:root{--navy:#0E1B2C;--gold:#C9B48A;--cream:#F7F3EC;--line:#E6E0D4;--txt:#2b3442;--mut:#6b7380}
*{box-sizing:border-box;margin:0;padding:0}
body{font-family:Inter,system-ui,sans-serif;color:var(--txt);background:#fff;font-size:16px;line-height:1.6}
img{max-width:100%;display:block}a{color:inherit;text-decoration:none}
h1,h2,h3,.serif{font-family:'Cormorant Garamond',Georgia,serif;font-weight:500;color:var(--navy);line-height:1.1}
.wrap{max-width:1240px;margin:0 auto;padding:0 28px}
.eyebrow{font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:#816c45;font-weight:600}.dark .eyebrow{color:#9a8558}
.btn{display:inline-block;background:var(--navy);color:#fff;padding:13px 26px;font-size:12px;letter-spacing:.16em;text-transform:uppercase;border:1px solid var(--navy);cursor:pointer;font-family:Inter,sans-serif}
.btn.gold{background:var(--gold);border-color:var(--gold);color:var(--navy)}
.btn.ghost{background:transparent;color:var(--navy)}
.btn.ghostw{background:transparent;color:#fff;border-color:#fff}
.draft{background:#b3261e;color:#fff;text-align:center;font-size:12px;letter-spacing:.08em;padding:6px 10px;font-weight:600}
header{background:#fff;border-bottom:1px solid var(--line);position:sticky;top:0;z-index:50}
.hd{display:flex;align-items:center;justify-content:space-between;height:76px;gap:20px}
.brand{display:flex;align-items:center;gap:14px}.brand img{height:30px;width:auto}
.brand .nm{font-family:'Cormorant Garamond',serif;font-size:22px;color:var(--navy);border-left:1px solid var(--line);padding-left:14px;line-height:1.1;white-space:nowrap}
.brand .nm small{display:block;font-family:Inter;font-size:10px;letter-spacing:.18em;text-transform:uppercase;color:var(--mut)}
nav{display:flex;gap:26px;font-size:12px;letter-spacing:.14em;text-transform:uppercase}
nav a.on,nav a:hover{color:#9a8558}
.hd .btn{padding:10px 18px}
section{padding:68px 0}.cream{background:var(--cream)}
.sh{display:flex;justify-content:space-between;align-items:end;gap:20px;margin-bottom:40px}
.sh h2{font-size:46px;margin-top:8px}.sh p{max-width:460px;color:var(--mut)}
/* hero */
.hero{position:relative;min-height:78vh;display:flex;align-items:flex-end;color:#fff;background:linear-gradient(160deg,#0E1B2C 0%,#22344d 45%,#c9b48a 120%)}
.hero .ph{position:absolute;top:24px;right:28px;border:1px dashed rgba(255,255,255,.55);padding:6px 12px;font-size:11px;letter-spacing:.12em}
.hero .in{padding:0 0 80px}.hero h1{color:#fff;font-size:76px;max-width:900px;font-weight:400}
.hero p{max-width:560px;margin:18px 0 30px;color:#e9e3d6;font-size:18px}
.hero .eyebrow{color:var(--gold)}
.bimg{position:relative;min-height:82vh;display:flex;align-items:flex-end;color:#fff;background:#0E1B2C center/cover}
.bimg:before{content:'';position:absolute;inset:0;background:linear-gradient(0deg,rgba(14,27,44,.75),rgba(14,27,44,0) 60%)}
.bimg .in{position:relative;padding-bottom:70px}.bimg h1{color:#fff;font-size:84px;font-weight:400;letter-spacing:.04em}
.bimg p{color:#eee;max-width:560px;margin:10px 0 24px}.bimg .eyebrow{color:var(--gold)}

