:root {
  --ink: #0b0d0b;
  --ink-2: #141814;
  --ink-3: #1c211c;
  --paper: #f6f1e6;
  --paper-2: #ebe4d4;
  --paper-3: #ddd4c2;
  --green: #1f7a3a;
  --green-bright: #2e9b4c;
  --green-deep: #0e4a24;
  --red: #c4161c;
  --gold: #c4a574;
  --gold-soft: rgba(196, 165, 116, 0.28);
  --muted: #7d8178;
  --line: rgba(246, 241, 230, 0.12);
  --shadow: 0 30px 60px rgba(0, 0, 0, 0.28);
  --radius: 2px;
  --max: 1180px;
  --header: 84px;
  --ease: cubic-bezier(0.22, 1, 0.36, 1);
}

*,
*::before,
*::after {
  box-sizing: border-box;
  margin: 0;
  padding: 0;
}

html {
  scroll-behavior: smooth;
  scroll-padding-top: 5.5rem;
}

body {
  font-family: "Outfit", system-ui, sans-serif;
  color: var(--ink);
  background: var(--paper);
  line-height: 1.6;
  min-height: 100vh;
  text-rendering: optimizeLegibility;
}

body::before {
  content: "";
  pointer-events: none;
  position: fixed;
  inset: 0;
  z-index: 80;
  opacity: 0.035;
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='140' height='140'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.8' numOctaves='4' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='140' height='140' filter='url(%23n)'/%3E%3C/svg%3E");
}

img,
svg {
  max-width: 100%;
  display: block;
}

a {
  color: inherit;
  text-decoration: none;
}

button,
input,
select,
textarea {
  font: inherit;
  color: inherit;
}

.skip {
  position: absolute;
  left: 1rem;
  top: -40px;
  background: var(--green);
  color: #fff;
  padding: 0.5rem 0.8rem;
  z-index: 100;
}

.skip:focus {
  top: 1rem;
}

.wrap {
  width: min(var(--max), calc(100% - 2.5rem));
  margin-inline: auto;
}

.eyebrow {
  display: inline-flex;
  align-items: center;
  gap: 0.7rem;
  font-size: 0.72rem;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--gold);
  font-weight: 500;
}

.eyebrow::before {
  content: "";
  width: 28px;
  height: 1px;
  background: currentColor;
}

h1,
h2,
h3,
.serif {
  font-family: "Cormorant Garamond", Georgia, serif;
  font-weight: 500;
  letter-spacing: -0.02em;
  line-height: 1.08;
}

.site-header {
  position: sticky;
  top: 0;
  z-index: 50;
  min-height: var(--header);
  display: flex;
  align-items: center;
  background: rgba(11, 13, 11, 0.92);
  color: var(--paper);
  backdrop-filter: blur(16px);
  border-bottom: 1px solid var(--line);
  transition: box-shadow 0.3s var(--ease);
}

.site-header.is-scrolled {
  box-shadow: 0 12px 40px rgba(0, 0, 0, 0.35);
}

.header-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 1.5rem;
  width: min(var(--max), calc(100% - 2.5rem));
  margin-inline: auto;
  padding: 0.85rem 0;
}

.brand {
  display: flex;
  align-items: center;
  gap: 0.85rem;
  min-width: 170px;
}

.brand img {
  height: 42px;
  width: auto;
}

.nav {
  display: flex;
  align-items: center;
  gap: 1.6rem;
}

.nav a {
  font-size: 0.84rem;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: rgba(246, 241, 230, 0.78);
  position: relative;
}

.nav a::after {
  content: "";
  position: absolute;
  left: 0;
  bottom: -8px;
  width: 100%;
  height: 1px;
  background: var(--gold);
  transform: scaleX(0);
  transform-origin: left;
  transition: transform 0.3s var(--ease);
}

.nav a:hover,
.nav a[aria-current="page"] {
  color: var(--paper);
}

.nav a:hover::after,
.nav a[aria-current="page"]::after {
  transform: scaleX(1);
}

.header-cta {
  display: inline-flex;
  align-items: center;
  gap: 0.55rem;
  border: 1px solid var(--gold);
  color: var(--gold);
  padding: 0.55rem 0.95rem;
  font-size: 0.75rem;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  transition: 0.25s var(--ease);
}

.header-cta:hover {
  background: var(--gold);
  color: var(--ink);
}

.nav-toggle {
  display: none;
  width: 42px;
  height: 42px;
  border: 1px solid var(--line);
  background: transparent;
  cursor: pointer;
  position: relative;
}

.nav-toggle span,
.nav-toggle span::before,
.nav-toggle span::after {
  position: absolute;
  left: 11px;
  width: 18px;
  height: 1.5px;
  background: var(--paper);
}

