/* Juliette Marsh | Coastal Luxury Real Estate. Private client luxury. */
:root{
  --ink:#0F1416; --ink-2:#161D20; --ink-3:#273034;
  --gold:#C8A96A; --gold-hi:#D9C08A; --gold-deep:#74592A; --gold-line:rgba(200,169,106,.42);
  --sand:#EFE8DD; --paper:#F7F3EC; --white:#FFFFFF;
  --text:#1B2124; --muted:#565E62; --line:#DCD3C4;
  --on-dark:#EEE8DD; --on-dark-mute:#B8B1A5; --line-dark:rgba(238,232,221,.16);
  --serif:'Playfair Display', Georgia, 'Times New Roman', serif;
  --sans:'Karla', system-ui, -apple-system, 'Segoe UI', sans-serif;
  --wrap:1240px; --gutter:clamp(20px, 4vw, 56px);
  --s1:.5rem; --s2:.75rem; --s3:1rem; --s4:1.5rem; --s5:2rem; --s6:3rem; --s7:4.5rem; --s8:6.5rem;
  --sec:clamp(4.5rem, 3rem + 6vw, 8.5rem);
  --ease:cubic-bezier(.2,.7,.2,1);
  --head-h:84px;
}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-padding-top:calc(var(--head-h) + 16px)}
@media (prefers-reduced-motion:no-preference){html{scroll-behavior:smooth}}
body{margin:0;background:var(--paper);color:var(--text);font-family:var(--sans);font-size:17px;line-height:1.65;-webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility}
img,svg{display:block;max-width:100%}
img{height:auto}
a{color:inherit}
p,h1,h2,h3,h4,figure,blockquote,dl,dd{margin:0}
ul,ol{margin:0;padding:0;list-style:none}
button,input,select,textarea{font:inherit;color:inherit}
h1,h2,h3{font-family:var(--serif);font-weight:400;line-height:1.08;letter-spacing:-.01em;text-wrap:balance}
em{font-style:italic}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 var(--gutter)}
.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}
.i{width:1em;height:1em;fill:none;stroke:currentColor;stroke-width:1.5;stroke-linecap:round;stroke-linejoin:round;flex:none}
:focus-visible{outline:2px solid var(--gold);outline-offset:3px}
.skip{position:absolute;left:16px;top:-80px;z-index:200;background:var(--ink);color:var(--on-dark);padding:12px 16px;text-decoration:none;font-weight:500}
.skip:focus{top:12px}

/* Type helpers */
.eyebrow{display:flex;align-items:center;gap:14px;font-size:12px;font-weight:500;letter-spacing:.24em;text-transform:uppercase;color:var(--gold-deep);margin-bottom:var(--s4)}
.eyebrow::before{content:"";width:36px;height:1px;background:currentColor;opacity:.7}
.eyebrow-light{color:var(--gold)}
.lede{font-size:clamp(1.05rem,1rem + .3vw,1.2rem);color:var(--muted);max-width:60ch}
.h2{font-size:clamp(2.1rem,1.5rem + 2.3vw,3.4rem)}
.h3{font-size:clamp(1.45rem,1.3rem + .6vw,1.75rem)}
.num{font-variant-numeric:lining-nums tabular-nums}

/* Buttons and links */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:12px;min-height:52px;padding:0 28px;border:1px solid transparent;border-radius:0;font-size:13px;font-weight:500;letter-spacing:.16em;text-transform:uppercase;text-decoration:none;cursor:pointer;transition:background-color .25s,border-color .25s,color .25s,transform .25s var(--ease)}
.btn:active{transform:translateY(1px)}
.btn-gold{background:var(--gold);color:var(--ink)}
.btn-gold:hover{background:var(--gold-hi)}
.btn-ink{background:var(--ink);color:var(--on-dark)}
.btn-ink:hover{background:var(--ink-3)}
.btn-line{border-color:var(--gold-line);color:var(--on-dark);background:transparent}
.btn-line:hover{border-color:var(--gold);background:rgba(200,169,106,.08)}
.btn-line-dark{border-color:var(--text);color:var(--text);background:transparent}
.btn-line-dark:hover{background:var(--ink);color:var(--on-dark);border-color:var(--ink)}
.tlink{display:inline-flex;align-items:center;gap:10px;font-size:13px;font-weight:500;letter-spacing:.16em;text-transform:uppercase;text-decoration:none;color:var(--text);padding:10px 0;border-bottom:1px solid var(--gold);transition:color .2s,gap .25s var(--ease)}
.tlink:hover{color:var(--gold-deep);gap:14px}
.tlink-light{color:var(--on-dark)}
.tlink-light:hover{color:var(--gold)}
.tlink .i{font-size:16px}

