:root {
  --ink: #111111;
  --ink-soft: #3b3834;
  --muted: #6f6a64;
  --paper: #f4f0ea;
  --cream: #fbf8f3;
  --white: #ffffff;
  --line: rgba(17, 17, 17, 0.08);
  --navy: #101820;
  --navy-2: #1b2633;
  --gold: #b0894d;
  --gold-soft: #c9a56a;
  --serif: "Cormorant Garamond", Georgia, serif;
  --sans: "Outfit", system-ui, sans-serif;
  --shadow: 0 24px 60px rgba(16, 24, 32, 0.12);
  --radius: 22px;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body.site-body {
  margin: 0;
  min-height: 100vh;
  background: var(--cream);
  color: var(--ink);
  font-family: var(--sans);
  -webkit-font-smoothing: antialiased;
}
a { color: inherit; text-decoration: none; }
img { max-width: 100%; display: block; }
button, input, select, textarea { font-family: inherit; }

.site-wrap { min-height: 100vh; display: flex; flex-direction: column; position: relative; }
.site-main { flex: 1; }

.site-container {
  width: min(1180px, calc(100% - 40px));
  margin: 0 auto;
}
.site-container-wide {
  width: min(1320px, calc(100% - 40px));
  margin: 0 auto;
}

.site-header {
  position: sticky;
  top: 0;
  z-index: 50;
  transition: background .25s ease, box-shadow .25s ease, backdrop-filter .25s ease;
}
.site-header-solid {
  background: rgba(251, 248, 243, 0.92);
  backdrop-filter: blur(16px);
  border-bottom: 1px solid var(--line);
}
.site-header-overlay {
  position: fixed;
  left: 0; right: 0; top: 0;
  background: transparent;
  border-bottom: 1px solid transparent;
}
.site-header-overlay.is-scrolled {
  background: rgba(16, 24, 32, 0.88);
  backdrop-filter: blur(18px);
  border-bottom-color: rgba(255,255,255,.08);
}
.site-nav {
  width: min(1320px, calc(100% - 40px));
  margin: 0 auto;
  min-height: 78px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
}
.site-nav-links {
  display: flex;
  align-items: center;
  gap: 28px;
}
.site-nav-link {
  font-size: 12px;
  letter-spacing: .18em;
  text-transform: uppercase;
  font-weight: 500;
  opacity: .78;
}
.site-header-solid .site-nav-link { color: var(--ink); }
.site-header-overlay .site-nav-link { color: #fff; }
.site-nav-link:hover, .site-nav-link.is-active { opacity: 1; }
.site-nav-link.is-active { color: var(--gold); }

.wordmark {
  display: flex;
  align-items: center;
  gap: 12px;
  color: inherit;
}
.wordmark-mark {
  width: 38px;
  height: 38px;
  border: 1px solid var(--gold);
  display: grid;
  place-items: center;
  font-family: var(--serif);
  font-size: 16px;
  letter-spacing: .08em;
  color: var(--gold);
}
.site-header-solid .wordmark-mark { color: var(--navy); border-color: var(--navy); }
.wordmark-text {
  display: flex;
  flex-direction: column;
  line-height: 1;
  gap: 3px;
}
.wordmark-name {
  font-size: 13px;
  letter-spacing: .22em;
  text-transform: uppercase;
  font-weight: 500;
}
.wordmark-sub {
  font-size: 10px;
  letter-spacing: .28em;
  text-transform: uppercase;
  opacity: .55;
}
.site-header-overlay .wordmark { color: #fff; }
.site-header-solid .wordmark { color: var(--ink); }

.site-nav-cta {
  display: inline-flex;
  align-items: center;
  padding: 10px 18px;
  border: 1px solid var(--gold);
  color: var(--gold);
  font-size: 11px;
  letter-spacing: .18em;
  text-transform: uppercase;
}
.site-header-solid .site-nav-cta {
  background: var(--navy);
  color: #fff;
  border-color: var(--navy);
}
.site-nav-toggle {
  display: none;
  width: 42px;
  height: 42px;
  border: 1px solid currentColor;
  background: transparent;
  color: inherit;
}
.site-mobile-menu { display: none; }
.site-mobile-menu.is-open {
  display: flex;
  flex-direction: column;
  padding: 8px 20px 24px;
  gap: 16px;
}
.site-header-overlay .site-mobile-menu { background: rgba(16,24,32,.96); }
.site-header-solid .site-mobile-menu { background: var(--cream); }