.nav-toggle span {
  top: 20px;
}

.nav-toggle span::before,
.nav-toggle span::after {
  content: "";
}

.nav-toggle span::before {
  top: -6px;
}

.nav-toggle span::after {
  top: 6px;
}

.hero {
  position: relative;
  min-height: calc(100vh - var(--header));
  background:
    linear-gradient(90deg, rgba(11, 13, 11, 0.88) 0%, rgba(11, 13, 11, 0.55) 52%, rgba(11, 13, 11, 0.35) 100%),
    url("https://images.unsplash.com/photo-1558981806-ec527fa84c39?auto=format&fit=crop&w=2000&q=80") center/cover no-repeat;
  color: var(--paper);
  display: grid;
  align-items: end;
  overflow: hidden;
}

.hero::after {
  content: "";
  position: absolute;
  inset: 1.4rem;
  border: 1px solid var(--gold-soft);
  pointer-events: none;
}

.hero-inner {
  position: relative;
  z-index: 1;
  padding: 5.5rem 0 4.2rem;
}

.hero h1 {
  font-size: clamp(3rem, 7vw, 6.4rem);
  max-width: 14ch;
  margin: 1rem 0 1.4rem;
}

.hero p.lead {
  max-width: 38rem;
  font-size: 1.08rem;
  color: rgba(246, 241, 230, 0.82);
}

.hero-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 0.9rem;
  margin-top: 2rem;
}

.hero-meta {
  display: flex;
  flex-wrap: wrap;
  gap: 2rem;
  margin-top: 3.2rem;
  padding-top: 1.6rem;
  border-top: 1px solid var(--line);
  font-size: 0.78rem;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: rgba(246, 241, 230, 0.7);
}

.hero-meta strong {
  display: block;
  color: var(--gold);
  font-weight: 500;
  margin-bottom: 0.25rem;
}

.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 0.55rem;
  min-height: 48px;
  padding: 0.7rem 1.35rem;
  border: 1px solid transparent;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  font-size: 0.75rem;
  cursor: pointer;
  transition: 0.25s var(--ease);
}

.btn-green {
  background: var(--green);
  color: #fff;
}

.btn-green:hover {
  background: var(--green-bright);
}

.btn-ghost {
  border-color: rgba(246, 241, 230, 0.45);
  color: var(--paper);
  background: transparent;
}

.btn-ghost:hover {
  border-color: var(--gold);
  color: var(--gold);
}

.btn-ink {
  background: var(--ink);
  color: var(--paper);
}

.btn-ink:hover {
  background: var(--green-deep);
}

.btn-outline {
  border-color: var(--ink);
  background: transparent;
}

.btn-outline:hover {
  background: var(--ink);
  color: var(--paper);
}

.ticker {
  background: var(--ink);
  color: var(--paper);
  overflow: hidden;
  border-block: 1px solid var(--gold-soft);
}

.ticker-track {
  display: flex;
  gap: 2.4rem;
  width: max-content;
  animation: ticker 36s linear infinite;
  padding: 0.85rem 0;
  font-size: 0.78rem;
  letter-spacing: 0.22em;
  text-transform: uppercase;
}

.ticker-track span {
  white-space: nowrap;
}

.ticker-track b {
  color: var(--gold);
  font-weight: 500;
}

@keyframes ticker {
  from { transform: translateX(0); }
  to { transform: translateX(-50%); }
}

.section {
  padding: 5.5rem 0;
}

.section-head {
  display: grid;
  grid-template-columns: minmax(0, 0.9fr) minmax(0, 1.1fr);
  gap: 2rem;
  align-items: end;
  margin-bottom: 3rem;
}

.section-head h2 {
  font-size: clamp(2.3rem, 4vw, 3.6rem);
}

.section-head p {
  color: #4b4f48;
  max-width: 38rem;
}

.about {
  background:
    linear-gradient(180deg, var(--paper), var(--paper-2));
}

.about-grid {
  display: grid;
  grid-template-columns: 0.9fr 1.1fr;
  gap: 3.5rem;
  align-items: center;
}

.about-visual {
  position: relative;
  min-height: 460px;
  background:
    linear-gradient(180deg, rgba(11, 13, 11, 0.15), rgba(11, 13, 11, 0.45)),
    url("https://images.unsplash.com/photo-1558981403-c5f9899a106e?auto=format&fit=crop&w=1200&q=80") center/cover;
  border: 1px solid var(--paper-3);
}

.about-copy h2 {
  font-size: clamp(2.4rem, 4vw, 3.8rem);
  margin: 0.7rem 0 1.2rem;
}

