@font-face{font-family:'DM Sans';font-style:normal;font-weight:400 700;font-display:swap;src:url(/assets/fonts/DMSans-latin.woff2) format('woff2')}
@font-face{font-family:'Manrope';font-style:normal;font-weight:400 800;font-display:swap;src:url(/assets/fonts/Manrope-latin.woff2) format('woff2')}

/* Black Point Realty — styles follow Kevin's Base44 design (black/ivory, Manrope + Georgia italic, DM Sans body) */
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;text-size-adjust:100%}
body{margin:0;color:#151515;background:#f6f5f2;font-family:"DM Sans",system-ui,-apple-system,"Segoe UI",sans-serif;font-size:16px;line-height:1.5;-webkit-font-smoothing:antialiased;overflow-x:hidden}
img,svg{display:block;max-width:100%}
h1,h2,h3{letter-spacing:-.055em;font-family:Manrope,system-ui,sans-serif;line-height:1.09;margin:0;overflow-wrap:break-word}
h1{font-size:clamp(3.9rem,8vw,8.5rem);font-weight:700}
h2{font-size:clamp(2.6rem,5vw,5.4rem);font-weight:650}
h3{font-size:1.7rem;font-weight:650}
em{letter-spacing:-.055em;font-family:Georgia,"Times New Roman",serif;font-weight:400}
p{margin:0 0 1em}
a{color:inherit;text-decoration:none}
button{cursor:pointer;font:inherit;color:inherit}
:focus-visible{outline:2px solid #9e9e9e;outline-offset:3px}
.skip{position:absolute;left:-9999px;top:0;z-index:50;background:#fff;color:#111;padding:12px 16px;font-size:13px;font-weight:700}
.skip:focus{left:12px;top:12px}
.vh{position:absolute!important;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}

.announcement{color:#dedede;text-align:center;letter-spacing:.23em;background:#151515;padding:11px 20px;font-size:10px;line-height:1.6}
.announcement span{color:#9e9e9e;margin:0 14px}

.header{z-index:20;background:#080808;border-bottom:1px solid #282828;display:flex;justify-content:space-between;align-items:center;height:88px;padding:0 clamp(20px,5.3vw,90px);position:relative}
.brand{display:block;flex-shrink:0;width:300px;height:67px}
.brand img{width:100%;height:100%;object-fit:contain;object-position:left center}
.nav{display:flex;align-items:center;gap:clamp(14px,2vw,34px)}
.nav>a{letter-spacing:.13em;color:#f0f0f0;font-size:10px;font-weight:700}
.nav>a:hover,.nav>a[aria-current=page]{color:#9a9a9a}
.nav .navcta{color:#151515;background:#ededed;display:flex;align-items:center;gap:14px;padding:15px 18px}
.nav .navcta:hover{color:#151515;background:#fff}
.menu{background:none;border:0;color:#fff;display:none;padding:8px;margin-right:-8px}

.hero{color:#fff;background-color:#0c0e10;background-position:50%;background-size:cover;display:flex;align-items:center;min-height:690px;padding:90px clamp(24px,8vw,138px);position:relative;
 background-image:linear-gradient(90deg,rgba(12,14,16,.89) 0%,rgba(12,14,16,.72) 43%,rgba(12,14,16,.12) 100%),url(/assets/img/hero-1800.webp)}
.hero-inner{max-width:840px}
.eyebrow{letter-spacing:.22em;text-transform:uppercase;display:flex;align-items:center;gap:13px;margin-bottom:25px;font-size:11px;font-weight:700}
.tagline{opacity:.8;background:currentColor;width:28px;height:1px;flex-shrink:0}
.hero h1{margin:0 0 24px}
.hero p{color:#eee;max-width:510px;font-size:18px;line-height:1.7}
.buttons{display:flex;flex-wrap:wrap;gap:12px;margin-top:35px}
.btn{letter-spacing:.12em;display:inline-flex;justify-content:space-between;align-items:center;gap:30px;min-width:205px;padding:17px 23px;font-size:11px;font-weight:800;transition:transform .2s}
.btn:hover{transform:translateY(-3px)}
.btn-white{color:#111;background:#f6f5f2}
.btn-outline{color:#fff;background:none;border:1px solid #ddd}
.hero-side{letter-spacing:.18em;font-size:9px;position:absolute;bottom:28px;right:35px}

