:root {
  --ink: #17242c;
  --ink-soft: #3d4c55;
  --muted: #5c6b74;
  --navy: #102433;
  --navy-deep: #0c1c28;
  --lagoon: #143e3c;
  --lagoon-deep: #0f302e;
  --bronze: #7a552e;
  --gold: #b08958;
  --gold-soft: #e7d3b0;
  --cream: #f7f1e8;
  --paper: #fbf8f4;
  --white: #fffcf9;
  --line: rgba(23, 36, 44, 0.12);
  --serif: "Cormorant Garamond", "Palatino Linotype", Palatino, Georgia, serif;
  --sans: "Outfit", "Avenir Next", "Segoe UI", sans-serif;
  --header: 4.5rem;
  --shadow: 0 18px 50px rgba(16, 36, 51, 0.08);
  --ease: 180ms ease;
}

*,
*::before,
*::after {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
  scroll-padding-top: calc(var(--header) + 0.75rem);
}

body {
  margin: 0;
  font-family: var(--sans);
  font-size: 1.0625rem;
  line-height: 1.65;
  color: var(--ink);
  background: var(--paper);
  text-rendering: optimizeLegibility;
  padding-bottom: calc(4.4rem + env(safe-area-inset-bottom));
}

body.nav-open {
  overflow: hidden;
}

img {
  max-width: 100%;
  display: block;
}

figure {
  margin: 0;
}

a {
  color: inherit;
}

button,
input,
select,
textarea {
  font: inherit;
  color: inherit;
}

:focus-visible {
  outline: 2px solid var(--bronze);
  outline-offset: 3px;
}

.stats a:focus-visible,
.connect a:focus-visible,
.site-footer a:focus-visible,
.callbar a:focus-visible,
.btn-primary:focus-visible,
.btn-line:focus-visible {
  outline-color: #f3e6cf;
}

::selection {
  background: var(--gold-soft);
  color: var(--ink);
}

.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;
}

.skip {
  position: absolute;
  left: 1rem;
  top: 0.75rem;
  z-index: 80;
  transform: translateY(-150%);
  background: var(--navy);
  color: white;
  padding: 0.7rem 1rem;
  text-decoration: none;
}

.skip:focus {
  transform: none;
}

.wrap {
  width: min(1120px, calc(100% - 2.5rem));
  margin-inline: auto;
}

.eyebrow {
  margin: 0 0 0.85rem;
  font-size: 0.75rem;
  font-weight: 500;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--bronze);
}

h1,
h2,
h3,
.logo-mark,
.price,
.spec strong,
.stat strong {
  font-family: var(--serif);
  font-weight: 500;
}

h1,
h2,
h3 {
  line-height: 1.05;
  letter-spacing: -0.02em;
  margin: 0;
}

h1 {
  font-size: clamp(3.1rem, 12vw, 4.5rem);
}

h2 {
  font-size: clamp(2.4rem, 5vw, 3.6rem);
  max-width: 16ch;
}

h3 {
  font-size: clamp(1.8rem, 3vw, 2.35rem);
}

p {
  margin: 0;
}

.lead {
  margin-top: 1.25rem;
  max-width: 38rem;
  color: var(--ink-soft);
  font-size: 1.125rem;
}

.section {
  padding: clamp(4.25rem, 8vw, 7rem) 0;
}

.section-head {
  max-width: 40rem;
  margin-bottom: clamp(2rem, 4vw, 3rem);
}

.section-head p {
  margin-top: 1rem;
  color: var(--ink-soft);
  max-width: 42rem;
}

.site-header {
  position: sticky;
  top: 0;
  z-index: 40;
  height: var(--header);
  display: flex;
  align-items: center;
  background: rgba(251, 248, 244, 0.92);
  backdrop-filter: blur(16px);
  border-bottom: 1px solid var(--line);
}

.header-inner {
  width: min(1120px, calc(100% - 2.5rem));
  margin-inline: auto;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 1rem;
}

