:root {
  --ink: #172321;
  --forest: #102d2a;
  --forest-soft: #1e4742;
  --cream: #f4f0e8;
  --paper: #fbfaf7;
  --gold: #bd9662;
  --line: rgba(23, 35, 33, 0.18);
  --serif: "Iowan Old Style", "Baskerville", "Times New Roman", serif;
  --sans: "Avenir Next", "Helvetica Neue", Arial, sans-serif;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  background: var(--paper);
  color: var(--ink);
  font-family: var(--sans);
  line-height: 1.6;
  margin: 0;
}
body.menu-open { overflow: hidden; }
img { display: block; max-width: 100%; }
a { color: inherit; text-decoration: none; }
button { color: inherit; font: inherit; }

.site-header {
  align-items: center;
  background: rgba(251, 250, 247, 0.95);
  border-bottom: 1px solid transparent;
  display: flex;
  height: 88px;
  justify-content: space-between;
  left: 0;
  padding: 0 clamp(24px, 5vw, 80px);
  position: fixed;
  right: 0;
  top: 0;
  transition: 0.3s ease;
  z-index: 20;
}
.site-header.scrolled { border-color: var(--line); box-shadow: 0 8px 30px rgba(15,32,29,.06); }
.brand { align-items: center; display: inline-flex; gap: 12px; line-height: 1; }
.brand-logo {
  background: white;
  border: 1px solid rgba(195, 151, 66, 0.35);
  border-radius: 50%;
  display: inline-block;
  height: 46px;
  object-fit: cover;
  width: 46px;
}
.brand-mark {
  align-items: center;
  background: var(--forest);
  color: var(--cream);
  display: inline-flex;
  font-family: var(--serif);
  font-size: 17px;
  height: 42px;
  justify-content: center;
  letter-spacing: -1px;
  width: 42px;
}
.brand strong, .brand small { display: block; }
.brand strong { font-family: var(--serif); font-size: 22px; font-weight: 500; }
.brand small { font-size: 9px; letter-spacing: .25em; margin-top: 5px; text-transform: uppercase; }
.main-nav { align-items: center; display: flex; gap: clamp(22px,3vw,48px); }
.main-nav a { font-size: 13px; letter-spacing: .06em; }
.nav-cta { border: 1px solid var(--ink); padding: 11px 22px; }
.nav-cta:hover { background: var(--ink); color: white; }
.menu-toggle { background: none; border: 0; display: none; height: 44px; padding: 10px; width: 44px; }
.menu-toggle span { background: var(--ink); display: block; height: 1px; margin: 7px 0; width: 24px; }

.hero { color: white; height: min(920px,100svh); min-height: 720px; overflow: hidden; position: relative; }
.hero-photo {
  background: url("assets/images/hero.jpg") center / cover;
  inset: 88px 0 0;
  position: absolute;
  transform: scale(1.015);
}
.hero-overlay {
  background:
    linear-gradient(90deg,rgba(5,22,20,.78),rgba(5,22,20,.26) 58%,rgba(5,22,20,.04)),
    linear-gradient(0deg,rgba(5,22,20,.6),transparent 45%);
  inset: 88px 0 0;
  position: absolute;
}
.hero-copy {
  left: clamp(24px,8vw,130px);
  max-width: 850px;
  position: absolute;
  top: 48%;
  transform: translateY(-50%);
}
.kicker { color: var(--forest-soft); font-size: 11px; font-weight: 600; letter-spacing: .24em; margin: 0 0 24px; text-transform: uppercase; }
.kicker.light { color: rgba(255,255,255,.72); }
h1, h2 { font-family: var(--serif); font-weight: 400; letter-spacing: -.04em; line-height: .97; margin: 0; }
.hero h1 { font-size: clamp(60px,7.1vw,110px); }
.hero-copy > p:not(.kicker) { color: rgba(255,255,255,.8); font-size: 18px; max-width: 590px; }
.hero-actions { align-items: center; display: flex; gap: 34px; margin-top: 38px; }
.button {
  border: 0;
  display: inline-block;
  font-size: 11px;
  font-weight: 600;
  letter-spacing: .13em;
  padding: 17px 24px;
  text-transform: uppercase;
  transition: .25s ease;
}
.button:hover { transform: translateY(-2px); }
.button-light { background: var(--cream); color: var(--ink); }
.button-dark { background: var(--forest); color: white; }
.line-link { border-bottom: 1px solid currentColor; font-size: 13px; padding-bottom: 4px; }
.line-link span { margin-left: 8px; }
.light-link { color: white; }
.featured-pill {
  backdrop-filter: blur(12px);
  background: rgba(11,36,33,.72);
  bottom: 0;
  display: grid;
  gap: 4px;
  grid-template-columns: 1fr auto;
  min-width: min(560px,48vw);
  padding: 25px 35px;
  position: absolute;
  right: 0;
}
.featured-pill span, .featured-pill small { color: rgba(255,255,255,.58); font-size: 10px; letter-spacing: .12em; text-transform: uppercase; }
.featured-pill strong { font-family: var(--serif); font-size: 26px; font-weight: 400; grid-column: 1; }
.featured-pill small { grid-column: 1; }
.featured-pill b { align-self: center; font-size: 25px; font-weight: 400; grid-column: 2; grid-row: 1 / span 3; }

