:root {
  --bg: #090909;
  --panel: #121212;
  --panel-soft: #1b1b1b;
  --ink: #ffffff;
  --muted: rgba(255, 255, 255, 0.72);
  --quiet: rgba(255, 255, 255, 0.52);
  --line: rgba(255, 255, 255, 0.18);
  --cream: #f4f1eb;
  --dark: #111111;
  --warm: #d9d0c2;
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  background: var(--bg);
  color: var(--ink);
  font-family: Futura, "Futura PT", "Avenir Next", Avenir, Helvetica, Arial, sans-serif;
  overflow-x: hidden;
}

body::selection {
  background: var(--cream);
  color: var(--dark);
}

a {
  color: inherit;
}

img {
  display: block;
  max-width: 100%;
}

.site {
  min-height: 100vh;
  background:
    linear-gradient(135deg, rgba(255, 255, 255, 0.04), rgba(255, 255, 255, 0) 42%),
    var(--bg);
}

.nav {
  position: absolute;
  z-index: 5;
  top: 0;
  left: 0;
  right: 0;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 32px;
  padding: 32px 56px;
  color: var(--ink);
}

.nav--static {
  position: relative;
  border-bottom: 1px solid var(--line);
  background: rgba(9, 9, 9, 0.96);
}

.brand {
  font-size: 18px;
  font-weight: 400;
  letter-spacing: 0.22em;
  text-decoration: none;
  text-transform: uppercase;
  white-space: nowrap;
}

.nav__links {
  display: flex;
  align-items: center;
  gap: 24px;
}

.nav__links a {
  color: rgba(255, 255, 255, 0.82);
  font-size: 13px;
  letter-spacing: 0.16em;
  text-decoration: none;
  text-transform: uppercase;
}

.nav__links a:hover,
.nav__links a:focus {
  color: var(--ink);
}

.hero {
  min-height: 760px;
  display: flex;
  align-items: flex-end;
  background:
    linear-gradient(90deg, rgba(0, 0, 0, 0.76), rgba(0, 0, 0, 0.54) 50%, rgba(0, 0, 0, 0.18)),
    var(--hero-image) center center / cover no-repeat;
}

.hero--home {
  --hero-image: url("https://images.unsplash.com/photo-1600607688969-a5bfcd646154?auto=format&fit=crop&w=2200&q=80");
}

.hero--contact {
  min-height: 560px;
  --hero-image: url("https://images.unsplash.com/photo-1600607687920-4e2a09cf159d?auto=format&fit=crop&w=2200&q=80");
}

.hero--sales {
  min-height: 560px;
  --hero-image: url("https://images.unsplash.com/photo-1600566753190-17f0baa2a6c3?auto=format&fit=crop&w=2200&q=80");
}

.market-page {
  background: #f5f2ed;
  color: #18211f;
}

.market-hero {
  min-height: 650px;
  display: flex;
  align-items: flex-end;
  background:
    linear-gradient(180deg, rgba(10, 18, 17, 0.56), rgba(10, 18, 17, 0.4) 58%, rgba(245, 242, 237, 0.98) 100%),
    linear-gradient(90deg, rgba(5, 9, 8, 0.84), rgba(5, 9, 8, 0.45) 58%, rgba(5, 9, 8, 0.12)),
    url("/assets/11108-summertime-thumbnail.jpg") center 42% / cover no-repeat;
}

.market-hero__inner,
.market-section,
.market-stat-strip,
.market-note,
.market-cta {
  width: min(100% - 112px, 1180px);
  margin: 0 auto;
}

.market-hero__inner {
  padding: 146px 0 122px;
}

.market-kicker {
  position: relative;
  margin: 0 0 26px 44px;
  color: rgba(255, 255, 255, 0.84);
  font-size: 12px;
  font-weight: 700;
  letter-spacing: 0.14em;
  line-height: 1.3;
  text-transform: uppercase;
}

.market-kicker::before {
  content: "";
  position: absolute;
  top: 50%;
  left: -44px;
  width: 28px;
  height: 1px;
  background: #d5a33d;
}

.market-hero h1,
.market-section h2,
.market-cta h2 {
  margin: 0;
  font-family: Georgia, "Times New Roman", serif;
  font-weight: 700;
  letter-spacing: 0;
}

.market-hero h1 {
  max-width: 720px;
  color: #fff;
  font-size: clamp(56px, 7.4vw, 92px);
  line-height: 0.86;
}

