@import url('https://fonts.googleapis.com/css2?family=Golos+Text:wght@400;450;500;550;600;650;700&display=swap');
:root{--paper:#f8f4eb;--ink:#253d34;--muted:#697268;--line:#dcded1;--green:#315b4c;--serif:Georgia,'Times New Roman',serif;--sans:'Golos Text',Arial,sans-serif}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--paper);color:var(--ink);font:16px/1.6 var(--sans)}a{color:inherit;text-decoration:none}button,input{font:inherit}button,a{touch-action:manipulation}button{cursor:pointer}img{display:block;max-width:100%}button:focus-visible,a:focus-visible,input:focus-visible{outline:3px solid #bd742a;outline-offset:4px}[hidden]{display:none!important}::selection{background:#e2e9d8}
.wrap{width:min(1280px,calc(100% - 112px));margin-inline:auto}.skip{position:absolute;top:-90px;left:16px;z-index:10;padding:12px;background:var(--green);color:white}.skip:focus{top:45px}
.preview-bar{min-height:34px;display:flex;align-items:center;justify-content:center;gap:24px;padding:4px 24px;background:#e9ede5;border-bottom:1px solid #d9dfd4;color:#526051;font-size:10px;letter-spacing:1px}.preview-bar b{font-weight:400}.preview-note{font-size:11px;letter-spacing:0}.preview-switch{display:flex;gap:2px;padding:2px;border:1px solid #c7d0c1;border-radius:4px;line-height:1}.preview-switch a,.preview-switch>span{padding:4px 11px;letter-spacing:0;font-size:11px;border-radius:2px}.preview-switch>span{background:#315b4c;color:#fff}.preview-switch a:hover{background:#d6dfd0}
.header{border-bottom:1px solid var(--line)}.header-inner{display:flex;align-items:center;justify-content:space-between;gap:25px;min-height:86px}.brand{display:flex;align-items:center;gap:13px}.brand-mark{width:85px;height:63px;object-fit:cover;mix-blend-mode:multiply}.brand-name{display:block;font-size:15px;font-weight:650;line-height:1.4}.brand-tag{display:block;margin-top:4px;font-size:10px;letter-spacing:1.5px;text-transform:uppercase;color:var(--muted)}.nav{display:flex;gap:28px;font-size:13px}.nav a{padding:13px 0;position:relative}.nav a[aria-current=page]:after{content:'';position:absolute;bottom:7px;left:0;right:0;height:2px;background:var(--green)}.nav a:hover{color:#9b4b30}.button{display:inline-flex;align-items:center;justify-content:center;gap:24px;min-height:46px;padding:11px 21px;background:var(--green);color:#fff;border:1px solid var(--green);border-radius:4px;font-size:13px;font-weight:550;line-height:1.5}.button:hover{background:#204b3d;border-color:#204b3d}.header .button{background:transparent;color:var(--green);border-color:#9cafa1}.header .button:hover{background:#e7ecdf}.menu-button{display:none;background:none;border:1px solid #abb9a9;padding:10px 14px;border-radius:4px}
.intro{display:flex;justify-content:space-between;align-items:center;gap:30px;padding-top:31px;padding-bottom:26px}.eyebrow{display:block;font-size:10px;font-weight:550;letter-spacing:1.7px;margin:0 0 12px}.intro h1{font:400 clamp(38px,4.4vw,59px)/1.1 var(--serif);letter-spacing:-1.7px;margin:0 0 13px}.intro h1 em{font-weight:400;color:#6d7c56}.intro-dek{font-size:14px;color:var(--muted);margin:0;line-height:1.7}.author-note{display:flex;align-items:center;gap:13px;flex-shrink:0;padding-left:24px;border-left:1px solid var(--line);font-size:11px;line-height:1.7;color:var(--muted)}.author-note img{width:54px;height:54px;border-radius:50%;object-fit:cover;object-position:50% 20%}.author-note strong{font-weight:500;font-size:12px;color:var(--ink)}.author-more{display:block;color:var(--green);font-size:10px;margin-top:3px}
