@import url('https://fonts.googleapis.com/css2?family=Cormorant+Garamond:wght@300;400;500;600&family=Montserrat:wght@400;500;600&display=swap');
body.refs-standalone{margin:0!important;background:#061824!important}body.refs-standalone #wpadminbar{position:relative!important}body.refs-standalone .refs-site{isolation:isolate}
.refs-site{--navy:#071923;--navy-deep:#051620;--navy-soft:#0b202c;--cream:#f4f0e9;--gold:#c2a17a;--ink:#211f1e;--muted:#c8c0b7;box-sizing:border-box;background:var(--navy);color:#eee9e4;font:400 13px/1.6 'Montserrat',Arial,sans-serif;overflow:hidden}
.refs-site *,.refs-site *:before,.refs-site *:after{box-sizing:border-box}
.refs-site a{color:inherit;text-decoration:none}.refs-site h1,.refs-site h2,.refs-site h3,.refs-site p{padding:0;margin:0;font-weight:400}.refs-site img{display:block;max-width:100%}
.refs-site .refs-wrap{width:calc(100% - clamp(44px,7.5vw,160px));max-width:none;margin:0 auto}
.refs-site .refs-site-header{height:86px;background:#061721;position:relative;z-index:30}
.refs-site .refs-header-inner{height:100%;display:flex;align-items:center;gap:26px}
.refs-site .refs-brand{display:flex;align-items:center;gap:14px;min-width:0;flex:none;color:#c9a984}
.refs-site .refs-brand svg{width:42px;height:43px;flex:none}
.refs-site .refs-brand strong{display:block;font:400 clamp(17px,1.3vw,23px)/1.1 'Cormorant Garamond',Georgia,serif;letter-spacing:.15em;white-space:nowrap}
.refs-site .refs-brand small{display:block;font:500 7px/1 'Montserrat',Arial,sans-serif;letter-spacing:.35em;margin-top:7px;white-space:nowrap}
.refs-site .refs-nav{display:flex;align-items:center;margin-left:auto;gap:clamp(13px,2vw,32px)}
.refs-site .refs-nav a,.refs-site .refs-footer nav a{white-space:nowrap;font:400 clamp(15px,1.1vw,19px)/1.1 'Cormorant Garamond',Georgia,serif;color:#dcd4cd;transition:color .2s}
.refs-site .refs-nav a:hover,.refs-site .refs-nav a[aria-current=page],.refs-site .refs-footer a:hover{color:#d8b48e}
.refs-site .refs-nav a[aria-current=page]{text-underline-offset:10px;text-decoration:underline;text-decoration-color:#a88761}
.refs-site .refs-top-cta{display:inline-flex;align-items:center;justify-content:center;flex:none;padding:13px 21px;border:1px solid #af906a;font-size:9px;letter-spacing:.15em;font-weight:600;white-space:nowrap;margin-left:3px}
.refs-site .refs-top-cta span{display:none}.refs-site .refs-top-cta:hover,.refs-site .refs-btn:hover{background:#c0a27f;color:#061620}
.refs-site .refs-mobile-menu{display:none;position:relative;margin-left:auto}
.refs-site .refs-mobile-menu summary{cursor:pointer;list-style:none;color:#d8b68b;border:1px solid #836e57;padding:2px 10px;font-size:24px}
.refs-site .refs-mobile-menu summary::-webkit-details-marker{display:none}
.refs-site .refs-mobile-menu nav{position:absolute;top:42px;right:0;background:#071923;border:1px solid #ab8e6b;display:grid;min-width:235px;padding:20px;gap:15px;box-shadow:0 20px 30px #0007}
.refs-site .refs-small-label,.refs-site .refs-eyebrow{font:500 10px/1.5 'Montserrat',Arial,sans-serif;letter-spacing:.25em;color:#c9b7a0;display:flex;align-items:center;gap:17px;text-transform:uppercase}
