@font-face { font-family: "Starkey Bodoni"; src: url("assets/fonts/bodoni-moda-400.woff2") format("woff2"); font-style: normal; font-weight: 400; font-display: swap; }
@font-face { font-family: "Starkey Bodoni"; src: url("assets/fonts/bodoni-moda-400-italic.woff2") format("woff2"); font-style: italic; font-weight: 400; font-display: swap; }
@font-face { font-family: "Starkey Sans"; src: url("assets/fonts/montserrat-400.woff2") format("woff2"); font-style: normal; font-weight: 400; font-display: swap; }
@font-face { font-family: "Starkey Sans"; src: url("assets/fonts/montserrat-500.woff2") format("woff2"); font-style: normal; font-weight: 500; font-display: swap; }
@font-face { font-family: "Starkey Sans"; src: url("assets/fonts/montserrat-600.woff2") format("woff2"); font-style: normal; font-weight: 600; font-display: swap; }

:root {
  --ivory: #f8f5ef;
  --ivory-deep: #f2ede4;
  --paper: #fffdf9;
  --navy: #061b2e;
  --navy-soft: #102b42;
  --gold: #ae7b3d;
  --gold-light: #c99a60;
  --ink: #0a2036;
  --muted: #5f6670;
  --line: #d8cec0;
  --serif: "Starkey Bodoni", "Bodoni 72", Didot, "Times New Roman", Georgia, serif;
  --sans: "Starkey Sans", Avenir, "Avenir Next", Montserrat, Arial, sans-serif;
  --max: 1180px;
  --header: 118px;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; background: var(--ivory); color: var(--ink); font-family: var(--sans); font-size: 16px; line-height: 1.55; -webkit-font-smoothing: antialiased; }
body.menu-open { overflow: hidden; }
a { color: inherit; text-decoration: none; }
img { display: block; max-width: 100%; }
button, input, textarea, select { font: inherit; }
input[type="hidden"] { display: none !important; }
button, a { -webkit-tap-highlight-color: transparent; }
.container { width: min(var(--max), calc(100% - 80px)); margin-inline: auto; }
.sr-only { position: absolute; width: 1px; height: 1px; padding: 0; margin: -1px; overflow: hidden; clip: rect(0,0,0,0); white-space: nowrap; border: 0; }
.skip-link { position: fixed; left: 12px; top: -60px; z-index: 1000; background: var(--navy); color: white; padding: 10px 16px; }
.skip-link:focus { top: 12px; }

/* Header and exact supplied master artwork */
.site-header { position: relative; height: var(--header); z-index: 100; background: rgba(248,245,239,.97); border-bottom: 1px solid rgba(216,206,192,.75); }
.header-inner { position: relative; height: 100%; display: flex; align-items: center; justify-content: space-between; }
.brand-mark, .footer-brand { display: block; }
.brand-mark img, .footer-brand img { display: block; width: 100%; height: auto; }
.brand-mark { position: static; display: flex; flex: 0 0 auto; width: 145px; height: 100%; align-items: center; padding-block: 7px; overflow: visible; line-height: 0; }
.brand-mark img { width: 100%; height: 100%; object-fit: contain; object-position: center; }
.main-nav { position: static; display: flex; flex: 0 0 430px; width: 430px; align-items: center; justify-content: space-between; gap: 0; margin-left: 0; }
.main-nav a { position: relative; padding: 11px 0; color: var(--navy); font-size: 14px; font-weight: 500; text-transform: uppercase; }
.nav-chevron { display: inline-block; width: 7px; height: 7px; margin: 0 0 3px 7px; border-right: 1px solid currentColor; border-bottom: 1px solid currentColor; transform: rotate(45deg); }
.main-nav a::after { content: ""; position: absolute; left: 0; right: 0; bottom: 2px; height: 2px; background: var(--gold); transform: scaleX(0); transition: transform .2s ease; }
.main-nav a:hover::after, .main-nav a:focus-visible::after, .main-nav a.active::after { transform: scaleX(1); }
.main-nav a.active { color: var(--gold); }
.menu-toggle { display: none; border: 0; background: transparent; color: var(--navy); width: 44px; height: 44px; padding: 8px; cursor: pointer; }
.menu-toggle span { display: block; height: 2px; margin: 6px 0; background: currentColor; transition: .2s; }

/* Shared type and actions */
h1, h2, h3, p { margin-top: 0; }
.display, .section-title, .card-title, .detail-title, .legal-title { font-family: var(--serif); font-weight: 400; letter-spacing: -.035em; line-height: .96; }
.eyebrow { margin-bottom: 12px; color: var(--gold); font-size: 13px; letter-spacing: .15em; text-transform: uppercase; }
.gold { color: var(--gold); }
.italic { font-style: italic; }
.gold-rule { width: 48px; height: 2px; margin: 22px 0; background: var(--gold); }
.section-kicker { color: var(--gold); font-size: 12px; letter-spacing: .16em; text-transform: uppercase; }
.section-title { margin: 5px 0 18px; color: var(--navy); font-size: clamp(38px, 4vw, 56px); }
.section-title.small { font-size: clamp(34px, 3.4vw, 48px); }
.arrow { margin-left: 22px; font-size: 1.45em; line-height: 0; }
.btn { display: inline-flex; min-height: 50px; align-items: center; justify-content: center; padding: 13px 22px; border: 1px solid var(--gold); background: transparent; color: var(--navy); font-size: 13px; font-weight: 500; letter-spacing: .02em; text-transform: uppercase; transition: background .2s, color .2s, transform .2s; cursor: pointer; }
.btn:hover, .btn:focus-visible { transform: translateY(-1px); background: var(--gold); color: white; }
.btn.navy { background: var(--navy); color: var(--gold-light); border-color: var(--navy); }
.btn.navy:hover, .btn.navy:focus-visible { background: var(--gold); color: white; border-color: var(--gold); }
.btn.gold-fill { background: var(--gold); color: white; }
.text-link { display: inline-flex; align-items: center; color: var(--gold); font-size: 13px; text-transform: uppercase; }
.text-link::after { content: "→"; margin-left: 16px; font-size: 20px; }
.icon { width: 46px; height: 46px; fill: none; stroke: var(--gold); stroke-width: 1.7; stroke-linecap: round; stroke-linejoin: round; }

