:root{
  --ink:#14191f;
  --paper:#faf7f3;
  --card:#ffffff;
  --muted:#5d6670;
  --line:#e4ddd3;
  --brand:#d86411;
  --accent:#b85209;
  --accent-dark:#973f06;
  --maxw:720px;
}
*{box-sizing:border-box}
html{-webkit-text-size-adjust:100%}
body{
  margin:0;
  background:var(--paper);
  color:var(--ink);
  font:400 17px/1.65 -apple-system,BlinkMacSystemFont,"Segoe UI",Helvetica,Arial,sans-serif;
}
img{max-width:100%;height:auto;display:block}
a{color:var(--accent);text-decoration:none}
a:hover{text-decoration:underline}

/* ---------- header ---------- */
.site-head{
  border-bottom:1px solid var(--line);
  background:var(--card);
  position:sticky;top:0;z-index:10;
}
.head-in{
  max-width:1040px;margin:0 auto;padding:10px 20px;
  display:flex;flex-wrap:wrap;gap:10px 24px;align-items:baseline;justify-content:space-between;
}
.brand{
  display:flex;align-items:center;gap:11px;
  font-family:Georgia,"Times New Roman",serif;
  font-size:20px;letter-spacing:.01em;color:var(--ink);font-weight:400;
}
.brand img{width:68px;height:68px;flex:0 0 auto}
.brand em{display:block;font-family:inherit;font-style:normal;font-size:10.5px;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);margin-top:2px}
.brand:hover{text-decoration:none}
nav.main{display:flex;flex-wrap:wrap;gap:4px 20px;font-size:14.5px}
nav.main a{color:var(--muted)}
nav.main a:hover,nav.main a[aria-current="page"]{color:var(--ink);text-decoration:none}
nav.main a[aria-current="page"]{border-bottom:2px solid var(--accent);padding-bottom:2px}

/* ---------- hero ---------- */
.hero{
  background:var(--ink);color:#f4efe8;
  padding:64px 20px 56px;
}
.hero-in{max-width:var(--maxw);margin:0 auto}
.hero h1{
  font-family:Georgia,"Times New Roman",serif;
  font-weight:400;font-size:clamp(28px,5.2vw,44px);line-height:1.18;
  margin:0 0 20px;letter-spacing:-.01em;
}
.hero p{font-size:clamp(16px,2.4vw,19px);line-height:1.6;color:#cfc7bc;margin:0}
.hero .rule{width:56px;height:3px;background:var(--brand);margin:0 0 26px}

/* ---------- layout ---------- */
main{max-width:var(--maxw);margin:0 auto;padding:48px 20px 16px}
.wide{max-width:1040px}
section{margin:0 0 44px}
h2{
  font-family:Georgia,"Times New Roman",serif;font-weight:400;
  font-size:clamp(22px,3.6vw,29px);line-height:1.25;margin:0 0 16px;letter-spacing:-.01em;
}
h3{font-size:17px;font-weight:700;margin:30px 0 10px;letter-spacing:.01em}
p{margin:0 0 16px}
ul,ol{margin:0 0 18px;padding-left:22px}
li{margin-bottom:9px}
strong{font-weight:660}
hr{border:0;border-top:1px solid var(--line);margin:38px 0}
.lead{font-size:19px;line-height:1.6}
.eyebrow{
  font-size:11.5px;letter-spacing:.15em;text-transform:uppercase;
  color:var(--accent);font-weight:700;margin:0 0 10px;
}

/* ---------- callouts ---------- */
.pull{
  border-left:3px solid var(--accent);
  padding:4px 0 4px 20px;margin:26px 0;
  font-family:Georgia,"Times New Roman",serif;font-size:20px;line-height:1.45;
}
.note{
  background:#f2ece3;border:1px solid var(--line);border-radius:4px;
  padding:18px 20px;margin:26px 0;font-size:15.5px;line-height:1.6;
}
.note p:last-child{margin-bottom:0}
.limits{border-left:3px solid var(--line);padding-left:20px;margin:22px 0;color:var(--muted);font-size:15.5px}
.limits p:last-child{margin-bottom:0}

