@import url("https://fonts.googleapis.com/css2?family=DM+Serif+Display:ital@0;1&family=Fira+Sans:wght@300;400;500;600&display=swap");

:root {
  --pewter-light: #efece6;
  --pewter: #cfcac1;
  --pewter-deep: #8c857a;
  --ink: #1a1d2e;
  --azure: #3a5fc8;
  --azure-deep: #2a4aaa;
  --background: #efece6;
  --foreground: #1a1d2e;
  --card: #faf9f7;
  --muted: #e8e4dd;
  --muted-foreground: #8c857a;
  --border: #ddd9d2;
  --input: #e2ddd6;
  --gradient-veil: linear-gradient(180deg, rgba(26,29,46,0) 0%, rgba(26,29,46,0.55) 70%, rgba(26,29,46,0.85) 100%);
}

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

html { scroll-behavior: smooth; }

body {
  background: var(--background);
  color: var(--foreground);
  font-family: "Fira Sans", sans-serif;
  font-weight: 300;
  -webkit-font-smoothing: antialiased;
  letter-spacing: 0.005em;
}

h1, h2, h3, h4 {
  font-family: "DM Serif Display", serif;
  font-weight: 400;
  letter-spacing: -0.01em;
}

.font-serif { font-family: "DM Serif Display", serif; }

.eyebrow {
  font-family: "Fira Sans", sans-serif;
  font-weight: 400;
  text-transform: uppercase;
  letter-spacing: 0.32em;
  font-size: 0.7rem;
  color: var(--pewter-deep);
}

.hairline {
  height: 1px;
  background: var(--pewter);
  width: 3rem;
  display: inline-block;
}

a { text-decoration: none; color: inherit; }
img { max-width: 100%; display: block; }
button { cursor: pointer; font-family: inherit; background: none; border: none; }

/* LAYOUT */
.container { max-width: 1280px; margin: 0 auto; padding: 0 2.5rem; }
@media (max-width: 768px) { .container { padding: 0 1.5rem; } }

/* HEADER */
header {
  position: fixed; top: 0; left: 0; right: 0; z-index: 50;
  height: 80px; transition: all 0.5s ease;
  background: rgba(26,29,46,0.55);
  backdrop-filter: blur(4px);
  color: var(--pewter-light);
}
header.scrolled {
  background: rgba(239,236,230,0.9);
  backdrop-filter: blur(12px);
  border-bottom: 1px solid var(--border);
  color: var(--foreground);
}
.header-inner {
  display: flex; align-items: center; justify-content: space-between;
  height: 100%; max-width: 1280px; margin: 0 auto; padding: 0 2.5rem;
}
.menu-btn {
  display: flex; align-items: center; gap: 10px;
  font-size: 0.7rem; text-transform: uppercase; letter-spacing: 0.3em;
  color: inherit;
}
.menu-lines { display: flex; flex-direction: column; gap: 5px; }
.menu-lines span { display: block; height: 1px; width: 20px; background: currentColor; }
.logo-link img { height: 48px; width: auto; }
@media (max-width: 768px) { .logo-link img { height: 40px; } }
.contact-btn-header {
  display: inline-flex; align-items: center;
  border: 1px solid currentColor;
  padding: 10px 20px; font-size: 0.7rem;
  text-transform: uppercase; letter-spacing: 0.28em;
  transition: background 0.5s, color 0.5s, border-color 0.5s;
}
.contact-btn-header:hover { background: var(--azure); border-color: var(--azure); color: var(--pewter-light); }
@media (max-width: 768px) { .contact-btn-header { font-size: 0.65rem; } }

/* NAV OVERLAY */
.nav-overlay {
  position: fixed; inset: 0; z-index: 40;
  backdrop-filter: blur(20px);
  background: rgba(26,29,46,0.96);
  display: flex; flex-direction: column;
  align-items: center; justify-content: center; gap: 2rem;
  opacity: 0; pointer-events: none; transition: opacity 0.5s;
}
.nav-overlay.open { opacity: 1; pointer-events: auto; }
.nav-overlay a {
  font-family: "DM Serif Display", serif;
  font-size: clamp(2.5rem, 7vw, 5rem);
  color: var(--pewter-light);
  transition: color 0.3s;
  transform: translateY(20px);
  opacity: 0;
  transition: transform 0.6s cubic-bezier(0.22,1,0.36,1), opacity 0.6s, color 0.3s;
}
.nav-overlay.open a { transform: translateY(0); opacity: 1; }
.nav-overlay.open a:nth-child(1) { transition-delay: 0.1s; }
.nav-overlay.open a:nth-child(2) { transition-delay: 0.18s; }
.nav-overlay.open a:nth-child(3) { transition-delay: 0.26s; }
.nav-overlay.open a:nth-child(4) { transition-delay: 0.34s; }
.nav-overlay a:hover { color: var(--azure); }