.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 8px;
  min-height: 48px;
  padding: 0 22px;
  border: 0;
  cursor: pointer;
  letter-spacing: .16em;
  text-transform: uppercase;
  font-size: 12px;
  font-weight: 500;
  transition: transform .2s ease, background .2s ease, color .2s ease;
}
.btn:hover { transform: translateY(-1px); }
.btn-gold { background: var(--gold); color: #fff; }
.btn-navy { background: var(--navy); color: #fff; }
.btn-ghost {
  background: transparent;
  color: #fff;
  border: 1px solid rgba(255,255,255,.45);
}
.btn-line {
  background: transparent;
  color: var(--ink);
  border: 1px solid var(--ink);
}

.kicker {
  margin: 0 0 12px;
  font-size: 11px;
  letter-spacing: .28em;
  text-transform: uppercase;
  color: var(--gold);
  font-weight: 500;
}
.display {
  font-family: var(--serif);
  font-weight: 500;
  letter-spacing: -.02em;
  line-height: .95;
  margin: 0;
}
.lede {
  color: var(--muted);
  line-height: 1.7;
  font-size: 16px;
}

.hero {
  position: relative;
  min-height: 92vh;
  display: flex;
  align-items: flex-end;
  color: #fff;
  overflow: hidden;
  background: var(--navy);
}
.hero-media, .hero-media img {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
}
.hero-media img { transform: scale(1.04); }
.hero-shade {
  position: absolute;
  inset: 0;
  background:
    linear-gradient(180deg, rgba(16,24,32,.28) 0%, rgba(16,24,32,.18) 36%, rgba(16,24,32,.78) 100%);
}
.hero-copy {
  position: relative;
  z-index: 2;
  width: min(1320px, calc(100% - 40px));
  margin: 0 auto 56px;
}
.hero .display { font-size: clamp(52px, 8vw, 104px); max-width: 14ch; }
.hero-search {
  margin-top: 36px;
  background: rgba(255,255,255,.94);
  color: var(--ink);
  display: grid;
  grid-template-columns: 1.6fr .8fr .8fr auto;
  gap: 0;
  max-width: 860px;
  box-shadow: var(--shadow);
}
.hero-search input, .hero-search select {
  border: 0;
  background: transparent;
  padding: 18px 18px;
  font-size: 14px;
  color: var(--ink);
  outline: none;
  min-width: 0;
  border-right: 1px solid var(--line);
}
.hero-search .btn { min-height: 62px; border-radius: 0; }

.stats {
  background: var(--navy);
  color: #fff;
}
.stats-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  width: min(1180px, calc(100% - 40px));
  margin: 0 auto;
}
.stat {
  padding: 36px 12px;
  text-align: center;
  border-right: 1px solid rgba(255,255,255,.08);
}
.stat:last-child { border-right: 0; }
.stat b {
  display: block;
  font-family: var(--serif);
  font-size: 36px;
  font-weight: 500;
  color: var(--gold-soft);
}
.stat span {
  display: block;
  margin-top: 6px;
  font-size: 12px;
  letter-spacing: .16em;
  text-transform: uppercase;
  opacity: .7;
}

.section { padding: 88px 0; }
.section-head {
  display: flex;
  justify-content: space-between;
  align-items: flex-end;
  gap: 24px;
  margin-bottom: 40px;
}
.section-head .display { font-size: clamp(36px, 5vw, 64px); }

.pcard {
  display: flex;
  flex-direction: column;
  background: var(--white);
  overflow: hidden;
  min-height: 100%;
  transition: transform .35s ease, box-shadow .35s ease;
}
.pcard:hover { transform: translateY(-6px); box-shadow: var(--shadow); }
.pcard-media {
  position: relative;
  height: 280px;
  overflow: hidden;
  background: #ddd;
}
.pcard-media img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform .7s ease;
}
.pcard:hover .pcard-media img { transform: scale(1.06); }
.pcard-badge {
  position: absolute;
  top: 16px;
  left: 16px;
  background: rgba(16,24,32,.82);
  color: #fff;
  font-size: 10px;
  letter-spacing: .18em;
  text-transform: uppercase;
  padding: 7px 10px;
}
.pcard-body { padding: 22px 22px 24px; display: flex; flex-direction: column; gap: 8px; flex: 1; }
.pcard-price {
  font-family: var(--serif);
  font-size: 28px;
  margin: 0;
}
.pcard-name { margin: 0; font-size: 16px; font-weight: 500; }
.pcard-loc, .pcard-meta { margin: 0; color: var(--muted); font-size: 13px; }
.pcard-meta { letter-spacing: .04em; margin-top: auto; padding-top: 10px; }

