:root{
  --navy:#1d3b53; --navy-2:#142a3c; --sun:#e98d5a; --sun-2:#d7743f; --sand:#f7f2ea; --cream:#fffdf9;
  --green:#3f5f4a; --ink:#1f2a33; --muted:#5d6b76; --line:#e6ddd0; --radius:16px;
  --shadow:0 10px 30px rgba(20,42,60,.08);
  --serif:"Fraunces",Georgia,"Times New Roman",serif; --sans:"Inter",system-ui,-apple-system,"Segoe UI",Roboto,Arial,sans-serif;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;font-family:var(--sans);color:var(--ink);background:var(--cream);line-height:1.6;font-size:17px;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:var(--navy)}
h1,h2,h3{font-family:var(--serif);line-height:1.15;margin:0 0 .5em;color:var(--navy-2)}
h1{font-size:clamp(2.3rem,5.5vw,4rem)}
h2{font-size:clamp(1.8rem,3.5vw,2.6rem)}
h3{font-size:1.3rem}
p{margin:0 0 1em}
.container{width:min(1160px,92%);margin-inline:auto}
.skip{position:absolute;left:-999px}.skip:focus{left:1rem;top:1rem;background:#fff;padding:.5rem 1rem;z-index:100}
.eyebrow{text-transform:uppercase;letter-spacing:.14em;font-size:.78rem;font-weight:600;color:var(--sun-2);margin-bottom:.6em}
.btn{display:inline-block;background:var(--sun);color:#fff;text-decoration:none;font-weight:600;padding:.85em 1.5em;border-radius:999px;border:2px solid var(--sun);transition:.2s;cursor:pointer;font:inherit;font-weight:600}
.btn:hover{background:var(--sun-2);border-color:var(--sun-2)}
.btn-small{padding:.45em 1.1em;font-size:.92rem}
.btn-ghost{background:transparent;border-color:rgba(255,255,255,.8)}
.btn-ghost:hover{background:rgba(255,255,255,.15);border-color:#fff}
.btn-ghost-dark{background:transparent;color:var(--navy);border-color:var(--navy)}
.btn-ghost-dark:hover{background:var(--navy);color:#fff;border-color:var(--navy)}

/* header */
.site-header{position:sticky;top:0;z-index:50;background:rgba(255,253,249,.92);backdrop-filter:blur(8px);border-bottom:1px solid var(--line)}
.nav-wrap{display:flex;align-items:center;justify-content:space-between;height:72px}
.brand{display:flex;align-items:center;gap:.7rem;text-decoration:none;color:var(--ink)}
.brand-mark{display:grid;place-items:center;width:44px;height:44px;border-radius:12px;background:var(--navy);color:#fff;font-family:var(--serif);font-weight:700;font-size:.9rem;letter-spacing:.04em}
.brand-text{display:flex;flex-direction:column;line-height:1.2}
.brand-text strong{font-family:var(--serif);font-size:1.1rem;color:var(--navy-2)}
.brand-text small{color:var(--muted);font-size:.78rem}
.nav{display:flex;align-items:center;gap:1.4rem}
.nav a:not(.btn){text-decoration:none;color:var(--ink);font-weight:500;font-size:.95rem}
.nav a:not(.btn):hover{color:var(--sun-2)}
.nav .btn{color:#fff}
.nav a.nav-call{color:var(--sun-2);font-weight:600}
.nav-toggle{display:none;background:none;border:0;padding:8px;cursor:pointer}
.nav-toggle span{display:block;width:24px;height:2px;background:var(--navy);margin:5px 0;transition:.2s}

/* hero */
.hero{position:relative;color:#fff;overflow:hidden;min-height:640px;display:flex;align-items:center}
.hero-bg{position:absolute;inset:0;background:linear-gradient(100deg,rgba(20,42,60,.88) 0%,rgba(20,42,60,.55) 50%,rgba(20,42,60,.1) 100%),url(../img/hero-landscape.svg) center bottom/cover no-repeat}
.hero-inner{position:relative;padding:96px 0 80px;max-width:1160px}
.hero h1{color:#fff;max-width:14ch}
.hero .eyebrow{color:#ffc79f}
.lead{font-size:1.15rem;max-width:56ch;color:rgba(255,255,255,.9)}
.hero-cta{display:flex;flex-wrap:wrap;gap:.8rem;margin:1.6rem 0 2.4rem}
.hero-facts{list-style:none;padding:0;margin:0;display:flex;flex-wrap:wrap;gap:1rem}
.hero-facts li{background:rgba(255,255,255,.12);border:1px solid rgba(255,255,255,.25);backdrop-filter:blur(6px);border-radius:14px;padding:.8rem 1.1rem;min-width:180px}
.hero-facts strong{display:block;font-family:var(--serif);font-size:1.6rem}
.hero-facts span{font-size:.85rem;color:rgba(255,255,255,.85)}
.hero-note{font-size:.75rem;color:rgba(255,255,255,.7);margin-top:.8rem}
.hero-note a{color:inherit}

