:root{
  --navy:#0e1b29;
  --navy-2:#162737;
  --gold:#c3a063;
  --gold-soft:#dcc59a;
  --cream:#f7f3ec;
  --sand:#efe7da;
  --ink:#1c2430;
  --muted:#6b7380;
  --line:rgba(14,27,41,.12);
  --serif:'Cormorant Garamond',Georgia,serif;
  --sans:'Jost','Helvetica Neue',Arial,sans-serif;
  --max:1200px;
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{font-family:var(--sans);color:var(--ink);background:var(--cream);line-height:1.65;font-weight:350;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
.wrap{max-width:var(--max);margin:0 auto;padding:0 24px}
h1,h2,h3{font-family:var(--serif);font-weight:500;line-height:1.1;letter-spacing:.005em}
.eyebrow{font-size:.74rem;letter-spacing:.32em;text-transform:uppercase;color:var(--gold);font-weight:500}
.btn{display:inline-flex;align-items:center;gap:10px;padding:15px 30px;font-size:.78rem;letter-spacing:.22em;text-transform:uppercase;font-weight:500;border:1px solid var(--gold);background:var(--gold);color:var(--navy);transition:.3s;cursor:pointer;font-family:var(--sans)}
.btn:hover{background:transparent;color:var(--gold)}
.btn.ghost{background:transparent;color:#fff;border-color:rgba(255,255,255,.6)}
.btn.ghost:hover{background:#fff;color:var(--navy);border-color:#fff}
.btn.dark{background:var(--navy);border-color:var(--navy);color:#fff}
.btn.dark:hover{background:transparent;color:var(--navy)}

/* header */
.topbar{background:var(--navy);color:rgba(255,255,255,.7);font-size:.76rem;letter-spacing:.08em}
.topbar .wrap{display:flex;justify-content:space-between;align-items:center;height:38px;gap:16px}
.topbar a:hover{color:var(--gold-soft)}
.topbar .tb-right{display:flex;gap:22px}
header.site{position:sticky;top:0;z-index:50;background:rgba(247,243,236,.94);backdrop-filter:blur(10px);border-bottom:1px solid var(--line)}
header.site .wrap{display:flex;align-items:center;justify-content:space-between;height:84px}
.brand{display:flex;flex-direction:column;line-height:1}
.brand .name{font-family:var(--serif);font-size:1.75rem;font-weight:600;letter-spacing:.04em;color:var(--navy)}
.brand .sub{font-size:.62rem;letter-spacing:.36em;text-transform:uppercase;color:var(--gold);margin-top:6px}
nav.main{display:flex;align-items:center;gap:34px}
nav.main a{font-size:.76rem;letter-spacing:.2em;text-transform:uppercase;font-weight:450;color:var(--navy);position:relative;padding:6px 0}
nav.main a::after{content:"";position:absolute;left:0;bottom:0;height:1px;width:0;background:var(--gold);transition:.3s}
nav.main a:hover::after,nav.main a.active::after{width:100%}
nav.main a.cta{border:1px solid var(--navy);padding:11px 20px}
nav.main a.cta::after{display:none}
nav.main a.cta:hover{background:var(--navy);color:#fff}
.burger{display:none;background:none;border:0;width:40px;height:40px;cursor:pointer;flex-direction:column;justify-content:center;gap:6px;align-items:flex-end}
.burger span{display:block;height:1.5px;width:26px;background:var(--navy);transition:.3s}
.burger span:nth-child(2){width:18px}

/* hero */
.hero{position:relative;min-height:calc(100vh - 122px);display:flex;align-items:center;color:#fff;overflow:hidden}
.hero .bg{position:absolute;inset:0;background-size:cover;background-position:center;transform:scale(1.06);animation:slowzoom 18s ease-out forwards}
@keyframes slowzoom{to{transform:scale(1)}}
.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(100deg,rgba(14,27,41,.85) 0%,rgba(14,27,41,.55) 45%,rgba(14,27,41,.15) 100%)}
.hero .wrap{position:relative;z-index:2;width:100%}
.hero h1{font-size:clamp(2.8rem,6.4vw,5.6rem);max-width:780px;margin:18px 0 22px}
.hero h1 em{font-style:italic;color:var(--gold-soft)}
.hero p.lead{font-size:1.12rem;max-width:520px;color:rgba(255,255,255,.85);margin-bottom:36px}
.hero .actions{display:flex;gap:16px;flex-wrap:wrap}
.searchbar{margin-top:56px;background:rgba(255,255,255,.97);color:var(--ink);display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr auto;max-width:960px;box-shadow:0 30px 60px rgba(0,0,0,.25)}
.searchbar label{display:flex;flex-direction:column;padding:16px 22px;border-right:1px solid var(--line);font-size:.66rem;letter-spacing:.22em;text-transform:uppercase;color:var(--muted)}
.searchbar select,.searchbar input{border:0;background:transparent;font-family:var(--sans);font-size:.98rem;color:var(--navy);margin-top:6px;outline:none;width:100%}
.searchbar .btn{border-radius:0;justify-content:center}

