:root{
    --navy:#0B1A2E; --navy-2:#12263F; --navy-3:#1B3352;
    --ivory:#F7F4EF; --paper:#FBFAF7; --card:#ffffff;
    --gold:#C79A3F; --gold-soft:#D9B877; --gold-deep:#A97F2C;
    --ink:#171B21; --body:#3f4650; --muted:#5f6873; --line:#e7e2d8;
    --serif:'Cormorant Garamond',Georgia,serif;
    --sans:'Jost',-apple-system,BlinkMacSystemFont,'Segoe UI',sans-serif;
    --shadow:0 22px 60px -30px rgba(11,26,46,.5);
  }
  *{margin:0;padding:0;box-sizing:border-box}
  html{scroll-behavior:smooth}
  body{font-family:var(--sans);color:var(--body);background:var(--paper);line-height:1.6;-webkit-font-smoothing:antialiased;overflow-x:hidden}
  h1,h2,h3,h4{font-family:var(--serif);color:var(--navy);font-weight:500;line-height:1.12;letter-spacing:.2px}
  a{color:inherit;text-decoration:none}
  img{display:block;max-width:100%}
  .wrap{max-width:1240px;margin:0 auto;padding:0 28px}
  .eyebrow{font-family:var(--sans);font-size:12px;letter-spacing:.32em;text-transform:uppercase;color:var(--gold-deep);font-weight:500}
  .btn{display:inline-flex;align-items:center;gap:9px;font-family:var(--sans);font-size:13px;letter-spacing:.16em;text-transform:uppercase;font-weight:500;padding:15px 30px;border-radius:2px;cursor:pointer;border:1px solid transparent;transition:.35s}
  .btn-gold{background:var(--gold);color:#231a06}
  .btn-gold:hover{background:var(--gold-deep);color:#fff}
  .btn-ghost{background:transparent;border-color:rgba(255,255,255,.35);color:#fff}
  .btn-ghost:hover{border-color:var(--gold);color:var(--gold-soft)}
  .btn-dark{background:var(--navy);color:#fff}
  .btn-dark:hover{background:var(--navy-3)}

  /* header */
  header{position:sticky;top:0;z-index:50;transition:.4s;background:transparent}
  header.solid{background:rgba(11,26,46,.96);backdrop-filter:blur(10px);box-shadow:0 1px 0 rgba(255,255,255,.06)}
  .nav{display:flex;align-items:center;justify-content:space-between;padding-top:20px;padding-bottom:20px}
  .brand{display:flex;flex-direction:column;line-height:1}
  .brand .mark{font-family:var(--serif);font-size:25px;color:#fff;letter-spacing:.5px}
  .brand .mark b{color:var(--gold-soft);font-weight:500}
  .brand .sub{font-size:10px;letter-spacing:.42em;text-transform:uppercase;color:#9fb0c4;margin-top:5px}
  .menu{display:flex;align-items:center;gap:28px}
  .menu a{white-space:nowrap}
  .brand .mark{white-space:nowrap}
  .menu a{color:#e7ecf2;font-size:13px;letter-spacing:.09em;font-weight:400;transition:.25s}
  .menu a:hover{color:var(--gold-soft)}
  .menu .phone{color:var(--gold-soft);font-weight:500;letter-spacing:.06em}
  .burger{display:none;flex-direction:column;gap:5px;cursor:pointer}
  .burger span{width:24px;height:2px;background:#fff}

  /* hero */
  .hero{position:relative;min-height:92vh;display:flex;align-items:center;color:#fff;margin-top:-84px;padding-top:84px}
  .hero-bg{position:absolute;inset:0;background-size:cover;background-position:center}
  .hero-bg::after{content:'';position:absolute;inset:0;background:linear-gradient(90deg,rgba(8,19,31,.92) 0%,rgba(8,19,31,.78) 38%,rgba(8,19,31,.35) 75%,rgba(8,19,31,.2) 100%),linear-gradient(180deg,rgba(8,19,31,.5) 0%,rgba(8,19,31,0) 30%,rgba(8,19,31,.6) 100%)}
  .hero .hero-bg{background-position:65% 40%}
  .hero-inner{max-width:1240px!important}
  .hero-inner>h1,.hero-inner>p,.hero-inner>.eyebrow{max-width:760px}
  @media(max-width:760px){.hero-bg::after{background:linear-gradient(180deg,rgba(8,19,31,.75),rgba(8,19,31,.85))}}
  .hero-inner{position:relative;z-index:2}
  .hero-inner{padding-top:60px;padding-bottom:90px;max-width:760px;width:100%;min-width:0}
  .search-row>*,.trust{min-width:0}
  .hero h1{color:#fff;font-size:clamp(42px,6vw,74px);font-weight:400;margin:20px 0 22px}
  .hero h1 em{font-style:italic;color:var(--gold-soft)}
  .hero p.lead{font-size:18px;color:#dfe6ee;max-width:560px;font-weight:300}
  .trust{display:flex;gap:34px;margin-top:34px;flex-wrap:wrap}
  .trust .t{border-left:1px solid rgba(255,255,255,.22);padding-left:16px}
  .trust .n{font-family:var(--serif);font-size:30px;color:#fff}
  .trust .l{font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:#a9b8c8}

  /* search */
  .search{background:rgba(255,255,255,.97);border-top:3px solid var(--gold);box-shadow:var(--shadow);border-radius:3px;margin-top:44px;padding:10px;max-width:900px}
  .search-tabs{display:flex;gap:4px;padding:6px 6px 12px}
  .search-tabs button{font-family:var(--sans);font-size:12px;letter-spacing:.14em;text-transform:uppercase;padding:9px 20px;border:none;background:transparent;color:var(--muted);cursor:pointer;border-radius:2px;font-weight:500}
  .search-tabs button.active{background:var(--navy);color:#fff}
  .search-row{display:grid;grid-template-columns:2fr 1.2fr 1fr auto;gap:1px;background:var(--line);border-radius:2px;overflow:hidden}
  .search-row .field{background:#fff;padding:14px 16px}
  .search-row label{display:block;font-size:10px;letter-spacing:.16em;text-transform:uppercase;color:var(--muted);margin-bottom:4px}
  .search-row select,.search-row input{border:none;font-family:var(--sans);font-size:15px;color:var(--navy);width:100%;background:transparent}
  .search-go{background:var(--gold);border:none;color:#231a06;padding:0 30px;font-family:var(--sans);letter-spacing:.14em;text-transform:uppercase;font-size:13px;font-weight:600;cursor:pointer;transition:.3s}
  .search-go:hover{background:var(--gold-deep);color:#fff}

  /* section shell */
  section{padding:96px 0}
  .sec-head{max-width:640px;margin-bottom:44px}
  .sec-head.center{margin:0 auto 52px;text-align:center}
  .sec-head h2{font-size:clamp(30px,4vw,46px);margin:14px 0 0}
  .sec-head p{margin-top:16px;color:var(--body);font-size:16px}
  .rule{width:54px;height:2px;background:var(--gold);margin:18px 0 0}
  .center .rule{margin:18px auto 0}

  /* feed strip */
  .feedstrip{display:flex;align-items:center;justify-content:center;gap:12px;font-size:12px;letter-spacing:.08em;color:var(--muted);background:var(--ivory);border:1px solid var(--line);border-radius:40px;padding:9px 22px;width:fit-content;margin:0 auto 40px}
  .feedstrip .dot{width:8px;height:8px;border-radius:50%;background:#39b36a;box-shadow:0 0 0 4px rgba(57,179,106,.18)}

  /* listings grid */
  .grid{display:grid;grid-template-columns:repeat(3,1fr);gap:30px}
  .card{background:var(--card);border:1px solid var(--line);border-radius:4px;overflow:hidden;transition:.4s;position:relative}
  .card:hover{transform:translateY(-6px);box-shadow:var(--shadow)}
  .card .ph{position:relative;aspect-ratio:4/3;overflow:hidden}
  .card .ph img{width:100%;height:100%;object-fit:cover;transition:.7s}
  .card:hover .ph img{transform:scale(1.06)}
  .badge{position:absolute;top:14px;left:14px;background:var(--navy);color:#fff;font-size:10px;letter-spacing:.14em;text-transform:uppercase;padding:6px 12px;border-radius:2px;font-weight:500}
  .badge.sold{background:var(--gold-deep)}
  .badge.new{background:#2f7d4f}
  .fav{position:absolute;top:12px;right:12px;width:34px;height:34px;border-radius:50%;background:rgba(255,255,255,.9);display:flex;align-items:center;justify-content:center;color:var(--navy);font-size:15px}
  .card .body{padding:20px 20px 22px}
  .card .price{font-family:var(--serif);font-size:27px;color:var(--navy)}
  .card .addr{font-size:14px;color:var(--body);margin-top:4px}
  .card .town{font-size:12px;color:var(--muted);letter-spacing:.04em;margin-top:2px}
  .card .attrs{display:flex;gap:16px;margin-top:15px;padding-top:15px;border-top:1px solid var(--line);font-size:13px;color:var(--body)}
  .card .attrs b{color:var(--navy);font-weight:600}
  .card .mls{font-size:10px;letter-spacing:.08em;color:var(--muted);margin-top:12px;text-transform:uppercase}
  .more{text-align:center;margin-top:48px}

  /* areas */
  .areas{background:var(--navy);color:#fff}
  .areas .sec-head h2{color:#fff}
  .areas .sec-head p{color:#c3cfdc}
  .area-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:16px}
  .area{position:relative;height:190px;border-radius:4px;overflow:hidden;display:flex;align-items:flex-end;padding:18px}
  .area img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:.6s;filter:brightness(.62)}
  .area:hover img{transform:scale(1.08);filter:brightness(.72)}
  .area span{position:relative;z-index:2;font-family:var(--serif);font-size:22px;color:#fff}
  .area small{position:relative;z-index:2;display:block;font-family:var(--sans);font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--gold-soft)}
  .chips{display:flex;flex-wrap:wrap;gap:10px;justify-content:center;margin-top:34px}
  .chips a{border:1px solid rgba(255,255,255,.22);color:#dbe4ee;font-size:13px;padding:8px 16px;border-radius:40px;transition:.3s}
  .chips a:hover{border-color:var(--gold);color:var(--gold-soft)}

