:root {
  --ink: #12231d;
  --ink-2: #1c3329;
  --pine: #24453a;
  --paper: #f6f1e8;
  --paper-2: #ede5d6;
  --brass: #b8894a;
  --brass-2: #d4ab6e;
  --text: #22302a;
  --muted: #5d6b64;
  --line: rgba(18, 35, 29, 0.14);
  --serif: 'Fraunces', Georgia, 'Times New Roman', serif;
  --sans: 'Manrope', system-ui, -apple-system, 'Segoe UI', sans-serif;
  --radius: 4px;
  --wrap: 1200px;
}

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

html {
  scroll-behavior: smooth;
  scroll-padding-top: 80px;
}

body {
  margin: 0;
  font-family: var(--sans);
  font-size: 17px;
  line-height: 1.65;
  color: var(--text);
  background: var(--paper);
  -webkit-font-smoothing: antialiased;
}

img {
  display: block;
  max-width: 100%;
}

a {
  color: inherit;
}

h1,
h2,
h3 {
  font-family: var(--serif);
  font-weight: 400;
  line-height: 1.08;
  letter-spacing: -0.015em;
  color: var(--ink);
  margin: 0;
  font-variation-settings: 'opsz' 144;
}

h2 {
  font-size: clamp(2.1rem, 4.4vw, 3.4rem);
}

h3 {
  font-size: 1.55rem;
}

h1 em,
h2 em {
  font-style: italic;
  color: var(--brass);
}

.wrap {
  width: min(100% - 48px, var(--wrap));
  margin-inline: auto;
}

.sr-only,
.hidden-field {
  position: absolute;
  width: 1px;
  height: 1px;
  overflow: hidden;
  clip: rect(0 0 0 0);
  white-space: nowrap;
}

.skip {
  position: absolute;
  left: -999px;
  top: 8px;
  z-index: 100;
  background: var(--ink);
  color: var(--paper);
  padding: 8px 14px;
}
.skip:focus {
  left: 8px;
}

.eyebrow {
  font-size: 0.78rem;
  font-weight: 700;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--brass);
  margin: 0 0 18px;
  display: flex;
  align-items: center;
  gap: 12px;
}
.eyebrow::before {
  content: '';
  width: 28px;
  height: 1px;
  background: currentColor;
}
.eyebrow--light {
  color: var(--brass-2);
}

/* Buttons */
.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 8px;
  padding: 16px 30px;
  border-radius: var(--radius);
  background: var(--brass);
  color: #fff;
  font-weight: 600;
  font-size: 0.95rem;
  letter-spacing: 0.02em;
  text-decoration: none;
  border: 1px solid var(--brass);
  cursor: pointer;
  font-family: inherit;
  transition: background 0.2s, color 0.2s, transform 0.2s, border-color 0.2s;
}
.btn:hover {
  background: #a3773c;
  border-color: #a3773c;
  transform: translateY(-1px);
}
.btn--ghost {
  background: transparent;
  border-color: rgba(255, 255, 255, 0.6);
}
.btn--ghost:hover {
  background: #fff;
  color: var(--ink);
  border-color: #fff;
}
.btn--small {
  padding: 10px 18px;
  font-size: 0.85rem;
}
.btn--full {
  width: 100%;
}
.btn[disabled] {
  opacity: 0.6;
  cursor: wait;
}

.link {
  display: inline-block;
  margin-top: 26px;
  font-weight: 600;
  color: var(--brass);
  text-decoration: none;
  border-bottom: 1px solid currentColor;
  padding-bottom: 2px;
}

/* Brand */
.brand {
  display: inline-flex;
  align-items: center;
  gap: 12px;
  text-decoration: none;
}
.brand__mark {
  display: grid;
  place-items: center;
  width: 38px;
  height: 38px;
  border: 1px solid var(--brass);
  color: var(--brass);
  font-family: var(--serif);
  font-size: 1.3rem;
  font-style: italic;
}
.brand__name {
  font-family: var(--serif);
  font-size: 1.35rem;
  letter-spacing: -0.01em;
  color: #fff;
}
.brand__name em {
  font-style: italic;
  color: var(--brass-2);
}