/* Split hero */
.split-hero { position: relative; min-height: 412px; overflow: hidden; background: var(--ivory); }
.split-hero .hero-photo { position: absolute; inset: 0 0 0 29%; background-repeat: no-repeat; background-position: center; background-size: cover; }
.split-hero .hero-photo::after { content: ""; position: absolute; inset: 0; background: linear-gradient(90deg, var(--ivory) 0%, rgba(248,245,239,.94) 8%, rgba(248,245,239,.48) 28%, transparent 54%); }
.hero-copy { position: relative; z-index: 2; width: 43%; padding: 67px 0 55px; }
.hero-copy .display { margin-bottom: 22px; color: var(--navy); font-size: clamp(56px, 6vw, 78px); }
.hero-copy p { max-width: 420px; margin-bottom: 12px; color: var(--navy); font-size: 16px; }
.hero-actions { display: flex; flex-wrap: wrap; gap: 14px; margin-top: 14px; }
.home-hero .hero-photo { inset: 0; background-image: url("assets/photos/home-hero-locked.jpg"); background-position: center; }
.home-hero .hero-photo::after { background: linear-gradient(90deg, rgba(248,245,239,.98) 0%, rgba(248,245,239,.93) 23%, rgba(248,245,239,.72) 34%, rgba(248,245,239,.18) 46%, transparent 56%); }
.home-hero { min-height: 450px; }
.services-hero { min-height: 467px; }
.services-hero .hero-photo { inset: 0; background-image: url("assets/photos/services-hero.jpg"); background-position: right center; background-size: 80.94% auto; }
.services-hero .hero-photo::after { background: radial-gradient(ellipse 64% 210% at 0% 50%, var(--ivory) 0%, var(--ivory) 43%, rgba(248,245,239,.995) 47%, rgba(248,245,239,.98) 52%, rgba(248,245,239,.93) 57%, rgba(248,245,239,.84) 62%, rgba(248,245,239,.72) 67%, rgba(248,245,239,.58) 72%, rgba(248,245,239,.43) 77%, rgba(248,245,239,.29) 82%, rgba(248,245,239,.17) 87%, rgba(248,245,239,.08) 92%, rgba(248,245,239,.025) 96%, transparent 100%); }
.services-hero .hero-copy { padding-top: 89px; }
.services-hero .display { font-size: clamp(54px, 5.7vw, 74px); }
.properties-hero { min-height: 460px; }
.properties-hero .hero-photo { background-image: url("assets/photos/properties-hero.jpg"); background-position: right center; background-size: 114% auto; }
.properties-hero .hero-copy { padding-top: 96px; }
.properties-hero .display { font-size: clamp(50px, 5.25vw, 68px); }
.projects-hero { min-height: 400px; }
.projects-hero .hero-photo { background-image: url("assets/photos/projects-hero.jpg"); background-position: center; }
.projects-hero .hero-copy { padding-top: 62px; }
.projects-hero .display { font-size: clamp(48px, 5vw, 66px); }
.about-hero { min-height: 680px; }
.about-hero .hero-photo { left: 49%; background-color: var(--ivory); background-image: url("assets/photos/about-tanya-clean.jpg"); background-position: right bottom; background-size: contain; }
.about-hero .hero-photo::after { display: none; }
.about-hero .hero-copy { width: 43%; padding-top: 72px; }
.about-hero .display { font-size: clamp(54px, 5.8vw, 76px); }
.about-hero .hero-copy p { max-width: 440px; margin-top: 54px; font-size: 17px; line-height: 1.75; }
.about-hero .hero-copy p + p { margin-top: 46px; }
.contact-hero { min-height: 552px; }
.contact-hero .hero-photo { left: 27%; background-color: #3a332d; background-image: url("assets/photos/contact-hero.jpg"); background-position: right 52px top; background-size: 96% auto; }
.contact-hero .hero-photo::after { background: linear-gradient(90deg, var(--ivory) 0%, rgba(248,245,239,.98) 18%, rgba(248,245,239,.9) 30%, rgba(248,245,239,.58) 42%, rgba(248,245,239,.2) 54%, transparent 64%); }
.contact-hero .hero-copy { padding-top: 77px; }
.contact-hero .display { font-size: clamp(56px, 6.4vw, 82px); }
.contact-hero .lead { margin-top: 48px; font-size: 20px; line-height: 1.7; }

