@import url("https://fonts.googleapis.com/css2?family=Playfair+Display:ital,wght@0,400;0,500;0,600;0,700;1,400;1,500&family=Manrope:wght@300;400;500;600;700&display=swap");:root{--charcoal:#1E1E2E;--charcoal-2:#262638;--copper:#9A7461;--copper-dark:#7d5d4e;--copper-hover:#7d5d4e;--copper-light:#b08a76;--sandstone:#E8E0D4;--sandstone-light:#f0eadf;--ivory:#F8F7F4;--white:#ffffff;--gold:#f4b400;--green-positive:#5d8a6c;--red-negative:#c25450;--border-line:rgba(30,30,46,0.08);--border-light:rgba(30,30,46,0.05);--primary-blue:#9A7461;--primary-blue-hover:#7d5d4e;--primary-blue-light:#b08a76;--dark-blue:#1E1E2E;--light-blue:#E8E0D4;--lightest-blue:#F8F7F4;--off-white:#F8F7F4;--gold-light:#b08a76;--grey-700:#374151;--grey-600:#4b5563;--grey-500:#6b7280;--grey-400:#9ca3af;--grey-300:#d1d5db;--grey-200:#e5e7eb;--grey-100:#f3f4f6;--success:#16a34a;--error:#dc2626;--error-bg:#fef2f2;--error-border:#fecaca;--error-text:#b91c1c;--success-bg:#f0fdf4;--success-border:#bbf7d0;--success-text:#15803d;--font-display:"Playfair Display",Georgia,serif;--font-body:"Manrope","Helvetica Neue",Arial,sans-serif;--space-xs:0.25rem;--space-sm:0.5rem;--space-md:1rem;--space-lg:1.5rem;--space-xl:2rem;--space-2xl:3rem;--space-3xl:4rem;--space-4xl:6rem;--max-width:1100px;--header-height:80px;--header-height-compact:64px;--shadow-sm:0 1px 2px rgba(0,0,0,0.05);--shadow-md:0 4px 6px -1px rgba(0,0,0,0.1),0 2px 4px -2px rgba(0,0,0,0.1);--shadow-lg:0 10px 15px -3px rgba(0,0,0,0.1),0 4px 6px -4px rgba(0,0,0,0.1);--shadow-xl:0 20px 25px -5px rgba(0,0,0,0.1),0 8px 10px -6px rgba(0,0,0,0.1);--shadow-2xl:0 25px 50px -12px rgba(0,0,0,0.25);--transition-fast:150ms cubic-bezier(0.4,0,0.2,1);--transition-base:300ms cubic-bezier(0.4,0,0.2,1);--transition-slow:500ms cubic-bezier(0.4,0,0.2,1);--transition-bounce:500ms cubic-bezier(0.34,1.56,0.64,1);--radius-sm:4px;--radius-md:8px;--radius-lg:12px;--radius-xl:16px;--radius-full:9999px;--radius-tile:16px;--radius-card:14px;--radius-button:6px;--radius-pill:100px;--space-tile-padding:28px;--space-tile-gap:16px;--space-section-gap:72px;--space-divider-top:56px;--space-divider-bottom:24px}*,:after,:before{box-sizing:border-box;margin:0;padding:0}html{scroll-behavior:smooth;-webkit-font-smoothing:antialiased;-moz-osx-font-smoothing:grayscale}body{font-family:var(--font-body);font-size:16px;line-height:1.8;color:var(--charcoal);background:var(--ivory);overflow-x:hidden}img{max-width:100%;height:auto;display:block}a{color:inherit;text-decoration:none}button{cursor:pointer;border:none;background:none;font-family:inherit}ol,ul{list-style:none}input,select,textarea{font-family:inherit;font-size:inherit}h1,h2,h3,h4{font-family:var(--font-display);font-weight:600;line-height:1.2;color:var(--charcoal)}h1{font-size:clamp(2.5rem,5vw,4rem)}h2{font-size:clamp(2rem,4vw,3rem)}h3{font-size:clamp(1.5rem,3vw,2rem)}h4{font-size:clamp(1.25rem,2vw,1.5rem)}.section-label{font-family:var(--font-body);font-size:.75rem;font-weight:600;letter-spacing:3px;text-transform:uppercase;color:var(--primary-blue);margin-bottom:var(--space-md)}.section-heading{font-family:var(--font-display);margin-bottom:var(--space-xl)}.container{width:100%;max-width:var(--max-width);margin:0 auto;padding:0 var(--space-xl)}.btn{display:inline-flex;align-items:center;justify-content:center;gap:var(--space-sm);padding:14px 32px;font-size:.9rem;font-weight:600;letter-spacing:.5px;border-radius:var(--radius-sm);transition:all var(--transition-base);position:relative;overflow:hidden}.btn:after{content:"";position:absolute;inset:0;background:rgba(255,255,255,.1);transform:translateX(-100%);transition:transform var(--transition-base)}.btn:hover:after{transform:translateX(0)}.btn-primary{background:var(--primary-blue);color:var(--white)}.btn-primary:hover{background:var(--primary-blue-hover);transform:translateY(-2px);box-shadow:var(--shadow-lg)}.btn-ghost{background:transparent;color:var(--white);border:2px solid var(--white)}.btn-ghost:hover{background:var(--white);color:var(--primary-blue);transform:translateY(-2px)}.btn-gold{background:var(--gold);color:var(--white)}.btn-gold:hover{background:var(--gold-light);transform:translateY(-2px);box-shadow:var(--shadow-lg)}.btn-outline{background:transparent;color:var(--primary-blue);border:2px solid var(--primary-blue)}.btn-outline:hover{background:var(--primary-blue);color:var(--white);transform:translateY(-2px)}.site-header{position:fixed;top:0;left:0;right:0;z-index:1000;height:var(--header-height);display:flex;align-items:center;background:rgba(255,255,255,.92);backdrop-filter:blur(20px) saturate(180%);-webkit-backdrop-filter:blur(20px) saturate(180%);border-bottom:1px solid rgba(0,0,0,.06);transition:all var(--transition-base)}.site-header.scrolled{height:var(--header-height-compact);box-shadow:var(--shadow-md);background:rgba(255,255,255,.97)}.header-inner{display:flex;align-items:center;width:100%;max-width:var(--max-width);margin:0 auto;padding:0 var(--space-xl);gap:var(--space-xl)}.header-logo{flex-shrink:0;display:flex;flex-direction:column;align-items:flex-start;gap:2px}.header-brokerage{font-size:.65rem;color:var(--grey-500);font-weight:500;letter-spacing:.3px;text-transform:uppercase;white-space:nowrap}.header-logo