@font-face {
  font-family: 'Albert Sans';
  font-style: italic;
  font-weight: 400;
  font-display: swap;
  src: url(fonts/albert-sans-italic-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-20C4, U+2113, U+2C60-2C7F, U+A720-A7FF;
}
@font-face {
  font-family: 'Albert Sans';
  font-style: italic;
  font-weight: 400;
  font-display: swap;
  src: url(fonts/albert-sans-italic-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: 'Albert Sans';
  font-style: normal;
  font-weight: 300 800;
  font-display: swap;
  src: url(fonts/albert-sans-normal-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-20C4, U+2113, U+2C60-2C7F, U+A720-A7FF;
}
@font-face {
  font-family: 'Albert Sans';
  font-style: normal;
  font-weight: 300 800;
  font-display: swap;
  src: url(fonts/albert-sans-normal-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: 'Fraunces';
  font-style: normal;
  font-weight: 300 900;
  font-display: swap;
  src: url(fonts/fraunces-normal-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-20C4, U+2113, U+2C60-2C7F, U+A720-A7FF;
}
@font-face {
  font-family: 'Fraunces';
  font-style: normal;
  font-weight: 300 900;
  font-display: swap;
  src: url(fonts/fraunces-normal-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: 'Gochi Hand';
  font-style: normal;
  font-weight: 400;
  font-display: swap;
  src: url(fonts/gochi-hand-normal-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;
}
/* The Dog House Living. Brand tokens from her Logo Info Sheet and Social Brand Playbook.
   Navy primary; olive for lifestyle and property information; mustard and coral as small accents only;
   cream and white neutrals. Photography leads, colour supports. No gradients. */
:root{
  --navy:#001777; --navy-2:#0b2189; --ink:#121a44; --ink-2:#3b4270;
  --olive:#A1AC53; --olive-2:#c7cf8e; --olive-ink:#4d5619;
  --mustard:#EAAB00; --mustard-2:#ffd45a; --coral:#FF5867; --coral-ink:#c42c3f;
  --cream:#F6EFE3; --paper:#FCF9F3; --white:#fff;
  --line:rgba(0,23,119,.14); --line-2:rgba(0,23,119,.28);
  --p-navy:var(--navy); --p-coral:var(--coral); --p-mustard:var(--mustard); --p-olive:var(--olive); --p-white:#fff;
  --display:"Fraunces", "Georgia", serif; --sans:"Albert Sans", "Helvetica Neue", Arial, sans-serif; --hand:"Gochi Hand", "Comic Sans MS", cursive;
  --r:18px; --r-lg:28px; --shadow:6px 6px 0 var(--navy); --ease:cubic-bezier(.2,.8,.2,1);
  --wrap:1240px; --gut:clamp(16px,4vw,40px);
  color-scheme:light;
}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth;overflow-x:hidden}
body{margin:0;background:var(--paper);color:var(--ink);font:400 17px/1.6 var(--sans);font-feature-settings:"ss01"}
img,video,svg{display:block;max-width:100%}
img{height:auto}
a{color:inherit}
p{margin:0 0 1em}
h1,h2,h3,h4{font-family:var(--display);font-weight:800;line-height:1.02;letter-spacing:-.02em;margin:0;color:var(--navy);
  font-variation-settings:"SOFT" 100,"WONK" 1;font-optical-sizing:auto;text-wrap:balance}
h1{font-size:clamp(2.7rem,7.2vw,6.4rem)}
h2{font-size:clamp(2.1rem,4.8vw,4rem)}
h3{font-size:clamp(1.4rem,2.2vw,1.85rem);line-height:1.1}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 var(--gut)}
.skip{position:absolute;left:-999px;top:10px;z-index:200;background:var(--navy);color:#fff;padding:10px 16px;border-radius:10px}
.skip:focus{left:12px}
.hand{font-family:var(--hand);font-weight:400;letter-spacing:0;line-height:1.1}
.kicker{display:inline-flex;align-items:center;gap:10px;font:700 .78rem/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;color:var(--navy)}
.kicker svg{width:22px;height:22px}
.lede{font-size:clamp(1.08rem,1.6vw,1.3rem);line-height:1.55;color:var(--ink-2);max-width:40ch}
.sr{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
:focus-visible{outline:3px solid var(--mustard);outline-offset:3px;border-radius:6px}
::selection{background:var(--mustard);color:var(--navy)}

/* buttons: printed, offset-shadow, confident */
.btn{--bg:var(--navy);--fg:#fff;--sh:var(--mustard);display:inline-flex;align-items:center;justify-content:center;gap:10px;
  min-height:52px;padding:0 26px;border-radius:999px;border:2px solid var(--navy);background:var(--bg);color:var(--fg);
  font:700 1rem/1 var(--sans);text-decoration:none;cursor:pointer;box-shadow:4px 4px 0 var(--sh);
  transition:transform .18s var(--ease),box-shadow .18s var(--ease)}
.btn:hover{transform:translate(-2px,-2px);box-shadow:6px 6px 0 var(--sh)}
.btn:active{transform:translate(2px,2px);box-shadow:1px 1px 0 var(--sh)}
.btn svg{width:20px;height:20px}
.btn-ghost{--bg:transparent;--fg:var(--navy);--sh:var(--navy)}
.btn-mustard{--bg:var(--mustard);--fg:var(--navy);--sh:var(--navy)}
.btn-cream{--bg:var(--cream);--fg:var(--navy);--sh:var(--mustard);border-color:var(--cream)}
.btn-sm{min-height:42px;padding:0 18px;font-size:.92rem;box-shadow:3px 3px 0 var(--sh)}
.link{font-weight:700;color:var(--navy);text-decoration:underline;text-decoration-thickness:2px;text-underline-offset:4px;text-decoration-color:var(--mustard)}
.link:hover{text-decoration-color:var(--coral)}
.chips{display:flex;flex-wrap:wrap;gap:8px}
.chip{display:inline-flex;align-items:center;gap:6px;padding:7px 12px;border-radius:999px;background:var(--cream);color:var(--navy);
  font:700 .8rem/1 var(--sans);letter-spacing:.02em;border:1.5px solid var(--line-2)}
.chip-new{background:var(--mustard);border-color:var(--navy)}
.chip-olive{background:var(--olive);border-color:var(--olive)}
.chip-dark{background:var(--navy);color:#fff;border-color:var(--navy)}

