/* Megan Waits, Compass RE New Hope. Warm off-white / charcoal / moss. Sentence-case Newsreader. */
:root{
  --ivory:#F5F1EA; --ivory-2:#EDE7DD; --paper:#FBF9F5;
  --ink:#151413; --char:#2B2927; --char-2:#3A3734;
  --stone:#B9AE9F; --taupe:#8A7F72; --muted:#6C655D;
  --champ:#B39A6E; --line:rgba(21,20,19,.14); --line-l:rgba(245,241,234,.22);
  --serif:"Bodoni Moda","Didot","Bodoni 72",serif;
  --sans:"Jost","Helvetica Neue",Arial,sans-serif;
  --pvh:44px; --navh:92px;
  --wrap:1320px;
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{font-family:var(--sans);font-weight:300;font-size:17px;line-height:1.75;color:var(--char);background:var(--ivory);letter-spacing:.01em;overflow-x:hidden}
img,video{display:block;max-width:100%}
a{color:inherit;text-decoration:none}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 56px}
.narrow{max-width:760px;margin:0 auto}
h1,h2,h3,h4,.brand .b1,.foot-word,.drawer a:not(.dcta),.clist a,.clist div.ci,.hero .tag,.num,.n{font-optical-sizing:none;font-variation-settings:"opsz" 14}
h1,h2,h3,h4{font-family:var(--serif);font-weight:400;color:var(--ink);text-transform:uppercase;letter-spacing:.06em;line-height:1.14}
h2{font-size:clamp(30px,3.6vw,50px)}
h3{font-size:clamp(20px,1.7vw,24px);letter-spacing:.08em}
p+p{margin-top:1.1em}
.eyebrow{display:inline-block;font-family:var(--sans);font-size:11.5px;font-weight:500;letter-spacing:.32em;text-transform:uppercase;color:var(--taupe);margin-bottom:22px}
.eyebrow.l{color:var(--stone)}
.rule{width:44px;height:1px;background:var(--champ);margin:26px auto 0}
.rule.left{margin-left:0}
.center{text-align:center}
.lede{font-size:19px;line-height:1.8;color:var(--muted);max-width:60ch}
.center .lede{margin-left:auto;margin-right:auto}

/* preview banner */
.pv-banner{position:fixed;top:0;left:0;right:0;z-index:60;height:var(--pvh);display:flex;align-items:center;justify-content:center;gap:18px;background:#0E0D0C;color:#D9D2C7;font-size:12.5px;letter-spacing:.04em;padding:0 16px}
.pv-cta{background:var(--stone);color:var(--ink);padding:7px 16px;font-size:11px;font-weight:500;letter-spacing:.14em;text-transform:uppercase;white-space:nowrap}

