:root{--ink:#15272a;--ink2:#20383b;--paper:#f4efe6;--cream:#e7ddce;--white:#fff;--copper:#a96a45;--muted:#657173;--line:rgba(21,39,42,.16);--serif:"Instrument Serif",Georgia,serif;--sans:"DM Sans",Arial,sans}
/* Approved portfolio hierarchy: Newsreader for the home first impression; Instrument Serif and DM Sans elsewhere. */
.hero.home h1{font-family:"Newsreader",Georgia,serif;line-height:1.02;letter-spacing:-.045em}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:var(--paper);color:var(--ink);font:15px/1.65 var(--sans);overflow-x:hidden}
img{display:block;width:100%;height:100%;object-fit:cover}
a{color:inherit;text-decoration:none}
button,input,select,textarea{font:inherit}
.skip{position:fixed;top:-80px;left:12px;z-index:99;background:white;padding:10px}
.skip:focus{top:12px}
.header{height:78px;padding:0 clamp(20px,4vw,58px);display:flex;align-items:center;justify-content:space-between;position:absolute;z-index:20;width:100%;color:white;border-bottom:1px solid rgba(255,255,255,.22)}
.brand{display:flex;align-items:center;gap:13px;line-height:1.1}
.brand img{width:42px;height:42px;object-fit:contain}
.brand strong{display:block;font-size:12px;letter-spacing:.11em;text-transform:uppercase}
.brand small{display:block;margin-top:5px;font-size:9px;letter-spacing:.12em;text-transform:uppercase;color:rgba(255,255,255,.72)}
.brand b{color:#d6a07d}
.nav{display:flex;align-items:center;gap:14px}
.nav a{font-size:9px;font-weight:600;letter-spacing:.1em;text-transform:uppercase}
.nav a:hover,.nav a.active{color:#e0ac89}
.nav .cta{border:1px solid rgba(255,255,255,.5);padding:10px 13px}
.menu{display:none;background:none;border:0;color:white;width:42px;height:42px;padding:10px;position:relative}
.menu span{display:block;height:1px;background:currentColor;margin:6px 0;transition:.2s}
.hero{min-height:58vh;display:grid;place-items:end start;position:relative;background-size:cover;background-position:center;color:white;padding:140px clamp(24px,6vw,92px) 70px}
.hero.home{min-height:82vh}
.hero:before{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(9,25,28,.83),rgba(9,25,28,.28) 68%,rgba(9,25,28,.1)),linear-gradient(0deg,rgba(9,25,28,.5),transparent 60%)}
.hero>*{position:relative;z-index:1}
.hero-copy{max-width:790px}
.eyebrow{margin:0 0 14px;color:var(--copper);font-size:9px;font-weight:600;letter-spacing:.15em;text-transform:uppercase}
.hero .eyebrow{color:#e2ad89}
.hero h1,.team-title{max-width:900px;margin:0;font:400 clamp(48px,6.7vw,96px)/.92 var(--serif);letter-spacing:-.02em}
.hero h1 em,.team-title em{font-style:normal;color:#e1a77f}
.hero p.lead{max-width:690px;margin:24px 0 0;color:rgba(255,255,255,.82);font-size:16px}
.actions{display:flex;gap:18px;align-items:center;margin-top:28px}
.button{display:inline-flex;align-items:center;justify-content:center;padding:13px 18px;border:1px solid currentColor;font-size:10px;font-weight:600;letter-spacing:.09em;text-transform:uppercase}
.button.light{background:white;color:var(--ink);border-color:white}
.button.dark{background:var(--ink);color:white;border-color:var(--ink)}
.text-link{font-size:10px;font-weight:600;letter-spacing:.08em;text-transform:uppercase}
.section{width:min(1180px,calc(100% - 48px));margin:auto;padding:76px 0}
.section.tight{padding:76px 0}
.split-heading{display:grid;grid-template-columns:1.15fr .85fr;gap:70px;align-items:end;margin-bottom:38px}
.split-heading h2,.center h2,.editorial h2{margin:0;font:400 clamp(38px,4.7vw,67px)/.98 var(--serif)}
.split-heading>p{margin:0;color:var(--muted)}
.center{text-align:center;max-width:820px;margin:0 auto 38px}
.center p:last-child{color:var(--muted)}
.decision-grid,.cards,.metrics,.photo-grid,.proof-grid{display:grid}
.decision-grid{grid-template-columns:1fr 1fr;border-top:1px solid var(--line);border-left:1px solid var(--line)}
.decision{min-height:220px;padding:36px;border-right:1px solid var(--line);border-bottom:1px solid var(--line);background:white}
.decision.dark{background:var(--ink);color:white}
