:root{
  --paper:#FCF8F1; --sand:#F0E9DB; --ink:#1B1815; --ink-soft:#6E675C; --ink-faint:#A79E8D;
  --hairline:#E0D7C6; --green:#14432F; --green-deep:#0C2C1E; --green-wash:#E9EFEA;
  --gutter:32px; --radius:10px;
  --display:"Fraunces",Georgia,serif; --sans:"Instrument Sans",-apple-system,system-ui,sans-serif;
  --mono:"DM Mono",ui-monospace,monospace; --max:1360px;
}
*{box-sizing:border-box;margin:0;padding:0;-webkit-tap-highlight-color:transparent}
html{scroll-behavior:smooth}
body{background:var(--paper);color:var(--ink);font-family:var(--sans);line-height:1.5;-webkit-font-smoothing:antialiased}
img{display:block;max-width:100%}
a{color:inherit;text-decoration:none}
.wrap{max-width:var(--max);margin:0 auto;padding:0 var(--gutter)}
.eyebrow{font-family:var(--mono);font-size:10.5px;font-weight:500;letter-spacing:.2em;text-transform:uppercase;color:var(--ink-soft)}

/* nav */
.nav{position:sticky;top:0;z-index:60;background:var(--paper);border-bottom:1px solid var(--hairline);transform:translateZ(0)}
.nav-in{max-width:var(--max);margin:0 auto;padding:0 var(--gutter);height:68px;display:flex;align-items:center;gap:34px}
.brand{display:flex;align-items:center;gap:11px;margin-right:auto}
.brand-dot{width:9px;height:9px;border-radius:50%;background:var(--green);flex:none}
.brand-name{font-family:var(--mono);font-size:11.5px;letter-spacing:.2em;text-transform:uppercase}
.nav .link{font-size:14.5px;color:var(--ink-soft)}
.nav .link:hover{color:var(--ink)}
.nav .cta-sm{font-size:14px;font-weight:500;color:var(--paper);background:var(--green);padding:10px 16px;border-radius:7px}
.nav .cta-sm:hover{background:var(--green-deep)}
@media(max-width:820px){.nav .link.hide-sm{display:none}}

/* ---------- hero: split, desktop-first ---------- */
.hero{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.15fr);align-items:stretch;
  border-bottom:1px solid var(--hairline)}
.hero-copy{padding:96px var(--gutter) 96px max(var(--gutter),calc((100vw - var(--max))/2 + var(--gutter)));
  display:flex;flex-direction:column;justify-content:center}
.hero-copy h1{font-family:var(--display);font-variation-settings:"SOFT" 40,"WONK" 1;font-weight:500;
  font-size:clamp(42px,4.6vw,72px);line-height:.96;letter-spacing:-.038em;margin-top:18px;max-width:13ch}
.hero-copy .lede{margin-top:26px;font-size:clamp(16px,1.15vw,18.5px);color:var(--ink-soft);max-width:46ch;line-height:1.6}
.hero-actions{margin-top:34px;display:flex;gap:12px;flex-wrap:wrap}
.btn{display:inline-flex;align-items:center;gap:10px;background:var(--green);color:var(--paper);
  font-size:15px;font-weight:500;padding:14px 22px;border-radius:8px;transition:background .18s}
.btn:hover{background:var(--green-deep)}
.btn svg{width:15px;height:15px;stroke:currentColor;fill:none;stroke-width:1.6}
.btn.ghost{background:none;color:var(--ink);border:1px solid var(--hairline)}
.btn.ghost:hover{background:var(--sand)}
.hero-pic{position:relative;min-height:520px;background:var(--sand)}
.hero-pic img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero-tag{position:absolute;left:26px;bottom:26px;background:rgba(252,248,241,.94);backdrop-filter:blur(6px);
  padding:12px 16px;border-radius:8px;font-family:var(--mono);font-size:10px;letter-spacing:.14em;text-transform:uppercase}

