/* EDITORIAL — magazine: cream, charcoal, crimson; Newsreader + DM Sans; asymmetric white space */
:root{--bg:#faf8f4;--bg2:#fff;--ink:#1a1814;--muted:#6b6560;--line:#e5e0d6;--accent:#9c2b2b;--accent2:#c45c5c;--serif:'Newsreader',Georgia,serif;--sans:'DM Sans',system-ui,sans-serif;--shadow:0 24px 50px -28px rgba(26,24,20,.35)}
body{background:var(--bg);color:var(--ink);font-family:var(--sans);font-size:16.5px;font-weight:400}
h1,h2,h3{font-family:var(--serif);font-weight:400;letter-spacing:-.02em}
h2{font-size:clamp(2.2rem,4.5vw,3.4rem)}
.eyebrow{font-family:var(--sans);font-size:.72rem;font-weight:600;letter-spacing:.22em;text-transform:uppercase;color:var(--accent);margin-bottom:1rem}
.sec-head{margin-bottom:clamp(2.5rem,5vw,4rem)}
.sec-head.row{display:flex;justify-content:space-between;align-items:flex-end;gap:1rem;flex-wrap:wrap}
.sec-alt,.sec-sand{background:var(--bg2)}
.btn{display:inline-flex;align-items:center;gap:.5rem;padding:1rem 1.75rem;background:var(--ink);color:#fff;text-decoration:none;font-size:.78rem;font-weight:600;letter-spacing:.14em;text-transform:uppercase;border:1px solid var(--ink);cursor:pointer;transition:background .25s,color .25s}
.btn:hover{background:var(--accent);border-color:var(--accent)}
.btn-outline,.btn-ghost,.btn-line{background:transparent;color:var(--ink)}
.btn-outline:hover,.btn-line:hover{background:var(--ink);color:#fff}
.btn-ghost{border-color:rgba(255,255,255,.7);color:#fff}
.btn-ghost:hover{background:#fff;color:var(--ink);border-color:#fff}
.link-arrow{font-size:.78rem;font-weight:600;letter-spacing:.12em;text-transform:uppercase;color:var(--accent);text-decoration:none;border-bottom:1px solid currentColor;padding-bottom:.2rem}
.link-arrow:hover{color:var(--ink)}
/* header */
.site-header{background:transparent;padding:1.4rem 0;position:absolute;left:0;right:0;top:0;z-index:40}
.site-header.scrolled{position:fixed;background:rgba(250,248,244,.96);backdrop-filter:blur(8px);padding:.85rem 0;border-bottom:1px solid var(--line);box-shadow:none}
.logo{color:var(--ink)}
.logo-mark{font-family:var(--serif);font-size:1.65rem;font-weight:500;letter-spacing:-.03em;border-bottom:2px solid var(--accent);line-height:1;padding-bottom:.15rem}
.logo-name{font-family:var(--serif);font-size:1.35rem;font-weight:500;letter-spacing:-.02em}
.logo-sub{font-size:.62rem;letter-spacing:.28em;text-transform:uppercase;color:var(--muted);margin-top:.25rem;font-weight:600}
.site-nav ul a{font-size:.78rem;font-weight:600;letter-spacing:.12em;text-transform:uppercase;color:var(--ink)}
.site-nav ul a:hover,.site-nav a[aria-current]{color:var(--accent)}
.hdr-cta{border-bottom:1px solid var(--ink);padding:.35rem 0;font-size:.78rem;font-weight:600;letter-spacing:.12em;text-transform:uppercase}
.hdr-cta:hover{color:var(--accent);border-color:var(--accent)}
.nav-toggle{color:var(--ink)}
@media (max-width:900px){.site-nav{background:var(--bg)}.site-nav ul a{font-family:var(--serif);font-size:2.2rem;letter-spacing:-.02em;text-transform:none;font-weight:400}}
/* hero — asymmetric */
.hero{padding:clamp(7rem,14vw,10rem) 0 clamp(4rem,8vw,7rem);background:var(--bg)}
.ed-hero{display:grid;grid-template-columns:1.05fr .95fr;gap:clamp(2rem,5vw,5rem);align-items:end}
.ed-hero-copy{padding-bottom:1rem}
