/* Kill any inherited white box behind the logo/nav (homepage only) */
.nav, .nav * {
  background: transparent !important;
  box-shadow: none !important;
}

.brand {
  background: transparent !important;
  padding: 0 !important;
  margin: 0 !important;
  border: 0 !important;
  border-radius: 0 !important;
  line-height: 0;
}

.brand img {
  background: transparent !important;
  padding: 0 !important;
  margin: 0 !important;
  border: 0 !important;
  border-radius: 0 !important;
}
:root{
  --ink:#141414;
  --char:#1f1f1f;
  --muted:#5c5c5c;
  --line:rgba(0,0,0,.10);
  --paper:#ffffff;
  --alt:#f6f6f6;
  --shadow:0 18px 60px rgba(0,0,0,.10);
  --radius:18px;
  --radius2:26px;
  --max:1160px;
}

*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{
  margin:0;
  font-family:Inter, system-ui, -apple-system, Segoe UI, Roboto, Arial, sans-serif;
  color:var(--ink);
  background:var(--paper);
  line-height:1.6;
}

img{max-width:100%; display:block}
a{color:inherit}
.container{max-width:var(--max); margin:0 auto; padding:0 20px}

h1,h2,h3{
  font-family:"Playfair Display", serif;
  letter-spacing:.2px;
  line-height:1.15;
  margin:0 0 12px;
}
h1{font-size:clamp(34px,4vw,56px)}
h2{font-size:clamp(26px,3vw,38px)}
h3{font-size:22px}
p{margin:0 0 14px}
.muted{color:var(--muted)}
.kicker{
  text-transform:uppercase;
  letter-spacing:.18em;
  font-size:12px;
  color:var(--muted);
  margin:0 0 10px;
}

.section{padding:86px 0}
.section-alt{background:var(--alt)}
.section-head{display:flex; align-items:flex-end; justify-content:space-between; gap:20px; margin-bottom:26px}
.section-head p{margin:0; color:var(--muted)}

.actions{display:flex; gap:12px; flex-wrap:wrap; margin-top:18px}

.btn{
  display:inline-flex;
  align-items:center;
  justify-content:center;
  padding:12px 18px;
  border-radius:999px;
  text-decoration:none;
  background:var(--char);
  color:#fff;
  border:1px solid var(--char);
  transition:transform .15s ease, background .15s ease, color .15s ease, border-color .15s ease;
  font-weight:500;
}
.btn:hover{transform:translateY(-1px)}
.btn:active{transform:translateY(0)}

.btn-ghost{
  background:transparent;
  color:var(--char);
  border-color:rgba(0,0,0,.25);
}
.btn-ghost:hover{border-color:rgba(0,0,0,.45)}

.btn-light{
  background:#fff;
  color:var(--char);
  border-color:#fff;
}
.btn-light-ghost{
  background:transparent;
  color:#fff;
  border-color:rgba(255,255,255,.7);
}

.text-link{color:var(--char); text-decoration:none; border-bottom:1px solid rgba(0,0,0,.25)}
.text-link:hover{border-bottom-color:rgba(0,0,0,.45)}

.card{
  background:#fff;
  border:1px solid var(--line);
  border-radius:var(--radius);
  padding:22px;
  box-shadow:none;
}
.card.inset{margin-top:16px; background:var(--alt); border-color:rgba(0,0,0,.06)}
.fineprint,.fine{font-size:13px; color:var(--muted)}

.nav{
  position:sticky;
  top:0;
  z-index:1000;
  background:rgba(255,255,255,.92);
  backdrop-filter:saturate(1.1) blur(10px);
  border-bottom:1px solid rgba(0,0,0,.08);
}
.nav-container{
  max-width:var(--max);
  margin:0 auto;
  padding:16px 20px;
  display:flex;
  align-items:center;
  justify-content:space-between;
  gap:14px;
}
.brand{display:flex; gap:12px; align-items:center; text-decoration:none}
.brand-mark{
  width:14px; height:14px; border-radius:50%;
  background:var(--char);
}
.brand-text strong{display:block; font-weight:600; letter-spacing:.02em}
.brand-text span{display:block; font-size:12px; color:var(--muted); margin-top:2px}

.nav-toggle{
  display:none;
  border:1px solid rgba(0,0,0,.18);
  background:#fff;
  border-radius:999px;
  padding:8px 12px;
  font-weight:500;
}

