:root{
  /* palette — warm neutrals, deep water, one champagne accent */
  --ink:#22201C;          /* warm near-black text */
  --deep:#1B2A2F;         /* deepest water — dark grounds */
  --pine:#2E4034;         /* pine shadow */
  --slate:#3F5A63;        /* mid water */
  --mist:#9DB0B3;         /* desaturated atmosphere */
  --sand:#D8C7A8;         /* warm dune neutral */
  --champ:#B89968;        /* signature champagne accent */
  --champ-deep:#9A7B4F;   /* champagne for text contrast */
  --paper:#F4EFE6;        /* primary cream ground */
  --linen:#FBF8F2;        /* lightest tier / reversed text */
  --line:#E3DACB;         /* hairline on cream */
  --line-d:rgba(251,248,242,.16); /* hairline on dark */

  --serif:'Cormorant Garamond', Georgia, 'Times New Roman', serif;
  --sans:'Inter', system-ui, -apple-system, sans-serif;

  --ease:cubic-bezier(.22,1,.36,1);
  --pad: clamp(72px, 11vw, 168px);   /* section vertical rhythm */
}

*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{
  font-family:var(--sans);color:var(--ink);background:var(--paper);
  line-height:1.65;font-size:1.02rem;font-weight:400;
  -webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility;
  overflow-x:hidden;
}
img{display:block;max-width:100%}
a{color:inherit;text-decoration:none}
button{font:inherit;cursor:pointer;color:inherit;background:none;border:none}
::selection{background:var(--champ);color:var(--deep)}
:focus-visible{outline:2px solid var(--champ);outline-offset:3px;border-radius:1px}
.vh{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap;border:0}
.wrap{width:min(1240px,90vw);margin-inline:auto}

/* shared typographic atoms ------------------------------------------- */
.eyebrow{
  font-family:var(--sans);font-weight:500;font-size:.72rem;
  letter-spacing:.24em;text-transform:uppercase;color:var(--champ-deep);
  display:inline-flex;align-items:center;gap:.85em;
}
.eyebrow::before{content:"";width:30px;height:1px;background:var(--champ);opacity:.8}
.eyebrow--center{justify-content:center}
.display{
  font-family:var(--serif);font-weight:400;line-height:1.04;
  letter-spacing:-.005em;color:var(--ink);
}
.display em{font-style:italic;font-weight:400}
.display{font-size:clamp(2.1rem,4.6vw,3.6rem)}
.lede{font-size:clamp(1.05rem,1.5vw,1.22rem);color:var(--slate);line-height:1.7;font-weight:400}
.rule{width:46px;height:1px;background:var(--champ);margin:26px 0}
.rule--center{margin-inline:auto}

.btn{
  display:inline-flex;align-items:center;gap:.7em;font-family:var(--sans);
  font-weight:500;font-size:.86rem;letter-spacing:.04em;
  padding:15px 30px;border-radius:0;background:var(--deep);color:var(--linen);
  transition:background .35s var(--ease),color .35s var(--ease),transform .35s var(--ease);
}
.btn:hover{background:var(--pine)}
.btn:active{transform:translateY(1px)}
.btn--ghost{background:transparent;color:var(--ink);border:1px solid var(--champ)}
.btn--ghost:hover{background:var(--champ);color:var(--deep)}
.btn--gold{background:var(--champ);color:var(--deep)}
.btn--gold:hover{background:var(--champ-deep);color:var(--linen)}
.link{
  display:inline-flex;align-items:center;gap:.5em;font-weight:500;font-size:.86rem;
  letter-spacing:.06em;text-transform:uppercase;color:var(--champ-deep);
}
.link .arr{transition:transform .35s var(--ease)}
.link:hover .arr{transform:translateX(5px)}

/* reveal-on-scroll ---------------------------------------------------- */
.reveal{opacity:0;transform:translateY(26px);
  transition:opacity 1s var(--ease),transform 1s var(--ease)}
.reveal.in{opacity:1;transform:none}

/* ====================  HEADER  ==================== */
.nav{position:fixed;top:0;left:0;right:0;z-index:60;transition:background .5s var(--ease),box-shadow .5s var(--ease),color .5s var(--ease)}
.nav__in{display:flex;align-items:center;justify-content:space-between;gap:24px;padding:22px 0;color:var(--linen)}
.nav--solid{background:rgba(244,239,230,.92);backdrop-filter:blur(12px);box-shadow:0 1px 0 var(--line)}
.nav--solid .nav__in{color:var(--ink)}
.brand{display:flex;flex-direction:column;line-height:1;gap:3px}
.brand b{font-family:var(--serif);font-weight:500;font-size:1.5rem;letter-spacing:.01em}
.brand span{font-family:var(--sans);font-weight:500;font-size:.58rem;letter-spacing:.42em;text-transform:uppercase;opacity:.75;padding-left:2px}
.nav__links{display:flex;align-items:center;gap:34px}
.nav__links a{position:relative;font-size:.82rem;font-weight:500;letter-spacing:.05em;padding:4px 0}
.nav__links a::after{content:"";position:absolute;left:0;right:0;bottom:-2px;height:1px;background:var(--champ);transform:scaleX(0);transform-origin:left;transition:transform .4s var(--ease)}
.nav__links a:hover::after,.nav__links a[aria-current="page"]::after{transform:scaleX(1)}
.nav__cta{display:flex;align-items:center;gap:18px}
.nav__phone{font-size:.82rem;font-weight:500;letter-spacing:.04em;opacity:.9}
.nav__phone:hover{opacity:1;color:var(--champ-deep)}
.nav--solid .nav__phone:hover{color:var(--champ-deep)}
.nav__appt{border:1px solid currentColor;padding:10px 20px;font-size:.78rem;font-weight:500;letter-spacing:.08em;text-transform:uppercase;transition:.35s var(--ease)}
.nav__appt:hover{background:var(--champ);border-color:var(--champ);color:var(--deep)}
.burger{display:none;width:40px;height:40px;align-items:center;justify-content:center;flex-direction:column;gap:5px}
.burger span{display:block;width:22px;height:1.5px;background:currentColor;transition:.3s var(--ease)}

