/* Ashgrove & Co — the public site. The original single-page design, extended to the
   listing, property, valuation and seller pages. No inline styles anywhere (CSP). */
:root{
  --ink:#16241D;
  --ink-soft:#2E4438;
  --sage:#5B7A66;
  --sage-text:#4B6955;
  --stone:#EFEBE3;
  --stone-deep:#DFD8CC;
  --brass:#A8834A;
  --brass-text:#8A6A37;
  --paper:#FBF9F5;
  --white:#FFFFFF;
  --danger:#9B2C2C;

  --display:"Fraunces",Georgia,serif;
  --body:"Karla",system-ui,-apple-system,sans-serif;

  --measure:1180px;
}

*{box-sizing:border-box;margin:0;padding:0}

html{scroll-behavior:smooth}
@media (prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  *,*::before,*::after{animation-duration:.001ms !important;transition-duration:.001ms !important}
}

body{
  font-family:var(--body);
  background:var(--paper);
  color:var(--ink);
  line-height:1.6;
  -webkit-font-smoothing:antialiased;
  overflow-wrap:break-word;
}
img{max-width:100%;display:block}

.wrap{max-width:var(--measure);margin:0 auto;padding:0 24px}
.narrow{max-width:760px}
@media(max-width:480px){.wrap{padding:0 18px}}

a{color:inherit}
:focus-visible{outline:2px solid var(--brass);outline-offset:3px}

.skip{position:absolute;left:-9999px;top:0;background:var(--ink);color:var(--paper);padding:10px 16px;z-index:100;font-weight:600}
.skip:focus{left:12px;top:12px}

/* ── header ── */
header{
  position:sticky;top:0;z-index:50;
  background:rgba(251,249,245,.92);
  backdrop-filter:blur(10px);
  border-bottom:1px solid var(--stone-deep);
}
.bar{display:flex;align-items:center;justify-content:space-between;gap:24px;padding:18px 24px}
.brand{display:flex;flex-direction:column;line-height:1.05;text-decoration:none}
.brand b{
  font-family:var(--display);font-weight:600;font-size:23px;
  letter-spacing:-.015em;font-variation-settings:"opsz" 40;
}
.brand span{
  font-size:9.5px;letter-spacing:.22em;text-transform:uppercase;
  color:var(--sage);font-weight:600;margin-top:4px;
}
nav{display:flex;gap:30px;align-items:center}
nav a{
  text-decoration:none;font-size:14px;font-weight:500;color:var(--ink-soft);
  padding-bottom:2px;border-bottom:1.5px solid transparent;transition:border-color .2s,color .2s;
}
nav a:hover,nav a[aria-current="page"]{color:var(--ink);border-bottom-color:var(--brass)}
.tel{font-weight:700;font-size:14.5px;white-space:nowrap;text-decoration:none;text-align:right}
.tel span{color:var(--sage);font-weight:500}
.nav-sm{display:none}
@media(max-width:860px){
  .bar>nav{display:none}
  .nav-sm{display:flex;gap:0;justify-content:space-between;border-top:1px solid var(--stone-deep);padding:0 18px;overflow-x:auto}
  .nav-sm a{padding:10px 4px;font-size:13.5px;flex:0 0 auto}
}
@media(max-width:480px){
  .bar{padding:14px 18px;gap:12px}
  .brand b{font-size:20px}
  .tel{font-size:13.5px}
  .tel span{font-size:11.5px}
}

/* ── hero ── */
.hero{padding:76px 0 64px;border-bottom:1px solid var(--stone-deep)}
.hero-grid{display:grid;grid-template-columns:1.05fr .95fr;gap:56px;align-items:center}
@media(max-width:900px){.hero-grid{grid-template-columns:1fr;gap:40px}.hero{padding:52px 0 48px}}

