:root{
  --ink:#1C1B19;
  --paper:#F6F2EB;
  --white:#FFFFFF;
  --oak:#B0855A;
  --brass:#947232;
  --gold:#E7C98A;
  --forest:#2D372A;
  --stone:#7B756A;
  --line:rgba(28,27,25,0.14);
  --maxw:1180px;
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{font-family:'Hanken Grotesk',system-ui,sans-serif;color:var(--ink);background:var(--paper);
  font-size:17px;line-height:1.65;-webkit-font-smoothing:antialiased}
h1,h2,h3{font-family:'Fraunces',Georgia,serif;font-weight:400;line-height:1.05;letter-spacing:-0.01em}
img{display:block;width:100%;height:100%;object-fit:cover}
a{color:inherit;text-decoration:none}
.wrap{max-width:var(--maxw);margin:0 auto;padding:0 28px}
.eyebrow{font-size:12px;font-weight:600;letter-spacing:0.22em;text-transform:uppercase;color:var(--brass)}

/* header */
header{position:sticky;top:0;z-index:50;background:rgba(246,242,235,0.88);
  backdrop-filter:blur(10px);border-bottom:1px solid var(--line)}
.bar{display:flex;align-items:center;justify-content:space-between;height:66px}
.brand{font-family:'Fraunces',serif;font-size:22px;letter-spacing:0.04em}
.brand b{font-weight:500;color:var(--brass)}
nav.main{display:flex;align-items:center;gap:30px}
nav.main a.lnk{font-size:14px;font-weight:500;letter-spacing:0.02em;color:#3a3833;transition:color .2s}
nav.main a.lnk:hover,nav.main a.lnk.active{color:var(--brass)}
.navcta{display:inline-flex;align-items:center;gap:8px;font-size:13px;font-weight:600;
  letter-spacing:0.04em;text-transform:uppercase;background:var(--ink);color:var(--paper);
  padding:11px 18px;border-radius:2px;transition:background .2s}
.navcta:hover{background:var(--brass)}
.menutoggle{display:none;background:none;border:0;font-size:24px;cursor:pointer;color:var(--ink)}

/* hero (home) */
.hero{position:relative;height:90vh;min-height:580px;display:flex;align-items:flex-end;overflow:hidden}
.hero .bg{position:absolute;inset:0;z-index:0}
.hero .bg::after{content:"";position:absolute;inset:0;
  background:linear-gradient(to top,rgba(20,19,17,0.74) 0%,rgba(20,19,17,0.2) 48%,rgba(20,19,17,0.05) 100%)}
.hero .inner{position:relative;z-index:1;color:var(--paper);width:100%;padding-bottom:56px}
.hero .eyebrow{color:var(--gold)}
.hero h1{font-size:clamp(42px,6.4vw,86px);color:#fff;margin:14px 0 0}
.hero .sub{font-size:clamp(17px,2vw,21px);max-width:600px;margin-top:16px;color:#F0ECE4;line-height:1.5}
.hero .row{display:flex;flex-wrap:wrap;gap:14px;margin-top:30px}

/* page hero (interior pages) */
.pagehero{position:relative;padding:120px 0 64px;overflow:hidden;border-bottom:1px solid var(--line)}
.pagehero.img{padding:0;height:48vh;min-height:340px;display:flex;align-items:flex-end;border-bottom:0}
.pagehero.img .bg{position:absolute;inset:0;z-index:0}
.pagehero.img .bg::after{content:"";position:absolute;inset:0;
  background:linear-gradient(to top,rgba(20,19,17,0.7),rgba(20,19,17,0.1))}
.pagehero.img .inner{position:relative;z-index:1;color:#fff;width:100%;padding-bottom:42px}
.pagehero h1{font-size:clamp(38px,5.4vw,68px);margin-top:12px}
.pagehero.img h1{color:#fff}
.pagehero.img .eyebrow{color:var(--gold)}
.pagehero p.tag{margin-top:16px;max-width:560px;color:#3a3833;font-size:18px}
.pagehero.img p.tag{color:#EFEBE3}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:10px;font-size:14px;font-weight:600;
  letter-spacing:0.05em;text-transform:uppercase;padding:15px 24px;border-radius:2px;transition:.2s;cursor:pointer;border:0}
.btn-gold{background:var(--gold);color:var(--forest)}
.btn-gold:hover{background:#fff}
.btn-ink{background:var(--ink);color:var(--paper)}
.btn-ink:hover{background:var(--brass)}
.btn-ghost{border:1px solid rgba(246,242,235,0.5);color:var(--paper);background:transparent}
.btn-ghost:hover{border-color:var(--gold);color:var(--gold)}
.btn-outline{border:1px solid var(--ink);color:var(--ink);background:transparent}
.btn-outline:hover{background:var(--ink);color:var(--paper)}