/* facts */
.facts{display:grid;grid-template-columns:repeat(4,1fr)}
.facts div{padding:30px 28px}
.facts b{display:block;font-family:'Cormorant Garamond',serif;font-size:30px;font-weight:500;color:var(--navy)}
.facts span{font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--mut)}
.cf{font-size:10px;color:#b3261e;letter-spacing:.06em;display:block}
/* cards */
.grid3{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.dcard{display:block;background:#fff}
.dcard .im{aspect-ratio:3/4;background:linear-gradient(170deg,#1c2d45,#c9b48a);position:relative;overflow:hidden}
.dcard .im img{width:100%;height:100%;object-fit:cover;transition:transform .6s}.dcard:hover .im img{transform:scale(1.04)}
.dcard .im .phl{position:absolute;inset:0;display:flex;align-items:center;justify-content:center;color:rgba(255,255,255,.8);font-size:11px;letter-spacing:.16em;text-transform:uppercase;text-align:center;padding:20px}
.dcard .logo{font-family:'Cormorant Garamond',serif;font-size:26px;color:var(--navy);letter-spacing:.12em;text-transform:uppercase;padding:18px 0 10px;border-bottom:1px solid var(--line)}
.dcard .row{display:flex;justify-content:space-between;font-size:13px;padding:8px 0;border-bottom:1px solid var(--line)}
.dcard .row span:first-child{color:var(--mut);font-size:11px;letter-spacing:.14em;text-transform:uppercase}
.badge{position:absolute;top:14px;left:14px;background:#fff;color:var(--navy);font-size:10px;letter-spacing:.14em;text-transform:uppercase;padding:5px 10px;z-index:2}
.feat{display:grid;grid-template-columns:1.4fr 1fr;background:var(--cream);margin-bottom:50px}
.feat .im{min-height:460px;background:center/cover}.feat .tx{padding:50px}
.feat h2{font-size:48px;margin:10px 0 14px}.feat .kv{display:grid;grid-template-columns:repeat(3,1fr);gap:14px;margin:26px 0;font-size:14px}
.feat .kv span{display:block;font-size:10px;letter-spacing:.16em;text-transform:uppercase;color:var(--mut)}
.filters{display:flex;gap:14px;flex-wrap:wrap;align-items:center;padding:16px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line);margin-bottom:34px}
.filters select{border:1px solid var(--line);padding:9px 12px;font:inherit;font-size:13px;background:#fff;min-width:150px}
.filters .ct{margin-left:auto;font-size:12px;color:var(--mut)}
.empty{display:none;color:var(--mut);padding:30px 0}
/* hoods */
.hoods{display:grid;grid-template-columns:repeat(4,1fr);gap:20px}
.hood{aspect-ratio:4/5;background:linear-gradient(170deg,#22344d,#0E1B2C);color:#fff;padding:24px;display:flex;flex-direction:column;justify-content:flex-end;position:relative}
.hood h3{color:#fff;font-size:30px}.hood p{font-size:13px;color:#d8d2c4}
.hood .phl{position:absolute;top:16px;left:16px;font-size:10px;letter-spacing:.12em;color:rgba(255,255,255,.6)}
/* story */
.story{display:grid;grid-template-columns:1fr 1fr;align-items:stretch}
.story .im{min-height:560px;background:center/cover;position:relative}.story .tx{padding:80px 70px;display:flex;flex-direction:column;justify-content:center}
.story.rev .im{order:2}.story h2{font-size:44px;margin:10px 0 16px}.story p{color:var(--mut);margin-bottom:12px}
/* price table */
table.pt{width:100%;border-collapse:collapse;font-size:15px}
.pt th{text-align:left;font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--mut);font-weight:500;padding:12px;border-bottom:1px solid var(--navy)}
.pt td{padding:16px 12px;border-bottom:1px solid var(--line)}.pt td:first-child{font-family:'Cormorant Garamond',serif;font-size:22px;color:var(--navy)}
.gate{margin-top:26px;display:flex;gap:16px;align-items:center;flex-wrap:wrap}
/* faq */
.faq details{border-bottom:1px solid var(--line);padding:20px 0}.faq summary{cursor:pointer;font-family:'Cormorant Garamond',serif;font-size:24px;color:var(--navy);list-style:none;display:flex;justify-content:space-between}
.faq summary:after{content:'+';color:#9a8558}.faq details[open] summary:after{content:'–'}.faq details p{margin-top:10px;color:var(--mut);max-width:820px}
/* team */
.team{display:grid;grid-template-columns:repeat(2,1fr);gap:40px}
.tm{display:grid;grid-template-columns:220px 1fr;gap:28px;align-items:center}
.tm img{width:220px;aspect-ratio:4/5;object-fit:cover}.tm h3{font-size:32px}.tm .ti{font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:#816c45;margin:4px 0 12px}
.tm p{font-size:14px;color:#646c78;margin-bottom:16px}
.teamc{display:flex;gap:24px;flex-wrap:wrap;border:1px solid var(--line);padding:22px;background:#fff}
.teamc .p{display:flex;gap:14px;align-items:center;flex:1;min-width:240px}.teamc img{width:72px;height:72px;object-fit:cover;border-radius:50%}
.teamc b{font-family:'Cormorant Garamond',serif;font-size:22px;color:var(--navy);font-weight:500;display:block}.teamc small{font-size:11px;color:var(--mut);letter-spacing:.1em;text-transform:uppercase;display:block;margin-bottom:6px}
.teamc a.l{font-size:11px;letter-spacing:.14em;text-transform:uppercase;border-bottom:1px solid var(--gold)}
/* form */
.inq{display:grid;grid-template-columns:1fr 1.2fr;gap:60px}
.inq h2{font-size:48px;margin:10px 0 16px}.inq .ci{margin-top:24px;font-size:14px;line-height:1.9}
form.lf{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.lf label{font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--mut);display:flex;flex-direction:column;gap:6px}
.lf-req,.trm-req{margin:0;font-size:13px;letter-spacing:.02em;text-transform:none;line-height:1.4}
.dark .lf-req{color:#c9c2b3}.lf-req .req{color:#C9B48A;font-weight:600}
form.lf>label:has(>input:required):not(.chk),form.jpm-f>label:has(>input:required):not(.chk){display:grid;grid-template-columns:auto 1fr;align-items:center;column-gap:.35em;row-gap:6px}
form.lf>label:has(>input:required):not(.chk)>input,form.jpm-f>label:has(>input:required):not(.chk)>input{grid-column:1/-1;grid-row:2}
form.lf>label:has(>input:required):not(.chk)::after,form.jpm-f>label:has(>input:required):not(.chk)::after{content:"*";grid-column:2;grid-row:1;color:#C9B48A;font-weight:600;letter-spacing:0;line-height:1}
.lf input,.lf select,.lf textarea{font:inherit;font-size:15px;padding:11px 12px;border:1px solid var(--line);background:#fff;text-transform:none;letter-spacing:0;color:var(--txt)}
.lf .full{grid-column:1/-1}.lf .radios{display:flex;gap:22px;flex-direction:row;align-items:center;text-transform:none;letter-spacing:0;font-size:14px;color:var(--txt)}
.lf .radios label{flex-direction:row;align-items:center;gap:6px;font-size:14px;text-transform:none;letter-spacing:0;color:var(--txt)}
.lf .sms{font-size:12px;color:var(--mut);border:1px dashed var(--line);padding:10px}
.thanks{display:none;grid-column:1/-1;background:var(--cream);border-left:3px solid var(--gold);padding:18px;font-size:15px}
.dark{background:var(--navy);color:#e8e3d8}.dark h2{color:#fff}.dark .lf input,.dark .lf select,.dark .lf textarea{border-color:#2c3c55}
.dark .lf label,.dark .lf .radios,.dark .lf .radios label{color:#c9c2b3}.dark .thanks{color:var(--navy)}
/* search */
.sbar{display:grid;grid-template-columns:2fr 1fr 1fr 1fr auto;gap:12px;background:var(--cream);padding:20px}
.sbar input,.sbar select{font:inherit;padding:12px;border:1px solid var(--line);background:#fff}
.soon{border:1px dashed var(--gold);padding:40px;text-align:center;margin-top:30px}
