:root{
  --ink:#0A0A0B; --ink-2:#141416; --ink-3:#1C1C1F;
  --paper:#F6F4F1; --paper-2:#EDE9E4;
  --text:#F3F1EE; --muted:rgba(243,241,238,.62);
  --text-d:#17171A; --muted-d:rgba(23,23,26,.66);
  --red:#C8102E; --red-lt:#F04A5F; --line:rgba(243,241,238,.14); --line-d:rgba(23,23,26,.14);
  --serif:'Cormorant Garamond',Georgia,serif; --sans:'Inter',system-ui,-apple-system,sans-serif;
  --ease:cubic-bezier(.22,.61,.36,1);
}
*{margin:0;padding:0;box-sizing:border-box}
html{scroll-behavior:smooth}
body{background:var(--ink);color:var(--text);font-family:var(--sans);font-size:17px;line-height:1.72;
  -webkit-font-smoothing:antialiased;overflow-x:hidden}
img{display:block;max-width:100%}
a{color:inherit;text-decoration:none}
.wrap{width:min(1220px,100% - 48px);margin-inline:auto}
h1,h2,h3{font-family:var(--serif);font-weight:600;line-height:1.06;letter-spacing:-.015em}
h1{font-size:clamp(46px,6.6vw,88px)}
h2{font-size:clamp(34px,4.4vw,60px)}
h3{font-size:clamp(22px,2.2vw,28px)}
p{font-size:clamp(16.5px,1.15vw,18px);color:var(--muted)}
.eyebrow{font-family:var(--sans);font-size:12px;font-weight:600;letter-spacing:.28em;text-transform:uppercase;color:var(--red-lt);margin-bottom:20px;display:block}
section{padding:clamp(76px,9vw,132px) 0}
.sec-light{background:var(--paper);color:var(--text-d)}
.sec-light p{color:var(--muted-d)}
.sec-light .eyebrow{color:var(--red)}
.sec-mid{background:var(--ink-2)}
.lede{font-size:clamp(18px,1.5vw,21px);line-height:1.68;max-width:62ch}
.rv{opacity:0;transform:translateY(22px);transition:opacity .9s var(--ease),transform .9s var(--ease)}
.rv.in{opacity:1;transform:none}
.d1{transition-delay:.08s}.d2{transition-delay:.16s}.d3{transition-delay:.24s}
@media(prefers-reduced-motion:reduce){.rv{opacity:1;transform:none;transition:none}}

/* ---------- header ---------- */
header{position:fixed;inset:0 0 auto 0;z-index:90;transition:background .4s var(--ease),backdrop-filter .4s;padding:16px 0}
header.stuck{background:rgba(10,10,11,.93);backdrop-filter:blur(14px);border-bottom:1px solid var(--line)}
.hbar{display:flex;align-items:center;justify-content:space-between;gap:20px}
.logo{display:flex;align-items:center;gap:12px;min-height:44px}
.logo .mark{width:42px;height:42px;border:1.5px solid var(--red);display:grid;place-items:center;font-family:var(--serif);font-size:19px;color:var(--text);flex:none}
.logo b{font-family:var(--serif);font-size:22px;font-weight:600;letter-spacing:.01em;display:block;line-height:1.1}
.logo small{display:block;font-size:9.5px;letter-spacing:.22em;text-transform:uppercase;color:var(--muted)}
nav.desk{display:flex;align-items:center;gap:30px}
nav.desk a{font-size:13px;letter-spacing:.12em;text-transform:uppercase;color:var(--muted);min-height:44px;display:inline-flex;align-items:center;transition:color .3s}
nav.desk a:hover,nav.desk a.on{color:var(--text)}
.navcall{display:inline-flex;align-items:center;justify-content:center;height:46px;min-width:44px;padding:0 24px;background:var(--red);color:#fff;font-size:13px;font-weight:600;letter-spacing:.13em;text-indent:.13em;text-transform:uppercase;transition:background .3s,transform .3s}
.navcall:hover{background:var(--red-lt);transform:translateY(-1px)}
.burger{display:none;width:46px;height:46px;background:none;border:1px solid var(--line);cursor:pointer;flex-direction:column;align-items:center;justify-content:center;gap:6px}
.burger span{display:block;width:24px;height:1.5px;background:var(--text);transition:transform .35s var(--ease),opacity .25s}
.burger.open span:nth-child(1){transform:translateY(7.5px) rotate(45deg)}
.burger.open span:nth-child(2){opacity:0}
.burger.open span:nth-child(3){transform:translateY(-7.5px) rotate(-45deg)}
.mobile-nav{position:fixed;inset:0;background:var(--ink);z-index:95;display:none;flex-direction:column;justify-content:center;align-items:center;gap:8px}
.mobile-nav.open{display:flex}
.mobile-nav a{font-family:var(--serif);font-size:34px;min-height:56px;display:flex;align-items:center}
.mobile-nav .mn-call{font-family:var(--sans);font-size:15px;letter-spacing:.16em;text-transform:uppercase;color:var(--red-lt);margin-top:18px}
.mn-close{position:absolute;top:20px;right:24px;width:48px;height:48px;background:none;border:1px solid var(--line);color:var(--text);font-size:24px;cursor:pointer}
@media(max-width:1000px){nav.desk{display:none}.burger{display:flex}}