.number{color:var(--copper);font-size:10px;font-weight:600;letter-spacing:.14em}
.decision h3,.card h3,.proof h3{margin:10px 0 12px;font:400 34px/1 var(--serif)}
.decision p,.card p,.proof p{color:var(--muted);margin:0}
.decision.dark p{color:rgba(255,255,255,.68)}
.buyer-compare-list{margin:25px 0 0;padding-top:18px;border-top:1px solid var(--line)}.buyer-compare-list dt{font:600 11px/1.3 var(--sans);text-transform:uppercase;letter-spacing:.08em;margin-top:16px}.buyer-compare-list dd{margin:5px 0 0;color:var(--muted);font-size:14px;line-height:1.5}.decision.dark .buyer-compare-list{border-color:rgba(255,255,255,.25)}.decision.dark .buyer-compare-list dd{color:rgba(255,255,255,.72)}
.metrics{grid-template-columns:repeat(4,1fr);background:var(--ink);color:white}
.metric{padding:30px;border-right:1px solid rgba(255,255,255,.16)}
.metric:last-child{border:0}
.metric strong{display:block;font:400 39px/1 var(--serif)}
.metric span{display:block;margin-top:10px;color:rgba(255,255,255,.62);font-size:9px;letter-spacing:.1em;text-transform:uppercase}
.cards{grid-template-columns:repeat(3,1fr);gap:16px}
.card{background:white;border:1px solid var(--line);padding:28px;min-height:245px}
.card h3{margin-top:12px}
.photo-grid{grid-template-columns:1.2fr .8fr;grid-template-rows:260px 260px;gap:14px}
.photo-grid figure{margin:0;position:relative;overflow:hidden}
.photo-grid figure:first-child{grid-row:1/3}
.photo-grid figcaption{position:absolute;inset:auto 0 0;padding:40px 20px 18px;background:linear-gradient(transparent,rgba(0,0,0,.74));color:white;font-size:11px}
.band{background:var(--ink);color:white}
.band .section{padding:76px 0}
.band .split-heading>p{color:rgba(255,255,255,.65)}
.editorial{display:grid;grid-template-columns:.7fr 1.3fr;gap:70px}
.editorial aside{border-top:1px solid var(--line);padding-top:20px}
.editorial article{border-top:1px solid var(--line);padding:22px 0}
.editorial article h3{margin:0 0 8px;font:400 29px/1.05 var(--serif)}
.editorial article p{margin:0;color:var(--muted)}
.compare{display:block;width:100%;max-width:100%;overflow-x:auto;border-collapse:collapse;background:white}
.compare th,.compare td{text-align:left;padding:18px;border-bottom:1px solid var(--line);white-space:nowrap}
.compare th{font-size:9px;letter-spacing:.1em;text-transform:uppercase;color:var(--muted)}
.source{margin-top:18px;color:var(--muted);font-size:10px}
.light-source{color:rgba(255,255,255,.55)}
.team-hero{padding:125px clamp(24px,6vw,92px) 58px;background:var(--ink);color:white;display:grid;grid-template-columns:.9fr 1.1fr;gap:48px;align-items:center}
.team-title em{display:block}
.portraits{display:grid;grid-template-columns:1fr 1fr;gap:12px;height:520px}
.portraits figure{margin:0;position:relative;overflow:hidden}
.portraits figcaption{position:absolute;inset:auto 0 0;padding:42px 18px 16px;background:linear-gradient(transparent,rgba(0,0,0,.75));font-size:10px;letter-spacing:.1em;text-transform:uppercase}
.proof-grid{grid-template-columns:repeat(3,1fr);gap:16px}
.proof{background:white;border:1px solid var(--line);overflow:hidden}
.proof img{height:220px}
.proof div{padding:24px}
.proof h3{margin:0 0 10px}
.news-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:16px}
.news-card{background:white;border:1px solid var(--line);padding:26px}
.news-card small{color:var(--copper);font-size:9px;text-transform:uppercase;letter-spacing:.1em}
.news-card h3{font:400 28px/1.05 var(--serif);margin:22px 0 12px}
.news-card p{color:var(--muted)}
.form{display:grid;gap:18px;max-width:800px;margin:auto;background:white;border:1px solid var(--line);padding:36px}
.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.form label span{display:block;margin-bottom:6px;font-size:10px;font-weight:600;letter-spacing:.08em;text-transform:uppercase}
.form input,.form select,.form textarea{width:100%;border:1px solid var(--line);background:#fbf9f5;padding:13px}
.form textarea{min-height:140px}
.footer{background:#0d2024;color:white;padding:48px clamp(24px,6vw,92px)}
.footer-grid{display:grid;grid-template-columns:1.3fr repeat(3,1fr);gap:32px}
