/* Wendy Ricci · Saunders & Associates
   Cedar shingle brown, Hamptons sky blue, salt white. */
:root{
  --cedar:#24180c;
  --bark:#3d2914;
  --bark-2:#4a331b;
  --sky:#88c1d9;
  --sky-deep:#5f9fbb;
  --sky-pale:#cfe5ef;
  --salt:#f4f0e8;
  --sand:#d8c9ae;
  --ink:#24180c;
  --line:rgba(244,240,232,.16);
  --line-ink:rgba(36,24,12,.18);
  --serif:"Source Serif 4",Georgia,serif;
  --wide:"Lexend Exa",system-ui,sans-serif;
  --pad:clamp(20px,4.4vw,72px);
  --ease:cubic-bezier(.22,.7,.2,1);
}
*,*::before,*::after{box-sizing:border-box}
html,body{overflow-x:clip}
html{-webkit-text-size-adjust:100%}
body{margin:0;background:var(--cedar);color:var(--salt);font:400 18px/1.62 var(--serif);font-optical-sizing:auto;-webkit-font-smoothing:antialiased}
img,video{display:block;max-width:100%}
a{color:inherit}
button{font:inherit;color:inherit;background:none;border:0;cursor:pointer;padding:0}
h1,h2,h3{font-family:var(--serif);font-weight:400;letter-spacing:-.012em;line-height:1.08;margin:0}
p{margin:0 0 1em}
.wrap{width:100%;max-width:1360px;margin:0 auto;padding:0 var(--pad)}
.fine{font:300 12px/1.6 var(--wide);letter-spacing:.04em;opacity:.7;margin-top:28px;max-width:70ch}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:10px;height:48px;padding:0 26px;font:400 12px/1 var(--wide);letter-spacing:.16em;text-transform:uppercase;text-decoration:none;transition:background .3s,color .3s,border-color .3s}
.btn-sky{background:var(--sky);color:var(--cedar)}
.btn-sky:hover{background:var(--salt)}
.btn-ghost{border:1px solid currentColor}
.btn-ghost:hover{background:var(--salt);color:var(--cedar);border-color:var(--salt)}
.link-line{font:400 12px/1.4 var(--wide);letter-spacing:.12em;text-transform:uppercase;text-decoration:none;border-bottom:1px solid currentColor;padding-bottom:4px;transition:opacity .3s}
.link-line:hover{opacity:.65}

/* nav */
.nav{position:fixed;inset:0 0 auto;z-index:40;display:flex;align-items:center;justify-content:space-between;gap:24px;padding:18px var(--pad);transition:background .4s,padding .4s}
.nav.is-solid{background:rgba(36,24,12,.94);backdrop-filter:blur(8px);padding-top:12px;padding-bottom:12px}
.mark{text-decoration:none;display:flex;flex-direction:column;gap:4px}
.mark-name{font:400 17px/1 var(--wide);letter-spacing:.3em;text-transform:uppercase;color:var(--sky)}
.mark-sub{font:300 10px/1 var(--wide);letter-spacing:.24em;text-transform:uppercase;opacity:.75}
.nav-links{display:flex;gap:30px}
.nav-links a{font:400 11px/1 var(--wide);letter-spacing:.18em;text-transform:uppercase;text-decoration:none;opacity:.85}
.nav-links a:hover{opacity:1;color:var(--sky)}
.nav-act{display:flex;align-items:center;gap:22px}
.nav-tel{font:400 12px/1 var(--wide);letter-spacing:.1em;text-decoration:none}
.nav .btn{height:40px;padding:0 18px}

