@charset "UTF-8";
body{margin:0}[hidden]{display:none!important}
/* Layout: the landing page's editorial estate look — photo-led bands, cream panels, forest-green actions, brass line icons. Single light theme by design. */
:root{
  --paper:#fbf8f2; --cream:#f3eee4; --mist:#e8e1d3; --line:#d9cfbd;
  --ink:#1f2823; --ink-2:#4b564f; --ink-3:#6f776f;
  --forest:#1d3a2c; --forest-2:#2b4d3c; --forest-deep:#152a20;
  --brass:#9a7638; --brass-2:#c7a467; --white:#ffffff;
  --ok:#2f6b47; --warn:#9a5a16;
  --f-display:"Cormorant Garamond","Cormorant",Garamond,"Times New Roman",serif;
  --f-body:"Source Serif 4","Source Serif Pro",Georgia,serif;
  --f-label:"Montserrat","Helvetica Neue",Arial,sans-serif;
  --gut:max(20px, env(safe-area-inset-left, 0px));
  --gut-r:max(20px, env(safe-area-inset-right, 0px));
  --hdr:84px;
  color-scheme:light;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important;animation:none!important}}
body{background:var(--paper);color:var(--ink);font-family:var(--f-body);font-size:17px;line-height:1.6;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:inherit}
h1,h2,h3,h4{font-family:var(--f-display);font-weight:600;line-height:1.08;margin:0;text-wrap:balance;color:var(--ink)}
p{margin:0}
.wrap{max-width:1280px;margin:0 auto;padding-left:var(--gut);padding-right:var(--gut-r)}
.narrow{max-width:760px}
.eyebrow{font-family:var(--f-label);font-weight:600;font-size:11.5px;letter-spacing:.22em;text-transform:uppercase;color:var(--brass)}
.muted{color:var(--ink-2)}
.small{font-size:14px}
.num{font-variant-numeric:tabular-nums}
:focus-visible{outline:2px solid var(--brass);outline-offset:3px}
.sr{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0)}

/* Buttons */
.btn{display:inline-flex;align-items:center;gap:14px;font-family:var(--f-label);font-weight:600;font-size:12px;letter-spacing:.16em;text-transform:uppercase;text-decoration:none;padding:16px 28px;border:1px solid var(--forest);background:var(--forest);color:var(--paper);cursor:pointer;transition:background .2s,color .2s,border-color .2s}
.btn:hover{background:var(--forest-2);border-color:var(--forest-2)}
.btn.line{background:transparent;color:var(--forest)}
.btn.line:hover{background:var(--forest);color:var(--paper)}
.btn.ghost{background:rgba(21,42,32,.55);border-color:rgba(255,255,255,.85);color:var(--white)}
.btn.ghost:hover{background:var(--forest)}
.btn.sm{padding:11px 18px;font-size:11px}
.btn svg{width:14px;height:14px;flex:none}
.link{font-family:var(--f-label);font-weight:600;font-size:11.5px;letter-spacing:.16em;text-transform:uppercase;color:var(--forest);text-decoration:none;border-bottom:1px solid var(--brass-2);padding-bottom:3px}
.link:hover{color:var(--brass)}
.chip{display:inline-block;font-family:var(--f-label);font-size:10.5px;font-weight:600;letter-spacing:.12em;text-transform:uppercase;padding:5px 9px;border:1px solid var(--line);background:var(--paper);color:var(--ink-2)}
.chip.sample{border-color:var(--brass-2);color:var(--brass);background:#fbf3e4}
.chip.status{background:var(--forest);color:var(--paper);border-color:var(--forest)}

/* Header */
body::before{content:"";position:fixed;inset:0 0 auto;height:env(safe-area-inset-top,0px);z-index:60;background:var(--paper)}
.hdr{position:sticky;top:env(safe-area-inset-top,0px);z-index:50;background:rgba(251,248,242,.97);border-bottom:1px solid var(--line);transition:background .25s,border-color .25s}
.on-home .hdr:not(.scrolled){background:linear-gradient(180deg,rgba(251,248,242,.96) 0%,rgba(251,248,242,.82) 70%,rgba(251,248,242,.55));border-color:transparent}
.hdr-in{display:flex;align-items:center;gap:24px;height:var(--hdr);max-width:1440px}
.brand-grp{display:flex;align-items:center;gap:20px;flex:none;min-width:0}
.team-logo{display:block;flex:none;text-decoration:none}
.team-logo img{height:44px;width:auto;max-width:none;display:block}
.brand-div{width:1px;height:46px;background:var(--brass-2);flex:none}
.logo{display:flex;flex-direction:column;align-items:center;text-decoration:none;color:var(--ink);flex:none;line-height:1}
.logo svg{width:66px;height:18px;margin-bottom:2px}
.logo b{font-family:var(--f-display);font-weight:600;font-size:23px;letter-spacing:.08em;text-transform:uppercase;white-space:nowrap}
.logo i{font-style:normal;font-family:var(--f-label);font-size:9px;font-weight:600;letter-spacing:.3em;text-transform:uppercase;color:var(--brass);margin-top:6px;white-space:nowrap}
.logo i::before,.logo i::after{content:"";display:inline-block;width:16px;height:1px;background:var(--brass);vertical-align:middle;margin:0 7px}
.nav{display:flex;gap:4px;margin-left:auto;align-items:center}
.nav>li{position:relative;list-style:none}
.nav ul{padding:0;margin:0;list-style:none}
.nav .sub li{list-style:none}
.nav>li>a{display:block;padding:12px 11px;font-family:var(--f-label);font-size:11.5px;font-weight:600;letter-spacing:.13em;text-transform:uppercase;text-decoration:none;color:var(--ink);white-space:nowrap}
.nav>li>a:hover,.nav>li>a.on{color:var(--brass)}
.nav .sub{position:absolute;left:0;top:100%;min-width:250px;background:var(--paper);border:1px solid var(--line);box-shadow:0 18px 40px -20px rgba(21,42,32,.35);padding:8px 0;opacity:0;visibility:hidden;transform:translateY(6px);transition:.18s}
.nav>li:nth-last-child(-n+2) .sub{left:auto;right:0}
.nav>li:hover .sub,.nav>li:focus-within .sub{opacity:1;visibility:visible;transform:none}
.nav .sub a{display:block;padding:10px 18px;font-size:15px;text-decoration:none;color:var(--ink)}
.nav .sub a:hover{background:var(--cream);color:var(--forest)}
.hdr .btn{flex:none}
.menu-btn{display:none;margin-left:auto;background:none;border:1px solid var(--line);padding:10px 12px;cursor:pointer;color:var(--ink)}
.menu-btn svg{width:22px;height:22px;display:block}
.drawer{display:none}
@media (max-width:1380px){.has-team .nav>li>a{padding:12px 7px;letter-spacing:.09em}.has-team .hdr-in{gap:18px}.has-team .logo b{font-size:20px}.has-team .team-logo img{height:34px}.has-team .brand-grp{gap:14px}}
@media (max-width:1180px){.nav>li>a{padding:12px 8px;letter-spacing:.1em}.logo b{font-size:20px}}
@media (max-width:1240px){.has-team .nav,.has-team .hdr .btn.contact{display:none}.has-team .menu-btn{display:block}.has-team .drawer.open{display:block;position:fixed;inset:calc(var(--hdr) + env(safe-area-inset-top,0px)) 0 0;z-index:49;background:var(--paper);overflow:auto;padding:12px var(--gut-r) 40px var(--gut);padding-bottom:calc(40px + env(safe-area-inset-bottom,0px))}.has-team .drawer a{display:block;text-decoration:none;color:var(--ink);padding:12px 0;border-bottom:1px solid var(--mist);font-size:18px}.has-team .drawer a.top{font-family:var(--f-label);font-size:12px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--brass);border:0;padding-top:22px}}
@media (max-width:640px){.team-logo img,.has-team .team-logo img{height:26px}.brand-grp,.has-team .brand-grp{gap:10px}.brand-div{height:32px}.logo b,.has-team .logo b{font-size:16px}.logo svg{width:52px}.logo i{font-size:7.5px;letter-spacing:.22em}.logo i::before,.logo i::after{width:10px;margin:0 5px}.hdr-in{gap:12px}}
@media (max-width:400px){.logo i{display:none}.logo b,.has-team .logo b{font-size:14px;letter-spacing:.06em}.team-logo img,.has-team .team-logo img{height:22px}.logo svg{width:44px}}
@media (max-width:350px){.logo b,.has-team .logo b{font-size:12.5px}.team-logo img,.has-team .team-logo img{height:18px}.brand-grp,.has-team .brand-grp{gap:7px}.menu-btn{padding:8px}}
@media (max-width:1040px){
  .nav,.hdr .btn.contact{display:none}
  .menu-btn{display:block}
  .drawer.open{display:block;position:fixed;inset:calc(var(--hdr) + env(safe-area-inset-top,0px)) 0 0;z-index:49;background:var(--paper);overflow:auto;padding:12px var(--gut-r) 40px var(--gut);padding-bottom:calc(40px + env(safe-area-inset-bottom,0px))}
  .drawer a{display:block;text-decoration:none;color:var(--ink);padding:12px 0;border-bottom:1px solid var(--mist);font-size:18px}
  .drawer a.top{font-family:var(--f-label);font-size:12px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--brass);border:0;padding-top:22px}
}