.toolbar{padding:14px 0 17px;border-block:1px solid var(--line);margin-bottom:25px}.toolbar-top{display:flex;align-items:center;justify-content:space-between;gap:20px;margin-bottom:12px}.toolbar-label{font-size:10px;letter-spacing:1.4px;font-weight:550}.search{display:flex;align-items:center;gap:10px;color:var(--muted);min-width:250px;max-width:330px;width:30%;border-bottom:1px solid #bdc6b7;padding:0 0 7px}.search input{background:none;border:0;outline:none;width:100%;min-width:0;font-size:12px;color:var(--ink);padding:3px 0}.search input::placeholder{color:#687466}.search kbd{font:14px var(--sans);color:#7d8a79}.filters{display:flex;gap:9px;flex-wrap:wrap}.filter{background:var(--tint,#edf0e5);border:1px solid transparent;color:var(--rubric,var(--green));border-radius:4px;min-height:40px;padding:8px 13px;display:flex;align-items:center;gap:12px;font-size:12px;line-height:1.5}.filter span{font-size:10px;font-weight:500;opacity:.8;padding-left:10px;border-left:1px solid currentColor}.filter:hover{border-color:var(--rubric,var(--green))}.filter.active{background:var(--rubric,var(--green));color:#fff}.filter-toggle{display:none}
[data-filter=choice],[data-category=choice]{--rubric:#315b4c;--tint:#e7ece1}[data-filter=mortgage],[data-category=mortgage]{--rubric:#3d5a86;--tint:#e7ebf2}[data-filter=districts],[data-category=districts]{--rubric:#75602a;--tint:#f1ead7}[data-filter=market],[data-category=market]{--rubric:#b52c24;--tint:#f6e6df}
.featured{display:grid;grid-template-columns:minmax(0,1.65fr) minmax(0,1fr);gap:32px}.article-card{min-width:0}.tag{display:inline-block;font-size:9px;font-weight:650;letter-spacing:1px;text-transform:uppercase;color:var(--rubric,var(--green));padding:5px 8px;border-radius:3px;background:var(--tint,#e7ece1);line-height:1.5}.card-image{display:block;overflow:hidden;border-radius:4px;background:#ece7da}.card-image img{width:100%;height:100%;object-fit:cover;transition:transform .45s ease}.article-card:hover .card-image img{transform:scale(1.025)}.card-copy h3{font:400 26px/1.2 var(--serif);letter-spacing:-.45px;margin:12px 0}.card-copy h3 a:hover{color:#687d50}.card-copy>p{color:var(--muted);font-size:14px;line-height:1.7;margin:0 0 20px;display:-webkit-box;-webkit-line-clamp:3;-webkit-box-orient:vertical;overflow:hidden}.meta{display:flex;gap:14px;flex-wrap:wrap;font-size:10px;color:var(--muted);line-height:1.6}.read-time:before{content:'·';margin-right:14px}
.lead{position:relative;min-height:470px;border-radius:5px;overflow:hidden;background:#223d32;color:#fff}.lead>.card-image{position:absolute;inset:0;border-radius:0}.lead>.card-image img{object-position:50% 42%}.lead>.card-image:after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,#15291f10 12%,#122b2560 43%,#112b25f5 100%);pointer-events:none}.lead-kicker{position:absolute;top:22px;left:27px;z-index:1;font-size:9px;letter-spacing:1.2px;background:#faf5e9ed;color:var(--ink);padding:7px 10px;border-radius:3px}.lead .card-copy{position:relative;z-index:1;display:flex;flex-direction:column;justify-content:flex-end;padding:170px 30px 27px;min-height:470px;pointer-events:none}.lead .card-copy a{pointer-events:auto}.lead .category-label{display:none}.lead .card-copy h3{font-size:37px;line-height:1.12;letter-spacing:-.8px;margin:0 0 17px;max-width:640px}.lead .card-copy h3 a:hover{color:#e7edda}.lead .card-copy>p{display:none}.lead .meta{color:#e1e7dd;font-size:10px;order:3;margin-top:21px}.read-link{align-self:flex-start;font-size:12px;display:flex;align-items:center;gap:20px;border-bottom:1px solid #dfe8dd99;padding-bottom:4px}.read-link span{font-size:19px}
.side-stories{display:flex;flex-direction:column;gap:24px}.side{display:grid;grid-template-columns:1fr 136px;gap:18px;flex:1;border-bottom:1px solid var(--line);padding-bottom:20px;align-content:start}.side:last-child{padding-bottom:0;border-bottom:0}.side .card-image{grid-column:2;grid-row:1;aspect-ratio:1;height:136px;align-self:start;margin-top:3px}.side .card-copy{grid-column:1;grid-row:1;display:flex;flex-direction:column;align-items:flex-start}.side .card-copy h3{font-size:24px;line-height:1.19;margin:11px 0 12px}.side .card-copy>p{font-size:12px;line-height:1.65;-webkit-line-clamp:2;margin:0 0 15px}.side .meta{gap:8px;margin-top:auto;font-size:9px}.side .read-time:before{margin-right:8px}
