:root{
  --ink:#0E1B33; --navy:#EDEFF3; --navy-2:#EFF1F5; --navy-3:#DCE1E9; --mist:#6B7280;
  --bone:#FFFFFF; --paper:#F7F6F3; --gold:#B08A3E; --gold-dark:#7E6018; --gold-lt:#7E6018;
  --line:rgba(14,27,51,.15); --line-lt:rgba(255,255,255,.24);
  --sans:'Inter',system-ui,-apple-system,sans-serif;
  --display:'Archivo',system-ui,sans-serif;
  --ease:cubic-bezier(.22,.61,.36,1);
  --pad:clamp(20px,5vw,72px);
}
*{margin:0;padding:0;box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{font-family:var(--sans);background:var(--paper);color:var(--ink);font-weight:400;line-height:1.68;-webkit-font-smoothing:antialiased;overflow-x:hidden;font-size:16px}
img{display:block;max-width:100%;height:auto}
a{color:inherit;text-decoration:none}
.wrap{width:100%;max-width:1260px;margin:0 auto;padding:0 var(--pad)}
.eyebrow{font-size:11px;font-weight:600;letter-spacing:.24em;text-transform:uppercase;color:var(--gold-dark)}
.eyebrow.on-dark{color:var(--gold-dark)}
h1,h2,h3{font-family:var(--display);font-weight:700;line-height:1.12;letter-spacing:-.022em}
h2{font-size:clamp(30px,4.2vw,50px)}
h3{font-size:clamp(19px,2vw,25px);line-height:1.24}
em{font-style:normal;font-weight:600;color:var(--gold-dark)}
p{color:rgba(14,27,51,.84)}
.lede{font-size:clamp(17px,1.5vw,20px);line-height:1.7}

.rv{opacity:0;transform:translateY(24px);transition:opacity 1s var(--ease),transform 1s var(--ease)}
.rv.in{opacity:1;transform:none}
.rv.d1{transition-delay:.1s}.rv.d2{transition-delay:.2s}.rv.d3{transition-delay:.3s}.rv.d4{transition-delay:.4s}
@media(prefers-reduced-motion:reduce){.rv{opacity:1;transform:none;transition:none}}

/* nav */
.nav{position:fixed;top:0;left:0;right:0;z-index:100;padding:20px 0;transition:padding .4s var(--ease),background .4s var(--ease),box-shadow .4s var(--ease)}
.nav-in{display:flex;align-items:center;justify-content:space-between;gap:24px}
.logo{font-family:var(--display);font-size:19px;letter-spacing:.2px;color:var(--ink);display:flex;align-items:center;gap:11px;line-height:1.1;padding:6px 0;min-height:44px;flex:1 1 auto;min-width:0}
.logo small{display:block;font-family:var(--sans);font-size:9.5px;letter-spacing:.2em;text-transform:uppercase;opacity:.65;margin-top:3px;font-weight:500}
.nav-links{display:flex;gap:24px;align-items:center}
.nav-links a{font-size:13.5px;font-weight:500;color:rgba(14,27,51,.84);transition:color .3s;position:relative;min-height:44px;min-width:44px;display:inline-flex;align-items:center}
.nav-links a:after{content:'';position:absolute;left:0;bottom:9px;width:0;height:1px;background:currentColor;transition:width .35s var(--ease)}
.nav-links a:hover:after{width:100%}
.nav-cta{font-family:var(--sans);font-size:13px;font-weight:600;padding:0 20px;height:44px;min-height:44px;border:1px solid rgba(14,27,51,.28);color:var(--ink);transition:all .35s var(--ease);white-space:nowrap;display:inline-flex;align-items:center;justify-content:center;flex:0 0 auto}
.nav-cta:hover{background:var(--ink);color:var(--bone);border-color:var(--ink)}
.nav.stuck{background:rgba(247,246,243,.96);backdrop-filter:blur(14px);padding:12px 0;box-shadow:0 1px 0 var(--line)}
.nav.stuck .logo{color:var(--ink)}
.nav.stuck .nav-links a{color:rgba(14,27,51,.8)}
.nav.stuck .nav-cta{color:var(--ink);border-color:var(--line)}
.nav.stuck .nav-cta:hover{background:var(--ink);color:var(--bone);border-color:var(--ink)}
/* hamburger + mobile drawer */
.burger{display:none;flex-direction:column;justify-content:center;gap:5px;width:46px;min-width:46px;height:46px;min-height:46px;background:none;border:0;cursor:pointer;padding:0;align-items:center;flex:0 0 auto;box-sizing:border-box;margin:0}
.burger span{display:block;width:26px;height:1.5px;background:var(--ink);transition:background .4s var(--ease),transform .35s var(--ease),opacity .25s}
.burger span:nth-child(2){width:19px}
.nav.stuck .burger span{background:var(--ink)}
.burger.open span:nth-child(1){transform:translateY(6.5px) rotate(45deg)}
.burger.open span:nth-child(2){opacity:0}
.burger.open span:nth-child(3){transform:translateY(-6.5px) rotate(-45deg)}
.mobile-nav{position:fixed;top:var(--pvh,56px);left:0;right:0;bottom:0;z-index:120;background:#FFFFFF;display:flex;flex-direction:column;justify-content:center;padding:70px 22px 40px;overflow-y:auto;opacity:0;pointer-events:none;transition:opacity .4s var(--ease)}
.mobile-nav.open{opacity:1;pointer-events:auto}
.mobile-nav a{font-family:var(--display);font-size:clamp(25px,7vw,36px);color:var(--ink);padding:13px 0;min-height:52px;display:flex;align-items:center;border-bottom:1px solid rgba(14,27,51,.14);line-height:1.15}
.mobile-nav .mn-cta{font-family:var(--sans);font-size:15px;letter-spacing:.02em;color:var(--gold-dark);border-bottom:0;margin-top:22px;font-weight:600}
.mn-close{position:absolute;top:14px;right:18px;width:48px;height:48px;background:none;border:0;color:var(--ink);font-size:30px;line-height:1;cursor:pointer}
@media(max-width:980px){.nav-links{display:none}.burger{display:flex}}

