:root{--cream:#F6F0E4;--paper:#FBF8F1;--card:#FFFFFFcc;--ink:#2B2A24;--muted:#6C6657;--sage:#7C8A68;--sage-700:#566049;--forest:#3B4632;--terra:#C06A43;--terra-700:#9C512F;--line:#E4DAC7;--line-soft:#EFE8D9;--shadow:0 1px 2px rgba(43,42,36,.04),0 12px 32px -12px rgba(59,70,50,.18);--shadow-hover:0 1px 2px rgba(43,42,36,.05),0 22px 44px -16px rgba(59,70,50,.32);--radius:18px;--font-serif:'Fraunces',Georgia,serif;--font-sans:'Inter',system-ui,sans-serif;}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:var(--cream);color:var(--ink);font-family:var(--font-sans);line-height:1.6;-webkit-font-smoothing:antialiased}
h1,h2,h3{font-family:var(--font-serif);font-weight:500;line-height:1.08;letter-spacing:-.01em;color:var(--forest);margin:0}
p{margin:0}
a{color:var(--terra-700);text-decoration:none}
img{max-width:100%;display:block}
.wrap{width:min(1160px,92vw);margin-inline:auto}

.eyebrow{font-size:.74rem;letter-spacing:.16em;text-transform:uppercase;color:var(--sage-700);font-weight:600}
.btn{display:inline-flex;align-items:center;gap:.5rem;border-radius:999px;padding:.8rem 1.3rem;font-weight:600;font-size:.95rem;border:1px solid transparent;cursor:pointer;transition:transform .15s ease,background .2s ease,box-shadow .2s ease;white-space:nowrap;text-decoration:none}
.btn:hover{transform:translateY(-1px)}
.btn-primary{background:var(--terra);color:#fff;box-shadow:0 8px 20px -10px rgba(192,106,67,.8)}
.btn-primary:hover{background:var(--terra-700)}
.btn-ghost{background:transparent;color:var(--forest);border-color:var(--sage)}
.btn-ghost:hover{background:#ffffff80}
.btn-light{background:#fff;color:var(--forest);border-color:var(--line)}
.btn-light:hover{background:#fff}

.pill{display:inline-flex;align-items:center;gap:.5rem;background:rgba(255,255,255,.16);border:1px solid rgba(255,255,255,.3);color:#fff;border-radius:999px;padding:.35rem .85rem;font-size:.82rem;font-weight:600;backdrop-filter:blur(4px)}

.tag{display:inline-block;font-size:.72rem;font-weight:600;letter-spacing:.06em;text-transform:uppercase;padding:.28rem .6rem;border-radius:999px}
.tag-live{background:#E7EDDD;color:var(--sage-700)}
.tag-past{background:#ECE6D8;color:var(--muted)}
.tag-soon{background:#F5E2D6;color:var(--terra-700)}

/* Utility bar */
.util{background:var(--forest);color:#EDEAD8;font-size:.82rem}
.util .wrap{display:flex;gap:1rem;align-items:center;justify-content:space-between;padding:.5rem 0;flex-wrap:wrap}
.util a{color:#fff;font-weight:600}
.util .dot{opacity:.5;margin:0 .2rem}

/* Navigation */
header.nav{position:sticky;top:0;z-index:40;background:rgba(246,240,228,.82);backdrop-filter:blur(10px);border-bottom:1px solid var(--line);transition:background .2s ease,box-shadow .2s ease}
header.nav.scrolled{background:rgba(246,240,228,.95);box-shadow:0 1px 12px rgba(59,70,50,.08)}
.nav .wrap{display:flex;align-items:center;justify-content:space-between;gap:1rem;padding:.8rem 0}
.brand{display:flex;flex-direction:column;line-height:1.05;text-decoration:none}
.brand b{font-family:var(--font-serif);font-weight:600;font-size:1.3rem;color:var(--forest)}
.brand small{font-size:.68rem;letter-spacing:.13em;text-transform:uppercase;color:var(--sage-700);font-weight:600}
.nav-links{display:flex;gap:1.6rem;align-items:center}
.nav-links a{color:var(--ink);font-weight:500;font-size:.95rem;text-decoration:none}
.nav-links a:hover{color:var(--terra-700)}
.nav-links .active{color:var(--terra-700)}
.nav-cta{display:flex;align-items:center;gap:.6rem}
.hamb{display:none;background:none;border:0;font-size:1.5rem;color:var(--forest);cursor:pointer}

