:root{--plum:#201724;--gold:#d1974e;--clay:#713830;--terracotta:#b05833;--slate:#3f4c67;--navy:var(--plum);--ink:var(--plum);--cream:#faf8f3;--muted:var(--slate);--line:#ddd4d0;--white:#fff;--serif:Georgia,'Times New Roman',serif}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:28px}body{margin:0;background:var(--cream);color:var(--ink);font:16px/1.6 Arial,Helvetica,sans-serif}body:has(dialog[open]){overflow:hidden}a{color:inherit;text-underline-offset:5px}button,input,select,textarea{font:inherit}button,.button{display:inline-flex;align-items:center;justify-content:center;gap:10px;border:1px solid var(--navy);background:var(--navy);color:white;min-height:46px;padding:11px 22px;cursor:pointer;text-decoration:none;line-height:1.3;border-radius:2px}button:hover,.button:hover{background:#713830}button:disabled{opacity:.5;cursor:default}.secondary{background:transparent;color:var(--navy);border-color:#9da7aa}.secondary:hover{background:#e9e9e1;color:var(--navy)}.gold{background:var(--gold);color:var(--navy);border-color:var(--gold)}.gold:hover{background:#ead2a8}.small{padding:10px 16px;font-size:13px}.text-button{background:transparent;border:0;color:var(--navy);text-decoration:underline;padding:10px 0}.text-button:hover{background:transparent}.actions{display:flex;gap:12px;flex-wrap:wrap;align-items:center}.actions>*{flex-shrink:0}button:focus-visible,a:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible,summary:focus-visible,[tabindex]:focus-visible{outline:3px solid #713830;outline-offset:4px}h1,h2,h3{font-family:var(--serif);font-weight:400;line-height:1.12;letter-spacing:-.035em;margin:0 0 20px}h1{font-size:clamp(40px,5.2vw,76px)}h2{font-size:clamp(32px,3.3vw,48px)}h3{font-size:27px}p{margin:0 0 20px}.eyebrow{display:block;text-transform:uppercase;letter-spacing:.19em;font-size:11px;font-weight:600;margin-bottom:18px}.muted{color:var(--muted)}.demo-strip{background:var(--navy);color:#efe9dc;text-align:center;padding:8px 12px;font-size:9px;letter-spacing:.2em}.site-header{display:flex;align-items:center;justify-content:space-between;gap:24px;padding:24px max(24px,calc((100vw - 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1200px)/2));max-width:100%;width:100%}.hero h1{max-width:680px}.hero p{max-width:430px;color:#f1ece2}.hero .secondary{color:white;border-color:#d3dbdc;background:#20172455}.hero-note{position:absolute;right:25px;bottom:14px;font-size:10px}.container{max-width:1248px;margin:auto;padding:0 24px}.section{padding:80px 0}.section-head{display:flex;align-items:end;justify-content:space-between;gap:24px;margin-bottom:28px}.section-head h2{margin-bottom:0}.section-head p{max-width:370px;margin:0}.search-wrap{position:relative;z-index:1;margin-top:-30px}.search-box{background:white;box-shadow:0 14px 40px #2017240d;border:1px solid var(--line);padding:24px;display:flex;align-items:end;gap:18px}.search-box label{flex:1}.search-box input{background:transparent}.search-caption{padding:13px 4px;color:var(--muted);font-size:11px;letter-spacing:.02em}.section-tint{background:#efeee7}.carousel{display:flex;gap:24px;overflow-x:auto;scroll-snap-type:x mandatory;scrollbar-width:thin;padding:4px 2px 20px}.carousel .property-card{flex:0 0 calc((100% - 48px)/3);scroll-snap-align:start}.carousel-controls{display:flex;gap:8px}.circle{padding:8px;width:46px;border-radius:50%;font-size:22px}.property-card{background:white;border:1px solid