:root{
  --paper:#F1EFE8;
  --paper-2:#E7E4DA;
  --paper-3:#DCD8CB;
  --ink:#12201C;
  --ink-soft:#3A4A44;
  --hedge:#2C4038;
  --hedge-mid:#5C7168;
  --brass:#A98F5F;
  --line:rgba(18,32,28,.16);
  --line-strong:rgba(18,32,28,.32);
  --measure:76rem;
  --gut:clamp(1.25rem,5vw,4.5rem);
}

*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
body{
  margin:0;
  overflow-wrap:break-word;
  background:var(--paper);
  color:var(--ink);
  font-family:'Jost',system-ui,-apple-system,'Segoe UI',sans-serif;
  font-size:clamp(1rem,.96rem + .18vw,1.075rem);
  font-weight:300;
  line-height:1.72;
  -webkit-font-smoothing:antialiased;
}
img,svg{max-width:100%;height:auto;display:block}
a{color:inherit}

/* ---------- type ---------- */
.display,h1,h2,h3{
  font-family:'Bodoni Moda',Didot,'Times New Roman',serif;
  font-weight:400;
  font-optical-sizing:auto;
  line-height:1.06;
  letter-spacing:-.012em;
  margin:0;
}
h1{font-size:clamp(2.6rem,1.4rem + 5.4vw,6.1rem)}
h2{font-size:clamp(1.95rem,1.2rem + 2.8vw,3.4rem)}
h3{font-size:clamp(1.3rem,1.1rem + .8vw,1.75rem)}

.eyebrow{
  font-size:.7rem;
  letter-spacing:.24em;
  text-transform:uppercase;
  font-weight:400;
  color:var(--hedge-mid);
  margin:0 0 1.35rem;
}
.lede{
  font-size:clamp(1.1rem,1rem + .5vw,1.35rem);
  line-height:1.62;
  font-weight:300;
  max-width:34ch;
}
p{margin:0 0 1.2em}
.prose p{max-width:62ch}
.prose p:last-child{margin-bottom:0}

/* ---------- layout ---------- */
.wrap{max-width:var(--measure);margin-inline:auto;padding-inline:var(--gut)}
.section{padding-block:clamp(4rem,9vw,8.5rem)}
.section--tight{padding-block:clamp(3rem,6vw,5.5rem)}
.rule{border:0;border-top:1px solid var(--line);margin:0}

/* ---------- skip + focus ---------- */
.skip{position:absolute;left:-9999px;top:0;background:var(--ink);color:var(--paper);padding:.75rem 1.25rem;z-index:99}
.skip:focus{left:0}
a:focus-visible,button:focus-visible,input:focus-visible,textarea:focus-visible,select:focus-visible{
  outline:2px solid var(--hedge);outline-offset:3px;
}

/* ---------- masthead ---------- */
.masthead{
  position:sticky;top:0;z-index:40;
  background:color-mix(in srgb,var(--paper) 92%,transparent);
  backdrop-filter:saturate(150%) blur(9px);
  border-bottom:1px solid var(--line);
}
.masthead__in{
  max-width:var(--measure);margin-inline:auto;padding:1.05rem var(--gut);
  display:flex;align-items:center;justify-content:space-between;gap:2rem;
}
.wordmark{
  font-family:'Bodoni Moda',Didot,serif;
  font-size:1.16rem;letter-spacing:.2em;text-transform:uppercase;
  text-decoration:none;white-space:nowrap;
}
.wordmark span{display:block;font-family:'Jost',sans-serif;font-size:.55rem;letter-spacing:.32em;color:var(--hedge-mid);margin-top:.28rem}
.nav{display:flex;gap:2rem;align-items:center}
.nav a{
  text-decoration:none;font-size:.79rem;letter-spacing:.14em;text-transform:uppercase;
  color:var(--ink-soft);padding-block:.35rem;border-bottom:1px solid transparent;transition:border-color .25s,color .25s;
}
.nav a:hover,.nav a[aria-current="page"]{color:var(--ink);border-bottom-color:var(--brass)}
.navtoggle{display:none;background:none;border:1px solid var(--line-strong);border-radius:0;padding:.5rem .8rem;font:inherit;font-size:.75rem;letter-spacing:.14em;text-transform:uppercase;cursor:pointer;color:var(--ink)}

