:root{--navy:#0a1628;--navy-mid:#0f2040;--navy-light:#162952;--gold:#c9a84c;--gold-light:#e2c97e;--gold-dim:rgba(201,168,76,.15);
--cream:#f5f0e8;--sand:#efe7d8;--off:#faf9f7;--white:#fff;--text:#0a1628;--mid:rgba(10,22,40,.84);--soft:rgba(10,22,40,.66);
--line:rgba(10,22,40,.12);--shadow:0 6px 30px rgba(10,22,40,.10);--r:14px}
*{box-sizing:border-box}html{scroll-behavior:smooth}
body{margin:0;background:var(--off);color:var(--text);font-family:"Josefin Sans",system-ui,sans-serif;font-weight:400;line-height:1.65;-webkit-font-smoothing:antialiased}
h1,h2,h3,.serif{font-family:"Cormorant Garamond",Georgia,serif;font-weight:500;line-height:1.12;margin:0}
h1{font-size:clamp(2.3rem,5vw,4.2rem)}h2{font-size:clamp(1.9rem,3.4vw,2.8rem)}h3{font-size:1.45rem}
p{margin:0 0 1rem}a{color:inherit}img{max-width:100%;display:block}
.wrap{max-width:1240px;margin:0 auto;padding:0 clamp(1rem,4vw,2.5rem)}
.eyebrow{font-size:.72rem;letter-spacing:.22em;text-transform:uppercase;color:var(--gold);font-weight:600;margin-bottom:.7rem}
.btn{display:inline-flex;align-items:center;gap:.5rem;padding:.95rem 1.7rem;border-radius:999px;font-weight:600;letter-spacing:.06em;text-transform:uppercase;font-size:.78rem;text-decoration:none;border:1.5px solid transparent;transition:.2s;cursor:pointer}
.btn-gold{background:var(--gold);color:var(--navy)}.btn-gold:hover{background:var(--gold-light)}
.btn-navy{background:var(--navy);color:#fff}.btn-navy:hover{background:var(--navy-light)}
.btn-line{border-color:rgba(255,255,255,.55);color:#fff}.btn-line:hover{background:rgba(255,255,255,.12)}
.btn-line-dark{border-color:var(--navy);color:var(--navy)}.btn-line-dark:hover{background:var(--navy);color:#fff}
/* nav */
nav{position:sticky;top:0;z-index:50;background:rgba(250,249,247,.92);backdrop-filter:blur(10px);border-bottom:1px solid var(--line)}
.nav-in{display:flex;align-items:center;justify-content:space-between;height:72px}
.brand{text-decoration:none;display:flex;flex-direction:column;line-height:1.1}
.brand b{font-family:"Cormorant Garamond",serif;font-weight:600;font-size:1.35rem;letter-spacing:.02em}.brand span{font-size:.62rem;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);font-weight:600}
.links{display:flex;gap:1.6rem;list-style:none;margin:0;padding:0;align-items:center}.links a{text-decoration:none;font-size:.8rem;letter-spacing:.1em;text-transform:uppercase;font-weight:600;color:var(--mid)}
.links a:hover{color:var(--gold)}.links .cta{background:var(--navy);color:#fff;padding:.7rem 1.2rem;border-radius:999px}
.burger{display:none;background:none;border:0;width:40px;height:40px;cursor:pointer}.burger span{display:block;height:2px;background:var(--navy);margin:6px 8px}
.mob{display:none;position:fixed;inset:0;background:var(--navy);z-index:60;padding:5rem 2rem;flex-direction:column;gap:1.2rem}.mob a{color:#fff;text-decoration:none;font-size:1.3rem;font-family:"Cormorant Garamond",serif}
.mob.open{display:flex}.mob .x{position:absolute;top:1.2rem;right:1.4rem;background:none;border:0;color:#fff;font-size:2rem;cursor:pointer}
@media(max-width:900px){.links{display:none}.burger{display:block}}
