:root{--navy:#0F3B4F;--navy2:#145267;--teal:#1F7A8C;--sea:#7FB7BE;--sand:#F4EDE1;--sand2:#E9DCC6;--coral:#D9805F;--coral-ink:#9A4A2C;--ink:#22323A;--muted:#5C6B72;--line:#E1E8EA;--line2:#D6E3E6;--bg:#fff;--soft:#EEF5F6;--soft2:#DCEBEE;--paper:#FAF7F1;--accent:#1F7A8C;--accent-ink:#fff;--max:1080px;--r:3px;--serif:"Playfair Display",Georgia,"Times New Roman",serif;--sans:Lato,"Helvetica Neue",Arial,sans-serif}
*{box-sizing:border-box}
html{-webkit-text-size-adjust:100%}
body{margin:0;font-family:var(--sans);color:var(--ink);background:var(--bg);line-height:1.6;font-size:17px}
img{max-width:100%;height:auto;display:block}
a{color:var(--accent)}
.wrap{max-width:var(--max);margin:0 auto;padding:0 20px}
.skip{position:absolute;left:-999px}.skip:focus{left:10px;top:10px;background:#fff;padding:8px;z-index:9}
/* header */
.site-header{border-bottom:1px solid var(--line);background:#fff;position:sticky;top:0;z-index:5}
.site-header .wrap{display:flex;align-items:center;justify-content:space-between;gap:12px;min-height:60px;flex-wrap:wrap}
.brand{font-weight:700;letter-spacing:.02em;text-decoration:none;color:var(--ink);font-size:1.1rem}
.brand small{display:block;font-weight:400;color:var(--muted);font-size:.72rem;letter-spacing:.08em;text-transform:uppercase}
.nav{display:flex;gap:4px;flex-wrap:wrap}
.nav a{text-decoration:none;color:var(--ink);padding:8px 10px;border-radius:6px;font-size:.95rem}
.nav a[aria-current=page],.nav a:hover{background:var(--soft)}
/* hero */
.hero{position:relative;color:#fff;background:#24414f url(../img/ocean-hero.jpg) center/cover no-repeat}
.hero::before{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(10,25,35,.45),rgba(10,25,35,.7))}
.hero .wrap{position:relative;padding:72px 20px 64px}
.hero h1{font-size:2rem;line-height:1.2;margin:0 0 10px;font-weight:700}
.hero p{margin:0 0 22px;max-width:560px;font-size:1.05rem}
.btn{display:inline-block;background:var(--accent);color:var(--accent-ink);text-decoration:none;padding:11px 18px;border-radius:8px;font-weight:600;border:0;font-size:1rem;cursor:pointer}
.btn.ghost{background:transparent;color:inherit;border:1px solid currentColor}
.btn+.btn{margin-left:8px}
section{padding:48px 0}
section.soft{background:var(--soft)}
h2{font-size:1.5rem;margin:0 0 16px;line-height:1.25}
.about{display:grid;gap:28px;align-items:start}
.about img{border-radius:var(--r);width:100%;max-width:260px}
.lead{color:var(--muted)}
/* listings */
.grid{display:grid;gap:22px}
.card{border:1px solid var(--line);border-radius:var(--r);overflow:hidden;background:#fff;display:flex;flex-direction:column}
.card img{aspect-ratio:4/3;object-fit:cover;width:100%}
.card .body{padding:16px 18px 20px;display:flex;flex-direction:column;gap:6px;flex:1}
.badge{align-self:flex-start;background:#e8f1f5;color:var(--accent);font-size:.78rem;font-weight:600;padding:3px 8px;border-radius:999px;text-transform:uppercase;letter-spacing:.04em}
.price{font-size:1.35rem;font-weight:700}
.addr{font-weight:600}
.meta{color:var(--muted);font-size:.95rem;margin:0}
.card ul{margin:4px 0 8px;padding-left:18px;color:var(--ink);font-size:.95rem}
.card .btn{margin-top:auto;align-self:flex-start}
/* forms */
form{display:grid;gap:14px;max-width:620px}
