:root{
  --green:#1F3A2B; --green-2:#2C4F3B; --moss:#5E7550;
  --copper:#B5582E; --copper-2:#9A4521; --copper-soft:#D9925F;
  --cream:#F6F0E6; --cream-2:#EDE3D2; --paper:#FBF8F2;
  --ink:#15130F; --ink-2:#3B3830; --muted:#6B665B;
  --line:rgba(21,19,15,.12); --line-light:rgba(246,240,230,.18);
  --serif:"Fraunces",Georgia,"Times New Roman",serif;
  --sans:"Manrope",system-ui,-apple-system,"Segoe UI",sans-serif;
  --max:1240px; --gutter:clamp(20px,4vw,48px);
  --r:14px; --r-lg:22px;
  --shadow:0 1px 2px rgba(21,19,15,.05),0 12px 32px -12px rgba(21,19,15,.18);
  --shadow-lg:0 2px 4px rgba(21,19,15,.06),0 30px 60px -20px rgba(21,19,15,.30);
  --ease:cubic-bezier(.2,.7,.2,1);
}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{margin:0;font-family:var(--sans);font-size:17px;line-height:1.65;color:var(--ink-2);background:var(--paper);-webkit-font-smoothing:antialiased;overflow-x:hidden}
img{max-width:100%;height:auto;display:block}
a{color:inherit}
h1,h2,h3{margin:0;color:var(--ink);font-weight:400}
p{margin:0 0 1em}
.container{max-width:var(--max);margin:0 auto;padding:0 var(--gutter)}
.skip-link{position:absolute;left:16px;top:-60px;z-index:200;background:var(--ink);color:var(--cream);padding:10px 16px;border-radius:8px;text-decoration:none;font-weight:600;transition:top .2s}
.skip-link:focus{top:16px}
:focus-visible{outline:2px solid var(--copper);outline-offset:3px;border-radius:4px}
.eyebrow{font-size:12.5px;font-weight:700;letter-spacing:.22em;text-transform:uppercase;color:var(--copper);margin:0 0 20px;display:flex;align-items:center;gap:14px}
.eyebrow::before{content:"";width:28px;height:1px;background:currentColor}
.eyebrow--light{color:var(--copper-soft)}
.display{font-family:var(--serif);font-size:clamp(36px,5.2vw,64px);line-height:1.04;letter-spacing:-.02em;font-variation-settings:"opsz" 144;font-weight:380}
.display em,.hero__title em{font-style:italic;color:var(--copper);font-weight:340}
.display--light{color:var(--cream)}
.display--light em{color:var(--copper-soft)}
.section{padding:clamp(88px,12vw,160px) 0}
.section__head{max-width:760px;margin-bottom:clamp(48px,6vw,80px)}
.section__head--center{text-align:center;margin-left:auto;margin-right:auto}
.section__head--center .eyebrow{justify-content:center}
.section__intro{font-size:19px;color:var(--muted);margin-top:24px;max-width:560px}
/* buttons */
.btn{--bg:transparent;display:inline-flex;align-items:center;justify-content:center;gap:10px;padding:13px 24px;border-radius:999px;font:600 15px/1 var(--sans);letter-spacing:.01em;text-decoration:none;border:1px solid transparent;background:var(--bg);cursor:pointer;transition:transform .25s var(--ease),background .25s,box-shadow .25s,color .25s,border-color .25s}
.btn--lg{padding:17px 30px;font-size:16px}
.btn--block{width:100%}
.btn--copper{--bg:var(--copper);color:#fff;box-shadow:0 8px 20px -8px rgba(181,88,46,.6)}
.btn--copper:hover{--bg:var(--copper-2);transform:translateY(-2px);box-shadow:0 14px 28px -10px rgba(181,88,46,.7)}
.btn--ghost{color:var(--cream);border-color:rgba(246,240,230,.5);backdrop-filter:blur(6px)}
.btn--ghost:hover{background:rgba(246,240,230,.12);border-color:var(--cream);transform:translateY(-2px)}
.btn--cream{--bg:var(--cream);color:var(--green)}
.btn--cream:hover{--bg:#fff;transform:translateY(-2px)}
