:root{
  --black:#0b0b0b;
  --ink:#141414;
  --char:#1c1c1c;
  --gold:#c9a86a;
  --gold-lt:#e2cd9a;
  --ivory:#f4efe6;
  --mute:#9a9388;
  --serif:'Cormorant Garamond',Georgia,serif;
  --sans:'Montserrat',Helvetica,Arial,sans-serif;
}
*{box-sizing:border-box;margin:0;padding:0}
body{background:var(--black);color:var(--ivory);font-family:var(--sans);font-weight:300;line-height:1.7;font-size:16px}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
.nowrap{white-space:nowrap}

.nav{
  position:fixed;top:0;left:0;right:0;z-index:30;
  display:flex;justify-content:space-between;align-items:center;
  padding:26px 56px;
  background:linear-gradient(rgba(0,0,0,.7),transparent);
}
.logo-sign{display:inline-block;line-height:0;max-width:100%}
.sign-logo{display:block;height:104px;width:auto;max-width:100%;object-fit:contain}
.sign-logo-sm{height:84px}
.nav .logo-sign{flex:0 1 auto;max-width:min(420px,calc(100% - 160px))}
.nav-actions{display:flex;align-items:center;gap:28px}
.nav ul{display:flex;gap:28px;list-style:none;font-size:15px;letter-spacing:.22em;text-transform:uppercase;font-weight:400}
.nav ul a{color:var(--gold-lt)}
.nav ul a:hover{color:var(--gold)}
.nav-text{
  display:inline-flex;align-items:center;
  border:1px solid var(--gold);color:var(--gold);
  padding:12px 22px;font-size:15px;letter-spacing:.26em;text-transform:uppercase;font-weight:500;
  transition:.3s;
}
.nav-text:hover{background:var(--gold);color:var(--black)}
.menu-btn{
  display:none;background:transparent;border:0;cursor:pointer;font:inherit;
  color:var(--gold);font-size:15px;letter-spacing:.28em;text-transform:uppercase;font-weight:500;
}

.hero{
  height:100vh;min-height:620px;
  background-size:cover;background-position:center 40%;
  position:relative;display:flex;align-items:flex-end;
  padding:0 56px 90px;
}
.hero:after{
  content:'';position:absolute;inset:0;
  background:linear-gradient(transparent 40%,rgba(0,0,0,.78));
}
.hero .t{position:relative;z-index:2;max-width:820px}
.eyebrow{
  font-size:16px;letter-spacing:.32em;text-transform:uppercase;
  color:var(--gold);font-weight:500;
}
h1,h2,h3{font-family:var(--serif);font-weight:400;line-height:1.15}
h1{font-size:clamp(42px,6.2vw,84px);margin:14px 0}
h2{font-size:clamp(30px,4vw,50px);margin:12px 0 22px}
h3{font-size:28px;margin:10px 0}
.rule{width:72px;height:2px;background:var(--gold);margin:24px 0}
.lead{font-size:18px;color:#d9d2c5;max-width:640px}
.center{text-align:center}
.center .rule{margin:22px auto}
.center .lead{margin:0 auto}

.btn{
  display:inline-block;border:1px solid var(--gold);color:var(--gold);
  padding:16px 36px;font-size:15px;letter-spacing:.26em;text-transform:uppercase;
  font-weight:500;transition:.3s;
}
.btn:hover{background:var(--gold);color:var(--black)}
.btn.solid{background:var(--gold);color:var(--black)}
.btn.solid:hover{background:var(--gold-lt)}
.btn-row{display:flex;flex-wrap:wrap;gap:16px;margin-top:34px}
.center .btn-row{justify-content:center}

section{padding:110px 56px}
.wrap{max-width:1240px;margin:0 auto}
.alt{background:var(--ink)}
.grid2{display:grid;grid-template-columns:1fr 1fr;gap:64px;align-items:center}
.photo-frame{overflow:hidden;background:var(--char)}
.photo-frame img{width:100%;height:auto;aspect-ratio:4/3;object-fit:cover}
.quiet-line{
  margin-top:28px;font-family:var(--serif);font-style:italic;
  font-size:22px;line-height:1.45;color:var(--gold-lt);max-width:520px;
}
.photo-note{
  position:absolute;bottom:14px;right:14px;z-index:3;
  font-size:15px;letter-spacing:.14em;text-transform:uppercase;font-weight:500;
  background:rgba(0,0,0,.7);color:var(--gold-lt);border:1px solid var(--gold);padding:7px 12px;
}
.rel{position:relative}

.community-cards{display:grid;grid-template-columns:1fr 1fr;gap:28px;margin-top:48px}
.card{position:relative;overflow:hidden;background:var(--char);border:1px solid #2a2a2a}
.card img{width:100%;aspect-ratio:4/3;object-fit:cover;transition:transform 1.2s}
.card:hover img{transform:scale(1.04)}
.card .cap{
  position:absolute;left:0;right:0;bottom:0;padding:28px 28px 24px;
  background:linear-gradient(transparent,rgba(0,0,0,.9));
}
.card .cap p{margin-top:6px;font-size:15px;color:#d9d2c5}
.card-body{padding:28px}
.card-body .meta{font-size:15px;letter-spacing:.12em;text-transform:uppercase;color:var(--gold-lt);margin:4px 0 14px}
.card-body .sold{
  font-family:var(--serif);font-size:42px;color:var(--gold);font-weight:500;line-height:1;
}
.card-body .sold span{
  display:block;margin-top:8px;font-family:var(--sans);font-size:15px;
  letter-spacing:.16em;text-transform:uppercase;color:var(--gold-lt);font-weight:500;
}
.card-body .acre{margin-top:16px;color:#d9d2c5;font-size:16px}
.card-actions{display:flex;flex-wrap:wrap;gap:12px;margin-top:24px}

