:root {
  --navy: #002349;
  --navy-deep: #001731;
  --gold: #a08d5f;
  --gold-light: #c8b98e;
  --ivory: #faf9f6;
  --stone: #efece6;
  --ink: #1a2433;
  --grey: #6b7280;
  --serif: 'Cormorant Garamond', Georgia, serif;
  --sans: 'Inter', -apple-system, sans-serif;
}
* { margin: 0; padding: 0; box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { font-family: var(--sans); color: var(--ink); background: var(--ivory); font-weight: 300; line-height: 1.7; }

.label {
  font-family: var(--sans); font-size: 11px; letter-spacing: 0.28em;
  text-transform: uppercase; font-weight: 400;
}
.rule-gold { width: 56px; height: 1px; background: var(--gold); border: none; margin: 28px 0; }
.rule-gold.center { margin-left: auto; margin-right: auto; }
.container { max-width: 1200px; margin: 0 auto; padding: 0 32px; }

/* ---------- Header ---------- */
header {
  position: fixed; top: 0; left: 0; right: 0; z-index: 100;
  background: var(--navy); color: #fff;
  border-bottom: 1px solid rgba(255,255,255,0.12);
}
.header-inner {
  max-width: 1200px; margin: 0 auto; padding: 0 32px;
  display: flex; align-items: center; justify-content: space-between; height: 84px;
}
.wordmark { text-decoration: none; color: #fff; text-align: left; display: flex; align-items: center; gap: 16px; }
.wordmark .mono { display: block; flex-shrink: 0; }
@media (max-width: 420px) { .wordmark .mono { display: none; } }
.wordmark .name {
  font-family: var(--serif); font-size: 24px; font-weight: 500;
  letter-spacing: 0.14em; text-transform: uppercase;
}
.wordmark .tagline {
  font-size: 9px; letter-spacing: 0.42em; text-transform: uppercase;
  color: var(--gold-light); margin-top: 2px;
}
nav { display: flex; gap: 40px; }
nav a {
  color: rgba(255,255,255,0.85); text-decoration: none;
  font-size: 11px; letter-spacing: 0.22em; text-transform: uppercase;
  padding: 6px 0; border-bottom: 1px solid transparent; transition: all .3s;
}
nav a:hover { color: #fff; border-bottom-color: var(--gold); }
nav a.active { color: #fff; border-bottom-color: var(--gold); }
.menu-btn {
  display: none; background: none; border: 1px solid rgba(255,255,255,0.4);
  color: #fff; font-size: 10px; letter-spacing: 0.26em; text-transform: uppercase;
  padding: 10px 18px; cursor: pointer; font-family: var(--sans);
}
.mobile-nav {
  display: none; background: var(--navy-deep); border-top: 1px solid rgba(255,255,255,0.12);
}
.mobile-nav a {
  display: block; padding: 18px 32px; color: rgba(255,255,255,0.85);
  text-decoration: none; font-size: 11px; letter-spacing: 0.24em; text-transform: uppercase;
  border-bottom: 1px solid rgba(255,255,255,0.07);
}
.mobile-nav a.active { color: var(--gold-light); }
.mobile-nav.open { display: block; }
nav a.nav-phone {
  color: var(--gold-light); border: 1px solid rgba(200,185,142,0.45);
  border-radius: 999px; padding: 9px 18px;
}
nav a.nav-phone:hover { background: var(--gold-light); color: var(--navy); border-color: var(--gold-light); }
.mobile-nav a.nav-phone { color: var(--gold-light); }
@media (max-width: 860px) {
  nav { display: none; }
  .menu-btn { display: block; }
}
@media (max-width: 640px) {
  .header-inner { height: 62px; padding: 0 16px; }
  .wordmark { gap: 10px; }
  .wordmark .mono { width: 34px; height: 34px; }
  .wordmark .name { font-size: 14px; letter-spacing: 0.12em; white-space: nowrap; }
  .wordmark .tagline { font-size: 7px; letter-spacing: 0.28em; white-space: nowrap; margin-top: 1px; }
  .menu-btn { padding: 7px 12px; font-size: 9px; }
  .hero { padding: 110px 20px 80px; }
  .hero h1 { font-size: clamp(30px, 8.5vw, 42px); }
  .hero p { font-size: 13.5px; }
  .hero .label { font-size: 9.5px; letter-spacing: 0.22em; }
  .btn { padding: 14px 30px; font-size: 10px; }
  section { padding: 72px 0; }
  .page-hero { padding: 140px 20px 70px; }
  .page-hero h1 { font-size: clamp(28px, 8vw, 40px); }
}