.refs-site .refs-gold{color:#c8a17a}.refs-site .refs-hairline{width:48px;height:1px;background:#b39370;display:inline-block;flex:none}
.refs-site h1,.refs-site h2,.refs-site h3{font-family:'Cormorant Garamond',Georgia,serif;letter-spacing:-.035em;font-weight:400}
.refs-site .refs-hero{position:relative;min-height:clamp(355px,35vw,500px);background-image:linear-gradient(90deg,rgba(4,20,30,.84) 0%,rgba(4,20,30,.48) 35%,rgba(4,20,30,.12) 80%),linear-gradient(0deg,rgba(6,23,34,.95) 0%,rgba(6,23,34,0) 25%),var(--refs-hero-image);background-size:cover;background-position:center;display:flex;align-items:center}
.refs-site .refs-hero-home{min-height:clamp(600px,49vw,795px);background-position:center}
.refs-site .refs-hero-home .refs-hero-inner{padding-top:8px}
.refs-site .refs-hero-land{background-image:linear-gradient(90deg,rgba(5,20,30,.94) 0%,rgba(5,20,30,.52) 35%,rgba(5,20,30,.12) 80%),linear-gradient(0deg,#071923 0%,transparent 35%),var(--refs-hero-image)}
.refs-site .refs-hero-properties{background-image:linear-gradient(90deg,rgba(5,20,30,.84) 0%,rgba(5,20,30,.42) 46%,rgba(5,20,30,.20) 100%),linear-gradient(0deg,#071923 0%,transparent 28%),var(--refs-hero-image)}
.refs-site .refs-hero-contact{min-height:clamp(400px,35vw,510px);background-image:linear-gradient(90deg,rgba(5,20,30,.76) 0%,rgba(5,20,30,.48) 42%,rgba(5,20,30,.22) 90%),var(--refs-hero-image)}
.refs-site .refs-hero-about{background-image:linear-gradient(90deg,rgba(5,20,30,.84) 0%,rgba(5,20,30,.40) 45%,rgba(5,20,30,.15) 100%),var(--refs-hero-image)}
.refs-site .refs-hero-inner{padding:80px 0;position:relative;z-index:1}
.refs-site .refs-hero h1{font-size:clamp(56px,5vw,91px);line-height:.88;max-width:800px;color:#f4f0ed;margin:23px 0 25px}
.refs-site .refs-hero-home h1{font-size:clamp(64px,6.5vw,110px);margin-bottom:33px}
.refs-site .refs-hero-sub{font:400 clamp(19px,1.6vw,26px)/1.24 'Cormorant Garamond',Georgia,serif;max-width:520px;color:#f1ece4}
.refs-site .refs-btn{display:inline-flex;gap:32px;align-items:center;border:1px solid #c7a981;padding:14px 20px;color:#eee8df;font:600 9px/1.5 'Montserrat',Arial,sans-serif;letter-spacing:.20em;transition:.2s;margin-top:29px}
.refs-site .refs-btn span{font:400 19px/1 Georgia,serif}
.refs-site .refs-underlink{font:600 9px/1.8 'Montserrat',Arial,sans-serif;letter-spacing:.20em;display:inline-block;margin-top:22px;padding-bottom:6px;border-bottom:1px solid #b99970}
/* Home */
.refs-site .refs-home-intro{background:#f2eee8;color:#201f1e;padding:clamp(48px,5vw,86px) 0}
.refs-site .refs-intro-grid{display:grid;grid-template-columns:minmax(280px,35%) minmax(0,58%);justify-content:space-between;align-items:center;gap:5%}
.refs-site .refs-home-intro .refs-small-label{color:#776354}
.refs-site .refs-intro-copy h2,.refs-site .refs-story h2{font-size:clamp(57px,5vw,90px);line-height:.83;margin-top:24px}
.refs-site .refs-intro-copy p,.refs-site .refs-story-body{font:400 clamp(20px,1.9vw,28px)/1.16 'Cormorant Garamond',Georgia,serif;color:#45423e;max-width:510px;margin-top:23px}
.refs-site .refs-intro-grid img{width:100%;height:clamp(270px,31vw,435px);object-fit:cover}
.refs-site .refs-home-choices{background:#081b26;padding:65px 0 75px}
