:root{--ink:#111111;--navy:#17183b;--cream:#f3f1ec;--y:#f5c518;--muted:#555560;--line:#e2dfd7;--serif:"Instrument Serif",Georgia,serif;--sans:Inter,system-ui,sans-serif}
*{box-sizing:border-box}html{scroll-behavior:smooth}
body{margin:0;font:400 17px/1.65 var(--sans);color:var(--ink);background:#fff;-webkit-font-smoothing:antialiased}
img{max-width:100%;height:auto;display:block}
a{color:inherit}
:focus-visible{outline:3px solid var(--navy);outline-offset:3px}
h1,h2,h3{margin:0;font-weight:400}
.wrap{max-width:1240px;margin:0 auto;padding:0 32px}.wrap-m{max-width:760px;margin:0 auto;padding:0 24px}
.big{font:400 clamp(44px,5.6vw,80px)/1.02 var(--serif);letter-spacing:-.01em}.big em,.hero h1 em{font-style:italic}
.c{text-align:center}
.note{font-size:15px;color:var(--muted);margin:28px 0 0}
.btn{display:inline-flex;align-items:center;justify-content:center;min-height:48px;padding:0 28px;border-radius:999px;border:1.5px solid transparent;font:600 16px var(--sans);text-decoration:none;cursor:pointer;transition:transform .2s,background .2s}
.btn:hover{transform:translateY(-2px)}
.btn-k{background:#111;color:#fff}.btn-y{background:var(--y);color:#111}.btn-o{background:transparent;border-color:#111;color:#111}
.pill{display:inline-flex;align-items:center;min-height:48px;padding:0 32px;border-radius:999px;background:var(--y);color:#111;text-decoration:none;font:500 16px var(--sans)}
.pill-m{display:none}

/* header */
.site-header{background:#fff;position:relative;z-index:30}
.hdr{display:grid;grid-template-columns:1fr auto 1fr;align-items:center;max-width:1440px;margin:0 auto;padding:18px 48px;min-height:108px}
.logo{display:flex;align-items:center;gap:14px;text-decoration:none;color:var(--navy);justify-self:start}
.lw{display:flex;flex-direction:column;font:400 27px/1.05 var(--serif);letter-spacing:.005em}
nav[data-nav]{display:flex;gap:30px;align-items:center}
nav[data-nav] a:not(.pill){text-decoration:none;font-size:17px;padding:10px 0;border-bottom:1.5px solid transparent}
nav[data-nav] a:not(.pill):hover,nav[data-nav] a[aria-current]{border-color:#111}
.pill-d{justify-self:end}
.nav-toggle{display:none}

/* hero */
.hero{position:relative;min-height:min(84vh,800px);color:#fff;display:flex;align-items:flex-start;padding:70px 48px 150px;margin-bottom:0;overflow:hidden}
.hero-bg{position:absolute;inset:0}.hero-bg img{width:100%;height:100%;object-fit:cover}
.hero-shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(10,10,18,.62) 0,rgba(10,10,18,.38) 42%,rgba(10,10,18,.08) 62%),linear-gradient(180deg,rgba(10,10,18,.3),rgba(10,10,18,.1) 40%,rgba(10,10,18,.62))}
.hero::after{content:"";position:absolute;left:-8%;right:-8%;bottom:-2px;height:90px;background:#fff;border-radius:50% 50% 0 0/100% 100% 0 0}
.hero-in{position:relative;z-index:2;width:100%;max-width:1344px;margin:0 auto}
.hero h1{font:400 clamp(52px,7vw,100px)/.98 var(--serif);max-width:7.4em;letter-spacing:-.015em;text-shadow:0 2px 24px rgba(0,0,0,.25)}
.hero-sub{max-width:30em;font-size:19px;margin:22px 0 0;max-width:460px}
.start{font:400 28px var(--serif);margin:100px 0 12px}
.omni{display:flex;gap:8px;max-width:1040px;align-items:stretch}
.omni label{display:block;min-width:0}
