/* Grasso Brothers. Colors measured from their live site 2026-11-07: ink #232323 (footer/headings), paper #f7f7f7
   (section ground), logo black/white. Font: Poppins (the family their site loads). Photos carry the color. */
:root{--ink:#161616;--ink2:#232323;--paper:#fff;--paper2:#f7f7f7;--line:#dcdcdc;--muted:#5b5b5b;--muted-d:#a9a9a9;
--max:1180px;--gut:20px}
*{box-sizing:border-box;margin:0;padding:0}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
body{font-family:Poppins,system-ui,sans-serif;color:var(--ink);background:var(--paper);font-size:17px;line-height:1.6;font-weight:400}
img{max-width:100%;display:block}
a{color:inherit}
.wrap{max-width:var(--max);margin:0 auto;padding:0 var(--gut)}
.cap{font-size:13px;font-weight:600;letter-spacing:.32em;text-transform:uppercase}
h1,h2,h3{font-weight:600;line-height:1.12;letter-spacing:-.01em}
h2{font-size:clamp(30px,4.4vw,48px)}
h3{font-size:22px}
p{max-width:62ch}
.lede{font-size:19px;color:var(--muted)}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:10px;min-height:52px;padding:0 26px;border:2px solid var(--ink);
background:var(--ink);color:#fff;font:600 15px/1 Poppins,sans-serif;letter-spacing:.08em;text-transform:uppercase;text-decoration:none;cursor:pointer;transition:background .15s,color .15s}
.btn:hover{background:#fff;color:var(--ink)}
.btn.ghost{background:transparent;color:var(--ink)}
.btn.ghost:hover{background:var(--ink);color:#fff}
.btn.light{background:#fff;color:var(--ink);border-color:#fff}
.btn.light:hover{background:transparent;color:#fff}
.btn.line-light{background:transparent;color:#fff;border-color:#fff}
.btn.line-light:hover{background:#fff;color:var(--ink)}
.btn svg{width:18px;height:18px;flex:none}

/* header */
.top{position:sticky;top:0;z-index:40;background:#fff;border-bottom:1px solid var(--line)}
.top .wrap{display:flex;align-items:center;justify-content:space-between;height:72px;gap:16px}
.brand{display:flex;flex-direction:column;text-decoration:none;gap:3px}
.brand img{height:40px;width:auto}
.brand small{font-size:12px;font-weight:600;letter-spacing:.1em;text-transform:uppercase;color:var(--muted)}
.nav{display:flex;align-items:center;gap:26px}
.nav a{white-space:nowrap;text-decoration:none;font-size:14px;font-weight:500;letter-spacing:.06em;text-transform:uppercase}
.nav a:hover,.nav a[aria-current]{text-decoration:underline;text-underline-offset:6px}
.nav .call{border:2px solid var(--ink);padding:10px 16px;font-weight:600}
.nav .call:hover{background:var(--ink);color:#fff;text-decoration:none}
.menu-btn{display:none;background:none;border:0;width:48px;height:48px;cursor:pointer}
.menu-btn span{display:block;width:24px;height:2px;background:var(--ink);margin:5px auto}

/* hero */
.hero{position:relative;color:#fff;min-height:min(86vh,760px);display:flex;align-items:flex-end;background:#0b1530}
.hero>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 60%}
.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(5,9,22,.72) 0%,rgba(5,9,22,.35) 48%,rgba(5,9,22,0) 75%),linear-gradient(0deg,rgba(5,9,22,.55),rgba(5,9,22,0) 45%)}
.hero .wrap{position:relative;z-index:1;width:100%;padding-top:72px;padding-bottom:64px}
.hero h1{font-size:clamp(46px,8vw,96px);font-weight:600;letter-spacing:.02em;line-height:1}
.hero .cap{margin-bottom:18px;color:#fff}
.hero p{font-size:clamp(18px,2vw,22px);margin:20px 0 30px;max-width:30ch;color:#f1f1f1}
.hero .acts{display:flex;flex-wrap:wrap;gap:12px}
.hero .who{margin-top:28px;font-size:14px;letter-spacing:.06em;color:#e6e6e6}

/* bands */
.band{padding:96px 0}
.band.alt{background:var(--paper2)}
.band.dark{background:var(--ink2);color:#fff}
.band.dark .lede{color:#cfcfcf}
.head{margin-bottom:44px}
.head .cap{margin-bottom:14px;color:var(--muted)}
.dark .head .cap{color:#bdbdbd}
.head p{margin-top:16px}

