:root{--navy:#0B2A43;--teal:#0E7C86;--teal-d:#0A636B;--sand:#F6F1E7;--line:#D9D2C3;--muted:#33485A;--gold:#F2B84B}
*{box-sizing:border-box}
html{scroll-padding-top:12px}
body{margin:0;font-family:'Instrument Sans',system-ui,sans-serif;color:var(--navy);background:var(--sand);line-height:1.5}
img{max-width:100%}
a{color:inherit}
h1,h2,h3{font-family:'Cormorant Garamond',Georgia,serif;font-weight:600;margin:0}
.skip{position:absolute;left:-999px;top:0;background:#fff;padding:12px 16px;z-index:99}.skip:focus{left:8px;top:8px}
a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible,summary:focus-visible{outline:3px solid var(--gold);outline-offset:2px}
.wrap{max-width:1240px;margin:0 auto;padding:0 24px}
.pad{padding-top:24px;padding-bottom:64px}.pad-sm{padding-top:16px;padding-bottom:56px}.narrow{max-width:900px}
.gap{height:24px}.sec{padding-top:56px}.sec-top{margin-top:48px}
.sr{position:absolute;left:-999px}
/* header */
.site-header{background:#fff;border-bottom:1px solid var(--line)}
.hdr{display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;gap:8px 24px;padding-top:12px;padding-bottom:12px}
.logo{display:flex;min-height:44px}.logo img{height:68px;width:auto;display:block}
.nav{display:flex;flex-wrap:wrap}.nav a{padding:12px 10px;font-weight:500;font-size:15px;text-decoration:none}.nav a:hover{color:var(--teal)}
.phone{font-weight:600;text-decoration:none;min-height:44px;display:flex;align-items:center}
/* type */
.h1{font-size:clamp(38px,4.6vw,56px);line-height:1;margin:8px 0}.h2{font-size:clamp(30px,3.4vw,40px);margin-bottom:8px}.h2.light{color:#fff}
.h-sm{font-size:32px;margin-bottom:12px}.h-xs{font-size:26px;margin:24px 0 12px}.h-card{font-size:26px;line-height:1.1}
.sub{margin:4px 0 24px;color:var(--muted)}.lead{font-size:18px;line-height:1.6;color:#1D3A50}
.prose p{margin:0 0 12px;line-height:1.7;font-size:17px;color:#1D3A50}.muted,.meta{color:var(--muted)}.meta{font-size:15px}.meta.strong{font-weight:600;color:var(--navy)}
.fine-meta{color:#5A6B79;font-size:13px;margin:6px 0 0}.center{text-align:center}
.crumbs{font-size:14px;color:var(--muted);display:flex;flex-wrap:wrap;gap:6px}.crumbs a{text-decoration:underline;padding:10px 0}.crumbs span{padding:10px 0}
.more-link{font-weight:600;color:var(--teal-d);text-decoration:underline;display:inline-block;padding:10px 0}
.row-between{display:flex;flex-wrap:wrap;gap:12px 24px;justify-content:space-between;align-items:baseline}.row-between.end{align-items:flex-end}
/* buttons + fields */
.btn{min-height:46px;padding:0 24px;border-radius:6px;border:0;background:var(--teal);color:#fff;font:600 16px 'Instrument Sans',sans-serif;cursor:pointer;display:inline-flex;align-items:center;justify-content:center;text-decoration:none}
.btn:hover{background:var(--teal-d)}.btn.white{background:#fff;color:var(--navy)}.btn.navy{background:var(--navy)}
.btn2{min-height:44px;padding:0 16px;border-radius:6px;border:1px solid var(--navy);background:#fff;color:var(--navy);font:600 14px 'Instrument Sans',sans-serif;cursor:pointer;display:inline-flex;align-items:center;justify-content:center;text-decoration:none}
.btn2:hover{background:#EAF4F5}
.fld{display:flex;flex-direction:column;gap:6px;flex:1 1 150px;min-width:0}.fld.grow3{flex:3 1 260px}.fld.span2{grid-column:1/-1}
.fld label,legend{font-size:13px;font-weight:600;color:var(--muted)}
.fld input,.fld select,.fld textarea{border:1px solid #6B7C8A;border-radius:6px;padding:0 12px;font:400 16px 'Instrument Sans',sans-serif;background:#fff;color:var(--navy);width:100%;height:46px}
.fld textarea{height:auto;padding:12px;resize:vertical}
.hp{position:absolute;left:-9999px;height:0;overflow:hidden}
