:root{--red:#e10613;--red2:#b7040d;--ink:#111;--muted:#696969;--paper:#fff;--warm:#f5f3ef;--line:#d9d7d2;--serif:Georgia,'Times New Roman',serif;--sans:Inter,Helvetica,Arial,sans-serif}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);overflow-x:hidden}img{max-width:100%;display:block}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button{cursor:pointer}.wrap{width:min(1240px,calc(100% - 48px));margin:auto}.eyebrow{font-size:.7rem;font-weight:800;letter-spacing:.2em;text-transform:uppercase;color:var(--red)}.muted{color:var(--muted)}:focus-visible{outline:3px solid rgba(225,6,19,.35);outline-offset:3px}.site-header{height:92px;position:absolute;z-index:30;top:0;left:0;right:0}.site-header.inner{position:relative;border-bottom:1px solid var(--line);background:#fff}.nav{height:100%;display:flex;align-items:center;gap:40px}.logo{width:166px;height:58px;overflow:hidden;flex:0 0 auto}.logo img{width:100%;height:100%;object-fit:contain}.nav-links{display:flex;align-items:center;justify-content:center;gap:32px;margin-left:auto;font-size:.76rem;font-weight:700}.nav-links a{position:relative}.nav-links a:after{content:"";position:absolute;left:0;right:100%;bottom:-8px;height:2px;background:var(--red);transition:.25s}.nav-links a:hover:after{right:0}.nav-action{margin-left:14px}.btn{display:inline-flex;align-items:center;justify-content:center;gap:9px;border:1px solid var(--red);background:var(--red);color:#fff;padding:14px 20px;font-weight:800;font-size:.75rem;letter-spacing:.035em;transition:.25s}.btn:hover{background:var(--red2);border-color:var(--red2);transform:translateY(-2px)}.btn.dark{background:var(--ink);border-color:var(--ink)}.btn.ghost{background:transparent;color:var(--ink);border-color:var(--ink)}.btn.light{background:#fff;color:var(--ink);border-color:#fff}
.hero{height:100svh;min-height:720px;position:relative;overflow:hidden;background:linear-gradient(#fbfaf7 0%,#f2eee7 78%,#e7e0d5 100%)}.hero-word{position:absolute;z-index:1;top:17%;left:50%;transform:translateX(-50%);white-space:nowrap;font-size:clamp(5.4rem,14vw,13rem);line-height:.82;font-weight:900;letter-spacing:-.09em}.hero-notes{position:absolute;z-index:2;top:15.5%;left:6vw;right:6vw;display:flex;justify-content:space-between;font-size:.62rem;line-height:1.4;font-weight:800;letter-spacing:.13em;text-transform:uppercase}.hero-notes span:nth-child(2){text-align:center}.hero-notes span:last-child{text-align:right}.hero-image{position:absolute;z-index:3;left:0;right:0;bottom:0;height:66%;overflow:hidden}.hero-image img{width:100%;height:100%;object-fit:cover;object-position:center bottom;filter:saturate(.92);animation:heroIn 1.15s cubic-bezier(.2,.8,.2,1) both}.hero-image:after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(0,0,0,.64),rgba(0,0,0,.08) 52%,rgba(0,0,0,.03)),linear-gradient(0deg,rgba(0,0,0,.46),transparent 48%)}.hero-copy{position:absolute;z-index:5;left:max(6vw,calc((100vw - 1240px)/2));bottom:9%;width:min(490px,43vw);color:#fff}.hero-copy h1{font:400 clamp(2.8rem,4.7vw,5.5rem)/.92 var(--serif);letter-spacing:-.055em;margin:14px 0 17px}.hero-copy h1 em{font-style:normal;color:#ff3540}.hero-copy p{font-size:.94rem;line-height:1.65;color:rgba(255,255,255,.85);margin:0 0 24px;max-width:430px}.hero-actions{display:flex;gap:11px;flex-wrap:wrap}.hero-actions .btn.ghost{color:#fff;border-color:rgba(255,255,255,.72);backdrop-filter:blur(8px)}.hero-categories{position:absolute;z-index:6;right:max(6vw,calc((100vw - 1240px)/2));bottom:6%;display:flex;gap:8px}.hero-categories a{border:1px solid rgba(255,255,255,.65);border-radius:999px;padding:10px 14px;color:#fff;background:rgba(0,0,0,.12);backdrop-filter:blur(8px);font-size:.66rem;font-weight:800;letter-spacing:.08em;text-transform:uppercase}.hero-categories a.active{background:var(--red);border-color:var(--red)}
