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142, .09);--warn-text: #f0d7ae;--sky-1: #060d18;--sky-2: #0a1628;--sky-3: #12243c;--glow: #c9a961;--glow-core: #e8cc8e;--star: #e8ecf3;--ridge: #0d1c31;--city: #0b1729;--bldg: #0c1a2e;--bldg-hi: #101f36;--bldg-dark: #081222;--pool-1: #1b3251;--pool-2: #0a1628;--win-1: #f3e2b8;--win-2: #c9a961;--fade: #0a1628;--wrap: 1280px;--gut: clamp(20px, 4vw, 56px)}*,*:before,*:after{box-sizing:border-box}html{scroll-behavior:smooth}html,body{margin:0;padding:0}body{background:var(--navy-deep);color:var(--text);font-family:var(--font-body);font-weight:400;font-size:16px;line-height:1.65;-webkit-font-smoothing:antialiased;-moz-osx-font-smoothing:grayscale;text-rendering:optimizeLegibility;overflow-x:hidden}img{max-width:100%;display:block}a{color:inherit;text-decoration:none;transition:color .3s var(--ease)}button{font:inherit;cursor:pointer}:focus-visible{outline:2px solid 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var(--border-soft);align-items:start}.step:last-child{border-bottom:0}.step__num{font-family:var(--font-display);font-size:1.5rem;font-weight:500;color:var(--gold);line-height:1;padding-top:4px;display:flex;align-items:center;justify-content:center;width:48px;height:48px;border:1px solid var(--border);border-radius:50%;background:var(--gold-soft)}.step__title{font-weight:500;font-size:1.2rem;margin:0 0 6px}.step__copy{margin:0;color:var(--text-muted);font-size:.94rem}.areas{display:flex;flex-wrap:wrap;gap:10px;margin-top:8px}.area-chip{display:inline-flex;align-items:center;gap:8px;padding:9px 18px;border:1px solid var(--border-soft);border-radius:100px;background:var(--surface);font-size:.88rem;color:var(--text);transition:all .3s var(--ease)}.area-chip:hover{border-color:var(--gold);color:var(--gold-bright);transform:translateY(-1px)}.prose{max-width:720px}.prose p{font-size:1rem;line-height:1.78;color:var(--text);margin:0 0 18px}.prose p:last-child{margin-bottom:0}.prose 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var(--gut);position:relative;z-index:1}.page-hero__title{font-weight:400;font-size:clamp(2.2rem,5vw,3.7rem);line-height:1.05;letter-spacing:-.02em;margin:0 0 16px;max-width:16ch}.page-hero__title em{font-style:italic;color:var(--gold-bright)}.page-hero__lede{margin:0;max-width:62ch;font-size:clamp(1rem,1.4vw,1.1rem);color:var(--text-muted);line-height:1.7}.idx-slot{min-height:460px;border:1px dashed var(--border);border-radius:var(--r-lg);background:linear-gradient(180deg,#ffffff0a,#ffffff04);display:flex;align-items:center;justify-content:center;padding:clamp(32px,5vw,64px) var(--gut);text-align:center}.idx-slot__inner{max-width:620px}.idx-slot__badge{display:inline-flex;align-items:center;gap:9px;padding:7px 16px;margin-bottom:20px;border:1px solid var(--border);border-radius:100px;background:var(--gold-soft);font-size:10.5px;font-weight:700;letter-spacing:.2em;text-transform:uppercase;color:var(--gold-bright)}.idx-slot h3{font-weight:500;font-size:clamp(1.4rem,2.4vw,1.85rem);margin:0 0 12px}.idx-slot p{margin:0 auto 12px;max-width:56ch;color:var(--text-muted);font-size:.95rem}.idx-slot code{font-family:ui-monospace,SFMono-Regular,Menlo,monospace;font-size:.82rem;color:var(--gold-bright);background:var(--code-bg);padding:2px 7px;border-radius:4px;border:1px solid var(--border-soft)}.idx-slot__actions{margin-top:24px;display:flex;gap:12px;justify-content:center;flex-wrap:wrap}.mls-note{margin-top:28px;padding:18px 