/* ---------- Hero (home) ---------- */
.hero {
  min-height: 100vh; display: flex; align-items: center; justify-content: center;
  text-align: center; color: #fff; position: relative; padding: 140px 24px 100px;
  background: linear-gradient(160deg, #24405d 0%, #0b2540 55%, #001731 100%);
  overflow: hidden;
}
.hero-video {
  position: absolute; inset: 0; width: 100%; height: 100%;
  object-fit: cover; z-index: 0;
}
.hero-veil {
  position: absolute; inset: 0; z-index: 1;
  background: linear-gradient(rgba(0,16,40,0.5), rgba(0,23,49,0.78));
}
.hero-content, .hero-scroll { position: relative; z-index: 2; }
@media (prefers-reduced-motion: reduce) { .hero-video { display: none; } }
.hero-content { max-width: 780px; }
.hero .label { color: var(--gold-light); margin-bottom: 30px; display: block; }
.hero h1 {
  font-family: var(--serif); font-weight: 300; font-size: clamp(42px, 6.5vw, 76px);
  line-height: 1.12; letter-spacing: 0.01em;
}
.hero h1 em { font-style: italic; font-weight: 400; }
.hero p {
  margin: 34px auto 0; max-width: 520px; font-size: 15px;
  color: rgba(255,255,255,0.75); line-height: 1.9;
}
.hero-cta { margin-top: 48px; display: flex; gap: 20px; justify-content: center; flex-wrap: wrap; }
.hero-scroll {
  position: absolute; bottom: 36px; left: 50%; transform: translateX(-50%);
  color: rgba(255,255,255,0.6); font-size: 10px; letter-spacing: 0.3em;
  text-transform: uppercase; text-decoration: none;
}

/* ---------- Page hero (sub-pages) ---------- */
.page-hero {
  color: #fff; text-align: center; padding: 190px 24px 96px;
  background:
    linear-gradient(rgba(0,23,49,0.5), rgba(0,35,73,0.72)),
    radial-gradient(ellipse at 75% 15%, #33506f 0%, transparent 55%),
    linear-gradient(160deg, #24405d 0%, #0b2540 55%, #001731 100%);
}
.page-hero .label { color: var(--gold-light); display: block; margin-bottom: 22px; }
.page-hero h1 {
  font-family: var(--serif); font-weight: 300; font-size: clamp(38px, 5vw, 60px); line-height: 1.15;
}
.page-hero h1 em { font-style: italic; font-weight: 400; }
.page-hero p { margin: 24px auto 0; max-width: 560px; font-size: 15px; color: rgba(255,255,255,0.75); }

/* ---------- Buttons ---------- */
.btn {
  display: inline-block; padding: 16px 42px; text-decoration: none;
  font-size: 11px; letter-spacing: 0.26em; text-transform: uppercase; font-weight: 400;
  transition: all .3s;
}
.btn-outline { color: #fff; border: 1px solid rgba(255,255,255,0.55); }
.btn-outline:hover { background: #fff; color: var(--navy); }
.btn-gold { color: var(--navy-deep); background: var(--gold-light); border: 1px solid var(--gold-light); }
.btn-gold:hover { background: transparent; color: var(--gold-light); }
.btn-navy { color: #fff; background: var(--navy); border: 1px solid var(--navy); }
.btn-navy:hover { background: transparent; color: var(--navy); }

/* ---------- Section scaffolding ---------- */
section { padding: 110px 0; }
.section-head { text-align: center; max-width: 640px; margin: 0 auto 70px; }
.section-head .label { color: var(--gold); display: block; margin-bottom: 18px; }
.section-head h2 {
  font-family: var(--serif); font-weight: 400; font-size: clamp(32px, 4vw, 46px);
  color: var(--navy); line-height: 1.2;
}
.section-head p { margin-top: 20px; color: var(--grey); font-size: 15px; }

