:root{--green:#111111;--green-2:#1e1e1e;--green-deep:#0a0a0a;--gold:#c6a664;--gold-2:#dcc28d;--cream:#f7f4ee;--paper:#fffdf9;--ink:#1a1a1a;--muted:#666666;--line:#e4ddd0;--radius:4px;--max:1180px}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{overflow-x:clip;font-family:'Jost',system-ui,-apple-system,Segoe UI,Roboto,sans-serif;color:var(--ink);background:var(--paper);line-height:1.7;font-size:17px}
img{max-width:100%;display:block}
a{color:inherit}
h1,h2,h3,.serif{font-family:'Cormorant Garamond',Georgia,serif;font-weight:500;line-height:1.15;letter-spacing:.2px}
h1{font-size:clamp(2.4rem,6vw,4.6rem)}
h2{font-size:clamp(2rem,4.2vw,3rem);margin-bottom:.6em}
h3{font-size:1.6rem;margin-bottom:.35em}
p{margin-bottom:1em}
.wrap{max-width:var(--max);margin:0 auto;padding:0 22px}
.eyebrow{font-size:.78rem;letter-spacing:.28em;text-transform:uppercase;color:var(--gold);font-weight:500;margin-bottom:1rem;display:block}
.section{padding:clamp(64px,9vw,120px) 0}
.section.cream{background:var(--cream)}
.section.dark{background:var(--green);color:#f2efe9}
.section.dark .eyebrow{color:var(--gold-2)}
.center{text-align:center}
.lead{font-size:1.15rem;color:var(--muted);max-width:720px}
.center .lead{margin-left:auto;margin-right:auto}
.dark .lead{color:#cfcac2}
.btn{display:inline-block;padding:15px 30px;border:1px solid var(--gold);background:var(--gold);color:var(--green-deep);text-decoration:none;text-transform:uppercase;letter-spacing:.18em;font-size:.78rem;font-weight:600;border-radius:var(--radius);transition:.25s;cursor:pointer;font-family:inherit}
.btn:hover{background:var(--gold-2);border-color:var(--gold-2)}
.btn.ghost{background:transparent;color:#fff;border-color:rgba(255,255,255,.7)}
.btn.ghost:hover{background:#fff;color:var(--green)}
.btn.dark{background:var(--green);border-color:var(--green);color:#fff}
.btn.dark:hover{background:var(--green-2)}
.btns{display:flex;gap:14px;flex-wrap:wrap}
.center .btns{justify-content:center}
/* header */
.topbar{background:var(--green-deep);color:#d4cfc6;font-size:.8rem;letter-spacing:.06em}
.topbar .wrap{display:flex;justify-content:space-between;gap:12px;padding-top:8px;padding-bottom:8px}
.topbar a{text-decoration:none}
header.site{position:sticky;top:0;z-index:50;background:#111111;color:#fff;transition:box-shadow .3s}
header.site.scrolled{box-shadow:0 8px 24px rgba(0,0,0,.18)}
.nav{display:flex;align-items:center;justify-content:space-between;height:78px}
.brand{text-decoration:none;display:flex;flex-direction:column;line-height:1.05}
.brand .n{font-family:'Cormorant Garamond',serif;font-size:1.75rem;letter-spacing:.06em}
.brand .t{font-size:.66rem;letter-spacing:.32em;text-transform:uppercase;color:var(--gold-2);margin-top:4px}
.menu{display:flex;gap:26px;list-style:none;align-items:center}
.menu a{text-decoration:none;font-size:.78rem;letter-spacing:.16em;text-transform:uppercase;opacity:.9}
.menu a:hover,.menu a[aria-current=page]{color:var(--gold-2);opacity:1}
.menu .btn{padding:11px 20px;color:var(--green-deep)}
.menu .btn:hover{color:var(--green-deep)}
.burger{display:none;background:none;border:0;color:#fff;width:44px;height:44px;cursor:pointer}
.burger span{display:block;width:26px;height:2px;background:#fff;margin:6px auto;transition:.3s}
@media(max-width:980px){
