:root{--ink:#0a0a0a;--ink2:#1a1a1a;--mut:#5f5f5f;--line:#e2e2e2;--bg:#ffffff;--soft:#f5f4f2;--pvh:42px}
*{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{margin:0;background:var(--bg);color:var(--ink);font-family:"Space Grotesk",system-ui,-apple-system,sans-serif;font-size:17px;line-height:1.72;overflow-x:hidden;padding-top:var(--pvh)}
img{max-width:100%;height:auto;display:block}
figure{margin:0}
h1,h2,h3,h4{font-family:"Playfair Display",Georgia,serif;font-weight:500;margin:0;line-height:1.08;letter-spacing:-.01em}
h1{font-size:clamp(2.5rem,6vw,5.1rem)}
h2{font-size:clamp(2rem,3.6vw,3.2rem)}
h3{font-size:1.35rem}
h1+p,h2+p,h3+p,h2+.lead,h1+.lead{margin-top:20px}
p{margin:0 0 18px}
a{color:inherit}
.wrap{max-width:1220px;margin:0 auto;padding:0 28px}
.eyebrow{font-size:0.82rem;letter-spacing:.24em;text-transform:uppercase;color:var(--mut);margin:0 0 22px;font-weight:500}
.lead{font-size:1.16rem;color:var(--ink2)}
.mut{color:var(--mut)}
section{padding:104px 0}
.rule{height:1px;background:var(--line);border:0;margin:0}

/* preview banner */
.pv-banner{position:fixed;top:0;left:0;right:0;z-index:120;background:#0a0a0a;color:#fff;display:flex;align-items:center;justify-content:center;gap:16px;padding:8px 16px;flex-wrap:nowrap;font-size:0.82rem;letter-spacing:.1em;text-transform:uppercase}
.pv-long{display:inline}
.pv-short{display:none;white-space:nowrap}
.pv-banner a{display:inline-flex;align-items:center;min-height:44px;padding:0 18px;background:#fff;color:#0a0a0a;text-decoration:none;font-size:0.82rem;letter-spacing:.14em;text-indent:.14em;font-weight:600;white-space:nowrap}

/* nav */
.nav{position:fixed;top:var(--pvh);left:0;right:0;z-index:100;display:flex;align-items:center;justify-content:space-between;padding:16px 28px;transition:background .3s,box-shadow .3s;pointer-events:none}
.nav>*{pointer-events:auto}
.nav.solid,.nav.plain{background:#fff;box-shadow:0 1px 0 var(--line)}
.brand{display:flex;align-items:center;gap:12px;text-decoration:none;padding:6px 0}
.brand img{height:30px;width:auto}
.brand .bn{font-family:"Playfair Display",serif;font-size:1.05rem;letter-spacing:.16em;text-transform:uppercase;color:#fff;white-space:nowrap}
.nav.solid .brand .bn,.nav.plain .brand .bn{color:var(--ink)}
.nav.solid .brand img.w,.nav.plain .brand img.w{display:none}
.brand img.b{display:none}
.nav.solid .brand img.b,.nav.plain .brand img.b{display:block}
.nlinks{display:flex;align-items:center;gap:30px}
.nlinks a{color:#fff;text-decoration:none;font-size:0.83rem;letter-spacing:.13em;text-transform:uppercase;padding:11px 0}
.nav.solid .nlinks a,.nav.plain .nlinks a{color:var(--ink)}
.nlinks a.cta{border:1px solid rgba(255,255,255,.6);padding:11px 20px;min-height:44px;display:inline-flex;align-items:center}
.nav.solid .nlinks a.cta,.nav.plain .nlinks a.cta{border-color:var(--ink);background:var(--ink);color:#fff}
.burger{display:none;width:46px;min-height:44px;background:none;border:0;cursor:pointer;flex-direction:column;justify-content:center;align-items:center;gap:6px;padding:0}
.burger span{display:block;width:26px;height:2px;background:#fff}
.nav.solid .burger span,.nav.plain .burger span{background:var(--ink)}
.mmenu{position:fixed;inset:0;z-index:130;background:#0a0a0a;color:#fff;display:none;flex-direction:column;padding:26px 28px 40px}
.mmenu.open{display:flex}
.mmenu .mtop{display:flex;justify-content:space-between;align-items:center}
.mmenu .mtop img{height:26px;width:auto;flex:0 0 auto;object-fit:contain}
.mmenu .mbrand{display:flex;align-items:center;gap:10px}
.mmenu .mbrand .bn{font-family:"Playfair Display",serif;font-size:1.05rem;letter-spacing:.14em;text-indent:.14em;text-transform:uppercase}
.mclose{background:none;border:0;color:#fff;font-size:2rem;line-height:1;min-height:44px;min-width:44px;cursor:pointer}
.mmenu nav{margin-top:44px;display:flex;flex-direction:column;gap:6px}
.mmenu nav a{color:#fff;text-decoration:none;font-family:"Playfair Display",serif;font-size:1.9rem;padding:12px 0}
.mmenu nav a[aria-current="page"]{opacity:.55}
.mmenu .mfoot{margin-top:auto;border-top:1px solid #2a2a2a;padding-top:22px;font-size:0.95rem}
.mmenu .mfoot a{display:inline-flex;min-height:44px;align-items:center;color:#fff;text-decoration:none;letter-spacing:.06em}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;min-height:52px;padding:0 30px;background:var(--ink);color:#fff;text-decoration:none;font-size:0.82rem;letter-spacing:.16em;text-indent:.16em;text-transform:uppercase;border:1px solid var(--ink);font-weight:500}
.btn.ghost{background:transparent;color:#fff;border-color:rgba(255,255,255,.7)}
.btn.dark-ghost{background:transparent;color:var(--ink)}
.btns{display:flex;gap:14px;flex-wrap:wrap}

