:root{--ink:#1a1a1a;--muted:#5e5e5e;--soft:#818181;--line:#e4e2dc;--bg:#ffffff;--bg2:#f8f8f8;--accent:#84847c;--accent-ink:#ffffff;--serif:'Cormorant Upright',Georgia,serif;--sans:'Urbanist',system-ui,-apple-system,'Segoe UI',sans-serif}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;font-family:var(--sans);font-size:17px;line-height:1.65;color:var(--ink);background:var(--bg)}
img{max-width:100%;height:auto;display:block}a{color:inherit}
h1,h2,h3,h4,h5{font-family:var(--serif);font-weight:500;line-height:1.15;margin:0 0 .5em;letter-spacing:.01em}h1{font-size:clamp(2.4rem,6vw,4.4rem)}h2{font-size:clamp(1.9rem,4vw,2.8rem)}h3{font-size:1.6rem}h4{font-size:1.35rem}h5{font-size:1.15rem}
p{margin:0 0 1em}ul,ol{padding-left:1.2em}blockquote{margin:0 0 1.2em;font-size:1.15rem;font-style:italic;color:var(--muted)}
.wrap{max-width:1200px;margin:0 auto;padding:0 20px}
.btn{display:inline-block;background:var(--accent);color:var(--accent-ink);text-decoration:none;text-transform:uppercase;letter-spacing:.12em;font-size:.82rem;font-weight:600;padding:14px 28px;border:1px solid var(--accent);transition:background .2s,color .2s;margin:6px 8px 6px 0;cursor:pointer;font-family:var(--sans)}
.btn:hover{background:transparent;color:var(--accent)}.has-bg .btn:hover{color:#fff;border-color:#fff}.btn-sm{padding:9px 16px;margin:0}
.site-header{position:sticky;top:0;z-index:50;background:#fff;border-bottom:1px solid var(--line)}.hdr{display:flex;align-items:center;justify-content:space-between;gap:16px;min-height:76px}.logo img{height:46px;width:auto}
.main-nav>ul{display:flex;align-items:center;gap:20px;list-style:none;margin:0;padding:0}.main-nav a{text-decoration:none;font-size:.84rem;letter-spacing:.06em;text-transform:uppercase;font-weight:500}.main-nav a:hover{color:var(--accent)}.main-nav .btn{color:#fff}.main-nav .btn:hover{color:var(--accent)}
.has-sub{position:relative}.has-sub>ul{display:none;position:absolute;top:100%;left:-14px;background:#fff;border:1px solid var(--line);list-style:none;margin:0;padding:10px 0;min-width:230px;box-shadow:0 10px 30px rgba(0,0,0,.08)}.has-sub:hover>ul,.has-sub:focus-within>ul{display:block}.has-sub>ul a{display:block;padding:7px 16px;text-transform:none;letter-spacing:0;font-size:.95rem}
.menu-btn{display:none;background:none;border:0;padding:10px;cursor:pointer}.menu-btn span{display:block;width:24px;height:2px;background:var(--ink);margin:5px 0}
@media (max-width:1180px){.menu-btn{display:block}.main-nav{display:none;position:absolute;left:0;right:0;top:100%;background:#fff;border-bottom:1px solid var(--line);max-height:80vh;overflow:auto}.nav-open .main-nav{display:block}.main-nav>ul{flex-direction:column;align-items:stretch;gap:0;padding:8px 20px 20px}.main-nav li{border-bottom:1px solid var(--line)}.main-nav>ul>li>a{display:block;padding:12px 0}.has-sub>ul{display:block;position:static;border:0;box-shadow:none;padding:0 0 8px 12px}.main-nav .btn{display:inline-block;margin:14px 0 0}}
.sec{padding:72px 0;background:var(--bg)}.sec:nth-of-type(even){background:var(--bg2)}
.has-bg{background-size:cover;background-position:center;color:#fff;text-align:center;padding:120px 0}.has-bg h1,.has-bg h2,.has-bg h3{color:#fff}.has-bg .btn{background:transparent;border-color:#fff;color:#fff}.has-bg .btn:hover{background:#fff;color:var(--ink)}
.sec-custom-intro,.sec-image-page-introduction-container,.sec-blog-details-intro{min-height:380px;display:flex;align-items:center}.sec-custom-intro>.wrap,.sec-image-page-introduction-container>.wrap,.sec-blog-details-intro>.wrap{width:100%}