.footer-signature{display:flex;gap:14px;align-items:flex-start}
.footer-signature img{width:44px;height:44px;object-fit:contain;flex:none}
.footer h3{font:400 28px var(--serif);margin:0 0 10px}
.footer p,.footer a{color:rgba(255,255,255,.65);font-size:11px}
.footer nav{display:grid;gap:7px}
.footer-bottom{margin-top:34px;padding-top:18px;border-top:1px solid rgba(255,255,255,.15);display:flex;justify-content:space-between;color:rgba(255,255,255,.42);font-size:9px}
.credits{font-size:10px;color:var(--muted)}
[data-page=home] .hero{background-image:url(assets/hero-home.jpg)}
[data-page=residences] .hero{background-image:url(assets/hero-residences.jpg)}
[data-page=owners] .hero{background-image:url(assets/hero-owners.jpg)}
[data-page=lifestyle] .hero{background-image:url(assets/hero-lifestyle.jpg)}
[data-page=intelligence] .hero{background-image:url(assets/hero-intelligence.jpg)}
[data-page=news] .hero{background-image:url(assets/hero-news.jpg)}
[data-page=serhant] .hero{background-image:url(assets/serhant-ryan-audience.jpg)}
[data-page=brief] .hero{background-image:url(assets/hero-brief.jpg)}
[data-page=offerings] .hero{background-image:url(assets/hero-residences.jpg);background-position:center 35%}
.source-time{display:block;margin-top:6px;color:var(--muted);font-size:11px}
.offering-head{display:flex;align-items:center;justify-content:space-between;gap:24px;border-top:1px solid var(--line);padding:18px 0}
.offering-head p{margin:0;font-size:12px;text-transform:uppercase;letter-spacing:.1em}
.offering-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:16px}
.offering-card{background:white;border:1px solid var(--line);overflow:hidden}
.offering-image{height:260px;position:relative;background:var(--ink)}
.offering-image span{position:absolute;top:12px;left:12px;background:var(--ink);color:white;padding:6px 8px;font-size:8px;text-transform:uppercase;letter-spacing:.12em}
.offering-body{padding:22px}
.offering-body h3{margin:0;font:400 34px/1 var(--serif)}
.offering-address{min-height:50px;margin:10px 0 0;font-weight:500}
.offering-facts{margin:8px 0 20px;color:var(--muted);font-size:11px;text-transform:uppercase;letter-spacing:.06em}
.offering-body>div{display:grid;grid-template-columns:1fr 1fr;gap:8px}
.offering-body button,.offering-body a{min-height:44px;display:flex;align-items:center;justify-content:center;border:1px solid var(--line);background:white;color:var(--ink);font:600 9px/1 var(--sans);text-transform:uppercase;letter-spacing:.08em;cursor:pointer}
.offering-body a{background:var(--ink);border-color:var(--ink);color:white}
.offering-empty{grid-column:1/-1;border:1px solid var(--line);background:white;padding:40px;text-align:center}
.offering-empty h3{font:400 36px/1 var(--serif);margin:0 0 12px}
.offering-dialog{width:min(1000px,calc(100% - 32px));max-height:min(88vh,900px);padding:0;border:0;background:var(--paper);color:var(--ink);box-shadow:0 24px 90px rgba(0,0,0,.45)}
.offering-dialog::backdrop{background:rgba(5,18,20,.78);backdrop-filter:blur(4px)}
.offering-dialog>[data-dialog-close]{position:sticky;top:12px;float:right;margin:12px 12px -52px 0;z-index:2;width:40px;height:40px;border:0;border-radius:50%;background:rgba(13,32,36,.9);color:white;font:300 25px/1 var(--sans);cursor:pointer}
.dialog-gallery{display:grid;grid-template-columns:2fr 1fr 1fr;height:390px;background:var(--ink)}
.dialog-gallery img{min-width:0}
.dialog-copy{padding:34px}
.dialog-copy h2{margin:0;font:400 clamp(38px,5vw,62px)/.95 var(--serif)}
.dialog-price{font:400 31px/1 var(--serif)}
.dialog-remarks{color:var(--muted);max-width:760px}
.dialog-copy .text-link{display:inline-block;margin-left:18px}
.advisory-band{display:grid;grid-template-columns:1.1fr .9fr;gap:70px;align-items:center}
.advisory-band h2{margin:0;font:400 clamp(38px,4.7vw,67px)/.98 var(--serif)}
.advisory-band p{color:rgba(255,255,255,.68)}
.faq{display:grid;grid-template-columns:.7fr 1.3fr;gap:70px}
.faq h2{margin:0;font:400 clamp(38px,4.7vw,67px)/.98 var(--serif)}
