:root{
  --paper:#f4efe7; --paper-2:#ebe4d8; --ink:#161412; --grey:#6a635a; --rule:#d6cdbf;
  --tile:#9a3b20;          /* roof-tile red, links and hover only */
  --night:#14201b;         /* deep courtyard green for the contact band */
  --display:'Jost','Futura','Century Gothic',sans-serif;
  --f:'Source Serif 4',Georgia,serif;
}
*{box-sizing:border-box;margin:0;padding:0}
[hidden]{display:none!important}
html{scroll-behavior:smooth}
html,body{overflow-x:clip}
body{background:var(--paper);color:var(--ink);font:400 18px/1.65 var(--f);-webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility}
img{display:block;max-width:100%}
a{color:var(--tile)}
.page{max-width:1240px;margin:0 auto;padding:0 20px}
@media(min-width:700px){.page{padding:0 48px}.top.over{padding-left:48px;padding-right:48px}}

/* wordmark */
.name{text-decoration:none;color:var(--ink);display:inline-flex}
.name .nm{display:flex;flex-direction:column;gap:7px}
.name .r1{display:flex;align-items:baseline;gap:13px}
.name .sub{white-space:nowrap}
.logo-mark{width:8.6px;height:13.3px;flex:none;fill:none;stroke:currentColor;stroke-width:1.9px;stroke-linecap:butt;stroke-linejoin:miter}
.logo-mark.sm{width:7px;height:11px;vertical-align:baseline;margin-right:8px;stroke-width:1.3px;color:#ece6dc}
.logo-mark *{vector-effect:non-scaling-stroke}
.wm{font:500 19px/1 var(--display);letter-spacing:.32em;text-transform:uppercase}
.name .sub{font-size:11px;line-height:1;letter-spacing:.24em;text-transform:uppercase;color:var(--grey)}

/* header */
.top{display:flex;justify-content:space-between;align-items:center;gap:12px 30px;flex-wrap:wrap;padding:26px 0 22px;border-bottom:1px solid var(--ink)}
.top .right{display:flex;gap:32px;align-items:center;flex-wrap:wrap}
.top .props{font-size:15px;color:var(--ink);text-decoration:none;padding-bottom:2px;border-bottom:1px solid currentColor}
.top .props:hover{color:var(--tile)}
.top .home{font-size:15px;color:var(--grey);text-decoration:none}
.top .home:hover{color:var(--ink)}
.name:hover .wm{opacity:.75}
.top .tel{font-size:15px;color:var(--grey)}
.top .tel a{color:var(--ink);text-decoration:none;font-weight:600}
@media(max-width:600px){.top .tel{display:none}.wm{font-size:18px;letter-spacing:.16em}}

/* hero: full bleed, header over the photo */
.hero{position:relative;height:min(92svh,980px);min-height:560px;background:#2a2621;color:#fff;overflow:hidden}
.hero .slide{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:0;transition:opacity 1.8s ease;will-change:opacity,transform}
.hero .slide{pointer-events:none}
.hero .slide.on{opacity:1;pointer-events:auto}
.hero .slide.zoom{animation:settle 8s cubic-bezier(.2,.6,.2,1) both}
.hero:before{content:"";position:absolute;inset:0 0 auto;height:260px;background:linear-gradient(rgba(10,9,8,.72),rgba(10,9,8,.35) 45%,rgba(10,9,8,0));z-index:1;pointer-events:none}
.hero:after{content:"";position:absolute;inset:auto 0 0;height:140px;background:linear-gradient(rgba(10,9,8,0),rgba(10,9,8,.5));z-index:1;pointer-events:none}
.top.over{position:relative;z-index:2;padding-left:20px;padding-right:20px;background-clip:content-box;border-bottom-color:rgba(255,255,255,.55)}
.top.over .name,.top.over .props,.top.over .tel a{color:#fff}
.top.over .name .sub,.top.over .tel{color:rgba(255,255,255,.78)}
.top.over .props:hover{color:#fff;opacity:.8}
.hero-foot{position:absolute;left:0;right:0;bottom:20px;z-index:2;display:flex;justify-content:space-between;align-items:flex-end;gap:20px}
.hero-cap{font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:rgba(255,255,255,.88);text-shadow:0 1px 8px rgba(0,0,0,.5);transition:opacity .6s}
.hero-cap.out{opacity:0}
.dots{display:flex;gap:6px;flex:none}
.dots button{width:26px;height:22px;padding:0;background:none;border:0;cursor:pointer;position:relative}
.dots button:before{content:"";position:absolute;left:0;right:0;top:10px;height:2px;background:rgba(255,255,255,.35)}
.dots button span{position:absolute;left:0;top:10px;height:2px;width:0;background:#fff}
.dots button.on span{animation:fill var(--dur,6.5s) linear forwards}
.dots button.done span{width:100%}
.dots button:hover{background:none}
@keyframes fill{to{width:100%}}
@media(max-width:700px){.dots button{width:16px}.hero-foot{flex-direction:column;align-items:flex-start;gap:10px}}
@media(max-width:700px){.hero{height:72svh;min-height:460px}}