.ed-hero h1{font-size:clamp(3rem,7vw,5.8rem);line-height:.98;margin:0 0 1.5rem;max-width:14ch}
.ed-hero h1 em{font-style:italic;color:var(--accent)}
.ed-hero .lead{font-size:1.15rem;color:var(--muted);max-width:38ch;margin-bottom:2.25rem;line-height:1.55}
.ed-hero-media{position:relative}
.ed-hero-media>img{width:100%;aspect-ratio:3/4;object-fit:cover;box-shadow:var(--shadow)}
.ed-float{position:absolute;left:-18%;bottom:12%;background:var(--bg2);padding:1.4rem 1.6rem;max-width:240px;box-shadow:var(--shadow);border-top:3px solid var(--accent)}
.ed-float small{display:block;font-size:.68rem;letter-spacing:.18em;text-transform:uppercase;color:var(--accent);font-weight:600;margin-bottom:.4rem}
.ed-float b{font-family:var(--serif);font-size:1.45rem;font-weight:400;display:block;line-height:1.15;margin-bottom:.35rem}
.ed-float em{font-style:normal;color:var(--muted);font-size:.9rem}
@media (max-width:900px){.ed-hero{grid-template-columns:1fr}.ed-hero-media{max-width:480px}.ed-float{left:1rem;bottom:1rem}}
/* featured masonry */
.ed-feat{display:grid;grid-template-columns:1.4fr 1fr;gap:1.5rem}
.ed-feat-big{grid-row:span 2;text-decoration:none;display:block;position:relative;overflow:hidden;background:#ddd;min-height:520px}
.ed-feat-big img,.ed-feat-sm img{width:100%;height:100%;object-fit:cover;transition:transform 1s}
.ed-feat-big:hover img,.ed-feat-sm:hover img{transform:scale(1.04)}
.ed-feat-sm{text-decoration:none;display:grid;grid-template-columns:1fr 1fr;gap:0;background:var(--bg2);border:1px solid var(--line);min-height:250px;overflow:hidden}
.ed-feat-sm img{aspect-ratio:1;min-height:100%}
.ed-feat-cap{position:absolute;left:0;right:0;bottom:0;padding:2.5rem 2rem;background:linear-gradient(transparent,rgba(26,24,20,.85));color:#fff}
.ed-feat-cap .price{font-family:var(--serif);font-size:1.8rem;margin:.2rem 0}
.ed-feat-cap small{letter-spacing:.16em;text-transform:uppercase;font-size:.68rem;opacity:.85}
.ed-feat-body{padding:1.4rem 1.5rem;display:flex;flex-direction:column;justify-content:center}
.ed-feat-body .price{font-family:var(--serif);font-size:1.5rem;margin:.15rem 0}
.ed-feat-body h3{font-size:1.25rem;margin:0 0 .3rem}
.ed-feat-body p{color:var(--muted);font-size:.92rem;margin:0}
@media (max-width:900px){.ed-feat{grid-template-columns:1fr}.ed-feat-big{min-height:360px}.ed-feat-sm{grid-template-columns:1fr 1.1fr}}
/* about */
.ed-about{display:grid;grid-template-columns:.85fr 1.15fr;gap:clamp(2.5rem,6vw,5rem);align-items:start}
.ed-about-photo{position:relative}
.ed-about-photo img{width:100%;aspect-ratio:4/5;object-fit:cover}
.ed-pull{font-family:var(--serif);font-style:italic;font-size:clamp(1.6rem,3vw,2.2rem);line-height:1.3;margin:0 0 2rem;padding-left:1.5rem;border-left:3px solid var(--accent)}
.ed-about .stats{margin:2rem 0}
.stats dt{font-family:var(--serif);font-size:2.2rem;color:var(--accent);line-height:1}
.stats dd{font-size:.68rem;letter-spacing:.16em;text-transform:uppercase;color:var(--muted);margin-top:.4rem;font-weight:600}
@media (max-width:900px){.ed-about{grid-template-columns:1fr}}
/* areas */
.ed-areas{display:flex;flex-direction:column;gap:0;border-top:1px solid var(--line)}
.ed-area{display:grid;grid-template-columns:140px 1fr auto;gap:2rem;align-items:center;padding:1.75rem 0;border-bottom:1px solid var(--line);text-decoration:none;transition:background .25s}
