:root {
  --red: #ED1C24;
  --ink: #231F20;
  --ink-soft: #55504f;
  --bg: #ffffff;
  --bg-alt: #f7f5f4;
  --line: #e7e3e2;
  --max: 1120px;
}

* { box-sizing: border-box; }

html { scroll-behavior: smooth; }

body {
  margin: 0;
  font-family: "Helvetica Neue", Arial, sans-serif;
  color: var(--ink);
  background: var(--bg);
  line-height: 1.6;
}

img { max-width: 100%; display: block; }

a { color: inherit; }

.wrap {
  max-width: var(--max);
  margin: 0 auto;
  padding: 0 24px;
}

/* Header */
header {
  position: sticky;
  top: 0;
  z-index: 50;
  background: rgba(255,255,255,0.94);
  backdrop-filter: blur(6px);
  border-bottom: 1px solid var(--line);
}

.nav-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  padding: 14px 24px;
}

.brand {
  display: flex;
  align-items: center;
  gap: 12px;
  text-decoration: none;
}

.brand-logo { height: 42px; width: auto; }

nav.links {
  display: flex;
  gap: 32px;
}

nav.links a {
  text-decoration: none;
  font-weight: 600;
  font-size: 0.95rem;
  color: var(--ink);
  position: relative;
  padding: 4px 0;
}
nav.links a:hover { color: var(--red); }

.menu-toggle {
  display: none;
  background: none;
  border: none;
  cursor: pointer;
  padding: 6px;
}
.menu-toggle span {
  display: block;
  width: 24px;
  height: 2px;
  background: var(--ink);
  margin: 5px 0;
}

/* Hero */
.hero {
  position: relative;
  padding: 96px 0 88px;
  overflow: hidden;
  background: var(--bg);
}

.hero-grid {
  position: absolute;
  inset: 0;
  background-image:
    linear-gradient(var(--line) 1px, transparent 1px),
    linear-gradient(90deg, var(--line) 1px, transparent 1px);
  background-size: 64px 64px;
  mask-image: linear-gradient(to bottom, black, transparent 85%);
  opacity: 0.6;
}

.hero-mark {
  position: absolute;
  top: -60px;
  right: -60px;
  width: 420px;
  height: 420px;
  opacity: 0.06;
  transform: rotate(8deg);
}

.hero-inner {
  position: relative;
  max-width: 720px;
}

.eyebrow {
  display: inline-flex;
  align-items: center;
  gap: 8px;
  font-weight: 700;
  font-size: 0.82rem;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--red);
  margin-bottom: 18px;
}
.eyebrow::before {
  content: "";
  width: 22px;
  height: 3px;
  background: var(--red);
  display: inline-block;
}

h1 {
  font-size: clamp(2.2rem, 4.6vw, 3.4rem);
  line-height: 1.1;
  letter-spacing: -0.02em;
  margin: 0 0 22px;
}

.hero p.lead {
  font-size: 1.15rem;
  color: var(--ink-soft);
  max-width: 560px;
  margin: 0 0 34px;
}

.cta-row { display: flex; gap: 16px; flex-wrap: wrap; }

.btn {
  display: inline-block;
  padding: 14px 28px;
  border-radius: 2px;
  font-weight: 700;
  font-size: 0.95rem;
  text-decoration: none;
  transition: transform 0.15s ease, background 0.15s ease, color 0.15s ease;
}
.btn-primary {
  background: var(--red);
  color: #fff;
}
.btn-primary:hover { background: #c9151b; }
.btn-ghost {
  background: transparent;
  color: var(--ink);
  border: 2px solid var(--ink);
  padding: 12px 26px;
}
.btn-ghost:hover { border-color: var(--red); color: var(--red); }

/* Section shell */
section { padding: 88px 0; }
.section-alt { background: var(--bg-alt); }

.section-head {
  max-width: 620px;
  margin: 0 0 48px;
}
.section-head .eyebrow { margin-bottom: 14px; }
.section-head h2 {
  font-size: clamp(1.7rem, 3vw, 2.3rem);
  margin: 0 0 14px;
  letter-spacing: -0.01em;
}
.section-head p {
  color: var(--ink-soft);
  margin: 0;
  font-size: 1.05rem;
}

