/* ============ DESIGN TOKENS ============ */
:root{
  --bg:#ffffff;
  --bg-soft:#f6f4ef;          /* warm off-white */
  --bg-dark:#1a1a1a;
  --ink:#1a1a1a;
  --ink-2:#2c2c2c;
  --ink-soft:#6b6b6b;
  --ink-faint:#9a9a9a;
  --line:#e8e6e0;
  --line-soft:#efece6;
  --accent:#d40b00;
  --accent-deep:#a40900;
  --accent-ink:#ffffff;
  --gold:#a78250;
  --max:1240px;
  --max-narrow:760px;
  --radius:8px;
  --radius-lg:14px;
  --shadow-sm:0 1px 2px rgba(0,0,0,.04), 0 2px 8px rgba(0,0,0,.04);
  --shadow-md:0 4px 14px rgba(0,0,0,.08), 0 12px 32px rgba(0,0,0,.08);
  --serif:"Cormorant Garamond", "Iowan Old Style", Georgia, "Times New Roman", serif;
  --sans:"Inter", -apple-system, BlinkMacSystemFont, "Segoe UI", Roboto, "Helvetica Neue", Arial, sans-serif;
}

/* ============ RESET / BASE ============ */
*{box-sizing:border-box}
html,body{margin:0;padding:0}
html{
  scroll-behavior:smooth;
  scroll-padding-top:80px;          /* keep section headings clear of fixed topbar */
}
section[id]{scroll-margin-top:80px}
@media (max-width:520px){
  html{scroll-padding-top:64px}
  section[id]{scroll-margin-top:64px}
}
body{
  font-family:var(--sans);
  color:var(--ink);
  background:var(--bg);
  font-size:16px;
  line-height:1.6;
  -webkit-font-smoothing:antialiased;
  text-rendering:optimizeLegibility;
}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
a:hover{text-decoration:none}
button{font:inherit}
h1,h2,h3,h4{margin:0;font-weight:600;letter-spacing:-.01em;line-height:1.15}
p{margin:0 0 1em}

.wrap{max-width:var(--max);margin:0 auto;padding:0 24px}
.wrap.narrow{max-width:var(--max-narrow)}
.muted{color:var(--ink-soft)}
.muted-on-dark{color:rgba(255,255,255,.72)}
.light{color:#fff}
.small{font-size:.86rem}
.serif{font-family:var(--serif);font-weight:500;letter-spacing:-.005em}

/* ============ TOPBAR ============ */
.topbar{
  position:fixed;top:0;left:0;right:0;z-index:60;
  padding:14px 0;
  transition:background .25s ease, box-shadow .25s ease, padding .25s ease, color .25s ease;
  color:#fff;
}
.topbar.scrolled{
  background:rgba(255,255,255,.96);
  backdrop-filter:saturate(1.1) blur(8px);
  -webkit-backdrop-filter:saturate(1.1) blur(8px);
  box-shadow:0 1px 0 var(--line);
  color:var(--ink);
  padding:10px 0;
}
.topbar .wrap{display:flex;align-items:center;justify-content:space-between;gap:18px}
.brand{display:flex;align-items:center;gap:10px;font-weight:600}
.brand-text{font-size:.98rem;letter-spacing:.01em;white-space:nowrap}
.topnav{display:flex;gap:26px}
.topnav a{font-size:.92rem;opacity:.9;transition:opacity .15s}
.topnav a:hover{opacity:1}
.topbar-cta{flex-shrink:0}

@media (max-width:900px){
  .topnav{display:none}
  /* On mobile, don't stick the topbar — the sticky bottom CTA handles conversion.
     This stops the topbar from "attaching" over content as you scroll. */
  .topbar{
    position:absolute;
    background:transparent;
    box-shadow:none;
    color:#fff;
  }
  .topbar.scrolled{
    background:transparent;
    box-shadow:none;
    color:#fff;
    padding:14px 0;
  }
}
@media (max-width:520px){
  .topbar{padding:12px 0}
  .topbar-cta{padding:9px 16px;font-size:.86rem}
}