/* nav */
.nav{position:fixed;inset:0 0 auto;z-index:120;color:var(--cream);transition:background .35s,box-shadow .35s,color .35s,padding .35s;padding:22px 0}
.nav__inner{display:flex;align-items:center;gap:32px}
.nav.is-solid{background:rgba(251,248,242,.92);backdrop-filter:saturate(1.4) blur(14px);-webkit-backdrop-filter:saturate(1.4) blur(14px);color:var(--ink);box-shadow:0 1px 0 var(--line);padding:12px 0}
.brand{display:flex;align-items:center;gap:12px;text-decoration:none;color:inherit;margin-right:auto}
.brand__mark{width:46px;height:46px;--mark-ink:currentColor;--mark-hill:var(--copper-soft);transition:transform .4s var(--ease)}
.nav.is-solid .brand__mark{--mark-ink:var(--green);--mark-hill:var(--copper)}
.brand:hover .brand__mark{transform:rotate(-4deg) scale(1.04)}
.brand__word{display:flex;flex-direction:column;line-height:1}
.brand__name{font-family:var(--serif);font-size:23px;letter-spacing:-.01em;font-weight:500}
.brand__sub{font-size:10px;font-weight:700;letter-spacing:.34em;text-transform:uppercase;margin-top:5px;opacity:.8}
.nav__links{display:flex;gap:30px}
.nav__links a{font-size:14.5px;font-weight:500;text-decoration:none;position:relative;padding:6px 0;opacity:.92}
.nav__links a::after{content:"";position:absolute;left:0;right:0;bottom:0;height:1px;background:currentColor;transform:scaleX(0);transform-origin:right;transition:transform .35s var(--ease)}
.nav__links a:hover::after{transform:scaleX(1);transform-origin:left}
.nav__toggle{display:none;width:44px;height:44px;border:0;background:transparent;color:inherit;cursor:pointer;position:relative;z-index:120}
.nav__toggle span{position:absolute;left:10px;right:10px;height:2px;background:currentColor;border-radius:2px;transition:transform .35s var(--ease),top .35s}
.nav__toggle span:first-child{top:17px}.nav__toggle span:last-child{top:25px}
.nav__toggle[aria-expanded="true"]{color:var(--ink)}
.nav__toggle[aria-expanded="true"] span:first-child{top:21px;transform:rotate(45deg)}
.nav__toggle[aria-expanded="true"] span:last-child{top:21px;transform:rotate(-45deg)}
.drawer{position:fixed;inset:0;z-index:110;visibility:hidden;pointer-events:none}
.drawer::before{content:"";position:absolute;inset:0;background:rgba(21,19,15,.45);opacity:0;transition:opacity .35s}
.drawer__panel{position:absolute;top:0;right:0;bottom:0;width:min(86vw,380px);background:var(--paper);padding:100px 32px 32px;transform:translateX(100%);transition:transform .45s var(--ease);display:flex;flex-direction:column;gap:28px;box-shadow:var(--shadow-lg)}
.drawer nav{display:flex;flex-direction:column}
.drawer nav a{font-family:var(--serif);font-size:30px;color:var(--ink);text-decoration:none;padding:10px 0;border-bottom:1px solid var(--line)}
.drawer__meta{color:var(--muted);font-size:14px;margin-top:auto}
.drawer.is-open{visibility:visible;pointer-events:auto}
.drawer.is-open::before{opacity:1}
.drawer.is-open .drawer__panel{transform:none}
.drawer{transition:visibility 0s linear .45s}.drawer.is-open{transition:none}
/* hero */
.hero{position:relative;min-height:100svh;display:flex;align-items:flex-end;color:var(--cream);overflow:hidden;background:var(--green)}
.hero__img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transform:scale(1.06);animation:heroZoom 14s var(--ease) forwards}