 .burger{display:block}
 .menu{position:fixed;inset:78px 0 0 0;background:var(--green);flex-direction:column;justify-content:flex-start;padding:30px 22px;gap:0;clip-path:inset(0 0 0 100%);visibility:hidden;transition:clip-path .4s cubic-bezier(.2,.7,.2,1),visibility 0s .4s;overflow-y:auto}
 .menu.open{clip-path:inset(0 0 0 0);visibility:visible;transition:clip-path .4s cubic-bezier(.2,.7,.2,1)}
 .menu li{width:100%;border-bottom:1px solid rgba(255,255,255,.1)}
 .menu a{display:block;padding:18px 4px;font-size:.95rem}
 .menu li:last-child{border:0;padding-top:22px}
 .menu .btn{text-align:center}
 .topbar .hide-sm{display:none}
}
/* hero */
.hero{position:relative;overflow:hidden;min-height:88vh;display:flex;align-items:center;color:#fff;background:radial-gradient(120% 90% at 80% 10%,#2a2a2a 0%,#111111 45%,#050505 100%)}
.hero::after{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(180deg,rgba(10,10,10,.55),rgba(10,10,10,.84))}
.hero .wrap{position:relative;z-index:2}
.hero-media{position:absolute;inset:0;z-index:0}
.hero-media .slide{position:absolute;inset:0;background-size:cover;background-position:center;will-change:transform,opacity}
.hero-media .slide.solo{animation:kb 22s ease-in-out infinite alternate}
.hero-media.multi .slide{opacity:0;animation:heroFade 24s infinite,kbFade 24s linear infinite}
@keyframes kb{from{transform:scale(1)}to{transform:scale(1.12) translate(-1.5%,-1%)}}
@keyframes kbFade{0%{transform:scale(1)}30%{transform:scale(1.1)}100%{transform:scale(1.1)}}
@keyframes heroFade{0%{opacity:0}4%{opacity:1}25%{opacity:1}30%{opacity:0}100%{opacity:0}}
.hero-media.multi .slide:first-child{animation-name:heroFadeFirst,kbFade}
@keyframes heroFadeFirst{0%{opacity:1}25%{opacity:1}30%{opacity:0}96%{opacity:0}100%{opacity:1}}
.rise{opacity:0;transform:translateY(22px);animation:rise 1s cubic-bezier(.2,.7,.2,1) forwards}
.rise.d1{animation-delay:.15s}.rise.d2{animation-delay:.35s}.rise.d3{animation-delay:.55s}
@keyframes rise{to{opacity:1;transform:none}}
.hero.short{min-height:58vh}
.hero .wrap{padding-top:60px;padding-bottom:60px;width:100%}
.hero p.sub{font-size:clamp(1.05rem,2.2vw,1.3rem);max-width:640px;color:#ebe7e0;margin:1.2em 0 2em}
.hero h1 em{font-style:italic;color:var(--gold-2)}
.crumbs{font-size:.78rem;letter-spacing:.14em;text-transform:uppercase;color:#cfc8bb;margin-bottom:1.2rem}
.crumbs a{text-decoration:none}
/* search bar */
.search{margin-top:36px;background:rgba(255,255,255,.96);border-radius:var(--radius);padding:10px;display:grid;grid-template-columns:2fr 1fr 1fr auto;gap:8px;max-width:860px}
.search input,.search select{border:0;background:transparent;padding:14px;font:inherit;font-size:.95rem;color:var(--ink);border-right:1px solid var(--line);min-width:0}
.search select:last-of-type{border-right:0}
@media(max-width:720px){.search{grid-template-columns:1fr 1fr}.search input{grid-column:1/-1;border-right:0;border-bottom:1px solid var(--line)}.search .btn{grid-column:1/-1}}
/* grids & cards */
.grid{display:grid;gap:28px}
.g2{grid-template-columns:repeat(2,1fr)}.g3{grid-template-columns:repeat(3,1fr)}.g4{grid-template-columns:repeat(4,1fr)}
@media(max-width:980px){.g3,.g4{grid-template-columns:repeat(2,1fr)}}
@media(max-width:640px){.g2,.g3,.g4{grid-template-columns:1fr}}
