@font-face{font-family:"PP Neue Montreal";src:url("fonts/neuemontreal-regular.woff2") format("woff2");font-weight:300 500;font-style:normal;font-display:swap}
@font-face{font-family:"PP Neue Montreal";src:url("fonts/neuemontreal-italic.woff2") format("woff2");font-weight:300 500;font-style:italic;font-display:swap}
@font-face{font-family:"PP Neue Montreal";src:url("fonts/neuemontreal-semibold.woff2") format("woff2");font-weight:501 900;font-style:normal;font-display:swap}
@font-face{font-family:"PP Neue Montreal";src:url("fonts/neuemontreal-semibolditalic.woff2") format("woff2");font-weight:501 900;font-style:italic;font-display:swap}
@font-face{font-family:"PP Editorial New";src:url("fonts/ppeditorial-regular.woff2") format("woff2");font-weight:400;font-style:normal;font-display:swap}
@font-face{font-family:"PP Editorial New";src:url("fonts/ppeditorial-italic.woff2") format("woff2");font-weight:400;font-style:italic;font-display:swap}

/* Layout: one reading column, sticky chapter strip, tables and the cash calculator break out as the only boxed objects */
/* Layout: editorial single column on Parcel paper; Black Fig ink, Oxblood as the primary color, Chartreuse, Chambray and Capers as highlights. One deliberate light look in every viewer theme. */
:root{
  --bg:#e5e3da; --surface:#eeece5; --fg:#29100c; --muted:#53461c; --line:#cbc7b8;
  --accent:#5a1d22; --accent-soft:#a9c0cb; --warn:#53461c; --warn-soft:#d3dde0;
  --neon:#bfb065; --on-neon:#29100c; --beige:#e5e3da; --chambray:#a9c0cb; --capers:#53461c;
  --display:"PP Editorial New","Gloock",Georgia,"Times New Roman",serif;
  --body:"PP Neue Montreal",system-ui,-apple-system,"Segoe UI",sans-serif;
  --mono:"IBM Plex Mono",ui-monospace,Menlo,monospace;
  color-scheme:light;
}
*{box-sizing:border-box}
body{background:var(--bg);color:var(--fg);font-family:var(--body);font-size:16px;line-height:1.6}
.wrap{max-width:780px;margin:0 auto;padding-inline:20px;padding-block:28px 64px;display:flex;flex-direction:column;gap:56px}
a{color:var(--accent)}
a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible{outline:2px solid var(--accent);outline-offset:2px}
h1,h2,h3{font-family:var(--display);text-wrap:balance;margin:0;line-height:1.15}
h1{font-size:clamp(2.1rem,6vw,3.3rem);font-weight:400;letter-spacing:-.01em}
h2{font-size:1.75rem;font-weight:400}
h3{font-family:var(--body);font-size:1.1rem;font-weight:700;letter-spacing:-.005em}
p{margin:0}
.eyebrow{font-family:var(--mono);font-size:.74rem;letter-spacing:.09em;text-transform:uppercase;color:var(--accent)}
header{display:flex;flex-direction:column;gap:14px}
.lede{font-size:1.1rem;color:var(--muted);max-width:62ch}
.chapters{border-block:1px solid var(--line);overflow-x:auto}
.chapters ul{list-style:none;margin:0;padding:10px 0;display:flex;gap:18px;white-space:nowrap}
.chapters a{text-decoration:none;font-size:.88rem;font-weight:600;color:var(--muted)}
.chapters a:hover{color:var(--accent)}
section{display:flex;flex-direction:column;gap:18px;scroll-margin-top:60px}
section>p,section li{max-width:66ch}
ul.plain{margin:0;padding-left:1.15em;display:flex;flex-direction:column;gap:8px}
.num{font-family:var(--mono);font-variant-numeric:tabular-nums}
.tbl{overflow-x:auto;border:1px solid var(--line);border-radius:6px;background:var(--surface)}
table{border-collapse:collapse;width:100%;font-size:.9rem;min-width:600px}
th,td{text-align:left;vertical-align:top;padding:10px 12px;border-bottom:1px solid var(--line)}
tr:last-child td{border-bottom:0}
th{font-size:.72rem;letter-spacing:.07em;text-transform:uppercase;color:var(--muted);font-weight:600}
td strong{font-weight:700}
.note{background:var(--warn-soft);color:var(--fg);border-left:3px solid var(--warn);padding:12px 14px;font-size:.93rem}
.note b{color:var(--warn)}
.prog{display:flex;flex-direction:column;gap:10px;padding-top:18px;border-top:1px solid var(--line)}
.prog .amt{font-family:var(--mono);color:var(--accent);font-size:.92rem}
dl{margin:0;display:grid;grid-template-columns:minmax(110px,150px) 1fr;gap:6px 16px;font-size:.94rem}
dt{color:var(--muted);font-weight:600}
dd{margin:0;min-width:0}
/* calculator */
.calc{background:var(--surface);border:1px solid var(--line);border-radius:6px;padding:18px;display:flex;flex-direction:column;gap:16px}
.fields{display:grid;grid-template-columns:repeat(auto-fit,minmax(150px,1fr));gap:12px}
label{display:flex;flex-direction:column;gap:4px;font-size:.78rem;font-weight:600;color:var(--muted)}
input,select{font:inherit;font-size:1rem;padding:8px 10px;border:1px solid var(--line);border-radius:4px;background:var(--bg);color:var(--fg);width:100%}
.out{display:flex;flex-direction:column;gap:0}
.row{display:flex;justify-content:space-between;gap:16px;padding:9px 0;border-top:1px solid var(--line);font-size:.95rem}
.row span:last-child{font-family:var(--mono);font-variant-numeric:tabular-nums;text-align:right}
.row.total{font-weight:700;font-size:1.05rem;border-top:2px solid var(--fg)}
.flags{display:flex;flex-direction:column;gap:8px}
.flags p{font-size:.9rem;background:var(--accent-soft);padding:8px 12px;border-radius:4px}
.fine{font-size:.82rem;color:var(--muted)}
ol.steps{margin:0;padding:0;list-style:none;counter-reset:s;display:flex;flex-direction:column;gap:16px}
ol.steps li{counter-increment:s;display:grid;grid-template-columns:2.4rem 1fr;gap:4px 8px}
ol.steps li::before{content:counter(s);font-family:var(--mono);color:var(--accent);font-weight:500;grid-row:span 2}
ol.steps b{font-weight:700}
ol.steps span{color:var(--muted);font-size:.94rem;grid-column:2}
.src{font-size:.86rem;display:flex;flex-direction:column;gap:6px;padding-left:1.15em;margin:0}
footer{font-size:.84rem;color:var(--muted);border-top:1px solid var(--line);padding-top:18px;display:flex;flex-direction:column;gap:8px}
@media (max-width:480px){dl{grid-template-columns:1fr;gap:2px}dt{margin-top:8px}}