.faq-list{border-top:1px solid var(--line)}
.faq-list details{border-bottom:1px solid var(--line);padding:18px 0}
.faq-list summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;font-weight:600}
.faq-list summary::-webkit-details-marker{display:none}
.faq-list p{color:var(--muted);max-width:720px}
.owner-lookup{display:grid;grid-template-columns:1.05fr .95fr;gap:50px;align-items:start}
.owner-search{background:white;border:1px solid var(--line);padding:28px;display:grid;grid-template-columns:1fr .35fr auto;gap:12px;align-items:end}
.owner-search label span{display:block;margin-bottom:6px;font-size:9px;font-weight:600;text-transform:uppercase;letter-spacing:.09em}
.owner-search input{width:100%;min-height:46px;border:1px solid var(--line);background:#fbf9f5;padding:12px}
.owner-result{margin-top:18px;background:white;border:1px solid var(--line);padding:24px}
.owner-result h3{font:400 31px/1.05 var(--serif);margin:0 0 10px}
.owner-result .button{margin-right:16px}
.legal-hero{padding:150px max(24px,calc((100% - 1180px)/2)) 68px;background:var(--ink);color:white}
.legal-hero h1{font:400 clamp(48px,6vw,84px)/.95 var(--serif);margin:0}
.legal-copy{max-width:850px}
.legal-copy h2{margin:42px 0 10px;font:400 34px/1 var(--serif)}
.legal-copy a{text-decoration:underline}
.form-status{min-height:24px;color:var(--muted)}
.hp-field{position:absolute!important;left:-10000px!important;width:1px!important;height:1px!important;overflow:hidden!important}
.cf-turnstile{min-height:65px}
.cf-turnstile.preview-note{min-height:0;padding:12px 14px;border-left:2px solid var(--copper);background:#fbf9f5;color:var(--muted);font-size:11px}
.form button:disabled{cursor:not-allowed;opacity:.55}
.market-note{border-left:2px solid var(--copper);padding:8px 0 8px 18px;color:var(--muted)}
.building-grid{display:grid;grid-template-columns:repeat(12,1fr);gap:16px}
.building-card{grid-column:span 3;background:white;border:1px solid var(--line);overflow:hidden}
.building-card:nth-last-child(-n+3){grid-column:span 4}
.building-image{height:200px;margin:0;position:relative;overflow:hidden;background:#ddd8cf}
.building-image img{width:100%;height:100%;object-fit:cover;transition:transform .45s ease}
.building-card:hover .building-image img{transform:scale(1.025)}
.building-image figcaption{position:absolute;inset:auto 0 0;padding:38px 16px 13px;background:linear-gradient(transparent,rgba(0,0,0,.72));color:white;font-size:9px;font-weight:600;letter-spacing:.08em;text-transform:uppercase}
.building-copy{padding:24px}
.building-card h3{font:400 29px/1 var(--serif);margin:12px 0}
.building-card dl{margin:22px 0 0;border-top:1px solid var(--line)}
.building-card dl div{display:flex;justify-content:space-between;gap:16px;padding:10px 0;border-bottom:1px solid var(--line);font-size:11px}
.building-card dt{color:var(--muted)}
.building-card dd{margin:0;text-align:right;font-weight:600}
.editorial-row{display:grid;grid-template-columns:repeat(3,1fr);gap:14px}
.editorial-row figure{height:410px;margin:0;position:relative;overflow:hidden}
.editorial-row figcaption{position:absolute;inset:auto 0 0;padding:52px 18px 16px;background:linear-gradient(transparent,rgba(0,0,0,.78));color:white;font-size:9px;font-weight:600;letter-spacing:.1em;text-transform:uppercase}
.final-cta{text-align:center;max-width:860px}
.final-cta h2{margin:0;font:400 clamp(40px,5vw,68px)/.98 var(--serif)}
.final-cta p:not(.eyebrow){max-width:620px;margin:20px auto;color:var(--muted)}
@media(max-width:1180px){.nav{position:fixed;inset:0;background:var(--ink);display:none;flex-direction:column;justify-content:center;gap:20px}
.nav.open{display:flex}
.nav a{font-size:13px}
.menu{display:block;position:relative;z-index:22}
.split-heading,.editorial,.team-hero,.advisory-band,.faq,.owner-lookup{grid-template-columns:1fr;gap:30px}
.metrics{grid-template-columns:1fr 1fr}
.cards,.news-grid,.proof-grid,.offering-grid,.building-grid{grid-template-columns:1fr 1fr}
.building-card,.building-card:nth-last-child(-n+3){grid-column:auto}