/* ============ BUTTONS ============ */
.btn{
  display:inline-block;
  padding:13px 24px;
  border-radius:999px;
  font-weight:600;font-size:.94rem;
  border:1.5px solid transparent;
  cursor:pointer;
  transition:transform .08s ease, background .18s ease, color .18s ease, border-color .18s ease, box-shadow .18s ease;
  -webkit-tap-highlight-color:transparent;
  white-space:nowrap;
}
.btn:hover{text-decoration:none;transform:translateY(-1px)}
.btn:active{transform:translateY(0)}
.btn-sm{padding:9px 18px;font-size:.86rem}
.btn-lg{padding:16px 30px;font-size:1rem}
.btn-block{display:block;width:100%;text-align:center}
.btn-primary{background:var(--accent);color:#fff;box-shadow:0 4px 14px rgba(212,11,0,.28)}
.btn-primary:hover{background:var(--accent-deep);box-shadow:0 6px 18px rgba(212,11,0,.34)}
.btn-outline{background:transparent;color:var(--ink);border-color:var(--ink)}
.btn-outline:hover{background:var(--ink);color:#fff}
.btn-outline-light{background:transparent;color:#fff;border-color:rgba(255,255,255,.7)}
.btn-outline-light:hover{background:rgba(255,255,255,.14);border-color:#fff}

/* ============ HERO ============ */
.hero{
  position:relative;
  min-height:100vh;
  min-height:100svh;
  overflow:hidden;
  color:#fff;
  background:#0c0c0c;
}
.hero-bg{position:absolute;inset:0}
.hero-bg img{
  width:100%;height:100%;object-fit:cover;
  filter:brightness(.82) saturate(1.05);
}
.hero::after{
  content:"";
  position:absolute;inset:0;
  background:
    linear-gradient(180deg, rgba(0,0,0,.55) 0%, rgba(0,0,0,.15) 28%, rgba(0,0,0,.05) 55%, rgba(0,0,0,.85) 100%);
  pointer-events:none;
}
.hero-inner{
  position:relative;
  z-index:1;
  min-height:100vh;
  min-height:100svh;
  display:flex;align-items:flex-end;
  padding:120px 0 60px;
}
.hero-eyebrow{
  display:inline-flex;align-items:center;gap:10px;
  font-size:.78rem;letter-spacing:.18em;text-transform:uppercase;
  margin-bottom:22px;color:rgba(255,255,255,.92);font-weight:500;
}
.hero-eyebrow .dot{
  width:8px;height:8px;border-radius:50%;background:var(--accent);
  box-shadow:0 0 0 4px rgba(212,11,0,.25);
}
.hero-title{
  font-family:var(--serif);
  font-weight:500;
  font-size:clamp(2.2rem, 6vw, 5.2rem);
  line-height:1.04;
  letter-spacing:-.015em;
  margin:0 0 18px;
  max-width:18ch;
}
.hero-title em{font-style:italic;color:#f7d9c6}
.hero-sub{
  font-size:clamp(1rem, 1.8vw, 1.25rem);
  max-width:48ch;
  color:rgba(255,255,255,.92);
  margin:0 0 32px;
  line-height:1.5;
}
.hero-cta{display:flex;gap:14px;flex-wrap:wrap}
.hero-scroll{
  position:absolute;bottom:30px;left:50%;transform:translateX(-50%);
  width:26px;height:42px;border:1.5px solid rgba(255,255,255,.6);border-radius:13px;
  display:flex;align-items:flex-start;justify-content:center;
}
.hero-scroll span{
  display:block;width:3px;height:8px;border-radius:2px;background:#fff;margin-top:8px;
  animation:scroll-cue 1.8s ease-in-out infinite;
}
@keyframes scroll-cue{
  0%,100%{opacity:0;transform:translateY(0)}
  50%{opacity:1;transform:translateY(10px)}
}

@media (max-width:680px){
  .hero-inner{padding:100px 0 90px}
  .hero-title{max-width:14ch}
  .hero-cta{flex-direction:column;align-items:stretch;width:100%;max-width:380px}
  .hero-scroll{display:none}
}