/* sections */
.section{padding:96px 0}
.section.alt{background:var(--sand)}
.section-head{max-width:760px;margin-bottom:2.5rem}
.section-head p{color:var(--muted)}
.grid{display:grid;gap:1.5rem}
.grid-2{grid-template-columns:repeat(2,1fr)}
.grid-3{grid-template-columns:repeat(3,1fr)}
.grid-4{grid-template-columns:repeat(4,1fr)}
.card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);box-shadow:var(--shadow);overflow:hidden}
.card-body{padding:1.4rem 1.5rem 1.6rem}
.card-body p{color:var(--muted);margin:0}
.stats-row{margin-bottom:2rem}
.stat{border-left:4px solid var(--sun);padding:.3rem 0 .3rem 1rem}
.stat-num{display:block;font-family:var(--serif);font-size:2rem;color:var(--navy-2);font-weight:700}
.stat-label{color:var(--muted);font-size:.9rem}
.hood-art{height:150px}
.art-a{background:linear-gradient(180deg,#f6c98b 0%,#e98d5a 55%,#3f5f4a 56%,#2f4a39 100%)}
.art-b{background:linear-gradient(180deg,#bcd8e6 0%,#6fa3c4 52%,#567a55 53%,#3f5f4a 100%)}
.art-c{background:radial-gradient(ellipse 30% 18% at 65% 78%,#8fc1d9 0 95%,transparent 100%),radial-gradient(ellipse 18% 10% at 25% 70%,#a9d2e3 0 95%,transparent 100%),linear-gradient(180deg,#e8f1e2 0%,#cfe2c3 45%,#8fb57f 46%,#6f9a63 100%)}
.art-d{background:linear-gradient(180deg,#f3dcb4 0%,#efc995 48%,transparent 49%),repeating-linear-gradient(100deg,#b9a56e 0 26px,#c9b57f 26px 52px)}
.hood h3{margin-bottom:.4rem}
.list-card{padding:1.8rem}
.ticks{list-style:none;padding:0;margin:0}
.ticks li{position:relative;padding-left:1.7rem;margin-bottom:.75rem;color:var(--ink)}
.ticks li::before{content:"";position:absolute;left:0;top:.45em;width:.9rem;height:.9rem;border-radius:50%;background:var(--sun);box-shadow:inset 0 0 0 3px #fff,0 0 0 1px var(--sun)}
.source{font-size:.85rem;color:var(--muted);margin-top:1.5rem}

/* market */
.m-card{background:var(--navy);color:#fff;border-radius:var(--radius);padding:1.6rem 1.4rem}
.m-num{display:block;font-family:var(--serif);font-size:clamp(1.6rem,2.6vw,2.2rem);font-weight:700}
.m-label{font-size:.9rem;color:rgba(255,255,255,.8)}
.market-ytd{margin-top:1.5rem}
.m-mini{background:#fff;border:1px solid var(--line);border-radius:12px;padding:1rem 1.2rem;color:var(--muted)}
.m-mini strong{color:var(--navy-2);font-size:1.1rem}

/* listings */
.notice{background:#fff4e8;border:1px dashed var(--sun);color:#8a4b22 !important;padding:.7rem 1rem;border-radius:10px;font-size:.92rem}
.listing-img{height:200px;position:relative}
.li-1{background:linear-gradient(160deg,#bcd8e6,#6fa3c4 60%,#3f5f4a)}
.li-2{background:linear-gradient(160deg,#f6c98b,#c9a46a 55%,#567a55)}
.li-3{background:linear-gradient(160deg,#d9ecd2,#9cc3a7 55%,#1d3b53)}
.tag{position:absolute;top:12px;left:12px;background:rgba(20,42,60,.85);color:#fff;font-size:.75rem;font-weight:600;padding:.3rem .7rem;border-radius:999px;letter-spacing:.04em;text-transform:uppercase}
.price{font-family:var(--serif);font-size:1.5rem;color:var(--sun-2) !important;font-weight:700;margin-bottom:.2rem !important}
.meta{font-size:.9rem}
.center{text-align:center;margin-top:2rem}

