/* SRT v12. One shared presentation layer. Approved brand palette and existing
   font stacks; no unlicensed font files or third-party property images. */
:root{--s12-ink:#2B3C62;--s12-green:#2C4E49;--s12-pearl:#E2DDD0;--s12-paper:#fff;--s12-line:rgba(44,78,73,.2);--s12-serif:var(--display-font);--s12-sans:var(--body-font)}
body.v12{color:#000;background:#fff;font-size:16px;line-height:1.65;-webkit-font-smoothing:antialiased}body.v12 *{box-sizing:border-box}body.v12 [hidden]{display:none!important}body.v12 h1,body.v12 h2,body.v12 h3{font-family:var(--s12-serif);font-weight:400;letter-spacing:-.025em;color:var(--s12-ink)}body.v12 a:focus-visible,body.v12 button:focus-visible,body.v12 input:focus-visible,body.v12 select:focus-visible,body.v12 textarea:focus-visible,body.v12 summary:focus-visible{outline:3px solid var(--s12-ink);outline-offset:5px}body.v12 :is(input,select,textarea,button){font-family:var(--s12-sans)}body.v12 button{border-radius:0}body.v12 dialog::backdrop{background:rgba(0,0,0,.88)}html{scroll-padding-top:170px}body.v12 :is(section,[id]){scroll-margin-top:158px}body.v12 img{max-width:100%}.s12-sr-only{position:absolute!important;clip:rect(0,0,0,0);clip-path:inset(50%);width:1px;height:1px;overflow:hidden;white-space:nowrap}
.s12-wrap{width:min(1344px,calc(100% - 112px));margin-inline:auto}.v12 .site-header{position:sticky;top:0;z-index:60;background:var(--s12-pearl);border-bottom:1px solid var(--s12-line)}.v12 .header-inner{height:88px;gap:32px}.v12 .brand-link img{width:262px;height:auto}.v12 .header-links{gap:31px}.v12 .header-links a{font-size:11px;letter-spacing:.12em;padding:12px 0}.v12 .header-links a[aria-current=page]:after{width:100%}.v12 .header-links .nav-contact{padding:11px 26px}.v12 .header-links .nav-contact[aria-current=page]:after{content:none}.v12 .menu-toggle{min-height:44px}.v12 .skip-link{z-index:1000}.v12 footer.s12-footer{background:var(--s12-pearl);padding:54px 0 24px;color:var(--s12-green)}.s12-footer-grid{display:grid;grid-template-columns:1.4fr 1fr .65fr;gap:64px;align-items:start}.s12-footer .footer-brand{width:262px;height:auto}.s12-footer p{font-size:13px;margin-top:16px}.s12-footer nav,.s12-footer-contact{display:flex;flex-direction:column;align-items:flex-start;gap:9px}.s12-footer nav a,.s12-footer-contact>a{font-size:14px;letter-spacing:0;text-decoration:none;line-height:1.65}.s12-footer-contact>a:first-child{font-size:24px;font-family:var(--s12-serif)}.s12-footer-contact .s12-text-link{margin-top:9px}.s12-legal{border-top:1px solid var(--s12-line);padding-top:22px;margin-top:38px;font-size:11px;line-height:1.7;color:var(--s12-green);max-width:100%}
.s12-new main>section{padding:0}.s12-new main .s12-section{padding:82px 0}.s12-new h1{font-size:clamp(38px,4.4vw,64px);line-height:1.08;margin:0}.s12-new h2{font-size:clamp(30px,3.4vw,48px);line-height:1.12;margin:0}.s12-new h3{font-size:25px;line-height:1.25}.s12-kicker{font-size:11px;font-weight:500;line-height:1.5;letter-spacing:.18em;text-transform:uppercase;margin:0 0 24px}.s12-actions{display:flex;align-items:center;gap:26px;flex-wrap:wrap;margin-top:28px}.s12-button{display:inline-flex;align-items:center;justify-content:center;gap:30px;min-height:50px;padding:14px 23px;border:1px solid var(--s12-green);background:var(--s12-green);color:#fff;text-decoration:none;font-size:12px;line-height:1.5;font-weight:500;letter-spacing:.04em;transition:background .18s,color .18s}.s12-button:hover{background:var(--s12-ink);color:#fff;border-color:var(--s12-ink)}.s12-button.light{color:var(--s12-green);background:#fff;border-color:#fff}.s12-button.light:hover{background:var(--s12-pearl);border-color:var(--s12-pearl)}.s12-button.outline{background:transparent;color:var(--s12-green)}.s12-button.outline:hover{background:var(--s12-green);color:#fff}.s12-text-link,.s12-text-button{display:inline-flex;gap:23px;align-items:center;font:500 13px/1.6 var(--s12-sans);color:var(--s12-green);border:0;border-bottom:1px