html,body{margin:0}
img{max-width:100%}
[hidden]{display:none!important}

/* ---------- site chrome ---------- */
.site-head{position:sticky;top:env(safe-area-inset-top,0px);z-index:10;background:var(--bg);border-bottom:1px solid var(--line)}
.site-head .bar{max-width:1080px;margin:0 auto;padding:12px 20px;display:flex;align-items:center;justify-content:space-between;gap:12px 20px;flex-wrap:wrap}
.brand{font-family:var(--display);font-weight:400;font-size:1.3rem;letter-spacing:0;color:var(--fg);text-decoration:none;white-space:nowrap}
.brand span{color:var(--accent)}
.site-nav{display:flex;gap:18px;flex-wrap:wrap}
.site-nav a{font-size:.92rem;font-weight:600;color:var(--muted);text-decoration:none}
.site-nav a:hover,.site-nav a[aria-current="page"]{color:var(--accent)}
.site-foot{border-top:1px solid var(--line);background:var(--surface)}
.site-foot .inner{max-width:1080px;margin:0 auto;padding:28px 20px calc(28px + env(safe-area-inset-bottom,0px));display:flex;flex-direction:column;gap:8px;font-size:.84rem;color:var(--muted)}
.site-foot strong{color:var(--fg)}
.todo{background:var(--warn-soft);color:var(--warn);font-weight:600;padding:0 4px;border-radius:3px}
.wrap.wide{max-width:1080px}

/* ---------- buttons ---------- */
.btns{display:flex;flex-wrap:wrap;gap:10px}
.btn{display:inline-block;font-weight:600;font-size:.95rem;padding:11px 18px;border-radius:4px;text-decoration:none;border:1px solid var(--accent)}
.btn.primary{background:var(--accent);color:var(--bg);border-color:var(--accent)}
.btn.ghost{color:var(--fg);background:transparent;border-color:var(--fg)}
.btn:hover{filter:brightness(1.08)}