.nav-menu{
  margin:0;
  padding:0;
  list-style:none;
  display:flex;
  gap:18px;
  align-items:center;
}
.nav-menu a{text-decoration:none; color:var(--char); font-weight:500}
.nav-menu .pill{
  padding:10px 14px;
  border:1px solid rgba(0,0,0,.22);
  border-radius:999px;
}

.hero{
  min-height:86vh;
  background-size:cover;
  background-position:center;
  position:relative;
  display:flex;
  align-items:flex-end;
  padding:110px 0 56px;
}
.hero-scrim{
  position:absolute; inset:0;
  background:linear-gradient(to top, rgba(0,0,0,.55), rgba(0,0,0,.10) 55%, rgba(0,0,0,0));
}
.hero-inner{position:relative; width:100%}
.hero-card{
  max-width:760px;
  background:rgba(255,255,255,.90);
  border:1px solid rgba(255,255,255,.35);
  border-radius:var(--radius2);
  padding:30px;
  box-shadow:var(--shadow);
}
.hero-card .lead{color:rgba(0,0,0,.78); font-size:18px; margin-top:10px}
.hero-actions{display:flex; gap:12px; flex-wrap:wrap; margin-top:16px}

.hero-meta{
  margin-top:18px;
  display:grid;
  grid-template-columns:repeat(3,1fr);
  gap:14px;
  border-top:1px solid rgba(0,0,0,.10);
  padding-top:16px;
}
.hero-meta strong{display:block; font-size:13px; letter-spacing:.02em}
.hero-meta span{display:block; color:var(--muted); font-size:12px; margin-top:2px}

.page-hero{
  padding:86px 0 40px;
  border-bottom:1px solid rgba(0,0,0,.08);
  background:linear-gradient(to bottom, #fff, #fff, rgba(0,0,0,.01));
}
.page-hero .lead{max-width:780px; color:var(--muted); font-size:18px}

.split{
  display:grid;
  grid-template-columns:1.05fr 1.2fr;
  gap:40px;
  align-items:start;
}
.portrait img{
  width:100%;
  border-radius:var(--radius2);
  border:1px solid rgba(0,0,0,.08);
  box-shadow:var(--shadow);
}

.feature{
  display:grid;
  grid-template-columns:1.3fr 1fr;
  gap:28px;
  align-items:stretch;
  background:#fff;
  border:1px solid rgba(0,0,0,.08);
  border-radius:var(--radius2);
  overflow:hidden;
  box-shadow:var(--shadow);
}
.feature-media img{width:100%; height:100%; object-fit:cover; min-height:360px}
.feature-body{padding:26px}
.feature-top{display:flex; align-items:flex-start; justify-content:space-between; gap:14px}
.price{font-weight:600; letter-spacing:.01em}
.bullets{
  margin:14px 0 0;
  padding-left:18px;
}
.bullets li{margin:6px 0}
.gallery{
  display:grid;
  grid-template-columns:repeat(3,1fr);
  gap:12px;
}
.gallery img{
  border-radius:16px;
  border:1px solid rgba(0,0,0,.08);
  height:260px;
  object-fit:cover;
}
.quote{max-width:860px}
blockquote{
  margin:0;
  font-family:"Playfair Display", serif;
  font-size:clamp(22px,2.4vw,30px);
  line-height:1.25;
}
.quote-attrib{margin-top:14px; color:var(--muted); font-weight:500}

.relocation-grid{
  display:grid;
  grid-template-columns:1.05fr 1fr;
  gap:26px;
  align-items:start;
}
.relocation-form{padding:22px}
.jotform{
  width:100%;
  min-height:700px;
  border:0;
}
.mini-links{display:flex; gap:14px; flex-wrap:wrap; margin-top:12px}

.grid3{
  display:grid;
  grid-template-columns:repeat(3,1fr);
  gap:16px;
}
.prop-grid{
  display:grid;
  grid-template-columns:repeat(2,1fr);
  gap:16px;
}
.prop-card{
  border:1px solid rgba(0,0,0,.10);
  border-radius:var(--radius2);
  overflow:hidden;
  text-decoration:none;
  background:#fff;
  box-shadow:var(--shadow);
  transition:transform .15s ease;
}
.prop-card:hover{transform:translateY(-2px)}
.prop-card img{height:260px; width:100%; object-fit:cover}
.prop-body{padding:18px}
.prop-top{display:flex; justify-content:space-between; gap:12px; align-items:flex-start}
.prop-facts{display:flex; gap:10px; flex-wrap:wrap; list-style:none; padding:0; margin:10px 0 0; color:var(--muted); font-size:13px}
.prop-card-empty{display:flex; align-items:center; justify-content:center; min-height:360px}
.prop-card-empty .prop-body{max-width:420px; text-align:left}