solid var(--s12-line);padding:7px 0;text-decoration:none;background:none;min-height:44px}.s12-text-link:hover,.s12-text-button:hover{border-bottom-color:var(--s12-green);color:var(--s12-ink)}.s12-hero-link{font-size:13px;text-decoration:none;color:#fff;display:inline-flex;align-items:center;gap:24px;min-height:44px;border-bottom:1px solid rgba(255,255,255,.7)}.s12-hero-link:hover{color:var(--s12-pearl)}.s12-section-heading{display:flex;align-items:center;justify-content:space-between;gap:28px;margin-bottom:34px}.s12-small{font-size:12px;line-height:1.65;opacity:.75}.s12-disclosure{font-size:11px;line-height:1.65;color:#515958;margin-top:30px;max-width:1070px}.s12-back{display:inline-flex;min-height:36px;align-items:center;color:var(--s12-green);font-size:12px;text-decoration:none}.s12-loading{padding:25px 0;font-size:15px;color:var(--s12-green);grid-column:1/-1}.s12-empty{padding:48px 0;grid-column:1/-1;max-width:650px}.s12-empty p{margin-bottom:15px}.s12-empty button{margin-right:22px}.s12-empty .s12-text-link{margin-right:20px}
/* Homepage: one strong opening, then real listings and the places behind them. */
.s12-new main .s12-home-hero{position:relative;height:min(680px,calc(100svh - 88px));min-height:490px;isolation:isolate;overflow:hidden;background:var(--s12-green);color:#fff;display:flex;align-items:center}.s12-home-image{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:50% 52%;z-index:-3}.s12-home-shade{position:absolute;inset:0;z-index:-2;background:linear-gradient(90deg,rgba(15,37,38,.71),rgba(15,37,38,.14) 70%),linear-gradient(0deg,rgba(15,37,38,.33),transparent 60%)}.s12-home-copy{padding:12px 0 30px}body.v12 .s12-home-copy h1{font-size:clamp(56px,6.8vw,96px);line-height:1.02;letter-spacing:-.035em;color:#fff;max-width:820px}.s12-home-copy .s12-kicker{color:#fff;margin-bottom:26px}.s12-home-copy .s12-actions{margin-top:38px;gap:34px}.s12-hero-caption{position:absolute;bottom:28px;right:max(56px,calc((100vw - 1344px)/2));font-size:10px;letter-spacing:.13em;text-transform:uppercase;color:#fff}.s12-community-feature{display:grid;grid-template-columns:1.04fr .96fr;background:var(--s12-pearl)}.s12-community-picture{position:relative;min-height:605px}.s12-community-picture img{height:100%;width:100%;object-fit:cover;position:absolute;inset:0}.s12-community-picture span{position:absolute;bottom:20px;left:28px;color:#fff;background:rgba(0,0,0,.5);padding:5px 9px;font-size:10px;letter-spacing:.08em}.s12-community-copy{padding:65px clamp(32px,6vw,100px)}.s12-community-copy>p{font-size:15px;max-width:340px;margin-top:20px}.s12-town-list{margin:27px 0 16px;display:grid}.s12-town-list a{display:flex;justify-content:space-between;gap:24px;border-top:1px solid var(--s12-line);padding:12px 0;color:var(--s12-ink);font-family:var(--s12-serif);font-size:23px;text-decoration:none}.s12-town-list a:last-child{border-bottom:1px solid var(--s12-line)}.s12-town-list a:hover{color:var(--s12-green)}.s12-new main .s12-team-band{padding:72px 0;background:var(--s12-green);color:#fff}body.v12 .s12-team-band h2{color:#fff}.s12-team-band .s12-kicker{margin-bottom:18px}.s12-band-layout{display:grid;grid-template-columns:1.1fr .9fr;align-items:center;gap:75px}.s12-band-layout>div:last-child{max-width:400px;justify-self:end}.s12-band-layout p{line-height:1.7}.s12-band-layout .s12-actions{gap:22px}
/* Collection, filters and listing cards. */