/* services */
.service{padding:1.8rem}
.eval{margin-top:2.5rem;display:flex;align-items:center;justify-content:space-between;gap:1.5rem;flex-wrap:wrap;background:linear-gradient(110deg,var(--navy) 0%,#2b5675 100%);color:#fff;border-radius:20px;padding:2.2rem 2.4rem}
.eval h3{color:#fff;font-size:1.6rem}
.eval p{margin:0;color:rgba(255,255,255,.85)}

/* about */
.about{display:grid;grid-template-columns:340px 1fr;gap:3.5rem;align-items:start}
.headshot{aspect-ratio:4/5;border-radius:20px;overflow:hidden;background:#e9e4dc;box-shadow:var(--shadow)}
.headshot img{width:100%;height:100%;object-fit:cover;object-position:50% 15%;display:block}
.edit-note{display:inline-block;background:#fff4e8;border:1px dashed var(--sun);color:#8a4b22;font-size:.85rem;padding:.25rem .7rem;border-radius:8px}
.testimonial{margin:1.5rem 0 0;padding:1.2rem 1.4rem;background:#fff;border-left:4px solid var(--sun);border-radius:0 12px 12px 0;font-family:var(--serif);font-size:1.1rem;color:var(--navy-2)}
.testimonial cite{display:block;font-family:var(--sans);font-style:normal;font-size:.85rem;color:var(--muted);margin-top:.5rem}

/* contact */
.contact{display:grid;grid-template-columns:1fr 1.15fr;gap:3rem;align-items:start}
.contact-list{list-style:none;padding:0;margin:1.5rem 0 0}
.contact-list li{padding:.7rem 0;border-bottom:1px solid var(--line)}
.contact-list span{display:inline-block;width:84px;font-size:.8rem;text-transform:uppercase;letter-spacing:.1em;color:var(--muted)}
.ph{color:#8a4b22}
.form{padding:2rem}
.field{display:flex;flex-direction:column;margin-bottom:1rem;flex:1}
.field-row{display:flex;gap:1rem}
label{font-weight:600;font-size:.9rem;margin-bottom:.35rem}
input,select,textarea{width:100%;min-width:0;font:inherit;padding:.75rem .9rem;border:1px solid #cfc5b6;border-radius:10px;background:#fffdfa}
input:focus,select:focus,textarea:focus{outline:3px solid rgba(233,141,90,.35);border-color:var(--sun)}
.form-status{margin:.8rem 0 0;font-weight:600;color:var(--green)}
.form-status.err{color:#b23b2a}
.fine{font-size:.78rem;color:var(--muted);margin:.4rem 0 0}

/* footer */
.site-footer{background:var(--navy-2);color:rgba(255,255,255,.8);padding:64px 0 32px;font-size:.92rem}
.site-footer a{color:#fff}
.footer-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:2rem}
.f-brand{font-family:var(--serif);font-size:1.4rem;color:#fff}
.f-head{text-transform:uppercase;letter-spacing:.12em;font-size:.75rem;color:#ffc79f;font-weight:600}
.legal{border-top:1px solid rgba(255,255,255,.15);margin-top:2.5rem;padding-top:1.5rem;font-size:.78rem;color:rgba(255,255,255,.6)}

/* responsive */
@media (max-width:980px){
  .grid-4{grid-template-columns:repeat(2,1fr)}
  .grid-3{grid-template-columns:1fr 1fr}
  .about{grid-template-columns:260px 1fr;gap:2rem}
  .nav{gap:1rem}
}
@media (max-width:1040px){
  .nav-toggle{display:block}
  .nav{position:absolute;top:72px;left:0;right:0;flex-direction:column;align-items:flex-start;background:var(--cream);padding:1rem 4%;gap:.9rem;border-bottom:1px solid var(--line);display:none}
  .nav.open{display:flex}
  .nav a:not(.btn){font-size:.95rem}
}
@media (max-width:860px){
  .grid-2,.contact,.about,.footer-grid{grid-template-columns:1fr}
  .about .headshot{max-width:260px}
}
@media (max-width:600px){
  body{font-size:16px}
  .section{padding:64px 0}
  .grid-3,.grid-4{grid-template-columns:1fr}
  .hero{min-height:0}
  .hero-inner{padding:64px 0 56px}
  .hero-facts{gap:.5rem}
  .hero-facts li{min-width:0;flex:1 1 0;padding:.6rem .7rem}
  .hero-facts strong{font-size:1.2rem}
  .hero-facts span{font-size:.72rem;line-height:1.3;display:block}
  .hero-cta .btn{text-align:center;flex:1 1 100%}
  .field-row{flex-direction:column;gap:0}
  .eval{padding:1.8rem}
  .brand-text small{display:none}
}