/* ---------- hero ---------- */
.hero{position:relative;min-height:min(94vh,880px);display:flex;align-items:flex-end;overflow:hidden;padding:190px 0 clamp(56px,7vw,96px)}
.hero-media{position:absolute;inset:0;z-index:0}
.hero-media img,.hero-media video{width:100%;height:100%;object-fit:cover}
.hero-media video{animation:none}
.hero-media video[poster]{}
@keyframes drift{from{transform:scale(1.02)}to{transform:scale(1.13) translate3d(-1.2%,-1.2%,0)}}
.hero-media video,.hero-media img{animation:drift 26s var(--ease) forwards}
@media(max-width:900px){.hero-media video,.hero-media img{animation:none}}
@media(prefers-reduced-motion:reduce){.hero-media video,.hero-media img{animation:none}}
.hero-media:after{content:'';position:absolute;inset:0;
  background:linear-gradient(180deg,rgba(10,10,11,.72) 0%,rgba(10,10,11,.42) 38%,rgba(10,10,11,.88) 100%)}
.hero-in{position:relative;z-index:2;width:min(1220px,100% - 48px);margin-inline:auto}
.hero h1{max-width:16ch;text-shadow:0 2px 30px rgba(0,0,0,.4)}
.hero h1 em{font-style:normal;color:var(--red-lt)}
.hero .lede{margin-top:26px}
.cta-row{display:flex;flex-wrap:wrap;gap:14px;margin-top:38px}
.btn{display:inline-flex;align-items:center;justify-content:center;min-height:56px;padding:0 34px;font-size:14px;font-weight:600;letter-spacing:.14em;text-indent:.14em;text-transform:uppercase;transition:background .3s,color .3s,transform .3s}
.btn-red{background:var(--red);color:#fff}
.btn-red:hover{background:var(--red-lt);transform:translateY(-2px)}
.btn-ghost{border:1px solid rgba(243,241,238,.42);color:var(--text)}
.btn-ghost:hover{background:var(--text);color:var(--ink);transform:translateY(-2px)}
.sec-light .btn-ghost{border-color:rgba(23,23,26,.3);color:var(--text-d)}
.sec-light .btn-ghost:hover{background:var(--text-d);color:var(--paper)}
.hstats{display:flex;flex-wrap:wrap;gap:clamp(28px,5vw,64px);margin-top:52px;padding-top:32px;border-top:1px solid var(--line)}
.hstats b{font-family:var(--serif);font-size:clamp(30px,3.4vw,42px);font-weight:600;display:block;line-height:1}
.hstats span{font-size:11.5px;letter-spacing:.2em;text-transform:uppercase;color:var(--muted);display:block;margin-top:9px}

/* ---------- page banner (interior pages) ---------- */
.pgh{position:relative;padding:200px 0 clamp(54px,6vw,84px);overflow:hidden}
.pgh-media{position:absolute;inset:0;z-index:0}
.pgh-media img{width:100%;height:100%;object-fit:cover}
.pgh-media:after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(10,10,11,.8),rgba(10,10,11,.9))}
.pgh .wrap{position:relative;z-index:2}
.pgh p{max-width:58ch;margin-top:20px}

/* ---------- generic layout bits ---------- */
.head{max-width:64ch;margin-bottom:clamp(44px,5vw,70px)}
.head p{margin-top:20px}
.two{display:grid;grid-template-columns:1.05fr .95fr;gap:clamp(36px,5vw,80px);align-items:center}
.two.rev{grid-template-columns:.95fr 1.05fr}
.two img{width:100%;height:100%;object-fit:cover}
.frame{position:relative;aspect-ratio:4/5;overflow:hidden}
.frame img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:50% 30%}
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.card{background:var(--ink-3);padding:38px 32px 42px;border-top:2px solid var(--red)}
.sec-light .card{background:#fff;box-shadow:0 1px 0 rgba(0,0,0,.05)}
.card h3{margin-bottom:14px}
.card .n{font-size:12px;letter-spacing:.24em;color:var(--red-lt);display:block;margin-bottom:18px}
.sec-light .card .n{color:var(--red)}
.card p{font-size:16.5px}

/* ---------- listings ---------- */
.lgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.lcard{position:relative;overflow:hidden;background:var(--ink-3)}
.lcard .ph{position:relative;aspect-ratio:4/3;overflow:hidden}
.lcard img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform 1.1s var(--ease)}
.lcard:hover img{transform:scale(1.06)}
.lcard .body{padding:24px 26px 30px}
.lcard .price{font-family:var(--serif);font-size:28px;font-weight:600;display:block}
.lcard .addr{font-size:16px;color:var(--text);margin-top:6px;display:block}
.lcard .meta{font-size:12.5px;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);margin-top:10px;display:block}
.tag{position:absolute;top:16px;left:16px;z-index:2;background:var(--red);color:#fff;font-size:11px;font-weight:600;letter-spacing:.18em;text-transform:uppercase;padding:7px 13px}

