:root {
  --ink: #101513;
  --pine: #17332d;
  --deep: #0b201d;
  --sage: #8fa399;
  --mist: #f3f6f3;
  --foam: #e8eee9;
  --sand: #d9c7a5;
  --champagne: #f5efe2;
  --line: rgba(16, 21, 19, 0.13);
  --white: #ffffff;
  --shadow: 0 28px 80px rgba(16, 21, 19, 0.14);
  --radius: 8px;
  --header-height: 76px;
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  background: var(--white);
  color: var(--ink);
  font-family: Inter, ui-sans-serif, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", Arial, sans-serif;
  font-size: 16px;
  line-height: 1.6;
  text-rendering: optimizeLegibility;
}

body.nav-open {
  overflow: hidden;
}

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

a {
  color: inherit;
  text-decoration: none;
}

button,
input,
textarea,
select {
  font: inherit;
}

.skip-link {
  position: fixed;
  top: 1rem;
  left: 1rem;
  z-index: 100;
  transform: translateY(-160%);
  border-radius: var(--radius);
  background: var(--deep);
  color: var(--white);
  padding: 0.75rem 1rem;
  transition: transform 180ms ease;
}

.skip-link:focus {
  transform: translateY(0);
}

.shell {
  width: min(100% - 2rem, 1180px);
  margin-inline: auto;
}

/* Sticky navigation keeps contact paths available without taking over the page. */
.site-header {
  position: sticky;
  top: 0;
  z-index: 50;
  border-bottom: 1px solid rgba(255, 255, 255, 0.24);
  background: rgba(11, 32, 29, 0.84);
  color: var(--white);
  backdrop-filter: blur(22px);
  transition: background 220ms ease, box-shadow 220ms ease, border-color 220ms ease;
}

.site-header.is-scrolled,
.site-header.menu-open {
  border-color: var(--line);
  background: rgba(255, 255, 255, 0.96);
  color: var(--ink);
  box-shadow: 0 14px 40px rgba(16, 21, 19, 0.08);
}

.nav {
  min-height: var(--header-height);
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 1rem;
}

.brand {
  display: inline-flex;
  align-items: center;
  gap: 0.75rem;
  min-width: 0;
}

.brand-mark {
  width: 48px;
  height: 48px;
  flex: 0 0 48px;
}

.brand-text {
  color: currentColor;
  font-family: Georgia, "Times New Roman", serif;
  font-size: 1.05rem;
  line-height: 1;
  letter-spacing: 0;
  white-space: nowrap;
}

.nav-toggle {
  width: 46px;
  height: 46px;
  display: inline-grid;
  place-content: center;
  gap: 6px;
  border: 1px solid currentColor;
  border-radius: var(--radius);
  background: transparent;
  color: currentColor;
  cursor: pointer;
}

.nav-toggle span {
  width: 18px;
  height: 2px;
  background: currentColor;
  transition: transform 220ms ease;
}

.nav-toggle[aria-expanded="true"] span:first-child {
  transform: translateY(4px) rotate(45deg);
}

.nav-toggle[aria-expanded="true"] span:last-child {
  transform: translateY(-4px) rotate(-45deg);
}

.nav-menu {
  position: fixed;
  inset: var(--header-height) 0 auto 0;
  display: grid;
  gap: 0.35rem;
  padding: 1rem;
  border-bottom: 1px solid var(--line);
  background: var(--white);
  color: var(--ink);
  box-shadow: var(--shadow);
  opacity: 0;
  pointer-events: none;
  transform: translateY(-0.75rem);
  transition: opacity 220ms ease, transform 220ms ease;
}

.nav-menu.is-open {
  opacity: 1;
  pointer-events: auto;
  transform: translateY(0);
}

.nav-menu a {
  border-radius: var(--radius);
  padding: 0.9rem 1rem;
  color: rgba(16, 21, 19, 0.72);
  font-weight: 700;
  transition: background 180ms ease, color 180ms ease, transform 180ms ease;
}

.nav-menu a:hover,
.nav-menu a:focus-visible {
  background: var(--mist);
  color: var(--ink);
  outline: none;
  transform: translateY(-1px);
}

.nav-menu .nav-cta {
  background: var(--pine);
  color: var(--white);
  text-align: center;
}

.section {
  padding: clamp(4.75rem, 9vw, 8rem) 0;
  scroll-margin-top: calc(var(--header-height) + 1rem);
}