/* Home */
body[data-page="home"] .site-header { background: rgba(248,245,239,.97); border-bottom: 1px solid rgba(216,206,192,.75); }
body[data-page="home"] .brand-mark { width: 145px; }
body[data-page="home"] .main-nav { position: static; gap: 0; }
body[data-page="home"] .main-nav a { display: inline-flex; align-items: center; white-space: nowrap; }
body[data-page="home"] .hero-copy { width: 41%; margin-left: 15px; padding: 84px 0 0; }
body[data-page="home"] .hero-copy .display { margin-bottom: 14px; font-size: clamp(56px, 6vw, 62px); line-height: .9; }
body[data-page="home"] .hero-copy .gold-rule { margin: 14px 0 9px; }
body[data-page="home"] .hero-copy p { max-width: 370px; margin-bottom: 0; font-size: 14px; line-height: 1.45; }
body[data-page="home"] .hero-actions { margin-top: 11px; }
body[data-page="home"] .hero-actions .btn { min-height: 48px; padding-inline: 16px; font-size: 12px; }
body[data-page="home"] .hero-actions .arrow { margin-left: 14px; }
body[data-page="home"] .service-strip { padding: 10px 0 4px; }
body[data-page="home"] .service-mini { min-height: 194px; padding: 10px 26px 4px; }
body[data-page="home"] .service-mini .icon { width: 44px; height: 44px; margin-bottom: 5px; }
body[data-page="home"] .service-mini h2 { min-height: 34px; margin-bottom: 7px; }
body[data-page="home"] .service-mini p { min-height: 62px; margin-bottom: 0; font-size: 12.5px; }
body[data-page="home"] .featured-section { padding-top: 10px; }
body[data-page="home"] .section-title.small { margin: 2px 0 7px; font-size: 32px; white-space: nowrap; }
body[data-page="home"] .property-card-body { padding: 8px 10px 0; }
body[data-page="home"] .property-card h3 { margin-bottom: 0; font-size: 14px; }
body[data-page="home"] .property-card .location { margin-bottom: 5px; }
body[data-page="home"] .property-card .meta { min-height: 22px; margin-bottom: 5px; }
body[data-page="home"] .property-card .meta { display: flex; align-items: center; justify-content: space-between; gap: 7px; white-space: nowrap; }
body[data-page="home"] .property-card .meta span { display: inline-flex; align-items: center; gap: 5px; }
body[data-page="home"] .property-card .meta svg { width: 17px; height: 17px; fill: none; stroke: var(--navy); stroke-width: 2; }
body[data-page="home"] .pager { margin-top: 7px; }
body[data-page="home"] .about-preview { grid-template-columns: 330px 1fr; min-height: 246px; margin-top: 12px; margin-right: calc((100vw - min(var(--max), calc(100vw - 80px))) / -2); background: transparent; }
body[data-page="home"] .about-preview-copy { padding: 5px 28px 3px 2px; }
body[data-page="home"] .about-preview-copy .section-title { margin: 2px 0 7px; font-size: 28px; line-height: .92; }
body[data-page="home"] .about-preview-copy p { margin-bottom: 4px; font-size: 11px; line-height: 1.22; }
body[data-page="home"] .about-preview-copy .btn { min-height: 33px; padding-block: 4px; }
body[data-page="home"] .cta-inner { min-height: 80px; }
body[data-page="home"] .cta-title { font-size: 29px; line-height: .95; text-transform: none; }
body[data-page="home"] .cta-copy { font-size: 13px; }
body[data-page="home"] .site-footer { padding-block: 9px; }
body[data-page="home"] .footer-inner { position: relative; min-height: 70px; }
body[data-page="home"] .footer-brand { width: 95px; margin-left: 12px; }
body[data-page="home"] .footer-tagline { position: absolute; top: 9px; left: 270px; margin: 0; }
body[data-page="home"] .footer-middle > div:first-of-type { position: absolute; top: 10px; right: 43px; }
body[data-page="home"] .socials { position: absolute; top: 7px; left: 480px; margin: 0; }
body[data-page="home"] .copyright { position: absolute; top: 45px; right: 16px; }
.service-strip { padding: 24px 0 30px; border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); background: rgba(255,253,249,.82); }
.service-grid { display: grid; grid-template-columns: repeat(4, 1fr); }
.service-mini { min-height: 190px; padding: 18px 32px; text-align: center; border-right: 1px solid var(--line); }
.service-mini:last-child { border-right: 0; }
.service-mini .icon { width: 52px; height: 52px; margin-bottom: 8px; }
.service-mini h2 { min-height: 38px; margin: 0 0 10px; font-size: 15px; line-height: 1.2; text-transform: uppercase; }
.service-mini p { max-width: 200px; min-height: 72px; margin: 0 auto 7px; font-size: 14px; line-height: 1.35; }
.featured-section { padding: 38px 0 26px; }
.section-head { display: flex; align-items: end; justify-content: space-between; gap: 30px; }
.property-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 14px; }
.property-card { position: relative; overflow: hidden; border: 1px solid var(--line); background: rgba(255,255,255,.62); }
.property-card > img { width: 100%; aspect-ratio: 1.52; object-fit: cover; }
.property-card-body { padding: 12px 12px 15px; }
.property-card h3 { margin: 0 0 2px; color: var(--navy); font-size: 15px; line-height: 1.25; text-transform: uppercase; }
.property-card .location { margin-bottom: 10px; color: var(--gold); font-size: 12px; text-transform: uppercase; }
.property-card .meta { min-height: 34px; margin: 0 0 12px; color: var(--ink); font-size: 12px; }
.property-card .badge { position: absolute; top: 8px; left: 8px; padding: 4px 8px; background: var(--navy); color: white; font-size: 10px; text-transform: uppercase; }
.pager { display: flex; justify-content: center; gap: 6px; margin-top: 13px; }
.pager span { width: 10px; height: 10px; border-radius: 50%; background: #d9d6d0; }
.pager .active { background: var(--gold); }
.about-preview { display: grid; grid-template-columns: 36% 64%; min-height: 240px; margin-top: 22px; background: var(--paper); }
.about-preview-copy { padding: 26px 34px 20px 42px; }
.about-preview-copy .section-title { font-size: 36px; }
.about-preview-copy p { font-size: 13px; line-height: 1.45; }
.about-preview-image { background: url("assets/photos/home-about-locked.jpg") center/cover no-repeat; }

.about-values-section { padding: 50px 0 48px; border-top: 1px solid var(--line); }
.about-values-grid { display: grid; grid-template-columns: minmax(0, 46fr) minmax(0, 54fr); gap: 48px; align-items: center; }
.about-values-title { padding-right: 45px; border-right: 1px solid var(--gold); text-align: center; }
.about-values-title .section-title { font-size: 52px; line-height: 1.18; }
.about-values-title .gold-rule { margin-inline: auto; }

/* Services */
.services-section { padding: 24px 0 30px; text-align: center; }
.services-section .section-title { margin-bottom: 6px; }
.services-section > .container > p { margin-bottom: 20px; }
.service-cards { display: grid; grid-template-columns: repeat(4, 1fr); gap: 14px; text-align: left; }
.service-card { overflow: hidden; border: 1px solid var(--line); background: rgba(255,255,255,.58); }
.service-card img { width: 100%; aspect-ratio: 1.52; object-fit: cover; }
.service-card-copy { min-height: 230px; padding: 20px 20px 18px; }
.service-card-heading { display: grid; grid-template-columns: 50px minmax(0, 1fr); align-items: start; gap: 8px; }
.service-card-heading > div { min-width: 0; }
.service-card .icon { width: 50px; height: 50px; }
.service-card h3 { margin: 4px 0 16px; font-family: var(--serif); font-size: 24px; font-weight: 400; line-height: .94; text-transform: uppercase; overflow-wrap: normal; word-break: normal; }
.service-card p { min-height: 62px; margin: 0 0 18px 58px; font-size: 14px; line-height: 1.35; }
@media (min-width: 821px) and (max-width: 1240px) {
  .service-cards { grid-template-columns: repeat(2, minmax(0, 1fr)); }
}
.approach { padding: 0 0 30px; text-align: center; }
.approach .section-title { font-size: 38px; }
.approach-grid { display: grid; grid-template-columns: repeat(5, 1fr); }
.approach-item { padding: 12px 22px 4px; border-right: 1px solid var(--line); }
.approach-item:last-child { border-right: 0; }
.approach-item .icon { margin-bottom: 5px; }
.approach-item h3 { font-size: 13px; text-transform: uppercase; }
.approach-item p { margin: 0; font-size: 13px; line-height: 1.4; }

