:root {
  --charcoal: #1e1b17;
  --ivory: #f3ede0;
  --terracotta: #b5623d;
  --brass: #a9895a;
  --olive: #6e7052;
  --sand: #ded0ae;
  --line: rgba(30, 27, 23, 0.22);
  --serif: "Iowan Old Style", "Baskerville", "Times New Roman", serif;
  --sans: "Avenir Next", "Helvetica Neue", Arial, sans-serif;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; background: var(--ivory); color: var(--charcoal); font-family: var(--sans); }
body.menu-open { overflow: hidden; }
a { color: inherit; text-decoration: none; }
.skip-link { position: fixed; left: 1rem; top: -4rem; z-index: 100; background: var(--ivory); padding: .75rem 1rem; }
.skip-link:focus { top: 1rem; }
.site-header { position: absolute; inset: 0 0 auto; z-index: 10; display: flex; align-items: center; justify-content: space-between; padding: 1.25rem clamp(1.25rem, 4vw, 4rem); color: #fff; border-bottom: 1px solid rgba(255,255,255,.28); }
.brand { display: flex; align-items: center; gap: .85rem; }
.brand-mark { display: grid; place-items: end center; width: 2rem; height: 2.35rem; border: 1px solid currentColor; border-bottom: 0; border-radius: 1rem 1rem 0 0; font-family: var(--serif); font-size: .78rem; padding-bottom: .25rem; }
.brand-name { font-family: var(--serif); font-size: 1.02rem; letter-spacing: .09em; }
nav { display: flex; align-items: center; gap: clamp(1.4rem, 3vw, 3rem); font-size: .72rem; letter-spacing: .12em; text-transform: uppercase; }
nav a { opacity: .82; transition: opacity .2s ease; }
nav a:hover, nav a:focus-visible { opacity: 1; }
.nav-contact { padding: .75rem 1rem; border: 1px solid rgba(255,255,255,.6); }
.menu-button { display: none; color: inherit; background: transparent; border: 0; padding: .5rem; }
.menu-button span { display: block; width: 1.5rem; height: 1px; margin: .35rem 0; background: currentColor; }
.hero { position: relative; min-height: 100svh; display: flex; align-items: flex-end; overflow: hidden; background: var(--charcoal); color: #fff; }
.hero-media { position: absolute; inset: 0; background: var(--charcoal) url("assets/listings/apartment-01-pool.webp") center/cover no-repeat; transform: scale(1.02); }
.hero-shade { position: absolute; inset: 0; background: linear-gradient(90deg, rgba(19,17,14,.78) 0%, rgba(19,17,14,.22) 65%, rgba(19,17,14,.42) 100%), linear-gradient(0deg, rgba(19,17,14,.45), transparent 45%); }
.hero-content { position: relative; z-index: 1; width: min(74rem, 100%); padding: 10rem clamp(1.25rem, 6.5vw, 7rem) 8rem; }
.eyebrow, .section-index { margin: 0 0 1.8rem; font-size: .7rem; letter-spacing: .2em; text-transform: uppercase; }
.eyebrow { color: var(--sand); }
h1, h2 { margin: 0; font-family: var(--serif); font-weight: 400; }
h1 { max-width: 15ch; font-size: clamp(3.6rem, 8vw, 8.8rem); line-height: .9; letter-spacing: -.045em; }
h1 em { color: var(--sand); font-weight: 400; }
.hero-copy { max-width: 31rem; margin: 2rem 0 1.75rem; font-size: clamp(1rem, 1.5vw, 1.2rem); line-height: 1.65; color: rgba(255,255,255,.82); }
.text-link { display: inline-flex; gap: 1rem; align-items: center; padding-bottom: .5rem; border-bottom: 1px solid currentColor; font-size: .72rem; letter-spacing: .14em; text-transform: uppercase; }
.text-link span { transition: transform .2s ease; }
.text-link:hover span { transform: translateX(.28rem); }
.property-link-icon { width: 1.35rem; height: 1.35rem; fill: none; stroke: currentColor; stroke-width: 1.4; stroke-linecap: round; stroke-linejoin: round; transition: transform .2s ease; }
.text-link:hover .property-link-icon { transform: translateY(-.12rem); }
.scroll-cue { position: absolute; z-index: 2; right: clamp(1.25rem, 4vw, 4rem); bottom: 2rem; display: flex; gap: .75rem; font-size: .65rem; letter-spacing: .15em; text-transform: uppercase; }
.intro { padding: clamp(5rem, 11vw, 10rem) clamp(1.25rem, 6.5vw, 7rem); }
.section-index { color: var(--terracotta); }
.intro-grid { display: grid; grid-template-columns: minmax(0, 1.25fr) minmax(18rem, .75fr); gap: 8vw; align-items: end; }
