:root{
  --paper:#faf6ee; --bone:#f2ecdf; --sand:#e7dfcd;
  --ink:#282420; --ink-soft:#5a5347;
  --forest:#33402e; --forest-deep:#25301f; --moss:#5c6b4a;
  --clay:#bd6a44; --walnut:#6c4e35;
  --line:#d7cdb8; --line-soft:#e5ddcb; --card:#fbf9f3;
  --shadow:32px 40px 80px -48px rgba(37,48,31,.55);
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{background:var(--paper);color:var(--ink);font-family:'Mulish',system-ui,sans-serif;font-size:17px;line-height:1.6;-webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility}
h1,h2,h3{font-family:'Fraunces',Georgia,serif;font-weight:540;line-height:1.05;letter-spacing:-.01em}
a{color:inherit}
img{display:block;max-width:100%}
.wrap{max-width:1120px;margin:0 auto;padding:0 28px}
.eyebrow{font-size:12px;font-weight:700;letter-spacing:.22em;text-transform:uppercase;color:var(--moss)}

/* header */
header{position:sticky;top:0;z-index:50;background:rgba(250,246,238,.86);backdrop-filter:blur(10px);border-bottom:1px solid var(--line-soft)}
.nav{display:flex;align-items:center;justify-content:space-between;gap:16px;padding:13px 28px;max-width:1120px;margin:0 auto}
.brand{display:flex;align-items:baseline;gap:10px;min-width:0}
.brand .addr{font-family:'Fraunces',serif;font-weight:540;font-size:18px;white-space:nowrap;overflow:hidden;text-overflow:ellipsis}
.brand .addr a{text-decoration:none}
.brand .fsbo{font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--moss);font-weight:700}
.nav-right{display:flex;align-items:center;gap:24px}
.navlink{font-size:14px;font-weight:600;text-decoration:none;color:var(--ink-soft);white-space:nowrap;transition:color .2s ease}
.navlink:hover{color:var(--forest)}
.call{display:inline-flex;align-items:center;gap:8px;white-space:nowrap;background:var(--forest);color:var(--paper);padding:10px 18px;border-radius:999px;font-weight:700;font-size:14px;text-decoration:none;transition:background .2s ease,transform .2s ease}
.call:hover{background:var(--forest-deep);transform:translateY(-1px)}
.call svg{width:15px;height:15px}
@media(max-width:720px){.navlink{display:none}}
@media(max-width:560px){.brand .fsbo{display:none}.call span.lbl{display:none}}

/* hero */
.hero{position:relative;overflow:hidden;background:var(--forest-deep)}
.hero img{width:100%;height:min(74vh,660px);object-fit:cover;object-position:center 42%;filter:saturate(1.02)}
.hero .veil{position:absolute;inset:0;background:linear-gradient(180deg,rgba(28,36,22,.30) 0%,rgba(28,36,22,0) 30%,rgba(28,36,22,.12) 62%,rgba(28,36,22,.72) 100%)}
.hero-copy{position:absolute;left:0;right:0;bottom:0;padding:0 28px 116px}
.hero-inner{max-width:1120px;margin:0 auto;color:var(--paper)}
.hero-copy .eyebrow{color:#d8ddc4}
.hero h1{color:#fdfbf5;font-weight:440;font-size:clamp(2.6rem,7vw,5.1rem);margin:.28em 0 .12em;text-shadow:0 2px 30px rgba(20,26,14,.4)}
.hero .sub{max-width:34ch;font-size:clamp(1rem,2.2vw,1.22rem);color:#ece7d8;text-shadow:0 1px 16px rgba(20,26,14,.5)}