label{font-weight:600;font-size:.95rem}
input[type=text],input[type=email],input[type=tel],textarea{width:100%;padding:11px 12px;border:1px solid #c9d0d5;border-radius:8px;font:inherit}
textarea{min-height:130px}
.field{display:grid;gap:6px}
.consent{display:grid;grid-template-columns:22px 1fr;gap:10px;align-items:start;background:var(--soft);border:1px solid var(--line);border-radius:8px;padding:14px}
.consent input{width:18px;height:18px;margin-top:3px}
.consent label{font-weight:400;font-size:.88rem;line-height:1.5}
.hp{position:absolute;left:-5000px}
.contact-block{margin-top:36px}.contact-block p{margin:4px 0}
.broker-line{color:var(--muted);font-size:.9rem}
/* legal */
.legal{max-width:760px}.legal h2{font-size:1.15rem;margin-top:28px}
/* footer */
.site-footer{border-top:1px solid var(--line);padding:28px 0;font-size:.9rem;color:var(--muted)}
.site-footer a{color:var(--muted)}
.site-footer .row{display:flex;flex-wrap:wrap;gap:6px 18px}
.site-footer p{margin:4px 0}
@media(min-width:760px){
 .hero .wrap{padding:120px 20px 110px}.hero h1{font-size:2.8rem}
 .about{grid-template-columns:300px 1fr;gap:40px}
 .grid{grid-template-columns:repeat(2,1fr)}
 .contact-grid{display:grid;grid-template-columns:1fr 300px;gap:48px}.contact-block{margin-top:70px}.about img{max-width:300px}
}
@media(min-width:1000px){.grid.three{grid-template-columns:repeat(3,1fr)}}
/* ---- listings v2 ---- */
.toolbar{display:flex;flex-wrap:wrap;gap:10px;align-items:center;justify-content:space-between;margin:0 0 18px}
.chips{display:flex;gap:8px;overflow-x:auto;padding-bottom:4px;-webkit-overflow-scrolling:touch}
.chip{border:1px solid var(--line);background:#fff;border-radius:999px;padding:8px 14px;font:inherit;font-size:.92rem;cursor:pointer;white-space:nowrap;color:var(--ink)}
.chip small{color:var(--muted);margin-left:4px}
.chip[aria-pressed=true]{background:var(--accent);border-color:var(--accent);color:#fff}.chip[aria-pressed=true] small{color:#d7e7ee}
.sortbox{display:flex;gap:8px;align-items:center;font-size:.92rem;color:var(--muted)}
.sortbox select{font:inherit;padding:7px 10px;border:1px solid var(--line);border-radius:8px;background:#fff}
.lcard-link{color:inherit;text-decoration:none;display:flex;flex-direction:column;height:100%}
.lcard-link:hover h3{text-decoration:underline}
.lcard-img{position:relative}
.lcard-img .badge{position:absolute;left:12px;top:12px;background:#fff;box-shadow:0 1px 3px rgba(0,0,0,.2)}
.badge-soon{background:#fff4e0!important;color:#8a5300!important}
.pcount{position:absolute;right:10px;bottom:10px;background:rgba(0,0,0,.6);color:#fff;font-size:.78rem;padding:2px 8px;border-radius:999px}
.lcard h3{font-size:1.05rem;margin:2px 0 0}
.lcard-tag{font-size:.8rem;text-transform:uppercase;letter-spacing:.05em;color:var(--muted)}
.specs{font-size:.95rem}
.muted{color:var(--muted);font-size:.95rem}
.empty{grid-column:1/-1;background:var(--soft);padding:24px;border-radius:var(--r)}
#map{height:380px;border-radius:var(--r);border:1px solid var(--line);margin-top:10px;z-index:0}
.noscroll{overflow:hidden}
.modal{position:fixed;inset:0;background:rgba(10,20,28,.6);z-index:50;display:flex;align-items:flex-start;justify-content:center;overflow-y:auto;padding:0}