.omni input,.omni select{width:100%;height:52px;border:1px solid #ddd;border-radius:6px;background:#fff;color:#111;font:400 16px var(--sans);padding:0 16px}
.omni select{background:var(--cream);min-width:130px}
.o-loc{flex:1.6}.omni label:not(.o-loc){flex:.6}
.omni .btn{border-radius:6px;background:#3d3d3d;min-height:52px}
.callcard{position:absolute;z-index:3;right:40px;bottom:96px;background:#fff;color:#111;border-radius:10px;padding:18px 26px;text-align:center;box-shadow:0 8px 30px rgba(0,0,0,.2)}
.callcard p{margin:0;font-size:16px}.callcard a{font:400 30px var(--serif);text-decoration:none}

/* stats */
.statsec{margin-top:-30px;position:relative;z-index:3;padding-bottom:20px}
.stats{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(4,1fr);gap:20px}
.stats li{background:var(--cream);border-radius:14px;padding:26px 22px;text-align:center;display:flex;flex-direction:column;gap:4px}
.stats b{font:400 56px/1 var(--serif);color:var(--navy);font-style:italic}.stats span{font-size:17px;line-height:1.35}.stats small{font-size:15px;color:var(--muted);line-height:1.4;margin-top:6px}

.sec{padding:120px 0}
/* method */
.method .big{text-align:center;max-width:11em;margin:0 auto 72px}
.method-grid{display:grid;grid-template-columns:5fr 6fr;gap:96px;align-items:center}
.portrait img{width:100%;aspect-ratio:4/5;object-fit:cover;border-radius:20px}
.lead{font-size:19px;line-height:1.6;max-width:30em;margin:0 0 40px}
.steps{list-style:none;margin:0;padding:0;border-top:1px solid #111}
.steps li{display:grid;grid-template-columns:70px 1fr;padding:26px 0;border-bottom:1px solid #111}
.steps .n{font:400 17px var(--sans);color:var(--muted);padding-top:4px}
.steps h3{font:600 19px var(--sans);margin-bottom:6px}.steps p{margin:0;font-size:17px}
/* statement */
.statement{padding-top:40px}
.st-grid{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:start;border-top:1px solid var(--line);padding-top:100px}
.st-txt p{margin:0 0 20px;max-width:34em}
/* services */
.svcs{padding-top:20px}
.svc-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.svc{background:var(--cream);border-radius:14px;padding:44px 36px 40px;display:flex;flex-direction:column;align-items:flex-start;gap:20px}
.svc h3{font:400 44px/1 var(--serif)}.svc p{margin:0;flex:1}
/* homes */
.sec-head{display:flex;justify-content:space-between;align-items:flex-end;margin-bottom:56px;gap:24px;flex-wrap:wrap}
.more{font-weight:600;text-underline-offset:5px}
.pgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}.pgrid.g2{grid-template-columns:repeat(2,1fr)}
.pcard{background:var(--cream);border-radius:14px;overflow:hidden;position:relative;transition:transform .3s}
.pcard:hover{transform:translateY(-5px)}
.pcard-photo{position:relative}.pcard-photo img{width:100%;aspect-ratio:3/2;object-fit:cover}
.tags{position:absolute;left:12px;top:12px;display:flex;gap:6px;flex-wrap:wrap}
.tag{background:#fff;color:#111;font:600 14.5px/1 var(--sans);padding:7px 10px;border-radius:999px;letter-spacing:.02em}.tag-y{background:var(--y)}
.heart{position:absolute;right:12px;top:12px;width:44px;height:44px;border-radius:50%;border:0;background:#fff;display:grid;place-items:center;cursor:pointer;z-index:2;color:#111}
