:root {
    --bg: #f6f3ee;
    --bg-warm: #efeae2;
    --ink: #1a1a1a;
    --ink-soft: #4a4a4a;
    --ink-mute: #8a8378;
    --line: #d6cfc3;
    --accent: #1a1a1a;
    --serif: "Cormorant Garamond", "Times New Roman", serif;
    --sans: "Inter", -apple-system, sans-serif;
  }

  *, *::before, *::after { box-sizing: border-box; }
  html { scroll-behavior: smooth; -webkit-font-smoothing: antialiased; -moz-osx-font-smoothing: grayscale; }
  body {
    margin: 0;
    background: var(--bg);
    color: var(--ink);
    font-family: var(--sans);
    font-weight: 300;
    font-size: 15px;
    line-height: 1.65;
    overflow-x: hidden;
  }

  a { color: inherit; text-decoration: none; }
  img, video { display: block; max-width: 100%; height: auto; }

  /* ───── NAV ───── */
  .nav {
    position: fixed; top: 0; left: 0; right: 0;
    z-index: 100;
    padding: 28px 56px;
    display: flex; align-items: center; justify-content: space-between;
    transition: background-color .5s ease, padding .4s ease, border-color .5s ease;
    border-bottom: 1px solid transparent;
    color: #fff;
  }
  .nav.scrolled {
    background: rgba(246, 243, 238, 0.94);
    backdrop-filter: blur(14px);
    -webkit-backdrop-filter: blur(14px);
    color: var(--ink);
    padding: 16px 56px;
    border-bottom-color: var(--line);
  }
  .nav__brand {
    font-family: "Jost", "Cormorant Garamond", serif;
    font-size: clamp(48px, 5.6vw, 84px);
    line-height: 1;
    letter-spacing: 0.02em;
    text-transform: uppercase;
    font-weight: 200;
    text-shadow: 0 1px 30px rgba(0,0,0,0.15);
  }
  .nav.scrolled .nav__brand {
    font-size: clamp(28px, 2.4vw, 36px);
    text-shadow: none;
  }
  .nav__menu {
    display: flex; gap: 56px;
    font-size: 12px;
    letter-spacing: 0.22em;
    text-transform: uppercase;
    font-weight: 500;
    align-items: center;
  }
  .nav__menu a {
    position: relative;
    padding: 6px 0;
    transition: opacity .2s;
  }
  .nav__menu a::after {
    content: "";
    position: absolute; left: 0; right: 0; bottom: 0;
    height: 1px;
    background: currentColor;
    transform: scaleX(0);
    transform-origin: left;
    transition: transform .35s cubic-bezier(.22,1,.36,1);
  }
  .nav__menu a:hover::after { transform: scaleX(1); }
  .nav__burger {
    display: flex; flex-direction: column; gap: 6px;
    background: transparent; border: 0; cursor: pointer; padding: 8px;
    color: inherit;
    margin-left: 36px;
  }
  .nav__burger span {
    width: 28px; height: 1.5px;
    background: currentColor;
    display: block;
    transition: transform .3s, opacity .3s;
  }

  /* ───── HERO ───── */
  .hero {
    position: relative;
    height: 100vh;
    min-height: 640px;
    overflow: hidden;
    color: #fff;
  }
  .hero__media {
    position: absolute; inset: 0;
    background: #2a2419;
  }
  .hero__media img,
  .hero__media video {
    width: 100%; height: 100%; object-fit: cover;
    transform: scale(1.05);
    animation: kenburns 18s ease-out forwards;
  }
  @keyframes kenburns {
    to { transform: scale(1.15); }
  }
  .hero::after {
    content: "";
    position: absolute; inset: 0;
    background: linear-gradient(180deg, rgba(0,0,0,0.25) 0%, rgba(0,0,0,0.05) 35%, rgba(0,0,0,0.55) 100%);
    pointer-events: none;
  }
  .hero__content {
    position: relative;
    z-index: 2;
    height: 100%;
    display: flex; flex-direction: column; justify-content: center;
    padding: 0 56px;
    max-width: 1500px;
    margin: 0 auto;
  }
  .hero__title {
    font-family: "Jost", "Cormorant Garamond", serif;
    font-weight: 200;
    font-size: clamp(48px, 5.8vw, 88px);
    line-height: 1;
    letter-spacing: 0.02em;
    text-transform: uppercase;
    margin: 0;
    color: #fff;
    text-shadow: 0 2px 40px rgba(0,0,0,0.2);
    opacity: 0;
    transform: translateY(28px);
    animation: fadeUp 1.3s .4s cubic-bezier(.22,1,.36,1) forwards;
  }
  .hero__rule {
    width: 380px;
    max-width: 36vw;
    height: 1px;
    background: rgba(255,255,255,0.85);
    margin: 56px 0 36px;
    opacity: 0;
    transform: scaleX(0);
    transform-origin: left;
    animation: ruleIn 1s .9s cubic-bezier(.22,1,.36,1) forwards;
  }
  .hero__creds {
    font-size: 12px;
    letter-spacing: 0.24em;
    text-transform: uppercase;
    font-weight: 600;
    color: #fff;
    opacity: 0;
    animation: fadeUp 1s 1.1s cubic-bezier(.22,1,.36,1) forwards;
  }
  .hero__cta {
    margin-top: 90px;
    width: 380px;
    max-width: 36vw;
    opacity: 0;
    animation: fadeUp 1s 1.3s cubic-bezier(.22,1,.36,1) forwards;
  }
  .hero__cta a {
    display: inline-block;
    font-size: 12px;
    letter-spacing: 0.24em;
    text-transform: uppercase;
    font-weight: 600;
    color: #fff;
    padding-bottom: 14px;
    transition: opacity .25s;
  }
  .hero__cta a:hover { opacity: 0.7; }
  .hero__rule--cta {
    width: 100%;
    margin: 0;
    background: rgba(255,255,255,0.85);
    transform: none;
    opacity: 1;
    animation: none;
  }
  @keyframes ruleIn {
    to { opacity: 1; transform: scaleX(1); }
  }
  @keyframes fadeUp {
    to { opacity: 1; transform: translateY(0); }
  }

