/* Christa Hughes, Compass. Gallery design, production build.
   Off-white paper, ink, one moss accent. Libre Caslon Display + Figtree, self-hosted. */
@font-face{font-family:'Libre Caslon Display';src:url('/fonts/libre-caslon-display.woff2') format('woff2');font-weight:400;font-style:normal;font-display:swap}
@font-face{font-family:'Libre Caslon Text';src:url('/fonts/libre-caslon-text-italic.woff2') format('woff2');font-weight:400;font-style:italic;font-display:swap}
@font-face{font-family:'Figtree';src:url('/fonts/figtree.woff2') format('woff2');font-weight:300 600;font-style:normal;font-display:swap}

:root{--bg:#f5f5f3;--bg2:#ebebe7;--ink:#161616;--ink2:#3a3a36;--dim:#63635e;--line:#d9d9d3;--moss:#2f4f3a;--moss2:#243d2d;--sand:#ebe6da;--stone:#e8e8e2;--forest:#23392b;--mist:#e9eee8;--err:#8a2a1c;
  --display:'Libre Caslon Display',Georgia,'Times New Roman',serif;--italic:'Libre Caslon Text',Georgia,serif;--sage:#e3e9df;--body:'Figtree',system-ui,-apple-system,'Segoe UI',sans-serif;--gut:clamp(20px,5vw,64px)}
*{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-padding-top:84px;color-scheme:light}
a,button,.btn,.tile,input,select,textarea{touch-action:manipulation;-webkit-tap-highlight-color:rgba(47,79,58,.12)}
@media(max-width:820px){html{scroll-padding-bottom:88px}}
body{margin:0;background:var(--bg);color:var(--ink);font-family:var(--body);font-weight:300;font-size:17px;line-height:1.6;-webkit-font-smoothing:antialiased;overflow-x:clip}
img{display:block;max-width:100%;height:auto}
picture{display:contents}
picture source{display:none}
a{color:inherit;text-underline-offset:3px;text-decoration-thickness:1px}
::selection{background:#cdd9cf;color:var(--ink)}
input,textarea,select{caret-color:var(--moss)}
.ledger b,.soldgrid b,.tile b,.price,.area li b,.bigtel,.closings b,.closings time,.crowd h2 b{font-variant-numeric:lining-nums tabular-nums}
p{margin:0}
h1,h2,h3{margin:0;font-family:var(--display);font-weight:400;line-height:1.04;letter-spacing:-.01em;text-wrap:balance}
h1{font-size:clamp(46px,8vw,132px)}
h2{font-size:clamp(34px,4.6vw,68px)}
h3{font-size:clamp(23px,2.3vw,32px);line-height:1.12}
.wrap{width:min(1360px,100% - 2*var(--gut));margin-inline:auto}
.lab{font-weight:500;font-size:11.5px;letter-spacing:.28em;text-transform:uppercase;color:var(--moss)}
.lab::before{content:"";display:inline-block;width:26px;height:1px;background:currentColor;vertical-align:middle;margin-right:12px}
.lede{font-size:clamp(17px,1.4vw,21px);line-height:1.6;max-width:54ch;color:var(--ink2);text-wrap:pretty}
.dim{color:var(--dim)}
.dek{font-family:var(--italic);font-style:italic;font-size:clamp(19px,1.6vw,24px);line-height:1.45;color:var(--ink2);max-width:42ch;text-wrap:pretty}
.dek em{font-style:normal;color:var(--moss)}
.head .dek{margin-top:10px}
.plain .lede,.phero .lede{font-family:var(--italic);font-style:italic;font-size:clamp(19px,1.7vw,25px)}
.chap article .dek{margin-bottom:6px}
.fine{font-size:13px;color:var(--dim);letter-spacing:.01em;line-height:1.55}
.sr{position:absolute;width:1px;height:1px;overflow:hidden;clip-path:inset(50%);white-space:nowrap}
.skip{position:absolute;left:-9999px;top:8px;z-index:100;background:var(--ink);color:var(--bg);padding:10px 16px;text-decoration:none}
.skip:focus{left:8px}
:focus-visible{outline:2px solid var(--moss);outline-offset:3px}
.band.moss :focus-visible,.lb :focus-visible,.open .cap :focus-visible{outline-color:var(--mist)}

/* links and buttons */
.link{display:inline-flex;align-items:center;gap:12px;text-decoration:none;font-weight:500;font-size:12.5px;letter-spacing:.2em;text-transform:uppercase;padding-bottom:6px;border-bottom:1px solid currentColor;transition:color .2s}
.link:hover{color:var(--moss)}
.btn{display:inline-flex;align-items:center;justify-content:center;min-height:50px;padding:0 26px;border:1px solid var(--ink);color:var(--ink);background:transparent;text-decoration:none;font:500 12.5px/1 var(--body);letter-spacing:.2em;text-transform:uppercase;cursor:pointer;transition:background .2s,color .2s}
.btn:hover{background:var(--ink);color:var(--bg)}
.btn.solid{background:var(--ink);color:var(--bg)}
.btn.solid:hover{background:var(--moss2);border-color:var(--moss2)}
.btn[disabled]{opacity:.55;cursor:wait}
.actions{display:flex;flex-wrap:wrap;gap:12px;margin-top:26px}

/* reveal on scroll (only when JS is running) */
.js .rv{opacity:0;transform:translateY(20px);transition:opacity .9s cubic-bezier(.2,.7,.2,1),transform .9s cubic-bezier(.2,.7,.2,1);transition-delay:calc(var(--i,0)*80ms)}
.js .rv.on{opacity:1;transform:none}

