:root {
  --ink: #080807;
  --coal: #121211;
  --navy: #102c3f;
  --bay: #164863;
  --graphite: #22211f;
  --mist: #f5f3ee;
  --paper: #ffffff;
  --bone: #e7e1d6;
  --sand: #c8b58d;
  --champagne: #d9c089;
  --muted: #8e887d;
  --line: rgba(255, 255, 255, 0.17);
  --dark-line: rgba(8, 8, 7, 0.14);
  --serif: "Playfair Display", Georgia, serif;
  --script: "Great Vibes", cursive;
  --sans: "Inter", Arial, sans-serif;
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
  overflow-x: hidden;
}

body {
  margin: 0;
  background: var(--ink);
  color: var(--paper);
  font-family: var(--sans);
  line-height: 1.5;
  overflow-x: hidden;
}

img {
  display: block;
  width: 100%;
  max-width: 100%;
  height: 100%;
  object-fit: cover;
}

a {
  color: inherit;
  text-decoration: none;
}

.site-header {
  position: fixed;
  top: 0;
  left: 0;
  right: 0;
  z-index: 50;
  display: grid;
  grid-template-columns: auto 1fr auto auto;
  align-items: center;
  gap: 36px;
  padding: 22px clamp(22px, 4vw, 62px);
  color: var(--paper);
  transition: background 220ms ease, border-color 220ms ease, padding 220ms ease;
}

.site-header.is-scrolled {
  padding-top: 14px;
  padding-bottom: 14px;
  background: rgba(8, 8, 7, 0.82);
  border-bottom: 1px solid var(--line);
  backdrop-filter: blur(18px);
}

.brand {
  display: inline-flex;
  align-items: center;
  gap: 12px;
  font-weight: 700;
  letter-spacing: 0.08em;
}

.brand-monogram {
  display: grid;
  width: 34px;
  height: 34px;
  place-items: center;
  border: 1px solid var(--champagne);
  color: var(--champagne);
  font-family: var(--serif);
  font-size: 18px;
}

.brand-name,
.header-phone,
.desktop-nav {
  font-size: 12px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
}

.desktop-nav {
  display: flex;
  justify-content: center;
  gap: 28px;
  color: rgba(255, 255, 255, 0.76);
}

.desktop-nav a,
.header-phone {
  transition: color 180ms ease;
}

.desktop-nav a:hover,
.desktop-nav a.active,
.header-phone:hover {
  color: var(--champagne);
}

.menu-button {
  display: none;
  width: 42px;
  height: 42px;
  border: 1px solid var(--line);
  background: rgba(255, 255, 255, 0.04);
  color: var(--paper);
}

.menu-button span {
  display: block;
  width: 18px;
  height: 1px;
  margin: 6px auto;
  background: currentColor;
}

.mobile-menu {
  position: fixed;
  inset: 74px 16px auto;
  z-index: 60;
  display: none;
  padding: 18px;
  background: rgba(8, 8, 7, 0.96);
  border: 1px solid var(--line);
}

.mobile-menu.is-open {
  display: grid;
  gap: 14px;
}

.hero {
  position: relative;
  min-height: 100vh;
  display: grid;
  align-items: start;
  justify-items: center;
  overflow: hidden;
  padding: 116px clamp(22px, 5vw, 76px) 56px;
  text-align: center;
}

.hero-media,
.hero-shade {
  position: absolute;
  inset: 0;
}

.hero-media img {
  object-position: center center;
  filter: saturate(1.02) contrast(1.08);
}

.hero-shade {
  background:
    linear-gradient(180deg, rgba(11, 36, 52, 0.9) 0%, rgba(20, 52, 70, 0.46) 46%, rgba(8, 8, 7, 0.8) 100%),
    linear-gradient(90deg, rgba(8, 8, 7, 0.52) 0%, rgba(8, 8, 7, 0.06) 48%, rgba(8, 8, 7, 0.42) 100%);
}

.hero-content {
  position: relative;
  z-index: 3;
  width: min(1160px, 100%);
  max-width: 1160px;
  margin-top: 12px;
  text-shadow: 0 12px 34px rgba(0, 0, 0, 0.42);
}

.section-kicker,
.listing-content span,
.band-copy span {
  margin: 0 0 18px;
  color: var(--champagne);
  font-size: 12px;
  font-weight: 700;
  letter-spacing: 0.22em;
  text-transform: uppercase;
}

.hero-rule {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: clamp(14px, 2.4vw, 34px);
  margin-bottom: 18px;
  color: var(--champagne);
  font-size: clamp(22px, 3vw, 42px);
  font-weight: 600;
  letter-spacing: 0.34em;
  text-transform: uppercase;
}

.hero-rule span {
  width: min(240px, 18vw);
  height: 1px;
  background: currentColor;
  opacity: 0.74;
}

h1,
h2,
h3,
p {
  margin-top: 0;
}

h1,
h2 {
  font-family: var(--serif);
  font-weight: 600;
  letter-spacing: 0;
}

h1 {
  max-width: none;
  margin-bottom: 16px;
  font-size: clamp(62px, 11.4vw, 178px);
  font-weight: 500;
  line-height: 0.76;
  letter-spacing: 0.045em;
  text-transform: uppercase;
}

h1 em {
  display: block;
  margin-top: 20px;
  color: var(--champagne);
  font-family: var(--script);
  font-size: clamp(78px, 12vw, 174px);
  font-style: normal;
  font-weight: 400;
  letter-spacing: 0;
  line-height: 0.58;
  text-transform: none;
}

.hero-tagline {
  width: min(920px, 100%);
  margin: 30px auto 18px;
  color: rgba(255, 255, 255, 0.94);
  font-size: clamp(18px, 2.5vw, 34px);
  font-weight: 700;
  letter-spacing: 0.26em;
  line-height: 1.55;
  text-transform: uppercase;
}

