:root {
  --paper: #f4f1ec;
  --surface: #fbfaf7;
  --ink: #1a1917;
  --stone: #746f67;
  --line: rgba(26, 25, 23, 0.16);
  --clay: #8f5f45;
  --sage: #6f7666;
  --max: 1180px;
  --serif: "Cormorant Garamond", Georgia, serif;
  --sans: "Inter", Arial, sans-serif;
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  background: var(--paper);
  color: var(--ink);
  font-family: var(--sans);
  line-height: 1.65;
}

a {
  color: inherit;
  text-decoration: none;
}

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

.site-header {
  align-items: center;
  background: rgba(244, 241, 236, 0.94);
  border-bottom: 1px solid var(--line);
  display: grid;
  gap: 24px;
  grid-template-columns: auto 1fr auto;
  left: 0;
  padding: 18px clamp(20px, 4vw, 56px);
  position: sticky;
  right: 0;
  top: 0;
  z-index: 10;
}

.brand {
  font-family: var(--serif);
  font-size: 1.6rem;
  font-weight: 700;
  letter-spacing: 0;
}

.nav,
.header-actions,
.actions,
.footer-contact {
  align-items: center;
  display: flex;
  flex-wrap: wrap;
  gap: 18px;
}

.nav {
  color: var(--stone);
  font-size: 0.78rem;
  justify-content: center;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.nav a,
.footer-contact a,
.section-heading a {
  border-bottom: 1px solid transparent;
}

.nav a:hover,
.footer-contact a:hover,
.section-heading a:hover {
  border-color: currentColor;
}

.lang {
  color: var(--stone);
  font-size: 0.78rem;
  letter-spacing: 0.08em;
}

.button {
  align-items: center;
  background: var(--ink);
  border: 1px solid var(--ink);
  color: var(--surface);
  display: inline-flex;
  font-size: 0.78rem;
  font-weight: 700;
  justify-content: center;
  letter-spacing: 0.08em;
  min-height: 44px;
  padding: 12px 18px;
  text-transform: uppercase;
}

.button:hover {
  background: var(--clay);
  border-color: var(--clay);
}

.button-quiet {
  background: transparent;
  color: var(--ink);
}

.button-quiet:hover {
  color: var(--surface);
}

.hero,
.memo-hero {
  display: grid;
  gap: clamp(30px, 6vw, 90px);
  grid-template-columns: minmax(0, 0.84fr) minmax(320px, 1.16fr);
  margin: 0 auto;
  max-width: var(--max);
  min-height: calc(100svh - 88px);
  padding: clamp(44px, 7vw, 98px) clamp(20px, 4vw, 56px);
}

.hero-copy {
  align-self: center;
}

.hero h1,
.page-intro h1,
.memo h1 {
  font-family: var(--serif);
  font-size: clamp(3.2rem, 8vw, 7.8rem);
  font-weight: 600;
  letter-spacing: 0;
  line-height: 0.88;
  margin: 0 0 28px;
}

.hero-image,
.memo-hero img {
  align-self: stretch;
  margin: 0;
  min-height: 520px;
}

.hero-image img,
.memo-hero img,
.listing-image img,
.gallery img {
  height: 100%;
  object-fit: cover;
  width: 100%;
}

.lede {
  color: var(--stone);
  font-size: clamp(1.05rem, 2vw, 1.3rem);
  max-width: 680px;
}

.eyebrow,
.section-kicker {
  color: var(--clay);
  font-size: 0.74rem;
  font-weight: 700;
  letter-spacing: 0.12em;
  margin: 0 0 14px;
  text-transform: uppercase;
}

.section,
.page-intro,
.memo-section,
.memo-cta {
  margin: 0 auto;
  max-width: var(--max);
  padding: clamp(44px, 7vw, 92px) clamp(20px, 4vw, 56px);
}

.section {
  border-top: 1px solid var(--line);
}

.page-intro {
  padding-top: clamp(70px, 9vw, 120px);
}

.page-intro h1,
.section h2,
.memo-section h2,
.memo-cta h2,
.site-footer h2 {
  font-family: var(--serif);
  font-size: clamp(2.1rem, 4vw, 4.4rem);
  font-weight: 600;
  letter-spacing: 0;
  line-height: 0.98;
  margin: 0 0 18px;
}

.pillar-grid,
.metric-grid,
.scenario-grid {
  display: grid;
  gap: 1px;
  grid-template-columns: repeat(3, minmax(0, 1fr));
}

.pillar-grid article,
.metric-grid div,
.scenario-grid article {
  background: rgba(251, 250, 247, 0.62);
  border-top: 1px solid var(--line);
  padding: clamp(22px, 3vw, 34px);
}

.pillar-grid p,
.scenario-grid p,
.memo-cta p,
.page-intro p,
.portfolio-row p {
  color: var(--stone);
}

.section-heading {
  align-items: center;
  display: flex;
  justify-content: space-between;
  margin-bottom: 26px;
}

