:root{--bg:#090909;--panel:#0d0c0b;--ivory:#eee8df;--muted:#aaa096;--gold:#edb18f;--gold2:#d69672;--line:rgba(226,166,136,.19)}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--bg);color:var(--ivory);font-family:Manrope,Arial,sans-serif;font-weight:300}body.menu-open{overflow:hidden}a{color:inherit;text-decoration:none}button{font:inherit}h2,h3,.quote p{font-family:Georgia,"Times New Roman",serif;font-weight:400}h2{margin:0;font-size:clamp(46px,5.2vw,76px);line-height:1.04;letter-spacing:-.035em}h2 em,.quote em{color:var(--gold);font-weight:400}.eyebrow{margin:0 0 24px;color:var(--gold2);font-size:9px;letter-spacing:.3em;text-transform:uppercase}.visually-hidden{position:absolute!important;width:1px;height:1px;margin:-1px;padding:0;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}.site-header{position:absolute;z-index:30;top:0;left:0;width:100%;height:150px;display:flex;align-items:center;justify-content:center;padding:0 5vw;background:linear-gradient(#070707eb,#0707076b,transparent)}.site-header:after{content:"";position:absolute;right:5vw;bottom:0;left:5vw;height:1px;background:linear-gradient(90deg,transparent,#e19776a6,transparent)}.header-brand{width:330px;height:130px;visibility:hidden}.header-brand img{width:100%;height:100%;object-fit:contain}.menu-button{position:absolute;z-index:2;top:53px;right:5vw;width:48px;height:44px;padding:0;border:0;background:transparent;cursor:pointer}.menu-button span{position:absolute;left:6px;width:36px;height:1px;background:var(--gold);transition:transform .35s,top .35s}.menu-button span:first-child{top:15px}.menu-button span:last-child{top:28px}.menu-button[aria-expanded=true] span:first-child{top:22px;transform:rotate(45deg)}.menu-button[aria-expanded=true] span:last-child{top:22px;transform:rotate(-45deg)}.site-menu{position:fixed;z-index:25;inset:0;display:flex;visibility:hidden;flex-direction:column;justify-content:center;padding:170px 9vw 7vw;background:radial-gradient(circle at 75% 30%,#241712,#0a0908 42%);opacity:0;pointer-events:none;transform:scale(1.015);transition:opacity .4s,transform .4s,visibility .4s}.site-menu.open{visibility:visible;opacity:1;pointer-events:auto;transform:none}.site-menu>a{display:flex;align-items:baseline;gap:28px;max-width:760px;padding:14px 0;border-bottom:1px solid var(--line);font:400 clamp(32px,4.4vw,67px)/1 Georgia,serif;transition:color .25s,padding .25s}.site-menu>a:hover,.site-menu>a:focus-visible{padding-left:10px;color:#efbd9f}.site-menu small{width:20px;color:#bd7f5e;font:9px Arial,sans-serif;letter-spacing:.16em}
.hero{position:relative;min-height:100svh;overflow:hidden;background:radial-gradient(circle,#1c110d,#050505 58%)}.hero-backdrop{position:absolute;inset:-5%;background:linear-gradient(#05050599,#050505d9),url("./homepage-assets/hero-reference.jpeg") center/cover;filter:blur(26px) saturate(.7);opacity:.5;transform:scale(1.08)}.hero-art{position:absolute;inset:0;background:url("./homepage-assets/hero-reference.jpeg") top center/auto 100% no-repeat}.tagline-veil{position:absolute;z-index:2;top:54%;left:50%;width:min(709px,100%);height:18%;background:#060606f5;transform:translateX(-50%);mask-image:linear-gradient(transparent,#000 24% 78%,transparent)}.hero-tagline{position:absolute;z-index:3;top:61.3%;left:50%;width:min(500px,76%);margin:0;color:#f0e9e3;font:400 clamp(12px,1.15vw,16px)/1.5 Georgia,serif;letter-spacing:.01em;text-align:center;text-shadow:0 2px 16px #000;transform:translate(-50%,-50%)}.hero-tagline em{color:#e4a384}.hero-hotspot{position:absolute;z-index:4;left:50%;width:min(500px,70vw);height:58px;transform:translateX(-50%)}.hero-hotspot.phone{top:71%}.hero-hotspot.mail{top:78%}.hero-hotspot.address{top:84%}.hero-scroll{position:absolute;z-index:5;bottom:2.6%;left:50%;display:flex;width:52px;height:52px;align-items:center;justify-content:center;color:transparent;border-radius:50%;transform:translateX(-50%)}