.eyebrow{
  font-size:10.5px;letter-spacing:.2em;text-transform:uppercase;
  font-weight:700;color:var(--brass-text);margin-bottom:22px;
}
h1{
  font-family:var(--display);font-weight:400;
  font-size:clamp(40px,5.6vw,62px);line-height:1.04;letter-spacing:-.025em;
  font-variation-settings:"opsz" 120;
}
h1 em{font-style:italic;font-weight:600;color:var(--ink-soft)}
.lede{font-size:17.5px;color:var(--ink-soft);margin-top:24px;max-width:56ch}
.hero .lede{max-width:44ch}

.cta-row{display:flex;gap:13px;margin-top:34px;flex-wrap:wrap}
.btn{
  display:inline-block;padding:14px 26px;border-radius:2px;
  font-weight:600;font-size:14.5px;text-decoration:none;
  transition:transform .15s,background .2s,color .2s;
  font-family:var(--body);cursor:pointer;line-height:1.3;
}
.btn:active{transform:translateY(1px)}
.btn-solid{background:var(--ink);color:var(--paper);border:1.5px solid var(--ink)}
.btn-solid:hover{background:var(--ink-soft)}
.btn-line{border:1.5px solid var(--ink);color:var(--ink);background:transparent}
.btn-line:hover{background:var(--ink);color:var(--paper)}
.btn-block{display:block;width:100%;text-align:center}

/* links that wrap a whole card */
.card-link{display:block;text-decoration:none;color:inherit;height:100%}
.card-link:focus-visible{outline-offset:-2px}

/* hero featured card */
.featured{
  background:var(--white);border:1px solid var(--stone-deep);
  box-shadow:0 1px 2px rgba(22,36,29,.04),0 14px 34px -18px rgba(22,36,29,.22);
  transition:transform .22s ease,box-shadow .22s ease;
}
.featured:hover{transform:translateY(-3px);box-shadow:0 1px 2px rgba(22,36,29,.04),0 20px 40px -18px rgba(22,36,29,.3)}
.featured .shot{height:290px}
.shot{
  background:linear-gradient(158deg,#7F9B85 0%,#5B7A66 46%,#415B4C 100%);
  position:relative;display:flex;align-items:flex-end;padding:20px;overflow:hidden;
}
.shot img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.shot::after{
  content:"";position:absolute;inset:0;
  background:linear-gradient(transparent 55%,rgba(22,36,29,.5));
}
.shot.ph::after{
  background:
    linear-gradient(transparent 55%,rgba(22,36,29,.5)),
    repeating-linear-gradient(115deg,rgba(255,255,255,.05) 0 2px,transparent 2px 26px);
}
.ph-mark{
  position:absolute;inset:0;display:flex;align-items:center;justify-content:center;
  font-family:var(--display);font-style:italic;font-size:22px;color:rgba(255,255,255,.55);
  letter-spacing:-.01em;z-index:1;padding-bottom:24px;
}
.featured .ph-mark{font-size:30px}
.badges{position:relative;z-index:2;display:flex;gap:6px;flex-wrap:wrap}
.tag{
  position:relative;z-index:2;background:var(--brass);color:#fff;
  font-size:10px;letter-spacing:.16em;text-transform:uppercase;font-weight:700;
  padding:6px 12px;
}
.featured .body{padding:24px}
.price{
  font-family:var(--display);font-size:29px;font-weight:600;letter-spacing:-.02em;
  font-variation-settings:"opsz" 60;line-height:1.2;
}
.addr{font-size:14.5px;color:var(--sage-text);margin-top:5px;font-weight:500;font-family:var(--body);letter-spacing:0;line-height:1.4}
.kind{font-size:13px;color:var(--ink-soft);margin-top:2px}
.specs{
  display:flex;gap:22px;margin-top:18px;padding-top:17px;flex-wrap:wrap;
  border-top:1px solid var(--stone-deep);font-size:13px;color:var(--ink-soft);
}
.specs b{font-weight:700;font-size:15px;display:block;color:var(--ink)}

/* ── strip ── */
.strip{background:var(--ink);color:var(--stone);padding:26px 0}
.strip-in{display:flex;justify-content:space-between;gap:30px;flex-wrap:wrap}
.stat b{
  font-family:var(--display);font-size:26px;font-weight:600;display:block;
  letter-spacing:-.02em;font-variation-settings:"opsz" 50;
}
.stat span{font-size:11px;letter-spacing:.15em;text-transform:uppercase;color:#93AE9B;font-weight:600}
@media(max-width:480px){.strip-in{display:grid;grid-template-columns:1fr 1fr;gap:18px}}

