:root{--navy:#16324E;--navy2:#16324E;--cream:#B9985A;--paper:#FFFFFF;--white:#fff;--gold:#B9985A;--ink:#16324E;--muted:#6f756f;--line:rgba(22,50,78,.16)}
*{box-sizing:border-box;margin:0;padding:0}html{scroll-behavior:smooth}body{font-family:Arial,Helvetica,sans-serif;background:var(--paper);color:var(--ink);overflow-x:hidden}a{color:inherit;text-decoration:none}img{display:block;width:100%;height:100%;object-fit:cover}button,input,select,textarea{font:inherit}.wrap{width:min(1380px,calc(100% - 56px));margin:auto}.kicker{font-size:11px;letter-spacing:.24em;text-transform:uppercase;font-weight:700}.serif{font-family:Georgia,'Times New Roman',serif}.display{font-family:Georgia,'Times New Roman',serif;font-weight:400;font-size:clamp(60px,8.8vw,138px);line-height:.86;letter-spacing:-.045em}.h2{font-family:Georgia,'Times New Roman',serif;font-size:clamp(44px,5vw,78px);line-height:.95;font-weight:400;letter-spacing:-.03em}.p-lg{font-size:clamp(18px,1.55vw,25px);line-height:1.55;font-weight:300}.small{font-size:12px;line-height:1.7}.gold{color:var(--gold)}.muted{color:var(--muted)}
header{position:fixed;top:0;left:0;right:0;height:88px;z-index:80;color:#fff;transition:.35s ease}header.scrolled,header.light{background:rgba(247,243,237,.96);color:var(--navy);backdrop-filter:blur(14px);border-bottom:1px solid var(--line)}.nav{height:100%;display:grid;grid-template-columns:1fr auto 1fr;align-items:center}.nav-left,.nav-right{display:flex;align-items:center;gap:30px}.nav-right{justify-content:flex-end}.nav a,.menu-btn{font-size:10px;letter-spacing:.18em;text-transform:uppercase;font-weight:700}.menu-btn{border:0;background:none;color:inherit;cursor:pointer}.wordmark{font-family:Georgia,'Times New Roman',serif;font-size:21px;letter-spacing:.04em;white-space:nowrap}.wordmark small{font-family:Arial,Helvetica,sans-serif;font-size:8px;letter-spacing:.32em;margin-left:8px;vertical-align:middle}
.menu{position:fixed;inset:0;background:var(--navy);color:#fff;z-index:120;transform:translateY(-100%);transition:transform .65s cubic-bezier(.76,0,.24,1)}.menu.open{transform:translateY(0)}.menu-inner{height:100%;display:grid;grid-template-rows:90px 1fr 80px}.menu-top{display:flex;justify-content:space-between;align-items:center}.menu-close{border:0;background:none;color:#fff;font-size:11px;letter-spacing:.18em;text-transform:uppercase;cursor:pointer}.menu-main{display:grid;grid-template-columns:1.2fr .8fr;gap:100px;align-items:center}.menu-links a{display:block;font-family:Georgia,'Times New Roman',serif;font-size:clamp(50px,6vw,96px);line-height:1;transition:.25s}.menu-links a:hover{color:var(--cream);transform:translateX(12px)}.menu-aside{border-left:1px solid rgba(255,255,255,.2);padding-left:42px}.menu-aside p{margin-top:22px;color:#ccd2da;line-height:1.8}.menu-foot{display:flex;justify-content:space-between;align-items:center;color:#aab4c0;font-size:11px}
.cta-link{display:inline-flex;gap:15px;align-items:center;font-size:10px;letter-spacing:.2em;text-transform:uppercase;font-weight:700}.cta-link .arrow{transition:.3s}.cta-link:hover .arrow{transform:translateX(8px)}
.page-hero{padding:190px 0 95px;background:var(--cream)}.page-hero .display{color:var(--navy);max-width:1100px}.page-hero p{max-width:580px;margin-top:30px;color:#344255}
.filters{position:sticky;top:88px;z-index:40;background:rgba(247,243,237,.96);backdrop-filter:blur(12px);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.filter-row{min-height:68px;display:flex;justify-content:space-between;align-items:center;gap:20px}.filter-group{display:flex;gap:28px;align-items:center;overflow:auto}.filter-btn{border:0;background:none;font-size:10px;letter-spacing:.18em;text-transform:uppercase;font-weight:700;color:var(--navy);padding:8px 0;cursor:pointer}
.listings{padding:80px 0 145px}.listing-grid{display:grid;grid-template-columns:1fr 1fr;gap:84px 28px}.card-image{height:520px;overflow:hidden}.card-image img{transition:transform 1s cubic-bezier(.16,.84,.44,1)}.listing-card:hover img{transform:scale(1.035)}.card-meta{display:flex;justify-content:space-between;gap:30px;padding-top:19px}.card-meta h3{font-family:Georgia,'Times New Roman',serif;font-size:32px;font-weight:400;color:var(--navy);margin:7px 0}.card-meta p,.price{font-size:12px;line-height:1.7;color:#697382}.price{white-space:nowrap}
.detail-hero{height:100vh;min-height:720px;position:relative;color:#fff;display:flex;align-items:flex-end}.detail-hero:after{content:'';position:absolute;inset:0;background:linear-gradient(to top,rgba(6,20,39,.72),rgba(6,20,39,.12) 62%)}.detail-content{position:relative;z-index:2;width:100%;padding-bottom:62px}.detail-title{display:grid;grid-template-columns:1fr auto;gap:50px;align-items:end}.detail-title h1{font-family:Georgia,'Times New Roman',serif;font-size:clamp(64px,8vw,126px);line-height:.87;font-weight:400;letter-spacing:-.04em}.detail-price{font-size:13px;letter-spacing:.08em;padding-bottom:9px}
