:root {
	--ink: #171714;
	--ink-soft: #34332f;
	--sand: #f2eee5;
	--sand-light: #faf8f3;
	--white: #fff;
	--gold: #aa8952;
	--line: rgba(23, 23, 20, .18);
	--max: 1240px;
	--serif: Georgia, "Times New Roman", serif;
	--sans: Inter, Helvetica, Arial, sans-serif;
}

*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; }
section[id] { scroll-margin-top: 105px; }
body { margin: 0; background: var(--sand-light); color: var(--ink); font-family: var(--sans); font-size: 17px; line-height: 1.65; }
img { display: block; max-width: 100%; height: auto; }
a { color: inherit; text-decoration-thickness: .07em; text-underline-offset: .22em; }
h1, h2, h3 { margin: 0 0 .6em; font-family: var(--serif); font-weight: 400; line-height: 1.06; }
h1 { font-size: clamp(3rem, 8vw, 7.5rem); letter-spacing: -.045em; }
h2 { font-size: clamp(2.4rem, 5vw, 5.1rem); letter-spacing: -.035em; }
h3 { font-size: clamp(1.55rem, 2.2vw, 2.25rem); }
p { margin: 0 0 1.2em; }
button, input, select, textarea { font: inherit; }

.container { width: min(calc(100% - 40px), var(--max)); margin-inline: auto; }
.section { padding: clamp(80px, 10vw, 150px) 0; }
.section--soft { background: var(--sand); }
.section--dark { background: var(--ink); color: var(--white); }
.eyebrow { margin-bottom: 1.5rem; color: var(--gold); font-size: .73rem; font-weight: 700; letter-spacing: .2em; text-transform: uppercase; }
.section-heading { max-width: 850px; margin-bottom: clamp(45px, 6vw, 80px); }
.section-heading--split { display: flex; align-items: end; justify-content: space-between; max-width: none; gap: 30px; }
.two-column { display: grid; grid-template-columns: minmax(0, .9fr) minmax(0, 1.1fr); gap: clamp(50px, 9vw, 140px); align-items: start; }
.two-column > :last-child { max-width: 650px; padding-top: .8rem; font-size: 1.15rem; }
.text-link { display: inline-block; border-bottom: 1px solid currentColor; color: var(--ink); font-size: .78rem; font-weight: 700; letter-spacing: .12em; text-decoration: none; text-transform: uppercase; }
.text-link--light { color: var(--white); }
.button { display: inline-flex; min-height: 52px; align-items: center; justify-content: center; border: 1px solid var(--ink); background: var(--ink); color: var(--white); padding: 12px 24px; font-size: .75rem; font-weight: 700; letter-spacing: .12em; text-decoration: none; text-transform: uppercase; transition: background .2s, color .2s, border-color .2s; }
.button:hover, .button:focus-visible { background: transparent; color: var(--ink); }
.button--light { border-color: var(--white); background: var(--white); color: var(--ink); }
.button--light:hover, .button--light:focus-visible { background: transparent; color: var(--white); }
.button--small { min-height: 42px; padding: 9px 17px; font-size: .66rem; }

.skip-link { position: fixed; z-index: 1000; top: 8px; left: 8px; transform: translateY(-160%); background: var(--white); padding: 10px 14px; }
.skip-link:focus { transform: none; }
.screen-reader-text { position: absolute; overflow: hidden; width: 1px; height: 1px; margin: -1px; clip: rect(0, 0, 0, 0); white-space: nowrap; }
:focus-visible { outline: 2px solid var(--gold); outline-offset: 4px; }

.site-header { position: fixed; z-index: 100; top: 0; right: 0; left: 0; border-bottom: 1px solid transparent; transition: background .25s, border-color .25s; }
.site-header.is-scrolled, body:not(.home) .site-header { border-color: var(--line); background: rgba(250, 248, 243, .96); backdrop-filter: blur(14px); }
.site-header__inner { display: flex; min-height: 94px; align-items: center; justify-content: space-between; gap: 35px; }
.brand { position: relative; display: block; width: 170px; }
.brand__logo { display: block; width: 170px; height: auto; }
.brand__logo--light { position: absolute; inset: 0; opacity: 0; }
body.home .site-header:not(.is-scrolled) .brand__logo--dark { opacity: 0; }
body.home .site-header:not(.is-scrolled) .brand__logo--light { opacity: 1; }
body.admin-bar .site-header { top: 32px; }
.primary-navigation { display: flex; align-items: center; gap: 28px; }
.primary-navigation ul { display: flex; align-items: center; gap: 24px; margin: 0; padding: 0; list-style: none; }
.primary-navigation a { font-size: .7rem; font-weight: 700; letter-spacing: .1em; text-decoration: none; text-transform: uppercase; }
body.home .site-header:not(.is-scrolled) .primary-navigation ul a,
body.home .site-header:not(.is-scrolled) .menu-toggle { color: var(--white); }
.menu-toggle { display: none; width: 42px; height: 42px; border: 0; background: transparent; padding: 9px; }
.menu-toggle > span:not(.screen-reader-text) { display: block; width: 100%; height: 1px; margin: 6px 0; background: currentColor; }