figcaption{font-size:13px;color:var(--grey);margin-top:10px;letter-spacing:.01em}
figcaption a{color:var(--grey)}

/* opening */
.intro{display:grid;grid-template-columns:minmax(0,7fr) minmax(0,4fr);gap:40px 80px;padding:80px 0 100px;border-bottom:1px solid var(--rule)}
h1,h2{font-family:var(--display);font-weight:300;letter-spacing:-.005em}
h1{font-size:clamp(34px,4.6vw,60px);line-height:1.08}
h2{font-size:clamp(28px,3.2vw,42px);line-height:1.12}
.intro p{margin-top:28px;max-width:34em;font-size:19px}
.reach{border-top:1px solid var(--ink);padding-top:18px;font-size:16px;align-self:end}
.reach dt{font-size:11.5px;letter-spacing:.14em;text-transform:uppercase;color:var(--grey);margin-top:20px}
.reach dt:first-child{margin-top:0}
.reach dd a{color:var(--ink);text-decoration:none;font:300 25px/1.3 var(--display);letter-spacing:.04em}
.reach dd a:hover{color:var(--tile)}
.btn,.reach dd a.wa{display:inline-block;margin-top:28px;background:var(--ink);color:var(--paper);text-decoration:none;padding:16px 26px;font:600 12.5px/1 var(--f);letter-spacing:.16em;text-transform:uppercase;border:1px solid var(--ink);transition:background .25s,color .25s}
.btn:hover,.reach dd a.wa:hover{background:transparent;color:var(--ink)}
@media(max-width:820px){.intro{grid-template-columns:1fr;padding:56px 0 70px}}

.block{padding:100px 0;border-bottom:1px solid var(--rule)}
@media(max-width:700px){.block{padding:70px 0}}

/* letter */
.letter{display:grid;grid-template-columns:minmax(0,4fr) minmax(0,7fr);gap:40px 80px;align-items:start}
.letter .text{max-width:36em}
.letter .text p{margin-top:1em}
.letter .text p.first{margin-top:30px}
.sign{margin-top:34px;font:italic 400 19px/1.3 var(--f);color:var(--ink)}
.sign b{font-weight:400}
.letter aside img{width:100%;aspect-ratio:3/4;object-fit:cover}
@media(max-width:820px){.letter{grid-template-columns:1fr}.letter aside{order:2;max-width:440px}}

/* listings */
.listhead{display:flex;justify-content:space-between;align-items:baseline;flex-wrap:wrap;gap:10px}
.listhead a,.more{color:var(--ink);font-size:15px;text-decoration:none;border-bottom:1px solid currentColor;padding-bottom:2px}
.listhead a:hover,.more:hover{color:var(--tile)}
.lgrid{display:grid;grid-template-columns:repeat(auto-fill,minmax(320px,1fr));gap:48px 32px;margin-top:40px}
.card{text-decoration:none;color:var(--ink);display:block}
.card .ph{overflow:hidden;background:var(--paper-2)}
.card img{width:100%;aspect-ratio:4/3;object-fit:cover;transition:transform 1.2s cubic-bezier(.2,.7,.2,1)}
.card:hover img{transform:scale(1.035)}
.card .price{font:300 27px/1.1 var(--display);margin-top:18px;letter-spacing:.02em}
.card .t{font-size:17px;margin-top:6px}
.card .m{font-size:13px;letter-spacing:.08em;text-transform:uppercase;color:var(--grey);margin-top:4px}
.empty{margin-top:28px;max-width:36em}
.more{display:inline-block;margin-top:36px}

