/* COASTAL — sand, sea glass, navy; DM Serif Display + Nunito Sans; rounded + airy */
:root{--sand:#f7f1e7;--sand2:#efe5d4;--glass:#d6ebe4;--glass2:#9fcfc1;--teal:#2c7f86;--navy:#1d3a55;--ink:#24384a;--muted:#5f7282;--sun:#e9b872;--white:#fff;--r:22px;--serif:'DM Serif Display',Georgia,serif;--sans:'Nunito Sans',system-ui,sans-serif;--shadow:0 18px 40px -18px rgba(29,58,85,.28)}
body{background:var(--white);color:var(--ink);font-family:var(--sans);font-size:16.5px}
h1,h2,h3{font-family:var(--serif);font-weight:400;color:var(--navy)}
h2{font-size:clamp(2rem,4vw,3rem)}
.eyebrow{color:var(--teal);font-weight:800;font-size:.78rem;letter-spacing:.16em;text-transform:uppercase;margin-bottom:.6rem}
.sec-head{margin-bottom:2.75rem;text-align:center}
.sec-head.split{display:flex;justify-content:space-between;align-items:flex-end;text-align:left;gap:1rem;flex-wrap:wrap}
.sec-head.split h2,.sec-head.row h2{margin:0}
.sec-sand,.sec-alt{background:var(--sand)}
.sec-glass{background:linear-gradient(180deg,var(--glass),#eaf5f1)}
.btn{display:inline-flex;align-items:center;gap:.5rem;justify-content:center;padding:.95rem 1.7rem;border-radius:999px;background:var(--navy);color:#fff;text-decoration:none;font-weight:700;border:2px solid var(--navy);cursor:pointer;transition:transform .2s,background .2s}
.btn:hover{transform:translateY(-2px);background:var(--teal);border-color:var(--teal)}
.btn-line,.btn-outline{background:transparent;color:var(--navy)}
.btn-line:hover,.btn-outline:hover{color:#fff}
.btn-sun{background:var(--sun);border-color:var(--sun);color:var(--navy)}
.btn-sun:hover{background:#f3cb8c;border-color:#f3cb8c}
.btn-ghost{background:transparent;border-color:rgba(255,255,255,.6);color:#fff}
.link-arrow{color:var(--teal);font-weight:700;text-decoration:none}
/* header */
.topbar{background:var(--navy);color:#e6f1ee;text-align:center;font-size:.85rem;padding:.5rem 1rem}
.topbar p{margin:0}
.topbar a{color:var(--sun);font-weight:700}
.site-header{background:rgba(255,255,255,.92);backdrop-filter:blur(10px);padding:.9rem 0;transition:box-shadow .3s}
.site-header.scrolled{box-shadow:0 6px 24px -12px rgba(29,58,85,.3)}
.logo{color:var(--teal)}
.logo-wave{width:46px;height:46px}
.logo-name{font-family:var(--serif);font-size:1.55rem;color:var(--navy)}
.logo-sub{font-size:.68rem;letter-spacing:.2em;text-transform:uppercase;color:var(--teal);font-weight:800}
.site-nav ul a{font-weight:700;color:var(--ink);padding:.4rem .2rem;border-bottom:2px solid transparent}
.site-nav ul a:hover,.site-nav a[aria-current]{border-color:var(--sun);color:var(--navy)}
.hdr-cta{background:var(--glass);color:var(--navy);padding:.65rem 1.1rem;border-radius:999px;font-weight:800;font-size:.92rem}
.hdr-cta:hover{background:var(--glass2)}
.nav-toggle{color:var(--navy)}
@media (max-width:900px){.site-nav{background:var(--sand)}.site-nav ul a{font-family:var(--serif);font-weight:400;font-size:2rem}.logo-name{font-size:1.3rem}.logo-wave{width:40px;height:40px}}
/* hero */
.hero{position:relative;background:linear-gradient(160deg,#fdfaf4 0%,var(--sand) 55%,var(--glass) 100%);padding:clamp(2.5rem,6vw,5rem) 0 clamp(5rem,9vw,8rem);overflow:hidden;color:var(--sand)}
.hero-grid{display:grid;grid-template-columns:1.05fr 1fr;gap:clamp(2rem,5vw,4.5rem);align-items:center;color:var(--ink)}
.pill{display:inline-block;background:#fff;border-radius:999px;padding:.45rem 1rem;font-size:.85rem;font-weight:700;color:var(--teal);box-shadow:var(--shadow);margin-bottom:1.5rem}
.hero h1{font-size:clamp(2.6rem,5.6vw,4.6rem);line-height:1.04;margin-bottom:1.25rem}
.hl{color:var(--teal);font-style:italic;background:linear-gradient(transparent 68%,rgba(233,184,114,.55) 68%)}
