@font-face{font-family:"Cormorant Garamond";font-style:normal;font-weight:300 700;font-display:swap;src:url(assets/cormorant-garamond.woff2) format("woff2");unicode-range:U+0000-00FF,U+0131,U+0152-0153,U+02BB-02BC,U+02C6,U+02DA,U+02DC,U+0304,U+0308,U+0329,U+2000-206F,U+20AC,U+2122,U+2191,U+2193,U+2212,U+2215,U+FEFF,U+FFFD}
@font-face{font-family:"Jost";font-style:normal;font-weight:300 600;font-display:swap;src:url(assets/jost.woff2) format("woff2");unicode-range:U+0000-00FF,U+0131,U+0152-0153,U+02BB-02BC,U+02C6,U+02DA,U+02DC,U+0304,U+0308,U+0329,U+2000-206F,U+20AC,U+2122,U+2191,U+2193,U+2212,U+2215,U+FEFF,U+FFFD}
:root{
  --ink:#0e0e10; --ink-2:#17171a; --cream:#faf6ec; --paper:#ffffff; --text:#1d1c1a; --muted:#5d5a52;
  --gold:#a89a3a; --gold-hi:#c2b25a; --gold-deep:#6f651f; --line:rgba(14,14,16,.12); --line-d:rgba(250,246,236,.14);
  --serif:"Cormorant Garamond","Iowan Old Style","Palatino Linotype",Palatino,Georgia,serif;
  --sans:"Jost","Avenir Next","Segoe UI",Helvetica,Arial,sans-serif;
  --sec:120px; --hdr:84px;
}
*{box-sizing:border-box}
[hidden]{display:none!important}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%;scroll-padding-top:72px}
body{margin:0;font-family:var(--sans);font-weight:400;color:var(--text);background:var(--paper);line-height:1.7;font-size:17px;overflow-x:hidden;-webkit-font-smoothing:antialiased}
img{max-width:100%;height:auto;display:block}
a{color:inherit}
:focus-visible{outline:2px solid var(--gold);outline-offset:3px}
.wrap{width:min(1200px,100% - 48px);margin-inline:auto}
.skip{position:absolute;left:-999px;top:8px;background:#fff;padding:8px 14px;z-index:99}
.skip:focus{left:8px}
.sr{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
h1,h2,h3{font-family:var(--serif);font-weight:500;line-height:1.08;margin:0;letter-spacing:-.005em}
h2{font-size:clamp(38px,4.6vw,60px)}
h3{font-size:26px;font-weight:600}
p{margin:0 0 1em}
.kicker{font-family:var(--sans);font-size:12.5px;font-weight:500;letter-spacing:.24em;text-transform:uppercase;color:var(--gold-deep);margin:0 0 18px}
.sec-head{text-align:center;max-width:820px;margin:0 auto 64px}
.sec-head .sec-sub,.search-sub{color:var(--muted);margin:18px 0 0;font-size:17px}
.sec-head-sm{margin-bottom:36px}
.sec-head-sm .kicker{margin-bottom:10px}
.sec-head-sm h2{font-size:clamp(26px,2.6vw,36px)}
.sec-head-row{display:flex;align-items:flex-end;justify-content:space-between;text-align:left;max-width:none;gap:24px}
section{padding:var(--sec) 0}
.fine,.mls-note,.s-fine,.rev-src{font-size:13px;color:var(--muted);line-height:1.6;margin:28px 0 0}
.center{text-align:center}

/* buttons: two styles only */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:10px;min-height:52px;padding:0 30px;border-radius:0;border:1px solid var(--gold);font:500 13px/1 var(--sans);letter-spacing:.18em;text-transform:uppercase;text-decoration:none;cursor:pointer;transition:background .2s,color .2s,border-color .2s;white-space:nowrap}
.btn svg{width:17px;height:17px;flex:none;fill:currentColor}
.btn svg.wa path:first-child{fill:none}
.btn-gold{background:var(--gold);color:var(--ink)}
.btn-gold:hover{background:var(--gold-hi);border-color:var(--gold-hi)}
.btn-line{background:transparent;color:var(--ink)}
.btn-line:hover{background:var(--gold);color:var(--ink)}
.btn-light{color:var(--cream)}
.btn-sm{min-height:40px;padding:0 18px;font-size:12px}
.txt-link{display:inline-flex;gap:8px;align-items:center;font:500 12.5px/1 var(--sans);letter-spacing:.18em;text-transform:uppercase;text-decoration:none;color:var(--ink);padding-bottom:6px;border-bottom:1px solid var(--gold)}
.txt-link:hover{color:var(--gold-deep)}