.stats-strip{
  display:grid;grid-template-columns:1fr 1fr;gap:0;margin-top:40px;
  border-top:1px solid rgba(184,151,90,.35);border-bottom:1px solid rgba(184,151,90,.35);
}
.stats-strip > div{padding:36px 20px;text-align:center;border-right:1px solid #2a2a2a}
.stats-strip > div:last-child{border-right:0}
.stats-strip b{
  display:block;font-family:var(--serif);font-size:clamp(48px,5vw,64px);
  font-weight:500;color:var(--gold);line-height:1;
}
.stats-strip span{
  display:block;margin-top:12px;font-size:15px;letter-spacing:.16em;
  text-transform:uppercase;color:var(--gold-lt);font-weight:500;
}
.homes-sold-label{margin-top:18px}

.gallery-strip{display:grid;grid-template-columns:repeat(3,1fr);gap:14px;margin-top:44px}
.gallery-strip figure{margin:0;position:relative}
.gallery-strip img{width:100%;aspect-ratio:4/3;object-fit:cover}

.funnel{
  background:linear-gradient(120deg,#17130c,#0b0b0b);
  border-top:1px solid var(--gold);border-bottom:1px solid var(--gold);
}
.funnel h2{max-width:820px;margin-left:auto;margin-right:auto}

footer{background:#000;border-top:1px solid #2a2a2a;padding:70px 56px 40px;font-size:15px;color:var(--mute)}
footer .wrap{display:grid;grid-template-columns:2fr 1fr 1fr;gap:40px}
footer h4{font-size:15px;letter-spacing:.22em;text-transform:uppercase;color:var(--gold);margin-bottom:14px;font-weight:500}
footer a:hover{color:var(--gold)}
.legal{max-width:1240px;margin:50px auto 0;padding-top:24px;border-top:1px solid #1e1e1e;font-size:13px}
.legal-clean{display:flex;flex-direction:column;align-items:flex-start;gap:18px}
.distinctive{height:42px;width:auto;object-fit:contain;filter:brightness(0) saturate(100%) invert(79%) sepia(19%) saturate(742%) hue-rotate(7deg) brightness(93%) contrast(88%)}
.legal-row{display:flex;align-items:center;gap:16px;flex-wrap:wrap}
.brokerage{letter-spacing:.08em;color:var(--gold-lt)}
.eho{opacity:.85}

.sticky-call{
  display:none;position:fixed;bottom:0;left:0;right:0;z-index:20;
  background:var(--black);border-top:1px solid var(--gold);
}
.sticky-call a{
  flex:1;text-align:center;padding:18px 0;font-size:15px;
  letter-spacing:.26em;text-transform:uppercase;font-weight:500;color:var(--gold);
}
.sticky-call a+a{border-left:1px solid #333}

.draft-banner{
  position:fixed;top:0;left:0;right:0;z-index:40;
  background:var(--gold);color:var(--black);
  text-align:center;padding:8px 16px;
  font-size:12px;letter-spacing:.18em;text-transform:uppercase;font-weight:500;
}
body.has-draft{padding-top:34px}
body.has-draft .nav{top:34px}

@media(max-width:900px){
  .nav{padding:18px 22px}
  .menu-btn{display:inline-flex}
  .nav-actions{
    display:none;position:absolute;top:100%;left:0;right:0;
    flex-direction:column;align-items:stretch;gap:0;
    background:rgba(11,11,11,.97);border-top:1px solid rgba(201,168,106,.35);
    padding:12px 22px 24px;box-shadow:0 18px 40px rgba(0,0,0,.45);
  }
  .nav.is-open .nav-actions{display:flex}
  .nav ul{flex-direction:column;gap:0}
  .nav ul li{border-bottom:1px solid rgba(255,255,255,.06)}
  .nav ul a{display:block;padding:16px 0}
  .nav-text{margin-top:12px;justify-content:center;text-align:center}
  .sign-logo{height:78px}
  .sign-logo-sm{height:63px}
  .nav .logo-sign{max-width:calc(100% - 120px)}
  section{padding:80px 22px}
  .hero{padding:0 22px 60px}
  .grid2,.community-cards,footer .wrap,.gallery-strip{grid-template-columns:1fr;gap:28px}
  .stats-strip{grid-template-columns:1fr}
  .stats-strip > div{border-right:0;border-bottom:1px solid #2a2a2a}
  .stats-strip > div:last-child{border-bottom:0}
  .sticky-call{display:flex}
  body{padding-bottom:58px}
  body.has-draft{padding-top:34px}
}
.hero h1{line-height:1.05}

.school-stack{
  list-style:none;margin:0 auto;padding:0;max-width:420px;
  font-size:18px;color:#d9d2c5;line-height:1.9;
}
.school-stack li{margin:0}