@font-face{font-family:'Inter';font-style:normal;font-weight:400;font-display:swap;src:url(fonts/inter-400.woff2) format('woff2')}
@font-face{font-family:'Inter';font-style:normal;font-weight:500;font-display:swap;src:url(fonts/inter-500.woff2) format('woff2')}
@font-face{font-family:'Inter';font-style:normal;font-weight:600;font-display:swap;src:url(fonts/inter-600.woff2) format('woff2')}
:root{--ink:#111;--char:#1c1c1c;--grey:#777;--lt:#f4f3f1;--line:#e3e1dd;--white:#fff;--serif:'Inter',system-ui,-apple-system,'Segoe UI',Roboto,sans-serif;--sans:var(--serif)}
*{box-sizing:border-box;margin:0;padding:0}body{font-family:var(--sans);color:var(--ink);background:#fff;line-height:1.65;font-weight:300}
a{color:inherit}img{max-width:100%;display:block}.wrap{max-width:1240px;margin:0 auto;padding:0 28px}
h1,h2,h3{font-family:var(--serif);font-weight:500;line-height:1.1}h1{font-size:clamp(2.6rem,6vw,4.8rem)}h2{font-size:clamp(2rem,3.5vw,2.8rem)}h3{font-size:1.6rem}
.eyebrow{text-transform:uppercase;letter-spacing:.28em;font-size:.72rem;font-weight:500;margin-bottom:18px;opacity:.85}
.nav{position:fixed;top:0;left:0;right:0;z-index:50;background:rgba(17,17,17,.0);transition:.3s;color:#fff}
.nav.solid,body:not(.has-hero) .nav{background:rgba(17,17,17,.96);box-shadow:0 1px 0 rgba(255,255,255,.06)}
.navin{display:flex;align-items:center;justify-content:space-between;height:104px}
.brand{display:flex;align-items:center;gap:14px;text-decoration:none}.brand img{height:76px;background:#fff;padding:4px}
.brand span{font-family:var(--serif);font-size:1.45rem;letter-spacing:.06em}.brand b{font-weight:500}
nav{display:flex;gap:30px}nav a{text-decoration:none;font-size:.78rem;letter-spacing:.18em;text-transform:uppercase;font-weight:400;padding:6px 0;border-bottom:1px solid transparent}
nav a:hover,nav a.active{border-color:#fff}.burger{display:none;background:none;border:0;cursor:pointer}.burger span{display:block;width:26px;height:2px;background:#fff;margin:6px 0}
.hero,.phero{position:relative;min-height:100vh;background:#222 center/cover no-repeat;color:#fff;display:flex;align-items:flex-end;padding-bottom:12vh}
.phero{min-height:72vh;padding-bottom:8vh}.phero.small{min-height:52vh}.phero p{font-size:1.1rem;max-width:620px;margin-top:12px}
.shade{position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.45) 0%,rgba(0,0,0,.1) 35%,rgba(0,0,0,.65) 100%)}
.hero .wrap,.phero .wrap{position:relative;width:100%}.lead{font-size:1.15rem;max-width:620px;margin:22px 0 34px}
.btns{display:flex;gap:14px;flex-wrap:wrap}.btn{display:inline-block;padding:15px 30px;background:var(--ink);color:#fff;text-decoration:none;text-transform:uppercase;letter-spacing:.18em;font-size:.74rem;font-weight:500;border:1px solid var(--ink);cursor:pointer;transition:.25s}
.hero .btn{background:#fff;color:var(--ink);border-color:#fff}.btn:hover{background:transparent;color:var(--ink)}.hero .btn:hover{color:#fff;background:transparent}
.btn.ghost{background:transparent;color:inherit;border-color:currentColor}.hero .btn.ghost{color:#fff}.btn.ghost:hover{background:#fff;color:var(--ink)}
.intro{padding:100px 28px 30px}.three{display:grid;grid-template-columns:repeat(3,1fr);gap:50px}.three>*{text-decoration:none;border-top:1px solid var(--ink);padding-top:24px}.three p{color:#555;margin-top:12px}
.three a:hover h3{text-decoration:underline;text-underline-offset:6px;text-decoration-thickness:1px}
.sh{margin:90px 0 34px;display:flex;align-items:center;gap:22px}.sh:after{content:"";flex:1;height:1px;background:var(--line)}
.grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(340px,1fr));gap:34px}
.card{text-decoration:none;display:block}.cimg{position:relative;aspect-ratio:4/3;overflow:hidden;background:var(--lt)}.cimg img{width:100%;height:100%;object-fit:cover;transition:transform .8s}
.card:hover .cimg img{transform:scale(1.05)}.cbody{padding:18px 2px}.cbody p{color:var(--grey);font-size:.9rem}.noimg{display:flex;height:100%;align-items:center;justify-content:center;color:var(--grey)}
.badge{position:absolute;top:16px;left:16px;padding:7px 14px;font-size:.68rem;letter-spacing:.2em;text-transform:uppercase;font-weight:600}
.phero .badge{position:static;display:inline-block;margin-top:18px}.badge.avail{background:#fff;color:var(--ink)}.badge.sold{background:var(--ink);color:#fff;border:1px solid #fff}
.back{color:#fff;text-decoration:none;font-size:.78rem;letter-spacing:.18em;text-transform:uppercase;display:inline-block;margin-bottom:16px;opacity:.85}
.pinfo{padding-top:70px;max-width:900px}.pinfo p{font-size:1.1rem;margin-bottom:14px}.facts{display:grid;grid-template-columns:repeat(auto-fit,minmax(180px,1fr));gap:26px;margin-bottom:34px;border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:26px 0}
.facts dt{font-size:.7rem;letter-spacing:.2em;text-transform:uppercase;color:var(--grey)}.facts dd{font-family:var(--serif);font-size:1.5rem}
.muted{color:var(--grey)}.small{font-size:.8rem}.cta{margin-top:24px}
.gallery{columns:3 320px;column-gap:14px}.gi{display:block;margin-bottom:14px;break-inside:avoid;overflow:hidden;cursor:zoom-in}.gi img{width:100%;transition:transform .6s,opacity .3s}.gi:hover img{transform:scale(1.03);opacity:.92}
.tabs{display:flex;gap:12px;margin-top:60px}.tabs a{padding:10px 22px;border:1px solid var(--ink);text-decoration:none;font-size:.75rem;letter-spacing:.18em;text-transform:uppercase}.tabs a:hover{background:var(--ink);color:#fff}
.band{background:var(--char);color:#fff;margin-top:110px;padding:100px 0}.split{max-width:760px}.split p{margin:20px 0 30px;color:#ccc}.btn.light{color:#fff}
.split2{display:grid;grid-template-columns:1fr 1.2fr;gap:70px;padding-top:80px;align-items:start}.split2 h2{margin-bottom:22px}.split2 p{margin-bottom:16px}.teamimg img{width:100%;margin-bottom:16px}
.cform{display:grid;gap:18px;background:var(--lt);padding:36px}.cform label{display:grid;gap:6px;font-size:.72rem;letter-spacing:.18em;text-transform:uppercase;font-weight:500}
.cform input,.cform select,.cform textarea{font:inherit;font-size:1rem;letter-spacing:0;text-transform:none;padding:12px;border:1px solid #ccc;background:#fff}
footer{background:var(--ink);color:#bbb;margin-top:120px;padding:70px 0 30px;font-size:.92rem}.fgrid{display:grid;grid-template-columns:1.3fr 1fr 1fr 1.2fr;gap:40px}
footer h4{color:#fff;font-weight:500;letter-spacing:.2em;text-transform:uppercase;font-size:.72rem;margin-bottom:12px}footer a{color:#fff}.flogo{height:60px;background:#fff;padding:4px;margin-bottom:14px}
.copy{margin-top:50px;border-top:1px solid #333;padding-top:22px;font-size:.78rem}
.lb{position:fixed;inset:0;background:rgba(10,10,10,.96);z-index:100;display:flex;align-items:center;justify-content:center}.lb[hidden]{display:none}
.lb img{max-width:90vw;max-height:86vh;object-fit:contain}.lb button{position:absolute;background:none;border:0;color:#fff;font-size:3rem;cursor:pointer;padding:10px 20px;opacity:.8}.lb button:hover{opacity:1}
