* { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; }
body { background: var(--bg); color: var(--fg); font: 400 16px/1.6 var(--body); }
body::before { content: ""; position: fixed; inset: 0 0 auto; height: env(safe-area-inset-top, 0px); z-index: 30; background: var(--bg); }
a { color: inherit; }
img { display: block; max-width: 100%; }
.sr { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); }
.wrap { max-width: 1280px; margin: 0 auto; padding-left: max(18px, env(safe-area-inset-left, 0px)); padding-right: max(18px, env(safe-area-inset-right, 0px)); }
h1, h2, .t-serif, .quote { font-family: var(--display); font-weight: var(--display-w); letter-spacing: var(--display-ls); text-wrap: balance; margin: 0; }
h2 { font-size: clamp(28px, 4vw, 44px); line-height: 1.05; }
h2 em, h1 em { font-style: italic; color: var(--accent-text); }
.muted { color: var(--muted); margin: 0; }
.eyebrow { margin: 0; font: 700 11px/1.3 var(--body); letter-spacing: .2em; text-transform: uppercase; color: var(--eyebrow); }
.btn { display: inline-flex; align-items: center; justify-content: center; gap: 8px; min-height: 48px; padding: 0 22px; border-radius: 999px; font: 700 15px var(--body); text-decoration: none; border: 1px solid transparent; cursor: pointer; white-space: nowrap; }
.btn:focus-visible, a:focus-visible, button:focus-visible, input:focus-visible { outline: 2px solid var(--accent); outline-offset: 3px; }
.btn-accent { background: var(--accent); color: #FFFFFF; }
.btn-ghost { border-color: var(--line-strong); color: var(--fg); }
.btn-light { background: var(--light-btn); color: var(--light-btn-ink); }
.btn-ghost-light { border-color: rgba(255,255,255,.65); color: #FFFFFF; }
.btn-dark { background: var(--dark-btn); color: var(--dark-btn-ink); }
.btn-row { display: flex; flex-wrap: wrap; gap: 10px; }
.link { display: inline-flex; align-items: center; gap: 6px; font-weight: 700; text-decoration: none; color: var(--accent-text); }

/* header */
.topbar { background: var(--wine); color: #F7E4DE; font-size: 13px; }
.topbar .wrap { display: flex; justify-content: space-between; gap: 12px; padding-block: 7px; }
header.site { position: sticky; top: env(safe-area-inset-top, 0px); z-index: 20; background: var(--header-bg); backdrop-filter: blur(10px); -webkit-backdrop-filter: blur(10px); border-bottom: 1px solid var(--line); }
.head-row { display: flex; align-items: center; justify-content: space-between; gap: 16px; padding-block: 12px; }
.brand { display: flex; align-items: center; gap: 12px; text-decoration: none; min-width: 0; }
.brand b { display: block; font-family: var(--brand-font); font-weight: 500; font-size: 17px; letter-spacing: var(--brand-ls); line-height: 1.1; }
.brand small { display: block; font-size: 12px; color: var(--muted); margin-top: 3px; }
.brand-me { width: 46px; height: 46px; border-radius: 50%; object-fit: cover; box-shadow: 0 0 0 2px var(--bg), 0 0 0 3px var(--gold); }
.brand-shield { width: 34px; height: auto; }
header nav { display: flex; gap: 26px; font-size: 15px; }
header nav a { text-decoration: none; color: var(--muted); padding-block: 6px; }
header nav a[aria-current] { color: var(--fg); box-shadow: inset 0 -2px 0 var(--accent); }
.call { display: inline-flex; align-items: center; gap: 8px; padding: 6px 16px 6px 6px; min-height: 44px; border-radius: 999px; background: var(--call-bg); color: var(--call-ink); text-decoration: none; font-weight: 700; font-size: 14px; white-space: nowrap; }
.call img { width: 34px; height: 34px; border-radius: 50%; object-fit: cover; border: 2px solid rgba(255,255,255,.85); }
.call svg { margin-left: 10px; }

/* search */
.search { width: 100%; display: flex; align-items: center; gap: 8px; margin-top: 26px; padding: 6px 6px 6px 18px; max-width: 560px; border-radius: 999px; background: var(--search-bg); color: var(--search-ink); }
.search input { flex: 1; min-width: 0; border: 0; background: transparent; font: 400 16px var(--body); color: var(--search-ink); padding: 12px 0; }
.search input::placeholder { color: var(--search-ph); }
.search input:focus { outline: none; }
.search button { min-height: 46px; padding: 0 22px; border: 0; border-radius: 999px; background: var(--accent); color: #FFFFFF; font: 700 15px var(--body); cursor: pointer; }
.search-msg { margin: 10px 0 0; font-size: 14px; }