.market-hero p {
  max-width: 590px;
  margin: 34px 0 0;
  color: rgba(255, 255, 255, 0.92);
  font-size: 18px;
  line-height: 1.55;
}

.market-pill {
  display: inline-flex;
  align-items: center;
  min-height: 48px;
  margin-top: 30px;
  padding: 0 26px;
  border-radius: 999px;
  background: #fff;
  color: #17201d;
  font-size: 13px;
  font-weight: 800;
  text-decoration: none;
}

.market-stat-strip {
  position: relative;
  z-index: 2;
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  margin-top: -76px;
  background: #fff;
  box-shadow: 0 22px 60px rgba(34, 41, 37, 0.13);
}

.market-stat-strip div {
  min-height: 148px;
  padding: 30px 28px;
  border-left: 1px solid rgba(24, 33, 31, 0.16);
}

.market-stat-strip div:first-child {
  border-left: 0;
}

.market-stat-strip strong {
  display: block;
  color: #1f644f;
  font-size: clamp(28px, 3vw, 34px);
  line-height: 1;
}

.market-stat-strip span {
  display: block;
  margin-top: 14px;
  color: rgba(24, 33, 31, 0.66);
  font-size: 13px;
  line-height: 1.45;
}

.market-section {
  padding: 86px 0 0;
}

.market-intro {
  display: grid;
  grid-template-columns: minmax(0, 1.15fr) minmax(320px, 0.85fr);
  gap: 80px;
  align-items: start;
}

.market-section h2 {
  color: #171b1a;
  font-size: clamp(42px, 5.4vw, 62px);
  line-height: 0.98;
}

.market-section p,
.market-card li {
  color: rgba(24, 33, 31, 0.72);
  font-size: 16px;
  line-height: 1.7;
}

.market-card-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 22px;
  padding-top: 34px;
}

.market-card,
.market-sale-notes article {
  border: 1px solid rgba(24, 33, 31, 0.2);
  border-radius: 6px;
  background: rgba(255, 255, 255, 0.52);
}

.market-card {
  min-height: 240px;
  padding: 28px;
}

.market-card span {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  width: 30px;
  height: 30px;
  margin-bottom: 24px;
  border-radius: 50%;
  background: #d8eadf;
  color: #2b6a55;
  font-size: 12px;
  font-weight: 800;
}

.market-card h3,
.market-sale-notes h3 {
  margin: 0 0 14px;
  color: #18211f;
  font-size: 19px;
  line-height: 1.25;
}

.market-card p,
.market-sale-notes p,
.market-note p,
.market-cta p {
  margin: 0;
}

.market-takeaway {
  display: grid;
  grid-template-columns: minmax(0, 1.45fr) minmax(320px, 0.88fr);
  gap: 22px;
  padding-top: 150px;
}

.market-takeaway__main {
  min-height: 520px;
  padding: 48px 42px;
  border-radius: 6px;
  background: #192221;
  color: #fff;
}

.market-takeaway__main h2 {
  max-width: 580px;
  color: #fff;
}

.market-takeaway__main p {
  max-width: 720px;
  margin-top: 26px;
  color: rgba(255, 255, 255, 0.82);
}

.market-takeaway__main ul {
  display: grid;
  gap: 16px;
  margin: 30px 0 0;
  padding: 0;
  list-style: none;
}

.market-takeaway__main li {
  position: relative;
  padding-left: 24px;
  color: rgba(255, 255, 255, 0.86);
  font-size: 14px;
  line-height: 1.55;
}

.market-takeaway__main li::before {
  content: "";
  position: absolute;
  top: 0.72em;
  left: 0;
  width: 7px;
  height: 7px;
  border-radius: 50%;
  background: #d8a94e;
}

.market-sale-notes {
  display: grid;
  gap: 16px;
}

.market-sale-notes article {
  padding: 28px;
  background: #fff;
}

.market-sale-notes article div {
  display: flex;
  flex-wrap: wrap;
  gap: 8px;
  margin-bottom: 20px;
}

.market-sale-notes article span {
  display: inline-flex;
  align-items: center;
  min-height: 22px;
  padding: 0 10px;
  border-radius: 999px;
  background: #f4e4bd;
  color: #8a6720;
  font-size: 10px;
  font-weight: 800;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.market-sale-notes article span + span {
  background: #d8eadf;
  color: #226048;
}

