:root {
  --ink: #12161a;
  --ink-soft: #2a3138;
  --mist: #e7ecef;
  --paper: #f2f5f7;
  --line: rgba(18, 22, 26, 0.12);
  --brass: #a8895a;
  --brass-deep: #8a6f45;
  --veil: linear-gradient(
    105deg,
    rgba(12, 16, 20, 0.82) 0%,
    rgba(12, 16, 20, 0.55) 42%,
    rgba(12, 16, 20, 0.28) 100%
  );
  --serif: "Cormorant", "Iowan Old Style", Palatino, Georgia, serif;
  --sans: "Sora", "Avenir Next", "Segoe UI", sans-serif;
  --max: 72rem;
  --ease: cubic-bezier(0.22, 1, 0.36, 1);
}

*,
*::before,
*::after { box-sizing: border-box; }

html { scroll-behavior: smooth; }

body {
  margin: 0;
  color: var(--ink);
  font: 400 1.05rem/1.6 var(--sans);
  background:
    radial-gradient(900px 420px at 8% -8%, rgba(168, 137, 90, 0.12), transparent 55%),
    radial-gradient(700px 360px at 100% 0%, rgba(45, 70, 82, 0.08), transparent 50%),
    var(--paper);
  text-rendering: optimizeLegibility;
}

img {
  display: block;
  max-width: 100%;
  height: auto;
}

a { color: inherit; }

.skip {
  position: absolute;
  left: 1rem;
  top: -3rem;
  background: var(--ink);
  color: var(--paper);
  padding: 0.6rem 0.9rem;
  z-index: 100;
}
.skip:focus { top: 1rem; }

.sr-only {
  position: absolute;
  width: 1px;
  height: 1px;
  padding: 0;
  margin: -1px;
  overflow: hidden;
  clip: rect(0, 0, 0, 0);
  border: 0;
}

/* Header */
.site-header {
  position: fixed;
  inset: 0 0 auto;
  z-index: 40;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 1rem;
  padding: 1.1rem clamp(1rem, 3vw, 2.5rem);
  transition: background 0.35s var(--ease), backdrop-filter 0.35s var(--ease), box-shadow 0.35s var(--ease);
}

.site-header.is-scrolled {
  background: rgba(242, 245, 247, 0.88);
  backdrop-filter: blur(12px);
  box-shadow: 0 1px 0 var(--line);
}

.site-header.is-scrolled .logo-text,
.site-header.is-scrolled .nav a { color: var(--ink); }

.logo {
  display: inline-flex;
  align-items: center;
  gap: 0.7rem;
  text-decoration: none;
  color: #f4f1ea;
}

.logo-mark {
  width: 2.1rem;
  height: 2.1rem;
  border: 1px solid var(--brass);
  display: grid;
  place-items: center;
  font: 600 0.78rem/1 var(--sans);
  letter-spacing: 0.08em;
  color: var(--brass);
}

.logo-text {
  font: 600 1.35rem/1 var(--serif);
  letter-spacing: 0.04em;
}

.nav {
  display: none;
  align-items: center;
  gap: 1.4rem;
}

.nav a {
  text-decoration: none;
  color: rgba(244, 241, 234, 0.9);
  font-size: 0.82rem;
  font-weight: 500;
  letter-spacing: 0.04em;
}

.nav-cta {
  border: 1px solid rgba(168, 137, 90, 0.7);
  padding: 0.55rem 0.9rem;
  color: var(--brass) !important;
}

.site-header.is-scrolled .nav-cta {
  border-color: var(--brass);
  color: var(--brass-deep) !important;
}

.nav-toggle {
  appearance: none;
  background: transparent;
  border: 0;
  width: 2.5rem;
  height: 2.5rem;
  display: grid;
  gap: 0.4rem;
  align-content: center;
  cursor: pointer;
  padding: 0.4rem;
}

.nav-toggle span {
  display: block;
  height: 1.5px;
  background: #f4f1ea;
  transition: background 0.25s ease;
}

.site-header.is-scrolled .nav-toggle span { background: var(--ink); }

.mobile-nav {
  position: fixed;
  inset: 0;
  z-index: 35;
  background: rgba(18, 22, 26, 0.96);
  display: grid;
  align-content: center;
  gap: 1.4rem;
  padding: 2rem;
}

.mobile-nav[hidden] { display: none; }

.mobile-nav a {
  color: #f4f1ea;
  text-decoration: none;
  font: 500 2rem/1.1 var(--serif);
}

@media (min-width: 860px) {
  .nav { display: flex; }
  .nav-toggle { display: none; }
}

/* Hero */
.hero {
  position: relative;
  min-height: 100svh;
  display: grid;
  align-items: end;
  color: #f4f1ea;
  overflow: hidden;
}

