:root{
  --paper:#FAF8F3; --paper2:#F1EDE4; --green:#1E3D33; --green2:#152C25; --champ:#E8DCC5; --gold:#B8955B; --ink:#1F1D1A; --mu:#6D685F; --line:#E4DED2;
  --serif:'Bodoni Moda',Georgia,serif; --sans:'Albert Sans',system-ui,sans-serif;
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{font-family:var(--sans);background:var(--paper);color:var(--ink);line-height:1.65;font-size:16.5px;-webkit-font-smoothing:antialiased}
img{display:block;max-width:100%}
a{color:inherit;text-decoration:none}
.wrap{width:min(1260px,100% - 32px);margin-inline:auto}
h1,h2,h3{font-family:var(--serif);font-weight:500;line-height:1.08;letter-spacing:-.01em}
h1 i,h2 i{font-weight:400}
h2{font-size:clamp(34px,4.4vw,56px)}
.ov{display:block;font-size:12px;font-weight:700;letter-spacing:.24em;text-transform:uppercase;color:var(--gold);margin-bottom:14px}
.mu{color:var(--mu)}
.lead{font-size:18.5px;color:var(--mu);max-width:600px}
.btn{display:inline-flex;align-items:center;gap:10px;font:600 14px var(--sans);letter-spacing:.12em;text-transform:uppercase;padding:16px 26px;border:1px solid var(--green);background:transparent;color:var(--green);cursor:pointer;transition:.2s}
.btn:hover{background:var(--green);color:#fff}
.btn-g{background:var(--green);color:#fff}
.btn-g:hover{background:var(--green2);border-color:var(--green2)}
.btn-c{background:var(--champ);border-color:var(--champ);color:var(--green)}
.btn-c:hover{background:#fff;border-color:#fff;color:var(--green)}
section{padding:110px 0}
.p2{background:var(--paper2)}
.green{background:var(--green);color:#EEE8DC}
.green .mu,.green .lead{color:#B9C4BC}
.green .ov{color:var(--champ)}
.shead{display:flex;justify-content:space-between;align-items:flex-end;gap:24px;flex-wrap:wrap;margin-bottom:46px}

header{position:sticky;top:0;z-index:60;background:var(--paper);border-bottom:1px solid var(--line)}
header .wrap{display:flex;align-items:center;justify-content:space-between;height:86px;gap:20px}
.logo{font-family:var(--serif);font-size:27px;line-height:1;letter-spacing:.02em}
.logo small{display:block;font:600 10px var(--sans);letter-spacing:.34em;text-transform:uppercase;color:var(--gold);margin-top:6px}
nav.mn{display:flex;gap:30px;font-size:15px;font-weight:500}
nav.mn a:hover,nav.mn a.on{color:var(--gold)}
.hr{display:flex;gap:10px;align-items:center}
.burger{display:none;background:none;border:0;font-size:26px;cursor:pointer}

/* hero */
.hero{position:relative;height:calc(100svh - 86px);min-height:620px;display:flex;align-items:flex-end;padding:0;overflow:hidden}
.hero>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(20,30,25,.1),rgba(20,30,25,.55))}
.hero .wrap{position:relative;z-index:2;padding-bottom:60px;color:#fff}
.hero h1{font-size:clamp(48px,6.6vw,100px);max-width:880px;margin-bottom:30px}
.search{background:var(--paper);color:var(--ink);max-width:980px;box-shadow:0 30px 60px rgba(0,0,0,.25)}
.stabs{display:flex}
.stabs button{font:600 14px var(--sans);letter-spacing:.12em;text-transform:uppercase;padding:14px 26px;border:0;background:var(--paper2);color:var(--mu);cursor:pointer}
.stabs button.on{background:var(--paper);color:var(--green)}
.sform{display:grid;grid-template-columns:1.4fr 1fr 1fr auto;gap:0;border-top:1px solid var(--line)}
.sform label{display:flex;flex-direction:column;padding:14px 20px;border-right:1px solid var(--line);font-size:11px;font-weight:700;letter-spacing:.18em;text-transform:uppercase;color:var(--mu)}
.sform select,.sform input{font:500 16.5px var(--sans);border:0;background:none;color:var(--ink);padding:5px 0 0;width:100%}
.sform button{border-radius:0;border:0}

