/* The Merino Group — themerinogroup.com
   Collab Media design system (Oct 2026). Original code; no Luxury Presence theme. */
:root{
  --navy:#071527; --navy-2:#0d2240; --ink:#0f1726; --text:#2b3443; --muted:#5f6878;
  --rose:#c9a19c; --rose-2:#b4847e; --rose-soft:#f3e8e5;
  --sand:#f6f3ee; --paper:#fff; --line:#e7e1d8;
  --serif:"Fraunces",Georgia,"Times New Roman",serif; --sans:"Manrope",system-ui,-apple-system,"Segoe UI",sans-serif;
  --r:14px; --r-lg:22px; --shadow:0 18px 40px -22px rgba(7,21,39,.35);
  --wrap:1180px; --pad:clamp(16px,4vw,32px);
}
*{box-sizing:border-box}
[hidden]{display:none!important}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
body{margin:0;background:var(--paper);color:var(--text);font:400 17px/1.65 var(--sans);-webkit-font-smoothing:antialiased}
img{max-width:100%;height:auto;display:block}
a{color:var(--navy-2);text-underline-offset:3px}
a:hover{color:var(--rose-2)}
h1,h2,h3,h4{font-family:var(--serif);color:var(--ink);font-weight:500;line-height:1.12;letter-spacing:-.01em;margin:0 0 .5em}
h1{font-size:clamp(2.3rem,5.6vw,4.3rem)}
h2{font-size:clamp(1.8rem,3.6vw,2.7rem)}
h3{font-size:clamp(1.25rem,2vw,1.5rem)}
p{margin:0 0 1em}
.sr{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0)}
.skip{position:absolute;left:-999px;top:8px;background:var(--navy);color:#fff;padding:8px 14px;border-radius:8px;z-index:99}
.skip:focus{left:8px}
:focus-visible{outline:2px solid var(--rose-2);outline-offset:3px}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 var(--pad)}
.section{padding:clamp(64px,9vw,120px) 0}
.section--sand{background:var(--sand)}
.section--navy{background:var(--navy);color:#d9dee7}
.section--navy h2,.section--navy h3{color:#fff}
.eyebrow{display:inline-flex;align-items:center;gap:10px;font:600 .78rem/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;color:var(--rose-2);margin-bottom:18px}
.eyebrow::before{content:"";width:28px;height:1px;background:currentColor}
.lede{font-size:1.15rem;color:var(--muted);max-width:62ch}
.center{text-align:center}.center .lede{margin-left:auto;margin-right:auto}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:10px;border-radius:999px;padding:15px 26px;font:600 .95rem/1 var(--sans);text-decoration:none;border:1px solid transparent;cursor:pointer;transition:background .2s,color .2s,border-color .2s,transform .2s}
.btn:hover{transform:translateY(-1px)}
.btn--navy{background:var(--navy);color:#fff}.btn--navy:hover{background:var(--navy-2);color:#fff}
.btn--rose{background:var(--rose);color:var(--navy)}.btn--rose:hover{background:#d8b3ae;color:var(--navy)}
.btn--ghost{border-color:currentColor;color:var(--navy)}.btn--ghost:hover{background:var(--navy);color:#fff;border-color:var(--navy)}
.btn--light{border-color:rgba(255,255,255,.6);color:#fff}.btn--light:hover{background:#fff;color:var(--navy)}
.btn--sm{padding:10px 18px;font-size:.85rem}
.btn-row{display:flex;flex-wrap:wrap;gap:12px;margin-top:28px}