.editorial-row{grid-template-columns:repeat(3,1fr)}
.editorial-row figure{height:330px}
.portraits{height:440px}
}
@media(max-width:640px){.header{height:68px}
.hero,.hero.home{min-height:68vh;padding:120px 24px 44px}
.hero.home{min-height:78vh}
[data-page=offerings] .hero{min-height:54vh;padding-bottom:36px}
.offerings-section{padding-top:38px}
[data-page=offerings] .hero .actions{margin-top:18px}
.offerings-section>.split-heading{display:none}
.hero h1,.team-title{font-size:50px}
.hero p.lead{font-size:14px}
.actions{align-items:flex-start;flex-direction:column}
.section{width:min(100% - 32px,1180px);padding:50px 0}
[data-page=offerings] .offerings-section{padding-top:28px}
.split-heading{margin-bottom:26px}
.decision-grid,.cards,.news-grid,.proof-grid,.form-grid,.footer-grid,.offering-grid,.building-grid,.editorial-row{grid-template-columns:1fr}
.decision{min-height:0}
.metrics{grid-template-columns:1fr 1fr}
.metric strong{font-size:30px}
.photo-grid{grid-template-columns:1fr;grid-template-rows:260px 220px 220px}
.photo-grid figure:first-child{grid-row:auto}
.team-hero{padding:100px 20px 38px}
.portraits{height:360px;gap:8px}
.portraits img{object-position:50% 20%}
.proof img{height:200px}
.offering-head{align-items:flex-start;flex-direction:column}
.offering-head .button{width:100%}
.offering-image{height:250px}
.offering-dialog{max-height:92vh}
.dialog-gallery{height:240px;grid-template-columns:1fr 1fr}
.dialog-gallery img:first-child{grid-column:1/-1}
.dialog-gallery img:last-child{display:none}
.dialog-copy{padding:24px}
.dialog-copy .button{width:100%;margin-bottom:18px}
.dialog-copy .text-link{margin:0}
.editorial-row figure{height:390px}
.owner-search{grid-template-columns:1fr}
.owner-result .button{width:100%;margin:0 0 16px}
.footer-bottom{display:grid;gap:8px}
}
@media(max-width:360px){[data-page=brief] .section{width:100%}[data-page=brief] .form{padding:18px 8px}.cf-turnstile{width:300px;max-width:100%;overflow:hidden}}

/* Back Bay Buyers */
[data-page=buyers] .header{position:absolute}
.buyer-hero{min-height:360px;background-image:url(/assets/hero-buyers.jpg);background-position:center 54%;padding-top:92px;padding-bottom:26px}
.buyer-guide-hero{background-image:url(/assets/hero-buyers.jpg);background-position:center 54%}
.buyer-guide-hero:before{background:linear-gradient(90deg,rgba(9,25,28,.91),rgba(9,25,28,.42) 75%,rgba(9,25,28,.24)),linear-gradient(0deg,rgba(9,25,28,.44),transparent 65%)}
[data-page=offerings] .hero h1 em,[data-page=intelligence] .hero h1 em{color:#fff}
.buyer-hero .hero-copy{max-width:850px}
.buyer-hero .hero-copy h1{font-size:clamp(50px,4.6vw,66px)}
.buyer-hero .hero-copy p.lead{margin-top:16px}
.buyer-hero .actions{margin-top:18px}
.buyer-hero-stats{position:absolute;right:clamp(24px,6vw,92px);bottom:0;z-index:2;display:grid;grid-template-columns:repeat(3,1fr);width:min(520px,calc(100% - 48px));background:rgba(13,32,36,.9);backdrop-filter:blur(12px)}
.buyer-hero-stats a{min-height:88px;padding:18px 20px;border-right:1px solid rgba(255,255,255,.18)}
.buyer-hero-stats a:last-child{border:0}
.buyer-hero-stats strong,.buyer-hero-stats span{display:block}
.buyer-hero-stats strong{font:400 31px/1 var(--serif)}
.buyer-hero-stats span{margin-top:7px;color:rgba(255,255,255,.62);font-size:8px;letter-spacing:.11em;text-transform:uppercase}
.buyer-market{padding-top:34px}
.buyer-market-intro{display:grid;grid-template-columns:1fr .55fr;gap:70px;align-items:end;margin-bottom:18px}
.buyer-market-intro h2{margin:0;font:400 clamp(40px,5vw,68px)/.96 var(--serif)}
.buyer-market-intro>div:first-child>p:last-child{max-width:700px;margin:14px 0 0;color:var(--muted)}
.buyer-freshness{padding-left:20px;border-left:2px solid var(--copper)}
.buyer-freshness span,.buyer-freshness strong,.buyer-freshness small{display:block}
.buyer-freshness span{color:var(--copper);font-size:8px;font-weight:600;letter-spacing:.13em;text-transform:uppercase}
.buyer-freshness strong{margin-top:5px;font-size:12px}
