:root {
  --paper: #F3EFE4;
  --paper-2: #EAE4D5;
  --ink: #262624;
  --ink-2: #55544E;
  --sage: #8C9A7B;
  --sage-d: #46533D;
  --sage-l: #DCE1D2;
  --rule: #CFC8B8;
  --ease-out: cubic-bezier(0.23, 1, 0.32, 1);
  --ease-in-out: cubic-bezier(0.77, 0, 0.175, 1);
  --bodoni: "Bodoni Moda", "Didot", serif;
  --sans: "Manrope", system-ui, sans-serif;
  --g: clamp(16px, 4vw, 64px);
}
*, *::before, *::after { box-sizing: border-box; }
[hidden] { display: none !important; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }
body { margin: 0; background: var(--paper); color: var(--ink); font: 400 1.03rem/1.65 var(--sans); overflow-x: hidden; }
h1, h2, h3 { font-family: var(--bodoni); font-weight: 500; margin: 0; font-optical-sizing: auto; }
h2 { font-size: clamp(2.3rem, 5vw, 4.4rem); line-height: 1.02; letter-spacing: -0.02em; }
p { margin: 0; }
a { color: inherit; }
.sr { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; }
.skip { position: absolute; left: 12px; top: -60px; z-index: 100; background: var(--ink); color: var(--paper); padding: 10px 14px; }
.skip:focus { top: 12px; }
:focus-visible { outline: 2px solid var(--sage-d); outline-offset: 3px; }

.btn {
  display: inline-flex; align-items: center; justify-content: center; min-height: 46px; padding: .8em 1.4em; border-radius: 999px;
  font: 600 .98rem/1 var(--sans); text-decoration: none; border: 0; cursor: pointer;
  transition: transform 160ms var(--ease-out), background-color 200ms var(--ease-out), color 200ms var(--ease-out);
}
.btn:active { transform: scale(0.97); }
.btn-lg { min-height: 56px; padding: 1em 1.7em; }
.btn-ink { background: var(--ink); color: var(--paper); }
.btn-line { background: transparent; color: var(--ink); box-shadow: inset 0 0 0 1.5px var(--ink); }
@media (hover: hover) and (pointer: fine) {
  .btn-ink:hover { background: var(--sage-d); }
  .btn-line:hover { background: var(--ink); color: var(--paper); }
}

/* ---------- top bar ---------- */
.bar { position: relative; z-index: 20; display: flex; justify-content: space-between; align-items: center; padding: 16px var(--g); border-bottom: 1px solid var(--ink); }
.issue { font-size: .9rem; font-weight: 600; }
.issue span { font-weight: 400; color: var(--ink-2); margin-left: 14px; padding-left: 14px; border-left: 1px solid var(--rule); }
.bar ul { display: flex; align-items: center; gap: 28px; list-style: none; margin: 0; padding: 0; }
.bar ul a { text-decoration: none; font-size: .93rem; font-weight: 500; }
.bar-cta { padding: 9px 16px; border-radius: 999px; background: var(--ink); color: var(--paper) !important; transition: background-color 200ms var(--ease-out), transform 160ms var(--ease-out); display: inline-block; }
.bar-cta:active { transform: scale(.97); }
@media (hover: hover) and (pointer: fine) { .bar ul a:not(.bar-cta):hover { text-decoration: underline; text-underline-offset: 5px; } .bar-cta:hover { background: var(--sage-d); } }
.menu-btn { display: none; }

