@import "https://fonts.googleapis.com/css2?family=Fraunces:opsz,wght@9..144,400;9..144,500;9..144,600;9..144,700&family=Inter:wght@400;500;600;700&display=swap";:root{--ink:#182321;--ink-soft:#3d4644;--muted:#6b7572;--palm:#31584b;--palm-dark:#243f35;--sand:#e9e1d4;--bone:#f7f4ee;--coral:#b66c53;--mist:#d9e2de;--paper:#fbfaf6;--line:#1823211f;--line-strong:#18232138;--on-ink:#f7f4ee;--on-ink-soft:#f7f4eec7;--shadow-xs:0 2px 8px #1823210f;--shadow-sm:0 6px 18px #18232114;--shadow-md:0 14px 40px #1823211f;--shadow-lg:0 28px 80px #1823212e;--radius-xs:6px;--radius-sm:10px;--radius-md:16px;--radius-lg:24px;--radius-xl:32px;--radius-pill:999px;--font-display:"Fraunces", "Cormorant Garamond", Georgia, "Times New Roman", serif;--font-body:"Inter", -apple-system, BlinkMacSystemFont, "Segoe UI", Roboto, "Helvetica Neue", Arial, sans-serif;--container:1240px;--container-wide:1380px;--transition-fast:.16s ease;--transition-base:.24s ease;--transition-slow:.42s cubic-bezier(.16, 1, .3, 1)}*{box-sizing:border-box}html,body{background:var(--paper);color:var(--ink);font-family:var(--font-body);-webkit-font-smoothing:antialiased;text-rendering:optimizelegibility;margin:0;padding:0;font-size:16px;line-height:1.55}body{min-height:100vh}a{color:var(--palm);transition:color var(--transition-fast);text-decoration:none}a:hover{color:var(--palm-dark)}img{max-width:100%;display:block}button{cursor:pointer;font-family:inherit}h1,h2,h3,h4,h5{font-family:var(--font-display);color:var(--ink);letter-spacing:-.01em;margin:0 0 .4em;font-weight:500;line-height:1.12}h1{letter-spacing:-.02em;font-size:clamp(2.4rem,5vw,4.2rem)}h2{font-size:clamp(1.85rem,3.2vw,2.7rem)}h3{font-size:1.4rem;font-weight:500}h4{font-size:1.05rem;font-weight:600}p{color:var(--ink-soft);margin:0 0 1em;line-height:1.65}.muted{color:var(--muted)}.eyebrow{letter-spacing:.18em;text-transform:uppercase;color:var(--palm);background:0 0;border:none;border-radius:0;align-items:center;gap:8px;margin-bottom:14px;padding:6px 0;font-size:.74rem;font-weight:600;display:inline-flex}.eyebrow .dot{background:var(--coral);border-radius:50%;width:7px;height:7px}.eyebrow-ink{color:var(--palm)}.eyebrow-light{color:var(--on-ink)}.container{max-width:var(--container);width:100%;margin:0 auto;padding:0 24px}.app-shell{background:var(--paper);flex-direction:column;min-height:100vh;display:flex}main{flex:1}.section{padding:clamp(64px,9vw,120px) 0}.section-alt{background:var(--bone)}.section-head{flex-wrap:wrap;justify-content:space-between;align-items:flex-end;gap:24px;margin-bottom:40px;display:flex}.section-head-soft{align-items:flex-start}.section-head h2{margin-bottom:8px}.section-lede{max-width:640px;margin-top:8px;font-size:1.05rem}.btn{border-radius:var(--radius-pill);transition:transform var(--transition-fast), background var(--transition-fast), color var(--transition-fast), border-color var(--transition-fast), box-shadow var(--transition-fast);cursor:pointer;border:1.5px solid #0000;justify-content:center;align-items:center;gap:8px;min-height:44px;padding:14px 22px;font-size:.95rem;font-weight:600;line-height:1;text-decoration:none;display:inline-flex}.btn-sm{min-height:36px;padding:10px 