/* Belvedere. Copyright (c) 2026 John James Kennedy. All rights reserved. Unauthorized copying, modification or distribution is prohibited. See /copyright.html */
/* LJ Kennedy — editorial real-estate system (navy / cream / gold) */
:root{
  --navy:#0F2A4D; --navy-2:#0b1f3a; --navy-3:#16375f;
  --ink:#141b26; --text:#1f2632; --mut:#5d6573; --mut-2:#8a909a;
  --line:#e7e3da; --line-2:#d9d4c8;
  --bg:#ffffff; --soft:#f7f6f2; --cream:#F5EFE3; --cream-2:#efe7d6;
  --gold:#B8975A; --gold-2:#a3824a; --gold-l:#d9c39a;
  --serif:'Instrument Serif', Georgia, 'Times New Roman', serif;
  --sans:'Geist', 'Hanken Grotesk', -apple-system, BlinkMacSystemFont, system-ui, sans-serif;
  --mono:'Geist Mono', ui-monospace, 'SF Mono', Menlo, monospace;
  --wrap:1200px; --gut:clamp(20px,4vw,40px);
  --sec:clamp(72px,9vw,128px);
  --r:2px;
  --ease:cubic-bezier(.2,.7,.2,1);
}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
body{margin:0;font-family:var(--sans);font-size:17px;line-height:1.6;color:var(--text);background:var(--bg);-webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility}
img,video{max-width:100%;display:block}
a{color:inherit}
button,input,select,textarea{font:inherit;color:inherit}
:focus-visible{outline:2px solid var(--gold);outline-offset:3px}
.skip{position:absolute;left:-999px;top:8px;background:var(--navy);color:#fff;padding:10px 16px;z-index:100}.skip:focus{left:8px}
.wrap{max-width:calc(var(--wrap) + var(--gut)*2);margin:0 auto;padding:0 var(--gut)}
.sec{padding:var(--sec) 0}
.sec.soft{background:var(--soft)} .sec.cream{background:var(--cream)}
.rule{border-top:1px solid var(--line)}

/* type */
h1,h2,h3,h4{font-family:var(--serif);font-weight:400;color:var(--ink);letter-spacing:-.01em;line-height:1.02;margin:0}
h1{font-size:clamp(48px,7.2vw,92px)}
h2{font-size:clamp(38px,5vw,64px)}
h3{font-size:clamp(26px,2.6vw,34px);line-height:1.08}
h1 em,h2 em,h3 em{font-style:italic}
p{margin:0 0 1em}
.eyebrow{font-family:var(--mono);font-size:12px;letter-spacing:.22em;text-transform:uppercase;color:var(--mut);margin:0 0 22px;display:flex;align-items:center;gap:10px}
.eyebrow::before{content:'';width:5px;height:5px;border:1px solid currentColor;border-radius:50%;flex:0 0 auto}
.eyebrow.light{color:rgba(255,255,255,.82)}
.lede{font-size:clamp(17px,1.4vw,19px);color:var(--text);max-width:720px}
.mut{color:var(--mut)}
.mono{font-family:var(--mono);letter-spacing:.14em;text-transform:uppercase;font-size:12px}
.fine{font-family:var(--mono);font-size:11px;letter-spacing:.06em;color:var(--mut);line-height:1.7}

/* buttons */
.btn{display:inline-flex;align-items:center;gap:12px;padding:15px 24px;border-radius:999px;border:1px solid var(--navy);background:var(--navy);color:#fff;font-weight:500;font-size:15px;text-decoration:none;cursor:pointer;transition:background .25s var(--ease),color .25s var(--ease),border-color .25s var(--ease),transform .25s var(--ease);white-space:nowrap}
.btn:hover{background:var(--navy-3)}
.btn .ar{transition:transform .25s var(--ease)} .btn:hover .ar{transform:translateX(3px)}
.btn.white{background:#fff;color:var(--navy);border-color:#fff}.btn.white:hover{background:var(--cream)}
.btn.ghost{background:transparent;color:#fff;border-color:rgba(255,255,255,.55)}.btn.ghost:hover{background:rgba(255,255,255,.1);border-color:#fff}
.btn.line{background:transparent;color:var(--navy);border-color:var(--navy)}.btn.line:hover{background:var(--navy);color:#fff}
.btn.gold{background:var(--gold);border-color:var(--gold);color:var(--navy-2)}.btn.gold:hover{background:var(--gold-l)}
.btn.sm{padding:11px 18px;font-size:14px}
.ulink{display:inline-flex;gap:10px;align-items:center;font-size:15px;text-decoration:none;color:var(--ink);padding-bottom:8px;border-bottom:1px solid var(--ink)}
.ulink:hover{color:var(--gold-2);border-color:var(--gold-2)}
.mlink{font-family:var(--mono);font-size:12px;letter-spacing:.2em;text-transform:uppercase;text-decoration:none;color:var(--ink);padding-bottom:6px;border-bottom:1px solid var(--ink)}
.mlink:hover{color:var(--gold-2);border-color:var(--gold-2)}

/* announcement + header */
.announce{background:var(--gold);color:var(--navy-2);text-align:center;font-size:15px;padding:11px var(--gut)}
.announce a{text-decoration:none}.announce b{font-weight:600;margin-right:8px}.announce a:hover span{text-decoration:underline}
.hdr{position:absolute;left:0;right:0;z-index:40;color:#fff;border-bottom:1px solid rgba(255,255,255,.18);transition:background .3s var(--ease),color .3s var(--ease),border-color .3s}
.hdr.solid{position:relative;background:var(--cream);color:var(--ink);border-color:var(--line)}
.hdr.stuck{position:fixed;top:0;background:rgba(11,31,58,.97);color:#fff;border-color:transparent;backdrop-filter:blur(6px);animation:drop .35s var(--ease)}
@keyframes drop{from{transform:translateY(-100%)}to{transform:none}}
.hdr .in{display:flex;align-items:center;gap:28px;height:88px}
.brand{display:flex;align-items:center;gap:12px;text-decoration:none;color:inherit;flex:0 0 auto}
.brand img{width:46px;height:46px}
.brand .wm{display:flex;flex-direction:column;line-height:1}
.brand .wm b{font-family:var(--serif);font-weight:400;font-size:27px;letter-spacing:.06em;text-transform:uppercase}
.brand .wm small{font-family:var(--mono);font-size:9.5px;letter-spacing:.3em;text-transform:uppercase;margin-top:5px;opacity:.85}
.hdr .logo-n{display:none}.hdr.solid .logo-n{display:block}.hdr.solid .logo-w{display:none}
.nav{display:flex;align-items:center;gap:26px;margin-left:auto;font-size:15px;font-weight:500}
.nav>a,.nav .dd>button{text-decoration:none;color:inherit;background:none;border:0;padding:6px 0;cursor:pointer;display:flex;align-items:center;gap:6px}
.nav>a:hover,.nav .dd>button:hover{opacity:.75}
.nav .tel{font-weight:600;white-space:nowrap}
.nav .cta{border:1px solid currentColor;border-radius:999px;padding:12px 18px;white-space:nowrap}
.nav .cta:hover{opacity:1;background:rgba(255,255,255,.1)}
.hdr.solid .nav .cta:hover{background:var(--navy);color:#fff;border-color:var(--navy)}
.dd{position:relative}
.dd .menu{position:absolute;top:calc(100% + 14px);left:-20px;min-width:260px;background:#fff;color:var(--ink);border:1px solid var(--line);box-shadow:0 18px 50px rgba(15,42,77,.16);padding:10px;display:none}
.dd.open .menu{display:block}
.dd .menu a{display:block;padding:11px 14px;text-decoration:none;font-weight:500}
.dd .menu a small{display:block;color:var(--mut);font-weight:400;font-size:13px}
.dd .menu a:hover{background:var(--soft)}
.dd .car{font-size:10px;transform:translateY(1px)}
.burger{display:none;margin-left:auto;background:none;border:1px solid currentColor;border-radius:999px;color:inherit;padding:10px 16px;font-size:14px;cursor:pointer}
.mnav{position:fixed;inset:0;background:var(--navy-2);color:#fff;z-index:80;padding:24px var(--gut) 40px;overflow:auto;display:none}
.mnav.open{display:block}
.mnav .top{display:flex;justify-content:space-between;align-items:center;margin-bottom:28px}
.mnav a{display:block;text-decoration:none;font-family:var(--serif);font-size:34px;padding:6px 0;line-height:1.15}
.mnav .sub a{font-family:var(--sans);font-size:17px;opacity:.85;padding:5px 0}
.mnav .x{background:none;border:1px solid rgba(255,255,255,.5);color:#fff;border-radius:999px;padding:10px 16px;cursor:pointer}
@media(max-width:1180px){.nav .tel{display:none}}
@media(max-width:1020px){.nav{display:none}.burger{display:block}}