/* places */
.places{display:grid;grid-template-columns:minmax(0,5fr) minmax(0,6fr);gap:40px 80px;margin-top:40px}
.places dl{border-top:1px solid var(--ink)}
.places dt{font:400 21px/1.2 var(--display);padding-top:20px;letter-spacing:.02em}
.places dd{color:var(--grey);font-size:16px;padding:6px 0 20px;border-bottom:1px solid var(--rule)}
.map{width:100%;height:100%;min-height:440px;object-fit:cover}
@media(max-width:820px){.places{grid-template-columns:1fr}.map{min-height:0;height:320px}}

.strip{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:18px;margin-top:70px;align-items:start}
.strip figure:nth-child(2){margin-top:80px}
.strip img{width:100%;aspect-ratio:4/3;object-fit:cover}
.strip figure:first-child img{aspect-ratio:3/2}
@media(max-width:820px){.strip{grid-template-columns:1fr 1fr}.strip figure:first-child{grid-column:span 2}.strip figure:nth-child(2){margin-top:0}}

/* full-bleed photo band */
.band{margin:0}
.band-ph{overflow:hidden;height:min(80vh,820px)}
.band img{width:100%;height:100%;object-fit:cover;transform:scale(1.14);will-change:transform}
.band figcaption{padding-top:2px;padding-bottom:0}
@media(max-width:700px){.band-ph{height:52vh}}

/* questions */
.qa{max-width:820px;margin-top:36px;border-top:1px solid var(--ink)}
details{border-bottom:1px solid var(--rule)}
summary{cursor:pointer;list-style:none;padding:22px 48px 22px 0;font:400 20px/1.35 var(--display);position:relative}
summary::-webkit-details-marker{display:none}
summary:after{content:"+";position:absolute;right:6px;top:18px;font:300 28px/1 var(--f);color:var(--grey);transition:transform .25s}
details[open] summary:after{transform:rotate(45deg)}
details p{padding:0 0 24px;max-width:40em;color:#3a3530}

/* people */
.people{display:grid;grid-template-columns:1fr 1fr;gap:56px;margin-top:40px}
.portrait{aspect-ratio:4/5;background:var(--paper-2);position:relative;overflow:hidden}
.portrait img{width:100%;height:100%;object-fit:cover}
.portrait .ph{position:absolute;inset:14px;display:flex;align-items:flex-end;padding:14px;font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:#9a9083;border:1px solid #d3c9ba}
.person h3{font:300 30px/1.1 var(--display);margin-top:24px}
.person .role{font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:var(--grey);margin-top:8px}
.person p{margin-top:16px;font-size:17px;max-width:30em}
.person ul{list-style:none;margin-top:20px;font-size:16px}
.person li{padding:10px 0;border-top:1px solid var(--rule)}
.person li a{font-weight:600;color:var(--ink);text-decoration:none}
.person li a:hover{color:var(--tile)}
.person li span{color:var(--grey)}
@media(max-width:700px){.people{grid-template-columns:1fr}}

/* dark contact band */
.dark{background:var(--night);color:#ece6dc}
.dark .block{border-bottom:1px solid rgba(255,255,255,.12)}
.dark a{color:#e9c9a8}
.dark .small{color:rgba(236,230,220,.7)}
.contact{display:grid;grid-template-columns:minmax(0,5fr) minmax(0,6fr);gap:40px 80px}
.contact p{color:rgba(236,230,220,.82)}
form{display:grid;gap:22px}
label{font-size:11.5px;letter-spacing:.14em;text-transform:uppercase;color:rgba(236,230,220,.6);display:grid;gap:6px}
input,select,textarea{font:inherit;font-size:17px;letter-spacing:0;text-transform:none;color:#fff;background:transparent;border:0;border-bottom:1px solid rgba(255,255,255,.3);padding:10px 0;border-radius:0;width:100%}
select option{color:var(--ink)}
input::placeholder,textarea::placeholder{color:rgba(255,255,255,.35)}
input:focus,select:focus,textarea:focus{outline:none;border-bottom-color:#fff}
.two{display:grid;grid-template-columns:1fr 1fr;gap:22px}
button{font:600 12.5px/1 var(--f);letter-spacing:.16em;text-transform:uppercase;background:#ece6dc;color:var(--night);border:1px solid #ece6dc;padding:17px 28px;cursor:pointer;justify-self:start;transition:background .25s,color .25s}
button:hover{background:transparent;color:#fff}
.small{font-size:15px;color:var(--grey)}
@media(max-width:820px){.contact{grid-template-columns:1fr}.two{grid-template-columns:1fr}}

