*{box-sizing:border-box;margin:0;padding:0}
:root{--ink:#1f2a2e;--muted:#4a5558;--soft:#6b7477;--line:#d9d4ca;--bg:#fbfaf7;--accent:#c46a2b}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{font-family:Inter,system-ui,-apple-system,"Segoe UI",sans-serif;color:var(--ink);background:var(--bg);line-height:1.55;font-size:16px}
.serif{font-family:"DM Serif Display",Georgia,serif;font-weight:400}
img{display:block;width:100%;height:100%;object-fit:cover}
a{color:inherit}
.wrap{max-width:1100px;margin:0 auto;padding:0 22px}
main>section.wrap{padding-top:72px}
.kicker{font-size:12px;text-transform:uppercase;letter-spacing:.18em;color:var(--accent);font-weight:700}
h2.serif{font-size:clamp(28px,4.2vw,40px);line-height:1.12;margin-top:6px}
.sub{color:var(--muted);margin-top:8px;max-width:680px}
.btn{display:inline-block;text-decoration:none;font-weight:600;font-size:15px;padding:12px 20px;border-radius:40px;border:1.5px solid currentColor;transition:opacity .15s}
.btn:hover{opacity:.85}
.btn.light{background:var(--bg);color:var(--ink);border-color:var(--bg)}
.btn.ghost{color:#fff;border-color:rgba(255,255,255,.8)}

/* hero */
.hero{position:relative;height:min(88vh,760px);min-height:460px;color:#fff;overflow:hidden;background:#333}
.hero picture,.hero img{position:absolute;inset:0}
.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.15) 0%,rgba(0,0,0,0) 30%,rgba(0,0,0,0) 45%,rgba(0,0,0,.65) 100%)}
.hero .tag{position:absolute;top:22px;left:22px;z-index:2;background:var(--bg);color:var(--ink);font-size:12px;font-weight:700;letter-spacing:.18em;text-transform:uppercase;padding:8px 14px;border-radius:3px}
.hero .addr{position:absolute;left:0;right:0;bottom:36px;z-index:2}
.hero h1{font-size:clamp(38px,7vw,72px);line-height:1.02}
.hero .addr p{font-size:clamp(16px,2vw,20px);font-weight:500;margin-top:8px;opacity:.95}
.hero-cta{margin-top:20px;display:flex;gap:10px;flex-wrap:wrap}

/* intro */
main>section.wrap.intro{padding-top:40px}
.headline{font-size:clamp(28px,4.4vw,44px);line-height:1.12;margin-top:0}
.lede{font-size:clamp(17px,2vw,20px);color:var(--muted);margin-top:10px}
.stats{display:grid;grid-template-columns:repeat(4,1fr);margin-top:28px;border-top:2px solid var(--ink);border-bottom:1px solid var(--line)}
.stat{padding:18px 18px;border-right:1px solid var(--line)}
.stat:first-child{padding-left:0}.stat:last-child{border-right:0}
.stat .n{font-family:"DM Serif Display",Georgia,serif;font-size:clamp(28px,4vw,40px);line-height:1.05}
.stat .l{font-size:11.5px;text-transform:uppercase;letter-spacing:.12em;color:var(--soft);margin-top:6px;font-weight:600}
.rentnote{margin-top:18px;display:inline-block;background:#efe9de;padding:10px 16px;border-radius:6px;font-size:15px}

