:root{--navy:#102A43;--paper:#F4EFE6;--brass:#B68A3E}*{box-sizing:border-box}body{margin:0;font-family:'Work Sans',system-ui,sans-serif;color:var(--navy);background:var(--paper);line-height:1.6}
h1,h2,h3,.cname{font-family:'Young Serif',Georgia,serif;font-weight:400;line-height:1.15}a{color:inherit}.wrap{max-width:1180px;margin:0 auto;padding:0 24px}
.nav{position:sticky;top:0;z-index:20;background:rgba(16,42,67,.97);color:var(--paper)}.nav-in{display:flex;justify-content:space-between;align-items:center;height:72px}.links a{margin-left:22px;text-decoration:none;font-size:14px}
.logo-pill{background:#fff;border-radius:10px;padding:4px 10px;display:inline-flex}.logo-pill img{height:48px;width:auto;display:block}.logo-panel{background:#fff;border-radius:14px;padding:14px 18px;display:inline-block;margin-bottom:22px}.logo-panel img{display:block;height:auto}.logo-panel.sm{padding:10px 14px}
.btn{display:inline-block;background:var(--brass);color:#fff;text-decoration:none;padding:13px 22px;border-radius:4px;font-weight:600;font-size:14px;border:1px solid var(--brass)}.btn.sm{padding:8px 14px;font-size:13px}.btn.ghost{background:transparent;color:inherit;border-color:currentColor}
.hero{background:var(--navy);color:var(--paper);padding:90px 0 80px}.hero h1{font-size:clamp(36px,5vw,60px);margin:10px 0 20px;max-width:820px}.lead{font-size:18px;max-width:720px}.hero .lead{color:#d5dde5}.hero-cta{margin-top:28px;display:flex;gap:14px;flex-wrap:wrap}
.eyebrow{color:var(--brass);text-transform:uppercase;letter-spacing:.16em;font-size:12px;font-weight:600;margin:0}
.sec{padding:70px 0}.navy{background:var(--navy);color:var(--paper)}.dhead{display:flex;justify-content:space-between;align-items:end;flex-wrap:wrap;gap:16px}.dhead h2{font-size:38px;margin:0}
.filters{display:flex;gap:14px;flex-wrap:wrap}.filters label{font-size:12px;text-transform:uppercase;letter-spacing:.1em;display:flex;flex-direction:column;gap:4px}select{font:inherit;font-size:15px;padding:9px 12px;border:1px solid #c9bfae;border-radius:4px;background:#fff;color:var(--navy);min-width:190px}
.count{font-size:13px;color:#5b6b7a}.grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(330px,1fr));gap:26px}
.card{background:#fff;border-radius:10px;overflow:hidden;box-shadow:0 2px 14px rgba(16,42,67,.08);display:flex;flex-direction:column}.card[hidden]{display:none}.ph{position:relative;aspect-ratio:3/2;background:#e6dfd2}.ph img{width:100%;height:100%;object-fit:cover;display:block}.nophoto{display:flex;height:100%;align-items:center;justify-content:center;color:#7a6a50;font-size:14px}
.tag{position:absolute;left:12px;top:12px;background:var(--navy);color:var(--paper);font-size:11px;letter-spacing:.1em;text-transform:uppercase;padding:5px 9px;border-radius:3px}
.cb{padding:20px 22px 22px;display:flex;flex-direction:column;flex:1}.loc{font-size:12px;color:#6b7785;margin:0}.cb h3{font-size:21px;margin:6px 0 14px}
dl{display:grid;grid-template-columns:repeat(3,1fr);gap:10px 14px;margin:0 0 10px}dl .w{grid-column:span 3}dt{font-size:10.5px;text-transform:uppercase;letter-spacing:.1em;color:#7d8996}dd{margin:0;font-weight:600;font-size:15px}
.flag{font-weight:500;font-size:11px;color:#8a6a2c;border:1px solid #d9c49b;border-radius:10px;padding:1px 7px;margin-left:6px;white-space:nowrap}.note{font-size:12px;color:#7d8996;margin:0 0 16px;flex:1}.card .btn{align-self:flex-start}.card .btn.ghost{color:var(--navy)}
.fine{font-size:12.5px;color:#5b6b7a;margin-top:30px}.empty{padding:30px 0}