/* Header */
.site-header{position:sticky;top:0;z-index:60;background:rgba(247,243,236,.96);backdrop-filter:saturate(1.2) blur(8px);border-bottom:1px solid var(--line);transition:background-color .35s,border-color .35s,color .35s}
.head-row{display:flex;align-items:center;gap:var(--s5);height:var(--head-h)}
.brand{display:flex;flex-direction:column;text-decoration:none;line-height:1.1;min-height:44px;justify-content:center}
.brand-name{font-family:var(--serif);font-size:21px;letter-spacing:.14em;text-transform:uppercase}
.brand-sub{font-size:10px;letter-spacing:.32em;text-transform:uppercase;color:var(--gold-deep);margin-top:6px}
.nav{display:flex;gap:6px;margin-left:auto}
.nav a{position:relative;display:inline-flex;align-items:center;min-height:44px;padding:0 14px;font-size:13px;font-weight:500;letter-spacing:.16em;text-transform:uppercase;text-decoration:none}
.nav a::after{content:"";position:absolute;left:14px;right:14px;bottom:8px;height:1px;background:var(--gold);transform:scaleX(0);transform-origin:left;transition:transform .3s var(--ease)}
.nav a:hover::after,.nav a[aria-current="page"]::after{transform:scaleX(1)}
.head-phone{font-size:15px;font-weight:500;text-decoration:none;white-space:nowrap;min-height:44px;display:inline-flex;align-items:center}
.head-phone:hover{color:var(--gold-deep)}
.site-header .head-cta{min-height:46px;padding:0 20px;color:var(--text);border-color:var(--text)}
.site-header .head-cta:hover{background:var(--ink);color:var(--on-dark)}
.menu-btn{display:none;align-items:center;gap:12px;margin-left:auto;min-height:44px;min-width:44px;padding:0 4px;background:none;border:0;cursor:pointer;font-size:12px;font-weight:500;letter-spacing:.2em;text-transform:uppercase}
.menu-btn .bars{position:relative;width:26px;height:10px}
.menu-btn .bars i{position:absolute;left:0;right:0;height:1.5px;background:currentColor;transition:transform .3s var(--ease),top .3s var(--ease)}
.menu-btn .bars i:first-child{top:0}
.menu-btn .bars i:last-child{top:8.5px}
.menu-btn[aria-expanded="true"] .bars i:first-child{top:4.25px;transform:rotate(45deg)}
.menu-btn[aria-expanded="true"] .bars i:last-child{top:4.25px;transform:rotate(-45deg)}
.mobile-menu{position:fixed;inset:var(--head-h) 0 0 0;z-index:59;background:var(--ink);color:var(--on-dark);padding:var(--s5) var(--gutter) var(--s6);display:flex;flex-direction:column;justify-content:space-between;overflow-y:auto;opacity:0;transform:translateY(-6px);transition:opacity .3s var(--ease),transform .3s var(--ease)}
.mobile-menu[hidden]{display:none}
.mobile-menu.open{opacity:1;transform:none}
.mobile-menu nav{display:flex;flex-direction:column}
.mobile-menu nav a{font-family:var(--serif);font-size:34px;line-height:1.2;text-decoration:none;padding:12px 0;border-bottom:1px solid var(--line-dark)}
.mobile-menu nav a[aria-current="page"]{color:var(--gold)}
.mm-foot{display:flex;flex-direction:column;gap:var(--s3);margin-top:var(--s6)}
.mm-phone{font-size:18px;text-decoration:none;color:var(--on-dark-mute)}

/* Home: transparent header over the hero */
.is-home .site-header{position:fixed;left:0;right:0;background:transparent;border-color:transparent;color:var(--on-dark);backdrop-filter:none}
.is-home .site-header .brand-sub{color:var(--gold)}
.is-home .site-header .head-cta{color:var(--on-dark);border-color:var(--gold-line)}
.is-home .site-header .head-cta:hover{background:rgba(200,169,106,.12);border-color:var(--gold)}
.is-home .site-header .head-phone:hover{color:var(--gold)}
.is-home .site-header.scrolled,.is-home.menu-open .site-header{background:rgba(15,20,22,.94);border-color:var(--line-dark);backdrop-filter:saturate(1.2) blur(8px)}

@media (max-width:1100px){.head-phone{display:none}}
@media (max-width:900px){
  :root{--head-h:72px}
  .nav,.site-header .head-cta{display:none}
  .menu-btn{display:inline-flex}
  .brand-name{font-size:18px}
}

/* Sections */
.sec{padding:var(--sec) 0}
.sec-tight{padding:var(--s7) 0}
.sec-sand{background:var(--sand)}
.sec-dark{background:var(--ink);color:var(--on-dark)}
.sec-dark .lede{color:var(--on-dark-mute)}
.sec-dark .eyebrow{color:var(--gold)}
.sec-head{display:flex;align-items:flex-end;justify-content:space-between;gap:var(--s5);margin-bottom:var(--s6);flex-wrap:wrap}
.sec-head .lede{margin-top:var(--s3)}

