:root {
  --paper: #f3f0e8;
  --paper-deep: #e5e0d5;
  --ink: #17332c;
  --ink-soft: #42564f;
  --moss: #8c9a73;
  --rust: #934a32;
  --line: rgba(23, 51, 44, .22);
  --white: #fffdf8;
  --page: min(1500px, 100%);
  --gutter: clamp(20px, 5vw, 78px);
  --display: "Instrument Serif", Georgia, serif;
  --body: "DM Sans", Arial, sans-serif;
}

@font-face {
  font-family: "Instrument Serif";
  src: url("assets/instrument-serif.ttf") format("truetype");
  font-style: normal;
  font-weight: 400;
  font-display: swap;
}

@font-face {
  font-family: "DM Sans";
  src: url("assets/dm-sans.ttf") format("truetype");
  font-style: normal;
  font-weight: 400 700;
  font-display: swap;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; scroll-padding-top: 92px; }
body { margin: 0; background: var(--paper); color: var(--ink); font: 400 16px/1.65 var(--body); -webkit-font-smoothing: antialiased; }
::selection { background: #cbd2bc; color: var(--ink); }
a { color: inherit; text-underline-offset: 5px; text-decoration-thickness: 1px; }
button { font: inherit; }
a, button, summary { outline-offset: 5px; }
:focus-visible { outline: 2px solid var(--rust); }
.photos :focus-visible, .contact :focus-visible, .mobile-contact :focus-visible { outline-color: var(--white); }
.skip { position: fixed; top: -80px; left: 12px; z-index: 60; background: var(--paper); padding: 12px; }
.skip:focus { top: 12px; }

header { margin: auto; padding: 24px var(--gutter); display: flex; align-items: center; justify-content: space-between; gap: 30px; max-width: 1500px; }
.brand { font: 400 clamp(20px, 2vw, 26px)/1.05 var(--display); text-decoration: none; letter-spacing: -.02em; }
.brand span { display: block; margin-top: 5px; font: 500 11px/1.4 var(--body); letter-spacing: .08em; text-transform: uppercase; }
nav { display: flex; align-items: center; gap: clamp(18px, 2.4vw, 36px); font-size: 13px; }
nav a { text-decoration: none; }
nav a:not(.nav-contact):hover { text-decoration: underline; }
.nav-contact, .button { min-height: 46px; display: inline-flex; align-items: center; justify-content: center; border: 1px solid var(--ink); background: var(--ink); color: var(--paper); padding: 12px 20px; text-decoration: none; font-size: 13px; line-height: 1.2; transition: background-color .25s ease, color .25s ease, transform .25s cubic-bezier(.22,1,.36,1); }
.nav-contact:hover, .button:hover { background: #2b4a41; transform: translateY(-2px); }
.button.secondary { background: transparent; color: var(--ink); }
.button.secondary:hover { background: var(--paper-deep); }

main { width: var(--page); margin: 0 auto; }
h1, h2, h3 { margin: 0; font-family: var(--display); font-weight: 400; line-height: .98; letter-spacing: -.03em; text-wrap: balance; }
h1 { font-size: clamp(52px, 7.6vw, 116px); max-width: 10ch; }
h2 { font-size: clamp(44px, 6vw, 88px); max-width: 12ch; }
h3 { font-size: clamp(28px, 2.6vw, 42px); line-height: 1.02; }
p { max-width: 68ch; }