.modal-box{background:#fff;width:100%;max-width:900px;min-height:100%;position:relative}
.modal-x,.lb-x{position:absolute;right:10px;top:10px;z-index:3;width:42px;height:42px;border-radius:50%;border:0;background:rgba(0,0,0,.6);color:#fff;font-size:1.6rem;line-height:1;cursor:pointer}
.modal-body{padding:18px 20px 30px}
.modal-body h2{margin:4px 0 0;font-size:1.35rem}
.gal{position:relative;background:#111;outline:none}
.gal-track{display:flex;overflow-x:auto;scroll-snap-type:x mandatory;scrollbar-width:none;-webkit-overflow-scrolling:touch}
.gal-track::-webkit-scrollbar{display:none}
.gal-slide{flex:0 0 100%;scroll-snap-align:center;margin:0;position:relative}
.gal-slide img{width:100%;aspect-ratio:3/2;object-fit:contain;background:#111;cursor:zoom-in}
.gal-slide figcaption{position:absolute;left:0;bottom:0;padding:6px 12px;color:#fff;font-size:.85rem;background:linear-gradient(transparent,rgba(0,0,0,.6));width:100%}
.gal-btn{position:absolute;top:50%;transform:translateY(-50%);width:42px;height:42px;border-radius:50%;border:0;background:rgba(255,255,255,.85);font-size:1.7rem;line-height:1;cursor:pointer;color:#111}
.gal-btn.prev{left:8px}.gal-btn.next{right:8px}
.gal-count{position:absolute;right:10px;top:10px;background:rgba(0,0,0,.6);color:#fff;font-size:.8rem;padding:2px 9px;border-radius:999px}
.modal .gal-count{right:60px;top:18px}
.photo-note{font-size:.88rem;color:#8a5300;background:#fff4e0;margin:0;padding:8px 14px}
.actions{display:flex;flex-wrap:wrap;gap:8px;margin:14px 0}
.actions .btn{margin:0;flex:1 1 200px;text-align:center}
.btn.ghost{color:var(--accent)}
.hero .btn.ghost{color:#fff}
.mls-pending{flex:1 1 200px;align-self:center;font-size:.9rem;color:var(--muted);text-align:center}
.facts{display:grid;grid-template-columns:repeat(2,1fr);gap:1px;background:var(--line);border:1px solid var(--line);border-radius:8px;overflow:hidden;margin:16px 0}
.facts div{background:#fff;padding:8px 12px}.facts dt{font-size:.78rem;color:var(--muted);text-transform:uppercase;letter-spacing:.04em}.facts dd{margin:0;font-weight:600}
.feat{padding-left:20px}.feat li{margin:3px 0}
.agents{font-size:.95rem}
.lb{position:fixed;inset:0;background:rgba(0,0,0,.94);z-index:60;display:flex;align-items:center;justify-content:center}
.lb img{max-width:100%;max-height:86vh;object-fit:contain}
.lb-cap{position:absolute;bottom:12px;left:0;right:0;text-align:center;color:#ddd;font-size:.9rem}
.detail-head{display:grid;gap:6px;margin-bottom:12px}
.detail .gal{border-radius:var(--r);overflow:hidden}
.crumbs{font-size:.9rem;margin:0 0 12px}
/* closed */
.ccard .ph{aspect-ratio:4/3;background:linear-gradient(135deg,#e8f1f5,#f5f7f8);display:flex;align-items:center;justify-content:center;color:var(--accent);font-weight:600;letter-spacing:.06em;text-transform:uppercase;font-size:.85rem}
.ccard .badge{background:#e9f4ec;color:#21613a}
.closed-note{font-size:.88rem;color:var(--muted)}
@media(min-width:760px){
 .modal{padding:30px 16px}.modal-box{min-height:0;border-radius:12px;overflow:hidden}
 .facts{grid-template-columns:repeat(3,1fr)}
 #map{height:440px}
 .detail-grid{display:grid;grid-template-columns:1fr 340px;gap:32px;align-items:start}
