@font-face{font-family:"Cormorant Garamond";font-style:normal;font-weight:500;font-display:swap;src:url(/assets/fonts/cg-latin-500-normal.woff2) format("woff2");unicode-range:U+0000-00FF,U+0131,U+0152-0153,U+02BB-02BC,U+02C6,U+02DA,U+02DC,U+0304,U+0308,U+0329,U+2000-206F,U+20AC,U+2122,U+2191,U+2193,U+2212,U+2215,U+FEFF,U+FFFD}
@font-face{font-family:"Cormorant Garamond";font-style:normal;font-weight:600;font-display:swap;src:url(/assets/fonts/cg-latin-600-normal.woff2) format("woff2");unicode-range:U+0000-00FF,U+0131,U+0152-0153,U+02BB-02BC,U+02C6,U+02DA,U+02DC,U+0304,U+0308,U+0329,U+2000-206F,U+20AC,U+2122,U+2191,U+2193,U+2212,U+2215,U+FEFF,U+FFFD}
@font-face{font-family:"Cormorant Garamond";font-style:italic;font-weight:500;font-display:swap;src:url(/assets/fonts/cg-latin-500-italic.woff2) format("woff2");unicode-range:U+0000-00FF,U+0131,U+0152-0153,U+02BB-02BC,U+02C6,U+02DA,U+02DC,U+0304,U+0308,U+0329,U+2000-206F,U+20AC,U+2122,U+2191,U+2193,U+2212,U+2215,U+FEFF,U+FFFD}
@font-face{font-family:"Inter";font-style:normal;font-weight:100 900;font-display:swap;src:url(/assets/fonts/inter-latin.woff2) format("woff2");unicode-range:U+0000-00FF,U+0131,U+0152-0153,U+02BB-02BC,U+02C6,U+02DA,U+02DC,U+0304,U+0308,U+0329,U+2000-206F,U+20AC,U+2122,U+2191,U+2193,U+2212,U+2215,U+FEFF,U+FFFD}
@font-face{font-family:"Cormorant Garamond";font-style:normal;font-weight:500;font-display:swap;src:url(/assets/fonts/cg-latin-ext-500-normal.woff2) format("woff2");unicode-range:U+0100-02BA,U+02BD-02C5,U+02C7-02CC,U+02CE-02D7,U+02DD-02FF,U+0304,U+0308,U+0329,U+1D00-1DBF,U+1E00-1E9F,U+1EF2-1EFF,U+2020,U+20A0-20AB,U+20AD-20C0,U+2113,U+2C60-2C7F,U+A720-A7FF}
@font-face{font-family:"Cormorant Garamond";font-style:normal;font-weight:600;font-display:swap;src:url(/assets/fonts/cg-latin-ext-600-normal.woff2) format("woff2");unicode-range:U+0100-02BA,U+02BD-02C5,U+02C7-02CC,U+02CE-02D7,U+02DD-02FF,U+0304,U+0308,U+0329,U+1D00-1DBF,U+1E00-1E9F,U+1EF2-1EFF,U+2020,U+20A0-20AB,U+20AD-20C0,U+2113,U+2C60-2C7F,U+A720-A7FF}
@font-face{font-family:"Cormorant Garamond";font-style:italic;font-weight:500;font-display:swap;src:url(/assets/fonts/cg-latin-ext-500-italic.woff2) format("woff2");unicode-range:U+0100-02BA,U+02BD-02C5,U+02C7-02CC,U+02CE-02D7,U+02DD-02FF,U+0304,U+0308,U+0329,U+1D00-1DBF,U+1E00-1E9F,U+1EF2-1EFF,U+2020,U+20A0-20AB,U+20AD-20C0,U+2113,U+2C60-2C7F,U+A720-A7FF}
@font-face{font-family:"Inter";font-style:normal;font-weight:100 900;font-display:swap;src:url(/assets/fonts/inter-latin-ext.woff2) format("woff2");unicode-range:U+0100-02BA,U+02BD-02C5,U+02C7-02CC,U+02CE-02D7,U+02DD-02FF,U+0304,U+0308,U+0329,U+1D00-1DBF,U+1E00-1E9F,U+1EF2-1EFF,U+2020,U+20A0-20AB,U+20AD-20C0,U+2113,U+2C60-2C7F,U+A720-A7FF}
:root {
  --ink: #1F2A24; --ink-2: #2C3A32; --stone: #F3EEE6; --stone-2: #EAE3D7; --paper: #FBF9F5; --brass: #B08D57; --brass-l: #C9A56B;
  --text: #26302A; --muted: #6B706A; --line: #DDD4C6; --line-d: rgba(243,238,230,.16);
  --serif: "Cormorant Garamond", "Cormorant", Georgia, "Times New Roman", serif;
  --sans: "Inter", -apple-system, BlinkMacSystemFont, "Segoe UI", Roboto, sans-serif;
  --wrap: 1180px; --r: 2px;
}
*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }
@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } * { transition: none !important; animation: none !important; } }
body { margin: 0; background: var(--paper); color: var(--text); font: 400 16.5px/1.65 var(--sans); -webkit-font-smoothing: antialiased; text-rendering: optimizeLegibility; }
img { max-width: 100%; display: block; }
a { color: inherit; }
h1, h2, h3 { font-family: var(--serif); font-weight: 500; line-height: 1.08; letter-spacing: -.005em; margin: 0; color: var(--ink); }
h1 { font-size: clamp(44px, 7vw, 84px); }
h2 { font-size: clamp(32px, 4.4vw, 52px); max-width: 18ch; }
h3 { font-size: 26px; font-weight: 600; }
p { margin: 0; }
.wrap { max-width: var(--wrap); margin: 0 auto; padding: 0 24px; }
.wrap.narrow { max-width: 780px; }
.skip { position: absolute; left: -9999px; } .skip:focus { left: 12px; top: 12px; z-index: 100; background: var(--ink); color: var(--stone); padding: 8px 12px; }
:focus-visible { outline: 2px solid var(--brass); outline-offset: 3px; }

