/* ============================================================
   DS Lux Realty — Editorial design system
   Palette: Ivory ground, deep evergreen, copper accent
   Type: Fraunces (display serif) + Inter (body grotesque)
   ============================================================ */

@import url('https://fonts.googleapis.com/css2?family=Fraunces:ital,opsz,wght@0,9..144,300;0,9..144,400;0,9..144,500;0,9..144,600;1,9..144,400&family=Inter:wght@400;500;600&display=swap');

:root{
  --ivory:#F6F2E9;
  --paper:#FCFAF4;
  --evergreen:#1C3A2E;
  --evergreen-soft:#2C5240;
  --copper:#B5683A;
  --copper-dark:#964F28;
  --orange:#CC0000;
  --red:#CC0000;
  --red-dark:#A30000;
  --ink:#23241F;
  --muted:#6B6E63;
  --line:#D9D2C2;
  --maxw:1200px;
  --display:'Fraunces',Georgia,serif;
  --body:'Inter',system-ui,sans-serif;
}

*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{
  font-family:var(--body);
  background:var(--ivory);
  color:var(--ink);
  line-height:1.6;
  -webkit-font-smoothing:antialiased;
}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}

.wrap{max-width:var(--maxw);margin:0 auto;padding:0 24px}

/* ---------- Type ---------- */
h1,h2,h3,h4{font-family:var(--display);font-weight:400;line-height:1.08;letter-spacing:-.01em;color:var(--evergreen)}
.eyebrow{font-family:var(--body);font-size:.72rem;font-weight:600;letter-spacing:.18em;text-transform:uppercase;color:var(--copper)}
.lead{font-size:1.18rem;color:var(--muted);max-width:60ch}

/* ---------- Header / Nav ---------- */
.site-head{
  position:sticky;top:0;z-index:50;
  background:rgba(246,242,233,.88);
  backdrop-filter:blur(10px);
  border-bottom:1px solid var(--line);
}
.nav{display:flex;align-items:center;justify-content:space-between;height:70px;gap:32px}
.brand{font-family:var(--display);font-size:1.35rem;font-weight:600;color:var(--evergreen);letter-spacing:-.02em;white-space:nowrap;flex-shrink:0;margin-right:4px}
.brand span{color:var(--red)}
.nav-links{display:flex;gap:22px;align-items:center}
.nav-links a{font-size:.9rem;font-weight:500;color:var(--ink);transition:color .2s;white-space:nowrap}
.nav-links a:hover{color:var(--copper)}
.nav-links a.active{color:var(--red);position:relative}
.nav-links a.active::after{content:"";position:absolute;left:0;right:0;bottom:-6px;height:2px;background:var(--red)}

/* dropdown menus */
.has-drop{position:relative}
.has-drop>a::after{content:" \25BE";font-size:.6em;opacity:.5;vertical-align:middle}
.dropdown{position:absolute;top:100%;left:50%;transform:translateX(-50%) translateY(8px);min-width:210px;background:var(--paper);border:1px solid var(--line);border-radius:6px;box-shadow:0 18px 40px -18px rgba(28,58,46,.45);padding:8px;opacity:0;visibility:hidden;transition:opacity .2s,transform .2s;z-index:70}
.has-drop:hover .dropdown,.has-drop:focus-within .dropdown{opacity:1;visibility:visible;transform:translateX(-50%) translateY(4px)}
.dropdown::before{content:"";position:absolute;top:-12px;left:0;right:0;height:12px}
.dropdown a{display:block;padding:9px 14px;border-radius:4px;font-size:.88rem;font-weight:500;color:var(--ink);white-space:nowrap}
.dropdown a:hover{background:var(--ivory);color:var(--red)}
.dropdown a.active::after{display:none}
.dropdown .drop-head{font-size:.68rem;font-weight:700;letter-spacing:.12em;text-transform:uppercase;color:var(--muted);padding:8px 14px 4px}
.dropdown .drop-all{border-top:1px solid var(--line);margin-top:6px;padding-top:10px;color:var(--copper);font-weight:600}
.nav-cta{
  background:var(--red);color:#fff!important;
  padding:10px 20px;border-radius:2px;font-size:.88rem;font-weight:600;
  transition:background .2s
}
.nav-cta:hover{background:var(--red-dark)}
.nav-toggle{display:none;background:none;border:0;cursor:pointer;font-size:1.6rem;color:var(--evergreen)}