.chk{display:inline-flex;align-items:center;gap:8px;min-height:44px;font-size:15px;margin-right:20px}.chk input{width:22px;height:22px;accent-color:var(--teal)}
.chip,.chips li{background:#EAF4F5;color:#0B4F56;border-radius:999px;padding:8px 16px;font-size:15px;font-weight:500;text-decoration:none;display:inline-block}
.chips{list-style:none;margin:0;padding:0;display:flex;flex-wrap:wrap;gap:8px}.chips-row{display:flex;flex-wrap:wrap;gap:8px;align-items:center}
.box{background:#fff;border:1px solid var(--line);border-radius:10px;padding:24px;display:flex;flex-direction:column;gap:14px}
.lead-form .fld{flex:0 0 auto}.form-msg{margin:0;font-weight:600;color:var(--teal-d)}
/* hero */
.hero{position:relative;background:var(--navy);color:#fff;overflow:hidden;padding:64px 0 40px}
.slides{position:absolute;top:0;left:0;right:0;bottom:0}
.slides img{position:absolute;top:0;left:0;width:100%;height:100%;object-fit:cover;opacity:0;transition:opacity 1.2s ease}.slides img.on{opacity:1}
.scrim{position:absolute;top:0;left:0;right:0;bottom:0;background:linear-gradient(to bottom,rgba(6,24,40,.68) 0,rgba(6,24,40,.5) 38%,rgba(6,24,40,.14) 62%,rgba(6,24,40,.55) 100%)}
.hero-in{position:relative}
.hero-h{font-size:clamp(42px,6.4vw,84px);line-height:1;letter-spacing:-.01em;max-width:820px;font-weight:500;text-shadow:0 1px 14px rgba(6,24,40,.55)}
.hero-p{font-size:18px;max-width:620px;margin:16px 0 clamp(24px,10vw,150px);text-shadow:0 1px 12px rgba(6,24,40,.6)}
.seg{display:flex;gap:4px}.seg-opt input{position:absolute;opacity:0}.seg-opt span{display:inline-flex;align-items:center;min-height:44px;padding:0 22px;border-radius:8px 8px 0 0;background:#14435F;color:#fff;font-weight:600;font-size:15px;cursor:pointer}
.seg-opt input:checked+span{background:#fff;color:var(--navy)}.seg-opt input:focus-visible+span{outline:3px solid var(--gold)}
.sf-box{background:#fff;color:var(--navy);padding:24px;border-radius:0 10px 10px 10px;display:flex;flex-direction:column;gap:16px}
.sf-bar .sf-box{border-radius:10px;padding:16px;border:1px solid var(--line)}
.sf-row{display:flex;flex-wrap:wrap;gap:12px;align-items:flex-end;margin-top:12px}.sf-row:first-child{margin-top:0}
.more summary{list-style:none;cursor:pointer;display:inline-flex}.more summary::-webkit-details-marker{display:none}.feat{border:0;padding:0;margin:16px 0 0}
.slide-ctl{display:flex;flex-wrap:wrap;gap:8px;align-items:center;margin-top:20px}
.ctl{min-height:44px;min-width:44px;padding:0 16px;border-radius:999px;border:1px solid #fff;background:rgba(6,24,40,.55);color:#fff;font:600 14px 'Instrument Sans',sans-serif;cursor:pointer}.ctl:hover{background:var(--navy)}
.dot{width:44px;height:44px;border:0;background:none;cursor:pointer;display:inline-flex;align-items:center;justify-content:center;padding:0}.dot span{width:12px;height:12px;border-radius:50%;border:2px solid #fff}.dot[aria-current="true"] span{background:#fff}
/* tiles + grids */
.tiles{display:grid;grid-template-columns:repeat(auto-fit,minmax(240px,1fr));gap:16px}.tiles.sm{grid-template-columns:repeat(auto-fit,minmax(200px,1fr))}
.tile{min-height:96px;padding:16px;border-radius:10px;background:#14435F;color:#fff;text-decoration:none;display:flex;flex-direction:column;justify-content:flex-end}.tile.big{min-height:120px}.tile:hover{outline:3px solid var(--gold)}
.tn{font:600 24px 'Cormorant Garamond',Georgia,serif}.tile.big .tn{font-size:30px}.tc{font-size:14px;color:#DCE6EC}
.grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(280px,1fr));gap:16px}.grid.g2{grid-template-columns:repeat(auto-fill,minmax(260px,1fr))}
.navlink{text-decoration:none;display:block}
.card{background:#fff;border:1px solid var(--line);border-radius:10px;overflow:hidden;display:flex;flex-direction:column}.card:hover{border-color:var(--teal)}
