@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600;700&family=Italiana&display=swap');
:root{
  --ink:#171713;--ink-soft:#24231f;--paper:#f8f6f1;--white:#fff;--accent:#cbb58b;--accent-2:#e9dfcb;
  --muted:#77746d;--line:rgba(23,23,19,.13);--dark-line:rgba(255,255,255,.16);--max:1360px;
  --serif:'Italiana',Georgia,serif;--sans:'DM Sans',Inter,system-ui,sans-serif;--ease:cubic-bezier(.2,.8,.2,1);
}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);line-height:1.55;-webkit-font-smoothing:antialiased}body.menu-open{overflow:hidden}
a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}img{display:block;width:100%;height:auto}::selection{background:var(--accent);color:#111}.wrap{width:min(var(--max),calc(100% - 64px));margin:auto}.eyebrow{display:flex;align-items:center;gap:12px;text-transform:uppercase;letter-spacing:.22em;font-size:11px;font-weight:700}.eyebrow:before{content:'';width:32px;height:1px;background:currentColor}.display{font-family:var(--serif);font-weight:400;line-height:.98;letter-spacing:-.025em}.muted{color:var(--muted)}
/* nav */
.topbar{background:#11110f;color:#ddd9d0;text-align:center;padding:8px 20px;font-size:11px;letter-spacing:.12em;text-transform:uppercase}.nav{position:sticky;top:0;z-index:100;background:rgba(248,246,241,.92);backdrop-filter:blur(18px);border-bottom:1px solid var(--line)}.nav-inner{height:82px;display:grid;grid-template-columns:1fr auto 1fr;align-items:center}.nav-left,.nav-right{display:flex;align-items:center;gap:28px}.nav-right{justify-content:flex-end}.nav-link{font-size:12px;letter-spacing:.09em;text-transform:uppercase;font-weight:700}.brand{display:flex;align-items:center;gap:10px;font-size:22px;letter-spacing:.24em;font-weight:600}.brand-mark{width:29px;height:29px;border:1px solid currentColor;display:grid;place-items:center;transform:rotate(45deg)}.brand-mark i{display:block;width:9px;height:9px;background:var(--accent)}.brand span{display:inline-block}.nav-cta{padding:12px 18px;border:1px solid var(--ink);font-size:11px;letter-spacing:.09em;text-transform:uppercase;font-weight:700;transition:.25s var(--ease)}.nav-cta:hover{background:var(--ink);color:#fff}.menu-btn{display:none;background:none;border:0;font-size:12px;text-transform:uppercase;letter-spacing:.1em}.mobile-panel{display:none;position:fixed;inset:0;z-index:99;background:var(--ink);color:#fff;padding:120px 34px 40px}.mobile-panel.open{display:flex;flex-direction:column;justify-content:space-between}.mobile-panel nav{display:grid;gap:12px}.mobile-panel a{font-family:var(--serif);font-size:46px;line-height:1.08}.mobile-meta{color:#aba79f;font-size:13px}
/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:12px;min-height:50px;padding:0 22px;border:1px solid var(--ink);background:transparent;color:var(--ink);font-size:11px;text-transform:uppercase;letter-spacing:.12em;font-weight:700;cursor:pointer;transition:.25s var(--ease)}.btn:after{content:'↗';font-size:15px}.btn:hover{background:var(--ink);color:#fff}.btn-light{border-color:#fff;color:#fff}.btn-light:hover{background:#fff;color:#111}.btn-accent{background:var(--accent);border-color:var(--accent);color:#171713}.btn-accent:hover{background:#e0cfaa;border-color:#e0cfaa;color:#171713}.text-link{font-size:11px;text-transform:uppercase;letter-spacing:.12em;font-weight:700;border-bottom:1px solid;padding-bottom:4px}
/* hero */
