:root{
  --ink:#162C35;--ink-2:#2A4651;--sand:#F5F1E9;--sand-2:#ECE5D8;--paper:#FFFDF9;
  --rust:#B5582E;--rust-2:#9A4724;--line:rgba(22,44,53,.14);--muted:#5B6B71;
  --serif:"Iowan Old Style","Palatino Linotype",Palatino,Georgia,"Times New Roman",serif;
  --sans:-apple-system,BlinkMacSystemFont,"Segoe UI",Roboto,"Helvetica Neue",Arial,sans-serif;
  --r:14px;--wrap:1120px;--gut:clamp(16px,4vw,32px);
}
*{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important;animation:none!important}}
body{margin:0;background:var(--sand);color:var(--ink);font:16px/1.6 var(--sans);text-rendering:optimizeLegibility}
img{max-width:100%;display:block}
a{color:inherit}
:focus-visible{outline:3px solid var(--rust);outline-offset:3px;border-radius:4px}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 var(--gut)}
.eyebrow{font:600 12px/1.3 var(--sans);letter-spacing:.16em;text-transform:uppercase;color:var(--rust)}
h1,h2,h3{font-family:var(--serif);font-weight:400;line-height:1.1;margin:0}
h2{font-size:clamp(30px,4.6vw,48px);margin:.35em 0 .5em}
h3{font-size:22px}
p{margin:0 0 1em}
.skip{position:absolute;left:-999px;top:8px;background:#fff;padding:8px 12px;z-index:100}
.skip:focus{left:8px}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;min-height:48px;padding:12px 22px;border-radius:999px;font:600 15px/1 var(--sans);text-decoration:none;border:1.5px solid transparent;cursor:pointer;transition:background .15s,color .15s,border-color .15s}
.btn-primary{background:var(--rust);color:#fff}.btn-primary:hover{background:var(--rust-2)}
.btn-ghost{border-color:currentColor;background:transparent}.btn-ghost:hover{background:rgba(255,255,255,.12)}
.btn-dark{background:var(--ink);color:#fff}.btn-dark:hover{background:var(--ink-2)}
.btn-line{border-color:var(--line);background:var(--paper);color:var(--ink)}.btn-line:hover{border-color:var(--ink)}

/* header */
header{position:sticky;top:0;z-index:40;background:rgba(255,255,255,.96);backdrop-filter:saturate(1.4) blur(8px);border-bottom:1px solid var(--line)}
.nav{display:flex;align-items:center;justify-content:space-between;gap:16px;min-height:68px}
.brand{display:flex;align-items:center;gap:22px}
.brand img{height:auto}
.porter{width:190px}.era{width:84px}
.nav ul{display:flex;gap:22px;list-style:none;margin:0;padding:0;font-size:14px}
.nav ul a{text-decoration:none;color:var(--ink-2)}.nav ul a:hover{color:var(--rust)}
.nav .btn{min-height:40px;padding:10px 16px;font-size:14px}
@media(max-width:860px){.nav ul{display:none}.porter{width:150px}.era{width:66px}.brand{gap:14px}}
@media(max-width:420px){.nav .btn{display:none}}