.s12-new main .s12-page-intro{padding:61px 0 42px}.s12-page-intro p{font-size:16px;margin-top:18px;max-width:610px}.s12-intro-row{display:flex;align-items:flex-end;justify-content:space-between;gap:35px}.s12-intro-row>.s12-text-link{flex-shrink:0}.s12-new main .s12-portfolio{padding-bottom:80px}.s12-filters{padding:22px 0;border-top:1px solid var(--s12-line);border-bottom:1px solid var(--s12-line);display:flex;flex-direction:column;gap:19px}.s12-status-filters{display:flex;gap:12px}.s12-status-filters button{border:1px solid transparent;border-bottom:1px solid var(--s12-line);background:transparent;color:var(--s12-ink);padding:10px 18px;min-height:44px;font-size:13px}.s12-status-filters button[aria-pressed=true]{background:var(--s12-green);border-color:var(--s12-green);color:#fff}.s12-status-filters button:hover{border-color:var(--s12-green)}.s12-filter-controls{display:grid;grid-template-columns:1.3fr 1fr 1fr;gap:14px}.s12-filter-controls input,.s12-filter-controls select{width:100%;height:47px;border:1px solid var(--s12-line);border-radius:0;color:var(--s12-green);background:#fff;padding:11px 14px;font-size:14px;line-height:1.3;min-width:0}.s12-filter-controls input::placeholder{color:#606b68;opacity:1}.s12-result-line{display:flex;align-items:center;justify-content:space-between;min-height:62px;gap:20px;font-size:12px;color:#515958}.s12-clear{border:0;background:none;font-size:12px;text-decoration:underline;min-height:44px;padding:6px;color:var(--s12-green)}.s12-property-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:37px 28px}.s12-card{min-width:0;border-bottom:1px solid var(--s12-line);padding-bottom:23px;position:relative}.s12-card>a{display:block;text-decoration:none;color:inherit}.s12-card-image{aspect-ratio:4/3;background:var(--s12-pearl);position:relative;overflow:hidden;display:flex;align-items:center;justify-content:center}.s12-card-image img{display:block;height:100%;width:100%;object-fit:cover;transition:transform .5s ease}.s12-card>a:hover .s12-card-image img{transform:scale(1.025)}.s12-card-image .s12-image-missing{position:absolute;font-size:12px;color:var(--s12-green);text-align:center;padding:30px}.s12-card-image .s12-image-missing[hidden]{display:none}.s12-card-status{position:absolute;top:16px;left:16px;z-index:1;background:#fff;color:var(--s12-green);font-size:10px;letter-spacing:.1em;padding:6px 10px;text-transform:uppercase;max-width:calc(100% - 32px)}.s12-card-copy{padding:20px 0 0;position:relative}.s12-card-price{font-size:15px;font-weight:500;color:var(--s12-green);line-height:1.3;margin-bottom:8px}.s12-card h3{font-size:25px;line-height:1.2;padding-right:24px}.s12-card-town{font-size:13px;color:#535e5b;margin-top:8px}.s12-card-specs{font-size:12px;color:#535e5b;line-height:1.7;margin-top:13px!important}.s12-card-arrow{position:absolute;right:0;top:44px;font-size:20px;color:var(--s12-green)}.s12-card-broker{font-size:10px;color:#535e5b;margin-top:7px!important}.s12-card:hover h3{text-decoration:underline;text-decoration-thickness:1px;text-underline-offset:5px}
/* Property microsites: useful information without an oversized intro. */
.s12-property-top{padding-top:20px}.s12-property-heading{display:flex;justify-content:space-between;align-items:flex-end;gap:32px;padding:24px 0 31px}.s12-property-heading h1{font-size:clamp(35px,4.1vw,60px);line-height:1.06;max-width:900px}.s12-property-heading p{font-size:15px;margin-top:12px}.s12-property-price{text-align:right;flex-shrink:0}.s12-status{display:inline-block;font-size:10px;letter-spacing:.13em;text-transform:uppercase;color:var(--s12-green);margin-bottom:7px}.s12-property-price>div{font-size:30px;line-height:1.3;letter-spacing:-.02em;color:var(--s12-ink)}.s12-property-price>div.is-small{font-size:17px}.s12-property-page main .s12-property-canvas{position:relative;padding:0;height:clamp(340px,43vw,640px);background:var(--s12-pearl);overflow:hidden}.s12-property-canvas>img{width:100%;height:100%;object-fit:cover;object-position:center;display:block}.s12-photo-fallback{height:100%;display:flex;align-items:center;justify-content:center;flex-direction:column;gap:20px;color:var(--s12-green)}.s12-photo-fallback p{font:400 28px/1.3 var(--s12-serif)}.s12-photo-button{position:absolute;bottom:25px;right:max(32px,calc((100vw - 1344px)/2));background:#fff;color:var(--s12-green);border:0;min-height:48px;padding:13px 22px;box-shadow:0 2px 10px #0002;font-size:12px;letter-spacing:.02em}.s12-property-stats{display:grid;grid-template-columns:repeat(4,1fr);gap:0;margin:0;padding:29px 