:root{
  --navy:#0A4F57; --navy-2:#0E6E78; --ink:#16282c; --muted:#56696d; --line:#dfe7e8;
  --paper:#f7fafa; --white:#fff; --gold:#F26B21; --gold-2:#d85a14;
  --radius:16px; --shadow:0 10px 30px rgba(10,79,87,.10);
  --serif:"Iowan Old Style","Palatino Linotype","Book Antiqua",Georgia,serif;
  --sans:-apple-system,BlinkMacSystemFont,"Segoe UI",Inter,Roboto,Helvetica,Arial,sans-serif;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{margin:0;font-family:var(--sans);color:var(--ink);background:var(--paper);line-height:1.55;overflow-x:hidden}
img{max-width:100%;height:auto;display:block}
a{color:var(--navy-2)}
h1,h2,h3{font-family:var(--serif);font-weight:600;line-height:1.12;margin:0 0 .5rem;letter-spacing:-.01em}
h1{font-size:clamp(2.4rem,8vw,4.2rem)}
h2{font-size:clamp(1.7rem,5vw,2.5rem)}
h3{font-size:1.15rem}
p{margin:0 0 1rem}
.skip{position:absolute;left:-999px;top:8px;background:var(--navy);color:#fff;padding:.5rem 1rem;border-radius:8px;z-index:100}
.skip:focus{left:8px}
:focus-visible{outline:3px solid var(--gold);outline-offset:3px}

.eyebrow{font-size:.78rem;letter-spacing:.14em;text-transform:uppercase;color:var(--gold-2);font-weight:700;margin:0 0 .6rem}
.lede{color:var(--muted);max-width:40rem;font-size:1.05rem}
.center{text-align:center}

/* nav */
.nav{position:sticky;top:0;z-index:50;display:flex;align-items:center;gap:1rem;padding:.7rem 1rem;background:rgba(251,250,247,.9);backdrop-filter:saturate(1.4) blur(10px);-webkit-backdrop-filter:saturate(1.4) blur(10px);border-bottom:1px solid var(--line)}
.brand{display:flex;align-items:center;gap:.65rem;text-decoration:none;color:var(--ink);min-width:0;flex:1}
.brand img{height:44px;width:auto}
.nav-links{display:none;gap:1.4rem}
.nav-links a{text-decoration:none;color:var(--ink);font-weight:500;font-size:.95rem}
.nav-links a:hover{color:var(--gold-2)}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.5rem;padding:.8rem 1.25rem;border-radius:999px;font-weight:600;text-decoration:none;font-size:.98rem;border:1.5px solid transparent;transition:transform .15s,box-shadow .15s,background .15s;white-space:nowrap}
.btn:active{transform:translateY(1px)}
.btn-primary{background:var(--gold);color:#fff;border-color:var(--gold)}
.btn-primary:hover{background:var(--gold-2);border-color:var(--gold-2)}
.btn-ghost{background:transparent;color:var(--white);border-color:rgba(255,255,255,.6)}
.btn-ghost:hover{background:rgba(255,255,255,.12)}
.btn-call{background:var(--navy);color:#fff;padding:.6rem 1rem;font-size:.9rem}
.btn-call:hover{background:var(--navy-2)}
.link-out{font-weight:600;text-decoration:none;border-bottom:1.5px solid var(--gold);padding-bottom:1px}
.link-out:hover{color:var(--gold-2)}