/* top */
.top{position:relative;height:100svh;min-height:600px;overflow:hidden;background:var(--cedar)}
.top-film{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.top-shade{position:absolute;inset:0;background:linear-gradient(180deg,rgba(36,24,12,.55) 0%,rgba(36,24,12,0) 22%,rgba(36,24,12,0) 42%,rgba(36,24,12,.82) 100%),linear-gradient(90deg,rgba(36,24,12,.5) 0%,rgba(36,24,12,0) 60%)}
.top-copy{position:absolute;left:var(--pad);right:var(--pad);bottom:clamp(40px,9vh,96px);max-width:820px}
.top-where{font:400 11px/1 var(--wide);letter-spacing:.24em;text-transform:uppercase;color:var(--sky);margin-bottom:22px}
.top h1{font-size:clamp(40px,5.6vw,84px);font-weight:400;line-height:1.02}
.top-lede{max-width:560px;margin:24px 0 32px;font-size:clamp(17px,1.3vw,19px);opacity:.92}
.top-act{display:flex;align-items:center;gap:30px;flex-wrap:wrap}
.top-cap{position:absolute;right:var(--pad);bottom:28px;font:300 10px/1 var(--wide);letter-spacing:.16em;text-transform:uppercase;opacity:.7;margin:0}

/* estate */
.estate{background:var(--cedar);padding-bottom:clamp(80px,10vw,150px)}
.estate-hero{position:relative;margin:0;height:min(92vh,980px);overflow:hidden}
.pl{position:absolute;inset:-8% 0;will-change:transform}
.pl img{width:100%;height:100%;object-fit:cover}
.estate-hero::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(36,24,12,0) 45%,rgba(36,24,12,.85) 100%)}
.estate-title{position:absolute;z-index:2;left:var(--pad);right:var(--pad);bottom:clamp(32px,6vh,72px);display:grid;grid-template-columns:1fr auto;align-items:end;gap:8px 40px}
.estate-title .tag{grid-column:1/-1;font:400 11px/1 var(--wide);letter-spacing:.22em;text-transform:uppercase;color:var(--sky)}
.estate-title h2{font-size:clamp(32px,4vw,60px)}
.estate-price{margin:0;font:300 clamp(22px,2.4vw,36px)/1 var(--wide);letter-spacing:.06em}
.estate-body{display:grid;grid-template-columns:minmax(0,1.25fr) minmax(0,1fr);gap:clamp(40px,7vw,120px);padding-top:clamp(64px,8vw,120px);padding-bottom:clamp(56px,7vw,100px)}
.big{font-size:clamp(26px,2.5vw,38px);line-height:1.2;margin-bottom:.9em}
.estate-words p:not(.big){max-width:58ch;opacity:.86}
.estate-facts{margin:0;align-self:start;border-top:1px solid var(--line)}
.estate-facts div{display:grid;grid-template-columns:120px 1fr;gap:16px;padding:16px 0;border-bottom:1px solid var(--line)}
.estate-facts dt{font:400 11px/1.7 var(--wide);letter-spacing:.18em;text-transform:uppercase;color:var(--sky)}
.estate-facts dd{margin:0}
.estate-walk{display:grid;grid-template-columns:repeat(12,minmax(0,1fr));gap:clamp(12px,1.4vw,22px);align-items:end}
.estate-walk figure{margin:0}
.estate-walk img{width:100%;height:100%;object-fit:cover}
.estate-walk figcaption{font:300 11px/1.5 var(--wide);letter-spacing:.08em;margin-top:12px;opacity:.75}
.w1{grid-column:1/8;aspect-ratio:3/2}
.w2{grid-column:8/13;aspect-ratio:4/3}
.w2 img,.w3 img{height:auto;aspect-ratio:3/2}
.w3{grid-column:2/7;margin-top:clamp(20px,4vw,60px)!important}
.w4{grid-column:7/13;margin-top:clamp(20px,4vw,60px)!important}
.w4 img{aspect-ratio:3/2;height:auto}
.w5{grid-column:1/6;aspect-ratio:4/3}
.w6{grid-column:6/12;aspect-ratio:16/9}
.plans{margin-top:clamp(70px,9vw,130px)}
.plans-head{display:flex;justify-content:space-between;align-items:end;gap:24px;flex-wrap:wrap;margin-bottom:22px}
.plans-head h3{font-size:clamp(26px,2.4vw,36px)}
.plans-tabs{display:flex;gap:6px;flex-wrap:wrap}
.plans-tabs button{font:400 11px/1 var(--wide);letter-spacing:.14em;text-transform:uppercase;padding:12px 16px;border:1px solid var(--line);transition:all .3s}
.plans-tabs button[aria-selected="true"]{background:var(--sky);color:var(--cedar);border-color:var(--sky)}
.plans-sheet{background:#fff;padding:clamp(12px,3vw,48px);display:flex;justify-content:center}
.plans-sheet img{max-height:72vh;width:auto;transition:opacity .35s}
.plans-foot{display:flex;gap:34px;flex-wrap:wrap;margin-top:24px}