  /* ───── SECTION FRAME ───── */
  section { padding: 140px 48px; }
  .container { max-width: 1320px; margin: 0 auto; }
  .container--narrow { max-width: 980px; margin: 0 auto; }

  .section__label {
    font-size: 10px;
    letter-spacing: 0.4em;
    text-transform: uppercase;
    color: var(--ink-mute);
    margin-bottom: 28px;
    display: flex; align-items: center; gap: 14px;
  }
  .section__label::before {
    content: ""; width: 24px; height: 1px; background: currentColor;
  }
  .section__title {
    font-family: var(--serif);
    font-weight: 300;
    font-size: clamp(38px, 5.5vw, 72px);
    line-height: 1.02;
    letter-spacing: -0.015em;
    margin: 0 0 24px;
  }
  .section__title em { font-style: italic; }

  /* ───── EXPLORE TILES (BENTO) ───── */
  .explore {
    background: var(--bg);
  }
  .explore__head {
    display: grid;
    grid-template-columns: 1fr auto;
    align-items: end;
    gap: 40px;
    margin-bottom: 80px;
  }
  .explore__intro { max-width: 520px; }
  .explore__intro p {
    color: var(--ink-soft);
    font-size: 16px;
    line-height: 1.7;
    margin: 0;
  }
  .tiles {
    display: grid;
    grid-template-columns: repeat(4, 1fr);
    grid-template-rows: repeat(3, minmax(180px, 22vh));
    gap: 24px;
  }
  .tile {
    position: relative;
    overflow: hidden;
    background: #d6cfc3;
    cursor: pointer;
  }
  .tile--buy        { grid-column: 1 / 3; grid-row: 1 / 3; }
  .tile--buyers     { grid-column: 3 / 5; grid-row: 1 / 2; }
  .tile--valuation  { grid-column: 1 / 2; grid-row: 3 / 4; }
  .tile--rent       { grid-column: 2 / 3; grid-row: 3 / 4; }
  .tile--sellers    { grid-column: 3 / 5; grid-row: 2 / 4; }

  .tile img {
    width: 100%; height: 100%; object-fit: cover;
    transition: transform 1.4s cubic-bezier(.22,1,.36,1), filter .8s;
    filter: brightness(0.9);
  }
  .tile:hover img { transform: scale(1.04); filter: brightness(1); }
  .tile::after {
    content: "";
    position: absolute; inset: 0;
    background: linear-gradient(180deg, rgba(0,0,0,0.15) 0%, rgba(0,0,0,0.05) 50%, rgba(0,0,0,0.35) 100%);
    z-index: 1;
    transition: opacity .5s;
  }
  .tile:hover::after { opacity: 0.7; }
  .tile__label {
    position: absolute;
    inset: 0;
    z-index: 2;
    display: flex; align-items: center; justify-content: center;
    color: #fff;
    font-family: "Jost", "Cormorant Garamond", serif;
    font-weight: 200;
    font-size: clamp(22px, 2.2vw, 34px);
    letter-spacing: 0.18em;
    text-transform: uppercase;
    text-align: center;
    padding: 0 20px;
    text-shadow: 0 2px 24px rgba(0,0,0,0.25);
  }

  /* ───── MEET JEN ───── */
  .meet {
    background: var(--bg-warm);
    position: relative;
    overflow: hidden;
  }
  .meet__grid {
    display: grid;
    grid-template-columns: 5fr 6fr;
    gap: 100px;
    align-items: center;
  }
  .meet__photo {
    position: relative;
    aspect-ratio: 4/5;
    overflow: hidden;
  }
  .meet__photo img {
    width: 100%; height: 100%; object-fit: cover;
  }
  .meet__photo::after {
    content: "EST. 2014";
    position: absolute;
    bottom: -38px; right: -10px;
    font-family: var(--serif);
    font-style: italic;
    font-size: 120px;
    color: var(--ink);
    opacity: 0.06;
    line-height: 1;
    letter-spacing: -0.04em;
  }
  .meet__title {
    font-family: var(--serif);
    font-weight: 300;
    font-size: clamp(44px, 5vw, 76px);
    line-height: 1;
    letter-spacing: -0.02em;
    margin: 0 0 36px;
  }
  .meet__title em { font-style: italic; }
  .meet__creds {
    font-size: 11px;
    letter-spacing: 0.28em;
    text-transform: uppercase;
    color: var(--ink-mute);
    margin-bottom: 28px;
    padding-bottom: 28px;
    border-bottom: 1px solid var(--line);
  }
  .meet__bio {
    color: var(--ink-soft);
    font-size: 16.5px;
    line-height: 1.8;
    margin: 0 0 40px;
  }
  .meet__bio p + p { margin-top: 18px; }
  .btn {
    display: inline-flex; align-items: center; gap: 14px;
    padding: 18px 32px;
    border: 1px solid var(--ink);
    background: transparent;
    color: var(--ink);
    font-size: 11px;
    letter-spacing: 0.3em;
    text-transform: uppercase;
    cursor: pointer;
    transition: background .3s, color .3s;
    font-family: var(--sans);
    font-weight: 400;
  }
  .btn:hover { background: var(--ink); color: var(--bg); }
  .btn--inverse { border-color: #fff; color: #fff; }
  .btn--inverse:hover { background: #fff; color: var(--ink); }

