/* Lumen template: shared styles (home + inner pages) */
:root{
  --moss:#4F5847; --moss-deep:#3A4233; --moss-shadow:#2E352A;
  --parchment:#F5F0E1; --clay:#CBBBA0; --clay-light:#DED2BD;
  --off-white:#FAFAF5; --white:#FFFFFF; --ink:#1C1C1A; --ink-soft:#55534C;
  --serif:'Cormorant Garamond',Georgia,'Times New Roman',serif;
  --sans:'DM Sans','Helvetica Neue',Arial,sans-serif;
  --fs-body:clamp(1rem,.95rem + .25vw,1.125rem);
  --fs-h1:clamp(2.5rem,2rem + 3.5vw,5rem);
  --fs-h2:clamp(1.9rem,1.5rem + 1.6vw,3rem);
  --fs-h3:clamp(1.25rem,1.1rem + .6vw,1.6rem);
  --fs-small:.875rem; --fs-micro:.75rem;
  --ease:cubic-bezier(.23,1,.32,1);
  --container:1200px; --gutter:clamp(1.25rem,4vw,3rem); --section-y:clamp(4rem,9vw,8rem);
}
*,*::before,*::after{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{font-family:var(--sans);font-size:var(--fs-body);line-height:1.65;color:var(--ink);background:var(--off-white);-webkit-font-smoothing:antialiased;overflow-x:hidden}
img{display:block;max-width:100%;height:100%;width:100%;object-fit:cover}
a{color:inherit;text-decoration:none}
ul{list-style:none}
button{font:inherit;background:none;border:0;cursor:pointer;color:inherit}
::selection{background:var(--moss);color:var(--parchment)}
.container{max-width:var(--container);margin-inline:auto;padding-inline:var(--gutter)}

/* type */
.eyebrow{font-size:var(--fs-micro);font-weight:600;letter-spacing:.22em;text-transform:uppercase;color:var(--moss);margin-bottom:1.1rem}
.eyebrow--clay{color:var(--clay-light)}
.h2{font-family:var(--serif);font-weight:500;font-size:var(--fs-h2);line-height:1.12;letter-spacing:-.01em;color:var(--ink)}
.h2 em{font-style:italic;font-weight:400}
.h2--light{color:var(--parchment)}
.lede{color:var(--ink-soft);max-width:56ch;margin-top:1.25rem}
.section-head{margin-bottom:clamp(2.5rem,5vw,4rem)}
.section-head--split{display:flex;align-items:flex-end;justify-content:space-between;gap:2rem;flex-wrap:wrap}
.section-foot{margin-top:2.5rem;text-align:center}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;min-height:48px;padding:.8rem 1.9rem;font-family:var(--sans);font-size:var(--fs-small);font-weight:600;letter-spacing:.14em;text-transform:uppercase;border:1px solid transparent;transition:background-color 180ms var(--ease),color 180ms var(--ease),border-color 180ms var(--ease),transform 160ms var(--ease)}
.btn:active{transform:scale(.97)}
a:focus-visible,button:focus-visible,input:focus-visible{outline:2px solid var(--moss);outline-offset:3px}
.newsletter :focus-visible,.stats :focus-visible,.hero :focus-visible,.nav :focus-visible,.relo :focus-visible{outline-color:var(--parchment)}
.btn--solid-moss{background:var(--moss);color:var(--parchment)}
.btn--solid-moss:hover{background:var(--moss-deep)}
.btn--outline-moss{border-color:var(--clay);color:var(--moss)}
.btn--outline-moss:hover{border-color:var(--moss);background:var(--parchment)}
.btn--solid-light{background:var(--parchment);color:var(--moss-deep)}
.btn--solid-light:hover{background:var(--white)}
.btn--ghost-light{border-color:rgba(245,240,225,.55);color:var(--parchment)}
.btn--ghost-light:hover{border-color:var(--parchment);background:rgba(245,240,225,.12)}
.btn--outline-light{border-color:rgba(245,240,225,.5);color:var(--parchment);min-height:40px;padding:.45rem 1.2rem}
.btn--outline-light:hover{background:var(--parchment);color:var(--moss-deep)}
.text-link{display:inline-flex;align-items:center;gap:.6rem;font-size:var(--fs-small);font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--moss);padding-block:.5rem}
.text-link .arrow{transition:transform 180ms var(--ease)}
.text-link:hover .arrow{transform:translateX(4px)}
.arrow{display:inline-block;width:22px;height:1px;background:currentColor;position:relative;flex-shrink:0}
.arrow::after{content:"";position:absolute;right:0;top:-3px;width:8px;height:8px;border-top:1px solid currentColor;border-right:1px solid currentColor;transform:rotate(45deg) scale(.8)}
.arrow--left{transform:rotate(180deg)}

/* reveal */
.js-reveal .reveal{opacity:0;transform:translateY(18px);transition:opacity 500ms var(--ease) var(--d,0s),transform 500ms var(--ease) var(--d,0s)}
.js-reveal .reveal.is-in{opacity:1;transform:none}

/* wordmark (text logo) */
.mark{display:inline-flex;flex-direction:column;align-items:center;line-height:1;color:var(--parchment)}
.mark__mono{font-family:var(--serif);font-style:italic;font-weight:400;font-size:2.55rem;letter-spacing:-.04em;line-height:.9;position:relative}
.mark__mono b{font-weight:400;display:inline-block;margin-left:-.12em;transform:translateY(.12em)}
.mark__name{font-family:var(--sans);font-size:.47rem;font-weight:500;letter-spacing:.32em;text-transform:uppercase;margin-top:.35rem;padding-left:.32em;opacity:.9}

/* NAV */
.nav{position:fixed;inset-inline:0;top:0;z-index:100;background:transparent;transition:background-color 220ms var(--ease),box-shadow 220ms var(--ease)}
.nav.is-solid{background:rgba(58,66,51,.9);box-shadow:0 1px 0 rgba(245,240,225,.12)}
@supports ((backdrop-filter:blur(1px)) or (-webkit-backdrop-filter:blur(1px))){
  .nav.is-solid{background:rgba(58,66,51,.62);-webkit-backdrop-filter:blur(14px) saturate(140%);backdrop-filter:blur(14px) saturate(140%)}
}
.nav__inner{max-width:var(--container);margin-inline:auto;padding:1rem var(--gutter);display:flex;align-items:center;gap:2.5rem}
.nav__logo{display:flex;align-items:center;flex-shrink:0;height:58px}
.nav__brokerage{display:none}
.nav__links{display:flex;gap:1.9rem;margin-left:auto}
.nav__links a{color:var(--parchment);font-size:var(--fs-small);font-weight:500;letter-spacing:.1em;text-transform:uppercase;padding-block:.55rem;position:relative}
.nav__links a::after{content:"";position:absolute;left:0;bottom:0;height:1px;width:100%;background:var(--clay);transform:scaleX(0);transform-origin:left;transition:transform 200ms var(--ease)}
.nav__links a:hover::after{transform:scaleX(1)}
.nav__cta{flex-shrink:0}
.nav__burger{display:flex;flex-direction:column;gap:6px;padding:12px 8px;flex-shrink:0}
.nav__burger span{width:28px;height:1.5px;background:var(--parchment)}

/* drawer */
.drawer{position:fixed;inset:0;z-index:200}
.drawer[hidden]{display:none}
.drawer__backdrop{position:absolute;inset:0;background:rgba(28,28,26,.45);opacity:0;transition:opacity 240ms var(--ease)}
.drawer__panel{position:absolute;top:0;right:0;bottom:0;width:min(420px,92vw);background:var(--white);color:var(--ink);transform:translateX(100%);transition:transform 280ms var(--ease);overflow-y:auto;padding:1.2rem 2rem 3rem}
.drawer.is-open .drawer__backdrop{opacity:1}
.drawer.is-open .drawer__panel{transform:none}
.drawer__close{display:block;margin-left:auto;padding:12px;color:var(--ink);transition:transform 320ms var(--ease),color 200ms var(--ease)}
.drawer__close:hover{transform:rotate(90deg);color:var(--moss)}
.drawer__nav{margin-top:.4rem}
.drawer__item{position:relative;display:flex;align-items:center;justify-content:space-between;gap:1rem;width:100%;padding:1.05rem 0;text-align:left;font-family:var(--serif);font-weight:500;font-size:1.3rem;letter-spacing:.1em;text-transform:uppercase;color:var(--ink);border-bottom:1px solid rgba(28,28,26,.12);transition:color 220ms var(--ease),transform 380ms var(--ease)}
.drawer__item::before{content:"";position:absolute;left:-1.15rem;top:50%;width:.8rem;height:1px;background:var(--clay);opacity:0;transform:scaleX(0);transform-origin:left;transition:opacity 260ms var(--ease),transform 380ms var(--ease)}
.drawer__item:hover{color:var(--moss);transform:translateX(1.15rem)}
.drawer__item:hover::before{opacity:1;transform:scaleX(1)}
.drawer__chev{flex-shrink:0;transition:transform 200ms var(--ease)}
.drawer__toggle[aria-expanded="true"] .drawer__chev{transform:rotate(180deg)}
.drawer__group{border-bottom:1px solid rgba(28,28,26,.12)}
.drawer__group .drawer__item{border-bottom:0}
.drawer__sub{overflow:hidden;max-height:0;transition:max-height 240ms var(--ease)}
.drawer__group.is-open .drawer__sub{max-height:24rem}
.drawer__sub a{position:relative;display:block;padding:.6rem 0 .6rem 1.3rem;font-size:var(--fs-small);letter-spacing:.16em;text-transform:uppercase;color:var(--ink-soft);transition:color 220ms var(--ease),transform 380ms var(--ease)}
.drawer__sub a:hover{color:var(--moss);transform:translateX(.6rem)}
.drawer__sub a:last-child{padding-bottom:1rem}
@keyframes drawer-item-in{from{opacity:0;transform:translateX(1.5rem)}to{opacity:1;transform:none}}
.drawer.is-open .drawer__nav>*{animation:drawer-item-in 460ms var(--ease) backwards}
.drawer.is-open .drawer__nav>*:nth-child(1){animation-delay:60ms}
.drawer.is-open .drawer__nav>*:nth-child(2){animation-delay:100ms}
.drawer.is-open .drawer__nav>*:nth-child(3){animation-delay:140ms}
.drawer.is-open .drawer__nav>*:nth-child(4){animation-delay:180ms}
.drawer.is-open .drawer__nav>*:nth-child(5){animation-delay:220ms}
.drawer.is-open .drawer__nav>*:nth-child(6){animation-delay:260ms}
.drawer.is-open .drawer__nav>*:nth-child(7){animation-delay:300ms}
.drawer.is-open .drawer__nav>*:nth-child(n+8){animation-delay:340ms}