/* ---------- Buttons ---------- */
.btn{display:inline-block;font-weight:600;font-size:.95rem;padding:14px 28px;border-radius:2px;transition:all .2s;cursor:pointer;border:0}
.btn-primary{background:var(--copper);color:#fff}
.btn-primary:hover{background:var(--copper-dark)}
.btn-dark{background:var(--evergreen);color:var(--paper)}
.btn-dark:hover{background:var(--evergreen-soft)}
.btn-ghost{border:1px solid var(--evergreen);color:var(--evergreen);background:transparent}
.btn-ghost:hover{background:var(--evergreen);color:var(--paper)}

/* ---------- Hero ---------- */
.hero{position:relative;padding:96px 0 80px;overflow:hidden}
.hero::before{content:"";position:absolute;top:-180px;right:-160px;width:520px;height:520px;border-radius:50%;background:radial-gradient(circle,rgba(204,0,0,.06),transparent 65%);pointer-events:none}
.hero-grid{display:grid;grid-template-columns:1.1fr .9fr;gap:56px;align-items:center;position:relative}
.hero h1{font-size:clamp(2.6rem,6vw,4.4rem);font-weight:500}
.hero h1 em{font-style:italic;color:var(--red)}
.hero .lead{margin:24px 0 32px}
.hero-img{position:relative;border-radius:3px;overflow:hidden;box-shadow:0 30px 60px -20px rgba(28,58,46,.35);aspect-ratio:4/5;object-fit:cover;height:100%}
.hero-img img{height:100%;object-fit:cover}
.hero-badge{position:absolute;left:20px;bottom:20px;background:rgba(252,250,244,.95);backdrop-filter:blur(6px);border-radius:6px;padding:14px 18px;box-shadow:0 12px 30px -12px rgba(28,58,46,.5);max-width:230px}
.hero-badge .hb-name{font-family:var(--display);font-weight:600;color:var(--evergreen);font-size:1rem}
.hero-badge .hb-role{font-size:.76rem;color:var(--muted);margin-top:2px}
.hero-badge .hb-line{display:flex;align-items:center;gap:6px;margin-top:8px;font-size:.78rem;color:var(--copper);font-weight:600}

/* trust / credibility strip */
.trust-bar{border-top:1px solid var(--line);border-bottom:1px solid var(--line);background:var(--paper)}
.trust-bar .wrap{display:grid;grid-template-columns:repeat(4,1fr);gap:24px;padding:32px 22px}
.trust-item{text-align:center}
.trust-item .tn{font-family:var(--display);font-size:2.2rem;font-weight:500;color:var(--evergreen);line-height:1}
.trust-item .tn em{font-style:normal;color:var(--red)}
.trust-item .tl{font-size:.78rem;color:var(--muted);text-transform:uppercase;letter-spacing:.08em;margin-top:8px}
@media(max-width:760px){.trust-bar .wrap{grid-template-columns:1fr 1fr;gap:28px 16px}}

/* search box */
.hero-search{margin-bottom:18px;max-width:520px}
.hs-tabs{display:inline-flex;gap:2px;margin-bottom:-1px}
.hs-tab{border:1px solid var(--line);border-bottom:0;background:rgba(252,250,244,.7);cursor:pointer;font-family:var(--body);font-size:.9rem;font-weight:600;color:var(--muted);padding:10px 22px;border-radius:6px 6px 0 0;transition:all .2s}
.hs-tab.on{background:var(--paper);color:var(--evergreen)}
.hs-tab:hover:not(.on){color:var(--copper)}
.hs-hint{font-size:.82rem;color:var(--muted);margin-top:10px}
.searchbox{display:flex;gap:10px;background:var(--paper);border:1px solid var(--line);border-radius:3px;padding:8px;max-width:520px}
.searchbox input{flex:1;border:0;background:transparent;font-family:var(--body);font-size:1rem;padding:10px 12px;outline:none;color:var(--ink)}
.searchbox .btn{padding:12px 22px;white-space:nowrap}