.eyebrow { font: 600 12px/1 var(--sans); letter-spacing: .22em; text-transform: uppercase; color: var(--brass); margin-bottom: 22px; display: flex; align-items: center; gap: 14px; }
.eyebrow::before { content: ""; width: 34px; height: 1px; background: currentColor; }
.eyebrow.light { color: var(--brass-l); }

.btn { display: inline-flex; align-items: center; justify-content: center; gap: 10px; background: var(--brass); color: #fff; border: 1px solid var(--brass); padding: 16px 28px; font: 600 13.5px/1 var(--sans); letter-spacing: .12em; text-transform: uppercase; text-decoration: none; border-radius: var(--r); cursor: pointer; transition: background .2s, color .2s, border-color .2s; min-height: 52px; }
.btn:hover { background: #9C7A47; border-color: #9C7A47; }
.btn.ghost { background: transparent; color: var(--stone); border-color: rgba(243,238,230,.45); }
.btn.ghost:hover { border-color: var(--stone); background: rgba(243,238,230,.06); }
.btn.ghost.dark { color: var(--ink); border-color: var(--ink); }
.btn.ghost.dark:hover { background: var(--ink); color: var(--stone); }
.btn.small { padding: 11px 18px; min-height: 42px; font-size: 12px; }
.center { text-align: center; margin-top: 48px; }