/* sections */
section{padding:110px 0}
.sec-head{display:flex;justify-content:space-between;align-items:flex-end;gap:30px;margin-bottom:54px;flex-wrap:wrap}
.sec-head h2{font-size:clamp(2.2rem,4vw,3.4rem);margin-top:12px;color:var(--navy)}
.sec-head p{max-width:420px;color:var(--muted)}
.dark{background:var(--navy);color:#fff}
.dark .sec-head h2{color:#fff}
.dark .sec-head p{color:rgba(255,255,255,.65)}
.sand{background:var(--sand)}

/* stats */
.stats{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid rgba(255,255,255,.12)}
.stats div{padding:46px 24px;border-right:1px solid rgba(255,255,255,.12);text-align:center}
.stats div:last-child{border-right:0}
.stats strong{display:block;font-family:var(--serif);font-size:3.2rem;font-weight:500;color:var(--gold-soft);line-height:1}
.stats span{font-size:.72rem;letter-spacing:.24em;text-transform:uppercase;color:rgba(255,255,255,.65);display:block;margin-top:12px}

/* listing cards */
.grid{display:grid;grid-template-columns:repeat(3,1fr);gap:34px}
.card{background:#fff;cursor:pointer;transition:.4s;display:flex;flex-direction:column}
.card:hover{transform:translateY(-6px);box-shadow:0 26px 50px rgba(14,27,41,.13)}
.card .ph{position:relative;aspect-ratio:4/3;overflow:hidden}
.card .ph img{width:100%;height:100%;object-fit:cover;transition:1.2s}
.card:hover .ph img{transform:scale(1.07)}
.tag{position:absolute;top:16px;left:16px;background:var(--navy);color:#fff;font-size:.64rem;letter-spacing:.22em;text-transform:uppercase;padding:7px 12px}
.tag.gold{background:var(--gold);color:var(--navy)}
.card .body{padding:26px 26px 28px;flex:1;display:flex;flex-direction:column}
.card .price{font-family:var(--serif);font-size:1.9rem;color:var(--navy);font-weight:600}
.card .addr{font-size:.95rem;margin:4px 0 2px}
.card .area{font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;color:var(--gold)}
.card .meta{display:flex;gap:20px;margin-top:auto;padding-top:20px;border-top:1px solid var(--line);font-size:.85rem;color:var(--muted)}
.card .meta b{color:var(--navy);font-weight:500}
.card .body .meta{margin-top:20px}

/* split */
.split{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:center}
.portrait{position:relative}
.portrait .frame{position:absolute;inset:28px -28px -28px 28px;border:1px solid var(--gold);z-index:0}
.portrait .img{position:relative;z-index:1;aspect-ratio:4/5;overflow:hidden;background:var(--navy)}
.portrait .img img{width:100%;height:100%;object-fit:cover}
.headshot{position:relative;z-index:1;aspect-ratio:1;border-radius:50%;overflow:hidden;max-width:440px;margin:0 auto;box-shadow:0 30px 60px rgba(14,27,41,.25);border:8px solid #fff}
.headshot img{width:100%;height:100%;object-fit:cover;transform:scale(1.05)}
.ring{position:relative;max-width:440px;margin:0 auto}
.ring::before{content:"";position:absolute;inset:-22px;border-radius:50%;border:1px solid var(--gold)}
.split h2{font-size:clamp(2.2rem,4vw,3.3rem);margin:14px 0 24px;color:var(--navy)}
.split p{color:#4a5260;margin-bottom:18px}
.sig{font-family:var(--serif);font-style:italic;font-size:2rem;color:var(--gold);margin:8px 0 30px}