.about-copy p {
  color: #454940;
  margin-bottom: 1rem;
}

.stat-row {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1rem;
  margin-top: 2rem;
  padding-top: 1.4rem;
  border-top: 1px solid var(--paper-3);
}

.stat-row strong {
  display: block;
  font-family: "Cormorant Garamond", serif;
  font-size: 2rem;
  color: var(--green-deep);
}

.stat-row span {
  font-size: 0.78rem;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--muted);
}

.catalogue {
  background: var(--ink);
  color: var(--paper);
}

.catalogue .section-head p {
  color: rgba(246, 241, 230, 0.72);
}

.card-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1.1rem;
}

.card {
  border: 1px solid var(--line);
  padding: 1.6rem 1.5rem 1.4rem;
  background: var(--ink-2);
  min-height: 240px;
  display: flex;
  flex-direction: column;
  transition: transform 0.35s var(--ease), border-color 0.35s var(--ease);
}

.card:hover {
  transform: translateY(-6px);
  border-color: var(--gold);
}

.card .num {
  font-size: 0.72rem;
  letter-spacing: 0.22em;
  color: var(--gold);
  margin-bottom: 2.2rem;
}

.card h3 {
  font-size: 2rem;
  margin-bottom: 0.7rem;
}

.card p {
  color: rgba(246, 241, 230, 0.72);
  font-size: 0.95rem;
}

.card ul {
  margin-top: auto;
  padding-top: 1.2rem;
  list-style: none;
  color: var(--green-bright);
  font-size: 0.82rem;
  letter-spacing: 0.04em;
}

.houses {
  background: var(--paper);
}

.house-grid {
  display: grid;
  grid-template-columns: 1.15fr 0.85fr 0.85fr;
  gap: 1.1rem;
}

.house {
  padding: 2rem 1.6rem;
  border: 1px solid var(--paper-3);
  background: #fffdf8;
  min-height: 280px;
}

.house.featured {
  background: var(--ink);
  color: var(--paper);
  border-color: var(--ink);
}

.house .label {
  font-size: 0.72rem;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 2rem;
}

.house h3 {
  font-size: 2.3rem;
  margin-bottom: 0.8rem;
}

.house p {
  color: #55584f;
}

.house.featured p {
  color: rgba(246, 241, 230, 0.75);
}

.why {
  background:
    radial-gradient(circle at 80% 10%, rgba(31, 122, 58, 0.12), transparent 32%),
    var(--paper-2);
}

.why-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 1.2rem;
}

.why-item {
  padding: 1.4rem 0;
  border-top: 1px solid var(--paper-3);
}

.why-item h3 {
  font-size: 1.55rem;
  margin: 0.5rem 0 0.6rem;
}

.why-item p {
  color: #4e524b;
  font-size: 0.95rem;
}

.cta-band {
  position: relative;
  background:
    linear-gradient(100deg, rgba(11, 13, 11, 0.86), rgba(14, 74, 36, 0.72)),
    url("https://images.unsplash.com/photo-1449426468159-d96dbf643d89?auto=format&fit=crop&w=1800&q=80") center/cover;
  color: var(--paper);
  padding: 5rem 0;
}

.cta-band h2 {
  font-size: clamp(2.4rem, 5vw, 4.2rem);
  max-width: 14ch;
  margin: 0.8rem 0 1rem;
}

.cta-band p {
  max-width: 36rem;
  color: rgba(246, 241, 230, 0.82);
  margin-bottom: 1.8rem;
}

.page-hero {
  background: var(--ink);
  color: var(--paper);
  padding: 4.5rem 0 3.2rem;
  border-bottom: 1px solid var(--gold-soft);
}

.page-hero h1 {
  font-size: clamp(2.8rem, 6vw, 5rem);
  margin: 0.6rem 0 0.8rem;
}

.page-hero p {
  max-width: 40rem;
  color: rgba(246, 241, 230, 0.75);
}

.contact-layout {
  display: grid;
  grid-template-columns: 0.9fr 1.1fr;
  gap: 2.5rem;
}

.contact-card,
.form-card,
.policy {
  background: #fffdf8;
  border: 1px solid var(--paper-3);
  padding: 1.8rem;
}

.contact-list {
  display: grid;
  gap: 1.15rem;
  margin-top: 1.4rem;
}

.contact-list a,
.contact-list p {
  display: block;
}

.contact-list span {
  display: block;
  font-size: 0.72rem;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 0.2rem;
}

.hours {
  margin-top: 1.6rem;
  padding-top: 1.2rem;
  border-top: 1px solid var(--paper-3);
  font-size: 0.95rem;
}