.section-quiet {
  background: var(--mist);
}

.section-dark {
  background: var(--deep);
  color: var(--white);
}

/* Hero placeholder art uses layered CSS so the site feels complete before photography arrives. */
.hero {
  position: relative;
  isolation: isolate;
  min-height: calc(94svh - var(--header-height));
  display: grid;
  align-items: center;
  overflow: hidden;
  padding: clamp(5rem, 9vw, 8rem) 0 clamp(4rem, 7vw, 6rem);
  background:
    linear-gradient(100deg, rgba(11, 32, 29, 0.96), rgba(23, 51, 45, 0.82) 48%, rgba(143, 163, 153, 0.46)),
    var(--deep);
  color: var(--white);
}

.hero::after {
  content: "";
  position: absolute;
  inset: auto 0 0;
  z-index: -1;
  height: 34%;
  background: linear-gradient(0deg, rgba(11, 32, 29, 0.92), rgba(11, 32, 29, 0));
}

.hero-media {
  position: absolute;
  inset: 0;
  z-index: -2;
  overflow: hidden;
  opacity: 0.72;
}

.coastal-frame {
  position: absolute;
  inset: 0;
  background:
    linear-gradient(115deg, rgba(11, 32, 29, 0.6) 0 42%, transparent 42%),
    linear-gradient(180deg, rgba(255, 255, 255, 0.18), transparent 58%),
    linear-gradient(135deg, #d7e4df 0 18%, #809b93 18% 31%, #f6efe3 31% 42%, #284840 42% 66%, #8fb2b6 66% 100%);
}

.glass-house {
  position: absolute;
  right: 4%;
  bottom: 16%;
  width: min(72vw, 760px);
  aspect-ratio: 1.75;
  border: 1px solid rgba(255, 255, 255, 0.42);
  background:
    linear-gradient(90deg, rgba(255, 255, 255, 0.4) 0 1px, transparent 1px 18%),
    linear-gradient(0deg, rgba(255, 255, 255, 0.28) 0 1px, transparent 1px 48%),
    linear-gradient(120deg, rgba(245, 239, 226, 0.88), rgba(119, 151, 148, 0.34));
  box-shadow: 0 32px 90px rgba(0, 0, 0, 0.22);
}

.terrace {
  position: absolute;
  right: 0;
  bottom: 10%;
  width: min(78vw, 880px);
  height: 12%;
  background: rgba(245, 239, 226, 0.68);
}

.waterline {
  position: absolute;
  right: 0;
  bottom: 0;
  width: 82%;
  height: 18%;
  background: linear-gradient(180deg, rgba(139, 178, 183, 0.9), rgba(46, 93, 95, 0.95));
}

.hero-inner {
  display: grid;
  gap: 2rem;
}

.hero-copy {
  max-width: 760px;
}

.eyebrow {
  margin: 0 0 0.85rem;
  color: var(--sand);
  font-size: 0.74rem;
  font-weight: 800;
  letter-spacing: 0;
  line-height: 1.4;
  text-transform: uppercase;
}

.section-dark .eyebrow {
  color: var(--sand);
}

h1,
h2,
h3,
p {
  margin-top: 0;
}

h1,
h2 {
  font-family: Georgia, "Times New Roman", serif;
  font-weight: 500;
  line-height: 0.98;
  letter-spacing: 0;
}

h1 {
  margin-bottom: 1.2rem;
  max-width: 830px;
  font-size: clamp(3.2rem, 10vw, 7.4rem);
}

h2 {
  margin-bottom: 1rem;
  max-width: 760px;
  font-size: clamp(2.35rem, 6vw, 5rem);
}

h3 {
  margin-bottom: 0.6rem;
  font-size: 1.04rem;
  line-height: 1.2;
}

.hero-lede,
.final-copy > p,
.section-intro p:not(.eyebrow) {
  max-width: 640px;
  color: rgba(255, 255, 255, 0.82);
  font-size: clamp(1rem, 2vw, 1.18rem);
}

.section-intro p:not(.eyebrow),
.section-heading p:not(.eyebrow),
.team-card p,
.feature-list p,
.property-location,
.testimonial-card span,
.footer-contact,
.final-copy > p {
  color: rgba(16, 21, 19, 0.68);
}

.section-dark .section-heading p:not(.eyebrow),
.section-dark .testimonial-card span {
  color: rgba(255, 255, 255, 0.7);
}

.hero-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 0.8rem;
  margin-top: 2rem;
}

.btn {
  min-height: 52px;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  border: 1px solid transparent;
  border-radius: var(--radius);
  padding: 0.85rem 1.2rem;
  font-weight: 800;
  line-height: 1.1;
  transition: transform 180ms ease, background 180ms ease, color 180ms ease, border-color 180ms ease;
}

