:root {
  --paper: #fcf9f1;
  --cream: #f6f0e0;
  --navy: #0e2740;
  --navy-deep: #07182a;
  --navy-soft: #2a4564;
  --gold: #b8932e;
  --ink: #11171f;
  --muted: #6e7787;
  --line: rgba(14,39,64,0.14);
  --hairline: rgba(14,39,64,0.08);
}
* { box-sizing: border-box; }
html, body {
  margin: 0; padding: 0; background: var(--paper); color: var(--ink);
  font-family: 'Inter', system-ui, sans-serif; line-height: 1.6;
  font-weight: 400;
}
a { color: inherit; text-decoration: none; }
img { max-width: 100%; display: block; }
.container { max-width: 1280px; margin: 0 auto; padding: 0 32px; }
.narrow { max-width: 880px; margin: 0 auto; padding: 0 32px; }
.serif { font-family: 'Cormorant Garamond', 'Times New Roman', serif; font-weight: 500; }

/* Top — quiet split header */
.top {
  padding: 30px 0 20px; border-bottom: 1px solid var(--hairline);
}
.top__row {
  display: flex; align-items: center; justify-content: space-between;
  gap: 16px; flex-wrap: wrap;
}
.brand {
  font-family: 'Cormorant Garamond', serif; font-weight: 500;
  font-size: 1.7rem; letter-spacing: -0.012em; color: var(--navy);
}
.brand em { font-style: italic; color: var(--gold); }
.brand small {
  display: block; font-family: 'Inter', sans-serif; font-weight: 500;
  font-size: 0.74rem; letter-spacing: 0.28em; text-transform: uppercase;
  color: var(--muted); margin-top: 4px;
}
.nav {
  display: flex; gap: 32px; font-size: 0.94rem; color: var(--muted);
  letter-spacing: 0.04em;
}
.nav a:hover { color: var(--navy); }
.nav__cta {
  background: var(--navy); color: var(--paper);
  padding: 11px 22px; border-radius: 999px; font-weight: 500;
  letter-spacing: 0.06em; font-size: 0.86rem;
  transition: background 200ms ease;
}
.nav__cta:hover { background: var(--navy-deep); }

/* Hero — fullbleed property image */
.hero { padding: 56px 0 0; }
.hero__row {
  display: grid; grid-template-columns: 1fr 1.2fr;
  gap: 56px; align-items: center; margin-bottom: 56px;
}
.hero__label {
  font-size: 0.78rem; letter-spacing: 0.28em; text-transform: uppercase;
  color: var(--gold); font-weight: 600; margin-bottom: 16px;
}
.hero h1 {
  font-family: 'Cormorant Garamond', serif; font-weight: 500;
  font-size: clamp(2.6rem, 5vw, 4.4rem); line-height: 1.04;
  letter-spacing: -0.018em; margin: 0 0 20px; color: var(--navy);
}
.hero h1 em { font-style: italic; color: var(--gold); }
.hero p { color: var(--ink); font-size: 1.1rem; margin: 0 0 30px; max-width: 520px; }
.hero__cta { display: flex; gap: 14px; flex-wrap: wrap; }
.btn-primary {
  background: var(--navy); color: var(--paper); padding: 14px 26px;
  border-radius: 999px; font-weight: 500; letter-spacing: 0.04em;
  transition: background 200ms ease;
}
.btn-primary:hover { background: var(--navy-deep); }
.btn-outline {
  background: transparent; color: var(--navy); border: 1px solid var(--navy);
  padding: 13px 26px; border-radius: 999px; font-weight: 500; letter-spacing: 0.04em;
  transition: background 200ms ease, color 200ms ease;
}
.btn-outline:hover { background: var(--navy); color: var(--paper); }

.hero__photo {
  aspect-ratio: 4 / 5; background-size: cover; background-position: center;
  border-radius: 4px;
  background-color: var(--cream);
}

/* Stats band */
.stats { padding: 48px 0; border-top: 1px solid var(--hairline); border-bottom: 1px solid var(--hairline); background: var(--cream); }
.stats__row { display: grid; grid-template-columns: repeat(4, 1fr); gap: 32px; text-align: center; }
.stat__num { font-family: 'Cormorant Garamond', serif; font-weight: 500; font-size: clamp(2.2rem, 4vw, 3rem); color: var(--navy); line-height: 1; letter-spacing: -0.02em; }
.stat__num em { font-style: italic; color: var(--gold); }
.stat__lbl { color: var(--muted); font-size: 0.78rem; letter-spacing: 0.18em; text-transform: uppercase; margin-top: 8px; }

/* Listings grid */
.listings { padding: 88px 0; }
.listings__head { display: grid; grid-template-columns: 1fr 1fr; gap: 56px; align-items: end; margin-bottom: 48px; }
.listings__head .label { font-size: 0.78rem; letter-spacing: 0.28em; text-transform: uppercase; color: var(--gold); font-weight: 600; margin-bottom: 10px; }
.listings__head h2 { font-family: 'Cormorant Garamond', serif; font-weight: 500; font-size: clamp(2.2rem, 4vw, 3.2rem); margin: 0; color: var(--navy); letter-spacing: -0.012em; line-height: 1.05; }
.listings__head h2 em { font-style: italic; color: var(--gold); }
.listings__head p { color: var(--muted); margin: 0; font-size: 1.05rem; }

