@font-face{font-family:"Cormorant";src:url(../fonts/cormorant.woff2) format("woff2");font-weight:300 700;font-display:swap}
@font-face{font-family:"Cormorant";src:url(../fonts/cormorant-italic.woff2) format("woff2");font-weight:300 700;font-style:italic;font-display:swap}
@font-face{font-family:"Source Sans";src:url(../fonts/sourcesans.woff2) format("woff2");font-weight:200 900;font-display:swap}
:root{
  --forest:#112f2a;--forest-2:#1a3d37;--forest-3:#0b211d;--green:#1d463f;--leaf:#7a6232;--sage:#edf1ee;--sage-2:#d6dfdb;
  --cream:#faf7f0;--ink:#1c2422;--muted:#4b5753;--gold:#9f8550;--gold-btn:#c2a96f;--gold-btn-hover:#cfb882;--gold-light:#d4bf8e;--white:#fff;
  --serif:"Cormorant",Georgia,"Times New Roman",serif;--sans:"Source Sans",system-ui,-apple-system,"Segoe UI",Roboto,Arial,sans-serif;
  --wrap:1180px;--radius:14px;--shadow:0 18px 40px -18px rgba(17,47,42,.35);
}
*{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{margin:0;font-family:var(--sans);font-size:1.0625rem;line-height:1.65;color:var(--ink);background:var(--cream)}
img{max-width:100%;height:auto;display:block}
a{color:var(--green)}
a:hover{color:var(--forest)}
:focus-visible{outline:3px solid var(--gold);outline-offset:3px;border-radius:4px}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 24px}
.skip{position:absolute;left:-999px;top:8px;background:var(--forest);color:#fff;padding:10px 16px;border-radius:8px;z-index:100}
.skip:focus{left:12px}
h1,h2,h3{text-wrap:balance;font-family:var(--serif);font-weight:600;line-height:1.1;color:var(--forest);margin:0 0 .5em;letter-spacing:-.01em}
h1{font-size:clamp(2.6rem,6vw,4.6rem)}
h2{font-size:clamp(2.1rem,4vw,3.1rem)}
h3{font-size:1.65rem}
p{margin:0 0 1.1em}
.eyebrow{font-family:var(--sans);text-transform:uppercase;letter-spacing:.18em;font-size:.8rem;font-weight:700;color:var(--leaf);margin:0 0 14px;display:flex;align-items:center;gap:12px}
.eyebrow::before{content:"";width:34px;height:2px;background:currentColor;display:inline-block}
.lede{font-size:1.2rem;color:var(--muted)}
/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:10px;font-weight:700;font-size:1rem;letter-spacing:.02em;text-decoration:none;padding:15px 26px;border-radius:999px;border:2px solid transparent;transition:background .2s,color .2s,border-color .2s,transform .2s;min-height:52px}
.btn svg{width:19px;height:19px;flex:none}
.btn-primary{background:var(--gold-btn);color:var(--forest)}
.btn-primary:hover{background:var(--gold-btn-hover);color:var(--forest);transform:translateY(-1px)}
.btn-ghost{border-color:rgba(255,255,255,.85);color:#fff}
.btn-ghost:hover{background:#fff;color:var(--forest)}
.btn-green{background:var(--forest);color:#fff}
.btn-green:hover{background:var(--green);color:#fff}
.btn-outline{border-color:var(--green);color:var(--green)}
.btn-outline:hover{background:var(--green);color:#fff}
/* header */
.site-header{position:sticky;top:0;z-index:50;background:rgba(255,255,255,.97);border-bottom:1px solid rgba(17,47,42,.08);backdrop-filter:saturate(1.4) blur(8px)}
.site-header .wrap{display:flex;align-items:center;justify-content:space-between;height:96px;gap:20px}
.brand{display:block;flex:none;line-height:0}
.brand img{height:72px;width:auto}
.nav{display:flex;align-items:center;gap:6px}
.nav a{color:var(--ink);text-decoration:none;font-weight:600;font-size:.98rem;padding:10px 12px;border-radius:8px}
.nav a.btn{border-radius:999px}
.nav a:hover,.nav a[aria-current="page"]{color:var(--green);background:var(--sage)}
.nav .btn{margin-left:8px;padding:11px 20px;min-height:44px;color:#fff}
.nav .btn:hover{background:var(--green);color:#fff}
.nav a{white-space:nowrap}
@media (min-width:961px) and (max-width:1180px){
  .brand img{height:58px}
  .nav{gap:2px}
  .nav a{padding:10px 9px;font-size:.95rem}
  .nav .btn{margin-left:6px;padding:11px 16px}
}
.menu-btn{display:none;background:none;border:0;padding:10px;margin-right:-10px;cursor:pointer;color:var(--forest)}
.menu-btn svg{width:30px;height:30px}
@media (max-width:960px){
  .site-header .wrap{height:78px}
  .brand img{height:52px}
  .menu-btn{display:block}
  .nav{position:absolute;left:0;right:0;top:100%;flex-direction:column;align-items:stretch;background:#fff;padding:10px 20px 22px;border-bottom:1px solid rgba(17,47,42,.1);box-shadow:0 20px 30px -20px rgba(0,0,0,.25);display:none}