.hero{min-height:calc(100vh - 118px);position:relative;display:flex;align-items:flex-end;background:#111;color:#fff;overflow:hidden}.hero-bg{position:absolute;inset:0;background-size:cover;background-position:center}.hero-bg:after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(10,10,8,.16),rgba(10,10,8,.24) 45%,rgba(10,10,8,.74))}.hero-content{position:relative;z-index:2;width:100%;padding:clamp(120px,18vh,220px) 0 58px}.hero-topline{display:flex;justify-content:space-between;align-items:end;gap:40px}.hero h1{font-size:clamp(66px,9.5vw,154px);max-width:1120px;margin:12px 0 28px}.hero-copy{max-width:560px;font-size:17px;color:#e8e5de}.hero-actions{display:flex;gap:10px;flex-wrap:wrap;margin-top:32px}.hero-index{writing-mode:vertical-rl;transform:rotate(180deg);font-size:10px;letter-spacing:.22em;text-transform:uppercase;color:#d6d1c8}.search-dock{position:relative;z-index:3;margin-top:-1px;background:#fff;color:var(--ink);box-shadow:0 30px 90px rgba(0,0,0,.14)}.search-grid{display:grid;grid-template-columns:1.1fr 1fr 1fr .9fr auto}.search-cell{padding:22px 24px;border-right:1px solid var(--line)}.search-cell label{display:block;font-size:10px;text-transform:uppercase;letter-spacing:.13em;color:var(--muted);margin-bottom:7px}.search-cell select,.search-cell input{width:100%;border:0;background:transparent;padding:0;outline:0;font-weight:600}.search-go{border:0;background:var(--ink);color:#fff;padding:0 34px;text-transform:uppercase;font-size:11px;letter-spacing:.14em;font-weight:700;cursor:pointer}
/* sections */
.section{padding:120px 0}.section-sm{padding:78px 0}.section-dark{background:var(--ink);color:#fff}.section-white{background:#fff}.head-row{display:grid;grid-template-columns:1.2fr .8fr;gap:60px;align-items:end;margin-bottom:52px}.head-row h2{font-size:clamp(48px,6vw,88px);margin:10px 0 0}.head-row p{max-width:540px;color:var(--muted);font-size:16px}.section-dark .head-row p{color:#aaa69f}.stats{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.stat{padding:34px 28px;border-right:1px solid var(--line)}.stat:last-child{border-right:0}.stat strong{font-family:var(--serif);font-size:48px;font-weight:400}.stat span{display:block;margin-top:5px;color:var(--muted);font-size:12px;text-transform:uppercase;letter-spacing:.08em}
/* property */
.property-grid{display:grid;grid-template-columns:repeat(12,1fr);gap:24px}.property-card{grid-column:span 6;position:relative}.property-card:nth-child(3n){grid-column:span 5}.property-card:nth-child(3n+1):not(:first-child){grid-column:span 7}.property-media{position:relative;overflow:hidden;background:#ddd;aspect-ratio:4/3}.property-card.large .property-media{aspect-ratio:16/10}.property-media img{height:100%;object-fit:cover;transition:transform .8s var(--ease)}.property-card:hover img{transform:scale(1.035)}.pill{position:absolute;left:18px;top:18px;background:rgba(248,246,241,.92);backdrop-filter:blur(8px);padding:8px 11px;font-size:9px;text-transform:uppercase;letter-spacing:.12em;font-weight:700}.heart{position:absolute;right:18px;top:18px;width:38px;height:38px;border-radius:50%;border:0;background:rgba(248,246,241,.92);font-size:18px;cursor:pointer}.heart.active{background:var(--accent)}.property-info{display:grid;grid-template-columns:1fr auto;gap:20px;padding:18px 0 6px;border-bottom:1px solid var(--line)}.property-info h3{font-family:var(--serif);font-size:34px;font-weight:400;margin:0 0 4px}.property-location{font-size:12px;color:var(--muted)}.property-price{font-size:16px;font-weight:600;padding-top:8px}.property-meta{display:flex;gap:18px;font-size:11px;text-transform:uppercase;letter-spacing:.07em;color:var(--muted);padding-top:12px}.property-meta span+span:before{content:'·';margin-right:18px}