.ed-area:hover{background:var(--bg2)}
.ed-area img{width:140px;height:90px;object-fit:cover}
.ed-area b{font-family:var(--serif);font-size:1.7rem;font-weight:400;display:block}
.ed-area span{color:var(--muted);font-size:.95rem}
.ed-area em{font-style:normal;font-family:var(--serif);font-size:1.35rem;color:var(--accent)}
@media (max-width:700px){.ed-area{grid-template-columns:100px 1fr;gap:1rem}.ed-area em{grid-column:2}}
/* quotes */
.ed-quotes{background:var(--ink);color:#f5f1ea;padding:clamp(4rem,9vw,7rem) 0;text-align:center}
.ed-quotes blockquote{font-family:var(--serif);font-style:italic;font-size:clamp(1.5rem,3vw,2.3rem);line-height:1.35;max-width:720px;margin:0 auto 1.75rem}
.ed-quotes figcaption{font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;color:var(--accent2);font-weight:600}
.ed-quotes figcaption span{display:block;color:rgba(245,241,234,.55);margin-top:.35rem;letter-spacing:.12em}
/* cta */
.ed-cta{padding:clamp(4rem,9vw,6.5rem) 0;text-align:center;border-top:1px solid var(--line)}
.ed-cta h2{margin-bottom:1rem}
.ed-cta p{color:var(--muted);max-width:480px;margin:0 auto 2rem}
/* cards */
.card{background:var(--bg2);border:1px solid var(--line);transition:box-shadow .3s}
.card:hover{box-shadow:var(--shadow)}
.card-tag{background:var(--ink);color:#fff;font-weight:600;letter-spacing:.08em}
.tag-new{background:var(--accent)}
.tag-pending{background:var(--muted)}
.card-body{padding:1.35rem 1.4rem 1.5rem}
.card-price{font-family:var(--serif);font-size:1.65rem;margin:0 0 .15rem}
.card-title{font-size:1.2rem;margin:0 0 .2rem;font-weight:400}
.card-loc{color:var(--muted);font-size:.9rem;margin-bottom:.9rem}
.card-meta{font-size:.78rem;color:var(--muted);border-top:1px solid var(--line);padding-top:.9rem;letter-spacing:.04em}
.card-meta b{color:var(--ink);font-weight:600}
/* page hero */
.page-hero{padding:9rem 0 3.5rem;border-bottom:1px solid var(--line);background:var(--bg2)}
.page-hero h1{font-size:clamp(2.6rem,6vw,4.5rem);margin-bottom:.5rem}
.ph-sub{color:var(--muted);max-width:560px}
/* listings / property / about / contact shared */
.listings-sec{padding-top:2rem}
.idx-slot{border:1px solid var(--line);background:var(--bg2)}
.idx-icon{color:var(--accent)}
.idx-title{font-family:var(--serif);font-size:1.45rem;font-weight:400}
.filters{border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:1.4rem 0;margin-bottom:2rem}
.fld span{color:var(--accent);font-weight:600}
select,input,textarea{border:1px solid var(--line);background:var(--bg2);color:var(--ink);border-radius:0}
select:focus,input:focus,textarea:focus{outline:none;border-color:var(--accent)}
.btn-reset{color:var(--accent);font-weight:600}
.results-count{font-size:.78rem;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);font-weight:600}
.results-count b{font-family:var(--serif);font-size:1.5rem;letter-spacing:0;color:var(--ink);font-weight:400}
.is-prop .prop-head{padding-top:7rem}
.prop-title h1{font-size:clamp(2rem,4vw,3.2rem)}
.prop-price>b{font-family:var(--serif);font-weight:400;font-size:2.4rem}
.prop-lead{font-family:var(--serif);font-size:1.45rem;line-height:1.4}
.facts{background:var(--line);gap:1px;display:grid;grid-template-columns:repeat(auto-fill,minmax(140px,1fr))}
.facts div{background:var(--bg2);padding:1rem}
