:root{
  --ivory:#FCFAF5;--pine:#1F3B2C;--pine-deep:#152A1F;--pine-soft:#E9EFE9;
  --walnut:#4A3B2E;--ink:#2A3138;--mut:#5C6570;--line:#E4E0D6;--sand:#F5F1E8;
}
*{margin:0;padding:0;box-sizing:border-box}
html{scroll-behavior:smooth}
body{background:var(--ivory);color:var(--ink);font-family:Mulish,system-ui,sans-serif;line-height:1.6;font-size:16px}
h1,h2,h3{font-family:Marcellus,serif;font-weight:400;letter-spacing:.005em}
a{color:var(--pine)}
img{max-width:100%;height:auto;display:block}
.wrap{max-width:1120px;margin:0 auto;padding:0 28px}
.eyebrow{font-size:11px;letter-spacing:.26em;text-transform:uppercase;color:var(--mut)}
.btn{display:inline-block;font-size:13.5px;font-weight:600;letter-spacing:.05em;padding:14px 26px;border-radius:2px;text-transform:uppercase;text-decoration:none;cursor:pointer;border:none;font-family:Mulish,sans-serif}
.btn-pine{background:var(--pine);color:var(--ivory)}
.btn-pine:hover{background:var(--pine-deep)}
.btn-ghost{border:1px solid var(--pine);color:var(--pine);background:transparent}
.btn-ghost:hover{background:var(--pine-soft)}
.btn-ivory{background:var(--ivory);color:var(--pine)}
:focus-visible{outline:2px solid var(--pine);outline-offset:3px}

/* nav */
.nav{position:sticky;top:0;background:rgba(252,250,245,.95);backdrop-filter:blur(6px);border-bottom:1px solid var(--line);z-index:10}
.nav-in{display:flex;align-items:center;justify-content:space-between;gap:20px;padding-top:18px;padding-bottom:18px}
.brand{font-family:Marcellus,serif;font-size:19px;color:var(--pine);text-decoration:none}
.brand small{display:block;font-family:Mulish,sans-serif;font-size:9px;letter-spacing:.22em;text-transform:uppercase;color:var(--mut);margin-top:2px}
.links{display:flex;gap:24px;align-items:center;font-size:13.5px}
.links a{white-space:nowrap;color:var(--mut);text-decoration:none}
.links a:hover,.links a.active{color:var(--pine)}
.links a.cta{border:1px solid var(--pine);color:var(--pine);padding:10px 20px;border-radius:2px;letter-spacing:.06em;font-weight:600;font-size:12.5px;text-transform:uppercase}
.menu-btn{display:none;background:none;border:1px solid var(--line);border-radius:2px;padding:9px 12px;font-family:Mulish,sans-serif;font-size:12px;letter-spacing:.1em;text-transform:uppercase;color:var(--pine);cursor:pointer}

/* page hero (inner pages) */
.page-hero{padding:72px 0 40px;text-align:center}
.page-hero h1{font-size:clamp(34px,4.8vw,54px);line-height:1.1;max-width:18ch;margin:14px auto 0}
.page-hero p{max-width:56ch;margin:20px auto 0;color:var(--mut);font-size:17px}
.page-photo{min-height:460px;background-size:cover;background-position:center;position:relative}
.page-photo .cap{position:absolute;left:0;right:0;bottom:0;text-align:center;font-size:10.5px;letter-spacing:.2em;text-transform:uppercase;color:rgba(252,250,245,.8);padding:14px;background:linear-gradient(transparent,rgba(21,42,31,.55))}

/* home hero */
.hero{padding:84px 0 0;text-align:center}
.hero .eyebrow{margin-bottom:22px}
.hero h1{font-size:clamp(38px,5.4vw,62px);line-height:1.08;max-width:16ch;margin:0 auto}
.hero p{max-width:52ch;margin:22px auto 0;color:var(--mut);font-size:17px}
.ctas{display:flex;gap:16px;justify-content:center;margin:34px 0 64px;flex-wrap:wrap}
.hero-photo{min-height:520px;background:url('/img/hero.jpg') center 62%/cover no-repeat;position:relative}

/* sections */
.section{padding:96px 0}
.section-sand{background:var(--sand)}
.section-soft{background:var(--pine-soft)}
.section-pine{background:var(--pine);color:var(--ivory)}
.section-pine .eyebrow{color:#A8BCA8}
.section-pine p{color:#CBD8CB}
.sec-head{text-align:center;margin-bottom:44px}
.sec-head h2{font-size:clamp(26px,3.2vw,36px);margin-top:14px}
.intro{padding:96px 0;text-align:center}
.intro p{font-family:Marcellus,serif;font-size:clamp(21px,2.6vw,28px);line-height:1.45;max-width:34ch;margin:0 auto}
.intro p em{font-style:normal;color:var(--pine)}
.intro .who{margin-top:20px;font-size:13px;letter-spacing:.14em;text-transform:uppercase;color:var(--mut)}

