/* ---------- v14 batch: site-wide nav, dropdown, footer logo, neighborhoods ---------- */
.topbar nav a,.hero nav a{white-space:nowrap}
/* Resources dropdown: thin rule, small caps, ~200ms */
.dd{position:relative;display:inline-flex}
.res span{display:inline-block;transition:transform .2s ease}
.dd-p{position:absolute;z-index:20;margin:0;padding:8px 0;list-style:none;min-width:168px;
  opacity:0;visibility:hidden;transform:translateY(-4px);transition:opacity .2s ease,transform .2s ease,visibility 0s linear .2s}
.dd-p a{display:block;padding:9px 18px;font-family:"Helvetica Neue",Helvetica,Arial,sans-serif;font-size:11px;font-weight:400;letter-spacing:.16em;text-transform:uppercase;line-height:1.4;white-space:nowrap;text-decoration:none}
.dd-p a:hover,.dd-p a:focus-visible{text-decoration:underline;text-underline-offset:4px;text-decoration-thickness:1px}
.dd-p a:focus-visible{outline:1px solid currentColor;outline-offset:-3px}
.res[aria-expanded="true"] span,.dd:hover .res span,.dd:focus-within .res span,.hero nav .res:hover span{transform:translateY(-3px)}
.res[aria-expanded="true"]+.dd-p,.dd:hover .dd-p,.dd:focus-within .dd-p,.hero nav .res:hover+.dd-p,.hero nav .res:focus+.dd-p,.hero nav .dd-p:hover,.hero nav .dd-p:focus-within{
  opacity:1;visibility:visible;transform:none;transition:opacity .2s ease,transform .2s ease,visibility 0s}
/* inner pages: dark topbar, panel drops below the word */
.topbar .dd-p{top:100%;left:-18px;margin-top:6px;background:#121417;border:1px solid rgba(244,242,238,.22);color:var(--light)}
.topbar .dd-p a{color:var(--light)}
.topbar .dd::after{content:"";position:absolute;left:0;right:0;top:100%;height:10px}  /* hover bridge */
/* home hero: nav sits at the bottom of the first screen, so the panel opens just above the word */
.hero nav .dd-p{background:var(--paper);border:1px solid var(--line);color:var(--ink)}
.hero nav .dd-p li a{display:block;grid-row:auto;grid-column:auto;align-self:auto;position:static;padding:9px 18px;font-size:11px;letter-spacing:.16em;color:var(--ink);background:none;-webkit-backdrop-filter:none;backdrop-filter:none}
.hero nav .dd-p li a:focus-visible{outline:1px solid var(--ink);outline-offset:-3px}
@media (min-width:641px){
  .hero nav .dd-p{grid-column:6;grid-row:3;position:absolute;bottom:calc(var(--pad) + 40px);left:calc(var(--pad) - 18px);transform:translateY(4px)}
}
@media (max-width:640px){
  .hero nav{position:relative}
  .hero nav .dd-p{left:calc(var(--pad) - 16px);bottom:calc(var(--pad) + 32px)}
}
@media (prefers-reduced-motion:reduce){.res span,.dd-p{transition:none!important}}
/* footer logo (t97u): Glenn's signature logo, ~2.5-3x the old mark's visual size */
.foot .side img{display:none}
.foot .f-logo{display:block;margin:0 0 18px;line-height:0}
.foot .f-logo img{display:block;width:240px;height:auto}
@media (max-width:640px){.foot .f-logo img{width:180px}}
/* home hero top row: Enquire gone; on phones the Fair Housing link moves up to the top-right, as on desktop */
@media (max-width:640px){
  .hero.h13 .fh{grid-column:2/4;grid-row:1;align-self:start;justify-self:end;text-align:right;padding:calc(var(--pad) + 4px) var(--pad) 0 0}
  .hero.h13 nav{grid-column:2/4}
}
/* neighborhoods (t97u): v14 sections, thin rules, small caps labels */
.nb-in{padding:clamp(56px,7vw,104px) var(--pad) clamp(32px,4vw,56px) calc(var(--c1) + var(--pad));border-bottom:1px solid var(--line)}
.nb-in .label{display:block;margin-bottom:18px;color:var(--ink-2)}
.nb-in h1{margin:0;font-weight:300;font-size:clamp(40px,5.4vw,84px);line-height:1;letter-spacing:-.02em}
.nb-in p.lede{max-width:46ch;margin:22px 0 0;font-size:clamp(17px,1.4vw,20px);line-height:1.55;color:var(--ink-2)}
.sec.nb{border-top:0;border-bottom:1px solid var(--line)}
.nb .side .label{display:block;color:var(--ink-2)}
.nb .body{min-width:0}
.nb-list{list-style:none;margin:0;padding:0;border-top:1px solid var(--line)}
.nb-r{display:grid;grid-template-columns:minmax(0,5fr) minmax(0,6fr);gap:clamp(20px,3vw,56px);align-items:start;padding:clamp(24px,2.6vw,36px) 0;border-bottom:1px solid var(--line);scroll-margin-top:96px}
.nb-m .label{display:block;margin-bottom:8px;font-size:10.5px;color:var(--ink-2)}
.nb h3{margin:0;font-weight:400;font-size:clamp(22px,1.9vw,30px);line-height:1.15;letter-spacing:-.01em}
.nb .nb-p{margin:10px 0 0;max-width:52ch;font-size:clamp(15px,1.1vw,17px);line-height:1.6;font-weight:330;color:var(--ink)}
.nb-f dl{margin:0;display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:clamp(12px,1.6vw,24px)}
.nb-f dl>div{display:flex;flex-direction:column;justify-content:flex-end}
.nb-f dt{margin:0 0 8px;font-size:10.5px;color:var(--ink-2)}