.btn:hover,
.btn:focus-visible,
.icon-btn:hover,
.icon-btn:focus-visible {
  outline: none;
  transform: translateY(-2px);
}

.btn-primary {
  background: var(--sand);
  color: var(--deep);
}

.btn-secondary {
  border-color: rgba(255, 255, 255, 0.46);
  color: var(--white);
}

.final-cta .btn-secondary {
  border-color: var(--line);
  color: var(--ink);
}

.hero-panel {
  width: min(100%, 430px);
  border: 1px solid rgba(255, 255, 255, 0.22);
  border-radius: var(--radius);
  background: rgba(255, 255, 255, 0.12);
  padding: 1.25rem;
  backdrop-filter: blur(18px);
}

.hero-panel span {
  display: block;
  margin-bottom: 0.35rem;
  color: var(--champagne);
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(2rem, 8vw, 4rem);
  line-height: 1;
}

.hero-panel p {
  margin-bottom: 0;
  color: rgba(255, 255, 255, 0.78);
}

.split,
.contact-grid {
  display: grid;
  gap: clamp(2rem, 6vw, 5rem);
}

.feature-list {
  display: grid;
  gap: 1rem;
}

.feature-list article,
.team-card,
.testimonial-card,
.contact-form {
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: var(--white);
}

.feature-list article {
  padding: 1.25rem;
}

.feature-list span {
  display: block;
  margin-bottom: 1rem;
  color: var(--sage);
  font-size: 0.78rem;
  font-weight: 900;
}

.team-grid,
.testimonials {
  display: grid;
  gap: 1rem;
  margin-top: 2rem;
}

.team-showcase {
  margin-top: 2rem;
  overflow: hidden;
  border-radius: var(--radius);
  box-shadow: var(--shadow);
}

.team-showcase img {
  width: 100%;
  aspect-ratio: 16 / 8.2;
  object-fit: cover;
  object-position: center;
}

.team-card {
  padding: 1.2rem;
  overflow: hidden;
}

.team-card h3 {
  margin-bottom: 0.25rem;
}

.team-card p {
  margin-bottom: 0;
}

.team-card span {
  display: block;
  margin-bottom: 0.75rem;
  color: var(--pine);
  font-size: 0.72rem;
  font-weight: 900;
  text-transform: uppercase;
}

.property-image {
  position: relative;
  overflow: hidden;
  background: var(--foam);
}

.carousel-shell {
  position: relative;
}

.carousel {
  position: relative;
  margin-top: 2rem;
}

.carousel-controls {
  display: flex;
  justify-content: flex-end;
  gap: 0.65rem;
  margin-bottom: 1rem;
}

.icon-btn {
  width: 46px;
  height: 46px;
  display: inline-grid;
  place-items: center;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: var(--white);
  color: var(--ink);
  cursor: pointer;
  transition: transform 180ms ease, background 180ms ease;
}

.icon-btn span {
  transform: translateY(-1px);
  font-size: 2rem;
  line-height: 1;
}

/* The carousel stays native and lightweight: scroll snap plus small JavaScript controls. */
.carousel-track {
  display: grid;
  grid-auto-flow: column;
  grid-auto-columns: minmax(286px, 84%);
  gap: 1rem;
  overflow-x: auto;
  scroll-snap-type: x mandatory;
  scroll-behavior: smooth;
  scrollbar-width: none;
}

.carousel-track::-webkit-scrollbar {
  display: none;
}

.property-card {
  scroll-snap-align: start;
  overflow: hidden;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: var(--white);
}

.property-image {
  min-height: 310px;
  aspect-ratio: 16 / 10.5;
}

.property-image img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 600ms ease;
}

.property-card:hover .property-image img {
  transform: scale(1.035);
}

.property-body {
  padding: 1.2rem;
}

.property-status {
  margin-bottom: 0.45rem;
  color: var(--pine);
  font-size: 0.72rem;
  font-weight: 900;
  text-transform: uppercase;
}

.property-body strong {
  display: block;
  margin: 1rem 0;
  font-family: Georgia, "Times New Roman", serif;
  font-size: 1.8rem;
  font-weight: 500;
  line-height: 1;
}

.property-body dl {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 0.65rem;
  margin: 0;
}

.property-body dl div {
  border-top: 1px solid var(--line);
  padding-top: 0.65rem;
}

.property-body dt {
  color: rgba(16, 21, 19, 0.58);
  font-size: 0.72rem;
  font-weight: 800;
  text-transform: uppercase;
}

.property-body dd {
  margin: 0.15rem 0 0;
  font-weight: 800;
}

.property-note {
  margin: 1rem 0 0;
  color: rgba(16, 21, 19, 0.58);
  font-size: 0.86rem;
}

