:root {
  --ink: #14110e;
  --ink-soft: #2a241e;
  --paper: #f3eee6;
  --paper-2: #e8e0d4;
  --sand: #d9cbb8;
  --gold: #c4a574;
  --gold-2: #e0c79a;
  --stone: #7a7168;
  --line: rgba(20, 17, 14, 0.12);
  --line-light: rgba(243, 238, 230, 0.16);
  --white: #faf7f2;
  --danger: #8b3a2a;
  --ok: #2f5d3a;
  --shadow: 0 30px 80px rgba(20, 17, 14, 0.18);
  --serif: "Cormorant Garamond", "Times New Roman", serif;
  --sans: "Outfit", system-ui, sans-serif;
  --wrap: min(1180px, calc(100% - 40px));
  --nav-h: 76px;
}

*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; }
html, body { margin: 0; padding: 0; }
body {
  font-family: var(--sans);
  font-weight: 400;
  color: var(--ink);
  background: var(--paper);
  line-height: 1.55;
  font-size: 16px;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
}
img { max-width: 100%; display: block; }
a { color: inherit; text-decoration: none; }
button, input, select, textarea { font: inherit; color: inherit; }
button { cursor: pointer; }
ul { list-style: none; margin: 0; padding: 0; }
h1, h2, h3, p { margin: 0; }
::selection { background: var(--gold); color: var(--ink); }
:focus-visible { outline: 2px solid var(--gold); outline-offset: 3px; }

.skip {
  position: absolute;
  left: 12px;
  top: -40px;
  background: var(--gold);
  color: var(--ink);
  padding: 8px 12px;
  z-index: 80;
}
.skip:focus { top: 12px; }

.wrap { width: var(--wrap); margin-inline: auto; }

.reveal {
  opacity: 0;
  transform: translateY(22px);
  animation: rise 0.9s cubic-bezier(.22, 1, .36, 1) forwards;
}
.reveal-d1 { animation-delay: .12s; }
.reveal-d2 { animation-delay: .24s; }
.reveal-d3 { animation-delay: .36s; }
@keyframes rise {
  to { opacity: 1; transform: none; }
}

/* ---------- Logo ---------- */
.logo {
  display: flex;
  align-items: center;
  gap: 12px;
}
.logo__mark {
  width: 28px;
  height: 28px;
  position: relative;
  flex: none;
}
.logo__mark::before,
.logo__mark::after {
  content: "";
  position: absolute;
}
.logo__mark::before {
  width: 15px;
  height: 15px;
  background: var(--gold);
  right: 0;
  top: 0;
}
.logo__mark::after {
  width: 15px;
  height: 15px;
  border: 1.4px solid var(--paper);
  left: 0;
  bottom: 0;
}
.logo--on-light .logo__mark::after { border-color: var(--ink); }
.logo__type {
  display: flex;
  flex-direction: column;
  line-height: 1;
}
.logo__type strong {
  font-family: var(--serif);
  font-size: 22px;
  font-weight: 500;
  letter-spacing: 0.22em;
}
.logo__type small {
  margin-top: 4px;
  font-size: 9px;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  opacity: 0.7;
  font-weight: 400;
}