.heart.is-saved{color:#c0392b}.heart.is-saved path{fill:currentColor}
.pcard-body{padding:20px 22px 24px}.price{font:400 36px/1.1 var(--serif);margin:0}
.meta{margin:6px 0 10px;color:var(--muted);font-size:16px}.pcard h3{font:600 17px var(--sans)}.town{margin:0;color:var(--muted);font-size:16px}
.stretch{text-decoration:none}.stretch::after{content:"";position:absolute;inset:0;z-index:1}.heart{z-index:3}
.homes{background:#fff;padding-top:40px}
/* communities */
.comms{background:var(--cream)}.comms .big{margin-bottom:64px}
.cgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.comm{background:#fff;border-radius:14px;overflow:hidden;position:relative}
.comm img{width:100%;aspect-ratio:16/10;object-fit:cover}.comm div{padding:22px 24px 28px}
.comm h3{font:400 36px/1.1 var(--serif)}.county{font-size:15px;color:var(--muted);margin:2px 0 10px!important}.comm p{margin:0;font-size:17px}
/* seller */
.seller{padding:100px 0;background:var(--navy);color:#fff}
.seller-in{display:grid;grid-template-columns:1.2fr 1fr;gap:70px;align-items:center}
.seller p{font-size:19px;max-width:28em}
.seller-form{display:flex;flex-direction:column;gap:12px}
.seller-form input{height:56px;border:0;border-radius:6px;padding:0 18px;font:400 17px var(--sans)}
.seller .btn{background:var(--y);color:#111;border-radius:6px}
/* yellow band */
.yband{background:var(--y);padding:120px 0}.yband .big{margin-bottom:56px}
.revs{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}
.rev{margin:0;background:#fff;border-radius:14px;padding:34px 30px;display:flex;flex-direction:column;justify-content:space-between;gap:26px}
.rev blockquote{margin:0;font-size:18px;line-height:1.6}.rev figcaption{font-size:16px;color:var(--muted);line-height:1.5}.rev b{color:#111}
.yband .note{color:#222}
.yband.slim{padding:90px 0}.hv-grid{display:grid;grid-template-columns:1fr 1fr;gap:60px}.hv-grid h2{font:400 44px/1.05 var(--serif);margin-bottom:20px}
.get{padding-left:20px;margin:0}.get li{margin-bottom:10px}
/* guides */
.gds{display:grid;grid-template-columns:repeat(3,1fr);gap:32px;margin-top:64px}
.gd{position:relative}.gd img{width:100%;aspect-ratio:3/2;object-fit:cover;border-radius:14px;margin-bottom:20px}
.gd h3{font:600 20px/1.35 var(--sans);margin-bottom:8px}.gd p{margin:0}
/* talk */
.talk{background:var(--cream)}
.talk-grid{display:grid;grid-template-columns:1fr 1fr;gap:90px;align-items:start}.talk p{max-width:26em}
label{display:block;font-weight:500;font-size:16px}
.talk-form,.hv-form,.tour form{display:flex;flex-direction:column;gap:18px}
input,select,textarea{font:400 17px var(--sans)}
.talk-form input,.talk-form select,.hv-form input,.hv-form select,.tour input,.tour select,.dlg input,.calc input,.lead-form input{display:block;width:100%;height:52px;margin-top:6px;border:1px solid #cfcbc0;border-radius:6px;padding:0 14px;background:#fff;color:#111}
.talk-form .btn{align-self:flex-start}
/* footer */
.site-footer{background:#0d0d10;color:#e8e6df;padding:90px 0 40px}
.foot-top{display:grid;grid-template-columns:1.1fr .7fr 1.2fr;gap:70px}
.foot-logo{display:flex;flex-direction:column;font:400 30px/1.1 var(--serif);margin:0 0 20px}