/* Hero */
.hero{position:relative;color:var(--white);background:var(--forest-deep) center/cover no-repeat;isolation:isolate}
.hero::before{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(90deg,rgba(18,30,23,.78) 0%,rgba(18,30,23,.5) 42%,rgba(18,30,23,.08) 78%),linear-gradient(0deg,rgba(18,30,23,.35),rgba(18,30,23,0) 40%)}

.on-home .hero.home{margin-top:calc(-1 * var(--hdr))}
.hero.home .wrap{padding-block:calc(var(--hdr) + 110px) 64px}
.hero .eyebrow{color:var(--white);opacity:.92;letter-spacing:.18em;font-size:12px}
.hero h1{color:var(--white);font-size:clamp(44px,6.4vw,82px);font-weight:500;margin:18px 0 22px;max-width:15ch;text-shadow:0 2px 24px rgba(0,0,0,.25)}
.hero .tag{font-family:var(--f-label);font-weight:500;font-size:13.5px;letter-spacing:.24em;text-transform:uppercase;margin-bottom:32px}
.hero .acts{display:flex;flex-wrap:wrap;gap:16px}
.phero .wrap{padding-block:92px 72px}
.phero h1{font-size:clamp(38px,5vw,64px);margin:14px 0 16px;max-width:18ch}
.phero p.lede{max-width:56ch;font-size:19px;opacity:.95}
.crumbs{font-family:var(--f-label);font-size:11px;letter-spacing:.16em;text-transform:uppercase;opacity:.85}
.crumbs a{text-decoration:none}

/* Pillars */
.pillars{background:var(--cream);border-bottom:1px solid var(--line)}
.pillars .wrap{display:grid;grid-template-columns:repeat(4,1fr)}
.pillar{display:flex;gap:18px;padding:34px 26px;text-decoration:none;border-left:1px solid var(--line);transition:background .2s}
.pillar:first-child{border-left:0}
.pillar:hover{background:var(--mist)}
.pillar svg{width:40px;height:40px;flex:none;stroke:var(--brass);fill:none;stroke-width:1.6}
.pillar h3{font-size:24px;font-weight:500;margin-bottom:6px}
.pillar p{font-size:15px;color:var(--ink-2);line-height:1.5}
@media (max-width:900px){.pillars .wrap{grid-template-columns:1fr 1fr}.pillar:nth-child(3){border-left:0}.pillar{border-top:1px solid var(--line)}}
@media (max-width:560px){.pillars .wrap{grid-template-columns:1fr}.pillar{border-left:0}}

/* Sections */
.sec{padding-block:88px}
.sec.tight{padding-block:60px}
.sec.cream{background:var(--cream)}
.sec.forest{background:var(--forest);color:var(--paper)}
.sec.forest h2,.sec.forest h3{color:var(--paper)}
.sec-head{display:flex;justify-content:space-between;align-items:end;gap:24px;margin-bottom:40px;flex-wrap:wrap}
.sec-head h2,.h2{font-size:clamp(32px,3.8vw,48px);font-weight:500;margin-top:10px}
.sec-head p{max-width:52ch;color:var(--ink-2);margin-top:12px}

/* Featured markets */
.markets{display:grid;grid-template-columns:minmax(260px,1.1fr) repeat(4,1fr);gap:6px;background:var(--paper)}
.markets .intro{padding:40px 32px 40px 0;display:flex;flex-direction:column;gap:18px;justify-content:center}
.markets .intro h2{font-size:clamp(32px,3vw,42px);font-weight:500}
.mcard{position:relative;display:block;min-height:300px;color:var(--white);text-decoration:none;overflow:hidden;background:var(--forest-deep)}
.mcard img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform .6s}
.mcard:hover img{transform:scale(1.04)}
.mcard::after{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(14,22,17,.86) 0%,rgba(14,22,17,.2) 48%,rgba(14,22,17,0) 70%)}
.mcard .cap{position:absolute;left:20px;right:16px;bottom:20px;z-index:1}
.mcard .cap b{display:block;font-family:var(--f-display);font-weight:500;font-size:22px;letter-spacing:.1em;text-transform:uppercase}
.mcard .cap span{font-size:15.5px;opacity:.95}
@media (max-width:1080px){.markets{grid-template-columns:1fr 1fr}.markets .intro{grid-column:1/-1;padding:0 0 24px}}
@media (max-width:520px){.markets{grid-template-columns:1fr}.mcard{min-height:240px}}

