:root{
  --night:#0c1d18; --night-2:#0f241e; --night-3:#15302a;
  --ink:#19241f; --bone:#f1ede4; --bone-2:#e8e1d3; --card:#fbf9f4;
  --champ:#b08a52; --champ-l:#cdae82;
  --muted:#7d857d; --line:#ddd5c5; --line-d:rgba(241,237,228,.14);
  --wa:#1fa855;
  --ease:cubic-bezier(.2,.7,.2,1);
}
*{box-sizing:border-box;-webkit-tap-highlight-color:transparent}
html{scroll-behavior:smooth}
body{margin:0;background:var(--bone);color:var(--ink);
  font-family:Inter,system-ui,sans-serif;font-size:15px;line-height:1.55;-webkit-font-smoothing:antialiased}
.serif{font-family:"Bodoni Moda",Georgia,serif}
h1,h2,h3{font-family:"Bodoni Moda",Georgia,serif;font-weight:500;margin:0;letter-spacing:-.01em;line-height:1.04}
button{font-family:inherit;cursor:pointer;border:none;background:none;color:inherit}
a{color:inherit;text-decoration:none}
img{display:block;max-width:100%}
.wrap{max-width:1240px;margin:0 auto;padding:0 30px}
.hidden{display:none!important}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important;animation:none!important}}

.eyebrow{font-family:Inter;font-size:11px;font-weight:600;letter-spacing:.28em;
  text-transform:uppercase;color:var(--champ)}
.eyebrow.dim{color:var(--champ-l)}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:9px;font-family:Inter;
  font-weight:500;font-size:13.5px;letter-spacing:.02em;padding:13px 26px;border-radius:2px;
  transition:.3s var(--ease)}
.btn-fill{background:var(--champ);color:#1a130a}
.btn-fill:hover{background:#9b7842}
.btn-line{border:1px solid var(--line);color:var(--ink);background:transparent}
.btn-line:hover{border-color:var(--ink);background:var(--ink);color:var(--bone)}
.btn-line-d{border:1px solid var(--line-d);color:var(--bone);background:transparent}
.btn-line-d:hover{background:var(--bone);color:var(--night);border-color:var(--bone)}
.btn-wa{background:var(--wa);color:#fff}
.btn-wa:hover{filter:brightness(.94)}
.btn-sm{padding:10px 18px;font-size:12.5px}

/* nav */
header.nav{position:fixed;top:0;left:0;right:0;z-index:50;transition:.4s var(--ease)}
.nav.scrolled{background:rgba(11,29,24,.9);backdrop-filter:blur(12px);box-shadow:0 1px 0 var(--line-d)}
.nav-in{display:flex;align-items:center;justify-content:space-between;height:84px;transition:.4s var(--ease)}
.nav.scrolled .nav-in{height:70px}
.logo{display:flex;align-items:center;gap:13px;cursor:pointer}
.logo .mark{width:42px;height:42px;border:1px solid var(--champ);display:grid;place-items:center;
  color:var(--champ-l);font-family:"Bodoni Moda";font-weight:600;font-size:22px}
.logo .nm{color:var(--bone);font-family:"Bodoni Moda";font-weight:600;font-size:21px;letter-spacing:.04em;line-height:1}
.logo .nm small{display:block;font-family:Inter;font-weight:500;font-size:9.5px;
  letter-spacing:.34em;text-transform:uppercase;color:#8fa39a;margin-top:5px}
nav.links{display:flex;gap:34px;align-items:center}
nav.links a{color:#d7e0da;font-family:Inter;font-weight:500;font-size:13px;letter-spacing:.04em;
  cursor:pointer;position:relative;padding:4px 0}
nav.links a:after{content:"";position:absolute;left:0;bottom:0;width:0;height:1px;background:var(--champ);transition:.3s var(--ease)}
nav.links a:hover{color:#fff}
nav.links a:hover:after{width:100%}
.nav-cta{display:flex;gap:12px;align-items:center}
@media(max-width:880px){nav.links,.nav-cta .btn-line-d{display:none}}

