:root {
  --ink: #13222d; --ink-2: #3c4a54; --muted: #6f7a82; --line: #e4ddd2;
  --sand: #f7f3ec; --paper: #fffdf9; --sea: #1d4e5f; --sea-2: #2d6a7d; --brass: #b08a4f;
  --radius: 14px; --shadow: 0 1px 2px rgba(19,34,45,.06), 0 8px 28px rgba(19,34,45,.08);
  --serif: 'Fraunces', Georgia, serif; --sans: 'Inter', system-ui, -apple-system, 'Segoe UI', sans-serif;
}
* { box-sizing: border-box }
html { -webkit-text-size-adjust: 100% }
body { margin: 0; background: var(--sand); color: var(--ink); font: 16px/1.6 var(--sans); }
img { display: block; max-width: 100% }
a { color: inherit }
.wrap { max-width: 1200px; margin: 0 auto; padding: 0 24px }
.block { padding: 72px 24px } .block.tight { padding-top: 40px }
.narrow { max-width: 820px }
.eyebrow { font: 600 12px/1 var(--sans); letter-spacing: .16em; text-transform: uppercase; color: var(--brass); margin: 0 0 12px }
h1, h2, h3 { font-family: var(--serif); font-weight: 500; letter-spacing: -.01em; margin: 0 }
h2 { font-size: clamp(26px, 3.2vw, 38px); line-height: 1.15 }
h3 { font-size: 21px; margin: 28px 0 8px }
.page-h { font-size: clamp(32px, 4.4vw, 52px); line-height: 1.08; margin-bottom: 14px }
.lede { font-size: 19px; line-height: 1.6; max-width: 620px; margin: 0 0 30px }
.lede.dark { color: var(--ink-2) }

/* the honest label that sits on every page */
.demo-ribbon { background: var(--ink); color: #e9e3d8; font: 500 12.5px/1.4 var(--sans); text-align: center; padding: 8px 16px; letter-spacing: .01em }
.demo-ribbon b { color: #fff }

/* header */
.top { position: sticky; top: 0; z-index: 50; background: rgba(247,243,236,.92); backdrop-filter: blur(10px); border-bottom: 1px solid transparent; transition: border-color .2s, box-shadow .2s }
.top.scrolled { border-color: var(--line); box-shadow: 0 6px 20px rgba(19,34,45,.06) }
.top-in { display: flex; align-items: center; gap: 28px; height: 76px }
.brand { display: flex; align-items: center; gap: 12px; text-decoration: none; font: 400 20px/1.1 var(--serif) }
.brand b { font-weight: 600 }
.brand small { display: block; font: 500 11px/1.6 var(--sans); letter-spacing: .08em; color: var(--muted); text-transform: uppercase }
.mark { width: 40px; height: 40px; border-radius: 50%; background: var(--sea); color: #fff; display: grid; place-items: center; font: 600 19px/1 var(--serif); flex: none }
.brand.light { color: #fff } .brand.light .mark { background: var(--brass) }
nav { display: flex; gap: 26px; margin-left: auto }
nav a { text-decoration: none; font-weight: 500; font-size: 15px; color: var(--ink-2); padding: 6px 0; border-bottom: 2px solid transparent }
nav a:hover, nav a.on { color: var(--ink); border-color: var(--brass) }
.phone { white-space: nowrap; text-decoration: none; font-weight: 600; font-size: 15px; padding: 10px 16px; border: 1px solid var(--line); border-radius: 999px; background: var(--paper) }

/* hero */
.hero { position: relative; min-height: 640px; display: flex; align-items: flex-end; background: var(--ink) var(--hero) center/cover no-repeat; color: #fff }
.hero.small { min-height: 420px }
.hero-shade { position: absolute; inset: 0; background: linear-gradient(180deg, rgba(10,20,28,.15) 0%, rgba(10,20,28,.25) 40%, rgba(10,20,28,.78) 100%) }
.hero-in { position: relative; padding-top: 120px; padding-bottom: 64px; width: 100% }
.hero h1 { font-size: clamp(38px, 5.6vw, 70px); line-height: 1.04; max-width: 820px; margin-bottom: 18px }
.hero .eyebrow { color: #e7cf9f }
.hero .lede { color: rgba(255,255,255,.88) }
.search { display: grid; grid-template-columns: 1.4fr 1fr 1fr auto; gap: 0; background: var(--paper); border-radius: 16px; padding: 8px; max-width: 900px; box-shadow: 0 20px 50px rgba(0,0,0,.25) }
.search label { display: flex; flex-direction: column; padding: 8px 16px; border-right: 1px solid var(--line) }
.search label:nth-of-type(3) { border-right: 0 }
.search span { font: 600 11px/1.4 var(--sans); letter-spacing: .1em; text-transform: uppercase; color: var(--muted) }
.search select { border: 0; background: transparent; font: 500 16px/1.4 var(--sans); color: var(--ink); padding: 4px 0; appearance: none; cursor: pointer; outline: none }
.search button, .btn { font: 600 15px/1 var(--sans); background: var(--sea); color: #fff; border: 0; border-radius: 12px; padding: 16px 26px; cursor: pointer; text-decoration: none; display: inline-block; transition: background .15s, transform .15s }
.search button:hover, .btn:hover { background: var(--sea-2) }
.btn:active { transform: translateY(1px) }
.btn.ghost { background: transparent; color: var(--ink); border: 1px solid var(--ink-2) }
.btn.ghost:hover { background: var(--paper) }
.btn.light { background: #fff; color: var(--ink) }
.btn.wide { width: 100%; margin-top: 10px }

