/** Francine Realty visual system. Editorial heritage: warm limestone, ink navy, quiet verdigris, enduring architecture. */
:root{--ink:#10242b;--ink-soft:#32454a;--paper:#f4f0e9;--paper-deep:#e7e0d5;--verdigris:#3b7b74;--white:#fffdfa;--line:rgba(16,36,43,.18);--serif:"Cormorant Garamond",Georgia,serif;--sans:"Manrope",Arial,sans-serif;--ease:cubic-bezier(.23,1,.32,1)}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--paper);color:var(--ink);font:400 16px/1.65 var(--sans)}a{color:inherit;text-decoration:none}img{max-width:100%;height:auto}.screen-reader-text{clip:rect(1px,1px,1px,1px);clip-path:inset(50%);height:1px;width:1px;overflow:hidden;position:absolute;word-wrap:normal!important}.screen-reader-text:focus{clip:auto!important;clip-path:none;height:auto;width:auto;left:1rem;top:1rem;padding:.75rem 1rem;background:var(--white);z-index:10000}.site-header{position:absolute;z-index:10;width:100%;color:var(--ink);transition:background .2s var(--ease),box-shadow .2s var(--ease)}.site-header.is-scrolled{position:fixed;background:rgba(255,253,250,.95);box-shadow:0 1px 0 var(--line);backdrop-filter:blur(12px)}.header-rail{height:30px;padding:0 4.5vw;border-bottom:1px solid rgba(16,36,43,.16);display:flex;align-items:center;justify-content:space-between;font-size:9px;letter-spacing:.17em;text-transform:uppercase}.header-rail p{margin:0}.header-rail a{font-weight:800}.header-main{height:86px;padding:0 4.5vw;display:flex;align-items:center;justify-content:space-between}.brand-lockup{display:flex;align-items:center;gap:11px}.brand-mark{width:36px;height:38px;position:relative;display:flex;flex-direction:column;justify-content:space-between;padding:4px 0}.brand-mark:before{content:"";position:absolute;left:0;top:0;width:9px;height:9px;border:2px solid var(--verdigris);border-bottom:0;border-radius:9px 9px 0 0}.brand-mark i{display:block;width:33px;border-top:2px solid var(--verdigris);margin-left:4px}.brand-mark i:nth-child(2){width:26px}.brand-mark i:nth-child(3){width:31px}.brand-name{display:flex;line-height:.83;flex-direction:column;font-family:var(--serif);font-size:25px;letter-spacing:.06em;text-transform:uppercase}.brand-name em{font-size:14px;letter-spacing:.24em;font-style:normal;padding-left:1px}.custom-logo-link img{display:block;max-height:60px;width:auto}.primary-nav{display:flex;align-items:center;gap:clamp(20px,3vw,45px)}.primary-nav ul{list-style:none;margin:0;padding:0;display:flex;gap:clamp(20px,2.2vw,39px)}.primary-nav a{font-size:10px;font-weight:800;letter-spacing:.13em;text-transform:uppercase}.primary-nav li a{position:relative}.primary-nav li a:after{content:"";position:absolute;left:0;bottom:-6px;width:0;height:1px;background:var(--verdigris);transition:width .2s var(--ease)}.primary-nav li a:hover:after,.primary-nav .current-menu-item a:after{width:100%}.nav-portal{padding:11px 14px;border:1px solid var(--ink);transition:background .2s var(--ease),color .2s var(--ease)}.nav-portal span{margin-left:6px;color:var(--verdigris);font-size:15px}.nav-portal:hover{color:var(--white);background:var(--ink)}.menu-toggle{display:none;background:none;border:0;color:inherit;font:inherit}.hero{min-height:785px;padding:116px 4.5vw 0;display:grid;grid-template-columns:minmax(400px,1.04fr) minmax(390px,.96fr);background:var(--paper)}.hero-copy{padding:clamp(65px,11vh,128px) clamp(25px,6vw,100px) 57px 0;display:flex;flex-direction:column;align-items:flex-start}.hero-kicker,.eyebrow{font-size:10px;font-weight:800;letter-spacing:.18em;text-transform:uppercase}.hero-kicker{display:flex;align-items:center;gap:12px;margin-bottom:22px}.hero-kicker