.section{padding:110px clamp(24px,7vw,125px)}
.intro,.sectionhead{display:grid;grid-template-columns:1.15fr .85fr;align-items:end;gap:7vw}
.introtext p,.sectionhead>p,.bodylead{color:#666;margin:0 0 18px;font-size:17px;line-height:1.8}
.textlink{letter-spacing:.13em;display:inline-flex;align-items:center;gap:24px;margin-top:17px;font-size:11px;font-weight:700}
.textlink:hover{color:#777}

.unlocked-promo{color:#fff;background:#151515;display:grid;grid-template-columns:1fr 1fr;min-height:550px}
.unlocked-left{align-self:center;padding:clamp(40px,7vw,105px)}
.unlocked-left h2{margin:0 0 24px;font-size:clamp(3rem,5.6vw,6.1rem);line-height:1.1}
.unlocked-left p{color:#c8c8c8;max-width:490px;margin-bottom:30px;font-size:16px;line-height:1.8}
.unlocked-photo{background:#222 url(/assets/img/modern-900.webp) 50%/cover;position:relative}
.unlocked-photo::before{content:"";background:linear-gradient(90deg,rgba(21,21,21,.333),transparent);position:absolute;inset:0}
.vertical-title{color:#fff;letter-spacing:.17em;font-size:10px;position:absolute;bottom:30px;left:30px;right:30px}

.servicegrid,.episodegrid{display:grid;grid-template-columns:repeat(3,1fr);gap:17px;margin-top:50px}
.service{color:#151515;background:#eae8e3;display:flex;flex-direction:column;align-items:flex-start;min-height:300px;padding:35px;transition:background .2s}
.service:hover{background:#dedbd4}
.service span{letter-spacing:.17em;margin-top:42px;font-size:10px;font-weight:700}
.service h3{margin:14px 0}
.service p{color:#666;flex:1 1 0%;font-size:14px;line-height:1.6}
.service>svg:last-child{margin-left:auto}

.darksection{color:#f6f5f2;background:#1a1a1a}
.darksection p{color:#b9b9b9}
.places{border-top:1px solid #494949;margin-top:50px}
.places a{color:#fff;border-bottom:1px solid #494949;display:flex;align-items:center;gap:25px;padding:23px 0;font-family:Manrope,sans-serif;font-size:clamp(1.2rem,2.6vw,2.2rem);font-weight:600}
.places a:hover{color:silver}
.places a span{color:#999;font-size:11px}
.places a svg{margin-left:auto;flex-shrink:0}

.cta-section{text-align:center;background:#e5e2dc;padding:115px 24px}
.cta-section .eyebrow{justify-content:center}
.cta-section h2{margin:0 0 22px}
.cta-section p{color:#666;margin-bottom:28px}
.cta-section .btn{color:#fff;background:#171717}

.interiorhead{color:#fff;background:#191919;min-height:460px;padding:105px clamp(24px,8vw,138px) 115px}
.interiorhead h1{margin:0 0 25px;font-size:clamp(3.5rem,7vw,7rem)}
.interiorhead p{color:#c8c8c8;max-width:660px;font-size:18px;line-height:1.7}
.interiorhead .btn{color:#000;background:#fff;margin-top:20px}
.unlocked-head{background:#141414;position:relative;overflow:hidden}
.unlocked-head::after{content:"BP";opacity:.03;pointer-events:none;font-family:Manrope,sans-serif;font-size:26vw;font-weight:800;line-height:1;position:absolute;top:0;right:3vw}

.episode{color:#141414;background:#e9e6e0;display:block}
.episodeimg{filter:grayscale(30%);background-color:#bbb;background-position:50%;background-size:cover;height:250px}
.episodebody{padding:28px}
.episode-label{letter-spacing:.18em;color:#666;font-size:10px;font-weight:800}
.episodebody h3{margin:15px 0}
.episodebody p{color:#666;min-height:72px;font-size:14px;line-height:1.7}
.episodebody span{letter-spacing:.15em;display:flex;justify-content:space-between;align-items:center;margin-top:28px;font-size:10px;font-weight:800}
.episode:hover .episodebody span{color:#777}
.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:35px;margin-top:55px}
.steps>div{border-top:1px solid #5c5c5c;padding-top:24px}
.steps b{color:#aaa;font-size:12px}
.steps h3{margin:30px 0 12px}
.steps p{line-height:1.7}