@media (max-width:860px){
  .navtoggle{display:block}
  .nav{
    position:absolute;top:100%;left:0;right:0;
    flex-direction:column;align-items:flex-start;gap:0;
    background:var(--paper);border-bottom:1px solid var(--line);
    padding:.5rem var(--gut) 1.5rem;display:none;
  }
  .nav[data-open="true"]{display:flex}
  .nav a{width:100%;padding-block:.85rem;border-bottom:1px solid var(--line)}
}

/* ---------- hero ---------- */
.hero{position:relative;overflow:hidden;border-bottom:1px solid var(--line)}
.hero__grid{
  max-width:var(--measure);margin-inline:auto;padding-inline:var(--gut);
  display:grid;grid-template-columns:1.08fr .92fr;gap:clamp(2rem,5vw,5rem);
  align-items:end;padding-top:clamp(3rem,7vw,6rem);
}
.hero__type{padding-bottom:clamp(3rem,7vw,6.5rem)}
.hero h1{margin-bottom:1.5rem}
.hero h1 em{font-style:italic;color:var(--hedge)}
.hero__meta{
  display:flex;flex-wrap:wrap;gap:.6rem 1.4rem;margin-top:2.2rem;
  font-size:.72rem;letter-spacing:.18em;text-transform:uppercase;color:var(--hedge-mid);
}
.hero__meta span{display:inline-flex;align-items:center;gap:.55rem}
.hero__meta span::before{content:"";width:1.6rem;height:1px;background:var(--brass)}

.portrait{position:relative;align-self:end}
.portrait img{width:100%;height:auto;filter:contrast(1.02)}
.portrait::after{
  content:"";position:absolute;inset:0;pointer-events:none;
  box-shadow:inset 0 -70px 70px -40px var(--paper);
}
/* the signature: the year, set structurally against the portrait */
.yearmark{
  position:absolute;left:-.06em;bottom:.02em;z-index:2;
  font-family:'Bodoni Moda',Didot,serif;
  font-size:clamp(6rem,15vw,13.5rem);
  line-height:.78;color:var(--paper);
  mix-blend-mode:screen;opacity:.9;pointer-events:none;
  letter-spacing:-.03em;
}
@media (max-width:900px){
  .hero__grid{grid-template-columns:1fr;align-items:start}
  .hero__type{padding-bottom:0;order:2}
  .portrait{order:1;max-width:26rem}
  .yearmark{font-size:clamp(4.5rem,20vw,9rem)}
}

/* ---------- statement ---------- */
.statement{
  display:grid;grid-template-columns:minmax(0,10rem) minmax(0,1fr);
  gap:clamp(1.5rem,4vw,4rem);align-items:start;
}
.statement p{font-size:clamp(1.25rem,1rem + 1.1vw,2.05rem);line-height:1.42;font-weight:300;max-width:26ch}
.statement p em{font-family:'Bodoni Moda',serif;font-style:italic;color:var(--hedge)}
@media (max-width:760px){.statement{grid-template-columns:1fr}}

/* ---------- index list (neighborhoods) ---------- */
.index{border-top:1px solid var(--line-strong)}
.index__row{
  display:grid;grid-template-columns:2.4rem minmax(0,15rem) minmax(0,1fr) auto;
  gap:clamp(1rem,3vw,2.5rem);align-items:baseline;
  padding-block:1.5rem;border-bottom:1px solid var(--line);
  text-decoration:none;transition:background .3s,padding .3s;
}
.index__row:hover{background:var(--paper-2);padding-inline:1rem}
.index__num{font-size:.68rem;letter-spacing:.14em;color:var(--hedge-mid);font-variant-numeric:tabular-nums}
.index__name{font-family:'Bodoni Moda',serif;font-size:clamp(1.25rem,1rem + 1vw,1.9rem);line-height:1.1}
.index__note{font-size:.9rem;color:var(--ink-soft);line-height:1.55}
.index__go{font-size:.7rem;letter-spacing:.18em;text-transform:uppercase;color:var(--hedge-mid);white-space:nowrap}
@media (max-width:800px){
  .index__row{grid-template-columns:2.2rem 1fr;row-gap:.4rem}
  .index__note{grid-column:2}
  .index__go{display:none}
}