/* Agent band */
.band{position:relative;background:var(--forest-deep) center/cover no-repeat;isolation:isolate}
.band::before{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(90deg,rgba(251,248,242,.94) 0%,rgba(251,248,242,.86) 52%,rgba(251,248,242,.25) 100%)}
.band .wrap{display:flex;gap:28px;align-items:center;padding-block:36px;flex-wrap:wrap}
.band .shot{width:96px;height:124px;object-fit:cover;border:3px solid var(--paper);box-shadow:0 10px 30px -12px rgba(0,0,0,.5);flex:none}
.band .who b{display:block;font-family:var(--f-display);font-size:28px;font-weight:600;letter-spacing:.06em;text-transform:uppercase}
.band .who span{display:block;font-family:var(--f-label);font-size:10.5px;letter-spacing:.26em;text-transform:uppercase;color:var(--ink-2);margin-top:6px}
.band blockquote{margin:0 0 0 auto;max-width:430px;font-family:var(--f-display);font-style:italic;font-size:22px;line-height:1.35;color:var(--ink)}
.band blockquote cite{display:block;margin-top:10px;font-style:normal;font-family:var(--f-label);font-size:11px;letter-spacing:.24em;text-transform:uppercase;color:var(--ink-2)}
@media (max-width:760px){.band blockquote{margin-left:0}}

/* Footer */
.foot{background:var(--forest-deep);color:#d8dccf;font-size:15px}
.foot .wrap{padding-block:64px 40px}
.foot a{color:#eef0e8;text-decoration:none}
.foot a:hover{color:var(--brass-2)}
.foot .cols{display:grid;grid-template-columns:1.4fr repeat(3,1fr);gap:40px}
.foot h4{font-family:var(--f-label);font-size:11px;font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:var(--brass-2);margin-bottom:16px}
.foot ul{list-style:none;padding:0;margin:0;display:grid;gap:9px}
.foot .logo{align-items:flex-start;color:#f1efe7}
.foot .logo b{color:#f1efe7}
.foot .legal{border-top:1px solid rgba(255,255,255,.14);margin-top:44px;padding-top:24px;font-size:13px;line-height:1.6;color:#b7bcb0;display:grid;gap:10px}
.eho{display:inline-flex;gap:8px;align-items:center}
.brk{display:flex;gap:22px;align-items:center;flex-wrap:wrap;padding-bottom:10px}
.brk-logos{display:flex;gap:18px;align-items:center;flex-wrap:wrap}
.brk-logos.plate{background:var(--paper);padding:12px 18px}
.brk-logos img{height:56px;width:auto;max-width:220px;object-fit:contain}
.eho svg{width:22px;height:22px;stroke:#d8dccf;fill:none}
@media (max-width:860px){.foot .cols{grid-template-columns:1fr 1fr}}
@media (max-width:520px){.foot .cols{grid-template-columns:1fr}}

/* Grids & cards */
.grid{display:grid;gap:28px}
.g2{grid-template-columns:repeat(2,minmax(0,1fr))}
.g3{grid-template-columns:repeat(3,minmax(0,1fr))}
.g4{grid-template-columns:repeat(4,minmax(0,1fr))}
@media (max-width:980px){.g3,.g4{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media (max-width:640px){.g2,.g3,.g4{grid-template-columns:1fr}}
.panel{background:var(--white);border:1px solid var(--line);padding:32px}
.panel.cream{background:var(--cream)}
.split{display:grid;grid-template-columns:minmax(0,1.15fr) minmax(0,1fr);gap:56px;align-items:start}
@media (max-width:900px){.split{grid-template-columns:minmax(0,1fr)!important;gap:36px}}

/* Listing cards */
.lcard{display:flex;flex-direction:column;text-decoration:none;background:var(--white);border:1px solid var(--line);transition:box-shadow .25s,transform .25s}
.lcard:hover{box-shadow:0 24px 44px -26px rgba(21,42,32,.45);transform:translateY(-2px)}
.lcard .ph{position:relative;aspect-ratio:4/3;max-width:100%;overflow:hidden;background:var(--mist)}
.lcard .ph img{width:100%;height:100%;object-fit:cover}
.lcard .ph .chips{position:absolute;left:12px;top:12px;display:flex;gap:6px;flex-wrap:wrap}
.lcard .bd{padding:20px 22px 22px;display:grid;gap:6px}
.lcard .price{font-family:var(--f-display);font-size:30px;font-weight:600;line-height:1}
.lcard .addr{font-size:16px}
.lcard .facts{font-family:var(--f-label);font-size:11.5px;letter-spacing:.08em;text-transform:uppercase;color:var(--ink-2);display:flex;gap:14px;flex-wrap:wrap;margin-top:6px;padding-top:12px;border-top:1px solid var(--mist)}

/* Forms */
.form{display:grid;gap:14px}
.form .row{display:grid;grid-template-columns:1fr 1fr;gap:14px}
@media (max-width:560px){.form .row{grid-template-columns:1fr}}
label.f{display:grid;gap:6px;font-family:var(--f-label);font-size:11px;font-weight:600;letter-spacing:.12em;text-transform:uppercase;color:var(--ink-2)}
input,select,textarea{font:inherit;font-size:16px;color:var(--ink);background:var(--paper);border:1px solid var(--line);padding:12px 14px;width:100%;border-radius:0;min-width:0}
textarea{min-height:110px;resize:vertical}
input:focus,select:focus,textarea:focus{outline:none;border-color:var(--brass);box-shadow:0 0 0 3px rgba(199,164,103,.25)}
label.consent{display:flex;gap:10px;align-items:flex-start;font-size:13.5px;line-height:1.45;color:var(--ink-2);text-transform:none;letter-spacing:0;font-family:var(--f-body);font-weight:400}
label.consent input{width:18px;height:18px;margin-top:2px;flex:none;accent-color:var(--forest)}
.next{border-left:2px solid var(--brass-2);padding:4px 0 4px 16px;font-size:14.5px;color:var(--ink-2)}
.next b{display:block;font-family:var(--f-label);font-size:10.5px;letter-spacing:.18em;text-transform:uppercase;color:var(--brass);margin-bottom:4px}
.thanks{padding:28px;background:var(--cream);border:1px solid var(--line)}
.thanks h3{font-size:30px;margin-bottom:10px}
.note-preview{margin-top:14px;font-size:13.5px;color:var(--warn)}