/* stat rail */
.rail{display:grid;grid-template-columns:repeat(4,1fr);border-bottom:1px solid var(--hairline)}
.rail .cell{padding:30px 30px 34px;border-right:1px solid var(--hairline)}
.rail .cell:last-child{border-right:0}
.rail .n{font-family:var(--display);font-variation-settings:"SOFT" 40,"WONK" 1;font-weight:400;
  font-size:clamp(28px,2.6vw,40px);line-height:1;letter-spacing:-.04em;color:var(--green)}
.rail .l{font-size:13px;color:var(--ink-soft);margin-top:11px;max-width:22ch;line-height:1.45}

/* sections */
.section{padding:88px 0;position:relative;z-index:1;isolation:isolate}
.sec-head{display:flex;align-items:center;gap:14px;margin-bottom:22px}
.sec-head .line{flex:1;height:1px;background:var(--hairline)}
h2.big{font-family:var(--display);font-variation-settings:"SOFT" 40,"WONK" 1;font-weight:500;
  font-size:clamp(28px,3.2vw,44px);line-height:1.02;letter-spacing:-.035em;max-width:20ch}
.head-row{display:flex;justify-content:space-between;align-items:flex-end;gap:32px;flex-wrap:wrap}

/* ---------- map + list, side by side ---------- */
.mapgrid{display:grid;grid-template-columns:360px 1fr;border:1px solid var(--hairline);border-radius:var(--radius);overflow:hidden;margin-top:32px;position:relative;z-index:1;contain:paint}
.maplist{border-right:1px solid var(--hairline);max-height:560px;overflow-y:auto;background:var(--paper)}
.mlrow{display:flex;gap:14px;align-items:center;padding:18px 20px;border-bottom:1px solid var(--hairline);cursor:pointer;transition:background .18s}
.mlrow:last-child{border-bottom:0}
.mlrow:hover,.mlrow.hot{background:var(--green-wash)}
.mlrow img{width:66px;height:52px;object-fit:cover;border-radius:5px;flex:none}
.mlrow .n{font-family:var(--display);font-variation-settings:"SOFT" 20,"WONK" 0;font-weight:500;font-size:17px;letter-spacing:-.02em;line-height:1.15}
.mlrow .m{font-family:var(--mono);font-size:9.5px;letter-spacing:.1em;text-transform:uppercase;color:var(--ink-soft);margin-top:7px}
#map{height:560px;background:var(--sand);position:relative;z-index:0}
.leaflet-pane,.leaflet-top,.leaflet-bottom{z-index:1}
.leaflet-container{font-family:var(--sans)}
.pin{width:38px;height:38px;border-radius:50%;background:var(--green);color:var(--paper);display:grid;place-items:center;
  font-family:var(--mono);font-size:11px;border:2px solid var(--paper);box-shadow:0 4px 14px rgba(27,24,21,.3);cursor:pointer}
.pin.campus{background:var(--ink)}
.map-pop h4{font-family:var(--display);font-variation-settings:"SOFT" 40,"WONK" 1;font-weight:500;font-size:19px;letter-spacing:-.025em}
.map-pop .meta{font-family:var(--mono);font-size:9.5px;letter-spacing:.11em;text-transform:uppercase;color:var(--ink-soft);margin-top:7px}
.map-pop img{width:100%;border-radius:6px;margin-top:11px}
.map-pop a{display:inline-block;margin-top:11px;font-size:13.5px;color:var(--green);font-weight:500}
.leaflet-popup-content-wrapper{border-radius:10px;background:var(--paper)}
.leaflet-popup-content{margin:15px;width:206px!important}
.leaflet-popup-tip{background:var(--paper)}

/* ---------- filters ---------- */
.filters{display:flex;align-items:center;gap:10px;flex-wrap:wrap;margin-top:30px;padding-bottom:24px;border-bottom:1px solid var(--hairline)}
.fgroup{display:flex;align-items:center;gap:8px}
.flabel{font-family:var(--mono);font-size:9.5px;letter-spacing:.16em;text-transform:uppercase;color:var(--ink-faint);margin-right:2px}
.chip{font-size:13.5px;padding:8px 14px;border:1px solid var(--hairline);border-radius:7px;cursor:pointer;background:none;font-family:inherit;color:var(--ink-soft);transition:.16s}
.chip:hover{border-color:var(--ink-faint);color:var(--ink)}
.chip.on{background:var(--green);border-color:var(--green);color:var(--paper)}
.fsep{width:1px;height:26px;background:var(--hairline);margin:0 8px}
.fcount{margin-left:auto;font-family:var(--mono);font-size:10px;letter-spacing:.14em;text-transform:uppercase;color:var(--ink-soft)}