/* header */
.top{position:fixed;inset:0 0 auto 0;z-index:50;transition:background .35s,border-color .35s;border-bottom:1px solid transparent}
.top.solid,.top.always{background:rgba(245,245,243,.92);backdrop-filter:blur(12px);-webkit-backdrop-filter:blur(12px);border-color:var(--line)}
.top .wrap{display:flex;align-items:center;justify-content:space-between;min-height:74px;gap:20px}
.brand{text-decoration:none;font-family:var(--display);font-size:20px;line-height:1.08}
.brand small{display:block;font-size:inherit;color:var(--moss)}
.menu{display:flex;gap:clamp(14px,1.6vw,28px);font-size:11.5px;letter-spacing:.2em;text-transform:uppercase;font-weight:500}
.menu a{text-decoration:none;color:var(--ink2);padding:6px 0;border-bottom:1px solid transparent}
.menu a:hover,.menu a[aria-current]{color:var(--ink);border-color:var(--moss)}
.tels{margin:0;display:grid;justify-items:end;gap:2px;font-size:13px;line-height:1.3;white-space:nowrap}
.tels a{text-decoration:none;font-weight:500;letter-spacing:.04em}
.tels span{font-weight:400;color:var(--dim);letter-spacing:.02em;margin-right:6px}
.menu-btn{display:none;font:500 12px/1 var(--body);letter-spacing:.2em;text-transform:uppercase;background:none;border:1px solid var(--ink);color:var(--ink);padding:12px 16px;cursor:pointer}
@media(max-width:1280px){.menu,.top .tels{display:none}.menu-btn{display:inline-flex}}

/* phone menu */
.mnav{position:fixed;inset:0;z-index:60;background:var(--bg);display:flex;flex-direction:column;padding:18px var(--gut) 32px;overflow-y:auto;overscroll-behavior:contain}
.mnav[hidden]{display:none}
.mnav .mtop{display:flex;justify-content:space-between;align-items:center;min-height:56px;margin-bottom:18px}
.mnav nav{display:flex;flex-direction:column;border-top:1px solid var(--line)}
.mnav nav a{font-family:var(--display);font-size:32px;line-height:1.1;text-decoration:none;padding:13px 0;border-bottom:1px solid var(--line)}
.mnav nav a[aria-current]{color:var(--moss)}
.mnav .mcta{display:grid;grid-template-columns:1fr 1fr;gap:10px;margin-top:26px}
.mnav .fine{margin-top:18px}
body.locked{overflow:hidden}

/* home opening: letterboxed photo that opens to full screen */
.open{position:relative;height:100svh}
.js .open{height:250svh}
.open .stage{position:sticky;top:0;height:100svh;overflow:hidden}
.open .ph{position:absolute;inset:0;background:var(--bg2)}
.open .ph img{width:100%;height:100%;object-fit:cover}
.open .shade{position:absolute;inset:0;background:linear-gradient(to top,rgba(20,20,18,.62),rgba(20,20,18,0) 55%);opacity:1}
.open .ph,.open .shade{clip-path:inset(var(--ct,58%) var(--cx,4%) var(--cb,6%) var(--cx,4%))}
.js .open .ph img{transform:scale(var(--z,1.12))}
@media(min-width:821px){.open .ph img{transform:translateY(calc(var(--ct,58%) * var(--shift,0)))}.js .open .ph img{transform:translateY(calc(var(--ct,58%) * var(--shift,0))) scale(var(--z,1.12))}}
@media(max-width:820px){.open .shade{background:linear-gradient(to top,rgba(20,20,18,.74),rgba(20,20,18,.3) 45%,rgba(20,20,18,0) 70%)}}
@media(max-height:700px){html:not(.js) .open .stage{--ct:70%}}
@media(max-height:480px){html:not(.js) .open .cap{display:none}}
.js .open .shade{opacity:var(--cap,0)}
.open .title{position:absolute;left:0;right:0;top:0;padding:calc(74px + 7svh) var(--gut) 0;text-align:center;z-index:2;color:var(--ink)}
.open .title h1{font-size:clamp(44px,6.6vw,108px)}
.open .title h1 .firm,.plain h1 .firm{display:block;color:var(--moss)}
/* her name and firm at the top of the home and About pages: the same sans as the line under them (her pick, 2026-10-15) */
h1.lockup{font-family:var(--body);font-weight:400;letter-spacing:-.025em;line-height:1.02}
.open .title .lab{color:inherit}
.open .title h1{margin:0 0 12px}
.open .title .lede{margin-inline:auto;color:inherit;max-width:40ch}
.open .title .dek{margin:0 auto 6px;color:var(--ink2);font-size:clamp(20px,1.8vw,27px)}
.open .cap{position:absolute;left:calc(var(--cx,4%) + var(--gut));right:calc(var(--cx,4%) + var(--gut));bottom:calc(var(--cb,6%) + clamp(22px,4svh,48px));color:#fff;z-index:3;display:flex;justify-content:space-between;align-items:flex-end;gap:20px}
@media(min-width:1500px){.open .cap{left:calc(50% - 680px);right:calc(50% - 680px)}}
.js .open .cap{opacity:var(--cap,0)}
.js .open .cap:focus-within{opacity:1}
.js .open .stage:has(.cap:focus-within) .shade{opacity:1}
.open .cap b{display:block;font-family:var(--display);font-weight:400;font-size:clamp(24px,2.8vw,42px);line-height:1.1}
.open .cap span{font-size:13px;letter-spacing:.14em;text-transform:uppercase}
.open .cap .link{color:#fff}
@media(max-width:820px){.open .cap{bottom:calc(var(--cb,6%) + 84px + env(safe-area-inset-bottom))}}
@media(max-height:480px){.open .title{padding-top:calc(74px + 2svh)}.open .title h1{font-size:38px}.open .title .lede{display:none}}
@media(max-width:700px){.js .open{height:210svh}.open .cap{flex-direction:column;align-items:flex-start;gap:10px}}

/* open house band */
.oh{padding:clamp(40px,7vh,72px) 0 0}
.oh .card{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.3fr);gap:clamp(24px,4vw,56px);align-items:center}
.oh .ph{aspect-ratio:3/2;overflow:hidden;background:var(--bg2)}
.oh .ph img{width:100%;height:100%;object-fit:cover}
.oh h2,.oh h3{margin:0 0 10px;font-size:clamp(26px,3vw,42px)}
.oh .where{font-size:18px;color:var(--ink2)}
.oh-none{display:none}
.oh-none.show{display:block}
@media(max-width:760px){.oh .card{grid-template-columns:1fr}}