.refs-site .refs-choice-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:clamp(15px,2.4vw,38px);margin-top:22px}
.refs-site .refs-choice{display:block;min-width:0}
.refs-site .refs-choice:not(:last-child){border-right:1px solid #d9c4a326;padding-right:clamp(6px,1vw,16px)}
.refs-site .refs-choice img{width:100%;height:clamp(150px,15vw,255px);object-fit:cover}
.refs-site .refs-choice h3{font-size:clamp(29px,2.8vw,46px);line-height:1;margin-top:15px}
.refs-site .refs-choice p{font:400 12px/1.6 'Montserrat',Arial,sans-serif;color:#bdc7c8;max-width:360px;margin-top:7px}
.refs-site .refs-bottom-banner{padding:70px 0 68px;min-height:350px;display:flex;align-items:center;background:linear-gradient(90deg,#061924e9 0%,#061924c0 45%,#06192438 95%),var(--refs-banner) center/cover no-repeat}
.refs-site .refs-bottom-banner h2{font-size:clamp(59px,5vw,85px);line-height:.9;margin-top:15px}
.refs-site .refs-bottom-banner p{font:400 clamp(20px,1.6vw,26px)/1.25 'Cormorant Garamond',Georgia,serif;max-width:475px;margin-top:14px}
/* About */
.refs-site .refs-story{background:#f2eee8;color:#201f1e;padding:70px 0}
.refs-site .refs-story-grid{display:grid;grid-template-columns:41% 53%;justify-content:space-between;gap:6%;align-items:center}
.refs-site .refs-story .refs-small-label{color:#7c6651}
.refs-site .refs-story-grid img{width:100%;height:clamp(275px,27vw,410px);object-fit:cover}
.refs-site .refs-story-body p{margin:0 0 16px;line-height:1.25}
.refs-site .refs-vision{background:#081a25;padding:85px 0;text-align:center}
.refs-site .refs-vision .refs-small-label{justify-content:center}
.refs-site .refs-vision h2{font-size:clamp(39px,4.5vw,68px);margin-top:20px;line-height:1}
.refs-site .refs-vision p{font:400 25px/1.25 'Cormorant Garamond',Georgia,serif;margin:15px auto 0;max-width:720px;color:#d4cfca}
/* Private office different from home */
.refs-site .refs-office-hero{min-height:clamp(410px,37vw,580px);background-image:linear-gradient(90deg,rgba(12,13,15,.89) 0%,rgba(12,13,15,.65) 31%,rgba(12,13,15,.04) 70%),var(--refs-office-image);background-size:cover;background-position:center;display:flex;align-items:center}
.refs-site .refs-office-inner{padding:65px 0}
.refs-site .refs-office-hero h1{font-size:clamp(61px,5vw,94px);line-height:.88;margin:22px 0 24px;max-width:630px}
.refs-site .refs-office-hero p{font:400 23px/1.2 'Cormorant Garamond',Georgia,serif;max-width:480px}
.refs-site .refs-private-content{background:#071923;padding:67px 0}
.refs-site .refs-private-columns{display:grid;grid-template-columns:34% 36% 23%;gap:3.5%;align-items:center}
.refs-site .refs-private-image img{width:100%;height:330px;object-fit:cover}
.refs-site .refs-private-story h2{font-size:clamp(44px,3.6vw,65px);line-height:.9;margin:22px 0 15px}
.refs-site .refs-private-story>div:last-child,.refs-site .refs-private-contact p{font:400 20px/1.24 'Cormorant Garamond',Georgia,serif;color:#ded8d0}
.refs-site .refs-private-story p{margin-bottom:10px}
.refs-site .refs-private-contact{border-left:1px solid #b59f7966;padding-left:30px}
.refs-site .refs-private-contact p{margin-top:15px}