.hero-copy {
  max-width: 540px;
  margin: 0 auto 28px;
  color: rgba(255, 255, 255, 0.86);
  font-size: clamp(16px, 1.7vw, 22px);
}

.hero-actions {
  display: flex;
  flex-wrap: wrap;
  justify-content: center;
  gap: 14px;
}

.button {
  display: inline-flex;
  min-height: 50px;
  align-items: center;
  justify-content: center;
  padding: 0 22px;
  border: 1px solid transparent;
  font-size: 12px;
  font-weight: 700;
  letter-spacing: 0.16em;
  line-height: 1.2;
  text-align: center;
  text-transform: uppercase;
  transition: transform 180ms ease, border-color 180ms ease, background 180ms ease;
}

.button:hover {
  transform: translateY(-2px);
}

.button-primary {
  background: var(--champagne);
  color: var(--ink);
}

.button-light {
  border-color: var(--line);
  background: rgba(255, 255, 255, 0.07);
  color: var(--paper);
}

.hero-greg {
  position: absolute;
  left: clamp(0px, 4vw, 66px);
  bottom: 0;
  z-index: 2;
  width: min(420px, 35vw);
  height: min(520px, 48vw);
  overflow: hidden;
  border: 0;
  background: transparent;
  box-shadow: none;
  -webkit-mask-image: linear-gradient(90deg, #000 76%, transparent 100%), linear-gradient(0deg, #000 82%, transparent 100%);
  -webkit-mask-composite: source-in;
  mask-image: linear-gradient(90deg, #000 76%, transparent 100%), linear-gradient(0deg, #000 82%, transparent 100%);
  mask-composite: intersect;
}

.hero-greg img {
  object-position: center top;
}

.hero-signature {
  position: absolute;
  right: clamp(24px, 7vw, 122px);
  bottom: clamp(42px, 7vw, 92px);
  z-index: 3;
  width: min(520px, 42vw);
  color: var(--paper);
  text-align: center;
  text-shadow: 0 12px 34px rgba(0, 0, 0, 0.54);
}

.hero-monogram {
  color: var(--champagne);
  font-family: var(--script);
  font-size: clamp(58px, 7vw, 102px);
  line-height: 0.7;
}

.hero-signature strong,
.hero-signature span,
.hero-signature a {
  display: block;
}

.hero-signature strong {
  font-family: var(--serif);
  font-size: clamp(36px, 5vw, 72px);
  font-weight: 500;
  letter-spacing: 0.12em;
  line-height: 0.96;
  text-transform: uppercase;
}

.hero-signature span {
  margin-top: 18px;
  color: var(--champagne);
  font-size: clamp(12px, 1.3vw, 18px);
  font-weight: 700;
  letter-spacing: 0.24em;
  text-transform: uppercase;
}

.hero-signature a {
  margin-top: 34px;
  color: var(--champagne);
  font-family: var(--serif);
  font-size: clamp(38px, 5vw, 70px);
  line-height: 1;
}

.proof-strip {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
  background: linear-gradient(90deg, var(--coal), #0d2230);
}

.proof-strip div {
  padding: 32px clamp(20px, 4vw, 52px);
  border-right: 1px solid var(--line);
}

.proof-strip strong {
  display: block;
  font-family: var(--serif);
  font-size: clamp(34px, 5vw, 58px);
  line-height: 1;
}

.proof-strip span {
  display: block;
  margin-top: 8px;
  color: var(--muted);
  font-size: 12px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
}

.intro,
.portfolio,
.territory,
.contact {
  padding: clamp(78px, 11vw, 148px) clamp(22px, 5vw, 76px);
}

.lifestyle-poster {
  position: relative;
  isolation: isolate;
  min-height: 940px;
  display: grid;
  align-items: center;
  justify-items: center;
  overflow: hidden;
  padding: clamp(84px, 10vw, 130px) clamp(20px, 5vw, 76px);
  background: var(--navy);
  color: var(--paper);
  text-align: center;
}

.poster-backdrop,
.poster-backdrop::after {
  position: absolute;
  inset: 0;
}

.poster-backdrop {
  z-index: -2;
}

.poster-backdrop img {
  filter: saturate(1.04) contrast(1.08);
}

.poster-backdrop::after {
  content: "";
  z-index: 1;
  background:
    linear-gradient(180deg, rgba(16, 44, 63, 0.88) 0%, rgba(16, 44, 63, 0.34) 43%, rgba(8, 8, 7, 0.82) 100%),
    linear-gradient(90deg, rgba(8, 8, 7, 0.62) 0%, rgba(8, 8, 7, 0.08) 46%, rgba(8, 8, 7, 0.52) 100%);
}

.poster-content {
  position: relative;
  z-index: 2;
  width: min(1120px, 100%);
  max-width: 1120px;
  margin-bottom: 260px;
  text-shadow: 0 12px 34px rgba(0, 0, 0, 0.38);
}

.poster-rule {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: 22px;
  margin-bottom: 14px;
  color: var(--champagne);
  font-size: clamp(22px, 3vw, 42px);
  letter-spacing: 0.34em;
  text-transform: uppercase;
}

.poster-rule span {
  width: min(220px, 18vw);
  height: 1px;
  background: currentColor;
  opacity: 0.72;
}

.lifestyle-poster h2 {
  margin-bottom: 12px;
  font-family: var(--serif);
  font-size: clamp(52px, 9.4vw, 132px);
  font-weight: 500;
  line-height: 0.78;
  letter-spacing: 0.04em;
  text-transform: uppercase;
}

.lifestyle-poster h2 em {
  display: block;
  margin-top: 22px;
  color: var(--champagne);
  font-family: var(--script);
  font-size: clamp(66px, 10.5vw, 142px);
  font-style: normal;
  font-weight: 400;
  letter-spacing: 0;
  text-transform: none;
}