/* hero */
.hero{position:relative;color:#fff;min-height:min(92vh,860px);display:flex;align-items:flex-end;isolation:isolate}
.hero picture,.hero>img{position:absolute;inset:0;z-index:-2}
.hero img.bg{width:100%;height:100%;object-fit:cover;object-position:center 60%}
.hero::after{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(10,22,28,.25) 0%,rgba(10,22,28,.35) 40%,rgba(10,22,28,.88) 100%)}
.hero .wrap{width:100%;padding-top:96px;padding-bottom:40px}
.hero h1{font-size:clamp(40px,7.4vw,84px);max-width:13ch;margin:12px 0 16px;text-shadow:0 2px 24px rgba(0,0,0,.25)}
.hero .eyebrow{color:#F2C9A8}
.addr{font-size:17px;opacity:.95;margin-bottom:24px}
.hero-grid{display:grid;grid-template-columns:1.4fr 1fr;gap:16px;max-width:860px}
.panel{background:rgba(14,30,37,.72);border:1px solid rgba(255,255,255,.16);border-radius:var(--r);padding:20px 22px;backdrop-filter:blur(10px)}
.panel .lbl{font:600 11px/1.2 var(--sans);letter-spacing:.16em;text-transform:uppercase;opacity:.75}
.count{display:grid;grid-template-columns:repeat(4,1fr);gap:8px;margin:12px 0 10px;text-align:center}
.count b{display:block;font:400 clamp(30px,5vw,44px)/1 var(--serif);font-variant-numeric:tabular-nums}
.count span{font-size:11px;letter-spacing:.12em;text-transform:uppercase;opacity:.75}
.small{font-size:13px;opacity:.85;margin:0}
.price{font:400 clamp(34px,5vw,46px)/1.05 var(--serif);margin:10px 0 6px}
.status-pill{display:inline-flex;align-items:center;gap:6px;font:600 12px/1 var(--sans);padding:6px 10px;border-radius:999px;background:rgba(255,255,255,.14)}
.status-pill i{width:8px;height:8px;border-radius:50%;background:#7FD1A4;display:inline-block}
.status-pill.closed i{background:#E58C6A}.status-pill.scheduled i{background:#F2C94C}
.hero-cta{display:flex;flex-wrap:wrap;gap:12px;margin-top:20px}
.hero-cta .btn-ghost{color:#fff}
.fine{font-size:12.5px;opacity:.8;margin-top:16px;max-width:860px}
@media(max-width:720px){.hero-grid{grid-template-columns:1fr}.hero{min-height:auto}.hero .wrap{padding-top:120px}}

/* key facts */
.facts{background:var(--ink);color:#fff}
.facts ul{display:grid;grid-template-columns:repeat(4,1fr);list-style:none;margin:0;padding:22px 0;gap:8px;text-align:center}
.facts b{display:block;font:400 clamp(26px,4vw,36px)/1.1 var(--serif)}
.facts span{font-size:11px;letter-spacing:.16em;text-transform:uppercase;opacity:.72}
@media(max-width:560px){.facts ul{grid-template-columns:repeat(2,1fr);row-gap:18px}}

section{padding:clamp(56px,9vw,104px) 0}
.lead{font-size:clamp(17px,2vw,19px);color:var(--ink-2);max-width:62ch}

/* gallery */
.gallery{display:grid;grid-template-columns:repeat(6,1fr);grid-auto-rows:150px;gap:8px;margin-top:28px}
.gallery button{all:unset;cursor:zoom-in;position:relative;overflow:hidden;border-radius:10px;background:var(--sand-2)}
.gallery button:focus-visible{outline:3px solid var(--rust);outline-offset:2px}
.gallery img{width:100%;height:100%;object-fit:cover;transition:transform .5s}
.gallery button:hover img{transform:scale(1.04)}
.gallery .g-a{grid-column:span 4;grid-row:span 3}.gallery .g-b{grid-column:span 2;grid-row:span 2}.gallery .g-c{grid-column:span 2;grid-row:span 1}
.gallery .g-d{grid-column:span 2;grid-row:span 2}
.gallery .more{position:absolute;inset:0;display:grid;place-items:center;background:rgba(22,44,53,.55);color:#fff;font:600 15px var(--sans)}
@media(max-width:720px){.gallery{grid-template-columns:repeat(2,1fr);grid-auto-rows:130px}.gallery .g-a{grid-column:span 2;grid-row:span 2}.gallery .g-b,.gallery .g-c,.gallery .g-d{grid-column:span 1;grid-row:span 1}.gallery button:last-child{grid-column:span 2}}