/* ---------- cards / gallery ---------- */
.grid3{display:grid;grid-template-columns:repeat(auto-fit,minmax(15rem,1fr));gap:clamp(1.25rem,3vw,2.25rem)}
.plate{background:var(--paper-2);border:1px solid var(--line)}
.plate figure{margin:0}
.plate img{width:100%;aspect-ratio:4/3;object-fit:cover}
.plate figcaption{padding:1.1rem 1.25rem 1.35rem}
.plate .kicker{font-size:.68rem;letter-spacing:.2em;text-transform:uppercase;color:var(--hedge-mid);display:block;margin-bottom:.45rem}
.plate strong{font-family:'Bodoni Moda',serif;font-weight:400;font-size:1.2rem;display:block;line-height:1.2}
.placeholder-note{
  font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;color:var(--hedge-mid);
  border:1px dashed var(--line-strong);padding:.75rem 1rem;margin-top:2rem;
}

/* ---------- stats ---------- */
.stats{display:grid;grid-template-columns:repeat(auto-fit,minmax(11rem,1fr));gap:1px;background:var(--line);border:1px solid var(--line)}
.stat{background:var(--paper);padding:clamp(1.5rem,3vw,2.25rem)}
.stat dt{font-size:.7rem;letter-spacing:.18em;text-transform:uppercase;color:var(--hedge-mid);margin-bottom:.7rem}
.stat dd{margin:0;font-family:'Bodoni Moda',serif;font-size:clamp(1.9rem,1.4rem + 1.6vw,2.9rem);line-height:1}
.stat small{display:block;font-family:'Jost',sans-serif;font-size:.78rem;color:var(--ink-soft);margin-top:.6rem;letter-spacing:0}

/* ---------- dark band ---------- */
.band{background:var(--hedge);color:var(--paper)}
.band .eyebrow{color:rgba(241,239,232,.62)}
.band h2{color:var(--paper)}
.band p{color:rgba(241,239,232,.86)}
.band .rule{border-top-color:rgba(241,239,232,.2)}

/* ---------- forms ---------- */
.form{display:grid;gap:1.35rem;max-width:38rem}
.field label{display:block;font-size:.7rem;letter-spacing:.18em;text-transform:uppercase;color:var(--hedge-mid);margin-bottom:.5rem}
.field input,.field textarea,.field select{
  width:100%;font:inherit;font-size:1rem;color:var(--ink);
  background:transparent;border:0;border-bottom:1px solid var(--line-strong);
  padding:.65rem 0;border-radius:0;
}
.band .field label{color:rgba(241,239,232,.66)}
.band .field input,.band .field textarea,.band .field select{color:var(--paper);border-bottom-color:rgba(241,239,232,.34)}
.field textarea{min-height:6.5rem;resize:vertical}
.field input:focus,.field textarea:focus{outline:none;border-bottom-color:var(--brass)}
.hp{position:absolute;left:-9999px}

.btn{
  display:inline-block;font:inherit;font-size:.76rem;letter-spacing:.2em;text-transform:uppercase;
  padding:1.05rem 2.4rem;border:1px solid currentColor;background:transparent;color:var(--ink);
  cursor:pointer;text-decoration:none;border-radius:0;transition:background .3s,color .3s;
}
.btn:hover{background:var(--ink);color:var(--paper)}
.band .btn{color:var(--paper)}
.band .btn:hover{background:var(--paper);color:var(--hedge)}
.btn--brass{border-color:var(--brass)}

/* ---------- contact rail ---------- */
.rail{display:grid;grid-template-columns:repeat(auto-fit,minmax(13rem,1fr));gap:2rem}
.rail dt{font-size:.68rem;letter-spacing:.2em;text-transform:uppercase;color:var(--hedge-mid);margin-bottom:.5rem}
.rail dd{margin:0;font-size:1.02rem}
.rail a{text-decoration:none;border-bottom:1px solid var(--line-strong)}
.rail a:hover{border-bottom-color:var(--brass)}