.cards-3 {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 22px;
}

.split {
  display: grid;
  grid-template-columns: 1.05fr .95fr;
  min-height: 620px;
}
.split-media { position: relative; overflow: hidden; }
.split-media img { width: 100%; height: 100%; object-fit: cover; }
.split-copy {
  background: var(--navy);
  color: #fff;
  padding: 72px 64px;
  display: flex;
  flex-direction: column;
  justify-content: center;
}
.split-copy .display { font-size: clamp(36px, 4vw, 58px); }
.split-copy .lede { color: rgba(255,255,255,.72); }
.split-alt .split-copy { background: var(--paper); color: var(--ink); order: -1; }
.split-alt .split-copy .lede { color: var(--muted); }

.quote-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 20px;
}
.quote {
  background: var(--white);
  padding: 36px;
}
.quote p { font-family: var(--serif); font-size: 26px; line-height: 1.25; margin: 0 0 24px; }
.quote b { display: block; font-size: 13px; letter-spacing: .08em; text-transform: uppercase; }
.quote span { color: var(--muted); font-size: 13px; }

.page-hero {
  position: relative;
  min-height: 42vh;
  display: flex;
  align-items: flex-end;
  color: #fff;
  background: var(--navy);
  overflow: hidden;
}
.page-hero img, .page-hero-bg {
  position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover;
}
.page-hero:after {
  content: "";
  position: absolute; inset: 0;
  background: linear-gradient(180deg, rgba(16,24,32,.25), rgba(16,24,32,.72));
}
.page-hero-copy {
  position: relative;
  z-index: 1;
  width: min(1180px, calc(100% - 40px));
  margin: 0 auto 48px;
  padding-top: 110px;
}
.page-hero .display { font-size: clamp(44px, 7vw, 84px); }

.filters {
  background: var(--navy);
  color: #fff;
  padding: 28px 0 32px;
}
.filter-form {
  display: grid;
  grid-template-columns: 1.5fr .7fr .7fr auto auto;
  gap: 10px;
}
.filter-form input, .filter-form select {
  background: rgba(255,255,255,.08);
  border: 1px solid rgba(255,255,255,.12);
  color: #fff;
  padding: 14px 14px;
  outline: none;
}
.filter-form option { color: var(--ink); }
.toolbar {
  display: flex;
  justify-content: space-between;
  align-items: center;
  gap: 16px;
  margin: 28px 0 22px;
  color: var(--muted);
}
.toolbar select {
  border: 1px solid var(--line);
  background: #fff;
  padding: 10px 12px;
}

.detail-gallery {
  display: grid;
  grid-template-columns: 1.6fr .8fr;
  grid-template-rows: 240px 240px;
  gap: 10px;
  margin-bottom: 36px;
}
.detail-gallery img { width: 100%; height: 100%; object-fit: cover; }
.detail-gallery .g-main { grid-row: 1 / span 2; }
.detail-layout {
  display: grid;
  grid-template-columns: 1.4fr .8fr;
  gap: 48px;
  align-items: start;
}
.detail-facts {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 12px;
  margin: 28px 0;
}
.fact {
  background: var(--white);
  padding: 18px 16px;
}
.fact b { display: block; font-family: var(--serif); font-size: 22px; }
.fact span { font-size: 11px; letter-spacing: .14em; text-transform: uppercase; color: var(--muted); }
.chips { display: flex; flex-wrap: wrap; gap: 8px; margin: 18px 0 8px; }
.chip {
  border: 1px solid var(--line);
  padding: 8px 12px;
  font-size: 12px;
  letter-spacing: .08em;
  text-transform: uppercase;
}
.inquiry {
  background: var(--navy);
  color: #fff;
  padding: 32px;
  position: sticky;
  top: 96px;
}
.inquiry .display { font-size: 34px; }
.form-stack { display: flex; flex-direction: column; gap: 10px; margin-top: 18px; }
.form-stack input, .form-stack select, .form-stack textarea {
  background: rgba(255,255,255,.06);
  border: 1px solid rgba(255,255,255,.12);
  color: #fff;
  padding: 12px 12px;
}
.form-stack textarea { min-height: 110px; resize: vertical; }
.consent { font-size: 11px; opacity: .7; display: flex; gap: 8px; align-items: flex-start; }

.light-form input, .light-form select, .light-form textarea {
  background: #fff;
  border: 1px solid var(--line);
  color: var(--ink);
  padding: 14px 14px;
  width: 100%;
}
.form-grid-2 { display: grid; grid-template-columns: 1fr 1fr; gap: 10px; }

