(0,0)}
}
.phero .photo{animation:kenburns 32s ease-in-out infinite alternate;will-change:transform}

/* Neighborhood photo band (renders only when a photo exists) */
.kbband{position:relative;margin:6px 0 0;border-radius:18px;overflow:hidden;
  box-shadow:var(--shadow-lg);border:1px solid var(--line);height:clamp(220px,38vw,400px)}
.kbband img{width:100%;height:100%;object-fit:cover;display:block;
  animation:kenburns 30s ease-in-out infinite alternate;will-change:transform}
.kbband figcaption{position:absolute;left:14px;bottom:14px;background:rgba(20,18,15,.72);color:#f6ecdf;
  font-size:.72rem;letter-spacing:.08em;text-transform:uppercase;padding:6px 12px;border-radius:999px;
  backdrop-filter:blur(4px);z-index:2}

/* Crossfade Ken Burns gallery */
.kbgallery{position:relative;border-radius:18px;overflow:hidden;box-shadow:var(--shadow-lg);
  border:1px solid var(--line);height:clamp(260px,44vw,480px);background:#101a1f}
.kbslide{position:absolute;inset:0;opacity:0;transition:opacity 1.6s ease}
.kbslide.on{opacity:1}
.kbslide img{width:100%;height:100%;object-fit:cover;display:block;will-change:transform;
  animation:kenburns 26s ease-in-out infinite alternate}
.kbslide:nth-child(even) img{animation-name:kenburns-alt}
.kbslide figcaption{position:absolute;left:14px;bottom:14px;background:rgba(20,18,15,.72);color:#f6ecdf;
  font-size:.72rem;letter-spacing:.08em;text-transform:uppercase;padding:6px 12px;border-radius:999px;
  backdrop-filter:blur(4px)}
.kbdots{position:absolute;right:16px;bottom:18px;display:flex;gap:7px;z-index:2}
.kbdots span{width:8px;height:8px;border-radius:50%;background:rgba(255,255,255,.45)}
.kbdots span.on{background:#fff}

@media (prefers-reduced-motion:reduce){
  .phero .photo,.kbband img,.kbslide img{animation:none!important}
}