/* ---------- footer ---------- */
.foot{border-top:1px solid var(--line);padding-block:clamp(2.5rem,5vw,4rem) 2rem;font-size:.85rem}
.foot__grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(13rem,1fr));gap:2.5rem;margin-bottom:2.75rem}
.foot h4{font-family:'Jost',sans-serif;font-size:.68rem;letter-spacing:.2em;text-transform:uppercase;color:var(--hedge-mid);margin:0 0 1rem;font-weight:400}
.foot ul{list-style:none;margin:0;padding:0;display:grid;gap:.55rem}
.foot a{text-decoration:none;color:var(--ink-soft)}
.foot a:hover{color:var(--ink)}
.legal{font-size:.74rem;line-height:1.75;color:var(--ink-soft);border-top:1px solid var(--line);padding-top:1.75rem}
.legal p{max-width:70ch;margin-bottom:.75rem}
.legal .marks{display:flex;align-items:center;gap:1rem;margin-top:1.25rem}
.legal .marks span{font-size:.68rem;letter-spacing:.16em;text-transform:uppercase}

.sticky > img{max-width:24rem;width:100%}

/* ---------- article pages ---------- */
.pagehead{padding-block:clamp(3rem,7vw,6rem) clamp(2rem,4vw,3.5rem);border-bottom:1px solid var(--line)}
.pagehead h1{font-size:clamp(2.3rem,1.4rem + 3.6vw,4.4rem);max-width:16ch}
.twocol{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.35fr);gap:clamp(2rem,6vw,5.5rem);align-items:start}
.sticky{position:sticky;top:6.5rem}
/* Once the two columns stack, sticky has nothing to sit beside — it just
   hovers over the text below it, and iOS Safari repaints it badly while
   scrolling. Turn it off at the same breakpoint the grid collapses. */
@media (max-width:860px){
  .twocol{grid-template-columns:1fr}
  .sticky{position:static;top:auto}
}
.dropcap::first-letter{
  font-family:'Bodoni Moda',serif;float:left;font-size:4.1em;line-height:.82;
  padding:.06em .12em 0 0;color:var(--hedge);
}
blockquote{
  margin:2.5rem 0;padding-left:1.75rem;border-left:1px solid var(--brass);
  font-family:'Bodoni Moda',serif;font-style:italic;font-size:1.3rem;line-height:1.45;
}

@media (prefers-reduced-motion:reduce){
  *,*::before,*::after{animation-duration:.01ms!important;transition-duration:.01ms!important;scroll-behavior:auto!important}
}

/* ---------- live data ---------- */
.stat dd[data-market]{font-variant-numeric:tabular-nums}
.asof{font-size:.68rem;letter-spacing:.16em;text-transform:uppercase;color:var(--hedge-mid);margin-top:1.25rem}
.asof a{color:inherit}

.rates{display:grid;grid-template-columns:repeat(auto-fit,minmax(16rem,1fr));gap:1px;background:var(--line);border:1px solid var(--line)}
.rate{background:var(--paper);padding:clamp(1.5rem,3vw,2.25rem);display:flex;flex-direction:column;gap:.35rem}
.band .rate{background:var(--hedge);color:var(--paper)}
.rate dt{font-size:.7rem;letter-spacing:.18em;text-transform:uppercase;color:var(--hedge-mid);margin:0}
.band .rate dt{color:rgba(241,239,232,.62)}
.rate dd{margin:0;font-family:'Bodoni Moda',serif;font-size:clamp(2.2rem,1.6rem + 2vw,3.4rem);line-height:1;font-variant-numeric:tabular-nums}
.rate .sub{font-size:.82rem;color:var(--ink-soft)}
.band .rate .sub{color:rgba(241,239,232,.72)}
.spark{margin-top:.9rem;color:var(--brass);min-height:54px}
.rate-note{font-size:.8rem;color:var(--ink-soft);max-width:56ch;margin-top:1.5rem}
.band .rate-note{color:rgba(241,239,232,.72)}
[data-market-state="unavailable"] .spark{display:none}