.hero .lead{font-size:1.15rem;color:var(--muted);max-width:520px;margin-bottom:2rem}
.quick-search{display:grid;grid-template-columns:repeat(3,1fr) auto;gap:.4rem;background:#fff;border-radius:999px;padding:.45rem;box-shadow:var(--shadow);max-width:620px}
.quick-search label{display:flex;flex-direction:column;padding:.35rem 1.1rem;border-right:1px solid var(--sand2)}
.quick-search label:nth-child(3){border:0}
.quick-search span{font-size:.68rem;font-weight:800;letter-spacing:.12em;text-transform:uppercase;color:var(--teal)}
.quick-search select{border:0;padding:.15rem 1.4rem .15rem 0;font-weight:700;color:var(--navy);background-position:calc(100% - 6px) 55%,calc(100% - 1px) 55%}
.quick-search button{border:0;border-radius:999px;background:var(--navy);color:#fff;font-weight:800;padding:0 1.6rem;cursor:pointer}
.quick-search button:hover{background:var(--teal)}
.trust{margin:1.5rem 0 0;color:var(--muted);font-weight:600;font-size:.92rem}
.stars{color:#e3a443;letter-spacing:.1em}
.hero-media{position:relative}
.hero-media>img{width:100%;aspect-ratio:4/4.6;object-fit:cover;border-radius:240px 240px var(--r) var(--r);box-shadow:var(--shadow)}
.float-card{position:absolute;left:-2rem;bottom:2.5rem;display:flex;gap:.9rem;align-items:center;background:#fff;border-radius:18px;padding:.7rem 1.1rem .7rem .7rem;box-shadow:var(--shadow);text-decoration:none;max-width:310px}
.float-card img{width:74px;height:74px;border-radius:12px;object-fit:cover}
.float-card span{display:flex;flex-direction:column;line-height:1.25}
.float-card small{color:var(--teal);font-weight:800;font-size:.7rem;letter-spacing:.12em;text-transform:uppercase}
.float-card b{font-family:var(--serif);font-weight:400;font-size:1.35rem;color:var(--navy)}
.float-card em{font-style:normal;color:var(--muted);font-size:.88rem}
.wave{position:absolute;left:0;bottom:-1px;width:100%;height:70px;color:var(--sand)}
@media (max-width:900px){.hero-grid{grid-template-columns:1fr}.hero-media{max-width:520px;margin:0 auto;width:100%}.float-card{left:1rem}
 .quick-search{grid-template-columns:1fr 1fr;border-radius:var(--r);padding:.8rem;gap:.6rem}.quick-search label{border:0;background:var(--sand);border-radius:14px;padding:.55rem .9rem}.quick-search label:nth-child(3){grid-column:span 2}.quick-search button{grid-column:span 2;padding:.95rem;border-radius:14px}}
/* cards */
.card{background:#fff;border-radius:var(--r);box-shadow:var(--shadow);transition:transform .3s}
.card:hover{transform:translateY(-6px)}
.card-media{margin:.6rem .6rem 0;border-radius:16px}
.card-tag{border-radius:999px;background:#fff;color:var(--navy);font-weight:800;letter-spacing:.06em}
.tag-new{background:var(--sun)}
.tag-pending{background:var(--glass)}
.card-body{padding:1.1rem 1.4rem 1.4rem}
.card-price{font-family:var(--serif);font-size:1.7rem;color:var(--navy);margin:0}
.card-title{font-family:var(--sans);font-weight:800;font-size:1.05rem;margin:.2rem 0 0;color:var(--ink)}
.card-loc{color:var(--muted);font-size:.9rem;margin-bottom:.9rem}
.card-meta{font-size:.88rem;color:var(--muted);gap:.4rem}
.card-meta li{background:var(--sand);border-radius:999px;padding:.2rem .7rem}
.card-meta b{color:var(--navy)}
/* about teaser */
.about-teaser{display:grid;grid-template-columns:1fr 1.15fr;gap:clamp(2.5rem,6vw,5rem);align-items:center}
.arch{position:relative;max-width:440px;justify-self:center;width:100%}
.arch img{position:relative;z-index:1;width:100%;aspect-ratio:4/5;object-fit:cover;border-radius:220px 220px var(--r) var(--r)}
.blob{position:absolute;width:80%;height:80%;right:-12%;bottom:-8%;background:var(--glass);border-radius:46% 54% 60% 40%/50% 40% 60% 50%}