.communitygrid{display:grid;grid-template-columns:repeat(3,1fr);gap:15px;margin-top:38px}
.communitygrid a{color:#171717;background:#e8e5df;min-height:190px;padding:30px;display:block;transition:background .2s}
.communitygrid a:hover{background:#dedbd4}
.communitygrid a.current{outline:2px solid #171717;outline-offset:-2px}
.communitygrid span{color:#777;font-size:11px}
.communitygrid h3{margin:25px 0 10px}
.communitygrid p{color:#666;font-size:13px;margin:0}
.communitygrid svg{float:right}

.narrow{max-width:1000px;margin:auto}
.votegrid{display:grid;grid-template-columns:repeat(3,1fr);gap:12px;margin:35px 0}
.vote{text-align:left;color:#151515;background:#e7e4de;border:1px solid #d5d1ca;padding:27px 18px;font-size:20px;font-weight:700}
.vote span{color:#777;margin-right:16px;font-size:12px}
.vote:hover{border-color:#999}
.vote.selected{color:#fff;background:#191919;border-color:#191919}
.vote.selected span{color:#aaa}
.darkbutton{color:#fff;letter-spacing:.12em;background:#171717;border:0;display:inline-flex;align-items:center;gap:20px;padding:19px 25px;font-size:11px;font-weight:800}
.darkbutton:disabled{opacity:.5;cursor:not-allowed}
.analysis,.success{background:#fff;border:1px solid #dad8d1;margin-top:25px;padding:30px}
.analysis h3,.success h3{margin:15px 0}
.analysis p,.success p{line-height:1.7;margin:0}
.success .ref{color:#777;font-size:13px;margin-top:10px}
.smallprint{color:#777;margin-top:20px;font-size:12px;line-height:1.6}
.formsection{display:grid;grid-template-columns:1fr 1fr;gap:7vw}
.formsection h2{margin:0 0 22px}
.leadform{background:#fff;border:1px solid #e1ded7;padding:34px;min-width:0}
.leadform label{letter-spacing:.06em;display:flex;flex-direction:column;gap:9px;margin-bottom:19px;font-size:12px;font-weight:700}
.leadform input,.leadform textarea{width:100%;font:inherit;font-weight:400;letter-spacing:normal;color:#151515;background:#fff;border:1px solid #d8d5d0;border-radius:0;outline-color:#222;padding:14px;font-size:16px;-webkit-appearance:none;appearance:none}
.leadform textarea{resize:vertical;min-height:130px}
.twocol{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.twocol>label{min-width:0}
.hp{position:absolute!important;left:-10000px;width:1px;height:1px;overflow:hidden}
.alert{color:#9b1c1c;background:#fdf1f1;border:1px solid #f0caca;padding:12px 14px;margin:18px 0 0;font-size:14px;line-height:1.5}

.footer{color:#fff;background:#101010;padding:70px clamp(24px,7vw,125px) 25px}
.footergrid{display:grid;grid-template-columns:2fr 1fr 1fr;gap:55px}
.footergrid>div{display:flex;flex-direction:column;align-items:flex-start;gap:16px}
.footergrid p{color:#b5b5b5;max-width:340px;margin:0;font-size:13px;line-height:1.7}
.footergrid b{letter-spacing:.16em;margin-bottom:14px;font-size:11px}
.footergrid a:not(.brand){color:#bbb;font-size:13px}
.footergrid a:not(.brand):hover{color:#fff}
.footer .brand{width:300px;height:67px}
.fineprint{color:#868686;border-top:1px solid #343434;margin-top:65px;padding-top:24px;font-size:11px;line-height:1.8;display:flex;gap:16px;align-items:flex-start}
.fineprint p{margin:0 0 6px}
.fineprint a{color:#a8a8a8;text-decoration:underline;text-underline-offset:2px}
.fineprint strong{color:#d0d0d0;font-weight:700}
.eho{flex-shrink:0;width:34px;height:34px;color:#bdbdbd}