/* ---------- cards ---------- */
.cards{display:grid;grid-template-columns:repeat(auto-fit,minmax(255px,1fr));gap:18px;margin:28px 0}
.card{
  background:var(--card);border:1px solid var(--line);border-radius:5px;
  padding:22px 22px 20px;
}
.card h3{margin:0 0 8px;font-family:Georgia,"Times New Roman",serif;font-weight:400;font-size:20px}
.card p{font-size:15.5px;color:var(--muted);margin:0 0 14px}
.card a{font-size:14.5px;font-weight:600}

/* ---------- licences ---------- */
.lic{
  display:grid;grid-template-columns:repeat(auto-fit,minmax(290px,1fr));gap:2px;
  background:var(--line);border:1px solid var(--line);border-radius:5px;overflow:hidden;margin:24px 0 30px;
}
.lic div{background:var(--card);padding:16px 18px}
.lic dt{font-size:13px;color:var(--muted);margin-bottom:3px}
.lic dd{margin:0;font-size:17px;font-weight:700;letter-spacing:.02em}

/* ---------- CTA ---------- */
.cta{
  background:var(--card);border:1px solid var(--line);border-radius:5px;
  padding:28px 24px;margin:40px 0 10px;
}
.cta h2{margin-top:0}
.btn{
  display:inline-block;background:var(--accent);color:#fff;
  padding:12px 22px;border-radius:4px;font-weight:650;font-size:16px;margin:6px 10px 6px 0;
}
.btn:hover{background:var(--accent-dark);text-decoration:none}
.btn.ghost{background:transparent;color:var(--accent);border:1px solid var(--accent)}
.btn.ghost:hover{background:#f1e8dd}

/* ---------- footer ---------- */
footer{
  border-top:1px solid var(--line);margin-top:56px;background:var(--card);
}
.foot-in{
  max-width:1040px;margin:0 auto;padding:32px 20px 40px;
  font-size:14px;line-height:1.6;color:var(--muted);
}
.foot-in strong{color:var(--ink)}
.foot-logo{width:72px;height:72px;margin:0 0 16px}
.foot-in .disc{margin-top:14px;font-size:13px}
.foot-nav{margin-bottom:16px;display:flex;flex-wrap:wrap;gap:6px 18px}

@media (max-width:600px){
  body{font-size:16.5px}
  .brand img{width:56px;height:56px}
  .brand{font-size:18px;gap:9px}
  .hero{padding:46px 20px 42px}
  main{padding-top:36px}
}

/* ---------- video hero (home) ---------- */
.vhero{position:relative;height:min(78vh,720px);min-height:440px;overflow:hidden;background:var(--ink)}
.vhero video,.vhero .vposter{
  position:absolute;inset:0;width:100%;height:100%;object-fit:cover;display:block;
}
.vhero .scrim{
  position:absolute;inset:0;
  background:linear-gradient(180deg,rgba(10,13,17,.30) 0%,rgba(10,13,17,.45) 45%,rgba(10,13,17,.82) 100%);
}
.vhero-in{
  position:absolute;inset:auto 0 0 0;max-width:1040px;margin:0 auto;
  padding:0 20px 52px;color:#fff;
}
.vhero h1{
  font-family:Georgia,"Times New Roman",serif;font-weight:400;
  font-size:clamp(30px,5.6vw,54px);line-height:1.12;letter-spacing:-.015em;
  margin:0 0 16px;max-width:19ch;text-shadow:0 2px 24px rgba(0,0,0,.35);
}
.vhero h1 em{font-style:italic;color:#f0a86a}
.vhero p{
  font-size:clamp(16px,2.1vw,19.5px);line-height:1.55;margin:0 0 24px;
  max-width:52ch;color:#e7e0d8;text-shadow:0 1px 14px rgba(0,0,0,.4)
}
.vhero .rule{width:60px;height:3px;background:var(--brand);margin:0 0 22px}