/* HERO */
.hero{position:relative;min-height:100vh;min-height:100svh;display:grid;place-items:center;text-align:center;overflow:hidden;background:var(--moss-deep)}
.hero__img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;animation:hero-zoom 14s var(--ease) both}
@keyframes hero-zoom{from{transform:scale(1.06)}to{transform:none}}
.hero__scrim{position:absolute;inset:0;background:rgba(28,28,26,.4)}
.hero__content{position:relative;z-index:1;color:var(--parchment);padding:clamp(6rem,14vh,9rem) var(--gutter) 6rem;max-width:60rem}
.hero__title{font-family:var(--serif);font-weight:500;font-size:clamp(1.85rem,1.05rem + 3.9vw,5rem);line-height:1.06;letter-spacing:-.015em;white-space:nowrap}
.hero__title span{display:block}
.hero__sub{font-weight:400;font-size:clamp(1rem,.92rem + .5vw,1.4rem);line-height:1.5;letter-spacing:.01em;color:rgba(245,240,225,.88);max-width:46ch;margin:1.1rem auto 0;text-wrap:balance}
.hero__ctas{display:flex;gap:1rem;justify-content:center;flex-wrap:wrap;margin-top:2.6rem}
.hero__footer{position:absolute;inset-inline:0;bottom:0;z-index:1;display:flex;justify-content:space-between;align-items:flex-end;gap:2rem;padding:0 var(--gutter) 2.4rem;color:var(--parchment);text-align:left}
.hero__id-name{font-family:var(--serif);font-size:clamp(1.35rem,1.1rem + 1vw,1.8rem);line-height:1.25}
.hero__id p:not(.hero__id-name){font-size:var(--fs-small);color:rgba(245,240,225,.9);margin-top:.15rem}
.hero__contact{display:grid;gap:.2rem;justify-items:start}
.hero__brokerage{font-family:var(--serif);font-size:clamp(1.15rem,1rem + .5vw,1.45rem);letter-spacing:.24em;text-transform:uppercase;line-height:1.1;margin-bottom:.45rem}
.hero__contact-link{font-size:var(--fs-small);color:rgba(245,240,225,.9)}
.hero__contact-office{font-size:var(--fs-small);line-height:1.5;color:rgba(245,240,225,.78);margin-top:.55rem}
.hero__contact a:hover,.hero__id a:hover{color:var(--white)}
.hero__title,.hero__sub,.hero__ctas,.hero__footer{animation:hero-in 700ms var(--ease) both}
.hero__title{animation-delay:200ms}.hero__sub{animation-delay:320ms}.hero__ctas{animation-delay:440ms}.hero__footer{animation-delay:540ms}
@keyframes hero-in{from{opacity:0;transform:translateY(14px)}to{opacity:1;transform:none}}

/* PATHS */
.paths{background:var(--parchment);padding-block:var(--section-y)}
.paths__grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1.5rem}
.path-card{background:var(--off-white);border:1px solid var(--clay-light);padding:clamp(1.8rem,3vw,2.6rem);display:flex;flex-direction:column;gap:1rem;min-height:100%;transition:transform 200ms var(--ease),box-shadow 200ms var(--ease),border-color 200ms var(--ease)}
@media (hover:hover) and (pointer:fine){
  .path-card:hover{transform:translateY(-4px);border-color:var(--clay);box-shadow:0 18px 40px -22px rgba(46,53,42,.35)}
  .path-card:hover .path-card__link .arrow{transform:translateX(4px)}
}
.path-card__num{font-family:var(--serif);font-style:italic;font-size:1.1rem;color:var(--clay)}
.path-card__title{font-family:var(--serif);font-weight:500;font-size:var(--fs-h3);color:var(--ink)}
.path-card__body{color:var(--ink-soft);font-size:var(--fs-small);flex-grow:1}
.path-card__link{display:inline-flex;align-items:center;gap:.6rem;font-size:var(--fs-micro);font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:var(--moss)}
.path-card__link .arrow{transition:transform 180ms var(--ease)}

/* ABOUT */
.about{background:var(--white);padding-block:var(--section-y)}
.about__grid{display:grid;grid-template-columns:minmax(0,5fr) minmax(0,6fr);gap:clamp(2.5rem,6vw,5.5rem);align-items:center}
.about__media{position:relative;z-index:0}
.about__media img{aspect-ratio:4/5;height:auto}
.about__media::before{content:"";position:absolute;inset:1.4rem -1.4rem 2.6rem 1.4rem;border:1px solid var(--clay);z-index:-1}
.about__media-caption{margin-top:1.6rem;font-size:var(--fs-micro);letter-spacing:.18em;text-transform:uppercase;color:var(--ink-soft)}
.about__creds{margin:1.8rem 0 2.2rem;border-left:2px solid var(--clay);padding-left:1.4rem;display:grid;gap:.45rem}
.about__creds li{font-size:var(--fs-small);color:var(--ink-soft);letter-spacing:.02em}

/* STATS */
.stats{background:var(--moss);padding-block:var(--section-y)}
.stats__grid{display:grid;grid-template-columns:minmax(0,6fr) minmax(0,5fr);gap:clamp(2.5rem,6vw,5rem);align-items:center}
.stats__figures{display:grid;grid-template-columns:repeat(auto-fit,minmax(8.5rem,1fr));gap:2.4rem 2rem}
.stat dt{font-size:var(--fs-micro);font-weight:600;letter-spacing:.18em;text-transform:uppercase;color:var(--clay-light);margin-bottom:.4rem}
.stat__num{font-family:var(--serif);font-weight:500;font-size:clamp(2.4rem,4vw,3.6rem);color:var(--parchment);line-height:1;font-variant-numeric:tabular-nums}
.stats__awards{margin-top:2rem;display:flex;flex-wrap:wrap;align-items:center;gap:1.4rem;width:fit-content;max-width:100%;background:var(--parchment);padding:.9rem 1.4rem}
.award{display:flex;flex-direction:column;line-height:1.05;color:var(--moss-deep)}
.award b{font-family:var(--serif);font-style:italic;font-weight:600;font-size:1.05rem}
.award span{font-size:.56rem;font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:var(--ink-soft);margin-top:.15rem}
.award + .award{border-left:1px solid var(--clay);padding-left:1.4rem}

/* TESTIMONIALS */
.testimonials{background:var(--parchment);padding-block:var(--section-y);text-align:center}
.carousel{max-width:46rem;margin-inline:auto}
.carousel__viewport{position:relative;min-height:16rem}
.carousel__slide{position:absolute;inset:0;opacity:0;transform:translateY(10px);transition:opacity 250ms var(--ease),transform 250ms var(--ease);pointer-events:none;display:flex;flex-direction:column;gap:1.8rem;justify-content:center}
.carousel__slide.is-active{opacity:1;transform:none;pointer-events:auto;position:relative}
.carousel__slide p{font-family:var(--serif);font-size:clamp(1.3rem,1.1rem + 1vw,1.7rem);font-weight:500;line-height:1.45;color:var(--ink)}
.carousel__slide footer{display:flex;align-items:center;justify-content:center;gap:.9rem;flex-wrap:wrap}
.avatar{width:44px;height:44px;border-radius:50%;background:var(--clay);color:var(--moss-deep);font-size:var(--fs-small);font-weight:600;letter-spacing:.05em;display:inline-flex;align-items:center;justify-content:center}
.carousel__slide cite{font-style:normal;font-weight:600;font-size:var(--fs-small)}
.carousel__place{font-size:var(--fs-small);color:var(--ink-soft)}
.carousel__place::before{content:"· "}
.carousel__controls{display:flex;align-items:center;justify-content:center;gap:1.6rem;margin-top:2.4rem}
.carousel__btn{width:48px;height:48px;display:inline-flex;align-items:center;justify-content:center;border:1px solid var(--clay);color:var(--moss);border-radius:50%;transition:background-color 180ms var(--ease),transform 160ms var(--ease)}
.carousel__btn:hover{background:var(--clay-light)}
.carousel__btn:active{transform:scale(.94)}
.carousel__dots{display:flex;gap:.6rem}
.carousel__dots button{width:24px;height:24px;position:relative}
.carousel__dots button::after{content:"";position:absolute;inset:50% auto auto 50%;transform:translate(-50%,-50%);width:7px;height:7px;border-radius:50%;background:var(--clay);transition:background-color 180ms var(--ease),transform 180ms var(--ease)}
.carousel__dots button[aria-selected="true"]::after{background:var(--moss);transform:translate(-50%,-50%) scale(1.35)}

