/* Grant Gold v2: modeled on grantgoldrealestate.com (Luxury Presence). Montserrat + Open Sans, greige #ebe7e0, periwinkle #8eb6ea */
:root{--beige:#ebe7e0;--blue:#8eb6ea;--blue-d:#5f8fd0;--ink:#111;--cream:#e4e0bf}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
body{margin:0;font-family:"Open Sans",system-ui,sans-serif;font-size:15px;line-height:1.7;color:var(--ink);background:#fff;--pvh:40px;padding-top:var(--pvh)}
body.lock{overflow:hidden}
img,video{display:block;max-width:100%}
a{color:inherit}
h1,h2,h3{font-family:Montserrat,sans-serif;font-weight:400;line-height:1.15;margin:0}
p{margin:0 0 1em}
.wrap{width:min(1300px,100% - 140px);margin:0 auto}
@media (max-width:760px){.wrap{width:calc(100% - 40px)}}
.center{text-align:center}
.narrow{max-width:860px;margin-left:auto;margin-right:auto}
.sr{position:absolute;width:1px;height:1px;overflow:hidden;clip-path:inset(50%);white-space:nowrap}
.h2{font-size:clamp(30px,3.4vw,48px);text-transform:uppercase;letter-spacing:.01em}
.sec{padding:100px 0}
.beige{background:var(--beige)}
@media (max-width:760px){.sec{padding:64px 0}}
.lede{font-size:16px;margin-top:22px}

/* preview banner */
.pv-banner{position:fixed;top:0;left:0;right:0;z-index:200;height:40px;display:flex;align-items:center;justify-content:center;gap:16px;background:#111;color:#fff;font-size:13px;padding:0 12px}
.pv-banner .pv-cta{background:var(--blue);color:#000;text-decoration:none;font-weight:700;padding:6px 12px;font-size:12px;letter-spacing:.04em;text-transform:uppercase;white-space:nowrap}
@media (max-width:640px){.pv-banner span{display:none}}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;min-height:48px;padding:12px 26px;border:1px solid currentColor;background:transparent;color:inherit;font:600 12px/1.2 "Open Sans",sans-serif;text-transform:uppercase;letter-spacing:.08em;text-decoration:none;cursor:pointer;transition:background .25s,color .25s,border-color .25s}
.btn-blue{background:var(--blue);border-color:var(--blue);color:#fff}.btn-blue:hover{background:var(--blue-d);border-color:var(--blue-d)}
.btn-k{color:#000;border-color:#000}.btn-k:hover{background:#000;color:#fff}
.btn-w{color:#fff;border-color:#fff}.btn-w:hover{background:#fff;color:#000}
.lm{font-weight:600;text-transform:uppercase;font-size:14px;letter-spacing:.04em;text-decoration:underline;text-underline-offset:5px;display:inline-flex;align-items:center;min-height:44px}