@keyframes heroZoom{to{transform:scale(1)}}
.hero__shade{position:absolute;inset:0;background:linear-gradient(180deg,rgba(14,26,19,.55) 0%,rgba(14,26,19,.15) 30%,rgba(14,26,19,.35) 60%,rgba(14,26,19,.88) 100%),linear-gradient(90deg,rgba(14,26,19,.55),transparent 65%)}
.hero__content{position:relative;padding-bottom:clamp(72px,11vh,130px);padding-top:140px;width:100%}
.hero__title{font-family:var(--serif);color:var(--cream);font-size:clamp(46px,8vw,112px);line-height:.98;letter-spacing:-.03em;font-weight:360;max-width:12ch;font-variation-settings:"opsz" 144;margin-bottom:28px}
.hero__title em{color:var(--copper-soft);display:inline-block}
.hero__lede{font-size:clamp(17px,1.6vw,20px);max-width:540px;color:rgba(246,240,230,.88);margin-bottom:38px}
.hero__actions{display:flex;flex-wrap:wrap;gap:14px}
.hero__scroll{position:absolute;right:var(--gutter);bottom:48px;width:26px;height:44px;border:1.5px solid rgba(246,240,230,.6);border-radius:20px}
.hero__scroll span{position:absolute;left:50%;top:9px;width:3px;height:8px;margin-left:-1.5px;background:var(--cream);border-radius:2px;animation:scrollDot 2s infinite}
@keyframes scrollDot{0%{opacity:0;transform:translateY(0)}30%{opacity:1}100%{opacity:0;transform:translateY(14px)}}
/* pillars */
.pillars{background:var(--green);color:rgba(246,240,230,.78);border-top:1px solid var(--line-light)}
.pillars__grid{display:grid;grid-template-columns:repeat(4,1fr)}
.pillar{padding:44px 32px 46px;border-left:1px solid var(--line-light)}
.pillar:first-child{border-left:0;padding-left:0}
.pillar__num{font-family:var(--serif);font-style:italic;color:var(--copper-soft);font-size:15px}
.pillar h2{font-family:var(--serif);color:var(--cream);font-size:26px;margin:10px 0 8px;letter-spacing:-.01em}
.pillar p{font-size:15px;margin:0;line-height:1.55}
/* services */
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.card{background:#fff;border:1px solid var(--line);border-radius:var(--r-lg);overflow:hidden;display:flex;flex-direction:column;box-shadow:0 1px 2px rgba(21,19,15,.04);transition:transform .5s var(--ease),box-shadow .5s var(--ease),border-color .5s}
.card:hover{transform:translateY(-6px);box-shadow:var(--shadow-lg);border-color:transparent}
.card--wide{grid-column:span 2;flex-direction:row}
.card__media{overflow:hidden;aspect-ratio:4/3;background:var(--cream-2)}
.card--wide .card__media{flex:1.15;aspect-ratio:auto;min-height:340px}
.card__media img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease)}
.card:hover .card__media img{transform:scale(1.06)}
.card__body{padding:30px 30px 34px;flex:1}
.card--wide .card__body{display:flex;flex-direction:column;justify-content:flex-end;padding:44px}
.card__tag{font-family:var(--serif);font-style:italic;color:var(--copper);font-size:15px}
.card h3{font-family:var(--serif);font-size:27px;letter-spacing:-.015em;line-height:1.15;margin:8px 0 12px}
.card--wide h3{font-size:36px}
.card p{font-size:15.5px;color:var(--muted);margin:0}
.card p strong{color:var(--ink-2);font-weight:600}
.card--wide:last-child{grid-column:1/-1}
.card--wide:last-child .card__media{flex:1.6;min-height:400px}
/* why */
.why{background:var(--cream)}
.why__grid{display:grid;grid-template-columns:1.05fr 1fr;gap:clamp(48px,7vw,110px);align-items:center}