/* hero */
.hero{position:relative;min-height:calc(100svh - 38px);display:flex;align-items:flex-end;overflow:hidden;background:var(--paper)}
.hero-bg{position:absolute;inset:0;z-index:0}
.hero-bg img{width:100%;height:100%;object-fit:cover;object-position:60% 40%;filter:saturate(1.02);animation:drift 32s ease-in-out infinite alternate}
@keyframes drift{from{transform:scale(1.06)}to{transform:scale(1.15) translate3d(-1.5%,-1.5%,0)}}
.hero-bg:after{content:'';position:absolute;inset:0;background:linear-gradient(100deg,rgba(247,246,243,.96) 0%,rgba(247,246,243,.92) 34%,rgba(247,246,243,.74) 62%,rgba(247,246,243,.56) 100%)}
.hero-bg:before{content:'';position:absolute;inset:0;z-index:1;background:rgba(247,246,243,.30)}
.hero-inner{position:relative;z-index:2;width:100%;padding-bottom:clamp(38px,7vh,80px);padding-top:132px}
.hero h1{font-size:clamp(32px,5.2vw,62px);color:var(--ink);max-width:20ch;margin:22px 0 0;font-weight:600}
.hero h1 em{color:#7E6018}
.hero p{color:rgba(14,27,51,.84);max-width:56ch;margin-top:22px;font-size:clamp(16px,1.35vw,19px)}
.hero-actions{display:flex;flex-wrap:wrap;gap:14px;margin-top:34px}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:10px;font-size:14.5px;font-weight:600;padding:16px 30px;transition:all .35s var(--ease);border:1px solid transparent;cursor:pointer;font-family:var(--sans);text-align:center;min-height:48px}
.btn-gold{background:var(--gold);color:#FFFFFF;letter-spacing:.6px;text-indent:.6px}
.btn-gold:hover{background:#5F4711;color:#fff;transform:translateY(-2px)}
.btn-ghost{border-color:rgba(14,27,51,.45);color:var(--ink)}
.btn-ghost:hover{background:rgba(14,27,51,.06);border-color:var(--ink)}
.hero-actions .btn{min-height:52px}
.hero-strip{position:relative;z-index:2;border-top:1px solid rgba(14,27,51,.2);margin-top:clamp(32px,6vh,54px);padding-top:22px;display:grid;grid-template-columns:repeat(4,1fr);gap:20px}
.hs-item .k{font-family:var(--display);font-size:clamp(18px,1.8vw,23px);color:var(--ink);line-height:1.1;font-weight:600}
.hs-item .v{font-size:10.5px;letter-spacing:.18em;text-transform:uppercase;color:rgba(14,27,51,.66);margin-top:7px}
@media(max-width:860px){.hero-strip{grid-template-columns:1fr 1fr;gap:18px}}
@media(max-width:520px){.hero-strip{grid-template-columns:1fr;gap:14px}.hs-item{display:flex;justify-content:space-between;align-items:baseline;gap:14px}.hs-item .v{margin-top:0;text-align:right}}

/* sections */
.sec{padding:clamp(70px,10vw,140px) 0}
.sec-bone{background:var(--bone)}
.sec-dark{background:#ECEFF4;color:var(--ink)}
.sec-dark p{color:rgba(14,27,51,.78)}
.sec-dark h2,.sec-dark h3{color:var(--ink)}
.s-head{max-width:680px}
.s-head h2{margin-top:16px}
.s-head p{margin-top:20px}