/* ── sections ── */
section{padding:78px 0}
section.flush-top{padding-top:0}
@media(max-width:900px){section{padding:56px 0}}
.head{margin-bottom:40px;max-width:52ch}
.head-row{max-width:none;display:flex;justify-content:space-between;align-items:flex-end;gap:24px;flex-wrap:wrap}
.head-row>div{max-width:52ch}
.head-links{display:flex;gap:22px;font-weight:600;font-size:14.5px}
.head-links a{text-decoration:none;border-bottom:1.5px solid var(--brass);padding-bottom:2px}
h2{
  font-family:var(--display);font-weight:400;font-size:clamp(29px,3.5vw,40px);
  line-height:1.12;letter-spacing:-.022em;font-variation-settings:"opsz" 90;
}
.head p{color:var(--ink-soft);margin-top:14px;font-size:16.5px}

.grid{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
@media(max-width:900px){.grid{grid-template-columns:1fr 1fr;gap:22px}}
@media(max-width:620px){.grid{grid-template-columns:1fr}}

.card{
  background:var(--white);border:1px solid var(--stone-deep);
  transition:transform .22s ease,box-shadow .22s ease;
}
.card:hover{transform:translateY(-3px);box-shadow:0 16px 34px -20px rgba(22,36,29,.3)}
.card .shot{height:206px;padding:14px}
.card .shot::after{background:linear-gradient(transparent 58%,rgba(22,36,29,.42))}
.card .shot.ph::after{background:linear-gradient(transparent 58%,rgba(22,36,29,.42)),repeating-linear-gradient(115deg,rgba(255,255,255,.05) 0 2px,transparent 2px 26px)}
.s1{background:linear-gradient(150deg,#8A9E8C,#5F7A66)}
.s2{background:linear-gradient(150deg,#A99B84,#7E6F58)}
.s3{background:linear-gradient(150deg,#7E93A4,#546A7B)}
.tag-sm{
  position:relative;z-index:2;font-size:9.5px;letter-spacing:.15em;
  text-transform:uppercase;font-weight:700;padding:5px 10px;color:#fff;background:var(--brass);
}
.t-new{background:var(--brass)}
.t-let{background:var(--ink-soft)}
.t-open{background:var(--sage)}
.t-status{background:var(--ink)}
.card .body{padding:19px}
.card .price{font-size:22px}
.card .addr{font-size:14.5px;margin-top:4px}
.card .specs{gap:16px;font-size:12px;margin-top:14px;padding-top:13px}
.card .specs b{font-size:13.5px}

/* services */
.svc{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--stone-deep);border:1px solid var(--stone-deep)}
@media(max-width:900px){.svc{grid-template-columns:1fr}}
.svc>div{background:var(--paper);padding:34px 28px}
.svc h3{
  font-family:var(--display);font-size:21px;font-weight:600;margin-bottom:11px;
  letter-spacing:-.015em;font-variation-settings:"opsz" 40;
}
.svc p{font-size:15px;color:var(--ink-soft)}
.num{
  font-family:var(--display);font-size:12px;color:var(--brass-text);
  font-weight:700;letter-spacing:.1em;display:block;margin-bottom:16px;
}

/* valuation band */
.band{background:var(--stone);border-top:1px solid var(--stone-deep);border-bottom:1px solid var(--stone-deep)}
.band-in{display:grid;grid-template-columns:1fr 1fr;gap:52px;align-items:start;padding-top:72px;padding-bottom:72px}
.band-in>div:first-child{padding-top:24px}
.band-lede{color:var(--ink-soft);margin-top:16px;max-width:46ch;font-size:16.5px}
@media(max-width:900px){.band-in{grid-template-columns:1fr;gap:32px;padding-top:56px;padding-bottom:56px}.band-in>div:first-child{padding-top:0}}