22px;border:1px solid var(--border-soft);border-radius:var(--r-md);background:var(--inset-bg);font-size:.78rem;line-height:1.65;color:var(--text-dim)}.mls-note strong{color:var(--text-muted);font-weight:600}.stats{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--border-soft);border:1px solid var(--border-soft);border-radius:var(--r-md);overflow:hidden}@media(max-width:700px){.stats{grid-template-columns:1fr}}.stat{background:var(--navy-deep);padding:26px 24px;text-align:center}.stat__num{display:block;font-family:var(--font-display);font-size:2rem;color:var(--gold-bright);line-height:1.1;margin-bottom:6px}.stat__label{font-size:.78rem;letter-spacing:.14em;text-transform:uppercase;color:var(--text-muted)}.footer{background:var(--navy-deepest);padding:clamp(44px,6vw,72px) 0 26px;border-top:1px solid var(--border-soft)}.footer__inner{max-width:var(--wrap);margin:0 auto;padding:0 var(--gut)}.footer__top{display:grid;grid-template-columns:minmax(0,1.3fr) minmax(0,1fr) minmax(0,1fr);gap:clamp(28px,4vw,56px);padding-bottom:36px;border-bottom:1px solid var(--border-soft)}@media(max-width:800px){.footer__top{grid-template-columns:1fr;gap:30px}}.footer__monogram{display:inline-block;font-family:var(--font-display);font-weight:600;font-size:26px;letter-spacing:.06em;color:var(--gold-bright);margin-bottom:10px}.footer__name{font-family:var(--font-display);font-size:1.2rem;font-weight:400;margin:0 0 4px;color:var(--ivory)}.footer__meta{margin:0 0 16px;font-size:.82rem;color:var(--text-muted);letter-spacing:.03em}.footer__col-title{font-size:11px;font-weight:700;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);margin:0 0 14px}.footer__links{list-style:none;margin:0;padding:0;display:flex;flex-direction:column;gap:10px}.footer__links a{font-size:.9rem;color:var(--text-muted)}.footer__links a:hover{color:var(--gold-bright)}.footer__bottom{padding-top:24px;text-align:center}.footer__nav{display:inline-flex;align-items:center;gap:16px;margin:0 0 18px;font-size:.86rem}.footer__nav a{color:var(--text-muted)}.footer__nav a:hover{color:var(--gold-bright)}.footer__sep{color:var(--gold)}.footer__legal{margin:0 auto;font-size:.73rem;line-height:1.7;color:var(--text-dim);max-width:820px}.footer__badges{display:flex;align-items:center;justify-content:center;gap:18px;margin:0 0 16px;color:var(--text-dim)}.footer__badges svg{width:26px;height:26px}.footer__badges span{font-size:.7rem;letter-spacing:.12em;text-transform:uppercase}.legal{max-width:820px;margin:0 auto;padding:clamp(44px,6vw,84px) var(--gut)}.legal h1{font-weight:400;font-size:clamp(2rem,4vw,3rem);line-height:1.1;margin:0 0 8px}.legal h2{font-weight:500;font-size:1.35rem;margin:36px 0 12px}.legal p,.legal li{font-size:.95rem;line-height:1.75;color:var(--text)}.legal ul,.legal ol{padding-left:22px}.legal li{margin-bottom:8px}.legal a{color:var(--gold-bright);border-bottom:1px solid var(--border)}.legal__meta{color:var(--text-muted);font-size:.85rem;margin-top:0}.legal__back{display:inline-flex;align-items:center;gap:8px;margin-bottom:32px;color:var(--gold);font-size:.85rem;letter-spacing:.06em;text-transform:uppercase}.legal__back:hover{color:var(--gold-bright)}@keyframes fadeUp{0%{opacity:0;transform:translateY(20px)}to{opacity:1;transform:translateY(0)}}.reveal{opacity:0;transform:translateY(22px)}.reveal.is-visible{opacity:1;transform:none;transition:opacity .7s var(--ease),transform .7s var(--ease)}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{animation-duration:.01ms!important;animation-iteration-count:1!important;transition-duration:.01ms!important}.reveal{opacity:1;transform:none}}@media(max-width:600px){.portrait{width:108px;height:108px}.display-name{font-size:clamp(2.3rem,12vw,3.5rem)}.cta-bar{padding:16px;gap:14px}.cta-bar__title{font-size:1.04rem}.cta-bar__sub{font-size:.79rem}.card-form{padding:24px 20px}.step{grid-template-columns:1fr;gap:12px}}.search-shell{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,46%);height:calc(100vh - 66px);overflow:hidden}@media(max-width:1100px){.search-shell{grid-template-columns:1fr;height:auto;overflow:visible}}.results-pane{overflow-y:auto;padding:0 clamp(16px,2.2vw,30px) 60px;scrollbar-width:thin;scrollbar-color:var(--border) transparent}@media(max-width:1100px){.results-pane{overflow:visible}}.map-pane{position:relative;background:var(--navy-deepest);border-left:1px solid var(--border-soft)}@media(max-width:1100px){.map-pane{height:62vh;border-left:0;border-bottom:1px solid var(--border-soft)}.search-shell{display:flex;flex-direction:column-reverse}}.filterbar{position:sticky;top:0;z-index:20;background:rgba(var(--scrim-rgb),.94);backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px);margin:0 calc(-1*clamp(16px,2.2vw,30px));padding:14px clamp(16px,2.2vw,30px);border-bottom:1px solid var(--border-soft)}.filterbar__row{display:flex;gap:9px;flex-wrap:wrap;align-items:center}.filterbar__search{flex:1 1 210px;min-width:170px;position:relative}.filterbar__search input{width:100%;padding:10px 14px 10px 38px;font:inherit;font-size:.9rem;color:var(--ivory);background:var(--input-bg);border:1px solid var(--border-soft);border-radius:100px;outline:none;transition:border-color .2s var(--ease),box-shadow .2s var(--ease)}.filterbar__search input:focus{border-color:var(--gold);box-shadow:0 0 0 3px var(--focus-ring)}.filterbar__search svg{position:absolute;left:14px;top:50%;transform:translateY(-50%);width:15px;height:15px;color:var(--gold);pointer-events:none}.pill{display:inline-flex;align-items:center;gap:7px;padding:9px 15px;font-size:.84rem;font-family:var(--font-body);color:var(--text);background:var(--input-bg);border:1px solid var(--border-soft);border-radius:100px;cursor:pointer;white-space:nowrap;transition:border-color .2s var(--ease),color .2s var(--ease),background .2s var(--ease)}.pill:hover{border-color:var(--border);color:var(--ivory)}.pill--active{border-color:var(--gold);color:var(--on-gold);background:linear-gradient(135deg,var(--accent-hi),var(--accent));font-weight:600}.pill svg{width:13px;height:13px}.pill select{appearance:none;background:none;border:0;color:inherit;font:inherit;cursor:pointer;outline:none;padding-right:2px}.pill select option{background:var(--navy-deep);color:var(--ivory)}.filterbar__meta{display:flex;align-items:baseline;justify-content:space-between;gap:16px;flex-wrap:wrap;margin-top:12px}.filterbar__count{margin:0;font-size:.92rem;color:var(--text-muted)}.filterbar__count strong{font-family:var(--font-display);font-size:1.15rem;color:var(--ivory);font-weight:500;margin-right:5px}.results-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(268px,1fr));gap:clamp(14px,1.6vw,22px);padding-top:20px}.listing-card{position:relative;border-radius:var(--r-md);overflow:hidden;background:var(--surface);border:1px