:root{
  --cream:#f6f1e9;--cream-2:#efe7db;--ink:#14202e;--ink-2:#1d2b3b;--muted:#5d6876;
  --copper:#b8783e;--copper-2:#d69a5c;--gold:#e6cba3;--line:rgba(20,32,46,.12);
  --display:"Cormorant Garamond",Georgia,"Times New Roman",serif;
  --body:"Inter",system-ui,-apple-system,"Segoe UI",Roboto,sans-serif;
  --max:1180px;--nav-h:76px;--r:18px;
}
*{box-sizing:border-box}html{scroll-behavior:smooth}
body{margin:0;font-family:var(--body);color:var(--ink);background:var(--cream);line-height:1.6;font-size:16px;-webkit-font-smoothing:antialiased}
img,video{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
h1,h2,h3,.display{font-family:var(--display);font-weight:500;line-height:1.05;letter-spacing:-.01em;margin:0}
h1{font-size:clamp(2.6rem,6vw,4.9rem)}
h2{font-size:clamp(2rem,4vw,3.2rem)}
h3{font-size:1.55rem}
p{margin:0 0 1rem}
.wrap{max-width:var(--max);margin:0 auto;padding:0 24px}
.kicker{font:600 .72rem/1 var(--body);letter-spacing:.22em;text-transform:uppercase;color:var(--copper);margin-bottom:14px;display:block}
.lede{font-size:1.12rem;color:var(--muted);max-width:56ch}
section{scroll-margin-top:var(--nav-h)}
.btn{display:inline-flex;align-items:center;gap:10px;padding:15px 26px;border-radius:999px;font-weight:600;font-size:.95rem;border:1px solid transparent;cursor:pointer;transition:transform .2s,box-shadow .2s,background .2s;font-family:var(--body)}
.btn:hover{transform:translateY(-1px)}
.btn-primary{background:var(--copper);color:#fff;box-shadow:0 10px 24px -10px rgba(184,120,62,.7)}
.btn-primary:hover{background:#a76a34}
.btn-ghost{background:transparent;color:#fff;border-color:rgba(255,255,255,.55)}
.btn-ghost:hover{background:rgba(255,255,255,.12)}
.btn-dark{background:var(--ink);color:#fff}
.btn-dark:hover{background:#0c141d}
.btn svg{width:16px;height:16px}

/* nav */
.nav{position:fixed;inset:0 0 auto 0;height:var(--nav-h);z-index:50;display:flex;align-items:center;transition:background .3s,box-shadow .3s,color .3s;color:#fff}
.nav.solid{background:rgba(246,241,233,.92);backdrop-filter:blur(12px);color:var(--ink);box-shadow:0 1px 0 var(--line)}
.nav .wrap{display:flex;align-items:center;justify-content:space-between;width:100%}
.brand{display:flex;align-items:center;gap:12px;font-family:var(--display);font-size:1.45rem;font-weight:600;letter-spacing:.01em}
.brand small{display:block;font:500 .62rem/1 var(--body);letter-spacing:.2em;text-transform:uppercase;opacity:.75;margin-top:3px}
.brand .mono{width:38px;height:38px;border-radius:10px;background:var(--copper);color:#fff;display:grid;place-items:center;font:600 .95rem var(--display)}
.links{display:flex;gap:30px;align-items:center;font-size:.92rem;font-weight:500}
.links a{opacity:.85}.links a:hover,.links a.active{opacity:1;color:var(--copper-2)}
.nav.solid .links a:hover,.nav.solid .links a.active{color:var(--copper)}
.nav .btn{padding:11px 20px;font-size:.88rem}
.links .btn{display:none}
.burger{display:none;background:none;border:0;color:inherit;width:42px;height:42px;cursor:pointer}
.burger span{display:block;height:2px;background:currentColor;margin:5px 8px;border-radius:2px}
@media (max-width:860px){
  .links{display:none;position:fixed;inset:var(--nav-h) 0 auto 0;background:var(--cream);color:var(--ink);flex-direction:column;padding:26px 24px 34px;gap:22px;box-shadow:0 30px 40px -20px rgba(0,0,0,.25)}
  .links.open{display:flex}.burger{display:block}.nav .btn{display:none}.links .btn{display:inline-flex}
}