/* mobile drawer */
.drawer{position:fixed;inset:0;z-index:55;background:var(--deep);color:var(--linen);
  display:flex;flex-direction:column;justify-content:center;gap:6px;padding:8vh 9vw;
  transform:translateY(-100%);transition:transform .6s var(--ease);visibility:hidden}
.drawer.open{transform:none;visibility:visible}
.drawer a{font-family:var(--serif);font-size:2rem;font-weight:400;padding:10px 0;border-bottom:1px solid var(--line-d)}
.drawer a small{font-family:var(--sans);font-size:.7rem;letter-spacing:.2em;text-transform:uppercase;color:var(--champ);display:block;margin-bottom:-4px}

/* ====================  HERO  ==================== */
.hero{position:relative;min-height:100svh;display:flex;align-items:center;overflow:hidden;background:var(--deep);isolation:isolate}
.hero__img{position:absolute;inset:0;z-index:0;background-size:cover;background-position:center;
  animation:kenburns 22s var(--ease) infinite alternate}
@keyframes kenburns{from{transform:scale(1.02)}to{transform:scale(1.12)}}
.hero__fallback{position:absolute;inset:0;z-index:-1;
  background:radial-gradient(120% 90% at 75% 8%, #2c4a52, transparent 55%),linear-gradient(180deg,#13343d,#0c2228)}
.hero__scrim{position:absolute;inset:0;z-index:1;
  background:linear-gradient(180deg,rgba(13,28,33,.55) 0%,rgba(13,28,33,.18) 32%,rgba(13,28,33,.30) 64%,rgba(11,24,28,.86) 100%)}
.hero__in{position:relative;z-index:3;color:var(--linen);padding:112px 0 92px;width:100%;text-align:center}
.hero .eyebrow{color:var(--sand)}
.hero .eyebrow::before{background:var(--sand)}
.hero h1{font-family:var(--serif);font-weight:300;color:#fff;line-height:1;letter-spacing:-.01em;
  font-size:clamp(3rem,8.4vw,6.6rem);max-width:16ch;margin:24px auto 0}
.hero h1 em{font-style:italic;color:var(--sand)}
.hero__sub{max-width:48ch;margin:26px auto 0;font-size:clamp(1.02rem,1.5vw,1.2rem);color:rgba(251,248,242,.86);line-height:1.65}
.hero__actions{display:flex;align-items:center;justify-content:center;gap:28px;margin-top:38px;flex-wrap:wrap}
.hero__actions .btn--gold{box-shadow:0 18px 40px -20px rgba(0,0,0,.6)}
.hero__actions .link{color:var(--sand)}
.hero__scroll{position:absolute;left:50%;bottom:26px;transform:translateX(-50%);z-index:3;color:rgba(251,248,242,.65);
  font-size:.66rem;letter-spacing:.28em;text-transform:uppercase;display:flex;flex-direction:column;align-items:center;gap:10px}
.hero__scroll .ln{width:1px;height:42px;background:linear-gradient(var(--sand),transparent);animation:pulse 2.6s var(--ease) infinite}
@keyframes pulse{0%,100%{opacity:.35;transform:scaleY(.7)}50%{opacity:1;transform:scaleY(1)}}
.hero--paused .hero__img,.hero--paused .hero__scroll .ln{animation-play-state:paused}

/* ====================  INTERIOR PAGE HERO  ==================== */
.phero{position:relative;min-height:56vh;display:flex;align-items:center;overflow:hidden;background:var(--deep);isolation:isolate}
.phero__img{position:absolute;inset:0;background-size:cover;background-position:center;z-index:0;transform:scale(1.03)}
.phero__scrim{position:absolute;inset:0;z-index:1;background:linear-gradient(180deg,rgba(13,28,33,.5),rgba(11,24,28,.78))}
.phero__in{position:relative;z-index:2;color:var(--linen);padding:132px 0 64px;width:100%;text-align:center}
.phero .eyebrow{color:var(--sand);justify-content:center}.phero .eyebrow::before{background:var(--sand)}
.phero h1{font-family:var(--serif);font-weight:300;color:#fff;line-height:1.02;font-size:clamp(2.6rem,6vw,4.6rem);max-width:18ch;margin:18px auto 0}
.phero__sub{margin:18px auto 0;max-width:56ch;color:rgba(251,248,242,.85);font-size:clamp(1rem,1.4vw,1.18rem);line-height:1.6}

/* ---- breadcrumb ---- */
.crumbs{font-size:.74rem;letter-spacing:.05em;color:var(--mist)}
.crumbs a:hover{color:var(--champ-deep)}
.crumbs i{font-style:normal;margin:0 .5em;opacity:.5}