.market-sale-notes p {
  color: rgba(24, 33, 31, 0.72);
  font-size: 14px;
  line-height: 1.6;
}

.market-note {
  margin-top: 26px;
  padding: 22px 28px;
  border-left: 3px solid #bb5d36;
  border-radius: 0 6px 6px 0;
  background: #fff0e9;
}

.market-note p {
  color: rgba(87, 42, 26, 0.8);
  font-size: 13px;
  line-height: 1.55;
}

.market-cta {
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(270px, 0.38fr);
  gap: 72px;
  align-items: center;
  margin-top: 86px;
  margin-bottom: 82px;
  padding: 58px 54px;
  border-radius: 6px;
  background: linear-gradient(135deg, #1f624f, #2d6579);
}

.market-cta h2 {
  max-width: 640px;
  color: #fff;
  font-size: clamp(38px, 5vw, 58px);
  line-height: 0.98;
}

.market-cta p {
  max-width: 760px;
  margin-top: 24px;
  color: rgba(255, 255, 255, 0.9);
  font-size: 16px;
  line-height: 1.65;
}

.market-contact-card {
  padding: 30px;
  border: 1px solid rgba(255, 255, 255, 0.58);
  border-radius: 5px;
  color: #fff;
}

.market-contact-card strong,
.market-contact-card span,
.market-contact-card a {
  display: block;
}

.market-contact-card strong {
  margin-bottom: 10px;
  font-size: 16px;
}

.market-contact-card span,
.market-contact-card a {
  margin-top: 10px;
  color: rgba(255, 255, 255, 0.92);
  font-size: 13px;
  line-height: 1.4;
  text-decoration: none;
}

.hero__inner {
  width: 100%;
  max-width: 1180px;
  margin: 0 auto;
  padding: 144px 56px 88px;
}

.eyebrow {
  margin: 0 0 18px;
  color: rgba(255, 255, 255, 0.68);
  font-size: 13px;
  line-height: 1.3;
  letter-spacing: 0.2em;
  text-transform: uppercase;
}

.hero h1,
.page-title {
  max-width: 980px;
  margin: 0;
  font-size: clamp(56px, 8vw, 112px);
  font-weight: 300;
  line-height: 0.95;
  letter-spacing: 0;
}

.hero p,
.lead {
  max-width: 790px;
  margin: 30px 0 0;
  color: rgba(255, 255, 255, 0.9);
  font-size: clamp(20px, 2.2vw, 28px);
  font-weight: 300;
  line-height: 1.42;
}

.actions {
  display: flex;
  flex-wrap: wrap;
  gap: 14px;
  margin-top: 38px;
}

.button {
  min-height: 48px;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  padding: 14px 22px;
  border: 1px solid var(--ink);
  color: var(--ink);
  font-size: 14px;
  font-weight: 500;
  line-height: 1;
  letter-spacing: 0.08em;
  text-decoration: none;
  text-transform: uppercase;
  transition: background-color 160ms ease, color 160ms ease, border-color 160ms ease;
}

.button--primary {
  background: var(--ink);
  color: var(--dark);
}

.button--secondary {
  background: transparent;
  color: var(--ink);
}

.button:hover,
.button:focus {
  background: rgba(255, 255, 255, 0.84);
  border-color: rgba(255, 255, 255, 0.84);
  color: var(--dark);
}

.proof {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
  background: rgba(18, 18, 18, 0.92);
}

.proof span {
  min-height: 78px;
  display: flex;
  align-items: center;
  justify-content: center;
  padding: 18px;
  border-left: 1px solid var(--line);
  color: rgba(255, 255, 255, 0.84);
  font-size: 12px;
  line-height: 1.3;
  letter-spacing: 0.14em;
  text-align: center;
  text-transform: uppercase;
}

.proof span:first-child {
  border-left: 0;
}

.section {
  max-width: 1180px;
  margin: 0 auto;
  padding: 92px 56px;
}

.grid {
  display: grid;
  grid-template-columns: minmax(300px, 0.85fr) minmax(420px, 1.15fr);
  gap: 72px;
  align-items: start;
}

.founder-grid {
  display: grid;
  grid-template-columns: minmax(320px, 1fr) minmax(300px, 0.68fr);
  gap: 72px;
  align-items: stretch;
}