.soon h3{font-size:32px;margin-bottom:8px}
/* footer */
footer{background:var(--navy);color:#b9b3a6;font-size:13px;padding:60px 0 30px}
footer .fg{display:grid;grid-template-columns:1fr auto auto;gap:40px 72px}footer img{height:26px;margin-bottom:14px}
footer h4,footer .ft-h{color:#fff;font-size:11px;letter-spacing:.18em;text-transform:uppercase;margin:0 0 12px;font-weight:500}footer a{display:block;margin-bottom:6px}
footer .legal{border-top:1px solid #23334a;margin-top:40px;padding-top:20px;font-size:11px;line-height:1.7}footer .legal p{margin-bottom:8px}
.eho{display:inline-flex;gap:8px;align-items:center;padding:4px 0}
.mbar{display:none}
@media(max-width:980px){nav{display:none}.grid3{grid-template-columns:1fr 1fr}.hoods{grid-template-columns:1fr 1fr}.feat,.story,.inq,.team{grid-template-columns:1fr}.story.rev .im{order:0}.story .im{min-height:340px}.story .tx{padding:44px 28px}.facts{grid-template-columns:1fr 1fr}}
@media(max-width:640px){.wrap{padding:0 18px}section{padding:44px 0}.hd{height:64px}.brand img{height:22px}.brand .nm{font-size:18px;padding-left:10px}.brand .nm small{font-size:8px;letter-spacing:.12em}.hd .btn{padding:8px 10px;font-size:10px;letter-spacing:.1em}
.hero{min-height:70vh}.hero h1{font-size:44px}.bimg{min-height:68vh}.bimg h1{font-size:52px}.sh{display:block}.sh h2,.inq h2,.feat h2{font-size:34px}.story h2{font-size:32px}
.grid3{grid-template-columns:1fr}.hoods{grid-template-columns:1fr 1fr;gap:10px}.hood h3{font-size:22px}.hood p{display:none}.feat .im{min-height:280px}.feat .tx{padding:28px 22px}.story .im{min-height:260px}
.tm{grid-template-columns:110px 1fr;gap:16px}.tm img{width:110px}.tm h3{font-size:26px}.tm p{display:none}
form.lf{grid-template-columns:1fr}.facts b{font-size:22px}.facts div{padding:18px}.sbar{grid-template-columns:1fr}footer .fg{grid-template-columns:1fr}
.filters select{min-width:0;flex:1}.filters .ct{width:100%;margin:0}.pt td,.pt th{padding:10px 6px;font-size:13px}.pt td:first-child{font-size:18px}
.dcard .im{aspect-ratio:4/3}.mbar{display:flex;position:fixed;left:0;right:0;bottom:0;z-index:60;background:var(--navy);padding:10px 14px;gap:10px;align-items:center;justify-content:space-between;color:#fff;font-size:13px}.mbar .btn{padding:10px 18px}body.hasbar{padding-bottom:62px}.hide-m{display:none}}
.bimg:before{background:linear-gradient(0deg,rgba(14,27,44,.85),rgba(14,27,44,.35) 55%,rgba(14,27,44,.1))}
.bimg .eyebrow{text-shadow:0 1px 6px rgba(0,0,0,.6)}
@media(max-width:640px){
#dg{grid-template-columns:1fr 1fr;gap:14px}#dg .dcard .im{aspect-ratio:3/4}#dg .logo{font-size:15px;letter-spacing:.06em;padding:10px 0 6px}#dg .row{font-size:10px;flex-direction:column;padding:4px 0}#dg .row span:first-child{font-size:9px}#dg .badge{font-size:8px;padding:3px 6px;top:8px;left:8px}}
/* typographic development cards (no images cleared) */
.dcard .im .typo{position:absolute;inset:0;display:flex;flex-direction:column;align-items:center;justify-content:center;gap:14px;padding:28px;text-align:center;background:linear-gradient(165deg,#0E1B2C 0%,#1c2d45 55%,#C9B48A 130%)}
.dcard .im .typo .nm{font-family:'Cormorant Garamond',Georgia,serif;font-size:34px;line-height:1.1;color:#F7F3EC;font-weight:500;overflow-wrap:anywhere}
.dcard .im .typo .k{font-size:10px;letter-spacing:.22em;text-transform:uppercase;color:#C9B48A}
.dcard .im .typo .rl{width:40px;height:1px;background:#C9B48A}
.dcard .logo{overflow-wrap:anywhere}
.dcard .tags{display:flex;flex-wrap:wrap;gap:6px;padding:10px 0 4px}
.dcard .tag{font-size:10px;letter-spacing:.1em;text-transform:uppercase;border:1px solid #C9B48A;color:#7a6a44;padding:3px 8px;background:#F7F3EC}
.dcard .row span:last-child{text-align:right}
.dcard{display:flex;flex-direction:column}
.dcard .logo{font-size:20px;letter-spacing:.08em;line-height:1.2;min-height:calc(2.4em + 28px);display:flex;align-items:flex-end;overflow-wrap:normal}
.dcard .im .typo .nm{font-size:30px;overflow-wrap:normal;hyphens:none}
.dcard .tags{min-height:0}
@media(max-width:640px){#dg .dcard .im .typo{padding:30px 10px 12px;gap:8px}#dg .dcard .im .typo .nm{font-size:19px}#dg .dcard .im .typo .k{display:none}#dg .logo{min-height:calc(3.6em + 16px);font-size:13px}#dg .tags{padding:6px 0 2px}#dg .tag{font-size:8px;padding:2px 5px;letter-spacing:.06em}.grid3:not(#dg) .dcard .logo{min-height:0}}
/* pass 3: header CTA, mobile bar, advisor form, Edgeworth credits/residences/updates */
.hcta{display:flex;align-items:center;gap:18px}.hcta .tel{font-size:13px;letter-spacing:.06em;color:var(--navy);white-space:nowrap}
.mbar{display:none}
.lf .adv{display:flex;flex-wrap:wrap;align-items:center;gap:10px 22px;padding-bottom:14px;border-bottom:1px solid rgba(201,180,138,.4)}
.lf .advl{width:100%;font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--gold)}
.lf .advp{display:flex;align-items:center;gap:10px;font-size:12px;line-height:1.3}.lf .advp img{width:40px;height:40px;border-radius:50%;object-fit:cover}.lf .advp b{display:block;font-family:'Cormorant Garamond',serif;font-size:18px;font-weight:500}
.dark .lf .advp b{color:#fff}.cream .lf .advp b{color:var(--navy)}
.lf .chk{flex-direction:row;align-items:center;gap:10px;text-transform:none;letter-spacing:0;font-size:14px}.lf .chk input{width:16px;height:16px;padding:0}
.lf details.msg summary{cursor:pointer;font-size:12px;letter-spacing:.12em;text-transform:uppercase;color:var(--gold)}.lf details.msg textarea{width:100%;margin-top:10px}
.credits{padding:0}.cr{display:grid;grid-template-columns:repeat(4,1fr)}.cr div{padding:22px 28px}
.cr span{font-size:10px;letter-spacing:.18em;text-transform:uppercase;color:var(--mut);display:block}.cr b{font-family:'Cormorant Garamond',serif;font-size:22px;font-weight:500;color:var(--navy)}
.rtypes{display:grid;grid-template-columns:repeat(5,1fr);gap:20px}.rt{border:1px solid var(--line);padding:24px;background:#fff;display:flex;flex-direction:column}.rt h3{font-size:26px;margin-bottom:12px}
.rt .row{display:flex;justify-content:space-between;gap:8px;font-size:13px;padding:8px 0;border-bottom:1px solid var(--line)}.rt .row span:first-child{font-size:10px;letter-spacing:.14em;text-transform:uppercase;color:var(--mut)}
.rt .btn{margin-top:auto;padding:11px 12px;text-align:center;font-size:11px}.rt .row:last-of-type{margin-bottom:18px}
.ulog{list-style:none;border-top:1px solid var(--line)}.ulog li{display:grid;grid-template-columns:120px 1fr;gap:20px;padding:18px 0;border-bottom:1px solid var(--line)}.ulog time{font-size:12px;letter-spacing:.12em;color:var(--mut)}.ulog p{color:var(--mut);font-size:14px}
@media(max-width:1200px){.rtypes{grid-template-columns:repeat(3,1fr)}}
@media(max-width:980px){.hcta .tel{display:none}.cr{grid-template-columns:1fr 1fr}.rtypes{grid-template-columns:1fr 1fr}
.mbar{display:grid;grid-template-columns:1fr 1fr 1.3fr;position:fixed;left:0;right:0;bottom:0;z-index:60;background:var(--navy);padding:0;gap:0}
.mbar a{color:#fff;text-align:center;padding:16px 6px;font-size:12px;letter-spacing:.16em;text-transform:uppercase;border-right:1px solid #2c3c55}.mbar a.gold{background:var(--gold);color:var(--navy);border:0}
body.hasbar{padding-bottom:52px}}