.intro,.properties,.services,.journal,.contact{background:rgba(9,9,9,.97)}.intro{display:grid;grid-template-columns:1fr 1fr;align-items:end;gap:8vw;padding:10vw 8vw;border-top:1px solid rgba(222,151,117,.55)}.intro-copy{max-width:510px}.intro-copy p,.journal-lead{color:var(--muted);font:17px/1.8 Georgia,serif}.text-link{display:inline-flex;gap:14px;margin-top:28px;padding-bottom:8px;border-bottom:1px solid #ffffff40;font-size:10px;letter-spacing:.16em;text-transform:uppercase}.text-link span{color:var(--gold)}.properties{padding:9vw 5vw 11vw}.section-head{display:flex;align-items:end;justify-content:space-between;margin:0 3vw 5vw}.section-head h2{font-size:clamp(46px,5.2vw,76px)}
.property-grid{display:grid;grid-template-columns:1.45fr .75fr;gap:28px}.property-grid>*{will-change:transform}.property-card{overflow:hidden;background:#0e0d0c;border:1px solid var(--line)}.primary-property{grid-row:span 2}.property-image{position:relative;min-height:350px;background-image:var(--image);background-position:center;background-size:cover;transition:filter .45s}.primary-property .property-image{min-height:730px}.property-card:not(.primary-property){display:grid;grid-template-columns:44% 56%}.property-card:hover .property-image{filter:brightness(1.1)}.property-number{position:absolute;top:18px;left:18px;color:#fff;font:14px Georgia,serif}.badge{position:absolute;bottom:0;left:0;padding:12px 16px;background:#11100ee8;color:var(--gold2);font-size:8px;letter-spacing:.25em}.property-body{padding:28px}.property-card:not(.primary-property) .property-body{display:flex;flex-direction:column;justify-content:center}.property-body>p{margin:0;color:var(--gold2);font-size:9px;letter-spacing:.22em;text-transform:uppercase}.property-body h3{margin:14px 0 24px;font-size:26px;line-height:1.2}.property-body div{display:flex;justify-content:space-between;gap:14px;padding-top:18px;border-top:1px solid #ffffff17;color:var(--muted);font-size:12px}.property-body b{color:var(--ivory);font-weight:400;white-space:nowrap}
.property-cta{position:relative;min-height:330px;overflow:hidden;padding:34px;background:radial-gradient(circle at 82% 18%,rgba(203,133,111,.2),transparent 34%),linear-gradient(135deg,#191211,#0d0b0b 68%);border:1px solid var(--line)}.property-cta:before{content:"";position:absolute;inset:15px;border:1px solid rgba(203,133,111,.13);pointer-events:none}.property-cta-index{position:absolute;top:20px;left:22px;color:rgba(238,232,223,.7);font:14px Georgia,serif}.property-cta-slide{position:absolute;top:50%;right:34px;left:34px;display:flex;flex-direction:column;opacity:0;transform:translateY(-42%);animation:propertyCtaFade 12s infinite}.property-cta-buy{animation-delay:6s}.property-cta-slide small{margin-bottom:14px;color:var(--gold2);font-size:8px;letter-spacing:.26em}.property-cta-slide strong{color:var(--ivory);font:400 clamp(25px,2.1vw,34px)/1.12 Georgia,serif}.property-cta-slide em{max-width:360px;margin-top:18px;color:var(--muted);font:normal 13px/1.65 Manrope,Arial,sans-serif}.property-cta-link{position:absolute;right:34px;bottom:30px;left:34px;display:flex;justify-content:space-between;padding-top:14px;border-top:1px solid #ffffff1c;color:var(--ivory);font-size:9px;font-weight:400;letter-spacing:.15em;text-transform:uppercase}.property-cta-link span{color:var(--gold);font-size:14px}.property-cta:hover .property-cta-link{color:var(--gold)}@keyframes propertyCtaFade{0%,6%{opacity:0;transform:translateY(-40%)}12%,44%{opacity:1;transform:translateY(-50%)}50%,100%{opacity:0;transform:translateY(-60%)}}