/* ---------- Listings ---------- */
.listings { background: var(--ivory); }
.listing-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 36px; }
@media (max-width: 960px) { .listing-grid { grid-template-columns: 1fr; max-width: 460px; margin: 0 auto; } }
.card { background: #fff; border: 1px solid #e5e1d8; transition: box-shadow .3s; }
.card:hover { box-shadow: 0 18px 50px rgba(0,35,73,0.12); }
.card-photo {
  aspect-ratio: 4 / 3; position: relative; display: flex;
  align-items: center; justify-content: center;
}
.card-photo span {
  color: rgba(255,255,255,0.55); font-size: 10px; letter-spacing: 0.3em; text-transform: uppercase;
}
.card-photo img { width: 100%; height: 100%; object-fit: cover; display: block; }
.photo-a { background: linear-gradient(140deg, #3d5a78 0%, #1d3a58 60%, #10283f 100%); }
.photo-b { background: linear-gradient(140deg, #8a7d63 0%, #57503f 55%, #2e2b21 100%); }
.photo-c { background: linear-gradient(140deg, #5d707c 0%, #35464f 55%, #1d2930 100%); }
.photo-d { background: linear-gradient(140deg, #6e5f6b 0%, #443a44 55%, #241f26 100%); }
.photo-e { background: linear-gradient(140deg, #55705e 0%, #324638 55%, #1b271f 100%); }
.photo-f { background: linear-gradient(140deg, #7a6a55 0%, #4c4133 55%, #292219 100%); }
.card-status {
  position: absolute; top: 18px; left: 18px; background: rgba(0,23,49,0.85);
  color: var(--gold-light); font-size: 9px; letter-spacing: 0.28em;
  text-transform: uppercase; padding: 8px 14px;
}
.card-body { padding: 30px 28px 34px; }
.card-body .price { font-family: 'Playfair Display', var(--serif); font-size: 25px; color: var(--navy); font-weight: 500; }
.card-body .address { margin-top: 6px; font-size: 13.5px; color: var(--ink); }
.card-body .city { font-size: 12px; color: var(--grey); letter-spacing: 0.06em; }
.card-specs {
  display: flex; gap: 22px; margin-top: 20px; padding-top: 20px;
  border-top: 1px solid #ece8df; font-size: 11px; letter-spacing: 0.12em;
  text-transform: uppercase; color: var(--grey);
}
.listings-cta { text-align: center; margin-top: 60px; }

/* ---------- About ---------- */
.about { background: var(--navy); color: #fff; }
.about-grid {
  display: grid; grid-template-columns: 5fr 6fr; gap: 80px; align-items: center;
}
@media (max-width: 960px) { .about-grid { grid-template-columns: 1fr; gap: 48px; } }
.about-portrait {
  aspect-ratio: 4 / 5;
  background:
    radial-gradient(ellipse at 30% 25%, #2f4c6b 0%, transparent 60%),
    linear-gradient(160deg, #1c3a5c 0%, #0a2440 70%, #001731 100%);
  display: flex; align-items: center; justify-content: center;
  border: 1px solid rgba(200,185,142,0.35); outline: 1px solid rgba(200,185,142,0.35); outline-offset: 12px;
}
.about-portrait span { color: rgba(255,255,255,0.45); font-size: 10px; letter-spacing: 0.3em; text-transform: uppercase; }
.about-portrait img { width: 100%; height: 100%; object-fit: cover; object-position: 50% 22%; display: block; }
.about-copy .label { color: var(--gold-light); display: block; margin-bottom: 18px; }
.about-copy h2 {
  font-family: var(--serif); font-weight: 300; font-size: clamp(30px, 3.6vw, 42px); line-height: 1.25;
}
.about-copy h2 em { font-style: italic; font-weight: 400; }
.about-copy p { margin-top: 24px; color: rgba(255,255,255,0.72); font-size: 15px; }
.about-stats { display: flex; gap: 56px; margin-top: 44px; flex-wrap: wrap; }
.stat .num { font-family: 'Playfair Display', var(--serif); font-size: 34px; color: var(--gold-light); font-weight: 400; letter-spacing: 0.02em; }
.stat .cap { font-size: 10px; letter-spacing: 0.24em; text-transform: uppercase; color: rgba(255,255,255,0.55); margin-top: 4px; }

/* ---------- Values (about page) ---------- */
.values { background: var(--ivory); }
.values-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 48px; }
@media (max-width: 900px) { .values-grid { grid-template-columns: 1fr; } }
.value { text-align: center; padding: 0 12px; }
.value h3 { font-family: var(--serif); font-size: 23px; font-weight: 500; color: var(--navy); }
.value p { margin-top: 12px; font-size: 14px; color: var(--grey); }
.value .rule-gold { margin: 18px auto; }