  .nav.open{display:flex}
  .nav a{padding:14px 12px;font-size:1.08rem}
  .nav .btn{margin:10px 0 0}
}
/* hero */
.hero{position:relative;color:#fff;min-height:clamp(560px,calc(100vh - 96px),780px);display:flex;align-items:center;overflow:hidden;background:var(--forest)}
.hero picture,.hero picture img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero picture img{object-position:50% 55%}
.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(9,28,25,.15) 0%,rgba(9,28,25,.08) 35%,rgba(9,28,25,.74) 100%),linear-gradient(90deg,rgba(9,28,25,.58) 0%,rgba(9,28,25,0) 65%)}
.hero .wrap{position:relative;z-index:1;width:100%;padding-top:72px;padding-bottom:72px}
.hero .eyebrow{color:var(--gold-light)}
.hero h1{color:#fff;max-width:19ch;text-shadow:0 2px 24px rgba(0,0,0,.35)}
.hero p{font-size:clamp(1.1rem,1.6vw,1.3rem);max-width:600px;color:#f1f5ef;text-shadow:0 1px 12px rgba(0,0,0,.4)}
.hero .actions{display:flex;flex-wrap:wrap;gap:14px;margin-top:28px}
.hero.page-hero{min-height:420px;align-items:flex-end}
.page-hero h1{max-width:18ch}
/* sections */
section{padding:96px 0}
.bg-sage{background:var(--sage)}
.bg-white{background:#fff}
.intro{display:grid;grid-template-columns:5fr 7fr;gap:72px;align-items:center}
.portrait{position:relative}
.portrait img{border-radius:var(--radius);box-shadow:var(--shadow);width:100%;aspect-ratio:4/5;object-fit:cover}
.portrait::before{content:"";position:absolute;inset:22px -22px -22px 22px;border:2px solid var(--sage-2);border-radius:var(--radius);z-index:-1}
.portrait .badge{position:absolute;left:-14px;bottom:28px;background:var(--forest);color:#fff;padding:14px 20px;border-radius:12px;box-shadow:var(--shadow);font-size:.95rem;line-height:1.35}
.portrait .badge strong{display:block;font-family:var(--serif);font-size:1.35rem;font-weight:600}
.facts{list-style:none;padding:0;margin:26px 0 30px;display:grid;grid-template-columns:1fr 1fr;gap:14px 26px}
.facts li{display:flex;gap:12px;align-items:flex-start;font-weight:600;color:var(--forest);line-height:1.35}
.facts svg{flex:none;width:22px;height:22px;color:var(--gold);margin-top:1px}
.sec-head{max-width:720px;margin:0 auto 52px;text-align:center}
.sec-head .eyebrow{justify-content:center}
.sec-head .eyebrow::after{content:"";width:34px;height:2px;background:currentColor;display:inline-block}
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.card{background:#fff;border-radius:var(--radius);overflow:hidden;box-shadow:0 1px 0 rgba(17,47,42,.06),0 14px 34px -22px rgba(17,47,42,.45);display:flex;flex-direction:column}
.card img{aspect-ratio:4/3;object-fit:cover;width:100%;transition:transform .6s}
.card .media{overflow:hidden}
.card:hover img{transform:scale(1.04)}
.card .body{padding:28px 28px 30px;display:flex;flex-direction:column;flex:1}
.card ul{padding-left:1.1em;margin:0 0 22px;color:var(--muted)}
.card li{margin-bottom:6px}
.card .more{margin-top:auto;font-weight:700;text-decoration:none;display:inline-flex;gap:8px;align-items:center}
.card .more:hover{gap:12px}
/* testimonials band */
.band{position:relative;color:#fff;overflow:hidden;background:var(--forest)}
.band>picture img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:.28}
.band .wrap{position:relative}
.band h2,.band .eyebrow{color:#fff}
.band .eyebrow{color:var(--gold-light)}
.quotes{display:grid;grid-template-columns:repeat(2,1fr);gap:26px}
.quote{background:rgba(255,255,255,.97);color:var(--ink);border-radius:var(--radius);padding:34px 34px 28px;margin:0;position:relative;box-shadow:0 20px 40px -24px rgba(0,0,0,.6)}
.quote::before{content:"\201C";position:absolute;top:-6px;left:24px;font-family:var(--serif);font-size:6rem;line-height:1;color:var(--gold)}
.quote p{font-family:var(--serif);font-size:1.42rem;line-height:1.4;color:var(--forest);margin:18px 0 18px;font-weight:500}
.quote footer{font-weight:700;font-size:.95rem;color:var(--ink)}
.quote footer span{display:block;font-weight:400;color:var(--muted);font-size:.9rem}
.center{text-align:center}
.band .center{margin-top:42px}
/* scenery */
.scenery{display:grid;grid-template-columns:repeat(4,1fr);gap:14px}
.scenery figure{margin:0;border-radius:12px;overflow:hidden;aspect-ratio:1}
