:root {
    --bg:         #FFFFFF;
    --paper:      #F5F0E5;
    --paper-2:    #EBE3D3;
    --ink:        #101B29;
    --ink-2:      #2E394A;
    --body:       #47505E;
    --muted:      #7C8594;
    --rule:       #E2DACB;
    --rule-2:     #D4CAB6;
    --brick:      #951508;   /* primary accent, from logo */
    --brick-2:    #B8271A;
    --brick-deep: #6C0C02;
    --slate:      #2F5063;   /* secondary accent — architectural slate blue */
    --slate-2:    #416879;
    --moss:       #3F5E45;   /* tertiary accent — used for "Available" chips */
    --moss-2:     #547A5B;
    --max:        1360px;
  }

  * { box-sizing: border-box; }
  html { scroll-behavior: smooth; }
  body {
    margin: 0;
    background: var(--bg);
    color: var(--body);
    font-family: "Archivo", system-ui, -apple-system, Segoe UI, sans-serif;
    font-size: 16px;
    line-height: 1.55;
    font-weight: 400;
    -webkit-font-smoothing: antialiased;
    text-rendering: optimizeLegibility;
  }
  img { display: block; max-width: 100%; }
  a { color: inherit; text-decoration: none; }

  .wrap { max-width: var(--max); margin: 0 auto; padding: 0 32px; }

  .eyebrow {
    font-family: "Archivo Narrow", "Archivo", sans-serif;
    font-weight: 600;
    font-size: 12px;
    letter-spacing: 0.22em;
    text-transform: uppercase;
    color: var(--brick);
  }
  .eyebrow.slate { color: var(--slate); }
  .eyebrow.on-dark { color: #E3B39B; }

  h1, h2, h3, h4 {
    font-family: "Archivo", sans-serif;
    color: var(--ink);
    letter-spacing: -0.02em;
    line-height: 1.05;
    margin: 0;
  }

  /* ——— Utility bar ——— */
  .utility {
    background: var(--ink);
    color: #C2CDDC;
  }
  .utility-inner {
    max-width: var(--max);
    margin: 0 auto;
    padding: 10px 32px;
    display: flex;
    justify-content: space-between;
    align-items: center;
    font-size: 12.5px;
    letter-spacing: 0.02em;
  }
  .utility-inner .left { display: flex; align-items: center; gap: 18px; }
  .utility-inner .left .pin {
    display: inline-block;
    width: 6px; height: 6px;
    background: var(--brick-2);
    border-radius: 50%;
    box-shadow: 0 0 0 3px rgba(184,39,26,0.18);
  }
  .utility-inner .right { display: flex; align-items: center; gap: 26px; }
  .utility-inner a { color: #E8EEF7; transition: color .25s; }
  .utility-inner a:hover { color: #fff; }
  .utility-inner .sep {
    display: inline-block;
    width: 1px; height: 12px;
    background: rgba(255,255,255,0.18);
  }

  /* ——— Header ——— */
  header {
    position: sticky;
    top: 0;
    z-index: 60;
    background: var(--bg);
  }
  .header-inner {
    max-width: var(--max);
    margin: 0 auto;
    padding: 18px 32px;
    display: grid;
    grid-template-columns: auto 1fr auto;
    align-items: center;
    gap: 40px;
  }
  #logo {
    width: 210px;
    height: auto;
    /* original GIF has a 1px gray border baked into its right/bottom edges — crop it out */
    clip-path: inset(0 1px 1px 0);
  }

  nav.primary {
    justify-self: center;
    display: flex;
    gap: 40px;
  }
  nav.primary a {
    font-weight: 500;
    font-size: 14.5px;
    color: var(--ink-2);
    padding: 6px 0;
    position: relative;
    transition: color .25s;
  }
  nav.primary a::after {
    content: "";
    position: absolute;
    left: 0; right: 0;
    bottom: -2px;
    height: 2px;
    background: var(--brick);
    transform: scaleX(0);
    transform-origin: left;
    transition: transform .35s cubic-bezier(.2,.9,.25,1);
  }
  nav.primary a:hover,
  nav.primary a.active { color: var(--brick); }
  nav.primary a.active::after,
  nav.primary a:hover::after { transform: scaleX(1); }