/* LISTINGS */
.listings{background:var(--white);padding-block:var(--section-y)}
.listings__grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1.75rem}
.listing__media{position:relative;overflow:hidden;aspect-ratio:4/3;background:var(--clay-light)}
.listing__media img{transition:transform 220ms var(--ease)}
@media (hover:hover) and (pointer:fine){
  .listing:hover .listing__media img{transform:scale(1.035)}
  .listing:hover .listing__view .arrow{transform:translateX(4px)}
}
.badge{position:absolute;top:1rem;left:1rem;font-size:var(--fs-micro);font-weight:600;letter-spacing:.14em;text-transform:uppercase;padding:.35rem .7rem}
.badge--sale{background:var(--parchment);color:var(--moss-deep)}
.badge--pending{background:var(--clay);color:var(--moss-deep)}
.badge--open{background:var(--moss);color:var(--parchment)}
.badge--sold{background:var(--clay-light);color:var(--moss-deep)}
.listing__body{padding-top:1.3rem}
.listing__price{font-family:var(--serif);font-size:1.6rem;font-weight:600;color:var(--ink);font-variant-numeric:tabular-nums}
.listing__addr{font-family:var(--sans);font-size:1rem;font-weight:600;margin-top:.35rem}
.listing__city{font-size:var(--fs-small);color:var(--ink-soft)}
.listing__meta{display:flex;gap:1.2rem;margin-top:.8rem;padding-top:.8rem;border-top:1px solid var(--clay-light)}
.listing__meta li{font-size:var(--fs-small);color:var(--ink-soft)}
.listing__view{margin-top:.9rem;font-size:var(--fs-micro);letter-spacing:.2em}
.sold{margin-top:clamp(4rem,8vw,6.5rem)}
.section-head--sub{margin-bottom:clamp(2rem,4vw,3rem)}
.h2--sub{font-size:clamp(1.6rem,1.3rem + 1.2vw,2.3rem)}
.sold__grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1.75rem}
.listing--sold .listing__media{aspect-ratio:3/2}
.listing--sold .listing__media img{filter:saturate(.92)}
.listing--sold .listing__price{font-size:1.35rem}
.listing--sold .listing__body{padding-top:1rem}

/* MLS */
.mls{background:var(--parchment);padding-block:var(--section-y)}
.mls__inner{display:grid;grid-template-columns:minmax(0,7fr) minmax(0,4fr);gap:clamp(2rem,5vw,4rem);align-items:center}
.mls__ctas{display:flex;flex-direction:column;gap:1rem;align-items:stretch}

/* RELOCATION */
.relo{background:var(--moss-deep);padding-block:var(--section-y)}
.relo__inner{display:grid;grid-template-columns:minmax(0,6fr) minmax(0,5fr);gap:clamp(2.5rem,6vw,5rem);align-items:center}
.relo__sub{margin-top:1.25rem;color:rgba(245,240,225,.82);max-width:52ch}
.relo__ctas{display:flex;gap:1rem;flex-wrap:wrap;margin-top:2.2rem}
.relo__points{display:grid;gap:1.9rem}
.relo__points li{border-left:2px solid var(--clay);padding-left:1.4rem}
.relo__points h3{font-family:var(--serif);font-weight:500;font-size:var(--fs-h3);color:var(--parchment)}
.relo__points p{font-size:var(--fs-small);color:rgba(245,240,225,.75);margin-top:.4rem;max-width:48ch}

/* NEIGHBORHOODS */
.hoods{background:var(--white);padding-block:var(--section-y)}
.hoods__grid{display:grid;grid-template-columns:repeat(2,1fr);grid-template-rows:repeat(2,minmax(220px,24vw));gap:1.5rem}
.hood{position:relative;overflow:hidden;background:var(--clay-light);display:block}
.hood--tall{grid-row:span 2}
.hood img{position:absolute;inset:0;transition:transform 240ms var(--ease)}
@media (hover:hover) and (pointer:fine){.hood:hover img{transform:scale(1.04)}}
.hood::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(46,53,42,0) 40%,rgba(46,53,42,.75) 100%)}
.hood__label{position:absolute;inset-inline:0;bottom:0;z-index:1;padding:1.6rem;color:var(--parchment)}
.hood__label h3{font-family:var(--serif);font-weight:500;font-size:var(--fs-h3)}
.hood__label span{font-size:var(--fs-small);color:rgba(245,240,225,.8)}
.hoods__index{display:flex;flex-wrap:wrap;gap:.6rem 0;margin-top:2.2rem}
.hoods__index li{display:flex;align-items:center}
.hoods__index li+li::before{content:"·";color:var(--clay);margin-inline:.9rem}
.hoods__index a{font-size:var(--fs-small);color:var(--ink-soft);padding-block:.4rem;border-bottom:1px solid transparent;transition:color 160ms var(--ease),border-color 160ms var(--ease)}
.hoods__index a:hover{color:var(--moss);border-color:var(--clay)}

/* JOURNAL */
.journal{background:var(--parchment);padding-block:var(--section-y)}
.journal__grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1.75rem}
.post{display:block}
.post figure{aspect-ratio:3/2;overflow:hidden;background:var(--clay-light)}
.post img{transition:transform 220ms var(--ease)}
@media (hover:hover) and (pointer:fine){
  .post:hover img{transform:scale(1.035)}
  .post:hover h3{color:var(--moss)}
  .post:hover .post__read .arrow{transform:translateX(4px)}
}
.post__tag{font-size:var(--fs-micro);font-weight:600;letter-spacing:.18em;text-transform:uppercase;color:var(--ink-soft);margin:1.2rem 0 .5rem}
.post h3{font-family:var(--serif);font-weight:500;font-size:1.35rem;line-height:1.3;transition:color 160ms var(--ease)}
.post__date{font-size:var(--fs-small);color:var(--ink-soft)}
.post__foot{display:flex;align-items:center;justify-content:space-between;gap:1rem;margin-top:.8rem;padding-top:.8rem;border-top:1px solid var(--clay-light)}
.post__read{font-size:var(--fs-micro);letter-spacing:.2em;padding-block:0}

/* MAP */
.ck-map{background:var(--parchment);padding-block:var(--section-y)}
.ck-map__head{margin-bottom:2rem}
.ck-map__head h2{font-family:var(--serif);font-weight:500;font-size:var(--fs-h2);color:var(--ink);margin-top:.4rem}
.ck-map__head p{color:var(--ink-soft);margin-top:.5rem}
.ck-map__frame{position:relative;width:100%;height:440px;overflow:hidden;background:#EEE9DA;border:1px solid var(--clay-light)}
.ck-map__frame svg{position:absolute;inset:0;width:100%;height:100%}
.ck-map__pin{position:absolute;left:52%;top:46%;transform:translate(-50%,-100%);display:flex;flex-direction:column;align-items:center;gap:.5rem}
.ck-map__card{background:var(--white);padding:.7rem 1rem;box-shadow:0 12px 30px -14px rgba(46,53,42,.45);text-align:left;white-space:nowrap}
.ck-map__card strong{display:block;font-family:var(--serif);font-weight:600;font-size:1.05rem}
.ck-map__card span{font-size:var(--fs-micro);color:var(--ink-soft)}
.ck-map__dot{width:18px;height:18px;border-radius:50% 50% 50% 0;transform:rotate(-45deg);background:var(--moss);box-shadow:0 0 0 6px rgba(79,88,71,.2)}

/* NEWSLETTER */
.newsletter{background:var(--moss);padding-block:var(--section-y)}
.newsletter__inner{display:grid;grid-template-columns:minmax(0,6fr) minmax(0,5fr);gap:clamp(2.5rem,6vw,5rem);align-items:center}
.newsletter__sub{margin-top:1.2rem;color:rgba(245,240,225,.8);max-width:46ch}
.newsletter__form{display:grid;gap:1.3rem}
.field{display:grid;gap:.45rem}
.field label{font-size:var(--fs-micro);font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--clay-light)}
.field input{font:inherit;color:var(--parchment);background:rgba(245,240,225,.07);border:1px solid rgba(203,187,160,.45);padding:.85rem 1rem;min-height:48px;width:100%;border-radius:0;transition:border-color 160ms var(--ease),background-color 160ms var(--ease)}
.field input::placeholder{color:rgba(245,240,225,.4)}
.field input:focus{outline:none;border-color:var(--parchment);background:rgba(245,240,225,.12)}
.newsletter__submit{justify-self:start}
.newsletter__fine{font-size:var(--fs-micro);color:rgba(222,210,189,.78);letter-spacing:.04em}
.newsletter__fine.is-note{color:var(--parchment);font-size:var(--fs-small)}

/* FOOTER */
.footer{background:var(--moss-deep);color:rgba(245,240,225,.85);padding-top:var(--section-y)}
.footer__grid{display:grid;grid-template-columns:minmax(0,4fr) minmax(0,2fr) minmax(0,2fr) minmax(0,3fr);gap:clamp(2rem,5vw,4rem);padding-bottom:3.5rem}
.footer__logo{margin-bottom:1.2rem;align-items:flex-start}
.footer__logo .mark__mono{font-size:3.1rem}
.footer__name{font-family:var(--serif);font-size:1.5rem;color:var(--parchment);letter-spacing:.06em}
.footer__title{font-size:var(--fs-micro);letter-spacing:.12em;text-transform:uppercase;color:var(--clay);margin:.5rem 0 1.4rem}
.footer__contact{font-style:normal;display:grid;gap:.35rem}
.footer__contact a,.footer__contact span{font-size:var(--fs-small);padding-block:.25rem;transition:color 160ms var(--ease)}
.footer__contact a:hover{color:var(--parchment)}
.footer__col h3{font-size:var(--fs-micro);font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:var(--clay);margin-bottom:1.1rem}
.footer__col a{display:block;font-size:var(--fs-small);padding-block:.38rem;transition:color 160ms var(--ease)}
.footer__col a:hover{color:var(--parchment)}
.footer__brokerage{font-family:var(--serif);font-size:1.35rem;letter-spacing:.22em;text-transform:uppercase;color:var(--parchment);margin-bottom:.7rem;line-height:1.2}
.footer__office-addr{font-style:normal;font-size:var(--fs-small);line-height:1.8}
.footer__office-addr a{display:inline;padding:0}
.footer__badges{display:flex;flex-wrap:wrap;gap:.5rem;margin-top:1.4rem}
.footer__badges span{font-size:.65rem;font-weight:600;letter-spacing:.16em;border:1px solid rgba(203,187,160,.4);color:var(--clay);padding:.4rem .6rem}
.footer__legal{border-top:1px solid rgba(245,240,225,.12);padding-block:1.8rem 2.2rem}
.footer__legal p{font-size:var(--fs-micro);color:rgba(245,240,225,.5);max-width:90ch;line-height:1.7}
.footer__credit{margin-top:.6rem}