.ph{position:relative;height:200px;background:#DCE6EC}.ph img{width:100%;height:100%;object-fit:cover;display:block}.nophoto{height:100%;display:flex;align-items:center;justify-content:center;color:var(--muted)}
.badge{position:absolute;left:10px;top:10px;background:#fff;color:var(--navy);font-size:13px;font-weight:600;padding:4px 10px;border-radius:4px}
.listing .body{padding:16px;display:flex;flex-direction:column;gap:4px;flex:1}.listing .price{font:600 32px/1.1 'Cormorant Garamond',Georgia,serif}
.listing h3{font:600 21px/1.2 'Cormorant Garamond',Georgia,serif}.listing h3 a{text-decoration:underline}
.promo{background:#0E5F67;color:#fff;border-radius:12px;padding:40px;display:flex;flex-wrap:wrap;gap:24px;align-items:center;justify-content:space-between}.promo>div:first-child{flex:1 1 360px}.promo p{margin:0;font-size:17px;line-height:1.55}.promo-btns{display:flex;flex-wrap:wrap;gap:12px}
/* results */
.filter-bar{background:#fff;border-bottom:1px solid var(--line);padding:16px 0}.filter-bar .sf-box{border:0;padding:0}
.sortbar{display:flex;gap:12px;align-items:flex-end}.sortbar .fld{flex:0 0 220px}
.results-layout{display:flex;flex-wrap:wrap;gap:24px;align-items:flex-start;margin-top:16px}.results-main{flex:1 1 640px;min-width:0}
.results-map{flex:1 1 380px;min-width:0;position:sticky;top:16px}#map{height:640px;border:1px solid var(--line);border-radius:10px}.map-sm{height:300px;border-radius:8px}
.pager{display:flex;flex-wrap:wrap;gap:8px;justify-content:center;align-items:center;margin-top:32px}
.pg{min-width:44px;min-height:44px;border-radius:6px;border:1px solid #6B7C8A;background:#fff;color:var(--navy);font:600 15px 'Instrument Sans',sans-serif;padding:0 12px;display:inline-flex;align-items:center;justify-content:center;text-decoration:none}
.pg[aria-current="page"]{background:var(--navy);color:#fff;border-color:var(--navy)}
.about{margin-top:48px;max-width:860px}
.segs{display:flex;flex-wrap:wrap;gap:8px}.seg-pill{min-height:44px;padding:0 18px;border-radius:999px;border:1px solid var(--navy);display:inline-flex;align-items:center;font-weight:600;font-size:14px;text-decoration:none;background:#fff}.seg-pill.on{background:var(--navy);color:#fff}
/* building + property */
.bhero{position:relative;background:var(--navy);color:#fff;overflow:hidden}.bhero img{position:absolute;top:0;left:0;width:100%;height:100%;object-fit:cover}
.bhero-in{position:relative;padding-top:12px;padding-bottom:40px}.crumbs-light .crumbs{color:#fff}
.bh1{font-size:clamp(44px,6vw,76px);line-height:1;margin-top:40px;text-shadow:0 1px 14px rgba(6,24,40,.55)}.bsub{font-size:19px;margin:10px 0 24px;text-shadow:0 1px 12px rgba(6,24,40,.6)}
.stats{display:flex;flex-wrap:wrap;gap:10px}.stat{background:rgba(255,255,255,.14);border:1px solid rgba(255,255,255,.5);border-radius:8px;padding:10px 16px;font-weight:600}
.two-col{display:flex;flex-wrap:wrap;gap:32px;align-items:flex-start;margin-top:24px}.main-col{flex:999 1 620px;min-width:0;display:flex;flex-direction:column;gap:32px}.side-col{flex:1 1 340px;min-width:0}
.gallery .gmain{position:relative;height:clamp(260px,42vw,560px);border-radius:10px;overflow:hidden;background:var(--navy)}.gmain img{width:100%;height:100%;object-fit:cover;display:block}
.gcount{position:absolute;right:12px;bottom:12px;background:rgba(6,24,40,.8);color:#fff;font-size:14px;padding:6px 12px;border-radius:999px}
.gthumbs{display:flex;gap:8px;margin-top:8px;overflow-x:auto}.th{padding:0;border:3px solid transparent;border-radius:8px;background:none;cursor:pointer;flex:0 0 120px;height:84px;overflow:hidden}.th[aria-current="true"]{border-color:var(--gold)}.th img{width:100%;height:100%;object-fit:cover;display:block}
