:root {
  --paper: #faf8f4;
  --stone: #ece8e1;
  --stone-d: #b8b2a8;
  --oak: #c9b79c;
  --cream-dark: #87755a; /* credit band; white text stays readable on it */
  --ink: #2b2b2b;
  --muted: #6e6a64;
  --rule: rgba(43, 43, 43, 0.16);
  --serif: 'Cormorant Garamond', 'Cormorant', Georgia, 'Times New Roman', serif;
  --sans: 'Inter', system-ui, -apple-system, 'Helvetica Neue', Arial, sans-serif;
  --gutter: 20px;
  --max: 1180px;
  --header-h: 64px;
  --band-h: 204px;
}
@media (min-width: 720px) { :root { --band-h: 112px; } }
@media (min-width: 900px) { :root { --gutter: 40px; --header-h: 76px; } }

*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; scroll-padding-top: calc(var(--header-h) + 8px); -webkit-text-size-adjust: 100%; }
body { margin: 0; background: var(--paper); color: var(--ink); font: 300 16px/1.7 var(--sans); -webkit-font-smoothing: antialiased; }
img { display: block; max-width: 100%; height: auto; }
picture { display: block; }
a { color: inherit; }
h1, h2, h3 { font-family: var(--serif); font-weight: 400; line-height: 1.1; margin: 0; letter-spacing: 0.005em; }
p { margin: 0 0 1em; }
.wrap { width: 100%; max-width: calc(var(--max) + var(--gutter) * 2); margin: 0 auto; padding: 0 var(--gutter); }
.eyebrow { font: 400 11px/1.4 var(--sans); letter-spacing: 0.22em; text-transform: uppercase; color: var(--muted); margin: 0 0 1.4em; }
.eyebrow.light { color: rgba(255, 255, 255, 0.85); }
.ph { background: rgba(201, 183, 156, 0.35); outline: 1px dashed var(--stone-d); padding: 0 3px; font-style: normal; }
section { padding: clamp(56px, 9vw, 120px) 0; }

/* header */
.site-header { position: fixed; inset: 0 0 auto 0; z-index: 50; height: var(--header-h); display: flex; align-items: center; justify-content: space-between; gap: 12px; padding: 0 var(--gutter); background: rgba(250, 248, 244, 0.94); backdrop-filter: blur(8px); -webkit-backdrop-filter: blur(8px); border-bottom: 1px solid var(--rule); transition: background .3s, border-color .3s, color .3s; }
.brand small { display: none; }
@media (min-width: 900px) { .brand { display: flex; flex-direction: column; gap: 5px; } .brand small { display: block; font: 400 9.5px/1 var(--sans); letter-spacing: .2em; text-transform: uppercase; opacity: .75; } }
.brand { font: 400 clamp(15px, 4.2vw, 21px)/1 var(--serif); letter-spacing: 0.04em; text-decoration: none; white-space: nowrap; }
.site-header nav { display: flex; gap: clamp(12px, 3.4vw, 32px); font: 400 11px/1 var(--sans); letter-spacing: 0.18em; text-transform: uppercase; }
.site-header nav a { text-decoration: none; padding: 8px 0; border-bottom: 1px solid transparent; }
.site-header nav a:hover, .site-header nav a[aria-current] { border-bottom-color: currentColor; }
body.has-hero .site-header:not(.scrolled) { background: transparent; border-color: transparent; color: #fff; backdrop-filter: none; -webkit-backdrop-filter: none; }
body.has-hero .site-header:not(.scrolled)::before { content: ''; position: absolute; inset: 0 0 -40px 0; background: linear-gradient(rgba(0,0,0,.5), rgba(0,0,0,0)); z-index: -1; pointer-events: none; }
@media (max-width: 420px) { .site-header nav { letter-spacing: 0.1em; font-size: 10px; gap: 10px; } }