  /* ───── BANNER ───── */
  .banner {
    padding: 120px 48px;
    background: var(--ink);
    color: #fff;
    text-align: center;
    position: relative;
  }
  .banner__overline {
    font-size: 10px;
    letter-spacing: 0.4em;
    text-transform: uppercase;
    color: #c5b896;
    margin-bottom: 30px;
  }
  .banner__title {
    font-family: var(--serif);
    font-weight: 300;
    font-style: italic;
    font-size: clamp(34px, 4.5vw, 58px);
    line-height: 1.15;
    letter-spacing: -0.01em;
    margin: 0 auto;
    max-width: 22ch;
  }

  /* ───── TESTIMONIALS ───── */
  .quotes {
    background: var(--bg);
  }
  .quotes__viewport {
    overflow: hidden;
    position: relative;
  }
  .quotes__track {
    display: flex;
    transition: transform .9s cubic-bezier(.22,1,.36,1);
  }
  .quote {
    flex: 0 0 100%;
    padding: 0 80px;
    text-align: center;
  }
  .quote__mark {
    font-family: var(--serif);
    font-size: 110px;
    line-height: 0.6;
    color: var(--ink-mute);
    opacity: 0.4;
    margin-bottom: 30px;
  }
  .quote__text {
    font-family: var(--serif);
    font-weight: 300;
    font-style: italic;
    font-size: clamp(20px, 2vw, 26px);
    line-height: 1.55;
    color: var(--ink);
    margin: 0 auto 44px;
    max-width: 36em;
  }
  .quote__author {
    font-size: 11px;
    letter-spacing: 0.32em;
    text-transform: uppercase;
    color: var(--ink-mute);
  }
  .quote__author::before {
    content: ""; display: inline-block;
    width: 30px; height: 1px;
    background: var(--ink-mute);
    vertical-align: middle;
    margin-right: 14px;
  }
  .quotes__controls {
    display: flex; justify-content: center; gap: 8px;
    margin-top: 60px;
  }
  .quotes__dot {
    width: 28px; height: 1px;
    background: var(--line);
    border: 0;
    cursor: pointer;
    padding: 12px 0;
    position: relative;
    transition: background .3s;
  }
  .quotes__dot::before {
    content: ""; position: absolute; left: 0; right: 0; top: 50%;
    height: 1px;
    background: var(--line);
    transition: background .3s;
  }
  .quotes__dot.active::before { background: var(--ink); }

  /* ───── NEIGHBORHOODS ───── */
  .hoods {
    background: var(--bg-warm);
    overflow: hidden;
  }
  .hoods__head {
    display: grid;
    grid-template-columns: 1fr auto;
    align-items: end;
    gap: 40px;
    margin-bottom: 70px;
  }
  .hoods__nav { display: flex; gap: 12px; }
  .hoods__btn {
    width: 48px; height: 48px;
    border-radius: 50%;
    border: 1px solid var(--ink);
    background: transparent;
    cursor: pointer;
    display: flex; align-items: center; justify-content: center;
    transition: background .3s, color .3s;
    font-size: 14px;
  }
  .hoods__btn:hover { background: var(--ink); color: var(--bg); }
  .hoods__viewport {
    overflow: hidden;
    margin: 0 -48px;
    padding: 0 48px;
  }
  .hoods__track {
    display: flex;
    gap: 24px;
    transition: transform .8s cubic-bezier(.22,1,.36,1);
  }
  .hood {
    flex: 0 0 calc((100% - 72px) / 4);
    aspect-ratio: 3/4;
    position: relative;
    overflow: hidden;
    cursor: pointer;
  }
  .hood img {
    width: 100%; height: 100%; object-fit: cover;
    transition: transform 1s cubic-bezier(.22,1,.36,1);
  }
  .hood:hover img { transform: scale(1.06); }
  .hood::after {
    content: ""; position: absolute; inset: 0;
    background: linear-gradient(180deg, transparent 40%, rgba(0,0,0,0.6));
  }
  .hood__name {
    position: absolute;
    left: 24px; bottom: 24px; right: 24px;
    z-index: 2;
    color: #fff;
  }
  .hood__name .eyebrow {
    font-size: 9px;
    letter-spacing: 0.4em;
    text-transform: uppercase;
    margin-bottom: 8px;
    opacity: 0.85;
  }
  .hood__name .name {
    font-family: var(--serif);
    font-size: 30px;
    font-weight: 400;
    letter-spacing: -0.005em;
  }