.intro h2 { font-size: clamp(3rem, 6vw, 6.8rem); line-height: .95; letter-spacing: -.035em; }
.intro-copy { max-width: 34rem; }
.intro-copy p { margin: 0 0 2rem; font-size: clamp(1rem, 1.4vw, 1.16rem); line-height: 1.8; }
.manifesto { min-height: 48rem; display: grid; grid-template-columns: 1fr 1fr; background: var(--charcoal); color: var(--ivory); }
.manifesto-image { min-height: 42rem; background: linear-gradient(rgba(30,27,23,.08), rgba(30,27,23,.18)), url("assets/listings/apartment-02-living.webp") center 62%/cover; }
.manifesto-panel { display: flex; flex-direction: column; justify-content: center; padding: clamp(4rem, 8vw, 8rem); }
.manifesto h2, .section-heading h2, .selection h2, .values h2, .contact h2 { font-size: clamp(3rem, 5.5vw, 6rem); line-height: .96; letter-spacing: -.035em; }
.manifesto h2 em, .contact h2 em { color: var(--sand); font-weight: 400; }
.manifesto-panel > p:last-child { max-width: 34rem; margin: 2rem 0 0; line-height: 1.8; color: rgba(243,237,224,.7); }
.expertises { padding: clamp(5rem, 10vw, 9rem) clamp(1.25rem, 6.5vw, 7rem); }
.section-heading { display: grid; grid-template-columns: 1fr 2fr; align-items: start; margin-bottom: 5rem; }
.section-heading .section-index { margin-top: .6rem; }
.service-list { border-top: 1px solid var(--line); }
.service { display: grid; grid-template-columns: minmax(4rem, .32fr) 1fr; padding: 2rem 0; border-bottom: 1px solid var(--line); }
.service > span { color: var(--terracotta); font-family: var(--serif); font-size: 1.25rem; }
.service > div { display: grid; grid-template-columns: minmax(13rem, .8fr) 1fr; gap: 3rem; }
.service h3 { margin: 0; font-family: var(--serif); font-size: clamp(2rem, 3vw, 3.25rem); font-weight: 400; }
.service p { max-width: 36rem; margin: .35rem 0 0; line-height: 1.7; color: rgba(30,27,23,.68); }
.selection { background: var(--sand); padding: clamp(5rem, 10vw, 9rem) clamp(1.25rem, 4vw, 4rem); }
.selection-header { display: grid; grid-template-columns: 1.3fr .7fr; gap: 8vw; align-items: end; margin-bottom: 4rem; }
.selection-header > p { max-width: 31rem; margin: 0 0 .6rem; line-height: 1.8; }
.property-grid { display: grid; grid-template-columns: 1.35fr .65fr; gap: 1.25rem; }
.property { background: var(--ivory); }
.property-large { grid-row: span 2; }
.property-image { aspect-ratio: 4 / 3; background-color: #8f816e; background-size: cover; background-position: center; }
.property-large .property-image { min-height: 42rem; height: calc(100% - 6.5rem); aspect-ratio: auto; }
.property-image-villa { background-image: linear-gradient(rgba(30,27,23,.04), rgba(30,27,23,.16)), url("assets/listings/apartment-01-pool.webp"); }
.property-image-interior { background-image: linear-gradient(rgba(30,27,23,.02), rgba(30,27,23,.12)), url("assets/listings/apartment-05-living.webp"); }
.property-meta { padding: 1.5rem; }
.property-meta p { margin: 0 0 .45rem; font-family: var(--serif); font-size: 1.65rem; }
.property-meta span { font-size: .7rem; letter-spacing: .08em; text-transform: uppercase; color: rgba(30,27,23,.6); }
.property-statement { display: flex; flex-direction: column; justify-content: space-between; min-height: 20rem; padding: 2rem; background: var(--olive); color: var(--ivory); }
.property-statement blockquote { margin: 1.5rem 0 2.5rem; font-family: var(--serif); font-size: clamp(2rem, 3.4vw, 3.5rem); line-height: 1.05; }
.values { display: grid; grid-template-columns: 1.2fr .8fr; min-height: 44rem; padding: clamp(5rem, 10vw, 9rem) clamp(1.25rem, 6.5vw, 7rem); background: var(--charcoal); color: var(--ivory); }
.values-lead { align-self: center; }
.values-grid { align-self: stretch; display: flex; flex-direction: column; justify-content: center; border-top: 1px solid rgba(243,237,224,.2); }
.values-grid p { margin: 0; padding: 1rem 0; border-bottom: 1px solid rgba(243,237,224,.2); font-family: var(--serif); font-size: clamp(1.4rem, 2vw, 2rem); }
.faq { display: grid; grid-template-columns: .8fr 1.2fr; gap: clamp(3rem, 8vw, 9rem); padding: clamp(5rem, 10vw, 9rem) clamp(1.25rem, 6.5vw, 7rem); background: var(--ivory); }