.statement{font-family:var(--display);font-weight:700;letter-spacing:-.02em;font-size:clamp(24px,3vw,40px);line-height:1.3;color:var(--ink);max-width:22ch}
.statement-grid{display:grid;grid-template-columns:.95fr 1.05fr;gap:clamp(32px,6vw,86px);align-items:start}
.statement-side p+p{margin-top:20px}
.about-photo{position:relative;overflow:hidden}
.about-photo img{width:100%;height:100%;object-fit:cover;aspect-ratio:1/1;object-position:50% 26%;border-radius:2px}
@media(max-width:880px){.statement-grid{grid-template-columns:1fr}.statement{max-width:26ch}.about-photo img{aspect-ratio:1/1}}

/* spec rows */
.spec{margin-top:50px;border-top:1px solid var(--line)}
.spec-row{display:grid;grid-template-columns:230px 1fr;gap:24px;align-items:baseline;padding:22px 4px;border-bottom:1px solid var(--line);transition:background .3s,padding-left .3s var(--ease)}
.spec-row:hover{background:rgba(14,27,51,.03);padding-left:12px}
.spec-k{font-family:var(--display);font-weight:600;font-size:clamp(18px,1.8vw,22px);color:var(--ink)}
.spec-v{font-size:14.5px;color:rgba(14,27,51,.8)}
@media(max-width:760px){.spec-row{grid-template-columns:1fr;gap:7px;padding:18px 2px}}

/* areas grid */
.areas{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;margin-top:50px;background:var(--line)}
.area{position:relative;overflow:hidden;min-height:230px}
.area img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease)}
.area:hover img{transform:scale(1.08)}
.area:after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(15,17,21,.05) 30%,rgba(15,17,21,.88) 100%)}
.area-in{position:relative;z-index:2;height:100%;display:flex;flex-direction:column;justify-content:flex-end;padding:clamp(18px,2.2vw,24px)}
.area .n{font-family:var(--display);font-size:12px;color:#DCE1E9;letter-spacing:.06em;font-weight:600}
.area h3{margin:8px 0 0;font-size:clamp(17px,1.7vw,20px);color:#fff}
@media(max-width:980px){.areas{grid-template-columns:repeat(2,1fr)}}
@media(max-width:560px){.areas{grid-template-columns:1fr 1fr;gap:1px}.area{min-height:170px}}

/* listings */
.listings{margin-top:50px;display:grid;grid-template-columns:repeat(4,1fr);gap:20px}
.lc{border:1px solid var(--line);background:var(--bone);padding:22px;display:flex;flex-direction:column;gap:6px}
.lc .price{font-family:var(--display);font-weight:700;font-size:clamp(21px,2vw,26px);color:var(--ink)}
.lc .addr{font-size:14px;color:rgba(14,27,51,.85);line-height:1.4}
.lc .meta{font-size:12.5px;color:var(--mist);margin-top:6px}
.lc .status{align-self:flex-start;font-size:10.5px;letter-spacing:.14em;text-transform:uppercase;color:var(--gold-dark);font-weight:700;border:1px solid var(--gold-dark);padding:4px 9px;margin-bottom:4px}
@media(max-width:980px){.listings{grid-template-columns:1fr 1fr}}
@media(max-width:560px){.listings{grid-template-columns:1fr}}

/* process */
.proc{margin-top:50px;display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:rgba(14,27,51,.16)}
.pstep{background:#FFFFFF;color:var(--ink);padding:clamp(24px,2.6vw,32px)}
.pstep .num{font-family:var(--display);font-size:13px;color:var(--gold-dark);letter-spacing:.06em;font-weight:700}
.pstep h3{color:var(--ink);margin:14px 0 9px;font-size:clamp(17px,1.8vw,20px)}
.pstep p{font-size:14px;line-height:1.62;color:rgba(14,27,51,.78)}
@media(max-width:880px){.proc{grid-template-columns:1fr 1fr}}
@media(max-width:520px){.proc{grid-template-columns:1fr}}

/* credentials */
.cred{display:grid;grid-template-columns:repeat(4,1fr);gap:clamp(20px,2.6vw,34px);margin-top:50px}
.cr{padding-top:22px;border-top:1px solid var(--ink)}
.cr h3{font-size:clamp(17px,1.8vw,21px);margin-bottom:10px}
.cr p{font-size:14px;line-height:1.62}
@media(max-width:880px){.cred{grid-template-columns:1fr 1fr;gap:26px}}
@media(max-width:520px){.cred{grid-template-columns:1fr}}
.sec-dark .cr{border-top:1px solid rgba(14,27,51,.2)}