/* header */
.hdr { position: sticky; top: 0; z-index: 20; background: rgba(31,42,36,.97); backdrop-filter: blur(8px); color: var(--stone); border-bottom: 1px solid var(--line-d); }
.hdr-in { display: flex; align-items: center; gap: 24px; height: 76px; }
.brand { display: inline-flex; align-items: center; gap: 12px; text-decoration: none; color: var(--stone); }
.brand .mark { width: 30px; height: 30px; color: var(--brass-l); }
.brand span { font: 600 25px/1 var(--serif); letter-spacing: .26em; padding-left: 2px; }
.nav { display: flex; align-items: center; gap: 30px; margin-left: auto; }
.nav a:not(.btn) { color: rgba(243,238,230,.82); text-decoration: none; font-size: 14.5px; letter-spacing: .02em; transition: color .2s; }
.nav a:not(.btn):hover { color: #fff; }
.hdr-r { display: flex; align-items: center; gap: 10px; }
.lang { color: var(--stone); text-decoration: none; font: 600 12.5px/1 var(--sans); letter-spacing: .14em; border: 1px solid var(--line-d); padding: 9px 11px; border-radius: var(--r); }
.lang:hover { border-color: var(--brass-l); }
.burger { display: none; width: 44px; height: 44px; background: none; border: 0; padding: 12px 10px; cursor: pointer; flex-direction: column; justify-content: space-between; }
.burger span { display: block; height: 1.5px; background: var(--stone); transition: transform .25s; }
@media (max-width: 900px) {
  .hdr-in { height: 66px; }
  .burger { display: flex; height: 40px; padding: 13px 9px; }
  .nav { position: fixed; inset: 66px 0 auto 0; background: var(--ink); flex-direction: column; align-items: stretch; gap: 0; padding: 8px 24px 28px; border-bottom: 1px solid var(--line-d); transform: translateY(-120%); transition: transform .3s ease; margin: 0; }
  .nav a:not(.btn) { padding: 16px 0; border-bottom: 1px solid var(--line-d); font-size: 17px; }
  .nav .btn { margin-top: 20px; }
  .nav.open { transform: translateY(0); }
  .burger[aria-expanded="true"] span:first-child { transform: translateY(6.5px) rotate(45deg); }
  .burger[aria-expanded="true"] span:last-child { transform: translateY(-6.5px) rotate(-45deg); }
  .hdr-r { margin-left: auto; }
}

/* hero */
.hero { background: var(--ink); color: var(--stone); overflow: hidden; position: relative; }
.hero::after { content: ""; position: absolute; inset: 0; background: radial-gradient(ellipse 60% 70% at 85% 30%, rgba(176,141,87,.13), transparent 70%); pointer-events: none; }
.hero-in { display: grid; grid-template-columns: 1.15fr .85fr; gap: 48px; align-items: center; min-height: min(86vh, 760px); padding-top: 64px; padding-bottom: 64px; position: relative; z-index: 1; }
.hero h1 { color: var(--stone); }
.hero h1 em { font-style: italic; color: var(--brass-l); }
.hero p { font-size: 18.5px; color: rgba(243,238,230,.78); max-width: 34em; margin-top: 28px; line-height: 1.7; }
.ctas { display: flex; gap: 14px; margin-top: 40px; flex-wrap: wrap; }
.hero-art { color: var(--brass-l); opacity: .85; align-self: stretch; display: flex; }
.hero-art .art { width: 100%; height: 100%; max-height: 640px; }
@media (max-width: 900px) {
  .hero-in { grid-template-columns: 1fr; min-height: 0; padding-top: 56px; padding-bottom: 0; gap: 8px; }
  .hero p { font-size: 17px; }
  .hero-art { height: 260px; margin: 0 -24px; opacity: .55; }
  .ctas .btn { flex: 1 1 200px; }
}

/* values strip */
.values { background: var(--ink-2); color: var(--stone); border-top: 1px solid var(--line-d); }
.vgrid { display: grid; grid-template-columns: repeat(4, 1fr); }
.v { padding: 40px 28px 44px; border-left: 1px solid var(--line-d); }
.v:first-child { border-left: 0; padding-left: 0; }
.vn { font: 500 italic 20px/1 var(--serif); color: var(--brass-l); }
.v h3 { color: var(--stone); font-size: 23px; margin: 16px 0 8px; }
.v p { color: rgba(243,238,230,.68); font-size: 14.5px; }
@media (max-width: 900px) { .vgrid { grid-template-columns: 1fr 1fr; } .v { padding: 30px 18px; border-left: 0; border-top: 1px solid var(--line-d); } .v:nth-child(-n+2) { border-top: 0; } .v:nth-child(odd) { padding-left: 0; } .v:nth-child(even) { border-left: 1px solid var(--line-d); } }
@media (max-width: 520px) { .vgrid { grid-template-columns: 1fr; } .v, .v:nth-child(even) { border-left: 0; padding-left: 0; border-top: 1px solid var(--line-d); } .v:first-child { border-top: 0; } }