.poster-tagline {
  margin: 26px auto 0;
  color: rgba(255, 255, 255, 0.9);
  font-size: clamp(18px, 2.6vw, 33px);
  font-weight: 600;
  letter-spacing: 0.24em;
  line-height: 1.6;
  text-transform: uppercase;
}

.poster-signature {
  position: relative;
  right: auto;
  bottom: auto;
  z-index: 3;
  width: min(520px, 100%);
  margin: 42px 0 0 auto;
  text-align: center;
  text-shadow: 0 10px 28px rgba(0, 0, 0, 0.48);
}

.poster-monogram {
  margin-bottom: 8px;
  color: var(--champagne);
  font-family: var(--script);
  font-size: clamp(56px, 7vw, 92px);
  line-height: 0.82;
}

.poster-signature strong,
.poster-signature span {
  display: block;
}

.poster-signature strong {
  font-family: var(--serif);
  font-size: clamp(34px, 4.5vw, 62px);
  font-weight: 500;
  letter-spacing: 0.12em;
  line-height: 1;
  text-transform: uppercase;
}

.poster-signature span {
  margin-top: 18px;
  color: var(--champagne);
  font-size: clamp(13px, 1.4vw, 20px);
  font-weight: 700;
  letter-spacing: 0.24em;
  text-transform: uppercase;
}

.poster-portrait {
  position: absolute;
  left: clamp(0px, 4vw, 64px);
  bottom: 0;
  z-index: 2;
  width: min(380px, 32vw);
  height: min(500px, 50vw);
  border: 1px solid rgba(217, 192, 137, 0.28);
  background: rgba(8, 8, 7, 0.55);
  box-shadow: 0 28px 90px rgba(0, 0, 0, 0.42);
}

.poster-portrait img {
  object-position: center top;
}

.poster-phone {
  position: absolute;
  right: clamp(24px, 11vw, 170px);
  bottom: clamp(34px, 5vw, 58px);
  z-index: 4;
  color: var(--champagne);
  font-family: var(--serif);
  font-size: clamp(36px, 4.4vw, 62px);
  line-height: 1;
  text-shadow: 0 10px 28px rgba(0, 0, 0, 0.48);
}

.intro {
  background: var(--mist);
  color: var(--ink);
}

.intro-grid,
.section-top,
.territory-head,
.greg {
  display: grid;
  grid-template-columns: minmax(0, 1.05fr) minmax(320px, 0.95fr);
  gap: clamp(34px, 7vw, 110px);
  align-items: start;
}

.intro-grid > *,
.section-top > *,
.territory-head > *,
.greg > *,
.story-intro > *,
.story-chapter > *,
.contact-panel > *,
.listing-card > *,
.pipeline-card > *,
.press-record-grid article > *,
.beyond-grid article > * {
  min-width: 0;
}

.intro h2,
.portfolio h2,
.territory h2,
.greg h2,
.contact h2 {
  margin-bottom: 0;
  font-size: clamp(38px, 6vw, 82px);
  line-height: 0.98;
}

.intro p,
.section-top p,
.territory-head p,
.greg-copy p,
.contact-copy p {
  color: #5e574d;
  font-size: clamp(17px, 1.6vw, 21px);
}

.text-link {
  display: inline-flex;
  margin-top: 18px;
  padding-bottom: 5px;
  border-bottom: 1px solid currentColor;
  color: var(--ink);
  font-size: 12px;
  font-weight: 700;
  letter-spacing: 0.18em;
  text-transform: uppercase;
}

.editorial-band {
  display: grid;
  grid-template-columns: 1.15fr 0.8fr 0.65fr;
  min-height: 620px;
  background: var(--ink);
}

.band-image {
  min-height: 460px;
}

.band-image.large img {
  object-position: center;
}

.band-image.small {
  align-self: end;
  height: 70%;
}

.band-copy {
  align-self: center;
  padding: clamp(40px, 5vw, 76px);
}

.band-copy h2 {
  margin-bottom: 22px;
  font-size: clamp(34px, 4.5vw, 62px);
  line-height: 1;
}

.band-copy p {
  color: rgba(255, 255, 255, 0.68);
  font-size: 18px;
}

.portfolio {
  background: var(--paper);
  color: var(--ink);
}

.section-top {
  margin-bottom: 46px;
  align-items: end;
}

.listing-grid {
  display: grid;
  grid-template-columns: 1.2fr 0.9fr 0.9fr;
  gap: 18px;
}

.listing-card {
  display: grid;
  min-height: 560px;
  align-content: end;
  position: relative;
  overflow: hidden;
  color: var(--paper);
  background: var(--coal);
}

.listing-card img {
  position: absolute;
  inset: 0;
  transition: transform 700ms ease;
}

.listing-card::after {
  content: "";
  position: absolute;
  inset: 0;
  background: linear-gradient(0deg, rgba(8, 8, 7, 0.88), rgba(8, 8, 7, 0.08) 62%);
}

.listing-card:hover img {
  transform: scale(1.045);
}

.listing-content {
  position: relative;
  z-index: 1;
  padding: 28px;
}

.listing-content h3 {
  margin-bottom: 12px;
  font-family: var(--serif);
  font-size: clamp(28px, 3vw, 46px);
  line-height: 1;
}

.listing-content p {
  max-width: 470px;
  color: rgba(255, 255, 255, 0.72);
}

.listing-content strong {
  display: block;
  margin-top: 20px;
  color: var(--champagne);
  font-size: 12px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
}

.territory {
  background: var(--mist);
  color: var(--ink);
}

.territory-head {
  margin-bottom: 42px;
}

.zone-list {
  border-top: 1px solid var(--dark-line);
}

.zone-list article {
  display: grid;
  grid-template-columns: 86px minmax(220px, 0.6fr) 1fr;
  gap: 26px;
  padding: 25px 0;
  border-bottom: 1px solid var(--dark-line);
  align-items: baseline;
}

