:root {
  --ink: #111111;
  --ink-soft: #2c2c2c;
  --accent: #e6b800;
  --accent-deep: #c49a00;
  --paper: #ffffff;
  --mist: #f5f4f2;
  --muted: #6d6d6d;
  --line: #e4e1db;
  --max: 1180px;
  --shadow: 0 18px 50px rgba(0, 0, 0, 0.12);
  --font-display: "Cormorant Garamond", Georgia, serif;
  --font-body: "Manrope", system-ui, sans-serif;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  color: var(--ink);
  background: var(--paper);
  font-family: var(--font-body);
  line-height: 1.6;
}
body.modal-open { overflow: hidden; }
img { display: block; max-width: 100%; height: auto; }
a { color: inherit; text-decoration: none; }
button, input, select, textarea { font: inherit; }
button { color: inherit; }
h1, h2, h3 {
  margin: 0;
  font-family: var(--font-display);
  font-weight: 600;
  line-height: 1.05;
}
p { margin: 0; }
ul { margin: 0; padding-left: 1.1em; }
.container { width: min(var(--max), calc(100% - 40px)); margin: 0 auto; }
.sr-only {
  position: absolute; width: 1px; height: 1px; padding: 0; margin: -1px;
  overflow: hidden; clip: rect(0,0,0,0); white-space: nowrap; border: 0;
}
.honey { position: absolute; left: -9999px; height: 1px; width: 1px; overflow: hidden; }
.skip-link {
  position: fixed; left: 16px; top: -80px; z-index: 9999;
  padding: 12px 18px; background: var(--accent); color: #fff; font-weight: 700;
}
.skip-link:focus { top: 16px; }

.site-header {
  position: fixed; inset: 0 0 auto; z-index: 100;
  transition: .3s ease; border-bottom: 1px solid transparent; color: #fff;
}
.site-header.over-hero { background: transparent; }
.site-header.is-scrolled,
.site-header.menu-open {
  background: rgba(17,17,17,.95);
  backdrop-filter: blur(12px);
  border-bottom-color: rgba(255,255,255,.08);
}
.nav { min-height: 82px; display: flex; align-items: center; justify-content: space-between; gap: 20px; }
.brand { display: flex; align-items: center; gap: 14px; }
.brand img {
  width: min(240px, 42vw);
  height: auto;
  object-fit: contain;
}
.brand-copy { display: flex; flex-direction: column; border-left: 1px solid rgba(255,255,255,.25); padding-left: 14px; }
.brand-copy strong { font-family: var(--font-display); font-size: 18px; }
.brand-copy small { font-size: 11px; letter-spacing: .12em; text-transform: uppercase; opacity: .75; }
.nav-links { display: flex; align-items: center; gap: 22px; font-size: 12px; font-weight: 700; letter-spacing: .08em; text-transform: uppercase; }
.nav-links a:not(.nav-cta):hover { color: var(--accent); }
.nav-cta { background: var(--accent); color: #fff; padding: 11px 18px; }
.nav-cta:hover { background: var(--accent-deep); color: #fff; }
.menu-toggle { display: none; background: 0; border: 0; padding: 8px; }
.menu-toggle span:not(.sr-only) { display: block; width: 24px; height: 2px; background: currentColor; margin: 5px 0; }

.hero {
  position: relative; min-height: 100vh; min-height: 100dvh;
  display: grid; align-items: end; color: #fff; overflow: hidden;
}
.hero-media { position: absolute; inset: 0; }
.hero-photo {
  width: 100%; height: 100%; object-fit: cover;
  animation: heroDrift 28s ease-in-out infinite alternate;
}
.hero-scrim {
  position: absolute; inset: 0;
  background:
    linear-gradient(180deg, rgba(0,0,0,.35) 0%, rgba(0,0,0,.25) 40%, rgba(0,0,0,.78) 100%);
}
.hero-inner {
  position: relative; z-index: 1;
  padding: 130px 0 56px;
  display: grid; gap: 34px;
  animation: fadeUp .9s ease both;
}
.hero-kicker {
  text-transform: uppercase; letter-spacing: .28em; font-size: 11px; font-weight: 700;
  color: #d7c3a5; margin-bottom: 14px;
}
.hero-brand {
  font-size: clamp(64px, 11vw, 110px);
  letter-spacing: -.03em;
}
.hero-lead {
  margin-top: 16px; max-width: 36ch; font-size: 18px; color: rgba(255,255,255,.88);
}
.hero-search {
  background: rgba(255,255,255,.96);
  color: var(--ink);
  padding: 22px;
  box-shadow: var(--shadow);
  max-width: 920px;
}
.hero-search-label {
  font-family: var(--font-display);
  font-size: 28px;
  margin-bottom: 14px;
}
.hero-search-row {
  display: grid;
  grid-template-columns: 1.1fr 1fr auto;
  gap: 10px;
}
.hero-search select {
  width: 100%;
  min-height: 50px;
  border: 1px solid var(--line);
  background: #fff;
  padding: 0 14px;
}

