:root {
  --ink: #3f3f3d;
  --charcoal: #3f3f3d;
  --charcoal-2: #4b4b49;
  --paper: #f7f0e6;
  --white: #fffdf8;
  --navy: #62758a;
  --navy-soft: #b7bec2;
  --sand: #c5b59e;
  --line: rgba(63, 63, 61, 0.16);
  --muted: #6b6b68;
  --light-muted: rgba(247, 240, 230, 0.72);
  --serif: "Iowan Old Style", "Baskerville", "Times New Roman", serif;
  --sans: "Avenir Next", "Helvetica Neue", Arial, sans-serif;
  --page: min(1440px, calc(100vw - 48px));
  --pad: clamp(24px, 5vw, 78px);
  --section: clamp(82px, 11vw, 156px);
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  background: var(--paper);
  color: var(--ink);
  font: 400 1rem/1.65 var(--sans);
  -webkit-font-smoothing: antialiased;
  overflow-x: hidden;
}
body.menu-open { overflow: hidden; }
img { display: block; width: 100%; }
a { color: inherit; text-decoration: none; }
button, input, select { font: inherit; }
button, select { cursor: pointer; }
button:disabled { cursor: not-allowed; }
:focus-visible { outline: 2px solid var(--sand); outline-offset: 4px; }
.shell { width: var(--page); margin-inline: auto; }
.section { padding-block: var(--section); }
.dark { background: var(--charcoal); color: var(--white); }
.kicker {
  margin: 0 0 18px;
  color: var(--navy);
  font-size: .76rem;
  font-weight: 700;
  letter-spacing: .2em;
  text-transform: uppercase;
}
.dark .kicker { color: var(--sand); }
.display {
  margin: 0;
  font: 400 clamp(3rem, 7vw, 7rem)/.93 var(--serif);
  letter-spacing: -.045em;
}
.section-title {
  margin: 0;
  max-width: 15ch;
  font: 400 clamp(2.5rem, 5.2vw, 5.2rem)/.98 var(--serif);
  letter-spacing: -.035em;
}
.section-lead { max-width: 48ch; margin: 22px 0 0; color: var(--muted); }
.dark .section-lead { color: var(--light-muted); }
.editorial-head {
  display: flex;
  align-items: end;
  justify-content: space-between;
  gap: 40px;
  margin-bottom: clamp(44px, 6vw, 86px);
}
.editorial-head > :last-child { max-width: 44ch; }
.eyeline { width: 72px; height: 1px; background: var(--sand); margin-bottom: 18px; }
.fineprint { font-size: .76rem; line-height: 1.55; color: var(--muted); }
.dark .fineprint { color: var(--light-muted); }
.link-line {
  display: inline-block;
  padding-bottom: 5px;
  border-bottom: 1px solid currentColor;
  font-size: .74rem;
  font-weight: 700;
  letter-spacing: .15em;
  text-transform: uppercase;
}
.button {
  display: inline-flex;
  min-height: 50px;
  align-items: center;
  justify-content: center;
  padding: 0 24px;
  border: 1px solid currentColor;
  border-radius: 2px;
  background: transparent;
  color: inherit;
  font-size: .72rem;
  font-weight: 700;
  letter-spacing: .15em;
  text-transform: uppercase;
  transition: background .25s ease, color .25s ease, border-color .25s ease;
}
.button:hover { background: var(--ink); color: var(--white); }
.dark .button:hover { background: var(--white); color: var(--ink); }
.button.solid { background: var(--ink); color: var(--white); }
.button.solid:hover { background: var(--navy); border-color: var(--navy); }
.button.light { background: var(--white); color: var(--ink); border-color: var(--white); }
.button.light:hover { background: var(--sand); border-color: var(--sand); }
.button[aria-disabled="true"] { opacity: .55; pointer-events: none; }

/* Header and menu */
.site-header {
  position: fixed;
  inset: 0 0 auto;
  z-index: 80;
  color: var(--white);
  transition: background .35s ease, color .35s ease, border-color .35s ease;
  border-bottom: 1px solid transparent;
}
.site-header.scrolled,
.site-header.force-solid {
  color: var(--ink);
  background: rgba(247, 240, 230, .94);
  border-color: var(--line);
  backdrop-filter: blur(18px);
}
.header-inner {
  display: grid;
  grid-template-columns: 1fr auto 1fr;
  align-items: center;
  width: 100%;
  min-height: 82px;
  padding: 0 var(--pad);
}
.site-header .brand { grid-column: 2; grid-row: 1; justify-self: center; }
.site-header .header-center { grid-column: 1; grid-row: 1; justify-self: start; }
.site-header .header-actions { grid-column: 3; grid-row: 1; justify-self: end; }
.brand {
  position: relative;
  display: block;
  width: clamp(108px, 9vw, 138px);
  height: 70px;
  flex: 0 0 auto;
}
.brand img {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: contain;
  object-position: left center;
  transition: opacity .3s ease;
}
.brand-logo-color { opacity: 0; }
.brand-logo-light { opacity: 1; }
.site-header.scrolled .brand-logo-color,
.site-header.force-solid .brand-logo-color { opacity: 1; }
.site-header.scrolled .brand-logo-light,
.site-header.force-solid .brand-logo-light { opacity: 0; }
.menu-overlay .brand-logo-color { opacity: 1; }
.menu-overlay .brand-logo-light { opacity: 0; }
.header-center { display: flex; gap: clamp(12px, 1.6vw, 28px); }
.header-center a {
  font-size: .68rem;
  font-weight: 700;
  letter-spacing: .16em;
  text-transform: uppercase;
}
.header-actions { display: flex; justify-content: end; align-items: center; gap: 18px; }
.lang-toggle { display: flex; gap: 6px; }
.lang-toggle button {
  border: 0;
  background: transparent;
  color: inherit;
  padding: 6px 2px;
  opacity: .48;
  font-size: .67rem;
  font-weight: 700;
  letter-spacing: .1em;
}
.lang-toggle button.active { opacity: 1; border-bottom: 1px solid currentColor; }
.menu-trigger, .menu-close {
  border: 0;
  background: transparent;
  color: inherit;
  padding: 10px 0;
  font-size: .69rem;
  font-weight: 700;
  letter-spacing: .17em;
  text-transform: uppercase;
}
.menu-trigger::before { content: ""; display: inline-block; width: 34px; height: 1px; margin: 0 12px 4px 0; background: currentColor; }
.menu-overlay {
  position: fixed;
  inset: 0;
  z-index: 100;
  visibility: hidden;
  opacity: 0;
  background: rgba(247, 240, 230, .995);
  color: var(--ink);
  transition: opacity .4s ease, visibility .4s step-end;
}
.menu-overlay.open { visibility: visible; opacity: 1; transition: opacity .4s ease; }
.menu-top {
  min-height: 82px;
  padding: 0 var(--pad);
  display: flex;
  justify-content: space-between;
  align-items: center;
  border-bottom: 1px solid var(--line);
}
.menu-grid {
  width: min(1500px, calc(100vw - 48px));
  height: calc(100vh - 82px);
  margin-inline: auto;
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(260px, .36fr);
  overflow-y: auto;
}
.menu-primary {
  display: flex;
  flex-direction: column;
  justify-content: center;
  padding: clamp(30px, 5vw, 80px);
  border-right: 1px solid var(--line);
}
.menu-primary a {
  width: fit-content;
  font: 400 clamp(2.1rem, 4vw, 4.7rem)/1.03 var(--serif);
  letter-spacing: -.045em;
  color: var(--ink);
  transition: color .25s ease, transform .35s ease;
}
.menu-primary a:hover { color: var(--navy); transform: translateX(12px); }
.menu-secondary { display: flex; flex-direction: column; justify-content: center; gap: 20px; padding: clamp(30px, 5vw, 70px); }
.menu-secondary a { font: 400 clamp(1.25rem, 2vw, 2rem)/1.1 var(--serif); color: var(--muted); }
.menu-secondary .menu-note { margin-top: 28px; color: var(--muted); font-size: .82rem; }

/* Hero */
.hero { min-height: 100svh; position: relative; color: var(--white); display: flex; align-items: end; overflow: hidden; }
.hero-media, .hero-media::after { position: absolute; inset: 0; }
.hero-media { z-index: 0; }
.hero-media img { position: relative; z-index: 0; height: 100%; object-fit: cover; object-position: center 44%; }
.hero-media::after { content: ""; background: linear-gradient(180deg, rgba(6,11,16,.56) 0%, rgba(6,11,16,.24) 40%, rgba(6,11,16,.72) 100%); }
.hero-media::after { z-index: 1; }
.hero-copy { position: relative; z-index: 3; width: 100%; padding: 170px var(--pad) clamp(42px, 7vw, 88px); }
.hero-copy-inner { max-width: 1440px; margin-inline: auto; }
.hero .kicker { color: rgba(255,255,255,.78); }
.hero h1 { max-width: 10ch; }
.hero-intro { max-width: 48ch; margin: 25px 0 0; color: rgba(255,255,255,.83); font-size: clamp(1rem, 1.5vw, 1.2rem); }
.quick-search {
  margin-top: clamp(34px, 5vw, 62px);
  display: grid;
  grid-template-columns: minmax(220px, 1.5fr) minmax(170px, .7fr) minmax(170px, .7fr) auto;
  max-width: 1040px;
  background: var(--white);
  color: var(--ink);
  box-shadow: 0 24px 60px rgba(0,0,0,.22);
}
.quick-field { padding: 15px 20px 13px; border-right: 1px solid var(--line); }
.quick-field label { display: block; color: var(--muted); font-size: .59rem; font-weight: 700; letter-spacing: .15em; text-transform: uppercase; }
.quick-field select { width: 100%; margin-top: 4px; border: 0; background: transparent; color: var(--ink); outline: none; }
.quick-search button { border: 0; border-radius: 0; min-width: 150px; background: var(--navy); color: var(--white); font-size: .7rem; font-weight: 700; letter-spacing: .14em; text-transform: uppercase; }
.hero-caption { position: absolute; right: var(--pad); bottom: 32px; z-index: 2; font-size: .62rem; letter-spacing: .14em; text-transform: uppercase; color: rgba(255,255,255,.65); writing-mode: vertical-rl; }

/* Credibility strip */
.trust-strip { background: var(--white); border-bottom: 1px solid var(--line); }
.trust-grid { display: grid; grid-template-columns: repeat(3, 1fr); }
.trust-item { padding: 34px clamp(18px, 3vw, 42px); border-left: 1px solid var(--line); }
.trust-item:first-child { border-left: 0; }
.trust-item strong { display: block; font: 400 clamp(1.7rem, 3vw, 2.8rem)/1 var(--serif); color: var(--navy); }
.trust-item span { display: block; margin-top: 8px; color: var(--muted); font-size: .7rem; font-weight: 700; letter-spacing: .13em; text-transform: uppercase; }

