:root{--ivory:#FAF6EE;--cream:#F1E9DA;--sand:#E6DAC3;--navy:#14213D;--navy2:#43506B;--gold:#B8975A;--gold-d:#775C25;--line:rgba(20,33,61,.14);--hdr:64px;--serif:'Cormorant Garamond',Georgia,'Times New Roman',serif;--sans:'Jost','Helvetica Neue',Arial,sans-serif;--max:1240px;--pad:clamp(18px,4vw,56px);--sec:clamp(44px,5.6vw,84px);--dpr:1;--edge:max(var(--pad),calc((100vw - var(--max)) / 2 + var(--pad)))}
*{box-sizing:border-box}html{-webkit-text-size-adjust:100%;scroll-padding-top:calc(var(--hdr) + 8px)}
body{margin:0;background:var(--ivory);color:var(--navy);font:400 17px/1.6 var(--sans);padding-top:var(--hdr);overflow-x:hidden}
img{display:block;max-width:100%;height:auto}a{color:inherit}button{font-family:inherit}
.skip{position:absolute;left:12px;top:-60px;background:var(--navy);color:var(--ivory);padding:12px 18px;z-index:200;border-radius:999px}.skip:focus{top:12px}
.sr{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
h1,h2,h3{font-family:var(--serif);font-weight:500;line-height:1.04;margin:0;letter-spacing:-.005em}
h2{font-size:clamp(34px,4.2vw,58px)}h3{font-size:clamp(24px,2.2vw,30px);line-height:1.12}
em{font-style:italic;color:var(--gold-d);font-weight:500}
p{margin:0 0 1em}
.wrap{max-width:var(--max);margin:0 auto;padding:0 var(--pad)}
.eyebrow{font:500 12px/1 var(--sans);letter-spacing:.26em;text-transform:uppercase;color:var(--gold-d);margin:0 0 16px;display:flex;align-items:center;gap:14px}
.eyebrow:before{content:"";width:30px;height:1px;background:var(--gold)}
.lede{font-size:clamp(18px,1.4vw,21px);line-height:1.55}
.link{display:inline-flex;align-items:center;min-height:44px;font-weight:500;letter-spacing:.04em;text-decoration:none;border-bottom:1px solid var(--gold);color:var(--navy);transition:color .25s}
.link:hover{color:var(--gold-d)}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:10px;min-height:52px;padding:0 30px;border-radius:999px;background:var(--navy);color:var(--ivory);font:500 13.5px/1 var(--sans);letter-spacing:.14em;text-transform:uppercase;text-decoration:none;border:1px solid var(--navy);transition:background .3s,color .3s,border-color .3s;cursor:pointer;-webkit-tap-highlight-color:transparent}
.btn:hover{background:var(--gold-d);border-color:var(--gold-d)}
.btn.sm{min-height:46px;padding:0 22px;font-size:12px}.btn.ghost{background:transparent;color:var(--navy)}.btn.ghost:hover{background:var(--navy);color:var(--ivory);border-color:var(--navy)}
.ic{width:17px;height:17px;fill:none;stroke:currentColor;stroke-width:1.7;stroke-linecap:round;stroke-linejoin:round}
:focus-visible{outline:2px solid var(--gold-d);outline-offset:3px}
/* header */
.hdr{position:fixed;inset:0 0 auto 0;height:var(--hdr);z-index:60;background:rgba(250,246,238,.95);backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px);border-bottom:1px solid var(--line)}
.hwrap{height:100%;max-width:1400px;margin:0 auto;padding:0 var(--pad);display:flex;align-items:center;justify-content:space-between;gap:24px}
.brand{text-decoration:none;display:flex;flex-direction:column;gap:4px;min-height:44px;justify-content:center}
.brand b{font:600 24px/1 var(--serif);letter-spacing:.02em}.brand span{font:400 9.5px/1.2 var(--sans);letter-spacing:.2em;text-transform:uppercase;color:var(--navy2)}
.nav{display:flex;gap:clamp(16px,2.2vw,36px)}.nav a{display:inline-flex;align-items:center;justify-content:center;min-height:44px;min-width:44px;text-decoration:none;font:500 12.5px/1 var(--sans);letter-spacing:.14em;text-transform:uppercase;position:relative}
.nav a:after{content:"";position:absolute;left:0;right:0;bottom:9px;height:1px;background:var(--gold);transform:scaleX(0);transform-origin:left;transition:transform .35s}.nav a:hover:after,.nav a[aria-current]:after{transform:scaleX(1)}
.hcta{display:flex;align-items:center;gap:10px}
.burger{display:none;width:46px;height:46px;border:0;background:none;position:relative;cursor:pointer;color:var(--navy)}
.burger i{position:absolute;left:12px;right:12px;height:1.5px;background:currentColor;transition:transform .3s,top .3s}.burger i:nth-child(1){top:19px}.burger i:nth-child(2){top:27px}
.menu-open .burger i:nth-child(1){top:23px;transform:rotate(45deg)}.menu-open .burger i:nth-child(2){top:23px;transform:rotate(-45deg)}
.mnav{position:fixed;inset:var(--hdr) 0 0 0;background:var(--ivory);z-index:55;padding:14px var(--pad) 36px;display:flex;flex-direction:column;opacity:0;visibility:hidden;transition:opacity .3s,visibility .3s;overflow:auto}
.menu-open .mnav{opacity:1;visibility:visible}
.mnav>a{font:500 32px/1 var(--serif);text-decoration:none;padding:14px 0;border-bottom:1px solid var(--line);min-height:56px}
.mcontact{margin-top:24px;display:grid;gap:4px}.mcontact a{min-height:44px;display:flex;align-items:center;text-decoration:none;font-weight:500}
/* ---------- journey ---------- */