/* hamburger toggle + mobile drawer */
.navtoggle{display:none;width:42px;height:42px;flex:none;border:1px solid var(--line-d);background:transparent;border-radius:2px;padding:0;position:relative}
.navtoggle span{position:absolute;left:11px;right:11px;height:1.6px;background:var(--bone);transition:.32s var(--ease)}
.navtoggle span:nth-child(1){top:14px}.navtoggle span:nth-child(2){top:20px}.navtoggle span:nth-child(3){top:26px}
body.menu-open .navtoggle span:nth-child(1){top:20px;transform:rotate(45deg)}
body.menu-open .navtoggle span:nth-child(2){opacity:0}
body.menu-open .navtoggle span:nth-child(3){top:20px;transform:rotate(-45deg)}
.mobnav{position:fixed;top:0;right:0;z-index:49;width:min(82vw,340px);height:100vh;height:100dvh;background:rgba(11,29,24,.97);backdrop-filter:blur(14px);display:flex;flex-direction:column;justify-content:center;gap:2px;padding:90px 34px calc(env(safe-area-inset-bottom,0px) + 34px);transform:translateX(100%);transition:transform .4s var(--ease);box-shadow:-30px 0 80px -40px rgba(0,0,0,.7);visibility:hidden}
body.menu-open .mobnav{transform:translateX(0);visibility:visible}
.mobnav a{color:#e7ece8;font-family:"Bodoni Moda",Georgia,serif;font-size:25px;font-weight:500;padding:14px 0;border-bottom:1px solid var(--line-d);letter-spacing:.01em}
.mobnav a:active{color:var(--champ-l)}
.mobnav a.mobnav-wa{font-family:Inter,sans-serif;font-size:14px;font-weight:500;letter-spacing:.04em;color:var(--champ-l);border-bottom:none;margin-top:18px}
.mobscrim{position:fixed;inset:0;z-index:48;background:rgba(8,16,13,.5);opacity:0;visibility:hidden;transition:.4s var(--ease)}
body.menu-open .mobscrim{opacity:1;visibility:visible}
@media(max-width:880px){.navtoggle{display:block}}
@media(hover:none){.card:active{border-color:var(--champ);transform:scale(.992)}.btn:active{filter:brightness(.92)}}

/* hero */
.hero{position:relative;min-height:100vh;min-height:100svh;display:flex;align-items:flex-end;overflow:hidden}
.hero-bg{position:absolute;inset:0;z-index:0}
.hero-bg img{width:100%;height:100%;object-fit:cover;filter:brightness(.35) saturate(.7)}
.hero-bg:after{content:"";position:absolute;inset:0;
  background:
    radial-gradient(120% 80% at 75% 0%, rgba(176,138,82,.16), transparent 55%),
    linear-gradient(180deg, rgba(10,23,19,.3) 0%, rgba(12,29,24,.7) 42%, rgba(15,36,30,.95) 100%)}
.hero-in{position:relative;z-index:2;padding-bottom:8vh;padding-top:120px}
.hero .eyebrow{margin-bottom:22px;opacity:0;animation:rise .9s var(--ease) .1s forwards}
.hero h1{color:var(--bone);font-size:clamp(44px,7.4vw,104px);font-weight:400;max-width:15ch;
  opacity:0;animation:rise 1s var(--ease) .22s forwards}
.hero h1 em{font-style:italic;color:var(--champ-l)}
.hero p.sub{color:#c4cdc6;font-size:17px;max-width:48ch;margin:26px 0 0;font-weight:400;
  opacity:0;animation:rise 1s var(--ease) .4s forwards}
@keyframes rise{from{opacity:0;transform:translateY(24px)}to{opacity:1;transform:none}}

/* search bar */
.search{margin-top:40px;background:rgba(241,237,228,.07);border:1px solid var(--line-d);
  backdrop-filter:blur(10px);display:grid;grid-template-columns:repeat(4,1fr) auto;
  opacity:0;animation:rise 1s var(--ease) .55s forwards}
.search .seg{padding:16px 20px;border-right:1px solid var(--line-d)}
.search .seg label{display:block;font-family:Inter;font-size:10px;letter-spacing:.18em;
  text-transform:uppercase;color:#8fa39a;margin-bottom:7px}
.search select{width:100%;background:transparent;border:none;color:var(--bone);font-family:Inter;
  font-size:14.5px;font-weight:500;cursor:pointer}
.search select:focus{outline:none}
.search select option{color:#111}
.search .go{display:flex}
.search .go button{background:var(--champ);color:#1a130a;border:none;padding:0 34px;font-family:Inter;
  font-weight:600;font-size:13px;letter-spacing:.08em;text-transform:uppercase;transition:.3s}
.search .go button:hover{background:#9b7842}
@media(max-width:880px){.search{grid-template-columns:1fr 1fr}.search .go{grid-column:1/-1}.search .go button{width:100%;padding:16px}}
.scrollcue{position:absolute;bottom:26px;left:50%;transform:translateX(-50%);z-index:3;
  color:#8fa39a;font-family:Inter;font-size:10px;letter-spacing:.3em;text-transform:uppercase;
  display:flex;flex-direction:column;align-items:center;gap:9px}
.scrollcue i{width:1px;height:34px;background:linear-gradient(var(--champ),transparent);animation:cue 1.8s var(--ease) infinite}
@keyframes cue{0%,100%{opacity:.3;transform:scaleY(.6)}50%{opacity:1;transform:scaleY(1)}}

