/* Layout: centered 1180px column, black ground, gold used only for type, rules and calls to action */
:root{color-scheme:dark;--bg:#0b0a08;--panel:#15130f;--field:#0e0d0a;--line:#3a3222;--gold:#d4af37;--gold-hi:#f3d77a;--gold-lo:#9c7a22;--ink-on-gold:#1a1408;--text:#efe9dc;--mut:#b3a98f;--ph:#e58c6b;--demo:#3b2a0c;
--display:"Cormorant Garamond",Georgia,"Times New Roman",serif;--body:Inter,system-ui,-apple-system,"Segoe UI",sans-serif}
*{box-sizing:border-box}
[hidden]{display:none!important}
body{margin:0;background:radial-gradient(ellipse at top,#1d1810 0%,var(--bg) 55%) no-repeat,var(--bg);color:var(--text);font:16px/1.65 var(--body)}
a{color:var(--gold-hi)}
img{max-width:100%}
h1,h2,h3{text-wrap:balance}
.gold{background:linear-gradient(100deg,var(--gold-lo),var(--gold-hi) 45%,var(--gold) 60%,var(--gold-lo));-webkit-background-clip:text;background-clip:text;color:transparent}
.ph{color:var(--ph);font-style:italic}
.demo{background:var(--demo);color:var(--gold-hi);text-align:center;font-size:13px;padding:8px 16px}
.wrap{max-width:1180px;margin:0 auto;padding-inline:16px}
/* header */
.top{border-bottom:1px solid var(--line);position:relative}
.top .wrap{display:flex;justify-content:space-between;align-items:center;gap:16px;padding-block:12px}
.brand{display:flex;align-items:center;gap:12px;text-decoration:none;font:700 24px var(--display);letter-spacing:.04em}
.menu{display:flex;gap:20px;list-style:none;margin:0;padding:0;font-size:12.5px;letter-spacing:.07em;text-transform:uppercase}
.menu a{color:var(--mut);text-decoration:none}.menu a:hover,.menu a.on{color:var(--gold-hi)}
.burger{display:none;background:none;border:1px solid var(--line);color:var(--gold-hi);border-radius:8px;padding:8px 12px;font:600 13px var(--body);cursor:pointer}
@media(max-width:1000px){.burger{display:block}.menu{display:none;position:absolute;left:0;right:0;top:100%;flex-direction:column;gap:0;background:var(--panel);border-bottom:1px solid var(--line);z-index:5;padding:6px 16px}.menu.open{display:flex}.menu li a{display:block;padding:12px 0;border-bottom:1px solid var(--line)}}
@media(max-width:480px){.brand{font-size:18px;white-space:nowrap}.logo.sm{width:48px}}
/* shimmer logo (approved: extra bright, 24s) */
.logo{position:relative;overflow:hidden;-webkit-mask:radial-gradient(ellipse 50% 50% at 50% 50%,#000 78%,transparent 100%);mask:radial-gradient(ellipse 50% 50% at 50% 50%,#000 78%,transparent 100%);filter:brightness(1.45) saturate(1.3) contrast(1.05) drop-shadow(0 0 18px rgba(255,210,90,.55))}
.logo img{display:block;width:100%;height:auto}
.logo::before,.logo::after{content:"";position:absolute;inset:0;mix-blend-mode:screen;transform:translateX(-130%);pointer-events:none}
.logo::after{background:linear-gradient(115deg,transparent 30%,rgba(255,250,220,1) 48%,#fff 50%,rgba(255,250,220,1) 52%,transparent 70%);animation:sweep 24s ease-in-out infinite}
.logo::before{background:linear-gradient(115deg,transparent 42%,rgba(255,230,150,.8) 50%,transparent 58%);animation:sweep 24s ease-in-out 3.5s infinite}
@keyframes sweep{0%{transform:translateX(-130%)}55%,100%{transform:translateX(130%)}}
@media(prefers-reduced-motion:reduce){.logo::before,.logo::after{animation:none;display:none}}
.logo.sm{width:64px}.logo.lg{width:min(80vw,380px);margin:0 auto}
/* type */
.hero{text-align:center;padding-block:44px 24px}
