:root {
  --ink: #171918;
  --forest: #111111;
  --forest-light: #292929;
  --burgundy: #9a762f;
  --gold: #c6a45f;
  --paper: #f5f2ec;
  --warm-white: #fbfaf7;
  --line: #d8d2c8;
  --muted: #6c706c;
  --white: #fff;
  --serif: "Libre Caslon Display", Georgia, serif;
  --sans: "DM Sans", Arial, sans-serif;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; color: var(--ink); background: var(--warm-white); font-family: var(--sans); font-size: 16px; line-height: 1.6; }
body.menu-open { overflow: hidden; }
a { color: inherit; text-decoration: none; }
img { display: block; width: 100%; }
.skip-link { position: fixed; z-index: 1000; top: 10px; left: 10px; padding: 10px 14px; color: var(--ink); background: var(--gold); transform: translateY(-160%); }
.skip-link:focus { transform: translateY(0); }
a:focus-visible, button:focus-visible, input:focus-visible, select:focus-visible, textarea:focus-visible { outline: 3px solid var(--gold); outline-offset: 3px; }
button, input, select, textarea { font: inherit; }
button, select { cursor: pointer; }

.site-header {
  position: absolute;
  z-index: 20;
  top: 0;
  left: 0;
  width: 100%;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 28px;
  padding: 22px clamp(22px, 4vw, 72px);
  color: var(--white);
  border-bottom: 1px solid rgba(255,255,255,.24);
}

.brand, .footer-brand { display: flex; align-items: center; gap: 13px; }
.brand-mark { display: grid; place-items: center; width: 42px; height: 42px; border: 1px solid currentColor; font-family: var(--serif); font-size: 18px; }
.brand > .brand-mark { flex: 0 0 42px; color: transparent; background: var(--paper) url("assets/dick-richwine-headshot.jpg") center 18% / cover no-repeat; border-color: rgba(255,255,255,.75); border-radius: 50%; overflow: hidden; }
.brand strong, .footer-brand strong { display: block; font-family: var(--serif); font-size: 19px; font-weight: 400; line-height: 1.1; }
.brand small, .footer-brand small { display: block; margin-top: 4px; font-size: 9px; text-transform: uppercase; letter-spacing: .16em; }
.site-nav { display: flex; align-items: center; gap: clamp(18px, 2.6vw, 38px); font-size: 13px; font-weight: 600; }
.site-nav > a:not(.nav-cta) { padding: 10px 0; border-bottom: 1px solid transparent; }
.site-nav > a:not(.nav-cta):hover { border-color: currentColor; }
.nav-cta { padding: 11px 17px; border: 1px solid rgba(255,255,255,.8); }
.menu-button { display: none; width: 42px; height: 42px; padding: 11px; border: 0; background: transparent; }
.menu-button span { display: block; width: 20px; height: 1px; margin: 6px 0; background: currentColor; }

.hero { position: relative; min-height: 92vh; height: 850px; max-height: 980px; color: var(--white); overflow: hidden; }
.hero-image, .hero-shade { position: absolute; inset: 0; height: 100%; object-fit: cover; }
.hero-image { object-position: center 55%; }
.hero-shade { background: linear-gradient(90deg, rgba(11,20,18,.82) 0%, rgba(11,20,18,.44) 44%, rgba(11,20,18,.08) 78%), linear-gradient(0deg, rgba(8,13,12,.45) 0%, transparent 42%); }
.hero-content { position: absolute; z-index: 2; left: clamp(22px, 8vw, 148px); top: 47%; width: min(720px, 78vw); transform: translateY(-50%); }
.eyebrow { margin: 0 0 17px; font-size: 11px; font-weight: 700; text-transform: uppercase; letter-spacing: .2em; }
.eyebrow.dark { color: var(--forest); }
.eyebrow.burgundy { color: var(--burgundy); }
.eyebrow.light { color: #bed4cd; }
.hero h1 { margin: 0; font-family: var(--serif); font-size: clamp(70px, 10vw, 148px); font-weight: 400; line-height: .86; letter-spacing: 0; }
.hero-copy { max-width: 610px; margin: 30px 0 34px; font-family: var(--serif); font-size: clamp(21px, 2.1vw, 30px); line-height: 1.38; }
.hero-actions { display: flex; flex-wrap: wrap; gap: 12px; }
.button { display: inline-flex; align-items: center; justify-content: center; min-height: 49px; padding: 12px 21px; border: 1px solid transparent; font-size: 13px; font-weight: 700; transition: .2s ease; }
.button-light { color: var(--ink); background: var(--white); }
.button-light:hover { background: var(--paper); }
.button-ghost { color: var(--white); border-color: rgba(255,255,255,.7); }
.button-ghost:hover { background: rgba(255,255,255,.12); }
.button-dark { width: 100%; color: var(--ink); background: var(--gold); }
.button-dark:hover { background: var(--forest-light); }
.hero-meta { position: absolute; z-index: 2; right: clamp(22px, 5vw, 80px); bottom: 34px; display: flex; background: rgba(16,31,28,.82); backdrop-filter: blur(12px); }
.hero-meta div { width: 162px; padding: 17px 20px; border-left: 1px solid rgba(255,255,255,.2); }
.hero-meta strong { display: block; font-family: var(--serif); font-size: 28px; font-weight: 400; }
.hero-meta span { display: block; margin-top: 2px; font-size: 10px; text-transform: uppercase; letter-spacing: .1em; color: rgba(255,255,255,.7); }

