:root{--ink:#16212C;--paper:#F4F5F2;--sage:#E9ECE6;--chip:#E6E9E4;--line:#D5DAD3;--muted:#55606B;--body:#303C47;--accent:#A8442F;--accent-dark:#7E3120;--navy-card:#223242;--navy-text:#B9C4CF;--display:'Bricolage Grotesque',system-ui,sans-serif;--text:'Inter',system-ui,sans-serif}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--text);-webkit-font-smoothing:antialiased;line-height:1.5}
a{color:var(--accent)}a:hover{color:var(--accent-dark)}
h1,h2,h3{font-family:var(--display);font-weight:700;margin:0}
p{margin:0}
.wrap{max-width:1280px;width:100%;margin:0 auto;padding-left:48px;padding-right:48px}
.eyebrow{font-size:14px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--accent)}
.h2{font-size:clamp(32px,4vw,48px);line-height:1.08;letter-spacing:-.02em}
.sec-head{display:flex;flex-direction:column;gap:14px;max-width:680px}
.btn{display:inline-block;background:var(--accent);color:#fff;text-decoration:none;font-weight:600;font-size:16px;padding:16px 28px;border-radius:999px}
.btn:hover{background:var(--accent-dark);color:#fff}
.btn-outline{background:transparent;color:var(--ink);border:2px solid var(--ink);padding:14px 26px}
.btn-outline:hover{background:var(--ink);color:#fff}
/* header */
.site-header{display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;gap:16px;padding-top:20px;padding-bottom:20px}
.logo{font-family:var(--display);font-weight:700;font-size:22px;color:var(--ink);text-decoration:none;letter-spacing:-.01em}
.nav{display:flex;flex-wrap:wrap;gap:8px 28px;align-items:center}
.nav a{color:var(--ink);text-decoration:none;font-size:15px;font-weight:500;padding:12px 0}
.nav a.nav-cta{background:var(--accent);color:#fff;font-weight:600;padding:12px 22px;border-radius:999px}
.nav a.current{color:var(--accent);font-weight:600}
/* hero */
.hero{display:flex;flex-wrap:wrap;gap:56px;align-items:center;padding-top:48px;padding-bottom:88px}
.hero-text{flex:1 1 480px;min-width:0;display:flex;flex-direction:column;gap:28px}
.hero h1{font-size:clamp(40px,6vw,76px);line-height:1.02;letter-spacing:-.025em}
.lead{font-size:19px;line-height:1.6;color:#4A5662;max-width:560px}
.btn-row{display:flex;flex-wrap:wrap;gap:14px}
.hero-photo{flex:1 1 340px;min-width:0;display:flex;justify-content:center}
.portrait{width:100%;max-width:440px;aspect-ratio:4/5;background:var(--ink);border-radius:200px 200px 24px 24px;display:flex;flex-direction:column;align-items:center;justify-content:center;gap:12px;color:var(--navy-text);overflow:hidden}
.portrait img{width:100%;height:100%;object-fit:cover}
.portrait .initials{font-family:var(--display);font-weight:700;font-size:96px;color:#fff;letter-spacing:-.02em}
/* band */
.band{background:var(--ink);color:#fff}
.band-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(220px,1fr));gap:32px;padding-top:44px;padding-bottom:44px}
.band .big{font-family:var(--display);font-weight:700;font-size:44px;letter-spacing:-.02em;display:block}
.band .small{font-size:15px;color:var(--navy-text);line-height:1.5}
/* sections */
.section{padding-top:96px;padding-bottom:40px;display:flex;flex-direction:column;gap:48px}
.cards{display:grid;grid-template-columns:repeat(auto-fit,minmax(250px,1fr));gap:24px}
.card{background:#fff;border-radius:20px;padding:32px;display:flex;flex-direction:column;gap:14px;border:1px solid #DDE1DC}
.card .num{font-family:var(--display);font-weight:700;font-size:15px;color:var(--accent)}