.hero-media {
  position: absolute;
  inset: 0;
}

.hero-media img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transform: scale(1.06);
  animation: hero-drift 18s var(--ease) infinite alternate;
}

.hero-veil {
  position: absolute;
  inset: 0;
  background: var(--veil);
}

.hero-copy {
  position: relative;
  z-index: 1;
  padding: clamp(5.5rem, 12vh, 8rem) clamp(1.1rem, 4vw, 3rem) clamp(3rem, 8vh, 5rem);
  max-width: 42rem;
}

.brand-lockup {
  margin: 0;
  font: 600 clamp(3.4rem, 9vw, 6.4rem)/0.92 var(--serif);
  letter-spacing: -0.02em;
  animation: rise 0.9s var(--ease) both;
}

.brand-sub {
  margin: 0.45rem 0 1.5rem;
  font: 500 0.78rem/1 var(--sans);
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--brass);
  animation: rise 0.9s var(--ease) 0.08s both;
}

.hero h1 {
  margin: 0 0 1rem;
  font: 500 clamp(1.55rem, 3.4vw, 2.35rem)/1.25 var(--serif);
  max-width: 18ch;
  animation: rise 0.9s var(--ease) 0.16s both;
}

.lede {
  margin: 0 0 1.75rem;
  max-width: 38ch;
  color: rgba(244, 241, 234, 0.86);
  font-weight: 300;
  animation: rise 0.9s var(--ease) 0.24s both;
}

.hero-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 0.75rem;
  animation: rise 0.9s var(--ease) 0.32s both;
}

.hero-scroll {
  position: absolute;
  right: clamp(1rem, 4vw, 2.5rem);
  bottom: 1.5rem;
  z-index: 1;
  writing-mode: vertical-rl;
  font-size: 0.7rem;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: rgba(244, 241, 234, 0.55);
}

/* Buttons */
.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 48px;
  padding: 0.8rem 1.2rem;
  text-decoration: none;
  font: 500 0.82rem/1 var(--sans);
  letter-spacing: 0.04em;
  border: 1px solid transparent;
  cursor: pointer;
  transition: transform 0.25s var(--ease), background 0.25s ease, color 0.25s ease, border-color 0.25s ease;
}

.btn:hover { transform: translateY(-2px); }

.btn-primary {
  background: var(--brass);
  color: #14110c;
  border-color: var(--brass);
}

.btn-primary:hover { background: #bf9c68; }

.btn-ghost {
  background: transparent;
  color: #f4f1ea;
  border-color: rgba(244, 241, 234, 0.35);
}

.btn-ghost:hover {
  border-color: #f4f1ea;
  background: rgba(244, 241, 234, 0.06);
}

/* Sections */
.section {
  padding: clamp(4rem, 10vh, 7rem) 0;
}

.section-inner {
  width: min(100% - 2rem, var(--max));
  margin-inline: auto;
}

.eyebrow {
  margin: 0 0 0.7rem;
  font: 500 0.72rem/1 var(--sans);
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--brass-deep);
}

.section h2 {
  margin: 0 0 0.9rem;
  font: 600 clamp(2rem, 4.2vw, 3.2rem)/1.1 var(--serif);
  letter-spacing: -0.02em;
  max-width: 16ch;
}

.section-lede {
  margin: 0 0 2.5rem;
  max-width: 42ch;
  color: var(--ink-soft);
  font-weight: 300;
}

/* Approach */
.approach {
  background:
    linear-gradient(180deg, rgba(231, 236, 239, 0.7), transparent 40%),
    var(--paper);
}

.pillars {
  list-style: none;
  margin: 0;
  padding: 0;
  display: grid;
  gap: 1.75rem;
}

.pillars h3 {
  margin: 0 0 0.45rem;
  font: 600 1.55rem/1.15 var(--serif);
}

.pillars p {
  margin: 0;
  max-width: 34ch;
  color: var(--ink-soft);
  font-weight: 300;
}

@media (min-width: 800px) {
  .pillars {
    grid-template-columns: repeat(3, 1fr);
    gap: 2rem;
    border-top: 1px solid var(--line);
    padding-top: 2rem;
  }
}

/* Estates — editorial, not card UI */
.estate {
  display: grid;
  gap: 1rem;
  margin-bottom: 2.5rem;
}

.estate-feature {
  margin-bottom: 3rem;
}

.estate-media {
  margin: 0;
  overflow: hidden;
}

.estate-media img {
  width: 100%;
  aspect-ratio: 16 / 10;
  object-fit: cover;
  transition: transform 1.1s var(--ease);
}

.estate:hover .estate-media img { transform: scale(1.03); }

.estate-meta {
  margin: 0 0 0.35rem;
  font-size: 0.72rem;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--brass-deep);
}

.estate h3 {
  margin: 0 0 0.5rem;
  font: 600 1.8rem/1.15 var(--serif);
}

.estate-copy p { margin: 0 0 0.65rem; color: var(--ink-soft); font-weight: 300; }

