/* ============ TOKENS ============ */
:root{
  --ink:#100f0c;
  --ink-2:#16140f;
  --ink-3:#1d1a13;
  --cream:#f4efe6;
  --cream-dim:#c9c1b2;
  --cream-soft:#9a9384;
  --brass:#bd9a5f;
  --brass-bright:#dcbb7e;
  --line:rgba(244,239,230,.14);
  --line-soft:rgba(244,239,230,.08);
  --maxw:1240px;
  --serif:"Cormorant Garamond",Georgia,serif;
  --sans:"Inter",system-ui,-apple-system,sans-serif;
  --ease:cubic-bezier(.22,.61,.36,1);
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
section[id]{scroll-margin-top:84px}
body{
  background:var(--ink);
  color:var(--cream);
  font-family:var(--sans);
  font-weight:300;
  line-height:1.6;
  -webkit-font-smoothing:antialiased;
  overflow-x:clip;
  padding-bottom:68px;
}
img{display:block;max-width:100%}
a{color:inherit;text-decoration:none}
.wrap{max-width:var(--maxw);margin:0 auto;padding:0 32px;width:100%}

/* ============ TYPE HELPERS ============ */
.eyebrow{
  font-family:var(--sans);
  font-size:12px;font-weight:500;
  letter-spacing:.28em;text-transform:uppercase;
  color:var(--brass);
  margin-bottom:22px;
}
.eyebrow--light{color:var(--brass-bright)}
.section-title{
  font-family:var(--serif);
  font-weight:500;
  font-size:clamp(34px,5vw,62px);
  line-height:1.04;
  letter-spacing:-.01em;
}
.section-head{max-width:760px;margin:0 auto 64px;text-align:center}
.section-intro{
  margin-top:24px;color:var(--cream-dim);
  font-size:18px;line-height:1.7;
}
.section-intro em,.story__lead em{color:var(--cream);font-style:italic}

/* ============ NAV ============ */
.nav{
  position:fixed;top:0;left:0;right:0;z-index:80;
  transition:background .5s var(--ease),border-color .5s var(--ease),padding .4s var(--ease);
  border-bottom:1px solid transparent;
}
.nav__inner{
  max-width:1400px;margin:0 auto;padding:22px 40px;
  display:flex;align-items:center;gap:32px;
}
.nav.scrolled{background:rgba(16,15,12,.86);backdrop-filter:blur(14px);border-bottom-color:var(--line)}
.nav.scrolled .nav__inner{padding:14px 40px}
.nav__brand{display:flex;flex-direction:column;line-height:1.2;margin-right:auto}
.nav__addr{font-family:var(--serif);font-size:21px;font-weight:600;letter-spacing:.01em}
.nav__sub{font-size:10px;letter-spacing:.26em;text-transform:uppercase;color:var(--brass);margin-top:2px}
.nav__links{display:flex;gap:24px}
.nav__links a{
  font-size:12.5px;letter-spacing:.1em;text-transform:uppercase;white-space:nowrap;
  color:var(--cream-dim);transition:color .3s;position:relative;font-weight:400;padding-bottom:4px;
}
.nav__links a::after{content:"";position:absolute;left:0;right:0;bottom:-3px;height:1.5px;background:var(--brass-bright);transform:scaleX(0);transform-origin:left center;transition:transform .35s var(--ease)}
.nav__links a:hover{color:var(--cream)}
.nav__links a:hover::after{transform:scaleX(1)}
.nav__links a.active{color:var(--cream)}
.nav__links a.active::after{transform:scaleX(1)}
.nav__cta{
  font-size:11.5px;letter-spacing:.16em;text-transform:uppercase;font-weight:500;
  border:1px solid var(--brass);color:var(--brass-bright);
  padding:11px 20px;border-radius:2px;transition:all .35s var(--ease);white-space:nowrap;
}
.nav__cta:hover{background:var(--brass);color:var(--ink)}
.nav__menu{display:none;flex-direction:column;gap:5px;background:none;border:0;cursor:pointer;padding:6px}
.nav__menu span{width:24px;height:1.5px;background:var(--cream);transition:.3s}