  .nav-cta {
    display: inline-flex;
    align-items: center;
    gap: 10px;
    background: var(--brick);
    color: #fff;
    padding: 12px 20px;
    font-weight: 600;
    font-size: 13.5px;
    letter-spacing: 0.01em;
    border-radius: 2px;
    transition: background .3s ease, transform .3s ease;
  }
  .nav-cta:hover { background: var(--brick-deep); transform: translateY(-1px); }
  .nav-cta svg { width: 14px; height: 14px; }

  /* ——— Hero ——— */
  .hero {
    position: relative;
    height: clamp(520px, 68vh, 680px);
    overflow: hidden;
    color: #fff;
    isolation: isolate;
  }
  .hero-img {
    position: absolute;
    inset: 0;
    z-index: -2;
  }
  .hero-img img {
    width: 100%;
    height: 100%;
    object-fit: cover;
    object-position: center 35%;
    transform: scale(1.02);
    animation: heroZoom 14s ease-out forwards;
  }
  @keyframes heroZoom { to { transform: scale(1); } }
  .hero::before {
    content: "";
    position: absolute;
    inset: 0;
    z-index: -1;
    background:
      linear-gradient(180deg, rgba(16,27,41,0.45) 0%, rgba(16,27,41,0.15) 35%, rgba(16,27,41,0.80) 100%),
      linear-gradient(90deg, rgba(16,27,41,0.55) 0%, rgba(16,27,41,0) 60%);
  }

  .hero-inner {
    max-width: var(--max);
    height: 100%;
    margin: 0 auto;
    padding: 0 32px 72px;
    display: flex;
    flex-direction: column;
    justify-content: flex-end;
  }
  .hero .eyebrow {
    color: #F0C0AA;
    margin-bottom: 22px;
    display: inline-flex;
    align-items: center;
    gap: 14px;
  }
  .hero .eyebrow::before {
    content: "";
    width: 36px;
    height: 1px;
    background: var(--brick-2);
  }
  .hero h1 {
    color: #fff;
    font-size: clamp(40px, 5.2vw, 72px);
    font-weight: 600;
    line-height: 1.04;
    letter-spacing: -0.025em;
    max-width: 1040px;
    margin: 0 0 28px;
    text-wrap: balance;
  }
  .hero h1 .em {
    font-style: italic;
    font-weight: 400;
    color: #F5D1BC;
  }
  .hero p.tagline {
    font-size: 18px;
    line-height: 1.55;
    color: rgba(255,255,255,0.85);
    max-width: 640px;
    margin: 0 0 34px;
  }
  .hero-ctas { display: flex; gap: 14px; flex-wrap: wrap; }
  .btn {
    display: inline-flex;
    align-items: center;
    gap: 12px;
    padding: 15px 26px;
    font-weight: 600;
    font-size: 14px;
    letter-spacing: 0.01em;
    border-radius: 2px;
    transition: all .3s ease;
    cursor: pointer;
    border: 0;
    font-family: inherit;
  }
  .btn svg { width: 15px; height: 15px; }
  .btn-primary {
    background: var(--brick);
    color: #fff;
  }
  .btn-primary:hover { background: var(--brick-deep); transform: translateY(-1px); }
  .btn-ghost {
    background: transparent;
    color: #fff;
    border: 1px solid rgba(255,255,255,0.55);
  }
  .btn-ghost:hover {
    background: rgba(255,255,255,0.1);
    border-color: #fff;
  }
  .btn-dark {
    background: var(--ink);
    color: #fff;
  }
  .btn-dark:hover { background: #000; transform: translateY(-1px); }
  .btn-outline {
    background: transparent;
    color: var(--ink);
    border: 1px solid var(--ink);
  }
  .btn-outline:hover { background: var(--ink); color: #fff; }