/* nav */
.nav{position:fixed;top:var(--pvh);left:0;right:0;z-index:50;height:var(--navh);transition:background .4s,height .4s,border-color .4s;border-bottom:1px solid transparent}
.nav::before{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(12,11,10,.55),rgba(12,11,10,0));pointer-events:none;transition:opacity .4s}
.nav-in{position:relative;height:100%;max-width:1480px;margin:0 auto;padding:0 44px;display:grid;grid-template-columns:1fr auto 1fr;align-items:center}
.nav-l,.nav-r{display:flex;align-items:center;gap:34px}
.nav-r{justify-content:flex-end}
.nav a.nl{font-size:11.5px;font-weight:400;letter-spacing:.24em;text-transform:uppercase;color:#F5F1EA;padding:6px 0;border-bottom:1px solid transparent;transition:border-color .3s,color .3s}
.nav a.nl:hover,.nav a.nl.on{border-bottom-color:currentColor}
.nav .ncta{font-size:11px;font-weight:500;letter-spacing:.22em;text-transform:uppercase;color:#F5F1EA;border:1px solid rgba(245,241,234,.6);padding:11px 18px;transition:background .3s,color .3s;white-space:nowrap}
.nav .ncta:hover{background:#F5F1EA;color:var(--ink)}
.brand{display:flex;flex-direction:column;align-items:center;text-align:center;color:#F5F1EA;line-height:1}
.brand .b1{font-family:var(--serif);font-size:23px;letter-spacing:.2em;text-transform:uppercase;padding-left:.2em}
.brand .b2{font-size:9.5px;letter-spacing:.42em;text-transform:uppercase;margin-top:9px;color:rgba(245,241,234,.78);padding-left:.42em}
.nav.stuck,.solid .nav{background:rgba(245,241,234,.97);border-bottom-color:var(--line);height:78px}
.nav.stuck::before,.solid .nav::before{opacity:0}
.nav.stuck a.nl,.solid .nav a.nl,.nav.stuck .brand,.solid .nav .brand{color:var(--ink)}
.nav.stuck .brand .b2,.solid .nav .brand .b2{color:var(--taupe)}
.nav.stuck .ncta,.solid .nav .ncta{color:var(--ink);border-color:var(--ink)}
.nav.stuck .ncta:hover,.solid .nav .ncta:hover{background:var(--ink);color:var(--ivory)}
.burger{display:none;width:44px;height:44px;background:none;border:0;cursor:pointer;justify-self:end;position:relative}
.burger span{position:absolute;left:10px;right:10px;height:1px;background:#F5F1EA;transition:transform .3s,opacity .3s}
.burger span:nth-child(1){top:16px}.burger span:nth-child(2){top:22px}.burger span:nth-child(3){top:28px}
.nav.stuck .burger span,.solid .nav .burger span{background:var(--ink)}
.drawer{position:fixed;inset:0;z-index:55;background:var(--ink);display:flex;flex-direction:column;align-items:center;justify-content:center;gap:6px;opacity:0;pointer-events:none;transition:opacity .35s;padding:calc(var(--pvh) + 90px) 24px 40px}
.drawer.open{opacity:1;pointer-events:auto}
.drawer a{font-family:var(--serif);font-size:24px;letter-spacing:.14em;text-transform:uppercase;color:var(--ivory);padding:10px 0;min-height:44px}
.drawer a.dcta{font-family:var(--sans);font-size:12px;letter-spacing:.24em;border:1px solid var(--line-l);padding:14px 26px;margin-top:18px}
.drawer-x{position:absolute;top:calc(var(--pvh) + 22px);right:22px;width:44px;height:44px;background:none;border:0;color:var(--ivory);font-size:30px;font-weight:200;cursor:pointer;line-height:1}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;min-height:50px;padding:15px 30px;font-family:var(--sans);font-size:11.5px;font-weight:500;letter-spacing:.26em;text-indent:.26em;text-transform:uppercase;border:1px solid var(--ink);color:var(--ink);background:transparent;cursor:pointer;transition:background .3s,color .3s,border-color .3s}
.btn:hover{background:var(--ink);color:var(--ivory)}
.btn.solid{background:var(--ink);color:var(--ivory)}
.btn.solid:hover{background:var(--char-2);border-color:var(--char-2)}
.btn.light{border-color:rgba(245,241,234,.7);color:var(--ivory)}
.btn.light:hover{background:var(--ivory);color:var(--ink)}
.btn.light-solid{background:var(--ivory);border-color:var(--ivory);color:var(--ink)}
.btn.light-solid:hover{background:transparent;color:var(--ivory)}
.btns{display:flex;gap:16px;flex-wrap:wrap}
.center .btns,.btns.c{justify-content:center}
.tlink{font-size:11.5px;font-weight:500;letter-spacing:.26em;text-transform:uppercase;border-bottom:1px solid currentColor;padding-bottom:5px;display:inline-block}

/* hero */
.hero{position:relative;min-height:100vh;min-height:100svh;display:flex;align-items:center;justify-content:center;text-align:center;color:var(--ivory);background:var(--ink);overflow:hidden}
.hero-bg{position:absolute;inset:0}
.hero-bg video,.hero-bg img{width:100%;height:100%;object-fit:cover;object-position:50% 55%}
.hero-scrim{position:absolute;inset:0;background:linear-gradient(180deg,rgba(14,12,10,.55) 0%,rgba(14,12,10,.22) 38%,rgba(14,12,10,.30) 64%,rgba(14,12,10,.72) 100%)}
.hero-in{position:relative;z-index:2;padding:calc(var(--pvh) + var(--navh) + 30px) 28px 110px;max-width:1100px}
.hero .eyebrow{color:#E4DACB;text-shadow:0 1px 14px rgba(0,0,0,.6)}
.hero h1{color:var(--ivory);font-size:clamp(46px,7.4vw,112px);letter-spacing:.1em;line-height:1.02;padding-left:.1em;text-shadow:0 2px 30px rgba(0,0,0,.35)}
.hero .tag{font-family:var(--serif);font-size:clamp(15px,1.5vw,21px);letter-spacing:.34em;text-transform:uppercase;margin-top:26px;padding-left:.34em;color:#EFE8DC}
.hero .sub{max-width:54ch;margin:26px auto 0;font-size:17.5px;line-height:1.75;color:rgba(245,241,234,.9);text-shadow:0 1px 16px rgba(0,0,0,.5)}
.hero .btns{justify-content:center;margin-top:40px}
.scroll-cue{position:absolute;left:50%;bottom:30px;transform:translateX(-50%);z-index:2;display:flex;flex-direction:column;align-items:center;gap:12px;font-size:10px;letter-spacing:.34em;text-transform:uppercase;color:rgba(245,241,234,.75)}
.scroll-cue i{display:block;width:1px;height:44px;background:linear-gradient(rgba(245,241,234,.8),rgba(245,241,234,0))}