/* ============ HORIZONTAL TOUR ============ */
.tour{position:relative} /* height set inline by JS on desktop = nPanels*100vh */
.tour__sticky{position:sticky;top:0;height:100vh;overflow:hidden;background:var(--ink)}
.tour__track{display:flex;height:100vh;will-change:transform}
.panel{flex:0 0 100vw;height:100vh;overflow:hidden;position:relative}
.panel--cover .panel__bg{position:absolute;inset:0}
.panel--cover .panel__bg img{width:100%;height:100%;object-fit:cover}
.panel__scrim{position:absolute;inset:0;background:linear-gradient(to top,rgba(16,15,12,.95) 0%,rgba(16,15,12,.7) 32%,rgba(16,15,12,.4) 55%,rgba(16,15,12,.18) 78%,rgba(16,15,12,.45) 100%)}
.cover__inner{position:absolute;left:0;bottom:0;z-index:2;max-width:var(--maxw);padding:0 6vw 13vh;width:100%}
.cover__inner,.grounds__content{text-shadow:0 1px 16px rgba(0,0,0,.55),0 1px 3px rgba(0,0,0,.45)}
.cover__title{font-family:var(--serif);font-weight:500;font-size:clamp(46px,7.4vw,108px);line-height:.96;letter-spacing:-.02em;margin-bottom:22px;text-shadow:0 2px 40px rgba(0,0,0,.4)}
.cover__tag{max-width:560px;font-size:19px;color:var(--cream-dim);margin-bottom:30px;line-height:1.6}
.cover__meta{display:flex;align-items:baseline;gap:26px;flex-wrap:wrap;border-top:1px solid var(--line);padding-top:24px}
.cover__price{font-family:var(--serif);font-size:38px;font-weight:600;color:var(--brass-bright)}
.cover__stats{font-size:13.5px;letter-spacing:.06em;color:var(--cream-dim);text-transform:uppercase}
.panel--split{display:flex;align-items:stretch}
.panel__media{flex:0 0 56%;height:100vh;overflow:hidden}
.panel__media img{width:100%;height:100%;object-fit:cover}
.panel__body{flex:1;display:flex;flex-direction:column;justify-content:center;padding:0 6vw;max-width:680px}
.panel--rev{flex-direction:row-reverse}
.panel__title{font-family:var(--serif);font-weight:500;font-size:clamp(34px,4.4vw,60px);line-height:1.02;letter-spacing:-.01em;margin-bottom:24px}
.panel__text{color:var(--cream-dim);font-size:17px;line-height:1.7;margin-bottom:24px}
.panel__text em{color:var(--cream);font-style:italic}
.panel__spec{font-size:12.5px;letter-spacing:.06em;text-transform:uppercase;color:var(--brass);border-top:1px solid var(--line-soft);padding-top:18px}
.panel__list{list-style:none;display:grid;grid-template-columns:1fr 1fr;gap:13px}
.panel__list li{position:relative;padding-left:22px;font-size:15px;color:var(--cream)}
.panel__list li::before{content:"";position:absolute;left:0;top:8px;width:7px;height:7px;background:var(--brass);transform:rotate(45deg)}
.tour__hint{position:absolute;right:6vw;bottom:7vh;z-index:3;font-size:12px;letter-spacing:.18em;text-transform:uppercase;color:var(--cream-dim);display:flex;align-items:center;gap:10px}
.tour__hint span{display:inline-block;color:var(--brass-bright);animation:nudge 1.6s infinite}
@keyframes nudge{0%,100%{transform:translateX(0)}50%{transform:translateX(7px)}}
.tour__dots{position:absolute;left:50%;bottom:24px;transform:translateX(-50%);z-index:5;display:flex;gap:12px}
.tour__dots button{width:9px;height:9px;border-radius:50%;border:1px solid var(--brass);background:transparent;padding:0;cursor:pointer;transition:.3s}
.tour__dots button.on{background:var(--brass-bright);border-color:var(--brass-bright);transform:scale(1.15)}
@media(max-width:900px){
  .tour{height:auto!important;position:relative}
  .tour__sticky{position:static;height:auto;overflow:visible}
  /* mobile: swipe carousel — native horizontal scroll-snap through the chapters */
  .tour__track{flex-direction:row;height:auto;transform:none!important;overflow-x:auto;overflow-y:hidden;scroll-snap-type:x mandatory;-webkit-overflow-scrolling:touch;scrollbar-width:none}
  .tour__track::-webkit-scrollbar{display:none}
  /* 95vw panels let the next chapter "peek" in just slightly — a subtle swipe cue */
  .panel{flex:0 0 95vw;width:95vw;height:auto;scroll-snap-align:start;scroll-snap-stop:always}
  .panel--cover{min-height:92vh;min-height:92dvh;height:auto}
  /* mobile: each chapter becomes a full-bleed cinematic frame with text overlaid */
  .panel--split,.panel--rev{display:block;position:relative;min-height:92vh;min-height:92dvh}
  .panel--split .panel__media,.panel--rev .panel__media{position:absolute;inset:0;width:100%;height:100%;max-height:none}
  .panel--split .panel__media img,.panel--rev .panel__media img{width:100%;height:100%;object-fit:cover}
  .panel--split::after,.panel--rev::after{content:"";position:absolute;inset:0;z-index:1;pointer-events:none;background:linear-gradient(to top,rgba(16,15,12,.95) 0%,rgba(16,15,12,.78) 32%,rgba(16,15,12,.45) 56%,rgba(16,15,12,.2) 74%,rgba(16,15,12,.5) 100%)}
  .panel--split .panel__body,.panel--rev .panel__body{position:relative;z-index:2;min-height:92vh;min-height:92dvh;display:flex;flex-direction:column;justify-content:flex-end;max-width:none;padding:0 24px 10vh;text-shadow:0 1px 16px rgba(0,0,0,.55),0 1px 3px rgba(0,0,0,.45)}
  .panel--split .panel__text,.panel--rev .panel__text{color:var(--cream)}
  .panel__list{grid-template-columns:1fr 1fr}
  .tour__hint{display:none}
  .tour__dots{display:flex;position:absolute;bottom:20px;left:50%;transform:translateX(-50%);z-index:6}
  .tour__dots button{width:10px;height:10px}
  .cover__inner{padding:0 26px 9vh}
}