/* hero */
.hero{position:relative;color:#fff;background:var(--navy);overflow:hidden;isolation:isolate}
.hero-bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 60%;z-index:-2;opacity:.9}
.hero::before{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(10,79,87,.55) 0%,rgba(10,79,87,.8) 60%,var(--navy) 100%)}
.hero-inner{padding:2.6rem 1.25rem 1.5rem;max-width:1100px;margin:0 auto;display:flex;flex-direction:column;align-items:center;text-align:center;gap:1.25rem}
.hero-photo img{width:170px;height:170px;object-fit:cover;object-position:top;border-radius:50%;border:4px solid rgba(255,255,255,.85);box-shadow:0 12px 40px rgba(0,0,0,.35)}
.hero .eyebrow{color:#ffb16f}
.tagline{font-size:1.1rem;max-width:34rem;margin:0 auto 1.4rem;color:rgba(255,255,255,.9)}
.hero-actions{display:flex;gap:.7rem;justify-content:center;flex-wrap:wrap}
.stats{list-style:none;margin:0;padding:1.4rem 1rem .6rem;display:grid;grid-template-columns:1fr 1fr;gap:.9rem;max-width:1100px;margin-inline:auto}
.stats li{display:flex;flex-direction:column;align-items:center;text-align:center;padding:.9rem .5rem;border:1px solid rgba(255,255,255,.18);border-radius:14px;background:rgba(255,255,255,.07)}
.stats strong{font-family:var(--serif);font-size:1.6rem;color:#fff;line-height:1.1}
.stats .star{color:#ffb16f;font-size:1.1rem;margin-left:.15rem;vertical-align:.15em}
.stats span{font-size:.8rem;color:rgba(255,255,255,.78);margin-top:.25rem}
.stats-source{text-align:center;font-size:.72rem;color:rgba(255,255,255,.55);padding:0 1rem 1.6rem;margin:0}

/* sections */
.section{padding:3.5rem 1.25rem;max-width:1100px;margin:0 auto}
.section-alt{max-width:none;background:#eaf2f2}
.section-alt > *{max-width:1100px;margin-inline:auto}
.section-head{margin-bottom:1.75rem}
.section-dark{max-width:none;background:var(--navy);color:#fff}
.section-dark > *{max-width:1100px;margin-inline:auto}
.section-dark .eyebrow{color:#ffb16f}

/* featured */
.featured{background:var(--white);border-radius:var(--radius);box-shadow:var(--shadow);overflow:hidden;display:grid}
.featured-media{position:relative;aspect-ratio:4/3;overflow:hidden}
.featured-media > img:first-child{width:100%;height:100%;object-fit:cover}
.featured-thumb{position:absolute;right:.75rem;bottom:.75rem;width:34%;max-width:180px;border-radius:10px;border:3px solid #fff;box-shadow:0 6px 20px rgba(0,0,0,.35)}
.badge{position:absolute;left:.75rem;top:.75rem;background:var(--gold);color:#fff;font-weight:700;font-size:.75rem;letter-spacing:.08em;text-transform:uppercase;padding:.35rem .7rem;border-radius:999px}
.featured-body{padding:1.4rem 1.25rem 1.6rem}
.price{font-family:var(--serif);font-size:1.6rem;color:var(--navy);margin:0 0 .25rem;font-weight:700}
.specs{color:var(--muted);font-size:.9rem;margin-bottom:.9rem}
.featured-actions{display:flex;flex-wrap:wrap;gap:.9rem 1.25rem;align-items:center;margin-top:1rem}
.also{margin:1.25rem 0 0;color:var(--muted);font-size:.95rem}
.also strong{color:var(--ink)}

/* cards */
.grid{display:grid;grid-template-columns:1fr;gap:1.1rem}
.card{background:var(--white);border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow);display:flex;flex-direction:column}
.card > img{aspect-ratio:16/10;width:100%;object-fit:cover}
.card-body{padding:1rem 1.1rem 1.2rem}
.card .price{font-size:1.3rem}
.card h3{font-size:1.05rem;font-family:var(--sans);font-weight:600}
.card .specs{margin:0}
.card-list{background:var(--navy);color:#fff}
.card-list h3{color:#ffb16f;font-family:var(--serif);font-size:1.25rem}
.card-list ul{list-style:none;margin:.5rem 0 1rem;padding:0}
.card-list li{display:flex;justify-content:space-between;gap:1rem;padding:.55rem 0;border-bottom:1px solid rgba(255,255,255,.14);font-size:.93rem}
.card-list li span{color:rgba(255,255,255,.85)}
.card-list .link-out{color:#fff}