img{height:48px;width:auto;transition:height var(--transition-base)}.site-header.scrolled .header-logo img{height:40px}.header-search{flex:1;max-width:480px;position:relative}.header-search input{width:100%;padding:10px 44px 10px 16px;border:1.5px solid var(--grey-300);border-radius:var(--radius-full);font-size:.9rem;color:var(--charcoal);background:var(--off-white);transition:all var(--transition-base);outline:none}.header-search input::-moz-placeholder{color:var(--grey-400)}.header-search input::placeholder{color:var(--grey-400)}.header-search input:focus{border-color:var(--primary-blue);background:var(--white);box-shadow:0 0 0 3px rgba(30,64,175,.1)}.header-search-icon{position:absolute;right:14px;top:50%;transform:translateY(-50%);color:var(--grey-400);pointer-events:none;font-size:1rem}.header-nav{display:flex;align-items:center;gap:var(--space-lg);flex-shrink:0}.header-signature{flex-shrink:0;font-size:.72rem;letter-spacing:1.8px;text-transform:uppercase;color:var(--copper);font-weight:700;white-space:nowrap}.header-nav a{font-size:.85rem;font-weight:500;color:var(--grey-600);letter-spacing:.5px;transition:color var(--transition-fast);position:relative}.header-nav a:after{content:"";position:absolute;bottom:-4px;left:0;width:0;height:2px;background:var(--primary-blue);transition:width var(--transition-base)}.header-nav a:hover{color:var(--primary-blue)}.header-nav a:hover:after{width:100%}.header-phone{flex-shrink:0;display:flex;align-items:center;gap:var(--space-sm);padding:8px 20px;background:var(--primary-blue);color:var(--white);border-radius:var(--radius-full);font-size:.85rem;font-weight:600;transition:all var(--transition-base);white-space:nowrap}.header-phone:hover{background:var(--primary-blue-hover);transform:translateY(-1px);box-shadow:var(--shadow-md)}.mobile-menu-btn{display:none;flex-direction:column;gap:5px;padding:4px}.mobile-menu-btn span{display:block;width:24px;height:2px;background:var(--charcoal);transition:all var(--transition-base)}.hero{position:relative;height:100vh;min-height:600px;display:flex;align-items:center;justify-content:center;overflow:hidden;background:var(--dark-blue)}.hero-bg{background-size:cover;background-position:50%;background-repeat:no-repeat;transform:scale(1.1);will-change:transform}.hero-bg,.hero-overlay{position:absolute;inset:0}.hero-overlay{background:linear-gradient(180deg,rgba(15,23,42,.3) 0,rgba(15,23,42,.5) 50%,rgba(15,23,42,.8))}.hero-content{position:relative;z-index:2;text-align:center;max-width:800px;padding:0 var(--space-xl)}.hero-title{font-family:var(--font-display);font-size:clamp(3rem,6vw,5rem);font-weight:700;color:var(--white);margin-bottom:var(--space-lg);line-height:1.1}.hero-title .word{display:inline-block;opacity:0;transform:translateY(30px);animation:wordReveal .6s cubic-bezier(.16,1,.3,1) forwards}.hero-title .word:first-child{animation-delay:.3s}.hero-title .word:nth-child(2){animation-delay:.45s}.hero-title .word:nth-child(3){animation-delay:.6s}.hero-title .word:nth-child(4){animation-delay:.75s}.hero-subtitle{font-size:clamp(1rem,2vw,1.25rem);color:rgba(255,255,255,.85);margin-bottom:var(--space-2xl);font-weight:300;letter-spacing:.5px;opacity:0;animation:fadeUp .8s ease 1s forwards}.hero-search{max-width:600px;margin:0 auto var(--space-2xl);position:relative;opacity:0;animation:fadeUp .8s ease 1.2s forwards}.hero-search input{width:100%;padding:18px 60px 18px 24px;font-size:1.05rem;border:none;border-radius:var(--radius-full);background:rgba(255,255,255,.95);backdrop-filter:blur(10px);color:var(--charcoal);box-shadow:var(--shadow-2xl);outline:none;transition:all var(--transition-base)}.hero-search input::-moz-placeholder{color:var(--grey-500)}.hero-search input::placeholder{color:var(--grey-500)}.hero-search input:focus{background:var(--white);box-shadow:var(--shadow-2xl),0 0 0 3px rgba(30,64,175,.2)}.hero-search-btn{position:absolute;right:6px;top:50%;transform:translateY(-50%);width:48px;height:48px;background:var(--primary-blue);color:var(--white);border-radius:50%;display:flex;align-items:center;justify-content:center;font-size:1.1rem;transition:all var(--transition-base)}.hero-search-btn:hover{background:var(--primary-blue-hover);transform:translateY(-50%) scale(1.05)}.hero-buttons{display:flex;gap:var(--space-md);justify-content:center;flex-wrap:wrap;opacity:0;animation:fadeUp .8s ease 1.4s forwards}.scroll-indicator{position:absolute;bottom:40px;left:50%;transform:translateX(-50%);display:flex;flex-direction:column;align-items:center;gap:var(--space-sm);color:rgba(255,255,255,.6);font-size:.75rem;letter-spacing:2px;text-transform:uppercase;animation:bounce 2s ease-in-out infinite}.scroll-indicator-arrow{width:24px;height:24px;border-right:2px solid rgba(255,255,255,.6);border-bottom:2px solid rgba(255,255,255,.6);transform:rotate(45deg)}.featured-section{padding:var(--space-4xl) 0;background:var(--white)}.listings-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:var(--space-xl)}.listing-card{border-radius:var(--radius-lg);overflow:hidden;background:var(--white);box-shadow:var(--shadow-sm);border:1px