/* hero */
.hero{position:relative;min-height:94vh;display:flex;align-items:flex-end;overflow:hidden;background:#0a0a0a}
.hero .hbg{position:absolute;inset:0}
.hero .hbg img{width:100%;height:100%;object-fit:cover;opacity:.72}
.hero:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.62) 0%,rgba(0,0,0,.28) 42%,rgba(0,0,0,.82) 100%)}
.hero .hin{position:relative;z-index:2;color:#fff;padding:0 0 84px;width:100%}
.hero .crown{height:66px;width:auto;margin-bottom:26px}
.hero h1{color:#fff;max-width:15ch}
.hero .tag{margin-top:24px;font-size:0.84rem;letter-spacing:.34em;text-transform:uppercase;color:#fff}
.hero .sub{margin-top:18px;max-width:52ch;color:rgba(255,255,255,.9);font-size:1.1rem}
.hero .btns{margin-top:34px}

/* fact bar */
.facts{border-top:1px solid var(--line);border-bottom:1px solid var(--line);display:grid;grid-template-columns:repeat(4,1fr)}
.facts div{padding:34px 26px;border-left:1px solid var(--line)}
.facts div:first-child{border-left:0}
.facts .k{font-family:"Playfair Display",serif;font-size:1.5rem;display:block;line-height:1.2}
.facts .v{font-size:0.82rem;letter-spacing:.16em;text-transform:uppercase;color:var(--mut);margin-top:10px;display:block}

/* statement */
.statement p{font-family:"Playfair Display",serif;font-size:clamp(1.6rem,2.7vw,2.5rem);line-height:1.32;max-width:34ch;margin:0}
.two{display:grid;grid-template-columns:1.05fr .95fr;gap:72px;align-items:start}

/* sold grid */
.sold{display:grid;grid-template-columns:repeat(3,1fr);gap:34px 30px}
.card figure{overflow:hidden;background:var(--soft)}
.card img{width:100%;height:auto;aspect-ratio:3/2;object-fit:cover;transition:transform .8s ease}
.card:hover img{transform:scale(1.035)}
.card .price{font-family:"Playfair Display",serif;font-size:1.7rem;margin-top:20px;display:block}
.card .addr{font-size:0.95rem;color:var(--ink2);margin-top:6px}
.card .note{font-size:0.92rem;color:var(--mut);margin-top:10px}
.badge{display:inline-block;font-size:0.82rem;letter-spacing:.2em;text-indent:.2em;text-transform:uppercase;border:1px solid var(--ink);padding:6px 12px;margin-bottom:4px}

/* about */
.about{background:var(--soft)}
.about .grid{display:grid;grid-template-columns:300px 1fr;gap:64px;align-items:start}
.about .ph{width:300px}
.about .ph img{width:100%;height:auto;aspect-ratio:1/1;object-fit:cover;filter:grayscale(1) contrast(1.04)}
.about .ph .cap{font-size:0.82rem;letter-spacing:.14em;text-transform:uppercase;color:var(--mut);margin-top:14px}
.creds{list-style:none;margin:28px 0 0;padding:0;display:grid;gap:0;border-top:1px solid var(--line)}
.creds li{padding:16px 0;border-bottom:1px solid var(--line);font-size:0.98rem;display:flex;gap:16px}
.creds li b{font-weight:500;min-width:120px;font-size:0.82rem;letter-spacing:.16em;text-transform:uppercase;color:var(--mut);padding-top:3px}

