:root{
    --ivory:#F5F0E6; --paper:#FBF8F1; --ink:#1C1A17; --gold:#A6835B;
    --manila:#E9DCC0; --manila-dk:#DCCB9F;
    --stone:#C9BFAE; --muted:#6B655C; --line:rgba(28,26,23,.14);
    --rule:rgba(28,26,23,.08);
  }
  *{box-sizing:border-box}
  html{scroll-behavior:smooth}
  body{margin:0;background:var(--ivory);color:var(--ink);
    font-family:'Jost',sans-serif;font-weight:300;line-height:1.7;
    -webkit-font-smoothing:antialiased}
  h1,h2,h3,.type{font-family:'Special Elite',monospace;font-weight:400;line-height:1.35;margin:0}
  p{margin:0}
  img{display:block;max-width:100%}
  .wrap{max-width:1120px;margin:0 auto;padding:0 24px}
  .eyebrow{font-size:13.5px;letter-spacing:.34em;text-transform:uppercase;
    color:var(--gold);font-weight:500;margin-bottom:20px}
  /* ---- file folder tabs ---- */
  .tabhead{display:flex;align-items:flex-end;gap:8px;
    border-bottom:2px solid var(--ink);margin-bottom:52px}
  .filetab{background:var(--manila);border:1px solid var(--line);border-bottom:1px solid var(--manila);
    border-radius:12px 12px 0 0;padding:12px 30px 10px;margin-bottom:-2px;
    font-family:'Special Elite',monospace;font-size:16px;letter-spacing:.1em;white-space:nowrap;
    box-shadow:0 -3px 6px rgba(28,26,23,.05)}
  .filetab .n{color:var(--gold);margin-right:10px}
  .tabhead .rest{flex:1}
  .sec-lede{text-align:left;color:var(--muted);max-width:640px;margin:0 0 52px;font-size:17px;text-wrap:balance}
  section{padding:84px 0}
  section h2.sec{font-size:clamp(26px,4vw,38px);margin-bottom:14px;text-wrap:balance}
  /* ---- nav ---- */
  nav{position:sticky;top:38px;z-index:20;background:var(--ivory);
    border-bottom:1px solid var(--line)}
  .nav-in{display:flex;align-items:center;justify-content:space-between;
    max-width:1120px;margin:0 auto;padding:17px 24px}
  .topstrip{background:#EFE8D8;border-bottom:1px solid var(--line);position:sticky;top:0;z-index:30}
  .ts-in{max-width:1120px;margin:0 auto;height:38px;padding:0 24px;display:flex;justify-content:flex-end;align-items:center;gap:22px}
  .ts-in a{font-size:10.5px;letter-spacing:.18em;text-transform:uppercase;color:#6B6353;text-decoration:none;font-weight:500}
  .ts-in a:hover{color:var(--ink)}
  @media(min-width:768px){.ts-in a{font-size:13px}}
  .wm{font-family:'Special Elite',monospace;font-size:28px;text-decoration:none;color:var(--ink);position:relative;top:3px}
  .nav-links{display:flex;gap:22px;align-items:center}
  .nav-links a.nl{font-size:12px;letter-spacing:.16em;text-transform:uppercase;
    text-decoration:none;font-weight:400;color:var(--muted)}
  .nav-links a.nl:hover{color:var(--ink)}
  .btn{display:inline-block;background:var(--ink);color:var(--ivory);
    font-family:'Jost',sans-serif;font-weight:500;font-size:13px;letter-spacing:.18em;
    text-transform:uppercase;text-decoration:none;padding:14px 28px;border:1px solid var(--ink)}
  .btn:hover{opacity:.88}
  .btn.ghost{background:transparent;color:var(--ink)}
  /* ---- hero ---- */
  .hero{display:grid;grid-template-columns:1.05fr .95fr;gap:56px;align-items:center;
    padding:84px 0 72px}
  .hero h1{font-size:clamp(36px,5.6vw,60px);margin-bottom:24px;line-height:1.15;text-wrap:balance}
  .hero .lede{font-size:18px;max-width:520px;margin-bottom:34px}
  .hero .lede strong{font-weight:500}
  .hero .punch{font-family:'Special Elite',monospace;font-size:17px;margin-top:22px;
    border-left:3px solid var(--gold);padding-left:18px;color:var(--ink)}
  .creds{display:flex;gap:14px;flex-wrap:wrap;margin:30px 0 36px}
  .cred{border:1px solid var(--line);background:var(--paper);padding:12px 18px;
    font-family:'Special Elite',monospace;font-size:14px;letter-spacing:.04em}
  .cred small{display:block;font-family:'Jost',sans-serif;font-weight:300;font-size:11px;
    letter-spacing:.22em;text-transform:uppercase;color:var(--muted);margin-top:2px}
  .cta-row{display:flex;gap:14px;flex-wrap:wrap}
  .hero-img{position:relative}
  .hero-img img{width:100%;aspect-ratio:1/1;object-fit:cover;border:1px solid var(--line);
    box-shadow:10px 10px 0 rgba(28,26,23,.08)}
  .hero-img img.natural{aspect-ratio:auto}
  .caption{font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);
    margin-top:14px}
  /* ---- stage folders ---- */
  .stages{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
  @media(min-width:768px){.stages.four{grid-template-columns:repeat(2,1fr)}}
  .stage{background:var(--paper);border:1px solid var(--line);padding:0 28px 32px;
    position:relative;margin-top:30px}
  .stage .ftab{position:absolute;top:-30px;left:24px;background:var(--manila);
    border:1px solid var(--line);border-bottom:1px solid var(--paper);
    border-radius:10px 10px 0 0;font-family:'Special Elite',monospace;font-size:13px;
    letter-spacing:.08em;padding:7px 18px 5px}
  .stage h3{font-size:20px;margin:26px 0 4px}
  .stage .when{font-size:12px;letter-spacing:.2em;text-transform:uppercase;
    color:var(--gold);font-weight:500;margin-bottom:16px}
  .stage ul{list-style:none;margin:0;padding:0}
  .stage .subhead{font-size:15px;font-weight:500;color:var(--ink);margin:24px 0 6px}
  .stage .when + .subhead{margin-top:2px}