/* interior page hero */
.phero{position:relative;min-height:66vh;display:flex;align-items:flex-end;color:var(--ivory);background:var(--ink);overflow:hidden}
.phero .hero-bg img{object-position:50% 50%}
.phero .hero-scrim{background:linear-gradient(180deg,rgba(14,12,10,.58) 0%,rgba(14,12,10,.26) 45%,rgba(14,12,10,.70) 100%)}
.phero-in{position:relative;z-index:2;width:100%;max-width:var(--wrap);margin:0 auto;padding:calc(var(--pvh) + var(--navh) + 70px) 56px 80px}
.phero .eyebrow{color:#E4DACB}
.phero h1{color:var(--ivory);font-size:clamp(38px,5.4vw,76px);letter-spacing:.08em;max-width:16ch}
.phero p{max-width:56ch;margin-top:22px;font-size:18px;color:rgba(245,241,234,.88)}

/* sections */
.sec{padding:140px 0}
.sec.tight{padding:100px 0}
.sec.paper{background:var(--paper)}
.sec.stone{background:var(--ivory-2)}
.sec.dark{background:var(--ink);color:rgba(245,241,234,.78)}
.sec.dark h2,.sec.dark h3{color:var(--ivory)}
.sec.dark .lede{color:rgba(245,241,234,.72)}
.sec.char{background:var(--char);color:rgba(245,241,234,.78)}
.sec.char h2,.sec.char h3{color:var(--ivory)}
.head{margin-bottom:70px}
.head.center{text-align:center}
.head .lede{margin-top:24px}
.head-row{display:flex;justify-content:space-between;align-items:flex-end;gap:40px;margin-bottom:60px}

/* properties */
.pgrid{display:grid;grid-template-columns:repeat(12,1fr);gap:28px}
.pcard{position:relative;display:block;overflow:hidden;background:var(--ink);color:var(--ivory)}
.pcard img{width:100%;height:100%;object-fit:cover;transition:transform 1.4s cubic-bezier(.2,.7,.2,1)}
.pcard:hover img{transform:scale(1.035)}
.pcard .pc-cap{position:absolute;left:0;right:0;bottom:0;padding:70px 34px 30px;background:linear-gradient(180deg,rgba(14,12,10,0),rgba(14,12,10,.72));display:flex;justify-content:space-between;align-items:flex-end;gap:20px}
.pcard h3{color:var(--ivory);font-size:clamp(19px,1.7vw,25px)}
.pcard .pc-meta{font-size:11px;letter-spacing:.26em;text-transform:uppercase;color:rgba(245,241,234,.82);margin-top:8px}
.pcard .pc-arrow{font-size:11px;letter-spacing:.24em;text-transform:uppercase;white-space:nowrap;border-bottom:1px solid rgba(245,241,234,.7);padding-bottom:4px}
.pcard.w8{grid-column:span 8;aspect-ratio:16/10}
.pcard.w4{grid-column:span 4;aspect-ratio:auto}
.pcard.w6{grid-column:span 6;aspect-ratio:3/2}
.pcard.w12{grid-column:span 12;aspect-ratio:21/9}

/* brand statement */
.statement{position:relative;padding:170px 0;color:var(--ivory);background:var(--ink);overflow:hidden;text-align:center}
.statement .hero-bg img{object-position:50% 60%}
.statement .hero-scrim{background:rgba(14,12,10,.58)}
.statement .wrap{position:relative;z-index:2}
.statement h2{color:var(--ivory);font-size:clamp(30px,4.4vw,62px);letter-spacing:.08em;max-width:18ch;margin:0 auto}
.statement p{max-width:58ch;margin:30px auto 0;font-size:19px;color:rgba(245,241,234,.88)}
.statement .eyebrow{color:#E4DACB}

/* services */
.svc{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--line)}
.svc .s{padding:44px 34px 10px 0;border-right:1px solid var(--line);margin-right:34px}
.svc .s:last-child{border-right:0;margin-right:0}
.svc .num{font-family:var(--serif);font-size:15px;letter-spacing:.2em;color:var(--champ)}
.svc h3{margin:18px 0 16px;font-size:20px}
.svc p{font-size:15.5px;line-height:1.75;color:var(--muted)}