/* selling: three plain columns split by rules, no boxes */
.ways{display:grid;grid-template-columns:repeat(3,1fr);border-top:2px solid var(--ink)}
.ways>div{padding:28px 28px 8px 0}
.ways>div+div{padding-left:28px;border-left:1px solid var(--line)}
.ways h3{margin-bottom:10px}
.ways p{color:var(--muted)}

/* split section with photo */
.split{display:grid;grid-template-columns:1.1fr 1fr;gap:64px;align-items:center}
.split.rev{grid-template-columns:1fr 1.1fr}
.split img{width:100%;aspect-ratio:4/3;object-fit:cover}
.split .acts{display:flex;flex-wrap:wrap;gap:12px;margin-top:28px}

/* communities */
.comms{display:grid;grid-template-columns:repeat(3,1fr);gap:4px}
.comm{position:relative;display:block;aspect-ratio:4/3;overflow:hidden;color:#fff;text-decoration:none;background:#222}
.comm img{width:100%;height:100%;object-fit:cover;transition:transform .5s}
.comm:hover img{transform:scale(1.04)}
.comm::after{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(0,0,0,.7),rgba(0,0,0,0) 55%)}
.comm span{position:absolute;left:20px;right:20px;bottom:18px;z-index:1}
.comm b{display:block;font-size:22px;font-weight:600;line-height:1.2}
.comm small{font-size:13px;letter-spacing:.14em;text-transform:uppercase;opacity:.92}
.comm .go{position:absolute;right:16px;top:16px;z-index:1;font-size:12px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;border:1px solid #fff;padding:7px 10px}

/* team */
.team{display:grid;grid-template-columns:1fr 1fr;gap:56px}
.agent{display:grid;grid-template-columns:200px 1fr;gap:28px;align-items:start}
.agent img{width:200px;aspect-ratio:325/425;object-fit:cover;filter:grayscale(.15)}
.agent h3{font-size:26px}
.agent .role{color:var(--muted);font-size:14px;letter-spacing:.12em;text-transform:uppercase;margin:4px 0 14px}
.agent p{color:var(--muted);font-size:16px}
.agent .acts{display:flex;flex-wrap:wrap;gap:10px;margin-top:18px}
.agent .btn{min-height:48px;padding:0 18px;font-size:13px}
.quote{font-size:clamp(22px,3vw,32px);font-weight:500;line-height:1.35;max-width:28ch}

/* form */
.formwrap{display:grid;grid-template-columns:1fr 1.25fr;gap:64px;align-items:start}
form.lead{display:grid;grid-template-columns:1fr 1fr;gap:18px 20px}
form.lead .full{grid-column:1/-1}
form.lead label{display:block;font-size:13px;font-weight:600;letter-spacing:.12em;text-transform:uppercase;margin-bottom:8px}
form.lead input,form.lead select,form.lead textarea{width:100%;font:400 17px/1.4 Poppins,sans-serif;color:var(--ink);background:#fff;border:1px solid #9a9a9a;border-radius:0;padding:14px;min-height:52px;-webkit-appearance:none;appearance:none}
form.lead select{background-image:linear-gradient(45deg,transparent 50%,#161616 50%),linear-gradient(135deg,#161616 50%,transparent 50%);background-position:calc(100% - 20px) 50%,calc(100% - 14px) 50%;background-size:6px 6px;background-repeat:no-repeat;padding-right:40px}
form.lead textarea{min-height:120px;resize:vertical}
form.lead input:focus,form.lead select:focus,form.lead textarea:focus{outline:2px solid var(--ink);outline-offset:1px}
.chips{display:flex;flex-wrap:wrap;gap:10px;position:relative}
.chips input{position:absolute;left:0;top:0;opacity:0;pointer-events:none;width:1px;height:1px;min-height:0;padding:0;margin:0;border:0;overflow:hidden;clip-path:inset(50%)}
.chips label{margin:0;border:1px solid #9a9a9a;padding:12px 18px;min-height:48px;display:inline-flex;align-items:center;cursor:pointer;font-size:14px;letter-spacing:.08em}
.chips input:checked+label{background:var(--ink);color:#fff;border-color:var(--ink)}
.chips input:focus-visible+label{outline:2px solid var(--ink);outline-offset:2px}
form.lead .btn{width:100%}
.formnote{font-size:14px;color:var(--muted)}
.dark .formnote{color:#c9c9c9}
.dark .lead .formnote{color:var(--muted)}
.contact-lines{list-style:none;margin-top:26px;display:grid;gap:14px}
.contact-lines a{text-decoration:none;font-weight:500;font-size:18px}
.contact-lines a:hover{text-decoration:underline}
.contact-lines small{display:block;font-size:13px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--muted)}
.dark .contact-lines small{color:#c9c9c9}