  /* about */
  .about{display:grid;grid-template-columns:0.9fr 1.1fr;gap:60px;align-items:center}
  .about .photo{position:relative}
  .about .photo img{border-radius:4px;width:100%;object-fit:cover;aspect-ratio:4/5}
  .about .photo .tag{position:absolute;bottom:-22px;right:-14px;background:var(--gold);color:#231a06;padding:18px 24px;border-radius:3px;box-shadow:var(--shadow)}
  .about .photo .tag .n{font-family:var(--serif);font-size:30px;line-height:1}
  .about .photo .tag .l{font-size:11px;letter-spacing:.12em;text-transform:uppercase}
  .about h2{font-size:clamp(30px,4vw,46px);margin:14px 0 18px}
  .about p{margin-bottom:16px}
  .sig{font-family:var(--serif);font-style:italic;font-size:28px;color:var(--navy);margin-top:8px}
  .stat-row{display:flex;gap:30px;margin:26px 0 30px;flex-wrap:wrap}
  .stat-row .s .n{font-family:var(--serif);font-size:34px;color:var(--navy)}
  .stat-row .s .l{font-size:11px;letter-spacing:.13em;text-transform:uppercase;color:var(--muted)}

  /* reviews */
  .reviews{background:var(--ivory)}
  .rev-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
  .rev{background:#fff;border:1px solid var(--line);border-radius:4px;padding:30px 26px;position:relative}
  .rev .stars{color:var(--gold);letter-spacing:2px;font-size:14px}
  .rev p{font-family:var(--serif);font-size:19px;line-height:1.5;color:var(--navy);margin:14px 0 18px;font-style:italic}
  .rev .who{font-size:13px;color:var(--body);font-weight:500}
  .rev .who small{display:block;color:var(--muted);font-weight:400;letter-spacing:.03em;margin-top:2px}

  /* cta */
  .cta{background:linear-gradient(120deg,var(--navy),var(--navy-3));color:#fff}
  .cta-in{display:grid;grid-template-columns:1fr 1fr;gap:56px;align-items:center}
  .cta h2{color:#fff;font-size:clamp(30px,4vw,44px)}
  .cta p{color:#c7d3df;margin-top:14px}
  .form{background:rgba(255,255,255,.05);border:1px solid rgba(255,255,255,.14);border-radius:6px;padding:30px}
  .form .fr{display:grid;grid-template-columns:1fr 1fr;gap:14px;margin-bottom:14px}
  .form input,.form textarea,.form select{width:100%;background:rgba(255,255,255,.06);border:1px solid rgba(255,255,255,.18);border-radius:3px;padding:13px 14px;color:#fff;font-family:var(--sans);font-size:14px}
  .form input::placeholder,.form textarea::placeholder{color:#9fb0c2}
  .form .full{margin-bottom:14px}

  /* footer */
  footer{background:#08131f;color:#8ea1b5;padding:64px 0 30px;font-size:13.5px}
  .foot-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr 1.2fr;gap:40px;padding-bottom:40px;border-bottom:1px solid rgba(255,255,255,.08)}
  .foot-grid h4{color:#fff;font-family:var(--sans);font-size:12px;letter-spacing:.16em;text-transform:uppercase;margin-bottom:16px;font-weight:500}
  .foot-grid a{display:block;color:#8ea1b5;margin-bottom:9px;transition:.25s}
  .foot-grid a:hover{color:var(--gold-soft)}
  .foot-brand .mark{font-family:var(--serif);font-size:24px;color:#fff}
  .foot-brand .mark b{color:var(--gold-soft);font-weight:500}
  .foot-brand p{margin-top:12px;max-width:280px;color:#7d8fa2}
  .mls-note{font-size:11.5px;line-height:1.7;color:#61748a;padding-top:22px;max-width:960px}
  .mls-note img{display:inline;height:0}
  .copy{display:flex;justify-content:space-between;flex-wrap:wrap;gap:12px;padding-top:22px;font-size:12px;color:#5f7186}

  @media(max-width:960px){
    .grid,.rev-grid{grid-template-columns:repeat(2,1fr)}
    .area-grid{grid-template-columns:repeat(2,1fr)}
    .about,.cta-in{grid-template-columns:1fr;gap:40px}
    .about .photo{max-width:420px;margin:0 auto}
    .foot-grid{grid-template-columns:1fr 1fr}
    .search-row{grid-template-columns:1fr 1fr}
    .search-go{grid-column:1/-1;padding:16px}
  }
  @media(max-width:1500px){
    .menu{display:none}.burger{display:flex}
    header.open{background:rgba(11,26,46,.98)}
    header.open .menu{display:flex;flex-direction:column;align-items:flex-start;gap:18px;position:absolute;top:100%;left:0;right:0;padding:8px 24px 26px;background:rgba(11,26,46,.98)}
  }
  @media(max-width:640px){
    .search-tabs{flex-wrap:wrap}.search-tabs button{padding:9px 12px;letter-spacing:.1em}
    .grid,.rev-grid,.area-grid{grid-template-columns:1fr}
    .foot-grid{grid-template-columns:1fr}
    .trust{gap:22px}
    section{padding:70px 0}
  }
  .reveal{opacity:0;transform:translateY(24px);transition:.8s cubic-bezier(.2,.7,.2,1)}
  .reveal.in{opacity:1;transform:none}

  /* valuation band */
  .valuation{background:linear-gradient(120deg,var(--navy-2),var(--navy));color:#fff;padding:82px 0}
  .val-in{display:grid;grid-template-columns:1fr 1fr;gap:50px;align-items:center}
  .valuation h2{color:#fff;font-size:clamp(28px,3.6vw,42px)}
  .valuation p{color:#c7d3df;margin-top:14px}
  .val-form{display:flex;gap:10px;background:rgba(255,255,255,.06);border:1px solid rgba(255,255,255,.16);border-radius:4px;padding:10px}
  .val-form input{flex:1;background:transparent;border:none;color:#fff;font-family:var(--sans);font-size:15px;padding:12px 14px}
  .val-form input::placeholder{color:#9fb0c2}
  .val-form .btn{white-space:nowrap}
  @media(max-width:760px){.val-in{grid-template-columns:1fr;gap:26px}.val-form{flex-direction:column}}

  /* team */
  .team{background:var(--paper)}
  .menu a.nav-mtg{color:var(--gold-soft);border:1px solid rgba(199,154,63,.55);padding:8px 14px;border-radius:2px}
  .menu a.nav-mtg:hover{background:var(--gold);color:#231a06}
  .financing{background:var(--paper);padding:82px 0}
  .fin-in{display:grid;grid-template-columns:1.1fr 1fr;gap:50px;align-items:center}
  .fin-card{background:#fff;border:1px solid var(--line);border-top:3px solid var(--gold);border-radius:4px;padding:34px 32px}
  .fin-card h3{font-family:var(--serif);font-size:28px;font-weight:500;color:var(--navy)}
  .fin-card .role{font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:var(--muted);margin-top:6px}
  .fin-card dl{margin:22px 0 26px;display:grid;grid-template-columns:auto 1fr;gap:8px 18px;font-size:15px}
  .fin-card dt{color:var(--muted)}.fin-card dd{color:var(--ink)}
  .fin-card dd a{color:var(--navy);border-bottom:1px solid var(--gold)}
  .fin-note{font-size:12px;color:var(--muted);margin-top:18px;line-height:1.6}
  @media(max-width:860px){.fin-in{grid-template-columns:1fr;gap:30px}}
  .team-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:30px;max-width:920px;margin:0 auto}
  .tcard{background:#fff;border:1px solid var(--line);border-radius:4px;overflow:hidden;transition:.4s}
  .tcard:hover{transform:translateY(-6px);box-shadow:var(--shadow)}
  .tcard .tph{aspect-ratio:4/5;overflow:hidden;background:var(--navy)}
  .tcard .tph img{width:100%;height:100%;object-fit:cover;object-position:center 18%;transition:.7s}
  .tcard:hover .tph img{transform:scale(1.05)}
  .tcard .tbody{padding:24px 26px 28px}
  .tcard .tname{font-family:var(--serif);font-size:27px;color:var(--navy);line-height:1}
  .tcard .trole{font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-deep);margin:8px 0 14px}
  .tcard .tcopy{font-size:14.5px;color:var(--body)}
  .tcard .tlinks{margin-top:16px;display:flex;flex-direction:column;gap:7px;font-size:13px}
  .tcard .tlinks a{color:var(--navy);border-bottom:1px solid var(--line);padding-bottom:3px;width:fit-content;transition:.25s}
  .tcard .tlinks a:hover{color:var(--gold-deep);border-color:var(--gold)}
  @media(max-width:640px){.team-grid{grid-template-columns:1fr;max-width:400px}}

  /* mobile call bar */
  .mobicall{display:none}
  @media(max-width:640px){
    .mobicall{display:grid;grid-template-columns:1fr 1fr 1fr;position:fixed;bottom:0;left:0;right:0;z-index:70;background:var(--navy);border-top:1px solid rgba(255,255,255,.12)}
    .mobicall a{color:#fff;text-align:center;padding:14px 6px;font-size:13px;letter-spacing:.05em;border-right:1px solid rgba(255,255,255,.1)}
    .mobicall a:last-child{border-right:none}
    body{padding-bottom:52px}
  }