solid var(--grey-200);transition:all var(--transition-base);cursor:pointer}.listing-card:hover{transform:translateY(-6px);box-shadow:var(--shadow-xl);border-color:transparent}.listing-card-image{position:relative;aspect-ratio:4/3;overflow:hidden}.listing-card-image img{width:100%;height:100%;-o-object-fit:cover;object-fit:cover;transition:transform var(--transition-slow)}.listing-card:hover .listing-card-image img{transform:scale(1.06)}.listing-badges{position:absolute;top:12px;left:12px;display:flex;flex-wrap:wrap;gap:6px;z-index:2}.badge{padding:5px 12px;font-size:.7rem;font-weight:700;letter-spacing:1px;text-transform:uppercase;border-radius:var(--radius-sm);backdrop-filter:blur(8px)}.badge-virtual-tour{background:rgba(30,64,175,.9);color:var(--white)}.badge-featured{background:rgba(184,134,11,.9);color:var(--white)}.badge-new{background:rgba(22,163,74,.9);color:var(--white)}.listing-card-body{padding:var(--space-lg)}.listing-card-price{font-family:var(--font-display);font-size:1.5rem;font-weight:700;color:var(--charcoal);margin-bottom:var(--space-xs)}.listing-card-address{font-size:.95rem;font-weight:500;color:var(--charcoal);margin-bottom:2px}.listing-card-location{font-size:.85rem;color:var(--grey-600);margin-bottom:var(--space-md)}.listing-card-stats{display:flex;gap:var(--space-sm);flex-wrap:wrap}.stat-pill{display:inline-flex;align-items:center;gap:4px;padding:4px 10px;background:var(--grey-100);border-radius:var(--radius-full);font-size:.8rem;color:var(--grey-600);font-weight:500}.stats-section{padding:var(--space-4xl) 0;background:var(--dark-blue);position:relative;overflow:hidden}.stats-section:before{content:"";position:absolute;inset:0;background:radial-gradient(ellipse at 50% 0,rgba(184,134,110,.28) 0,transparent 70%)}.stats-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:var(--space-2xl);position:relative;z-index:1}.stat-item{text-align:center}.stat-number{font-family:var(--font-display);font-size:clamp(2.5rem,4vw,3.5rem);font-weight:700;color:var(--white);margin-bottom:var(--space-sm)}.stat-label{font-size:.85rem;color:rgba(255,255,255,.7);text-transform:uppercase;letter-spacing:2px;font-weight:500}.stat-underline{width:40px;height:2px;background:var(--gold);margin:var(--space-md) auto 0}.neighbourhood-section{padding:var(--space-4xl) 0;background:var(--off-white)}.neighbourhood-intro{max-width:700px;margin:0 auto var(--space-2xl);color:var(--grey-600);font-size:1rem}.neighbourhood-featured-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:var(--space-lg);margin-bottom:var(--space-2xl)}.neighbourhood-scroll{display:grid;grid-template-columns:repeat(auto-fill,minmax(280px,1fr));gap:var(--space-lg)}.neighbourhood-card{position:relative;aspect-ratio:1/1;border-radius:var(--radius-lg);overflow:hidden;cursor:pointer;border:1px solid rgba(30,30,46,.08);box-shadow:var(--shadow-md)}.neighbourhood-card-bg{position:absolute;inset:0;background-size:cover;background-position:50%;transition:transform var(--transition-slow)}.neighbourhood-card:hover .neighbourhood-card-bg{transform:scale(1.08)}.neighbourhood-card-overlay{position:absolute;inset:0;background:linear-gradient(0deg,rgba(15,23,42,.8) 0,rgba(15,23,42,.1) 60%);display:flex;flex-direction:column;justify-content:flex-end;padding:var(--space-lg)}.neighbourhood-card-overlay--featured{background:linear-gradient(0deg,rgba(30,30,46,.88) 0,rgba(30,30,46,.2) 65%,rgba(184,134,110,.18))}.neighbourhood-card-eyebrow{font-size:.72rem;text-transform:uppercase;letter-spacing:2px;color:rgba(255,255,255,.78);margin-bottom:8px}.neighbourhood-card-name{font-family:var(--font-display);font-size:clamp(1.35rem,2.2vw,1.8rem);color:var(--white);font-weight:600}.neighbourhood-card-count{font-size:.92rem;color:rgba(255,255,255,.82);margin-top:8px}.testimonials-section{padding:var(--space-4xl) 0;background:var(--white)}.testimonial-card{max-width:700px;margin:0 auto;text-align:center;padding:var(--space-2xl)}.testimonial-quote{font-family:var(--font-display);font-size:clamp(1.1rem,2vw,1.35rem);font-style:italic;color:var(--charcoal);line-height:1.8;margin-bottom:var(--space-xl);position:relative}.testimonial-quote:before{content:"\201C";font-family:var(--font-display);font-size:5rem;color:var(--primary-blue);opacity:.15;position:absolute;top:-30px;left:-10px;line-height:1}.testimonial-author{font-weight:600;color:var(--charcoal)}.testimonial-location{font-size:.85rem;color:var(--grey-500);margin-top:4px}.testimonial-dots{display:flex;justify-content:center;gap:8px;margin-top:var(--space-xl)}.testimonial-dot{width:10px;height:10px;border-radius:50%;background:var(--grey-300);border:none;cursor:pointer;transition:all var(--transition-fast)}.testimonial-dot.active{background:var(--primary-blue);transform:scale(1.2)}.cta-section{padding:var(--space-4xl) 0;background:linear-gradient(135deg,var(--primary-blue) 0,var(--dark-blue) 100%);text-align:center;position:relative;overflow:hidden}@media (max-width:900px){.neighbourhood-featured-grid{grid-template-columns:1fr}.neighbourhood-card{aspect-ratio:16/10}}.cta-section:before{content:"";position:absolute;top:-50%;right:-20%;width:600px;height:600px;border-radius:50%;background:rgba(255,255,255,.03)}.cta-section