/* hero */
.hero{position:relative;min-height:min(100svh,940px);display:flex;align-items:flex-end;color:#fff;overflow:hidden;background:var(--navy-2)}
.hero video,.hero .poster{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero::after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(8,20,38,.62) 0%,rgba(8,20,38,.38) 38%,rgba(8,20,38,.55) 70%,rgba(8,20,38,.78) 100%)}
.hero .in{position:relative;z-index:2;width:100%;padding-top:150px;padding-bottom:clamp(56px,8vw,110px)}
.hero .meta{display:flex;justify-content:space-between;gap:20px;margin-bottom:34px}
.hero .coords{font-family:var(--mono);font-size:12px;letter-spacing:.2em;text-transform:uppercase;text-align:right;line-height:1.9;opacity:.85}
.hero h1{color:#fff;max-width:880px;font-size:clamp(52px,7.6vw,100px)}
.hero p.sub{max-width:600px;font-size:clamp(17px,1.35vw,19px);margin:30px 0 40px;color:rgba(255,255,255,.92)}
.hero .ctas{display:flex;flex-wrap:wrap;gap:14px}
.hero .pause{position:absolute;right:var(--gut);bottom:24px;z-index:3;background:rgba(0,0,0,.25);border:1px solid rgba(255,255,255,.4);color:#fff;border-radius:999px;font-family:var(--mono);font-size:11px;letter-spacing:.16em;text-transform:uppercase;padding:8px 14px;cursor:pointer}
@media(max-width:700px){.hero .coords{display:none}.hero .ctas .btn{flex:1 1 calc(50% - 8px);justify-content:center;padding:14px 16px;font-size:14px}}

/* quick search */
.qs{padding:56px 0 64px;border-bottom:1px solid var(--line)}
.qs .in{display:grid;grid-template-columns:150px 1fr;gap:30px;align-items:start}
.qs .lbl{font-family:var(--serif);font-style:italic;font-size:30px;color:var(--ink);line-height:1.05;padding-top:14px}
.qbox{border:1px solid var(--line-2);border-radius:14px;overflow:hidden;background:#fff;box-shadow:0 14px 40px rgba(15,42,77,.06)}
.qbox .loc{padding:16px 24px;border-bottom:1px solid var(--line)}
.qbox .row{display:grid;grid-template-columns:repeat(4,1fr)}
.qbox .row>div{padding:14px 16px;border-right:1px solid var(--line)} .qbox .row>div:last-child{border-right:0}
.fl{display:block;font-family:var(--mono);font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--mut);margin-bottom:4px}
.qbox input,.qbox select{width:100%;border:0;background:transparent;font-size:17px;padding:2px 0;outline:none;appearance:none;-webkit-appearance:none}
.qbox select{background-image:linear-gradient(45deg,transparent 50%,var(--ink) 50%),linear-gradient(135deg,var(--ink) 50%,transparent 50%);background-position:calc(100% - 9px) 55%,calc(100% - 4px) 55%;background-size:5px 5px;background-repeat:no-repeat;cursor:pointer}
.qbox button{width:100%;border:0;background:var(--navy);color:#fff;padding:17px;font-family:var(--mono);font-size:13px;letter-spacing:.2em;text-transform:uppercase;cursor:pointer;display:flex;gap:10px;justify-content:center;align-items:center}
.qbox button:hover{background:var(--navy-3)}
.qs .fine{text-align:right;margin-top:16px}
@media(max-width:820px){.qs .in{grid-template-columns:1fr;gap:10px}.qs .lbl{padding:0}.qbox .row{grid-template-columns:1fr 1fr}.qbox .row>div:nth-child(2){border-right:0}.qbox .row>div:nth-child(-n+2){border-bottom:1px solid var(--line)}.qs .fine{text-align:left}}

/* section heads */
.shead{display:flex;justify-content:space-between;align-items:flex-end;gap:30px;margin-bottom:56px}
.shead .side{max-width:420px;color:var(--mut);font-size:16px;margin:0}
@media(max-width:760px){.shead{flex-direction:column;align-items:flex-start;margin-bottom:36px}}

/* market map */
.mapcard{border:1px solid var(--line);margin-top:44px;background:#fff}
.mapcard .bar{display:grid;grid-template-columns:1fr auto 1fr;align-items:end;gap:20px;padding:20px 22px 14px}
.mapcard .bar .r{text-align:right}
.mapcard .bar b{display:block;font-family:var(--serif);font-weight:400;font-size:24px;color:var(--ink);line-height:1.1}
.grad{height:10px;border-radius:99px;background:linear-gradient(90deg,#2f6f73,#3f6fb0,#c7a35c,#d77a3c,#c2453a);margin:0 22px 18px;position:relative}
#mktmap{height:clamp(420px,58vw,620px);background:#e9ecef}
.mapnote{display:flex;justify-content:space-between;gap:16px;padding:14px 22px;border-top:1px solid var(--line);flex-wrap:wrap}
.pin{border-radius:999px;background:var(--navy);color:#fff;font:600 11px/1 var(--sans);padding:5px 7px;white-space:nowrap;box-shadow:0 2px 6px rgba(0,0,0,.25);border:1.5px solid #fff;transform:translate(-50%,-50%);display:inline-block}
.chips{display:flex;flex-wrap:wrap;gap:10px;margin-top:18px}
.chip{font-family:var(--mono);font-size:12px;letter-spacing:.14em;text-transform:uppercase;text-decoration:none;color:var(--ink);border:1px solid var(--line-2);border-radius:999px;padding:11px 16px;transition:all .2s}
.chip:hover{background:var(--navy);border-color:var(--navy);color:#fff}
.chiph{font-family:var(--mono);font-size:13px;letter-spacing:.2em;text-transform:uppercase;margin:40px 0 0;color:var(--ink)}
.chiph span{color:var(--mut)}