/* Exclusive and listing cards */
.exclusive-stage { overflow: hidden; }
.listing-rail { display: grid; grid-auto-flow: column; grid-auto-columns: minmax(320px, 42vw); gap: clamp(18px, 3vw, 42px); overflow-x: auto; scroll-snap-type: x mandatory; padding-bottom: 30px; scrollbar-color: var(--sand) rgba(255,255,255,.12); }
.listing-card { scroll-snap-align: start; }
.listing-card .image { aspect-ratio: 16/10; overflow: hidden; background: var(--charcoal-2); }
.listing-card .image img { height: 100%; object-fit: cover; transition: transform .8s ease; }
.listing-card:hover .image img { transform: scale(1.035); }
.listing-card .meta { padding-top: 20px; }
.listing-card .meta-top { display: flex; justify-content: space-between; gap: 20px; }
.listing-card h3 { margin: 0; font: 400 clamp(1.35rem, 2.2vw, 2rem)/1.05 var(--serif); }
.listing-card .state { color: var(--sand); font-size: .63rem; font-weight: 700; letter-spacing: .14em; text-transform: uppercase; white-space: nowrap; }
.listing-card p { margin: 9px 0 0; color: var(--light-muted); font-size: .86rem; }
.listing-card a, .featured-card a, .result-card a { display: block; color: inherit; text-decoration: none; }
.listing-card .listing-price { color: var(--white); font: 400 clamp(1.35rem, 2vw, 1.85rem)/1 var(--serif); }
.listing-mls { font-size: .66rem !important; letter-spacing: .05em; }
.section-status { display: inline-flex; gap: 9px; align-items: center; margin-top: 24px; color: var(--light-muted); font-size: .76rem; }
.section-status::before { content: ""; width: 8px; height: 8px; border-radius: 50%; background: var(--sand); }
.exclusive-stage { background: #eee5d8; color: var(--ink); }
.exclusive-stage .kicker { color: var(--navy); }
.exclusive-stage .section-lead { color: var(--muted); }
.exclusive-stage .section-status { color: var(--muted); }
.exclusive-stage .listing-rail { scrollbar-color: var(--sand) rgba(63,63,61,.12); }
.exclusive-stage .listing-card .image { background: #d9d2c8; }
.exclusive-stage .listing-card .listing-price { color: var(--navy); }
.exclusive-stage .listing-card p { color: var(--muted); }
.exclusive-stage .listing-card .state { color: var(--navy); }
.exclusive-stage .listing-compliance { border-color: var(--line); color: var(--muted); }
.exclusive-view-all { margin-top: 30px; }

/* Our exclusive listings */
.our-listings-page { background: var(--paper); }
.our-listings-page .our-listings-header:not(.scrolled) { color: var(--white); background: linear-gradient(180deg, rgba(8,10,12,.48), transparent); }
.our-listings-hero { position: relative; min-height: 100svh; display: grid; place-items: center; overflow: hidden; color: var(--white); text-align: center; }
.our-listings-hero > img, .our-listings-hero-shade { position: absolute; inset: 0; width: 100%; height: 100%; }
.our-listings-hero > img { object-fit: cover; filter: saturate(.72); }
.our-listings-hero-shade { background: linear-gradient(180deg, rgba(10,11,12,.46), rgba(10,11,12,.27) 42%, rgba(10,11,12,.58)); }
.our-listings-hero-copy { position: relative; z-index: 2; width: min(1100px, calc(100vw - 48px)); padding: 150px 0 110px; }
.our-listings-hero-copy .kicker { color: rgba(255,255,255,.78); }
.our-listings-hero-copy h1 { margin: 0; font: 400 clamp(3.5rem, 8vw, 8.5rem)/.9 var(--serif); letter-spacing: -.055em; }
.our-listings-hero-copy > p:last-child { max-width: 64ch; margin: 30px auto 0; color: rgba(255,255,255,.85); font-size: clamp(.95rem, 1.35vw, 1.15rem); }
.our-listings-scroll { position: absolute; z-index: 2; left: 50%; bottom: 34px; transform: translateX(-50%); padding-bottom: 7px; border-bottom: 1px solid rgba(255,255,255,.72); font-size: .63rem; font-weight: 700; letter-spacing: .16em; text-transform: uppercase; }
.our-listings-intro { padding-block: clamp(85px, 11vw, 160px); background: var(--white); }
.our-listings-intro .shell { display: grid; grid-template-columns: minmax(0, 1fr) minmax(340px, .72fr); gap: clamp(55px, 10vw, 160px); align-items: end; }
.our-listings-intro h2 { max-width: 12ch; margin: 0; font: 400 clamp(3rem, 6vw, 6.5rem)/.93 var(--serif); letter-spacing: -.045em; }
.our-listings-intro .shell > div:last-child > p { max-width: 50ch; margin: 0; color: var(--muted); }
#ourListingsCount { display: inline-flex; gap: 9px; align-items: center; margin-top: 28px; color: var(--navy); font-size: .67rem; font-weight: 700; letter-spacing: .13em; text-transform: uppercase; }
#ourListingsCount::before { content: ""; width: 8px; height: 8px; border-radius: 50%; background: var(--sand); }
.our-listings-collection { padding-block: clamp(80px, 10vw, 150px); background: #eee5d8; scroll-margin-top: 82px; }
.our-listings-grid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: clamp(56px, 7vw, 105px) clamp(24px, 4vw, 58px); }
.our-listing-card .image { position: relative; aspect-ratio: 16/10.5; overflow: hidden; background: #d6cfc5; }
.our-listing-card .image img { height: 100%; object-fit: cover; filter: saturate(.78); transition: transform .8s ease, filter .3s ease; }
.our-listing-card:hover .image img { transform: scale(1.025); filter: saturate(.95); }
.our-listing-card .status { position: absolute; top: 16px; left: 16px; padding: 9px 12px; background: rgba(255,254,250,.9); color: var(--ink); font-size: .59rem; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; }
.our-listing-card .copy { padding-top: 22px; }
.our-listing-card .place { margin: 0 0 10px; color: var(--navy); font-size: .61rem; font-weight: 700; letter-spacing: .13em; text-transform: uppercase; }
.our-listing-card h3 { margin: 0; font: 400 clamp(1.5rem, 2.4vw, 2.45rem)/1.05 var(--serif); }
.our-listing-card .price { margin: 15px 0 0; color: var(--ink); font: 400 clamp(1.25rem, 1.8vw, 1.75rem)/1 var(--serif); }
.our-listing-card .facts { margin: 12px 0 0; color: var(--muted); }
.our-listing-card .mls { margin: 8px 0 0; color: var(--muted); font-size: .65rem; letter-spacing: .08em; }
.our-listing-card .listing-compliance { border-color: var(--line); color: var(--muted); }
.our-listing-card.is-loading .image { background: linear-gradient(110deg, #ddd2c3 8%, #eee5d8 18%, #ddd2c3 33%); background-size: 220% 100%; animation: loading-shimmer 1.4s linear infinite; }
.our-listing-card.is-loading .copy { display: grid; gap: 10px; }
.our-listing-card.is-loading .copy span { display: block; width: 72%; height: 8px; background: #d8d1c7; }
.our-listing-card.is-loading .copy span:first-child { width: 34%; }
.our-listing-card.is-loading .copy span:last-child { width: 52%; }
.our-listings-empty { grid-column: 1 / -1; padding: clamp(70px, 12vw, 150px) 24px; border-block: 1px solid var(--line); text-align: center; }
.our-listings-empty h3 { max-width: 17ch; margin: 0 auto; font: 400 clamp(2.4rem, 5vw, 5rem)/.98 var(--serif); }
.our-listings-empty > p:not(.kicker) { max-width: 50ch; margin: 24px auto; color: var(--muted); }
.our-listings-pagination { display: flex; justify-content: center; align-items: center; gap: 24px; margin-top: 80px; }
.our-listings-pagination button { min-height: 48px; padding: 0 22px; border: 1px solid var(--ink); background: transparent; font-size: .65rem; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; }
.our-listings-pagination button:hover:not(:disabled) { background: var(--ink); color: var(--white); }
.our-listings-pagination button:disabled { opacity: .35; }
.our-listings-pagination span { color: var(--muted); font-size: .66rem; letter-spacing: .1em; text-transform: uppercase; }
.our-listings-contact { padding-block: clamp(100px, 13vw, 190px); background: var(--paper); text-align: center; }
.our-listings-contact h2 { max-width: 14ch; margin: 0 auto; font: 400 clamp(3rem, 6vw, 6.5rem)/.94 var(--serif); letter-spacing: -.045em; }
.our-listings-contact > .shell > p:not(.kicker) { max-width: 58ch; margin: 30px auto; color: var(--muted); }

/* Neighborhoods */
.neighborhoods { background: var(--charcoal); color: var(--white); }
.neighborhood-hero { min-height: 72vh; display: grid; grid-template-columns: 1.08fr .92fr; }
.neighborhood-hero-media { min-height: 540px; overflow: hidden; }
.neighborhood-hero-media img { height: 100%; object-fit: cover; }
.neighborhood-hero-copy { display: flex; flex-direction: column; justify-content: center; padding: clamp(50px, 8vw, 120px); border-bottom: 1px solid rgba(255,255,255,.13); }
.neighborhood-hero-copy .section-title { max-width: 9ch; }
.neighborhood-hero-copy p { max-width: 42ch; color: var(--light-muted); }
.neighborhood-directory { padding: clamp(72px, 9vw, 128px) 0; }
.rail-controls { display: flex; justify-content: space-between; align-items: center; gap: 20px; margin-bottom: 32px; }
.rail-controls h3 { margin: 0; font: 400 clamp(1.8rem, 3.2vw, 3.1rem)/1 var(--serif); }
.rail-buttons { display: flex; gap: 10px; }
.rail-buttons button { min-width: 92px; padding: 10px 12px; border: 1px solid rgba(255,255,255,.25); background: transparent; color: var(--white); font-size: .65rem; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; }
.neighborhood-rail { display: grid; grid-auto-flow: column; grid-auto-columns: minmax(280px, 29vw); gap: 26px; overflow-x: auto; scroll-snap-type: x mandatory; padding-bottom: 30px; scrollbar-color: var(--sand) rgba(255,255,255,.12); }
.neighborhood-card { scroll-snap-align: start; }
.neighborhood-card .image { aspect-ratio: 4/3; overflow: hidden; background: var(--charcoal-2); }
.neighborhood-card img { height: 100%; object-fit: cover; transition: transform .8s ease; }
.neighborhood-card:hover img { transform: scale(1.04); }
.neighborhood-card h4 { margin: 18px 0 8px; font: 400 clamp(1.65rem, 2.5vw, 2.5rem)/1 var(--serif); }
.neighborhood-card p { margin: 0; color: var(--light-muted); font-size: .88rem; max-width: 38ch; }
.neighborhood-card .view { display: inline-block; margin-top: 20px; padding-bottom: 4px; border-bottom: 1px solid var(--sand); font-size: .65rem; font-weight: 700; letter-spacing: .14em; text-transform: uppercase; }