.journey{position:relative;height:calc((100svh - var(--hdr)) * 6.4);background:#EDE6D6}
.jstage{position:sticky;top:var(--hdr);height:calc(100svh - var(--hdr));overflow:hidden;background:#EDE6D6;contain:strict}
.jpent,.cabg{position:absolute;left:0;top:0;transform-origin:0 0}
.jpent img{width:100%;height:100%;object-fit:cover;max-width:none}
.cabg{visibility:hidden}.jrun .cabg{visibility:visible}
.cabg>img{position:absolute;display:block;max-width:none}
.cabg .door{will-change:transform}
.plate{position:absolute;display:flex;align-items:center;justify-content:center}
.glass{height:82%;aspect-ratio:360/200;overflow:hidden;border-radius:7px;background:linear-gradient(180deg,#1d2640,#0e1424);box-shadow:inset 0 0 0 1px rgba(214,184,120,.55),inset 0 6px 14px rgba(0,0,0,.45),0 0 18px rgba(246,226,176,.18);position:relative}
.glass img{position:absolute;left:0;top:0;width:100%;height:auto;will-change:transform;max-width:none}
.warm{position:absolute;inset:0;pointer-events:none;opacity:0;will-change:opacity;background:radial-gradient(ellipse 80% 70% at 50% 42%,rgba(255,236,196,.55),rgba(255,226,170,.22) 55%,rgba(255,226,170,0))}
.jt{position:absolute;left:clamp(16px,5vw,72px);bottom:clamp(20px,5.5vh,56px);width:min(560px,calc(100% - 32px));background:rgba(250,246,238,.985);-webkit-backdrop-filter:blur(10px);backdrop-filter:blur(10px);padding:clamp(20px,2.4vw,34px);border:1px solid rgba(184,151,90,.45);border-radius:2px;opacity:0;visibility:hidden}
.jt h1{font-size:clamp(42px,5.2vw,76px);margin-bottom:8px}.jt h2{font-size:clamp(32px,3.4vw,50px);margin-bottom:16px}
.jt .eyebrow{margin-bottom:12px}
.jt .role{font-size:15.5px;line-height:1.5;margin:0 0 6px;color:var(--navy2)}.jt .role b{color:var(--navy);font-weight:500}
.jt .tag{font:italic 500 clamp(19px,1.6vw,23px)/1.3 var(--serif);margin:0 0 18px}
.jt .acts{display:flex;flex-wrap:wrap;gap:10px 22px;align-items:center}
.jt1{opacity:1;visibility:visible}
.jskip{position:absolute;right:clamp(14px,4vw,56px);top:14px;z-index:6;display:inline-flex;align-items:center;min-height:44px;padding:0 20px;background:rgba(250,246,238,.94);border:1px solid rgba(184,151,90,.6);font:500 11.5px/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;color:var(--navy);text-decoration:none;border-radius:999px}
.jskip:hover{background:var(--navy);color:var(--ivory)}
.sl{position:absolute;inset:0;opacity:0;visibility:hidden;background:#EDE6D6}
.sl .fr{position:absolute;left:50%;top:0;height:100%;width:min(100%,calc(var(--cap) / var(--dpr) * 1.25));transform:translateX(-50%);overflow:hidden}
.sl img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;max-width:none;transform-origin:50% 50%}
.sl .jt{opacity:0;visibility:hidden}
.sl .jt a.btn{pointer-events:auto}
/* static fallbacks: lite, reduced motion, no JS */
html:not(.js) .journey,.lite .journey{height:auto}
html:not(.js) .jstage,.lite .jstage{position:relative;top:0;height:auto;contain:none;overflow:visible;background:var(--ivory)}
html:not(.js) .cabg,.lite .cabg,html:not(.js) .jt1,.lite .jt1,html:not(.js) .jskip,.lite .jskip,html:not(.js) .warm,.lite .warm{display:none}
html:not(.js) .jpent,.lite .jpent{position:relative;width:100%;height:calc(100svh - var(--hdr));max-height:900px;min-height:420px}
html:not(.js) .jt2,.lite .jt2{opacity:1;visibility:visible;position:absolute;left:clamp(16px,5vw,72px);bottom:auto;top:calc(100svh - var(--hdr) - clamp(20px,5vh,48px));transform:translateY(-100%)}
html:not(.js) .sl,.lite .sl{position:relative;inset:auto;opacity:1;visibility:visible;height:calc(100svh - var(--hdr));max-height:900px;min-height:420px}
html:not(.js) .sl .jt,.lite .sl .jt{opacity:1;visibility:visible;position:absolute}
html:not(.js) .sl .fr,.lite .sl .fr{width:100%}
/* ---------- sections ---------- */
.sec{padding:var(--sec) 0}
.lhead{display:flex;justify-content:space-between;align-items:flex-end;gap:20px;margin-bottom:clamp(20px,2.6vw,34px)}.lhead .eyebrow{margin-bottom:14px}
.sub{max-width:44ch;color:var(--navy2);margin:8px 0 0}
/* carousel */
.carw{position:relative}
.car{display:flex;gap:clamp(14px,1.6vw,22px);overflow-x:auto;scroll-snap-type:x mandatory;-webkit-overflow-scrolling:touch;padding:4px var(--edge) 18px;scroll-padding-left:var(--edge);margin:0;list-style:none;scrollbar-width:none;overscroll-behavior-x:contain;cursor:grab}
.car::-webkit-scrollbar{display:none}.car.drag{cursor:grabbing;scroll-snap-type:none}.car.drag a{pointer-events:none}
.car>li{flex:0 0 min(80vw,430px);scroll-snap-align:start}
.lc{display:block;text-decoration:none;color:inherit;background:#FFFDF8;border:1px solid var(--line);height:100%;position:relative;-webkit-user-drag:none}
.lc .ph{aspect-ratio:3/2;background:var(--sand);overflow:hidden;position:relative}
.lc .ph img{width:100%;height:100%;object-fit:cover;transition:transform .8s cubic-bezier(.2,.7,.2,1);-webkit-user-drag:none}