/* listing cards */
.lgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:56px 40px}
@media(max-width:980px){.lgrid{grid-template-columns:repeat(2,1fr);gap:44px 28px}}
@media(max-width:620px){.lgrid{grid-template-columns:1fr}}
.lcard{text-decoration:none;color:inherit;display:block;position:relative}
.lcard .ph{position:relative;aspect-ratio:3/4.6;overflow:hidden;background:var(--soft)}
.lcard.wide .ph{aspect-ratio:4/3}
.lcard .ph img{width:100%;height:100%;object-fit:cover;transition:transform .9s var(--ease)}
.lcard:hover .ph img{transform:scale(1.035)}
.tag{position:absolute;top:14px;left:14px;font-family:var(--mono);font-size:11px;letter-spacing:.12em;text-transform:uppercase;color:#fff;border:1px solid rgba(255,255,255,.75);padding:5px 8px;background:rgba(10,20,35,.18);backdrop-filter:blur(2px)}
.tag.sold{background:var(--navy);border-color:var(--navy)}
.tag.oh{top:auto;bottom:14px;background:var(--gold);border-color:var(--gold);color:var(--navy-2)}
.lcard .t{display:flex;justify-content:space-between;gap:16px;margin-top:20px;align-items:baseline}
.lcard .t h3{font-size:clamp(24px,2.1vw,28px);letter-spacing:-.02em}
.lcard .t .pr{font-family:var(--serif);font-size:clamp(23px,2vw,27px);color:var(--ink);white-space:nowrap}
.lcard .m{font-family:var(--mono);font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:var(--mut);margin-top:10px;line-height:1.8}
.lcard .m i{font-style:normal;margin:0 8px;opacity:.6}
.heart{position:absolute;top:10px;right:10px;width:40px;height:40px;border-radius:50%;border:0;background:rgba(255,255,255,.92);color:var(--navy);display:grid;place-items:center;cursor:pointer;z-index:2;box-shadow:0 2px 8px rgba(0,0,0,.15);transition:transform .2s}
.heart:hover{transform:scale(1.08)}
.heart svg{width:19px;height:19px}
.heart[aria-pressed=true]{color:#c2453a}
.heart[aria-pressed=true] svg path{fill:currentColor}
.center{text-align:center;margin-top:64px}

/* stats */
.stats{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.stats>div{padding:44px 24px 40px;border-right:1px solid var(--line)}.stats>div:last-child{border-right:0}
.stats b{display:block;font-family:var(--serif);font-weight:400;font-size:clamp(46px,5.4vw,72px);color:var(--ink);line-height:1}
.stats span{display:block;font-family:var(--mono);font-size:11.5px;letter-spacing:.18em;text-transform:uppercase;color:var(--mut);margin-top:18px}
.stats.s3{grid-template-columns:repeat(3,1fr)}
@media(max-width:820px){.stats{grid-template-columns:1fr 1fr}.stats>div:nth-child(2){border-right:0}.stats>div:nth-child(-n+2){border-bottom:1px solid var(--line)}}

/* area tiles */
.agrid{display:grid;grid-template-columns:repeat(3,1fr);gap:16px}
@media(max-width:900px){.agrid{grid-template-columns:repeat(2,1fr)}}
@media(max-width:560px){.agrid{grid-template-columns:1fr}}
.area{position:relative;aspect-ratio:1/1;overflow:hidden;display:block;color:#fff;text-decoration:none;background:var(--navy)}
.area img{width:100%;height:100%;object-fit:cover;transition:transform 1.1s var(--ease)}
.area:hover img{transform:scale(1.05)}
.area::after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,0) 45%,rgba(5,14,28,.72))}
.area .cap{position:absolute;left:18px;bottom:18px;right:18px;z-index:2}
.area .cap small{display:block;font-family:var(--mono);font-size:11.5px;letter-spacing:.2em;text-transform:uppercase;opacity:.9;margin-bottom:6px}
.area .cap b{font-family:var(--serif);font-weight:400;font-size:clamp(26px,2.5vw,32px);line-height:1}

/* broker */
.broker{display:grid;grid-template-columns:5fr 6fr;gap:clamp(40px,7vw,96px);align-items:start}
.broker .pic{position:relative}
.broker .pic img{width:100%;aspect-ratio:4/5.4;object-fit:cover;object-position:center 20%}
.nametag{position:absolute;top:-14px;left:-16px;background:var(--navy-2);color:#fff;font-family:var(--serif);font-style:italic;font-size:24px;padding:12px 22px;box-shadow:0 10px 30px rgba(0,0,0,.2)}
.broker .dre{width:220px;margin:0 0 34px;filter:invert(14%) sepia(37%) saturate(1500%) hue-rotate(190deg) brightness(90%)}
.broker h2{margin-bottom:34px}
.broker .body p{font-size:18px;line-height:1.75;color:var(--text)}
.broker .body p.m2{color:var(--mut)}
.broker .big{margin-top:60px;display:flex;gap:60px;flex-wrap:wrap}
.broker .big b{display:block;font-family:var(--serif);font-weight:400;font-size:clamp(52px,6vw,78px);color:var(--ink);line-height:1}
.broker .big span{font-family:var(--mono);font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--mut)}
@media(max-width:860px){.broker{grid-template-columns:1fr}.nametag{left:0}}

/* specialties */
.spec{display:grid;grid-template-columns:repeat(3,1fr);gap:40px}
@media(max-width:900px){.spec{grid-template-columns:1fr;gap:56px}}
.spec .card{display:block;text-decoration:none;color:inherit}
.spec .img{position:relative;aspect-ratio:1/1.08;overflow:hidden;background:var(--navy)}
.spec .img img{width:100%;height:100%;object-fit:cover;transition:transform 1s var(--ease)}
.spec .card:hover .img img{transform:scale(1.04)}
.spec .img::after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.05) 30%,rgba(5,14,28,.7))}
.spec .img .n{position:absolute;top:20px;left:24px;z-index:2;color:#fff;font-family:var(--mono);font-size:12px;letter-spacing:.2em}
.spec .img h3{position:absolute;left:28px;bottom:26px;right:20px;z-index:2;color:#fff;font-size:clamp(36px,3.6vw,46px);line-height:.98;letter-spacing:-.02em}
.spec p{color:var(--mut);margin:24px 0 26px;font-size:16.5px}
.roman{font-family:var(--mono);font-size:13px;letter-spacing:.2em;color:var(--mut)}

/* testimonials */
.tgrid{display:grid;grid-template-columns:1fr 1fr;gap:20px}
@media(max-width:760px){.tgrid{grid-template-columns:1fr}}
.tcard{background:#fff;padding:30px 28px 26px;box-shadow:0 1px 0 rgba(0,0,0,.03),0 10px 30px rgba(15,42,77,.05);display:flex;flex-direction:column}
.tcard .q{font-family:var(--serif);font-size:40px;line-height:.6;color:var(--gold);height:20px}
.tcard blockquote{margin:0 0 22px;font-size:16.5px;line-height:1.65;color:var(--text);flex:1}
.tcard .who{border-top:1px solid var(--line);padding-top:18px}
.tcard .who b{font-weight:600;color:var(--ink)}
.tcard .who span{display:block;font-family:var(--mono);font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--mut);margin-top:8px}
.tfoot{display:flex;justify-content:space-between;align-items:center;gap:20px;border-top:1px solid var(--line-2);margin-top:48px;padding-top:28px;flex-wrap:wrap}
.tfoot b{font-family:var(--serif);font-weight:400;font-size:44px;color:var(--ink);line-height:1;margin-right:14px}