.buyer-freshness small{margin-top:5px;color:var(--muted);font-size:9px}
.buyer-tabs{display:grid;grid-template-columns:repeat(3,1fr);border:1px solid var(--line);background:white}
.buyer-tabs button{position:relative;display:flex;align-items:center;justify-content:center;gap:10px;min-height:62px;border:0;border-right:1px solid var(--line);background:white;color:var(--ink);font-size:9px;font-weight:600;letter-spacing:.1em;text-transform:uppercase;cursor:pointer}
.buyer-tabs button:last-child{border-right:0}
.buyer-tabs button:after{content:"";position:absolute;right:0;bottom:-1px;left:0;height:3px;background:var(--copper);transform:scaleX(0);transition:.2s}
.buyer-tabs button[aria-selected=true]:after{transform:scaleX(1)}
.buyer-tabs button span{font:400 23px/1 var(--serif)}
.buyer-filters{position:relative;z-index:4;display:grid;grid-template-columns:1.7fr 1.3fr repeat(3,minmax(0,1fr));gap:10px;padding:16px;border:1px solid var(--line);border-top:0;background:#fff}
.buyer-filters>label,.buyer-priorities{min-width:0}
.buyer-filters>label>span,.buyer-priorities>summary>span{display:block;margin-bottom:5px;color:var(--muted);font-size:8px;font-weight:600;letter-spacing:.1em;text-transform:uppercase}
.buyer-filters input,.buyer-filters select,.buyer-priorities>summary strong{width:100%;height:44px;border:1px solid var(--line);border-radius:0;background:#fbf9f5;color:var(--ink);padding:0 11px;font-size:11px}
.buyer-filters input:focus,.buyer-filters select:focus{outline:2px solid rgba(169,106,69,.18);border-color:var(--copper)}
.buyer-query{grid-column:span 2}
.buyer-priorities{position:relative}
.buyer-priorities>summary{display:block;list-style:none;cursor:pointer;text-align:left}
.buyer-priorities>summary::-webkit-details-marker{display:none}
.buyer-priorities>summary strong{display:flex;align-items:center;overflow:hidden;font-weight:400;text-overflow:ellipsis;white-space:nowrap}
.buyer-priorities fieldset{position:absolute;top:calc(100% + 8px);right:0;z-index:10;display:grid;grid-template-columns:repeat(3,minmax(150px,1fr));gap:7px;width:min(680px,calc(100vw - 48px));margin:0;padding:18px;border:1px solid var(--line);background:white;box-shadow:0 20px 48px rgba(21,39,42,.15)}
.buyer-priorities legend{grid-column:1/-1;padding:0 0 8px;color:var(--copper);font-size:8px;font-weight:600;letter-spacing:.1em;text-transform:uppercase}
.buyer-priorities fieldset label{display:flex;align-items:center;gap:8px;min-height:42px;padding:9px;border:1px solid var(--line);background:#fbf9f5;font-size:10px;cursor:pointer}
.buyer-priorities fieldset input{width:15px;height:15px;margin:0;accent-color:var(--copper)}
.buyer-priorities fieldset small{grid-column:1/-1;color:var(--muted);font-size:8px;line-height:1.5}
.buyer-filters>button[type=reset]{align-self:end;height:44px;border:1px solid var(--ink);background:transparent;color:var(--ink);font-size:8px;font-weight:600;letter-spacing:.1em;text-transform:uppercase;cursor:pointer}
.buyer-results-head{display:flex;justify-content:space-between;padding:31px 0 15px;border-bottom:1px solid var(--line)}
.buyer-results-head p{margin:0}
.buyer-results-head strong{font:400 31px/1 var(--serif)}
.buyer-results-head span{color:var(--muted);font-size:10px;text-transform:uppercase;letter-spacing:.08em}
.listing-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:16px;margin-top:18px}
.listing-card{overflow:hidden;border:1px solid var(--line);background:#fff;transition:transform .2s,box-shadow .2s}
.listing-card:hover{transform:translateY(-2px);box-shadow:0 18px 38px rgba(21,39,42,.1)}
.listing-card-media{position:relative;display:block;width:100%;height:250px;padding:0;border:0;background:var(--ink);overflow:hidden;cursor:pointer}
.listing-card-media img{transition:transform .25s}
.listing-card:hover .listing-card-media img{transform:scale(1.025)}
.listing-card-status,.listing-photo-count,.listing-card-features,.listing-card-brokerage{position:absolute;padding:6px 8px;background:rgba(13,32,36,.86);color:#fff;font-size:7px;font-weight:600;letter-spacing:.1em;text-transform:uppercase}