/* sections */
.section { padding-block: 64px 8px; }
.section.first { padding-top: 48px; }
.sec-head { display: grid; gap: 10px; margin-bottom: 26px; }
.sec-head.row { display: flex; flex-wrap: wrap; align-items: end; justify-content: space-between; gap: 12px 24px; }
.page-h { font-size: clamp(40px, 7vw, 76px); line-height: 1; }

/* fixed photo hero: the photo stays still while the page scrolls over it */
.fx-hero { position: relative; min-height: min(92vh, 860px); display: flex; align-items: flex-end; clip-path: inset(0); color: #FFFFFF; }
.fx-hero.fx-place { min-height: min(84vh, 760px); }
.fx-bg { position: fixed; inset: 0; z-index: 0; background-size: cover; background-position: center; }
.fx-shade { position: absolute; inset: 0; z-index: 1; background: var(--fx-shade); }
.fx-copy { position: relative; z-index: 2; width: 100%; padding-block: 0 clamp(36px, 7vh, 80px); }
.fx-copy h1 { font-size: clamp(48px, 8vw, 116px); line-height: .94; max-width: 13ch; }
.fx-home .fx-copy h1 { max-width: 12ch; }
.fx-sub { margin: 14px 0 0; font-size: 18px; color: #EFEBE5; max-width: 56ch; }
.eyebrow.on-photo { color: var(--eyebrow-photo); margin-bottom: 14px; }
.fx-copy .btn-row { margin-top: 24px; }
.page-body { position: relative; z-index: 3; background: var(--bg); }

/* one card style for every area and every neighbourhood */
.grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 18px; }
.card { position: relative; overflow: hidden; border-radius: var(--r); text-decoration: none; color: #FFFFFF; aspect-ratio: 4 / 4.4; display: flex; align-items: flex-end; background: var(--surface2); }
.card img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; transition: transform .6s; }
.card:hover img { transform: scale(1.04); }
.card::after { content: ""; position: absolute; inset: 0; background: linear-gradient(0deg, rgba(10,9,9,.9), rgba(10,9,9,.15) 55%, rgba(10,9,9,0) 75%); }
.card-copy { position: relative; z-index: 1; display: grid; gap: 7px; padding: 24px; }
.card-tag { justify-self: start; padding: 5px 11px; border-radius: 999px; background: var(--accent); font: 700 12px var(--body); letter-spacing: .04em; }
.card-name { font: var(--display-w) clamp(30px, 3vw, 40px)/1.02 var(--display); letter-spacing: var(--display-ls); }
.card-line { color: #EFEBE5; font-size: 15px; }
.card-line.quote { font: italic 400 18px/1.35 var(--quote-font); }
.card-count { margin-top: 6px; font: 700 15px var(--body); letter-spacing: .02em; }
.pills { display: flex; flex-wrap: wrap; gap: 6px; margin-top: 4px; }
.pills span { padding: 4px 10px; border-radius: 999px; background: rgba(255,255,255,.16); font-size: 12px; font-weight: 600; }

/* meet */
.meet { display: grid; grid-template-columns: 220px 1fr; gap: 36px; align-items: center; padding: 34px; border-radius: var(--r); background: var(--surface); border: 1px solid var(--line); }
.meet > img { width: 220px; height: 220px; border-radius: 50%; object-fit: cover; box-shadow: 0 0 0 4px var(--surface), 0 0 0 5px var(--gold); }
.meet .quote { font-size: clamp(26px, 3vw, 38px); line-height: 1.2; margin: 10px 0; }
.meet .btn-row { margin-top: 20px; }

.crumb { display: inline-flex; align-items: center; gap: 6px; margin-bottom: 16px; padding: 7px 12px; border-radius: 999px; background: rgba(255,255,255,.16); color: #FFFFFF; text-decoration: none; font-size: 13px; font-weight: 700; }
.statement { margin: 20px 0 0; padding-left: 18px; border-left: 3px solid var(--accent); font: italic 500 clamp(22px, 3vw, 34px)/1.25 var(--quote-font); max-width: 34ch; }