/* ---------- home ---------- */
.hero{display:flex;flex-direction:column;gap:18px;padding-block:24px 8px}
.hero h1{font-size:clamp(2.3rem,7vw,4.2rem);max-width:16ch}
.hero .lede{font-size:1.15rem}
.tools{display:grid;grid-template-columns:repeat(auto-fit,minmax(260px,1fr));gap:16px}
.tool{display:flex;flex-direction:column;gap:10px;padding:22px;background:var(--surface);border:1px solid var(--line);border-radius:6px;text-decoration:none;color:var(--fg);min-width:0}
.tool:hover{border-color:var(--fg);box-shadow:inset 0 -4px 0 var(--neon)}
.tool h3{color:var(--fg)}
.tool p{color:var(--muted);font-size:.95rem}
.tool .go{margin-top:auto;font-weight:600;color:var(--accent);font-size:.92rem}
.help{display:grid;grid-template-columns:repeat(auto-fit,minmax(220px,1fr));gap:24px 32px}
.help div{display:flex;flex-direction:column;gap:8px;min-width:0}
.help p{color:var(--muted)}
.contact{display:grid;grid-template-columns:minmax(110px,160px) 1fr;gap:8px 16px;font-size:1rem;max-width:560px}
.contact dt{color:var(--muted);font-weight:600}
.contact dd{margin:0;min-width:0;overflow-wrap:anywhere}

/* ---------- flood check ---------- */
.tabs{display:flex;gap:6px;flex-wrap:nowrap;overflow-x:auto;border-bottom:1px solid var(--line)}
.tab{font:inherit;font-weight:600;font-size:.92rem;padding:10px 14px;border:1px solid transparent;border-bottom:0;border-radius:6px 6px 0 0;background:transparent;color:var(--muted);cursor:pointer;margin-bottom:-1px;white-space:nowrap;flex:none}
.tab[aria-selected="true"]{background:var(--surface);color:var(--accent);border-color:var(--line)}
.panel{display:flex;flex-direction:column;gap:12px}
.panel p{max-width:70ch}
.mapframe{width:100%;height:max(480px,70vh);border:1px solid var(--line);border-radius:6px;background:var(--surface)}
.zones td:first-child{white-space:nowrap}
@media (max-width:480px){.contact{grid-template-columns:1fr;gap:2px}.contact dt{margin-top:10px}}

/* ---------- landing ---------- */
.landing{display:grid;grid-template-columns:minmax(0,1.1fr) minmax(0,.9fr);gap:40px;align-items:center;padding-block:24px 8px}
.landing .copy{display:flex;flex-direction:column;gap:18px;min-width:0}
.landing h1{font-size:clamp(3rem,9vw,5.6rem);line-height:.98;font-weight:400}
.landing h1 span{color:var(--accent)}
.photo{margin:0;border-radius:6px;overflow:hidden;background:var(--accent-soft);aspect-ratio:4/5;max-width:100%;display:flex;align-items:center;justify-content:center}
.photo img{width:100%;height:100%;object-fit:cover;display:block}
.photo.ph{border:2px dashed var(--accent);color:var(--accent);font-family:var(--mono);font-size:.82rem;letter-spacing:.06em;text-transform:uppercase;text-align:center;padding:16px}
.bio{display:grid;grid-template-columns:minmax(0,.8fr) minmax(0,1.2fr);gap:40px;align-items:start}
.bio .photo{aspect-ratio:1/1}
.bio .copy{display:flex;flex-direction:column;gap:14px;min-width:0}
.bio .copy p{max-width:62ch}
.sections{display:grid;grid-template-columns:repeat(auto-fit,minmax(220px,1fr));gap:16px}
@media (max-width:760px){.landing,.bio{grid-template-columns:1fr;gap:24px}.landing .photo{max-width:420px}.bio .photo{max-width:320px}}

/* ---------- forms ---------- */
.form{display:flex;flex-direction:column;gap:14px;max-width:560px;background:var(--surface);border:1px solid var(--line);border-radius:6px;padding:22px}
.form .two{display:grid;grid-template-columns:repeat(auto-fit,minmax(200px,1fr));gap:14px}
textarea{font:inherit;font-size:1rem;padding:8px 10px;border:1px solid var(--line);border-radius:4px;background:var(--bg);color:var(--fg);width:100%;min-height:130px;resize:vertical}
.form button{font:inherit;font-weight:700;font-size:1rem;padding:11px 18px;border-radius:4px;border:0;background:var(--accent);color:var(--bg);cursor:pointer;align-self:flex-start}
.hp{position:absolute;left:-9999px}
.cols{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:40px;align-items:start}
@media (max-width:760px){.cols{grid-template-columns:1fr;gap:28px}}

