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65%);mix-blend-mode:screen;opacity:0;transition:opacity .35s var(--ease-out);position:absolute;inset:0}.listing:hover .listing-photo .spec{opacity:1}.listing-card:after{content:"";pointer-events:none;transition:box-shadow .45s var(--ease-out);position:absolute;inset:-1px;box-shadow:0 0 0 1px #c9a96100,0 30px 70px -30px #c9a96100,0 0 80px -20px #c9a96100}.listing:hover .listing-card:after{box-shadow:0 0 0 1px #c9a9612e,0 40px 80px -30px #c9a9614d,0 0 100px -10px #c9a96124}.status-pill{z-index:3;color:var(--gold);font-family:var(--mono);letter-spacing:.12em;text-transform:uppercase;-webkit-backdrop-filter:blur(6px);backdrop-filter:blur(6px);background:#0f0d0b99;border:1px solid #c9a96159;border-radius:999px;align-items:center;gap:8px;padding:6px 10px 6px 8px;font-size:10px;display:inline-flex;position:absolute;top:18px;left:18px;transform:translateZ(40px)}.status-pill:before{content:"";background:var(--gold);border-radius:50%;width:6px;height:6px}.status-pill.coming{color:var(--cream);border-color:var(--hairline-2)}.status-pill.coming:before{background:var(--cream);opacity:.6}.listing-id{z-index:3;color:var(--dimmer);font-family:var(--mono);letter-spacing:.14em;font-size:10px;position:absolute;top:18px;right:18px;transform:translateZ(40px)}.listing-body{padding:22px 28px 4px;transform:translateZ(20px)}.listing-body .addr{color:var(--dim);margin-bottom:12px}.listing-body .price{font-family:var(--serif);letter-spacing:-.01em;margin-bottom:14px;font-size:36px;font-style:italic;font-weight:300;line-height:1}.listing-body .specs{font-family:var(--mono);letter-spacing:.08em;color:var(--dim);text-transform:uppercase;align-items:center;gap:14px;font-size:11px;display:flex}.listing-body .specs span{align-items:center;gap:14px;display:inline-flex}.listing-body .specs .dot{background:var(--dimmer);border-radius:50%;width:3px;height:3px}.listing .more{font-family:var(--mono);letter-spacing:.14em;color:var(--dimmer);transition:color .35s var(--ease-out);align-items:center;margin-top:22px;font-size:10.5px;display:inline-flex;position:relative}.listing .more .label{padding-bottom:3px;position:relative}.listing .more .label:after{content:"";background:var(--gold);transform-origin:0;height:1px;transition:transform .4s var(--ease-out);position:absolute;bottom:0;left:0;right:0;transform:scaleX(0)}.listing .more .arrow{transition:transform .4s var(--ease-out);margin-left:8px;display:inline-block}.listing:hover .more{color:var(--gold)}.listing:hover .more .label:after{transform:scaleX(1)}.listing:hover .more .arrow{transform:translate(4px)}.listings-foot{color:var(--dim);font-family:var(--mono);letter-spacing:.1em;border-top:1px solid var(--hairline);justify-content:space-between;align-items:center;margin-top:96px;padding-top:28px;font-size:11px;display:flex}.listings-foot a{align-items:center;gap:10px;display:inline-flex}.modal-backdrop{-webkit-backdrop-filter:blur(8px);opacity:0;pointer-events:none;z-index:100;transition:opacity .6s var(--ease-out);background:#080706d9;position:fixed;inset:0}.modal-backdrop.open{opacity:1;pointer-events:auto}.modal{border:1px solid var(--hairline-2);z-index:101;opacity:0;pointer-events:none;width:min(1100px,100vw - 48px);max-height:calc(100vh - 80px);transition:opacity .6s var(--ease-out), transform .7s var(--ease-out);background:#14110e;grid-template-columns:1fr 1fr;display:grid;position:fixed;top:50%;left:50%;overflow:hidden;transform:translate(-50%,calc(60px - 50%))}.modal.open{opacity:1;pointer-events:auto;transform:translate(-50%,-50%)}@media (max-width:880px){.modal{grid-template-columns:1fr;width:calc(100vw - 24px);max-height:calc(100vh - 24px)}}.modal-photo{background:#000;min-height:480px;position:relative;overflow:hidden}.modal-photo img{object-fit:cover;width:100%;height:100%}.modal-photo:after{content:"";background:linear-gradient(#0f0d0b00 50%,#0f0d0bb3 100%);position:absolute;inset:0}.modal-photo .info{z-index:2;position:absolute;bottom:28px;left:28px;right:28px}.modal-photo .info .addr{color:var(--cream);margin-bottom:12px}.modal-photo .info .price{font-family:var(--serif);margin-bottom:16px;font-size:44px;font-style:italic;font-weight:300;line-height:1}.modal-photo .info .specs{font-family:var(--mono);letter-spacing:.08em;color:var(--cream);text-transform:uppercase;align-items:center;gap:14px;font-size:11px;display:flex}.modal-photo .info .specs .dot{background:var(--dim);border-radius:50%;width:3px;height:3px}.modal-photo .id{color:var(--cream);font-family:var(--mono);letter-spacing:.16em;z-index:2;opacity:.85;font-size:10.5px;position:absolute;top:24px;left:28px}.modal-form{flex-direction:column;padding:56px 52px;display:flex;position:relative;overflow-y:auto}.modal-close{border:1px solid var(--hairline);width:36px;height:36px;color:var(--dim);transition:color .3s var(--ease-out), border-color .3s var(--ease-out), transform .3s var(--ease-out);z-index:4;border-radius:50%;place-items:center;display:grid;position:absolute;top:22px;right:22px}.modal-close:hover{color:var(--cream);border-color:var(--cream);transform:rotate(90deg)}.form-eyebrow{color:var(--cream);font-family:var(--mono);letter-spacing:.14em;align-items:center;gap:10px;margin-bottom:28px;font-size:10.5px;display:inline-flex}.form-eyebrow .dot{background:#6ec483;border-radius:50%;width:7px;height:7px;animation:2.4s ease-in-out infinite pulse;box-shadow:0 0 12px #6ec48399}.form-eyebrow .sep{color:var(--dimmer)}.modal-form h3{font-family:var(--serif);letter-spacing:-.02em;margin-bottom:14px;font-size:38px;font-weight:300;line-height:1.05}.modal-form .subhead{font-family:var(--serif);color:var(--gold);margin-bottom:32px;font-size:18px;font-style:italic;font-weight:300}textarea.search{border:1px solid var(--hairline-2);width:100%;color:var(--cream);font-family:var(--sans);resize:vertical;min-height:140px;transition:border-color .3s var(--ease-out);background:0 0;padding:18px;font-size:15px;line-height:1.6}textarea.search:focus{border-color:var(--gold);outline:none}textarea.search::placeholder{color:var(--dimmer);font-style:italic}.submit-row{flex-wrap:wrap;justify-content:space-between;align-items:center;gap:20px;margin-top:24px;display:flex}.btn-submit{background:var(--cream);color:#0f0d0b;transition:transform .3s var(--ease-out), gap .3s var(--ease-out);border-radius:999px;align-items:center;gap:10px;padding:14px 24px;font-size:13.5px;font-weight:500;display:inline-flex}.btn-submit:hover{gap:16px;transform:translateY(-1px)}.btn-submit:disabled{opacity:.5;cursor:progress}.form-foot{color:var(--dim);border-top:1px solid var(--hairline);margin-top:32px;padding-top:24px;font-size:12px;line-height:1.55}.form-section.hidden{display:none}.response{flex-direction:column;gap:24px;display:none}.response.active{display:flex}.badge-row{flex-wrap:wrap;justify-content:space-between;align-items:center;gap:16px;display:flex}.lead-badge{font-family:var(--serif);letter-spacing:-.02em;font-size:56px;font-style:italic;font-weight:300;line-height:1}.lead-badge.hot{color:var(--gold)}.lead-badge.warm{color:var(--cream)}.lead-badge.cool{color:var(--dim)}.status-line{font-family:var(--mono);letter-spacing:.14em;color:var(--dim);align-items:center;gap:10px;font-size:11px;display:inline-flex}.status-line.ok{color:var(--gold)}.status-line .led{background:var(--gold);width:6px;height:6px;box-shadow:0 0 10px var(--gold);border-radius:50%}.metrics{border-top:1px solid var(--hairline);border-bottom:1px solid var(--hairline);grid-template-columns:repeat(3,1fr);display:grid}.metrics .m{border-right:1px solid var(--hairline);padding:18px 4px}.metrics .m:last-child{border-right:none}.metrics .m .l{color:var(--dim);margin-bottom:6px;font-size:10px;display:block}.metrics .m .v{font-family:var(--serif);font-size:22px;font-style:italic;font-weight:300}.reasoning{border:1px solid var(--hairline);background:#0d0b09;padding:18px 18px 20px}.reasoning .head{color:var(--dim);align-items:center;gap:10px;margin-bottom:12px;display:flex}.reasoning .head .led{background:var(--gold);border-radius:50%;width:6px;height:6px;animation:1.6s ease-in-out infinite pulse}.reasoning .text{font-family:var(--mono);color:var(--cream);white-space:pre-wrap;min-height:84px;font-size:12px;line-height:1.7}.reasoning .text .caret{background:var(--gold);vertical-align:-2px;width:7px;height:13px;margin-left:2px;animation:1s steps(2,end) infinite blink;display:inline-block}.reasoning .text.is-streaming:after{content:"";background:var(--gold);vertical-align:-2px;width:7px;height:13px;margin-left:2px;animation:1s steps(2,end) infinite blink;display:inline-block}.confirm-pill{color:#b6e2c1;font-family:var(--mono);letter-spacing:.1em;background:#6ec4830f;border:1px