footer{padding:40px 0 56px;font-size:14px;color:var(--grey)}
.dark footer{color:rgba(236,230,220,.6)}
footer .row{display:flex;justify-content:space-between;align-items:baseline;flex-wrap:wrap;gap:14px}
footer .fwm .wm{font-size:15px;margin-right:8px;color:#ece6dc}
footer button{background:none;border:0;color:inherit;padding:0;font:400 14px var(--f);letter-spacing:0;text-transform:none;text-decoration:underline}
footer button:hover{background:none;color:#fff}
#credits{display:none;margin-top:20px;font-size:12.5px;line-height:1.7}
#credits.open{display:block}
#credits a{color:inherit}

/* listings page */
.lp-head{padding:70px 0 40px;border-bottom:1px solid var(--rule);display:flex;justify-content:space-between;align-items:end;gap:20px;flex-wrap:wrap}
.lp-head p{color:var(--grey);margin-top:14px;max-width:36em}
.filter{font-size:11.5px;letter-spacing:.14em;text-transform:uppercase;color:var(--grey)}
.filter select{width:auto;font:16px var(--f);letter-spacing:0;text-transform:none;color:var(--ink);background:transparent;border:0;border-bottom:1px solid var(--ink);padding:8px 24px 8px 0;margin-left:10px}
.lp-empty{padding:70px 0 100px;max-width:38em}
.lp-empty p{color:var(--grey)}

/* ---------- motion ---------- */
@keyframes settle{from{transform:scale(1.1)}to{transform:scale(1)}}
@keyframes rise{from{opacity:0;transform:translateY(14px)}to{opacity:1;transform:none}}
.top.over{animation:rise 1s .3s cubic-bezier(.2,.7,.2,1) both}
.hero-foot{animation:rise 1s .8s cubic-bezier(.2,.7,.2,1) both}
.js .rv{opacity:0;transform:translateY(26px);transition:opacity 1s cubic-bezier(.2,.7,.2,1),transform 1s cubic-bezier(.2,.7,.2,1)}
.js .rv.in{opacity:1;transform:none}
.js .wipe{clip-path:inset(0 0 100% 0);transition:clip-path 1.3s cubic-bezier(.7,0,.2,1)}
.js .wipe.in{clip-path:inset(0 0 -40px 0)}
.js .wipe img{transform:scale(1.12);transition:transform 1.8s cubic-bezier(.2,.7,.2,1)}
.js .wipe.in img{transform:scale(1)}
.js .band.wipe img,.js .band.wipe.in img{transition:none}
.top .props,.listhead a,.more{background:linear-gradient(currentColor,currentColor) 0 100%/0 1px no-repeat;border-bottom-color:transparent;transition:background-size .4s,color .25s}
.top .props{border-bottom:1px solid rgba(255,255,255,.4)}
.top:not(.over) .props{border-bottom:1px solid var(--rule)}
.top .props:hover,.listhead a:hover,.more:hover{background-size:100% 1px}
.listhead a,.more{border-bottom:1px solid var(--rule)}
details p{animation:rise .5s cubic-bezier(.2,.7,.2,1)}
@media(prefers-reduced-motion:reduce){*,*:before,*:after{animation:none!important;transition:none!important}.js .rv,.js .wipe{opacity:1;transform:none;clip-path:none}}