/* ============ HERO ============ */
.hero{position:relative;height:100vh;min-height:620px;width:100%;overflow:hidden;display:flex;align-items:flex-end}
.hero__media{position:absolute;inset:0}
.hero__media img{width:100%;height:100%;object-fit:cover;transform:scale(1.06);animation:heroZoom 14s var(--ease) forwards}
@keyframes heroZoom{to{transform:scale(1)}}
.hero__scrim{position:absolute;inset:0;background:
  linear-gradient(to top,rgba(16,15,12,.92) 0%,rgba(16,15,12,.30) 42%,rgba(16,15,12,.20) 70%,rgba(16,15,12,.5) 100%)}
.hero__content{position:relative;z-index:2;max-width:var(--maxw);margin:0 auto;padding:0 40px 96px;width:100%}
.hero__title{
  font-family:var(--serif);font-weight:500;
  font-size:clamp(46px,8.5vw,116px);line-height:.96;letter-spacing:-.02em;
  margin-bottom:22px;text-shadow:0 2px 40px rgba(0,0,0,.4)}
.hero__tag{max-width:560px;font-size:19px;color:var(--cream-dim);margin-bottom:34px;line-height:1.6}
.hero__meta{display:flex;align-items:baseline;gap:26px;flex-wrap:wrap;
  border-top:1px solid var(--line);padding-top:26px}
.hero__price{font-family:var(--serif);font-size:38px;font-weight:600;color:var(--brass-bright)}
.hero__stats{font-size:13.5px;letter-spacing:.06em;color:var(--cream-dim);text-transform:uppercase}
.hero__scroll{position:absolute;left:50%;bottom:34px;transform:translateX(-50%);z-index:3;width:26px;height:42px;border:1px solid var(--line);border-radius:14px;display:flex;justify-content:center;padding-top:8px}
.hero__scroll span{width:3px;height:8px;background:var(--brass-bright);border-radius:2px;animation:scrollDot 1.8s infinite}
@keyframes scrollDot{0%{opacity:0;transform:translateY(-4px)}40%{opacity:1}80%{opacity:0;transform:translateY(10px)}}

/* ============ STORY ============ */
.story{padding:120px 0 100px}
.story__wrap{max-width:920px;text-align:center}
.story__lead{font-family:var(--serif);font-size:clamp(26px,3.6vw,42px);line-height:1.28;font-weight:400;margin-bottom:46px}
.story__body{display:grid;grid-template-columns:1fr 1fr;gap:40px;text-align:left;max-width:780px;margin:0 auto}
.story__body p{color:var(--cream-dim);font-size:16px}

/* ============ STATS ============ */
.stats{border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:54px 0}
.stats__grid{display:grid;grid-template-columns:repeat(6,1fr);gap:20px;text-align:center}
.stat{display:flex;flex-direction:column;gap:8px}
.stat__num{font-family:var(--serif);font-size:clamp(34px,4vw,52px);font-weight:500;color:var(--brass-bright);line-height:1}
.stat__label{font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--cream-soft)}
.stat+.stat{position:relative}
.stat+.stat::before{content:"";position:absolute;left:-10px;top:50%;transform:translateY(-50%);height:42px;width:1px;background:var(--line-soft)}

/* ============ TWO HOMES ============ */
.twohomes{padding:120px 0}
.twohomes__grid{display:grid;grid-template-columns:1fr 1fr;gap:40px}
.homecard{background:var(--ink-2);border:1px solid var(--line-soft);border-radius:3px;overflow:hidden;transition:transform .5s var(--ease),border-color .5s}
.homecard:hover{transform:translateY(-6px);border-color:var(--line)}
.homecard__img{aspect-ratio:3/2;overflow:hidden}
.homecard__img img{width:100%;height:100%;object-fit:cover;transition:transform .9s var(--ease)}
.homecard:hover .homecard__img img{transform:scale(1.05)}
.homecard__body{padding:36px 38px 40px}
.homecard__body h3{font-family:var(--serif);font-size:30px;font-weight:500;margin-bottom:16px}
.homecard__body p{color:var(--cream-dim);font-size:15.5px}
.homecard__spec{margin-top:20px;padding-top:18px;border-top:1px solid var(--line-soft);font-size:12.5px!important;letter-spacing:.05em;color:var(--brass)!important;text-transform:uppercase}

/* ============ FEATURE / SPLITS ============ */
.feature{padding:120px 0 60px}
.feature--alt{background:var(--ink-2);padding:120px 0;margin:0}
.splits{display:flex;flex-direction:column;gap:8px;max-width:1400px;margin:0 auto;padding:40px 0 0}
.split{display:grid;grid-template-columns:1.15fr 1fr;align-items:center;gap:0}
.split__img{aspect-ratio:3/2;overflow:hidden}
.split__img img{width:100%;height:100%;object-fit:cover;transition:transform 1.1s var(--ease)}
.split:hover .split__img img{transform:scale(1.04)}
.split__text{padding:0 8vw}
.split--rev .split__img{order:2}
.split--rev .split__text{order:1}
.split__text h3{font-family:var(--serif);font-size:clamp(26px,3vw,40px);font-weight:500;margin-bottom:20px;line-height:1.1}
.split__text p{color:var(--cream-dim);font-size:16.5px;max-width:440px}

/* ============ RESORT (full bleed) ============ */
.resort,.grounds{position:relative;padding:150px 0;overflow:hidden}
.resort__bg,.grounds__bg{position:absolute;inset:0;background-size:cover;background-position:center}
.resort__scrim,.grounds__scrim{position:absolute;inset:0;background:linear-gradient(90deg,rgba(16,15,12,.9) 0%,rgba(16,15,12,.7) 45%,rgba(16,15,12,.35) 100%)}
.resort__content,.grounds__content{position:relative;z-index:2;max-width:680px}
.resort__title{font-family:var(--serif);font-weight:500;font-size:clamp(32px,4.6vw,56px);line-height:1.05;margin-bottom:24px}
.resort__lead{font-size:18.5px;color:var(--cream-dim);line-height:1.7;margin-bottom:34px}
.resort__list{list-style:none;display:flex;flex-direction:column;gap:14px}
.resort__list li{position:relative;padding-left:26px;font-size:15.5px;color:var(--cream)}
.resort__list li::before{content:"";position:absolute;left:0;top:9px;width:8px;height:8px;background:var(--brass);transform:rotate(45deg)}