.hero { position: relative; display: grid; min-height: min(920px, 100svh); align-items: end; overflow: hidden; background: linear-gradient(118deg, rgba(9,9,8,.91), rgba(21,19,16,.55)), radial-gradient(circle at 80% 18%, #75684f, transparent 42%), #24231e; color: var(--white); }
.hero__texture { position: absolute; inset: 0; opacity: .32; background-image: linear-gradient(118deg, transparent 48%, rgba(255,255,255,.12) 48.1%, transparent 48.4%), radial-gradient(circle at 88% 70%, rgba(180,150,95,.52), transparent 29%); }
.hero__content { position: relative; padding-top: 175px; padding-bottom: clamp(70px, 10vw, 145px); }
.hero h1 { max-width: 1060px; }
.hero__intro { max-width: 620px; margin: 28px 0 35px; color: rgba(255,255,255,.82); font-size: clamp(1.06rem, 1.8vw, 1.35rem); }
.hero__actions { display: flex; flex-wrap: wrap; align-items: center; gap: 28px; }

.pathway-grid { display: grid; grid-template-columns: repeat(3, 1fr); border-top: 1px solid var(--line); border-left: 1px solid var(--line); }
.pathway-card { min-height: 310px; border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); padding: 32px; text-decoration: none; transition: background .2s, color .2s; }
.pathway-card > span { display: block; margin-bottom: 70px; color: var(--gold); font-size: .7rem; letter-spacing: .15em; }
.pathway-card p { color: var(--ink-soft); }
.pathway-card:hover { background: var(--ink); color: var(--white); }
.pathway-card:hover p { color: rgba(255,255,255,.72); }

.property-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 25px; }
.property-card { background: var(--sand-light); }
.property-card__image { display: block; overflow: hidden; aspect-ratio: 4 / 3; background: #d8d1c2; }
.property-card__image img { width: 100%; height: 100%; object-fit: cover; transition: transform .5s; }
.property-card:hover img { transform: scale(1.025); }
.property-card__placeholder { display: block; width: 100%; height: 100%; background: linear-gradient(135deg, #d9d2c4, #b9ae99); }
.property-card__content { padding: 28px; }
.property-card__content h3 a { text-decoration: none; }
.property-card__content ul { display: flex; flex-wrap: wrap; gap: 8px 18px; margin: 20px 0; padding: 0; color: var(--ink-soft); font-size: .82rem; list-style: none; }
.property-card__price { margin: 0; font-family: var(--serif); font-size: 1.35rem; }
.empty-collection { grid-column: 1 / -1; max-width: 760px; border: 1px solid var(--line); padding: clamp(35px, 6vw, 75px); }

.private-market { background: #dad1c1; }
.advisory-grid { display: grid; grid-template-columns: repeat(2, 1fr); border-top: 1px solid var(--line); border-left: 1px solid var(--line); }
.advisory-grid > div { min-height: 270px; border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); padding: clamp(28px, 4vw, 48px); }
.advisory-grid p { max-width: 490px; color: var(--ink-soft); }

.request-layout { display: grid; grid-template-columns: .8fr 1.2fr; gap: clamp(50px, 8vw, 120px); }
.private-request-form { display: grid; gap: 22px; }
.private-request-form label { display: grid; gap: 8px; font-size: .72rem; font-weight: 700; letter-spacing: .08em; text-transform: uppercase; }
.private-request-form input, .private-request-form select, .private-request-form textarea { width: 100%; border: 0; border-bottom: 1px solid var(--ink); border-radius: 0; background: transparent; padding: 12px 2px; color: var(--ink); outline: 0; text-transform: none; }
.private-request-form input:focus, .private-request-form select:focus, .private-request-form textarea:focus { border-bottom-color: var(--gold); box-shadow: 0 1px var(--gold); }
.form-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 25px; }
.private-request-form .consent { display: flex; align-items: flex-start; gap: 12px; font-size: .72rem; font-weight: 400; letter-spacing: 0; line-height: 1.5; text-transform: none; }
.consent input { flex: 0 0 18px; width: 18px; margin-top: 2px; }
.private-request-form .button { justify-self: start; }
.honeypot { position: absolute !important; left: -10000px !important; }
.form-notice { border-left: 3px solid var(--gold); margin-bottom: 25px; background: rgba(255,255,255,.55); padding: 16px 20px; }
.form-notice--error { border-left-color: #8b3434; }

