:root{
  --bg:#0c0b0a; --bg2:#12100e; --ink:#f3ede4; --mute:#a59d90; --line:rgba(243,237,228,.14);
  --gold:#c9a66b; --gold2:#e6cc9a;
  --serif:"Cormorant Garamond",Georgia,serif; --sans:"Manrope",system-ui,sans-serif;
  --pad:clamp(20px,5vw,84px);
  --ease:cubic-bezier(.2,.7,.1,1);
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:auto}
html.lenis,html.lenis body{height:auto}
.lenis.lenis-smooth{scroll-behavior:auto!important}
body{background:var(--bg);color:var(--ink);font-family:var(--sans);font-weight:300;line-height:1.6;-webkit-font-smoothing:antialiased;overflow-x:hidden}
img{display:block;width:100%;height:100%;object-fit:cover}
a{color:inherit;text-decoration:none}
button{font:inherit;color:inherit;background:none;border:0;cursor:pointer}
ul{list-style:none}
em{font-family:var(--serif);font-style:italic;font-weight:300;color:var(--gold2)}
::selection{background:var(--gold);color:#000}

.eyebrow{font-size:.72rem;letter-spacing:.32em;text-transform:uppercase;color:var(--gold);display:flex;align-items:center;gap:14px;margin-bottom:28px}
.eyebrow::before{content:"";width:38px;height:1px;background:var(--gold)}
.h2{font-family:var(--serif);font-weight:300;font-size:clamp(2.4rem,5.2vw,5rem);line-height:1.02;letter-spacing:-.01em}
.h2--xl{font-size:clamp(2.8rem,6.4vw,6.4rem)}

/* grain */
.grain{position:fixed;inset:-50%;z-index:90;pointer-events:none;opacity:.07;
  background-image:url("data:image/svg+xml;utf8,<svg xmlns='http://www.w3.org/2000/svg' width='200' height='200'><filter id='n'><feTurbulence type='fractalNoise' baseFrequency='.85' numOctaves='2' stitchTiles='stitch'/></filter><rect width='100%' height='100%' filter='url(%23n)'/></svg>");
  animation:grain 1s steps(6) infinite}
@keyframes grain{0%{transform:translate(0,0)}20%{transform:translate(-3%,2%)}40%{transform:translate(2%,-3%)}60%{transform:translate(-2%,-1%)}80%{transform:translate(3%,3%)}100%{transform:translate(0,0)}}

/* loader */
.loader{position:fixed;inset:0;z-index:200;background:var(--bg);display:grid;place-items:center}
.loader__inner{text-align:center;width:min(320px,70vw)}
.loader__mark{font-family:var(--serif);font-size:2rem;display:block;margin-bottom:28px;letter-spacing:.02em}
.loader__bar{height:1px;background:var(--line);overflow:hidden}
.loader__bar i{display:block;height:100%;width:100%;background:var(--gold);transform:scaleX(0);transform-origin:left}
.loader__count{display:block;margin-top:14px;font-size:.7rem;letter-spacing:.3em;color:var(--mute)}

/* cursor */
.cursor{position:fixed;left:0;top:0;z-index:150;pointer-events:none;width:14px;height:14px;margin:-7px 0 0 -7px;border-radius:50%;
  background:var(--gold2);mix-blend-mode:difference;display:grid;place-items:center;transition:width .35s var(--ease),height .35s var(--ease),margin .35s var(--ease),background .3s;opacity:0}
.cursor span{font-size:.7rem;letter-spacing:.14em;text-transform:uppercase;color:#0c0b0a;opacity:0;transition:opacity .25s}
.cursor.is-view{width:96px;height:96px;margin:-48px 0 0 -48px;background:var(--gold2);mix-blend-mode:normal}
.cursor.is-view span{opacity:1}
@media (hover:none){.cursor{display:none}}
@media (hover:hover){body.has-cursor,body.has-cursor a,body.has-cursor button{cursor:none}}

