:root{
  --bg:#0e0f12; --bg-2:#14161b; --surface:#191c22; --line:rgba(255,255,255,.09);
  --text:#ece7dd; --muted:#b6afa1; --gold:#c9a35c; --gold-deep:#b9924c;
  --serif:"Fraunces","Playfair Display",Georgia,serif;
  --sans:"Inter",system-ui,-apple-system,"Segoe UI",sans-serif;
}
*{margin:0;padding:0;box-sizing:border-box}
html{scroll-behavior:smooth}
body{font-family:var(--sans);color:var(--text);background:var(--bg);line-height:1.65;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
h1,h2,h3,.serif{font-family:var(--serif);font-weight:500;letter-spacing:.005em}
.wrap{max-width:1240px;margin:0 auto;padding:0 28px}
.eyebrow{font-size:11px;letter-spacing:.32em;text-transform:uppercase;color:var(--gold);font-weight:600}
.btn{display:inline-block;padding:16px 34px;border-radius:1px;font-weight:600;font-size:12px;letter-spacing:.18em;text-transform:uppercase;transition:all .3s ease;cursor:pointer;border:1px solid transparent;text-align:center}
.btn-gold{background:var(--gold);color:#15130d}
.btn-gold:hover{background:#dcb76f;transform:translateY(-2px);box-shadow:0 12px 30px rgba(201,163,92,.25)}
.btn-ghost{border-color:rgba(236,231,221,.35);color:var(--text)}
.btn-ghost:hover{border-color:var(--gold);color:var(--gold)}

/* reveal-on-scroll */
[data-reveal]{opacity:0;transform:translateY(36px);transition:opacity .9s cubic-bezier(.16,1,.3,1),transform .9s cubic-bezier(.16,1,.3,1)}
[data-reveal].in{opacity:1;transform:none}
@media(prefers-reduced-motion:reduce){[data-reveal]{opacity:1;transform:none;transition:none}}

/* nav */
.nav{position:fixed;inset:0 0 auto 0;z-index:50;transition:background .35s,box-shadow .35s,padding .35s;padding:22px 0}
.nav::before{content:"";position:absolute;inset:0 0 auto 0;height:130px;background:linear-gradient(180deg,rgba(9,10,13,.6),rgba(9,10,13,0));z-index:-1;pointer-events:none;transition:opacity .35s}
.nav.solid::before{opacity:0}
.nav.solid{background:rgba(14,15,18,.92);backdrop-filter:blur(14px);box-shadow:0 1px 0 var(--line);padding:14px 0}
.nav .wrap{display:flex;align-items:center;justify-content:space-between}
.nav .brand{display:flex;align-items:center;gap:13px}
.nav .brand img{height:42px;width:auto}
.nav .brand span{font-family:var(--serif);font-size:22px;letter-spacing:.05em;color:#f3efe6;text-shadow:0 1px 12px rgba(9,10,13,.5)}
.nav ul{display:flex;gap:36px;list-style:none;align-items:center}
.nav ul a{color:rgba(236,231,221,.8);font-size:11px;letter-spacing:.22em;text-transform:uppercase;font-weight:500;position:relative}
.nav ul a:not(.cta)::after{content:"";position:absolute;left:0;bottom:-6px;width:0;height:1px;background:var(--gold);transition:width .3s}
.nav ul a:hover{color:var(--gold)}
.nav ul a:not(.cta):hover::after{width:100%}
.nav .cta{border:1px solid var(--gold);color:var(--gold);padding:11px 20px}
.nav .cta:hover{background:var(--gold);color:#15130d}
.burger{display:none;background:none;border:none;color:var(--text);font-size:26px;cursor:pointer}
@media(max-width:920px){
  .nav ul{position:fixed;inset:0;background:rgba(14,15,18,.98);flex-direction:column;justify-content:center;font-size:18px;transform:translateX(100%);transition:transform .35s ease}
  .nav ul.open{transform:none}
  .burger{display:block;z-index:60;position:relative}
}

