html{color-scheme:light}
:root{padding-top:env(safe-area-inset-top,0px);padding-bottom:env(safe-area-inset-bottom,0px)}
body{margin:0}
img{max-width:100%}
[hidden]{display:none!important}
/* Layout: sticky signboard header, tab panels; listings = filter rail + card grid; footer carries hours, contact, legal. */
:root{
  --bg:#F4F6F2; --surface:#FFFFFF; --sunk:#E9ECE5; --ink:#18211D; --muted:#58635D; --line:#D7DCD3;
  --gum:#2D5C4C; --gum-ink:#FFFFFF; --gum-soft:#DDE9E3;
  --jac:#6B4DA0; --jac-soft:#ECE6F6;
  --flag:#B33A25; --flag-soft:#F7E2DC;
  --display:"Archivo",system-ui,-apple-system,"Segoe UI",sans-serif;
  --body:"Public Sans",system-ui,-apple-system,"Segoe UI",sans-serif;
  --mono:"IBM Plex Mono",ui-monospace,"SFMono-Regular",Menlo,monospace;
  --r:10px; --shadow:0 1px 2px rgb(20 30 25 / .06),0 6px 18px rgb(20 30 25 / .07);
}
@media (prefers-color-scheme:dark){:root:not([data-theme="light"]){
  --bg:#101512; --surface:#171F1B; --sunk:#0B0F0D; --ink:#E6ECE8; --muted:#98A49D; --line:#2A342F;
  --gum:#86C8AD; --gum-ink:#0D1611; --gum-soft:#1D2F28; --jac:#BBA1E8; --jac-soft:#272035;
  --flag:#F08C76; --flag-soft:#3A201A; --shadow:0 1px 2px rgb(0 0 0 / .4),0 8px 22px rgb(0 0 0 / .35); color-scheme:dark}}
:root[data-theme="dark"]{
  --bg:#101512; --surface:#171F1B; --sunk:#0B0F0D; --ink:#E6ECE8; --muted:#98A49D; --line:#2A342F;
  --gum:#86C8AD; --gum-ink:#0D1611; --gum-soft:#1D2F28; --jac:#BBA1E8; --jac-soft:#272035;
  --flag:#F08C76; --flag-soft:#3A201A; --shadow:0 1px 2px rgb(0 0 0 / .4),0 8px 22px rgb(0 0 0 / .35); color-scheme:dark}

*{box-sizing:border-box}
body{background:var(--bg);color:var(--ink);font:15px/1.55 var(--body);-webkit-font-smoothing:antialiased}
h1,h2,h3{font-family:var(--display);line-height:1.15;margin:0;text-wrap:balance}
p{margin:0}
a{color:var(--gum)}
button,input,select,textarea{font:inherit;color:inherit}
:focus-visible{outline:2px solid var(--jac);outline-offset:2px;border-radius:4px}
.sn-wrap{max-width:1180px;margin-inline:auto;padding-inline:max(16px,3vw)}
.sn-mono{font-family:var(--mono);font-variant-numeric:tabular-nums}
.sn-eyebrow{font:600 11px/1 var(--body);letter-spacing:.12em;text-transform:uppercase;color:var(--muted)}
svg.sn-i{width:16px;height:16px;fill:none;stroke:currentColor;stroke-width:1.7;stroke-linecap:round;stroke-linejoin:round;flex:none}