18px;font-size:.85rem}.btn-primary{background:var(--palm);color:var(--on-ink);border-color:var(--palm)}.btn-primary:hover{background:var(--palm-dark);color:var(--on-ink);border-color:var(--palm-dark);transform:translateY(-1px)}.btn-secondary{background:var(--coral);color:var(--paper);border-color:var(--coral)}.btn-secondary:hover{color:var(--paper);background:#9e5a42;border-color:#9e5a42;transform:translateY(-1px)}.btn-ghost{color:var(--on-ink);background:0 0;border-color:#f7f4ee8c}.btn-ghost:hover{border-color:var(--on-ink);color:var(--on-ink);background:#f7f4ee1f}.btn-link{color:var(--palm);background:0 0;border:none;padding:6px 0;font-weight:600}.btn-link:hover{color:var(--palm-dark);text-decoration:underline}.site-header{z-index:50;background:var(--paper);border-bottom:1px solid var(--line);transition:box-shadow var(--transition-base), background var(--transition-base);position:sticky;top:0}.site-header.is-scrolled{box-shadow:var(--shadow-sm);-webkit-backdrop-filter:saturate(180%)blur(10px);backdrop-filter:saturate(180%)blur(10px);background:#fbfaf6f5}.header-inner{justify-content:space-between;align-items:center;gap:24px;padding-top:18px;padding-bottom:18px;display:flex}.brand{color:var(--ink);align-items:center;gap:12px;display:flex}.brand:hover{color:var(--ink)}.brand-mark{display:inline-flex}.brand-text{flex-direction:column;line-height:1.15;display:flex}.brand-text strong{font-family:var(--font-display);letter-spacing:-.01em;font-size:1.35rem;font-weight:600}.brand-text em{color:var(--muted);letter-spacing:.04em;font-size:.78rem;font-style:normal}.primary-nav ul{align-items:center;gap:4px;margin:0;padding:0;list-style:none;display:flex}.primary-nav a{border-radius:var(--radius-pill);color:var(--ink-soft);padding:10px 14px;font-size:.95rem;font-weight:500;display:inline-block}.primary-nav a:hover{color:var(--ink);background:#31584b0f}.primary-nav a.is-current{color:var(--palm);background:#31584b1a;font-weight:600}.primary-nav .nav-cta{margin-left:8px}.menu-toggle{border:1px solid var(--line);border-radius:var(--radius-sm);background:0 0;flex-direction:column;justify-content:space-between;align-items:stretch;width:44px;height:44px;padding:12px;display:none}.menu-toggle span{background:var(--ink);height:2px;transition:transform var(--transition-fast), opacity var(--transition-fast);border-radius:2px;display:block}.menu-toggle.is-open span:first-child{transform:translateY(8px)rotate(45deg)}.menu-toggle.is-open span:nth-child(2){opacity:0}.menu-toggle.is-open span:nth-child(3){transform:translateY(-8px)rotate(-45deg)}.header-meta-row{border-top:1px solid var(--line);background:var(--bone)}.header-meta-inner{color:var(--muted);justify-content:center;align-items:center;gap:28px;padding-top:8px;padding-bottom:8px;font-size:.82rem;display:flex}.hero{isolation:isolate;color:var(--on-ink);background:var(--ink);align-items:center;min-height:620px;padding:clamp(96px,11vw,160px) 0 clamp(72px,9vw,120px);display:flex;position:relative;overflow:hidden}.hero-img{object-fit:cover;z-index:-2;filter:saturate(1.04)contrast(1.02);width:100%;height:100%;position:absolute;inset:0}.hero-veil{z-index:-1;background:linear-gradient(110deg,#182321b3 0%,#18232173 50%,#1823214d 100%),linear-gradient(#0000 0%,#0006 100%);position:absolute;inset:0}.hero-content{max-width:940px;position:relative}.hero h1{color:var(--on-ink);letter-spacing:-.02em;text-shadow:0 4px 24px #00000052;font-size:clamp(2.6rem,5.4vw,4.8rem);line-height:1.04}.hero .lede{color:var(--on-ink-soft);max-width:720px;margin-bottom:28px;font-size:clamp(1.05rem,1.5vw,1.25rem);line-height:1.6}.hero-actions{flex-wrap:wrap;gap:14px;margin-top:8px;display:flex}.hero-anchors{border-top:1px