/* sections */
.sec{padding:96px 0}
.sec.dark{background:var(--night);color:var(--bone)}
.sec-head{margin-bottom:46px;max-width:640px}
.sec-head .eyebrow{margin-bottom:16px;display:block}
.sec-head h2{font-size:clamp(30px,4.2vw,52px)}
.sec-head p{color:var(--muted);font-size:16px;margin:16px 0 0}
.head-row{display:flex;justify-content:space-between;align-items:flex-end;gap:24px;flex-wrap:wrap;margin-bottom:42px}
.head-row .eyebrow{display:block;margin-bottom:14px}
.head-row h2{font-size:clamp(28px,3.6vw,44px)}
.head-row .count{font-family:Inter;color:var(--muted);font-size:14px}
.head-row .count b{color:var(--ink);font-weight:600}

/* reveal on scroll */
.reveal{opacity:0;transform:translateY(28px);transition:.8s var(--ease)}
.reveal.in{opacity:1;transform:none}

/* photo with real image */
.ph{position:relative;overflow:hidden;background:#1b2a24}
.ph img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform .9s var(--ease)}
.ph:after{content:"";position:absolute;inset:0;
  background:linear-gradient(180deg,transparent 55%, rgba(8,16,13,.35));pointer-events:none}
.card:hover .ph img{transform:scale(1.06)}

/* featured */
.featured{display:grid;grid-template-columns:1.5fr 1fr;gap:0;border:1px solid var(--line);
  background:var(--card);overflow:hidden;margin-bottom:30px}
.featured .ph{min-height:430px}
.featured .fbody{padding:48px 46px;display:flex;flex-direction:column;justify-content:center}
.featured .fbody .eyebrow{margin-bottom:18px}
.featured .fbody h3{font-size:34px;font-weight:500;line-height:1.08}
.featured .fbody .loc{font-family:Inter;color:var(--muted);font-size:14px;margin-top:12px}
.featured .fbody .price{font-family:"Bodoni Moda";font-size:40px;color:var(--ink);margin:26px 0 4px;font-weight:500}
.featured .fbody .price small{font-family:Inter;font-size:14px;color:var(--muted)}
.featured .specs{margin:22px 0 30px}
.featured .fbody .btn{align-self:flex-start}
@media(max-width:860px){.featured{grid-template-columns:1fr}.featured .ph{min-height:280px}.featured .fbody{padding:34px 28px}}

/* grid + cards */
.grid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
@media(max-width:980px){.grid{grid-template-columns:repeat(2,1fr)}}
@media(max-width:600px){.grid{grid-template-columns:1fr}}
.card{background:var(--card);border:1px solid var(--line);cursor:pointer;
  transition:.4s var(--ease);display:flex;flex-direction:column}
.card:hover{border-color:var(--champ);box-shadow:0 30px 60px -40px rgba(12,29,24,.6)}
.card .ph{aspect-ratio:4/3}
.tag{position:absolute;z-index:2;font-family:Inter;font-size:10px;font-weight:600;letter-spacing:.14em;
  text-transform:uppercase;padding:6px 12px}
.tag.ref{left:0;top:18px;background:rgba(11,29,24,.78);color:#e7d9bf}
.tag.deal{right:18px;top:18px;border:1px solid rgba(241,237,228,.5);color:#fff;backdrop-filter:blur(4px)}
.sold{position:absolute;inset:0;z-index:3;background:rgba(11,29,24,.55);display:grid;place-items:center}
.sold span{font-family:"Bodoni Moda";font-style:italic;color:var(--bone);font-size:22px;
  border:1px solid var(--champ-l);padding:8px 22px}
.card-body{padding:24px 24px 26px;display:flex;flex-direction:column;gap:12px;flex:1}
.card .loc{font-family:Inter;font-size:12px;letter-spacing:.04em;color:var(--muted);text-transform:uppercase}
.card h3{font-size:21px;font-weight:500;line-height:1.18}
.card .price{font-family:"Bodoni Moda";font-weight:600;font-size:26px;color:var(--ink);margin-top:auto}
.card .price small{font-family:Inter;font-weight:400;font-size:12px;color:var(--muted)}
.specs{display:flex;gap:20px;flex-wrap:wrap;border-top:1px solid var(--line);padding-top:14px;
  font-family:Inter;font-size:12px;color:var(--muted);letter-spacing:.03em;text-transform:uppercase}
.specs span b{font-family:"Bodoni Moda";font-weight:600;font-size:17px;color:var(--ink);margin-right:5px}
.empty{grid-column:1/-1;text-align:center;color:var(--muted);padding:80px 0;border:1px solid var(--line);font-family:Inter}