/* testimonials */
.quotes{margin-top:50px;display:grid;grid-template-columns:repeat(2,1fr);gap:1px;background:var(--line)}
.q{background:var(--paper);padding:clamp(26px,3vw,36px);display:flex;flex-direction:column}
.q .mark{font-family:var(--display);font-size:44px;color:var(--gold-dark);line-height:1;opacity:.75}
.q p.qt{font-size:16px;line-height:1.68;color:rgba(14,27,51,.85);margin-top:6px;flex:1}
.q-author{margin-top:20px;font-family:var(--display);font-weight:700;font-size:15px;color:var(--ink)}
.q-author span{display:block;font-family:var(--sans);font-weight:400;font-size:12.5px;color:var(--mist);margin-top:2px}
@media(max-width:760px){.quotes{grid-template-columns:1fr}}

/* who-for */
.who{display:grid;grid-template-columns:repeat(2,1fr);gap:1px;margin-top:48px;background:var(--line)}
.wh{background:var(--paper);padding:clamp(22px,2.4vw,30px);display:flex;gap:16px;align-items:flex-start}
.wh .wh-i{font-family:var(--display);font-size:13px;color:var(--gold-dark);flex:0 0 auto;padding-top:3px;font-weight:700}
.wh h3{font-size:18px;margin-bottom:7px}
.wh p{font-size:14px;line-height:1.6}
@media(max-width:640px){.who{grid-template-columns:1fr}}

/* band */
.band{background:#E4E8EF;color:var(--ink);padding:clamp(44px,6vw,76px) 0}
.band-in{display:grid;grid-template-columns:1.15fr .85fr;gap:clamp(28px,5vw,64px);align-items:center}
.band h2{color:var(--ink);font-size:clamp(27px,3.7vw,46px)}
.band p{color:rgba(14,27,51,.8);font-size:16.5px}
.band .btn-white{background:#B08A3E;color:#FFFFFF;min-height:52px;font-weight:700}
.band .btn-white:hover{background:#5F4711;transform:translateY(-2px)}
@media(max-width:820px){.band-in{grid-template-columns:1fr;gap:26px}}

/* inquiry */
.inq{display:grid;grid-template-columns:1fr 1fr;min-height:600px}
.inq-img{position:relative;overflow:hidden;background:#DCE1E9;min-height:340px}
.inq-img img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:50% 40%}
.inq-body{background:#ECEFF4;color:var(--ink);padding:clamp(38px,6vw,84px) var(--pad);display:flex;flex-direction:column;justify-content:center}
.inq-body h2{color:var(--ink);max-width:17ch}
.inq-body>p{margin-top:18px;max-width:46ch;color:rgba(14,27,51,.78)}
form{margin-top:30px;display:grid;gap:16px;max-width:500px}
.f2{display:grid;grid-template-columns:1fr 1fr;gap:16px}
label{display:block;font-size:11.5px;letter-spacing:.18em;text-transform:uppercase;color:rgba(14,27,51,.74);margin-bottom:8px}
input,textarea,select{width:100%;background:transparent;border:0;border-bottom:1px solid rgba(14,27,51,.4);color:var(--ink);font-family:var(--sans);font-size:15px;padding:9px 0;transition:border-color .3s;border-radius:0;min-width:0;max-width:100%}
input:focus,textarea:focus,select:focus{outline:0;border-color:#fff;box-shadow:0 1px 0 #fff}
input::placeholder,textarea::placeholder{color:rgba(14,27,51,.5)}
textarea{resize:vertical;min-height:74px}
select option{color:var(--ink);background:#fff}
select{background:#fff;color:var(--ink);border:1px solid rgba(14,27,51,.4);padding:11px 12px;min-height:46px}
select:focus{border-color:#fff}

button.submit-btn{margin-top:6px;background:var(--gold);color:#FFFFFF;letter-spacing:.6px;text-transform:none;border:0;font-family:var(--sans);font-size:14.5px;font-weight:700;padding:16px 30px;cursor:pointer;transition:all .3s var(--ease);min-height:48px}
button.submit-btn:hover{background:#5F4711;color:#fff}
.inq-alt{margin-top:26px;padding-top:22px;border-top:1px solid rgba(14,27,51,.18);display:flex;flex-wrap:wrap;gap:26px}
.inq-alt a{font-size:14.5px;color:var(--ink);border-bottom:1px solid var(--gold-dark);padding-bottom:2px;transition:border-color .3s;overflow-wrap:anywhere;display:inline-flex;align-items:center;min-height:44px;min-width:44px;padding-top:10px;line-height:1.4}
.inq-alt a:hover{border-color:var(--ink)}
@media(max-width:900px){.inq{grid-template-columns:1fr}.inq-img{min-height:280px;order:-1}.f2{grid-template-columns:1fr}}