/* RESPONSIVE */
@media (max-width:1023px){
  .nav__links,.nav__cta{display:none}
  .nav__burger{margin-left:auto}
  .nav__inner{gap:1rem}
  .nav__brokerage{display:block;padding-left:.9rem;border-left:1px solid rgba(245,240,225,.35);color:var(--parchment);font-family:var(--serif);font-size:.95rem;letter-spacing:.24em;text-transform:uppercase;line-height:1.2;white-space:nowrap}
  .footer__grid{grid-template-columns:1fr 1fr;gap:2.6rem 1.5rem}
  .footer__brand,.footer__office{grid-column:1/-1}
  .paths__grid{grid-template-columns:1fr}
  .about__grid,.stats__grid,.mls__inner,.newsletter__inner,.relo__inner{grid-template-columns:1fr}
  .about__media{max-width:30rem}
  .listings__grid,.journal__grid,.sold__grid{grid-template-columns:1fr 1fr}
  .hoods__grid{grid-template-rows:repeat(2,minmax(200px,30vw))}
  .mls__ctas{flex-direction:row;flex-wrap:wrap}
}
@media (max-width:639px){
  .listings__grid,.journal__grid,.sold__grid{grid-template-columns:1fr}
  .hoods__grid{grid-template-columns:1fr;grid-template-rows:none}
  .hood{aspect-ratio:4/3}
  .hood--tall{grid-row:auto}
  .stats__figures{grid-template-columns:repeat(auto-fit,minmax(7rem,1fr));gap:1.8rem 1rem}
  .section-head--split{align-items:flex-start;flex-direction:column}
  .hero__ctas .btn,.relo__ctas .btn,.mls__ctas .btn{width:100%}
  .hero__footer{position:static;width:100%;flex-direction:column;align-items:flex-start;gap:1.2rem;padding:2.4rem var(--gutter) 1.8rem}
  .newsletter__submit{justify-self:stretch;width:100%}
  .about__media::before{inset:1rem -.8rem 2.6rem .8rem}
  .ck-map__frame{height:320px}
  .ck-map__pin{left:50%}
  .stats__awards{gap:1rem}
  .award + .award{padding-left:1rem}
}
@media (prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  .reveal,.js-reveal .reveal{opacity:1;transform:none;transition:none}
  .hero__img,.hero__title,.hero__sub,.hero__ctas,.hero__footer{animation:none}
  .drawer.is-open .drawer__nav>*{animation:none}
}

/* ==========================================================================
   INNER PAGES (shared)
   ========================================================================== */
.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}
.skip{position:absolute;left:1rem;top:-4rem;z-index:300;background:var(--parchment);color:var(--moss-deep);padding:.6rem 1rem;font-size:var(--fs-small);font-weight:600}
.skip:focus{top:1rem}

/* nav: solid on inner pages, current page marker */
.nav--solid,.nav--solid.is-solid{background:var(--moss-deep);box-shadow:0 1px 0 rgba(245,240,225,.12)}
@supports ((backdrop-filter:blur(1px)) or (-webkit-backdrop-filter:blur(1px))){
  .nav--solid.is-solid{background:rgba(58,66,51,.94)}
}
.nav__links a[aria-current]::after{transform:scaleX(1)}
.drawer__item[aria-current],.drawer__sub a[aria-current]{color:var(--moss)}
.drawer__sub a[aria-current]::before{content:"";position:absolute;left:0;top:50%;width:.6rem;height:1px;background:var(--clay)}
@media (min-width:1024px) and (max-width:1180px){.nav__links{gap:1.25rem}.nav__inner{gap:1.6rem}.nav__links a{letter-spacing:.07em}}

/* moss page header band */
.page-head{background:var(--moss);padding:calc(90px + clamp(2.8rem,7vw,5rem)) 0 clamp(2.6rem,6vw,4.2rem);position:relative;overflow:hidden}
.page-head::after{content:"";position:absolute;right:-6rem;bottom:-9rem;width:26rem;height:26rem;border:1px solid rgba(203,187,160,.22);border-radius:50%;pointer-events:none}
.page-head .container{position:relative;z-index:1}
.page-head__title{font-family:var(--serif);font-weight:500;color:var(--parchment);font-size:clamp(2.4rem,1.8rem + 2.8vw,4.2rem);line-height:1.06;letter-spacing:-.01em}
.page-head__title em{font-style:italic;font-weight:400}
.page-head__sub{color:rgba(245,240,225,.85);max-width:60ch;margin-top:1.2rem}
.page-head__cta{margin-top:2rem;display:flex;gap:1rem;flex-wrap:wrap}
.page-head--slim{padding-bottom:clamp(1.8rem,4vw,2.6rem)}
.crumbs{display:flex;flex-wrap:wrap;gap:.4rem;font-size:var(--fs-micro);letter-spacing:.16em;text-transform:uppercase;color:var(--clay-light);margin-bottom:1rem}
.crumbs a:hover{color:var(--parchment)}
.crumbs span[aria-hidden]{opacity:.6}

/* agent header (about / contact) */
.agent{background:var(--white);padding-block:var(--section-y)}
.agent__grid{display:grid;grid-template-columns:minmax(0,5fr) minmax(0,6fr);gap:clamp(2.5rem,6vw,5.5rem);align-items:center}
.agent__media{position:relative;z-index:0}
.agent__media img{aspect-ratio:4/5;height:auto}
.agent__media::before{content:"";position:absolute;inset:1.4rem -1.4rem -1.4rem 1.4rem;border:1px solid var(--clay);z-index:-1}
.agent__name{font-family:var(--serif);font-weight:500;font-size:clamp(2rem,1.6rem + 1.6vw,3rem);color:var(--ink);line-height:1.1}
.agent__role{font-size:var(--fs-micro);font-weight:600;letter-spacing:.18em;text-transform:uppercase;color:var(--ink-soft);margin-top:.6rem}
.agent__contact{margin-top:1.6rem;display:grid;gap:.2rem;font-style:normal}
.agent__contact a{display:inline-flex;gap:.6rem;align-items:center;padding-block:.3rem;color:var(--ink-soft);transition:color 160ms var(--ease);width:fit-content}
.agent__contact a:hover{color:var(--moss)}
.prose{max-width:68ch}
.prose p+p{margin-top:1.3rem}
.prose p{color:var(--ink-soft)}
.prose p:first-of-type{color:var(--ink);font-size:1.1em}

/* philosophy band (about) */
.philo{background:var(--parchment);padding-block:var(--section-y)}
.philo__grid{display:grid;grid-template-columns:minmax(0,6fr) minmax(0,5fr);gap:clamp(2.5rem,6vw,5rem);align-items:center}
.philo__media{aspect-ratio:4/3;overflow:hidden;background:var(--clay-light)}
.philo blockquote p{font-family:var(--serif);font-size:clamp(1.5rem,1.2rem + 1.3vw,2.2rem);font-weight:500;line-height:1.3;color:var(--ink)}
.philo blockquote footer{margin-top:1.4rem;font-size:var(--fs-micro);font-weight:600;letter-spacing:.18em;text-transform:uppercase;color:var(--ink-soft)}

/* values grid */
.values{background:var(--white);padding-block:var(--section-y)}
.values__grid{display:grid;grid-template-columns:repeat(4,1fr);gap:1.5rem}
.values__grid .path-card{background:var(--parchment)}

/* timeline */
.timeline{background:var(--parchment);padding-block:var(--section-y)}
.timeline__wrap{display:grid;grid-template-columns:minmax(0,4fr) minmax(0,7fr);gap:clamp(2.5rem,6vw,5rem);align-items:start}
.tl{position:relative;display:grid;gap:2rem;padding-left:2rem;border-left:1px solid var(--clay)}
.tl li{position:relative}
.tl li::before{content:"";position:absolute;left:calc(-2rem - 5px);top:.55rem;width:9px;height:9px;border-radius:50%;background:var(--moss);box-shadow:0 0 0 5px var(--parchment)}
.tl__year{font-family:var(--serif);font-style:italic;font-size:1.25rem;color:var(--moss)}
.tl h3{font-family:var(--serif);font-weight:500;font-size:var(--fs-h3);color:var(--ink);line-height:1.25;margin-top:.1rem}
.tl p{font-size:var(--fs-small);color:var(--ink-soft);margin-top:.35rem;max-width:60ch}
.creds{margin-top:2rem;display:grid;gap:.6rem}
.creds li{display:flex;gap:.8rem;align-items:baseline;font-size:var(--fs-small);color:var(--ink-soft)}
.creds li::before{content:"";flex-shrink:0;width:6px;height:6px;border-radius:50%;background:var(--clay);transform:translateY(-2px)}