/* statement band */
.statement{text-align:center;max-width:880px;margin:0 auto;padding:20px}
.statement h2{font-size:clamp(28px,4vw,46px);font-weight:400;line-height:1.18;color:var(--bone)}
.statement h2 em{font-style:italic;color:var(--champ-l)}
.statement .sig{font-family:Inter;font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:#8fa39a;margin-top:30px}

/* listing filter bar */
.filterbar{background:var(--card);border:1px solid var(--line);display:grid;
  grid-template-columns:repeat(4,1fr) auto;margin-bottom:42px}
.filterbar .seg{padding:15px 20px;border-right:1px solid var(--line)}
.filterbar label{display:block;font-family:Inter;font-size:10px;letter-spacing:.16em;text-transform:uppercase;color:var(--muted);margin-bottom:6px}
.filterbar select{width:100%;border:none;background:transparent;font-family:Inter;font-size:14px;font-weight:500;color:var(--ink);cursor:pointer}
.filterbar select:focus{outline:none}
.filterbar .go button{background:var(--ink);color:var(--bone);height:100%;padding:0 30px;font-family:Inter;font-size:12px;letter-spacing:.1em;text-transform:uppercase}
.filterbar .go button:hover{background:var(--champ);color:#1a130a}
@media(max-width:880px){.filterbar{grid-template-columns:1fr 1fr}.filterbar .go{grid-column:1/-1}.filterbar .go button{width:100%;padding:15px}}

/* detail page */
.back{display:inline-flex;align-items:center;gap:9px;color:var(--ink);font-family:Inter;font-size:13px;
  letter-spacing:.04em;margin:30px 0 22px;text-transform:uppercase}
.back:hover{color:var(--champ)}
.dgrid{display:grid;grid-template-columns:1.65fr 1fr;gap:46px;align-items:start}
@media(max-width:920px){.dgrid{grid-template-columns:1fr}}
.gallery .main{aspect-ratio:16/10}
.gallery .main .ph{height:100%}
.gallery .thumbs{display:grid;grid-template-columns:repeat(4,1fr);gap:12px;margin-top:12px}
.gallery .thumbs .ph{aspect-ratio:4/3;cursor:pointer}
.gallery .video{margin-top:24px;border:1px solid var(--line);padding:18px 20px;display:flex;align-items:center;gap:14px;font-family:Inter}
.gallery .video .pl{width:44px;height:44px;border:1px solid var(--champ);color:var(--champ);display:grid;place-items:center;flex:none}
.gallery .video b{font-weight:600}.gallery .video span{color:var(--muted);font-size:13px}
.ddesc{margin-top:40px;max-width:64ch}
.ddesc .eyebrow{display:block;margin-bottom:14px}
.ddesc h3{font-size:26px;font-weight:500;margin-bottom:14px}
.ddesc p{color:#3c463f;font-size:16px;line-height:1.7}
.dpanel{border:1px solid var(--line);background:var(--card);padding:34px;position:sticky;top:96px}
.dpanel .eyebrow{display:block;margin-bottom:16px}
.dpanel h1{font-size:30px;font-weight:500;line-height:1.12}
.dpanel .loc{font-family:Inter;color:var(--muted);font-size:13px;text-transform:uppercase;letter-spacing:.05em;margin-top:12px}
.dpanel .big{font-family:"Bodoni Moda";font-weight:600;font-size:42px;color:var(--ink);margin:26px 0 4px}
.dpanel .big small{font-family:Inter;font-size:15px;color:var(--muted);font-weight:400}
.dpanel .specrow{display:grid;grid-template-columns:1fr 1fr;gap:16px;margin:26px 0;
  border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:22px 0}
.dpanel .specrow div{font-family:Inter;font-size:11px;color:var(--muted);text-transform:uppercase;letter-spacing:.08em}
.dpanel .specrow b{display:block;font-family:"Bodoni Moda";font-weight:600;font-size:24px;color:var(--ink);margin-bottom:3px}
.dpanel .btn{width:100%;margin-top:12px;padding:15px}