/* Bio */
.bio-grid { display: grid; grid-template-columns: minmax(340px, .82fr) 1.18fr; min-height: 780px; }
.bio-photo { position: relative; overflow: hidden; background: #d9d4cb; }
.bio-photo img { height: 100%; object-fit: cover; object-position: center 42%; }
.photo-note { position: absolute; left: 22px; bottom: 22px; padding: 10px 12px; background: rgba(15,17,19,.72); color: var(--white); font-size: .61rem; font-weight: 700; letter-spacing: .13em; text-transform: uppercase; }
.bio-copy { display: flex; flex-direction: column; justify-content: center; padding: clamp(54px, 8vw, 130px); background: var(--white); }
.bio-copy .section-title { max-width: 11ch; }
.bio-copy .bio-body { max-width: 58ch; margin-top: 28px; }
.bio-copy p { color: #424447; }
.bio-points { display: grid; grid-template-columns: repeat(3, 1fr); margin: 32px 0; border-block: 1px solid var(--line); }
.bio-point { padding: 20px 18px; border-left: 1px solid var(--line); }
.bio-point:first-child { border-left: 0; padding-left: 0; }
.bio-point strong { display: block; color: var(--navy); font: 400 1.7rem/1 var(--serif); }
.bio-point span { display: block; margin-top: 8px; color: var(--muted); font-size: .66rem; letter-spacing: .1em; text-transform: uppercase; }
.bio-proof-note { max-width: 58ch; margin: -12px 0 30px; color: var(--muted) !important; font-size: .78rem; line-height: 1.55; }
.sales-proof { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 18px; margin: 28px 0 16px; }
.sales-proof > div { padding: 22px 24px; border: 1px solid var(--line); background: var(--paper); }
.sales-proof strong { display: block; color: var(--navy); font: 400 clamp(2rem, 4vw, 3.4rem)/1 var(--serif); }
.sales-proof span { display: block; margin-top: 11px; color: var(--muted); font-size: .68rem; font-weight: 700; letter-spacing: .1em; text-transform: uppercase; }
.sales-proof + .fineprint { font-size: .78rem; line-height: 1.6; }

/* Featured state */
.featured-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 28px; }
.featured-card { background: var(--white); border: 1px solid var(--line); }
.featured-card .image { aspect-ratio: 16/9; overflow: hidden; position: relative; }
.featured-card .image img { height: 100%; object-fit: cover; filter: saturate(.72); }
.featured-card .pending-label { position: absolute; left: 18px; top: 18px; padding: 8px 11px; background: rgba(63,63,61,.86); color: var(--white); font-size: .6rem; font-weight: 700; letter-spacing: .13em; text-transform: uppercase; }
.featured-card .pending-label.live { background: rgba(18, 67, 47, .9); }
.featured-card .copy { padding: 24px; }
.featured-card h3 { margin: 0; font: 400 1.65rem/1 var(--serif); }
.featured-card p { margin: 12px 0 0; color: var(--muted); }
.featured-card .listing-price { color: var(--navy); font: 400 1.45rem/1 var(--serif); }
.loading-card .image { background: linear-gradient(110deg, #e5ddd1 8%, #f7f0e6 18%, #e5ddd1 33%); background-size: 220% 100%; animation: loading-shimmer 1.4s linear infinite; }
@keyframes loading-shimmer { to { background-position-x: -220%; } }

/* Search */
.search-surface { scroll-margin-top: 82px; background: #ececea; }
.search-toolbar { position: sticky; top: 82px; z-index: 30; display: flex; gap: 10px; align-items: center; padding: 16px var(--pad); border-block: 1px solid var(--line); background: rgba(247,240,230,.96); backdrop-filter: blur(16px); }
.search-input { flex: 1 1 300px; min-width: 220px; height: 50px; padding: 0 17px; border: 1px solid var(--line); background: var(--white); color: var(--ink); }
.filter-select { height: 50px; padding: 0 36px 0 14px; border: 1px solid var(--line); background: var(--white); color: var(--ink); }
.search-submit { height: 50px; padding: 0 22px; border: 1px solid var(--ink); background: var(--ink); color: var(--white); font-size: .7rem; font-weight: 700; letter-spacing: .11em; text-transform: uppercase; }
.view-switch { display: flex; margin-left: auto; }
.view-switch button { height: 50px; padding: 0 16px; border: 1px solid var(--line); background: var(--white); color: var(--ink); }
.view-switch button.active { background: var(--ink); color: var(--white); }
.search-layout { min-height: 720px; display: grid; grid-template-columns: minmax(430px, .84fr) minmax(0, 1.16fr); }
.search-results { padding: 34px var(--pad); overflow: hidden; }
.results-head { display: flex; justify-content: space-between; align-items: baseline; gap: 20px; margin-bottom: 26px; }
.results-head h2 { margin: 0; font: 400 clamp(1.8rem, 3vw, 2.9rem)/1 var(--serif); }
.results-head span { color: var(--muted); font-size: .72rem; letter-spacing: .09em; text-transform: uppercase; }
.result-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; }
.result-card { background: var(--white); border: 1px solid var(--line); }
.result-card .image { position: relative; aspect-ratio: 4/3; overflow: hidden; background: #dedbd5; }
.result-card img { height: 100%; object-fit: cover; }
.result-card .copy { padding: 16px; }
.result-card h3 { margin: 0; font: 400 1.15rem/1.05 var(--serif); }
.result-card p { margin: 9px 0 0; color: var(--muted); font-size: .76rem; }
.result-card .listing-price { margin: 0 0 8px; color: var(--navy); font: 400 1.28rem/1 var(--serif); }
.result-card .listing-facts { color: var(--ink); }
.listing-status { position: absolute; left: 12px; top: 12px; padding: 7px 9px; border-radius: 2px; background: rgba(63,63,61,.88); color: var(--white); font-size: .56rem; font-weight: 700; letter-spacing: .1em; text-transform: uppercase; }
.listing-compliance { display: flex; gap: 10px; align-items: center; margin-top: 13px; padding-top: 11px; border-top: 1px solid var(--line); color: var(--muted); font-size: .58rem; letter-spacing: .04em; }
.dark .listing-compliance { border-color: rgba(255,255,255,.14); color: var(--light-muted); }
.listing-compliance img { width: auto; height: 25px; object-fit: contain; }
.result-skeleton { display: grid; gap: 8px; margin-top: 14px; }
.result-skeleton span { height: 7px; background: #dedbd5; }
.result-skeleton span:last-child { width: 62%; }
.search-map { position: relative; min-height: 720px; border-left: 1px solid var(--line); background: #dfe3e2; }
#listingMap { width: 100%; height: 100%; min-height: 720px; filter: saturate(.72) contrast(.96); }
.map-note { position: absolute; right: 22px; top: 22px; z-index: 500; max-width: 290px; padding: 14px 16px; background: rgba(63,63,61,.92); color: var(--white); font-size: .73rem; line-height: 1.5; }
.search-disclaimer { padding: 22px var(--pad); border-top: 1px solid var(--line); background: var(--paper); color: var(--muted); font-size: .73rem; }
.price-marker { background: transparent; }
.price-marker span { display: grid; place-items: center; min-width: 58px; height: 30px; padding: 0 8px; border: 2px solid var(--white); border-radius: 16px; background: var(--ink); color: var(--white); box-shadow: 0 3px 12px rgba(0,0,0,.28); font-size: .68rem; font-weight: 700; }
.map-popup { display: grid; gap: 5px; max-width: 220px; color: var(--ink); text-decoration: none; }
.map-popup strong { color: var(--navy); }
.search-pagination { display: flex; justify-content: center; align-items: center; gap: 18px; margin-top: 28px; }
.search-pagination button, .empty-results button { min-height: 42px; padding: 0 17px; border: 1px solid var(--ink); background: transparent; color: var(--ink); font-size: .65rem; font-weight: 700; letter-spacing: .1em; text-transform: uppercase; }
.search-pagination button:disabled { opacity: .35; }
.search-pagination span { color: var(--muted); font-size: .7rem; text-transform: uppercase; letter-spacing: .08em; }
.empty-results { grid-column: 1 / -1; padding: clamp(34px, 7vw, 78px) 20px; text-align: center; border: 1px solid var(--line); background: rgba(255,255,255,.62); }
.empty-results h3 { margin: 0; font: 400 clamp(1.4rem, 2.5vw, 2.2rem)/1.1 var(--serif); }
.empty-results p { color: var(--muted); }
.dark-empty { border-color: rgba(255,255,255,.14); background: rgba(255,255,255,.04); color: var(--white); }

