:root{
  --navy:#1B2A4A;
  --navy-2:#243759;
  --brick:#B23A3A;
  --ivory:#F7F4EE;
  --silver:#9BA4AE;
  --charcoal:#2C2E33;
  --white:#FFFFFF;
  --max-w:1180px;
  --ease:cubic-bezier(.2,.7,.3,1);
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{
  margin:0;
  background:var(--ivory);
  color:var(--charcoal);
  font-family:'Work Sans',system-ui,-apple-system,Segoe UI,sans-serif;
  font-size:16px;
  line-height:1.65;
  -webkit-font-smoothing:antialiased;
}
h1,h2,h3,h4{
  font-family:'Fraunces',Georgia,'Times New Roman',serif;
  font-weight:600;
  color:var(--navy);
  line-height:1.12;
  letter-spacing:-.01em;
  text-wrap:balance;
  margin:0 0 .5em;
}
h1{font-size:clamp(2.3rem,4.8vw,3.5rem);font-weight:500;letter-spacing:-.015em}
h2{font-size:clamp(1.6rem,3.1vw,2.15rem)}
h3{font-size:1.22rem}
p{margin:0 0 1em}
a{color:var(--brick);text-decoration:none;transition:color .15s var(--ease)}
a:hover{text-decoration:underline}
img{max-width:100%;display:block}
.wrap{max-width:var(--max-w);margin:0 auto;padding-inline:1.5rem}
.skip-link{position:absolute;left:-999px;top:0;background:var(--navy);color:#fff;padding:.6em 1em;z-index:100}
.skip-link:focus{left:1rem;top:1rem}

/* Header */
.site-header{background:var(--navy);position:sticky;top:0;z-index:20;border-bottom:1px solid rgba(255,255,255,.08)}
.header-inner{display:flex;align-items:center;gap:1.75rem;padding-block:1.05rem;flex-wrap:wrap}
.brand{display:flex;align-items:center;gap:.65rem;line-height:1.1;color:#fff}
.brand:hover{text-decoration:none}
.brand-mark{flex-shrink:0;width:34px;height:34px;border:1px solid rgba(255,255,255,.35);display:flex;align-items:center;justify-content:center;font-family:'Fraunces',serif;font-weight:600;font-size:.85rem;color:#fff;letter-spacing:-.01em}
.brand-text{display:flex;flex-direction:column}
.brand-name{font-family:'Fraunces',serif;font-weight:600;font-size:1.05rem;color:#fff;letter-spacing:-.01em;white-space:nowrap}
.brand-sub{font-size:.68rem;letter-spacing:.16em;text-transform:uppercase;color:var(--silver);margin-top:.15rem}
.main-nav{display:flex;flex-wrap:wrap;gap:1.35rem;margin-left:auto}
.main-nav a{color:#EDEFF3;font-size:.78rem;font-weight:500;letter-spacing:.02em;text-transform:uppercase;padding-block:.25rem;border-bottom:1px solid transparent;transition:border-color .2s var(--ease),color .2s var(--ease)}
.main-nav a:hover,.main-nav a.active{color:#fff;text-decoration:none;border-bottom-color:var(--brick)}
.header-cta{white-space:nowrap}

/* Buttons */
.btn{display:inline-block;padding:.85em 1.7em;border-radius:2px;font-weight:600;font-size:.85rem;letter-spacing:.04em;text-transform:uppercase;transition:background .2s var(--ease),color .2s var(--ease),border-color .2s var(--ease),transform .2s var(--ease)}
.btn:hover{text-decoration:none;transform:translateY(-1px)}
.btn-primary{background:var(--brick);color:#fff}
.btn-primary:hover{background:#9c3131}
.btn-outline{background:transparent;border:1px solid var(--navy);color:var(--navy)}
.btn-outline:hover{background:var(--navy);color:#fff}
.btn-outline-light{background:transparent;border:1px solid rgba(255,255,255,.55);color:#fff}
.btn-outline-light:hover{background:#fff;color:var(--navy);border-color:#fff}