}
.ccard{border-top:4px solid var(--accent)}
.ccard h3{margin:2px 0 0;font-size:1.05rem}
.ccard .side{font-size:.92rem;font-weight:600;color:var(--ink)}
.ccard .mlsno{font-size:.8rem;color:var(--muted);margin-top:auto;padding-top:6px}
.stats{display:grid;grid-template-columns:repeat(2,1fr);gap:1px;background:var(--line);border:1px solid var(--line);border-radius:var(--r);overflow:hidden}
.stats div{background:#fff;padding:14px 16px;display:flex;flex-direction:column}
.stats strong{font-size:1.6rem;line-height:1.2;color:var(--accent)}
.stats span{font-size:.85rem;color:var(--muted)}
.stats-note{font-size:.85rem;color:var(--muted);margin:8px 0 22px}
@media(min-width:760px){.stats{grid-template-columns:repeat(4,1fr)}}

/* ===== Sugarloaf / LEVEL document theme ===== */
h1,h2,h3,.price,.stats strong{font-family:var(--serif);font-weight:700;color:var(--navy)}
h3{letter-spacing:.005em}
.eyebrow{text-transform:uppercase;letter-spacing:.22em;color:var(--sea);font-weight:700;font-size:.78rem;margin:0 0 12px}
.section-label{text-transform:uppercase;letter-spacing:.2em;color:var(--teal);font-weight:700;font-size:.75rem;margin:0 0 8px}
/* header band */
.site-header{background:linear-gradient(135deg,#0F3B4F 0%,#145267 60%,#1F7A8C 100%);border-bottom:0;color:#fff}
.site-header .wrap{min-height:72px;padding-top:8px;padding-bottom:8px}
.site-header .wave{position:absolute;left:0;right:0;top:100%;width:100%;height:16px;display:block;pointer-events:none}
.brand-wrap{display:flex;align-items:center;gap:14px;min-width:0}
.brand-logo{display:block;flex:0 0 auto;line-height:0}
.brand-logo img{height:40px;width:auto}
.brand{color:#fff;font-family:var(--serif);font-size:1.25rem;padding-left:14px;border-left:1px solid rgba(255,255,255,.35);line-height:1.15}
.brand small{color:var(--soft2);font-family:var(--sans);font-weight:700;font-size:.66rem;letter-spacing:.2em;margin-top:3px}
.nav a{color:var(--soft2);font-weight:700;font-size:.82rem;text-transform:uppercase;letter-spacing:.12em;border-radius:2px}
.nav a:hover{background:rgba(255,255,255,.1);color:#fff}
.nav a[aria-current=page]{background:transparent;color:#fff;box-shadow:inset 0 -2px 0 var(--coral)}
/* hero */
.hero{background-color:var(--navy)}
.hero::before{background:linear-gradient(135deg,rgba(15,59,79,.86) 0%,rgba(20,82,103,.72) 60%,rgba(31,122,140,.55) 100%)}
.hero h1{color:#fff}
.hero .eyebrow{color:var(--sea)}
/* buttons + links */
a{color:var(--teal)}
.btn{background:var(--teal);border-radius:3px;font-weight:700;letter-spacing:.04em}
.btn:hover{background:var(--navy2)}
.btn.ghost{background:transparent;color:var(--teal);border:1px solid var(--teal)}
.btn.ghost:hover{background:var(--soft)}
.hero .btn.ghost{color:#fff;border-color:rgba(255,255,255,.85)}
.hero .btn.ghost:hover{background:rgba(255,255,255,.12)}
section.soft{background:var(--paper)}
/* section headings with a teal rule, like the doc section labels */
main h2{position:relative;padding-bottom:10px}
main h2::after{content:"";position:absolute;left:0;bottom:0;width:44px;height:3px;background:var(--teal)}
.modal-body h2,.legal h2{padding-bottom:0}.modal-body h2::after,.legal h2::after{display:none}
/* cards: top bar like the doc cards */