.site-footer h2{font:400 36px/1.1 var(--serif);margin-bottom:14px}.site-footer ul{list-style:none;margin:0;padding:0}.site-footer li{margin:0 0 6px}
.site-footer a{text-underline-offset:4px}
.site-footer .lead-form{display:flex;flex-direction:column;gap:12px}
.site-footer .lead-form label{color:#e8e6df}.site-footer .lead-form input{border:0}
.legal{margin:70px 0 0;padding-top:26px;border-top:1px solid #34343a;font-size:14.5px;color:#b8b6ae;line-height:1.6;max-width:70ch}.eho{font-weight:600;color:#fff}
[data-demo-done]{color:#14532d}.site-footer [data-demo-done]{background:#eef7f0}

/* search */
.s-top{padding:56px 0 30px}.s-top h1{font:400 clamp(40px,4.4vw,64px)/1.05 var(--serif);margin-bottom:28px}
.fform{display:flex;gap:10px;flex-wrap:wrap}.fform select{height:50px;border:1px solid #cfcbc0;border-radius:6px;background:var(--cream);padding:0 14px;font:400 16px var(--sans)}
.s-split{display:grid;grid-template-columns:1fr 420px;gap:36px;padding-bottom:110px;align-items:start}
.res-bar{display:flex;justify-content:space-between;align-items:center;margin-bottom:20px}.res-bar p{margin:0}.sortl select{height:44px;border:1px solid #cfcbc0;border-radius:6px;padding:0 10px;font:400 16px var(--sans)}
.mapcol{position:sticky;top:20px}.mapin{background:var(--cream);border-radius:14px;overflow:hidden}.mapin svg{display:block;width:100%;height:auto}.mapin p{margin:0;padding:10px 16px;font-size:15px;color:var(--muted)}
.legal-dark{font-size:14.5px;color:var(--muted);margin-top:36px}
/* listing */
.crumbs{padding-top:26px;font-size:16px;color:var(--muted)}.crumbs a{color:var(--muted)}
.l-head{display:flex;justify-content:space-between;align-items:flex-end;gap:20px;flex-wrap:wrap;padding-top:20px;padding-bottom:28px}
.l-head h1{font:400 clamp(44px,5vw,72px)/1 var(--serif)}.l-town{margin:10px 0 0;font-size:18px}.l-price{font:400 clamp(44px,5vw,72px)/1 var(--serif);margin:0;color:var(--navy)}
.photogrid{display:grid;grid-template-columns:2fr 1fr 1fr;grid-template-rows:230px 230px;gap:10px;border-radius:18px;overflow:hidden}
.photogrid a{position:relative;display:block;overflow:hidden}.photogrid img{width:100%;height:100%;object-fit:cover}.g-big{grid-row:span 2}
.g-all{position:absolute;inset:auto 12px 12px auto;background:#fff;padding:9px 14px;border-radius:999px;font:600 15px var(--sans)}
.l-grid{display:grid;grid-template-columns:1fr 380px;gap:56px;padding-top:44px;padding-bottom:110px;align-items:start}
.l-main section{margin-top:56px}.l-main h2,.hv-form h2{font:400 40px/1.1 var(--serif);margin-bottom:16px}
.facts-bar{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--line);border-radius:14px;overflow:hidden;margin:0}
.facts-bar div{background:var(--cream);padding:18px 22px}.facts-bar dt{font-size:15px;color:var(--muted)}.facts-bar dd{margin:0;font:600 19px var(--sans)}
.tagline{font-size:15px;color:var(--muted)}.hl{columns:2;padding-left:20px}.hl li{margin-bottom:8px}
.gal-main{position:relative}.gal-main img{width:100%;aspect-ratio:3/2;object-fit:cover;border-radius:14px}
.gnav{position:absolute;top:50%;width:48px;height:48px;border-radius:50%;border:0;background:#fff;font-size:30px;cursor:pointer;transform:translateY(-50%)}.gprev{left:14px}.gnext{right:14px}