span{width:24px;height:2px;background:var(--verdigris)}.hero-kicker p{margin:0}.hero h1,.intro-section h2,.listings-section h2,.stewardship-copy h2,.contact-section h2,.archive-hero h1,.content-header h1,.not-found h1,.property-title h1{font:600 clamp(54px,6.3vw,103px)/.86 var(--serif);letter-spacing:-.052em;margin:0}.hero h1{max-width:720px}.hero-intro{max-width:400px;margin:31px 0 29px;font-size:15px;color:var(--ink-soft)}.hero-actions{display:flex;align-items:center;gap:27px}.button{border:0;background:var(--verdigris);color:var(--white);padding:15px 19px 15px 21px;display:inline-flex;gap:18px;align-items:center;font-size:10px;font-weight:800;letter-spacing:.15em;text-transform:uppercase;transition:transform .18s var(--ease),background .18s var(--ease)}.button:hover{background:var(--ink);transform:translateY(-2px)}.button:active{transform:scale(.97)}.button span{font-size:18px;line-height:0}.text-link{font-size:10px;font-weight:800;letter-spacing:.15em;text-transform:uppercase;position:relative;padding-bottom:5px}.text-link:after{content:"";position:absolute;left:0;right:0;bottom:0;border-bottom:1px solid currentColor;transform-origin:left;transition:transform .2s var(--ease)}.text-link:hover:after{transform:scaleX(.5)}.text-link span{padding-left:7px;color:var(--verdigris);font-size:16px}.hero-census{display:flex;gap:41px;margin-top:auto;padding-top:45px}.hero-census p{display:flex;align-items:baseline;gap:10px;margin:0}.hero-census strong{font:600 38px/.8 var(--serif)}.hero-census span{font-size:9px;font-weight:800;letter-spacing:.13em;text-transform:uppercase;max-width:69px;line-height:1.25}.hero-image{margin-left:0;background-position:center;background-size:cover;position:relative;min-height:600px}.hero-image:after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(244,240,233,.18),transparent 32%)}.image-caption{position:absolute;bottom:27px;right:28px;z-index:1;color:var(--white);display:flex;gap:20px;font-size:9px;font-weight:700;letter-spacing:.14em;text-transform:uppercase}.intro-section{padding:137px 9vw 154px;display:grid;grid-template-columns:65px 1fr}.section-rail{display:flex;gap:18px;flex-direction:column;color:var(--verdigris);font-size:11px;font-weight:800;letter-spacing:.14em}.section-rail span:last-child{height:122px;width:1px;background:var(--verdigris);margin-left:5px}.intro-grid{display:grid;grid-template-columns:1.2fr .8fr;gap:9vw;opacity:0;transform:translateY(17px);transition:opacity .65s var(--ease),transform .65s var(--ease)}.intro-grid.in-view,.listing-card.in-view,.stewardship-copy.in-view,.contact-section.in-view{opacity:1;transform:none}.eyebrow{margin:0 0 18px;color:var(--verdigris)}.intro-section h2,.listings-section h2,.stewardship-copy h2,.contact-section h2{font-size:clamp(44px,5vw,77px)}em{font-weight:500}.intro-copy{padding-top:8px}.intro-copy p{color:var(--ink-soft);font-size:16px;margin:0 0 20px}.intro-copy .text-link{margin-top:14px}.listings-section{padding:105px 7vw 130px;background:var(--paper-deep)}.section-head{display:flex;justify-content:space-between;align-items:flex-end;margin:0 2vw 53px}.section-head .eyebrow{margin-bottom:8px}.listing-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:2.4vw}.listing-card{opacity:0;transform:translateY(16px);transition:opacity .6s var(--ease),transform .6s