.search-band{position:relative;z-index:8;margin-top:-1px;padding:0 0 70px;background:var(--warm)}.search-panel{transform:translateY(-30px);background:#fff;border:1px solid var(--line);padding:26px;display:grid;grid-template-columns:1.05fr 1.15fr 1.2fr 1fr auto;gap:16px;box-shadow:0 18px 45px rgba(17,17,17,.08)}.field{display:grid;gap:8px}.field label{font-size:.65rem;font-weight:800;letter-spacing:.13em;text-transform:uppercase}.field input,.field select,.field textarea{width:100%;border:0;border-bottom:1px solid #aaa;background:transparent;padding:10px 0;color:var(--ink);outline:none;border-radius:0}.field input:focus,.field select:focus,.field textarea:focus{border-color:var(--red)}.search-panel .btn{align-self:end;min-height:45px}.owner-entry{display:flex;justify-content:flex-end;margin-top:-12px;font-size:.76rem;font-weight:800}.owner-entry a{border-bottom:1px solid var(--ink);padding-bottom:4px}
section{padding:105px 0}.section-head{display:flex;align-items:end;justify-content:space-between;gap:38px;margin-bottom:46px}.section-head h2,.page-hero h1{font:400 clamp(2.7rem,5vw,5.3rem)/.96 var(--serif);letter-spacing:-.05em;margin:12px 0 0;max-width:760px}.section-head p{max-width:430px;color:var(--muted);line-height:1.7;margin:0}.sample-note{display:inline-flex;align-items:center;gap:8px;font-size:.7rem;color:var(--muted);margin-top:10px}.sample-note:before{content:"";width:7px;height:7px;border-radius:50%;background:var(--red)}.property-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}.property-card{border:1px solid var(--line);background:#fff;transition:.3s}.property-card:hover{transform:translateY(-6px);box-shadow:0 20px 45px rgba(17,17,17,.09)}.property-photo{height:270px;position:relative;overflow:hidden;background:#ddd}.property-photo img{width:100%;height:100%;object-fit:cover;transition:transform .6s}.property-card:hover .property-photo img{transform:scale(1.035)}.tag{position:absolute;top:16px;left:16px;background:#fff;color:var(--ink);padding:8px 10px;font-size:.62rem;font-weight:900;letter-spacing:.12em;text-transform:uppercase}.tag.red{background:var(--red);color:#fff}.property-body{padding:23px}.property-body h3{font:400 1.55rem/1.15 var(--serif);margin:0 0 9px}.property-location{color:var(--muted);font-size:.82rem;margin-bottom:20px}.property-meta{display:flex;justify-content:space-between;gap:12px;border-top:1px solid var(--line);padding-top:16px;font-size:.75rem}.property-price{font-weight:900}.property-link{color:var(--red);font-weight:900}.type-grid{display:grid;grid-template-columns:1.2fr .8fr .8fr;gap:18px}.type-card{min-height:440px;position:relative;overflow:hidden;background:#222;color:#fff}.type-card img{width:100%;height:100%;object-fit:cover;filter:brightness(.65);transition:.6s}.type-card:hover img{transform:scale(1.045);filter:brightness(.52)}.type-content{position:absolute;left:28px;right:28px;bottom:28px;z-index:2}.type-content h3{font:400 2.1rem/1 var(--serif);margin:0 0 10px}.type-content p{font-size:.83rem;line-height:1.55;color:rgba(255,255,255,.8);margin:0}.type-card:nth-child(2):after,.type-card:nth-child(3):after{content:"";position:absolute;inset:0;background:linear-gradient(155deg,transparent,rgba(225,6,19,.7))}.type-card:nth-child(3):after{background:linear-gradient(155deg,transparent,rgba(17,17,17,.76))}
