:root {
  --paper: #f6f3ec;
  --paper-deep: #efe6d4;
  --card: #fffdf8;
  --ink: #1c1914;
  --muted: #5e574d;
  --rule: #d8d0c2;
  --gold: #b08a3e;
  --gold-deep: #8c6b28;
  --gold-soft: #e4d2a4;
  --espresso: #2c2418;
  --espresso-soft: #3d3224;
  --cream: #f6f3ec;
  --sans: "Source Sans 3", "Segoe UI", Helvetica, Arial, sans-serif;
  --serif: "Cormorant Garamond", "Iowan Old Style", Palatino, Georgia, serif;
  --header: 4.6rem;
  --wrap: 72rem;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }
body {
  margin: 0;
  background: var(--paper);
  color: var(--ink);
  font-family: var(--sans);
  font-size: 1.0625rem;
  line-height: 1.55;
}
img { max-width: 100%; height: auto; display: block; }
a { color: var(--gold-deep); text-underline-offset: 0.18em; }
a:hover { color: var(--ink); }
a:focus-visible, button:focus-visible, input:focus-visible, textarea:focus-visible, select:focus-visible {
  outline: 2px solid var(--ink);
  outline-offset: 3px;
}
.skip {
  position: absolute;
  left: -999px;
  top: 0;
}
.skip:focus { left: 1rem; top: 1rem; background: #fff; padding: 0.4rem 0.7rem; z-index: 80; }

.wrap {
  width: min(var(--wrap), calc(100% - 2.4rem));
  margin: 0 auto;
}

/* Header */
.site-header {
  position: sticky;
  top: 0;
  z-index: 40;
  background: rgba(246, 243, 236, 0.94);
  backdrop-filter: blur(10px);
  border-bottom: 1px solid var(--gold-soft);
}
.site-header .bar {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 1rem;
  min-height: var(--header);
}
.logo img {
  width: 11.5rem;
  height: auto;
}
.nav {
  display: flex;
  flex-wrap: wrap;
  gap: 0.15rem 1.35rem;
  font-size: 0.78rem;
  font-weight: 600;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}
.nav a {
  color: var(--muted);
  text-decoration: none;
}
.nav a:hover { color: var(--gold-deep); }
.header-actions {
  display: flex;
  align-items: center;
  gap: 0.55rem;
}
.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 0.45rem;
  padding: 0.72rem 1.2rem;
  border: 1px solid transparent;
  text-decoration: none;
  font-family: var(--sans);
  font-size: 0.86rem;
  font-weight: 650;
  letter-spacing: 0.04em;
  cursor: pointer;
  transition: background 0.15s ease, color 0.15s ease, border-color 0.15s ease, transform 0.15s ease;
}
.btn:hover { transform: translateY(-1px); }
.btn-gold {
  background: var(--gold);
  color: #fffdf8;
  border-color: var(--gold-deep);
}
.btn-gold:hover { background: var(--gold-deep); color: #fff; }
.btn-ghost {
  background: transparent;
  color: var(--ink);
  border-color: var(--gold);
}
.btn-ghost:hover { background: var(--gold-soft); color: var(--ink); }
.btn-cream {
  background: var(--cream);
  color: var(--espresso);
  border-color: var(--gold-soft);
}
.btn-cream:hover { background: #fff; }
.btn-line {
  background: transparent;
  color: var(--cream);
  border-color: rgba(246, 243, 236, 0.45);
}
.btn-line:hover { background: rgba(246, 243, 236, 0.08); color: #fff; }
.menu-toggle {
  display: none;
  background: none;
  border: 1px solid var(--gold);
  color: var(--ink);
  padding: 0.45rem 0.7rem;
  font: inherit;
  font-size: 0.78rem;
  font-weight: 650;
  letter-spacing: 0.1em;
  text-transform: uppercase;
}