.logo {
  text-decoration: none;
  color: var(--navy);
}

.logo-mark {
  display: block;
  font-size: 1.55rem;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  line-height: 1;
}

.logo-sub {
  display: block;
  margin-top: 0.28rem;
  font-size: 0.62rem;
  font-weight: 500;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  color: var(--bronze);
}

.nav-toggle {
  width: 2.75rem;
  height: 2.75rem;
  border: 1px solid var(--line);
  background: transparent;
  border-radius: 999px;
  display: inline-flex;
  flex-direction: column;
  justify-content: center;
  align-items: center;
  gap: 5px;
  cursor: pointer;
}

.nav-toggle span {
  display: block;
  width: 1rem;
  height: 1.5px;
  background: var(--navy);
}

.nav-panel {
  position: fixed;
  z-index: 35;
  inset: var(--header) 0 0 0;
  background: var(--paper);
  display: flex;
  flex-direction: column;
  gap: 0.35rem;
  padding: 1.25rem 1.5rem 6rem;
  opacity: 0;
  visibility: hidden;
  transform: translateY(-0.4rem);
  pointer-events: none;
}

.nav-panel.is-open {
  opacity: 1;
  visibility: visible;
  transform: none;
  pointer-events: auto;
}

.nav-panel a {
  text-decoration: none;
  font-size: 1.65rem;
  font-family: var(--serif);
  padding: 0.45rem 0;
  border-bottom: 1px solid var(--line);
}

.nav-phone {
  margin-top: 0.8rem;
  font-family: var(--sans) !important;
  font-size: 1rem !important;
  letter-spacing: 0.04em;
  color: var(--bronze);
  border-bottom: 0 !important;
}

.hero,
.listing,
.about-grid,
.split,
.contact-grid,
.reasons,
.quote-grid,
.diptych,
.footer-grid,
.stats-grid {
  min-width: 0;
}

.hero > *,
.listing > *,
.about-grid > *,
.split > *,
.contact-grid > *,
.diptych > *,
.footer-grid > *,
.stats-grid > * {
  min-width: 0;
}

.hero {
  display: grid;
}

.hero-media {
  position: relative;
  width: 100%;
  aspect-ratio: 4 / 3;
  background: var(--navy);
  overflow: hidden;
}

.hero-media img {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
}

.hero-media::after {
  content: "";
  position: absolute;
  inset: auto 0 0 0;
  height: 45%;
  background: linear-gradient(transparent, rgba(12, 28, 40, 0.55));
}

.hero-caption {
  position: absolute;
  z-index: 1;
  left: 1rem;
  right: 1rem;
  bottom: 1rem;
  margin: 0;
  color: white;
  font-size: 0.72rem;
  font-weight: 500;
  letter-spacing: 0.16em;
  text-transform: uppercase;
}

.hero-copy {
  padding: 2.25rem 0 3rem;
}

.hero h1 em {
  font-style: italic;
  font-weight: 500;
  color: var(--bronze);
}

.hero-actions {
  display: flex;
  flex-direction: column;
  gap: 0.75rem;
  margin-top: 1.75rem;
}

.hero-note {
  margin-top: 1.25rem;
  color: var(--muted);
  font-size: 0.92rem;
}

.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 3rem;
  padding: 0.75rem 1.2rem;
  border-radius: 999px;
  border: 1px solid transparent;
  text-decoration: none;
  font-size: 0.95rem;
  font-weight: 500;
  letter-spacing: 0.01em;
  cursor: pointer;
  background: transparent;
  transition: background-color var(--ease), color var(--ease), border-color var(--ease), transform var(--ease);
}

.btn-primary {
  background: var(--navy);
  color: white;
}

.btn-primary:hover {
  background: var(--lagoon);
}

.btn-ghost {
  border-color: rgba(16, 36, 51, 0.28);
  color: var(--navy);
  background: transparent;
}