/* ====================  ETHOS  ==================== */
.ethos{padding:var(--pad) 0}
.ethos__grid{display:grid;grid-template-columns:1fr 1.35fr;gap:clamp(32px,7vw,110px);align-items:start}
.ethos h2{font-size:clamp(1.9rem,3.4vw,2.9rem)}
.ethos__body p{color:var(--slate);font-size:1.12rem;line-height:1.8;max-width:54ch}
.ethos__body p + p{margin-top:22px}
.ethos__sig{margin-top:30px;font-family:var(--serif);font-style:italic;font-size:1.4rem;color:var(--ink)}
.ethos__sig small{display:block;font-family:var(--sans);font-style:normal;font-size:.74rem;letter-spacing:.18em;text-transform:uppercase;color:var(--mist);margin-top:8px}

/* ====================  FEATURED  ==================== */
.featured{padding:0 0 var(--pad)}
.featured__grid{display:grid;grid-template-columns:1.5fr 1fr;gap:0;align-items:stretch;background:var(--linen);border:1px solid var(--line)}
.featured__media{position:relative;overflow:hidden;min-height:520px;background:var(--deep)}
.featured__media img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform 1.4s var(--ease)}
.featured__grid:hover .featured__media img{transform:scale(1.05)}
.featured__tag{position:absolute;top:22px;left:22px;z-index:2;background:rgba(27,42,47,.82);color:var(--linen);
  font-size:.66rem;letter-spacing:.2em;text-transform:uppercase;padding:9px 15px;backdrop-filter:blur(4px)}
.featured__info{padding:clamp(34px,4vw,64px);display:flex;flex-direction:column;justify-content:center}
.featured__info h3{font-family:var(--serif);font-weight:400;font-size:clamp(2rem,3.2vw,2.9rem);line-height:1.05;margin-top:18px}
.featured__loc{margin-top:12px;font-size:.92rem;letter-spacing:.04em;color:var(--slate)}
.featured__price{font-family:var(--serif);font-weight:500;font-size:2rem;color:var(--ink);margin-top:22px}
.featured__desc{margin-top:18px;color:var(--slate);line-height:1.75;max-width:46ch}
.featured__specs{display:flex;flex-wrap:wrap;gap:26px;margin:26px 0 30px;padding-top:24px;border-top:1px solid var(--line)}
.featured__specs div{display:flex;flex-direction:column;gap:3px}
.featured__specs b{font-family:var(--serif);font-size:1.45rem;font-weight:500;line-height:1}
.featured__specs span{font-size:.68rem;letter-spacing:.16em;text-transform:uppercase;color:var(--mist)}
.featured__info .btn{align-self:flex-start}

/* ====================  COLLECTION  ==================== */
.collection{padding:var(--pad) 0}
.collection__head{display:flex;align-items:flex-end;justify-content:space-between;gap:30px;flex-wrap:wrap}
.collection__head h2{font-size:clamp(2rem,4.2vw,3.3rem)}
.source{display:inline-flex;border:1px solid var(--line);background:var(--linen)}
.source button{padding:12px 20px;font-size:.74rem;letter-spacing:.12em;text-transform:uppercase;color:var(--mist);transition:.3s var(--ease)}
.source button[aria-pressed="true"]{background:var(--deep);color:var(--linen)}

.filters{display:flex;align-items:flex-end;gap:18px 22px;flex-wrap:wrap;margin:38px 0 10px;
  padding:24px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.field{display:flex;flex-direction:column;gap:7px;min-width:0}
.field > label{font-size:.64rem;letter-spacing:.18em;text-transform:uppercase;color:var(--mist);padding-left:1px}
.field select,.field input{font-family:var(--sans);font-size:.92rem;color:var(--ink);background:transparent;
  border:0;border-bottom:1px solid var(--line);padding:8px 2px;min-width:140px;transition:border-color .3s}
.field select:focus,.field input:focus{outline:none;border-color:var(--champ)}
.field select{appearance:none;padding-right:22px;cursor:pointer;
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='10' height='7' viewBox='0 0 10 7'%3E%3Cpath fill='%23B89968' d='M5 7 0 0h10z'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 2px center}
.field select:disabled{opacity:.4;cursor:not-allowed}
.price-range{display:flex;align-items:center;gap:10px}
.price-range input{min-width:96px;width:108px}
.price-range span{color:var(--mist)}
.seg{display:inline-flex;border:1px solid var(--line)}
.seg button{padding:9px 16px;font-size:.72rem;letter-spacing:.1em;text-transform:uppercase;color:var(--mist);transition:.3s var(--ease)}
.seg button[aria-pressed="true"]{background:var(--champ);color:var(--deep)}
.filters__sort{margin-left:auto}

.count{margin:28px 0 4px;font-size:.92rem;color:var(--slate);letter-spacing:.02em}
.count b{font-family:var(--serif);font-style:italic;font-size:1.1rem;color:var(--champ-deep);font-weight:500}