/* statement */
.state{padding:clamp(72px,12vh,140px) 0}
.state p{font-family:var(--display);font-size:clamp(28px,4vw,60px);line-height:1.16;max-width:24ch;text-wrap:pretty}
.state b{font-weight:400;color:var(--moss)}
.state .fine{font-family:var(--body);font-size:13px;margin-top:18px}

/* sections */
.sec{padding:clamp(64px,11vh,128px) 0}
.sec.tight{padding-top:clamp(32px,5vh,56px)}
.head{display:flex;justify-content:space-between;align-items:flex-end;gap:24px;margin-bottom:34px;flex-wrap:wrap}
.head h2{margin-top:0}

/* listing tiles */
.tiles{display:grid;grid-template-columns:repeat(6,1fr);grid-auto-rows:minmax(200px,24vw);gap:14px}
.tile{position:relative;overflow:hidden;text-decoration:none;color:#fff;display:block;isolation:isolate;background:var(--bg2)}
.tile img{width:100%;height:100%;object-fit:cover;transition:transform 1.1s cubic-bezier(.2,.7,.2,1)}
.tile:hover img{transform:scale(1.03)}
.tile::after{content:"";position:absolute;inset:0;background:linear-gradient(to top,rgba(0,0,0,.62),rgba(0,0,0,0) 52%);z-index:1}
.tile .cap{position:absolute;left:20px;right:20px;bottom:18px;z-index:2;display:flex;justify-content:space-between;align-items:flex-end;gap:14px}
.tile .cap>div{min-width:0}
.tile .cap b{font-family:var(--display);font-weight:400;font-size:clamp(22px,2.2vw,34px);display:block;line-height:1.1}
.tile .cap span{font-size:13px;letter-spacing:.04em;display:block;margin-top:4px}
.tile .cap .tags{display:flex;flex-wrap:wrap;gap:6px}
.tile .cap i{font-style:normal;font-size:11px;letter-spacing:.24em;text-transform:uppercase;white-space:nowrap;border:1px solid rgba(255,255,255,.7);padding:6px 9px}
.tile.big{grid-column:span 4;grid-row:span 2}
.tile.side{grid-column:span 2}
.tile.third{grid-column:span 2}
.tile.half{grid-column:span 3}
.tile.wide{grid-column:span 6}
@media(max-width:1180px){.tile .cap{flex-direction:column;align-items:flex-start;gap:10px}}
@media(max-width:1000px){.tiles{grid-template-columns:1fr 1fr;grid-auto-rows:minmax(240px,40vw)}.tile.big{grid-column:span 2;grid-row:auto;height:auto}.tile.side,.tile.third,.tile.half{grid-column:span 1}.tile.wide{grid-column:span 2}.tile .cap{flex-direction:column;align-items:flex-start;gap:10px}}
@media(max-width:520px){.tiles{grid-template-columns:1fr;grid-auto-rows:62vw}.tile.big,.tile.side,.tile.third,.tile.half,.tile.wide{grid-column:auto}}
@media(max-width:820px){.tile::after{background:linear-gradient(to top,rgba(0,0,0,.72),rgba(0,0,0,0) 62%)}}

/* chapters with sticky photo */
.chap{padding-bottom:clamp(24px,5vh,56px)}
.chap .grid{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:clamp(32px,6vw,96px);align-items:start}
.chap .media{position:sticky;top:0;height:100svh;display:grid;place-items:center;padding:96px 0 36px}
.chap .box{position:relative;width:100%;aspect-ratio:4/5;max-height:calc(100svh - 136px);overflow:hidden;background:var(--bg2)}
.chap .box img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.js .chap .box img{opacity:0;transform:scale(1.03);transition:opacity .7s ease,transform 1.2s cubic-bezier(.2,.7,.2,1)}
.js .chap .box img.on{opacity:1;transform:none}
.chap article{min-height:78svh;display:flex;flex-direction:column;justify-content:center;padding:72px 0}
.chap article h2{margin:0 0 18px;font-size:clamp(32px,3.6vw,54px)}
.chap article .mob{display:none}
@media(max-width:820px){.chap .grid{grid-template-columns:1fr;gap:0}.chap .media{display:none}.chap article{min-height:0;padding:56px 0}.chap article .mob{display:block;aspect-ratio:3/2;overflow:hidden;margin-bottom:24px;background:var(--bg2)}.chap article .mob img{width:100%;height:100%;object-fit:cover}}

/* numbered steps */
.steps{list-style:none;margin:30px 0 0;padding:0;display:grid;gap:24px;counter-reset:s}
.steps li{display:grid;grid-template-columns:44px 1fr;column-gap:14px;counter-increment:s}
.steps li::before{content:counter(s,upper-roman);grid-row:span 2;font-family:var(--display);color:var(--moss);font-size:26px;line-height:1.05}
.steps h3{font-size:clamp(21px,1.75vw,26px);line-height:1.15;margin:0 0 6px}
.steps p{color:var(--ink2);font-size:16.5px;line-height:1.55;max-width:48ch}
.chap .lede em{font-style:normal;color:var(--moss);font-weight:500}

/* sold ledger */
.ledger ol{list-style:none;margin:0;padding:0}
.ledger li{display:grid;grid-template-columns:minmax(0,1fr) auto;gap:20px;align-items:baseline;padding:17px 0;border-top:1px solid var(--line)}
.js .ledger li{opacity:0;transform:translateX(-20px);transition:opacity .7s ease,transform .7s cubic-bezier(.2,.7,.2,1);transition-delay:calc(var(--i,0)*60ms)}
.js .ledger li.on{opacity:1;transform:none}
.ledger li:last-child{border-bottom:1px solid var(--line)}
.ledger li span{font-size:clamp(16px,1.35vw,19px)}
.ledger li small{display:block;color:var(--dim);font-size:12.5px;letter-spacing:.1em;text-transform:uppercase;margin-top:2px}
.ledger li b{font-family:var(--display);font-weight:400;font-size:clamp(24px,2.8vw,40px);white-space:nowrap}
.ledger .actions{margin-top:30px}