/* editorial split */
.editorial{display:grid;grid-template-columns:.8fr 1.2fr;min-height:720px}.editorial-copy{padding:90px max(50px,calc((100vw - var(--max))/2));padding-right:80px;display:flex;flex-direction:column;justify-content:space-between;background:#1b1b18;color:#fff}.editorial-copy h2{font-size:clamp(54px,6vw,90px);margin:18px 0 24px}.editorial-copy p{color:#b7b2aa;max-width:480px}.editorial-image{min-height:680px;background-size:cover;background-position:center}.process{display:grid;gap:0;margin-top:50px}.process-row{display:grid;grid-template-columns:42px 1fr auto;gap:18px;align-items:center;padding:18px 0;border-top:1px solid var(--dark-line)}.process-row b{font-size:10px;color:var(--accent)}.process-row span{font-size:13px}.process-row i{font-style:normal;color:#777}
/* neighborhoods */
.neighborhood-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}.neighborhood{position:relative;min-height:520px;overflow:hidden;color:#fff}.neighborhood img{position:absolute;inset:0;height:100%;object-fit:cover;transition:.7s var(--ease)}.neighborhood:after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,transparent 25%,rgba(10,10,8,.75))}.neighborhood:hover img{transform:scale(1.04)}.neighborhood-copy{position:absolute;z-index:2;left:28px;right:28px;bottom:28px}.neighborhood-copy small{text-transform:uppercase;letter-spacing:.14em}.neighborhood-copy h3{font-family:var(--serif);font-size:39px;font-weight:400;margin:8px 0}.neighborhood-copy p{font-size:13px;color:#ddd9d0;max-width:350px}
/* quote */
.quote-wrap{display:grid;grid-template-columns:.42fr 1fr;gap:70px;align-items:start}.quote-mark{font-family:var(--serif);font-size:180px;line-height:.65;color:var(--accent)}.quote-text{font-family:var(--serif);font-size:clamp(42px,5vw,74px);line-height:1.08}.quote-by{font-family:var(--sans);font-size:12px;text-transform:uppercase;letter-spacing:.12em;margin-top:34px;color:#aaa69f}
/* CTA */
.cta-wide{background:var(--accent);padding:64px;display:grid;grid-template-columns:1fr auto;align-items:center;gap:30px}.cta-wide h2{font-size:clamp(44px,5vw,76px);margin:0}.cta-wide p{max-width:580px;margin:16px 0 0}
/* pages */
.page-hero{padding:100px 0 65px}.page-hero .kicker{font-size:11px;text-transform:uppercase;letter-spacing:.15em}.page-hero h1{font-size:clamp(68px,8vw,124px);margin:16px 0 20px}.page-hero p{max-width:700px;font-size:18px;color:var(--muted)}.image-hero{min-height:610px;position:relative;background-size:cover;background-position:center;color:#fff;display:flex;align-items:flex-end}.image-hero:after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.12),rgba(0,0,0,.68))}.image-hero .wrap{position:relative;z-index:2;padding-bottom:58px}.image-hero h1{font-size:clamp(62px,8vw,116px);margin:12px 0}.image-hero p{max-width:650px;color:#e4e0d8}.filters{position:sticky;top:82px;z-index:20;background:rgba(248,246,241,.96);backdrop-filter:blur(14px);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.filter-row{display:grid;grid-template-columns:1.3fr repeat(3,1fr) auto;gap:0}.filter-control{padding:18px;border-right:1px solid var(--line)}.filter-control input,.filter-control select{width:100%;background:transparent;border:0;outline:0}.filter-action{padding:0 22px;border:0;background:var(--ink);color:#fff;font-size:10px;text-transform:uppercase;letter-spacing:.12em}.result-count{margin-bottom:28px;color:var(--muted);font-size:12px}.empty{padding:80px;text-align:center;border:1px dashed