/* FOOTER */
footer {
  border-top: 1px solid var(--border);
  background: color-mix(in srgb, var(--muted) 40%, transparent);
  margin-top: 8rem;
}
.footer-grid {
  display: grid; grid-template-columns: 2fr 1fr 1fr; gap: 3rem;
  max-width: 1280px; margin: 0 auto; padding: 5rem 2.5rem;
}
@media (max-width: 768px) {
  .footer-grid { grid-template-columns: 1fr 1fr; padding: 3rem 1.5rem; }
  .footer-brand { grid-column: 1/-1; }
}
.footer-logo-wrap {
  background: var(--ink); display: inline-flex;
  align-items: center; justify-content: center;
  padding: 12px 20px; border-radius: 2px;
}
.footer-logo-wrap img { height: 64px; width: auto; }
.footer-bottom {
  border-top: 1px solid var(--border);
  max-width: 1280px; margin: 0 auto; padding: 1.5rem 2.5rem;
  display: flex; justify-content: space-between; align-items: center;
  font-size: 0.75rem; color: var(--muted-foreground);
  flex-wrap: wrap; gap: 0.5rem;
}
.footer-nav ul { list-style: none; }
.footer-nav li { margin-bottom: 0.5rem; }
.footer-nav a { font-size: 0.875rem; transition: color 0.2s; }
.footer-nav a:hover { color: var(--azure); }
.footer-contact li { font-size: 0.875rem; color: var(--muted-foreground); margin-bottom: 0.5rem; }

/* BUTTONS */
.btn-primary {
  display: inline-flex; align-items: center; justify-content: center;
  background: var(--pewter-light); color: var(--ink);
  padding: 16px 32px; font-size: 0.7rem;
  text-transform: uppercase; letter-spacing: 0.28em;
  transition: background 0.3s;
}
.btn-primary:hover { background: var(--background); }
.btn-outline {
  display: inline-flex; align-items: center; justify-content: center;
  border: 1px solid rgba(239,236,230,0.8); color: var(--pewter-light);
  padding: 16px 32px; font-size: 0.7rem;
  text-transform: uppercase; letter-spacing: 0.28em;
  transition: background 0.3s, color 0.3s;
}
.btn-outline:hover { background: var(--pewter-light); color: var(--ink); }
.btn-dark {
  display: inline-flex; align-items: center; justify-content: center;
  border: 1px solid var(--pewter-light); color: var(--pewter-light);
  padding: 16px 40px; font-size: 0.7rem;
  text-transform: uppercase; letter-spacing: 0.28em;
  transition: background 0.3s, color 0.3s;
}
.btn-dark:hover { background: var(--pewter-light); color: var(--ink); }
.link-arrow {
  font-size: 0.7rem; text-transform: uppercase; letter-spacing: 0.32em;
  border-bottom: 1px solid currentColor; padding-bottom: 2px;
  transition: color 0.2s, border-color 0.2s;
}
.link-arrow:hover { color: var(--azure); border-color: var(--azure); }

/* PAGE TRANSITIONS */
.page { display: none; }
.page.active { display: block; }

/* HERO */
.hero {
  position: relative; height: 100svh; min-height: 680px;
  overflow: hidden;
}
.hero video, .hero-img {
  position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover;
}
.hero-veil {
  position: absolute; inset: 0; z-index: 1;
  background: rgba(26,29,46,0.28);
}
.hero-ink {
  position: absolute; inset: 0; z-index: 1;
  background: rgba(26,29,46,0.28);
}
.hero-content {
  position: relative; z-index: 10; height: 100%;
  display: flex; flex-direction: column;
  align-items: center; justify-content: flex-end;
  padding-bottom: 7rem; padding-left: 1.5rem; padding-right: 1.5rem;
  text-align: center; color: var(--pewter-light);
}
.hero-content .eyebrow { color: var(--pewter); }
.hero-content h1 {
  font-size: clamp(2.5rem, 7vw, 5rem);
  margin-top: 1.5rem; max-width: 900px; line-height: 1.05;
}
.hero-content p {
  margin-top: 2rem; max-width: 560px;
  font-size: clamp(0.9rem, 1.5vw, 1.1rem);
  color: var(--pewter); font-weight: 300; line-height: 1.7;
}
.hero-btns { margin-top: 2.5rem; display: flex; flex-wrap: wrap; gap: 1rem; justify-content: center; }
.hero-scroll {
  position: absolute; bottom: 1.5rem; left: 50%; transform: translateX(-50%); z-index: 10;
}
.hero-scroll-line { height: 48px; width: 1px; background: rgba(239,236,230,0.6); animation: pulse 2s infinite; }
@keyframes pulse { 0%,100%{opacity:1} 50%{opacity:0.3} }