.button {
  display: inline-flex; align-items: center; justify-content: center;
  min-height: 50px; padding: 0 22px; border: 1px solid transparent;
  font-size: 12px; font-weight: 700; letter-spacing: .1em; text-transform: uppercase;
  cursor: pointer; transition: .2s ease;
}
.button:hover { transform: translateY(-1px); }
.button.primary { background: var(--accent); color: #fff; }
.button.primary:hover { background: var(--accent-deep); }
.button.dark { background: var(--ink); color: #fff; }
.button.dark:hover { background: #000; }
.button.ghost-dark { background: transparent; border-color: var(--ink); color: var(--ink); }
.button.ghost-dark:hover { background: var(--ink); color: #fff; }
.button.full { width: 100%; }
.button:disabled { opacity: .65; cursor: wait; transform: none; }

.stack-heading { text-align: center; margin-bottom: 34px; }
.stack-heading.left { text-align: left; }
.stack-eyebrow {
  text-transform: uppercase; letter-spacing: .28em; font-size: 12px; font-weight: 700;
  color: var(--accent); margin-bottom: 6px;
}
.stack-heading h2 {
  font-size: clamp(48px, 7vw, 78px);
  letter-spacing: -.02em;
}

.portfolio { padding: 90px 0; background: var(--paper); }
.filter-row { display: flex; flex-wrap: wrap; gap: 8px; justify-content: center; margin-bottom: 24px; }
.filter-button {
  min-height: 40px; padding: 0 16px; border: 1px solid var(--line);
  background: #fff; cursor: pointer; font-size: 12px; font-weight: 700;
  letter-spacing: .08em; text-transform: uppercase;
}
.filter-button.active, .filter-button:hover {
  background: var(--ink); color: #fff; border-color: var(--ink);
}
.property-grid {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 16px;
}
.property-feature { grid-row: span 2; min-height: 574px; }
.property-feature > img { min-height: 574px; }
.property-card {
  position: relative;
  min-height: 340px;
  overflow: hidden;
  background: #111;
}
.property-card.hidden { display: none; }
.property-card > img {
  width: 100%; height: 100%; object-fit: cover; min-height: 340px;
  transition: transform .6s ease;
}
.property-card:hover > img { transform: scale(1.06); }
.property-status {
  position: absolute; top: 14px; left: 14px; z-index: 2;
  padding: 7px 11px; font-size: 10px; font-weight: 700;
  letter-spacing: .1em; text-transform: uppercase; background: #fff; color: var(--ink);
}
.status-active { background: var(--accent); color: #fff; }
.status-sold { background: #fff; color: var(--ink); }
.status-rep { background: #444; color: #fff; }
.property-overlay {
  position: absolute; inset: auto 0 0 0;
  padding: 22px;
  background: linear-gradient(180deg, transparent, rgba(0,0,0,.88));
  color: #fff;
}
.property-type {
  font-size: 11px; letter-spacing: .16em; text-transform: uppercase;
  color: #d7c3a5; font-weight: 700;
}
.property-overlay h3 { margin-top: 6px; font-size: 30px; color: #fff; }
.property-price {
  margin-top: 6px;
  font-family: var(--font-display);
  font-size: 28px;
  font-weight: 600;
  color: #fff;
}
.property-meta { display: flex; flex-wrap: wrap; gap: 10px; margin-top: 10px; font-size: 13px; color: rgba(255,255,255,.8); }
.property-link {
  margin-top: 14px; border: 0; background: 0; color: #fff; padding: 0;
  font-size: 11px; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; cursor: pointer;
}
.property-link:hover { color: #d7c3a5; }
.section-cta-row { margin-top: 28px; text-align: center; }
.text-cta {
  font-size: 12px; font-weight: 700; letter-spacing: .12em; text-transform: uppercase;
  color: var(--accent-deep);
}
.text-cta:hover { color: var(--ink); }