/* header */
.hdr{position:fixed;top:0;left:0;right:0;z-index:40;height:var(--hdr);display:flex;align-items:center;background:transparent;border-bottom:1px solid transparent;transition:border-color .3s,height .3s}
.hdr.solid{background:#0E0E10;border-bottom-color:rgba(168,154,58,.55);--hdr:68px}
.hdr-in{display:flex;align-items:center;justify-content:space-between;gap:24px}
.brand img{height:46px;width:auto;opacity:0;transform:translateY(-4px);transition:opacity .3s,transform .3s}
.hdr.solid .brand img,.no-hero .brand img{opacity:1;transform:none}
.nav{display:flex;align-items:center;gap:34px}
.nav a:not(.btn){color:var(--cream);text-decoration:none;font-size:12.5px;font-weight:500;letter-spacing:.2em;text-transform:uppercase;opacity:.9}
.nav a:not(.btn):hover{color:var(--gold-hi);opacity:1}
.nav .btn{color:var(--cream)}
.menu-btn{display:none;width:44px;height:44px;border:0;background:transparent;cursor:pointer;position:relative;padding:0}
.menu-btn i{position:absolute;left:10px;right:10px;height:1.5px;background:var(--cream);transition:transform .25s,top .25s}
.menu-btn i:first-of-type{top:17px}.menu-btn i:last-of-type{top:26px}
.menu-btn[aria-expanded=true] i:first-of-type{top:21px;transform:rotate(45deg)}
.menu-btn[aria-expanded=true] i:last-of-type{top:21px;transform:rotate(-45deg)}
.menu{position:fixed;inset:0;z-index:39;background:var(--ink);padding:calc(var(--hdr) + 28px) 28px calc(28px + env(safe-area-inset-bottom));display:flex;flex-direction:column;overflow-y:auto}
.menu nav{display:flex;flex-direction:column;border-top:1px solid var(--line-d)}
.menu nav a{font-family:var(--serif);font-size:30px;color:var(--cream);text-decoration:none;padding:12px 0;border-bottom:1px solid var(--line-d)}
.menu-cta{display:grid;gap:12px;margin-top:32px}
.menu-cta .btn-line{color:var(--cream)}
.menu-logo{width:200px;margin:auto auto 0;padding-top:36px;opacity:.85}
body.menu-open{overflow:hidden}

/* hero */
.hero{position:relative;min-height:100vh;min-height:100svh;display:flex;align-items:center;justify-content:center;padding:calc(var(--hdr) + 40px) 0 80px;background:var(--ink);color:var(--cream);overflow:hidden;isolation:isolate}
.hero-media,.hero-media img,.hero-media video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero-media{z-index:-2}
.hero-still{transform-origin:62% 55%;animation:drift 28s ease-in-out infinite alternate}
@keyframes drift{from{transform:scale(1.02) translate3d(0,0,0)}to{transform:scale(1.12) translate3d(-1.5%,-1%,0)}}
.hero::after{content:"";position:absolute;inset:0;z-index:-1;background:radial-gradient(ellipse 70% 60% at 50% 50%,rgba(14,14,16,.42),rgba(14,14,16,0) 75%),linear-gradient(180deg,rgba(14,14,16,.78) 0%,rgba(14,14,16,.5) 30%,rgba(14,14,16,.5) 65%,rgba(14,14,16,.86) 100%)}
.hero-in{text-align:center;width:min(1080px,100% - 48px);display:flex;flex-direction:column;align-items:center}
.hero-logo{width:min(440px,78vw);height:auto;margin:0 0 34px;filter:drop-shadow(0 2px 14px rgba(0,0,0,.45))}
.hero h1{text-wrap:balance;font-size:clamp(40px,4.4vw,64px);font-weight:500;color:#fff;text-shadow:0 2px 24px rgba(0,0,0,.35)}
.h1-top{display:block;font-family:var(--sans);font-size:13px;font-weight:500;letter-spacing:.3em;text-transform:uppercase;color:#d9cb80;margin-bottom:20px;text-shadow:0 1px 10px rgba(0,0,0,.6)}
.hero-cta{display:flex;gap:14px;margin-top:44px;flex-wrap:wrap;justify-content:center}
.hero-place{position:absolute;right:24px;bottom:18px;margin:0;font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:rgba(250,246,236,.7)}