/* market */
.market { padding-block: 56px; background: var(--market-bg); color: var(--market-fg); }
.market-in { display: grid; gap: 0; }
.market h2 { font-size: clamp(26px, 3.4vw, 38px); }
.seg { display: flex; padding: 4px; border-radius: 999px; background: var(--seg-bg); }
.seg button { min-height: 40px; padding: 0 16px; border: 0; border-radius: 999px; background: transparent; color: var(--seg-ink); font: 600 14px var(--body); cursor: pointer; }
.seg button[aria-pressed="true"] { background: var(--seg-on); color: var(--seg-on-ink); }
.stats { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 12px; }
.stat { display: grid; gap: 8px; align-content: space-between; min-height: 140px; padding: 22px; border-radius: var(--r-sm); background: var(--tile); }
.stat.hot { background: var(--accent); color: #FFFFFF; }
.stat-v { font: var(--display-w) clamp(40px, 5vw, 58px)/1 var(--display); letter-spacing: -.01em; font-variant-numeric: tabular-nums; }
.stat-l { font-size: 13px; color: var(--tile-muted); }
.stat.hot .stat-l { color: #F7DCD8; }
.meter { display: block; height: 4px; border-radius: 2px; background: rgba(255,255,255,.25); overflow: hidden; }
.meter i { display: block; height: 100%; background: #FFFFFF; }
.hpi { display: grid; grid-template-columns: minmax(0, 4fr) minmax(0, 7fr); gap: 12px 32px; margin-top: 12px; padding: 22px; border-radius: var(--r-sm); background: var(--tile); }
.hpi-main { display: grid; gap: 6px; align-content: center; }
.hpi-bench { font-size: 14px; color: var(--tile-muted); }
.bars { display: grid; grid-template-columns: 90px 1fr 64px; gap: 10px 14px; align-items: center; font-size: 14px; }
.bar { position: relative; height: 8px; border-radius: 4px; background: var(--bar-bg); }
.bar::before { content: ""; position: absolute; left: 50%; top: -3px; bottom: -3px; width: 1px; background: var(--tile-muted); opacity: .5; }
.bar i { position: absolute; top: 0; height: 8px; border-radius: 4px; }
.bar i.pos { left: 50%; background: var(--up); }
.bar i.neg { right: 50%; background: var(--down); }
.up { color: var(--up-text); } .down { color: var(--down-text); }
.bars span:nth-child(3n) { text-align: right; font-weight: 700; font-variant-numeric: tabular-nums; }
.src { margin: 14px 0 0; font-size: 12px; color: var(--tile-muted); max-width: 90ch; }

/* living */
.living { display: grid; grid-template-columns: minmax(0, 7fr) minmax(0, 5fr); gap: 48px; align-items: start; }
.living h2 { margin-bottom: 18px; }
.living p { margin: 0 0 16px; font-size: 17px; line-height: 1.75; color: var(--body-text); max-width: 64ch; }
.notables { padding: 26px; border-radius: var(--r-sm); background: var(--note-bg); }
.notables ul { list-style: none; margin: 14px 0 0; padding: 0; display: grid; gap: 12px; }
.notables li { display: flex; gap: 12px; align-items: baseline; font-size: 16px; }
.notables li::before { content: ""; flex: none; width: 8px; height: 8px; transform: rotate(45deg) translateY(-2px); background: var(--accent); }

/* homes + agent */
.homes-band, .agent-band { display: flex; flex-wrap: wrap; align-items: center; justify-content: space-between; gap: 20px 32px; padding: 30px; border-radius: var(--r); background: var(--surface); border: 1px solid var(--line); }
.homes-band h2 { font-size: clamp(26px, 3vw, 36px); margin-bottom: 8px; }
.agent-band { background: var(--band-bg); color: var(--band-fg); border-color: transparent; }
.agent-band > img { width: 76px; height: 76px; border-radius: 50%; object-fit: cover; box-shadow: 0 0 0 3px var(--gold); }
.agent-band > div { flex: 1 1 260px; min-width: 0; }
.agent-band .t-serif { font-size: 28px; line-height: 1.15; }
.agent-band .muted { color: var(--band-muted); }

.pager { display: grid; grid-template-columns: 1fr 1fr; gap: 12px; padding-block: 40px 64px; }
.pager a { display: flex; align-items: center; gap: 12px; padding: 18px 20px; border-radius: var(--r-sm); border: 1px solid var(--line); text-decoration: none; }
.pager a.nx { justify-content: flex-end; text-align: right; }
.pager small { display: block; color: var(--muted); font-size: 12px; }
.pager span { font: var(--display-w) 20px/1.2 var(--display); }

.sell-band { margin-top: 64px; background: var(--band-bg); color: var(--band-fg); }
.sell-row { display: flex; flex-wrap: wrap; align-items: center; justify-content: space-between; gap: 18px 32px; padding-block: 48px; }
.sell-row .t-serif { font-size: clamp(28px, 3.4vw, 40px); line-height: 1.1; }
.sell-row p { margin: 6px 0 0; color: var(--band-muted); }

footer.site { border-top: 1px solid var(--line); padding-block: 40px; font-size: 13px; color: var(--muted); }
.foot-grid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 24px; }
.foot-grid p { margin: 0 0 6px; }
.foot-brand { font: 500 18px var(--brand-font); color: var(--fg); letter-spacing: var(--brand-ls); }
.foot-h { font-weight: 700; color: var(--fg); }

