:root{--paper:#ffffff;--ink:#171717;--muted:#626262;--black:#111111;--soft-gray:#f2f2f2;--line:#dddddd;--accent:#171717;--pale-gray:#f6f6f6;--serif:'Cormorant Garamond',Georgia,serif;--sans:'Montserrat',Arial,sans-serif}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:100px}body{margin:0;background:var(--paper);color:var(--ink);font:14px/1.8 var(--sans)}a{color:inherit;text-decoration:none}a:hover{color:var(--accent)}button,input,textarea,select{font:inherit}button,a,input,select,textarea{touch-action:manipulation}a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible,summary:focus-visible{outline:3px solid var(--accent);outline-offset:5px}.wrap{max-width:1200px;margin:auto;width:calc(100% - 112px)}.topline{background:var(--black);color:var(--paper);display:flex;justify-content:space-between;padding:9px 56px;font-size:10px;letter-spacing:.08em}.topline a:hover{color:#fff}.header{display:flex;align-items:center;justify-content:space-between;gap:24px;padding:24px 56px;border-bottom:1px solid var(--line);background:var(--paper);position:relative;z-index:10}.brand{display:inline-flex;flex-direction:column;line-height:1;flex-shrink:0}.brand>span{font-size:9px;letter-spacing:.28em;margin-bottom:8px}.brand strong{font-family:var(--serif);font-weight:500;font-size:31px;letter-spacing:-.04em}.brand-dot{color:var(--accent)}nav{display:flex;align-items:center;gap:29px;font-size:11px}nav .active{color:var(--accent)}.nav-contact{padding:12px 19px;border:1px solid var(--ink);margin-left:10px}.menu-toggle{display:none}.eyebrow{text-transform:uppercase;letter-spacing:.17em;font-size:10px;font-weight:500;color:var(--black);margin:0 0 23px}h1,h2,h3{font-family:var(--serif);font-weight:400;line-height:1.04;margin:0 0 24px;letter-spacing:-.035em}h1{font-size:clamp(48px,5.2vw,80px)}h2{font-size:clamp(38px,4.1vw,59px)}h3{font-size:30px;line-height:1.15}em{font-weight:400;color:var(--black)}p{margin:0 0 20px}p:last-child{margin-bottom:0}.hero{display:grid;grid-template-columns:1.04fr 1fr;min-height:680px;max-width:1600px;margin:auto}.hero-copy{padding:72px 42px 48px 56px;display:flex;flex-direction:column;align-items:flex-start;justify-content:center}.hero-copy>p:not(.eyebrow){max-width:445px;color:var(--muted);font-size:13px}.hero-copy .eyebrow{font-size:9px;letter-spacing:.12em}.hero-image{position:relative;margin:26px 26px 26px 0;min-height:590px}.hero-image img{width:100%;height:100%;object-fit:cover;object-position:55% center;position:absolute}.image-caption{position:absolute;bottom:0;left:0;padding:22px 26px;background:var(--paper);font-family:var(--serif);font-style:italic;font-size:23px;line-height:1.3;max-width:90%}.actions{display:flex;align-items:center;gap:23px;flex-wrap:wrap;margin:16px 0}.button{display:inline-flex;align-items:center;justify-content:space-between;gap:28px;background:var(--black);border:1px solid var(--black);color:var(--paper);padding:16px 22px;font-size:11px;letter-spacing:.025em;cursor:pointer;text-align:left;min-height:52px}.button:hover{background:#333333;color:#fff}.button.light{background:var(--paper);color:var(--black);border-color:var(--paper)}.text-link{font-size:11px;display:inline-flex;align-items:center;justify-content:space-between;gap:20px;border-bottom:1px solid var(--ink);padding:8px 0}.hero-signature{display:flex;align-items:center;gap:24px;margin-top:36px;border-top:1px solid var(--line);padding-top:22px;width:100%}.hero-signature>span{font-family:var(--serif);font-style:italic;font-size:26px;white-space:nowrap}.hero-signature