@font-face{font-family:fraunces;src:url(../media/fraunces_latin-s.p.0rg7ym60g9xsl.woff2)format("woff2");font-display:swap;font-weight:300 900;font-style:normal}@font-face{font-family:fraunces;src:url(../media/fraunces_italic_latin-s.p.0hamgza7cpt1x.woff2)format("woff2");font-display:swap;font-weight:300 700;font-style:italic}@font-face{font-family:fraunces Fallback;src:local(Arial);ascent-override:84.05%;descent-override:21.91%;line-gap-override:0.0%;size-adjust:116.36%}.fraunces_d347c01-module__6A_Pwa__className{font-family:fraunces,fraunces Fallback,Georgia,serif}.fraunces_d347c01-module__6A_Pwa__variable{--font-display:"fraunces", "fraunces Fallback", Georgia, serif}
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@font-face{font-family:plexMono;src:url(../media/plex_mono_400-s.p.1dgcou5jor5q_.woff2)format("woff2");font-display:swap;font-weight:400;font-style:normal}@font-face{font-family:plexMono;src:url(../media/plex_mono_500-s.p.28xcb7557rbh2.woff2)format("woff2");font-display:swap;font-weight:500;font-style:normal}@font-face{font-family:plexMono Fallback;src:local(Arial);ascent-override:77.95%;descent-override:20.91%;line-gap-override:0.0%;size-adjust:131.49%}.plexmono_84e50d75-module__bM3h6q__className{font-family:plexMono,plexMono Fallback,ui-monospace,SFMono-Regular,monospace}.plexmono_84e50d75-module__bM3h6q__variable{--font-mono:"plexMono", "plexMono Fallback", ui-monospace, SFMono-Regular, monospace}
:root{--ink:#1c1b19;--ink-deep:#141311;--ink-soft:#262420;--stone:#ede7dd;--stone-shade:#e3dbcc;--bone:#f7f4ee;--brass:#b8874a;--brass-strong:#a1743a;--brass-soft:#b8874a24;--slate:#5b6670;--slate-light:#949ca4;--text-strong:#232019;--text-body:1rem;--text-faint:#7d7a70;--text-inv-strong:var(--bone);--text-inv-body:#bcb6aa;--text-inv-faint:#8b877d;--border-light:#23201924;--border-dark:#f7f4ee24;--font-display-stack:var(--font-display), Georgia, serif;--font-sans-stack:var(--font-sans), system-ui, sans-serif;--font-mono-stack:var(--font-mono), ui-monospace, monospace;--text-display-xl:clamp(2.6rem, 5.6vw, 4.75rem);--text-display:clamp(2.1rem, 4.2vw, 3.4rem);--text-display-s:clamp(1.7rem, 3vw, 2.4rem);--text-heading:clamp(1.35rem, 2vw, 1.65rem);--text-body-l:1.125rem;--text-small:.875rem;--text-label:.6875rem;--tracking-label:.18em;--leading-display:1.06;--leading-body:1.65;--container:1240px;--gutter:clamp(1.25rem, 4vw, 3rem);--section-y:clamp(4.5rem, 9vw, 8rem);--section-y-tight:clamp(3rem, 6vw, 5rem);--radius:2px;--ease-out:cubic-bezier(.16, 1, .3, 1);--header-h:76px}*,:before,:after{box-sizing:border-box}html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}}body{background:var(--bone);color:var(--text-body);font-family:var(--font-sans-stack);font-size:var(--text-body);line-height:var(--leading-body);-webkit-font-smoothing:antialiased;text-rendering:optimizelegibility;margin:0;font-weight:400}img,video,canvas{max-width:100%;height:auto;display:block}h1,h2,h3,h4,p,figure{margin:0}a{color:inherit;text-decoration:none}button{font:inherit;cursor:pointer;color:inherit;background:0 0;border:0;padding:0}::selection{background:var(--brass);color:var(--ink-deep)}:focus-visible{outline:2px solid var(--brass);outline-offset:3px}.container{max-width:var(--container);padding-inline:var(--gutter);margin-inline:auto}.skip-link{z-index:200;background:var(--ink-deep);color:var(--bone);font-size:var(--text-small);padding:.75rem 1.25rem;position:absolute;top:0;left:-9999px}.skip-link:focus{left:0}.display{font-family:var(--font-display-stack);font-variation-settings:"opsz" 100, "SOFT" 0, "WONK" 0;font-weight:380;line-height:var(--leading-display);letter-spacing:-.015em;color:var(--text-strong);text-wrap:balance}.display em,.display i{padding-bottom:.06em;font-style:italic;font-weight:340;line-height:1.12}.on-dark .display,.display.inv{color:var(--text-inv-strong)}.label{font-family:var(--font-mono-stack);font-size:var(--text-label);letter-spacing:var(--tracking-label);text-transform:uppercase;color:var(--brass);font-weight:500}.lede{font-size:var(--text-body-l);max-width:58ch}.rule{border:0;border-top:1px solid var(--border-light);margin:0}.on-dark .rule{border-top-color:var(--border-dark)}.btn{border-radius:var(--radius);font-family:var(--font-mono-stack);letter-spacing:.12em;text-transform:uppercase;white-space:nowrap;transition:background-color .25s var(--ease-out), color .25s var(--ease-out), border-color .25s var(--ease-out), transform .15s var(--ease-out);align-items:center;gap:.65rem;padding:.95rem 1.9rem;font-size:.8125rem;font-weight:500;display:inline-flex}.btn:active{transform:translateY(1px)}.btn-primary{background:var(--brass);color:var(--ink-deep)}.btn-primary:hover{background:var(--brass-strong)}.btn-ghost{border:1px solid var(--border-light);color:var(--text-strong)}.btn-ghost:hover{border-color:var(--brass);color:var(--brass-strong)}.on-dark .btn-ghost{border-color:var(--border-dark);color:var(--bone)}.on-dark .btn-ghost:hover{border-color:var(--brass);color:var(--brass)}.text-link{font-family:var(--font-mono-stack);letter-spacing:.12em;text-transform:uppercase;color:var(--brass-strong);transition:border-color .25s var(--ease-out);border-bottom:1px solid #0000;align-items:baseline;gap:.5rem;font-size:.8125rem;display:inline-flex}.text-link:hover{border-bottom-color:var(--brass)}.on-dark .text-link{color:var(--brass)}.reveal{opacity:0;transition:opacity .9s var(--ease-out), transform .9s var(--ease-out);transition-delay:var(--reveal-delay,0s);transform:translateY(26px)}.reveal.is-in{opacity:1;transform:none}@media (prefers-reduced-motion:reduce){.reveal{opacity:1;transition:none;transform:none}}.site-header{z-index:100;height:var(--header-h);transition:background-color .4s var(--ease-out), border-color .4s var(--ease-out);background:0 0;border-bottom:1px solid #0000;align-items:center;display:flex;position:fixed;inset:0 0 auto}.site-header.is-solid{-webkit-backdrop-filter:blur(14px);border-bottom-color:var(--border-dark);background:#141311eb}.site-header .container{justify-content:space-between;align-items:center;gap:2rem;width:100%;display:flex}.header-logo img{width:auto;height:42px}.header-nav{align-items:center;gap:clamp(1.1rem,2.2vw,2.1rem);display:flex}.header-nav a{font-family:var(--font-mono-stack);letter-spacing:.14em;text-transform:uppercase;color:var(--text-inv-body);transition:color .25s var(--ease-out), border-color .25s var(--ease-out);border-bottom:1px solid #0000;padding:.4rem 0;font-size:.75rem;font-weight:500}.header-nav a:hover{color:var(--bone)}.header-nav a[aria-current=page]{color:var(--bone);border-bottom-color:var(--brass)}.header-cta{border:1px solid var(--brass);color:var(--brass);border-radius:var(--radius);font-family:var(--font-mono-stack);letter-spacing:.14em;text-transform:uppercase;transition:background-color .25s var(--ease-out), color .25s var(--ease-out);padding:.6rem 1.3rem;font-size:.75rem;font-weight:500}.header-cta:hover{background:var(--brass);color:var(--ink-deep)}.menu-toggle{flex-direction:column;justify-content:center;align-items:center;gap:6px;width:44px;height:44px;display:none}.menu-toggle span{background:var(--bone);width:24px;height:1.5px;transition:transform .3s var(--ease-out), opacity .3s var(--ease-out);display:block}.menu-toggle[aria-expanded=true] span:first-child{transform:translateY(7.5px)rotate(45deg)}.menu-toggle[aria-expanded=true] span:nth-child(2){opacity:0}.menu-toggle[aria-expanded=true] span:nth-child(3){transform:translateY(-7.5px)rotate(-45deg)}.mobile-menu{display:none}@media (max-width:900px){.header-nav,.header-cta{display:none}.menu-toggle{display:flex}.mobile-menu{inset:var(--header-h) 0 0 0;z-index:99;background:var(--ink-deep);padding:2.5rem var(--gutter);opacity:0;pointer-events:none;transition:opacity .35s var(--ease-out), transform .35s