/* nav */
.nav{position:fixed;top:0;left:0;right:0;z-index:100;display:flex;align-items:center;justify-content:space-between;padding:26px var(--pad);transition:padding .5s var(--ease),background .5s,backdrop-filter .5s,transform .6s var(--ease)}
.nav.is-solid{padding:16px var(--pad);background:rgba(12,11,10,.7);backdrop-filter:blur(18px);border-bottom:1px solid var(--line)}
.nav.is-hidden{transform:translateY(-100%)}
.nav__logo{font-family:var(--serif);font-size:1.7rem;letter-spacing:.02em}
.nav__links{display:flex;gap:42px;font-size:.78rem;letter-spacing:.18em;text-transform:uppercase}
.nav__links a{position:relative;padding:6px 0;display:inline-block}
.nav__links a::after{content:"";position:absolute;left:0;bottom:0;width:100%;height:1px;background:var(--gold);transform:scaleX(0);transform-origin:right;transition:transform .5s var(--ease)}
.nav__links a:hover::after{transform:scaleX(1);transform-origin:left}
.nav__burger{display:none;width:40px;height:40px;position:relative}
.nav__burger i{position:absolute;left:8px;right:8px;height:1px;background:var(--ink);transition:.4s var(--ease)}
.nav__burger i:first-child{top:16px}.nav__burger i:last-child{top:24px}
.nav__burger.is-open i:first-child{top:20px;transform:rotate(45deg)}
.nav__burger.is-open i:last-child{top:20px;transform:rotate(-45deg)}
.menu{position:fixed;inset:0;z-index:99;background:var(--bg);display:flex;flex-direction:column;justify-content:center;padding:0 var(--pad);gap:6px;clip-path:inset(0 0 100% 0);transition:clip-path .8s var(--ease);pointer-events:none}
.menu.is-open{clip-path:inset(0);pointer-events:auto}
.menu a{font-family:var(--serif);font-size:clamp(2.6rem,11vw,4.5rem);font-weight:300;line-height:1.15}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;position:relative;overflow:hidden;padding:18px 34px;border:1px solid var(--line);border-radius:100px;font-size:.74rem;letter-spacing:.2em;text-transform:uppercase;transition:color .5s var(--ease),border-color .5s;isolation:isolate}
.btn::before{content:"";position:absolute;inset:0;background:var(--gold);transform:translateY(101%);border-radius:50% 50% 0 0/100% 100% 0 0;transition:transform .6s var(--ease),border-radius .6s var(--ease);z-index:-1}
.btn:hover{color:#0c0b0a;border-color:var(--gold)}
.btn:hover::before{transform:translateY(0);border-radius:0}
.btn--small{padding:12px 24px}
.btn--gold{background:var(--gold);color:#0c0b0a;border-color:var(--gold)}
.btn--gold::before{background:var(--ink)}
.btn--block{width:100%;margin-top:14px}

