:root{
  --ink:#1c1a17;
  --ink-soft:#3a362f;
  --cream:#f6f1e7;
  --cream-2:#efe7d7;
  --paper:#fbf8f1;
  --brass:#a9803f;
  --brass-deep:#8a6528;
  --line:#e2d8c4;
  --shadow:28px 40px 80px -40px rgba(28,26,23,.45);
  --shadow-sm:0 18px 40px -28px rgba(28,26,23,.55);
  --serif:"Cormorant Garamond",Georgia,"Times New Roman",serif;
  --sans:-apple-system,BlinkMacSystemFont,"Segoe UI",Helvetica,Arial,sans-serif;
}
*{margin:0;padding:0;box-sizing:border-box}
html{scroll-behavior:smooth}
body{
  font-family:var(--sans);
  color:var(--ink);
  background:var(--paper);
  line-height:1.6;
  -webkit-font-smoothing:antialiased;
  overflow-x:hidden;
}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
.wrap{max-width:1200px;margin:0 auto;padding:0 24px}

/* type */
.display{font-family:var(--serif);font-weight:500;line-height:1.02;letter-spacing:-.01em}
.eyebrow{font-size:.72rem;letter-spacing:.28em;text-transform:uppercase;color:var(--brass-deep);font-weight:600}
.lede{font-size:1.12rem;color:var(--ink-soft);max-width:52ch}

/* nav */
header.nav{position:sticky;top:0;z-index:50;background:rgba(251,248,241,.86);backdrop-filter:blur(14px);border-bottom:1px solid var(--line)}
.nav-in{display:flex;align-items:center;justify-content:space-between;height:76px}
.brand{display:flex;align-items:center;gap:12px;font-family:var(--serif);font-size:1.5rem;letter-spacing:.01em}
.brand .mark{width:34px;height:34px;flex:0 0 34px}
.brand small{display:block;font-family:var(--sans);font-size:.56rem;letter-spacing:.34em;text-transform:uppercase;color:var(--brass-deep);margin-top:2px}
.nav-links{display:flex;gap:34px;align-items:center;font-size:.82rem;letter-spacing:.06em;text-transform:uppercase}
.nav-links a{color:var(--ink-soft);transition:color .2s}
.nav-links a:hover{color:var(--brass-deep)}
.btn{display:inline-flex;align-items:center;gap:8px;font-family:var(--sans);font-size:.78rem;letter-spacing:.12em;text-transform:uppercase;font-weight:600;padding:13px 24px;border-radius:2px;border:1px solid var(--ink);background:var(--ink);color:var(--cream);cursor:pointer;transition:.25s}
.btn:hover{background:var(--brass-deep);border-color:var(--brass-deep)}
.btn.ghost{background:transparent;color:var(--ink);border-color:var(--ink)}
.btn.ghost:hover{background:var(--ink);color:var(--cream)}
.nav-toggle{display:none;background:none;border:none;font-size:1.4rem;cursor:pointer}

/* hero */
.hero{position:relative;min-height:82vh;max-height:760px;display:flex;align-items:flex-end;color:var(--cream);overflow:hidden}
.hero-bg{position:absolute;inset:0;background-size:cover;background-position:center;transform:scale(1.05);animation:kenburns 22s ease-out forwards}
@keyframes kenburns{to{transform:scale(1.14)}}
.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(20,18,15,.15) 0%,rgba(20,18,15,.15) 40%,rgba(20,18,15,.78) 100%)}
.hero-in{position:relative;z-index:2;padding-bottom:64px}
.hero .eyebrow{color:#e8cfa4}
.hero h1{font-size:clamp(3rem,8vw,6.4rem);margin:18px 0 20px;max-width:16ch}
.hero .lede{color:rgba(246,241,231,.86)}
.hero-cta{display:flex;gap:14px;margin-top:30px;flex-wrap:wrap}
.hero-cta .btn{background:var(--cream);color:var(--ink);border-color:var(--cream)}
.hero-cta .btn:hover{background:var(--brass);border-color:var(--brass);color:#fff}
.hero-cta .btn.ghost{background:transparent;color:var(--cream);border-color:rgba(246,241,231,.6)}
.hero-cta .btn.ghost:hover{background:rgba(246,241,231,.14)}
.scroll-hint{position:absolute;bottom:26px;left:50%;transform:translateX(-50%);z-index:3;font-size:.66rem;letter-spacing:.3em;text-transform:uppercase;color:rgba(246,241,231,.7);display:flex;flex-direction:column;align-items:center;gap:8px}
.scroll-hint span{width:1px;height:38px;background:linear-gradient(rgba(246,241,231,.7),transparent);animation:drop 1.8s ease-in-out infinite}
@keyframes drop{0%,100%{opacity:.3;transform:scaleY(.6)}50%{opacity:1;transform:scaleY(1)}}