  /* ——— Featured Property (directly below hero) ——— */
  .featured {
    padding: 96px 0 110px;
    background: var(--bg);
  }

  .section-head {
    display: grid;
    grid-template-columns: 1fr auto;
    gap: 40px;
    align-items: end;
    padding-bottom: 32px;
    margin-bottom: 48px;
    border-bottom: 1px solid var(--rule);
  }
  .section-head h2 {
    font-size: clamp(32px, 3.5vw, 52px);
    font-weight: 600;
    letter-spacing: -0.025em;
    line-height: 1.04;
    max-width: 780px;
  }
  .section-head .eyebrow { margin-bottom: 14px; display: block; }
  .section-head p {
    max-width: 360px;
    font-size: 15px;
    line-height: 1.6;
    color: var(--body);
    justify-self: end;
    text-align: left;
  }
  .section-head .head-cta {
    justify-self: end;
    align-self: end;
  }

  .featured-head {
    margin-bottom: 24px;
  }
  .featured-head .eyebrow {
    display: inline-flex;
    align-items: center;
    gap: 14px;
  }
  .featured-head .eyebrow::before {
    content: "";
    width: 36px;
    height: 1px;
    background: var(--brick);
  }

  .featured-card {
    display: grid;
    grid-template-columns: 1.25fr 1fr;
    gap: 0;
    background: var(--bg);
    border: 1px solid var(--rule);
    overflow: hidden;
  }
  .featured-photo {
    position: relative;
    aspect-ratio: 16 / 11;
    background: var(--ink);
    overflow: hidden;
  }
  .featured-photo img {
    width: 100%; height: 100%;
    object-fit: cover;
    object-position: center top;
    transition: transform 1.2s cubic-bezier(.2,.9,.25,1);
  }
  .featured-card:hover .featured-photo img { transform: scale(1.04); }
  .featured-photo::after {
    content: "";
    position: absolute;
    inset: 0;
    background: linear-gradient(180deg, rgba(0,0,0,0) 50%, rgba(0,0,0,0.4) 100%);
    pointer-events: none;
  }
  .chip {
    display: inline-block;
    padding: 7px 14px;
    font-family: "Archivo Narrow", sans-serif;
    font-weight: 600;
    font-size: 11.5px;
    letter-spacing: 0.22em;
    text-transform: uppercase;
    border-radius: 1px;
    color: #fff;
  }
  .chip.sold   { background: var(--brick); }
  .chip.avail  { background: var(--moss); }
  .chip.aerial { background: var(--slate); }
  .chip.leased { background: var(--slate-2); }

  .photo-chips {
    position: absolute;
    top: 22px; left: 22px;
    display: flex; gap: 8px;
    z-index: 2;
  }

  .featured-meta {
    padding: 50px 48px;
    display: flex;
    flex-direction: column;
    justify-content: center;
    gap: 14px;
  }
  .featured-meta .eyebrow { display: block; margin-bottom: 2px; }
  .featured-meta h3 {
    font-size: clamp(28px, 2.6vw, 40px);
    font-weight: 600;
    letter-spacing: -0.02em;
    line-height: 1.06;
    margin-bottom: 4px;
  }
  .featured-meta .loc {
    color: var(--body);
    font-size: 15px;
  }
  .featured-meta .loc strong {
    color: var(--ink);
    font-weight: 600;
  }
  .featured-meta .facts {
    margin: 20px 0 4px;
    padding-top: 22px;
    border-top: 1px solid var(--rule);
    display: grid;
    grid-template-columns: 1fr 1fr;
    gap: 16px 32px;
    font-size: 13.5px;
  }
  .featured-meta .facts div {
    display: flex;
    justify-content: space-between;
    gap: 8px;
    color: var(--body);
    padding-bottom: 10px;
    border-bottom: 1px dashed var(--rule);
  }
  .featured-meta .facts div b {
    color: var(--ink);
    font-weight: 600;
  }
  .featured-meta .cta-row {
    margin-top: 24px;
    display: flex;
    gap: 12px;
    flex-wrap: wrap;
  }