/* communities */
.cgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.ccard{position:relative;display:block;aspect-ratio:4/5;overflow:hidden;background:var(--ink)}
.ccard img{width:100%;height:100%;object-fit:cover;transition:transform 1.4s cubic-bezier(.2,.7,.2,1)}
.ccard:hover img{transform:scale(1.04)}
.ccard .cc-cap{position:absolute;left:0;right:0;bottom:0;padding:90px 28px 28px;background:linear-gradient(180deg,rgba(14,12,10,0),rgba(14,12,10,.74))}
.ccard h3{color:var(--ivory);font-size:22px}
.ccard .cc-sub{font-size:11px;letter-spacing:.24em;text-transform:uppercase;color:rgba(245,241,234,.82);margin-top:8px}
.clist{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line);margin-top:56px}
.clist a,.clist div.ci{display:flex;justify-content:space-between;align-items:center;padding:24px 4px;border-bottom:1px solid var(--line);font-family:var(--serif);font-size:18px;letter-spacing:.12em;text-transform:uppercase;color:var(--ink);transition:padding .3s,color .3s}
.clist a{margin-right:40px}
.clist a:hover{padding-left:12px;color:var(--taupe)}
.clist a span{font-family:var(--sans);font-size:14px;color:var(--champ)}

/* communities page detail */
.cblock{display:grid;grid-template-columns:1.25fr 1fr;gap:80px;align-items:center;padding:70px 0;border-top:1px solid var(--line)}
.cblock:first-child{border-top:0;padding-top:0}
.cblock.rev .cb-img{order:2}
.cb-img{aspect-ratio:3/2;overflow:hidden;background:var(--ink)}
.cb-img img{width:100%;height:100%;object-fit:cover}
.cb-txt h3{font-size:clamp(24px,2.4vw,34px);margin-bottom:6px}
.cb-txt .cb-sub{font-size:11px;letter-spacing:.26em;text-transform:uppercase;color:var(--taupe);margin-bottom:22px}
.cb-txt p{color:var(--muted)}
.cb-txt .tlink{margin-top:26px}
.ctext{display:grid;grid-template-columns:repeat(3,1fr);gap:56px 60px;border-top:1px solid var(--line);padding-top:70px}
.ctext h3{font-size:21px;margin-bottom:6px}
.ctext .cb-sub{font-size:11px;letter-spacing:.26em;text-transform:uppercase;color:var(--taupe);margin-bottom:16px}
.ctext p{font-size:15.5px;color:var(--muted)}
.credits{font-size:11.5px;line-height:1.7;color:var(--taupe);margin-top:90px;border-top:1px solid var(--line);padding-top:24px}
.credits a{border-bottom:1px solid var(--line)}

/* global platform */
.split{display:grid;grid-template-columns:1fr 1fr;gap:100px;align-items:center}
.split.wide-img{grid-template-columns:1.15fr 1fr}
.split-img{aspect-ratio:4/5;overflow:hidden;background:var(--ink)}
.split-img img{width:100%;height:100%;object-fit:cover}
.split-img.land{aspect-ratio:5/4}
.plist{margin-top:40px;border-top:1px solid var(--line-l)}
.plist li{list-style:none;display:grid;grid-template-columns:56px 1fr;gap:10px;padding:22px 0;border-bottom:1px solid var(--line-l)}
.plist .n{font-family:var(--serif);color:var(--champ);letter-spacing:.14em;font-size:14px;padding-top:3px}
.plist h4{font-size:15px;letter-spacing:.16em;color:var(--ivory);margin-bottom:6px}
.plist p{font-size:15px;color:rgba(245,241,234,.68)}
.sec:not(.dark):not(.char) .plist{border-top-color:var(--line)}
.sec:not(.dark):not(.char) .plist li{border-bottom-color:var(--line)}
.sec:not(.dark):not(.char) .plist h4{color:var(--ink)}
.sec:not(.dark):not(.char) .plist p{color:var(--muted)}

/* about */
.about{display:grid;grid-template-columns:.9fr 1.1fr;gap:110px;align-items:center}
.portrait{aspect-ratio:4/5;overflow:hidden;background:var(--ivory-2)}
.portrait img{width:100%;height:100%;object-fit:cover;object-position:50% 20%;filter:grayscale(1) contrast(1.04)}
.about h2{margin-bottom:10px}
.about .role{font-size:11.5px;letter-spacing:.28em;text-transform:uppercase;color:var(--taupe);margin:18px 0 30px}
.traits{display:flex;flex-wrap:wrap;gap:10px 26px;margin-top:34px;padding-top:28px;border-top:1px solid var(--line)}
.traits span{font-size:11.5px;letter-spacing:.24em;text-transform:uppercase;color:var(--char)}
.about .btns{margin-top:40px}