.lc:hover .ph img{transform:scale(1.04)}
.tagx{position:absolute;left:12px;top:12px;background:var(--navy);color:#fff;font:500 10.5px/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;padding:7px 10px 6px}
.lc .bd{padding:16px 18px 18px}
.lc .pr{font:500 32px/1 var(--serif);margin-bottom:8px}
.lc .ad{font-weight:500;line-height:1.35}.lc .ar{font-size:14.5px;color:var(--navy2);margin-top:2px}
.lc .go{display:inline-flex;margin-top:12px;font:500 12px/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;color:var(--gold-d);border-bottom:1px solid var(--gold);padding-bottom:3px}
.lc.end{display:grid;place-items:center;text-align:center;min-height:300px;background:var(--navy);color:var(--ivory);border-color:var(--navy)}
.lc.end h3{font-size:clamp(30px,3vw,42px);margin-bottom:10px}.lc.end span{font:500 12px/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;border-bottom:1px solid var(--gold);padding-bottom:4px}
.cnav{display:flex;align-items:center;gap:10px;padding:0 var(--pad);max-width:var(--max);margin:4px auto 0}
.cnav button.ar{width:46px;height:46px;border-radius:50%;border:1px solid var(--line);background:#FFFDF8;color:var(--navy);cursor:pointer;display:grid;place-items:center;padding:0}
.cnav button.ar:hover{background:var(--navy);color:#fff}.cnav button.ar:disabled{opacity:.35;cursor:default;background:#FFFDF8;color:var(--navy)}
.dots{display:flex;gap:2px;margin-left:8px}.dots button{width:44px;height:44px;border:0;background:none;cursor:pointer;padding:0;position:relative}
.dots button:after{content:"";position:absolute;left:12px;right:12px;top:21px;height:2px;background:var(--line);transition:background .3s}.dots button[aria-current="true"]:after{background:var(--gold-d)}
/* map */
.mapsec{padding-bottom:0}
.mhead{display:flex;justify-content:space-between;align-items:flex-end;gap:20px 60px;margin-bottom:clamp(18px,2.4vw,30px)}.mhead .eyebrow{margin-bottom:14px}
.mapwrap{max-width:1560px;margin:0 auto;padding:0 clamp(0px,2vw,28px)}
.mapui{position:relative;height:clamp(520px,76vh,780px);overflow:hidden;background:#F7F2E7;border:1px solid var(--line);isolation:isolate;box-shadow:0 40px 80px -50px rgba(20,33,61,.45)}
.mcanvas{position:absolute;inset:0;z-index:1;touch-action:none;cursor:grab;outline:none;overflow:hidden}.mcanvas:active{cursor:grabbing}
.mcanvas canvas{position:absolute;left:0;top:0;transform-origin:0 0;will-change:transform}
.mpins{position:absolute;inset:0;pointer-events:none}
.pin{position:absolute;left:0;top:0;pointer-events:auto;will-change:transform;margin:0;padding:0;border:0;background:none;cursor:pointer;-webkit-tap-highlight-color:transparent}
.pin>span{position:absolute;left:0;top:0;transform:translate(-50%,-100%) translateY(-7px);display:block;white-space:nowrap;font:500 13px/1 var(--sans);color:var(--navy);background:#FFFDF8;border:1px solid rgba(20,33,61,.24);padding:8px 11px 7px;border-radius:999px;box-shadow:0 8px 16px -8px rgba(20,33,61,.55);transition:transform .25s cubic-bezier(.2,.7,.2,1),background .25s,color .25s}
.pin>span:after{content:"";position:absolute;left:50%;bottom:-5px;width:8px;height:8px;background:inherit;border:inherit;border-top:0;border-left:0;transform:translateX(-50%) rotate(45deg)}
.pin.l>span{border-style:dashed}
.pin.a>span{background:var(--navy);color:#FAF6EE;border-color:var(--gold)}
.pin.k>span{width:36px;height:36px;padding:0;display:grid;place-items:center;background:var(--navy);color:#FAF6EE;border-color:var(--gold);font-size:14px;transform:translate(-50%,-50%)}
.pin.k>span:after{display:none}
.pin.s{z-index:5}.pin.s>span{background:var(--gold-d);color:#fff;border-color:var(--gold-d);transform:translate(-50%,-100%) translateY(-7px) scale(1.12)}
.pin.k.s>span{transform:translate(-50%,-50%) scale(1.1)}
.pin:hover>span{transform:translate(-50%,-100%) translateY(-9px) scale(1.06)}.pin.k:hover>span{transform:translate(-50%,-50%) scale(1.08)}
.pin:focus-visible>span{outline:2px solid var(--gold-d);outline-offset:3px}
.pin.n>span{animation:pin .7s cubic-bezier(.2,.8,.2,1) both;animation-delay:var(--d,0s)}
@keyframes pin{from{opacity:0;transform:translate(-50%,-100%) translateY(-24px)}to{opacity:1;transform:translate(-50%,-100%) translateY(-7px)}}
.mbar{position:absolute;left:14px;right:14px;top:14px;display:flex;flex-direction:column;gap:8px;pointer-events:none;z-index:3}
.chips{display:flex;gap:6px;overflow-x:auto;scrollbar-width:none;pointer-events:auto;padding-bottom:2px}.chips::-webkit-scrollbar{display:none}
.chips button,.fchips button{flex:none;min-height:40px;padding:0 16px;border-radius:999px;border:1px solid rgba(20,33,61,.2);background:rgba(255,253,248,.96);color:var(--navy);font:500 12.5px/1 var(--sans);letter-spacing:.06em;cursor:pointer;white-space:nowrap}