.quick-facts {
  background: #0b211f;
  color: white;
  display: grid;
  grid-template-columns: repeat(4,minmax(0,1fr));
  padding: 0 clamp(24px,8vw,130px);
}
.quick-facts div {
  border-right: 1px solid rgba(255,255,255,.14);
  display: grid;
  gap: 5px;
  padding: 26px 22px;
}
.quick-facts div:first-child { border-left: 1px solid rgba(255,255,255,.14); }
.quick-facts span {
  color: rgba(255,255,255,.54);
  font-size: 10px;
  letter-spacing: .16em;
  text-transform: uppercase;
}
.quick-facts strong {
  font-family: var(--serif);
  font-size: clamp(22px,2.2vw,34px);
  font-weight: 400;
  line-height: 1;
}

.page-section { padding: clamp(90px,11vw,170px) clamp(24px,8vw,130px); }
.offer-overview {
  background: var(--paper);
  display: grid;
  gap: clamp(34px,5vw,70px);
  grid-template-columns: 1.05fr .95fr;
}
.overview-copy h2 { font-size: clamp(46px,5.2vw,82px); }
.overview-copy > p:not(.kicker) {
  color: #596562;
  font-size: 17px;
  margin: 32px 0 0;
  max-width: 680px;
}
.price-panel {
  align-self: end;
  background: var(--cream);
  border: 1px solid rgba(23,35,33,.1);
  display: grid;
  gap: 14px;
  padding: clamp(28px,4vw,46px);
}
.price-panel span {
  color: var(--forest-soft);
  font-size: 11px;
  font-weight: 600;
  letter-spacing: .18em;
  text-transform: uppercase;
}
.price-panel strong {
  font-family: var(--serif);
  font-size: clamp(40px,4vw,64px);
  font-weight: 400;
  line-height: 1;
}
.price-panel p { color: #596562; margin: 0 0 16px; }
.overview-points {
  border-top: 1px solid var(--line);
  display: grid;
  gap: 0;
  grid-column: 1 / -1;
  grid-template-columns: repeat(4,minmax(0,1fr));
}
.overview-points div {
  border-right: 1px solid var(--line);
  display: grid;
  gap: 16px;
  padding: 26px 24px;
}
.overview-points div:first-child { border-left: 1px solid var(--line); }
.overview-points strong {
  color: var(--gold);
  font-family: var(--serif);
  font-size: 24px;
  font-weight: 400;
}
.overview-points span { color: #4f5d5a; font-size: 14px; }
.statement { display: grid; gap: 6vw; grid-template-columns: .35fr 1.65fr; }
.statement > div { display: grid; gap: 6vw; grid-template-columns: 1.35fr .65fr; }
.statement h2, .section-top h2, .contact h2 { font-size: clamp(48px,5.6vw,84px); }
.statement div > p { color: #596562; font-size: 17px; margin: 8px 0 0; }

.offers { background: var(--cream); }
.section-top { align-items: end; display: flex; justify-content: space-between; margin-bottom: 62px; }
.property-grid { display: grid; gap: 34px; grid-template-columns: minmax(0,1fr); }
.property-card {
  border-bottom: 1px solid var(--line);
  display: grid;
  gap: 0 48px;
  grid-template-columns: 1.15fr .85fr;
  padding-bottom: 28px;
}
.property-image { display: block; overflow: hidden; position: relative; }
.property-image { grid-row: span 4; }
.property-image img { aspect-ratio: 16/11; height: 100%; object-fit: cover; transition: transform .6s ease; width: 100%; }
.property-image:hover img { transform: scale(1.025); }
.property-image span {
  background: var(--paper);
  font-size: 10px;
  left: 16px;
  letter-spacing: .12em;
  padding: 9px 12px;
  position: absolute;
  text-transform: uppercase;
  top: 16px;
}
.property-meta { align-items: end; display: flex; justify-content: space-between; padding: 8px 0 22px; }
.property-meta p { color: #64706d; font-size: 10px; letter-spacing: .1em; margin: 0 0 8px; text-transform: uppercase; }
.property-meta h3 { font-family: var(--serif); font-size: clamp(42px,4vw,70px); font-weight: 400; line-height: .95; margin: 0; }
.card-arrow { align-items: center; border: 1px solid var(--line); display: flex; height: 44px; justify-content: center; width: 44px; }
.property-facts { align-items: center; display: flex; font-size: 12px; gap: 22px; }
.property-facts strong { font-family: var(--serif); font-size: 20px; font-weight: 400; margin-left: auto; }
.property-note { color: #61706c; font-size: 13px; margin: -4px 0 18px; max-width: 680px; }
.property-actions { align-items: center; display: flex; flex-wrap: wrap; gap: 24px; margin-top: 34px; }