.why__media{position:relative;padding-bottom:60px}
.why__img{width:100%;aspect-ratio:4/5;object-fit:cover;border-radius:var(--r-lg);box-shadow:var(--shadow-lg)}
.why__portrait{position:absolute;right:-28px;bottom:0;margin:0;width:46%;background:var(--paper);padding:10px 10px 16px;border-radius:var(--r);box-shadow:var(--shadow-lg)}
.why__portrait img{width:100%;aspect-ratio:1;object-fit:cover;object-position:50% 20%;border-radius:10px}
.why__portrait figcaption{display:flex;justify-content:space-between;align-items:baseline;padding:12px 6px 0;font-size:13px;color:var(--muted)}
.why__portrait strong{font-family:var(--serif);font-weight:500;font-size:18px;color:var(--ink)}
.why__text .display{margin-bottom:32px}
.why__text>p{font-size:18px}
.checks{list-style:none;padding:0;margin:32px 0 0;border-top:1px solid var(--line)}
.checks li{padding:15px 0 15px 36px;border-bottom:1px solid var(--line);position:relative;font-weight:500;color:var(--ink)}
.checks li::before{content:"";position:absolute;left:4px;top:22px;width:14px;height:8px;border-left:2px solid var(--copper);border-bottom:2px solid var(--copper);transform:rotate(-45deg)}
/* process */
.process{background:var(--ink);color:rgba(246,240,230,.72);position:relative;overflow:hidden}
.steps{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(3,1fr);gap:0;position:relative}
.steps::before{content:"";position:absolute;top:32px;left:16.66%;right:16.66%;height:1px;background:linear-gradient(90deg,var(--copper),rgba(217,146,95,.25))}
.step{text-align:center;padding:0 clamp(16px,3vw,40px)}
.step__num{position:relative;display:grid;place-items:center;width:64px;height:64px;margin:0 auto 30px;border-radius:50%;background:var(--ink);border:1px solid var(--copper-soft);font-family:var(--serif);font-size:26px;color:var(--copper-soft);transition:background .3s,color .3s}
.step:hover .step__num{background:var(--copper);color:#fff;border-color:var(--copper)}
.step h3{font-family:var(--serif);color:var(--cream);font-size:28px;margin-bottom:12px;letter-spacing:-.01em}
.step p{font-size:16px;max-width:300px;margin:0 auto}
/* real estate */
.realestate{background:var(--green);color:rgba(246,240,230,.82);padding:clamp(80px,10vw,140px) 0;position:relative;overflow:hidden}
.realestate::after{content:"";position:absolute;inset:0;background:radial-gradient(60% 80% at 100% 0,rgba(217,146,95,.18),transparent 60%);pointer-events:none}
.realestate__grid{display:grid;grid-template-columns:1.25fr .85fr;gap:clamp(40px,7vw,100px);align-items:center;position:relative;z-index:1}
.realestate__label{display:inline-block;font-size:12.5px;font-weight:700;letter-spacing:.12em;text-transform:uppercase;color:var(--cream);border:1px solid var(--line-light);border-radius:999px;padding:9px 18px;margin-bottom:30px;line-height:1.5}
.realestate .display{margin-bottom:26px}
.realestate__text>p{font-size:18px;max-width:560px}
.realestate__actions{display:flex;flex-wrap:wrap;gap:14px;margin-top:34px}
.agent{background:rgba(246,240,230,.06);border:1px solid var(--line-light);border-radius:var(--r-lg);padding:28px;backdrop-filter:blur(4px)}
.agent__photo{width:100%;aspect-ratio:1/1;object-fit:cover;object-position:50% 18%;border-radius:var(--r);margin-bottom:22px}
.agent__name{font-family:var(--serif);font-size:30px;color:var(--cream);margin:0;line-height:1.1}