.hero { position: relative; margin: 0 var(--gutter); min-height: min(790px, 82vh); }
.hero-image { position: absolute; inset: 0 0 0 36%; margin: 0; overflow: hidden; background: var(--ink); }
.hero-image::after { content: ""; position: absolute; inset: 0; background: linear-gradient(90deg, rgba(13,34,28,.18), transparent 44%); pointer-events: none; }
.hero-image img { width: 100%; height: 100%; object-fit: cover; object-position: 50% 58%; display: block; animation: hero-reveal 1s cubic-bezier(.22,1,.36,1) both; }
@keyframes hero-reveal { from { clip-path: inset(0 0 100% 0); filter: saturate(.7); } to { clip-path: inset(0); filter: saturate(1); } }
.hero-image figcaption { position: absolute; bottom: 14px; right: 15px; z-index: 2; color: var(--white); text-shadow: 0 1px 8px rgba(0,0,0,.5); font-size: 12px; }
.hero-copy { position: relative; z-index: 3; width: min(700px, 57%); padding: clamp(70px, 10vh, 120px) 0 64px; }
.hero-copy h1 { text-shadow: 0 1px 0 rgba(255,255,255,.2); }
.hero-copy > p { max-width: 390px; margin: 30px 0; color: var(--ink-soft); font-size: clamp(16px, 1.25vw, 19px); }
.hero-actions { display: flex; flex-wrap: wrap; gap: 12px; align-items: center; }
.hero-copy .quiet { margin: 14px 0 0; font-size: 12px; color: var(--ink-soft); }
.hero-bottom { position: absolute; left: 0; bottom: 0; z-index: 4; width: 38%; border-top: 1px solid var(--line); padding: 20px 0 5px; display: flex; flex-direction: column; gap: 2px; font-size: 14px; }
.hero-bottom small { color: var(--ink-soft); font-size: 12px; }
.fact-strip { margin: 0 var(--gutter); padding: 34px 0 46px; display: grid; grid-template-columns: repeat(5, minmax(0, 1fr)); border-bottom: 1px solid var(--line); gap: 24px; }
.fact-strip div { display: flex; flex-direction: column; gap: 7px; }
.fact-strip strong { font: 400 clamp(30px, 3vw, 44px)/1 var(--display); letter-spacing: -.02em; }
.fact-strip span { color: var(--ink-soft); font-size: 12px; line-height: 1.4; }

.section { padding: clamp(84px, 11vw, 160px) var(--gutter); }
.story { display: grid; grid-template-columns: minmax(0, 1.15fr) minmax(320px, .85fr); gap: clamp(48px, 9vw, 140px); align-items: start; }
.story h2 { position: sticky; top: 100px; }
.story-copy { padding-top: 8px; }
.story-copy p { margin: 0 0 28px; color: var(--ink-soft); font-size: clamp(17px, 1.4vw, 21px); }

.estate-sequence { padding: 0 var(--gutter) clamp(100px, 12vw, 180px); }
.estate-scene { margin: 0; position: relative; }
.estate-scene img { width: 100%; height: 100%; object-fit: cover; display: block; }
.estate-scene figcaption { margin-top: 10px; color: var(--ink-soft); font-size: 12px; }
.estate-scene.water { height: min(760px, 72vw); }
.estate-scene.water img { object-position: center 64%; }
.estate-pair { margin-top: clamp(34px, 5vw, 76px); display: grid; grid-template-columns: minmax(0, 1.2fr) minmax(280px, .8fr); gap: clamp(24px, 5vw, 76px); align-items: end; }
.estate-pair .estate-scene:first-child { height: min(700px, 61vw); }
.estate-pair .estate-scene:last-child { height: min(560px, 49vw); margin-bottom: 9vw; }

.updates { background: var(--white); border-top: 1px solid var(--line); }
.section-heading { display: grid; grid-template-columns: minmax(0, 1.2fr) minmax(300px, .8fr); gap: 48px; align-items: end; margin-bottom: clamp(54px, 7vw, 96px); }
.section-heading > p { margin: 0; color: var(--ink-soft); font-size: 15px; }
.update-lead { display: grid; grid-template-columns: minmax(0, 1fr) minmax(320px, 1fr); gap: clamp(30px, 6vw, 90px); padding-bottom: clamp(64px, 8vw, 110px); border-bottom: 1px solid var(--line); }
.update-feature { align-self: center; }
.update-feature p, .update-row p { color: var(--ink-soft); }
.update-feature ul { margin: 26px 0 0; padding-left: 19px; }
.update-feature li { margin: 8px 0; }
.update-year { display: block; margin-bottom: 20px; font: 400 clamp(36px, 4vw, 58px)/1 var(--display); color: var(--rust); font-variant-numeric: oldstyle-nums; }
.update-image { min-height: 560px; margin: 0; position: relative; }
.update-image img { width: 100%; height: 100%; position: absolute; inset: 0; object-fit: cover; }
.update-image figcaption { position: absolute; right: 15px; bottom: 12px; background: var(--paper); padding: 7px 10px; font-size: 12px; }
.update-list { margin-top: 0; }
.update-row { display: grid; grid-template-columns: minmax(120px, .24fr) minmax(250px, .62fr) minmax(300px, 1.14fr); gap: clamp(26px, 4vw, 72px); padding: 34px 0; border-bottom: 1px solid var(--line); align-items: start; }
.update-row .update-year { margin: 0; font-size: clamp(28px, 3vw, 42px); }
.update-row h3 { font-size: clamp(25px, 2.4vw, 36px); }
.update-row p { margin: 0; }
.update-row a { display: inline-block; margin-top: 12px; }
.source-note { margin-top: 28px; color: var(--ink-soft); font-size: 12px; line-height: 1.6; }