  /* ===== v2 additions ===== */
  .skip{position:absolute;left:-999px}.skip:focus{left:12px;top:12px;z-index:99;background:#fff;color:var(--navy);padding:8px 12px}
  .menu a[aria-current=page]{color:var(--gold-soft)}
  .sir-strip{display:flex;align-items:center;gap:18px;margin-top:38px;color:#b9c6d4;font-size:12px;letter-spacing:.14em;text-transform:uppercase}
  .sir-strip img{height:34px;width:auto;opacity:.95}
  .sir-strip span{border-left:1px solid rgba(255,255,255,.25);padding-left:18px;line-height:1.5}
  /* page hero (inner pages) */
  .phero{position:relative;min-height:62vh;display:flex;align-items:flex-end;color:#fff;margin-top:-84px;padding:170px 0 70px}
  .phero .hero-bg::after{background:linear-gradient(180deg,rgba(8,19,31,.55),rgba(8,19,31,.35) 45%,rgba(8,19,31,.85))}
  .phero .wrap{position:relative;z-index:2;width:100%}
  .phero h1{color:#fff;font-size:clamp(40px,5.6vw,68px);font-weight:400;margin:16px 0 14px;max-width:900px}
  .phero h1 em{font-style:italic;color:var(--gold-soft)}
  .phero p.lead{font-size:18px;color:#dfe6ee;max-width:640px;font-weight:300}
  .crumbs{font-size:12px;letter-spacing:.12em;text-transform:uppercase;color:#b9c6d4}
  .crumbs a{color:#dfe6ee}.crumbs a:hover{color:var(--gold-soft)}
  .credit{position:absolute;right:14px;bottom:10px;z-index:3;font-size:10.5px;color:rgba(255,255,255,.6);letter-spacing:.02em}
  .credit a{color:rgba(255,255,255,.75);text-decoration:underline}
  /* prose / two-col */
  .split{display:grid;grid-template-columns:1.25fr .75fr;gap:64px;align-items:start}
  .prose h2{font-size:clamp(28px,3.4vw,40px);margin:0 0 18px}
  .prose h3{font-size:26px;margin:34px 0 10px}
  .prose p{margin-bottom:16px;font-size:16.5px}
  .prose ul{margin:0 0 18px 20px}.prose li{margin-bottom:8px}
  .prose a{color:var(--navy);border-bottom:1px solid var(--gold)}
  .aside{position:sticky;top:110px;background:#fff;border:1px solid var(--line);border-top:3px solid var(--gold);border-radius:4px;padding:30px 28px}
  .aside h3{font-size:24px;margin-bottom:6px}
  .aside dl{display:grid;grid-template-columns:auto 1fr;gap:10px 16px;font-size:14.5px;margin:18px 0 22px}
  .aside dt{color:var(--muted);font-size:11px;letter-spacing:.14em;text-transform:uppercase;padding-top:3px}
  .aside dd{color:var(--ink)}
  .aside .btn{width:100%;justify-content:center}
  .src{font-size:12px;color:var(--muted);margin-top:26px;line-height:1.7}
  .src a{color:var(--muted);text-decoration:underline;border:none}
  /* steps */
  .steps{counter-reset:s;display:grid;gap:18px;margin:26px 0}
  .step{counter-increment:s;background:#fff;border:1px solid var(--line);border-radius:4px;padding:22px 24px 22px 76px;position:relative}
  .step::before{content:counter(s,decimal-leading-zero);position:absolute;left:22px;top:18px;font-family:var(--serif);font-size:32px;color:var(--gold)}
  .step h3{font-size:22px;margin:0 0 6px}
  .step p{margin:0;font-size:15px}
  /* tables */
  .tbl{width:100%;border-collapse:collapse;margin:18px 0 10px;background:#fff;border:1px solid var(--line);font-size:15px}
  .tbl th,.tbl td{padding:12px 16px;text-align:left;border-bottom:1px solid var(--line)}
  .tbl th{font-family:var(--sans);font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);font-weight:500;background:var(--ivory)}
  .tbl td:last-child{font-family:var(--serif);font-size:20px;color:var(--navy)}
  /* community cards */
  .comm-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}
  .comm{position:relative;height:300px;border-radius:4px;overflow:hidden;display:flex;align-items:flex-end;padding:24px;color:#fff}
  .comm img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:.7s}
  .comm::after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(8,19,31,0) 30%,rgba(8,19,31,.85))}
  .comm:hover img{transform:scale(1.06)}
  .comm div{position:relative;z-index:2}
  .comm small{display:block;font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-soft)}
  .comm span{font-family:var(--serif);font-size:30px;line-height:1.1}
  .comm p{font-size:13.5px;color:#d5dde6;margin-top:6px;max-width:320px}
  .areas .chips{margin-top:40px}
  /* facts */
  .facts{display:grid;grid-template-columns:repeat(2,1fr);gap:18px;margin:10px 0 24px}
  .fact{background:#fff;border:1px solid var(--line);border-radius:4px;padding:22px}
  .fact h4{font-family:var(--sans);font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-deep);margin-bottom:8px;font-weight:500}
  .fact p{margin:0;font-size:15px}
  /* calculator */
  .calc{display:grid;grid-template-columns:1fr 1fr;gap:0;background:#fff;border:1px solid var(--line);border-radius:6px;overflow:hidden;box-shadow:var(--shadow)}
  .calc-in{padding:32px}
  .calc-in label{display:block;font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);margin:0 0 6px}
  .calc-in .row{margin-bottom:18px}
  .calc-in input{width:100%;border:1px solid var(--line);border-radius:3px;padding:12px 14px;font-family:var(--sans);font-size:16px;color:var(--navy);background:var(--paper)}
  .calc-in .two{display:grid;grid-template-columns:1fr 1fr;gap:14px}
  .calc-out{background:linear-gradient(140deg,var(--navy),var(--navy-3));color:#fff;padding:36px 34px;display:flex;flex-direction:column;justify-content:center}
  .calc-out .big{font-family:var(--serif);font-size:clamp(44px,5vw,62px);line-height:1;color:#fff;margin:10px 0 4px}
  .calc-out .lbl{font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-soft)}
  .calc-out table{width:100%;margin:24px 0;font-size:14.5px;border-collapse:collapse}
  .calc-out td{padding:8px 0;border-bottom:1px solid rgba(255,255,255,.1);color:#c7d3df}
  .calc-out td:last-child{text-align:right;color:#fff}
  .calc-note{font-size:12px;color:var(--muted);margin-top:14px;line-height:1.6}
  /* feature list */
  .feat{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}
  .feat>div{background:#fff;border:1px solid var(--line);border-radius:4px;padding:28px 24px}
  .feat h3{font-size:23px;margin:10px 0 8px}
  .feat .ic{font-family:var(--serif);font-size:34px;color:var(--gold)}
  .feat p{font-size:15px}
  .band{background:var(--ivory)}
  .quote-band{background:var(--navy);color:#fff;text-align:center;padding:90px 0}
  .quote-band blockquote{font-family:var(--serif);font-style:italic;font-size:clamp(26px,3.2vw,38px);max-width:900px;margin:0 auto;line-height:1.35;color:#fff}
  .quote-band cite{display:block;margin-top:20px;font-style:normal;font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:var(--gold-soft)}
  .painting{position:relative;min-height:420px;display:flex;align-items:center;color:#fff;padding:90px 0}
  .painting .wrap{position:relative;z-index:2}
  @media(max-width:960px){.split{grid-template-columns:1fr;gap:40px}.aside{position:static}.comm-grid,.feat{grid-template-columns:1fr 1fr}.calc{grid-template-columns:1fr}}
  @media(max-width:640px){.comm-grid,.feat,.facts{grid-template-columns:1fr}.calc-in .two{grid-template-columns:1fr}.phero{min-height:54vh;padding-bottom:50px}.sir-strip{flex-direction:column;align-items:flex-start}.sir-strip span{border:none;padding:0}}

  .listband{background:var(--ivory);padding:70px 0}
  .listband-in{display:grid;grid-template-columns:1.3fr 1fr;gap:40px;align-items:center}
  .listband h2{font-size:clamp(28px,3.4vw,40px);margin:12px 0 10px}
  .listband-cta{display:flex;flex-direction:column;gap:12px}
  .listband-cta .btn{justify-content:center}
  .chips.light a{border-color:var(--line);color:var(--navy);background:#fff}
  .chips.light a:hover{border-color:var(--gold);color:var(--gold-deep)}
  .intro-band{background:#fff;padding:64px 0;border-bottom:1px solid var(--line)}
  .intro-band p{font-family:var(--serif);font-size:clamp(21px,2.3vw,27px);line-height:1.5;color:var(--navy);max-width:980px;margin:0 auto;text-align:center}
  @media(max-width:860px){.listband-in{grid-template-columns:1fr}}

  .menu a.nav-co{font-family:var(--serif);font-size:19px;letter-spacing:.04em;color:#fff;border:1px solid rgba(255,255,255,.55);padding:6px 16px;border-radius:2px}
  .menu a.nav-co:hover{border-color:var(--gold);color:var(--gold-soft)}
  header.open .menu a.nav-co{font-size:21px}