@media (prefers-reduced-motion: reduce) { * { transition: none !important; } }

/* tablet */
@media (max-width: 1080px) { .grid { grid-template-columns: repeat(2, minmax(0, 1fr)); } }
/* phone */
@media (max-width: 760px) {
  header nav { display: none; }
  .brand small { display: none; }
  .call span { display: none; }
  .call { padding: 6px; } .call svg { margin: 0 6px; }
  .topbar .wrap span:first-child { display: none; }
  .living, .foot-grid, .meet { grid-template-columns: 1fr; }
  .grid { grid-template-columns: 1fr; gap: 14px; }
  .card { aspect-ratio: 4 / 3.6; }
  .card-copy { padding: 20px; }
  .fx-hero { min-height: 88svh; }
  .fx-hero.fx-place { min-height: 76svh; }
  .fx-copy h1 { font-size: clamp(44px, 13vw, 64px); }
  .stats { grid-template-columns: 1fr 1fr; gap: 10px; }
  .stat { min-height: 116px; padding: 18px; }
  .stat-v { font-size: 38px; }
  .hpi { grid-template-columns: 1fr; padding: 18px; }
  .bars { grid-template-columns: 80px 1fr 60px; gap: 10px; }
  .meet { padding: 24px; }
  .meet > img { width: 120px; height: 120px; }
  .section { padding-top: 48px; }
  .pager { grid-template-columns: 1fr; }
  .homes-band, .agent-band { padding: 22px; }
  .search { padding-left: 14px; }
  .search button { padding: 0 16px; }
  .seg button { padding: 0 12px; }
}

/* Hero: flat, even dim (no fade into the page body) so photos stay crisp; text gets its own soft shadow. */
.fx-hero h1, .fx-hero .fx-sub, .fx-hero .eyebrow, .fx-hero .statement { text-shadow: 0 1px 2px rgba(0,0,0,.35), 0 2px 22px rgba(0,0,0,.45); }

/* Listings: property selector + live MLS cards, straight after the stats and the guide. */
.listings { padding-block: 8px 48px; }
.lbar { display: flex; flex-wrap: wrap; align-items: center; gap: 10px; padding-block: 18px; border-block: 1px solid var(--line); }
.lbar .lcount { margin-left: auto; font-size: 14px; color: var(--muted); }
.pill-sel { position: relative; display: inline-flex; }
.pill-sel select { appearance: none; -webkit-appearance: none; min-height: 48px; padding: 0 38px 0 18px; border-radius: 999px; border: 1px solid var(--line-strong); background: transparent; color: var(--fg); font: 600 14px var(--body); cursor: pointer; }
.pill-sel::after { content: ""; position: absolute; right: 16px; top: 50%; width: 7px; height: 7px; margin-top: -6px; border-right: 2px solid currentColor; border-bottom: 2px solid currentColor; transform: rotate(45deg); pointer-events: none; opacity: .7; }
.pill-sel select option { color: #111; background: #fff; }
.lgrid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 24px; margin-top: 28px; }
.lcard { display: grid; gap: 6px; text-decoration: none; color: var(--fg); min-width: 0; }
.lphoto { position: relative; display: grid; place-items: center; aspect-ratio: 4 / 3; border-radius: var(--r-sm); background: var(--surface); border: 1px solid var(--line); margin-bottom: 8px; }
.lcard:hover .lphoto { border-color: var(--line-strong); }
.ltag { position: absolute; top: 12px; left: 12px; padding: 4px 10px; border-radius: 999px; background: var(--bg); font: 700 11px var(--body); letter-spacing: .08em; color: var(--muted); }
.lnote { font-size: 13px; color: var(--muted); }
.lprice { font-family: var(--display); font-size: 26px; line-height: 1.1; }
.laddr { font-size: 15px; }
.lmeta { font-size: 14px; color: var(--muted); }
.lfoot { display: flex; flex-wrap: wrap; align-items: center; gap: 12px 20px; margin-top: 28px; }
.small { font-size: 13px; }
.foot-legal { margin-top: 22px; font-size: 12px; }
.foot-legal a { color: var(--muted); }
@media (max-width: 860px) { .lgrid { grid-template-columns: 1fr; } .lbar .lcount { margin-left: 0; width: 100%; order: 9; } }
@media (max-width: 520px) { .lbar .seg { flex: 1 1 100%; } .lbar .seg button { flex: 1; } .pill-sel { flex: 1 1 calc(50% - 5px); } .pill-sel select { width: 100%; } .lbar .btn { width: 100%; } }