/* faq */
.faq{margin-top:46px;max-width:860px}
details{border-bottom:1px solid var(--line)}
summary{list-style:none;cursor:pointer;padding:23px 44px 23px 0;position:relative;font-family:var(--display);font-weight:600;font-size:clamp(17px,1.7vw,21px);color:var(--ink);transition:color .3s;min-height:44px}
summary::-webkit-details-marker{display:none}
summary:hover{color:var(--gold-dark)}
summary:after{content:'';position:absolute;right:8px;top:50%;width:11px;height:11px;border-right:1.5px solid var(--gold);border-bottom:1.5px solid var(--gold);transform:translateY(-70%) rotate(45deg);transition:transform .35s var(--ease)}
details[open] summary:after{transform:translateY(-30%) rotate(225deg)}
details p{padding:0 40px 26px 0;font-size:15px;max-width:74ch}
details p a{display:inline-flex;align-items:center;min-height:44px;padding:2px 0;overflow-wrap:anywhere}

/* brokerage compliance band */
.bkg{background:#FFFFFF;border-top:1px solid rgba(14,27,51,.14);padding:clamp(28px,3.4vw,42px) 0}
.bkg-in{display:flex;align-items:center;gap:clamp(20px,3vw,44px);flex-wrap:wrap}
.bkg-mark{font-family:var(--display);font-size:20px;font-weight:600;letter-spacing:.06em;color:var(--ink);line-height:1.15;border:1px solid rgba(14,27,51,.28);padding:14px 20px;flex:0 0 auto;text-align:center}
.bkg-mark span{font-style:normal;font-size:14px;opacity:.7}
.bkg-mark small{display:block;font-family:var(--sans);font-size:9px;letter-spacing:.26em;margin-top:4px;opacity:.72;font-weight:600}
.bkg-txt{flex:1 1 320px;min-width:0}
.bkg-txt p{font-size:14.5px;line-height:1.62;color:rgba(14,27,51,.74);max-width:74ch;overflow-wrap:anywhere}
.bkg-marks{margin-top:8px;font-size:10.5px;letter-spacing:.18em;text-transform:uppercase;color:rgba(14,27,51,.62);font-weight:600}
@media(max-width:640px){.bkg-in{gap:18px}}

/* footer */
.foot{background:#EFF1F5;color:rgba(14,27,51,.74);padding:clamp(46px,7vw,80px) 0 32px;border-top:1px solid rgba(14,27,51,.14)}
.foot-top{display:grid;grid-template-columns:1.3fr 1fr 1fr;gap:34px;padding-bottom:34px;border-bottom:1px solid rgba(14,27,51,.14)}
.foot .logo{color:var(--ink)}
.foot h4{font-size:10.5px;letter-spacing:.2em;text-transform:uppercase;color:rgba(14,27,51,.66);font-weight:600;margin-bottom:14px}
.foot-c{display:grid;gap:6px;font-size:14.5px}
.foot-c a{display:inline-flex;align-items:center;min-height:44px;min-width:44px;padding:10px 0;line-height:1.4;overflow-wrap:anywhere}
.foot-c a:hover{color:var(--ink)}
.foot-bot{padding-top:22px;display:flex;flex-wrap:wrap;justify-content:space-between;gap:14px;font-size:12px;color:rgba(14,27,51,.66)}
.foot-legal{font-size:.9rem;line-height:1.6;color:rgba(14,27,51,.66);max-width:900px;margin-top:18px}
@media(max-width:760px){.foot-top{grid-template-columns:1fr;gap:28px}}
@media(max-width:400px){.foot-top{grid-template-columns:1fr}}

.pv-banner{position:fixed;top:0;left:0;right:0;z-index:200;background:linear-gradient(135deg,#2E3A2A,#0E1B33);color:#FFFFFF;display:flex;align-items:center;justify-content:center;gap:16px;flex-wrap:wrap;padding:9px 16px;font-size:12.5px;letter-spacing:.01em;box-shadow:0 1px 14px rgba(0,0,0,.22)}
.pv-banner strong{font-weight:700;letter-spacing:.06em}
.pv-cta{background:#FFFFFF;color:#0E1B33;padding:13px 20px;font-size:12px;font-weight:700;letter-spacing:.04em;white-space:nowrap;transition:transform .2s,background .2s;display:inline-flex;align-items:center;min-height:44px;min-width:44px;justify-content:center}
.pv-cta:hover{background:#fff;transform:scale(1.04)}
body{padding-top:38px}
.nav{top:38px}
@media(max-width:600px){.pv-banner{font-size:11.5px;gap:10px;padding:8px 12px}body{padding-top:56px}.nav{top:56px}}

