.mobile-bar{z-index:40;border-top:1px solid var(--color-line);padding-bottom:var(--safe-bottom);transition:transform var(--duration) var(--ease-out);-webkit-backdrop-filter:blur(8px);backdrop-filter:blur(8px);background:#faf8f4f5;display:flex;position:fixed;bottom:0;left:0;right:0;transform:translateY(110%)}.mobile-bar--visible{transform:none}body[data-dialog-open] .mobile-bar{transform:translateY(110%)}.mobile-bar__item{min-height:52px;font-size:var(--text-sm);letter-spacing:.04em;border-right:1px solid var(--color-line);flex:1;place-items:center;font-weight:500;text-decoration:none;display:grid}.mobile-bar__item:last-child{border-right:0}.mobile-bar__item--primary{background:var(--color-ink);color:var(--color-ivory)}@media (min-width:1024px){.mobile-bar{display:none}}@media (max-width:1023px){body{padding-bottom:calc(52px + var(--safe-bottom))}}
.biography{background:var(--color-ivory);position:relative}.biography__grid{gap:var(--space-6);align-items:start;display:grid}@media (min-width:900px){.biography__grid{grid-template-columns:minmax(240px,4fr) 8fr;gap:clamp(2rem,1rem + 5vw,6rem)}}.biography__portrait{background:var(--color-surface);border:1px solid var(--color-line-strong);border-radius:var(--radius-sm);width:min(100%,260px);box-shadow:var(--shadow-soft);margin:0 auto;padding:clamp(.75rem,.5rem + 1vw,1.125rem);position:relative}.biography__portrait:before{content:"";background:var(--color-surface-tint);border:1px solid var(--color-champagne);border-radius:var(--radius-sm);z-index:-1;position:absolute;inset:.875rem -.875rem -.875rem .875rem}.biography__portrait img{aspect-ratio:4/5;object-fit:cover;border:1px solid var(--color-champagne);border-radius:2px;width:100%;height:auto;display:block}@media (min-width:900px){.biography__portrait{margin:var(--space-2) 0 0}}.biography__placeholder-note{font-size:var(--text-xs);color:var(--color-ink-soft);margin-top:var(--space-2)}.biography__title{max-width:16ch}.biography__philosophy{margin:var(--space-5) 0;padding-left:var(--space-4);border-left:2px solid var(--color-champagne);gap:.2rem;display:grid}.biography__philosophy-label{font-size:var(--text-xs);letter-spacing:.16em;text-transform:uppercase;color:var(--color-sage-text)}.biography__philosophy q{font-family:var(--font-display);font-size:var(--text-xl);quotes:"“" "”";font-style:italic}.biography__text{gap:var(--space-4);max-width:62ch;font-size:var(--text-lg);line-height:1.65;display:grid}.biography__text p{color:var(--color-ink)}.biography__actions{align-items:center;gap:var(--space-5);margin-top:var(--space-6);flex-wrap:wrap;display:flex}.bio-expand{display:contents}.bio-expand__content{gap:var(--space-4);display:grid}.bio-expand__toggle{justify-self:start}@media (max-width:899px){.bio-expand[data-open=false] .bio-expand__content{display:none}}@media (min-width:900px){.bio-expand__toggle{display:none}}
.property{height:100%;display:grid;overflow:hidden}.property__link{height:100%;color:inherit;grid-template-rows:auto 1fr;text-decoration:none;display:grid}.property__link:focus-visible{outline-offset:-3px}.property__media{aspect-ratio:3/2;background:var(--color-surface-tint);position:relative;overflow:hidden}.property__media img{object-fit:cover;width:100%;height:100%;transition:transform .7s var(--ease-out)}.property__link:hover .property__media