/* community page */
.cpage{display:grid;grid-template-columns:1.25fr 1fr;gap:48px;align-items:center;padding:56px 0;border-top:1px solid var(--line)}
.cpage:first-of-type{border-top:0}
.cpage:nth-of-type(even){grid-template-columns:1fr 1.25fr}
.cpage:nth-of-type(even) img{order:2}
.cpage img{width:100%;aspect-ratio:16/9;object-fit:cover}
.cpage .cap{color:var(--muted);margin-bottom:10px}
.cpage h2{font-size:clamp(28px,3.4vw,40px);margin-bottom:14px}
.cpage .acts{display:flex;flex-wrap:wrap;gap:10px;margin-top:22px}
.jump{display:flex;flex-wrap:wrap;gap:8px 18px;margin-top:20px}
.jump a{font-size:14px;font-weight:500;letter-spacing:.06em;text-decoration:none;border-bottom:1px solid var(--ink)}

/* page header */
.ph{padding:72px 0 40px;border-bottom:1px solid var(--line)}
.ph .cap{color:var(--muted);margin-bottom:14px}
.ph h1{font-size:clamp(38px,6vw,68px)}
.ph p{margin-top:16px}

/* map */
.map{width:100%;height:360px;border:0;filter:grayscale(1) contrast(1.05)}

/* footer */
footer{background:var(--ink2);color:#e9e9e9;padding:64px 0 120px}
footer .cols{display:grid;grid-template-columns:1.3fr 1fr 1fr;gap:40px}
footer img.flogo{height:46px;width:auto;margin-bottom:18px}
footer h4{font-size:12px;font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:var(--muted-d);margin-bottom:12px}
footer a{text-decoration:none}
footer a:hover{text-decoration:underline}
footer p,footer li{font-size:15px;list-style:none;line-height:1.9}
footer .broker{margin-top:14px;font-size:14px;color:#cfcfcf}
footer .marks{display:flex;align-items:center;gap:20px;margin-top:36px;padding-top:28px;border-top:1px solid #3a3a3a;flex-wrap:wrap}
footer .marks img{height:34px;width:auto;opacity:.9}
footer .marks img.lvr{height:40px;filter:grayscale(1) brightness(2.2)}
.footer-credit{--credit-color:var(--muted-d);color:var(--credit-color);font-size:.85rem;margin-top:22px}
.footer-credit a{display:inline-flex;align-items:center;text-decoration:none;color:inherit}
.blok-logo{display:inline-block;width:70px;height:14px;vertical-align:middle;position:relative;top:2px;background-color:currentColor;-webkit-mask:url(/img/8blok-credit.png) left center/contain no-repeat;mask:url(/img/8blok-credit.png) left center/contain no-repeat}
.footer-credit a:hover .blok-logo{background-color:#fff}