/* counter band */
.counter{background:var(--ink);color:var(--cream);position:relative}
.counter::before{content:"";position:absolute;inset:0;background-image:url(tex/concrete-wall.png);opacity:.14;mix-blend-mode:overlay}
.counter-in{position:relative;display:grid;grid-template-columns:1.2fr 1fr;gap:48px;align-items:center;padding:70px 0}
.counter .num{font-family:var(--serif);font-size:clamp(3.4rem,8vw,6rem);color:var(--brass);line-height:1;letter-spacing:-.02em}
.counter .num .pre{font-size:.5em;vertical-align:top;margin-right:.1em}
.counter .label{font-size:.74rem;letter-spacing:.24em;text-transform:uppercase;color:rgba(246,241,231,.66);margin-top:14px}
.counter-copy p{color:rgba(246,241,231,.8)}
.counter-stats{display:flex;gap:38px;margin-top:26px}
.counter-stats b{font-family:var(--serif);font-size:2rem;color:var(--cream);display:block;line-height:1}
.counter-stats small{font-size:.66rem;letter-spacing:.18em;text-transform:uppercase;color:rgba(246,241,231,.55)}

/* section */
section.band{padding:96px 0;position:relative}
.band.warm{background:var(--cream)}
.band.warm::before{content:"";position:absolute;inset:0;background-image:url(tex/cream-paper.png);opacity:.5;pointer-events:none}
.band > .wrap{position:relative}
.sec-head{max-width:60ch;margin-bottom:48px}
.sec-head h2{font-size:clamp(2rem,4.4vw,3.2rem);margin:14px 0 12px}

/* featured listing */
.feature{display:grid;grid-template-columns:1.15fr .85fr;gap:0;border:1px solid var(--line);background:var(--paper);box-shadow:var(--shadow);border-radius:3px;overflow:hidden}
.feature-img{position:relative;min-height:520px;background-size:cover;background-position:center}
.feature-tag{position:absolute;top:22px;left:22px;background:var(--brass);color:#fff;font-size:.66rem;letter-spacing:.18em;text-transform:uppercase;padding:8px 16px;border-radius:2px;font-weight:600}
.feature-body{padding:52px 46px;display:flex;flex-direction:column;justify-content:center}
.feature-body .price{font-family:var(--serif);font-size:2.8rem;color:var(--ink);line-height:1}
.feature-body h3{font-family:var(--serif);font-size:1.7rem;font-weight:500;margin:6px 0 4px}
.feature-body .addr{color:var(--ink-soft);font-size:.95rem;margin-bottom:24px}
.spec-row{display:flex;gap:30px;padding:22px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line);margin-bottom:26px}
.spec-row div{font-size:.9rem}
.spec-row b{font-family:var(--serif);font-size:1.5rem;display:block;line-height:1;color:var(--ink)}
.spec-row small{font-size:.64rem;letter-spacing:.16em;text-transform:uppercase;color:var(--ink-soft)}