/* ---------- cover ---------- */
.cover {
  display: grid; grid-template-columns: minmax(0, 1.25fr) minmax(0, 1fr); grid-template-areas: "mast mast" "copy portrait" "lines lines";
  padding: 0 var(--g); position: relative; overflow: hidden;
}
.masthead {
  grid-area: mast; font: 700 15.6vw/.78 var(--bodoni); letter-spacing: -0.035em; text-align: center;
  margin: 2vw 0 0; text-transform: uppercase; font-variation-settings: "opsz" 96; white-space: nowrap;
}
.portrait { grid-area: portrait; margin: -14vw 0 0; position: relative; z-index: 2; justify-self: end; width: min(100%, 470px); }
.portrait svg { width: 100%; height: auto; display: block; overflow: visible; }
.portrait .wash { fill: var(--sage); }
.portrait .cut { fill: var(--paper); }
.portrait .ink path { fill: none; stroke: var(--ink); stroke-width: 2.1; stroke-linecap: round; stroke-linejoin: round; }
.portrait .pearl { fill: var(--paper); stroke: var(--ink); stroke-width: 1.4; }
.portrait figcaption { font-size: .8rem; color: var(--ink-2); margin-top: 10px; max-width: 30ch; margin-left: auto; text-align: right; }
.cover-copy { grid-area: copy; padding: 4vw 3vw 0 0; align-self: start; }
.cover h1 { font-size: clamp(2.2rem, 4.1vw, 4rem); line-height: 1.04; letter-spacing: -0.02em; font-weight: 500; max-width: 16ch; }
.dek { margin-top: 22px; font-size: 1.1rem; color: var(--ink-2); max-width: 36rem; }
.cover-actions { display: flex; flex-wrap: wrap; gap: 12px; margin-top: 30px; }
.coverlines { grid-area: lines; list-style: none; margin: 48px 0 0; padding: 22px 0 40px; display: grid; grid-template-columns: repeat(3, 1fr); gap: 32px; border-top: 1px solid var(--ink); }
.coverlines li { font-size: .95rem; color: var(--ink-2); }
.coverlines b { display: block; font: italic 500 1.9rem/1.1 var(--bodoni); color: var(--ink); margin-bottom: 4px; }

/* draw-on for the portrait */
.portrait.draw .ink path { stroke-dasharray: var(--len); stroke-dashoffset: var(--len); animation: draw 1.8s var(--ease-in-out) forwards; animation-delay: var(--d, 0s); }
@keyframes draw { to { stroke-dashoffset: 0; } }

/* ---------- listings rail ---------- */
.listings { position: relative; background: var(--ink); color: var(--paper); }
.rail-pin { position: sticky; top: 0; height: 100vh; height: 100svh; display: flex; flex-direction: column; justify-content: center; overflow: hidden; padding: 48px 0; }
.rail-head { display: grid; grid-template-columns: 1fr 1fr; gap: 16px 60px; align-items: end; padding: 0 var(--g); margin-bottom: 40px; }
.rail-head p { color: rgba(243,239,228,.75); max-width: 34rem; }
.rail-progress { grid-column: 1 / -1; height: 2px; background: rgba(243,239,228,.18); position: relative; overflow: hidden; }
.rail-progress span { position: absolute; inset: 0; background: var(--sage-l); transform-origin: left; transform: scaleX(var(--p, 0)); }
.rail { outline-offset: -4px; }
.track { display: flex; gap: 28px; list-style: none; margin: 0; padding: 0 var(--g); width: max-content; will-change: transform; }
.card { width: clamp(300px, 30vw, 440px); flex: none; }
.card-art { position: relative; aspect-ratio: 4 / 3; background: var(--sage-l); overflow: hidden; }
.card-art svg { width: 100%; height: 100%; display: block; }
.tag { position: absolute; left: 14px; top: 14px; font: 700 .78rem/1 var(--sans); padding: 7px 10px; border-radius: 999px; background: var(--paper); color: var(--ink); }
.tag.sold { background: var(--ink); color: var(--paper); }
.card h3 { font-size: 1.6rem; margin-top: 18px; line-height: 1.1; }
.card .price { font: italic 500 1.4rem/1 var(--bodoni); color: var(--sage-l); margin-top: 8px; }
.card .meta { font-size: .9rem; color: rgba(243,239,228,.7); margin-top: 8px; }
.card .note { font-size: .92rem; color: rgba(243,239,228,.86); margin-top: 10px; padding-top: 10px; border-top: 1px solid rgba(243,239,228,.2); }
.house-svg .sky { fill: var(--sage-l); }
.house-svg .ground { fill: #C7CEB9; }
.house-svg .line { fill: none; stroke: var(--ink); stroke-width: 1.6; stroke-linejoin: round; stroke-linecap: round; }
.house-svg .fill-w { fill: var(--paper); }
.house-svg .fill-s { fill: var(--sage); }
.house-svg .fill-d { fill: var(--sage-d); }
.house-svg .fill-i { fill: var(--ink); }