.stats{padding:74px 0;border-bottom:1px solid var(--line)}.stats-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:20px}.stat strong{display:block;font-family:Georgia,'Times New Roman',serif;font-size:50px;color:var(--navy);font-weight:400}.stat span{font-size:10px;letter-spacing:.18em;text-transform:uppercase;color:#758091}
.story-block{padding:145px 0}.story-grid{display:grid;grid-template-columns:.62fr 1.38fr;gap:100px}.story-grid .h2{color:var(--navy)}.story-grid p{max-width:760px;margin-top:32px}
.photo-full{height:820px}.photo-pair{display:grid;grid-template-columns:1fr 1fr;gap:24px;margin:24px 0}.photo-pair>div{height:650px}.quote{padding:150px 0;background:var(--cream);text-align:center}.quote .h2{max-width:1000px;margin:auto;color:var(--navy)}
.editorial{padding:140px 0}.editorial-grid{display:grid;grid-template-columns:1.05fr .95fr;gap:28px}.editorial-card{position:relative;overflow:hidden}.editorial-card.large{height:720px}.editorial-card.small{height:540px;margin-top:130px}.editorial-card:after{content:'';position:absolute;inset:0;background:linear-gradient(to top,rgba(6,19,37,.68),transparent 65%)}.editorial-copy{position:absolute;z-index:3;left:30px;right:30px;bottom:28px;color:#fff}.editorial-copy h3{font-family:Georgia,'Times New Roman',serif;font-size:44px;line-height:1;margin:10px 0 18px}
.split-content{padding:145px 0;background:var(--paper)}.split-content-grid{display:grid;grid-template-columns:.75fr 1.25fr;gap:100px}.split-content .h2{color:var(--navy)}
.sell-process{background:var(--navy);color:#fff;padding:140px 0}.process-list{margin-top:70px}.process-row{display:grid;grid-template-columns:70px 1fr 1fr;gap:40px;padding:28px 0;border-top:1px solid rgba(255,255,255,.16)}.process-row:last-child{border-bottom:1px solid rgba(255,255,255,.16)}.process-row h3{font-family:Georgia,'Times New Roman',serif;font-size:42px;font-weight:400}.process-row p{color:#c7d0dc;line-height:1.7}
.contact{padding:140px 0}.contact-grid{display:grid;grid-template-columns:.8fr 1.2fr;gap:100px}.form{display:grid;grid-template-columns:1fr 1fr;gap:30px 24px}.field{display:flex;flex-direction:column;gap:10px}.field.full{grid-column:1/-1}.field label{font-size:10px;letter-spacing:.18em;text-transform:uppercase;font-weight:700}.field input,.field select,.field textarea{border:0;border-bottom:1px solid var(--line);background:transparent;padding:12px 0;outline:none;color:var(--ink)}.field textarea{min-height:110px;resize:vertical}.submit{border:0;background:var(--navy);color:#fff;padding:17px 24px;font-size:10px;letter-spacing:.18em;text-transform:uppercase;font-weight:700;cursor:pointer}
footer{background:#16324E;color:#dce3ec;padding:90px 0 35px}.footer-grid{display:grid;grid-template-columns:1.25fr .75fr .75fr .75fr;gap:45px}.footer-brand img{width:190px;height:auto;mix-blend-mode:screen}.footer-col h4{font-size:10px;letter-spacing:.2em;text-transform:uppercase;color:#8391a3;margin-bottom:18px}.footer-col a,.footer-col p{display:block;font-size:12px;line-height:2}.footer-bottom{margin-top:70px;padding-top:24px;border-top:1px solid rgba(255,255,255,.12);display:flex;justify-content:space-between;font-size:10px;color:#77879a}
.reveal{opacity:0;transform:translateY(28px);transition:opacity .75s ease,transform .75s ease}.reveal.in{opacity:1;transform:none}
@media(max-width:900px){.wrap{width:min(100% - 34px,1380px)}.nav-left a,.nav-right a:not(:last-child){display:none}.menu-main,.story-grid,.split-content-grid,.contact-grid,.editorial-grid{grid-template-columns:1fr}.menu-aside{border-left:0;border-top:1px solid rgba(255,255,255,.2);padding:28px 0 0}.listing-grid{grid-template-columns:1fr}.card-image{height:64vw;min-height:440px}.detail-title{grid-template-columns:1fr}.stats-grid{grid-template-columns:1fr 1fr}.photo-pair{grid-template-columns:1fr}.footer-grid{grid-template-columns:1fr 1fr}.editorial-card.small{margin-top:0}.process-row{grid-template-columns:55px 1fr}.process-row p{grid-column:2}}
@media(max-width:560px){header{height:72px}.filters{top:72px}.wordmark{font-size:17px}.wordmark small{display:none}.display{font-size:58px}.h2{font-size:45px}.page-hero{padding:145px 0 70px}.listing-grid{gap:70px}.card-image{height:112vw;min-height:0}.card-meta{flex-direction:column;gap:5px}.detail-hero{height:86vh;min-height:650px}.photo-full,.photo-pair>div{height:112vw}.story-block,.split-content,.editorial,.sell-process,.contact,.quote{padding:90px 0}.editorial-card.large,.editorial-card.small{height:112vw;min-height:500px}.form{grid-template-columns:1fr}.field.full{grid-column:auto}.footer-grid{grid-template-columns:1fr}.footer-bottom{flex-direction:column;gap:10px}}