/* Properties and projects */
.filter-bar { padding: 14px 0; border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); background: rgba(255,255,255,.56); }
.filter-grid { display: grid; grid-template-columns: 1fr 1fr 1fr auto; align-items: stretch; border: 1px solid #e0d8cd; box-shadow: 0 4px 15px rgba(37,32,24,.06); }
.filter-field { display: grid; grid-template-columns: 50px 1fr; align-items: center; padding: 11px 22px; border-right: 1px solid var(--line); }
.filter-field .icon { width: 38px; height: 38px; }
.filter-field label { display: block; font-size: 11px; text-transform: uppercase; }
.filter-field select { width: 100%; padding: 2px 0; border: 0; outline: 0; background: transparent; color: var(--ink); }
.listing-section { padding: 22px 0 28px; }
.listing-section .section-title { font-size: 40px; text-transform: uppercase; }
.property-grid.three { grid-template-columns: repeat(3, 1fr); gap: 18px; }
.property-grid.three .property-card > img { aspect-ratio: 1.55; }
.property-grid.three .property-card-body { padding: 13px 14px 14px; }
.property-grid.three .property-card h3 { font-size: 17px; }
.property-grid.three .property-card .meta { display: flex; justify-content: space-between; gap: 8px; min-height: auto; padding: 13px 0; border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.card-bottom { display: flex; justify-content: space-between; padding-top: 10px; font-size: 12px; text-transform: uppercase; }
.focus-band { background: var(--navy); color: white; }
.focus-grid { display: grid; grid-template-columns: repeat(5, 1fr); }
.focus-item { padding: 24px 22px; text-align: center; border-right: 1px solid rgba(199,151,92,.75); }
.focus-item:last-child { border-right: 0; }
.focus-item .icon { margin-bottom: 5px; }
.focus-item h3 { margin-bottom: 8px; font-size: 13px; text-transform: uppercase; }
.focus-item p { margin: 0; font-size: 13px; line-height: 1.35; }
.property-tabs { background: rgba(255,255,255,.72); border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.tabs-inner { display: flex; align-items: center; gap: 0; }
.tabs-inner a { min-width: 112px; padding: 17px 20px; border-right: 1px solid var(--line); text-align: center; font-size: 13px; text-transform: uppercase; }
.tabs-inner a.active { background: var(--gold); color: white; }
.tabs-inner .filter-link { margin-left: auto; border-right: 0; }
.projects-section { padding: 20px 0 30px; }
.projects-intro { display: flex; justify-content: space-between; align-items: start; gap: 30px; }
.projects-intro p { max-width: 500px; }
.project-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 16px; }
.project-card { position: relative; border: 1px solid var(--line); background: rgba(255,255,255,.58); }
.project-card img { width: 100%; aspect-ratio: 1.65; object-fit: cover; }
.project-card .status { position: absolute; top: 12px; right: 10px; padding: 4px 10px; background: #efdcbf; color: var(--navy); font-size: 10px; text-transform: uppercase; }
.project-card-body { padding: 11px 13px 15px; }
.project-card h3 { margin-bottom: 2px; font-family: var(--serif); font-size: 24px; font-weight: 400; line-height: 1; text-transform: uppercase; }
.project-card .location { margin-bottom: 8px; font-size: 13px; }
.project-card .location::before { content: "●"; margin-right: 8px; color: var(--gold); }
.project-card p { min-height: 45px; margin-bottom: 10px; font-size: 13px; line-height: 1.35; }