.photos { background: var(--ink); color: var(--paper); }
.photos .section-heading > p, .photos .source-note { color: #cbd3ce; }
.photo-grid { display: grid; grid-template-columns: repeat(12, minmax(0, 1fr)); gap: clamp(18px, 2.5vw, 40px); align-items: start; }
.photo { grid-column: span 7; border: 0; padding: 0; background: none; color: inherit; cursor: zoom-in; text-align: left; }
.photo:nth-child(even) { grid-column: 8 / span 5; margin-top: 8vw; }
.photo img { width: 100%; height: min(550px, 48vw); object-fit: cover; display: block; }
.photo:nth-child(even) img { height: min(430px, 38vw); }
.photo span { display: flex; justify-content: space-between; padding: 12px 0 24px; color: #dce1dd; font-size: 12px; }

.details { display: grid; grid-template-columns: minmax(280px, .8fr) minmax(450px, 1.2fr); gap: clamp(60px, 10vw, 150px); border-top: 1px solid var(--line); }
.details > div:first-child p { color: var(--ink-soft); }
.details dl { margin: 0; }
.details dl > div { display: grid; grid-template-columns: minmax(130px, .65fr) 1.35fr; gap: 28px; padding: 17px 0; border-bottom: 1px solid var(--line); font-size: 14px; }
.details dt { color: var(--ink-soft); }
.details dd { margin: 0; }

.contact { background: var(--rust); color: var(--white); display: grid; grid-template-columns: minmax(0, 1.2fr) minmax(350px, .8fr); gap: clamp(60px, 10vw, 150px); }
.contact h2 { max-width: 10ch; }
.contact p { color: var(--white); font-size: clamp(16px, 1.5vw, 20px); }
.contact-card { display: flex; flex-direction: column; align-items: flex-start; justify-content: center; font-style: normal; }
.contact-card > span { margin-bottom: 18px; font: 400 36px/1.1 var(--display); }
.contact-card > a:not(.button) { margin: 3px 0; font-size: clamp(18px, 2vw, 24px); }
.contact-card .button { margin-top: 28px; background: var(--white); color: var(--ink); border-color: var(--white); }
.contact-card .button:hover { background: var(--paper); }
.contact-card small { max-width: 440px; margin-top: 18px; color: var(--white); }
.questions { display: grid; grid-template-columns: minmax(280px, .7fr) minmax(450px, 1.3fr); gap: clamp(60px, 10vw, 150px); }
.questions h2 { font-size: clamp(40px, 4.6vw, 66px); }
details { border-bottom: 1px solid var(--line); padding: 22px 0; }
details:first-child { padding-top: 0; }
summary { cursor: pointer; font-size: 15px; font-weight: 700; }
details p { margin-bottom: 0; color: var(--ink-soft); font-size: 14px; }

footer { width: var(--page); margin: 0 auto; padding: 36px var(--gutter) 110px; border-top: 1px solid var(--line); display: flex; justify-content: space-between; align-items: center; gap: 28px; color: var(--ink-soft); font-size: 12px; }
footer .brand { color: var(--ink); }
.mobile-contact { display: none; }
dialog { width: min(1080px, 92%); max-height: 92vh; border: 0; padding: 18px; background: var(--paper); color: var(--ink); }
dialog::backdrop { background: rgba(10, 28, 23, .9); backdrop-filter: blur(6px); }
dialog img { width: 100%; height: 70vh; object-fit: contain; display: block; }
dialog p { margin-bottom: 0; font-size: 13px; }
.close { display: block; margin: 0 0 14px auto; border: 0; background: none; color: var(--ink); text-decoration: underline; cursor: pointer; }

@media (max-width: 980px) {
  nav a:not(.nav-contact) { display: none; }
  .hero { min-height: 720px; }
  .hero-copy { width: 65%; }
  .hero-image { left: 28%; }
  .fact-strip { grid-template-columns: repeat(3, 1fr); }
  .story h2 { position: static; }
  .update-row { grid-template-columns: 110px 1fr; }
  .update-row p { grid-column: 2; }
  .details, .contact, .questions { grid-template-columns: 1fr; gap: 48px; }
}