/* ===== Listings (rendered from content/listings.json) ===== */
[hidden]{display:none !important}
.listing-grid.single{grid-template-columns:minmax(0,560px);justify-content:center}
.listing{transition:transform .2s ease,box-shadow .2s ease}
.listing:hover{transform:translateY(-3px);box-shadow:0 18px 40px rgba(20,42,60,.16)}
.listing-link{display:block;color:inherit;text-decoration:none}
.listing-link:focus-visible{outline:3px solid var(--sun);outline-offset:2px}
.listing-photo{position:relative;aspect-ratio:4/3;background:var(--sand);overflow:hidden}
.listing-photo img{width:100%;height:100%;object-fit:cover;display:block}
.listing-noimg{display:flex;align-items:center;justify-content:center;height:100%;min-height:200px;color:#7b6f60;background:var(--sand);font-weight:600}
.listing-noimg.big{min-height:320px;border-radius:var(--radius);margin:1.5rem 0}
.status-badge{position:absolute;top:12px;left:12px;color:#fff;font-size:.75rem;font-weight:700;padding:.35rem .75rem;border-radius:999px;letter-spacing:.05em;text-transform:uppercase;background:#2f7d4f;box-shadow:0 2px 8px rgba(0,0,0,.2)}
.status-badge.status-sold{background:#b23b3b}
.status-badge.status-pending{background:#c07a12}
.status-badge.status-coming-soon{background:var(--navy)}
.photo-count{position:absolute;right:12px;bottom:12px;background:rgba(20,42,60,.8);color:#fff;font-size:.75rem;padding:.25rem .6rem;border-radius:999px}
.listing .mls{font-size:.82rem;color:#7b6f60;margin:.2rem 0 .6rem}
.listing .more{font-weight:600;color:var(--navy);font-size:.92rem}
.listing.status-sold .price{color:#b23b3b !important}
.muted{color:#7b6f60}
.small{font-size:.85rem}

/* Detail page */
.page-detail .detail{padding:2rem 0 4rem;background:var(--cream)}
.crumbs{margin:0 0 1rem}
.crumbs a{color:var(--navy);font-weight:600;text-decoration:none}
.detail-head{display:flex;justify-content:space-between;align-items:flex-end;gap:1.5rem;flex-wrap:wrap;margin-bottom:1.25rem}
.detail-head h1{margin:0;font-size:clamp(1.8rem,4vw,2.6rem)}
.detail-head .lead{color:#4a5560;font-size:1.05rem;margin:.4rem 0 0}
.detail-price{text-align:right}
.detail-price .price{font-size:2rem}
.gallery{outline:none}
.gallery:focus-visible{outline:3px solid var(--sun);outline-offset:4px;border-radius:var(--radius)}
.gallery-main{position:relative;border-radius:var(--radius);overflow:hidden;background:#111;aspect-ratio:16/10}
.gallery-main img{width:100%;height:100%;object-fit:contain;display:block}
.g-nav{position:absolute;top:50%;transform:translateY(-50%);width:48px;height:48px;border-radius:50%;border:0;background:rgba(255,255,255,.9);color:var(--navy);font-size:2rem;line-height:1;cursor:pointer;box-shadow:0 4px 14px rgba(0,0,0,.25)}
.g-nav:hover,.g-nav:focus-visible{background:#fff;outline:3px solid var(--sun)}
.g-prev{left:14px}.g-next{right:14px}
.g-count{position:absolute;right:14px;bottom:14px;background:rgba(20,42,60,.85);color:#fff;padding:.3rem .7rem;border-radius:999px;font-size:.85rem}
.gallery-thumbs{position:relative;display:flex;gap:.5rem;overflow-x:auto;padding:.75rem 0;scroll-snap-type:x mandatory}
.g-thumb{flex:0 0 auto;width:110px;aspect-ratio:4/3;padding:0;border:3px solid transparent;border-radius:10px;overflow:hidden;cursor:pointer;background:none;scroll-snap-align:start;opacity:.75}
.g-thumb img{width:100%;height:100%;object-fit:cover;display:block}
.g-thumb.active,.g-thumb:hover,.g-thumb:focus-visible{border-color:var(--sun);opacity:1;outline:none}
.detail-grid{display:grid;grid-template-columns:minmax(0,1.6fr) minmax(0,1fr);gap:2rem;margin-top:1.5rem;align-items:start}
.detail-desc h2,.detail-side h2{font-size:1.35rem;margin-top:0}
.detail-desc p{max-width:68ch}
.facts{margin:0 0 1.25rem}
.facts div{display:flex;justify-content:space-between;gap:1rem;padding:.55rem 0;border-bottom:1px solid var(--line)}
.facts dt{color:#7b6f60}
.facts dd{margin:0;font-weight:600;text-align:right}
.detail-side .btn{display:block;text-align:center;margin-bottom:.6rem}
.detail-side .ext{display:block;margin-top:.5rem;font-size:.9rem;color:var(--navy)}
.detail-side{position:sticky;top:90px}
@media (max-width:860px){
  .detail-grid{grid-template-columns:1fr}
  .detail-side{position:static}
  .detail-price{text-align:left}
  .gallery-main{aspect-ratio:4/3}
  .g-nav{width:40px;height:40px;font-size:1.6rem}
  .g-thumb{width:84px}
}