  .stage li{font-size:14px;padding:7px 0 7px 20px;position:relative;color:var(--muted)}
  .stage li::before{content:"–";position:absolute;left:2px;color:var(--gold)}
  .stage li strong{color:var(--ink);font-weight:500}
  .stages-note{display:grid;grid-template-columns:1fr 1fr;gap:44px;align-items:center;margin-top:56px}
  .stages-note img{border:1px solid var(--line);box-shadow:10px 10px 0 rgba(28,26,23,.08)}
  .stages-note p{color:var(--muted);font-size:16px;margin-bottom:16px}
  .stages-note p strong{color:var(--ink);font-weight:500}
  /* ---- docket band ---- */
  .docket-band{display:grid;grid-template-columns:.9fr 1.1fr;gap:48px;align-items:center;
    background:var(--paper);border:1px solid var(--gold);padding:48px;position:relative}
  .docket-band .d-name{font-family:'Special Elite',monospace;font-size:34px;margin-bottom:14px}
  .docket-band p{font-size:16px;color:var(--muted);margin-bottom:12px}
  .docket-band p strong{color:var(--ink);font-weight:500}
  .docket-band img{border:1px solid var(--line)}
  .docket-band .seal{position:absolute;top:-20px;right:40px;transform:rotate(3deg);
    background:var(--ivory);border:3px double var(--ink);padding:8px 18px;
    font-family:'Special Elite',monospace;font-size:13px;letter-spacing:.22em;text-transform:uppercase}
  /* ---- pricing ---- */
  .ledger{background:
    repeating-linear-gradient(var(--paper) 0 31px, var(--rule) 31px 32px);
    border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
  .price-card{background:var(--paper);border:1px solid var(--line);max-width:860px;
    margin:0 auto;padding:52px 56px;position:relative;
    box-shadow:10px 10px 0 rgba(28,26,23,.08)}
  .price-card::before{content:"FORM B-01 · FEE SCHEDULE";position:absolute;top:18px;right:24px;
    font-size:10px;letter-spacing:.3em;color:var(--muted)}
  .price-rows{display:grid;grid-template-columns:1fr 1fr;gap:0;margin:32px 0;
    border-top:2px solid var(--ink);border-bottom:2px solid var(--ink)}
  .price-row{padding:22px 8px;display:flex;justify-content:space-between;align-items:baseline}
  .price-row + .price-row{border-left:1px solid var(--line);padding-left:28px}
  .price-row .lbl{font-family:'Special Elite',monospace;font-size:16px}
  .price-row .lbl small{display:block;font-family:'Jost',sans-serif;font-size:12px;
    color:var(--muted);letter-spacing:.06em;margin-top:4px;font-weight:300}
  .price-row .amt{font-family:'Special Elite',monospace;font-size:30px;white-space:nowrap}
  .price-row .amt span{font-family:'Jost',sans-serif;font-size:13px;color:var(--muted);font-weight:300}
  .ledger-table{width:100%;border-collapse:collapse;margin:8px 0 24px;font-size:14px}
  .ledger-table th{font-family:'Special Elite',monospace;font-weight:400;font-size:13px;
    letter-spacing:.1em;text-align:left;padding:10px 8px;border-bottom:2px solid var(--ink)}
  .ledger-table td{padding:10px 8px;border-bottom:1px solid var(--line);color:var(--muted)}
  .ledger-table td:last-child,.ledger-table th:last-child{text-align:right;color:var(--ink);
    font-family:'Special Elite',monospace}
  .fineprint{font-size:13px;color:var(--muted);text-align:center;max-width:680px;margin:0 auto}
  .fineprint strong{color:var(--ink);font-weight:500}
  .price-side{display:grid;grid-template-columns:1fr 1fr;gap:48px;align-items:center;
    max-width:1020px;margin:56px auto 0}
  .price-side img{border:1px solid var(--line);box-shadow:10px 10px 0 rgba(28,26,23,.08)}
  .price-side p{color:var(--muted);font-size:16px;margin-bottom:14px}
  .price-side p strong{color:var(--ink);font-weight:500}
  /* ---- from the desk ---- */
  .memos{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
  .about-v2{display:block}
  .memos-band{display:grid;grid-template-columns:1fr;gap:28px;margin-top:44px}
  .memos-band .memo-card{margin-top:0}
  .doorway-wrap img{width:100%;display:block;border:1px solid var(--line);box-shadow:10px 10px 0 rgba(28,26,23,.08)}
  @media(min-width:900px){.about.about-v2{display:grid;grid-template-columns:340px 1fr;gap:56px;align-items:start}.about.about-v2 .about-portrait{width:100%}.about.about-v2 .about-portrait img.natural{aspect-ratio:4/5;object-fit:cover;object-position:center 18%}.about-hero .lede{max-width:720px}.memos-band{grid-template-columns:1fr 1fr 1fr;margin-top:56px;align-items:start}.memos-band .doorway-wrap{display:none}}
  .memo-card.doors-mobile{display:none}
  .about-hero-img img{object-position:center 25%}
  @media(max-width:899px){.about-hero .hero-doors{display:none}.memos-band .doors-band{display:none}.memo-card.doors-mobile{display:block;margin-top:44px}.about-hero-img{display:none}}
  @media(min-width:861px){.operator-note{max-width:calc(50% - 28px)}}
  .doorway-sq{object-position:center 30%}
  .pq-desk{display:none}
  @media(min-width:900px){.about .pullquote.pq-desk{display:block;margin-top:28px}.pq-mob{display:none}}
  .record-grid{display:block;margin-top:52px}
  @media(min-width:900px){.record-grid{display:grid;grid-template-columns:1.05fr .95fr;gap:56px;align-items:start;margin-top:64px}.record-grid .fig-block{margin:6px 0 0;grid-column:1;grid-row:1}.record-grid .record-text{grid-column:2;grid-row:1}}
  .memo-card .m-sig{margin-top:auto;padding-top:18px;text-align:right}
  