.idx{border:1px solid var(--line);background:var(--ink-3);padding:clamp(34px,4vw,52px);margin-bottom:38px;max-width:760px}
.idx p{color:var(--muted)}

/* ---------- areas ---------- */
.areas{display:grid;grid-template-columns:repeat(4,1fr);gap:18px}
.area{position:relative;aspect-ratio:3/4;overflow:hidden}
.area img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease)}
.area:hover img{transform:scale(1.07)}
.area:after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(10,10,11,.1),rgba(10,10,11,.82))}
.area b{position:absolute;left:20px;bottom:20px;z-index:2;font-family:var(--serif);font-size:23px;font-weight:600}

/* ---------- quotes ---------- */
.quotes{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.quote{background:#fff;padding:38px 32px;border-left:2px solid var(--red)}
.quote p{font-family:var(--serif);font-size:21px;line-height:1.5;color:var(--text-d)}
.quote b{display:block;margin-top:22px;font-family:var(--sans);font-size:12px;font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:var(--red)}

/* ---------- call band ---------- */
.band{background:var(--red);color:#fff;text-align:center}
.band h2,.band p{color:#fff}
.band p{margin:20px auto 0;max-width:56ch;color:rgba(255,255,255,.88)}
.band .cta-row{justify-content:center}
.band .btn-white{background:#fff;color:var(--red)}
.band .btn-white:hover{background:var(--ink);color:#fff}
.band .btn-ghost{border-color:rgba(255,255,255,.6);color:#fff}
.band .btn-ghost:hover{background:#fff;color:var(--red)}

/* ---------- forms ---------- */
form{display:grid;gap:18px;max-width:560px}
.f2{display:grid;grid-template-columns:1fr 1fr;gap:18px}
label{display:block;font-size:11.5px;font-weight:600;letter-spacing:.18em;text-transform:uppercase;color:var(--muted);margin-bottom:9px}
input,select,textarea{width:100%;min-height:52px;background:var(--ink-3);border:1px solid var(--line);color:var(--text);
  font-family:var(--sans);font-size:16.5px;padding:14px 16px;border-radius:0}
textarea{min-height:130px;resize:vertical}
input:focus,select:focus,textarea:focus{outline:none;border-color:var(--red-lt)}
.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(40px,6vw,84px);align-items:start}
.cline{display:flex;gap:16px;padding:22px 0;border-bottom:1px solid var(--line)}
.cline span{font-size:11.5px;letter-spacing:.2em;text-transform:uppercase;color:var(--muted);min-width:88px;padding-top:14px;flex:none}
.cline a,.cline p{font-family:var(--serif);font-size:clamp(19px,4.6vw,24px);color:var(--text);line-height:1.35;overflow-wrap:anywhere;min-height:44px;display:flex;align-items:center}

/* ---------- lots table ---------- */
.lots{border-top:1px solid var(--line)}
.lot{display:grid;grid-template-columns:auto 1fr auto;gap:24px;align-items:center;padding:26px 0;border-bottom:1px solid var(--line)}
.lot .no{font-family:var(--serif);font-size:26px;color:var(--red-lt)}
.lot h3{font-size:22px}
.lot p{font-size:16px;margin-top:6px}
.lot .act{font-size:12px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--red-lt);white-space:nowrap;min-height:44px;display:inline-flex;align-items:center}

/* ---------- footer ---------- */
footer{background:var(--ink-2);padding:72px 0 40px;border-top:1px solid var(--line)}
.fgrid{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:44px}
.fgrid h4{font-size:11.5px;font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:var(--muted);margin-bottom:20px}
.fgrid a{display:inline-flex;align-items:center;min-height:44px;font-size:16px;color:var(--muted);transition:color .3s}
.fgrid a:hover{color:var(--text)}
.fgrid ul{list-style:none}
.legal{margin-top:52px;padding-top:26px;border-top:1px solid var(--line);font-size:13.5px;color:var(--muted);line-height:1.8}

/* ---------- responsive ---------- */
@media(max-width:1000px){
  .cards,.lgrid,.quotes{grid-template-columns:repeat(2,1fr)}
  .areas{grid-template-columns:repeat(2,1fr)}
  .two,.two.rev,.contact-grid,.fgrid{grid-template-columns:1fr}
  .fgrid{gap:24px}
}
@media(max-width:520px){.cline{flex-direction:column;gap:4px}.cline span{padding-top:0;min-width:0}}
@media(max-width:640px){
  body{font-size:17px}
  .wrap,.hero-in{width:min(1220px,100% - 36px)}
  .cards,.lgrid,.quotes{grid-template-columns:1fr}
  .hero{min-height:auto;padding:150px 0 62px}
  .pgh{padding:150px 0 52px}
  h1{font-size:clamp(40px,10.5vw,52px)}
  h2{font-size:clamp(30px,8vw,40px)}
  .f2{grid-template-columns:1fr}
  .lot{grid-template-columns:auto 1fr;gap:16px}
  .lot .act{grid-column:2}
  .hstats{gap:26px}
  .btn{width:100%}
}