/* community strip */
.comm{display:grid;grid-template-columns:1.1fr 1fr;gap:clamp(36px,6vw,80px);align-items:center}
.comm img{width:100%;aspect-ratio:16/10;object-fit:cover}
@media(max-width:860px){.comm{grid-template-columns:1fr}}

/* forms */
.contact{display:grid;grid-template-columns:1fr 1fr;gap:clamp(40px,7vw,100px);align-items:end}
@media(max-width:860px){.contact{grid-template-columns:1fr;align-items:start}}
.contact h2{margin-bottom:24px}
.form .f{position:relative;margin-bottom:6px}
.form input,.form textarea,.form select{width:100%;border:0;border-bottom:1px solid var(--line-2);background:transparent;padding:18px 0 14px;font-size:17px;outline:none;border-radius:0}
.form textarea{min-height:90px;resize:vertical}
.form input:focus,.form textarea:focus,.form select:focus{border-color:var(--navy)}
.form .ck{display:flex;gap:12px;align-items:flex-start;font-size:13.5px;color:var(--mut);margin:16px 0 0;line-height:1.5}
.form .ck input{width:16px;height:16px;margin-top:2px;flex:0 0 auto;accent-color:var(--navy)}
.form .acts{display:flex;gap:14px;flex-wrap:wrap;margin-top:26px;align-items:center}
.form .msg{font-size:15px;margin:14px 0 0;min-height:1.4em}
.form .msg.ok{color:#256b3a}.form .msg.err{color:#a3332a}
.hp{position:absolute!important;left:-5000px!important;height:1px;width:1px;overflow:hidden}

/* footer */
.ftr{position:relative;color:#fff;padding:96px 0 34px;overflow:hidden;background:var(--navy-2)}
.ftr .bgimg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:.28}
.ftr::before{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(8,20,38,.7),rgba(8,20,38,.92));z-index:1}
.ftr .wrap{position:relative;z-index:2}
.ftr .grid{display:grid;grid-template-columns:1.3fr 1fr 1fr 1.1fr;gap:40px}
@media(max-width:960px){.ftr .grid{grid-template-columns:1fr 1fr}}
@media(max-width:560px){.ftr .grid{grid-template-columns:1fr}}
.ftr .logo{width:120px;margin-bottom:26px}
.ftr .tl{font-family:var(--serif);font-size:30px;line-height:1.1;margin:0 0 30px}
.ftr h4{font-family:var(--mono);font-size:12px;letter-spacing:.22em;text-transform:uppercase;color:rgba(255,255,255,.65);margin:8px 0 22px;font-weight:400}
.ftr ul{list-style:none;margin:0;padding:0}
.ftr li{margin:0 0 13px}
.ftr a{text-decoration:none;color:#fff;font-weight:500;font-size:15.5px}
.ftr a:hover{color:var(--gold-l)}
.soc{display:flex;gap:22px;flex-wrap:wrap}
.soc svg{width:21px;height:21px;fill:none;stroke:#fff;stroke-width:1.6;stroke-linecap:round;stroke-linejoin:round;opacity:.9}
.soc a:hover svg{stroke:var(--gold-l)}
.legal{border-top:1px solid rgba(255,255,255,.18);margin-top:64px;padding-top:26px;display:grid;grid-template-columns:1fr auto;gap:24px;align-items:start}
.legal p{font-size:12.5px;color:rgba(255,255,255,.7);line-height:1.7;margin:0}
.legal .lk{display:flex;gap:20px;flex-wrap:wrap;font-size:13px}
.legal .lk a{font-size:13px;font-weight:400;color:rgba(255,255,255,.8)}
.legal .dre{width:150px;opacity:.95}
.eho{display:inline-flex;gap:8px;align-items:center;font-size:12px!important;color:rgba(255,255,255,.8)!important}
.eho svg{width:18px;height:18px;fill:none;stroke:currentColor;stroke-width:1.6}
@media(max-width:700px){.legal{grid-template-columns:1fr}}

/* inner pages */
.phead{padding:clamp(72px,8vw,110px) 0 clamp(40px,5vw,64px)}
.phead h1{font-size:clamp(52px,7vw,92px);max-width:1000px}
.phead .lede{margin-top:30px;color:var(--mut)}
.prose{max-width:760px;font-size:18px;line-height:1.75}
.prose h2{font-size:clamp(32px,3.6vw,44px);margin:1.6em 0 .5em}
.prose h3{font-size:clamp(25px,2.4vw,30px);margin:1.5em 0 .45em}
.prose h4,.prose h5,.prose h6{font-family:var(--sans);font-weight:600;font-size:18px;margin:1.4em 0 .4em;color:var(--ink)}
.prose img{margin:1.6em 0;width:100%;height:auto}
.prose a{color:var(--navy);text-decoration-color:var(--gold);text-underline-offset:3px}
.prose ul,.prose ol{padding-left:1.2em}
.prose li{margin:.3em 0}
.prose blockquote{border-left:2px solid var(--gold);margin:1.4em 0;padding:.2em 0 .2em 1.2em;font-family:var(--serif);font-size:24px;line-height:1.35;color:var(--ink)}
.prose table{border-collapse:collapse;width:100%;font-size:15px}.prose td,.prose th{border-bottom:1px solid var(--line);padding:8px;text-align:left}
.two{display:grid;grid-template-columns:1fr 1fr;gap:clamp(36px,6vw,80px)}
@media(max-width:860px){.two{grid-template-columns:1fr}}
.crumbs{font-family:var(--mono);font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:var(--mut);margin-bottom:22px}
.crumbs a{text-decoration:none}.crumbs a:hover{color:var(--ink)}
.bigimg{width:100%;aspect-ratio:21/9;object-fit:cover}
.panel{background:var(--soft);border:1px solid var(--line);padding:clamp(24px,3vw,36px)}
.panel h3{margin-bottom:12px}

/* blog */
.bgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:48px 36px}
@media(max-width:900px){.bgrid{grid-template-columns:1fr 1fr}}
@media(max-width:560px){.bgrid{grid-template-columns:1fr}}
.post{text-decoration:none;color:inherit;display:block}
.post .ph{aspect-ratio:4/3;overflow:hidden;background:var(--soft)}
.post img{width:100%;height:100%;object-fit:cover;transition:transform .9s var(--ease)}
.post:hover img{transform:scale(1.04)}
.post .d{font-family:var(--mono);font-size:11.5px;letter-spacing:.18em;text-transform:uppercase;color:var(--mut);margin:18px 0 10px}
.post h3{font-size:clamp(24px,2.1vw,28px);line-height:1.12}