/* forms */
.form{background:var(--white);border:1px solid var(--stone-deep);padding:30px}
@media(max-width:480px){.form{padding:20px}}
.field{margin-bottom:16px;min-width:0}
.two{display:grid;grid-template-columns:1fr 1fr;gap:0 14px}
@media(max-width:520px){.two{grid-template-columns:1fr}}
label,legend{display:block;font-size:11px;letter-spacing:.13em;text-transform:uppercase;font-weight:700;color:var(--sage-text);margin-bottom:7px}
.opt{text-transform:none;letter-spacing:0;font-weight:500;color:var(--sage-text)}
.hint{font-size:13px;color:var(--ink-soft);margin:-2px 0 7px}
input,select,textarea{
  width:100%;padding:12px 13px;border:1px solid var(--stone-deep);border-radius:2px;
  font-family:var(--body);font-size:16px;background:var(--paper);color:var(--ink);
}
textarea{resize:vertical;min-height:96px;line-height:1.5}
input:focus,select:focus,textarea:focus{outline:2px solid var(--brass);outline-offset:0;border-color:transparent}
.has-error input,.has-error textarea{border-color:var(--danger)}
.err{color:var(--danger);font-size:13.5px;font-weight:600;margin-top:6px}
.form .btn,.panel form .btn{width:100%;text-align:center}
.note{font-size:12.5px;color:var(--sage-text);margin-top:13px;text-align:center}
.alert{border-left:3px solid var(--danger);background:#FBF1EF;padding:14px 16px;margin-bottom:20px;font-size:14.5px}
.alert ul{margin:6px 0 0 18px}
.alert-info{border-left-color:var(--brass);background:var(--stone)}
.alert:focus{outline:2px solid var(--brass)}

/* time choices */
fieldset{border:0;min-width:0}
.slots{margin:6px 0 20px}
.slot-day{margin-bottom:12px}
.slot-date{font-size:14px;font-weight:600;color:var(--ink);margin-bottom:6px}
.slot-row{display:flex;flex-wrap:wrap;gap:8px}
.slot{position:relative}
.slot input{position:absolute;opacity:0;width:1px;height:1px}
.slot label{
  display:inline-block;margin:0;padding:9px 14px;border:1px solid var(--stone-deep);background:var(--paper);
  font-size:14px;letter-spacing:0;text-transform:none;font-weight:600;color:var(--ink);cursor:pointer;border-radius:2px;
  transition:background .15s,border-color .15s;
}
.slot label:hover{border-color:var(--sage)}
.slot input:checked+label{background:var(--ink);color:var(--paper);border-color:var(--ink)}
.slot input:focus-visible+label{outline:2px solid var(--brass);outline-offset:2px}

/* page heads */
.page-head{padding:56px 0 36px}
.h-page{font-size:clamp(32px,4.4vw,48px);line-height:1.08}
@media(max-width:480px){.page-head{padding:38px 0 26px}}

/* filters */
.filters{
  display:grid;grid-template-columns:repeat(4,1fr) auto;gap:14px;align-items:end;
  background:var(--white);border:1px solid var(--stone-deep);padding:20px 22px 4px;margin-bottom:26px;
}
.filter-actions{display:flex;gap:14px;align-items:center;margin-bottom:16px}
.filter-actions .btn{padding:12px 24px}
.clear{font-weight:600;font-size:14px}
@media(max-width:900px){.filters{grid-template-columns:1fr 1fr}.filter-actions{grid-column:1/-1}}
@media(max-width:480px){.filters{padding:16px 16px 2px;gap:0 12px}}
.count{margin-bottom:22px;color:var(--ink-soft)}
.count b{color:var(--ink)}
.empty{background:var(--white);border:1px solid var(--stone-deep);padding:36px;max-width:640px}
.empty h2{font-size:26px;margin-bottom:10px}
.empty p{color:var(--ink-soft);margin-bottom:16px}