.nb-f dd{margin:0;font-variant-numeric:tabular-nums;font-size:clamp(18px,1.4vw,22px);font-weight:330;line-height:1.2}
.nb-u{font-size:.65em;color:var(--ink-2);margin-left:2px}
.nb-src{margin:12px 0 0;font-size:11.5px;line-height:1.45;color:var(--ink-2)}
.nb-s .nb-p{color:var(--ink-2);font-size:14px;max-width:72ch}
.nb-s a{text-decoration:underline;text-underline-offset:3px}
.op-nb li{border-top:1px solid var(--line);padding-top:18px}
.op-nb .op-c{display:block;margin-top:6px;font-size:13px;line-height:1.45;color:var(--ink-2)}
/* t135u: Brooklyn Bridge photo (IMG_1852). Home: tall crop beside the list. Neighborhoods page: wide crop under the intro. Plain, thin-ruled, no overlay. */
.op-nbx{display:grid;grid-template-columns:minmax(0,5fr) minmax(0,7fr);gap:clamp(24px,3vw,56px);align-items:start;margin-top:clamp(24px,2.6vw,36px)}
.op-nbx .op-nb{margin:clamp(24px,2.6vw,36px) 0 clamp(28px,3vw,44px);grid-template-columns:1fr;gap:0}
.op-nbx .op-nb li{padding:18px 0;border-top:1px solid var(--line)}
.op-nbx .op-nb li:last-child{border-bottom:1px solid var(--line)}
.op-nbx .op-n{font-size:clamp(19px,1.5vw,23px)}
.nb-ph{margin:0;overflow:hidden;background:#1d2433;border:1px solid var(--line)}
.nb-ph img{display:block;width:100%;height:100%;object-fit:cover}
.op-nbx .nb-ph{aspect-ratio:4/5}
.op-vx{display:grid;grid-template-columns:minmax(0,7fr) minmax(0,5fr);gap:clamp(24px,3vw,56px);align-items:start}
.op-vx .vl-ph{aspect-ratio:1/1;align-self:start}
@media (max-width:640px){.op-vx .vl-ph{aspect-ratio:2/1}}
.op-vx>div>.op-l:first-child{margin-top:0}
.nb-in .nb-ph{aspect-ratio:21/8;margin-top:clamp(32px,3.6vw,56px)}
.nb-in .nb-ph img{object-position:50% 62%}
@media (max-width:1000px){.nb-r{grid-template-columns:minmax(0,1fr)}}
@media (max-width:640px){
  .nb-in{padding:48px 20px 32px}
  .nb-r{gap:14px}
  .op-nbx,.op-vx{grid-template-columns:1fr;gap:28px}
  .op-nbx .nb-ph{aspect-ratio:4/3}
  .op-nbx .nb-ph img{object-position:50% 55%}
  .nb-in .nb-ph{aspect-ratio:3/2;margin-right:0}
}
/* t104u one-page home previews */
.op .body h2{margin-bottom:14px}
.op-l{margin:0;max-width:56ch;font-size:clamp(16px,1.15vw,18px);line-height:1.6;color:var(--ink-2)}
.op-nb,.op-st,.op-rs{list-style:none;margin:clamp(24px,2.6vw,36px) 0 0;padding:0}
.op-nb{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:clamp(16px,1.8vw,28px)}
.op-nb a,.op-st a,.op-rs a{display:block;text-decoration:none;color:inherit}
.op-im{aspect-ratio:3/2;overflow:hidden;background:#e4e1db;margin-bottom:12px}
.op-im img{display:block;width:100%;height:100%;object-fit:cover;transition:transform .6s ease}
.op-nb a:hover img{transform:scale(1.03)}
.op-k{display:block;font-size:10.5px;color:var(--ink-2);margin-bottom:4px}
.op-n{display:block;font-size:clamp(17px,1.3vw,20px);font-weight:400;line-height:1.3}
.op-nb a:hover .op-n,.op-st a:hover .op-n,.op-rs a:hover .op-n,.op a:focus-visible .op-n{text-decoration:underline;text-underline-offset:4px;text-decoration-thickness:1px}
.op-st{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));border-top:1px solid var(--line)}
.op-st li{border-right:1px solid var(--line)}
.op-st li:last-child{border-right:0}
.op-st a{padding:22px clamp(16px,2vw,32px) 6px 0}
.op-st li+li a{padding-left:clamp(16px,2vw,32px)}
.op-num{display:block;font-weight:200;font-size:clamp(40px,3.6vw,56px);line-height:1;letter-spacing:-.02em;margin-bottom:14px;color:var(--ink)}
.op-c{display:block;margin-top:8px;font-size:15px;line-height:1.55;color:var(--ink-2);max-width:36ch}
.op-rs{border-top:1px solid var(--line);margin-top:4px}
.op-rs li{border-bottom:1px solid var(--line)}
.op-rs a{display:grid;grid-template-columns:120px 1fr auto;align-items:baseline;gap:16px;padding:16px 0}
.op-rs .op-k{margin:0}
.op-ar{font-size:16px;color:var(--ink-2);transition:transform .2s ease}
.op-rs a:hover .op-ar{transform:translateX(3px)}
@media (max-width:640px){
  .op-nb{grid-template-columns:repeat(2,minmax(0,1fr));gap:20px 14px}
  .op-st{grid-template-columns:1fr}
  .op-st li{border-right:0;border-bottom:1px solid var(--line)}
  .op-st a,.op-st li+li a{padding:16px 0 14px;display:grid;grid-template-columns:52px 1fr;column-gap:12px}
  .op-st .op-num{grid-row:1/4;font-size:34px;margin:0}
  .op-rs a{grid-template-columns:84px 1fr auto}
}
@media (prefers-reduced-motion:reduce){.op-im img,.op-ar{transition:none}}
/* t103u sticky nav band (home, >=641px): a fixed copy of the hero nav row appears once that row reaches the top */
.sbar{display:none}
@media (min-width:641px){
  .sbar{display:grid;position:fixed;left:0;right:0;top:0;z-index:50;grid-template-columns:var(--c1) repeat(5,1fr);background:var(--paper);border-bottom:1px solid var(--line);