.services{display:grid;grid-template-columns:.9fr 1.1fr;gap:8vw;padding:9vw 8vw}.services h2{font-size:clamp(46px,4.8vw,70px)}.service-list article{display:grid;grid-template-columns:40px 1fr;gap:20px;padding:38px 0;border-top:1px solid #ffffff20;transition:padding .3s,color .3s}.service-list article:last-child{border-bottom:1px solid #ffffff20}.service-list article:hover{padding-left:14px;color:#efbd9f}.service-list span{color:var(--gold2);font:12px Georgia}.service-list h3{margin:0 0 11px;font-size:28px}.service-list p{max-width:500px;margin:0;color:#9f9890;line-height:1.7}.quote{padding:12vw;background:linear-gradient(#050505a6,#050505a6),url("./homepage-assets/quote-interior.jpg") center/cover fixed;text-align:center}.quote p{max-width:950px;margin:0 auto 35px;font-size:clamp(34px,4.4vw,62px);line-height:1.18}.quote span{font-size:9px;letter-spacing:.3em}
.journal{padding:11vw 8vw}.journal .section-head{margin:0 0 6vw}.journal-lead{max-width:380px}.articles{display:grid;grid-template-columns:1.4fr .8fr;gap:30px}.article-image{height:360px;background-position:center;background-size:cover}.article-feature .article-image{height:540px}.article-image.city{background-image:url("./homepage-assets/journal-city.jpg")}.article-image.interior{background-image:url("./homepage-assets/journal-interior.jpg")}.articles article>p{margin-top:22px;color:#9b694f;font-size:9px;letter-spacing:.2em}.articles h3{max-width:660px;font-size:30px;line-height:1.25}.articles a{padding-bottom:7px;border-bottom:1px solid #ffffff4d;font-size:10px;letter-spacing:.16em;text-transform:uppercase}.contact{position:relative;overflow:hidden;padding:12vw 5vw;text-align:center}.contact:before{content:"RD";position:absolute;right:0;bottom:-9vw;left:0;color:#dd967309;font:28vw/1 Georgia;pointer-events:none}.contact>*{position:relative}.contact h2{margin-bottom:55px;font-size:clamp(48px,6vw,86px);line-height:1.02}.button{display:inline-block;padding:18px 27px;border:1px solid #c88d6c;color:#edc4a8;transition:background .2s,color .2s}.button:hover{background:#d79b77;color:#100d0b}.contact-info{display:flex;justify-content:center;gap:5vw;margin-top:85px;padding-top:30px;border-top:1px solid #ffffff1c;color:#a89e94;font-size:12px}footer{display:flex;min-height:160px;align-items:center;justify-content:space-between;padding:0 5vw;border-top:1px solid #ffffff1c;color:#8e867e;font-size:10px;letter-spacing:.12em}.footer-wordmark{color:#e5ad8e;font:400 27px/1.05 Prata,Georgia,serif}.footer-wordmark small{display:block;margin-top:8px;color:#b88368;font:300 7px/1 Manrope,Arial,sans-serif;letter-spacing:.28em}.reveal{opacity:0;transform:translateY(28px);transition:opacity .8s,transform .8s}.reveal.visible{opacity:1;transform:none}
@media(max-width:1180px) and (min-width:751px){.intro,.services{gap:6vw;padding-inline:6vw}.properties,.journal{padding-inline:4vw}.property-grid{grid-template-columns:1fr 1fr}.primary-property{grid-column:1/-1;grid-row:auto;display:grid;grid-template-columns:58% 42%}.primary-property .property-image{min-height:540px}.primary-property .property-body{display:flex;flex-direction:column;justify-content:center}.property-card:not(.primary-property){display:block}.property-card:not(.primary-property) .property-image{min-height:340px}.section-head{margin-inline:0}.contact-info{gap:3vw}}
@media(max-width:750px){h2{font-size:50px}.site-header{height:112px;padding:0 18px}.site-header:after{right:22px;left:22px}.menu-button{top:35px;right:18px}.site-menu{padding:130px 28px 45px}.site-menu>a{font-size:38px}.hero-backdrop{display:none}.hero-art{background-size:100% 100%}.hero-hotspot{width:76vw}.hero-hotspot.phone{top:72%}.hero-hotspot.mail{top:78.2%}.hero-hotspot.address{top:84.5%}.intro,.services{grid-template-columns:1fr;gap:55px;padding:100px 25px}.intro h2,.services h2{font-size:50px}.properties,.journal{padding:90px 20px}.section-head{flex-direction:column;align-items:flex-start;gap:30px;margin:0 0 45px}.property-grid{grid-template-columns:1fr}.primary-property{grid-row:auto}.primary-property .property-image{min-height:0;aspect-ratio:.9}.property-card:not(.primary-property){display:block}.property-card:not(.primary-property) .property-image{min-height:0;aspect-ratio:1.05}.property-body h3{font-size:25px}.property-cta{min-height:360px}.property-cta-slide strong{font-size:30px}.service-list h3{font-size:23px}.quote{padding:130px 25px;background-attachment:scroll}.articles{grid-template-columns:1fr}.article-image,.article-feature .article-image{height:330px}.contact{padding:110px 22px}.contact h2{font-size:49px}.contact-info{flex-direction:column;gap:18px;margin-top:65px}footer{flex-direction:column;align-items:flex-start;gap:35px;padding:45px 22px}}