/* header */
.top{position:sticky;top:0;z-index:60;background:rgba(252,249,243,.9);backdrop-filter:saturate(1.4) blur(12px);-webkit-backdrop-filter:saturate(1.4) blur(12px);border-bottom:1px solid transparent;transition:border-color .2s}
.top.scrolled{border-bottom-color:var(--line)}
.top .wrap{display:flex;align-items:center;gap:22px;min-height:76px}
.brand{display:block;color:var(--navy);flex-shrink:0}
.brand svg{width:auto;height:50px;fill:currentColor}
nav.main{display:flex;align-items:center;gap:4px;margin-left:auto}
nav.main>.it{position:relative}
nav.main>.it>a{display:inline-flex;align-items:center;gap:5px;padding:10px 13px;border-radius:999px;font:600 .96rem/1 var(--sans);color:var(--navy);text-decoration:none}
nav.main>.it>a:hover,nav.main>.it>a[aria-current="page"]{background:var(--cream)}
nav.main>.it>a svg{width:14px;height:14px;opacity:.7}
nav.main .dd{position:absolute;top:calc(100% + 10px);left:-10px;min-width:280px;background:#fff;border:2px solid var(--navy);border-radius:20px;
  box-shadow:var(--shadow);padding:10px;opacity:0;visibility:hidden;transform:translateY(6px);transition:.18s var(--ease)}
nav.main .dd::before{content:"";position:absolute;inset:-14px 0 auto 0;height:14px}
nav.main .it:hover .dd,nav.main .it:focus-within .dd{opacity:1;visibility:visible;transform:none}
nav.main .dd a{display:flex;justify-content:space-between;align-items:center;gap:12px;padding:10px 12px;border-radius:12px;text-decoration:none;font-weight:600;color:var(--navy)}
nav.main .dd a:hover{background:var(--cream)}
nav.main .dd small{font:600 .78rem/1 var(--sans);color:var(--ink-2)}
.top-actions{display:flex;align-items:center;gap:10px;margin-left:8px}
.wa-btn{display:inline-grid;place-items:center;width:46px;height:46px;border-radius:50%;border:2px solid var(--navy);color:var(--navy);background:#fff;text-decoration:none}
.wa-btn svg{width:22px;height:22px}
.wa-btn:hover{background:var(--olive)}
.burger{display:none;margin-left:auto;width:48px;height:48px;border-radius:50%;border:2px solid var(--navy);background:#fff;color:var(--navy);cursor:pointer}
.burger svg{width:22px;height:22px;margin:auto}
.mnav{display:none}
@media (max-width:1080px){
  nav.main,.top-actions .btn{display:none}
  .burger{display:grid;place-items:center;margin-left:0}
  .top-actions{margin-left:auto}
  .mnav{display:block;position:fixed;inset:76px 0 0 0;z-index:59;background:var(--paper);overflow-y:auto;padding:12px var(--gut) 120px;
    opacity:0;transform:translateY(-10px);transition:opacity .25s var(--ease),transform .25s var(--ease),visibility .25s;visibility:hidden;pointer-events:none}
  .mnav.open{opacity:1;transform:none;visibility:visible;pointer-events:auto}
  .mnav a{display:flex;justify-content:space-between;align-items:center;padding:16px 2px;border-bottom:1.5px solid var(--line);
    font:800 1.5rem/1.1 var(--display);font-variation-settings:"SOFT" 100;color:var(--navy);text-decoration:none}
  .mnav a.sub{font:600 1.05rem/1.2 var(--sans);padding:12px 2px 12px 18px}
  .mnav .btn{margin-top:22px;width:100%}
}
@media (max-width:520px){.brand svg{height:42px}.top .wrap{min-height:68px}.mnav{inset:68px 0 0 0}}

/* hero (home) */
.hero{position:relative;padding:clamp(28px,5vw,64px) 0 clamp(40px,6vw,80px);overflow:clip}
.hero .wrap{display:grid;grid-template-columns:1.02fr 1fr;gap:clamp(28px,5vw,72px);align-items:center}
.hero h1{margin:18px 0 22px}
.hero h1 em{font-style:normal;color:var(--coral-ink);position:relative;white-space:nowrap}
.hero h1 em svg{position:absolute;left:-2%;bottom:-.12em;width:104%;height:.32em;overflow:visible}
.hero .lede{margin-bottom:28px}
.hero-ctas{display:flex;flex-wrap:wrap;gap:14px;align-items:center}
.proof{display:flex;align-items:center;gap:12px;margin-top:28px;font:600 .95rem/1.3 var(--sans);color:var(--ink-2);text-decoration:none}
.stars{display:inline-flex;gap:2px;color:var(--mustard)}
.stars svg{width:18px;height:18px}
.proof b{color:var(--navy);font-size:1.15rem}