.zone-list span {
  color: var(--sand);
  font-size: 12px;
  font-weight: 700;
  letter-spacing: 0.18em;
}

.zone-list h3 {
  margin-bottom: 0;
  font-family: var(--serif);
  font-size: clamp(25px, 3vw, 42px);
}

.zone-list p {
  margin-bottom: 0;
  color: #5e574d;
}

.greg {
  padding: clamp(78px, 11vw, 148px) clamp(22px, 5vw, 76px);
  background: var(--coal);
  color: var(--paper);
  align-items: center;
}

.greg-photo {
  min-height: 680px;
  border: 1px solid var(--line);
}

.greg-photo img {
  object-position: center top;
}

.greg-copy p {
  color: rgba(255, 255, 255, 0.68);
}

.credential-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1px;
  margin-top: 36px;
  background: var(--line);
  border: 1px solid var(--line);
}

.credential-grid div {
  padding: 22px;
  background: var(--coal);
}

.credential-grid strong,
.credential-grid span {
  display: block;
}

.credential-grid strong {
  font-family: var(--serif);
  font-size: 36px;
}

.credential-grid span {
  color: rgba(255, 255, 255, 0.58);
  font-size: 12px;
}

.press {
  display: flex;
  flex-wrap: wrap;
  gap: 24px 42px;
  align-items: center;
  justify-content: center;
  padding: 34px 22px;
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
  background: var(--ink);
}

.press span {
  color: var(--muted);
  font-size: 12px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
}

.press strong {
  font-family: var(--serif);
  font-size: 24px;
  font-weight: 500;
}

.contact {
  background:
    linear-gradient(rgba(7, 24, 35, 0.76), rgba(8, 8, 7, 0.9)),
    url("../img/palm-island-4.jpg") center / cover;
}

.page-hero {
  position: relative;
  min-height: 620px;
  display: grid;
  align-items: end;
  overflow: hidden;
  padding: 148px clamp(22px, 5vw, 76px) 86px;
  background: var(--navy);
}

.page-hero-bg,
.page-hero-bg::after {
  position: absolute;
  inset: 0;
}

.page-hero-bg img {
  filter: saturate(0.98) contrast(1.08);
}

.page-hero-bg::after {
  content: "";
  background:
    linear-gradient(90deg, rgba(8, 8, 7, 0.82), rgba(8, 8, 7, 0.3) 52%, rgba(8, 8, 7, 0.72)),
    linear-gradient(0deg, rgba(8, 8, 7, 0.9), rgba(8, 8, 7, 0.12) 62%);
}

.page-hero-content {
  position: relative;
  z-index: 1;
  width: min(920px, 100%);
}

.page-hero h1 {
  margin-bottom: 24px;
  font-size: clamp(58px, 9vw, 132px);
  line-height: 0.86;
  letter-spacing: 0;
  text-transform: none;
}

.page-hero p {
  width: min(620px, 100%);
  color: rgba(255, 255, 255, 0.78);
  font-size: clamp(18px, 2vw, 23px);
}

.page-section {
  padding-top: clamp(72px, 10vw, 122px);
  padding-bottom: clamp(72px, 10vw, 122px);
}

.listings-page-grid {
  grid-template-columns: repeat(3, minmax(0, 1fr));
}

.listings-page-grid .listing-card {
  min-height: 520px;
}

.cta-band {
  display: grid;
  justify-items: center;
  gap: 18px;
  padding: clamp(72px, 10vw, 118px) 22px;
  background: linear-gradient(135deg, #0b2434, var(--ink));
  text-align: center;
}

.cta-band h2 {
  max-width: 760px;
  margin-bottom: 0;
  font-size: clamp(38px, 6vw, 78px);
  line-height: 0.96;
}

.cta-band p {
  max-width: 580px;
  color: rgba(255, 255, 255, 0.68);
  font-size: 18px;
}

.story-panel {
  grid-template-columns: minmax(320px, 0.85fr) minmax(0, 1fr);
}

.timeline-section {
  padding: clamp(76px, 10vw, 130px) clamp(22px, 5vw, 76px);
  background: var(--mist);
  color: var(--ink);
}

.timeline-section h2 {
  max-width: 760px;
  margin-bottom: 42px;
  font-size: clamp(38px, 6vw, 82px);
  line-height: 0.96;
}

.timeline {
  display: grid;
  gap: 0;
  max-width: 980px;
  margin: 0;
  padding: 0;
  list-style: none;
  border-top: 1px solid var(--dark-line);
}

.timeline li {
  display: grid;
  grid-template-columns: 160px 1fr;
  gap: 28px;
  padding: 28px 0;
  border-bottom: 1px solid var(--dark-line);
}

.timeline strong {
  color: var(--sand);
  font-family: var(--serif);
  font-size: 34px;
  line-height: 1;
}

.timeline span {
  color: #5e574d;
  font-size: 18px;
}

.page-contact {
  padding-top: clamp(72px, 10vw, 112px);
}

.property-hero {
  display: grid;
  grid-template-columns: minmax(0, 1.25fr) minmax(360px, 0.75fr);
  min-height: 760px;
  background: var(--ink);
  color: var(--paper);
}

.property-hero-main {
  min-height: 760px;
}

.property-hero-main img {
  object-position: center;
}

.property-hero-copy {
  display: grid;
  align-content: end;
  padding: 132px clamp(30px, 5vw, 72px) 72px;
  background: linear-gradient(180deg, #102c3f, #080807);
}

.property-hero-copy h1 {
  margin-bottom: 24px;
  font-size: clamp(52px, 7vw, 108px);
  line-height: 0.9;
  letter-spacing: 0;
  text-transform: none;
}