/* ---------- Sections ---------- */
section{padding:84px 0}
.section-head{max-width:64ch;margin-bottom:48px}
.section-head h2{font-size:clamp(2rem,4vw,3rem);margin:14px 0 16px}

/* ---------- Process / numbered ---------- */
.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:32px}
.steps.steps-5{grid-template-columns:repeat(5,1fr);gap:24px}
.steps.steps-6{grid-template-columns:repeat(3,1fr)}
.steps.steps-7{grid-template-columns:repeat(4,1fr)}
.step{border-top:2px solid var(--evergreen);padding-top:20px}
.step .num{font-family:var(--display);font-size:2.4rem;color:var(--copper);font-weight:300;line-height:1}
.step:nth-child(2n) .num{color:var(--red)}
.step h3{font-size:1.25rem;margin:10px 0 8px}
.step p{font-size:.95rem;color:var(--muted)}

/* ---------- Audience cards ---------- */
.aud-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.aud-card{
  background:var(--paper);border:1px solid var(--line);border-radius:4px;
  overflow:hidden;display:flex;flex-direction:column;transition:transform .25s,box-shadow .25s
}
.aud-card:hover{transform:translateY(-4px);box-shadow:0 20px 40px -22px rgba(28,58,46,.4)}
.aud-card img{aspect-ratio:16/10;object-fit:cover}
.aud-card .body{padding:26px;flex:1;display:flex;flex-direction:column}
.aud-card h3{font-size:1.5rem;margin-bottom:10px}
.aud-card p{color:var(--muted);font-size:.96rem;flex:1}
.aud-card .arrow{margin-top:18px;color:var(--copper);font-weight:600;font-size:.92rem}

/* ---------- Neighborhood grid ---------- */
.hood-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.hood-card{position:relative;border-radius:4px;overflow:hidden;aspect-ratio:3/4;display:flex;align-items:flex-end}
.hood-card img{position:absolute;inset:0;height:100%;width:100%;object-fit:cover;transition:transform .5s}
.hood-card:hover img{transform:scale(1.06)}
.hood-card::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(28,58,46,0) 35%,rgba(28,58,46,.85) 100%)}
.hood-card .label{position:relative;z-index:2;padding:24px;color:#fff}
.hood-card .label h3{color:#fff;font-size:1.5rem}
.hood-card .label span{font-size:.82rem;opacity:.85}

/* ---------- Stat / fact rows ---------- */
.facts{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--line);border:1px solid var(--line);border-radius:4px;overflow:hidden}
.fact{background:var(--paper);padding:26px 22px}
.fact .n{font-family:var(--display);font-size:2rem;color:var(--evergreen);font-weight:500}
.fact .l{font-size:.8rem;color:var(--muted);text-transform:uppercase;letter-spacing:.08em;margin-top:4px}

/* ---------- Neighborhood: map + snapshot ---------- */
.map-split{display:grid;grid-template-columns:1.6fr 1fr;gap:28px;align-items:stretch}
.map-wrap{position:relative;border-radius:8px;overflow:hidden;border:1px solid var(--line);min-height:380px;box-shadow:0 18px 40px -24px rgba(28,58,46,.35)}
.map-wrap iframe{width:100%;height:100%;min-height:380px;border:0;display:block;filter:saturate(.92)}
.map-link{position:absolute;right:12px;bottom:12px;background:var(--evergreen);color:#fff;font-size:.8rem;font-weight:600;padding:8px 14px;border-radius:30px;box-shadow:0 4px 12px rgba(0,0,0,.25)}
.map-link:hover{background:var(--copper)}
.snap{background:var(--paper);border:1px solid var(--line);border-radius:8px;padding:26px;display:flex;flex-direction:column}
.snap-row{display:flex;justify-content:space-between;align-items:center;padding:13px 0;border-bottom:1px solid var(--line);font-size:.96rem}
.snap-row span{color:var(--muted)}
.snap-row strong{color:var(--evergreen);font-weight:600;text-align:right}
.snap-row:nth-child(2n) strong{color:var(--red)}