/* season */
.season{background:var(--sky);color:var(--ink);padding:clamp(90px,11vw,160px) 0}
.season-head{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:clamp(32px,6vw,100px);align-items:end;margin-bottom:clamp(44px,5vw,72px)}
.season-head h2{font-size:clamp(38px,4.6vw,70px)}
.season-head p{max-width:52ch;margin:0}
.year{border-top:2px solid var(--ink);padding-top:26px}
.periods{display:flex;flex-wrap:wrap;gap:8px 8px;margin-bottom:34px}
.periods .grp{font:400 10px/1 var(--wide);letter-spacing:.2em;text-transform:uppercase;opacity:.65;width:100%;margin:10px 0 4px}
.periods .grp:first-child{margin-top:0}
.periods button{font:400 12px/1 var(--wide);letter-spacing:.06em;padding:12px 14px;border:1px solid rgba(36,24,12,.35);transition:background .25s,color .25s,border-color .25s}
.periods button:hover{border-color:var(--ink)}
.periods button[aria-pressed="true"]{background:var(--ink);color:var(--sky);border-color:var(--ink)}
.periods button sup{font-size:9px;margin-left:5px;opacity:.7;vertical-align:2px}
.ribbon{position:relative;padding-top:34px;user-select:none}
.ribbon-bands{position:relative;height:56px;background:repeating-linear-gradient(90deg,rgba(36,24,12,.08) 0 1px,transparent 1px calc(100%/12));border-top:1px solid var(--line-ink);border-bottom:1px solid var(--line-ink);overflow:hidden}
.band{position:absolute;top:0;bottom:0;background:var(--cedar);transition:left .55s var(--ease),width .55s var(--ease)}
.band::after{content:"";position:absolute;inset:0;background:repeating-linear-gradient(-45deg,rgba(136,193,217,.18) 0 2px,transparent 2px 9px)}
.ribbon-months{display:grid;grid-template-columns:repeat(12,1fr)}
.ribbon-months button{font:400 11px/1 var(--wide);letter-spacing:.12em;text-transform:uppercase;padding:14px 0 0 6px;text-align:left;opacity:.75}
.ribbon-months button:hover,.ribbon-months button.on{opacity:1;font-weight:500}
.ribbon-pin{position:absolute;top:0;left:var(--x);transform:translateX(-50%);font:400 10px/1 var(--wide);letter-spacing:.14em;text-transform:uppercase;white-space:nowrap;padding-bottom:22px}
.ribbon-pin::after{content:"";position:absolute;left:50%;top:16px;height:20px;width:1px;background:var(--ink)}
.sheet-head{display:flex;justify-content:space-between;align-items:baseline;gap:20px;margin:clamp(56px,6vw,84px) 0 0;padding-bottom:16px;border-bottom:2px solid var(--ink)}
.sheet-head p{margin:0}
#sheetTitle{font-size:clamp(26px,2.6vw,40px);line-height:1.1}
#sheetCount{font:400 12px/1 var(--wide);letter-spacing:.12em;text-transform:uppercase}
.sheet{list-style:none;margin:0;padding:0}
.row{display:grid;grid-template-columns:200px minmax(0,1fr) auto;gap:clamp(18px,3vw,44px);align-items:center;padding:20px 0;border-bottom:1px solid var(--line-ink);animation:rowin .6s var(--ease) both;animation-delay:calc(var(--i)*60ms)}
@keyframes rowin{from{opacity:0;transform:translateY(14px)}to{opacity:1;transform:none}}
.row-img{aspect-ratio:4/3;overflow:hidden;background:var(--sky-deep)}
.row-img img{width:100%;height:100%;object-fit:cover;transition:transform .8s var(--ease)}
.row:hover .row-img img{transform:scale(1.04)}
.row-town{font:400 10px/1 var(--wide);letter-spacing:.22em;text-transform:uppercase;margin-bottom:10px;opacity:.75}
.row-name{font-size:clamp(20px,1.7vw,25px);line-height:1.2;margin-bottom:8px}
.row-spec{font:300 12px/1.5 var(--wide);letter-spacing:.04em;margin:0 0 10px}
.row-also{font-size:15px;opacity:.78;margin:0}
.row-also b{font-weight:500}
.row-side{text-align:right;display:flex;flex-direction:column;align-items:flex-end;gap:14px}
.row-rate{font:300 clamp(22px,2.2vw,34px)/1 var(--wide);letter-spacing:.02em;white-space:nowrap}
.row-term{font:400 10px/1 var(--wide);letter-spacing:.16em;text-transform:uppercase;opacity:.7}
.row-links{display:flex;gap:18px}
.row-links a,.row-links button{font:400 11px/1.3 var(--wide);letter-spacing:.1em;text-transform:uppercase;text-decoration:none;border-bottom:1px solid currentColor;padding-bottom:3px}