h2{color:var(--white);margin-bottom:var(--space-md)}.cta-section p{color:rgba(255,255,255,.8);font-size:1.1rem;margin-bottom:var(--space-2xl)}.cta-buttons{display:flex;gap:var(--space-md);justify-content:center;flex-wrap:wrap}.site-footer{background:var(--dark-blue);color:rgba(255,255,255,.7);padding:var(--space-4xl) 0 var(--space-xl)}.footer-grid{display:grid;grid-template-columns:2fr 1fr 1fr 1fr;gap:var(--space-2xl);margin-bottom:var(--space-2xl)}.footer-brand p{font-size:.95rem;line-height:1.9;margin-top:var(--space-md);max-width:320px}.footer-links span{display:block;font-size:.9rem;color:rgba(255,255,255,.6);line-height:1.6;padding-top:4px}.footer-brand img{height:auto;max-height:280px;width:auto;max-width:100%}.footer-heading{font-family:var(--font-body);font-size:.8rem;font-weight:600;letter-spacing:2px;text-transform:uppercase;color:var(--white);margin-bottom:var(--space-lg)}.footer-links a{display:block;font-size:.9rem;color:rgba(255,255,255,.6);padding:4px 0;transition:color var(--transition-fast)}.footer-links a:hover{color:var(--white)}.footer-bottom{border-top:1px solid rgba(255,255,255,.1);padding-top:var(--space-xl);display:flex;justify-content:space-between;align-items:center;font-size:.8rem}.footer-bottom a{color:rgba(255,255,255,.5);transition:color var(--transition-fast)}.footer-bottom a:hover{color:var(--white)}.listing-hero-grid{display:grid;grid-template-columns:3fr 1fr 1fr;grid-template-rows:1fr 1fr;gap:4px;height:500px;margin-top:var(--header-height);cursor:pointer;overflow:hidden;position:relative}.listing-hero-grid .grid-main{grid-column:1;grid-row:1/3;position:relative;overflow:hidden}.listing-hero-grid .grid-main img,.listing-hero-grid .grid-thumb img{width:100%;height:100%;-o-object-fit:cover;object-fit:cover;transition:transform var(--transition-base)}.listing-hero-grid .grid-main:hover img,.listing-hero-grid .grid-thumb:hover img{transform:scale(1.03)}.listing-hero-grid .grid-thumb{position:relative;overflow:hidden}.listing-hero-grid .grid-thumb:nth-child(2){grid-column:2;grid-row:1}.listing-hero-grid .grid-thumb:nth-child(3){grid-column:3;grid-row:1}.listing-hero-grid .grid-thumb:nth-child(4){grid-column:2;grid-row:2}.listing-hero-grid .grid-thumb:nth-child(5){grid-column:3;grid-row:2}.view-all-photos{position:absolute;bottom:16px;right:16px;padding:10px 20px;background:rgba(255,255,255,.95);color:var(--charcoal);border-radius:var(--radius-md);font-size:.85rem;font-weight:600;backdrop-filter:blur(8px);transition:all var(--transition-fast);z-index:5}.view-all-photos:hover{background:var(--white);box-shadow:var(--shadow-md)}.property-header{padding:40px 0 32px;border-bottom:1px solid var(--border-line)}.property-price{font-size:clamp(2.4rem,4.5vw,3.4rem);letter-spacing:-1.2px;line-height:1;margin-bottom:16px}.property-address,.property-price{font-family:var(--font-display);font-weight:500;color:var(--charcoal)}.property-address{font-size:1.45rem;letter-spacing:-.3px}.property-location{font-size:.9rem;color:var(--grey-600);margin-top:8px;letter-spacing:.3px}.property-mls{display:inline-block;margin-top:14px;padding:5px 12px;background:var(--sandstone);border-radius:var(--radius-sm);font-size:.7rem;color:var(--charcoal);font-weight:600;letter-spacing:1.5px;text-transform:uppercase}.property-actions{display:flex;gap:10px;margin-top:12px;flex-wrap:wrap}.property-action-btn{display:inline-flex;align-items:center;gap:8px;padding:10px 18px;border:1px solid var(--border-line);border-radius:var(--radius-button);font-size:.75rem;font-weight:600;letter-spacing:1.5px;text-transform:uppercase;color:var(--charcoal);background:var(--white);transition:all var(--transition-fast);cursor:pointer;text-decoration:none}.property-action-btn:hover{border-color:var(--copper);color:var(--copper);background:var(--sandstone-light)}.key-facts{display:grid;grid-template-columns:repeat(auto-fit,minmax(140px,1fr));gap:1px;background:var(--border-line);border:1px solid var(--border-line);border-radius:var(--radius-tile);overflow:hidden;margin:32px 0 40px}.key-fact{background:var(--sandstone-light);padding:28px 20px;text-align:center}.key-fact-icon{font-size:1.5rem;margin-bottom:10px;opacity:.6}.key-fact-label{font-size:.65rem;color:var(--grey-600);text-transform:uppercase;letter-spacing:1.5px;font-weight:600;margin-bottom:6px}.key-fact-value{font-family:var(--font-display);font-size:1.5rem;font-weight:500;letter-spacing:-.4px;color:var(--charcoal);line-height:1.1}.listing-content{display:grid;grid-template-columns:1fr 380px;gap:var(--space-2xl);padding:var(--space-2xl) 0 var(--space-4xl)}.listing-main h3{font-family:var(--font-display);font-weight:500;font-size:1.75rem;letter-spacing:-.5px;color:var(--charcoal);margin-bottom:20px;padding-bottom:12px;border-bottom:1px solid var(--border-line);position:relative}.listing-main h3:before{content:"";position:absolute;left:0;bottom:-1px;width:40px;height:2px;background:var(--copper)}.listing-description{font-size:1.0625rem;line-height:1.75;color:var(--grey-700);margin-bottom:40px}.rooms-table{width:100%;border-collapse:collapse;margin-bottom:var(--space-2xl)}.rooms-table