.chips button:hover,.fchips button:hover{border-color:var(--navy)}.chips button.on,.fchips button.on,.chips button[aria-pressed="true"],.fchips button[aria-pressed="true"]{background:var(--navy);color:#fff;border-color:var(--navy)}
.mfilt{display:flex;gap:6px;pointer-events:auto;flex-wrap:wrap}
.mfilt button{min-height:36px;padding:0 14px;border-radius:999px;border:1px solid rgba(20,33,61,.2);background:rgba(255,253,248,.96);color:var(--navy);font:500 11.5px/1 var(--sans);letter-spacing:.1em;text-transform:uppercase;cursor:pointer}
.mfilt button[aria-pressed="true"]{background:var(--navy);color:#fff;border-color:var(--navy)}
.mzoom{position:absolute;right:14px;bottom:44px;z-index:3;display:grid;gap:6px}
.mzoom button{width:44px;height:44px;border-radius:50%;border:1px solid rgba(20,33,61,.2);background:rgba(255,253,248,.96);color:var(--navy);font:400 22px/1 var(--sans);display:grid;place-items:center;cursor:pointer;box-shadow:0 6px 14px -8px rgba(20,33,61,.5);padding:0}
.mzoom button:hover{background:var(--navy);color:#fff}.mzoom .ic{width:18px;height:18px}
.mlistbtn{position:absolute;left:50%;transform:translateX(-50%);bottom:44px;z-index:3;min-height:44px;padding:0 22px;border-radius:999px;border:1px solid var(--navy);background:var(--navy);color:#FAF6EE;font:500 12px/1 var(--sans);letter-spacing:.14em;text-transform:uppercase;cursor:pointer;display:none;box-shadow:0 12px 22px -12px rgba(20,33,61,.7)}
.mattr{position:absolute;left:10px;bottom:6px;z-index:2;margin:0;font-size:11px;line-height:1.3;color:#6a7288;background:rgba(255,253,248,.82);padding:2px 6px}.mattr a{color:inherit}
.mhint{position:absolute;left:50%;top:104px;transform:translateX(-50%);z-index:4;margin:0;padding:10px 16px;border-radius:999px;background:rgba(20,33,61,.9);color:#fff;font-size:13px;opacity:0;pointer-events:none;transition:opacity .3s;white-space:nowrap}.mhint.on{opacity:1}
.mlist{position:absolute;left:14px;top:104px;bottom:100px;width:min(340px,calc(100% - 28px));z-index:3;background:rgba(255,253,248,.97);border:1px solid rgba(20,33,61,.14);box-shadow:0 20px 40px -24px rgba(20,33,61,.5);display:flex;flex-direction:column;transform:translateX(calc(-100% - 24px));transition:transform .5s cubic-bezier(.2,.7,.2,1);visibility:hidden}
.mlist.on{transform:none;visibility:visible}
.mlh{display:flex;align-items:center;justify-content:space-between;padding:6px 6px 6px 16px;border-bottom:1px solid var(--line);font:500 12px/1 var(--sans);letter-spacing:.16em;text-transform:uppercase}
.mx{width:44px;height:44px;border:0;background:none;font:300 26px/1 var(--sans);cursor:pointer;color:var(--navy)}
.mlist ul{list-style:none;margin:0;padding:0;overflow:auto;overscroll-behavior:contain;flex:1;-webkit-overflow-scrolling:touch}
.mlist li button{all:unset;box-sizing:border-box;width:100%;display:grid;grid-template-columns:76px 1fr;gap:12px;padding:10px 14px;border-bottom:1px solid var(--line);cursor:pointer;min-height:76px;align-items:center}
.mlist li button:hover,.mlist li button.s{background:var(--cream)}.mlist li button:focus-visible{outline:2px solid var(--gold-d);outline-offset:-2px}
.mlist .th{width:76px;height:56px;background:var(--sand);overflow:hidden}.mlist .th img{width:100%;height:100%;object-fit:cover}
.mlist .lp{font:500 21px/1 var(--serif);display:block}.mlist .la{font-size:13.5px;line-height:1.3;color:var(--navy2);display:block;margin-top:3px}
.mlist .lt{font:500 10px/1 var(--sans);letter-spacing:.14em;text-transform:uppercase;color:var(--gold-d);margin-left:8px}
.mcard{position:absolute;right:14px;top:104px;width:min(360px,calc(100% - 28px));z-index:4;background:#FFFDF8;border:1px solid rgba(184,151,90,.5);box-shadow:0 30px 60px -30px rgba(20,33,61,.6);animation:cardin .5s cubic-bezier(.2,.7,.2,1)}
@keyframes cardin{from{opacity:0;transform:translateY(14px)}to{opacity:1;transform:none}}
.mcard[hidden]{display:none}
.mcard .cph{aspect-ratio:3/2;background:var(--sand);overflow:hidden;position:relative}.mcard .cph img{width:100%;height:100%;object-fit:cover}
.mcard .cx{position:absolute;right:6px;top:6px;width:44px;height:44px;border-radius:50%;border:0;background:rgba(250,246,238,.94);font:300 26px/1 var(--sans);color:var(--navy);cursor:pointer}
.mcard .cst{position:absolute;left:12px;top:12px;background:var(--navy);color:#fff;font:500 10.5px/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;padding:7px 10px 6px}
.mcard .cb{padding:16px 18px 18px}.mcard .cp{font:500 32px/1 var(--serif);margin-bottom:8px}.mcard .ca{font-weight:500;line-height:1.35;margin-bottom:4px}.mcard .cm{font-size:14.5px;color:var(--navy2);margin-bottom:2px}
.mcard .cbk{font-size:11.5px;color:var(--navy2);padding-top:10px;margin-top:10px;border-top:1px solid var(--line)}
.mcard .cact{display:flex;gap:10px;margin-top:14px;flex-wrap:wrap}.mcard .btn{min-height:46px;padding:0 20px;font-size:12px}