/* ---------- Nav ---------- */
.nav {
  position: fixed;
  inset: 0 0 auto;
  z-index: 40;
  color: var(--paper);
  transition: background .35s ease, color .35s ease, box-shadow .35s ease;
}
.nav.is-solid {
  background: rgba(20, 17, 14, 0.88);
  backdrop-filter: blur(16px);
  box-shadow: 0 10px 40px rgba(0, 0, 0, 0.18);
}
.nav__bar {
  width: min(1240px, calc(100% - 32px));
  margin: 0 auto;
  height: var(--nav-h);
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
}
.nav__links {
  display: flex;
  align-items: center;
  gap: 28px;
  font-size: 13px;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}
.nav__links a { opacity: 0.82; transition: opacity .2s; }
.nav__links a:hover { opacity: 1; }
.nav__cta {
  border: 1px solid var(--gold);
  color: var(--gold-2) !important;
  padding: 10px 16px;
  opacity: 1 !important;
  transition: background .2s, color .2s !important;
}
.nav__cta:hover {
  background: var(--gold);
  color: var(--ink) !important;
}
.nav__toggle {
  display: none;
  width: 42px;
  height: 42px;
  border: 0;
  background: transparent;
  position: relative;
}
.nav__toggle span {
  position: absolute;
  left: 10px;
  right: 10px;
  height: 1.5px;
  background: currentColor;
  transition: transform .25s, top .25s, opacity .2s;
}
.nav__toggle span:first-child { top: 17px; }
.nav__toggle span:last-child { top: 25px; }
.nav.is-open .nav__toggle span:first-child { top: 21px; transform: rotate(40deg); }
.nav.is-open .nav__toggle span:last-child { top: 21px; transform: rotate(-40deg); }

/* ---------- Hero ---------- */
.hero {
  position: relative;
  min-height: 100svh;
  color: var(--paper);
  display: flex;
  align-items: flex-end;
  overflow: hidden;
  background: var(--ink);
}
.hero__media {
  position: absolute;
  inset: 0;
}
.hero__media img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transform: scale(1.04);
  animation: ken 22s ease-out forwards;
}
@keyframes ken {
  to { transform: scale(1); }
}
.hero__media::after {
  content: "";
  position: absolute;
  inset: 0;
  background:
    linear-gradient(180deg, rgba(20, 17, 14, 0.5) 0%, rgba(20, 17, 14, 0.18) 30%, rgba(20, 17, 14, 0.58) 64%, rgba(20, 17, 14, 0.86) 100%),
    linear-gradient(105deg, rgba(20, 17, 14, 0.58) 0%, rgba(20, 17, 14, 0.22) 40%, transparent 64%);
}
.hero__inner {
  position: relative;
  width: var(--wrap);
  margin: 0 auto 118px;
  max-width: 820px;
}
.kicker {
  display: inline-flex;
  align-items: center;
  gap: 12px;
  font-size: 11px;
  letter-spacing: 0.34em;
  text-transform: uppercase;
  color: var(--gold-2);
}
.kicker::before {
  content: "";
  width: 28px;
  height: 1px;
  background: var(--gold);
}
.hero h1 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: clamp(52px, 8vw, 96px);
  line-height: 0.92;
  letter-spacing: -0.02em;
  margin: 18px 0 20px;
  text-shadow: 0 10px 40px rgba(20, 17, 14, 0.45);
}
.hero h1 em {
  font-style: italic;
  color: var(--gold-2);
}
.hero__lead {
  max-width: 460px;
  font-weight: 300;
  font-size: 17px;
  color: rgba(243, 238, 230, 0.82);
  margin-bottom: 32px;
}
.hero__actions { display: flex; flex-wrap: wrap; gap: 12px; }
.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 10px;
  min-height: 48px;
  padding: 0 22px;
  border: 1px solid transparent;
  background: var(--gold);
  color: var(--ink);
  letter-spacing: 0.12em;
  text-transform: uppercase;
  font-size: 12px;
  font-weight: 500;
  transition: transform .2s, background .2s, color .2s, border-color .2s;
}
.btn:hover { transform: translateY(-1px); background: var(--gold-2); }
.btn--ghost {
  background: transparent;
  border-color: rgba(243, 238, 230, 0.35);
  color: var(--paper);
}
.btn--ghost:hover {
  background: var(--paper);
  color: var(--ink);
  border-color: var(--paper);
}
.btn--ink {
  background: var(--ink);
  color: var(--paper);
}
.btn--ink:hover { background: var(--ink-soft); }

.hero__meta {
  position: absolute;
  right: max(20px, calc((100% - 1180px) / 2));
  bottom: 132px;
  display: flex;
  flex-direction: column;
  gap: 18px;
  text-align: right;
  font-size: 12px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: rgba(243, 238, 230, 0.72);
}
.hero__meta b {
  display: block;
  font-family: var(--serif);
  font-size: 28px;
  font-weight: 500;
  letter-spacing: 0;
  color: var(--paper);
  text-transform: none;
}