  /* ——— Intro (tightened) ——— */
  .intro {
    background: var(--paper);
    padding: 100px 0;
  }
  .intro-inner {
    max-width: var(--max);
    margin: 0 auto;
    padding: 0 32px;
    display: grid;
    grid-template-columns: 5fr 7fr;
    gap: 64px;
    align-items: start;
  }
  .intro-inner .intro-label .eyebrow { display: block; margin-bottom: 14px; }
  .intro-inner .intro-label h2 {
    font-size: clamp(30px, 3vw, 44px);
    font-weight: 600;
    line-height: 1.08;
    max-width: 360px;
  }
  .intro-inner .intro-body {
    font-size: 19px;
    line-height: 1.55;
    color: var(--ink-2);
    letter-spacing: -0.005em;
  }
  .intro-inner .intro-body .btn { margin-top: 28px; }

  /* ——— Available Properties preview ——— */
  .avail {
    background: var(--bg);
    padding: 110px 0;
    border-top: 1px solid var(--rule);
  }

  .prop-grid {
    display: grid;
    grid-template-columns: repeat(2, 1fr);
    gap: 28px;
  }
  .prop-card {
    display: flex;
    flex-direction: column;
    background: var(--bg);
    border: 1px solid var(--rule);
    overflow: hidden;
    transition: transform .4s cubic-bezier(.2,.9,.25,1), border-color .4s;
  }
  .prop-card:hover {
    transform: translateY(-4px);
    border-color: var(--ink-2);
  }
  .prop-thumb {
    position: relative;
    aspect-ratio: 16 / 10;
    overflow: hidden;
    background: var(--ink);
  }
  .prop-thumb img {
    width: 100%; height: 100%;
    object-fit: cover;
    object-position: center top;
    transition: transform 1.1s cubic-bezier(.2,.9,.25,1);
  }
  .prop-card:hover .prop-thumb img { transform: scale(1.05); }
  .prop-thumb::after {
    content: "";
    position: absolute;
    inset: 0;
    background: linear-gradient(180deg, rgba(0,0,0,0) 55%, rgba(0,0,0,0.35) 100%);
  }
  .prop-body {
    padding: 24px 26px 26px;
    display: flex;
    flex-direction: column;
    gap: 8px;
    flex: 1;
  }
  .prop-body .eyebrow { font-size: 11px; }
  .prop-body h3 {
    font-size: 22px;
    font-weight: 600;
    letter-spacing: -0.015em;
    line-height: 1.15;
    margin: 2px 0 2px;
  }
  .prop-body .loc {
    font-size: 14px;
    color: var(--body);
  }
  .prop-specs {
    display: grid;
    grid-template-columns: 1fr 1fr;
    gap: 10px 20px;
    margin-top: 14px;
    padding-top: 16px;
    border-top: 1px solid var(--rule);
    font-size: 13px;
  }
  .prop-specs div { display: flex; flex-direction: column; gap: 2px; }
  .prop-specs span { color: var(--muted); font-size: 11.5px; letter-spacing: 0.08em; text-transform: uppercase; }
  .prop-specs b { color: var(--ink); font-weight: 600; font-size: 14.5px; }

  .prop-link {
    margin-top: 18px;
    display: inline-flex;
    align-items: center;
    gap: 8px;
    color: var(--brick);
    font-weight: 600;
    font-size: 13.5px;
    align-self: flex-start;
    transition: color .25s, gap .3s;
  }
  .prop-link:hover { color: var(--brick-deep); gap: 14px; }
  .prop-link svg { width: 14px; height: 14px; }