.nomap{position:absolute;inset:0;display:grid;place-items:center;z-index:5;text-align:center;padding:20px;background:#F7F2E7}
.mnote{max-width:var(--max);margin:12px auto 0;padding:0 var(--pad);font-size:14px;color:var(--navy2)}
/* open houses */
.ohs{background:var(--cream)}
.ohgrid{display:grid;grid-template-columns:minmax(0,5fr) minmax(0,7fr);gap:clamp(24px,5vw,72px);align-items:start}
.ohrow{display:grid;grid-template-columns:96px 1fr auto;gap:14px 20px;align-items:center;padding:18px 0;border-top:1px solid var(--line)}
.ohrow:last-child{border-bottom:1px solid var(--line)}
.ohd{font:500 13px/1.2 var(--sans);letter-spacing:.14em;text-transform:uppercase;color:var(--gold-d)}.ohd b{display:block;font:500 34px/1 var(--serif);color:var(--navy);letter-spacing:0;margin-top:4px;text-transform:none}
.oha{font:500 24px/1.15 var(--serif)}.ohm{font-size:14.5px;color:var(--navy2);margin-top:4px}
.ohact{display:flex;flex-wrap:wrap;gap:8px 18px;justify-content:flex-end}
.ohempty{background:#FFFDF8;border:1px solid var(--line);padding:clamp(22px,3vw,36px)}.ohempty h3{margin-bottom:10px}
.ohflag{display:inline-block;background:var(--navy);color:#fff;font:500 11px/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;padding:8px 12px;margin-bottom:14px}
.ohmore{margin-top:26px}.ohmore h3{font-size:24px;margin-bottom:6px}
/* alex */
.intro .split{display:grid;grid-template-columns:minmax(0,7fr) minmax(0,5fr);gap:clamp(24px,6vw,96px);align-items:center}
.portrait{margin:0;max-width:440px;justify-self:end}.portrait img{width:100%;height:auto}
.intro .acts{display:flex;flex-wrap:wrap;gap:10px 16px;margin-top:22px}
/* buy sell value */
.bsv{background:#FFFDF8;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.tabs{display:flex;gap:6px;border-bottom:1px solid var(--line);margin-bottom:clamp(20px,3vw,34px);flex-wrap:wrap}
.tabs [role=tab]{min-height:52px;padding:0 clamp(16px,2.6vw,32px);border:0;background:none;color:var(--navy2);font:500 13px/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;cursor:pointer;border-bottom:2px solid transparent;margin-bottom:-1px}
.tabs [role=tab][aria-selected=true]{color:var(--navy);border-bottom-color:var(--gold-d)}
.tpan{display:grid;grid-template-columns:minmax(0,6fr) minmax(0,5fr);gap:clamp(22px,5vw,72px);align-items:start}
.tpan[hidden]{display:none}
.tpan ul{margin:0 0 22px;padding:0;list-style:none}.tpan li{padding:12px 0;border-top:1px solid var(--line)}.tpan li:last-child{border-bottom:1px solid var(--line)}
.vform{display:grid;gap:12px;background:var(--cream);padding:clamp(18px,2.4vw,28px);border:1px solid var(--line)}
/* forms */
.fld{display:grid;gap:6px}.fld label{font:500 11.5px/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;color:var(--navy2)}
.fld input,.fld textarea,.fld select{width:100%;min-height:50px;padding:12px 14px;border:1px solid rgba(20,33,61,.28);background:#fff;color:var(--navy);font:400 16px/1.3 var(--sans);border-radius:2px}
.fld textarea{min-height:90px;resize:vertical}.fld input:focus,.fld textarea:focus{outline:2px solid var(--gold-d);outline-offset:1px}
.fine{font-size:12.5px;line-height:1.5;color:var(--navy2)}
/* footer */
.ftr{background:var(--navy);color:#E9E4D8;padding:clamp(36px,4.6vw,64px) 0 28px}
.ftr a{color:inherit;text-decoration-color:rgba(184,151,90,.7);text-underline-offset:3px}
.ftr .top{display:grid;grid-template-columns:minmax(0,1.5fr) repeat(2,minmax(0,1fr));gap:30px clamp(24px,5vw,72px)}
.ftr b.n{font:500 30px/1 var(--serif);color:#fff;display:block;margin-bottom:6px}
.ftr .fh{display:block;font:500 11.5px/1 var(--sans);letter-spacing:.22em;text-transform:uppercase;color:var(--gold);margin:0 0 12px}
.ftr ul{margin:0;padding:0;list-style:none}.ftr li a{display:inline-flex;align-items:center;min-height:44px}
.ftr .addr{font-size:15px;line-height:1.6;margin:0}
.ftr .legal{margin-top:28px;padding-top:20px;border-top:1px solid rgba(233,228,216,.18);display:grid;gap:8px;font-size:12.5px;line-height:1.55;color:#C9C4B8}.ftr .legal p{margin:0}
/* ---------- all homes ---------- */
.ahead{padding:clamp(26px,3.6vw,48px) var(--pad) 10px}.ahead h1{font-size:clamp(40px,5vw,68px)}
.fbar{display:grid;gap:12px;margin:18px 0 8px}
.fchips{display:flex;gap:6px;flex-wrap:wrap;align-items:center}
.fsel{display:flex;gap:10px;flex-wrap:wrap;align-items:end}
.fsel .fld{min-width:150px}
.fsel select{min-height:46px;padding:0 12px}
.gnav{display:flex;align-items:center;justify-content:space-between;gap:12px;flex-wrap:wrap;margin:14px 0}
.cnt{font-size:14.5px;color:var(--navy2)}
.grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:clamp(14px,1.8vw,24px);list-style:none;margin:0;padding:0}
.gc{background:#FFFDF8;border:1px solid var(--line);display:flex;flex-direction:column;height:100%}
.gc .ph{aspect-ratio:3/2;background:var(--sand);overflow:hidden;position:relative;display:block}.gc .ph img{width:100%;height:100%;object-fit:cover}