    visibility:hidden;transition:box-shadow .2s ease}
  .sbar.on{visibility:visible;box-shadow:0 6px 14px -14px rgba(21,23,26,.45)}
  .sbar nav{display:contents}
  .sbar nav>a,.sbar nav>.dd>a{display:block;padding:var(--pad);padding-bottom:calc(var(--pad) + 6px);color:var(--ink);white-space:nowrap;text-decoration:none;border-left:1px solid rgba(17,17,17,.09)}
  .sbar nav>a:nth-child(1){grid-column:2}
  .sbar nav>.dd{grid-column:6;display:block}
  .sbar nav>a:hover,.sbar nav>a:focus-visible,.sbar nav>.dd>a:hover,.sbar nav>.dd>a:focus-visible{text-decoration:underline;text-underline-offset:5px;text-decoration-thickness:1px}
  .sbar .dd-p{top:100%;left:-1px;margin-top:1px;background:var(--paper);border:1px solid var(--line);color:var(--ink)}
  .sbar .dd-p a{color:var(--ink)}
  html.has-sbar [id]{scroll-margin-top:calc(var(--sbh,58px) + 8px)}
  /* t131u: scroll highlight uses the existing active underline (same as aria-current on subpages); no transition */
  .sbar nav>a[aria-current],.sbar nav>.dd>a[aria-current],.hero nav>a[aria-current],
  .sbar nav>.dd>a[aria-current] span,.hero nav>a.res[aria-current] span{text-decoration:underline;text-underline-offset:5px;text-decoration-thickness:1px}
  /* t133u: the section in view also gets the hero menu's hover fill (v14.css: rgba(17,17,17,.05)); the pinned bar's hover now uses the same fill so hover and in-view match. Same value on hover, so no double-darken. */
  .sbar nav>a[aria-current],.sbar nav>.dd>a[aria-current],.hero.pp nav>a[aria-current],
  .sbar nav>a:hover,.sbar nav>.dd>a:hover,.sbar nav>a:focus-visible,.sbar nav>.dd>a:focus-visible{background:rgba(17,17,17,.05)}
}
/* ---------- t155u/t156u batch ---------- */
/* Inner-page header: the same off-white bar as the home page's pinned menu (v14-site.css .sbar), with the static signature logo in the first column */
.ibar{position:sticky;top:0;z-index:50;display:grid;grid-template-columns:var(--c1) repeat(5,minmax(0,1fr));background:var(--paper);color:var(--ink);border-bottom:1px solid var(--line);box-shadow:0 6px 14px -14px rgba(21,23,26,.45)}
.ibar .ib-logo{grid-column:1;display:flex;align-items:center;padding:0 var(--pad);text-decoration:none}
.ibar .ib-logo img{display:block;height:clamp(50px,4.3vw,62px);width:auto;margin:-2px 0}
.ibar .ib-logo:focus-visible{outline:1px solid var(--ink);outline-offset:-4px}
.ibar nav{display:contents}
.ibar nav>a,.ibar nav>.dd>a{display:block;padding:var(--pad);padding-bottom:calc(var(--pad) + 6px);color:var(--ink);white-space:nowrap;text-decoration:none;border-left:1px solid rgba(17,17,17,.09);
  font-size:clamp(14px,1.08vw,16px);font-weight:450;letter-spacing:.14em;text-transform:uppercase;line-height:1.4}
.ibar nav>.dd{display:block}
.ibar nav>a[aria-current],.ibar nav>.dd>a[aria-current] span{text-decoration:underline;text-underline-offset:5px;text-decoration-thickness:1px}
.ibar nav>a[aria-current],.ibar nav>.dd>a[aria-current],.ibar nav>a:hover,.ibar nav>.dd>a:hover,.ibar nav>a:focus-visible,.ibar nav>.dd>a:focus-visible{background:rgba(17,17,17,.05)}
.ibar nav>a:hover,.ibar nav>a:focus-visible,.ibar nav>.dd>a:hover,.ibar nav>.dd>a:focus-visible{text-decoration:underline;text-underline-offset:5px;text-decoration-thickness:1px}
.ibar .dd-p{top:100%;left:-1px;margin-top:1px;background:var(--paper);border:1px solid var(--line);color:var(--ink)}
.ibar .dd-p a{color:var(--ink)}
.ib-menu{display:none}
main [id]{scroll-margin-top:96px}
@media (max-width:640px){
  .ibar{grid-template-columns:auto 1fr;align-items:center;padding:10px 20px}
  .ibar .ib-logo{padding:0}
  .ibar .ib-logo img{height:50px;margin:-4px 0}
  .ibar.ib-js .ib-menu{display:block;justify-self:end;margin:0;padding:11px 14px;background:none;border:1px solid var(--line);border-radius:0;color:var(--ink);font:inherit;font-size:12px;font-weight:450;letter-spacing:.14em;text-transform:uppercase;line-height:1;cursor:pointer}
  .ib-menu:focus-visible{outline:1px solid var(--ink);outline-offset:2px}
  .ibar nav{grid-column:1/-1;display:block;margin-top:10px;border-top:1px solid var(--line)}
  .ibar.ib-js:not(.open) nav{display:none}
  .ibar nav>a,.ibar nav>.dd>a{border-left:0;border-bottom:1px solid rgba(17,17,17,.09);padding:15px 4px;font-size:12.5px;letter-spacing:.12em;background:none}
  .ibar nav>.dd{border-bottom:1px solid rgba(17,17,17,.09)}
  .ibar nav>.dd>a{border-bottom:0}
  .ibar nav .dd-p{position:static;opacity:1;visibility:visible;transform:none;transition:none;margin:0;padding:0 0 10px 18px;border:0;background:none;min-width:0}
  .ibar nav .dd-p a{padding:10px 0;font-size:11.5px}
  .ibar .dd::after{display:none}
  main [id]{scroll-margin-top:72px}
}