/* commute + vibe */
.commute-split{display:grid;grid-template-columns:1.2fr 1fr;gap:48px;align-items:start}
.commute-table{width:100%;border-collapse:collapse;font-size:.95rem}
.commute-table th{text-align:left;font-family:var(--body);font-size:.72rem;letter-spacing:.1em;text-transform:uppercase;color:var(--muted);font-weight:600;padding:0 0 10px;border-bottom:2px solid var(--evergreen)}
.commute-table td{padding:13px 0;border-bottom:1px solid var(--line)}
.commute-table td strong{color:var(--copper)}
.commute-table .via{color:var(--muted);font-size:.85rem;text-align:right}

/* good to know */
.gtk{list-style:none;display:grid;grid-template-columns:1fr 1fr;gap:16px 32px}
.gtk li{position:relative;padding-left:28px;font-size:1rem;color:var(--ink);line-height:1.55}
.gtk li::before{content:"";position:absolute;left:0;top:8px;width:12px;height:12px;border-radius:50%;background:var(--copper)}
.gtk li:nth-child(2n)::before{background:var(--red)}

@media(max-width:900px){
  .map-split{grid-template-columns:1fr}
  .commute-split{grid-template-columns:1fr;gap:36px}
  .gtk{grid-template-columns:1fr}
}

/* ---------- Amenity columns (neighborhood pages) ---------- */
.amenities{display:grid;grid-template-columns:repeat(2,1fr);gap:40px}
.amen-block h3{font-size:1.4rem;border-bottom:2px solid var(--copper);padding-bottom:10px;margin-bottom:16px;display:flex;align-items:center;gap:10px}
.amen-block ul{list-style:none}
.amen-block li{padding:12px 0;border-bottom:1px solid var(--line);font-size:.96rem}
.amen-block li strong{color:var(--evergreen);font-weight:600}
.amen-block li .meta{display:block;color:var(--muted);font-size:.86rem;margin-top:2px}

/* feature article layout */
.article{max-width:760px;margin:0 auto}
.article p{font-size:1.08rem;margin-bottom:20px;color:var(--ink)}
.article h2{font-size:2rem;margin:44px 0 18px}
.article .lead{font-size:1.3rem;color:var(--evergreen-soft);font-family:var(--display);font-style:italic;margin-bottom:32px}

/* intro split — aligns intro text to the hero text column width */
.intro-split{display:grid;grid-template-columns:1.1fr .9fr;gap:56px;align-items:start}
.intro-split .intro-copy p{font-size:1.08rem;margin-bottom:18px;color:var(--ink)}
.intro-split .intro-aside{padding-top:4px}
@media(max-width:900px){.intro-split{grid-template-columns:1fr;gap:24px}}

/* in-page sub navigation (jump links) */
.subnav{position:sticky;top:70px;z-index:40;background:rgba(252,250,244,.92);backdrop-filter:blur(8px);border-bottom:1px solid var(--line)}
.subnav .wrap{display:flex;gap:6px;overflow-x:auto;padding-top:0;padding-bottom:0;-ms-overflow-style:none;scrollbar-width:none}
.subnav .wrap::-webkit-scrollbar{display:none}
.subnav a{white-space:nowrap;font-size:.85rem;font-weight:600;color:var(--muted);padding:15px 14px;border-bottom:2px solid transparent;transition:color .2s,border-color .2s}
.subnav a:hover{color:var(--copper)}
.subnav a.on{color:var(--red);border-bottom-color:var(--red)}
@media(max-width:640px){.subnav{top:0}}