/* the pattern mosaic: her tiles, with her photos cut into their shapes */
.mosaic{position:relative;display:grid;grid-template-columns:repeat(4,1fr);grid-template-rows:repeat(4,1fr);gap:10px;aspect-ratio:1/1;width:100%}
.mosaic>*{position:relative;min-width:0;min-height:0}
.mosaic .t{opacity:0;transform:scale(.86) rotate(-3deg);animation:pop .7s var(--ease) forwards}
.mosaic .t svg{width:100%;height:100%}
.mosaic .photo{overflow:hidden;background:var(--cream)}
.mosaic .photo img,.mosaic .photo video{width:100%;height:100%;object-fit:cover}
.m-film{grid-area:1/2/4/4;border-radius:999px 999px 22px 22px;border:3px solid var(--navy)}
.m-circle{grid-area:2/1/3/2;border-radius:50%}
.m-house{grid-area:2/4/4/5;clip-path:polygon(50% 0,100% 26%,100% 100%,0 100%,0 26%)}
.m-square{grid-area:4/4/5/5;border-radius:22px}
.m-keyhole{grid-area:1/1/2/2}.m-halfsun{grid-area:1/4/2/5;align-self:start}.m-heart{grid-area:3/1/4/2}
.m-flower{grid-area:4/1/5/2}.m-target{grid-area:4/2/5/3}.m-paw{grid-area:4/3/5/4}
@keyframes pop{to{opacity:1;transform:none}}
.mosaic .t:nth-child(1){animation-delay:.05s}.mosaic .t:nth-child(2){animation-delay:.12s}.mosaic .t:nth-child(3){animation-delay:.19s}
.mosaic .t:nth-child(4){animation-delay:.26s}.mosaic .t:nth-child(5){animation-delay:.33s}.mosaic .t:nth-child(6){animation-delay:.4s}
.mosaic .t:nth-child(7){animation-delay:.47s}.mosaic .t:nth-child(8){animation-delay:.54s}.mosaic .t:nth-child(9){animation-delay:.61s}
.mosaic .t:nth-child(10){animation-delay:.68s}.mosaic .t:nth-child(11){animation-delay:.75s}
.mosaic .motif{transition:transform .5s var(--ease)}
.mosaic .motif:hover{transform:rotate(-8deg) scale(1.04)}
.spinner{position:absolute;z-index:3;width:clamp(118px,12vw,162px);aspect-ratio:1;right:-5%;top:-8%;color:var(--navy)}
.spinner svg{width:100%;height:100%;animation:spin 22s linear infinite}
.spinner .dot{position:absolute;inset:34%;border-radius:50%;background:var(--mustard);display:grid;place-items:center;border:2px solid var(--navy)}
.spinner .dot svg{width:62%;height:62%;animation:none}
.spinner .dot{--p-mustard:var(--navy)}
@keyframes spin{to{transform:rotate(360deg)}}
.hand-note{position:absolute;z-index:3;left:-6%;bottom:16%;transform:rotate(-7deg);background:#fff;border:2px solid var(--navy);border-radius:16px;
  padding:10px 14px;font:1.25rem/1.05 var(--hand);color:var(--navy);box-shadow:4px 4px 0 var(--coral)}
@media (max-width:900px){
  .hero .wrap{grid-template-columns:1fr}
  .hero .mosaic-wrap{order:-1;max-width:520px;margin:0 auto;width:100%}
  .hand-note{left:2%;bottom:6%;font-size:1.05rem}
  .spinner{right:0;top:-2%}
}

/* ticker */
.ticker{background:var(--navy);color:#fff;overflow:hidden;border-block:3px solid var(--navy)}
.ticker-track{display:flex;width:max-content;animation:tick 42s linear infinite}
.ticker:hover .ticker-track{animation-play-state:paused}
.ticker span{display:inline-flex;align-items:center;gap:16px;padding:18px 18px;font:700 1.05rem/1 var(--sans);white-space:nowrap}
.ticker span svg{width:26px;height:26px}
@keyframes tick{to{transform:translateX(-50%)}}

/* sections */
.sec{padding:clamp(64px,9vw,120px) 0;position:relative}
.sec-cream{background:var(--cream)}
.sec-olive{background:var(--olive);color:var(--navy)}
.sec-navy{background:var(--navy);color:#fff}
.sec-navy h2,.sec-navy h3{color:#fff}
.sec-head{display:flex;justify-content:space-between;align-items:end;gap:24px;margin-bottom:clamp(28px,4vw,48px);flex-wrap:wrap}
.sec-head h2{max-width:16ch}
.sec-head .kicker{margin-bottom:14px}
.sec-navy .kicker{color:var(--mustard)}

/* opinion */
.opinion{text-align:left;overflow:clip}
.opinion .label{font:1.6rem/1 var(--hand);color:var(--navy);display:inline-block;transform:rotate(-3deg);margin-bottom:18px}
.opinion blockquote{margin:0;font:800 clamp(2.4rem,7vw,6.2rem)/.98 var(--display);font-variation-settings:"SOFT" 100,"WONK" 1;letter-spacing:-.03em;color:var(--navy);max-width:14ch;text-wrap:balance}
.opinion .more{display:grid;grid-template-columns:repeat(auto-fit,minmax(260px,1fr));gap:18px;margin-top:clamp(32px,5vw,56px)}
.opinion .more p{margin:0;padding:22px 24px;border-radius:var(--r);background:var(--cream);border:2px solid var(--navy);font:700 1.15rem/1.35 var(--sans);color:var(--navy)}
.opinion .deco{position:absolute;right:-60px;top:40px;width:clamp(180px,24vw,340px);opacity:1}
@media (max-width:700px){.opinion .deco{width:150px;right:-40px;top:auto;bottom:-30px}}