/* header */
.hdr{position:sticky;top:0;z-index:50;background:rgba(255,255,255,.96);backdrop-filter:saturate(1.4) blur(10px);border-bottom:1px solid var(--line);transition:background .25s,border-color .25s}
.hdr__in{max-width:1320px;margin:0 auto;padding:12px var(--pad);display:flex;align-items:center;gap:22px}
.hdr__logo{flex:0 0 auto;display:block;width:clamp(190px,22vw,268px)}
.hdr__logo .logo-light{display:none}
.hdr__nav{display:flex;gap:clamp(12px,1.6vw,26px);margin-left:auto}
.hdr__nav a{font:600 .9rem/1 var(--sans);color:var(--ink);text-decoration:none;padding:8px 0;border-bottom:1px solid transparent;white-space:nowrap}
.hdr__nav a:hover,.hdr__nav a[aria-current]{border-color:var(--rose-2);color:var(--ink)}
.hdr__tools{display:flex;align-items:center;gap:12px}
.hdr__lang{font:700 .8rem/1 var(--sans);letter-spacing:.08em;color:var(--ink);text-decoration:none;border:1px solid var(--line);border-radius:999px;padding:9px 11px}
.hdr__burger{display:none;width:44px;height:44px;border:0;background:none;cursor:pointer;flex-direction:column;justify-content:center;gap:6px;padding:10px}
.hdr__burger span:not(.sr){display:block;height:2px;background:var(--ink);border-radius:2px;transition:transform .2s}
.hdr--over{position:fixed;left:0;right:0;background:transparent;border-color:transparent;backdrop-filter:none}
.hdr--over .hdr__logo .logo-light{display:block}.hdr--over .hdr__logo .logo-dark{display:none}
.hdr--over .hdr__nav a,.hdr--over .hdr__lang{color:#fff}
.hdr--over .hdr__lang{border-color:rgba(255,255,255,.45)}
.hdr--over .hdr__burger span:not(.sr){background:#fff}
.hdr--over.is-scrolled{background:rgba(7,21,39,.92);backdrop-filter:blur(10px)}
.drawer{display:flex;flex-direction:column;gap:4px;padding:8px var(--pad) 24px;background:var(--paper);border-top:1px solid var(--line)}
.drawer a{padding:12px 0;font:600 1.05rem/1.2 var(--sans);color:var(--ink);text-decoration:none;border-bottom:1px solid var(--line)}
.drawer .btn{margin-top:14px;border:0}
.drawer[hidden]{display:none}
@media (min-width:1081px){.drawer{display:none}}
@media (max-width:1080px){.hdr__nav{display:none}.hdr__burger{display:flex}.hdr__tools{margin-left:auto}.hdr__call{display:none}}

/* hero */
.hero{position:relative;min-height:min(92vh,880px);display:flex;align-items:flex-end;color:#fff;isolation:isolate}
.hero__img{position:absolute;inset:0;z-index:-2}
.hero__img img{width:100%;height:100%;object-fit:cover}
.hero::after{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(90deg,rgba(7,21,39,.72) 0%,rgba(7,21,39,.35) 55%,rgba(7,21,39,0) 100%),linear-gradient(180deg,rgba(7,21,39,.5) 0%,rgba(7,21,39,0) 30%,rgba(7,21,39,.55) 100%)}
.hero__in{width:100%;max-width:var(--wrap);margin:0 auto;padding:140px var(--pad) clamp(48px,8vw,96px)}
.hero h1{color:#fff;max-width:15ch}
.hero .eyebrow{color:var(--rose)}
.hero__sub{font-size:clamp(1.05rem,1.6vw,1.25rem);max-width:56ch;color:#e8ebf1;margin-bottom:28px}
.search{display:flex;gap:8px;background:#fff;border-radius:999px;padding:8px;max-width:620px;box-shadow:var(--shadow)}
.search input{flex:1;border:0;font:500 1rem var(--sans);padding:12px 18px;border-radius:999px;color:var(--ink);min-width:0}
.search input:focus{outline:none}
.hero--page{min-height:clamp(380px,56vh,560px)}
.hero--plain{background:var(--navy);min-height:auto}
.hero--plain::after{display:none}
.hero--plain .hero__in{padding-top:clamp(56px,8vw,96px)}