/* Hero */
.hero{position:relative;min-height:max(640px,100svh);max-height:980px;display:flex;align-items:flex-end;color:var(--on-dark);background:var(--ink);overflow:hidden}
.hero-img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:50% 60%}
.hero-shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(15,20,22,.74) 0%,rgba(15,20,22,.42) 42%,rgba(15,20,22,0) 72%),linear-gradient(180deg,rgba(15,20,22,.72) 0%,rgba(15,20,22,.2) 20%,rgba(15,20,22,.08) 48%,rgba(15,20,22,.82) 82%,rgba(15,20,22,.96) 100%)}
.hero-inner{position:relative;width:100%;padding-top:calc(var(--head-h) + var(--s6));padding-bottom:clamp(3rem,2rem + 4vw,5.5rem)}
.hero-title{font-size:clamp(2.7rem,1.5rem + 4.6vw,5.2rem);max-width:17ch;line-height:1.03}
.hero-title em{color:var(--gold)}
.hero-lede{margin-top:var(--s4);max-width:52ch;font-size:clamp(1.05rem,1rem + .35vw,1.25rem);color:#E2DBCF}
.hero-actions{display:flex;flex-wrap:wrap;align-items:center;gap:var(--s4) var(--s5);margin-top:var(--s5)}

/* Stat rail */
.stat-rail{background:var(--ink);color:var(--on-dark);border-top:1px solid var(--line-dark)}
.stats{display:grid;grid-template-columns:repeat(4,1fr)}
.stats div{padding:var(--s5) var(--s4) var(--s5) 0;border-right:1px solid var(--line-dark)}
.stats div + div{padding-left:var(--s5)}
.stats div:last-child{border-right:0}
.stats dt{font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:var(--on-dark-mute);margin-top:6px}
.stats dd{font-family:var(--serif);font-size:clamp(1.9rem,1.5rem + 1.4vw,2.7rem);line-height:1.1;color:var(--gold)}
.stats div{display:flex;flex-direction:column-reverse;justify-content:flex-end}
.stats-light div{border-color:var(--line)}
.stats-light dd{color:var(--ink)}
.stats-light dt{color:var(--muted)}
@media (max-width:820px){
  .stats{grid-template-columns:1fr 1fr}
  .stats div{padding:var(--s4) var(--s3) var(--s4) 0}
  .stats div:nth-child(2n){border-right:0;padding-left:var(--s4)}
  .stats div:nth-child(odd){padding-left:0}
  .stats div:nth-child(-n+2){border-bottom:1px solid var(--line-dark)}
  .stats-light div:nth-child(-n+2){border-bottom-color:var(--line)}
}

/* Listing cards */
.feature-grid{display:grid;grid-template-columns:7fr 5fr;grid-template-rows:auto auto;gap:var(--s6) var(--s5)}
.feature-grid .lcard-lg{grid-row:span 2}
@media (max-width:900px){.feature-grid{grid-template-columns:1fr}.feature-grid .lcard-lg{grid-row:auto}.lcard-lg .lcard-media{aspect-ratio:3/2}}
.lcard{display:flex;flex-direction:column;gap:var(--s4)}
.lcard-media{position:relative;display:block;overflow:hidden;background:var(--sand);aspect-ratio:3/2}
.lcard-lg .lcard-media{aspect-ratio:4/5}
.lcard-media img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease)}
@media (prefers-reduced-motion:no-preference){.lcard:hover .lcard-media img{transform:scale(1.035)}}
.lcard-tag{position:absolute;left:16px;top:16px;background:rgba(15,20,22,.82);color:var(--on-dark);font-size:11px;letter-spacing:.2em;text-transform:uppercase;padding:7px 12px}
.lcard-area{font-size:12px;font-weight:500;letter-spacing:.2em;text-transform:uppercase;color:var(--gold-deep)}
.lcard-title{font-size:clamp(1.55rem,1.35rem + .7vw,2rem);margin-top:4px}
.lcard-title a{text-decoration:none}
.lcard-title a:hover{color:var(--gold-deep)}
.lcard-row{display:flex;justify-content:space-between;align-items:baseline;gap:var(--s3);flex-wrap:wrap;padding-top:var(--s3);margin-top:var(--s3);border-top:1px solid var(--line)}
.lcard-facts{display:flex;flex-wrap:wrap;gap:4px 18px;font-size:15px;color:var(--muted)}
.lcard-price{font-family:var(--serif);font-size:1.45rem;white-space:nowrap}
.lcard-cta{margin-top:var(--s2);align-self:flex-start}

/* Private band */
.private{display:grid;grid-template-columns:auto 1fr auto;gap:var(--s5);align-items:center}
.private-mark{width:76px;height:76px;border:1px solid var(--gold-line);display:grid;place-items:center;color:var(--gold);font-size:28px}
.private h2{font-size:clamp(1.7rem,1.3rem + 1.4vw,2.4rem);max-width:24ch}
.private p{color:var(--on-dark-mute);margin-top:var(--s2);max-width:58ch}
@media (max-width:820px){.private{grid-template-columns:1fr}.private .btn{justify-self:start}}