/* ---------- Free market report (lead capture) ---------- */
.nav a.nav-report{color:var(--navy);font-weight:600}
.hero-report{margin:1.2rem 0 0}
.hero-report a{display:inline-block;color:#fff;text-decoration:none;font-weight:600;background:rgba(255,255,255,.14);border:1px solid rgba(255,255,255,.35);padding:.5rem 1.1rem;border-radius:999px;font-size:.95rem}
.hero-report a:hover{background:rgba(255,255,255,.24)}
.hero-report-icon{color:#f4b48e;margin-right:.35rem}
.report-band{background:linear-gradient(110deg,var(--navy-2) 0%,var(--navy) 55%,#2b5675 100%);color:#fff}
.report{display:grid;grid-template-columns:minmax(220px,.8fr) 1.4fr;gap:3rem;align-items:center}
.report-cover img{width:100%;height:auto;border-radius:10px;box-shadow:0 24px 50px rgba(0,0,0,.35);transform:rotate(-2deg);background:#fff}
.report-cover.no-cover{aspect-ratio:640/828;border-radius:10px;background:linear-gradient(160deg,#fff,#f1e8da);box-shadow:0 24px 50px rgba(0,0,0,.35)}
.report-copy h2{color:#fff}
.report-copy .eyebrow{color:#f4b48e}
.report-summary{color:rgba(255,255,255,.85)}
.report-highlights{list-style:none;padding:0;margin:1rem 0 1.5rem;display:grid;grid-template-columns:1fr 1fr;gap:.5rem 1.2rem}
.report-highlights li{position:relative;padding-left:1.4rem;color:rgba(255,255,255,.92);font-size:.95rem}
.report-highlights li::before{content:"";position:absolute;left:0;top:.5em;width:.6rem;height:.6rem;border-radius:50%;background:var(--sun)}
.report-form,.report-thanks{color:var(--ink)}
.report-form{padding:1.6rem}
.report-thanks{padding:1.8rem}
.report-thanks h3{color:var(--navy-2)}
.report-thanks:focus{outline:none}
.check{display:flex;gap:.6rem;align-items:flex-start;margin:.2rem 0 .8rem;font-size:.95rem;cursor:pointer;line-height:1.45}
.check input{width:1.15rem;height:1.15rem;padding:0;margin:.15rem 0 0;flex:none;accent-color:var(--sun-2)}
.hp{position:absolute !important;left:-9999px !important;width:1px;height:1px;opacity:0}
input[aria-invalid="true"]{border-color:#b23b2a}
button[disabled]{opacity:.7;cursor:wait}
@media (max-width:1180px){.nav{gap:1rem}.nav a:not(.btn){font-size:.9rem}}
@media (max-width:860px){.report{grid-template-columns:1fr;gap:2rem}.report-cover{max-width:260px;margin:0 auto}.report-highlights{grid-template-columns:1fr}}
.about.no-photo{grid-template-columns:1fr}