/* Ulric Studio concept build. Mobile-first; layers at 600px and 921px (Ulric house style, DESIGN.md). */
@font-face{font-family:"Newsreader";src:url(fonts/newsreader-latin.woff2) format("woff2");font-weight:300 700;font-display:swap}
@font-face{font-family:"Newsreader";src:url(fonts/newsreader-italic-latin.woff2) format("woff2");font-style:italic;font-weight:300 700;font-display:swap}
@font-face{font-family:"Inter";src:url(fonts/inter-latin.woff2) format("woff2");font-weight:300 800;font-display:swap}
@font-face{font-family:"Serif Fallback";src:local("Georgia");size-adjust:95%;ascent-override:92%}
@font-face{font-family:"Sans Fallback";src:local("Arial");size-adjust:107%;ascent-override:90%}
:root{--serif:"Newsreader","Serif Fallback",Georgia,serif;--sans:"Inter","Sans Fallback",system-ui,-apple-system,"Segoe UI",Roboto,Arial,sans-serif;
--ink-soft:color-mix(in srgb,var(--ink) 82%,var(--paper));--muted:color-mix(in srgb,var(--ink) 64%,var(--paper));
--line:color-mix(in srgb,var(--ink) 13%,transparent);--paper-2:color-mix(in srgb,var(--ink) 4%,var(--paper));
--r-s:6px;--r:10px;--r-l:14px;--pill:999px;--g:20px;--max:1180px;--hdr:64px;
--sh-2:0 8px 24px rgba(25,25,23,.08),0 2px 6px rgba(25,25,23,.06);--ease:cubic-bezier(.2,.7,.2,1)}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-padding-top:calc(var(--hdr) + 48px)}
body{margin:0;font:400 1rem/1.65 var(--sans);color:var(--ink);background:var(--paper);-webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility}
img,svg{max-width:100%;display:block}
a{color:var(--accent);text-underline-offset:3px}
a:hover{color:var(--accent-deep)}
:focus-visible{outline:2px solid var(--accent);outline-offset:3px;border-radius:4px}
h1,h2,h3{font-family:var(--display,var(--serif));font-weight:var(--dw,400);line-height:1.06;letter-spacing:-.022em;text-wrap:balance;margin:0 0 .5em}
h1{font-size:clamp(2.2rem,1.4rem + 3.4vw,3.6rem)}h2{font-size:clamp(1.7rem,1.2rem + 1.9vw,2.5rem)}h3{font-size:1.3rem;letter-spacing:-.01em}
p{margin:0 0 1em}
.mark{font-style:italic;color:var(--accent-display,var(--accent))}
.skip{position:absolute;left:-999px;top:8px;background:var(--ink);color:#fff;padding:10px 16px;border-radius:var(--pill);z-index:100}
.skip:focus{left:8px}
.wrap{max-width:var(--max);margin:0 auto;padding:0 var(--g)}
.eyebrow{display:flex;align-items:center;gap:10px;font:600 .75rem/1.2 var(--sans);letter-spacing:.15em;text-transform:uppercase;color:var(--muted);margin:0 0 16px}
.eyebrow::before{content:"";width:22px;height:2px;background:var(--accent);flex:none}
.lede{font-size:1.0625rem;color:var(--ink-soft);max-width:60ch}
.small{font-size:.875rem;color:var(--muted)}
/* concept banner */
.concept{background:var(--ink);color:#fff;font:500 .78rem/1.35 var(--sans);text-align:center;padding:8px var(--g)}
.concept a{color:#fff;text-decoration:underline}
/* header */
.hdr{position:sticky;top:0;z-index:50;background:color-mix(in srgb,var(--paper) 94%,transparent);backdrop-filter:saturate(1.4) blur(14px);-webkit-backdrop-filter:saturate(1.4) blur(14px);border-bottom:1px solid var(--line)}
.hdr .wrap{display:flex;align-items:center;gap:16px;height:var(--hdr)}
.brand{display:flex;align-items:center;gap:10px;text-decoration:none;color:var(--ink);font:500 1.15rem/1.1 var(--display,var(--serif));letter-spacing:-.01em;min-height:44px}
.brand img{height:40px;width:auto}
.brand small{display:block;font:500 .66rem/1.2 var(--sans);letter-spacing:.12em;text-transform:uppercase;color:var(--muted)}
.nav{display:none;margin-left:auto;gap:4px}
.nav a{color:var(--ink-soft);text-decoration:none;font:500 .9rem/1 var(--sans);padding:12px 10px;border-radius:var(--pill)}
.nav a:hover,.nav a[aria-current=page]{color:var(--ink);background:var(--paper-2)}
