@font-face{font-family:Newsreader;src:url('assets/newsreader-0.ttf') format('truetype');font-weight:400;font-style:normal;font-display:swap}
@font-face{font-family:'Source Sans 3';src:url('assets/source-sans-3-0.ttf') format('truetype');font-weight:400;font-style:normal;font-display:swap}
@font-face{font-family:'Source Sans 3';src:url('assets/source-sans-3-1.ttf') format('truetype');font-weight:600;font-style:normal;font-display:swap}
:root{--cream:#f6f2ea;--taupe:#e5ded2;--white:#fffdf9;--ink:#282d29;--muted:#575e55;--pine:#294e40;--line:#777e74;--scrim:rgba(24,30,26,.48);--heading:Newsreader,serif;--body:'Source Sans 3',sans-serif;--wrap:1248px;--gutter:clamp(24px,5.5vw,96px);--section:clamp(56px,7vw,104px);--header:100px;--focus:3px;--layer-header:10;--layer-menu:20}
*{box-sizing:border-box}html{scroll-padding-top:120px;color-scheme:light}body{margin:0;background:var(--cream);color:var(--ink);font-family:var(--body);font-size:18px;line-height:1.6;-webkit-font-smoothing:antialiased}::selection{background:var(--pine);color:var(--white)}a{color:var(--pine);text-underline-offset:6px;text-decoration-thickness:1px}a:hover{text-decoration-thickness:2px}a,button,summary,input,select,textarea{touch-action:manipulation;-webkit-tap-highlight-color:rgba(41,78,64,.16)}a:focus-visible,button:focus-visible,summary:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible{outline:var(--focus) solid var(--pine);outline-offset:5px}img{display:block;max-width:100%;height:auto}svg{flex-shrink:0;fill:none;stroke:currentColor;stroke-width:2}p{margin:0 0 24px;max-width:65ch}p:last-child{margin-bottom:0}h1,h2,h3{font-family:var(--heading);font-weight:400;line-height:1.12;letter-spacing:-.025em;text-wrap:balance;margin:0 0 26px}h1{font-size:clamp(36px,4vw,56px)}h2{font-size:clamp(32px,3.2vw,44px)}h3{font-size:28px}ul{margin:0;padding:0;list-style:none}button,input,select,textarea{font:inherit}button{cursor:pointer}button:active,.button:active{transform:translateY(1px)}:target{scroll-margin-top:120px}.wrap{width:min(var(--wrap),calc(100% - var(--gutter)*2));margin-inline:auto}.section{padding-block:var(--section)}.section-small{padding-block:40px}.cream{background:var(--cream)}.taupe{background:var(--taupe)}.white{background:var(--white)}.prose{max-width:65ch}.placeholder{font-size:15px;line-height:1.55;color:var(--muted);overflow-wrap:anywhere}.editorial-note{max-width:100%;margin-top:36px}.lead{font-size:21px}.skip-link{position:fixed;top:12px;left:12px;transform:translateY(-150%);background:var(--white);color:var(--pine);padding:12px 20px;z-index:30}.skip-link:focus{transform:translateY(0)}
.site-header{height:var(--header);position:sticky;top:0;background:var(--cream);z-index:var(--layer-header)}.header-inner{height:100%;width:calc(100% - var(--gutter)*2);max-width:1440px;margin:auto;display:flex;align-items:center;gap:28px}.brand{display:flex;align-items:center;width:210px;min-width:180px;min-height:48px;margin-right:auto}.logo{width:210px;height:auto}.desktop-nav{display:flex;align-items:center;gap:22px}.desktop-nav a{color:inherit;text-decoration:none;min-height:48px;display:flex;align-items:center;white-space:nowrap;font-size:18px}.desktop-nav a:hover,.desktop-nav a[aria-current=page]{text-decoration:underline}.button{display:inline-flex;align-items:center;justify-content:center;min-height:52px;padding:12px 28px;background:var(--pine);color:var(--white);border:1px solid var(--pine);text-decoration:none;font-size:18px;font-weight:600;line-height:1.35;text-align:center;border-radius:0}.button:hover{background:var(--ink);border-color:var(--ink);text-decoration:none}.header-cta{padding-inline:22px;white-space:nowrap}.button-light{background:transparent;border-color:var(--white);color:var(--white)}.button-light:hover{background:var(--white);color:var(--pine);border-color:var(--white)}.text-link{display:inline-flex;min-height:48px;align-items:center;font-weight:600}.actions{display:flex;gap:18px;align-items:center;flex-wrap:wrap}.mobile-nav{display:none}.home .site-header{position:fixed;left:0;right:0;background:linear-gradient(to bottom,rgba(246,242,234,.95),rgba(246,242,234,.78))}.home .site-header.is-solid{background:var(--cream)}