/* ---------- photo viewer ---------- */
.zoomable{cursor:zoom-in;transition:filter .4s}
.zoomable:hover{filter:brightness(1.05)}
.zoomable:focus-visible{outline:2px solid var(--tile);outline-offset:3px}
.lb-lock,.lb-lock body{overflow:hidden}
.lb{position:fixed;inset:0;z-index:100;background:#0e0d0c;display:flex;align-items:center;justify-content:center;opacity:0;visibility:hidden;transition:opacity .35s,visibility .35s}
.lb.open{opacity:1;visibility:visible}
.lb-fig{margin:0;width:100%;height:100%;display:flex;flex-direction:column;align-items:center;justify-content:center;padding:70px 72px 64px}
.lb-fig img{max-width:100%;max-height:100%;object-fit:contain;opacity:0;transform:scale(.97);transition:opacity .45s,transform .6s cubic-bezier(.2,.7,.2,1);cursor:default}
.lb.ready .lb-fig img{opacity:1;transform:none}
.lb-fig figcaption{color:rgba(255,255,255,.75);font-size:14px;margin-top:14px;text-align:center;max-width:60ch}
.lb button{background:none;border:0;color:#fff;cursor:pointer;font-family:var(--f);padding:0;letter-spacing:0;text-transform:none}
.lb button:hover{background:none;opacity:.7}
.lb-x{position:absolute;top:14px;right:14px;z-index:2;font-size:14px !important;display:flex;align-items:center;gap:8px;padding:12px !important;min-height:48px}
.lb-x span{font-size:30px;line-height:1}
.lb-nav{position:absolute;top:50%;transform:translateY(-50%);z-index:2;font-size:54px !important;line-height:1;width:64px;height:96px;font-weight:300 !important}
.lb-prev{left:6px}.lb-next{right:6px}
.lb-count{position:absolute;top:28px;left:24px;color:rgba(255,255,255,.6);font-size:13px;letter-spacing:.14em}
@media(max-width:700px){.lb-fig{padding:64px 8px 56px}.lb-nav{top:auto;bottom:6px;transform:none;height:56px;font-size:40px !important}.lb-fig figcaption{padding:0 56px}}

/* numbers */
.lede-n{margin-top:18px;max-width:36em;color:var(--grey)}
.ledger{margin-top:50px;border-top:1px solid var(--ink)}
.group{display:grid;grid-template-columns:minmax(0,3fr) minmax(0,9fr);gap:20px 60px;padding:34px 0;border-bottom:1px solid var(--rule)}
.group h3{font:400 13px/1.4 var(--f);letter-spacing:.16em;text-transform:uppercase;color:var(--grey);padding-top:12px}
.group ul{list-style:none}
.group li{display:grid;grid-template-columns:minmax(190px,4fr) minmax(0,7fr);gap:6px 40px;padding:16px 0;border-top:1px solid var(--rule)}
.group li:first-child{border-top:0;padding-top:0}
.fig{font:300 clamp(40px,4.4vw,58px)/1 var(--display);letter-spacing:-.01em;font-variant-numeric:tabular-nums;grid-row:span 2;white-space:nowrap}
.what{font-size:17px;align-self:end}
.src{font-size:12.5px;color:var(--grey);text-decoration:none;border-bottom:1px solid var(--rule);justify-self:start;align-self:start}
.src:hover{color:var(--ink)}
.caveat{grid-column:2;margin-top:6px;padding-top:18px;border-top:1px solid var(--rule);font-size:16px;color:var(--grey);max-width:40em;font-style:italic}
@media(max-width:820px){.caveat{grid-column:auto}.group{grid-template-columns:1fr;padding:28px 0}.group h3{padding-top:0}.group li{grid-template-columns:1fr}.fig{grid-row:auto;margin-bottom:6px}}