/* about */
.about-grid{display:grid;gap:1.5rem}
.about-media img{border-radius:var(--radius);box-shadow:var(--shadow);aspect-ratio:4/3;object-fit:cover}
.facts{display:grid;gap:.75rem;margin:1.25rem 0 0;padding:0}
.facts div{border-left:3px solid var(--gold);padding:.1rem 0 .1rem .8rem}
.facts dt{font-size:.75rem;text-transform:uppercase;letter-spacing:.1em;color:var(--muted);font-weight:700}
.facts dd{margin:.15rem 0 0;font-size:.95rem}

/* why */
.why-grid{display:grid;gap:1rem}
.why{background:rgba(255,255,255,.06);border:1px solid rgba(255,255,255,.12);border-radius:14px;padding:1.2rem 1.2rem 1rem}
.why-icon{display:inline-grid;place-items:center;width:46px;height:46px;border-radius:12px;background:rgba(242,107,33,.18);color:#ff9a5c;margin-bottom:.7rem}
.why h3{color:#fff;font-size:1.1rem}
.why p{color:rgba(255,255,255,.8);font-size:.95rem;margin:0}

/* reviews */
.reviews{display:grid;gap:1rem;margin-bottom:1.5rem}
.review{margin:0;background:var(--white);border-radius:var(--radius);padding:1.3rem 1.25rem 1.1rem;box-shadow:var(--shadow);position:relative}
.review::before{content:"“";position:absolute;top:.2rem;left:.9rem;font-family:var(--serif);font-size:3.2rem;color:var(--gold);opacity:.6;line-height:1}
.review p{font-size:.98rem;margin:0 0 .8rem;padding-top:.6rem}
.review footer{font-size:.84rem;color:var(--muted)}
.review footer strong{color:var(--ink)}

/* contact */
.contact-card{background:var(--white);border-radius:var(--radius);box-shadow:var(--shadow);padding:1.75rem 1.4rem;display:grid;gap:1.5rem;border-top:5px solid var(--gold)}
.contact-actions{display:flex;flex-direction:column;gap:.7rem;margin-top:1.2rem}
.contact .btn-ghost{color:var(--navy);border-color:var(--navy)}
.contact .btn-ghost:hover{background:rgba(15,42,61,.06)}
.contact-details{font-style:normal;line-height:1.8;color:var(--muted);padding-top:1.25rem;border-top:1px solid var(--line)}
.contact-details strong{color:var(--ink);font-family:var(--serif);font-size:1.1rem}
.contact-details a{text-decoration:none;border-bottom:1px solid var(--line)}

/* footer */
.footer{padding:2rem 1.25rem 6rem;text-align:center;color:var(--muted);font-size:.85rem;border-top:1px solid var(--line);background:#eaf2f2}
.footer p{margin:0 0 .4rem}
.fine{font-size:.75rem;max-width:40rem;margin-inline:auto}

/* sticky call button on phones */
.sticky-call{position:fixed;left:50%;bottom:max(14px,env(safe-area-inset-bottom));transform:translateX(-50%);display:inline-flex;align-items:center;gap:.5rem;background:var(--gold);color:#fff;text-decoration:none;font-weight:600;padding:.85rem 1.4rem;border-radius:999px;box-shadow:0 10px 30px rgba(15,42,61,.35);z-index:60;border:1.5px solid rgba(255,255,255,.25)}
.sticky-call.hide{opacity:0;pointer-events:none;transition:opacity .2s}