.card h3{font-size:24px;letter-spacing:-.01em}
.card p{font-size:16px;line-height:1.6;color:#4A5662}
.about{display:flex;flex-wrap:wrap;gap:56px;padding-top:72px;padding-bottom:72px}
.about-l{flex:1 1 320px;min-width:0;display:flex;flex-direction:column;gap:14px}
.about-r{flex:1.4 1 420px;min-width:0;display:flex;flex-direction:column;gap:20px;font-size:18px;line-height:1.7;color:var(--body)}
.areas{padding-bottom:72px;display:flex;flex-direction:column;gap:20px}
.areas h3{font-size:22px}
.chips{display:flex;flex-wrap:wrap;gap:12px}
.chip{padding:12px 22px;border-radius:999px;background:var(--chip);font-size:16px;font-weight:500}
.sage{background:var(--sage)}
.sage-in{padding-top:88px;padding-bottom:88px;display:flex;flex-direction:column;gap:40px}
.listings{display:grid;grid-template-columns:repeat(auto-fit,minmax(300px,1fr));gap:24px}
.listing{background:#fff;border-radius:20px;padding:32px;display:flex;flex-direction:column;gap:18px;border:1px solid var(--line)}
.listing .top{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:center;gap:12px}
.badge{font-size:13px;font-weight:600;letter-spacing:.06em;text-transform:uppercase;padding:6px 14px;border-radius:999px;background:var(--ink);color:#fff}
.listing .price{font-family:var(--display);font-weight:700;font-size:40px;letter-spacing:-.02em}
.listing .street{font-size:19px;font-weight:600;display:block}
.listing .city,.listing .kind{font-size:15px;color:var(--muted)}
.listing .specs{font-size:15px;color:var(--body);padding-top:16px;border-top:1px solid #DDE1DC}
.link{font-weight:600;font-size:16px;padding:12px 0;display:inline-block}
/* results */
.results{padding-top:96px;padding-bottom:96px;display:flex;flex-direction:column;gap:40px}
.results-head{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:flex-end;gap:24px}
.tabs{display:flex;gap:8px;padding:6px;background:var(--chip);border-radius:999px}
.tab{border:0;cursor:pointer;font:600 15px var(--text);padding:12px 26px;min-height:44px;border-radius:999px;background:transparent;color:var(--ink)}
.tab[aria-pressed="true"]{background:var(--ink);color:#fff}
.rows{display:flex;flex-direction:column;border-top:2px solid var(--ink)}
.rows[hidden]{display:none}
.row{display:flex;flex-wrap:wrap;align-items:baseline;justify-content:space-between;gap:8px 24px;padding:22px 0;border-bottom:1px solid var(--line)}
.row .addr{display:flex;flex-direction:column;gap:2px;flex:1 1 280px;min-width:0}
.row .addr a{font-size:18px;font-weight:600;text-decoration:none;padding:4px 0}
.row .addr a:hover{text-decoration:underline}
.row .city,.row .specs{font-size:15px;color:var(--muted)}
.row .rp{font-family:var(--display);font-weight:700;font-size:26px;letter-spacing:-.01em;min-width:120px;text-align:right}
/* reviews */
.reviews{display:grid;grid-template-columns:repeat(auto-fit,minmax(280px,1fr));gap:24px}
.review{margin:0;background:#fff;border:1px solid var(--line);border-radius:20px;padding:32px;display:flex;flex-direction:column;gap:20px}
.review blockquote{margin:0;font-size:18px;line-height:1.65;color:var(--body)}
.review figcaption{font-size:15px;color:var(--muted)}
.review figcaption strong{color:var(--ink)}
/* contact */
.contact{background:var(--ink);color:#fff}
.contact-in{padding-top:96px;padding-bottom:96px;display:flex;flex-wrap:wrap;gap:56px;align-items:center}