/* header */
.sn-top{position:sticky;top:env(safe-area-inset-top,0px);z-index:20;background:color-mix(in srgb,var(--bg) 92%,transparent);backdrop-filter:blur(8px);border-bottom:1px solid var(--line)}
.sn-top .sn-wrap{display:flex;align-items:center;gap:20px;min-height:62px}
.sn-logo{display:flex;align-items:center;gap:9px;text-decoration:none;color:var(--ink)}
.sn-logo b{font:800 22px/1 var(--display);font-stretch:125%;letter-spacing:-.02em}
.sn-logo small{font:500 11px/1 var(--mono);color:var(--muted)}
.sn-logo .sn-mark{width:30px;height:30px;border-radius:8px;background:var(--gum);color:var(--gum-ink);display:grid;place-items:center}
.sn-logo .sn-mark svg{width:18px;height:18px;stroke-width:2}
nav.sn-tabs{display:flex;gap:2px;overflow-x:auto;scrollbar-width:none;flex:1;min-width:0}
nav.sn-tabs::-webkit-scrollbar{display:none}
nav.sn-tabs a{padding:20px 12px 18px;text-decoration:none;color:var(--muted);font-weight:600;font-size:14px;white-space:nowrap;border-bottom:2px solid transparent}
nav.sn-tabs a:hover{color:var(--ink)}
nav.sn-tabs a[aria-current="page"]{color:var(--ink);border-color:var(--gum)}
.sn-top-actions{display:flex;gap:8px;align-items:center}
.sn-btn{display:inline-flex;align-items:center;justify-content:center;gap:7px;border:1px solid var(--line);background:var(--surface);border-radius:999px;padding:8px 14px;font-weight:600;font-size:14px;cursor:pointer;text-decoration:none;color:var(--ink)}
.sn-btn:hover{border-color:var(--muted)}
.sn-btn.sn-primary{background:var(--gum);color:var(--gum-ink);border-color:var(--gum)}
.sn-btn.sn-primary:hover{filter:brightness(1.08)}
.sn-count{font:500 11px/1 var(--mono);background:var(--gum-soft);color:var(--gum);border-radius:999px;padding:3px 6px}
@media (max-width:860px){.sn-top .sn-wrap{flex-wrap:wrap;gap:0}.sn-logo{padding-block:12px}.sn-top-actions{margin-left:auto}nav.sn-tabs{order:3;flex-basis:100%}nav.sn-tabs a{padding:10px 12px 12px}.sn-hide-sm{display:none}}

/* hero */
.sn-hero{padding-block:36px 26px}
.sn-hero-grid{display:grid;grid-template-columns:1.25fr 1fr;gap:32px;align-items:end}
.sn-hero h1{font-size:clamp(30px,4.6vw,52px);font-weight:800;font-stretch:112%;letter-spacing:-.025em}
.sn-hero h1 em{font-style:normal;color:var(--gum)}
.sn-hero p.sn-lede{color:var(--muted);max-width:52ch;margin-top:12px;font-size:16px}
.sn-search{display:flex;gap:8px;flex-wrap:wrap;margin-top:22px;background:var(--surface);border:1px solid var(--line);border-radius:14px;padding:8px;box-shadow:var(--shadow)}
.sn-search .sn-field{flex:1 1 220px;display:flex;align-items:center;gap:8px;padding-inline:10px;color:var(--muted)}
.sn-search input{border:0;background:none;outline:none;width:100%;padding-block:10px;color:var(--ink)}
.sn-search select{border:0;background:var(--sunk);border-radius:9px;padding:10px 12px}
.sn-facts{list-style:none;padding:0;margin:0;display:grid;gap:10px}
.sn-facts li{display:grid;grid-template-columns:auto 1fr;gap:12px;align-items:baseline;padding:12px 14px;background:var(--surface);border:1px solid var(--line);border-radius:var(--r)}
.sn-facts b{font:500 13px/1 var(--mono);color:var(--gum);min-width:7ch}
.sn-facts span{font-size:13.5px;color:var(--muted)}
@media (max-width:860px){.sn-hero-grid{grid-template-columns:1fr}}

/* panels */
.sn-panel{padding-block:8px 56px}
.sn-panel-head{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:end;gap:12px;margin-bottom:18px}
.sn-panel-head h2{font-size:26px;font-weight:750;font-stretch:108%}
.sn-panel-head p{color:var(--muted);max-width:60ch}
.sn-layout{display:grid;grid-template-columns:250px minmax(0,1fr);gap:24px;align-items:start}
@media (max-width:860px){.sn-layout{grid-template-columns:1fr}}