/* home cards */
.filters{display:flex;flex-wrap:wrap;gap:10px}
.filters button{min-height:44px;padding:0 18px;border-radius:999px;border:2px solid var(--navy);background:transparent;color:var(--navy);font:700 .95rem/1 var(--sans);cursor:pointer}
.filters button[aria-pressed="true"]{background:var(--navy);color:#fff}
.homes{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(18px,2.4vw,30px)}
@media (max-width:980px){.homes{grid-template-columns:repeat(2,1fr)}}
@media (max-width:620px){.homes{grid-template-columns:1fr}}
.home-card{position:relative;display:flex;flex-direction:column;background:#fff;border:2px solid var(--navy);border-radius:var(--r-lg);overflow:hidden;
  text-decoration:none;color:var(--ink);transition:transform .25s var(--ease),box-shadow .25s var(--ease)}
.home-card:hover{transform:translate(-3px,-3px);box-shadow:var(--shadow)}
.home-card[hidden]{display:none}
.home-card figure{margin:0;position:relative;aspect-ratio:4/3.4;overflow:hidden;border-bottom:2px solid var(--navy)}
.home-card figure img{width:100%;height:100%;object-fit:cover;transition:transform .6s var(--ease)}
.home-card:hover figure img{transform:scale(1.05)}
.home-card .badge{position:absolute;right:16px;top:-34px;width:64px;height:64px;z-index:2;transition:transform .5s var(--ease)}
.home-card .body{position:relative}
.home-card:hover .badge{transform:rotate(-12deg)}
.home-card .chips{position:absolute;left:14px;top:14px}
.home-card .body{padding:22px 22px 24px;display:flex;flex-direction:column;gap:10px;flex:1}
.home-card h3{font-size:clamp(1.6rem,2.4vw,2rem);padding-right:56px}
.home-card .kind{font:600 .9rem/1.3 var(--sans);color:var(--ink-2)}
.home-card .feat{display:flex;flex-wrap:wrap;gap:6px 14px;font:600 .86rem/1.3 var(--sans);color:var(--olive-ink);margin-top:2px}
.home-card .feat span::before{content:"";display:inline-block;width:7px;height:7px;border-radius:50%;background:var(--olive);margin-right:7px;vertical-align:1px}
.home-card .price{margin-top:auto;padding-top:12px;display:flex;align-items:baseline;justify-content:space-between;border-top:1.5px dashed var(--line-2)}
.home-card .price b{font:800 1.9rem/1 var(--display);font-variation-settings:"SOFT" 100;color:var(--navy)}
.home-card .price small{font:600 .85rem/1 var(--sans);color:var(--ink-2)}
.home-card .go{font:700 .9rem/1 var(--sans);color:var(--navy)}

/* included grid */
.incl{display:grid;grid-template-columns:repeat(4,1fr);gap:14px}
@media (max-width:1000px){.incl{grid-template-columns:repeat(2,1fr)}}
@media (max-width:520px){.incl{grid-template-columns:1fr}}
.incl li{list-style:none;display:grid;grid-template-columns:52px 1fr;gap:14px;align-items:start;padding:18px;background:#fff;border-radius:var(--r);border:1.5px solid var(--line)}
.incl svg{width:52px;height:52px}
.incl b{display:block;font:700 1.02rem/1.25 var(--sans);color:var(--navy);margin-bottom:3px}
.incl span{font-size:.92rem;line-height:1.4;color:var(--ink-2)}
ul.incl{margin:0;padding:0}

/* split blocks */
.split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(28px,5vw,80px);align-items:center}
.split.rev>:first-child{order:2}
@media (max-width:860px){.split{grid-template-columns:1fr}.split.rev>:first-child{order:0}}
.arch{border-radius:999px 999px var(--r-lg) var(--r-lg);overflow:hidden;border:3px solid var(--navy);background:var(--cream);aspect-ratio:4/5}
.arch img,.arch video{width:100%;height:100%;object-fit:cover}
.vcard{border-radius:var(--r-lg);overflow:hidden;border:3px solid var(--navy);aspect-ratio:16/9;background:var(--cream);box-shadow:var(--shadow)}
.vcard video{width:100%;height:100%;object-fit:cover}
.sec-navy .vcard{box-shadow:6px 6px 0 var(--mustard)}
.tour{border-radius:var(--r-lg);overflow:hidden;border:3px solid var(--navy);background:var(--navy);box-shadow:var(--shadow)}
.tour video{display:block;width:100%;height:auto}
.tour.portrait{max-width:400px;margin-inline:auto}
.tour-ch{margin-top:16px;justify-content:center}
.tour-ch .chip{cursor:pointer;font:inherit;font-weight:700}
.tour-ch .chip small{font-weight:500;opacity:.7}
.frame-wrap{position:relative}
.frame-wrap .motif-float{position:absolute;width:clamp(78px,10vw,120px);z-index:2}
.tick-list{list-style:none;margin:0;padding:0;display:grid;gap:10px}
.tick-list li{display:grid;grid-template-columns:26px 1fr;gap:12px;align-items:start;font-weight:500}
.tick-list li::before{content:"";width:22px;height:22px;margin-top:2px;border-radius:50%;background:var(--olive) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%23001777' stroke-width='3' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpath d='m6 12.5 4 4 8-9'/%3E%3C/svg%3E") center/14px no-repeat}
.sec-navy .tick-list li::before{background-color:var(--mustard)}
.sec-olive .tick-list li::before{background-color:#fff}