/* header */
.hdr{position:fixed;top:var(--pvh);left:0;right:0;z-index:100;background:transparent;transition:background .35s,box-shadow .35s}
.hdr::before{content:"";position:absolute;inset:0;background:linear-gradient(rgba(0,0,0,.35),rgba(0,0,0,0));pointer-events:none;transition:opacity .35s}
.hdr.fixed{background:var(--beige);box-shadow:0 4px 20px rgba(0,0,0,.08)}
.hdr.fixed::before{opacity:0}
.hdr .brand{position:relative;display:block}
.hdr .lg-n{position:absolute;inset:0;opacity:0;transition:opacity .35s}
.hdr .lg-w{transition:opacity .35s}
.hdr.fixed .lg-n{opacity:1}.hdr.fixed .lg-w{opacity:0}
.hdr .nav>a,.hdr .nav .dd>button{color:#fff;transition:color .35s}
.hdr.fixed .nav>a,.hdr.fixed .nav .dd>button{color:#000}
.hdr-in{position:relative;display:flex;align-items:center;justify-content:space-between;gap:24px;width:min(1360px,100% - 70px);margin:0 auto;height:108px}
.brand img{width:236px;height:auto}
.nav{display:flex;align-items:center;gap:38px;margin-left:auto}
.nav>a,.nav .dd>button{text-decoration:none;text-transform:uppercase;font:400 13px/1 "Open Sans",sans-serif;letter-spacing:.02em;background:none;border:0;cursor:pointer;display:inline-flex;align-items:center;gap:10px;min-height:44px;padding:0}
.nav .dd{position:relative}
.nav .dd svg{width:14px;height:14px}
.nav .dd-menu{position:absolute;top:100%;left:-20px;background:#fff;min-width:240px;padding:10px 0;box-shadow:0 10px 30px rgba(0,0,0,.12);opacity:0;visibility:hidden;transform:translateY(6px);transition:.2s}
.nav .dd:hover .dd-menu,.nav .dd:focus-within .dd-menu{opacity:1;visibility:visible;transform:none}
.nav .dd-menu a{display:block;color:#000;text-decoration:none;padding:10px 22px;font-size:13px;text-transform:uppercase}
.nav .dd-menu a:hover{background:var(--beige)}
.burger{width:62px;height:62px;border-radius:50%;background:var(--blue);border:0;display:flex;align-items:center;justify-content:center;cursor:pointer;flex:none;margin-left:12px}
.burger span{display:block;width:22px;height:1.5px;background:#fff;position:relative;transform:translateY(-3px)}
.burger span::after{content:"";position:absolute;right:0;top:7px;width:22px;height:1.5px;background:#fff}
@media (max-width:1220px){.nav>a:not(.ph),.nav .dd{display:none}}
@media (max-width:760px){.hdr-in{width:calc(100% - 40px);height:80px}.brand img{width:170px}.nav .ph{display:none}.burger{width:50px;height:50px}}

/* drawer */
.drawer{position:fixed;inset:var(--pvh) 0 0 0;z-index:300;background:var(--beige);display:flex;flex-direction:column;padding:28px 60px;opacity:0;visibility:hidden;transition:opacity .3s;overflow-y:auto}
.drawer.open{opacity:1;visibility:visible}
.drawer-top{display:flex;justify-content:space-between;align-items:center}
.dlogo{width:220px}
.drawer .x{width:60px;height:60px;border-radius:50%;background:var(--blue);color:#fff;border:0;font-size:30px;line-height:1;cursor:pointer}
.drawer nav{display:grid;gap:4px;margin:40px 0 30px}
.drawer nav a{font-family:Montserrat,sans-serif;text-transform:uppercase;font-size:clamp(22px,3.2vw,36px);line-height:1.3;text-decoration:none;min-height:44px}
.drawer nav a:hover{color:var(--blue-d)}
.drawer .dcon{margin-top:auto;display:grid;gap:2px}
.drawer .dcon a{text-decoration:none;min-height:44px;display:inline-flex;align-items:center}
@media (max-width:760px){.drawer{padding:20px}.dlogo{width:170px}.drawer .x{width:50px;height:50px}}