.founder-copy {
  display: grid;
  grid-template-columns: minmax(220px, 0.72fr) minmax(320px, 1.1fr);
  gap: 54px;
  align-items: start;
}

.founder-photo {
  min-height: 480px;
  height: 100%;
  overflow: hidden;
}

.founder-photo img {
  width: 100%;
  height: 100%;
  min-height: 480px;
  object-fit: cover;
  object-position: 54% 36%;
  filter: grayscale(18%) saturate(0.82) contrast(1.08) brightness(0.94);
}

.section h2 {
  margin: 0;
  color: var(--ink);
  font-size: clamp(38px, 5vw, 68px);
  font-weight: 300;
  line-height: 1;
  letter-spacing: 0;
}

.section p {
  margin: 0;
  color: var(--muted);
  font-size: 18px;
  font-weight: 300;
  line-height: 1.75;
}

.section p + p {
  margin-top: 22px;
}

.card-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1px;
  background: var(--line);
  border: 1px solid var(--line);
}

.card {
  min-height: 280px;
  padding: 30px;
  background: var(--panel);
}

.card h3 {
  margin: 0 0 18px;
  color: var(--ink);
  font-size: 24px;
  font-weight: 300;
  line-height: 1.15;
}

.card p {
  margin: 0;
  color: var(--muted);
  font-size: 16px;
  font-weight: 300;
  line-height: 1.65;
}

.callout {
  background: var(--cream);
  color: var(--dark);
}

.callout__inner {
  max-width: 1180px;
  margin: 0 auto;
  padding: 62px 56px;
}

.callout p {
  max-width: 980px;
  margin: 0;
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(30px, 4.3vw, 58px);
  line-height: 1.08;
  letter-spacing: 0;
}

.sales-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1px;
  background: var(--line);
  border: 1px solid var(--line);
}

.neighborhood-grid {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 1px;
  background: var(--line);
  border: 1px solid var(--line);
}

.sale,
.neighborhood-link {
  min-height: 230px;
  padding: 28px;
  background: var(--panel);
  text-decoration: none;
}

.neighborhood-link {
  min-height: 320px;
  position: relative;
  display: flex;
  flex-direction: column;
  justify-content: flex-end;
  overflow: hidden;
  isolation: isolate;
  background: var(--panel);
}

.neighborhood-link::before {
  content: "";
  position: absolute;
  inset: 0;
  z-index: 0;
  background: var(--neighborhood-image) var(--neighborhood-position, center center) / cover no-repeat;
  filter: grayscale(18%) saturate(0.78) contrast(1.08) brightness(0.72);
  transform: scale(1.02);
  transition: filter 180ms ease, transform 220ms ease;
}

.neighborhood-link::after {
  content: "";
  position: absolute;
  inset: 0;
  z-index: 1;
  background:
    linear-gradient(180deg, rgba(0, 0, 0, 0.08), rgba(0, 0, 0, 0.78)),
    linear-gradient(90deg, rgba(0, 0, 0, 0.64), rgba(0, 0, 0, 0.18));
}

.neighborhood-link:hover::before,
.neighborhood-link:focus::before {
  filter: grayscale(8%) saturate(0.92) contrast(1.12) brightness(0.82);
  transform: scale(1.06);
}

.neighborhood-link:hover h3,
.neighborhood-link:focus h3,
.neighborhood-link:hover p,
.neighborhood-link:focus p {
  transform: translateY(-3px);
}

.sale {
  padding: 0;
  overflow: hidden;
}

.sale__image {
  width: 100%;
  aspect-ratio: 16 / 10;
  object-fit: cover;
  border-bottom: 1px solid var(--line);
  filter: saturate(0.86) contrast(1.02);
}

.sale__content {
  padding: 24px 28px 28px;
}

.sale__address,
.neighborhood-link h3 {
  margin: 0 0 16px;
  color: var(--ink);
  font-size: 24px;
  font-weight: 300;
  line-height: 1.15;
  position: relative;
  z-index: 2;
  transition: transform 180ms ease;
}

.sale__meta,
.neighborhood-link p {
  margin: 0;
  color: var(--muted);
  font-size: 16px;
  font-weight: 300;
  line-height: 1.55;
  position: relative;
  z-index: 2;
  transition: transform 180ms ease;
}