solid var(--border-soft);transition:transform .3s var(--ease),border-color .3s var(--ease),box-shadow .3s var(--ease)}.listing-card:hover,.listing-card.is-hovered{transform:translateY(-3px);border-color:var(--gold);box-shadow:0 24px 46px -30px rgba(var(--shadow-rgb),.95)}.listing-card__link{display:block;color:inherit}.carousel{position:relative;aspect-ratio:3 / 2;background:var(--navy-mid);overflow:hidden}.carousel__track{display:flex;height:100%;transition:transform .4s var(--ease)}.carousel__slide{flex:0 0 100%;height:100%}.carousel__slide img{width:100%;height:100%;object-fit:cover}.carousel__btn{position:absolute;top:50%;transform:translateY(-50%);width:30px;height:30px;display:inline-flex;align-items:center;justify-content:center;border-radius:50%;background:rgba(var(--scrim-rgb),.78);border:1px solid var(--border-soft);color:var(--ivory);opacity:0;transition:opacity .25s var(--ease),background .25s var(--ease);z-index:2}.carousel__btn svg{width:14px;height:14px}.carousel__btn:hover{background:var(--accent);color:var(--on-gold);border-color:var(--accent)}.carousel__btn--prev{left:8px}.carousel__btn--next{right:8px}.listing-card:hover .carousel__btn,.carousel:focus-within .carousel__btn{opacity:1}@media(hover:none){.carousel__btn{opacity:1}}.carousel__dots{position:absolute;bottom:9px;left:0;right:0;display:flex;justify-content:center;gap:5px;z-index:2}.carousel__dot{width:5px;height:5px;border-radius:50%;background:#ffffff80;border:0;padding:0;transition:background .2s var(--ease),transform .2s var(--ease)}.carousel__dot--on{background:var(--gold-bright);transform:scale(1.4)}.status-badge{position:absolute;top:10px;left:10px;z-index:2;padding:5px 11px;border-radius:100px;font-size:10px;font-weight:700;letter-spacing:.14em;text-transform:uppercase;background:rgba(var(--scrim-rgb),.86);border:1px solid var(--border);color:var(--gold-bright)}.status-badge--pending{color:#f0c48e;border-color:#f0c48e66}.status-badge--soon{color:#9fd8c0;border-color:#9fd8c066}.save-btn{position:absolute;top:9px;right:9px;z-index:3;width:34px;height:34px;display:inline-flex;align-items:center;justify-content:center;border-radius:50%;background:rgba(var(--scrim-rgb),.72);border:1px solid var(--border-soft);color:var(--ivory);transition:transform .2s var(--ease),color .2s var(--ease),border-color .2s var(--ease)}.save-btn svg{width:17px;height:17px}.save-btn:hover{transform:scale(1.1);border-color:var(--gold)}.save-btn--on{color:var(--gold-bright);border-color:var(--gold)}.save-btn--on svg{fill:var(--gold-bright)}.listing-card__body{padding:15px 16px 16px}.listing-card__price{font-family:var(--font-display);font-size:1.3rem;font-weight:500;color:var(--ivory);line-height:1.15;margin:0 0 6px}.listing-card__facts{margin:0 0 5px;font-size:.87rem;color:var(--text);display:flex;flex-wrap:wrap;gap:5px 9px}.listing-card__facts span{white-space:nowrap}.listing-card__facts i{font-style:normal;color:var(--text-dim)}.listing-card__addr{margin:0 0 4px;font-size:.87rem;color:var(--text-muted);line-height:1.45}.listing-card__dom{margin:0;font-size:.78rem;color:var(--text-dim)}.attribution{margin:9px 0 0;padding-top:9px;border-top:1px solid var(--border-soft);font-size:.87rem;line-height:1.45;color:var(--text)}.attribution__label{color:var(--text-muted)}.attribution__office{color:var(--ivory);font-weight:600}.demo-banner{display:flex;align-items:flex-start;gap:12px;margin:16px 