.scenery img{width:100%;height:100%;object-fit:cover;transition:transform .6s}
.scenery figure:hover img{transform:scale(1.05)}
.scenery figure:first-child{grid-column:span 2;grid-row:span 2;aspect-ratio:auto}
/* areas */
.areas{display:grid;grid-template-columns:7fr 5fr;gap:60px;align-items:center}
.county-list{list-style:none;padding:0;margin:24px 0 0;display:flex;flex-wrap:wrap;gap:10px}
.county-list a{display:inline-block;padding:10px 18px;border-radius:999px;background:#fff;border:1px solid var(--sage-2);text-decoration:none;font-weight:600;color:var(--forest)}
.county-list a:hover{background:var(--forest);color:#fff;border-color:var(--forest)}
.areas .photo img{border-radius:var(--radius);box-shadow:var(--shadow);aspect-ratio:4/5;object-fit:cover;width:100%}
/* contact */
.contact{background:var(--forest);color:#e6edeb}
.contact h2{color:#fff}
.contact .eyebrow{color:var(--gold-light)}
.contact-grid{display:grid;grid-template-columns:5fr 7fr;gap:60px;align-items:start}
.contact-cards{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.c-card{background:var(--forest-2);border:1px solid rgba(255,255,255,.1);border-radius:var(--radius);padding:24px 24px 22px}
.c-card h3{color:#fff;font-size:1.3rem;margin-bottom:6px;font-family:var(--sans);font-weight:700;letter-spacing:0}
.c-card .label{text-transform:uppercase;letter-spacing:.14em;font-size:.75rem;font-weight:700;color:#b9c9c4;margin:0 0 6px}
.c-card a{color:#fff;font-size:1.35rem;font-weight:700;text-decoration:none}
.c-card a:hover{color:var(--gold-light)}
.c-card p{margin:0}
.c-card small{display:block;color:#b9c9c4;font-size:.92rem;margin-top:4px}
.mm{display:flex;gap:20px;align-items:center;margin-top:30px;background:#fff;color:var(--ink);border-radius:var(--radius);padding:20px 24px}
.mm picture{flex:none}.mm img{width:160px}
.mm p{margin:0;font-size:.98rem}
.mm a{color:var(--green);font-weight:700}
/* footer */
.site-footer{background:var(--forest-3);color:#c2cfcb;padding:64px 0 40px;font-size:.95rem}
.site-footer .cols{display:grid;grid-template-columns:5fr 3fr 4fr;gap:40px}
.site-footer img.flogo{width:260px;height:auto;margin-bottom:20px}
.site-footer h4{font-family:var(--sans);color:#fff;text-transform:uppercase;letter-spacing:.14em;font-size:.8rem;margin:6px 0 14px}
.site-footer ul{list-style:none;padding:0;margin:0}
.site-footer li{margin-bottom:8px}
.site-footer a{color:#e6edeb;text-decoration:none}
.site-footer a:hover{color:var(--gold-light);text-decoration:underline}
.legal{border-top:1px solid rgba(255,255,255,.1);margin-top:44px;padding-top:24px;display:flex;flex-wrap:wrap;gap:10px 28px;justify-content:space-between;font-size:.87rem;color:#a9bab5}
.legal .eho{display:inline-flex;gap:8px;align-items:center}
.legal .eho svg{width:20px;height:20px}
.preview-note{opacity:.75;font-size:.8rem}
/* sticky call */
.callbar{display:none}
@media (max-width:760px){
  .callbar{display:grid;grid-template-columns:1fr 1fr;gap:10px;position:fixed;left:0;right:0;bottom:0;z-index:60;padding:10px 12px calc(10px + env(safe-area-inset-bottom));background:rgba(255,255,255,.97);box-shadow:0 -8px 24px -10px rgba(0,0,0,.3)}
  .callbar .btn{padding:12px 10px;font-size:1rem;min-height:50px}
}
/* page content */
.prose{max-width:760px}
.prose p{font-size:1.12rem}
.two-col{display:grid;grid-template-columns:1fr 1fr;gap:40px}
.checklist{list-style:none;padding:0;margin:0}
.checklist li{position:relative;padding:10px 0 10px 34px;border-bottom:1px solid var(--sage-2)}
.checklist li::before{content:"";position:absolute;left:4px;top:17px;width:14px;height:8px;border-left:2.5px solid var(--gold);border-bottom:2.5px solid var(--gold);transform:rotate(-45deg)}
.tgroup{margin-bottom:64px}
.tgroup h2{display:flex;align-items:center;gap:18px}
.tgroup h2::after{content:"";flex:1;height:1px;background:var(--sage-2)}
.tgrid{columns:2;column-gap:26px}
.tgrid .quote{break-inside:avoid;margin-bottom:26px;box-shadow:0 1px 0 rgba(17,47,42,.06),0 14px 34px -24px rgba(17,47,42,.5);background:#fff}
.tgrid .quote p{font-size:1.3rem}
.about-grid{display:grid;grid-template-columns:7fr 5fr;gap:64px;align-items:start}
.about-grid aside{position:sticky;top:120px}
.about-grid aside img{border-radius:var(--radius);box-shadow:var(--shadow)}