/* Nav */
.nav {
  position: fixed;
  inset: 0 0 auto;
  z-index: 50;
  transition: background 0.3s, box-shadow 0.3s, padding 0.3s;
  padding: 22px 0;
}
.nav.is-solid {
  background: rgba(18, 35, 29, 0.96);
  backdrop-filter: blur(8px);
  box-shadow: 0 1px 0 rgba(255, 255, 255, 0.06);
  padding: 12px 0;
}
.nav__inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
}
.nav__links {
  display: flex;
  align-items: center;
  gap: 34px;
}
.nav__links a:not(.btn) {
  color: rgba(255, 255, 255, 0.86);
  text-decoration: none;
  font-size: 0.92rem;
  font-weight: 500;
}
.nav__links a:not(.btn):hover {
  color: var(--brass-2);
}
.nav__toggle {
  display: none;
  background: none;
  border: 0;
  width: 40px;
  height: 40px;
  cursor: pointer;
  flex-direction: column;
  justify-content: center;
  gap: 6px;
  padding: 8px;
}
.nav__toggle span:not(.sr-only) {
  display: block;
  height: 1.5px;
  background: #fff;
  transition: transform 0.25s;
}
.nav__toggle[aria-expanded='true'] span:nth-of-type(2) {
  transform: translateY(3.75px) rotate(45deg);
}
.nav__toggle[aria-expanded='true'] span:nth-of-type(3) {
  transform: translateY(-3.75px) rotate(-45deg);
}

/* Hero */
.hero {
  position: relative;
  min-height: 100svh;
  display: flex;
  align-items: flex-end;
  color: #fff;
  overflow: hidden;
  background: var(--ink);
}
.hero__img {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: 60% center;
  animation: heroZoom 18s ease-out forwards;
}
@keyframes heroZoom {
  from {
    transform: scale(1.08);
  }
  to {
    transform: scale(1);
  }
}
.hero__shade {
  position: absolute;
  inset: 0;
  background: linear-gradient(90deg, rgba(12, 24, 20, 0.88) 0%, rgba(12, 24, 20, 0.55) 45%, rgba(12, 24, 20, 0.1) 80%),
    linear-gradient(0deg, rgba(12, 24, 20, 0.7) 0%, transparent 40%);
}
.hero__content {
  position: relative;
  padding: 160px 0 110px;
  animation: rise 1s 0.15s both;
}
.hero__title {
  color: #fff;
  font-size: clamp(2.8rem, 7vw, 5.6rem);
  font-weight: 300;
  max-width: 13ch;
}
.hero__title em {
  color: var(--brass-2);
}
.hero__lede {
  max-width: 540px;
  font-size: 1.12rem;
  color: rgba(255, 255, 255, 0.84);
  margin: 28px 0 38px;
}
.hero__ctas {
  display: flex;
  gap: 14px;
  flex-wrap: wrap;
}

@keyframes rise {
  from {
    opacity: 0;
    transform: translateY(24px);
  }
  to {
    opacity: 1;
    transform: none;
  }
}

/* Stats */
.stats {
  background: var(--ink);
  color: #fff;
  border-top: 1px solid rgba(255, 255, 255, 0.08);
}
.stats__grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
}
.stat {
  padding: 46px 28px;
  border-left: 1px solid rgba(255, 255, 255, 0.1);
}
.stat:first-child {
  border-left: 0;
  padding-left: 0;
}
.stat__num,
.stat__plus {
  font-family: var(--serif);
  font-size: clamp(2.4rem, 4vw, 3.4rem);
  font-weight: 300;
  line-height: 1;
}
.stat__plus {
  color: var(--brass-2);
}
.stat__label {
  display: block;
  margin-top: 12px;
  font-size: 0.85rem;
  letter-spacing: 0.04em;
  color: rgba(255, 255, 255, 0.66);
}

/* Sections */
.section {
  padding: clamp(80px, 11vw, 140px) 0;
}
.section--tint {
  background: var(--paper-2);
}
.section__head {
  max-width: 640px;
  margin-bottom: 60px;
}
.section__head--row {
  max-width: none;
  display: grid;
  grid-template-columns: 1.2fr 1fr;
  gap: 60px;
  align-items: end;
}
.section__aside {
  color: var(--muted);
  margin: 0;
}

/* Buy/Sell cards */
.split {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 28px;
}
.card {
  position: relative;
  padding: 54px 48px;
  background: #fff;
  border: 1px solid var(--line);
  border-radius: var(--radius);
}
.card p {
  color: var(--muted);
}
.card__num {
  display: block;
  font-family: var(--serif);
  font-style: italic;
  color: var(--brass);
  font-size: 1.1rem;
  margin-bottom: 26px;
}
.card h3 {
  font-size: 2rem;
  margin-bottom: 16px;
}
.card--dark {
  background: var(--pine);
  border-color: var(--pine);
}
.card--dark h3 {
  color: #fff;
}
.card--dark p,
.card--dark .ticks li {
  color: rgba(255, 255, 255, 0.78);
}
.card--dark .card__num,
.card--dark .link {
  color: var(--brass-2);
}
.ticks {
  list-style: none;
  padding: 0;
  margin: 26px 0 0;
  border-top: 1px solid var(--line);
}
.card--dark .ticks {
  border-color: rgba(255, 255, 255, 0.14);
}
.ticks li {
  padding: 13px 0 13px 28px;
  border-bottom: 1px solid var(--line);
  position: relative;
  font-size: 0.95rem;
}
.card--dark .ticks li {
  border-color: rgba(255, 255, 255, 0.14);
}
.ticks li::before {
  content: '';
  position: absolute;
  left: 2px;
  top: 21px;
  width: 10px;
  height: 6px;
  border-left: 1.5px solid var(--brass);
  border-bottom: 1.5px solid var(--brass);
  transform: rotate(-45deg);
}