/* STATS */
.stats-section { border-top: 1px solid var(--border); border-bottom: 1px solid var(--border); }
.stats-grid {
  display: grid; grid-template-columns: repeat(4,1fr);
  gap: 3rem; text-align: center;
  padding: 5rem 2.5rem; max-width: 1280px; margin: 0 auto;
}
@media (max-width: 768px) { .stats-grid { grid-template-columns: repeat(2,1fr); padding: 3rem 1.5rem; } }
.stat-val { font-family: "DM Serif Display", serif; font-size: clamp(2rem, 4vw, 3rem); }
.stat-label { font-size: 0.7rem; text-transform: uppercase; letter-spacing: 0.32em; color: var(--pewter-deep); margin-top: 0.75rem; }

/* CATEGORY SLIDER */
.cat-section { background: var(--ink); color: var(--pewter-light); padding: 7rem 0; }
.cat-section .eyebrow { color: var(--pewter); }
.cat-header {
  display: flex; justify-content: space-between; align-items: flex-end;
  gap: 2rem; margin-bottom: 4rem;
  max-width: 1280px; margin-left: auto; margin-right: auto; padding: 0 2.5rem;
  flex-wrap: wrap;
}
.cat-header h2 { font-size: clamp(2rem, 5vw, 3.5rem); line-height: 1.1; margin-top: 1rem; max-width: 500px; color: var(--pewter-light); }
.cat-header p { max-width: 320px; font-weight: 300; line-height: 1.7; color: var(--pewter); }
.cat-panels {
  display: flex; height: 520px; gap: 8px;
  max-width: 1280px; margin: 0 auto; padding: 0 2.5rem;
}
@media (max-width: 768px) { .cat-panels { display: none; } }
.cat-panel {
  position: relative; overflow: hidden; cursor: pointer;
  flex: 1; transition: flex 0.7s cubic-bezier(0.22,1,0.36,1);
}
.cat-panel.active { flex: 5; }
.cat-panel img {
  position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover;
  transition: transform 1.2s cubic-bezier(0.22,1,0.36,1);
}
.cat-panel.active img { transform: scale(1.05); }
.cat-panel-veil {
  position: absolute; inset: 0; transition: background 0.7s;
  background: rgba(26,29,46,0.55);
}
.cat-panel.active .cat-panel-veil {
  background: linear-gradient(to top, rgba(26,29,46,0.85) 0%, rgba(26,29,46,0.2) 60%, transparent 100%);
}
.cat-label-vert {
  position: absolute; inset: 0; display: flex;
  align-items: flex-end; justify-content: center; padding-bottom: 2rem;
  transition: opacity 0.5s;
}
.cat-panel.active .cat-label-vert { opacity: 0; pointer-events: none; }
.cat-label-vert span {
  font-family: "DM Serif Display", serif; font-size: 1.5rem;
  writing-mode: vertical-rl; transform: rotate(180deg); color: var(--pewter-light);
}
.cat-content {
  position: absolute; inset: 0; display: flex; flex-direction: column;
  justify-content: flex-end; padding: 2.5rem; text-align: left;
  opacity: 0; transform: translateY(20px);
  transition: opacity 0.7s, transform 0.7s;
}
.cat-panel.active .cat-content { opacity: 1; transform: translateY(0); }
.cat-content h3 { font-family: "DM Serif Display", serif; font-size: clamp(2rem, 3vw, 3rem); margin-top: 0.75rem; color: var(--pewter-light); }
.cat-content p { margin-top: 1rem; font-weight: 300; line-height: 1.7; color: var(--pewter); max-width: 320px; }
.cat-mobile { padding: 0 1.5rem; display: none; }
@media (max-width: 768px) { .cat-mobile { display: block; } }
.cat-mobile-item { position: relative; height: 288px; overflow: hidden; margin-bottom: 1rem; }
.cat-mobile-item img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.cat-mobile-veil { position: absolute; inset: 0; background: linear-gradient(to top, rgba(26,29,46,0.88), transparent 70%); }
.cat-mobile-content { position: absolute; inset: 0; display: flex; flex-direction: column; justify-content: flex-end; padding: 1.5rem; }