.grid{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(20px,2.4vw,38px);margin-top:30px}
.card{display:flex;flex-direction:column;cursor:pointer;background:transparent;text-align:left;width:100%;
  opacity:0;transform:translateY(26px);transition:opacity .9s var(--ease),transform .9s var(--ease)}
.card.in{opacity:1;transform:none}
.card__media{position:relative;overflow:hidden;aspect-ratio:4/3;background:var(--deep)}
.card__media .ph{position:absolute;inset:0;display:flex;align-items:center;justify-content:center;
  background:linear-gradient(150deg,#214049,#13282f);color:rgba(216,199,168,.55);
  font-family:var(--serif);font-style:italic;font-size:1.1rem;letter-spacing:.04em}
.card__media img{position:relative;z-index:1;width:100%;height:100%;object-fit:cover;transition:transform 1s var(--ease)}
.card:hover .card__media img{transform:scale(1.055)}
.card__media img.broken{opacity:0}
.pill{position:absolute;z-index:2;top:14px;left:14px;font-size:.62rem;font-weight:500;letter-spacing:.16em;
  text-transform:uppercase;padding:7px 12px;background:rgba(27,42,47,.82);color:var(--linen);backdrop-filter:blur(4px)}
.pill--pending{background:rgba(184,153,104,.95);color:var(--deep)}
.pill--closed{background:rgba(63,90,99,.92)}
.card__body{padding:22px 2px 0}
.card__lake{font-size:.68rem;letter-spacing:.18em;text-transform:uppercase;color:var(--champ-deep)}
.card__name{font-family:var(--serif);font-weight:500;font-size:1.5rem;line-height:1.12;margin-top:8px;color:var(--ink)}
.card__addr{font-size:.88rem;color:var(--mist);margin-top:6px}
.card__foot{display:flex;align-items:center;justify-content:space-between;gap:14px;margin-top:16px;padding-top:16px;border-top:1px solid var(--line)}
.card__price{font-family:var(--serif);font-weight:500;font-size:1.32rem;color:var(--ink)}
.card__facts{font-size:.8rem;color:var(--slate);letter-spacing:.02em;text-align:right}
.card__facts b{color:var(--ink);font-weight:600}

.more{display:flex;justify-content:center;margin-top:54px}
.state{grid-column:1/-1;text-align:center;padding:72px 20px;color:var(--slate)}
.state h3{font-family:var(--serif);font-weight:400;font-size:1.8rem;color:var(--ink);margin-bottom:10px}
.state p{max-width:40ch;margin-inline:auto}
/* skeleton */
.skel{display:flex;flex-direction:column}
.skel__img{aspect-ratio:4/3;background:var(--line)}
.skel__l{height:13px;background:var(--line);margin-top:14px;border-radius:1px}
.skel .shimmer{background:linear-gradient(100deg,var(--line) 30%,#efe7d8 50%,var(--line) 70%);background-size:200% 100%;animation:sweep 1.4s infinite}
@keyframes sweep{from{background-position:200% 0}to{background-position:-200% 0}}

/* ====================  COMMUNITIES  ==================== */
.communities{padding:var(--pad) 0;background:var(--linen);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.communities__head{text-align:center;max-width:60ch;margin:0 auto 56px}
.communities__head h2{margin-top:18px}
.tiles{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(16px,1.8vw,26px)}
.tile{position:relative;display:block;aspect-ratio:3/3.7;overflow:hidden;cursor:pointer;background:var(--deep)}
.tile img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform 1.1s var(--ease)}
.tile:hover img{transform:scale(1.06)}
.tile__scrim{position:absolute;inset:0;background:linear-gradient(180deg,rgba(13,24,28,.05),rgba(13,24,28,.72))}
.tile__cap{position:absolute;left:0;right:0;bottom:0;padding:26px;color:var(--linen);z-index:2}
.tile__cap h3{font-family:var(--serif);font-weight:400;font-size:1.7rem;line-height:1.05}
.tile__cap span{font-size:.7rem;letter-spacing:.16em;text-transform:uppercase;color:var(--sand);margin-top:6px;display:block}

/* ====================  LIFESTYLE BAND  ==================== */
.band{position:relative;min-height:78vh;display:flex;align-items:center;overflow:hidden;background:var(--deep);isolation:isolate}
.band__img{position:absolute;inset:0;background-size:cover;background-position:center;z-index:0;transform:scale(1.04)}
.band__scrim{position:absolute;inset:0;z-index:1;background:linear-gradient(90deg,rgba(11,24,28,.82) 0%,rgba(11,24,28,.42) 55%,rgba(11,24,28,.2) 100%)}
.band__in{position:relative;z-index:2;color:var(--linen);max-width:60ch;padding:90px 0}
.band h2{font-family:var(--serif);font-weight:300;font-size:clamp(2.2rem,5vw,4rem);line-height:1.05;color:#fff;margin-top:20px}
.band p{margin-top:24px;font-size:1.1rem;line-height:1.8;color:rgba(251,248,242,.84);max-width:48ch}
.band .eyebrow{color:var(--sand)}.band .eyebrow::before{background:var(--sand)}

/* ====================  BROKERAGE  ==================== */
.brokerage{padding:var(--pad) 0}
.brokerage__grid{display:grid;grid-template-columns:1.1fr 1fr;gap:clamp(36px,7vw,96px);align-items:center}
.brokerage__media{position:relative;aspect-ratio:4/4.6;overflow:hidden;background:var(--deep)}
.brokerage__media img{width:100%;height:100%;object-fit:cover}
.brokerage__media figcaption{position:absolute;bottom:0;left:0;right:0;padding:20px 22px;color:var(--linen);
  font-size:.74rem;letter-spacing:.12em;background:linear-gradient(transparent,rgba(13,24,28,.7))}
.brokerage h2{margin-top:18px}
.brokerage__body p{color:var(--slate);font-size:1.08rem;line-height:1.8;max-width:50ch}
.brokerage__body p + p{margin-top:20px}
.stats{display:grid;grid-template-columns:repeat(3,auto);gap:36px;margin:34px 0 32px}
.stats div b{font-family:var(--serif);font-weight:500;font-size:2.3rem;line-height:1;color:var(--ink);display:block}
.stats div span{font-size:.7rem;letter-spacing:.14em;text-transform:uppercase;color:var(--mist);margin-top:8px;display:block}