.about-grid aside .c-mini{background:#fff;border-radius:var(--radius);padding:24px;margin-top:22px;box-shadow:0 14px 34px -24px rgba(17,47,42,.5)}
.c-mini p{margin:0 0 8px}
.c-mini a{font-weight:700}
.pull{font-family:var(--serif);font-size:1.7rem;line-height:1.35;color:var(--forest);border-left:3px solid var(--gold);padding:4px 0 4px 24px;margin:36px 0}
/* responsive */
@media (max-width:960px){
  section{padding:72px 0}
  .intro,.areas,.contact-grid,.about-grid{grid-template-columns:1fr;gap:44px}
  .cards{grid-template-columns:1fr 1fr}
  .cards .card:last-child{grid-column:span 2}
  .about-grid aside{position:static}
  .site-footer .cols{grid-template-columns:1fr 1fr}
  .site-footer .cols>div:first-child{grid-column:span 2}
  .portrait{max-width:440px}
}
@media (max-width:760px){
  body{font-size:1.03rem}
  .wrap{padding:0 20px}
  section{padding:60px 0}
  .hero{min-height:calc(100svh - 78px);align-items:flex-end}
  .hero .wrap{padding-bottom:40px;padding-top:40px}
  .hero .actions .btn{flex:1 1 100%}
  .hero.page-hero{min-height:320px}
  .cards,.quotes,.two-col{grid-template-columns:1fr}
  .cards .card:last-child{grid-column:auto}
  .tgrid{columns:1}
  .facts{grid-template-columns:1fr}
  .scenery{grid-template-columns:1fr 1fr}
  .contact-cards{grid-template-columns:1fr}
  .mm{flex-direction:column;align-items:flex-start}
  .site-footer .cols{grid-template-columns:1fr}
  .site-footer{padding-bottom:110px}
  .site-footer .cols>div:first-child{grid-column:auto}
  .portrait::before{inset:16px -12px -16px 16px}
  .portrait .badge{left:12px}
  .quote{padding:30px 24px 24px}
  .quote p{font-size:1.3rem}
}
@media (prefers-reduced-motion:reduce){*{transition:none!important;scroll-behavior:auto!important}}
/* ===== v3 additions: nav, search panel, gallery, area guide, calculator, contact form ===== */
.nav .btn svg{width:17px;height:17px}
@media (min-width:961px){.nav .nav-home{display:none}}
@media (min-width:1181px){.nav a{padding:10px 10px;font-size:.96rem}.nav{gap:2px}}
@media (min-width:961px) and (max-width:1180px){.nav a{padding:10px 7px;font-size:.92rem}.nav .btn{padding:10px 14px}.nav .btn svg{display:none}}
.btn-sm{min-height:42px;padding:9px 18px;font-size:.93rem}
/* home hero leaves room for the search panel overlap */
.hero.home-hero{min-height:clamp(540px,calc(100vh - 230px),660px)}
.hero.home-hero .wrap{padding-top:56px;padding-bottom:136px}
.hero-short{display:none}
/* search panel */
.search-sec{padding:0 0 8px;margin-top:-104px;background:linear-gradient(to bottom,transparent 104px,#fff 104px);position:relative;z-index:5}
.search-panel{background:#fff;border-radius:18px;box-shadow:0 30px 60px -28px rgba(17,47,42,.55),0 2px 0 rgba(17,47,42,.04);padding:28px 32px 24px;border-top:5px solid var(--gold-btn)}
.sp-head{display:flex;align-items:baseline;justify-content:space-between;gap:10px 28px;flex-wrap:wrap;margin-bottom:18px}
.sp-head h2{font-size:clamp(1.9rem,2.6vw,2.3rem);margin:0}
.sp-head p{margin:0;color:var(--muted);font-size:.98rem;max-width:560px}
.sp-grid{display:grid;grid-template-columns:repeat(6,1fr);gap:14px 14px;align-items:end}
.sp-loc{grid-column:span 2}
.sp-go{grid-column:span 3}
.sp-f label,.cf label{display:block;font-size:.76rem;font-weight:700;text-transform:uppercase;letter-spacing:.1em;color:var(--muted);margin:0 0 6px}
.sp-f input,.sp-f select,.cf input,.cf select,.cf textarea{width:100%;font:inherit;font-size:1rem;color:var(--ink);background:#fff;border:1.5px solid #c9d4d0;border-radius:10px;padding:0 12px;height:50px}
.cf textarea{height:auto;padding:12px;resize:vertical;min-height:140px}
.sp-f select,.cf select{appearance:none;-webkit-appearance:none;padding-right:34px;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'%3E%3Cpath d='M1 1l5 5 5-5' fill='none' stroke='%23112f2a' stroke-width='2'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 12px center}
.sp-f input:focus,.sp-f select:focus,.cf input:focus,.cf select:focus,.cf textarea:focus{border-color:var(--green);outline:3px solid rgba(194,169,111,.45);outline-offset:0}
.sp-go .btn{width:100%;height:50px;min-height:50px;font-size:1.05rem}
.is-land .sp-home{opacity:.45}
.sp-links{display:flex;flex-wrap:wrap;align-items:center;gap:8px 10px;margin:18px 0 0;padding-top:16px;border-top:1px solid var(--sage-2);font-size:.94rem}