  .memo-pair{display:grid;grid-template-columns:1fr;gap:28px;margin-top:52px}
  @media(min-width:900px){.memo-pair{grid-template-columns:1fr 1fr;max-width:920px}}
  .memo-card{background:var(--paper);border:1px solid var(--line);padding:34px 30px;display:flex;flex-direction:column;max-width:860px;margin-left:auto;margin-right:auto;
    position:relative;box-shadow:8px 8px 0 rgba(28,26,23,.06)}
  .memo-card .m-no{font-family:'Special Elite',monospace;font-size:12px;letter-spacing:.2em;
    color:var(--gold);margin-bottom:14px}
  .memo-card .m-re{font-family:'Special Elite',monospace;font-size:19px;margin-bottom:14px}
  .memo-card .m-body{font-size:15px;color:var(--muted);line-height:1.65}
  .memo-card .m-sig{font-family:'Special Elite',monospace;font-size:20px;text-align:right;
    margin-top:18px}
  /* ---- about ---- */
  .about{display:grid;grid-template-columns:1fr 1fr;gap:56px;align-items:center}
  .about img{border:1px solid var(--line);box-shadow:10px 10px 0 rgba(28,26,23,.08)}
  .about .who{font-family:'Special Elite',monospace;font-size:24px;margin-bottom:4px}
  .about .said{margin-top:34px;border-top:1px solid var(--line);padding-top:26px}
  .about .said-eyebrow{font-size:12px;letter-spacing:.22em;color:var(--gold);margin-bottom:16px}
  .about .said p{font-size:17px;line-height:1.55;color:var(--ink);margin-bottom:14px}
  .about .said-attr{font-family:'Special Elite',monospace;font-size:13.5px;color:var(--muted);margin:-4px 0 24px}
  .about .said-attr:last-child{margin-bottom:0}
  .about .pullquote{font-size:19.5px;line-height:1.6;color:var(--ink);border-left:3px solid var(--gold);padding-left:18px;margin:24px 0}
  .about .pullquote em{font-weight:500}
  .bio-portrait{width:190px;margin:20px 0 22px}
  .bio-portrait img{width:100%;display:block}
  .fig-block{max-width:720px;margin:48px auto 0}
  .fig-block img{width:100%;aspect-ratio:1/1;object-fit:cover;display:block;border:1px solid var(--line);box-shadow:10px 10px 0 rgba(28,26,23,.08)}
  img.sq{aspect-ratio:1/1;object-fit:cover;width:100%}
  .about .role{font-size:12px;letter-spacing:.24em;text-transform:uppercase;
    color:var(--gold);font-weight:500;margin-bottom:22px}
  .about p{margin-bottom:16px;color:var(--muted);font-size:16px}
  .about p strong{color:var(--ink);font-weight:500}
  .about .creds2{font-size:11px;letter-spacing:.14em;text-transform:uppercase;
    color:var(--gold);font-weight:500;border-top:1px solid var(--line);
    padding:18px 0 0;margin:6px 0 0;line-height:1.9;list-style:none}
  .about .creds2 li{position:relative;padding-left:18px;margin-bottom:8px}
  .about .creds2 li::before{content:"\25B8";position:absolute;left:0;color:var(--gold)}
  /* ---- faq ---- */
  .faq{max-width:800px;margin:0 auto}
  .qa{border-bottom:1px solid var(--line);padding:20px 4px}
  .qa:first-child{border-top:1px solid var(--line)}
  .qa .q{font-family:'Special Elite',monospace;font-size:16px;margin-bottom:8px}
  .qa .q::before{content:"Q. ";color:var(--gold)}
  .qa .a{color:var(--muted);font-size:15px;padding-left:26px}
  .qa .a::before{content:"A. ";color:var(--gold);font-family:'Special Elite',monospace;
    margin-left:-26px;margin-right:6px}
  /* ---- contact ---- */
  .contact{background:var(--ink);color:var(--ivory);text-align:center;padding:96px 24px}
  .contact h2{font-size:clamp(30px,5vw,46px);margin-bottom:18px}
  .contact p{color:var(--stone);margin-bottom:36px;font-size:17px;max-width:560px;
    margin-left:auto;margin-right:auto}
  .contact .btn{background:var(--gold);border-color:var(--gold);color:#fff;
    font-size:14px;padding:16px 36px}
  .contact .who-line{margin-top:28px;font-family:'Special Elite',monospace;font-size:16px;
    color:var(--stone);letter-spacing:.06em}
  footer{padding:36px 24px;text-align:center;font-size:13px;color:var(--muted)}
  footer .f-email{font-family:'Special Elite',monospace;font-size:20px;color:var(--ink);
    margin-bottom:8px}
  footer .f-social{margin:16px 0 12px}
  footer .f-social a{color:var(--muted);text-decoration:none}
  footer .f-social a:hover{color:var(--ink)}
  footer .f-social svg{width:20px;height:20px;fill:currentColor;vertical-align:middle}
  .founder-social{margin-top:16px}
  .founder-social a{color:var(--muted);text-decoration:none}
  .founder-social a:hover{color:var(--ink)}
  .founder-social svg{width:22px;height:22px;fill:currentColor;vertical-align:middle}
  footer .f-tag{font-size:13.5px;letter-spacing:.32em;text-transform:uppercase;
    color:var(--gold);font-weight:500;margin-bottom:16px}
  .btn .short{display:none}
  @media(max-width:860px){
    html,body{overflow-x:hidden}
    .eyebrow{font-size:12.5px;letter-spacing:.2em}
    .nav-in{padding:10px 12px;gap:8px}
    .wm{font-size:20px;flex-shrink:0}
    .ts-in{height:32px;padding:0 12px;gap:18px}
    nav{top:32px}
    .nav-in .btn{padding:11px 15px;font-size:10.5px;letter-spacing:.11em;flex-shrink:0;white-space:nowrap}
    .btn .full{display:none}
    .btn .short{display:inline}
    .btn.cta .full{display:inline}
    .btn.cta .short{display:none}
    .hero{grid-template-columns:1fr;padding:48px 24px 40px;gap:36px}
    .hero h1{font-size:clamp(28px,8vw,40px)}
    .hero h1 .op-line{display:block}
    .hero h1.h1-home{font-size:clamp(27px,7.4vw,36px);text-wrap:balance}
    .hero h1.h1-home .op-line{display:inline}
    .hero h1.h1-home br{display:none}
    .hero-img.about-portrait{width:min(260px,76vw)}
    .hero-img.about-portrait img.natural{aspect-ratio:4/5;object-fit:cover;object-position:center 18%}
    .hero .punch{font-size:15px}
    .creds{gap:10px}
    .cred{flex:1 1 40%;padding:10px 14px}
    .stages,.memos{grid-template-columns:1fr}
    .stages-note,.docket-band,.about,.price-side{grid-template-columns:1fr}
    .docket-band{padding:36px 24px}
    .docket-band .seal{right:20px;font-size:11px}
    .price-card{padding:36px 24px}
    .price-rows{grid-template-columns:1fr}
    .price-row + .price-row{border-left:none;border-top:1px solid var(--line);padding-left:8px}
    .concierge{padding:64px 0}
    section{padding:56px 0}
    .filetab{font-size:13px;padding:10px 18px 8px;white-space:normal}
    .tabhead{margin-bottom:36px}
    .contact{padding:72px 20px}
  }