/* ====================  JOURNAL  ==================== */
.journal{padding:var(--pad) 0;background:var(--linen);border-top:1px solid var(--line)}
.journal__head{display:flex;align-items:flex-end;justify-content:space-between;gap:24px;flex-wrap:wrap;margin-bottom:50px}
.journal__head h2{margin-top:16px}
.posts{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(24px,3vw,44px)}
.post{display:block;cursor:pointer}
.post__media{aspect-ratio:3/2.2;overflow:hidden;background:var(--deep)}
.post__media img{width:100%;height:100%;object-fit:cover;transition:transform 1s var(--ease)}
.post:hover .post__media img{transform:scale(1.05)}
.post__meta{font-size:.68rem;letter-spacing:.16em;text-transform:uppercase;color:var(--champ-deep);margin-top:20px}
.post h3{font-family:var(--serif);font-weight:400;font-size:1.5rem;line-height:1.2;margin-top:10px;color:var(--ink)}
.post p{margin-top:10px;color:var(--slate);font-size:.96rem;line-height:1.65}

/* ====================  TESTIMONIAL  ==================== */
.quote{padding:var(--pad) 0;text-align:center}
.quote blockquote{font-family:var(--serif);font-style:italic;font-weight:300;
  font-size:clamp(1.7rem,3.6vw,2.9rem);line-height:1.3;color:var(--ink);max-width:20ch;margin:24px auto 0}
.quote cite{display:block;margin-top:30px;font-style:normal;font-size:.74rem;letter-spacing:.2em;text-transform:uppercase;color:var(--mist)}

/* ====================  CONTACT  ==================== */
.contact{padding:var(--pad) 0;background:var(--deep);color:var(--linen)}
.contact__grid{display:grid;grid-template-columns:1fr 1.1fr;gap:clamp(40px,7vw,100px);align-items:start}
.contact .eyebrow{color:var(--sand)}.contact .eyebrow::before{background:var(--sand)}
.contact h2,.contact h1{font-family:var(--serif);font-weight:300;font-size:clamp(2rem,4.4vw,3.4rem);line-height:1.05;color:#fff;margin-top:18px}
.contact__lead{margin-top:22px;color:rgba(251,248,242,.78);font-size:1.05rem;line-height:1.75;max-width:42ch}
.contact__detail{margin-top:34px;display:flex;flex-direction:column;gap:12px;font-size:.95rem;color:rgba(251,248,242,.82)}
.contact__detail a:hover{color:var(--sand)}
.contact__detail .k{font-size:.66rem;letter-spacing:.18em;text-transform:uppercase;color:var(--mist);display:block;margin-bottom:2px}
.form{display:grid;grid-template-columns:1fr 1fr;gap:22px}
.form .full{grid-column:1/-1}
.form label{display:block;font-size:.66rem;letter-spacing:.16em;text-transform:uppercase;color:var(--mist);margin-bottom:8px}
.form input,.form select,.form textarea{width:100%;font-family:var(--sans);font-size:.98rem;color:var(--linen);
  background:transparent;border:0;border-bottom:1px solid var(--line-d);padding:10px 2px;transition:border-color .3s}
.form input::placeholder,.form textarea::placeholder{color:rgba(157,176,179,.6)}
.form input:focus,.form select:focus,.form textarea:focus{outline:none;border-color:var(--champ)}
.form select option{color:#222}
.form textarea{resize:vertical;min-height:60px}
.form .btn{justify-self:start;margin-top:6px}
.form__ok{grid-column:1/-1;display:none;padding:22px 0;font-family:var(--serif);font-style:italic;font-size:1.5rem;color:var(--sand)}
.form.sent .form__row{display:none}
.form.sent .form__ok{display:block}

/* ====================  SERVICES (concierge)  ==================== */
.services{padding:var(--pad) 0;border-top:1px solid var(--line)}
.services__head{max-width:60ch}
.services__head h2{margin-top:16px}
.services__grid{display:grid;grid-template-columns:repeat(4,1fr);gap:clamp(22px,2.6vw,34px);margin-top:50px}
.services__num{font-size:.7rem;letter-spacing:.18em;color:var(--champ-deep)}
.services__grid h3{font-family:var(--serif);font-weight:500;font-size:1.32rem;line-height:1.15;margin:10px 0 8px;color:var(--ink)}
.services__grid p{color:var(--slate);font-size:.94rem;line-height:1.65}
.services__item{padding-top:22px;border-top:1px solid var(--line)}

/* ====================  FAQ  ==================== */
.faq{padding:var(--pad) 0;background:var(--linen);border-top:1px solid var(--line)}
.faq__head{margin-bottom:46px}
.faq__head h2{margin-top:16px}
.faq__list{max-width:840px}
.faq__item{border-top:1px solid var(--line)}
.faq__item:last-child{border-bottom:1px solid var(--line)}
.faq__item summary{list-style:none;cursor:pointer;padding:24px 0;display:flex;justify-content:space-between;gap:28px;align-items:baseline;
  font-family:var(--serif);font-weight:500;font-size:clamp(1.2rem,2vw,1.5rem);color:var(--ink)}
.faq__item summary::-webkit-details-marker{display:none}
.faq__item summary::after{content:"+";font-family:var(--sans);font-weight:400;color:var(--champ-deep);font-size:1.5rem;line-height:1;transition:transform .35s var(--ease)}
.faq__item[open] summary::after{transform:rotate(45deg)}
.faq__item p{color:var(--slate);line-height:1.8;max-width:66ch;padding:0 0 24px;font-size:1rem}