.agent__role{font-size:14.5px;color:var(--copper-soft);margin:6px 0 18px}
.agent__meta{margin:0;border-top:1px solid var(--line-light)}
.agent__meta div{display:flex;justify-content:space-between;gap:16px;padding:11px 0;border-bottom:1px solid var(--line-light);font-size:14.5px}
.agent__meta dt{color:rgba(246,240,230,.6)}.agent__meta dd{margin:0;color:var(--cream);font-weight:600;text-align:right}
/* testimonials */
.sample-note{display:inline-block;margin-top:22px;font-size:13.5px;background:var(--cream-2);color:var(--copper-2);border:1px dashed rgba(181,88,46,.5);border-radius:10px;padding:10px 14px}
.quotes{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.quote{margin:0;padding:38px 34px;background:#fff;border:1px solid var(--line);border-radius:var(--r-lg);position:relative;transition:transform .5s var(--ease),box-shadow .5s var(--ease)}
.quote:hover{transform:translateY(-4px);box-shadow:var(--shadow)}
.quote::before{content:"\201C";font-family:var(--serif);font-size:84px;line-height:.6;color:var(--copper);opacity:.35;display:block;height:34px}
.quote blockquote{margin:0 0 24px;font-family:var(--serif);font-size:21px;line-height:1.45;color:var(--ink);font-weight:350}
.quote figcaption{font-size:13px;font-weight:700;letter-spacing:.1em;text-transform:uppercase;color:var(--muted)}
/* contact */
.contact{background:var(--cream);position:relative}
.contact__grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:clamp(48px,7vw,100px);align-items:start}
.contact__info .display{margin-bottom:26px}
.contact__info>p{font-size:18px;max-width:420px}
.contact__list{margin:36px 0 0;border-top:1px solid var(--line)}
.contact__list div{display:grid;grid-template-columns:130px 1fr;padding:15px 0;border-bottom:1px solid var(--line)}
.contact__list dt{font-size:12px;font-weight:700;letter-spacing:.16em;text-transform:uppercase;color:var(--muted);padding-top:4px}
.contact__list dd{margin:0;color:var(--ink);font-weight:500}
.contact__list a{text-decoration:none}.contact__list a:hover{color:var(--copper)}
.form-card{background:#fff;border-radius:var(--r-lg);padding:clamp(28px,4vw,48px);box-shadow:var(--shadow-lg);border:1px solid var(--line)}
.field-row{display:grid;grid-template-columns:1fr 1fr;gap:20px}
.field{margin-bottom:20px}
.field label{display:block;font-size:13.5px;font-weight:600;color:var(--ink);margin-bottom:8px}
.opt{font-weight:400;color:var(--muted)}
.field input,.field select,.field textarea{width:100%;font:16px/1.4 var(--sans);color:var(--ink);background:var(--paper);border:1px solid rgba(21,19,15,.18);border-radius:10px;padding:14px 16px;transition:border-color .2s,box-shadow .2s,background .2s;appearance:none}
.field select{background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8'%3E%3Cpath d='M1 1l5 5 5-5' fill='none' stroke='%231F3A2B' stroke-width='1.6'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 16px center;padding-right:40px}
.field textarea{resize:vertical;min-height:130px}
.field input:hover,.field select:hover,.field textarea:hover{border-color:rgba(21,19,15,.35)}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--green-2);background:#fff;box-shadow:0 0 0 4px rgba(44,79,59,.14)}
.field.has-error input,.field.has-error select,.field.has-error textarea{border-color:#A3321A;box-shadow:0 0 0 4px rgba(163,50,26,.1)}