/* Hero */
.hero{background:linear-gradient(160deg,var(--navy) 0%,var(--navy-2) 55%,#2c3f66 100%);color:#fff;padding-block:5rem 4rem;position:relative;overflow:hidden}
.hero::after{content:"";position:absolute;inset:0;background:radial-gradient(ellipse 60% 90% at 82% 15%,rgba(178,58,58,.16),transparent 60%);pointer-events:none}
.hero-grid{display:grid;grid-template-columns:1.1fr .9fr;gap:3rem;align-items:center;position:relative}
.hero h1{color:#fff}
.hero .eyebrow{color:var(--silver);text-transform:uppercase;letter-spacing:.18em;font-size:.76rem;font-weight:600;margin-bottom:1rem;display:block;position:relative;padding-left:1.6rem}
.hero .eyebrow::before{content:"";position:absolute;left:0;top:.5em;width:1.15rem;height:1px;background:var(--brick)}
.hero p.lede{font-size:1.18rem;color:#E7E9EE;max-width:46ch}

/* Video banner */
.video-banner{position:relative;height:46vh;min-height:320px;max-height:520px;overflow:hidden;background:var(--navy)}
.video-banner video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center}
.video-banner-overlay{position:absolute;inset:0;background:linear-gradient(0deg,rgba(27,42,74,.85) 0%,rgba(27,42,74,.15) 45%,rgba(27,42,74,.35) 100%)}
.video-banner-caption{position:absolute;left:0;right:0;bottom:2rem;color:#fff}
.video-banner-caption .eyebrow{color:var(--silver);text-transform:uppercase;letter-spacing:.18em;font-size:.76rem;font-weight:600;margin-bottom:.5rem;display:block;position:relative;padding-left:1.6rem}
.video-banner-caption .eyebrow::before{content:"";position:absolute;left:0;top:.5em;width:1.15rem;height:1px;background:var(--brick)}
.video-banner-caption p{font-family:'Fraunces',serif;font-size:1.5rem;font-weight:600;margin:0;max-width:32ch}
@media (max-width:640px){.video-banner{height:38vh;min-height:260px}.video-banner-caption p{font-size:1.15rem}}
.hero-actions{display:flex;gap:1rem;flex-wrap:wrap;margin-top:1.85rem}
.hero-photo{border:1px solid rgba(255,255,255,.18);padding:.5rem;margin:0 auto 1.25rem;max-width:320px}
.hero-photo img{width:100%;height:auto;aspect-ratio:4/5;object-fit:cover;object-position:center 22%;display:block}
.hero-stats{display:grid;grid-template-columns:1fr 1fr;border-top:1px solid rgba(255,255,255,.18)}
.hero-stats .stat{padding:1.35rem 1.25rem;border-bottom:1px solid rgba(255,255,255,.18)}
.hero-stats .stat:nth-child(odd){border-right:1px solid rgba(255,255,255,.18)}
.hero-stats .stat b{display:block;font-family:'Fraunces',serif;font-weight:500;font-size:2.1rem;color:#fff;letter-spacing:-.01em}
.hero-stats .stat span{font-size:.78rem;color:var(--silver);text-transform:uppercase;letter-spacing:.06em}
@media (max-width:820px){.hero-grid{grid-template-columns:1fr}}

/* Sections */
section{padding-block:4rem}
.section-tight{padding-block:1.75rem}
.section-alt{background:var(--white)}
.eyebrow-dark{display:block;color:var(--brick);text-transform:uppercase;letter-spacing:.18em;font-size:.76rem;font-weight:600;margin-bottom:.75rem;position:relative;padding-left:1.6rem}
.eyebrow-dark::before{content:"";position:absolute;left:0;top:.55em;width:1.15rem;height:1px;background:var(--brick)}
.lede{font-size:1.1rem;color:#4b4d54;max-width:62ch}

/* Cards / grids */
.grid{display:grid;gap:1.75rem}
.grid-3{grid-template-columns:repeat(3,1fr)}
.grid-4{grid-template-columns:repeat(4,1fr)}
.grid-2{grid-template-columns:repeat(2,1fr)}
@media (max-width:900px){.grid-3,.grid-4{grid-template-columns:repeat(2,1fr)}}
@media (max-width:600px){.grid-3,.grid-4,.grid-2{grid-template-columns:1fr}}

.card{background:#fff;border:1px solid #E9E4D9;border-top:2px solid var(--navy);border-radius:2px;padding:1.85rem 1.65rem;height:100%;box-shadow:0 1px 2px rgba(27,42,74,.04);transition:box-shadow .2s var(--ease),transform .2s var(--ease)}
.card:hover{box-shadow:0 10px 24px -12px rgba(27,42,74,.22);transform:translateY(-2px)}
.card h3{margin-bottom:.5rem}
.card p{margin-bottom:0;font-size:.95rem;color:#54565c}
.card-navy{background:var(--navy);color:#fff;border-color:var(--navy)}
.card-navy h3{color:#fff}
.card-navy p{color:#D7DBE4}