/* ============ STATS STRIP ============ */
.stats{
  background:var(--ink);
  color:#fff;
  border-top:1px solid #2a2a2a;
}
.stats .wrap{
  display:grid;
  grid-template-columns:repeat(5,1fr);
  gap:0;
}
.stat{
  padding:26px 18px;
  border-right:1px solid rgba(255,255,255,.08);
  text-align:left;
  min-width:0;
}
.stat:last-child{border-right:none}
.stat-val{
  font-family:var(--serif);font-weight:600;
  font-size:clamp(1.2rem,2.6vw,1.7rem);
  letter-spacing:-.01em;line-height:1.1;margin-bottom:4px;
}
.stat-lbl{
  font-size:.76rem;text-transform:uppercase;letter-spacing:.12em;
  color:rgba(255,255,255,.58);
}
@media (max-width:900px){
  .stats .wrap{grid-template-columns:repeat(3,1fr)}
  .stat:nth-child(3n){border-right:none}
  .stat:nth-child(n+4){border-top:1px solid rgba(255,255,255,.08)}
}
@media (max-width:520px){
  .stats .wrap{grid-template-columns:repeat(2,1fr)}
  .stat{padding:18px 14px}
  .stat:nth-child(odd){border-right:1px solid rgba(255,255,255,.08)}
  .stat:nth-child(even){border-right:none}
  .stat:nth-child(n+3){border-top:1px solid rgba(255,255,255,.08)}
}

/* ============ SECTIONS ============ */
.section{padding:96px 0}
.section-light{background:#fff}
.section-soft{background:var(--bg-soft)}
.section-dark{background:var(--ink);color:#fff}
.section-dark .eyebrow{color:rgba(255,255,255,.65)}

.section-head{text-align:center;max-width:760px;margin:0 auto 56px}
.section-head h2{margin-bottom:14px}
.section-head .lede{color:var(--ink-soft);font-size:1.08rem;margin:0}

.eyebrow{
  display:inline-block;
  font-size:.74rem;letter-spacing:.18em;text-transform:uppercase;font-weight:600;
  color:var(--accent);
  margin-bottom:14px;
}
.eyebrow.light{color:rgba(255,255,255,.65)}
.section h2{
  font-family:var(--serif);font-weight:500;
  font-size:clamp(1.8rem, 3.8vw, 2.9rem);
  letter-spacing:-.015em;margin:0 0 18px;
}
.section h2.light{color:#fff}
.section p{font-size:1rem;line-height:1.7;color:var(--ink-2);max-width:64ch}

@media (max-width:680px){
  .section{padding:64px 0}
  .section-head{margin-bottom:36px}
}

/* ============ HIGHLIGHTS ============ */
.highlights{
  display:grid;
  grid-template-columns:repeat(3,1fr);
  gap:24px;
}
.hl{
  background:#fff;
  border:1px solid var(--line);
  border-radius:var(--radius-lg);
  padding:32px 28px;
  transition:transform .2s ease, box-shadow .2s ease, border-color .2s ease;
}
.hl:hover{transform:translateY(-3px);box-shadow:var(--shadow-md);border-color:#dcd9d2}
.hl-icon{
  font-size:1.9rem;
  width:56px;height:56px;border-radius:50%;
  background:var(--bg-soft);
  display:inline-flex;align-items:center;justify-content:center;
  margin-bottom:18px;
}
.hl h3{
  font-family:var(--serif);font-weight:600;
  font-size:1.45rem;margin:0 0 8px;
}
.hl p{margin:0;color:var(--ink-soft);font-size:.97rem;line-height:1.6}
@media (max-width:900px){.highlights{grid-template-columns:repeat(2,1fr)}}
@media (max-width:600px){.highlights{grid-template-columns:1fr;gap:14px}.hl{padding:24px}}

/* ============ SHOWCASE SPLIT ============ */
.showcase{
  display:grid;
  grid-template-columns:1.05fr 1fr;
  background:var(--bg-soft);
}
.showcase-img{position:relative;min-height:520px}
.showcase-img img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.showcase-text{
  padding:96px 64px;
  display:flex;flex-direction:column;justify-content:center;
}
.showcase-text h2{
  font-family:var(--serif);
  font-size:clamp(1.6rem, 2.8vw, 2.3rem);
  font-weight:500;line-height:1.2;letter-spacing:-.01em;
  margin:0 0 22px;
}
.showcase-text p{color:var(--ink-2);font-size:1.02rem;line-height:1.7;margin-bottom:14px}
@media (max-width:900px){
  .showcase{grid-template-columns:1fr}
  .showcase-img{min-height:320px;height:62vw;max-height:480px}
  .showcase-text{padding:48px 24px 64px}
}