.neighborhood-link p {
  max-width: 520px;
  color: rgba(255, 255, 255, 0.78);
}

.sale__price {
  margin-top: 24px;
  color: var(--ink);
  font-size: 20px;
}

.testimonial-band {
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
  background:
    linear-gradient(90deg, rgba(244, 241, 235, 0.08), rgba(244, 241, 235, 0) 36%),
    #050505;
}

.testimonial-band__inner {
  max-width: 1180px;
  margin: 0 auto;
  padding: 104px 56px;
  display: grid;
  grid-template-columns: minmax(0, 0.9fr) minmax(280px, 0.34fr);
  gap: 72px;
  align-items: center;
}

.testimonial-band__quote {
  position: relative;
  padding-left: 34px;
  border-left: 1px solid rgba(244, 241, 235, 0.42);
}

.testimonial-band__quote::before {
  content: "“";
  position: absolute;
  top: 16px;
  left: 28px;
  color: rgba(244, 241, 235, 0.13);
  font-family: Georgia, "Times New Roman", serif;
  font-size: 220px;
  line-height: 0.5;
  pointer-events: none;
}

.testimonial-band__quote .eyebrow {
  margin-bottom: 32px;
  color: rgba(244, 241, 235, 0.66);
}

.testimonial-band blockquote {
  position: relative;
  max-width: 860px;
  margin: 0;
  color: rgba(255, 255, 255, 0.94);
  font-size: clamp(34px, 4.6vw, 62px);
  font-weight: 300;
  line-height: 1.08;
  text-align: left;
}

.testimonial-band__quote cite {
  display: block;
  margin: 42px 0 0;
  color: rgba(244, 241, 235, 0.8);
  font-size: clamp(22px, 2.6vw, 34px);
  font-style: italic;
  font-weight: 300;
  line-height: 1.2;
  text-align: left;
}

.testimonial-band__action {
  padding: 28px 0 0;
  border-top: 1px solid rgba(244, 241, 235, 0.34);
}

.testimonial-band__action span {
  display: block;
  margin-bottom: 16px;
  color: rgba(244, 241, 235, 0.58);
  font-size: 12px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
}

.testimonial-band__action p {
  margin: 0;
  color: rgba(255, 255, 255, 0.84);
  font-size: 22px;
  font-weight: 300;
  line-height: 1.35;
}

.testimonial-band__action .button {
  margin-top: 28px;
}

.contact-band {
  border-top: 1px solid var(--line);
}

.contact-band__inner {
  max-width: 1180px;
  margin: 0 auto;
  padding: 60px 56px 92px;
  display: grid;
  grid-template-columns: minmax(420px, 1fr) minmax(320px, 0.75fr);
  gap: 72px;
  align-items: start;
}

.contact-band h2 {
  max-width: 760px;
  margin: 0;
  font-size: clamp(42px, 6vw, 82px);
  font-weight: 300;
  line-height: 0.98;
}

.contact-band p {
  max-width: 720px;
  margin: 28px 0 0;
  color: rgba(255, 255, 255, 0.82);
  font-size: 20px;
  line-height: 1.55;
  font-weight: 300;
}

.contact-form {
  display: grid;
  gap: 18px;
  max-width: 720px;
  margin-top: 38px;
}

.contact-form__field {
  display: grid;
  gap: 10px;
}

.contact-form label {
  color: rgba(255, 255, 255, 0.68);
  font-size: 12px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
}

.contact-form input,
.contact-form textarea {
  width: 100%;
  border: 1px solid rgba(255, 255, 255, 0.24);
  border-radius: 0;
  background: rgba(255, 255, 255, 0.06);
  color: var(--ink);
  font: inherit;
  font-size: 17px;
  line-height: 1.4;
  padding: 16px 18px;
  outline: none;
}

.contact-form textarea {
  resize: vertical;
  min-height: 180px;
}

.contact-form input:focus,
.contact-form textarea:focus {
  border-color: rgba(255, 255, 255, 0.72);
  background: rgba(255, 255, 255, 0.09);
}

.contact-form__trap {
  position: absolute;
  left: -9999px;
  width: 1px;
  height: 1px;
  overflow: hidden;
}

.contact-form .button {
  justify-self: start;
  margin-top: 6px;
  cursor: pointer;
}

.form-status {
  display: none;
  max-width: 720px;
  margin-top: 30px;
  padding: 16px 18px;
  border: 1px solid rgba(255, 255, 255, 0.24);
  color: rgba(255, 255, 255, 0.88);
  font-size: 16px;
  line-height: 1.45;
}