/* about block */
.about .cols{display:grid;grid-template-columns:minmax(0,1fr) 340px;gap:clamp(32px,6vw,96px);align-items:start}
.meetgrid{display:grid;grid-template-columns:minmax(0,1.3fr) minmax(0,1fr);gap:clamp(28px,5vw,80px);align-items:center}
.meetph,.aboutph{margin:0}
.meetph img{width:100%;aspect-ratio:3/2;object-fit:cover;object-position:45% 40%}
.meet h2{margin:0 0 18px}
.aboutph img{width:100%;aspect-ratio:21/9;object-fit:cover;object-position:45% 0}
.aboutph figcaption{margin-top:10px;font-family:var(--italic);font-style:italic;font-size:14px;color:var(--dim)}
@media(max-width:900px){.meetgrid{grid-template-columns:1fr}.aboutph img{aspect-ratio:4/3}}
.portrait{width:100%;max-width:340px;aspect-ratio:4/5;overflow:hidden;background:var(--bg2)}
.portrait img{width:100%;height:100%;object-fit:cover}
.about h2{margin:0 0 20px}
.about .cols>div>.dek{margin-top:-6px}
.bio{margin-top:clamp(22px,3vw,32px);max-width:62ch}
.bio p{font-size:clamp(17px,1.25vw,19px);line-height:1.7;color:var(--ink2);text-wrap:pretty}
.bio p+p{margin-top:16px}
.bioclose{margin-top:clamp(26px,3.5vw,38px);max-width:34ch;font-family:var(--italic);font-style:italic;font-size:clamp(21px,1.9vw,27px);line-height:1.45;color:var(--moss);text-wrap:balance}
.meetq{margin-top:16px;max-width:46ch;color:var(--ink2);line-height:1.65}
@media(min-width:821px){.about .portrait{position:sticky;top:110px}}
.about p+p{margin-top:14px}
.about .counties{margin-top:22px;font-family:var(--display);font-size:clamp(18px,1.6vw,23px);color:var(--moss);line-height:1.35}
@media(max-width:820px){.about .cols{grid-template-columns:1fr}.about .portrait{order:-1;max-width:220px}}

/* areas list */
.arealist{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:0 clamp(24px,4vw,56px)}
.arealist a{display:flex;justify-content:space-between;align-items:baseline;gap:16px;text-decoration:none;padding:16px 0;border-top:1px solid var(--line)}
.arealist a b{font-family:var(--display);font-weight:400;font-size:clamp(22px,2vw,30px)}
.arealist a span{font-size:12.5px;letter-spacing:.1em;text-transform:uppercase;color:var(--dim);white-space:nowrap}
.arealist a:hover b{color:var(--moss)}
@media(max-width:820px){.arealist{grid-template-columns:1fr}}

/* contact + forms */

.split{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.1fr);gap:clamp(32px,6vw,96px);align-items:start}
@media(max-width:860px){.split{grid-template-columns:1fr}}
.bigtel{font-family:var(--display);font-size:clamp(38px,5vw,76px);text-decoration:none;display:block;line-height:1;margin-top:20px}
.facts-list{margin:26px 0 0;display:grid;gap:14px}
.facts-list dt{font-size:11.5px;letter-spacing:.24em;text-transform:uppercase;color:var(--dim);font-weight:500}
.facts-list dd{margin:2px 0 0;font-size:17px}
.facts-list a{text-decoration-thickness:1px;text-underline-offset:3px}
.form{display:grid;gap:20px}
.form label,.form .lbl{display:grid;gap:6px;font-size:14px;letter-spacing:0;color:var(--ink2);font-weight:500}
.form input,.form select,.form textarea{font:300 17px/1.4 var(--body);letter-spacing:0;text-transform:none;padding:11px 0;border:0;border-bottom:1px solid #85857e;background:transparent;color:var(--ink);width:100%;border-radius:0;-webkit-appearance:none;appearance:none}
.form select{background-image:linear-gradient(45deg,transparent 50%,var(--ink) 50%),linear-gradient(135deg,var(--ink) 50%,transparent 50%);background-position:calc(100% - 12px) 55%,calc(100% - 7px) 55%;background-size:5px 5px;background-repeat:no-repeat;padding-right:26px;cursor:pointer;background-color:transparent;color:var(--ink)}
.form textarea{resize:vertical;min-height:88px}
.form input:focus,.form select:focus,.form textarea:focus{outline:none;border-bottom-color:var(--ink)}
.form input:focus-visible,.form select:focus-visible,.form textarea:focus-visible{box-shadow:inset 0 -2px 0 var(--moss);border-bottom-color:var(--moss)}
.form [aria-invalid="true"],.form [aria-invalid="true"]:focus,.form [aria-invalid="true"]:focus-visible{border-bottom-color:var(--err);box-shadow:inset 0 -2px 0 var(--err)}
.form .ferr{font-size:13.5px;font-weight:400;color:var(--err)}
.form .row{display:grid;grid-template-columns:1fr 1fr;gap:20px;align-items:start}
@media(max-width:560px){.form .row{grid-template-columns:1fr}}
.form .req{color:var(--moss)}
.form .consent{font-size:12.5px;line-height:1.55;color:var(--dim);letter-spacing:0;text-transform:none}
.form .consent a{color:inherit;text-underline-offset:3px;text-decoration-thickness:1px}
.form .status{font-size:15px;min-height:1px}
.form .status.err{color:var(--err)}
.form .status a{color:inherit;text-underline-offset:3px;text-decoration-thickness:1px}
.hp{position:absolute!important;left:-10000px!important;width:1px;height:1px;overflow:hidden}
.done{padding:28px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.done h3{margin-bottom:10px}

/* sub-page hero */
.phero{position:relative;min-height:66svh;display:grid;align-items:end;overflow:hidden;isolation:isolate;color:#fff}
.phero .ph{position:absolute;inset:0;z-index:-2;background:var(--bg2)}
.phero .ph img{width:100%;height:100%;object-fit:cover}
.phero::after{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(to top,rgba(20,20,18,.68),rgba(20,20,18,.12) 55%,rgba(20,20,18,.28))}
.phero .wrap{padding:120px 0 clamp(32px,6vh,64px)}
.phero .lab{color:#fff}
.phero h1{font-size:clamp(42px,6.6vw,104px)}
.phero .lede{color:#f1f1ee;margin-top:14px}
.plain{padding:calc(74px + clamp(48px,9vh,96px)) 0 clamp(28px,5vh,48px)}
.plain h1{font-size:clamp(42px,6.6vw,104px)}
.plain .lede,.plain .dek{margin-top:16px}