/* hero */
.hero{position:relative;height:calc(100vh - var(--pvh));min-height:640px;overflow:hidden;color:#fff;display:flex;align-items:center;justify-content:center;text-align:center}
.hero .hbg,.hero video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero::after{content:"";position:absolute;inset:0;background:rgba(0,0,0,.28)}
.hero-c{position:relative;z-index:2;width:min(640px,100% - 40px)}
.hero h1 img{width:min(500px,100%);height:auto;margin:0 auto}
.hero .sub{font:400 15px/1 "Open Sans",sans-serif;letter-spacing:.14em;margin:22px 0 36px}
.hsearch{display:flex;gap:10px;position:relative}
.hsearch .ic{position:absolute;top:14px;left:14px;width:20px;height:20px;color:#fff;pointer-events:none}
.hsearch input{flex:1;min-width:0;height:48px;border:1px solid #fff;background:rgba(255,255,255,.12);color:#fff;font:14px "Open Sans",sans-serif;padding:0 14px 0 44px}
.hsearch input::placeholder{color:rgba(255,255,255,.85)}
.hsearch button{height:48px;padding:0 34px;border:1px solid #fff;background:transparent;color:#fff;font:600 12px "Open Sans",sans-serif;text-transform:uppercase;letter-spacing:.08em;cursor:pointer}
.hsearch button:hover{background:#fff;color:#000}
@media (max-width:760px){.hero{min-height:620px;height:calc(100svh - var(--pvh))}.hsearch{flex-direction:column}.hsearch input{flex:none;width:100%}.hsearch button{width:100%}}

.phero{position:relative;height:520px;padding-top:108px;display:flex;align-items:center;justify-content:center;color:#fff;text-align:center;overflow:hidden}
.phero img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.phero::after{content:"";position:absolute;inset:0;background:rgba(0,0,0,.38)}
.phero .hero-c{width:min(900px,100% - 40px)}
.phero h1{font-size:clamp(34px,4.4vw,58px);text-transform:uppercase}
.phero .sub{margin:16px 0 0;letter-spacing:.1em;text-transform:uppercase;font-size:13px}
@media (max-width:760px){.phero{height:300px}}

/* meet */
.meet{display:grid;grid-template-columns:40% 1fr;gap:9%;align-items:center}
.meet .ph img{width:100%;aspect-ratio:2/3;object-fit:cover}
.meet .role{font-weight:700;text-transform:uppercase;font-size:12px;letter-spacing:.04em;margin:20px 0 22px}
.meet .bio p{font-size:15px}
.meet .bar{display:flex;justify-content:space-between;align-items:center;border-top:1px solid #bbb;border-bottom:1px solid #bbb;padding:14px 0;margin-top:44px;gap:12px}
@media (max-width:900px){.meet{grid-template-columns:1fr;gap:40px}.meet .ph{max-width:460px}}
.circs{display:flex;gap:10px}
.circ{width:44px;height:44px;border-radius:50%;background:var(--blue);color:#fff;display:inline-flex;align-items:center;justify-content:center;transition:background .2s}
.circ:hover{background:var(--blue-d)}
.circ svg{width:15px;height:15px}

/* tiles */
.tiles-sec{padding:0 0 80px}
.tiles{display:grid;grid-template-columns:repeat(3,1fr);gap:12px}
.tile{position:relative;display:block;aspect-ratio:4/3;overflow:hidden;color:#fff;text-decoration:none}
.tile img{width:100%;height:100%;object-fit:cover;transition:transform .8s}
.tile:hover img{transform:scale(1.05)}
.tile::after{content:"";position:absolute;inset:0;background:rgba(0,0,0,.18)}
.tile span{position:absolute;z-index:2;left:0;right:0;top:50%;transform:translateY(-50%);text-align:center;font:400 clamp(17px,1.7vw,24px)/1 Montserrat,sans-serif;text-transform:uppercase;letter-spacing:.12em}
.tile span::after{content:"";display:block;width:50px;height:2px;background:#fff;margin:16px auto 0}
@media (max-width:760px){.tiles{grid-template-columns:1fr}}

/* stats */
.stats-sec .wm{width:300px;margin:0 auto 40px}
.stats{display:grid;grid-template-columns:repeat(3,1fr);gap:30px;margin-top:70px}
.stats .k{font:400 clamp(30px,3vw,40px)/1 Montserrat,sans-serif}
.stats .v{margin-top:14px;font-size:14px}
@media (max-width:760px){.stats{grid-template-columns:1fr;gap:40px}.stats-sec .wm{width:220px}}