/* nearby */
.near{display:grid;grid-template-columns:repeat(4,1fr);gap:14px}
@media (max-width:900px){.near{grid-template-columns:repeat(2,1fr)}}
@media (max-width:480px){.near{grid-template-columns:1fr}}
.near div{background:#fff;border:2px solid var(--navy);border-radius:var(--r);padding:20px}
.near h3{font-size:1.3rem;margin-bottom:12px}
.near ul{list-style:none;margin:0;padding:0}
.near li{display:flex;justify-content:space-between;gap:10px;padding:8px 0;border-top:1.5px dashed var(--line);font-size:.95rem}
.near li span{color:var(--ink-2);white-space:nowrap;font-weight:600}

/* reviews */
.reviews{display:grid;grid-auto-flow:column;grid-auto-columns:minmax(290px,380px);gap:18px;overflow-x:auto;scroll-snap-type:x mandatory;padding:6px 4px 26px;
  scrollbar-width:thin;scrollbar-color:var(--mustard) transparent}
.review{scroll-snap-align:start;background:var(--navy-2);border:2px solid rgba(255,255,255,.22);border-radius:var(--r-lg);padding:28px 26px;display:flex;flex-direction:column;gap:16px;margin:0}
.sec-cream .review,.sec .review.light{background:#fff;border-color:var(--navy);color:var(--ink)}
.review blockquote{margin:0;font:600 1.12rem/1.45 var(--sans)}
.review blockquote::before{content:"\201C";display:block;font:800 3.6rem/.6 var(--display);color:var(--mustard);margin-bottom:6px}
.review figcaption{margin-top:auto;font:700 .9rem/1.2 var(--sans);opacity:.85}
.rating{display:flex;align-items:center;gap:14px;font:700 1rem/1.2 var(--sans)}
.rating b{font:800 2.6rem/1 var(--display);font-variation-settings:"SOFT" 100}
.sec-navy .rating{color:#fff}
.sec-navy a.link{color:#fff}

/* family/trust */
.badges{display:flex;flex-wrap:wrap;align-items:center;gap:22px;margin-top:26px}
.badges img{height:54px;width:auto}
.badges .tds{height:46px}

/* rr teaser band */
.band{background:var(--mustard);color:var(--navy);border-block:3px solid var(--navy)}
.band .wrap{display:grid;grid-template-columns:auto 1fr auto;gap:28px;align-items:center;padding-block:34px}
.band svg.m{width:86px;height:86px}
.band h2{font-size:clamp(1.7rem,3.4vw,2.6rem)}
.band p{margin:.4em 0 0;font-weight:600}
@media (max-width:760px){.band .wrap{grid-template-columns:1fr}.band svg.m{width:64px;height:64px}}

/* pets strip: deliberately small */
.pets-strip{display:grid;grid-template-columns:auto 1fr auto;gap:22px;align-items:center;padding:22px;border-radius:var(--r-lg);border:2px dashed var(--navy);background:#fff}
.pets-strip .ph{width:110px;height:110px;border-radius:50%;overflow:hidden;border:3px solid var(--navy)}
.pets-strip .ph img{width:100%;height:100%;object-fit:cover}
.pets-strip h3{font-size:1.6rem}
.pets-strip p{margin:.3em 0 0;color:var(--ink-2)}
@media (max-width:640px){.pets-strip{grid-template-columns:1fr;text-align:left}.pets-strip .ph{width:84px;height:84px}}

/* forms */
.form{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.form .full{grid-column:1/-1}
@media (max-width:560px){.form{grid-template-columns:1fr}}
.form label{display:grid;gap:6px;font:700 .86rem/1.2 var(--sans);color:inherit}
.form input,.form select,.form textarea{width:100%;min-height:52px;padding:12px 16px;border-radius:14px;border:2px solid var(--navy);background:#fff;color:var(--ink);font:500 1rem/1.3 var(--sans)}
.form textarea{min-height:110px;resize:vertical}
.form input:focus,.form select:focus,.form textarea:focus{outline:none;box-shadow:4px 4px 0 var(--mustard)}
.form .consent{display:flex;gap:12px;align-items:flex-start;font:500 .88rem/1.4 var(--sans)}
.form .consent input{width:22px;min-height:22px;height:22px;margin-top:1px;flex-shrink:0;accent-color:var(--navy)}
.form .hp{position:absolute;left:-9999px}
.form-card{background:#fff;color:var(--ink);border:2px solid var(--navy);border-radius:var(--r-lg);padding:clamp(22px,3vw,36px);box-shadow:var(--shadow)}
.form-card h3{margin-bottom:6px}
.form-card .note{font-size:.92rem;color:var(--ink-2);margin-bottom:18px}
.form-error{background:#ffe3e6;border:2px solid var(--coral-ink);color:var(--coral-ink);border-radius:12px;padding:12px 14px;font-weight:700;margin-bottom:14px}
.tabs{display:flex;gap:8px;margin-bottom:18px;flex-wrap:wrap}
.tabs button{min-height:44px;padding:0 16px;border-radius:999px;border:2px solid var(--navy);background:#fff;color:var(--navy);font:700 .92rem/1 var(--sans);cursor:pointer}
.tabs button[aria-selected="true"]{background:var(--navy);color:#fff}