.field__error{color:#A3321A;font-size:13px;margin:6px 0 0;min-height:0}
.field__error:empty{display:none}
.form__fine{font-size:13px;color:var(--muted);margin:4px 0 22px}
.form-success{text-align:center;padding:40px 10px}
.form-success svg{width:72px;height:72px;margin:0 auto 18px;display:block}
.form-success h3{font-family:var(--serif);font-size:34px;margin-bottom:10px}
.form-success:focus{outline:none}
/* footer */
.footer{background:var(--ink);color:rgba(246,240,230,.66);padding:96px 0 40px;font-size:15px}
.footer__top{display:grid;grid-template-columns:1.6fr 1fr 1fr 1fr;gap:40px;padding-bottom:56px;border-bottom:1px solid var(--line-light)}
.brand--light{color:var(--cream);margin-bottom:18px}
.brand--light .brand__mark{--mark-ink:var(--cream);--mark-hill:var(--copper-soft)}
.footer__brand p{max-width:280px}
.footer__col h2{font-size:12px;font-weight:700;letter-spacing:.2em;text-transform:uppercase;color:var(--cream);margin-bottom:18px;font-family:var(--sans)}
.footer__col ul{list-style:none;margin:0;padding:0}
.footer__col li{padding:5px 0}
.footer__col a{text-decoration:none;transition:color .2s}.footer__col a:hover{color:var(--copper-soft)}
.footer__legal{padding-top:36px;font-size:13px;line-height:1.7;max-width:900px}
.footer__legal strong{color:var(--cream);font-weight:600}
.eho{font-size:16px;color:var(--cream);margin-right:4px}
.footer__copy{margin-top:22px;color:rgba(246,240,230,.45)}
/* reveal */
.reveal{opacity:0;transform:translateY(26px);transition:opacity .9s var(--ease),transform .9s var(--ease)}
.reveal.is-visible{opacity:1;transform:none}
.no-js .reveal{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  *,*::before,*::after{animation:none!important;transition:none!important}
  .reveal{opacity:1;transform:none}
  .hero__img{transform:none}
}
/* responsive */
@media (max-width:1080px){
  .nav__links{display:none}
  .nav__toggle{display:block}
  .nav__cta{display:none}
  .cards{grid-template-columns:1fr 1fr}
  .card--wide{grid-column:1/-1}
  .pillars__grid{grid-template-columns:1fr 1fr}
  .pillar:nth-child(3){border-left:0;padding-left:0}
  .pillar:nth-child(n+3){border-top:1px solid var(--line-light)}
  .footer__top{grid-template-columns:1fr 1fr}
  .footer__brand{grid-column:1/-1}
}
@media (max-width:860px){
  .why__grid,.realestate__grid,.contact__grid{grid-template-columns:1fr}
  .why__portrait{right:12px;width:52%}
  .steps{grid-template-columns:1fr;gap:48px}
  .steps::before{display:none}
  .quotes{grid-template-columns:1fr}
  .agent{max-width:440px}
}
@media (max-width:640px){
  body{font-size:16px}
  .brand__mark{width:40px;height:40px}
  .brand__name{font-size:21px}
  .hero__title{font-size:clamp(44px,13vw,64px)}
  .hero__actions .btn{flex:1 1 100%}
  .hero__scroll{display:none}
  .cards{grid-template-columns:1fr}
  .card--wide{flex-direction:column}
  .card--wide .card__media,.card--wide:last-child .card__media{min-height:0;aspect-ratio:4/3;flex:none}
  .card--wide .card__body{padding:30px 30px 34px}
  .card--wide h3{font-size:27px}
  .pillars__grid{grid-template-columns:1fr}
  .pillar,.pillar:nth-child(3){border-left:0;padding:28px 0;border-top:1px solid var(--line-light)}
  .pillar:first-child{border-top:0}