img{transform:scale(1.03)}.property__media-empty{background:linear-gradient(135deg,#ece6da,#d9dfd3);position:absolute;inset:0}.property__status{top:var(--space-3);left:var(--space-3);color:var(--color-ink);font-size:var(--text-xs);letter-spacing:.12em;text-transform:uppercase;border-radius:var(--radius-sm);background:#faf8f4f0;padding:.3rem .6rem;position:absolute}.property__status--sold{background:var(--color-ink);color:var(--color-ivory)}.property__body{padding:var(--space-4) var(--space-4) var(--space-5);align-content:start;gap:.2rem;display:grid}.property__price{font-family:var(--font-display);font-size:var(--text-xl)}.property__address{font-family:var(--font-body);font-size:var(--text-base);font-weight:500;line-height:1.3}.property__town{color:var(--color-ink-soft);font-size:var(--text-sm)}.property__facts{font-size:var(--text-sm);color:var(--color-ink-soft);margin-top:var(--space-2)}.property__rep{font-size:var(--text-xs);letter-spacing:.1em;text-transform:uppercase;color:var(--color-sage-text);margin-top:var(--space-2)}.property__cta{margin-top:var(--space-3);font-size:var(--text-sm);border-bottom:1px solid var(--color-champagne);justify-self:start;font-weight:500}.property__attribution{font-size:var(--text-xs);color:var(--color-ink-soft);padding:0 var(--space-4) var(--space-3)}.property--compact .property__body{padding:var(--space-3) var(--space-3) var(--space-4)}.property--compact .property__price{font-size:var(--text-lg)}
.listings{background:var(--color-white)}.listings__grid{gap:var(--space-5);margin:0;padding:0;list-style:none;display:grid}@media (min-width:720px){.listings__grid--2,.listings__grid--3{grid-template-columns:repeat(2,1fr)}}@media (min-width:1100px){.listings__grid--3{grid-template-columns:repeat(3,1fr)}.listings__grid--1{grid-template-columns:minmax(0,720px)}}.feed-notice{padding:var(--space-6);gap:var(--space-3);justify-items:start;max-width:640px;display:grid}.feed-notice h3{font-size:var(--text-xl)}.feed-notice p{color:var(--color-ink-soft)}.feed-notice__meta{font-size:var(--text-sm)}.feed-notice--stale{font-size:var(--text-sm);color:var(--color-ink-soft);margin-bottom:var(--space-4)}
.modal{width:100%;max-width:none;height:100%;max-height:none;color:var(--color-ink);background:0 0;border:0;padding:0;inset:0}.modal::backdrop{-webkit-backdrop-filter:blur(3px);backdrop-filter:blur(3px);background:#24332f6b}.modal__panel{background:var(--color-ivory);width:100%;height:100%;padding-bottom:var(--safe-bottom);grid-template-rows:auto 1fr auto;display:grid;overflow:hidden}@media (min-width:900px){.modal{place-items:center;display:grid}.modal:not([open]){display:none}.modal__panel{border-radius:var(--radius);width:min(92vw,1180px);height:min(88vh,900px);box-shadow:var(--shadow-dialog);padding-bottom:0}}.modal__header{justify-content:space-between;align-items:flex-start;gap:var(--space-4);padding:var(--space-5) var(--space-5) var(--space-4);border-bottom:1px solid var(--color-line);padding-top:max(var(--space-5), env(safe-area-inset-top));display:flex}.modal__title{font-size:var(--text-2xl)}.modal__title:focus{outline:none}.modal__title:focus-visible{outline:3px solid var(--color-focus);outline-offset:4px}.modal__description{color:var(--color-ink-soft);margin-top:var(--space-2);font-size:var(--text-sm)}.modal__close{border:1px solid var(--color-line);background:var(--color-white);cursor:pointer;border-radius:999px;flex:none;place-items:center;width:44px;height:44px;display:grid}.modal__close:hover{border-color:var(--color-ink)}.modal__body{overscroll-behavior:contain;padding:var(--space-5);-webkit-overflow-scrolling:touch;overflow:auto}.modal__footer{border-top:1px solid var(--color-line);padding:var(--space-4) var(--space-5);gap:var(--space-3);font-size:var(--text-sm);color:var(--color-ink-soft);flex-wrap:wrap;justify-content:space-between;align-items:center;display:flex}body[data-scroll-locked]{padding-right:var(--scroll-gutter,0px)}