/* ---------- new developments ---------- */
.devs{display:grid;grid-template-columns:repeat(auto-fit,minmax(240px,1fr));gap:16px}
.dev{display:flex;flex-direction:column;background:var(--surface);border:1px solid var(--line);border-radius:6px;overflow:hidden;min-width:0}
.dev .photo{aspect-ratio:4/3;border-radius:0}
.dev .body{display:flex;flex-direction:column;gap:6px;padding:16px}
.dev .meta{font-family:var(--mono);font-size:.78rem;color:var(--muted);letter-spacing:.04em}
.dev .price{font-weight:600}

.site-nav a[aria-current="page"]{box-shadow:inset 0 -2px 0 var(--neon)}
::selection{background:var(--neon);color:var(--on-neon)}

/* ---------- new dev grid ---------- */
.nd-filters{display:flex;flex-direction:column;gap:14px;padding:16px;background:var(--surface);border:1px solid var(--line);border-radius:6px}
.chips{display:flex;flex-wrap:wrap;gap:8px}
.chip{font:inherit;font-size:.9rem;font-weight:600;padding:7px 14px;border-radius:999px;border:1px solid var(--line);background:transparent;color:var(--fg);cursor:pointer}
.chip[aria-checked="true"]{background:var(--accent);color:var(--bg);border-color:var(--accent)}
.nd-selects{display:grid;grid-template-columns:repeat(auto-fit,minmax(170px,1fr));gap:12px}
.nd-count{font-family:var(--mono);font-size:.78rem;color:var(--muted);letter-spacing:.04em;margin:0}
.nd-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(260px,1fr));gap:16px}
.nd-tile{display:flex;flex-direction:column;background:var(--surface);border:1px solid var(--line);border-radius:6px;overflow:hidden;min-width:0}
.nd-photo{position:relative;margin:0;aspect-ratio:4/3;background:linear-gradient(160deg,var(--accent-soft),var(--bg));display:flex;align-items:flex-end;overflow:hidden}
.nd-photo img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.nd-photo figcaption{position:relative;display:flex;flex-direction:column;gap:2px;padding:14px;width:100%;background:linear-gradient(transparent,rgba(41,16,12,.82))}
.nd-addr{font-family:var(--display);font-size:1.25rem;line-height:1.15;color:var(--beige)}
.nd-hood{font-family:var(--mono);font-size:.72rem;letter-spacing:.08em;text-transform:uppercase;color:var(--neon)}
.nd-body{display:flex;flex-direction:column;gap:6px;padding:14px 16px 16px;flex:1}
.nd-body h3{font-size:1.02rem}
.nd-tags{display:flex;flex-wrap:wrap;gap:6px;margin:0}
.tag{font-family:var(--mono);font-size:.7rem;letter-spacing:.05em;text-transform:uppercase;padding:2px 8px;border-radius:3px;border:1px solid var(--line);color:var(--muted)}
.tag-sale{background:var(--neon);color:var(--on-neon);border-color:var(--neon)}
.tag-tbd{background:var(--chambray);color:var(--fg);border-color:var(--chambray)}
.nd-price{font-weight:700;color:var(--fg)}
.nd-beds,.nd-facts,.nd-dev{font-size:.9rem;color:var(--muted)}
.nd-link{margin-top:auto;padding-top:6px;font-weight:600;font-size:.9rem}
.nd-empty{color:var(--muted)}

/* ---------- footer in Black Fig ---------- */
.site-foot{background:var(--fg);border-top:0}
.site-foot .inner{color:var(--line)}
.site-foot strong{color:var(--bg)}
.site-foot a{color:var(--neon)}

.landing h1 span{font-style:italic}

/* ---------- PP Editorial New sizing ---------- */
.landing h1{font-size:clamp(3rem,8.5vw,5.6rem);line-height:1;letter-spacing:-.01em}
.brand{font-size:1.4rem}

