:root{
  --ink:#12231d;
  --ink-soft:#26392f;
  --sand:#f4efe4;
  --sand-deep:#e6dfcd;
  --paper:#faf8f2;
  --brass:#a9884f;
  --brass-bright:#c9a463;
  --line: rgba(18,35,29,0.14);
  --display: 'Space Grotesk', sans-serif;
  --body: 'IBM Plex Sans', sans-serif;
  --mono: 'IBM Plex Mono', monospace;
}
*{margin:0;padding:0;box-sizing:border-box;}
html{scroll-behavior:smooth;}
body{
  background:var(--paper);
  color:var(--ink);
  font-family:var(--body);
  font-weight:400;
  line-height:1.5;
  overflow-x:hidden;
}
a{color:inherit;text-decoration:none;}
img{max-width:100%;display:block;}
.wrap{max-width:1240px;margin:0 auto;padding:0 32px;}

/* Blueprint grid background */
.blueprint{
  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;
  opacity:0.5;
  pointer-events:none;
}

/* NAV */
header{
  position:sticky; top:0; z-index:50;
  background:rgba(250,248,242,0.88);
  backdrop-filter:blur(10px);
  border-bottom:1px solid var(--line);
}
nav{
  display:flex; align-items:center; justify-content:space-between;
  padding:20px 32px; max-width:1240px; margin:0 auto;
}
.logo{
  font-family:var(--display); font-weight:700; font-size:22px;
  letter-spacing:0.5px;
  display:flex; align-items:center; gap:10px;
}
.logo .mark{
  width:14px;height:14px;background:var(--brass);
  transform:rotate(45deg);
  flex-shrink:0;
}
.nav-links{display:flex; align-items:center; gap:36px; font-size:14.5px; font-weight:500;}
.nav-links > a{position:relative; padding-bottom:4px; transition:color .2s;}
.nav-links > a::after{
  content:''; position:absolute; left:0; bottom:0; width:0; height:1.5px;
  background:var(--brass); transition:width .25s ease;
}
.nav-links > a:hover::after{width:100%;}

/* Property mega-menu */
.nav-item{position:relative;}
.nav-drop-toggle{
  display:flex; align-items:center; gap:6px;
  background:none; border:none; cursor:pointer;
  font-family:var(--body); font-size:14.5px; font-weight:500; color:var(--ink);
  padding-bottom:4px;
}
.nav-drop-toggle .caret{font-size:11px; color:var(--brass); transition:transform .2s ease;}
.nav-item.open .nav-drop-toggle .caret{transform:rotate(180deg);}
.mega-menu{
  position:absolute; top:calc(100% + 20px); left:50%; transform:translateX(-50%);
  width:640px; max-width:80vw;
  background:var(--paper); border:1px solid var(--line);
  box-shadow:0 30px 60px -20px rgba(18,35,29,0.25);
  display:grid; grid-template-columns:repeat(4,1fr); gap:0;
  padding:28px;
  opacity:0; visibility:hidden; pointer-events:none;
  transform:translateX(-50%) translateY(8px);
  transition:opacity .2s ease, transform .2s ease, visibility .2s;
  z-index:60;
}
.nav-item.open .mega-menu{
  opacity:1; visibility:visible; pointer-events:auto;
  transform:translateX(-50%) translateY(0);
}
.mega-col{padding:0 18px; border-left:1px solid var(--line);}
.mega-col:first-child{border-left:none; padding-left:0;}
.mega-col h5{
  font-family:var(--mono); font-size:11px; letter-spacing:1.5px; text-transform:uppercase;
  color:var(--brass); margin-bottom:14px;
}
.mega-col a{
  display:block; font-size:13.5px; color:var(--ink-soft);
  padding:6px 0; transition:color .2s ease;
}
.mega-col a:hover{color:var(--brass);}
.nav-cta{
  font-size:14px; font-weight:600; padding:11px 22px;
  background:var(--ink); color:var(--paper);
  border-radius:2px;
  transition:background .25s ease;
}
.nav-cta:hover{background:var(--brass);}
.burger{display:none; flex-direction:column; gap:5px; cursor:pointer; background:none; border:none;}
.burger span{width:24px; height:2px; background:var(--ink);}