.listing-card-status{top:12px;left:12px}
.listing-photo-count{top:12px;right:12px}
.listing-card-brokerage{bottom:12px;left:12px;background:var(--copper)}
.listing-card-features{right:12px;bottom:12px}
.listing-photo-placeholder{display:grid;place-content:center;width:100%;height:100%;background:linear-gradient(145deg,var(--ink),var(--ink2));color:white;text-align:center}
.listing-photo-placeholder span{font:400 32px/1 var(--serif)}
.listing-photo-placeholder small{margin-top:8px;color:#d6a07d;font-size:7px;letter-spacing:.12em;text-transform:uppercase}
.listing-card-body{padding:20px}
.listing-card-building{margin:0 0 8px;color:var(--copper);font-size:8px;font-weight:600;letter-spacing:.12em;text-transform:uppercase}
.listing-card h3{margin:0;font:400 32px/1 var(--serif)}
.listing-card-address{min-height:44px;margin:9px 0 0;font-weight:600}
.listing-card-facts{margin:8px 0 0;color:var(--muted);font-size:9px;letter-spacing:.04em;text-transform:uppercase}
.listing-card-facts span{padding:0 3px;color:var(--copper)}
.listing-card-office{min-height:31px;margin:13px 0;color:var(--muted);font-size:8px}
.listing-card-actions{display:grid;grid-template-columns:1fr 1fr;gap:7px}
.listing-card-actions button,.listing-card-actions a{display:flex;align-items:center;justify-content:center;min-height:42px;border:1px solid var(--line);background:#fff;color:var(--ink);font-size:8px;font-weight:600;letter-spacing:.08em;text-transform:uppercase;cursor:pointer;text-align:center}
.listing-card-actions a{border-color:var(--ink);background:var(--ink);color:#fff}
.listing-more{display:block;margin:24px auto 0;padding:13px 18px;border:1px solid var(--ink);background:transparent;font-size:9px;font-weight:600;letter-spacing:.08em;text-transform:uppercase;cursor:pointer}
.listing-more[hidden]{display:none}
.listing-filter-tools{display:flex;justify-content:space-between;gap:8px;margin-top:17px}
.listing-filter-tools>div{display:flex;flex-wrap:wrap;gap:7px}
.listing-filter-tools button{padding:7px 9px;border:1px solid var(--line);background:#fff;color:var(--ink);font-size:8px;cursor:pointer}
.listing-filter-tools button span{margin-left:3px;color:var(--copper)}
.listing-filter-empty{color:var(--muted);font-size:9px}
.listing-status{margin-top:15px;padding:10px 0;color:var(--copper);font-size:9px}
.listing-status.is-ready{color:#315d4f}
.listing-pulse{display:grid;grid-template-columns:repeat(4,1fr);margin-top:8px;background:var(--ink);color:#fff}
.listing-pulse[hidden]{display:none}
.listing-pulse>div{min-height:94px;padding:19px;border-right:1px solid rgba(255,255,255,.16)}
.listing-pulse>div:last-child{border:0}
.listing-pulse span,.listing-pulse strong{display:block}
.listing-pulse span{margin-bottom:10px;color:rgba(255,255,255,.55);font-size:7px;letter-spacing:.1em;text-transform:uppercase}
.listing-pulse strong{font:400 25px/1 var(--serif)}
.listing-empty{grid-column:1/-1;padding:42px;border:1px solid var(--line);background:#fff;text-align:center}
.listing-empty h3{margin:0;font:400 36px/1 var(--serif)}
.listing-empty>p:not(.eyebrow){max-width:620px;margin:12px auto 20px;color:var(--muted)}
.listing-compliance{display:grid;grid-template-columns:.65fr 1.35fr;gap:50px;padding-top:30px;border-top:1px solid var(--line)}
.listing-compliance p{margin:0;color:var(--muted);font-size:8px;line-height:1.7}
.listing-compliance strong{color:var(--ink)}
.listing-dialog{width:min(1080px,calc(100% - 24px));max-height:calc(100vh - 24px);padding:0;border:0;background:var(--paper);color:var(--ink);box-shadow:0 24px 90px rgba(0,0,0,.45)}
.listing-dialog::backdrop{background:rgba(5,18,20,.8);backdrop-filter:blur(4px)}
.listing-dialog-close{position:sticky;top:10px;float:right;z-index:4;width:42px;height:42px;margin:10px 10px -52px 0;border:0;border-radius:50%;background:rgba(13,32,36,.9);color:#fff;font:300 25px/1 var(--sans);cursor:pointer}
.listing-dialog>div{display:grid;grid-template-columns:1.05fr .95fr}
.listing-dialog-gallery{display:grid;grid-template-columns:1fr 1fr;align-content:start;background:var(--ink)}