/* FAQ rows (.faq details): hover opens a row on desktop with a short drop-down; click/tap and keyboard still toggle. Reduced motion = instant. */
.faq details{overflow:hidden}
.faq summary{transition:color .15s ease}
@media (hover:hover) and (pointer:fine){.faq summary:hover{color:var(--ink-2)}}
@media (prefers-reduced-motion:reduce){.faq summary{transition:none}}
/* Home "What's your home worth?": the valuation page's step form sits under the blurb, square photo on the right */
#valuation .op-vx .vpanel{margin-top:clamp(28px,3vw,44px);max-width:620px}
#valuation .op-vx .vthanks h2{font-size:clamp(19px,1.6vw,24px)}
@media (max-width:640px){
  #valuation .op-vx>div:first-child{display:contents}
  #valuation .op-vx .op-l{order:1;margin-bottom:0}
  #valuation .op-vx .vl-ph{order:2}
  #valuation .op-vx .vpanel{order:3;margin-top:4px}
}

/* t163u-t167u (v14k): Search Homes section, Contact entry points (hero, pinned bar, inner header) and the contact sheet (dialog) */
/* Search Homes: photo left (same square as the valuation photo), copy, one primary button, four area links */
.op-sx{display:grid;grid-template-columns:minmax(0,5fr) minmax(0,7fr);gap:clamp(24px,3vw,56px);align-items:start}
.op-sx .sx-ph{aspect-ratio:1/1;align-self:start;margin:0}
.op-sx .op-l{margin-top:0}
.op-sx .sx-go{display:inline-flex;align-items:center;text-decoration:none;margin-top:clamp(24px,2.4vw,32px)}
.op-sx .op-sl{margin-top:clamp(28px,3vw,40px)}
.op-sx .op-sl .op-ar{font-size:15px}
@media (max-width:640px){
  .op-sx{display:flex;flex-direction:column;gap:0}
  .op-sx .sxt{display:contents}
  .op-sx .op-l{order:1}
  .op-sx .sx-ph{order:2;aspect-ratio:2/1;margin-top:24px}
  .op-sx .sx-go{order:3;justify-content:center;width:100%}
  .op-sx .op-sl{order:4;width:100%;align-self:stretch}
  .op-sx .op-sl a{grid-template-columns:88px 1fr auto}
}
/* hero Contact block (column 1, under the tagline) */
.hero.pp .h-ct{position:absolute;left:calc(10vw + var(--pad));top:calc(34*var(--u));margin:0;pointer-events:auto;display:flex;flex-direction:column;align-items:flex-start;gap:7px;font-size:14px;line-height:1.4;color:var(--ink)}
.hero.pp .h-ct .label{font-size:11px;letter-spacing:.16em;color:var(--ink-2);margin-bottom:3px}
.hero.pp .h-ct a{color:var(--ink);text-decoration:none;border-bottom:1px solid transparent;padding:1px 0}
.hero.pp .h-ct a:hover,.hero.pp .h-ct a:focus-visible{border-bottom-color:currentColor}
.hero.pp .h-ct a:focus-visible{outline:1px solid var(--ink);outline-offset:3px}
.hero.pp .h-ct .ct-open{margin-top:6px;font-size:11px;font-weight:450;letter-spacing:.16em;text-transform:uppercase;border-bottom-color:currentColor}
@media (max-width:640px){
  .hero.pp .pst{--u:min(1vw,calc((100svh - 334px)/148));--ckt:calc(42*var(--u) + 136px)}
  .hero.pp .h-ct{left:var(--pad);right:var(--pad);top:calc(42*var(--u) + 52px);display:grid;grid-template-columns:auto auto 1fr;justify-items:start;column-gap:16px;row-gap:4px;font-size:13.5px}
  .hero.pp .h-ct .label{grid-column:1/-1;margin-bottom:0;font-size:10.5px}
  .hero.pp .h-ct a{padding:3px 0}
  .hero.pp .h-ct .ct-open{grid-column:1/-1;margin-top:2px;font-size:10.5px}
}
/* pinned bar (home, >=641px): Contact in the empty first column */
@media (min-width:641px){
  .sbar>.sb-ct{grid-column:1;grid-row:1;display:block;padding:var(--pad);padding-bottom:calc(var(--pad) + 6px);color:var(--ink);white-space:nowrap;text-decoration:none}
  .sbar>.sb-ct:hover,.sbar>.sb-ct:focus-visible{background:rgba(17,17,17,.05);text-decoration:underline;text-underline-offset:5px;text-decoration-thickness:1px}
}
/* inner header: Contact as a seventh cell at the right end; phones: beside Menu */
.ibar{grid-template-columns:var(--c1) repeat(5,minmax(max-content,1fr)) auto}
.ibar>.ib-ct{grid-column:7;grid-row:1;display:block;padding:var(--pad);padding-bottom:calc(var(--pad) + 6px);color:var(--ink);white-space:nowrap;text-decoration:none;border-left:1px solid rgba(17,17,17,.09)}
.ibar>.ib-ct:hover,.ibar>.ib-ct:focus-visible{background:rgba(17,17,17,.05);text-decoration:underline;text-underline-offset:5px;text-decoration-thickness:1px}
@media (max-width:640px){
  .ibar{grid-template-columns:auto 1fr auto auto}
  .ibar>.ib-ct{grid-column:3;padding:11px 14px;border:0;font-size:12px;letter-spacing:.14em;line-height:1.2}
  .ibar.ib-js .ib-menu{grid-column:4;grid-row:1}
  .ibar nav{grid-row:2}
}
/* contact sheet: the NFC card's content and flow (photo, name, Save contact, Call / Text / Email) in the site's look, then a short form */
html.ct-lock{overflow:hidden}
dialog.ctm{width:min(560px,calc(100vw - 48px));max-width:none;max-height:calc(100svh - 48px);margin:auto;padding:0;border:1px solid var(--line);border-radius:0;background:var(--paper);color:var(--ink);overflow:auto;overscroll-behavior:contain;box-shadow:0 30px 60px -30px rgba(21,23,26,.45)}