.eyebrow{font-size:12px;letter-spacing:.22em;text-transform:uppercase;color:var(--gold)}
h1{font:600 clamp(38px,6vw,62px)/1.07 var(--display);margin:10px 0}
h2{font:600 clamp(30px,4.2vw,42px)/1.1 var(--display);margin:0 0 8px}
h3{font:600 24px/1.2 var(--display);margin:0 0 10px}
.lead{max-width:660px;margin:0 auto;color:var(--mut);font-size:18px}
.sub{color:var(--mut);max-width:640px}
.center{text-align:center}.center .sub{margin-inline:auto}
.rule{width:90px;height:2px;margin:24px auto 0;background:linear-gradient(90deg,transparent,var(--gold),transparent)}
section.block{padding-block:40px}
/* buttons */
.btn{display:inline-block;background:linear-gradient(100deg,var(--gold-lo),var(--gold-hi) 50%,var(--gold));color:var(--ink-on-gold);border:0;border-radius:999px;padding:13px 30px;font:600 14px var(--body);letter-spacing:.08em;text-transform:uppercase;text-decoration:none;cursor:pointer;box-shadow:0 6px 22px rgba(212,175,55,.22)}
.btn.o{background:transparent;border:1px solid var(--gold);color:var(--gold-hi);box-shadow:none}
.btn:focus-visible,a:focus-visible,button:focus-visible,select:focus-visible{outline:2px solid var(--gold-hi);outline-offset:3px}
.btns{display:flex;flex-wrap:wrap;gap:12px;justify-content:center;margin-top:24px}
/* panels */
.panel{background:var(--panel);border:1px solid var(--line);border-radius:14px;padding:24px;min-width:0}
.svc{display:grid;grid-template-columns:repeat(4,1fr);gap:18px;margin-top:26px}
@media(max-width:960px){.svc{grid-template-columns:1fr 1fr}}@media(max-width:520px){.svc{grid-template-columns:1fr}}
.svc a{text-decoration:none;color:var(--text);display:flex;flex-direction:column;gap:6px}
.svc a:hover{border-color:var(--gold-lo)}
.svc .more{color:var(--gold-hi);font-size:14px;margin-top:auto}
.svc p{margin:0;color:var(--mut);font-size:15px}
.ic{width:44px;height:44px;border-radius:50%;border:1px solid var(--gold-lo);display:grid;place-items:center;color:var(--gold)}
.ic svg{width:20px;height:20px}
.split{display:grid;grid-template-columns:1.3fr 1fr;gap:34px;align-items:start}
@media(max-width:860px){.split{grid-template-columns:1fr}}
.quote{font:italic 500 26px/1.35 var(--display)}
.quote small{display:block;font:400 13px var(--body);color:var(--mut);margin-top:10px;font-style:normal}
.facts li{padding:10px 0 10px 28px;border-bottom:1px solid var(--line);position:relative;list-style:none}
.facts{padding:0;margin:0}
.facts li:before{content:"";position:absolute;left:4px;top:19px;width:9px;height:9px;transform:rotate(45deg);background:var(--gold)}
.prose p{max-width:68ch}
.sig{font:600 24px var(--display);margin-top:18px}.sig span{display:block;font:400 13px var(--body);color:var(--mut)}
.band{text-align:center;border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding-block:44px;margin-top:30px}
/* listings */
.tabs{display:flex;flex-wrap:wrap;gap:10px;margin-bottom:14px}
.chip{background:transparent;border:1px solid var(--line);color:var(--mut);padding:10px 18px;border-radius:999px;font:600 12.5px var(--body);letter-spacing:.07em;text-transform:uppercase;cursor:pointer}
.chip.on{background:linear-gradient(100deg,var(--gold-lo),var(--gold-hi) 50%,var(--gold));color:var(--ink-on-gold);border-color:transparent}
.filters{display:flex;flex-wrap:wrap;gap:10px;margin-bottom:18px}