var(--line);color:var(--muted);grid-column:1/-1}.feature-grid{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--line);border-left:1px solid var(--line)}.feature{padding:26px;border-right:1px solid var(--line);border-bottom:1px solid var(--line)}.feature b{display:block;font-size:12px;text-transform:uppercase;letter-spacing:.08em;margin-bottom:8px}.feature p{font-size:13px;color:var(--muted);margin:0}.story-grid{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:center}.story-image{aspect-ratio:4/5;object-fit:cover}.story-copy h2{font-size:clamp(48px,6vw,82px);margin:14px 0 24px}.story-copy p{color:var(--muted)}
/* forms/cards */
.form-card{background:#fff;border:1px solid var(--line);padding:34px}.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:14px}.field{display:grid;gap:7px}.field.full{grid-column:1/-1}.field label{font-size:10px;text-transform:uppercase;letter-spacing:.1em;color:var(--muted)}.field input,.field select,.field textarea{width:100%;padding:14px 15px;border:1px solid var(--line);background:#fbfaf7;outline:none}.field textarea{min-height:120px;resize:vertical}.toast{position:fixed;right:24px;bottom:24px;background:#171713;color:#fff;padding:15px 18px;z-index:200;font-size:12px;opacity:0;transform:translateY(15px);transition:.25s}.toast.show{opacity:1;transform:none}.calc-result{background:var(--ink);color:#fff;padding:28px;margin-top:14px}.calc-result strong{font-family:var(--serif);font-size:50px;font-weight:400}
/* detail */
.detail-head{padding:52px 0 30px}.detail-headline{display:grid;grid-template-columns:1fr auto;gap:30px;align-items:end}.detail-head h1{font-size:clamp(58px,7vw,105px);margin:8px 0}.detail-price{font-family:var(--serif);font-size:52px;text-align:right}.gallery{display:grid;grid-template-columns:2fr 1fr;grid-template-rows:360px 360px;gap:8px}.gallery figure{margin:0;overflow:hidden;background:#ddd}.gallery figure:first-child{grid-row:1/3}.gallery img{height:100%;object-fit:cover}.detail-body{display:grid;grid-template-columns:1.25fr .75fr;gap:70px;padding:70px 0}.detail-lead{font-family:var(--serif);font-size:38px;line-height:1.2}.detail-facts{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--line);margin:38px 0}.fact{padding:20px 14px 20px 0;border-bottom:1px solid var(--line)}.fact strong{display:block;font-size:19px}.fact span{font-size:10px;text-transform:uppercase;letter-spacing:.1em;color:var(--muted)}.amenities{columns:2;list-style:none;padding:0}.amenities li{padding:10px 0;border-bottom:1px solid var(--line);font-size:13px}.inquiry-card{position:sticky;top:120px;background:#fff;border:1px solid var(--line);padding:30px}.inquiry-card h3{font-family:var(--serif);font-size:34px;font-weight:400;margin:0 0 8px}
/* timeline / guides */
.timeline{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--line);border:1px solid var(--line)}.timeline-item{background:var(--paper);padding:30px}.timeline-item b{font-family:var(--serif);font-size:42px;font-weight:400;color:var(--accent)}.timeline-item h3{margin:24px 0 10px}.timeline-item p{font-size:13px;color:var(--muted)}.resource-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}.resource{padding:30px;background:#fff;border:1px solid var(--line);min-height:250px;display:flex;flex-direction:column;justify-content:space-between}.resource small{text-transform:uppercase;letter-spacing:.12em;color:var(--muted)}.resource h3{font-family:var(--serif);font-size:34px;font-weight:400}.resource p{font-size:13px;color:var(--muted)}
/* footer */