/* prose */
.prose{max-width:68ch;margin:0 auto}
.prose p{margin-bottom:20px;font-size:17px;color:#3B424A}
.prose h2{font-size:clamp(24px,2.8vw,32px);margin:44px 0 16px}
.prose h3{font-size:21px;margin:32px 0 10px}
.prose ul{margin:0 0 20px 22px;color:#3B424A}
.prose li{margin-bottom:8px}
.lede{font-family:Marcellus,serif;font-size:clamp(20px,2.4vw,26px);line-height:1.45;color:var(--ink)}

/* area cards */
.area-grid{display:grid;grid-template-columns:repeat(5,1fr);gap:18px}
.area{position:relative;border-radius:2px;overflow:hidden;min-height:300px;display:flex;align-items:flex-end;text-decoration:none;transition:transform .25s}
.area:hover{transform:translateY(-4px)}
.area .veil{position:absolute;inset:0;background:linear-gradient(180deg,rgba(21,42,31,0) 30%,rgba(21,42,31,.74) 100%)}
.area .label{position:relative;width:100%;padding:18px;color:var(--ivory)}
.area .label b{display:block;font-family:Marcellus,serif;font-weight:400;font-size:20px;letter-spacing:.02em}
.area .label span{display:block;font-size:11.5px;color:rgba(252,250,245,.85);margin-top:4px}
.area .label i{display:block;font-style:normal;font-size:10.5px;letter-spacing:.14em;text-transform:uppercase;margin-top:12px;color:#CBD8CB}
.a-raleigh{background:url('/img/hoods/raleigh-tile.jpg') center/cover no-repeat}
.a-cary{background:url('/img/hoods/cary-tile.jpg') center/cover no-repeat}
.a-apex{background:url('/img/hoods/apex-tile.jpg') center/cover no-repeat}
.a-durham{background:url('/img/hoods/durham-tile.jpg') center/cover no-repeat}
.a-holly-springs{background:url('/img/hoods/holly-springs-tile.jpg') center/cover no-repeat}
.area-grid.wide{grid-template-columns:repeat(3,1fr)}
.area-grid.wide .area{min-height:260px}

/* split panels */
.split{display:grid;grid-template-columns:1fr 1fr}
.panel{padding:88px 9%;display:flex;flex-direction:column;align-items:flex-start;gap:18px}
.panel h2{font-size:clamp(24px,2.8vw,32px)}
.panel p{max-width:44ch}
.panel-buy{background:var(--pine);color:var(--ivory)}
.panel-buy .eyebrow{color:#A8BCA8}
.panel-buy p{color:#CBD8CB}
.panel-sell{background:var(--pine-soft)}
.panel-sell .eyebrow{color:#6E7E6E}
.panel-sell p{color:#4E5A50}

/* reviews */
.rev-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.rev{border-top:2px solid var(--pine);padding-top:22px}
.rev q{font-family:Marcellus,serif;font-size:18px;line-height:1.5;quotes:"\201C" "\201D"}
.rev .who{margin-top:14px;font-size:12px;letter-spacing:.12em;text-transform:uppercase;color:var(--mut)}
.rev-more{text-align:center;margin-top:40px}
.rev-list{max-width:760px;margin:0 auto}
.rev-list .rev{margin-bottom:44px}
.rev-list .rev q{font-size:19px}
.rating{display:inline-flex;align-items:center;gap:10px;font-size:13px;color:var(--mut);margin-top:18px}
.stars{color:#C9A227;letter-spacing:2px;font-size:16px}

/* meet */
.meet-in{display:grid;grid-template-columns:.85fr 1.15fr;gap:64px;align-items:center}
.meet-in img{max-width:480px;border-radius:2px;margin:0 auto}
.meet-in h2{font-size:clamp(26px,3.2vw,36px);margin-top:14px}
.meet-in p{margin-top:18px;color:#4E4A40;max-width:52ch}
.meet-in .btn{margin-top:28px}