.contact-band:has(.contact-form) {
  scroll-margin-top: 32px;
}

.form-status.is-visible {
  display: block;
}

.contact-details {
  border-top: 1px solid var(--line);
}

.contact-details a,
.contact-details div {
  display: block;
  padding: 22px 0;
  border-bottom: 1px solid var(--line);
  color: rgba(255, 255, 255, 0.88);
  font-size: 18px;
  line-height: 1.4;
  text-decoration: none;
}

.contact-details span {
  display: block;
  margin-bottom: 8px;
  color: rgba(255, 255, 255, 0.52);
  font-size: 12px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
}

.policy-page {
  background:
    linear-gradient(180deg, rgba(22, 48, 43, 0.42), rgba(5, 5, 5, 0) 38%),
    var(--bg);
}

.policy-hero {
  min-height: 680px;
  display: flex;
  align-items: end;
  border-bottom: 1px solid var(--line);
  background:
    linear-gradient(90deg, rgba(5, 5, 5, 0.96), rgba(5, 5, 5, 0.72) 46%, rgba(5, 5, 5, 0.28)),
    linear-gradient(0deg, rgba(5, 5, 5, 0.92), rgba(5, 5, 5, 0) 48%),
    url("https://images.unsplash.com/photo-1631473121056-34bbec0dfb3b?auto=format&fit=crop&w=2200&q=80") center center / cover no-repeat;
}

.palisades-hero {
  background:
    linear-gradient(90deg, rgba(5, 5, 5, 0.96), rgba(5, 5, 5, 0.7) 46%, rgba(5, 5, 5, 0.22)),
    linear-gradient(0deg, rgba(5, 5, 5, 0.9), rgba(5, 5, 5, 0) 48%),
    url("/assets/palisades-village-reopening-hero.avif") center center / cover no-repeat;
}

.policy-hero__inner {
  width: 100%;
  max-width: 1180px;
  margin: 0 auto;
  padding: 148px 56px 82px;
}

.policy-hero h1 {
  max-width: 920px;
  margin: 0;
  color: #fff;
  font-size: clamp(64px, 9vw, 132px);
  font-weight: 300;
  line-height: 0.9;
}

.policy-hero p:not(.eyebrow) {
  max-width: 760px;
  margin: 34px 0 0;
  color: rgba(255, 255, 255, 0.84);
  font-size: clamp(21px, 2.2vw, 30px);
  font-weight: 300;
  line-height: 1.35;
}

.policy-strip {
  max-width: 1180px;
  margin: -36px auto 0;
  padding: 0 56px;
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  position: relative;
  z-index: 2;
}

.policy-strip div {
  min-height: 118px;
  padding: 28px;
  border: 1px solid rgba(255, 255, 255, 0.18);
  background: #f7f4ee;
  color: #101010;
  font-size: clamp(24px, 3vw, 38px);
  font-weight: 600;
  line-height: 1.05;
}

.policy-strip span {
  display: block;
  margin-bottom: 14px;
  color: rgba(16, 16, 16, 0.54);
  font-size: 11px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
}

.policy-intro {
  padding-top: 110px;
}

.policy-list {
  display: grid;
  gap: 28px;
}

.policy-list article {
  padding-bottom: 28px;
  border-bottom: 1px solid var(--line);
}

.policy-list h3,
.policy-card-grid h3 {
  margin: 0;
  font-size: clamp(24px, 3vw, 38px);
  font-weight: 400;
  line-height: 1.08;
}

.policy-list p,
.policy-card-grid p,
.policy-two-column p,
.policy-two-column li,
.policy-source p {
  color: rgba(255, 255, 255, 0.72);
  font-size: 18px;
  font-weight: 300;
  line-height: 1.58;
}

.policy-callout {
  padding: 0 56px 36px;
}

.policy-callout__inner {
  max-width: 1180px;
  margin: 0 auto;
  padding: 72px 0;
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
}

.policy-callout p {
  max-width: 1040px;
  margin: 0;
  color: rgba(255, 255, 255, 0.92);
  font-size: clamp(34px, 5vw, 76px);
  font-weight: 300;
  line-height: 1.02;
}

.policy-card-grid {
  max-width: 1180px;
  margin: 0 auto;
  padding: 0 56px;
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 18px;
}