/* listing detail */
.lst{display:grid;grid-template-columns:minmax(0,1.35fr) minmax(0,1fr);gap:clamp(24px,4vw,64px);align-items:start}
.lst .gal{display:grid;grid-template-columns:repeat(4,1fr);gap:8px}
.lst .gal img{width:100%;aspect-ratio:3/2;object-fit:cover;background:var(--bg2)}
.lst .gal>:first-child{grid-column:span 4}
.lst .status{display:inline-block;font-size:11px;letter-spacing:.24em;text-transform:uppercase;border:1px solid var(--ink);padding:6px 9px;margin-bottom:14px}
.lst .status.soon,.lst .status.uc{border-color:var(--moss);color:var(--moss)}
.lst h2{font-size:clamp(30px,3.4vw,50px)}
.lst .price{font-family:var(--display);font-size:clamp(30px,3.2vw,46px);margin-top:10px}
.lst .specs{display:flex;flex-wrap:wrap;gap:6px 18px;margin-top:10px;font-size:14px;letter-spacing:.06em;color:var(--dim)}
.lst .desc{margin-top:18px;max-width:52ch;color:var(--ink2)}
.lst .oh-note{margin-top:16px;font-weight:500;color:var(--moss)}
.lst+.lst{margin-top:clamp(88px,14vh,150px)}
@media(max-width:900px){.lst{grid-template-columns:1fr}.lst .gal{grid-template-columns:repeat(2,1fr)}.lst .gal>:first-child{grid-column:span 2}}

/* areas page */
.area{display:grid;grid-template-columns:minmax(0,1.15fr) minmax(0,1fr);gap:clamp(24px,5vw,80px);align-items:center}
.area+.area{margin-top:clamp(88px,13vh,150px)}
.area.flip .amap{order:2}
.area h2{margin:0 0 6px;font-size:clamp(32px,3.8vw,56px)}
.area .county{font-size:14px;letter-spacing:.04em;color:var(--dim);margin-bottom:16px}
.area .dist{margin-top:16px;font-size:15.5px;line-height:1.55;color:var(--moss);max-width:52ch}
.area ul{list-style:none;margin:20px 0 0;padding:0}
.area li{display:flex;justify-content:space-between;gap:14px;padding:9px 0;border-bottom:1px solid var(--line);font-size:15.5px}
.area li b{font-family:var(--display);font-weight:400;font-size:19px;white-space:nowrap}
@media(max-width:820px){.area{grid-template-columns:1fr}.area.flip .amap{order:0}}

/* sold feature */
.feature{display:grid;grid-template-columns:minmax(0,1.4fr) minmax(0,1fr);gap:clamp(24px,4vw,64px);align-items:end}
.feature .gal{display:grid;grid-template-columns:repeat(3,1fr);gap:8px}
.feature .gal img{width:100%;aspect-ratio:3/2;object-fit:cover;background:var(--bg2)}
.feature .gal>:first-child{grid-column:span 3}
@media(max-width:900px){.feature{grid-template-columns:1fr}}
.soldgrid{list-style:none;margin:0;padding:0;columns:2;column-gap:clamp(32px,6vw,96px)}
.soldgrid li{break-inside:avoid;display:flex;justify-content:space-between;gap:16px;padding:14px 0;border-bottom:1px solid var(--line)}
.soldgrid li b{font-family:var(--display);font-weight:400;font-size:21px;white-space:nowrap}
.soldgrid li small{display:block;color:var(--dim);font-size:12px;letter-spacing:.1em;text-transform:uppercase}
@media(max-width:760px){.soldgrid{columns:1}}

/* prose (privacy) */
.prose{max-width:70ch}
.prose h2{font-size:clamp(24px,2.4vw,32px);margin:40px 0 12px}
.prose p,.prose li{color:var(--ink2);font-size:16.5px}
.prose p+p{margin-top:12px}
.prose ul{padding-left:20px;margin:10px 0}
.prose li+li{margin-top:6px}

/* credentials */
.creds{margin:28px 0 0;display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:0 32px;border-top:1px solid var(--line)}
.creds div{padding:14px 0;border-bottom:1px solid var(--line)}
.creds dt{font-size:11.5px;letter-spacing:.22em;text-transform:uppercase;color:var(--dim);font-weight:500}
.creds dd{margin:4px 0 0;font-size:17px}
@media(max-width:560px){.creds{grid-template-columns:1fr}}

/* footer */
.foot{padding:56px 0 110px;font-size:13.5px;color:var(--dim);line-height:1.65}
.foot .cols{display:grid;grid-template-columns:1.1fr 1.2fr 1fr;gap:28px}
.foot strong{color:var(--ink);font-weight:500;letter-spacing:.18em;text-transform:uppercase;font-size:11.5px;display:block;margin-bottom:6px}
.foot a{color:var(--ink2);display:inline-block;padding:4px 0}
.foot nav{display:grid;grid-template-columns:1fr 1fr;gap:4px 20px}
.foot nav a{text-decoration:none}
.foot nav a:hover{color:var(--moss)}
.foot .legal{margin-top:30px;padding-top:20px;border-top:1px solid var(--line);font-size:12.5px}
@media(max-width:820px){.foot .cols{grid-template-columns:1fr}}
@media(min-width:821px){.foot{padding-bottom:48px}}

/* phone call bar */
.mbar{position:fixed;left:0;right:0;bottom:0;z-index:40;display:none;gap:10px;padding:10px var(--gut) calc(10px + env(safe-area-inset-bottom));background:rgba(245,245,243,.95);backdrop-filter:blur(10px);-webkit-backdrop-filter:blur(10px);border-top:1px solid var(--line)}
.mbar a{flex:1;min-height:46px;padding:0 10px}
@media(max-width:820px){.mbar{display:flex}}