.gc .bd{padding:14px 16px 16px;display:flex;flex-direction:column;flex:1}
.gc .pr{font:500 30px/1 var(--serif);margin-bottom:6px}.gc .ad{font-weight:500;line-height:1.35}.gc .ar{font-size:14px;color:var(--navy2);margin-top:2px}.gc .sp{font-size:13.5px;color:var(--navy2);margin-top:6px}
.gc .acts{display:flex;flex-wrap:wrap;gap:8px;margin-top:auto;padding-top:14px}.gc .acts .btn{min-height:44px;padding:0 16px;font-size:11.5px}
.gc .ask{margin-top:auto;padding-top:12px}
.more{display:flex;justify-content:center;margin:28px 0 8px}
.empty{padding:clamp(24px,4vw,48px);background:#FFFDF8;border:1px solid var(--line);text-align:center}.empty h3{margin-bottom:8px}.empty .acts{display:flex;gap:10px;justify-content:center;flex-wrap:wrap;margin-top:16px}
.prevflag{background:var(--navy);color:#fff;padding:10px var(--pad);font:500 12px/1.4 var(--sans);letter-spacing:.06em;text-align:center}
.mapmode .gridwrap{display:none}.gridmode .mapsec2{display:none}
.mapsec2{margin:10px 0 40px}
/* ---------- listing detail ---------- */
.det{position:fixed;inset:0;z-index:90;background:var(--ivory);overflow:auto;overscroll-behavior:contain;-webkit-overflow-scrolling:touch;visibility:hidden;opacity:0;transition:opacity .35s,visibility .35s}
.det.on{visibility:visible;opacity:1}
.dbar{position:sticky;top:0;z-index:5;background:rgba(250,246,238,.96);backdrop-filter:blur(10px);-webkit-backdrop-filter:blur(10px);border-bottom:1px solid var(--line);padding-top:env(safe-area-inset-top)}
.dbar .in{display:flex;align-items:center;justify-content:space-between;gap:12px;max-width:1400px;margin:0 auto;padding:0 var(--pad);min-height:60px}
.dback{display:inline-flex;align-items:center;gap:8px;min-height:44px;border:0;background:none;color:var(--navy);font:500 12.5px/1 var(--sans);letter-spacing:.14em;text-transform:uppercase;cursor:pointer;padding:0}
.dbody{max-width:1400px;margin:0 auto;padding:clamp(14px,2vw,28px) var(--pad) 60px}
.tp{position:relative;background:#1b2234;aspect-ratio:3/2;max-height:min(72svh,780px);width:100%;margin:0 auto;overflow:hidden;touch-action:pan-y;user-select:none;-webkit-user-select:none}
.tp .lay{position:absolute;inset:0;opacity:0;overflow:hidden}.tp .lay img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transform-origin:50% 50%;max-width:none;-webkit-user-drag:none}
.tp .lay.on{opacity:1}
.tpc{display:flex;align-items:center;gap:10px;padding:10px 0 0}
.tpc .pp{width:46px;height:46px;border-radius:50%;border:1px solid var(--navy);background:var(--navy);color:#fff;display:grid;place-items:center;cursor:pointer;padding:0;flex:none}
.tpc .pp svg{width:18px;height:18px;fill:currentColor}
.tpc .nb{width:46px;height:46px;border-radius:50%;border:1px solid var(--line);background:#FFFDF8;color:var(--navy);display:grid;place-items:center;cursor:pointer;padding:0;flex:none}
.tpc input[type=range]{flex:1;min-width:60px;accent-color:var(--gold-d);height:44px;margin:0}
.tpc .pos{font:500 14px/1 var(--sans);letter-spacing:.08em;color:var(--navy2);min-width:48px;text-align:right}
.dgrid{display:grid;grid-template-columns:minmax(0,7fr) minmax(0,5fr);gap:clamp(22px,5vw,72px);margin-top:clamp(20px,3vw,40px);align-items:start}
.dprice{font:500 clamp(40px,4.6vw,64px)/1 var(--serif)}.daddr{font:500 clamp(24px,2.4vw,32px)/1.2 var(--serif);margin:10px 0 4px}.darea{color:var(--navy2);margin:0 0 14px}
.dspecs{display:flex;flex-wrap:wrap;gap:8px 10px;margin:0 0 18px;padding:0;list-style:none}.dspecs li{border:1px solid var(--line);padding:8px 14px;font-size:14.5px;background:#FFFDF8}
.dact{display:flex;flex-wrap:wrap;gap:10px;margin:0 0 18px}
.dh{font:500 12px/1 var(--sans);letter-spacing:.22em;text-transform:uppercase;color:var(--gold-d);margin:0 0 12px}
.ddesc{font-size:17px;line-height:1.7;max-width:70ch}
.dl{margin:0;display:grid;grid-template-columns:auto 1fr;gap:0 18px}.dl dt,.dl dd{padding:9px 0;border-top:1px solid var(--line);margin:0;font-size:15px}.dl dt{color:var(--navy2)}
.dbk{font-size:13px;color:var(--navy2);margin-top:18px;padding-top:14px;border-top:1px solid var(--line)}
/* showing dialog */
.shw{position:fixed;inset:0;z-index:120;display:grid;place-items:center;padding:12px;background:rgba(20,33,61,.55);visibility:hidden;opacity:0;transition:opacity .3s,visibility .3s}
.shw.on{visibility:visible;opacity:1}
.sbox{background:var(--ivory);width:min(640px,100%);max-height:calc(100svh - 24px);overflow:auto;position:relative;padding:clamp(20px,3vw,34px);border:1px solid rgba(184,151,90,.5)}
.sbox h2{font-size:clamp(30px,3.4vw,42px);margin:0 44px 6px 0}.sbox .cx{position:absolute;right:6px;top:6px;width:44px;height:44px;border:0;background:none;font:300 30px/1 var(--sans);cursor:pointer;color:var(--navy)}
.sbox .addr{color:var(--navy2);margin:0 0 16px}