/* sections */
.sec { padding: 112px 0; }
.sec.tint { background: var(--stone); }
.sec h2 { margin-bottom: 56px; }
@media (max-width: 700px) { .sec { padding: 76px 0; } .sec h2 { margin-bottom: 38px; } }
.sgrid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 0; border-top: 1px solid var(--line); }
.s { padding: 40px 36px 8px 0; border-right: 1px solid var(--line); }
.s + .s { padding-left: 36px; }
.s:last-child { border-right: 0; }
.sicon .mark { width: 36px; height: 36px; color: var(--brass); }
.s h3 { margin: 22px 0 12px; }
.s p { color: var(--muted); }
@media (max-width: 860px) { .sgrid { grid-template-columns: 1fr; } .s, .s + .s { padding: 32px 0; border-right: 0; border-bottom: 1px solid var(--line); } }

/* property cards */
.pgrid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 28px; }
@media (max-width: 960px) { .pgrid { grid-template-columns: 1fr 1fr; } }
@media (max-width: 620px) { .pgrid { grid-template-columns: 1fr; } }
.pcard { text-decoration: none; background: var(--paper); display: flex; flex-direction: column; transition: transform .3s ease, box-shadow .3s ease; }
.pcard:hover { transform: translateY(-4px); box-shadow: 0 18px 40px -22px rgba(31,42,36,.45); }
.pcard.sold { opacity: .72; }
.pimg { aspect-ratio: 4 / 3; background: var(--stone-2); position: relative; overflow: hidden; }
.pimg img { width: 100%; height: 100%; object-fit: cover; transition: transform .6s ease; }
.pcard:hover .pimg img { transform: scale(1.04); }
.ph { width: 100%; height: 100%; display: grid; place-items: center; background: linear-gradient(135deg, var(--stone-2), var(--stone)); }
.ph .mark { width: 54px; height: 54px; color: var(--brass); opacity: .6; }
.ph.big { aspect-ratio: 16 / 7; }
.tag { position: absolute; top: 16px; left: 16px; background: var(--ink); color: var(--stone); font: 600 11px/1 var(--sans); letter-spacing: .14em; text-transform: uppercase; padding: 8px 11px; }
.pbody { padding: 22px 22px 26px; display: flex; flex-direction: column; gap: 6px; flex: 1; }
.ploc { font: 600 11.5px/1.3 var(--sans); letter-spacing: .16em; text-transform: uppercase; color: var(--brass); }
.pbody h3 { font-size: 25px; }
.pfacts { color: var(--muted); font-size: 14px; }
.pfacts i { font-style: normal; margin: 0 8px; color: var(--line); }
.pfacts.big { font-size: 16px; margin-top: 14px; }
.pprice { margin-top: auto; padding-top: 14px; font: 600 22px/1 var(--serif); color: var(--ink); }
.pprice.big { font-size: 34px; padding: 0 0 18px; }
.empty { text-align: center; color: var(--muted); font-size: 17px; padding: 54px 24px; border: 1px solid var(--line); max-width: 720px; margin: 0 auto; background: var(--paper); }
.empty a { color: var(--brass); font-weight: 600; text-decoration: none; white-space: nowrap; }

/* process */
.steps { list-style: none; margin: 0; padding: 0; display: grid; grid-template-columns: repeat(4, 1fr); gap: 32px; counter-reset: s; }
.steps li { border-top: 1px solid var(--ink); padding-top: 24px; }
.sn { font: 500 italic 46px/1 var(--serif); color: var(--brass); }
.steps h3 { margin: 14px 0 8px; }
.steps p { color: var(--muted); font-size: 15px; }
@media (max-width: 900px) { .steps { grid-template-columns: 1fr 1fr; gap: 40px 24px; } }
@media (max-width: 520px) { .steps { grid-template-columns: 1fr; } }