  /* ---- concierge band ---- */
  .concierge{background:var(--ink);color:var(--ivory);padding:96px 0}
  .concierge .eyebrow{color:var(--gold)}
  .concierge h2.sec{color:var(--ivory)}
  .concierge .duo{font-family:'Special Elite',monospace;font-size:clamp(20px,3.4vw,30px);
    line-height:1.6;margin:28px 0 36px;max-width:760px}
  .concierge .duo em{font-style:normal;color:var(--gold)}
  .concierge .beats{display:grid;grid-template-columns:repeat(3,1fr);gap:32px;margin-top:12px}
  @media(min-width:861px){.concierge .beats.four{grid-template-columns:repeat(2,1fr)}}
  .concierge .beat{border-top:1px solid rgba(245,240,230,.25);padding-top:20px}
  .concierge .beat .b-t{font-family:'Special Elite',monospace;font-size:17px;margin-bottom:10px;color:var(--ivory)}
  .concierge .beat p{font-size:16px;line-height:1.75;color:var(--ivory)}
  @media(max-width:860px){.concierge .beats{grid-template-columns:1fr}}

  /* ---- shared additions: home, fractional, contact ---- */
  .doors{display:grid;grid-template-columns:1fr 1fr;gap:28px;margin-top:12px}
  .door{background:var(--paper);border:1px solid var(--line);padding:44px 40px;
    position:relative;box-shadow:8px 8px 0 rgba(28,26,23,.06);
    display:flex;flex-direction:column}
  .door .d-memo{font-family:'Special Elite',monospace;font-size:14px;letter-spacing:.14em;
    color:var(--gold);font-weight:400;margin-bottom:10px}
  .door .d-re{font-family:'Special Elite',monospace;font-size:14px;letter-spacing:.06em;
    color:var(--gold);font-weight:400;margin-bottom:16px}
  .door .d-big{font-family:'Special Elite',monospace;font-size:clamp(26px,4vw,38px);font-weight:400;line-height:1.25;
    color:var(--ink);margin-bottom:7px}
  .door p{color:var(--muted);font-size:16px;margin-bottom:14px}
  .door p strong{color:var(--ink);font-weight:500}
  .door .cta-row{margin-top:auto;padding-top:24px}
  .pillars{display:grid;grid-template-columns:repeat(3,1fr);gap:28px;margin-top:12px}
  .pillars.two{grid-template-columns:1fr 1fr}
  .pillar{background:var(--paper);border:1px solid var(--line);padding:36px 32px}
  .pillar .p-t{font-family:'Special Elite',monospace;font-size:19px;margin-bottom:12px}
  .pillar p{font-size:15px;color:var(--muted)}
  .plist{list-style:none;margin:14px 0 0;padding:0}
  .plist li{font-size:14.5px;line-height:1.5;padding:6px 0 6px 20px;position:relative;color:var(--muted)}
  .plist li::before{content:"–";position:absolute;left:2px;color:var(--gold)}
  .plist li strong{color:var(--ink);font-weight:500}
  .notbox{border:1px solid var(--line);background:var(--paper);padding:40px 44px;
    max-width:860px;margin:0 auto}
  .notbox h3{font-size:20px;margin-bottom:14px}
  .notbox p{color:var(--muted);font-size:16px}
  .notbox p strong{color:var(--ink);font-weight:500}
  .tiers{display:grid;grid-template-columns:repeat(3,1fr);gap:28px;margin:12px 0 32px}
  .tier{background:var(--paper);border:1px solid var(--line);padding:36px 32px;
    display:flex;flex-direction:column}
  .tier.hl{border:1px solid var(--gold);box-shadow:8px 8px 0 rgba(166,131,91,.18)}
  .tier .t-name{font-family:'Special Elite',monospace;font-size:20px;margin-bottom:4px}
  .tier .t-price{font-family:'Special Elite',monospace;font-size:30px;margin:12px 0 4px}
  .tier .t-price span{font-family:'Jost',sans-serif;font-size:13px;color:var(--muted);font-weight:300}
  .tier .t-hours{font-size:12px;letter-spacing:.14em;text-transform:uppercase;
    color:var(--gold);font-weight:500;margin-bottom:16px}
  .tier p{font-size:15px;color:var(--muted);margin-bottom:12px}
  .tier p strong{color:var(--ink);font-weight:500}
  .contact-page{max-width:720px;margin:0 auto;text-align:center;padding:40px 0 20px}
  .contact-page h1{font-size:clamp(34px,5vw,52px);margin-bottom:20px}
  .contact-page .lede{font-size:18px;color:var(--muted);margin-bottom:36px}
  .contact-page .big-email{font-family:'Special Elite',monospace;font-size:clamp(20px,4vw,30px);
    margin:28px 0;display:inline-block;color:var(--ink);text-decoration:none;
    border-bottom:2px solid var(--gold)}
  .contact-cols{display:grid;grid-template-columns:1fr 1fr;gap:28px;margin-top:48px;text-align:left}
  .contact-col{background:var(--paper);border:1px solid var(--line);padding:32px 28px}
  .contact-col .c-t{font-family:'Special Elite',monospace;font-size:17px;margin-bottom:10px}
  .contact-col p{font-size:15px;color:var(--muted)}
  .hours-line{text-align:center;color:var(--muted);font-size:14px;margin-top:40px;
    letter-spacing:.06em}
  @media(max-width:860px){
    .doors,.pillars,.pillars.two,.tiers,.contact-cols{grid-template-columns:1fr}
    .door{padding:32px 28px}
    .notbox{padding:32px 28px}
  }