/* hero */
.hero{position:relative;height:100svh;min-height:680px;overflow:hidden;display:flex;flex-direction:column;justify-content:flex-end}
.hero__media{position:absolute;inset:-8% 0 -8% 0}
.hero__media img{transform:scale(1.15)}
.hero__shade{position:absolute;inset:0;background:linear-gradient(180deg,rgba(12,11,10,.55) 0%,rgba(12,11,10,.1) 38%,rgba(12,11,10,.85) 100%),radial-gradient(120% 80% at 20% 100%,rgba(12,11,10,.7),transparent 60%)}
.hero__content{position:relative;padding:0 var(--pad);margin-bottom:clamp(120px,18vh,200px)}
.hero__title{font-family:var(--serif);font-weight:300;font-size:clamp(3.2rem,9.4vw,10rem);line-height:.94;letter-spacing:-.02em}
.line{display:block;overflow:hidden;padding-bottom:.08em}
.line>span{display:block;will-change:transform}
.hero__bottom{position:absolute;left:var(--pad);right:var(--pad);bottom:34px;display:flex;align-items:flex-end;justify-content:space-between;gap:30px}
.search{display:flex;align-items:stretch;background:rgba(18,16,14,.55);backdrop-filter:blur(22px);border:1px solid var(--line);border-radius:100px;padding:8px 8px 8px 34px;gap:6px}
.search label{display:flex;flex-direction:column;justify-content:center;padding:6px 26px 6px 0;margin-right:22px;border-right:1px solid var(--line);min-width:170px}
.search small{font-size:.62rem;letter-spacing:.24em;text-transform:uppercase;color:var(--mute)}
.search select{background:none;border:0;color:var(--ink);font:inherit;font-size:.92rem;outline:0;appearance:none;cursor:pointer;padding:2px 0}
.search select option{background:#12100e}
.search .btn{padding:0 38px}
.scrollhint{display:flex;align-items:center;gap:14px;font-size:.66rem;letter-spacing:.3em;text-transform:uppercase;color:var(--mute);writing-mode:vertical-rl;transform:rotate(180deg)}
.scrollhint i{width:1px;height:64px;background:var(--line);position:relative;overflow:hidden}
.scrollhint i::after{content:"";position:absolute;left:0;top:0;width:100%;height:40%;background:var(--gold);animation:drip 2.2s var(--ease) infinite}
@keyframes drip{0%{transform:translateY(-100%)}100%{transform:translateY(260%)}}

/* marquee */
.marquee{overflow:hidden;border-block:1px solid var(--line);padding:30px 0;background:var(--bg2)}
.marquee__track{display:flex;gap:44px;width:max-content;animation:marq 38s linear infinite;align-items:center}
.marquee span{font-family:var(--serif);font-style:italic;font-size:clamp(2rem,4vw,3.6rem);font-weight:300;white-space:nowrap;color:transparent;-webkit-text-stroke:1px rgba(243,237,228,.45)}
.marquee b{color:var(--gold);font-size:1.2rem}
@keyframes marq{to{transform:translateX(-50%)}}

/* statement */
.statement{padding:clamp(90px,16vw,220px) var(--pad) clamp(70px,10vw,140px)}
.statement__text{font-family:var(--serif);font-weight:300;font-size:clamp(1.9rem,4.2vw,4rem);line-height:1.18;max-width:1200px;letter-spacing:-.005em}
.statement__text .w,.quote__text .w{opacity:.16;transition:opacity .2s}
.stats{display:grid;grid-template-columns:repeat(4,1fr);gap:30px;margin-top:clamp(70px,9vw,130px);border-top:1px solid var(--line);padding-top:44px}
.stats strong{display:block;font-family:var(--serif);font-weight:300;font-size:clamp(2.6rem,5vw,4.8rem);line-height:1;color:var(--gold2)}
.stats span{font-size:.74rem;letter-spacing:.18em;text-transform:uppercase;color:var(--mute);margin-top:10px;display:block}