0 0;padding:13px 16px;border:1px solid var(--warn-border);background:var(--warn-bg);border-radius:var(--r-md);font-size:.82rem;line-height:1.6;color:var(--warn-text)}.demo-banner svg{width:17px;height:17px;flex-shrink:0;margin-top:2px}.demo-banner code{font-family:ui-monospace,SFMono-Regular,Menlo,monospace;font-size:.94em;background:var(--code-bg);padding:1px 5px;border-radius:4px}.empty-state{text-align:center;padding:80px 20px}.empty-state h3{font-weight:500;font-size:1.5rem;margin:0 0 10px}.empty-state p{color:var(--text-muted);margin:0 auto 22px;max-width:44ch}.map-canvas{position:absolute;inset:0}.leaflet-container{background:var(--map-bg);font-family:var(--font-body)}.leaflet-tile{filter:var(--tile-filter)}.leaflet-control-attribution{background:rgba(var(--scrim-rgb),.86)!important;color:var(--text-dim)!important;font-size:10px!important}.leaflet-control-attribution a{color:var(--gold)!important}.leaflet-bar a{background:var(--navy-deep)!important;color:var(--ivory)!important;border-color:var(--border-soft)!important}.leaflet-bar a:hover{background:var(--navy-mid)!important}.price-pin{background:var(--pin-bg);border:1px solid var(--gold);color:var(--gold-bright);border-radius:100px;padding:4px 10px;font-family:var(--font-body);font-size:12px;font-weight:700;white-space:nowrap;box-shadow:0 6px 16px -8px rgba(var(--shadow-rgb),.9);transition:transform .15s var(--ease)}.price-pin:hover,.price-pin--active{background:linear-gradient(135deg,var(--accent-hi),var(--accent));color:var(--on-gold);transform:scale(1.09);z-index:1000!important}.leaflet-popup-content-wrapper{background:var(--navy-deep);color:var(--text);border:1px solid var(--border);border-radius:var(--r-md)}.leaflet-popup-tip{background:var(--navy-deep);border:1px solid var(--border)}.leaflet-popup-content{margin:0;width:210px!important}.map-popup__img{width:100%;aspect-ratio:3/2;object-fit:cover;display:block}.map-popup__body{padding:10px 12px 12px}.map-popup__price{font-family:var(--font-display);font-size:1.05rem;color:var(--ivory);margin:0 0 3px}.map-popup__meta{font-size:.8rem;color:var(--text-muted);margin:0 0 6px}.map-popup__attr{font-size:.8rem;color:var(--text);margin:0}.map-tools{position:absolute;top:14px;left:14px;z-index:500;display:flex;flex-direction:column;gap:8px;align-items:flex-start}.map-tool{display:inline-flex;align-items:center;gap:8px;padding:9px 15px;font-size:.82rem;font-weight:600;color:var(--ivory);background:rgba(var(--scrim-rgb),.92);-webkit-backdrop-filter:blur(10px);backdrop-filter:blur(10px);border:1px solid var(--border-soft);border-radius:100px;box-shadow:0 8px 22px -14px rgba(var(--shadow-rgb),.9);transition:all .2s var(--ease)}.map-tool:hover{border-color:var(--gold);color:var(--gold-bright)}.map-tool--active{background:linear-gradient(135deg,var(--accent-hi),var(--accent));color:var(--on-gold);border-color:var(--gold)}.map-tool svg{width:14px;height:14px}.map-hint{padding:8px 14px;font-size:.78rem;color:var(--text-muted);background:rgba(var(--scrim-rgb),.92);border:1px solid var(--border-soft);border-radius:100px}.map-draw-surface{position:absolute;inset:0;z-index:450;cursor:crosshair}.gallery{display:grid;grid-template-columns:2fr 1fr 1fr;grid-template-rows:1fr 1fr;gap:8px;border-radius:var(--r-lg);overflow:hidden;aspect-ratio:16 / 7.4}.gallery>*{overflow:hidden;background:var(--navy-mid)}.gallery>*:first-child{grid-row:span 