/* testimonial cards */
.tgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:1.5rem;margin-top:clamp(3rem,6vw,4.5rem);text-align:left}
.tcard{background:var(--off-white);border:1px solid var(--clay-light);padding:clamp(1.6rem,3vw,2.2rem);display:flex;flex-direction:column;gap:1.2rem}
.tcard p{font-family:var(--serif);font-size:1.18rem;font-weight:500;line-height:1.5;color:var(--ink);flex-grow:1}
.tcard footer{display:flex;align-items:center;gap:.8rem}
.tcard cite{font-style:normal;font-weight:600;font-size:var(--fs-small)}
.tcard__place{display:block;font-size:var(--fs-micro);letter-spacing:.14em;text-transform:uppercase;color:var(--ink-soft)}
.stars{color:var(--moss);letter-spacing:.2em;font-size:.8rem}

/* numbered steps (buyers / sellers) */
.steps{background:var(--white);padding-block:var(--section-y)}
.steps__grid{display:grid;grid-template-columns:minmax(0,4fr) minmax(0,8fr);gap:clamp(2.5rem,6vw,5rem);align-items:start}
.steps__aside{position:sticky;top:120px}
.steps__list{display:grid;gap:clamp(2.2rem,5vw,3.2rem)}
.step{display:grid;grid-template-columns:auto 1fr;gap:clamp(1.2rem,3vw,2.4rem);align-items:start;padding-bottom:clamp(2.2rem,5vw,3.2rem);border-bottom:1px solid var(--clay-light)}
.step:last-child{border-bottom:0;padding-bottom:0}
.step__num{font-family:var(--serif);font-style:italic;font-weight:500;font-size:clamp(2rem,1.6rem + 1.8vw,3.2rem);line-height:1;color:var(--clay);min-width:2.2ch}
.step h3{font-family:var(--serif);font-weight:500;font-size:var(--fs-h3);color:var(--ink);margin-bottom:.5rem}
.step p{color:var(--ink-soft);font-size:var(--fs-small);max-width:62ch}
.step .text-link{margin-top:.7rem;font-size:var(--fs-micro);letter-spacing:.18em}

/* services / tools */
.tools{background:var(--parchment);padding-block:var(--section-y)}
.tools__grid{display:grid;grid-template-columns:repeat(4,1fr);gap:1.5rem}
.svc-icon{width:44px;height:44px;border:1px solid var(--clay);border-radius:50%;display:inline-flex;align-items:center;justify-content:center;color:var(--moss)}

/* accordion */
.checklist{background:var(--parchment);padding-block:var(--section-y)}
.checklist--white{background:var(--white)}
.checklist__max{max-width:52rem;margin-inline:auto}
.acc{background:var(--off-white);border:1px solid var(--clay-light)}
.acc+.acc{margin-top:.8rem}
.acc summary{list-style:none;cursor:pointer;display:flex;align-items:center;justify-content:space-between;gap:1rem;padding:1.1rem 1.4rem;font-family:var(--serif);font-weight:500;font-size:1.2rem;line-height:1.35;color:var(--ink);transition:color 150ms var(--ease)}
.acc summary:hover{color:var(--moss)}
.acc summary::-webkit-details-marker{display:none}
.acc summary::after{content:"";width:9px;height:9px;flex-shrink:0;border-right:1.5px solid var(--moss);border-bottom:1.5px solid var(--moss);transform:rotate(45deg);transition:transform 200ms var(--ease);margin-right:.3rem}
.acc[open] summary::after{transform:rotate(225deg)}
.acc summary:focus-visible{outline:2px solid var(--moss);outline-offset:-2px}
.acc__body{padding:0 1.4rem 1.3rem}
.acc__body p{font-size:var(--fs-small);color:var(--ink-soft);max-width:68ch}
.acc__body ul{display:grid;gap:.45rem}
.acc__body li{font-size:var(--fs-small);color:var(--ink-soft);padding-left:1.3rem;position:relative}
.acc__body li::before{content:"";position:absolute;left:0;top:.55em;width:6px;height:6px;background:var(--clay);border-radius:50%}
.two-col{display:grid;grid-template-columns:minmax(0,4fr) minmax(0,7fr);gap:clamp(2.5rem,6vw,5rem);align-items:start}

/* light forms */
.form-band{background:var(--white);padding-block:var(--section-y)}
.form-band__grid{display:grid;grid-template-columns:minmax(0,5fr) minmax(0,6fr);gap:clamp(2.5rem,6vw,5rem);align-items:start}
.form-light{display:grid;gap:1.2rem;grid-template-columns:1fr 1fr}
.form-light .field--full,.form-light .form-light__foot{grid-column:1/-1}
.form-light .field label,.form-light .field>span{font-size:var(--fs-micro);font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--ink-soft)}
.form-light input,.form-light select,.form-light textarea{font:inherit;font-size:1rem;color:var(--ink);background:var(--off-white);border:1px solid var(--clay);padding:.8rem 1rem;min-height:48px;width:100%;border-radius:0;transition:border-color 160ms var(--ease),background-color 160ms var(--ease)}
.form-light select{appearance:none;-webkit-appearance:none;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' fill='none' stroke='%234F5847' stroke-width='1.4'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 1rem center;padding-right:2.4rem}
.form-light textarea{min-height:8.5rem;resize:vertical}
.form-light input::placeholder,.form-light textarea::placeholder{color:rgba(85,83,76,.55)}
.form-light input:focus,.form-light select:focus,.form-light textarea:focus{outline:none;border-color:var(--moss);background:var(--white)}
.form-light .check{display:flex;gap:.7rem;align-items:flex-start;font-size:var(--fs-small);color:var(--ink-soft);grid-column:1/-1}
.form-light .check input{width:18px;height:18px;min-height:0;accent-color:var(--moss);margin-top:.2rem;flex-shrink:0}
.form-light__foot{display:flex;flex-wrap:wrap;align-items:center;gap:1rem 1.5rem}
.form-note{font-size:var(--fs-small);color:var(--ink-soft)}
.form-note.is-note{color:var(--moss);font-weight:600}
.form-card{background:var(--parchment);border:1px solid var(--clay-light);padding:clamp(1.6rem,4vw,2.8rem)}

/* listing grid + card links */
.grid-3{display:grid;grid-template-columns:repeat(3,1fr);gap:1.75rem}
a.listing{display:block}
a.listing:hover .listing__addr{color:var(--moss)}
.listing__addr{transition:color 160ms var(--ease)}
.listing__hood{font-size:var(--fs-micro);font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--ink-soft);margin-bottom:.2rem}
@media (hover:hover) and (pointer:fine){a.listing:hover .listing__media img{transform:scale(1.035)}a.listing:hover .listing__view .arrow{transform:translateX(4px)}}
.section{padding-block:var(--section-y)}
.section--white{background:var(--white)}
.section--parchment{background:var(--parchment)}

/* CTA band (mls) h2 in inner pages */
.mls .lede{margin-top:1rem}

/* ==========================================================================
   SEARCH
   ========================================================================== */
.search-page{background:var(--white)}
.sbar{position:sticky;top:90px;z-index:50;background:var(--white);border-bottom:1px solid var(--clay-light);box-shadow:0 10px 24px -22px rgba(46,53,42,.5)}
.sbar__inner{max-width:1440px;margin-inline:auto;padding:.9rem var(--gutter);display:grid;grid-template-columns:minmax(14rem,2.2fr) repeat(6,minmax(0,1fr)) auto;gap:.6rem;align-items:end}
.sbar__field{display:grid;gap:.3rem;min-width:0}
.sbar__field label{font-size:.66rem;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--ink-soft)}
.sbar__field input,.sbar__field select{font:inherit;font-size:.9rem;color:var(--ink);background:var(--off-white);border:1px solid var(--clay-light);border-radius:0;min-height:44px;padding:.55rem .8rem;width:100%;transition:border-color 160ms var(--ease)}
.sbar__field select{appearance:none;-webkit-appearance:none;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' fill='none' stroke='%234F5847' stroke-width='1.4'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right .7rem center;padding-right:1.9rem}
.sbar__field input:hover,.sbar__field select:hover{border-color:var(--clay)}
.sbar__field input:focus,.sbar__field select:focus{outline:none;border-color:var(--moss);background:var(--white)}
.sbar__q{position:relative}
.sbar__q svg{position:absolute;left:.8rem;bottom:14px;color:var(--ink-soft);pointer-events:none}
.sbar__q input{padding-left:2.3rem}
.sbar__reset{min-height:44px;padding:.5rem 1rem;font-size:var(--fs-micro);font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--moss);border:1px solid var(--clay);transition:background-color 160ms var(--ease)}
.sbar__reset:hover{background:var(--parchment)}
.sbar__more{display:none}
.rbar{max-width:1440px;margin-inline:auto;padding:1.1rem var(--gutter);display:flex;align-items:center;justify-content:space-between;gap:1rem;flex-wrap:wrap}
.rbar__count{font-size:var(--fs-small);color:var(--ink-soft)}
.rbar__count strong{font-family:var(--serif);font-size:1.5rem;font-weight:600;color:var(--ink);margin-right:.25rem}
.rbar__right{display:flex;align-items:center;gap:1rem;flex-wrap:wrap}
.vtoggle{display:inline-flex;border:1px solid var(--clay-light)}
.vtoggle button{display:inline-flex;align-items:center;gap:.45rem;min-height:40px;padding:.4rem .95rem;font-size:var(--fs-micro);font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--ink-soft);transition:background-color 160ms var(--ease),color 160ms var(--ease)}
.vtoggle button+button{border-left:1px solid var(--clay-light)}
.vtoggle button[aria-pressed="true"]{background:var(--moss);color:var(--parchment)}
.vtoggle button:not([aria-pressed="true"]):hover{background:var(--parchment);color:var(--moss)}
.chips{display:flex;flex-wrap:wrap;gap:.5rem}
.chip{display:inline-flex;align-items:center;gap:.4rem;font-size:var(--fs-micro);letter-spacing:.06em;padding:.35rem .7rem;background:var(--parchment);color:var(--moss-deep);border:1px solid var(--clay-light)}
.chip b{font-weight:600}
.search-split{max-width:1440px;margin-inline:auto;padding:0 var(--gutter) var(--section-y);display:grid;grid-template-columns:minmax(0,7fr) minmax(0,5fr);gap:1.75rem;align-items:start}
.search-split[data-view="grid"]{grid-template-columns:1fr}
.search-split[data-view="grid"] .smap{display:none}
.search-split[data-view="grid"] .results__grid{grid-template-columns:repeat(3,1fr)}
.search-split[data-view="map"]{grid-template-columns:1fr}
.search-split[data-view="map"] .results{display:none}
.search-split[data-view="map"] .smap{position:relative;top:auto;height:min(72vh,680px)}
.results__grid{display:grid;grid-template-columns:repeat(2,1fr);gap:2rem 1.5rem}
.results .listing{outline:2px solid transparent;outline-offset:6px;transition:outline-color 160ms var(--ease)}
.results .listing.is-hot{outline-color:var(--clay)}
.listing__media .fav{position:absolute;top:.8rem;right:.8rem;width:38px;height:38px;border-radius:50%;background:rgba(250,250,245,.92);color:var(--moss);display:inline-flex;align-items:center;justify-content:center}
.results__empty{padding:3rem 2rem;text-align:center;background:var(--parchment);border:1px solid var(--clay-light)}
.results__empty h3{font-family:var(--serif);font-weight:500;font-size:var(--fs-h3)}
.results__empty p{color:var(--ink-soft);font-size:var(--fs-small);margin:.5rem 0 1.2rem}
.results__more{margin-top:2.5rem;display:flex;flex-direction:column;align-items:center;gap:.8rem}
.results__more p{font-size:var(--fs-small);color:var(--ink-soft)}
.results__note{margin-top:2.5rem;padding:1.4rem 1.6rem;background:var(--parchment);display:flex;align-items:center;justify-content:space-between;gap:1rem 2rem;flex-wrap:wrap}
.results__note p{font-family:var(--serif);font-size:1.25rem;font-weight:500}
.results__note span{display:block;font-family:var(--sans);font-size:var(--fs-small);color:var(--ink-soft);font-weight:400}