/* listings */
.head.row{display:flex;justify-content:space-between;align-items:flex-end;gap:20px;flex-wrap:wrap}
.more{font-size:14px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--ink);text-underline-offset:6px}
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:36px 28px}
.card{display:block;color:var(--ink);text-decoration:none}
.card .pic{position:relative;display:block;aspect-ratio:3/2;overflow:hidden;background:#e9e9e9}
.card .pic img{width:100%;height:100%;object-fit:cover;transition:transform .5s}
.card:hover .pic img{transform:scale(1.03)}
.card .nophoto,.gal .nophoto{display:flex;align-items:center;justify-content:center;height:100%;color:var(--muted);font-size:15px}
.badge{display:inline-block;background:#fff;color:var(--ink);font-size:12px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;padding:7px 11px;font-style:normal}
.card .badge{position:absolute;left:14px;top:14px}
.badge.s-sold{background:var(--ink);color:#fff}
.badge.s-pending{background:#5b5b5b;color:#fff}
.lst .badge{border:1px solid var(--ink)}
.lst .badge.s-sold,.lst .badge.s-pending{border-color:transparent}
.card .txt{display:block;padding-top:16px}
.card strong{display:block;font-size:24px;font-weight:600;line-height:1.2}
.card .txt>span{display:block;margin-top:6px;font-weight:500}
.card small{display:block;color:var(--muted);font-size:15px}
.card em{display:block;font-style:normal;margin-top:8px;font-size:15px}
.count{color:var(--muted);margin-bottom:22px;font-size:15px}
.empty{max-width:640px;padding:20px 0 40px}
.empty h2{font-size:clamp(28px,4vw,40px)}
.empty .lede{margin-top:14px}
.empty .acts{display:flex;gap:12px;flex-wrap:wrap;margin-top:26px}
.filters{display:grid;grid-template-columns:repeat(4,1fr) auto;gap:14px;margin-top:30px;align-items:end}
.filters label{display:block;font-size:13px;font-weight:600;letter-spacing:.12em;text-transform:uppercase;margin-bottom:8px}
.filters select{width:100%;font:400 17px/1.4 Poppins,sans-serif;color:var(--ink);background:#fff;border:1px solid #9a9a9a;border-radius:0;padding:12px 40px 12px 14px;min-height:52px;-webkit-appearance:none;appearance:none;
 background-image:linear-gradient(45deg,transparent 50%,#161616 50%),linear-gradient(135deg,#161616 50%,transparent 50%);background-position:calc(100% - 20px) 50%,calc(100% - 14px) 50%;background-size:6px 6px;background-repeat:no-repeat}
.filters select:focus{outline:2px solid var(--ink);outline-offset:1px}
.js .filters .go{display:none}
/* one home */
.gal{position:relative;background:#111}
.gal .track{display:flex;overflow-x:auto;scroll-snap-type:x mandatory;scrollbar-width:none;height:min(72vh,760px)}
.gal .track::-webkit-scrollbar{display:none}
.gal figure{flex:0 0 100%;scroll-snap-align:center;margin:0;height:100%}
.gal figure img{width:100%;height:100%;object-fit:contain}
.gal .gnav{position:absolute;top:50%;transform:translateY(-50%);width:52px;height:52px;border:0;background:rgba(255,255,255,.92);color:var(--ink);font-size:34px;line-height:1;cursor:pointer;display:flex;align-items:center;justify-content:center}
.gal .prev{left:16px}.gal .next{right:16px}
.gal .ctr{position:absolute;right:16px;bottom:14px;background:rgba(0,0,0,.65);color:#fff;font-size:14px;padding:6px 10px}
.lst{padding-top:48px}
.lst-main{display:grid;grid-template-columns:1fr 320px;gap:64px;align-items:start}
.lprice{font-size:clamp(34px,5vw,52px);font-weight:600;line-height:1.1;margin-top:18px}
.sold-on{color:var(--muted);margin-top:6px}
.laddr{font-size:clamp(22px,3vw,30px);font-weight:500;margin-top:14px;line-height:1.3}
.lcity{color:var(--muted)}
.facts{display:grid;grid-template-columns:repeat(auto-fill,minmax(150px,1fr));gap:0;margin:32px 0;border-top:1px solid var(--line)}
.facts div{padding:16px 0;border-bottom:1px solid var(--line)}
.facts dt{font-size:13px;font-weight:600;letter-spacing:.12em;text-transform:uppercase;color:var(--muted)}
.facts dd{margin:4px 0 0;font-size:20px;font-weight:500}
.facts a{color:var(--ink)}
.ldesc p{margin-bottom:16px;max-width:68ch}
.lside{position:sticky;top:96px;display:grid;gap:12px;border:1px solid var(--line);padding:26px}
.lside .cap{color:var(--muted)}
.lagent{font-size:20px;font-weight:600;margin-bottom:4px}
.lbroker{font-size:15px;font-weight:500;margin-bottom:12px}
.lside .btn{width:100%}