/* services */
.services{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:rgba(255,255,255,.12)}
.svc{background:var(--navy);padding:50px 40px;transition:.4s}
.svc:hover{background:var(--navy-2)}
.svc .num{font-family:var(--serif);font-size:1rem;color:var(--gold);letter-spacing:.2em}
.svc h3{font-size:1.9rem;margin:18px 0 14px}
.svc p{color:rgba(255,255,255,.65);font-size:.95rem;margin-bottom:24px}
.svc a{font-size:.72rem;letter-spacing:.24em;text-transform:uppercase;color:var(--gold-soft)}

/* testimonials */
.quotes{display:grid;grid-template-columns:repeat(3,1fr);gap:34px}
.quote{background:#fff;padding:44px 38px;position:relative}
.quote::before{content:"\201C";font-family:var(--serif);font-size:5rem;color:var(--gold);position:absolute;top:10px;left:30px;line-height:1}
.quote p{font-family:var(--serif);font-size:1.3rem;line-height:1.5;color:var(--navy);margin-top:40px}
.quote .who{margin-top:24px;font-size:.72rem;letter-spacing:.22em;text-transform:uppercase;color:var(--muted)}
.stars{color:var(--gold);letter-spacing:4px;font-size:.9rem;margin-top:8px}

/* cta band */
.band{position:relative;padding:130px 0;color:#fff;text-align:center;overflow:hidden}
.band .bg{position:absolute;inset:0;background-size:cover;background-position:center;background-attachment:fixed}
.band::after{content:"";position:absolute;inset:0;background:rgba(14,27,41,.72)}
.band .wrap{position:relative;z-index:2}
.band h2{font-size:clamp(2.4rem,5vw,4rem);max-width:760px;margin:16px auto 22px}
.band p{max-width:540px;margin:0 auto 36px;color:rgba(255,255,255,.8)}

/* page hero */
.phero{position:relative;padding:150px 0 110px;color:#fff;overflow:hidden}
.phero .bg{position:absolute;inset:0;background-size:cover;background-position:center}
.phero::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(14,27,41,.55),rgba(14,27,41,.85))}
.phero .wrap{position:relative;z-index:2}
.phero h1{font-size:clamp(2.8rem,6vw,4.8rem);margin:14px 0 14px}
.phero p{max-width:560px;color:rgba(255,255,255,.82);font-size:1.08rem}
.crumbs{font-size:.72rem;letter-spacing:.22em;text-transform:uppercase;color:rgba(255,255,255,.6)}
.crumbs a:hover{color:var(--gold-soft)}

/* filters */
.filters{display:flex;gap:14px;flex-wrap:wrap;align-items:flex-end;background:#fff;padding:26px;margin-bottom:44px;box-shadow:0 10px 30px rgba(14,27,41,.06)}
.filters label{display:flex;flex-direction:column;font-size:.64rem;letter-spacing:.22em;text-transform:uppercase;color:var(--muted);flex:1;min-width:150px}
.filters select{margin-top:8px;padding:12px 10px;border:1px solid var(--line);background:var(--cream);font-family:var(--sans);font-size:.95rem;color:var(--navy)}
.count{font-size:.85rem;color:var(--muted);margin-bottom:22px}
.notice{font-size:.82rem;color:var(--muted);border-left:2px solid var(--gold);padding:10px 16px;background:#fff;margin-bottom:30px}
.empty{grid-column:1/-1;text-align:center;padding:60px;color:var(--muted)}