.listing-dialog-gallery img{aspect-ratio:4/3}
.listing-dialog-gallery img:first-child{grid-column:1/-1}
.listing-dialog-body{position:sticky;top:0;align-self:start;padding:clamp(38px,5vw,66px)}
.listing-dialog-body h2{margin:0;font:400 clamp(46px,5vw,68px)/.95 var(--serif)}
.listing-dialog-address{font-weight:600}
.listing-dialog-facts{display:flex;flex-wrap:wrap;gap:7px;margin:22px 0}
.listing-dialog-facts span{padding:7px 9px;border:1px solid var(--line);font-size:8px;text-transform:uppercase}
.listing-dialog-remarks{color:var(--muted);font-size:12px;line-height:1.7}
.listing-dialog-office{padding-top:15px;border-top:1px solid var(--line);color:var(--muted);font-size:8px}
.listing-dialog-body .button{margin-top:14px}
.listing-dialog-disclaimer{color:var(--muted);font-size:7px}

@media(max-width:980px){.buyer-filters{grid-template-columns:repeat(3,1fr)}.buyer-query{grid-column:span 2}.listing-grid{grid-template-columns:1fr 1fr}.buyer-priorities fieldset{grid-template-columns:1fr 1fr}.buyer-market-intro{grid-template-columns:1fr;gap:24px}.buyer-freshness{max-width:520px}.listing-dialog>div{grid-template-columns:1fr}.listing-dialog-body{position:static}}
@media(max-width:640px){.buyer-hero{min-height:230px;padding:94px 20px 20px;background-position:66% center}.buyer-hero h1{font-size:42px}.buyer-hero p.lead,.buyer-hero .actions{display:none}.buyer-hero-stats{display:none}.buyer-market{width:calc(100% - 28px);padding-top:18px}.buyer-market-intro{margin-bottom:10px}.buyer-market-intro h2{font-size:38px}.buyer-market-intro>div:first-child>p:last-child,.buyer-freshness{display:none}.buyer-tabs button{min-height:52px;flex-direction:column;gap:2px;padding:6px 4px;font-size:7px}.buyer-tabs button span{font-size:18px}.buyer-filters{grid-template-columns:1fr 1fr;gap:7px;padding:10px}.buyer-filters input,.buyer-filters select,.buyer-priorities>summary strong{height:38px;padding:0 9px;font-size:10px}.buyer-query,.buyer-filters>label:nth-of-type(2){grid-column:1/-1}.buyer-filters>label:nth-of-type(3),.buyer-priorities{grid-column:auto}.buyer-priorities fieldset{position:relative;top:8px;grid-template-columns:1fr;width:100%;box-shadow:none}.buyer-priorities[open]{grid-column:1/-1}.buyer-filters>button[type=reset]{grid-column:1/-1;height:36px}.buyer-results-head{padding:14px 0 10px}.buyer-results-head strong{font-size:26px}.listing-grid{grid-template-columns:1fr;gap:12px;margin-top:10px}.listing-card-media{height:245px}.listing-pulse{grid-template-columns:1fr 1fr}.listing-pulse>div:nth-child(2){border-right:0}.listing-compliance{grid-template-columns:1fr;gap:20px}.listing-dialog{max-height:calc(100svh - 16px)}.listing-dialog-gallery{max-height:420px;overflow:hidden}.listing-dialog-gallery img:nth-child(n+4){display:none}.listing-dialog-body{padding:24px}.buyer-guide .cards{grid-template-columns:1fr}}
@media(max-width:360px){.buyer-hero{min-height:215px;padding-top:82px}.buyer-hero h1{font-size:38px}}
@media(max-width:640px){.buyer-guide-hero{min-height:68vh;padding:116px 20px 40px}.buyer-guide-hero .hero-copy p.lead,.buyer-guide-hero .actions{display:flex}.buyer-guide-hero .hero-copy p.lead{display:block}.buyer-guide-hero h1{font-size:clamp(42px,10vw,52px)}[data-page=offerings] .hero h1{font-size:clamp(43px,10vw,50px)}}
@media(max-width:640px){.buyer-guide-hero:before{background:linear-gradient(90deg,rgba(9,25,28,.86),rgba(9,25,28,.59)),linear-gradient(0deg,rgba(9,25,28,.45),transparent)}.buyer-guide-hero h1{font-size:clamp(39px,10vw,48px);line-height:.98}}

/* Equal section insets; mobile overrides include nested dark-band sections. */
main>.section,main>.band>.section{padding-top:64px;padding-bottom:64px}
main>.section>:last-child,main>.band>.section>:last-child{margin-bottom:0}
@media(max-width:640px){main>.section,main>.band>.section{padding-top:44px;padding-bottom:44px}}

@media(max-width:640px){[data-page=offerings] main>.offerings-section{padding-top:44px}}
[data-page=buyers] .advisory-band h2{margin-bottom:0}