/* forms */
.form-card{background:var(--ivory);border-radius:2px;max-width:680px;margin:0 auto;padding:56px 7% 44px;text-align:center}
.form-card h2{font-size:clamp(26px,3.2vw,36px);margin-top:14px}
.form-card .sub{color:var(--mut);max-width:46ch;margin:14px auto 30px}
.form{display:grid;grid-template-columns:1fr 1fr;gap:14px;text-align:left}
.form input,.form select,.form textarea{font-family:Mulish,sans-serif;font-size:14px;padding:14px 16px;border:1px solid var(--line);border-radius:2px;background:#fff;color:var(--ink);width:100%}
.form input::placeholder,.form textarea::placeholder{color:#9AA1A9}
.form select{color:#5C6570}
.form .full{grid-column:1 / -1}
.form textarea{min-height:130px;resize:vertical}
.form-note{font-size:12px;color:var(--mut);margin-top:16px}
.news form{display:flex;gap:12px;justify-content:center;margin-top:30px;flex-wrap:wrap}
.news input{font-family:Mulish,sans-serif;font-size:14px;padding:14px 18px;border:1px solid var(--line);border-radius:2px;background:#fff;min-width:280px;color:var(--ink)}
.news h2{font-size:clamp(24px,3vw,32px);margin:14px auto 0;max-width:24ch}
.news p{color:var(--mut);max-width:46ch;margin:16px auto 0}
.news{text-align:center}

/* points */
.points{display:grid;grid-template-columns:repeat(3,1fr);gap:32px}
.point h3{font-size:20px;margin-bottom:10px}
.point p{color:#4E5A50;font-size:15px}
.point .n{font-family:Marcellus,serif;font-size:13px;letter-spacing:.2em;color:var(--pine);margin-bottom:12px}

/* neighborhood page bits */
.facts{display:grid;grid-template-columns:repeat(4,1fr);gap:20px;margin:40px auto 0;max-width:900px}
.fact{border-top:2px solid var(--pine);padding-top:14px}
.fact b{display:block;font-family:Marcellus,serif;font-weight:400;font-size:18px}
.fact span{font-size:13px;color:var(--mut)}
.picks{background:var(--sand);border-radius:2px;padding:36px 40px;margin-top:44px}
.picks h3{font-size:22px;margin-bottom:6px}
.picks .eyebrow{margin-bottom:10px}
.picks ul{list-style:none;margin:18px 0 0}
.picks li{padding:10px 0;border-bottom:1px solid var(--line);font-size:15px;color:#3B424A}
.picks li:last-child{border-bottom:none}
.picks li b{font-weight:600;color:var(--ink)}
.picks .todo{font-size:12.5px;color:var(--mut);font-style:italic;margin-top:14px}
.next-hoods{display:flex;flex-wrap:wrap;gap:12px;justify-content:center;margin-top:8px}
.next-hoods a{font-size:13px;letter-spacing:.08em;text-transform:uppercase;text-decoration:none;border:1px solid var(--line);padding:10px 16px;border-radius:2px;color:var(--pine)}
.next-hoods a:hover{background:var(--pine-soft)}
.contact-grid{display:grid;grid-template-columns:1fr 1.2fr;gap:56px;align-items:start}
.contact-info h2{font-size:clamp(26px,3vw,34px);margin-top:14px}
.contact-info p{color:var(--mut);margin-top:16px;max-width:40ch}
.contact-info .big{font-family:Marcellus,serif;font-size:24px;color:var(--ink);margin-top:28px}
.contact-info .big a{text-decoration:none;color:var(--ink)}
.contact-info .addr{margin-top:24px;color:#3B424A;font-size:15px;line-height:1.7}

/* footer */
footer{background:var(--pine-deep);color:#B9C6BC;padding:72px 0 40px;font-size:13.5px}
footer a{color:#D9E2DA;text-decoration:none}
footer a:hover{color:var(--ivory)}
.foot-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:40px}
.foot-brand{font-family:Marcellus,serif;font-size:20px;color:var(--ivory)}
.foot-brand small{display:block;font-family:Mulish,sans-serif;font-size:9px;letter-spacing:.22em;text-transform:uppercase;color:#8FA394;margin-top:3px}
.foot-grid p{margin-top:14px;max-width:38ch}
.foot-grid h4{font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:#8FA394;font-weight:600;margin-bottom:14px}
.foot-grid li{list-style:none;margin-bottom:8px}
.legal{border-top:1px solid rgba(252,250,245,.14);margin-top:56px;padding-top:24px;display:flex;justify-content:space-between;gap:20px;flex-wrap:wrap;font-size:12px;color:#8FA394}
.eho{display:inline-flex;align-items:center;gap:8px}