/* property page */
.p-top{padding-top:30px}
.crumbs{font-size:13.5px;color:var(--sage-text);margin-bottom:22px}
.crumbs a{color:var(--ink-soft)}
.p-head{display:flex;justify-content:space-between;gap:30px;align-items:flex-end;padding-bottom:28px;border-bottom:1px solid var(--stone-deep);margin-bottom:30px}
.p-head .eyebrow{margin-bottom:14px}
.p-head .h-page{max-width:24ch}
.p-addr{font-size:16.5px;color:var(--sage-text);font-weight:600;margin-top:12px}
.p-price{text-align:right;flex:0 0 auto}
.p-price .price{font-size:36px}
.qual{font-size:13px;color:var(--sage-text);font-weight:600;letter-spacing:.04em}
@media(max-width:760px){.p-head{flex-direction:column;align-items:flex-start;gap:14px}.p-price{text-align:left}}

.p-grid{display:grid;grid-template-columns:minmax(0,1fr) 360px;gap:44px;padding-bottom:78px;align-items:start}
@media(max-width:1000px){.p-grid{grid-template-columns:minmax(0,1fr) 320px;gap:30px}}
@media(max-width:860px){.p-grid{grid-template-columns:minmax(0,1fr)}}
.p-side{display:flex;flex-direction:column;gap:18px;position:sticky;top:96px}
@media(max-width:860px){.p-side{position:static}}

.gallery{margin-bottom:30px}
.g-main{position:relative;margin:0;background:var(--stone);aspect-ratio:4/3;overflow:hidden;display:flex;align-items:flex-end;padding:18px}
.g-main img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.g-main .badges{position:absolute;top:16px;left:16px}
.g-main.ph{background:linear-gradient(158deg,#7F9B85 0%,#5B7A66 46%,#415B4C 100%)}
.g-main.ph .ph-mark{font-size:36px}
.g-main.ph::after{content:"";position:absolute;inset:0;background:repeating-linear-gradient(115deg,rgba(255,255,255,.05) 0 2px,transparent 2px 26px)}
.g-main.ph .badges{position:absolute}
.g-main figcaption{
  position:relative;z-index:2;margin-left:auto;background:rgba(22,36,29,.72);color:var(--paper);
  font-size:13px;padding:6px 12px;display:flex;gap:12px;align-items:center;
}
.g-count{font-weight:700;letter-spacing:.06em;font-size:12px;color:var(--stone-deep)}
.g-thumbs{list-style:none;display:grid;grid-template-columns:repeat(auto-fill,minmax(96px,1fr));gap:8px;margin-top:8px}
.g-thumbs a{display:block;border:2px solid transparent;opacity:.78;transition:opacity .15s,border-color .15s}
.g-thumbs a:hover,.g-thumbs a[aria-current="true"]{opacity:1;border-color:var(--brass)}
.g-thumbs img{aspect-ratio:4/3;object-fit:cover;width:100%;height:auto}

.facts{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--stone-deep);border:1px solid var(--stone-deep);margin-bottom:10px}
.facts>div{background:var(--white);padding:14px 16px}
.facts dt{font-size:10.5px;letter-spacing:.14em;text-transform:uppercase;font-weight:700;color:var(--sage-text)}
.facts dd{font-weight:600;font-size:15px;margin-top:2px}
@media(max-width:620px){.facts{grid-template-columns:1fr 1fr}}
.facts-2{grid-template-columns:1fr 1fr;margin:26px 0}