/* filters */
.sn-filters{background:var(--surface);border:1px solid var(--line);border-radius:12px;position:sticky;top:calc(env(safe-area-inset-top,0px) + 78px)}
.sn-filters summary{list-style:none;cursor:pointer;padding:14px 16px;font-weight:700;display:flex;justify-content:space-between}
.sn-filters summary::-webkit-details-marker{display:none}
.sn-filters form{display:grid;gap:16px;padding:0 16px 16px}
.sn-f label,.sn-f legend{display:block;font-size:12.5px;font-weight:600;color:var(--muted);margin-bottom:6px}
.sn-f fieldset{border:0;padding:0;margin:0}
.sn-f input[type=text],.sn-f select,.sn-form input,.sn-form textarea,.sn-form select,.sn-calc input,.sn-calc select{width:100%;background:var(--bg);border:1px solid var(--line);border-radius:8px;padding:9px 10px}
.sn-f input[type=range]{width:100%;accent-color:var(--gum)}
.sn-range-val{display:flex;justify-content:space-between;font:500 13px var(--mono)}
.sn-seg{display:flex;flex-wrap:wrap;gap:6px}
.sn-seg label{margin:0;cursor:pointer}
.sn-seg input{position:absolute;opacity:0;pointer-events:none}
.sn-seg span{display:inline-block;padding:6px 11px;border:1px solid var(--line);border-radius:999px;font-size:13px;color:var(--ink);font-weight:500}
.sn-seg input:checked+span{background:var(--gum);border-color:var(--gum);color:var(--gum-ink)}
.sn-seg input:focus-visible+span{outline:2px solid var(--jac);outline-offset:2px}
.sn-check{display:flex;gap:8px;align-items:center;font-size:14px;color:var(--ink)!important;font-weight:500!important;margin:0!important;cursor:pointer}
.sn-check input{accent-color:var(--gum);width:16px;height:16px}
@media (max-width:860px){.sn-filters{position:static}}

/* results */
.sn-results-bar{display:flex;justify-content:space-between;align-items:center;gap:12px;margin-bottom:14px;flex-wrap:wrap}
.sn-results-bar select{background:var(--surface);border:1px solid var(--line);border-radius:8px;padding:7px 10px}
.sn-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(250px,1fr));gap:18px}
.sn-card{position:relative;background:var(--surface);border:1px solid var(--line);border-radius:12px;overflow:hidden;display:flex;flex-direction:column;transition:transform .15s,box-shadow .15s}
.sn-card:hover{transform:translateY(-2px);box-shadow:var(--shadow)}
.sn-media{all:unset;cursor:pointer;display:block;position:relative;aspect-ratio:4/3;background:var(--sunk);overflow:hidden}
.sn-media img{display:block;width:100%;height:100%;object-fit:cover}
.sn-media:focus-visible{outline:2px solid var(--jac);outline-offset:-2px}
.sn-board{position:absolute;left:10px;top:10px;font:700 10.5px/1 var(--display);font-stretch:118%;letter-spacing:.08em;text-transform:uppercase;padding:6px 8px 5px;border-radius:3px;background:#FFFFFF;color:#2D5C4C;box-shadow:0 1px 3px rgb(0 0 0 / .2)}
.sn-board.sn-sale{background:#2D5C4C;color:#FFFFFF}
.sn-board.sn-room{background:#6B4DA0;color:#FFFFFF}
.sn-save{position:absolute;right:10px;top:10px;width:34px;height:34px;border-radius:999px;border:0;background:rgb(255 255 255 / .92);color:#18211D;display:grid;place-items:center;cursor:pointer}
.sn-save svg{width:17px;height:17px}
.sn-save[aria-pressed="true"]{color:#B33A25}
.sn-save[aria-pressed="true"] svg{fill:currentColor}
.sn-card-body{padding:13px 15px 15px;display:grid;gap:8px;flex:1}
.sn-price{display:flex;align-items:baseline;gap:6px;flex-wrap:wrap}
.sn-price b{font:600 19px/1 var(--mono);font-variant-numeric:tabular-nums}
.sn-price span{font-size:12.5px;color:var(--muted)}
.sn-addr{font:600 15px/1.3 var(--body)}
.sn-addr span{display:block;font-weight:400;color:var(--muted);font-size:13.5px}
.sn-specs{list-style:none;padding:0;margin:0;display:flex;gap:14px;flex-wrap:wrap;font:500 13px var(--mono);color:var(--ink)}
.sn-specs li{display:flex;align-items:center;gap:5px}
.sn-specs .sn-t{font-family:var(--body);color:var(--muted)}
.sn-chips{display:flex;flex-wrap:wrap;gap:6px;margin-top:auto;padding-top:4px}
.sn-chip{font-size:12px;font-weight:600;padding:4px 8px;border-radius:6px;background:var(--sunk);color:var(--muted);display:inline-flex;gap:5px;align-items:center}
.sn-chip.sn-open{background:var(--jac-soft);color:var(--jac)}
.sn-chip.sn-ok{background:var(--gum-soft);color:var(--gum)}
.sn-chip.sn-flag{background:var(--flag-soft);color:var(--flag)}
.sn-chip svg{width:13px;height:13px}
.sn-empty{grid-column:1/-1;border:1px dashed var(--line);border-radius:12px;padding:40px 20px;text-align:center;color:var(--muted)}
.sn-empty b{display:block;color:var(--ink);font-family:var(--display);font-size:18px;margin-bottom:6px}