/* ====================  PRIVATE COLLECTION panel  ==================== */
.private{grid-column:1/-1;max-width:62ch;margin-inline:auto;text-align:left;padding:60px 0}
.private h3{font-family:var(--serif);font-weight:400;font-size:clamp(1.7rem,3vw,2.4rem);color:var(--ink);margin:16px 0 14px;line-height:1.08}
.private p{color:var(--slate);line-height:1.8;margin-bottom:30px;max-width:54ch}

/* ====================  LAKE PAGE  ==================== */
.lake-facts{display:grid;grid-template-columns:repeat(4,1fr);gap:24px;padding:30px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.lake-facts b{font-family:var(--serif);font-weight:500;font-size:1.5rem;color:var(--ink);display:block;line-height:1}
.lake-facts span{font-size:.66rem;letter-spacing:.14em;text-transform:uppercase;color:var(--mist);margin-top:8px;display:block}
.lake-intro{max-width:64ch;margin:46px 0 0}
.lake-intro p{color:var(--slate);font-size:1.12rem;line-height:1.8}
.lake-intro p + p{margin-top:20px}

/* ====================  GENERIC SECTION  ==================== */
.section{padding:var(--pad) 0}
.section--tint{background:var(--linen);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.sec-head{max-width:62ch}
.sec-head h2{margin-top:14px}

/* ====================  ADVISOR (about)  ==================== */
.advisor{display:flex;gap:30px;align-items:center;margin-top:8px;padding:30px;background:var(--linen);border:1px solid var(--line)}
.advisor__photo{width:124px;height:148px;object-fit:cover;flex:none;background:linear-gradient(150deg,#214049,#13282f)}
.advisor h3{font-family:var(--serif);font-weight:500;font-size:1.7rem;line-height:1.1;margin:6px 0 8px}
.advisor p{color:var(--slate);font-size:.98rem;line-height:1.65;max-width:48ch}
.advisor .cred{font-size:.7rem;letter-spacing:.12em;color:var(--mist);margin-top:12px;text-transform:uppercase}

/* ====================  ARTICLE (journal)  ==================== */
.article{max-width:720px;margin-inline:auto;padding:0 0 var(--pad)}
.article__head{padding-top:140px}
.article__meta{font-size:.7rem;letter-spacing:.16em;text-transform:uppercase;color:var(--champ-deep)}
.article h1{font-family:var(--serif);font-weight:400;font-size:clamp(2rem,4.4vw,3.2rem);line-height:1.08;margin:16px 0 18px;color:var(--ink)}
.article__dek{font-size:1.2rem;color:var(--slate);line-height:1.6;margin-bottom:34px}
.article__hero{aspect-ratio:16/9;overflow:hidden;margin:0 0 40px;background:var(--deep)}
.article__hero img{width:100%;height:100%;object-fit:cover}
.article__body p{font-family:var(--serif);font-size:1.28rem;line-height:1.75;color:var(--ink);margin-bottom:24px}
.article__pull{font-family:var(--serif);font-style:italic;font-size:1.7rem;line-height:1.32;color:var(--champ-deep);border-left:2px solid var(--champ);padding-left:24px;margin:38px 0}
.article__back{margin-top:42px}

/* ====================  CTA BAND  ==================== */
.ctaband{padding:var(--pad) 0;text-align:center}
.ctaband h2{margin-top:14px}
.ctaband p{max-width:46ch;margin:14px auto 26px;color:var(--slate);line-height:1.7}

/* ====================  RESPONSIVE  ==================== */
@media(max-width:1024px){
  .grid,.tiles,.posts,.services__grid{grid-template-columns:repeat(2,1fr)}
  .ethos__grid,.brokerage__grid,.contact__grid,.featured__grid{grid-template-columns:1fr}
  .featured__media{min-height:380px;aspect-ratio:16/10}
  .lake-facts{grid-template-columns:repeat(2,1fr)}
  .foot__top{grid-template-columns:1fr 1fr}
}
@media(max-width:760px){
  .nav__links{display:none}
  .burger{display:flex}
  .filters{gap:16px}
  .filters__sort{margin-left:0}
  .grid,.tiles,.posts,.services__grid{grid-template-columns:1fr}
  .stats{gap:24px}
  .form{grid-template-columns:1fr}
  .foot__top{grid-template-columns:1fr 1fr}
  .collection__head,.journal__head{align-items:flex-start}
  .advisor{flex-direction:column;text-align:center}
}
@media(max-width:480px){
  .foot__top{grid-template-columns:1fr}
  .hero h1{font-size:clamp(2.5rem,12vw,3.4rem)}
  .card__foot{flex-direction:column;align-items:flex-start;gap:8px}
  .card__facts{text-align:left}
  .lake-facts{grid-template-columns:1fr 1fr}
}
@media(prefers-reduced-motion:reduce){
  *{animation:none!important;scroll-behavior:auto!important}
  .reveal,.card{opacity:1!important;transform:none!important;transition:none!important}
  .hero__img,.band__img,.phero__img{transform:none!important}
}