.lightbox{position:fixed;inset:0;z-index:90;background:rgba(8,16,20,.94);display:none;align-items:center;justify-content:center;padding:56px 12px}
.lightbox.on{display:flex}
.lightbox img{max-height:100%;max-width:100%;object-fit:contain;border-radius:6px}
.lb-btn{position:absolute;background:rgba(255,255,255,.12);color:#fff;border:0;width:48px;height:48px;border-radius:50%;font-size:22px;cursor:pointer}
.lb-btn:hover{background:rgba(255,255,255,.24)}
.lb-close{top:12px;right:12px}.lb-prev{left:12px;top:50%;transform:translateY(-50%)}.lb-next{right:12px;top:50%;transform:translateY(-50%)}
.lb-cap{position:absolute;bottom:14px;left:0;right:0;text-align:center;color:#fff;font-size:14px;opacity:.85}

/* film */
.film{position:relative;aspect-ratio:16/9;border-radius:var(--r);overflow:hidden;background:#0d1a20;margin-top:28px}
.film img,.film video{width:100%;height:100%;object-fit:cover}
.film button{position:absolute;inset:0;display:grid;place-items:center;background:linear-gradient(180deg,rgba(0,0,0,0),rgba(0,0,0,.35));border:0;cursor:pointer;color:#fff}
.play{width:84px;height:84px;border-radius:50%;background:rgba(255,255,255,.92);display:grid;place-items:center;box-shadow:0 8px 30px rgba(0,0,0,.3)}
.play svg{margin-left:6px}
.cap{font-size:13px;color:var(--muted);margin-top:10px}

/* about */
.split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(28px,5vw,64px);align-items:center}
.split img{border-radius:var(--r);aspect-ratio:1/1;height:auto;object-fit:cover;width:100%}
.ticks{list-style:none;padding:0;margin:20px 0 26px;display:grid;gap:10px}
.ticks li{padding-left:28px;position:relative}
.ticks li::before{content:"";position:absolute;left:0;top:.5em;width:14px;height:8px;border-left:2px solid var(--rust);border-bottom:2px solid var(--rust);transform:rotate(-45deg)}
@media(max-width:820px){.split{grid-template-columns:1fr}.split img{aspect-ratio:4/3}}

/* steps */
.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:16px;margin-top:28px;counter-reset:s}
.card{background:var(--paper);border:1px solid var(--line);border-radius:var(--r);padding:24px}
.steps .card::before{counter-increment:s;content:"0" counter(s);display:block;font:400 34px/1 var(--serif);color:var(--rust);margin-bottom:14px}
.card p:last-child{margin-bottom:0}
@media(max-width:820px){.steps{grid-template-columns:1fr}}

/* timeline */
.timeline{display:grid;grid-template-columns:repeat(4,1fr);gap:0;margin-top:30px;border-top:2px solid var(--ink)}
.timeline div{padding:16px 16px 0 0;position:relative}
.timeline div::before{content:"";position:absolute;top:-8px;left:0;width:14px;height:14px;border-radius:50%;background:var(--sand);border:2px solid var(--ink)}
.timeline div.now::before{background:var(--rust);border-color:var(--rust)}
.timeline b{display:block;font:400 20px/1.2 var(--serif);margin:6px 0 4px}
.timeline span{font-size:14px;color:var(--muted)}
@media(max-width:720px){.timeline{grid-template-columns:1fr;border-top:0;border-left:2px solid var(--ink);margin-left:7px}.timeline div{padding:0 0 22px 22px}.timeline div::before{top:4px;left:-8px}}

/* showings */
.showings{background:var(--ink);color:#fff}
.showings .eyebrow{color:#F2C9A8}
.slots{display:grid;grid-template-columns:repeat(3,1fr);gap:14px;margin:28px 0}
.slot{border:1px solid rgba(255,255,255,.18);border-radius:var(--r);padding:22px;background:rgba(255,255,255,.04)}
.slot h3{margin-bottom:8px}
.slot p{opacity:.85;margin:0 0 4px}
.slot .when{font:600 15px var(--sans);opacity:1}
.slot .btn{margin-top:14px;min-height:40px;padding:8px 14px;font-size:13px;color:#fff}
@media(max-width:820px){.slots{grid-template-columns:1fr}}