.community-card{background:#fff;border:1px solid #E9E4D9;border-top:2px solid var(--brick);border-radius:2px;padding:1.5rem;display:flex;flex-direction:column;gap:.4rem;transition:box-shadow .2s var(--ease),transform .2s var(--ease)}
.community-card:hover{box-shadow:0 10px 24px -12px rgba(27,42,74,.18);transform:translateY(-2px)}
.community-card .price{font-family:'Fraunces',serif;color:var(--brick);font-weight:600;font-size:1.15rem}
.community-card .meta{font-size:.82rem;color:var(--silver);text-transform:uppercase;letter-spacing:.06em}

.testimonial{background:#fff;border:1px solid #E9E4D9;border-top:2px solid var(--brick);border-radius:2px;padding:1.85rem 1.65rem;height:100%;display:flex;flex-direction:column;gap:1rem}
.testimonial .stars{color:var(--brick);letter-spacing:.15em;font-size:.9rem}
.testimonial blockquote{margin:0;font-family:'Fraunces',serif;font-size:1.05rem;line-height:1.5;color:var(--charcoal)}
.testimonial blockquote::before{content:'"'}
.testimonial blockquote::after{content:'"'}
.testimonial cite{font-style:normal;font-size:.85rem;color:var(--silver);text-transform:uppercase;letter-spacing:.06em}
.testimonial cite b{color:var(--navy);text-transform:none;letter-spacing:0;font-family:'Work Sans',sans-serif;font-weight:600}
.google-badge{display:inline-flex;align-items:center;gap:.4rem;font-size:.82rem;color:var(--silver);margin-top:.25rem}

.portrait-frame{border:1px solid #E9E4D9;border-top:2px solid var(--navy);padding:.5rem;background:#fff;margin-bottom:1.25rem;max-width:280px}
.portrait-frame img{width:100%;height:auto;aspect-ratio:4/5;object-fit:cover;object-position:center 22%}

/* Blog */
.post-list{display:flex;flex-direction:column;gap:0}
.post-row{display:grid;grid-template-columns:140px 1fr;gap:1.25rem;padding:1.6rem 0;border-bottom:1px solid #E7E2D8;transition:padding-left .2s var(--ease)}
.post-row:hover{padding-left:.4rem}
.post-row time{color:var(--silver);font-size:.78rem;text-transform:uppercase;letter-spacing:.08em}
@media (max-width:600px){.post-row{grid-template-columns:1fr}}
article.post{max-width:72ch;margin:0 auto}
article.post h2{margin-top:1.5em}
.post-meta{color:var(--silver);font-size:.85rem;text-transform:uppercase;letter-spacing:.06em;margin-bottom:1.5rem}
.post-cta{background:#fff;border:1px solid #E7E2D8;border-top:2px solid var(--navy);border-radius:2px;padding:1.85rem;margin-top:2.5rem}

/* CTA band */
.cta-band{background:var(--navy);color:#fff;text-align:center;padding-block:4rem;position:relative;overflow:hidden}
.cta-band::before{content:"";position:absolute;left:50%;top:0;width:2.5rem;height:2px;background:var(--brick);transform:translateX(-50%)}
.cta-band h2{color:#fff}
.cta-band .lede{color:#D7DBE4;margin-inline:auto}

/* Breadcrumb */
.breadcrumb{font-size:.8rem;color:var(--silver);margin-bottom:1.25rem;text-transform:uppercase;letter-spacing:.06em}
.breadcrumb a{color:var(--silver)}

/* Footer */
.site-footer{background:var(--navy);color:#D7DBE4;padding-block:3.5rem 0}
.footer-grid{display:grid;grid-template-columns:1.3fr 1fr 1fr 1fr;gap:2.5rem;padding-bottom:2.5rem}
.social-row{display:flex;flex-wrap:wrap;gap:.6rem 1rem}
.social-row a{margin-bottom:0;font-size:.85rem;letter-spacing:.02em}
.footer-grid a{color:#D7DBE4;display:block;margin-bottom:.5rem;font-size:.92rem}
.footer-grid a:hover{color:#fff}
.footer-grid p{margin-bottom:.35rem;font-size:.92rem}
.footer-name{font-family:'Fraunces',serif;font-size:1.15rem;color:#fff;letter-spacing:-.01em}
.footer-heading{text-transform:uppercase;letter-spacing:.12em;font-size:.72rem;color:var(--silver);margin-bottom:.85rem}
.fair-housing{border-top:1px solid rgba(255,255,255,.12);padding-block:1.4rem;font-size:.76rem;color:var(--silver);display:flex;justify-content:space-between;flex-wrap:wrap;gap:.5rem}
@media (max-width:700px){.footer-grid{grid-template-columns:1fr}}