.listings__grid {
  display: grid; grid-template-columns: repeat(3, 1fr); gap: 32px;
}
.listing { display: block; }
.listing__photo {
  aspect-ratio: 4 / 3; background-size: cover; background-position: center;
  border-radius: 4px; margin-bottom: 16px; background-color: var(--cream);
  transition: transform 400ms ease;
}
.listing:hover .listing__photo { transform: scale(1.005); }
.listing__price {
  font-family: 'Cormorant Garamond', serif; font-style: italic; font-weight: 500;
  font-size: 1.6rem; color: var(--navy); letter-spacing: -0.005em;
}
.listing__address {
  margin-top: 4px; color: var(--ink); font-weight: 500; font-size: 1.02rem;
}
.listing__meta {
  display: flex; gap: 14px; margin-top: 6px;
  color: var(--muted); font-size: 0.86rem; letter-spacing: 0.04em;
}
.listing__meta span { display: inline-flex; gap: 4px; }
.listing__meta strong { color: var(--ink); font-weight: 600; }

/* Editorial split — agent intro */
.agent { padding: 88px 0; background: var(--navy); color: var(--paper); }
.agent__row { display: grid; grid-template-columns: 1fr 1.2fr; gap: 64px; align-items: center; }
.agent__photo { aspect-ratio: 4/5; background-size: cover; background-position: center; border-radius: 4px; }
.agent__text .label { font-size: 0.78rem; letter-spacing: 0.28em; text-transform: uppercase; color: var(--gold); font-weight: 600; margin-bottom: 14px; }
.agent__text h2 { font-family: 'Cormorant Garamond', serif; font-weight: 500; font-size: clamp(2rem, 3.6vw, 3rem); color: var(--paper); margin: 0 0 18px; letter-spacing: -0.012em; }
.agent__text h2 em { font-style: italic; color: var(--gold); }
.agent__text p { color: rgba(252,249,241,0.82); font-size: 1.06rem; margin: 0 0 14px; max-width: 480px; }
.agent__sig {
  font-family: 'Cormorant Garamond', serif; font-style: italic;
  margin-top: 24px; color: var(--gold); font-size: 1.1rem;
}

/* Service blocks */
.services { padding: 88px 0; }
.services__head { text-align: center; max-width: 720px; margin: 0 auto 48px; }
.services__head .label { font-size: 0.78rem; letter-spacing: 0.28em; text-transform: uppercase; color: var(--gold); font-weight: 600; margin-bottom: 12px; }
.services__head h2 { font-family: 'Cormorant Garamond', serif; font-weight: 500; font-size: clamp(2rem, 3.6vw, 2.8rem); color: var(--navy); margin: 0 0 12px; letter-spacing: -0.01em; }
.services__head h2 em { font-style: italic; color: var(--gold); }
.services__head p { color: var(--muted); margin: 0; }

.services__grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 0;
  border-top: 1px solid var(--line); border-left: 1px solid var(--line); }
.svc {
  border-right: 1px solid var(--line); border-bottom: 1px solid var(--line);
  padding: 36px 32px; background: var(--paper);
}
.svc__num { font-family: 'Cormorant Garamond', serif; font-style: italic; color: var(--gold); font-size: 1.05rem; margin-bottom: 14px; }
.svc h3 { font-family: 'Cormorant Garamond', serif; font-weight: 500; font-size: 1.5rem; color: var(--navy); margin: 0 0 10px; letter-spacing: -0.005em; }
.svc p { color: var(--muted); margin: 0; font-size: 0.96rem; }

/* CTA panel */
.cta { padding: 88px 0; background: var(--cream); border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.cta__row {
  display: grid; grid-template-columns: 1fr 1fr; gap: 64px; align-items: center;
}
.cta__text .label { font-size: 0.78rem; letter-spacing: 0.28em; text-transform: uppercase; color: var(--gold); font-weight: 600; margin-bottom: 12px; }
.cta__text h2 { font-family: 'Cormorant Garamond', serif; font-weight: 500; font-size: clamp(2rem, 3.6vw, 3rem); color: var(--navy); margin: 0 0 18px; letter-spacing: -0.012em; }
.cta__text h2 em { font-style: italic; color: var(--gold); }
.cta__text p { color: var(--ink); font-size: 1.06rem; margin: 0 0 22px; max-width: 460px; }
.cta__photo { aspect-ratio: 4/3; background-size: cover; background-position: center; border-radius: 4px; }

/* Footer */
.foot {
  background: var(--navy); color: rgba(252,249,241,0.85);
  padding: 56px 0 24px; text-align: center; font-size: 0.94rem;
}
.foot strong {
  font-family: 'Cormorant Garamond', serif; font-style: italic;
  font-weight: 500; color: var(--paper); display: block;
  font-size: 1.5rem; margin-bottom: 8px;
}
.foot strong em { color: var(--gold); }
.foot .small { color: rgba(252,249,241,0.55); margin-top: 14px; font-size: 0.8rem; letter-spacing: 0.18em; text-transform: uppercase; }

@media (max-width: 920px) {
  .hero__row, .agent__row, .cta__row { grid-template-columns: 1fr; gap: 32px; }
  .listings__head { grid-template-columns: 1fr; gap: 16px; }
  .stats__row { grid-template-columns: repeat(2, 1fr); gap: 24px; }
  .listings__grid { grid-template-columns: 1fr; }
  .services__grid { grid-template-columns: 1fr; }
  .nav { display: none; }
}