/* differentiator */
.diff{text-align:center}
.diff h2{font-size:clamp(30px,4vw,56px);max-width:20ch;margin:0 auto}
.diff p.lede{margin:30px auto 0;max-width:62ch}
.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:0;margin-top:80px;text-align:left;border-top:1px solid var(--line-l)}
.steps .st{padding:34px 30px 0 0}
.steps .st .n{font-family:var(--serif);font-size:14px;letter-spacing:.2em;color:var(--champ)}
.steps h4{font-size:15px;letter-spacing:.16em;color:var(--ivory);margin:14px 0 10px}
.steps p{font-size:15px;color:rgba(245,241,234,.66)}

/* insights */
.igrid{display:grid;grid-template-columns:repeat(3,1fr);gap:40px}
.icard{display:block}
.igrid.two{grid-template-columns:repeat(2,1fr)}
.icard .ic-img{aspect-ratio:4/3;overflow:hidden;background:var(--ink);margin-bottom:26px}
.icard .ic-img img{width:100%;height:100%;object-fit:cover;transition:transform 1.4s cubic-bezier(.2,.7,.2,1)}
.icard:hover .ic-img img{transform:scale(1.04)}
.icard .ic-cat{font-size:11px;letter-spacing:.26em;text-transform:uppercase;color:var(--taupe)}
.icard h3{font-size:20px;line-height:1.3;margin:12px 0 14px;letter-spacing:.06em}
.icard p{font-size:15.5px;color:var(--muted)}
.icard .tlink{margin-top:20px;color:var(--ink)}

/* article */
.article{padding:80px 0 140px}
.article .narrow p{font-size:18.5px;line-height:1.9;color:var(--char)}
.article .narrow h2{font-size:clamp(22px,2.2vw,28px);margin:56px 0 18px;letter-spacing:.08em}
.article .narrow ul{margin:18px 0 0 20px}
.article .narrow li{font-size:18px;line-height:1.85;margin-top:8px}
.article .byline{font-size:11.5px;letter-spacing:.24em;text-transform:uppercase;color:var(--taupe);padding-bottom:30px;margin-bottom:40px;border-bottom:1px solid var(--line)}
.article .pull{font-family:var(--serif);font-size:clamp(22px,2.3vw,30px);line-height:1.4;text-transform:none;letter-spacing:.01em;color:var(--ink);border-left:1px solid var(--champ);padding:6px 0 6px 30px;margin:50px 0}

/* final CTA */
.final{position:relative;padding:170px 0;text-align:center;color:var(--ivory);background:var(--ink);overflow:hidden}
.final .hero-bg img{object-position:50% 50%}
.final .hero-scrim{background:rgba(14,12,10,.62)}
.final .wrap{position:relative;z-index:2}
.final h2{color:var(--ivory);font-size:clamp(32px,4.8vw,68px);letter-spacing:.08em}
.final p{max-width:52ch;margin:26px auto 0;font-size:18.5px;color:rgba(245,241,234,.86)}
.final .btns{justify-content:center;margin-top:44px}

/* forms */
.fwrap{display:grid;grid-template-columns:.85fr 1.15fr;gap:100px;align-items:start}
.form{display:grid;grid-template-columns:1fr 1fr;gap:26px 30px}
.form .full{grid-column:1/-1}
.form label{display:block;font-size:11px;font-weight:500;letter-spacing:.24em;text-transform:uppercase;color:var(--taupe);margin-bottom:8px}
.form input,.form select,.form textarea{width:100%;font-family:var(--sans);font-size:16px;font-weight:300;color:var(--ink);background:transparent;border:0;border-bottom:1px solid rgba(21,20,19,.3);border-radius:0;padding:10px 0 12px;outline:none;transition:border-color .3s;-webkit-appearance:none;appearance:none}
.form select{background-image:linear-gradient(45deg,transparent 50%,var(--taupe) 50%),linear-gradient(135deg,var(--taupe) 50%,transparent 50%);background-position:calc(100% - 12px) 20px,calc(100% - 7px) 20px;background-size:5px 5px;background-repeat:no-repeat;padding-right:28px}
.form textarea{min-height:110px;resize:vertical}
.form input:focus,.form select:focus,.form textarea:focus{border-bottom-color:var(--ink)}
.form .hp{position:absolute;left:-9999px}
.form .fbtn{margin-top:10px}
.form .fnote{font-size:12.5px;line-height:1.65;color:var(--taupe)}
.fmsg{display:none;font-family:var(--serif);font-size:20px;letter-spacing:.06em;color:var(--ink);grid-column:1/-1;padding-top:10px}
.fmsg.show{display:block}
.fside h2{margin-bottom:20px}
.fside .lede{font-size:17.5px}
.fside .direct{margin-top:40px;border-top:1px solid var(--line);padding-top:26px}
.fside .direct a,.fside .direct span{display:flex;align-items:center;min-height:44px;font-size:16px;color:var(--ink)}
.fside .direct .k{font-size:11px;letter-spacing:.24em;text-transform:uppercase;color:var(--taupe);min-height:0;margin-top:14px}
.tabs{display:flex;gap:0;border-bottom:1px solid var(--line);margin-bottom:44px}
.tabs button{font-family:var(--sans);font-size:11.5px;font-weight:500;letter-spacing:.24em;text-transform:uppercase;background:none;border:0;border-bottom:1px solid transparent;margin-bottom:-1px;padding:16px 0;margin-right:40px;color:var(--taupe);cursor:pointer;min-height:44px}
.tabs button.on{color:var(--ink);border-bottom-color:var(--ink)}
.tpanel{display:none}
.tpanel.on{display:block}