@media(max-width:640px){.rtypes{grid-template-columns:1fr}.ulog li{grid-template-columns:1fr;gap:4px}.cr div{padding:16px 18px}.cr b{font-size:18px}}
/* Edgeworth v2 */
.rtypes{grid-template-columns:repeat(3,1fr)!important;max-width:1080px}
.rt .rtd{font-size:14px;color:var(--mut);margin:0 0 14px;line-height:1.5}
.cr{grid-template-columns:repeat(5,1fr)!important}
.amen{list-style:none;display:grid;grid-template-columns:repeat(3,1fr);gap:0 36px;margin-top:8px}
.amen li{padding:12px 0 12px 22px;border-bottom:1px solid var(--line);position:relative;font-size:15px}
.amen li:before{content:"";position:absolute;left:0;top:21px;width:10px;height:1px;background:var(--gold)}
@media(max-width:980px){.cr{grid-template-columns:1fr 1fr!important}.amen{grid-template-columns:1fr 1fr}.rtypes{grid-template-columns:1fr 1fr!important}}
@media(max-width:640px){.amen{grid-template-columns:1fr}.rtypes{grid-template-columns:1fr!important}.facts b{font-size:24px}.facts div{padding:20px 18px}.story .tx{padding:34px 22px}.story .im{min-height:280px}.bimg h1{font-size:46px}}
/* hero photo */
.hero{overflow:hidden;background:#0E1B2C}.hero .hbg,.lphero .hbg{position:absolute;inset:0;z-index:0}.hbg img{width:100%;height:100%;object-fit:cover;object-position:center 60%}
.hero:after,.lphero.photo:after{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(180deg,rgba(14,27,44,.35) 0%,rgba(14,27,44,.55) 55%,rgba(14,27,44,.85) 100%)}
.hero .in,.lphero .lpg{position:relative;z-index:2}
.hcred{position:absolute;right:12px;bottom:8px;z-index:2;font-size:10px;letter-spacing:.06em;color:rgba(255,255,255,.75)}
.lphero.photo{position:relative;overflow:hidden}.lphero.photo:after{background:linear-gradient(170deg,rgba(14,27,44,.78),rgba(14,27,44,.9))}
/* building reports */
.bhero{position:relative;min-height:56vh;display:flex;align-items:flex-end;color:#fff;overflow:hidden;background:#0E1B2C}.bhero:after{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(180deg,rgba(14,27,44,.3),rgba(14,27,44,.85))}
.bhero .in{position:relative;z-index:2;padding:0 0 56px}.bhero h1{color:#fff;font-size:64px;font-weight:400}.bhero p{color:#e9e3d6;max-width:620px;margin-top:10px}.bhero .eyebrow{color:var(--gold)}
.swap{display:none!important;position:absolute;top:14px;left:14px;z-index:2;font-size:10px;letter-spacing:.1em;border:1px dashed rgba(255,255,255,.6);padding:4px 8px;color:#fff;text-transform:uppercase}
.bfacts{display:grid;grid-template-columns:repeat(6,1fr)}.bfacts div{padding:22px 20px}
.bfacts span{display:block;font-size:10px;letter-spacing:.16em;text-transform:uppercase;color:var(--mut)}.bfacts b{font-family:'Cormorant Garamond',serif;font-size:22px;font-weight:500;color:var(--navy)}.bfacts small{display:block;font-size:11px;color:var(--mut);margin-top:4px}
.bsec{padding:64px 0}.bsec h2{font-size:40px;margin:8px 0 16px}.bsec .lead{color:var(--mut);max-width:820px}
.idx-mock{background:#fff7e0;border:1px solid #e6d3a0;padding:10px 14px;font-size:14px;margin-bottom:18px}
.idx-stats{display:flex;flex-wrap:wrap;gap:0;border:1px solid var(--line);margin-bottom:22px;background:#fff}.idx-stats div{flex:1 1 140px;padding:16px 18px}.idx-stats b{display:block;font-family:'Cormorant Garamond',serif;font-size:28px;color:var(--navy);font-weight:500}.idx-stats span{font-size:10px;letter-spacing:.14em;text-transform:uppercase;color:var(--mut)}
.idx-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}.idx-card{border:1px solid var(--line);background:#fff;padding:18px;font-size:15px}
.idx-top{display:flex;justify-content:space-between;font-size:12px;color:var(--mut)}.idx-st{font-weight:600;color:var(--navy);text-transform:uppercase;letter-spacing:.1em;font-size:11px}.idx-pending{color:#8f6416}
.idx-price{font-family:'Cormorant Garamond',serif;font-size:30px;color:var(--navy);margin:6px 0 4px}.idx-specs,.idx-addr{font-size:15px}.idx-addr{color:var(--mut)}
.idx-attrib{font-size:15px;color:#1f2a37;margin:10px 0 6px}.idx-logo{display:block;margin-top:8px}
.idx-disclaimer{margin-top:22px;font-size:12px;color:var(--mut);border-top:1px solid var(--line);padding-top:14px}.idx-disclaimer p{margin-bottom:6px}.idx-empty{color:var(--mut)}
.truecost{border:1px solid var(--line);background:#fff;padding:26px}.tc-grid{display:grid;grid-template-columns:1.2fr 1fr;gap:30px}.tc-in{display:grid;grid-template-columns:1fr 1fr;gap:12px 18px}.tc-in label{font-size:11px;letter-spacing:.1em;text-transform:uppercase;color:var(--mut)}
.tc-f{display:flex;align-items:center;border:1px solid var(--line);margin-top:6px}.tc-f input{border:0;padding:10px;width:100%;font-size:15px;min-width:0}.tc-f i{font-style:normal;padding:0 10px;color:var(--mut);font-size:12px}
.tc-note{grid-column:1/-1;font-size:12px;color:var(--mut);margin-top:-4px}.tc-out{background:var(--navy);color:#fff;padding:24px}.tc-l{font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--gold)}.tc-total{display:block;font-family:'Cormorant Garamond',serif;font-size:46px;font-weight:500;margin:6px 0 12px}
.tc-br{display:grid;grid-template-columns:1fr auto;gap:6px 12px;font-size:14px;color:#e8e3d8}.tc-br dd{text-align:right}.tc-disc{font-size:12px;color:#cfc8b8;margin-top:16px}
.srcs{font-size:13px;color:var(--mut)}.srcs li{margin:4px 0 4px 18px;word-break:break-word}
.bcards{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}.bcard{border:1px solid var(--line);background:#fff;padding:24px;display:flex;flex-direction:column;color:inherit;text-decoration:none}.bcard h3{font-size:28px;margin:6px 0}.bcard p{color:var(--mut);font-size:14px;flex:1}.bcard .kv2{font-size:13px;margin:12px 0}.bcard.feat2{border-color:var(--gold);box-shadow:0 0 0 1px var(--gold) inset}
@media(max-width:980px){.bfacts{grid-template-columns:1fr 1fr 1fr}.idx-grid,.bcards{grid-template-columns:1fr 1fr}.tc-grid{grid-template-columns:1fr}}
@media(max-width:640px){.bfacts{grid-template-columns:1fr 1fr}.idx-grid,.bcards{grid-template-columns:1fr}.tc-in{grid-template-columns:1fr}.bhero h1{font-size:42px}.bsec{padding:44px 0}.bsec h2{font-size:30px}}
.bhero .hbg,.bhero .hbg img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:0}.bhero .hcred{position:absolute;right:12px;bottom:8px;z-index:2;font-size:10px;color:#ddd}
.bhero .in{width:100%;max-width:1240px;margin:0 auto;padding-left:24px;padding-right:24px}
footer.idx-disclaimer{background:none;color:var(--mut);padding:14px 0 0}footer.idx-disclaimer p{color:var(--mut)}
/* mobile gutter (Oct 29): one shared side padding for header, hero and every section on phones/tablets. Desktop (>980px) unchanged. */
:root{--gutter:clamp(20px,5vw,24px)}
@media(max-width:980px){.hero .in,.bhero .in{padding-left:28px;padding-right:28px}}
@media(max-width:640px){
.wrap,.hero .wrap.in,.bhero .wrap.in,.lphero .wrap,.lp .wrap{padding-left:var(--gutter);padding-right:var(--gutter)}
.draft,.draftbar{padding-left:var(--gutter)!important;padding-right:var(--gutter)!important}
.hero .btn{margin-bottom:10px}
.hd{gap:12px}
}
.srcs a,.idx-attrib,.idx-addr,.kv dd,.tc-note,footer a{overflow-wrap:anywhere}
.cf-turnstile{max-width:100%;overflow:hidden}
.truecost,.tc-in label,.tc-f{min-width:0}.tc-grid>*{min-width:0}
@media(max-width:640px){.truecost{padding:18px}}
.draftbar{background:#fff7e0;padding:8px var(--gutter,8px);text-align:center;font-size:13px}