/* Hero */
.hero{position:relative;min-height:clamp(480px,70vh,680px);display:flex;align-items:flex-end;color:#fff;overflow:hidden}
.hero img.bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(38,44,31,.35) 0%,rgba(38,44,31,.42) 40%,rgba(26,31,22,.9) 100%)}
.hero .wrap{position:relative;z-index:2;padding:3.4rem 0 3.2rem}
.hero h1{color:#fff;font-size:clamp(2.4rem,5.6vw,4.2rem);max-width:18ch;font-weight:500;text-shadow:0 2px 30px rgba(0,0,0,.3)}
.hero p.sub{color:#F1EEE2;max-width:56ch;margin-top:1.1rem;font-size:clamp(1.02rem,2vw,1.22rem);text-shadow:0 1px 12px rgba(0,0,0,.35)}
.hero .cta-row{display:flex;gap:.8rem;flex-wrap:wrap;margin-top:1.7rem}

/* Sections */
section{padding:clamp(3.2rem,7vw,5.6rem) 0}
.lead{font-size:clamp(1.1rem,2.4vw,1.45rem);color:var(--ink);max-width:64ch;font-family:var(--font-serif);font-weight:400;line-height:1.4}
.sec-head{max-width:62ch;margin-bottom:2.4rem}
.sec-head h2{font-size:clamp(1.8rem,4vw,2.7rem);margin-top:.5rem}
.sec-head p{color:var(--muted);margin-top:.9rem;font-size:1.05rem}

.intro{background:var(--paper);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.chips{display:flex;gap:.8rem;flex-wrap:wrap;margin-top:1.6rem}
.chip{display:inline-flex;align-items:center;gap:.6rem;background:#fff;border:1px solid var(--line);border-radius:14px;padding:.7rem 1.05rem;font-weight:600;color:var(--forest);box-shadow:var(--shadow);text-decoration:none}
.chip span.k{font-size:.72rem;text-transform:uppercase;letter-spacing:.1em;color:var(--sage-700);display:block;font-weight:600}
.chip span.v{font-size:1rem;color:var(--ink)}

/* Stats band */
.stats{background:var(--forest);color:#EDEAD8;padding:clamp(2rem,4.5vw,2.9rem) 0}
.stats-row{display:grid;grid-template-columns:repeat(4,1fr);gap:1rem;text-align:center}
.stat{display:flex;flex-direction:column;gap:.25rem;position:relative}
.stat + .stat::before{content:"";position:absolute;left:0;top:15%;height:70%;width:1px;background:rgba(255,255,255,.16)}
.stat .snum{font-family:var(--font-serif);font-size:clamp(2.2rem,5.4vw,3.3rem);font-weight:500;color:#fff;line-height:1}
.stat .slabel{font-size:.76rem;letter-spacing:.1em;text-transform:uppercase;color:#AEB89A;font-weight:600}

/* Cards */
.card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:1.7rem;box-shadow:var(--shadow)}
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:1.3rem}
.card .ic{width:44px;height:44px;border-radius:12px;background:#EEF0E4;color:var(--sage-700);display:grid;place-items:center;margin-bottom:1rem;font-size:1.4rem}
.card h3{font-size:1.3rem;margin-bottom:.5rem}
.card p{color:var(--muted);font-size:.98rem}

/* Feature property */
.props-sub{font-family:var(--font-serif);font-size:1.15rem;color:var(--sage-700);font-weight:600;letter-spacing:.02em;margin:0 0 1.1rem;display:flex;align-items:center;gap:.7rem}
.props-sub::after{content:"";flex:1;height:1px;background:var(--line)}

.feature-prop{display:grid;grid-template-columns:1.05fr 1fr;background:#fff;border:1px solid var(--line);border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow);transition:transform .18s ease,box-shadow .2s ease;color:inherit;text-decoration:none}
.feature-prop:hover{transform:translateY(-2px);box-shadow:var(--shadow-hover)}
.feature-prop .fp-img{position:relative;min-height:340px}
.feature-prop .fp-img img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;display:block}
.feature-prop .fp-body{padding:clamp(1.7rem,3vw,2.6rem);display:flex;flex-direction:column;justify-content:center}
.feature-prop .fp-body h3{font-size:clamp(1.7rem,3.4vw,2.3rem);margin:.5rem 0 .3rem}
.feature-prop .fp-loc{color:var(--muted);font-size:.98rem;margin-bottom:.9rem}
.feature-prop .fp-desc{color:var(--ink);font-size:1.02rem;margin-bottom:1.1rem}
.fp-meta{display:flex;gap:.5rem 1.1rem;flex-wrap:wrap;margin-bottom:1.4rem;font-size:.9rem;color:var(--forest);font-weight:600}
.fp-meta span{display:inline-flex;align-items:center;gap:.4rem}
.fp-go{display:inline-flex;align-items:center;gap:.5rem;color:var(--terra-700);font-weight:600;font-size:1rem}
.feature-prop:hover .fp-go{gap:.8rem}

