:root{
  --cream:#F5F0E3;
  --cream-alt:#FAF7EE;
  --ink:#211E18;
  --gold:#B8903E;
  --gold-dark:#93732F;
  --gold-light:#E9D8AE;
  --white:#FFFFFF;
  --max:1160px;
  --radius:4px;
}

*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{
  font-family:'Inter',sans-serif;
  color:var(--ink);
  background:var(--cream);
  line-height:1.55;
  -webkit-font-smoothing:antialiased;
}
h1,h2,h3,.brand-name{font-family:'Poppins',sans-serif;font-weight:700;line-height:1.15}
a{color:inherit;text-decoration:none}
.wrap{max-width:var(--max);margin:0 auto;padding:0 28px}
img,svg{display:block;max-width:100%}
:focus-visible{outline:2.5px solid var(--gold-dark);outline-offset:3px}

.text-gold{color:var(--gold)}

/* header */
.site-header{position:sticky;top:0;z-index:50;background:rgba(245,240,227,.92);backdrop-filter:blur(6px);border-bottom:1px solid var(--gold-light)}
.header-inner{display:flex;align-items:center;justify-content:space-between;padding-top:14px;padding-bottom:14px;gap:24px}
.brand{display:flex;align-items:center;gap:12px}
.brand-mark{width:36px;height:32px;flex-shrink:0}
.brand-text{display:flex;flex-direction:column}
.brand-name{font-size:1.3rem;letter-spacing:-.01em}
.brand-name em{font-style:normal;font-weight:500;color:var(--gold-dark)}
.brand-name.light{color:var(--cream)}
.brand-tag{font-size:.68rem;color:var(--gold-dark);letter-spacing:.02em}
.main-nav{display:flex;gap:32px;font-weight:500;font-size:.95rem}
.main-nav a{position:relative;padding:4px 0}
.main-nav a::after{content:"";position:absolute;left:0;bottom:0;width:0;height:2px;background:var(--gold);transition:width .2s ease}
.main-nav a:hover::after{width:100%}
.header-cta{display:flex;align-items:center;gap:16px}
.phone-pill{background:var(--ink);color:var(--cream);padding:9px 18px;border-radius:999px;font-weight:600;font-size:.9rem;white-space:nowrap}
.phone-pill:hover{background:var(--gold-dark)}
.nav-toggle{display:none;flex-direction:column;gap:5px;background:none;border:0;cursor:pointer;padding:6px}
.nav-toggle span{width:24px;height:2px;background:var(--ink)}

/* buttons */
.btn{display:inline-block;padding:14px 28px;border-radius:999px;font-weight:600;font-size:.95rem;transition:transform .15s ease,background .2s ease}
.btn-gold{background:var(--gold);color:var(--white)}
.btn-gold:hover{background:var(--gold-dark);transform:translateY(-1px)}
.btn-ghost{border:1.5px solid var(--ink);color:var(--ink)}
.btn-ghost:hover{background:var(--ink);color:var(--cream)}

/* hero */
.hero{padding:76px 0 40px}
.hero-inner{display:grid;grid-template-columns:1.1fr .9fr;gap:56px;align-items:center}
.hero-kicker{color:var(--gold-dark);font-weight:600;margin-bottom:14px}
.hero h1{font-size:3.1rem;margin-bottom:22px}
.hero-sub{max-width:46ch;font-size:1.08rem;color:#4a463c;margin-bottom:30px}
.hero-actions{display:flex;gap:16px;flex-wrap:wrap;margin-bottom:44px}
.hero-stats{display:flex;gap:40px}
.hero-stats strong{display:block;font-family:'Poppins',sans-serif;font-size:1.6rem;color:var(--gold-dark)}
.hero-stats span{font-size:.85rem;color:#5c584c;max-width:20ch;display:inline-block}
.hero-art svg{width:100%;height:auto}