/* Enclaves */
.enclaves{border-top:1px solid var(--line)}
.enclave{display:grid;grid-template-columns:minmax(0,4fr) minmax(0,6fr) minmax(0,2fr);gap:var(--s5);align-items:baseline;padding:var(--s5) 0;border-bottom:1px solid var(--line);transition:background-color .3s}
.enclave h3{font-size:clamp(1.6rem,1.35rem + 1vw,2.25rem)}
.enclave p{color:var(--muted)}
.enclave .count{text-align:right;font-size:13px;letter-spacing:.14em;text-transform:uppercase;color:var(--gold-deep);white-space:nowrap}
.enclave .count b{display:block;font-family:var(--serif);font-weight:400;font-size:1.6rem;letter-spacing:0;color:var(--text);text-transform:none}
@media (max-width:820px){.enclave{grid-template-columns:1fr auto;gap:var(--s2) var(--s4)}.enclave p{grid-column:1/-1;grid-row:2}.enclave .count{grid-column:2;grid-row:1}}

/* Ledger */
.ledger{width:100%;border-collapse:collapse;font-size:15px}
.ledger th{font-size:11px;font-weight:500;letter-spacing:.2em;text-transform:uppercase;color:var(--muted);text-align:left;padding:0 var(--s3) var(--s3) 0;border-bottom:1px solid var(--text)}
.ledger td{padding:var(--s4) var(--s3) var(--s4) 0;border-bottom:1px solid var(--line);vertical-align:baseline}
.ledger .r{text-align:right}
.ledger th.r{padding-right:0}
.ledger td.r{padding-right:0}
.ledger .home{font-family:var(--serif);font-size:1.2rem}
.ledger .home small{display:block;font-family:var(--sans);font-size:13px;color:var(--muted);margin-top:2px}
.ledger .px{font-variant-numeric:tabular-nums;white-space:nowrap}
.ledger .of{color:var(--gold-deep);font-weight:500}
.ledger tr[hidden]{display:none}
.sec-dark .ledger th{color:var(--on-dark-mute);border-color:var(--on-dark)}
.sec-dark .ledger td{border-color:var(--line-dark)}
.sec-dark .ledger .home small{color:var(--on-dark-mute)}
.sec-dark .ledger .of{color:var(--gold)}
@media (max-width:820px){
  .ledger thead{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0,0,0,0)}
  .ledger tr{display:grid;grid-template-columns:1fr 1fr;gap:6px var(--s3);padding:var(--s4) 0;border-bottom:1px solid var(--line)}
  .sec-dark .ledger tr{border-color:var(--line-dark)}
  .ledger td{border:0;padding:0}
  .ledger td.home{grid-column:1/-1}
  .ledger td[data-label]::before{content:attr(data-label);display:block;font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--muted)}
  .sec-dark .ledger td[data-label]::before{color:var(--on-dark-mute)}
  .ledger .r{text-align:left}
}

/* Split (about teaser, page heads) */
.split{display:grid;grid-template-columns:5fr 6fr;gap:clamp(2rem,1rem + 5vw,6rem);align-items:center}
.split-media{position:relative}
.split-media img{width:100%;aspect-ratio:4/5;object-fit:cover}
.split-media::after{content:"";position:absolute;inset:18px -18px -18px 18px;border:1px solid var(--gold);z-index:-1}
.split h2{font-size:clamp(2.1rem,1.5rem + 2.3vw,3.4rem);margin-bottom:var(--s4)}
.split p + p{margin-top:var(--s3)}
.split .tlink{margin-top:var(--s5)}
.signature{font-family:var(--serif);font-style:italic;font-size:1.8rem;color:var(--gold-deep);margin-top:var(--s4)}
@media (max-width:900px){.split{grid-template-columns:1fr}.split-media{max-width:440px}.split-media::after{inset:10px -10px -10px 10px}}

/* Client notes */
.notes{display:grid;grid-template-columns:1fr 1fr;gap:var(--s6) var(--s7)}
.note blockquote{font-family:var(--serif);font-style:italic;font-size:clamp(1.3rem,1.15rem + .6vw,1.65rem);line-height:1.45}
.note blockquote::before{content:"\201C";display:block;font-size:4rem;line-height:.6;color:var(--gold);font-style:normal;margin-bottom:var(--s2)}
.note figcaption{margin-top:var(--s4);font-size:13px;letter-spacing:.16em;text-transform:uppercase;color:var(--on-dark-mute)}
.note figcaption b{color:var(--on-dark);font-weight:500}
@media (max-width:820px){.notes{grid-template-columns:1fr}}