/* FEATURED / LISTINGS */
.section-header {
  display: flex; justify-content: space-between; align-items: flex-end;
  gap: 2rem; margin-bottom: 4rem; flex-wrap: wrap;
}
.section-header h2 { font-size: clamp(2rem, 5vw, 3.5rem); line-height: 1.1; margin-top: 1rem; }
.listings-grid {
  display: grid; grid-template-columns: repeat(3,1fr); gap: 2.5rem 3.5rem;
}
@media (max-width: 1024px) { .listings-grid { grid-template-columns: repeat(2,1fr); } }
@media (max-width: 640px) { .listings-grid { grid-template-columns: 1fr; } }
.listing-card { cursor: pointer; }
.listing-card:hover .listing-img { transform: scale(1.05); }
.listing-img-wrap { position: relative; aspect-ratio: 4/5; overflow: hidden; background: var(--muted); }
.listing-img {
  position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover;
  transition: transform 1.2s ease;
}
.listing-tag {
  position: absolute; top: 20px; left: 20px;
  background: rgba(239,236,230,0.9); backdrop-filter: blur(4px);
  padding: 4px 12px; font-size: 0.65rem; text-transform: uppercase; letter-spacing: 0.28em;
}
.listing-tag-exclusive {
  position: absolute; top: 16px; left: 16px; z-index: 10;
  background: rgba(26,29,46,0.85); color: var(--pewter-light);
  padding: 6px 12px; font-size: 0.65rem; text-transform: uppercase; letter-spacing: 0.28em;
}
.listing-info { padding-top: 1.5rem; display: flex; justify-content: space-between; align-items: flex-start; gap: 1.5rem; }
.listing-info h3 { font-family: "DM Serif Display", serif; font-size: 1.4rem; margin-top: 0.5rem; transition: color 0.2s; }
.listing-card:hover .listing-info h3 { color: var(--azure); }
.listing-info .meta { font-size: 0.8rem; color: var(--muted-foreground); margin-top: 0.75rem; }
.listing-price { font-family: "DM Serif Display", serif; font-size: 1.2rem; white-space: nowrap; }

/* EXCLUSIVE SECTION */
.exclusive-section {
  background: color-mix(in srgb, var(--pewter-light) 55%, var(--background));
}

/* EDITORIAL SPLIT */
.editorial {
  display: grid; grid-template-columns: 1fr 1fr; gap: 4rem; align-items: center;
}
@media (max-width: 768px) { .editorial { grid-template-columns: 1fr; } }
.editorial-img { position: relative; aspect-ratio: 4/5; overflow: hidden; }
.editorial-img img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.editorial-text { padding: 0 2.5rem; }
@media (max-width: 768px) { .editorial-text { padding: 0; } }
.editorial-text h2 { font-size: clamp(2rem, 4vw, 3rem); line-height: 1.1; margin-top: 1.25rem; }
.editorial-text p { margin-top: 2rem; line-height: 1.8; color: var(--muted-foreground); }

/* CTA */
.cta-section { background: var(--ink); color: var(--pewter-light); padding: 8rem 0; }
.cta-inner { max-width: 900px; margin: 0 auto; text-align: center; padding: 0 1.5rem; }
.cta-inner .eyebrow { color: var(--pewter); }
.cta-inner h2 { font-size: clamp(2rem, 5vw, 3.5rem); line-height: 1.1; margin-top: 1.5rem; }
.cta-inner p { margin-top: 2rem; color: var(--pewter); font-weight: 300; line-height: 1.7; }
.cta-inner a { margin-top: 3rem; }