/* hero */
.hero { position: relative; height: calc(100vh - var(--band-h)); height: calc(100svh - var(--band-h)); min-height: 420px; padding: 0; color: #fff; overflow: hidden; background: var(--stone); }
.hero picture, .hero img { width: 100%; height: 100%; }
.hero img { object-fit: cover; }
.hero-scrim { position: absolute; inset: 0; background: linear-gradient(180deg, rgba(0,0,0,.32) 0%, rgba(0,0,0,0) 18%, rgba(0,0,0,.22) 34%, rgba(0,0,0,.52) 56%, rgba(0,0,0,.80) 100%); pointer-events: none; }
.hero-text { text-shadow: 0 1px 22px rgba(0,0,0,.45); }
.hero-text { position: absolute; left: 0; right: 0; bottom: 0; padding: 0 var(--gutter) clamp(32px, 7vw, 72px); max-width: calc(var(--max) + var(--gutter) * 2); margin: 0 auto; }
.hero h1 { font-size: clamp(2.5rem, 7.2vw, 5.6rem); font-weight: 300; letter-spacing: 0.005em; margin-bottom: 0.25em; }
.hero-sub { font: 400 11px/1.5 var(--sans); letter-spacing: 0.22em; text-transform: uppercase; margin-bottom: 1.6em; }
.hero-intro { font-size: clamp(15px, 1.6vw, 18px); max-width: 34em; opacity: .92; margin: 0; }
.hero-addr { font: 400 12px/1.5 var(--sans); letter-spacing: 0.18em; text-transform: uppercase; margin-bottom: .4em; }
.hero-price { font: 300 clamp(1.4rem, 3vw, 2rem)/1.2 var(--serif); margin: 0; }


/* home tiles */
.residences { padding-top: clamp(40px, 6vw, 80px); }
.tile { display: block; text-decoration: none; margin-bottom: clamp(40px, 6vw, 80px); }
.tile:last-child { margin-bottom: 0; }
.tile-img { overflow: hidden; background: var(--stone); aspect-ratio: 4 / 3; }
@media (min-width: 700px) { .tile-img { aspect-ratio: 21 / 10; } }
.tile-img picture { height: 100%; }
.tile-img img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.2s cubic-bezier(.2,.6,.2,1); }
.tile:hover .tile-img img { transform: scale(1.025); }
.tile-cap { display: flex; flex-wrap: wrap; justify-content: space-between; align-items: flex-end; gap: 12px 24px; padding-top: 22px; border-bottom: 1px solid var(--rule); padding-bottom: 22px; }
.tile h3 { font-size: clamp(1.7rem, 3.4vw, 2.5rem); margin-bottom: .3em; }
.tile-line { font-size: 14px; color: var(--muted); margin: 0; letter-spacing: .02em; }
.tile-price { text-align: right; display: flex; flex-direction: column; gap: 4px; font: 300 clamp(1.3rem, 2.4vw, 1.7rem)/1.2 var(--serif); }
.tile-view { font: 400 11px/1.4 var(--sans); letter-spacing: .2em; text-transform: uppercase; color: var(--muted); border-bottom: 1px solid transparent; align-self: flex-end; }
.tile:hover .tile-view { color: var(--ink); border-bottom-color: var(--ink); }
@media (max-width: 520px) { .tile-price { text-align: left; } .tile-view { align-self: flex-start; } }

/* about */
.about { background: var(--stone); }
.about-grid { display: grid; gap: 28px; }
@media (min-width: 900px) { .about-grid { grid-template-columns: 1fr 1.6fr; gap: 80px; } }
.about h2, .agents h2 { font-size: clamp(2rem, 4.4vw, 3.2rem); font-weight: 300; }
.lead { font: 300 clamp(1.2rem, 2.2vw, 1.55rem)/1.55 var(--serif); margin-bottom: 2em; }
.credits { display: grid; gap: 24px; border-top: 1px solid var(--rule); padding-top: 28px; }
@media (min-width: 640px) { .credits { grid-template-columns: repeat(3, 1fr); } }
.credits .eyebrow { margin-bottom: .6em; }
.credit-name { font: 400 1.35rem/1.25 var(--serif); margin: 0; }
.credit-note { font-size: 14px; color: var(--muted); margin: .2em 0 0; }

/* stats */
.stats { padding: 0; border-bottom: 1px solid var(--rule); }
.stats-grid { display: grid; grid-template-columns: repeat(2, 1fr); }
.stats-grid > div { padding: 22px 0; border-top: 1px solid var(--rule); display: flex; flex-direction: column; gap: 4px; }
.stats-grid > div:nth-child(-n+2) { border-top: 0; }
.stats-grid > div:last-child:nth-child(odd) { grid-column: span 2; }
@media (min-width: 800px) {
  .stats-grid { grid-template-columns: repeat(5, 1fr); }
  .stats-grid > div { border-top: 0; padding: 34px 0; border-left: 1px solid var(--rule); padding-left: 28px; }
  .stats-grid > div:first-child { border-left: 0; padding-left: 0; }
  .stats-grid > div:last-child:nth-child(odd) { grid-column: auto; }
}
.stat-n { font: 300 clamp(1.5rem, 2.6vw, 2.1rem)/1.15 var(--serif); }
.stat-l { font: 400 10px/1.4 var(--sans); letter-spacing: .2em; text-transform: uppercase; color: var(--muted); }