/* grids & cards */
.grid{display:grid;gap:clamp(18px,2.4vw,28px)}
.grid--2{grid-template-columns:repeat(2,minmax(0,1fr))}
.grid--3{grid-template-columns:repeat(3,minmax(0,1fr))}
.grid--4{grid-template-columns:repeat(4,minmax(0,1fr))}
@media (max-width:960px){.grid--3,.grid--4{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media (max-width:640px){.grid--2,.grid--3,.grid--4{grid-template-columns:1fr}}
.split{display:grid;grid-template-columns:1.05fr .95fr;gap:clamp(32px,6vw,88px);align-items:center}
.split--rev .split__media{order:2}
@media (max-width:900px){.split{grid-template-columns:1fr}.split--rev .split__media{order:0}}
.media-frame{border-radius:var(--r-lg);overflow:hidden;box-shadow:var(--shadow)}
.media-frame img{width:100%;height:100%;object-fit:cover}
.card{background:var(--paper);border:1px solid var(--line);border-radius:var(--r);overflow:hidden;display:flex;flex-direction:column;text-decoration:none;color:inherit;transition:transform .25s,box-shadow .25s}
.card:hover{transform:translateY(-3px);box-shadow:var(--shadow);color:inherit}
.card__img{aspect-ratio:4/3;overflow:hidden;background:var(--sand)}
.card__img img{width:100%;height:100%;object-fit:cover;transition:transform .6s}
.card:hover .card__img img{transform:scale(1.04)}
.card__body{padding:20px 22px 24px;display:flex;flex-direction:column;gap:8px;flex:1}
.card__meta{font:600 .75rem/1 var(--sans);letter-spacing:.14em;text-transform:uppercase;color:var(--rose-2)}
.card h3{margin:0}
.card p{color:var(--muted);margin:0;font-size:.97rem}
.card__more{margin-top:auto;font-weight:600;color:var(--navy-2)}

/* neighborhood tiles (typographic, no stock photos) */
/* neighborhood cards: map of the city limits on top, clear "explore" affordance */
.hood{display:flex;flex-direction:column;border-radius:var(--r);overflow:hidden;text-decoration:none;background:#fff;color:var(--text);border:1px solid var(--line);box-shadow:0 1px 0 rgba(7,21,39,.04);transition:transform .25s,box-shadow .25s,border-color .25s}
.hood:hover{transform:translateY(-4px);box-shadow:var(--shadow);border-color:var(--rose);color:var(--text)}
.hood__map{display:block;aspect-ratio:16/10;overflow:hidden;background:#eceae6}
.hood__map img{width:100%;height:100%;object-fit:cover;transition:transform .5s}
.hood:hover .hood__map img{transform:scale(1.05)}
.hood__body{display:flex;flex-direction:column;gap:10px;padding:18px 20px 20px;flex:1}
.hood h3{color:var(--ink);margin:0;font-size:clamp(1.3rem,1.8vw,1.55rem)}
.hood__county{font:600 .7rem/1 var(--sans);letter-spacing:.14em;text-transform:uppercase;color:var(--rose-2)}
.hood__stats{display:flex;gap:20px;font-size:.82rem;color:var(--muted)}
.hood__stats strong{display:block;font:500 1.15rem/1.15 var(--serif);color:var(--ink)}
.hood__more{margin-top:auto;padding-top:6px;font:700 .86rem/1 var(--sans);color:var(--navy-2);display:inline-flex;align-items:center;gap:8px}
.hood__more::after{content:"";width:18px;height:12px;background:currentColor;transition:transform .25s;
  -webkit-mask:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 18 12'%3E%3Cpath d='M0 6h16M11 1l5 5-5 5' fill='none' stroke='black' stroke-width='1.8'/%3E%3C/svg%3E") no-repeat center/contain;
  mask:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 18 12'%3E%3Cpath d='M0 6h16M11 1l5 5-5 5' fill='none' stroke='black' stroke-width='1.8'/%3E%3C/svg%3E") no-repeat center/contain}
.hood:hover .hood__more{color:var(--rose-2)}
.hood:hover .hood__more::after{transform:translateX(5px)}
.section--navy .hood{border-color:rgba(255,255,255,.08)}