small{font-size:9px;line-height:1.7;color:var(--muted)}.statement-bar{display:flex;justify-content:center;gap:0;padding:24px;background:var(--soft-gray);font-size:10px;letter-spacing:.09em}.statement-bar span{padding:0 48px;border-right:1px solid #bcbcbc}.statement-bar span:last-child{border:0}.section{padding:90px 0}.split{display:grid;grid-template-columns:1fr 1fr;gap:90px}.section-copy{padding-top:30px}.section-copy p{color:var(--muted)}.feature-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:0;border-top:1px solid var(--line);margin-bottom:90px}.feature{padding:36px 32px 24px;border-right:1px solid var(--line);display:flex;align-items:flex-start;flex-direction:column}.feature:first-child{padding-left:0}.feature:last-child{border:0}.feature p:not(.eyebrow){font-size:12px;color:var(--muted);margin-bottom:28px}.feature .text-link{margin-top:auto}.story-banner{background:var(--black);color:var(--paper);padding:80px 0}.story-banner em,.story-banner .eyebrow{color:#eeeeee}.story-grid{display:grid;grid-template-columns:1.15fr 1fr;gap:100px;align-items:center}.story-banner .text-link{border-color:#bfbfbf}.story-banner p{color:#e4e4e4}.story-banner a:hover{color:#fff}.living-teaser{display:grid;grid-template-columns:1fr 1fr;gap:100px}.living-teaser>div>p:not(.eyebrow){color:var(--muted);max-width:420px}.local-notes{display:flex;flex-direction:column}.local-notes>div{padding:22px 0;border-bottom:1px solid var(--line);position:relative;padding-left:44px}.local-notes>div:first-child{padding-top:0}.local-notes span{position:absolute;left:0;font-size:11px;color:var(--accent)}.local-notes h3{font-size:27px;margin-bottom:10px}.local-notes p{font-size:12px;color:var(--muted)}.about-strip{border-top:1px solid var(--line);display:grid;grid-template-columns:1fr 1fr;gap:100px;align-items:center}.about-strip img{width:100%;height:440px;object-fit:cover;object-position:50% 36%}.about-strip>div{max-width:420px}.closing{background:var(--soft-gray);text-align:center;padding:76px 24px}.closing-inner{max-width:750px}.closing h2{margin-bottom:22px}.closing p:not(.eyebrow){max-width:540px;margin:0 auto 26px;font-size:13px;color:#505050}.closing .actions{justify-content:center}.closing .button.light{background:var(--black);border-color:var(--black);color:var(--paper)}.phone-link{font-size:12px;border-bottom:1px solid}.page-intro{padding-top:80px;padding-bottom:50px}.page-intro h1{font-size:clamp(48px,5.8vw,82px);max-width:990px}.lede{font-size:15px;max-width:730px;color:var(--muted)}.seller-photo{position:relative;height:400px}.seller-photo img{width:100%;height:100%;object-fit:cover;object-position:center 54%}.seller-photo>span{position:absolute;bottom:0;left:0;background:var(--paper);padding:14px 25px;font-family:var(--serif);font-style:italic;font-size:26px}.process-row{border-top:1px solid var(--line);padding:25px 0;display:grid;grid-template-columns:38px 1fr;gap:12px}.process-row h3{font-size:28px;margin:0 0 12px}.process-row p{font-size:12px;color:var(--muted)}.step-num{font-family:var(--serif);font-size:22px;color:var(--accent)}.soft-band{background:var(--pale-gray)}.three-cols{display:grid;grid-template-columns:repeat(3,1fr);gap:45px;margin-top:40px}.three-cols h3{font-size:30px}.three-cols p{font-size:12px;color:var(--muted)}.three-cols a{font-size:11px;text-decoration:underline}.intent-choices{display:grid;grid-template-columns:1fr 1fr;gap:16px;margin-top:30px}.choice{padding:26px;border:1px solid