/* hero */
.hero{position:relative;min-height:100svh;display:flex;align-items:flex-end;isolation:isolate;overflow:hidden}
.hero .bg{position:absolute;inset:-4%;z-index:-2;background-size:cover;background-position:center;animation:kenburns 26s ease-in-out infinite alternate}
@keyframes kenburns{from{transform:scale(1) translateY(0)}to{transform:scale(1.09) translateY(-1.5%)}}
@media(prefers-reduced-motion:reduce){.hero .bg{animation:none}}
.hero::after{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(12,13,17,.62),rgba(12,13,17,.28) 40%,rgba(12,13,17,.72) 80%,rgba(12,13,17,.97) 100%)}
.hero .wrap{padding-bottom:96px;padding-top:160px;width:100%}
.hero .eyebrow,.hero h1,.hero p.lead{text-shadow:0 2px 26px rgba(8,9,12,.6)}
.hero h1{font-size:clamp(42px,6.4vw,84px);line-height:1.04;max-width:880px}
.hero p.lead{margin-top:24px;font-size:clamp(16px,1.9vw,20px);max-width:600px;color:rgba(240,236,228,.9)}
.hero .actions{margin-top:40px;display:flex;gap:18px;flex-wrap:wrap}
.hero .scrolldown{position:absolute;bottom:28px;left:50%;transform:translateX(-50%);color:rgba(236,231,221,.55);font-size:11px;letter-spacing:.3em;text-transform:uppercase;animation:bob 2.4s ease-in-out infinite}
@keyframes bob{0%,100%{transform:translate(-50%,0)}50%{transform:translate(-50%,8px)}}
.hero.small{min-height:72svh}

/* gold rule + big statement */
.rule{width:64px;height:1px;background:var(--gold);margin:26px 0}
.statement{padding:130px 0 110px;text-align:center}
.statement h2{font-size:clamp(28px,3.6vw,52px);line-height:1.25;max-width:900px;margin:18px auto 0}
.statement h2 em{font-style:italic;color:var(--gold)}

/* trust bar */
.trust{border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:34px 0;background:var(--bg-2)}
.trust .wrap{display:flex;gap:56px;justify-content:center;flex-wrap:wrap;text-align:center}
.trust b{display:block;font-family:var(--serif);font-size:30px;color:var(--gold);font-weight:500}
.trust span{font-size:10px;letter-spacing:.24em;text-transform:uppercase;color:var(--muted)}

/* cinematic showcases */
.showcase{display:grid;grid-template-columns:58% 42%;min-height:86vh;align-items:stretch;position:relative}
.showcase.flip .ph{order:2}
.showcase .ph{position:relative;overflow:hidden}
.showcase .ph img{width:100%;height:118%;object-fit:cover;will-change:transform}
.showcase .ph .num{position:absolute;top:34px;left:38px;font-family:var(--serif);font-size:17px;color:#fff;letter-spacing:.2em;text-shadow:0 2px 16px rgba(0,0,0,.85),0 0 3px rgba(0,0,0,.7)}
.showcase .ph::before{content:"";position:absolute;top:0;left:0;width:150px;height:120px;background:radial-gradient(120px 90px at 22% 26%,rgba(0,0,0,.42),transparent 70%);pointer-events:none;z-index:1}
.showcase .info{display:flex;flex-direction:column;justify-content:center;padding:76px 8%;background:var(--bg)}
.showcase.alt .info{background:var(--bg-2)}
.showcase .badge{font-size:10px;letter-spacing:.3em;text-transform:uppercase;color:var(--gold);margin-bottom:18px}
.showcase h3{font-size:clamp(34px,3.4vw,54px);line-height:1.05}
.showcase .meta{margin-top:14px;color:var(--muted);font-size:14px;letter-spacing:.08em}
.showcase .stars{color:var(--gold);letter-spacing:4px;margin-top:14px;font-size:14px}
.showcase .stars small{color:var(--muted);letter-spacing:.05em;margin-left:8px;font-size:13px}
.showcase p.blurb{margin-top:22px;color:rgba(236,231,221,.75);font-size:16px;max-width:440px}
.showcase .foot{margin-top:34px;display:flex;align-items:center;gap:26px;flex-wrap:wrap}
.showcase .rate{font-family:var(--serif);font-size:19px;color:var(--text)}
.showcase .more{font-size:11px;letter-spacing:.24em;text-transform:uppercase;color:var(--gold);font-weight:600;position:relative;padding-bottom:4px}
.showcase .more::after{content:"";position:absolute;left:0;bottom:0;width:100%;height:1px;background:var(--gold);transform:scaleX(.35);transform-origin:left;transition:transform .35s}
.showcase .more:hover::after{transform:none}
.showcase .gemline{position:absolute;left:0;top:0;bottom:0;width:3px}
@media(max-width:920px){
  .showcase{grid-template-columns:1fr;min-height:0}
  .showcase .ph{order:0!important;aspect-ratio:4/3}
  .showcase .ph img{height:112%}
  .showcase .info{padding:48px 28px 64px}
}