/* color bands joined by rolling hills instead of divider lines */
.band{position:relative;background:var(--band,var(--bg))}
.band.paper{--band:var(--bg)}
.band.sand{--band:var(--sand)}
.band.stone{--band:var(--stone)}
.band.moss{--band:var(--forest);color:var(--mist)}
.ridge{position:absolute;left:0;right:0;bottom:calc(100% - 1px);height:clamp(30px,4.4vw,66px);background:var(--band);pointer-events:none;-webkit-mask:var(--r) bottom/100% 100% no-repeat;mask:var(--r) bottom/100% 100% no-repeat}
.ridge.r1{--r:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 1440 90' preserveAspectRatio='none'%3E%3Cpath fill-opacity='.4' d='M0 90V50C140 24 270 12 420 26S690 70 860 54 1150 4 1300 12 1440 40 1440 40V90Z'/%3E%3Cpath d='M0 90V66C150 44 280 36 430 48S700 84 880 70 1170 30 1310 36 1440 56 1440 56V90Z'/%3E%3C/svg%3E")}
.ridge.r2{--r:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 1440 90' preserveAspectRatio='none'%3E%3Cpath fill-opacity='.4' d='M0 90V34C170 18 300 30 460 46S760 60 930 38 1210 6 1440 26V90Z'/%3E%3Cpath d='M0 90V60C130 50 250 40 400 50S650 78 830 72 1120 44 1260 48 1440 64 1440 64V90Z'/%3E%3C/svg%3E")}
.ridge.r3{--r:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 1440 90' preserveAspectRatio='none'%3E%3Cpath fill-opacity='.4' d='M0 90V42C120 58 260 30 390 22S640 46 800 56 1080 20 1230 18 1440 44 1440 44V90Z'/%3E%3Cpath d='M0 90V70C180 58 320 50 470 58S760 80 930 66 1200 42 1330 50 1440 62 1440 62V90Z'/%3E%3C/svg%3E")}

/* the crowd around the closings number */
.crowd{padding:clamp(80px,11vh,130px) 0 clamp(72px,10vh,120px)}
.crowd .wrap{position:relative;min-height:clamp(640px,88vh,820px);display:grid;place-items:center}
.crowd .core{position:relative;z-index:2;text-align:center;width:min(560px,40%)}
.crowd h2{font-size:clamp(30px,3.3vw,50px);line-height:1.12}
.crowd h2 b{display:block;font-weight:400;font-size:clamp(96px,12vw,178px);line-height:.88;color:var(--moss);letter-spacing:-.02em;margin-bottom:12px}
.crowd .lede{margin:18px auto 0;max-width:38ch}
.crowd .fine{margin-top:14px}
.pills{list-style:none;margin:0;padding:0;position:absolute;inset:0;z-index:1}
.pill{position:absolute;top:var(--y);display:flex;flex-direction:column;gap:3px;max-width:250px;padding:12px 20px 13px;border-radius:30px;border:1px solid transparent;font-size:14.5px;line-height:1.25}
.pill.al{left:var(--x);transform:translateY(-50%)}
.pill.ar{right:var(--x);transform:translateY(-50%);text-align:right}
.pill.ac{left:var(--x);transform:translate(-50%,-50%);text-align:center}
.pill b{font-weight:500}
.pill small{font-size:12.5px;opacity:.74}
.pill.p small{opacity:.88}
.pill.q{background:var(--bg);border-color:rgba(22,22,22,.1)}
.pill.q b{font-family:var(--italic);font-style:italic;font-weight:400;font-size:17px}
.pill.p{border-color:rgba(47,79,58,.42);color:var(--moss)}
.pill.f{background:var(--moss);color:var(--mist)}
.js .crowd .pill{opacity:0;scale:.86;transition:opacity .7s cubic-bezier(.2,.7,.2,1),scale .7s cubic-bezier(.2,.7,.2,1);transition-delay:calc(var(--i,0)*40ms)}
.js .crowd.on .pill{opacity:1;scale:1}
@media(max-width:1399px){
  .crowd .wrap{min-height:0;display:block}
  .crowd .core{width:auto;max-width:640px;margin-inline:auto}
  .pills{position:static;display:flex;flex-wrap:wrap;justify-content:center;gap:10px;margin-top:40px}
  .crowd .pill{position:static;transform:none;text-align:left;max-width:none}
}
@media(max-width:560px){.pill.x{display:none}.pill{padding:10px 15px;font-size:14px}.pill.q b{font-size:16.5px}}

/* recent closings on a soft green band, with a map of every sale */
.band.sage{--band:var(--sage)}
.closings{padding-top:clamp(80px,12vh,136px)}
.closings .grid{display:grid;grid-template-columns:minmax(0,.85fr) minmax(0,1.15fr);gap:clamp(32px,6vw,96px);align-items:center}
.closings .dek{margin-top:12px}
.closings ol{list-style:none;margin:30px 0 0;padding:0}
.closings li{display:grid;grid-template-columns:76px minmax(0,1fr) auto;gap:18px;align-items:baseline;padding:16px 0;border-top:1px solid rgba(47,79,58,.18)}
.closings li:last-child{border-bottom:1px solid rgba(47,79,58,.18)}
.closings time{font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:var(--moss)}
.closings li span{font-size:clamp(16px,1.3vw,19px)}
.closings li small{display:block;font-size:12.5px;color:var(--dim);margin-top:3px}
.closings li b{font-family:var(--display);font-weight:400;font-size:clamp(22px,2.4vw,34px);white-space:nowrap;transition:color .25s}
.closings li.hot b{color:var(--moss)}
.js .closings li{opacity:0;transform:translateX(-18px);transition:opacity .7s ease,transform .7s cubic-bezier(.2,.7,.2,1);transition-delay:calc(var(--i,0)*70ms)}
.js .closings li.on{opacity:1;transform:none}
.closings .note{margin-top:16px}
.cmap{margin:0}
.mapbox{position:relative}
.mapbox>img{width:100%;height:100%;object-fit:cover}
.cmap figcaption{margin-top:12px;font-size:11.5px;line-height:1.5;color:var(--dim)}
.cmap figcaption a,.amap figcaption a{color:inherit}
.pin{position:absolute;transform:translate(-50%,-50%);border-radius:50%}
.cmap .pin.sold{width:8px;height:8px;background:rgba(47,79,58,.55)}
.cmap .pin.recent{width:13px;height:13px;background:var(--moss);outline:5px solid rgba(47,79,58,.16);transition:transform .3s cubic-bezier(.2,.7,.2,1),outline-color .3s}
.cmap .pin.hot{outline-color:rgba(47,79,58,.32);transform:translate(-50%,-50%) scale(1.5)}
@media(max-width:900px){.closings .grid{grid-template-columns:1fr}.closings .cmap{order:2}.closings li{grid-template-columns:minmax(0,1fr) auto;grid-template-areas:"t b" "s b";gap:4px 14px}.closings time{grid-area:t}.closings li span{grid-area:s}.closings li b{grid-area:b;align-self:center}}