var(--line);font-family:var(--serif);font-size:29px;line-height:1.2;display:flex;flex-direction:column;gap:15px}.choice:hover{background:var(--soft-gray);color:var(--ink)}.choice span{font-family:var(--sans);font-size:10px;color:var(--muted)}.faq-section{border-top:1px solid var(--line)}.faq{max-width:850px;margin-top:32px}details{border-bottom:1px solid var(--line);padding:21px 0}summary{cursor:pointer;font-size:13px;display:flex;justify-content:space-between;align-items:center;gap:25px;list-style:none}summary::-webkit-details-marker{display:none}summary span{font-size:24px;font-weight:400;color:var(--black)}details[open] summary span{transform:rotate(45deg)}details p{max-width:720px;padding:18px 35px 0 0;font-size:12px;color:var(--muted)}.feature-grid.two{grid-template-columns:1fr 1fr;margin-top:0}.checklist{list-style:none;margin:30px 0;padding:0;max-width:800px}.checklist li{border-bottom:1px solid var(--line);padding:14px 0 14px 30px;position:relative;font-size:13px}.checklist li:before{content:'↗';position:absolute;left:0;color:var(--accent)}.orientation{background:var(--soft-gray);padding:36px}.orientation dl{margin:0}.orientation dl>div{display:flex;justify-content:space-between;gap:20px;border-top:1px solid #cccccc;padding:15px 0}.orientation dt{font-size:11px;color:var(--muted)}.orientation dd{font-family:var(--serif);font-size:25px;margin:0;text-align:right;line-height:1.3}.orientation small{display:block;font-size:10px;color:var(--muted);margin-top:20px}.resource-list{display:grid;gap:10px;font-size:12px;text-decoration:underline}.source-note{font-size:10px;color:var(--muted);margin-top:35px}.measure{max-width:760px}.about-detail{display:grid;grid-template-columns:1fr 1fr;gap:80px;padding-top:10px}.about-detail>img{width:100%;height:750px;object-fit:cover;object-position:center 35%}.about-detail>div{padding-top:25px}.about-detail p{font-size:13px}.identity{margin-top:30px;padding-top:24px;border-top:1px solid var(--line);font-size:11px}.identity strong{font-family:var(--serif);font-size:26px;font-weight:500}.identity p{margin-top:8px;font-size:11px}.prose{max-width:780px;padding:5px 0 90px}.prose h2{font-size:38px;margin:40px 0 18px}.prose p{font-size:14px;color:var(--muted)}.prose p.byline{font-size:10px;border-bottom:1px solid var(--line);padding-bottom:25px}.prose a:not(.text-link){text-decoration:underline}.contact-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:100px;padding-top:10px}.contact-direct>a{display:block}.big-contact{font-family:var(--serif);font-size:40px;line-height:1.3;margin-bottom:12px}.contact-direct>.small{margin-top:30px;max-width:320px}.small{font-size:11px;color:var(--muted)}form{border-top:1px solid var(--line);padding-top:28px}label{font-size:11px;display:block;margin-bottom:22px}label span{color:var(--muted)}input,select,textarea{width:100%;display:block;background:transparent;border:0;border-bottom:1px solid #aaaaaa;border-radius:0;padding:12px 0;color:var(--ink);font-size:14px;margin-top:5px}textarea{border:1px solid var(--line);padding:12px;resize:vertical}.field-row{display:grid;grid-template-columns:1fr 1fr;gap:24px}.form-explanation{font-size:11px;color:var(--muted);background:var(--soft-gray);padding:15px}.form-explanation+.button{width:100%;margin:8px 0 18px}#form-status{font-size:12px}.honeypot{display:none}footer{padding:65px 0 28px;background:var(--paper)}.footer-grid{display:grid;grid-template-columns:1.2fr 1fr 