/* hero */
.hero{position:relative;min-height:100svh;display:flex;align-items:center;color:#fff;overflow:hidden;padding:140px 0 200px}
.hero-media{position:absolute;inset:0;z-index:0}
.hero-media video,.hero-media img{width:100%;height:100%;object-fit:cover;object-position:center 60%}
.hero-media:after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(10,18,28,.78) 0%,rgba(10,18,28,.55) 45%,rgba(10,18,28,.15) 100%),linear-gradient(0deg,rgba(10,18,28,.85) 0%,rgba(10,18,28,0) 45%)}
.hero .wrap{position:relative;z-index:1}
.hero h1{max-width:16ch;text-shadow:0 2px 30px rgba(0,0,0,.35)}
.hero .lede{color:rgba(255,255,255,.82);margin:22px 0 32px;font-size:1.18rem}
.hero .kicker{color:var(--gold)}
.cta-row{display:flex;gap:14px;flex-wrap:wrap}
.hero-proof{display:flex;gap:28px;flex-wrap:wrap;margin-top:44px;font-size:.85rem;color:rgba(255,255,255,.75)}
.hero-proof span{display:flex;align-items:center;gap:8px}
.hero-proof i{width:6px;height:6px;border-radius:50%;background:var(--copper-2);display:inline-block}

/* search bar */
.search{position:relative;z-index:2;margin-top:-118px}
.search-card{background:#fff;border-radius:var(--r);box-shadow:0 30px 60px -30px rgba(20,32,46,.45),0 1px 0 var(--line);padding:22px 22px 18px}
.search-head{display:flex;justify-content:space-between;align-items:baseline;gap:20px;flex-wrap:wrap;margin-bottom:12px}
.search-head strong{font-family:var(--display);font-size:1.35rem;font-weight:600}
.search-head small{color:var(--muted);font-size:.8rem}
.search-grid{display:grid;grid-template-columns:2.2fr 1.2fr 1fr 1fr 1.1fr 1.1fr auto;gap:10px;align-items:end}
.field{display:flex;flex-direction:column;gap:6px}
.field label{font:600 .68rem/1 var(--body);letter-spacing:.14em;text-transform:uppercase;color:var(--muted)}
.field input,.field select,.field textarea{width:100%;padding:13px 14px;border:1px solid var(--line);border-radius:12px;background:var(--cream);font:500 .95rem var(--body);color:var(--ink);outline:0;transition:border .2s,box-shadow .2s}
.field input:focus,.field select:focus,.field textarea:focus{border-color:var(--copper);box-shadow:0 0 0 4px rgba(184,120,62,.15);background:#fff}
.search-grid .btn{height:48px;padding:0 22px}
@media (max-width:980px){.search-grid{grid-template-columns:1fr 1fr 1fr}.search-grid .field:first-child{grid-column:1/-1}.search-grid .btn{grid-column:1/-1;justify-content:center}}
@media (max-width:560px){.search-grid{grid-template-columns:1fr 1fr}}

/* generic sections */
.section{padding:110px 0}
.section.tight{padding:80px 0}
.section-head{max-width:640px;margin-bottom:54px}
.split{display:grid;grid-template-columns:1.05fr 1fr;gap:64px;align-items:center}
@media (max-width:900px){.split{grid-template-columns:1fr;gap:36px}}
.frame{border-radius:var(--r);overflow:hidden;box-shadow:0 40px 60px -40px rgba(20,32,46,.5);position:relative;aspect-ratio:4/3}
.frame img{width:100%;height:100%;object-fit:cover}
.frame.tall{aspect-ratio:3/4}
.frame .tag{position:absolute;left:16px;top:16px;background:rgba(20,32,46,.8);color:#fff;font:600 .68rem/1 var(--body);letter-spacing:.14em;text-transform:uppercase;padding:9px 12px;border-radius:999px;backdrop-filter:blur(6px)}

/* steps */
.steps{display:grid;gap:18px;counter-reset:s}
.step{display:grid;grid-template-columns:56px 1fr;gap:18px;padding:22px 0;border-top:1px solid var(--line)}
.step:last-child{border-bottom:1px solid var(--line)}
.step b{font-family:var(--display);font-size:2.2rem;font-weight:500;color:var(--copper);line-height:1}
.step h3{margin-bottom:6px}
.step p{color:var(--muted);margin:0}