.sec-video-wrapper{padding:0;position:relative;color:#fff;text-align:center}.sec-video-wrapper>.wrap{max-width:none;padding:0;position:relative}.sec-video-wrapper img{width:100%;height:min(88vh,760px);object-fit:cover;filter:brightness(.6)}
.hero-text{position:absolute;inset:0;display:flex;flex-direction:column;align-items:center;justify-content:center;padding:20px;color:#fff}.hero-text h1{color:#fff;letter-spacing:.06em}.hero-text .btn{background:transparent;border-color:#fff;color:#fff}.hero-text .btn:hover{background:#fff;color:var(--ink)}
.grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(270px,1fr));gap:28px;margin:24px 0}
.card{display:block;text-decoration:none;background:#fff;border:1px solid var(--line);transition:transform .2s,box-shadow .2s;height:100%;color:var(--ink)}.card:hover{transform:translateY(-3px);box-shadow:0 14px 30px rgba(0,0,0,.08)}
.card img{width:100%;aspect-ratio:4/3;object-fit:cover}.card>*:not(img){padding-left:18px;padding-right:18px}.card div{font-size:.92rem;color:var(--muted)}.card h3,.card h4{font-size:1.35rem;margin:14px 0 4px;color:var(--ink)}.card h5{font-family:var(--sans);font-weight:600;font-size:1.05rem;color:var(--ink);margin:8px 0 18px}.card p{margin:0 0 4px;font-size:.92rem;color:var(--muted)}
.has-bg .card{color:var(--ink);text-align:left}
.sec-agent-bio .wrap>div,.sec-featured-agent-section .wrap>div{display:grid;grid-template-columns:minmax(0,5fr) minmax(0,7fr);gap:48px;align-items:start}@media (max-width:800px){.sec-agent-bio .wrap>div,.sec-featured-agent-section .wrap>div{grid-template-columns:1fr}}
.sec-blog-content>.wrap,.sec-property-description>.wrap,.sec-lp-container>.wrap,.sec-neighborhood-content>.wrap,.sec-contact-form>.wrap{max-width:860px}
.sec-features-amenities h3,.sec-features-amenities h4{margin-top:1.4em}
.sec-property-intro-2 .grid,.sec-blog-details-image-slider .grid{grid-template-columns:repeat(auto-fill,minmax(220px,1fr))}.sec-property-intro-2 img,.sec-blog-details-image-slider img{aspect-ratio:4/3;object-fit:cover;width:100%}
.site-footer{background:#111;color:#d6d6d6;padding:60px 0 40px;font-size:.92rem}.site-footer a{color:#fff}.foot{display:grid;grid-template-columns:1fr 1fr 1.4fr;gap:40px}.site-footer h4{color:#fff;font-family:var(--sans);letter-spacing:.14em;font-size:.9rem;font-weight:600}
.foot-logo{max-width:220px;margin-bottom:16px}.eho{max-width:120px;margin:10px 0}.social{list-style:none;padding:0;margin:0;display:flex;flex-wrap:wrap;gap:12px}@media (max-width:800px){.foot{grid-template-columns:1fr}}
.form{display:grid;gap:14px;max-width:640px;margin:20px auto 0;text-align:left}.form label{font-size:.85rem;letter-spacing:.06em;text-transform:uppercase;color:var(--muted)}.form input,.form select,.form textarea{width:100%;font:inherit;padding:12px 14px;border:1px solid var(--line);background:#fff;margin-top:4px}.form textarea{min-height:130px}
.form .chk{text-transform:none;letter-spacing:0;display:flex;gap:10px;align-items:flex-start}.form .chk input{width:auto;margin-top:3px}
.consent{font-size:.8rem;color:var(--soft);line-height:1.5}
.stats{display:grid;grid-template-columns:repeat(auto-fit,minmax(200px,1fr));gap:20px;margin:28px 0}.stat{border:1px solid var(--line);padding:24px;text-align:center;background:#fff}.stat b{display:block;font-family:var(--serif);font-size:2.4rem;font-weight:500;line-height:1.1}.stat span{font-size:.85rem;letter-spacing:.06em;text-transform:uppercase;color:var(--muted)}
.src{font-size:.82rem;color:var(--soft)}.tx-tabs{display:flex;flex-wrap:wrap;gap:10px;margin:10px 0 0}.tx-tabs a{border:1px solid var(--accent);padding:9px 16px;text-decoration:none;font-size:.82rem;letter-spacing:.06em;text-transform:uppercase}.tx-tabs a:hover{background:var(--accent);color:#fff}