  /* ───── NEWSLETTER ───── */
  .news {
    background: var(--bg);
  }
  .news__inner {
    display: grid;
    grid-template-columns: 5fr 6fr;
    gap: 80px;
    align-items: center;
  }
  .news__form {
    display: grid; gap: 14px;
  }
  .news__row {
    display: grid; grid-template-columns: 1fr 1fr; gap: 14px;
  }
  .news input, .news textarea, .news select {
    border: 0;
    border-bottom: 1px solid var(--line);
    background: transparent;
    padding: 16px 2px;
    font-family: var(--sans);
    font-size: 14px;
    color: var(--ink);
    outline: none;
    transition: border-color .3s;
    border-radius: 0;
  }
  .news input:focus, .news textarea:focus { border-color: var(--ink); }
  .news input::placeholder, .news textarea::placeholder {
    color: var(--ink-mute);
    font-size: 12px;
    letter-spacing: 0.18em;
    text-transform: uppercase;
  }
  .news__consent {
    font-size: 11px; line-height: 1.6;
    color: var(--ink-mute);
    margin-top: 18px;
  }
  .news__consent a { text-decoration: underline; }

  /* ───── WORK CTA ───── */
  .work {
    background: var(--ink);
    color: #fff;
    text-align: center;
    padding: 160px 48px;
  }
  .work .section__label { color: #c5b896; justify-content: center; }
  .work .section__label::before { background: #c5b896; }
  .work .section__title { color: #fff; max-width: 18ch; margin: 0 auto 28px; }
  .work p {
    color: rgba(255,255,255,0.7);
    font-size: 16.5px; line-height: 1.7;
    max-width: 56ch;
    margin: 0 auto 40px;
  }

  /* ───── FOOTER ───── */
  footer {
    background: #0e0e0e;
    color: #d8d2c5;
    padding: 90px 48px 40px;
    font-size: 13px;
    line-height: 1.7;
  }
  .foot__grid {
    display: grid;
    grid-template-columns: 2fr 1fr 1fr 1fr;
    gap: 60px;
    padding-bottom: 60px;
    border-bottom: 1px solid #2a2a2a;
  }
  .foot__brand {
    font-family: var(--serif);
    font-size: 28px;
    letter-spacing: 0.16em;
    text-transform: uppercase;
    margin-bottom: 16px;
    color: #fff;
  }
  .foot__title {
    font-size: 10px;
    letter-spacing: 0.34em;
    text-transform: uppercase;
    color: #8a8378;
    margin-bottom: 22px;
  }
  .foot__grid a { transition: color .2s; }
  .foot__grid a:hover { color: #fff; }
  .foot__grid ul { list-style: none; padding: 0; margin: 0; }
  .foot__grid li { margin-bottom: 8px; }
  .foot__bottom {
    padding-top: 30px;
    display: flex; justify-content: space-between; align-items: center;
    flex-wrap: wrap; gap: 20px;
    font-size: 11px;
    letter-spacing: 0.18em;
    text-transform: uppercase;
    color: #6e6a60;
  }
  .foot__bottom .icons { display: flex; gap: 16px; align-items: center; }
  .foot__bottom .icons img { height: 22px; opacity: 0.7; filter: grayscale(1) brightness(2); }

  /* ───── REVEAL ON SCROLL ───── */
  .reveal {
    opacity: 0;
    transform: translateY(36px);
    transition: opacity 1.1s cubic-bezier(.22,1,.36,1), transform 1.1s cubic-bezier(.22,1,.36,1);
  }
  .reveal.in {
    opacity: 1;
    transform: none;
  }
  .reveal.delay-1 { transition-delay: .12s; }
  .reveal.delay-2 { transition-delay: .24s; }
  .reveal.delay-3 { transition-delay: .36s; }
  .reveal.delay-4 { transition-delay: .48s; }
  .reveal.delay-5 { transition-delay: .60s; }

  /* ───── RESPONSIVE ───── */
  @media (max-width: 1024px) {
    .nav { padding: 22px 32px; }
    .nav.scrolled { padding: 14px 32px; }
    .nav__menu { gap: 36px; font-size: 11px; }
    .hero__content { padding: 0 32px; }
    section { padding: 100px 28px; }
    .work, .banner { padding: 100px 28px; }
    footer { padding: 70px 28px 32px; }
    .tiles {
      grid-template-columns: repeat(2, 1fr);
      grid-auto-rows: 240px;
      gap: 20px;
    }
    .tile--buy        { grid-column: span 2; grid-row: span 1; }
    .tile--buyers     { grid-column: span 2; }
    .tile--valuation  { grid-column: span 1; }
    .tile--rent       { grid-column: span 1; }
    .tile--sellers    { grid-column: span 2; }
    .meet__grid, .news__inner { grid-template-columns: 1fr; gap: 50px; }
    .meet__photo { max-width: 460px; }
    .hood { flex-basis: calc((100% - 24px) / 2); }
    .hoods__viewport { margin: 0 -28px; padding: 0 28px; }
    .foot__grid { grid-template-columns: 1fr 1fr; gap: 40px; }
  }
  @media (max-width: 720px) {
    .nav { padding: 18px 22px; }
    .nav.scrolled { padding: 12px 22px; }
    .nav__menu { display: none; }
    .nav__burger { margin-left: 0; }
    .hero { min-height: 580px; }
    .hero__content { padding: 0 22px; }
    .hero__title { font-size: clamp(36px, 9vw, 56px); }
    .hero__rule { margin: 36px 0 24px; max-width: 60vw; }
    .hero__cta { margin-top: 56px; max-width: 60vw; }
    section { padding: 80px 22px; }
    .work, .banner { padding: 80px 22px; }
    .explore__head, .hoods__head { grid-template-columns: 1fr; gap: 24px; }
    .tiles { grid-template-columns: 1fr; grid-auto-rows: 220px; gap: 14px; }
    .tile--buy, .tile--buyers, .tile--valuation, .tile--rent, .tile--sellers {
      grid-column: span 1; grid-row: span 1;
    }
    .tile__label { font-size: 22px; letter-spacing: 0.2em; }
    .quote { padding: 0 14px; }
    .news__row { grid-template-columns: 1fr; }
    .hood { flex-basis: 78%; }
    .foot__grid { grid-template-columns: 1fr; gap: 32px; padding-bottom: 40px; }
    .foot__bottom { flex-direction: column; align-items: flex-start; }
  }