/* sold */
.sold{background:var(--bark);padding:clamp(90px,11vw,160px) 0;position:relative}
.sold-head{display:grid;grid-template-columns:minmax(0,1.2fr) minmax(0,1fr);gap:clamp(32px,6vw,100px);align-items:end;margin-bottom:clamp(50px,6vw,90px)}
.sold-head h2{font-size:clamp(34px,4vw,60px)}
.sold-head p{margin:0;max-width:44ch;opacity:.86}
.fork{position:relative;display:grid;grid-template-columns:repeat(var(--n),minmax(0,1fr));gap:0 18px;padding-top:58px}
.fork::before{content:"";position:absolute;left:0;right:0;top:18px;height:1px;background:var(--sky);opacity:.7}
.fork::after{content:"EAST";position:absolute;right:0;top:0;font:400 10px/1 var(--wide);letter-spacing:.3em;color:var(--sky)}
.stop{position:relative}
.stop::before{content:"";position:absolute;left:0;top:-45px;width:9px;height:9px;border-radius:50%;background:var(--sky)}
.stop h3{font:400 11px/1.3 var(--wide);letter-spacing:.16em;text-transform:uppercase;color:var(--sky);margin-bottom:16px;min-height:2.6em}
.stop ul{list-style:none;margin:0;padding:0}
.stop li{padding:10px 0;border-top:1px solid var(--line);cursor:default}
.stop li span{display:block;font-size:16px;line-height:1.3}
.stop li em{font:300 12px/1.4 var(--wide);font-style:normal;opacity:.75;letter-spacing:.03em}
.stop li:hover span{color:var(--sky)}
.peek{position:fixed;left:0;top:0;width:280px;aspect-ratio:4/3;pointer-events:none;z-index:30;opacity:0;transition:opacity .25s;box-shadow:0 20px 50px rgba(0,0,0,.4)}
.peek.on{opacity:1}
.peek img{width:100%;height:100%;object-fit:cover}

/* wendy */
.wendy{background:var(--salt);color:var(--ink);padding:clamp(90px,11vw,160px) 0}
.wendy-grid{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.05fr);gap:clamp(40px,7vw,120px);align-items:start}
.wendy-photo{margin:0;position:sticky;top:110px;aspect-ratio:4/5;overflow:hidden}
.wendy-photo img{width:100%;height:100%;object-fit:cover;object-position:46% 30%}
.wendy-text h2{font-size:clamp(34px,3.6vw,54px);margin-bottom:32px}
.wendy-text>p{max-width:56ch}
.creds{margin:40px 0;border-top:1px solid var(--line-ink)}
.creds div{display:grid;grid-template-columns:150px 1fr;gap:16px;padding:15px 0;border-bottom:1px solid var(--line-ink)}
.creds dt{font:400 11px/1.7 var(--wide);letter-spacing:.14em;text-transform:uppercase;color:#2f6f8c}
.creds dd{margin:0}
.off{font-style:italic;opacity:.85}