/* stat tiles */
.stats{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:1px;background:var(--line);border:1px solid var(--line);border-radius:var(--r);overflow:hidden}
.stats>div{background:var(--paper);padding:22px}
.stats strong{display:block;font:500 clamp(1.5rem,2.6vw,2.1rem)/1.1 var(--serif);color:var(--ink)}
.stats span{font-size:.86rem;color:var(--muted)}
@media (max-width:720px){.stats{grid-template-columns:repeat(2,minmax(0,1fr))}}
.note{font-size:.82rem;color:var(--muted);margin-top:12px}

/* about / team */
.portrait{border-radius:var(--r-lg);overflow:hidden;aspect-ratio:4/5;background:var(--sand)}
.portrait img{width:100%;height:100%;object-fit:cover}
.team-card{text-decoration:none;color:inherit;display:block}
.team-card .portrait{transition:transform .3s}
.team-card:hover .portrait{transform:translateY(-4px)}
.team-card h3{margin:16px 0 2px}
.team-card p{margin:0;color:var(--muted)}
.pill{display:inline-block;padding:6px 12px;border-radius:999px;background:var(--rose-soft);color:var(--rose-2);font:600 .78rem/1 var(--sans)}
.checks{list-style:none;padding:0;margin:0 0 1em;display:grid;gap:10px}
.checks li{padding-left:28px;position:relative}
.checks li::before{content:"";position:absolute;left:0;top:.55em;width:14px;height:8px;border-left:2px solid var(--rose-2);border-bottom:2px solid var(--rose-2);transform:rotate(-45deg)}

/* reviews */
.review{background:var(--paper);border-radius:var(--r);padding:28px;border:1px solid var(--line);display:flex;flex-direction:column;gap:14px}
.review__stars{color:#d6a548;letter-spacing:2px}
.review p{font:400 1.05rem/1.6 var(--serif);color:var(--ink);margin:0}
.review cite,.review figcaption{font:600 .85rem var(--sans);font-style:normal;color:var(--muted);margin-top:auto}
.review blockquote{font:400 1.02rem/1.6 var(--serif);color:var(--ink);margin:0}
.quotes{columns:3 320px;column-gap:24px}.quotes .review{break-inside:avoid;margin:0 0 24px}

/* prose (guides, articles) */
.prose{max-width:760px}
.prose h2{margin-top:1.6em}
.prose h3{margin-top:1.3em}
.prose ul,.prose ol{padding-left:1.2em}
.prose li{margin:.3em 0}
.prose a{color:var(--navy-2)}
.toc{position:sticky;top:110px;align-self:start;border-left:1px solid var(--line);padding-left:20px;font-size:.92rem}
.toc a{display:block;color:var(--muted);text-decoration:none;padding:5px 0}
.toc a:hover{color:var(--ink)}
.layout-side{display:grid;grid-template-columns:minmax(0,1fr) 260px;gap:clamp(32px,6vw,80px)}
@media (max-width:960px){.layout-side{grid-template-columns:1fr}.toc{display:none}}
.faq details{border-bottom:1px solid var(--line);padding:18px 0}
.faq summary{cursor:pointer;font:500 1.12rem/1.4 var(--serif);color:var(--ink);list-style:none;display:flex;justify-content:space-between;gap:16px}
.faq summary::after{content:"+";font-family:var(--sans);color:var(--rose-2)}
.faq details[open] summary::after{content:"–"}
.faq details>div{padding-top:10px;color:var(--text)}

/* CTA band */
.cta{border-radius:var(--r-lg);background:linear-gradient(120deg,var(--navy) 0%,var(--navy-2) 100%);color:#d9dee7;padding:clamp(36px,6vw,64px);display:grid;grid-template-columns:1.3fr 1fr;gap:32px;align-items:center;position:relative;overflow:hidden}
.cta h2{color:#fff}
.cta::after{content:"";position:absolute;right:-80px;bottom:-120px;width:340px;height:340px;border-radius:50%;border:1px solid rgba(201,161,156,.35)}
@media (max-width:860px){.cta{grid-template-columns:1fr}}