/* ---------- results ---------- */
section.results, section.selling, section.areas, section.faq { padding: clamp(80px, 10vw, 150px) var(--g); max-width: 1440px; margin: 0 auto; }
.stats { display: grid; grid-template-columns: repeat(3, 1fr); margin: 48px 0 0; border-top: 1px solid var(--ink); }
.stats div { padding: 28px 28px 0 0; }
.stats div + div { padding-left: 28px; border-left: 1px solid var(--rule); }
.stats dt { font: 500 clamp(3.2rem, 7vw, 6.4rem)/1 var(--bodoni); letter-spacing: -0.03em; }
.stats dd { margin: 12px 0 0; color: var(--ink-2); max-width: 22rem; }
.pulls { display: grid; grid-template-columns: 1.5fr 1fr; grid-template-areas: "s s" "a b" "a c"; gap: 36px 64px; margin-top: 96px; }
.sample { grid-area: s; font-size: .82rem; color: var(--ink-2); }
.pull { margin: 0; }
.pull-a { grid-area: a; } .pull-b { grid-area: b; } .pull-c { grid-area: c; }
.pull blockquote { margin: 0; font: italic 400 1.6rem/1.32 var(--bodoni); }
.pull-a blockquote { font-size: clamp(1.9rem, 3vw, 2.7rem); line-height: 1.18; }
.pull-a blockquote::first-letter { font-style: normal; }
.pull figcaption { margin-top: 14px; font-size: .88rem; font-weight: 600; }

/* ---------- selling ---------- */
.selling { border-top: 1px solid var(--ink); }
.selling-intro { display: grid; grid-template-columns: 1fr 1fr; gap: 20px 60px; align-items: end; }
.selling-intro p { color: var(--ink-2); max-width: 30rem; }
.steps { list-style: none; counter-reset: s; padding: 0; margin: 64px 0 0; display: grid; grid-template-columns: repeat(4, 1fr); gap: 0; }
.steps li { counter-increment: s; padding: 0 28px 0 0; }
.steps li + li { padding-left: 28px; border-left: 1px solid var(--rule); }
.steps li::before { content: counter(s); display: block; font: italic 500 3.4rem/1 var(--bodoni); color: var(--sage-d); margin-bottom: 18px; }
.steps h3 { font-size: 1.45rem; line-height: 1.15; }
.steps p { color: var(--ink-2); margin-top: 10px; font-size: .97rem; }
.assurances { list-style: none; padding: 28px; margin: 72px 0 0; display: grid; grid-template-columns: repeat(4, 1fr); gap: 28px; background: var(--sage-l); }
.assurances li { font-size: .93rem; color: var(--ink-2); }
.assurances b { display: block; color: var(--ink); font-size: 1rem; margin-bottom: 4px; }