  /* listing cards */
  .lgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
  .lcard{background:#fff;border:1px solid var(--line);border-radius:4px;overflow:hidden;display:flex;flex-direction:column;transition:.4s}
  .lcard:hover{box-shadow:var(--shadow);transform:translateY(-4px)}
  .lcard[hidden]{display:none}
  .lph{position:relative;display:block;aspect-ratio:3/2;overflow:hidden;background:var(--navy)}
  .lph img{width:100%;height:100%;object-fit:cover;transition:.7s}
  .lcard:hover .lph img{transform:scale(1.05)}
  .lph .badge{top:12px;left:12px;background:rgba(11,26,46,.88)}
  .lbody{padding:20px 22px 22px;display:flex;flex-direction:column;flex:1}
  .lprice{font-family:var(--serif);font-size:28px;color:var(--navy);line-height:1.1}
  .laddr{font-size:15px;color:var(--ink);margin-top:6px;font-weight:500}
  .ltown{font-size:12px;letter-spacing:.06em;color:var(--muted)}
  .lattrs{display:flex;flex-wrap:wrap;gap:6px 16px;margin-top:14px;padding-top:14px;border-top:1px solid var(--line);font-size:13px}
  .lattrs b{color:var(--navy);font-weight:600}
  .lcopy{font-size:13.5px;color:var(--body);margin-top:12px;line-height:1.55}
  .lcourtesy{font-size:10.5px;letter-spacing:.06em;text-transform:uppercase;color:var(--muted);margin-top:auto;padding-top:14px}
  .lbtns{display:flex;gap:8px;margin-top:14px;flex-wrap:wrap}
  .lbtns .btn{padding:11px 14px;font-size:11px;flex:1;justify-content:center}
  .btn-line{border-color:var(--navy);color:var(--navy)}
  .btn-line:hover{background:var(--navy);color:#fff}
  .lnote{font-size:12px;color:var(--muted);max-width:900px;margin:28px auto 0;text-align:center;line-height:1.6}
  .fchips{display:flex;flex-wrap:wrap;gap:8px;justify-content:center;margin:-18px 0 34px}
  .fchip{font-family:var(--sans);font-size:12.5px;letter-spacing:.06em;border:1px solid var(--line);background:#fff;color:var(--navy);padding:8px 16px;border-radius:40px;cursor:pointer}
  .fchip.active,.fchip:hover{background:var(--navy);color:#fff;border-color:var(--navy)}
  .lang-sw{border-bottom:1px solid rgba(217,184,119,.6)}
  @media(max-width:960px){.lgrid{grid-template-columns:1fr 1fr}}
  @media(max-width:640px){.lgrid{grid-template-columns:1fr}}

  .sms-fab{position:fixed;right:22px;bottom:22px;z-index:80;display:flex;align-items:center;gap:10px;background:var(--gold);color:#231a06;padding:14px 22px;border-radius:40px;box-shadow:0 14px 34px -12px rgba(11,26,46,.55);font-size:13px;letter-spacing:.14em;text-transform:uppercase;font-weight:600;transition:.3s}
  .sms-fab:hover{background:var(--gold-deep);color:#fff;transform:translateY(-2px)}
  @media(max-width:640px){.sms-fab{bottom:66px;right:14px;padding:12px 16px}.sms-fab span{display:none}}

  .fthb-badge{display:inline-block;margin-top:18px;background:rgba(199,154,63,.16);border:1px solid rgba(217,184,119,.6);color:#f3e3bf;padding:9px 16px;border-radius:2px;font-size:13px;letter-spacing:.06em}
  .fthb-band{background:var(--ivory);padding:84px 0;border-bottom:1px solid var(--line)}
  .fthb-in{display:grid;grid-template-columns:1.1fr .9fr;gap:56px;align-items:center}
  .fthb-band h2{font-size:clamp(30px,3.8vw,44px);margin:12px 0 16px}
  .fthb-btns{display:flex;gap:12px;flex-wrap:wrap;margin-top:26px}
  .fthb-list{list-style:none;display:grid;gap:14px}
  .fthb-list li{background:#fff;border:1px solid var(--line);border-left:3px solid var(--gold);padding:16px 18px;border-radius:3px;font-size:15px}
  .menu a.nav-fthb{color:var(--gold-soft);font-weight:500}
  @media(max-width:860px){.fthb-in{grid-template-columns:1fr;gap:30px}}

  .post-body h2{font-size:clamp(26px,3vw,34px);margin:38px 0 14px}
  .post-body h3{font-size:23px;margin:26px 0 10px}
  .post-body table{width:100%;border-collapse:collapse;margin:18px 0;background:#fff;border:1px solid var(--line);font-size:15px}
  .post-body th,.post-body td{padding:10px 14px;border-bottom:1px solid var(--line);text-align:left}
  .post-body th{background:var(--ivory);font-size:12px;letter-spacing:.1em;text-transform:uppercase;color:var(--muted);font-weight:500}
  .faq{background:#fff;border:1px solid var(--line);border-radius:3px;margin:10px 0;padding:14px 18px}
  .faq summary{cursor:pointer;font-weight:500;color:var(--navy)}
  .faq p{margin:10px 0 0}
  .src-list{font-size:13px;color:var(--muted)}
  .comm.post span{font-size:24px}

  .brand .sub{letter-spacing:.14em!important;font-size:9.5px!important;color:#c9d4e0!important}
  .office-line{font-size:15px;color:#dbe4ee;line-height:1.6;margin-top:6px}
  .namepair{display:flex;flex-direction:column;gap:2px;margin-top:10px}
  .namepair span{font-family:var(--serif);font-size:24px;color:var(--navy);line-height:1.2}
  .tcard .tbroker{font-family:var(--serif);font-size:27px;color:var(--navy);line-height:1.1;margin-top:4px}
  .tcard .tname{font-size:27px}
  .aside-broker{font-size:22px!important;line-height:1.2}
  .lph .badge{font-size:9px;letter-spacing:.08em;max-width:calc(100% - 24px);white-space:normal;line-height:1.3}

  .brand .sub{max-width:250px;line-height:1.45!important;white-space:normal}
  .menu{gap:22px}

  .nav{gap:32px}

  a.hero-listing{font-size:12.5px;color:#fff;background:rgba(8,19,31,.72);border:1px solid rgba(217,184,119,.5);padding:8px 14px;border-radius:2px;text-decoration:none;right:18px;bottom:18px;letter-spacing:.02em}
  a.hero-listing:hover{border-color:var(--gold);color:var(--gold-soft)}
  .hero .hero-bg{background-position:center 55%}
  @media(max-width:640px){a.hero-listing{left:14px;right:14px;bottom:10px;font-size:11.5px}}
  a.hero-listing{bottom:92px}
  @media(max-width:640px){a.hero-listing{bottom:12px}}
  a.hero-listing{top:112px;bottom:auto}
  @media(max-width:1500px){a.hero-listing{top:auto;bottom:18px}}
  @media(max-width:640px){a.hero-listing{bottom:12px}}
  @media(min-width:1501px) and (max-width:1799px){.menu .phone{display:none}}
  .menu .lang-sw{white-space:nowrap}

  /* ===== SEO/a11y pass (29 Sep 2026) ===== */
  .hero-bg picture,.hero-bg img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
  .hero .hero-bg img{object-position:center 55%}
  .phero .hero-bg img{object-position:center}
  .hero-bg::after{z-index:1}
  .eyebrow{color:#8a6620}
  .mls-note{color:#9fb0c4}.copy{color:#9fb0c4}
  :focus-visible{outline:2px solid var(--gold);outline-offset:2px}
  @media (prefers-reduced-motion:reduce){*{scroll-behavior:auto!important;transition:none!important;animation:none!important}.reveal{opacity:1!important;transform:none!important}}
  .office-line{font-size:17px}
  .quick{display:none;align-items:center;gap:10px;margin-left:auto;margin-right:14px}
  .quick a{color:#fff;font-size:13px;letter-spacing:.06em;border:1px solid rgba(255,255,255,.4);padding:8px 12px;border-radius:2px;white-space:nowrap}
  .quick a.q-sms{background:var(--gold);color:#231a06;border-color:var(--gold)}
  @media(min-width:641px) and (max-width:1500px){.quick{display:flex}}
  .burger{padding:10px;min-width:44px;min-height:44px;justify-content:center;align-items:center;background:none;border:0}
  @media(max-width:1024px){
    .mobicall{display:grid;grid-template-columns:1fr 1fr 1fr;position:fixed;bottom:0;left:0;right:0;z-index:70;background:var(--navy);border-top:1px solid rgba(255,255,255,.12)}
    .mobicall a{color:#fff;text-align:center;padding:14px 6px;font-size:13px;letter-spacing:.05em;border-right:1px solid rgba(255,255,255,.1)}
    body{padding-bottom:52px}
    .sms-fab{bottom:66px}
  }
  /* home-value form */
  .val-form2{display:grid;gap:10px;background:rgba(255,255,255,.06);border:1px solid rgba(255,255,255,.16);border-radius:4px;padding:18px}
  .val-form2 input,.val-form2 select{width:100%;background:rgba(255,255,255,.08);border:1px solid rgba(255,255,255,.2);border-radius:3px;padding:12px 14px;color:#fff;font-family:var(--sans);font-size:15px}
  .val-form2 select option{color:#111}
  .val-form2 input::placeholder{color:#b9c6d4}
  .val-form2 .fr2{display:grid;grid-template-columns:1fr 1fr;gap:10px}
  .val-form2 .btn{justify-content:center}
  .nf-thanks{color:#fff;margin:6px 0 0}
  @media(max-width:640px){.val-form2 .fr2{grid-template-columns:1fr}}
  .card .town a{color:inherit;border-bottom:1px solid var(--gold)}

  .show-dlg{border:0;border-radius:6px;padding:0;max-width:460px;width:calc(100% - 32px);box-shadow:var(--shadow)}
  .show-dlg::backdrop{background:rgba(8,19,31,.6)}
  .show-form{display:grid;gap:10px;padding:28px;position:relative;background:#fff}
  .show-form h3{font-size:26px;margin:0}
  .show-addr{color:var(--muted);margin:0 0 6px}
  .show-form input,.show-form select{width:100%;border:1px solid var(--line);border-radius:3px;padding:11px 12px;font-family:var(--sans);font-size:15px}
  .show-form .fr2{display:grid;grid-template-columns:1fr 1fr;gap:10px}
  .show-form .nf-thanks{color:var(--navy)}
  .dlg-close{position:absolute;top:10px;right:14px;border:0;background:none;font-size:26px;cursor:pointer;color:var(--muted)}
  .ltext{display:block;text-align:center;font-size:12.5px;padding:0 22px 18px;color:var(--navy);text-decoration:underline}
  .show-req{font-family:var(--sans);cursor:pointer;background:transparent}
  .hero .hero-bg img{object-position:65% 40%}