.property-hero-copy p {
  color: rgba(255, 255, 255, 0.76);
  font-size: clamp(18px, 1.8vw, 23px);
}

.property-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 12px;
  margin-top: 28px;
}

.property-overview {
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(340px, 0.72fr);
  gap: clamp(34px, 7vw, 100px);
  padding: clamp(78px, 10vw, 134px) clamp(22px, 5vw, 76px);
  background: var(--mist);
  color: var(--ink);
}

.property-summary h2 {
  max-width: 880px;
  margin-bottom: 28px;
  font-size: clamp(40px, 6vw, 84px);
  line-height: 0.96;
}

.property-summary p {
  max-width: 860px;
  color: #5e574d;
  font-size: clamp(18px, 1.6vw, 22px);
  line-height: 1.7;
}

.property-facts {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 1px;
  align-self: start;
  background: var(--dark-line);
  border: 1px solid var(--dark-line);
}

.property-facts div {
  min-height: 146px;
  padding: 24px;
  background: var(--paper);
}

.property-facts strong {
  display: block;
  font-family: var(--serif);
  font-size: clamp(30px, 3.4vw, 50px);
  line-height: 1;
}

.property-facts span {
  display: block;
  margin-top: 10px;
  color: #746c61;
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.16em;
  line-height: 1.45;
  text-transform: uppercase;
}

.property-feature-band {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1px;
  background: var(--line);
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
}

.property-feature-band div {
  padding: clamp(32px, 5vw, 58px);
  background: var(--coal);
}

.property-feature-band span {
  color: var(--champagne);
  font-size: 12px;
  font-weight: 700;
  letter-spacing: 0.2em;
}

.property-feature-band h3 {
  margin: 18px 0 12px;
  font-family: var(--serif);
  font-size: clamp(28px, 3vw, 44px);
  line-height: 1;
}

.property-feature-band p {
  color: rgba(255, 255, 255, 0.66);
}

.property-gallery-section {
  padding: clamp(78px, 10vw, 132px) clamp(22px, 5vw, 76px);
  background: var(--paper);
  color: var(--ink);
}

.property-gallery {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 14px;
}

.property-gallery figure {
  min-height: 360px;
  margin: 0;
  overflow: hidden;
  background: var(--mist);
}

.property-gallery figure.wide {
  grid-column: span 2;
}

.property-gallery img {
  transition: transform 500ms ease;
}

.property-gallery figure:hover img {
  transform: scale(1.025);
}

.story-hero .page-hero-bg img {
  object-position: center;
}

.story-intro,
.story-chapters,
.active-pipeline,
.portfolio-history,
.press-record,
.beyond-real-estate {
  padding: clamp(86px, 11vw, 150px) clamp(22px, 5vw, 76px);
}

.story-intro {
  display: grid;
  grid-template-columns: minmax(360px, 0.95fr) minmax(0, 1.05fr);
  gap: clamp(44px, 7vw, 96px);
  align-items: center;
  background: var(--mist);
  color: var(--ink);
}

.story-intro-media {
  min-height: 700px;
  overflow: hidden;
  border: 1px solid rgba(8, 8, 7, 0.08);
  box-shadow: 0 28px 80px rgba(8, 8, 7, 0.14);
}

.story-intro-media img {
  object-position: center top;
}

.story-intro-copy h2,
.story-numbers h2,
.story-chapters h2,
.active-pipeline h2,
.portfolio-history h2,
.press-record h2,
.beyond-real-estate h2 {
  max-width: 880px;
  margin-bottom: 30px;
  font-size: clamp(38px, 6vw, 82px);
  line-height: 0.96;
}

.story-intro-copy p,
.portfolio-history > p,
.press-record > p,
.beyond-real-estate > p {
  max-width: 820px;
  color: #5e574d;
  font-size: clamp(18px, 1.65vw, 22px);
  line-height: 1.72;
}

.story-intro-copy .lead {
  color: var(--ink);
  font-family: var(--serif);
  font-size: clamp(24px, 2.7vw, 36px);
  font-style: italic;
  line-height: 1.36;
}

.story-numbers {
  padding: clamp(86px, 10vw, 128px) clamp(22px, 5vw, 76px);
  background: linear-gradient(135deg, #0b2434, var(--ink));
}

.story-numbers h2,
.active-pipeline h2,
.beyond-real-estate h2,
.beyond-real-estate p {
  color: var(--paper);
}

.numbers-grid {
  display: grid;
  grid-template-columns: repeat(5, minmax(0, 1fr));
  gap: 14px;
  margin-top: 50px;
  background: transparent;
  border: 0;
}

.numbers-grid div {
  min-height: 188px;
  padding: 30px 24px;
  border: 1px solid rgba(217, 192, 137, 0.2);
  background: rgba(255, 255, 255, 0.045);
}

.numbers-grid strong {
  display: block;
  color: var(--champagne);
  font-family: var(--serif);
  font-size: clamp(36px, 4vw, 56px);
  line-height: 1;
}

.numbers-grid span,
.mini-stats span,
.pipeline-card > span,
.portfolio-history-grid span,
.press-record-grid article > span {
  display: block;
  margin-top: 12px;
  color: rgba(255, 255, 255, 0.62);
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.18em;
  line-height: 1.45;
  text-transform: uppercase;
}

.story-chapters {
  background: var(--paper);
  color: var(--ink);
}

.story-chapters > .section-kicker,
.story-chapters > h2,
.portfolio-history > .section-kicker,
.portfolio-history > h2,
.portfolio-history > p,
.press-record > .section-kicker,
.press-record > h2,
.press-record > p,
.active-pipeline > .section-kicker,
.active-pipeline > h2,
.beyond-real-estate > .section-kicker,
.beyond-real-estate > h2,
.beyond-real-estate > p {
  width: min(1180px, 100%);
  margin-left: auto;
  margin-right: auto;
}