/* search page */
.sbar{position:sticky;top:0;z-index:30;background:#fff;border-bottom:1px solid var(--line)}
.sbar .in{display:grid;grid-template-columns:2.2fr repeat(5,1fr) auto;gap:18px;align-items:end;padding-top:20px;padding-bottom:20px}
.sbar label{display:block}
.sbar input,.sbar select{width:100%;border:0;border-bottom:1px solid var(--line-2);padding:8px 0;font-size:16px;background:transparent;outline:none;border-radius:0;appearance:none;-webkit-appearance:none}
.sbar select{background-image:linear-gradient(45deg,transparent 50%,var(--ink) 50%),linear-gradient(135deg,var(--ink) 50%,transparent 50%);background-position:calc(100% - 9px) 55%,calc(100% - 4px) 55%;background-size:5px 5px;background-repeat:no-repeat}
.sbar .reset{font-family:var(--mono);font-size:11px;letter-spacing:.2em;text-transform:uppercase;background:none;border:0;color:var(--mut);cursor:pointer;padding:10px 0}
@media(max-width:1000px){.sbar .in{grid-template-columns:1fr 1fr 1fr}.sbar .loc{grid-column:1/-1}}
@media(max-width:560px){.sbar .in{grid-template-columns:1fr 1fr;gap:12px}.sbar{position:relative}}
.shd{display:flex;justify-content:space-between;align-items:center;gap:16px;padding:22px 0;border-bottom:1px solid var(--line);flex-wrap:wrap}
.shd .n b{font-family:var(--serif);font-weight:400;font-size:38px;color:var(--ink);margin-right:10px}
.shd .n span{font-family:var(--mono);font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:var(--mut)}
.shd .r{display:flex;gap:18px;align-items:center}
.seg{display:inline-flex;border:1px solid var(--line-2);border-radius:999px;padding:3px}
.seg button{border:0;background:none;font-family:var(--mono);font-size:11.5px;letter-spacing:.18em;text-transform:uppercase;padding:9px 14px;border-radius:999px;cursor:pointer;color:var(--mut)}
.seg button[aria-pressed=true]{background:var(--navy);color:#fff}
.split{display:grid;grid-template-columns:1fr 1fr;min-height:70vh;border-bottom:1px solid var(--line)}
.split .list{padding:28px var(--gut) 40px calc((100vw - var(--wrap))/2 > var(--gut) ? 0 : 0);padding:28px 28px 40px max(var(--gut),calc((100vw - var(--wrap))/2))}
.split .mapw{position:sticky;top:96px;height:calc(100vh - 96px);background:#eceae4}
.split #smap{width:100%;height:100%}
.split[data-view=list]{grid-template-columns:1fr}.split[data-view=list] .mapw{display:none}
.split[data-view=list] .list{padding-right:max(var(--gut),calc((100vw - var(--wrap))/2))}
.split[data-view=list] .rgrid{grid-template-columns:repeat(3,1fr)}
.split[data-view=map] .list{display:none}.split[data-view=map]{grid-template-columns:1fr}
.rgrid{display:grid;grid-template-columns:1fr 1fr;gap:36px 24px}
@media(max-width:1100px){.split{grid-template-columns:1fr}.split .mapw{position:relative;top:0;height:360px;order:-1}.split[data-view=list] .rgrid{grid-template-columns:1fr 1fr}}
@media(max-width:600px){.rgrid,.split[data-view=list] .rgrid{grid-template-columns:1fr}.split .list{padding:24px var(--gut)}}
.rcard .ph{aspect-ratio:4/3}
.rcard .t h3{font-size:22px}.rcard .t .pr{font-size:22px}
.rcard .m{font-size:11px}
.rcard .of{font-size:11.5px;color:var(--mut-2);margin-top:6px}
.pager{display:flex;gap:10px;justify-content:center;align-items:center;margin-top:40px;flex-wrap:wrap}
.pager button{border:1px solid var(--line-2);background:#fff;border-radius:999px;padding:10px 16px;cursor:pointer;font-size:14px}
.pager button[disabled]{opacity:.4;cursor:default}
.skel{background:linear-gradient(90deg,#f2f0ea,#e8e5dd,#f2f0ea);background-size:200% 100%;animation:sk 1.3s infinite}
@keyframes sk{to{background-position:-200% 0}}
.empty{padding:60px 0;text-align:center;color:var(--mut)}
.alerts{background:var(--soft);border:1px solid var(--line);padding:clamp(24px,3vw,40px);margin:48px 0 0}
.alerts .row{display:grid;grid-template-columns:1fr 1fr 1fr auto;gap:22px;align-items:end}
@media(max-width:860px){.alerts .row{grid-template-columns:1fr}}

/* listing detail */
.gal{display:grid;grid-template-columns:2fr 1fr 1fr;grid-template-rows:1fr 1fr;gap:8px;height:clamp(320px,52vw,620px)}
.gal button{border:0;padding:0;cursor:zoom-in;overflow:hidden;background:var(--soft);position:relative}
.gal img{width:100%;height:100%;object-fit:cover}
.gal button:first-child{grid-row:1/3}
.gal .more{position:absolute;inset:0;background:rgba(8,20,38,.55);color:#fff;display:grid;place-items:center;font-family:var(--mono);letter-spacing:.18em;font-size:12px;text-transform:uppercase}
@media(max-width:760px){.gal{grid-template-columns:1fr 1fr;grid-template-rows:2fr 1fr;height:420px}.gal button:first-child{grid-column:1/3;grid-row:1}.gal button:nth-child(n+4){display:none}}
.ldet{display:grid;grid-template-columns:1.6fr 1fr;gap:clamp(40px,6vw,90px);margin-top:56px}
@media(max-width:960px){.ldet{grid-template-columns:1fr}}
.facts{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--line);border-bottom:1px solid var(--line);margin:36px 0}
.facts>div{padding:22px 16px 20px 0}
.facts b{display:block;font-family:var(--serif);font-weight:400;font-size:36px;color:var(--ink);line-height:1}
.facts span{font-family:var(--mono);font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--mut)}
@media(max-width:560px){.facts{grid-template-columns:1fr 1fr}}
.dl{display:grid;grid-template-columns:auto 1fr;gap:10px 28px;font-size:15.5px}
.dl dt{font-family:var(--mono);font-size:11.5px;letter-spacing:.16em;text-transform:uppercase;color:var(--mut);padding-top:3px}
.dl dd{margin:0}
.stick{position:sticky;top:110px}
.lb{position:fixed;inset:0;background:rgba(5,12,24,.95);z-index:90;display:none;align-items:center;justify-content:center}
.lb.open{display:flex}
.lb img{max-width:92vw;max-height:84vh;object-fit:contain}
.lb button{position:absolute;background:rgba(255,255,255,.12);border:1px solid rgba(255,255,255,.4);color:#fff;border-radius:999px;padding:12px 18px;cursor:pointer;font-size:15px}
.lb .x{top:20px;right:20px}.lb .p{left:20px;top:50%}.lb .n{right:20px;top:50%}
.lb .c{position:absolute;bottom:22px;left:0;right:0;text-align:center;color:#fff;font-family:var(--mono);font-size:12px;letter-spacing:.2em}
.lmap{height:320px;margin-top:20px;background:#eceae4}