/* ---------- Search ---------- */
.search {
  position: relative;
  z-index: 3;
  margin-top: -72px;
}
.search__panel {
  background: var(--white);
  box-shadow: var(--shadow);
  display: grid;
  grid-template-columns: 1.2fr 1fr 1fr auto;
  gap: 0;
}
.search__field {
  padding: 20px 22px 18px;
  border-right: 1px solid var(--line);
  display: flex;
  flex-direction: column;
  gap: 8px;
}
.search__field label {
  font-size: 10px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--stone);
}
.search__field select {
  border: 0;
  background: transparent;
  outline: none;
  font-size: 16px;
  appearance: none;
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' fill='none'%3E%3Cpath d='M1 1.5 6 6.5 11 1.5' stroke='%2314110e' stroke-width='1.3'/%3E%3C/svg%3E");
  background-repeat: no-repeat;
  background-position: right center;
  padding-right: 18px;
}
.search__go {
  align-self: stretch;
  border: 0;
  min-width: 160px;
}

/* ---------- Sections ---------- */
.section { padding: 110px 0; }
.section--tight { padding-top: 80px; }
.section__head {
  display: flex;
  justify-content: space-between;
  align-items: flex-end;
  gap: 32px;
  margin-bottom: 42px;
}
.section__head h2,
.legal-hero h1,
.legal h1,
.about__copy h2,
.cta__copy h2,
.contact__copy h2 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: clamp(36px, 5vw, 56px);
  line-height: 0.98;
  letter-spacing: -0.02em;
}
.section__head p,
.lede {
  max-width: 360px;
  color: var(--stone);
  font-weight: 300;
}

/* ---------- Listings ---------- */
.grid {
  display: grid;
  grid-template-columns: 1.4fr 1fr;
  grid-auto-rows: 280px;
  gap: 18px;
}
.card {
  position: relative;
  overflow: hidden;
  background: var(--ink);
  color: var(--paper);
  cursor: pointer;
  isolation: isolate;
}
.card--wide { grid-column: 1; grid-row: span 2; }
.card--span { grid-column: 1 / -1; min-height: 320px; }
.card img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 1.1s cubic-bezier(.22, 1, .36, 1);
}
.card:hover img { transform: scale(1.06); }
.card::after {
  content: "";
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, transparent 40%, rgba(20, 17, 14, 0.78) 100%);
}
.card__body {
  position: absolute;
  inset: auto 0 0;
  z-index: 1;
  padding: 22px 22px 20px;
  display: grid;
  gap: 6px;
}
.card__tag {
  font-size: 10px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--gold-2);
}
.card h3 {
  font-family: var(--serif);
  font-weight: 500;
  font-size: 28px;
}
.card__facts {
  display: flex;
  flex-wrap: wrap;
  gap: 10px 16px;
  font-size: 13px;
  color: rgba(243, 238, 230, 0.78);
}
.card__price {
  margin-top: 4px;
  font-size: 14px;
  letter-spacing: 0.04em;
}
.empty {
  display: none;
  grid-column: 1 / -1;
  padding: 48px 8px;
  color: var(--stone);
  text-align: center;
}
.empty.is-on { display: block; }

/* ---------- Services ---------- */
.services {
  background: var(--ink);
  color: var(--paper);
}
.services .kicker { margin-bottom: 14px; }
.services .section__head p { color: rgba(243, 238, 230, 0.62); }
.svc {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 1px;
  background: var(--line-light);
  border-top: 1px solid var(--line-light);
  border-bottom: 1px solid var(--line-light);
}
.svc article {
  background: var(--ink);
  padding: 36px 28px 40px;
  min-height: 280px;
  display: flex;
  flex-direction: column;
  gap: 16px;
  transition: background .3s;
}
.svc article:hover { background: #1c1814; }
.svc span {
  font-family: var(--serif);
  font-size: 28px;
  color: var(--gold);
}
.svc h3 {
  font-family: var(--serif);
  font-size: 30px;
  font-weight: 500;
}
.svc p { color: rgba(243, 238, 230, 0.68); font-weight: 300; }