/* Steps / process */
.toggle{display:inline-flex;border:1px solid var(--forest);margin-bottom:40px;flex-wrap:wrap}
.toggle button{font-family:var(--f-label);font-weight:600;font-size:11.5px;letter-spacing:.16em;text-transform:uppercase;padding:14px 26px;background:transparent;border:0;color:var(--forest);cursor:pointer}
.toggle button[aria-pressed="true"]{background:var(--forest);color:var(--paper)}
.steps{list-style:none;margin:0;padding:0;display:grid;gap:0;counter-reset:s}
.step{display:grid;grid-template-columns:84px minmax(0,1fr);gap:28px;padding:34px 0;border-top:1px solid var(--line)}
.step:last-child{border-bottom:1px solid var(--line)}
.step .n{font-family:var(--f-display);font-size:58px;line-height:.9;color:var(--brass);font-weight:500}
.step h3{font-size:30px;font-weight:500;display:flex;gap:14px;align-items:baseline;flex-wrap:wrap}
.step .cols{display:grid;grid-template-columns:1fr 1fr;gap:32px;margin-top:14px}
.step .cols b{display:block;font-family:var(--f-label);font-size:10.5px;letter-spacing:.18em;text-transform:uppercase;color:var(--forest);margin-bottom:6px}
@media (max-width:700px){.step{grid-template-columns:1fr;gap:6px}.step .cols{grid-template-columns:1fr;gap:16px}}
.mini-steps{display:grid;grid-template-columns:repeat(7,minmax(0,1fr));gap:0;border-top:1px solid var(--line)}
.mini-steps div{padding:18px 14px 0 0}
.mini-steps em{font-style:normal;font-family:var(--f-display);font-size:30px;color:var(--brass)}
.mini-steps span{display:block;font-size:15px;line-height:1.35}
@media (max-width:900px){.mini-steps{grid-template-columns:repeat(2,minmax(0,1fr))}}

/* Details / FAQ */
details{border-top:1px solid var(--line);padding:18px 0}
details:last-of-type{border-bottom:1px solid var(--line)}
summary{cursor:pointer;font-family:var(--f-display);font-size:23px;font-weight:500;list-style:none;display:flex;justify-content:space-between;gap:16px}
summary::-webkit-details-marker{display:none}
summary::after{content:"+";color:var(--brass);font-family:var(--f-body)}
details[open] summary::after{content:"–"}
details p{margin-top:10px;color:var(--ink-2);max-width:68ch}

/* Checklist */
.check{list-style:none;padding:0;margin:0;display:grid;gap:10px}
.check label{display:flex;gap:12px;align-items:flex-start;cursor:pointer}
.check input{width:18px;height:18px;margin-top:4px;accent-color:var(--forest);flex:none}

/* KPI + chart */
.kpis{display:grid;grid-template-columns:repeat(6,minmax(0,1fr));border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.kpi{padding:22px 18px 22px 0}
.kpi b{display:block;font-family:var(--f-display);font-size:38px;font-weight:600;line-height:1;font-variant-numeric:tabular-nums}
.kpi span{font-family:var(--f-label);font-size:10.5px;letter-spacing:.14em;text-transform:uppercase;color:var(--ink-2)}
@media (max-width:980px){.kpis{grid-template-columns:repeat(3,minmax(0,1fr))}}
@media (max-width:520px){.kpis{grid-template-columns:repeat(2,minmax(0,1fr))}}
.chart{overflow-x:auto}
.chart svg{width:100%;min-width:560px;height:auto;display:block}
.tabs{display:flex;gap:6px;flex-wrap:wrap;margin-bottom:28px}
.tabs button{font-family:var(--f-label);font-size:11px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;padding:11px 16px;border:1px solid var(--line);background:var(--paper);color:var(--ink);cursor:pointer}
.tabs button[aria-pressed="true"]{background:var(--forest);border-color:var(--forest);color:var(--paper)}
.gauge{height:8px;background:linear-gradient(90deg,#b98b4d 0 40%,#d8cfb9 40% 60%,#5f7f68 60% 100%);position:relative;margin:18px 0 8px}
.gauge i{position:absolute;top:-6px;width:3px;height:20px;background:var(--ink)}
.gauge-l{display:flex;justify-content:space-between;font-family:var(--f-label);font-size:10px;letter-spacing:.12em;text-transform:uppercase;color:var(--ink-3)}