/* map */
.map-wrap{border:1px solid var(--line);border-radius:3px;overflow:hidden;box-shadow:var(--shadow-sm);background:var(--paper)}
.map-grid{display:grid;grid-template-columns:340px 1fr;min-height:520px}
.map-list{border-right:1px solid var(--line);overflow-y:auto;max-height:520px}
.map-item{padding:22px 24px;border-bottom:1px solid var(--line);cursor:pointer;transition:background .2s;position:relative}
.map-item:hover,.map-item.active{background:var(--cream)}
.map-item.active::before{content:"";position:absolute;left:0;top:0;bottom:0;width:3px;background:var(--brass)}
.map-item .mprice{font-family:var(--serif);font-size:1.4rem;color:var(--ink)}
.map-item .mname{font-size:.9rem;color:var(--ink-soft);margin:2px 0}
.map-item .mmeta{font-size:.72rem;letter-spacing:.08em;text-transform:uppercase;color:var(--brass-deep)}
.map-canvas{position:relative;background:#e8e3d6;overflow:hidden}
.map-canvas svg{position:absolute;inset:0;width:100%;height:100%}
.pin{cursor:pointer;transition:transform .25s}
.pin:hover,.pin.active{transform:translateY(-4px)}
.pin-dot{fill:var(--brass);stroke:#fff;stroke-width:2}
.pin.active .pin-dot{fill:var(--ink)}
.map-pop{position:absolute;background:var(--paper);border:1px solid var(--line);border-radius:3px;box-shadow:var(--shadow-sm);padding:14px 16px;width:230px;transform:translate(-50%,-118%);pointer-events:none;opacity:0;transition:opacity .2s;z-index:5}
.map-pop.show{opacity:1}
.map-pop img{border-radius:2px;height:110px;width:100%;object-fit:cover;margin-bottom:8px}
.map-pop .pp{font-family:var(--serif);font-size:1.2rem;color:var(--ink)}
.map-pop .pn{font-size:.78rem;color:var(--ink-soft)}

/* about / cta */
.split{display:grid;grid-template-columns:1fr 1fr;gap:64px;align-items:center}
.split img{border-radius:3px;box-shadow:var(--shadow);height:100%;object-fit:cover;min-height:440px}
.value-list{list-style:none;margin-top:26px}
.value-list li{padding:16px 0;border-top:1px solid var(--line);display:flex;gap:16px;align-items:baseline}
.value-list li b{font-family:var(--serif);color:var(--brass-deep);font-size:1.1rem;min-width:30px}

/* contact */
.contact{background:var(--cream);position:relative}
.contact::before{content:"";position:absolute;inset:0;background-image:url(tex/cream-paper.png);opacity:.5}
.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:64px;position:relative}
form.lead{display:grid;gap:18px}
.field{display:grid;gap:7px}
.field label{font-size:.7rem;letter-spacing:.16em;text-transform:uppercase;color:var(--ink-soft);font-weight:600}
.field input,.field textarea,.field select{font-family:var(--sans);font-size:1rem;padding:14px 16px;border:1px solid var(--line);background:var(--paper);border-radius:2px;color:var(--ink);transition:border .2s}
.field input:focus,.field textarea:focus,.field select:focus{outline:none;border-color:var(--brass)}
.field textarea{min-height:120px;resize:vertical}
.form-note{font-size:.8rem;color:var(--ink-soft)}
.form-ok{background:var(--ink);color:var(--cream);padding:20px 24px;border-radius:3px;display:none}
.form-ok.show{display:block}

/* footer */
footer.foot{background:var(--ink);color:rgba(246,241,231,.7);padding:64px 0 34px}
.foot-grid{display:grid;grid-template-columns:2fr 1fr 1fr;gap:48px;padding-bottom:40px;border-bottom:1px solid rgba(246,241,231,.14)}
.foot .brand{color:var(--cream)}
.foot h4{color:var(--cream);font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;margin-bottom:16px}
.foot ul{list-style:none;display:grid;gap:10px;font-size:.9rem}
.foot-bottom{display:flex;justify-content:space-between;align-items:center;padding-top:26px;font-size:.78rem;flex-wrap:wrap;gap:12px}
.foot-bottom a{color:var(--brass)}

/* Reveal is a progressive enhancement: JS adds .js-reveal to <html>, only then do we hide.
   Without JS (or if the observer never fires), content stays fully visible. */
.js-reveal .reveal{opacity:0;transform:translateY(26px);transition:opacity .8s ease,transform .8s ease}
.js-reveal .reveal.in{opacity:1;transform:none}

@media(max-width:960px){
  .counter-in,.feature,.map-grid,.split,.contact-grid,.foot-grid{grid-template-columns:1fr}
  .feature-img{min-height:340px}
  .map-list{max-height:none;border-right:none;border-bottom:1px solid var(--line)}
  .map-canvas{min-height:380px}
  .split img{min-height:300px}
}
@media(max-width:720px){
  .nav-links{display:none}
  .nav-toggle{display:block}
  .nav-links.open{display:flex;position:absolute;top:76px;left:0;right:0;flex-direction:column;background:var(--paper);padding:24px;gap:20px;border-bottom:1px solid var(--line)}
  .counter-stats{flex-wrap:wrap;gap:24px}
  section.band{padding:64px 0}
  .feature-body{padding:34px 26px}
}