  /* ===== Journal (clean editorial layout) ===== */
  .jhead{background:var(--paper);padding:150px 0 40px;margin-top:-84px;border-bottom:1px solid var(--line)}
  .jhead .eyebrow{display:block;margin-top:18px}
  .jhead h1{font-size:clamp(36px,4.6vw,58px);font-weight:400;margin:12px 0 12px;max-width:820px;text-wrap:balance}
  .jhead h1 em{font-style:italic;color:var(--gold-deep)}
  .jhead .lead{color:var(--body);font-size:17px;max-width:620px;margin:0}
  body:has(.jhead) header#hdr:not(.solid){background:var(--navy)}
  .jfeat{padding:56px 0 20px}
  .feat-ph{aspect-ratio:3/2;overflow:hidden;border-radius:3px;background:var(--ivory)}
  .feat-ph img{width:100%;height:100%;object-fit:cover;transition:.6s}
  .feat:hover .feat-ph img{transform:scale(1.03)}
  .feat-b h2{font-size:clamp(28px,3vw,38px);margin:10px 0 12px;text-wrap:balance}
  .feat-b p{margin:0 0 14px;color:var(--body)}
  .feat-go{display:inline-block;margin-top:14px;font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-deep);border-bottom:1px solid var(--gold)}
  .ptopic{font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:#8a6620;font-weight:500}
  .pdate{display:block;font-size:13px;color:var(--muted)}
  .jlist{padding:40px 0 90px}
  .jtabs{display:flex;flex-wrap:wrap;gap:6px 26px;border-bottom:1px solid var(--line);margin-bottom:8px}
  .jtab{background:none;border:0;border-bottom:2px solid transparent;padding:12px 0;font-family:var(--sans);font-size:14px;letter-spacing:.04em;color:var(--muted);cursor:pointer}
  .jtab.active,.jtab:hover{color:var(--navy);border-bottom-color:var(--gold)}
  .prow{display:grid;grid-template-columns:220px 1fr;gap:28px;padding:26px 0;border-bottom:1px solid var(--line);color:inherit;align-items:center}
  .prow[hidden]{display:none}
  .prow-ph{aspect-ratio:3/2;overflow:hidden;border-radius:3px;background:var(--ivory)}
  .prow-ph img{width:100%;height:100%;object-fit:cover}
  .prow-b h3{font-size:25px;margin:6px 0 6px;text-wrap:balance;transition:color .2s}
  .prow:hover h3{color:var(--gold-deep)}
  .prow-b p{margin:0 0 8px;font-size:15px;color:var(--body);max-width:62ch}
  .pgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:30px}
  .pcard{display:flex;flex-direction:column;color:inherit}
  .pcard-ph{aspect-ratio:3/2;overflow:hidden;border-radius:3px;background:var(--ivory)}
  .pcard-ph img{width:100%;height:100%;object-fit:cover;transition:.6s}
  .pcard:hover .pcard-ph img{transform:scale(1.03)}
  .pcard-b{padding-top:14px}
  .pcard-b h3{font-size:22px;margin:6px 0 8px;text-wrap:balance}
  @media(max-width:860px){.pgrid{grid-template-columns:1fr 1fr}}
  @media(max-width:640px){.prow{grid-template-columns:1fr;gap:12px}.pgrid{grid-template-columns:1fr}.jhead{padding-top:130px}}
  .feat-ph picture,.prow-ph picture,.pcard-ph picture{display:block;width:100%;height:100%}
  .prow-b p{display:-webkit-box;-webkit-line-clamp:2;-webkit-box-orient:vertical;overflow:hidden}
  .jtab b{font-weight:500;color:var(--gold-deep);margin-left:6px;font-size:12px}
  .feat-b{padding-right:12px}

  /* ===== The Journal — magazine layout ===== */
  .jmast{background:var(--navy);color:#fff;margin-top:-84px;padding:170px 0 64px;position:relative;overflow:hidden}
  .jmast::after{content:'';position:absolute;left:0;right:0;bottom:0;height:1px;background:linear-gradient(90deg,transparent,var(--gold),transparent)}
  .jmeta{display:flex;flex-wrap:wrap;gap:8px 28px;font-size:11.5px;letter-spacing:.24em;text-transform:uppercase;color:var(--gold-soft)}
  .jmeta span+span::before{content:'·';margin-right:28px;color:rgba(217,184,119,.55)}
  .jmast h1{color:#fff;font-weight:400;font-size:clamp(72px,12vw,168px);line-height:.92;letter-spacing:-.01em;margin:22px 0 22px}
  .jmast h1 em{font-style:italic;color:var(--gold-soft)}
  .jlede{max-width:560px;color:#c9d4e0;font-size:18px;font-weight:300;margin:0}
  .jcover{padding:70px 0 20px}
  .cover{position:relative;display:block;color:inherit}
  .cover-ph{aspect-ratio:21/9;overflow:hidden;border-radius:2px;background:var(--ivory)}
  .cover-ph picture{display:block;width:100%;height:100%}
  .cover-ph img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s}
  .cover:hover .cover-ph img{transform:scale(1.025)}
  .cover-card{position:relative;margin:-120px 0 0 48px;max-width:560px;background:var(--paper);padding:34px 38px;border-top:2px solid var(--gold);box-shadow:var(--shadow)}
  .cover-card h2{font-size:clamp(28px,3.2vw,40px);margin:10px 0 12px;text-wrap:balance}
  .cover-card p{margin:0;color:var(--body)}
  .jcounties{padding:90px 0}
  .jc-in{display:grid;grid-template-columns:.9fr 1.1fr;gap:70px;align-items:center}
  .njmap{width:100%;max-width:400px;height:auto;display:block;margin:0 auto}
  .njmap .cty,.njmap .cty path{fill:var(--ivory);stroke:#cfc6b6;stroke-width:.7;transition:fill .25s}
  .njmap a.on path{fill:#e9d6aa;stroke:#b8914a}
  .njmap a.mid path{fill:#f1e6cc}
  .njmap a.on:hover path,.njmap a.on.hot path{fill:var(--gold)}
  .njmap .clab{font-family:var(--sans);font-size:9.5px;letter-spacing:.12em;text-transform:uppercase;fill:var(--navy);pointer-events:none;text-anchor:middle}
  .njmap .rahway-dot{fill:var(--navy);stroke:#fff;stroke-width:1.5}
  .njmap .rahway-lab{font-family:var(--serif);font-style:italic;font-size:13px;fill:var(--navy);pointer-events:none}
  .jcounties h2{font-size:clamp(32px,3.6vw,46px);margin:12px 0 10px}
  .jc-lede{color:var(--body);margin:0 0 20px;max-width:52ch}
  .clines{border-top:1px solid var(--line)}
  .cline{display:grid;grid-template-columns:190px 1fr 24px;gap:20px;align-items:center;padding:18px 4px;border-bottom:1px solid var(--line);color:inherit;transition:background .2s}
  .cline:hover,.cline.hot{background:rgba(199,154,63,.08)}
  .cname{font-family:var(--serif);font-size:30px;color:var(--navy);line-height:1}
  .cdesc{font-size:14px;color:var(--body)}
  .carrow{color:var(--gold-deep);font-size:18px}
  .jhand{background:var(--ivory);padding:90px 0}
  .jsec-head{margin-bottom:34px}
  .jsec-head h2{font-size:clamp(32px,3.6vw,46px);margin:12px 0 0}
  .hgrid{display:grid;grid-template-columns:repeat(4,1fr);gap:0;border-top:1px solid var(--line)}
  .hcard{display:flex;flex-direction:column;padding:30px 26px 32px;border-right:1px solid var(--line);color:inherit;transition:background .25s}
  .hcard:last-child{border-right:0}
  .hcard:hover{background:rgba(255,255,255,.55)}
  .hfig{font-family:var(--serif);font-size:clamp(46px,4.4vw,64px);line-height:1;color:var(--navy);white-space:nowrap}
  .hfig small{font-family:var(--sans);font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--gold-deep);margin-left:8px;vertical-align:middle}
  .hcap{font-size:13.5px;color:var(--muted);margin:12px 0 18px;min-height:3.9em}
  .hcard h3{font-size:21px;margin:0 0 14px;text-wrap:balance}
  .hcard .feat-go{margin-top:auto;align-self:flex-start}
  .jliving{padding:90px 0}
  .jliving .pgrid{grid-template-columns:repeat(2,1fr);max-width:980px}
  @media(max-width:1100px){.hgrid{grid-template-columns:1fr 1fr}.hcard:nth-child(2){border-right:0}.hcard:nth-child(-n+2){border-bottom:1px solid var(--line)}}
  @media(max-width:900px){.jc-in{grid-template-columns:1fr;gap:40px}.cover-card{margin:-70px 16px 0}.cover-ph{aspect-ratio:16/10}}
  @media(max-width:640px){.hgrid{grid-template-columns:1fr}.hcard{border-right:0;border-bottom:1px solid var(--line)}.cline{grid-template-columns:1fr 20px}.cdesc{grid-column:1}.cover-card{margin:-40px 0 0;padding:24px 22px}.jliving .pgrid{grid-template-columns:1fr}.jmast{padding-top:140px}.jmeta span+span::before{margin-right:10px}}
  @media(max-width:640px){
    .jmeta{flex-direction:column;gap:6px}.jmeta span+span::before{content:none}
    .njmap{max-width:300px}
    .cname{font-size:26px}
  }