.hero{background:var(--ink);position:relative;min-height:740px;display:grid;place-items:center;padding:170px var(--gutter) 96px;color:var(--white);isolation:isolate}.cover{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:0}.hero .cover{object-position:50% 61%}.hero::after,.selling-band::after{content:"";position:absolute;inset:0;background:var(--scrim);z-index:1}.hero-content{position:relative;z-index:2;max-width:800px;text-align:center;margin-top:70px}.hero-content h1{max-width:780px;margin-inline:auto}.hero-content p{max-width:660px;margin:0 auto 32px;font-size:21px;line-height:1.5}.hero-content .actions{justify-content:center}.hero a:focus-visible,.selling-band a:focus-visible{outline-color:var(--white)}.intro{padding-block:80px}.intro-grid{display:grid;grid-template-columns:1fr 1fr;align-items:center;gap:80px}.intro-portrait{width:100%;max-height:650px;object-fit:contain;object-position:center}.intro-copy{max-width:510px}.intro-copy h2{margin-bottom:30px}.section-heading{display:flex;justify-content:space-between;align-items:baseline;gap:24px;margin-bottom:42px}.section-heading h2{margin:0}.sold-grid{display:grid;grid-template-columns:1fr 1fr;column-gap:72px;row-gap:48px}.sold-record{padding:8px 0 24px;min-width:0}.sold-record h2,.sold-record h3{font-size:30px;margin:20px 0 10px}.sold-record p{margin:0;color:var(--muted)}.sold-record .price{margin-top:14px;color:var(--pine)}.status{display:inline-block;background:var(--pine);color:var(--white);padding:5px 17px;font-size:14px;font-weight:600;letter-spacing:.04em}.quote-band{background:var(--taupe);padding-block:76px}blockquote{margin:0}blockquote p{font-family:var(--heading);font-size:clamp(28px,2.8vw,38px);line-height:1.3;max-width:980px;margin:0 auto 26px;text-wrap:pretty}.quote-band blockquote{text-align:center}cite{font-family:var(--body);font-style:normal;font-size:18px;display:block}.neighborhood-grid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:24px}.neighborhood-tile{display:block;text-decoration:none;color:var(--ink)}.neighborhood-tile .tile-label{font-size:24px;line-height:1.25;margin-top:24px;margin-bottom:0}.neighborhood-tile:hover .tile-label{text-decoration:underline;text-underline-offset:6px}.sketch{display:block;position:relative;width:100%;aspect-ratio:4/3;overflow:hidden;mix-blend-mode:multiply}.sketch img{position:absolute;width:200%;height:200%;max-width:none}.sketch-0 img{left:0;top:0}.sketch-1 img{left:-100%;top:0}.sketch-2 img{left:0;top:-100%}.sketch-3 img{left:-100%;top:-100%}.selling-band{background:var(--ink);position:relative;isolation:isolate;min-height:470px;padding:88px var(--gutter);display:grid;place-items:center;color:var(--white)}.selling-band .cover{object-position:50% 45%}.selling-content{position:relative;z-index:2;text-align:center;max-width:720px}.selling-content p{font-size:21px;max-width:640px;margin:0 auto 28px}.contact-layout{display:grid;grid-template-columns:1fr 1fr;gap:100px;align-items:start}.contact-lines{font-size:23px;line-height:1.8}.contact-lines .placeholder{font-size:18px}.contact-form{display:grid;gap:24px}.field{display:grid;gap:8px;min-width:0}.field