/* phone sticky bar */
.sticky{display:none}

/* small screens */
@media (max-width:1100px){
 .nav{display:none;position:absolute;top:72px;left:0;right:0;background:#fff;flex-direction:column;align-items:stretch;gap:0;border-bottom:1px solid var(--line);padding:8px var(--gut) 20px}
 .nav.open{display:flex}
 .nav a{padding:16px 0;border-bottom:1px solid var(--line);font-size:16px}
 .nav .call{margin-top:14px;text-align:center;border-bottom:2px solid var(--ink)}
 .menu-btn{display:block}
}
@media (max-width:980px){
 .split,.split.rev,.formwrap,.cpage,.cpage:nth-of-type(even){grid-template-columns:1fr;gap:32px}
 .cpage:nth-of-type(even) img{order:0}
 .team{grid-template-columns:1fr;gap:48px}
 .comms{grid-template-columns:1fr 1fr}
 footer .cols{grid-template-columns:1fr 1fr}
 .cards{grid-template-columns:1fr 1fr}
 .filters{grid-template-columns:1fr 1fr}
 .lst-main{grid-template-columns:1fr;gap:36px}
 .lside{position:static}
}
@media (max-width:640px){
 body{font-size:17px}
 .band{padding:64px 0}
 .top .wrap{height:64px}
 .brand img{height:32px}
 .brand small{font-size:12px;letter-spacing:.02em}
 .nav{top:64px}
 .hero{min-height:calc(100svh - 64px - 66px);align-items:flex-end}
 .hero>img{object-position:28% 60%}
 .hero::after{background:linear-gradient(0deg,rgba(5,9,22,.88) 0%,rgba(5,9,22,.55) 50%,rgba(5,9,22,.15) 100%)}
 .hero .wrap{padding-top:40px;padding-bottom:30px}
 .hero p{margin:14px 0 22px}
 .hero .acts .btn{flex:1 1 100%}
 .hero .who{margin-top:18px;font-size:13px}
 .ways{grid-template-columns:1fr}
 .ways>div,.ways>div+div{padding:22px 0;border-left:0;border-bottom:1px solid var(--line)}
 .comms{grid-template-columns:1fr}
 .agent{grid-template-columns:120px 1fr;gap:18px}
 .agent img{width:120px}
 .agent .acts{grid-column:1/-1}
 .agent .acts .btn{flex:1 1 auto}
 form.lead{grid-template-columns:1fr}
 footer .cols{grid-template-columns:1fr}
 .ph{padding:48px 0 32px}
 .cards{grid-template-columns:1fr}
 .gal .track{height:auto;aspect-ratio:4/3}
 .gal .gnav{display:none}
 .sticky{display:grid;grid-template-columns:1fr 1fr 1.25fr;position:fixed;left:0;right:0;bottom:0;z-index:50;background:var(--ink);border-top:1px solid #000;padding-bottom:env(safe-area-inset-bottom)}
 .sticky a{display:flex;align-items:center;justify-content:center;gap:8px;min-height:62px;color:#fff;text-decoration:none;font-size:13px;font-weight:600;letter-spacing:.1em;text-transform:uppercase}
 .sticky a+a{border-left:1px solid #3a3a3a}
 .sticky a.main{background:#fff;color:var(--ink)}
 .sticky svg{width:18px;height:18px}
}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}.comm img,.card .pic img{transition:none}}
/* compare page only (Protocol 26): both sites one tap away, their site first */
.sitebar{position:sticky;top:0;z-index:60;display:flex;gap:8px;justify-content:center;padding:8px 12px;background:var(--ink);border-bottom:1px solid #000}
.sitebar a{flex:1;max-width:240px;display:inline-flex;align-items:center;justify-content:center;min-height:44px;font-weight:600;font-size:15px;text-decoration:none;color:#fff}
.sitebar .sb-old{border:2px solid #fff}
.sitebar .sb-new{background:#fff;color:var(--ink)}
.cpage figure{margin:0}
.needs{background:var(--paper2);padding:64px 0;border-top:1px solid var(--line)}
.needs h2{font-size:clamp(28px,3.4vw,40px);margin-bottom:12px}
.needs h3{font-size:20px;margin:32px 0 12px}
.needs ol{padding-left:24px;display:grid;gap:14px}
.needs li{font-weight:600}
.needs .why{font-weight:400;color:var(--muted);font-size:15px}
.needs .acts{display:flex;flex-wrap:wrap;gap:10px;margin-top:32px}
.needs .small{font-size:14px;color:var(--muted);margin-top:12px}

@media(max-width:760px){.cpage .side.new{margin-top:26px}}