/* sections */
section.block{padding-top:92px;padding-bottom:92px}
section.block.tight{padding-top:64px;padding-bottom:64px}
.lead{font-family:'Fraunces',serif;font-size:clamp(24px,3.2vw,38px);line-height:1.28;max-width:880px}
.lead em{font-style:italic;color:var(--brass)}
.body{color:#3a3833}
.sechead{margin-bottom:42px}
.sechead h2{font-size:clamp(28px,3.4vw,44px);margin-top:12px}

/* three-col */
.cols3{display:grid;grid-template-columns:repeat(3,1fr);gap:30px}
.col .num{font-family:'Fraunces',serif;font-size:15px;color:var(--brass);border-bottom:1px solid var(--line);padding-bottom:12px;margin-bottom:16px}
.col h3{font-size:23px;margin-bottom:10px}
.col p{color:#3a3833;font-size:16px}

/* feature row */
.feature{display:grid;grid-template-columns:1fr 1fr;align-items:stretch;min-height:520px}
.feature .ph{position:relative;min-height:380px}
.feature .txt{padding:64px 56px;display:flex;flex-direction:column;justify-content:center;background:var(--white)}
.feature.alt .txt{order:-1}
.feature h2{font-size:clamp(28px,3.4vw,42px);margin:14px 0 0}
.feature p{margin-top:18px;color:#3a3833;max-width:440px}
.feature .meta{margin-top:24px;font-size:13px;letter-spacing:0.12em;text-transform:uppercase;color:var(--stone)}

/* listing card */
.listing-card{display:grid;grid-template-columns:1.15fr 1fr;background:var(--white);border:1px solid var(--line);border-radius:3px;overflow:hidden}
.listing-card .ph{position:relative;min-height:360px;overflow:hidden}
.listing-card .ph img{transition:transform .6s ease}
.listing-card:hover .ph img{transform:scale(1.04)}
.listing-card .info{padding:46px 44px;display:flex;flex-direction:column;justify-content:center}
.listing-card .price{font-family:'Fraunces',serif;font-size:34px}
.listing-card h3{font-size:27px;margin:6px 0 4px}
.listing-card .loc{color:var(--stone);font-size:15px}
.statline{display:flex;gap:26px;margin:24px 0;padding:18px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.statline .s .n{font-family:'Fraunces',serif;font-size:22px}
.statline .s .l{font-size:11px;letter-spacing:0.14em;text-transform:uppercase;color:var(--stone);margin-top:4px}
.tag-new{display:inline-block;font-size:11px;font-weight:600;letter-spacing:0.16em;text-transform:uppercase;
  background:var(--forest);color:var(--gold);padding:5px 12px;border-radius:2px;margin-bottom:14px;width:fit-content}

/* band */
.band{position:relative;padding:120px 0;text-align:center;overflow:hidden}
.band .bg{position:absolute;inset:0;z-index:0}
.band .bg::after{content:"";position:absolute;inset:0;background:rgba(20,22,18,0.5)}
.band .inner{position:relative;z-index:1;color:#fff;max-width:720px;margin:0 auto;padding:0 28px}
.band .eyebrow{color:#CFE0B8}
.band h2{font-size:clamp(30px,4.6vw,58px);color:#fff;margin-top:16px}
.band p{margin-top:18px;font-size:18px;color:#EAE7DD;max-width:520px;margin-left:auto;margin-right:auto}
.band .row{display:flex;gap:14px;justify-content:center;margin-top:32px;flex-wrap:wrap}