/* Text-first MLS concierge */
.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; }
.concierge { position: fixed; z-index: 900; right: 24px; bottom: 24px; }
.concierge-launch { display: flex; align-items: center; gap: 12px; max-width: min(340px, calc(100vw - 40px)); padding: 10px 18px 10px 11px; border: 1px solid rgba(255,255,255,.5); border-radius: 999px; background: rgba(34,49,63,.96); color: var(--white); box-shadow: 0 14px 38px rgba(21,26,29,.28); text-align: left; transition: transform .25s ease, box-shadow .25s ease; }
.concierge-launch:hover { transform: translateY(-3px); box-shadow: 0 18px 46px rgba(21,26,29,.34); }
.concierge-launch strong, .concierge-launch small { display: block; }
.concierge-launch strong { font-size: .69rem; letter-spacing: .08em; text-transform: uppercase; }
.concierge-launch small { margin-top: 3px; color: rgba(255,255,255,.72); font-size: .71rem; }
.concierge-orb { display: grid; width: 36px; height: 36px; place-items: center; border-radius: 50%; background: var(--sand); color: var(--ink); font-size: 1.1rem; box-shadow: inset 0 0 0 1px rgba(255,255,255,.55); animation: concierge-glow 3.2s ease-in-out infinite; }
@keyframes concierge-glow { 50% { box-shadow: inset 0 0 0 1px rgba(255,255,255,.85), 0 0 0 7px rgba(216,190,152,.13); } }
.concierge-panel { position: absolute; right: 0; bottom: 0; display: grid; width: min(470px, calc(100vw - 32px)); max-height: min(760px, calc(100svh - 40px)); overflow: hidden; border: 1px solid var(--line); background: var(--paper); color: var(--ink); box-shadow: 0 26px 80px rgba(21,26,29,.32); opacity: 0; pointer-events: none; transform: translateY(18px) scale(.98); transform-origin: bottom right; transition: opacity .28s ease, transform .28s cubic-bezier(.2,.8,.2,1); }
.concierge.open .concierge-panel { opacity: 1; pointer-events: auto; transform: none; }
.concierge.open .concierge-launch { opacity: 0; pointer-events: none; transform: translateY(12px); }
.concierge-header { display: flex; justify-content: space-between; gap: 20px; align-items: start; padding: 24px 26px 18px; border-bottom: 1px solid var(--line); background: #eee5d8; }
.concierge-header .kicker { margin-bottom: 8px; }
.concierge-header h2 { margin: 0; color: var(--navy); font: 400 clamp(1.9rem, 4vw, 2.55rem)/1 var(--serif); }
.concierge-close { width: 38px; height: 38px; border: 1px solid var(--line); border-radius: 50%; background: transparent; color: var(--ink); font-size: 1.8rem; line-height: 1; }
.concierge-intro { margin: 0; padding: 19px 26px 0; color: var(--muted); font-size: .84rem; line-height: 1.55; }
.concierge-suggestions { display: flex; gap: 7px; overflow-x: auto; padding: 17px 26px; scrollbar-width: none; }
.concierge-suggestions::-webkit-scrollbar { display: none; }
.concierge-suggestions button { flex: 0 0 auto; padding: 9px 11px; border: 1px solid var(--line); background: var(--white); color: var(--ink); font-size: .63rem; letter-spacing: .04em; }
.concierge-thread { display: grid; gap: 13px; min-height: 0; max-height: 300px; overflow-y: auto; padding: 0 26px 16px; }
.concierge-message { max-width: 88%; padding: 12px 14px; font-size: .82rem; line-height: 1.5; }
.concierge-message.user { justify-self: end; background: var(--navy); color: var(--white); }
.concierge-message.assistant { justify-self: start; border: 1px solid var(--line); background: var(--white); color: var(--ink); }
.concierge-message.loading { display: flex; gap: 5px; align-items: center; color: var(--muted); }
.concierge-message.loading i { width: 5px; height: 5px; border-radius: 50%; background: var(--sand); animation: concierge-pulse 1s infinite alternate; }
.concierge-message.loading i:nth-child(2) { animation-delay: .18s; }.concierge-message.loading i:nth-child(3) { animation-delay: .36s; }
@keyframes concierge-pulse { to { opacity: .2; transform: translateY(-3px); } }
.concierge-results { display: grid; grid-template-columns: 1fr 1fr; gap: 9px; max-width: 100%; }
.concierge-result { overflow: hidden; border: 1px solid var(--line); background: var(--white); color: var(--ink); text-decoration: none; }
.concierge-result img { width: 100%; aspect-ratio: 1.45; object-fit: cover; }.concierge-result div { padding: 9px; }.concierge-result strong { display: block; color: var(--navy); font: 400 1rem/1 var(--serif); }.concierge-result span { display: block; overflow: hidden; margin-top: 5px; color: var(--muted); font-size: .62rem; line-height: 1.35; text-overflow: ellipsis; white-space: nowrap; }
.concierge-results-note { margin: -3px 0 2px; color: var(--muted); font-size: .7rem; line-height: 1.45; }
.concierge-use-search { justify-self: start; padding: 11px 13px; border: 1px solid var(--ink); background: var(--ink); color: var(--white); font-size: .63rem; font-weight: 700; letter-spacing: .1em; text-transform: uppercase; }
.concierge-form { padding: 16px 26px 18px; border-top: 1px solid var(--line); background: rgba(238,229,216,.55); }
.concierge-form textarea { display: block; width: 100%; min-height: 61px; resize: vertical; padding: 12px; border: 1px solid var(--line); background: var(--white); color: var(--ink); font: inherit; font-size: .81rem; line-height: 1.45; }.concierge-form textarea:focus { outline: 2px solid var(--sand); outline-offset: 2px; }
.concierge-form-foot { display: flex; justify-content: space-between; gap: 12px; align-items: center; margin-top: 10px; color: var(--muted); font-size: .61rem; line-height: 1.3; }.concierge-form-foot button { min-width: 92px; min-height: 38px; border: 1px solid var(--navy); background: var(--navy); color: var(--white); font-size: .63rem; font-weight: 700; letter-spacing: .1em; text-transform: uppercase; }.concierge-form-foot button:disabled { opacity: .55; }
.concierge-note { margin: 0; padding: 0 26px 18px; background: rgba(238,229,216,.55); color: var(--muted); font-size: .6rem; line-height: 1.45; }

/* Live property detail */
.property-page { background: var(--paper); }
.property-page .property-header:not(.scrolled) { color: var(--white); background: linear-gradient(180deg, rgba(8,10,12,.46), transparent); }
.property-detail { padding-top: 0; }
.property-loading, .property-error { min-height: 70vh; display: grid; align-content: center; justify-items: center; gap: 18px; padding: 80px var(--pad); text-align: center; }
.property-loading h1, .property-error h1 { max-width: 12ch; margin: 0; font: 400 clamp(2.6rem, 6vw, 6rem)/.98 var(--serif); }
.property-loading-line { width: min(360px, 70vw); height: 2px; background: linear-gradient(90deg, transparent, var(--sand), transparent); animation: loading-shimmer 1.4s linear infinite; }
.property-hero { position: relative; min-height: min(86svh, 940px); overflow: hidden; background: var(--charcoal-2); color: var(--white); }
.property-hero > img { position: absolute; inset: 0; height: 100%; object-fit: cover; transition: opacity .35s ease; }
.property-hero-shade { position: absolute; inset: 0; background: linear-gradient(180deg, rgba(7,9,11,.35), transparent 38%, rgba(7,9,11,.36)); pointer-events: none; }
.property-hero-caption { position: absolute; z-index: 2; left: var(--pad); right: var(--pad); bottom: 28px; display: flex; justify-content: space-between; gap: 20px; align-items: end; font-size: .64rem; font-weight: 700; letter-spacing: .15em; text-transform: uppercase; }
.property-hero-caption p { margin: 0; }
.property-hero-caption span { opacity: .72; }
.property-overview { background: var(--white); }
.property-overview-top { display: grid; grid-template-columns: minmax(280px, .6fr) minmax(0, 1.4fr); gap: clamp(34px, 6vw, 90px); align-items: center; min-height: 250px; padding-block: 34px; }
.property-price-block .property-price { margin: 0; color: var(--ink); font: 400 clamp(2.25rem, 4.2vw, 4.5rem)/1 var(--serif); letter-spacing: -.03em; }
.property-price-block > p:last-child { margin: 18px 0 0; color: var(--muted); font-size: .78rem; letter-spacing: .05em; }
.property-price-block strong { color: var(--ink); font-weight: 500; }
.property-thumb-strip { display: grid; grid-template-columns: repeat(5, minmax(0, 1fr)); gap: 10px; }
.property-thumb-strip button { position: relative; aspect-ratio: 16/10; padding: 0; overflow: hidden; border: 0; background: #ddd8d0; }
.property-thumb-strip button::after { content: ""; position: absolute; inset: 0; border: 2px solid transparent; transition: border-color .2s ease; }
.property-thumb-strip button.active::after { border-color: var(--sand); }
.property-thumb-strip img { height: 100%; object-fit: cover; filter: saturate(.8); transition: transform .55s ease, filter .25s ease; }
.property-thumb-strip button:hover img { transform: scale(1.035); filter: saturate(1); }
.property-address-row { display: grid; grid-template-columns: minmax(0, 1fr) auto; gap: clamp(32px, 7vw, 110px); align-items: end; padding-block: clamp(58px, 7vw, 96px); border-top: 1px solid var(--line); }
.property-address-row h1 { max-width: 16ch; margin: 0; font: 400 clamp(2.5rem, 5vw, 5.5rem)/.96 var(--serif); letter-spacing: -.04em; }
.property-feature-line { display: flex; flex-wrap: wrap; justify-content: end; gap: 28px; }
.property-feature-line span { display: grid; gap: 7px; min-width: 78px; color: var(--muted); font-size: .63rem; font-weight: 700; letter-spacing: .13em; text-transform: uppercase; }
.property-feature-line strong { color: var(--ink); font: 400 clamp(1.4rem, 2.4vw, 2.4rem)/1 var(--serif); letter-spacing: 0; text-transform: none; }
.property-anchor-nav { position: sticky; top: 82px; z-index: 25; border-block: 1px solid var(--line); background: rgba(247,240,230,.96); backdrop-filter: blur(18px); }
.property-anchor-nav .shell { display: flex; justify-content: space-between; align-items: stretch; min-height: 66px; }
.property-anchor-nav .shell > div { display: flex; align-items: center; gap: clamp(20px, 3.2vw, 48px); }
.property-anchor-nav a { display: inline-flex; align-items: center; font-size: .62rem; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; white-space: nowrap; }
.property-contact-button { padding-inline: clamp(22px, 3vw, 44px); background: var(--sand); color: var(--ink); }
.property-editorial { padding-block: clamp(75px, 10vw, 150px); scroll-margin-top: 150px; }
.property-info-row { display: grid; grid-template-columns: minmax(270px, .72fr) minmax(0, 1.28fr); gap: clamp(42px, 9vw, 150px); align-items: start; padding-block: clamp(46px, 6vw, 82px); border-top: 1px solid var(--line); scroll-margin-top: 150px; }
.property-info-row:last-of-type { border-bottom: 1px solid var(--line); }
.property-info-row h2 { margin: 0; font: 400 clamp(2.3rem, 5vw, 5.2rem)/.95 var(--serif); letter-spacing: -.04em; }
.property-info-row .property-feature-line { justify-content: start; }
.property-remarks { max-width: 72ch; margin: 0; white-space: pre-line; color: #494a49; font-size: clamp(.98rem, 1.25vw, 1.13rem); line-height: 1.85; }
.property-remarks + .link-line { margin-top: 30px; }
.property-share-links { display: flex; flex-wrap: wrap; gap: 12px; }
.property-share-links a { display: inline-flex; min-height: 46px; align-items: center; padding: 0 18px; border: 1px solid var(--line); font-size: .66rem; font-weight: 700; letter-spacing: .11em; text-transform: uppercase; transition: background .2s ease, color .2s ease; }
.property-share-links a:hover { background: var(--ink); color: var(--white); }
.property-location-name { max-width: 34ch; margin: 0 0 25px; font: 400 clamp(1.3rem, 2.2vw, 2rem)/1.25 var(--serif); }
.property-status-copy strong { font: 400 clamp(1.5rem, 2.5vw, 2.4rem)/1 var(--serif); }
.property-status-copy p { margin: 12px 0 0; color: var(--muted); }
.detail-idx-logo { width: auto; max-width: 180px; height: 44px; margin-top: 24px; object-fit: contain; }
.property-more-link { display: grid; grid-template-columns: 1fr auto auto; gap: 18px; align-items: center; margin-top: 44px; padding: 32px; border: 1px solid var(--line); background: var(--white); transition: background .25s ease, color .25s ease; }
.property-more-link:hover { background: var(--ink); color: var(--white); }
.property-more-link span { color: var(--muted); font-size: .65rem; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; }
.property-more-link strong { font: 400 clamp(1.5rem, 2.8vw, 2.8rem)/1 var(--serif); }
.property-more-link i { font-size: 1.6rem; font-style: normal; }
.property-map-section { height: clamp(390px, 52vw, 660px); background: #d6d9d5; }
#propertyLocationMap { width: 100%; height: 100%; filter: saturate(.65) contrast(.96); }
.property-community { display: grid; grid-template-columns: 1.05fr .95fr; min-height: 680px; background: var(--ink); color: var(--white); }
.property-community-media { min-height: 580px; overflow: hidden; }
.property-community-media img { height: 100%; object-fit: cover; filter: saturate(.78); }
.property-community-copy { display: flex; flex-direction: column; justify-content: center; padding: clamp(55px, 9vw, 150px); }
.property-community-copy .kicker { color: var(--sand); }
.property-community-copy h2 { max-width: 10ch; margin: 0; font: 400 clamp(3.2rem, 7vw, 7.5rem)/.9 var(--serif); letter-spacing: -.05em; }
.property-community-copy p { max-width: 46ch; margin: 30px 0; color: var(--light-muted); }
.property-details-section { padding-block: clamp(90px, 12vw, 170px); scroll-margin-top: 150px; }
.property-details-section > .kicker { margin-bottom: clamp(38px, 5vw, 70px); }
.property-detail-group { border-top: 1px solid var(--line); }
.property-detail-group:last-child { border-bottom: 1px solid var(--line); }
.property-detail-group summary { display: grid; grid-template-columns: 86px 1fr 34px; gap: 22px; align-items: center; padding: clamp(28px, 4.4vw, 58px) 0; cursor: pointer; list-style: none; }
.property-detail-group summary::-webkit-details-marker { display: none; }
.property-detail-group summary span { color: var(--sand); font: 400 1.1rem/1 var(--serif); }
.property-detail-group summary strong { font: 400 clamp(2.8rem, 6vw, 6.5rem)/.92 var(--serif); letter-spacing: -.045em; }
.property-detail-group summary i { position: relative; width: 30px; height: 30px; }
.property-detail-group summary i::before, .property-detail-group summary i::after { content: ""; position: absolute; left: 4px; top: 14px; width: 22px; height: 1px; background: currentColor; transition: transform .25s ease; }
.property-detail-group summary i::after { transform: rotate(90deg); }
.property-detail-group[open] summary i::after { transform: rotate(0); }
.property-detail-group dl { width: min(900px, calc(100% - 108px)); margin: 0 0 clamp(42px, 6vw, 82px) auto; }
.property-spec-row { display: grid; grid-template-columns: minmax(160px, .7fr) minmax(0, 1.3fr); gap: 26px; padding: 16px 0; border-top: 1px solid var(--line); }
.property-spec-row dt { color: var(--muted); font-size: .66rem; font-weight: 700; letter-spacing: .1em; text-transform: uppercase; }
.property-spec-row dd { margin: 0; }
.property-similar-section { padding-block: clamp(90px, 11vw, 155px); overflow: hidden; background: var(--charcoal); color: var(--white); }
.property-similar-head { display: flex; justify-content: space-between; gap: 30px; align-items: end; margin-bottom: 52px; }
.property-similar-head .kicker { color: var(--sand); }
.property-similar-head h2 { margin: 0; font: 400 clamp(3rem, 6vw, 6.3rem)/.92 var(--serif); letter-spacing: -.045em; }
.property-similar-rail { display: grid; grid-auto-flow: column; grid-auto-columns: minmax(310px, 36vw); gap: clamp(20px, 3vw, 40px); overflow-x: auto; padding-bottom: 26px; scroll-snap-type: x mandatory; scrollbar-color: var(--sand) rgba(255,255,255,.12); }
.property-similar-card { scroll-snap-align: start; }
.property-similar-card .image { position: relative; aspect-ratio: 16/10; overflow: hidden; background: var(--charcoal-2); }
.property-similar-card img { height: 100%; object-fit: cover; transition: transform .7s ease; }
.property-similar-card:hover img { transform: scale(1.035); }
.property-similar-card .image span { position: absolute; left: 14px; top: 14px; padding: 7px 9px; background: rgba(15,17,19,.78); font-size: .58rem; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; }
.property-similar-card .price { margin: 22px 0 8px; color: var(--white); font: 400 1.5rem/1 var(--serif); }
.property-similar-card h3 { margin: 0; font: 400 clamp(1.4rem, 2vw, 2rem)/1.05 var(--serif); }
.property-similar-card p:not(.price), .property-similar-card small { display: block; margin: 11px 0 0; color: var(--light-muted); }
.property-similar-card small { font-size: .62rem; letter-spacing: .08em; }
.property-similar-empty { color: var(--light-muted); }
.property-disclaimer { padding: 24px 0; border-top: 1px solid var(--line); background: var(--white); color: var(--muted); font-size: .72rem; }