/* Past properties grid */
.past-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1.3rem;margin-top:1.1rem}
.past{background:var(--paper);border:1px solid var(--line);border-radius:var(--radius);padding:1.5rem;text-decoration:none;color:var(--ink);display:block;transition:transform .15s ease,box-shadow .2s ease}
.past:hover{transform:translateY(-2px);box-shadow:var(--shadow-hover)}
.past .addr{font-family:var(--font-serif);font-size:1.3rem;color:var(--forest)}
.past .city{font-size:.86rem;color:var(--muted);margin-top:.15rem}
.past .tag{margin:.8rem 0 .7rem}
.past p{font-size:.93rem;color:var(--muted)}
.past-go{display:inline-flex;align-items:center;gap:.4rem;margin-top:1rem;color:var(--terra-700);font-weight:600;font-size:.9rem}
.past:hover .past-go{gap:.7rem}

/* Split layout */
.split{display:grid;grid-template-columns:1.05fr .95fr;gap:clamp(1.5rem,4vw,3.4rem);align-items:center}
.split img{width:100%;height:auto;border-radius:var(--radius);box-shadow:var(--shadow);display:block}

/* Feature row */
.feature-row{display:flex;gap:.6rem 1.3rem;flex-wrap:wrap;margin-top:1.7rem;padding-top:1.5rem;border-top:1px dashed var(--line)}
.feature-row span{display:inline-flex;align-items:center;gap:.5rem;font-size:.92rem;color:var(--forest);font-weight:500}

/* Reach/contact */
.reach{display:grid;gap:.9rem}
.reach a.row{display:flex;gap:1rem;align-items:center;background:#fff;border:1px solid var(--line);border-radius:14px;padding:1rem 1.1rem;box-shadow:var(--shadow);color:var(--ink);text-decoration:none}
.reach a.row .ic{width:42px;height:42px;border-radius:11px;background:#EEF0E4;color:var(--sage-700);display:grid;place-items:center;flex:0 0 auto;font-size:1.2rem}
.reach a.row b{display:block;color:var(--forest)}
.reach a.row span{font-size:.9rem;color:var(--muted)}

.contact{background:var(--paper);border-top:1px solid var(--line)}
.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(1.6rem,4vw,3rem);align-items:start}

/* Contact form */
.form-card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:1.6rem;box-shadow:var(--shadow)}
.form-card h3{font-size:1.35rem;margin-bottom:.3rem}
.form-card .hint{font-size:.88rem;color:var(--muted);margin-bottom:1.2rem}
.field{margin-bottom:1rem}
.field label{display:block;font-size:.84rem;font-weight:600;color:var(--forest);margin-bottom:.35rem}
.field input,.field select,.field textarea{width:100%;font:inherit;color:var(--ink);background:var(--paper);border:1px solid var(--line);border-radius:10px;padding:.7rem .8rem;font-size:.95rem}
.field input:focus,.field select:focus,.field textarea:focus{outline:2px solid var(--sage);outline-offset:1px;background:#fff}
.field textarea{min-height:110px;resize:vertical}
.two-col{display:grid;grid-template-columns:1fr 1fr;gap:1rem}
.safety{font-size:.8rem;color:var(--muted);margin-top:.9rem}
.safety-strong{font-size:.9rem;color:var(--terra-700);background:#F5E2D6;border:1px solid #E6C7B4;border-radius:10px;padding:1rem;margin-bottom:1.5rem}
.form-success{color:var(--sage-700);background:#E7EDDD;padding:1rem;border-radius:10px;margin-bottom:1rem;border:1px solid #c8d4b0}
.form-error{color:var(--terra-700);background:#F5E2D6;padding:1rem;border-radius:10px;margin-bottom:1rem;border:1px solid #E6C7B4}