.idx-price a{color:inherit;text-decoration:none}.idx-more{display:block;margin-top:12px;font-size:12px;letter-spacing:.12em;text-transform:uppercase;font-weight:600;color:var(--navy);border-top:1px solid var(--line);padding-top:12px}

footer .eho img.eho-logo,.eho img.eho-logo{height:46px;width:auto;margin:0 6px 0 0;flex:none}

/* Minimalist header (Oct 29): left links / centered Corcoran logo / right connect + phone + menu. */
.site-hd{position:sticky;top:0;z-index:60;background:#fff;border-bottom:1px solid var(--line);color:var(--navy);transition:background .3s,border-color .3s,color .3s}
.hd2{display:grid;grid-template-columns:1fr auto 1fr;align-items:center;height:88px;gap:24px}
.site-hd .hl,.site-hd .hr{display:flex;align-items:center;gap:40px}
.site-hd .hr{justify-content:flex-end;gap:34px}
.site-hd .hl a,.site-hd .hconn,.site-hd .htel{font-family:Inter,sans-serif;font-size:11.5px;font-weight:400;letter-spacing:.24em;text-transform:uppercase;color:inherit;text-decoration:none;white-space:nowrap;padding:6px 0;border-bottom:1px solid transparent;transition:border-color .2s,color .2s}
.site-hd .htel{letter-spacing:.16em}
.site-hd .hl a:hover,.site-hd .hconn:hover,.site-hd .htel:hover{border-bottom-color:var(--gold)}
.hlogo{display:block;line-height:0}.hlogo img{height:30px;width:auto}.hlogo .lg-w{display:none}
.hburg{width:34px;height:34px;display:inline-flex;flex-direction:column;justify-content:center;gap:6px;background:none;border:0;padding:4px;cursor:pointer;color:inherit}
.hburg span{display:block;height:1px;width:26px;background:currentColor;margin-left:auto}
.hburg span:nth-child(2){width:20px}
.hburg:focus-visible,.sclose:focus-visible,.site-hd a:focus-visible,.smenu a:focus-visible{outline:1px solid var(--gold);outline-offset:4px}
/* transparent over full-bleed heroes, solid once scrolled */
.site-hd.ovr{position:fixed;left:0;right:0;background:transparent;border-bottom-color:rgba(255,255,255,.18);color:#fff;text-shadow:0 1px 8px rgba(0,0,0,.25)}
.site-hd.ovr:before{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(14,27,44,.55),rgba(14,27,44,0));pointer-events:none;transition:opacity .3s}
.site-hd.ovr .lg-d{display:none}.site-hd.ovr .lg-w{display:block}
.site-hd.ovr.solid{background:#fff;color:var(--navy);border-bottom-color:var(--line);text-shadow:none}
.site-hd.ovr.solid:before{opacity:0}
.site-hd.ovr.solid .lg-d{display:block}.site-hd.ovr.solid .lg-w{display:none}
.site-hd.ovr ~ .bhero .swap,.site-hd.ovr ~ .hero .ph,.site-hd.ovr ~ main .hero .ph{top:104px}
.site-hd.ovr ~ .bhero{min-height:max(56vh,440px)}
/* menu overlay */
.smenu{position:fixed;inset:0;z-index:100;background:var(--navy);color:#fff;overflow-y:auto;text-shadow:none;opacity:0;transition:opacity .25s}
.smenu.open{opacity:1}.smenu[hidden]{display:none}
.smi{max-width:1240px;margin:0 auto;padding:0 var(--gutter,24px) 56px;display:grid;grid-template-columns:1fr 1.4fr;grid-template-rows:auto 1fr auto;column-gap:80px;min-height:100%}
.smtop{grid-column:1/-1;display:flex;align-items:center;justify-content:space-between;height:88px;border-bottom:1px solid rgba(255,255,255,.14)}
.smlogo img{height:28px;width:auto;display:block}
.sclose{background:none;border:0;color:#fff;font-size:38px;font-weight:200;line-height:1;cursor:pointer;width:44px;height:44px}
.smnav{grid-column:2;grid-row:2;display:flex;flex-direction:column;padding-top:48px}
.smnav a{font-family:'Cormorant Garamond',serif;font-size:32px;font-weight:400;color:#fff;text-decoration:none;padding:9px 0;border-bottom:1px solid rgba(255,255,255,.08);transition:color .2s,padding .2s}
.smnav a:hover{color:var(--gold);padding-left:8px}
.smcta{grid-column:1;grid-row:2;display:flex;flex-direction:column;align-items:stretch;gap:0;padding-top:48px;max-width:320px}
.smcta .rows{margin:0 0 20px}
.smcta .row{display:flex;gap:14px;align-items:center;padding:12px 0}
.smcta .row+.row{border-top:1px solid rgba(201,180,138,.22)}
.smcta .ph{width:56px;height:56px;flex:none;border-radius:50%;object-fit:cover;object-position:50% 50%;display:block}
.smcta .name{font:600 19px/1.15 'Cormorant Garamond',Georgia,serif;color:#F4EEE2}
.smcta .title{font:600 9.5px/1.3 Inter,sans-serif;letter-spacing:.14em;text-transform:uppercase;color:var(--gold);margin-top:4px}
.smcta .phone{display:block;font:400 13px/1 Inter,sans-serif;color:rgba(255,255,255,.72);margin-top:6px;text-decoration:none}
.smcta .phone:hover{color:#fff}
.smcta .btn{display:block;width:100%;height:44px;padding:0;margin:0;text-align:center;font:500 12px/42px Inter,sans-serif;letter-spacing:.2em;text-transform:uppercase;box-sizing:border-box}
.smcta .btn.out{background:transparent;color:#F4EEE2;border:1px solid rgba(244,238,226,.7);margin-top:10px}
.smcta .btn.out:hover{border-color:#fff;color:#fff}
.smmail{font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);text-decoration:none;margin-top:16px}
.smfoot{grid-column:1/-1;font-size:10.5px;letter-spacing:.22em;text-transform:uppercase;color:rgba(255,255,255,.5);margin-top:48px}
body.menu-open{overflow:hidden}
@media(max-width:1100px){.site-hd .hl{gap:26px}.site-hd .hr{gap:22px}.site-hd .hl a,.site-hd .hconn,.site-hd .htel{letter-spacing:.18em;font-size:11px}}
@media(max-width:900px){
 .hd2{height:68px;grid-template-columns:44px 1fr 44px}
 .site-hd .hl,.site-hd .hconn,.site-hd .htel{display:none}
 .hlogo{grid-column:2;justify-self:center}.hlogo img{height:24px}
 .site-hd .hr{grid-column:3}
 .smi{grid-template-columns:1fr;column-gap:0}
 .smtop{height:68px}.smlogo img{height:24px}
 .smcta{grid-column:1;grid-row:2;padding-top:24px;max-width:none}
 .smcta .rows{margin-bottom:16px}
 .smnav{grid-column:1;grid-row:3;padding-top:28px}
 .smnav a{font-size:25px;padding:8px 0}
 .smfoot{grid-row:4;margin-top:32px}
 .site-hd.ovr ~ .bhero .swap,.site-hd.ovr ~ .hero .ph,.site-hd.ovr ~ main .hero .ph{top:80px}
}
.smenu{z-index:2000}
.smnav a{text-transform:none;letter-spacing:.01em;font-size:30px;padding:8px 0}
.site-hd.ovr ~ .hero,.site-hd.ovr ~ main .hero,.site-hd.ovr ~ .bhero{padding-top:110px}
@media(max-width:900px){.smnav a{font-size:24px;padding:7px 0}.site-hd.ovr ~ .hero,.site-hd.ovr ~ main .hero,.site-hd.ovr ~ .bhero{padding-top:88px}}
body.menu-open .site-hd{z-index:2000}
.smnav{text-transform:none}

/* Social icons (Oct 29): footer row + hamburger menu */
.fsoc,.smsoc{display:flex;flex-wrap:wrap;gap:12px;align-items:center}
.fsoc{margin-top:36px}
footer .fsoc a,.smsoc a{display:inline-flex;align-items:center;justify-content:center;width:42px;height:42px;margin:0;border:1px solid rgba(201,180,138,.65);border-radius:50%;color:#C9B48A;transition:background .2s,color .2s,border-color .2s}
footer .fsoc a:hover,.smsoc a:hover,footer .fsoc a:focus-visible,.smsoc a:focus-visible{background:#C9B48A;border-color:#C9B48A;color:#0E1B2C}
.fsoc svg,.smsoc svg{width:18px;height:18px}
.smsoc{grid-column:1/-1;margin-top:28px}
@media(max-width:900px){.fsoc{justify-content:center}.smsoc{grid-row:5;margin-top:22px}}

/* Google reviews carousel (Oct 29) */
.rvsec{background:#fff;padding:68px 0}
.rvhd{display:flex;justify-content:space-between;align-items:flex-end;gap:32px;flex-wrap:wrap;margin-bottom:40px}
.rvhd h2{font-size:46px;font-weight:400;color:var(--navy)}
.rvsum{display:flex;align-items:center;gap:12px;flex-wrap:wrap;font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:var(--mut)}
.rvsum .rvsc{font-family:'Cormorant Garamond',serif;font-size:34px;letter-spacing:0;color:var(--navy)}
.rvsum a{color:var(--navy);border-bottom:1px solid #C9B48A;padding-bottom:2px;flex-basis:100%;text-align:right}
.rvs{display:inline-flex;gap:3px}.rvs svg{width:15px;height:15px;fill:#C9B48A}
.rvcar{position:relative}
.rvtrack{list-style:none;margin:0;padding:0;display:flex;gap:24px;overflow-x:auto;scroll-snap-type:x mandatory;scrollbar-width:none;scroll-behavior:smooth}
.rvtrack::-webkit-scrollbar{display:none}.rvtrack:focus-visible{outline:1px solid #C9B48A;outline-offset:6px}
.rvc{flex:0 0 calc((100% - 48px)/3);scroll-snap-align:start}
.rvc article{position:relative;height:100%;min-height:330px;display:flex;flex-direction:column;background:var(--navy);color:#e9e3d6;padding:44px 34px 30px;overflow:hidden}
.rvq{position:absolute;top:-18px;right:18px;font-family:'Cormorant Garamond',serif;font-size:170px;line-height:1;color:#C9B48A;opacity:.16;pointer-events:none}
.rvc .rvs{margin-bottom:18px}
.rvt{font-family:'Cormorant Garamond',serif;font-size:20px;line-height:1.5;color:#fff;display:-webkit-box;-webkit-line-clamp:4;-webkit-box-orient:vertical;overflow:hidden;margin:0}
.rvc.open .rvt{display:block;-webkit-line-clamp:unset}
.rvm{align-self:flex-start;background:none;border:0;padding:4px 0;margin-top:12px;color:#C9B48A;font-size:11px;letter-spacing:.2em;text-transform:uppercase;cursor:pointer;border-bottom:1px solid rgba(201,180,138,.5)}
.rvn{margin-top:auto;padding-top:24px;border-top:1px solid rgba(255,255,255,.12)}
.rvn b{display:block;font-weight:500;color:#fff;font-size:14px;letter-spacing:.06em}
.rvn span{font-size:10.5px;letter-spacing:.2em;text-transform:uppercase;color:#C9B48A}
.rvarr{position:absolute;top:50%;transform:translateY(-50%);z-index:2;width:46px;height:46px;border-radius:50%;border:1px solid var(--line);background:#fff;color:var(--navy);font-size:28px;line-height:1;cursor:pointer;box-shadow:0 4px 18px rgba(14,27,44,.12)}
.rvprev{left:-23px}.rvnext{right:-23px}.rvarr:disabled{opacity:.35;cursor:default}
.rvarr:hover:not(:disabled){background:var(--navy);color:#fff}
.rvdots{display:flex;justify-content:center;gap:2px;margin-top:28px}
.rvdots button{width:24px;height:24px;border:0;border-radius:50%;background:transparent;padding:0;cursor:pointer;position:relative}
.rvdots button::before{content:"";position:absolute;left:50%;top:50%;width:8px;height:8px;border-radius:50%;border:1px solid var(--navy);transform:translate(-50%,-50%);box-sizing:border-box}
.rvdots button.on::before{background:#C9B48A;border-color:#C9B48A}
@media(max-width:1100px){.rvc{flex-basis:calc((100% - 24px)/2)}}
@media(max-width:700px){.rvsec{padding:44px 0}.rvhd h2{font-size:36px}.rvsum a{text-align:left}.rvc{flex-basis:88%}.rvarr{display:none}.rvdots{flex-wrap:wrap}}
.rvtrack{align-items:flex-start}.rvc article{min-height:330px}.rvcount{font-size:12px;letter-spacing:.2em;color:var(--navy)}