2}.gallery img{width:100%;height:100%;object-fit:cover;transition:transform .6s var(--ease)}.gallery a:hover img{transform:scale(1.04)}@media(max-width:800px){.gallery{grid-template-columns:1fr;grid-template-rows:1fr;aspect-ratio:4/3}.gallery>*:not(:first-child){display:none}.gallery>*:first-child{grid-row:span 1}}.detail-head{display:flex;justify-content:space-between;gap:24px;flex-wrap:wrap;align-items:flex-start}.detail-price{font-family:var(--font-display);font-size:clamp(2rem,4vw,2.9rem);color:var(--ivory);margin:0 0 6px;font-weight:500}.detail-addr{margin:0;color:var(--text-muted);font-size:1.02rem}.factgrid{display:grid;grid-template-columns:repeat(auto-fit,minmax(118px,1fr));gap:1px;background:var(--border-soft);border:1px solid var(--border-soft);border-radius:var(--r-md);overflow:hidden;margin:30px 0}.factgrid__cell{background:var(--navy-deep);padding:18px 16px;text-align:center}.factgrid__num{display:block;font-family:var(--font-display);font-size:1.5rem;color:var(--gold-bright);line-height:1.15}.factgrid__label{font-size:.72rem;letter-spacing:.13em;text-transform:uppercase;color:var(--text-muted)}.attribution--detail{margin:0 0 26px;padding:16px 20px;border:1px solid var(--border);border-top:1px solid var(--border);border-radius:var(--r-md);background:var(--gold-soft);font-size:1rem}.saved-empty{text-align:center;padding:60px 20px}[data-theme=light]{--navy-deepest: #f4f7f9;--navy-deep: #ffffff;--navy: #eef3f6;--navy-mid: #e4eaee;--navy-light: #ccd6dc;--gold: #06748f;--gold-bright: #0a7da0;--gold-deep: #064f63;--gold-soft: rgba(10, 196, 246, .12);--accent: #0ac4f6;--accent-hi: #57dcff;--on-gold: #10333d;--focus-ring: rgba(10, 196, 246, .22);--ivory: #1e2227;--cream: #2b3038;--charcoal: #2b3038;--text: rgba(43, 48, 56, .92);--text-muted: rgba(43, 48, 56, .62);--text-dim: rgba(43, 48, 56, .48);--surface: #ffffff;--surface-hi: #f4f7f9;--border: rgba(43, 48, 56, .17);--border-soft: rgba(43, 48, 56, .1);--scrim-rgb: 255, 255, 255;--shadow-rgb: 43, 48, 56;--card-bg: rgba(255, 255, 255, .94);--input-bg: #ffffff;--input-bg-focus: #ffffff;--code-bg: rgba(43, 48, 56, .08);--inset-bg: rgba(43, 48, 56, .04);--pin-bg: #ffffff;--map-bg: #e6eef3;--tile-filter: saturate(.88) brightness(1.02);--warn-border: rgba(180, 105, 20, .42);--warn-bg: rgba(240, 196, 142, .22);--warn-text: #7a4a08;--sky-1: #ffffff;--sky-2: #eaf5fb;--sky-3: #d6ecf6;--glow: #0ac4f6;--glow-core: #0ac4f6;--star: #b6c6d2;--ridge: #c4d4de;--city: #9fb2bf;--bldg: #2b3038;--bldg-hi: #353d46;--bldg-dark: #1e2227;--pool-1: #2bc4f0;--pool-2: #bfe6f5;--win-1: #cfeffb;--win-2: #0ac4f6;--fade: #ffffff}[data-theme=light] .card,[data-theme=light] .listing-card,[data-theme=light] .cta-bar,[data-theme=light] .area-chip,[data-theme=light] .pill{background:var(--surface)}[data-theme=light] .site-header{background:#ffffffe6}[data-theme=light] .filterbar{background:#fffffff2}[data-theme=light] .carousel__btn,[data-theme=light] .save-btn,[data-theme=light] .status-badge,[data-theme=light] .map-tool,[data-theme=light] .map-hint{color:var(--ivory);border-color:var(--border)}[data-theme=light] .status-badge{color:var(--gold)}[data-theme=light] .map-tool--active,[data-theme=light] .pill--active{color:var(--on-gold)}[data-theme=light] .leaflet-bar a{background:#fff!important;color:var(--ivory)!important}[data-theme=light] .leaflet-popup-content-wrapper,[data-theme=light] .leaflet-popup-tip{background:#fff}