/* testimonials */
.tsec-bg{position:relative;overflow:hidden;color:#fff;padding:130px 0}
.tsec-bg .tbg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.tsec-bg::before{content:"";position:absolute;inset:0;background:rgba(10,12,16,.62);z-index:1}
.tsec-bg>.wrap{position:relative;z-index:2}
.tsec-bg .kick{color:rgba(255,255,255,.75)}
.tgrid{display:grid;grid-template-columns:200px 1fr;gap:70px;align-items:center;max-width:1000px}
.qcirc{width:200px;height:200px;border-radius:50%;background:var(--blue);color:#fff;font:400 120px/1 Georgia,serif;display:flex;align-items:center;justify-content:center;padding-top:50px}
.slides{position:relative;display:grid}
.slide{grid-area:1/1;margin:0;opacity:0;visibility:hidden;transition:opacity .5s}
.slide.on{opacity:1;visibility:visible}
.kick{font:400 13px/1 Montserrat,sans-serif;text-transform:uppercase;letter-spacing:.12em;color:#555;margin-bottom:24px}
.slide blockquote{margin:0 0 24px;font-size:16px;line-height:1.8}
.slide figcaption{font-weight:700;font-size:13px;text-transform:uppercase;letter-spacing:.04em}
.trow{display:flex;justify-content:space-between;align-items:center;margin-top:50px}
.tnav{display:flex;align-items:center;gap:12px}
.cnt{font-size:13px;letter-spacing:.06em}
.arr{width:44px;height:44px;border-radius:50%;background:var(--blue);color:#fff;border:0;display:inline-flex;align-items:center;justify-content:center;cursor:pointer}
.arr svg{width:18px;height:18px}
.arr:hover{background:var(--blue-d)}
@media (max-width:760px){.tgrid{grid-template-columns:1fr;gap:30px}.qcirc{width:110px;height:110px;font-size:70px;padding-top:28px}}

/* property cards */
.car{overflow:hidden;margin-top:44px}
.track{display:flex;gap:12px;transition:transform .5s}
.track .card{flex:0 0 calc((100% - 24px)/3)}
@media (max-width:900px){.track .card{flex-basis:calc((100% - 12px)/2)}}
@media (max-width:600px){.track .card{flex-basis:100%}}
.row-end{display:flex;justify-content:space-between;align-items:center;margin-top:36px}
.card{display:block;text-decoration:none;color:#000}
.card .im{position:relative;aspect-ratio:3/2;overflow:hidden}
.card .im img{width:100%;height:100%;object-fit:cover;transition:transform .8s}
.card:hover .im img{transform:scale(1.04)}
.badge{position:absolute;top:0;right:12px;background:var(--blue);color:#fff;font:600 11px/1 "Open Sans",sans-serif;text-transform:uppercase;letter-spacing:.06em;padding:9px 12px}
.card .bd{padding:22px 16px 10px}
.card .pr{font:400 20px/1.2 Montserrat,sans-serif}
.card .ad{font-weight:700;font-size:12px;text-transform:uppercase;margin-top:8px}
.card .mt{font-size:11px;text-transform:uppercase;margin-top:4px}
.grid3{display:grid;grid-template-columns:repeat(3,1fr);gap:40px 12px;margin-top:44px}
.grid3:first-child{margin-top:0}
@media (max-width:900px){.grid3{grid-template-columns:repeat(2,1fr)}}
@media (max-width:600px){.grid3{grid-template-columns:1fr}}