/* Letter signup */
.letter{display:grid;grid-template-columns:1fr 1fr;gap:var(--s6);align-items:end}
.letter h2{font-size:clamp(1.9rem,1.4rem + 1.8vw,2.8rem)}
.letter-form{display:flex;gap:0;border-bottom:1px solid var(--text)}
.letter-form label{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0,0,0,0)}
.letter-form input{flex:1;min-width:0;border:0;background:transparent;padding:16px 0;font-size:18px}
.letter-form input:focus-visible{outline:none}
.letter-form:focus-within{border-color:var(--gold-deep);box-shadow:0 1px 0 var(--gold-deep)}
.letter-form button{border:0;background:none;padding:0 0 0 var(--s3);cursor:pointer;font-size:13px;font-weight:500;letter-spacing:.16em;text-transform:uppercase;display:inline-flex;align-items:center;gap:10px;min-height:44px}
.letter-form button:hover{color:var(--gold-deep)}
.fine{font-size:13px;color:var(--muted);margin-top:var(--s3)}
@media (max-width:820px){.letter{grid-template-columns:1fr;gap:var(--s4)}}

/* CTA band */
.cta-band{position:relative;color:var(--on-dark);background:var(--ink);overflow:hidden}
.cta-band img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:.42}
.cta-band::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(15,20,22,.9) 0%,rgba(15,20,22,.55) 60%,rgba(15,20,22,.3) 100%)}
.cta-inner{position:relative;z-index:1;padding-top:clamp(5rem,3rem + 7vw,9rem);padding-bottom:clamp(5rem,3rem + 7vw,9rem)}
.cta-inner h2{font-size:clamp(2.1rem,1.4rem + 2.8vw,3.8rem);max-width:17ch}
.cta-inner p{margin-top:var(--s4);max-width:48ch;color:#DDD5C8}
.cta-actions{display:flex;flex-wrap:wrap;gap:var(--s3) var(--s5);align-items:center;margin-top:var(--s5)}

/* Footer */
.site-footer{background:var(--ink);color:var(--on-dark-mute);font-size:15px;padding:var(--s7) 0 var(--s5)}
.foot-grid{display:grid;grid-template-columns:1.4fr 1fr .8fr 1.3fr;gap:var(--s5)}
.site-footer .brand-name{color:var(--on-dark)}
.site-footer .brand-sub{color:var(--gold);display:block}
.foot-line{margin-top:var(--s4);max-width:34ch}
.foot-h{font-family:var(--sans);font-size:12px;font-weight:500;letter-spacing:.2em;text-transform:uppercase;color:var(--on-dark);margin-bottom:var(--s3)}
.site-footer p + p{margin-top:var(--s2)}
.site-footer a{text-decoration:none;color:var(--on-dark-mute)}
.site-footer a:hover{color:var(--gold)}
.foot-links li + li{margin-top:6px}
.foot-links a{display:inline-flex;min-height:36px;min-width:44px;align-items:center}
.eho{display:flex;align-items:center;gap:12px;color:var(--on-dark)}
.eho svg{width:34px;height:34px;flex:none}
.foot-bottom{display:flex;justify-content:space-between;gap:var(--s4);flex-wrap:wrap;margin-top:var(--s6);padding-top:var(--s4);border-top:1px solid var(--line-dark);font-size:14px}
.demo-note{max-width:62ch}
.foot-meta{display:flex;flex-wrap:wrap;gap:6px var(--s4);align-items:center}
.foot-meta a{text-decoration:underline;text-underline-offset:4px;min-height:32px;display:inline-flex;align-items:center}
@media (max-width:980px){.foot-grid{grid-template-columns:1fr 1fr}}
@media (max-width:560px){.foot-grid{grid-template-columns:1fr}}

/* Page head (inner pages) */
.page-head{padding:clamp(3.5rem,2.5rem + 4vw,6.5rem) 0 clamp(2.5rem,2rem + 2vw,4rem);border-bottom:1px solid var(--line)}
.page-head h1{font-size:clamp(2.6rem,1.6rem + 4vw,5rem);max-width:16ch}
.page-head .lede{margin-top:var(--s4)}
.crumbs{display:flex;gap:10px;align-items:center;font-size:12px;letter-spacing:.18em;text-transform:uppercase;color:var(--muted);margin-bottom:var(--s4)}
.crumbs a{text-decoration:none;color:var(--gold-deep);min-height:32px;display:inline-flex;align-items:center}
.crumbs a:hover{text-decoration:underline}

/* Filters */
.filters{display:flex;flex-wrap:wrap;gap:var(--s3) var(--s5);align-items:flex-end;padding:var(--s4) 0;border-bottom:1px solid var(--line);margin-bottom:var(--s6)}
.filter-group{display:flex;flex-direction:column;gap:8px}
.filter-group:first-child{flex-basis:100%}
.filter-label{font-size:11px;font-weight:500;letter-spacing:.2em;text-transform:uppercase;color:var(--muted)}
.chips{display:flex;flex-wrap:wrap;gap:8px}
.chip{min-height:40px;padding:0 16px;border:1px solid var(--line);background:transparent;cursor:pointer;font-size:14px;transition:background-color .2s,border-color .2s,color .2s}
.chip:hover{border-color:var(--text)}
.chip[aria-pressed="true"]{background:var(--ink);border-color:var(--ink);color:var(--on-dark)}
.select{min-height:40px;padding:0 40px 0 14px;border:1px solid var(--line);background:var(--white) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'%3E%3Cpath d='M1 1.5l5 5 5-5' fill='none' stroke='%231B2124' stroke-width='1.5'/%3E%3C/svg%3E") no-repeat right 14px center;appearance:none;cursor:pointer;font-size:15px}
.result-count{margin-left:auto;font-size:14px;color:var(--muted);align-self:center}
.listing-grid{display:grid;grid-template-columns:1fr 1fr;gap:var(--s7) var(--s5)}
.listing-grid .lcard[hidden]{display:none}
.empty{padding:var(--s6) 0;color:var(--muted)}
@media (max-width:760px){.listing-grid{grid-template-columns:1fr;gap:var(--s6)}.result-count{margin-left:0}}