  .avail-foot {
    margin-top: 48px;
    display: flex;
    justify-content: space-between;
    align-items: center;
    flex-wrap: wrap;
    gap: 16px;
    padding-top: 36px;
    border-top: 1px solid var(--rule);
  }
  .avail-foot .note {
    font-size: 14px;
    color: var(--muted);
    max-width: 520px;
  }

  /* ——— CTA band ——— */
  .cta-band {
    background: var(--ink);
    color: #E6EBF2;
    padding: 100px 0;
    position: relative;
    overflow: hidden;
  }
  .cta-band::before {
    content: "";
    position: absolute;
    top: 0; right: -120px; bottom: 0;
    width: 520px;
    background: radial-gradient(closest-side, rgba(184,39,26,0.35), transparent 72%);
    filter: blur(10px);
    pointer-events: none;
  }
  .cta-inner {
    max-width: var(--max);
    margin: 0 auto;
    padding: 0 32px;
    display: grid;
    grid-template-columns: 1.4fr 1fr;
    gap: 48px;
    align-items: center;
    position: relative;
    z-index: 1;
  }
  .cta-inner h2 {
    font-size: clamp(32px, 3.6vw, 52px);
    font-weight: 600;
    letter-spacing: -0.025em;
    line-height: 1.05;
    color: #fff;
  }
  .cta-inner h2 .em {
    color: #F5D1BC;
    font-style: italic;
    font-weight: 400;
  }
  .cta-inner .cta-right {
    display: flex;
    flex-direction: column;
    gap: 18px;
    align-items: flex-start;
    justify-self: end;
  }
  .cta-inner .cta-tel {
    font-family: "Archivo", sans-serif;
    font-weight: 600;
    font-size: 30px;
    letter-spacing: -0.01em;
    color: #fff;
  }
  .cta-inner .cta-tel:hover { color: #F5D1BC; }
  .cta-inner .cta-tel-label {
    font-family: "Archivo Narrow", sans-serif;
    font-weight: 600;
    font-size: 11px;
    letter-spacing: 0.22em;
    text-transform: uppercase;
    color: #E3B39B;
    margin-bottom: 4px;
  }

  /* ——— Footer ——— */
  footer {
    background: var(--paper-2);
    color: var(--ink-2);
    padding: 90px 0 28px;
  }
  .footer-grid {
    max-width: var(--max);
    margin: 0 auto;
    padding: 0 32px;
    display: grid;
    grid-template-columns: 1.4fr 1fr 1fr 1fr;
    gap: 56px;
    padding-bottom: 56px;
    border-bottom: 1px solid var(--rule-2);
  }
  .footer-brand img {
    width: 230px;
    /* same baked-in border in the source GIF — crop it out */
    clip-path: inset(0 1px 1px 0);
  }
  .footer-brand p {
    margin: 22px 0 0;
    font-size: 14.5px;
    line-height: 1.65;
    color: var(--ink-2);
    max-width: 340px;
  }
  .footer-col h4 {
    font-family: "Archivo Narrow", sans-serif;
    font-weight: 600;
    font-size: 11.5px;
    letter-spacing: 0.22em;
    text-transform: uppercase;
    color: var(--brick);
    margin: 0 0 18px;
  }
  .footer-col ul { list-style: none; padding: 0; margin: 0; }
  .footer-col li + li { margin-top: 11px; }
  .footer-col a {
    font-size: 14.5px;
    color: var(--ink-2);
    transition: color .25s;
  }
  .footer-col a:hover { color: var(--brick); }
  .footer-col address {
    font-style: normal;
    font-size: 14.5px;
    line-height: 1.75;
    color: var(--ink-2);
  }
  .footer-col address a:hover { color: var(--brick); }

  .footer-bottom {
    max-width: var(--max);
    margin: 0 auto;
    padding: 24px 32px 0;
    display: flex;
    justify-content: space-between;
    flex-wrap: wrap;
    gap: 12px;
    font-size: 13px;
    color: var(--muted);
  }
  .footer-bottom a { color: var(--muted); }
  .footer-bottom a:hover { color: var(--brick); }