.refs-site .refs-sm-btn{display:flex;justify-content:space-between;max-width:250px;padding:14px 18px;margin-top:14px}
/* Listing catalogues */
.refs-site .refs-catalog{background:#071b26;padding:35px 0 75px;min-height:580px}
.refs-site .refs-filters{display:flex;flex-wrap:wrap;align-items:center;gap:16px;padding:0 0 21px;border-bottom:1px solid #d8bf9f24;margin-bottom:27px}
.refs-site .refs-filter-eyebrow,.refs-site .refs-sort span{font-size:9px;letter-spacing:.23em;color:#c5a47c;font-weight:600;margin-right:11px}
.refs-site .refs-filters select{background-color:#061822;border:1px solid #b3987680;color:#f0e9de;outline:0;padding:12px 35px 12px 15px;min-width:165px;max-width:100%;font:500 9px 'Montserrat',Arial,sans-serif;letter-spacing:.12em;appearance:none;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 20 20'%3E%3Cpath d='m4 7 6 6 6-6' stroke='%23caa77e' fill='none' stroke-width='1.4'/%3E%3C/svg%3E");background-repeat:no-repeat;background-size:14px;background-position:right 12px center}
.refs-site .refs-sort{display:flex;align-items:center;margin-left:auto;gap:10px}
.refs-site .refs-filters option{background:#061822}
.refs-site .refs-listing-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:35px 25px}
.refs-site .refs-listing{min-width:0;border-bottom:1px solid #bdad9350;padding-bottom:12px;background:#081a24}
.refs-site .refs-listing>img{width:100%;height:clamp(160px,14vw,250px);object-fit:cover}
.refs-site .refs-listing-info{padding:13px 5px 9px}
.refs-site .refs-listing-overline{font-size:9px;color:#c09d76;letter-spacing:.18em;text-transform:uppercase}
.refs-site .refs-listing-overline span{padding:0 6px;color:#99846d}
.refs-site .refs-listing h2{font-size:clamp(30px,2.35vw,43px);line-height:1;margin-top:7px}
.refs-site .refs-listing-metrics{display:flex;flex-wrap:wrap;gap:15px;margin-top:12px;color:#e3ddd2;font-size:10px;letter-spacing:.09em}
.refs-site .refs-listing-metrics span+span{border-left:1px solid #ac937455;padding-left:15px}
.refs-site .refs-listing-info p{font:400 clamp(16px,1.25vw,21px)/1.24 'Cormorant Garamond',Georgia,serif;color:#d3ccc3;margin-top:10px}
.refs-site .refs-listing .refs-inline{font-size:9px;color:#c6a780;font-weight:600;letter-spacing:.1em;display:inline-flex;gap:15px;margin-top:10px}
.refs-site .refs-more{border-top:1px solid #8f856b33;margin-top:13px;padding-top:9px}
.refs-site .refs-more summary{list-style:none;display:flex;justify-content:space-between;cursor:pointer;font-size:9px;letter-spacing:.15em;color:#dab98e;font-weight:600}
.refs-site .refs-more summary::-webkit-details-marker{display:none}
.refs-site .refs-expanded{border-top:1px solid #8f856b33;padding-top:10px;margin-top:12px}
.refs-site .refs-demo-note{margin-bottom:25px;border:1px solid #bd986d;padding:12px;color:#f7ddac}
.refs-site .refs-empty{border:1px solid #bd986d44;padding:52px;color:#ccc;font:400 24px 'Cormorant Garamond',Georgia,serif}
.refs-site .refs-no-results{padding:30px;color:#eee}
/* Contact */
.refs-site .refs-contact-section{padding:66px 0 85px;background:#071a24}
.refs-site .refs-contact-grid{display:grid;grid-template-columns:minmax(0,54%) minmax(280px,34%);justify-content:space-between;gap:6%}