[hidden] { display: none !important; }
#homes { scroll-margin-top: 84px; }

/* Live results (design-live only): cards come from the site's IDX search. */
.lcount { margin: 18px 0 0; font-size: 15px; }
.lcount a, .lcount .link { color: var(--accent-text); font-weight: 700; background: none; border: 0; padding: 0; font: inherit; cursor: pointer; text-decoration: underline; }
.lgrid.loading { opacity: .45; }
.lgrid:empty { display: none; }
.dl-card { min-width: 0; }
.dl-link { display: grid; gap: 4px; text-decoration: none; color: var(--fg); }
.dl-photo { position: relative; display: grid; place-items: center; aspect-ratio: 4 / 3; overflow: hidden; border-radius: var(--r-sm); background: var(--surface); border: 1px solid var(--line); margin-bottom: 8px; }
.dl-photo img { width: 100%; height: 100%; object-fit: cover; }
.dl-tag { position: absolute; top: 12px; left: 12px; padding: 4px 10px; border-radius: 999px; background: var(--bg); color: var(--fg); font: 700 11px var(--body); letter-spacing: .08em; text-transform: uppercase; }
.dl-nophoto { font-size: 13px; color: var(--muted); }
.dl-price { font-family: var(--display); font-size: 26px; line-height: 1.1; }
.dl-title { font-size: 15px; font-weight: 600; }
.dl-facts p { margin: 0; font-size: 14px; color: var(--muted); }
.dl-mls, .dl-office { font-size: 12px; color: var(--muted); letter-spacing: .02em; }
.dl-link:hover .dl-photo { border-color: var(--line-strong); }
.cl-sr { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); }
.lpager { display: flex; flex-wrap: wrap; align-items: center; gap: 8px; margin-top: 28px; }
.lpager button, .lpager span { min-height: 44px; min-width: 44px; padding: 0 14px; border-radius: 999px; border: 1px solid var(--line-strong); background: transparent; color: var(--fg); font: 600 14px var(--body); display: inline-grid; place-items: center; cursor: pointer; }
.lpager span[aria-disabled], .lpager .gap { opacity: .45; cursor: default; border-color: transparent; }
.lpager button[aria-current] { background: var(--accent); border-color: var(--accent); color: #FFFFFF; }
.lattr { margin-top: 20px; max-width: 70ch; }
:root { --bg: #0E0E0F; --surface: #17161A; --surface2: #222024; --line: #2C2A2E; --line-strong: #4A464C; --fg: #EDE6D8; --muted: #A39B8E; --body-text: #C8C0B1; --eyebrow: #D8B97A; --gold: #D8B97A;
  --accent: #C1272D; --accent-text: #E2474D; --wine: #6E1519; --header-bg: rgba(14,14,15,.88); --call-bg: #C1272D; --call-ink: #FFFFFF;
  --search-bg: #F4EFE7; --search-ink: #1A1816; --search-ph: #7A746E; --light-btn: #EDE6D8; --light-btn-ink: #0E0E0F; --dark-btn: #D8B97A; --dark-btn-ink: #0E0E0F;
  --market-bg: #141316; --market-fg: #EDE6D8; --seg-bg: #222024; --seg-ink: #B9B1A2; --seg-on: #EDE6D8; --seg-on-ink: #0E0E0F; --tile: #1F1D22; --tile-muted: #A39B8E; --bar-bg: #2C2A2E;
  --up: #5FBF86; --down: #E2474D; --up-text: #7FD3A0; --down-text: #F08A8E; --note-bg: #1A1214; --band-bg: #17161A; --band-fg: #EDE6D8; --band-muted: #B9B1A2;
  --display: 'Cormorant Garamond', Georgia, serif; --display-w: 500; --display-ls: -0.01em; --quote-font: 'Cormorant Garamond', Georgia, serif; --body: Manrope, system-ui, sans-serif;
  --brand-font: Manrope, system-ui, sans-serif; --brand-ls: 0.14em; --r: 20px; --r-sm: 16px; --fx-shade: rgba(10,9,9,.36); --eyebrow-photo: #E8D3A6; color-scheme: dark; }
.notables { border: 1px solid #3A1D20; }
.area-soon { border-radius: 14px; }
.sell-band, .agent-band { border: 1px solid var(--line); }
.statement-block { padding-block: 88px 64px; }
.statement-block p:first-child { margin: 0 0 22px; font: 500 clamp(36px, 6vw, 80px)/1.04 var(--display); letter-spacing: -0.02em; text-wrap: balance; }
.statement-block .q { color: var(--accent-text); }
.fx-copy h1 em { color: #FFFFFF; }
.market .market-in { padding: 0; }
@media (max-width: 760px) { .statement-block { padding-block: 52px 32px; } }
/* Editorial White (Justin, 2026-11-08 01:13): the Noir Editorial layout and type on a white page. Clean luxury:
   pure white ground, graphite ink, platinum hairlines, PE red as the only colour (primary actions only), no gold.
   Loaded after look-noir.css + look-editorial.css, so it only redefines tokens and the few rules that assume a dark page. */
:root { --bg: #FFFFFF; --surface: #F5F6F7; --surface2: #ECEEF0; --line: #E2E4E7; --line-strong: #C4C8CD; --fg: #16181B; --muted: #646A72;
  --body-text: #353A41; --eyebrow: #646A72; --gold: #8C9299; --accent: #B3121D; --accent-text: #A3101A; --wine: #7A0E14;
  --header-bg: rgba(255,255,255,.94); --call-bg: #B3121D; --call-ink: #FFFFFF;
  --search-bg: #F5F6F7; --search-ink: #16181B; --search-ph: #6F757D; --light-btn: #B3121D; --light-btn-ink: #FFFFFF; --dark-btn: #16181B; --dark-btn-ink: #FFFFFF;
  --market-bg: #FFFFFF; --market-fg: #16181B; --seg-bg: #F0F1F3; --seg-ink: #4A5058; --seg-on: #16181B; --seg-on-ink: #FFFFFF; --tile: #FFFFFF; --tile-muted: #646A72; --bar-bg: #E2E4E7;
  --up: #1E7A4C; --down: #B3121D; --up-text: #1A6B43; --down-text: #A3101A; --note-bg: #F5F6F7; --band-bg: #16181B; --band-fg: #FFFFFF; --band-muted: #B9BEC5;
  --fx-shade: rgba(10,12,16,.34); --eyebrow-photo: #646A72; color-scheme: light; }
body { background: var(--bg); color: var(--body-text); }
.notables { border: 1px solid var(--line); }