/* slider control in calculators */
.calc-slider-row{display:flex;align-items:center;gap:12px;margin-top:10px}
.calc-slider{flex:1;-webkit-appearance:none;appearance:none;height:6px;border-radius:4px;outline:none;cursor:pointer;
  background:linear-gradient(to right, var(--slider-fill,#B11E2F) 0%, var(--slider-fill,#B11E2F) var(--pct,30%), #E4DCCB var(--pct,30%), #E4DCCB 100%)}
.calc-slider::-webkit-slider-thumb{-webkit-appearance:none;appearance:none;width:19px;height:19px;border-radius:50%;background:#fff;cursor:pointer;border:3px solid var(--slider-fill,#B11E2F);box-shadow:0 1px 3px rgba(0,0,0,.2);transition:transform .12s}
.calc-slider::-webkit-slider-thumb:hover{transform:scale(1.12)}
.calc-slider::-moz-range-thumb{width:19px;height:19px;border-radius:50%;background:#fff;cursor:pointer;border:3px solid var(--slider-fill,#B11E2F);box-shadow:0 1px 3px rgba(0,0,0,.2)}
.calc-slider::-moz-range-track{height:6px;border-radius:4px;background:#E4DCCB}
.calc-slider::-moz-range-progress{height:6px;border-radius:4px;background:var(--slider-fill,#B11E2F)}
.calc-slider:focus::-webkit-slider-thumb{box-shadow:0 0 0 4px rgba(177,30,47,.18)}
.calc-slider-val{font-family:var(--display);font-size:1.05rem;color:var(--evergreen);min-width:74px;text-align:right;font-weight:500}

/* ---------- Blog ---------- */
.blog-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.blog-card{background:var(--paper);border:1px solid var(--line);border-radius:6px;overflow:hidden;display:flex;flex-direction:column;transition:transform .25s,box-shadow .25s}
.blog-card:hover{transform:translateY(-4px);box-shadow:0 20px 40px -22px rgba(28,58,46,.4)}
.blog-card img{aspect-ratio:16/10;object-fit:cover}
.blog-card .body{padding:22px;display:flex;flex-direction:column;flex:1}
.blog-card .cat{font-size:.7rem;font-weight:600;letter-spacing:.12em;text-transform:uppercase;color:var(--copper);margin-bottom:8px}
.blog-card:nth-child(3n+2) .cat{color:var(--red)}
.blog-card:nth-child(3n) .cat{color:var(--orange)}
.blog-card h3{font-size:1.3rem;line-height:1.2;margin-bottom:8px}
.blog-card p{color:var(--muted);font-size:.94rem;flex:1}
.blog-card .meta{margin-top:14px;font-size:.8rem;color:var(--muted)}
.blog-card .arrow{margin-top:12px;color:var(--copper);font-weight:600;font-size:.88rem}
@media(max-width:900px){.blog-grid{grid-template-columns:1fr 1fr}}
@media(max-width:640px){.blog-grid{grid-template-columns:1fr}}

/* blog article */
.post{max-width:740px;margin:0 auto}
.post p{font-size:1.1rem;margin-bottom:22px;line-height:1.7}
.post h2{font-size:1.7rem;margin:40px 0 16px}
.post ul{margin:0 0 22px 22px}
.post li{font-size:1.08rem;margin-bottom:10px;line-height:1.6}
.post .lead{font-family:var(--display);font-style:italic;font-size:1.35rem;color:var(--evergreen-soft);margin-bottom:30px;line-height:1.4}

.pillbar{display:flex;flex-wrap:wrap;gap:10px;margin:24px 0}
.pill{background:var(--paper);border:1px solid var(--line);padding:8px 16px;border-radius:30px;font-size:.85rem;font-weight:500}

/* ---------- Checklists (buyer/seller/investor) ---------- */
.checklist{display:grid;grid-template-columns:repeat(2,1fr);gap:28px;margin-top:32px}
.check-item{background:var(--paper);border-left:3px solid var(--copper);padding:22px 24px;border-radius:0 4px 4px 0}
.check-item:nth-child(2n){border-left-color:var(--red)}
.check-item h4{font-family:var(--body);font-weight:600;color:var(--evergreen);font-size:1.05rem;margin-bottom:6px}
.check-item p{color:var(--muted);font-size:.95rem}