/* listing card */
.ledger{position:relative;z-index:5;margin-top:-84px}
.listing-card{background:var(--card);border:1px solid var(--line);border-radius:6px;box-shadow:var(--shadow);display:grid;grid-template-columns:auto 1fr;align-items:center;gap:8px 40px;padding:26px 34px}
.price{display:flex;flex-direction:column;gap:2px}
.price .amt{font-family:'Fraunces',serif;font-size:clamp(2rem,4.4vw,2.9rem);font-weight:540;letter-spacing:-.02em;line-height:1}
.price .amt em{font-style:normal;color:inherit}
.price .tag{font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:var(--moss);font-weight:700}
.stats{display:flex;align-items:stretch;justify-content:flex-end}
.stat{padding:0 26px;border-right:1px solid var(--line-soft);text-align:center}
.stat:last-child{border-right:none}
.stat .n{font-family:'Fraunces',serif;font-size:1.5rem;font-weight:540;line-height:1.1}
.stat .l{font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--ink-soft);font-weight:700}
.card-cta{display:inline-flex;align-items:center;gap:9px;background:var(--clay);color:#fff;text-decoration:none;padding:14px 22px;border-radius:4px;font-weight:700;font-size:15px;transition:filter .2s ease,transform .2s ease;white-space:nowrap}
.card-cta:hover{filter:brightness(.94);transform:translateY(-1px)}
.card-cta svg{width:16px;height:16px}
@media(max-width:860px){.listing-card{grid-template-columns:1fr;gap:20px;padding:24px}.stats{border-left:none;border-top:1px solid var(--line-soft);border-bottom:1px solid var(--line-soft);padding:16px 0;justify-content:center}.card-cta{justify-content:center}.ledger{margin-top:-64px}}
@media(max-width:440px){.stat{padding:0 14px}.stat .n{font-size:1.25rem}}

/* sections */
section{padding:74px 0}
.sec-label{display:flex;align-items:center;gap:14px;margin-bottom:26px}
.sec-label .num{font-family:'Fraunces',serif;font-size:15px;color:var(--clay);font-weight:540}
.sec-label .rule{flex:1;height:1px;background:var(--line)}
.about{display:grid;grid-template-columns:1.15fr .85fr;gap:56px;align-items:start}
.about h2{font-size:clamp(1.9rem,3.6vw,2.7rem);font-weight:440;margin-bottom:20px}
.about p{color:var(--ink-soft);margin-bottom:16px;max-width:60ch}
.about .aside{background:var(--bone);border-radius:6px;padding:28px 30px;border:1px solid var(--line-soft)}
.about .aside h3{font-size:1.15rem;margin-bottom:14px}
.quicklist{list-style:none}
.quicklist li{display:flex;gap:12px;padding:9px 0;border-bottom:1px dashed var(--line);font-size:15px;color:var(--ink-soft)}
.quicklist li:last-child{border-bottom:none}
.quicklist li::before{content:"";flex:none;width:7px;height:7px;margin-top:8px;border-radius:2px;background:var(--moss);transform:rotate(45deg)}
@media(max-width:760px){.about{grid-template-columns:1fr;gap:34px}}

/* highlights */
.highlights{background:var(--forest);color:#f0ecdd}
.highlights .sec-label .rule{background:rgba(240,236,221,.22)}
.highlights .sec-label .num{color:#d6a17f}
.highlights .eyebrow{color:#c3cbaa}
.highlights h2{color:#fdfbf5;font-size:clamp(1.9rem,3.6vw,2.7rem);font-weight:440;margin-bottom:34px;max-width:16ch}
.hl-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:0 56px}
.hl{display:flex;gap:16px;padding:20px 0;border-top:1px solid rgba(240,236,221,.16)}
.hl .ix{font-family:'Fraunces',serif;font-size:14px;color:#d6a17f;padding-top:3px;font-weight:540;flex:none;width:26px}
.hl .t{font-weight:700;font-size:15px;margin-bottom:2px;color:#fdfbf5}
.hl .d{font-size:14px;color:#cdc9b8;line-height:1.5}
@media(max-width:680px){.hl-grid{grid-template-columns:1fr}}