/* Private card */
.pcard-media{position:relative;aspect-ratio:3/2;background:var(--ink);color:var(--gold);display:grid;place-items:center;overflow:hidden}
.pcard-media::before{content:"";position:absolute;inset:14px;border:1px solid var(--gold-line)}
.pcard-media svg.pattern{position:absolute;inset:0;width:100%;height:100%;opacity:.16}
.pcard-lock{position:relative;display:flex;flex-direction:column;align-items:center;gap:12px;font-size:12px;letter-spacing:.24em;text-transform:uppercase;color:var(--on-dark)}
.pcard-lock .i{font-size:30px;color:var(--gold)}

/* Estate page */
.estate-gallery{display:grid;grid-template-columns:2fr 1fr 1fr;grid-template-rows:1fr 1fr;gap:10px;height:clamp(360px,52vw,620px);margin-top:var(--s4)}
.estate-gallery button{position:relative;padding:0;border:0;background:var(--sand);cursor:zoom-in;overflow:hidden}
.estate-gallery button:first-child{grid-row:span 2}
.estate-gallery img{width:100%;height:100%;object-fit:cover;transition:transform 1s var(--ease)}
@media (prefers-reduced-motion:no-preference){.estate-gallery button:hover img{transform:scale(1.03)}}
.gallery-all{position:absolute;right:14px;bottom:14px;display:inline-flex;align-items:center;gap:8px;background:rgba(247,243,236,.94);color:var(--text);padding:10px 14px;font-size:12px;font-weight:500;letter-spacing:.16em;text-transform:uppercase}
@media (max-width:760px){
  .estate-gallery{grid-template-columns:1fr 1fr;grid-template-rows:auto;height:auto}
  .estate-gallery button:first-child{grid-column:1/-1;grid-row:auto;aspect-ratio:3/2}
  .estate-gallery button{aspect-ratio:1}
  .estate-gallery button:nth-child(n+4){display:none}
}
.estate-top{display:grid;grid-template-columns:minmax(0,1fr) 360px;grid-template-areas:'head aside' 'body aside';column-gap:var(--s7);margin-top:var(--s6)}
.estate-head{grid-area:head}
.estate-body{grid-area:body}
.estate-top .aside-card{grid-area:aside}
.estate-title h1{font-size:clamp(2.6rem,1.8rem + 3.2vw,4.4rem)}
.estate-addr{display:flex;align-items:center;gap:8px;color:var(--muted);margin-top:var(--s3)}
.facts{display:grid;grid-template-columns:repeat(3,1fr);margin-top:var(--s5);border-top:1px solid var(--line)}
.facts div{padding:var(--s4) var(--s3) var(--s4) 0;border-bottom:1px solid var(--line)}
.facts dt{font-size:11px;font-weight:500;letter-spacing:.2em;text-transform:uppercase;color:var(--muted)}
.facts dd{font-family:var(--serif);font-size:1.5rem;margin-top:4px}
@media (max-width:560px){.facts{grid-template-columns:1fr 1fr}.facts dd{font-size:1.3rem}}
.prose p{max-width:66ch}
.prose p + p{margin-top:var(--s3)}
.prose h2{font-size:clamp(1.8rem,1.4rem + 1.4vw,2.5rem);margin:var(--s7) 0 var(--s4)}
.aside-card{position:sticky;top:calc(var(--head-h) + 24px);align-self:start;background:var(--white);border:1px solid var(--line);padding:var(--s5)}
.aside-price{font-family:var(--serif);font-size:2.4rem;line-height:1.1}
.aside-card .fine{margin-top:6px}
.aside-card .btn{width:100%;margin-top:var(--s3)}
.aside-agent{display:flex;gap:var(--s3);align-items:center;margin-top:var(--s5);padding-top:var(--s4);border-top:1px solid var(--line)}
.aside-agent img{width:64px;height:64px;object-fit:cover;border-radius:50%}
.aside-agent b{display:block;font-weight:500}
.aside-agent a{display:inline-flex;align-items:center;min-height:32px;font-size:15px;color:var(--muted);text-decoration:none}
.aside-agent a:hover{color:var(--gold-deep)}
.details{display:grid;grid-template-columns:repeat(2,1fr);gap:var(--s5) var(--s6)}
.details h3{font-family:var(--sans);font-size:12px;font-weight:500;letter-spacing:.2em;text-transform:uppercase;color:var(--gold-deep);margin-bottom:var(--s3)}
.details li{padding:10px 0;border-bottom:1px solid var(--line);display:flex;justify-content:space-between;gap:var(--s3)}
.details li span:last-child{text-align:right;color:var(--muted)}
.map-wrap{display:grid;grid-template-columns:1.3fr 1fr;gap:var(--s5);align-items:center}
.map{width:100%;height:auto;background:#E7DFD1}
.distances li{display:flex;justify-content:space-between;gap:var(--s3);padding:12px 0;border-bottom:1px solid var(--line)}
.distances li span:last-child{color:var(--muted);white-space:nowrap}
@media (max-width:980px){.estate-top{grid-template-columns:1fr;grid-template-areas:'head' 'aside' 'body';row-gap:var(--s5)}.aside-card{position:static}.details,.map-wrap{grid-template-columns:1fr}}

