:root{--ink:#111;--soft:#f6f4f0;--muted:#555;--line:#e3e0d9;--head:"Cormorant Garamond",Georgia,serif;--body:"Source Serif 4",Georgia,serif;--ui:Inter,system-ui,sans-serif;--script:Italianno,cursive}
*{box-sizing:border-box}html{scroll-behavior:smooth}
body{margin:0;font:400 18px/1.7 var(--body);color:var(--ink);background:#fff;-webkit-font-smoothing:antialiased;overflow-x:clip}
img{max-width:100%;height:auto;display:block}a{color:inherit;text-underline-offset:4px}
:focus-visible{outline:3px solid #111;outline-offset:3px}
h1,h2,h3{margin:0;font-weight:500}
.wrap{max-width:1180px;margin:0 auto;padding:0 32px}.wrap-w{max-width:1180px;margin:0 auto;padding:0 32px}.wrap-n{max-width:900px;margin:0 auto;padding:0 28px}.wrap-m{max-width:760px;margin:0 auto;padding:0 24px}
.c{text-align:center}.note{font-size:15px;color:var(--muted);font-family:var(--ui)}
.btn{display:inline-flex;align-items:center;justify-content:center;min-height:48px;padding:0 28px;border:1px solid #111;background:#111;color:#fff;font:500 14.5px var(--ui);letter-spacing:.16em;text-transform:uppercase;text-decoration:none;cursor:pointer;transition:background .2s,color .2s}
.btn:hover{background:#fff;color:#111}.btn-o{background:#fff;color:#111}.btn-o:hover{background:#111;color:#fff}
.btn-k{background:#111;color:#fff}

/* masthead */
.mast{text-align:center;position:relative;padding:48px 24px 0}
.name{display:flex;flex-direction:column;align-items:center;text-decoration:none;font:600 clamp(24px,4.1vw,56px)/1.18 var(--head);letter-spacing:.17em;text-transform:uppercase;padding-left:.17em}
.mark{display:block;margin:14px auto 0;color:#111}
.script{font:400 clamp(40px,4.2vw,56px)/1.1 var(--script);margin:6px 0 0;letter-spacing:.04em}
nav[data-nav]{display:flex;justify-content:center;flex-wrap:wrap;gap:6px 30px;margin-top:34px;padding-bottom:34px}
nav[data-nav] a{font:500 14.5px var(--ui);letter-spacing:.15em;text-transform:uppercase;text-decoration:none;color:#444;padding:14px 0}
nav[data-nav] a:hover,nav[data-nav] a[aria-current]{color:#111;border-bottom:1px solid #111}
.mast-sm{padding-top:30px}.mast-sm .name{font-size:clamp(22px,2.6vw,34px)}.mast-sm .script{display:none}.mast-sm nav[data-nav]{margin-top:14px;padding-bottom:22px}
.mast-sm{border-bottom:1px solid var(--line)}
.nav-toggle{display:none}

/* intro */
.intro{display:grid;grid-template-columns:1fr 400px;gap:64px;align-items:start;padding-top:30px;padding-bottom:20px}
.letter p{margin:0 0 22px;font-weight:300;color:#222}
.letter p:first-child::first-letter{font:500 78px/.8 var(--head);float:left;padding:8px 12px 0 0}
.sign-line a{font:500 14.5px var(--ui);letter-spacing:.16em;text-transform:uppercase;border-bottom:1px solid #111;text-decoration:none;padding-bottom:3px}
.shot img{width:100%;aspect-ratio:1/1;object-fit:cover;box-shadow:12px 12px 0 var(--soft)}
.facts{list-style:none;margin:56px 0 0;padding:34px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line);display:grid;grid-template-columns:repeat(4,1fr);gap:20px;text-align:center}
.facts li{display:flex;flex-direction:column;gap:4px}.facts b{font:500 54px/1 var(--head)}.facts span{font-size:17px;line-height:1.35}.facts small{font:400 14.5px/1.4 var(--ui);color:var(--muted);margin-top:6px}