  /* ---- contact form ---- */
  .contact-form{max-width:640px;margin:44px auto 0;text-align:left;background:var(--paper);
    border:1px solid var(--line);padding:44px 40px;box-shadow:8px 8px 0 rgba(28,26,23,.06)}
  .contact-form .f-title{font-family:'Special Elite',monospace;font-size:20px;margin-bottom:24px}
  .field{margin-bottom:24px}
  .field > label{display:block;font-family:'Special Elite',monospace;font-size:14px;
    letter-spacing:.08em;margin-bottom:6px}
  .field input[type=text],.field input[type=email],.field textarea{
    width:100%;background:transparent;border:none;border-bottom:1px solid var(--line);
    font-family:'Jost',sans-serif;font-size:16px;font-weight:300;color:var(--ink);
    padding:8px 2px;outline:none;border-radius:0;-webkit-appearance:none}
  .field input:focus,.field textarea:focus{border-bottom-color:var(--gold)}
  .field textarea{min-height:110px;resize:vertical;border:1px solid var(--line);
    padding:12px;margin-top:6px}
  .radio-row{display:flex;gap:28px;margin-top:4px}
  .radio-row label{font-size:15px;color:var(--muted);display:flex;gap:8px;
    align-items:center;cursor:pointer}
  .radio-row input{accent-color:var(--gold);width:16px;height:16px}
  .form-note{font-size:13px;color:var(--muted);margin-top:20px;text-align:center}
  @media(max-width:860px){.contact-form{padding:32px 24px}}