1fr;gap:50px}.footer-grid>div>p:not(.eyebrow){font-size:11px;color:var(--muted);margin-top:25px}.footer-grid>div>a:not(.brand){display:block;font-size:11px;margin-bottom:10px}.footer-grid .eyebrow{margin-bottom:20px}.broker-logo{display:block;width:200px;height:auto;box-sizing:border-box;padding:14px 18px;background:#111111;margin-top:15px}.legal{border-top:1px solid var(--line);margin-top:40px;padding-top:22px;display:flex;justify-content:space-between;gap:30px;font-size:9px;color:var(--muted);line-height:1.9}.legal>div{display:flex;flex-wrap:wrap;justify-content:flex-end;gap:5px 20px;max-width:400px}.skip{position:absolute;left:15px;top:-100px;z-index:100;background:var(--paper);padding:12px}.skip:focus{top:10px}.mobile-contact{display:none}
@media(min-width:1500px){.hero-copy{padding-left:80px}}@media(max-width:1050px){.wrap{width:calc(100% - 64px)}.header{padding:22px 32px}nav{gap:19px}.topline{padding-left:32px;padding-right:32px}.hero-copy{padding:45px 30px 36px 32px}.hero{min-height:600px}.hero-image{min-height:530px;margin-right:20px}.hero h1{font-size:60px}.hero-signature{gap:15px}.hero-signature small{font-size:8px}.statement-bar span{padding:0 25px}.split,.living-teaser,.story-grid,.about-strip,.about-detail,.contact-grid{gap:45px}.feature{padding:30px 20px}.three-cols{gap:25px}}@media(max-width:760px){body{font-size:13px}.wrap{width:calc(100% - 40px)}.topline{padding:8px 20px;font-size:8px}.topline>span{max-width:160px}.header{padding:20px}.brand strong{font-size:28px}.menu-toggle{display:block;border:0;background:transparent;font-size:11px;padding:10px 0 10px 14px}.menu-toggle span{margin-left:8px}nav{display:none;position:absolute;top:100%;left:0;right:0;padding:15px 20px 25px;background:var(--paper);border-bottom:1px solid var(--line);box-shadow:0 10px 15px #00000008;align-items:stretch;gap:0}nav.open{display:flex;flex-direction:column}nav a{padding:12px 0}.nav-contact{margin:12px 0 0;padding:12px 20px}h1{font-size:53px}h2{font-size:43px}h3{font-size:30px}.hero{grid-template-columns:1fr;min-height:0}.hero-copy{padding:45px 20px 30px}.hero h1{font-size:59px}.hero-copy .eyebrow{font-size:8px;max-width:320px}.hero-copy>p:not(.eyebrow){font-size:12px;max-width:440px}.hero-image{height:380px;min-height:0;margin:0 20px 25px}.hero-image img{object-position:center}.hero-signature{margin-top:20px;width:auto;gap:25px}.hero-signature small{font-size:8px}.image-caption{font-size:22px;padding:14px 17px}.statement-bar{gap:5px;justify-content:space-between;padding:20px;font-size:8px;letter-spacing:0}.statement-bar span{padding:0 10px;flex:1;text-align:center}.section{padding:58px 0}.split,.living-teaser,.story-grid,.about-strip,.about-detail,.contact-grid{grid-template-columns:1fr;gap:30px}.section-copy{padding-top:0}.feature-grid{grid-template-columns:1fr;margin-bottom:50px}.feature,.feature:first-child{padding:27px 0;border-right:0;border-bottom:1px solid var(--line)}.feature p:not(.eyebrow){margin-bottom:10px}.feature h3{margin-bottom:15px}.feature .eyebrow{margin-bottom:14px}.feature-grid.two{grid-template-columns:1fr}.story-banner{padding:55px 0}.story-grid h2{margin:0}.about-strip img{height:440px}.about-strip>div{max-width:none}.closing{padding:55px 0}.closing h2{font-size:43px}.page-intro{padding-top:50px;padding-bottom:30px}.page-intro h1{font-size:57px}.lede{font-size:13px}.seller-photo{height:260px}.seller-photo>span{font-size:22px;max-width:90%}.three-cols{grid-template-columns:1fr;gap:30px}.three-cols