/* reviews */
.reviews h2{text-align:center}
.rev{margin:0;background:var(--sand);padding:clamp(28px,4vw,60px) clamp(24px,5vw,72px)}
.reviews .rev{max-width:1000px;margin:clamp(28px,4vw,44px) auto 0;text-align:center}
.rev blockquote{margin:0}
.rev p{font-family:var(--italic);font-style:italic;font-size:clamp(20px,1.95vw,29px);line-height:1.5;color:var(--ink);text-wrap:pretty}
.rev figcaption{margin-top:22px;display:grid;gap:3px}
.rev figcaption b{font-weight:500;font-size:15px}
.rev figcaption span{color:var(--dim);font-size:13.5px}
.stars{display:flex;justify-content:center;gap:3px;margin-bottom:18px;color:var(--moss)}
.stars svg{width:16px;height:16px;fill:currentColor}
.revmore{text-align:center;margin-top:28px}
.greview{max-width:1000px;margin:clamp(36px,5vw,56px) auto 0;padding-top:clamp(28px,4vw,40px);border-top:1px solid var(--line);text-align:center}
.greview .dek{margin:0 auto}
.greview .actions{justify-content:center}
.greview [aria-disabled]{opacity:.55;cursor:default}
.greview .fine{margin-top:14px}

/* area maps */
.amap{margin:0}
.amap .mapbox{background:#eeede8}
.amap .pin.list{width:18px;height:18px;background:var(--moss);border:3px solid var(--bg);z-index:3}
.amap .pin.sold{width:12px;height:12px;background:var(--ink);border:2px solid var(--bg);z-index:2;cursor:default}
.amap .pin>span{position:absolute;left:50%;bottom:calc(100% + 9px);transform:translateX(-50%);white-space:nowrap;background:var(--ink);color:var(--bg);font-size:12.5px;line-height:1.3;padding:6px 9px;opacity:0;pointer-events:none;transition:opacity .15s}
.amap .pin:hover>span,.amap .pin:focus>span{opacity:1}
.amap .pin.el>span{left:-6px;transform:none}
@media(max-width:560px){.amap .pin>span{white-space:normal;width:max-content;max-width:min(220px,60vw)}}
.amap .pin.er>span{left:auto;right:-6px;transform:none}
.area{overflow-x:clip}
.amap .pin:hover,.amap .pin:focus{z-index:5}
.mark{position:absolute;display:flex;align-items:center;gap:6px;transform:translate(-4px,-50%);z-index:1;pointer-events:none}
.mark i{width:8px;height:8px;background:var(--ink2);flex:none}
.mark em{font-style:normal;font-size:12px;line-height:1.2;color:var(--ink2);background:rgba(238,237,232,.86);padding:1px 4px;white-space:nowrap}
.mark.l{flex-direction:row-reverse;transform:translate(calc(-100% + 4px),-50%)}
.mark.t{flex-direction:column-reverse;gap:3px;transform:translate(-50%,calc(-100% + 4px))}
.mark.b{flex-direction:column;gap:3px;transform:translate(-50%,-4px)}
.amap figcaption{display:flex;flex-wrap:wrap;justify-content:space-between;gap:8px 20px;margin-top:12px;font-size:12px;color:var(--dim)}
.legend{display:flex;flex-wrap:wrap;gap:6px 16px}
.legend span{display:inline-flex;align-items:center;gap:7px}
.k{display:inline-block;width:10px;height:10px;border-radius:50%}
.k.list{background:var(--moss);width:14px;height:14px}
.k.sold{background:var(--ink);width:9px;height:9px}
.k.lm{background:var(--ink2);border-radius:0;width:8px;height:8px}
@media(max-width:560px){.mark em{font-size:11px}}

/* listing photos open in a full-screen viewer */
.shot{display:block;cursor:zoom-in;background:var(--bg2)}
.shot img{transition:opacity .25s}
.shot:hover img{opacity:.88}
.allph{margin-top:14px;background:none;border:0;border-bottom:1px solid currentColor;padding:0 0 5px;font:500 12.5px/1 var(--body);letter-spacing:.2em;text-transform:uppercase;color:var(--ink);cursor:pointer}
.allph:hover{color:var(--moss)}
.lst .where{margin-top:14px;font-size:15px;color:var(--dim)}
.lst .where a{color:var(--ink2)}
.lb{position:fixed;inset:0;width:100%;height:100%;max-width:none;max-height:none;margin:0;padding:0;border:0;background:#121513;color:var(--mist);overflow:hidden}
.lb::backdrop{background:#121513}
.lb .stagebox{position:absolute;inset:64px 84px 64px;display:grid;grid-template:minmax(0,1fr)/minmax(0,1fr);place-items:center;touch-action:pan-y}
.lb img{width:100%;height:100%;object-fit:contain;user-select:none;-webkit-user-drag:none}
.lb.one .prev,.lb.one .next{display:none}
.lb .bar{position:absolute;top:0;left:0;right:0;height:64px;display:flex;align-items:center;justify-content:space-between;gap:16px;padding:0 16px 0 24px;font-size:12.5px;letter-spacing:.16em;text-transform:uppercase}
.lb .bar span{overflow:hidden;text-overflow:ellipsis;white-space:nowrap}
.lb button{display:inline-grid;place-items:center;min-width:48px;min-height:48px;background:rgba(18,21,19,.5);border:1px solid rgba(233,238,232,.28);color:inherit;cursor:pointer;font:500 12px/1 var(--body);letter-spacing:.18em;text-transform:uppercase;padding:0 14px}
.lb button:hover{border-color:var(--mist)}
.lb button svg{width:20px;height:20px;stroke:currentColor;fill:none;stroke-width:1.6}
.lb .prev,.lb .next{position:absolute;top:50%;transform:translateY(-50%);padding:0}
.lb .prev{left:18px}
.lb .next{right:18px}
.lb .count{position:absolute;bottom:20px;left:0;right:0;text-align:center;font-size:12.5px;letter-spacing:.16em;color:rgba(233,238,232,.7);pointer-events:none}
.lb .prev,.lb .next,.lb .bar{z-index:2}
html.lb-open{overflow:hidden}
@media(max-width:700px){.lb .stagebox{inset:64px 0 84px}.lb .prev,.lb .next{top:auto;bottom:14px;transform:none}.lb .count{bottom:30px}}