th{text-align:left;padding:12px 16px;background:var(--grey-100);font-size:.8rem;font-weight:600;text-transform:uppercase;letter-spacing:1px;color:var(--grey-600);border-bottom:2px solid var(--grey-200)}.rooms-table td{padding:12px 16px;font-size:.95rem;border-bottom:1px solid var(--grey-200);color:var(--charcoal)}.rooms-table tr:hover td{background:var(--lightest-blue)}.features-grid{display:flex;flex-wrap:wrap;gap:8px;margin-bottom:40px}.feature-tag{padding:7px 14px;background:var(--sandstone);color:var(--charcoal);border:1px solid var(--border-line);border-radius:var(--radius-button);font-size:.8rem;font-weight:500;letter-spacing:.2px}.contact-card{position:sticky;top:calc(var(--header-height) + 24px);background:var(--charcoal);color:var(--ivory);border:1px solid var(--charcoal);border-radius:var(--radius-tile);padding:32px 28px;box-shadow:var(--shadow-md)}.contact-card-agent{text-align:center;margin-bottom:24px;padding-bottom:24px;border-bottom:1px solid rgba(248,247,244,.12)}.contact-card-avatar{width:84px;height:84px;border-radius:50%;background:var(--copper);display:flex;align-items:center;justify-content:center;font-style:italic;font-size:2rem;margin:0 auto 18px}.contact-card-avatar,.contact-card-name{color:var(--ivory);font-family:var(--font-display);font-weight:500}.contact-card-name{font-size:1.25rem;letter-spacing:-.3px;margin-bottom:4px}.contact-card-brokerage{font-size:.8rem;color:rgba(248,247,244,.6);letter-spacing:.2px}.contact-card .btn{width:100%;margin-bottom:10px;padding:14px 20px;border-radius:var(--radius-button);font-size:.75rem;font-weight:600;letter-spacing:1.5px;text-transform:uppercase;text-align:center;transition:all .2s ease;display:inline-block;text-decoration:none;border:1px solid transparent}.contact-card .btn-primary{background:var(--copper);color:var(--ivory);border-color:var(--copper)}.contact-card .btn-primary:hover{background:var(--copper-dark);border-color:var(--copper-dark)}.contact-card .btn-outline{background:transparent;color:var(--ivory);border-color:rgba(248,247,244,.25)}.contact-card .btn-outline:hover{border-color:var(--copper-light);color:var(--copper-light)}.mortgage-calc{margin-top:var(--space-lg);padding-top:var(--space-lg);border-top:1px solid var(--grey-200)}.mortgage-calc h4{font-size:1rem}.mortgage-calc h4,.mortgage-field{margin-bottom:var(--space-md)}.mortgage-field label{display:block;font-size:.8rem;font-weight:600;color:var(--grey-600);margin-bottom:4px;text-transform:uppercase;letter-spacing:.5px}.mortgage-field input,.mortgage-field select{width:100%;padding:10px 12px;border:1px solid var(--border-line);border-radius:var(--radius-md);font-size:.95rem;outline:none;background:var(--white);color:var(--charcoal);transition:border-color var(--transition-fast)}.mortgage-field input:focus,.mortgage-field select:focus{border-color:var(--copper);box-shadow:0 0 0 2px rgba(154,116,97,.15)}.mortgage-result{background:var(--copper);border-radius:var(--radius-md);padding:20px;text-align:center;color:var(--ivory);margin-top:16px}.mortgage-result-label{font-size:.7rem;text-transform:uppercase;letter-spacing:2px;opacity:.85;margin-bottom:6px;font-weight:600}.mortgage-result-amount{font-family:var(--font-display);font-size:2.2rem;font-weight:500;letter-spacing:-.5px}.search-page{padding-top:calc(var(--header-height) + var(--space-xl));min-height:100vh}.search-layout{display:grid;grid-template-columns:280px 1fr;gap:var(--space-2xl);padding:var(--space-xl) 0 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span{text-align:center;font-weight:500;color:var(--grey-400);font-size:.85rem}.filter-btn-group{display:flex;flex-wrap:wrap;gap:6px}.filter-btn{padding:8px 14px;border:1.5px solid var(--grey-300);border-radius:var(--radius-md);font-size:.85rem;font-weight:500;color:var(--grey-600);background:var(--white);transition:all var(--transition-fast)}.filter-btn:hover{border-color:var(--primary-blue);color:var(--primary-blue)}.filter-btn.active{background:var(--primary-blue);border-color:var(--primary-blue);color:var(--white)}.filter-select{width:100%;padding:10px 12px;border:1.5px solid var(--grey-300);border-radius:var(--radius-md);font-size:.9rem;color:var(--charcoal);background:var(--white);outline:none;transition:border-color var(--transition-fast)}.filter-select:focus{border-color:var(--primary-blue)}.search-results-header{display:flex;justify-content:space-between;align-items:center;margin-bottom:var(--space-lg);padding-bottom:var(--space-md);border-bottom:1px solid var(--grey-200)}.search-results-count{font-size:.95rem;color:var(--grey-600)}.search-results-count strong{color:var(--charcoal)}.search-sort select{padding:8px 12px;border:1.5px solid var(--grey-300);border-radius:var(--radius-md);font-size:.85rem;outline:none}.search-results-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:var(--space-lg)}.pagination{display:flex;justify-content:center;gap:var(--space-sm);margin-top:var(--space-2xl);padding-top:var(--space-xl);border-top:1px solid var(--grey-200)}.pagination button{padding:10px 16px;border:1.5px solid var(--grey-300);border-radius:var(--radius-md);font-size:.9rem;font-weight:500;color:var(--grey-600);background:var(--white);transition:all