/* ===================================================================== */
/* CONCEPT 5 — Swiss white + clay redesign (June 2026). This layer       */
/* overrides the warm editorial system above: white canvas, hairline     */
/* grid, bold sans headings, single clay accent, sharp corners.          */
/* ===================================================================== */
:root{--ink:#111111;--paper:#ffffff;--paper-2:#f7f5f1;--card:#ffffff;
  --line:#e4e4e0;--muted:#6f6f68;--gold:#b4623f;--radius:0;
  --shadow:none;--shadow-lg:none}
body,body.home,body.page{background:#fff}
h1,h2,h3,h4{font-family:var(--sans);font-weight:800;letter-spacing:-.02em}
.hero h1,.phero h1{font-weight:800}
header.site,body.page header.site{background:rgba(255,255,255,.95);box-shadow:none;
  border-bottom:1px solid var(--line)}
.brand .brand-name{font-family:var(--sans);font-weight:800;font-size:1rem;letter-spacing:.03em;
  text-transform:uppercase}
.brand .avatar{border:1px solid var(--line);box-shadow:none}
nav.main a{border-radius:0}
nav.main a:hover,nav.main a[aria-current="page"]{background:#fff;color:var(--clay-dark)}
.btn,.btn.dark{background:var(--ink);border:1px solid var(--ink);color:#fff;border-radius:0;
  box-shadow:none}
.btn:hover,.btn.dark:hover{background:var(--clay-dark);border-color:var(--clay-dark);color:#fff;
  transform:none;box-shadow:none}
.btn.ghost{background:#fff;border:1px solid var(--ink);color:var(--ink)}
.btn.ghost:hover{background:var(--paper-2);color:var(--ink)}
.navcta{border:2px solid var(--ink);background:#fff;color:var(--ink);font-weight:700}
.navcta:hover{background:var(--ink);color:#fff}
.langtog{font-size:.82rem;font-weight:700;letter-spacing:.04em;color:var(--ink);text-decoration:none;
  border:1px solid var(--line);padding:7px 12px;margin-left:6px;white-space:nowrap}
.langtog:hover{border-color:var(--clay-dark);color:var(--clay-dark)}
@media (max-width:980px){.langtog{display:none}}
.band .btn.ghost{background:transparent;border:1px solid rgba(255,255,255,.75);color:#fff}
.band .btn.ghost:hover{background:#fff;border-color:#fff;color:var(--ink)}
.band .btn.dark{background:#fff;border-color:#fff;color:var(--ink)}
.eyebrow,.hero .eyebrow,.phero .eyebrow{font-size:.74rem;letter-spacing:.2em;color:var(--clay-dark)}
.hero .eyebrow::before,.section-lead .eyebrow::before,.phero .eyebrow::before{display:none}
.hero,body.page .hero{background:#fff;border-bottom:1px solid var(--line)}
.hero::before,.hero::after{display:none}
.hero:not(.shero)::before{display:block;opacity:.45}
.section-lead,body.page .section-lead{background:#fff}
.card,.napcard,form.lead,.creds,.stats,.faq details,.callout,.placeholder,.chip,
input,textarea,select,.kbband,.kbgallery,.portrait,.hero-art img,.sale{border-radius:0;box-shadow:none}
a.card:hover{transform:none;box-shadow:none;background:#fbf8f5;border-color:var(--line)}
.card.path::before{background:var(--clay)}
.card .icon{background:var(--paper-2);border-radius:0;color:var(--clay-dark)}
.card .num{color:var(--clay-dark);font-weight:800;font-size:.95rem;margin-bottom:10px}
.callout{background:var(--paper-2);border-left:3px solid var(--clay)}
.faq details[open]{box-shadow:none}
.faq summary{font-family:var(--sans);font-weight:700;font-size:1.02rem}
.chip,a.chip{background:#fff;border:1px solid var(--ink);color:var(--ink);border-radius:0;
  padding:7px 15px}
a.chip:hover{background:var(--clay-dark);border-color:var(--clay-dark);color:#fff}
table.cmp thead th{background:var(--paper-2);font-family:var(--sans);font-weight:700}
.phero h1 em{font-style:normal;color:#eba87d}
.phero .strap{font-weight:700;font-size:1.25rem;color:#f0ede8;margin:10px 0 0;
  text-shadow:0 1px 16px rgba(0,0,0,.55)}
@media (max-width:760px){.phero .strap{color:var(--ink);text-shadow:none}}

/* Home photo hero: stronger scrim + consistent light text (matches section heroes) */
.phero::after{background:
  linear-gradient(180deg,rgba(10,16,21,.22),rgba(10,16,21,.06) 28%,rgba(10,16,21,.5) 70%,rgba(10,16,21,.92) 100%),
  linear-gradient(90deg,rgba(10,16,21,.5),rgba(10,16,21,0) 62%),
  linear-gradient(rgba(10,16,21,.26),rgba(10,16,21,.26))}
.phero .eyebrow{color:#f7d9a6;text-shadow:0 1px 10px rgba(0,0,0,.6)}
.phero .strap{color:#fff;text-shadow:0 1px 14px rgba(0,0,0,.55)}
.phero p.lede{color:#f1eadf;text-shadow:0 1px 14px rgba(0,0,0,.6)}
.phero .hero-contact{color:#e4ddd0}
@media (max-width:760px){
  .phero::after{content:none}
  .phero .eyebrow{color:var(--clay-dark);text-shadow:none}
  .phero .strap{color:var(--ink);text-shadow:none}
  .phero p.lede{color:var(--muted);text-shadow:none}
  .phero .hero-contact{color:var(--muted)}
}