.faq-heading h2 { margin-top: 1.25rem; color: var(--charcoal); font-size: clamp(3rem, 5.5vw, 6rem); line-height: .95; }
.faq-heading h2 em { color: var(--terracotta); font-weight: 400; }
.faq-grid article { padding: 0 0 2rem; border-bottom: 1px solid var(--line); }
.faq-grid article + article { padding-top: 2rem; }
.faq-grid h3 { margin: 0 0 .8rem; font-family: var(--serif); font-size: clamp(1.55rem, 2.2vw, 2.3rem); font-weight: 400; line-height: 1.15; }
.faq-grid p { max-width: 45rem; margin: 0; line-height: 1.75; color: rgba(30,27,23,.72); }
.contact { padding: clamp(5rem, 10vw, 9rem) clamp(1.25rem, 6.5vw, 7rem); }
.contact-grid { display: grid; grid-template-columns: 1.25fr .75fr; gap: 8vw; align-items: end; }
.contact-details > p:first-child { margin: 0 0 2.5rem; line-height: 1.8; }
.contact-email { display: flex; justify-content: space-between; gap: 2rem; overflow-wrap: anywhere; padding: 1rem 0; border-bottom: 1px solid var(--charcoal); font-family: var(--serif); font-size: clamp(1.25rem, 2vw, 1.8rem); }
.contact-location { margin: 2rem 0 0; font-size: .7rem; letter-spacing: .14em; text-transform: uppercase; color: var(--terracotta); }
.intro-copy p,
.manifesto-panel > p:last-child,
.service p,
.selection-header > p,
.faq-grid p,
.contact-details > p:first-child,
.listings-hero-grid p,
.legal-content p {
  text-align: justify;
  text-align-last: left;
  text-justify: inter-word;
  hyphens: none;
  overflow-wrap: break-word;
}
footer { display: flex; align-items: center; justify-content: space-between; gap: 2rem; padding: 2rem clamp(1.25rem, 4vw, 4rem); background: var(--charcoal); color: var(--ivory); border-top: 1px solid rgba(243,237,224,.16); }
footer p, .footer-links { font-size: .67rem; letter-spacing: .1em; text-transform: uppercase; }
.footer-links { display: flex; gap: 1.5rem; }
.reveal { opacity: 0; transform: translateY(1.5rem); transition: opacity .7s ease, transform .7s ease; }
.reveal.is-visible { opacity: 1; transform: none; }
.site-header.is-scrolled { position: fixed; background: rgba(30,27,23,.94); backdrop-filter: blur(12px); }

@media (max-width: 760px) {
  .site-header { padding: 1rem 1.1rem; }
  nav { display: flex; position: fixed; inset: 0; z-index: -1; flex-direction: column; justify-content: center; align-items: flex-start; padding: 6rem 1.5rem 3rem; background: var(--charcoal); opacity: 0; visibility: hidden; transform: translateY(-1rem); transition: opacity .25s ease, transform .25s ease, visibility .25s; }
  nav a { font-family: var(--serif); font-size: clamp(2.2rem, 10vw, 3.5rem); letter-spacing: -.02em; text-transform: none; }
  nav.is-open { opacity: 1; visibility: visible; transform: none; }
  .nav-contact { padding: 0 0 .4rem; border: 0; border-bottom: 1px solid; }
  .menu-button { display: block; }
  .hero-content { padding: 8rem 1.25rem 7rem; }
  h1 { font-size: clamp(3.4rem, 16vw, 5rem); }
  .scroll-cue { display: none; }
  .intro-grid { grid-template-columns: 1fr; gap: 3rem; }
  .manifesto { grid-template-columns: 1fr; }
  .manifesto-image { min-height: 70svh; }
  .manifesto-panel { padding: 4.5rem 1.25rem; }
  .section-heading, .selection-header, .contact-grid, .values { grid-template-columns: 1fr; gap: 3rem; }
  .service { grid-template-columns: 3rem 1fr; }
  .service > div { grid-template-columns: 1fr; gap: .75rem; }
  .property-grid { grid-template-columns: 1fr; }
  .property-large { grid-row: auto; }
  .property-large .property-image { min-height: 66svh; }
  .values { min-height: 0; }
  .values-grid { margin-top: 1rem; }
  .faq { grid-template-columns: 1fr; }
  footer { flex-direction: column; align-items: flex-start; }
}

@media (min-width: 761px) and (max-width: 1050px) {
  .property-grid { grid-template-columns: 1fr 1fr; }
  .property-large { grid-row: auto; grid-column: 1 / -1; }
  .property-large .property-image { min-height: 38rem; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { animation-duration: .01ms !important; transition-duration: .01ms !important; }
  .reveal { opacity: 1; transform: none; }
