:root{
  --ocean:#0b2233; --ocean-2:#102f45; --deep:#071621;
  --forest:#1f3a2e; --pine:#2c4a3b; --moss:#4d6b5a;
  --mist:#9fb6b8; --cream:#efe8d8; --cream-2:#d9d0bd;
  --gold:#c9a96a; --gold-2:#b38f4f;
  --line:rgba(239,232,216,.16);
  --serif:"Cormorant Garamond", Georgia, serif;
  --sans:Inter, system-ui, -apple-system, Segoe UI, sans-serif;
  --pad:clamp(16px,5vw,72px);
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:var(--ocean);color:var(--cream);font:300 16px/1.65 var(--sans);-webkit-font-smoothing:antialiased;overflow-x:hidden}
img{max-width:100%;display:block}
a{color:inherit}
h1,h2,h3{font-family:var(--serif);font-weight:400;line-height:1.08;margin:0 0 .5em;letter-spacing:-.01em}
h2{font-size:clamp(34px,5vw,62px)}
h3{font-size:26px}
p{margin:0 0 1em}
em{font-style:italic;color:var(--cream-2)}
.eyebrow{font:500 12px/1 var(--sans);letter-spacing:.28em;text-transform:uppercase;color:var(--gold);margin-bottom:22px}
section{padding:clamp(80px,12vw,160px) var(--pad);position:relative}
.section-head{max-width:760px;margin-bottom:56px}
.section-head p:not(.eyebrow){color:var(--mist);font-size:18px}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;padding:14px 26px;border-radius:999px;font:500 14px/1 var(--sans);letter-spacing:.04em;text-decoration:none;border:1px solid transparent;cursor:pointer;transition:.25s}
.btn-gold{background:var(--gold);color:var(--deep)}
.btn-gold:hover{background:var(--cream)}
.btn-ghost{border-color:var(--line);color:var(--cream);background:rgba(7,22,33,.25)}
.btn-ghost:hover{border-color:var(--gold);color:var(--gold)}
.btn-row{display:flex;flex-wrap:wrap;gap:12px;margin-top:28px}

/* nav */
.nav{position:fixed;inset:0 0 auto 0;z-index:50;display:flex;align-items:center;justify-content:space-between;padding:18px var(--pad);transition:background .3s, padding .3s}
.nav.scrolled{background:rgba(7,22,33,.82);backdrop-filter:blur(12px);padding-top:12px;padding-bottom:12px;border-bottom:1px solid var(--line)}
.brand{display:flex;align-items:center;gap:12px;text-decoration:none;font:400 26px/1 var(--serif);letter-spacing:.02em}
.brand b{font-weight:600;color:var(--gold)}
.nav nav{display:flex;gap:30px;align-items:center}
.nav nav a{text-decoration:none;font-size:14px;letter-spacing:.04em;opacity:.85}
.nav nav a:hover{opacity:1;color:var(--gold)}
.nav .nav-cta{border:1px solid var(--line);padding:10px 18px;border-radius:999px;opacity:1}
.nav-toggle{display:none;background:none;border:1px solid var(--line);color:var(--cream);border-radius:999px;padding:9px 16px;font:500 13px var(--sans)}

/* hero */
.hero{min-height:100svh;display:flex;align-items:center;padding-top:140px;padding-bottom:100px;overflow:hidden;background:var(--deep)}
.hero-art{position:absolute;inset:-4% 0 0;background:url(/assets/hero.svg) center/cover no-repeat;transform:scale(1.04);animation:drift 30s ease-in-out infinite alternate}
.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(7,22,33,.55) 0%,rgba(7,22,33,.1) 40%,rgba(11,34,51,.9) 100%)}
@keyframes drift{to{transform:scale(1.1) translateY(-1.5%)}}
.hero-inner{position:relative;z-index:2;max-width:1100px}
.hero h1{font-size:clamp(46px,8.6vw,124px);margin-bottom:20px}
.hero h1 em{color:var(--cream)}
.hero-sub{font:400 clamp(18px,2vw,22px)/1.4 var(--serif);letter-spacing:.14em;text-transform:uppercase;color:var(--cream-2)}
.hero-sub span{color:var(--gold);margin:0 .4em}
.scroll-cue{position:absolute;z-index:2;left:50%;bottom:28px;transform:translateX(-50%);font-size:11px;letter-spacing:.3em;text-transform:uppercase;text-decoration:none;opacity:.7}
.scroll-cue::after{content:"";display:block;width:1px;height:36px;margin:10px auto 0;background:var(--cream);opacity:.5}