.hdr .call{margin-left:auto}
.menu-btn{width:44px;height:44px;border:1px solid var(--line);border-radius:var(--pill);background:transparent;display:grid;place-items:center;cursor:pointer;color:var(--ink)}
.mnav{position:fixed;inset:0;z-index:60;background:var(--paper);padding:20px var(--g) calc(24px + env(safe-area-inset-bottom));display:none;flex-direction:column;overflow:auto}
.mnav.open{display:flex}
.mnav .top{display:flex;justify-content:space-between;align-items:center;margin-bottom:20px}
.mnav a.l{font:400 1.9rem/1.2 var(--display,var(--serif));color:var(--ink);text-decoration:none;padding:12px 0;border-bottom:1px solid var(--line)}
.mnav .btn{margin-top:auto}
/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;min-height:48px;padding:0 22px;border-radius:var(--pill);font:600 .9rem/1 var(--sans);text-decoration:none;border:1px solid transparent;cursor:pointer;transition:background .18s var(--ease),color .18s var(--ease)}
.btn-solid{background:var(--btn,var(--ink));color:#fff}.btn-solid:hover{background:var(--btn-hover,var(--ink-soft));color:#fff}
.btn-ghost{border-color:color-mix(in srgb,var(--ink) 25%,transparent);color:var(--ink);background:transparent}.btn-ghost:hover{background:var(--paper-2);color:var(--ink)}
.btn-sm{min-height:44px;padding:0 16px;font-size:.85rem}
.on-dark .btn-solid{background:#fff;color:var(--ink)}.on-dark .btn-ghost{border-color:rgba(255,255,255,.45);color:#fff}.on-dark .btn-ghost:hover{background:rgba(255,255,255,.1)}
/* hero */
.hero{position:relative;color:#fff;background:var(--hero-bg,#1d1f1a);overflow:hidden;isolation:isolate}
.hero .art{position:absolute;inset:0;z-index:-1}
.hero .art svg,.hero .art img{width:100%;height:100%;object-fit:cover}
.hero::after{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(0,0,0,.25),rgba(0,0,0,.68))}
.hero .wrap{padding-top:72px;padding-bottom:40px;min-height:min(78vh,640px);display:flex;flex-direction:column;justify-content:flex-end}
.hero .eyebrow{color:rgba(255,255,255,.85)}.hero .eyebrow::before{background:var(--accent-on-dark,#fff)}
.hero h1{font-size:clamp(2.5rem,1.5rem + 4.6vw,5rem);max-width:15ch;color:#fff}
.hero h1 .mark{color:var(--accent-on-dark,#fff)}
.hero .lede{color:rgba(255,255,255,.9)}
.hero .actions{display:flex;flex-wrap:wrap;gap:10px;margin:8px 0 0}
.quick{margin-top:28px;background:rgba(255,255,255,.96);border-radius:var(--r-l);padding:10px;display:grid;gap:8px;color:var(--ink);box-shadow:var(--sh-2)}
.quick label{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0)}
.quick input,.quick select{height:48px;border:1px solid var(--line);border-radius:var(--r);padding:0 14px;font:inherit;background:#fff;color:var(--ink);width:100%}
.stats{display:flex;gap:28px;flex-wrap:wrap;margin-top:28px;padding-top:20px;border-top:1px solid rgba(255,255,255,.25)}
.stats div{min-width:0}.stats b{display:block;font:400 1.6rem/1.1 var(--display,var(--serif))}.stats span{font:600 .68rem/1.3 var(--sans);letter-spacing:.14em;text-transform:uppercase;color:rgba(255,255,255,.8)}
/* sections */
.sec{padding:64px 0}.sec.alt{background:var(--paper-2)}
.sec-head{display:flex;flex-wrap:wrap;align-items:end;justify-content:space-between;gap:12px;margin-bottom:28px}
.sec-head h2{margin:0}
.dark{background:var(--floor,#141413);color:#f3f1ea}.dark h2,.dark h3{color:#fff}.dark .lede,.dark p{color:#d8d4c8}.dark .eyebrow{color:#bdb8aa}
.grid{display:grid;gap:20px}
.rows>*{padding:20px 0;border-top:1px solid var(--line)}.rows>*:last-child{border-bottom:1px solid var(--line)}
.steps{counter-reset:s;list-style:none;padding:0;margin:0}
.steps li{counter-increment:s;padding:18px 0 18px 52px;border-top:1px solid var(--line);position:relative}