/* reveal */
.rv{opacity:0;transform:translateY(18px);transition:opacity .9s var(--ease),transform .9s var(--ease)}
.rv.in{opacity:1;transform:none}
@media(prefers-reduced-motion:reduce){.rv{opacity:1;transform:none;transition:none}*{scroll-behavior:auto!important}}
.sbx{background:#7a1f1f;color:#fff;text-align:center;font-family:var(--mono);font-size:10.5px;letter-spacing:.2em;padding:5px;text-transform:uppercase}
.agrid.five{grid-template-columns:repeat(5,1fr)}
.agrid.five .area{aspect-ratio:3/4}
@media(max-width:1100px){.agrid.five{grid-template-columns:repeat(3,1fr)}.agrid.five .area:nth-child(10){grid-column:span 3;aspect-ratio:3/1}}
@media(max-width:700px){.agrid.five{grid-template-columns:1fr 1fr}.agrid.five .area:nth-child(10){grid-column:auto;aspect-ratio:3/4}}
.leaflet-container{font-family:var(--sans)}
.lpop{width:220px}.lpop img{width:100%;height:130px;object-fit:cover;margin-bottom:8px}.lpop b{font-family:var(--serif);font-weight:400;font-size:22px;display:block;color:var(--ink)}.lpop span{font-size:13px;color:var(--mut)}.lpop a{display:inline-block;margin-top:8px;font-size:13px;font-weight:600;color:var(--navy)}
.leaflet-popup-content-wrapper{border-radius:2px}
.lmk{background:none;border:0}
.pin.hl{transform:translate(-50%,-50%) scale(1.25);outline:2px solid var(--gold);z-index:999;position:relative}
@media(max-width:560px){.hdr .in{gap:12px}.brand img{width:38px;height:38px}.brand .wm b{font-size:20px}.brand .wm small{font-size:8px;letter-spacing:.18em}.burger{padding:8px 14px}}
@media(max-width:600px){.stats[style]{grid-template-columns:1fr !important}.stats[style]>div{border-right:0;border-bottom:1px solid var(--line)}}
body.hstuck .sbar{top:88px}
/* FAQ (city / ZIP pages) */
.faq details{border-top:1px solid var(--line)}.faq details:last-child{border-bottom:1px solid var(--line)}
.faq summary{cursor:pointer;list-style:none;padding:20px 36px 20px 0;position:relative;font-size:18px;color:var(--ink);font-weight:500}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:'+';position:absolute;right:4px;top:16px;font-family:var(--mono);font-size:22px;color:var(--gold,#B8975A)}
.faq details[open] summary::after{content:'–'}
.faq details p{padding:0 0 22px;color:var(--mut);max-width:62ch}

@media(max-width:820px){.stats.s3{grid-template-columns:1fr}.stats.s3>div{border-right:0;border-bottom:1px solid var(--line)}.stats.s3>div:last-child{border-bottom:0}}

/* market reports (Belvedere weekly review + neighborhood pulses) */
.mr-cards{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
@media(max-width:980px){.mr-cards{grid-template-columns:1fr 1fr}}@media(max-width:620px){.mr-cards{grid-template-columns:1fr}}
.mr-card{display:flex;flex-direction:column;background:#fff;border:1px solid var(--line);border-top:3px solid var(--gold);color:inherit;text-decoration:none;transition:transform .3s var(--ease),box-shadow .3s var(--ease)}
.mr-card:hover{transform:translateY(-3px);box-shadow:0 18px 40px -24px rgba(15,42,77,.35)}
.mr-card .ph{aspect-ratio:16/9;overflow:hidden;background:var(--cream)}.mr-card .ph img{width:100%;height:100%;object-fit:cover}
.mr-card .bd{padding:24px 24px 26px;display:flex;flex-direction:column;gap:8px;flex:1}
.mr-card h3{font-family:var(--serif);font-weight:400;font-size:30px;margin:0;color:var(--ink)}
.mr-meta{font-family:var(--mono);font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--mut);margin:0}
.mr-big{font-family:var(--serif);font-size:34px;color:var(--navy);margin:6px 0 0;line-height:1.1}.mr-big small{font-family:var(--sans);font-size:13px;color:var(--mut)}
.mr-big.pending{font-size:18px;color:var(--mut)}
.mr-chg{font-family:var(--mono);font-size:12px;letter-spacing:.06em;color:var(--mut)}
.mr-chg.up,.mr-kpi .n.up{color:#2f6b3a}.mr-chg.down,.mr-kpi .n.down{color:#9a3b2e}
.mr-go{margin-top:auto;padding-top:14px;font-family:var(--mono);font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--gold-2)}
.mr-empty{color:var(--mut);font-size:16px}
.mr-past{list-style:none;margin:0;padding:0;border-top:1px solid var(--line)}
.mr-past a{display:grid;grid-template-columns:1.3fr 1fr 1fr auto;gap:18px;padding:18px 4px;border-bottom:1px solid var(--line);color:inherit;text-decoration:none;align-items:center}
.mr-past a:hover{background:var(--soft)}.mr-past span{color:var(--mut);font-size:15px}.mr-past b{font-weight:500}.mr-past .go{font-family:var(--mono);font-size:12px;letter-spacing:.12em;text-transform:uppercase;color:var(--gold-2)}
@media(max-width:700px){.mr-past a{grid-template-columns:1fr auto}.mr-past a span:nth-child(3){display:none}.mr-past a span:first-child{grid-column:1/-1}}
.mr-head{position:relative;color:#fff;background:var(--navy-2) var(--img) center/cover no-repeat;overflow:hidden}
.mr-head::after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(8,20,38,.72),rgba(8,20,38,.55) 50%,rgba(8,20,38,.82))}
.mr-head .in{position:relative;z-index:2;padding-top:clamp(70px,9vw,120px);padding-bottom:clamp(50px,7vw,90px)}
.mr-head .crumbs,.mr-head .crumbs a{color:rgba(255,255,255,.8)}
.mr-head h1{color:#fff;font-size:clamp(52px,7.4vw,96px);margin:0;max-width:900px}.mr-head h1 em{color:var(--gold-l)}
.mr-head .sub{max-width:680px;font-size:clamp(17px,1.4vw,20px);margin:26px 0 0;color:rgba(255,255,255,.92)}
.mr-src{font-family:var(--mono);font-size:11.5px;letter-spacing:.12em;text-transform:uppercase;color:rgba(255,255,255,.7);margin:22px 0 0}
.mr-body{padding-top:clamp(40px,5vw,64px);padding-bottom:clamp(56px,7vw,96px)}
.mr-kpis{display:grid;grid-template-columns:repeat(4,1fr);gap:18px}
@media(max-width:900px){.mr-kpis{grid-template-columns:1fr 1fr}}
.mr-kpi{background:#fff;border:1px solid var(--line);border-top:3px solid var(--gold);padding:22px 22px 20px;display:flex;flex-direction:column;gap:8px}
.mr-kpi .l{font-family:var(--mono);font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--mut)}
.mr-kpi b{font-family:var(--serif);font-weight:400;font-size:clamp(30px,3vw,42px);color:var(--navy);line-height:1.05}
.mr-kpi .n{font-size:13.5px;color:var(--mut)}
.mr-sum{background:var(--cream);border-left:3px solid var(--gold);padding:22px 26px;margin:28px 0 0}.mr-sum p{margin:0;font-size:17px;color:var(--text)}
.mr-grid{display:grid;grid-template-columns:1.5fr 1fr;gap:clamp(36px,5vw,72px);margin-top:clamp(40px,5vw,64px)}
@media(max-width:900px){.mr-grid{grid-template-columns:1fr}}
.mr-sec{padding:0 0 34px;margin:0 0 34px;border-bottom:1px solid var(--line)}.mr-sec:last-child{border-bottom:0}
.mr-sec h2{font-size:clamp(34px,3.6vw,48px);margin:0 0 18px}.mr-sec p{font-size:17px;max-width:680px}.mr-sec .eyebrow{margin-bottom:14px}
.mr-side{display:flex;flex-direction:column;gap:28px}
.mr-table{width:100%;border-collapse:collapse;font-size:15px;background:#fff;border:1px solid var(--line)}
.mr-table th,.mr-table td{padding:12px 14px;border-bottom:1px solid var(--line);text-align:right}.mr-table th[scope=row],.mr-table thead th:first-child{text-align:left;font-weight:400;color:var(--text)}
.mr-table thead th{font-family:var(--mono);font-size:10.5px;letter-spacing:.14em;text-transform:uppercase;color:var(--mut);font-weight:400;background:var(--soft)}
.mr-table td{font-weight:500;color:var(--navy)}.mr-table td.pv{color:var(--mut);font-weight:400}
.mr-trend{background:#fff;border:1px solid var(--line);padding:20px}.mr-trend .eyebrow{margin-bottom:12px}
.mr-trend .bars{display:flex;align-items:flex-end;gap:10px;height:190px}
.mr-trend .b{flex:1;display:flex;flex-direction:column;align-items:center;justify-content:flex-end;height:100%;gap:4px}
.mr-trend i{display:block;width:100%;background:var(--navy);min-height:6px}.mr-trend .part i{background:var(--gold-l)}
.mr-trend .v{font-size:11.5px;color:var(--navy);font-weight:500}.mr-trend .m{font-family:var(--mono);font-size:10.5px;letter-spacing:.1em;text-transform:uppercase;color:var(--mut)}.mr-trend .c{font-size:10.5px;color:var(--mut-2)}
.mr-rates{background:var(--navy);color:#fff;padding:22px;display:grid;grid-template-columns:1fr 1fr;gap:16px}
.mr-rates .l{display:block;font-family:var(--mono);font-size:10.5px;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-l)}
.mr-rates b{display:block;font-family:var(--serif);font-weight:400;font-size:38px;line-height:1.1}.mr-rates .n{font-size:13px;color:rgba(255,255,255,.75)}
.mr-rates .fine{grid-column:1/-1;color:rgba(255,255,255,.7);margin:0}.mr-rates a{color:#fff}
.mr-acts{display:flex;flex-direction:column;gap:12px}.mr-acts .btn{justify-content:center}
.mr-fine{margin-top:clamp(40px,5vw,64px);padding-top:32px;border-top:1px solid var(--line);max-width:860px}.mr-fine p{font-size:14px;color:var(--mut)}.mr-fine .eyebrow{margin-bottom:10px}
.mr-snap .mr-sum{margin-top:24px}.mr-snap .fine{margin-top:18px}