var(--line);min-width:0}.property-image{position:relative;overflow:hidden}.property-image a{display:block}.property-image img{display:block;width:100%;aspect-ratio:1.45;object-fit:cover}.property-image .badge{position:absolute;left:14px;top:14px;background:var(--cream);padding:5px 9px;font-size:10px;letter-spacing:.1em;text-transform:uppercase}.save-icon{position:absolute;right:12px;top:12px;border-radius:50%;width:44px;height:44px;padding:0;background:white;color:var(--navy);border:0;font-size:24px}.save-icon:hover{background:var(--gold);color:var(--navy)}.save-icon[aria-pressed=true]{background:var(--navy);color:white}.card-body{padding:22px}.card-body h3{font-size:23px;margin:10px 0}.card-body h3 a{text-decoration:none}.price{font:26px var(--serif)}.card-body .location{font-size:12px;color:var(--muted);margin:6px 0 14px}.facts{display:flex;gap:14px;flex-wrap:wrap;font-size:12px;padding-bottom:16px;border-bottom:1px solid var(--line);margin-bottom:12px}.card-links{display:flex;align-items:center;justify-content:space-between;gap:8px;font-size:12px}.card-links a,.card-links button{min-height:44px;display:flex;align-items:center}.card-links button{padding:8px 0;font-size:12px}.grid-toolbar{display:flex;align-items:end;justify-content:space-between;gap:16px;margin-bottom:24px}.grid-toolbar p{margin:0}.grid-toolbar select{max-width:210px}.property-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:24px}.empty{padding:45px 24px;border:1px solid var(--line);text-align:center;grid-column:1/-1}.filter-chips{display:flex;gap:9px;flex-wrap:wrap;margin:8px 0 20px}.filter-chips span{font-size:12px;background:#eae7df;padding:6px 10px}.path-grid{display:grid;grid-template-columns:1fr 1fr;gap:28px}.path-card{padding:45px;background:#eae8df;position:relative}.path-card:nth-child(2){background:var(--navy);color:var(--cream)}.path-card h3{font-size:35px}.path-card p{max-width:370px}.path-card a{display:inline-flex;min-height:44px;align-items:center}.path-number{position:absolute;right:25px;top:25px;font:30px var(--serif);opacity:.5}.agent-layout{display:grid;grid-template-columns:1fr 1.2fr;gap:80px;align-items:center}.agent-art{background:var(--navy);color:var(--gold);aspect-ratio:1/1;display:flex;flex-direction:column;align-items:center;justify-content:center;text-align:center;border:14px solid #e8e4da;outline:1px solid #c3b294;outline-offset:-30px}.agent-art .monogram{font:110px var(--serif);line-height:1}.agent-art p{font:21px var(--serif);margin:22px 20px 0}.agent-art small{font-size:10px;letter-spacing:.18em;margin:20px}.agent-copy p{max-width:520px}.faq-layout{display:grid;grid-template-columns:1fr 1.5fr;gap:60px}.faq-list details{border-bottom:1px solid #c9ccc8;padding:0}.faq-list summary{min-height:64px;padding:19px 36px 19px 0;cursor:pointer;position:relative;list-style:none}.faq-list summary:after{content:'+';position:absolute;right:6px;font-size:22px;top:13px}.faq-list details[open] summary:after{content:'−'}.faq-list details p{font-size:14px}.faq-links{display:flex;flex-wrap:wrap;gap:15px;margin-bottom:22px;font-size:13px}.inquiry-layout{display:grid;grid-template-columns:1fr 1.4fr;gap:65px}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:18px}label{display:block;font-size:12px;font-weight:600;margin-bottom:17px}input,select,textarea{display:block;border:1px solid #abb3b3;border-radius:2px;background:white;color:var(--navy);padding:12px;width:100%;min-height:46px;margin-top:6px;font-size:16px;font-weight:400}textarea{resize:vertical;min-height:110px}label:has(input[type=checkbox]){display:flex;gap:10px;align-items:start;font-weight:400}input[type=checkbox]{width:22px;min-height:22px;flex-shrink:0;margin:0;accent-color:var(--navy)}.form-note{font-size:12px;color:var(--muted)}.error{color:#a3291e;font-size:14px}.success{padding:22px;background:#edf1e9;border:1px solid #9ead98}.success h3{font-size:25px}.success p{font-size:14px}footer{background:var(--navy);color:#e7e9e5;padding:55px max(24px,calc((100vw - 1200px)/2)) 90px}footer .brand{color:white}.footer-top{display:flex;justify-content:space-between;gap:24px;border-bottom:1px solid #4b5d66;padding-bottom:30px;margin-bottom:25px}.footer-top p{font-family:var(--serif);font-size:21px}footer nav{display:flex;gap:24px;flex-wrap:wrap;margin:20px 0 30px;font-size:13px}footer nav a{min-height:44px;display:flex;align-items:center}footer>p{font-size:12px;max-width:800px;color:#c2cdce}footer>small{font-size:10px;color:#c2cdce}dialog{border:1px solid #bbc1bf;max-height:90dvh;width:min(560px,calc(100% - 24px));padding:28px;background:var(--cream);color:var(--navy);border-radius:8px;overscroll-behavior:contain}dialog::backdrop{background:#0d2535a3}.dialog-top{display:flex;justify-content:space-between;gap:16px;align-items:start;margin-bottom:20px}.dialog-top h2{font-size:30px;margin:0}.dialog-top>button{padding:8px;min-width:44px;font-size:24px;background:transparent;color:var(--navy);border-color:#a3adad}.mobile-nav{display:flex;flex-direction:column}.mobile-nav a{padding:14px;border-bottom:1px solid var(--line)}.chat-launch{position:fixed;right:22px;bottom:22px;border-radius:40px;background:var(--navy);box-shadow:0 3px 20px #0002;z-index:8;border:1px solid #b9c4c6;font-size:13px;padding:13px 20px}.chat-launch span{font-size:23px;color:var(--gold)}.chat-dialog{position:fixed;margin:auto 18px 18px auto;width:min(400px,calc(100% - 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/* Individual agent photography: real assets supplied per client. */
.agent-signature{display:flex;align-items:center;justify-content:space-between;gap:24px;padding-top:28px;padding-bottom:50px}.agent-signature h2{font-size:32px;margin:8px 0}.agent-signature p{margin:0}.agent-photo{margin:0;min-width:0}.agent-photo img{width:100%;height:100%;object-fit:cover;display:block}.agent-portrait{max-width:480px}.agent-portrait img,.agent-portrait .agent-photo-placeholder{aspect-ratio:4/5;height:auto}.agent-photo-placeholder{background:linear-gradient(135deg,#eee8dc,#dcd3c2);border:1px solid #b49b65;display:flex;flex-direction:column;align-items:center;justify-content:center;gap:16px;padding:30px;text-align:center;min-height:240px;color:#201724}.agent-photo-placeholder>span{font-size:48px;color:#887044}.agent-photo-placeholder small{max-width:220px}.agent-photo figcaption{font-size:12px;margin-top:12px;color:#3f4c67}.agent-editorial-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:24px;margin:28px 0}.agent-editorial-photo img,.agent-editorial-photo .agent-photo-placeholder{aspect-ratio:4/3;height:auto}.agent-editorial .section-head p{display:block;max-width:600px}@media(max-width:767px){.agent-signature{align-items:flex-start;flex-direction:column;padding-bottom:50px}.agent-editorial-grid{grid-template-columns:1fr;gap:24px}.agent-portrait{width:100%;max-width:420px}.agent-photo-placeholder{min-height:220px}.agent-signature h2{font-size:30px}}