var(--transition-fast)}.pagination button:hover:not(:disabled){border-color:var(--primary-blue);color:var(--primary-blue)}.pagination button.active{background:var(--primary-blue);border-color:var(--primary-blue);color:var(--white)}.pagination button:disabled{opacity:.4;cursor:not-allowed}.about-hero{position:relative;height:50vh;min-height:400px;display:flex;align-items:center;justify-content:center;background:var(--dark-blue);margin-top:var(--header-height);overflow:hidden}.about-hero:before{content:"";position:absolute;inset:0;background:linear-gradient(135deg,rgba(184,134,110,.78),rgba(30,30,46,.92))}.about-hero-content{position:relative;text-align:center;color:var(--white)}.about-hero-content h1{color:var(--white);margin-bottom:var(--space-md)}.about-hero-content p{font-size:1.15rem;color:rgba(255,255,255,.8)}.about-section{padding:var(--space-4xl) 0}.about-content{max-width:800px;margin:0 auto}.about-content p{font-size:1.05rem;line-height:1.9;color:var(--grey-600);margin-bottom:var(--space-lg)}.about-content .gold-divider{width:60px;height:3px;background:var(--gold);margin:var(--space-2xl) 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var(--transition-fast);z-index:10}.lightbox-close:hover{background:rgba(255,255,255,.2)}.lightbox img{max-width:90vw;max-height:85vh;-o-object-fit:contain;object-fit:contain;border-radius:var(--radius-md)}.lightbox-nav{position:absolute;top:50%;transform:translateY(-50%);width:48px;height:48px;border-radius:50%;background:rgba(255,255,255,.1);color:var(--white);font-size:1.25rem;display:flex;align-items:center;justify-content:center;transition:background var(--transition-fast)}.lightbox-nav:hover{background:rgba(255,255,255,.2)}.lightbox-prev{left:20px}.lightbox-next{right:20px}.lightbox-counter{position:absolute;bottom:20px;left:50%;transform:translateX(-50%);color:rgba(255,255,255,.7);font-size:.9rem}@keyframes wordReveal{to{opacity:1;transform:translateY(0)}}@keyframes fadeUp{0%{opacity:0;transform:translateY(20px)}to{opacity:1;transform:translateY(0)}}@keyframes fadeIn{0%{opacity:0}to{opacity:1}}@keyframes bounce{0%,to{transform:translateX(-50%) 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h1{font-family:var(--font-display);font-size:clamp(2.5rem,5vw,3.5rem);color:var(--white);margin-bottom:var(--space-md);line-height:1.1}.book-hero p{font-size:1.2rem;color:rgba(255,255,255,.8);max-width:500px;margin:0 auto}.book-section{padding:var(--space-3xl) var(--space-lg);background:var(--off-white)}.book-form-card{background:var(--white);border-radius:var(--radius-lg);padding:var(--space-2xl);box-shadow:var(--shadow-lg);max-width:700px;margin:0 auto}.book-form-card h2{font-family:var(--font-display);font-size:2rem;color:var(--charcoal);margin-bottom:var(--space-lg)}.book-confirmation{min-height:100vh;display:flex;align-items:center;justify-content:center;background:var(--off-white)}@media (max-width:1024px){.listings-grid,.stats-grid{grid-template-columns:repeat(2,1fr)}.footer-grid,.stats-grid{gap:var(--space-xl)}.footer-grid{grid-template-columns:1fr 1fr}.listing-content{grid-template-columns:1fr}.contact-card{position:static}.search-layout{grid-template-columns:1fr}.filters-sidebar{position:static;max-height:none}.search-results-grid{grid-template-columns:repeat(2,1fr)}.listing-hero-grid{height:400px;grid-template-columns:2fr 1fr 1fr}.about-values{grid-template-columns:1fr}}@media (max-width:768px){.header-nav,.header-phone,.header-search{display:none}.mobile-menu-btn{display:flex}.listings-grid,.search-results-grid{grid-template-columns:1fr}.stats-grid{grid-template-columns:repeat(2,1fr)}.footer-grid,.listing-hero-grid{grid-template-columns:1fr}.listing-hero-grid{grid-template-rows:1fr;height:300px}.listing-hero-grid .grid-thumb{display:none}.listing-hero-grid .grid-main{grid-column:1;grid-row:auto}.key-facts{grid-template-columns:repeat(3,1fr)}.hero-title{font-size:clamp(2rem,8vw,3rem)}.container{padding:0 var(--space-md)}.neighbourhood-scroll{grid-template-columns:1fr 1fr}}@media (max-width:480px){.key-facts{grid-template-columns:repeat(2,1fr)}.stats-grid{grid-template-columns:1fr 1fr}.neighbourhood-scroll{grid-template-columns:1fr}}.mobile-menu{position:fixed;inset:0;z-index:9998;background:var(--white);padding:calc(var(--header-height) + var(--space-xl)) var(--space-xl) var(--space-xl);display:flex;flex-direction:column;gap:var(--space-lg);animation:fadeIn .3s ease}.mobile-menu a{font-size:1.5rem;font-family:var(--font-display);font-weight:600;color:var(--charcoal);padding:var(--space-md) 0;border-bottom:1px solid var(--grey-200);transition:color var(--transition-fast)}.mobile-menu a:hover{color:var(--primary-blue)}.mobile-menu-search{margin-bottom:var(--space-lg)}.mobile-menu-search input{width:100%;padding:14px 16px;border:1.5px solid var(--grey-300);border-radius:var(--radius-full);font-size:1rem;outline:none}.view-all-link{display:inline-flex;align-items:center;gap:var(--space-sm);font-size:.95rem;font-weight:600;color:var(--primary-blue);margin-top:var(--space-2xl);transition:gap