.stats{display:grid;grid-template-columns:repeat(4,1fr);border-bottom:1px solid var(--line)}
.stats div{padding:34px 24px;border-right:1px solid var(--line)}
.stats div:last-child{border:0}
.stats b{display:block;font:500 46px var(--serif);color:var(--green);line-height:1}
.stats span{font-size:14px;color:var(--mu)}

/* listings */
.props{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.pc{display:flex;flex-direction:column}
.pc .im{position:relative;aspect-ratio:4/3;overflow:hidden;background:var(--paper2)}
.pc .im img{width:100%;height:100%;object-fit:cover;transition:transform .8s}
.pc:hover .im img{transform:scale(1.04)}
.rib{position:absolute;left:0;top:18px;background:var(--green);color:#fff;font-size:11.5px;font-weight:700;letter-spacing:.16em;text-transform:uppercase;padding:7px 14px}
.rib.uo{background:var(--gold)}
.rib.sold{background:var(--ink)}
.pc .b{padding:18px 0 0}
.pc .pr{font:500 28px var(--serif);color:var(--green)}
.pc .pr small{font:500 14px var(--sans);color:var(--mu)}
.pc h3{font-size:19px;font-family:var(--sans);font-weight:600;letter-spacing:0;margin:4px 0}
.pc .loc{color:var(--mu);font-size:15px}
.pc .ft{display:flex;gap:18px;margin-top:12px;padding-top:12px;border-top:1px solid var(--line);font-size:14px;color:var(--mu)}
.pc .ft b{color:var(--ink)}

/* valuation */
.val{display:grid;grid-template-columns:1fr 1fr;gap:70px;align-items:center}
.vbox{background:var(--paper);color:var(--ink);padding:36px}
.vbox .r{display:grid;grid-template-columns:1fr 1fr;gap:12px;margin-bottom:12px}
.vbox input,.vbox select{width:100%;font:500 16px var(--sans);padding:14px;border:1px solid var(--line);background:#fff;color:var(--ink)}
.vres{margin-top:20px;padding-top:20px;border-top:1px solid var(--line)}
.vres .rng{font:500 40px var(--serif);color:var(--green);line-height:1.1}

/* areas */
.areas{display:grid;grid-template-columns:repeat(4,1fr);gap:16px}
.ar{position:relative;aspect-ratio:3/4;overflow:hidden;display:flex;align-items:flex-end;color:#fff}
.ar img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform .8s}
.ar:hover img{transform:scale(1.05)}
.ar::after{content:"";position:absolute;inset:0;background:linear-gradient(transparent 40%,rgba(20,30,25,.85))}
.ar .t{position:relative;z-index:2;padding:22px}
.ar h3{font-size:28px}
.ar small{font-size:13.5px;opacity:.85}

/* team + reviews */
.team{display:grid;grid-template-columns:repeat(4,1fr);gap:22px}
.tm img{width:100%;aspect-ratio:4/5;object-fit:cover;filter:grayscale(.5)}
.tm h3{font-size:22px;margin-top:14px}
.tm small{color:var(--gold);font-weight:600;font-size:13.5px}
.rq{max-width:900px;margin:0 auto;text-align:center}
.rq p{font:400 clamp(26px,3vw,40px)/1.3 var(--serif);font-style:italic}
.rq cite{display:block;margin-top:22px;font-style:normal;font-size:13px;font-weight:700;letter-spacing:.2em;text-transform:uppercase;color:var(--champ)}
.rq .s{color:var(--champ);letter-spacing:4px;margin-bottom:16px}