/* Gallery */
.gallery{display:grid;grid-template-columns:repeat(3,1fr);gap:1rem;margin-top:1.4rem}
.gallery figure{margin:0;border-radius:var(--radius);overflow:hidden;border:1px solid var(--line);background:#fff;box-shadow:var(--shadow)}
.gallery img{width:100%;height:230px;object-fit:cover;display:block}
.gallery figcaption{padding:.7rem .9rem;font-size:.85rem;color:var(--muted)}
.lp-gallery{display:grid;grid-template-columns:repeat(3,1fr);gap:1rem;margin-top:1.3rem}
.lp-gallery figure{margin:0;border-radius:var(--radius);overflow:hidden;border:1px solid var(--line);background:#fff;box-shadow:var(--shadow)}
.lp-gallery img{width:100%;height:200px;object-fit:cover;display:block}
.lp-gallery figcaption{padding:.6rem .8rem;font-size:.84rem;color:var(--muted)}
.gal-note,.lp-gallery-note{font-size:.84rem;color:var(--muted);margin-top:1rem;font-style:italic}

/* Footer */
footer{background:var(--forest);color:#D7DBC7;padding:3rem 0 2rem;font-size:.92rem}
footer .cols{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:2rem}
footer b.fb{font-family:var(--font-serif);color:#fff;font-size:1.2rem;display:block;margin-bottom:.5rem}
footer a{color:#EDEAD8;text-decoration:none}
footer a:hover{color:#fff}
.eho{display:flex;align-items:center;gap:.6rem;margin-top:1rem;color:#C3C8B2}
.footer-bottom{border-top:1px solid rgba(255,255,255,.14);margin-top:2rem;padding-top:1.3rem;display:flex;justify-content:space-between;gap:1rem;flex-wrap:wrap;color:#AEB59A;font-size:.82rem}

/* Sticky CTA (mobile) */
.sticky-cta{position:fixed;bottom:0;left:0;right:0;z-index:50;display:grid;grid-template-columns:1fr 1fr;gap:0;background:var(--forest);display:none}
.sticky-cta a{display:flex;align-items:center;justify-content:center;padding:.85rem;color:#fff;font-weight:600;font-size:.9rem;text-decoration:none}
.sticky-cta .s1{background:rgba(255,255,255,.12)}
.sticky-cta .s2{background:var(--terra)}

/* Chat widget */
.chat-widget{position:fixed;bottom:20px;right:20px;z-index:100}
.chat-toggle{width:56px;height:56px;border-radius:50%;background:var(--forest);color:#fff;border:none;cursor:pointer;box-shadow:0 4px 16px rgba(0,0,0,.2);display:flex;align-items:center;justify-content:center;font-size:24px;transition:transform .15s ease}
.chat-toggle:hover{transform:scale(1.05)}
.chat-panel{position:fixed;bottom:88px;right:20px;width:360px;max-height:500px;height:80vh;background:#fff;border-radius:14px;box-shadow:0 8px 32px rgba(0,0,0,.15);border:1px solid var(--line-soft);display:flex;flex-direction:column;overflow:hidden;font-family:var(--font-sans)}
.chat-head{background:var(--forest);color:#fff;padding:16px;display:flex;justify-content:space-between;align-items:center}
.chat-head b{font-family:var(--font-serif);font-size:1.05rem}
.chat-head div{color:#CFD3BE;font-size:.78rem;display:flex;align-items:center;gap:4px}
.chat-head .dot{width:8px;height:8px;border-radius:50%;background:#7d9b76;display:inline-block}
.chat-head button{background:none;border:none;color:#fff;font-size:1.2rem;cursor:pointer;padding:4px}
.chat-log{flex:1;overflow-y:auto;padding:16px;display:flex;flex-direction:column;gap:12px;background:#faf7f0}
.chat-bub{max-width:80%;padding:10px 14px;border-radius:14px;font-size:.9rem;line-height:1.45}
.chat-bub.bot{background:#fff;color:var(--ink);align-self:flex-start;border-bottom-left-radius:5px;border:1px solid var(--line-soft)}
.chat-bub.me{background:var(--forest);color:#fff;align-self:flex-end;border-bottom-right-radius:5px}
.chat-input{padding:12px;border-top:1px solid var(--line-soft);display:flex;gap:8px;background:#fff}
.chat-input input{flex:1;padding:8px 12px;border-radius:8px;border:1px solid var(--line-soft);font-size:.9rem;outline:none}
.chat-input input:focus{border-color:var(--sage)}
.chat-input button{background:var(--forest);color:#fff;border:none;border-radius:8px;padding:8px 14px;font-weight:600;cursor:pointer;font-size:.9rem}
.chat-input button:hover{background:#2f3a28}
.qr-btn{padding:4px 10px;border:1px solid var(--line);border-radius:999px;background:#fff;font-size:.78rem;cursor:pointer;color:var(--forest);font-family:var(--font-sans)}
.qr-btn:hover{background:var(--paper)}

