:root{
  --forest:#1f3a2e; --forest-2:#2c5140; --pine:#3d6b55; --copper:#b8733a; --copper-2:#9c5f2c;
  --cream:#f6f3ec; --sand:#ece5d6; --ink:#1d2421; --muted:#5f6b66; --line:#ddd6c6; --white:#fff;
  --radius:14px; --shadow:0 10px 30px rgba(20,35,28,.12);
  --serif:"Playfair Display",Georgia,serif; --sans:Inter,system-ui,-apple-system,"Segoe UI",Roboto,sans-serif;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;font-family:var(--sans);color:var(--ink);background:var(--cream);line-height:1.6;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:var(--forest-2)}
h1,h2,h3{font-family:var(--serif);line-height:1.15;color:var(--forest);margin:0 0 .5em}
h1{font-size:clamp(2rem,5vw,3.4rem)} h2{font-size:clamp(1.6rem,3.4vw,2.3rem)} h3{font-size:1.3rem;margin-top:1.8em}
.wrap{width:min(1180px,92vw);margin:0 auto}
.muted{color:var(--muted)} .small{font-size:.88rem}
.eyebrow{text-transform:uppercase;letter-spacing:.16em;font-size:.78rem;font-weight:600;color:var(--copper);margin:0 0 .6em}
.eyebrow.light{color:#f1d2ae}
.btn{display:inline-block;background:var(--copper);color:#fff;text-decoration:none;font-weight:600;padding:.85em 1.5em;border-radius:999px;border:2px solid var(--copper);cursor:pointer;font:600 1rem var(--sans);transition:.2s}
.btn:hover{background:var(--copper-2);border-color:var(--copper-2)}
.btn-small{padding:.5em 1.1em;font-size:.9rem}
.btn-ghost{background:transparent;border-color:#fff;color:#fff}.btn-ghost:hover{background:#fff;color:var(--forest)}
.btn-ghost-dark{background:transparent;border-color:var(--forest);color:var(--forest)}.btn-ghost-dark:hover{background:var(--forest);color:#fff;border-color:var(--forest)}
.btn.block{display:block;text-align:center;width:100%;margin-bottom:.6em}
/* header */
.site-header{position:sticky;top:0;z-index:50;background:rgba(246,243,236,.94);backdrop-filter:blur(8px);border-bottom:1px solid var(--line)}
.nav{display:flex;align-items:center;justify-content:space-between;height:72px}
.brand{display:flex;gap:.7em;align-items:center;text-decoration:none;color:var(--forest)}
.brand-mark{width:42px;height:42px;border-radius:10px;background:var(--forest);color:var(--cream);display:grid;place-items:center;font-family:var(--serif);font-weight:700}
.brand strong{display:block;font-family:var(--serif);font-size:1.15rem;line-height:1.1}.brand small{color:var(--muted);font-size:.78rem}
.nav-links{display:flex;gap:1.6em;align-items:center}
.nav-links a:not(.btn){text-decoration:none;color:var(--ink);font-weight:500}
.nav-links a:not(.btn):hover{color:var(--copper)}
.nav-toggle{display:none;background:none;border:0;padding:8px;cursor:pointer}
.nav-toggle span{display:block;width:24px;height:2px;background:var(--forest);margin:5px 0}
@media (max-width:760px){
  .nav-toggle{display:block}
  .nav-links{position:absolute;top:72px;left:0;right:0;flex-direction:column;background:var(--cream);padding:1em 4vw 1.5em;border-bottom:1px solid var(--line);display:none;gap:1em}
  .nav-links.open{display:flex}
}
/* hero */
.hero{position:relative;min-height:78vh;display:flex;align-items:flex-end;color:#fff;background:linear-gradient(180deg,rgba(15,30,22,.15) 0%,rgba(15,30,22,.35) 45%,rgba(15,30,22,.82) 100%),var(--hero) center/cover no-repeat}
.hero-inner{padding:18vh 0 9vh}
