:root{
  --ink:#0c0a08; --panel:#151009; --panel2:#0e0b09;
  --cream:#f7f3ec; --cream2:#f5efe4;
  --gold:#C69A6A; --gold-soft:#E3BE8F; --gold-deep:#B98F56;
  --muted:#b8ab97; --muted2:#9c9384;
  --line:rgba(198,154,106,.22); --linel:rgba(247,243,236,.12);
  --ease:cubic-bezier(.33,.02,.2,1);
}
*{margin:0;padding:0;box-sizing:border-box}
html{scroll-behavior:smooth}
body{font-family:'Hanken Grotesk',sans-serif;background:var(--ink);color:var(--cream);line-height:1.62;overflow-x:hidden;-webkit-font-smoothing:antialiased}
.serif{font-family:'Cormorant Garamond',serif}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}

/* ---- sticky top bar ---- */
.topbar{position:sticky;top:0;z-index:60;display:flex;align-items:center;gap:1.2rem;
  padding:.7rem clamp(1rem,3vw,2.4rem);background:rgba(12,10,8,.82);backdrop-filter:blur(12px);
  border-bottom:1px solid var(--linel)}
.topbar .tlogo{flex:0 0 auto;height:22px;width:auto}
.topbar .tlogo svg{height:22px;width:auto;display:block}
.topbar .taddr{flex:1 1 auto;font-family:'Cormorant Garamond',serif;font-size:1rem;color:var(--cream2);letter-spacing:.01em;white-space:nowrap;overflow:hidden;text-overflow:ellipsis}
.topbar .tctas{flex:0 0 auto;display:flex;gap:.5rem}
.tbtn{font-size:.56rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;padding:.55rem .85rem;border-radius:2px;
  background:var(--gold-soft);color:#14100c;border:1px solid var(--gold-soft);cursor:pointer;transition:transform .2s var(--ease)}
.tbtn.ghost{background:transparent;color:var(--gold-soft);border-color:rgba(222,184,128,.5)}
.tbtn:hover{transform:translateY(-1px)}
@media(max-width:900px){.topbar .taddr{display:none}.tbtn{padding:.5rem .6rem}}
@media(max-width:620px){.topbar .tctas .tbtn:nth-child(2),.topbar .tctas .tbtn:nth-child(3){display:none}}

/* ---- section shells ---- */
.sec{padding:clamp(3.6rem,7vw,6.5rem) clamp(1.4rem,6vw,5.5rem)}
.sec.cream{background:var(--cream);color:var(--ink)}
.sec.ink{background:var(--panel2)}
.sec.panel{background:var(--panel)}
.wrap{max-width:76rem;margin:0 auto}
.eyebrow{font-size:.62rem;font-weight:700;letter-spacing:.34em;text-transform:uppercase;color:var(--gold)}
.cream .eyebrow{color:var(--gold-deep)}
.h2{font-family:'Cormorant Garamond',serif;font-weight:500;line-height:1.04;font-size:clamp(2.2rem,5vw,3.8rem);margin-top:.6rem;letter-spacing:.005em}
.h2 .i{font-style:italic;color:var(--gold-soft)} .cream .h2 .i{color:var(--gold-deep)}
.lede{font-size:1.05rem;color:rgba(247,243,236,.66);max-width:46rem;margin-top:1.1rem}
.cream .lede{color:#4a423a}
.rule{width:54px;height:1px;background:var(--gold-deep);margin:1.3rem 0 1.6rem}
.cream .rule{background:var(--gold-deep)}

/* ---- CTA buttons (large) ---- */
.ctas{display:flex;gap:.75rem;flex-wrap:wrap;margin-top:1.6rem}
.cta{display:inline-flex;align-items:center;gap:.5rem;background:var(--gold-soft);border:1px solid var(--gold-soft);
  color:#14100c;font-size:.64rem;font-weight:700;letter-spacing:.18em;text-transform:uppercase;
  padding:.95rem 1.5rem;border-radius:2px;cursor:pointer;transition:transform .2s var(--ease)}
.cta:hover{transform:translateY(-2px)}
.cta.ghost{background:transparent;color:var(--gold-soft);border-color:rgba(222,184,128,.55)}
.ctas.center{justify-content:center}