/* Hero */
.hero {
  position: relative;
  overflow: hidden;
  background:
    radial-gradient(900px 420px at 88% 12%, rgba(176, 138, 62, 0.22), transparent 55%),
    linear-gradient(165deg, #f4ead4 0%, #f6f3ec 48%, #eadfca 100%);
  border-bottom: 1px solid var(--rule);
}
.hero .grid {
  display: grid;
  grid-template-columns: 1.15fr 0.85fr;
  gap: 2.4rem;
  align-items: center;
  padding: 2.4rem 0 2.8rem;
  min-height: calc(100dvh - var(--header));
}
.kicker {
  margin: 0 0 0.9rem;
  font-size: 0.74rem;
  font-weight: 700;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--gold-deep);
}
.hero h1 {
  margin: 0 0 1rem;
  font-family: var(--serif);
  font-size: clamp(2.7rem, 6.4vw, 5.1rem);
  font-weight: 600;
  line-height: 0.95;
  letter-spacing: -0.02em;
}
.hero h1 em {
  font-style: italic;
  color: var(--gold-deep);
  display: block;
}
.hero .lede {
  max-width: 32rem;
  margin: 0 0 1.6rem;
  font-size: 1.18rem;
  color: var(--muted);
}
.hero-cta { display: flex; flex-wrap: wrap; gap: 0.7rem; }
.hero-note {
  margin: 1.35rem 0 0;
  color: var(--muted);
  font-size: 0.92rem;
}
.portrait {
  position: relative;
  justify-self: end;
  width: min(100%, 26rem);
}
.portrait img {
  width: 100%;
  aspect-ratio: 4 / 5;
  object-fit: cover;
  object-position: 50% 22%;
  border: 1px solid var(--gold);
  box-shadow: 18px 18px 0 var(--gold-soft);
}
.portrait figcaption {
  position: absolute;
  left: 0.9rem;
  bottom: 0.9rem;
  right: 0.9rem;
  padding: 0.7rem 0.85rem;
  background: rgba(44, 36, 24, 0.86);
  color: var(--cream);
  font-size: 0.86rem;
}
.portrait strong { display: block; font-weight: 650; letter-spacing: 0.02em; }
.portrait span { color: var(--gold-soft); font-size: 0.78rem; }

/* Stats */
.stats {
  background: var(--card);
  border-bottom: 1px solid var(--rule);
}
.stats ul {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 1rem;
  margin: 0;
  padding: 1.5rem 0;
  list-style: none;
  text-align: center;
}
.stats b {
  display: block;
  font-family: var(--serif);
  font-size: 2.15rem;
  font-weight: 600;
  line-height: 1;
  color: var(--gold-deep);
}
.stats span {
  display: block;
  margin-top: 0.35rem;
  color: var(--muted);
  font-size: 0.82rem;
  letter-spacing: 0.04em;
}

/* Sections */
.section { padding: 4.4rem 0; }
.section h2 {
  margin: 0.25rem 0 0.8rem;
  font-family: var(--serif);
  font-size: clamp(2rem, 4vw, 3.15rem);
  font-weight: 600;
  line-height: 1.05;
}
.section .intro {
  max-width: 38rem;
  color: var(--muted);
  font-size: 1.08rem;
}
.split-head {
  display: grid;
  grid-template-columns: 1fr 1.15fr;
  gap: 1.5rem 2.5rem;
  align-items: end;
  margin-bottom: 2rem;
}
.cards-3, .cards-4 {
  display: grid;
  gap: 1rem;
}
.cards-3 { grid-template-columns: repeat(3, 1fr); }
.cards-4 { grid-template-columns: repeat(4, 1fr); }
.card {
  background: var(--card);
  border: 1px solid var(--rule);
  padding: 1.35rem 1.3rem 1.4rem;
}
.card .num {
  margin: 0 0 0.7rem;
  color: var(--gold-deep);
  font-size: 0.74rem;
  font-weight: 700;
  letter-spacing: 0.16em;
  text-transform: uppercase;
}
.card h3 {
  margin: 0 0 0.45rem;
  font-family: var(--serif);
  font-size: 1.55rem;
  font-weight: 600;
}
.card p { margin: 0; color: var(--muted); }
.paper-alt { background: var(--paper-deep); }
.rule-top { border-top: 1px solid var(--rule); }