/* page hero (inner pages) */
.phero{padding:clamp(34px,5vw,70px) 0 clamp(30px,4vw,56px)}
.phero .wrap{display:grid;grid-template-columns:1.1fr .9fr;gap:clamp(24px,5vw,64px);align-items:center}
@media (max-width:860px){.phero .wrap{grid-template-columns:1fr}}
.crumbs{display:flex;flex-wrap:wrap;gap:6px;font:600 .85rem/1 var(--sans);color:var(--ink-2);margin-bottom:18px}
.crumbs a{color:var(--ink-2)}
.crumbs span[aria-hidden]{opacity:.5}

/* apartment page */
.facts{display:grid;grid-template-columns:repeat(4,1fr);gap:10px;margin:24px 0 28px}
@media (max-width:640px){.facts{grid-template-columns:repeat(2,1fr)}}
.facts div{background:#fff;border:2px solid var(--navy);border-radius:16px;padding:14px 14px 12px}
.facts b{display:block;font:800 1.45rem/1 var(--display);font-variation-settings:"SOFT" 100;color:var(--navy);margin-bottom:6px}
.facts span{font:600 .8rem/1.25 var(--sans);color:var(--ink-2)}
.apt-media{position:relative}
.apt-media .arch{aspect-ratio:4/4.6}
.apt-media .mini{position:absolute;width:38%;aspect-ratio:1;border-radius:50%;overflow:hidden;border:3px solid var(--navy);left:-8%;bottom:-6%;background:var(--cream)}
.apt-media .mini img{width:100%;height:100%;object-fit:cover}
.apt-media .motif-float{right:-4%;top:-3%}
@media (max-width:860px){.apt-media{max-width:560px}.apt-media .mini{left:-2%}}
.callout{display:grid;grid-template-columns:auto 1fr;gap:18px;align-items:start;background:var(--mustard-2);border:2px solid var(--navy);border-radius:var(--r);padding:20px 22px;margin-top:8px}
.callout svg{width:56px;height:56px}
.callout p{margin:0;font-weight:600;color:var(--navy)}
.gallery{display:grid;grid-template-columns:repeat(4,1fr);grid-auto-rows:clamp(150px,18vw,240px);gap:12px;grid-auto-flow:dense}
.gallery button{padding:0;border:2px solid var(--navy);border-radius:20px;overflow:hidden;cursor:zoom-in;background:var(--cream)}
.gallery .big{grid-column:span 2;grid-row:span 2}
.gallery .tall{grid-row:span 2}
.gallery img{width:100%;height:100%;object-fit:cover;transition:transform .5s var(--ease)}
.gallery button:hover img{transform:scale(1.05)}
@media (max-width:700px){.gallery{grid-template-columns:repeat(2,1fr);grid-auto-rows:150px}}
.gallery-note{margin-top:12px;font:600 .88rem/1.4 var(--sans);color:var(--ink-2)}
.panel{background:var(--olive);border:2px solid var(--navy);border-radius:var(--r-lg);padding:clamp(22px,3vw,36px);color:var(--navy)}
.panel h3{margin-bottom:16px}
.panel + .panel{margin-top:18px}
.rooms{width:100%;border-collapse:separate;border-spacing:0 8px}
.rooms td{background:#fff;padding:14px 16px;font-weight:600}
.rooms td:first-child{border-radius:12px 0 0 12px}
.rooms td:last-child{border-radius:0 12px 12px 0;text-align:right;font:800 1.3rem/1 var(--display);font-variation-settings:"SOFT" 100;color:var(--navy)}
.rooms small{display:block;font:500 .82rem/1.3 var(--sans);color:var(--ink-2)}
.price-big{font:800 clamp(3rem,6vw,4.6rem)/1 var(--display);font-variation-settings:"SOFT" 100,"WONK" 1;color:var(--navy)}
.price-big small{font:700 1rem/1 var(--sans);margin-left:6px}
.floorplan{background:#fff;border:2px solid var(--navy);border-radius:var(--r-lg);padding:18px}
.floorplan .fp{position:relative;container-type:inline-size;max-width:900px;margin:auto}
.floorplan .fp img{width:100%;height:auto;border-radius:12px}
.fp-l{position:absolute;transform:translate(-50%,-78%);text-align:center;line-height:1;white-space:nowrap;pointer-events:none}
.fp-l b{display:block;font-family:var(--display);font-weight:800;font-variation-settings:"SOFT" 100;color:var(--navy);letter-spacing:-.01em;
  text-shadow:0 0 6px var(--paper),0 0 3px var(--paper)}
.fp-l small{display:block;font:700 .55em/1.3 var(--sans);color:var(--olive-ink);margin-top:.15em;text-shadow:0 0 4px var(--paper)}
.steps{counter-reset:s;display:grid;grid-template-columns:repeat(4,1fr);gap:14px;list-style:none;margin:0;padding:0}
@media (max-width:980px){.steps{grid-template-columns:repeat(2,1fr)}}
@media (max-width:560px){.steps{grid-template-columns:1fr}}
.steps li{counter-increment:s;background:#fff;border:2px solid var(--navy);border-radius:var(--r);padding:22px}
.steps li::before{content:counter(s);display:grid;place-items:center;width:42px;height:42px;border-radius:50%;background:var(--mustard);border:2px solid var(--navy);
  font:800 1.2rem/1 var(--display);color:var(--navy);margin-bottom:14px}
.steps b{display:block;font:700 1.08rem/1.25 var(--sans);color:var(--navy);margin-bottom:6px}
.steps span{font-size:.94rem;color:var(--ink-2);line-height:1.5}
.sec-navy .steps li{color:var(--ink)}