/* search */
.search{margin-top:44px;background:rgba(7,22,33,.58);backdrop-filter:blur(14px);border:1px solid var(--line);border-radius:22px;padding:10px;max-width:860px}
.search-tabs{display:flex;gap:4px;padding:4px 4px 10px}
.search-tabs button{background:none;border:0;color:var(--mist);font:500 13px var(--sans);letter-spacing:.08em;text-transform:uppercase;padding:8px 14px;border-radius:999px;cursor:pointer}
.search-tabs button[aria-selected=true]{background:var(--cream);color:var(--deep)}
.search-fields{display:grid;grid-template-columns:1.4fr 1fr auto auto;gap:8px;align-items:stretch}
.search label, .calc label, .enquire label{display:flex;flex-direction:column;gap:6px}
.search label>span, .calc label>span, .enquire label>span{font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--mist)}
.search label{background:rgba(239,232,216,.06);border-radius:14px;padding:10px 16px}
select,input,textarea{font:400 16px var(--sans);color:var(--cream);background:transparent;border:0;outline:none;width:100%;padding:2px 0}
select option{background:var(--ocean);color:var(--cream)}
label.check{flex-direction:row !important;align-items:center;gap:10px !important;cursor:pointer}
label.check input{width:18px;height:18px;accent-color:var(--gold)}
label.check span{font-size:13px !important;letter-spacing:.06em !important;text-transform:none !important;color:var(--cream) !important}
.search .btn{border-radius:14px;padding:0 30px}

/* intro */
.intro{background:var(--ocean);max-width:none}
.intro h2{max-width:900px}
.lede{font:400 clamp(20px,2.2vw,26px)/1.5 var(--serif);color:var(--cream-2);max-width:820px}
.pillars{display:grid;grid-template-columns:repeat(3,1fr);gap:40px;margin-top:72px;border-top:1px solid var(--line);padding-top:40px}
.pillars .num{font:500 12px var(--sans);color:var(--gold);letter-spacing:.2em}
.pillars h3{font-size:34px;margin-top:10px}
.pillars p{color:var(--mist)}

/* towns */
.towns{background:linear-gradient(180deg,var(--ocean),var(--ocean-2));padding-top:40px}
.town-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:14px}
.town{position:relative;aspect-ratio:4/3;border-radius:18px;overflow:hidden;border:1px solid var(--line);text-decoration:none;display:flex;align-items:flex-end;padding:18px;background:var(--forest);cursor:pointer;color:var(--cream);font:inherit;text-align:left}
.town::before{content:"";position:absolute;inset:0;background:url(/assets/hero.svg) var(--pos,center)/260% no-repeat;opacity:.75;transition:transform .6s}
.town::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,transparent 30%,rgba(7,22,33,.85))}
.town:hover::before{transform:scale(1.06)}
.town span{position:relative;z-index:1;font:400 26px/1 var(--serif)}
.town small{display:block;font:500 11px var(--sans);letter-spacing:.2em;text-transform:uppercase;color:var(--gold);margin-top:8px}

/* stays */
.stays{display:grid;grid-template-columns:1.2fr 1fr;gap:0;padding:0;background:var(--forest);min-height:640px}
.stays-art{background:url(/assets/forest.svg) center/cover}
.stays-copy{padding:clamp(56px,8vw,120px) var(--pad);align-self:center}
.stays-copy p:not(.eyebrow){color:var(--cream-2);font-size:18px;max-width:480px}

/* listings */
.homes{background:var(--ocean-2)}
.filters-note{font-size:14px !important;color:var(--gold) !important}
.listing-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(280px,1fr));gap:26px}
.card{background:rgba(7,22,33,.45);border:1px solid var(--line);border-radius:20px;overflow:hidden;display:flex;flex-direction:column}
.card .ph{aspect-ratio:4/3;background:var(--forest) center/cover}
.card .body{padding:20px 22px 22px;display:flex;flex-direction:column;gap:6px;flex:1}
.card .price{font:500 30px/1 var(--serif);color:var(--cream)}
.card .addr{color:var(--cream-2)}
.card .meta{font-size:13px;color:var(--mist);letter-spacing:.04em}
.card .links{margin-top:auto;padding-top:14px;display:flex;gap:16px;font-size:13px}
.card .links a{color:var(--gold);text-decoration:none}
.card .links a:hover{text-decoration:underline}
.empty{border:1px dashed var(--line);border-radius:20px;padding:44px;max-width:760px}
.empty h3{font-size:30px}
.empty p{color:var(--mist)}
.idx-frame{margin-top:40px}
.idx-frame iframe{width:100%;height:900px;border:0;border-radius:20px;background:var(--ocean)}