/* ---------- About ---------- */
.about {
  display: grid;
  grid-template-columns: 0.9fr 1.1fr;
  gap: 64px;
  align-items: center;
}
.about__visual {
  position: relative;
  min-height: 620px;
}
.about__visual img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  position: absolute;
  inset: 0;
}
.about__visual figcaption {
  position: absolute;
  left: 20px;
  bottom: 20px;
  color: var(--paper);
  font-size: 11px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
}
.about__copy .kicker { margin-bottom: 12px; color: var(--ink-soft); }
.about__copy .kicker::before { background: var(--gold); }
.about__copy h2 { margin-bottom: 20px; }
.about__copy p { color: var(--ink-soft); font-weight: 300; font-size: 17px; }
.about__copy p + p { margin-top: 14px; }
.stats {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 18px;
  margin-top: 36px;
  padding-top: 28px;
  border-top: 1px solid var(--line);
}
.stats b {
  display: block;
  font-family: var(--serif);
  font-size: 36px;
  font-weight: 500;
}
.stats span {
  display: block;
  margin-top: 4px;
  font-size: 12px;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--stone);
}

/* ---------- Places ---------- */
.places {
  background:
    linear-gradient(180deg, rgba(20, 17, 14, 0.55), rgba(20, 17, 14, 0.72)),
    url("/assets/img/townhouse.jpg") center/cover no-repeat;
  color: var(--paper);
}
.places .section__head p { color: rgba(243, 238, 230, 0.7); }
.place-list { display: grid; }
.place {
  display: flex;
  justify-content: space-between;
  align-items: baseline;
  padding: 22px 0;
  border-top: 1px solid var(--line-light);
  font-family: var(--serif);
  font-size: clamp(32px, 5vw, 52px);
  transition: color .2s, padding .2s;
}
.place:last-child { border-bottom: 1px solid var(--line-light); }
.place small {
  font-family: var(--sans);
  font-size: 13px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  opacity: 0.7;
}
.place:hover { color: var(--gold-2); padding-left: 10px; }

/* ---------- Contact ---------- */
.contact {
  display: grid;
  grid-template-columns: 0.85fr 1.15fr;
  gap: 72px;
}
.contact__copy p { margin-top: 16px; color: var(--stone); font-weight: 300; }
.form {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 16px;
}
.form label {
  display: grid;
  gap: 8px;
  font-size: 11px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--stone);
}
.form .full { grid-column: 1 / -1; }
.form input,
.form select,
.form textarea {
  width: 100%;
  border: 0;
  border-bottom: 1px solid var(--line);
  background: transparent;
  padding: 10px 0 12px;
  outline: none;
  text-transform: none;
  letter-spacing: 0;
  font-size: 16px;
  color: var(--ink);
}
.form textarea { min-height: 120px; resize: vertical; }
.form input::placeholder,
.form textarea::placeholder { color: #b3a898; }
.form input:focus,
.form select:focus,
.form textarea:focus { border-bottom-color: var(--ink); }
.hp { position: absolute; left: -9999px; width: 1px; height: 1px; overflow: hidden; }
.note {
  grid-column: 1 / -1;
  padding: 14px 16px;
  background: #efe4d4;
  color: var(--ink-soft);
}
.note--ok { background: #dce8de; color: var(--ok); }
.note--err { background: #f0d9d3; color: var(--danger); }

/* ---------- Legal ---------- */
.legal-hero {
  background: var(--ink);
  color: var(--paper);
  padding: 160px 0 72px;
}
.legal { padding: 64px 0 120px; max-width: 760px; }
.legal h2 {
  font-family: var(--serif);
  font-size: 28px;
  font-weight: 500;
  margin: 36px 0 12px;
}
.legal p, .legal li { color: var(--ink-soft); font-weight: 300; margin-bottom: 10px; }
.legal ul { padding-left: 18px; list-style: disc; }