/* leads admin */
.leadsbox{background:#fff;border:1px solid #e1ded7;padding:28px;margin-top:30px;overflow-wrap:anywhere}
.leadsbox table{width:100%;border-collapse:collapse;font-size:14px}
.leadsbox th,.leadsbox td{text-align:left;vertical-align:top;border-bottom:1px solid #eee;padding:10px 8px}
.leadsbox th{font-size:11px;letter-spacing:.12em;color:#777}
.leadrow{border-bottom:1px solid #eee;padding:16px 0}
.leadrow b{font-family:Manrope,sans-serif}
.leadrow small{color:#777;display:block;margin:2px 0 8px}
.leadrow pre{white-space:pre-wrap;font:inherit;margin:0;color:#444}

@media (max-width:1120px){
 .header .brand{width:235px;height:55px}
 .nav{gap:13px}
}
@media (max-width:1000px){
 .nav>a{font-size:9px}
 .nav .navcta{padding:13px 14px;gap:10px}
 .header{padding:0 24px}
 .formsection{gap:30px}
 .section{padding:75px 30px}
 .hero{min-height:590px}
 .unlocked-left{padding:45px}
}
@media (max-width:750px){
 .header{height:72px}
 .header .brand{width:215px;height:53px}
 .menu{display:block}
 .nav{background:#111;flex-direction:column;align-items:stretch;padding:25px;display:none;position:absolute;top:72px;left:0;right:0;box-shadow:0 15px 30px rgba(0,0,0,.133)}
 .nav.open{display:flex}
 .nav>a{padding:12px 10px;font-size:12px}
 .nav .navcta{justify-content:space-between;padding:15px 12px;margin-top:8px}
 .intro,.sectionhead,.formsection{grid-template-columns:1fr;gap:25px}
 .footergrid{grid-template-columns:1fr;gap:40px}
 .footer .brand{width:260px;height:60px}
 .interiorhead{min-height:380px;padding:80px 25px}
 .interiorhead h1{font-size:clamp(3.2rem,12vw,5rem)}
 .votegrid,.twocol{grid-template-columns:1fr}
 .leadform{padding:24px}
 .hero{background-image:linear-gradient(90deg,rgba(12,14,16,.89) 0%,rgba(12,14,16,.72) 60%,rgba(12,14,16,.35) 100%),url(/assets/img/hero-900.webp);background-position:60%;min-height:600px;padding:65px 25px}
 .hero h1{font-size:clamp(3.7rem,13vw,6rem)}
 .hero-side{display:none}
 .hero p{font-size:16px}
 .btn{min-width:0;width:100%}
 .unlocked-promo{grid-template-columns:1fr}
 .unlocked-photo{grid-row:1;min-height:290px}
 .unlocked-left{padding:55px 26px}
 .servicegrid,.episodegrid,.steps,.communitygrid{grid-template-columns:1fr}
 .service{min-height:240px}
 .section{padding:65px 24px}
 .announcement{letter-spacing:.16em;padding:10px 14px}
 .announcement span{margin:0 8px}
 .fineprint{flex-direction:column}
}
@media (prefers-reduced-motion:reduce){*{transition:none!important}}