/* listings */
.listings{padding:clamp(60px,8vw,120px) var(--pad)}
.section-head{display:flex;justify-content:space-between;align-items:flex-end;gap:30px;flex-wrap:wrap;margin-bottom:60px}
.section-head .eyebrow{margin-bottom:22px}
.filters{display:flex;gap:6px;border:1px solid var(--line);border-radius:100px;padding:5px}
.filters button{padding:11px 22px;border-radius:100px;font-size:.72rem;letter-spacing:.18em;text-transform:uppercase;color:var(--mute);transition:.4s var(--ease)}
.filters button:hover{color:var(--ink)}
.filters .is-active{background:var(--ink);color:#0c0b0a}
.grid{display:grid;grid-template-columns:repeat(12,1fr);gap:clamp(18px,2.4vw,36px);align-items:start}
.card{position:relative;transition:opacity .6s var(--ease),transform .6s var(--ease)}
.card.is-out{opacity:0;transform:scale(.96);pointer-events:none;position:absolute;visibility:hidden}
.card__img{overflow:hidden;position:relative;border-radius:4px;clip-path:inset(0 0 0 0 round 4px)}
.card__img img{height:118%;margin-top:-9%;transition:transform 1.4s var(--ease),filter .8s;will-change:transform}
.card:hover .card__img img{transform:scale(1.07)}
.card__img::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,transparent 60%,rgba(0,0,0,.35))}
.card__info{display:flex;justify-content:space-between;align-items:flex-start;gap:20px;padding:22px 2px 0}
.card h3{font-family:var(--serif);font-weight:400;font-size:clamp(1.6rem,2.4vw,2.3rem);line-height:1.1}
.card p{font-size:.82rem;color:var(--mute);margin-top:6px;letter-spacing:.04em}
.price{font-family:var(--serif);font-size:1.4rem;color:var(--gold2);white-space:nowrap;padding-top:4px}
.tag{position:absolute;top:18px;left:18px;font-size:.64rem;letter-spacing:.24em;text-transform:uppercase;padding:8px 16px;border-radius:100px;background:rgba(12,11,10,.55);backdrop-filter:blur(10px);border:1px solid var(--line);z-index:2}
.card--a{grid-column:1/8}.card--a .card__img{aspect-ratio:16/10}
.card--b{grid-column:8/13;margin-top:clamp(40px,9vw,140px)}.card--b .card__img{aspect-ratio:4/5}
.card--c{grid-column:1/6}.card--c .card__img{aspect-ratio:4/5}
.card--d{grid-column:6/10;margin-top:clamp(40px,8vw,120px)}.card--d .card__img{aspect-ratio:3/4}
.card--e{grid-column:10/13}.card--e .card__img{aspect-ratio:3/4}
.grid.is-filtered .card{grid-column:span 4;margin-top:0}
.grid.is-filtered .card .card__img{aspect-ratio:4/5}

/* band */
.band{position:relative;min-height:110vh;overflow:hidden;display:flex;align-items:center;margin-top:clamp(60px,8vw,120px)}
.band__media{position:absolute;inset:-18% 0}
.band__shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(12,11,10,.9),rgba(12,11,10,.3) 70%),linear-gradient(180deg,var(--bg),transparent 18%,transparent 82%,var(--bg))}
.band__content{position:relative;padding:0 var(--pad);width:100%}
.hoods{margin-top:60px;max-width:720px;border-top:1px solid var(--line)}
.hoods li{display:flex;align-items:baseline;gap:28px;padding:26px 0;border-bottom:1px solid var(--line);font-family:var(--serif);font-size:clamp(1.8rem,3.4vw,3rem);transition:padding .6s var(--ease),color .4s}
.hoods li span{font-family:var(--sans);font-size:.72rem;letter-spacing:.2em;color:var(--gold)}
.hoods li small{margin-left:auto;font-family:var(--sans);font-size:.74rem;letter-spacing:.16em;text-transform:uppercase;color:var(--mute)}
.hoods li:hover{padding-left:28px;color:var(--gold2)}

/* services */
.services{display:grid;grid-template-columns:1fr 1fr;gap:clamp(30px,6vw,110px);padding:clamp(80px,12vw,180px) var(--pad)}
.services__sticky{position:sticky;top:110px;align-self:start}
.services__img{margin-top:50px;aspect-ratio:4/3;overflow:hidden;border-radius:4px}
.services__img img{height:125%;margin-top:-12%}
.svc{padding:44px 0 50px;border-top:1px solid var(--line);display:grid;grid-template-columns:60px 1fr;column-gap:20px}
.svc span{grid-row:1/3;font-size:.74rem;letter-spacing:.2em;color:var(--gold);padding-top:12px}
.svc h3{font-family:var(--serif);font-weight:400;font-size:clamp(1.9rem,3vw,2.8rem);line-height:1.1;margin-bottom:14px}
.svc p{color:var(--mute);max-width:46ch}