/* ---------- Footer ---------- */
.foot {
  background: #0e0c0a;
  color: var(--paper);
  padding: 72px 0 28px;
}
.foot__grid {
  display: grid;
  grid-template-columns: 1.4fr 1fr 1fr 1fr;
  gap: 32px;
  padding-bottom: 48px;
}
.foot h2 {
  font-size: 11px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 16px;
  font-weight: 500;
}
.foot p, .foot li { font-weight: 300; color: rgba(243, 238, 230, 0.72); margin-bottom: 8px; }
.foot a:hover { color: var(--gold-2); }
.foot__claim { margin-top: 16px; max-width: 240px; }
.foot__bar {
  display: flex;
  justify-content: space-between;
  gap: 16px;
  padding-top: 22px;
  border-top: 1px solid var(--line-light);
  font-size: 12px;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: rgba(243, 238, 230, 0.45);
}

/* ---------- Modal ---------- */
.modal {
  position: relative;
  border: 0;
  padding: 0;
  width: min(980px, 94vw);
  max-width: 980px;
  background: var(--paper);
  color: var(--ink);
  box-shadow: var(--shadow);
}
.modal::backdrop { background: rgba(14, 12, 10, 0.72); }
.modal__grid {
  display: grid;
  grid-template-columns: 1.1fr 0.9fr;
  min-height: 460px;
}
.modal__media img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  min-height: 460px;
}
.modal__body { padding: 36px 32px; display: flex; flex-direction: column; gap: 14px; }
.modal__body h3 {
  font-family: var(--serif);
  font-size: 38px;
  font-weight: 500;
  line-height: 1;
}
.modal__facts {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 10px 16px;
  padding: 16px 0;
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
  font-size: 14px;
}
.modal__facts span { color: var(--stone); display: block; font-size: 11px; letter-spacing: 0.12em; text-transform: uppercase; }
.modal__close {
  position: absolute;
  top: 14px;
  right: 14px;
  width: 40px;
  height: 40px;
  border: 0;
  background: var(--ink);
  color: var(--paper);
}

/* ---------- Responsive ---------- */
@media (max-width: 980px) {
  .hero__meta { display: none; }
  .search__panel { grid-template-columns: 1fr 1fr; }
  .search__go { grid-column: 1 / -1; min-height: 54px; }
  .grid { grid-template-columns: 1fr 1fr; grid-auto-rows: 260px; }
  .card--wide { grid-column: auto; grid-row: auto; min-height: 360px; }
  .svc { grid-template-columns: 1fr 1fr; }
  .about, .contact, .modal__grid, .foot__grid { grid-template-columns: 1fr; }
  .about__visual { min-height: 420px; }
  .modal__media img { min-height: 240px; }
}
@media (max-width: 720px) {
  :root { --wrap: calc(100% - 28px); --nav-h: 68px; }
  .nav__toggle { display: block; }
  .nav__links {
    position: fixed;
    inset: var(--nav-h) 0 0;
    background: #0e0c0a;
    flex-direction: column;
    justify-content: center;
    gap: 26px;
    font-size: 18px;
    letter-spacing: 0.16em;
    transform: translateY(-110%);
    opacity: 0;
    pointer-events: none;
    transition: transform .35s ease, opacity .25s ease;
  }
  .nav.is-open .nav__links {
    transform: none;
    opacity: 1;
    pointer-events: auto;
  }
  .hero__inner { margin-bottom: 92px; }
  .hero h1 { font-size: 52px; }
  .search { margin-top: -48px; }
  .search__panel { grid-template-columns: 1fr; }
  .search__field { border-right: 0; border-bottom: 1px solid var(--line); }
  .grid { grid-template-columns: 1fr; }
  .card, .card--wide { min-height: 320px; }
  .svc { grid-template-columns: 1fr; }
  .stats { grid-template-columns: 1fr; }
  .form { grid-template-columns: 1fr; }
  .section { padding: 80px 0; }
  .foot__bar { flex-direction: column; }
}