/* open homes */
.sn-day{margin-bottom:26px}
.sn-day h3{font-size:15px;font-weight:700;display:flex;gap:10px;align-items:baseline;margin-bottom:10px}
.sn-day h3 span{font:500 12px var(--mono);color:var(--muted)}
.sn-rows{background:var(--surface);border:1px solid var(--line);border-radius:12px;overflow:hidden}
.sn-row{display:grid;grid-template-columns:96px 72px minmax(0,1fr) auto;gap:14px;align-items:center;padding:10px 14px;border-top:1px solid var(--line)}
.sn-row:first-child{border-top:0}
.sn-row time{font:500 13px var(--mono)}
.sn-thumb{width:72px;aspect-ratio:4/3;border-radius:6px;overflow:hidden;background:var(--sunk)}
.sn-thumb svg,.sn-thumb img{display:block;width:100%;height:100%;object-fit:cover}
.sn-row .sn-addr{font-size:14px}
.sn-row button.sn-link{all:unset;cursor:pointer;color:inherit}
.sn-row button.sn-link:hover .sn-addr{text-decoration:underline}
@media (max-width:620px){.sn-row{grid-template-columns:72px minmax(0,1fr);row-gap:6px}.sn-row time{grid-column:1/-1}.sn-row .sn-go{grid-column:1/-1;justify-self:start}}

/* first home */
.sn-fh{display:grid;grid-template-columns:minmax(0,1.1fr) minmax(0,1fr);gap:24px;align-items:start}
@media (max-width:860px){.sn-fh{grid-template-columns:1fr}}
.sn-calc{background:var(--surface);border:1px solid var(--line);border-radius:14px;padding:20px;display:grid;gap:14px}
.sn-calc .sn-two{display:grid;grid-template-columns:1fr 1fr;gap:12px}
.sn-calc label{display:block;font-size:12.5px;font-weight:600;color:var(--muted);margin-bottom:6px}
.sn-out{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:10px;border-top:1px solid var(--line);padding-top:14px}
.sn-out div{background:var(--bg);border-radius:9px;padding:10px 12px}
.sn-out b{display:block;font:600 18px/1.2 var(--mono);font-variant-numeric:tabular-nums}
.sn-out span{font-size:12px;color:var(--muted)}
.sn-note{font-size:13px;color:var(--muted);background:var(--sunk);border-radius:8px;padding:10px 12px}
.sn-note[data-tone="ok"]{background:var(--gum-soft);color:var(--gum)}
.sn-note[data-tone="flag"]{background:var(--flag-soft);color:var(--flag)}
.sn-stack{display:grid;gap:12px}
.sn-info{background:var(--surface);border:1px solid var(--line);border-radius:12px;padding:16px 18px}
.sn-info h3{font-size:16px;margin-bottom:6px}
.sn-info p{color:var(--muted);font-size:14px}
@media (max-width:480px){.sn-calc .sn-two,.sn-out{grid-template-columns:1fr}}