0 22px;border-bottom:1px solid var(--s12-line)}.s12-property-stats>div{border-right:1px solid var(--s12-line);padding:0 24px;display:flex;flex-direction:column-reverse}.s12-property-stats>div:first-child{padding-left:0}.s12-property-stats>div:last-child{border:0}.s12-property-stats dt{font-size:11px;color:#596360;text-transform:uppercase;letter-spacing:.09em}.s12-property-stats dd{margin:0 0 7px;font-size:28px;line-height:1.3;color:var(--s12-ink);font-family:var(--s12-serif)}.s12-feed-state{font-size:11px;line-height:1.5;color:#535e5b;margin:10px 0 18px;min-height:17px}.s12-property-nav{position:sticky;top:88px;z-index:40;background:#fff;border-block:1px solid var(--s12-line)}.s12-property-nav>.s12-wrap{display:flex;justify-content:space-between;align-items:center;gap:28px;min-height:68px}.s12-property-nav>div>div{display:flex;gap:30px}.s12-property-nav>div>div a{font-size:13px;text-decoration:none;color:var(--s12-green);padding:15px 0;white-space:nowrap}.s12-property-nav .s12-button{font-size:11px;min-height:43px;padding:11px 19px}.s12-story-layout{display:grid;grid-template-columns:.7fr 1.3fr;gap:80px}.s12-prose{font-size:17px;line-height:1.9;white-space:pre-line}.s12-description-more{margin-top:18px}.s12-description-more summary{font-size:13px;color:var(--s12-green);cursor:pointer;min-height:44px}.s12-description-more p{margin-top:14px}.s12-photo-section{background:color-mix(in srgb,var(--s12-pearl) 32%,white)}.s12-photo-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}.s12-photo-grid button{border:0;background:var(--s12-pearl);padding:0;overflow:hidden;aspect-ratio:4/3;position:relative}.s12-photo-grid img{width:100%;height:100%;object-fit:cover;transition:transform .3s}.s12-photo-grid button:hover img{transform:scale(1.025)}.s12-photo-grid button:first-child{grid-column:span 2;grid-row:span 2;aspect-ratio:auto}.s12-photo-grid button:first-child img{position:absolute;inset:0}.s12-photo-grid button .s12-photo-index{position:absolute;bottom:10px;left:10px;min-width:27px;height:27px;background:#fff;color:var(--s12-green);font:11px/27px var(--s12-sans)}.s12-details-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:0 45px;margin:0}.s12-details-grid>div{padding:18px 0;border-top:1px solid var(--s12-line)}.s12-details-grid dt{font-size:11px;color:#55615e;letter-spacing:.08em;text-transform:uppercase}.s12-details-grid dd{font-size:17px;color:var(--s12-ink);margin:8px 0 0;overflow-wrap:anywhere}.s12-attribution{font-size:12px;color:#535e5b;margin-top:18px}.s12-property-page main .s12-location-section{padding:64px 0;background:var(--s12-pearl)}.s12-location-layout{display:grid;grid-template-columns:.85fr 1.15fr;gap:75px;align-items:center}.s12-location-layout:has(figure[hidden]){grid-template-columns:1fr}.s12-location-layout figure{margin:0}.s12-location-layout img{width:100%;height:320px;object-fit:cover}.s12-location-layout figcaption{font-size:10px;color:#535e5b;line-height:1.4;margin-top:10px}.s12-location-copy>p:not(.s12-kicker){font-size:15px;margin-top:19px;max-width:380px}.s12-location-copy>.s12-kicker{margin-bottom:17px}.s12-location-copy .s12-actions{gap:22px}.s12-showing-layout{display:grid;grid-template-columns:.85fr 1.15fr;gap:100px}.s12-showing-layout>div:first-child>p:not(.s12-kicker){max-width:370px;margin-top:23px}.s12-contact-direct{display:flex;align-items:flex-start;flex-direction:column;gap:9px;margin-top:30px}.s12-contact-direct a{font-size:16px;color:var(--s12-green);text-decoration:none}.s12-contact-direct a:first-child{font-family:var(--s12-serif);font-size:28px}.s12-showing-section{background:#fff}.s12-lightbox{border:0;padding:0;margin:auto;width:100vw;max-width:100vw;height:100dvh;max-height:100dvh;background:#102420;color:#fff}.s12-lightbox-top{display:flex;align-items:center;justify-content:space-between;gap:24px;height:76px;padding:15px 32px;font-size:13px}.s12-lightbox button{min-width:48px;min-height:48px;background:transparent;border:1px