/* Lightbox */
.lightbox{width:100vw;height:100vh;max-width:none;max-height:none;margin:0;padding:0;border:0;background:rgba(10,13,14,.97);color:var(--on-dark)}
.lightbox::backdrop{background:rgba(10,13,14,.9)}
.lb-inner{position:relative;height:100%;display:grid;grid-template-rows:auto 1fr auto;padding:var(--s3) var(--gutter) var(--s4)}
.lb-top{display:flex;justify-content:space-between;align-items:center;min-height:56px}
.lb-count{font-size:13px;letter-spacing:.2em;text-transform:uppercase;color:var(--on-dark-mute)}
.lb-stage{display:flex;align-items:center;justify-content:center;min-height:0}
.lb-stage img{max-width:100%;max-height:100%;object-fit:contain;user-select:none}
.lb-cap{text-align:center;font-family:var(--serif);font-style:italic;font-size:1.2rem;min-height:2em;padding-top:var(--s3)}
.lb-btn{display:inline-grid;place-items:center;width:52px;height:52px;border:1px solid var(--line-dark);background:transparent;color:var(--on-dark);cursor:pointer;font-size:22px;transition:border-color .2s,color .2s}
.lb-btn:hover{border-color:var(--gold);color:var(--gold)}
.lb-prev,.lb-next{position:absolute;top:50%;transform:translateY(-50%)}
.lb-prev{left:var(--gutter)}
.lb-next{right:var(--gutter)}
@media (max-width:760px){.lb-inner{grid-template-columns:1fr 1fr;grid-template-rows:auto 1fr auto auto}.lb-top,.lb-stage,.lb-cap{grid-column:1/-1}.lb-prev,.lb-next{position:static;transform:none;margin-top:var(--s3)}.lb-next{justify-self:end}}

/* Forms */
.form{display:grid;grid-template-columns:1fr 1fr;gap:var(--s4) var(--s4)}
.field{display:flex;flex-direction:column;gap:8px}
.field-full{grid-column:1/-1}
.field label,.field legend{font-size:12px;font-weight:500;letter-spacing:.18em;text-transform:uppercase;color:var(--muted)}
.field input,.field select,.field textarea{width:100%;min-height:50px;padding:12px 14px;border:1px solid var(--line);background:var(--white);border-radius:0;font-size:16px;transition:border-color .2s,box-shadow .2s}
.field textarea{min-height:120px;resize:vertical}
.field select{appearance:none;background:var(--white) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'%3E%3Cpath d='M1 1.5l5 5 5-5' fill='none' stroke='%231B2124' stroke-width='1.5'/%3E%3C/svg%3E") no-repeat right 14px center;padding-right:40px}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--gold-deep);box-shadow:0 0 0 3px rgba(200,169,106,.25)}
.field input[aria-invalid="true"],.field select[aria-invalid="true"]{border-color:#9B2C2C}
.field .err{font-size:13px;color:#9B2C2C;min-height:0}
fieldset.field{border:0;padding:0;margin:0}
.choices{display:flex;flex-wrap:wrap;gap:8px;margin-top:4px}
.field .choice{position:relative;text-transform:none;letter-spacing:0;font-weight:400;color:var(--text)}
.choice input{position:absolute;opacity:0;width:1px;height:1px}
.choice span{display:inline-flex;align-items:center;min-height:44px;padding:0 16px;border:1px solid var(--line);background:var(--white);cursor:pointer;font-size:15px;transition:background-color .2s,border-color .2s,color .2s}
.choice input:checked + span{background:var(--ink);border-color:var(--ink);color:var(--on-dark)}
.choice input:focus-visible + span{outline:2px solid var(--gold);outline-offset:2px}
.form-foot{grid-column:1/-1;display:flex;flex-wrap:wrap;gap:var(--s3) var(--s5);align-items:center;margin-top:var(--s2)}
.form-foot .fine{margin:0}
.success{border:1px solid var(--gold);background:var(--white);padding:var(--s5)}
.success h3{font-size:1.9rem;margin-bottom:var(--s3)}
.success p{color:var(--muted)}
@media (max-width:640px){.form{grid-template-columns:1fr}}