.gcount{position:absolute;right:14px;bottom:14px;background:#fff;padding:6px 12px;border-radius:999px;font-size:15px}
.strip{display:grid;grid-template-columns:repeat(6,1fr);gap:8px;margin-top:10px}.strip button{border:2px solid transparent;border-radius:8px;overflow:hidden;padding:0;cursor:pointer;background:none;min-height:44px}.strip button.is-on{border-color:#111}.strip img{width:100%;aspect-ratio:3/2;object-fit:cover}
.calc{display:grid;grid-template-columns:repeat(2,1fr);gap:14px;background:var(--cream);padding:26px;border-radius:14px}.calc-out{grid-column:1/-1;margin:0;font-size:19px}.calc-out b{font:400 44px var(--serif)}.calc-note{grid-column:1/-1;margin:0;font-size:15px;color:var(--muted)}
.sim{grid-template-columns:repeat(3,1fr);gap:16px}.sim .price{font-size:30px}.sim .pcard-body{padding:16px}
.side{position:sticky;top:20px;display:flex;flex-direction:column;gap:20px}
.tour{background:var(--cream);border-radius:14px;padding:30px;border-top:5px solid var(--y)}.tour h2{font:400 36px var(--serif)}
.days{border:0;padding:0;margin:0;display:flex;gap:8px;flex-wrap:wrap}.days legend{font-weight:500;margin-bottom:6px;padding:0}
.dchip input{position:absolute;opacity:0}.dchip span{display:inline-flex;align-items:center;min-height:44px;padding:0 16px;border:1px solid #cfcbc0;border-radius:999px;background:#fff;cursor:pointer}.dchip input:checked+span{background:#111;color:#fff;border-color:#111}.dchip input:focus-visible+span{outline:3px solid var(--navy)}
.agent{display:flex;gap:16px;align-items:center;border:1px solid var(--line);border-radius:14px;padding:16px}.agent img{width:84px;height:84px;border-radius:50%;object-fit:cover;flex:none}.agent div{display:flex;flex-direction:column;gap:3px;font-size:16px;align-items:flex-start}
/* home value */
.hv{padding:80px 0 90px}.hv h1{font:400 clamp(48px,6vw,84px)/1 var(--serif);text-align:center}.hv .lead{text-align:center;margin:18px auto 40px}
.hv-form{background:var(--cream);border-radius:18px;padding:36px}.stepper{list-style:none;display:flex;gap:10px;padding:0;margin:0 0 10px}.stepper li{flex:1;border-top:3px solid #cfcbc0;padding-top:8px;font-size:15px;color:var(--muted);display:flex;gap:8px}.stepper li.is-on{border-color:#111;color:#111}
.two{display:grid;grid-template-columns:1fr 1fr;gap:14px}.btnrow{display:flex;gap:12px;flex-wrap:wrap}
details{border-bottom:1px solid var(--line);padding:18px 0}summary{cursor:pointer;font-weight:600;font-size:18px}details p{margin:10px 0 0}
.sec h2:not(.big){font:400 44px/1.1 var(--serif);margin-bottom:12px}
/* guide */
.art{padding-bottom:110px}.art h1{font:400 clamp(44px,5.4vw,72px)/1.04 var(--serif);margin-top:20px}
.byline{display:flex;gap:14px;align-items:center;margin:26px 0}.byline img{width:60px;height:60px;border-radius:50%;object-fit:cover}.byline p{margin:0;font-size:16px;color:var(--muted)}
.short{background:var(--y);border-radius:14px;padding:26px 30px;margin:20px 0}.short h2{font:600 15px var(--sans);letter-spacing:.1em;text-transform:uppercase;margin-bottom:8px}.short p{margin:0;font-size:19px}
.toc{background:var(--cream);border-radius:14px;padding:22px 30px;margin:24px 0}.toc h2{font:600 15px var(--sans);letter-spacing:.1em;text-transform:uppercase;margin-bottom:8px}.toc ol{margin:0;padding-left:20px}