/* single listing page */
.sample-flag{margin-top:24px;padding:10px 14px;background:#fbe9c9;border:1px solid #e3c48c;font-size:14px;color:#6b4a12}
.sample-chip{position:absolute;z-index:1;margin:12px;padding:5px 9px;background:#fbe9c9;color:#6b4a12;font-size:11px;letter-spacing:.14em;text-transform:uppercase}
.card .ph{position:relative}
.gallery{position:relative;display:grid;gap:8px;margin-top:28px;grid-template-columns:2fr 1fr 1fr;grid-template-rows:260px 260px}
.gallery figure{margin:0;overflow:hidden;background:var(--paper-2)}
.gallery img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s cubic-bezier(.2,.7,.2,1)}
.gallery figure:hover img{transform:scale(1.03)}
.gallery .lead{grid-row:span 2}
.gallery.g1{grid-template-columns:1fr;grid-template-rows:560px}.gallery.g1 .lead{grid-row:auto}
.gallery.g2{grid-template-columns:2fr 1fr;grid-template-rows:520px}.gallery.g2 .lead{grid-row:auto}
.gallery.g3{grid-template-columns:2fr 1fr}.gallery.g3 .lead{grid-row:span 2}
.gallery.g4{grid-template-columns:2fr 1fr 1fr}.gallery.g4 figure:nth-child(4){grid-column:span 2}
.all-photos{position:absolute;right:14px;bottom:14px;background:rgba(244,239,231,.94);color:var(--ink);border:0;padding:11px 16px;font:600 12px/1 var(--f);letter-spacing:.14em;text-transform:uppercase;cursor:pointer}
.all-photos:hover{background:#fff;color:var(--ink)}
@media(max-width:760px){.gallery,.gallery.g2,.gallery.g3,.gallery.g4{grid-template-columns:1fr 1fr;grid-template-rows:280px 140px}.gallery .lead{grid-column:span 2;grid-row:auto}.gallery figure:nth-child(n+4){display:none}.gallery.g1{grid-template-rows:300px}}
.lx{display:grid;grid-template-columns:minmax(0,8fr) minmax(0,4fr);gap:40px 70px;padding:50px 0 90px}
.lx .tag{display:inline-block;font-size:11.5px;letter-spacing:.16em;text-transform:uppercase;color:var(--tile);margin-bottom:14px}
.lx h1{font-size:clamp(30px,3.8vw,48px)}
.lx-where{color:var(--grey);margin-top:12px}
.facts{display:grid;grid-template-columns:repeat(auto-fill,minmax(130px,1fr));margin:36px 0 34px;border-top:1px solid var(--ink);border-bottom:1px solid var(--rule)}
.facts div{padding:16px 16px 16px 0}
.facts dt{font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--grey)}
.facts dd{font:300 22px/1.3 var(--display);margin-top:4px}
.lx-main p{max-width:38em;margin-top:1em}
.lx-sum{font-size:21px;line-height:1.5}
.lx-main h2{font-size:26px;margin-top:48px}
.feat{list-style:none;margin-top:18px;columns:2;column-gap:40px;max-width:46em}
.feat li{break-inside:avoid;padding:9px 0 9px 22px;border-top:1px solid var(--rule);position:relative;font-size:16.5px}
.feat li:before{content:"";position:absolute;left:2px;top:19px;width:8px;height:1px;background:var(--tile)}
.lx-side{position:relative}
.lx-card{position:sticky;top:24px;border-top:3px solid var(--ink);background:#fbf8f3;padding:26px 26px 22px}
.lx-price{font:300 40px/1 var(--display)}
.lx-area{font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:var(--grey);margin-top:10px}
.lx-card .btn{display:block;text-align:center;margin-top:22px}
.lx-card .btn+.btn{margin-top:10px}
.btn.ghost{background:transparent;color:var(--ink)}
.btn.ghost:hover{background:var(--ink);color:var(--paper)}
.lx-card ul{list-style:none;margin-top:22px;font-size:15px;color:var(--grey)}
.lx-card li{padding:8px 0;border-top:1px solid var(--rule)}
.lx-card li a{color:var(--ink);font-weight:600;text-decoration:none}
@media(max-width:900px){.lx{grid-template-columns:1fr}.lx-card{position:static}.feat{columns:1}}

/* numbers band: its own colour */
.tone{background:#7a3320;color:#f6ece0;position:relative;overflow:hidden}
.tone:before{content:"";position:absolute;inset:0;background:radial-gradient(120% 80% at 85% 0%,rgba(255,196,140,.16),transparent 60%),radial-gradient(90% 70% at 0% 100%,rgba(40,10,0,.35),transparent 60%);pointer-events:none}
.tone .block{border-bottom:0;position:relative}
.tone h2{color:#fff}
.tone .lede-n{color:rgba(246,236,224,.78)}
.tone .ledger{border-top-color:rgba(246,236,224,.55)}
.tone .group{border-bottom-color:rgba(246,236,224,.18)}
.tone .group li{border-top-color:rgba(246,236,224,.14)}
.tone .group h3{color:#f0c992}
.tone .fig{color:#fff}
.tone .what{color:rgba(246,236,224,.9)}
.tone .src{color:rgba(246,236,224,.6);border-bottom-color:rgba(246,236,224,.25)}
.tone .src:hover{color:#fff}