.testimonial-card {
  padding: 1.35rem;
}

.section-dark .testimonial-card {
  border-color: rgba(255, 255, 255, 0.15);
  background: rgba(255, 255, 255, 0.07);
}

.testimonial-card p {
  font-family: Georgia, "Times New Roman", serif;
  font-size: 1.35rem;
  line-height: 1.35;
}

.testimonial-card span {
  font-size: 0.85rem;
  font-weight: 800;
}

.final-cta {
  background: var(--champagne);
}

.final-copy > p {
  color: rgba(16, 21, 19, 0.72);
}

.contact-links {
  display: grid;
  gap: 0.4rem;
  margin-top: 1.5rem;
  font-weight: 900;
}

.contact-form {
  display: grid;
  gap: 0.75rem;
  padding: 1.1rem;
  box-shadow: 0 20px 60px rgba(16, 21, 19, 0.08);
}

.contact-form label {
  font-size: 0.78rem;
  font-weight: 900;
  text-transform: uppercase;
}

.contact-form input,
.contact-form select,
.contact-form textarea {
  width: 100%;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: var(--white);
  color: var(--ink);
  padding: 0.85rem 0.9rem;
}

.contact-form textarea {
  resize: vertical;
}

.contact-form .btn {
  width: 100%;
  margin-top: 0.4rem;
  border: 0;
  cursor: pointer;
}

.footer {
  border-top: 1px solid var(--line);
  background: var(--deep);
  color: var(--white);
  padding: 2rem 0;
}

.footer-inner {
  display: grid;
  gap: 1.25rem;
}

.footer-contact {
  display: grid;
  gap: 0.25rem;
  color: rgba(255, 255, 255, 0.72);
}

.footer-contact span {
  color: var(--white);
  font-weight: 800;
}

/* Reveals are subtle and disabled for users who prefer reduced motion. */
.reveal {
  opacity: 0;
  transform: translateY(18px);
  transition: opacity 600ms ease, transform 600ms ease;
}

.reveal.is-visible {
  opacity: 1;
  transform: translateY(0);
}

@media (prefers-reduced-motion: reduce) {
  *,
  *::before,
  *::after {
    scroll-behavior: auto !important;
    transition-duration: 0.01ms !important;
    animation-duration: 0.01ms !important;
  }

  .reveal {
    opacity: 1;
    transform: none;
  }
}

@media (min-width: 760px) {
  .nav-toggle {
    display: none;
  }

  .nav-menu {
    position: static;
    display: flex;
    align-items: center;
    gap: 0.35rem;
    padding: 0;
    border: 0;
    background: transparent;
    color: currentColor;
    box-shadow: none;
    opacity: 1;
    pointer-events: auto;
    transform: none;
  }

  .nav-menu a {
    color: currentColor;
    padding: 0.7rem 0.8rem;
    font-size: 0.9rem;
  }

  .nav-menu a:hover,
  .nav-menu a:focus-visible {
    background: rgba(255, 255, 255, 0.12);
  }

  .site-header.is-scrolled .nav-menu a:hover,
  .site-header.is-scrolled .nav-menu a:focus-visible {
    background: var(--mist);
  }

  .nav-menu .nav-cta {
    background: var(--sand);
    color: var(--deep);
    padding-inline: 1rem;
  }

  .split {
    grid-template-columns: 0.86fr 1.14fr;
    align-items: start;
  }

  .hero-inner {
    grid-template-columns: 1fr 340px;
    align-items: end;
  }

  .hero-panel {
    justify-self: end;
  }

  .team-grid,
  .testimonials {
    grid-template-columns: repeat(3, 1fr);
  }

  .team-bios {
    grid-template-columns: repeat(2, 1fr);
  }

  .carousel-track {
    grid-auto-columns: minmax(360px, 42%);
  }

  .contact-grid {
    grid-template-columns: minmax(0, 0.95fr) minmax(360px, 0.72fr);
    align-items: start;
  }

  .footer-inner {
    grid-template-columns: 1fr auto;
    align-items: center;
  }

  .footer-contact {
    justify-items: end;
  }
}

@media (min-width: 1080px) {
  .carousel-track {
    grid-auto-columns: calc((100% - 2rem) / 3);
  }

  .team-bios {
    grid-template-columns: repeat(5, 1fr);
  }
}

@media (max-width: 420px) {
  .brand-text {
    font-size: 0.95rem;
  }

  .brand-mark {
    width: 42px;
    height: 42px;
    flex-basis: 42px;
  }

  .hero-actions .btn {
    width: 100%;
  }
}