/* section heads + grids */
.head { display: flex; align-items: flex-end; justify-content: space-between; gap: 20px; margin: 0 0 30px }
.more { font-weight: 600; text-decoration: none; color: var(--sea); white-space: nowrap }
.more:hover { text-decoration: underline }
.grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 26px }
.card { background: var(--paper); border-radius: var(--radius); overflow: hidden; text-decoration: none; box-shadow: var(--shadow); transition: transform .25s, box-shadow .25s }
.card:hover { transform: translateY(-4px); box-shadow: 0 2px 4px rgba(19,34,45,.06), 0 18px 40px rgba(19,34,45,.14) }
.card-img { position: relative; aspect-ratio: 3/2; overflow: hidden; background: #d9d2c6 }
.card-img img { width: 100%; height: 100%; object-fit: cover; transition: transform .6s }
.card:hover .card-img img { transform: scale(1.04) }
.tag { position: absolute; left: 14px; top: 14px; background: rgba(255,253,249,.94); font: 600 11.5px/1 var(--sans); letter-spacing: .06em; text-transform: uppercase; padding: 7px 10px; border-radius: 999px }
.card-body { padding: 18px 20px 20px }
.price { font: 500 26px/1.1 var(--serif) }
.price.big { font-size: 38px }
.facts { color: var(--ink-2); font-size: 14.5px; margin: 6px 0 8px; font-weight: 500 }
.addr { font-weight: 600 } .area { color: var(--muted); font-size: 14px }
.ph { width: 100%; height: 100%; background: linear-gradient(135deg, #e3dccf, #cfc6b7) }

.band { background: var(--paper); border-top: 1px solid var(--line); border-bottom: 1px solid var(--line) }
.areas { display: grid; grid-template-columns: repeat(3, 1fr); gap: 18px }
.area-tile { position: relative; aspect-ratio: 4/3; border-radius: var(--radius); overflow: hidden; background: var(--ink); text-decoration: none; color: #fff }
.area-tile img { width: 100%; height: 100%; object-fit: cover; opacity: .9; transition: transform .6s, opacity .3s }
.area-tile:hover img { transform: scale(1.05); opacity: 1 }
.area-tile span { position: absolute; left: 0; right: 0; bottom: 0; padding: 60px 20px 18px; background: linear-gradient(transparent, rgba(8,16,22,.8)) }
.area-tile b { display: block; font: 500 24px/1.1 var(--serif) }
.area-tile small { font-size: 13.5px; opacity: .85 }

.agent-row { display: grid; grid-template-columns: 1fr 1.1fr; gap: 64px; align-items: center }
.agent-img img { border-radius: var(--radius); width: 100%; aspect-ratio: 4/3; object-fit: cover; box-shadow: var(--shadow) }
.agent-img.tall img { aspect-ratio: 1; }
.agent-row p { color: var(--ink-2); font-size: 17px }
.stats { display: grid; grid-template-columns: repeat(3, 1fr); gap: 16px; margin: 28px 0 30px; border-top: 1px solid var(--line); padding-top: 22px }
.stats b { display: block; font: 500 28px/1.1 var(--serif); color: var(--ink) }
.stats span { font-size: 13.5px; color: var(--muted) }

.ask { background: var(--sea); color: #fff }
.ask-in { display: flex; align-items: center; justify-content: space-between; gap: 40px; padding: 60px 24px }
.ask p { color: rgba(255,255,255,.85); max-width: 640px; margin: 10px 0 0 }
.ask-inline { margin-top: 48px; background: var(--paper); border: 1px solid var(--line); border-radius: var(--radius); padding: 26px 28px; display: flex; align-items: center; justify-content: space-between; gap: 20px }
.ask-inline p { margin: 0; font-size: 17px }