/* Contact layout */
.contact-grid{display:grid;grid-template-columns:minmax(0,1.5fr) minmax(0,1fr);gap:var(--s7)}
.contact-aside > * + *{margin-top:var(--s5)}
.contact-aside h2{font-family:var(--sans);font-size:12px;font-weight:500;letter-spacing:.2em;text-transform:uppercase;color:var(--gold-deep);margin-bottom:var(--s2)}
.contact-aside a{text-decoration:none}
.contact-aside a:hover{color:var(--gold-deep)}
.big-phone{font-family:var(--serif);font-size:2rem}
.faq details{border-bottom:1px solid var(--line)}
.faq summary{cursor:pointer;list-style:none;display:flex;justify-content:space-between;gap:var(--s3);padding:var(--s3) 0;font-weight:500;min-height:44px;align-items:center}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";font-family:var(--serif);font-size:1.6rem;line-height:1;color:var(--gold-deep)}
.faq details[open] summary::after{content:"\2212"}
.faq details p{padding:0 0 var(--s3);color:var(--muted)}
@media (max-width:900px){.contact-grid{grid-template-columns:1fr}}

/* Principles (about) */
.principles{display:grid;grid-template-columns:repeat(3,1fr);gap:var(--s5)}
.principle{border-top:1px solid var(--gold);padding-top:var(--s4)}
.principle .n{font-family:var(--serif);font-style:italic;color:var(--gold-deep);font-size:1.2rem}
.principle h3{font-size:1.75rem;margin:var(--s2) 0 var(--s3)}
.principle p{color:var(--muted)}
.sec-dark .principle p{color:var(--on-dark-mute)}
.sec-dark .principle .n{color:var(--gold)}
.team-list{display:grid;grid-template-columns:repeat(3,1fr);gap:var(--s5)}
.team-list li{border-top:1px solid var(--line);padding-top:var(--s4)}
.team-list b{display:block;font-family:var(--serif);font-weight:400;font-size:1.4rem}
.team-list span{display:block;font-size:13px;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-deep);margin:6px 0 var(--s2)}
.team-list p{color:var(--muted);font-size:16px}
@media (max-width:820px){.principles,.team-list{grid-template-columns:1fr}}

/* Tabs (sold) */
.tabs{display:flex;gap:8px;flex-wrap:wrap;margin-bottom:var(--s5)}

/* Mobile action bar */
.action-bar{display:none}
@media (max-width:760px){
  .action-bar{position:fixed;left:0;right:0;bottom:0;z-index:55;display:grid;grid-template-columns:1fr 1fr;gap:1px;background:var(--line-dark);border-top:1px solid var(--line-dark)}
  .action-bar a{display:flex;align-items:center;justify-content:center;gap:10px;min-height:58px;background:var(--ink);color:var(--on-dark);text-decoration:none;font-size:13px;font-weight:500;letter-spacing:.14em;text-transform:uppercase}
  .action-bar a.primary{background:var(--gold);color:var(--ink)}
  body.has-bar{padding-bottom:58px}
}

/* Hero entrance (plays once on load, never tied to scrolling) */
@media (prefers-reduced-motion:no-preference){
  .hero-img{animation:heroZoom 2.4s var(--ease) both}
  @keyframes heroZoom{from{transform:scale(1.06)}to{transform:none}}
}

/* Additions */
.listing-grid-3{grid-template-columns:repeat(3,1fr);gap:var(--s5)}
@media (max-width:980px){.listing-grid-3{grid-template-columns:1fr 1fr}.listing-grid-3 .lcard:nth-child(3){display:none}}
@media (max-width:640px){.listing-grid-3{grid-template-columns:1fr}.listing-grid-3 .lcard:nth-child(3){display:flex}}
.letter-form:has(input[aria-invalid="true"]){border-color:#9B2C2C}
.site-footer p > a[href^="tel:"]{display:inline-flex;align-items:center;min-height:36px}
.lcard{position:relative}
.stretch::after{content:"";position:absolute;inset:0;z-index:1}
.lcard .tlink{position:relative}
.lcard:hover .lcard-title,.lcard:focus-within .lcard-title{color:var(--gold-deep)}
.sec-top-s{padding-top:var(--s5)}
.sec-top-xs{padding-top:var(--s4)}
.sec-bottom-0{padding-bottom:0}
.mt-s4{margin-top:var(--s4)}
.mt-s5{margin-top:var(--s5)}
.mt-s8{margin-top:var(--s8)}
.lede-gap{margin:var(--s3) 0 var(--s5)}
.portrait-45 img{aspect-ratio:4/5}
.aside-agent-top{margin-top:0;padding-top:0;border-top:0;padding-bottom:var(--s4);border-bottom:1px solid var(--line)}
.aside-agent-top img{width:72px;height:72px}
.aside-agent-top .fine{display:block;margin-top:2px}
body.menu-open{overflow:hidden}
@media (min-width:561px) and (max-width:980px){.estate-top .aside-card{max-width:520px}}