.about { background: var(--mist); }
.about-split {
  display: grid;
  grid-template-columns: .9fr 1.1fr;
  min-height: 680px;
}
.about-photo { overflow: hidden; }
.about-photo img {
  width: 100%; height: 100%; object-fit: cover; object-position: center 18%;
  min-height: 560px;
}
.about-copy {
  display: flex; flex-direction: column; justify-content: center;
  padding: clamp(40px, 6vw, 80px);
}
.about-lead {
  margin: 8px 0 18px;
  font-family: var(--font-display);
  font-size: clamp(24px, 3vw, 34px);
  line-height: 1.25;
  max-width: 28ch;
}
.about-copy > p { color: var(--muted); max-width: 52ch; }
.about-highlights {
  margin: 24px 0 28px;
  display: grid; gap: 10px;
  color: var(--ink-soft);
  font-size: 14px;
}

.seller-band { padding: 0; background: var(--ink); color: #fff; }
.seller-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 0; }
.seller-card {
  padding: clamp(40px, 6vw, 72px);
  border-right: 1px solid rgba(255,255,255,.12);
}
.seller-card:last-child { border-right: 0; }
.seller-card-alt { background: #1a1a1a; }
.seller-card .stack-eyebrow { color: #d7c3a5; }
.seller-card h2 { font-size: clamp(36px, 4vw, 52px); margin: 8px 0 16px; color: #fff; }
.seller-card p { color: rgba(255,255,255,.7); max-width: 40ch; margin-bottom: 26px; }
.seller-card .button.ghost-dark {
  border-color: rgba(255,255,255,.5); color: #fff;
}
.seller-card .button.ghost-dark:hover { background: #fff; color: var(--ink); }

.lifestyle { padding: 90px 0; background: var(--paper); }
.lifestyle-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 12px;
}
.life-tile {
  position: relative;
  min-height: 320px;
  display: flex; flex-direction: column; justify-content: flex-end;
  padding: 24px; color: #fff; overflow: hidden; isolation: isolate;
}
.life-tile::before {
  content: ""; position: absolute; inset: 0; z-index: -2;
  background: center/cover no-repeat var(--life-image);
  transition: transform .6s ease;
}
.life-tile::after {
  content: ""; position: absolute; inset: 0; z-index: -1;
  background: linear-gradient(180deg, rgba(0,0,0,.1), rgba(0,0,0,.78));
}
.life-tile:hover::before { transform: scale(1.08); }
.life-tile h3 { font-size: 32px; margin-bottom: 8px; }
.life-tile span {
  font-size: 11px; letter-spacing: .14em; text-transform: uppercase; font-weight: 700;
  color: #d7c3a5;
}

.reviews { padding: 90px 0; background: var(--mist); }
.reviews-intro {
  text-align: center; max-width: 620px; margin: -10px auto 34px; color: var(--muted);
}
.inline-link { color: var(--accent-deep); font-weight: 700; }
.inline-link:hover { text-decoration: underline; }
.review-grid { display: grid; grid-template-columns: 1.2fr .9fr .9fr; gap: 14px; }
.review-card { margin: 0; background: #fff; border: 1px solid var(--line); padding: 28px; }
.review-card.large { background: var(--ink); color: #fff; border-color: var(--ink); }
.stars { color: var(--accent); letter-spacing: .12em; }
.review-card blockquote {
  margin: 18px 0 0; font-family: var(--font-display); font-size: 24px;
  line-height: 1.35; font-style: italic;
}
.review-card:not(.large) blockquote { font-size: 18px; }
.review-card figcaption {
  margin-top: 20px; font-size: 11px; letter-spacing: .14em; text-transform: uppercase;
  font-weight: 700; color: var(--muted);
}
.review-card.large figcaption { color: rgba(255,255,255,.55); }