.tx .meta{display:flex;justify-content:space-between;gap:8px;flex-wrap:wrap;padding-bottom:14px;font-size:.88rem;color:var(--muted)}.tx .price{font-weight:600;color:var(--ink);font-size:1.02rem}.tx small{color:var(--soft)}
.tag{display:inline-block;font-size:.72rem;letter-spacing:.08em;text-transform:uppercase;background:var(--bg2);padding:3px 8px;margin:12px 18px 0;color:var(--muted)}

.agent{display:grid;grid-template-columns:minmax(0,5fr) minmax(0,7fr);gap:56px;align-items:center}
.agent-photo img{width:100%;height:auto;aspect-ratio:auto;object-fit:cover;float:none;margin:0}
.agent-text h2{margin-top:0}.agent-text p{font-size:1.02rem}.agent-text .btn{margin-top:10px}
.sec-featured-agent-section img,.sec-agent-bio img{float:none;width:100%;margin:0}
/* phones and small tablets */
html,body{overflow-x:hidden}
table{display:block;max-width:100%;overflow-x:auto}
@media (max-width:860px){
 body{font-size:16px}
 .sec{padding:48px 0}.has-bg{padding:80px 0}
 .sec-custom-intro,.sec-image-page-introduction-container,.sec-blog-details-intro{min-height:240px}
 .agent{grid-template-columns:1fr;gap:28px}
 .agent-photo{max-width:420px;margin:0 auto}
 .grid{grid-template-columns:repeat(auto-fill,minmax(240px,1fr));gap:20px}
 .stats{grid-template-columns:repeat(2,minmax(0,1fr));gap:12px}.stat{padding:16px}.stat b{font-size:1.8rem}
 .foot{gap:28px}
}
@media (max-width:600px){
 .wrap{padding:0 16px}
 .hdr{min-height:64px}.logo img{height:38px}
 h1{font-size:2.2rem}h2{font-size:1.75rem}
 .sec-video-wrapper img{height:72vh}
 .hero-text h1{font-size:2.1rem;letter-spacing:.04em}
 .hero-text .btn{padding:12px 18px;font-size:.78rem}
 .grid{grid-template-columns:1fr}
 .sec-property-intro-2 .grid,.sec-blog-details-image-slider .grid{grid-template-columns:1fr 1fr}
 .gallery{grid-template-columns:1fr 1fr;gap:6px}
 .prop-head h1{font-size:2rem}
 .stats{grid-template-columns:1fr 1fr}.stat b{font-size:1.5rem}.stat span{font-size:.72rem}
 .tx-tabs a{flex:1 1 100%;text-align:center}
 .btn{padding:13px 20px}
 .form input,.form select,.form textarea{font-size:16px}
 blockquote{font-size:1.05rem}
}
.sec-zip-search{background:var(--bg2)}.sec-zip-search h2{margin-bottom:.3em}
.zip-form{display:flex;gap:10px;max-width:460px;margin:18px 0 8px}.zip-form input{flex:1;font:inherit;font-size:16px;padding:13px 14px;border:1px solid var(--line);background:#fff;min-width:0}.zip-form .btn{margin:0}
.zip-results h3{margin-top:28px}.sr{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0)}

/* header + menu, matching the original site */
.site-header{position:sticky;top:0;z-index:60;background:#fff;border-bottom:1px solid var(--line);transition:background .25s,border-color .25s}
.hdr{display:flex;align-items:center;gap:24px;min-height:84px}
.logo{margin-right:auto}.logo img{height:48px;width:auto;filter:invert(1);transition:filter .25s}
.main-nav>ul{display:flex;align-items:center;gap:26px;list-style:none;margin:0;padding:0}
.main-nav .nav-link{background:none;border:0;padding:6px 0;font:500 .8rem/1 var(--sans);letter-spacing:.1em;text-transform:uppercase;color:inherit;text-decoration:none;cursor:pointer;white-space:nowrap;display:inline-flex;align-items:center;gap:6px}
.main-nav .nav-link:hover{opacity:.7}.plus{font-size:1rem;line-height:1;transition:transform .2s}.open>.sub-toggle .plus{transform:rotate(45deg)}
.has-sub{position:relative}.has-sub>.sub{display:none;position:absolute;top:calc(100% + 14px);left:-18px;background:#fff;color:var(--ink);border:1px solid var(--line);list-style:none;margin:0;padding:10px 0;min-width:240px;box-shadow:0 12px 30px rgba(0,0,0,.1)}
.has-sub.open>.sub,.has-sub:hover>.sub{display:block}.has-sub::after{content:'';position:absolute;left:0;right:0;top:100%;height:16px}