@media(max-width:430px){.hero-tagline{top:61.5%;width:72%;font-size:12px;line-height:1.55;letter-spacing:0}.hero-tagline span,.hero-tagline em{display:block}.tagline-veil{top:53.5%;height:18.5%}.site-menu>a{font-size:34px}.intro h2,.services h2,.section-head h2{font-size:44px}.contact h2{font-size:43px}.property-body div{align-items:flex-start;flex-direction:column}.quote p{font-size:34px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}.reveal{opacity:1;transform:none;transition:none}.property-cta-sell{opacity:1;transform:translateY(-50%)}*{animation:none!important;transition:none!important}}

/* Desktop hero: a separate header above a wider, cleaned artwork. */
@media(min-width:901px){
  .site-header{height:138px;background:#070707}
  .site-header:after{bottom:0}
  .header-brand{display:block;width:336px;height:auto;visibility:visible}
  .header-brand img{display:block;width:100%;height:auto;object-fit:contain}
  .menu-button{top:47px}
  .hero{min-height:100svh;background:radial-gradient(circle at 50% 44%,#1a100d 0,#090706 38%,#050505 76%)}
  .hero-backdrop{display:none}
  .hero-art{top:138px;right:auto;bottom:0;left:50%;width:min(92vw,calc((100svh - 138px) * 1.599));background-image:url("./homepage-assets/hero-desktop-v3.png");background-size:100% 100%;border-right:1px solid rgba(225,151,117,.3);border-left:1px solid rgba(225,151,117,.3);box-shadow:0 0 75px rgba(0,0,0,.65);transform:translateX(-50%)}
  .tagline-veil{display:none}
  .hero-tagline{top:30%;width:min(650px,52vw);font-size:clamp(18px,1.45vw,24px);line-height:1.55}
  .hero-side{position:absolute;top:57%;z-index:2;margin:0;color:rgba(214,150,114,.66);font-size:8px;letter-spacing:.36em;white-space:nowrap;writing-mode:vertical-rl}
  .hero-side-left{left:clamp(32px,6vw,110px);transform:translateY(-50%) rotate(180deg)}
  .hero-side-right{right:clamp(32px,6vw,110px);transform:translateY(-50%)}
  .desktop-scroll{position:absolute;right:clamp(130px,12vw,230px);bottom:5.5%;z-index:5;color:rgba(238,232,223,.62);font-size:8px;letter-spacing:.28em}
  .desktop-scroll span{margin-left:12px;color:var(--gold);font-size:14px}
  .hero-hotspot.phone{top:76%}
  .hero-hotspot.mail{top:82%}
  .hero-hotspot.address{top:88%}
}
@media(max-width:900px){.hero-side,.desktop-scroll{display:none}}

/* Compact navigation shown when the visitor scrolls back up. */
.site-header{transition:transform .42s cubic-bezier(.22,.75,.22,1),height .35s,background-color .35s,box-shadow .35s}
.site-header.is-compact{position:fixed;height:78px;background:rgba(8,8,8,.9);box-shadow:0 10px 35px rgba(0,0,0,.24);backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px)}
.site-header.is-compact:after{right:3vw;left:3vw}
.site-header.is-compact .header-brand{width:220px;height:auto;visibility:visible}
.site-header.is-compact .header-brand img{display:block;width:100%;height:auto;object-fit:contain}
.site-header.is-compact .menu-button{top:17px}
.site-header.is-hidden{transform:translateY(-105%)}
@media(max-width:750px){.site-header.is-compact{height:72px;padding-inline:18px}.site-header.is-compact .header-brand{width:190px}.site-header.is-compact .menu-button{top:14px}}
@media(prefers-reduced-motion:reduce){.site-header{transition:none}}
.skip-link{position:fixed;z-index:100;top:10px;left:10px;padding:12px 16px;background:#eee8df;color:#090909;font-size:12px;transform:translateY(-150%)}
.skip-link:focus{transform:none}
a:focus-visible,button:focus-visible{outline:2px solid #edb18f;outline-offset:5px}
.menu-button:focus-visible{outline-offset:2px}