/* Reviews carousel v3 (Oct 29): fluid, breaks out of the container, scales with the viewport */
.rvsec{--rvgap:clamp(14px,2.6vw,56px);--rvper:3;overflow:hidden}
.rvcar{width:min(96vw,1800px);margin:0 auto;padding:0 clamp(0px,1vw,16px)}
.rvtrack{gap:var(--rvgap);scroll-padding-inline:0}
.rvc{flex:0 0 calc((100% - (var(--rvper) - 1)*var(--rvgap))/var(--rvper));max-width:none}
.rvc article{padding:clamp(32px,3vw,52px) clamp(24px,2.4vw,44px) clamp(24px,2vw,34px)}
.rvt{font-size:clamp(18px,1.15vw,21px)}
.rvprev{left:clamp(4px,1vw,16px)}.rvnext{right:clamp(4px,1vw,16px)}
.rvprev,.rvnext{transform:translate(0,-50%)}
@media(max-width:1100px){.rvsec{--rvper:2}}
@media(max-width:700px){
 .rvsec{--rvgap:14px}
 .rvcar{width:100%;padding:0}
 .rvtrack{padding:0 9vw;scroll-padding-inline:9vw}
 .rvc{flex-basis:82vw}
}
.rvcar{width:min(100vw,1880px);padding:0 clamp(54px,4vw,76px)}
.rvprev{left:clamp(4px,calc(2vw - 23px),15px)}.rvnext{right:clamp(4px,calc(2vw - 23px),15px)}
@media(max-width:700px){.rvcar{width:100%;padding:0}}

/* full-width header (Oct 29) */
.site-hd .wrap.hd2{max-width:none;width:100%;padding-left:clamp(20px,3.6vw,72px);padding-right:clamp(20px,3.6vw,72px)}
@media(max-width:700px){.rvtrack{padding:0 var(--gutter,20px);scroll-padding-inline:var(--gutter,20px)}}
/* ---- Saved homes: hearts, sign-up card, /saved (sv1) ---- */
.jp-heart{display:inline-flex;align-items:center;justify-content:center;gap:6px;width:38px;height:38px;padding:0;border:0;border-radius:50%;background:rgba(255,255,255,.94);color:#0E1B2C;cursor:pointer;box-shadow:0 2px 10px rgba(14,27,44,.18);transition:transform .15s ease,background .15s}
.jp-heart svg{width:19px;height:19px;fill:none;stroke:currentColor;stroke-width:1.7;stroke-linejoin:round;transition:fill .15s}
.jp-heart:hover{transform:scale(1.08)}.jp-heart:focus-visible{outline:2px solid #C9B48A;outline-offset:2px}
.jp-heart[aria-pressed="true"] svg{fill:#C9B48A;stroke:#0E1B2C}
.hc,.idx-card,.svc{position:relative}
.hc>.jp-heart,.idx-card>.jp-heart,.svc>.jp-heart{position:absolute;top:10px;right:10px;z-index:2}
.idx-card>.jp-heart{top:auto;bottom:14px;right:14px;box-shadow:none;border:1px solid rgba(14,27,44,.18)}
.mini{position:relative}.mini>.jp-heart{position:absolute;top:6px;right:6px;width:32px;height:32px;z-index:2}.mini>.jp-heart svg{width:16px;height:16px}
.lhpr{display:flex;flex-direction:column;align-items:flex-end;gap:10px}
.jp-heart-lg{width:auto;height:auto;border-radius:999px;padding:9px 16px;font:500 12px/1 Inter,sans-serif;letter-spacing:.12em;text-transform:uppercase;border:1px solid rgba(14,27,44,.25);box-shadow:none}
.jp-heart-lg[aria-pressed="true"] span{font-size:0}.jp-heart-lg[aria-pressed="true"] span:after{content:"Saved";font-size:12px}
.hsaved{display:none;align-items:center;gap:5px;color:inherit;text-decoration:none;font:500 13px/1 Inter,sans-serif;margin-right:4px}
.hsaved svg{fill:#C9B48A;stroke:none}.has-saved .hsaved{display:inline-flex}
@media (max-width:900px){.has-saved .hsaved{display:none}}
#jptoast{position:fixed;left:50%;bottom:24px;transform:translate(-50%,30px);opacity:0;background:#0E1B2C;color:#fff;padding:12px 18px;border-radius:6px;font:14px/1.4 Inter,sans-serif;z-index:3000;transition:.25s;pointer-events:none;box-shadow:0 8px 30px rgba(0,0,0,.25)}
#jptoast.on{opacity:1;transform:translate(-50%,0);pointer-events:auto}#jptoast a{color:#C9B48A;margin-left:8px}
html.jpm-open{overflow:hidden}
.jpm{position:fixed;inset:0;z-index:4000;display:flex;align-items:center;justify-content:center;padding:20px}
.jpm[hidden]{display:none}
.jpm-bg{position:absolute;inset:0;background:rgba(14,27,44,.72);backdrop-filter:blur(2px)}
.jpm-card{position:relative;background:#fff;color:#0E1B2C;width:min(520px,100%);max-height:calc(100vh - 40px);overflow:auto;padding:38px 36px 28px;border-top:4px solid #C9B48A;box-shadow:0 30px 80px rgba(0,0,0,.35)}
.jpm-x{position:absolute;top:10px;right:12px;background:none;border:0;font-size:30px;line-height:1;color:#0E1B2C;cursor:pointer;padding:4px 8px}
.jpm-eye{display:flex;align-items:center;gap:6px;font:500 11px/1 Inter,sans-serif;letter-spacing:.18em;text-transform:uppercase;color:#8a7a55}.jpm-eye svg{fill:#C9B48A}
.jpm h2{font-family:'Cormorant Garamond',serif;font-weight:500;font-size:36px;margin:10px 0 6px;line-height:1.05}
.jpm-card>p,#jpm-d{margin:0 0 18px;color:#3b4656;font-size:15.5px;line-height:1.5}
.jpm-f{display:grid;gap:12px}.jpm-row{display:grid;grid-template-columns:1fr 1fr;gap:12px}
.jpm-f label{display:grid;gap:5px;font:500 12px/1.2 Inter,sans-serif;letter-spacing:.06em;text-transform:uppercase;color:#0E1B2C}
.jpm-f .opt{text-transform:none;letter-spacing:0;color:#7a8494;font-weight:400}
.jpm-f input:not([type=checkbox]){font:16px Inter,sans-serif;padding:11px 12px;border:1px solid #cfd5dd;border-radius:3px;width:100%;box-sizing:border-box}
.jpm-f input:focus{outline:2px solid #C9B48A;outline-offset:0;border-color:#C9B48A}.jpm-f input[aria-invalid=true]{border-color:#b3261e}
.jpm-f .jpm-chk{display:flex;gap:9px;align-items:flex-start;text-transform:none;letter-spacing:0;font:400 11.5px/1.45 Inter,sans-serif;color:#5b6573}
.jpm-chk input{margin-top:2px;flex:none}
.jpm-err{color:#b3261e;font-size:13.5px;margin:0}
.jpm-go{width:100%;justify-content:center}
.jpm-later{background:none;border:0;color:#0E1B2C;text-decoration:underline;font:14px Inter,sans-serif;cursor:pointer;padding:6px;justify-self:center}
.jpm-fine{font-size:12px;color:#7a8494;text-align:center;margin:0}.jpm-fine a{color:inherit}
.jpm-done{text-align:center;padding:10px 0}.jpm-done p{color:#3b4656}
@media (max-width:560px){.jpm{padding:0;align-items:flex-end}.jpm-card{width:100%;max-height:92vh;padding:30px 20px 22px;border-radius:12px 12px 0 0}.jpm-row{grid-template-columns:1fr}.jpm h2{font-size:30px}}
.svpage{padding-top:150px}.svlead{color:#5b6573;margin:0 0 22px}
.svsign{display:flex;flex-wrap:wrap;gap:16px;align-items:center;justify-content:space-between;background:#0E1B2C;color:#fff;padding:18px 22px;margin:0 0 26px}.svsign[hidden]{display:none}.svsign p{margin:0}
.svgrid{display:grid;grid-template-columns:repeat(auto-fill,minmax(280px,1fr));gap:22px;min-width:0}
.svc{background:#fff;border:1px solid #e3e6ea;min-width:0;max-width:100%}.svc .ph{display:block;aspect-ratio:4/3;background:#dfe3e8 center/cover;overflow:hidden;max-width:100%}.svc .ph img{display:block;width:100%;max-width:100%;height:100%;object-fit:cover}
.svc .bd{padding:14px 16px 16px}.svc .pr{font-family:'Cormorant Garamond',serif;font-size:28px;color:#0E1B2C;text-decoration:none}.svc .ad{margin:4px 0 10px;color:#3b4656}
.svc .more{font-size:13px;color:#0E1B2C}
.svempty{padding:40px 0;text-align:left}
@media (max-width:900px){.svpage{padding-top:110px}}
.gal{position:relative}.gal>.jp-heart-gal{position:absolute;top:14px;right:14px;z-index:3;width:44px;height:44px}.gal>.jp-heart-gal svg{width:22px;height:22px}