/* contact minimal */
.contact{padding:calc(var(--pvh) + 78px + 110px) 0 130px;background:var(--ivory)}
.contact h1{font-size:clamp(34px,4.6vw,64px);letter-spacing:.08em;margin-bottom:24px}

/* process list (sell) */
.proc{display:grid;grid-template-columns:repeat(3,1fr);gap:0;border-top:1px solid var(--line)}
.proc .pr{padding:40px 40px 10px 0}
.proc .n{font-family:var(--serif);font-size:14px;letter-spacing:.2em;color:var(--champ)}
.proc h3{font-size:19px;margin:16px 0 14px}
.proc p{font-size:15.5px;color:var(--muted)}

/* footer */
.foot{background:#0F0E0D;color:rgba(245,241,234,.62);padding:110px 0 50px;font-size:14.5px}
.foot-top{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:60px;padding-bottom:70px;border-bottom:1px solid rgba(245,241,234,.12)}
.foot-word{font-family:var(--serif);font-size:26px;letter-spacing:.18em;text-transform:uppercase;color:var(--ivory)}
.foot-sub{font-size:11px;letter-spacing:.26em;text-transform:uppercase;color:var(--stone);margin-top:12px;line-height:1.9}
.foot h4{font-family:var(--sans);font-size:11px;font-weight:500;letter-spacing:.28em;color:var(--stone);margin-bottom:22px}
.foot-c a,.foot-c span{display:block;padding:5px 0;color:rgba(245,241,234,.72)}
.foot-c a:hover{color:var(--ivory)}
.foot-bot{display:flex;justify-content:space-between;gap:20px;flex-wrap:wrap;padding-top:34px;font-size:12px;letter-spacing:.06em;color:rgba(245,241,234,.5)}
.foot-legal{margin-top:24px;font-size:12px;line-height:1.8;color:rgba(245,241,234,.5);max-width:110ch}
.eho{display:inline-flex;align-items:center;gap:8px}

/* reveal */
.rv{opacity:0;transform:translateY(22px);transition:opacity 1.1s ease,transform 1.1s cubic-bezier(.2,.7,.2,1)}
.rv.in{opacity:1;transform:none}
.d1{transition-delay:.12s}.d2{transition-delay:.24s}.d3{transition-delay:.36s}
@media (prefers-reduced-motion:reduce){.rv{opacity:1;transform:none;transition:none}.pcard img,.ccard img,.icard .ic-img img{transition:none}}