/* stylized map */
.smap{position:sticky;top:180px;height:calc(100vh - 210px);min-height:420px;background:#EEE9DA;border:1px solid var(--clay-light);overflow:hidden}
.smap svg.smap__bg{position:absolute;inset:0;width:100%;height:100%}
.smap__pins{position:absolute;inset:0}
.pin{position:absolute;transform:translate(-50%,-100%);display:inline-flex;flex-direction:column;align-items:center;z-index:1;transition:transform 160ms var(--ease)}
.pin__tag{background:var(--moss);color:var(--parchment);font-size:.72rem;font-weight:600;letter-spacing:.04em;padding:.28rem .55rem;white-space:nowrap;box-shadow:0 6px 16px -8px rgba(28,28,26,.6);font-variant-numeric:tabular-nums;transition:background-color 160ms var(--ease),color 160ms var(--ease)}
.pin::after{content:"";width:0;height:0;border-left:5px solid transparent;border-right:5px solid transparent;border-top:6px solid var(--moss);transition:border-color 160ms var(--ease)}
.pin--sold .pin__tag{background:var(--clay-light);color:var(--moss-deep)}
.pin--sold::after{border-top-color:var(--clay-light)}
.pin.is-hot,.pin:hover,.pin:focus-visible{z-index:5;transform:translate(-50%,-100%) scale(1.1)}
.pin.is-hot .pin__tag,.pin:hover .pin__tag{background:var(--ink);color:var(--white)}
.pin.is-hot::after,.pin:hover::after{border-top-color:var(--ink)}
.smap__pop{position:absolute;z-index:10;width:250px;background:var(--white);box-shadow:0 18px 40px -16px rgba(28,28,26,.55);transform:translate(-50%,calc(-100% - 44px))}
.smap__pop[hidden]{display:none}
.smap__pop img{height:130px}
.smap__pop-body{padding:.75rem .9rem .9rem}
.smap__pop-price{font-family:var(--serif);font-size:1.3rem;font-weight:600}
.smap__pop-addr{font-size:var(--fs-small);font-weight:600}
.smap__pop-meta{font-size:var(--fs-micro);color:var(--ink-soft);margin-top:.15rem}
.smap__pop-close{position:absolute;top:.4rem;right:.4rem;width:30px;height:30px;border-radius:50%;background:rgba(250,250,245,.95);display:inline-flex;align-items:center;justify-content:center}
.smap__legend{position:absolute;left:.8rem;bottom:.8rem;background:rgba(255,255,255,.92);padding:.5rem .8rem;font-size:.7rem;color:var(--ink-soft);display:flex;gap:1rem;align-items:center}
.smap__legend i{display:inline-block;width:10px;height:10px;margin-right:.35rem;vertical-align:-1px}
.smap__note{position:absolute;right:.8rem;top:.8rem;background:rgba(255,255,255,.92);padding:.35rem .6rem;font-size:.66rem;letter-spacing:.12em;text-transform:uppercase;color:var(--ink-soft)}