.contact { padding: 90px 0; background: var(--paper); }
.contact-grid { display: grid; grid-template-columns: .9fr 1.1fr; gap: 50px; }
.eyebrow {
  text-transform: uppercase; letter-spacing: .22em; font-size: 11px; font-weight: 700;
  color: var(--accent); margin-bottom: 12px;
}
.contact-copy h2 { font-size: clamp(40px, 5vw, 60px); }
.contact-copy > p:not(.eyebrow) { margin-top: 16px; color: var(--muted); }
.contact-details { display: grid; gap: 10px; margin-top: 28px; }
.contact-details a, .contact-details > div {
  border: 1px solid var(--line); padding: 16px; background: var(--mist);
}
.contact-details span, .contact-details strong { display: block; }
.contact-details span {
  font-size: 11px; letter-spacing: .12em; text-transform: uppercase; color: var(--muted);
}
.contact-details strong { margin-top: 4px; font-size: 14px; }
.contact-form { border: 1px solid var(--line); padding: 28px; background: #fff; box-shadow: var(--shadow); position: relative; }
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 12px; }
.contact-form label {
  display: block; margin-bottom: 14px; font-size: 11px; font-weight: 700;
  letter-spacing: .08em; text-transform: uppercase;
}
.contact-form input, .contact-form select, .contact-form textarea {
  width: 100%; margin-top: 7px; border: 1px solid var(--line); background: var(--mist);
  padding: 13px; outline: 0;
}
.contact-form input:focus, .contact-form select:focus, .contact-form textarea:focus {
  border-color: var(--accent); box-shadow: 0 0 0 3px rgba(139,115,85,.18);
}
.form-note { margin-top: 10px; color: var(--muted); font-size: 12px; }
.form-success {
  margin-top: 14px; padding: 16px; background: #f3ebe0; border: 1px solid #dfc9a8;
}
.form-success strong { display: block; font-family: var(--font-display); font-size: 22px; }
.form-success p { margin-top: 6px; font-size: 14px; }
.form-success a { color: var(--accent-deep); font-weight: 700; text-decoration: underline; }
.contact-form.is-success .form-row,
.contact-form.is-success > label,
.contact-form.is-success > .button,
.contact-form.is-success > .form-note { display: none; }

.footer { background: #0d0d0d; color: #fff; padding: 54px 0 22px; }
.footer-grid { display: grid; grid-template-columns: 1.2fr .8fr 1fr; gap: 40px; }
.footer-brand { display: flex; align-items: center; gap: 16px; }
.footer-brand img {
  width: min(220px, 50vw);
  height: auto;
  object-fit: contain;
}
.footer-brand strong, .footer-brand span { display: block; }
.footer-brand span { color: rgba(255,255,255,.55); font-size: 12px; margin-top: 4px; }
.footer h3 {
  color: #d7c3a5; font-family: var(--font-body); font-size: 11px;
  letter-spacing: .16em; text-transform: uppercase; margin-bottom: 12px;
}
.footer a { display: block; color: rgba(255,255,255,.72); margin: 5px 0; font-size: 13px; }
.footer a:hover { color: #d7c3a5; }
.footer p { color: rgba(255,255,255,.5); font-size: 12px; }
.footer-bottom {
  display: flex; justify-content: space-between; gap: 16px;
  border-top: 1px solid rgba(255,255,255,.1); margin-top: 40px; padding-top: 18px;
}

.mobile-cta-bar {
  display: none; position: fixed; left: 0; right: 0; bottom: 0; z-index: 90;
  background: rgba(17,17,17,.96); padding: 10px 12px calc(10px + env(safe-area-inset-bottom));
  grid-template-columns: 1fr 1fr 1.2fr; gap: 8px;
}
.mobile-cta-bar a {
  display: grid; place-items: center; min-height: 44px; color: #fff;
  border: 1px solid rgba(255,255,255,.2); font-size: 11px; font-weight: 700;
  letter-spacing: .08em; text-transform: uppercase;
}
.mobile-cta-bar .mobile-cta-primary { background: var(--accent); border-color: var(--accent); }