/* gallery cta */
.gcta{display:grid;grid-template-columns:.9fr 1.1fr;gap:48px;align-items:center}
.gcta-copy h2{font-size:clamp(1.9rem,3.6vw,2.6rem);font-weight:440;margin-bottom:16px}
.gcta-copy p{color:var(--ink-soft);margin-bottom:26px;max-width:42ch}
.btn-solid{display:inline-flex;align-items:center;gap:10px;background:var(--forest);color:var(--paper);text-decoration:none;padding:14px 26px;border-radius:999px;font-weight:700;font-size:15px;transition:background .2s ease,transform .2s ease}
.btn-solid:hover{background:var(--forest-deep);transform:translateY(-1px)}
.btn-solid svg{width:17px;height:17px}
.gcta-grid{display:grid;grid-template-columns:1fr 1fr;gap:10px;border-radius:8px;overflow:hidden;text-decoration:none}
.gcta-grid img{width:100%;height:150px;object-fit:cover;transition:transform .5s ease}
.gcta-grid:hover img{transform:scale(1.04)}
@media(max-width:760px){.gcta{grid-template-columns:1fr;gap:30px}.gcta-grid img{height:120px}}

/* details */
.specs{display:grid;grid-template-columns:repeat(2,1fr);gap:0 64px}
.spec-row{display:flex;justify-content:space-between;align-items:baseline;gap:18px;padding:15px 0;border-bottom:1px solid var(--line)}
.spec-row .k{color:var(--ink-soft);font-size:14px;letter-spacing:.02em}
.spec-row .v{font-family:'Fraunces',serif;font-weight:540;font-size:1.06rem;text-align:right}
@media(max-width:680px){.specs{grid-template-columns:1fr}}

/* contact */
.contact{background:var(--bone);text-align:center;border-top:1px solid var(--line-soft)}
.contact .eyebrow{color:var(--moss)}
.contact h2{font-size:clamp(2.1rem,5vw,3.4rem);font-weight:440;margin:14px 0 8px}
.contact p{color:var(--ink-soft);max-width:46ch;margin:0 auto 30px}
.phone-btn{display:inline-flex;align-items:center;gap:14px;background:var(--forest);color:var(--paper);text-decoration:none;padding:20px 40px;border-radius:999px;font-family:'Fraunces',serif;font-size:clamp(1.4rem,3.5vw,2rem);font-weight:540;box-shadow:0 20px 44px -22px rgba(37,48,31,.7);transition:background .2s ease,transform .2s ease}
.phone-btn:hover{background:var(--forest-deep);transform:translateY(-2px)}
.phone-btn svg{width:26px;height:26px;flex:none}
.contact .note{margin-top:22px;font-size:13px;letter-spacing:.03em;color:var(--moss);font-weight:600;text-transform:uppercase}
.offer-line{margin-top:40px;padding-top:30px;border-top:1px solid var(--line);display:flex;flex-direction:column;align-items:center;gap:14px}
.offer-line span{font-size:14px;letter-spacing:.03em;color:var(--ink-soft)}
.btn-outline{display:inline-flex;align-items:center;gap:10px;background:transparent;color:var(--forest);text-decoration:none;padding:13px 24px;border:1.5px solid var(--forest);border-radius:999px;font-weight:700;font-size:14px;transition:background .2s ease,color .2s ease}
.btn-outline:hover{background:var(--forest);color:var(--paper)}
.btn-outline svg{width:16px;height:16px}

/* footer */
footer{background:var(--forest-deep);color:#b9c0a8;padding:44px 0 40px}
.foot{display:flex;justify-content:space-between;align-items:flex-end;gap:24px;flex-wrap:wrap}
.foot .addr{font-family:'Fraunces',serif;color:#f0ecdd;font-size:1.3rem;font-weight:540}
.foot .addr span{display:block;font-family:'Mulish';font-size:13px;letter-spacing:.14em;text-transform:uppercase;color:#9aa287;font-weight:700;margin-top:5px}
.foot .disc{font-size:12px;line-height:1.7;color:#8f987d;max-width:48ch;text-align:right}
@media(max-width:620px){.foot{flex-direction:column;align-items:flex-start}.foot .disc{text-align:left}}

/* reveal */
.reveal{opacity:0;transform:translateY(18px);transition:opacity .7s ease,transform .7s ease}
.reveal.in{opacity:1;transform:none}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}.reveal{opacity:1;transform:none;transition:none}.call:hover,.card-cta:hover,.phone-btn:hover,.btn-solid:hover{transform:none}}
:focus-visible{outline:2.5px solid var(--clay);outline-offset:3px;border-radius:2px}