solid #f7f4ee33;flex-wrap:wrap;gap:24px;margin:56px 0 0;padding:18px 0 0;list-style:none;display:flex}.hero-anchors a{color:var(--on-ink-soft);letter-spacing:.06em;text-transform:uppercase;font-size:.85rem}.hero-anchors a:hover{color:var(--on-ink)}.scroll-cue{z-index:1;border:1.5px solid #f7f4ee80;border-radius:16px;justify-content:center;width:26px;height:44px;padding-top:6px;display:inline-flex;position:absolute;bottom:24px;left:50%;transform:translate(-50%)}.scroll-cue span{background:#f7f4eed9;border-radius:2px;width:2px;height:8px;animation:1.6s ease-in-out infinite scroll-cue}@keyframes scroll-cue{0%{opacity:1;transform:translateY(0)}to{opacity:0;transform:translateY(12px)}}.section-intro{background:var(--paper)}.intro-grid{grid-template-columns:1.4fr 1fr;align-items:start;gap:clamp(32px,5vw,80px);display:grid}.intro-copy h2,.intro-copy p{max-width:580px}.intro-side{background:var(--bone);border-radius:var(--radius-md);border:1px solid var(--line);padding:28px}.intro-side h3{font-size:1.1rem}.section-collection{background:var(--bone)}.property-collection{gap:28px;display:grid}.property-collection-lead .property-card,.property-collection-lead .property-card .property-art{aspect-ratio:16/9}.property-collection-grid{grid-template-columns:repeat(auto-fill,minmax(280px,1fr));gap:28px;display:grid}.property-card{background:var(--paper);border-radius:var(--radius-lg);border:1px solid var(--line);box-shadow:var(--shadow-xs);transition:transform var(--transition-base), box-shadow var(--transition-base);flex-direction:column;height:100%;display:flex;overflow:hidden}.property-card:hover{box-shadow:var(--shadow-md);transform:translateY(-4px)}.property-card-link{height:100%;color:inherit;flex-direction:column;display:flex}.property-card-link:hover{color:inherit}.property-art{aspect-ratio:4/5;background:var(--mist);isolation:isolate;width:100%;position:relative;overflow:hidden}.image-frame{background:var(--mist);width:100%;position:relative;overflow:hidden}.image-frame img{object-fit:cover;width:100%;height:100%;transition:transform var(--transition-slow)}.image-frame--contain{background:var(--bone)}.image-frame--contain img{object-fit:contain}.property-card:hover .image-frame img{transform:scale(1.04)}.status-pill{border-radius:var(--radius-pill);letter-spacing:.06em;text-transform:uppercase;color:var(--ink);border:1px solid var(--line);-webkit-backdrop-filter:blur(6px);backdrop-filter:blur(6px);z-index:1;background:#fbfaf6f0;padding:6px 12px;font-size:.7rem;font-weight:600;position:absolute;top:14px;left:14px}.status-pill[data-status=available]{color:var(--palm-dark);background:#d9e2def0}.status-pill[data-status=private-showing],.status-pill[data-status=by-appointment]{color:#6b4226;background:#e9e1d4f0}.property-area{color:var(--on-ink);border-radius:var(--radius-pill);letter-spacing:.06em;-webkit-backdrop-filter:blur(8px);backdrop-filter:blur(8px);background:#182321c7;padding:5px 12px;font-size:.74rem;font-weight:600;position:absolute;bottom:14px;left:14px}.property-body{flex-direction:column;flex:1;gap:8px;padding:22px 22px 24px;display:flex}.property-row{justify-content:space-between;align-items:flex-start;gap:12px;display:flex}.property-row h3{margin:0;font-size:1.3rem;font-weight:500;line-height:1.2}.property-row .price{font-family:var(--font-display);color:var(--ink);white-space:nowrap;letter-spacing:-.01em;font-size:1.15rem;font-weight:600}.property-area-label{color:var(--muted);letter-spacing:.02em;margin:0;font-size:.85rem}.property-card .stats{border-top:1px solid var(--line);color:var(--ink-soft);flex-wrap:wrap;gap:18px;margin:auto 0 0;padding:14px 0 0;font-size:.92rem;list-style:none;display:flex}.property-card .stats strong{color:var(--ink);margin-right:4px;font-weight:700}.section-island{background:var(--paper)}.island-grid{grid-template-columns:1fr 1fr;align-items:center;gap:clamp(32px,5vw,72px);display:grid}.island-art .image-frame{border-radius:var(--radius-lg);overflow:hidden}.neighborhood-chips{grid-template-columns:repeat(2,1fr);gap:12px;margin:18px 0 0;padding:0;list-style:none;display:grid}.neighborhood-chips li a{background:var(--bone);border-radius:var(--radius-md);border:1px solid var(--line);color:var(--ink);transition:transform var(--transition-fast), background var(--transition-fast), border-color var(--transition-fast);padding:16px 18px;display:block}.neighborhood-chips li a:hover{background:var(--sand);border-color:var(--line-strong);transform:translateY(-2px)}.neighborhood-chips strong{font-family:var(--font-display);margin-bottom:4px;font-size:1.1rem;font-weight:600;display:block}.neighborhood-chips span{color:var(--muted);font-size:.9rem}.section-agent{background:var(--bone)}.agent-grid{grid-template-columns:360px 1fr;align-items:center;gap:clamp(32px,5vw,80px);display:grid}.agent-portrait{border-radius:var(--radius-xl);background:var(--sand);aspect-ratio:4/5;border:1px solid var(--line);justify-content:center;align-items:center;display:flex;overflow:hidden}.agent-portrait-mark svg{width:70%;height:auto}.agent-copy h2{font-size:clamp(1.8rem,3vw,2.6rem)}.agent-tagline{color:var(--ink-soft);font-size:1.1rem;font-style:italic;font-family:var(--font-display)}.agent-story{max-width:620px}.agent-actions{flex-wrap:wrap;gap:12px;margin-top:16px;display:flex}.section-seller{background:var(--ink);color:var(--on-ink)}.section-seller h2{color:var(--on-ink)}.section-seller p{color:var(--on-ink-soft)}.section-seller .eyebrow-light{color:var(--on-ink)}.seller-band{grid-template-columns:1.1fr 1fr;align-items:center;gap:clamp(32px,5vw,80px);display:grid}.seller-copy h2{font-size:clamp(1.9rem,3.4vw,2.8rem)}.seller-copy .btn{margin-top:18px}.seller-promises{gap:18px;margin:0;padding:0;list-style:none;display:grid}.seller-promises li{border-top:1px solid #f7f4ee2e;align-items:flex-start;gap:18px;padding:16px 0;display:flex}.seller-promises li:last-child{border-bottom:1px solid #f7f4ee2e}.seller-promises .promise-num{font-family:var(--font-display);color:var(--coral);letter-spacing:-.02em;flex-shrink:0;width:36px;font-size:1.4rem;font-weight:600}.seller-promises p{color:var(--on-ink-soft);margin:0;font-size:1rem}.page-hero{background:var(--bone);color:var(--ink);border-bottom:1px solid var(--line);padding:clamp(72px,9vw,120px) 0 clamp(48px,7vw,80px)}.page-hero .eyebrow{color:var(--palm)}.page-hero h1{max-width:720px}.page-hero .lede{color:var(--ink-soft);max-width:720px;font-size:clamp(1.05rem,1.4vw,1.2rem)}.property-detail-hero{background:var(--ink);color:var(--on-ink);position:relative}.property-detail-hero .image-frame{aspect-ratio:16/9;max-height:78vh}.property-detail-hero .image-frame