/* ====================  FOOTER  ==================== */
.foot{background:#15232a;color:rgba(251,248,242,.62);padding:78px 0 34px;font-size:.9rem}
.foot__top{display:grid;grid-template-columns:1.7fr 1fr 1fr 1fr;gap:42px;padding-bottom:46px;border-bottom:1px solid var(--line-d)}
.foot .brand{color:var(--linen);margin-bottom:18px}
.foot__about{max-width:34ch;line-height:1.7}
.foot h4{color:var(--linen);font-family:var(--sans);font-weight:500;font-size:.7rem;letter-spacing:.18em;text-transform:uppercase;margin-bottom:18px}
.foot ul{list-style:none;display:flex;flex-direction:column;gap:11px}
.foot ul a:hover,.foot li a:hover{color:var(--sand)}
.foot__badge{display:inline-flex;align-items:center;gap:9px;margin-top:18px;font-size:.7rem;letter-spacing:.04em;
  color:var(--champ);border:1px solid rgba(184,153,104,.4);padding:7px 13px}
.foot__bottom{display:flex;justify-content:space-between;gap:24px;flex-wrap:wrap;padding-top:26px;
  font-size:.76rem;color:rgba(157,176,179,.65);line-height:1.7}
.foot__legal{max-width:70ch}
.foot__eho{display:inline-flex;align-items:center;gap:8px;margin-top:8px;color:rgba(251,248,242,.7)}
.foot__eho svg{flex:none}

/* ====================  MODAL  ==================== */
.modal{position:fixed;inset:0;z-index:90;display:none;align-items:center;justify-content:center;padding:max(18px,3vw)}
.modal.open{display:flex}
.modal__scrim{position:absolute;inset:0;background:rgba(13,22,26,.78);backdrop-filter:blur(6px);
  opacity:0;transition:opacity .4s var(--ease)}
.modal.open .modal__scrim{opacity:1}
.modal__panel{position:relative;z-index:2;width:min(1080px,96vw);max-height:92vh;overflow:auto;background:var(--paper);
  display:grid;grid-template-columns:1.25fr 1fr;transform:translateY(20px) scale(.99);opacity:0;
  transition:transform .5s var(--ease),opacity .5s var(--ease)}
.modal.open .modal__panel{transform:none;opacity:1}
.modal__close{position:absolute;top:14px;right:14px;z-index:5;width:42px;height:42px;border-radius:50%;
  background:rgba(244,239,230,.9);display:flex;align-items:center;justify-content:center;font-size:1.4rem;
  line-height:1;color:var(--ink);transition:.3s var(--ease)}
.modal__close:hover{background:var(--champ);transform:rotate(90deg)}
.modal__media{background:var(--deep);display:flex;flex-direction:column}
.modal__main{position:relative;flex:1;min-height:300px;overflow:hidden}
.modal__main img{width:100%;height:100%;min-height:300px;object-fit:cover}
.modal__thumbs{display:flex;gap:8px;padding:10px;background:var(--deep)}
.modal__thumbs button{flex:1;aspect-ratio:3/2;overflow:hidden;opacity:.5;transition:opacity .3s;border:1px solid transparent}
.modal__thumbs button[aria-current="true"]{opacity:1;border-color:var(--champ)}
.modal__thumbs img{width:100%;height:100%;object-fit:cover}
.modal__info{padding:clamp(28px,3.4vw,48px);display:flex;flex-direction:column}
.modal__info .pill{position:static;align-self:flex-start;margin-bottom:18px}
.modal__lake{font-size:.68rem;letter-spacing:.2em;text-transform:uppercase;color:var(--champ-deep)}
.modal__info h3{font-family:var(--serif);font-weight:400;font-size:clamp(1.7rem,3vw,2.5rem);line-height:1.05;margin-top:10px}
.modal__addr{margin-top:10px;color:var(--slate);font-size:.95rem}
.modal__price{font-family:var(--serif);font-weight:500;font-size:1.9rem;color:var(--ink);margin-top:18px}
.modal__specs{list-style:none;display:grid;grid-template-columns:repeat(3,1fr);gap:18px 12px;margin:24px 0;
  padding:22px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.modal__specs b{font-family:var(--serif);font-weight:500;font-size:1.25rem;display:block;line-height:1}
.modal__specs span{font-size:.64rem;letter-spacing:.14em;text-transform:uppercase;color:var(--mist);margin-top:6px;display:block}
.modal__blurb{color:var(--slate);line-height:1.75;font-size:.98rem}
.modal__features{list-style:none;margin:20px 0 26px;display:flex;flex-direction:column;gap:10px}
.modal__features li{position:relative;padding-left:20px;font-size:.92rem;color:var(--ink)}
.modal__features li::before{content:"";position:absolute;left:0;top:9px;width:7px;height:7px;background:var(--champ)}
.modal__info .btn{align-self:flex-start;margin-top:auto}
.modal__disc{margin-top:18px;font-size:.72rem;color:var(--mist);line-height:1.6}
@media(max-width:1024px){
  .modal__panel{grid-template-columns:1fr;max-height:94vh}
  .modal__main{min-height:260px}
}

/* ====================  VALUATION (cream lead-form)  ==================== */
.valuation{padding:var(--pad) 0}
.valuation__grid{display:grid;grid-template-columns:1fr 1.15fr;gap:clamp(36px,7vw,96px);align-items:start}
.valuation__intro h2{margin-top:16px}
.valuation__intro p{color:var(--slate);font-size:1.06rem;line-height:1.8;max-width:46ch;margin-top:20px}
.valuation__intro .rule{margin-top:26px}
.valuation__note{margin-top:26px;font-size:.82rem;letter-spacing:.04em;color:var(--mist);line-height:1.6;max-width:40ch}