/* words */
.words{background:var(--cedar);padding:clamp(90px,11vw,160px) 0}
blockquote{margin:0}
blockquote cite{display:block;margin-top:16px;font:400 10px/1 var(--wide);font-style:normal;letter-spacing:.2em;text-transform:uppercase;color:var(--sky)}
.lead{max-width:1060px;margin-bottom:clamp(60px,7vw,110px)}
.lead p{font-size:clamp(28px,3.3vw,50px);line-height:1.18;margin:0}
.words-cols{columns:2 420px;column-gap:clamp(40px,6vw,100px)}
.words-cols blockquote{break-inside:avoid;padding:26px 0 30px;border-top:1px solid var(--line)}
.words-cols p{font-size:clamp(19px,1.5vw,22px);line-height:1.45;margin:0}

/* reach */
.reach{position:relative;background:var(--bark);overflow:hidden;padding:clamp(110px,13vw,190px) 0}
.reach-img{position:absolute;inset:-10% 0;opacity:.28}
.reach-img img{width:100%;height:100%;object-fit:cover}
.reach::before{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(90deg,rgba(61,41,20,.96) 0%,rgba(61,41,20,.7) 60%,rgba(61,41,20,.4) 100%)}
.reach-in{position:relative;z-index:2}
.reach h2{font-size:clamp(36px,4.4vw,66px);max-width:14ch}
.reach-in>p{margin:22px 0 46px;max-width:44ch;opacity:.9}
.reach-grid{display:grid;grid-template-columns:repeat(2,max-content);gap:0 clamp(40px,8vw,120px);margin-bottom:46px}
.reach-grid .k{font:400 10px/1 var(--wide);letter-spacing:.22em;text-transform:uppercase;color:var(--sky);margin:22px 0 8px}
.reach-grid a,.reach-grid p:not(.k){font-size:20px;text-decoration:none;margin:0}
.reach-grid a:hover{color:var(--sky)}
.reach-act{display:flex;gap:14px;flex-wrap:wrap}

/* foot */
.foot{background:var(--cedar);padding:56px 0 64px;border-top:1px solid var(--line)}
.foot-in{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.3fr);gap:40px;font-size:14px;opacity:.8}
.foot-name{font:400 13px/1 var(--wide);letter-spacing:.28em;text-transform:uppercase;color:var(--sky);margin-bottom:14px}
.foot-legal{font-size:12px;line-height:1.6;margin:0}

/* desk */
.desk{position:fixed;inset:0;z-index:60;visibility:hidden;background:rgba(20,13,6,0);transition:background .4s,visibility 0s .4s}
.desk.open{visibility:visible;background:rgba(20,13,6,.5);transition:background .4s}
.desk-panel{position:absolute;top:0;right:0;bottom:0;width:min(460px,100%);background:var(--salt);color:var(--ink);display:flex;flex-direction:column;transform:translateX(100%);transition:transform .5s var(--ease)}
.desk.open .desk-panel{transform:none}
.desk-top{display:flex;align-items:center;gap:14px;padding:18px 22px;background:var(--bark);color:var(--salt)}
.desk-top img{width:46px;height:46px;border-radius:50%;object-fit:cover;object-position:46% 22%}
.desk-top p{margin:0;font:400 13px/1.2 var(--wide);letter-spacing:.14em;text-transform:uppercase;color:var(--sky)}
.desk-top span{font-size:13px;opacity:.8}
.desk-x{margin-left:auto;font-size:30px;line-height:1;width:40px;height:40px}
.desk-log{flex:1;overflow-y:auto;padding:22px;display:flex;flex-direction:column;gap:12px;overscroll-behavior:contain}
.msg{max-width:88%;padding:12px 16px;font-size:16px;line-height:1.5;animation:rowin .4s var(--ease) both}
.msg.w{background:#fff;border-left:2px solid var(--sky-deep)}
.msg.u{align-self:flex-end;background:var(--bark);color:var(--salt)}
.desk-in{padding:16px 22px 22px;border-top:1px solid var(--line-ink);display:flex;flex-direction:column;gap:12px;max-height:52%;overflow-y:auto}
.chips{display:flex;flex-wrap:wrap;gap:8px}
.chips button{font:400 12px/1.2 var(--wide);letter-spacing:.04em;padding:11px 13px;border:1px solid rgba(36,24,12,.35);background:#fff;text-align:left}
.chips button:hover{border-color:var(--ink);background:var(--sky-pale)}
.desk-in input,.desk-in textarea{width:100%;font:400 16px/1.4 var(--serif);padding:12px 14px;border:1px solid rgba(36,24,12,.35);background:#fff;color:var(--ink);border-radius:0}
.desk-in textarea{min-height:120px;resize:vertical}
.desk-in .btn{height:46px}
.sendrow{display:flex;gap:8px;flex-wrap:wrap}
.sendrow .btn{flex:1 1 120px}
.sendrow .btn-ghost{color:var(--ink)}
.sendrow .btn-ghost:hover{background:var(--ink);color:var(--salt)}
.small{font:300 11px/1.5 var(--wide);letter-spacing:.03em;opacity:.7;margin:0}