  @media (prefers-reduced-motion: reduce) {
    *, *::before, *::after { animation-duration: 0.01ms !important; transition-duration: 0.01ms !important; }
    .reveal { opacity: 1; transform: none; }
  }

  /* ═══════════════════════════════════════════════════════════ */
  /* ═════════════ NEIGHBORHOOD PAGE STYLES ═══════════════════ */
  /* ═══════════════════════════════════════════════════════════ */

  /* Shorter hero for inner pages */
  .hero--inner { height: 72vh; min-height: 540px; }
  .hero--inner .hero__content {
    justify-content: flex-end;
    padding-bottom: 90px;
  }
  .hero__eyebrow {
    font-size: 12px;
    letter-spacing: 0.32em;
    text-transform: uppercase;
    font-weight: 500;
    color: #fff;
    margin-bottom: 22px;
    opacity: 0;
    animation: fadeUp 1s .3s cubic-bezier(.22,1,.36,1) forwards;
  }

  /* Editorial intro section */
  .editorial {
    background: var(--bg);
  }
  .editorial__lead {
    font-family: "Cormorant Garamond", serif;
    font-weight: 300;
    font-style: italic;
    font-size: clamp(24px, 2.4vw, 34px);
    line-height: 1.4;
    color: var(--ink);
    max-width: 28ch;
    margin: 0 0 50px;
  }
  .editorial__body {
    columns: 2;
    column-gap: 60px;
    font-size: 16px;
    line-height: 1.8;
    color: var(--ink-soft);
    max-width: 1100px;
  }
  .editorial__body p { margin: 0 0 18px; break-inside: avoid; }

  /* Stats / "By the numbers" */
  .stats {
    background: var(--bg-warm);
  }
  .stats__grid {
    display: grid;
    grid-template-columns: repeat(4, 1fr);
    gap: 50px;
    margin-top: 60px;
  }
  .stat {
    border-top: 1px solid var(--ink);
    padding-top: 22px;
  }
  .stat__value {
    font-family: "Cormorant Garamond", serif;
    font-weight: 300;
    font-size: clamp(38px, 3.6vw, 56px);
    line-height: 1;
    letter-spacing: -0.01em;
    margin: 0 0 12px;
    color: var(--ink);
  }
  .stat__label {
    font-size: 11px;
    letter-spacing: 0.24em;
    text-transform: uppercase;
    color: var(--ink-mute);
    font-weight: 500;
  }
  .stats__footnote {
    margin-top: 60px;
    font-size: 11px;
    letter-spacing: 0.18em;
    text-transform: uppercase;
    color: var(--ink-mute);
    text-align: center;
  }

  /* Scores row */
  .scores {
    display: grid;
    grid-template-columns: repeat(3, 1fr);
    gap: 30px;
    margin-top: 60px;
    padding-top: 50px;
    border-top: 1px solid var(--line);
  }
  .score { text-align: center; }
  .score__num {
    font-family: "Jost", serif;
    font-weight: 200;
    font-size: clamp(60px, 6vw, 96px);
    line-height: 1;
    color: var(--ink);
    margin-bottom: 14px;
  }
  .score__label {
    font-size: 11px;
    letter-spacing: 0.28em;
    text-transform: uppercase;
    font-weight: 600;
    color: var(--ink);
    margin-bottom: 6px;
  }
  .score__rating {
    font-size: 13px;
    color: var(--ink-mute);
    font-style: italic;
  }

  /* Jen's notes — a featured editorial section */
  .notes {
    background: var(--bg);
  }
  .notes__grid {
    display: grid;
    grid-template-columns: 5fr 6fr;
    gap: 90px;
    align-items: start;
  }
  .notes__photo {
    aspect-ratio: 4/5;
    overflow: hidden;
  }
  .notes__photo img {
    width: 100%; height: 100%; object-fit: cover;
  }
  .notes__content h3 {
    font-family: "Cormorant Garamond", serif;
    font-weight: 400;
    font-size: 22px;
    margin: 32px 0 12px;
    color: var(--ink);
  }
  .notes__content h3:first-child { margin-top: 0; }
  .notes__content p {
    font-size: 16px;
    line-height: 1.8;
    color: var(--ink-soft);
    margin: 0 0 18px;
  }

  /* Similar neighborhoods grid */
  .similar {
    background: var(--bg-warm);
  }
  .similar__grid {
    display: grid;
    grid-template-columns: repeat(3, 1fr);
    gap: 24px;
    margin-top: 60px;
  }
  .similar__item {
    position: relative;
    aspect-ratio: 4/5;
    overflow: hidden;
    cursor: pointer;
  }
  .similar__item img {
    width: 100%; height: 100%; object-fit: cover;
    transition: transform 1s cubic-bezier(.22,1,.36,1);
  }
  .similar__item:hover img { transform: scale(1.05); }
  .similar__item::after {
    content: ""; position: absolute; inset: 0;
    background: linear-gradient(180deg, transparent 50%, rgba(0,0,0,0.6));
  }
  .similar__name {
    position: absolute;
    left: 24px; bottom: 22px; right: 24px;
    z-index: 2;
    color: #fff;
  }
  .similar__name .eyebrow {
    font-size: 9px;
    letter-spacing: 0.4em;
    text-transform: uppercase;
    margin-bottom: 8px;
    opacity: 0.85;
  }
  .similar__name .name {
    font-family: "Jost", serif;
    font-size: 28px;
    font-weight: 200;
    text-transform: uppercase;
    letter-spacing: 0.04em;
  }