/* guides */
.sn-guides{display:grid;grid-template-columns:repeat(auto-fill,minmax(260px,1fr));gap:16px}
.sn-guide{all:unset;cursor:pointer;background:var(--surface);border:1px solid var(--line);border-radius:12px;overflow:hidden;display:flex;flex-direction:column}
.sn-guide:hover{box-shadow:var(--shadow)}
.sn-guide:focus-visible{outline:2px solid var(--jac);outline-offset:2px}
.sn-guide .sn-media{cursor:pointer;aspect-ratio:16/9}
.sn-guide div.sn-txt{padding:14px 16px 16px;display:grid;gap:6px}
.sn-guide h3{font-size:17px;font-weight:700}
.sn-guide p{color:var(--muted);font-size:14px}

/* drawer */
.sn-scrim{position:fixed;inset:0;background:rgb(10 15 12 / .5);z-index:40}
.sn-drawer{position:fixed;top:0;right:0;bottom:0;width:min(560px,100%);background:var(--surface);z-index:41;overflow-y:auto;box-shadow:-10px 0 40px rgb(0 0 0 / .2);padding-top:env(safe-area-inset-top,0px);padding-bottom:env(safe-area-inset-bottom,0px)}
.sn-drawer-head{position:sticky;top:0;background:var(--surface);display:flex;justify-content:space-between;align-items:center;padding:12px 18px;border-bottom:1px solid var(--line);z-index:2}
.sn-drawer-body{padding:18px;display:grid;gap:18px}
.sn-x{border:0;background:var(--sunk);border-radius:999px;width:34px;height:34px;cursor:pointer;font-size:18px;line-height:1}
.sn-gallery .sn-main{aspect-ratio:4/3;border-radius:10px;overflow:hidden;background:var(--sunk)}
.sn-gallery .sn-main svg,.sn-gallery .sn-main img{display:block;width:100%;height:100%;object-fit:cover}
.sn-thumbs{display:flex;gap:8px;margin-top:8px}
.sn-thumbs button{all:unset;cursor:pointer;width:84px;aspect-ratio:4/3;border-radius:6px;overflow:hidden;opacity:.6;outline:2px solid transparent}
.sn-thumbs button[aria-pressed="true"]{opacity:1;outline-color:var(--gum)}
.sn-thumbs svg,.sn-thumbs img{display:block;width:100%;height:100%;object-fit:cover}
.sn-kv{display:grid;grid-template-columns:repeat(auto-fill,minmax(130px,1fr));gap:8px}
.sn-kv div{background:var(--bg);border-radius:8px;padding:9px 11px}
.sn-kv span{display:block;font-size:11.5px;color:var(--muted)}
.sn-kv b{font:500 14px var(--mono)}
.sn-list{margin:0;padding-left:18px;color:var(--muted)}
.sn-agent{display:flex;gap:12px;align-items:center;background:var(--bg);border-radius:10px;padding:12px}
.sn-avatar{width:40px;height:40px;border-radius:999px;background:var(--gum-soft);color:var(--gum);display:grid;place-items:center;font:700 14px var(--display)}
.sn-form{display:grid;gap:10px}
.sn-form .sn-two{display:grid;grid-template-columns:1fr 1fr;gap:10px}
.sn-form label{font-size:12.5px;font-weight:600;color:var(--muted)}
.sn-section-t{font:700 15px var(--display);margin-bottom:6px}
.sn-article p{color:var(--ink);margin-bottom:12px;max-width:65ch}

