:root{
  --brand:#1f3a5f;
  --accent:#c89b3c;
  --ink:#101418;
  --ink-2:#3a4452;
  --paper:#fbfaf6;
  --paper-2:#f3efe6;
  --line:#e3ddd0;
  --shadow:0 1px 2px rgba(16,20,24,.04),0 8px 24px rgba(16,20,24,.06);
  --radius:14px;
  --w:1180px;
  --serif:"Cormorant Garamond",Georgia,serif;
  --sans:"Inter",system-ui,-apple-system,Segoe UI,sans-serif;
}
[data-theme="dark"]{
  --ink:#f1efe7;
  --ink-2:#bdb8a8;
  --paper:#0f1316;
  --paper-2:#171c20;
  --line:#2a3036;
  --shadow:0 1px 2px rgba(0,0,0,.4),0 8px 24px rgba(0,0,0,.5);
}

*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);font-size:16px;line-height:1.55;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
button{font:inherit;cursor:pointer}
.skip{position:absolute;left:-9999px}
.skip:focus{left:1rem;top:1rem;background:var(--brand);color:#fff;padding:.5rem 1rem;border-radius:6px;z-index:100}
.container{max-width:var(--w);margin:0 auto;padding:0 1.25rem}
.muted{color:var(--ink-2)}
.small{font-size:.875rem}
.center{text-align:center}
.sep{display:inline-block;width:1px;height:1.4em;background:var(--line);margin:0 .25rem;vertical-align:middle}

h1,h2,h3,h4{font-family:var(--serif);font-weight:600;letter-spacing:-.01em;line-height:1.15;margin:0 0 .5em}
h1{font-size:clamp(2.4rem,5vw,4rem)}
h2{font-size:clamp(1.7rem,3vw,2.5rem)}
h3{font-size:1.25rem;font-family:var(--sans);font-weight:600;letter-spacing:0}
.eyebrow{font-family:var(--sans);text-transform:uppercase;letter-spacing:.18em;font-size:.72rem;font-weight:600;color:var(--brand);margin:0 0 .75em}
.lede{font-size:1.125rem;color:var(--ink-2);max-width:60ch}

.btn{display:inline-flex;align-items:center;justify-content:center;gap:.4rem;padding:.7rem 1.1rem;border-radius:8px;font-weight:600;font-size:.95rem;border:1px solid transparent;background:var(--paper-2);color:var(--ink);transition:transform .12s ease,box-shadow .12s ease}
.btn:hover{transform:translateY(-1px);box-shadow:var(--shadow)}
.btn-primary{background:var(--brand);color:#fff}
.btn-ghost{background:transparent;border-color:var(--line);color:var(--ink)}
.link-arrow{color:var(--brand);font-weight:600;border-bottom:1px solid currentColor;padding-bottom:1px}

/* nav */
.nav{position:sticky;top:0;z-index:30;backdrop-filter:saturate(150%) blur(10px);background:color-mix(in oklab,var(--paper) 86%,transparent);border-bottom:1px solid var(--line)}
.nav-wrap{display:flex;align-items:center;gap:1.25rem;max-width:var(--w);margin:0 auto;padding:.85rem 1.25rem}
.brand{display:flex;align-items:center;gap:.6rem;font-family:var(--serif);font-weight:600}
.brand-mark{display:inline-flex;width:30px;height:30px;border-radius:50%;background:var(--brand);color:#fff;align-items:center;justify-content:center;font-size:.85rem;font-family:var(--sans);font-weight:700}
.brand-name{font-size:1.1rem}
.nav-links{display:flex;gap:1.1rem;margin-left:1rem}
.nav-links a{color:var(--ink-2);font-size:.9rem;font-weight:500}
.nav-links a:hover{color:var(--ink)}
.nav-cta{margin-left:auto;display:flex;gap:.5rem;align-items:center}
@media (max-width:780px){.nav-links{display:none}}

/* hero */
.hero{position:relative;overflow:hidden;background:var(--paper-2);border-bottom:1px solid var(--line)}
.hero-bg{position:absolute;inset:0;background:
  radial-gradient(1000px 500px at 80% -10%,color-mix(in oklab,var(--brand) 18%,transparent),transparent 60%),
  radial-gradient(800px 400px at 0% 110%,color-mix(in oklab,var(--accent) 16%,transparent),transparent 60%);
  pointer-events:none}
.hero-inner{position:relative;max-width:var(--w);margin:0 auto;padding:5rem 1.25rem 3.5rem}
.hero h1{margin-top:.2em}
.hero .lede{margin:.6em 0 1.5em}
.hero-stats{list-style:none;padding:0;margin:2.5rem 0 0;display:grid;grid-template-columns:repeat(4,1fr);gap:1rem;border-top:1px solid var(--line);padding-top:1.5rem}
.hero-stats li{display:flex;flex-direction:column;gap:.1rem}
.hero-stats strong{font-family:var(--serif);font-size:1.9rem;font-weight:600}
.hero-stats span{color:var(--ink-2);font-size:.85rem}
@media (max-width:680px){.hero-stats{grid-template-columns:repeat(2,1fr)}}