/* dark band */
.band{background:var(--ink);color:#fff;position:relative;overflow:hidden}
.band .kicker{color:var(--gold)}
.band .lede{color:rgba(255,255,255,.75)}
.band .field label{color:rgba(255,255,255,.65)}
.band .field input,.band .field select,.band .field textarea{background:rgba(255,255,255,.06);border-color:rgba(255,255,255,.14);color:#fff}
.band .field input::placeholder,.band .field textarea::placeholder{color:rgba(255,255,255,.4)}
.band .field input:focus,.band .field select:focus{background:rgba(255,255,255,.1)}
.band .field select option{color:var(--ink)}
.band-glow{position:absolute;width:640px;height:640px;border-radius:50%;background:radial-gradient(closest-side,rgba(184,120,62,.35),transparent);right:-200px;top:-200px;pointer-events:none}
.lead-form{background:rgba(255,255,255,.04);border:1px solid rgba(255,255,255,.1);border-radius:var(--r);padding:30px}
.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.form-grid .full{grid-column:1/-1}
@media (max-width:560px){.form-grid{grid-template-columns:1fr}}
.form-foot{display:flex;align-items:center;justify-content:space-between;gap:16px;flex-wrap:wrap;margin-top:18px}
.form-foot small{color:rgba(255,255,255,.5);font-size:.75rem;max-width:34ch}
.ghl-pill{display:inline-flex;align-items:center;gap:8px;font:600 .68rem/1 var(--body);letter-spacing:.14em;text-transform:uppercase;color:var(--gold);border:1px solid rgba(230,203,163,.35);padding:8px 12px;border-radius:999px;margin-bottom:18px}
.ghl-pill i{width:7px;height:7px;border-radius:50%;background:#7ed39a;box-shadow:0 0 0 4px rgba(126,211,154,.2)}
.success{display:none;padding:34px;border:1px dashed rgba(255,255,255,.3);border-radius:var(--r);text-align:center}
.success h3{margin-bottom:8px}
.success p{color:rgba(255,255,255,.7);margin:0}
form.sent .form-body{display:none}form.sent .success{display:block}
.value-points{display:grid;gap:14px;margin-top:30px}
.value-points div{display:flex;gap:14px;align-items:flex-start;color:rgba(255,255,255,.8)}
.value-points svg{flex:0 0 22px;width:22px;height:22px;color:var(--copper-2);margin-top:2px}

/* listings */
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}
@media (max-width:900px){.cards{grid-template-columns:1fr 1fr}}
@media (max-width:600px){.cards{grid-template-columns:1fr}}
.card{background:#fff;border-radius:var(--r);overflow:hidden;box-shadow:0 1px 0 var(--line),0 30px 40px -34px rgba(20,32,46,.4);transition:transform .25s,box-shadow .25s}
.card:hover{transform:translateY(-4px);box-shadow:0 1px 0 var(--line),0 40px 50px -30px rgba(20,32,46,.45)}
.card .ph{aspect-ratio:4/3;overflow:hidden;position:relative}
.card .ph img{width:100%;height:100%;object-fit:cover;transition:transform .6s}
.card:hover .ph img{transform:scale(1.04)}
.card .ph .tag{position:absolute;left:14px;top:14px;background:var(--copper);color:#fff;font:600 .66rem/1 var(--body);letter-spacing:.14em;text-transform:uppercase;padding:8px 11px;border-radius:999px}
.card .body{padding:20px 22px 22px}
.card .price{font-family:var(--display);font-size:1.7rem;font-weight:600}
.card .addr{color:var(--muted);font-size:.92rem;margin:2px 0 12px}
.card .meta{display:flex;gap:16px;font-size:.82rem;color:var(--ink);border-top:1px solid var(--line);padding-top:12px}
.card .meta b{font-weight:600}
.cards-foot{display:flex;justify-content:space-between;align-items:center;gap:20px;flex-wrap:wrap;margin-top:30px;color:var(--muted);font-size:.85rem}

/* testimonial */
.quote{max-width:820px;margin:0 auto;text-align:center}
.quote blockquote{font-family:var(--display);font-size:clamp(1.5rem,3vw,2.2rem);line-height:1.3;margin:0 0 22px;font-weight:500}
.quote cite{font-style:normal;font-weight:600;font-size:.9rem;color:var(--muted)}
.stars{color:var(--copper);letter-spacing:.2em;margin-bottom:22px;font-size:1.1rem}

/* buyer strip */
.strip{position:relative;color:#fff;border-radius:var(--r);overflow:hidden;min-height:440px;display:flex;align-items:flex-end}
.strip img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.strip:before{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(10,18,28,.9) 0%,rgba(10,18,28,.2) 70%)}
.strip .in{position:relative;padding:48px;max-width:620px}
.strip .kicker{color:var(--gold)}
.strip p{color:rgba(255,255,255,.78)}

/* services */
.svc-grid{display:grid;grid-template-columns:1fr 1fr;gap:22px}
@media (max-width:760px){.svc-grid{grid-template-columns:1fr}}
.svc{background:#fff;border-radius:var(--r);padding:32px;box-shadow:0 1px 0 var(--line);display:flex;flex-direction:column;gap:14px}
.svc .ico{width:48px;height:48px;border-radius:14px;background:var(--cream-2);display:grid;place-items:center;color:var(--copper)}
.svc .ico svg{width:22px;height:22px}
.svc ul{margin:0;padding:0;list-style:none;display:grid;gap:8px;color:var(--muted);font-size:.95rem}
.svc ul li{display:flex;gap:10px}.svc ul li:before{content:"";width:6px;height:6px;border-radius:50%;background:var(--copper);flex:0 0 6px;margin-top:9px}
.svc .btn{align-self:flex-start;margin-top:auto}