/* reveal */
.rv{opacity:0;transform:translateY(24px);transition:opacity 1s var(--ease),transform 1s var(--ease)}
.rv.in{opacity:1;transform:none}

/* responsive */
@media (max-width:1100px){
  .nav-links{display:none}
}
@media (max-width:860px){
  body{font-size:17px}
  .nav{padding:14px 18px}
  .nav-tel{display:none}
  .mark-name{font-size:14px;letter-spacing:.24em}
  .mark-sub{font-size:9px}
  .top-copy{bottom:76px}
  .top h1{font-size:clamp(36px,10.4vw,48px)}
  .top-lede{margin:18px 0 26px}
  .top-cap{left:var(--pad);right:auto;bottom:26px}
  .estate-hero{height:78svh}
  .estate-title{grid-template-columns:1fr}
  .estate-body,.season-head,.sold-head,.wendy-grid,.foot-in{grid-template-columns:1fr}
  .estate-facts div{grid-template-columns:100px 1fr}
  .estate-walk{grid-template-columns:repeat(6,minmax(0,1fr))}
  .w1{grid-column:1/7}.w2{grid-column:1/4}.w3{grid-column:4/7;margin-top:0!important}
  .w4{grid-column:1/7;margin-top:0!important}.w5{grid-column:1/4}.w6{grid-column:4/7;aspect-ratio:4/3}
  .w2 figcaption,.w3 figcaption{display:none}
  .plans-tabs{width:100%}
  .plans-tabs button{flex:1 1 40%}
  .periods{flex-wrap:nowrap;overflow-x:auto;margin:0 calc(var(--pad)*-1) 26px;padding:0 var(--pad) 6px;scrollbar-width:none}
  .periods::-webkit-scrollbar{display:none}
  .periods .grp{display:none}
  .periods button{flex:0 0 auto}
  .ribbon-months button{font-size:9px;letter-spacing:.02em;padding-left:2px}
  .ribbon-bands{height:40px}
  .row{grid-template-columns:110px minmax(0,1fr);gap:16px;align-items:start}
  .row-side{grid-column:1/-1;flex-direction:row;justify-content:space-between;align-items:center;text-align:left}
  .row-also{font-size:14px}
  .fork{grid-template-columns:1fr;padding-top:0}
  .fork::before,.fork::after{display:none}
  .stop{padding-left:26px;border-left:1px solid var(--sky);padding-bottom:30px}
  .stop::before{left:-5px;top:2px}
  .stop h3{min-height:0}
  .peek{display:none}
  .wendy-photo{position:relative;top:0;aspect-ratio:4/4.4}
  .creds div{grid-template-columns:110px 1fr}
  .reach-grid{grid-template-columns:1fr}
  .reach-act .btn{flex:1}
}
/* pins hang either side of their line so they never collide */
.ribbon-pin:first-of-type{transform:translateX(calc(-100% + 1px));padding-right:8px}
.ribbon-pin:last-of-type{transform:none;padding-left:8px}
.ribbon-pin:first-of-type::after{left:auto;right:0}
.ribbon-pin:last-of-type::after{left:0}
.row-links a,.row-links button,.sendrow .btn{white-space:nowrap}
.sendrow .btn{letter-spacing:.1em;padding:0 12px}
@media (max-width:860px){.hide-s{display:none}.top-where{letter-spacing:.18em}}