/* search */
.search{background:var(--cream)}
.search-head{text-align:center;max-width:760px;margin:0 auto 48px}
.search-box{background:#fff;border:1px solid var(--line);padding:0 0 32px}
.s-tabs{display:grid;grid-template-columns:1fr 1fr;border-bottom:1px solid var(--line)}
.s-tab{appearance:none;border:0;background:transparent;min-height:60px;font:500 13px/1 var(--sans);letter-spacing:.22em;text-transform:uppercase;color:var(--muted);cursor:pointer;border-bottom:2px solid transparent;margin-bottom:-1px}
.s-tab[aria-selected=true]{color:var(--ink);border-bottom-color:var(--gold)}
.s-panel{padding:32px 32px 0}
.s-grid{display:grid;grid-template-columns:2fr 1.2fr .8fr 1fr 1fr auto;gap:14px;align-items:end}
.s-grid-com{grid-template-columns:2fr 1.5fr auto}
.f{display:flex;flex-direction:column;gap:8px;min-width:0}
.f>span{font-size:11.5px;font-weight:500;letter-spacing:.2em;text-transform:uppercase;color:var(--muted)}
.f input,.f select{width:100%;min-height:52px;border:1px solid rgba(14,14,16,.2);border-radius:0;background:#fff;padding:0 14px;font:400 16px var(--sans);color:var(--text);-webkit-appearance:none;appearance:none}
.f select{background-image:linear-gradient(45deg,transparent 50%,var(--gold-deep) 50%),linear-gradient(135deg,var(--gold-deep) 50%,transparent 50%);background-position:calc(100% - 18px) 50%,calc(100% - 13px) 50%;background-size:5px 5px;background-repeat:no-repeat;padding-right:34px}
.f input:focus,.f select:focus{outline:none;border-color:var(--gold);box-shadow:inset 0 0 0 1px var(--gold)}
.s-go{min-height:52px}
.s-note{margin:14px 0 0;font-size:14px;color:var(--muted);min-height:0}
.s-note:empty{display:none}
.s-note a{color:var(--gold-deep)}
.s-deal{display:inline-grid;grid-template-columns:1fr 1fr;border:1px solid rgba(14,14,16,.2);margin-bottom:20px}
.s-deal label{position:relative;cursor:pointer}
.s-deal input{position:absolute;opacity:0;inset:0;margin:0;cursor:pointer}
.s-deal span{display:flex;align-items:center;justify-content:center;min-height:44px;padding:0 24px;font-size:12.5px;font-weight:500;letter-spacing:.18em;text-transform:uppercase;color:var(--muted)}
.s-deal input:checked+span{background:var(--ink);color:var(--cream)}
.s-deal input:focus-visible+span{outline:2px solid var(--gold);outline-offset:2px}
.s-cta{display:flex;justify-content:space-between;align-items:center;gap:24px;margin-top:28px;padding-top:24px;border-top:1px solid var(--line)}
.s-cta-t{font-family:var(--serif);font-size:24px;font-weight:600;margin:0 0 4px}
.s-cta-s{margin:0;color:var(--muted);font-size:15px;max-width:560px}
.s-cta-b{display:flex;gap:12px;flex-wrap:wrap}
.s-fine{text-align:center}

/* services */
.svc-grid{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line)}
.svc{padding:48px 40px 8px;border-right:1px solid var(--line)}
.svc:last-child{border-right:0}
.svc h3{font-size:34px;font-weight:500;margin-bottom:16px}
.svc p{color:var(--muted);margin-bottom:26px}

/* process */
.process{background:var(--ink);color:var(--cream)}
.process .kicker{color:var(--gold-hi)}
.steps{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(4,1fr);gap:40px}
.steps li{border-top:1px solid rgba(168,154,58,.45);padding-top:26px}
.steps .n{display:block;font-family:var(--serif);font-size:96px;font-weight:600;line-height:.9;color:transparent;-webkit-text-stroke:1px var(--gold-hi);margin-bottom:20px}
.steps h3{font-size:26px;color:#fff;margin-bottom:10px}
.steps p{color:rgba(250,246,236,.72);font-size:15.5px;margin:0}

/* listings */
.list-grid{display:grid;grid-auto-flow:column;grid-auto-columns:calc((100% - 2*32px)/3);gap:32px;overflow-x:auto;overscroll-behavior-x:contain;scroll-snap-type:x mandatory;scrollbar-width:none}
.list-grid::-webkit-scrollbar{display:none}
.listing{background:#fff;scroll-snap-align:start;min-width:0}
.l-photo{position:relative;display:block;aspect-ratio:3/2;overflow:hidden;background:#ddd}
.l-photo img{width:100%;height:100%;object-fit:cover;transition:transform .6s}
.badge,.sold-badge{position:absolute;left:0;top:20px;background:var(--ink);color:var(--cream);font-size:11px;font-weight:500;letter-spacing:.22em;text-transform:uppercase;padding:8px 14px}
.l-body{padding:26px 0 0}
.price{font-family:var(--serif);font-size:34px;font-weight:600;margin:0 0 4px;line-height:1.1}
.l-body h3{font-family:var(--sans);font-size:17px;font-weight:500;letter-spacing:.02em}
.town{color:var(--muted);margin:0 0 14px;font-size:15px}
.specs{list-style:none;display:flex;flex-wrap:wrap;gap:6px 22px;padding:14px 0;margin:0 0 20px;border-top:1px solid var(--line);border-bottom:1px solid var(--line);font-size:14.5px;color:var(--muted)}
.specs b{color:var(--ink);font-weight:500}
.l-link{font-size:12.5px;font-weight:500;letter-spacing:.18em;text-transform:uppercase;text-decoration:none;border-bottom:1px solid var(--gold);padding-bottom:6px}
@media (hover:hover){.l-photo:hover img,.tile:hover img{transform:scale(1.04)}}

/* reviews */
.reviews{background:var(--cream)}
.g-badge{display:inline-flex;align-items:center;gap:12px;margin-top:28px;padding:12px 20px;border:1px solid var(--line);background:#fff;text-decoration:none;font-size:14px}
.g-badge .g{width:20px;height:20px}
.g-txt{font-weight:500}
.g-badge strong{font-weight:600}
.g-n{color:var(--muted)}
.stars{display:inline-flex;gap:2px;color:var(--gold)}
.stars svg{width:15px;height:15px;fill:currentColor}
.rev-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:24px}
.rev{margin:0;background:#fff;border:1px solid var(--line);padding:32px 28px;display:flex;flex-direction:column}
.rev .stars{margin-bottom:18px}
.rev blockquote{margin:0 0 22px;flex:1}
.rev blockquote p{font-family:var(--serif);font-size:21px;line-height:1.4;font-weight:500;color:var(--ink);margin:0}
.rev figcaption{font-size:13px;letter-spacing:.06em;color:var(--muted)}
.rev figcaption b{color:var(--ink);font-weight:500}
.rev-links{display:flex;gap:36px;justify-content:center;flex-wrap:wrap;margin:48px 0 0}
.rev-src{text-align:center}