/* Guides and footer */
.journal-list { border-top: 1px solid rgba(255,255,255,.16); }
.journal-item { display: grid; grid-template-columns: 50px 1fr auto; gap: 24px; align-items: center; padding: 27px 0; border-bottom: 1px solid rgba(255,255,255,.16); }
.journal-item .num { color: var(--sand); font: 400 1.05rem/1 var(--serif); }
.journal-item h3 { margin: 0; font: 400 clamp(1.35rem, 2.4vw, 2.1rem)/1 var(--serif); }
.journal-item p { margin: 8px 0 0; color: var(--light-muted); font-size: .86rem; }
.journal-item .status { color: var(--light-muted); font-size: .62rem; letter-spacing: .13em; text-transform: uppercase; }
.contact-band { text-align: center; background: var(--navy); color: var(--white); }
.contact-band .section-title { margin-inline: auto; max-width: 14ch; }
.contact-band p { max-width: 48ch; margin: 24px auto 0; color: rgba(255,255,255,.75); }
.contact-actions { display: flex; justify-content: center; flex-wrap: wrap; gap: 14px; margin-top: 34px; }
.contact-band .contact-actions .button { margin-top: 0; }
.button.contact-outline { border-color: rgba(255,255,255,.66); color: var(--white); }
.button.contact-outline:hover { background: var(--white); color: var(--ink); border-color: var(--white); }
.site-footer { background: var(--white); color: var(--ink); padding: 72px var(--pad) 28px; }
.footer-grid { max-width: 1500px; margin-inline: auto; display: grid; grid-template-columns: 1.3fr .8fr .7fr; gap: clamp(36px, 7vw, 110px); }
.footer-brand { width: clamp(180px, 20vw, 270px); }
.footer-brand img { width: 100%; height: auto; }
.brokerage-mark { width: min(188px, 52vw); margin-top: 32px; padding-top: 18px; border-top: 1px solid var(--line); }
.brokerage-mark > span { display: block; margin-bottom: 12px; color: var(--muted); font-size: .61rem; font-weight: 700; letter-spacing: .15em; text-transform: uppercase; }
.brokerage-mark img { width: 100%; height: auto; opacity: .72; }
.newsletter { margin-top: 30px; max-width: 520px; }
.newsletter label { display: block; color: var(--muted); font-size: .72rem; letter-spacing: .12em; text-transform: uppercase; }
.newsletter-row { display: flex; margin-top: 12px; border-bottom: 1px solid var(--ink); }
.newsletter input { flex: 1; min-width: 0; padding: 13px 0; border: 0; background: transparent; outline: none; }
.newsletter button { border: 0; background: transparent; color: var(--navy); font-size: .68rem; font-weight: 700; letter-spacing: .13em; text-transform: uppercase; }
.footer-col h3 { margin: 0 0 18px; font-size: .7rem; letter-spacing: .15em; text-transform: uppercase; }
.footer-col a, .footer-col span { display: block; margin-top: 9px; color: var(--muted); }
.footer-contact a { width: fit-content; border-bottom: 1px solid transparent; transition: color .2s ease, border-color .2s ease; }
.footer-contact a:hover { color: var(--navy); border-color: currentColor; }
.footer-bottom { max-width: 1500px; margin: 64px auto 0; padding-top: 22px; border-top: 1px solid var(--line); display: grid; grid-template-columns: auto minmax(240px, 1fr) auto; align-items: center; gap: 30px; color: var(--muted); font-size: .71rem; }
.footer-bottom > span:nth-child(2) { max-width: 78ch; justify-self: center; }
.site-credit { display: inline-flex; align-items: center; justify-content: flex-end; gap: 11px; white-space: nowrap; }
.site-credit > span { margin: 0; color: var(--muted); font-size: .58rem; font-weight: 700; letter-spacing: .13em; text-transform: uppercase; }
.site-credit img { width: 76px; height: 32px; object-fit: contain; object-position: right center; opacity: .64; }

/* Neighborhood detail pages */
.detail-header { min-height: 78svh; position: relative; display: flex; align-items: end; color: var(--white); }
.detail-header .media, .detail-header .media::after { position: absolute; inset: 0; }
.detail-header .media img { height: 100%; object-fit: cover; }
.detail-header .media::after { content: ""; background: linear-gradient(180deg, rgba(8,11,14,.42), rgba(8,11,14,.7)); }
.detail-hero-copy { position: relative; z-index: 2; padding: 170px var(--pad) 70px; width: 100%; }
.breadcrumb { margin-bottom: 22px; font-size: .66rem; font-weight: 700; letter-spacing: .14em; text-transform: uppercase; color: rgba(255,255,255,.72); }
.detail-hero-copy h1 { max-width: 11ch; }
.detail-intro-grid { display: grid; grid-template-columns: .72fr 1.28fr; gap: clamp(50px, 9vw, 140px); align-items: start; }
.detail-facts { border-top: 1px solid var(--line); }
.detail-fact { display: flex; justify-content: space-between; gap: 18px; padding: 18px 0; border-bottom: 1px solid var(--line); }
.detail-fact span:first-child { color: var(--muted); font-size: .7rem; letter-spacing: .12em; text-transform: uppercase; }
.detail-copy h2 { margin: 0; font: 400 clamp(2rem, 4vw, 4rem)/1 var(--serif); }
.detail-copy p { max-width: 64ch; color: #404245; }
.buyer-grid { display: grid; grid-template-columns: repeat(3, 1fr); border-block: 1px solid rgba(255,255,255,.18); }
.buyer-card { padding: 34px clamp(18px, 3vw, 36px); border-left: 1px solid rgba(255,255,255,.18); }
.buyer-card:first-child { border-left: 0; }
.buyer-card h3 { margin: 0; font: 400 1.55rem/1 var(--serif); }
.buyer-card p { margin: 12px 0 0; color: var(--light-muted); font-size: .86rem; }
.community-search { display: grid; grid-template-columns: 1fr auto; align-items: center; gap: 30px; padding: 38px; background: var(--white); border: 1px solid var(--line); }
.community-search h2 { margin: 0; font: 400 clamp(1.8rem, 3vw, 3rem)/1 var(--serif); }
.community-search p { margin: 12px 0 0; color: var(--muted); }
.faq-list { max-width: 920px; }
.faq-list details { border-top: 1px solid var(--line); }
.faq-list details:last-child { border-bottom: 1px solid var(--line); }
.faq-list summary { padding: 22px 0; cursor: pointer; font: 400 1.25rem/1.2 var(--serif); }
.faq-list p { margin: -5px 0 24px; color: var(--muted); max-width: 70ch; }
.related-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 22px; }
.related-card { min-height: 300px; position: relative; display: flex; align-items: end; overflow: hidden; color: var(--white); }
.related-card img, .related-card::after { position: absolute; inset: 0; height: 100%; object-fit: cover; }
.related-card::after { content: ""; background: linear-gradient(180deg, transparent, rgba(8,10,12,.78)); }
.related-card span { position: relative; z-index: 2; padding: 22px; font: 400 1.8rem/1 var(--serif); }