  /* CTA strip — Browse Homes */
  .browse {
    background: var(--ink);
    color: #fff;
    padding: 100px 48px;
    text-align: center;
  }
  .browse h2 {
    font-family: "Jost", serif;
    font-weight: 200;
    font-size: clamp(36px, 4vw, 56px);
    text-transform: uppercase;
    letter-spacing: 0.04em;
    margin: 0 0 36px;
    color: #fff;
  }

  /* Responsive for neighborhood pages */
  @media (max-width: 1024px) {
    .editorial__body { columns: 1; max-width: 56ch; }
    .stats__grid { grid-template-columns: repeat(2, 1fr); gap: 36px; }
    .scores { grid-template-columns: repeat(3, 1fr); gap: 16px; }
    .notes__grid { grid-template-columns: 1fr; gap: 50px; }
    .notes__photo { max-width: 460px; }
    .similar__grid { grid-template-columns: repeat(2, 1fr); }
    .browse { padding: 80px 28px; }
  }
  @media (max-width: 720px) {
    .stats__grid { grid-template-columns: 1fr; gap: 30px; }
    .scores { grid-template-columns: 1fr; gap: 30px; }
    .similar__grid { grid-template-columns: 1fr; }
    .browse { padding: 70px 22px; }
  }

  /* ═══════════════════════════════════════════════════════════ */
  /* ═════════════ SLIDE-OUT MENU ═════════════════════════════ */
  /* ═══════════════════════════════════════════════════════════ */

  /* Burger animates into an X when active */
  .nav__burger span {
    transform-origin: center;
    transition: transform .35s cubic-bezier(.22,1,.36,1), opacity .25s;
  }
  body.menu-open .nav__burger span:nth-child(1) {
    transform: translateY(7.5px) rotate(45deg);
  }
  body.menu-open .nav__burger span:nth-child(2) {
    opacity: 0;
    transform: scaleX(0);
  }
  body.menu-open .nav__burger span:nth-child(3) {
    transform: translateY(-7.5px) rotate(-45deg);
  }

  /* Backdrop dims the page behind the menu */
  .menu-backdrop {
    position: fixed; inset: 0;
    background: rgba(10,10,10,0.5);
    backdrop-filter: blur(4px);
    -webkit-backdrop-filter: blur(4px);
    z-index: 90;
    opacity: 0;
    pointer-events: none;
    transition: opacity .5s cubic-bezier(.22,1,.36,1);
  }
  body.menu-open .menu-backdrop {
    opacity: 1;
    pointer-events: auto;
  }

  /* The drawer itself */
  .menu-drawer {
    position: fixed;
    top: 0; right: 0;
    width: min(480px, 100vw);
    height: 100vh;
    background: var(--bg);
    z-index: 95;
    transform: translateX(100%);
    transition: transform .65s cubic-bezier(.76,0,.24,1);
    display: flex; flex-direction: column;
    padding: 120px 56px 48px;
    overflow-y: auto;
  }
  body.menu-open .menu-drawer {
    transform: translateX(0);
  }

  .menu-drawer__list {
    display: flex; flex-direction: column;
    gap: 0;
    flex: 1;
    border-top: 1px solid var(--line);
    margin-top: 20px;
  }
  .menu-drawer__link {
    display: block;
    font-family: var(--sans);
    font-weight: 500;
    font-size: 16px;
    line-height: 1;
    letter-spacing: 0.18em;
    text-transform: uppercase;
    color: var(--ink);
    padding: 22px 0;
    text-align: center;
    border-bottom: 1px solid var(--line);
    transition: color .25s, background-color .25s;
    text-decoration: none;
  }
  .menu-drawer__link:hover {
    color: var(--ink-mute);
  }

  /* Stagger reveal for menu items when opened */
  .menu-drawer__link {
    opacity: 0;
    transform: translateY(12px);
    transition: opacity .5s cubic-bezier(.22,1,.36,1), transform .5s cubic-bezier(.22,1,.36,1), color .25s;
  }
  body.menu-open .menu-drawer__link {
    opacity: 1;
    transform: translateY(0);
  }
  body.menu-open .menu-drawer__link:nth-child(1) { transition-delay: .15s; }
  body.menu-open .menu-drawer__link:nth-child(2) { transition-delay: .20s; }
  body.menu-open .menu-drawer__link:nth-child(3) { transition-delay: .25s; }
  body.menu-open .menu-drawer__link:nth-child(4) { transition-delay: .30s; }
  body.menu-open .menu-drawer__link:nth-child(5) { transition-delay: .35s; }
  body.menu-open .menu-drawer__link:nth-child(6) { transition-delay: .40s; }
  body.menu-open .menu-drawer__link:nth-child(7) { transition-delay: .45s; }
  body.menu-open .menu-drawer__link:nth-child(8) { transition-delay: .50s; }