/* v3: HUD Homes (from Kevin's Base44 design) */
.hud-nav{color:#fff;background:#111;justify-content:space-between;align-items:center;gap:15px;padding:24px 7vw;display:flex}
.hud-nav a{color:#fff;letter-spacing:.09em;align-items:center;gap:8px;font-size:12px;font-weight:700;display:flex}
.hud-search{flex-wrap:wrap;gap:12px;margin:35px 0;display:flex}
.hud-search label{background:#fff;border:1px solid #d7d5d1;align-items:center;gap:12px;padding:13px 18px;display:flex}
.hud-search input,.hud-search select{background:0 0;border:none;outline:none;min-width:170px}
.hud-search span{font-size:10px;font-weight:700}
.hud-grid{grid-template-columns:repeat(3,minmax(0,1fr));gap:20px;display:grid}
.hud-card{background:#fff}
.hud-card-image{background:#ddd;justify-content:center;align-items:center;height:225px;display:flex}
.hud-card-image img{-o-object-fit:cover;object-fit:cover;width:100%;height:100%}
.hud-card-body{padding:24px}
.hud-card-body h3{margin:15px 0}
.hud-card-body p{color:#666;align-items:center;gap:6px;font-size:14px;display:flex}
.hud-broker{font-size:12px!important}
.hud-actions{flex-direction:column;gap:12px;margin-top:25px;display:flex}
.hud-actions a{letter-spacing:.07em;justify-content:space-between;font-size:11px;font-weight:700;display:flex}
.hud-empty{background:#edeae5;border:1px solid #d0ccc5;max-width:800px;padding:45px}
.hud-empty h3{margin:20px 0}
.hud-empty p{line-height:1.7}
.hud-empty .darkbutton{margin:15px 0}
.hud-disclosure{margin-top:40px;font-size:13px;line-height:1.7}
.hud-search-button{color:#fff;letter-spacing:.08em;cursor:pointer;background:#161616;border:1px solid #161616;align-items:center;gap:12px;padding:15px 22px;font-size:12px;font-weight:800;display:flex}
.hud-search-button:hover{background:#414141}
.hud-search-reset{cursor:pointer;background:0 0;border:1px solid #aaa;padding:13px 20px;font-size:12px;font-weight:700}
.hud-results-status{color:#666;margin:-15px 0 28px;font-size:13px}
.hud-detail-hero{background:#f3f1ec;grid-template-columns:1.2fr 1fr;gap:5vw;padding:65px 7vw;display:grid}
.hud-detail-hero>div:first-child{background:#d4d0c8;min-height:360px}
.hud-detail-hero img{-o-object-fit:cover;object-fit:cover;width:100%;height:100%;min-height:360px;max-height:580px}
.hud-photo-pending{color:#78746f;flex-direction:column;justify-content:center;align-items:center;gap:20px;min-height:360px;display:flex}
.hud-photo-pending span{letter-spacing:.18em;font-size:11px}
.hud-detail-hero h1{margin:10px 0 20px;font-size:clamp(2.8rem,5vw,5rem)}
.hud-detail-hero p{color:#555;align-items:center;gap:8px;line-height:1.7;display:flex}
.hud-stats{border-block:1px solid #d5d1ca;gap:30px;margin:25px 0;padding:25px 0;display:flex}
.hud-stats b{flex-direction:column;font-size:27px;display:flex}
.hud-stats small{letter-spacing:.1em;color:#888;font-size:10px}
.hud-detail-lower{grid-template-columns:1fr 1fr;gap:7vw;display:grid}
.hud-detail-lower p{color:#666;font-size:16px;line-height:1.8}
.hud-thumbnails{gap:8px;padding:12px 0;display:flex;overflow-x:auto}
.hud-thumbnails button{cursor:pointer;background:0 0;border:2px solid #0000;flex:none;width:88px;height:65px;padding:0}
.hud-thumbnails button.active{border-color:#151515}
.hud-thumbnails button img{-o-object-fit:cover;object-fit:cover;width:100%;height:100%;min-height:0}
@media (max-width:850px){.hud-grid{grid-template-columns:1fr 1fr}}
@media (max-width:620px){.hud-grid{grid-template-columns:1fr}.hud-nav{flex-direction:column;align-items:flex-start}.hud-search label,.hud-search-button,.hud-search-reset{width:100%}.hud-search input,.hud-search select{min-width:0;width:100%}}
@media (max-width:760px){.hud-detail-hero,.hud-detail-lower{grid-template-columns:1fr;padding:35px 24px}.hud-stats{gap:16px}}
.hud-nav a:hover{opacity:.75}
.hud-card[hidden]{display:none}
.hud-card-image{overflow:hidden;color:#8a8680}
.hud-card-body h3 a:hover,.hud-actions a:hover{opacity:.7}
.hud-meta{font-size:12px!important;letter-spacing:.04em;color:#444!important}
.hud-source{color:#666;font-size:13px;line-height:1.7;margin:-12px 0 28px}
.hud-source a,.hud-disclosure a,.hud-detail-hero a.hud-official,.hud-detail-lower a{text-decoration:underline;text-underline-offset:3px}
.hud-detail-hero p.hud-official-line{margin-top:18px}
.hud-detail-hero>div:first-child{min-width:0}
.hud-detail-hero img[data-main]{width:100%}
.hud-nomatch{color:#666}
.hud-flood{color:#8a2b1d!important;font-weight:600}
.hud-detail-hero>div:first-child:has(img[data-main]){background:none;min-height:0}
.hud-detail-hero img[data-main]{height:auto;aspect-ratio:4/3;min-height:0;max-height:580px}
.hud-detail-hero .hud-thumbnails{position:relative}