.policy-two-column {
  display: grid;
  grid-template-columns: minmax(280px, 0.85fr) minmax(360px, 1fr);
  gap: 96px;
}

.policy-two-column ul {
  margin: 28px 0 0;
  padding-left: 20px;
}

.policy-two-column li + li {
  margin-top: 12px;
}

.policy-source {
  max-width: 1180px;
  margin: 0 auto;
  padding: 0 56px 86px;
}

.policy-source p {
  max-width: 860px;
  margin: 0;
  padding: 22px 0 0;
  border-top: 1px solid rgba(211, 174, 95, 0.72);
  color: rgba(255, 255, 255, 0.66);
  font-size: 14px;
}

.policy-source a {
  display: inline-block;
  margin-top: 18px;
  color: rgba(255, 255, 255, 0.84);
  font-size: 12px;
  letter-spacing: 0.14em;
  text-decoration: none;
  text-transform: uppercase;
}

.insights-hero {
  min-height: 620px;
  display: flex;
  align-items: end;
  border-bottom: 1px solid var(--line);
  background:
    linear-gradient(90deg, rgba(5, 5, 5, 0.94), rgba(5, 5, 5, 0.62) 52%, rgba(5, 5, 5, 0.24)),
    linear-gradient(0deg, rgba(5, 5, 5, 0.9), rgba(5, 5, 5, 0.05) 54%),
    url("https://images.unsplash.com/photo-1486406146926-c627a92ad1ab?auto=format&fit=crop&w=2200&q=80") center center / cover no-repeat;
}

.insights-hero__inner {
  width: 100%;
  max-width: 1180px;
  margin: 0 auto;
  padding: 148px 56px 78px;
}

.insights-hero h1 {
  max-width: 960px;
  margin: 0;
  color: #fff;
  font-size: clamp(56px, 8vw, 118px);
  font-weight: 300;
  line-height: 0.92;
}

.insights-hero p:not(.eyebrow) {
  max-width: 720px;
  margin: 34px 0 0;
  color: rgba(255, 255, 255, 0.82);
  font-size: clamp(20px, 2vw, 28px);
  font-weight: 300;
  line-height: 1.38;
}

.insights-index {
  max-width: 1180px;
  margin: 0 auto;
  padding: 92px 56px 110px;
  display: grid;
  gap: 26px;
}

.insight-card a {
  min-height: 360px;
  display: grid;
  grid-template-columns: minmax(300px, 0.9fr) minmax(360px, 1fr);
  border: 1px solid var(--line);
  color: inherit;
  overflow: hidden;
  text-decoration: none;
}

.insight-card--featured a {
  min-height: 440px;
}

.insight-card__image {
  min-height: 320px;
  background:
    linear-gradient(0deg, rgba(5, 5, 5, 0.18), rgba(5, 5, 5, 0.18)),
    var(--insight-image) center center / cover no-repeat;
  transition: transform 420ms ease;
}

.insight-card a:hover .insight-card__image,
.insight-card a:focus .insight-card__image {
  transform: scale(1.035);
}

.insight-card__content {
  padding: 42px;
  background: rgba(255, 255, 255, 0.035);
  display: flex;
  flex-direction: column;
  justify-content: center;
}

.insight-card__meta {
  display: flex;
  flex-wrap: wrap;
  gap: 12px 18px;
  margin-bottom: 28px;
  color: rgba(255, 255, 255, 0.56);
  font-size: 11px;
  letter-spacing: 0.15em;
  text-transform: uppercase;
}

.insight-card h2 {
  max-width: 720px;
  margin: 0;
  font-size: clamp(34px, 4.4vw, 64px);
  font-weight: 300;
  line-height: 0.98;
}

.insight-card p {
  max-width: 680px;
  margin: 28px 0 0;
  color: rgba(255, 255, 255, 0.72);
  font-size: 18px;
  font-weight: 300;
  line-height: 1.56;
}

.footer {
  border-top: 1px solid var(--line);
  background: #050505;
}

.footer__inner {
  max-width: 1180px;
  margin: 0 auto;
  padding: 54px 56px 42px;
}

.footer__top {
  display: flex;
  justify-content: space-between;
  gap: 36px;
  margin-bottom: 42px;
}

.footer p {
  max-width: 920px;
  margin: 0;
  color: var(--quiet);
  font-size: 12px;
  line-height: 1.65;
}