/* responsive */
@media(max-width:1180px){
  .nav-l,.nav-r{gap:22px}
  .nav a.nl{letter-spacing:.18em;font-size:11px}
  .wrap{padding:0 40px}
  .about,.split,.fwrap{gap:64px}
}
@media(max-width:1024px){
  .nav-l,.nav-r{display:none}
  .nav-in{grid-template-columns:44px 1fr 44px;padding:0 20px}
  .brand{grid-column:2;grid-row:1}
  .burger{display:block;grid-column:3;grid-row:1}
  .svc{grid-template-columns:1fr 1fr}
  .svc .s:nth-child(2){border-right:0;margin-right:0}
  .svc .s{border-bottom:1px solid var(--line)}
  .steps{grid-template-columns:1fr 1fr}
  .cgrid{grid-template-columns:1fr 1fr}
  .igrid{grid-template-columns:1fr 1fr}
}
@media(max-width:860px){
  :root{--pvh:100px;--navh:74px}
  body{font-size:16.5px}
  .pv-banner{flex-direction:column;gap:8px;font-size:12px;text-align:center;padding:8px 14px}
  .wrap{padding:0 24px}
  .sec{padding:92px 0}
  .sec.tight{padding:72px 0}
  .head{margin-bottom:46px}
  .head-row{flex-direction:column;align-items:flex-start;margin-bottom:40px}
  h2{font-size:clamp(26px,7.4vw,36px);line-height:1.2}
  .brand .b1{font-size:18px;letter-spacing:.16em}
  .brand .b2{font-size:8.5px;letter-spacing:.3em}
  .nav.stuck,.solid .nav{height:68px}
  .hero-in{padding:calc(var(--pvh) + var(--navh) + 20px) 22px 110px}
  .hero h1{font-size:clamp(34px,10.4vw,56px);letter-spacing:.06em;padding-left:.06em;line-height:1.1}
  .hero .tag{font-size:13px;letter-spacing:.22em;line-height:1.7}
  .hero .sub{font-size:16px}
  .hero .btns{flex-direction:column;align-items:center}
  .hero .btns .btn{min-width:240px}
  .hero-scrim{background:linear-gradient(180deg,rgba(14,12,10,.62) 0%,rgba(14,12,10,.34) 40%,rgba(14,12,10,.78) 100%)}
  .phero{min-height:58vh}
  .phero-in{padding:calc(var(--pvh) + var(--navh) + 60px) 24px 56px}
  .phero h1{font-size:clamp(30px,8.6vw,44px);line-height:1.18}
  .pgrid{grid-template-columns:1fr;gap:18px}
  .pcard.w8,.pcard.w4,.pcard.w6,.pcard.w12{grid-column:auto;aspect-ratio:4/5}
  .pcard .pc-cap{padding:60px 22px 22px;flex-direction:column;align-items:flex-start;gap:14px}
  .statement,.final{padding:110px 0}
  .statement p,.final p{font-size:17px}
  .svc{grid-template-columns:1fr}
  .svc .s{border-right:0;margin-right:0;padding:32px 0 26px}
  .cgrid{grid-template-columns:1fr;gap:18px}
  .ccard{aspect-ratio:4/3}
  .clist{grid-template-columns:1fr}
  .clist a,.clist div.ci{margin-right:0;font-size:16px}
  .split,.split.wide-img,.about,.fwrap{grid-template-columns:1fr;gap:48px}
  .split-img{aspect-ratio:4/3}
  .steps{grid-template-columns:1fr}
  .steps .st{padding:28px 0 0}
  .igrid,.igrid.two{grid-template-columns:1fr;gap:54px}
  .cblock{grid-template-columns:1fr;gap:30px;padding:50px 0}
  .cblock.rev .cb-img{order:0}
  .ctext{grid-template-columns:1fr;gap:40px}
  .proc{grid-template-columns:1fr}
  .proc .pr{padding:30px 0 0}
  .form{grid-template-columns:1fr;gap:22px}
  .foot-top{grid-template-columns:1fr;gap:40px}
  .contact{padding:calc(var(--pvh) + 68px + 60px) 0 90px}
  .tabs button{margin-right:26px;letter-spacing:.18em}
  .article .narrow p{font-size:17px}
  .drawer{padding-top:calc(var(--pvh) + 70px)}
}
@media(max-width:380px){
  .brand .b1{font-size:16px;letter-spacing:.12em}
  .hero .btns .btn{min-width:0;width:100%}
}

/* reviews (reviews block) */
.revs{display:grid;grid-template-columns:repeat(3,1fr);gap:34px}
.rev{margin:0;background:var(--ivory);padding:44px 38px;border-top:1px solid var(--champ)}
.rev .stars{color:var(--champ);letter-spacing:.3em;font-size:13px}
.rev blockquote{margin:22px 0 26px;font-family:var(--serif);font-size:clamp(18px,1.5vw,21px);line-height:1.55;color:var(--ink);font-optical-sizing:none;font-variation-settings:"opsz" 14}
.rev figcaption{font-size:11px;letter-spacing:.26em;text-transform:uppercase;color:var(--stone,#7a7266)}
@media(max-width:860px){.revs{grid-template-columns:1fr}.rev{padding:34px 28px}}
.cblock.rev{grid-template-columns:1fr 1.25fr}
@media(max-width:860px){.cblock.rev{grid-template-columns:1fr}}
/* longer name than the template: tighten wordmark so it clears the nav links */
.brand .b1{font-size:21px;letter-spacing:.15em;padding-left:.15em;white-space:nowrap}
@media(max-width:1440px){.brand .b1{font-size:19px;letter-spacing:.13em}.nav-l,.nav-r{gap:26px}}
@media(max-width:1180px){.nav-l,.nav-r{gap:20px}.brand .b1{font-size:17px;letter-spacing:.11em}}
@media(max-width:1024px){.brand .b1{font-size:19px;letter-spacing:.14em}}
@media(max-width:860px){.brand .b1{font-size:17px;letter-spacing:.13em}}
@media(max-width:380px){.brand .b1{font-size:15px;letter-spacing:.1em}}
@media(max-width:1360px){.nav .ncta{display:none}}
/* track record band */
.proc.rec .n{display:block;font-size:clamp(36px,4vw,54px);letter-spacing:.02em;color:var(--ink);line-height:1}
.proc.rec h3{text-transform:uppercase;letter-spacing:.14em;font-size:15px}
.pc-price{font-family:inherit;letter-spacing:.12em;text-transform:uppercase;font-size:12px;opacity:.85;margin-top:6px}