/* footer */
footer{border-top:1px solid var(--line);background:var(--surface);padding-block:36px 28px;font-size:14px}
.sn-foot{display:grid;grid-template-columns:1.3fr 1fr 1fr 1fr;gap:28px}
.sn-foot h4{font:600 11px/1 var(--body);letter-spacing:.12em;text-transform:uppercase;color:var(--muted);margin:0 0 12px}
.sn-foot ul{list-style:none;padding:0;margin:0;display:grid;gap:7px}
.sn-foot a{color:var(--ink);text-decoration:none}
.sn-foot a:hover{text-decoration:underline}
.sn-hours td{padding:3px 0;vertical-align:top}
.sn-hours td:last-child{text-align:right;font-family:var(--mono);font-size:13px;padding-left:12px}
.sn-status{display:inline-flex;gap:7px;align-items:center;font-size:13px;font-weight:600;margin-top:10px}
.sn-dot{width:8px;height:8px;border-radius:999px;background:var(--muted)}
.sn-status[data-on="1"] .sn-dot{background:#2F8A55}
.sn-copyline{display:flex;gap:8px;align-items:center;font-family:var(--mono);font-size:13px}
.sn-copyline button{border:1px solid var(--line);background:var(--bg);border-radius:6px;padding:2px 8px;font-size:12px;cursor:pointer}
.sn-legal{margin-top:28px;padding-top:18px;border-top:1px solid var(--line);display:grid;gap:10px;color:var(--muted);font-size:12.5px}
@media (max-width:860px){.sn-foot{grid-template-columns:1fr 1fr}}
@media (max-width:480px){.sn-foot{grid-template-columns:1fr}}

.sn-toast{position:fixed;left:50%;bottom:calc(20px + env(safe-area-inset-bottom,0px));transform:translateX(-50%);background:var(--ink);color:var(--bg);padding:11px 16px;border-radius:10px;font-size:14px;z-index:60;max-width:calc(100% - 32px)}
@media (prefers-reduced-motion:reduce){*{transition:none!important}}

/* static multi-page additions */
.sn-paths{display:grid;grid-template-columns:repeat(auto-fit,minmax(240px,1fr));gap:16px}
.sn-path{display:grid;gap:6px;padding:18px 20px;background:var(--surface);border:1px solid var(--line);border-radius:12px;text-decoration:none;color:var(--ink)}
.sn-path:hover{border-color:var(--gum);box-shadow:var(--shadow)}
.sn-path b{font:700 19px/1.2 var(--display)}
.sn-path span:last-child{color:var(--muted);font-size:14px}
a.sn-guide{text-decoration:none;color:var(--ink)}
.sn-panel-head h1{font-size:26px;font-weight:750;font-stretch:108%}
.sn-page-text{max-width:70ch}
.sn-page-text h1{font-size:clamp(28px,4vw,40px);font-weight:800;font-stretch:108%;letter-spacing:-.02em;margin:8px 0 16px}
.sn-page-text h3{font-size:19px;margin:26px 0 8px}
.sn-page-text p{margin-bottom:12px;line-height:1.65}
.sn-page-text .sn-lede{font-size:18px;color:var(--muted)}
.sn-page-text ul{padding-left:18px}
.sn-page-text li{margin-bottom:6px}
.sn-cover{margin:20px 0 24px}
.sn-cover img{display:block;width:100%;height:auto;aspect-ratio:4/3;object-fit:cover;border-radius:12px;background:var(--sunk)}
.sn-crumbs{font-size:13px;color:var(--muted);margin-bottom:14px}
.sn-crumbs a{color:var(--muted)}
.sn-top-actions .sn-btn[aria-current="page"]{border-color:var(--gum)}
fieldset.sn-f{border:0;padding:0;margin:0;min-width:0}
.sn-f label:has(input[type=text]),.sn-f label:has(select),.sn-f label:has(input[type=range]){display:grid;gap:6px}
.sn-calc label,.sn-form label{display:grid;gap:6px;font-size:12.5px;font-weight:600;color:var(--muted)}
.sn-media img,.sn-thumb img,.sn-thumbs img,.sn-main img{display:block;width:100%;height:100%;object-fit:cover}
.sn-muted{color:var(--muted)}
.sn-small{font-size:13px}
.sn-narrow{margin-top:12px;max-width:34ch}
.sn-mt{margin-top:10px}
.sn-addr-lg{font-size:20px;margin-top:6px}
.sn-linkbtn{border:0;background:none;cursor:pointer;padding:0}
.sn-empty b{display:block}