.sp-links span{font-weight:700;color:var(--muted);margin-right:4px}
.sp-links a{display:inline-block;padding:7px 14px;border-radius:999px;background:var(--sage);color:var(--forest);font-weight:600;text-decoration:none}
.sp-links a:hover{background:var(--forest);color:#fff}
.contact-btns{display:flex;flex-wrap:wrap;gap:12px}
/* gallery */
.gallery{display:grid;grid-template-columns:repeat(3,1fr);gap:14px}
.gallery figure{margin:0;border-radius:12px;overflow:hidden;aspect-ratio:4/3;background:var(--sage)}
.gallery a{display:block;height:100%}
.gallery img{width:100%;height:100%;object-fit:cover;transition:transform .6s}
.gallery a:hover img{transform:scale(1.04)}
.lightbox{border:0;padding:0;background:transparent;max-width:100vw;max-height:100vh;width:100vw;height:100vh;margin:0;overflow:hidden}
.lightbox::backdrop{background:rgba(6,18,16,.93)}
.lightbox[open]{display:flex;align-items:center;justify-content:center}
.lightbox figure{margin:0;display:flex;flex-direction:column;align-items:center;max-width:calc(100vw - 140px)}
.lightbox img{max-width:100%;max-height:calc(100vh - 110px);width:auto;height:auto;border-radius:8px}
.lightbox figcaption{color:#e6edeb;margin-top:12px;font-size:1rem;text-align:center}
.lightbox button{position:absolute;background:rgba(255,255,255,.12);color:#fff;border:0;border-radius:999px;width:52px;height:52px;font-size:2.2rem;line-height:1;cursor:pointer}
.lightbox button:hover{background:rgba(255,255,255,.25)}
.lb-close{top:18px;right:18px}.lb-prev{left:18px;top:50%;transform:translateY(-50%)}.lb-next{right:18px;top:50%;transform:translateY(-50%)}
/* area guide */
.a-jump{display:flex;flex-wrap:wrap;gap:10px;margin-bottom:34px}
.a-jump a{padding:9px 18px;border-radius:999px;background:#fff;border:1px solid var(--sage-2);text-decoration:none;font-weight:600;color:var(--forest)}
.a-jump a:hover{background:var(--forest);color:#fff}
.a-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:24px}
.a-card{background:#fff;border-radius:var(--radius);padding:28px 30px;box-shadow:0 1px 0 rgba(17,47,42,.06),0 14px 34px -24px rgba(17,47,42,.5);scroll-margin-top:120px;display:flex;flex-direction:column}
.bg-white .a-card{background:var(--sage);box-shadow:none}
.a-card h3{margin-bottom:12px}
.a-links{list-style:none;padding:0;margin:0 0 18px}
.a-links li{padding:9px 0;border-bottom:1px solid var(--sage-2)}
.a-links li:last-child{border-bottom:0}
.a-links a{font-weight:700;text-decoration:none}
.a-links a::after{content:" \2197";font-weight:400;color:var(--gold)}
.a-links a[href^="buying"]::after{content:""}
.a-links a:hover{text-decoration:underline}
.a-links span{display:block;font-size:.9rem;color:var(--muted)}
.a-actions{display:flex;flex-wrap:wrap;gap:10px;margin:auto 0 0}
/* mortgage calculator */
.calc{display:grid;grid-template-columns:7fr 5fr;gap:28px;align-items:stretch}
.calc-in{display:grid;grid-template-columns:1fr 1fr;gap:18px 20px;background:var(--sage);border-radius:var(--radius);padding:28px}
.aff{display:flex;align-items:center;background:#fff;border:1.5px solid #c9d4d0;border-radius:10px;height:50px;overflow:hidden}
.aff:focus-within{border-color:var(--green);outline:3px solid rgba(194,169,111,.45)}
.aff span{padding:0 12px;color:var(--muted);font-weight:700}
.cf .aff input{border:0;height:48px;outline:0;padding:0 12px}
.aff span+input{padding-left:0}
.calc-out{background:var(--forest);color:#e6edeb;border-radius:var(--radius);padding:30px 32px}
.calc-out .label{text-transform:uppercase;letter-spacing:.14em;font-size:.78rem;font-weight:700;color:#b9c9c4;margin:0}
.calc-out .big{font-family:var(--serif);font-size:clamp(3rem,5vw,4rem);font-weight:600;color:#fff;line-height:1.05;margin:4px 0 18px}
.calc-out dl{margin:0 0 18px}
.calc-out dl div{display:flex;justify-content:space-between;gap:12px;padding:9px 0;border-bottom:1px solid rgba(255,255,255,.12)}
.calc-out dt{color:#c7d4d0}.calc-out dd{margin:0;font-weight:700;color:#fff}
.calc-out .note{font-size:.9rem;color:#b9c9c4;margin:0}
/* contact page */
.contact-page{padding:80px 0 96px}
.cp-grid{display:grid;grid-template-columns:5fr 6fr;gap:56px;align-items:start}
.contact-page h1{font-size:clamp(2.5rem,4.6vw,3.6rem)}
.cp-cards{display:grid;grid-template-columns:1fr 1fr;gap:14px;margin-top:26px}