/* Listing agent card: option 2, stacked rows */
.lcta{background:#fff;border:1px solid var(--line);padding:24px 22px 22px;box-sizing:border-box}
.lcta .price{font:500 28px/1.1 'Cormorant Garamond',Georgia,serif;color:var(--navy);margin:0 0 20px}
.lcta .rows{margin:-6px 0 18px}
.lcta .row{display:flex;gap:14px;align-items:center;padding:12px 0}
.lcta .row+.row{border-top:1px solid var(--line)}
.lcta .ph{width:56px;height:56px;flex:none;border-radius:50%;object-fit:cover;object-position:50% 50%;display:block}
.lcta .name{font:600 19px/1.15 'Cormorant Garamond',Georgia,serif;color:var(--navy)}
.lcta .title{font:600 9.5px/1.3 Inter,sans-serif;letter-spacing:.14em;text-transform:uppercase;color:var(--gold);margin-top:4px}
.lcta .phone{display:block;font:400 13px/1 Inter,sans-serif;color:var(--mut);margin-top:6px;text-decoration:none}
.lcta .phone:hover{color:var(--navy)}
.lcta .btn{display:block;width:100%;height:44px;padding:0;margin:0;text-align:center;font:500 12px/42px Inter,sans-serif;letter-spacing:.2em;text-transform:uppercase;box-sizing:border-box}
.lcta .btn.out{background:transparent;color:var(--navy);border:1px solid var(--navy);margin-top:10px}

/* in-page jumps (e.g. #inquire) land below the sticky header so the section top padding shows */
html{scroll-padding-top:89px}
@media(max-width:900px){html{scroll-padding-top:69px}}
@media(max-width:700px){.hv-sec{scroll-margin-top:24px}}

/* heading-to-body spacing (Oct 31 2026) */
:where(section,main) h2:not(:last-child){margin-bottom:18px}
@media (max-width:700px){:where(section,main) h2:not(:last-child){margin-bottom:14px}}

/* shared headshot avatar (Oct 31 2026): pre-cropped square assets */
img.avatar{border-radius:50%;object-fit:cover;object-position:50% 50%;aspect-ratio:1}

/* open house badge (map popup, search cards, building cards) */
.ohb{display:inline-flex;align-self:flex-start;width:fit-content;max-width:100%;align-items:center;gap:6px;background:#1F6B4F;color:#fff;font:600 11px/1 Inter,sans-serif;letter-spacing:.06em;text-transform:uppercase;padding:6px 10px 6px 9px;border-radius:999px;margin:0 0 8px;white-space:nowrap}
.ohb::before{content:"";width:6px;height:6px;border-radius:50%;background:#9BE3BF}
.mini.has-oh .ohb{margin-right:38px}

.sh.stack{display:block}.sh.stack p{margin-top:12px;max-width:640px}

/* outline button: same hover as the hero boxes (gold fill, navy text); tap state for phones */
.btn.ghost{transition:background-color .2s ease,color .2s ease,border-color .2s ease}
.btn.ghost:hover,.btn.ghost:focus-visible,.btn.ghost:active{background:var(--gold);color:var(--navy);border-color:var(--gold)}
.btn.ghost:active{filter:brightness(.95)}
.bsec:not(.cream)+.bsec:not(.cream),.bsec.cream+.bsec.cream{padding-top:0}

.badge-tag{top:calc(14px + var(--i)*32px)}#dg .badge-tag{top:calc(8px + var(--i)*24px)}
.idx-ph{display:block;margin:-18px -18px 14px;aspect-ratio:4/3;overflow:hidden;background:linear-gradient(170deg,#1c2d45,#0E1B2C)}.idx-ph img{display:block;width:100%;height:100%;object-fit:cover}.idx-noph{display:flex;height:100%;align-items:center;justify-content:center;color:#E9DFC9;font:400 20px/1.2 "Cormorant Garamond",Georgia,serif;letter-spacing:.04em}.idx-ph+.ohb{position:absolute;top:12px;left:12px;margin:0;z-index:2}
.idx-src{display:flex;align-items:center;gap:12px;flex-wrap:wrap}.idx-src img{width:140px;height:auto}
.ph.noph{background:linear-gradient(170deg,#1c2d45,#0E1B2C)!important;display:flex!important;align-items:center;justify-content:center;text-decoration:none}.ph.noph::after{content:"Photo not available";color:#E9DFC9;font:400 18px/1.2 "Cormorant Garamond",Georgia,serif;letter-spacing:.04em}.ph.noph>.st{position:absolute;top:10px;left:10px}
.idx-more{display:flex;align-items:center;height:62px;padding:0 52px 0 0;margin:12px 0 -18px}.idx-card>.jp-heart{bottom:12px;right:14px;top:auto}


/* nested sub-item under New Developments */
.smnav a.sub{font-family:Inter,sans-serif;font-size:17px;letter-spacing:.04em;padding:6px 0 10px 22px;color:rgba(255,255,255,.78);position:relative}
.smnav a.sub::before{content:"";position:absolute;left:6px;top:50%;width:9px;height:1px;background:var(--gold)}
.smnav a.sub:hover{color:var(--gold);padding-left:30px}
@media(max-width:900px){.smnav a.sub{font-size:16px;padding:5px 0 9px 22px}}