dialog.ctm::backdrop{background:rgba(21,23,26,.42)}
dialog.ctm[open]{animation:ctm-in .2s ease-out}
dialog.ctm[open]::backdrop{animation:ctm-fade .2s ease-out}
@keyframes ctm-in{from{opacity:0;transform:translateY(14px)}to{opacity:1;transform:none}}
@keyframes ctm-fade{from{opacity:0}to{opacity:1}}
.ctm-in{padding:28px clamp(22px,3vw,36px) 32px}
.ctm-top{display:flex;align-items:flex-start;justify-content:space-between;gap:16px}
.ctm-top{align-items:center}.ctm-top h2{margin:0;font-size:12px;font-weight:450;letter-spacing:.16em;line-height:1.4;color:var(--ink)}
.ctm-ln{display:flex;flex-wrap:wrap;gap:6px 24px;margin:22px 0 0;padding-top:20px;border-top:1px solid var(--line);font-size:16px;line-height:1.5}
.ctm-ln a{color:var(--ink);text-decoration:underline;text-underline-offset:4px;text-decoration-thickness:1px}
.ctm-ln a:hover{text-decoration-thickness:2px}
.ctm-x{appearance:none;background:none;border:1px solid var(--line);border-radius:0;color:var(--ink);font:inherit;font-size:12px;font-weight:450;letter-spacing:.14em;text-transform:uppercase;padding:11px 14px;line-height:1.2;cursor:pointer}
.ctm-x:hover{background:rgba(17,17,17,.05)}
.ctm-x:focus-visible{outline:2px solid var(--ink);outline-offset:2px}
.ctm .btn{text-decoration:none;display:flex;align-items:center;justify-content:center;text-align:center}
.ctm-or{display:block;margin:30px 0 18px;padding-top:22px;border-top:1px solid var(--line);color:var(--ink-2)}
.ctf .field{margin-bottom:18px}
.ctf .field input{padding:12px 14px;font-size:16px}
.ctf .field textarea{display:block;width:100%;min-height:112px;padding:12px 14px;border:1px solid rgba(21,23,26,.6);border-radius:0;background:#fff;color:var(--ink);font:inherit;font-size:16px;line-height:1.5;resize:vertical}
.ctf .field textarea:focus{outline:2px solid var(--ink);outline-offset:0}
.ctf .field textarea[aria-invalid=true]{border-color:#a3241b}
.ctf fieldset{margin:0 0 18px;padding:0;border:0;min-width:0}
.ctf legend{display:block;margin-bottom:8px;padding:0;font-size:12px;font-weight:450;letter-spacing:.14em;text-transform:uppercase}
.ctf .opts{grid-template-columns:repeat(4,minmax(0,1fr));gap:8px}
.ctf .opt span{min-height:48px;padding:10px 12px;font-size:15px}
.ctf .opt span::before{width:12px;height:12px;margin-right:10px}
.ctf .ct-send{width:100%;margin-top:6px}
.ctf .consent{margin-top:14px}
.ctm-thanks h3{margin:0;font-size:22px;font-weight:400}
.ctm-thanks p,.ctm-err p{margin:10px 0 0;color:var(--ink-2);line-height:1.55}
.ctm-thanks:focus,.ctm-err:focus{outline:none}
.ctm-err{margin-top:16px;padding:14px 16px;border:1px solid #a3241b}
.ctm-err p{margin:0;color:var(--ink)}
.ctm a:not(.btn){color:var(--ink)}
@media (max-width:640px){
  dialog.ctm{width:100%;height:100%;max-height:none;margin:0;border:0;box-shadow:none}
  dialog.ctm[open]{animation-name:ctm-up;animation-duration:.24s}
  @keyframes ctm-up{from{transform:translateY(32px);opacity:0}to{transform:none;opacity:1}}
  .ctm-in{padding:16px 20px 32px}
  .ctf .opts{grid-template-columns:repeat(2,minmax(0,1fr))}
}
@media (prefers-reduced-motion:reduce){dialog.ctm[open],dialog.ctm[open]::backdrop{animation:none}}
/* v14k: Contact cell matches nav labels; hero contact fits 641-999 */
@media (min-width:641px){.sbar>.sb-ct,.ibar>.ib-ct{font-size:clamp(13px,1.08vw,16px);font-weight:450;letter-spacing:.14em;text-transform:uppercase;line-height:1.4}
  .sbar>.sb-ct{padding-right:0}}
@media (min-width:641px) and (max-width:999px){.hero.pp .h-ct{top:max(calc(34*var(--u)),calc(25*var(--u) + 104px))}.hero.pp .h-ct a[href^="mailto:"]:not(.ct-open){display:none}}
/* v14k: 7-cell ibar fit 641-980 */
.ibar .dd-p{left:auto;right:-1px}
@media (min-width:641px) and (max-width:980px){.ibar nav>a,.ibar nav>.dd>a,.ibar>.ib-ct,.sbar nav>a,.sbar nav>.dd>a,.sbar>.sb-ct{padding-left:10px;padding-right:10px;font-size:11.5px;letter-spacing:.1em}}
@media (min-width:641px) and (max-width:820px){.ibar nav>a,.ibar nav>.dd>a,.ibar>.ib-ct,.sbar nav>a,.sbar nav>.dd>a,.sbar>.sb-ct{padding-left:8px;padding-right:8px;font-size:10.5px;letter-spacing:.06em}}
.ctm .nw{white-space:nowrap}
/* t178u: phone hero option B (photo-led), <=640px only. Desktop untouched. */
@media (min-width:641px){.mh-only{display:none!important}}
@media (max-width:640px){
/* ---- hero reset: flow layout, no collage, no vertical rules ---- */
.hero.h13.pp{height:auto;min-height:0}
.hero.h13.pp .rules{display:none}
.hero.h13.pp .in{display:flex;flex-direction:column;height:auto;min-height:0;padding:0 20px 22px;grid-template-columns:none;grid-template-rows:none}