.approach{background:var(--ink);color:#fff;position:relative;overflow:hidden}.approach:after{content:"SQFT";position:absolute;right:-3%;bottom:-8%;font-size:22vw;font-weight:900;color:rgba(255,255,255,.025);letter-spacing:-.1em}.approach-grid{display:grid;grid-template-columns:1.05fr .95fr;gap:90px;position:relative;z-index:1}.approach h2{font:400 clamp(3rem,5vw,5.5rem)/.96 var(--serif);letter-spacing:-.05em;margin:14px 0 25px}.approach h2 em{font-style:normal;color:var(--red)}.approach .lead{color:#bbb;line-height:1.8}.commitments{border-top:1px solid #3b3b3b}.commitment{display:grid;grid-template-columns:48px 1fr;gap:18px;padding:22px 0;border-bottom:1px solid #3b3b3b}.commitment b{color:var(--red)}.commitment h3{font-size:1rem;margin:0 0 6px}.commitment p{font-size:.84rem;line-height:1.55;color:#999;margin:0}.service-grid{display:grid;grid-template-columns:repeat(5,1fr);border:1px solid var(--line)}.service-card{padding:28px;min-height:280px;border-right:1px solid var(--line);position:relative;transition:.3s}.service-card:last-child{border:0}.service-card:hover{background:var(--red);color:#fff}.service-card b{color:var(--red);font-size:.68rem}.service-card:hover b,.service-card:hover p{color:#fff}.service-card h3{font:400 1.55rem/1.1 var(--serif);margin:60px 0 14px}.service-card p{font-size:.82rem;line-height:1.6;color:var(--muted);margin:0}.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--line)}.step{background:#fff;padding:30px;min-height:240px}.step b{font:400 3rem/1 var(--serif);color:var(--red)}.step h3{margin:40px 0 11px}.step p{font-size:.84rem;line-height:1.6;color:var(--muted)}
.owners{padding-top:0}.owner-box{display:grid;grid-template-columns:1fr 1fr;background:var(--red);color:#fff}.owner-copy{padding:65px}.owner-copy h2{font:400 clamp(2.7rem,4.8vw,5rem)/.95 var(--serif);letter-spacing:-.05em;margin:15px 0 22px}.owner-copy p{color:rgba(255,255,255,.82);line-height:1.75;max-width:510px}.owner-visual{min-height:470px;position:relative;overflow:hidden}.owner-visual img{width:100%;height:100%;object-fit:cover}.owner-visual:after{content:"";position:absolute;inset:30px;border:1px solid rgba(255,255,255,.3)}.about-grid{display:grid;grid-template-columns:.8fr 1.2fr;gap:100px}.about-mark{font-size:13vw;font-weight:900;letter-spacing:-.1em;color:var(--red);line-height:.72}.about-copy h2{font:400 clamp(2.7rem,4.6vw,5rem)/.97 var(--serif);letter-spacing:-.05em;margin:0 0 25px}.about-copy p{color:var(--muted);line-height:1.85;font-size:1rem}.contact{background:var(--warm)}.contact-box{display:grid;grid-template-columns:.78fr 1.22fr;border:1px solid var(--line);background:#fff}.contact-copy{padding:55px;background:var(--ink);color:#fff}.contact-copy h2{font:400 clamp(2.7rem,4vw,4.7rem)/.95 var(--serif);letter-spacing:-.05em;margin:16px 0 24px}.contact-copy p{color:#aaa;line-height:1.75}.contact-details{display:grid;gap:11px;margin-top:55px;font-size:.78rem;letter-spacing:.1em;text-transform:uppercase}.contact-form{padding:55px;display:grid;grid-template-columns:1fr 1fr;gap:22px}.field.full{grid-column:1/-1}.contact-form textarea{min-height:80px;resize:vertical}.form-note{grid-column:1/-1;font-size:.72rem;color:var(--muted);margin:0}.contact-form .btn{grid-column:1/-1}