/* Editorial landing pages */
.editorial-main { padding-top: 82px; background: var(--paper); }
.editorial-hero { padding: clamp(92px, 10vw, 150px) var(--pad) clamp(72px, 8vw, 120px); }
.editorial-hero .shell { display: grid; grid-template-columns: minmax(0, 1.2fr) minmax(280px, .65fr); gap: clamp(36px, 6vw, 100px); align-items: end; }
.editorial-hero .display { max-width: 12ch; }
.editorial-hero p:last-child { max-width: 54ch; color: var(--muted); }
.editorial-hero .kicker { color: var(--navy); }
.editorial-grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 16px; }
.editorial-card { background: var(--white); display: flex; flex-direction: column; min-height: 100%; transition: transform .3s ease, box-shadow .3s ease; }
.editorial-card:hover { transform: translateY(-5px); box-shadow: 0 18px 40px rgba(63,63,61,.09); }
.editorial-card img { width: 100%; aspect-ratio: 1.6; object-fit: cover; }
.editorial-card-copy { padding: clamp(22px, 3vw, 40px); }
.editorial-card h2, .editorial-card h3 { margin: 0 0 12px; font: 400 clamp(1.7rem, 2.4vw, 2.7rem)/1.05 var(--serif); }
.editorial-card p { margin: 0 0 24px; color: var(--muted); }
.editorial-card .link-line { margin-top: auto; }

/* Communities directory: oversized editorial mosaic, enhanced with live IDX imagery. */
.communities-hero { padding-top: clamp(64px, 6vw, 96px); padding-bottom: clamp(42px, 5vw, 72px); }
.communities-hero .display { max-width: 11ch; }
.community-collection { padding-block: clamp(78px, 9vw, 138px); }
.community-collection#cabo { padding-top: clamp(42px, 5vw, 72px); }
.community-collection .editorial-head { margin-bottom: clamp(30px, 4vw, 56px); }
.community-mosaic { grid-template-columns: repeat(12, minmax(0, 1fr)); gap: clamp(10px, 1.25vw, 20px); }
.community-mosaic .editorial-card { grid-column: span 6; position: relative; display: block; min-height: clamp(410px, 37vw, 610px); overflow: hidden; isolation: isolate; color: var(--white); background: #8b9693; transition: none; }
.community-mosaic .editorial-card:nth-child(4n + 1) { grid-column: span 7; }
.community-mosaic .editorial-card:nth-child(4n + 2) { grid-column: span 5; }
.community-mosaic .editorial-card:nth-child(4n + 3) { grid-column: span 5; }
.community-mosaic .editorial-card:nth-child(4n + 4) { grid-column: span 7; }
#cabo .community-mosaic .editorial-card:nth-child(n + 7),
#san-jose .community-mosaic .editorial-card:nth-child(n + 5) { grid-column: span 4; min-height: clamp(390px, 31vw, 520px); }
.community-mosaic .editorial-card:hover { transform: none; box-shadow: none; }
.community-tile-media, .community-tile-media::after { position: absolute; inset: 0; }
.community-tile-media { z-index: -1; overflow: hidden; background: linear-gradient(140deg, #768b94, #c5b59e 55%, #746e65); }
.community-tile-media::after { content: ""; background: linear-gradient(180deg, rgba(22,28,33,.02) 20%, rgba(22,28,33,.18) 48%, rgba(22,28,33,.78) 100%); }
.community-tile-media img { width: 100%; height: 100%; aspect-ratio: auto; object-fit: cover; opacity: 0; transform: scale(1.06); transition: opacity .6s ease, transform 1s cubic-bezier(.2,.7,.2,1); }
.community-tile-media img.is-ready { opacity: 1; }
.community-mosaic .editorial-card:hover .community-tile-media img { transform: scale(1); }
.community-tile-index { position: absolute; z-index: 2; top: 27px; left: 30px; font-size: .68rem; font-weight: 700; letter-spacing: .22em; }
.community-tile-arrow { position: absolute; z-index: 2; top: 22px; right: 27px; font-size: 1.55rem; line-height: 1; transform: translateX(-5px); transition: transform .3s ease; }
.community-mosaic .editorial-card:hover .community-tile-arrow { transform: translateX(0); }
.community-mosaic .editorial-card-copy { position: absolute; z-index: 2; inset: auto 0 0; padding: clamp(26px, 3.5vw, 56px); }
.community-mosaic .editorial-card-copy h3 { max-width: 14ch; margin: 0; font: 400 clamp(2.6rem, 4.2vw, 5.8rem)/.94 var(--serif); letter-spacing: -.045em; }
.community-mosaic .editorial-card-copy p { max-width: 45ch; margin: 14px 0 0; color: rgba(255,253,248,.86); font-size: clamp(.82rem, 1vw, 1rem); }
.community-mosaic .editorial-card-copy .link-line { display: none; }
.community-tile-source { display: block; margin-top: 22px; color: rgba(255,253,248,.8); font-size: .62rem; font-weight: 600; letter-spacing: .08em; text-transform: uppercase; }
.community-tile-source img { display: inline-block; width: 34px; height: auto; margin-right: 8px; padding: 2px; vertical-align: middle; background: rgba(255,253,248,.96); border-radius: 2px; }
.community-tile-map { position: absolute; inset: 0; width: 100%; height: 100%; border: 0; pointer-events: none; filter: saturate(.55) contrast(.92); }
.community-mosaic .editorial-card[data-cover-state="regional"] .community-tile-media::after { background: linear-gradient(180deg, rgba(29,39,47,.12), rgba(29,39,47,.17) 35%, rgba(29,39,47,.84)); }
.community-photo-note { margin: 24px 0 0; color: var(--muted); font-size: .76rem; }
.community-photo-note a { text-decoration: underline; text-underline-offset: 3px; }
@media (max-width: 1050px) { .community-mosaic .editorial-card { min-height: 440px; } #cabo .community-mosaic .editorial-card:nth-child(n + 7), #san-jose .community-mosaic .editorial-card:nth-child(n + 5) { min-height: 400px; } }
@media (max-width: 760px) { .community-mosaic { grid-template-columns: repeat(2, minmax(0, 1fr)); } .community-mosaic .editorial-card, .community-mosaic .editorial-card:nth-child(n) { grid-column: span 1 !important; min-height: 390px !important; } .community-mosaic .editorial-card-copy h3 { font-size: clamp(2.25rem, 5vw, 3.6rem); } }
@media (max-width: 580px) { .community-mosaic { grid-template-columns: 1fr; } .community-mosaic .editorial-card, .community-mosaic .editorial-card:nth-child(n) { min-height: min(116vw, 520px) !important; } .community-mosaic .editorial-card-copy { padding: 28px; } .community-mosaic .editorial-card-copy h3 { font-size: clamp(2.6rem, 10vw, 4rem); } }
.editorial-band { padding-block: clamp(75px, 9vw, 130px); }
.editorial-band .section-title { max-width: 16ch; }
.editorial-columns { display: grid; grid-template-columns: minmax(260px, .7fr) minmax(0, 1.3fr); gap: clamp(42px, 8vw, 140px); }
.editorial-columns > div:last-child { max-width: 70ch; }
.editorial-columns p { color: var(--muted); }
.editorial-columns .dark p { color: var(--light-muted); }
.editorial-step { display: grid; grid-template-columns: 45px 1fr; gap: 24px; padding-block: 27px; border-top: 1px solid var(--line); }
.editorial-step strong { color: var(--navy); font: 400 1.7rem/1 var(--serif); }
.editorial-step h3 { margin: 0 0 8px; font: 400 1.8rem/1.1 var(--serif); }
.editorial-step p { margin: 0; }
.editorial-cta { display: flex; flex-wrap: wrap; gap: 12px; margin-top: 32px; }
.editorial-note { border-left: 2px solid var(--sand); padding-left: 22px; margin-top: 28px; }
.editorial-note p { margin-top: 0; }
.editorial-footer { background: var(--white); padding: 52px var(--pad); border-top: 1px solid var(--line); }
.editorial-footer .shell { display: flex; flex-wrap: wrap; justify-content: space-between; gap: 25px; }
.editorial-footer nav { display: flex; flex-wrap: wrap; gap: 18px; }
.editorial-footer a { border-bottom: 1px solid var(--sand); }

/* Live inventory embedded in area and community guides */
.location-inventory { background: var(--paper); }
.location-inventory-head { display: flex; align-items: end; justify-content: space-between; gap: 40px; margin-bottom: clamp(36px, 5vw, 70px); }
.location-inventory-head .section-title { max-width: 18ch; }
.location-inventory-head > div:last-child { max-width: 34ch; }
.location-inventory-head .section-lead { margin: 0; color: var(--navy); font-size: .78rem; letter-spacing: .1em; text-transform: uppercase; }
.location-inventory-layout { display: grid; grid-template-columns: minmax(0, 1.15fr) minmax(350px, .85fr); gap: clamp(20px, 3vw, 44px); align-items: start; }
.location-inventory-grid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 24px 18px; }
.location-listing-card { background: var(--white); min-width: 0; overflow: hidden; transition: transform .35s ease, box-shadow .35s ease; }
.location-listing-card:hover { transform: translateY(-4px); box-shadow: 0 18px 35px rgba(63,63,61,.09); }
.location-listing-image { position: relative; overflow: hidden; aspect-ratio: 1.45; background: #e9e3d9; }
.location-listing-image img { height: 100%; object-fit: cover; transition: transform .8s cubic-bezier(.2,.7,.2,1); }
.location-listing-card:hover img { transform: scale(1.045); }
.location-listing-image > span { position: absolute; top: 12px; left: 12px; background: rgba(255,253,248,.94); padding: 6px 9px; font-size: .58rem; font-weight: 700; letter-spacing: .1em; text-transform: uppercase; }
.location-listing-copy { padding: 18px 18px 21px; }
.location-listing-copy .listing-price { margin: 0 0 7px; font: 400 1.45rem/1 var(--serif); }
.location-listing-copy h3 { margin: 0; font: 400 1.25rem/1.15 var(--serif); }
.location-listing-copy > p:not(.listing-price) { margin: 8px 0 0; color: var(--muted); font-size: .72rem; }
.location-listing-copy .listing-compliance { margin-top: 11px; }
.location-inventory-empty { grid-column: 1 / -1; min-height: 220px; display: flex; flex-direction: column; justify-content: center; padding: 30px; background: var(--white); }
.location-inventory-empty h3 { margin: 0 0 8px; font: 400 1.8rem/1.1 var(--serif); }
.location-inventory-empty p { margin: 0 0 18px; color: var(--muted); }
.location-inventory-actions { display: flex; flex-wrap: wrap; gap: 12px; margin-top: 28px; }
.location-inventory-actions button[hidden] { display: none; }
.location-map-column { position: sticky; top: 105px; }
.location-inventory-map { min-height: 660px; background: #d8ded9; filter: saturate(.8); }
.location-map-column .fineprint { margin: 10px 0 0; }
.location-inventory-disclaimer { margin: 32px 0 0; max-width: 110ch; color: var(--muted); font-size: .68rem; }
@media (max-width: 1000px) { .location-inventory-layout { grid-template-columns: 1fr; } .location-map-column { position: static; } .location-inventory-map { min-height: 460px; } }
@media (max-width: 600px) { .location-inventory-head { display: block; } .location-inventory-head > div:last-child { margin-top: 20px; } .location-inventory-grid { grid-template-columns: 1fr; } .location-inventory-map { min-height: 380px; } }