/* HERO */
.hero{
  position:relative;
  padding:50px 0 100px;
  overflow:hidden;
}
.hero-inner{
  display:grid; grid-template-columns:1.1fr 0.9fr; gap:60px;
  align-items:center; position:relative; z-index:2;
}
.eyebrow{
  font-family:var(--mono); font-size:12.5px; letter-spacing:2.5px;
  text-transform:uppercase; color:var(--brass);
  display:flex; align-items:center; gap:10px; margin-bottom:24px;
}
.eyebrow::before{content:''; width:28px; height:1px; background:var(--brass);}
h1{
  font-family:var(--display); font-weight:700;
  font-size:clamp(40px, 5.4vw, 70px);
  line-height:1.02; letter-spacing:-1.5px;
  margin-bottom:26px;
}
h1 em{
  font-style:normal; color:var(--brass);
  position:relative;
}
.hero-sub{
  font-size:17px; color:var(--ink-soft); max-width:460px;
  margin-bottom:36px; line-height:1.65;
}
.hero-actions{display:flex; gap:16px; flex-wrap:wrap; margin-bottom:52px;}
.btn-primary{
  background:var(--ink); color:var(--paper); font-weight:600; font-size:15px;
  padding:16px 30px; border-radius:2px; border:1px solid var(--ink);
  transition:all .25s ease; display:inline-block;
}
.btn-primary:hover{background:var(--brass); border-color:var(--brass);}
.btn-ghost{
  font-weight:600; font-size:15px; padding:16px 30px;
  border:1px solid var(--line); border-radius:2px;
  transition:all .25s ease; display:inline-block;
}
.btn-ghost:hover{border-color:var(--ink);}
.hero-stats{
  display:flex; gap:44px; padding-top:34px; border-top:1px solid var(--line);
}
.stat-num{font-family:var(--display); font-weight:700; font-size:30px; color:var(--ink);}
.stat-label{font-family:var(--mono); font-size:11.5px; color:var(--ink-soft); letter-spacing:0.5px; margin-top:4px;}

/* Hero visual: site-plan card */
.site-plan{
  position:relative; aspect-ratio:4/5;
  background: url('images/hero-site.jpg') center/cover no-repeat;
  background-color:var(--ink);
  border-radius:2px; overflow:hidden;
  box-shadow:0 30px 60px -20px rgba(18,35,29,0.35);
}
.site-plan .blueprint{opacity:0.14; filter:invert(1);}
.plan-label{
  position:absolute; top:24px; left:24px;
  font-family:var(--mono); color:var(--sand); font-size:11.5px;
  letter-spacing:1.5px; text-transform:uppercase; opacity:0.8;
}
.plan-coord{
  position:absolute; bottom:24px; left:24px;
  font-family:var(--mono); color:var(--brass-bright); font-size:11px;
}
.plot-marker{
  position:absolute; width:10px; height:10px; border-radius:50%;
  background:var(--brass-bright);
  box-shadow:0 0 0 6px rgba(201,164,99,0.18);
  animation:pulse 2.8s ease-in-out infinite;
}
@keyframes pulse{
  0%,100%{box-shadow:0 0 0 6px rgba(201,164,99,0.18);}
  50%{box-shadow:0 0 0 12px rgba(201,164,99,0.06);}
}
.plot-card{
  position:absolute; bottom:24px; right:24px; left:24px;
  background:rgba(250,248,242,0.96);
  padding:18px; border-radius:2px;
}
.plot-card .name{font-family:var(--display); font-weight:600; font-size:16px; margin-bottom:4px;}
.plot-card .meta{font-family:var(--mono); font-size:11.5px; color:var(--ink-soft);}

/* SECTION shared */
section{padding:110px 0;}
.section-head{
  display:flex; justify-content:space-between; align-items:flex-end;
  gap:24px; margin-bottom:64px; flex-wrap:wrap;
}
.section-tag{
  font-family:var(--mono); font-size:12px; letter-spacing:2px;
  text-transform:uppercase; color:var(--brass); margin-bottom:14px;
  display:block;
}
h2{
  font-family:var(--display); font-weight:700;
  font-size:clamp(30px,3.4vw,44px); letter-spacing:-1px; max-width:560px;
}
.section-desc{max-width:380px; color:var(--ink-soft); font-size:15.5px; line-height:1.7;}