/* Property types */
.types {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 28px;
}
.type {
  margin: 0;
}
.type__media {
  overflow: hidden;
  border-radius: var(--radius);
  aspect-ratio: 9 / 11;
  background: var(--paper);
}
.type__media img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 0.8s cubic-bezier(0.2, 0.7, 0.2, 1);
}
.type:hover .type__media img {
  transform: scale(1.05);
}
.type figcaption {
  padding-top: 24px;
}
.type__tag {
  font-size: 0.74rem;
  font-weight: 700;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--brass);
}
.type h3 {
  margin: 8px 0 8px;
}
.type p {
  margin: 0;
  color: var(--muted);
  font-size: 0.96rem;
}

/* About */
.about__grid {
  display: grid;
  grid-template-columns: 1fr 1.15fr;
  gap: 90px;
  align-items: start;
}
.about__quote {
  position: sticky;
  top: 120px;
  padding: 56px 48px;
  background: var(--ink);
  color: #fff;
  border-radius: var(--radius);
}
.about__mark {
  display: block;
  font-family: var(--serif);
  font-size: 6rem;
  line-height: 0.6;
  color: var(--brass-2);
  margin-bottom: 18px;
}
.about__quote p {
  font-family: var(--serif);
  font-size: clamp(1.5rem, 2.5vw, 2.05rem);
  font-weight: 300;
  line-height: 1.3;
  margin: 0 0 30px;
}
.about__sig {
  font-size: 0.78rem;
  font-weight: 700;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--brass-2);
}
.about__body h2 {
  margin-bottom: 26px;
}
.about__body > p {
  color: var(--muted);
}
.steps {
  list-style: none;
  counter-reset: s;
  padding: 0;
  margin: 40px 0 0;
}
.steps li {
  counter-increment: s;
  position: relative;
  padding: 18px 0 18px 64px;
  border-top: 1px solid var(--line);
  color: var(--muted);
}
.steps li::before {
  content: counter(s, decimal-leading-zero);
  position: absolute;
  left: 0;
  top: 16px;
  font-family: var(--serif);
  font-style: italic;
  font-size: 1.3rem;
  color: var(--brass);
}
.steps strong {
  color: var(--ink);
  font-weight: 600;
}

/* Contact */
.contact {
  background: var(--ink);
  color: #fff;
  position: relative;
  overflow: hidden;
}
.contact::before {
  content: '';
  position: absolute;
  right: -200px;
  top: -200px;
  width: 600px;
  height: 600px;
  border-radius: 50%;
  border: 1px solid rgba(212, 171, 110, 0.18);
  box-shadow: 0 0 0 80px rgba(212, 171, 110, 0.03), 0 0 0 160px rgba(212, 171, 110, 0.02);
}
.contact__grid {
  position: relative;
  display: grid;
  grid-template-columns: 1fr 1.1fr;
  gap: 80px;
  align-items: start;
}
.contact h2 {
  color: #fff;
  margin-bottom: 22px;
}
.contact h2 em {
  color: var(--brass-2);
}
.contact__intro > p {
  color: rgba(255, 255, 255, 0.75);
  max-width: 440px;
}
.contact__points {
  list-style: none;
  padding: 0;
  margin: 34px 0 0;
}
.contact__points li {
  padding: 10px 0 10px 26px;
  position: relative;
  color: rgba(255, 255, 255, 0.85);
}
.contact__points li::before {
  content: '';
  position: absolute;
  left: 0;
  top: 21px;
  width: 12px;
  height: 1px;
  background: var(--brass-2);
}