/* Detail pages */
.detail-hero { position: relative; min-height: 420px; overflow: hidden; background-color: #182534; background-position: center; background-size: cover; color: white; }
.detail-hero::after { content: ""; position: absolute; inset: 0; background: linear-gradient(90deg, rgba(2,13,24,.88), rgba(3,15,25,.42) 34%, transparent 65%); }
.property-detail-hero { background-image: url("assets/photos/property-hero-clean.jpg"); }
.project-detail-hero { background-image: url("assets/photos/riverstone-hero.jpg"); }
.detail-hero-copy { position: relative; z-index: 2; width: 45%; padding-top: 64px; }
.detail-hero-copy .eyebrow { color: var(--gold-light); }
.detail-title { margin-bottom: 18px; color: white; font-size: clamp(50px, 5.8vw, 76px); text-transform: uppercase; }
.detail-hero-copy p { font-size: 18px; line-height: 1.4; }
.fact-strip { background: var(--paper); border-bottom: 1px solid var(--line); }
.fact-grid { display: grid; grid-template-columns: repeat(4, 1fr) auto; }
.fact { display: grid; grid-template-columns: 42px 1fr; align-items: center; gap: 10px; min-height: 80px; padding: 11px 18px; border-right: 1px solid var(--line); }
.fact .icon { width: 36px; height: 36px; }
.fact strong { display: block; font-size: 13px; font-weight: 500; }
.fact span { font-size: 11px; }
.fact-grid .btn { align-self: center; margin-left: 18px; }
.detail-main { padding: 26px 0 20px; }
.detail-columns { display: grid; grid-template-columns: 1.15fr .82fr .9fr; gap: 28px; }
.detail-block + .detail-block { border-left: 1px solid var(--line); padding-left: 28px; }
.detail-block h2, .gallery-section h2, .location-section h2 { margin-bottom: 14px; font-family: var(--serif); font-size: 26px; font-weight: 400; text-transform: uppercase; }
.detail-block h2::after, .gallery-section h2::after, .location-section h2::after { content: ""; display: block; width: 42px; height: 2px; margin-top: 11px; background: var(--gold); }
.detail-block h3 { font-family: var(--serif); font-size: 19px; font-weight: 400; }
.detail-block p, .detail-block li { font-size: 13px; line-height: 1.55; }
.check-list { list-style: none; padding: 0; }
.check-list li { position: relative; padding: 0 0 12px 33px; }
.check-list li::before { content: "✓"; position: absolute; left: 0; top: -2px; display: grid; width: 22px; height: 22px; place-items: center; border: 1px solid var(--gold); border-radius: 50%; color: var(--gold); }
.enquiry-panel { padding: 15px; background: rgba(255,255,255,.48); box-shadow: 0 4px 18px rgba(49,39,23,.05); }
.compact-form { display: grid; gap: 8px; }
.compact-form input, .compact-form textarea, .compact-form select { width: 100%; padding: 10px 12px; border: 1px solid var(--line); background: rgba(255,255,255,.28); color: var(--ink); }
.compact-form textarea { min-height: 74px; resize: vertical; }
.form-status { min-height: 20px; margin: 5px 0 0; color: var(--gold); font-size: 12px; }
.form-status:not(:empty) { padding: 10px 12px; border-left: 2px solid currentColor; background: rgba(174,123,61,.08); font-size: 13px; line-height: 1.45; }
.form-status.is-success { color: #59704e; }
.form-status.is-error { color: #984c42; }
.form-trap { position: absolute !important; left: -10000px !important; width: 1px !important; height: 1px !important; overflow: hidden !important; }
.turnstile-slot { width: 100%; max-width: 100%; overflow: hidden; }
.turnstile-slot:empty { display: none; }
.contact-form button:disabled, .compact-form button:disabled { opacity: .7; cursor: wait; transform: none; }
.detail-secondary-facts { display: grid; grid-template-columns: repeat(4, 1fr); margin-top: 12px; padding-top: 14px; border-top: 1px solid var(--line); }
.detail-secondary-facts .fact { border-right: 1px solid var(--line); }
.detail-secondary-facts .fact:last-child { border-right: 0; }
.gallery-section { padding: 0 0 20px; }
.gallery-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 8px; }
.gallery-grid img { width: 100%; aspect-ratio: 1.62; object-fit: cover; }
.location-section { display: grid; grid-template-columns: 41% 59%; gap: 30px; padding-bottom: 22px; align-items: center; }
.location-section img { width: 100%; min-height: 170px; object-fit: cover; }
.location-copy p { font-size: 13px; }
.address-line { display: flex; align-items: center; gap: 14px; margin: 14px 0; }
.address-line .icon { width: 35px; height: 35px; }

/* Contact */
.contact-body { display: grid; grid-template-columns: 1fr 1fr; gap: 68px; padding: 30px 0 36px; }
.contact-body > section + section { border-left: 1px solid var(--line); padding-left: 68px; }
.contact-body h2 { font-family: var(--serif); font-size: 40px; font-weight: 400; text-transform: uppercase; }
.contact-form { display: grid; gap: 10px; }
.contact-form input, .contact-form textarea, .contact-form select { width: 100%; padding: 13px 15px; border: 1px solid var(--line); background: transparent; color: var(--ink); }
.contact-form textarea { min-height: 80px; resize: vertical; }
.contact-item { display: grid; grid-template-columns: 56px 1fr; gap: 15px; padding: 12px 0 24px; border-bottom: 1px solid var(--line); }
.contact-item .icon { width: 52px; height: 52px; padding: 8px; border: 1px solid var(--gold); border-radius: 50%; }
.contact-item strong { display: block; margin-top: 5px; font-size: 16px; }
.contact-item .gold { font-family: var(--serif); font-size: 20px; font-style: italic; }
.contact-quote { margin-top: 24px; color: var(--gold); font-family: var(--serif); font-size: 31px; font-style: italic; line-height: 1.1; }

@media (min-width: 821px) {
  .contact-hero .hero-photo { display: none; }
  .contact-hero::before { content: ""; position: absolute; z-index: 0; inset: 0; background-color: #3a332d; background-image: url("assets/photos/contact-hero.jpg"); background-repeat: no-repeat; background-position: right 24px center; background-size: auto 100%; }
  .contact-hero::after { content: ""; position: absolute; z-index: 1; inset: 0; background: linear-gradient(90deg, var(--ivory) 0%, var(--ivory) 27%, rgba(248,245,239,.98) 33%, rgba(248,245,239,.9) 38%, rgba(248,245,239,.72) 44%, rgba(248,245,239,.48) 50%, rgba(248,245,239,.24) 56%, rgba(248,245,239,.08) 61%, transparent 64%); pointer-events: none; }
}

@media (min-width: 1051px) {
  body[data-page="home"] .cta-inner { height: 142px; }
  .contact-hero::before { background-position: right 52px top; background-size: 70.08% auto; }
}

/* Legal */
.legal-hero { position: relative; min-height: 340px; overflow: hidden; background: #171818 url("assets/photos/legal-hero.jpg") right center/71% 100% no-repeat; color: white; }
.legal-hero::after { content: ""; position: absolute; inset: 0; background: linear-gradient(90deg, rgba(6,11,16,.97) 0 29%, rgba(6,11,16,.57) 45%, transparent 70%); }
.legal-hero-copy { position: relative; z-index: 2; width: 33%; padding-top: 62px; }
.legal-hero h1 { margin: 0 0 18px; font-family: var(--serif); font-size: 60px; font-weight: 400; line-height: .9; text-transform: uppercase; }
.legal-hero p { font-size: 14px; }
.legal-wrap { display: grid; grid-template-columns: 250px 1fr; gap: 36px; padding: 32px 0 24px; }
.legal-aside { padding-right: 34px; border-right: 1px solid var(--line); }
.legal-aside nav a { display: block; padding: 14px; border-left: 2px solid transparent; }
.legal-aside nav a.active { border-left-color: var(--gold); background: rgba(231,224,214,.65); }
.legal-help { margin-top: 30px; padding-top: 24px; border-top: 1px solid var(--line); }
.legal-help h2 { font-size: 15px; text-transform: uppercase; }
.legal-help p, .legal-help address { font-size: 14px; font-style: normal; }
.legal-help a { display: block; margin-top: 10px; }
.legal-article { min-width: 0; }
.legal-head { display: flex; justify-content: space-between; gap: 20px; align-items: end; }
.legal-title { margin: 0; font-size: 48px; text-transform: uppercase; }
.last-updated { font-size: 13px; white-space: nowrap; }
.legal-article h3 { margin: 17px 0 5px; font-family: var(--serif); font-size: 20px; font-weight: 400; text-transform: uppercase; }
.legal-article h3::after { content: ""; display: block; width: 35px; height: 2px; margin-top: 6px; background: var(--gold); }
.legal-article p, .legal-article li { margin-bottom: 11px; font-size: 15px; line-height: 1.62; }
.legal-article ul { margin: 5px 0 10px; padding-left: 24px; }
.inline-link { color: var(--gold); text-decoration: underline; text-underline-offset: 2px; }