/* Intake quick-card + facts strip (home) */
.quickcard{background:#fff;border:1px solid var(--line);box-shadow:0 16px 44px rgba(17,17,17,.10);
  padding:26px 28px;max-width:1000px;margin:-72px auto 0;position:relative;z-index:5}
.quickcard .qhead{font-weight:800;font-size:1.05rem;margin:0 0 14px}
.quickcard .qhead span{color:var(--clay-dark)}
.quickcard .qrow{display:grid;grid-template-columns:1.3fr 1fr 1fr auto;gap:14px;align-items:end}
.quickcard label{margin:0 0 5px;font-size:.74rem;letter-spacing:.1em;text-transform:uppercase;
  color:var(--muted)}
.quickcard .qsmall{margin:12px 0 0;font-size:.8rem;color:var(--muted)}
.factstrip{display:grid;grid-template-columns:repeat(3,1fr);border:1px solid var(--line);border-top:0;
  max-width:1000px;margin:0 auto;background:#fff;position:relative;z-index:4}
.factstrip.solo{border-top:1px solid var(--line);margin:-44px auto 0;
  box-shadow:0 16px 44px rgba(17,17,17,.10)}
.quickcard.flow{margin:0 auto}
/* Newsletter band (footer, site-wide) */
.newsband{border-bottom:1px solid var(--line);background:#fff}
.nbgrid{display:grid;grid-template-columns:1.25fr 1fr;gap:34px;align-items:center;
  padding-top:30px;padding-bottom:30px}
.nbhead{font-weight:800;font-size:1.15rem;letter-spacing:-.01em;color:var(--ink);margin:0 0 6px}
.nbsub{margin:0;font-size:.9rem;color:var(--muted);line-height:1.55}
.nbform{display:flex;gap:10px}
.nbform input[type=email]{flex:1;min-width:0;padding:12px 14px;border:1px solid #d8d8d2;
  font:inherit;font-size:.95rem;border-radius:0}
.nbform input[type=email]:focus{outline:2px solid var(--clay)}
.nbform .btn{white-space:nowrap}
@media (max-width:840px){.nbgrid{grid-template-columns:1fr;gap:16px}}

form.lead h3{margin:1.6em 0 .2em;padding-top:1em;border-top:1px solid var(--line);font-size:1.05rem}
form.lead h3.mt0{margin-top:0;padding-top:0;border-top:0}
.frow{display:grid;grid-template-columns:1fr 1fr;gap:14px}
@media (max-width:700px){.frow{grid-template-columns:1fr}}
.vsgrid{display:grid;grid-template-columns:1fr 1fr;gap:16px;margin:1.7em 0}
@media(max-width:700px){.vsgrid{grid-template-columns:1fr}}
.vcard{border:1px solid var(--line);border-radius:12px;padding:18px 20px;background:var(--card)}
.vcard .vnum{font-family:var(--serif);font-size:2.1rem;font-weight:700;color:var(--clay-dark);margin:.05em 0 .1em;line-height:1.1}
.vcard p{margin:.2em 0}
.vcard .vsub{font-size:.88rem;color:var(--muted)}
.pullq{border-left:4px solid var(--gold);background:var(--paper-2);border-radius:8px;
  padding:18px 24px;margin:1.7em 0;font-family:var(--serif);font-size:1.18rem;line-height:1.5}
.pullq .attr{display:block;font-family:var(--sans);font-size:.85rem;color:var(--muted);margin-top:8px}
.pchart{margin:1.7em 0;border:1px solid var(--line);border-radius:12px;padding:18px 20px 8px;background:var(--card)}
.pchart figcaption{font-size:.9rem;color:var(--muted);margin-bottom:12px}
.pchart figcaption strong{display:block;color:var(--ink);font-family:var(--serif);font-size:1.05rem;margin-bottom:2px}
.pchart svg{display:block;width:100%;height:auto}
.factstrip div{padding:16px 18px;border-right:1px solid var(--line);font-size:.84rem;color:var(--muted)}
.factstrip div:last-child{border-right:0}
.factstrip strong{display:block;color:var(--ink);font-size:.98rem;margin-bottom:2px}
@media (max-width:840px){
  .quickcard{margin:18px 22px 0}
  .quickcard .qrow{grid-template-columns:1fr}
  .factstrip{grid-template-columns:1fr;margin:0 22px}
  .factstrip.solo{margin:18px 22px 0}
  .factstrip div{border-right:0;border-bottom:1px solid var(--line)}
  .factstrip div:last-child{border-bottom:0}
}