  /* ---- realtor page: v2 sections in v4 style ---- */
  .why-close{font-family:'Special Elite',monospace;font-size:clamp(22px,3.4vw,32px);
    line-height:1.5;border-left:3px solid var(--gold);padding-left:22px;margin-top:54px}
  .what-grid{display:grid;grid-template-columns:1fr 1fr;gap:44px;align-items:start;
    max-width:960px}
  .what-grid .big{font-family:'Special Elite',monospace;font-size:clamp(22px,3.4vw,30px);
    line-height:1.5}
  .what-grid p{color:var(--muted);font-size:17px}
  .what-grid p strong{color:var(--ink);font-weight:500}
  .rate-cards{display:grid;grid-template-columns:1fr 1fr;gap:28px;max-width:860px;
    margin:36px auto}
  .rate-card.dormant{grid-column:1 / -1;padding:24px 32px}
  .rate-card{background:var(--paper);border:1px solid var(--line);padding:36px 32px;
    text-align:center;box-shadow:8px 8px 0 rgba(28,26,23,.06)}
  .rate-card .r-name{font-family:'Special Elite',monospace;font-size:18px;letter-spacing:.06em}
  .rate-card .r-price{font-family:'Special Elite',monospace;font-size:44px;margin:14px 0 4px}
  .rate-card .r-price span{font-family:'Jost',sans-serif;font-size:13px;color:var(--muted);font-weight:300}
  .rate-card .r-desc{font-size:14px;color:var(--muted);margin-top:10px}
  .founding-memo{background:var(--paper);border:1px solid var(--gold);max-width:860px;
    margin:0 auto;padding:48px 52px;position:relative;box-shadow:8px 8px 0 rgba(166,131,91,.15)}
  .founding-memo .m-eyebrow{font-family:'Special Elite',monospace;font-size:12px;
    letter-spacing:.24em;color:var(--gold);margin-bottom:16px}
  .founding-memo h3{font-size:clamp(22px,3.4vw,30px);margin-bottom:18px}
  .founding-memo p{color:var(--muted);font-size:17px;margin-bottom:14px}
  .founding-memo p strong{color:var(--ink);font-weight:500}
  .founding-memo .m-hand{font-family:'Special Elite',monospace;font-size:17px;
    margin-top:20px;border-left:3px solid var(--gold);padding-left:18px}
  .steps{display:grid;grid-template-columns:repeat(4,1fr);gap:24px;margin-top:8px}
  .steps.five{grid-template-columns:repeat(5,1fr)}
  .step{border-top:2px solid var(--ink);padding-top:18px}
  .step .num{font-family:'Special Elite',monospace;font-size:15px;color:var(--gold);
    letter-spacing:.1em;margin-bottom:10px}
  .step h3{font-size:18px;margin-bottom:10px}
  .step p{font-size:14px;color:var(--muted)}
  .step p strong{color:var(--ink);font-weight:500}
  .hours-band{background:var(--paper);border:1px solid var(--line);padding:36px 40px;
    max-width:960px;margin:0 auto;font-size:16px;color:var(--muted);line-height:1.8}
  .hours-band b{font-family:'Special Elite',monospace;font-weight:400;font-size:17px;
    color:var(--ink);margin-right:12px}
  .hours-band strong{color:var(--ink);font-weight:500}
  .standards-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:28px;max-width:960px}
  .standard{border-left:3px solid var(--gold);padding-left:22px}
  .standard .s-t{font-family:'Special Elite',monospace;font-size:18px;margin-bottom:8px}
  .standard p{font-size:15px;color:var(--muted)}
  @media(max-width:860px){
    .what-grid,.rate-cards,.standards-grid{grid-template-columns:1fr}
    .steps{grid-template-columns:1fr 1fr}
    .steps.five{grid-template-columns:1fr 1fr}
    .steps.five .step:last-child{grid-column:1/-1}
    .founding-memo{padding:36px 28px}
    .hours-band{padding:28px 24px}
  }

  footer .f-links{margin:2px 0 12px;font-size:12.5px}
  footer .f-links a{color:var(--muted);text-decoration:none}
  footer .f-links a:hover{color:var(--ink);text-decoration:underline}

  /* 2026-10-14 additions: long home hero + realtors price strip */
  .hero h1.h1-long{font-size:clamp(30px,4.4vw,48px);line-height:1.25;text-wrap:balance}
  .price-strip{border-bottom:1px solid var(--line);background:var(--paper);
    padding:16px 24px;text-align:center;font-size:15.5px;color:var(--muted)}
  .price-strip strong{color:var(--ink);font-weight:500}
  .price-strip a{color:var(--ink);text-decoration:underline;text-underline-offset:3px}
  @media(max-width:860px){
    .hero h1.h1-long{font-size:clamp(26px,7.4vw,36px)}
    .price-strip{font-size:14px;padding:14px 20px}
  }