/* search bar */
.search-bar{display:grid;grid-template-columns:2fr 1fr 1fr 1fr auto;gap:.5rem;background:var(--paper);border:1px solid var(--line);border-radius:var(--radius);padding:.5rem;box-shadow:var(--shadow);max-width:920px}
.sb-field{display:flex;flex-direction:column;padding:.4rem .7rem;border-radius:10px}
.sb-field:hover{background:var(--paper-2)}
.sb-field span{font-size:.7rem;font-weight:600;letter-spacing:.1em;text-transform:uppercase;color:var(--ink-2)}
.sb-field input,.sb-field select{border:0;background:transparent;font:inherit;color:inherit;padding:.15rem 0;outline:none;width:100%}
@media (max-width:780px){.search-bar{grid-template-columns:1fr 1fr;}.search-bar .btn{grid-column:1/-1}}

/* bands */
.band{padding:1.25rem 0;background:var(--paper)}
.band-quiet{border-bottom:1px solid var(--line)}
.quick-filters{display:flex;flex-wrap:wrap;gap:.5rem}
.chip{border:1px solid var(--line);background:var(--paper);padding:.45rem .85rem;border-radius:999px;font-size:.85rem;color:var(--ink-2);transition:all .12s ease}
.chip:hover{border-color:var(--brand);color:var(--ink)}
.chip.on{background:var(--brand);color:#fff;border-color:var(--brand)}

/* sections */
section{padding:4.5rem 0}
.section-head{display:flex;align-items:end;justify-content:space-between;gap:1rem;flex-wrap:wrap;margin-bottom:2rem}
.section-tools{display:flex;flex-wrap:wrap;gap:.4rem;align-items:center}

/* listings */
.listings-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1.25rem}
.listings-grid.list{grid-template-columns:1fr}
.listings-grid.list .card{display:grid;grid-template-columns:240px 1fr;gap:0}
.listings-grid.list .card-img{padding-bottom:0;height:100%}
@media (max-width:980px){.listings-grid{grid-template-columns:repeat(2,1fr)}}
@media (max-width:620px){.listings-grid{grid-template-columns:1fr}}

.card{background:var(--paper);border:1px solid var(--line);border-radius:var(--radius);overflow:hidden;display:flex;flex-direction:column;transition:transform .15s ease,box-shadow .15s ease}
.card:hover{transform:translateY(-2px);box-shadow:var(--shadow)}
.card-img{position:relative;padding-bottom:62%;background:linear-gradient(135deg,var(--brand),var(--accent));overflow:hidden}
.card-img::after{content:"";position:absolute;inset:0;background:radial-gradient(800px 200px at 30% 100%,rgba(255,255,255,.18),transparent 60%)}
.card-tag{position:absolute;top:.6rem;left:.6rem;background:rgba(0,0,0,.55);color:#fff;font-size:.7rem;letter-spacing:.06em;padding:.2rem .55rem;border-radius:999px;text-transform:uppercase}
.card-fav{position:absolute;top:.6rem;right:.6rem;width:36px;height:36px;border-radius:50%;background:rgba(0,0,0,.45);color:#fff;border:0;display:grid;place-items:center;font-size:1rem}
.card-fav.on{background:#e23c4e}
.card-body{padding:1rem 1rem 1.1rem;display:flex;flex-direction:column;gap:.4rem}
.card-price{font-family:var(--serif);font-size:1.5rem;font-weight:600}
.card-addr{font-size:.95rem;color:var(--ink-2)}
.card-meta{display:flex;gap:1rem;font-size:.85rem;color:var(--ink-2);flex-wrap:wrap}
.card-meta strong{color:var(--ink);font-weight:600}
.card-foot{display:flex;align-items:center;justify-content:space-between;padding-top:.5rem;border-top:1px dashed var(--line);font-size:.78rem;color:var(--ink-2)}

/* map */
.map-section{background:var(--paper-2)}
.map-shell{display:grid;grid-template-columns:1fr 320px;gap:1rem;border:1px solid var(--line);border-radius:var(--radius);overflow:hidden;background:var(--paper)}
#leaflet{height:520px}
.map-side{padding:1rem 1.1rem;border-left:1px solid var(--line)}
.map-side h3{margin-top:0}
.hood-list{list-style:none;padding:0;margin:0;display:flex;flex-direction:column;gap:.25rem}
.hood-list li{display:flex;justify-content:space-between;padding:.55rem .65rem;border-radius:8px;cursor:pointer}
.hood-list li:hover{background:var(--paper-2)}
.hood-list li.on{background:color-mix(in oklab,var(--brand) 14%,transparent)}
@media (max-width:880px){.map-shell{grid-template-columns:1fr}.map-side{border-left:0;border-top:1px solid var(--line)}}