footer{background:#0b0b0b;color:#fff;padding:68px 0 24px}.footer-grid{display:grid;grid-template-columns:1.35fr .55fr .65fr;gap:70px}.footer-logo{background:#fff;width:220px;padding:8px}.footer-logo img{width:100%}.footer-copy{max-width:430px;color:#888;line-height:1.7;margin:20px 0}.footer-col h4{font-size:.65rem;color:#777;letter-spacing:.16em;text-transform:uppercase;margin:0 0 20px}.footer-col a,.footer-col span{display:block;font-size:.86rem;margin-bottom:12px}.footer-bottom{margin-top:52px;padding-top:22px;border-top:1px solid #292929;display:flex;justify-content:space-between;color:#666;font-size:.7rem;letter-spacing:.08em}.page-hero{padding:90px 0 55px;background:var(--warm)}.page-hero p{max-width:660px;color:var(--muted);line-height:1.7}.filterbar{position:sticky;top:0;z-index:10;background:#fff;border-bottom:1px solid var(--line);padding:18px 0}.filters{display:grid;grid-template-columns:1fr 1fr 1fr 1fr auto;gap:12px}.filters select,.filters input{border:1px solid var(--line);padding:12px;background:#fff}.results-head{display:flex;justify-content:space-between;align-items:center;margin-bottom:24px}.results-head strong{font-size:.8rem;letter-spacing:.1em;text-transform:uppercase}.empty{display:none;border:1px solid var(--line);padding:70px 24px;text-align:center;background:var(--warm)}
.detail{padding:55px 0 100px}.detail-badge{display:inline-block;background:var(--red);color:#fff;padding:8px 11px;font-size:.65rem;font-weight:900;letter-spacing:.12em;text-transform:uppercase}.detail-title{display:grid;grid-template-columns:1fr auto;gap:30px;align-items:end;margin:18px 0 30px}.detail-title h1{font:400 clamp(2.8rem,5vw,5.3rem)/.96 var(--serif);letter-spacing:-.05em;margin:0}.detail-price{font-size:1.4rem;font-weight:900}.gallery{display:grid;grid-template-columns:2fr 1fr;gap:12px;height:560px}.gallery img{width:100%;height:100%;object-fit:cover}.gallery-side{display:grid;gap:12px;grid-template-rows:1fr 1fr}.specs{display:grid;grid-template-columns:repeat(4,1fr);border:1px solid var(--line);margin-top:24px}.spec{padding:22px;border-right:1px solid var(--line)}.spec:last-child{border:0}.spec small{display:block;color:var(--muted);font-size:.68rem;text-transform:uppercase;letter-spacing:.12em;margin-bottom:7px}.detail-grid{display:grid;grid-template-columns:1.2fr .8fr;gap:70px;margin-top:60px}.detail-grid h2{font:400 2.2rem/1.1 var(--serif)}.detail-grid p{color:var(--muted);line-height:1.8}.amenities{display:grid;grid-template-columns:1fr 1fr;gap:12px;padding:0;list-style:none}.amenities li{border-bottom:1px solid var(--line);padding:12px 0}.enquiry-card{border:1px solid var(--line);padding:30px;align-self:start;position:sticky;top:30px}.enquiry-card h3{font:400 1.8rem/1.1 var(--serif);margin-top:0}.enquiry-card .btn{width:100%;margin-top:10px}.reveal{opacity:0;transform:translateY(22px);transition:.7s}.reveal.visible{opacity:1;transform:none}@keyframes heroIn{from{transform:scale(1.05);opacity:.5}to{transform:scale(1);opacity:1}}