/* jade teaser */
.jade{padding:110px 0;text-align:center;background:linear-gradient(160deg,#12211c,#0e0f12 70%)}
.jade h3{font-size:clamp(30px,3.4vw,46px)}
.jade p{color:var(--muted);max-width:440px;margin:16px auto 30px}

/* horizontal glide strip */
.stripsec{padding:120px 0;overflow:hidden;background:var(--bg-2);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.stripsec .head{text-align:center;margin-bottom:64px;padding:0 28px}
.stripsec h2{font-size:clamp(28px,3.4vw,46px)}
.stripsec .sub{color:var(--muted);margin-top:12px}
.stripview{overflow:hidden;-webkit-mask-image:linear-gradient(90deg,transparent,#000 8%,#000 92%,transparent);mask-image:linear-gradient(90deg,transparent,#000 8%,#000 92%,transparent)}
.strip{display:flex;gap:22px;width:max-content;padding-left:22px;animation:stripdrift 70s linear infinite}
.stripview:hover .strip{animation-play-state:paused}
@keyframes stripdrift{from{transform:translateX(0)}to{transform:translateX(-50%)}}
@media(prefers-reduced-motion:reduce){.strip{animation:none}}
.strip figure{flex:0 0 auto;width:min(340px,70vw)}
.strip img{width:100%;aspect-ratio:4/5;object-fit:cover;border-radius:2px}
.strip figcaption{margin-top:12px;font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:var(--muted)}

/* crew band */
.crew-band{background:var(--bg);padding:130px 0}
.crew-band .cols{display:grid;grid-template-columns:1.05fr .95fr;gap:72px;align-items:center}
@media(max-width:920px){.crew-band .cols{grid-template-columns:1fr}}
.crew-band h2{font-size:clamp(30px,3.8vw,50px)}
.crew-band p{color:var(--muted);margin-top:18px}
.checks{margin-top:30px;display:grid;gap:14px;list-style:none}
.checks li{padding-left:32px;position:relative;color:rgba(236,231,221,.88)}
.checks li::before{content:"✦";position:absolute;left:0;color:var(--gold)}
.crew-band .ph{overflow:hidden;border-radius:2px;box-shadow:0 30px 80px rgba(0,0,0,.5)}
.crew-band .ph img{will-change:transform;height:112%;object-fit:cover;width:100%}

/* quotes */
.quotes{padding:120px 0;background:var(--bg-2)}
.qhead{text-align:center;margin-bottom:64px}
.qhead h2{font-size:clamp(28px,3.4vw,46px);margin-top:14px}
.qgrid{display:grid;grid-template-columns:repeat(auto-fill,minmax(330px,1fr));gap:22px}
.quote{background:var(--surface);border:1px solid var(--line);padding:38px;border-radius:2px;transition:transform .35s,border-color .35s}
.quote:hover{transform:translateY(-4px);border-color:rgba(201,163,92,.4)}
.quote .stars{color:var(--gold);letter-spacing:4px;margin-bottom:18px;font-size:13px}
.quote p{font-family:var(--serif);font-size:17px;line-height:1.6;color:rgba(236,231,221,.92)}
.quote footer{margin-top:20px;font-size:11px;color:var(--muted);letter-spacing:.18em;text-transform:uppercase}