/* forms */
.form{display:grid;gap:14px}
.form .row{display:grid;grid-template-columns:1fr 1fr;gap:14px}
@media (max-width:640px){.form .row{grid-template-columns:1fr}}
.form label{display:grid;gap:6px;font:600 .82rem/1.2 var(--sans);color:var(--ink)}
.section--navy .form label,.cta .form label{color:#e6eaf1}
.form input,.form textarea,.form select{font:500 1rem var(--sans);padding:13px 15px;border:1px solid var(--line);border-radius:12px;background:#fff;color:var(--ink);width:100%}
.form textarea{min-height:120px;resize:vertical}
.form .consent{display:flex;gap:10px;align-items:flex-start;font:400 .82rem/1.45 var(--sans);color:var(--muted)}
.form .consent input{width:auto;margin-top:3px}
.form .hp{position:absolute;left:-5000px}
.form__msg{font-weight:600;min-height:1.2em}
.form__msg.is-ok{color:#2f7a4f}.form__msg.is-err{color:#b42318}

/* live listings widget (/cm/live-listings.js) */
.cm-live-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:22px}
@media (max-width:960px){.cm-live-grid{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media (max-width:600px){.cm-live-grid{grid-template-columns:1fr}}
.cm-live-card{display:flex;flex-direction:column;border:1px solid var(--line);border-radius:var(--r);overflow:hidden;text-decoration:none;color:inherit;background:#fff;transition:transform .25s,box-shadow .25s}
.cm-live-card:hover{transform:translateY(-3px);box-shadow:var(--shadow);color:inherit}
.cm-live-ph{position:relative;aspect-ratio:4/3;background:var(--sand);overflow:hidden}
.cm-live-ph img{width:100%;height:100%;object-fit:cover}
.cm-live-ph em{position:absolute;left:12px;top:12px;z-index:1;font:700 .7rem/1 var(--sans);letter-spacing:.12em;text-transform:uppercase;font-style:normal;background:#fff;color:var(--navy);padding:7px 10px;border-radius:999px}
.cm-live-bd{padding:16px 18px 18px;display:flex;flex-direction:column;gap:4px}
.cm-live-bd strong{font:500 1.4rem/1.1 var(--serif);color:var(--ink)}
.cm-live-bd small{color:var(--muted);font-size:.9rem}
.cm-live-bd i{font-style:normal;font-size:.72rem;color:var(--muted);margin-top:6px}
.cm-btn-row{margin-top:26px}
.cm-live-btn{display:inline-flex;border-radius:999px;padding:14px 24px;background:var(--navy);color:#fff;text-decoration:none;font-weight:600}
.cm-live-meta,.cm-live-attr{font-size:.78rem;color:var(--muted);margin-top:14px}

/* sold portfolio */
.sold{border:1px solid var(--line);border-radius:var(--r);padding:20px 22px;background:#fff;display:flex;flex-direction:column;gap:6px}
.sold__status{font:700 .7rem/1 var(--sans);letter-spacing:.12em;text-transform:uppercase;color:var(--rose-2)}
.sold strong{font:500 1.3rem/1.1 var(--serif);color:var(--ink)}
.sold small{color:var(--muted)}

/* footer */
.ftr{background:var(--navy);color:#b9c1cf;padding:72px 0 28px;font-size:.95rem}
.ftr a{color:#e7ebf2;text-decoration:none}.ftr a:hover{color:var(--rose)}
.ftr__grid{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:40px}
@media (max-width:860px){.ftr__grid{grid-template-columns:1fr}}
.ftr__logo{width:260px;margin-bottom:18px}
.ftr__h{font:600 .78rem/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;color:var(--rose);margin-bottom:16px}
.ftr__links,.ftr__social{display:flex;flex-direction:column;gap:8px}
.ftr__social{flex-direction:row;gap:16px}
.ftr__legal{margin-top:48px;padding-top:24px;border-top:1px solid rgba(255,255,255,.1);display:grid;gap:10px;font-size:.78rem;color:#8f99aa}
.ftr__legal img{filter:invert(1) brightness(1.6);opacity:.85;width:110px}