/* ---- HERO ---- */
.hero{position:relative;min-height:92svh;display:flex;flex-direction:column;justify-content:flex-end;overflow:hidden;background:#000}
.hero .plate{position:absolute;inset:0;background-image:url('data:stripped');background-size:cover;background-position:center;
  transform:scale(1.06);animation:kb 24s var(--ease) forwards}
@keyframes kb{to{transform:scale(1)}}
.hero .grade{position:absolute;inset:0;background:linear-gradient(180deg,rgba(10,8,6,.42),rgba(10,8,6,.12) 34%,rgba(10,8,6,.66) 78%,var(--ink))}
.herocopy{position:relative;z-index:3;text-align:center;padding:0 1.4rem 4svh;animation:rise 1s var(--ease) 200ms both}
.herocopy .kick{font-size:.66rem;font-weight:700;letter-spacing:.42em;text-indent:.42em;text-transform:uppercase;color:rgba(247,243,236,.82)}
.herocopy h1{font-family:'Cormorant Garamond',serif;font-weight:500;font-size:clamp(2.6rem,7vw,5.6rem);line-height:1.02;color:var(--cream2);margin-top:.7rem}
.herocopy h1 .i{font-style:italic;color:var(--gold-soft)}
.subject{margin-top:1.5rem;display:inline-flex;align-items:center;gap:1.1rem;flex-wrap:wrap;justify-content:center;
  border:1px solid var(--linel);border-radius:3px;padding:.85rem 1.4rem;background:rgba(12,10,8,.42)}
.subject .price{font-family:'Cormorant Garamond',serif;font-style:italic;font-size:1.5rem;color:var(--gold-soft)}
.subject .spec{font-size:.6rem;letter-spacing:.15em;text-transform:uppercase;color:rgba(247,243,236,.66);word-spacing:.25em}
.scrollcue{position:relative;z-index:3;margin:0 auto 1.6rem;width:1px;height:46px;background:linear-gradient(var(--gold-soft),transparent);animation:cue 2.2s ease-in-out infinite}
@keyframes cue{0%,100%{opacity:.3;transform:scaleY(.7)}50%{opacity:1;transform:scaleY(1)}}
@keyframes rise{from{opacity:0;transform:translateY(16px)}}

/* ---- STORY ---- */
.story{display:grid;grid-template-columns:1fr 1fr;gap:clamp(1.8rem,4vw,3.6rem);align-items:center}
.story .txt p{margin-top:1.1rem;color:#4a423a;font-size:1.02rem}
.story .txt p:first-of-type{margin-top:1.4rem}
.story figure{position:relative;border-radius:3px;overflow:hidden;box-shadow:0 30px 60px rgba(0,0,0,.28)}
.story figure img{width:100%;height:100%;object-fit:cover;aspect-ratio:4/5}
.story figure figcaption{position:absolute;left:0;bottom:0;right:0;padding:1.4rem 1.2rem .9rem;
  background:linear-gradient(transparent,rgba(10,8,6,.72));font-family:'Cormorant Garamond',serif;font-style:italic;
  font-size:1rem;color:var(--cream2)}
@media(max-width:820px){.story{grid-template-columns:1fr}.story figure{order:-1}}

/* ---- GALLERY ---- */
.galgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:.9rem;margin-top:2.2rem}
.gcell{position:relative;overflow:hidden;border-radius:3px;cursor:pointer;background:#000}
.gcell img{width:100%;height:100%;object-fit:cover;aspect-ratio:4/3;transition:transform .7s var(--ease);opacity:.96}
.gcell:hover img{transform:scale(1.05);opacity:1}
.gcell figcaption{position:absolute;inset:0;display:flex;flex-direction:column;justify-content:flex-end;
  padding:1.1rem 1rem;background:linear-gradient(transparent 42%,rgba(10,8,6,.86));opacity:0;transition:opacity .4s var(--ease)}
.gcell:hover figcaption,.gcell:focus figcaption{opacity:1}
.gcell .gt{font-size:.58rem;font-weight:700;letter-spacing:.18em;text-transform:uppercase;color:var(--gold-soft)}
.gcell .gc{font-family:'Cormorant Garamond',serif;font-size:.98rem;line-height:1.28;color:var(--cream2);margin-top:.35rem}
@media(max-width:900px){.galgrid{grid-template-columns:repeat(2,1fr)}}
@media(max-width:560px){.galgrid{grid-template-columns:1fr}.gcell figcaption{opacity:1;background:linear-gradient(transparent 50%,rgba(10,8,6,.9))}}