/* areas */
.tiles{list-style:none;margin:0;padding:0;display:grid;grid-auto-flow:column;grid-auto-columns:calc((100% - 5*14px)/6);gap:14px;overflow-x:auto;overscroll-behavior-x:contain;scroll-snap-type:x mandatory;scrollbar-width:none}
.tiles::-webkit-scrollbar{display:none}
.tiles li{scroll-snap-align:start;min-width:0}
.tile{position:relative;display:block;aspect-ratio:3/4;overflow:hidden;color:#fff;text-decoration:none;background:#222}
.tile img{width:100%;height:100%;object-fit:cover;transition:transform .7s}
.tile::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(14,14,16,0) 45%,rgba(14,14,16,.78) 100%)}
.tile-name{position:absolute;left:18px;right:12px;bottom:42px;z-index:1;font-family:var(--serif);font-size:26px;font-weight:500;line-height:1}
.tile-go{position:absolute;left:18px;bottom:20px;z-index:1;font-size:10.5px;letter-spacing:.2em;text-transform:uppercase;color:var(--gold-hi)}

/* sold: compact single row */
.sold-sec{padding-top:0}
.sold-sec .sec-head{margin-bottom:40px}
.sold-grid{display:grid;grid-auto-flow:column;grid-auto-columns:calc((100% - 3*16px)/4);gap:16px;overflow-x:auto;scroll-snap-type:x mandatory;scrollbar-width:thin;padding-bottom:10px}
.sold-card{position:relative;margin:0;scroll-snap-align:start;background:#fff}
.sold-card img{width:100%;aspect-ratio:4/3;object-fit:cover}
.sold-badge{top:14px;padding:6px 11px;font-size:10.5px;background:var(--gold);color:var(--ink)}
.sold-info{padding:14px 0 0}
.sold-info h3{font-family:var(--sans);font-size:15.5px;font-weight:500;letter-spacing:.01em}
.sold-info p{margin:2px 0 0;font-size:14px;color:var(--muted)}
.swipe-hint{display:none}
.sold-sec .mls-note{margin-top:16px}

/* faq */
.faq{background:var(--cream)}
.faq-in{max-width:880px}
.faq-list{border-top:1px solid var(--line)}
.faq details{border-bottom:1px solid var(--line)}
.faq summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;align-items:center;gap:24px;padding:26px 0;font-family:var(--serif);font-size:25px;font-weight:600;line-height:1.25}
.faq summary::-webkit-details-marker{display:none}
.pm{position:relative;flex:none;width:16px;height:16px}
.pm::before,.pm::after{content:"";position:absolute;left:0;right:0;top:7.5px;height:1px;background:var(--gold-deep);transition:transform .25s}
.pm::after{transform:rotate(90deg)}
details[open] .pm::after{transform:rotate(0)}
.faq details p{color:var(--muted);margin:0;padding:0 40px 28px 0}

/* about + contact */
.about-in{display:grid;grid-template-columns:5fr 7fr;gap:80px;align-items:center}
.portrait{margin:0;background:linear-gradient(180deg,#ece5cf,#f7f2e4);display:flex;justify-content:center;align-items:flex-end;aspect-ratio:4/5;overflow:hidden}
.portrait img{width:86%;height:auto}
.about-body h2{margin-bottom:26px}
.about-body>p{color:var(--muted)}
.contact-wrap{margin-top:36px;scroll-margin-top:90px}
.contact-card{display:grid;grid-template-columns:1fr 1fr;border-top:1px solid var(--line);border-left:1px solid var(--line)}
.row{display:flex;align-items:center;gap:14px;padding:18px 20px;text-decoration:none;border-right:1px solid var(--line);border-bottom:1px solid var(--line);transition:background .2s;min-width:0}
.row:hover{background:var(--cream)}
.contact-card .row:last-child:nth-child(odd){grid-column:1/-1}
.row svg{width:20px;height:20px;flex:none;color:var(--gold-deep);fill:currentColor}
.row svg.wa path:first-child{fill:none}
.row span{display:flex;flex-direction:column;font-size:15.5px;min-width:0;overflow-wrap:anywhere;line-height:1.4}
.row small{font-size:10.5px;letter-spacing:.22em;text-transform:uppercase;color:var(--muted);font-weight:500;margin-bottom:2px}