.hero.h13.pp .pst{position:static;height:auto;grid-column:auto;grid-row:auto}
.hero.h13.pp .comp{position:static;transform:none;width:auto;height:auto;display:flex;flex-direction:column;align-items:flex-start}
.hero.h13.pp .h-logo,.hero.h13.pp .h-line,.hero.h13.pp .h-ct,.hero.h13.pp .pr{position:static;top:auto;left:auto;right:auto;bottom:auto;transform:none;margin:0}
.hero.h13.pp .pr{box-shadow:none;width:auto;height:auto;max-width:none;max-height:none;min-height:0;aspect-ratio:auto;position:relative}
.hero.h13.pp .pst{height:auto;min-height:0;max-height:none;z-index:auto}
.hero.h13.pp .h-logo{position:relative}
.hero.h13.pp .pr picture{position:absolute;inset:0;width:100%;height:100%;transform:none}
.hero.h13.pp .pr img{width:100%;height:100%;object-fit:cover;transform:none}
.hero.h13.pp .pr::before,.hero.h13.pp .pr::after{display:none}
.hero.h13.pp .pr,.hero.h13.pp .pr *{box-shadow:none!important}
.hero.h13.pp .h-logo img{width:100%;height:auto}
.hero.h13.pp .h-ct{display:none}
.hero.h13.pp .fh{grid-column:auto;grid-row:auto;order:9;align-self:flex-start;justify-self:auto;text-align:left;padding:0;margin-top:18px;font-size:10.5px;letter-spacing:.14em}
.hero.h13.pp nav{grid-column:auto;grid-row:auto}
/* one-line tagline */
.hero.h13.pp .h-line{white-space:nowrap;font-size:10.5px;letter-spacing:.12em;line-height:1.4;display:flex;align-items:center;flex-wrap:nowrap}
.hero.h13.pp .h-line .h-co{display:inline-flex;align-items:center;gap:.4em;margin:0 0 0 .9em;padding-left:.9em;border-left:1px solid var(--line)}
.hero.h13.pp .h-line .h-cm{height:.88em;width:auto;margin:0}
.mh-cta{display:grid;grid-template-columns:1fr 1fr;gap:10px;width:100%;margin-top:18px}
.mh-cta .btn{display:flex;align-items:center;justify-content:center;text-align:center;text-decoration:none;padding:14px 10px;min-height:50px;font-size:12px}
.hero.h13.pp .mh-cta .btn:not(.ghost){background:var(--ink);border:1px solid var(--ink);color:var(--paper)}
.hero.h13.pp .mh-cta .btn.ghost{background:transparent;border:1px solid var(--ink);color:var(--ink)}
.mh-menu{position:absolute;top:calc(10px + env(safe-area-inset-top));right:8px;z-index:3}
.mh-menu:focus-visible,.mb-menu:focus-visible{outline:1px solid var(--ink);outline-offset:2px}


}
@media (max-width:640px){
.hero.h13.pp.mhB{position:relative;height:100svh;min-height:480px;overflow:hidden;background:#0d0e10;color:#fff}
.hero.h13.pp.mhB .in{position:relative;z-index:1;height:100%;padding:calc(18px + env(safe-area-inset-top)) 20px calc(22px + env(safe-area-inset-bottom))}
.hero.h13.pp.mhB .pst{flex:1}
.hero.h13.pp.mhB .pr.gp{display:none}
.hero.h13.pp.mhB .pr.ck{position:absolute;inset:0;width:auto;height:auto;z-index:-1;margin:0}
.hero.h13.pp.mhB .pr.ck picture,.hero.h13.pp.mhB .pr.ck img{display:block;width:100%;height:100%;object-fit:cover;object-position:59% 50%}
.hero.h13.pp.mhB .pr.ck::after{content:"";display:block;position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.6) 0%,rgba(0,0,0,.25) 34%,rgba(0,0,0,.25) 56%,rgba(0,0,0,.8) 100%)}
.hero.h13.pp.mhB .h-logo{width:min(40vw,calc(22svh * 1.16),170px)}
.hero.h13.pp.mhB .h-logo img{filter:invert(1)}
.hero.h13.pp.mhB .h-logo .sig path{fill:#fff}
.hero.h13.pp.mhB .h-line{margin-top:14px;color:#fff}
.hero.h13.pp.mhB .h-line .h-co{border-left-color:rgba(255,255,255,.45)}
.hero.h13.pp.mhB .h-line .h-cm{filter:none}
.hero.h13.pp.mhB .mh-menu{color:#fff}
.hero.h13.pp.mhB .mh-menu:focus-visible{outline-color:#fff}
.hero.h13.pp.mhB .mh-cta .btn:not(.ghost){background:#fff;border-color:#fff;color:var(--ink)}
.hero.h13.pp.mhB .mh-cta .btn.ghost{background:rgba(0,0,0,.45);border-color:#fff;color:#fff}
.hero.h13.pp.mhB .mh-cta .btn:focus-visible{outline-color:#fff}
.hero.h13.pp.mhB .fh{color:#fff}
.hero.h13.pp.mhB nav{display:none}
}
/* t179u: office address (desktop: under Send a message; phone B: muted white line just above the buttons) */
.hero.pp .h-ct a.h-ad{margin-top:10px;font-size:12px;line-height:1.5;letter-spacing:.02em;color:var(--ink-2);border-bottom:0}
.hero.pp .h-ct a.h-ad:hover,.hero.pp .h-ct a.h-ad:focus-visible{color:var(--ink);text-decoration:underline;text-underline-offset:3px}
@media (max-width:640px){
.hero.h13.pp.mhB .pst{display:flex;flex-direction:column}
.hero.h13.pp.mhB .comp{flex:1}
.hero.h13.pp.mhB .h-ct{display:block;margin-top:auto;padding:0}
.hero.h13.pp.mhB .h-ct>:not(.h-ad){display:none}
.hero.h13.pp.mhB .h-ct a.h-ad{display:block;margin:0;padding:6px 0 2px;font-size:11px;line-height:1.45;letter-spacing:.04em;color:rgba(255,255,255,.82);text-decoration:none}
.hero.h13.pp.mhB .h-ct a.h-ad:hover,.hero.h13.pp.mhB .h-ct a.h-ad:focus-visible{color:#fff;text-decoration:underline;outline-color:#fff}