/* admin */
.admin-head{display:flex;justify-content:space-between;align-items:flex-end;gap:18px;margin:34px 0 26px;flex-wrap:wrap}
.admin-head .eyebrow{display:block;margin-bottom:12px}
.admin-head h2{font-size:34px;font-weight:500}
.admin-head p{font-family:Inter;color:var(--muted);font-size:14px;margin:8px 0 0;max-width:52ch}
.tag-demo{font-family:Inter;font-size:10px;background:var(--champ);color:#1a130a;font-weight:600;padding:3px 9px;letter-spacing:.08em;vertical-align:middle;margin-left:8px}
table.adm{width:100%;border-collapse:collapse;background:var(--card);border:1px solid var(--line)}
table.adm th{text-align:left;font-family:Inter;font-size:10px;letter-spacing:.12em;text-transform:uppercase;color:var(--muted);padding:16px 20px;border-bottom:1px solid var(--line)}
table.adm td{padding:16px 20px;border-bottom:1px solid var(--line);font-family:Inter;font-size:14px;vertical-align:middle}
table.adm tr:last-child td{border-bottom:none}
table.adm tr:hover td{background:rgba(176,138,82,.04)}
.pill{font-family:Inter;font-size:10px;font-weight:600;padding:4px 10px;letter-spacing:.06em;text-transform:uppercase}
.pill.on{background:#e2ece3;color:#2c6b4d}.pill.off{background:#efe5dc;color:#8a5a3c}
.row-act{display:flex;gap:8px}
.iconbtn{width:34px;height:34px;border:1px solid var(--line);display:grid;place-items:center;background:var(--card);transition:.25s}
.iconbtn:hover{border-color:var(--ink)}.iconbtn svg{width:15px;height:15px}

/* modal */
.modal{position:fixed;inset:0;z-index:90;background:rgba(11,29,24,.55);backdrop-filter:blur(4px);display:grid;place-items:center;padding:18px}
.sheet{background:var(--bone);max-width:700px;width:100%;max-height:92vh;overflow:auto;border:1px solid var(--line)}
.sheet-h{display:flex;justify-content:space-between;align-items:center;padding:24px 28px;border-bottom:1px solid var(--line);position:sticky;top:0;background:var(--bone)}
.sheet-h h3{font-size:24px;font-weight:500}
.sheet-b{padding:26px 28px}
.fgrid{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.field{display:flex;flex-direction:column;gap:7px}.field.full{grid-column:1/-1}
.field label{font-family:Inter;font-size:12px;font-weight:600}
.field input,.field select,.field textarea{border:1px solid var(--line);padding:12px 13px;font-family:Inter;font-size:14px;background:var(--card);color:var(--ink)}
.field textarea{min-height:92px;resize:vertical}
.field input:focus,.field select:focus,.field textarea:focus{outline:1px solid var(--champ);outline-offset:0}
.photodrop{border:1px dashed var(--line);padding:26px;text-align:center;color:var(--muted);font-family:Inter;font-size:13px;background:var(--card)}
.photodrop b{color:var(--champ)}
.sheet-f{display:flex;justify-content:flex-end;gap:12px;padding:20px 28px;border-top:1px solid var(--line);position:sticky;bottom:0;background:var(--bone)}

/* toast */
.toast{position:fixed;bottom:28px;left:50%;transform:translateX(-50%) translateY(20px);background:var(--night);color:var(--bone);
  padding:15px 26px;font-family:Inter;font-size:14px;border:1px solid var(--line-d);opacity:0;pointer-events:none;transition:.3s var(--ease);z-index:120;display:flex;align-items:center;gap:11px}
.toast.show{opacity:1;transform:translateX(-50%) translateY(0)}
.toast svg{width:17px;height:17px;color:var(--champ-l)}

/* footer */
footer.ft{background:var(--night);color:#9fb3a9;padding:70px 0 40px}
.ft-top{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:30px;padding-bottom:44px;border-bottom:1px solid var(--line-d)}
.ft .nm{color:var(--bone);font-family:"Bodoni Moda";font-weight:600;font-size:26px;letter-spacing:.03em}
.ft p{font-family:Inter;font-size:13.5px;line-height:1.7;max-width:34ch;margin:16px 0 0}
.ft h4{font-family:Inter;font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--champ-l);font-weight:600;margin:0 0 16px}
.ft a{display:block;font-family:Inter;font-size:13.5px;color:#bcccc4;padding:5px 0;cursor:pointer}
.ft a:hover{color:#fff}
.ft-bot{display:flex;justify-content:space-between;gap:16px;flex-wrap:wrap;padding-top:26px;font-family:Inter;font-size:12px;color:#7d918a}
@media(max-width:760px){.ft-top{grid-template-columns:1fr}}