.form {
  background: var(--paper);
  color: var(--text);
  padding: 44px;
  border-radius: var(--radius);
  display: grid;
  gap: 20px;
  box-shadow: 0 30px 80px rgba(0, 0, 0, 0.35);
}
.form__row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 20px;
}
.field {
  display: grid;
  gap: 7px;
}
.field > span {
  font-size: 0.78rem;
  font-weight: 700;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--ink-2);
}
.field small {
  font-weight: 500;
  text-transform: none;
  letter-spacing: 0;
  color: var(--muted);
}
.field input,
.field select,
.field textarea {
  font: inherit;
  font-size: 1rem;
  color: var(--text);
  background: #fff;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  padding: 13px 14px;
  width: 100%;
  transition: border-color 0.2s, box-shadow 0.2s;
}
.field select {
  appearance: none;
  background-image: linear-gradient(45deg, transparent 50%, var(--muted) 50%),
    linear-gradient(135deg, var(--muted) 50%, transparent 50%);
  background-position: calc(100% - 20px) 50%, calc(100% - 15px) 50%;
  background-size: 5px 5px;
  background-repeat: no-repeat;
  padding-right: 36px;
}
.field textarea {
  resize: vertical;
}
.field input:focus,
.field select:focus,
.field textarea:focus {
  outline: none;
  border-color: var(--brass);
  box-shadow: 0 0 0 3px rgba(184, 137, 74, 0.18);
}
.form__status {
  margin: 0;
  min-height: 1.4em;
  font-size: 0.95rem;
  text-align: center;
}
.form__status.is-ok {
  color: var(--pine);
  font-weight: 600;
}
.form__status.is-err {
  color: #a23b2a;
}
.form.is-sent .field,
.form.is-sent .form__row,
.form.is-sent [data-submit] {
  display: none;
}
.form.is-sent .form__status {
  font-family: var(--serif);
  font-size: 1.6rem;
  font-weight: 400;
  padding: 40px 0;
}

/* Footer */
.footer {
  background: #0c1814;
  color: rgba(255, 255, 255, 0.6);
  padding: 56px 0 40px;
  font-size: 0.9rem;
}
.footer__inner {
  display: grid;
  grid-template-columns: 1fr auto;
  gap: 28px 40px;
  align-items: center;
}
.footer__line {
  margin: 14px 0 0;
}
.footer__links {
  display: flex;
  gap: 28px;
}
.footer__links a {
  text-decoration: none;
}
.footer__links a:hover {
  color: var(--brass-2);
}
.footer__legal {
  grid-column: 1 / -1;
  margin: 0;
  padding-top: 26px;
  border-top: 1px solid rgba(255, 255, 255, 0.08);
  font-size: 0.82rem;
}
.footer__eho {
  margin-left: 10px;
}

/* Reveal on scroll */
.reveal {
  opacity: 0;
  transform: translateY(26px);
  transition: opacity 0.8s ease, transform 0.8s cubic-bezier(0.2, 0.7, 0.2, 1);
}
.reveal.is-in {
  opacity: 1;
  transform: none;
}
.no-js .reveal {
  opacity: 1;
  transform: none;
}

@media (prefers-reduced-motion: reduce) {
  html {
    scroll-behavior: auto;
  }
  *,
  *::before,
  *::after {
    animation: none !important;
    transition: none !important;
  }
  .reveal {
    opacity: 1;
    transform: none;
  }
}

/* Responsive */
@media (max-width: 960px) {
  .nav__toggle {
    display: flex;
  }
  .nav__links {
    position: fixed;
    inset: 0 0 auto;
    top: 0;
    padding: 90px 24px 32px;
    background: var(--ink);
    flex-direction: column;
    align-items: flex-start;
    gap: 22px;
    transform: translateY(-110%);
    transition: transform 0.35s ease;
    z-index: -1;
  }
  .nav__links.is-open {
    transform: none;
  }
  .nav__links a:not(.btn) {
    font-size: 1.15rem;
  }
  .stats__grid {
    grid-template-columns: 1fr 1fr;
  }
  .stat {
    padding: 34px 20px;
  }
  .stat:nth-child(odd) {
    border-left: 0;
    padding-left: 0;
  }
  .stat:nth-child(n + 3) {
    border-top: 1px solid rgba(255, 255, 255, 0.1);
  }
  .section__head--row,
  .split,
  .about__grid,
  .contact__grid {
    grid-template-columns: 1fr;
    gap: 40px;
  }
  .about__quote {
    position: static;
  }
  .types {
    grid-template-columns: 1fr;
    gap: 44px;
  }
  .type__media {
    aspect-ratio: 4 / 3;
  }
}

@media (max-width: 600px) {
  body {
    font-size: 16px;
  }
  .hero__content {
    padding: 130px 0 70px;
  }
  .card,
  .about__quote {
    padding: 40px 28px;
  }
  .form {
    padding: 28px 22px;
  }
  .form__row {
    grid-template-columns: 1fr;
  }
  .footer__inner {
    grid-template-columns: 1fr;
  }
  .footer__links {
    flex-wrap: wrap;
    gap: 18px;
  }
  .footer__eho {
    display: block;
    margin: 6px 0 0;
  }
}