}
/* sticky overhead bar (t173u): NOT approved yet, off by default (build_v14_l.STICKY) */
@media (max-width:640px){
/* ---- sticky overhead bar: home (.mbar) and inner pages (.ibar). Hide on scroll down, show on a small scroll up ---- */
.mbar{position:fixed;top:0;left:0;right:0;z-index:80;display:flex;align-items:center;gap:4px;padding:calc(8px + env(safe-area-inset-top)) 20px 8px;background:var(--paper);border-bottom:1px solid var(--line);
  transform:none;visibility:visible;transition:transform .28s ease,visibility 0s linear 0s;will-change:transform}
.mbar .mb-logo{display:block;margin-right:auto;text-decoration:none}
.mbar .mb-logo img{display:block;height:44px;width:auto}
.mbar .mb-logo:focus-visible{outline:1px solid var(--ink);outline-offset:3px}
.mbar .mb-ct{padding:11px 14px;color:var(--ink);text-decoration:none;font-size:12px;font-weight:450;letter-spacing:.14em;text-transform:uppercase;line-height:1.2}
.mbar .mb-menu{margin:0;padding:11px 14px;background:none;border:1px solid var(--line);border-radius:0;color:var(--ink);font:inherit;font-size:12px;font-weight:450;letter-spacing:.14em;text-transform:uppercase;line-height:1;cursor:pointer}
.mbar.mh-off{transform:translateY(calc(-100% - 2px));visibility:hidden;transition:transform .28s ease,visibility 0s linear .28s}
html.mh-open .mbar{transform:none;visibility:visible;transition:none}
.ibar{padding-top:calc(10px + env(safe-area-inset-top));transition:transform .28s ease,visibility 0s linear 0s;will-change:transform}
.ibar.mh-off{transform:translateY(calc(-100% - 2px));visibility:hidden;transition:transform .28s ease,visibility 0s linear .28s}
.ibar.open,.ibar:focus-within{transform:none;visibility:visible}

}
@media (max-width:640px) and (prefers-reduced-motion:reduce){.mbar,.mbar.mh-off,.ibar,.ibar.mh-off{transition:none}}
/* swipeable listings (t174u): NOT approved yet, off by default (build_v14_l.SWIPE) */
@media (max-width:640px){
/* ---- swipeable listings: native scroll-snap ---- */
.mh-car{display:flex!important;gap:12px;overflow-x:auto;overflow-y:hidden;overscroll-behavior-x:contain;scroll-snap-type:x mandatory;-webkit-overflow-scrolling:touch;scrollbar-width:none;scroll-padding-inline:var(--mh-in,20px);padding:0 var(--mh-in,20px) 4px;margin-inline:var(--mh-bleed,0px);row-gap:0}
.body>.cards.pf.mh-car{--mh-bleed:-20px;max-width:none}
.mh-car::-webkit-scrollbar{display:none}
.mh-car{position:relative;min-width:0;max-width:100%}
.body:has(>.mh-car),.sub>.body{min-width:0;max-width:100vw}
.mh-car>*{position:relative;flex:0 0 min(84vw,520px);scroll-snap-align:start;min-width:0;display:block!important}
.mh-car .rv{opacity:1!important;transform:none!important}
.mh-car:focus-visible{outline:1px solid var(--ink);outline-offset:2px}
.mh-cnt{display:flex;align-items:center;gap:12px;margin:12px var(--mh-in,20px) 0;font-size:10.5px;letter-spacing:.16em;color:var(--ink-2)}
.mh-cnt i{display:block;flex:1;height:1px;background:var(--line);position:relative}
.mh-cnt i b{position:absolute;left:0;top:0;height:1px;background:var(--ink);width:var(--p,20%);transform:translateX(var(--x,0%))}
.two.mh-car{padding-bottom:4px}
.act .mh-cnt,.ps .mh-cnt{margin-bottom:32px}
.cards.mh-car+.mh-cnt{margin-left:0;margin-right:0}
}
@media (max-width:640px) and (prefers-reduced-motion:reduce){.mh-car{scroll-behavior:auto}}
/* t180u/t181u: phone burger + full-screen menu panel (#mnav), same panel from the B hero burger and the sticky bars on every page. */
@media (min-width:641px){.mnav{display:none!important}}
.mnav[hidden]{display:none!important}
@media (max-width:640px){
.mh-menu,.mbar .mb-menu,.ibar.ib-js .ib-menu{display:block;width:44px;height:44px;margin:0;padding:0;border:0;border-radius:0;background:none;color:var(--ink);font-size:0;line-height:0;cursor:pointer;-webkit-tap-highlight-color:transparent;
  background-image:linear-gradient(currentColor,currentColor),linear-gradient(currentColor,currentColor),linear-gradient(currentColor,currentColor);
  background-repeat:no-repeat;background-size:22px 1px;background-position:center calc(50% - 6px),center 50%,center calc(50% + 6px)}
.hero.h13.pp.mhB .mh-menu{color:#fff}
.mbar .mb-menu{margin-right:-11px}
.ibar.ib-js .ib-menu{margin-right:-11px}
html.mh-open,html.mh-open body{overflow:hidden}
.mnav{position:fixed;inset:0;z-index:95;background:var(--paper);color:var(--ink);overflow-y:auto;overscroll-behavior:contain;-webkit-overflow-scrolling:touch;
  padding:calc(var(--xt,10px) + 44px + 22px) 20px calc(44px + env(safe-area-inset-bottom));opacity:0;transition:opacity .2s ease;text-align:right}
.mnav.on{opacity:1}