.tag-row{display:flex;gap:.5rem;flex-wrap:wrap;margin-bottom:1rem}
.tag{background:transparent;border:1px solid var(--silver);color:var(--navy);font-size:.72rem;text-transform:uppercase;letter-spacing:.08em;padding:.3em .75em;border-radius:99px}

/* Listings */
.listing-card{background:#fff;border:1px solid #E9E4D9;border-radius:2px;overflow:hidden;box-shadow:0 1px 2px rgba(27,42,74,.04);transition:box-shadow .2s var(--ease),transform .2s var(--ease);display:flex;flex-direction:column;height:100%}
.listing-card:hover{box-shadow:0 10px 24px -12px rgba(27,42,74,.22);transform:translateY(-2px)}
.listing-photo{position:relative;aspect-ratio:4/3;overflow:hidden;background:var(--navy)}
.listing-photo img{width:100%;height:100%;object-fit:cover}
.listing-badge{position:absolute;top:.85rem;left:.85rem;background:var(--brick);color:#fff;font-size:.7rem;font-weight:600;text-transform:uppercase;letter-spacing:.08em;padding:.35em .75em;border-radius:2px}
.listing-badge.sold{background:var(--navy)}
.listing-body{padding:1.4rem 1.5rem 1.6rem;display:flex;flex-direction:column;flex:1}
.listing-price{font-family:'Fraunces',serif;font-weight:600;font-size:1.35rem;color:var(--navy);margin:0 0 .15rem}
.listing-address{font-size:.92rem;color:var(--charcoal);margin-bottom:.6rem}

/* Videos */
.video-card{background:#fff;border:1px solid #E9E4D9;border-radius:2px;overflow:hidden;box-shadow:0 1px 2px rgba(27,42,74,.04);transition:box-shadow .2s var(--ease),transform .2s var(--ease);display:flex;flex-direction:column;height:100%}
.video-card:hover{box-shadow:0 10px 24px -12px rgba(27,42,74,.22);transform:translateY(-2px)}
.video-embed{position:relative;aspect-ratio:16/9;background:var(--navy)}
.video-embed iframe{position:absolute;inset:0;width:100%;height:100%;border:0}
.video-body{padding:1.25rem 1.4rem 1.5rem;display:flex;flex-direction:column;flex:1}
.video-body h3{font-size:1.05rem;margin-bottom:.4rem}
.video-body p{margin-bottom:0;font-size:.9rem;color:#54565c}
.listing-meta{font-size:.8rem;color:var(--silver);text-transform:uppercase;letter-spacing:.05em;margin-bottom:1.1rem}
.listing-card .btn{margin-top:auto;align-self:flex-start}

/* Lead capture forms */
.lead-form{background:#fff;border:1px solid #E9E4D9;border-top:2px solid var(--navy);border-radius:2px;padding:2.25rem;max-width:680px}
.lead-form .form-grid{display:grid;grid-template-columns:1fr 1fr;gap:1rem}
.lead-form .full{grid-column:1/-1}
.lead-form label{display:block;font-size:.85rem;font-weight:600;color:var(--navy);margin-bottom:.35rem}
.lead-form input,.lead-form select,.lead-form textarea{width:100%;padding:.65em .8em;border:1px solid #D8D2C4;border-radius:4px;font-family:inherit;font-size:.95rem;background:#fff;color:var(--charcoal)}
.lead-form input:focus,.lead-form select:focus,.lead-form textarea:focus{outline:2px solid var(--brick);outline-offset:1px}
.lead-form textarea{resize:vertical;min-height:90px}
.lead-form .form-note{font-size:.82rem;color:var(--silver);margin-top:.75rem;margin-bottom:0}
.lead-form .hp-field{position:absolute;left:-9999px;top:-9999px}
.lead-form button{margin-top:.25rem;border:none;cursor:pointer}
@media (max-width:600px){.lead-form .form-grid{grid-template-columns:1fr}}