.days{display:flex;gap:6px;overflow-x:auto;padding-bottom:6px;scrollbar-width:thin;margin:0 -2px}
.days button{flex:none;width:64px;min-height:64px;border:1px solid rgba(20,33,61,.22);background:#fff;color:var(--navy);cursor:pointer;display:grid;place-items:center;align-content:center;gap:4px;padding:6px 0;font:500 11px/1 var(--sans);letter-spacing:.1em;text-transform:uppercase}
.days button b{font:500 24px/1 var(--serif);letter-spacing:0}.days button[aria-pressed="true"]{background:var(--navy);color:#fff;border-color:var(--navy)}
.times{display:flex;flex-wrap:wrap;gap:6px;margin:10px 0 16px}.times button{min-height:44px;padding:0 14px;border:1px solid rgba(20,33,61,.22);background:#fff;color:var(--navy);font:500 13px/1 var(--sans);cursor:pointer}.times button[aria-pressed="true"]{background:var(--navy);color:#fff;border-color:var(--navy)}
.sgrid{display:grid;grid-template-columns:1fr 1fr;gap:10px}.sgrid .full{grid-column:1/-1}
.sact{display:flex;flex-wrap:wrap;gap:10px 18px;align-items:center;margin-top:16px}
.sok{padding:8px 0}.sok h3{margin-bottom:8px}
.sfb{margin-top:14px;font-size:14.5px;color:var(--navy2)}
.toast{color:#8a2a2a;font-size:14px;margin-top:8px}
/* ---------- responsive ---------- */
@media (max-width:1020px){
.nav{display:none}.burger{display:block}.hcta .btn{display:none}
.mlistbtn{display:inline-flex;align-items:center}.mlist{top:auto;bottom:0;left:0;right:0;width:auto;height:58%;transform:translateY(105%)}.mlist.on{transform:none}
.grid{grid-template-columns:repeat(2,minmax(0,1fr))}.ohgrid,.dgrid,.intro .split,.tpan{grid-template-columns:minmax(0,1fr)}
.portrait{justify-self:start;max-width:380px}.ftr .top{grid-template-columns:minmax(0,1fr) minmax(0,1fr)}.ftr .top>:first-child{grid-column:1/-1}
}
@media (max-width:760px){
:root{--hdr:56px}
body{font-size:16.5px}
.brand b{font-size:22px}.brand span{font-size:8.5px}
.grid{grid-template-columns:minmax(0,1fr)}
.lhead,.mhead{flex-direction:column;align-items:flex-start}
.jt{left:12px;right:12px;width:auto;bottom:calc(14px + env(safe-area-inset-bottom));padding:16px 18px}
.jt h1{font-size:clamp(40px,12.5vw,54px)}.jt .tag{margin-bottom:14px}
.mapui{height:calc(100svh - var(--hdr) - 24px);min-height:500px;max-height:760px}.mapwrap{padding:0}.mapui{border-left:0;border-right:0}
.mzoom{right:10px;bottom:98px}.mlistbtn{bottom:44px;left:auto;right:10px;transform:none}.mbar{left:10px;right:10px;top:10px}
.mcard{left:10px;right:10px;top:auto;bottom:44px;width:auto;display:grid;grid-template-columns:128px 1fr}.mcard .cph{aspect-ratio:auto;height:100%;min-height:150px}.mcard .cst{left:8px;top:8px}.mcard .cx{top:-52px;right:0;box-shadow:0 6px 14px -8px rgba(20,33,61,.5)}.mcard .cb{padding:12px 14px}.mcard .cp{font-size:26px;margin-bottom:6px}.mcard .ca{font-size:15px}.mcard .cbk{display:none}.mcard .cact{margin-top:10px}.mcard .btn{min-height:44px;padding:0 14px;font-size:11px}
.mhint{display:none}
.ohrow{grid-template-columns:72px 1fr}.ohact{grid-column:1/-1;justify-content:flex-start}.ohd b{font-size:28px}
.tp{aspect-ratio:4/5;max-height:62svh}
.sgrid{grid-template-columns:1fr}.ftr .top{grid-template-columns:minmax(0,1fr)}
.tabs [role=tab]{flex:1;padding:0 8px;font-size:12px;letter-spacing:.1em}
.car>li{flex-basis:84vw}
}
@media (max-width:760px) and (orientation:landscape){.tp{aspect-ratio:16/9;max-height:80svh}}
@media (prefers-reduced-motion:reduce){.pin.n>span{animation:none}.lc:hover .ph img{transform:none}}
.lite .pin.n>span,.lite .mcard{animation:none}
/* mode switching (portrait vs landscape stage) */
.op{display:none}
@media (max-aspect-ratio:4/5){.od{display:none}.op{display:block}}
.journey.mp .od{display:none}.journey.mp .op{display:block}.journey.md .op{display:none}.journey.md .od{display:block}
.cabg>.door,.cabg>.cab{position:absolute}
.cabg.od,.cabg.op{display:none}
.journey.jrun.md .cabg.od,.journey.jrun.mp .cabg.op{display:block}
.jpent{visibility:hidden}
html:not(.js) .jpent,.lite .jpent,.rode .jpent,.jrun.jpv .jpent{visibility:visible}
.rode .jt1,.rode .cabg{display:none}
.rode .jt2{opacity:1;visibility:visible}
.js:not(.lite) .journey:not(.jstreets) .sl{display:none}
.det-open .hdr{z-index:40}
html{scroll-behavior:auto}
.mnote:empty{display:none}
.nb{display:inline-block}

.mfilt[hidden]{display:none}

[hidden]{display:none!important}
button.link{background:none;border:0;border-bottom:1px solid var(--gold);border-radius:0;padding:0;font:inherit;font-weight:500;letter-spacing:.04em;cursor:pointer}
@media(min-width:1700px){.jt{zoom:1.22}}
@media(max-width:760px){html:not(.js) .jt2,.lite .jt2{left:12px;right:12px;width:auto;top:calc(100svh - var(--hdr) - 14px)}}
html.lite .cabg,html.lite .warm,html.lite .jt1,html.lite .jskip{display:none!important}

.sk{background:#EFE8D9;min-height:470px}@media(max-width:760px){.sk{min-height:440px}}