@media(max-width:1000px){.nav-links{display:none}.nav-action{margin-left:auto}.hero{min-height:850px}.hero-word{top:19%;font-size:17vw}.hero-notes{left:24px;right:24px}.hero-notes span:nth-child(2){display:none}.hero-copy{left:28px;bottom:14%;width:58vw}.hero-categories{right:24px}.search-panel{grid-template-columns:1fr 1fr}.search-panel .btn{grid-column:1/-1}.property-grid{grid-template-columns:1fr 1fr}.type-grid{grid-template-columns:1fr 1fr}.type-card:first-child{grid-column:1/-1}.approach-grid,.owner-box,.about-grid,.contact-box{grid-template-columns:1fr}.service-grid{grid-template-columns:1fr 1fr}.service-card{border-bottom:1px solid var(--line)}.steps{grid-template-columns:1fr 1fr}.footer-grid{grid-template-columns:1fr 1fr}.footer-grid>div:first-child{grid-column:1/-1}.filters{grid-template-columns:1fr 1fr}.filters .btn{grid-column:1/-1}.gallery{height:450px}.detail-grid{grid-template-columns:1fr}.enquiry-card{position:static}}
@media(max-width:640px){.wrap{width:min(100% - 28px,1240px)}.site-header{height:76px}.logo{width:138px;height:48px}.nav-action{font-size:0;width:43px;height:43px;padding:0}.nav-action span{font-size:1rem}.hero{min-height:790px}.hero-word{top:18%;font-size:19vw}.hero-notes{top:12%;font-size:.52rem}.hero-notes span:last-child{max-width:120px}.hero-image{height:69%}.hero-image img{object-position:58% bottom}.hero-copy{left:22px;right:22px;bottom:15%;width:auto}.hero-copy h1{font-size:2.7rem}.hero-copy p{font-size:.82rem}.hero-categories{left:22px;right:auto;bottom:3%}.hero-categories a:nth-child(3){display:none}.search-band{padding-bottom:45px}.search-panel{grid-template-columns:1fr;transform:translateY(-18px)}.search-panel .btn{grid-column:auto}.section-head{display:block}.section-head p{margin-top:22px}.property-grid,.type-grid,.service-grid,.steps{grid-template-columns:1fr}.type-card:first-child{grid-column:auto}.type-card{min-height:380px}.approach-grid{gap:55px}.service-card{border-right:0}.owner-copy,.contact-copy,.contact-form{padding:38px 24px}.contact-form{grid-template-columns:1fr}.field.full,.form-note,.contact-form .btn{grid-column:auto}.footer-grid{grid-template-columns:1fr;gap:32px}.footer-grid>div:first-child{grid-column:auto}.footer-bottom{display:grid;gap:10px}.filters{grid-template-columns:1fr}.filters .btn{grid-column:auto}.gallery{height:auto;grid-template-columns:1fr}.gallery>img{height:320px}.gallery-side{grid-template-columns:1fr 1fr;grid-template-rows:160px}.specs{grid-template-columns:1fr 1fr}.spec:nth-child(2){border-right:0}.detail-title{grid-template-columns:1fr}.amenities{grid-template-columns:1fr}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}.hero-image img{animation:none}.reveal{opacity:1;transform:none;transition:none}}
/* True three-layer hero: sky, live brand type, then transparent bungalow foreground. */
.hero{background:linear-gradient(180deg,#fff 0%,#f8f4ef 48%,#eadfd4 100%)}
.hero:before{content:"";position:absolute;z-index:0;inset:0;background:linear-gradient(180deg,rgba(255,255,255,.1) 0%,rgba(255,255,255,.16) 46%,rgba(255,255,255,.42) 100%),url("rawsqft-mountain-clouds-v1.png") center center/cover no-repeat;filter:saturate(.72) contrast(.94)}
.hero-word{z-index:1;top:24%;width:100%;padding:0 1.5vw;text-align:center;font-size:clamp(6rem,15.4vw,15rem);letter-spacing:.015em;transform:translateX(-50%) scaleX(1.08);transform-origin:center;line-height:.78}
.hero-image{z-index:3;height:75%;pointer-events:none}