.card{border:1px solid var(--line2);border-radius:3px;position:relative}
.card::before{content:"";position:absolute;left:0;right:0;top:0;height:4px;background:var(--teal);z-index:2}
.ccard{border-top:1px solid var(--line2)}
.badge{background:var(--soft2);color:var(--navy);border-radius:2px;letter-spacing:.12em;font-weight:700}
.lcard-img .badge{background:#fff;color:var(--navy)}
.badge-soon{background:var(--sand)!important;color:var(--coral-ink)!important}
.lcard-tag,.ccard .mlsno{color:var(--coral-ink);font-weight:700;letter-spacing:.14em}
.ccard .badge{background:var(--soft2);color:var(--navy)}
.ccard .ph{background:linear-gradient(135deg,#DCEBEE,#EEF5F6);color:var(--navy)}
.price{color:var(--navy)}
/* stats = doc .fig cards */
.stats{background:var(--line2);border-color:var(--line2);border-radius:3px}
.stats div{border-top:4px solid var(--teal)}
.stats strong{color:var(--navy)}
.stats-note,.closed-note{color:var(--muted)}
/* filters */
.chip{border-color:var(--line2);border-radius:2px;font-weight:700;font-size:.85rem;letter-spacing:.04em}
.chip[aria-pressed=true]{background:var(--navy);border-color:var(--navy)}
.chip[aria-pressed=true] small{color:var(--soft2)}
.sortbox select{border-color:var(--line2);border-radius:2px}
/* boxes: sand + coral rule (doc .backing/.box) */
.consent,.photo-note,.empty{background:var(--sand);border:0;border-left:4px solid var(--coral);border-radius:0;color:var(--ink)}
.consent a,.photo-note a,.empty a{color:var(--navy)}
/* contact block = doc .reach */
.contact-block{border:1px solid var(--line2);border-left:4px solid var(--teal);padding:16px 18px;background:#fff}
input[type=text],input[type=email],input[type=tel],textarea{border-color:#C9D7DB;border-radius:2px}
input:focus,textarea:focus,select:focus{outline:2px solid var(--teal);outline-offset:1px;border-color:var(--teal)}
/* about photo: teal->navy framed */
.about img{border-radius:3px;box-shadow:0 0 0 4px #fff,0 0 0 6px var(--sea)}
/* facts table + tables */
.facts{background:var(--line2);border-color:var(--line2);border-radius:3px}
.facts dt{color:var(--teal);font-weight:700;letter-spacing:.12em}
table{border-collapse:collapse;width:100%}
th{background:var(--navy);color:#fff;text-transform:uppercase;letter-spacing:.1em;font-size:.78rem;text-align:left;padding:8px 10px}
td{border-bottom:1px solid var(--line);padding:8px 10px}
#map{border-color:var(--line2);border-radius:3px}
.modal-box{border-top:4px solid var(--teal)}
/* footer */
.site-footer{background:var(--navy);color:var(--soft2);border-top:0;padding:34px 0}
.site-footer a{color:#fff}
.site-footer strong,.site-footer b{color:#fff}
.site-footer .broker-line{color:var(--soft2)}
main{display:block}
@media(min-width:760px){.modal-box{border-radius:3px}}
@media(max-width:759px){
 .site-header .wrap{gap:6px;min-height:0;padding-top:10px;padding-bottom:6px}
 .brand-wrap{gap:10px}
 .brand-logo img{height:32px}
 .brand{font-size:1.05rem;padding-left:10px}
 .brand small{font-size:.58rem;letter-spacing:.14em}
 .nav{width:100%;justify-content:space-between;gap:0}
 .nav a{padding:8px 6px;font-size:.74rem;letter-spacing:.08em}
 .site-header .wave{height:10px}
}
.btn,button,select,input,textarea{font-family:inherit}