.agent-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 22px;
}
.agent-card { background: #fff; overflow: hidden; }
.agent-card img { width: 100%; height: 340px; object-fit: cover; }
.agent-card-body { padding: 22px; }
.agent-card h3 { margin: 0 0 4px; font-family: var(--serif); font-size: 28px; font-weight: 500; }
.agent-card p { margin: 0; color: var(--muted); font-size: 13px; letter-spacing: .12em; text-transform: uppercase; }
.agent-card a.more {
  display: inline-block;
  margin-top: 16px;
  font-size: 11px;
  letter-spacing: .18em;
  text-transform: uppercase;
  border-bottom: 1px solid var(--gold);
  padding-bottom: 3px;
}

.steps {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 18px;
}
.step { background: #fff; padding: 28px; }
.step-num {
  font-family: var(--serif);
  font-size: 42px;
  color: var(--gold);
  line-height: 1;
}
.step h3 { font-family: var(--serif); font-size: 26px; font-weight: 500; margin: 12px 0 8px; }
.step p, .step li { color: var(--muted); }
.site-footer {
  background: var(--navy);
  color: #fff;
  padding: 64px 0 28px;
  margin-top: auto;
}
.footer-grid {
  display: grid;
  grid-template-columns: 1.3fr .8fr .9fr 1fr;
  gap: 40px;
  margin-bottom: 48px;
}
.site-footer .wordmark { color: #fff; margin-bottom: 16px; }
.site-footer a:hover { color: var(--gold-soft); }
.footer-title {
  font-size: 11px;
  letter-spacing: .22em;
  text-transform: uppercase;
  color: var(--gold-soft);
  margin: 0 0 16px;
}
.footer-links { display: flex; flex-direction: column; gap: 8px; font-size: 14px; opacity: .85; }
.footer-copy {
  border-top: 1px solid rgba(255,255,255,.08);
  padding-top: 18px;
  font-size: 12px;
  opacity: .55;
}
.alerts input {
  width: 100%;
  background: transparent;
  border: 0;
  border-bottom: 1px solid rgba(255,255,255,.25);
  color: #fff;
  padding: 10px 0;
  margin-bottom: 12px;
}

.popup {
  position: fixed; inset: 0; z-index: 80;
  background: rgba(10,12,16,.72);
  display: none;
  align-items: center;
  justify-content: center;
  padding: 20px;
}
.popup.is-open { display: flex; }
.popup-panel {
  background: var(--cream);
  width: min(1080px, 100%);
  max-height: 92vh;
  overflow: auto;
  padding: 22px;
}
.map-layout { display: grid; grid-template-columns: 1.1fr .9fr; min-height: 70vh; }
.map-pane { min-height: 420px; background: #ddd; }

.flash { padding: 10px 0; color: var(--gold); }
.hidden { display: none !important; }
.site-header-overlay .site-nav-toggle { color: #fff; border-color: rgba(255,255,255,.4); }
.pager { display: flex; flex-wrap: wrap; gap: 8px; justify-content: center; margin-top: 40px; }
.pager a, .pager span {
  min-width: 40px; height: 40px; display: grid; place-items: center;
  border: 1px solid var(--line); background: #fff; font-size: 13px;
}
.pager .is-current { background: var(--navy); color: #fff; border-color: var(--navy); }
.popup-bar { display: flex; justify-content: space-between; align-items: center; background: var(--navy); color: #fff; padding: 16px 20px; }
.popup-thumbs button { width: 92px; height: 64px; padding: 0; border: 2px solid transparent; overflow: hidden; background: #ddd; }
.popup-thumbs button.is-on { border-color: var(--gold); }

@media (max-width: 960px) {
  .site-nav-links, .site-nav-cta { display: none; }
  .site-nav-toggle { display: grid; place-items: center; }
  .hero-search, .filter-form, .cards-3, .split, .quote-grid, .detail-layout, .detail-facts, .agent-grid, .steps, .footer-grid, .stats-grid, .form-grid-2, .map-layout {
    grid-template-columns: 1fr;
  }
  .split-alt .split-copy { order: 0; }
  .split-media { min-height: 320px; }
  .detail-gallery { grid-template-columns: 1fr; grid-template-rows: 240px; }
  .detail-gallery .g-main { grid-row: auto; height: 280px; }
  .inquiry { position: static; }
  .hero { min-height: 86vh; }
  .section { padding: 64px 0; }
  .stat { border-right: 0; border-bottom: 1px solid rgba(255,255,255,.08); }
  .hero-search { display: flex; flex-direction: column; }
  .hero-search input, .hero-search select { border-right: 0; border-bottom: 1px solid var(--line); }
}

.hidden { display: none !important; }
.site-header-overlay .site-nav-toggle { color: #fff; border-color: rgba(255,255,255,.4); }