/* tools */
.tool-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:1.25rem}
@media (max-width:780px){.tool-grid{grid-template-columns:1fr}}
.tool-card{background:var(--paper);border:1px solid var(--line);border-radius:var(--radius);padding:1.4rem 1.4rem 1.6rem}
.tool-form{display:grid;grid-template-columns:1fr 1fr;gap:.65rem;margin:.75rem 0}
.tool-form label{display:flex;flex-direction:column;font-size:.78rem;color:var(--ink-2);gap:.2rem}
.tool-form input{padding:.55rem .65rem;border:1px solid var(--line);border-radius:8px;background:var(--paper-2);color:var(--ink);font:inherit}
.tool-form button{grid-column:1/-1;margin-top:.25rem}
.tool-out{display:block;margin-top:.5rem;padding:.85rem 1rem;background:var(--paper-2);border-radius:10px;font-size:.95rem;line-height:1.5;min-height:1.2em}
.saved-list{list-style:none;padding:0;margin:.5rem 0 .75rem;display:flex;flex-direction:column;gap:.4rem}
.saved-list li{display:flex;justify-content:space-between;align-items:center;padding:.5rem .7rem;background:var(--paper-2);border-radius:8px;font-size:.88rem}
.saved-list .x{background:transparent;border:0;color:var(--ink-2);cursor:pointer;font-size:1rem}

/* insights */
.hood-insights{background:var(--paper)}
.insight-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:1rem}
@media (max-width:880px){.insight-grid{grid-template-columns:repeat(2,1fr)}}
.insight{padding:1.4rem;background:var(--paper-2);border-radius:var(--radius);border:1px solid var(--line)}
.insight-num{font-family:var(--serif);font-size:2.6rem;font-weight:600;color:var(--brand);line-height:1;display:flex;align-items:baseline;gap:.25rem;margin-bottom:.25rem}
.insight-num small{font-size:.95rem;color:var(--ink-2);font-family:var(--sans);font-weight:500}

/* market */
.market{background:var(--paper-2)}
.market-grid{display:grid;grid-template-columns:1.6fr 1fr;gap:1.25rem;align-items:stretch}
@media (max-width:880px){.market-grid{grid-template-columns:1fr}}
.market-chart{background:var(--paper);border:1px solid var(--line);border-radius:var(--radius);padding:1rem}
#market-svg{width:100%;height:auto;display:block}
.market-stats{list-style:none;padding:0;margin:0;display:grid;grid-template-columns:1fr 1fr;gap:.5rem}
.market-stats li{background:var(--paper);border:1px solid var(--line);padding:1rem;border-radius:var(--radius);display:flex;flex-direction:column}
.market-stats span{color:var(--ink-2);font-size:.78rem;letter-spacing:.06em;text-transform:uppercase}
.market-stats strong{font-family:var(--serif);font-size:1.45rem;font-weight:600}

/* locals */
.locals-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1.25rem}
@media (max-width:880px){.locals-grid{grid-template-columns:1fr}}
.locals blockquote{margin:0;padding:1.4rem 1.4rem 1.2rem;background:var(--paper-2);border:1px solid var(--line);border-radius:var(--radius)}
.locals blockquote p{font-family:var(--serif);font-size:1.15rem;line-height:1.4;margin:0 0 .8rem}
.locals blockquote cite{font-style:normal;font-size:.85rem;color:var(--ink-2)}

/* agent */
.agent{background:var(--paper)}
.two-col{display:grid;grid-template-columns:1fr 1fr;gap:2.5rem;align-items:start}
@media (max-width:880px){.two-col{grid-template-columns:1fr}}
.agent-meta{list-style:none;padding:0;margin:1.25rem 0 0;display:flex;flex-direction:column;gap:.35rem;color:var(--ink-2);font-size:.95rem}
.agent-meta a{color:var(--ink);font-weight:500;border-bottom:1px solid var(--line)}
.lead-form{background:var(--paper-2);border:1px solid var(--line);border-radius:var(--radius);padding:1.5rem;display:flex;flex-direction:column;gap:.75rem}
.lead-form h3{margin:0 0 .25rem;font-family:var(--serif);font-size:1.4rem}
.lead-form label{display:flex;flex-direction:column;font-size:.78rem;color:var(--ink-2);gap:.25rem}
.lead-form input,.lead-form textarea{padding:.65rem .75rem;border:1px solid var(--line);border-radius:8px;background:var(--paper);color:var(--ink);font:inherit}
.lead-form textarea{resize:vertical}

/* footer */
.foot{background:var(--paper-2);border-top:1px solid var(--line);padding:3rem 0 1.5rem;margin-top:0}
.foot-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:1.5rem}
@media (max-width:880px){.foot-grid{grid-template-columns:1fr 1fr}}
@media (max-width:560px){.foot-grid{grid-template-columns:1fr}}
.foot h4{margin:0 0 .75rem;font-size:.78rem;letter-spacing:.16em;text-transform:uppercase;color:var(--ink-2);font-family:var(--sans)}
.foot-list{list-style:none;padding:0;margin:0;display:flex;flex-direction:column;gap:.35rem;font-size:.92rem}
.foot-list a{color:var(--ink-2)}
.foot-list a:hover{color:var(--ink)}
.foot-base{display:flex;justify-content:space-between;flex-wrap:wrap;gap:.5rem;margin-top:1.75rem;padding-top:1rem;border-top:1px solid var(--line)}