#farea{min-height:40px}
@media(max-width:1100px){#farea{flex-wrap:nowrap;overflow-x:auto;scrollbar-width:none;margin-right:calc(var(--pad)*-1);padding-right:var(--pad);-webkit-overflow-scrolling:touch}#farea::-webkit-scrollbar{display:none}}
@media(min-width:1021px){.mlist{bottom:auto;max-height:calc(100% - 204px)}}
.pin>span:before{content:"";position:absolute;inset:-9px -6px -14px}.pin.k>span:before{inset:-4px}
@media(min-width:1021px){.mzoom{right:auto;left:14px}.mlist{max-height:calc(100% - 310px)}}

.sl .veil{position:absolute;inset:0;background:#F6F1E7;opacity:0;pointer-events:none}.lite .sl .veil,html:not(.js) .sl .veil{display:none}
.mnav .mbook{margin:18px 0 6px;align-self:flex-start}
.lc .ph img{object-position:50% 38%}
@media (max-width:640px){footer .fnote,.fnote{font-size:13.5px;line-height:1.5}}
/* header stays a solid cream bar with navy type over every ride frame */
.hdr{background:#FAF6EE}
.hdr{color:var(--navy)}.hdr a:not(.btn),.hdr .burger{color:var(--navy)}
@media(max-width:760px){.jt2 .acts{display:flex;flex-direction:column;align-items:stretch;gap:10px}.jt2 .acts .btn{width:100%;justify-content:center;text-align:center;margin:0}}
.sl .fr img{will-change:transform}.sl{will-change:opacity}
.journey .sl{background:transparent}
/* north views */
.nvhead{display:flex;justify-content:space-between;align-items:flex-end;gap:24px;margin-bottom:28px}.nvhead .sub{max-width:380px;margin:0}
.nvwrap{position:relative;max-width:1600px;margin:0 auto}
.nvscroll{overflow-x:auto;overflow-y:hidden;-webkit-overflow-scrolling:touch;scrollbar-width:thin}
.nvpan{position:relative;width:100%;aspect-ratio:5137/2160;background:var(--navy)}
.nvpan img{width:100%;height:100%;object-fit:cover}
.nvbadge{position:absolute;left:16px;bottom:16px;background:rgba(20,33,61,.72);color:var(--ivory);padding:10px 16px;font:500 11px/1.4 var(--sans);letter-spacing:.22em;text-transform:uppercase;border-left:2px solid var(--gold)}.nvbadge b{display:block;font:500 20px/1.1 var(--serif);letter-spacing:.04em;text-transform:none}
.nvpin,.nvchip{position:absolute;border:0;cursor:pointer;-webkit-tap-highlight-color:transparent;font:500 11.5px/1 var(--sans);letter-spacing:.14em;text-transform:uppercase;color:var(--navy)}
.nvpin{width:44px;height:44px;margin:-22px 0 0 -22px;background:none;padding:0}
.nvpin:before{content:"";position:absolute;left:14px;top:14px;width:16px;height:16px;border-radius:50%;background:var(--gold);box-shadow:0 0 0 4px rgba(250,246,238,.55),0 0 18px rgba(184,151,90,.9)}
.nvpin span{position:absolute;left:50%;bottom:44px;transform:translateX(-50%);white-space:nowrap;background:rgba(250,246,238,.94);padding:7px 10px;border-radius:2px}
.nvpin[aria-pressed=true]:before,.nvpin:hover:before{background:var(--ivory)}
.nvchip{left:0;top:10%;display:flex;align-items:center;cursor:default;min-height:36px;padding:0 14px;background:rgba(250,246,238,.94)}
.nvcard{position:absolute;right:16px;top:16px;width:min(380px,calc(100% - 32px));background:var(--ivory);box-shadow:0 20px 50px -20px rgba(20,33,61,.6);z-index:5}
.nvcard img{width:100%;aspect-ratio:3/2;object-fit:cover}.nvcard>div{padding:16px 20px 18px}.nvcard h3{margin-bottom:6px}.nvcard .eyebrow{margin-bottom:10px}.nvt{font-size:15.5px;margin-bottom:6px}
.nvx{position:absolute;right:8px;top:8px;width:44px;height:44px;border-radius:50%;border:0;background:rgba(250,246,238,.92);font-size:24px;cursor:pointer;color:var(--navy)}
.nvcard.isc>div .eyebrow{color:var(--navy2)}
.nvstrip{list-style:none;margin:20px 0 0;padding:0 0 6px;display:flex;gap:12px;overflow-x:auto;-webkit-overflow-scrolling:touch}
.nvstrip li{flex:0 0 150px}.nvstrip button{position:relative;display:block;width:100%;border:0;padding:0;background:none;cursor:pointer;text-align:left;color:var(--navy);min-height:44px}
.nvstrip img{width:100%;aspect-ratio:4/3;object-fit:cover;transition:opacity .25s}.nvstrip button:hover img{opacity:.85}
.nvstrip span{display:block;font:500 11px/1.3 var(--sans);letter-spacing:.12em;text-transform:uppercase;padding-top:8px}
.nvstrip button[aria-pressed=true] img{outline:2px solid var(--gold);outline-offset:2px}
.nvconcept{position:absolute;left:6px;top:6px;background:var(--navy);color:var(--ivory);font:500 10px/1 var(--sans);letter-spacing:.18em;text-transform:uppercase;padding:5px 7px;font-style:normal}
@media (max-width:700px){.nvhead{flex-direction:column;align-items:flex-start}.nvpan{width:230vw}
.nvcard{position:fixed;left:10px;right:10px;top:auto;bottom:calc(10px + env(safe-area-inset-bottom));width:auto;display:grid;grid-template-columns:120px 1fr;z-index:70}.nvcard img{height:100%;aspect-ratio:auto}.nvcard>div{padding:12px 14px}.nvcard .link{min-height:44px}.nvstrip li{flex-basis:128px}.nvchip{top:2%}.nvcard>div{padding-right:48px}.nvcard .eyebrow{font-size:10px;letter-spacing:.18em}}