.hero h1{color:#fff;max-width:14ch;text-shadow:0 2px 20px rgba(0,0,0,.3)}
.hero .lead{font-size:1.15rem;max-width:46ch;opacity:.95}
.hero-cta{display:flex;gap:.8em;flex-wrap:wrap;margin-top:1.5em}
/* sections */
.section{padding:clamp(3.5rem,8vw,6rem) 0}
.featured{background:var(--white)}
.feature{display:grid;grid-template-columns:1.35fr 1fr;gap:2.5rem;align-items:center}
.feature-img{position:relative;border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow);aspect-ratio:16/10}
.feature-img img{width:100%;height:100%;object-fit:cover;transition:transform .5s}
.feature-img:hover img{transform:scale(1.03)}
.badge{position:absolute;top:14px;left:14px;z-index:2;background:var(--forest);color:#fff;font-size:.78rem;font-weight:600;letter-spacing:.06em;text-transform:uppercase;padding:.4em .9em;border-radius:999px}
.badge.static{position:static;display:inline-block}
.price{font-weight:700;color:var(--forest);margin:.2em 0}.price.big{font-size:2rem;font-family:var(--serif)}
.facts{list-style:none;padding:0;margin:1.2em 0;display:flex;flex-wrap:wrap;gap:0;border:1px solid var(--line);border-radius:12px;overflow:hidden;background:var(--cream);width:fit-content}
.facts li{padding:.7em 1.2em;border-right:1px solid var(--line);text-align:center;font-size:.82rem;color:var(--muted);text-transform:uppercase;letter-spacing:.05em}
.facts li:last-child{border-right:0}
.facts strong{display:block;font-size:1.25rem;color:var(--forest);font-family:var(--serif);text-transform:none;letter-spacing:0}
@media (max-width:860px){.feature{grid-template-columns:1fr}}
/* about */
.about-grid{display:grid;grid-template-columns:320px 1fr;gap:3.5rem;align-items:start}
.headshot{width:100%;aspect-ratio:4/5;object-fit:cover;border-radius:var(--radius);box-shadow:var(--shadow)}
.headshot.monogram{display:grid;place-items:center;background:linear-gradient(160deg,var(--forest),var(--pine));color:var(--cream);font-family:var(--serif);font-size:5rem;font-weight:600;letter-spacing:.05em}
.headshot.sm{width:56px;height:56px;aspect-ratio:1;border-radius:50%;font-size:1.2rem;box-shadow:none;flex:none}
.stats{display:grid;grid-template-columns:repeat(3,1fr);gap:1em;margin:1.8em 0 .4em}
.stat{background:var(--white);border:1px solid var(--line);border-radius:12px;padding:1em}
.stat strong{display:block;font-family:var(--serif);font-size:1.5rem;color:var(--forest)}
.stat span{font-size:.85rem;color:var(--muted)}
.mini{font-size:1.1rem;margin:1.4em 0 .5em}
.deals{padding-left:1.1em;margin:0}
@media (max-width:860px){.about-grid{grid-template-columns:1fr}.about-grid .headshot{max-width:260px}.stats{grid-template-columns:1fr 1fr}}
/* contact */
.contact{background:var(--forest);color:var(--cream)}
.contact h2{color:#fff}.contact a{color:#f1d2ae}
.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:3rem}
.contact-list{list-style:none;padding:0;margin:1.5em 0}
.contact-list li{padding:.8em 0;border-bottom:1px solid rgba(255,255,255,.15)}
.contact-list span{display:block;font-size:.75rem;text-transform:uppercase;letter-spacing:.14em;opacity:.7}
.contact-form{background:var(--white);color:var(--ink);padding:1.6rem;border-radius:var(--radius);box-shadow:var(--shadow)}
.contact-form label{display:block;font-size:.85rem;font-weight:600;margin-bottom:.9em;color:var(--forest)}