/* Subscribe to this building */
.bsub-row{margin-top:16px}
.btn.out.bsub{margin-top:0;background:transparent;color:var(--navy);border:1px solid var(--navy);transition:background .2s,color .2s,border-color .2s}
.btn.out.bsub:hover,.btn.out.bsub:focus-visible,.btn.out.bsub:active{background:var(--navy);color:#fff;border-color:var(--navy)}
.jpm-f label.chk{display:flex;gap:10px;align-items:flex-start;text-transform:none;letter-spacing:0;font:400 11.5px/1.45 Inter,sans-serif;color:var(--mut)}
.jpm-f label.chk input{margin-top:2px;flex:none;width:16px;height:16px}
footer .idx-upd{font-size:12px;opacity:.85}
/* hx-2026-11-02 */.hx .in{padding-bottom:56px}.hx .eyebrow,.hero.welcome.hx .hx-eb{color:var(--gold);letter-spacing:.16em;text-transform:uppercase;font-size:12px;font-weight:600;margin:0}
.hx h1,.hero.welcome.hx h1.hx-h1{font-family:'Cormorant Garamond',Georgia,serif;font-weight:400;text-transform:uppercase;letter-spacing:.14em;font-size:clamp(40px,6.2vw,84px);line-height:1.04;margin:8px 0 6px;color:#fff;max-width:none;overflow-wrap:break-word}
.hx .tag,.hero.welcome.hx .tag.hx-tag{font-family:'Cormorant Garamond',Georgia,serif;font-style:italic;font-size:clamp(20px,2.6vw,30px);line-height:1.25;color:#fff;margin:0 0 10px;font-weight:400}
.hx p.hs{max-width:640px;color:#efe9dd;margin-top:4px}.hx .ctas{display:flex;gap:12px;flex-wrap:wrap;margin-top:20px}
.hx h1,.hx .tag,.hx p.hs,.hx .eyebrow{text-shadow:0 1px 14px rgba(0,0,0,.4)}
.bhero.nohero.hx{background:var(--navy)}
.hero.welcome.hx .hx-h1{margin:10px 0 8px}.hero.welcome.hx .hx-tag{margin-bottom:30px}
.qcrumb{display:block;font-size:12px;letter-spacing:.06em;color:var(--mut);padding-top:14px;padding-bottom:2px}.qcrumb a{color:var(--mut);text-decoration:none}.qcrumb a:hover{color:var(--navy);text-decoration:underline}
.hx-intro{margin-top:0}
.lphero h1{font-family:'Cormorant Garamond',Georgia,serif;font-weight:400;text-transform:uppercase;letter-spacing:.1em;font-size:clamp(32px,3.6vw,52px);line-height:1.08;overflow-wrap:break-word}
.post>h1{font-family:'Cormorant Garamond',Georgia,serif;font-weight:400;text-transform:uppercase;letter-spacing:.08em;font-size:clamp(30px,4.2vw,52px);line-height:1.1;overflow-wrap:break-word}
.post>.meta{color:var(--gold);letter-spacing:.16em;text-transform:uppercase;font-size:12px;font-weight:600}.post>.meta a{color:var(--gold)}
@media(max-width:700px){.hx h1,.hero.welcome.hx h1.hx-h1{font-size:clamp(28px,8.6vw,44px);letter-spacing:.08em}.hx .in{padding-bottom:40px}.lphero h1{font-size:clamp(28px,7.6vw,40px);letter-spacing:.06em}.post>h1{font-size:clamp(26px,7.2vw,36px);letter-spacing:.05em}}
.bcards .bcard{border-color:var(--gold);box-shadow:0 0 0 1px var(--gold) inset;transition:transform .2s ease,box-shadow .2s ease}
.bcards .bcard:hover,.bcards .bcard:focus-visible{transform:translateY(-2px);box-shadow:0 0 0 1px var(--gold) inset,0 10px 26px rgba(11,26,46,.10)}
@media(prefers-reduced-motion:reduce){.bcards .bcard{transition:none}.bcards .bcard:hover{transform:none}}
.tc-grid{grid-template-columns:minmax(0,1.25fr) minmax(300px,1fr)}
.tc-in{grid-template-columns:repeat(auto-fit,minmax(190px,1fr))}
.tc-in label{letter-spacing:.06em;line-height:1.4}
.tc-f input{min-width:8ch;font-variant-numeric:tabular-nums}
.tc-total{font-size:clamp(32px,3.6vw,46px);line-height:1.1;overflow-wrap:anywhere}
.tc-br dt{min-width:0}.tc-br dd{white-space:nowrap;font-variant-numeric:tabular-nums}
@media(max-width:900px){.tc-grid{grid-template-columns:1fr}}/* /hx */

/* hero-std-2026-11-03 — ONE hero standard for every page (Joel, Nov 3 2026).
   Every page hero = .phero (markup: tools/hero_std.py). Do NOT add per-page or inline
   size overrides; change the variables here only if Joel expressly asks. */
:root{--hero-h:clamp(560px,72vh,760px);--hero-pt:110px;--hero-pb:64px;--hero-title:clamp(40px,5.8vw,84px);--hero-ls:.14em;--hero-tag:clamp(20px,2.4vw,30px);--hero-w:1240px;--hero-line:640px}
@media(max-width:700px){:root{--hero-h:max(520px,72svh);--hero-pt:88px;--hero-pb:40px;--hero-title:clamp(28px,8.2vw,40px);--hero-ls:.08em;--hero-tag:clamp(19px,5.4vw,24px)}}
.phero{position:relative!important;display:flex!important;align-items:flex-end!important;min-height:var(--hero-h)!important;height:auto!important;max-height:none!important;padding:var(--hero-pt) 0 0!important;margin:0!important;box-sizing:border-box!important;color:#fff;overflow:hidden;background:#0E1B2C}
.phero.phero--plain{background:linear-gradient(170deg,#22344d 0%,#0E1B2C 100%)}
.phero>img,.phero>picture,.phero>picture>img,.phero>.hbg,.phero>.hbg img{position:absolute!important;inset:0!important;width:100%!important;height:100%!important;object-fit:cover;z-index:0;display:block;max-width:none}
.phero:before{display:none!important}
.phero:after{content:""!important;position:absolute!important;inset:0!important;z-index:1!important;pointer-events:none;display:block!important;background:radial-gradient(ellipse 52% 26% at 34% 64%,rgba(11,26,46,.6) 0%,rgba(11,26,46,.5) 60%,rgba(11,26,46,0) 100%),radial-gradient(ellipse 100% 82% at 0% 100%,rgba(11,26,46,.9) 0%,rgba(11,26,46,.84) 62%,rgba(11,26,46,0) 100%),linear-gradient(180deg,rgba(11,26,46,0) 50%,rgba(11,26,46,.5) 100%)!important}
.phero.phero--plain:after{background:linear-gradient(180deg,rgba(11,26,46,0) 50%,rgba(11,26,46,.35) 100%)!important}
.phero>.in,.phero>.wrap.in{position:relative!important;z-index:2!important;width:100%!important;max-width:var(--hero-w)!important;margin:0 auto!important;padding:0 24px var(--hero-pb)!important;text-align:left!important;box-sizing:border-box!important}
.phero .eyebrow{color:#ecdcb8!important;font-size:12px!important;letter-spacing:.18em!important;text-transform:uppercase;font-weight:600;line-height:1.6!important;margin:0!important}
.phero h1{font-family:'Cormorant Garamond',Georgia,serif!important;font-weight:400!important;font-style:normal!important;text-transform:uppercase!important;letter-spacing:var(--hero-ls)!important;font-size:var(--hero-title)!important;line-height:1.02!important;margin:6px 0 6px!important;color:#fff!important;max-width:none!important;overflow-wrap:break-word}
.phero .tag{font-family:'Cormorant Garamond',Georgia,serif!important;font-style:italic!important;font-weight:400!important;font-size:var(--hero-tag)!important;line-height:1.25!important;letter-spacing:0!important;text-transform:none!important;color:#fff!important;margin:0 0 10px!important;max-width:none!important}
.phero .hs{max-width:var(--hero-line)!important;color:#efe9dd!important;font-size:16px!important;line-height:1.55!important;margin:4px 0 0!important}
.phero .ctas{display:flex;gap:12px;flex-wrap:wrap;margin-top:20px}
.phero .btn.ghost{background:transparent;border-color:#fff;color:#fff}
.phero h1,.phero .tag,.phero p,.phero .eyebrow{text-shadow:0 1px 14px rgba(0,0,0,.45)}
@media(max-width:700px){.phero:after{background:linear-gradient(180deg,rgba(11,26,46,0) 0%,rgba(11,26,46,0) 20%,rgba(11,26,46,.82) 44%,rgba(11,26,46,.92) 100%)!important}.phero.phero--plain:after{background:none!important}.phero>.in,.phero>.wrap.in{padding:0 20px var(--hero-pb)!important}.phero .eyebrow{letter-spacing:.14em!important}}
/* /hero-std */

/* home-hero-fade-2026-11-03 — HOME ONLY (Joel): restore the pre-standard blue fade for lettering contrast. Height/size still from .phero. */
.phero.welcome:after{background:linear-gradient(180deg,rgba(14,27,44,.35) 0%,rgba(14,27,44,.55) 55%,rgba(14,27,44,.85) 100%)!important}
.phero.welcome:before{content:""!important;display:block!important;position:absolute;inset:0;z-index:1;pointer-events:none;background:radial-gradient(ellipse 75% 60% at 42% 60%,rgba(10,22,40,.62) 0%,rgba(10,22,40,.38) 45%,rgba(10,22,40,0) 78%)}
/* /home-hero-fade */

/* Building report For Sale | For Rent toggle (2026-11-03) */
.inv-bar{display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;gap:14px;margin-top:20px}.inv-bar .bsub-row{margin:0}
.seg{display:inline-flex;border:1px solid var(--navy);background:#fff}.seg button{font:inherit;font-size:12px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;padding:11px 20px;border:0;background:transparent;color:var(--navy);cursor:pointer}.seg button+button{border-left:1px solid var(--navy)}.seg button[aria-pressed=true]{background:var(--navy);color:#fff;box-shadow:inset 0 -3px 0 var(--gold)}.seg button:focus-visible{outline:2px solid var(--gold);outline-offset:2px}
.inv[aria-busy=true]{opacity:.55;transition:opacity .2s}
/* two-column bands: top-align columns so eyebrows/headings line up (2026-11-03) */
.inq{align-items:start}