.cp-cards>div{background:#fff;border-radius:12px;padding:18px 20px}
.cp-cards .label{text-transform:uppercase;letter-spacing:.14em;font-size:.72rem;font-weight:700;color:var(--muted);margin:0 0 4px}
.cp-cards a{font-size:1.2rem;font-weight:700;text-decoration:none;color:var(--forest)}
.cp-cards p{margin:0;font-weight:700;color:var(--forest);font-size:1.05rem}
.cp-cards small{display:block;color:var(--muted);font-size:.88rem;margin-top:2px}
.cform{background:#fff;border-radius:18px;padding:32px;box-shadow:0 30px 60px -32px rgba(17,47,42,.5);border-top:5px solid var(--gold-btn)}
.cform h2{font-size:2rem;margin-bottom:18px}
.cf{margin-bottom:16px}
.cf2{display:grid;grid-template-columns:1fr 1fr;gap:0 16px}
.cform .btn{margin-top:4px}
.fine{font-size:.88rem;color:var(--muted);margin:14px 0 0}
.hp{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}
@media (max-width:1180px) and (min-width:761px){
  .sp-grid{grid-template-columns:repeat(4,1fr)}
  .sp-loc{grid-column:span 2}.sp-go{grid-column:span 1}
}
@media (max-width:960px){
  .gallery{grid-template-columns:repeat(2,1fr)}
  .cp-grid,.calc{grid-template-columns:1fr}
}
@media (max-width:760px){
  /* phone hero: less empty sky, headline and buttons come up sooner */
  .hero.home-hero{min-height:0;align-items:flex-end;padding:0}
  .hero.home-hero .wrap{padding-top:120px;padding-bottom:28px}
  .hero.home-hero h1{font-size:2.45rem;margin-bottom:.35em}
  .hero.home-hero p{font-size:1.05rem;margin-bottom:0}
  .hero.home-hero .actions{margin-top:20px;gap:10px}
  .hero.home-hero .actions .btn{flex:1 1 0;padding:13px 12px;min-height:50px}
  .search-sec{background:var(--sage);padding:20px 0 28px}
  .search-sec{margin-top:0}
  .search-sec .wrap{padding:0 14px}
  .hero-long{display:none}
  .hero.home-hero .hero-short{display:block}
  .search-panel{padding:20px 18px 16px;border-radius:14px}
  .sp-head{margin-bottom:12px}
  .sp-head h2{font-size:1.75rem}
  .sp-head p{font-size:.92rem}
  .sp-grid{grid-template-columns:1fr 1fr;gap:10px}
  .sp-loc{grid-column:span 2}.sp-go{grid-column:span 1}
  .sp-f label{font-size:.7rem;margin-bottom:4px}
  .sp-f input,.sp-f select{height:46px;font-size:16px}
  .sp-go .btn{height:46px;min-height:46px}
  .sp-links{font-size:.88rem;gap:6px}
  .sp-links span{width:100%}
  .sp-links a{padding:6px 12px}
  .a-grid,.calc-in,.cp-cards,.cf2{grid-template-columns:1fr}
  .calc-in{padding:20px}
  .calc-out{padding:24px}
  .cform{padding:24px 20px}
  .contact-page{padding:48px 0 64px}
  .lightbox figure{max-width:100vw}
  .lightbox img{max-height:calc(100vh - 160px);border-radius:0}
  .lb-prev,.lb-next{top:auto;bottom:22px;transform:none}
  .lb-prev{left:calc(50% - 64px)}.lb-next{right:calc(50% - 64px)}
  .cf input,.cf select,.cf textarea{font-size:16px}
}

/* v3 polish */
button,input,select,textarea{font-family:inherit}
.gallery .g-big{grid-column:span 2;grid-row:span 2;aspect-ratio:auto}
.gallery .g-wide{grid-column:span 2;aspect-ratio:8/3}
.a-feature{grid-column:1/-1}
.a-feature .a-links{columns:2;column-gap:40px}
.a-feature .a-links li{break-inside:avoid}
.a-feature .a-links li:nth-last-child(2){border-bottom:0}
@media (min-width:761px){#buying>div:first-child{position:sticky;top:120px;align-self:start}}
@media (max-width:760px){.gallery .g-wide{grid-column:auto;aspect-ratio:4/3}.a-feature .a-links{columns:1}.a-feature .a-links li:nth-last-child(2){border-bottom:1px solid var(--sage-2)}}
.gallery figure{position:relative}.gallery figure>a{position:absolute;inset:0}
@media (max-width:760px){.cp-cards{grid-template-columns:1fr 1fr;gap:10px}.cp-cards>div{padding:14px}.cp-cards a{font-size:1.05rem}.cp-cards p{font-size:.98rem}}
@media (min-width:1181px) and (max-width:1240px){.nav a{padding:10px 8px;font-size:.95rem}.brand img{height:64px}}
@media (min-width:961px) and (max-width:1180px){.brand img{height:46px}.nav a{padding:9px 5px;font-size:.9rem}.nav .btn{margin-left:4px;padding:9px 12px}}
/* QA fix Oct 20: big/wide gallery tiles on 2-column layouts (big tile collapsed to 14px on phones) */
@media (max-width:960px){.gallery .g-big{grid-row:auto;aspect-ratio:4/3}.gallery .g-wide{grid-column:auto;aspect-ratio:4/3}}
/* QA polish Oct 20: 2-up contact cards on phones (matches contact page, shorter scroll) */