.catalog-heading{display:flex;align-items:baseline;justify-content:space-between;gap:20px;margin:40px 0 24px;padding-top:24px;border-top:1px solid var(--line)}.catalog-heading h2{font:400 34px/1.2 var(--serif);letter-spacing:-.5px;margin:0}.catalog-heading>span{font-size:11px;color:var(--muted)}.cards{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));column-gap:30px;row-gap:32px}.catalog{border-bottom:1px solid var(--line);display:flex;flex-direction:column;padding-bottom:24px}.catalog .card-image{aspect-ratio:1.7}.catalog .card-copy{display:flex;flex-direction:column;align-items:flex-start;flex:1;padding-top:17px}.catalog .card-copy h3{font-size:25px}.catalog .meta{margin-top:auto;padding-top:4px}.empty-state{text-align:center;padding:65px 20px;border-bottom:1px solid var(--line)}.empty-state h2{font:36px var(--serif);margin:16px 0}.empty-state p{color:var(--muted);font-size:14px}
.mini-contact{margin-top:55px;margin-bottom:52px;padding:35px 40px;display:flex;align-items:center;justify-content:space-between;gap:30px;background:#e9eddf;border-top:1px solid #d6dfcc;border-bottom:1px solid #d6dfcc}.mini-contact .eyebrow{color:#52654b}.mini-contact h2{font:400 35px/1.2 var(--serif);letter-spacing:-.6px;margin:0 0 12px}.mini-contact p{margin:0;color:var(--muted);font-size:13px}.mini-contact .button{flex-shrink:0}
.footer{background:#173b35;color:#f8f4eb;padding:31px 0 21px}.footer-inner{display:flex;align-items:center;justify-content:space-between;gap:30px}.footer .brand-mark{filter:brightness(0) invert(1);mix-blend-mode:normal;opacity:.9}.footer .brand-tag{color:#bdcdbf}.footer p{font-size:11px;color:#bdcdbf;margin:5px 0}.footer-inner>div>a{font-size:15px}.footer .text-link{font-size:12px;text-decoration:underline;text-underline-offset:5px}.footer-bottom{display:flex;justify-content:space-between;border-top:1px solid #ffffff25;padding-top:18px;margin-top:25px;color:#bdcdbf;font-size:10px}
@media(min-width:1600px){.lead{min-height:495px}.lead .card-copy{min-height:495px}}
@media(max-width:1150px){.wrap{width:calc(100% - 64px)}.nav{gap:18px}.header .button{font-size:12px;padding:10px 14px}.brand-name{font-size:13px}.brand-tag{font-size:9px}.brand-mark{width:72px;height:54px}.author-note{display:none}.featured{grid-template-columns:1.35fr 1fr;gap:25px}.side{grid-template-columns:1fr 105px;gap:14px}.side .card-image{height:105px}.side .card-copy h3{font-size:22px}.lead .card-copy h3{font-size:32px}.card-copy h3,.catalog .card-copy h3{font-size:24px}}
@media(max-width:850px){.wrap{width:calc(100% - 40px)}.header-inner{min-height:78px;gap:15px}.header .button{display:none}.nav{font-size:12px;gap:18px}.intro{padding-top:26px;padding-bottom:23px}.intro h1{font-size:44px}.featured{grid-template-columns:minmax(0,1.25fr) minmax(0,1fr);gap:20px}.lead .card-copy{padding:160px 24px 24px;min-height:450px}.lead{min-height:450px}.lead .card-copy h3{font-size:31px}.side{grid-template-columns:1fr 82px;gap:12px}.side .card-image{height:90px;aspect-ratio:auto}.side .card-copy h3{font-size:21px}.side .card-copy>p{display:none}.cards{grid-template-columns:repeat(2,minmax(0,1fr));gap:26px}.mini-contact{padding:30px}.mini-contact h2{font-size:29px}.footer-inner{align-items:flex-start;flex-wrap:wrap}}
@media(max-width:600px){.preview-bar{justify-content:space-between;padding:5px 18px;gap:10px;font-size:8px;letter-spacing:.6px;min-height:32px}.preview-bar b,.preview-note{display:none}.preview-switch a,.preview-switch>span{font-size:10px;padding:4px 10px}.wrap{width:calc(100% - 36px)}.header-inner{min-height:74px;position:relative}.brand-mark{width:66px;height:49px}.brand{gap:10px}.brand-name{font-size:12px}.brand-tag{font-size:8px;letter-spacing:1px}.menu-button{display:block;font-size:11px;padding:9px 12px;min-height:40px}.nav{display:none;position:absolute;top:74px;left:-18px;right:-18px;padding:16px 18px;background:var(--paper);z-index:20;border-bottom:1px solid var(--line);box-shadow:0 12px 20px #253d340e}.nav.open{display:flex;flex-wrap:wrap}.nav a{font-size:13px;padding:8px}.intro{padding-top:23px;padding-bottom:22px}.intro .eyebrow{font-size:8px;letter-spacing:1.3px;margin-bottom:10px}.intro h1{font-size:39px;line-height:1.07;letter-spacing:-1.15px;max-width:350px;margin-bottom:11px}.intro-dek{font-size:12px;line-height:1.7;max-width:340px}.toolbar{padding:12px 