/* grids */
.grid{display:grid;gap:10px;margin-top:24px}
figure{position:relative;overflow:hidden;border-radius:6px;background:#ddd}
figure a{display:block;height:100%;cursor:zoom-in}
figure img{transition:transform .4s}
figure:hover img{transform:scale(1.03)}
figcaption{position:absolute;left:10px;bottom:10px;background:rgba(251,250,247,.94);color:var(--ink);font-size:12px;font-weight:600;letter-spacing:.03em;padding:4px 10px;border-radius:3px;pointer-events:none}
.g-front{grid-template-columns:repeat(3,1fr);grid-auto-rows:220px}
.g-front .wide{grid-column:span 2;grid-row:span 2}
.g-front figure:nth-child(2){grid-row:span 1}
.g-adu{grid-template-columns:1.25fr 1fr;grid-template-rows:240px 240px}
.g-adu .tall{grid-row:span 2}
.features{display:grid;grid-template-columns:1fr 1fr;gap:10px 36px;margin-top:26px;list-style:none}
.features li{position:relative;padding-left:22px}
.features li::before{content:"";position:absolute;left:0;top:.6em;width:8px;height:8px;background:var(--accent);border-radius:50%}

/* gallery */
.gallery{display:grid;grid-template-columns:repeat(3,1fr);gap:10px;margin-top:22px}
.gallery a{display:block;aspect-ratio:3/2;overflow:hidden;border-radius:6px;background:#ddd;cursor:zoom-in}
.gallery img{transition:transform .4s}
.gallery a:hover img{transform:scale(1.04)}

/* details + location */
.two{display:grid;grid-template-columns:1fr 1fr;gap:48px}
.details{width:100%;border-collapse:collapse;margin-top:16px;font-size:15px}
.details td{padding:10px 0;border-bottom:1px solid #e3ded4;vertical-align:top}
.details td:first-child{color:var(--soft);padding-right:12px}
.details td:last-child{font-weight:600;text-align:right}
.loc{list-style:none;margin-top:14px}
.loc li{display:flex;justify-content:space-between;gap:12px;border-bottom:1px dotted #cfc9bd;padding:9px 0}
.loc li span:last-child{font-weight:600;white-space:nowrap}
.note{font-size:13px;color:#7d8588;margin-top:8px}

/* contact */
.contact{background:var(--ink);color:#fff;border-radius:10px;padding:34px 36px;display:flex;justify-content:space-between;align-items:center;gap:24px;flex-wrap:wrap}
.contact .big{font-size:clamp(26px,3.5vw,34px)}
.contact .small{opacity:.9;margin-top:6px;font-size:17px;max-width:620px}
.contact .right{text-align:right}
.contact .right b{display:block;font-size:19px}
.contact .right>a{font-size:17px;text-decoration:underline;text-underline-offset:3px}
.contact .btns{display:flex;gap:10px;margin-top:14px;justify-content:flex-end;flex-wrap:wrap}
.fine{font-size:13px;color:#7d8588;margin-top:28px;margin-bottom:48px;line-height:1.5}
.fine .eho{margin-top:6px;font-weight:600;color:var(--soft)}

/* lightbox */
.lb{position:fixed;inset:0;z-index:50;background:rgba(15,20,22,.94);display:flex;align-items:center;justify-content:center}
.lb[hidden]{display:none}
.lb figure{background:none;border-radius:0;max-width:94vw;max-height:88vh;overflow:visible}
.lb img{width:auto;height:auto;max-width:94vw;max-height:82vh;object-fit:contain;margin:0 auto;border-radius:4px}
.lb figcaption{position:static;display:block;text-align:center;background:none;color:#eee;font-size:14px;margin-top:10px}
.lb button{position:absolute;background:rgba(255,255,255,.12);color:#fff;border:0;width:48px;height:48px;border-radius:50%;font-size:30px;line-height:1;cursor:pointer}
.lb-x{top:14px;right:14px}
.lb-prev{left:12px;top:50%;transform:translateY(-50%)}
.lb-next{right:12px;top:50%;transform:translateY(-50%)}