var(--ease-out);display:block;position:fixed;overflow-y:auto;transform:translateY(-8px)}.mobile-menu.is-open{opacity:1;pointer-events:auto;transform:none}.mobile-menu nav{flex-direction:column;display:flex}.mobile-menu a{font-family:var(--font-display-stack);color:var(--bone);border-bottom:1px solid var(--border-dark);padding:.9rem 0;font-size:1.9rem}.mobile-menu a[aria-current=page]{color:var(--brass)}.mobile-menu .mobile-menu-contact{font-family:var(--font-mono-stack);letter-spacing:.08em;color:var(--text-inv-body);flex-direction:column;gap:.6rem;margin-top:2.2rem;font-size:.8125rem;display:flex}}.hero{background:var(--ink-deep);position:relative}.hero-track{height:540vh}.hero-sticky{height:100dvh;position:sticky;top:0;overflow:hidden}.hero-canvas{width:100%;height:100%;position:absolute;inset:0}.hero-poster{object-fit:cover;width:100%;height:100%;position:absolute;inset:0}.hero-scrim{pointer-events:none;background:linear-gradient(#14131100 42%,#14131133 66%,#141311b8 100%),linear-gradient(#14131180 0%,#14131100 26%);position:absolute;inset:0}.hero-grain{pointer-events:none;opacity:.05;mix-blend-mode:overlay;position:absolute;inset:0}.hero-title{padding:0 var(--gutter) clamp(4rem, 10vh, 7rem);max-width:var(--container);pointer-events:none;flex-direction:column;justify-content:flex-end;margin-inline:auto;display:flex;position:absolute;inset:0}.hero-title-inner{will-change:opacity, transform;max-width:640px}.hero-title .label{text-shadow:0 1px 18px #141311a6;margin-bottom:1.4rem;display:block}@media (max-width:720px){.hero-title .label{max-width:24ch;line-height:2}}.hero-title h1{font-family:var(--font-display-stack);font-weight:370;font-size:var(--text-display-xl);letter-spacing:-.015em;color:var(--bone);line-height:1.04}.hero-title h1 em{font-style:italic;font-weight:330}.hero-title p{font-size:var(--text-body-l);color:var(--text-inv-body);max-width:44ch;margin-top:1.3rem}.hero-caption{padding-inline:var(--gutter);max-width:var(--container);pointer-events:none;opacity:0;filter:blur(6px);transition:opacity .6s var(--ease-out), transform .6s var(--ease-out), filter .6s var(--ease-out);margin-inline:auto;position:absolute;bottom:clamp(4rem,11vh,7.5rem);left:0;right:0;transform:translateY(18px)}.hero-caption.is-live{opacity:1;filter:blur();transform:none}.hero-caption .hero-caption-room{font-family:var(--font-display-stack);color:var(--bone);padding-bottom:.08em;font-size:clamp(2.2rem,4.6vw,3.8rem);font-style:italic;font-weight:330;line-height:1.12}.hero-caption .hero-caption-line{font-size:var(--text-body);color:var(--text-inv-body);max-width:40ch;margin-top:.5rem}.hero-rail{z-index:5;flex-direction:column;align-items:flex-end;gap:1.05rem;display:flex;position:absolute;top:50%;right:clamp(1rem,3vw,2.6rem);transform:translateY(-50%)}.hero-rail-counter{font-family:var(--font-mono-stack);font-size:var(--text-label);letter-spacing:var(--tracking-label);color:var(--brass);margin-bottom:.4rem}.hero-rail-item{font-family:var(--font-mono-stack);letter-spacing:.16em;text-transform:uppercase;color:var(--text-inv-faint);transition:color .35s var(--ease-out);align-items:center;gap:.7rem;font-size:.625rem;font-weight:500;display:flex}.hero-rail-item:after{content:"";background:var(--text-inv-faint);opacity:.5;width:18px;height:1px;transition:width .35s var(--ease-out), background-color .35s var(--ease-out), opacity .35s var(--ease-out)}.hero-rail-item.is-active{color:var(--bone)}.hero-rail-item.is-active:after{background:var(--brass);opacity:1;width:34px}.hero-rail-item span{opacity:0;transition:opacity .35s var(--ease-out), transform .35s var(--ease-out);transform:translate(6px)}.hero-rail-item.is-active span,.hero-rail:hover .hero-rail-item span{opacity:1;transform:none}@media (max-width:720px){.hero-rail-item span{display:none}}.hero-load{left:var(--gutter);width:min(180px,30vw);height:1px;transition:opacity .6s