.picks{background:var(--ocean)}

/* income */
.income{display:grid;grid-template-columns:1.2fr 1fr;gap:clamp(40px,7vw,110px);background:linear-gradient(180deg,var(--ocean),var(--forest))}
.income-copy p:not(.eyebrow){color:var(--cream-2);font-size:18px}
.calc{display:grid;grid-template-columns:1.4fr 1fr auto;gap:10px;margin-top:30px}
.calc label{background:rgba(239,232,216,.06);border:1px solid var(--line);border-radius:14px;padding:10px 16px}
.calc-result{margin-top:22px;border-top:1px solid var(--line);padding-top:22px}
.calc-result .big{font:400 clamp(44px,6vw,72px)/1 var(--serif);color:var(--gold)}
.calc-result .sub{color:var(--mist);font-size:14px}
.income-notes{background:rgba(7,22,33,.4);border:1px solid var(--line);border-radius:22px;padding:36px;align-self:start}
.income-notes ul{margin:0 0 28px;padding:0;list-style:none}
.income-notes li{padding:10px 0;border-bottom:1px solid var(--line);color:var(--cream-2)}
.income-notes li:last-child{border:0}
.income-notes h3{color:var(--gold);font-size:24px;margin:0 0 6px}

/* build */
.build{background:var(--forest)}
.services{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}
.services article{border-top:1px solid var(--gold);padding-top:26px}
.services p{color:var(--cream-2)}
.soon{margin-top:44px;font-size:13px;letter-spacing:.2em;text-transform:uppercase;color:var(--mist)}

/* enquire */
.enquire{min-height:760px;display:flex;align-items:center;justify-content:flex-end;background:var(--deep);overflow:hidden}
.enquire-art{position:absolute;inset:0;background:url(/assets/forest.svg) center/cover;opacity:.7}
.enquire-card{position:relative;z-index:1;background:rgba(7,22,33,.78);backdrop-filter:blur(14px);border:1px solid var(--line);border-radius:26px;padding:clamp(28px,4vw,52px);width:100%;max-width:620px}
.enquire form{display:flex;flex-direction:column;gap:14px}
.enquire .row{display:grid;grid-template-columns:repeat(auto-fit,minmax(150px,1fr));gap:14px}
.enquire label{border-bottom:1px solid var(--line);padding-bottom:8px}
.enquire input[type=date]{color-scheme:dark}
.enquire .btn{align-self:flex-start;margin-top:10px}
.form-status{color:var(--gold);font-size:14px;margin:0;min-height:1em}

/* footer */
.footer{background:var(--deep);padding:70px var(--pad) 40px;display:grid;grid-template-columns:1fr 1fr;gap:40px;border-top:1px solid var(--line)}
.footer-brand{display:flex;gap:16px;align-items:center}
.f-name{font:400 30px/1 var(--serif);margin:0 0 6px}
.f-name b{color:var(--gold);font-weight:600}
.f-tag{font-size:12px;letter-spacing:.24em;text-transform:uppercase;color:var(--mist);margin:0}
.footer-contact{justify-self:end;text-align:right}
.footer-contact a{display:block;text-decoration:none;color:var(--cream-2)}
.footer-contact a:hover{color:var(--gold)}
.footer-legal{grid-column:1/-1;border-top:1px solid var(--line);padding-top:24px;font-size:12px;color:var(--mist)}
.footer-legal p{margin:0 0 6px}

/* reveal */
.reveal{opacity:0;transform:translateY(24px);transition:opacity .9s ease, transform .9s ease}
.reveal.in{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){.hero-art{animation:none}.reveal{opacity:1;transform:none;transition:none}html{scroll-behavior:auto}}

/* responsive */
@media (max-width:980px){
  .town-grid{grid-template-columns:repeat(2,1fr)}
  .stays,.income{grid-template-columns:1fr}
  .stays-art{min-height:340px}
  .services,.pillars{grid-template-columns:1fr}
}
@media (max-width:820px){
  .nav-toggle{display:block}
  .nav nav{position:absolute;top:100%;left:0;right:0;flex-direction:column;align-items:flex-start;gap:4px;padding:16px var(--pad) 24px;background:rgba(7,22,33,.96);border-bottom:1px solid var(--line);display:none}
  .nav.open nav{display:flex}
  .nav.open{background:rgba(7,22,33,.96)}
  .nav nav a{padding:10px 0;font-size:16px}
  .search-fields{grid-template-columns:1fr 1fr}
  .search .btn{grid-column:1/-1;padding:16px}
  .calc{grid-template-columns:1fr 1fr}
  .calc label.check{grid-column:1/-1}
  .footer{grid-template-columns:1fr}
  .footer-contact{justify-self:start;text-align:left}
  .enquire{justify-content:center}
}
@media (max-width:480px){
  .search-fields{grid-template-columns:1fr}
  .town-grid{grid-template-columns:1fr 1fr;gap:10px}
  .town span{font-size:20px}
  .hero-sub{font-size:16px;letter-spacing:.08em}
  .hero-sub span{margin:0 .25em}
}