@media (max-width:760px){
  body{font-size:15.5px}
  main>section.wrap{padding-top:52px}
  .wrap{padding:0 18px}
  .hero{height:78vh;min-height:440px}
  .hero .tag{top:16px;left:18px;font-size:11px}
  .hero .addr{bottom:26px}
  .stats{grid-template-columns:1fr 1fr}
  .stat{padding:14px 12px}
  .stat:nth-child(2){border-right:0}
  .stat:nth-child(3){padding-left:0}
  .stat:nth-child(-n+2){border-bottom:1px solid var(--line)}
  .g-front{grid-template-columns:1fr 1fr;grid-auto-rows:150px}
  .g-front .wide{grid-column:span 2;grid-row:span 1;height:auto}
  .g-front figure:first-child{grid-row:span 2}
  .g-adu{grid-template-columns:1fr 1fr;grid-template-rows:220px 150px}
  .g-adu .tall{grid-column:span 2;grid-row:span 1}
  .features{grid-template-columns:1fr;gap:8px}
  .gallery{grid-template-columns:1fr 1fr;gap:8px}
  .d-only{display:none}
  .gallery a:first-child{grid-column:span 2}
  .two{grid-template-columns:1fr;gap:48px}
  .contact{padding:26px 22px;flex-direction:column;align-items:flex-start}
  .contact .right{text-align:left}
  .contact .btns{justify-content:flex-start}
  .lb-prev,.lb-next{top:auto;bottom:18px;transform:none}
}

/* inquiry form */
.form-wrap{display:block}
.form-head{margin-bottom:20px}
.inq{display:grid;gap:14px}
.inq .row2{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.inq label{display:flex;flex-direction:column;gap:6px;font-size:14px;font-weight:600;color:#e8ecec}
.inq .opt{font-weight:400;opacity:.7}
.inq select{height:46px}
.inq input,.inq select,.inq textarea{font:inherit;font-size:16px;font-weight:400;color:var(--ink);background:#fbfaf7;border:1px solid #c9c3b7;border-radius:6px;padding:11px 12px;width:100%}
.inq textarea{resize:vertical;min-height:120px}
.inq input:focus,.inq select:focus,.inq textarea:focus{outline:2px solid var(--accent);outline-offset:1px}
.inq .movein{max-width:calc(50% - 7px)}
.inq .hp{position:absolute;left:-10000px;width:1px;height:1px;overflow:hidden}
.form-foot{display:flex;gap:10px;flex-wrap:wrap;margin-top:4px}
.inq button{cursor:pointer;font:inherit;font-weight:600}
.inq button:disabled{opacity:.6;cursor:wait}
.status{min-height:1.4em;font-size:15px;margin:0}
.status.ok{color:#9fe0b0}.status.err{color:#ffb4a2}
@media (max-width:760px){.inq .row2{grid-template-columns:1fr}.inq .movein{max-width:none}}

/* sticky section nav */
.skip{position:absolute;left:-9999px;top:8px;z-index:100;background:var(--bg);color:var(--ink);padding:10px 14px;border-radius:6px;font-weight:600}
.skip:focus{left:12px}
.topnav{position:fixed;top:0;left:0;right:0;z-index:40;color:#fff;background:linear-gradient(180deg,rgba(15,20,22,.55),rgba(15,20,22,.18));-webkit-backdrop-filter:blur(6px);backdrop-filter:blur(6px);transition:background .25s,box-shadow .25s,color .25s}
.topnav.solid{background:var(--ink);box-shadow:0 2px 14px rgba(0,0,0,.18)}
.nav-in{max-width:1100px;margin:0 auto;padding:0 22px;height:60px;display:flex;align-items:center;gap:18px}
.brand{font-size:19px;text-decoration:none;white-space:nowrap;margin-right:auto}
.nav-links{list-style:none;display:flex;gap:4px;align-items:center}
.nav-links a{display:flex;align-items:center;min-height:44px;padding:0 13px;border-radius:40px;text-decoration:none;font-size:14px;font-weight:600;white-space:nowrap;opacity:.88;transition:background .15s,opacity .15s,color .15s}
.nav-links a:hover{opacity:1;background:rgba(255,255,255,.12)}
.nav-links a[aria-current="true"]{opacity:1;background:var(--bg);color:var(--ink)}
.nav-pdf{display:inline-flex;align-items:center;min-height:38px;padding:0 15px;border-radius:40px;border:1.5px solid rgba(255,255,255,.75);text-decoration:none;font-size:13.5px;font-weight:600;white-space:nowrap}
.nav-pdf:hover{background:rgba(255,255,255,.12)}
.topnav a:focus-visible,.btn:focus-visible,.gallery a:focus-visible,figure a:focus-visible{outline:3px solid var(--accent);outline-offset:2px}
[id]{scroll-margin-top:76px}
.hero .tag{top:82px}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}}
@media (max-width:900px){.brand{display:none}.nav-links{margin-right:auto}}
@media (max-width:760px){
  .nav-in{padding:0;height:58px;gap:0}
  .nav-pdf{display:none}
  .nav-links{flex:1;overflow-x:auto;-webkit-overflow-scrolling:touch;scrollbar-width:none;padding:0 12px;gap:6px;scroll-padding:0 12px}
  .nav-links::-webkit-scrollbar{display:none}
  .nav-links a{font-size:14px;padding:0 14px;background:rgba(255,255,255,.1)}
  [id]{scroll-margin-top:70px}
  .hero .tag{top:74px}
}