  /* ---- redesign preview additions: accordions ---- */
  details.acc > summary{list-style:none;cursor:pointer}
  details.acc > summary::-webkit-details-marker{display:none}
  details.acc > summary:focus-visible{outline:2px solid var(--gold);outline-offset:3px}
  .stages details.acc.stage{padding-top:0}
  .stages details.acc.stage > summary{position:relative;padding:26px 0 4px;outline-offset:3px}
  .stages details.acc.stage > summary .ftab{top:-30px}
  .stages details.acc.stage > summary h3{display:inline-block}
  .stages details.acc.stage > summary::after{content:"+";position:absolute;right:2px;top:30px;
    font-family:'Special Elite',monospace;font-size:22px;color:var(--gold)}
  .stages details.acc.stage[open ] > summary::after{content:"–"}
  .stages details.acc.stage > summary .cov-s{display:block;font-size:15px;color:var(--muted);margin:2px 34px 6px 0}
  details.acc-faq{border-bottom:1px solid var(--line);padding:20px 4px}
  details.acc-faq:first-child{border-top:1px solid var(--line)}
  details.acc-faq > summary{font-family:'Special Elite',monospace;font-size:16px;cursor:pointer;list-style:none;position:relative;padding-right:30px}
  details.acc-faq > summary::-webkit-details-marker{display:none}
  details.acc-faq > summary::before{content:"Q. ";color:var(--gold)}
  details.acc-faq > summary::after{content:"+";position:absolute;right:2px;top:0;color:var(--gold);font-size:20px}
  details.acc-faq[open ] > summary::after{content:"–"}
  details.acc-faq > summary:focus-visible{outline:2px solid var(--gold);outline-offset:3px}
  details.acc-faq .a{color:var(--muted);font-size:15px;padding:10px 0 2px 26px}
  details.acc-faq .a::before{content:"A. ";color:var(--gold);font-family:'Special Elite',monospace;margin-left:-26px;padding-right:6px}

  /* ---- redesign preview additions: fictional sample docket ---- */
  .sample-docket{margin-top:56px;background:var(--paper);border:1px solid var(--ink);
    box-shadow:10px 10px 0 rgba(28,26,23,.08);padding:0;position:relative}
  .sample-docket .sd-head{display:flex;justify-content:space-between;align-items:center;gap:16px;flex-wrap:wrap;
    border-bottom:2px solid var(--ink);padding:16px 26px;background:var(--manila)}
  .sample-docket .sd-name{font-family:'Special Elite',monospace;font-size:20px;letter-spacing:.04em}
  .sample-docket .sd-stamp{font-family:'Special Elite',monospace;font-size:11px;letter-spacing:.18em;
    text-transform:uppercase;color:#8a3324;border:2px solid #8a3324;border-radius:4px;
    padding:4px 10px;transform:rotate(-2deg);background:rgba(255,255,255,.35)}
  .sample-docket .sd-grid{display:flex;flex-wrap:wrap}
  .sample-docket .sd-block{width:50%;padding:20px 26px 22px;border-bottom:1px solid var(--line)}
  .sample-docket .sd-block:nth-child(even){border-right:1px solid var(--line)}
  .sample-docket .sd-block.wide{width:100%;border-right:none}
  .sample-docket .sd-t{font-size:11px;letter-spacing:.24em;text-transform:uppercase;color:var(--gold);
    font-weight:600;margin-bottom:12px}
  .sample-docket .sd-figs{display:flex;gap:12px;flex-wrap:wrap}
  .sample-docket .sd-fig{border:1px solid var(--line);background:var(--ivory);padding:8px 14px;
    font-family:'Special Elite',monospace;font-size:15px}
  .sample-docket .sd-fig small{display:block;font-family:'Jost',sans-serif;font-size:10px;
    letter-spacing:.2em;text-transform:uppercase;color:var(--muted)}
  .sample-docket ul{list-style:none;margin:0;padding:0}
  .sample-docket li{font-size:14px;color:var(--muted);padding:5px 0 5px 18px;position:relative;line-height:1.55}
  .sample-docket li::before{content:"–";position:absolute;left:2px;color:var(--gold)}
  .sample-docket li strong{color:var(--ink);font-weight:500}
  .sample-docket .sd-flag{color:#8a3324;font-weight:500}
  @media(max-width:860px){
    .sample-docket .sd-block{width:100%}
    .sample-docket .sd-block:nth-child(even){border-right:none}
    .sample-docket .sd-head{padding:14px 20px}
    .sample-docket .sd-block{padding:18px 20px 20px}
  }

  /* ---- redesign preview additions: accessibility ---- */
  a:focus-visible,.btn:focus-visible,summary:focus-visible{outline:2px solid var(--gold);outline-offset:3px}
  @media (prefers-reduced-motion: reduce){html{scroll-behavior:auto}}