@media (max-width:760px){.contact-cards{grid-template-columns:1fr 1fr;gap:10px}.c-card{padding:14px}.c-card a,.c-card p[style]{font-size:1.05rem!important}.c-card small{font-size:.85rem}}
/* QA fix Oct 20: menu button turns into an X while the phone menu is open */
.menu-btn .i-close{display:none}.menu-btn[aria-expanded="true"] .i-menu{display:none}.menu-btn[aria-expanded="true"] .i-close{display:block}
/* Oct 20: tighter desktop hero so the home search panel shows above the fold on 1280x800 / 1366x768 laptops */
@media (min-width:761px){.hero.home-hero{padding:0}.hero.home-hero .wrap{padding-top:48px;padding-bottom:128px}}
/* ===== Oct 20 Quick Search hero (replaces the old wide search panel) ===== */
.hero.home-hero.qs-hero{min-height:0;padding:0;display:block}
.hero.home-hero.qs-hero .hero-grid{position:static;display:grid;grid-template-columns:minmax(0,1fr) 410px;gap:48px;align-items:center;padding-top:36px;padding-bottom:36px;min-height:clamp(560px,calc(100vh - 97px),680px)}
.hero.home-hero.qs-hero .hero-copy,.hero.home-hero.qs-hero .qs-col{position:relative;z-index:2}
.hero.home-hero.qs-hero .hero-copy h1{font-size:clamp(2.8rem,4.6vw,4.2rem)}
.qs-col{scroll-margin-top:110px}
.qs-card{background:#fff;color:var(--ink);border-radius:16px;border-top:5px solid var(--gold-btn);box-shadow:0 30px 60px -24px rgba(0,0,0,.55);padding:20px 22px 16px}
.qs-head{margin-bottom:12px}
.qs-head h2{font-size:2rem;margin:0 0 2px}
.qs-head p{margin:0;font-size:.9rem;color:var(--muted);text-shadow:none}
.qs-grid{display:grid;grid-template-columns:1fr 1fr;gap:10px 12px;align-items:end}
.qs-card .sp-f label{font-size:.7rem;margin-bottom:4px}
.qs-card .sp-f select{height:44px;font-size:.98rem}
.qs-card .sp-go .btn{width:100%;height:44px;min-height:44px;font-size:1.02rem}
.qs-links{display:flex;flex-wrap:wrap;gap:6px 6px;margin:14px 0 0;padding-top:12px;border-top:1px solid var(--sage-2);font-size:.84rem;text-shadow:none}
.qs-links a{display:inline-block;padding:5px 11px;border-radius:999px;background:var(--sage);color:var(--forest);font-weight:600;text-decoration:none;line-height:1.35}
.qs-links a:hover{background:var(--forest);color:#fff}
.hero.home-hero.qs-hero .actions .btn{flex:0 0 auto}
/* listing buttons, like her old "View Patti's Listings" / "View Land Listings" */
.list-btns{background:#fff;padding:28px 0 8px}
.lb-grid{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.lb-card{position:relative;display:block;height:150px;border-radius:14px;overflow:hidden;text-decoration:none;box-shadow:var(--shadow)}
.lb-card picture,.lb-card img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.lb-card::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(9,28,25,.78),rgba(9,28,25,.25))}
.lb-card span{position:absolute;left:24px;bottom:22px;z-index:1;color:#fff;font-family:var(--serif);font-size:1.9rem;font-weight:600;display:flex;align-items:center;gap:10px;text-shadow:0 1px 10px rgba(0,0,0,.4)}
.lb-card span svg{width:22px;height:22px}
.lb-card:hover img{transform:scale(1.04);transition:transform .5s}
/* stacked layout: tablets and phones */
@media (max-width:999px){
  .hero.home-hero.qs-hero{background:var(--sage)}
  .hero.home-hero.qs-hero::after{display:none}
  .hero.home-hero.qs-hero .hero-grid{display:block;max-width:none;padding:0;min-height:0}
  .hero.home-hero.qs-hero .hero-text{position:relative;overflow:hidden;padding:72px 24px 36px}
  .hero.home-hero.qs-hero .hero-text::after{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(180deg,rgba(9,28,25,.2) 0%,rgba(9,28,25,.75) 100%)}
  .hero.home-hero.qs-hero .hero-copy{max-width:720px;margin:0 auto}
  .qs-col{max-width:720px;margin:0 auto;padding:18px 24px 6px}
  .list-btns{background:var(--sage);padding:12px 0 24px}
  .lb-grid{max-width:720px;margin:0 auto}
}
@media (max-width:760px){
  .hero.home-hero.qs-hero .hero-text{padding:64px 18px 24px}
  .hero.home-hero.qs-hero .hero-copy h1{font-size:2.35rem;margin-bottom:.3em}
  .hero.home-hero.qs-hero .actions{margin-top:16px}
  .hero.home-hero.qs-hero .actions .btn{flex:1 1 100%}
  .qs-col{padding:14px 14px 4px}
  .qs-card{padding:16px 16px 12px;border-radius:14px}
  .qs-head{display:flex;align-items:baseline;justify-content:space-between;gap:8px;flex-wrap:wrap;margin-bottom:10px}