.about { display: grid; grid-template-columns: 1.1fr .9fr; }
.about-photo img { height: 100%; object-fit: cover; width: 100%; }
.about-copy { align-content: center; background: var(--paper); display: grid; padding: clamp(55px,8vw,120px); }
.about-copy h2, .collection h2 { font-size: clamp(52px,5.6vw,82px); }
.about-copy > p:not(.kicker) { color: #596562; margin: 36px 0 46px; }
.values div { border-top: 1px solid var(--line); display: flex; gap: 35px; padding: 16px 0; }
.values strong { color: var(--gold); font-family: var(--serif); font-weight: 400; }
.values span { font-size: 13px; }

.collection { background: var(--forest); color: white; display: grid; gap: 10vw; grid-template-columns: 1.1fr .9fr; }
.collection-copy > p { color: rgba(255,255,255,.68); font-size: 17px; }
.collection-copy ol { list-style: none; margin: 45px 0; padding: 0; }
.collection-copy li { border-top: 1px solid rgba(255,255,255,.2); padding: 17px 0; }
.collection-copy li:last-child { border-bottom: 1px solid rgba(255,255,255,.2); }
.collection-copy li span { color: var(--gold); display: inline-block; font-family: var(--serif); margin-right: 30px; }

.contact { display: grid; gap: 10vw; grid-template-columns: 1.15fr .85fr; }
.contact-details { align-self: end; }
.phone { font-family: var(--serif); font-size: clamp(40px,4vw,58px); }
.phone-secondary { font-size: clamp(32px,3.1vw,46px); }
.contact-person + .contact-person { margin-top: 28px; }
.contact-person p { color: #64706d; margin: 10px 0 0; }
.contact-details > p { color: #64706d; }
.contact-actions { align-items: center; display: flex; flex-wrap: wrap; gap: 25px; margin-top: 32px; }
.site-footer {
  align-items: center;
  background: #0b211f;
  color: rgba(255,255,255,.72);
  display: flex;
  justify-content: space-between;
  padding: 44px clamp(24px,8vw,130px);
}
.footer-brand strong { color: white; }
.footer-logo {
  background: white;
  border-radius: 50%;
  display: inline-block;
  height: 58px;
  object-fit: cover;
  width: 58px;
}
.site-footer p, .site-footer a { font-size: 11px; }
.site-footer > div { display: flex; gap: 28px; }

@media (max-width: 900px) {
  .site-header { height: 72px; }
  .brand-logo { height: 40px; width: 40px; }
  .menu-toggle { display: block; position: relative; z-index: 2; }
  .menu-toggle span { transition: transform .25s ease; }
  .menu-open .menu-toggle span:first-child { transform: translateY(4px) rotate(45deg); }
  .menu-open .menu-toggle span:last-child { transform: translateY(-4px) rotate(-45deg); }
  .main-nav {
    align-items: start;
    background: var(--paper);
    flex-direction: column;
    inset: 0;
    justify-content: center;
    opacity: 0;
    padding: 80px 30px;
    pointer-events: none;
    position: fixed;
    transform: translateY(-20px);
    transition: .25s ease;
  }
  .menu-open .main-nav { opacity: 1; pointer-events: auto; transform: none; }
  .main-nav a { font-family: var(--serif); font-size: 34px; }
  .nav-cta { border: 0; padding: 0; }
  .hero-photo, .hero-overlay { top: 72px; }
  .featured-pill { min-width: 65vw; }
  .quick-facts { grid-template-columns: repeat(2,minmax(0,1fr)); }
  .offer-overview, .statement, .statement > div, .about, .collection, .contact { grid-template-columns: 1fr; }
  .overview-points { grid-template-columns: repeat(2,minmax(0,1fr)); }
  .property-card { grid-template-columns: 1fr; }
  .property-image { grid-row: auto; }
  .property-meta { padding-top: 28px; }
  .section-top { align-items: start; flex-direction: column; gap: 36px; }
  .about-photo img { max-height: 650px; }
}

@media (max-width: 560px) {
  .brand strong { font-size: 18px; }
  .hero { min-height: 770px; }
  .hero-photo { background-position: 58% center; }
  .hero-copy { left: 22px; right: 22px; top: 42%; }
  .hero h1 { font-size: 51px; }
  .hero-copy > p:not(.kicker) { font-size: 15px; }
  .hero-actions { align-items: start; flex-direction: column; gap: 22px; }
  .featured-pill { left: 22px; min-width: 0; padding: 18px; right: 22px; }
  .featured-pill strong { font-size: 21px; }
  .quick-facts { grid-template-columns: 1fr; }
  .quick-facts div { border-left: 1px solid rgba(255,255,255,.14); }
  .overview-points { grid-template-columns: 1fr; }
  .overview-points div { border-left: 1px solid var(--line); }
  .statement > div { gap: 35px; }
  .property-facts { align-items: start; flex-wrap: wrap; gap: 8px 18px; }
  .property-facts strong { flex-basis: 100%; margin-left: 0; }
  .property-actions { align-items: start; flex-direction: column; }
  .about-copy { padding: 70px 24px; }
  .collection { gap: 55px; }
  .contact-actions { align-items: start; flex-direction: column; }
  .site-footer { align-items: start; flex-direction: column; gap: 28px; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { transition-duration: .01ms !important; }
}