/* Team / About */
.team-grid {
  display: grid;
  grid-template-columns: 1.35fr 0.85fr;
  gap: 1.15rem;
  align-items: stretch;
}
.team-card {
  background: var(--card);
  border: 1px solid var(--rule);
  overflow: hidden;
}
.team-james {
  display: grid;
  grid-template-columns: 0.85fr 1.15fr;
}
.team-photo { margin: 0; background: #1a1410; }
.team-james .team-photo { height: 100%; }
.team-james .team-photo img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: 50% 18%;
}
.team-collin {
  display: flex;
  flex-direction: column;
}
.team-collin .team-photo {
  flex: 1 1 auto;
  min-height: 14rem;
}
.team-collin .team-photo img {
  width: 100%;
  height: 100%;
  min-height: 16rem;
  object-fit: cover;
  object-position: 50% 18%;
}
.closing-photo {
  margin: 1.35rem auto 0;
  max-width: 40rem;
  background: var(--card);
  border: 1px solid var(--rule);
}
.closing-photo img {
  width: 100%;
  height: auto;
  display: block;
}
.closing-photo figcaption {
  margin: 0;
  padding: 0.8rem 1.15rem 0.95rem;
  color: var(--muted);
  font-size: 0.92rem;
}
.team-body .num {
  margin: 0 0 0.35rem;
  color: var(--gold-deep);
  font-size: 0.74rem;
  font-weight: 700;
  letter-spacing: 0.16em;
  text-transform: uppercase;
}
.team-body { padding: 1.35rem 1.3rem 1.45rem; }
.team-body h3 {
  margin: 0 0 0.15rem;
  font-family: var(--serif);
  font-size: clamp(1.7rem, 2.4vw, 2.15rem);
  font-weight: 600;
}
.team-body .role {
  margin: 0 0 0.85rem;
  color: var(--gold-deep);
  font-size: 0.92rem;
  font-weight: 650;
}
.team-body > p { margin: 0 0 0.85rem; color: var(--muted); }
.team-facts {
  list-style: none;
  margin: 0 0 1rem;
  padding: 0;
}
.team-facts li { margin: 0.22rem 0; }
.team-facts a { font-weight: 650; text-decoration: none; }
.team-tag {
  margin: 0 0 1rem;
  font-family: var(--serif);
  font-style: italic;
  font-size: 1.28rem;
  color: var(--gold-deep);
}
.qr-block {
  display: flex;
  align-items: center;
  gap: 0.85rem;
  padding: 0.7rem 0.8rem;
  background: var(--paper);
  border: 1px solid var(--gold-soft);
}
.qr-block img {
  width: 5.5rem;
  height: 5.5rem;
  flex-shrink: 0;
  object-fit: contain;
}
.qr-block p { margin: 0; font-size: 0.82rem; color: var(--muted); }
.qr-block strong {
  display: block;
  margin-bottom: 0.2rem;
  color: var(--ink);
  font-size: 0.86rem;
  font-weight: 650;
}

/* Listing */
.listing-band {
  background: var(--espresso);
  color: var(--cream);
}
.listing-band .kicker, .listing-band .muted, .listing-band p { color: #d8cfbf; }
.listing-band h2 { color: #fffdf8; }
.listing-grid {
  display: grid;
  grid-template-columns: 1.05fr 0.95fr;
  gap: 1.6rem;
  align-items: stretch;
}

.listing-photo {
  margin: 0;
  min-height: 22rem;
  border: 1px solid var(--gold);
  overflow: hidden;
  background: #1a1610;
}
.listing-photo img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  min-height: 22rem;
}
.listing-copy .price {
  margin: 0 0 0.55rem;
  font-family: var(--serif);
  font-size: 2.1rem;
  line-height: 1.1;
  color: var(--gold-soft);
}
.listing-gallery {
  display: grid;
  gap: 0.7rem;
  margin: 0 0 1.4rem;
}
.listing-gallery figure { margin: 0; }
.listing-gallery img {
  width: 100%;
  border: 1px solid var(--gold-soft);
}

.soon {
  display: flex;
  flex-direction: column;
  justify-content: center;
  min-height: 22rem;
  padding: 2rem 1.6rem;
  border: 1px solid var(--gold);
  background:
    linear-gradient(180deg, rgba(176,138,62,0.12), rgba(44,36,24,0.2)),
    repeating-linear-gradient(-45deg, transparent, transparent 12px, rgba(176,138,62,0.07) 12px, rgba(176,138,62,0.07) 13px);
  text-align: center;
}
.badge {
  display: inline-block;
  margin: 0 0 1rem;
  padding: 0.22rem 0.55rem;
  border: 1px solid var(--gold);
  color: var(--gold-soft);
  font-size: 0.68rem;
  font-weight: 700;
  letter-spacing: 0.16em;
  text-transform: uppercase;
}
.soon .addr {
  margin: 0 0 0.4rem;
  font-family: var(--serif);
  font-size: 2.2rem;
  line-height: 1.05;
  color: #fffdf8;
}
.soon .city { margin: 0 0 1rem; color: var(--gold-soft); }
.listing-copy h3 {
  margin: 0 0 0.6rem;
  font-family: var(--serif);
  font-size: 2.1rem;
}
.facts {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 0.7rem 1rem;
  margin: 1.1rem 0 1.3rem;
}
.facts dt {
  font-size: 0.68rem;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: #b8ad99;
}
.facts dd { margin: 0.15rem 0 0; font-size: 1.05rem; color: #fffdf8; }
.listing-actions { display: flex; flex-wrap: wrap; gap: 0.6rem; }

/* Process */
.process .step {
  text-align: center;
  padding: 0.4rem 0.4rem 0;
}
.process .orb {
  width: 2.6rem;
  height: 2.6rem;
  margin: 0 auto 0.85rem;
  display: grid;
  place-items: center;
  border: 1px solid var(--gold);
  color: var(--gold-deep);
  font-family: var(--serif);
  font-size: 1.15rem;
  background: var(--card);
}
.process h3 { margin: 0 0 0.4rem; font-size: 1.12rem; }
.process p { margin: 0; color: var(--muted); font-size: 0.92rem; }