.form__fine{font-size:.78rem;line-height:1.45;color:var(--muted);margin:0}.form__fine a{color:inherit;text-decoration:underline}
.cta .form__fine,.section--navy .form__fine,.cta .form .consent,.section--navy .form .consent{color:#aab3c2}

/* ---------- home search (full-height app under the site header) ---------- */
body.is-app{height:100vh;height:100dvh;display:flex;flex-direction:column;overflow:hidden}
.is-app .hdr{flex:0 0 auto}
.is-app main{flex:1 1 auto;min-height:0;display:flex;flex-direction:column}
.hs{flex:1 1 auto;min-height:0;display:flex;flex-direction:column;background:var(--sand)}
.hs__filters{display:flex;flex-wrap:wrap;gap:8px;align-items:center;padding:12px var(--pad);background:#fff;border-bottom:1px solid var(--line)}
.hs__seg{display:inline-flex;border:1px solid var(--line);border-radius:999px;overflow:hidden;flex:0 0 auto;background:#fff}
.hs__seg button{border:0;background:none;font:600 .82rem/1 var(--sans);padding:11px 16px;cursor:pointer;color:var(--muted)}
.hs__seg button.on{background:var(--navy);color:#fff}
.hs__f{border:1px solid var(--line);border-radius:999px;background:#fff;font:500 .88rem/1.2 var(--sans);color:var(--ink);padding:10px 14px;min-width:0}
.hs__f:focus{outline:0;border-color:var(--navy)}
.hs__q{flex:1 1 220px;max-width:320px}
select.hs__f{appearance:none;-webkit-appearance:none;padding-right:30px;background:#fff url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='10' height='6'%3E%3Cpath d='M1 1l4 4 4-4' stroke='%23071527' fill='none' stroke-width='1.4'/%3E%3C/svg%3E") no-repeat right 12px center}
.hs__view{display:none;margin-left:auto}
.hs__app{flex:1 1 auto;min-height:0;display:flex}
.hs__panel{flex:0 0 56%;max-width:56%;overflow-y:auto;padding:0 clamp(14px,2vw,24px)}
.hs__mapwrap{flex:1 1 auto;position:relative;background:#e9edf0}
#hsMap{position:absolute;inset:0}
.hs__mapnote{position:absolute;left:12px;bottom:28px;margin:0;background:rgba(255,255,255,.94);color:var(--muted);font-size:.75rem;padding:5px 10px;border-radius:8px}
.hs__meta{display:flex;justify-content:space-between;align-items:baseline;gap:12px;flex-wrap:wrap;padding:20px 2px 6px}
.hs__meta h1{font-size:clamp(1.4rem,2.2vw,1.9rem);margin:0}
.hs__meta span{font-size:.85rem;color:var(--muted)}
.hs__grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(250px,1fr));gap:16px;padding:12px 0 22px}
.hs-card{display:flex;flex-direction:column;background:#fff;border:1px solid var(--line);border-radius:var(--r);overflow:hidden;text-decoration:none;color:var(--ink);transition:transform .2s,box-shadow .2s}