/* PAGE HERO (inner pages) */
.page-hero { padding-top: 10rem; padding-bottom: 5rem; text-align: center; }
.page-hero h1 { font-size: clamp(2.5rem, 7vw, 4.5rem); line-height: 1.05; margin-top: 1.5rem; }
.page-hero p { margin-top: 2.5rem; color: var(--muted-foreground); max-width: 560px; margin-left: auto; margin-right: auto; line-height: 1.7; font-size: 1.1rem; }
.page-hero-left { padding-top: 10rem; padding-bottom: 4rem; }
.page-hero-left h1 { font-size: clamp(2.5rem, 7vw, 4.5rem); line-height: 1.05; margin-top: 1.5rem; max-width: 700px; }
.page-hero-left p { margin-top: 1.5rem; color: var(--muted-foreground); max-width: 600px; line-height: 1.7; }

/* ABOUT PAGE */
.about-photo { position: relative; height: 60svh; min-height: 480px; overflow: hidden; }
.about-photo img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.about-body { max-width: 800px; margin: 0 auto; padding: 7rem 2.5rem; }
.about-body > div { margin-bottom: 2.5rem; }
.about-body p { margin-top: 1rem; font-size: 1.1rem; line-height: 1.8; }

/* NEIGHBORHOODS */
.neighborhood-item {
  display: grid; grid-template-columns: 1fr 1fr; gap: 3rem; align-items: center;
  margin-bottom: 6rem;
}
@media (max-width: 768px) { .neighborhood-item { grid-template-columns: 1fr; } }
.neighborhood-item.reverse .neighborhood-img { order: 2; }
.neighborhood-item.reverse .neighborhood-text { order: 1; }
@media (max-width: 768px) { .neighborhood-item.reverse .neighborhood-img, .neighborhood-item.reverse .neighborhood-text { order: unset; } }
.neighborhood-img { position: relative; aspect-ratio: 5/4; overflow: hidden; }
.neighborhood-img img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.neighborhood-text { padding: 1.5rem; }
.neighborhood-text h2 { font-size: clamp(2rem, 4vw, 3rem); margin-top: 1rem; }
.neighborhood-text p { margin-top: 1.5rem; color: var(--muted-foreground); line-height: 1.7; }

/* CONTACT */
.contact-grid {
  display: grid; grid-template-columns: 1fr 1fr; gap: 5rem;
  padding-top: 10rem; padding-bottom: 5rem;
  align-items: start;
}
@media (max-width: 768px) { .contact-grid { grid-template-columns: 1fr; padding-top: 8rem; } }
.contact-info h1 { font-size: clamp(2.5rem, 6vw, 4.5rem); line-height: 1.05; margin-top: 1.5rem; }
.contact-info p { margin-top: 2rem; color: var(--muted-foreground); max-width: 400px; line-height: 1.7; }
.contact-details { margin-top: 3rem; }
.contact-details > div { margin-bottom: 1.5rem; }
.contact-details p { margin-top: 0.5rem; font-size: 0.9rem; }
.contact-form { background: var(--card); border: 1px solid var(--border); padding: 3rem; }
@media (max-width: 768px) { .contact-form { padding: 2rem; } }
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 1.5rem; }
@media (max-width: 500px) { .form-row { grid-template-columns: 1fr; } }
.field { margin-bottom: 1.5rem; }
.field label { display: block; font-size: 0.7rem; text-transform: uppercase; letter-spacing: 0.32em; color: var(--pewter-deep); margin-bottom: 0.75rem; }
.field input, .field textarea {
  width: 100%; background: transparent;
  border: none; border-bottom: 1px solid var(--input);
  padding: 0.75rem 0; outline: none; font-family: inherit;
  font-size: 0.9rem; font-weight: 300; color: var(--foreground);
  transition: border-color 0.2s;
}
.field input:focus, .field textarea:focus { border-color: var(--foreground); }
.field textarea { resize: none; }
.btn-submit {
  width: 100%; background: var(--foreground); color: var(--pewter-light);
  padding: 1rem; font-size: 0.7rem; text-transform: uppercase;
  letter-spacing: 0.28em; border: none; cursor: pointer;
  font-family: inherit; transition: background 0.3s;
}
.btn-submit:hover { background: var(--azure); }
.form-success { padding: 3rem 0; text-align: center; }
.form-success h3 { font-family: "DM Serif Display", serif; font-size: 2rem; margin-top: 1rem; }
.form-success p { margin-top: 1rem; color: var(--muted-foreground); }

/* UTILS */
.py-28 { padding-top: 7rem; padding-bottom: 7rem; }
.py-20 { padding-top: 5rem; padding-bottom: 5rem; }
.pb-32 { padding-bottom: 8rem; }
.mt-footer { margin-top: 0 !important; }