/* Calculator */
.calc{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,.9fr);gap:0;border:1px solid var(--line);background:var(--white)}
.calc .in{padding:30px;display:grid;gap:14px;align-content:start}
.calc .out{padding:30px;background:var(--forest);color:var(--paper);display:grid;gap:16px;align-content:start}
.calc .out h3{color:var(--paper)}
.calc .big{font-family:var(--f-display);font-size:clamp(44px,5vw,60px);font-weight:600;line-height:1;font-variant-numeric:tabular-nums}
.calc .lines{display:grid;gap:8px;font-size:15px}
.calc .lines div{display:flex;justify-content:space-between;gap:12px;border-bottom:1px solid rgba(255,255,255,.14);padding-bottom:7px}
.calc .lines span:last-child{font-variant-numeric:tabular-nums}
.calc .seg{display:flex;border:1px solid var(--line);width:max-content}
.calc .seg button{font-family:var(--f-label);font-size:11px;font-weight:600;letter-spacing:.14em;padding:10px 16px;border:0;background:var(--paper);cursor:pointer;color:var(--ink)}
.calc .seg button[aria-pressed="true"]{background:var(--forest);color:var(--paper)}
@media (max-width:860px){.calc{grid-template-columns:1fr}}
/* Mortgage calculator */
.mc{display:grid;grid-template-columns:minmax(0,1.05fr) minmax(0,.95fr);border:1px solid var(--line);background:var(--white)}
.mc-in{padding:30px;display:grid;gap:16px;align-content:start}
.pair{display:grid;grid-template-columns:minmax(0,1.5fr) minmax(0,1fr);gap:10px;align-items:end}
.pair.even{grid-template-columns:minmax(0,1fr) minmax(0,1fr)}
.adorn{position:relative;display:block}
.adorn>span{position:absolute;top:50%;transform:translateY(-50%);color:var(--ink-3);font-size:15px;pointer-events:none}
.adorn.pre>span{left:13px}.adorn.pre input{padding-left:27px}
.adorn.post>span{right:13px}.adorn.post input{padding-right:30px}
.mc input::-webkit-outer-spin-button,.mc input::-webkit-inner-spin-button{-webkit-appearance:none;margin:0}
.mc input[type=number]{-moz-appearance:textfield}
.mc input::placeholder{color:var(--ink-3);opacity:.8}
.mc-adv summary{font-family:var(--f-label);font-size:11px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--forest);cursor:pointer}
.mc-adv{border-top:1px solid var(--mist);padding-top:14px}
.mc-adv[open]{display:grid;gap:10px}
.mc-out{position:relative;padding:32px 30px 40px;background:var(--forest);color:var(--paper);display:grid;gap:14px;align-content:start;overflow:hidden;isolation:isolate}
.mc-out::after{content:"";position:absolute;left:0;right:0;bottom:0;height:120px;z-index:-1;opacity:.22;background:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 600 120' preserveAspectRatio='none'%3E%3Cpath d='M0 120 L0 88 L70 52 L120 74 L190 30 L260 70 L330 40 L400 78 L470 46 L540 72 L600 58 L600 120Z' fill='%23c7a467' fill-opacity='.35'/%3E%3Cpath d='M0 120 L0 100 L90 76 L160 92 L240 64 L320 94 L410 70 L500 96 L600 80 L600 120Z' fill='%23fbf8f2' fill-opacity='.18'/%3E%3C/svg%3E") bottom/100% 100% no-repeat}
.mc-out .big{font-family:var(--f-display);font-size:clamp(42px,5vw,58px);font-weight:600;line-height:1;font-variant-numeric:tabular-nums}
.mc-sub{font-size:15px;opacity:.85;max-width:44ch}
.mc-bar{display:flex;height:12px;background:rgba(251,248,242,.12);overflow:hidden;margin-top:4px}
.mc-bar i{display:block;height:100%;transition:width .35s ease}
.mc-legend{display:grid;gap:8px;font-size:15px}
.mc-legend div{display:flex;justify-content:space-between;gap:12px;border-bottom:1px solid rgba(255,255,255,.14);padding-bottom:7px}
.mc-legend i{display:inline-block;width:10px;height:10px;margin-right:10px;vertical-align:0}
.mc-stats{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:12px;margin-top:6px}
.mc-stats b{display:block;font-family:var(--f-display);font-size:24px;font-weight:600}
.mc-stats span{display:block;font-family:var(--f-label);font-size:9.5px;line-height:1.45;letter-spacing:.12em;text-transform:uppercase;opacity:.75;margin-top:4px}
.mc-sched-btn{justify-self:start;background:none;border:0;border-bottom:1px solid var(--brass-2);color:var(--paper);font-family:var(--f-label);font-size:11px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;padding:4px 0;cursor:pointer}
.mc-sched-btn:disabled{opacity:.4;cursor:default}
.mc-sched{grid-column:1/-1;border-top:1px solid var(--line);padding:28px 30px;background:var(--paper)}
.mc-sched-in{display:grid;grid-template-columns:minmax(0,1.2fr) minmax(0,1fr);gap:30px;align-items:start}
.mc-sched .chart svg{min-width:420px}
.mc-tbl{font-size:13.5px}.mc-sched .tbl-wrap{max-height:340px;overflow:auto}
.mc-disc{font-size:12.5px;line-height:1.55;color:var(--ink-3);margin-top:14px;max-width:110ch}
.mc.compact{grid-template-columns:1fr}
.mc.compact .mc-in{padding:22px}.mc.compact .mc-out{padding:24px 22px 34px}
@media (max-width:860px){.mc{grid-template-columns:1fr}.mc-sched-in{grid-template-columns:1fr}}
@media (max-width:480px){.mc-in,.mc-out{padding-left:20px;padding-right:20px}.mc-stats{grid-template-columns:1fr 1fr}.pair{grid-template-columns:minmax(0,1.3fr) minmax(0,1fr)}}

/* Search, cards, saving */
.lc{position:relative;display:flex}.lc>.lcard{flex:1;min-width:0}
.heart{position:absolute;right:12px;top:12px;width:40px;height:40px;border-radius:50%;border:0;background:rgba(251,248,242,.92);display:grid;place-items:center;cursor:pointer;box-shadow:0 6px 16px -8px rgba(0,0,0,.5);transition:transform .15s}
.heart:hover{transform:scale(1.06)}
.heart svg,.btn [data-fav] svg,[data-fav] svg{width:20px;height:20px;fill:none;stroke:var(--forest);stroke-width:1.7}
.heart[aria-pressed="true"] svg,[data-fav][aria-pressed="true"] svg{fill:#b4563f;stroke:#b4563f}
.btn svg path{vector-effect:non-scaling-stroke}
#save-search svg{width:16px;height:16px;fill:none;stroke:currentColor;stroke-width:1.7}
.chip.new{background:var(--brass);border-color:var(--brass);color:var(--white)}
.courtesy{display:flex;align-items:center;gap:8px;font-size:14px;color:var(--ink-2);margin-top:8px}
.courtesy img{height:18px;width:auto}
.courtesy.lg{font-size:16px;margin-top:10px}
.more-f{grid-column:1/-1;border-top:1px solid var(--mist);padding-top:12px}
.more-f summary{font-family:var(--f-label);font-size:11px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--forest);cursor:pointer;display:inline-flex;gap:8px}
.more-grid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:12px;margin-top:12px}
@media (max-width:760px){.more-grid{grid-template-columns:1fr 1fr}}
.rb-acts{display:flex;gap:18px;align-items:center;flex-wrap:wrap}
.res-head{margin-bottom:16px}
.grid.dim{opacity:.55;transition:opacity .2s}
.own-note{background:#fbf3e4;border:1px solid var(--brass-2);color:var(--warn);font-size:14px;padding:12px 16px;margin-bottom:18px}
.mls-disc{margin-top:36px;padding-top:20px;border-top:1px solid var(--line);display:grid;gap:14px}
.mls-d{display:flex;gap:14px;align-items:flex-start;font-size:12.5px;line-height:1.55;color:var(--ink-2)}
.mls-d img{height:28px;width:auto;flex:none}
.linkbtn{background:none;border:0;padding:0;font:inherit;color:var(--forest);text-decoration:underline;text-underline-offset:3px;cursor:pointer}
.saved-s{display:grid;gap:10px}
.ss{display:flex;justify-content:space-between;align-items:center;gap:14px;flex-wrap:wrap;background:var(--white);border:1px solid var(--line);padding:14px 18px}
.reg-wrap{position:fixed;inset:0;z-index:90;display:grid;place-items:center;padding:20px max(16px,env(safe-area-inset-right,0px)) 20px max(16px,env(safe-area-inset-left,0px))}
.reg-scrim{position:absolute;inset:0;background:rgba(18,30,23,.5);backdrop-filter:blur(3px)}
.reg{position:relative;width:min(520px,100%);max-height:calc(100vh - 40px);overflow:auto;background:var(--paper);border:1px solid var(--line);box-shadow:0 40px 80px -30px rgba(0,0,0,.6);padding:34px 32px 26px;display:grid;gap:12px;animation:regIn .28s ease}
@keyframes regIn{from{opacity:0;transform:translateY(14px)}to{opacity:1;transform:none}}
.reg h2{font-size:32px;font-weight:500}
.reg-x{position:absolute;right:10px;top:8px;background:none;border:0;font-size:28px;line-height:1;color:var(--ink-2);cursor:pointer;padding:6px 10px}
.reg-home{display:grid;grid-template-columns:96px minmax(0,1fr);gap:14px;align-items:center;background:var(--cream);padding:10px}
.reg-home img{width:96px;height:68px;object-fit:cover}
.reg-home b{display:block;font-family:var(--f-display);font-size:24px}
.reg-home span{font-size:14px;color:var(--ink-2)}
.reg-mark svg{width:66px;height:18px}
.reg .form{margin-top:6px}
.reg-fine{display:flex;gap:12px;justify-content:space-between;flex-wrap:wrap}
.nudge{position:fixed;left:calc(20px + env(safe-area-inset-left,0px));bottom:calc(20px + env(safe-area-inset-bottom,0px));z-index:65;width:min(330px,calc(100vw - 40px));background:var(--paper);border:1px solid var(--line);border-top:3px solid var(--brass-2);box-shadow:0 24px 50px -24px rgba(0,0,0,.55);padding:18px 18px 16px;display:grid;gap:8px;transform:translateY(16px);opacity:0;transition:.3s ease}
.nudge.on{transform:none;opacity:1}
.nudge p{font-size:15px}
.nudge-acts{display:flex;gap:16px;align-items:center;flex-wrap:wrap;margin-top:4px}
@media (max-width:520px){.nudge{left:max(12px,env(safe-area-inset-left,0px));right:max(12px,env(safe-area-inset-right,0px));width:auto;bottom:calc(84px + env(safe-area-inset-bottom,0px));padding:14px 16px}.nudge .eyebrow{display:none}}
.toast{position:fixed;left:50%;bottom:calc(24px + env(safe-area-inset-bottom,0px));transform:translate(-50%,20px);z-index:95;background:var(--forest);color:var(--paper);padding:12px 18px;font-size:14.5px;opacity:0;transition:.25s;pointer-events:none;max-width:calc(100vw - 32px)}
.toast.on{opacity:1;transform:translate(-50%,0)}
.toast.act{pointer-events:auto}.toast a{color:var(--brass-2);margin-left:8px}
.reg-perks{list-style:none;margin:2px 0 4px;padding:0;display:grid;gap:6px;font-size:15px}
.reg-perks li{position:relative;padding-left:24px}
.reg-perks li::before{content:"";position:absolute;left:2px;top:7px;width:12px;height:7px;border-left:2px solid var(--brass);border-bottom:2px solid var(--brass);transform:rotate(-45deg)}