/* promise */
.promise { background: var(--ink); color: var(--stone); padding: 120px 0; position: relative; overflow: hidden; }
.promise::before { content: "“"; position: absolute; font: 500 380px/1 var(--serif); color: var(--brass); opacity: .12; top: -40px; left: 4%; }
.promise blockquote { margin: 0; position: relative; }
.promise h2 { color: var(--stone); max-width: none; font-style: italic; }
.promise p { font-size: 19px; line-height: 1.8; color: rgba(243,238,230,.8); margin-top: 28px; }
.promise footer { margin-top: 30px; font: 500 italic 22px/1 var(--serif); color: var(--brass-l); }
@media (max-width: 700px) { .promise { padding: 84px 0; } .promise p { font-size: 17px; } }

/* blog */
.bgrid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 40px; }
@media (max-width: 900px) { .bgrid { grid-template-columns: 1fr; gap: 0; } }
.bcard { text-decoration: none; display: flex; flex-direction: column; gap: 10px; padding-bottom: 28px; border-bottom: 1px solid var(--line); }
@media (max-width: 900px) { .bcard { padding: 28px 0; } }
.bimg { aspect-ratio: 16 / 10; overflow: hidden; background: var(--stone-2); margin-bottom: 8px; }
.bimg img { width: 100%; height: 100%; object-fit: cover; }
.bdate { font: 600 11.5px/1 var(--sans); letter-spacing: .16em; text-transform: uppercase; color: var(--brass); }
.bcard h3 { font-size: 27px; }
.bcard p { color: var(--muted); }
.more { font: 600 12.5px/1 var(--sans); letter-spacing: .14em; text-transform: uppercase; color: var(--ink); margin-top: 6px; }

/* contact */
.cgrid { display: grid; grid-template-columns: .8fr 1.2fr; gap: 64px; align-items: start; }
.lead { font: 400 23px/1.5 var(--serif); color: var(--ink); }
@media (max-width: 860px) { .cgrid { grid-template-columns: 1fr; gap: 32px; } }
.form { display: grid; gap: 18px; }
.form label { display: grid; gap: 7px; }
.form label span { font: 600 12px/1 var(--sans); letter-spacing: .12em; text-transform: uppercase; color: var(--ink); }
.form input, .form select, .form textarea { width: 100%; font: 400 16px/1.4 var(--sans); color: var(--text); background: var(--paper); border: 1px solid var(--line); border-radius: var(--r); padding: 14px 15px; min-height: 52px; outline: none; appearance: none; -webkit-appearance: none; transition: border-color .2s; }
.form select { background-image: linear-gradient(45deg, transparent 50%, var(--muted) 50%), linear-gradient(135deg, var(--muted) 50%, transparent 50%); background-position: calc(100% - 22px) 23px, calc(100% - 16px) 23px; background-size: 6px 6px; background-repeat: no-repeat; }
.form input:focus, .form select:focus, .form textarea:focus { border-color: var(--brass); }
.form textarea { resize: vertical; }
.row2 { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; }
@media (max-width: 560px) { .row2 { grid-template-columns: 1fr; } }
.form .check { grid-template-columns: 22px 1fr; align-items: start; gap: 12px; }
.form .check input { width: 20px; height: 20px; min-height: 0; padding: 0; margin: 2px 0 0; appearance: auto; -webkit-appearance: checkbox; accent-color: var(--brass); }
.form .check span { text-transform: none; letter-spacing: 0; font: 400 14px/1.5 var(--sans); color: var(--muted); }
.form .check a { color: var(--ink); }
.form .btn { justify-self: start; }
@media (max-width: 560px) { .form .btn { justify-self: stretch; } }
.fmsg { font-size: 15px; min-height: 22px; }
.fmsg.ok { color: #2F6B45; font-weight: 600; } .fmsg.err { color: #A3392B; }
.hp { position: absolute; left: -10000px; width: 1px; height: 1px; overflow: hidden; }