/* search page */
.filters { display: grid; grid-template-columns: 1.5fr 1.1fr repeat(4, 1fr); background: var(--paper); border: 1px solid var(--line); border-radius: 16px; box-shadow: var(--shadow); margin: 22px 0 18px; overflow: hidden }
.fl { display: flex; align-items: center; gap: 12px; padding: 12px 16px; border-right: 1px solid var(--line); cursor: pointer; transition: background .15s; min-width: 0 }
.filters .fl:nth-of-type(6) { border-right: 0 }
.fl:hover { background: #fbf8f2 }
.fl .ic { flex: none; color: var(--brass) }
.fl > span { display: flex; flex-direction: column; min-width: 0; flex: 1 }
.fl small { font: 600 10.5px/1.3 var(--sans); letter-spacing: .1em; text-transform: uppercase; color: var(--muted) }
.fl select { width: 100%; border: 0; background: transparent; font: 600 15px/1.4 var(--sans); color: var(--ink); padding: 2px 18px 0 0; appearance: none; cursor: pointer; outline: none; text-overflow: ellipsis;
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='10' height='6'%3E%3Cpath d='M1 1l4 4 4-4' stroke='%233c4a54' stroke-width='1.6' fill='none'/%3E%3C/svg%3E"); background-repeat: no-repeat; background-position: right 2px center }
.fl select:focus-visible { outline: 2px solid var(--sea); outline-offset: 2px; border-radius: 4px }
.results-bar { display: flex; align-items: center; gap: 14px; flex-wrap: wrap; margin: 0 0 24px }
.count { color: var(--muted); margin: 0; font-weight: 500 } .count b { color: var(--ink) }
.chips { display: flex; gap: 8px; flex-wrap: wrap; flex: 1 }
.chip { display: inline-flex; align-items: center; gap: 8px; background: #eaf0ef; color: var(--sea); text-decoration: none; font: 600 13px/1 var(--sans); padding: 8px 10px 8px 13px; border-radius: 999px; transition: background .15s }
.chip i { font-style: normal; font-size: 16px; line-height: 1; opacity: .6 }
.chip:hover { background: #dce7e5 } .chip:hover i { opacity: 1 }
.chip.clear { background: transparent; color: var(--ink-2); text-decoration: underline; text-underline-offset: 3px; padding-left: 4px }
.sortf { margin-left: auto }
.fl.slim { border: 1px solid var(--line); border-radius: 999px; background: var(--paper); padding: 8px 14px; gap: 8px }
.fl.slim select { font-size: 14px }
.ask-inline p { display: flex; align-items: center; gap: 10px } .ask-inline .ic { color: var(--brass); flex: none }

/* listing page */
.crumbs { color: var(--muted); font-size: 14px; margin: 0 0 16px } .crumbs a { text-decoration: none } .crumbs a:hover { text-decoration: underline }
.gallery { display: grid; grid-template-columns: 2fr 1fr 1fr; grid-template-rows: 250px 250px; gap: 10px; position: relative; border-radius: var(--radius); overflow: hidden }
.gallery button { border: 0; padding: 0; cursor: zoom-in; background: #d9d2c6; overflow: hidden }
.gallery button img { width: 100%; height: 100%; object-fit: cover; transition: transform .5s }
.gallery button:hover img { transform: scale(1.03) }
.gallery .g0 { grid-row: 1 / 3 }
.gallery .all { position: absolute; right: 16px; bottom: 16px; background: var(--paper); font: 600 14px/1 var(--sans); padding: 12px 16px; border-radius: 10px; box-shadow: var(--shadow); cursor: pointer }
.detail { display: grid; grid-template-columns: 1fr 360px; gap: 56px; margin: 40px 0 70px }
.addr-l { color: var(--ink-2); font-size: 17px; margin: 0 0 24px }
.keyfacts { display: grid; grid-template-columns: repeat(4, 1fr); border: 1px solid var(--line); border-radius: var(--radius); background: var(--paper); margin-bottom: 8px }
.keyfacts div { padding: 18px 20px; border-right: 1px solid var(--line) } .keyfacts div:last-child { border: 0 }
.keyfacts b { display: block; font: 500 26px/1.1 var(--serif) } .keyfacts span { color: var(--muted); font-size: 13.5px }
.detail p { color: var(--ink-2); font-size: 16.5px }
.mls { color: var(--muted) !important; font-size: 13px !important; margin-top: 30px }
.side { position: sticky; top: 100px; align-self: start; background: var(--paper); border: 1px solid var(--line); border-radius: var(--radius); padding: 26px; box-shadow: var(--shadow) }
.est { color: var(--muted); font-size: 13.5px; margin: 6px 0 16px }
.mini-agent { display: flex; gap: 12px; align-items: center; margin-top: 22px; padding-top: 18px; border-top: 1px solid var(--line) }
.mini-agent img { width: 52px; height: 52px; border-radius: 50%; object-fit: cover }
.mini-agent b { display: block } .mini-agent span { font-size: 13px; color: var(--muted) }