/* valuation band */
.vband{position:relative;padding:220px 0 70px;color:#fff;overflow:hidden}
.vband>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.vband::before{content:"";position:absolute;inset:0;background:linear-gradient(#fff 0%,rgba(80,80,80,.55) 40%,rgba(20,20,24,.95) 100%);z-index:1}
.vband .wrap{position:relative;z-index:2;max-width:1220px}
.checks{list-style:none;padding:0;margin:20px 0 34px;display:flex;flex-wrap:wrap;gap:12px 30px;font-size:12px;text-transform:uppercase;letter-spacing:.04em}
.checks li{display:flex;align-items:center;gap:10px}
.checks svg{width:16px;height:16px}
.checks.dk{color:#000;margin-top:26px}
.vbar{display:flex;align-items:center;gap:14px;background:#fff;padding:14px 16px 14px 24px}
.vbar .pin{width:14px;color:#000;flex:none}
.vbar input{flex:1;min-width:0;border:0;font:15px "Open Sans",sans-serif;height:48px;outline-offset:4px}
@media (max-width:760px){.vband{padding:140px 0 56px}.vbar{flex-wrap:wrap;padding:12px}.vbar .btn{width:100%}}

/* neighborhoods */
.nbs{display:grid;grid-template-columns:repeat(3,1fr);margin-top:44px}
.nbs a{position:relative;aspect-ratio:3/2;overflow:hidden;display:block;color:#fff;text-decoration:none}
.nbs img{width:100%;height:100%;object-fit:cover;transition:transform .8s}
.nbs a:hover img{transform:scale(1.05)}
.nbs a::after{content:"";position:absolute;inset:0;background:rgba(0,0,0,.2)}
.nbs span{position:absolute;z-index:2;inset:0;display:flex;align-items:center;justify-content:center;text-align:center;font:400 clamp(22px,2.4vw,34px)/1.1 Montserrat,sans-serif;text-transform:uppercase;padding:10px}
@media (max-width:760px){.nbs{grid-template-columns:1fr}}
.alt{display:grid;grid-template-columns:1.1fr 1fr;gap:70px;align-items:center;margin-bottom:90px}
.alt.rev .im{order:2}
.alt .im img{width:100%;aspect-ratio:3/2;object-fit:cover}
.alt .h2{margin-bottom:22px}
@media (max-width:900px){.alt{grid-template-columns:1fr;gap:28px;margin-bottom:60px}.alt.rev .im{order:0}}

/* newsletter */
.nl p{margin-top:20px}
form.nlform{display:grid;grid-template-columns:1fr 1fr 150px;gap:12px;max-width:740px;margin:30px auto 0;text-align:left}
.nlform input[type=text],.nlform input[type=email]{height:48px;border:1px solid #000;background:transparent;padding:0 14px;font:14px "Open Sans",sans-serif}
.nlform .fine,.nlform .fmsg{grid-column:1/-1;font-size:11px;margin:4px 0 0}
@media (max-width:760px){form.nlform{grid-template-columns:1fr}}

/* press */
.press{display:block;max-width:420px;margin:40px auto 0;text-align:left;text-decoration:none}
.press img{width:100%;aspect-ratio:4/3;object-fit:cover}
.press h3{font-size:20px;margin:18px 0 8px}
.press .src{font-weight:700;font-size:12px;margin-bottom:6px}

/* connect band */
.cband{background:#1b1b1d;color:#fff;padding:100px 0}
.cband p{max-width:700px;margin:22px auto 34px}

/* forms */
.fgrid{display:grid;grid-template-columns:1fr 1.1fr;gap:80px;align-items:start}
@media (max-width:900px){.fgrid{grid-template-columns:1fr;gap:40px}}
.direct{display:grid;gap:4px;margin-top:26px}
.direct a{display:inline-flex;align-items:center;gap:12px;text-decoration:none;min-height:44px}
.direct svg{width:16px;height:16px;color:var(--blue-d)}
.lform{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.lform .full{grid-column:1/-1}
.lform label{display:block;font-size:12px;text-transform:uppercase;letter-spacing:.04em;margin-bottom:6px}
.lform input,.lform select,.lform textarea{width:100%;border:1px solid #999;background:#fff;font:15px "Open Sans",sans-serif;padding:12px;min-height:48px;border-radius:0}
.lform textarea{min-height:120px;resize:vertical}
.lform .fine{font-size:11px;color:#555;margin:0 0 14px}
.lform .fmsg{margin-top:10px;font-weight:600}
.hp{position:absolute;left:0;width:1px;height:1px;clip-path:inset(50%)}
@media (max-width:600px){.lform{grid-template-columns:1fr}}