/* hero */
.hero{position:relative;min-height:88vh;display:flex;align-items:flex-end;color:#fff;overflow:hidden;background:var(--navy)}
.hero video,.hero .bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(10,22,40,.15) 0%,rgba(10,22,40,.25) 45%,rgba(10,22,40,.85) 100%)}
.hero .wrap{position:relative;z-index:2;padding-bottom:5rem;padding-top:6rem}
.hero h1{max-width:14ch}.hero p.lead{font-size:1.15rem;max-width:44ch;color:rgba(255,255,255,.88);margin:1.2rem 0 1.8rem}
.hero .acts{display:flex;gap:.8rem;flex-wrap:wrap}
/* trust */
.trust{background:var(--navy);color:#fff;border-top:1px solid rgba(201,168,76,.3)}
.trust .wrap{display:flex;flex-wrap:wrap;justify-content:space-between;gap:1.2rem 2rem;padding-top:1.4rem;padding-bottom:1.4rem}
.trust .wrap>div{display:flex;flex-direction:column}.trust b{font-family:"Cormorant Garamond",serif;font-size:1.7rem;font-weight:600;color:var(--gold-light)}.trust small{font-size:.7rem;letter-spacing:.16em;text-transform:uppercase;color:rgba(255,255,255,.7)}
/* sections */
section{padding:clamp(3.5rem,7vw,6rem) 0}.cream{background:var(--cream)}.navybg{background:var(--navy);color:#fff}.navybg .eyebrow{color:var(--gold-light)}
.sec-head{max-width:62ch;margin-bottom:2.6rem}.sec-head p{color:var(--soft);font-size:1.05rem}
.grid{display:grid;gap:1.4rem}.g2{grid-template-columns:repeat(2,1fr)}.g3{grid-template-columns:repeat(3,1fr)}.g4{grid-template-columns:repeat(4,1fr)}
@media(max-width:1000px){.g3,.g4{grid-template-columns:repeat(2,1fr)}}@media(max-width:600px){.g2,.g3,.g4{grid-template-columns:1fr}}
/* cards */
.card{background:#fff;border-radius:var(--r);overflow:hidden;box-shadow:var(--shadow);text-decoration:none;color:inherit;display:flex;flex-direction:column;transition:transform .25s}.card:hover{transform:translateY(-4px)}
.card .ph{aspect-ratio:4/3;overflow:hidden;background:var(--sand)}.card .ph img{width:100%;height:100%;object-fit:cover;transition:transform .6s}.card:hover .ph img{transform:scale(1.05)}
.card .bd{padding:1.2rem 1.3rem 1.4rem;display:flex;flex-direction:column;gap:.4rem;flex:1}
.card h3{font-size:1.5rem}.card .loc{font-size:.7rem;letter-spacing:.16em;text-transform:uppercase;color:var(--gold);font-weight:600}
.card p{color:var(--soft);font-size:.93rem;margin:0;flex:1}.card .facts{display:flex;gap:1rem;font-size:.78rem;color:var(--mid);margin-top:.6rem;letter-spacing:.04em}
.card.big{grid-column:span 2;grid-row:span 2}.card.big .ph{aspect-ratio:auto;flex:1;min-height:320px}.card.big h3{font-size:2rem}
@media(max-width:600px){.card.big{grid-column:span 1;grid-row:span 1}.card.big .ph{aspect-ratio:4/3;min-height:0}}
.mk{position:relative;border-radius:var(--r);overflow:hidden;min-height:340px;display:flex;align-items:flex-end;color:#fff;text-decoration:none}
.mk img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform .6s}.mk:hover img{transform:scale(1.05)}
.mk:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(10,22,40,0) 30%,rgba(10,22,40,.88) 100%)}
.mk div{position:relative;z-index:2;padding:1.6rem}.mk h3{font-size:1.9rem}.mk small{display:block;font-size:.72rem;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-light);margin-top:.3rem}