label{font-weight:600;line-height:1.4}input,select,textarea{display:block;min-width:0;width:100%;border:1px solid var(--line);border-radius:0;background:var(--white);color:var(--ink);min-height:54px;padding:12px 14px;caret-color:var(--pine)}textarea{resize:vertical;min-height:130px}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:20px}.contact-form .button{justify-self:start;min-width:190px}.form-note{font-size:18px}.page-title{padding:64px 0 54px;background:var(--taupe)}.page-title h1{margin-bottom:12px}.page-title h1:only-child{margin-bottom:0}.story-grid,.personal-grid{display:grid;grid-template-columns:1fr 1.05fr;gap:80px;align-items:start}.story-grid>img{width:100%;max-height:730px;object-fit:contain;object-position:top}.personal-grid{align-items:center}.personal-grid>img{width:100%;max-height:560px;object-fit:contain}.review-full{max-width:900px}.review-full blockquote p{font-family:var(--body);font-size:20px;line-height:1.65;margin:0 0 24px}.review-full cite{margin-bottom:24px}.review-full .button{margin-top:24px}.area-grid{display:grid;grid-template-columns:1.1fr 1fr;gap:80px;align-items:center}.area-grid>img{width:100%;aspect-ratio:3/2;object-fit:cover}.neighborhood-detail:nth-of-type(odd) .area-grid>img{order:2}.selling-grid{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:start}.selling-grid>img{width:100%;aspect-ratio:4/5;object-fit:cover;object-position:35% center}.selling-list{display:grid;gap:32px}.selling-list h2{font-size:30px;margin-bottom:12px}.contact-page{background:var(--white)}.contact-portrait{width:100%;max-height:430px;object-fit:contain;object-position:left;margin-bottom:28px}.credits-list{display:grid;gap:28px;margin-bottom:40px}.credits-list a{display:inline-flex;align-items:center;min-height:48px;font-weight:600}.credits-list p{margin-bottom:0}.site-footer{background:var(--taupe);padding:64px 0 28px}.footer-grid{display:grid;grid-template-columns:1.15fr .7fr 1.1fr 1fr;gap:40px}.footer-brand>a{display:flex;align-items:center;min-height:48px;margin-bottom:24px}.footer-brand .logo{width:190px}.footer-brand p,.footer-contact p,.footer-legal p{font-size:18px;margin-bottom:14px;line-height:1.5}.footer-grid a:not(.brand){color:var(--ink)}.footer-grid nav a,.footer-contact>a,.footer-legal>a{display:inline-flex;align-items:center;min-height:48px;text-decoration:none}.footer-grid nav a:hover,.footer-contact>a:hover,.footer-legal>a:hover{text-decoration:underline}.housing{display:flex;gap:12px;align-items:center}.copyright{margin-top:48px;font-size:15px;color:var(--muted)}
@media(min-width:1600px){.hero{min-height:800px}}
@media(max-width:1199px){.desktop-nav{display:none}.mobile-nav{display:block;position:relative}.mobile-nav summary{list-style:none;display:flex;justify-content:center;align-items:center;min-width:48px;min-height:48px;cursor:pointer}.mobile-nav summary::-webkit-details-marker{display:none}.mobile-nav nav{position:absolute;right:0;top:64px;min-width:270px;padding:18px 24px;background:var(--cream);border:1px solid var(--line);z-index:var(--layer-menu);max-height:calc(100dvh - 130px);overflow-y:auto}.mobile-nav nav a{display:flex;align-items:center;min-height:48px;text-decoration:none}.mobile-nav nav a:hover,.mobile-nav nav a[aria-current=page]{text-decoration:underline}.intro-grid,.story-grid,.personal-grid,.area-grid,.selling-grid{gap:48px}.contact-layout{gap:56px}.footer-grid{grid-template-columns:1fr 1fr;gap:40px 64px}.neighborhood-grid{grid-template-columns:1fr 1fr;gap:40px}.hero{min-height:700px}.intro{padding-block:64px}}