.search-band { display: grid; grid-template-columns: minmax(220px, 300px) minmax(0, 1fr); align-items: center; gap: 40px; padding: 42px clamp(22px, 5vw, 80px); background: var(--paper); border-bottom: 1px solid var(--line); }
.search-band h2 { margin: 0; font-family: var(--serif); font-size: 31px; font-weight: 400; line-height: 1; }
.search-band-heading > a { display: inline-block; margin-top: 17px; padding-bottom: 3px; border-bottom: 1px solid currentColor; font-size: 12px; font-weight: 700; }
.property-search { display: grid; grid-template-columns: 1.3fr 1fr 1fr auto; align-items: end; gap: 0; border: 1px solid #c7c0b5; background: var(--white); }
.property-search label { min-width: 0; padding: 9px 15px; border-right: 1px solid var(--line); }
.property-search label span, .lead-form label > span { display: block; margin-bottom: 2px; color: var(--muted); font-size: 9px; font-weight: 700; text-transform: uppercase; letter-spacing: .12em; }
.property-search select { width: 100%; padding: 3px 23px 3px 0; border: 0; color: var(--ink); background: transparent; outline: 0; font-size: 13px; }
.search-button { align-self: stretch; min-width: 104px; border: 0; color: var(--ink); background: var(--gold); font-weight: 700; }
.search-button:hover { background: #d4b873; }
.search-action { grid-template-columns: 1fr auto; align-items: stretch; }
.search-action > div { display: flex; flex-direction: column; justify-content: center; min-width: 0; padding: 15px 20px; }
.search-action strong { font-family: var(--serif); font-size: 19px; font-weight: 400; }
.search-action span { color: var(--muted); font-size: 11px; }
.search-action .search-button { display: inline-flex; align-items: center; justify-content: center; min-width: 170px; padding: 14px 20px; }

.section { padding: 110px clamp(22px, 8vw, 148px); }
.story { display: grid; grid-template-columns: minmax(340px, 1.05fr) minmax(360px, .9fr); align-items: center; gap: clamp(54px, 8vw, 130px); }
.story-media { position: relative; padding-right: 72px; padding-bottom: 72px; }
.story-media > img { height: 610px; object-fit: cover; }
.story-portrait { position: absolute; right: 0; bottom: 0; width: 230px; height: 280px; object-fit: cover; object-position: center 25%; background: var(--white); border: 8px solid var(--warm-white); }
.story-copy h2, .section-heading h2, .community-intro h2, .contact-copy h2 { margin: 0; font-family: var(--serif); font-size: clamp(43px, 5vw, 72px); font-weight: 400; line-height: 1.04; }
.story-copy .lead { margin: 28px 0 17px; font-family: var(--serif); font-size: 23px; line-height: 1.5; }
.story-copy > p:not(.eyebrow):not(.lead) { color: var(--muted); }
.text-link { display: inline-flex; align-items: center; gap: 15px; margin-top: 20px; padding-bottom: 5px; border-bottom: 1px solid currentColor; font-size: 13px; font-weight: 700; }

.services { color: var(--white); background: var(--forest); }
.section-heading { display: flex; align-items: end; justify-content: space-between; gap: 40px; margin-bottom: 55px; }
.section-heading > p { max-width: 480px; margin: 0; color: var(--muted); }
.services .section-heading > p { color: #b8c5c1; }
.service-grid { display: grid; grid-template-columns: repeat(3, 1fr); border-top: 1px solid rgba(255,255,255,.2); }
.service-card { display: block; min-height: 315px; padding: 30px 35px 25px 0; border-right: 1px solid rgba(255,255,255,.2); transition: background .2s ease, padding .2s ease; }
.service-card + .service-card { padding-left: 35px; }
.service-card:last-child { border-right: 0; }
.service-card:hover { background: rgba(255,255,255,.04); }
.service-number { color: #9eb7b0; font-family: var(--serif); font-size: 18px; }
.service-grid h3 { margin: 55px 0 13px; font-family: var(--serif); font-size: 31px; font-weight: 400; }
.service-grid p { color: #bdc9c5; font-size: 14px; }
.service-link { display: inline-block; margin-top: 18px; padding-bottom: 4px; border-bottom: 1px solid #79958e; font-size: 12px; font-weight: 700; }