/* modal */
.modal{position:fixed;inset:0;z-index:100;background:rgba(14,27,41,.82);display:none;align-items:center;justify-content:center;padding:24px}
.modal.open{display:flex;animation:fade .3s}
@keyframes fade{from{opacity:0}to{opacity:1}}
.modal .box{background:var(--cream);max-width:1060px;width:100%;max-height:92vh;overflow:auto;display:grid;grid-template-columns:1.25fr 1fr;position:relative}
.modal .gal{position:relative;background:var(--navy);min-height:420px}
.modal .gal img{width:100%;height:100%;object-fit:cover;position:absolute;inset:0}
.modal .gal .nav{position:absolute;bottom:18px;right:18px;display:flex;gap:8px;z-index:2}
.modal .gal button{width:44px;height:44px;border:1px solid rgba(255,255,255,.6);background:rgba(14,27,41,.5);color:#fff;cursor:pointer;font-size:1.1rem}
.modal .gal button:hover{background:var(--gold);border-color:var(--gold);color:var(--navy)}
.modal .info{padding:46px 40px}
.modal .info .price{font-family:var(--serif);font-size:2.6rem;color:var(--navy);font-weight:600;line-height:1}
.modal .info h3{font-size:1.5rem;margin:10px 0 4px;color:var(--navy)}
.modal .facts{display:grid;grid-template-columns:repeat(3,1fr);margin:26px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.modal .facts div{padding:16px 0;text-align:center;border-right:1px solid var(--line)}
.modal .facts div:last-child{border-right:0}
.modal .facts b{display:block;font-family:var(--serif);font-size:1.7rem;color:var(--navy);font-weight:500}
.modal .facts span{font-size:.64rem;letter-spacing:.2em;text-transform:uppercase;color:var(--muted)}
.modal .info p{color:#4a5260;font-size:.95rem;margin-bottom:22px}
.modal .feat{list-style:none;margin-bottom:28px;columns:2;font-size:.88rem;color:#4a5260}
.modal .feat li{padding:4px 0 4px 16px;position:relative}
.modal .feat li::before{content:"";position:absolute;left:0;top:13px;width:6px;height:1px;background:var(--gold)}
.modal .close{position:absolute;top:14px;right:14px;z-index:3;width:42px;height:42px;border:0;background:var(--navy);color:#fff;font-size:1.4rem;cursor:pointer}
.modal .agent{display:flex;align-items:center;gap:14px;margin-top:24px;padding-top:22px;border-top:1px solid var(--line);font-size:.86rem}
.modal .agent img{width:52px;height:52px;border-radius:50%;object-fit:cover}

/* neighborhoods */
.hoods{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.hood{position:relative;aspect-ratio:3/4;overflow:hidden;color:#fff;display:flex;align-items:flex-end;padding:30px}
.hood img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:1.2s}
.hood:hover img{transform:scale(1.08)}
.hood::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,transparent 35%,rgba(14,27,41,.9))}
.hood div{position:relative;z-index:2}
.hood h3{font-size:2rem}
.hood span{font-size:.7rem;letter-spacing:.24em;text-transform:uppercase;color:var(--gold-soft)}
.facts-row{display:grid;grid-template-columns:repeat(4,1fr);gap:24px;margin-top:10px}
.fact{border-top:1px solid var(--gold);padding-top:20px}
.fact strong{font-family:var(--serif);font-size:2.4rem;color:var(--navy);font-weight:500;display:block;line-height:1.1}
.fact span{font-size:.82rem;color:var(--muted)}
.list-check{list-style:none;margin:10px 0 30px}
.list-check li{padding:10px 0 10px 30px;border-bottom:1px solid var(--line);position:relative;color:#4a5260}
.list-check li::before{content:"";position:absolute;left:0;top:19px;width:14px;height:1px;background:var(--gold)}

/* timeline / process */
.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:30px;counter-reset:s}
.step{counter-increment:s;border-top:1px solid var(--line);padding-top:26px}
.step::before{content:"0" counter(s);font-family:var(--serif);font-size:2.6rem;color:var(--gold);display:block;line-height:1;margin-bottom:14px}
.step h3{font-size:1.5rem;color:var(--navy);margin-bottom:10px}
.step p{font-size:.92rem;color:var(--muted)}

/* contact */
.contact-grid{display:grid;grid-template-columns:1fr 1.3fr;gap:70px}
.cinfo .item{display:flex;gap:18px;padding:22px 0;border-bottom:1px solid var(--line)}
.cinfo .ic{width:46px;height:46px;flex:none;border:1px solid var(--gold);display:flex;align-items:center;justify-content:center;color:var(--gold)}
.cinfo .ic svg{width:20px;height:20px}
.cinfo small{display:block;font-size:.66rem;letter-spacing:.22em;text-transform:uppercase;color:var(--muted)}
.cinfo a,.cinfo b{font-size:1.08rem;color:var(--navy);font-weight:450}
form.lux{background:#fff;padding:50px 46px;box-shadow:0 20px 50px rgba(14,27,41,.07)}
.tabs{display:flex;gap:0;margin-bottom:30px;border-bottom:1px solid var(--line)}
.tabs button{flex:1;background:none;border:0;padding:14px 8px;font-family:var(--sans);font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;color:var(--muted);cursor:pointer;border-bottom:2px solid transparent;margin-bottom:-1px}
.tabs button.on{color:var(--navy);border-color:var(--gold)}
.row{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.fld{display:flex;flex-direction:column;margin-bottom:18px}
.fld label{font-size:.64rem;letter-spacing:.22em;text-transform:uppercase;color:var(--muted);margin-bottom:8px}
.fld input,.fld select,.fld textarea{padding:14px 14px;border:1px solid var(--line);background:var(--cream);font-family:var(--sans);font-size:.98rem;color:var(--navy);outline:none;transition:.2s}
.fld input:focus,.fld select:focus,.fld textarea:focus{border-color:var(--gold);background:#fff}
.fld textarea{min-height:120px;resize:vertical}
.seller-only{display:none}
form.seller .seller-only{display:block}
form.seller .buyer-only{display:none}
.success{display:none;text-align:center;padding:40px 10px}
.success h3{font-size:2.2rem;color:var(--navy);margin:12px 0}
.success p{color:var(--muted)}
.map{margin-top:30px;aspect-ratio:16/9;background:var(--sand);position:relative;overflow:hidden}
.map iframe{width:100%;height:100%;border:0;filter:grayscale(.6) contrast(1.05)}