.property-hero{
  padding:86px 0 46px;
  background:linear-gradient(to bottom, #fff, rgba(0,0,0,.02));
  border-bottom:1px solid rgba(0,0,0,.08);
}
.property-hero-inner .lead{color:var(--muted); font-size:18px; max-width:760px}
.property-meta{
  display:grid;
  grid-template-columns:repeat(4,1fr);
  gap:12px;
  margin-top:18px;
}
.property-meta strong{display:block; font-size:12px; color:var(--muted); text-transform:uppercase; letter-spacing:.14em}
.property-meta span{display:block; font-weight:600; margin-top:4px}

.facts-grid{
  display:grid;
  gap:12px;
}
.facts-grid span{display:block; font-size:12px; text-transform:uppercase; letter-spacing:.14em}
.facts-grid strong{display:block; margin-top:4px}

.video-placeholder{padding:40px; text-align:center}

.cta{
  background:var(--char);
  color:#fff;
}
.cta-inner{
  display:flex;
  align-items:center;
  justify-content:space-between;
  gap:18px;
  flex-wrap:wrap;
}
.cta-inner p{color:rgba(255,255,255,.78); margin:0}

.footer{
  border-top:1px solid rgba(0,0,0,.08);
  padding:46px 0 26px;
}
.footer-grid{
  display:grid;
  grid-template-columns:1.2fr .8fr .8fr;
  gap:18px;
}
.footer-title{font-weight:600; margin-bottom:10px}
.footer-contact a{text-decoration:none; border-bottom:1px solid rgba(0,0,0,.2)}
.footer-links{display:flex; flex-direction:column; gap:8px}
.footer-links a{text-decoration:none; color:var(--muted)}
.footer-links a:hover{color:var(--char)}
.footer-bottom{
  margin-top:24px;
  padding-top:18px;
  border-top:1px solid rgba(0,0,0,.06);
  display:flex;
  gap:10px;
  flex-wrap:wrap;
  color:var(--muted);
  font-size:13px;
}
.footer-bottom a{text-decoration:none; border-bottom:1px solid rgba(0,0,0,.18)}
.sep{opacity:.5}

/* Responsive */
@media (max-width: 920px){
  .split{grid-template-columns:1fr; gap:22px}
  .feature{grid-template-columns:1fr}
  .feature-media img{min-height:280px}
  .gallery{grid-template-columns:repeat(2,1fr)}
  .prop-grid{grid-template-columns:1fr}
  .relocation-grid{grid-template-columns:1fr}
  .property-meta{grid-template-columns:repeat(2,1fr)}
  .grid3{grid-template-columns:1fr}
}

@media (max-width: 720px){
  .nav-toggle{display:inline-flex}
  .nav-menu{
    position:absolute;
    right:20px;
    top:64px;
    background:#fff;
    border:1px solid rgba(0,0,0,.10);
    border-radius:16px;
    padding:10px;
    box-shadow:var(--shadow);
    display:none;
    flex-direction:column;
    align-items:stretch;
    min-width:220px;
  }
  .nav-menu.open{display:flex}
  .nav-menu a{padding:10px 12px}
  .hero{padding:96px 0 42px}
  .hero-card{padding:22px}
  .hero-meta{grid-template-columns:1fr; gap:10px}
  .gallery{grid-template-columns:1fr}
  .gallery img{height:240px}
}
/* Relocation page layout fix */

.page-hero {
  padding: 90px 20px 60px;
}

.page-hero-inner {
  max-width: 900px;
  margin: 0 auto;
  text-align: center;
}

.content-inner {
  max-width: 1100px;
  margin: 0 auto;
  padding: 40px 20px;
}

.card {
  background: #ffffff;
  padding: 50px;
  margin-bottom: 40px;
  border-radius: 12px;
  box-shadow: 0 15px 40px rgba(0,0,0,.06);
}

.subtle {
  text-align: center;
}