.filters select{background:var(--field);border:1px solid var(--line);color:var(--text);padding:10px 12px;border-radius:8px;font:inherit;font-size:14px;flex:1 1 180px}
.count{color:var(--mut);font-size:14px;margin:0 0 12px}
.grid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}
@media(max-width:960px){.grid{grid-template-columns:1fr 1fr}}@media(max-width:600px){.grid{grid-template-columns:1fr}}
.card{background:var(--panel);border:1px solid var(--line);border-radius:14px;overflow:hidden;text-decoration:none;color:var(--text);display:flex;flex-direction:column;transition:transform .2s,border-color .2s}
a.card:hover{transform:translateY(-3px);border-color:var(--gold-lo)}
.photo{aspect-ratio:16/10;max-width:100%;position:relative;display:grid;place-items:center;color:rgba(243,215,122,.35);background:linear-gradient(135deg,#2a2213,#0f0d09)}
.photo svg{width:60px;height:60px}
.badge{position:absolute;top:12px;left:12px;background:var(--bg);border:1px solid var(--gold);color:var(--gold-hi);font:600 11px var(--body);letter-spacing:.1em;text-transform:uppercase;padding:5px 10px;border-radius:999px}
.badge.r{left:auto;right:12px;border-color:var(--line);color:var(--mut)}
.cbody{padding:16px 18px 18px;display:flex;flex-direction:column;flex:1}
.price{font:700 26px var(--display)}
.ctitle{font-weight:600;margin:2px 0}
.loc{color:var(--mut);font-size:14px}
.kv{display:flex;flex-wrap:wrap;gap:6px 14px;margin-top:auto;padding-top:10px;border-top:1px solid var(--line);font-size:13px;color:var(--mut);font-variant-numeric:tabular-nums}
.kv b{color:var(--text)}
.cbody .loc{margin-bottom:10px}
/* detail */
.back{display:inline-block;margin-top:22px;color:var(--gold-hi);text-decoration:none;font-size:14px}
.gal{display:grid;grid-template-columns:repeat(4,1fr);gap:10px;margin-top:10px}.gal div{aspect-ratio:4/3;border-radius:8px;background:linear-gradient(135deg,#221c11,#15120c)}
.hero-photo{aspect-ratio:21/9;border-radius:14px;margin-top:14px}
.dgrid{display:grid;grid-template-columns:1.6fr 1fr;gap:28px;padding-block:24px 40px}
@media(max-width:860px){.dgrid{grid-template-columns:1fr}}
.dgrid>div{display:flex;flex-direction:column;gap:18px;min-width:0}
table{width:100%;border-collapse:collapse;font-size:15px}td{padding:9px 0;border-bottom:1px solid var(--line);vertical-align:top}td:first-child{color:var(--mut);width:45%}
.map{aspect-ratio:16/7;border-radius:10px;background:repeating-linear-gradient(45deg,#1a1712 0 12px,#15130f 12px 24px);display:grid;place-items:center;color:var(--mut);font-size:14px}
.agent{display:flex;align-items:center;gap:12px}.av{width:54px;height:54px;border-radius:50%;border:1px solid var(--gold);display:grid;place-items:center;font:600 22px var(--display);color:var(--gold-hi)}
.stack{display:flex;flex-direction:column;gap:12px}.stack .btn{text-align:center}
.photo img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.gal a{display:block;aspect-ratio:4/3;border-radius:8px;overflow:hidden}.gal a img{width:100%;height:100%;object-fit:cover;display:block;transition:transform .3s}.gal a:hover img{transform:scale(1.04)}
.gal{grid-template-columns:repeat(auto-fill,minmax(150px,1fr))}
.tagline{margin-top:8px;color:var(--gold-hi);font-size:14px;letter-spacing:.04em}
.promo{border-color:var(--gold-lo);text-align:center}
.facts.two{columns:2;column-gap:24px}.facts.two li{break-inside:avoid}@media(max-width:560px){.facts.two{columns:1}}