/* process */
.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:0;border-top:1px solid var(--line)}
.steps .st{padding:36px 28px 40px;border-left:1px solid var(--line)}
.steps .st:first-child{border-left:0}
.steps .n{font-family:"Playfair Display",serif;font-size:2.2rem;color:var(--mut)}
.steps h3{margin:16px 0 12px;font-size:1.22rem}
.steps p{font-size:0.98rem;color:var(--ink2);margin:0}

/* listings */
.lst{display:grid;grid-template-columns:1fr 1fr;gap:38px}
.lst .li img{width:100%;aspect-ratio:3/2;object-fit:cover}
.spec{display:flex;gap:26px;margin-top:14px;font-size:0.88rem;letter-spacing:.1em;text-transform:uppercase;color:var(--mut);flex-wrap:wrap}

/* gallery */
.gal{display:grid;grid-template-columns:repeat(6,1fr);gap:18px}
.gal img{grid-column:span 2}
.gal img:nth-child(4),.gal img:nth-child(5){grid-column:span 3}
.gal img{width:100%;height:100%;aspect-ratio:3/2;object-fit:cover;cursor:zoom-in}
.lbox{position:fixed;inset:0;background:rgba(0,0,0,.94);z-index:200;display:none;align-items:center;justify-content:center;padding:24px}
.lbox.open{display:flex}
.lbox img{max-width:94vw;max-height:88vh;object-fit:contain}
.lbox button{position:absolute;top:18px;right:18px;background:none;border:0;color:#fff;font-size:2rem;min-width:44px;min-height:44px;cursor:pointer}

/* compass programs */
.progs{display:grid;grid-template-columns:repeat(3,1fr);gap:30px}
.prog{border:1px solid var(--line);padding:34px 30px}
.prog h3{font-size:1.2rem;margin-bottom:12px}
.prog p{font-size:0.98rem;color:var(--ink2);margin:0}

/* faq */
.faq{border-top:1px solid var(--line);max-width:900px}
.faq details{border-bottom:1px solid var(--line)}
.faq summary{cursor:pointer;list-style:none;padding:24px 40px 24px 0;position:relative;font-family:"Playfair Display",serif;font-size:1.22rem}
.faq summary::-webkit-details-marker{display:none}
.faq summary:after{content:"+";position:absolute;right:6px;top:22px;font-size:1.4rem;color:var(--mut)}
.faq details[open] summary:after{content:"\2013"}
.faq .a{padding:0 30px 26px 0;color:var(--ink2);font-size:1rem}

/* contact */
.contact{background:#0a0a0a;color:#fff}
.contact h2{color:#fff}
.contact .cgrid{display:grid;grid-template-columns:1fr 1fr;gap:72px}
.contact .eyebrow,.contact .mut{color:#9b9b9b}
.cinfo{list-style:none;margin:30px 0 0;padding:0;border-top:1px solid #262626}
.cinfo li{border-bottom:1px solid #262626;padding:14px 0;font-size:1rem}
.cinfo a{color:#fff;text-decoration:none;padding:11px 0;display:inline-block}
.cinfo .lbl{display:block;font-size:0.82rem;letter-spacing:.18em;text-transform:uppercase;color:#8f8f8f;margin-bottom:2px}
form .row{display:grid;grid-template-columns:1fr 1fr;gap:16px}
form label{display:block;font-size:0.82rem;letter-spacing:.18em;text-transform:uppercase;color:#9b9b9b;margin:18px 0 8px}
input,select,textarea{width:100%;background:transparent;border:1px solid #333;color:#fff;padding:14px;font-family:inherit;font-size:1rem;min-height:50px;border-radius:0}
textarea{min-height:120px}
form .btn{background:#fff;color:#0a0a0a;border-color:#fff;margin-top:26px;width:100%}
.fnote{font-size:0.9rem;color:#8f8f8f;margin-top:16px}
.socials{display:flex;gap:8px;flex-wrap:wrap;margin-top:24px}
.socials a{border:1px solid #333;padding:0 16px;min-height:44px;display:inline-flex;align-items:center;font-size:0.82rem;letter-spacing:.14em;text-indent:.14em;text-transform:uppercase;text-decoration:none;color:#fff}