/* page hero */
.page-hero{padding:170px 0 70px;background:var(--ink);color:#fff;position:relative;overflow:hidden}
.page-hero .kicker{color:var(--gold)}
.page-hero .lede{color:rgba(255,255,255,.75)}
.page-hero img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:.32}
.page-hero .wrap{position:relative}

/* about */
.facts{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin-top:40px}
@media (max-width:700px){.facts{grid-template-columns:1fr}}
.fact{background:#fff;border-radius:var(--r);padding:24px;box-shadow:0 1px 0 var(--line)}
.fact b{display:block;font-family:var(--display);font-size:1.6rem;font-weight:600;margin-bottom:4px}
.fact span{color:var(--muted);font-size:.9rem}
.portrait{aspect-ratio:3/4;border-radius:var(--r);background:linear-gradient(160deg,var(--ink) 0%,#2a3d52 100%);display:grid;place-items:center;color:#fff;text-align:center;position:relative;overflow:hidden;box-shadow:0 40px 60px -40px rgba(20,32,46,.6)}
.portrait .mono{font-family:var(--display);font-size:7rem;font-weight:500;color:var(--gold);line-height:1}
.portrait small{display:block;font:500 .7rem/1.5 var(--body);letter-spacing:.18em;text-transform:uppercase;color:rgba(255,255,255,.6);max-width:24ch;margin-top:10px}

/* contact */
.contact-grid{display:grid;grid-template-columns:1fr 1.2fr;gap:60px;align-items:start}
@media (max-width:860px){.contact-grid{grid-template-columns:1fr}}
.contact-list{display:grid;gap:18px;margin-top:30px}
.contact-list a,.contact-list div{display:flex;gap:16px;align-items:center;padding:18px 20px;background:#fff;border-radius:14px;box-shadow:0 1px 0 var(--line)}
.contact-list svg{width:22px;height:22px;color:var(--copper);flex:0 0 22px}
.contact-list b{display:block;font-size:.98rem}.contact-list span{color:var(--muted);font-size:.85rem}
.light-form{background:#fff;border-radius:var(--r);padding:34px;box-shadow:0 1px 0 var(--line),0 40px 60px -40px rgba(20,32,46,.35)}
.light-form .success{border-color:var(--line);color:var(--ink)}.light-form .success p{color:var(--muted)}

/* final cta */
.final{text-align:center;padding:110px 0}
.final h2{max-width:16ch;margin:0 auto 18px}
.final .lede{margin:0 auto 30px}

/* footer */
footer{background:#0d151f;color:rgba(255,255,255,.72);padding:64px 0 34px;font-size:.88rem}
.foot-grid{display:grid;grid-template-columns:1.6fr 1fr 1fr 1fr;gap:34px}
@media (max-width:860px){.foot-grid{grid-template-columns:1fr 1fr}}
@media (max-width:520px){.foot-grid{grid-template-columns:1fr}}
footer h4{color:#fff;font:600 .72rem/1 var(--body);letter-spacing:.18em;text-transform:uppercase;margin:0 0 16px}
footer ul{list-style:none;padding:0;margin:0;display:grid;gap:10px}
footer a:hover{color:#fff}
.foot-brand .brand{color:#fff;margin-bottom:14px}
.legal{margin-top:44px;padding-top:24px;border-top:1px solid rgba(255,255,255,.1);display:grid;gap:12px;font-size:.76rem;color:rgba(255,255,255,.5);line-height:1.6}
.legal .marks{display:flex;gap:18px;align-items:center;flex-wrap:wrap;color:rgba(255,255,255,.7)}
.legal .marks span{display:inline-flex;align-items:center;gap:8px;font-weight:600;letter-spacing:.06em}
.legal .marks svg{width:22px;height:22px}

/* reveal */
.rv{opacity:0;transform:translateY(18px);transition:opacity .7s ease,transform .7s ease}
.rv.in{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){.rv{opacity:1;transform:none;transition:none}}

/* house watermark card */
.dez-watermark{position:fixed;left:18px;bottom:18px;z-index:9999;pointer-events:none;text-align:center;padding:12px 18px;border-radius:16px;background:linear-gradient(160deg,rgba(20,32,46,.96),rgba(29,43,59,.9));border:1px solid rgba(255,255,255,.18);box-shadow:0 18px 40px -16px rgba(0,0,0,.6);font-family:var(--body);color:rgba(246,241,233,.85);font-size:.78rem;line-height:1.5}
.dez-watermark b{display:block;color:var(--copper-2);font-weight:700;text-transform:uppercase;letter-spacing:.2em;font-size:.72rem}
.dez-watermark.hidden{display:none}