@media(max-width:980px){
  .nav-in{gap:10px}
  .logo{flex:1 1 auto;min-width:0}
  .nav-cta{flex:0 0 auto;font-size:12px;letter-spacing:.03em;padding:0 15px;height:42px;min-height:42px;display:inline-flex;align-items:center;justify-content:center;margin:0}
  .burger{flex:0 0 auto;margin:0}
}
@media(max-width:520px){
  .nav-cta{font-size:11.5px;padding:0 12px;height:40px;min-height:40px}
  .logo{font-size:16px;gap:9px}
  .logo small{display:none}
  .logo>span:last-child{line-height:1.18}
}
@media(max-width:359px){
  .nav-cta{display:none}
}
@media(max-width:820px){
  .hero-bg img{animation:none;transform:none;width:100%;max-width:100%}
  .inq-alt{gap:6px;flex-direction:column}
  .foot-c{gap:2px}
}
input,textarea,select{min-width:0;max-width:100%}

/* sale cards with photography */
.lc.lc-photo{padding:0;overflow:hidden}
.lc-photo .ph{position:relative;aspect-ratio:3/2;overflow:hidden}
.lc-photo .ph img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform 1.1s var(--ease)}
.lc-photo:hover .ph img{transform:scale(1.06)}
.lc-photo .lc-b{padding:20px 20px 24px;display:flex;flex-direction:column;gap:5px}
.lc-photo .status{position:absolute;left:12px;top:12px;z-index:2;background:rgba(255,255,255,.95);margin:0;border-color:transparent}
/* charcoal band / contact / footer */
.band{background:#24282C !important;color:#F4F5F6 !important}
.band h2,.band h3{color:#fff !important}
.band p{color:rgba(244,245,246,.82) !important}
.band .btn-white{background:#fff !important;color:#16181B !important;border-color:#fff !important}
.inq-body{background:#24282C !important;color:#F4F5F6 !important}
.inq-body h2{color:#fff !important}
.inq-body p,.inq-body .note-sm{color:rgba(244,245,246,.82) !important}
.inq-body .eyebrow{color:#E3C079 !important}
.inq-body label{color:rgba(244,245,246,.78) !important}
.inq-body input,.inq-body textarea,.inq-body select{background:#2E343A !important;color:#F4F5F6 !important;border-color:rgba(244,245,246,.28) !important}
.inq-body input::placeholder,.inq-body textarea::placeholder{color:rgba(244,245,246,.5) !important}
.inq-body a{color:#E3C079 !important}
.foot{background:#1D2124 !important;color:rgba(244,245,246,.74) !important;border-top:1px solid rgba(244,245,246,.16) !important}
.foot a{color:rgba(244,245,246,.86) !important}
.foot h3,.foot h4,.foot .logo,.foot strong{color:#fff !important}
.foot .foot-legal,.foot .foot-bot{color:rgba(244,245,246,.62) !important}
.foot img{filter:brightness(0) invert(1)}
/* charcoal dark sections */
.sec-dark{background:#24282C !important;color:#F4F5F6}
.sec-dark h2,.sec-dark h3,.sec-dark .num{color:#fff !important}
.sec-dark p,.sec-dark .lede{color:rgba(244,245,246,.82) !important}
.sec-dark em{color:#E3C079 !important;font-style:normal}
.sec-dark .eyebrow{color:#E3C079 !important}
.sec-dark .cr{border-top:1px solid rgba(244,245,246,.32) !important}
.sec-dark .lc{background:#2E343A !important;border-color:rgba(244,245,246,.24) !important}
.sec-dark .lc .price{color:#fff !important}
.sec-dark .lc .addr{color:rgba(244,245,246,.9) !important}
.sec-dark .lc .meta{color:rgba(244,245,246,.68) !important}
.sec-dark a{color:#E3C079}
/* reels */
.reels{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.reel{position:relative;border-radius:4px;overflow:hidden;background:#0E1B33;box-shadow:0 24px 60px rgba(14,27,51,.14)}
.reel video{display:block;width:100%;aspect-ratio:9/16;object-fit:cover;background:#0E1B33}
.reel-cap{padding:18px 20px 22px;background:#fff;border:1px solid rgba(14,27,51,.1);border-top:0}
.reel-cap h3{font-family:'Archivo',sans-serif;font-size:17px;font-weight:600;letter-spacing:-.01em;margin:0 0 6px}
.reel-cap p{font-size:14.5px;line-height:1.55;margin:0;color:rgba(14,27,51,.7)}
@media(max-width:900px){.reels{grid-template-columns:1fr;max-width:420px;margin:0 auto}}
.note-sm{margin-top:24px;font-size:14.5px;color:var(--mist)}
.nav-links a{white-space:nowrap}
.logo small{white-space:nowrap}
@media(max-width:1180px){.nav-links{gap:18px}.nav-links a{font-size:13px}.logo small{font-size:9px;letter-spacing:.16em}}