/* Home editorial sequence */
.area-showcase { background: var(--white); padding-bottom: clamp(56px, 7vw, 100px); }
.area-intro { max-width: 900px; text-align: center; margin-bottom: clamp(42px, 5vw, 75px); }
.area-intro .section-title { max-width: none; }
.area-intro > p:last-child { max-width: 57ch; margin: 22px auto 0; color: var(--muted); }
.area-mosaic { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); width: calc(100% - 2 * var(--pad)); margin: auto; }
.area-tile { position: relative; isolation: isolate; overflow: hidden; aspect-ratio: 1.35; display: grid; place-items: center; color: #fff; text-align: center; }
.area-tile::after { content: ''; position: absolute; z-index: -1; inset: 0; background: linear-gradient(180deg, rgba(24,29,30,.1), rgba(24,29,30,.48)); transition: background .5s ease; }
.area-tile img { position: absolute; z-index: -2; inset: 0; height: 100%; object-fit: cover; transition: transform 1.1s cubic-bezier(.2,.7,.2,1), filter .8s ease; }
.area-tile span { max-width: 12ch; font: 400 clamp(1.3rem, 2.4vw, 2.6rem)/1.04 var(--serif); letter-spacing: .025em; text-shadow: 0 2px 20px rgba(0,0,0,.4); transition: transform .5s ease; }
.area-tile small { position: absolute; bottom: 10%; font-size: .67rem; font-weight: 700; letter-spacing: .18em; text-transform: uppercase; opacity: 0; transform: translateY(10px); transition: opacity .4s ease, transform .4s ease; }
.area-tile:hover img, .area-tile:focus-visible img { transform: scale(1.075); filter: saturate(1.12); }
.area-tile:hover span, .area-tile:focus-visible span { transform: translateY(-10px); }
.area-tile:hover small, .area-tile:focus-visible small { opacity: 1; transform: none; }
.area-outro { display: flex; justify-content: center; padding-top: 36px; }
.community-atlas { background: var(--paper); padding-bottom: 0; }
.atlas-heading { display: flex; justify-content: space-between; gap: 40px; align-items: end; padding-bottom: 52px; }
.atlas-heading .section-lead { margin-bottom: 0; }
.atlas-frame { display: grid; grid-template-columns: minmax(0, 1.55fr) minmax(380px, .7fr); min-height: 650px; border-top: 1px solid var(--line); }
.atlas-map { min-height: 650px; background: #d8ded9; filter: saturate(.73) contrast(.97); }
.atlas-panel { display: flex; flex-direction: column; padding: clamp(25px, 3vw, 45px); background: var(--white); }
.atlas-tools { display: flex; flex-wrap: wrap; gap: 7px; padding-bottom: 26px; border-bottom: 1px solid var(--line); }
.atlas-tools button { background: transparent; border: 1px solid var(--line); color: var(--ink); padding: 8px 11px; font-size: .6rem; text-transform: uppercase; letter-spacing: .1em; }
.atlas-tools button.active, .atlas-tools button:hover { background: var(--ink); color: var(--white); }
.atlas-groups { display: grid; gap: 22px; overflow-y: auto; max-height: 360px; padding: 26px 0; }
.atlas-groups h3 { margin: 0 0 10px; color: var(--navy); font-size: .62rem; letter-spacing: .17em; text-transform: uppercase; }
.atlas-groups button { border: 0; border-bottom: 1px solid transparent; background: transparent; margin: 0 12px 4px 0; padding: 4px 0; color: var(--ink); font: 400 1.15rem/1.2 var(--serif); transition: color .2s ease, border-color .2s ease; }
.atlas-groups button:hover, .atlas-groups button.active { color: #826b52; border-color: var(--sand); }
.atlas-groups button[hidden] { display: none; }
.atlas-selection { margin-top: auto; min-height: 107px; border-top: 1px solid var(--line); padding-top: 18px; }
.atlas-selection strong { font: 400 1.7rem/1 var(--serif); }
.atlas-selection p { margin: 5px 0 12px; color: var(--muted); font-size: .78rem; }
.atlas-selection > div { display: flex; gap: 20px; flex-wrap: wrap; }
.atlas-selection .link-line { font-size: .58rem; }
.atlas-fineprint { margin: 14px 0 0; color: var(--muted); font-size: .67rem; }
.atlas-marker-wrap { border: 0; background: transparent; }
.atlas-marker { display: grid; place-items: center; width: 36px; height: 36px; border-radius: 50%; border: 2px solid var(--sand); background: var(--white); color: var(--ink); box-shadow: 0 3px 12px rgba(0,0,0,.24); font-size: .6rem; font-weight: 700; transition: transform .25s ease, background .25s ease; }
.atlas-marker-wrap:hover .atlas-marker, .atlas-marker-wrap.selected .atlas-marker { transform: scale(1.25); background: var(--sand); }
.editorial-photo-break { position: relative; isolation: isolate; min-height: min(760px, 72vw); display: grid; place-items: center; overflow: hidden; color: var(--white); text-align: center; }
.editorial-photo-break::after { content: ''; position: absolute; z-index: -1; inset: 0; background: rgba(27,34,36,.42); }
.editorial-photo-break > img { position: absolute; z-index: -2; width: 100%; height: 100%; object-fit: cover; object-position: center 42%; }
.editorial-photo-break > div { padding: 50px var(--pad); }
.editorial-photo-break .kicker { color: var(--white); }
.editorial-photo-break .display { max-width: 17ch; margin: auto; font-size: clamp(2.8rem, 6.5vw, 7rem); }
.journal-showcase { background: var(--white); }
.journal-gallery { display: grid; grid-template-columns: 1.35fr 1fr 1fr; gap: clamp(14px, 2vw, 30px); align-items: start; }
.journal-feature { display: block; }
.journal-image { overflow: hidden; aspect-ratio: .84; background: var(--paper); }
.journal-feature:first-child .journal-image { aspect-ratio: .76; }
.journal-image img { height: 100%; object-fit: cover; transition: transform 1.1s cubic-bezier(.2,.7,.2,1), filter .6s ease; }
.journal-feature:hover img, .journal-feature:focus-visible img { transform: scale(1.055); filter: saturate(1.1); }
.journal-copy { padding: 25px 2px 0; }
.journal-copy .kicker { font-size: .62rem; }
.journal-copy h2, .journal-copy h3 { max-width: 20ch; margin: 0 0 25px; font: 400 clamp(1.55rem, 2.4vw, 2.65rem)/1.05 var(--serif); }
.journal-feature:first-child h2, .journal-feature:first-child h3 { font-size: clamp(1.8rem, 3.2vw, 3.65rem); }
.faq-showcase { background: #eee8df; }
.faq-layout { display: grid; grid-template-columns: .7fr 1.3fr; gap: clamp(50px, 9vw, 150px); }
.faq-accordion details { border-top: 1px solid rgba(63,63,61,.2); }
.faq-accordion details:last-child { border-bottom: 1px solid rgba(63,63,61,.2); }
.faq-accordion summary { position: relative; list-style: none; cursor: pointer; padding: 26px 60px 26px 0; font: 400 clamp(1.2rem, 1.8vw, 1.7rem)/1.18 var(--serif); }
.faq-accordion summary::-webkit-details-marker { display: none; }
.faq-accordion summary::after { content: '+'; position: absolute; right: 2px; top: 50%; transform: translateY(-50%); display: grid; place-items: center; width: 36px; height: 36px; border: 1px solid var(--sand); border-radius: 50%; color: #8c785e; font: 300 1.5rem/1 var(--sans); transition: transform .3s ease, background .3s ease; }
.faq-accordion details[open] summary::after { content: '−'; background: var(--sand); color: var(--white); transform: translateY(-50%) rotate(180deg); }
.faq-accordion details p { max-width: 65ch; margin: 0 60px 26px 0; color: var(--muted); animation: faq-enter .4s ease both; }
.faq-accordion details p a { border-bottom: 1px solid var(--sand); color: var(--ink); }
@keyframes faq-enter { from { opacity: 0; transform: translateY(-8px); } to { opacity: 1; transform: none; } }
.journal-page { background: var(--white); }
.journal-index-hero { padding: clamp(120px, 14vw, 200px) var(--pad) 75px; background: var(--paper); }
.journal-index-hero .display { max-width: 13ch; }
.journal-index-hero p:last-child { max-width: 62ch; margin: 25px 0 0; color: var(--muted); }
.journal-index-grid { padding: 90px 0 130px; }
.article-hero { position: relative; min-height: min(700px, 75vw); display: flex; align-items: end; isolation: isolate; color: var(--white); }
.article-hero > img { position: absolute; z-index: -2; inset: 0; height: 100%; object-fit: cover; }
.article-hero::after { content: ''; position: absolute; z-index: -1; inset: 0; background: linear-gradient(180deg, rgba(25,30,32,.15), rgba(25,30,32,.78)); }
.article-hero .shell { padding-block: 150px 70px; }
.article-hero .display { max-width: 15ch; font-size: clamp(3rem, 6.5vw, 6.5rem); }
.article-hero .kicker { color: var(--white); }
.article-byline { margin: 24px 0 0; font-size: .75rem; letter-spacing: .08em; }
.article-layout { display: grid; grid-template-columns: minmax(220px, .42fr) minmax(0, 1fr); gap: clamp(45px, 8vw, 140px); padding-block: clamp(72px, 9vw, 130px); }
.article-aside { align-self: start; position: sticky; top: 120px; border-top: 1px solid var(--line); padding-top: 20px; }
.article-aside p { margin: 0 0 14px; font-size: .67rem; letter-spacing: .16em; text-transform: uppercase; color: var(--navy); }
.article-aside a { display: block; border-bottom: 1px solid var(--line); padding: 10px 0; font-size: .78rem; }
.article-body { max-width: 75ch; font-size: 1.02rem; line-height: 1.82; }
.article-body > p:first-child { font: 400 clamp(1.35rem, 2.1vw, 1.8rem)/1.45 var(--serif); color: var(--ink); }
.article-body h2 { margin: 65px 0 18px; font: 400 clamp(2rem, 3.3vw, 3.3rem)/1.08 var(--serif); letter-spacing: -.025em; }
.article-body h3 { margin: 40px 0 12px; font: 400 1.55rem/1.2 var(--serif); }
.article-body p, .article-body li { color: #4c4c49; }
.article-body ul { padding-left: 25px; }
.article-body a { border-bottom: 1px solid var(--sand); }
.article-callout { margin: 55px 0; padding: clamp(25px, 4vw, 45px); background: var(--paper); border-left: 3px solid var(--sand); }
.article-callout p { margin: 0; }
.article-sources { border-top: 1px solid var(--line); margin-top: 65px; padding-top: 22px; font-size: .8rem; }
.article-sources h2 { margin-top: 0; font: 400 1.6rem/1.2 var(--serif); }
.article-sources ul { margin-bottom: 0; }
.article-next { padding: 70px var(--pad); background: var(--paper); }
.article-next .shell { display: flex; align-items: end; justify-content: space-between; gap: 30px; }
.article-next h2 { max-width: 18ch; margin: 0; font: 400 clamp(2rem, 4vw, 4rem)/1 var(--serif); }
@media (max-width: 760px) { .article-layout { grid-template-columns: 1fr; } .article-aside { position: static; } .article-hero { min-height: 600px; } .article-next .shell { display: block; } .article-next .button { margin-top: 25px; } }
@media (max-width: 1050px) { .atlas-frame { grid-template-columns: 1fr; } .atlas-map { min-height: 520px; } .atlas-heading { flex-direction: column; align-items: start; } .journal-gallery { grid-template-columns: repeat(2, 1fr); } .journal-feature:first-child { grid-column: 1 / -1; display: grid; grid-template-columns: 1.2fr .8fr; gap: 30px; align-items: center; } .journal-feature:first-child .journal-image { aspect-ratio: 1.45; } }
@media (max-width: 760px) { .area-mosaic { grid-template-columns: repeat(2, 1fr); width: 100%; } .area-tile { aspect-ratio: .9; } .area-tile small { display: none; } .editorial-photo-break { min-height: 540px; } .faq-layout { grid-template-columns: 1fr; } .journal-gallery { gap: 40px 15px; } .journal-feature:first-child { display: block; } .journal-feature:first-child .journal-image { aspect-ratio: 1.1; } .atlas-map { min-height: 470px; } }
@media (max-width: 540px) { .area-tile span { font-size: 1.35rem; } .atlas-panel { padding: 25px 20px; } .journal-gallery { grid-template-columns: 1fr; } .journal-feature:first-child { grid-column: auto; } .journal-image, .journal-feature:first-child .journal-image { aspect-ratio: 1.15; } }
@media (max-width: 900px) {
  .editorial-hero .shell, .editorial-columns { grid-template-columns: 1fr; }
  .editorial-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
}
@media (max-width: 600px) {
  .editorial-main { padding-top: 70px; }
  .editorial-grid { grid-template-columns: 1fr; }
  .editorial-hero { padding-inline: 20px; }
}