@media(max-width:900px){
  .area-grid,.area-grid.wide{grid-template-columns:repeat(2,1fr)}
  .area-grid:not(.wide) .area:last-child{grid-column:span 2}
  .split,.rev-grid,.meet-in,.points,.contact-grid{grid-template-columns:1fr}
  .facts{grid-template-columns:repeat(2,1fr)}
  .foot-grid{grid-template-columns:1fr 1fr}
  .menu-btn{display:block}
  .links{display:none;position:absolute;left:0;right:0;top:100%;background:var(--ivory);border-bottom:1px solid var(--line);flex-direction:column;align-items:stretch;gap:0;padding:8px 0 16px}
  .links.open{display:flex}
  .links a{padding:14px 28px;font-size:15px}
  .links a.cta{margin:10px 28px 0;text-align:center}
}
@media(max-width:640px){
  .form{grid-template-columns:1fr}
  .area-grid,.area-grid.wide{grid-template-columns:1fr}
  .area-grid:not(.wide) .area:last-child{grid-column:auto}
  .facts,.foot-grid{grid-template-columns:1fr}
  .picks{padding:28px 22px}
  .section,.intro{padding:64px 0}
}

/* maps */
.map-wrap{max-width:900px;margin:0 auto}
.map{position:relative;border-radius:2px;overflow:hidden;border:1px solid var(--line);aspect-ratio:16/9;background:var(--pine-soft)}
.map iframe{position:absolute;inset:0;width:100%;height:100%;border:0}
.map-cap{display:flex;justify-content:space-between;gap:16px;flex-wrap:wrap;margin-top:12px;font-size:13px;color:var(--mut)}
.map-cap a{text-decoration:none}
@media(max-width:640px){.map{aspect-ratio:4/5}}

.page-photo .cap .credit{opacity:.7;margin-left:10px;letter-spacing:.08em}

/* ---- button motion ---- */
.btn{position:relative;overflow:hidden;isolation:isolate;transition:transform .22s ease,box-shadow .22s ease,background-color .22s ease,color .22s ease,border-color .22s ease}
.btn:hover{transform:translateY(-2px);box-shadow:0 10px 22px -12px rgba(21,42,31,.55)}
.btn:active{transform:translateY(0);box-shadow:0 4px 10px -8px rgba(21,42,31,.5);transition-duration:.08s}
/* outlined: pine fills from the left */
.btn-ghost::before{content:"";position:absolute;inset:0;background:var(--pine);transform:scaleX(0);transform-origin:left center;transition:transform .3s cubic-bezier(.65,0,.35,1);z-index:-1}
.btn-ghost:hover{color:var(--ivory);background:transparent}
.btn-ghost:hover::before{transform:scaleX(1)}
/* solid pine: light sweep */
.btn-pine::after{content:"";position:absolute;top:0;bottom:0;left:-60%;width:45%;background:linear-gradient(100deg,transparent,rgba(252,250,245,.22),transparent);transform:skewX(-18deg);transition:left .55s ease;z-index:-1;pointer-events:none}
.btn-pine:hover{background:var(--pine)}
.btn-pine:hover::after{left:120%}
.btn-pine{z-index:0}
/* ivory on pine panels: soft sweep too */
.btn-ivory::after{content:"";position:absolute;top:0;bottom:0;left:-60%;width:45%;background:linear-gradient(100deg,transparent,rgba(31,59,44,.12),transparent);transform:skewX(-18deg);transition:left .55s ease;pointer-events:none}
.btn-ivory:hover::after{left:120%}
/* nav contact button */
.links a.cta{transition:background-color .22s ease,color .22s ease,transform .22s ease}
.links a.cta:hover{background:var(--pine);color:var(--ivory);transform:translateY(-1px)}
/* hero entrance */
@keyframes rise{from{opacity:0;transform:translateY(14px)}to{opacity:1;transform:none}}
.hero .eyebrow,.hero h1,.hero p,.hero .ctas .btn{animation:rise .7s cubic-bezier(.2,.7,.2,1) both}
.hero h1{animation-delay:.08s}.hero p{animation-delay:.18s}
.hero .ctas .btn:nth-child(1){animation-delay:.32s}.hero .ctas .btn:nth-child(2){animation-delay:.42s}
.hero .ctas .btn{animation-fill-mode:backwards}
@media(prefers-reduced-motion:reduce){
  .btn,.btn::before,.btn::after,.links a.cta,.area{transition:none!important;animation:none!important}
  .hero .eyebrow,.hero h1,.hero p,.hero .ctas .btn{animation:none!important}
  .btn:hover{transform:none}
}