/* photo page headers (Eastern Washington imagery) */
.ph-photo{position:relative;overflow:hidden;color:#fff;background:var(--navy-2);padding:clamp(96px,11vw,150px) 0 clamp(56px,7vw,96px);min-height:min(62svh,560px);display:flex;align-items:flex-end}
.ph-photo.ph-sm{min-height:min(44svh,400px);padding:clamp(80px,9vw,120px) 0 clamp(36px,5vw,56px)}
.ph-photo .ph-bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.ph-photo::after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(8,20,38,.70) 0%,rgba(8,20,38,.45) 42%,rgba(8,20,38,.62) 72%,rgba(8,20,38,.86) 100%)}
.ph-photo .in{position:relative;z-index:2;width:100%}
.ph-photo h1{color:#fff;text-shadow:0 2px 24px rgba(0,0,0,.25)}.ph-photo h1 em{color:var(--gold-l)}
.ph-photo .lede,.ph-photo .phead .lede{color:rgba(255,255,255,.92)!important}
.ph-photo .crumbs,.ph-photo .crumbs a{color:rgba(255,255,255,.82)}
.ph-photo .fine,.ph-photo .mut{color:rgba(255,255,255,.78)}
.ph-photo a:not(.btn){color:#fff}
.ph-photo .btn{background:#fff;color:var(--navy);border-color:#fff}.ph-photo .btn:hover{background:var(--cream)}
.ph-photo .btn.line{background:transparent;color:#fff;border-color:rgba(255,255,255,.7)}.ph-photo .btn.line:hover{background:rgba(255,255,255,.1);border-color:#fff}
.ph-photo .ph-credit{position:absolute;right:var(--gut);bottom:10px;z-index:3;margin:0;font-family:var(--mono);font-size:10px;letter-spacing:.06em;color:rgba(255,255,255,.62)}
.ph-photo .ph-credit a{color:rgba(255,255,255,.75);text-decoration:none}.ph-photo .ph-credit a:hover{text-decoration:underline}
@media(max-width:700px){.ph-photo{min-height:auto}.ph-photo .ph-credit{left:var(--gut);right:auto}}
.ph-photo.ph-sm::after{background:linear-gradient(180deg,rgba(8,20,38,.78),rgba(8,20,38,.62) 50%,rgba(8,20,38,.86))}
@media(max-width:700px){.ph-photo{padding-bottom:64px}.ph-photo.ph-sm{padding-bottom:48px}}
/* No MLS photo yet (photos are still being copied, or the listing office hasn't added any) */
.nophoto{background:var(--navy,#0F2A4D) none center 42%/clamp(56px,22%,120px) no-repeat;display:grid;align-items:end;justify-items:center;color:#F5EFE3;font-family:var(--mono);font-size:11px;letter-spacing:.18em;text-transform:uppercase;padding-bottom:18%}
.lcard .ph:not(:has(img)){background:#0F2A4D none center 42%/clamp(48px,26%,96px) no-repeat}
.lcard .ph:not(:has(img))::after{content:"Photos coming soon";position:absolute;left:0;right:0;bottom:22%;text-align:center;color:#F5EFE3;font-family:var(--mono);font-size:10.5px;letter-spacing:.18em;text-transform:uppercase}
.gal.none{display:block;height:clamp(240px,34vw,420px)}
.gal.none .nophoto{height:100%;padding-bottom:7%;background-position:center 40%;background-size:clamp(70px,9vw,120px)}

/* Coordinates in the header, right of "Talk to LJ" */
.nav .geo{font-family:var(--mono);font-size:10.5px;font-weight:400;letter-spacing:.18em;text-transform:uppercase;line-height:1.8;text-align:right;white-space:nowrap;opacity:.85;padding-left:22px;border-left:1px solid currentColor;border-left-color:color-mix(in srgb,currentColor 30%,transparent)}
@media(max-width:1359px){.nav .geo{display:none}}
/* Keep map panes and pins inside the map so they scroll under the sticky header */
.leaflet-container,#mktmap,.mapw{position:relative;z-index:0;isolation:isolate}
.hdr>.wrap{max-width:calc(1400px + var(--gut)*2)}
@media(min-width:1360px) and (max-width:1520px){.nav{gap:20px}.nav .geo{padding-left:18px;letter-spacing:.14em}}