.siteplan{display:block;width:100%;border-radius:10px}
.sticky{position:sticky;top:16px}
/* sold */
.stats{display:grid;grid-template-columns:repeat(4,1fr);gap:14px;margin-block:30px}
@media(max-width:760px){.stats{grid-template-columns:1fr 1fr}}
.stat{text-align:center}.stat b{display:block;font:700 44px/1 var(--display)}.stat span{color:var(--mut);font-size:12.5px;letter-spacing:.08em;text-transform:uppercase}
.ribbon{position:absolute;top:18px;left:-34px;transform:rotate(-38deg);width:150px;text-align:center;background:linear-gradient(100deg,var(--gold-lo),var(--gold-hi) 50%,var(--gold));color:var(--ink-on-gold);font:700 12px var(--body);letter-spacing:.14em;padding:5px 0}
.photo{overflow:hidden}
.yr{position:absolute;bottom:10px;right:12px;background:rgba(11,10,8,.85);border:1px solid var(--line);color:var(--mut);font-size:12px;padding:3px 10px;border-radius:999px}
.rows{margin-top:auto;border-top:1px solid var(--line);padding-top:8px;font-size:14px}
.rows div{display:flex;justify-content:space-between;padding:3px 0}.rows span:first-child{color:var(--mut)}.rep{color:var(--gold-hi)}
/* pm */
.pills{display:flex;flex-wrap:wrap;justify-content:center;gap:12px;margin-top:20px}
.pills span{border:1px solid var(--line);background:var(--panel);border-radius:999px;padding:10px 20px;font-size:15px}
.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:18px;counter-reset:s;margin-top:26px}
@media(max-width:820px){.steps{grid-template-columns:1fr 1fr}}@media(max-width:480px){.steps{grid-template-columns:1fr}}
.step{text-align:center}.step:before{counter-increment:s;content:counter(s);display:grid;place-items:center;width:52px;height:52px;margin:0 auto 12px;border-radius:50%;border:1px solid var(--gold);font:600 26px var(--display);color:var(--gold-hi)}
.step b{display:block}.step span{color:var(--mut);font-size:14px}
.svc3{grid-template-columns:repeat(3,1fr)}@media(max-width:960px){.svc3{grid-template-columns:1fr 1fr}}@media(max-width:520px){.svc3{grid-template-columns:1fr}}
/* forms */
form.f{display:grid;grid-template-columns:1fr 1fr;gap:14px}
@media(max-width:560px){form.f{grid-template-columns:1fr}}
.full{grid-column:1/-1}
label{font-size:13px;color:var(--mut);display:block;margin-bottom:6px}
input,select,textarea{width:100%;background:var(--field);border:1px solid var(--line);border-radius:8px;color:var(--text);padding:12px 13px;font:inherit}
input:focus,select:focus,textarea:focus{outline:none;border-color:var(--gold);box-shadow:0 0 0 3px rgba(212,175,55,.18)}
textarea{min-height:120px;resize:vertical}
form.f .btn{grid-column:1/-1;justify-self:start}
.hp{display:none}
.sent{grid-column:1/-1;color:var(--gold-hi);margin:0}
.clist .row{display:flex;gap:14px;padding:14px 0;border-top:1px solid var(--line)}.clist .row:first-child{border-top:0}
.clist small{display:block;color:var(--mut);font-size:12px;letter-spacing:.08em;text-transform:uppercase}.clist b{font-weight:500;font-size:17px}
.cgrid{display:grid;grid-template-columns:1fr 1.35fr;gap:30px}@media(max-width:860px){.cgrid{grid-template-columns:1fr}}
/* footer */
footer{border-top:1px solid var(--line);margin-top:40px}
footer .wrap{display:flex;flex-wrap:wrap;justify-content:space-between;gap:16px;padding-block:26px;color:var(--mut);font-size:13.5px}
footer b{color:var(--text);font-weight:600}