/* ============ DUO ============ */
.duo{display:grid;grid-template-columns:1fr 1fr;gap:8px}
.duo__img{aspect-ratio:4/3;overflow:hidden}
.duo__img img{width:100%;height:100%;object-fit:cover;transition:transform 1s var(--ease)}
.duo__img:hover img{transform:scale(1.05)}

/* ============ LOCALE ============ */
.locale{padding:110px 0 120px}
.locale__grid{display:grid;grid-template-columns:repeat(3,1fr);gap:48px;margin-bottom:70px}
.locale__col h3{font-family:var(--serif);font-size:26px;font-weight:500;margin-bottom:18px;color:var(--brass-bright)}
.locale__col p{color:var(--cream-dim);font-size:15.5px}
.locale__schools{list-style:none;display:flex;flex-direction:column;gap:14px}
.locale__schools li{display:flex;justify-content:space-between;border-bottom:1px solid var(--line-soft);padding-bottom:12px;font-size:15.5px}
.locale__schools span{color:var(--cream-soft);font-size:12px;letter-spacing:.12em;text-transform:uppercase;align-self:center}
#nearby{scroll-margin-top:90px}
.maphead{text-align:center;margin-bottom:30px}
.maphead__title{font-family:var(--serif);font-size:clamp(34px,4.4vw,56px);font-weight:500;line-height:1.04}
.maphead__sub{margin:16px auto 0;max-width:680px;color:var(--cream-dim);font-size:17px;line-height:1.6}
.maphead__sub strong{color:var(--brass-bright);font-weight:600}
.maphead__cue{display:block;margin:14px auto 0;width:30px;height:30px;line-height:30px;border-radius:50%;border:1px solid var(--brass);color:var(--brass-bright);font-size:15px;animation:cueBounce 1.6s infinite}
@keyframes cueBounce{0%,100%{transform:translateY(0);opacity:.7}50%{transform:translateY(6px);opacity:1}}
.maptabs{display:flex;flex-wrap:wrap;justify-content:center;gap:10px;margin-bottom:22px}
.maptab{background:var(--ink-2);border:1px solid var(--line);color:var(--cream);padding:12px 20px;border-radius:30px;font-family:var(--sans);font-size:13.5px;letter-spacing:.04em;cursor:pointer;transition:transform .2s var(--ease),border-color .2s,background .2s,color .2s;white-space:nowrap}
.maptab:hover{border-color:var(--brass-bright);color:var(--brass-bright);transform:translateY(-2px)}
.maptab.on{background:var(--brass);border-color:var(--brass);color:var(--ink);font-weight:600}
/* attention pulse until first interaction */
.maptabs.hint .maptab{animation:pillPulse 2s ease-in-out infinite}
.maptabs.hint .maptab.on{animation:none}
/* category dropdown */
.mappick{display:flex;flex-direction:column;align-items:center;gap:11px;margin-bottom:26px}
.mappick__label{font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:var(--brass)}
.mapselect{position:relative;display:inline-block}
.mapselect::after{content:"▾";position:absolute;right:22px;top:50%;transform:translateY(-50%);color:var(--brass-bright);pointer-events:none;font-size:13px}
.mapselect select{appearance:none;-webkit-appearance:none;-moz-appearance:none;background:var(--ink-2);border:1px solid var(--brass);color:var(--cream);font-family:var(--sans);font-size:16px;letter-spacing:.02em;padding:15px 52px 15px 28px;border-radius:30px;cursor:pointer;min-width:300px;text-align:center;text-align-last:center;transition:border-color .2s,box-shadow .2s}
.mapselect select:hover,.mapselect select:focus{outline:none;border-color:var(--brass-bright)}
.mapselect select option{background:var(--ink-2);color:var(--cream)}
.mapselect.hint select{animation:pillPulse 2s ease-in-out infinite}
@keyframes pillPulse{0%,100%{box-shadow:0 0 0 0 rgba(189,154,95,0)}50%{box-shadow:0 0 0 4px rgba(189,154,95,.28)}}
.mapwrap{display:grid;grid-template-columns:1fr 330px;gap:14px}
#map{height:480px;border:1px solid var(--line);border-radius:3px;background:#e7e6e0;z-index:1}
.maplist{border:1px solid var(--line);border-radius:3px;background:var(--ink-2);padding:22px 20px;height:480px;overflow:auto}
.maplist__title{font-family:var(--serif);font-size:22px;font-weight:600;color:var(--brass-bright);padding-bottom:14px;margin-bottom:6px;border-bottom:1px solid var(--line-soft)}
.maplist ul{list-style:none;display:flex;flex-direction:column}
.maplist li{display:flex;align-items:baseline;gap:11px;padding:14px 0;border-bottom:1px solid var(--line-soft);font-size:16px;line-height:1.35;color:var(--cream);cursor:pointer;transition:color .2s}
.maplist li:hover{color:var(--brass-bright)}
.maplist li .mi{margin-left:auto;font-size:13px;color:var(--brass-bright);white-space:nowrap;padding-left:8px;font-weight:500}
.maplist li .idx{font-family:var(--serif);font-size:15px;font-weight:600;color:var(--brass);width:20px;flex-shrink:0}
.maplist__home{cursor:default!important;color:var(--cream)!important;font-weight:500}
.maplist__pin{color:var(--brass-bright)}
.maplist__empty{color:var(--cream-soft);font-size:13.5px;padding:12px 0}
/* Leaflet dark theming */
.leaflet-container{font-family:var(--sans)}
.leaflet-popup-content-wrapper,.leaflet-popup-tip{background:var(--ink-2);color:var(--cream);border:1px solid var(--line);box-shadow:0 10px 30px rgba(0,0,0,.5)}
.leaflet-popup-content{margin:12px 14px;font-size:13.5px}
.leaflet-popup-content b{font-family:var(--serif);font-size:15px;font-weight:600}
.leaflet-popup-content .mi{color:var(--brass-bright);font-size:12px}
.leaflet-container a.leaflet-popup-close-button{color:var(--cream-soft)}
.leaflet-bar a{background:var(--ink-2);color:var(--cream);border-color:var(--line)}
.leaflet-bar a:hover{background:var(--ink-3)}
.leaflet-control-attribution{background:rgba(16,15,12,.7)!important;color:var(--cream-soft)!important}
.leaflet-control-attribution a{color:var(--cream-dim)!important}
.home-pin{background:var(--brass-bright);width:26px;height:26px;border-radius:50% 50% 50% 0;transform:rotate(-45deg);border:2px solid var(--ink);box-shadow:0 3px 10px rgba(0,0,0,.5);display:flex;align-items:center;justify-content:center}
.home-pin span{transform:rotate(45deg);color:var(--ink);font-size:13px;font-weight:700}
.cat-pin{background:#1a1813;color:var(--brass-bright);width:26px;height:26px;border-radius:50%;border:2px solid var(--brass-bright);display:flex;align-items:center;justify-content:center;font-family:var(--serif);font-size:13px;font-weight:700;box-shadow:0 2px 8px rgba(0,0,0,.45)}