.sold{background:var(--color-ivory)}.sold__carousel{position:relative}.sold__controls{margin-bottom:var(--space-4);justify-content:flex-end;align-items:center;display:flex}.sold__play{border:0;border-bottom:1px solid var(--color-line-strong);min-height:44px;font-size:var(--text-sm);cursor:pointer;background:0 0;padding:.5rem 0}.sold__track{overscroll-behavior-x:contain;scroll-snap-type:x mandatory;scrollbar-width:thin;padding:4px 4px var(--space-4);-webkit-overflow-scrolling:touch;margin:-4px -4px 0;overflow-x:auto}.sold__list{gap:var(--space-5);margin:0;padding:0;list-style:none;display:flex}.sold__item{scroll-snap-align:start;flex:0 0 min(82vw,360px)}@media (min-width:720px){.sold__item{flex-basis:340px}}.sold__footer{margin-top:var(--space-6);justify-content:center;display:flex}.sold__count{font-size:var(--text-xs);opacity:.7;padding-left:.25em}.sold-filters{gap:var(--space-4);margin-bottom:var(--space-5);display:grid}@media (min-width:720px){.sold-filters{grid-template-columns:2fr 1fr 1fr}}.sold-modal__grid{gap:var(--space-4);grid-template-columns:repeat(auto-fill,minmax(min(100%,260px),1fr));margin:0;padding:0;list-style:none;display:grid}.sold-modal__empty{color:var(--color-ink-soft)}.field{gap:.4rem;display:grid}.field__label{font-size:var(--text-sm);font-weight:500}.field input,.field select,.field textarea{font:inherit;color:inherit;border:1px solid var(--color-line-strong);border-radius:var(--radius-sm);background:var(--color-white);width:100%;min-height:46px;padding:.6rem .8rem}.field input:focus-visible,.field select:focus-visible,.field textarea:focus-visible{outline-offset:1px}.field--invalid input,.field--invalid select,.field--invalid textarea{border-color:var(--color-error)}.field__error{font-size:var(--text-sm);color:var(--color-error)}.field__hint{font-size:var(--text-xs);color:var(--color-ink-soft)}
.reviews{background:var(--color-white);overflow:hidden}.reviews__platforms{gap:var(--space-4) var(--space-6);flex-wrap:wrap;display:flex}.reviews__platform{font-size:var(--text-sm);color:var(--color-ink-soft)}.reviews__platform-name{color:var(--color-ink);font-weight:500}.reviews__toolbar{margin-bottom:var(--space-4);justify-content:flex-end;min-height:1px;display:flex}.reviews__play{border:0;border-bottom:1px solid var(--color-line-strong);min-height:44px;font-size:var(--text-sm);cursor:pointer;background:0 0;padding:.5rem 0}.reviews__rows{gap:var(--space-5);display:grid;position:relative}.reviews__row{overscroll-behavior-x:contain;scrollbar-width:thin;padding:4px 0 var(--space-3);gap:var(--space-5);padding-inline:var(--gutter);scroll-snap-type:x proximity;display:flex;position:relative;overflow-x:auto}.reviews__list{gap:var(--space-5);flex:none;margin:0;padding:0;list-style:none;display:flex}.reviews__item{scroll-snap-align:start;flex:0 0 min(80vw,380px);display:flex}.reviews__list--duplicate{display:none}@media (min-width:900px){.reviews__rows[data-animate=true] .reviews__row{padding-inline:0;overflow:hidden;-webkit-mask-image:linear-gradient(90deg,#0000,#000 6% 94%,#0000);mask-image:linear-gradient(90deg,#0000,#000 6% 