.sub a{display:block;padding:8px 18px;text-decoration:none;font-size:.95rem}.sub a:hover{background:var(--bg2)}
.menu-open{display:inline-flex;align-items:center;gap:10px;background:none;border:0;padding:8px 0;cursor:pointer;color:inherit;font:500 .8rem/1 var(--sans);letter-spacing:.1em;text-transform:uppercase}
.burger span{display:block;width:24px;height:2px;background:currentColor;margin:5px 0}
.menu-btn{display:none!important}
body.home .site-header{position:fixed;left:0;right:0;background:transparent;border-color:transparent;color:#fff}
body.home .site-header .logo img{filter:none}
body.home .site-header.scrolled{background:#fff;border-color:var(--line);color:var(--ink)}body.home .site-header.scrolled .logo img{filter:invert(1)}
.side-overlay{position:fixed;inset:0;background:rgba(0,0,0,.45);z-index:80}
.side-menu{position:fixed;top:0;right:0;bottom:0;width:min(380px,88vw);background:#111;color:#fff;z-index:90;transform:translateX(100%);transition:transform .3s ease;overflow-y:auto;padding:70px 34px 34px}
.side-open .side-menu{transform:none}.side-open{overflow:hidden}
.side-close{position:absolute;top:16px;right:20px;background:none;border:0;color:#fff;font-size:2.2rem;line-height:1;cursor:pointer}
.side-menu>ul{list-style:none;margin:0;padding:0}.side-menu li{border-bottom:1px solid rgba(255,255,255,.12)}
.side-menu a,.side-menu .sub-toggle{display:flex;justify-content:space-between;width:100%;padding:14px 0;color:#fff;text-decoration:none;background:none;border:0;font:500 .95rem/1.2 var(--sans);letter-spacing:.08em;text-transform:uppercase;cursor:pointer;text-align:left}
.side-menu .sub{display:none;list-style:none;padding:0 0 10px 14px;margin:0}.side-sub.open>.sub{display:block}.side-menu .sub li{border:0}.side-menu .sub a{padding:8px 0;text-transform:none;letter-spacing:0;font-size:1rem;opacity:.85}
.side-contact{margin-top:28px;font-size:.95rem}.side-contact a{color:#fff}
@media (max-width:1180px){.main-nav{display:none}}
@media (max-width:600px){.hdr{min-height:68px}.logo img{height:38px}.menu-label{display:none}}

img.mls-logo,.card img.mls-logo,.gallery img.mls-logo{width:auto!important;height:26px!important;aspect-ratio:auto!important;object-fit:contain!important;margin:2px 18px 14px;display:block;grid-column:auto!important}

.zip-form{display:flex;align-items:stretch;gap:14px;max-width:520px;margin:22px 0 10px}
.zip-form input{flex:1 1 auto;height:52px;padding:0 18px;font:500 1.05rem var(--sans);letter-spacing:.08em;border:1px solid #cfcdc6;background:#fff;color:var(--ink);border-radius:0;box-shadow:inset 0 1px 2px rgba(0,0,0,.04)}
.zip-form input:focus{outline:none;border-color:var(--accent);box-shadow:0 0 0 3px rgba(132,132,124,.2)}
.zip-form .btn{height:52px;padding:0 34px;margin:0;display:inline-flex;align-items:center}
@media (max-width:600px){.zip-form{flex-direction:column}.zip-form .btn{justify-content:center}}

.tx-map{height:520px;border:1px solid var(--line);margin-top:18px;z-index:1}
@media (max-width:600px){.tx-map{height:420px}}
.map-legend{background:#fff;padding:8px 12px;border:1px solid var(--line);font:500 12px/1.6 var(--sans);display:flex;flex-direction:column}
.map-legend i{display:inline-block;width:11px;height:11px;border-radius:50%;margin-right:7px;vertical-align:-1px;border:2px solid #fff;box-shadow:0 0 0 1px #999}
.map-legend i.sq{border-radius:0;background:rgba(110,110,100,.35);box-shadow:0 0 0 1px #5e5e57;border:0}
.map-pop{font:14px/1.45 var(--sans);min-width:200px}.map-pop img{width:100%;height:120px;object-fit:cover;margin-bottom:8px}.map-pop a{color:var(--ink);font-weight:600}
.leaflet-container a.leaflet-popup-close-button{color:#333}