/* Living here (nearby places + scores) */
.lv-sc{display:grid;grid-template-columns:repeat(auto-fill,minmax(178px,1fr));gap:12px}
.lv-s{display:flex;align-items:center;gap:14px;background:var(--cream);border-radius:14px;padding:14px 16px}
.lv-r{--d:calc(var(--p) * 1%);flex:0 0 52px;height:52px;border-radius:50%;display:grid;place-items:center;background:conic-gradient(var(--gold) var(--d),rgba(15,42,77,.12) 0)}
.lv-r b{display:grid;place-items:center;width:42px;height:42px;border-radius:50%;background:var(--navy);color:#fff;font-family:var(--serif);font-size:22px;font-weight:400}
.lv-s em{display:block;font-style:normal;font-weight:500;color:var(--navy);font-size:15px}
.lv-s span{display:block;font-family:var(--mono);font-size:11px;letter-spacing:.12em;text-transform:uppercase;color:var(--mut);margin-top:3px}
.lv-ls{display:grid;grid-template-columns:repeat(auto-fill,minmax(250px,1fr));gap:22px 30px;margin-top:30px}
.lv-l h4{display:flex;align-items:center;gap:9px;font-family:var(--mono);font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--navy);margin:0 0 8px;font-weight:500}
.lv-l h4 i,.lv-chip i{display:inline-block;width:10px;height:10px;border-radius:50%;flex:0 0 10px}
.lv-l ul{list-style:none;margin:0;padding:0}
.lv-l li{display:flex;justify-content:space-between;gap:14px;padding:8px 0;border-bottom:1px solid var(--line);font-size:15px}
.lv-l li small{display:block;color:var(--mut);font-size:12px;margin-top:2px}
.lv-l li .mono{white-space:nowrap;font-size:13px;color:var(--mut)}
.lv-l .fine{margin-top:8px}
.lv-chips{display:flex;flex-wrap:wrap;gap:8px;margin:16px 0 0}
.lv-chip{display:inline-flex;align-items:center;gap:8px;font-family:var(--mono);font-size:11px;letter-spacing:.12em;text-transform:uppercase;color:var(--ink);background:#fff;border:1px solid var(--line-2);border-radius:999px;padding:9px 13px;cursor:pointer}
.lv-chip[aria-pressed="true"]{background:var(--navy);border-color:var(--navy);color:#fff}
.lv-note{margin-top:12px}
.lv-life{display:flex;flex-wrap:wrap;gap:8px;align-items:center;padding-bottom:18px}
.lv-life .fl{margin-right:6px}
@media(max-width:560px){.lv-sc{grid-template-columns:1fr 1fr}.lv-s{padding:12px;gap:10px}.lv-r{flex-basis:44px;height:44px}.lv-r b{width:36px;height:36px;font-size:19px}.lv-s em{font-size:14px}}

/* ---------- Dark mode (light bulb in the header) ---------- */
.thm{flex:0 0 auto;width:40px;height:40px;margin-left:-8px;border-radius:50%;border:1px solid currentColor;border-color:color-mix(in srgb,currentColor 35%,transparent);background:none;color:inherit;display:grid;place-items:center;cursor:pointer;padding:0;transition:background .25s var(--ease),color .25s var(--ease),border-color .25s var(--ease)}
.thm:hover{border-color:var(--gold)}
.thm .bulb{fill:var(--gold);fill-opacity:.9;stroke:currentColor}
.thm .glow{stroke:var(--gold)}
.thm[aria-pressed=true] .bulb{fill:none}
.thm[aria-pressed=true] .glow{opacity:0}
@media(max-width:1020px){.thm{margin-left:auto}.burger{margin-left:10px}}
@media(max-width:560px){.thm{width:36px;height:36px}.burger{margin-left:8px}.brand .wm small{letter-spacing:.1em}}
@media(max-width:380px){.brand .wm small{display:none}.burger{padding:8px 12px}}
html[data-theme=dark] .mr-trend i{background:#5B7BA6}html[data-theme=dark] .mr-trend .part i{background:var(--gold-l)}
html[data-theme=dark]{color-scheme:dark;
  --ink:#F3EEE4; --text:#DCD6CA; --mut:#A7AFBB; --mut-2:#8A93A0;
  --line:#22364F; --line-2:#2D4462;
  --bg:#0A1524; --soft:#0F1E32; --cream:#0F2036; --cream-2:#152A46; --surface:#12233A}
html[data-theme=dark] .hdr.solid .logo-n{display:none}
html[data-theme=dark] .hdr.solid .logo-w{display:block}
html[data-theme=dark] .hdr.solid .nav .cta:hover{background:var(--gold);color:var(--navy-2);border-color:var(--gold)}
html[data-theme=dark] .btn{background:var(--gold);border-color:var(--gold);color:var(--navy-2)}
html[data-theme=dark] .btn:hover{background:var(--gold-l);border-color:var(--gold-l)}
html[data-theme=dark] .btn.white{background:#fff;border-color:#fff;color:var(--navy)}
html[data-theme=dark] .btn.line{background:transparent;color:var(--ink);border-color:color-mix(in srgb,var(--ink) 60%,transparent)}
html[data-theme=dark] .btn.line:hover{background:var(--ink);color:var(--navy-2);border-color:var(--ink)}
html[data-theme=dark] :is(.dd .menu,.qbox,.mapcard,.tcard,.sbar,.pager button,.mr-card,.mr-kpi,.mr-table,.mr-trend,.lv-chip){background:var(--surface)}
html[data-theme=dark] :is(.mr-big,.mr-kpi b,.mr-table td,.mr-trend .v,.lv-s em){color:var(--ink)}
html[data-theme=dark] :is(.prose a,.lpop a,.lv-l h4){color:var(--gold-l)}
html[data-theme=dark] :is(.chip:hover,.lv-chip[aria-pressed="true"],.seg button[aria-pressed=true]){background:var(--gold);border-color:var(--gold);color:var(--navy-2)}
html[data-theme=dark] .form :is(input,textarea,select):focus{border-color:var(--gold)}
html[data-theme=dark] select option{background:var(--surface);color:var(--ink)}
html[data-theme=dark] :is(.leaflet-popup-content-wrapper,.leaflet-popup-tip){background:var(--surface);color:var(--ink)}
html[data-theme=dark] .leaflet-container{background:#0F1E32}
html[data-theme=dark] .tcard,html[data-theme=dark] .qbox,html[data-theme=dark] .mr-card{box-shadow:0 10px 30px rgba(0,0,0,.35)}
/* dark:auto:start */
html[data-theme=dark] .dd .menu,
html[data-theme=dark] .qbox,
html[data-theme=dark] .mapcard,
html[data-theme=dark] .tcard,
html[data-theme=dark] .sbar,
html[data-theme=dark] .pager button,
html[data-theme=dark] .mr-card,
html[data-theme=dark] .mr-kpi,
html[data-theme=dark] .mr-table,
html[data-theme=dark] .mr-trend,
html[data-theme=dark] .lv-chip,
html[data-theme=dark] .grv-score{background-color:var(--surface)!important}
html[data-theme=dark] .grv-tog,
html[data-theme=dark] .grv-nav button,
html[data-theme=dark] .grv-card,
html[data-theme=dark] .fr-intro{background-color:var(--surface)!important}
html[data-theme=dark] .mr-big,
html[data-theme=dark] .mr-kpi b,
html[data-theme=dark] .mr-table td,
html[data-theme=dark] .mr-trend .v,
html[data-theme=dark] .lv-s em,
html[data-theme=dark] .lv-l h4,
html[data-theme=dark] .grv-num,
html[data-theme=dark] .grv-nav button,
html[data-theme=dark] .grv-more,
html[data-theme=dark] .fr-head h1,
html[data-theme=dark] .fr-dl-h,
html[data-theme=dark] .fr-dl b{color:var(--ink)!important}
html[data-theme=dark] .fr-sec h2,
html[data-theme=dark] .fr-p,
html[data-theme=dark] .fr-help h3{color:var(--ink)!important}
html[data-theme=dark] .prose a,
html[data-theme=dark] .lpop a,
html[data-theme=dark] .fr-intro a,
html[data-theme=dark] .fr-pills a,
html[data-theme=dark] .fr-lede a,
html[data-theme=dark] .fr-t a{color:var(--gold-l)!important}
html[data-theme=dark] .fr-pills a{border-color:color-mix(in srgb,var(--ink) 55%,transparent)!important}
html[data-theme=dark] [style*="background:#fff"],html[data-theme=dark] [style*="background: #fff"],html[data-theme=dark] [style*="background:white"]{background-color:var(--surface)!important}
html[data-theme=dark] [style*="color:var(--navy)"]{color:var(--ink)!important}
/* dark:auto:end */