.listing-row {
  border-top: 1px solid var(--line);
  display: grid;
  gap: clamp(24px, 4vw, 56px);
  grid-template-columns: minmax(240px, 0.54fr) minmax(0, 0.46fr);
  padding: clamp(28px, 4vw, 52px) 0;
}

.listing-image {
  aspect-ratio: 16 / 10;
  background: var(--line);
  overflow: hidden;
}

.listing-row h2 {
  margin-top: 0;
}

.badge {
  border: 1px solid var(--clay);
  color: var(--clay);
  display: inline-flex;
  font-size: 0.72rem;
  font-weight: 700;
  letter-spacing: 0.1em;
  padding: 7px 10px;
  text-transform: uppercase;
}

.off-market {
  background: var(--ink);
  color: var(--surface);
  margin-bottom: clamp(40px, 6vw, 80px);
}

.off-market p {
  color: rgba(251, 250, 247, 0.72);
}

.off-market .button {
  background: var(--surface);
  border-color: var(--surface);
  color: var(--ink);
}

.filters {
  border-bottom: 1px solid var(--line);
  border-top: 1px solid var(--line);
  display: flex;
  flex-wrap: wrap;
  gap: 0;
  margin: 0 auto;
  max-width: var(--max);
  padding: 0 clamp(20px, 4vw, 56px);
}

.filters a {
  border-right: 1px solid var(--line);
  color: var(--stone);
  font-size: 0.74rem;
  font-weight: 700;
  letter-spacing: 0.08em;
  padding: 14px 18px;
  text-transform: uppercase;
}

.filters a:first-child {
  border-left: 1px solid var(--line);
}

.filters a.active,
.filters a:hover {
  background: var(--ink);
  color: var(--surface);
}

.memo-hero {
  min-height: auto;
}

.memo-hero img {
  aspect-ratio: 5 / 4;
}

.thesis {
  max-width: 840px;
}

.thesis p {
  font-family: var(--serif);
  font-size: clamp(1.55rem, 3vw, 2.4rem);
  line-height: 1.25;
}

.metric-grid {
  grid-template-columns: repeat(4, minmax(0, 1fr));
}

.metric-grid span {
  color: var(--stone);
  display: block;
  font-size: 0.72rem;
  font-weight: 700;
  letter-spacing: 0.08em;
  margin-bottom: 12px;
  text-transform: uppercase;
}

.metric-grid strong,
.scenario-grid strong {
  font-family: var(--serif);
  font-size: 1.6rem;
  font-weight: 600;
}

.gallery {
  display: grid;
  gap: 18px;
  grid-template-columns: 1.15fr 0.85fr;
}

.gallery img {
  aspect-ratio: 4 / 3;
}

.gallery img:first-child {
  grid-row: span 2;
}

.map-block {
  align-items: stretch;
  border-top: 1px solid var(--line);
  display: grid;
  gap: 30px;
  grid-template-columns: 0.42fr 0.58fr;
}

.map-placeholder {
  align-items: center;
  background:
    linear-gradient(90deg, rgba(26,25,23,0.06) 1px, transparent 1px),
    linear-gradient(0deg, rgba(26,25,23,0.06) 1px, transparent 1px),
    #ebe5dc;
  background-size: 34px 34px;
  border: 1px solid var(--line);
  display: flex;
  justify-content: center;
  min-height: 260px;
}

.map-placeholder span {
  background: var(--surface);
  border: 1px solid var(--line);
  color: var(--clay);
  font-size: 0.72rem;
  font-weight: 700;
  letter-spacing: 0.1em;
  padding: 10px 14px;
}

.memo-cta {
  border-top: 1px solid var(--line);
  text-align: center;
}

.empty {
  border: 1px solid var(--line);
  padding: 40px;
  text-align: center;
}

.site-footer {
  border-top: 1px solid var(--line);
  display: grid;
  gap: 30px;
  grid-template-columns: minmax(0, 1fr) auto;
  margin: 0 auto;
  max-width: var(--max);
  padding: clamp(44px, 7vw, 80px) clamp(20px, 4vw, 56px);
}

.footer-contact {
  align-content: center;
  align-items: flex-start;
  flex-direction: column;
  justify-content: center;
}

@media (max-width: 860px) {
  .site-header {
    grid-template-columns: 1fr;
  }

  .nav,
  .header-actions {
    justify-content: flex-start;
  }

  .hero,
  .memo-hero,
  .listing-row,
  .map-block,
  .site-footer {
    grid-template-columns: 1fr;
  }

  .hero,
  .memo-hero {
    min-height: auto;
  }

  .hero-image,
  .memo-hero img {
    min-height: 320px;
  }

  .pillar-grid,
  .scenario-grid,
  .metric-grid,
  .gallery {
    grid-template-columns: 1fr;
  }

  .gallery img:first-child {
    grid-row: auto;
  }
}

@media (max-width: 520px) {
  .hero h1,
  .page-intro h1,
  .memo h1 {
    font-size: 3.2rem;
  }

  .actions,
  .header-actions {
    align-items: stretch;
    flex-direction: column;
  }

  .button {
    width: 100%;
  }
}