/* homepage featured property */
.for-sale{margin-top:40px}
.feature{display:grid;grid-template-columns:minmax(0,7fr) minmax(0,5fr);text-decoration:none;color:var(--ink);background:#fbf8f3;border:1px solid var(--rule);transition:box-shadow .5s,border-color .5s}
.feature:hover{border-color:#c9bba6;box-shadow:0 30px 60px -30px rgba(40,25,10,.35)}
.f-ph{position:relative;overflow:hidden;min-height:440px;background:var(--paper-2)}
.f-ph img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform 1.6s cubic-bezier(.2,.7,.2,1)}
.feature:hover .f-ph img{transform:scale(1.04)}
.f-count{position:absolute;right:14px;bottom:14px;background:rgba(22,20,18,.72);color:#fff;font-size:11.5px;letter-spacing:.14em;text-transform:uppercase;padding:7px 11px}
.f-body{padding:clamp(28px,3.4vw,48px);display:flex;flex-direction:column}
.f-tag{font-size:11.5px;letter-spacing:.16em;text-transform:uppercase;color:var(--tile)}
.f-body h3{font:300 clamp(28px,2.8vw,38px)/1.12 var(--display);margin-top:14px}
.f-where{color:var(--grey);margin-top:10px;font-size:16px}
.f-facts{display:flex;gap:30px;margin:26px 0 0;padding:18px 0;border-top:1px solid var(--rule);border-bottom:1px solid var(--rule)}
.f-facts dd{font:300 26px/1 var(--display)}
.f-facts dt{font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--grey);margin-top:6px}
.f-body p{margin-top:20px;font-size:16.5px;color:#3a3530}
.f-foot{margin-top:auto;padding-top:28px;display:flex;justify-content:space-between;align-items:flex-end;gap:16px;flex-wrap:wrap}
.f-price{font:300 34px/1 var(--display)}
.f-go{display:inline-flex;align-items:center;gap:12px;font:600 12.5px/1 var(--f);letter-spacing:.16em;text-transform:uppercase;padding:15px 20px;background:var(--ink);color:var(--paper);transition:background .3s}
.f-go svg{width:24px;height:12px;transition:transform .35s}
.feature:hover .f-go{background:var(--tile)}
.feature:hover .f-go svg{transform:translateX(5px)}
.lgrid-rest{display:grid;grid-template-columns:repeat(auto-fill,minmax(320px,1fr));gap:48px 32px;margin-top:40px}
@media(max-width:900px){.feature{grid-template-columns:1fr}.f-ph{min-height:0;aspect-ratio:4/3}.f-facts{gap:22px}}

/* ---------- mobile ---------- */
.top .short{display:none}
.mbar{display:none}
@media(max-width:700px){
  body{font-size:17px}
  .top{flex-wrap:nowrap;align-items:center;padding:18px 0 16px}
  .top.over{padding-left:16px;padding-right:16px}
  .page{padding:0 16px}
  .wm{font-size:15px;letter-spacing:.2em}
  .logo-mark{width:6.8px;height:10.5px;stroke-width:1.4px}
  .name .r1{gap:10px}
.name .nm{gap:6px}
  .name .sub{font-size:9px;letter-spacing:.14em}
  .top .right{gap:16px;flex-wrap:nowrap}
  .top .long{display:none}.top .short{display:inline}
  .top .props,.top .home{font-size:14px;padding:10px 0}
  .hero{height:78svh}
  .hero-foot{bottom:16px}
  .hero-cap{font-size:10.5px;letter-spacing:.12em;line-height:1.5}
  .dots button{width:20px;height:32px}.dots button:before,.dots button span{top:15px}
  .intro{padding:40px 0 56px;gap:28px}
  .intro p{font-size:17px}
  .reach dd a{font-size:23px;display:inline-block;padding:4px 0}
  .reach dd a.wa{display:block;text-align:center}
  .block{padding:60px 0}
  h2{font-size:30px}
  .letter{gap:28px}
  .feature .f-body{padding:24px 20px}
  .f-facts{gap:18px}.f-facts dd{font-size:22px}
  .f-foot{flex-direction:column;align-items:stretch;gap:16px}
  .f-go{justify-content:center}
  .lgrid-rest,.lgrid{gap:36px}
  .group{padding:24px 0}
  .fig{font-size:44px}
  .src{display:inline-block;padding:6px 0}
  .places dd{font-size:16px}
  .strip{gap:10px;margin-top:40px}
  summary{font-size:18px;padding:18px 40px 18px 0}
  .people{gap:44px}
  .person li a{display:inline-block;padding:8px 0}
  .band-ph{height:46svh}
  .contact .small a{display:inline-block;padding:6px 0}
  button[type=submit]{width:100%}
  .mbar{display:grid;grid-template-columns:1fr 1fr;position:fixed;left:0;right:0;bottom:0;z-index:90;background:rgba(22,20,18,.96);backdrop-filter:blur(8px);padding:8px 10px calc(8px + env(safe-area-inset-bottom));gap:8px;transform:translateY(110%);transition:transform .35s cubic-bezier(.2,.7,.2,1)}
  .mbar.show{transform:none}
  .mbar a{display:flex;align-items:center;justify-content:center;gap:8px;height:48px;color:#f4efe7;text-decoration:none;font:600 13px/1 var(--f);letter-spacing:.12em;text-transform:uppercase;border:1px solid rgba(244,239,231,.25)}
  .mbar a:last-child{background:#25d366;border-color:#25d366;color:#0b2414}
  .mbar svg{width:18px;height:18px}
  footer{padding-bottom:96px}
  .lx{padding:32px 0 60px}
  .lx-card{padding:22px 18px}
  .lx-price{font-size:34px}
  .facts{grid-template-columns:repeat(3,1fr)}
  .facts dd{font-size:19px}
  .lp-head{padding:40px 0 28px}
  .filter select{font-size:16px}
}