/* faq */
.faq-group{margin-bottom:38px}
.faq-group h2{font-size:clamp(1.6rem,3vw,2.3rem);margin-bottom:14px}
details.q{border:2px solid var(--navy);border-radius:18px;background:#fff;margin-bottom:10px;overflow:hidden}
details.q summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;align-items:center;gap:16px;padding:18px 20px;font:700 1.06rem/1.35 var(--sans);color:var(--navy)}
details.q summary::-webkit-details-marker{display:none}
details.q summary::after{content:"+";flex-shrink:0;display:grid;place-items:center;width:34px;height:34px;border-radius:50%;background:var(--cream);font:800 1.4rem/1 var(--sans);transition:transform .2s}
details.q[open] summary::after{transform:rotate(45deg);background:var(--mustard)}
details.q .a{padding:0 20px 20px;color:var(--ink-2);max-width:72ch}
.faq-nav{position:sticky;top:96px;display:grid;gap:8px}
.faq-layout{display:grid;grid-template-columns:240px 1fr;gap:clamp(24px,4vw,56px);align-items:start}
@media (max-width:860px){.faq-layout{grid-template-columns:1fr}.faq-nav{position:static;display:flex;flex-wrap:wrap}}

/* team */
.team{display:grid;grid-template-columns:repeat(3,1fr);gap:16px}
@media (max-width:900px){.team{grid-template-columns:1fr}}
@media (max-width:460px){.team{grid-template-columns:1fr}}
.team div{background:#fff;border:2px solid var(--navy);border-radius:var(--r-lg);padding:22px}
.team svg{width:70px;height:70px;margin-bottom:16px}
.team h3{font-size:1.8rem}
.team .role{display:block;font:700 .82rem/1.2 var(--sans);letter-spacing:.06em;text-transform:uppercase;color:var(--coral-ink);margin:6px 0 10px}
.team p{margin:0;font-size:.95rem;color:var(--ink-2)}

/* journal */
.posts{display:grid;grid-template-columns:repeat(2,1fr);gap:22px}
@media (max-width:760px){.posts{grid-template-columns:1fr}}
.post-card{display:flex;flex-direction:column;background:#fff;border:2px solid var(--navy);border-radius:var(--r-lg);overflow:hidden;text-decoration:none;color:var(--ink);transition:transform .25s var(--ease),box-shadow .25s var(--ease)}
.post-card:hover{transform:translate(-3px,-3px);box-shadow:var(--shadow)}
.post-card figure{margin:0;aspect-ratio:16/9;overflow:hidden;border-bottom:2px solid var(--navy)}
.post-card figure img{width:100%;height:100%;object-fit:cover}
.post-card .body{padding:22px}
.post-card h3{margin:10px 0}
.prose{max-width:72ch}
.prose h2{font-size:clamp(1.6rem,3vw,2.3rem);margin:1.4em 0 .5em}
.prose h3{margin:1.2em 0 .4em}
.prose ul{padding-left:1.2em}
.prose li{margin-bottom:.4em}
.legal h2{font-size:1.5rem;margin:1.6em 0 .5em}

/* pattern band */
.pband{height:clamp(90px,12vw,150px);overflow:hidden;background:var(--paper)}
.pband svg{width:100%;height:100%}
.pband.navy{background:var(--navy)}

/* footer */
footer.site{background:var(--navy);color:#dfe3f5;padding:clamp(56px,7vw,90px) 0 30px}
footer.site a{color:#fff;text-decoration:none}
footer.site a:hover{text-decoration:underline;text-decoration-color:var(--mustard)}
.f-grid{display:grid;grid-template-columns:1.2fr repeat(3,1fr);gap:clamp(24px,4vw,56px)}
@media (max-width:900px){.f-grid{grid-template-columns:1fr 1fr}}
@media (max-width:520px){.f-grid{grid-template-columns:1fr}}
.f-logo{color:#fff;width:150px}
.f-logo img{width:150px;height:auto}
footer.site h4{font:700 .8rem/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;color:var(--mustard);margin:0 0 16px}
footer.site ul{list-style:none;margin:0;padding:0;display:grid;gap:10px}
.f-hours{display:grid;grid-template-columns:auto auto;gap:4px 14px;font-size:.92rem;justify-content:start}
.f-bottom{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:center;gap:16px;margin-top:48px;padding-top:24px;border-top:1px solid rgba(255,255,255,.18);font-size:.85rem;color:#b9c0e2}
footer.site a.by-dpom{display:inline-flex;align-items:center;gap:8px;color:#b9c0e2;opacity:.9}
footer.site a.by-dpom:hover{opacity:1;text-decoration:none}
footer.site a.by-dpom img{display:block;width:56px;height:auto}
.f-badges{display:flex;gap:16px;align-items:center;margin-top:22px}
.f-badges img{height:44px;width:auto;background:#fff;border-radius:10px;padding:6px 8px}