/* why direct */
.why{display:grid;grid-template-columns:repeat(4,1fr);gap:1.4rem}.why.two{grid-template-columns:repeat(2,1fr);max-width:960px}@media(max-width:900px){.why{grid-template-columns:repeat(2,1fr)}}@media(max-width:560px){.why{grid-template-columns:1fr}}
.why div{background:var(--navy-mid);border:1px solid rgba(201,168,76,.25);border-radius:var(--r);padding:1.6rem}.why b{display:block;font-family:"Cormorant Garamond",serif;font-size:1.5rem;color:var(--gold-light);margin-bottom:.5rem}.why p{color:rgba(255,255,255,.8);font-size:.95rem;margin:0}
/* capture */
.cap{display:grid;grid-template-columns:1.2fr 1fr;gap:3rem;align-items:center}@media(max-width:800px){.cap{grid-template-columns:1fr}}
form.f{display:grid;gap:.8rem}form.f input{padding:.95rem 1.1rem;border:1px solid var(--line);border-radius:10px;font:inherit;background:#fff}form.f .row{display:grid;grid-template-columns:1fr 1fr;gap:.8rem}
form.f small{color:var(--soft);font-size:.78rem}
/* footer */
footer{background:var(--navy);color:rgba(255,255,255,.75);padding:3.5rem 0 2rem;font-size:.9rem}
.fg{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:2rem}@media(max-width:800px){.fg{grid-template-columns:1fr 1fr}}@media(max-width:500px){.fg{grid-template-columns:1fr}}
footer .fb{font-family:"Cormorant Garamond",serif;color:#fff;font-size:1.5rem;margin-bottom:.6rem}footer .ft{font-size:.68rem;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);margin-bottom:.8rem;font-weight:600}
footer ul{list-style:none;padding:0;margin:0}footer li{margin:.35rem 0}footer a{color:rgba(255,255,255,.75);text-decoration:none}footer a:hover{color:var(--gold-light)}
.copy{border-top:1px solid rgba(255,255,255,.12);margin-top:2.5rem;padding-top:1.4rem;font-size:.75rem;display:flex;justify-content:space-between;flex-wrap:wrap;gap:.6rem;color:rgba(255,255,255,.5)}
/* property page */
.pgal{display:grid;grid-template-columns:2fr 1fr 1fr;grid-template-rows:260px 260px;gap:.6rem;border-radius:var(--r);overflow:hidden;margin-top:1.4rem;position:relative}
.pgal a{display:block;overflow:hidden;background:var(--sand)}.pgal a:first-child{grid-row:span 2}.pgal img{width:100%;height:100%;object-fit:cover;transition:transform .5s}.pgal a:hover img{transform:scale(1.04)}
.pgal .all{position:absolute;right:1rem;bottom:1rem;background:#fff;color:var(--navy);padding:.6rem 1rem;border-radius:999px;font-size:.75rem;font-weight:600;letter-spacing:.08em;text-transform:uppercase;text-decoration:none;box-shadow:var(--shadow)}
@media(max-width:800px){.pgal{grid-template-columns:1fr 1fr;grid-template-rows:220px 160px}.pgal a:first-child{grid-column:span 2;grid-row:auto}.pgal a:nth-child(n+4){display:none}}
.plead{display:grid;grid-template-columns:1fr 360px;gap:3rem;align-items:start;margin-top:2.5rem}@media(max-width:900px){.plead{grid-template-columns:1fr}}
.facts{display:flex;flex-wrap:wrap;gap:.6rem 1.6rem;color:var(--mid);font-size:.85rem;letter-spacing:.04em;margin:1rem 0 1.6rem}.facts b{font-weight:600;color:var(--navy)}