var(--transition-base)}.view-all-link:hover{gap:var(--space-md)}.no-results{text-align:center;padding:var(--space-4xl) var(--space-xl);color:var(--grey-500)}.no-results h3{color:var(--charcoal);margin-bottom:var(--space-md)}.spinner{display:flex;justify-content:center;padding:var(--space-4xl)}.spinner:after{content:"";width:40px;height:40px;border:3px solid var(--grey-200);border-top-color:var(--primary-blue);border-radius:50%;animation:spin .7s linear infinite}@keyframes spin{to{transform:rotate(1turn)}}.contact-layout{display:grid;grid-template-columns:1fr 380px;gap:var(--space-3xl);align-items:start}.contact-form-wrapper{background:var(--white)}.contact-form{gap:var(--space-lg)}.contact-form,.form-group{display:flex;flex-direction:column}.form-group{gap:var(--space-sm)}.form-group label{font-size:.85rem;font-weight:600;color:var(--grey-600);text-transform:uppercase;letter-spacing:1px}.form-group input,.form-group select,.form-group textarea{padding:12px 16px;border:1.5px solid var(--grey-300);border-radius:var(--radius-md);font-size:.95rem;color:var(--charcoal);background:var(--white);outline:none;transition:border-color var(--transition-fast),box-shadow var(--transition-fast)}.form-group input:focus,.form-group select:focus,.form-group textarea:focus{border-color:var(--primary-blue);box-shadow:0 0 0 3px rgba(30,64,175,.1)}.form-group textarea{resize:vertical;min-height:120px}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:var(--space-lg)}.contact-sidebar{position:sticky;top:calc(var(--header-height) + var(--space-2xl))}.contact-info-card{background:var(--white);border-radius:var(--radius-lg);padding:var(--space-2xl);border:1px solid rgba(184,134,110,.14);box-shadow:var(--shadow-sm)}.contact-info-item{display:flex;gap:var(--space-md);align-items:flex-start;margin-bottom:var(--space-lg)}.contact-info-item:last-child{margin-bottom:0}.contact-info-icon{font-size:1.5rem;flex-shrink:0;margin-top:2px}.contact-info-label{font-size:.75rem;font-weight:600;text-transform:uppercase;letter-spacing:1.5px;color:var(--grey-500);margin-bottom:4px}.contact-info-value{font-size:.95rem;color:var(--charcoal);line-height:1.5}a.contact-info-value:hover{color:var(--primary-blue)}.contact-success{text-align:center;padding:var(--space-3xl) var(--space-xl)}.contact-success h3{margin-bottom:var(--space-md)}.contact-success p{color:var(--grey-600);line-height:1.7}.office-hours{display:flex;flex-direction:column;gap:var(--space-sm)}.office-hours-row{display:flex;justify-content:space-between;font-size:.9rem;color:var(--grey-600);padding:var(--space-xs) 0;border-bottom:1px solid var(--grey-200)}.office-hours-row:last-child{border-bottom:none}.map-section{padding:var(--space-4xl) 0;background:var(--off-white)}.map-embed{border-radius:var(--radius-lg);overflow:hidden;box-shadow:var(--shadow-lg);border:1px solid rgba(184,134,110,.14)}.neighbourhood-directory-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:var(--space-md)}.neighbourhood-dir-card{display:flex;align-items:center;gap:var(--space-md);padding:var(--space-lg);background:var(--white);border-radius:var(--radius-lg);border:1.5px solid var(--grey-200);transition:all var(--transition-base);text-decoration:none;color:inherit}.neighbourhood-dir-card:hover{border-color:var(--primary-blue);transform:translateY(-2px);box-shadow:var(--shadow-md)}.neighbourhood-dir-icon{font-size:1.5rem;flex-shrink:0}.neighbourhood-dir-info{flex:1;min-width:0}.neighbourhood-dir-name{font-family:var(--font-display);font-size:1rem;font-weight:600;color:var(--charcoal);white-space:nowrap;overflow:hidden;text-overflow:ellipsis}.neighbourhood-dir-count{font-size:.8rem;color:var(--grey-500);margin-top:2px}.neighbourhood-dir-arrow{font-size:1.2rem;color:var(--grey-400);transition:transform var(--transition-fast),color var(--transition-fast);flex-shrink:0}.neighbourhood-dir-card:hover .neighbourhood-dir-arrow{transform:translateX(4px);color:var(--primary-blue)}.review-card{position:relative}.review-card:hover{transform:translateY(-2px);box-shadow:var(--shadow-md);border-color:var(--grey-300)}.service-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:var(--space-xl)}.service-card{padding:var(--space-2xl);background:var(--white);border-radius:var(--radius-lg);border:1.5px solid var(--grey-200);transition:all var(--transition-base);position:relative;overflow:hidden}.service-card:before{content:"";position:absolute;top:0;left:0;right:0;height:4px;background:linear-gradient(90deg,var(--copper) 0,var(--sandstone) 100%)}.service-card:hover{border-color:var(--primary-blue-light);transform:translateY(-4px);box-shadow:var(--shadow-lg)}.service-icon{font-size:2.5rem;margin-bottom:var(--space-md)}.service-card h3{font-size:1.25rem;margin-bottom:var(--space-md)}.service-card 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24px}.mh-section-head{grid-template-columns:1fr;gap:16px;margin-bottom:32px}}.mh-feature-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(260px,1fr));gap:24px}.mh-feature{background:var(--white);border:1px solid var(--border-line);border-radius:var(--radius-tile);padding:36px 32px;transition:transform .2s ease,box-shadow .2s ease,border-color .2s