.split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(32px,6vw,80px);align-items:center}
@media(max-width:860px){.split{grid-template-columns:1fr}}
.card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:34px 30px;transition:.3s;text-decoration:none;display:block}
.card:hover{transform:translateY(-4px);box-shadow:0 18px 40px rgba(0,0,0,.12);border-color:var(--gold)}
.card .num{font-family:'Cormorant Garamond',serif;color:var(--gold);font-size:1.1rem;letter-spacing:.2em;margin-bottom:14px}
.card p{color:var(--muted);font-size:.98rem}
.more{font-size:.75rem;letter-spacing:.2em;text-transform:uppercase;color:var(--green);font-weight:600;text-decoration:none;border-bottom:1px solid var(--gold);padding-bottom:3px}
.dark .card{background:rgba(255,255,255,.04);border-color:rgba(255,255,255,.14);color:#f2efe9}
.dark .card p{color:#cfcac2}
/* listing cards */
.listing{background:#fff;border:1px solid var(--line);border-radius:var(--radius);overflow:hidden;text-decoration:none;display:block;transition:.3s}
.listing:hover{box-shadow:0 18px 40px rgba(0,0,0,.14)}
.listing .ph{aspect-ratio:4/3;background:linear-gradient(135deg,#2a2a2a,#111111);position:relative;display:flex;align-items:center;justify-content:center;color:rgba(255,255,255,.55);font-size:.8rem;letter-spacing:.2em;text-transform:uppercase;background-size:cover;background-position:center}
.listing .tag{position:absolute;top:14px;left:14px;background:var(--gold);color:var(--green-deep);font-size:.7rem;letter-spacing:.18em;padding:6px 10px;font-weight:600;text-transform:uppercase}
.listing .body{padding:22px 24px}
.listing .price{font-family:'Cormorant Garamond',serif;font-size:1.8rem;color:var(--green);line-height:1.2;margin-bottom:6px}
.listing .addr{color:var(--muted);font-size:.92rem;margin:4px 0 12px}
.gallery{display:grid;grid-template-columns:2fr 1fr;grid-template-rows:1fr 1fr;gap:14px}
.gallery img{width:100%;height:100%;object-fit:cover;border-radius:var(--radius)}
.gallery img:first-child{grid-row:1/3;aspect-ratio:4/3}
@media(max-width:640px){.gallery{grid-template-columns:1fr;grid-template-rows:auto}.gallery img:first-child{grid-row:auto}.gallery img{aspect-ratio:4/3}}
.clients{display:flex;justify-content:center;gap:24px;margin-bottom:40px;flex-wrap:wrap}
.clients figure{background:#fff;padding:10px 10px 14px;border:1px solid var(--line);box-shadow:0 10px 30px rgba(0,0,0,.1);width:260px}
.clients figure:first-child{transform:rotate(-2deg)}.clients figure:last-child{transform:rotate(2deg)}
.clients img{width:100%;aspect-ratio:1/1;object-fit:cover;object-position:center 30%}
.clients figcaption{text-align:center;font-family:'Cormorant Garamond',serif;font-style:italic;font-size:1.2rem;color:var(--green);margin-top:8px}
@media(max-width:600px){.clients figure{width:44%}}
.listing .ph{overflow:hidden}
.listing .ph-img{position:absolute;inset:0;background-size:cover;background-position:center;transition:transform 1.2s cubic-bezier(.2,.7,.2,1)}
.listing:hover .ph-img{transform:scale(1.08)}
.listing .tag{z-index:1}
.portrait img{transition:transform 1.4s cubic-bezier(.2,.7,.2,1)}
.portrait:hover img{transform:scale(1.04)}
.portrait.reveal img{transform:scale(1.08)}.portrait.reveal.in img{transform:scale(1)}
.gallery{overflow:hidden}.gallery img{transition:transform 1s cubic-bezier(.2,.7,.2,1)}.gallery img:hover{transform:scale(1.04)}