@media (min-width:720px){
  .nav{padding:.8rem 2rem}
  .nav-links{display:flex}
  .hero-inner{flex-direction:row;text-align:left;align-items:center;gap:2.5rem;padding:4rem 2rem 2rem}
  .hero-photo img{width:230px;height:230px}
  .tagline{margin-left:0}
  .hero-actions{justify-content:flex-start}
  .stats{grid-template-columns:repeat(4,1fr);padding:1.5rem 2rem 3rem}
  .section{padding:4.5rem 2rem}
  .featured{grid-template-columns:1.15fr 1fr}
  .featured-media{aspect-ratio:auto;min-height:420px}
  .featured-body{padding:2rem}
  .grid{grid-template-columns:repeat(2,1fr)}
  .about-grid{grid-template-columns:1fr 1.1fr;align-items:center;gap:3rem}
  .why-grid{grid-template-columns:repeat(2,1fr)}
  .reviews{grid-template-columns:repeat(2,1fr)}
  .contact-card{grid-template-columns:1.2fr .8fr;padding:2.5rem;align-items:start}
  .contact-actions{flex-direction:row;flex-wrap:wrap}
  .contact-details{border-top:0;border-left:1px solid var(--line);padding:0 0 0 2rem}
  .footer{padding-bottom:2.5rem}
  .sticky-call{display:none}
}
@media (min-width:1024px){
  .grid{grid-template-columns:repeat(3,1fr)}
  .why-grid{grid-template-columns:repeat(4,1fr)}
  .reviews{grid-template-columns:repeat(3,1fr)}
}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}}

/* areas */
.areas{list-style:none;margin:0;padding:0;display:grid;gap:.9rem}
.area{background:var(--white);border-radius:14px;padding:1.1rem 1.15rem;box-shadow:var(--shadow);border-left:4px solid var(--navy-2);display:flex;flex-direction:column;gap:.3rem}
.area strong{font-family:var(--serif);font-size:1.25rem;color:var(--navy)}
.area span{color:var(--muted);font-size:.93rem}
.area-main{border-left-color:var(--gold);background:linear-gradient(135deg,#fff 0%,#fff4ec 100%)}
/* contact form */
.contact-form{display:grid;gap:.8rem;margin-top:1.4rem;padding-top:1.4rem;border-top:1px solid var(--line)}
.contact-form label{display:grid;gap:.3rem;font-size:.85rem;font-weight:600;color:var(--muted)}
.contact-form input,.contact-form select,.contact-form textarea{font:inherit;font-size:1rem;padding:.7rem .8rem;border:1.5px solid var(--line);border-radius:10px;background:#fff;color:var(--ink);width:100%}
.contact-form input:focus,.contact-form select:focus,.contact-form textarea:focus{border-color:var(--navy-2);outline:none;box-shadow:0 0 0 3px rgba(14,110,120,.15)}
.contact-form button{border:0;cursor:pointer;font:inherit;justify-self:start}
.form-note{font-size:.78rem;color:var(--muted);margin:0}
@media (min-width:720px){
  .areas{grid-template-columns:repeat(2,1fr)}
  .area-main{grid-column:1/-1}
  .brand img{height:52px}
}
@media (min-width:1024px){ .areas{grid-template-columns:repeat(3,1fr)} .area-main{grid-column:1/-1} }

/* --- listings editor additions --- */
.featured-nophoto{aspect-ratio:4/3;display:grid;place-items:center;background:linear-gradient(135deg,#0E6E78,#0a4f57);color:#fff;font-weight:700;font-size:1.4rem;padding:1rem;text-align:center}
.badge-contract{background:#F26B21}
.card-media{position:relative}
.card-media img{aspect-ratio:16/10;width:100%;object-fit:cover;display:block}
.card-media .badge{position:absolute;top:.75rem;left:.75rem}
.grid-active{margin-top:1.5rem}
.card-body .link-out{display:inline-block;margin-top:.5rem;font-size:.9rem}
.admin-link{color:inherit;opacity:.7;text-decoration:underline}
.badge-offmarket{background:#56696d}
.listing-grid{margin-top:1.5rem}