.steps li::before{content:counter(s,decimal-leading-zero);position:absolute;left:0;top:16px;font:400 1.5rem/1 var(--display,var(--serif));color:var(--accent)}
.steps b{display:block;font-weight:600;margin-bottom:2px}
/* snap row on phones */
.snap{display:grid;grid-auto-flow:column;grid-auto-columns:82%;gap:16px;overflow-x:auto;scroll-snap-type:x mandatory;padding-bottom:8px;margin:0 calc(var(--g)*-1);padding-left:var(--g);padding-right:var(--g);scrollbar-width:thin}
.snap>*{scroll-snap-align:start}
/* area cards */
.area{display:block;text-decoration:none;color:var(--ink);border-top:1px solid var(--line);padding:18px 0}
.area h3{margin:0 0 4px;display:flex;justify-content:space-between;align-items:baseline;gap:8px}
.area h3::after{content:"→";font-family:var(--sans);font-size:1rem;color:var(--accent)}
.area p{margin:0;color:var(--muted);font-size:.95rem}
/* people */
.person{display:grid;grid-template-columns:96px 1fr;gap:16px;align-items:start;padding:20px 0;border-top:1px solid var(--line)}
.person img{width:96px;height:120px;object-fit:cover;border-radius:var(--r);background:var(--paper-2)}
.person .ph{width:96px;height:120px;border-radius:var(--r);background:var(--paper-2);display:grid;place-items:center;font:400 2rem var(--display,var(--serif));color:var(--muted)}
.person h3{margin:0}.person .role{font:600 .72rem/1.3 var(--sans);letter-spacing:.12em;text-transform:uppercase;color:var(--muted);margin:4px 0 8px}
/* listings */
.idx-bar{display:grid;gap:10px;grid-template-columns:1fr 1fr;align-items:end}
.idx-bar .full{grid-column:1/-1}
.fld label{display:block;font:600 .72rem/1.2 var(--sans);letter-spacing:.08em;text-transform:uppercase;color:var(--muted);margin:0 0 6px}
.fld input,.fld select{width:100%;height:48px;border:1px solid color-mix(in srgb,var(--ink) 22%,transparent);border-radius:var(--r);padding:0 12px;font:inherit;font-size:16px;background:#fff;color:var(--ink)}
.chips{display:flex;gap:8px;overflow-x:auto;padding:4px 0 8px;scrollbar-width:none}
.chip{flex:none;min-height:40px;padding:0 14px;border-radius:var(--pill);border:1px solid color-mix(in srgb,var(--ink) 22%,transparent);background:#fff;font:500 .85rem/1 var(--sans);color:var(--ink);cursor:pointer}
.chip[aria-pressed=true]{background:var(--ink);color:#fff;border-color:var(--ink)}
.idx-meta{display:flex;justify-content:space-between;align-items:center;gap:12px;flex-wrap:wrap;margin:18px 0 14px}
.cards{display:grid;gap:18px}
.card{background:#fff;border:1px solid var(--line);border-radius:var(--r-l);overflow:hidden;display:flex;flex-direction:column;text-decoration:none;color:var(--ink)}
.card:hover{box-shadow:var(--sh-2);color:var(--ink)}
.card .pic{position:relative;aspect-ratio:4/3;background:var(--paper-2)}
.card .pic svg{width:100%;height:100%}
.tag{position:absolute;left:10px;top:10px;background:rgba(255,255,255,.95);color:var(--ink);font:700 .62rem/1 var(--sans);letter-spacing:.12em;text-transform:uppercase;padding:7px 9px;border-radius:var(--pill)}
.tag.s{left:auto;right:10px;background:var(--ink);color:#fff}
.card .body{padding:14px 16px 16px}
.card .price{font:500 1.35rem/1.1 var(--display,var(--serif))}
.card .addr{margin:4px 0 2px;font-weight:500}
.card .facts{color:var(--muted);font-size:.9rem}
.card .court{margin-top:8px;font-size:.75rem;color:var(--muted)}
.map{position:relative;border-radius:var(--r-l);overflow:hidden;border:1px solid var(--line);background:#eef0ea;aspect-ratio:16/10}
.map svg{width:100%;height:100%}
.map .note{position:absolute;left:8px;bottom:8px;right:8px;font-size:.72rem!important;line-height:1.35;background:rgba(255,255,255,.94);border-radius:var(--r);padding:8px 10px;font-size:.78rem;color:var(--ink-soft)}
.map button.pin{cursor:pointer}
.save{border:1px dashed color-mix(in srgb,var(--ink) 30%,transparent);border-radius:var(--r-l);padding:20px;display:grid;gap:10px;background:#fff}