/* promise */
.promise{padding:140px 0;text-align:center;position:relative;overflow:hidden}
.promise::before{content:"";position:absolute;inset:0;background:radial-gradient(600px 300px at 50% 20%,rgba(201,163,92,.12),transparent)}
.promise h2{font-size:clamp(30px,4.2vw,56px)}
.promise .pulse{display:inline-flex;align-items:center;gap:10px;margin-bottom:22px;color:#8fe0ae;font-size:11px;letter-spacing:.28em;text-transform:uppercase}
.promise .dot{width:8px;height:8px;border-radius:50%;background:#8fe0ae;animation:pulse 1.8s infinite}
@keyframes pulse{0%{box-shadow:0 0 0 0 rgba(143,224,174,.55)}70%{box-shadow:0 0 0 14px rgba(143,224,174,0)}100%{box-shadow:0 0 0 0 rgba(143,224,174,0)}}
.promise p{color:var(--muted);max-width:540px;margin:20px auto 36px}

/* SEO landing prose + FAQ */
.prose{max-width:760px;margin:0 auto}
.prose p{color:rgba(236,231,221,.82);font-size:17px;margin-bottom:18px}
.prose h2{font-size:clamp(26px,3vw,38px);margin:46px 0 16px}
.prose ul{list-style:none;margin:14px 0 6px}
.prose li{padding-left:28px;position:relative;color:rgba(236,231,221,.85);margin-bottom:11px}
.prose li::before{content:"✦";position:absolute;left:0;color:var(--gold)}
.faqsec{padding:20px 0 40px}
.faq{max-width:760px;margin:0 auto}
.faq details{border-top:1px solid var(--line)}
.faq details[open]{padding-bottom:18px}
.faq summary{cursor:pointer;font-family:var(--serif);font-size:19px;color:var(--text);list-style:none;padding:22px 0;position:relative}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";position:absolute;right:4px;color:var(--gold);font-size:22px;line-height:1}
.faq details[open] summary::after{content:"–"}
.faq details p{color:var(--muted);margin-top:0}

/* property page */
.pbar{background:rgba(14,15,18,.92);backdrop-filter:blur(14px);border-bottom:1px solid var(--line);padding:18px 0;position:sticky;top:0;z-index:40}
.pbar .wrap{display:flex;justify-content:space-between;align-items:center;gap:16px;flex-wrap:wrap}
.pbar .facts{font-size:13px;color:var(--muted)}
.pbar .facts b{color:var(--gold);font-family:var(--serif);font-size:17px;margin-right:14px;font-weight:500}
.pbar .actions{display:flex;gap:12px}
.pbar .btn{padding:11px 22px;font-size:11px}
.gallery{display:grid;grid-template-columns:repeat(4,1fr);gap:8px;padding:8px}
.gallery a{display:block;aspect-ratio:1;overflow:hidden}
.gallery a:nth-child(6n+1){grid-column:span 2;grid-row:span 2;aspect-ratio:auto}
.gallery img{width:100%;height:100%;object-fit:cover;transition:transform .5s,opacity .3s}
.gallery a:hover img{transform:scale(1.05);opacity:.85}
@media(max-width:700px){.gallery{grid-template-columns:repeat(2,1fr)}}
.pbody{display:grid;grid-template-columns:1.2fr .8fr;gap:72px;padding:100px 0}
@media(max-width:920px){.pbody{grid-template-columns:1fr;padding:64px 0}}
.pbody h2{font-size:32px;margin-bottom:20px}
.pbody .desc p{margin-bottom:18px;color:rgba(236,231,221,.8);font-size:17px}
.amen{display:grid;grid-template-columns:1fr 1fr;gap:12px;list-style:none;margin-top:12px}
.amen li{padding-left:28px;position:relative;font-size:15px;color:rgba(236,231,221,.85)}
.amen li::before{content:"✦";position:absolute;left:0;color:var(--gold)}
.side-card{background:var(--surface);border:1px solid var(--line);border-radius:2px;padding:36px;position:sticky;top:100px}
.side-card .rate{font-family:var(--serif);font-size:28px;color:var(--gold)}
.side-card .sub{color:var(--muted);font-size:14px;margin:8px 0 22px}
.side-card .btn{width:100%;margin-top:10px}
.side-card .note{margin-top:20px;font-size:13px;color:var(--muted);text-align:center}
.side-card .note b{color:#8fe0ae}