.agent-layout{grid-template-columns:minmax(0,1fr) minmax(0,1fr)}.agent-layout>*{min-width:0}.agent-layout h1{overflow-wrap:anywhere;font-size:clamp(38px,4.5vw,68px)}@media(max-width:900px){.agent-layout{grid-template-columns:1fr;gap:30px}}
.agent-photo-placeholder{box-sizing:border-box;width:100%;min-width:0}.agent-photo-placeholder small{overflow-wrap:anywhere;max-width:100%}.agent-portrait{min-width:0;width:100%}

/* Sir Teddy’s autumn palette, 14 Nov 2026. */
.path-card{background:var(--clay);color:var(--cream)}.path-card:nth-child(2){background:var(--slate);color:var(--cream)}.path-number{color:var(--gold)}.section-tint{background:#f1ebe7}.eyebrow{color:var(--clay)}.hero .eyebrow,.path-card .eyebrow{color:var(--cream)}.brand-mark{border-color:var(--gold)}.gold:hover{background:#dfaf75;color:var(--plum)}.agent-photo-placeholder{border-color:var(--terracotta);color:var(--plum);background:linear-gradient(135deg,#f2e9df,#e8d3bd)}.agent-photo-placeholder>span{color:var(--clay)}.agent-signature{border-bottom:2px solid var(--terracotta)}.chat-message.user{background:var(--slate);color:white}.status-notice{border-color:var(--terracotta)}footer .eyebrow{color:var(--gold)}
/* Soft editorial surfaces and portrait-to-background blend. */
:root{--radius-control:14px;--radius-card:24px;--radius-panel:28px}
button,.button{border-radius:var(--radius-control)}.circle,.save-icon{border-radius:50%}.text-button{border-radius:8px}
input:not([type=checkbox]),select,textarea{border-radius:12px}.search-box,dialog,.qr-preview{border-radius:var(--radius-panel)}
.property-card{border-radius:var(--radius-card);box-shadow:0 8px 28px #20172408}.property-image,.property-image img{border-radius:23px 23px 0 0}.property-image{overflow:hidden}.badge{border-radius:999px}.card-body{border-radius:0 0 24px 24px}.property-card:focus-within{box-shadow:0 0 0 2px var(--gold),0 12px 30px #20172412}
.path-card,.property-aside,.article-aside,.status-notice,.study-note,.chat-message,.qr-warning{border-radius:22px}.faq-list details{border-radius:16px;padding-left:18px;padding-right:18px}.filter-chips button{border-radius:999px}
.hero{border-radius:0 0 36px 36px}.hero>img,.hero:after{border-radius:inherit}.gallery-viewport,.gallery-viewport img{border-radius:26px}.gallery-controls{border-radius:0 0 18px 18px}.agent-editorial-photo img,.agent-photo-placeholder{border-radius:26px}
.agent-portrait{position:relative;isolation:isolate;padding:10px}.agent-portrait:before{content:'';position:absolute;z-index:-1;inset:2% -3% 8% -3%;border-radius:43% 57% 62% 38% / 36% 44% 56% 64%;background:radial-gradient(ellipse at 28% 22%,#d1974e45,transparent 54%),radial-gradient(ellipse at 75% 65%,#b058332b,transparent 60%),radial-gradient(ellipse at 28% 78%,#71383024,transparent 57%)}
.agent-portrait img{border-radius:39% 43% 34% 42% / 24% 29% 39% 36%;-webkit-mask-image:radial-gradient(ellipse 70% 69% at 50% 46%,#000 59%,#000e 68%,transparent 83%);mask-image:radial-gradient(ellipse 70% 69% at 50% 46%,#000 59%,#000e 68%,transparent 83%)}
.agent-portrait figcaption{text-align:center;position:relative}.agent-signature{border-radius:0 0 22px 22px}.mobile-property-actions{border-radius:22px 22px 0 0}
@media(max-width:767px){.hero{border-radius:0 0 26px 26px}.property-card{border-radius:22px}.search-box,dialog{border-radius:22px}.agent-portrait{padding:6px}.agent-portrait:before{inset:3% 0 9%}.gallery-viewport,.gallery-viewport img{border-radius:22px}}