.about-teaser>div>p:not(.eyebrow){color:var(--muted)}
.chips{display:flex;flex-wrap:wrap;gap:.7rem;margin:1.5rem 0 2rem}
.chips div{background:var(--sand);border-radius:16px;padding:.75rem 1.1rem}
.chips dt{font-family:var(--serif);font-size:1.6rem;color:var(--navy);line-height:1}
.chips dd{margin:0;font-size:.8rem;color:var(--muted);font-weight:600}
@media (max-width:900px){.about-teaser{grid-template-columns:1fr}.arch{max-width:340px}}
/* areas */
.area-scroll{display:grid;grid-auto-flow:column;grid-auto-columns:minmax(260px,1fr);gap:1.25rem;overflow-x:auto;scroll-snap-type:x mandatory;padding-bottom:1rem;scrollbar-width:thin}
.area-card{scroll-snap-align:start;position:relative;border-radius:var(--r);overflow:hidden;aspect-ratio:3/4;text-decoration:none;box-shadow:var(--shadow)}
.area-card img{width:100%;height:100%;object-fit:cover;transition:transform .6s}
.area-card:hover img{transform:scale(1.06)}
.area-body{position:absolute;left:.75rem;right:.75rem;bottom:.75rem;background:rgba(255,255,255,.94);border-radius:16px;padding:1rem 1.1rem;display:flex;flex-direction:column}
.area-body b{font-family:var(--serif);font-weight:400;font-size:1.5rem;color:var(--navy)}
.area-body span{font-size:.88rem;color:var(--muted);line-height:1.4}
.area-body small{margin-top:.4rem;color:var(--teal);font-weight:800}
/* testimonials */
.t-card{background:var(--sand);border-radius:var(--r);padding:2rem}
.t-card blockquote{font-size:1.05rem;color:var(--ink)}
.t-card .stars{margin-bottom:.8rem}
.t-card small{color:var(--muted)}
.t-card b{color:var(--navy)}
/* cta */
.cta{position:relative;background:var(--navy);color:#e6f1ee;padding:7rem 0 5rem}
.wave-top{position:absolute;top:-1px;left:0;width:100%;height:70px;color:#fff}
.cta-in{display:flex;justify-content:space-between;align-items:center;gap:2rem;flex-wrap:wrap}
.cta h2{color:#fff;margin-bottom:.4rem}
.cta p{margin:0;color:#c9dcd8}
/* page hero */
.page-hero{background:linear-gradient(160deg,#fdfaf4,var(--sand) 50%,var(--glass));padding:4.5rem 0 6.5rem;text-align:center;color:#fff}
.ph-in{color:var(--ink)}
.page-hero h1{font-size:clamp(2.5rem,6vw,4.2rem);margin-bottom:.5rem}
.ph-sub{color:var(--muted);font-size:1.1rem;max-width:620px;margin:0 auto}
.ph-wave{position:absolute;left:0;bottom:-1px;width:100%;height:60px}
/* listings */
.listings-sec{padding-top:2.5rem}
.idx-slot{border-radius:var(--r);background:var(--glass);color:var(--navy);border:2px dashed var(--glass2)}
.idx-icon{background:#fff;border-radius:50%;padding:.7rem;color:var(--teal)}
.idx-icon svg{width:1.8rem;height:1.8rem}
.idx-title{font-family:var(--serif);font-weight:400;font-size:1.45rem}
.filters{background:#fff;border-radius:var(--r);box-shadow:var(--shadow);padding:1.25rem 1.5rem;margin-bottom:2rem}
.fld span{font-weight:800;color:var(--teal)}
select,input,textarea{border:1.5px solid var(--sand2);border-radius:14px;background-color:#fff;color:var(--ink)}
select:focus,input:focus,textarea:focus{outline:none;border-color:var(--teal);box-shadow:0 0 0 4px rgba(44,127,134,.12)}
.btn-reset{color:var(--teal);font-weight:700}
.results-count{font-weight:700;color:var(--muted)}
.results-count b{color:var(--navy)}
/* property */
.crumbs{color:var(--muted)}
.crumbs a{color:var(--teal);font-weight:700}
.prop-title h1{font-size:clamp(2rem,4.5vw,3.2rem)}
.prop-loc{color:var(--muted)}
.prop-price>b{font-family:var(--serif);font-weight:400;color:var(--navy);font-size:2.4rem}
.prop-price .card-meta li{background:var(--sand)}
.g-main{border-radius:var(--r)}
.g-thumb{border-radius:12px}
.g-thumb.active{border-color:var(--teal)}
.g-expand{border-radius:999px}
.prop-main h3{margin-top:2.25rem}