/* live build: preview banner removed */

/* ===== Megan Waits: down to earth layer ===== */
:root{
  --ivory:#F7F7F3; --ivory-2:#ECEBE4; --paper:#FCFCF9;
  --ink:#1E1F1C; --char:#33352F; --char-2:#43463E;
  --stone:#B8B6A8; --taupe:#6F7266; --muted:#5E6157;
  --champ:#6E7F5E; --line:rgba(30,31,28,.14);
  --serif:"Newsreader","Georgia",serif;
}
h1,h2,h3,h4,.brand .b1,.foot-word,.drawer a:not(.dcta),.clist a,.clist div.ci,.hero .tag,.num,.n{font-variation-settings:normal;font-optical-sizing:auto}
h1,h2,h3,h4{text-transform:none;letter-spacing:-.005em;line-height:1.15}
h3{letter-spacing:0}
.hero h1{letter-spacing:-.01em;padding-left:0;font-weight:400}
.hero .tag{font-style:italic;text-transform:none;letter-spacing:.01em;padding-left:0;font-size:clamp(20px,2vw,28px)}
.phero h1,.statement h2,.final h2{letter-spacing:-.005em}
.brand .b1{text-transform:none;letter-spacing:.02em;padding-left:0;font-size:27px}
.brand .b2{letter-spacing:.3em}
.drawer a{text-transform:none;letter-spacing:0}
.clist a,.clist div.ci{text-transform:none;letter-spacing:0;font-size:20px}
.plist h4,.steps h4{text-transform:none;letter-spacing:0;font-size:18px}
.proc.rec h3{text-transform:none;letter-spacing:0;font-size:19px}
.proc.rec .n{letter-spacing:-.01em}
.icard h3,.article .narrow h2{letter-spacing:0}
.btn,.nav .ncta,.tlink{letter-spacing:.16em;text-indent:0}
.eyebrow{letter-spacing:.24em;color:var(--champ)}
.eyebrow.l{color:#B9C4AC}
.portrait{aspect-ratio:1/1}
.portrait img{filter:none;object-position:50% 30%}
.hero-scrim{background:linear-gradient(180deg,rgba(20,22,18,.50) 0%,rgba(20,22,18,.25) 38%,rgba(20,22,18,.35) 64%,rgba(20,22,18,.72) 100%)}
.hero .hero-in h1,.hero .hero-in p{text-shadow:0 2px 24px rgba(0,0,0,.35)}
.kb img{animation:kb 28s ease-in-out infinite alternate;transform-origin:50% 60%}
@keyframes kb{from{transform:scale(1)}to{transform:scale(1.08)}}
@media (prefers-reduced-motion:reduce){.kb img{animation:none}}
.rqs{display:grid;grid-template-columns:repeat(3,1fr);gap:30px}
.rqs.five{grid-template-columns:repeat(6,1fr)}
.rqs.five .rq{grid-column:span 2}
.rqs.five .rq:nth-child(4){grid-column:2 / span 2}
.rqs.five .rq:nth-child(5){grid-column:4 / span 2}
.rq{margin:0;background:var(--paper);padding:40px 34px;border-top:2px solid var(--champ)}
.rq .stars{color:var(--champ);letter-spacing:.3em;font-size:13px}
.rq blockquote{margin:20px 0 24px;font-family:var(--serif);font-size:clamp(18px,1.45vw,20px);line-height:1.55;color:var(--ink)}
.rq figcaption{font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:#5b5d53}
@media(max-width:1024px){.rqs,.rqs.five{grid-template-columns:1fr 1fr}.rqs.five .rq,.rqs.five .rq:nth-child(4),.rqs.five .rq:nth-child(5){grid-column:auto}}
@media(max-width:700px){.rqs,.rqs.five{grid-template-columns:1fr}.rq{padding:32px 26px}}
.sec.dark,.sec.char{background:#262823}
.foot{background:#1E1F1C}
.hero .hero-scrim{background:radial-gradient(ellipse 60% 50% at 50% 50%,rgba(20,22,18,.42),rgba(20,22,18,0) 70%),linear-gradient(180deg,rgba(20,22,18,.50) 0%,rgba(20,22,18,.28) 38%,rgba(20,22,18,.38) 64%,rgba(20,22,18,.74) 100%)}
.hero .sub{color:#F3F2EC}
.final .eyebrow,.statement .eyebrow,.hero .eyebrow,.phero .eyebrow{color:#E4E8DC}