/* cream-ground lead form — same fields as .form, light grounds */
.vform{display:grid;grid-template-columns:1fr 1fr;gap:22px}
.vform .full{grid-column:1/-1}
.vform label{display:block;font-family:var(--sans);font-size:.66rem;letter-spacing:.16em;
  text-transform:uppercase;color:var(--mist);margin-bottom:8px}
.vform input,.vform select,.vform textarea{width:100%;font-family:var(--sans);font-size:.98rem;color:var(--ink);
  background:transparent;border:0;border-bottom:1px solid var(--line);padding:10px 2px;transition:border-color .3s var(--ease)}
.vform input::placeholder,.vform textarea::placeholder{color:rgba(63,90,99,.45)}
.vform input:focus,.vform select:focus,.vform textarea:focus{outline:none;border-color:var(--champ)}
.vform select option{color:#222}
.vform textarea{resize:vertical;min-height:60px}
.vform .btn{justify-self:start;margin-top:6px}
.vform__ok{grid-column:1/-1;display:none;padding:22px 0;font-family:var(--serif);font-style:italic;font-size:1.5rem;color:var(--champ-deep)}
.vform.sent .form__row{display:none}
.vform.sent .vform__ok{display:block}

/* ====================  STEPS (numbered process)  ==================== */
.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:clamp(26px,3vw,42px);margin-top:50px}
.step{padding-top:26px;border-top:1px solid var(--line)}
.step__n{display:block;font-family:var(--serif);font-weight:400;font-size:clamp(2.4rem,3.4vw,3.1rem);
  line-height:1;color:var(--champ);letter-spacing:-.01em}
.step h3{font-family:var(--serif);font-weight:500;font-size:1.32rem;line-height:1.15;margin:16px 0 8px;color:var(--ink)}
.step p{color:var(--slate);font-size:.94rem;line-height:1.65;max-width:32ch}

/* ====================  SOLD (closed gallery card)  ==================== */
.sold{display:flex;flex-direction:column;text-align:left;
  opacity:0;transform:translateY(26px);transition:opacity .9s var(--ease),transform .9s var(--ease)}
.sold.in{opacity:1;transform:none}
.sold__media{position:relative;overflow:hidden;aspect-ratio:4/3;background:var(--deep)}
.sold__media .ph{position:absolute;inset:0;display:flex;align-items:center;justify-content:center;
  background:linear-gradient(150deg,#214049,#13282f);color:rgba(216,199,168,.55);
  font-family:var(--serif);font-style:italic;font-size:1.1rem;letter-spacing:.04em}
.sold__media img{position:relative;z-index:1;width:100%;height:100%;object-fit:cover;transition:transform 1s var(--ease)}
.sold:hover .sold__media img{transform:scale(1.055)}
.sold__ribbon{position:absolute;z-index:2;top:14px;left:14px;font-family:var(--sans);font-size:.62rem;font-weight:600;
  letter-spacing:.2em;text-transform:uppercase;padding:7px 13px;background:var(--champ);color:var(--deep);backdrop-filter:blur(4px)}
.sold__body{padding:22px 2px 0}
.sold__lake{font-size:.68rem;letter-spacing:.18em;text-transform:uppercase;color:var(--champ-deep)}
.sold__name{font-family:var(--serif);font-weight:500;font-size:1.5rem;line-height:1.12;margin-top:8px;color:var(--ink)}
.sold__meta{display:flex;align-items:baseline;justify-content:space-between;gap:14px;
  margin-top:16px;padding-top:16px;border-top:1px solid var(--line);
  font-family:var(--sans);font-size:.74rem;letter-spacing:.12em;text-transform:uppercase;color:var(--mist)}
.sold__meta .price{font-family:var(--serif);letter-spacing:0;text-transform:none;font-size:1.22rem;color:var(--ink)}

/* ====================  TESTIMONIALS  ==================== */
.tgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(24px,2.6vw,38px);margin-top:50px}
.tcard{padding:34px 32px;background:var(--linen);border:1px solid var(--line);
  display:flex;flex-direction:column}
.tcard__quote{font-family:var(--serif);font-style:italic;font-weight:400;font-size:1.22rem;line-height:1.55;color:var(--ink)}
.tcard__quote::before{content:"\201C";color:var(--champ);font-size:1.4em;line-height:0;vertical-align:-.28em;margin-right:.06em}
.tcard__rule{width:40px;height:1px;background:var(--champ);margin:24px 0 18px}
.tcard__by{font-family:var(--sans);font-size:.7rem;letter-spacing:.16em;text-transform:uppercase;color:var(--slate)}
.tcard__by b{display:block;color:var(--ink);font-weight:600;margin-bottom:3px}
.tcard__loc{color:var(--mist)}

/* ====================  responsive (new components)  ==================== */
@media(max-width:900px){
  .valuation__grid{grid-template-columns:1fr;gap:46px}
  .steps{grid-template-columns:1fr 1fr}
  .tgrid{grid-template-columns:1fr 1fr}
}
@media(max-width:680px){
  .vform{grid-template-columns:1fr}
  .steps{grid-template-columns:1fr}
  .tgrid{grid-template-columns:1fr}
}
@media(max-width:480px){
  .sold__meta{flex-direction:column;align-items:flex-start;gap:6px}
}
@media(prefers-reduced-motion:reduce){
  .sold{opacity:1!important;transform:none!important;transition:none!important}
}