/* misc pages */
.info4{display:grid;grid-template-columns:repeat(4,1fr);gap:30px}
.info4 h3{font-size:13px;text-transform:uppercase;letter-spacing:.08em;margin-bottom:10px;font-weight:600}
.info4 a{text-decoration:none}
@media (max-width:900px){.info4{grid-template-columns:1fr 1fr}}
@media (max-width:500px){.info4{grid-template-columns:1fr}}
.tlist{display:grid;grid-template-columns:1fr 1fr;gap:30px}
.tcard{margin:0;background:var(--beige);padding:44px}
.tcard blockquote{margin:0 0 20px;line-height:1.8}
.tcard figcaption{font-weight:700;text-transform:uppercase;font-size:13px}
@media (max-width:760px){.tlist{grid-template-columns:1fr}.tcard{padding:28px}}
.cols3{display:grid;grid-template-columns:repeat(3,1fr);gap:50px;margin-top:60px}
.cols3 h3,.cols4 h3{font-size:19px;text-transform:uppercase;margin-bottom:16px}
.cols3 ul{padding-left:18px;margin:0}.cols3 li{margin-bottom:8px}
.cols4{display:grid;grid-template-columns:repeat(4,1fr);gap:40px;margin-top:50px}
@media (max-width:900px){.cols3,.cols4{grid-template-columns:1fr;gap:34px}}

/* footer */
.foot{background:#fff;padding:90px 0 40px;font-size:14px}
.fcols{display:grid;grid-template-columns:repeat(2,minmax(0,340px));gap:30px}
.foot h3{font-size:19px;text-transform:uppercase;margin-bottom:18px}
.foot a{text-decoration:none}
.fnav{display:flex;justify-content:space-between;align-items:center;flex-wrap:wrap;gap:20px;margin:40px 0 50px}
.fnav nav{display:flex;flex-wrap:wrap;gap:8px 54px}
.fnav nav a{text-transform:uppercase;font-size:13px;border-bottom:1px solid #000;display:inline-flex;min-height:44px;align-items:flex-end;padding-bottom:4px}
.fde{width:350px;height:auto;margin-bottom:26px}
.brk,.trec{font-size:13px}
.trec a{text-decoration:underline}
.legal{font-size:11px;text-transform:uppercase;line-height:1.6}
.marks{display:flex;gap:10px;margin:20px 0 30px}.marks svg{width:46px;height:46px}
.fbot{border-top:1px solid #000;padding-top:24px;display:flex;justify-content:space-between;gap:20px;flex-wrap:wrap}
@media (max-width:760px){.fcols{grid-template-columns:1fr}.fnav nav{gap:6px 28px}.fde{width:240px}}

/* reveal */
.rv{opacity:0;transform:translateY(24px);transition:opacity .8s,transform .8s}
.rv.in{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){.rv{opacity:1;transform:none;transition:none}}

@media (max-width:760px){.phero{height:440px;padding-top:80px}.tsec-bg{padding:80px 0}}

/* short landscape phones */
@media (max-height:500px) and (orientation:landscape){.hdr-in{height:64px}.brand img{width:160px}.burger{width:44px;height:44px}.hero{min-height:0;height:calc(100svh - var(--pvh))}.hero h1 img{width:min(300px,60%)}.hero .sub{margin:10px 0 14px}.hsearch{flex-direction:row}.hsearch input{flex:1;width:auto}.hsearch button{width:auto}.phero{height:280px;padding-top:64px}.drawer{padding:16px 24px}.drawer nav{margin:16px 0}.meet .ph{max-width:340px}}