/* intro / ad copy */
.intro-grid { display: grid; gap: 32px; }
@media (min-width: 900px) { .intro-grid { grid-template-columns: 1fr 1.5fr; gap: 80px; } .intro-grid > div:first-child { position: sticky; top: calc(var(--header-h) + 32px); align-self: start; } }
.intro h2 { font-size: clamp(2.2rem, 4.6vw, 3.6rem); font-weight: 300; margin-bottom: .4em; }
.price-line { font: 300 1.6rem/1.2 var(--serif); margin-bottom: 1.2em; }
.copy p { font-size: 16.5px; line-height: 1.85; }
@media (min-width: 900px) { .copy p { font-size: 17px; } }

/* buttons */
.btn { display: inline-block; font: 400 11px/1 var(--sans); letter-spacing: .22em; text-transform: uppercase; text-decoration: none; padding: 18px 30px; border: 1px solid var(--ink); background: transparent; color: var(--ink); transition: background .25s, color .25s; text-align: center; }
.btn:hover { background: var(--ink); color: var(--paper); }
.btn-sm { padding: 14px 24px; }

/* gallery */
.gallery { padding-top: 0; }
.gallery-grid { display: grid; gap: 6px; grid-template-columns: 1fr 1fr; }
@media (min-width: 900px) { .gallery-grid { gap: 10px; grid-template-columns: repeat(3, 1fr); } }
.thumb { border: 0; padding: 0; background: var(--stone); cursor: zoom-in; aspect-ratio: 3 / 2; overflow: hidden; display: block; }
.thumb picture, .thumb img { width: 100%; height: 100%; }
.thumb img { object-fit: cover; transition: transform .9s cubic-bezier(.2,.6,.2,1), opacity .3s; }
.thumb:hover img { transform: scale(1.04); }
.thumb:first-child { grid-column: span 2; aspect-ratio: 2 / 1; }
@media (min-width: 900px) { .thumb:first-child { grid-column: span 3; aspect-ratio: 21 / 9; } }
/* fill a short final row so no tile is left orphaned */
.thumb:last-child:nth-child(even) { grid-column: span 2; aspect-ratio: 2 / 1; }
@media (min-width: 900px) {
  .gallery-grid { grid-template-columns: repeat(6, 1fr); }
  .thumb { grid-column: span 2; }
  .thumb:first-child { grid-column: span 6; }
  .thumb:last-child:nth-child(even) { aspect-ratio: 3 / 2; }
  .thumb:last-child:nth-child(3n+2) { grid-column: span 6; aspect-ratio: 21 / 9; }
  .thumb:last-child:nth-child(3n), .thumb:nth-last-child(2):nth-child(3n-1) { grid-column: span 3; aspect-ratio: 16 / 9; }
}
.thumb:focus-visible, .btn:focus-visible, a:focus-visible { outline: 2px solid var(--ink); outline-offset: 3px; }

/* details */
.details { background: var(--stone); }
.detail-grid { display: grid; gap: 48px 80px; }
@media (min-width: 900px) { .detail-grid { grid-template-columns: 1fr 1fr; } }
.detail-group h3 { font-size: 1.8rem; font-weight: 400; padding-bottom: 14px; border-bottom: 1px solid var(--ink); margin-bottom: 4px; }
.detail-group dl { margin: 0; }
.detail-group dl > div { display: grid; gap: 2px 20px; padding: 13px 0; border-bottom: 1px solid var(--rule); font-size: 15px; line-height: 1.6; }
@media (min-width: 560px) { .detail-group dl > div { grid-template-columns: 11em 1fr; } }
dt { font: 400 10.5px/1.9 var(--sans); letter-spacing: .16em; text-transform: uppercase; color: var(--muted); }
dd { margin: 0; }