/* Hero helper link */
.hero-help{display:inline-flex;align-items:center;gap:10px;margin-top:22px;background:none;border:0;padding:0;color:var(--paper);font:inherit;font-size:16px;cursor:pointer;border-bottom:1px solid rgba(251,248,242,.5);padding-bottom:3px;opacity:.95}
.hero-help:hover{border-color:var(--brass-2);color:var(--white)}
.hero-help svg{width:14px;height:14px}

/* Welcome guide */
.wg{position:fixed;left:calc(20px + env(safe-area-inset-left,0px));bottom:calc(20px + env(safe-area-inset-bottom,0px));z-index:66;width:min(360px,calc(100vw - 40px));background:var(--paper);border:1px solid var(--line);border-top:3px solid var(--brass-2);box-shadow:0 30px 60px -28px rgba(0,0,0,.55);padding:20px 20px 18px;display:grid;gap:10px;transform:translateY(16px);opacity:0;transition:transform .35s ease,opacity .35s ease}
.wg.on{transform:none;opacity:1}
.wg.full{width:min(420px,calc(100vw - 40px));max-height:calc(100vh - 120px);overflow:auto;padding:24px}
.wg h3{font-size:27px;font-weight:500}
.wg-hi{display:flex;gap:14px;align-items:center}
.wg-hi img{width:52px;height:52px;border-radius:50%;object-fit:cover;border:2px solid var(--white);box-shadow:0 6px 14px -8px rgba(0,0,0,.5)}
.wg-prog{display:flex;gap:6px}.wg-prog i{flex:1;height:3px;background:var(--mist)}.wg-prog i.on{background:var(--brass-2)}
.wg-opts{display:grid;gap:8px;margin:4px 0 6px}
.wg-opts button{text-align:left;font:inherit;font-size:16px;padding:12px 14px;border:1px solid var(--line);background:var(--white);color:var(--ink);cursor:pointer;transition:border-color .15s,background .15s}
.wg-opts button:hover,.wg-opts button[aria-pressed="true"]{border-color:var(--forest);background:var(--cream)}
.wg-recs{display:grid;gap:8px}
.wg-recs a{display:grid;grid-template-columns:minmax(0,1fr) 16px;gap:2px 12px;align-items:center;text-decoration:none;padding:12px 14px;background:var(--white);border:1px solid var(--line);transition:border-color .15s}
.wg-recs a:hover{border-color:var(--forest)}
.wg-recs b{font-weight:600;color:var(--forest)}.wg-recs span{grid-column:1;font-size:14px;color:var(--ink-2);line-height:1.4}
.wg-recs svg{grid-row:1/3;grid-column:2;width:14px;height:14px;color:var(--brass)}
.wg-snap{display:grid;gap:2px;text-align:left;font:inherit;background:var(--forest);color:var(--paper);border:0;padding:14px;cursor:pointer}
.wg-snap span{font-size:14px;opacity:.85}
.wg-row{display:flex;gap:8px}.wg-row input{flex:1}
.wg-sent{font-size:14.5px;color:var(--ok)}
@media (max-width:520px){.wg,.wg.full{left:max(12px,env(safe-area-inset-left,0px));right:max(12px,env(safe-area-inset-right,0px));width:auto;bottom:calc(84px + env(safe-area-inset-bottom,0px))}}