  .field-row{grid-template-columns:1fr;gap:0}
  .contact__list div{grid-template-columns:110px 1fr}
  .footer__top{grid-template-columns:1fr}
  .why__img{aspect-ratio:4/5}
}
@media (max-width:640px){
  .hero .eyebrow{font-size:11px;letter-spacing:.16em}
  .hero__shade{background:linear-gradient(180deg,rgba(14,26,19,.6) 0%,rgba(14,26,19,.45) 40%,rgba(14,26,19,.9) 100%)}
}

/* Recent work gallery */
.gallery{background:var(--cream)}
.gallery__grid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px;margin-top:8px}
.gallery__item{margin:0}
.gallery__btn{display:block;width:100%;padding:0;border:0;background:var(--cream-2);border-radius:var(--r-lg);overflow:hidden;cursor:zoom-in;aspect-ratio:4/5;box-shadow:var(--shadow)}
.gallery__btn img{width:100%;height:100%;object-fit:cover;display:block;transition:transform 1.2s var(--ease)}
.gallery__btn:hover img{transform:scale(1.05)}
.gallery__item figcaption{margin-top:12px;font-family:var(--serif);font-size:18px;color:var(--ink)}
.lightbox{position:fixed;inset:0;z-index:300;background:rgba(21,19,15,.92);display:flex;align-items:center;justify-content:center;padding:4vh 4vw}
.lightbox[hidden]{display:none}
.lightbox figure{margin:0;text-align:center;max-width:100%}
.lightbox img{max-width:100%;max-height:82vh;border-radius:10px;display:block;margin:0 auto}
.lightbox figcaption{color:var(--cream);margin-top:14px;font-family:var(--serif);font-size:18px}
.lightbox__close{position:absolute;top:14px;right:18px;width:48px;height:48px;border-radius:50%;border:1px solid rgba(246,240,230,.4);background:transparent;color:var(--cream);font-size:30px;line-height:1;cursor:pointer}
@media (max-width:860px){.gallery__grid{grid-template-columns:repeat(2,1fr);gap:14px}}

/* Land & site development */
.land{background:var(--green);color:var(--cream)}
.land__intro{color:rgba(246,240,230,.78)}
.land__grid{display:grid;grid-template-columns:repeat(4,1fr);gap:22px}
.land-card{background:var(--green-2);border:1px solid var(--line-light);border-radius:var(--r-lg);overflow:hidden;display:flex;flex-direction:column;transition:transform .5s var(--ease),box-shadow .5s var(--ease)}
.land-card:hover{transform:translateY(-6px);box-shadow:var(--shadow-lg)}
.land-card__media{aspect-ratio:4/3;overflow:hidden}
.land-card__media img{width:100%;height:100%;object-fit:cover;display:block}
.land-card__body{padding:26px 26px 30px}
.land-card .card__tag{color:var(--copper-soft)}
.land-card h3{font-family:var(--serif);font-size:24px;line-height:1.15;color:var(--cream);margin:8px 0 10px}
.land-card p{font-size:15px;color:rgba(246,240,230,.75);margin:0}
.gallery__grid{grid-template-columns:repeat(4,1fr)}
.gallery__btn{aspect-ratio:1/1}
@media (max-width:1080px){.land__grid,.gallery__grid{grid-template-columns:repeat(2,1fr)}}
@media (max-width:560px){.land__grid{grid-template-columns:1fr}}
.nav__links a{white-space:nowrap}
.gallery__grid{grid-template-columns:repeat(5,1fr);gap:18px}
@media (max-width:1180px){.nav__links{gap:20px}.nav__links a{font-size:14px}}
@media (max-width:1080px){.gallery__grid{grid-template-columns:repeat(2,1fr)}}
.nav__cta{white-space:nowrap}


/* Listings */
.listings{position:relative;z-index:1;margin-top:clamp(56px,7vw,90px)}
.listing-feature{display:grid;grid-template-columns:1.1fr 1fr;border:1px solid var(--line-light);border-radius:var(--r-lg);overflow:hidden;background:rgba(255,255,255,.04)}