0;margin-bottom:20px}.toolbar-top{gap:14px;margin:0}.toolbar-label,.search kbd{display:none}.search{width:auto;min-width:0;flex:1;border:0;padding:6px 0}.search input{font-size:12px}.filter-toggle{display:flex;align-items:center;gap:10px;padding:7px 11px;background:transparent;border:1px solid #bfcaba;border-radius:3px;font-size:11px;min-height:40px;flex-shrink:0;color:var(--green)}.filter-toggle>span{font-size:16px}.filters{display:none;padding-top:14px;gap:7px}.filters.open{display:flex}.filter{font-size:11px;gap:10px;padding:8px 10px;min-height:40px}.filter span{font-size:9px;padding-left:9px}.featured{display:block}.lead{background:transparent;color:var(--ink);overflow:visible;border-radius:0;min-height:0}.lead>.card-image{position:relative;aspect-ratio:1.6;border-radius:4px}.lead>.card-image:after{display:none}.lead-kicker{top:13px;left:13px;font-size:8px;padding:6px 8px}.lead .card-copy{min-height:0;padding:17px 0 22px;display:block;pointer-events:auto;border-bottom:1px solid var(--line)}.lead .card-copy h3{font-size:30px;line-height:1.15;letter-spacing:-.7px;margin-bottom:13px}.lead .card-copy h3 a:hover{color:var(--green)}.lead .card-copy>p{display:-webkit-box;font-size:13px;line-height:1.7;-webkit-line-clamp:2;margin-bottom:15px}.lead .meta{color:var(--muted);margin:0;font-size:10px}.lead .read-link{display:none}.side-stories{gap:0;margin-top:23px}.side{padding-bottom:22px;margin-bottom:22px;grid-template-columns:1fr 100px;gap:17px;display:grid}.side:last-child{border-bottom:1px solid var(--line);padding-bottom:22px;margin-bottom:0}.side .card-image{height:110px}.side .card-copy h3{font-size:22px;margin:10px 0 13px;line-height:1.2}.side .tag{font-size:8px}.side .meta{font-size:9px;gap:7px}.side .card-copy>p{display:none}.catalog-heading{border:0;margin:31px 0 21px;padding:0;gap:10px}.catalog-heading h2{font-size:29px}.catalog-heading>span{font-size:10px}.cards{grid-template-columns:1fr;gap:26px}.catalog .card-image{aspect-ratio:1.75}.catalog .card-copy{padding-top:15px}.catalog .card-copy h3{font-size:26px;line-height:1.18;margin:10px 0 12px}.catalog .card-copy>p{font-size:13px;line-height:1.7;-webkit-line-clamp:2;margin-bottom:15px}.catalog{padding-bottom:22px}.tag{font-size:8px}.meta{font-size:10px}.mini-contact{margin-top:35px;margin-bottom:35px;padding:26px 23px;display:block}.mini-contact .eyebrow{font-size:8px;letter-spacing:1.2px;line-height:1.8}.mini-contact h2{font-size:31px;line-height:1.15;margin-bottom:12px}.mini-contact p{font-size:12px}.mini-contact .button{margin-top:22px;min-height:46px}.footer{padding:27px 0 22px}.footer-inner{display:block}.footer .brand-mark{width:80px;height:60px}.footer-inner>div+div{margin-top:21px}.footer .text-link{display:inline-block;margin-top:22px}.footer-bottom{display:block;padding-top:17px;margin-top:22px}.footer-bottom a{display:block;margin-top:10px}.empty-state{padding:40px 12px}.empty-state h2{font-size:29px}}
.intro h1 em{display:inline-block;white-space:nowrap}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}.article-card:hover .card-image img{transform:none}}

/* Only populated territories appear; all rubric colours remain stable for future publications. */
.territory-control{display:flex;align-items:center;gap:10px;font-size:11px;color:var(--muted)}.territory-control select{font:inherit;color:var(--ink);background:var(--paper);border:1px solid var(--line);padding:9px;border-radius:3px;max-width:200px}.toolbar-top:has(.territory-control:not([hidden])){flex-wrap:wrap}
[data-filter=complex_review],[data-category=complex_review]{--rubric:#6b4c7a;--tint:#eee4f0}[data-filter=city_note],[data-category=city_note]{--rubric:#276b70;--tint:#dfeceb}[data-filter=country_life],[data-category=country_life]{--rubric:#596736;--tint:#e8ecd8}[data-filter=offer],[data-category=offer]{--rubric:#98451f;--tint:#f5e4d4}
@media(max-width:600px){.territory-control{flex-basis:100%}.lead-kicker{text-transform:uppercase}}
.lead-kicker{text-transform:uppercase}