.refs-site .refs-contact-grid h2{font-size:clamp(47px,4vw,68px);line-height:1}
.refs-site .refs-contact-intro,.refs-site .refs-direct-contact>p{font:400 24px/1.22 'Cormorant Garamond',Georgia,serif;margin:14px 0 24px;max-width:480px;color:#d2c9bf}
.refs-site .refs-contact-form{display:grid;gap:15px;max-width:640px}
.refs-site .refs-contact-form>label:not(.refs-consent){display:block;font:600 9px 'Montserrat',Arial,sans-serif;letter-spacing:.20em;color:#ded4c7}
.refs-site .refs-contact-form input:not([type=checkbox]),.refs-site .refs-contact-form textarea,.refs-site .refs-contact-form select{display:block;margin-top:9px;padding:14px 16px;width:100%;background:transparent;border:1px solid #9fa9ae50;border-radius:0;box-shadow:none;color:#f5f0e9;font:400 13px 'Montserrat',Arial,sans-serif;outline:0}
.refs-site .refs-contact-form input:focus,.refs-site .refs-contact-form textarea:focus,.refs-site .refs-contact-form select:focus{border-color:#d1b387}
.refs-site .refs-contact-form select option{background:#071a24}
.refs-site .refs-contact-form textarea{resize:vertical}
.refs-site .refs-contact-form input::placeholder,.refs-site .refs-contact-form textarea::placeholder{color:#919ca1}
.refs-site .refs-consent{display:flex;align-items:flex-start;gap:12px;font-size:11px;line-height:1.5;color:#c1c8ca;letter-spacing:0!important}
.refs-site .refs-consent input{margin-top:4px;accent-color:#c8a47e}
.refs-site .refs-consent a{color:#d8b687;text-decoration:underline}
.refs-site .refs-submit{background:#c3a27b;border:0;padding:16px;color:#101c22;font:600 10px 'Montserrat',Arial,sans-serif;letter-spacing:.16em;cursor:pointer}
.refs-site .refs-submit:hover{background:#e6c59c}
.refs-site .refs-hidden{display:none}
.refs-site .refs-form-alert{border:1px solid #c3a27b;color:#f5e2c8;padding:12px;margin-bottom:18px}
.refs-site .refs-direct-contact{border-left:1px solid #9e8f7655;padding-left:42px;padding-top:70px}
.refs-site .refs-contact-method{margin-top:35px}
.refs-site .refs-contact-method span{display:block;font:600 9px 'Montserrat',Arial,sans-serif;letter-spacing:.23em;color:#c8a17b;margin-bottom:8px}
.refs-site .refs-contact-method a,.refs-site .refs-contact-method p{font:400 clamp(20px,1.5vw,28px) 'Cormorant Garamond',Georgia,serif;overflow-wrap:anywhere}
.refs-site .refs-contact-method a:hover{color:#cfac84}
/* Footer */
.refs-site .refs-footer{background:#061720;padding:32px 0 17px;border-top:1px solid #a7997655}
.refs-site .refs-footer-inner{display:flex;gap:40px;justify-content:space-between;align-items:center}
.refs-site .refs-brand-small svg{width:36px;height:36px}
.refs-site .refs-brand-small strong{font-size:20px}
.refs-site .refs-footer nav{display:flex;align-items:center;gap:25px;flex-wrap:wrap}
.refs-site .refs-footer-motto{border-left:1px solid #bca37e82;padding-left:21px;color:#c5a27d;font:500 9px/1.75 'Montserrat',Arial,sans-serif;letter-spacing:.15em}
.refs-site .refs-disclaimer{margin-top:30px;padding-top:14px;border-top:1px solid #bec3bd1a;font:400 9px 'Montserrat',Arial,sans-serif;color:#97a1a5}