/* lightbox */
.lb{position:fixed;inset:0;background:rgba(8,9,11,.96);display:none;align-items:center;justify-content:center;z-index:100}
.lb.open{display:flex}
.lb img{max-width:92vw;max-height:88vh;object-fit:contain}
.lb button{position:absolute;background:none;border:none;color:#fff;font-size:40px;cursor:pointer;padding:18px;opacity:.7}
.lb button:hover{opacity:1}
.lb .x{top:10px;right:18px}.lb .prev{left:10px;top:50%}.lb .next{right:10px;top:50%}

/* forms */
.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:20px}
.form-grid .full{grid-column:1/-1}
@media(max-width:700px){.form-grid{grid-template-columns:1fr}}
label{font-size:10px;letter-spacing:.24em;text-transform:uppercase;font-weight:600;color:var(--muted);display:block;margin-bottom:10px}
input,select,textarea{width:100%;padding:15px;border:1px solid var(--line);background:var(--surface);border-radius:1px;font-family:var(--sans);font-size:15px;color:var(--text)}
input:focus,select:focus,textarea:focus{outline:1px solid var(--gold);border-color:var(--gold)}
select option{background:var(--surface)}
input[type=date]{color-scheme:dark}
.contact-cols{display:grid;grid-template-columns:1fr 1.2fr;gap:72px;padding:100px 0}
@media(max-width:920px){.contact-cols{grid-template-columns:1fr;padding:64px 0}}
.direct{display:grid;gap:14px;margin-top:28px}
.direct a{display:flex;gap:18px;align-items:center;background:var(--surface);border:1px solid var(--line);padding:20px;border-radius:2px;transition:border-color .3s,transform .3s}
.direct a:hover{border-color:var(--gold);transform:translateY(-2px)}
.direct .ico{flex:0 0 auto;width:42px;height:42px;display:flex;align-items:center;justify-content:center;border:1px solid rgba(201,163,92,.35);border-radius:50%}
.direct .ico svg{width:20px;height:20px;stroke:var(--gold);fill:none;stroke-width:1.6}
.direct a:hover .ico{border-color:var(--gold)}
.direct b{display:block;font-size:15px;color:var(--text)}
.direct span{font-size:13px;color:var(--muted)}

/* footer */
footer.site{border-top:1px solid var(--line);color:var(--muted);padding:80px 0 36px;background:var(--bg)}
footer.site .cols{display:grid;grid-template-columns:1.8fr 1fr 1fr 1fr;gap:48px;margin-bottom:52px}
@media(max-width:800px){footer.site .cols{grid-template-columns:1fr 1fr}}
@media(max-width:520px){footer.site .cols{grid-template-columns:1fr}}
footer.site h4{color:var(--text);font-family:var(--serif);font-size:20px;margin-bottom:18px;font-weight:500}
footer.site a{display:block;padding:5px 0;font-size:14px}
footer.site a:hover{color:var(--gold)}
footer.site .fine{border-top:1px solid var(--line);padding-top:26px;font-size:12px;display:flex;justify-content:space-between;flex-wrap:wrap;gap:10px;letter-spacing:.06em}