/* ---------- Services ---------- */
.services { background: var(--stone); }
.services-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1px; background: #ddd8cc; border: 1px solid #ddd8cc; }
@media (max-width: 900px) { .services-grid { grid-template-columns: 1fr; } }
.service { background: var(--ivory); padding: 52px 40px; }
.service .num { font-family: var(--serif); font-size: 20px; color: var(--gold); font-style: italic; }
.service h3 {
  font-family: var(--serif); font-size: 24px; font-weight: 500;
  color: var(--navy); margin-top: 14px;
}
.service p { margin-top: 14px; font-size: 14px; color: var(--grey); }
.service ul { margin-top: 16px; padding-left: 0; list-style: none; }
.service li {
  font-size: 13px; color: var(--grey); padding: 8px 0 8px 22px; position: relative;
  border-top: 1px solid #ece8df;
}
.service li::before { content: "◆"; position: absolute; left: 0; top: 12px; font-size: 8px; color: var(--gold); }

/* ---------- Process (services page) ---------- */
.process { background: var(--navy); color: #fff; }
.process .section-head h2 { color: #fff; }
.process .section-head .label { color: var(--gold-light); }
.process-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 40px; position: relative; }
.process-grid::before {
  content: ""; position: absolute; top: 33px; left: 10%; right: 10%; height: 1px;
  background: linear-gradient(90deg, transparent, rgba(200,185,142,0.5) 12%, rgba(200,185,142,0.5) 88%, transparent);
}
@media (max-width: 960px) { .process-grid { grid-template-columns: 1fr 1fr; } .process-grid::before { display: none; } }
@media (max-width: 600px) { .process-grid { grid-template-columns: 1fr; } }
.step { text-align: center; }
.step .num {
  font-family: 'Playfair Display', var(--serif); font-size: 28px; font-weight: 400;
  line-height: 1; color: var(--gold-light); width: 66px; height: 66px; border-radius: 50%;
  border: 1px solid rgba(200,185,142,0.85); display: flex;
  align-items: center; justify-content: center; margin: 0 auto;
  padding-top: 3px; position: relative; z-index: 1;
  background: radial-gradient(circle at 50% 38%, #14395f, #062038);
  box-shadow: 0 0 0 9px var(--navy), 0 0 30px rgba(200,185,142,0.28);
  transition: transform .3s, box-shadow .3s;
}
.step:hover .num {
  transform: translateY(-4px);
  box-shadow: 0 0 0 9px var(--navy), 0 0 42px rgba(200,185,142,0.5);
}
.step h3 { font-family: var(--serif); font-size: 22px; font-weight: 500; margin-top: 20px; }
.step h3::after {
  content: ""; display: block; width: 26px; height: 1px;
  background: var(--gold); opacity: 0.6; margin: 13px auto 0;
}
.step p { margin-top: 12px; font-size: 13.5px; color: rgba(255,255,255,0.68); }

/* ---------- Quote ---------- */
.quote { background: var(--ivory); text-align: center; }
.quote blockquote {
  max-width: 760px; margin: 0 auto; font-family: var(--serif);
  font-size: clamp(24px, 3vw, 34px); font-weight: 300; font-style: italic;
  color: var(--navy); line-height: 1.5;
}
.quote cite {
  display: block; margin-top: 30px; font-family: var(--sans); font-style: normal;
  font-size: 11px; letter-spacing: 0.26em; text-transform: uppercase; color: var(--grey);
}

/* ---------- CTA band ---------- */
.cta-band { background: var(--stone); text-align: center; }
.cta-band h2 {
  font-family: var(--serif); font-weight: 400; font-size: clamp(28px, 3.4vw, 40px);
  color: var(--navy); line-height: 1.25; max-width: 620px; margin: 0 auto;
}
.cta-band .btn { margin-top: 36px; }