/* grouped gallery + back-house bedrooms */
.g-title{font-size:13px;text-transform:uppercase;letter-spacing:.14em;color:var(--soft);font-weight:700;margin-top:26px}
.g-title+.gallery{margin-top:10px}
.gallery.g-lead a:first-child{grid-column:span 2;grid-row:span 1}
.g-pair{grid-template-columns:1fr 1fr;grid-template-rows:260px;margin-top:10px}
.nav-links .sm{display:none}
@media (max-width:760px){.g-pair{grid-template-rows:170px}}

/* mobile: hero bleeds under the iOS status bar; translucent nav padded by the safe area */
html{background:#1f2a2e}
body{min-height:100vh}
.topnav{padding-top:env(safe-area-inset-top);padding-left:env(safe-area-inset-left);padding-right:env(safe-area-inset-right)}
@media (max-width:640px){
  .topnav{background:linear-gradient(180deg,rgba(20,28,34,.62) 0%,rgba(20,28,34,.38) 70%,rgba(20,28,34,0) 100%);-webkit-backdrop-filter:none;backdrop-filter:none}
  .topnav.solid{background:var(--ink)}
  .nav-in{position:relative}
  .nav-links{gap:3px;padding:0 8px;scroll-padding:0 8px}
  .nav-links a{padding:0 9px;font-size:14px;background:rgba(20,28,34,.34);-webkit-backdrop-filter:blur(8px);backdrop-filter:blur(8px)}
  .topnav.solid .nav-links a{background:rgba(255,255,255,.08);-webkit-backdrop-filter:none;backdrop-filter:none}
  .topnav .nav-links a[aria-current="true"],.topnav.solid .nav-links a[aria-current="true"]{background:var(--bg);color:var(--ink)}
  .nav-links .lg{display:none}.nav-links .sm{display:inline}
  .nav-in::after{content:"";position:absolute;right:0;top:0;bottom:0;width:34px;pointer-events:none;background:linear-gradient(90deg,rgba(20,28,34,0),rgba(20,28,34,.55));opacity:0;transition:opacity .2s}
  .topnav.solid .nav-in::after{background:linear-gradient(90deg,rgba(31,42,46,0),#1f2a2e)}
  .topnav.more .nav-in::after{opacity:1}
  .hero{height:calc(78vh + env(safe-area-inset-top));min-height:460px}
  .hero .tag{top:calc(env(safe-area-inset-top) + 78px);left:18px}
  .hero h1{font-size:clamp(30px,8.9vw,40px)}
  .hero .addr p{font-size:15.5px}
  [id]{scroll-margin-top:calc(70px + env(safe-area-inset-top))}
}