/* ---------- Band (CTA) ---------- */
.band{background:var(--evergreen);color:var(--paper);text-align:center;position:relative}
.band::before{content:"";position:absolute;top:0;left:0;right:0;height:4px;background:linear-gradient(90deg,var(--orange),var(--red))}
.band h2{color:var(--paper);font-size:clamp(2rem,4vw,3rem)}
.band .lead{color:rgba(252,250,244,.8);margin:18px auto 30px}

/* ---------- Quote ---------- */
.quote{max-width:760px;margin:0 auto;text-align:center}
.quote blockquote{font-family:var(--display);font-size:clamp(1.4rem,3vw,2rem);font-style:italic;color:var(--evergreen);line-height:1.4}
.quote cite{display:block;margin-top:22px;font-family:var(--body);font-style:normal;font-weight:600;color:var(--copper);font-size:.95rem}

/* ---------- Footer ---------- */
.site-foot{background:var(--ink);color:#cfcabb;padding:0 0 32px;font-size:.92rem;position:relative}
.site-foot::before{content:"";display:block;height:4px;background:linear-gradient(90deg,var(--red),var(--copper))}
.site-foot .wrap{padding-top:60px}
.foot-grid{display:grid;grid-template-columns:2.2fr 1fr 1fr 1.4fr;gap:48px;margin-bottom:44px}
.site-foot .brand{font-size:1.6rem;color:#fff;margin-bottom:16px}
.site-foot .foot-tagline{color:#a8a89c;line-height:1.6;max-width:30ch;margin-bottom:22px}
.site-foot .foot-cta{display:inline-block;background:var(--red);color:#fff;padding:11px 22px;border-radius:3px;font-size:.85rem;font-weight:600;transition:background .2s}
.site-foot .foot-cta:hover{background:var(--red-dark);color:#fff}
.site-foot h5{color:#fff;font-family:var(--body);font-size:.74rem;letter-spacing:.14em;text-transform:uppercase;margin-bottom:18px;position:relative;padding-bottom:10px}
.site-foot h5::after{content:"";position:absolute;left:0;bottom:0;width:24px;height:2px;background:var(--red)}
.site-foot ul{list-style:none}
.site-foot li{margin-bottom:11px;line-height:1.4}
.site-foot a{transition:color .2s}
.site-foot a:hover{color:#fff}
.site-foot .foot-contact li{color:#a8a89c}
.site-foot .foot-contact a{color:#cfcabb}
.foot-bottom{border-top:1px solid #3a3b34;padding-top:26px;display:flex;justify-content:space-between;flex-wrap:wrap;gap:12px;font-size:.82rem;color:#8d8d82}

/* scroll reveal — content visible by default; hidden only when JS adds .reveal-on */
.reveal-on [data-reveal]{opacity:0;transform:translateY(20px);transition:opacity .6s ease,transform .6s ease}
.reveal-on [data-reveal].in{opacity:1;transform:none}