  .menu-drawer__foot {
    margin-top: 60px;
    padding-top: 40px;
    border-top: 1px solid var(--line);
    font-size: 11px;
    letter-spacing: 0.24em;
    text-transform: uppercase;
    color: var(--ink-mute);
    line-height: 2;
    text-align: center;
  }
  .menu-drawer__foot a { color: var(--ink); transition: opacity .25s; }
  .menu-drawer__foot a:hover { opacity: 0.6; }

  /* Burger needs to sit above the drawer when menu is open so the X is clickable */
  .nav__burger { position: relative; z-index: 100; }
  body.menu-open .nav { color: var(--ink); }
  body.menu-open .nav__brand { color: var(--ink); text-shadow: none; }

  /* Lock background scroll */
  body.menu-open { overflow: hidden; }

  @media (max-width: 720px) {
    .menu-drawer { padding: 100px 32px 40px; }
  }

  /* ═══════════════════════════════════════════════════════════ */
  /* ═════════════ TRACK RECORD (AWARD SECTION) ═══════════════ */
  /* ═══════════════════════════════════════════════════════════ */

  .track {
    background: var(--bg-warm);
    padding: 140px 48px;
  }
  .track__grid {
    display: grid;
    grid-template-columns: auto 1fr;
    gap: 70px;
    align-items: center;
    max-width: 1200px;
    margin: 0 auto;
  }
  .track__photo {
    max-width: 230px;
  }
  .track__photo img {
    width: 100%;
    height: auto;
    display: block;
  }
  .track__copy {
    display: flex;
    flex-direction: column;
    gap: 44px;
  }
  .track__line {
    font-family: "Jost", "Cormorant Garamond", serif;
    font-weight: 200;
    font-size: clamp(22px, 2.4vw, 36px);
    line-height: 1.25;
    letter-spacing: 0.06em;
    text-transform: uppercase;
    color: var(--ink);
    margin: 0;
  }

  @media (max-width: 1024px) {
    .track { padding: 100px 28px; }
    .track__grid { grid-template-columns: 1fr; gap: 50px; }
    .track__photo { max-width: 200px; margin: 0 auto; }
    .track__copy { text-align: center; align-items: center; gap: 32px; }
  }
  @media (max-width: 720px) {
    .track { padding: 80px 22px; }
    .track__photo { max-width: 240px; }
    .track__line { font-size: 20px; }
  }

  /* ═══════════════════════════════════════════════════════════ */
  /* ═════════════ GUIDE PAGES (STEP WALKTHROUGH) ══════════════ */
  /* ═══════════════════════════════════════════════════════════ */

  .guide {
    background: var(--bg);
    padding: 140px 48px 100px;
  }
  .guide__intro {
    max-width: 720px;
    margin: 0 auto 100px;
    text-align: center;
  }
  .guide__intro .section__label { justify-content: center; }
  .guide__intro h1 {
    font-family: "Cormorant Garamond", serif;
    font-weight: 300;
    font-size: clamp(48px, 6vw, 84px);
    line-height: 1;
    letter-spacing: -0.01em;
    margin: 0 0 28px;
  }
  .guide__intro h1 em { font-style: italic; }
  .guide__intro p {
    font-size: 17px;
    line-height: 1.75;
    color: var(--ink-soft);
    margin: 0;
  }

  .step {
    max-width: 1100px;
    margin: 0 auto 100px;
    display: grid;
    grid-template-columns: 5fr 6fr;
    gap: 80px;
    align-items: center;
  }
  .step:nth-of-type(even) { grid-template-columns: 6fr 5fr; }
  .step:nth-of-type(even) .step__photo { order: 2; }
  .step:nth-of-type(even) .step__copy { order: 1; }

  /* Phase container: wraps an intro + its beats */
  .phase {
    max-width: 1100px;
    margin: 0 auto 60px;
  }
  .phase__head {
    text-align: center;
    padding: 60px 0 40px;
    max-width: 680px;
    margin: 0 auto;
    border-top: 1px solid var(--line);
  }
  .phase:first-of-type .phase__head {
    border-top: 0;
    padding-top: 0;
  }
  .phase__label {
    font-size: 11px;
    letter-spacing: 0.32em;
    text-transform: uppercase;
    color: var(--ink-mute);
    margin-bottom: 20px;
    font-weight: 500;
  }
  .phase__title {
    font-family: "Cormorant Garamond", serif;
    font-weight: 300;
    font-style: italic;
    font-size: clamp(36px, 4.2vw, 58px);
    line-height: 1.1;
    letter-spacing: -0.005em;
    margin: 0 0 24px;
    color: var(--ink);
  }
  .phase__intro {
    font-size: 16.5px;
    line-height: 1.75;
    color: var(--ink-soft);
    margin: 0 0 70px;
  }
  .phase .step {
    margin-bottom: 80px;
  }
  .phase .step:last-child {
    margin-bottom: 0;
  }

  .step__photo {
    aspect-ratio: 4/3;
    overflow: hidden;
  }
  .step__photo img {
    width: 100%; height: 100%; object-fit: cover;
    transition: transform 1.2s cubic-bezier(.22,1,.36,1);
  }
  .step:hover .step__photo img { transform: scale(1.02); }