/* BROWSE PROPERTIES */
.browse{background:var(--sand-deep);}
.browse-tabs{
  display:flex; flex-wrap:wrap; gap:10px; margin-bottom:34px;
  border-bottom:1px solid var(--line); padding-bottom:34px;
}
.browse-tab{
  font-family:var(--mono); font-size:12px; letter-spacing:0.8px; text-transform:uppercase;
  padding:11px 20px; border:1px solid var(--line); border-radius:2px;
  background:transparent; color:var(--ink-soft); cursor:pointer;
  transition:all .2s ease;
}
.browse-tab:hover{border-color:var(--brass); color:var(--ink);}
.browse-tab.active{background:var(--ink); border-color:var(--ink); color:var(--paper);}
.browse-panel{display:none; flex-wrap:wrap; gap:12px;}
.browse-panel.active{display:flex;}
.chip{
  font-size:14px; font-weight:500; color:var(--ink);
  padding:12px 20px; border:1px solid var(--line); border-radius:2px;
  background:var(--sand); transition:all .2s ease;
}
.chip:hover{background:var(--ink); color:var(--paper); border-color:var(--ink);}

/* ABOUT */
.about{background:var(--sand);}
.about-grid{display:grid; grid-template-columns:0.9fr 1.1fr; gap:70px; align-items:start;}
.about-pillars{display:grid; gap:0;}
.pillar{
  padding:28px 0; border-top:1px solid var(--line);
  display:grid; grid-template-columns:60px 1fr; gap:24px;
}
.pillar:last-child{border-bottom:1px solid var(--line);}
.pillar-num{font-family:var(--mono); color:var(--brass); font-size:13px; padding-top:3px;}
.pillar h3{font-family:var(--display); font-weight:600; font-size:19px; margin-bottom:8px;}
.pillar p{color:var(--ink-soft); font-size:14.5px; line-height:1.65;}
.about-lead p{font-size:19px; line-height:1.6; color:var(--ink); font-weight:400;}
.about-lead p + p{margin-top:20px; font-size:15.5px; color:var(--ink-soft);}

/* PROJECTS */
.projects-grid{display:grid; grid-template-columns:repeat(3,1fr); gap:2px; background:var(--line);}
.project-card{
  background:var(--paper); padding:0; position:relative; overflow:hidden;
  transition:transform .3s ease;
}
.project-media{
  height:220px; position:relative;
  background:var(--ink);
  display:flex; align-items:flex-end; padding:20px;
  overflow:hidden;
}
.project-media img{
  position:absolute; inset:0;
  width:100%; height:100%;
  object-fit:cover; object-position:center;
}
.project-media::after{
  content:'';
  position:absolute; inset:0;
  background:linear-gradient(180deg, rgba(18,35,29,0) 40%, rgba(18,35,29,0.75) 100%);
  z-index:1;
}
.project-media .blueprint{opacity:0.12; filter:invert(1);}
.project-loc{
  font-family:var(--mono); font-size:11px; color:var(--sand);
  letter-spacing:1px; text-transform:uppercase; position:relative; z-index:2;
}
.project-body{padding:26px 24px 30px;}
.project-body h3{font-family:var(--display); font-weight:600; font-size:20px; margin-bottom:10px;}
.project-body p{font-size:14px; color:var(--ink-soft); margin-bottom:18px; line-height:1.6;}
.project-specs{
  display:flex; gap:18px; font-family:var(--mono); font-size:12px;
  color:var(--ink-soft); padding-top:16px; border-top:1px solid var(--line);
}
.project-specs b{color:var(--ink); font-weight:600;}

/* WHY */
.why{background:var(--ink); color:var(--paper);}
.why .section-tag{color:var(--brass-bright);}
.why h2{color:var(--paper);}
.why .section-desc{color:rgba(244,239,228,0.65);}
.why-grid{display:grid; grid-template-columns:repeat(4,1fr); gap:1px; background:rgba(244,239,228,0.12); margin-top:20px;}
.why-card{background:var(--ink); padding:36px 26px;}
.why-card .icon-num{font-family:var(--mono); color:var(--brass-bright); font-size:13px; margin-bottom:22px;}
.why-card h3{font-family:var(--display); font-weight:600; font-size:18px; margin-bottom:12px;}
.why-card p{font-size:14px; color:rgba(244,239,228,0.6); line-height:1.65;}

/* TESTIMONIAL */
.testimonial{text-align:center;}
.testimonial blockquote{
  font-family:var(--display); font-weight:500; font-size:clamp(22px,2.6vw,34px);
  max-width:820px; margin:0 auto 32px; line-height:1.4; letter-spacing:-0.5px;
}
.testimonial cite{font-family:var(--mono); font-style:normal; font-size:13px; color:var(--ink-soft);}