/* ---- EVERY DETAIL ---- */
.detailcols{columns:3;column-gap:2.4rem;margin-top:2.2rem}
@media(max-width:900px){.detailcols{columns:2}}
@media(max-width:600px){.detailcols{columns:1}}
.dgroup{break-inside:avoid;margin-bottom:2rem}
.dgroup h4{font-family:'Cormorant Garamond',serif;font-size:1.5rem;color:var(--ink);margin-bottom:.2rem}
.dgroup .dey{display:block;font-size:.56rem;font-weight:700;letter-spacing:.2em;text-transform:uppercase;color:var(--gold-deep);margin-bottom:.7rem}
.dgroup ul{list-style:none}
.dgroup li{position:relative;padding-left:1.15rem;font-size:.9rem;margin:.5rem 0;color:#4a423a;line-height:1.5}
.dgroup li:before{content:"";position:absolute;left:0;top:.55rem;width:5px;height:5px;border-radius:50%;background:var(--gold-deep)}

/* ---- ROOM TO GROW ---- */
.growstats{display:grid;grid-template-columns:repeat(3,1fr);gap:1rem;margin-top:2rem}
.growstat{border:1px solid var(--line);border-radius:6px;padding:1.3rem 1.2rem;background:rgba(198,154,106,.05)}
.growstat b{font-family:'Cormorant Garamond',serif;font-size:2.2rem;color:var(--gold-soft);display:block;line-height:1}
.growstat span{display:block;margin-top:.5rem;font-size:.58rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--muted)}
@media(max-width:640px){.growstats{grid-template-columns:1fr}}
.slider{position:relative;margin-top:1rem;border-radius:4px;overflow:hidden;user-select:none;touch-action:pan-y;cursor:ew-resize;aspect-ratio:16/10;background:#000}
.slider img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;pointer-events:none}
.slider .after{clip-path:inset(0 0 0 50%)}
.slider .handle{position:absolute;top:0;bottom:0;left:50%;width:2px;background:var(--gold-soft);transform:translateX(-1px);pointer-events:none;z-index:4}
.slider .knob{position:absolute;top:50%;left:50%;transform:translate(-50%,-50%);width:44px;height:44px;border-radius:50%;
  background:rgba(12,10,8,.7);border:1px solid var(--gold-soft);color:var(--gold-soft);display:flex;align-items:center;justify-content:center;
  font-size:.9rem;pointer-events:none;z-index:5;backdrop-filter:blur(4px)}
.slider .lbl{position:absolute;top:.8rem;font-size:.55rem;font-weight:700;letter-spacing:.18em;text-transform:uppercase;
  padding:.4rem .65rem;border-radius:2px;background:rgba(12,10,8,.62);color:var(--cream2);z-index:6;pointer-events:none}
.slider .lbl.l{left:.8rem} .slider .lbl.r{right:.8rem;color:var(--gold-soft)}
.slidergrid{display:grid;grid-template-columns:1fr 1fr;gap:1.6rem;margin-top:2.2rem}
.slidergrid h4{font-family:'Cormorant Garamond',serif;font-size:1.4rem;color:var(--cream2);margin-bottom:.2rem}
.slidergrid .sc{font-size:.85rem;color:rgba(247,243,236,.6);margin-bottom:.9rem}
@media(max-width:820px){.slidergrid{grid-template-columns:1fr}}

/* ---- FLOOR PLANS ---- */
.fpgrid{display:grid;grid-template-columns:repeat(2,1fr);gap:1rem;margin-top:2.2rem}
.fcell{cursor:pointer;border:1px solid var(--line);border-radius:4px;overflow:hidden;background:#fff}
.fcell img{width:100%;height:auto;transition:transform .5s var(--ease)}
.fcell:hover img{transform:scale(1.02)}
.fcell figcaption{display:flex;justify-content:space-between;align-items:baseline;padding:.8rem 1rem;background:var(--panel)}
.fcell .gt{font-size:.58rem;font-weight:700;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-soft)}
.fcell .gc{font-family:'Cormorant Garamond',serif;font-style:italic;font-size:.95rem;color:var(--muted)}
@media(max-width:700px){.fpgrid{grid-template-columns:1fr}}

/* ---- 3D TOUR ---- */
.tourcard{margin-top:2rem;border:1px solid var(--line);border-radius:8px;overflow:hidden;position:relative;
  background:linear-gradient(120deg,rgba(198,154,106,.14),rgba(21,16,9,.4));padding:clamp(2.4rem,5vw,4rem);text-align:center}
.tourcard .ring{width:74px;height:74px;margin:0 auto 1.4rem;border-radius:50%;border:1px solid var(--gold-soft);
  display:flex;align-items:center;justify-content:center;font-size:1.6rem;color:var(--gold-soft)}
.tourcard h3{font-family:'Cormorant Garamond',serif;font-size:clamp(1.6rem,3.4vw,2.4rem);color:var(--cream2)}
.tourcard p{max-width:40rem;margin:.7rem auto 0;color:rgba(247,243,236,.6);font-size:.95rem}