@media (max-width: 720px) {
  :root { --gutter: 20px; }
  html { scroll-padding-top: 72px; }
  body { padding-bottom: 68px; }
  header { padding-top: 18px; padding-bottom: 18px; }
  .brand { font-size: 20px; }
  .brand span { font-size: 11px; }
  nav { display: none; }
  h1 { font-size: clamp(54px, 17vw, 72px); line-height: .91; }
  h2 { font-size: clamp(44px, 13vw, 62px); }
  .hero { min-height: auto; margin: 0; display: flex; flex-direction: column; }
  .hero-image { position: relative; inset: auto; order: 1; height: 68vh; min-height: 480px; }
  .hero-image::after { background: linear-gradient(0deg, rgba(12,31,25,.42), transparent 44%); }
  .hero-image figcaption { left: 20px; right: auto; }
  .hero-copy { order: 2; width: auto; margin: 0 20px; padding: 30px 20px 32px; background: var(--paper); }
  .hero-copy h1 { position: absolute; left: 20px; right: 20px; bottom: calc(100% + 24px); color: var(--white); text-shadow: 0 2px 20px rgba(0,0,0,.55); }
  .hero-copy > p { margin: 28px 0 24px; font-size: 16px; color: var(--ink-soft); }
  .hero-actions { align-items: stretch; }
  .hero-actions .button { flex: 1 1 100%; }
  .hero-bottom { position: static; order: 3; width: auto; margin: 0 20px; padding: 18px 0 22px; }
  .fact-strip { margin: 0; padding: 28px 20px 38px; grid-template-columns: repeat(2, 1fr); gap: 26px 20px; }
  .fact-strip strong { font-size: 36px; }
  .section { padding-top: 82px; padding-bottom: 82px; }
  .story, .section-heading, .update-lead, .details, .contact, .questions { grid-template-columns: 1fr; gap: 30px; }
  .story-copy p { font-size: 17px; }
  .estate-sequence { padding-left: 0; padding-right: 0; }
  .estate-scene.water { height: 76vh; min-height: 520px; }
  .estate-scene figcaption { padding: 0 20px; }
  .estate-pair { grid-template-columns: 1fr; gap: 38px; margin-top: 38px; }
  .estate-pair .estate-scene:first-child, .estate-pair .estate-scene:last-child { height: 68vh; min-height: 440px; margin: 0 20px; }
  .estate-pair .estate-scene:last-child { margin-left: 56px; margin-right: 0; }
  .estate-pair .estate-scene figcaption { padding: 0; }
  .section-heading { margin-bottom: 48px; }
  .update-image { min-height: 470px; order: -1; }
  .update-row { grid-template-columns: 76px 1fr; gap: 18px; padding: 28px 0; }
  .update-row .update-year { font-size: 27px; }
  .update-row h3 { font-size: 29px; }
  .photo-grid { display: block; }
  .photo, .photo:nth-child(even) { display: block; margin: 0 0 28px; }
  .photo:nth-child(even) { margin-left: 36px; }
  .photo img, .photo:nth-child(even) img { height: 66vh; min-height: 420px; }
  .photo span { padding-bottom: 0; }
  .details dl > div { grid-template-columns: 110px 1fr; gap: 18px; }
  .contact { padding-top: 76px; padding-bottom: 76px; }
  .contact-card { margin-top: 6px; }
  .questions { gap: 44px; }
  footer { padding: 30px 20px 88px; flex-wrap: wrap; }
  footer p { display: none; }
  footer > span { width: 100%; }
  .mobile-contact { position: fixed; inset: auto 0 0; z-index: 50; display: grid; grid-template-columns: 1fr 1fr; border-top: 1px solid rgba(255,255,255,.18); background: var(--ink); box-shadow: 0 -10px 30px rgba(12,31,25,.2); }
  .mobile-contact a { min-height: 60px; display: grid; place-items: center; color: var(--white); text-decoration: none; font-size: 13px; }
  .mobile-contact a + a { border-left: 1px solid rgba(255,255,255,.18); }
  dialog { width: 100%; max-width: none; max-height: 100vh; margin: 0; }
  dialog img { height: 74vh; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { animation: none !important; transition: none !important; }
}