/* ---------- wide sections ---------- */
.band{background:var(--ink);color:#efeae3}
.band-in,.wide-in{max-width:1040px;margin:0 auto;padding:52px 20px}
.stats{display:grid;grid-template-columns:repeat(auto-fit,minmax(180px,1fr));gap:30px 24px}
.stat b{
  display:block;font-family:Georgia,"Times New Roman",serif;font-weight:400;
  font-size:clamp(30px,4.4vw,42px);line-height:1;color:#fff;margin-bottom:8px;
}
.stat span{font-size:14px;line-height:1.5;color:#b9b2a9;display:block}
.wide-in h2{max-width:30ch}
.hoods{
  display:flex;flex-wrap:wrap;gap:10px 12px;margin:20px 0 0;padding:0;list-style:none;
}
.hoods li{
  border:1px solid var(--line);background:var(--card);border-radius:3px;
  padding:9px 15px;font-size:14.5px;color:var(--ink);
}
.journal{display:grid;grid-template-columns:repeat(auto-fit,minmax(300px,1fr));gap:22px;margin-top:26px}
.jcard{
  background:var(--card);border:1px solid var(--line);border-radius:5px;
  padding:26px 26px 24px;display:flex;flex-direction:column;
}
.jcard .eyebrow{margin-bottom:12px}
.jcard h3{
  font-family:Georgia,"Times New Roman",serif;font-weight:400;font-size:23px;
  line-height:1.25;margin:0 0 12px;
}
.jcard p{font-size:15.5px;color:var(--muted);margin:0 0 18px}
.jcard a{font-weight:650;font-size:15px;margin-top:auto}
@media (max-width:600px){
  .vhero{height:auto;min-height:0;padding-top:58vw}
  .vhero-in{padding-bottom:34px}
  .band-in,.wide-in{padding:40px 20px}
}

/* ---------- tiles ---------- */
.tiles{display:grid;grid-template-columns:repeat(auto-fit,minmax(420px,1fr));gap:20px;margin-top:28px}
.tile{position:relative;border-radius:5px;overflow:hidden;min-height:320px;background:var(--ink)}
.tile img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.tile .tscrim{position:absolute;inset:0;background:linear-gradient(180deg,rgba(10,13,17,0) 22%,rgba(10,13,17,.55) 58%,rgba(10,13,17,.9) 100%)}
.tile .tin{position:absolute;inset:auto 0 0 0;padding:20px;color:#fff}
.tile h3{font-family:Georgia,"Times New Roman",serif;font-weight:400;font-size:22px;margin:0 0 6px;color:#fff}
.tile p{font-size:14px;line-height:1.45;margin:0;color:#ddd6cd}

/* ---------- split feature ---------- */
.split{display:grid;grid-template-columns:1fr 1fr;gap:0;align-items:stretch}
.split .pic{position:relative;min-height:420px}
.split .pic img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.split .txt{padding:52px 44px;display:flex;flex-direction:column;justify-content:center;background:var(--card)}
.split .txt h2{margin-top:0}
.split .txt p:last-child{margin-bottom:0}
@media (max-width:760px){
  .split{grid-template-columns:1fr}
  .split .pic{min-height:260px}
  .split .txt{padding:34px 22px}
}

/* ---------- mid-page video band ---------- */
.vband{position:relative;height:min(54vh,460px);min-height:300px;overflow:hidden;background:var(--ink)}
.vband video,.vband img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;display:block}
.vband .scrim{position:absolute;inset:0;background:linear-gradient(180deg,rgba(10,13,17,.25) 0%,rgba(10,13,17,.5) 60%,rgba(10,13,17,.8) 100%)}
.vband .vb-in{
  position:absolute;inset:auto 0 0 0;max-width:1040px;margin:0 auto;padding:0 20px 40px;color:#fff;
}
.vband h2{
  font-family:Georgia,"Times New Roman",serif;font-weight:400;color:#fff;
  font-size:clamp(24px,4vw,38px);line-height:1.18;margin:0 0 10px;max-width:20ch;
  text-shadow:0 2px 20px rgba(0,0,0,.4);
}
.vband p{font-size:clamp(15px,2vw,18px);color:#e0d9d1;margin:0;max-width:54ch;text-shadow:0 1px 12px rgba(0,0,0,.45)}
@media (max-width:600px){.vband{height:auto;min-height:0;padding-top:62vw}.vband .vb-in{padding-bottom:26px}}