/* The hero: the photo sits in a white mat with a platinum keyline, like a print in a gallery frame; the headline is set
   in graphite on white underneath, so the page opens bright instead of dark. */
[data-scheme="white"] .pg-hero.fx-hero.fx-place { min-height: 0; display: block; clip-path: none; color: var(--fg); padding-top: clamp(12px, 2vw, 24px); }
[data-scheme="white"] .pg-hero .fx-bg { position: relative; inset: auto; height: clamp(240px, 46vh, 520px); margin-inline: max(12px, env(safe-area-inset-left, 0px)); outline: 1px solid var(--line-strong); outline-offset: 6px; }
[data-scheme="white"] .pg-hero .fx-shade { display: none; }
[data-scheme="white"] .pg-hero .fx-copy { padding-block: clamp(22px, 4vw, 44px) clamp(28px, 5vw, 56px); }
[data-scheme="white"] .fx-hero h1, [data-scheme="white"] .fx-hero .fx-sub, [data-scheme="white"] .fx-hero .eyebrow { text-shadow: none; }
[data-scheme="white"] .pg-hero .fx-copy h1 { color: var(--fg); font-weight: 500; letter-spacing: -0.015em; }
[data-scheme="white"] .pg-hero .fx-sub { color: var(--body-text); }
[data-scheme="white"] .pg-crumbs ol { color: var(--muted); text-shadow: none; }
[data-scheme="white"] .pg-crumbs a { color: var(--fg); }
[data-scheme="white"] .pg-byline { color: var(--muted); text-shadow: none; }
[data-scheme="white"] .pg-hero .btn-ghost-light { border-color: var(--fg); color: var(--fg); }
[data-scheme="white"] .pg-hero .btn-light:hover { background: var(--wine); }
[data-scheme="white"] .pg-hero .btn-ghost-light:hover { background: var(--fg); color: #FFFFFF; }
/* Stat tiles become ruled columns: white, platinum hairline, big serif figures. */
[data-scheme="white"] .pg .market .stat, [data-scheme="white"] .pg .market .tile { background: #FFFFFF; border: 1px solid var(--line); box-shadow: none; }
[data-scheme="white"] .pg .stat-v { color: var(--fg); font-family: var(--display); font-weight: 500; font-variant-numeric: lining-nums tabular-nums; }
[data-scheme="white"] .pg .market .stat.hot { background: var(--fg); border-color: var(--fg); }
[data-scheme="white"] .pg .market .stat.hot .stat-v { color: #FFFFFF; }
[data-scheme="white"] .pg .market .stat.hot .stat-l { color: #C9CDD2; }
[data-scheme="white"] h1, [data-scheme="white"] h2, [data-scheme="white"] .lgrid { font-variant-numeric: lining-nums; }
@media (max-width: 760px) {
  [data-scheme="white"] .pg-hero .fx-bg { height: 30svh; outline-offset: 4px; }
  [data-scheme="white"] .pg-hero .fx-copy { padding-block: 16px 28px; }
}