/* ---------- v5 components ---------- */
.nav-links{gap:20px}
.nav-item{position:relative}
.nav-item>a{font-size:13.5px;font-weight:500;color:rgba(14,27,51,.84);min-height:44px;display:inline-flex;align-items:center;gap:5px;transition:color .3s}
.nav-item>a:hover{color:var(--gold-dark)}
.nav-item>a.on{color:var(--gold-dark)}
.caret{width:7px;height:7px;border-right:1.5px solid currentColor;border-bottom:1.5px solid currentColor;transform:rotate(45deg) translateY(-2px);opacity:.6}
.drop{position:absolute;top:100%;left:-16px;min-width:216px;background:#fff;border:1px solid rgba(14,27,51,.12);box-shadow:0 22px 48px rgba(14,27,51,.14);padding:8px 0;opacity:0;visibility:hidden;transform:translateY(8px);transition:all .28s var(--ease)}
.nav-item:hover .drop,.nav-item:focus-within .drop{opacity:1;visibility:visible;transform:none}
.drop a{display:flex;align-items:center;min-height:44px;padding:8px 20px;font-size:14px;color:rgba(14,27,51,.86);line-height:1.35}
.drop a:hover{background:rgba(14,27,51,.05);color:var(--ink)}
.nav.stuck .drop{box-shadow:0 22px 48px rgba(14,27,51,.18)}
.mobile-nav .mn-sub{font-family:var(--sans);font-size:15px;padding:11px 0 11px 16px;min-height:46px;color:rgba(14,27,51,.7);border-bottom:1px solid rgba(14,27,51,.08)}

/* page hero (subpages) */
.phero{position:relative;min-height:clamp(360px,52vh,520px);display:flex;align-items:flex-end;overflow:hidden;background:#24282C}
.phero img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:50% 55%}
.phero:after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(20,24,28,.42) 0%,rgba(20,24,28,.30) 42%,rgba(20,24,28,.86) 100%)}
.phero-in{position:relative;z-index:2;padding-bottom:clamp(34px,6vh,60px);padding-top:150px;width:100%}
.phero h1{color:#fff;font-size:clamp(34px,5.4vw,64px);max-width:20ch;margin-top:14px}
.phero p{color:rgba(255,255,255,.9);max-width:56ch;margin-top:18px;font-size:clamp(16px,1.5vw,19px)}
.phero .eyebrow{color:#E3C079}

/* numbers */
.numbers{position:relative;overflow:hidden;background:#24282C;padding:clamp(64px,9vw,120px) 0}
.numbers>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:.20}
.numbers .wrap{position:relative;z-index:2}
.numbers .eyebrow{color:#E3C079}
.numbers h2{color:#fff;margin-top:14px;max-width:22ch}
.numbers .lede{color:rgba(244,245,246,.82);margin-top:18px;max-width:60ch}
.ngrid{margin-top:clamp(40px,6vw,66px);display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:rgba(244,245,246,.20)}
.ncell{background:#24282C;padding:clamp(26px,3vw,40px) clamp(18px,2vw,28px)}
.ncell .nk{font-family:var(--display);font-weight:700;color:#fff;font-size:clamp(38px,5vw,64px);line-height:1;letter-spacing:-.03em}
.ncell .nv{margin-top:14px;font-size:12px;letter-spacing:.18em;text-transform:uppercase;color:#E3C079}
.ncell .nn{margin-top:10px;font-size:14px;color:rgba(244,245,246,.72);line-height:1.55}

/* buy / sell split */
.bs{display:grid;grid-template-columns:1fr 1fr}
.bs-img{position:relative;min-height:420px;overflow:hidden;background:#DCE1E9}
.bs-img img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform 1.4s var(--ease)}
.bs:hover .bs-img img{transform:scale(1.04)}
.bs-body{padding:clamp(38px,5.5vw,84px) var(--pad);display:flex;flex-direction:column;justify-content:center;background:var(--bone)}
.bs-body.alt{background:var(--paper)}
.bs-body h2{margin-top:14px;font-size:clamp(28px,3.6vw,44px)}
.bs-body>p{margin-top:18px;max-width:48ch}
.bs-list{margin-top:26px;display:grid;gap:1px;background:var(--line)}
.bs-list span{background:inherit;padding:13px 0 13px 22px;font-size:14.5px;color:rgba(14,27,51,.84);position:relative;background:var(--bone)}
.bs-body.alt .bs-list span{background:var(--paper)}
.bs-list span:before{content:'';position:absolute;left:2px;top:21px;width:9px;height:1.5px;background:var(--gold-dark)}
.bs-cta{margin-top:30px}

/* video grid */
.vgrid{margin-top:50px;display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.vcard{position:relative;overflow:hidden;background:#0E1B33;box-shadow:0 24px 60px rgba(14,27,51,.14)}
.vcard video{display:block;width:100%;aspect-ratio:9/16;object-fit:cover;background:#0E1B33}
.vcap{margin-top:14px;font-size:13.5px;color:rgba(14,27,51,.72);line-height:1.5}
.sec-dark .vcap{color:rgba(244,245,246,.76)}