  /* Journal sign-up */
  .jsign{background:var(--navy);color:#fff;padding:80px 0;position:relative}
  .jsign::before{content:'';position:absolute;left:0;right:0;top:0;height:1px;background:linear-gradient(90deg,transparent,var(--gold),transparent)}
  .jsign-in{display:grid;grid-template-columns:.9fr 1.1fr;gap:56px;align-items:center}
  .jsign h2{color:#fff;font-weight:400;font-size:clamp(40px,4.6vw,60px);margin:10px 0 12px;line-height:1}
  .jsign h2 em{font-style:italic;color:var(--gold-soft)}
  .jsign p{color:#c9d4e0;margin:0;max-width:46ch}
  .jsign-form{display:grid;gap:14px}
  .jsign-row{display:grid;grid-template-columns:1.4fr 1fr .7fr;gap:10px}
  .jsign-form input[type=email],.jsign-form input[name=first_name],.jsign-form select{width:100%;background:rgba(255,255,255,.07);border:1px solid rgba(255,255,255,.22);border-radius:3px;padding:13px 14px;color:#fff;font-family:var(--sans);font-size:15px}
  .jsign-form select option{color:#111}
  .jsign-form input::placeholder{color:#aab8c8}
  .jsign-consent{display:flex;gap:10px;align-items:flex-start;font-size:13.5px;color:#c9d4e0;line-height:1.5}
  .jsign-consent input{margin-top:3px;accent-color:var(--gold)}
  .jsign-form .btn{justify-self:start}
  .jsign .nf-thanks{color:var(--gold-soft)}
  @media(max-width:900px){.jsign-in{grid-template-columns:1fr;gap:28px}.jsign-row{grid-template-columns:1fr}}
  .jliving .pgrid{grid-template-columns:repeat(3,1fr);max-width:none}
  @media(max-width:860px){.jliving .pgrid{grid-template-columns:1fr 1fr}}
  @media(max-width:640px){.jliving .pgrid{grid-template-columns:1fr}}

  /* ===== Mobile polish (29 Sep 2026) ===== */
  .about .photo{width:100%}
  .about .photo picture{display:block}
  @media(max-width:1024px){
    .sms-fab{display:none}
    .mobicall{padding-bottom:env(safe-area-inset-bottom,0px)}
    body{padding-bottom:calc(52px + env(safe-area-inset-bottom,0px))}
  }
  @media(max-width:1500px){
    header.open .menu{max-height:calc(100svh - 80px);overflow-y:auto;overscroll-behavior:contain}
  }
  @media(max-width:640px){
    /* iOS zooms the page when a field under 16px is focused */
    input,select,textarea{font-size:16px!important}
    /* compact header; page heroes tuck under it exactly (no pale strip at the top) */
    .nav{height:76px;padding-top:0;padding-bottom:0;gap:16px}
    .brand .mark{font-size:23px}
    .brand .sub{font-size:9.5px!important;margin-top:6px}
    .hero,.phero,.jhead,.jmast{margin-top:-76px}
    .hero{padding-top:76px;min-height:0;background:#08131f}
    /* hero photo: one screen tall so the skyline reads, fading into navy below */
    .hero .hero-bg{bottom:auto;height:min(100%,100svh)}
    .hero .hero-bg::after{background:linear-gradient(180deg,rgba(8,19,31,.6) 0%,rgba(8,19,31,.5) 30%,rgba(8,19,31,.82) 70%,#08131f 100%)}
    .hero-inner{padding-top:34px;padding-bottom:56px}
    .hero h1{margin:16px 0 18px}
    .hero p.lead{font-size:17px}
    .hero .eyebrow{letter-spacing:.22em;line-height:1.9}
    .search{margin-top:30px}
    .search-row{grid-template-columns:1fr 1fr}
    .search-row .field:first-child{grid-column:1/-1}
    .search-go{padding:17px}
    section{padding:60px 0}
    /* no scroll-triggered fades on phones: content is simply there */
    .reveal{opacity:1;transform:none;transition:none}
    /* swipe rows instead of long single-column stacks */
    #featured .lgrid,#sold .grid,#areas .comm-grid,.reviews .rev-grid,.band .pgrid,.jliving .pgrid{display:grid;grid-template-columns:none;grid-auto-flow:column;grid-auto-columns:84%;gap:14px;overflow-x:auto;overscroll-behavior-x:contain;scroll-snap-type:x mandatory;scroll-padding-inline:28px;margin-inline:-28px;padding:4px 28px 18px;scrollbar-width:none;-webkit-overflow-scrolling:touch}
    #featured .lgrid::-webkit-scrollbar,#sold .grid::-webkit-scrollbar,#areas .comm-grid::-webkit-scrollbar,.reviews .rev-grid::-webkit-scrollbar,.band .pgrid::-webkit-scrollbar,.jliving .pgrid::-webkit-scrollbar{display:none}
    #featured .lgrid>*,#sold .grid>*,#areas .comm-grid>*,.reviews .rev-grid>*,.band .pgrid>*,.jliving .pgrid>*{scroll-snap-align:start;min-width:0}
    #areas .comm-grid+.sec-head{margin-top:36px}
    .lcopy{display:-webkit-box;-webkit-line-clamp:3;-webkit-box-orient:vertical;overflow:hidden}
    .card:hover,.lcard:hover{transform:none}
    /* footer: link lists in two columns */
    footer{padding:48px 0 26px}
    .foot-grid{grid-template-columns:1fr;gap:30px}
    .foot-grid>div:not(.foot-brand){columns:2;column-gap:18px}
    .foot-grid>div:last-child{columns:1}
    .foot-grid h4{column-span:all}
    .foot-grid a{break-inside:avoid;padding:5px 0;margin:0}
  }
  @media(max-width:640px){
    .eb-br{display:block;height:0;overflow:hidden;visibility:hidden}
    .lbtns{display:grid;grid-template-columns:1fr;gap:8px}
    .lbtns .btn{width:100%;white-space:nowrap;padding:13px 12px;font-size:11px;letter-spacing:.1em}
    .form{padding:24px 18px}
    .form .btn,.val-form2 .btn,.jsign-form .btn{width:100%;justify-content:center;letter-spacing:.12em;padding:16px 14px}
  }
  @media(max-width:640px){
    /* inner-page heroes: darker scrim so the gold eyebrow and crumbs read over bright photos */
    .phero{min-height:0;padding:128px 0 44px}
    .phero .hero-bg::after{background:linear-gradient(180deg,rgba(8,19,31,.72) 0%,rgba(8,19,31,.6) 40%,rgba(8,19,31,.9) 100%)}
    .phero h1{margin:12px 0 12px}
    .phero p.lead{font-size:16.5px}
    .phero .eyebrow{letter-spacing:.2em;line-height:1.9}
    /* town directories: two-up photo tiles instead of one tall card per town */
    .comm-grid:not(#areas .comm-grid){grid-template-columns:1fr 1fr;gap:10px}
    .comm-grid:not(#areas .comm-grid) .comm{height:190px;padding:14px 12px}
    .comm-grid:not(#areas .comm-grid) .comm span{font-size:clamp(17px,5vw,20px)}
    .comm-grid:not(#areas .comm-grid) .comm small{font-size:10.5px;letter-spacing:.1em}
    .comm-grid:not(#areas .comm-grid) .comm::after{background:linear-gradient(180deg,rgba(8,19,31,0) 36%,rgba(8,19,31,.5) 62%,rgba(8,19,31,.92) 100%)}
    .comm-grid:not(#areas .comm-grid) .comm p{display:none}
    .lbody{padding:18px 18px 20px}
  }
  /* global fixes found in the phone review */
  .btn{text-align:center}
  html{scroll-padding-top:100px}
  .prose p.src{font-size:12.5px;line-height:1.7;margin-top:22px;color:var(--muted)}