.contact-l{flex:1 1 380px;min-width:0;display:flex;flex-direction:column;gap:20px}
.contact-l h2{font-size:clamp(36px,5vw,60px);line-height:1.04;letter-spacing:-.02em}
.contact-l p{font-size:18px;line-height:1.6;color:var(--navy-text);max-width:480px}
.contact-r{flex:1 1 340px;min-width:0;display:flex;flex-direction:column;gap:14px}
.ccard{display:flex;flex-direction:column;gap:4px;padding:22px 28px;border-radius:16px;background:var(--navy-card);color:#fff;text-decoration:none}
.ccard:hover{color:#fff;background:#2B3E50}
.ccard .lbl{font-size:13px;letter-spacing:.08em;text-transform:uppercase;color:var(--navy-text)}
.ccard .val{font-size:24px;font-weight:600;overflow-wrap:anywhere}
.socials{display:flex;flex-wrap:wrap;gap:12px;padding-top:6px}
.socials a{color:#fff;font-weight:600;font-size:15px;padding:12px 20px;border-radius:999px;border:1px solid #6B7C8D;text-decoration:none}
.socials a:hover{background:var(--navy-card);color:#fff}
/* footer */
.footer{padding-top:40px;padding-bottom:56px;display:flex;flex-direction:column;gap:14px;font-size:13px;line-height:1.6;color:var(--muted)}
.footer strong{color:var(--ink)}
/* blog */
.post-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(300px,1fr));gap:24px;padding-bottom:96px}
.post-card{display:flex;flex-direction:column;gap:16px;background:#fff;border:1px solid #DDE1DC;border-radius:20px;padding:32px;color:var(--ink)}
.post-card .t{font-family:var(--display);font-weight:700;font-size:24px;line-height:1.2;letter-spacing:-.01em}
.post-card .m{font-size:14px;color:var(--muted)}
.tag{align-self:flex-start;font-size:13px;font-weight:600;letter-spacing:.06em;text-transform:uppercase;padding:6px 14px;border-radius:999px;background:var(--chip)}
.cta-band{background:var(--ink);color:#fff}
.cta-band .wrap{padding-top:72px;padding-bottom:72px;display:flex;flex-wrap:wrap;gap:24px;align-items:center;justify-content:space-between}
.cta-band h2{font-size:clamp(28px,4vw,40px);line-height:1.1;letter-spacing:-.02em;max-width:560px}
@media (max-width:640px){.wrap{padding-left:24px;padding-right:24px}.hero{padding-bottom:56px}.section,.results,.sage-in{padding-top:64px}.contact-in{padding-top:64px;padding-bottom:64px}}
/* search */
.search{background:#fff;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.search-in{padding-top:80px;padding-bottom:80px;display:flex;flex-wrap:wrap;gap:48px;align-items:flex-start;justify-content:space-between}
.search-l{flex:1 1 480px;min-width:0;display:flex;flex-direction:column;gap:18px;max-width:680px}
.search-r{flex:0 1 380px;min-width:0;display:flex;flex-direction:column;gap:20px}
.search-r .btn{text-align:center}
.benefits{list-style:none;margin:8px 0 0;padding:0;display:flex;flex-direction:column;gap:14px;font-size:17px;line-height:1.55;color:var(--body)}
.benefits li{padding-left:22px;position:relative}
.benefits li::before{content:"";position:absolute;left:0;top:.62em;width:8px;height:8px;border-radius:50%;background:var(--accent)}
.benefits strong{color:var(--ink)}
.steps{background:var(--sage);border-radius:20px;padding:28px}
.steps-title{font-family:var(--display);font-weight:700;font-size:22px;margin-bottom:12px}
.steps ol{margin:0;padding-left:22px;display:flex;flex-direction:column;gap:10px;font-size:16px;line-height:1.55;color:var(--body)}
.search-note{font-size:15px;color:var(--muted);text-align:center}