/* Page header (past properties) */
.page-header{background:var(--forest);color:#EDEAD8;padding:clamp(2.6rem,6vw,4rem) 0}
.page-header .eyebrow{color:#AEB89A}
.page-header h1{color:#fff;font-size:clamp(2rem,5vw,3rem);margin:.5rem 0 .8rem}
.page-header .subhead{color:#CFD3BE;font-size:1.05rem}
.page-header .tags{display:flex;gap:.6rem;flex-wrap:wrap;margin-top:1.1rem}
.page-header .tag{background:rgba(255,255,255,.14);color:#EDEAD8;border:1px solid rgba(255,255,255,.25)}

/* Snapshot grid */
.snapshot{display:grid;grid-template-columns:repeat(auto-fit,minmax(140px,1fr));gap:1px;background:var(--line);border:1px solid var(--line);border-radius:var(--radius);overflow:hidden;margin-top:2rem}
.snapshot div{background:var(--paper);padding:1rem 1.1rem}
.snapshot .k{font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;color:var(--sage-700);font-weight:600}
.snapshot .v{font-family:var(--font-serif);color:var(--forest);font-size:1.12rem;margin-top:.25rem}

/* Steps list */
.steps{list-style:none;padding:0;margin:1.1rem 0 0;display:grid;gap:.8rem}
.steps li{display:flex;gap:.8rem;align-items:flex-start;color:var(--ink);font-size:1rem}
.steps li::before{content:attr(data-step);width:1.7rem;height:1.7rem;border-radius:999px;background:var(--sage);color:#fff;font-weight:600;font-size:.85rem;display:flex;align-items:center;justify-content:center;flex:0 0 auto;margin-top:.05rem}

/* Credibility band */
.credband{background:var(--forest);color:#E7E6D6;border-radius:var(--radius);padding:2rem 1.8rem;margin-top:2.6rem}
.credband .eyebrow{color:#AEB89A}
.credband h2{color:#fff;font-size:1.5rem;margin:.4rem 0 .2rem}
.credband p{color:#CFD3BE;margin-top:.8rem;font-size:1.02rem;max-width:64ch}
.tr-stats{display:grid;grid-template-columns:repeat(auto-fit,minmax(120px,1fr));gap:1.2rem;margin-top:1.6rem}
.tr-stats .snum{font-family:var(--font-serif);font-size:1.9rem;color:#fff;display:block;line-height:1}
.tr-stats .slabel{color:#AEB89A;font-size:.82rem;margin-top:.35rem;display:block}

/* Neighborhood cards */
.nhood-cards{display:grid;grid-template-columns:repeat(2,1fr);gap:.8rem}
.nhood-card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:1.2rem;box-shadow:var(--shadow)}
.nhood-card b{display:block;color:var(--forest);font-family:var(--font-serif);font-weight:500}
.nhood-card span{font-size:.88rem;color:var(--muted)}

/* Map frame */
.mapframe{border:1px solid var(--line);border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow);min-height:380px;background:#dfe3d6}
.mapframe iframe{width:100%;height:100%;min-height:380px;border:0;display:block}

/* Responsive */
@media(max-width:900px){
  .split,.contact-grid,.feature-prop{grid-template-columns:1fr}
  .feature-prop .fp-img{min-height:240px}
  .past-grid,.cards,.nhood-cards{grid-template-columns:1fr}
  .gallery,.lp-gallery{grid-template-columns:1fr}
  .gallery img,.lp-gallery img{height:auto;aspect-ratio:4/3}
  .stats-row{grid-template-columns:repeat(2,1fr);gap:1.8rem}
  .stat:nth-child(3)::before{display:none}
  .nav-links{display:none;position:absolute;top:100%;left:0;right:0;background:var(--cream);flex-direction:column;padding:1rem 6vw 1.4rem;border-bottom:1px solid var(--line);gap:1rem;box-shadow:var(--shadow)}
  .nav-links.open{display:flex}
  .hamb{display:block}
  footer .cols{grid-template-columns:1fr}
  .sticky-cta{display:grid}
  .chat-panel{width:calc(100vw - 40px);right:20px;max-width:400px}
}

@media(prefers-reduced-motion:reduce){
  *{transition:none!important;animation:none!important}
  html{scroll-behavior:auto}
}