/* property cards */
.pgrid{margin-top:50px;display:grid;grid-template-columns:repeat(2,1fr);gap:clamp(22px,3vw,38px)}
.pcard{background:var(--bone);border:1px solid var(--line);overflow:hidden;transition:transform .5s var(--ease),box-shadow .5s var(--ease)}
.pcard:hover{transform:translateY(-4px);box-shadow:0 26px 60px rgba(14,27,51,.13)}
.pcard-img{position:relative;aspect-ratio:3/2;overflow:hidden;background:#DCE1E9}
.pcard-img img{width:100%;height:100%;object-fit:cover}
.ptag{position:absolute;top:14px;left:14px;z-index:2;background:#24282C;color:#fff;font-size:10.5px;letter-spacing:.18em;text-transform:uppercase;padding:7px 12px;font-weight:600}
.pcard-b{padding:clamp(20px,2.4vw,30px)}
.pcard-b h3{font-size:clamp(18px,1.9vw,23px)}
.pcard-b .pmeta{margin-top:8px;font-size:13.5px;color:rgba(14,27,51,.68)}
.pcard-b .pprice{margin-top:16px;font-family:var(--display);font-weight:700;font-size:clamp(20px,2.2vw,26px);color:var(--ink)}
.pnote{margin-top:34px;padding:clamp(24px,3vw,34px);background:var(--navy-3);font-size:15px;color:rgba(14,27,51,.82);line-height:1.65}

/* misc */
.tabs{margin-top:36px;display:flex;flex-wrap:wrap;gap:10px}
.tabs a{display:inline-flex;align-items:center;min-height:44px;padding:0 20px;border:1px solid rgba(14,27,51,.28);font-size:13.5px;font-weight:600;transition:all .3s var(--ease)}
.tabs a:hover{background:var(--ink);color:#fff;border-color:var(--ink)}
.two{display:grid;grid-template-columns:1fr 1fr;gap:clamp(28px,5vw,72px);align-items:center;margin-top:0}
.two img{width:100%;object-fit:cover}
.cardgrid{margin-top:50px;display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--line)}
.cardgrid .cg{background:var(--bone);padding:clamp(24px,2.8vw,34px)}
.sec-dark .cardgrid{background:rgba(244,245,246,.22)}
.sec-dark .cardgrid .cg{background:#2E343A}
.sec-dark .cardgrid h3{color:#fff}
.sec-dark .cardgrid p{color:rgba(244,245,246,.78)}
.cardgrid h3{font-size:clamp(17px,1.8vw,21px)}
.cardgrid p{margin-top:11px;font-size:14.5px;line-height:1.62}
.sec-dark h2,.sec-dark h3{color:#fff}
.sec-dark p{color:rgba(244,245,246,.82)}
.sec-dark .eyebrow{color:#E3C079}
.area p{color:rgba(255,255,255,.86);font-size:14.5px;margin-top:7px;line-height:1.5}
.rating{display:flex;align-items:baseline;gap:14px;margin-top:26px}
.rating .rk{font-family:var(--display);font-size:clamp(40px,5vw,62px);font-weight:700;line-height:1}
.rating .rv2{font-size:14px;color:rgba(14,27,51,.7);max-width:26ch}
.stars{color:#7E6018;letter-spacing:4px;font-size:18px}


.pnav .nav:not(.stuck) .logo,.pnav .nav:not(.stuck) .nav-item>a,.pnav .nav:not(.stuck) .nav-cta{color:#fff}
.pnav .nav:not(.stuck) .logo small{opacity:.85}
.pnav .nav:not(.stuck) .nav-cta{border-color:rgba(255,255,255,.65)}
.pnav .nav:not(.stuck) .nav-cta:hover{background:#fff;color:var(--ink)}
.pnav .nav:not(.stuck) .burger span{background:#fff}
.sec-dark .btn-gold,.numbers .btn-gold{color:#FFFFFF}
.spec-v a{display:inline-flex;align-items:center;min-height:44px}
.pnav .drop a{color:rgba(14,27,51,.86)}
.pnav .nav:not(.stuck) .nav-item>a.on{color:#E3C079}

@media(max-width:1080px){
  .ngrid{grid-template-columns:repeat(2,1fr)}
  .vgrid{grid-template-columns:1fr;max-width:420px}
}
@media(max-width:900px){
  .bs{grid-template-columns:1fr}
  .bs-img{min-height:280px}
  .pgrid{grid-template-columns:1fr}
  .two{grid-template-columns:1fr}
  .cardgrid{grid-template-columns:1fr}
  .phero-in{padding-top:120px}
}
@media(max-width:560px){
  .ngrid{grid-template-columns:1fr}
}