/* ============ GALLERY ============ */
.gallery{padding:120px 0}
.gallery__grid{
  column-count:4;column-gap:10px;max-width:1500px;margin:0 auto;padding:0 24px;
  position:relative;
}
.gallery__grid.is-collapsed{max-height:640px;overflow:hidden}
.gallery__grid.is-collapsed::after{
  content:"";position:absolute;left:0;right:0;bottom:0;height:220px;pointer-events:none;
  background:linear-gradient(to bottom,rgba(16,15,12,0),var(--ink));
}
.gallery__more{display:flex;justify-content:center;margin-top:26px}
.gallery__moreBtn{
  font-family:var(--sans);font-size:13px;letter-spacing:.14em;text-transform:uppercase;
  color:var(--cream);background:transparent;border:1px solid var(--brass);
  padding:14px 34px;border-radius:2px;cursor:pointer;transition:all .35s var(--ease);
}
.gallery__moreBtn:hover{background:var(--brass);color:var(--ink);transform:translateY(-2px)}
.gallery__moreBtn .count{color:var(--brass-bright);transition:color .35s var(--ease)}
.gallery__moreBtn:hover .count{color:var(--ink)}
.gallery__grid figure{break-inside:avoid;margin:0 0 10px;overflow:hidden;cursor:pointer;position:relative;border-radius:2px}
.gallery__grid img{width:100%;height:auto;transition:transform .8s var(--ease),opacity .3s;background:var(--ink-3)}
.gallery__grid figure::after{content:"";position:absolute;inset:0;background:rgba(16,15,12,0);transition:background .4s}
.gallery__grid figure:hover img{transform:scale(1.06)}
.gallery__grid figure:hover::after{background:rgba(16,15,12,.18)}

/* ============ DETAILS ============ */
.details{padding:120px 0;background:var(--ink-2);border-top:1px solid var(--line-soft)}
.details__grid{display:grid;grid-template-columns:repeat(3,1fr);gap:50px 56px}
.detail-block h4{font-family:var(--sans);font-size:12px;font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:var(--brass);padding-bottom:16px;margin-bottom:18px;border-bottom:1px solid var(--line)}
.detail-block ul{list-style:none;display:flex;flex-direction:column;gap:11px}
.detail-block li{font-size:15px;color:var(--cream-dim);position:relative;padding-left:18px}
.detail-block li::before{content:"";position:absolute;left:0;top:10px;width:5px;height:5px;background:var(--brass);transform:rotate(45deg)}
.detail-block dl{display:flex;flex-direction:column;gap:0}
.detail-block dl>div{display:flex;justify-content:space-between;gap:16px;padding:11px 0;border-bottom:1px solid var(--line-soft)}
.detail-block dt{color:var(--cream-soft);font-size:14px}
.detail-block dd{font-size:14.5px;text-align:right}