/* Agents */
.split-box {
  margin-top: 1.4rem;
  padding: 1.1rem 1.2rem;
  background: var(--card);
  border-left: 4px solid var(--gold);
}
.split-box strong {
  display: block;
  font-family: var(--serif);
  font-size: 1.7rem;
  font-weight: 600;
}
.split-box span { color: var(--muted); }

/* Inquiry */
.inquiry-grid {
  display: grid;
  grid-template-columns: 0.9fr 1.1fr;
  gap: 2rem;
  align-items: start;
}
.contact-line { margin: 0.35rem 0; }
.contact-line a { font-weight: 650; text-decoration: none; }
.contact-line a:hover { text-decoration: underline; }
form.lead {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 0.9rem 1rem;
  padding: 1.3rem;
  background: var(--card);
  border: 1px solid var(--rule);
}
form.lead .full { grid-column: 1 / -1; }
label span {
  display: block;
  margin-bottom: 0.35rem;
  font-size: 0.78rem;
  font-weight: 650;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  color: var(--muted);
}
input, textarea, select {
  width: 100%;
  padding: 0.78rem 0.85rem;
  border: 1px solid var(--rule);
  background: #fff;
  color: var(--ink);
  font: inherit;
}
input:focus, textarea:focus, select:focus {
  border-color: var(--gold);
  box-shadow: 0 0 0 3px rgba(176, 138, 62, 0.18);
  outline: none;
}
textarea { min-height: 7.5rem; resize: vertical; }
.form-actions { display: flex; flex-wrap: wrap; gap: 0.6rem; align-items: center; }
.form-note { margin: 0; color: var(--muted); font-size: 0.82rem; }

/* Footer */
.site-footer {
  background: var(--espresso);
  color: #d8cfbf;
  padding: 3.2rem 0 2.2rem;
}
.site-footer h2 {
  margin: 0 0 0.5rem;
  font-family: var(--serif);
  font-size: clamp(1.8rem, 3.5vw, 2.6rem);
  color: #fffdf8;
}
.foot-cta { display: flex; flex-wrap: wrap; gap: 0.65rem; margin: 1.2rem 0 2rem; }
.legal {
  padding-top: 1.2rem;
  border-top: 1px solid rgba(232, 215, 173, 0.22);
  font-size: 0.82rem;
}
.legal a { color: var(--gold-soft); }

/* Listing page extras */
.page-main { padding: 2.4rem 0 4rem; }
.page-main h1 {
  margin: 0 0 0.25rem;
  font-family: var(--serif);
  font-size: clamp(2rem, 5vw, 2.8rem);
}
.page-main .city { color: var(--muted); margin: 0 0 1.1rem; }
.note {
  padding: 0.95rem 1.1rem;
  background: var(--card);
  border: 1px solid var(--rule);
}
.facts-light {
  background: var(--card);
  border: 1px solid var(--rule);
  padding: 1rem 1.15rem;
  margin: 1rem 0;
}
.facts-light dt { color: var(--muted); }
.facts-light dd { color: var(--ink); }

@media (max-width: 900px) {
  .hero .grid, .split-head, .listing-grid, .inquiry-grid, .cards-3, .cards-4, .stats ul, .team-grid, .team-james {
    grid-template-columns: 1fr;
  }
  .cards-3, .cards-4 { grid-template-columns: 1fr; }
  .stats ul { grid-template-columns: 1fr 1fr; }
  .portrait { justify-self: start; width: min(100%, 22rem); }
  .hero .grid { min-height: 0; padding: 1.6rem 0 2rem; }
  .nav { display: none; }
  .nav.open { display: flex; width: 100%; padding: 0 0 1rem; }
  .site-header .bar { flex-wrap: wrap; }
  .menu-toggle { display: inline-flex; }
  form.lead { grid-template-columns: 1fr; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  .btn:hover { transform: none; }
}

.listing-photo-plain { background: #1a1714; }
.listing-placeholder {
  display: flex;
  flex-direction: column;
  justify-content: flex-end;
  gap: 0.35rem;
  min-height: 16rem;
  padding: 1.5rem;
  background:
    linear-gradient(160deg, #2a241c 0%, #1a1714 55%, #12100e 100%);
  color: #fffdf8;
  border: 1px solid rgba(216, 207, 191, 0.25);
}
.listing-placeholder-kicker {
  font-size: 0.75rem;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: #d8cfbf;
}
.listing-placeholder-title {
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(1.8rem, 4vw, 2.4rem);
  line-height: 1.15;
}
.listing-placeholder-sub { color: #d8cfbf; font-size: 1rem; }