.facts dt{color:var(--accent);font-size:.68rem;letter-spacing:.14em;text-transform:uppercase;font-weight:600}
.facts dd{font-family:var(--serif);font-size:1.2rem;margin:.25rem 0 0}
.features li::marker{color:var(--accent)}
.map-ph{border:1px solid var(--line);background:var(--bg);color:var(--muted)}
.side-card{background:var(--bg2);border:1px solid var(--line);padding:1.75rem}
.side-agent b{font-family:var(--serif);font-size:1.3rem;font-weight:400}
.side-title{font-family:var(--serif);font-size:1.4rem;font-weight:400}
.side-call a{color:var(--accent)}
.prop-nav a{color:var(--accent);font-size:.78rem;letter-spacing:.12em;text-transform:uppercase;font-weight:600;text-decoration:none}
.about-photo img{width:100%;aspect-ratio:4/5;object-fit:cover}
.about-story>p:not(.eyebrow):not(.signature){color:var(--muted)}
.signature{font-family:var(--serif);font-style:italic;font-size:1.8rem;color:var(--accent);margin:1.5rem 0}
.about-contact a{color:var(--accent)}
.stats-sec .stats{text-align:center;margin:0}
.stats-sec .stats dt{font-size:3rem}
.creds li{border:1px solid var(--line);padding:.9rem 1.1rem;font-size:.95rem;list-style:none;margin-bottom:.5rem}
.creds li::before{content:"—";color:var(--accent);margin-right:.6rem}
.about-quote blockquote{font-family:var(--serif);font-style:italic;font-size:clamp(1.4rem,3vw,2rem);line-height:1.35}
.about-quote .cite{color:var(--accent);font-size:.72rem;letter-spacing:.16em;text-transform:uppercase;font-weight:600}
.contact-form-wrap h2{font-size:2.4rem}
.contact-info{border:1px solid var(--line);padding:2rem;background:var(--bg2)}
.contact-info h3{font-family:var(--serif);font-size:1.8rem;font-weight:400}
.ci-title{color:var(--muted)}
.contact-info svg{color:var(--accent)}
.ci-hours b{color:var(--accent);font-size:.68rem;letter-spacing:.18em;text-transform:uppercase}
.form-thanks{border:1px solid var(--accent);background:rgba(156,43,43,.05)}
.thanks-title{font-family:var(--serif);font-size:2rem}
.t-card{background:var(--bg2);border:1px solid var(--line);padding:1.75rem}
.t-card blockquote{font-family:var(--serif);font-style:italic;font-size:1.15rem;line-height:1.45;margin:.8rem 0 1.2rem}
.stars{color:var(--accent);letter-spacing:.15em}
.t-av.t-init{background:var(--ink);color:#fff;display:grid;place-items:center;width:48px;height:48px;border-radius:50%;font-weight:600}
/* footer */
.site-footer{background:var(--ink);color:#d9d3c8;padding:4.5rem 0 2rem;margin-top:0}
.site-footer .logo{color:#f5f1ea}
.site-footer .logo-sub{color:var(--accent2)}
.ft-tag{color:rgba(245,241,234,.55);font-family:var(--serif);font-style:italic;font-size:1.15rem;max-width:300px;margin:1.25rem 0}
.site-footer h4{font-size:.68rem;letter-spacing:.2em;text-transform:uppercase;color:var(--accent2);font-weight:600;margin-bottom:1.1rem;font-family:var(--sans)}
.ft-links a,.ft-contact{color:#cfc8bb;font-size:.92rem}
.ft-links a:hover,.ft-contact a:hover{color:#fff}
.ft-contact svg{color:var(--accent2)}
.social a{border:1px solid rgba(255,255,255,.15);color:#f5f1ea}
.social a:hover{background:var(--accent);border-color:var(--accent)}
.ft-legal{color:#7a746b;border-top:1px solid rgba(255,255,255,.08);padding-top:1.5rem}
@media (max-width:640px){.ed-hero h1{font-size:2.8rem}.hero .btns{flex-direction:column;align-items:stretch}}