.story-chapter {
  display: grid;
  grid-template-columns: minmax(210px, 0.34fr) minmax(0, 1fr);
  gap: clamp(28px, 5.5vw, 76px);
  width: min(1180px, 100%);
  margin: 0 auto;
  padding: 48px 0;
  border-top: 1px solid var(--dark-line);
}

.story-chapter > span {
  color: var(--sand);
  font-size: 11px;
  font-weight: 700;
  letter-spacing: 0.2em;
  text-transform: uppercase;
}

.story-chapter h3 {
  margin-bottom: 18px;
  font-family: var(--serif);
  font-size: clamp(34px, 4vw, 58px);
  line-height: 1;
}

.story-chapter p {
  max-width: 860px;
  color: #5e574d;
  font-size: clamp(17px, 1.45vw, 20px);
  line-height: 1.72;
}

.story-chapter a,
.press-record-grid a {
  display: inline-flex;
  margin-top: 8px;
  color: #9f8650;
  font-size: 11px;
  font-weight: 700;
  letter-spacing: 0.16em;
  text-transform: uppercase;
}

.story-chapter blockquote {
  margin: 28px 0 0;
  max-width: 680px;
  color: var(--ink);
  font-family: var(--serif);
  font-size: clamp(26px, 3vw, 42px);
  font-style: italic;
  line-height: 1.1;
}

.mini-stats {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 10px;
  max-width: 760px;
  margin-top: 28px;
  background: transparent;
  border-left: 3px solid var(--champagne);
  padding-left: 14px;
}

.mini-stats div {
  padding: 20px;
  border: 1px solid var(--dark-line);
  background: var(--mist);
}

.mini-stats strong {
  display: block;
  color: var(--ink);
  font-family: var(--serif);
  font-size: 28px;
  line-height: 1;
}

.mini-stats span {
  color: #746c61;
}

.active-pipeline {
  background: var(--coal);
}

.pipeline-grid,
.portfolio-history-grid,
.press-record-grid,
.beyond-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 22px;
  width: min(1180px, 100%);
  margin: 48px auto 0;
}

.pipeline-grid {
  grid-template-columns: repeat(2, 1fr);
}

.pipeline-card,
.press-record-grid article,
.beyond-grid article {
  padding: clamp(30px, 3.4vw, 46px);
  border: 1px solid var(--line);
  background: rgba(255, 255, 255, 0.04);
}

.pipeline-card > span {
  color: var(--champagne);
  margin-top: 0;
}

.pipeline-card h3,
.beyond-grid h3 {
  margin: 18px 0 16px;
  font-family: var(--serif);
  font-size: clamp(32px, 3.4vw, 48px);
  line-height: 1;
}

.pipeline-card p,
.beyond-grid p {
  color: rgba(255, 255, 255, 0.68);
  font-size: 17px;
  line-height: 1.65;
}

.pipeline-card .mini-stats {
  grid-template-columns: repeat(2, 1fr);
}

.portfolio-history,
.press-record {
  background: var(--mist);
  color: var(--ink);
}

.portfolio-history-grid div {
  min-height: 150px;
  padding: 28px;
  border: 1px solid var(--dark-line);
  background: var(--paper);
  transition: border-color 180ms ease, transform 180ms ease;
}

.portfolio-history-grid div:hover {
  border-color: rgba(200, 181, 141, 0.8);
  transform: translateY(-2px);
}

.portfolio-history-grid strong {
  display: block;
  font-family: var(--serif);
  font-size: 27px;
  line-height: 1.08;
}

.portfolio-history-grid span,
.press-record-grid article > span {
  color: #9f8650;
}

.story-timeline {
  max-width: 1180px;
}

.press-record {
  background: var(--paper);
}

.press-record-grid article {
  background: var(--mist);
  border-color: var(--dark-line);
}

.press-record-grid h3 {
  margin: 16px 0 12px;
  font-family: var(--serif);
  font-size: 29px;
  line-height: 1.08;
}

.press-record-grid p {
  color: #5e574d;
  font-size: 16px;
  line-height: 1.6;
}

.beyond-real-estate {
  background: var(--ink);
}

.beyond-grid {
  margin-top: 38px;
}

.story-timeline li {
  grid-template-columns: 150px 1fr;
  padding: 24px 0;
}

.story-timeline strong {
  font-size: 31px;
}

.story-timeline span {
  max-width: 820px;
  line-height: 1.5;
}

.contact-panel {
  display: grid;
  grid-template-columns: 0.85fr 1.15fr;
  gap: clamp(32px, 6vw, 90px);
  max-width: 1240px;
  margin: 0 auto;
  padding: clamp(24px, 4vw, 48px);
  border: 1px solid var(--line);
  background: rgba(8, 8, 7, 0.72);
  backdrop-filter: blur(22px);
}

.contact-copy p {
  color: rgba(255, 255, 255, 0.68);
}

.contact-methods {
  display: grid;
  gap: 12px;
  margin-top: 28px;
}

.contact-methods a {
  color: var(--champagne);
  font-size: 13px;
  font-weight: 700;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.inquiry-form {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 18px;
}

.inquiry-form label,
.inquiry-form .wide {
  display: grid;
  gap: 8px;
}

.inquiry-form .wide {
  grid-column: 1 / -1;
}

.inquiry-form span {
  color: rgba(255, 255, 255, 0.66);
  font-size: 11px;
  font-weight: 700;
  letter-spacing: 0.16em;
  text-transform: uppercase;
}

input,
select,
textarea {
  width: 100%;
  border: 1px solid var(--line);
  border-radius: 0;
  background: rgba(255, 255, 255, 0.06);
  color: var(--paper);
  font: 500 15px var(--sans);
  outline: none;
}

input,
select {
  height: 48px;
  padding: 0 14px;
}

textarea {
  resize: vertical;
  min-height: 112px;
  padding: 14px;
}

select option {
  color: var(--ink);
}

input:focus,
select:focus,
textarea:focus {
  border-color: var(--champagne);
}

.footer {
  display: flex;
  justify-content: space-between;
  gap: 24px;
  padding: 28px clamp(22px, 5vw, 76px);
  background: var(--ink);
  color: rgba(255, 255, 255, 0.62);
}