/* ---------- opening logo sequence ---------- */
.veil{position:absolute;inset:0;z-index:1;background:#0d0c0b;opacity:0;pointer-events:none}
.zc-intro .veil{opacity:1}
.zc-intro .top.over,.zc-intro .hero-foot{animation:none}
.zc-intro .top.over .name,.zc-intro .top.over .right,.zc-intro .hero-foot{opacity:0}
.zc-intro .top.over{border-bottom-color:transparent}
.top.over .right,.hero-foot{transition:opacity .8s ease}
.top.over{transition:border-color 1s ease}
.intro-logo{position:fixed;z-index:200;margin:0;transform-origin:0 0;pointer-events:none;color:#fff;text-decoration:none;will-change:transform}
.intro-logo .sub{color:rgba(255,255,255,.8)}
.intro-logo .logo-mark{clip-path:inset(100% 0 0 0);transition:clip-path .9s cubic-bezier(.6,0,.2,1)}
.intro-logo.s1 .logo-mark{clip-path:inset(0 0 0 0)}
.intro-logo .wm span{display:inline-block;opacity:0;transform:translateY(.35em);transition:opacity .8s ease,transform .9s cubic-bezier(.2,.7,.2,1)}
.intro-logo.s2 .wm span{opacity:1;transform:none}
.intro-logo .sub{opacity:0;transition:opacity .9s ease}
.intro-logo.s3 .sub{opacity:1}

/* ---------- language switch ---------- */
.top .lang{font-size:12px;letter-spacing:.16em;color:var(--ink);text-decoration:none;border:1px solid var(--rule);padding:6px 9px 5px;line-height:1}
.top .lang:hover{border-color:var(--ink)}
.top.over .lang{color:#fff;border-color:rgba(255,255,255,.45)}
.top.over .lang:hover{border-color:#fff}
@media(max-width:700px){.top .lang{padding:8px 9px 7px}}

/* ---------- for sale / sold ---------- */
.tabs{display:flex;gap:28px;margin-top:28px;border-bottom:1px solid var(--rule)}
.tabs button{background:none;border:0;color:var(--grey);padding:12px 0;font:400 15px var(--f);letter-spacing:0;text-transform:none;cursor:pointer;border-bottom:2px solid transparent;margin-bottom:-1px}
.tabs button:hover{background:none;color:var(--ink)}
.tabs button[aria-selected=true]{color:var(--ink);border-bottom-color:var(--ink)}
.tabs button span{font-size:12px;color:var(--grey);margin-left:4px}
.sold-chip{position:absolute;z-index:1;right:0;top:0;margin:12px;padding:5px 9px;background:var(--ink);color:#fff;font-size:11px;letter-spacing:.14em;text-transform:uppercase}
.card.is-sold img{filter:grayscale(.55) brightness(.92)}
.card.is-sold .price{color:var(--grey)}
.sold-flag{margin-top:24px;padding:12px 16px;background:var(--ink);color:#f4efe7;font-size:15px}
.none{color:var(--grey);grid-column:1/-1}

/* figures scale with the space they have, so long ones (US$5,032 MM) never run into the text */
.group ul{container-type:inline-size}
.group li{grid-template-columns:minmax(0,5fr) minmax(0,6fr)}
.fig{font-size:clamp(32px,7cqw,58px)}
@container (max-width:620px){.group li{grid-template-columns:1fr}.group .fig{grid-row:auto;margin-bottom:6px;font-size:clamp(34px,10cqw,52px)}}