/* 404 */
.notfound-hero { position: relative; min-height: 662px; overflow: hidden; background: var(--ivory) url("assets/coast-hero.jpg") 68% center/cover no-repeat; }
.notfound-hero::after { content: ""; position: absolute; inset: 0; background: linear-gradient(90deg, #f8f5ef 0%, #f8f5ef 31%, rgba(248,245,239,.96) 38%, rgba(248,245,239,.75) 49%, rgba(248,245,239,.25) 62%, transparent 72%); }
.notfound-copy { position: relative; z-index: 2; width: 48%; padding-top: 57px; }
.notfound-number { margin: 0; color: var(--gold); font-family: var(--serif); font-size: 150px; font-weight: 400; line-height: .8; }
.notfound-copy h1 { margin: 24px 0 12px; font-family: var(--serif); font-size: 54px; font-weight: 400; line-height: .88; text-transform: uppercase; }
.notfound-copy p { max-width: 430px; }
.notfound-tagline { margin-top: 52px; color: var(--navy); font-family: var(--serif); font-size: 22px; font-style: italic; }
.notfound-links { padding: 28px 0 30px; text-align: center; }
.notfound-links h2 { font-family: var(--serif); font-size: 28px; font-weight: 400; letter-spacing: .12em; text-transform: uppercase; }
.quick-grid { display: grid; grid-template-columns: repeat(4, 1fr); }
.quick-link { padding: 12px 20px; border-right: 1px solid var(--line); }
.quick-link:last-child { border-right: 0; }
.quick-link .icon { width: 42px; height: 42px; }
.quick-link span { display: block; margin-top: 7px; font-family: var(--serif); font-size: 18px; text-transform: uppercase; }

/* CTA and footer */
.cta-band { position: relative; overflow: hidden; background: var(--navy); color: white; }
.cta-band::before { content: ""; position: absolute; inset: 0; background: linear-gradient(90deg, var(--navy) 0%, var(--navy) 42%, rgba(6,27,46,.76) 100%), url("assets/coast-hero.jpg") right center/58% auto no-repeat; opacity: .35; }
.cta-inner { position: relative; z-index: 1; display: grid; grid-template-columns: 32% 42% 26%; align-items: center; min-height: 142px; }
.cta-title { margin: 0; padding-right: 34px; border-right: 1px solid var(--gold); font-family: var(--serif); font-size: 39px; font-weight: 400; line-height: .9; text-transform: uppercase; }
.cta-title .gold { font-style: italic; }
.cta-copy { margin: 0; padding: 0 36px; font-size: 14px; line-height: 1.35; }
.cta-inner .btn { justify-self: end; min-width: 205px; color: var(--gold-light); }
.site-footer { padding: 18px 0 15px; background: var(--ivory); }
.footer-inner { display: grid; grid-template-columns: 245px 1fr auto; align-items: center; gap: 24px; }
.footer-brand { width: 190px; }
.footer-middle { display: flex; flex-wrap: wrap; align-items: center; gap: 12px; font-size: 12px; }
.footer-middle > * + * { border-left: 1px solid var(--gold); padding-left: 12px; }
.footer-contact { display: flex; flex-wrap: wrap; gap: 10px; }
.footer-tagline { max-width: 145px; line-height: 1.3; }
.footer-right { text-align: right; }
.socials { display: flex; justify-content: flex-end; gap: 10px; margin-bottom: 10px; }
.socials a { display: grid; width: 37px; height: 37px; place-items: center; border-radius: 50%; background: var(--navy); color: white; transition: background .2s, transform .2s; }
.socials a:hover, .socials a:focus-visible { background: var(--gold); transform: translateY(-1px); }
.socials svg { width: 21px; height: 21px; fill: white; stroke: white; stroke-width: 1.7; }
.socials .social-instagram svg { fill: none !important; stroke: #fff !important; }
.socials .social-facebook svg { fill: #fff !important; stroke: none !important; }
.socials .social-dot { fill: white; stroke: none; }
.copyright { margin: 0; font-size: 11px; white-space: nowrap; }

@media (max-width: 1050px) {
  :root { --header: 98px; }
  .site-header, body[data-page="home"] .site-header { background: rgba(248,245,239,.97); border-bottom: 1px solid var(--line); }
  .header-inner { justify-content: space-between; }
  .brand-mark, body[data-page="home"] .brand-mark { width: 118px; }
  .menu-toggle { display: block; }
  .main-nav,
  body[data-page="home"] .main-nav { position: absolute; top: 100%; left: 50%; width: 100vw; display: none; flex-direction: column; align-items: stretch; gap: 0; margin: 0; padding: 18px; transform: translateX(-50%); background: var(--ivory); box-shadow: 0 15px 35px rgba(0,0,0,.12); }
  .main-nav.open { display: flex; }
  .main-nav a { padding: 15px 5px; border-bottom: 1px solid var(--line); }
  .hero-copy { width: 47%; }
  .about-hero .hero-copy { width: 48%; }
  .contact-hero .hero-photo { background-position: right 24px center; background-size: auto 100%; }
  .contact-hero::after { background: linear-gradient(90deg, var(--ivory) 0%, var(--ivory) 38%, rgba(248,245,239,.98) 42%, rgba(248,245,239,.9) 47%, rgba(248,245,239,.72) 52%, rgba(248,245,239,.48) 58%, rgba(248,245,239,.24) 64%, rgba(248,245,239,.08) 68%, transparent 72%); }
  .service-cards { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .service-card, .service-card-copy, .service-card-heading, .service-card-heading > * { min-width: 0; }
  .contact-body { grid-template-columns: 1fr; gap: 35px; }
  .contact-body > section + section { border-left: 0; border-top: 1px solid var(--line); padding: 35px 0 0; }
  .contact-item > div { min-width: 0; overflow-wrap: anywhere; }
  .property-grid { gap: 10px; }
  .service-mini { padding-inline: 18px; }
  .footer-inner { grid-template-columns: 220px 1fr; }
  .footer-right { grid-column: 2; text-align: left; }
  .socials { justify-content: flex-start; }
}