/* ---------- market figures ---------- */
.figs{display:grid;grid-template-columns:repeat(auto-fit,minmax(230px,1fr));gap:26px 28px;margin:28px 0 8px}
.fig b{
  display:block;font-family:Georgia,"Times New Roman",serif;font-weight:400;
  font-size:clamp(30px,4.2vw,40px);line-height:1;color:var(--ink);margin-bottom:8px;
}
.fig b small{font-size:.5em;color:var(--muted);letter-spacing:.02em}
.fig span{display:block;font-size:14.5px;line-height:1.5;color:var(--muted)}
.srcnote{font-size:12.5px;line-height:1.6;color:var(--muted);margin-top:22px;border-top:1px solid var(--line);padding-top:14px}

/* ---------- map ---------- */
.map{
  border:1px solid var(--line);border-radius:5px;overflow:hidden;
  margin:22px 0 18px;background:#eee9e1;aspect-ratio:16/9;max-width:100%;
}
.map iframe{width:100%;height:100%;border:0;display:block}
@media (max-width:600px){.map{aspect-ratio:4/3}}

/* ---------- form ---------- */
.form{background:var(--card);border:1px solid var(--line);border-radius:5px;padding:28px 26px 24px;margin:26px 0}
.frow{display:grid;grid-template-columns:repeat(auto-fit,minmax(210px,1fr));gap:16px 18px;margin-bottom:16px}
.f label{display:block;font-size:13px;font-weight:650;letter-spacing:.02em;margin-bottom:6px;color:var(--ink)}
.f input,.f select,.f textarea{
  width:100%;font:inherit;font-size:15.5px;color:var(--ink);background:#fff;
  border:1px solid #cfc6ba;border-radius:4px;padding:10px 12px;
}
.f textarea{min-height:96px;resize:vertical}
.f input:focus,.f select:focus,.f textarea:focus{outline:2px solid var(--accent);outline-offset:1px;border-color:var(--accent)}
.f-check{display:flex;gap:10px;align-items:flex-start;margin:4px 0 18px;font-size:15px;line-height:1.5}
.f-check input{width:auto;margin-top:3px;flex:0 0 auto}
.f-note{font-size:13px;color:var(--muted);line-height:1.6;margin:14px 0 0}
.hp{position:absolute;left:-9999px}
button.btn{border:0;cursor:pointer;font-family:inherit}

/* ---------- big years block ---------- */
.intro{
  max-width:1040px;margin:0 auto;padding:56px 20px;
  display:grid;grid-template-columns:minmax(240px,.85fr) 1.15fr;gap:44px;align-items:start;
}
.intro .big{
  font-family:Georgia,"Times New Roman",serif;font-weight:400;
  font-size:clamp(64px,9vw,124px);line-height:.84;color:var(--ink);letter-spacing:-.02em;
}
.intro .big em{display:block;font-style:normal;color:var(--brand);font-size:.3em;letter-spacing:.06em;margin-top:10px;text-transform:uppercase}
.intro .capt{color:var(--muted);margin-top:22px;font-size:16px;line-height:1.6}
.intro h2{margin-top:0}
.intro .body p:last-child{margin-bottom:0}
@media (max-width:820px){
  .intro{grid-template-columns:1fr;gap:26px;padding:44px 20px}
  .intro .big{font-size:68px}
}