94%,#0000)}.reviews__rows[data-animate=true] .reviews__row:has(:focus-visible){-webkit-mask-image:none;mask-image:none}.reviews__rows[data-animate=true] .reviews__list--duplicate{display:flex}.reviews__rows[data-animate=true] .reviews__list{animation:reviews-left calc(var(--row-count) * 9s) linear infinite;padding-right:var(--space-5);animation-play-state:paused}.reviews__rows[data-animate=true] .reviews__row--right .reviews__list{animation-name:reviews-right}.reviews__rows--moving .reviews__list{animation-play-state:running!important}.reviews__rows--moving .reviews__row:hover .reviews__list,.reviews__rows--moving .reviews__row:focus-within .reviews__list{animation-play-state:paused!important}}@keyframes reviews-left{0%{transform:translate(0)}to{transform:translate(-100%)}}@keyframes reviews-right{0%{transform:translate(-100%)}to{transform:translate(0)}}.review{padding:var(--space-5);gap:var(--space-4);grid-template-rows:auto 1fr auto;width:100%;display:grid}.review__head{justify-content:space-between;align-items:center;gap:var(--space-3);display:flex}.review__quote{font-family:var(--font-display);font-size:var(--text-lg);font-variation-settings:"SOFT" 50, "opsz" 18;margin:0;line-height:1.45}.review__quote p:before{content:"“";color:var(--color-champagne)}.review__quote p:after{content:"”";color:var(--color-champagne)}.review__foot{font-size:var(--text-sm);gap:.35rem;display:grid}.review__name{font-weight:500}.review__date{color:var(--color-ink-soft);font-weight:400}.review__link{color:var(--color-ink-soft);border-bottom:1px solid var(--color-line-strong);justify-self:start;align-items:center;min-height:32px;text-decoration:none;display:inline-flex}.review__link:hover{color:var(--color-ink);border-bottom-color:var(--color-ink)}.review__unrated{font-size:var(--text-xs);letter-spacing:.1em;text-transform:uppercase;color:var(--color-ink-soft)}.source-badge{font-size:var(--text-xs);letter-spacing:.12em;text-transform:uppercase;border:1px solid var(--color-line);border-radius:var(--radius-sm);color:var(--color-ink-soft);background:var(--color-ivory);padding:.25rem .55rem;font-weight:500}.stars{gap:2px;display:inline-flex}.reviews__footer{gap:var(--space-3);margin-top:var(--space-6);justify-items:start;display:grid}.reviews__disclosure{font-size:var(--text-sm);color:var(--color-ink-soft);max-width:60ch}.reviews-filter{gap:var(--space-2);margin-bottom:var(--space-5);flex-wrap:wrap;display:flex}.reviews-filter__btn{border:1px solid var(--color-line-strong);border-radius:var(--radius-sm);background:var(--color-white);cursor:pointer;min-height:44px;font-size:var(--text-sm);padding:.5rem .9rem}.reviews-filter__btn[aria-pressed=true]{background:var(--color-ink);color:var(--color-ivory);border-color:var(--color-ink)}.reviews-filter__count{opacity:.7}.reviews-modal__note{font-size:var(--text-sm);color:var(--color-ink-soft);margin-bottom:var(--space-4)}.reviews-modal__list{gap:var(--space-5);margin:0;padding:0;list-style:none;display:grid}.review-full{gap:var(--space-3);padding-bottom:var(--space-5);border-bottom:1px solid var(--color-line);display:grid}.review-full .review__quote{font-size:var(--text-base)}