/* ---------- valuation ---------- */
.value { background: var(--sage-d); color: var(--paper); padding: clamp(80px, 10vw, 140px) var(--g); display: grid; grid-template-columns: 1fr minmax(0, 560px); gap: 6vw; align-items: start; scroll-margin-top: 0; }
.value-copy { max-width: 32rem; }
.value-copy p { margin-top: 20px; color: rgba(243,239,228,.86); font-size: 1.08rem; }
.value-contact a { color: var(--paper); font-weight: 600; }
.value-card { background: var(--paper); color: var(--ink); padding: 36px; box-shadow: 14px 14px 0 rgba(0,0,0,.18); }
.f { display: grid; gap: 6px; margin-bottom: 18px; min-width: 0; }
.f-row { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.f label { font-size: .86rem; font-weight: 700; }
.f input, .f select {
  font: 500 1rem/1.2 var(--sans); color: var(--ink); width: 100%; min-height: 50px; padding: 12px 0; background: transparent;
  border: 0; border-bottom: 1.5px solid var(--ink); border-radius: 0; appearance: none; -webkit-appearance: none;
  transition: border-color 160ms var(--ease-out);
}
.f select { background-image: linear-gradient(45deg, transparent 50%, var(--ink) 50%), linear-gradient(135deg, var(--ink) 50%, transparent 50%); background-position: calc(100% - 10px) 55%, calc(100% - 5px) 55%; background-size: 5px 5px; background-repeat: no-repeat; padding-right: 20px; }
.f input::placeholder { color: #8A877D; }
.f input:focus-visible, .f select:focus-visible { outline: none; border-bottom-color: var(--sage-d); box-shadow: 0 2px 0 var(--sage-d); }
.f [aria-invalid="true"] { border-bottom-color: #9B1C1C; }
.err { color: #9B1C1C; font-size: .9rem; min-height: 1.3em; margin-bottom: 8px; }
.value-card .btn { width: 100%; }
.fine { font-size: .84rem; color: var(--ink-2); margin-top: 12px; }
.done { padding: 20px 0; transition: opacity 320ms var(--ease-out), transform 320ms var(--ease-out); }
.done.entering { opacity: 0; transform: translateY(8px); }
.done:focus { outline: none; }
.done svg { width: 120px; fill: none; stroke: var(--sage-d); stroke-width: 2; stroke-linecap: round; margin-bottom: 14px; }
.done-title { font: 500 2.1rem/1.1 var(--bodoni); }
.done-body { color: var(--ink-2); margin-top: 12px; }
form.leaving { opacity: 0; transform: translateY(-6px); transition: opacity 240ms var(--ease-out), transform 240ms var(--ease-out); }

/* ---------- areas + faq ---------- */
.area-list { list-style: none; padding: 0; margin: 48px 0 0; display: grid; grid-template-columns: repeat(3, 1fr); border-top: 1px solid var(--ink); }
.area-list li { padding: 26px 26px 26px 0; border-bottom: 1px solid var(--rule); }
.area-list li:not(:nth-child(3n+1)) { padding-left: 26px; border-left: 1px solid var(--rule); }
.area-list h3 { font-size: 1.7rem; }
.area-list p { color: var(--ink-2); margin-top: 6px; font-size: .95rem; }
.faq { display: grid; grid-template-columns: .9fr 1.1fr; gap: 6vw; }
.faq h2 { max-width: 11ch; }
.faq-list { border-top: 1px solid var(--ink); }
.faq details { border-bottom: 1px solid var(--rule); }
.faq summary { list-style: none; cursor: pointer; padding: 22px 44px 22px 0; position: relative; font: 500 1.4rem/1.25 var(--bodoni); }
.faq summary::-webkit-details-marker { display: none; }
.faq summary::after { content: "+"; position: absolute; right: 4px; top: 18px; font: 300 1.8rem/1 var(--sans); transition: transform 240ms var(--ease-out); }
.faq details[open] summary::after { transform: rotate(45deg); }
.faq details p { padding: 0 44px 24px 0; color: var(--ink-2); }

.foot { background: var(--ink); color: rgba(243,239,228,.8); padding: 40px var(--g) 110px; font-size: .92rem; overflow: hidden; }
.foot-mast { font: 700 clamp(3rem, 15vw, 15rem)/.8 var(--bodoni); color: var(--paper); text-transform: uppercase; letter-spacing: -0.035em; text-align: center; white-space: nowrap; }
.foot-cols { display: grid; grid-template-columns: 1fr 1fr 1.4fr; gap: 24px; margin-top: 40px; padding-top: 24px; border-top: 1px solid rgba(243,239,228,.25); }
.foot-note { font-size: .8rem; color: rgba(243,239,228,.6); }
.mobile-bar { display: none; }