ease}.mh-feature:hover{transform:translateY(-2px);box-shadow:var(--shadow-md);border-color:var(--copper)}.mh-feature-number{font-family:var(--font-display);font-style:italic;font-weight:400;font-size:20px;color:var(--copper);margin-bottom:20px;letter-spacing:1px}.mh-feature-icon{font-size:32px;margin-bottom:16px;display:block}.mh-feature h3{font-family:var(--font-display);font-weight:500;font-size:22px;letter-spacing:-.3px;line-height:1.2;color:var(--charcoal);margin:0 0 12px}.mh-feature p{font-size:14.5px;line-height:1.65;color:var(--grey-600);margin:0}.mh-section[data-bg=dark] .mh-feature{background:rgba(248,247,244,.04);border-color:rgba(248,247,244,.12)}.mh-section[data-bg=dark] .mh-feature h3{color:var(--ivory)}.mh-section[data-bg=dark] .mh-feature p{color:rgba(248,247,244,.7)}.mh-process{display:grid;grid-template-columns:repeat(auto-fit,minmax(220px,1fr));gap:24px;position:relative}.mh-step{padding:32px 28px;background:var(--white);border:1px solid var(--border-line);border-radius:var(--radius-tile);position:relative}.mh-step-num{font-style:italic;font-weight:400;font-size:40px;line-height:1;color:var(--copper);margin-bottom:18px;display:block}.mh-step h4,.mh-step-num{font-family:var(--font-display)}.mh-step h4{font-weight:500;font-size:20px;letter-spacing:-.3px;line-height:1.2;color:var(--charcoal);margin:0 0 10px}.mh-step p{font-size:14px;line-height:1.65;color:var(--grey-600);margin:0}.mh-split{display:grid;grid-template-columns:1.3fr 1fr;gap:64px;align-items:start}.mh-split-prose{font-size:17px;line-height:1.75;color:var(--grey-700)}.mh-split-prose p{margin:0 0 24px}.mh-split-prose p:first-of-type:first-letter{font-family:var(--font-display);font-weight:500;font-size:56px;float:left;line-height:.9;margin:6px 12px 0 0;color:var(--copper)}.mh-split-prose em{font-style:italic;color:var(--copper)}.mh-split-aside{position:sticky;top:calc(var(--header-height) + 24px);padding:32px;background:var(--sandstone);border-radius:var(--radius-tile)}.mh-split-aside .bento-eyebrow{color:var(--copper);margin-bottom:16px;display:block}.mh-split-aside h3{font-family:var(--font-display);font-weight:500;font-size:24px;letter-spacing:-.4px;color:var(--charcoal);margin:0 0 12px}.mh-split-aside p{font-size:14.5px;line-height:1.65;color:var(--grey-700);margin:0 0 20px}@media (max-width:900px){.mh-split{grid-template-columns:1fr;gap:40px}.mh-split-aside{position:static}}.mh-rule{width:60px;height:2px;background:var(--copper);margin:40px 0}.mh-form{gap:20px}.mh-form,.mh-form-field{display:flex;flex-direction:column}.mh-form label,.mh-form-field label{display:block;font-size:11px;font-weight:600;letter-spacing:1.5px;text-transform:uppercase;color:var(--charcoal);margin-bottom:8px}.mh-form input,.mh-form select,.mh-form textarea,.mh-form-field input,.mh-form-field select,.mh-form-field textarea{width:100%;padding:14px 16px;background:var(--white);border:1px solid var(--border-line);border-radius:var(--radius-md);font-family:var(--font-body);font-size:15px;color:var(--charcoal);transition:border-color .2s ease}.mh-form input:focus,.mh-form select:focus,.mh-form textarea:focus,.mh-form-field input:focus,.mh-form-field select:focus,.mh-form-field textarea:focus{outline:none;border-color:var(--copper)}.mh-form textarea,.mh-form-field textarea{resize:vertical;min-height:140px}.mh-form-error{font-size:13px;color:#b4443a;margin-top:6px}.mh-form-row{display:grid;grid-template-columns:1fr;gap:16px}.mh-form-row.two-col{grid-template-columns:1fr 1fr}@media (max-width:600px){.mh-form-row.two-col{grid-template-columns:1fr}}.mh-form-submit{display:block;width:100%;padding:16px 32px;background:var(--charcoal);color:var(--ivory);border:none;border-radius:var(--radius-md);font-family:var(--font-body);font-size:.95rem;font-weight:700;letter-spacing:.5px;cursor:pointer;transition:background .2s ease}.mh-form-submit:hover{background:var(--copper)}.mh-listing-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(300px,1fr));gap:28px}.mh-community{display:block;text-decoration:none;color:inherit;border-radius:var(--radius-tile);overflow:hidden;background:var(--white);border:1px solid var(--border-line);transition:transform .2s ease,box-shadow .2s ease}.mh-community:hover{transform:translateY(-2px);box-shadow:var(--shadow-md)}.mh-community-photo{aspect-ratio:4/3;background:var(--sandstone);position:relative;overflow:hidden}.mh-community-photo img{width:100%;height:100%;-o-object-fit:cover;object-fit:cover}.mh-community-body{padding:20px 24px 24px}.mh-community-area{font-size:11px;font-weight:600;letter-spacing:1.5px;text-transform:uppercase;color:var(--copper);margin-bottom:6px}.mh-community h3{font-family:var(--font-display);font-weight:500;font-size:22px;letter-spacing:-.3px;color:var(--charcoal);margin:0 0 8px}.mh-community p{font-size:14px;line-height:1.6;color:var(--grey-600);margin:0}.mh-success{background:var(--white);border:1px solid var(--border-line);border-radius:var(--radius-tile);padding:48px 40px;text-align:center}.mh-success-icon{width:72px;height:72px;border-radius:50%;background:var(--copper);color:var(--ivory);display:inline-flex;align-items:center;justify-content:center;font-size:32px;margin-bottom:20px}