.footer strong,
.footer span {
  display: block;
}

.footer strong {
  color: var(--paper);
  font-family: var(--serif);
  font-size: 28px;
}

.footer p {
  margin-bottom: 0;
  font-size: 12px;
}

@media (max-width: 1060px) {
  .desktop-nav,
  .header-phone {
    display: none;
  }

  .site-header {
    grid-template-columns: auto 1fr auto;
  }

  .menu-button {
    display: block;
  }

  .hero {
    min-height: 960px;
    padding-top: 104px;
  }

  .hero-content {
    margin-top: 0;
  }

  .hero-greg {
    width: min(330px, 40vw);
    height: 420px;
  }

  .hero-signature {
    right: 28px;
    bottom: 70px;
    width: min(430px, 52vw);
  }

  .proof-strip,
  .listing-grid,
  .listings-page-grid,
  .editorial-band,
  .greg,
  .contact-panel {
    grid-template-columns: 1fr;
  }

  .band-image.small {
    display: none;
  }

  .listing-card {
    min-height: 460px;
  }

  .feature-card {
    min-height: 560px;
  }

  .page-hero {
    min-height: 560px;
  }

  .story-panel {
    grid-template-columns: 1fr;
  }

  .property-hero,
  .property-overview,
  .property-feature-band {
    grid-template-columns: 1fr;
  }

  .property-hero,
  .property-hero-main {
    min-height: auto;
  }

  .property-hero-main {
    height: 58vw;
    min-height: 420px;
  }

  .property-hero-copy {
    padding-top: 54px;
  }

  .property-gallery {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .story-intro,
  .story-chapter,
  .pipeline-grid,
  .portfolio-history-grid,
  .press-record-grid,
  .beyond-grid {
    grid-template-columns: 1fr;
  }

  .numbers-grid {
    grid-template-columns: repeat(2, 1fr);
  }

  .story-intro-media {
    min-height: 520px;
  }

  .intro-grid,
  .section-top,
  .territory-head {
    grid-template-columns: 1fr;
  }

  .story-chapter {
    padding: 42px 0;
  }

  .story-chapter h3 {
    font-size: clamp(32px, 5vw, 46px);
  }

  .lifestyle-poster {
    min-height: 900px;
  }

  .poster-content {
    margin-bottom: 330px;
  }

  .poster-signature {
    width: min(420px, 58vw);
    margin-top: 34px;
  }

  .poster-portrait {
    width: min(300px, 40vw);
    height: 400px;
  }
}

@media (max-width: 760px) {
  .site-header {
    gap: 16px;
    padding: 16px 18px;
  }

  .site-header.is-scrolled {
    padding-top: 12px;
    padding-bottom: 12px;
  }

  .mobile-menu {
    inset: 68px 12px auto;
    max-height: calc(100vh - 84px);
    overflow-y: auto;
  }

  .brand-name {
    display: none;
  }

  .hero {
    min-height: 820px;
    padding-top: 104px;
    padding-left: 18px;
    padding-right: 18px;
    padding-bottom: 318px;
    text-align: center;
  }

  .page-hero {
    min-height: 440px;
    padding: 118px 20px 52px;
  }

  .property-hero-main {
    min-height: 320px;
    height: 68vw;
  }

  .property-hero-copy,
  .property-overview,
  .property-gallery-section {
    padding-left: 20px;
    padding-right: 20px;
  }

  .property-actions {
    display: grid;
  }

  .property-facts,
  .property-gallery {
    grid-template-columns: 1fr;
  }

  .property-gallery figure,
  .property-gallery figure.wide {
    grid-column: auto;
    min-height: 290px;
  }

  .page-hero h1 {
    font-size: clamp(42px, 13vw, 64px);
    line-height: 0.94;
    overflow-wrap: anywhere;
  }

  .page-hero p {
    font-size: 17px;
  }

  .timeline li {
    grid-template-columns: 1fr;
    gap: 10px;
  }

  .numbers-grid,
  .mini-stats,
  .pipeline-card .mini-stats {
    grid-template-columns: 1fr;
  }

  .numbers-grid {
    gap: 10px;
  }

  .numbers-grid div {
    min-height: 132px;
  }

  .story-intro-media {
    min-height: 430px;
  }

  .story-chapter {
    gap: 12px;
    padding: 30px 0;
  }

  .story-intro,
  .story-chapters,
  .active-pipeline,
  .portfolio-history,
  .press-record,
  .beyond-real-estate {
    padding-left: 20px;
    padding-right: 20px;
  }

  .story-intro-copy h2,
  .story-numbers h2,
  .story-chapters h2,
  .active-pipeline h2,
  .portfolio-history h2,
  .press-record h2,
  .beyond-real-estate h2 {
    font-size: clamp(36px, 11vw, 54px);
  }

  .story-chapter h3 {
    font-size: clamp(30px, 9vw, 42px);
  }

  .story-timeline li {
    grid-template-columns: 1fr;
  }

  .hero-shade {
    background:
      linear-gradient(180deg, rgba(12, 39, 56, 0.9) 0%, rgba(13, 44, 63, 0.48) 45%, rgba(8, 8, 7, 0.9) 100%);
  }

  .hero-rule {
    gap: 12px;
    margin-bottom: 18px;
    font-size: 15px;
    letter-spacing: 0.24em;
  }