.price-h{font-size:clamp(40px,5vw,56px);line-height:1}.status-pill{background:var(--navy);color:#fff;padding:6px 14px;border-radius:999px;font-size:14px;font-weight:600}
.addr{font-size:20px;margin:8px 0}.specs{display:flex;flex-wrap:wrap;gap:8px 24px;font-size:18px;font-weight:600;margin:12px 0}.specs .muted{font-weight:400}
.btn-row{display:flex;flex-wrap:wrap;gap:8px;align-items:flex-start}.friend{flex:1 1 100%}.friend summary,.mort-inq summary{list-style:none;cursor:pointer;display:inline-flex}.friend summary::-webkit-details-marker,.mort-inq summary::-webkit-details-marker{display:none}.friend .lead-form{margin-top:12px}
.mort-inq{margin-top:12px}.mort-inq summary{width:100%;justify-content:center}.mort-inq .lead-form{border:0;padding:16px 0 0}
.facts{display:grid;grid-template-columns:repeat(auto-fit,minmax(240px,1fr));gap:0 32px;margin:0}.facts div{display:flex;justify-content:space-between;gap:12px;padding:12px 0;border-bottom:1px solid #E6DFD0}.facts dt{color:var(--muted)}.facts dd{margin:0;font-weight:600;text-align:right}
.calc-grid{display:grid;grid-template-columns:1fr 1fr;gap:12px}.calc-out{background:var(--navy);color:#fff;border-radius:8px;padding:16px 20px;margin-top:16px}.calc-out .big{font:600 44px/1.1 'Cormorant Garamond',Georgia,serif}.per{font:400 16px 'Instrument Sans',sans-serif}
/* footer */
.site-footer{background:var(--navy);color:#fff;padding:40px 0 28px;margin-top:24px}.site-footer img{height:72px;width:auto;display:block;margin-bottom:12px}
.site-footer a{color:#DCE6EC}.foot-contact{color:#DCE6EC;line-height:1.7;margin:0 0 12px}.foot-nav{display:flex;flex-wrap:wrap;margin-left:-12px}.foot-nav a{padding:10px 12px}.fine{margin:20px 0 0;padding-top:16px;border-top:1px solid #33546D;font-size:13px;line-height:1.6;color:#C3D2DC}
.leaflet-popup-content a{color:var(--teal-d);font-weight:600}.mk{background:var(--navy);color:#fff;font:600 13px 'Instrument Sans',sans-serif;padding:6px 10px;border-radius:999px;border:2px solid #fff;white-space:nowrap;width:auto!important;height:auto!important}
.gnav{position:absolute;top:50%;transform:translateY(-50%);width:48px;height:48px;border-radius:50%;border:0;background:rgba(6,24,40,.7);color:#fff;font-size:28px;line-height:1;cursor:pointer}.gnav:hover{background:var(--navy)}.gprev{left:12px}.gnext{right:12px}
@media (max-width:640px){.wrap{padding:0 16px}.hero{padding-top:40px}.sortbar .fld{flex:1 1 160px}.results-map{position:static}#map{height:360px}.promo{padding:24px}.logo img{height:56px}}
@media (prefers-reduced-motion:reduce){.slides img{transition:none}}
@media print{.site-header,.site-footer,.lead-form,.btn-row,.gthumbs{display:none}}

/* news + editor content */
.prose h2{font-size:34px;margin:28px 0 8px}.prose h3{font-size:26px;margin:22px 0 6px}.prose ul,.prose ol{font-size:17px;line-height:1.7;color:#1D3A50;padding-left:1.4em}
.prose blockquote{margin:16px 0;padding:4px 18px;border-left:4px solid var(--teal);color:var(--muted)}.prose img{max-width:100%;height:auto;border-radius:8px}.prose a{color:var(--teal-d);text-decoration:underline}
.ql-align-center{text-align:center}.ql-align-right{text-align:right}.ql-align-justify{text-align:justify}
.news-hero{width:100%;height:auto;border-radius:10px;margin:8px 0 24px;display:block}
.news-nav{display:flex;flex-wrap:wrap;gap:16px;justify-content:space-between;margin-top:32px}.news-nav a{flex:1 1 240px;padding:14px 16px;border:1px solid var(--line);border-radius:10px;background:#fff;text-decoration:none;font-weight:600}.news-nav a.right{text-align:right}.news-nav a:hover{border-color:var(--teal)}
.latest{padding-left:1.2em;line-height:2}