.hs-card:hover{transform:translateY(-2px);box-shadow:var(--shadow);color:var(--ink)}
.hs-card.is-hl{outline:2px solid var(--rose-2)}
.hs-card__ph{position:relative;aspect-ratio:4/3;background:#ebe6de;display:block;overflow:hidden}
.hs-card__ph img{width:100%;height:100%;object-fit:cover}
.hs-card__badge{position:absolute;top:10px;left:10px;z-index:1;background:rgba(255,255,255,.95);color:var(--navy);font:700 .66rem/1 var(--sans);letter-spacing:.12em;text-transform:uppercase;padding:6px 10px;border-radius:999px}
.hs-card__bd{display:flex;flex-direction:column;gap:3px;padding:12px 14px 14px;font-size:.84rem;color:var(--text)}
.hs-card__bd strong{font:500 1.3rem/1.15 var(--serif);color:var(--ink)}
.hs-card__bd strong small{font:500 .8rem var(--sans);color:var(--muted);margin-left:2px}
.hs-card__ad{color:var(--muted);white-space:nowrap;overflow:hidden;text-overflow:ellipsis}
.hs-card__mls{font-size:.7rem;color:#8a8f98;white-space:nowrap;overflow:hidden;text-overflow:ellipsis;margin-top:4px}
.hs__empty{padding:40px 0;text-align:center;color:var(--muted)}
.hs__more{text-align:center;padding:0 0 24px}
.hs__spin{display:inline-block;width:15px;height:15px;border:2px solid var(--line);border-top-color:var(--navy);border-radius:50%;animation:hsspin 1s linear infinite;vertical-align:-3px}
@keyframes hsspin{to{transform:rotate(360deg)}}
.maplibregl-popup-content{padding:0;border-radius:12px;overflow:hidden;box-shadow:0 12px 30px rgba(7,21,39,.25);font-family:var(--sans)}
.hs-pop a{display:block;text-decoration:none;color:var(--ink);width:230px}
.hs-pop img{width:100%;height:120px;object-fit:cover;background:#ebe6de}
.hs-pop span{display:flex;flex-direction:column;gap:2px;padding:10px 12px 12px}
.hs-pop strong{font:500 1.1rem var(--serif)}
.hs-pop small{font-size:.75rem;color:var(--muted);line-height:1.4}
.maplibregl-popup-close-button{font-size:18px;padding:2px 8px;color:#fff;text-shadow:0 1px 3px rgba(0,0,0,.5)}
@media (max-width:900px){
  .hs__view{display:inline-flex}
  .hs__q{flex:1 1 100%;max-width:none;order:-1}
  .hs__filters{overflow-x:auto;flex-wrap:nowrap;scrollbar-width:none}
  .hs__filters::-webkit-scrollbar{display:none}
  .hs__filters .hs__q{flex:0 0 220px;order:0}
  .hs__panel{flex:1 1 100%;max-width:100%}
  .hs__mapwrap{display:none}
  body.hs-mapmode .hs__panel{display:none}
  body.hs-mapmode .hs__mapwrap{display:block}
}