/* form */
.form{display:grid;grid-template-columns:1fr 1fr;gap:12px;margin-top:8px}
.form label{display:grid;gap:6px;font-size:13px;font-weight:600}
.form input,.form select,.form textarea{font:16px var(--sans);padding:12px 14px;border-radius:10px;border:1px solid rgba(255,255,255,.28);background:rgba(255,255,255,.06);color:#fff;width:100%}
.form select option{color:#000}
.form .full{grid-column:1/-1}
@media(max-width:560px){.form{grid-template-columns:1fr}}

/* offer checklist */
.check{display:grid;grid-template-columns:1fr 1fr;gap:24px;align-items:start}
.checklist{list-style:none;padding:0;margin:0;display:grid;gap:10px}
.checklist label{display:flex;gap:12px;align-items:flex-start;background:var(--paper);border:1px solid var(--line);border-radius:12px;padding:14px 16px;cursor:pointer}
.checklist input{width:20px;height:20px;accent-color:var(--rust);margin-top:2px;flex:none}
.prog{height:8px;background:var(--sand-2);border-radius:99px;overflow:hidden;margin:14px 0 6px}
.prog i{display:block;height:100%;width:0;background:var(--rust);transition:width .3s}
@media(max-width:820px){.check{grid-template-columns:1fr}}

/* terms + faq */
.terms{display:grid;grid-template-columns:repeat(3,1fr);gap:16px;margin-top:28px}
@media(max-width:820px){.terms{grid-template-columns:1fr}}
details{border-bottom:1px solid var(--line);padding:6px 0}
summary{cursor:pointer;list-style:none;padding:14px 36px 14px 0;font:400 20px/1.35 var(--serif);position:relative}
summary::-webkit-details-marker{display:none}
summary::after{content:"+";position:absolute;right:4px;top:10px;font:300 28px var(--sans);color:var(--rust)}
details[open] summary::after{content:"×"}
details p{color:var(--ink-2);max-width:70ch}

/* contact */
.contact{background:var(--sand-2)}
.cgrid{display:grid;grid-template-columns:1.1fr 1fr;gap:28px;align-items:start}
.cgrid .card h3{margin-bottom:6px}
.cgrid .card a{font-weight:600}
.btns{display:flex;flex-wrap:wrap;gap:10px;margin-top:16px}
@media(max-width:820px){.cgrid{grid-template-columns:1fr}}

footer{background:var(--ink);color:rgba(255,255,255,.78);font-size:13px;padding:40px 0 calc(110px + env(safe-area-inset-bottom))}
footer .row{display:flex;flex-wrap:wrap;gap:20px;justify-content:space-between;align-items:center}
footer img{filter:brightness(0) invert(1);opacity:.9}
.eho{display:inline-flex;align-items:center;gap:8px}
@media(min-width:861px){footer{padding-bottom:40px}}

/* mobile action bar */
.mbar{position:fixed;left:0;right:0;bottom:0;z-index:50;display:none;gap:8px;padding:10px 12px calc(10px + env(safe-area-inset-bottom));background:rgba(255,255,255,.97);border-top:1px solid var(--line);box-shadow:0 -6px 20px rgba(0,0,0,.08)}
.mbar .btn{flex:1;min-height:46px;padding:10px;font-size:14px}
.mbar .mini{font:600 11px/1.2 var(--sans);color:var(--muted);text-align:center;display:block;margin-bottom:6px}
@media(max-width:860px){.mbar{display:block}}
.mbar .row{display:flex;gap:8px}
.toast{position:fixed;left:50%;bottom:96px;transform:translateX(-50%);background:var(--ink);color:#fff;padding:10px 16px;border-radius:999px;font-size:14px;opacity:0;pointer-events:none;transition:opacity .2s;z-index:95}
.toast.on{opacity:1}