/* ============ PULL QUOTE ============ */
.pullquote{
  font-family:var(--serif);font-style:italic;font-weight:500;
  font-size:clamp(1.3rem, 2.2vw, 1.7rem);
  line-height:1.4;color:var(--ink);
  border-left:3px solid var(--accent);
  padding:8px 0 8px 26px;
  margin:30px 0 0;
  max-width:none;
}

/* ============ BULLETS ============ */
.bullets{margin:18px 0 24px;padding:0;list-style:none}
.bullets li{
  position:relative;padding-left:30px;margin-bottom:12px;
  font-size:1rem;line-height:1.6;color:var(--ink-2);
}
.bullets li::before{
  content:"";position:absolute;left:0;top:.65em;
  width:18px;height:2px;background:var(--accent);
}

/* ============ RENOVATIONS 2024 ============ */
.reno{
  padding:96px 0;
  background:linear-gradient(180deg, #1a1a1a 0%, #232323 100%);
  color:#fff;
  position:relative;
  overflow:hidden;
}
.reno .section-head{margin-bottom:48px}
.reno h2{font-family:var(--serif);font-weight:500;font-size:clamp(1.8rem, 3.8vw, 2.9rem);letter-spacing:-.015em;margin:0 0 16px}
.reno-grid{
  display:grid;
  grid-template-columns:repeat(4,1fr);
  gap:18px;
}
.reno-item{
  background:rgba(255,255,255,.04);
  border:1px solid rgba(255,255,255,.10);
  border-radius:var(--radius-lg);
  padding:32px 26px 28px;
  position:relative;
  transition:background .2s ease, border-color .2s ease, transform .2s ease;
}
.reno-item:hover{
  background:rgba(255,255,255,.07);
  border-color:rgba(255,255,255,.18);
  transform:translateY(-3px);
}
.reno-icon{font-size:2.2rem;margin-bottom:18px;line-height:1}
.reno-year{
  position:absolute;top:24px;right:24px;
  background:var(--accent);color:#fff;
  font-size:.74rem;font-weight:700;letter-spacing:.1em;
  padding:5px 10px;border-radius:999px;
  box-shadow:0 4px 12px rgba(212,11,0,.32);
}
.reno-item h3{
  font-family:var(--serif);font-weight:600;
  font-size:1.4rem;color:#fff;
  margin:0 0 6px;
}
.reno-item p{
  font-size:.95rem;color:rgba(255,255,255,.66);
  margin:0;line-height:1.5;
}
@media (max-width:900px){
  .reno{padding:64px 0}
  .reno-grid{grid-template-columns:repeat(2,1fr);gap:12px}
  .reno-item{padding:24px 20px 22px}
  .reno-icon{font-size:1.9rem;margin-bottom:14px}
  .reno-year{top:18px;right:18px;padding:4px 9px}
  .reno-item h3{font-size:1.2rem}
}
@media (max-width:480px){
  .reno-grid{grid-template-columns:1fr 1fr}
}