/* MLS compliance footer used by search + property */
.mls-legal{border-top:1px solid var(--line);margin-top:8px;padding:20px 2px 28px;font-size:.76rem;line-height:1.6;color:var(--muted)}
.mls-legal p{margin:0 0 8px}
.mls-legal__upd{font-weight:600;letter-spacing:.04em}
.mls-legal a{color:inherit}
.mls-legal img{margin-top:10px;opacity:.75}

/* ---------- property detail ---------- */
.pp{padding-top:18px;padding-bottom:20px}
.pp__back{margin:0 0 14px;font:600 .88rem var(--sans)}
.pp__back a{text-decoration:none;color:var(--navy-2)}
.pp__back a::before{content:"";display:inline-block;width:7px;height:7px;border-left:1.5px solid currentColor;border-bottom:1.5px solid currentColor;transform:rotate(45deg);margin-right:8px;vertical-align:1px}
.pp__loading{color:var(--muted);padding:40px 0}
.pp__gone{padding:60px 0}
.pp__gal{display:grid;grid-template-columns:2fr 1fr;gap:8px;border-radius:var(--r-lg);overflow:hidden}
.pp__gal button{border:0;padding:0;background:#ebe6de;cursor:pointer;display:block;position:relative;overflow:hidden}
.pp__main{aspect-ratio:16/10}
.pp__gal img{width:100%;height:100%;object-fit:cover}
.pp__side{display:grid;grid-template-rows:1fr 1fr;gap:8px}
.pp__morec{position:absolute;inset:0;background:rgba(7,21,39,.55);color:#fff;display:flex;align-items:center;justify-content:center;font:600 1rem var(--sans)}
.pp__strip{display:flex;gap:8px;overflow-x:auto;padding:10px 0 2px;scrollbar-width:thin}
.pp__strip img{height:62px;width:92px;object-fit:cover;border-radius:8px;cursor:pointer;opacity:.7;flex:none}
.pp__strip img.on{opacity:1;outline:2px solid var(--rose-2);outline-offset:-2px}
.pp__top{display:flex;justify-content:space-between;align-items:flex-end;gap:20px;flex-wrap:wrap;padding:28px 0 6px}
.pp__top .eyebrow{margin-bottom:10px}
.pp__price{font-size:clamp(2rem,4.4vw,3rem);margin:0}
.pp__addr{color:var(--muted);margin:6px 0 0;font-size:1.05rem}
.pp__specs{display:flex;flex-wrap:wrap;gap:0;border:1px solid var(--line);border-radius:var(--r);margin:18px 0 36px}
.pp__specs div{flex:1 1 120px;padding:14px 18px;border-right:1px solid var(--line)}
.pp__specs div:last-child{border-right:0}
.pp__specs strong{display:block;font:500 1.35rem/1.2 var(--serif);color:var(--ink)}
.pp__specs span{font-size:.78rem;color:var(--muted)}
.pp__cols{display:grid;grid-template-columns:1.5fr 1fr;gap:48px;padding-bottom:40px}
.pp__cols h2{font-size:1.5rem}
.pp__remarks{white-space:pre-line}
.pp__facts{margin:0}
.pp__facts div{display:flex;justify-content:space-between;gap:16px;padding:10px 2px;border-bottom:1px solid var(--line);font-size:.95rem}
.pp__facts dt{color:var(--muted)}
.pp__facts dd{margin:0;font-weight:600;color:var(--ink);text-align:right}
.pp__courtesy{font-size:.82rem;color:var(--muted);margin-top:18px}
.pp__inq{background:var(--sand);border-radius:var(--r-lg);padding:26px 24px;position:sticky;top:96px;align-self:start}
.pp__inq .form h3{font-size:1.35rem}
.pp__agent{display:flex;gap:12px;align-items:center;margin-top:18px;padding-top:16px;border-top:1px solid var(--line)}
.pp__agent img{width:48px;height:48px;border-radius:50%}
.pp__agent strong{display:block;color:var(--ink);font-size:.95rem}
.pp__agent span{font-size:.82rem;color:var(--muted)}
.pp-gate{position:fixed;inset:0;z-index:90;background:rgba(7,21,39,.6);display:flex;align-items:center;justify-content:center;padding:16px}
.pp-gate[hidden]{display:none}
.pp-gate__box{background:#fff;border-radius:var(--r-lg);max-width:440px;width:100%;padding:30px 28px;max-height:calc(100dvh - 32px);overflow:auto}
.pp-gate__box h2{font-size:1.6rem}
.pp-gate__box p{color:var(--muted);font-size:.95rem}
.pp-gate__skip{display:block;margin:12px auto 0;background:none;border:0;color:var(--muted);text-decoration:underline;cursor:pointer;font:500 .85rem var(--sans)}
@media (max-width:860px){
  .pp__gal{grid-template-columns:1fr}
  .pp__side{grid-template-rows:none;grid-template-columns:1fr 1fr}
  .pp__side button{aspect-ratio:16/10}
  .pp__cols{grid-template-columns:1fr;gap:32px}
  .pp__inq{position:static}
  .pp__specs div{border-right:0;border-bottom:1px solid var(--line)}
}

/* "Powered by Collab Media" credit */
.powered{display:inline-flex;align-items:center;gap:10px;width:max-content;align-self:flex-start;justify-self:start;margin-top:14px;font:600 .72rem/1 var(--sans);letter-spacing:.12em;text-transform:uppercase;color:#8f99aa;text-decoration:none;opacity:.85;transition:opacity .2s}
.powered:hover{opacity:1;color:#8f99aa}
.powered img{height:30px;width:auto;display:block}
.powered--light{color:var(--muted);margin:4px 0 10px;display:flex;width:max-content}
.powered--light:hover{color:var(--muted)}
.ftr__legal .powered img{filter:none;opacity:1;width:auto;height:30px}