.prop-lead{font-family:var(--serif);font-size:1.5rem;color:var(--navy);line-height:1.35}
.prop-main>p{color:var(--muted)}
.facts{gap:.6rem}
.facts div{background:var(--sand);border-radius:14px}
.facts dt{color:var(--teal);font-weight:800}
.facts dd{color:var(--navy);font-size:1.05rem}
.features li::marker{content:"🐚  ";font-size:.8em}
.map-ph{border-radius:var(--r);background:radial-gradient(circle at 30% 40%,var(--glass) 0 18%,transparent 19%),radial-gradient(circle at 70% 60%,var(--sand2) 0 22%,transparent 23%),var(--sand);color:var(--navy)}
.map-ph svg{color:var(--teal)}
.side-card{background:#fff;border-radius:var(--r);box-shadow:var(--shadow);border:1px solid var(--sand2)}
.side-agent b{font-family:var(--serif);font-weight:400;font-size:1.3rem;color:var(--navy)}
.side-agent small{color:var(--muted)}
.side-title{font-family:var(--serif);font-weight:400;font-size:1.4rem;color:var(--navy)}
.showing-form span,.contact-form span{font-weight:800;color:var(--teal)}
.showing-form .btn{width:100%}
.side-call a{color:var(--teal);font-weight:800}
.prop-nav a{color:var(--teal);font-weight:800;text-decoration:none}
/* about */
.about-photo img{border-radius:220px 220px var(--r) var(--r)}
.about-story>p:not(.eyebrow):not(.signature){color:var(--muted)}
.signature{font-family:var(--serif);font-style:italic;font-size:1.8rem;color:var(--teal)}
.about-contact a{color:var(--navy);font-weight:800}
.stats-sec .stats div{background:#fff;border-radius:var(--r);padding:1.75rem;text-align:center;box-shadow:var(--shadow)}
.stats dt{font-family:var(--serif);font-size:2.6rem;color:var(--navy);line-height:1}
.stats dd{color:var(--muted);font-weight:700;margin-top:.4rem}
.creds li{background:var(--sand);border-radius:16px;font-weight:600}
.creds li::before{content:"✓";color:var(--teal);font-weight:900;margin-right:.6rem}
.creds-wrap>div>p:not(.eyebrow){color:var(--muted)}
.about-quote blockquote{margin:0 0 1rem;font-family:var(--serif);font-size:clamp(1.5rem,3vw,2.1rem);color:var(--navy);line-height:1.35}
.about-quote .cite{color:var(--muted);margin-bottom:2rem}
/* contact */
.contact-form-wrap{background:#fff;border-radius:var(--r);box-shadow:var(--shadow);padding:clamp(1.5rem,4vw,2.75rem);border:1px solid var(--sand2)}
.form-note{color:var(--muted)}
.contact-info{background:var(--sand);border-radius:var(--r);padding:2.25rem}
.ci-photo{border:4px solid #fff;box-shadow:var(--shadow)}
.ci-title{color:var(--muted)}
.contact-info a{color:var(--navy);font-weight:700}
.contact-info svg{color:var(--teal)}
.ci-hours{color:var(--muted)}
.contact-info .social a{background:#fff;color:var(--teal)}
.form-thanks{background:var(--glass);border-radius:var(--r);color:var(--navy)}
.thanks-title{font-family:var(--serif)}
/* footer */
.site-footer{background:var(--sand);padding:4.5rem 0 2rem;color:var(--ink)}
.ft-grid{margin-bottom:3rem}
.ft-tag{color:var(--muted);margin:1.2rem 0;max-width:320px}
.site-footer h4{font-family:var(--sans);font-weight:800;font-size:.8rem;letter-spacing:.14em;text-transform:uppercase;color:var(--teal);margin-bottom:1rem}
.ft-links a,.ft-contact a{font-weight:600}
.ft-links a:hover,.ft-contact a:hover{color:var(--teal)}
.ft-contact svg{color:var(--teal)}
.social a{background:#fff;color:var(--navy);box-shadow:0 6px 14px -8px rgba(29,58,85,.4)}
.social a:hover{background:var(--navy);color:#fff}
.ft-legal{border-top:1px solid var(--sand2);padding-top:1.5rem;color:var(--muted)}
.chips{display:grid;grid-template-columns:repeat(4,1fr)}
@media (max-width:1100px){.chips{grid-template-columns:repeat(2,1fr)}}
@media (max-width:640px){.blob{right:-4%}.topbar{font-size:.78rem}.topbar a{display:block}}