/* ---------- Contact ---------- */
.contact { background: #fff; border-top: 1px solid #ece8df; }
.contact-grid { display: grid; grid-template-columns: 5fr 6fr; gap: 80px; }
@media (max-width: 960px) { .contact-grid { grid-template-columns: 1fr; gap: 48px; } }
.contact-info .label { color: var(--gold); display: block; margin-bottom: 18px; }
.contact-info h2 { font-family: var(--serif); font-weight: 400; font-size: clamp(30px, 3.6vw, 42px); color: var(--navy); line-height: 1.25; }
.contact-info p { margin-top: 22px; color: var(--grey); font-size: 15px; max-width: 400px; }
.contact-lines { margin-top: 36px; display: grid; gap: 18px; }
.contact-line .k { font-size: 10px; letter-spacing: 0.24em; text-transform: uppercase; color: var(--gold); }
.contact-line .v { font-family: 'Playfair Display', var(--serif); font-size: 18px; color: var(--navy); margin-top: 4px; }
form { display: grid; gap: 22px; }
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 22px; }
@media (max-width: 600px) { .form-row { grid-template-columns: 1fr; } }
.field label {
  display: block; font-size: 10px; letter-spacing: 0.24em;
  text-transform: uppercase; color: var(--grey); margin-bottom: 8px;
}
.field input, .field select, .field textarea {
  width: 100%; padding: 14px 16px; border: 1px solid #d8d3c6; background: var(--ivory);
  font-family: var(--sans); font-size: 14px; font-weight: 300; color: var(--ink);
}
.field input:focus, .field select:focus, .field textarea:focus {
  outline: none; border-color: var(--gold);
}
form .btn { justify-self: start; cursor: pointer; }
form .btn:disabled { opacity: 0.55; cursor: wait; }
.form-success { text-align: center; padding: 60px 24px; border: 1px solid #e5e1d8; background: var(--ivory); }
.form-success .label { color: var(--gold); display: block; margin-bottom: 16px; }
.form-success h3 { font-family: var(--serif); font-size: 30px; font-weight: 400; color: var(--navy); }
.form-success p { margin-top: 14px; color: var(--grey); font-size: 14px; }

/* ---------- Footer ---------- */
footer { background: var(--navy-deep); color: rgba(255,255,255,0.65); padding: 70px 0 40px; }
.footer-top {
  display: flex; justify-content: space-between; align-items: flex-start;
  flex-wrap: wrap; gap: 40px; padding-bottom: 44px;
  border-bottom: 1px solid rgba(255,255,255,0.12);
}
.footer-mark .name { font-family: var(--serif); font-size: 20px; letter-spacing: 0.14em; text-transform: uppercase; color: #fff; }
.footer-mark .tagline { font-size: 9px; letter-spacing: 0.4em; text-transform: uppercase; color: var(--gold-light); margin-top: 3px; }
.footer-nav { display: flex; gap: 32px; flex-wrap: wrap; }
.footer-nav a { color: rgba(255,255,255,0.65); text-decoration: none; font-size: 10.5px; letter-spacing: 0.22em; text-transform: uppercase; }
.footer-nav a:hover { color: #fff; }
/* ---------- Property films ---------- */
.reel { background: var(--stone); }
.reel-reach {
  margin-top: 20px; font-size: 11px; letter-spacing: 0.3em;
  text-transform: uppercase; color: var(--gold); font-weight: 400;
}
.reel-row {
  display: flex; gap: 32px; justify-content: center;
  flex-wrap: wrap; align-items: flex-start;
}
.reel-item { margin: 0; position: relative; width: min(336px, 84vw); }
.reel-video {
  width: 100%; aspect-ratio: 9 / 16; object-fit: cover; display: block;
  border-radius: 22px; cursor: pointer; background: #01142a;
  box-shadow: 0 18px 50px rgba(0,35,73,0.18);
  transition: box-shadow .35s, transform .35s;
}
.reel-item:hover .reel-video { transform: translateY(-4px); box-shadow: 0 26px 60px rgba(0,35,73,0.26); }
.reel-item.is-live .reel-video { box-shadow: 0 0 0 1px var(--gold), 0 26px 60px rgba(0,35,73,0.3); }
.reel-sound {
  position: absolute; bottom: 18px; left: 50%; transform: translateX(-50%);
  background: rgba(0,23,49,0.72); color: var(--gold-light); cursor: pointer;
  border: 1px solid rgba(200,185,142,0.5); border-radius: 999px;
  font-family: var(--sans); font-size: 9.5px; letter-spacing: 0.22em;
  text-transform: uppercase; padding: 9px 20px; backdrop-filter: blur(6px);
  transition: background .3s, color .3s;
}
.reel-sound:hover { background: var(--gold-light); color: var(--navy-deep); }

.footer-social { display: flex; gap: 20px; align-items: center; }
.footer-social a { color: rgba(255,255,255,0.55); transition: color .3s; }
.footer-social a:hover { color: var(--gold-light); }
.footer-social svg { width: 19px; height: 19px; display: block; }
.footer-legal { margin-top: 36px; font-size: 11.5px; line-height: 2; color: rgba(255,255,255,0.45); }
.footer-legal .eho { display: flex; align-items: center; gap: 10px; margin-top: 14px; }
.eho svg { flex-shrink: 0; opacity: 0.6; }