/* ---------- responsive ---------- */
@media (max-width: 1100px) {
  .steps { grid-template-columns: 1fr 1fr; row-gap: 48px; }
  .steps li:nth-child(3) { padding-left: 0; border-left: 0; }
  .assurances { grid-template-columns: 1fr 1fr; }
  .value { grid-template-columns: 1fr; }
}
@media (max-width: 860px) {
  .issue span { display: none; }
  .menu-btn { display: block; border: 1.5px solid var(--ink); background: none; border-radius: 999px; padding: 10px 16px; font: 600 .92rem/1 var(--sans); color: var(--ink); cursor: pointer; transition: transform 160ms var(--ease-out); }
  .menu-btn:active { transform: scale(.97); }
  .bar ul {
    position: absolute; top: 100%; left: 0; right: 0; flex-direction: column; align-items: stretch; gap: 0; padding: 8px var(--g) 22px; background: var(--paper); border-bottom: 1px solid var(--ink);
    opacity: 0; transform: translateY(-6px); visibility: hidden; transition: opacity 220ms var(--ease-out), transform 220ms var(--ease-out), visibility 0s 220ms;
  }
  .bar ul.open { opacity: 1; transform: none; visibility: visible; transition: opacity 220ms var(--ease-out), transform 220ms var(--ease-out); }
  .bar ul a { display: block; padding: 14px 0; font: 500 1.5rem/1.1 var(--bodoni); border-bottom: 1px solid var(--rule); }
  .bar ul .bar-cta { margin-top: 16px; text-align: center; font: 600 1rem/1 var(--sans); padding: 16px; border: 0; }
  .cover { grid-template-columns: 1fr 1fr; grid-template-areas: "mast mast" "copy copy" "portrait portrait" "lines lines"; }
  .portrait { margin: 32px 0 0; justify-self: center; width: min(78%, 400px); }
  .portrait figcaption { text-align: center; margin: 10px auto 0; }
  .cover-copy { padding: 8vw 0 0; }
  .coverlines { grid-template-columns: 1fr; gap: 18px; }
  .rail-head { grid-template-columns: 1fr; }
  .selling-intro, .faq { grid-template-columns: 1fr; gap: 24px; }
  .stats { grid-template-columns: 1fr; }
  .stats div, .stats div + div { padding: 24px 0; border-left: 0; border-bottom: 1px solid var(--rule); }
  .pulls { grid-template-columns: 1fr; grid-template-areas: "s" "a" "b" "c"; margin-top: 64px; }
  .area-list { grid-template-columns: 1fr 1fr; }
  .area-list li, .area-list li:not(:nth-child(3n+1)) { padding: 22px 18px 22px 0; border-left: 0; }
  .area-list li:nth-child(even) { padding-left: 18px; border-left: 1px solid var(--rule); }
  .foot-cols { grid-template-columns: 1fr; }
}
/* phones: the rail becomes a native swipeable strip */
@media (max-width: 860px), (prefers-reduced-motion: reduce) {
  .listings { height: auto !important; }
  .rail-pin { position: static; height: auto; padding: 80px 0; }
  .rail { overflow-x: auto; scroll-snap-type: x mandatory; scrollbar-width: none; -webkit-overflow-scrolling: touch; }
  .rail::-webkit-scrollbar { display: none; }
  .track { transform: none !important; }
  .card { scroll-snap-align: start; scroll-margin-left: var(--g); }
}
@media (max-width: 600px) {
  body { font-size: 1rem; }
  .masthead { margin-top: 18px; }
  .cover h1 { font-size: 2.15rem; }
  .dek { font-size: 1rem; }
  .cover-actions .btn { flex: 1 1 100%; }
  .card { width: 82vw; }
  .steps { grid-template-columns: 1fr; }
  .steps li, .steps li + li { padding: 0; border: 0; }
  .assurances { grid-template-columns: 1fr; padding: 22px; }
  .value-card { padding: 24px 20px; box-shadow: 8px 8px 0 rgba(0,0,0,.18); }
  .f-row { grid-template-columns: 1fr; gap: 0; }
  .area-list h3 { font-size: 1.35rem; }
  .mobile-bar { display: flex; gap: 8px; position: fixed; left: 0; right: 0; bottom: 0; z-index: 30; padding: 10px 12px calc(10px + env(safe-area-inset-bottom)); background: var(--paper); border-top: 1px solid var(--ink); transition: transform 300ms var(--ease-out); }
  .mobile-bar .btn { flex: 1; min-height: 48px; padding: .7em .8em; }
  .mobile-bar .btn-ink { flex: 1.8; }
  .mobile-bar.hide { transform: translateY(110%); }
  .foot { padding-bottom: 150px; }
}
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  .portrait.draw .ink path { animation: none; stroke-dashoffset: 0; }
  *, *::before, *::after { transition-duration: 1ms !important; }
}