.btn-ghost:hover {
  border-color: var(--navy);
  background: white;
}

.btn-light {
  background: white;
  color: var(--navy);
}

.btn-light:hover {
  background: var(--gold-soft);
}

.btn-line {
  border-color: rgba(255, 252, 249, 0.45);
  color: white;
}

.btn-line:hover {
  background: white;
  color: var(--navy);
}

.stats {
  background: var(--navy);
  color: white;
  padding: 1.5rem 0;
}

.stats-grid {
  display: grid;
  gap: 1.1rem;
}

.stat {
  text-decoration: none;
  display: block;
}

.stat strong {
  display: block;
  font-size: 2.2rem;
  line-height: 1;
  font-weight: 500;
}

.stat span {
  display: block;
  margin-top: 0.35rem;
  color: rgba(255, 252, 249, 0.78);
  font-size: 0.92rem;
}

.about-grid,
.split,
.contact-grid,
.reason-grid,
.quote-grid {
  display: grid;
  gap: 1.75rem;
}

.portrait {
  margin: 0;
  max-width: 220px;
}

.portrait img {
  width: 100%;
  aspect-ratio: 1;
  object-fit: cover;
  object-position: center 18%;
  background: #6d6d6d;
}

.portrait figcaption {
  margin-top: 0.7rem;
  font-size: 0.78rem;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--bronze);
}

.about-copy p + p,
.listing-body p + p,
.prose p + p {
  margin-top: 1rem;
}

.areas {
  margin-top: 1.35rem;
  padding-top: 1.15rem;
  border-top: 1px solid var(--line);
  color: var(--ink-soft);
}

.areas strong {
  display: block;
  margin-bottom: 0.3rem;
  color: var(--ink);
  font-weight: 500;
}

.text-link {
  display: inline-flex;
  margin-top: 1.25rem;
  color: var(--bronze);
  font-weight: 500;
  text-underline-offset: 0.18em;
}

.link-row {
  display: flex;
  flex-wrap: wrap;
  gap: 0.5rem 1.25rem;
}

.listings {
  background: var(--cream);
}

.listing {
  display: grid;
  background: var(--white);
  border: 1px solid var(--line);
  box-shadow: var(--shadow);
}

.listing + .listing {
  margin-top: 1.25rem;
}

.listing-media {
  position: relative;
  width: 100%;
  aspect-ratio: 3 / 2;
  background: #d7ddd8;
  overflow: hidden;
}

.listing-media img {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
}

.badge {
  position: absolute;
  z-index: 1;
  top: 0.9rem;
  left: 0.9rem;
  margin: 0;
  padding: 0.35rem 0.7rem;
  background: rgba(16, 36, 51, 0.88);
  color: white;
  font-size: 0.72rem;
  font-weight: 500;
  letter-spacing: 0.14em;
  text-transform: uppercase;
}

.listing-body {
  padding: 1.4rem 1.25rem 1.5rem;
}

.listing-kicker {
  margin: 0 0 0.45rem;
  color: var(--bronze);
  font-size: 0.75rem;
  font-weight: 500;
  letter-spacing: 0.16em;
  text-transform: uppercase;
}

.listing-body h3 {
  font-size: clamp(1.85rem, 4vw, 2.5rem);
}

.city {
  margin-top: 0.35rem;
  color: var(--ink-soft);
}

.price {
  margin-top: 0.85rem;
  font-size: clamp(2rem, 4vw, 2.6rem);
  line-height: 1;
}

.price-note {
  margin-top: 0.35rem;
  color: var(--muted);
  font-size: 0.88rem;
}

.specs {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 0.85rem 1rem;
  margin: 1.25rem 0 0;
  padding: 0;
  list-style: none;
}

.spec strong {
  display: block;
  font-size: 1.55rem;
  line-height: 1;
}

.spec span {
  display: block;
  margin-top: 0.25rem;
  color: var(--muted);
  font-size: 0.75rem;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.listing-body .description {
  margin-top: 1.15rem;
  color: var(--ink-soft);
}