/* table */
.tbl{width:100%;border-collapse:collapse;font-size:1rem}
.tbl th{text-align:left;font-weight:500;font-size:0.82rem;letter-spacing:.18em;text-transform:uppercase;color:var(--mut);padding:0 16px 14px 0;border-bottom:1px solid var(--ink)}
.tbl td{padding:18px 16px 18px 0;border-bottom:1px solid var(--line);vertical-align:top}
.tbl td.p{font-family:"Playfair Display",serif;font-size:1.25rem;white-space:nowrap}
.tbl td.a{overflow-wrap:anywhere}

/* footer */
footer{background:#fff;border-top:1px solid var(--line);padding:60px 0 44px;font-size:0.9rem;color:var(--mut)}
footer .fg{display:grid;grid-template-columns:1.2fr 1fr 1fr;gap:40px;align-items:start}
footer img.fl{height:40px;width:auto;object-fit:contain}
footer .flock{display:flex;align-items:center;gap:12px;margin-bottom:16px}
footer .fnm{font-family:"Playfair Display",serif;font-size:1.25rem;letter-spacing:.14em;text-indent:.14em;text-transform:uppercase}
footer ul{list-style:none;margin:0;padding:0}
footer ul a{text-decoration:none;display:inline-block;padding:11px 10px;margin-left:-10px}
footer .legal{margin-top:44px;padding-top:24px;border-top:1px solid var(--line);font-size:0.9rem;line-height:1.7}

/* reveal */
.rv{opacity:0;transform:translateY(22px);transition:opacity .9s ease,transform .9s ease}
.rv.in{opacity:1;transform:none}

@media(max-width:1024px){
  .two{gap:48px}
  .sold{grid-template-columns:repeat(2,1fr)}
  .progs{grid-template-columns:1fr}
  .steps{grid-template-columns:1fr 1fr}
  .steps .st:nth-child(3){border-left:0}
  .about .grid{grid-template-columns:1fr;gap:36px}
  .card img{transform:none!important}
}
@media(max-width:900px){
  .nlinks{display:none}
  .burger{display:flex}
  .facts{grid-template-columns:1fr 1fr}
  .facts div:nth-child(3){border-left:0}
  .contact .cgrid{grid-template-columns:1fr;gap:44px}
  .two{grid-template-columns:1fr}
  .lst{grid-template-columns:1fr}
  .gal{grid-template-columns:repeat(2,1fr)}
  .gal img,.gal img:nth-child(4),.gal img:nth-child(5){grid-column:span 1}
  footer .fg{grid-template-columns:1fr 1fr}
}
@media(max-width:760px){
  body{font-size:16px;--pvh:52px}
  section{padding:70px 0}
  .wrap{padding:0 20px}
  .pv-long{display:none}
  .pv-short{display:inline}
  .hero{min-height:88vh}
  .hero .hin{padding-bottom:56px}
  .hero h1{font-size:2.5rem;max-width:none}
  .hero .crown{height:52px}
  .btns{flex-direction:column;align-items:stretch}
  .btns .btn{width:100%;min-height:54px}
  .steps{grid-template-columns:1fr}
  .steps .st{border-left:0;border-bottom:1px solid var(--line);padding:30px 0 32px}
  .facts div{padding:26px 18px}
  .form .row,form .row{grid-template-columns:1fr}
}
@media(max-width:640px){
  .sold{grid-template-columns:1fr}
  .gal{grid-template-columns:1fr}
  .gal img,.gal img:nth-child(4),.gal img:nth-child(5){grid-column:span 1}
  footer .fg{grid-template-columns:1fr;gap:24px}
  .tbl td.p{font-size:1.1rem}
}

@media(max-width:760px){
  .tblwrap{overflow-x:visible}
  .tbl,.tbl tbody,.tbl tr,.tbl td{display:block;width:100%}
  .tbl thead{display:none}
  .tbl tr{border-bottom:1px solid var(--line);padding:20px 0}
  .tbl td{border:0;padding:2px 0;overflow-wrap:anywhere;min-width:0}
  .tbl td.p{font-size:1.45rem;white-space:normal;margin-bottom:4px}
  .tbl td.a{font-size:1rem;color:var(--ink2)}
  .tbl td.s{display:inline-block;width:auto;font-size:0.86rem;letter-spacing:.08em;text-transform:uppercase;color:var(--mut);margin-right:14px;margin-top:8px}
}