/* footer */
.ftr{background:var(--ink);color:rgba(250,246,236,.78);padding:96px 0 40px;font-size:15px}
.ftr a{text-decoration:none}
.ftr a:hover{color:var(--gold-hi)}
.ftr .f-soc{display:inline-flex;align-items:center;gap:10px}
.ftr .f-soc svg{width:16px;height:16px;flex:none;fill:var(--gold-hi)}
.ftr-grid{display:grid;grid-template-columns:1.5fr 1fr 1fr 1.3fr;gap:48px;padding-bottom:64px;border-bottom:1px solid rgba(168,154,58,.4)}
.f-brand img{width:250px;margin-bottom:20px}
.f-brand p{max-width:300px;margin:0}
.ftr h3{font-family:var(--sans);font-size:12px;font-weight:500;letter-spacing:.24em;text-transform:uppercase;color:var(--gold-hi);margin:0 0 20px}
.ftr ul{list-style:none;margin:0;padding:0;display:grid;gap:10px}
.ftr-legal{padding-top:48px;font-size:12px;color:rgba(250,246,236,.5);line-height:1.7}
.ftr-legal p{margin:0 0 6px}
.ftr-legal a{text-decoration:underline;text-decoration-color:rgba(250,246,236,.25);text-underline-offset:3px}
.ftr-legal .gs{display:block;width:118px;height:auto;margin:0 0 20px}
.eho{display:flex;align-items:flex-start;gap:8px}
.eho svg{width:15px;height:15px;flex:none;margin-top:2px;fill:rgba(250,246,236,.7)}
.f-bottom{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:baseline;gap:12px 32px;margin-top:32px;padding-top:20px;border-top:1px solid rgba(250,246,236,.08)}
.ftr-legal .copy{margin:0}
.credits summary{list-style:none;cursor:pointer;font-size:12px;color:rgba(250,246,236,.5)}
.credits summary::-webkit-details-marker{display:none}
.credits summary::after{content:" +"}
.credits[open] summary::after{content:" \2013"}
.credits summary:hover{color:var(--gold-hi)}
.credits[open]{flex:1 0 100%}
.credits p{margin:10px 0 0;font-size:11.5px;line-height:1.65;color:rgba(250,246,236,.45);max-width:960px}