  .hero-rule span {
    width: 46px;
  }

  h1 {
    font-size: clamp(42px, 13vw, 58px);
    line-height: 0.94;
    letter-spacing: 0.01em;
  }

  h1 em {
    margin-top: 10px;
    font-size: clamp(58px, 19vw, 82px);
    line-height: 0.68;
  }

  .hero-tagline {
    margin-top: 26px;
    font-size: 15px;
    letter-spacing: 0.18em;
  }

  .hero-copy {
    max-width: 330px;
    font-size: 15px;
  }

  .hero-actions {
    display: grid;
    grid-template-columns: 1fr;
    width: min(330px, 100%);
    margin: 0 auto;
  }

  .button {
    width: 100%;
    min-width: 0;
    padding-left: 16px;
    padding-right: 16px;
    white-space: normal;
  }

  .hero-greg {
    left: 50%;
    bottom: 96px;
    width: 168px;
    height: 226px;
    transform: translateX(-50%);
    opacity: 0.9;
  }

  .hero-signature {
    left: 18px;
    right: 18px;
    bottom: 26px;
    width: auto;
  }

  .hero-monogram {
    font-size: 42px;
  }

  .hero-signature strong {
    font-size: 25px;
    letter-spacing: 0.08em;
  }

  .hero-signature span {
    margin-top: 9px;
    font-size: 10px;
    letter-spacing: 0.13em;
  }

  .hero-signature a {
    margin-top: 14px;
    font-size: 28px;
  }

  .proof-strip,
  .intro-grid,
  .section-top,
  .territory-head,
  .zone-list article,
  .credential-grid,
  .inquiry-form {
    grid-template-columns: 1fr;
  }

  .proof-strip div {
    border-right: 0;
    border-bottom: 1px solid var(--line);
  }

  .intro,
  .portfolio,
  .territory,
  .contact,
  .greg {
    padding-left: 20px;
    padding-right: 20px;
  }

  .editorial-band {
    min-height: auto;
  }

  .band-image {
    min-height: 300px;
  }

  .band-copy {
    padding: 40px 20px;
  }

  .listing-grid,
  .listings-page-grid {
    gap: 14px;
  }

  .listing-card,
  .listings-page-grid .listing-card,
  .feature-card {
    min-height: 380px;
  }

  .listing-content {
    padding: 22px;
  }

  .zone-list article {
    gap: 8px;
  }

  .greg-photo {
    min-height: 520px;
  }

  .footer {
    display: grid;
  }

  .lifestyle-poster {
    min-height: 820px;
    padding-left: 20px;
    padding-right: 20px;
    justify-items: start;
    text-align: left;
  }

  .poster-content {
    margin-bottom: 330px;
  }

  .poster-rule {
    justify-content: flex-start;
    gap: 12px;
    font-size: 16px;
    letter-spacing: 0.22em;
  }

  .poster-rule span {
    width: 46px;
  }

  .lifestyle-poster h2 {
    font-size: clamp(46px, 14vw, 62px);
    line-height: 0.88;
  }

  .lifestyle-poster h2 em {
    margin-top: 10px;
    font-size: clamp(66px, 20vw, 86px);
  }

  .poster-tagline {
    margin-left: 0;
    font-size: 15px;
    letter-spacing: 0.18em;
  }

  .poster-portrait {
    left: 20px;
    bottom: 126px;
    width: 174px;
    height: 238px;
  }

  .poster-signature {
    width: calc(100% - 206px);
    margin-top: 26px;
    margin-left: auto;
  }

  .poster-monogram {
    font-size: 44px;
  }

  .poster-signature strong {
    font-size: 24px;
    letter-spacing: 0.08em;
  }

  .poster-signature span {
    margin-top: 10px;
    font-size: 10px;
    letter-spacing: 0.14em;
  }

  .poster-phone {
    right: 20px;
    bottom: 54px;
    font-size: 29px;
  }

  .contact-panel {
    padding: 22px;
  }

  .contact-methods a {
    overflow-wrap: anywhere;
  }

  .footer {
    gap: 12px;
  }
}

@media (max-width: 520px) {
  .section-kicker,
  .listing-content span,
  .band-copy span {
    font-size: 10px;
    letter-spacing: 0.14em;
    line-height: 1.5;
  }

  .hero-tagline,
  .poster-tagline {
    font-size: 13px;
    letter-spacing: 0.13em;
    line-height: 1.55;
  }

  .hero-copy {
    max-width: 100%;
  }

  .hero h1 {
    font-size: clamp(36px, 11.5vw, 50px);
    line-height: 1;
    letter-spacing: 0;
    overflow-wrap: normal;
  }

  .hero h1 em {
    font-size: clamp(54px, 18vw, 76px);
  }

  .intro h2,
  .portfolio h2,
  .territory h2,
  .greg h2,
  .contact h2,
  .cta-band h2,
  .timeline-section h2 {
    font-size: clamp(34px, 11vw, 46px);
    line-height: 1.02;
  }

  .proof-strip div {
    padding: 24px 20px;
  }

  .story-intro-media,
  .greg-photo {
    min-height: 360px;
  }

  .story-intro,
  .story-chapters,
  .active-pipeline,
  .portfolio-history,
  .press-record,
  .beyond-real-estate,
  .timeline-section {
    padding-left: 18px;
    padding-right: 18px;
  }

  .story-intro-copy .lead {
    font-size: 23px;
  }

  .numbers-grid div,
  .pipeline-card,
  .press-record-grid article,
  .beyond-grid article,
  .portfolio-history-grid div,
  .mini-stats div,
  .credential-grid div {
    padding: 22px 18px;
  }

  .story-chapter blockquote {
    font-size: 25px;
  }

  .timeline strong,
  .story-timeline strong {
    font-size: 28px;
  }

  .contact-panel {
    padding: 18px;
  }
}