/* quote */
.quote{padding:clamp(80px,12vw,180px) var(--pad);text-align:center;background:var(--bg2);border-block:1px solid var(--line)}
.quote__text{font-family:var(--serif);font-weight:300;font-style:italic;font-size:clamp(1.8rem,3.8vw,3.6rem);line-height:1.2;max-width:1100px;margin:0 auto}
.quote__by{margin-top:44px;font-size:.78rem;letter-spacing:.14em;color:var(--mute);text-transform:uppercase}
.quote__by b{color:var(--ink);font-weight:500}

/* contact */
.contact{display:grid;grid-template-columns:1.15fr 1fr;gap:clamp(40px,7vw,120px);padding:clamp(90px,12vw,180px) var(--pad)}
.contact__info{margin-top:56px;display:grid;gap:22px}
.contact__info p{font-size:1.05rem}
.contact__info small{display:block;font-size:.64rem;letter-spacing:.26em;text-transform:uppercase;color:var(--gold);margin-bottom:2px}
.form{align-self:end;position:relative}
.form label{display:block;position:relative;margin-bottom:26px}
.form input,.form textarea{width:100%;background:none;border:0;border-bottom:1px solid var(--line);padding:22px 0 12px;color:var(--ink);font:inherit;font-size:1rem;outline:0;resize:none;transition:border-color .4s}
.form input:focus,.form textarea:focus{border-color:var(--gold)}
.form label span{position:absolute;left:0;top:22px;color:var(--mute);pointer-events:none;transition:.4s var(--ease);font-size:1rem}
.form input:focus+span,.form input:not(:placeholder-shown)+span,.form textarea:focus+span,.form textarea:not(:placeholder-shown)+span{top:0;font-size:.64rem;letter-spacing:.24em;text-transform:uppercase;color:var(--gold)}
.form__ok{display:none;margin-top:20px;color:var(--gold2)}
.form.sent .form__ok{display:block}

/* footer */
.footer{padding:60px var(--pad) 36px;border-top:1px solid var(--line);overflow:hidden}
.footer__big{font-family:var(--serif);font-weight:300;font-size:clamp(4rem,17vw,19rem);line-height:.9;letter-spacing:-.03em;white-space:nowrap;text-align:center;margin-bottom:50px;color:rgba(243,237,228,.92)}
.footer__row{display:flex;justify-content:space-between;gap:20px;flex-wrap:wrap;font-size:.76rem;color:var(--mute);letter-spacing:.04em}
.footer__row a:hover{color:var(--gold2)}

/* reveal states */
[data-fade]{opacity:0;transform:translateY(24px)}

/* responsive */
@media(max-width:1000px){
  .nav__links,.nav .btn{display:none}.nav__burger{display:block}
  .search{border-radius:24px;flex-direction:column;padding:16px 22px;width:100%}
  .search label{border-right:0;border-bottom:1px solid var(--line);margin:0;padding:10px 0;min-width:0}
  .search .btn{padding:16px;margin-top:10px}
  .scrollhint{display:none}
  .hero__bottom{bottom:20px}
  .hero__content{margin-bottom:340px}
  .stats{grid-template-columns:1fr 1fr;row-gap:40px}
  .grid{display:flex;flex-direction:column}
  .card--b,.card--d{margin-top:0}
  .grid.is-filtered .card{grid-column:auto}
  .services{grid-template-columns:1fr}.services__sticky{position:static}
  .contact{grid-template-columns:1fr}
  .section-head{flex-direction:column;align-items:flex-start}
  .filters{overflow-x:auto;max-width:100%}
  .filters button{white-space:nowrap}
}
@media(prefers-reduced-motion:reduce){.grain,.marquee__track,.scrollhint i::after{animation:none}}