/* slim phone bar */
.dock{display:none}

@media (max-width:1100px){
  .nav{gap:24px}
  .s-grid{grid-template-columns:1fr 1fr 1fr}
  .s-grid .f-loc{grid-column:1/-1}
  .s-grid .s-go{grid-column:1/-1}
  .s-grid-com{grid-template-columns:1fr 1fr}
  .rev-grid{grid-template-columns:1fr 1fr}
  .steps{grid-template-columns:1fr 1fr;gap:48px 40px}
  .sold-grid{grid-auto-columns:calc((100% - 2*16px)/3)}
  .tiles{grid-auto-columns:calc((100% - 2.5*14px)/3.5)}
  .ftr-grid{grid-template-columns:1fr 1fr}
}
@media (max-width:900px){
  .list-grid{grid-auto-columns:calc((100% - 24px)/2.2);gap:24px}
  .nav{display:none}
  .menu-btn{display:block}
  .about-in{grid-template-columns:1fr;gap:48px}
  .portrait{max-width:420px;width:100%;margin:0 auto}
  .svc-grid{grid-template-columns:1fr}
  .svc{border-right:0;border-bottom:1px solid var(--line);padding:36px 0 32px;text-align:center}
}
@media (max-width:760px){
  :root{--sec:72px;--hdr:64px}
  .hdr.solid{--hdr:60px}
  body{font-size:16px;padding-bottom:calc(52px + env(safe-area-inset-bottom))}
  .wrap{width:calc(100% - 40px)}
  h2{font-size:38px}
  .sec-head{margin-bottom:40px}
  .sec-head-row{flex-direction:column;align-items:flex-start}
  .brand img{height:38px}
  .hero{padding:calc(var(--hdr) + 24px) 0 64px;min-height:calc(100svh - 52px - env(safe-area-inset-bottom))}
  .hero-logo{width:min(300px,76vw);margin-bottom:26px}
  .hero h1{font-size:38px}
  .h1-top{font-size:11px;letter-spacing:.24em;margin-bottom:16px}
  .hero-cta{flex-direction:column;width:100%;max-width:340px;margin-top:34px}
  .hero-cta .btn{width:100%}
  .h-num{display:none}
  .hero-place{right:0;left:0;text-align:center;bottom:14px}
  .search-box{padding-bottom:22px}
  .s-panel{padding:22px 18px 0}
  .s-grid{grid-template-columns:1fr 1fr;gap:12px}
  .s-grid .f:not(.f-loc):not(.f-half):not(.f-beds){grid-column:1/-1}
  .s-grid-com{grid-template-columns:1fr}
  .s-deal{display:grid;width:100%}
  .s-cta{flex-direction:column;align-items:stretch}
  .s-cta-b .btn{flex:1}
  .steps{grid-template-columns:1fr;gap:36px}
  .steps .n{font-size:72px;margin-bottom:12px}
  .list-grid{grid-auto-columns:80%;gap:14px;margin-inline:-20px;padding:0 20px;scroll-padding-inline:20px}
  .l-photo{aspect-ratio:16/10}
  .badge{top:12px;padding:6px 10px;font-size:10px}
  .l-body{padding:14px 0 0}
  .price{font-size:26px}
  .l-body h3{font-size:15.5px}
  .town{margin:0 0 8px;font-size:14px}
  .specs{padding:8px 0;margin:0 0 12px;gap:2px 14px;font-size:13px}
  .l-link{font-size:11.5px;padding-bottom:4px}
  .rev-grid{grid-template-columns:1fr;gap:16px}
  .rev{padding:26px 22px}
  .rev-links{flex-direction:column;align-items:center;gap:22px}
  .g-badge{flex-wrap:wrap;justify-content:center;gap:8px 10px;padding:10px 16px}
  .tiles{grid-auto-columns:40%;gap:10px;margin-inline:-20px;padding:0 20px;scroll-padding-inline:20px}
  .tile-name{left:12px;bottom:32px;font-size:20px}
  .tile-go{left:12px;bottom:13px;font-size:9.5px;letter-spacing:.14em}
  .sec-head-sm h2{font-size:26px}
  .sold-grid{grid-auto-columns:76%;margin-inline:-20px;padding:0 20px 10px;scroll-padding-inline:20px;scrollbar-width:none}
  .sold-grid::-webkit-scrollbar{display:none}
  .swipe-hint{display:block;margin:12px 0 0;font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:var(--gold-deep)}
  .faq summary{font-size:21px;padding:22px 0}
  .faq details p{padding-right:0}
  .contact-card{grid-template-columns:1fr}
  .ftr{padding:64px 0 32px}
  .ftr-grid{grid-template-columns:1fr 1fr;gap:40px 24px}
  .f-brand{grid-column:1/-1}
  .dock{display:grid;grid-template-columns:repeat(3,1fr);position:fixed;left:0;right:0;bottom:0;z-index:30;background:#0E0E10;border-top:1px solid rgba(168,154,58,.55);padding-bottom:env(safe-area-inset-bottom)}
  .dock a{display:flex;align-items:center;justify-content:center;gap:8px;height:52px;color:var(--cream);text-decoration:none;font-size:12px;font-weight:500;letter-spacing:.16em;text-transform:uppercase}
  .dock a+a{border-left:1px solid rgba(250,246,236,.1)}
  .dock svg{width:17px;height:17px;color:var(--gold-hi);fill:currentColor}
  .dock svg.wa path:first-child{fill:none}
}
/* nav fit with the two new links */
@media (max-width:1280px) and (min-width:901px){.nav{gap:22px}.nav a:not(.btn){letter-spacing:.14em;font-size:12px}}
@media (max-width:1040px) and (min-width:901px){.nav{gap:16px}.nav a:not(.btn){letter-spacing:.1em;font-size:11.5px}.nav .btn-sm{padding:0 12px}}
/* hero: subtle seller link */
.hero-hv{margin-top:22px;font-size:12px;font-weight:500;letter-spacing:.18em;text-transform:uppercase;color:rgba(250,246,236,.85);text-decoration:none;border-bottom:1px solid rgba(168,154,58,.8);padding-bottom:4px;text-shadow:0 1px 12px rgba(0,0,0,.5)}
.hero-hv:hover{color:var(--gold-hi)}
/* footer: office phone stays on one line */
.ftr-legal a[href^="tel:"]{white-space:nowrap}

/* mortgage calculator */
.mort{background:var(--cream)}
.mort-grid{display:grid;grid-template-columns:1.1fr 1fr;gap:56px;align-items:start;max-width:1060px;margin:0 auto}
.mort-in,.hv-form{display:grid;grid-template-columns:1fr 1fr;gap:20px 16px;margin:0}
.f-wide{grid-column:1/-1}
.in-down input{padding-right:104px}
.in-down b{font-weight:500;color:var(--gold-deep);margin-left:8px;font-size:14px}
.f>span em{font-style:normal;text-transform:none;letter-spacing:.02em;opacity:.8}
.in{position:relative;display:block}
.in i{position:absolute;top:0;bottom:0;display:flex;align-items:center;font-style:normal;color:var(--muted);pointer-events:none}
.in-pre i{left:14px}.in-pre input{padding-left:30px}
.in-suf i{right:16px}.in-suf input{padding-right:36px}
.f input{font-variant-numeric:tabular-nums}
.m-term{display:grid;width:100%;margin:0;background:#fff}
.mort-out{background:#fff;border:1px solid var(--line);border-top:2px solid var(--gold);padding:36px 36px 30px;position:sticky;top:96px}
.mo-l{font-size:11.5px;font-weight:500;letter-spacing:.2em;text-transform:uppercase;color:var(--muted);margin:0 0 10px}
.mo-big{font-family:var(--serif);font-size:64px;font-weight:500;line-height:1;margin:0;color:var(--ink);font-variant-numeric:lining-nums}
.mo-big small{font-family:var(--sans);font-size:16px;color:var(--muted);margin-left:6px;letter-spacing:.02em}
.mo-rows{margin:26px 0 0;border-top:1px solid var(--line)}
.mo-rows div{display:flex;justify-content:space-between;gap:16px;padding:10px 0;border-bottom:1px solid var(--line);font-size:15px}
.mo-rows dt{color:var(--muted)}
.mo-rows dd{margin:0;color:var(--ink);font-variant-numeric:tabular-nums}
.mo-loan{display:flex;justify-content:space-between;font-size:14px;color:var(--muted);margin:14px 0 26px}
.mo-loan b{font-weight:500;color:var(--ink)}
.mort-out .btn{width:100%;white-space:normal;text-align:center;line-height:1.3;padding:0 18px}
.mo-fine{font-size:12px;color:var(--muted);margin:14px 0 0;line-height:1.5}