.featured { background: var(--paper); }
.property-grid { display: grid; grid-template-columns: 1.35fr .65fr; gap: 18px; }
.property-card { position: relative; min-height: 520px; overflow: hidden; color: var(--white); }
.property-card img { position: absolute; inset: 0; height: 100%; object-fit: cover; transition: transform .5s ease; }
.property-card::after { content: ""; position: absolute; inset: 0; background: linear-gradient(0deg, rgba(10,17,16,.78), transparent 57%); }
.property-card:hover img { transform: scale(1.025); }
.property-info { position: absolute; z-index: 2; left: 30px; right: 30px; bottom: 27px; }
.property-info span { font-size: 10px; font-weight: 700; text-transform: uppercase; letter-spacing: .13em; color: #d9e2df; }
.property-info h3 { max-width: 560px; margin: 9px 0 4px; font-family: var(--serif); font-size: 31px; font-weight: 400; line-height: 1.16; }
.property-info p { margin: 0; font-size: 12px; color: rgba(255,255,255,.74); }
.listing-note { max-width: 760px; margin: 18px 0 0; color: var(--muted); font-size: 11px; }

.communities { display: grid; grid-template-columns: .85fr 1.15fr; color: var(--white); background: var(--ink); }
.community-intro { display: flex; flex-direction: column; justify-content: center; min-height: 610px; padding: 90px clamp(28px, 7vw, 115px); background: linear-gradient(rgba(0,0,0,.76), rgba(0,0,0,.76)), url("assets/community-geist.jpg") center/cover; }
.community-intro p:last-child { max-width: 450px; color: #bbc2bf; }
.community-list { padding: 70px clamp(28px, 6vw, 95px); }
.community-list a { display: flex; align-items: center; gap: 28px; padding: 21px 5px; border-bottom: 1px solid rgba(255,255,255,.17); font-family: var(--serif); font-size: clamp(30px, 3vw, 45px); transition: padding .2s ease, color .2s ease; }
.community-list a:hover { padding-left: 14px; color: #c8dcd6; }
.community-list span { width: 26px; color: #85918e; font-family: var(--sans); font-size: 10px; }

.contact { display: grid; grid-template-columns: .9fr 1.1fr; gap: clamp(50px, 9vw, 150px); align-items: start; }
.valuation-band { display: grid; grid-template-columns: minmax(280px, .85fr) minmax(380px, 1.15fr); align-items: center; gap: clamp(45px, 8vw, 120px); background: var(--paper); border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.valuation-band h2 { margin: 0; font-family: var(--serif); font-size: clamp(43px, 5vw, 68px); font-weight: 400; line-height: 1.04; }
.valuation-band p:last-child { max-width: 580px; color: var(--muted); }
.valuation-action { padding: clamp(28px, 4vw, 48px); background: var(--white); border-top: 3px solid var(--gold); }
.valuation-action > span { color: var(--burgundy); font-size: 10px; font-weight: 700; text-transform: uppercase; letter-spacing: .12em; }
.valuation-action > strong { display: block; margin-top: 12px; font-family: var(--serif); font-size: clamp(27px, 3vw, 40px); font-weight: 400; line-height: 1.1; }
.valuation-action > p { margin: 12px 0 24px; color: var(--muted); }
.valuation-action .button { width: auto; }
.contact-copy > p:not(.eyebrow) { max-width: 560px; color: var(--muted); }
.contact-details { display: grid; gap: 6px; margin-top: 30px; font-size: 14px; }
.contact-details strong { color: var(--ink); font-size: 11px; text-transform: uppercase; letter-spacing: .12em; }
.contact-details a { color: var(--burgundy); font-family: var(--serif); font-size: 28px; }
.lead-form { padding: 34px; background: var(--paper); border: 1px solid var(--line); }
.lead-form > label, .field-row label { display: block; margin-bottom: 18px; }
.field-row { display: grid; grid-template-columns: 1fr 1fr; gap: 15px; }
.lead-form input:not([type="checkbox"]), .lead-form select, .lead-form textarea { width: 100%; padding: 10px 0; border: 0; border-bottom: 1px solid #aaa399; color: var(--ink); background: transparent; outline: 0; border-radius: 0; }
.lead-form input:focus, .lead-form select:focus, .lead-form textarea:focus { border-color: var(--burgundy); }
.consent { display: grid !important; grid-template-columns: 17px 1fr; gap: 9px; align-items: start; }
.consent input { margin-top: 4px; }
.consent span { text-transform: none !important; letter-spacing: 0 !important; font-weight: 400 !important; line-height: 1.45; }
.form-status { min-height: 20px; margin: 10px 0 0; color: var(--forest); font-size: 12px; }
.form-status.error { color: #8a1c1c; }
.lead-form button:disabled { cursor: wait; opacity: .7; }
.form-trap { position: absolute !important; left: -10000px; width: 1px; height: 1px; overflow: hidden; }