/* ============ AREA CARDS ============ */
.area-cards{
  display:grid;
  grid-template-columns:repeat(3,1fr);
  gap:24px;
}
.area-card{
  background:#fff;
  border:1px solid var(--line);
  border-radius:var(--radius-lg);
  overflow:hidden;
  display:flex;flex-direction:column;
  transition:transform .2s ease, box-shadow .2s ease, border-color .2s ease;
}
.area-card:hover{
  transform:translateY(-3px);
  box-shadow:var(--shadow-md);
  border-color:#dcd9d2;
}
.area-img{
  display:block;
  aspect-ratio:4/3;
  overflow:hidden;
  background:#eee;
}
.area-img img{
  width:100%;height:100%;object-fit:cover;
  transition:transform .45s ease;
}
.area-card:hover .area-img img{transform:scale(1.04)}
.area-body{
  padding:24px 26px 28px;
  display:flex;flex-direction:column;
  flex:1;
}
.area-tag{
  font-size:.74rem;text-transform:uppercase;letter-spacing:.14em;
  color:var(--accent);font-weight:600;
  margin-bottom:10px;
}
.area-card h3{
  font-family:var(--serif);font-weight:600;
  font-size:1.45rem;letter-spacing:-.005em;
  margin:0 0 10px;
}
.area-body p{
  color:var(--ink-soft);font-size:.97rem;line-height:1.6;
  margin:0 0 18px;flex:1;
}
.area-link{
  color:var(--accent);font-weight:600;font-size:.94rem;
  text-decoration:underline;text-decoration-color:rgba(212,11,0,.35);text-underline-offset:3px;
  transition:text-decoration-color .15s, color .15s;
  margin-top:auto;
}
.area-link:hover{text-decoration-color:var(--accent);color:var(--accent-deep)}
.area-attribution{
  margin-top:30px;text-align:center;color:var(--ink-faint);
}
@media (max-width:900px){.area-cards{grid-template-columns:repeat(2,1fr)}}
@media (max-width:600px){.area-cards{grid-template-columns:1fr;gap:14px}}

/* ============ FACTS ============ */
.facts{
  display:grid;
  grid-template-columns:repeat(2,1fr);
  column-gap:48px;row-gap:0;
  margin:8px 0 0;
  border-top:1px solid var(--line);
}
.facts > div{
  display:flex;justify-content:space-between;align-items:baseline;gap:16px;
  padding:16px 0;
  border-bottom:1px solid var(--line);
}
.facts dt{color:var(--ink-soft);font-size:.94rem}
.facts dd{margin:0;font-weight:600;color:var(--ink);text-align:right}
@media (max-width:720px){.facts{grid-template-columns:1fr}}

/* ============ GALLERY ============ */
.gallery{
  display:grid;
  grid-template-columns:repeat(4,1fr);
  gap:8px;
  margin-top:28px;
  padding:0 24px;
  max-width:var(--max);
  margin-left:auto;margin-right:auto;
}
.gallery .tile{
  position:relative;
  aspect-ratio:4/3;
  overflow:hidden;
  background:#eee;
  border-radius:6px;
  cursor:pointer;
}
.gallery .tile img{
  width:100%;height:100%;object-fit:cover;
  transition:transform .45s ease;
}
.gallery .tile:hover img{transform:scale(1.04)}
.gallery .tile:first-child{grid-column:span 2;grid-row:span 2;aspect-ratio:auto}
@media (max-width:900px){
  .gallery{grid-template-columns:repeat(3,1fr)}
  .gallery .tile:first-child{grid-column:span 3;grid-row:auto;aspect-ratio:16/10}
}
@media (max-width:560px){
  .gallery{grid-template-columns:repeat(2,1fr);gap:6px;padding:0 16px}
  .gallery .tile:first-child{grid-column:span 2;aspect-ratio:4/3}
}

/* ============ VIEWING (DARK) ============ */
.viewing-wrap{
  display:grid;grid-template-columns:1fr 1fr;
  gap:48px;align-items:center;
}
.viewing-headline h2{margin-bottom:14px}
.viewing-card{
  background:#fff;color:var(--ink);
  border-radius:var(--radius-lg);
  padding:34px;
  display:flex;gap:28px;align-items:center;
  box-shadow:var(--shadow-md);
}
.viewing-date{
  flex:0 0 96px;
  text-align:center;
  padding-right:22px;
  border-right:1px solid var(--line);
}
.vd-day{font-size:.78rem;text-transform:uppercase;color:var(--ink-soft);letter-spacing:.14em;font-weight:600}
.vd-num{font-family:var(--serif);font-size:3.4rem;font-weight:600;line-height:1;color:var(--accent);margin:6px 0}
.vd-month{font-size:.85rem;text-transform:uppercase;color:var(--ink-soft);letter-spacing:.14em;font-weight:600}
.viewing-body{flex:1;min-width:0}
.viewing-time{font-weight:600;font-size:1.18rem;margin-bottom:2px}
.viewing-note{color:var(--ink-soft);margin:0 0 18px}