/* ---------- listings ---------- */
.listing{background:var(--card);border:1px solid var(--line);border-radius:5px;overflow:hidden;margin:0 0 34px}
.lbody{padding:26px 24px 28px}
.laddr{font-family:Georgia,"Times New Roman",serif;font-weight:400;font-size:clamp(24px,3.4vw,31px);line-height:1.2;margin:0 0 4px;letter-spacing:-.01em}
.lprice{font-size:23px;font-weight:700;color:var(--accent);margin:0 0 22px;letter-spacing:.01em}
.lspecs{display:grid;grid-template-columns:repeat(auto-fit,minmax(120px,1fr));gap:1px;background:var(--line);
  border:1px solid var(--line);margin:0 0 24px}
.lspecs div{background:var(--card);padding:13px 15px}
.lspecs dt{font-size:12px;letter-spacing:.08em;text-transform:uppercase;color:var(--muted);margin-bottom:3px}
.lspecs dd{margin:0;font-size:17px;font-weight:700}
.lagent{font-size:15px;color:var(--muted);border-top:1px solid var(--line);padding-top:18px;margin-top:24px}
.ldisc{font-size:13px;color:var(--muted);margin-top:28px}
@media(max-width:560px){.lbody{padding:22px 18px 24px}}
.social{margin:14px 0 0;font-size:14.5px;letter-spacing:.02em}
.social a{color:var(--brand);font-weight:600}
.social a:hover{color:#f0a86a}

.lgal{background:var(--line)}
.lg-main{display:block;width:100%;height:auto;aspect-ratio:4/3;object-fit:cover;background:var(--line)}
.lg-rest{display:grid;grid-template-columns:repeat(auto-fit,minmax(160px,1fr));gap:2px;margin-top:2px}
.lg-rest img{display:block;width:100%;height:100%;aspect-ratio:4/3;object-fit:cover;background:var(--line)}
.agent{display:flex;gap:18px;align-items:center;border-top:1px solid var(--line);
  padding-top:22px;margin:26px 0 24px}
.agent-photo{width:92px;height:92px;flex:0 0 auto;border-radius:50%;object-fit:cover;
  background:var(--line);border:1px solid var(--line)}
.agent-txt{min-width:0}
.agent-txt .eyebrow{margin-bottom:5px}
.agent-name{font-family:Georgia,"Times New Roman",serif;font-weight:400;font-size:21px;margin:0 0 4px;line-height:1.2}
.agent-meta{font-size:14.5px;color:var(--muted);margin:0 0 3px}
@media(max-width:480px){.agent{gap:14px}.agent-photo{width:72px;height:72px}}

/* ---------- listing lightbox ---------- */
.lgal img{cursor:zoom-in}
.lb{position:fixed;inset:0;z-index:999;background:rgba(10,13,17,.94);
  display:flex;align-items:center;justify-content:center;padding:46px 18px}
.lb[hidden]{display:none}
.lb-img{max-width:min(1200px,94vw);max-height:84vh;width:auto;height:auto;
  object-fit:contain;border-radius:3px;box-shadow:0 18px 60px rgba(0,0,0,.5)}
.lb button{position:absolute;background:rgba(255,255,255,.12);color:#fff;border:0;cursor:pointer;
  width:46px;height:46px;border-radius:50%;font-size:30px;line-height:1;
  display:flex;align-items:center;justify-content:center;padding:0}
.lb button:hover{background:rgba(255,255,255,.24)}
.lb button:focus-visible{outline:2px solid var(--brand);outline-offset:2px}
.lb-close{top:14px;right:14px;font-size:26px}
.lb-prev{left:14px;top:50%;transform:translateY(-50%)}
.lb-next{right:14px;top:50%;transform:translateY(-50%)}
.lb-count{position:absolute;bottom:14px;left:0;right:0;text-align:center;margin:0;
  color:#cfc7bc;font-size:13.5px;letter-spacing:.08em}
@media(max-width:560px){.lb{padding:54px 8px}.lb button{width:40px;height:40px;font-size:24px}}