.lightbox { position: fixed; inset: 0; z-index: 2147482000; background: rgba(8,14,20,.94); display: flex; align-items: center; justify-content: center; flex-direction: column }
.lightbox[hidden] { display: none }
.lightbox img { max-width: min(1200px, 92vw); max-height: 80vh; border-radius: 8px }
.lightbox p { color: #d9d2c6; margin: 14px 0 0; font-size: 14px }
.lightbox button { position: absolute; background: rgba(255,255,255,.1); color: #fff; border: 0; width: 52px; height: 52px; border-radius: 50%; font-size: 30px; cursor: pointer }
.lightbox button:hover { background: rgba(255,255,255,.2) }
.lb-x { top: 20px; right: 20px } .lb-prev { left: 20px } .lb-next { right: 20px }

/* neighbourhood list */
.area-list { display: grid; gap: 18px; margin-top: 28px }
.area-row { display: grid; grid-template-columns: 300px 1fr; gap: 26px; background: var(--paper); border-radius: var(--radius); overflow: hidden; text-decoration: none; box-shadow: var(--shadow); align-items: center }
.area-row img, .area-row .ph { width: 100%; height: 200px; object-fit: cover }
.area-row h3 { margin: 0 0 6px; font-size: 26px } .area-row p { color: var(--ink-2); margin: 0 0 10px; padding-right: 20px }

.contact-cards { display: grid; grid-template-columns: repeat(3, 1fr); gap: 16px; margin: 24px 0 30px }
.contact-cards div { background: var(--paper); border: 1px solid var(--line); border-radius: var(--radius); padding: 20px }
.contact-cards h3 { margin: 0 0 6px; font-size: 18px } .contact-cards p { margin: 0; color: var(--ink-2) }

.foot { background: var(--ink); color: #c9c2b6; margin-top: 0 }
.foot-in { display: grid; grid-template-columns: 1.4fr 1fr 1fr; gap: 40px; padding: 60px 24px 30px }
.foot h4 { color: #fff; font: 600 13px/1 var(--sans); letter-spacing: .1em; text-transform: uppercase; margin: 6px 0 16px }
.foot a { display: block; text-decoration: none; margin: 0 0 9px; font-size: 15px } .foot a:hover { color: #fff }
.foot p { font-size: 14.5px }
.legal { grid-column: 1 / -1; border-top: 1px solid rgba(255,255,255,.12); padding-top: 22px; font-size: 12.5px !important; color: #8f9aa1 }

.ph-short { display: none }
/* phones and tablets */
@media (max-width: 960px) {
  nav { display: none } .phone { margin-left: auto }
  .grid, .areas { grid-template-columns: repeat(2, 1fr) }
  .agent-row, .detail { grid-template-columns: 1fr; gap: 32px }
  .side { position: static }
  .foot-in { grid-template-columns: 1fr 1fr }
  .filters { grid-template-columns: repeat(3, 1fr) } .filters .fl:nth-of-type(3n) { border-right: 0 } .fl { border-bottom: 1px solid var(--line) }
}
@media (max-width: 640px) {
  .wrap { padding: 0 16px } .block { padding: 48px 16px }
  .top-in { height: 64px; gap: 12px } .brand { font-size: 18px } .brand small { display: none } .phone { padding: 9px 16px; font-size: 14px } .ph-long { display: none } .ph-short { display: inline }
  .hero h1 { font-size: 36px } .hero .lede { font-size: 17px }
  .hero { min-height: 560px } .hero-in { padding: 64px 16px 32px }
  .search { grid-template-columns: 1fr; padding: 6px }
  .search label { border-right: 0; border-bottom: 1px solid var(--line) }
  .search label:nth-of-type(3) { border-bottom: 0 }
  .search button { margin: 6px }
  .grid, .areas { grid-template-columns: 1fr }
  .gallery { grid-template-columns: 1fr 1fr; grid-template-rows: 240px 120px }
  .gallery .g0 { grid-column: 1 / 3; grid-row: 1 } .gallery .g3, .gallery .g4 { display: none }
  .keyfacts { grid-template-columns: 1fr 1fr } .keyfacts div:nth-child(2) { border-right: 0 } .keyfacts div:nth-child(-n+2) { border-bottom: 1px solid var(--line) }
  .area-row { grid-template-columns: 1fr } .area-row div { padding: 0 18px 18px }
  .ask-in, .ask-inline { flex-direction: column; align-items: flex-start }
  .stats { grid-template-columns: 1fr 1fr 1fr; gap: 10px } .stats b { font-size: 22px }
  .contact-cards, .foot-in { grid-template-columns: 1fr }
  .head { flex-direction: column; align-items: flex-start }
  .filters { grid-template-columns: 1fr 1fr } .filters .fl:nth-of-type(3n) { border-right: 1px solid var(--line) } .filters .fl:nth-of-type(2n) { border-right: 0 }
  .sortf { margin-left: 0 }
}