@media (max-width:900px){
  .viewing-wrap{grid-template-columns:1fr;gap:36px}
}
@media (max-width:520px){
  .viewing-card{padding:22px;gap:18px;flex-direction:row}
  .viewing-date{flex:0 0 74px;padding-right:14px}
  .vd-num{font-size:2.6rem}
}

/* ============ BROKER ============ */
.broker{
  background:var(--bg-soft);
  border:1px solid var(--line);
  border-radius:var(--radius-lg);
  padding:36px 40px;
  margin-top:14px;
  max-width:720px;
}
.broker-info{min-width:0}
.broker-agency{
  font-size:.78rem;text-transform:uppercase;letter-spacing:.14em;font-weight:600;
  color:var(--ink-soft);
  margin-bottom:14px;
}
.broker-info p{font-size:1.02rem;color:var(--ink-2);margin:0 0 24px;line-height:1.65}
.broker-ctas{display:flex;gap:12px;flex-wrap:wrap}

@media (max-width:680px){
  .broker{padding:26px 22px}
  .broker-ctas{flex-direction:column;align-items:stretch}
  .broker-ctas .btn{text-align:center;display:block}
}

/* ============ FOOTER ============ */
.footer{
  background:#fafaf7;
  border-top:1px solid var(--line);
  padding:36px 0 96px;  /* extra bottom for mobile sticky CTA */
  color:var(--ink-soft);
  font-size:.92rem;
}
.footer a{color:var(--accent);text-decoration:underline;text-decoration-color:rgba(212,11,0,.4);text-underline-offset:3px}
.footer a:hover{text-decoration-color:var(--accent)}

/* ============ MOBILE STICKY CTA ============ */
.mobile-cta{
  position:fixed;left:0;right:0;bottom:0;z-index:55;
  display:none;
  gap:8px;
  padding:10px 12px calc(10px + env(safe-area-inset-bottom,0px));
  background:rgba(255,255,255,.96);
  backdrop-filter:saturate(1.1) blur(10px);
  -webkit-backdrop-filter:saturate(1.1) blur(10px);
  border-top:1px solid var(--line);
}
.mobile-cta .btn{padding:13px 16px;font-size:.94rem;flex:1;border-radius:10px}
.mobile-cta .btn-outline{background:#fff}
@media (max-width:900px){.mobile-cta{display:flex}}
@media (min-width:901px){.footer{padding-bottom:36px}}

/* ============ LIGHTBOX ============ */
.lightbox{
  position:fixed;inset:0;background:rgba(0,0,0,.96);
  z-index:100;
  display:flex;align-items:center;justify-content:center;
}
.lightbox[hidden]{display:none}
.lb-img{
  max-width:96vw;max-height:84vh;
  object-fit:contain;
  user-select:none;
  box-shadow:0 30px 80px rgba(0,0,0,.5);
}
.lb-close,.lb-prev,.lb-next{
  position:absolute;
  background:rgba(255,255,255,.1);
  color:#fff;
  border:1px solid rgba(255,255,255,.2);
  width:48px;height:48px;
  border-radius:50%;
  font-size:1.4rem;font-weight:300;
  cursor:pointer;
  display:flex;align-items:center;justify-content:center;
  -webkit-tap-highlight-color:transparent;
  transition:background .15s;
}
.lb-close:hover,.lb-prev:hover,.lb-next:hover{background:rgba(255,255,255,.22)}
.lb-close{top:16px;right:16px}
.lb-prev{left:16px;top:50%;transform:translateY(-50%);font-size:1.8rem}
.lb-next{right:16px;top:50%;transform:translateY(-50%);font-size:1.8rem}
.lb-counter{
  position:absolute;bottom:16px;left:50%;transform:translateX(-50%);
  color:rgba(255,255,255,.78);font-size:.9rem;letter-spacing:.05em;
}
@media (max-width:520px){
  .lb-close,.lb-prev,.lb-next{width:42px;height:42px}
  .lb-prev,.lb-next{font-size:1.5rem}
}