.reveal { opacity: 0; transform: translateY(24px); transition: opacity .75s ease, transform .75s ease; }
.reveal.visible { opacity: 1; transform: none; }

@media (max-width: 1050px) {
  .header-center { display: none; }
  .header-inner { grid-template-columns: 1fr auto; }
  .site-header .brand { grid-column: 1; justify-self: start; }
  .header-actions { grid-column: 2; }
  .site-header .header-actions { grid-column: 2; }
  .quick-search { grid-template-columns: 1fr 1fr; }
  .quick-search button { min-height: 56px; }
  .quick-field:nth-child(2) { border-right: 0; }
  .listing-rail { grid-auto-columns: minmax(320px, 62vw); }
  .neighborhood-rail { grid-auto-columns: minmax(290px, 44vw); }
  .bio-grid { grid-template-columns: 1fr 1fr; }
  .search-toolbar { flex-wrap: wrap; }
  .view-switch { margin-left: 0; }
  .search-layout { grid-template-columns: 1fr; }
  .search-map { border-left: 0; border-top: 1px solid var(--line); min-height: 520px; }
  #listingMap { min-height: 520px; }
  .property-overview-top { grid-template-columns: minmax(230px, .55fr) minmax(0, 1.45fr); }
  .property-address-row, .property-info-row { grid-template-columns: minmax(230px, .7fr) minmax(0, 1.3fr); gap: 42px; }
  .property-community { grid-template-columns: 1fr 1fr; min-height: 580px; }
  .property-community-copy { padding: 52px; }
  .our-listings-intro .shell { grid-template-columns: 1fr 1fr; gap: 55px; }
}

@media (max-width: 760px) {
  :root { --page: calc(100vw - 32px); --pad: 20px; }
  .site-header .lang-toggle { display: none; }
  .brand { width: 96px; height: 58px; }
  .header-inner, .menu-top { min-height: 70px; }
  .menu-grid { height: calc(100vh - 70px); width: 100%; grid-template-columns: 1fr; overflow-y: auto; }
  .menu-primary { justify-content: start; padding: 52px 24px; border-right: 0; }
  .menu-primary a { font-size: clamp(2.2rem, 10vw, 4rem); }
  .menu-secondary { padding: 10px 24px 54px; border-top: 1px solid var(--line); }
  .hero-copy { padding-top: 130px; }
  .hero .display { font-size: clamp(3.5rem, 16vw, 5.2rem); }
  .hero-media::after { background: linear-gradient(180deg, rgba(6,11,16,.64) 0%, rgba(6,11,16,.28) 36%, rgba(6,11,16,.82) 100%); }
  .hero h1, .hero-intro, .hero .kicker { text-shadow: 0 2px 22px rgba(0,0,0,.34); }
  .hero-caption { display: none; }
  .quick-search { grid-template-columns: 1fr; }
  .quick-field { border-right: 0; border-bottom: 1px solid var(--line); }
  .trust-grid { grid-template-columns: 1fr; }
  .trust-item { border-left: 0; border-top: 1px solid var(--line); }
  .trust-item:first-child { border-top: 0; }
  .editorial-head { display: block; }
  .editorial-head > :last-child { margin-top: 26px; }
  .listing-rail, .neighborhood-rail { grid-auto-columns: 86vw; }
  .neighborhood-hero { grid-template-columns: 1fr; }
  .neighborhood-hero-media { min-height: 420px; }
  .bio-grid { grid-template-columns: 1fr; }
  .bio-photo { min-height: 620px; }
  .bio-points { grid-template-columns: 1fr; }
  .bio-point { border-left: 0; border-top: 1px solid var(--line); padding-left: 0; }
  .bio-point:first-child { border-top: 0; }
  .sales-proof { grid-template-columns: 1fr 1fr; }
  .featured-grid, .result-grid { grid-template-columns: 1fr; }
  .search-toolbar { position: static; }
  .filter-select { flex: 1 1 40%; min-width: 0; }
  .search-submit { flex: 1 1 100%; }
  .view-switch { width: 100%; }
  .view-switch button { flex: 1; }
  .search-layout { min-height: 0; }
  .search-map { min-height: 420px; }
  #listingMap { min-height: 420px; }
  .search-surface[data-mobile-view="list"] .search-map { display: none; }
  .search-surface[data-mobile-view="map"] .search-results { display: none; }
  .journal-item { grid-template-columns: 36px 1fr; }
  .journal-item .status { display: none; }
  .footer-grid { grid-template-columns: 1fr; }
  .footer-bottom { display: block; }
  .footer-bottom span { display: block; margin-top: 12px; }
  .site-credit { display: inline-flex !important; margin-top: 22px !important; }
  .site-credit > span { margin-top: 0; }
  .detail-intro-grid { grid-template-columns: 1fr; }
  .buyer-grid, .related-grid { grid-template-columns: 1fr; }
  .buyer-card { border-left: 0; border-top: 1px solid rgba(255,255,255,.18); }
  .buyer-card:first-child { border-top: 0; }
  .community-search { grid-template-columns: 1fr; }
  .property-hero { min-height: 68svh; }
  .property-hero-caption { bottom: 18px; }
  .property-overview-top { grid-template-columns: 1fr; min-height: 0; padding-block: 34px; }
  .property-thumb-strip { width: calc(100vw - 20px); margin-right: -20px; grid-auto-flow: column; grid-template-columns: none; grid-auto-columns: 38vw; overflow-x: auto; padding-right: 20px; }
  .property-address-row { grid-template-columns: 1fr; align-items: start; padding-block: 54px; }
  .property-address-row .property-feature-line { justify-content: start; }
  .property-anchor-nav { top: 70px; overflow-x: auto; }
  .property-anchor-nav .shell { width: max-content; min-width: 100%; min-height: 58px; }
  .property-anchor-nav .shell > div { gap: 24px; padding-right: 24px; }
  .property-anchor-nav .property-contact-button { padding-inline: 22px; }
  .property-info-row { grid-template-columns: 1fr; gap: 28px; padding-block: 48px; }
  .property-more-link { grid-template-columns: 1fr auto; padding: 24px; }
  .property-more-link span { grid-column: 1 / -1; }
  .property-map-section { height: 430px; }
  .property-community { grid-template-columns: 1fr; min-height: 0; }
  .property-community-media { min-height: 390px; }
  .property-community-copy { padding: 64px 20px 74px; }
  .property-detail-group summary { grid-template-columns: 45px 1fr 30px; gap: 10px; }
  .property-detail-group summary strong { font-size: clamp(2.2rem, 11vw, 4.2rem); }
  .property-detail-group dl { width: calc(100% - 55px); }
  .property-spec-row { grid-template-columns: 1fr; gap: 5px; }
  .property-similar-head { align-items: start; flex-direction: column; }
  .property-similar-rail { grid-auto-columns: 85vw; }
  .our-listings-hero { min-height: 86svh; }
  .our-listings-hero-copy { width: calc(100vw - 40px); padding: 130px 0 100px; }
  .our-listings-hero-copy h1 { font-size: clamp(3.5rem, 16vw, 5.5rem); }
  .our-listings-hero-copy > p:last-child { max-width: 34ch; }
  .our-listings-intro .shell { grid-template-columns: 1fr; gap: 38px; }
  .our-listings-grid { grid-template-columns: 1fr; gap: 62px; }
  .our-listing-card .image { aspect-ratio: 4/3; }
  .our-listings-pagination { gap: 12px; }
  .our-listings-pagination button { padding-inline: 14px; }
  .concierge { right: 16px; bottom: 16px; }
  .concierge-panel { position: fixed; right: 16px; bottom: 16px; width: calc(100vw - 32px); max-height: calc(100svh - 32px); }
  .concierge-header { padding: 20px 20px 16px; }
  .concierge-intro { padding-inline: 20px; }
  .concierge-suggestions, .concierge-thread { padding-inline: 20px; }
  .concierge-form { padding-inline: 20px; }
  .concierge-note { padding-inline: 20px; }
}

/* Keep the mosaic's own breakpoints ahead of generic editorial-grid rules. */
.community-collection .community-mosaic { grid-template-columns: repeat(12, minmax(0, 1fr)); }
@media (min-width: 700px) and (max-width: 1050px) {
  .communities-hero .shell { grid-template-columns: minmax(0, 1.12fr) minmax(0, .88fr); gap: 30px; }
}
@media (max-width: 1050px) {
  .community-collection .community-mosaic { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .community-collection .community-mosaic .editorial-card:nth-child(n) { grid-column: span 1 !important; min-height: 440px !important; }
  #cabo .community-mosaic .editorial-card:last-child,
  #san-jose .community-mosaic .editorial-card:last-child { grid-column: span 2 !important; }
}
@media (max-width: 620px) {
  .community-collection .community-mosaic { grid-template-columns: 1fr; }
  .community-collection .community-mosaic .editorial-card:nth-child(n) { min-height: min(116vw, 520px) !important; }
  #cabo .community-mosaic .editorial-card:last-child,
  #san-jose .community-mosaic .editorial-card:last-child { grid-column: span 1 !important; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { transition-duration: .001ms !important; animation-duration: .001ms !important; }
  .reveal { opacity: 1; transform: none; }
}