.hours li {
  display: flex;
  justify-content: space-between;
  list-style: none;
  padding: 0.35rem 0;
  color: #4b4f48;
}

form {
  display: grid;
  gap: 0.95rem;
}

label {
  font-size: 0.75rem;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--muted);
}

input,
select,
textarea {
  width: 100%;
  margin-top: 0.4rem;
  border: 1px solid var(--paper-3);
  background: #fff;
  padding: 0.8rem 0.9rem;
  outline: none;
}

input:focus,
select:focus,
textarea:focus {
  border-color: var(--green);
}

textarea {
  min-height: 140px;
  resize: vertical;
}

.form-row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 0.9rem;
}

.form-note {
  font-size: 0.85rem;
  color: var(--muted);
}

.form-success {
  display: none;
  border: 1px solid var(--green);
  color: var(--green-deep);
  padding: 0.9rem 1rem;
  background: rgba(31, 122, 58, 0.08);
}

.form-success.is-visible {
  display: block;
}

.map-wrap {
  margin-top: 2.5rem;
  border: 1px solid var(--paper-3);
  min-height: 360px;
  overflow: hidden;
}

.map-wrap iframe {
  width: 100%;
  height: 380px;
  border: 0;
  filter: grayscale(0.35) contrast(1.05);
}

.policy-wrap {
  width: min(820px, calc(100% - 2.5rem));
  margin: 3.5rem auto 5rem;
}

.policy h2 {
  font-size: 1.7rem;
  margin: 1.8rem 0 0.7rem;
}

.policy p,
.policy li {
  color: #454940;
  margin-bottom: 0.8rem;
}

.policy ul,
.policy ol {
  padding-left: 1.2rem;
  margin-bottom: 1rem;
}

.policy .updated {
  font-size: 0.82rem;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--gold);
}

.site-footer {
  background: var(--ink);
  color: rgba(246, 241, 230, 0.78);
  padding: 3.5rem 0 1.4rem;
}

.footer-grid {
  display: grid;
  grid-template-columns: 1.4fr 0.8fr 0.8fr 1fr;
  gap: 2rem;
  padding-bottom: 2.4rem;
  border-bottom: 1px solid var(--line);
}

.site-footer h3 {
  color: var(--paper);
  font-size: 1.4rem;
  margin-bottom: 0.9rem;
}

.site-footer p,
.site-footer a {
  font-size: 0.92rem;
}

.site-footer ul {
  list-style: none;
  display: grid;
  gap: 0.45rem;
}

.site-footer a:hover {
  color: var(--gold);
}

.footer-brand img {
  height: 40px;
  margin-bottom: 1rem;
}

.legal-bar {
  display: flex;
  justify-content: space-between;
  gap: 1rem;
  flex-wrap: wrap;
  padding-top: 1.1rem;
  font-size: 0.8rem;
  color: rgba(246, 241, 230, 0.55);
}

.reveal {
  opacity: 0;
  transform: translateY(18px);
  animation: rise 0.8s var(--ease) forwards;
}

.reveal:nth-child(2) { animation-delay: 0.08s; }
.reveal:nth-child(3) { animation-delay: 0.16s; }
.reveal:nth-child(4) { animation-delay: 0.24s; }
.reveal:nth-child(5) { animation-delay: 0.32s; }
.reveal:nth-child(6) { animation-delay: 0.4s; }

@keyframes rise {
  to {
    opacity: 1;
    transform: none;
  }
}

@media (max-width: 980px) {
  .section-head,
  .about-grid,
  .contact-layout,
  .house-grid,
  .why-grid,
  .footer-grid,
  .card-grid {
    grid-template-columns: 1fr;
  }

  .card-grid,
  .why-grid {
    grid-template-columns: 1fr 1fr;
  }

  .about-visual {
    min-height: 320px;
  }

  .header-inner {
    flex-wrap: wrap;
  }

  .nav-toggle {
    display: block;
    margin-left: auto;
  }

  .nav,
  .header-cta {
    display: none;
  }

  body.nav-open .nav {
    display: flex;
    flex-basis: 100%;
    flex-direction: column;
    align-items: flex-start;
    padding: 0.4rem 0 1rem;
    gap: 1.1rem;
  }

  body.nav-open .header-cta {
    display: inline-flex;
    margin: 0 0 1.1rem;
  }
}

@media (max-width: 640px) {
  .card-grid,
  .why-grid,
  .form-row,
  .stat-row {
    grid-template-columns: 1fr;
  }

  .hero::after {
    inset: 0.7rem;
  }

  .wrap,
  .header-inner,
  .policy-wrap {
    width: min(var(--max), calc(100% - 1.5rem));
  }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  .ticker-track,
  .reveal,
  .card {
    animation: none;
    transform: none;
    opacity: 1;
  }
}