/* ============ CONTACT ============ */
.contact{padding:130px 0}
.contact__inner{display:grid;grid-template-columns:1.3fr 1fr;gap:70px;align-items:center}
.openhouse{display:inline-block;font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:var(--ink);background:var(--brass-bright);padding:8px 16px;border-radius:2px;margin-bottom:26px;font-weight:600}
.contact__title{font-family:var(--serif);font-size:clamp(34px,4.6vw,58px);font-weight:500;line-height:1.04;margin-bottom:20px}
.contact__text{color:var(--cream-dim);font-size:17px;max-width:440px;margin-bottom:34px}
.contact__actions{display:flex;gap:16px;flex-wrap:wrap}
.btn{font-size:13px;letter-spacing:.12em;text-transform:uppercase;font-weight:500;padding:16px 30px;border-radius:2px;transition:all .35s var(--ease)}
.btn--solid{background:var(--brass);color:var(--ink)}
.btn--solid:hover{background:var(--brass-bright)}
.btn--ghost{border:1px solid var(--line);color:var(--cream)}
.btn--ghost:hover{border-color:var(--brass);color:var(--brass-bright)}
.contact__card{background:var(--ink-2);border:1px solid var(--line);border-radius:3px;padding:44px 42px}
.agent__eyebrow{font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--brass);margin-bottom:16px}
.agent__name{font-family:var(--serif);font-size:34px;font-weight:600;line-height:1}
.agent__org{color:var(--cream-dim);font-size:15px;margin:6px 0 26px}
.agent__contact{list-style:none;display:flex;flex-direction:column;gap:16px;border-top:1px solid var(--line-soft);padding-top:26px}
.agent__contact li{display:flex;align-items:baseline;gap:12px;font-size:16px}
.agent__contact a:hover{color:var(--brass-bright)}
.agent__contact span{font-size:11px;letter-spacing:.12em;text-transform:uppercase;color:var(--cream-soft)}

/* ============ FOOTER ============ */
.footer{border-top:1px solid var(--line);padding:54px 0 60px}
.footer__inner{display:grid;grid-template-columns:1fr 1.4fr;gap:40px;align-items:center}
.footer__addr{font-family:var(--serif);font-size:24px;font-weight:600}
.footer__sub{font-size:12px;letter-spacing:.1em;text-transform:uppercase;color:var(--brass);margin-top:6px}
.footer__disc{font-size:12px;color:var(--cream-soft);line-height:1.7}
.footer__credit{margin-top:34px;padding-top:22px;border-top:1px solid var(--line-soft);text-align:center}
.footer__credit span{font-size:10.5px;letter-spacing:.22em;text-transform:uppercase;color:var(--cream-soft)}
.footer__credit strong{color:var(--brass);font-weight:500}

/* ============ AGENT CARD (enhanced) ============ */
.agent__head{display:flex;align-items:center;gap:20px;margin-bottom:26px}
.agent__photo{width:84px;height:84px;border-radius:50%;object-fit:cover;border:1px solid var(--line);flex-shrink:0}
.agent__id .agent__eyebrow{margin-bottom:8px}
.agent__broker{height:30px;width:auto;margin-top:26px;opacity:.82}

/* ============ CALCULATOR ============ */
.calc{padding:120px 0;border-top:1px solid var(--line-soft)}
.calc__grid{display:grid;grid-template-columns:1.1fr .9fr;gap:54px;align-items:start;max-width:1060px;margin:0 auto}
.calc__inputs{display:flex;flex-direction:column;gap:26px}
.field{display:flex;flex-direction:column;gap:10px}
.field label{font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--cream-soft);display:flex;justify-content:space-between;align-items:baseline}
.field output{font-family:var(--serif);font-size:19px;letter-spacing:0;text-transform:none;color:var(--brass-bright);font-weight:600}
.field-row{display:grid;grid-template-columns:1fr 1fr;gap:22px}
.field input[type=number]{background:var(--ink-2);border:1px solid var(--line);color:var(--cream);font-family:var(--sans);font-size:16px;padding:12px 14px;border-radius:2px;width:100%}
.field input[type=number]:focus{outline:none;border-color:var(--brass)}
input[type=range]{-webkit-appearance:none;appearance:none;width:100%;height:3px;background:var(--line);border-radius:3px;cursor:pointer}
input[type=range]::-webkit-slider-thumb{-webkit-appearance:none;width:20px;height:20px;border-radius:50%;background:var(--brass-bright);border:3px solid var(--ink);box-shadow:0 0 0 1px var(--brass);cursor:pointer}
input[type=range]::-moz-range-thumb{width:18px;height:18px;border-radius:50%;background:var(--brass-bright);border:3px solid var(--ink);box-shadow:0 0 0 1px var(--brass);cursor:pointer}
.seg{display:flex;border:1px solid var(--line);border-radius:2px;overflow:hidden}
.seg button{flex:1;background:transparent;color:var(--cream-dim);border:0;padding:12px;font-family:var(--sans);font-size:13px;letter-spacing:.06em;cursor:pointer;transition:.25s}
.seg button.on{background:var(--brass);color:var(--ink);font-weight:500}
.calc__rate{font-size:12.5px;color:var(--cream-soft);border-top:1px solid var(--line-soft);padding-top:18px;line-height:1.6}
.calc__result{background:var(--ink-2);border:1px solid var(--line);border-radius:4px;padding:40px 38px}
.calc__rlabel{font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--brass)}
.calc__total{font-family:var(--serif);font-size:clamp(46px,6vw,66px);font-weight:600;color:var(--cream);line-height:1;margin:10px 0 8px}
.calc__total::after{content:" /mo";font-size:18px;color:var(--cream-soft);font-weight:400;letter-spacing:.04em}
.calc__break{list-style:none;display:flex;flex-direction:column;gap:0;margin-top:24px}
.calc__break li{display:flex;justify-content:space-between;padding:13px 0;border-bottom:1px solid var(--line-soft);font-size:14.5px;color:var(--cream-dim)}
.calc__break b{color:var(--cream);font-weight:500}
.calc__finance{margin-top:26px;padding-top:24px;border-top:1px solid var(--line-soft);text-align:center}
.calc__financeLabel{display:block;font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--cream-soft);margin-bottom:14px}
.calc__logo{display:inline-block;line-height:0}
.calc__logo img{height:72px;width:auto;display:block}
.calc__preapp{display:inline-block;margin-top:16px;color:var(--brass-bright);font-size:13.5px;letter-spacing:.04em;font-weight:500}
.calc__preapp:hover{text-decoration:underline}
.calc__nmls{margin-top:14px;font-size:11px;color:var(--cream-soft);line-height:1.7}
.calc__disc{text-align:center;font-size:11.5px;color:var(--cream-soft);max-width:680px;margin:40px auto 0;line-height:1.6}