.estate-price {
  color: var(--ink) !important;
  font: 500 1rem/1 var(--sans);
  letter-spacing: 0.02em;
}

@media (min-width: 900px) {
  .estate-feature {
    grid-template-columns: 1.35fr 1fr;
    align-items: end;
    gap: 2rem;
  }

  .estate-grid {
    display: grid;
    grid-template-columns: 1fr 1fr;
    gap: 2rem;
  }

  .estate-grid .estate { margin-bottom: 0; }
}

/* Areas */
.areas {
  background: var(--ink);
  color: #f4f1ea;
}

.areas .eyebrow { color: var(--brass); }
.areas .section-lede { color: rgba(244, 241, 234, 0.72); }

.areas-inner {
  display: grid;
  gap: 2rem;
}

.area-list {
  list-style: none;
  margin: 0;
  padding: 0;
}

.area-list li {
  display: flex;
  flex-wrap: wrap;
  justify-content: space-between;
  gap: 0.5rem 1.5rem;
  padding: 1.1rem 0;
  border-top: 1px solid rgba(244, 241, 234, 0.14);
  font: 500 1.45rem/1.2 var(--serif);
}

.area-list li:last-child { border-bottom: 1px solid rgba(244, 241, 234, 0.14); }

.area-list em {
  font: 300 0.9rem/1.4 var(--sans);
  color: rgba(244, 241, 234, 0.62);
  font-style: normal;
}

@media (min-width: 860px) {
  .areas-inner {
    grid-template-columns: 1fr 1.1fr;
    align-items: end;
    gap: 3rem;
  }
}

/* Contact */
.contact-inner {
  display: grid;
  gap: 2.5rem;
}

.consult-form {
  display: grid;
  gap: 1rem;
}

.consult-form label {
  display: grid;
  gap: 0.4rem;
}

.consult-form span {
  font-size: 0.72rem;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--ink-soft);
}

.consult-form input,
.consult-form textarea {
  width: 100%;
  border: 0;
  border-bottom: 1px solid var(--line);
  background: transparent;
  padding: 0.75rem 0;
  font: 400 1rem/1.4 var(--sans);
  color: var(--ink);
  outline: none;
}

.consult-form input:focus,
.consult-form textarea:focus {
  border-bottom-color: var(--brass);
}

.form-actions {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  gap: 1rem;
  margin-top: 0.5rem;
}

.form-note {
  margin: 0;
  color: var(--brass-deep);
  font-size: 0.9rem;
}

.contact-aside {
  display: grid;
  gap: 0.35rem;
  padding-top: 1rem;
  border-top: 1px solid var(--line);
}

.contact-name {
  margin: 0;
  font: 600 1.7rem/1.1 var(--serif);
}

.contact-aside a {
  color: var(--brass-deep);
  text-decoration: none;
  width: fit-content;
}

.contact-aside a:hover { text-decoration: underline; }

.license {
  margin: 0.8rem 0 0;
  font-size: 0.78rem;
  color: var(--ink-soft);
}

@media (min-width: 900px) {
  .contact-inner {
    grid-template-columns: 1.3fr 0.7fr;
    align-items: start;
  }

  .consult-form {
    grid-template-columns: 1fr 1fr;
  }

  .consult-form .full { grid-column: 1 / -1; }

  .contact-aside {
    border-top: 0;
    border-left: 1px solid var(--line);
    padding: 0 0 0 2rem;
    margin-top: 4.5rem;
  }
}

/* Footer */
.site-footer {
  border-top: 1px solid var(--line);
  padding: 1.5rem 0 2.5rem;
}

.footer-inner {
  width: min(100% - 2rem, var(--max));
  margin-inline: auto;
  display: flex;
  flex-wrap: wrap;
  gap: 0.75rem 1.5rem;
  justify-content: space-between;
  font-size: 0.85rem;
  color: var(--ink-soft);
}

.footer-meta a { color: var(--brass-deep); }

/* Motion */
.reveal {
  opacity: 0;
  transform: translateY(22px);
  transition: opacity 0.8s var(--ease), transform 0.8s var(--ease);
}

.reveal.is-in {
  opacity: 1;
  transform: none;
}

@keyframes rise {
  from { opacity: 0; transform: translateY(18px); }
  to { opacity: 1; transform: none; }
}

@keyframes hero-drift {
  from { transform: scale(1.06) translate3d(0, 0, 0); }
  to { transform: scale(1.12) translate3d(-1.5%, -1%, 0); }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  .hero-media img { animation: none; }
  .reveal { opacity: 1; transform: none; transition: none; }
  .brand-lockup, .brand-sub, .hero h1, .lede, .hero-actions { animation: none; }
  .btn:hover { transform: none; }
  .estate:hover .estate-media img { transform: none; }
}