/* agents */
.agent-grid{display:grid;grid-template-columns:1fr 1fr;gap:24px}
.agent-card{display:flex;align-items:center;gap:18px;background:var(--white);border:1px solid var(--line);border-radius:3px;padding:28px}
.agent-card .av{width:64px;height:64px;border-radius:50%;background:var(--forest);color:var(--gold);
  display:flex;align-items:center;justify-content:center;font-family:'Fraunces',serif;font-size:24px;flex-shrink:0}
.agent-card .nm{font-size:20px;font-weight:600}
.agent-card .ro{font-size:13px;color:var(--stone);letter-spacing:0.04em}
.agent-card a.ph{font-size:15px;color:var(--brass);margin-top:4px;display:inline-block}

/* forms */
.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:56px;align-items:start}
.field{margin-bottom:18px}
.field label{display:block;font-size:13px;letter-spacing:0.08em;text-transform:uppercase;color:var(--stone);margin-bottom:7px}
.field input,.field textarea{width:100%;font-family:inherit;font-size:16px;color:var(--ink);
  background:var(--white);border:1px solid var(--line);border-radius:2px;padding:13px 15px}
.field input:focus,.field textarea:focus{outline:0;border-color:var(--brass)}
.detail-row{display:flex;gap:14px;align-items:flex-start;padding:16px 0;border-bottom:1px solid var(--line)}
.detail-row .k{font-size:13px;letter-spacing:0.1em;text-transform:uppercase;color:var(--stone);min-width:120px}
.detail-row .v{font-size:16px}
.detail-row .v a{color:var(--brass)}

/* footer */
footer{background:var(--ink);color:#B9B2A4;padding:56px 0 36px;font-size:14px}
.foot-top{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:30px;padding-bottom:32px;border-bottom:1px solid rgba(246,242,235,0.14)}
footer .brand{color:var(--paper);font-size:22px;margin-bottom:14px;display:inline-block}
.ftagline{font-family:'Fraunces',serif;font-style:italic;font-size:18px;color:var(--gold);margin:2px 0 12px}
footer .ftcol h4{font-size:12px;letter-spacing:0.16em;text-transform:uppercase;color:#8a857c;margin-bottom:14px;font-family:'Hanken Grotesk',sans-serif;font-weight:600}
footer .ftcol a{display:block;color:#B9B2A4;margin-bottom:9px;font-size:14px}
footer .ftcol a:hover{color:var(--gold)}
.foot-bot{display:flex;flex-wrap:wrap;justify-content:space-between;gap:12px;padding-top:24px;font-size:12px;color:#6f6a61}

.reveal{opacity:0;transform:translateY(26px);transition:opacity .8s ease,transform .8s ease}
.reveal.in{opacity:1;transform:none}

@media(max-width:880px){
  .wrap{padding-left:32px;padding-right:32px}
  .lead,.intro p.body,.pagehero p.tag{padding-right:6px}
  nav.main{display:none;position:absolute;top:66px;left:0;right:0;flex-direction:column;gap:0;
    background:var(--paper);border-bottom:1px solid var(--line);padding:10px 0}
  nav.main.open{display:flex}
  nav.main a.lnk{padding:14px 28px;width:100%}
  nav.main .navcta{margin:10px 28px;justify-content:center}
  .menutoggle{display:block}
  .feature{grid-template-columns:1fr}
  .feature .txt{order:0 !important;padding:46px 28px}
  .cols3,.agent-grid,.contact-grid,.foot-top{grid-template-columns:1fr;gap:24px}
  .listing-card{grid-template-columns:1fr}
  .listing-card .ph{min-height:280px}
  .hero{height:80vh}
}
@media(prefers-reduced-motion:reduce){.reveal{opacity:1;transform:none;transition:none}}