/* strip */
.strip{background:var(--ink);color:var(--cream)}
.strip-inner{display:flex;justify-content:center;gap:14px;flex-wrap:wrap;padding:16px 28px;font-weight:500;font-size:.95rem}
.strip .dot{color:var(--gold)}

/* section basics */
section{padding:88px 0}
h2{font-size:2.1rem;margin-bottom:14px}
.section-sub{max-width:56ch;color:#5c584c;margin-bottom:44px;font-size:1.02rem}

/* properties */
.property-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.property-card{background:var(--cream-alt);border:1px solid var(--gold-light);border-radius:var(--radius);padding:34px 28px;transition:border-color .2s ease}
.property-card:hover{border-color:var(--gold)}
.p-icon{width:44px;height:44px;margin-bottom:20px}
.property-card h3{font-size:1.25rem;margin-bottom:10px}
.property-card p{color:#5c584c;font-size:.96rem}

/* why */
.why{background:var(--white)}
.why-inner{display:grid;grid-template-columns:1.1fr .9fr;gap:60px;align-items:center}
.why-list{list-style:none;display:flex;flex-direction:column;gap:26px}
.why-list li{display:flex;gap:16px;align-items:flex-start}
.why-list svg{width:22px;height:22px;flex-shrink:0;margin-top:3px}
.why-list strong{display:block;font-size:1.05rem;margin-bottom:4px}
.why-list span{color:#5c584c;font-size:.93rem}
.why-art svg{width:100%;height:auto}

/* about */
.about-inner{max-width:760px}
.about p{font-size:1.1rem;color:#3a3629}

/* contact */
.contact{background:var(--ink);color:var(--cream)}
.contact-inner{display:grid;grid-template-columns:1fr 1fr;gap:60px}
.contact h2{color:var(--cream)}
.contact .section-sub{color:#c9c4b3}
.contact-details{list-style:none;display:flex;flex-direction:column;gap:18px;margin-top:8px}
.contact-details li{display:flex;align-items:center;gap:14px;font-size:1.02rem}
.contact-details svg{width:22px;height:22px;flex-shrink:0}
.contact-details a:hover{color:var(--gold)}

.contact-form{display:flex;flex-direction:column;gap:16px;background:#2b271f;padding:30px;border-radius:6px}
.contact-form label{font-size:.85rem;color:#c9c4b3;display:flex;flex-direction:column;gap:6px}
.contact-form input,.contact-form select,.contact-form textarea{
  background:#37322A;border:1px solid #4a4437;color:var(--cream);border-radius:4px;padding:11px 12px;font-family:inherit;font-size:.95rem;
}
.contact-form input:focus,.contact-form select:focus,.contact-form textarea:focus{border-color:var(--gold)}
.form-note{font-size:.85rem;color:var(--gold-light);min-height:1.2em}

/* footer */
.site-footer{background:var(--ink);color:#c9c4b3;padding:30px 0;border-top:1px solid #3a352b}
.footer-inner{display:flex;justify-content:space-between;align-items:center;flex-wrap:wrap;gap:16px}
.footer-brand{display:flex;align-items:center;gap:10px}
.footer-brand .brand-mark{width:28px;height:24px}
.footer-brand .brand-name{font-size:1.05rem}
.site-footer p{font-size:.85rem}

@media (max-width:860px){
  .main-nav{position:fixed;inset:64px 0 0 0;background:var(--cream);flex-direction:column;padding:32px 28px;gap:22px;font-size:1.1rem;transform:translateY(-110%);transition:transform .25s ease;border-top:1px solid var(--gold-light)}
  .main-nav.open{transform:translateY(0)}
  .nav-toggle{display:flex}
  .phone-pill{display:none}
  .hero-inner,.why-inner,.contact-inner{grid-template-columns:1fr}
  .hero{padding-top:40px}
  .hero h1{font-size:2.3rem}
  .hero-art{order:-1;max-width:260px;margin:0 auto 20px}
  .why-art{order:-1;max-width:280px;margin:0 auto}
  .property-grid{grid-template-columns:1fr}
  section{padding:60px 0}
}