h3{margin-bottom:13px}.intent-choices{grid-template-columns:1fr}.choice{font-size:28px}.faq-section{padding-top:50px}summary{font-size:12px}.orientation{padding:27px}.orientation dd{font-size:24px}.about-detail{padding-top:0}.about-detail>img{height:500px}.prose{padding-bottom:55px}.prose h2{font-size:34px}.prose p{font-size:13px}.contact-grid{padding-top:0;gap:35px}.contact-direct>.small{max-width:none}.field-row{grid-template-columns:1fr;gap:0}.footer-grid{grid-template-columns:1fr 1fr;gap:35px}.footer-grid>div:first-child{grid-column:1/-1}.legal{display:block}.legal>div{justify-content:flex-start;margin-top:20px}footer{padding-bottom:85px}.mobile-contact{display:flex;position:fixed;bottom:0;left:0;right:0;z-index:20;background:var(--paper);border-top:1px solid var(--line);box-shadow:0 -4px 18px #00000008}.mobile-contact a{flex:1;padding:16px 10px;text-align:center;font-size:11px}.mobile-contact a:last-child{background:var(--black);color:var(--paper)}.eyebrow{font-size:9px}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}

/* Fredonia additions — same palette & type as the Move To system */
.brand-mark{font-size:9px;letter-spacing:.28em}
.home-cards{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line);margin-bottom:90px}
.home-card{padding:36px 32px 28px;border-right:1px solid var(--line);display:flex;flex-direction:column;align-items:flex-start}
.home-card:first-child{padding-left:0}.home-card:last-child{border-right:0;padding-right:0}
.home-card h3{font-size:38px;margin-bottom:14px}
.home-card .specs{font-size:11px;letter-spacing:.06em;color:var(--muted);margin-bottom:22px;min-height:20px}
.price-row{width:100%;border-top:1px solid var(--line);padding:14px 0;display:flex;justify-content:space-between;align-items:baseline;gap:16px}
.price-row:last-of-type{border-bottom:1px solid var(--line);margin-bottom:26px}
.price-row span{font-size:10px;text-transform:uppercase;letter-spacing:.15em;color:var(--muted)}
.price-row strong{font-family:var(--serif);font-weight:500;font-size:30px;letter-spacing:-.02em}
.home-card .text-link{margin-top:auto}
.photo-strip{display:grid;grid-template-columns:repeat(4,1fr);gap:10px;max-width:1600px;margin:0 auto;padding:0 26px}
.photo-strip img,.gallery img{width:100%;height:auto;aspect-ratio:4/3;object-fit:cover;display:block}
.gallery{display:grid;grid-template-columns:repeat(3,1fr);gap:10px;margin-top:30px}
.gallery figure{margin:0}.gallery figcaption{font-size:10px;color:var(--muted);padding:8px 0 0}
.disclosure{font-size:10px;color:var(--muted);max-width:900px;margin:18px auto 0;padding:0 26px;text-align:center}
.home-detail{display:grid;grid-template-columns:.9fr 1.1fr;gap:80px;border-top:1px solid var(--line);padding:70px 0}
.home-detail:first-of-type{border-top:0}
.home-detail img{width:100%;height:auto;aspect-ratio:4/3;object-fit:cover}
.home-detail ul{list-style:none;padding:0;margin:24px 0}
.home-detail li{border-bottom:1px solid var(--line);padding:11px 0 11px 28px;position:relative;font-size:13px}
.home-detail li:before{content:'↗';position:absolute;left:0}
.agent-duo{display:grid;grid-template-columns:1fr 1fr;gap:60px}
.agent{display:grid;grid-template-columns:170px 1fr;gap:30px;align-items:center}
.agent img{width:170px;height:210px;object-fit:cover;object-position:50% 25%}
.agent strong{font-family:var(--serif);font-size:32px;font-weight:500;display:block;line-height:1.1;margin-bottom:8px}
.agent p{font-size:11px;color:var(--muted);margin:0 0 4px}.agent a{display:block;font-size:12px}