/* ---------- property tiles ---------- */
.tiles{display:grid;grid-template-columns:repeat(3,1fr);gap:30px;margin-top:38px}
.tile{display:block;border-bottom:1px solid var(--hairline);padding-bottom:22px}
.tile .ph{position:relative;overflow:hidden;border-radius:var(--radius);aspect-ratio:4/2.9;background:var(--sand)}
.tile .ph img{width:100%;height:100%;object-fit:cover;transition:transform .55s cubic-bezier(.2,.7,.25,1)}
.tile:hover .ph img{transform:scale(1.035)}
.tile .badge{position:absolute;top:12px;left:12px;background:rgba(252,248,241,.94);padding:7px 11px;border-radius:6px;
  font-family:var(--mono);font-size:9px;letter-spacing:.12em;text-transform:uppercase}
.tile .n{font-family:var(--display);font-variation-settings:"SOFT" 30,"WONK" 0;font-weight:500;
  font-size:25px;letter-spacing:-.028em;line-height:1.1;margin-top:18px}
.tile:hover .n{color:var(--green)}
.tile .row{display:flex;justify-content:space-between;gap:14px;margin-top:14px;font-size:14px;color:var(--ink-soft)}
.tile .row b{color:var(--ink);font-weight:500}
.tile .sub{font-family:var(--mono);font-size:9.5px;letter-spacing:.11em;text-transform:uppercase;color:var(--ink-faint);margin-top:10px}

/* ---------- operations / professional band ---------- */
.ops{display:grid;grid-template-columns:repeat(4,1fr);gap:0;border-top:1px solid var(--hairline);margin-top:34px}
.op{padding:28px 28px 32px 0;border-right:1px solid var(--hairline)}
.op:last-child{border-right:0}
.op .k{font-family:var(--mono);font-size:9.5px;letter-spacing:.16em;text-transform:uppercase;color:var(--green)}
.op .t{font-family:var(--display);font-variation-settings:"SOFT" 30,"WONK" 0;font-weight:500;font-size:20px;letter-spacing:-.02em;margin-top:14px;line-height:1.15}
.op p{font-size:14px;color:var(--ink-soft);margin-top:11px;line-height:1.55}

/* ---------- cta ---------- */
.cta{background:var(--green);color:var(--paper);border-radius:var(--radius);padding:54px 52px;
  display:grid;grid-template-columns:1fr auto;gap:40px;align-items:center}
.cta .eyebrow{color:rgba(252,248,241,.72)}
.cta h3{font-family:var(--display);font-variation-settings:"SOFT" 40,"WONK" 1;font-weight:500;
  font-size:clamp(26px,2.9vw,40px);line-height:1.04;letter-spacing:-.035em;margin-top:14px;max-width:18ch}
.cta p{margin-top:14px;color:rgba(252,248,241,.85);max-width:48ch;font-size:15.5px;line-height:1.55}
.cta .btn{background:var(--paper);color:var(--green);font-weight:600}
.cta .btn:hover{background:#fff}

/* ---------- footer ---------- */
.foot{border-top:1px solid var(--hairline);padding:44px 0 64px;margin-top:80px}
.foot-in{display:flex;justify-content:space-between;gap:30px;flex-wrap:wrap;font-size:13.5px;color:var(--ink-soft)}
.foot a:hover{color:var(--ink)}
.foot .mono{font-family:var(--mono);font-size:10px;letter-spacing:.16em;text-transform:uppercase;color:var(--ink-faint)}