.contact-form input,.contact-form textarea{display:block;width:100%;margin-top:.35em;padding:.75em .9em;border:1px solid var(--line);border-radius:10px;font:inherit;font-weight:400;background:var(--cream)}
.contact-form input:focus,.contact-form textarea:focus{outline:2px solid var(--copper);border-color:transparent}
.row2{display:grid;grid-template-columns:1fr 1fr;gap:.8em}
.form-note{font-size:.85rem;margin:.6em 0 0;color:var(--muted)}
@media (max-width:860px){.contact-grid{grid-template-columns:1fr}}
/* listings index */
.page-head{padding:3.5rem 0 1rem}
.grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(300px,1fr));gap:1.6rem}
.card{background:var(--white);border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow);transition:transform .2s}
.card:hover{transform:translateY(-3px)}
.card-img{display:block;position:relative;aspect-ratio:16/10}
.card-img img{width:100%;height:100%;object-fit:cover}
.card-body{padding:1.1rem 1.3rem 1.4rem}
.card-body h3{margin:.3em 0 .1em;font-size:1.25rem}.card-body h3 a{text-decoration:none;color:var(--forest)}
.card-body p{margin:0}.specs{color:var(--muted);font-size:.9rem}
/* listing page */
.listing-head{padding:2rem 0 1rem}
.crumbs{font-size:.85rem;color:var(--muted)}.crumbs a{color:var(--muted)}
.lh-row{display:flex;justify-content:space-between;align-items:flex-end;gap:1rem;flex-wrap:wrap}
.lh-row h1{margin:0}
.lh-price{text-align:right}.lh-price .price{margin:.2em 0 0}
.was{display:block;font-size:.85rem;color:var(--muted)}
.gallery{display:grid;grid-template-columns:2fr 1fr 1fr;grid-template-rows:240px 240px;gap:8px;border-radius:var(--radius);overflow:hidden;position:relative}
.g-item{display:block;overflow:hidden;background:var(--sand)}
.g-item img{width:100%;height:100%;object-fit:cover;transition:transform .4s}
.g-item:hover img{transform:scale(1.04)}
.g-hero{grid-row:1/3}
.g-item:nth-child(n+6){display:none}
.g-all{position:absolute;right:16px;bottom:16px;background:rgba(255,255,255,.95)}
@media (max-width:760px){.gallery{grid-template-columns:1fr 1fr;grid-template-rows:260px 120px}.g-hero{grid-column:1/3;grid-row:1}.g-item:nth-child(n+4){display:none}}
.listing-body{display:grid;grid-template-columns:1fr 360px;gap:3rem;padding:2.5rem 0 3rem}
.desc{font-size:1.08rem}
.chips{list-style:none;padding:0;display:flex;flex-wrap:wrap;gap:.5em}
.chips li{background:var(--white);border:1px solid var(--line);border-radius:999px;padding:.4em .95em;font-size:.9rem}
.keyfacts{display:grid;grid-template-columns:repeat(auto-fill,minmax(200px,1fr));gap:0;border:1px solid var(--line);border-radius:12px;overflow:hidden;background:var(--white);margin:0}
.keyfacts div{padding:.8em 1em;border-bottom:1px solid var(--line);border-right:1px solid var(--line)}
.keyfacts dt{font-size:.75rem;text-transform:uppercase;letter-spacing:.08em;color:var(--muted)}
.keyfacts dd{margin:0;font-weight:600}
.feat-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(230px,1fr));gap:1rem}
.feat-group{background:var(--white);border:1px solid var(--line);border-radius:12px;padding:1em 1.2em}
.feat-group h4{margin:0 0 .4em;color:var(--copper);font-size:.85rem;text-transform:uppercase;letter-spacing:.1em}
.feat-group ul{margin:0;padding-left:1.1em;font-size:.95rem}