.sh{font:500 38px/1.2 var(--head);text-align:center;margin:0 0 56px}
/* blog */
.blog{padding-top:110px;padding-bottom:110px}
.posts{display:flex;flex-direction:column;gap:44px}
.post{display:grid;grid-template-columns:310px 1fr;gap:34px;align-items:start}
.thumb{position:relative;display:block;aspect-ratio:3/2;overflow:hidden;background:#111}
.thumb img{width:100%;height:100%;object-fit:cover;opacity:.92;transition:transform .8s}.post:hover .thumb img{transform:scale(1.04)}
.thumb::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,0) 35%,rgba(0,0,0,.72))}
.thumb span{position:absolute;z-index:2;left:14px;right:14px;bottom:12px;color:#fff;font:italic 500 23px/1.15 var(--head)}
.post h3{font:600 26px/1.25 var(--head);margin-bottom:8px}.post h3 a{text-decoration:none}.post p{margin:0 0 10px;font-weight:300;font-size:17.5px;line-height:1.65}
.rm{font:500 14.5px var(--ui);letter-spacing:.06em;text-decoration:none;border-bottom:1px solid #111}
/* band */
.band{background:var(--soft);padding:80px 0}
.band-in{display:grid;grid-template-columns:1fr;gap:44px}
.band h2{font:500 32px/1.2 var(--head);margin-bottom:16px;text-align:center}
.b-row{display:flex;gap:10px;flex-wrap:wrap;justify-content:center}.b-row label{flex:1 1 150px}.b-row .grow{flex:2 1 300px}
.b-row select,.b-row input{width:100%;height:50px;border:1px solid #c9c5bb;background:#fff;padding:0 14px;font:400 16px var(--ui)}
.band-in>form+form{padding-top:44px;border-top:1px solid #d9d5ca}
/* homes */
.sec{padding:110px 0}.sec.revs{padding-top:40px}
.pgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:34px 28px;margin-bottom:56px}.pgrid.g2{grid-template-columns:repeat(2,1fr)}
.pcard{position:relative}.pcard-photo{position:relative}.pcard-photo img{width:100%;aspect-ratio:3/2;object-fit:cover}
.tags{position:absolute;left:10px;top:10px;display:flex;gap:6px;flex-wrap:wrap}
.tag{background:#fff;color:#111;font:500 14.5px/1 var(--ui);padding:7px 10px}
.heart{position:absolute;right:10px;top:10px;width:44px;height:44px;border-radius:50%;border:0;background:#fff;display:grid;place-items:center;cursor:pointer;z-index:3;color:#111}.heart.is-saved{color:#b3261e}.heart.is-saved path{fill:currentColor}
.pcard-body{padding:16px 0 0}.price{font:500 32px/1.1 var(--head);margin:0}.meta{margin:2px 0 6px;color:var(--muted);font:400 16px var(--ui)}
.pcard h3{font:600 18px var(--ui)}.town{margin:0;color:var(--muted);font:400 16px var(--ui)}
.stretch{text-decoration:none}.stretch::after{content:"";position:absolute;inset:0;z-index:1}
.comms{padding-top:20px}.cgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:40px 28px}
.comm{position:relative}.comm img{width:100%;aspect-ratio:3/2;object-fit:cover;margin-bottom:16px}.comm h3{font:600 28px/1.2 var(--head)}.county{font:400 15px var(--ui);color:var(--muted);margin:2px 0 8px!important}.comm p{margin:0;font-size:17px;font-weight:300}
.rev{margin:0 0 44px;text-align:center}.rev blockquote{margin:0 auto;font:italic 500 28px/1.4 var(--head);max-width:30em}.rev figcaption{font:400 15.5px var(--ui);letter-spacing:.08em;text-transform:uppercase;margin-top:12px;color:var(--muted)}
/* footer */
.site-footer{margin-top:40px;border-top:1px solid var(--line);padding:90px 0 50px;background:#fff}
.foot-top{display:grid;grid-template-columns:1fr 1fr;gap:70px}
.foot-name{display:flex;flex-direction:column;font:600 22px/1.3 var(--head);letter-spacing:.14em;text-transform:uppercase;margin:0 0 14px}
.site-footer p{margin:0 0 12px;font-size:17px}.foot-links{list-style:none;padding:0;margin:20px 0 0}.foot-links li{margin-bottom:4px;font:400 16px var(--ui)}
.site-footer h2{font:500 32px/1.2 var(--head);margin-bottom:8px}
.lead-form{display:flex;flex-direction:column;gap:12px;margin-top:14px}.lead-form label{display:block;font:500 15px var(--ui)}.lead-form input{display:block;width:100%;height:50px;margin-top:5px;border:1px solid #c9c5bb;padding:0 14px;font:400 16px var(--ui)}.lead-form .btn{align-self:flex-start}
.badges{display:flex;align-items:center;gap:14px;margin-top:60px;padding-top:30px;border-top:1px solid var(--line)}.badges p{margin:0!important}
.legal{font:400 14.5px/1.6 var(--ui)!important;color:#555;max-width:78ch}.eho{font-weight:600;color:#111}
[data-demo-done]{color:#14532d}