.highlights {
  margin: 1rem 0 0;
  padding: 0;
  list-style: none;
  display: grid;
  gap: 0.4rem;
  color: var(--ink);
}

.highlights li {
  padding-left: 0.95rem;
  position: relative;
}

.highlights li::before {
  content: "";
  width: 0.35rem;
  height: 0.35rem;
  border-radius: 50%;
  background: var(--gold);
  position: absolute;
  left: 0;
  top: 0.55rem;
}

.card-actions {
  display: flex;
  flex-direction: column;
  gap: 0.65rem;
  margin-top: 1.35rem;
}

.fine-print {
  margin-top: 1.25rem;
  color: var(--muted);
  font-size: 0.9rem;
  max-width: 46rem;
}

.reasons {
  display: grid;
  gap: 1.5rem;
}

.reason h3 {
  font-size: 1.7rem;
  margin-bottom: 0.45rem;
}

.reason p {
  color: var(--ink-soft);
}

.quote-grid {
  margin-top: 2.5rem;
}

.quote {
  margin: 0;
  padding: 1.4rem 0 0;
  border-top: 1px solid var(--line);
}

.quote p {
  font-family: var(--serif);
  font-size: clamp(1.45rem, 3vw, 1.85rem);
  line-height: 1.25;
  font-weight: 500;
}

.quote figcaption {
  margin-top: 1rem;
  font-size: 0.92rem;
  color: var(--ink-soft);
}

.quote figcaption span {
  display: block;
  color: var(--bronze);
  font-size: 0.78rem;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  margin-top: 0.2rem;
}

.connect {
  background:
    radial-gradient(1200px 400px at 100% 0%, rgba(176, 137, 88, 0.18), transparent 50%),
    var(--lagoon);
  color: white;
}

.connect .eyebrow {
  color: var(--gold-soft);
}

.connect h2 {
  max-width: 14ch;
}

.connect .section-head p,
.handle {
  color: rgba(255, 252, 249, 0.82);
}

.handle {
  margin-top: 1rem;
  font-family: var(--serif);
  font-size: clamp(1.8rem, 4vw, 2.4rem);
  font-style: italic;
}

.connect-actions {
  display: flex;
  flex-direction: column;
  align-items: flex-start;
  gap: 0.8rem;
  margin-top: 1.5rem;
}

.mini-note {
  font-size: 0.9rem;
  color: rgba(255, 252, 249, 0.7);
}

.photo-label {
  margin: 0;
  grid-column: 1 / -1;
  font-size: 0.75rem;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--gold-soft);
}

.diptych {
  display: grid;
  gap: 0.75rem;
}

.diptych figure {
  margin: 0;
  position: relative;
}

.diptych img {
  width: 100%;
  height: 14rem;
  object-fit: cover;
}

.diptych figcaption {
  position: absolute;
  left: 0.8rem;
  bottom: 0.75rem;
  color: white;
  font-size: 0.75rem;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  text-shadow: 0 1px 8px rgba(0, 0, 0, 0.45);
}

.contact-card,
.form-card {
  background: var(--white);
  border: 1px solid var(--line);
  padding: 1.25rem;
}

.contact-list {
  display: grid;
  gap: 1rem;
  margin: 0;
}

.contact-list div {
  padding-top: 0.9rem;
  border-top: 1px solid var(--line);
}

.contact-list dt {
  font-size: 0.72rem;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--bronze);
}

.contact-list dd {
  margin: 0.25rem 0 0;
}

.contact-list a,
.footer-links a {
  overflow-wrap: anywhere;
}

.contact-list a {
  text-decoration: none;
  font-weight: 500;
}

.contact-list a:hover {
  text-decoration: underline;
  text-underline-offset: 0.15em;
}