img{filter:brightness(.85)}.property-detail-hero-copy{margin-top:-120px;padding-bottom:48px;position:relative}.breadcrumb{color:var(--on-ink-soft);align-items:center;gap:8px;margin-bottom:12px;font-size:.82rem;display:flex}.breadcrumb a{color:var(--on-ink-soft)}.breadcrumb a:hover,.breadcrumb span[aria-current]{color:var(--on-ink)}.property-detail-hero-copy h1{color:var(--on-ink);margin-bottom:8px;font-size:clamp(2.2rem,4vw,3.2rem)}.property-detail-area{color:var(--on-ink-soft);margin-bottom:8px;font-size:1.1rem}.property-detail-price{color:var(--on-ink);font-family:var(--font-display);margin-bottom:16px;font-size:clamp(1.4rem,2.4vw,1.8rem)}.property-detail-hero-copy .status-pill{margin-bottom:16px;display:inline-flex;position:relative;top:0;left:0}.detail-grid{grid-template-columns:1.5fr 1fr;align-items:start;gap:clamp(32px,5vw,72px);display:grid}.detail-main h2{margin-top:32px;margin-bottom:12px;font-size:1.5rem}.detail-main h2:first-child{margin-top:0}.detail-features ul{grid-template-columns:repeat(2,1fr);gap:8px 18px;margin:0;padding:0;list-style:none;display:grid}.detail-features li{color:var(--ink-soft);padding-left:24px;line-height:1.55;position:relative}.detail-features li:before{content:"";border-left:2px solid var(--coral);border-bottom:2px solid var(--coral);width:14px;height:6px;position:absolute;top:10px;left:0;transform:rotate(-45deg)}.detail-coords{font-size:.85rem}.detail-side{gap:12px;display:grid;position:sticky;top:100px}.detail-map-link{align-self:start;display:inline-flex}.property-fact-list{border-top:1px solid var(--line);grid-template-columns:repeat(2,1fr);gap:0;margin:0 0 36px;padding:0;display:grid}.property-fact{border-bottom:1px solid var(--line);gap:4px;padding:18px 0;display:grid}.property-fact dt{letter-spacing:.14em;text-transform:uppercase;color:var(--muted);margin:0;font-size:.74rem}.property-fact dd{font-family:var(--font-display);color:var(--ink);margin:0;font-size:1.25rem;font-weight:600}.section-related{background:var(--bone)}.related-grid{grid-template-columns:repeat(auto-fill,minmax(280px,1fr));gap:28px;display:grid}.inquiry-panel{background:var(--paper);border:1px solid var(--line);border-radius:var(--radius-md);box-shadow:var(--shadow-sm);flex-direction:column;gap:14px;padding:28px;display:flex}.inquiry-panel-head .eyebrow{margin-bottom:4px}.inquiry-panel-head h3{margin:0 0 8px;font-size:1.2rem}.inquiry-panel .form-row{grid-template-columns:1fr 1fr;gap:12px;display:grid}.inquiry-panel label{letter-spacing:.06em;text-transform:uppercase;color:var(--muted);flex-direction:column;gap:4px;font-size:.78rem;font-weight:600;display:flex}.inquiry-panel input,.inquiry-panel select,.inquiry-panel textarea{border:1px solid var(--line-strong);border-radius:var(--radius-sm);background:var(--paper);color:var(--ink);text-transform:none;letter-spacing:normal;padding:10px 12px;font-family:inherit;font-size:.95rem;font-weight:400}.inquiry-panel textarea{resize:vertical;min-height:110px}.inquiry-panel input:focus,.inquiry-panel select:focus,.inquiry-panel textarea:focus{outline:2px solid var(--palm);outline-offset:1px}.inquiry-panel .form-note{margin:0;font-size:.78rem}.inquiry-ack{background:var(--mist);border-color:var(--palm)}.neighborhood-list{gap:56px;display:grid}.neighborhood-row{grid-template-columns:1fr 1fr;align-items:center;gap:clamp(28px,4vw,60px);display:grid}.neighborhood-row:nth-child(2n){direction:rtl}.neighborhood-row:nth-child(2n)>*{direction:ltr}.neighborhood-row-art{aspect-ratio:4/3;border-radius:var(--radius-lg);background:var(--mist);overflow:hidden}.neighborhood-row-art