/* footer */
footer{background:#0a1520;color:rgba(255,255,255,.6);padding:80px 0 0;font-size:.9rem}
.fgrid{display:grid;grid-template-columns:1.6fr 1fr 1fr 1.2fr;gap:50px;padding-bottom:60px}
footer h4{font-family:var(--sans);font-size:.7rem;letter-spacing:.26em;text-transform:uppercase;color:var(--gold);margin-bottom:20px;font-weight:500}
footer ul{list-style:none}
footer li{padding:5px 0}
footer a:hover{color:var(--gold-soft)}
footer .brand .name{color:#fff}
footer .about{margin-top:20px;max-width:320px}
.legal{border-top:1px solid rgba(255,255,255,.08);padding:26px 0;display:flex;justify-content:space-between;gap:20px;flex-wrap:wrap;font-size:.78rem;align-items:center}
.eho{display:inline-flex;align-items:center;gap:10px}
.eho svg{width:28px;height:28px}
.credit a{color:var(--gold-soft)}

/* reveal */
.rv{opacity:0;transform:translateY(30px);transition:1s cubic-bezier(.2,.7,.2,1)}
.rv.in{opacity:1;transform:none}

/* responsive */
@media(max-width:1000px){
  .grid,.quotes,.services,.hoods{grid-template-columns:1fr 1fr}
  .split,.contact-grid{grid-template-columns:1fr;gap:60px}
  .steps,.facts-row{grid-template-columns:1fr 1fr}
  .fgrid{grid-template-columns:1fr 1fr}
  .searchbar{grid-template-columns:1fr 1fr}
  .searchbar label{border-bottom:1px solid var(--line)}
  .searchbar .btn{grid-column:1/-1;padding:18px}
  .modal .box{grid-template-columns:1fr}
  .modal .gal{min-height:300px}
}
@media(max-width:860px){
  .burger{display:flex}
  nav.main{position:absolute;top:100%;left:0;right:0;background:var(--cream);flex-direction:column;align-items:flex-start;gap:0;padding:10px 24px 30px;transform:translateY(-20px);opacity:0;visibility:hidden;transition:.35s;box-shadow:0 20px 40px rgba(0,0,0,.1);z-index:40}
  nav.main.open{transform:none;opacity:1;visibility:visible}
  nav.main a{padding:16px 0;width:100%;border-bottom:1px solid var(--line)}
  nav.main a.cta{margin-top:16px;text-align:center;border:1px solid var(--navy)}
  .topbar .tb-left{display:none}
  .topbar .wrap{justify-content:center}
}
@media(max-width:640px){
  section{padding:76px 0}
  .grid,.quotes,.services,.hoods,.steps,.facts-row,.fgrid,.row{grid-template-columns:1fr}
  .stats{grid-template-columns:1fr 1fr}
  .stats div:nth-child(2){border-right:0}
  .stats div{border-bottom:1px solid rgba(255,255,255,.12)}
  .searchbar{grid-template-columns:1fr}
  .hero{min-height:auto;padding:90px 0 70px}
  .brand .name{font-size:1.4rem}
  .brand .sub{letter-spacing:.22em}
  form.lux{padding:34px 22px}
  .modal{padding:0}
  .modal .box{max-height:100vh;height:100%}
  .modal .info{padding:34px 24px}
  .band .bg{background-attachment:scroll}
  .portrait .frame{inset:18px -12px -18px 18px}
  .hood{aspect-ratio:4/3}
}