/* ---------- property page ---------- */
.pbody{display:grid;grid-template-columns:minmax(0,1fr) 380px;gap:60px;align-items:start;padding-top:44px}
.gallery{border-radius:var(--radius);overflow:hidden;aspect-ratio:16/9;background:var(--sand)}
.gallery img{width:100%;height:100%;object-fit:cover}
.ptitle{font-family:var(--display);font-variation-settings:"SOFT" 40,"WONK" 1;font-weight:500;
  font-size:clamp(34px,4vw,54px);line-height:.98;letter-spacing:-.04em;margin-top:20px}
.psub{font-family:var(--mono);font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--ink-soft);margin-top:16px}
.pbody .body{margin-top:30px;font-size:16.5px;color:var(--ink-soft);max-width:60ch;line-height:1.68}
.feat{list-style:none;margin-top:30px;border-top:1px solid var(--hairline)}
.feat li{padding:15px 0;border-bottom:1px solid var(--hairline);font-size:15.5px;display:flex;gap:13px;align-items:flex-start}
.feat li::before{content:"";width:6px;height:6px;border-radius:50%;background:var(--green);margin-top:8px;flex:none}
.side{position:sticky;top:96px;border:1px solid var(--hairline);border-radius:var(--radius);overflow:hidden}
.side .top{padding:24px 24px 22px;border-bottom:1px solid var(--hairline)}
.side .price{font-family:var(--display);font-variation-settings:"SOFT" 40,"WONK" 1;font-weight:500;font-size:40px;letter-spacing:-.04em;line-height:1}
.side .pm{font-size:13.5px;color:var(--ink-soft);margin-top:8px}
.side .grid2{display:grid;grid-template-columns:1fr 1fr}
.side .cellb{padding:18px 24px;border-right:1px solid var(--hairline);border-bottom:1px solid var(--hairline)}
.side .cellb:nth-child(even){border-right:0}
.side .k{font-family:var(--mono);font-size:9px;letter-spacing:.14em;text-transform:uppercase;color:var(--ink-soft)}
.side .v{font-size:20px;font-weight:500;margin-top:7px}
.commute{padding:22px 24px;border-bottom:1px solid var(--hairline)}
.crow{display:flex;align-items:center;gap:12px;padding:9px 0;font-size:14.5px}
.crow .ic{width:26px;height:26px;flex:none;display:grid;place-items:center;color:var(--green)}
.crow .ic svg{width:17px;height:17px;stroke:currentColor;fill:none;stroke-width:1.5}
.crow .t{color:var(--ink-soft)}
.crow .v{margin-left:auto;font-weight:500}
.side .act{padding:22px 24px}
.side .act .btn{width:100%;justify-content:center}
.side .note{font-size:11.5px;color:var(--ink-faint);margin-top:12px;text-align:center;line-height:1.45}

/* other properties */
.more{margin-top:80px;border-top:1px solid var(--hairline);padding-top:44px}

@media(max-width:1080px){
  .tiles{grid-template-columns:repeat(2,1fr)}
  .pbody{grid-template-columns:1fr;gap:36px}
  .side{position:static}
  .ops{grid-template-columns:1fr 1fr}
  .op{border-bottom:1px solid var(--hairline)}
  .op:nth-child(2){border-right:0}
  .op:nth-child(3),.op:nth-child(4){border-bottom:0}
  .mapgrid{grid-template-columns:1fr}
  .maplist{border-right:0;border-bottom:1px solid var(--hairline);max-height:none;display:flex;overflow-x:auto}
  .mlrow{flex-direction:column;align-items:flex-start;min-width:180px;border-bottom:0;border-right:1px solid var(--hairline)}
  .mlrow img{width:100%;height:84px}
}
@media(max-width:820px){
  :root{--gutter:22px}
  .hero{grid-template-columns:1fr}
  .hero-copy{padding:56px var(--gutter) 44px;order:2}
  .hero-pic{min-height:300px;height:44vh;order:1}
  .rail{grid-template-columns:1fr 1fr}
  .rail .cell{border-bottom:1px solid var(--hairline)}
  .rail .cell:nth-child(2){border-right:0}
  .rail .cell:nth-child(3),.rail .cell:nth-child(4){border-bottom:0}
  .tiles{grid-template-columns:1fr;gap:26px}
  .cta{grid-template-columns:1fr;padding:36px 26px}
  .section{padding:56px 0}
  .side .grid2{grid-template-columns:1fr 1fr}
}