/* ---------- Calculator widget ---------- */
.calc{max-width:920px;margin:0 auto;background:var(--paper);border:1px solid var(--line);border-radius:8px;overflow:hidden}
.calc-grid{display:grid;grid-template-columns:1fr 1fr;gap:0}
.calc-inputs{padding:32px;border-right:1px solid var(--line)}
.calc-output{padding:32px;background:var(--evergreen);color:var(--paper)}
.calc-field{margin-bottom:18px}
.calc-field label{display:block;font-size:.82rem;font-weight:600;color:var(--evergreen);margin-bottom:6px}
.calc-field .hint{font-weight:400;color:var(--muted);font-size:.76rem}
.calc-input-wrap{position:relative;display:flex;align-items:center}
.calc-input-wrap .pre{position:absolute;left:12px;color:var(--muted);font-size:.95rem;pointer-events:none}
.calc-input-wrap .post{position:absolute;right:12px;color:var(--muted);font-size:.95rem;pointer-events:none}
.calc input[type=number],.calc select{
  width:100%;padding:12px 14px;border:1px solid var(--line);border-radius:4px;
  font-family:inherit;font-size:1rem;background:#fff;color:var(--ink);-moz-appearance:textfield
}
.calc input.has-pre{padding-left:26px}
.calc input.has-post{padding-right:34px}
.calc input:focus,.calc select:focus{outline:2px solid var(--copper);outline-offset:1px;border-color:var(--copper)}
.calc-range{width:100%;accent-color:var(--copper);margin-top:8px}
.calc-output h3{color:#fff;font-size:.8rem;letter-spacing:.12em;text-transform:uppercase;font-family:var(--body);font-weight:600;opacity:.8;margin-bottom:6px}
.calc-big{font-family:var(--display);font-size:clamp(2.4rem,5vw,3.2rem);font-weight:500;line-height:1.05;margin-bottom:4px}
.calc-big .per{font-size:1rem;opacity:.7;font-family:var(--body)}
.calc-rows{margin-top:24px;border-top:1px solid rgba(255,255,255,.18);padding-top:18px}
.calc-row{display:flex;justify-content:space-between;padding:9px 0;font-size:.95rem;border-bottom:1px solid rgba(255,255,255,.1)}
.calc-row span:first-child{opacity:.82}
.calc-row span:last-child{font-weight:600}
.calc-row.total{border-bottom:0;margin-top:6px;padding-top:14px;border-top:1px solid rgba(255,255,255,.3);font-size:1.1rem}
.calc-note{font-size:.74rem;color:var(--muted);padding:16px 32px;background:var(--ivory);border-top:1px solid var(--line);line-height:1.5}

/* investor mode tabs */
.inv-tabs{display:inline-flex;gap:4px;background:var(--paper);border:1px solid var(--line);border-radius:30px;padding:4px;margin-bottom:28px}
.inv-tab{border:0;background:none;cursor:pointer;font-family:var(--body);font-size:.92rem;font-weight:600;color:var(--muted);padding:10px 22px;border-radius:26px;transition:all .2s}
.inv-tab.on{background:var(--evergreen);color:#fff}
.inv-tab:hover:not(.on){color:var(--copper)}

/* neighborhood filter tabs */
.filter-tabs{display:flex;flex-wrap:wrap;gap:8px;margin-bottom:32px}
.filter-tab{border:1px solid var(--line);background:var(--paper);cursor:pointer;font-family:var(--body);font-size:.88rem;font-weight:600;color:var(--muted);padding:9px 18px;border-radius:30px;transition:all .2s}
.filter-tab.on{background:var(--evergreen);color:#fff;border-color:var(--evergreen)}
.filter-tab:hover:not(.on){border-color:var(--copper);color:var(--copper)}
.hood-card.hide{display:none}

/* hold vs flip comparison */
.compare-wrap{max-width:920px;margin:0 auto;background:var(--paper);border:1px solid var(--line);border-radius:8px;overflow:hidden}
.compare-inputs{padding:28px 32px;border-bottom:1px solid var(--line);display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.compare-cols{display:grid;grid-template-columns:1fr 1fr}
.compare-col{padding:28px 32px}
.compare-col.hold{background:var(--evergreen);color:var(--paper)}
.compare-col.flip{background:#23241F;color:var(--paper)}
.compare-col h3{font-family:var(--display);font-size:1.5rem;color:#fff;margin-bottom:4px}
.compare-col .sub{font-size:.8rem;opacity:.7;margin-bottom:18px;text-transform:uppercase;letter-spacing:.1em}
.compare-col .big{font-family:var(--display);font-size:2.2rem;font-weight:500;line-height:1;margin-bottom:18px}
.compare-col .big.hold{color:#9FE3BC}
.compare-col .big.flip{color:#F08A7A}
.cmp-row{display:flex;justify-content:space-between;padding:9px 0;font-size:.92rem;border-bottom:1px solid rgba(255,255,255,.12)}
.cmp-row span:first-child{opacity:.8}
.cmp-row span:last-child{font-weight:600}
.compare-verdict{padding:18px 32px;background:var(--ivory);border-top:1px solid var(--line);font-size:.95rem;color:var(--ink);line-height:1.6}
.compare-verdict strong{color:var(--evergreen)}
@media(max-width:760px){
  .compare-inputs{grid-template-columns:1fr 1fr}
  .compare-cols{grid-template-columns:1fr}
}