/* docs */
.soon { color: var(--muted); font-style: italic; font-family: var(--serif); font-size: 1.3rem; margin: 0; }
.docs { padding-top: 0; }
.plans { display: grid; gap: 20px; grid-template-columns: 1fr; }
@media (min-width: 700px) { .plans { grid-template-columns: 1fr 1fr; gap: 28px; } }
.doc-row { margin-top: 28px; max-width: 520px; }
.plan { margin: 0; } .plan img { width: 100%; border: 1px solid var(--rule); background: #fff; }
.plan figcaption { font: 400 11px/1.4 var(--sans); letter-spacing: .16em; text-transform: uppercase; color: var(--muted); padding-top: 10px; }
.doc-link { display: flex; justify-content: space-between; gap: 16px; text-decoration: none; padding: 14px 0; border-bottom: 1px solid var(--ink); font: 400 1.3rem/1.3 var(--serif); text-transform: capitalize; }
.doc-link span { font: 400 10px/2.4 var(--sans); letter-spacing: .2em; color: var(--muted); }
.doc-link:hover { background: var(--stone); }

/* agents */
.agents { border-top: 1px solid var(--rule); }
.agent-grid { display: grid; gap: 40px 28px; margin: 48px 0; grid-template-columns: 1fr; }
@media (min-width: 560px) { .agent-grid { grid-template-columns: repeat(3, 1fr); } }
@media (max-width: 559px) { .agent { display: grid; grid-template-columns: 110px 1fr; gap: 0 20px; align-items: start; } .agent .headshot { grid-row: span 4; } }
.headshot { aspect-ratio: 4 / 5; background: var(--stone); overflow: hidden; margin-bottom: 18px; }
@media (max-width: 559px) { .headshot { margin-bottom: 0; } .agent h3 { align-self: end; } }
.headshot picture, .headshot img { width: 100%; height: 100%; object-fit: cover; }
.headshot-ph { width: 100%; height: 100%; display: grid; place-items: center; background: var(--stone); color: var(--stone-d); border: 1px dashed var(--stone-d); }
.headshot-ph span { font: 300 2.6rem/1 var(--serif); letter-spacing: .08em; }
.agent h3 { font-size: 1.7rem; margin-bottom: .2em; }
.agent-title { font-size: 13.5px; color: var(--muted); line-height: 1.5; margin-bottom: .8em; }
.agent-contact { display: flex; flex-direction: column; gap: 2px; font-size: 14.5px; margin: 0; word-break: break-word; }
.agent-office { font-size: 12.5px; color: var(--muted); line-height: 1.5; margin: .8em 0 0; }
.agent-contact a { text-decoration: none; border-bottom: 1px solid transparent; align-self: flex-start; }
.agent-contact a:hover { border-bottom-color: currentColor; }
.inquiry { display: flex; flex-wrap: wrap; align-items: center; justify-content: space-between; gap: 24px; border-top: 1px solid var(--rule); padding-top: 32px; }
.inquiry p { margin: 0; font-size: 14px; color: var(--muted); }

/* pager */
.pager { border-top: 1px solid var(--rule); }
.pager-grid { display: grid; grid-template-columns: 1fr 1fr; }
.pager a { display: block; text-decoration: none; padding: 30px 0; font: 300 1.5rem/1.2 var(--serif); }
.pager a span { display: block; font: 400 10px/1.4 var(--sans); letter-spacing: .22em; text-transform: uppercase; color: var(--muted); margin-bottom: 8px; }
.pager a:hover { color: var(--muted); }
.pager-next { text-align: right; }
.pager-home { grid-column: 1 / -1; grid-row: 2; border-top: 1px solid var(--rule); text-align: center; padding: 22px 0 !important; font-size: 1.15rem !important; }
@media (min-width: 700px) { .pager-grid { grid-template-columns: 1fr auto 1fr; } .pager-home { grid-column: auto; grid-row: auto; border-top: 0; padding: 30px 40px !important; font-size: 1.5rem !important; } }

/* footer */
.site-footer { background: var(--ink); color: #d8d4cc; padding: 56px 0 44px; font-size: 13px; line-height: 1.7; }
.footer-grid { display: grid; gap: 36px; }
@media (min-width: 800px) { .footer-grid { grid-template-columns: 1fr 1.4fr; gap: 80px; } }
.footer-name { font: 400 1.4rem/1.2 var(--serif); color: #fff; margin-bottom: .4em; }
.footer-brand p { margin: 0 0 .8em; }
.brokerage-logo { height: 40px; width: auto; margin-bottom: 18px; filter: brightness(0) invert(1); }
.eho-line { display: flex; align-items: center; gap: 12px; margin-top: 18px; text-transform: uppercase; letter-spacing: .14em; font-size: 11px; }
.eho { width: 34px; height: 34px; flex: none; }
.footer-legal p { max-width: 38em; }