/* Chat */
.chat-fab{position:fixed;right:calc(20px + env(safe-area-inset-right,0px));bottom:calc(20px + env(safe-area-inset-bottom,0px));z-index:72;display:flex;align-items:center;gap:10px;background:var(--forest);color:var(--paper);border:0;border-radius:999px;padding:14px 20px 14px 16px;font-family:var(--f-label);font-size:12px;font-weight:600;letter-spacing:.1em;text-transform:uppercase;cursor:pointer;box-shadow:0 18px 40px -14px rgba(0,0,0,.55)}
.chat-fab svg{width:22px;height:22px;fill:none;stroke:var(--brass-2);stroke-width:1.7;stroke-linejoin:round}
.chat-open .chat-fab span{display:none}
@media (max-width:640px){.chat-fab span{display:none}.chat-fab{padding:15px}}
.chat-panel{position:fixed;right:calc(20px + env(safe-area-inset-right,0px));bottom:calc(88px + env(safe-area-inset-bottom,0px));z-index:72;width:min(390px,calc(100vw - 40px));height:min(600px,calc(100vh - 130px));background:var(--paper);border:1px solid var(--line);box-shadow:0 40px 80px -30px rgba(0,0,0,.6);display:flex;flex-direction:column;animation:regIn .25s ease}
.chat-panel header{display:flex;gap:12px;align-items:center;padding:14px 46px 14px 16px;background:var(--forest);color:var(--paper);position:relative}
.chat-panel header img{width:42px;height:42px;border-radius:50%;object-fit:cover;border:2px solid var(--brass-2)}
.chat-panel header b{display:block;font-family:var(--f-display);font-size:21px;font-weight:600;line-height:1.1}
.chat-panel header span{font-size:12.5px;opacity:.8}
.chat-panel header .reg-x{color:var(--paper);top:10px}
.chat-log{flex:1;overflow:auto;padding:16px;display:flex;flex-direction:column;gap:10px;font-size:15.5px;line-height:1.5}
.msg{max-width:88%;padding:10px 13px}
.msg.bot{align-self:flex-start;background:var(--white);border:1px solid var(--line)}
.msg.me{align-self:flex-end;background:var(--forest);color:var(--paper)}
.msg .li{display:block;padding-left:14px;position:relative}.msg .li::before{content:"";position:absolute;left:2px;top:.7em;width:5px;height:1px;background:var(--brass)}
.chat-link{color:var(--forest);font-weight:600;text-decoration:underline;text-decoration-color:var(--brass-2);text-underline-offset:3px}
.chips-q{display:flex;flex-wrap:wrap;gap:6px;align-self:flex-start;max-width:100%}
.chips-q button{font:inherit;font-size:14px;padding:7px 12px;border:1px solid var(--forest);background:var(--paper);color:var(--forest);border-radius:999px;cursor:pointer}
.chips-q button:hover{background:var(--forest);color:var(--paper)}
.dots{display:inline-flex;gap:4px}.dots i{width:6px;height:6px;border-radius:50%;background:var(--ink-3);animation:dot 1s infinite}.dots i:nth-child(2){animation-delay:.15s}.dots i:nth-child(3){animation-delay:.3s}
@keyframes dot{0%,80%,100%{opacity:.25}40%{opacity:1}}
.chat-form{display:grid;gap:8px;background:var(--cream);border:1px solid var(--line);padding:12px;align-self:stretch}
.chat-form input,.chat-form textarea{font-size:16px;padding:9px 11px;background:var(--white)}
.chat-form .consent{font-size:12px}
.chat-form .err{color:#8a2b1c}
.chat-bar{display:flex;gap:8px;padding:10px 12px;border-top:1px solid var(--line);background:var(--white)}
.chat-bar input{flex:1;padding:11px 12px}
.chat-fine{font-size:11.5px;color:var(--ink-3);padding:0 14px 10px;background:var(--white)}
@media (max-width:640px){.chat-panel{left:0;right:0;bottom:0;top:env(safe-area-inset-top,0px);width:auto;height:auto;border:0;padding-bottom:env(safe-area-inset-bottom,0px)}.chat-open .chat-fab{display:none}.chat-panel header{padding-right:56px}}

/* Snapshot */
.snap-ctrl{background:var(--white);border:1px solid var(--line);padding:20px;display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr) auto;gap:12px;align-items:end;margin-top:-50px;position:relative;z-index:2;box-shadow:0 30px 60px -40px rgba(21,42,32,.6);margin-bottom:40px}
@media (max-width:700px){.snap-ctrl{grid-template-columns:1fr}}
.snap-meta{display:flex;justify-content:space-between;gap:12px;flex-wrap:wrap;margin-bottom:14px}
.snap-list{list-style:none;padding:0;margin:10px 0 0;display:grid;gap:8px}
.snap-list li{position:relative;padding-left:20px}
.snap-list li::before{content:"";position:absolute;left:0;top:.75em;width:10px;height:1px;background:var(--brass)}
.snap-list.q .linkbtn{text-align:left}
.snap-acts{display:flex;gap:14px;flex-wrap:wrap;margin-top:44px}
.snap-loading{padding:60px 20px;text-align:center;display:grid;gap:10px;justify-items:center;background:var(--cream);border:1px solid var(--line)}
.snap-loading h3{font-size:28px;font-weight:500}
.pulse svg{width:90px;height:26px;animation:pulse 1.6s ease-in-out infinite}
@keyframes pulse{0%,100%{opacity:.35}50%{opacity:1}}



/* Search */
.filters{background:var(--white);border:1px solid var(--line);padding:22px;display:grid;grid-template-columns:2fr repeat(5,minmax(0,1fr));gap:12px;margin-top:-56px;position:relative;z-index:2;box-shadow:0 30px 60px -40px rgba(21,42,32,.6)}
@media (max-width:1000px){.filters{grid-template-columns:1fr 1fr}.filters .kw{grid-column:1/-1}}
.results-bar{display:flex;justify-content:space-between;gap:16px;align-items:center;margin:34px 0 22px;flex-wrap:wrap}
.towns-chips{display:flex;gap:8px;flex-wrap:wrap}
.towns-chips button{font:inherit;font-size:14.5px;padding:7px 14px;border:1px solid var(--line);background:var(--paper);cursor:pointer;color:var(--ink)}
.towns-chips button[aria-pressed="true"]{border-color:var(--forest);background:var(--forest);color:var(--paper)}
.empty{padding:48px;border:1px dashed var(--line);text-align:center;background:var(--cream)}
.empty h3{font-size:28px;margin-bottom:8px}

/* Listing detail */
.gal{display:grid;grid-template-columns:minmax(0,3fr) minmax(0,1fr);gap:8px}
.gal .main{aspect-ratio:16/10;max-width:100%;background:var(--mist);overflow:hidden}
.gal .main img{width:100%;height:100%;object-fit:cover}
.gal .thumbs{display:grid;gap:8px;align-content:start}
.gal .thumbs button{padding:0;border:2px solid transparent;cursor:pointer;aspect-ratio:4/3;overflow:hidden;background:var(--mist)}
.gal .thumbs button[aria-pressed="true"]{border-color:var(--brass)}
.gal .thumbs img{width:100%;height:100%;object-fit:cover}
@media (max-width:700px){.gal{grid-template-columns:1fr}.gal .thumbs{grid-template-columns:repeat(4,1fr)}}
.facts-tbl{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));border-top:1px solid var(--line)}
.facts-tbl div{padding:16px 12px 16px 0;border-bottom:1px solid var(--line)}
.facts-tbl b{display:block;font-family:var(--f-display);font-size:26px;font-weight:600;font-variant-numeric:tabular-nums}
.facts-tbl span{font-family:var(--f-label);font-size:10.5px;letter-spacing:.14em;text-transform:uppercase;color:var(--ink-2)}
.sticky-side{position:sticky;top:calc(var(--hdr) + 24px + env(safe-area-inset-top,0px))}