solid #6ec48359;border-radius:999px;align-self:flex-start;align-items:center;gap:10px;padding:10px 16px;font-size:11px;display:inline-flex}.confirm-pill .led{background:#6ec483;border-radius:50%;width:6px;height:6px;box-shadow:0 0 10px #6ec483}.approach-grid{border-top:1px solid var(--hairline);grid-template-columns:repeat(3,1fr);gap:0;display:grid}@media (max-width:900px){.approach-grid{grid-template-columns:1fr}}.approach-step{border-right:1px solid var(--hairline);border-bottom:1px solid var(--hairline);padding:56px 40px 56px 0}.approach-step:last-child{border-right:none}.approach-step:not(:last-child){padding-right:40px}.approach-step:not(:first-child){padding-left:40px}.approach-step .num{font-family:var(--mono);letter-spacing:.14em;color:var(--gold);align-items:center;gap:14px;margin-bottom:32px;font-size:11px;display:flex}.approach-step .num:after{content:"";background:var(--hairline);flex:1;height:1px}.approach-step h4{font-family:var(--serif);letter-spacing:-.02em;margin-bottom:16px;font-size:36px;font-weight:300;line-height:1.05}.approach-step h4 em{font-style:italic}.approach-step p{color:var(--dim);max-width:38ch;font-size:15.5px;line-height:1.7}#trust{padding-top:180px;padding-bottom:180px}.trust-grid{grid-template-columns:1.1fr 1fr;align-items:flex-start;gap:96px;display:grid}@media (max-width:900px){.trust-grid{grid-template-columns:1fr;gap:64px}}.stat-block .mono{color:var(--gold);margin-bottom:32px;display:block}.stat-block .figure{font-family:var(--serif);letter-spacing:-.03em;margin-bottom:28px;font-size:clamp(72px,10vw,156px);font-style:italic;font-weight:300;line-height:.95}.stat-block .figure span{display:block}.stat-block .sub{color:var(--dim);border-top:1px solid var(--hairline);max-width:32ch;padding-top:24px;font-size:16px;line-height:1.55}.trust-right{flex-direction:column;gap:56px;display:flex}.badges{flex-wrap:wrap;gap:12px;display:flex}.badge{border:1px solid var(--hairline-2);color:var(--dim);font-family:var(--mono);letter-spacing:.12em;text-transform:uppercase;border-radius:999px;align-items:center;gap:8px;padding:10px 16px;font-size:10.5px;display:inline-flex}.badge:before{content:"";background:var(--gold);border-radius:50%;width:5px;height:5px}.testimonials{flex-direction:column;gap:36px;display:flex}.testimonial{border-left:1px solid var(--hairline-2);padding-left:24px}.testimonial blockquote{font-family:var(--serif);color:var(--cream);letter-spacing:-.005em;margin-bottom:14px;font-size:22px;font-style:italic;font-weight:300;line-height:1.4}.testimonial cite{font-style:normal;font-family:var(--mono);letter-spacing:.14em;color:var(--dim);text-transform:uppercase;font-size:10.5px}.testimonial cite .who{color:var(--cream)}footer{border-top:1px solid var(--hairline);background:#0c0a08;padding:96px 0 48px}.footer-grid{grid-template-columns:1.4fr 1fr 1fr 1fr;gap:48px;margin-bottom:80px;display:grid}@media (max-width:900px){.footer-grid{grid-template-columns:1fr 1fr;gap:48px 32px}}@media (max-width:540px){.footer-grid{grid-template-columns:1fr}}.footer-col h5{font-family:var(--mono);letter-spacing:.14em;color:var(--dimmer);text-transform:uppercase;margin-bottom:20px;font-size:10.5px;font-weight:400}.footer-col p,.footer-col a{color:var(--dim);transition:color .3s var(--ease-out);font-size:14.5px;line-height:1.7;display:block}.footer-col a:hover{color:var(--cream)}.footer-brand .wordmark{font-family:var(--serif);color:var(--cream);margin-bottom:16px;font-size:32px;font-style:italic;font-weight:300;display:block}.footer-brand p{max-width:36ch}.fineprint{color:var(--dimmer);font-family:var(--mono);letter-spacing:.12em;text-transform:uppercase;border-top:1px solid var(--hairline);flex-wrap:wrap;justify-content:space-between;align-items:center;gap:16px;padding-top:32px;font-size:10.5px;display:flex}body.modal-open{overflow:hidden}@media (max-width:880px){.nav-links,.nav-right .phone{display:none}.nav{padding:10px 14px 10px 18px}.brand .est{display:none}.hero-overlay{padding-bottom:64px}section.block{padding:100px 0}.container{padding:0 24px}.approach-step{padding:40px 24px!important}}@property --tw-rotate-x{syntax:"*";inherits:false}@property --tw-rotate-y{syntax:"*";inherits:false}@property --tw-rotate-z{syntax:"*";inherits:false}@property --tw-skew-x{syntax:"*";inherits:false}@property --tw-skew-y{syntax:"*";inherits:false}