/* ==========================================================================
   LISTING DETAIL
   ========================================================================== */
.pd{background:var(--white);padding-top:calc(90px + 1.6rem)}
.pd .crumbs{color:var(--ink-soft)}
.pd .crumbs a:hover{color:var(--moss)}
.gallery{display:grid;grid-template-columns:minmax(0,2fr) minmax(0,1fr);grid-template-rows:repeat(2,minmax(0,1fr));gap:.6rem;height:clamp(300px,46vw,600px)}
.gallery__main,.gallery__side{position:relative;overflow:hidden;background:var(--clay-light);display:block;width:100%;height:100%;padding:0}
.gallery__main{grid-row:1/3}
.gallery img{transition:transform 260ms var(--ease)}
@media (hover:hover) and (pointer:fine){.gallery button:hover img{transform:scale(1.03)}}
.gallery__all{position:absolute;right:1rem;bottom:1rem;background:rgba(250,250,245,.95);color:var(--moss-deep);font-size:var(--fs-micro);font-weight:600;letter-spacing:.14em;text-transform:uppercase;padding:.55rem .9rem;display:inline-flex;gap:.5rem;align-items:center}
.thumbs{display:flex;gap:.5rem;margin-top:.6rem;overflow-x:auto;scrollbar-width:thin;padding-bottom:.3rem}
.thumbs button{flex:0 0 auto;width:108px;height:72px;opacity:.7;outline:2px solid transparent;outline-offset:-2px;transition:opacity 160ms var(--ease),outline-color 160ms var(--ease)}
.thumbs button:hover,.thumbs button[aria-current="true"]{opacity:1;outline-color:var(--moss)}
.pd-head{display:flex;justify-content:space-between;align-items:flex-end;gap:1.5rem 3rem;flex-wrap:wrap;padding:2.2rem 0 1.8rem;border-bottom:1px solid var(--clay-light)}
.pd-status{display:inline-block;font-size:var(--fs-micro);font-weight:600;letter-spacing:.16em;text-transform:uppercase;padding:.35rem .7rem;margin-bottom:.9rem}
.pd-title{font-family:var(--serif);font-weight:500;font-size:clamp(2rem,1.6rem + 2vw,3.4rem);line-height:1.08;color:var(--ink)}
.pd-addr{color:var(--ink-soft);margin-top:.4rem}
.pd-price{font-family:var(--serif);font-weight:600;font-size:clamp(2rem,1.7rem + 1.4vw,3rem);color:var(--ink);font-variant-numeric:tabular-nums;line-height:1}
.pd-price small{display:block;font-family:var(--sans);font-size:var(--fs-small);font-weight:400;color:var(--ink-soft);margin-top:.5rem;text-align:right}
.pd-stats{display:grid;grid-template-columns:repeat(5,minmax(0,1fr));border-bottom:1px solid var(--clay-light)}
.pd-stat{padding:1.3rem 1rem 1.3rem 0}
.pd-stat+.pd-stat{padding-left:1.4rem;border-left:1px solid var(--clay-light)}
.pd-stat b{display:block;font-family:var(--serif);font-weight:600;font-size:1.9rem;line-height:1.1;color:var(--ink)}
.pd-stat span{font-size:var(--fs-micro);font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--ink-soft)}
.pd-layout{display:grid;grid-template-columns:minmax(0,7fr) minmax(0,4fr);gap:clamp(2.5rem,5vw,4.5rem);padding-block:clamp(2.5rem,5vw,4rem) var(--section-y);align-items:start}
.pd-main>section+section{margin-top:clamp(2.8rem,5vw,3.8rem)}
.pd-section-title{font-family:var(--serif);font-weight:500;font-size:clamp(1.6rem,1.3rem + 1vw,2.2rem);color:var(--ink);margin-bottom:1.2rem}
.pd-overview p{color:var(--ink-soft)}
.pd-overview p+p{margin-top:1rem}
.pd-overview p:first-child{color:var(--ink);font-size:1.08em}
.feat-list{display:grid;grid-template-columns:1fr 1fr;gap:.7rem 2rem}
.feat-list li{display:flex;gap:.7rem;align-items:baseline;font-size:var(--fs-small);color:var(--ink-soft);padding-bottom:.7rem;border-bottom:1px solid var(--clay-light)}
.feat-list li::before{content:"";flex-shrink:0;width:10px;height:6px;border-left:1.5px solid var(--moss);border-bottom:1.5px solid var(--moss);transform:rotate(-45deg) translateY(-2px)}
.facts{display:grid;grid-template-columns:1fr 1fr;gap:0 2rem}
.facts div{display:flex;justify-content:space-between;gap:1rem;padding:.75rem 0;border-bottom:1px solid var(--clay-light);font-size:var(--fs-small)}
.facts dt{color:var(--ink-soft)}
.facts dd{color:var(--ink);font-weight:600;text-align:right}
.calc{background:var(--parchment);border:1px solid var(--clay-light);padding:clamp(1.4rem,3vw,2.2rem)}
.calc__grid{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:clamp(1.5rem,4vw,2.5rem);align-items:start}
.calc__inputs{display:grid;grid-template-columns:1fr 1fr;gap:1rem}
.calc__inputs .field--full{grid-column:1/-1}
.calc .field label{font-size:var(--fs-micro);font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--ink-soft)}
.calc input,.calc select{font:inherit;font-size:1rem;color:var(--ink);background:var(--white);border:1px solid var(--clay);padding:.6rem .8rem;min-height:44px;width:100%;border-radius:0}
.calc input:focus,.calc select:focus{outline:none;border-color:var(--moss)}
.calc input[type=range]{padding:0;min-height:28px;border:0;background:none;accent-color:var(--moss)}
.calc__range{display:flex;justify-content:space-between;font-size:var(--fs-micro);color:var(--ink-soft)}
.calc__out{background:var(--white);padding:1.4rem;border:1px solid var(--clay-light)}
.calc__total span{font-size:var(--fs-micro);font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--ink-soft)}
.calc__total b{display:block;font-family:var(--serif);font-weight:600;font-size:clamp(2.2rem,1.8rem + 1.5vw,3rem);line-height:1.1;color:var(--ink);font-variant-numeric:tabular-nums}
.calc__bar{display:flex;height:10px;margin:1.1rem 0 1rem;background:var(--clay-light);overflow:hidden}
.calc__bar i{display:block;height:100%;transition:width 240ms var(--ease)}
.calc__rows{display:grid;gap:.45rem}
.calc__rows div{display:flex;justify-content:space-between;gap:1rem;font-size:var(--fs-small);color:var(--ink-soft)}
.calc__rows b{color:var(--ink);font-variant-numeric:tabular-nums}
.calc__rows i{display:inline-block;width:9px;height:9px;margin-right:.5rem}
.calc__fine{font-size:var(--fs-micro);color:var(--ink-soft);margin-top:1rem}
.pd-aside{position:sticky;top:115px}
.tour{background:var(--moss);color:var(--parchment);padding:clamp(1.5rem,3vw,2.1rem)}
.tour__agent{display:flex;gap:1rem;align-items:center;padding-bottom:1.2rem;margin-bottom:1.2rem;border-bottom:1px solid rgba(245,240,225,.18)}
.tour__agent img{width:64px;height:64px;border-radius:50%;flex-shrink:0;object-position:top}
.tour__agent b{display:block;font-family:var(--serif);font-size:1.35rem;font-weight:500}
.tour__agent span{font-size:var(--fs-micro);letter-spacing:.12em;text-transform:uppercase;color:var(--clay-light)}
.tour h3{font-family:var(--serif);font-weight:500;font-size:1.6rem;line-height:1.2}
.tour>p{font-size:var(--fs-small);color:rgba(245,240,225,.8);margin:.4rem 0 1.2rem}
.tour form{display:grid;gap:.8rem}
.tour .field input,.tour .field select,.tour .field textarea{font:inherit;font-size:.95rem;color:var(--parchment);background:rgba(245,240,225,.07);border:1px solid rgba(203,187,160,.45);padding:.7rem .9rem;min-height:46px;width:100%;border-radius:0}
.tour .field select option{color:var(--ink)}
.tour .field textarea{min-height:5.5rem;resize:vertical}
.tour .field input::placeholder,.tour .field textarea::placeholder{color:rgba(245,240,225,.45)}
.tour .field input:focus,.tour .field select:focus,.tour .field textarea:focus{outline:none;border-color:var(--parchment)}
.tour__row{display:grid;grid-template-columns:1fr 1fr;gap:.8rem}
.tour__days{display:grid;grid-template-columns:repeat(4,1fr);gap:.4rem}
.tour__days label{cursor:pointer}
.tour__days input{position:absolute;opacity:0;pointer-events:none}
.tour__days span{display:flex;flex-direction:column;align-items:center;padding:.45rem 0;border:1px solid rgba(203,187,160,.45);font-size:.68rem;letter-spacing:.12em;text-transform:uppercase;color:var(--clay-light);transition:background-color 160ms var(--ease)}
.tour__days span b{font-family:var(--serif);font-size:1.3rem;font-weight:500;letter-spacing:0;color:var(--parchment);line-height:1.1}
.tour__days input:checked+span{background:var(--parchment);color:var(--moss-deep)}
.tour__days input:checked+span b{color:var(--moss-deep)}
.tour__days input:focus-visible+span{outline:2px solid var(--parchment);outline-offset:2px}
.tour .btn{width:100%}
.tour :focus-visible{outline-color:var(--parchment)}
.tour__status{font-size:var(--fs-micro);color:rgba(222,210,189,.85)}
.tour__status.is-note{color:var(--parchment);font-size:var(--fs-small)}
.tour__call{display:block;text-align:center;margin-top:.9rem;font-size:var(--fs-small);color:var(--clay-light)}
.tour__call:hover{color:var(--parchment)}
.pd-share{display:flex;gap:.6rem;margin-top:1rem}
.pd-share button,.pd-share a{flex:1;min-height:44px;border:1px solid var(--clay);font-size:var(--fs-micro);font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--moss);display:inline-flex;align-items:center;justify-content:center;gap:.4rem}
.pd-share button:hover,.pd-share a:hover{background:var(--parchment)}
.pd-similar{background:var(--parchment);padding-block:var(--section-y)}

/* lightbox */
.lb{position:fixed;inset:0;z-index:400;background:rgba(28,28,26,.94);display:flex;flex-direction:column;align-items:center;justify-content:center;padding:3.5rem 1rem 1.5rem}
.lb[hidden]{display:none}
.lb__fig{position:relative;width:min(1200px,100%);height:min(78vh,800px);display:flex;align-items:center;justify-content:center}
.lb__fig img{width:auto;height:auto;max-width:100%;max-height:100%;object-fit:contain}
.lb__btn{position:absolute;top:50%;transform:translateY(-50%);width:52px;height:52px;border-radius:50%;border:1px solid rgba(245,240,225,.4);color:var(--parchment);display:inline-flex;align-items:center;justify-content:center;background:rgba(28,28,26,.35)}
.lb__btn:hover{background:rgba(245,240,225,.15)}
.lb__prev{left:.5rem}.lb__next{right:.5rem}
.lb__close{position:absolute;top:1rem;right:1rem;width:46px;height:46px;color:var(--parchment);display:inline-flex;align-items:center;justify-content:center}
.lb__cap{color:rgba(245,240,225,.8);font-size:var(--fs-small);margin-top:1rem;letter-spacing:.06em}
.lb :focus-visible{outline-color:var(--parchment)}