@media(prefers-reduced-motion:reduce){
  .js .rv,.js .ledger li,.js .closings li,.js .crowd .pill{opacity:1;transform:none;scale:1;transition:none}
  .js .open{height:100svh}
  .js .open .ph img{transform:none}
  @media(min-width:821px){.js .open .ph img{transform:translateY(calc(var(--ct,58%) * var(--shift,0)))}}
  @media(max-height:480px){.open .cap{display:none}}
  .js .open .cap,.js .open .shade{opacity:1}
  .tile img,.link,.btn,.shot img,.cmap .pin.recent{transition:none}
}
/* neighborhood cards: the picture first, a name and a county */
.hgrid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:clamp(14px,1.6vw,24px);margin-top:8px}
.hcard{display:grid;gap:4px;text-decoration:none;color:inherit}
.hc-ph{display:block;aspect-ratio:4/3;overflow:hidden;background:var(--bg2);margin-bottom:10px}
.hc-ph img{width:100%;height:100%;object-fit:cover;transition:transform 1.1s cubic-bezier(.2,.7,.2,1)}
.hcard:hover .hc-ph img{transform:scale(1.04)}
.hcard b{font-family:var(--display);font-weight:400;font-size:clamp(21px,1.8vw,27px);line-height:1.1}
.hcard span:last-child{font-family:var(--italic);font-style:italic;font-size:15px;color:var(--dim)}
.hgrid.toc{margin-top:clamp(32px,5vh,56px)}
.hc-type{display:grid;place-items:center;background:var(--sage);padding:18px;text-align:center}
.band.sand .hc-type{background:#dfe6da}
.hc-type em{font-family:var(--italic);font-style:italic;font-size:clamp(18px,1.5vw,22px);line-height:1.35;color:var(--moss);max-width:16ch}
.hcard:hover .hc-type em{text-decoration:underline;text-decoration-thickness:1px;text-underline-offset:4px}
@media(max-width:1000px){.hgrid{grid-template-columns:repeat(2,minmax(0,1fr))}}

/* neighborhood spreads */
.hood{display:grid;grid-template-columns:minmax(0,1.15fr) minmax(0,1fr);gap:clamp(24px,5vw,80px);align-items:center}
.hood+.hood{margin-top:clamp(96px,14vh,170px)}
.hood.flip .hood-vis{order:2}
.hood-vis{display:grid;gap:18px}
.hood-ph{margin:0}
.hood-ph img{width:100%;aspect-ratio:4/3;object-fit:cover;background:var(--bg2)}
.hood-ph figcaption{margin-top:10px;font-family:var(--italic);font-style:italic;font-size:14.5px;color:var(--dim)}
.pcred{display:block;margin-top:3px;font-family:var(--body);font-style:normal;font-size:12px;letter-spacing:.02em}
.pcred a{color:inherit}
.hood h2{margin:0;font-size:clamp(36px,4.4vw,64px)}
.hood .county{margin-top:8px;font-size:14px;letter-spacing:.04em;color:var(--dim)}
.hood .dek{margin-top:18px}
.notes{list-style:none;margin:20px 0 0;padding:0;display:grid;gap:6px}
.notes li{display:flex;align-items:baseline;gap:12px;font-size:16px;color:var(--ink2)}
.notes li::before{content:"";flex:none;width:6px;height:6px;background:var(--moss);transform:translateY(-2px)}
.homes{list-style:none;margin:24px 0 0;padding:0}
.homes li{display:grid;grid-template-columns:minmax(0,1fr) auto auto;gap:14px;align-items:baseline;padding:10px 0;border-bottom:1px solid var(--line);font-size:15.5px}
.homes li span:not(.a){font-size:12.5px;letter-spacing:.08em;text-transform:uppercase;color:var(--dim);white-space:nowrap}
.homes li b{font-family:var(--display);font-weight:400;font-size:19px;white-space:nowrap}
@media(max-width:820px){.hood{grid-template-columns:1fr}.hood.flip .hood-vis{order:0}.homes li{grid-template-columns:minmax(0,1fr) auto}.homes li span:not(.a){grid-column:1}.homes li b{grid-row:1 / span 2;grid-column:2;align-self:center}}

/* The Match Edit */
.mgrid{display:grid;grid-template-columns:repeat(auto-fill,minmax(250px,1fr));gap:clamp(14px,1.6vw,24px)}
.mcard{background:var(--sand);padding:clamp(22px,2.4vw,32px);display:grid;gap:8px;align-content:start}
.mcard .m-area{font-family:var(--italic);font-style:italic;font-size:17px;color:var(--moss)}
.mcard h3{font-size:clamp(24px,2.2vw,30px)}
.mcard .m-price{font-family:var(--display);font-size:22px}
.mcard .m-wants{color:var(--ink2);font-size:16px}
.mcard .m-time{font-size:12.5px;letter-spacing:.12em;text-transform:uppercase;color:var(--dim)}
.mnone{background:var(--sand);padding:clamp(28px,4vw,56px);max-width:860px}
.mnone .dek{max-width:none}