:root {
  --teal: #17353d;
  --teal-deep: #10262c;
  --cream: #debfa2;
  --cream-2: #ead4bc;
  --ink: #1d1e22;
  --paper: #f3eee6;
  --paper-2: #efe8dc;
  --muted: #4a5558;
}

* { box-sizing: border-box; margin: 0; padding: 0; }
html { scroll-behavior: smooth; }
body {
  font-family: "Source Sans 3", system-ui, sans-serif;
  color: var(--ink);
  background: var(--paper);
  line-height: 1.55;
}
img { max-width: 100%; display: block; }
a { color: inherit; }

.nav {
  position: fixed; inset: 0 0 auto;
  display: flex; justify-content: space-between; align-items: center;
  padding: .7rem 5vw;
  background: rgba(16, 38, 44, .88);
  backdrop-filter: blur(12px);
  z-index: 20;
}
.brand {
  display: flex; align-items: center; gap: .7rem;
  text-decoration: none; color: var(--cream);
  font-family: "Cormorant Garamond", serif;
  font-size: 1.25rem; letter-spacing: .04em;
}
.brand img { width: 150px; height: 44px; border-radius: 0; object-fit: contain; object-position: left center; background: transparent; }
.nav nav { display: flex; gap: 1.5rem; align-items: center; font-size: .9rem; }
.nav nav a { text-decoration: none; color: #ead4bc; }
.nav-cta {
  border: 1px solid var(--cream);
  padding: .38rem .85rem;
}

.hero { position: relative; min-height: 100vh; display: grid; place-items: end start; }
.hero > img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.hero-overlay {
  position: absolute; inset: 0;
  background: linear-gradient(180deg, rgba(10,22,26,.25) 0%, rgba(10,22,26,.55) 45%, rgba(10,22,26,.92) 100%);
}
.hero-copy { position: relative; z-index: 1; padding: 0 5vw 8vh; color: #f3eee6; max-width: 44rem; }
.eyebrow {
  text-transform: uppercase; letter-spacing: .2em; font-size: .72rem;
  color: var(--cream); margin-bottom: .85rem;
}
h1, h2, h3 { font-family: "Cormorant Garamond", serif; font-weight: 500; }
h1 { font-size: clamp(2.5rem, 6vw, 4.4rem); line-height: 1.06; margin-bottom: 1rem; }
h2 { font-size: clamp(2rem, 4vw, 3rem); margin-bottom: 1.2rem; }
h3 { font-size: 1.4rem; margin-bottom: .35rem; }
.lede { font-weight: 300; font-size: 1.12rem; max-width: 36rem; opacity: .92; }
.hero-actions { display: flex; flex-wrap: wrap; gap: .8rem; margin-top: 1.8rem; }

.btn {
  display: inline-block; text-decoration: none; border: 1px solid transparent;
  padding: .85rem 1.2rem; font-size: .9rem; cursor: pointer; font-family: inherit;
}
.btn-gold { background: var(--cream); color: var(--teal-deep); }
.btn-ghost { border-color: rgba(222,191,162,.55); color: var(--cream-2); background: transparent; }

.stats {
  display: grid; grid-template-columns: repeat(4, 1fr);
  gap: 1.4rem; padding: 2.2rem 5vw;
  background: var(--teal); color: var(--cream-2);
}
.stats strong { display: block; font-family: "Cormorant Garamond", serif; font-size: 1.7rem; font-weight: 500; }
.stats span { font-size: .82rem; opacity: .75; }

.section { padding: 5.2rem 5vw; }
.section.muted { background: var(--paper-2); }
.intro { color: var(--muted); max-width: 40rem; margin: -.4rem 0 2rem; }

.cards { display: grid; gap: 1.15rem; }
.cards.four { grid-template-columns: repeat(4, 1fr); }
.cards article {
  background: #fff; padding: 1.45rem 1.3rem 1.55rem;
  border-top: 3px solid var(--teal);
}
.cards article p { color: var(--muted); }

.split { display: grid; grid-template-columns: 1.05fr 1fr; min-height: 28rem; }
.split-img img { width: 100%; height: 100%; object-fit: cover; min-height: 360px; }
.split-copy { padding: 4rem 5vw 4rem 3.2rem; background: var(--teal-deep); color: #f3eee6; }
.split-copy .eyebrow { color: var(--cream); }
.steps { list-style: none; display: grid; gap: 1.35rem; margin-top: .4rem; }
.steps li { display: grid; grid-template-columns: 2.4rem 1fr; gap: .8rem; }
.steps span { font-family: "Cormorant Garamond", serif; color: var(--cream); font-size: 1.15rem; }
.split-copy p { opacity: .88; }

.about-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1.6rem; color: var(--muted); }

.contact { display: grid; grid-template-columns: 1fr 1fr; gap: 3rem; background: var(--ink); color: #efe8dc; }
.contact .eyebrow { color: var(--cream); }
.contact a { color: var(--cream); }
.contact-mark { width: 180px; height: 72px; border-radius: 0; margin-bottom: 1.1rem; object-fit: cover; }
.fine { margin-top: 1rem; opacity: .8; }
form { display: grid; gap: .85rem; }
label { display: grid; gap: .3rem; font-size: .82rem; letter-spacing: .03em; }
input, select, textarea {
  font: inherit; padding: .75rem .8rem;
  border: 1px solid rgba(222,191,162,.28);
  background: rgba(255,255,255,.04); color: #f3eee6;
}
button.btn { justify-self: start; border: 0; }

footer {
  display: flex; justify-content: space-between; align-items: center; flex-wrap: wrap; gap: 1rem;
  padding: 1.4rem 5vw 1.8rem; background: #111214; color: #8a8580; font-size: .82rem;
}
.foot-brand { display: flex; align-items: center; gap: .7rem; color: var(--cream-2); }
.foot-brand img { width: 140px; height: 44px; border-radius: 0; object-fit: cover; }
.foot-brand strong { display: block; font-family: "Cormorant Garamond", serif; font-size: 1.05rem; }
.foot-brand span { font-size: .78rem; opacity: .7; }

@media (max-width: 960px) {
  .cards.four, .about-grid, .stats, .split, .contact { grid-template-columns: 1fr; }
  .nav nav a:not(.nav-cta) { display: none; }
  .split-copy { padding: 3rem 5vw; }
}

.cards.two { grid-template-columns: repeat(2, 1fr); }
.properties article { padding: 0; overflow: hidden; }
.prop-img { height: 340px; background-size: cover; background-position: center; }
.prop-body { padding: 1.2rem 1.25rem 1.4rem; }
.place { font-size: .75rem; letter-spacing: .14em; text-transform: uppercase; color: var(--cream); background: var(--teal); display: inline-block; padding: .15rem .45rem; margin-bottom: .5rem; }
.properties .place { color: var(--cream); }
@media (max-width: 960px) {
  .cards.two { grid-template-columns: 1fr; }
}