}

.legal-page { min-height: 100vh; }
.legal-header { display: flex; align-items: center; justify-content: space-between; padding: 1.5rem clamp(1.25rem, 4vw, 4rem); border-bottom: 1px solid var(--line); }
.legal-content { width: min(48rem, calc(100% - 2.5rem)); margin: 0 auto; padding: clamp(4rem, 10vw, 8rem) 0; }
.legal-content h1 { color: var(--charcoal); font-size: clamp(3.4rem, 8vw, 6rem); }
.legal-content h2 { margin: 3rem 0 1rem; font-family: var(--serif); font-size: 2rem; font-weight: 400; }
.legal-content p { line-height: 1.8; }
.legal-content a { border-bottom: 1px solid; }

.site-header-solid { position: fixed; background: var(--charcoal); }
.listings-page { padding-top: 5rem; }
.listings-hero { padding: clamp(5rem, 10vw, 9rem) clamp(1.25rem, 6.5vw, 7rem) clamp(4rem, 8vw, 7rem); }
.listings-hero-grid { display: grid; grid-template-columns: 1.35fr .65fr; align-items: end; gap: 8vw; }
.listings-hero h1 { color: var(--charcoal); font-size: clamp(4rem, 8vw, 9rem); line-height: .84; }
.listings-hero h1 em { color: var(--terracotta); font-weight: 400; }
.listings-hero-grid > div { max-width: 34rem; }
.listings-hero-grid p { line-height: 1.8; }
.availability-note { margin-top: 1.5rem; padding-top: 1.5rem; border-top: 1px solid var(--line); color: rgba(30,27,23,.62); font-size: .88rem; }
.listings-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 1px; background: var(--line); border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.listing-card { background: var(--ivory); }
.listing-card-wide { grid-column: 1 / -1; }
.listing-gallery { display: grid; grid-template-columns: 2fr 1fr; grid-template-rows: 1fr 1fr; gap: 1px; height: min(54vw, 48rem); overflow: hidden; background: var(--line); }
.listing-card:not(.listing-card-wide) .listing-gallery { height: 42rem; }
.listing-gallery img { display: block; width: 100%; height: 100%; min-width: 0; min-height: 0; object-fit: cover; }
.listing-gallery-main { grid-row: 1 / -1; }
.listing-gallery-portrait { display: flex; }
.listing-gallery-portrait img { flex: 1 1 0; width: 0; height: 100%; object-fit: cover; }
.listing-copy { display: grid; grid-template-columns: 4rem 1fr auto; gap: 2rem; align-items: end; padding: 1.75rem 2rem 2rem; }
.listing-number { align-self: start; margin: .4rem 0 0; color: var(--terracotta); font-family: var(--serif); font-size: 1.2rem; }
.listing-copy h2 { margin: 0; font-family: var(--serif); font-size: clamp(2rem, 3.5vw, 3.75rem); font-weight: 400; line-height: 1; }
.listing-copy div > p:last-child { margin: .75rem 0 0; font-size: .7rem; letter-spacing: .1em; text-transform: uppercase; color: rgba(30,27,23,.58); }
.listing-copy .listing-kicker { margin: 0 0 .8rem; color: var(--terracotta); font-size: .65rem; letter-spacing: .14em; text-transform: uppercase; }
.listing-copy > a { padding-bottom: .5rem; border-bottom: 1px solid; font-size: .7rem; letter-spacing: .12em; text-transform: uppercase; white-space: nowrap; }
.listings-contact { padding: clamp(5rem, 10vw, 9rem) clamp(1.25rem, 6.5vw, 7rem); text-align: center; }
.listings-contact h2 { margin: 0 auto 2.5rem; font-family: var(--serif); font-size: clamp(3rem, 6vw, 6rem); font-weight: 400; line-height: .95; }

@media (max-width: 760px) {
  .listings-page { padding-top: 4.4rem; }
  .listings-hero-grid, .listings-grid { grid-template-columns: 1fr; }
  .listings-hero-grid { gap: 2.5rem; }
  .listings-hero h1 { font-size: clamp(4rem, 20vw, 6rem); }
  .listing-card-wide { grid-column: auto; }
  .listing-gallery, .listing-gallery-portrait, .listing-card:not(.listing-card-wide) .listing-gallery { display: grid; grid-template-columns: 1fr 1fr; grid-template-rows: 2fr 1fr; height: 72svh; }
  .listing-gallery .listing-gallery-main, .listing-gallery-portrait .listing-gallery-main { grid-column: 1 / -1; grid-row: auto; }
  .listing-gallery-portrait img { width: 100%; }
  .listing-copy { grid-template-columns: 2.5rem 1fr; gap: 1rem; padding: 1.5rem 1.25rem 1.75rem; }
  .listing-copy > a { grid-column: 2; justify-self: start; margin-top: .75rem; }
}