.p-sec{padding:34px 0 0}
.p-sec h2{font-size:clamp(24px,2.6vw,30px);margin-bottom:14px}
.prose p{margin-bottom:14px;font-size:16.5px;color:var(--ink-soft);max-width:68ch}
.features{list-style:none;display:grid;grid-template-columns:1fr 1fr;gap:8px 28px}
.features li{position:relative;padding-left:18px;font-size:15.5px}
.features li::before{content:"";position:absolute;left:0;top:.62em;width:6px;height:6px;background:var(--brass)}
@media(max-width:620px){.features{grid-template-columns:1fr}}
.near{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
@media(max-width:760px){.near{grid-template-columns:1fr;gap:18px}}
.near h3{font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--sage-text);font-weight:700;margin-bottom:8px}
.near ul{list-style:none}
.near li{display:flex;justify-content:space-between;gap:12px;padding:7px 0;border-bottom:1px solid var(--stone-deep);font-size:14.5px}
.near li small{display:block;color:var(--sage-text);font-size:12.5px}
.near li b{white-space:nowrap;font-weight:600}
.docs{list-style:none;display:flex;flex-wrap:wrap;gap:10px}
.docs a{display:inline-flex;gap:10px;align-items:center;border:1px solid var(--stone-deep);background:var(--white);padding:10px 14px;text-decoration:none;font-weight:600;font-size:14.5px}
.docs a:hover{border-color:var(--ink)}
.docs small{font-size:10.5px;letter-spacing:.12em;text-transform:uppercase;color:var(--sage-text)}
.small{font-size:13.5px;color:var(--ink-soft);margin-top:10px}

.panel{background:var(--white);border:1px solid var(--stone-deep);padding:24px}
.panel h2{font-size:24px;margin-bottom:10px}
.panel p{font-size:15px}
.mini{font-family:var(--body);font-size:11px;letter-spacing:.14em;text-transform:uppercase;font-weight:700;color:var(--sage-text);margin:18px 0 6px}
.panel h2.mini{margin-top:0;font-size:11px}
.book{border-top:3px solid var(--brass)}
.say{display:block;margin-top:10px;font-family:var(--display);font-style:italic;font-size:18px;color:var(--ink)}
.times{list-style:none}
.times li{display:flex;justify-content:space-between;gap:12px;padding:7px 0;border-bottom:1px solid var(--stone-deep);font-size:14.5px}
.times b{font-weight:700}
.panel .neg-name{font-family:var(--display);font-size:21px;font-weight:600;line-height:1.3}
.jump{display:none}
@media(max-width:860px){.jump{display:inline-block;margin-top:12px;background:var(--ink);color:var(--paper);padding:10px 18px;font-weight:600;font-size:14px;text-decoration:none}}
.neg .small{margin-top:2px}
.ref{text-align:center;margin-top:0}

/* confirmation, errors, seller */
.done{padding:64px 0 84px}
.done .h-page{margin-bottom:18px}
.done p.eyebrow{font-size:10.5px;color:var(--brass-text);margin-bottom:22px}
.done p{font-size:16.5px;color:var(--ink-soft);margin-bottom:12px;max-width:62ch}
.done .cta-row{margin-top:26px}
.outcome{border-left:3px solid var(--sage);background:var(--white);padding:16px 18px;margin:20px 0;color:var(--ink) !important}
.outcome-declined{border-left-color:var(--brass)}
.vendor-form{background:var(--white);border:1px solid var(--stone-deep);padding:24px;margin:22px 0}
.vendor-form .cta-row{margin-top:8px}
@media(max-width:480px){.vendor-form .btn,.done .cta-row .btn{width:100%;text-align:center}}

/* footer */
footer{background:var(--ink);color:var(--stone-deep);padding:52px 0 30px;font-size:14px}
.f-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:40px;margin-bottom:38px}
@media(max-width:760px){.f-grid{grid-template-columns:1fr;gap:28px}}
.f-h{font-family:var(--body);font-size:10.5px;letter-spacing:.18em;text-transform:uppercase;color:#93AE9B;margin-bottom:15px;font-weight:700;line-height:1.6}
footer a,.f-line{text-decoration:none;display:block;margin-bottom:9px;color:var(--stone-deep);transition:color .2s}
footer a:hover{color:var(--white)}
.f-brand b{font-family:var(--display);font-size:21px;color:var(--white);font-weight:600;display:block;margin-bottom:11px}
.f-brand p{max-width:34ch;color:#93AE9B;font-size:14px}
.f-base{border-top:1px solid rgba(255,255,255,.1);padding-top:22px;font-size:12px;color:#93AE9B;display:flex;justify-content:space-between;gap:18px;flex-wrap:wrap}

.demo-flag{
  background:var(--brass);color:#fff;text-align:center;padding:8px 16px;
  font-size:12px;font-weight:600;letter-spacing:.03em;
}