:root{
  --oak:#1f2a22;--oak-2:#2b3a2f;--paper:#f3f4ef;--limestone:#e6e2d6;--sage:#d8dfd0;--sage-2:#c6d0bb;
  --river:#2d6b8a;--river-d:#1f4f68;--ink:#1a201c;--body:#3b443e;--muted:#5f6a63;--line:#d3d8cf;--red:#9b2d20;
  --serif:'Fraunces',Georgia,'Times New Roman',serif;--sans:'Figtree',system-ui,-apple-system,'Segoe UI',sans-serif;
  --max:1120px
}
*{box-sizing:border-box}
html{-webkit-text-size-adjust:100%}
body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);font-size:17px;line-height:1.6}
img{max-width:100%;height:auto;display:block}
a{color:var(--river);text-decoration-thickness:1px;text-underline-offset:3px}a:hover{color:var(--river-d)}
h1,h2,h3{font-family:var(--serif);font-weight:500;line-height:1.12;margin:0;color:var(--ink);letter-spacing:-.005em}
h1{font-size:clamp(34px,4.6vw,54px);font-variation-settings:"opsz" 144}
h2{font-size:clamp(26px,3vw,34px);font-variation-settings:"opsz" 72}
h3{font-size:22px;font-variation-settings:"opsz" 48}
p{margin:0 0 1em}
.wrap{max-width:var(--max);margin:0 auto;padding:0 20px}
.narrow{max-width:720px}
.small{font-size:14px}.muted{color:var(--muted)}
.lede{font-size:20px;color:var(--body);max-width:60ch}
.skip{position:absolute;left:-9999px}.skip:focus{left:16px;top:16px;background:#fff;padding:8px 12px;z-index:9}
:focus-visible{outline:2px solid var(--river);outline-offset:3px}
.preview-bar{background:#f0d98a;color:#4b3b00;text-align:center;font-size:14px;padding:6px 12px}

/* header */
.site-head{background:var(--oak);color:#fff;position:sticky;top:0;z-index:5}
.site-head .wrap{display:flex;align-items:center;justify-content:space-between;gap:16px;min-height:74px}
.brand{display:flex;flex-direction:column;color:#fff;text-decoration:none;line-height:1.1}
.brand b{font-family:var(--serif);font-weight:500;font-size:22px}
.brand small{font-size:15px;color:#cdd6c7;margin-top:2px}
.nav{display:flex;align-items:center;gap:0}
.nav a{color:#e9ede6;text-decoration:none;padding:10px 12px;font-size:15.5px;border-radius:4px;white-space:nowrap}
.nav a:hover,.nav a[aria-current]{color:#fff;background:var(--oak-2)}
.nav .cta{background:var(--sage);color:var(--oak);font-weight:600;margin-left:10px}
.nav .cta:hover{background:var(--sage-2);color:var(--oak)}
.menu-btn{display:none}
@media (max-width:900px){
  .menu-btn{display:block;background:none;border:1px solid #6f7f72;color:#fff;border-radius:4px;padding:8px 12px;font:inherit;font-size:15px}
  .nav{display:none;position:absolute;left:0;right:0;top:74px;background:var(--oak);flex-direction:column;align-items:stretch;padding:8px 16px 16px}
  .site-head.open .nav{display:flex}
  .nav a{padding:12px 8px;font-size:16px}
  .nav .cta{margin:8px 0 0;text-align:center}
}

/* buttons */
.btn{display:inline-block;font:inherit;font-weight:600;font-size:16px;padding:13px 22px;border-radius:4px;text-decoration:none;border:0;cursor:pointer;line-height:1.2}
.btn-primary{background:var(--river);color:#fff}.btn-primary:hover{background:var(--river-d);color:#fff}
.btn-ghost{background:transparent;color:var(--oak);border:1px solid var(--oak)}.btn-ghost:hover{background:var(--oak);color:#fff}
.btn-row{display:flex;flex-wrap:wrap;gap:12px;margin-top:26px}