.footer{background:#11110f;color:#ddd9d0;padding:80px 0 34px}.footer-grid{display:grid;grid-template-columns:1.7fr 1fr 1fr 1fr;gap:50px}.footer-brand{font-family:var(--serif);font-size:52px;color:#fff}.footer p{color:#8e8a82;max-width:420px}.footer h4{font-size:10px;text-transform:uppercase;letter-spacing:.15em;color:#8e8a82}.footer a{display:block;padding:6px 0;font-size:13px}.footer-bottom{margin-top:62px;padding-top:24px;border-top:1px solid var(--dark-line);display:flex;justify-content:space-between;gap:20px;font-size:10px;text-transform:uppercase;letter-spacing:.1em;color:#7f7b74}
/* reveal */
[data-reveal]{opacity:0;transform:translateY(20px);transition:opacity .7s var(--ease),transform .7s var(--ease)}[data-reveal].visible{opacity:1;transform:none}
@media(max-width:1050px){.nav-left,.nav-right .nav-link{display:none}.nav-inner{grid-template-columns:1fr auto}.brand{justify-self:start}.nav-right{justify-self:end}.menu-btn{display:block}.hero-topline{display:block}.hero-index{display:none}.search-grid{grid-template-columns:1fr 1fr}.search-go{min-height:58px}.head-row,.story-grid,.detail-body{grid-template-columns:1fr}.property-card,.property-card:nth-child(3n),.property-card:nth-child(3n+1):not(:first-child){grid-column:span 6}.editorial{grid-template-columns:1fr}.editorial-image{min-height:560px}.feature-grid{grid-template-columns:repeat(2,1fr)}.timeline{grid-template-columns:repeat(2,1fr)}.footer-grid{grid-template-columns:1.4fr 1fr 1fr}.footer-grid>div:last-child{grid-column:2/4}.filter-row{grid-template-columns:1fr 1fr}.filter-action{min-height:52px}.gallery{grid-template-rows:280px 280px}.detail-headline{grid-template-columns:1fr}.detail-price{text-align:left}}
@media(max-width:720px){.wrap{width:min(var(--max),calc(100% - 34px))}.topbar{display:none}.nav-inner{height:70px}.brand{font-size:18px}.hero{min-height:84vh}.hero-content{padding-bottom:32px}.hero h1{font-size:clamp(54px,18vw,78px)}.hero-copy{font-size:15px}.search-grid{grid-template-columns:1fr}.search-cell{border-right:0;border-bottom:1px solid var(--line)}.section{padding:82px 0}.section-sm{padding:58px 0}.head-row{gap:24px;margin-bottom:34px}.head-row h2{font-size:52px}.stats{grid-template-columns:1fr 1fr}.stat:nth-child(2){border-right:0}.stat:nth-child(-n+2){border-bottom:1px solid var(--line)}.stat strong{font-size:38px}.property-grid{display:block}.property-card{margin-bottom:36px}.property-info h3{font-size:29px}.property-info{grid-template-columns:1fr}.property-price{padding-top:0}.editorial-copy{padding:70px 24px}.editorial-copy h2{font-size:55px}.editorial-image{min-height:450px}.neighborhood-grid,.resource-grid{grid-template-columns:1fr}.neighborhood{min-height:440px}.quote-wrap{grid-template-columns:1fr;gap:0}.quote-mark{font-size:120px}.cta-wide{padding:38px 28px;grid-template-columns:1fr}.feature-grid,.timeline{grid-template-columns:1fr}.footer-grid{grid-template-columns:1fr 1fr}.footer-grid>div:first-child{grid-column:1/-1}.footer-grid>div:last-child{grid-column:auto}.footer-bottom{flex-direction:column}.page-hero{padding:70px 0 45px}.page-hero h1{font-size:65px}.image-hero{min-height:520px}.filter-row{grid-template-columns:1fr}.filter-control{border-right:0;border-bottom:1px solid var(--line)}.gallery{grid-template-columns:1fr;grid-template-rows:350px 220px 220px}.gallery figure:first-child{grid-row:auto}.detail-facts{grid-template-columns:1fr 1fr}.amenities{columns:1}.form-grid{grid-template-columns:1fr}.field.full{grid-column:auto}.detail-head h1{font-size:62px}.detail-price{font-size:42px}}