.lbx{top:10px;right:14px}.lbp{left:10px}.lbn{right:10px}.lbc{position:absolute;bottom:18px;color:#aaa;font-size:.8rem;letter-spacing:.2em}
@media(max-width:900px){.burger{display:block}nav{position:fixed;top:84px;left:0;right:0;background:rgba(17,17,17,.98);flex-direction:column;gap:0;padding:10px 28px 24px;display:none}
nav a{padding:14px 0;border-bottom:1px solid #333}body.menu nav{display:flex}body.menu .nav{background:rgba(17,17,17,.98)}
.three,.split2,.fgrid{grid-template-columns:1fr;gap:34px}.grid{grid-template-columns:1fr}.brand span{font-size:1.15rem}}
.soc{display:flex;gap:14px;margin-top:14px}.soc a{display:inline-flex;opacity:.85}.soc a:hover{opacity:1}.navsoc{margin:0 0 0 10px;gap:12px;align-items:center}.navsoc a{border:0;padding:0}
.soc.dark a{color:var(--ink);border:1px solid var(--line);padding:10px}.psub{font-size:1.15rem;opacity:.9;margin-top:10px}
.introtxt{max-width:820px;margin-bottom:80px}.introtxt h2{margin-bottom:20px}.introtxt p:not(.eyebrow){font-size:1.1rem;color:#444}
@media(max-width:900px){.navsoc{margin:16px 0 0}}

/* logo prominence */
.wm{position:fixed;inset:0;z-index:-1;pointer-events:none;background:center/min(62vw,620px) no-repeat;opacity:.06}
main,footer{position:relative}
.herologo{position:absolute;right:7%;top:50%;transform:translateY(-55%);width:min(32vw,420px);opacity:.28;pointer-events:none}
@media(max-width:900px){.navin{height:84px}.brand img{height:58px}.wm{background-size:80vw}.herologo{width:44vw;top:110px;right:6%;transform:none;opacity:.2}}

/* ===== Type system: Inter, one family, modular scale (~1.25) ===== */
:root{--fs-xs:.75rem;--fs-sm:.875rem;--fs-base:clamp(1rem,.96rem + .2vw,1.0625rem);--fs-lg:clamp(1.0625rem,1rem + .3vw,1.1875rem);
--fs-h4:clamp(1.125rem,1.06rem + .3vw,1.25rem);--fs-h3:clamp(1.25rem,1.15rem + .45vw,1.5rem);--fs-h2:clamp(1.75rem,1.45rem + 1.3vw,2.5rem);--fs-h1:clamp(2.25rem,1.6rem + 2.9vw,3.75rem);--track-caps:.12em}
html{-webkit-text-size-adjust:100%}
body{font-family:var(--sans);font-size:var(--fs-base);line-height:1.6;font-weight:400;-webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility}
h1,h2,h3,h4{font-family:var(--sans);font-weight:600;letter-spacing:-.02em;line-height:1.15}
h1{font-size:var(--fs-h1);letter-spacing:-.025em;line-height:1.08}h2{font-size:var(--fs-h2)}h3{font-size:var(--fs-h3);letter-spacing:-.01em;line-height:1.25}
.eyebrow,nav a,.btn,.badge,.back,.tabs a,.facts dt,.cform label,footer h4,.lbc{font-size:var(--fs-xs);letter-spacing:var(--track-caps);font-weight:500}
nav a{font-size:.8125rem;letter-spacing:.08em}
.btn{font-size:.8125rem;letter-spacing:.1em;font-weight:600}
.badge{font-weight:600}
.brand span{font-family:var(--sans);font-size:1.25rem;letter-spacing:-.01em;font-weight:500}.brand b{font-weight:600}
.lead,.phero p,.psub,.pinfo p,.introtxt p:not(.eyebrow){font-size:var(--fs-lg);line-height:1.6}
.cbody p,.small,.copy{font-size:var(--fs-sm)}footer{font-size:var(--fs-sm)}
.facts dd{font-family:var(--sans);font-size:var(--fs-h4);font-weight:500;letter-spacing:-.01em}
.cform input,.cform select,.cform textarea{font-size:1rem}
/* card titles: uniform size, tidy wrapping for long addresses */
.card h3,.cbody h3{font-size:var(--fs-h4);font-weight:600;line-height:1.3;letter-spacing:-.01em;text-wrap:balance;overflow-wrap:anywhere;min-height:2.6em}
@media(max-width:900px){.brand span{font-size:1.0625rem}.card h3,.cbody h3{min-height:0}}

.hp{position:absolute!important;left:-9999px!important;width:1px;height:1px;opacity:0}