.footer p + p {
  margin-top: 16px;
}

.footer__links {
  display: flex;
  flex-wrap: wrap;
  gap: 18px;
}

.footer__links a {
  color: rgba(255, 255, 255, 0.7);
  font-size: 12px;
  letter-spacing: 0.14em;
  text-decoration: none;
  text-transform: uppercase;
}

.footer__fine {
  margin-top: 34px;
  color: var(--quiet);
  font-size: 12px;
}

@media (max-width: 900px) {
  .nav {
    position: relative;
    flex-direction: column;
    align-items: flex-start;
    padding: 26px 28px;
    background: rgba(9, 9, 9, 0.96);
  }

  .nav__links {
    width: 100%;
    flex-wrap: wrap;
    gap: 16px 22px;
  }

  .hero,
  .hero--contact,
  .hero--sales {
    min-height: 620px;
  }

  .market-hero {
    min-height: 620px;
  }

  .market-hero__inner,
  .market-section,
  .market-stat-strip,
  .market-note,
  .market-cta {
    width: calc(100% - 56px);
  }

  .market-hero__inner {
    padding-top: 82px;
    padding-bottom: 94px;
  }

  .market-hero h1 {
    font-size: clamp(48px, 14vw, 68px);
  }

  .market-stat-strip,
  .market-card-grid,
  .market-intro,
  .market-takeaway,
  .market-cta {
    grid-template-columns: 1fr;
  }

  .market-stat-strip {
    margin-top: -52px;
  }

  .market-stat-strip div {
    min-height: auto;
    border-left: 0;
    border-top: 1px solid rgba(24, 33, 31, 0.16);
  }

  .market-stat-strip div:first-child {
    border-top: 0;
  }

  .market-section {
    padding-top: 64px;
  }

  .market-intro,
  .market-takeaway,
  .market-cta {
    gap: 28px;
  }

  .market-card {
    min-height: auto;
  }

  .market-takeaway {
    padding-top: 72px;
  }

  .market-takeaway__main {
    min-height: auto;
    padding: 34px 28px;
  }

  .market-cta {
    margin-top: 64px;
    padding: 36px 28px;
  }

  .hero__inner,
  .section,
  .callout__inner,
  .testimonial-band__inner,
  .contact-band__inner,
  .footer__inner {
    padding-left: 28px;
    padding-right: 28px;
  }

  .policy-hero {
    min-height: 620px;
  }

  .policy-hero__inner,
  .insights-hero__inner,
  .policy-strip,
  .policy-card-grid,
  .insights-index,
  .policy-source {
    padding-left: 28px;
    padding-right: 28px;
  }

  .policy-strip,
  .policy-card-grid,
  .insight-card a,
  .policy-two-column {
    grid-template-columns: 1fr;
  }

  .insights-hero {
    min-height: 620px;
  }

  .insights-index {
    padding-top: 64px;
    padding-bottom: 72px;
  }

  .insight-card__content {
    padding: 32px 28px;
  }

  .policy-strip {
    margin-top: 0;
  }

  .policy-callout {
    padding-left: 28px;
    padding-right: 28px;
  }

  .hero__inner {
    padding-top: 82px;
    padding-bottom: 64px;
  }

  .actions,
  .button {
    width: 100%;
  }

  .proof {
    grid-template-columns: repeat(2, 1fr);
  }

  .proof span:nth-child(odd) {
    border-left: 0;
  }

  .proof span:nth-child(n + 3) {
    border-top: 1px solid var(--line);
  }

  .grid,
  .founder-grid,
  .founder-copy,
  .card-grid,
  .contact-band__inner,
  .testimonial-band__inner,
  .sales-grid,
  .neighborhood-grid {
    grid-template-columns: 1fr;
  }

  .grid,
  .founder-grid,
  .founder-copy,
  .testimonial-band__inner,
  .contact-band__inner {
    gap: 38px;
  }

  .testimonial-band__inner {
    padding-top: 68px;
    padding-bottom: 68px;
  }

  .testimonial-band__quote {
    padding-left: 22px;
  }

  .testimonial-band__quote::before {
    top: 8px;
    left: 20px;
    font-size: 150px;
  }

  .founder-photo,
  .founder-photo img {
    min-height: 520px;
  }

  .footer__top {
    display: block;
  }

  .footer__links {
    margin-top: 28px;
  }
}