@media (max-width: 820px) {
  :root { --header: 88px; }
  .container { width: min(calc(100% - 36px), 680px); }
  .site-header { position: relative; background: rgba(248,245,239,.97); border-bottom: 1px solid var(--line); }
  body[data-page="home"] .site-header { background: rgba(248,245,239,.97); border-bottom: 1px solid var(--line); }
  .header-inner { justify-content: space-between; }
  .brand-mark { position: static; width: 104px; }
  body[data-page="home"] .brand-mark { width: 104px; }
  .menu-toggle { display: block; }
  .main-nav { position: absolute; top: 100%; left: 50%; width: 100vw; display: none; flex-direction: column; align-items: stretch; gap: 0; margin: 0; padding: 18px; transform: translateX(-50%); background: var(--ivory); box-shadow: 0 15px 35px rgba(0,0,0,.12); }
  body[data-page="home"] .main-nav { position: absolute; top: 100%; left: 50%; gap: 0; }
  .main-nav.open { display: flex; }
  .main-nav a { padding: 15px 5px; border-bottom: 1px solid var(--line); }
  .split-hero { display: grid; min-height: 0; padding: 0; }
  .split-hero .hero-photo { position: relative; inset: auto; width: 100%; height: clamp(300px, 58vw, 430px); background-position: center; }
  .home-hero .hero-photo { height: clamp(320px, 78vw, 430px); background-position: 68% center; background-size: cover; }
  .services-hero .hero-photo, .properties-hero .hero-photo { background-position: right center; background-size: 115% auto; }
  .split-hero .hero-photo::after { background: linear-gradient(0deg, var(--ivory) 0%, rgba(248,245,239,.2) 42%, transparent 75%); }
  .home-hero .hero-photo::after, .properties-hero .hero-photo::after { background: linear-gradient(0deg, var(--ivory) 0%, rgba(248,245,239,.2) 36%, transparent 66%); }
  .split-hero > .container { position: relative; z-index: 2; }
  .hero-copy, .about-hero .hero-copy { width: auto; padding: 28px 0 42px; }
  body[data-page="home"] .hero-copy { width: auto; margin-left: 0; padding: 20px 0 42px; }
  .properties-hero .hero-copy { padding: 52px 0 42px; }
  body[data-page="home"] .hero-copy .display { font-size: clamp(46px, 13vw, 64px); line-height: .98; }
  .hero-copy .display, .services-hero .display, .properties-hero .display, .projects-hero .display, .about-hero .display, .contact-hero .display { font-size: clamp(46px, 13vw, 64px); }
  .about-hero .hero-photo { height: min(128vw, 600px); background-position: center bottom; background-size: contain; }
  .contact-hero .hero-photo { height: min(90.5vw, 460px); background-position: center; background-size: cover; }
  .contact-hero .hero-photo::after { bottom: -2px; }
  .about-hero .hero-copy p { margin-top: 25px; }
  .about-hero .hero-copy p + p { margin-top: 20px; }
  .contact-hero .lead { margin-top: 25px; }
  .service-grid, .service-cards { grid-template-columns: repeat(2, 1fr); }
  .service-mini:nth-child(2) { border-right: 0; }
  .service-mini { border-bottom: 1px solid var(--line); }
  .property-grid, .property-grid.three, .project-grid { grid-template-columns: repeat(2, 1fr); }
  .about-preview { grid-template-columns: 1fr; }
  body[data-page="home"] .about-preview { grid-template-columns: 1fr; margin-right: 0; }
  body[data-page="home"] .about-preview-copy { padding: 26px 34px 20px 42px; }
  .about-preview-image { min-height: 260px; }
  .about-values-grid { grid-template-columns: 1fr; }
  .about-values-title { padding: 0 0 28px; border-right: 0; border-bottom: 1px solid var(--gold); }
  .approach-grid, .focus-grid { grid-template-columns: repeat(2, 1fr); }
  .approach-item:nth-child(2n), .focus-item:nth-child(2n) { border-right: 0; }
  .approach-item, .focus-item { border-bottom: 1px solid var(--line); }
  .filter-grid { display: block; }
  .filter-field, .filter-field:nth-child(2) { width: 100%; border-right: 0; border-bottom: 1px solid var(--line); }
  .filter-grid .btn { width: 100%; }
  .tabs-inner { flex-wrap: wrap; }
  .projects-intro { display: block; }
  .detail-hero { min-height: 440px; background-position: center; }
  .detail-hero-copy { width: 75%; padding-top: 48px; }
  .fact-grid { display: block; }
  .fact-grid .fact { width: 100%; min-width: 0; border-right: 0; border-bottom: 1px solid var(--line); }
  .fact-grid .btn { display: flex; width: 100%; margin: 12px 0; }
  .detail-columns { grid-template-columns: 1fr; }
  .detail-block + .detail-block { border-left: 0; border-top: 1px solid var(--line); padding: 24px 0 0; }
  .detail-secondary-facts { grid-template-columns: repeat(2, 1fr); }
  .gallery-grid { grid-template-columns: repeat(2, 1fr); }
  .location-section { display: block; }
  .location-section > * { min-width: 0; max-width: 100%; }
  .location-section img { display: block; margin-top: 22px; }
  .contact-body { grid-template-columns: 1fr; gap: 35px; }
  .contact-body > section + section { border-left: 0; border-top: 1px solid var(--line); padding: 35px 0 0; }
  .legal-hero { background-size: cover; }
  .legal-hero-copy { width: 60%; padding-top: 48px; }
  .legal-wrap { grid-template-columns: 1fr; }
  .legal-aside { padding: 0 0 22px; border-right: 0; border-bottom: 1px solid var(--line); }
  .notfound-hero { min-height: 620px; background-size: cover; }
  .notfound-copy { width: 65%; padding-top: 35px; }
  .notfound-number { font-size: 120px; }
  .notfound-copy h1 { font-size: 44px; }
  .quick-grid { grid-template-columns: repeat(2, 1fr); }
  .quick-link { border-bottom: 1px solid var(--line); }
  .quick-link:nth-child(2) { border-right: 0; }
  .cta-inner { grid-template-columns: 1fr; gap: 20px; padding-block: 28px; }
  .cta-title { padding: 0 0 18px; border-right: 0; border-bottom: 1px solid var(--gold); }
  .cta-copy { padding: 0; }
  .cta-inner .btn { justify-self: start; }
  .footer-inner { grid-template-columns: 1fr; gap: 16px; }
  body[data-page="home"] .footer-inner { position: static; min-height: 0; }
  body[data-page="home"] .footer-brand { width: 170px; margin-left: 0; }
  body[data-page="home"] .footer-tagline,
  body[data-page="home"] .footer-middle > div:first-of-type,
  body[data-page="home"] .socials,
  body[data-page="home"] .copyright { position: static; }
  .footer-middle, .footer-contact { flex-direction: column; align-items: flex-start; }
  .footer-middle, .footer-middle a, .contact-item, .contact-item a { overflow-wrap: anywhere; }
  .footer-middle > * + * { border-left: 0; padding-left: 0; }
  .footer-right { grid-column: 1; text-align: left; }
  .socials { justify-content: flex-start; margin-top: 8px; }
  .copyright { white-space: normal; }
}