var(--ease)}.listing-card:nth-child(2){transition-delay:.1s}.listing-card:nth-child(3){transition-delay:.2s}.listing-card-shift{margin-top:58px}.listing-image{display:block;height:clamp(265px,28vw,430px);background:var(--ink) center/cover no-repeat;position:relative;overflow:hidden}.listing-image:after{content:"";position:absolute;inset:0;background:rgba(16,36,43,.1);transition:background .3s var(--ease)}.listing-image:hover:after{background:rgba(16,36,43,.35)}.listing-view{opacity:0;position:absolute;z-index:1;left:19px;bottom:17px;color:var(--white);font-size:9px;font-weight:800;letter-spacing:.15em;text-transform:uppercase;transform:translateY(8px);transition:opacity .25s var(--ease),transform .25s var(--ease)}.listing-image:hover .listing-view{opacity:1;transform:none}.listing-view b{font-size:18px;padding-left:6px}.listing-detail{border-bottom:1px solid var(--line);padding:18px 0 20px;display:flex;align-items:flex-end;justify-content:space-between;gap:10px}.listing-type,.listing-meta,.listing-price{margin:0}.listing-type{font-size:9px;font-weight:800;color:var(--verdigris);letter-spacing:.16em;text-transform:uppercase}.listing-detail h3{font:600 32px/.95 var(--serif);margin:8px 0 7px;letter-spacing:-.025em}.listing-detail h3 a:hover{color:var(--verdigris)}.listing-meta{font-size:12px;color:var(--ink-soft)}.listing-price{font-size:10px;font-weight:800;letter-spacing:.08em;text-align:right}.stewardship-section{display:grid;grid-template-columns:.8fr 1.2fr;background:var(--ink);color:var(--white);min-height:610px}.stewardship-photo{background:center/cover no-repeat;min-height:600px}.stewardship-copy{padding:112px max(4.5vw,55px) 90px 7vw;opacity:0;transform:translateY(17px);transition:opacity .65s var(--ease),transform .65s var(--ease)}.eyebrow-light{color:#8fd0c7}.stewardship-copy h2{max-width:680px}.stewardship-copy>p:not(.eyebrow){max-width:485px;margin:25px 0 39px;color:rgba(255,255,255,.7);font-size:15px}.service-list{border-top:1px solid rgba(255,255,255,.29);max-width:640px}.service-list a{padding:14px 0;border-bottom:1px solid rgba(255,255,255,.29);display:grid;grid-template-columns:55px 1fr 20px;font:600 23px/1 var(--serif);transition:padding .2s var(--ease),color .2s var(--ease)}.service-list a:hover{padding-left:10px;color:#8fd0c7}.service-list span{font:700 10px var(--sans);letter-spacing:.15em;color:#8fd0c7}.service-list b{font:400 22px var(--sans);color:#8fd0c7}.contact-section{padding:131px 14vw 125px;background:var(--paper);opacity:0;transform:translateY(17px);transition:opacity .65s var(--ease),transform .65s var(--ease)}.contact-section .eyebrow{margin-bottom:19px}.contact-bottom{display:flex;justify-content:space-between;align-items:flex-end;gap:30px;margin-top:41px;padding-top:28px;border-top:1px solid var(--line)}.contact-bottom p{margin:0;max-width:390px;color:var(--ink-soft);font-size:14px}.site-footer{background:#132a30;color:var(--white);padding:85px 7vw 28px}.footer-top{display:flex;align-items:flex-end;justify-content:space-between;gap:30px;padding-bottom:65px;border-bottom:1px solid rgba(255,255,255,.23)}.footer-top .eyebrow{color:#8fd0c7;margin-bottom:15px}.footer-top h2{font:600 clamp(42px,5vw,75px)/.87 var(--serif);letter-spacing:-.035em;margin:0}.button-light{background:transparent;border:1px solid rgba(255,255,255,.8);white-space:nowrap}.button-light:hover{background:var(--white);color:var(--ink)}.footer-grid{display:grid;grid-template-columns:1.2fr 1fr 1fr 1fr;gap:30px;padding:44px 0 58px}.brand-mark-light:before{border-color:#8fd0c7}.brand-mark-light i{border-color:#8fd0c7}.footer-label{margin:0 0 