/* hero: the note */
.hero{padding:56px 0 48px}
.hero-grid{display:grid;grid-template-columns:minmax(0,1.25fr) minmax(280px,.85fr);gap:48px;align-items:center}
.note{max-width:62ch}
.note-open{font-family:var(--serif);font-size:24px;font-style:italic;font-weight:400;color:var(--muted);margin-bottom:10px}
.note h1{margin-bottom:18px}
.note p{font-size:18px;color:var(--body)}
.sig{margin:6px 0 0;font-family:var(--serif);font-style:italic;font-weight:400;font-size:34px;color:var(--oak);font-variation-settings:"opsz" 144}
.portrait img{width:100%;aspect-ratio:13/16;object-fit:cover;border-radius:4px;background:var(--limestone)}
.portrait{position:relative}
.portrait:before{content:"";position:absolute;inset:14px -14px -14px 14px;background:var(--sage);border-radius:4px;z-index:-1}
@media (max-width:760px){.hero{padding:36px 0}.hero-grid{grid-template-columns:1fr;gap:34px}.portrait{max-width:380px}.portrait:before{inset:10px -10px -10px 10px}}

/* two paths */
.two-paths{background:var(--oak);color:#e9ede6;padding:52px 0}
.two-paths .wrap{display:grid;grid-template-columns:1fr 1fr;gap:40px}
.two-paths h2{color:#fff;margin-bottom:10px}
.two-paths p{color:#cdd6c7;max-width:52ch}
.two-paths a:not(.btn){color:#fff;font-weight:600}
.path+.path{border-left:1px solid #46564a;padding-left:40px}
@media (max-width:760px){.two-paths .wrap{grid-template-columns:1fr;gap:30px}.path+.path{border-left:0;padding-left:0;border-top:1px solid #46564a;padding-top:30px}}

/* how / areas */
.how{padding:60px 0 30px}
.how h2{margin-bottom:16px}
.how p{font-size:18px;color:var(--body)}
.areas{padding:30px 0 60px}
.areas h2{margin-bottom:6px}
.area-list{list-style:none;padding:0;margin:18px 0 10px;display:flex;flex-wrap:wrap;gap:8px 10px}
.area-list li a{display:block;background:var(--sage);color:var(--oak);padding:6px 14px;border-radius:999px;font-size:15.5px;text-decoration:none}
.area-list li a:hover{background:var(--oak);color:#fff}

/* inner pages */
.page-head{padding:52px 0 8px}
.page-head h1{margin-bottom:12px}
.prose{padding:20px 0 60px}
.prose h2{margin:34px 0 10px;font-size:26px}
.prose h2:first-child{margin-top:8px}
.prose p{color:var(--body);max-width:68ch}
.prose ul.plain{padding-left:20px;color:var(--body)}
.nb{padding:22px 0;border-top:1px solid var(--line)}
.nb h2{margin:0 0 6px;font-size:24px}
.nb-stats{display:grid;grid-template-columns:1fr 240px;gap:22px;align-items:end;margin-top:14px}
.tiles{display:grid;grid-template-columns:repeat(3,1fr);gap:10px 18px}
.tile{display:flex;flex-direction:column;padding:10px 12px;background:#fff;border-radius:4px;border:1px solid var(--line)}
.tile .v{font-family:var(--serif);font-size:24px;line-height:1.1;color:var(--ink);font-variation-settings:"opsz" 48}
.tile .k{font-size:13px;color:var(--muted);margin-top:4px}
.trend{color:var(--river)}
.trend .spark{display:block;width:100%;height:auto;max-width:240px}
.trend p{color:var(--muted);margin:6px 0 0}
@media (max-width:640px){.nb-stats{grid-template-columns:1fr}.tiles{grid-template-columns:1fr 1fr}.trend{max-width:260px}}
.about-grid{display:grid;grid-template-columns:300px 1fr;gap:34px;align-items:start;margin-bottom:12px}
.about-grid img{border-radius:4px;background:var(--limestone);aspect-ratio:9/11;object-fit:cover}
@media (max-width:700px){.about-grid{grid-template-columns:1fr}.about-grid img{max-width:300px}}
.post-card{padding:22px 0;border-top:1px solid var(--line)}
.post-card h2{font-size:24px;margin:4px 0 6px}
.post-card a{color:var(--ink);text-decoration:none}.post-card a:hover{color:var(--river)}