@media (max-width: 540px) {
  .container { width: min(calc(100% - 28px), 500px); }
  .hero-copy .display, .services-hero .display, .properties-hero .display, .projects-hero .display, .about-hero .display, .contact-hero .display { font-size: clamp(40px, 12.4vw, 50px); line-height: .98; overflow-wrap: normal; word-break: normal; }
  .hero-actions .btn { width: 100%; }
  .service-grid, .service-cards, .property-grid, .property-grid.three, .project-grid, .approach-grid, .focus-grid, .filter-grid, .fact-grid, .detail-secondary-facts { grid-template-columns: 1fr; }
  .filter-grid, .location-section { display: block; }
  .filter-field { width: 100%; grid-template-columns: 44px minmax(0, 1fr); }
  .filter-field select { min-width: 0; }
  .filter-grid .btn, .location-copy .btn { width: 100%; white-space: normal; }
  .location-section img { display: block; margin-top: 22px; }
  .service-mini, .service-mini:nth-child(2), .approach-item, .approach-item:nth-child(2n), .focus-item, .focus-item:nth-child(2n), .filter-field, .filter-field:nth-child(2) { border-right: 0; }
  .section-head { display: block; }
  body[data-page="home"] .section-title.small { white-space: normal; }
  .property-grid { gap: 18px; }
  .property-card h3 { font-size: 17px; }
  .property-card > img, .property-grid.three .property-card > img { aspect-ratio: 1.65; }
  .about-preview-copy { padding-inline: 22px; }
  body[data-page="home"] .about-preview-copy { padding-inline: 22px; }
  .tabs-inner a { flex: 1 1 50%; }
  .tabs-inner .filter-link { margin-left: 0; }
  .detail-hero-copy { width: 92%; }
  .detail-title { font-size: clamp(38px, 12vw, 49px); overflow-wrap: normal; word-break: normal; }
  .fact-grid { display: block; }
  .fact-grid .fact { width: 100%; min-height: 68px; grid-template-columns: 42px minmax(0, 1fr); border-right: 0; border-bottom: 1px solid var(--line); }
  .fact-grid .btn { display: flex; width: 100%; margin: 12px 0; }
  .detail-secondary-facts .fact { border-right: 0; border-bottom: 1px solid var(--line); }
  .detail-secondary-facts .fact:last-child { border-bottom: 0; }
  .legal-hero { min-height: 470px; }
  .legal-hero::after { background: linear-gradient(90deg, rgba(6,11,16,.94), rgba(6,11,16,.72) 72%, rgba(6,11,16,.55)); }
  .legal-hero-copy { width: 82%; padding-top: 145px; }
  .legal-hero h1 { font-size: 51px; }
  .legal-head { display: block; }
  .last-updated { margin-top: 10px; }
  .legal-title { font-size: clamp(34px, 10vw, 39px); overflow-wrap: anywhere; }
  .notfound-hero { background-position: 62% top; }
  .notfound-hero::after { background: linear-gradient(90deg, rgba(248,245,239,.97), rgba(248,245,239,.72) 72%, rgba(248,245,239,.25)); }
  .notfound-copy { width: 100%; }
  .notfound-number { font-size: 105px; }
  .notfound-copy h1 { font-size: 39px; }
  .quick-grid { grid-template-columns: 1fr; }
  .quick-link { border-right: 0; }
  .footer-brand { width: 170px; }
  .cta-title { font-size: 34px; }
  .contact-body h2 { font-size: 34px; }
  .contact-quote { font-size: 27px; }
}

@media (max-width: 390px) {
  .container { width: calc(100% - 24px); }
  .brand-mark { width: 100px; }
  body[data-page="home"] .brand-mark { width: 100px; }
  .hero-copy .display, .services-hero .display, .properties-hero .display, .projects-hero .display, .about-hero .display, .contact-hero .display { font-size: 39px; }
  .section-title, .section-title.small { font-size: 34px; overflow-wrap: anywhere; }
  .service-mini { padding-inline: 12px; }
  .contact-item { grid-template-columns: 46px 1fr; }
  .contact-item .icon { width: 44px; height: 44px; }
  .legal-hero h1 { font-size: 44px; }
  .notfound-copy h1 { font-size: 34px; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { transition-duration: .01ms !important; animation-duration: .01ms !important; }
}