.hist{width:100%;border-collapse:collapse;background:var(--white);border-radius:12px;overflow:hidden}
.hist th,.hist td{text-align:left;padding:.7em 1em;border-bottom:1px solid var(--line)}
.hist th{font-size:.78rem;text-transform:uppercase;letter-spacing:.08em;color:var(--muted)}
.map{border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow);aspect-ratio:16/9;background:var(--sand)}
.map iframe{width:100%;height:100%;border:0}
.lb-side{position:relative}
.agent-card{position:sticky;top:92px;background:var(--white);border:1px solid var(--line);border-radius:var(--radius);padding:1.4rem;box-shadow:var(--shadow)}
.agent-row{display:flex;gap:.8em;align-items:center;margin-bottom:1em}
.agent-row strong{display:block;font-family:var(--serif);font-size:1.15rem;color:var(--forest)}
.agent-card .contact-form{box-shadow:none;padding:0}
.share{padding-bottom:3rem}
@media (max-width:960px){.listing-body{grid-template-columns:1fr}.agent-card{position:static}}
@media (max-width:520px){.row2{grid-template-columns:1fr}.facts li{padding:.6em .8em}.lh-price{text-align:left}}
/* footer */
.site-footer{background:#14261e;color:#c9d3cd;padding:3rem 0 1.5rem;font-size:.92rem}
.site-footer a{color:#f1d2ae}
.footer-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:2rem}
.footer-grid p{margin:.3em 0}
.footer-name{font-family:var(--serif);font-size:1.3rem;color:#fff}
.legal{border-top:1px solid rgba(255,255,255,.12);margin-top:2rem;padding-top:1.2rem;font-size:.8rem;opacity:.75}
@media (max-width:760px){.footer-grid{grid-template-columns:1fr}}
/* lightbox */
.lightbox{position:fixed;inset:0;background:rgba(8,14,11,.95);z-index:100;display:none;align-items:center;justify-content:center}
.lightbox.open{display:flex}
.lightbox figure{margin:0;max-width:92vw;max-height:88vh;text-align:center}
.lightbox img{max-width:92vw;max-height:82vh;object-fit:contain;margin:auto;border-radius:6px}
.lightbox figcaption{color:#ccc;font-size:.9rem;margin-top:.6em}
.lightbox button{position:absolute;background:rgba(255,255,255,.12);color:#fff;border:0;font-size:2.4rem;width:56px;height:56px;border-radius:50%;cursor:pointer;line-height:1}
.lightbox button:hover{background:rgba(255,255,255,.25)}
.lb-close{top:18px;right:18px}.lb-prev{left:18px}.lb-next{right:18px}
@media (max-width:600px){.lb-prev,.lb-next{bottom:20px;top:auto}.lightbox button{width:48px;height:48px;font-size:2rem}}
/* headshot placements */
.hero{background-size:cover;background-position:center}
.hero-agent{display:flex;align-items:center;gap:.9em;margin-bottom:1.6em}
.hero-agent strong{display:block;font-family:var(--serif);font-size:1.2rem}
.hero-agent span{font-size:.88rem;opacity:.85}
.headshot.hero-face{width:84px;height:84px;aspect-ratio:1;border-radius:50%;border:3px solid rgba(255,255,255,.9);box-shadow:0 6px 20px rgba(0,0,0,.35);flex:none}
.about-grid .headshot{aspect-ratio:1;object-position:center 30%}
.contact-agent{display:flex;align-items:center;gap:1em;margin-bottom:1em}
.contact-agent .eyebrow{margin:0}
.contact-name{margin:0;font-family:var(--serif);font-size:1.25rem;color:#fff}
.headshot.contact-face{width:72px;height:72px;aspect-ratio:1;border-radius:50%;border:2px solid #f1d2ae;box-shadow:none;flex:none}
.headshot.sm{object-fit:cover}
.about-grid .headshot{height:auto}