/* home value */
.hv-in{display:grid;grid-template-columns:5fr 7fr;gap:80px;align-items:center}
.hv-head h2{margin-bottom:22px}
.hv-sub{color:var(--muted);max-width:430px;margin:0}
.f input[aria-invalid=true]{border-color:#9b2c1f;box-shadow:inset 0 0 0 1px #9b2c1f}
.hv-err{grid-column:1/-1;margin:0;font-size:14px;color:#9b2c1f}
.hv-actions{grid-column:1/-1;display:flex;align-items:center;gap:26px;flex-wrap:wrap;margin-top:6px}
.hv-mail{font-size:14px;color:var(--muted);text-decoration:underline;text-decoration-color:var(--gold);text-underline-offset:4px}
.hv-mail:hover{color:var(--ink)}
.hv-thanks{grid-column:1/-1;margin:0;font-family:var(--serif);font-size:24px;font-weight:600;color:var(--ink)}
@media (max-width:900px){
  .mort-grid{grid-template-columns:1fr;gap:28px;max-width:560px}
  .mort-out{position:static}
  .hv-in{grid-template-columns:1fr;gap:32px}
}
@media (max-width:760px){
  .hero-hv{margin-top:18px;font-size:11px}
  .mort-in,.hv-form{gap:14px 12px}
  .mort .f input,.hv .f input,.hv .f select{min-height:48px}
  .m-term span{min-height:44px}
  .mort-out{padding:24px 20px 22px}
  .mo-big{font-size:52px}
  .mo-rows{margin-top:18px}
  .mo-rows div{padding:8px 0;font-size:14.5px}
  .mo-loan{margin:12px 0 20px}
  .mort-out .btn{letter-spacing:.1em;font-size:12px;padding:0 10px}
  .menu nav a{font-size:26px;padding:9px 0}
  .hv-head{text-align:left}
  .hv-actions{flex-direction:column;align-items:stretch;gap:16px;text-align:center}
  .hv-actions .btn{width:100%}
}
/* start to finish: the people I connect you with (inside How I work) */
.team{margin-top:88px;padding-top:56px;border-top:1px solid rgba(168,154,58,.45);display:grid;grid-template-columns:4fr 8fr;gap:56px;align-items:start}
.team-h{font-size:clamp(30px,2.8vw,40px);font-weight:500;color:#fff;margin:0 0 14px}
.team-sub{color:rgba(250,246,236,.72);font-size:15.5px;margin:0;max-width:340px}
.team-grid{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(4,1fr);gap:0;border-top:1px solid var(--line-d);border-left:1px solid var(--line-d)}
.team-grid li{display:flex;flex-direction:column;gap:14px;padding:22px 20px;border-right:1px solid var(--line-d);border-bottom:1px solid var(--line-d);font-size:14.5px;line-height:1.35;color:var(--cream)}
.team-grid svg{width:28px;height:28px;fill:none;stroke:var(--gold-hi);stroke-width:1.3;stroke-linecap:round;stroke-linejoin:round}
@media (max-width:1100px){.team{grid-template-columns:1fr;gap:32px}.team-sub{max-width:none}}
@media (max-width:760px){
  .team{margin-top:56px;padding-top:40px;gap:24px}
  .team-h{font-size:30px}
  .team-grid{grid-template-columns:1fr 1fr}
  .team-grid li{flex-direction:row;align-items:center;gap:12px;padding:14px 12px;font-size:13.5px}
  .team-grid svg{width:24px;height:24px;flex:none}
}
@media (prefers-reduced-motion:reduce){*{transition:none!important;scroll-behavior:auto!important}.hero-still{animation:none}}
.contact-lede{font-family:var(--serif);font-size:22px;font-weight:500;color:var(--ink);line-height:1.35;margin:0 0 20px}
h1,h2,h3,.steps .n,.price,.tile-name{font-variant-numeric:lining-nums}
.row-nav{display:flex;justify-content:flex-end;gap:8px;margin-top:6px}
.rn{width:48px;height:48px;border:1px solid var(--line);background:#fff;color:var(--ink);font-size:18px;cursor:pointer;border-radius:0}
.rn:hover{border-color:var(--gold);background:var(--gold)}
.rn:disabled{opacity:.35;cursor:default;background:#fff;border-color:var(--line)}
@media (max-width:760px){.row-nav{display:none}.portrait{max-width:300px}.ftr-grid .f-col:last-child{grid-column:1/-1}}