/* page headers, property detail, post */
.phead { background: var(--stone); padding: 96px 0 72px; }
.phead p { font-size: 18px; color: var(--muted); margin-top: 18px; max-width: 40em; }
.phead.nf { padding: 140px 0; } .phead.nf .btn { margin-top: 32px; }
.back { display: inline-block; font: 600 12.5px/1 var(--sans); letter-spacing: .12em; text-transform: uppercase; text-decoration: none; color: var(--brass); margin: 34px 0 26px; }
.gallery { display: grid; grid-template-columns: 2fr 1fr 1fr; grid-template-rows: 1fr 1fr; gap: 8px; aspect-ratio: 16 / 7; }
.gallery img { width: 100%; height: 100%; object-fit: cover; }
.gallery img:first-child { grid-row: 1 / 3; }
.gallery:has(img:only-child) { grid-template-columns: 1fr; }
.gallery.none { display: block; aspect-ratio: auto; }
@media (max-width: 760px) { .gallery { grid-template-columns: 1fr 1fr; aspect-ratio: auto; } .gallery img:first-child { grid-column: 1 / 3; grid-row: auto; aspect-ratio: 4 / 3; } .gallery img:not(:first-child) { aspect-ratio: 1; } }
.pd-grid { display: grid; grid-template-columns: 1fr 380px; gap: 64px; padding: 48px 0 110px; }
.pd-grid h1 { font-size: clamp(36px, 5vw, 56px); margin-top: 12px; }
.pd-side { background: var(--stone); padding: 32px; align-self: start; position: sticky; top: 100px; }
.pd-side h3 { margin-bottom: 18px; }
@media (max-width: 960px) { .pd-grid { grid-template-columns: 1fr; gap: 40px; } .pd-side { position: static; } }
.feats { columns: 2; padding-left: 18px; color: var(--muted); margin: 14px 0 0; }
.feats li { margin-bottom: 6px; break-inside: avoid; }
@media (max-width: 560px) { .feats { columns: 1; } }
.pd-grid > div > h3 { margin-top: 40px; }
.more-imgs { display: grid; grid-template-columns: 1fr 1fr; gap: 8px; margin-top: 32px; }
.post { padding: 0 0 110px; }
.post h1 { font-size: clamp(38px, 6vw, 64px); margin: 16px 0 0; }
.post .bdate { margin-top: 10px; }
.post .lead { margin-top: 24px; color: var(--muted); }
.post .cover { margin: 40px 0 0; width: 100%; aspect-ratio: 16 / 9; object-fit: cover; }
.post > .wrap > h1:first-child { margin-top: 90px; }
.prose { font-size: 17.5px; line-height: 1.8; margin-top: 32px; }
.prose p { margin: 0 0 1.2em; }
.prose h2 { font-size: 34px; margin: 1.6em 0 .5em; max-width: none; }
.prose h3 { font-size: 26px; margin: 1.4em 0 .4em; }
.prose a { color: var(--brass); }
.prose ul, .prose ol { padding-left: 22px; margin: 0 0 1.2em; }
.prose li { margin-bottom: .4em; }
.prose blockquote { margin: 1.6em 0; padding-left: 22px; border-left: 2px solid var(--brass); font: 400 italic 24px/1.5 var(--serif); color: var(--ink); }
.prose img { margin: 1.6em 0; width: 100%; }
.post-cta { margin-top: 64px; background: var(--ink); color: var(--stone); padding: 40px; }
.post-cta h3 { color: var(--stone); font-size: 30px; } .post-cta p { color: rgba(243,238,230,.75); margin: 10px 0 24px; }

/* footer */
.ftr { background: var(--ink); color: rgba(243,238,230,.72); padding: 72px 0 0; font-size: 15px; }
.ftr-in { display: grid; grid-template-columns: 1.4fr 1fr 1fr; gap: 40px; padding-bottom: 56px; }
.ftag { font: 400 italic 21px/1.4 var(--serif); color: var(--brass-l); margin-top: 18px; }
.fcol { display: flex; flex-direction: column; gap: 12px; }
.fcol a { text-decoration: none; } .fcol a:hover { color: #fff; }
.fbot { border-top: 1px solid var(--line-d); padding: 22px 24px; display: flex; justify-content: space-between; gap: 16px; flex-wrap: wrap; font-size: 13px; }
.fbot a { text-decoration: none; }
@media (max-width: 760px) { .ftr-in { grid-template-columns: 1fr; gap: 28px; } }

/* gentle reveal */
.js .reveal { opacity: 0; transform: translateY(18px); transition: opacity .8s ease, transform .8s ease; }
.js .reveal.in { opacity: 1; transform: none; }