/* search results */
.res{display:grid;grid-template-columns:280px 1fr;gap:34px;align-items:start}
.flt{background:#fff;border:1px solid var(--line);padding:24px;position:sticky;top:110px}
.flt h4{font:500 22px var(--serif);margin-bottom:10px}
.flt label{display:block;font-size:11.5px;font-weight:700;letter-spacing:.16em;text-transform:uppercase;color:var(--mu);margin:16px 0 6px}
.flt select{width:100%;font:500 15.5px var(--sans);padding:11px;border:1px solid var(--line);background:var(--paper)}
.flt .ck{display:flex;gap:8px;align-items:center;font-size:15px;margin-top:14px;text-transform:none;letter-spacing:0;font-weight:500;color:var(--ink)}
.rbar{display:flex;justify-content:space-between;align-items:center;margin-bottom:22px;gap:12px;flex-wrap:wrap}
.rbar b{font:500 24px var(--serif)}
.rbar select{font:500 15px var(--sans);padding:10px;border:1px solid var(--line);background:#fff}
.res .props{grid-template-columns:1fr 1fr}
.none{background:#fff;border:1px solid var(--line);padding:40px;text-align:center}

/* property page */
.pg{display:grid;grid-template-columns:2fr 1fr;grid-template-rows:240px 240px;gap:8px}
.pg img{width:100%;height:100%;object-fit:cover;cursor:pointer}
.pg img:first-child{grid-row:span 2}
.ptop{display:flex;justify-content:space-between;align-items:flex-end;gap:20px;flex-wrap:wrap;padding:34px 0 26px;border-bottom:1px solid var(--line)}
.ptop .pr{font:500 46px var(--serif);color:var(--green);line-height:1}
.ptop .pr small{font:500 15px var(--sans);color:var(--mu)}
.ptop h1{font-size:clamp(28px,3vw,40px);margin-bottom:6px}
.keyf{display:grid;grid-template-columns:repeat(6,1fr);border-bottom:1px solid var(--line)}
.keyf div{padding:20px 14px 20px 0}
.keyf small{display:block;font-size:11.5px;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--mu)}
.keyf b{font:500 22px var(--serif)}
.pbody{display:grid;grid-template-columns:1fr 380px;gap:50px;align-items:start;padding-top:40px}
.pbody .d p{color:#45413A;margin-bottom:16px;font-size:17px}
.pbody h2{font-size:32px;margin:40px 0 16px}
.pbody h2:first-child{margin-top:0}
.feat{columns:2;list-style:none;gap:30px}
.feat li{padding:7px 0;border-bottom:1px solid var(--line);break-inside:avoid}
.feat li::before{content:"— ";color:var(--gold)}
.fp{background:#fff;border:1px solid var(--line);padding:20px}
.fp svg{width:100%;height:auto}
.side{position:sticky;top:110px;display:grid;gap:14px}
.card{background:#fff;border:1px solid var(--line);padding:26px}
.card h3{font-size:24px;margin-bottom:12px}
.card label{display:flex;justify-content:space-between;font-size:13px;font-weight:700;letter-spacing:.06em;text-transform:uppercase;color:var(--mu);margin:12px 0 6px}
.card input[type=range]{width:100%;accent-color:var(--green)}
.card select,.card input:not([type=range]):not([type=checkbox]){width:100%;font:500 15.5px var(--sans);padding:12px;border:1px solid var(--line);background:var(--paper);margin-bottom:8px}
.card .out{display:flex;justify-content:space-between;align-items:baseline;border-top:1px solid var(--line);padding-top:14px;margin-top:14px}
.card .out b{font:500 30px var(--serif);color:var(--green)}
.card .btn{width:100%;justify-content:center}
.sdseg{display:flex;flex-wrap:wrap;gap:6px}
.sdseg button{font:600 13px var(--sans);padding:8px 12px;border:1px solid var(--line);background:var(--paper);cursor:pointer;color:var(--ink)}
.sdseg button.on{background:var(--green);color:#fff;border-color:var(--green)}