/* CONTACT */
.contact{background:var(--sand-deep);}
.contact-grid{display:grid; grid-template-columns:1fr 1fr; gap:70px; align-items:start;}
.contact-info h3{font-family:var(--display); font-size:15px; letter-spacing:0.5px; margin:28px 0 8px; text-transform:uppercase; color:var(--brass);}
.contact-info p{font-size:15px; color:var(--ink-soft);}
.field{margin-bottom:20px;}
.field label{
  display:block; font-family:var(--mono); font-size:11.5px; letter-spacing:1px;
  text-transform:uppercase; margin-bottom:8px; color:var(--ink-soft);
}
.field input, .field select, .field textarea{
  width:100%; padding:14px 16px; border:1px solid var(--line);
  background:var(--paper); font-family:var(--body); font-size:14.5px;
  border-radius:2px; color:var(--ink);
}
.field input:focus, .field select:focus, .field textarea:focus{
  outline:2px solid var(--brass); outline-offset:1px; border-color:var(--brass);
}
.field textarea{resize:vertical; min-height:90px;}
.row-2{display:grid; grid-template-columns:1fr 1fr; gap:16px;}
.submit-btn{
  width:100%; padding:16px; background:var(--ink); color:var(--paper);
  font-weight:600; font-size:15px; border:none; border-radius:2px; cursor:pointer;
  transition:background .25s ease;
}
.submit-btn:hover{background:var(--brass);}

/* FOOTER */
footer{background:var(--ink); color:var(--paper); padding:60px 0 30px;}
.footer-top{display:grid; grid-template-columns:1.4fr 1fr 1fr 1fr; gap:40px; padding-bottom:44px; border-bottom:1px solid rgba(244,239,228,0.14);}
.footer-brand .logo{color:var(--paper); margin-bottom:16px;}
.footer-brand p{font-size:14px; color:rgba(244,239,228,0.55); max-width:280px; line-height:1.6;}
.footer-col h4{font-family:var(--mono); font-size:12px; letter-spacing:1.5px; text-transform:uppercase; color:var(--brass-bright); margin-bottom:18px;}
.footer-col a{display:block; font-size:14px; color:rgba(244,239,228,0.65); margin-bottom:12px; transition:color .2s;}
.footer-col a:hover{color:var(--paper);}
.footer-bottom{display:flex; justify-content:space-between; padding-top:26px; font-size:12.5px; color:rgba(244,239,228,0.45); flex-wrap:wrap; gap:10px;}

/* Reveal animation */
.reveal{opacity:0; transform:translateY(24px); transition:opacity .7s ease, transform .7s ease;}
.reveal.in{opacity:1; transform:translateY(0);}

@media (prefers-reduced-motion: reduce){
  *{animation:none !important; transition:none !important;}
}

/* RESPONSIVE */
@media (max-width: 980px){
  .hero{padding:70px 0 50px;}
  .hero-inner{grid-template-columns:1fr; gap:36px;}
  .hero-stats{padding-top:24px; margin-bottom:0;}
  .site-plan{max-width:440px; margin:0 auto;}
  .about-grid, .contact-grid{grid-template-columns:1fr; gap:44px;}
  .projects-grid{grid-template-columns:1fr 1fr;}
  .why-grid{grid-template-columns:1fr 1fr;}
  .nav-links{
    display:none; flex-direction:column; align-items:flex-start; gap:4px;
    position:absolute; top:100%; left:0; right:0;
    background:var(--paper); border-bottom:1px solid var(--line);
    padding:12px 20px 20px;
  }
  .nav-links.open{display:flex;}
  .nav-links > a{width:100%; padding:12px 0;}
  .nav-item{width:100%;}
  .nav-drop-toggle{width:100%; justify-content:space-between; padding:12px 0;}
  .mega-menu{
    position:static; width:100%; max-width:none; transform:none;
    grid-template-columns:1fr 1fr; gap:20px; box-shadow:none;
    border:none; padding:8px 0 16px; display:none;
  }
  .nav-item.open .mega-menu{display:grid; opacity:1; visibility:visible; pointer-events:auto; transform:none;}
  .mega-col{border-left:none; padding-left:0; border-top:1px solid var(--line); padding-top:14px;}
  .mega-col:first-child{border-top:none; padding-top:0;}
  .burger{display:flex;}
}
@media (max-width: 640px){
  .wrap{padding:0 20px;}
  section{padding:70px 0;}
  .hero{padding:40px 0 30px;}
  .projects-grid{grid-template-columns:1fr;}
  .why-grid{grid-template-columns:1fr;}
  .footer-top{grid-template-columns:1fr 1fr;}
  .row-2{grid-template-columns:1fr;}
  .hero-stats{gap:28px; flex-wrap:wrap;}
  .hero-actions{margin-bottom:36px;}
  nav{padding:16px 20px;}
}