.row-nav.is-idle{display:none}

/* listing: ask about this home */
.listing{display:flex;flex-direction:column}
.l-body{flex:1;display:flex;flex-direction:column;align-items:flex-start}
.l-link{margin-bottom:18px}
.l-ask{margin-top:auto;display:inline-flex;align-items:center;gap:8px;min-height:40px;padding:0 16px;border:1px solid var(--gold);color:var(--ink);background:transparent;font-family:var(--sans);font-size:12px;font-weight:500;letter-spacing:.14em;text-transform:uppercase;text-decoration:none;transition:background .2s,color .2s,border-color .2s}
.l-ask svg{width:16px;height:16px;flex:none;fill:var(--gold);color:var(--gold)}
.l-ask:hover{background:var(--ink);border-color:var(--ink);color:var(--cream)}
.l-ask:focus-visible{outline:2px solid var(--gold);outline-offset:3px}
/* languages */
.portrait-col{display:flex;flex-direction:column;align-items:center;gap:18px;min-width:0}
.portrait-col .portrait{width:100%}
.lang{display:inline-flex;align-items:center;gap:9px;margin:0;font-family:var(--sans);font-size:12px;font-weight:500;letter-spacing:.18em;text-transform:uppercase;color:var(--muted)}
.lang svg{width:16px;height:16px;flex:none;fill:none;stroke:var(--gold);stroke-width:1.5}
.lang-contact{margin:-8px 0 20px}
@media (max-width:760px){
  .l-link{margin-bottom:12px}
  .l-ask{min-height:38px;padding:0 13px;font-size:11px;letter-spacing:.12em;gap:7px}
  .portrait-col{gap:14px}
  .lang{font-size:11.5px;letter-spacing:.16em}
}

.all-avail{margin:26px 0 4px;text-align:center}

/* multi-page: page header, sub-page title, contact CTA, homepage link row */
.no-hero .hdr{background:#0E0E10;border-bottom-color:rgba(168,154,58,.55)}
.page-head{padding:calc(var(--hdr) + 40px) 0 0;background:#fff}
.page-head.ph-cream{background:var(--cream)}
.page-head.ph-dark{background:var(--ink);color:var(--cream)}
.crumbs{display:flex;justify-content:center;gap:10px;font:500 11.5px/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;color:var(--muted)}
.crumbs a{color:inherit;text-decoration:none;border-bottom:1px solid var(--gold);padding-bottom:3px}
.crumbs a:hover{color:var(--gold-deep)}
.crumbs [aria-current]{color:var(--ink)}
.ph-dark .crumbs{color:rgba(250,246,236,.7)}
.ph-dark .crumbs [aria-current]{color:var(--cream)}
.page-head + section{padding-top:36px}
.sub-page .sec-head h1{font-size:clamp(38px,4.6vw,60px)}
.nav a[aria-current="page"]:not(.btn){color:var(--gold-hi);opacity:1}
.menu nav a[aria-current="page"]{color:var(--gold-hi)}
.page-cta .wrap{max-width:760px;border-top:1px solid var(--line);padding-top:56px}
.page-cta .contact-wrap{margin-top:0;text-align:center}
.page-cta .contact-card{text-align:left}
.page-cta .lang{justify-content:center}
.more-links{display:flex;flex-wrap:wrap;justify-content:center;gap:18px 34px;margin:56px auto 0;max-width:980px}
.more-links .txt-link{font-size:11.5px;letter-spacing:.16em}
@media (max-width:760px){
  .page-head{padding-top:calc(var(--hdr) + 26px)}
  .page-head + section{padding-top:26px}
  .sub-page .sec-head h1{font-size:38px}
  .page-cta .wrap{padding-top:40px}
  .page-cta .contact-lede{font-size:20px}
  .more-links{gap:18px 22px;margin-top:40px}
  .more-links .txt-link{font-size:11px;letter-spacing:.12em}
}
.featured + .page-cta,.areas + .page-cta,.hv + .page-cta{padding-top:0}

/* seller net sheet lead (home-value.html) */
.ns{margin:72px 0 0;padding-top:44px;border-top:1px solid var(--line);display:flex;align-items:center;justify-content:space-between;gap:24px 40px;flex-wrap:wrap;scroll-margin-top:96px}
.ns-t{margin:0;font-family:var(--serif);font-size:26px;font-weight:500;line-height:1.25;color:var(--ink);max-width:560px}
@media (max-width:760px){
  .ns{margin-top:48px;padding-top:32px;flex-direction:column;align-items:stretch;text-align:center}
  .ns-t{font-size:22px;max-width:none}
  .ns-btn{width:100%;white-space:normal;padding:0 18px;letter-spacing:.14em;line-height:1.35}
}

.why{margin:34px 0 38px;padding:28px 0 0;border-top:1px solid rgba(168,154,58,.45)}
.why h3{font-family:"Cormorant Garamond",Georgia,serif;font-weight:600;font-size:clamp(1.6rem,3.2vw,2.1rem);margin:0 0 14px;line-height:1.15}
.why>p{color:var(--muted);margin:0 0 18px}
.why-list{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:1fr 1fr;gap:10px 26px}
.why-list li{position:relative;padding-left:22px;line-height:1.45}
.why-list li::before{content:"";position:absolute;left:0;top:.55em;width:9px;height:9px;background:#A89A3A;transform:rotate(45deg)}
@media(max-width:640px){.why-list{grid-template-columns:1fr}}