@media(max-width:767px){:root{--header:84px;--gutter:24px}.header-inner{gap:12px}.brand{min-width:0;width:175px}.brand .logo{width:175px}.header-cta{display:none}.hero{min-height:690px;padding-top:138px;padding-bottom:60px}.hero-content{margin-top:50px;text-align:left}.hero-content h1{font-size:36px;max-width:350px}.hero-content p{font-size:19px;margin-bottom:28px}.hero-content .actions{display:grid;gap:14px}.hero .cover{object-position:52% center}.hero-content .button{width:100%}.intro{padding-top:40px;padding-bottom:56px}.intro-grid,.story-grid,.personal-grid,.area-grid,.selling-grid,.contact-layout{grid-template-columns:minmax(0,1fr);gap:36px}.intro-portrait{max-height:none;width:100%;object-fit:contain}.intro-copy{max-width:none}.section-heading{display:block;margin-bottom:32px}.section-heading .text-link{margin-top:8px}.sold-grid{grid-template-columns:minmax(0,1fr);row-gap:28px}.sold-record{padding-bottom:12px}.sold-record h2,.sold-record h3{font-size:28px}.quote-band{padding-block:56px}.quote-band blockquote{text-align:left}.quote-band blockquote p{font-size:30px}.neighborhood-grid{grid-template-columns:minmax(0,1fr);gap:36px}.neighborhood-tile{display:grid;grid-template-columns:130px minmax(0,1fr);gap:20px;align-items:center}.neighborhood-tile .tile-label{font-size:23px;margin:0}.selling-band{min-height:430px;padding:64px 24px}.selling-content{position:relative;z-index:2;text-align:left}.selling-content p{font-size:19px}.page-title{padding:44px 0 40px}.lead{font-size:20px}.neighborhood-detail:nth-of-type(odd) .area-grid>img{order:0}.selling-grid>img{aspect-ratio:3/2}.personal-grid>img{order:-1}.form-row{grid-template-columns:minmax(0,1fr)}.contact-form .button{width:100%}.footer-grid{grid-template-columns:1fr 1fr;gap:32px 24px}.footer-brand,.footer-contact,.footer-legal{grid-column:1/-1}.footer-grid nav ul{display:grid;grid-template-columns:1fr 1fr;gap:0 24px}.footer-grid nav{grid-column:1/-1}.footer-brand .logo{width:180px}.site-footer{padding-top:48px}.copyright{margin-top:32px}.review-full blockquote p{font-size:18px}.contact-portrait{max-height:460px;object-position:center}.story-grid>img{max-height:none}.mobile-nav nav{right:0;width:min(300px,calc(100vw - 48px));min-width:0;top:58px}.placeholder{font-size:15px}.contact-lines{font-size:21px}}
@media(prefers-reduced-motion:no-preference){html{scroll-behavior:smooth}.button{transition:background-color 160ms cubic-bezier(.16,1,.3,1),color 160ms cubic-bezier(.16,1,.3,1),transform 160ms cubic-bezier(.16,1,.3,1)}.site-header{transition:background-color 180ms cubic-bezier(.16,1,.3,1)}}

/* Layout wrappers already provide 24–96px horizontal gutters and 56–104px vertical spacing. */
.desktop-nav a,.footer-grid nav a{min-width:48px}
@media(max-width:999px){.form-row{grid-template-columns:minmax(0,1fr)}}

.neighborhood-tile .tile-label{display:block;font-family:var(--heading);font-weight:400;letter-spacing:-.025em;text-wrap:balance}
.review-full{max-width:700px}

/* The photo header blends into the hero, then becomes a solid cream navigation bar. */
.home .site-header{background:linear-gradient(to bottom,rgba(24,30,26,.65),rgba(24,30,26,0));color:var(--white)}
.home .site-header .logo{filter:brightness(0) invert(1)}
.home .site-header .header-cta{background:transparent;border-color:var(--white);color:var(--white)}
.home .site-header .header-cta:hover{background:var(--white);color:var(--pine)}
.home .site-header a:focus-visible,.home .site-header summary:focus-visible{outline-color:var(--white)}
.home .site-header.is-solid{background:var(--cream);color:var(--ink)}
.home .site-header.is-solid .logo{filter:none}
.home .site-header.is-solid .header-cta{background:var(--pine);border-color:var(--pine);color:var(--white)}
.home .site-header.is-solid a:focus-visible,.home .site-header.is-solid summary:focus-visible,.home .mobile-nav nav a:focus-visible{outline-color:var(--pine)}