.clients figure{animation:float 6s ease-in-out infinite}
.clients figure:last-child{animation-delay:-3s}
@keyframes float{0%,100%{translate:0 0}50%{translate:0 -10px}}
.car-track{display:grid;grid-auto-flow:column;grid-auto-columns:calc((100% - 56px)/3);gap:28px;overflow-x:auto;scroll-snap-type:x mandatory;scroll-behavior:smooth;scrollbar-width:none;padding:4px 2px 20px;overscroll-behavior-x:contain}
.car-track::-webkit-scrollbar{display:none}
.car-track>.listing{scroll-snap-align:start}
.car-track:focus-visible{outline:2px solid var(--gold);outline-offset:4px}
@media(max-width:980px){.car-track{grid-auto-columns:calc((100% - 28px)/2)}}
@media(max-width:640px){.car-track{grid-auto-columns:86%;gap:16px}}
.car-nav{display:flex;justify-content:flex-end;gap:10px;margin-top:8px}
.car-btn{width:48px;height:48px;border-radius:50%;border:1px solid var(--green);background:transparent;color:var(--green);font-size:1.2rem;cursor:pointer;transition:.25s}
.car-btn:hover{background:var(--green);color:#fff}
.car-btn:focus-visible{outline:2px solid var(--gold);outline-offset:3px}
.ph-soon{position:absolute;inset:0;display:flex;align-items:center;justify-content:center;background:linear-gradient(135deg,#2a2a2a,#111111);color:var(--gold-2);font-family:'Cormorant Garamond',serif;font-style:italic;font-size:1.3rem;text-align:center;padding:0 16px}
.listing .meta{display:flex;gap:16px;font-size:.8rem;letter-spacing:.08em;text-transform:uppercase;color:var(--ink);border-top:1px solid var(--line);padding-top:12px}
/* neighborhoods */
.hood{display:flex;flex-direction:column;gap:12px;padding:30px 26px;border-radius:var(--radius);text-decoration:none;color:#f2efe9;background:linear-gradient(160deg,var(--green-2),var(--green-deep));border:1px solid rgba(220,194,141,.18);transition:transform .35s,box-shadow .35s,border-color .35s}
.hood:hover{transform:translateY(-5px);box-shadow:0 20px 44px rgba(10,10,10,.28);border-color:var(--gold)}
.hood h3{font-size:1.75rem;margin:0;color:#fff}
.hood-tag{font-size:.7rem;letter-spacing:.22em;text-transform:uppercase;color:var(--gold-2)}
.hood p{font-size:.93rem;line-height:1.65;color:#cfcac2;margin:0;flex:1}
.hood-best{font-size:.92rem;color:#fff;border-top:1px solid rgba(255,255,255,.14);padding-top:12px}
.hood-best small{display:block;font-size:.66rem;letter-spacing:.2em;text-transform:uppercase;color:var(--gold-2);margin-bottom:2px}
.hood-link{font-size:.72rem;letter-spacing:.18em;text-transform:uppercase;color:var(--gold-2);font-weight:600}
/* portrait */
.portrait{aspect-ratio:4/5;background:linear-gradient(160deg,#2a2a2a,#0a0a0a);border-radius:var(--radius);position:relative;overflow:hidden;display:flex;align-items:center;justify-content:center}
.portrait .mono{font-family:'Cormorant Garamond',serif;font-size:6rem;color:var(--gold-2);position:absolute}
.portrait img{position:relative;width:100%;height:100%;object-fit:cover;object-position:center}
.portrait::after{content:"";position:absolute;inset:14px;border:1px solid rgba(220,194,141,.5);pointer-events:none}
/* stats */
.stats{display:grid;grid-template-columns:repeat(4,1fr);gap:20px;text-align:center}
.stats.s3{grid-template-columns:repeat(3,1fr)}
@media(max-width:720px){.stats.s3{grid-template-columns:repeat(3,1fr);gap:10px}}