/* inner */
.ph{position:relative;height:56vh;min-height:420px;display:flex;align-items:flex-end;padding:0;overflow:hidden;color:#fff}
.ph>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.ph::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(20,30,25,.15),rgba(20,30,25,.7))}
.ph .wrap{position:relative;z-index:2;padding-bottom:60px}
.ph .ov{color:var(--champ)}
.ph h1{font-size:clamp(44px,6vw,86px)}
.ph p{font-size:19px;opacity:.9;max-width:600px;margin-top:12px}
.crumbs{font-size:14px;color:var(--mu);margin-bottom:12px}
.crumbs a{text-decoration:underline}
.split{display:grid;grid-template-columns:1fr 1fr;gap:60px;align-items:center}
.split img{width:100%;aspect-ratio:4/5;object-fit:cover}
.lplans{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.lp{background:#fff;border:1px solid var(--line);padding:30px}
.lp.m{border-color:var(--green);box-shadow:inset 0 4px 0 var(--green)}
.lp h3{font-size:26px}
.lp .p{font:500 40px var(--serif);color:var(--green);margin:10px 0}
.lp .p small{font:500 14px var(--sans);color:var(--mu)}
.lp ul{list-style:none;display:grid;gap:8px;margin:14px 0 22px;font-size:15px}
.lp li::before{content:"— ";color:var(--gold)}
.form{display:grid;gap:12px}
.form .r{display:grid;grid-template-columns:1fr 1fr;gap:12px}
.form input,.form select,.form textarea{font:inherit;font-size:16px;padding:14px 0;border:0;border-bottom:1px solid var(--ink);background:transparent;color:var(--ink);width:100%}
.form textarea{min-height:90px}

footer{background:var(--green2);color:#B9C4BC;padding:80px 0 30px;font-size:15px}
footer .cols{display:grid;grid-template-columns:1.6fr 1fr 1fr 1fr;gap:40px}
footer .logo{color:#fff}
footer h4{color:var(--champ);font:600 12px var(--sans);letter-spacing:.2em;text-transform:uppercase;margin-bottom:14px}
footer ul{list-style:none;display:grid;gap:8px}
footer a:hover{color:#fff}
footer .legal{border-top:1px solid #2A473E;margin-top:56px;padding-top:24px;display:flex;justify-content:space-between;gap:16px;flex-wrap:wrap;font-size:13px}
.note{font-size:12px;margin-top:14px;color:#7D8E84}

@media (max-width:1100px){
  nav.mn{display:none}.burger{display:block}
  header.open nav.mn{display:flex;flex-direction:column;gap:14px;position:absolute;top:86px;left:0;right:0;background:var(--paper);padding:16px 16px 24px;border-bottom:1px solid var(--line)}
  .sform{grid-template-columns:1fr 1fr}.sform button{grid-column:1/-1;padding:16px;justify-content:center}
  .val,.res,.pbody,.split{grid-template-columns:1fr}
  .props,.areas,.team,.lplans{grid-template-columns:1fr 1fr}
  .stats{grid-template-columns:1fr 1fr}.stats div:nth-child(2){border-right:0}.stats div{border-bottom:1px solid var(--line)}
  .keyf{grid-template-columns:repeat(3,1fr)}
  .flt,.side{position:static}
  footer .cols{grid-template-columns:1fr 1fr}
  section{padding:80px 0}
}
@media (max-width:640px){
  .hr .btn-g{display:none}
  .sform{grid-template-columns:1fr}.sform label{border-right:0;border-bottom:1px solid var(--line)}
  .props,.areas,.team,.lplans,.res .props{grid-template-columns:1fr}
  .vbox{padding:24px}.vbox .r{grid-template-columns:1fr}
  .pg{grid-template-columns:1fr;grid-template-rows:260px 120px 120px}.pg img:first-child{grid-row:auto}
  .feat{columns:1}
  .form .r{grid-template-columns:1fr}
  .stabs button{padding:12px 16px}
  footer .cols{grid-template-columns:1fr}
}
[hidden]{display:none!important}
.wrap > *,.hero .wrap > *{min-width:0}