.two{display:grid;grid-template-columns:1.2fr 1fr;gap:50px;align-items:center}.navy h2{font-size:36px;margin:12px 0}.navy .lead{color:#d5dde5}.cbox{background:rgba(255,255,255,.06);border:1px solid rgba(244,239,230,.2);border-radius:10px;padding:28px}.cname{font-size:28px;margin:0 0 6px}.cbox a{color:var(--paper)}
.foot{background:#0b1f33;color:#9fb0c2;font-size:13px;padding:50px 0}.foot b{color:var(--paper)}.copy{margin-top:10px}
@media(max-width:760px){.two{grid-template-columns:1fr}.links a:not(.btn){display:none}.grid{grid-template-columns:1fr}}
.calc-sec{background:#fff}.calc-sec h2{font-size:38px;margin:8px 0}.calc{display:grid;grid-template-columns:1.3fr 1fr;gap:30px;margin-top:26px}
.cin{display:grid;grid-template-columns:1fr 1fr;gap:16px}.cin label{display:flex;flex-direction:column;gap:5px;font-size:12px;text-transform:uppercase;letter-spacing:.08em;color:#4d5d6d}.dp{grid-column:span 2;display:grid;grid-template-columns:1fr 1fr;gap:16px}
.cin input,.cin select{font:inherit;font-size:16px;padding:11px 12px;border:1px solid #c9bfae;border-radius:4px;background:var(--paper);color:var(--navy);width:100%;min-width:0;text-transform:none;letter-spacing:0}.cin input:focus,.cin select:focus{outline:2px solid var(--brass);outline-offset:1px}
.cout{background:var(--navy);color:var(--paper);border-radius:10px;padding:26px;display:flex;flex-direction:column;gap:14px}.cout div{display:flex;justify-content:space-between;align-items:baseline;border-bottom:1px solid rgba(244,239,230,.15);padding-bottom:10px}.cout span{font-size:13px;color:#c9d2db}.cout b{font-family:'Young Serif',Georgia,serif;font-weight:400;font-size:24px;color:#fff}.cout b.neg{color:#e7b9a6}.disc{font-size:12px;color:#9fb0c2;margin:4px 0 0}
@media(max-width:860px){.calc{grid-template-columns:1fr}}@media(max-width:520px){.cin,.dp{grid-template-columns:1fr}.dp{grid-column:span 1}}
.acct{font-size:14px;color:var(--paper);text-decoration:none;opacity:.9}.cbtns{display:flex;gap:10px;flex-wrap:wrap}button.btn{cursor:pointer;font-family:inherit}
.gm{position:fixed;inset:0;background:rgba(11,31,51,.6);z-index:50;display:flex;align-items:center;justify-content:center;padding:16px}.gm[hidden]{display:none}
.gm-box{background:#fff;border-radius:12px;max-width:440px;width:100%;max-height:92vh;overflow:auto;padding:28px 26px;position:relative;border-top:5px solid var(--brass)}.gm-box h3{font-family:'Young Serif',Georgia,serif;font-weight:400;font-size:24px;margin:0 0 8px}
.gm-x{position:absolute;right:12px;top:8px;background:none;border:0;font-size:28px;color:#7d8996;cursor:pointer}.gm-why{font-size:14px;color:#4d5d6d}
.gm-box form{display:flex;flex-direction:column;gap:12px;margin-top:12px}.gm-box label{display:flex;flex-direction:column;gap:5px;font-size:12px;text-transform:uppercase;letter-spacing:.08em;color:#4d5d6d}.gm-box .opt{text-transform:none;letter-spacing:0}
.gm-box input,.gm-box textarea{font:inherit;font-size:16px;padding:10px 12px;border:1px solid #c9bfae;border-radius:4px;background:var(--paper);color:var(--navy)}.gm-msg{font-size:13px;color:#8a6a2c;min-height:1em;margin:0}.gm-alt{font-size:13px;margin-top:14px}
.adm table{width:100%;border-collapse:collapse;font-size:14px;background:#fff}.adm th,.adm td{text-align:left;padding:10px;border-bottom:1px solid #e6dfd2;vertical-align:top}.adm .ok{color:#3c7a4a;font-weight:600}
@media(max-width:760px){.links .acct{display:inline}}
.card.teaser{cursor:pointer;transition:box-shadow .2s,transform .2s}.card.teaser:hover,.card.teaser:focus{box-shadow:0 6px 22px rgba(16,42,67,.18);transform:translateY(-2px);outline:none}