@media(max-width:760px){
  .calc-grid{grid-template-columns:1fr}
  .calc-inputs{border-right:0;border-bottom:1px solid var(--line)}
}

/* ---------- FAQ accordion ---------- */
.faq{max-width:820px;margin:0 auto}
.faq-item{border-bottom:1px solid var(--line)}
.faq-q{
  width:100%;text-align:left;background:none;border:0;cursor:pointer;
  font-family:var(--display);font-size:1.18rem;color:var(--evergreen);
  padding:22px 44px 22px 0;position:relative;line-height:1.3
}
.faq-q::after{
  content:"+";position:absolute;right:8px;top:50%;transform:translateY(-50%);
  font-family:var(--body);font-size:1.6rem;color:var(--copper);font-weight:400;transition:transform .25s
}
.faq-item.open .faq-q::after{content:"\2212"}
.faq-a{max-height:0;overflow:hidden;transition:max-height .3s ease}
.faq-a p{padding:0 44px 22px 0;color:var(--muted);font-size:1rem;line-height:1.65}
.faq-item.open .faq-a{max-height:520px}

/* page hero (interior) */
.page-hero{padding:64px 0 48px;border-bottom:1px solid var(--line)}
.page-hero h1{font-size:clamp(2.2rem,5vw,3.6rem);margin:14px 0 16px}
.crumb{font-size:.82rem;color:var(--muted)}
.crumb a:hover{color:var(--copper)}

/* breadcrumb image strip for hood pages */
.hood-banner{height:42vh;min-height:300px;position:relative;display:flex;align-items:flex-end;overflow:hidden}
.hood-banner img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hood-banner::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(28,58,46,.15),rgba(28,58,46,.8))}
.hood-banner .inner{position:relative;z-index:2;color:#fff;padding-bottom:36px}
.hood-banner h1{color:#fff;font-size:clamp(2.4rem,6vw,4rem)}
.hood-banner .eyebrow{color:#E8C9A8}

/* responsive */
@media(max-width:900px){
  .hero-grid{grid-template-columns:1fr;gap:36px}
  .hero-img{aspect-ratio:16/11}
  .steps,.steps.steps-5,.steps.steps-6,.steps.steps-7{grid-template-columns:repeat(2,1fr)}
  .aud-grid,.hood-grid{grid-template-columns:1fr 1fr}
  .facts{grid-template-columns:1fr 1fr}
  .amenities,.checklist{grid-template-columns:1fr}
  .foot-grid{grid-template-columns:1fr 1fr}
}
@media(max-width:1080px){
  .nav-links{
    display:none;position:absolute;top:70px;left:0;right:0;
    background:var(--paper);flex-direction:column;gap:0;
    border-bottom:1px solid var(--line);padding:8px 0;z-index:60
  }
  .nav-links.open{display:flex}
  .nav-links a{padding:14px 24px;width:100%;border-bottom:1px solid var(--line);white-space:normal}
  .nav-links .nav-cta{margin:12px 24px;text-align:center}
  .nav-toggle{display:block}
  /* dropdown collapses inline on mobile */
  .has-drop{width:100%}
  .has-drop>a::after{display:none}
  .dropdown{position:static;transform:none;opacity:1;visibility:visible;box-shadow:none;border:0;border-bottom:1px solid var(--line);border-radius:0;padding:0;min-width:0;background:var(--ivory)}
  .dropdown a{padding:11px 40px;font-size:.85rem;border-bottom:1px solid var(--line)}
  .dropdown .drop-head{display:none}
  .dropdown .drop-all{border-top:0}
}
@media(max-width:640px){
  section{padding:60px 0}
  .aud-grid,.hood-grid,.steps,.steps.steps-5,.steps.steps-6,.steps.steps-7,.facts{grid-template-columns:1fr}
  .foot-grid{grid-template-columns:1fr}
  .searchbox{flex-direction:column}
}