.mn-x{position:fixed;top:var(--xt,calc(10px + env(safe-area-inset-top)));right:var(--xr,8px);width:44px;height:44px;margin:0;padding:0;border:0;border-radius:0;background:none;color:var(--ink);cursor:pointer;z-index:1}
.mn-x::before,.mn-x::after{content:"";position:absolute;left:11px;top:50%;width:22px;height:1px;background:currentColor;transform:rotate(45deg)}
.mn-x::after{transform:rotate(-45deg)}
.mn-x:focus-visible,.mnav a:focus-visible,.mnav button:focus-visible{outline:1px solid var(--ink);outline-offset:3px}
.mn-l{margin:0;padding:0 0 18px;border-bottom:1px solid var(--line);font-size:11px;font-weight:450;letter-spacing:.18em;text-transform:uppercase;color:var(--ink-2)}
.mn-ul,.mn-sub{list-style:none;margin:0;padding:0}
.mn-ul{padding-top:14px}
.mn-ul>li>a,.mn-ul>li>button{display:inline-flex;align-items:center;justify-content:flex-end;gap:12px;max-width:100%;margin:0;padding:10px 0;border:0;background:none;color:var(--ink);text-decoration:none;
  font:inherit;font-family:var(--sans);font-weight:300;font-size:clamp(27px,9.2vw,38px);line-height:1.12;letter-spacing:-.015em;text-align:right;cursor:pointer;text-wrap:balance}
.mn-ul [aria-current="page"]::before,.mn-ul button.cur::before{content:"";display:inline-block;flex:0 0 auto;width:18px;height:1px;background:currentColor;opacity:.55;margin-right:2px;align-self:center}
.mn-ch{flex:0 0 auto;width:12px;height:12px;transition:transform .2s ease}
.mn-ul button[aria-expanded="true"] .mn-ch{transform:rotate(180deg)}
.mn-sub{padding:2px 0 12px}
.mn-sub a{display:inline-block;padding:8px 0;color:var(--ink-2);text-decoration:none;font-size:17px;font-weight:350;letter-spacing:.01em}
.mn-sub a[aria-current="page"]{color:var(--ink);text-decoration:underline;text-underline-offset:5px;text-decoration-thickness:1px}
}
@media (max-width:640px) and (prefers-reduced-motion:reduce){.mnav,.mn-ch{transition:none}}

/* t185u: stats as two 2x2 grids (desktop), Compass logo heading */
.abs-k .abs-logo{display:inline-block;height:.78em;width:auto;vertical-align:baseline;margin-right:1.1em;transform:translateY(.02em)}
.abs-k sup{font-size:.8em;line-height:0;vertical-align:.3em;margin-left:.1em}
.abs2 .abs-r{row-gap:clamp(28px,3vw,44px)}
.abs2 .abs-t{max-width:30ch}
.abs2 .abs-g{padding-bottom:clamp(24px,2.4vw,36px)}
@media (min-width:641px){.abs2 .abs-n{font-size:clamp(34px,3.2vw,52px)}}
.abs2 .abs-src{margin:clamp(20px,2vw,28px) 0 0;max-width:none}
@media (max-width:640px){.abs2 .abs-dx{display:none}.abs2 .abs-g{padding-bottom:0}.abs2 .abs-src{margin-top:12px}}

/* t186u: Search Homes value line */
.op-sx .sx-x{margin:14px 0 0;max-width:48ch;font-size:13px;line-height:1.55;color:var(--ink-2)}
@media (max-width:640px){.op-sx .sx-x{order:3;margin-top:12px;text-align:center;align-self:center}}
.op-sx .sx-x sup{font-size:.75em;line-height:0;vertical-align:.35em;margin-left:.1em}
.op-sx .sx-n{margin:8px 0 0;max-width:60ch;font-size:11.5px;line-height:1.45;color:var(--ink-2)}
@media (max-width:640px){.op-sx .sx-n{order:3;margin-top:6px;text-align:center;align-self:center;font-size:11px}}

/* t187u: phones, one row of 4 stats, Glenn pair | Compass pair */
@media (max-width:640px){
.abs2{grid-template-columns:minmax(0,1fr) minmax(0,1fr);margin-top:32px}
.abs2 .abs-g{padding:16px 12px 0 0}
.abs2 .abs-g+.abs-g{border-top:0;margin-top:0;border-left:1px solid var(--line);padding:16px 0 0 12px}
.abs2 .abs-k{margin-bottom:10px;font-size:10px;line-height:12px;white-space:nowrap}
.abs2 .abs-k .abs-logo{height:9px;margin-right:.25em;transform:none}
.abs2 .abs-kt{display:none}
.abs2 .abs-r{gap:10px}
.abs2 .abs-n{font-size:22px;letter-spacing:-.02em}
.abs2 .abs-t{font-size:11px;line-height:1.3;margin-top:6px}
.abs2 .abs-src{margin-top:10px;font-size:11px;line-height:1.35}
}

/* t201u: phones, Glenn's side is an upside-down triangle: 75+ | 50+ on top, 24 centered below them with its label
   centered under the number, bottom level with the Compass source line */
@media (max-width:640px){
.abs2 .abs-glenn{display:flex;flex-direction:column}
.abs2 .abs-glenn .abs-r{flex:1;grid-template-rows:auto 1fr;row-gap:6px}
.abs2 .abs-glenn .abs-i:nth-child(3){grid-column:1/-1;align-self:end;justify-self:center;text-align:center}
.abs2 .abs-glenn .abs-i:nth-child(3) .abs-n{line-height:1}
.abs2 .abs-glenn .abs-i:nth-child(3) .abs-t{margin-top:3px;font-size:10px;line-height:1.15}
}

/* t187u: About photo on phones = stoop portrait */
.portrait.pm{display:none}
@media (max-width:640px){.about-grid .portrait:not(.pm){display:none}.about-grid .portrait.pm{display:block;margin-left:auto;margin-right:auto;justify-self:center}
.about-grid .portrait.pm img{object-fit:cover;object-position:50% 50%}}