/* About */
.about-grid {
  display: grid;
  grid-template-columns: 1.1fr 0.9fr;
  gap: 56px;
  align-items: start;
}
.about-grid p { color: var(--ink-soft); font-size: 1.02rem; }
.stat-list {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 28px;
  list-style: none;
  margin: 0;
  padding: 0;
}
.stat-list li {
  border-left: 3px solid var(--red);
  padding-left: 16px;
}
.stat-list strong {
  display: block;
  font-size: 1.9rem;
  font-weight: 800;
  letter-spacing: -0.02em;
}
.stat-list span {
  color: var(--ink-soft);
  font-size: 0.92rem;
}

/* Property cards */
.cards {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 28px;
}
.card {
  background: #fff;
  border: 1px solid var(--line);
  padding: 34px 28px;
  transition: border-color 0.15s ease, transform 0.15s ease;
}
.card:hover {
  border-color: var(--red);
  transform: translateY(-4px);
}
.card .icon {
  width: 52px;
  height: 52px;
  margin-bottom: 22px;
}
.card h3 {
  font-size: 1.2rem;
  margin: 0 0 12px;
  letter-spacing: -0.01em;
}
.card p {
  color: var(--ink-soft);
  font-size: 0.95rem;
  margin: 0;
}

/* Location */
.location-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 48px;
  align-items: center;
}
.location-grid ul {
  list-style: none;
  padding: 0;
  margin: 24px 0 0;
}
.location-grid li {
  display: flex;
  gap: 12px;
  padding: 10px 0;
  border-bottom: 1px solid var(--line);
  color: var(--ink-soft);
}
.location-grid li:last-child { border-bottom: none; }
.location-grid li .dot {
  width: 8px; height: 8px;
  border-radius: 50%;
  background: var(--red);
  margin-top: 8px;
  flex-shrink: 0;
}
.map-frame {
  border: 1px solid var(--line);
  height: 360px;
  overflow: hidden;
}
.map-frame iframe { width: 100%; height: 100%; border: 0; }

/* Contact */
.contact-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 56px;
}
.contact-info h3 { margin-top: 0; }
.contact-info dl {
  margin: 24px 0 0;
}
.contact-info dt {
  font-weight: 700;
  font-size: 0.82rem;
  text-transform: uppercase;
  letter-spacing: 0.06em;
  color: var(--ink-soft);
  margin-top: 20px;
}
.contact-info dd {
  margin: 4px 0 0;
  font-size: 1.05rem;
}
.contact-info dd a { text-decoration: none; }
.contact-info dd a:hover { color: var(--red); }

form.contact-form {
  display: grid;
  gap: 16px;
}
.contact-form label {
  font-size: 0.85rem;
  font-weight: 700;
  text-transform: uppercase;
  letter-spacing: 0.05em;
  color: var(--ink-soft);
  display: block;
  margin-bottom: 6px;
}
.contact-form input,
.contact-form textarea {
  width: 100%;
  padding: 12px 14px;
  border: 1px solid var(--line);
  background: var(--bg-alt);
  font-family: inherit;
  font-size: 0.98rem;
  border-radius: 2px;
}
.contact-form input:focus,
.contact-form textarea:focus {
  outline: none;
  border-color: var(--red);
}
.contact-form textarea { resize: vertical; min-height: 120px; }
.contact-form button { justify-self: start; border: none; cursor: pointer; }

/* Footer */
footer {
  background: var(--ink);
  color: #d9d6d5;
  padding: 48px 0 28px;
}
.footer-inner {
  display: flex;
  justify-content: space-between;
  align-items: center;
  flex-wrap: wrap;
  gap: 20px;
}
.footer-brand {
  display: flex;
  align-items: center;
  gap: 10px;
}
.footer-brand img { width: 30px; height: 30px; }
.footer-brand span { font-weight: 800; color: #fff; }
footer .fine {
  border-top: 1px solid #3a3634;
  margin-top: 32px;
  padding-top: 20px;
  font-size: 0.85rem;
  color: #9a9593;
  display: flex;
  justify-content: space-between;
  flex-wrap: wrap;
  gap: 10px;
}

@media (max-width: 860px) {
  .about-grid, .location-grid, .contact-grid { grid-template-columns: 1fr; }
  .cards { grid-template-columns: 1fr; }
  nav.links {
    position: fixed;
    top: 68px;
    left: 0; right: 0;
    background: #fff;
    border-bottom: 1px solid var(--line);
    flex-direction: column;
    padding: 18px 24px;
    gap: 18px;
    display: none;
  }
  nav.links.open { display: flex; }
  .menu-toggle { display: block; }
}