.empty{padding:40px 0;text-align:center;color:var(--muted)}
.notice{font-size:.8rem;color:var(--muted);border-left:3px solid var(--accent);padding:6px 0 6px 12px;margin:16px 0}
/* forms */
form .fld{margin-bottom:14px}
textarea{width:100%;min-height:120px;border:1px solid color-mix(in srgb,var(--ink) 22%,transparent);border-radius:var(--r);padding:12px;font:inherit;font-size:16px}
.formnote{display:none;margin-top:12px;padding:12px 14px;border-radius:var(--r);background:var(--paper-2);font-size:.9rem}
.formnote.show{display:block}
dialog{border:0;border-radius:var(--r-l);padding:24px;max-width:420px;width:calc(100% - 40px);box-shadow:0 24px 64px rgba(0,0,0,.25)}
dialog::backdrop{background:rgba(0,0,0,.45)}
/* faq */
.faq details{border-top:1px solid var(--line)}.faq details:last-child{border-bottom:1px solid var(--line)}
.faq summary{list-style:none;cursor:pointer;padding:18px 36px 18px 0;position:relative;font:500 1.12rem/1.3 var(--display,var(--serif))}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";position:absolute;right:4px;top:14px;font:300 1.6rem/1 var(--sans);color:var(--muted)}
.faq details[open] summary::after{content:"–"}
.faq details p{max-width:65ch;color:var(--ink-soft)}
/* page head */
.phead{padding:48px 0 28px;border-bottom:1px solid var(--line)}
.phead h1{margin-bottom:.3em}
.crumbs{font-size:.8rem;color:var(--muted);margin-bottom:14px}.crumbs a{color:var(--muted)}
/* footer */
.ftr{background:var(--floor,#141413);color:#cfcabd;padding:56px 0 calc(28px + env(safe-area-inset-bottom));font-size:.9rem}
.ftr a{color:#fff}
.ftr h3{color:#fff;font-size:1.2rem}
.ftr .cols{display:grid;gap:28px}
.ftr ul{list-style:none;margin:0;padding:0}.ftr li{padding:4px 0}
.ftr .legal{margin-top:36px;padding-top:20px;border-top:1px solid rgba(255,255,255,.14);font-size:.78rem;color:#a7a294}
.ftr .legal a{color:#e9e5da}
.callbar{position:fixed;left:0;right:0;bottom:0;z-index:40;display:flex;gap:8px;padding:10px var(--g) calc(10px + env(safe-area-inset-bottom));background:color-mix(in srgb,var(--paper) 96%,transparent);border-top:1px solid var(--line);backdrop-filter:blur(12px)}
.callbar .btn{flex:1}
body{padding-bottom:72px}
.reveal{animation:rise .7s var(--ease) both}
@keyframes rise{from{opacity:0;transform:translateY(18px)}to{opacity:1;transform:none}}
@media (prefers-reduced-motion:reduce){*{animation:none!important;transition:none!important}}
@media (min-width:600px){:root{--g:32px}
 .cards{grid-template-columns:1fr 1fr}.idx-bar{grid-template-columns:repeat(3,1fr)}
 .quick{grid-template-columns:1.4fr 1fr 1fr auto;align-items:center}
 .snap{grid-auto-flow:row;grid-template-columns:1fr 1fr;overflow:visible;margin:0;padding:0}
 .ftr .cols{grid-template-columns:1fr 1fr}
 .person{grid-template-columns:140px 1fr;gap:24px}.person img,.person .ph{width:140px;height:175px}}
@media (min-width:921px){:root{--hdr:76px}
 .nav{display:flex}.menu-btn{display:none}.hdr .call{margin-left:8px}
 .sec{padding:96px 0}
 .cards{grid-template-columns:repeat(3,1fr)}
 .idx-bar{grid-template-columns:2fr repeat(5,1fr)}.idx-bar .full{grid-column:auto}
 .split{display:grid;grid-template-columns:1fr 1fr;gap:64px;align-items:start}
 .split-38{display:grid;grid-template-columns:5fr 7fr;gap:64px;align-items:start}
 .idx-layout{display:grid;grid-template-columns:1fr 380px;gap:28px;align-items:start}
 .idx-layout aside{position:sticky;top:calc(var(--hdr) + 20px)}
 .snap{grid-template-columns:repeat(3,1fr)}
 .ftr .cols{grid-template-columns:1.4fr 1fr 1fr 1fr}
 .callbar{display:none}body{padding-bottom:0}}
@media (max-width:920px){.idx-layout aside{margin-top:24px}}

.sr{position:absolute!important;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}