var(--ease-out);background:#f7f4ee2e;position:absolute;bottom:2rem;overflow:hidden}.hero-load span{background:var(--brass);transform-origin:0;height:100%;display:block;transform:scaleX(0)}.hero-load.is-done{opacity:0}.hero-cta{padding:0 var(--gutter) clamp(4rem, 10vh, 7rem);max-width:var(--container);opacity:0;pointer-events:none;transition:opacity .6s var(--ease-out), transform .6s var(--ease-out);align-items:flex-end;margin-inline:auto;display:flex;position:absolute;inset:0;transform:translateY(18px)}.hero-cta.is-live{opacity:1;pointer-events:auto;transform:none}.hero-cta-inner{flex-direction:column;align-items:flex-start;gap:1.5rem;display:flex}.hero-cta-inner .hero-cta-title{font-family:var(--font-display-stack);font-weight:360;font-size:var(--text-display-s);color:var(--bone);max-width:22ch;line-height:1.12}.hero-static{background:var(--ink-deep);align-items:flex-end;min-height:92dvh;display:flex;position:relative}.hero-static img{object-fit:cover;opacity:.85;width:100%;height:100%;position:absolute;inset:0}.hero-static .hero-title{padding-top:30vh;position:relative}.section{padding:var(--section-y) 0}.section-tight{padding:var(--section-y-tight) 0}.bg-stone{background:var(--stone)}.bg-bone{background:var(--bone)}.on-dark{background:var(--ink);color:var(--text-inv-body)}.on-dark.deep{background:var(--ink-deep)}.section-head{flex-direction:column;gap:1.1rem;max-width:720px;margin-bottom:clamp(2.5rem,5vw,4rem);display:flex}.section-head .display{font-size:var(--text-display)}.intro-grid{grid-template-columns:7fr 5fr;align-items:start;gap:clamp(2.5rem,6vw,5.5rem);display:grid}.intro-grid .display{font-size:var(--text-display)}.intro-aside{flex-direction:column;gap:1.5rem;padding-top:.6rem;display:flex}.intro-aside figure img{border-radius:var(--radius)}.intro-aside figcaption{font-size:var(--text-small);color:var(--text-faint);margin-top:.7rem}.why-grid{grid-template-columns:5fr 7fr;align-items:start;gap:clamp(2.5rem,6vw,5.5rem);display:grid}.why-sticky{top:calc(var(--header-h) + 2rem);flex-direction:column;gap:1.4rem;display:flex;position:sticky}.why-sticky .display{font-size:var(--text-display)}.why-item{border-top:1px solid var(--border-light);grid-template-columns:minmax(180px,240px) 1fr;gap:1.5rem;padding:1.9rem 0;display:grid}.why-item:last-child{border-bottom:1px solid var(--border-light)}.why-item h3{font-family:var(--font-display-stack);color:var(--text-strong);font-size:1.3rem;font-weight:420;line-height:1.25}.why-item p{max-width:52ch}.services-grid{grid-template-columns:1fr 1fr;column-gap:clamp(2.5rem,6vw,5rem);display:grid}.service-row{border-top:1px solid var(--border-dark);flex-direction:column;gap:.55rem;padding:1.7rem 0;display:flex}.service-row h3{font-family:var(--font-display-stack);color:var(--bone);transition:color .25s var(--ease-out);font-size:1.35rem;font-weight:400;line-height:1.25}a.service-row:hover h3{color:var(--brass)}.service-row p{color:var(--text-inv-body);max-width:52ch}.service-row .service-meta{font-family:var(--font-mono-stack);font-size:var(--text-label);letter-spacing:var(--tracking-label);text-transform:uppercase;color:var(--text-inv-faint)}.prop-grid{grid-template-columns:repeat(3,1fr);gap:clamp(1.5rem,3vw,2.5rem);display:grid}.prop-grid.two{grid-template-columns:repeat(2,1fr)}.prop-card{flex-direction:column;gap:1.1rem;display:flex}.prop-card-media{aspect-ratio:4/3;border-radius:var(--radius);background:var(--stone-shade);position:relative;overflow:hidden}.prop-card-media img{object-fit:cover;width:100%;height:100%;transition:transform 1.1s var(--ease-out)}.prop-card:hover .prop-card-media img{transform:scale(1.035)}@media (prefers-reduced-motion:reduce){.prop-card:hover .prop-card-media img{transform:none}}.prop-card-status{color:var(--bone);font-family:var(--font-mono-stack);letter-spacing:.14em;text-transform:uppercase;border-radius:var(--radius);background:#141311c7;padding:.4rem .7rem;font-size:.625rem;font-weight:500;position:absolute;top:.9rem;left:.9rem}.prop-card-body{flex-direction:column;gap:.45rem;display:flex}.prop-card-locality{font-family:var(--font-mono-stack);font-size:var(--text-label);letter-spacing:var(--tracking-label);text-transform:uppercase;color:var(--brass-strong);font-weight:500}.prop-card h3{font-family:var(--font-display-stack);color:var(--text-strong);transition:color .25s var(--ease-out);font-size:1.35rem;font-weight:420;line-height:1.3}.prop-card:hover h3{color:var(--brass-strong)}.prop-card-specs{color:var(--text-faint);font-size:var(--text-small)}.prop-card-price{font-family:var(--font-mono-stack);color:var(--text-strong);align-items:baseline;gap:.8rem;margin-top:.35rem;font-size:1rem;display:flex}.prop-card-price small{font-size:var(--text-label);letter-spacing:.08em;text-transform:uppercase;color:var(--text-faint)}.on-dark .prop-card h3,.on-dark .prop-card-price{color:var(--bone)}.on-dark .prop-card-specs,.on-dark .prop-card-price small{color:var(--text-inv-faint)}.filter-bar{flex-wrap:wrap;gap:.6rem;margin-bottom:clamp(2rem,4vw,3rem);display:flex}.filter-chip{font-family:var(--font-mono-stack);letter-spacing:.12em;text-transform:uppercase;border:1px solid var(--border-light);color:var(--text-body);transition:border-color .25s var(--ease-out), color .25s var(--ease-out), background-color .25s var(--ease-out);border-radius:999px;padding:.55rem 1.05rem;font-size:.6875rem;font-weight:500}.filter-chip:hover{border-color:var(--brass);color:var(--brass-strong)}.filter-chip.is-active{background:var(--ink);border-color:var(--ink);color:var(--bone)}.post-grid{grid-template-columns:repeat(3,1fr);gap:clamp(1.5rem,3vw,2.5rem);display:grid}.post-card{flex-direction:column;gap:1rem;display:flex}.post-card-media{aspect-ratio:3/2;border-radius:var(--radius);background:var(--stone-shade);overflow:hidden}.post-card-media img{object-fit:cover;width:100%;height:100%;transition:transform 1.1s var(--ease-out)}.post-card:hover .post-card-media img{transform:scale(1.035)}.post-card-meta{font-family:var(--font-mono-stack);font-size:var(--text-label);letter-spacing:.1em;text-transform:uppercase;color:var(--text-faint);gap:.9rem;display:flex}.post-card-meta .cat{color:var(--brass-strong)}.post-card h3{font-family:var(--font-display-stack);color:var(--text-strong);transition:color .25s var(--ease-out);font-size:1.3rem;font-weight:420;line-height:1.32}.post-card:hover h3{color:var(--brass-strong)}.post-card p{font-size:var(--text-small);color:var(--text-body)}.cta-band{flex-wrap:wrap;justify-content:space-between;align-items:center;gap:2.5rem;display:flex}.cta-band .display{font-size:var(--text-display-s);max-width:24ch}.prop-hero{background:var(--ink-deep);align-items:flex-end;min-height:62dvh;display:flex;position:relative}.prop-hero img{object-fit:cover;opacity:.9;width:100%;height:100%;position:absolute;inset:0}.prop-hero-scrim{background:linear-gradient(#1413110d 45%,#141311bf 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h3{font-family:var(--font-display-stack);color:var(--text-strong);font-size:1.35rem;font-weight:430}.image-band{height:clamp(320px,55vw,560px);position:relative;overflow:hidden}.image-band img{object-fit:cover;width:100%;height:100%}.pagination{justify-content:center;gap:.5rem;margin-top:clamp(2.5rem,5vw,4rem);display:flex}.pagination a,.pagination span{font-family:var(--font-mono-stack);border:1px solid var(--border-light);border-radius:var(--radius);justify-content:center;align-items:center;min-width:2.6rem;height:2.6rem;font-size:.8125rem;display:inline-flex}.pagination a:hover{border-color:var(--brass);color:var(--brass-strong)}.pagination .current{background:var(--ink);border-color:var(--ink);color:var(--bone)}@media (max-width:1024px){.prop-grid,.post-grid{grid-template-columns:repeat(2,1fr)}.footer-grid{grid-template-columns:1fr 1fr}}@media 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