.agent-bio{display:grid;grid-template-columns:.8fr 1.2fr;gap:70px;padding:60px 0;border-top:1px solid var(--line)}
.agent-bio img{width:100%;height:560px;object-fit:cover;object-position:50% 25%}
.eho{height:26px;width:auto;display:block;margin-top:14px}
.addr-note{background:var(--soft-gray);padding:22px 26px;font-size:12px;color:var(--muted);margin-top:28px}
@media(max-width:1050px){.home-card{padding:30px 20px}.agent-duo{gap:35px}.agent{grid-template-columns:130px 1fr}.agent img{width:130px;height:165px}.home-detail{gap:45px}}
@media(max-width:760px){.home-cards{grid-template-columns:1fr;margin-bottom:50px}.home-card,.home-card:first-child,.home-card:last-child{padding:27px 0;border-right:0;border-bottom:1px solid var(--line)}
.photo-strip{grid-template-columns:1fr 1fr;padding:0 20px}.gallery{grid-template-columns:1fr 1fr}.home-detail,.agent-duo,.agent-bio{grid-template-columns:1fr;gap:30px}.home-detail{padding:45px 0}.agent-bio img{height:420px}}


/* Claire Ave — solo agent + two-home layout */
.home-cards.two{grid-template-columns:1fr 1fr}
.agent-solo{display:grid;grid-template-columns:220px 1fr;gap:40px;align-items:center;max-width:780px}
.agent-solo img{width:220px;height:270px;object-fit:cover;object-position:50% 22%}
.agent-name{font-family:var(--sans)!important;font-weight:600!important;font-size:28px!important;letter-spacing:-.02em;font-style:normal!important}
.brand strong{font-family:var(--sans);font-weight:600;font-size:26px;letter-spacing:-.03em}
.stat-callout{display:grid;grid-template-columns:repeat(3,1fr);gap:0;border-top:1px solid var(--line);border-bottom:1px solid var(--line);margin:40px 0}
.stat-callout>div{padding:28px 24px;border-right:1px solid var(--line)}
.stat-callout>div:last-child{border-right:0}
.stat-callout strong{font-family:var(--serif);font-size:42px;font-weight:500;display:block;line-height:1;margin-bottom:10px}
.stat-callout span{font-size:11px;color:var(--muted);letter-spacing:.04em}
.school-band{background:var(--black);color:var(--paper);padding:70px 0}
.school-band .eyebrow,.school-band em{color:#eee}
.school-band p{color:#ddd}
.school-band a.text-link{border-color:#bbb;color:#fff}
.school-band .stat-big{font-family:var(--serif);font-size:clamp(64px,8vw,110px);line-height:1;margin:0 0 12px;font-weight:400}
.school-band .stat-label{font-size:12px;letter-spacing:.12em;text-transform:uppercase;margin-bottom:22px}
.name-lockup{display:flex;align-items:center;gap:18px;margin-top:20px}
.name-lockup img.wordmark{height:28px;width:auto}
.broker-logo.rise{width:180px;background:#111;padding:12px 14px}
@media(max-width:760px){
.home-cards.two{grid-template-columns:1fr}
.agent-solo{grid-template-columns:1fr;gap:24px}
.agent-solo img{width:160px;height:200px}
.stat-callout{grid-template-columns:1fr}
.stat-callout>div{border-right:0;border-bottom:1px solid var(--line);padding:22px 0}
.stat-callout>div:last-child{border-bottom:0}
}

@media(max-width:760px){.school-band .wrap[style*="grid"]{display:block!important}.school-band .split{display:block!important}}


.agent-solo-copy{min-width:0}
.agent-solo .agent-creds,.agent-solo .agent-broker{font-size:12px;color:var(--muted);margin:0 0 6px;line-height:1.45}
.agent-solo .agent-links{margin-top:14px;font-size:13px;line-height:1.7}
.agent-solo .agent-links a{display:inline;font-size:13px}
.agent-solo a{display:inline}

.hero-sub{font-family:var(--serif);font-size:28px;line-height:1.25;margin:8px 0 18px;color:var(--ink)}
.hero h1{letter-spacing:-.03em}
@media(max-width:760px){.hero-sub{font-size:22px}}