/* ============ OPEN HOUSE BANNER ============ */
.ohbar{display:flex;align-items:center;justify-content:center;gap:18px;flex-wrap:wrap;
  background:linear-gradient(90deg,rgba(189,154,95,.16),rgba(189,154,95,.08));
  border-top:1px solid var(--line);border-bottom:1px solid var(--line);
  padding:16px 24px;text-align:center}
.ohbar__tag{font-size:11px;letter-spacing:.2em;text-transform:uppercase;font-weight:600;color:var(--ink);background:var(--brass-bright);padding:6px 13px;border-radius:2px}
.ohbar__when{font-family:var(--serif);font-size:19px;color:var(--cream)}
.ohbar__cta{background:none;border:0;color:var(--brass-bright);font-family:var(--sans);font-size:13.5px;letter-spacing:.03em;cursor:pointer;border-bottom:1px solid transparent;transition:.25s;padding:2px 0}
.ohbar__cta:hover{border-bottom-color:var(--brass-bright)}

/* ============ PERSISTENT AGENT / CONTACT BAR ============ */
.cbar{position:fixed;left:0;right:0;bottom:0;z-index:90;display:flex;align-items:center;justify-content:space-between;gap:16px;
  background:rgba(16,15,12,.95);backdrop-filter:blur(16px);border-top:1px solid var(--line);
  padding:12px 28px;transform:translateY(110%);transition:transform .45s var(--ease)}
.cbar.show{transform:none}
.cbar__agent{display:flex;align-items:center;gap:14px;min-width:0}
.cbar__agent img{width:42px;height:42px;border-radius:50%;object-fit:cover;border:1px solid var(--line);flex-shrink:0}
.cbar__who{display:flex;flex-direction:column;line-height:1.3;min-width:0}
.cbar__who strong{font-family:var(--serif);font-size:18px;font-weight:600}
.cbar__who span{font-size:12px;color:var(--cream-soft);letter-spacing:.02em}
.cbar__actions{display:flex;align-items:center;gap:10px}
.cbar__btn{text-align:center;padding:11px 20px;font-size:12.5px;letter-spacing:.1em;text-transform:uppercase;color:var(--cream);border:1px solid var(--line);border-radius:2px;background:transparent;font-family:var(--sans);cursor:pointer;transition:.25s;white-space:nowrap}
.cbar__btn:hover{border-color:var(--brass);color:var(--brass-bright)}
.cbar__btn--primary{background:var(--brass);color:var(--ink);border-color:var(--brass);font-weight:600}
.cbar__btn--primary:hover{background:var(--brass-bright);color:var(--ink)}

/* ============ MODAL ============ */
.modal{position:fixed;inset:0;z-index:210;display:flex;align-items:center;justify-content:center;padding:24px;opacity:0;pointer-events:none;transition:opacity .3s}
.modal.open{opacity:1;pointer-events:auto}
.modal__overlay{position:absolute;inset:0;background:rgba(8,8,6,.88);backdrop-filter:blur(4px)}
.modal__panel{position:relative;background:var(--ink-2);border:1px solid var(--line);border-radius:5px;max-width:480px;width:100%;padding:46px 44px;max-height:92vh;overflow:auto;transform:translateY(16px);transition:transform .35s var(--ease)}
.modal.open .modal__panel{transform:none}
.modal__close{position:absolute;top:16px;right:20px;background:none;border:0;color:var(--cream-dim);font-size:30px;line-height:1;cursor:pointer;transition:.2s}
.modal__close:hover{color:var(--brass-bright)}
.modal__title{font-family:var(--serif);font-size:34px;font-weight:500;margin:4px 0 12px}
.modal__sub{font-size:14.5px;color:var(--cream-dim);margin-bottom:26px;line-height:1.6}
.modal__sub a{color:var(--brass-bright)}
.form{display:flex;flex-direction:column;gap:14px}
.form__row{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.form input,.form select,.form textarea{background:var(--ink-3);border:1px solid var(--line);color:var(--cream);font-family:var(--sans);font-size:15px;padding:13px 14px;border-radius:2px;width:100%}
.form input::placeholder,.form textarea::placeholder{color:var(--cream-soft)}
.form input:focus,.form select:focus,.form textarea:focus{outline:none;border-color:var(--brass)}
.form select{appearance:none;cursor:pointer}
.form textarea{resize:vertical;min-height:70px}
.form__submit{margin-top:6px;width:100%;text-align:center;border:0;cursor:pointer}
.form__note{font-size:11.5px;color:var(--cream-soft);text-align:center}