/* inner-page helpers */
label{display:block;font:500 16px var(--ui)}
input,select,textarea{font:400 17px var(--ui)}
.talk-form,.hv-form,.tour form{display:flex;flex-direction:column;gap:18px}
.talk-form input,.hv-form input,.hv-form select,.tour input,.tour select,.dlg input,.calc input{display:block;width:100%;height:52px;margin-top:6px;border:1px solid #c9c5bb;padding:0 14px;background:#fff;color:#111}
.dchip{position:relative}
details{border-bottom:1px solid var(--line);padding:18px 0}summary{cursor:pointer;font:600 18px var(--ui)}details p{margin:10px 0 0}
.sec h2:not(.sh){font:500 40px/1.15 var(--head);margin-bottom:14px}
.yband{background:var(--soft);padding:90px 0}.yband h2,.hv-grid h2{font:500 38px/1.15 var(--head);margin-bottom:16px}
/* search */
.s-top{padding:56px 0 30px}.s-top h1{font:500 clamp(38px,4.2vw,56px)/1.1 var(--head);margin-bottom:28px}
.fform{display:flex;gap:10px;flex-wrap:wrap}.fform select{height:50px;border:1px solid #cfcbc0;border-radius:6px;background:var(--soft);padding:0 14px;font:400 16px var(--ui)}
.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(--ui)}
.mapcol{position:sticky;top:20px}.mapin{background:var(--soft);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:500 clamp(40px,4.6vw,60px)/1.05 var(--head)}.l-town{margin:10px 0 0;font-size:18px}.l-price{font:500 clamp(40px,4.6vw,60px)/1.05 var(--head);margin:0;color:#111}
.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(--ui)}
.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(--head);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(--soft);padding:18px 22px}.facts-bar dt{font-size:15px;color:var(--muted)}.facts-bar dd{margin:0;font:600 19px var(--ui)}
.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(--soft);padding:26px;border-radius:14px}.calc-out{grid-column:1/-1;margin:0;font-size:19px}.calc-out b{font:400 44px var(--head)}.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(--soft);border-radius:14px;padding:30px;border-top:5px solid #e9e4da}.tour h2{font:400 36px var(--head)}
.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 #111}
.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:500 clamp(44px,5.4vw,72px)/1.05 var(--head);text-align:center}.hv .lead{text-align:center;margin:18px auto 40px}
.hv-form{background:var(--soft);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(--head);margin-bottom:12px}
/* guide */
.art{padding-bottom:110px}.art h1{font:500 clamp(40px,5vw,60px)/1.1 var(--head);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:#e9e4da;border-radius:14px;padding:26px 30px;margin:20px 0}.short h2{font:600 15px var(--ui);letter-spacing:.1em;text-transform:uppercase;margin-bottom:8px}.short p{margin:0;font-size:19px}
.toc{background:var(--soft);border-radius:14px;padding:22px 30px;margin:24px 0}.toc h2{font:600 15px var(--ui);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(--head);margin:56px 0 14px}.art li{margin-bottom:10px}
.lead-box{background:#111;color:#fff;border-radius:14px;padding:32px;margin:56px 0}.lead-box h2{font:400 36px var(--head)!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(--head)}
/* dialog */
dialog{border-radius:16px}.dlg{padding:36px;position:relative}.dlg h2{font:400 36px/1.1 var(--head)}.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}


.dlg{padding:36px}
@media(max-width:900px){
 .mast{padding:30px 20px 0}.name{letter-spacing:.11em;padding-left:.11em}.script{font-size:36px}
 .nav-toggle{display:flex;flex-direction:column;justify-content:center;gap:9px;width:48px;height:48px;background:none;border:0;cursor:pointer;margin:14px auto 0;padding:12px 8px}.nav-toggle span{display:block;height:1.5px;background:#111;width:30px}
 nav[data-nav]{display:none;flex-direction:column;align-items:center;gap:0;margin-top:0;padding-bottom:20px}nav[data-nav].is-open{display:flex}nav[data-nav] a{padding:14px 0;font-size:15px}
 .wrap,.wrap-w{padding:0 22px}.intro{grid-template-columns:1fr;gap:36px}.shot{order:-1;max-width:360px;margin:0 auto;width:100%}
 .facts{grid-template-columns:1fr 1fr;row-gap:34px}.blog{padding-top:80px;padding-bottom:70px}
 .post{grid-template-columns:1fr;gap:16px}.thumb{aspect-ratio:3/2}
 .sec{padding:80px 0}.pgrid,.pgrid.g2,.cgrid{grid-template-columns:1fr}.foot-top{grid-template-columns:1fr;gap:44px}
 .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}.hv-grid{grid-template-columns:1fr}
 .rev blockquote{font-size:24px}
}