/* ============ PHOTOS PAGE ============ */
.gallery-hero{background:var(--forest);color:#f0ecdd;padding:54px 0 46px}
.gallery-hero .eyebrow{color:#c3cbaa}
.gallery-hero h1{color:#fdfbf5;font-weight:440;font-size:clamp(2.2rem,5vw,3.4rem);margin:10px 0 12px}
.gallery-hero p{color:#cdc9b8;max-width:52ch;font-size:1.02rem}
.backlink{display:inline-flex;align-items:center;gap:7px;color:#c3cbaa;text-decoration:none;font-size:13px;font-weight:700;letter-spacing:.1em;text-transform:uppercase;margin-bottom:6px}
.backlink svg{width:15px;height:15px}
.backlink:hover{color:#fff}

.gcat{padding:54px 0 6px}
.staged-lead{max-width:62ch;color:var(--ink-soft);margin-bottom:26px;font-size:1.02rem}
.staged-grid{grid-template-columns:repeat(auto-fit,minmax(300px,1fr));max-width:840px}
.section-lead{padding-top:46px}
.section-lead h2{font-size:clamp(1.6rem,3.5vw,2.1rem);font-weight:440;margin-bottom:6px}
.section-lead p{color:var(--ink-soft);font-size:1rem}
.gcat-label{display:flex;align-items:center;gap:14px;margin-bottom:22px}
.gcat-label h2{font-size:1.5rem;font-weight:540}
.gcat-label .rule{flex:1;height:1px;background:var(--line)}
.gcat-label .count{font-family:'Mulish';font-size:12px;font-weight:700;letter-spacing:.12em;text-transform:uppercase;color:var(--moss)}
.grid{display:grid;grid-template-columns:repeat(3,1fr);gap:14px}
.gitem{position:relative;border:none;padding:0;margin:0;background:var(--sand);border-radius:6px;overflow:hidden;cursor:pointer;aspect-ratio:4/3;display:block;width:100%}
.gitem img{width:100%;height:100%;object-fit:cover;transition:transform .55s ease}
.gitem:hover img{transform:scale(1.05)}
.gitem .cap{position:absolute;left:0;right:0;bottom:0;padding:26px 14px 11px;background:linear-gradient(180deg,transparent,rgba(28,36,22,.78));color:#fdfbf5;font-size:13px;font-weight:600;letter-spacing:.02em;text-align:left;opacity:0;transform:translateY(6px);transition:opacity .3s ease,transform .3s ease}
.gitem:hover .cap,.gitem:focus-visible .cap{opacity:1;transform:none}
@media(max-width:820px){.grid{grid-template-columns:repeat(2,1fr)}}
@media(max-width:520px){.grid{grid-template-columns:1fr}.gitem .cap{opacity:1;transform:none}}

.gallery-foot{text-align:center;padding:60px 0 74px}
.gallery-foot h2{font-size:clamp(1.7rem,4vw,2.4rem);font-weight:440;margin-bottom:8px}
.gallery-foot p{color:var(--ink-soft);margin-bottom:26px}
.gfoot-btns{display:flex;gap:14px;justify-content:center;flex-wrap:wrap}

/* lightbox */
.lb{position:fixed;inset:0;z-index:200;background:rgba(20,26,14,.94);display:none;align-items:center;justify-content:center;padding:24px}
.lb.open{display:flex}
.lb img{max-width:92vw;max-height:82vh;object-fit:contain;border-radius:4px;box-shadow:0 30px 80px rgba(0,0,0,.5)}
.lb-cap{position:absolute;bottom:26px;left:0;right:0;text-align:center;color:#ece7d8;font-size:14px;letter-spacing:.03em}
.lb-btn{position:absolute;background:rgba(250,246,238,.12);border:1px solid rgba(250,246,238,.25);color:#fdfbf5;width:52px;height:52px;border-radius:999px;font-size:22px;cursor:pointer;display:flex;align-items:center;justify-content:center;transition:background .2s ease}
.lb-btn:hover{background:rgba(250,246,238,.24)}
.lb-prev{left:20px}.lb-next{right:20px}
.lb-close{top:20px;right:20px;width:46px;height:46px}
@media(max-width:600px){.lb-prev{left:8px}.lb-next{right:8px}.lb-btn{width:44px;height:44px}}