.form-card h3 {
  font-size: 1.8rem;
  margin-bottom: 0.4rem;
}

.form-card > p {
  color: var(--ink-soft);
  margin-bottom: 1rem;
}

.inquiry-note {
  margin-bottom: 1rem;
  padding: 0.75rem 0.85rem;
  background: var(--cream);
  color: var(--ink);
  font-size: 0.95rem;
}

.fields {
  display: grid;
  gap: 0.85rem;
}

label {
  display: grid;
  gap: 0.35rem;
  font-size: 0.78rem;
  font-weight: 500;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--ink-soft);
}

input,
select,
textarea {
  width: 100%;
  border: 1px solid rgba(23, 36, 44, 0.18);
  background: var(--paper);
  border-radius: 0.35rem;
  padding: 0.8rem 0.85rem;
  font-size: 1rem;
  letter-spacing: 0;
  text-transform: none;
  font-weight: 400;
  color: var(--ink);
}

textarea {
  min-height: 8.5rem;
  resize: vertical;
}

.form-error {
  margin: 0.2rem 0 0;
  color: #8a2f24;
  font-size: 0.92rem;
  letter-spacing: 0;
  text-transform: none;
  font-weight: 400;
}

.form-success {
  margin-top: 0.85rem;
  color: var(--lagoon);
  font-size: 0.95rem;
}

.map-wrap {
  margin-top: 1rem;
  border: 1px solid var(--line);
  background: white;
}

.map-wrap iframe {
  display: block;
  width: 100%;
  height: 240px;
  border: 0;
}

.map-wrap a {
  display: inline-block;
  padding: 0.75rem 0.9rem;
  color: var(--bronze);
  font-weight: 500;
}

.site-footer {
  background: var(--navy-deep);
  color: rgba(255, 252, 249, 0.82);
  padding: 3rem 0 2rem;
  border-top: 1px solid var(--gold);
}

.footer-grid {
  display: grid;
  gap: 1.75rem;
}

.site-footer .logo-mark,
.site-footer .logo-sub {
  color: white;
}

.site-footer .logo-sub {
  color: var(--gold-soft);
}

.site-footer p {
  margin-top: 0.8rem;
  max-width: 28rem;
}

.site-footer a {
  color: white;
  text-decoration: none;
}

.site-footer a:hover {
  text-decoration: underline;
  text-underline-offset: 0.15em;
}

.footer-links {
  display: grid;
  gap: 0.4rem;
}

.footer-base {
  display: flex;
  flex-direction: column;
  gap: 0.8rem;
  margin-top: 2rem;
  padding-top: 1.2rem;
  border-top: 1px solid rgba(255, 252, 249, 0.12);
  font-size: 0.88rem;
}

.equal-housing {
  display: flex;
  align-items: center;
  gap: 0.55rem;
}

.equal-housing svg {
  width: 1.7rem;
  height: 1.7rem;
  flex: none;
}

.callbar {
  position: fixed;
  z-index: 30;
  left: 0;
  right: 0;
  bottom: 0;
  display: grid;
  grid-template-columns: 1fr 1fr;
  background: var(--navy);
  padding-bottom: env(safe-area-inset-bottom);
}

.callbar a {
  color: white;
  text-decoration: none;
  text-align: center;
  min-height: 3.25rem;
  display: flex;
  align-items: center;
  justify-content: center;
  font-weight: 500;
}

.callbar a + a {
  background: var(--lagoon);
}

@media (min-width: 720px) {
  .hero-actions,
  .card-actions,
  .connect-actions {
    flex-direction: row;
    flex-wrap: wrap;
    align-items: center;
  }

  .stats-grid {
    grid-template-columns: repeat(3, 1fr);
    gap: 1rem;
  }

  .specs {
    grid-template-columns: repeat(4, minmax(0, 1fr));
  }

  .reasons,
  .quote-grid,
  .contact-grid,
  .footer-grid,
  .diptych {
    grid-template-columns: 1fr 1fr;
  }