  /* ---- phone docket sample ---- */
  .phone-wrap{margin-top:56px}
  .phone{max-width:380px;margin:0 auto;background:#111;border:11px solid #111;border-radius:46px;box-shadow:0 30px 60px rgba(28,26,23,.28),12px 12px 0 rgba(28,26,23,.06);position:relative}
  .ph-notch{position:absolute;top:9px;left:50%;transform:translateX(-50%);width:110px;height:22px;background:#111;border-radius:12px;z-index:3}
  .ph-screen{background:var(--ivory);border-radius:36px;overflow:hidden}
  .ph-status{display:flex;justify-content:space-between;align-items:center;padding:10px 24px 2px;font-size:12px;font-weight:500;color:var(--ink)}
  .ph-sig{font-size:10px;letter-spacing:.06em;color:var(--muted)}
  .ph-app{padding:12px 16px 8px;text-align:left}
  .ph-wm{font-family:'Special Elite',monospace;font-size:15px;color:var(--ink)}
  .ph-title{font-family:'Special Elite',monospace;font-size:25px;color:var(--ink);margin-top:2px}
  .ph-sub{font-size:10px;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);margin-top:3px}
  .ph-figs{display:grid;grid-template-columns:repeat(4,1fr);gap:8px;margin:14px 0}
  .ph-figs>div{background:var(--paper);border:1px solid var(--line);padding:8px 2px;text-align:center}
  .ph-figs b{font-family:'Special Elite',monospace;font-size:17px;display:block;color:var(--ink)}
  .ph-figs small{font-size:8.5px;letter-spacing:.07em;text-transform:uppercase;color:var(--muted)}
  .ph-card{background:var(--paper);border:1px solid var(--line);border-radius:14px;padding:13px 14px;margin-bottom:12px}
  .ph-t{font-size:10px;letter-spacing:.22em;text-transform:uppercase;color:var(--gold);margin-bottom:9px}
  .ph-item{display:flex;gap:8px;font-size:13px;color:var(--muted);padding:4px 0;line-height:1.45}
  .ph-item strong{color:var(--ink);font-weight:500}
  .ph-dot{flex:none;width:8px;height:8px;border-radius:50%;margin-top:5px}
  .ph-dot.red{background:#8a3324}
  .ph-dot.amber{background:#b07d2b}
  .ph-date{display:flex;gap:10px;padding:7px 0;border-bottom:1px dashed var(--line);font-size:13.5px;color:var(--ink);line-height:1.35}
  .ph-date small{color:var(--muted);font-size:12px}
  .ph-chip{font-family:'Special Elite',monospace;font-size:11.5px;background:var(--ink);color:var(--paper);padding:2px 7px;height:fit-content;white-space:nowrap}
  .ph-file{padding:7px 0;border-bottom:1px dashed var(--line)}
  .ph-fhead{display:flex;justify-content:space-between;align-items:center;gap:8px}
  .ph-fhead strong{font-size:13.5px;color:var(--ink);font-weight:500}
  .ph-file small{color:var(--muted);font-size:12px;line-height:1.45;display:block;margin-top:2px}
  .ph-pill{font-size:8.5px;letter-spacing:.13em;padding:2.5px 6px;border:1px solid var(--gold);color:var(--gold);text-transform:uppercase;white-space:nowrap}
  .ph-pill.firm{background:var(--ink);border-color:var(--ink);color:var(--paper)}
  .ph-foot{font-size:11px;color:var(--muted);text-align:center;padding:2px 0 4px;font-style:italic}
  .ph-home{width:120px;height:4px;border-radius:2px;background:rgba(28,26,23,.35);margin:8px auto 10px}

  /* ---- docket app icon ---- */
  .app-icon-row{display:flex;flex-direction:column;align-items:center;gap:10px;margin-top:28px;text-align:center}
  .app-icon{display:flex;flex-direction:column;align-items:center;gap:5px}
  .app-icon img{width:54px;height:54px;border-radius:14px;border:1px solid var(--line);box-shadow:0 4px 12px rgba(28,26,23,.14);display:block}
  .app-icon small{font-size:10.5px;color:var(--muted);letter-spacing:.04em}
  .app-icon-row p{font-size:13.5px;color:var(--muted)}
  .app-icon-row.side{flex-direction:row;align-items:flex-start;gap:16px;text-align:left}
  .app-icon-row.side p{padding-top:4px}
  .app-icon-row.side .app-icon{flex:0 0 auto}
  .app-icon-row.side .app-icon img{flex:none}

  /* post-it memos — desktop (appended last so it wins over the base card rule) */
  @media(min-width:900px){
    .memo-card{max-width:340px;margin-left:0;margin-right:auto;min-height:300px}
    .memo-pair .memo-card{max-width:none;margin-left:0;margin-right:0;min-height:0}
    .memos-band .memo-card{max-width:none;min-height:0}
    .memos .memo-card{max-width:none}
  }

  /* About: a little breathing room (desktop) */
  @media(min-width:900px){
    .about.about-v2{gap:72px}
    .about.about-v2 .bio-col p{margin-bottom:20px;line-height:1.75}
    .about.about-v2 .pullquote{margin:32px 0}
    .about.about-v2 .pullquote.pq-desk{font-size:18.2px;line-height:1.55}
    .about.about-v2 .creds2{font-size:12px}
    .about.about-v2 .creds2 li{margin-bottom:12px}
    .about.about-v2 .said{margin-top:42px;padding-top:32px}
    .about.about-v2 .memos-band{margin-top:60px}
  }

  /* ---- why-fractional strip (pricing) ---- */
  .why-strip{background:var(--ink);color:var(--ivory);padding:36px 42px;margin-top:36px;text-align:left}
  .why-strip .ws-re{font-family:'Special Elite',monospace;font-size:17px;color:var(--gold);margin-bottom:14px}
  .why-strip p{font-weight:300;font-size:16.5px;line-height:1.65;max-width:780px;margin:0}
  .why-strip .ws-sig{font-family:'Special Elite',monospace;font-size:18px;text-align:right;margin-top:10px}
  @media(max-width:700px){.why-strip{padding:28px 24px}}

  /* ---- homepage founding line ---- */
  .founding-line{text-align:center;font-size:13px;letter-spacing:.26em;text-transform:uppercase;color:var(--gold);font-weight:500;margin:44px 20px 40px}

  .door-link{margin-top:14px;font-size:14px}
  .door-link a{color:var(--gold);text-decoration:underline;text-underline-offset:3px}