  /* ——— Reveal ——— */
  .reveal {
    opacity: 0;
    transform: translateY(16px);
    animation: rise 1s cubic-bezier(.2,.9,.25,1) forwards;
  }
  .reveal.d1 { animation-delay: .1s; }
  .reveal.d2 { animation-delay: .25s; }
  .reveal.d3 { animation-delay: .4s; }
  .reveal.d4 { animation-delay: .55s; }
  @keyframes rise { to { opacity: 1; transform: translateY(0); } }

  /* ——— Responsive ——— */
  @media (max-width: 1080px) {
    nav.primary { display: none; }
    .header-inner { grid-template-columns: auto 1fr auto; }
    .hero h1 { font-size: 42px; }
    .intro-inner { grid-template-columns: 1fr; gap: 32px; }
    .featured-card { grid-template-columns: 1fr; }
    .featured-meta { padding: 36px 28px 40px; }
    .prop-grid { grid-template-columns: repeat(2, 1fr); }
    .cta-inner { grid-template-columns: 1fr; gap: 28px; }
    .cta-inner .cta-right { justify-self: start; }
    .footer-grid { grid-template-columns: 1fr 1fr; gap: 36px; }
    .section-head { grid-template-columns: 1fr; }
    .section-head p,
    .section-head .head-cta { justify-self: start; }
  }
  @media (max-width: 640px) {
    #logo { width: 170px; }
    .nav-cta span { display: none; }
    .utility-inner .right { gap: 12px; }
    .utility-inner .sep { display: none; }
    .hero { height: 82vh; min-height: 520px; }
    .hero h1 { font-size: 34px; }
    .hero-inner { padding: 0 24px 52px; }
    .wrap, .intro-inner, .footer-grid, .cta-inner { padding-left: 24px; padding-right: 24px; }
    .intro { padding: 70px 0; }
    .featured, .avail, .cta-band { padding: 70px 0; }
    .prop-grid { grid-template-columns: 1fr; }
    .footer-grid { grid-template-columns: 1fr; }
  }

/* ——— Page banner (inner pages) ——— */
.page-banner {
  background: var(--ink);
  color: #fff;
  padding: 72px 0 80px;
}
.page-banner .eyebrow {
  color: #E3B39B;
  display: block;
  margin-bottom: 16px;
}
.page-banner h1 {
  color: #fff;
  font-size: clamp(36px, 4vw, 58px);
  font-weight: 600;
  letter-spacing: -0.025em;
  line-height: 1.04;
  max-width: 820px;
}
.page-banner .banner-chips {
  margin-top: 16px;
  display: flex;
  align-items: center;
  gap: 12px;
  flex-wrap: wrap;
}

/* ——— Form elements ——— */
.form-row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 16px;
}
.form-group {
  display: flex;
  flex-direction: column;
  gap: 6px;
}
.form-group label {
  font-size: 12px;
  font-weight: 600;
  color: var(--ink);
  letter-spacing: 0.12em;
  text-transform: uppercase;
  font-family: "Archivo Narrow", sans-serif;
}
.form-group input,
.form-group textarea {
  font-family: "Archivo", sans-serif;
  font-size: 15px;
  color: var(--ink);
  background: var(--bg);
  border: 1px solid var(--rule-2);
  padding: 11px 14px;
  border-radius: 2px;
  transition: border-color .2s;
  outline: none;
  -webkit-appearance: none;
  width: 100%;
}
.form-group input:focus,
.form-group textarea:focus { border-color: var(--slate); }
.form-group textarea {
  resize: vertical;
  min-height: 130px;
  line-height: 1.55;
}

@media (max-width: 640px) {
  .page-banner { padding: 48px 0 56px; }
  .form-row { grid-template-columns: 1fr; }
}