.property-modal {
  width: min(620px, calc(100% - 32px)); border: 0; padding: 32px; background: #fff;
  box-shadow: 0 30px 80px rgba(0,0,0,.35);
}
.property-modal.has-gallery {
  width: min(920px, calc(100% - 24px));
  padding: 24px;
}
.property-modal::backdrop { background: rgba(0,0,0,.72); }
.property-modal h2 { font-size: 38px; }
.modal-gallery { margin: 0 0 20px; }
.modal-gallery-main {
  position: relative;
  aspect-ratio: 3 / 2;
  background: #111;
  overflow: hidden;
}
.modal-gallery-main img {
  width: 100%;
  height: 100%;
  object-fit: contain;
  display: block;
}
.modal-gallery-nav {
  position: absolute;
  top: 50%;
  transform: translateY(-50%);
  z-index: 2;
  width: 40px;
  height: 40px;
  border: 0;
  border-radius: 50%;
  background: rgba(255,255,255,.92);
  color: var(--ink);
  font-size: 28px;
  line-height: 1;
  cursor: pointer;
}
.modal-gallery-nav.prev { left: 12px; }
.modal-gallery-nav.next { right: 12px; }
.modal-gallery-count {
  position: absolute;
  right: 12px;
  bottom: 12px;
  padding: 4px 10px;
  border-radius: 999px;
  background: rgba(0,0,0,.65);
  color: #fff;
  font-size: 12px;
  font-weight: 600;
}
.modal-gallery-thumbs {
  display: flex;
  gap: 8px;
  margin-top: 10px;
  overflow-x: auto;
  padding-bottom: 4px;
  scroll-snap-type: x mandatory;
}
.modal-gallery-thumbs button {
  flex: 0 0 84px;
  height: 56px;
  border: 2px solid transparent;
  padding: 0;
  background: #eee;
  cursor: pointer;
  scroll-snap-align: start;
  overflow: hidden;
}
.modal-gallery-thumbs button.active { border-color: var(--accent); }
.modal-gallery-thumbs img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  display: block;
}
.modal-price {
  font-family: var(--font-display);
  font-size: 32px;
  font-weight: 600;
  margin: 8px 0 0;
  color: var(--ink);
}
.modal-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 12px;
  margin-top: 8px;
}
.property-modal > p:not(.eyebrow):not(.modal-price) { margin: 16px 0 20px; color: var(--muted); }
.modal-close { position: absolute; right: 14px; top: 10px; border: 0; background: 0; font-size: 30px; cursor: pointer; }

@keyframes heroDrift {
  from { transform: scale(1); }
  to { transform: scale(1.07); }
}
@keyframes fadeUp {
  from { opacity: 0; transform: translateY(18px); }
  to { opacity: 1; transform: none; }
}

@media (max-width: 1020px) {
  .nav-links {
    position: absolute; top: 82px; left: 0; right: 0; display: none; flex-direction: column;
    background: rgba(17,17,17,.98); padding: 12px 20px 22px; gap: 0;
  }
  .nav-links.open { display: flex; }
  .nav-links a { padding: 12px 0; }
  .nav-cta { text-align: center; margin-top: 8px; }
  .menu-toggle { display: block; }
  .brand-copy { display: none; }
  .hero-search-row { grid-template-columns: 1fr; }
  .about-split, .seller-grid, .contact-grid { grid-template-columns: 1fr; }
  .lifestyle-grid { grid-template-columns: 1fr 1fr; }
  .review-grid { grid-template-columns: 1fr 1fr; }
  .review-card.large { grid-column: 1 / -1; }
  .seller-card { border-right: 0; border-bottom: 1px solid rgba(255,255,255,.12); }
}

@media (max-width: 720px) {
  body { padding-bottom: 76px; }
  .nav { min-height: 72px; }
  .nav-links { top: 72px; }
  .hero-brand { font-size: clamp(52px, 16vw, 72px); }
  .property-grid, .lifestyle-grid, .review-grid, .form-row, .footer-grid { grid-template-columns: 1fr; }
  .property-feature { grid-row: auto; min-height: 380px; }
  .property-feature > img { min-height: 380px; }
  .property-card, .property-card > img { min-height: 300px; }
  .footer-bottom { flex-direction: column; }
  .mobile-cta-bar { display: grid; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  .hero-photo, .hero-inner { animation: none; }
  *, *::before, *::after { transition-duration: .01ms !important; animation-duration: .01ms !important; }
}