@media(max-width:1230px){.refs-site .refs-header-inner{gap:17px}.refs-site .refs-brand strong{font-size:16px}.refs-site .refs-nav{gap:16px}.refs-site .refs-top-cta{padding:11px 14px}.refs-site .refs-private-columns{grid-template-columns:30% 37% 26%}}
@media(max-width:1000px){.refs-site .refs-nav,.refs-site .refs-top-cta{display:none}.refs-site .refs-mobile-menu{display:block}.refs-site .refs-listing-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.refs-site .refs-listing>img{height:230px}.refs-site .refs-private-columns{grid-template-columns:40% 54%;gap:6%}.refs-site .refs-private-contact{grid-column:1/-1;display:flex;flex-wrap:wrap;gap:15px;align-items:center;padding:22px 0 0;border-left:0;border-top:1px solid #b69a784b}.refs-site .refs-private-contact p{margin:0}.refs-site .refs-sm-btn{margin:0}}
@media(max-width:680px){.refs-site .refs-wrap{width:calc(100% - 36px)}.refs-site .refs-site-header{height:74px}.refs-site .refs-brand{gap:9px}.refs-site .refs-brand svg{width:34px;height:36px}.refs-site .refs-brand strong{font-size:14px;letter-spacing:.09em}.refs-site .refs-brand small{font-size:6px;letter-spacing:.14em}.refs-site .refs-hero{min-height:420px}.refs-site .refs-hero-home{min-height:600px}.refs-site .refs-hero-inner{padding:85px 0}.refs-site .refs-hero h1{font-size:clamp(55px,12vw,78px)}.refs-site .refs-hero-home h1{font-size:clamp(60px,13vw,83px)}.refs-site .refs-hero-sub{font-size:22px}.refs-site .refs-small-label,.refs-site .refs-eyebrow{font-size:8px}.refs-site .refs-intro-grid,.refs-site .refs-story-grid,.refs-site .refs-private-columns,.refs-site .refs-contact-grid{display:flex;flex-direction:column;align-items:stretch;gap:32px}.refs-site .refs-intro-copy h2,.refs-site .refs-story h2{font-size:70px}.refs-site .refs-intro-grid img,.refs-site .refs-story-grid img{height:270px}.refs-site .refs-home-choices{padding:55px 0}.refs-site .refs-choice-grid{display:grid;grid-template-columns:1fr;gap:38px}.refs-site .refs-choice:not(:last-child){border-right:0;padding-right:0}.refs-site .refs-choice img{height:235px}.refs-site .refs-choice h3{font-size:43px}.refs-site .refs-office-hero{min-height:540px;background-position:59% center}.refs-site .refs-office-hero h1{font-size:65px}.refs-site .refs-private-image img{height:290px}.refs-site .refs-private-contact{display:block}.refs-site .refs-private-contact p{margin:14px 0}.refs-site .refs-sm-btn{margin-top:13px}.refs-site .refs-filters{gap:10px}.refs-site .refs-sort{margin-left:0;width:100%;justify-content:space-between}.refs-site .refs-filters select{min-width:140px}.refs-site .refs-listing-grid{grid-template-columns:1fr;gap:33px}.refs-site .refs-listing>img{height:240px}.refs-site .refs-listing h2{font-size:40px}.refs-site .refs-contact-section{padding:50px 0}.refs-site .refs-direct-contact{padding:28px 0 0;border-left:0;border-top:1px solid #8a826d70}.refs-site .refs-footer-inner{display:grid;gap:24px}.refs-site .refs-footer nav{gap:15px}.refs-site .refs-footer-motto{max-width:240px}.refs-site .refs-vision h2{font-size:42px}}
@media(prefers-reduced-motion:reduce){.refs-site *{scroll-behavior:auto!important;transition:none!important}}
/* Version 2: one full-width design grid on ALL six page templates. */