.art section h2{font:400 40px/1.1 var(--serif);margin:56px 0 14px}.art li{margin-bottom:10px}
.lead-box{background:var(--navy);color:#fff;border-radius:14px;padding:32px;margin:56px 0}.lead-box h2{font:400 36px var(--serif)!important;margin:0 0 8px!important}.lead-box .lead-form{display:flex;flex-direction:column;gap:12px}.lead-box label{color:#fff}.lead-box .lead-form input{border:0}
.rel{list-style:none;padding:0}.rel li{display:flex;flex-direction:column;border-bottom:1px solid var(--line);padding:14px 0}.rel span{color:var(--muted)}
.cta{border-top:1px solid #111;padding-top:40px;margin-top:20px}.cta h2{font:400 44px var(--serif)}
/* dialog */
dialog{border-radius:16px}.dlg{padding:36px;position:relative}.dlg h2{font:400 36px/1.1 var(--serif)}.dlg form{display:flex;flex-direction:column;gap:14px}.dlg-x{position:absolute;right:12px;top:12px;width:44px;height:44px;border:0;background:none;font-size:30px;cursor:pointer}

@media(max-width:1000px){
 .hdr{grid-template-columns:auto 1fr auto;padding:14px 20px;min-height:84px}.pill-d{display:none}
 .nav-toggle{display:flex;flex-direction:column;justify-content:center;gap:9px;width:48px;height:48px;background:none;border:0;cursor:pointer;justify-self:end;padding:12px 6px}.nav-toggle span{display:block;height:2px;background:#111}
 nav[data-nav]{display:none;position:absolute;left:0;right:0;top:100%;background:#fff;flex-direction:column;align-items:flex-start;gap:0;padding:12px 24px 24px;border-top:1px solid var(--line);z-index:40;box-shadow:0 14px 30px rgba(0,0,0,.1)}
 nav[data-nav].is-open{display:flex}nav[data-nav] a:not(.pill){padding:14px 0;width:100%;font-size:19px}.pill-m{display:inline-flex;margin-top:12px}
 .lw{font-size:22px}.mark{width:44px;height:44px}
 .hero{padding:44px 22px 120px;min-height:760px}.start{margin-top:56px}.omni{flex-wrap:wrap}.o-loc{flex:1 1 100%}.omni label:not(.o-loc){flex:1 1 calc(50% - 8px)}.omni .btn{flex:1 1 100%}.callcard{display:none}
 .stats{grid-template-columns:1fr 1fr}.wrap{padding:0 22px}
 .sec{padding:80px 0}.method-grid,.st-grid,.talk-grid,.seller-in,.hv-grid{grid-template-columns:1fr;gap:40px}.st-grid{padding-top:60px}
 .svc-grid,.pgrid,.cgrid,.revs,.gds,.foot-top,.pgrid.g2{grid-template-columns:1fr}.yband{padding:80px 0}.seller{padding:70px 0}
 .s-split,.l-grid{grid-template-columns:1fr}.mapcol,.side{position:static}.photogrid{grid-template-columns:1fr 1fr;grid-template-rows:200px 130px 130px}.g-big{grid-column:span 2;grid-row:auto}.facts-bar{grid-template-columns:1fr 1fr}.hl{columns:1}.sim{grid-template-columns:1fr}.strip{grid-template-columns:repeat(4,1fr)}.two{grid-template-columns:1fr}.calc{grid-template-columns:1fr}
 .site-footer{padding:70px 0 30px}.foot-top{gap:44px}
}

.l-main,.side,.l-grid>*,.s-split>*{min-width:0}.l-main{overflow-wrap:anywhere}
@media(max-width:1000px){.hero h1{max-width:none;font-size:clamp(48px,13vw,72px)}}
.dchip{position:relative}body{overflow-x:clip}
@media(max-width:1000px){.hero-sub{display:none}.start{margin-top:300px}.hero{min-height:820px}.hero-shade{background:linear-gradient(180deg,rgba(10,10,18,.55),rgba(10,10,18,.1) 40%,rgba(10,10,18,.35) 60%,rgba(10,10,18,.7))}}