.units{font-weight:600;margin:0 0 14px}.lock{align-self:flex-start;margin-top:auto;background:var(--navy);color:var(--paper);font-size:13px;font-weight:600;padding:9px 14px;border-radius:4px}.lock:before{content:"🔒 "}
.pend{background:#fff7e6;border:1px solid #e3c98f;border-left:5px solid var(--brass);border-radius:6px;padding:14px 18px;margin:18px 0;font-size:15px}.pend[hidden]{display:none}
.card.hl{box-shadow:0 0 0 3px var(--brass),0 6px 22px rgba(16,42,67,.18)}
.talk{display:flex;gap:8px;flex-wrap:wrap;margin-top:12px}
.status{position:absolute;top:10px;right:10px;background:#102A43;color:#F4EFE6;font:600 12px 'Work Sans',sans-serif;padding:4px 10px;border-radius:999px;letter-spacing:.02em}
.status.uc{background:#B68A3E;color:#fff}.status.sold{background:#7a1f1f;color:#fff}
.ph{position:relative}
.about-stats{display:grid;grid-template-columns:1fr 1fr;gap:14px;align-content:start}
.about-stats div{background:#fff;border-top:3px solid #B68A3E;padding:16px;border-radius:6px}.about-stats b{display:block;font:400 30px 'Young Serif',serif;color:#102A43}.about-stats span{font-size:14px}
.prefs{border:1px solid #d9d2c3;border-radius:6px;margin:10px 0;padding:8px 12px}.prefs legend{font-weight:600;font-size:14px}
.chks{display:flex;flex-wrap:wrap;gap:6px 14px}.chk{display:flex!important;align-items:center;gap:6px;font-size:14px;margin:0!important}.chk input{width:auto!important;margin:0}
.toggle{display:flex!important;gap:8px;align-items:center}.toggle input{width:auto!important}
.gm-box{max-height:90vh;overflow:auto}
.act-hot{color:#B68A3E;font-weight:600}
.submit-sec{background:#fff}.subform{background:#F4EFE6;border-top:3px solid #B68A3E;padding:22px;border-radius:6px}.subform label{display:block;margin-bottom:10px}.subform .btn{margin-top:6px}
.a2hs{position:fixed;left:12px;right:12px;bottom:72px;z-index:60;background:#102A43;color:#F4EFE6;padding:12px 40px 12px 14px;border-radius:8px;font-size:14px;line-height:1.4;box-shadow:0 6px 20px rgba(0,0,0,.25)}.a2hs button{position:absolute;top:6px;right:8px;background:none;border:0;color:#F4EFE6;font-size:22px;cursor:pointer}
#f-add label{display:block;margin-bottom:8px}#f-add input:not([type=checkbox]){display:block;width:100%}
.subform label{font-size:14px}.subform input:not([type=file]),.subform select,.subform textarea{display:block;width:100%;box-sizing:border-box;margin-top:4px;padding:10px 12px;border:1px solid #cfc6b4;border-radius:4px;background:#fff;font:inherit;font-size:15px;color:#102A43}.subform input[type=file]{display:block;margin-top:6px}
.closed-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(220px,1fr));gap:14px}.closed-card{background:#fff;border-top:3px solid #B68A3E;border-radius:6px;padding:16px}.closed-card b{display:block;font:400 22px 'Young Serif',serif;color:#102A43}.closed-card span{font-size:14px;display:block}.closed-card .cl{color:#B68A3E;font-weight:600;font-size:12px;letter-spacing:.06em;text-transform:uppercase}
.testi-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(280px,1fr));gap:16px}.testi-grid blockquote{margin:0;background:#fff;border-left:3px solid #B68A3E;padding:18px;border-radius:6px;font-size:16px;line-height:1.6}.testi-grid cite{display:block;margin-top:10px;font-style:normal;font-weight:600;font-size:14px}
.star,.share{background:none;border:1px solid #cfc6b4;border-radius:999px;padding:5px 12px;font:600 13px 'Work Sans',sans-serif;color:#102A43;cursor:pointer}.star[aria-pressed=true]{background:#B68A3E;border-color:#B68A3E;color:#fff}
.legal h2{font-size:24px;margin:28px 0 8px}.chk-terms{display:flex!important;gap:8px;align-items:flex-start;font-size:14px}.chk-terms input{width:auto!important;margin-top:3px}