9px;color:#8fd0c7;font-size:9px;font-weight:800;letter-spacing:.16em;text-transform:uppercase}.footer-grid address,.footer-grid a{font-size:13px;font-style:normal;color:rgba(255,255,255,.75)}.footer-grid a:hover{text-decoration:underline}.footer-base{padding-top:20px;border-top:1px solid rgba(255,255,255,.23);display:flex;align-items:center;justify-content:space-between;gap:20px;font-size:9px;letter-spacing:.09em;text-transform:uppercase;color:rgba(255,255,255,.55)}.footer-base p{margin:0}.footer-base .menu{display:flex;gap:18px;list-style:none;padding:0;margin:0}.archive-main,.content-main,.property-main{padding-top:116px;min-height:70vh}.archive-hero{padding:98px 11vw 85px;background:var(--paper-deep)}.archive-hero h1{font-size:clamp(58px,7vw,104px);max-width:790px}.archive-hero>p:last-child{max-width:500px;margin:25px 0 0;color:var(--ink-soft)}.archive-filter{padding:20px 8vw;border-bottom:1px solid var(--line);display:flex;align-items:center;justify-content:space-between;gap:20px;font-size:10px;font-weight:800;letter-spacing:.13em;text-transform:uppercase}.archive-filter>span{color:var(--verdigris)}.archive-filter div{display:flex;gap:20px}.archive-filter a:hover{color:var(--verdigris)}.archive-listings{padding:70px 8vw 115px}.listing-grid-archive{grid-template-columns:repeat(3,1fr);row-gap:48px}.listing-grid-archive .listing-card-shift{margin-top:0}.empty-state{grid-column:1/-1;font:500 30px/1.25 var(--serif)}.empty-state a{color:var(--verdigris);text-decoration:underline}.navigation.pagination{margin-top:55px}.nav-links{display:flex;gap:15px}.nav-links>*{padding:8px 11px;border:1px solid var(--line);font-size:11px}.property-hero{display:grid;grid-template-columns:.8fr 1.2fr;background:var(--paper-deep);min-height:520px}.property-title{padding:104px 6vw}.property-title h1{font-size:clamp(52px,5.7vw,84px);margin-bottom:20px}.property-title>p:not(.eyebrow){color:var(--ink-soft);margin:0 0 42px}.property-image{background:center/cover no-repeat;min-height:520px}.property-content{max-width:1180px;margin:auto;padding:100px 5vw;display:grid;grid-template-columns:.6fr 1.4fr;gap:9vw}.property-facts{border-top:1px solid var(--line)}.property-facts .eyebrow{padding-top:17px}.property-facts p{border-top:1px solid var(--line);padding:12px 0;margin:0;display:flex;justify-content:space-between;font-size:12px}.property-facts span{color:var(--ink-soft)}.property-description{font-size:17px;color:var(--ink-soft)}.property-description .button{margin-top:25px}.content-header{padding:100px 12vw 68px;background:var(--paper-deep)}.content-header h1{font-size:clamp(57px,7vw,100px)}.page-content{max-width:1050px;margin:0 auto;padding:80px 5vw 130px}.page-feature{height:430px;background:center/cover no-repeat;margin:0 0 60px}.entry-content{max-width:720px;margin:auto;font-size:17px;color:var(--ink-soft)}.entry-content h2,.entry-content h3{color:var(--ink);font-family:var(--serif);line-height:1;letter-spacing:-.025em}.entry-content h2{font-size:48px}.entry-content h3{font-size:35px}.entry-content a{color:var(--verdigris);text-decoration:underline}.journal-list{padding:75px 12vw 120px}.journal-item{padding:30px 0;border-top:1px solid var(--line);max-width:730px}.journal-item h2{font:600 43px/.95 var(--serif);margin:0 0 15px}.not-found{min-height:78vh;padding:195px 12vw 120px;background:var(--paper-deep)}.not-found h1{font-size:clamp(65px,8vw,116px)}.not-found>p:not(.eyebrow){color:var(--ink-soft);margin:27px 0}.not-found .button{margin-top:12px}@media(max-width:900px){.header-main{height:70px}.header-rail{height:26px}.primary-nav{display:none}.menu-toggle{display:flex;align-items:center;gap:10px;font-size:10px;font-weight:800;letter-spacing:.13em;text-transform:uppercase}.menu-icon{width:23px;display:grid;gap:5px}.menu-icon i{border-top:1px solid currentColor}.menu-open .primary-nav{position:absolute;top:96px;left:0;right:0;min-height:calc(100vh - 96px);background:var(--paper);padding:58px 8vw;display:flex;align-items:flex-start;flex-direction:column;gap:38px}.menu-open .primary-nav ul{flex-direction:column;gap:19px}.menu-open .primary-nav a{font:600 42px/1 var(--serif);letter-spacing:-.02em;text-transform:none}.menu-open .primary-nav .nav-portal{font:800 10px var(--sans);letter-spacing:.13em;text-transform:uppercase}.hero{grid-template-columns:1fr;min-height:0;padding-top:96px}.hero-copy{min-height:590px;padding:85px 8vw 53px}.hero-image{min-height:440px;margin:0 -4.5vw}.hero h1{font-size:clamp(59px,10vw,91px)}.intro-section{padding:90px 8vw;grid-template-columns:37px 1fr}.intro-grid{grid-template-columns:1fr;gap:30px}.listing-grid{gap:22px}.stewardship-section{grid-template-columns:1fr}.stewardship-photo{min-height:440px}.stewardship-copy{padding:75px 8vw}.contact-section{padding:95px 10vw}.footer-grid{grid-template-columns:1fr 1fr}.property-hero{grid-template-columns:1fr}.property-title{padding:78px 8vw}.property-image{min-height:420px}.property-content{grid-template-columns:1fr;gap:48px}.archive-hero{padding:78px 8vw 65px}.listing-grid-archive{grid-template-columns:repeat(2,1fr)}}@media(max-width:600px){.site-header{position:relative;background:var(--paper)}.site-header.is-scrolled{position:sticky;top:0}.hero{padding:0}.hero-copy{padding:65px 7vw 45px;min-height:580px}.hero h1{font-size:56px}.hero-census{gap:23px}.hero-census strong{font-size:34px}.hero-image{margin:0 -4.5vw;min-height:350px}.intro-section{padding:72px 7vw;grid-template-columns:1fr}.section-rail{flex-direction:row;align-items:center}.section-rail span:last-child{height:1px;width:49px;margin-left:0}.intro-section h2,.listings-section h2,.stewardship-copy h2,.contact-section h2{font-size:50px}.listings-section{padding:76px 7vw}.section-head{align-items:flex-start;margin:0 0 34px;gap:20px}.section-head .text-link{padding-top:7px;text-align:right}.listing-grid{grid-template-columns:1fr}.listing-card-shift{margin-top:0}.listing-image{height:340px}.stewardship-photo{min-height:350px}.stewardship-copy{padding:69px 7vw}.service-list a{font-size:21px;grid-template-columns:38px 1fr 18px}.contact-section{padding:78px 7vw}.contact-bottom,.footer-top{align-items:flex-start;flex-direction:column}.footer-grid{grid-template-columns:1fr;gap:27px}.site-footer{padding:70px 7vw 26px}.footer-base{align-items:flex-start;flex-direction:column}.archive-main,.content-main,.property-main{padding-top:0}.archive-hero,.content-header{padding:75px 7vw 60px}.archive-filter{padding:18px 7vw;align-items:flex-start;flex-direction:column}.archive-filter div{gap:15px;flex-wrap:wrap}.archive-listings{padding:50px 7vw 90px}.listing-grid-archive{grid-template-columns:1fr}.property-content{padding:72px 7vw}.page-content{padding:55px 7vw 90px}.page-feature{height:290px;margin-bottom:45px}.journal-list{padding:60px 7vw 90px}.not-found{padding:120px 7vw}.footer-top h2{font-size:54px}}@media(prefers-reduced-motion:reduce){*,*:before,*:after{scroll-behavior:auto!important;animation-duration:.001ms!important;transition-duration:.001ms!important}.intro-grid,.listing-card,.stewardship-copy,.contact-section{opacity:1;transform:none}}