  .aside dd a{color:var(--navy);border-bottom:1px solid var(--gold)}
  .nw{white-space:nowrap}
  .split>*{min-width:0}
  .eb-w{white-space:nowrap}
  .cta .eyebrow{display:block;margin-bottom:12px}
  .foot-brand .sir-logo+p{color:#9fb0c4!important}
  .tbl td:last-child{font-variant-numeric:lining-nums tabular-nums}
  #sold .card .ph img{transform:scale(1.1)}
  #sold .card:hover .ph img{transform:scale(1.14)}
  details.fact summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;align-items:baseline;gap:12px}
  details.fact summary::-webkit-details-marker{display:none}
  details.fact summary h4{margin-bottom:0}
  details.fact[open] summary h4{margin-bottom:8px}
  details.fact summary::after{content:'+';font-family:var(--serif);font-size:24px;line-height:1;color:var(--gold-deep)}
  details.fact[open] summary::after{content:'−'}
  @media(max-width:1024px){
    body{padding-bottom:0!important}
    footer{padding-bottom:calc(26px + 52px + env(safe-area-inset-bottom,0px))!important}
  }
  @media(max-width:640px){
    html{scroll-padding-top:88px}
    h2,h3,.cta h2,.valuation h2{text-wrap:balance}
    .phero h1 em,.hero h1 em{white-space:nowrap}
    .eyebrow{letter-spacing:.2em;line-height:1.9}
    .crumbs a{display:inline-block;padding:8px 0}
    .phero .credit,.hero .credit{left:28px;right:28px;bottom:12px;font-size:10px;line-height:1.4;text-align:right}
    .phero{padding-bottom:58px}
    /* contact form: name pair side by side, email and phone full width */
    .form .fr{gap:10px;margin-bottom:10px}
    .form .fr+.fr{grid-template-columns:1fr}
    .form .full{margin-bottom:10px}
    .form textarea{resize:none;min-height:110px}
    .form .btn,.aside .btn{white-space:nowrap}
    .cta-in a.btn[href^="sms:"]{display:flex;width:100%;justify-content:center}
    .office-line{font-size:14.5px;line-height:1.7;color:#b9c6d4}
    /* buttons under sections: full width, one line */
    .more{display:flex;flex-direction:column;align-items:stretch;gap:10px}
    .more .btn{width:100%;justify-content:center;letter-spacing:.12em;padding:16px 14px}
    .aside .btn{letter-spacing:.12em;padding:15px 14px}
    .aside dl{grid-template-columns:1fr;gap:2px}
    .aside dd+dt{margin-top:10px}
    .aside dd a{display:inline-block;padding:4px 0}
    /* listing cards: brokerage caption as a slim band along the photo's bottom edge */
    .lph .badge:not(.sold):not(.new){top:auto;bottom:0;left:0;right:0;max-width:none;border-radius:0;text-align:center;font-size:9.5px;letter-spacing:.1em;line-height:1.35;padding:7px 10px;background:rgba(11,26,46,.86)}
    .ltext{margin-top:12px;padding:8px 0 0;font-size:13.5px;line-height:24px}
    .card .mls{font-size:11px;letter-spacing:.1em}
    .badge{font-size:11px}
    .mls-note{font-size:12px}
    /* town tiles and swipe cards: labels readable over bright skies */
    .comm::after{background:linear-gradient(180deg,rgba(8,19,31,.05) 0%,rgba(8,19,31,.5) 38%,rgba(8,19,31,.93) 100%)}
    .comm small{color:#E9D3A0;text-shadow:0 1px 8px rgba(8,19,31,.75)}
    .comm span,.comm p{text-shadow:0 1px 10px rgba(8,19,31,.6)}
    .chips a{display:inline-flex;align-items:center;min-height:42px;padding:0 16px}
    /* steps: numeral beside the heading, text full width */
    .step{display:grid;grid-template-columns:auto 1fr;column-gap:14px;align-items:baseline;padding:20px 20px 22px}
    .step::before{position:static;font-size:28px;line-height:1;font-variant-numeric:lining-nums}
    .step h3{margin:0 0 8px}
    .step p{grid-column:1/-1}
    .prose h2{margin:40px 0 14px}
    .prose>h3{margin-top:34px}
    /* about */
    .stat-row{display:grid;grid-template-columns:repeat(3,1fr);gap:12px;margin:24px 0 28px;padding-top:18px;border-top:1px solid var(--line)}
    .stat-row .s .n{font-size:30px}
    .stat-row .s .l{font-size:10.5px;letter-spacing:.1em;line-height:1.35}
    .about .photo .tag{right:12px;bottom:-18px;padding:14px 18px}
    .tcard .tph{aspect-ratio:1/1}
    .tcard .tbody{padding:22px 20px 24px}
    .tcard .tname,.tcard .tbroker{font-size:22px}
    .tcard .tbroker,.tcard .trole{text-wrap:balance}
    .tcard .tlinks{gap:2px;font-size:14px}
    .tcard .tlinks a{padding:9px 0 5px}
    .intro-band{padding:44px 0}
    .intro-band p{font-size:20px;text-align:left;border-left:2px solid var(--gold);padding-left:16px}
    /* sell: fee table */
    .tbl th,.tbl td{padding:12px}
    .tbl th{letter-spacing:.1em}
    .tbl th:last-child,.tbl td:last-child{text-align:right;white-space:nowrap}
    .tbl td:first-child{font-size:14px}
    /* fact cards collapse to tidy rows */
    .facts{gap:10px}
    details.fact{padding:16px 18px}
  }
  /* phone review, pass 2 */
  h1,h2,h3{text-wrap:balance}
  .prose p,.post-body p,.post-body li,.sec-head p,.phero p.lead,.lnote{text-wrap:pretty}
  .prose p+h2,.prose ul+h2{margin-top:clamp(38px,7vw,52px)}
  .prose>:last-child{margin-bottom:0}
  .calc-out .big,.calc-out td,.lprice,.card .price{font-variant-numeric:lining-nums}
  .calc-note a{color:var(--navy);border-bottom:1px solid var(--gold);padding-bottom:1px}
  .financing h2{font-size:clamp(30px,4vw,44px)}
  .post-body td{vertical-align:top}
  .post-body .disclaimer{font-size:13.5px;line-height:1.65;color:var(--muted);border-top:1px solid var(--line);padding-top:18px;margin-top:30px}
  .faq{padding:0}
  .faq summary{list-style:none;display:flex;justify-content:space-between;align-items:flex-start;gap:16px;padding:16px 18px;min-height:48px}
  .faq summary::-webkit-details-marker{display:none}
  .faq summary::after{content:'+';font-family:var(--serif);font-size:24px;line-height:1;color:var(--gold-deep);flex:none}
  .faq[open] summary::after{content:'−'}
  .faq p{margin:0;padding:0 18px 16px}
  .src-wrap{border-top:1px solid var(--line);margin-top:30px}
  .src-wrap summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;align-items:center;padding:14px 0}
  .src-wrap summary::-webkit-details-marker{display:none}
  .src-wrap summary h3{margin:0!important;font-size:22px}
  .src-wrap summary::after{content:'+';font-family:var(--serif);font-size:24px;color:var(--gold-deep)}
  .src-wrap[open] summary::after{content:'−'}
  .form select,.jsign-form select,.val-form2 select{-webkit-appearance:none;appearance:none;padding-right:40px;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8'%3E%3Cpath d='M1 1l5 5 5-5' fill='none' stroke='%23D9B877' stroke-width='1.5'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 14px center}
  @media(max-width:1024px){
    .mobicall a{display:flex;align-items:center;justify-content:center;min-height:52px;padding-top:0;padding-bottom:0}
  }
  @media(max-width:640px){
    .burger{margin-right:-10px}
    .hero h1{font-size:40px;line-height:1.08}
    .phero h1{font-size:clamp(32px,9.4vw,40px);line-height:1.08}
    .phero[style*="min-height"]{min-height:0!important}
    .phero .crumbs{letter-spacing:.08em}
    .phero .eyebrow a{white-space:nowrap}
    .eyebrow{text-wrap:balance}
    .btn{letter-spacing:.12em;line-height:1.4;text-wrap:balance}
    .fthb-btns{flex-direction:column;gap:10px}
    .fthb-btns .btn,.about .btn,.fin-in .btn,.financing .btn,.cta-in a.btn{display:flex;width:100%;justify-content:center}
    div:has(>.btn+.btn){flex-wrap:wrap}
    /* calmer section rhythm */
    .fthb-band,.financing,.valuation,.jsign{padding:56px 0}
    section.band[style],section.areas[style]{padding:56px 0!important}
    .reviews+section.band[style]{padding-top:8px!important}
    .sec-head.center{margin-bottom:36px}
    .sec-head.center p{text-wrap:balance}
    #listings .sec-head{margin-bottom:18px}
    .intro-band p{font-size:19px;line-height:1.55}
    /* hero details */
    .trust{display:grid;grid-template-columns:1fr 1fr;gap:20px 14px;margin-top:28px}
    .trust .t{padding-left:14px}
    .sir-strip{margin-top:26px}
    .search-tabs{display:grid;grid-template-columns:1.3fr 1fr;gap:4px;padding:0 0 10px}
    .search-tabs button{min-height:42px;padding:0 8px;letter-spacing:.1em;border:1px solid var(--line)}
    .search-tabs button.active{border-color:var(--navy)}
    .search-row{grid-template-columns:1.3fr 1fr}
    .lcourtesy,.card .mls,.search-row label{font-size:11px;letter-spacing:.08em}
    /* listing cards */
    .lattrs{display:grid;grid-template-columns:minmax(62px,max-content) max-content;column-gap:28px;row-gap:4px}
    #listings .lph{aspect-ratio:16/10}
    .fchips{flex-wrap:nowrap;justify-content:flex-start;overflow-x:auto;margin:0 -28px 22px;padding:4px 28px 8px;scroll-padding-inline:28px;scrollbar-width:none;scroll-snap-type:x proximity}
    .fchips::-webkit-scrollbar{display:none}
    .fchip{flex:none;min-height:40px;scroll-snap-align:start}
    /* forms */
    .jsign-row{grid-template-columns:1fr 118px}
    .jsign-row input[type=email]{grid-column:1/-1}
    .jsign-consent input{width:20px;height:20px;flex:none;margin-top:1px}
    .cta-in div:not(.office-line)>a[href^="tel:"],.cta-in div:not(.office-line)>a[href^="mailto:"]{display:inline-block;padding:10px 0;margin:-10px 0}
    .office-line{text-wrap:balance}
    /* financing */
    .calc-in{padding:24px 20px}
    .calc-in .two{grid-template-columns:1fr 1fr;gap:12px}