/* ---- SEO landing, building and guide pages (seo/look_pages.py). Conversion-first: photo hero with the live search
   button, stat tiles, live listings, short intro, lead forms, agent card. Uses the look's tokens above. ---- */
body.pg { padding-bottom: 0; }
.pg-hero.fx-hero.fx-place { min-height: min(74vh, 680px); }
.pg-hero .fx-copy h1 { font-size: clamp(38px, 5.6vw, 76px); line-height: 1.02; max-width: 20ch; overflow-wrap: anywhere; }
.pg-hero .fx-sub { margin: 14px 0 0; max-width: 46ch; font-size: clamp(17px, 1.6vw, 21px); line-height: 1.45; color: #FFFFFF; }
.pg-crumbs ol { list-style: none; display: flex; flex-wrap: wrap; gap: 2px 8px; margin: 0 0 18px; padding: 0; font-size: 13px; color: rgba(255,255,255,.86); text-shadow: 0 1px 6px rgba(0,0,0,.5); }
.pg-crumbs li + li::before { content: "\203A"; margin-right: 8px; opacity: .8; }
.pg-crumbs li { display: inline-flex; align-items: center; min-height: 32px; }
.pg-crumbs a { color: #FFFFFF; text-decoration: none; }
.pg-crumbs a:hover { text-decoration: underline; }
.pg-byline { margin: 18px 0 0; font-size: 13px; color: rgba(255,255,255,.82); text-shadow: 0 1px 6px rgba(0,0,0,.5); }
.pg-hero .btn { white-space: normal; text-align: center; }
.pg .market { padding-block: 48px 8px; }
.pg .stat-v { font-size: clamp(32px, 3.6vw, 48px); }
.pg-live .sec-head { margin-bottom: 0; }
.pg-live .lgrid { margin-top: 18px; }
.pg-live .lcount { margin: 14px 0 0; font-size: 14px; color: var(--muted); }
.pg-intro p { margin: 0 0 16px; }
.pg-intro h2 { margin-bottom: 18px; }
.pg-more { margin-top: 12px; border-top: 1px solid var(--line); }
.pg-more > summary { cursor: pointer; list-style: none; display: flex; align-items: center; justify-content: space-between; gap: 12px; min-height: 52px; font-weight: 700; color: var(--accent-text); }
.pg-more > summary::-webkit-details-marker { display: none; }
.pg-more > summary::after { content: "+"; font: 400 24px/1 var(--body); }
.pg-more[open] > summary::after { content: "\2212"; }
.pg-more > p { color: var(--body-text); line-height: 1.75; max-width: 64ch; }
.pg-table { overflow-x: auto; }
.pg-table table { width: 100%; border-collapse: collapse; font-size: 14px; }
.pg-table th, .pg-table td { text-align: left; padding: 10px 12px 10px 0; border-bottom: 1px solid var(--line); vertical-align: top; }
.pg-table thead th { color: var(--muted); font-weight: 600; }
.pg-sec h2 { margin-bottom: 20px; }
.pg-facts { display: grid; grid-template-columns: repeat(auto-fill, minmax(min(100%, 260px), 1fr)); gap: 12px; margin: 0; }
.pg-facts div { padding: 18px; border-radius: var(--r-sm); background: var(--tile); min-width: 0; }
.pg-facts dt { font-size: 12px; letter-spacing: .12em; text-transform: uppercase; color: var(--tile-muted); }
.pg-facts dd { margin: 6px 0 0; font: var(--display-w) 22px/1.25 var(--display); overflow-wrap: anywhere; }
.pg-facts small { display: block; margin-top: 6px; font: 400 12px/1.4 var(--body); color: var(--tile-muted); }
.pg-chips { list-style: none; margin: 14px 0 0; padding: 0; display: flex; flex-wrap: wrap; gap: 8px; }
.pg-chips li::before { display: none; }
.pg-chips li, .pg-chips a { display: inline-flex; align-items: center; min-height: 40px; padding: 0 16px; border-radius: 999px; border: 1px solid var(--line-strong); font-size: 14px; text-decoration: none; }
nav .pg-chips li { padding: 0; border: 0; }
.pg-cards { list-style: none; margin: 0; padding: 0; display: grid; grid-template-columns: repeat(auto-fill, minmax(min(100%, 300px), 1fr)); gap: 12px; }
.pg-cards li { padding: 20px; border-radius: var(--r-sm); background: var(--surface); border: 1px solid var(--line); line-height: 1.55; min-width: 0; }
.pg-bcards { list-style: none; margin: 0; padding: 0; display: grid; grid-template-columns: repeat(auto-fill, minmax(min(100%, 260px), 1fr)); gap: 12px; }
.pg-bcards a { display: grid; gap: 6px; height: 100%; padding: 20px 22px; border-radius: var(--r-sm); background: var(--surface); border: 1px solid var(--line); text-decoration: none; min-width: 0; }
.pg-bcards b { font: var(--display-w) 22px/1.2 var(--display); }
.pg-bcards svg { color: var(--accent-text); }
.pg-bcards a:hover { border-color: var(--accent); }
.pg-faq details { border-bottom: 1px solid var(--line); }
.pg-faq summary { cursor: pointer; list-style: none; display: flex; justify-content: space-between; gap: 16px; padding-block: 16px; }
.pg-faq summary::-webkit-details-marker { display: none; }