.social{background:var(--color-ivory)}.social__profiles{gap:var(--space-5);flex-wrap:wrap;display:flex}.social__grid{gap:var(--space-4);grid-template-columns:repeat(2,1fr);margin:0;padding:0;list-style:none;display:grid}@media (min-width:720px){.social__grid{gap:var(--space-5);grid-template-columns:repeat(3,1fr)}}@media (min-width:1100px){.social__grid{grid-template-columns:repeat(4,1fr)}}.post{grid-template-rows:1fr auto;height:100%;display:grid;overflow:hidden}.post__link{color:inherit;grid-template-rows:auto 1fr;height:100%;text-decoration:none;display:grid}.post__link:focus-visible{outline-offset:-3px}.post__media{aspect-ratio:1;background:var(--color-surface-tint);position:relative;overflow:hidden}.post__media img{object-fit:cover;width:100%;height:100%}.post__media--text{padding:var(--space-4);background:linear-gradient(160deg,#f3efe7,#e6e9e2);place-items:center;display:grid}.post__media-text{font-family:var(--font-display);font-size:var(--text-lg);text-align:center;line-height:1.35}.post__play,.post__carousel{top:var(--space-3);right:var(--space-3);width:32px;height:32px;color:var(--color-ink);background:#faf8f4eb;border-radius:999px;place-items:center;display:grid;position:absolute}.post__body{padding:var(--space-3) var(--space-4) var(--space-4);gap:var(--space-2);align-content:start;display:grid}.post__meta{justify-content:space-between;align-items:center;gap:var(--space-2);flex-wrap:wrap;display:flex}.post__date{font-size:var(--text-xs);color:var(--color-ink-soft);white-space:nowrap}.post__caption{font-size:var(--text-sm);color:var(--color-ink-soft);display:none}@media (min-width:720px){.post__caption{display:block}}.post__cta{font-size:var(--text-xs);letter-spacing:.04em;border-bottom:1px solid var(--color-champagne);justify-self:start;font-weight:500}.post__cross{font-size:var(--text-xs);color:var(--color-ink-soft);padding:0 var(--space-4) var(--space-3)}
.contact{background:var(--color-white)}.contact__grid{gap:var(--space-7);display:grid}@media (min-width:1024px){.contact__grid{grid-template-columns:1.1fr 1fr;gap:clamp(3rem,2rem + 4vw,6rem)}}.contact__intro h2{max-width:14ch}.contact__lede{margin-top:var(--space-5);font-size:var(--text-lg);color:var(--color-ink-soft);max-width:48ch}.contact__details{margin:var(--space-6) 0 0;gap:var(--space-4);display:grid}.contact__details div{padding-bottom:var(--space-3);border-bottom:1px solid var(--color-line);gap:.15rem;display:grid}.contact__details dt{font-size:var(--text-xs);letter-spacing:.16em;text-transform:uppercase;color:var(--color-sage-text)}.contact__details dd{font-size:var(--text-lg);margin:0}.contact__details a{border-bottom:1px solid var(--color-champagne);text-decoration:none}.contact__profiles{margin:var(--space-5) 0 0;gap:var(--space-3) var(--space-5);flex-wrap:wrap;padding:0;list-style:none;display:flex}.contact__profiles a{min-height:44px;font-size:var(--text-sm);letter-spacing:.03em;border-bottom:1px solid var(--color-line-strong);align-items:center;font-weight:500;text-decoration:none;display:inline-flex}.contact__profiles a:hover{border-bottom-color:var(--color-ink)}.contact__form{align-self:start;padding:clamp(1.25rem,1rem + 1.5vw,2.5rem)}.contact-form{gap:var(--space-4);display:grid}.contact-form__title{font-size:var(--text-xl)}.contact-form__row{gap:var(--space-4);display:grid}@media (min-width:640px){.contact-form__row{grid-template-columns:1fr 1fr}}.contact-form__hp{width:1px;height:1px;position:absolute;left:-10000px;overflow:hidden}.contact-form__status:focus{outline:none}.contact-form__status:empty{display:none}.contact-form__notice{font-size:var(--text-sm);color:var(--color-ink-soft);background:var(--color-surface-tint);padding:var(--space-3) var(--space-4);border-left:2px solid var(--color-champagne)}.contact__status{gap:var(--space-3);display:grid}.contact__status:focus{outline:none}.contact__status h3{font-size:var(--text-2xl)}