    .calc-out{padding:28px 20px}
    .calc-out table{font-size:14px;margin:20px 0}
    .calc-out td:last-child{white-space:nowrap;padding-left:12px}
    .fin-card{padding:26px 22px}
    .fin-card .role{font-size:11px;letter-spacing:.1em;line-height:1.6}
    .fin-card dl{grid-template-columns:1fr;gap:2px}
    .fin-card dt{font-size:11px;letter-spacing:.14em;text-transform:uppercase;margin-top:10px}
    .fin-card dd a{display:inline-block;padding:6px 0 3px}
    /* aside card on guides and articles */
    .aside{padding:24px 20px}
    .aside-broker{font-size:20px!important}
    /* articles: tables become stacked cards */
    .post-body table{display:block;border:0;background:none;margin:22px 0}
    .post-body thead{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0)}
    .post-body tbody,.post-body tr,.post-body td{display:block}
    .post-body tr{background:#fff;border:1px solid var(--line);border-top:2px solid var(--gold);border-radius:3px;padding:6px 16px;margin-bottom:12px}
    .post-body td{border:0;padding:8px 0;border-bottom:1px solid var(--line)}
    .post-body td:last-child{border-bottom:0}
    .post-body td[data-label]::before{content:attr(data-label);display:block;font-size:10.5px;letter-spacing:.14em;text-transform:uppercase;color:var(--gold-deep);margin-bottom:3px}
    .post-body td:first-child{font-family:var(--serif);font-size:20px;color:var(--navy)}
    .phero img[src*="long-branch"]{object-position:30% center}
    /* the Journal page */
    .jcover{padding:36px 0 8px}
    .jcounties,.jhand,.jliving{padding:56px 0}
    .jc-in{display:flex;flex-direction:column-reverse;gap:26px}
    .hcard{padding:24px 0 26px}
    .hcap{min-height:0;margin:8px 0 12px}
    .cline{grid-template-columns:1fr 20px;column-gap:12px;row-gap:6px;padding:16px 0}
    .cname{grid-column:1;grid-row:1}
    .carrow{grid-column:2;grid-row:1;align-self:center}
    .cdesc{grid-column:1/-1;grid-row:2}
    .cover-ph{aspect-ratio:4/3}
    .cover-card{margin:-56px 14px 0;padding:22px 20px;background:#fff}
    .jmeta{flex-direction:row;gap:0;letter-spacing:.2em}
    .jmeta span:first-child{display:none}
    .jmeta span:nth-child(3)::before{content:'·';margin:0 10px;color:rgba(217,184,119,.55)}
    /* footer */
    .foot-brand p{max-width:none}
    .foot-grid a{padding:7px 0}
    .mls-note{font-size:12.5px;line-height:1.65}
    .copy{font-size:12.5px;flex-direction:column;gap:8px}
  }
  /* phone review, pass 3 (verification fixes) */
  .card .ph .badge,.lph .badge{z-index:2}
  .show-dlg{margin:auto;max-height:calc(100dvh - 32px);overflow:auto}
  .show-form .btn{width:100%;justify-content:center}
  .show-form select{-webkit-appearance:none;appearance:none;padding-right:38px;background:#fff url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8'%3E%3Cpath d='M1 1l5 5 5-5' fill='none' stroke='%230B1A2E' stroke-width='1.5'/%3E%3C/svg%3E") no-repeat right 12px center}
  .form{scroll-margin-top:88px}
  .serve{text-wrap:balance}
  .prose li,.about p,.cta p,.faq summary{text-wrap:pretty}
  .faq summary{text-wrap:balance}
  .trust .n,.stat-row .s .n,.about .photo .tag .n,.hfig,#sold .grid>.card:last-child>div>div:first-child{font-variant-numeric:lining-nums}
  .rev{display:flex;flex-direction:column}
  .rev .who{margin-top:auto}
  .mls-note a{white-space:nowrap}
  .sir-logo{aspect-ratio:440/152}
  .prose>p:first-child>em:only-child{font-style:normal;font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:var(--muted)}
  .wrap{padding-left:max(28px,env(safe-area-inset-left,0px));padding-right:max(28px,env(safe-area-inset-right,0px))}
  .swipe-dots{display:none}
  .burger span{transition:transform .25s,opacity .2s}
  header.open .burger span:nth-child(1){transform:translateY(7px) rotate(45deg)}
  header.open .burger span:nth-child(2){opacity:0}
  header.open .burger span:nth-child(3){transform:translateY(-7px) rotate(-45deg)}
  @media(hover:none){.tcard:hover,.lcard:hover,.card:hover{transform:none;box-shadow:none}.tcard:hover .tph img,.lcard:hover .lph img,.comm:hover img{transform:none}}
  @media(max-width:1500px){
    header.open,header.open .menu{background:var(--navy)}
    header.open .menu{padding:8px max(28px,env(safe-area-inset-right,0px)) 26px max(28px,env(safe-area-inset-left,0px));gap:0;box-shadow:0 40px 60px -24px rgba(8,19,31,.6)}
    header.open .menu>a:not(.nav-mtg):not(.nav-co){display:block;width:100%;padding:11px 0}
    header.open .menu a.nav-mtg,header.open .menu a.nav-co{display:flex;align-items:center;justify-content:center;min-width:200px;min-height:46px;margin-top:12px;font-family:var(--sans);font-size:13px;letter-spacing:.12em;padding:0 16px}
    header.open .menu a.nav-co{border-color:rgba(255,255,255,.45);gap:8px}
  }
  @media(max-width:1024px){
    header.open .menu{max-height:calc(100svh - 100px - 52px - env(safe-area-inset-bottom,0px))}
  }
  @media(max-width:640px){
    header.open .menu{max-height:calc(100svh - 76px - 52px - env(safe-area-inset-bottom,0px))}
    .eyebrow{display:block}
    .show-form{padding:24px 20px}
    .show-form .fr2{grid-template-columns:1fr}
    #sold .card:last-child>div{padding:26px 18px!important;min-width:0;width:100%}
    #sold .card .btn-ghost{white-space:normal;display:flex;justify-content:center;padding:14px 12px;font-size:12px;letter-spacing:.1em;text-wrap:balance}
    .comm-grid+.sec-head,.swipe-dots+.sec-head{margin-top:44px!important}
    details.fact{padding:0}
    details.fact summary{padding:16px 18px;min-height:56px;align-items:center}
    details.fact[open] summary{padding-bottom:8px}
    details.fact p{padding:0 18px 16px}
    .lph .badge:not(.sold):not(.new){text-wrap:balance}
    .more .btn,.val-form2 .btn{font-size:12px;letter-spacing:.08em}
    .form select{min-height:50px}
    .calc-in .two{align-items:end}
    .calc-in label{letter-spacing:.08em;text-wrap:balance}
    .hero{padding-bottom:0}
    .hero-inner{padding-bottom:48px}
    #fees{padding-bottom:28px}
    section:has(#calc){padding-bottom:28px}
    .jliving{padding-bottom:32px}
    .jliving .pgrid{padding-bottom:4px}
    .jliving .pcard-b h3{display:-webkit-box;-webkit-line-clamp:4;-webkit-box-orient:vertical;overflow:hidden}
    .post-body td[data-label]::before{font-family:var(--sans);font-weight:500;color:#8a6420}
    .copy .sep,.office-line .sep{display:none}
    .copy span:last-child a,.office-line .sep+a{display:block;margin-top:2px}
    .jsign-consent input{-webkit-appearance:none;appearance:none;width:20px;height:20px;flex:none;margin-top:1px;border:1px solid rgba(255,255,255,.45);border-radius:3px;background:rgba(255,255,255,.07)}
    .jsign-consent input:checked{background:var(--gold) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='10'%3E%3Cpath d='M1 5l3.5 3.5L11 1' fill='none' stroke='%23231a06' stroke-width='2'/%3E%3C/svg%3E") no-repeat center;border-color:var(--gold)}
    .njmap{max-width:240px}
    .swipe-dots{display:flex;justify-content:center;gap:8px;margin:2px 0 6px}
    .swipe-dots i{width:6px;height:6px;border-radius:50%;background:currentColor;opacity:.25;transition:opacity .2s,transform .2s}
    .swipe-dots i.on{opacity:.9;transform:scale(1.25)}
    #featured .swipe-dots,#sold .swipe-dots,.reviews .swipe-dots,.band .swipe-dots,.jliving .swipe-dots{color:var(--gold-deep)}
    #areas .swipe-dots{color:var(--gold-soft)}
  }
  @media(max-width:374px){.phero .eyebrow{letter-spacing:.14em}}
  /* phone review, pass 4 */
  .star{font-family:var(--sans);font-size:.55em;vertical-align:.35em;margin-left:2px}
  .dlg-close{top:4px;right:4px;width:44px;height:44px;display:grid;place-items:center;padding:0;line-height:1;color:var(--navy)}
  .show-form select:has(option[value=""]:checked),.val-form2 select:has(option[value=""]:checked){color:#8b93a0}
  .show-form select option,.val-form2 select option{color:#111}
  #sold .town a{border-bottom:0}
  .calc-note,.financing .reveal>p{text-wrap:pretty}
  @media(max-width:1500px){
    header.open .menu>a.lang-sw:not(.nav-mtg):not(.nav-co){display:inline-block;width:auto;margin-top:16px;padding:8px 0 4px}
    header.open .menu>a.phone:not(.nav-mtg):not(.nav-co){margin-top:6px}
    header.open .menu a[aria-current=page]{color:#fff;text-decoration:underline;text-decoration-color:var(--gold);text-decoration-thickness:1px;text-underline-offset:7px}
  }
  @media(max-width:640px){
    .njmap .cty,.njmap .cty path{fill:none;stroke:#e2dccf}
    .njmap a.on path{fill:#e9d6aa;stroke:#b8914a}
    .njmap a.mid path{fill:#f1e6cc;stroke:#cfc6b6}
    .stat-row .s .l{white-space:nowrap;letter-spacing:.06em}
    #sold .grid>.card:last-child>div>div:nth-child(2){text-wrap:balance}
  }
  @media(max-width:389px){.calc-in label{letter-spacing:.05em;font-size:10.5px}}
  @media(max-width:370px){.tcard .tname,.tcard .tbroker{font-size:20px}}
  @media(max-width:360px){.jmeta{letter-spacing:.12em;font-size:10.5px;white-space:nowrap}}
  @media(max-width:359px){.jsign-row{grid-template-columns:1fr}}
  @media(min-width:641px){
    .nav{height:98px;padding-top:0;padding-bottom:0}
    .hero,.phero,.jhead,.jmast{margin-top:-98px}
    .hero{padding-top:98px}
  }