/* lightbox */
.lightbox { position: fixed; inset: 0; z-index: 100; background: #141413; display: flex; align-items: center; justify-content: center; touch-action: pan-y; }
.lightbox[hidden] { display: none; }
.lightbox figure { margin: 0; width: 100%; max-height: 100%; display: flex; flex-direction: column; align-items: center; }
.lb-img { width: 100%; display: flex; justify-content: center; }
.lb-img img { max-width: 100vw; max-height: calc(100svh - 90px); width: auto; height: auto; object-fit: contain; user-select: none; -webkit-user-drag: none; }
@media (min-width: 900px) { .lb-img img { max-width: calc(100vw - 180px); } }
.lightbox figcaption { display: flex; gap: 20px; justify-content: space-between; width: 100%; max-width: 1200px; padding: 14px var(--gutter) 0; font: 400 11px/1.4 var(--sans); letter-spacing: .2em; text-transform: uppercase; color: rgba(255,255,255,.7); }
.lightbox button { position: absolute; background: none; border: 0; color: #fff; cursor: pointer; font-family: var(--serif); line-height: 1; opacity: .8; padding: 12px; }
.lightbox button:hover { opacity: 1; }
.lightbox button:focus-visible { outline: 1px solid rgba(255,255,255,.7); }
.lb-close { top: 8px; right: 12px; font-size: 44px; }
.lb-prev, .lb-next { top: 50%; transform: translateY(-50%); font-size: 64px; }
.lb-prev { left: 6px; } .lb-next { right: 6px; }
@media (max-width: 700px) { .lb-prev, .lb-next { display: none; } }
body.lb-open { overflow: hidden; }

@media (prefers-reduced-motion: reduce) { * { transition: none !important; scroll-behavior: auto !important; } }
@media print { .site-header, .lightbox { display: none; } .hero { height: 60vh; } }

/* credit band */
.credit-band { padding: 0; background: var(--cream-dark); color: #fff; min-height: var(--band-h); display: flex; align-items: center; }
.credit-grid { display: flex; flex-direction: column; align-items: center; justify-content: center; gap: 18px; padding-top: 22px; padding-bottom: 22px; text-align: center; }
.credit-grid > div { display: flex; flex-direction: column; gap: 6px; }
.cb-role { font: 500 11px/1.4 var(--sans); letter-spacing: .24em; text-transform: uppercase; color: rgba(255,255,255,.92); }
.cb-name { font: 400 clamp(1.5rem, 4.8vw, 2.4rem)/1.1 var(--serif); letter-spacing: .01em; }
.cb-sep { width: 36px; height: 1px; background: rgba(255,255,255,.55); }
@media (min-width: 720px) { .credit-grid { flex-direction: row; gap: 64px; padding-top: 0; padding-bottom: 0; } .cb-name { font-size: clamp(1.7rem, 2.6vw, 2.4rem); } .cb-sep { width: 1px; height: 56px; } }

/* completion flag */
.completion { display: block; margin: 1.8em 0 0; padding-top: 18px; border-top: 1px solid currentColor; max-width: 360px; }
.c-label { display: block; font: 400 11px/1.4 var(--sans); letter-spacing: .24em; text-transform: uppercase; opacity: .85; margin-bottom: 8px; }
.c-date { display: block; font: 300 clamp(2rem, 5vw, 3.3rem)/1.05 var(--serif); letter-spacing: .01em; }
.hero .completion { color: #fff; }
.hero-price + .completion { margin-top: 1.4em; }
.completion.small { max-width: none; margin: 14px 0 0; padding: 0; border: 0; color: var(--ink); }
.completion.small .c-label { font-size: 10px; margin-bottom: 4px; color: var(--muted); opacity: 1; }
.completion.small .c-date { font-size: 1.35rem; font-weight: 400; }
.completion.mid { max-width: 300px; margin: 1.4em 0 1.8em; padding-top: 14px; }
.completion.mid .c-label { font-size: 10.5px; margin-bottom: 6px; }
.completion.mid .c-date { font-size: clamp(1.7rem, 3vw, 2.1rem); }
.inquiry .completion.mid { margin: 0; }
.stats-grid > .stat-completion { background: var(--stone); padding-left: 20px; padding-right: 12px; }
@media (min-width: 800px) {
  .stats-grid { grid-template-columns: repeat(5, 1fr) 1.35fr; }
  .stats-grid .stat-n { font-size: clamp(1.25rem, 1.9vw, 1.7rem); }
  .stats-grid > div { padding-left: 22px; padding-right: 10px; }
  .stats-grid > .stat-completion { padding-left: 24px; }
}