img{object-fit:cover;width:100%;height:100%;transition:transform var(--transition-slow)}.neighborhood-row:hover .neighborhood-row-art img{transform:scale(1.04)}.neighborhood-row-link{margin-top:14px}.neighborhood-row-link a{color:var(--palm);font-weight:600}.neighborhood-row-link a:hover{color:var(--palm-dark)}.process-grid{grid-template-columns:repeat(auto-fill,minmax(280px,1fr));gap:22px;display:grid}.process-card{background:var(--paper);border-radius:var(--radius-md);border:1px solid var(--line);box-shadow:var(--shadow-xs);transition:transform var(--transition-base), box-shadow var(--transition-base);padding:28px 24px}.process-card:hover{box-shadow:var(--shadow-md);transform:translateY(-3px)}.step-num{font-family:var(--font-display);color:var(--coral);letter-spacing:-.02em;margin-bottom:6px;font-size:1.8rem;font-weight:600;display:inline-block}.process-card h3{margin-bottom:8px;font-size:1.2rem}.process-card p{margin:0;font-size:.95rem}.two-col{grid-template-columns:1fr 1fr;align-items:start;gap:clamp(32px,5vw,64px);display:grid}.two-col h2{margin-bottom:16px}.check-list{gap:10px;margin:0;padding:0;list-style:none;display:grid}.check-list li{color:var(--ink-soft);padding-left:30px;line-height:1.6;position:relative}.check-list li:before{content:"";border-left:2.5px solid var(--palm);border-bottom:2.5px solid var(--palm);width:18px;height:8px;position:absolute;top:8px;left:0;transform:rotate(-45deg)}.side-card{background:var(--paper);border-radius:var(--radius-lg);box-shadow:var(--shadow-md);border:1px solid var(--line);padding:32px}.side-card-accent{background:var(--palm);color:var(--on-ink);border-color:#0000}.side-card-accent h3{color:var(--on-ink)}.side-card-accent p{color:var(--on-ink-soft)}.side-card-accent .btn-primary{background:var(--on-ink);color:var(--palm);border-color:var(--on-ink)}.side-card-accent .btn-primary:hover{background:var(--sand);color:var(--palm-dark);border-color:var(--sand)}.bio-art{border-radius:var(--radius-xl);background:var(--sand);aspect-ratio:4/5;border:1px solid var(--line);justify-content:center;align-items:center;display:flex;overflow:hidden}.bio-art svg{width:70%;height:auto}.credential-list{margin:14px 0 18px;padding:0;list-style:none}.credential-list li{border-bottom:1px dashed var(--line);color:var(--ink-soft);padding:10px 0 10px 32px;position:relative}.credential-list li:before{content:"";border-left:2px solid var(--coral);border-bottom:2px solid var(--coral);width:18px;height:8px;position:absolute;top:18px;left:0;transform:rotate(-45deg)}.about-actions{margin-top:12px}.contact-list{gap:12px;margin:16px 0 28px;padding:0;list-style:none;display:grid}.contact-list li{background:var(--paper);border:1px solid var(--line);border-radius:var(--radius-md);flex-direction:column;padding:14px 16px;display:flex}.contact-label{letter-spacing:.12em;text-transform:uppercase;color:var(--muted);margin-bottom:4px;font-size:.74rem;font-weight:600}.next-steps{color:var(--ink-soft);gap:8px;margin:0;padding-left:20px;display:grid}.contact-card{background:var(--paper);border-radius:var(--radius-lg);border:1px solid var(--line);box-shadow:var(--shadow-md);padding:32px}.contact-card h2{margin-bottom:16px}.contact-form{flex-direction:column;gap:14px;display:flex}.form-row{grid-template-columns:1fr 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