/* Lifestyle */
.pick{background:var(--white);border:1px solid var(--line);display:flex;flex-direction:column}
.pick .ph{aspect-ratio:16/10;max-width:100%;overflow:hidden;background:var(--mist)}
.pick .ph img{width:100%;height:100%;object-fit:cover}
.pick .bd{padding:22px;display:grid;gap:8px}
.pick h3{font-size:25px;font-weight:500}
.pick .cat{font-family:var(--f-label);font-size:10.5px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--brass)}
.vid{background:var(--forest-deep);color:var(--paper);display:flex;flex-direction:column;text-decoration:none;border:1px solid var(--forest)}
.vid video,.vid iframe{width:100%;aspect-ratio:16/9;max-width:100%;display:block;background:#000;border:0}
.vid .poster{aspect-ratio:16/9;max-width:100%;display:grid;place-items:center;background:var(--forest) center/cover no-repeat;position:relative}
.vid .poster::after{content:"";position:absolute;inset:0;background:rgba(14,22,17,.45)}
.vid .poster svg{width:64px;height:64px;position:relative;z-index:1}
.vid .bd{padding:18px 20px}
.vid h3{color:var(--paper);font-size:23px;font-weight:500}
.vid p{font-size:14.5px;opacity:.85;margin-top:4px}
.hl{display:flex;flex-wrap:wrap;gap:8px;margin-top:20px}
.hl span{font-family:var(--f-label);font-size:11px;letter-spacing:.12em;text-transform:uppercase;border:1px solid var(--brass-2);padding:7px 12px;color:var(--forest)}

/* About */
.portrait{width:100%;aspect-ratio:4/5;max-width:420px;object-fit:cover;border:8px solid var(--white);box-shadow:0 30px 60px -36px rgba(21,42,32,.6)}
.bio p+p{margin-top:16px}
.val{border-top:2px solid var(--brass-2);padding-top:18px}
.val h3{font-size:26px;font-weight:500;margin-bottom:8px}
.quote-card{background:var(--white);border:1px solid var(--line);padding:30px;display:grid;gap:14px}
.quote-card p{font-family:var(--f-display);font-size:22px;font-style:italic;line-height:1.35}
.quote-card cite{font-style:normal;font-family:var(--f-label);font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--ink-2)}

/* Contact copy */
.copyrow{display:flex;gap:10px;align-items:center;flex-wrap:wrap}
.copyrow code{font-family:var(--f-body);font-size:18px;user-select:all}
.copyrow button{font-family:var(--f-label);font-size:10px;letter-spacing:.14em;text-transform:uppercase;border:1px solid var(--line);background:var(--paper);padding:6px 10px;cursor:pointer;color:var(--ink)}

/* Owner tools */
.own-bar{background:#fbf3e4;border-bottom:1px solid var(--brass-2);font-size:14px;color:var(--warn)}
.own-bar .wrap{padding-block:9px;display:flex;gap:12px;align-items:center;flex-wrap:wrap}
.edit-fab{position:fixed;right:calc(20px + env(safe-area-inset-right,0px));bottom:calc(92px + env(safe-area-inset-bottom,0px));z-index:70;box-shadow:0 18px 40px -16px rgba(0,0,0,.55)}
#ed{position:fixed;top:0;right:0;bottom:0;width:min(560px,100%);z-index:80;background:var(--paper);border-left:1px solid var(--line);box-shadow:-30px 0 60px -30px rgba(0,0,0,.4);display:flex;flex-direction:column;padding-top:env(safe-area-inset-top,0px);padding-bottom:env(safe-area-inset-bottom,0px);padding-right:env(safe-area-inset-right,0px);font-size:15px}
.ed-top{display:flex;gap:10px;align-items:center;padding:14px 18px;border-bottom:1px solid var(--line);background:var(--cream)}
.ed-top h2{font-size:24px;margin-right:auto}
.ed-tabs{display:flex;gap:4px;overflow-x:auto;padding:10px 14px;border-bottom:1px solid var(--line)}
.ed-tabs button{flex:none;font-family:var(--f-label);font-size:10.5px;font-weight:600;letter-spacing:.1em;text-transform:uppercase;border:1px solid var(--line);background:var(--paper);padding:8px 10px;cursor:pointer;color:var(--ink)}
.ed-tabs button[aria-pressed="true"]{background:var(--forest);color:var(--paper);border-color:var(--forest)}
.ed-body{overflow:auto;padding:18px;flex:1;display:grid;gap:14px;align-content:start}
.ed-body h3{font-size:22px}
.ed-body label.f{font-size:10px}
.ed-body input,.ed-body select,.ed-body textarea{font-size:15px;padding:9px 11px;background:var(--white)}
.ed-item{border:1px solid var(--line);background:var(--white)}
.ed-item>summary{font-family:var(--f-body);font-size:16px;padding:12px 14px;align-items:center}
.ed-item>summary::after{content:"Edit";font-family:var(--f-label);font-size:10px;letter-spacing:.14em;color:var(--brass)}
.ed-item[open]>summary::after{content:"Close"}
.ed-item details{padding:0}
.ed-item .ed-fields{padding:0 14px 14px;display:grid;gap:12px}
.ed-sub{border:1px dashed var(--line);padding:12px;display:grid;gap:10px;background:var(--paper)}
.ed-sub>.hd{display:flex;justify-content:space-between;align-items:center;font-family:var(--f-label);font-size:10.5px;letter-spacing:.14em;text-transform:uppercase;color:var(--forest)}
.ed-row{display:flex;gap:6px;flex-wrap:wrap;align-items:center}
.ed-row button,.mini{font-family:var(--f-label);font-size:10px;font-weight:600;letter-spacing:.1em;text-transform:uppercase;border:1px solid var(--line);background:var(--paper);padding:7px 10px;cursor:pointer;color:var(--ink)}
.mini.danger{color:#8a2b1c;border-color:#e2bcb3}
.ed-img{display:flex;gap:10px;align-items:center}
.ed-img img{width:64px;height:48px;object-fit:cover;border:1px solid var(--line);flex:none}
.ed-foot{border-top:1px solid var(--line);padding:12px 18px;display:flex;gap:10px;align-items:center;background:var(--cream);flex-wrap:wrap}
.ed-foot .st{font-size:13.5px;color:var(--ink-2);margin-right:auto}
.ed-help{font-size:13.5px;color:var(--ink-2);line-height:1.5}
.badge{font-family:var(--f-label);font-size:9.5px;letter-spacing:.1em;text-transform:uppercase;padding:3px 6px;background:#fbf3e4;color:var(--brass);border:1px solid var(--brass-2);margin-left:6px}
.lead-tbl{width:100%;border-collapse:collapse;font-size:13.5px}
.lead-tbl th,.lead-tbl td{text-align:left;padding:8px 6px;border-bottom:1px solid var(--line);vertical-align:top}
.lead-tbl th{font-family:var(--f-label);font-size:10px;letter-spacing:.12em;text-transform:uppercase;color:var(--ink-2)}
.tbl-wrap{overflow-x:auto}