.hero-image:after{background:linear-gradient(0deg,rgba(0,0,0,.58) 0%,rgba(0,0,0,.18) 25%,transparent 56%);z-index:1;pointer-events:none}
.hero-image>img{position:relative;z-index:1;transform-origin:center bottom;animation:heroCutoutIn 1.1s cubic-bezier(.2,.8,.2,1) both;filter:saturate(.95);pointer-events:none}
.hero-roles{position:absolute;z-index:6;left:50%;bottom:5.5%;transform:translateX(-50%);display:flex;gap:12px;align-items:center}.hero-roles .btn{min-width:158px;box-shadow:0 14px 34px rgba(0,0,0,.2)}.hero-roles .btn.light{border-color:#fff}
@keyframes heroCutoutIn{from{transform:scale(1.32) translateY(4%);opacity:.45}to{transform:scale(1.24) translateY(4%);opacity:1}}
@media(max-width:1000px){.hero-word{top:25%;font-size:18vw;letter-spacing:.01em;transform:translateX(-50%) scaleX(1.06)}.hero-image{height:76%}.hero-image>img{animation:heroCutoutTablet .9s ease-out both}@keyframes heroCutoutTablet{from{transform:scale(1.43) translateY(5%);opacity:.45}to{transform:scale(1.34) translateY(5%);opacity:1}}}
@media(max-width:640px){.hero-word{top:24%;font-size:20vw;padding:0 2vw;letter-spacing:0;transform:translateX(-50%) scaleX(1.04)}.hero-image{height:74%}.hero-image>img{object-position:52% bottom;animation:heroCutoutMobile .9s ease-out both}@keyframes heroCutoutMobile{from{transform:scale(1.72) translateY(7%);opacity:.45}to{transform:scale(1.62) translateY(7%);opacity:1}}}
@media(max-width:640px){.hero:before{background-position:58% center}.hero-roles{bottom:4%;width:calc(100% - 32px);gap:8px}.hero-roles .btn{min-width:0;flex:1;padding:13px 12px}}
@media(prefers-reduced-motion:reduce){.hero-image>img{animation:none;transform:scale(1.24) translateY(4%)}}
/* Unified translucent pill buttons. */
.btn{border-radius:999px;background:rgba(225,6,19,.86);backdrop-filter:blur(10px);-webkit-backdrop-filter:blur(10px);box-shadow:0 8px 24px rgba(17,17,17,.12)}
.btn:hover{background:rgba(183,4,13,.94)}
.btn.dark{background:rgba(17,17,17,.84);border-color:rgba(17,17,17,.84)}
.btn.ghost{background:rgba(255,255,255,.1)}
.btn.light{background:rgba(255,255,255,.84);border-color:rgba(255,255,255,.9)}
/* Precisely centered primary navigation and editorial hero typography. */
.nav{position:relative}
.nav-links{position:absolute;left:50%;transform:translateX(-50%);margin-left:0}
.nav-action{margin-left:auto}
.hero-word{display:flex;align-items:center;justify-content:center;gap:clamp(12px,2.2vw,36px);font-family:inherit;font-weight:400;letter-spacing:normal;transform:translateX(-50%);padding:0 2vw}
.hero-word img{width:min(51vw,820px);height:auto;flex:0 0 auto}
.hero-word span{font-family:"Helvetica Neue",Helvetica,Arial,sans-serif;font-size:clamp(4.5rem,10vw,9.5rem);font-weight:300;letter-spacing:.12em;line-height:.8}
@media(max-width:1000px){.hero-word{transform:translateX(-50%);gap:2vw}.hero-word img{width:50vw}.hero-word span{font-size:10.5vw}}
@media(max-width:640px){.hero-word{transform:translateX(-50%);gap:1.5vw;padding:0 1vw}.hero-word img{width:49vw}.hero-word span{font-size:10vw;letter-spacing:.08em}}
@media(max-width:1000px){.nav-links{display:none}}
/* Slightly larger header scale for stronger brand presence. */
.site-header{height:100px}
.logo{width:184px;height:64px}
.nav-links{gap:36px;font-size:.82rem}
.nav-action{padding:15px 22px;font-size:.78rem}
@media(max-width:640px){.site-header{height:82px}.logo{width:150px;height:52px}.nav-action{width:46px;height:46px;padding:0}}