solid #ffffff60;color:#fff;padding:10px 16px;font-size:15px}.s12-lightbox button:focus-visible{outline-color:#fff}.s12-lightbox-stage{height:calc(100% - 76px);display:grid;grid-template-columns:65px 1fr 65px;gap:22px;align-items:center;padding:0 32px 25px}.s12-lightbox figure{margin:0;min-width:0;height:100%;display:flex;align-items:center;justify-content:center;flex-direction:column}.s12-lightbox img{width:100%;max-height:calc(100% - 45px);object-fit:contain;min-height:0}.s12-lightbox figcaption{height:40px;padding-top:10px;font-size:12px;color:#fff}.s12-mobile-showing{display:none}
/* Shared short forms and secondary pages. */
.v12 .srt-form{gap:19px 20px}.v12 .srt-form .field label{font-size:12px;letter-spacing:.02em;text-transform:none;margin-bottom:7px;color:var(--s12-green)}.v12 .srt-form :is(input:not([type=checkbox]),select,textarea){border:1px solid var(--s12-line);background:#fff;border-radius:0;box-shadow:none;padding:12px 13px;font-size:16px;line-height:1.45;color:#000;width:100%;min-height:48px}.v12 .srt-form input[type=hidden]{display:none}.v12 .srt-form textarea{min-height:110px}.v12 .srt-form .consent{font-size:11px;line-height:1.7}.v12 .srt-form .btn{min-height:49px;font-size:12px;letter-spacing:.04em;text-transform:none}.v12 .srt-form .form-transport:empty{display:none}.v12 .srt-form .form-transport{font-size:12px}.v12 .srt-form .submission-status{font-size:14px;border:1px solid var(--s12-line);padding:16px}.v12 .hp-field{position:absolute!important;left:-10000px!important;top:auto!important;width:1px!important;height:1px!important;overflow:hidden!important}.s12-new main .s12-contact-section{padding:0 0 85px}.s12-new main .s12-community-index{padding:5px 0 80px}.s12-community-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:40px 28px}.s12-community-card{text-decoration:none}.s12-community-card>div{aspect-ratio:4/3;overflow:hidden}.s12-community-card img{height:100%;width:100%;object-fit:cover;transition:transform .4s}.s12-community-card:hover img{transform:scale(1.02)}.s12-community-card h2{font-size:26px;display:flex;align-items:center;justify-content:space-between;gap:15px;margin-top:18px}.s12-community-card h2 span{font:20px var(--s12-sans)}.s12-new main .s12-search-feature{padding:0;background:var(--s12-pearl)}.s12-search-layout{display:grid;grid-template-columns:1.05fr .95fr;gap:75px;align-items:center}.s12-search-layout>img{width:100%;height:420px;object-fit:cover}.s12-search-layout>div{padding:35px 0}.s12-search-layout p{margin:20px 0;max-width:390px}.s12-optional-form{border-block:1px solid var(--s12-line)}.s12-optional-form>summary{display:flex;justify-content:space-between;align-items:center;padding:24px 0;font-family:var(--s12-serif);font-size:28px;color:var(--s12-ink);cursor:pointer}.s12-optional-form>summary span{font-family:var(--s12-sans);font-weight:300}.s12-form-inner{max-width:760px;padding:20px 0 35px;margin:auto}.s12-new main .s12-sell-process{padding:32px 0 58px}.s12-process-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:45px}.s12-process-grid article{border-top:1px solid var(--s12-line);padding-top:23px}.s12-process-grid article>span{font-size:11px;letter-spacing:.16em;color:var(--s12-green)}.s12-process-grid h2{font-size:29px;margin:20px 0 15px}.s12-process-grid p{font-size:15px;max-width:340px}
/* Existing guides and team pages: tighter rhythm, preserved useful details. */
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/* Dark-surface contrast and native brand rendering, overriding legacy footer treatments. */
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/* Keep smaller IDX photo sets balanced instead of leaving orphaned tiles. */
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@media(max-width:640px){.s12-photo-grid button:nth-child(n+6){display:none}.s12-photo-grid[data-count="2"] button:last-child,.s12-photo-grid[data-count="4"] button:last-child{grid-column:1/-1;aspect-ratio:4/3}}