.site-footer { display: grid; grid-template-columns: 1fr auto auto; align-items: center; gap: 35px; padding: 50px clamp(22px, 5vw, 80px); color: var(--white); background: #101211; }
.site-footer > p { margin: 0; color: #a4aaa7; font-size: 12px; }
.footer-links { display: flex; gap: 20px; font-size: 11px; }
.site-footer .legal { grid-column: 1 / -1; padding-top: 22px; border-top: 1px solid #343735; font-size: 10px; }

@media (max-width: 1050px) {
  .site-nav { gap: 17px; }
  .search-band { grid-template-columns: 1fr; align-items: start; }
  .story { grid-template-columns: 1fr 1fr; gap: 55px; }
  .story-media { padding-right: 45px; padding-bottom: 55px; }
  .story-portrait { width: 180px; height: 225px; }
  .story-media > img { height: 530px; }
  .hero-meta div { width: 140px; }
}

@media (max-width: 800px) {
  .site-header { position: absolute; }
  .menu-button { position: relative; z-index: 20; display: block; color: var(--white); }
  .site-nav { position: fixed; inset: 0; z-index: 19; display: flex; flex-direction: column; align-items: flex-start; justify-content: center; gap: 15px; padding: 90px 30px; color: var(--white); background: var(--forest); opacity: 0; pointer-events: none; transition: opacity .2s ease; }
  .site-nav.open { opacity: 1; pointer-events: auto; }
  .site-nav a { font-family: var(--serif); font-size: 33px; }
  .site-nav .nav-cta { margin-top: 20px; font-family: var(--sans); font-size: 13px; }
  .hero { min-height: 820px; height: 100svh; max-height: none; }
  .hero-content { top: 43%; width: calc(100% - 44px); }
  .hero h1 { font-size: clamp(66px, 20vw, 100px); }
  .hero-copy { font-size: 20px; }
  .hero-meta { left: 22px; right: 22px; bottom: 20px; }
  .hero-meta div { flex: 1; width: auto; padding: 12px; }
  .hero-meta strong { font-size: 22px; }
  .hero-meta span { font-size: 8px; }
  .property-search, .search-action { grid-template-columns: 1fr; }
  .property-search label { border-right: 0; border-bottom: 1px solid var(--line); }
  .search-button { min-height: 50px; }
  .search-action .search-button { min-width: 0; }
  .section { padding-top: 78px; padding-bottom: 78px; }
  .story, .contact { grid-template-columns: 1fr; }
  .valuation-band { grid-template-columns: 1fr; }
  .story-media { display: flex; justify-content: center; padding: 0; }
  .story-media > img:not(.story-portrait) { display: none; }
  .story-media > .story-portrait { position: static; width: min(78%, 430px); height: auto; object-fit: contain; border-width: 7px; }
  .section-heading { display: block; }
  .section-heading > p, .section-heading > .text-link { margin-top: 22px; }
  .service-grid { grid-template-columns: 1fr; }
  .service-card, .service-card + .service-card { min-height: 0; padding: 28px 0; border-right: 0; border-bottom: 1px solid rgba(255,255,255,.2); }
  .service-grid h3 { margin-top: 24px; }
  .property-grid { grid-template-columns: 1fr; }
  .property-card { min-height: 460px; }
  .communities { grid-template-columns: 1fr; }
  .community-intro { min-height: 490px; }
  .site-footer { grid-template-columns: 1fr; align-items: start; }
  .site-footer .legal { grid-column: 1; }
}

@media (max-width: 520px) {
  .menu-button { position: absolute; top: 22px; right: 18px; z-index: 2; }
  .brand strong { font-size: 17px; }
  .brand small { font-size: 8px; }
  .hero-actions { display: grid; }
  .hero-actions .button { width: 100%; }
  .hero-meta div { min-width: 0; padding: 10px 8px; }
  .hero-meta span { line-height: 1.25; overflow-wrap: anywhere; }
  .story-media { padding: 0; }
  .story-media > .story-portrait { width: 100%; max-width: 380px; height: auto; }
  .story-copy h2, .section-heading h2, .community-intro h2, .contact-copy h2 { font-size: 43px; }
  .field-row { grid-template-columns: 1fr; gap: 0; }
  .search-band { gap: 28px; }
  .valuation-action .button { width: 100%; }
  .lead-form { padding: 25px 20px; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { transition-duration: .01ms !important; }
}