  .qs-head h2{font-size:1.7rem}
  .qs-head p{font-size:.8rem}
  .qs-card .sp-f select{height:44px;font-size:16px}
  .qs-links{font-size:.8rem}
  .list-btns{padding:10px 0 20px}
  .lb-grid{gap:10px;padding:0 14px}
  .lb-card{height:96px;border-radius:12px}
  .lb-card span{left:12px;right:10px;bottom:12px;font-size:1.15rem;line-height:1.1;gap:6px}
  .lb-card span svg{width:16px;height:16px;flex:none}
}
.qs-card .sp-go{grid-column:auto}
.hero.home-hero .qs-card p{max-width:none;text-shadow:none;color:var(--muted);font-size:.88rem;margin:0}
.hero.home-hero .qs-card .qs-links{font-size:.84rem;margin-top:14px}
@media (max-width:760px){
  .hero.home-hero.qs-hero .hero-text{padding:40px 18px 22px}
  .hero.home-hero.qs-hero .actions{display:none}
  .hero.home-hero .qs-card p{font-size:.78rem}
  .hero.home-hero .qs-card .qs-links{font-size:.8rem;margin-top:12px;padding-top:10px}
}
/* Oct 20 Blue Ridge hero: two-photo crossfade + lighter overlay */
.hero.home-hero.qs-hero .hero-slide{opacity:0;animation:heroFade 20s ease-in-out 4s infinite}
.hero.home-hero.qs-hero picture img{object-position:50% 50%}
@keyframes heroFade{0%,40%{opacity:0}50%,90%{opacity:1}100%{opacity:0}}
@media (prefers-reduced-motion:reduce){.hero.home-hero.qs-hero .hero-slide{display:none;animation:none}}
.hero.home-hero.qs-hero::after{z-index:1;background:linear-gradient(90deg,rgba(9,28,25,.66) 0%,rgba(9,28,25,.46) 32%,rgba(9,28,25,.12) 58%,rgba(9,28,25,0) 72%),linear-gradient(180deg,rgba(9,28,25,0) 55%,rgba(9,28,25,.32) 100%)}
.hero.home-hero.qs-hero .hero-copy{text-shadow:0 1px 3px rgba(0,0,0,.45),0 2px 18px rgba(0,0,0,.35)}
.hero.home-hero.qs-hero .hero-copy .btn{text-shadow:none}
@media (max-width:999px){
  .hero.home-hero.qs-hero .hero-text::after{background:linear-gradient(180deg,rgba(9,28,25,.08) 0%,rgba(9,28,25,.22) 35%,rgba(9,28,25,.72) 100%)}
  .hero.home-hero.qs-hero picture img{object-position:50% 60%}
}
@media (max-width:999px){
  .hero.home-hero.qs-hero .hero-text::after{background:linear-gradient(180deg,rgba(9,28,25,.42) 0%,rgba(9,28,25,.34) 40%,rgba(9,28,25,.74) 100%)}
}
.hero.home-hero.qs-hero .eyebrow{text-shadow:0 1px 2px rgba(0,0,0,.7),0 0 14px rgba(0,0,0,.45)}
/* Oct 20 County Links */
@media (min-width:961px){.site-footer .cols{grid-template-columns:4fr 3fr 3fr 3fr;gap:32px}}
.county-links{background:#fff;border-radius:14px;padding:26px 28px;margin:0 0 36px;border-top:4px solid var(--gold,#c2a66b);box-shadow:0 10px 30px rgba(9,28,25,.08)}
.county-links h2{margin:0 0 4px;font-size:clamp(1.7rem,3vw,2.2rem)}
.county-links p{margin:0 0 18px;color:var(--muted)}
.county-links ul{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(3,1fr);gap:12px}
.county-links a{display:block;padding:14px 16px;border:1px solid var(--sage-2,#dfe6df);border-radius:10px;text-decoration:none;color:inherit;height:100%}
.county-links a:hover,.county-links a:focus-visible{border-color:var(--green,#1f4d3a);background:var(--sage,#eef2ec)}
.county-links strong{display:block;font-size:1.05rem}
.county-links span{display:block;font-size:.82rem;color:var(--muted);word-break:break-all}
@media (max-width:760px){.county-links{padding:20px 18px}.county-links ul{grid-template-columns:1fr 1fr}}
@media (max-width:420px){.county-links ul{grid-template-columns:1fr}}
.county-links{scroll-margin-top:110px}
/* Oct 20 chamber link + anchor offset */
.county-links .chamber{margin-top:16px;padding-top:16px;border-top:1px solid var(--sage-2,#dfe6df)}
.county-links .chamber-main{background:var(--green,#1f4d3a);border-color:var(--green,#1f4d3a);color:#fff}
.county-links .chamber-main span{color:rgba(255,255,255,.85);word-break:normal}
.county-links .chamber-main:hover,.county-links .chamber-main:focus-visible{background:#163a2c;color:#fff}
.county-links .chamber-more{margin:12px 0 0;display:flex;flex-wrap:wrap;gap:8px 16px;font-size:.9rem}
.county-links .chamber-more a{display:inline;padding:0;border:0;color:var(--green,#1f4d3a);text-decoration:underline;height:auto}
.county-links .chamber-more a:hover{background:none}
html{scroll-padding-top:110px}
@media (max-width:760px){html{scroll-padding-top:84px}}
.county-links{scroll-margin-top:0}
.area-btns{display:flex;flex-wrap:wrap;gap:12px}.area-btns .btn{white-space:normal;text-align:left}