.refs-site .refs-wrap{width:calc(100% - clamp(40px,11vw,190px));max-width:none;margin-inline:auto}
.refs-site .refs-hero-home{min-height:clamp(590px,49vw,770px)}
.refs-site .refs-hero-home{background-image:linear-gradient(90deg,rgba(3,18,28,.46) 0%,rgba(3,18,28,.16) 43%,rgba(3,18,28,.05) 100%),linear-gradient(0deg,rgba(5,22,31,.20),rgba(5,22,31,0) 40%),var(--refs-hero-image)}
.refs-site .refs-hero-land{background-image:linear-gradient(90deg,rgba(4,19,29,.50) 0%,rgba(4,19,29,.10) 65%),linear-gradient(0deg,#071923 0%,transparent 32%),var(--refs-hero-image)}
.refs-site .refs-hero-properties{background-image:linear-gradient(90deg,rgba(4,19,29,.46) 0%,rgba(4,19,29,.08) 68%),linear-gradient(0deg,#071923 0%,transparent 28%),var(--refs-hero-image)}
.refs-site .refs-hero-about{background-image:linear-gradient(90deg,rgba(4,19,29,.52) 0%,rgba(4,19,29,.10) 66%),var(--refs-hero-image)}
.refs-site .refs-hero-contact{background-image:linear-gradient(90deg,rgba(4,19,29,.38) 0%,rgba(4,19,29,.10) 68%),var(--refs-hero-image)}
.refs-site .refs-hero{background-repeat:no-repeat;background-position:center center;background-size:cover}
.refs-site .refs-listing{position:relative}
.refs-site .refs-sample-overlay{position:absolute;left:12px;top:12px;display:block;background:#061923e6;color:#e4c6a0;border:1px solid #b99c7988;font:600 8px/1.3 Montserrat,Arial,sans-serif;padding:9px 10px;letter-spacing:.13em}
.refs-site .refs-demo-note{font-size:10px;letter-spacing:.07em;line-height:1.8;background:#122836;color:#d9cec0;border-color:#bd986d55}
.refs-site .refs-listing>img{aspect-ratio:1.87/1;height:auto;min-height:170px;object-fit:cover}
.refs-site .refs-listing-grid{align-items:stretch;gap:26px 24px}
.refs-site .refs-listing{transition:transform .25s ease,border-color .25s ease}
.refs-site .refs-listing:hover{transform:translateY(-3px);border-color:#bdad9399}
.refs-site .refs-listing-info{padding:15px 8px 17px}
.refs-site .refs-hero-land,.refs-site .refs-hero-properties{min-height:clamp(350px,30vw,490px)}
.refs-site .refs-hero-land .refs-hero-inner,.refs-site .refs-hero-properties .refs-hero-inner{padding:54px 0 78px}
.refs-site .refs-hero-land h1,.refs-site .refs-hero-properties h1{font-size:clamp(58px,5vw,89px)}
.refs-site .refs-footer{background:#04141d}
@media(max-width:680px){.refs-site .refs-wrap{width:calc(100% - 36px)}.refs-site .refs-hero-home{min-height:590px}.refs-site .refs-listing>img{height:auto;min-height:210px}.refs-site .refs-hero-land,.refs-site .refs-hero-properties{min-height:445px}}

.refs-site .screen-reader-text{border:0!important;clip:rect(1px,1px,1px,1px)!important;clip-path:inset(50%)!important;height:1px!important;width:1px!important;overflow:hidden!important;position:absolute!important;white-space:nowrap!important}

/* REF 2026-11-02: headings in the light editorial sections only.
   Use exactly the eyebrow color of each section. No backgrounds/content changed. */
.refs-site .refs-home-intro .refs-intro-copy h2 {
    color: #776354 !important;
    -webkit-text-fill-color: #776354 !important;
}
.refs-site .refs-story .refs-story-grid h2 {
    color: #7c6651 !important;
    -webkit-text-fill-color: #7c6651 !important;
}