/* form */
.contact-band{background:var(--sage);padding:56px 0}
.form-card{background:#fff;border-radius:6px;padding:32px;max-width:640px;margin:0 auto;box-shadow:0 1px 0 var(--sage-2)}
.form-card h3{margin-bottom:6px;font-size:26px}
.form-card>p{color:var(--body);margin-bottom:18px}
label{display:block;font-size:14.5px;font-weight:600;color:var(--oak);margin-bottom:14px}
input,textarea{display:block;width:100%;margin-top:5px;font:inherit;font-size:16px;padding:11px 12px;border:1px solid var(--line);border-radius:4px;background:#fff;color:var(--ink)}
input:focus,textarea:focus{border-color:var(--river);outline:none;box-shadow:0 0 0 3px rgba(45,107,138,.15)}
.row2{display:grid;grid-template-columns:1fr 1fr;gap:14px}
@media (max-width:560px){.row2{grid-template-columns:1fr}.form-card{padding:24px 20px}}
.form-msg{margin:12px 0 0;font-size:15px;min-height:1em}
.form-msg.ok{color:#1f5e32}.form-msg.err{color:var(--red)}

/* footer */
.site-foot{background:var(--oak);color:#cdd6c7;padding:48px 0 28px;font-size:15px}
.site-foot a{color:#e9ede6}
.foot-grid{display:grid;grid-template-columns:1.1fr 1.1fr .8fr;gap:36px;padding-bottom:30px;border-bottom:1px solid #46564a}
.foot-name{font-family:var(--serif);font-size:24px;color:#fff;margin-bottom:6px}
.broker-logo img{background:#fff;padding:8px 12px;border-radius:4px;width:180px;height:auto;margin-bottom:10px}
.broker-name{font-size:17px;color:#fff;font-weight:600;margin-bottom:4px}
.foot-links ul{list-style:none;padding:0;margin:0;columns:2;gap:24px}
.foot-links li{margin-bottom:8px}
.legal{padding-top:22px;font-size:13.5px;color:#aab5a6;max-width:90ch}
.legal p{margin-bottom:8px}
.eho{margin-top:14px}
@media (max-width:760px){.foot-grid{grid-template-columns:1fr;gap:26px}.foot-links ul{columns:1}}
@media (prefers-reduced-motion:no-preference){.btn,.nav a{transition:background-color .15s,color .15s}}

/* neighborhood pages */
.nb .more{margin-top:10px;font-size:15px}
.nb h2 a{color:var(--ink);text-decoration:none}.nb h2 a:hover{color:var(--river)}
.nbpage .nb-stats{margin:8px 0 10px}
.bands{width:100%;border-collapse:collapse;margin:14px 0 8px;font-size:15.5px}
.bands th{text-align:left;font-weight:600;color:var(--oak);border-bottom:2px solid var(--sage-2);padding:8px 6px}
.bands td{padding:9px 6px;border-bottom:1px solid var(--line);color:var(--body)}
.trend-wide{display:grid;grid-template-columns:1fr 1fr;gap:28px;margin:26px 0 8px;color:var(--river)}
.trend-wide h3{color:var(--ink);font-size:18px;margin-bottom:8px}
.trend-wide .spark{display:block;width:100%;height:auto}
@media (max-width:640px){.trend-wide{grid-template-columns:1fr}}