/* Flat answer-first Q&A (home) */
.qaflat{margin-top:26px;border-top:1px solid var(--line);max-width:820px}
.qaflat details{border:0;border-bottom:1px solid var(--line);border-radius:0;background:none;
  margin-bottom:0}
.qaflat summary{padding:19px 0;font-family:var(--sans)}
.qaflat .ans{padding:0 0 19px;color:#3c3c36}

/* Home-turf box */
.turfbox{border:1px solid var(--line);padding:40px;display:grid;grid-template-columns:1.05fr .95fr;
  gap:44px;align-items:center}
.turfbox .chips{display:grid;grid-template-columns:1fr 1fr;gap:10px;margin:0}
.turfbox .chip{text-align:center;padding:11px 14px;font-size:.95rem}
@media (max-width:840px){.turfbox{grid-template-columns:1fr;padding:26px}}

/* Footer: white, hairline */
footer.site,body.home footer.site{background:#fff;color:var(--muted);border-top:1px solid var(--line);
  margin-top:64px}
footer.site::before{display:none}
footer.site a{color:var(--ink)}
footer.site a:hover{color:var(--clay-dark)}
footer.site h4{color:var(--ink)}
footer.site .brandline{color:var(--ink)}
.legal{border-top:1px solid var(--line);color:var(--muted)}
.eho{border-color:var(--line);color:var(--muted)}
.pulsebar{position:sticky;top:0;z-index:55;background:rgba(255,255,255,.96);backdrop-filter:blur(8px);border-bottom:1px solid var(--line)}
.pulsebar .wrap{display:flex;align-items:center;justify-content:space-between;gap:16px;padding:9px 22px}
.pulsebar .pb-brand{font-weight:800;font-size:.9rem;letter-spacing:.02em;text-transform:uppercase;text-decoration:none;color:var(--ink);white-space:nowrap}
.pulsebar .pb-links{display:flex;flex-wrap:wrap;gap:16px;font-size:.84rem}
.pulsebar .pb-links a{text-decoration:none;color:var(--muted)}
.pulsebar .pb-links a:hover,.pulsebar .pb-links a[aria-current="page"]{color:var(--clay-dark)}
@media(max-width:640px){.pulsebar .pb-brand{display:none}}
body.pulse footer.site{background:#000;color:#c7c7c2;border-top:none}
body.pulse footer.site::before{display:none}
body.pulse footer.site a{color:#e7d6c8}
body.pulse footer.site a:hover{color:#fff}
body.pulse footer.site h4,body.pulse footer.site .brandline,body.pulse footer.site strong{color:#fff}
body.pulse .newsband{background:#000;border-top:1px solid #222;border-bottom:none}
body.pulse .nbhead{color:#fff}
body.pulse .nbsub{color:#bbb}
/* Keep the header bar identical on the POTM pages, whose inline .wrap rule would otherwise reset it. */
header.site .bar{padding:12px 0}
.hooddir{display:flex;flex-wrap:wrap;gap:6px 18px;margin-top:1em;font-size:.92rem}
.hooddir a{color:var(--clay-dark);text-decoration:none;white-space:nowrap}
.hooddir a:hover{text-decoration:underline}