.star-meter{position:relative;display:table;font-size:1.5rem;letter-spacing:4px;line-height:1;margin:4px auto 12px}
.sm-base{color:rgba(220,194,141,.25)}
.sm-fill{position:absolute;left:0;top:0;overflow:hidden;white-space:nowrap;color:var(--gold-2)}
.stats b{display:block;font-family:'Cormorant Garamond',serif;font-weight:500;font-size:clamp(2.2rem,5vw,3.4rem);color:var(--gold-2)}
.stats small{letter-spacing:.2em;text-transform:uppercase;font-size:.72rem;color:#cfcac2}
@media(max-width:720px){.stats{grid-template-columns:repeat(2,1fr);row-gap:34px}}
/* testimonials */
.stars{color:var(--gold);letter-spacing:4px;margin-bottom:12px}
.card .quote{color:var(--ink)}
.quote{font-family:'Cormorant Garamond',serif;font-size:1.25rem;font-style:italic;line-height:1.5}
.quote-by{font-size:.78rem;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);margin-top:14px}
.placeholder-note{display:inline-block;font-size:.72rem;letter-spacing:.08em;background:#fff6dc;color:#7a5b10;border:1px dashed #d8b862;padding:4px 10px;border-radius:3px;font-style:normal;font-family:'Jost',sans-serif}
/* steps */
.steps{counter-reset:s;list-style:none}
.steps li{counter-increment:s;position:relative;padding:0 0 30px 70px;border-left:1px solid var(--line);margin-left:22px}
.steps li:last-child{border-color:transparent}
.steps li::before{content:counter(s,decimal-leading-zero);position:absolute;left:-22px;top:-4px;width:44px;height:44px;border-radius:50%;background:var(--green);color:var(--gold-2);display:flex;align-items:center;justify-content:center;font-family:'Cormorant Garamond',serif;font-size:1.1rem}
.steps h3{font-size:1.4rem}
.steps p{color:var(--muted)}
/* checklist */
.check{list-style:none}
.check li{padding:10px 0 10px 34px;position:relative;border-bottom:1px solid var(--line)}
.check li::before{content:"";position:absolute;left:4px;top:18px;width:14px;height:8px;border-left:2px solid var(--gold);border-bottom:2px solid var(--gold);transform:rotate(-45deg)}
.dark .check li{border-color:rgba(255,255,255,.12)}
/* faq */
.faq details{border-bottom:1px solid var(--line);padding:22px 0}
.faq summary{cursor:pointer;list-style:none;font-family:'Cormorant Garamond',serif;font-size:1.4rem;display:flex;justify-content:space-between;gap:20px}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";color:var(--gold);font-size:1.6rem;line-height:1}
.faq details[open] summary::after{content:"–"}
.faq details p{margin-top:12px;color:var(--muted)}
/* form */
form.lead-form{display:grid;gap:14px}
.lead-form .row{display:grid;grid-template-columns:1fr 1fr;gap:14px}
@media(max-width:560px){.lead-form .row{grid-template-columns:1fr}}
.lead-form input,.lead-form select,.lead-form textarea{width:100%;padding:15px 16px;border:1px solid var(--line);background:#fff;font:inherit;font-size:16px;border-radius:var(--radius);color:var(--ink)}
.lead-form input:focus,.lead-form select:focus,.lead-form textarea:focus{outline:2px solid var(--gold);border-color:var(--gold)}
.dark .lead-form input,.dark .lead-form select,.dark .lead-form textarea{background:rgba(255,255,255,.95)}
.lead-form label{font-size:.72rem;letter-spacing:.18em;text-transform:uppercase;color:var(--muted);display:block;margin-bottom:6px}
.dark .lead-form label{color:#cfcac2}