/* ---- LOCATION ---- */
.loccols{display:grid;grid-template-columns:repeat(3,1fr);gap:1.6rem;margin-top:2.2rem}
.loccard{border:1px solid rgba(34,32,28,.12);border-radius:6px;padding:1.5rem 1.4rem;background:#fff}
.loccard .ley{font-size:.56rem;font-weight:700;letter-spacing:.18em;text-transform:uppercase;color:var(--gold-deep)}
.loccard h4{font-family:'Cormorant Garamond',serif;font-size:1.4rem;color:var(--ink);margin:.35rem 0 .5rem}
.loccard p{font-size:.9rem;color:#4a423a}
@media(max-width:820px){.loccols{grid-template-columns:1fr}}

/* ---- AGENT ---- */
.agent{display:grid;grid-template-columns:auto 1fr;gap:clamp(1.6rem,4vw,3rem);align-items:center;
  border:1px solid var(--line);border-radius:8px;padding:clamp(1.6rem,4vw,2.8rem);background:rgba(198,154,106,.05)}
.agent img{width:clamp(120px,20vw,180px);height:clamp(120px,20vw,180px);object-fit:cover;border-radius:50%;border:1px solid var(--line)}
.agent .name{font-family:'Cormorant Garamond',serif;font-size:2rem;color:var(--cream2)}
.agent .role{font-size:.6rem;font-weight:700;letter-spacing:.2em;text-transform:uppercase;color:var(--gold-soft);margin-top:.3rem}
.agent .meta{margin-top:1rem;font-size:.92rem;color:rgba(247,243,236,.72);line-height:1.9}
.agent .meta b{color:var(--cream2);font-weight:600}
@media(max-width:640px){.agent{grid-template-columns:1fr;text-align:center;justify-items:center}}

/* ---- FOOTER ---- */
.footer{background:var(--ink);padding:clamp(3rem,6vw,4.5rem) clamp(1.4rem,6vw,5.5rem) 3rem;border-top:1px solid var(--linel);text-align:center}
.footer .flogo{height:30px;width:auto;margin:0 auto 1.6rem}
.footer .flogo svg{height:30px;width:auto;display:block;margin:0 auto}
.footer .offices{font-size:.82rem;color:var(--muted);letter-spacing:.02em}
.footer .site{font-family:'Cormorant Garamond',serif;font-style:italic;font-size:1.05rem;color:var(--gold-soft);margin-top:.8rem}
.footer .disc{max-width:52rem;margin:1.8rem auto 0;font-size:.62rem;line-height:1.7;color:rgba(247,243,236,.36)}

/* ---- LIGHTBOX ---- */
.lb{position:fixed;inset:0;z-index:200;background:rgba(8,6,4,.94);display:none;align-items:center;justify-content:center;padding:2rem;backdrop-filter:blur(6px)}
.lb.open{display:flex}
.lb img{max-width:92vw;max-height:80vh;object-fit:contain;border-radius:3px;box-shadow:0 40px 80px rgba(0,0,0,.6)}
.lb .cap{position:absolute;left:0;right:0;bottom:1.4rem;text-align:center;padding:0 2rem}
.lb .cap .gt{font-size:.6rem;font-weight:700;letter-spacing:.2em;text-transform:uppercase;color:var(--gold-soft)}
.lb .cap .gc{display:block;font-family:'Cormorant Garamond',serif;font-style:italic;font-size:1.05rem;color:var(--cream2);margin-top:.3rem}
.lb .x{position:absolute;top:1.2rem;right:1.4rem;width:44px;height:44px;border:1px solid var(--linel);border-radius:50%;
  background:rgba(12,10,8,.5);color:var(--cream2);font-size:1.3rem;cursor:pointer;display:flex;align-items:center;justify-content:center}
.lb .nav{position:absolute;top:50%;transform:translateY(-50%);width:52px;height:52px;border:1px solid var(--linel);border-radius:50%;
  background:rgba(12,10,8,.5);color:var(--cream2);font-size:1.4rem;cursor:pointer;display:flex;align-items:center;justify-content:center}
.lb .nav.prev{left:1.2rem} .lb .nav.next{right:1.2rem}

/* ---- reveal ---- */
.reveal{opacity:0;transform:translateY(22px);transition:opacity .8s var(--ease),transform .8s var(--ease)}
.reveal.in{opacity:1;transform:none}
.note{font-size:.66rem;line-height:1.7;color:rgba(247,243,236,.42);margin-top:1.4rem}
.cream .note{color:rgba(34,32,28,.5)}