.chips{display:flex;flex-wrap:wrap;gap:.5rem;margin-bottom:1.8rem}.chips span{border:1px solid var(--line);background:#fff;border-radius:999px;padding:.4rem .9rem;font-size:.78rem;letter-spacing:.04em}
.desc{font-size:1.02rem;color:var(--mid)}.desc p{margin:0 0 1rem}.desc.clamp{max-height:32rem;overflow:hidden;position:relative}.desc.clamp:after{content:"";position:absolute;left:0;right:0;bottom:0;height:8rem;background:linear-gradient(rgba(250,249,247,0),var(--off))}
.more{background:none;border:0;color:var(--navy);font:inherit;font-weight:600;text-decoration:underline;cursor:pointer;padding:0;margin:.4rem 0 2rem}
.book{position:sticky;top:90px;background:#fff;border-radius:var(--r);box-shadow:var(--shadow);padding:1.6rem;border-top:4px solid var(--gold)}
.book .from{font-family:"Cormorant Garamond",serif;font-size:1.9rem;font-weight:600}.book .from small{font-family:"Josefin Sans",sans-serif;font-size:.75rem;color:var(--soft);font-weight:400;letter-spacing:.06em}
.book .btn{width:100%;justify-content:center;margin:1rem 0 .8rem}.book ul{list-style:none;padding:0;margin:.4rem 0 0;font-size:.82rem;color:var(--soft)}.book li{padding:.3rem 0;border-top:1px solid var(--line)}
.amen.clamp div:nth-child(n+25){display:none}.amen{columns:2;gap:2rem;font-size:.92rem;color:var(--mid)}.amen div{break-inside:avoid;padding:.3rem 0;border-bottom:1px solid var(--line)}@media(max-width:600px){.amen{columns:1}}
.beds{display:flex;gap:.8rem;flex-wrap:wrap}.beds div{background:#fff;border:1px solid var(--line);border-radius:10px;padding:.8rem 1.1rem;font-size:.9rem}.beds b{display:block;font-family:"Cormorant Garamond",serif;font-size:1.5rem}
.map{border-radius:var(--r);overflow:hidden;box-shadow:var(--shadow);aspect-ratio:16/8}.map iframe{width:100%;height:100%;border:0}
.h3s{margin:2.6rem 0 1rem}
/* lightbox */
.lb{display:none;position:fixed;inset:0;background:rgba(10,22,40,.96);z-index:100;flex-direction:column}.lb.open{display:flex}
.lb .top{display:flex;justify-content:space-between;align-items:center;padding:1rem 1.4rem;color:#fff;font-size:.85rem}.lb .top button{background:none;border:0;color:#fff;font-size:2rem;cursor:pointer}
.lb .stage{flex:1;display:flex;align-items:center;justify-content:center;position:relative;padding:0 3.5rem}.lb .stage img{max-height:80vh;max-width:100%;object-fit:contain;border-radius:6px}
.lb .nav{position:absolute;top:50%;transform:translateY(-50%);background:rgba(255,255,255,.12);border:0;color:#fff;font-size:2rem;width:48px;height:48px;border-radius:50%;cursor:pointer}.lb .prev{left:.8rem}.lb .next{right:.8rem}
.lb .cap{color:rgba(255,255,255,.8);text-align:center;padding:.6rem 1rem 1.2rem;font-size:.85rem}
.gridall{display:grid;grid-template-columns:repeat(3,1fr);gap:.6rem;margin-top:1rem}.gridall a{aspect-ratio:4/3;overflow:hidden;border-radius:8px;background:var(--sand)}.gridall img{width:100%;height:100%;object-fit:cover}@media(max-width:600px){.gridall{grid-template-columns:repeat(2,1fr)}}
.note{background:var(--gold-dim);border-left:3px solid var(--gold);padding:1rem 1.2rem;border-radius:0 10px 10px 0;font-size:.92rem;color:var(--mid)}
.prose{max-width:70ch;font-size:1.05rem;color:var(--mid)}.prose h3{margin:2rem 0 .6rem}