/* ---------- full-bleed photography (home) ---------- */
.hero-bleed{position:relative;min-height:min(86vh,860px);display:flex;flex-direction:column;justify-content:flex-end;align-items:stretch;overflow:hidden;background:var(--fg)}
.hero-bleed img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:62% 30%}
.hero-bleed::before{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(90deg,rgba(41,16,12,.88) 0%,rgba(41,16,12,.62) 30%,rgba(41,16,12,0) 55%),linear-gradient(0deg,rgba(41,16,12,.55) 0%,rgba(41,16,12,0) 45%)}
.hero-copy{position:relative;z-index:2;width:100%;max-width:1080px;margin:0 auto;padding:0 20px 72px;display:flex;flex-direction:column;gap:18px}
.hero-copy>*{max-width:480px}
.hero-copy .eyebrow{color:var(--neon)}
.hero-copy h1{color:var(--bg);font-size:clamp(3rem,8.5vw,5.6rem);line-height:1;letter-spacing:-.01em}
.hero-copy h1 span{color:var(--neon);font-style:italic}
.hero-copy .lede{color:var(--bg)}
.hero-copy .btn.ghost{color:var(--bg);border-color:var(--bg)}
.bio{display:grid;grid-template-columns:minmax(0,.8fr) minmax(0,1.2fr);gap:24px 40px;align-items:start}
.bio-head{display:flex;flex-direction:column;gap:10px}
.bleed-band{position:relative;margin:0;height:min(72vh,680px);overflow:hidden;background:var(--fg);display:flex;align-items:flex-end}
.bleed-band img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:50% 45%}
.bleed-band figcaption{position:relative;width:100%;padding:120px 20px 40px;background:linear-gradient(transparent,rgba(41,16,12,.78));font-family:var(--display);font-style:italic;font-size:clamp(1.8rem,4vw,3rem);line-height:1.1;color:var(--bg);text-align:center}
@media (max-width:760px){
  .hero-bleed{min-height:auto;display:block}
  .hero-bleed img{position:relative;height:62vh;min-height:360px;object-position:65% 25%}
  .hero-bleed::before{display:none}
  .hero-copy{background:var(--fg);padding:28px 20px 40px}
  .bio{grid-template-columns:1fr}
  .bleed-band{height:56vh;min-height:320px}
}

/* ---------- footer logo ---------- */
.site-foot .inner{flex-direction:row;flex-wrap:wrap;align-items:center;gap:24px 40px}
.bhs-logo{height:64px;width:auto;flex:none}
.foot-text{display:flex;flex-direction:column;gap:8px;min-width:0;flex:1 1 320px}

/* ---------- buyer's checklist ---------- */
.cl-progress{display:flex;flex-wrap:wrap;align-items:center;gap:10px 16px;font-family:var(--mono);font-size:.82rem;color:var(--muted)}
.cl-bar{flex:1 1 200px;height:6px;background:var(--line);border-radius:3px;overflow:hidden}
#cl-fill{height:100%;width:0;background:var(--accent);transition:width .25s}
.cl-reset{font:inherit;font-size:.78rem;background:none;border:1px solid var(--line);border-radius:999px;padding:4px 12px;color:var(--muted);cursor:pointer}
.cl-stage{gap:14px}
.cl-head{display:flex;flex-direction:column;gap:4px}
.cl-list{list-style:none;margin:0;padding:0;display:flex;flex-direction:column;border-top:1px solid var(--line)}
.cl-list li{display:grid;grid-template-columns:26px 1fr;gap:12px;padding:14px 0;border-bottom:1px solid var(--line);align-items:start}
.cl-list input{width:20px;height:20px;margin:3px 0 0;accent-color:var(--accent);cursor:pointer}
.cl-list label{display:flex;flex-direction:column;gap:2px;cursor:pointer;min-width:0;font-size:1.02rem;font-weight:400;color:var(--fg)}
.cl-list strong{font-weight:600}
.cl-list span{color:var(--muted);font-size:.94rem}
.cl-list input:checked+label strong{text-decoration:line-through;text-decoration-color:var(--accent);color:var(--muted)}
@media (prefers-reduced-motion:reduce){#cl-fill{transition:none}}

/* two-line nav item */
.site-nav{align-items:flex-end}
.site-nav a{line-height:1.2}

/* calculator: line up inputs when labels wrap */
.calc .fields{align-items:end}

.site-foot a[href^="tel:"],.site-foot a[href^="mailto:"]{white-space:nowrap}