/* mobile action bar and floating whatsapp */
.mbar{display:none}
@media (max-width:760px){
  .mbar{position:fixed;left:0;right:0;bottom:0;z-index:70;display:grid;grid-template-columns:auto 1fr;gap:10px;padding:10px 12px calc(10px + env(safe-area-inset-bottom));
    background:rgba(252,249,243,.96);backdrop-filter:blur(10px);border-top:2px solid var(--navy)}
  .mbar .btn{min-height:48px;box-shadow:3px 3px 0 var(--sh)}
  .mbar .price{display:flex;flex-direction:column;justify-content:center;padding:0 6px;font:600 .78rem/1.1 var(--sans);color:var(--ink-2)}
  .mbar .price b{font:800 1.3rem/1 var(--display);color:var(--navy)}
  body{padding-bottom:78px}
}

/* lightbox */
.lb{position:fixed;inset:0;z-index:100;background:rgba(0,10,50,.92);display:none;align-items:center;justify-content:center;padding:4vw}
.lb.open{display:flex}
.lb img{max-height:86vh;width:auto;border-radius:18px;border:3px solid #fff}
.lb button{position:absolute;top:18px;right:18px;width:52px;height:52px;border-radius:50%;border:2px solid #fff;background:transparent;color:#fff;font:700 1.6rem/1 var(--sans);cursor:pointer}
.lb .prev,.lb .next{top:50%;transform:translateY(-50%)}
.lb .prev{left:18px;right:auto}.lb .next{right:18px}

/* reveal */
.rv{opacity:0;transform:translateY(22px);transition:opacity .7s var(--ease),transform .7s var(--ease)}
.rv.in{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){
  *,*::before,*::after{animation:none!important;transition:none!important;scroll-behavior:auto!important}
  .rv{opacity:1;transform:none}.mosaic .t{opacity:1;transform:none}
}
.map-box{position:relative;border:2px solid var(--navy);border-radius:var(--r-lg);overflow:hidden;aspect-ratio:16/10;background:var(--cream);display:grid;place-items:center}
.map-box iframe{position:absolute;inset:0;width:100%;height:100%;border:0}
.contact-list{list-style:none;margin:0;padding:0;display:grid;gap:14px}
.contact-list li{display:grid;grid-template-columns:44px 1fr;gap:14px;align-items:center}
.contact-list svg{width:44px;height:44px}
.contact-list b{display:block;color:var(--navy)}
@media (max-width:560px){.callout{grid-template-columns:1fr;gap:10px}.callout svg{width:44px;height:44px}}

.floorplan:has(.fp.wide){overflow-x:auto}
@media (max-width:700px){.floorplan .fp.wide{min-width:680px}}
.feed{display:grid;grid-template-columns:repeat(6,1fr);gap:12px;margin-bottom:26px}
.feed:empty{display:none}
@media (max-width:980px){.feed{grid-template-columns:repeat(3,1fr)}}
.feed a{position:relative;display:block;aspect-ratio:1;border-radius:18px;overflow:hidden;border:2px solid var(--navy);background:#fff}
.feed a:nth-child(3n+1){border-radius:999px 999px 18px 18px}
.feed img{width:100%;height:100%;object-fit:cover;transition:transform .5s var(--ease)}
.feed a:hover img{transform:scale(1.05)}
.feed .play{position:absolute;right:10px;top:10px;width:30px;height:30px;border-radius:50%;background:var(--mustard);border:2px solid var(--navy);display:grid;place-items:center;font:800 .8rem/1 var(--sans);color:var(--navy)}
.social-ctas{display:flex;flex-wrap:wrap;gap:14px;align-items:center}
.tt-box{width:100%;margin-top:10px}
.tt-box blockquote{margin:0}

/* feedback round 1 (9 Oct) */
a.spinner{display:block;text-decoration:none;cursor:pointer;transition:transform .3s var(--ease)}
a.spinner:hover{transform:scale(1.06) rotate(-4deg)}
a.spinner:focus-visible{outline:3px solid var(--mustard);outline-offset:4px;border-radius:50%}
.award{display:flex;align-items:center;gap:10px;margin:14px 0 0;font:600 .95rem/1.3 var(--sans);color:var(--ink-2)}
.award svg{width:26px;height:26px;flex-shrink:0}
.award b{color:var(--navy)}
.team .role-gap{display:block;height:10px}
.note-card{display:grid;grid-template-columns:auto 1fr;gap:22px;align-items:start;max-width:820px;margin:0 auto;padding:clamp(24px,4vw,40px);
  background:#fff;border:2px solid var(--navy);border-radius:var(--r-lg);box-shadow:6px 6px 0 var(--coral);transform:rotate(-.6deg)}
.note-card svg{width:64px;height:64px}
.note-card .hand{font-size:1.6rem;color:var(--coral-ink);display:block;margin-bottom:6px}
.note-card p{font-size:1.15rem;line-height:1.55;margin:0 0 10px;color:var(--ink)}
.note-card .sig{font-size:1.5rem;color:var(--navy);margin:0}
.video-soon,.atl{display:grid;grid-template-columns:auto 1fr;gap:24px;align-items:center;padding:clamp(22px,3.5vw,36px);border-radius:var(--r-lg);background:var(--navy);color:#fff;border:2px solid var(--navy)}
.video-soon svg,.atl>svg{width:72px;height:72px}
.video-soon h3{color:#fff;margin:6px 0 8px}.video-soon p{margin:0;color:#dfe3f5}
.atl{background:var(--cream);color:var(--ink)}
.atl h2{margin:8px 0 12px}
@media (max-width:600px){.note-card,.video-soon,.atl{grid-template-columns:1fr}}

.fp-l.muted b{color:rgba(0,23,119,.45);font-weight:700}