  .step__number {
    font-family: "Jost", sans-serif;
    font-weight: 200;
    font-size: 14px;
    letter-spacing: 0.3em;
    text-transform: uppercase;
    color: var(--ink-mute);
    margin-bottom: 18px;
  }
  .step__title {
    font-family: "Cormorant Garamond", serif;
    font-weight: 400;
    font-size: clamp(28px, 3vw, 42px);
    line-height: 1.15;
    letter-spacing: -0.005em;
    margin: 0 0 24px;
    color: var(--ink);
  }
  .step__body {
    font-size: 16px;
    line-height: 1.8;
    color: var(--ink-soft);
    margin: 0;
  }

  .guide__outro {
    text-align: center;
    max-width: 680px;
    margin: 120px auto 0;
    padding-top: 80px;
    border-top: 1px solid var(--line);
  }
  .guide__outro h2 {
    font-family: "Cormorant Garamond", serif;
    font-weight: 300;
    font-style: italic;
    font-size: clamp(32px, 3.6vw, 48px);
    line-height: 1.2;
    margin: 0 0 36px;
  }

  @media (max-width: 900px) {
    .guide { padding: 110px 28px 80px; }
    .step, .step:nth-of-type(even) { grid-template-columns: 1fr; gap: 40px; }
    .step:nth-of-type(even) .step__photo { order: unset; }
    .step:nth-of-type(even) .step__copy { order: unset; }
    .guide__intro { margin-bottom: 60px; }
    .guide__outro { margin-top: 80px; padding-top: 60px; }
  }

  /* ═══════════════════════════════════════════════════════════ */
  /* ═════════════ PROPERTIES PORTFOLIO PAGE ═══════════════════ */
  /* ═══════════════════════════════════════════════════════════ */

  .portfolio {
    background: var(--bg);
    padding: 140px 48px 100px;
  }
  .portfolio__head {
    max-width: 1200px;
    margin: 0 auto 80px;
    text-align: center;
  }
  .portfolio__head .section__label { justify-content: center; }
  .portfolio__head h1 {
    font-family: "Cormorant Garamond", serif;
    font-weight: 300;
    font-size: clamp(48px, 6vw, 84px);
    line-height: 1;
    letter-spacing: -0.01em;
    margin: 0 0 28px;
  }
  .portfolio__head h1 em { font-style: italic; }
  .portfolio__head p {
    font-size: 17px;
    line-height: 1.7;
    color: var(--ink-soft);
    margin: 0 auto;
    max-width: 56ch;
  }

  .portfolio__grid {
    max-width: 1280px;
    margin: 0 auto;
    display: grid;
    grid-template-columns: repeat(3, 1fr);
    gap: 36px 28px;
  }
  .listing {
    display: flex;
    flex-direction: column;
  }
  .listing__photo {
    aspect-ratio: 3/2;
    overflow: hidden;
    margin-bottom: 18px;
    position: relative;
    background: var(--line);
  }
  .listing__photo img {
    width: 100%; height: 100%; object-fit: cover;
    transition: transform 1.2s cubic-bezier(.22,1,.36,1);
  }
  .listing:hover .listing__photo img { transform: scale(1.05); }
  .listing__status {
    position: absolute; top: 14px; left: 14px;
    background: rgba(26,26,26,0.9);
    color: #f6f3ee;
    padding: 5px 14px;
    font-size: 10px;
    letter-spacing: 0.24em;
    text-transform: uppercase;
    font-weight: 500;
  }
  .listing__mls {
    font-size: 10px;
    letter-spacing: 0.24em;
    text-transform: uppercase;
    color: var(--ink-mute);
    margin-bottom: 8px;
    font-weight: 500;
  }
  .listing__price {
    font-family: "Cormorant Garamond", serif;
    font-weight: 400;
    font-size: 28px;
    line-height: 1;
    color: var(--ink);
    margin-bottom: 10px;
  }
  .listing__address {
    font-size: 14px;
    color: var(--ink);
    line-height: 1.5;
    margin-bottom: 14px;
  }
  .listing__specs {
    font-size: 11px;
    letter-spacing: 0.22em;
    text-transform: uppercase;
    color: var(--ink-mute);
    font-weight: 500;
    padding-top: 14px;
    border-top: 1px solid var(--line);
  }
  .listing__specs span + span::before {
    content: " · ";
    margin: 0 6px;
    color: var(--line);
  }

  @media (max-width: 1024px) {
    .portfolio { padding: 110px 28px 80px; }
    .portfolio__grid { grid-template-columns: repeat(2, 1fr); gap: 30px 24px; }
  }
  @media (max-width: 620px) {
    .portfolio__grid { grid-template-columns: 1fr; gap: 36px; }
  }

  /* ═══════════════════════════════════════════════════════════ */
  /* ═════════════ HOME VALUATION PAGE ═════════════════════════ */
  /* ═══════════════════════════════════════════════════════════ */
  /* Reuses .contact-page and .contact-form styles from contact.html */
  /* plus: a featured illustration above the form */
  .valuation-bullets {
    display: flex;
    gap: 32px;
    margin: 30px 0 40px;
    padding: 28px 0;
    border-top: 1px solid var(--line);
    border-bottom: 1px solid var(--line);
    flex-wrap: wrap;
  }
  .valuation-bullets li {
    list-style: none;
    font-size: 11px;
    letter-spacing: 0.24em;
    text-transform: uppercase;
    color: var(--ink);
    font-weight: 500;
    padding-left: 24px;
    position: relative;
  }
  .valuation-bullets li::before {
    content: "";
    position: absolute;
    left: 0; top: 50%;
    width: 14px; height: 1px;
    background: var(--ink);
  }
  .valuation-bullets ul {
    list-style: none;
    padding: 0;
    margin: 0;
  }