/* ==========================================================================
   NEIGHBORHOOD
   ========================================================================== */
.nh-hero{position:relative;min-height:min(88vh,760px);display:flex;align-items:flex-end;overflow:hidden;background:var(--moss-deep)}
.nh-hero img{position:absolute;inset:0}
.nh-hero::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(28,28,26,.45) 0%,rgba(28,28,26,.1) 35%,rgba(46,53,42,.82) 100%)}
.nh-hero__inner{position:relative;z-index:1;width:100%;padding-top:140px;padding-bottom:clamp(2.6rem,6vw,4.5rem);color:var(--parchment)}
.nh-hero h1{font-family:var(--serif);font-weight:500;font-size:clamp(3rem,2rem + 5vw,6.5rem);line-height:1;letter-spacing:-.02em}
.nh-hero p.nh-hero__sub{font-size:clamp(1.05rem,.95rem + .5vw,1.35rem);color:rgba(245,240,225,.88);max-width:44ch;margin-top:1rem}
.nh-hero .crumbs a:hover{color:var(--white)}
.nh-quick{display:flex;flex-wrap:wrap;gap:.6rem 2.2rem;margin-top:1.8rem;font-size:var(--fs-small);color:rgba(245,240,225,.85)}
.nh-quick b{font-family:var(--serif);font-size:1.25rem;font-weight:600;color:var(--parchment);margin-right:.35rem}
.nh-overview__grid{display:grid;grid-template-columns:minmax(0,7fr) minmax(0,4fr);gap:clamp(2.5rem,6vw,5rem);align-items:start}
.facts-card{background:var(--parchment);border:1px solid var(--clay-light);padding:1.6rem 1.8rem}
.facts-card h3{font-size:var(--fs-micro);font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:var(--moss);margin-bottom:.8rem}
.facts-card dl div{display:flex;justify-content:space-between;gap:1rem;padding:.65rem 0;border-bottom:1px solid var(--clay-light);font-size:var(--fs-small)}
.facts-card dl div:last-child{border-bottom:0}
.facts-card dt{color:var(--ink-soft)}
.facts-card dd{font-weight:600;text-align:right}
.snap{background:var(--moss);padding-block:var(--section-y)}
.snap__grid{display:grid;grid-template-columns:repeat(4,1fr);gap:2rem;margin-top:clamp(2rem,4vw,3rem)}
.snap__item{border-top:1px solid rgba(203,187,160,.4);padding-top:1.2rem}
.snap__item dt{font-size:var(--fs-micro);font-weight:600;letter-spacing:.18em;text-transform:uppercase;color:var(--clay-light)}
.snap__item dd b{display:block;font-family:var(--serif);font-weight:500;font-size:clamp(2.2rem,3.4vw,3.2rem);color:var(--parchment);line-height:1.1;margin-top:.4rem;font-variant-numeric:tabular-nums}
.snap__item dd span{font-size:var(--fs-small);color:rgba(245,240,225,.7)}
.snap__chart{margin-top:clamp(2.5rem,5vw,3.5rem);background:rgba(245,240,225,.06);border:1px solid rgba(203,187,160,.25);padding:1.4rem 1.6rem}
.snap__chart-head{display:flex;justify-content:space-between;gap:1rem;flex-wrap:wrap;color:var(--clay-light);font-size:var(--fs-micro);letter-spacing:.16em;text-transform:uppercase;margin-bottom:1rem}
.snap__chart svg{width:100%;height:auto;display:block}
.life__grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1.75rem}
.life-card figure{aspect-ratio:4/3;overflow:hidden;background:var(--clay-light)}
.life-card h3{font-family:var(--serif);font-weight:500;font-size:var(--fs-h3);margin-top:1.2rem}
.life-card p{font-size:var(--fs-small);color:var(--ink-soft);margin-top:.4rem}
.highlights{display:grid;grid-template-columns:repeat(4,1fr);gap:1.5rem;margin-top:clamp(2.5rem,5vw,3.5rem)}
.highlights li{border-left:2px solid var(--clay);padding-left:1.2rem}
.highlights b{display:block;font-family:var(--serif);font-weight:500;font-size:1.25rem;color:var(--ink)}
.highlights span{font-size:var(--fs-small);color:var(--ink-soft)}
.schools{display:grid;grid-template-columns:repeat(3,1fr);gap:1.5rem}
.school{background:var(--off-white);border:1px solid var(--clay-light);padding:1.6rem}
.school__lvl{font-size:var(--fs-micro);font-weight:600;letter-spacing:.18em;text-transform:uppercase;color:var(--moss)}
.school h3{font-family:var(--serif);font-weight:500;font-size:1.35rem;margin-top:.4rem}
.school p{font-size:var(--fs-small);color:var(--ink-soft);margin-top:.5rem}
.school__meta{display:flex;gap:1.2rem;margin-top:1rem;padding-top:.9rem;border-top:1px solid var(--clay-light);font-size:var(--fs-micro);letter-spacing:.08em;color:var(--ink-soft)}
.fine{font-size:var(--fs-micro);color:var(--ink-soft);margin-top:1.4rem;max-width:80ch}
.nh-index{display:flex;flex-wrap:wrap;gap:.6rem}
.nh-index a{display:inline-flex;align-items:center;min-height:44px;padding:.5rem 1.1rem;border:1px solid var(--clay);font-size:var(--fs-small);color:var(--moss);transition:background-color 160ms var(--ease)}
.nh-index a:hover{background:var(--parchment)}

/* ==========================================================================
   CONTACT
   ========================================================================== */
.contact__grid{display:grid;grid-template-columns:minmax(0,7fr) minmax(0,4fr);gap:clamp(2.5rem,6vw,5rem);align-items:start}
.office{display:grid;gap:1.6rem}
.office__block h3{font-size:var(--fs-micro);font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:var(--moss);margin-bottom:.6rem}
.office__block p,.office__block address{font-style:normal;font-size:var(--fs-small);color:var(--ink-soft);line-height:1.8}
.office__block a{color:var(--ink);border-bottom:1px solid var(--clay-light)}
.office__block a:hover{color:var(--moss);border-color:var(--moss)}
.office__name{font-family:var(--serif);font-size:1.5rem;letter-spacing:.2em;text-transform:uppercase;color:var(--ink);line-height:1.2}
.hours{width:100%;border-collapse:collapse;font-size:var(--fs-small)}
.hours th,.hours td{padding:.55rem 0;border-bottom:1px solid var(--clay-light);text-align:left;font-weight:400;color:var(--ink-soft)}
.hours td{text-align:right;color:var(--ink);font-weight:600}
.hours tr.is-today th,.hours tr.is-today td{color:var(--moss)}
.contact-mini{display:flex;gap:1rem;align-items:center;padding:1.2rem;background:var(--parchment);border:1px solid var(--clay-light)}
.contact-mini img{width:72px;height:72px;border-radius:50%;object-position:top;flex-shrink:0}
.contact-mini b{display:block;font-family:var(--serif);font-size:1.3rem;font-weight:500}
.contact-mini span{font-size:var(--fs-micro);letter-spacing:.12em;text-transform:uppercase;color:var(--ink-soft)}

/* ==========================================================================
   INNER RESPONSIVE
   ========================================================================== */
@media (max-width:1279px){
  .sbar__inner{grid-template-columns:repeat(4,minmax(0,1fr))}
  .sbar__q{grid-column:1/-1}
  .sbar__reset{grid-column:auto}
}
@media (max-width:1023px){
  .agent__grid,.philo__grid,.timeline__wrap,.steps__grid,.two-col,.form-band__grid,.nh-overview__grid,.contact__grid,.pd-layout{grid-template-columns:1fr}
  .agent__media{max-width:30rem}
  .steps__aside,.pd-aside{position:static}
  .values__grid,.tools__grid{grid-template-columns:1fr 1fr}
  .tgrid{grid-template-columns:1fr}
  .grid-3,.life__grid,.schools{grid-template-columns:1fr 1fr}
  .snap__grid,.highlights{grid-template-columns:1fr 1fr}
  .search-split,.search-split[data-view="split"]{grid-template-columns:1fr}
  .search-split[data-view="split"] .smap{display:none}
  .search-split[data-view="grid"] .results__grid,.results__grid{grid-template-columns:1fr 1fr}
  .vtoggle [data-view="split"]{display:none}
  .sbar{top:90px}
  .pd-stats{grid-template-columns:repeat(3,minmax(0,1fr))}
  .pd-stat:nth-child(4){padding-left:0;border-left:0}
  .pd-stat:nth-child(n+4){border-top:1px solid var(--clay-light)}
  .calc__grid{grid-template-columns:1fr}
}
@media (max-width:767px){
  .sbar{position:relative;top:auto}
  .sbar__inner{grid-template-columns:1fr 1fr}
  .sbar__adv{display:none}
  .sbar.is-open .sbar__adv{display:grid}
  .sbar__more{display:inline-flex;align-items:center;justify-content:center;gap:.4rem;min-height:44px;font-size:var(--fs-micro);font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--moss);border:1px solid var(--clay)}
  .sbar__reset{grid-column:auto}
}
@media (max-width:639px){
  .values__grid,.tools__grid,.grid-3,.life__grid,.schools,.highlights{grid-template-columns:1fr}
  .snap__grid{grid-template-columns:1fr 1fr;gap:1.5rem 1rem}
  .results__grid,.search-split[data-view="grid"] .results__grid{grid-template-columns:1fr}
  .step{grid-template-columns:1fr;gap:.4rem}
  .form-light{grid-template-columns:1fr}
  .form-light__foot .btn{width:100%}
  .feat-list,.facts{grid-template-columns:1fr}
  .calc__inputs{grid-template-columns:1fr}
  .gallery{grid-template-columns:1fr;grid-template-rows:1fr;height:min(72vw,320px)}
  .gallery__side{display:none}
  .pd-price small{text-align:left}
  .pd-stat b{font-size:1.5rem}
  .pd-stat{padding-right:.6rem}
  .pd-stat+.pd-stat{padding-left:.9rem}
  .pd-share{flex-wrap:wrap}
  .smap__pop{width:210px}
  .smap__pop img{height:100px}
  .lb__btn{top:auto;bottom:-3.6rem;transform:none}
  .lb__fig{height:62vh}
  .page-head__cta .btn{width:100%}
  .tour__row{grid-template-columns:1fr}
  .agent__media::before{inset:1rem -.8rem -1rem .8rem}
  .rbar{align-items:flex-start;flex-direction:column}
  .nh-quick{gap:.4rem 1.4rem}
}
@media (prefers-reduced-motion:reduce){
  .calc__bar i,.pin,.gallery img{transition:none}
}

/* search map extras */
.smap__label{position:absolute;transform:translate(-50%,-50%);font-size:.62rem;font-weight:600;letter-spacing:.22em;text-transform:uppercase;color:#8A877C;pointer-events:none;white-space:nowrap}
.smap__label--water{color:#7E8A80;font-style:italic;letter-spacing:.3em}
.smap__pop{transform:translate(var(--tx,-50%),var(--ty,calc(-100% - 40px)))}
.smap__pop.is-left{--tx:-14%}
.smap__pop.is-right{--tx:-86%}
.smap__pop.is-below{--ty:12px}

/* calculator: stacked inside the narrow main column */
.calc__grid{grid-template-columns:1fr}
.calc__inputs{grid-template-columns:repeat(3,minmax(0,1fr))}
.calc__out{display:grid;grid-template-columns:minmax(0,5fr) minmax(0,7fr);gap:.4rem 2rem;align-items:center}
.calc__out .calc__bar{grid-column:1/-1;order:-1;margin:0 0 .8rem}
.calc__out .calc__fine{grid-column:1/-1;margin-top:.6rem}
@media (max-width:639px){
  .calc__inputs{grid-template-columns:1fr 1fr}
  .calc__inputs .field:first-child{grid-column:1/-1}
  .calc__out{grid-template-columns:1fr}
  .calc__out .calc__total{margin-bottom:.6rem}
}
@media (max-width:639px){.pd-stat:nth-child(4){padding-left:0}}
ol{list-style:none}
.office__block .office__name{color:var(--ink);font-size:1.5rem;line-height:1.2}
.nh-hero::after{background:linear-gradient(180deg,rgba(28,28,26,.5) 0%,rgba(28,28,26,.32) 40%,rgba(46,53,42,.86) 100%)}