  .diptych img {
    height: 16rem;
  }

  .footer-base {
    flex-direction: row;
    justify-content: space-between;
    align-items: center;
  }

  .portrait {
    max-width: 280px;
  }
}

@media (min-width: 960px) {
  body {
    padding-bottom: 0;
  }

  .callbar,
  .nav-toggle {
    display: none;
  }

  .nav-panel {
    position: static;
    inset: auto;
    flex-direction: row;
    align-items: center;
    gap: 1.35rem;
    padding: 0;
    background: transparent;
    opacity: 1;
    visibility: visible;
    transform: none;
    pointer-events: auto;
  }

  .nav-panel a {
    font-family: var(--sans);
    font-size: 0.95rem;
    padding: 0.2rem 0;
    border-bottom: 0;
  }

  .nav-panel a:hover {
    color: var(--bronze);
  }

  .nav-phone {
    margin: 0 0 0 0.4rem;
    padding: 0.55rem 0.9rem !important;
    border: 1px solid var(--line);
    border-radius: 999px;
    font-size: 0.92rem !important;
  }

  .hero {
    grid-template-columns: minmax(0, 1.08fr) minmax(0, 0.92fr);
    min-height: calc(100svh - var(--header));
    align-items: stretch;
  }

  .hero-media {
    aspect-ratio: auto;
    height: 100%;
    min-height: 100%;
    order: 2;
  }

  .hero-copy {
    width: auto;
    margin: 0;
    display: flex;
    flex-direction: column;
    justify-content: center;
    padding: 3.5rem 3.25rem 3.5rem max(1.25rem, calc((100vw - 1120px) / 2));
  }

  h1 {
    font-size: clamp(4.2rem, 5.5vw, 5.5rem);
  }

  .about-grid {
    grid-template-columns: minmax(0, 1.35fr) minmax(240px, 0.65fr);
    gap: 3.5rem;
    align-items: center;
  }

  .portrait {
    max-width: none;
    justify-self: end;
    width: min(100%, 340px);
    position: relative;
  }

  .portrait::after {
    content: "";
    position: absolute;
    inset: 1rem -1rem -1rem 1rem;
    border: 1px solid var(--gold);
    z-index: -1;
  }

  .listing {
    grid-template-columns: 1.05fr 0.95fr;
    align-items: stretch;
  }

  .listing-flip {
    grid-template-columns: 0.95fr 1.05fr;
  }

  .listing-flip .listing-media {
    order: 2;
  }

  .listing-media {
    aspect-ratio: auto;
    height: 100%;
    min-height: 100%;
  }

  .listing-body {
    padding: 2.25rem 2.2rem;
    display: flex;
    flex-direction: column;
    justify-content: center;
  }

  .split {
    grid-template-columns: 0.9fr 1.1fr;
    gap: 3rem;
    align-items: end;
  }

  .contact-grid {
    grid-template-columns: 0.82fr 1.18fr;
    gap: 1.25rem;
    align-items: start;
  }

  .map-wrap iframe {
    height: 280px;
  }
}

@media (max-width: 380px) {
  .logo-mark {
    font-size: 1.35rem;
    letter-spacing: 0.1em;
  }

  .wrap,
  .header-inner {
    width: min(1120px, calc(100% - 1.7rem));
  }
}

@media (prefers-reduced-motion: reduce) {
  html {
    scroll-behavior: auto;
  }

  *,
  *::before,
  *::after {
    transition: none !important;
    animation: none !important;
  }
}

@media print {
  .site-header,
  .callbar,
  .nav-toggle,
  .hero-actions,
  .card-actions,
  .connect-actions,
  form,
  iframe,
  .map-wrap a {
    display: none !important;
  }

  body {
    padding: 0;
    background: white;
    color: black;
  }

  .stats,
  .connect,
  .site-footer {
    background: white;
    color: black;
  }
}