.fine{font-size:.78rem;color:var(--muted)}
.dark .fine{color:#b3ada3}
.avatar{width:120px;height:120px;border-radius:50%;object-fit:cover;object-position:center top;border:3px solid var(--gold);margin-bottom:22px;display:block}
.contact-list{list-style:none}
.contact-list li{padding:14px 0;border-bottom:1px solid var(--line)}
.contact-list a{text-decoration:none;font-size:1.1rem}
.contact-list small{display:block;font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;color:var(--gold)}
.form-status{display:none;padding:14px 16px;border-radius:var(--radius);font-size:.95rem}
.form-status.ok{display:block;background:#e6f2ec;color:#111111;border:1px solid #9cc7b0}
.form-status.err{display:block;background:#fbeaea;color:#7a1f1f;border:1px solid #e0a8a8}
/* cta band */
.band{background:linear-gradient(120deg,var(--green-deep),var(--green-2));color:#fff;padding:clamp(56px,8vw,90px) 0}
.band h2{margin-bottom:.3em}
.band .wrap{display:flex;align-items:center;justify-content:space-between;gap:30px;flex-wrap:wrap}
.band p{color:#cfcac2;margin:0}
/* footer */
footer.site{background:var(--green-deep);color:#bdb7ad;padding:70px 0 110px;font-size:.92rem}
footer.site .cols{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:40px}
@media(max-width:860px){footer.site .cols{grid-template-columns:1fr 1fr}}
@media(max-width:520px){footer.site .cols{grid-template-columns:1fr}}
footer.site h4{font-size:.74rem;letter-spacing:.24em;text-transform:uppercase;color:var(--gold-2);margin-bottom:16px;font-weight:500}
footer.site ul{list-style:none}
footer.site li{margin-bottom:8px}
footer.site a{text-decoration:none}
footer.site a:hover{color:#fff}
.legal{border-top:1px solid rgba(255,255,255,.1);margin-top:50px;padding-top:24px;font-size:.78rem;display:flex;justify-content:space-between;gap:20px;flex-wrap:wrap;align-items:center}
.eho{display:inline-flex;align-items:center;gap:8px}
.social{display:flex;gap:10px;margin-top:18px}
.social a{width:38px;height:38px;border:1px solid rgba(255,255,255,.25);border-radius:50%;display:flex;align-items:center;justify-content:center}
.social svg{width:16px;height:16px;fill:currentColor}
/* mobile action bar */
.mbar{display:none}
@media(max-width:760px){
 .mbar{display:grid;grid-template-columns:repeat(3,1fr);position:fixed;bottom:0;left:0;right:0;z-index:60;background:var(--green-deep);border-top:1px solid rgba(220,194,141,.4);padding-bottom:env(safe-area-inset-bottom)}
 .mbar a{color:#fff;text-decoration:none;text-align:center;padding:12px 4px 10px;font-size:.7rem;letter-spacing:.16em;text-transform:uppercase;display:flex;flex-direction:column;align-items:center;gap:4px}
 .mbar a+a{border-left:1px solid rgba(255,255,255,.1)}
 .mbar svg{width:20px;height:20px;fill:none;stroke:var(--gold-2);stroke-width:1.6}
}
.reveal{opacity:0;transform:translateY(24px);transition:opacity .8s,transform .8s}
.reveal.in{opacity:1;transform:none}
@media(prefers-reduced-motion:reduce){.reveal,.rise{opacity:1;transform:none;transition:none;animation:none}html{scroll-behavior:auto}.hero-media .slide,.clients figure{animation:none!important}.hero-media.multi .slide:first-child{opacity:1}.portrait.reveal img{transform:none}}
.skip{position:absolute;left:-999px}.skip:focus{left:10px;top:10px;background:#fff;padding:10px;z-index:100}