.page-hero { padding: 210px 0 100px; background: var(--sand); }
.content-layout { max-width: 920px; padding-top: 75px; }
.entry-summary { border-bottom: 1px solid var(--line); padding: 35px 0; }
.entry-summary h2 { font-size: clamp(2rem, 4vw, 3.4rem); }
.page-hero h1 { font-size: clamp(3.5rem, 8vw, 7rem); }
.page-hero p:last-child { max-width: 620px; }
.property-hero { position: relative; display: grid; min-height: 75svh; align-items: end; background: var(--ink); color: var(--white); }
.property-hero > img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.property-hero__overlay { position: relative; z-index: 1; padding: 220px 0 75px; background: linear-gradient(0deg, rgba(0,0,0,.8), transparent 75%); }
.property-price { font-family: var(--serif); font-size: 1.6rem; }
.property-layout { display: grid; grid-template-columns: minmax(0, 1fr) 360px; gap: clamp(50px, 8vw, 120px); }
.entry-content > * { max-width: 780px; }
.entry-content > .alignwide { max-width: 1050px; }
.property-sidebar { position: sticky; top: 125px; border-top: 1px solid var(--ink); padding-top: 25px; }
.property-sidebar dl { margin: 0 0 30px; }
.property-sidebar dl div { display: flex; justify-content: space-between; gap: 18px; border-bottom: 1px solid var(--line); padding: 12px 0; }
.property-sidebar dt { color: var(--ink-soft); }
.property-sidebar dd { margin: 0; font-weight: 700; }
.pagination { margin-top: 55px; }
.nav-links { display: flex; gap: 10px; }
.page-numbers { display: inline-grid; min-width: 42px; min-height: 42px; place-items: center; border: 1px solid var(--line); text-decoration: none; }
.page-numbers.current { background: var(--ink); color: var(--white); }

.site-footer { background: var(--ink); color: rgba(255,255,255,.72); padding: 80px 0 28px; }
.footer-grid { display: grid; grid-template-columns: 1.5fr 1fr 1fr; gap: 55px; }
.footer-logo { width: 195px; margin-bottom: 20px; }
.site-footer h2 { color: var(--white); font-family: var(--sans); font-size: .73rem; font-weight: 700; letter-spacing: .14em; text-transform: uppercase; }
.site-footer ul { margin: 0; padding: 0; list-style: none; }
.site-footer a { color: var(--white); }
.footer-bottom { display: flex; justify-content: space-between; gap: 30px; border-top: 1px solid rgba(255,255,255,.18); margin-top: 70px; padding-top: 25px; font-size: .72rem; }

@media (max-width: 900px) {
	.site-header__inner { min-height: 78px; }
	.menu-toggle { display: block; }
	.primary-navigation { position: absolute; top: 100%; right: 0; left: 0; display: none; align-items: stretch; border-top: 1px solid var(--line); background: var(--sand-light); padding: 25px 20px 35px; }
	.primary-navigation.is-open { display: grid; }
	.primary-navigation.is-open ul a { color: var(--ink) !important; }
	.primary-navigation ul { display: grid; gap: 0; }
	.primary-navigation li { border-bottom: 1px solid var(--line); }
	.primary-navigation li a { display: block; padding: 14px 0; }
	.primary-navigation .button { justify-self: start; margin-top: 12px; }
	.two-column, .request-layout, .property-layout { grid-template-columns: 1fr; }
	.pathway-grid, .property-grid { grid-template-columns: repeat(2, 1fr); }
	.property-sidebar { position: static; }
}

@media (max-width: 620px) {
	body { font-size: 16px; }
	.container { width: min(calc(100% - 28px), var(--max)); }
	.brand, .brand__logo { width: 145px; }
	body.admin-bar .site-header { top: 46px; }
	.section-heading--split { align-items: start; flex-direction: column; }
	.pathway-grid, .property-grid, .advisory-grid, .form-grid, .footer-grid { grid-template-columns: 1fr; }
	.pathway-card { min-height: 245px; }
	.pathway-card > span { margin-bottom: 40px; }
	.footer-bottom { flex-direction: column; }
	section[id] { scroll-margin-top: 90px; }
}

@media (prefers-reduced-motion: reduce) {
	html { scroll-behavior: auto; }
	*, *::before, *::after { scroll-behavior: auto !important; transition-duration: .01ms !important; animation-duration: .01ms !important; }
}