.listing-feature__media img{width:100%;height:100%;min-height:340px;object-fit:cover;display:block}
.listing-feature__body{padding:clamp(28px,4vw,48px)}
.listing-eyebrow,.sold-head,.sold-card__date{font-size:12px;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:#d9925f;margin:0 0 12px}
.listing-feature h3{font-family:var(--serif);font-weight:400;font-size:clamp(24px,2.6vw,32px);line-height:1.2;color:var(--cream);margin:0 0 10px}
.listing-feature__price{font-size:18px;color:var(--cream);margin:0 0 16px}
.listing-feature p{font-size:16px;line-height:1.65}
.listing-fine{font-size:12.5px!important;opacity:.7;margin-top:18px}
.sold-head{margin:48px 0 18px;font-family:inherit;font-size:13px;color:var(--cream)}
.sold-grid{display:grid;grid-template-columns:repeat(5,1fr);gap:14px}
.sold-card{padding:20px;border:1px solid var(--line-light);border-radius:var(--r-lg);background:rgba(255,255,255,.03)}
.sold-card__date{color:rgba(246,240,230,.6);margin-bottom:8px}
.sold-card h4{font-family:var(--serif);font-weight:400;font-size:18px;line-height:1.3;color:var(--cream);margin:0 0 6px}
.sold-card p{margin:0;font-size:14.5px}
.sold-card__meta{color:var(--cream)}
@media (max-width:1100px){.sold-grid{grid-template-columns:repeat(3,1fr)}}
@media (max-width:900px){.listing-feature{grid-template-columns:1fr}.listing-feature__media img{min-height:0;aspect-ratio:16/10}.sold-grid{grid-template-columns:repeat(2,1fr)}}
@media (max-width:600px){.sold-grid{grid-template-columns:1fr}}
/* Gallery: 13 = 1 feature + 12 => clean rows at every width */
.gallery__grid{grid-template-columns:repeat(4,1fr)}
.gallery__item--feature{grid-column:span 2;grid-row:span 2;display:flex;flex-direction:column}
.gallery__item--feature .gallery__btn{flex:1;aspect-ratio:auto}
@media (max-width:1080px){.gallery__grid{grid-template-columns:repeat(3,1fr)}.gallery__item--feature{grid-column:span 3;grid-row:auto}.gallery__item--feature .gallery__btn{aspect-ratio:16/9}}
@media (max-width:600px){.gallery__grid{grid-template-columns:repeat(2,1fr)}.gallery__item--feature{grid-column:span 2}}
.form__status{background:#F7E6DC;color:#9A4521;border-radius:10px;padding:10px 14px;font-size:14px;font-weight:600;margin:0 0 14px}
.network{margin-top:4rem;display:grid;grid-template-columns:1fr 1.1fr;gap:3rem;padding:3rem;border-radius:18px;background:linear-gradient(135deg,#1f3a2c,#2a4a37);color:#f4ecdc;box-shadow:0 20px 50px rgba(0,0,0,.18)}
.network .eyebrow{color:#d79a63}
.network__title{font-family:Fraunces,serif;font-size:clamp(1.8rem,3vw,2.6rem);line-height:1.1;margin:.5rem 0 1rem;color:#f4ecdc}
.network__title em{color:#d79a63}
.network__intro p{opacity:.9;line-height:1.6}
.network__list{list-style:none;margin:0;padding:0;display:grid;gap:1rem}
.network__list li{display:flex;gap:1rem;padding:1.1rem 1.25rem;border:1px solid rgba(244,236,220,.16);border-radius:12px;background:rgba(255,255,255,.03)}
.network__num{font-family:Fraunces,serif;color:#d79a63;font-size:1.2rem;min-width:2rem}
.network__list strong{display:block;font-size:1.05rem;margin-bottom:.2rem}
.network__list p{margin:0;opacity:.8;font-size:.95rem}
@media(max-width:860px){.network{grid-template-columns:1fr;padding:2rem 1.4rem;gap:1.5rem}}