.pg-faq summary::after { content: "+"; font-size: 22px; line-height: 1; color: var(--accent-text); }
.pg-faq details[open] summary::after { content: "\2212"; }
.pg-faq h3 { margin: 0; font: 600 17px/1.4 var(--body); }
.pg-faq p { margin: 0 0 18px; max-width: 70ch; color: var(--body-text); line-height: 1.7; }
.pg-formgrid { display: grid; grid-template-columns: repeat(auto-fit, minmax(min(100%, 320px), 1fr)); gap: 16px; align-items: start; }
.pg-form { display: grid; gap: 12px; padding: 26px; border-radius: var(--r); background: var(--surface); border: 1px solid var(--line); min-width: 0; scroll-margin-top: 90px; }
.pg-form h3 { margin: 0; font: var(--display-w) 26px/1.15 var(--display); }
.pg-two { display: grid; grid-template-columns: 1fr 1fr; gap: 12px; }
.pg-field { display: grid; gap: 6px; font-size: 13px; font-weight: 600; min-width: 0; }
.pg-field small { font-weight: 400; color: var(--muted); }
.pg-field input, .pg-field select, .pg-field textarea { width: 100%; min-height: 48px; padding: 10px 14px; border-radius: var(--r-sm); border: 1px solid var(--line-strong); background: var(--bg); color: var(--fg); font: 400 16px var(--body); }
.pg-field select option { color: #111; background: #fff; }
.pg-check { display: flex; gap: 10px; align-items: flex-start; font-size: 13px; line-height: 1.5; color: var(--muted); }
.pg-check input { width: 20px; height: 20px; margin-top: 1px; flex: none; accent-color: var(--accent); }
.pg-fine { margin: 0; font-size: 12px; color: var(--muted); }
.pg-form .btn { justify-self: start; }
.pg-status { margin: 0; font-size: 14px; }
.pg-status:empty { display: none; }
.pg-done { margin: 0; font: var(--display-w) 22px/1.35 var(--display); }
.pg .agent-band .btn-ghost-light { border-color: var(--band-muted); color: var(--band-fg); }
.pg .agent-band .muted a { color: inherit; }
.pg-sources ul { margin: 0 0 18px; padding-left: 18px; font-size: 14px; color: var(--muted); overflow-wrap: anywhere; }
.foot-legal p { font-size: 12px; line-height: 1.55; }
.pg-sticky { display: none; }
@media (max-width: 760px) {
  .pg-hero.fx-hero.fx-place { min-height: 82svh; }
  .pg-hero .fx-copy h1 { font-size: clamp(34px, 10vw, 48px); }
  .pg-hero .btn-row .btn { width: 100%; }
  .pg-two { grid-template-columns: 1fr; }
  .pg-form { padding: 20px; }
  .pg-form .btn { justify-self: stretch; }
  body.pg { padding-bottom: calc(64px + env(safe-area-inset-bottom, 0px)); }
  .pg-sticky { display: grid; grid-template-columns: repeat(3, 1fr); position: fixed; left: 0; right: 0; bottom: 0; z-index: 25;
    padding: 0 max(8px, env(safe-area-inset-right, 0px)) env(safe-area-inset-bottom, 0px) max(8px, env(safe-area-inset-left, 0px));
    background: var(--header-bg); backdrop-filter: blur(10px); -webkit-backdrop-filter: blur(10px); border-top: 1px solid var(--line); }
  .pg-sticky a { display: flex; flex-direction: column; align-items: center; justify-content: center; gap: 2px; min-height: 60px; text-decoration: none; font-size: 12px; font-weight: 700; color: var(--fg); }
  .pg-sticky a:last-child { color: var(--accent-text); }
}
@media (max-width: 760px) {
  .pg-live .lgrid { grid-template-columns: none; grid-auto-flow: column; grid-auto-columns: 84%; gap: 14px; overflow-x: auto;
    scroll-snap-type: x mandatory; overscroll-behavior-x: contain; padding-bottom: 8px; -webkit-overflow-scrolling: touch; }
  .pg-live .dl-card { scroll-snap-align: start; }
}
.pg-hero.pg-long .fx-copy h1 { font-size: clamp(32px, 4.4vw, 58px); max-width: 24ch; }
.pg-facts dd { font: 600 17px/1.4 var(--body); letter-spacing: 0; }
@media (max-width: 760px) { .pg-hero.pg-long .fx-copy h1 { font-size: clamp(30px, 8.4vw, 40px); } }

/* Live listing cards (listing service v2), 2026-11-09 */
.pg-card{display:flex;flex-direction:column;border:1px solid var(--rule,#e3e3e3);border-radius:10px;overflow:hidden;background:var(--card,#fff);color:inherit;text-decoration:none;min-width:0}
.pg-card:hover{box-shadow:0 6px 20px rgba(0,0,0,.08)}
.pg-card-img{display:block;aspect-ratio:4/3;background:#eee;overflow:hidden}.pg-card-img img{width:100%;height:100%;object-fit:cover;display:block}
.pg-card-body{display:flex;flex-direction:column;gap:4px;padding:14px 16px 16px}
.pg-card-price{font-family:'Cormorant Garamond',Georgia,serif;font-size:24px;font-weight:500}
.pg-card-title{font-size:15px}.pg-card-specs,.pg-card-meta{font-size:13.5px;color:var(--muted,#5b6470)}.pg-card-meta{text-transform:uppercase;letter-spacing:.02em}