/* ============ FOOTER LOGO ============ */
.footer__logo{height:30px;width:auto;margin-bottom:18px;opacity:.85}

/* ============ REVEAL ============ */
.reveal{opacity:0;transform:translateY(34px);transition:opacity 1s var(--ease),transform 1s var(--ease)}
.reveal.in{opacity:1;transform:none}

/* ============ LIGHTBOX ============ */
.lb{position:fixed;inset:0;z-index:200;background:rgba(8,8,6,.97);display:flex;align-items:center;justify-content:center;opacity:0;pointer-events:none;transition:opacity .35s}
.lb.open{opacity:1;pointer-events:auto}
.lb__stage{max-width:92vw;max-height:88vh;display:flex;flex-direction:column;align-items:center;gap:14px}
.lb__stage img{max-width:92vw;max-height:82vh;object-fit:contain;border-radius:2px;box-shadow:0 30px 80px rgba(0,0,0,.6)}
.lb__stage figcaption{font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:var(--cream-soft)}
.lb__close{position:absolute;top:24px;right:30px;background:none;border:0;color:var(--cream);font-size:40px;line-height:1;cursor:pointer;opacity:.8;transition:.3s}
.lb__close:hover{opacity:1;color:var(--brass-bright)}
.lb__nav{position:absolute;top:50%;transform:translateY(-50%);background:none;border:0;color:var(--cream);font-size:54px;cursor:pointer;opacity:.6;transition:.3s;padding:20px;user-select:none}
.lb__nav:hover{opacity:1;color:var(--brass-bright)}
.lb__prev{left:18px}.lb__next{right:18px}

/* ============ RESPONSIVE ============ */
@media(max-width:1180px){
  .nav__links{display:none}
  .nav__menu{display:flex}
  .nav__open .nav__links{display:flex;position:absolute;top:100%;left:0;right:0;flex-direction:column;gap:0;background:rgba(16,15,12,.97);backdrop-filter:blur(14px);border-bottom:1px solid var(--line);padding:8px 0}
  .nav__open .nav__links a{padding:15px 40px;border-bottom:1px solid var(--line-soft)}
}
@media(max-width:1024px){
  .gallery__grid{column-count:3}
  .stats__grid{grid-template-columns:repeat(3,1fr);gap:36px 12px}
  .details__grid{grid-template-columns:repeat(2,1fr)}
}
@media(max-width:768px){
  .wrap{padding:0 22px}
  .nav__inner{padding:16px 22px;gap:16px}
  .nav.scrolled .nav__inner{padding:12px 22px}
  .nav__cta{display:none}
  .nav__addr{font-size:18px}
  .nav__menu{margin-left:auto}
  .hero{height:90vh}
  .hero__content{padding:0 22px 70px}
  .hero__meta{flex-direction:column;gap:10px}
  .story{padding:80px 0 70px}
  .story__body{grid-template-columns:1fr;gap:20px}
  .twohomes,.feature,.feature--alt,.gallery,.details,.contact{padding:80px 0}
  .twohomes__grid{grid-template-columns:1fr;gap:24px}
  .split{grid-template-columns:1fr}
  .split__text{padding:36px 28px 56px}
  .split--rev .split__img{order:0}
  .split--rev .split__text{order:0}
  .resort,.grounds{padding:90px 0}
  .resort__bg,.grounds__bg{background-attachment:scroll}
  .resort__scrim,.grounds__scrim{background:rgba(16,15,12,.74)}
  .duo{grid-template-columns:1fr}
  .locale__grid{grid-template-columns:1fr;gap:38px;margin-bottom:48px}
  .map{aspect-ratio:4/3}
  .gallery__grid{column-count:2;padding:0 14px}
  .details__grid{grid-template-columns:1fr;gap:40px}
  .contact__inner{grid-template-columns:1fr;gap:40px}
  .footer__inner{grid-template-columns:1fr;gap:20px}
  .section-head{margin-bottom:44px}
  .calc__grid{grid-template-columns:1fr;gap:34px}
  .calc__result{padding:32px 26px}
  .modal__panel{padding:38px 26px}
  .ohbar{flex-direction:column;gap:10px;padding:18px 22px}
  .ohbar__when{font-size:17px}
  .mapwrap{grid-template-columns:1fr}
  #map{height:360px}
  .maplist{height:auto;max-height:320px}
  .mapselect{width:100%;max-width:400px}
  .mapselect select{width:100%;min-width:0}
  body{padding-bottom:92px}
  .cbar{flex-direction:column;align-items:stretch;gap:6px;padding:7px 12px 8px}
  .cbar__agent{display:flex;justify-content:center}
  .cbar__agent img{width:30px;height:30px}
  .cbar__who strong{font-size:14px}
  .cbar__who span{font-size:10.5px}
  .cbar__actions{width:100%;gap:7px}
  .cbar__btn{flex:1;padding:11px 4px;padding-left:0;padding-right:0;letter-spacing:.04em}
  .cbar__btn--email{display:none}
  body{padding-bottom:72px}
  .footer{padding-bottom:88px}
}
@media(max-width:768px){
  .nav__open .nav__links{display:flex;position:absolute;top:100%;left:0;right:0;flex-direction:column;gap:0;background:rgba(16,15,12,.97);backdrop-filter:blur(14px);border-bottom:1px solid var(--line);padding:8px 0}
  .nav__open .nav__links a{padding:15px 40px;border-bottom:1px solid var(--line-soft)}
}