@import "https://fonts.googleapis.com/css2?family=Cinzel:wght@400;500;600&family=Josefin+Sans:wght@300;400;500;600&display=swap";:root{color:#e9e2d8;font-synthesis:none;text-rendering:optimizelegibility;--ink:#e9e2d8;--muted:#969087;--line:#e9e2d82e;--soft-line:#e9e2d817;--deep:#090909;--panel:#111110;--warm:#b4a18c;--accent:#9fb8b1;--ease:cubic-bezier(.22, .8, .22, 1);background:#090909;font-family:Josefin Sans,sans-serif}*{box-sizing:border-box}html{scroll-behavior:smooth;background:var(--deep)}body{background:var(--deep);min-width:320px;margin:0}body,button,a{cursor:none}button,a{color:inherit}a{text-decoration:none}button{font:inherit;border:0}button:focus-visible,a:focus-visible{outline:2px solid var(--accent);outline-offset:4px}img{max-width:100%;display:block}.noir-app{background:var(--deep);position:relative;overflow:clip}.page-padding{padding-left:clamp(24px,5vw,84px);padding-right:clamp(24px,5vw,84px)}.noise{z-index:20;pointer-events:none;opacity:.045;mix-blend-mode:screen;background-image:url("data:image/svg+xml,%3Csvg viewBox='0 0 180 180' xmlns='http://www.w3.org/2000/svg'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.85' numOctaves='4' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)' opacity='.7'/%3E%3C/svg%3E");position:fixed;inset:0}.cursor-dot,.cursor-ring{z-index:50;pointer-events:none;will-change:transform;border-radius:50%;position:fixed;top:-5px;left:-5px}.cursor-dot{background:var(--ink);mix-blend-mode:difference;width:6px;height:6px;margin:-3px 0 0 -3px}.cursor-ring{width:34px;height:34px;transition:width .3s var(--ease), height .3s var(--ease), margin .3s var(--ease);mix-blend-mode:difference;border:1px solid #e9e2d8a6;margin:-17px 0 0 -17px}.eyebrow{color:var(--muted);letter-spacing:.18em;text-transform:uppercase;margin:0;font-size:10px;font-weight:500;line-height:1.2}.rule{background:var(--line);flex:1;height:1px;margin-left:26px;display:block}.text-link{border-bottom:1px solid var(--line);color:var(--ink);letter-spacing:.12em;text-transform:uppercase;transition:gap .28s var(--ease), color .28s ease, border-color .28s ease;align-items:center;gap:11px;padding-bottom:8px;font-size:11px;display:inline-flex}.text-link:hover{color:var(--accent);border-color:var(--accent);gap:17px}.reveal{opacity:0;transition:opacity .9s var(--ease) var(--reveal-delay,0s), transform .9s var(--ease) var(--reveal-delay,0s);transform:translateY(28px)}.reveal.is-visible{opacity:1;transform:translateY(0)}.site-header{z-index:30;color:#eee8df;border-bottom:1px solid #e9e2d821;justify-content:space-between;align-items:center;padding:28px clamp(24px,5vw,84px);display:flex;position:absolute;top:0;left:0;right:0}.brand{color:inherit;letter-spacing:.16em;flex-direction:column;gap:3px;line-height:.85;display:inline-flex}.brand span{letter-spacing:.17em;font-family:Cinzel,serif;font-size:21px}.brand small{letter-spacing:.46em;padding-left:2px;font-size:7px;font-weight:500}.desktop-nav{gap:clamp(23px,3vw,52px);margin-left:11%;display:flex}.desktop-nav a,.header-inquire{letter-spacing:.13em;text-transform:uppercase;font-size:10px;font-weight:500;transition:color .25s}.desktop-nav a:hover,.header-inquire:hover{color:var(--accent)}.header-actions{align-items:center;gap:24px;display:flex}.header-inquire{align-items:center;gap:9px;display:inline-flex}.menu-toggle,.mobile-nav{display:none}.hero{isolation:isolate;align-items:flex-end;min-height:min(900px,100svh);display:flex;position:relative;overflow:hidden}.hero-media,.hero-media__veil{position:absolute;inset:0}.hero-media{z-index:-2;background:#171613}.hero-media img{object-fit:cover;object-position:52% center;width:100%;height:100%;animation:hero-scale 2.2s var(--ease) both}.hero-media__veil{z-index:1;background:linear-gradient(#0505058c 0%,#0505050f 41%,#050505c7 100%),linear-gradient(90deg,#05050540,#0000 55%)}.hero-content{width:100%;padding-bottom:clamp(55px,9vh,105px)}.hero-kicker{color:#c8c1b7;letter-spacing:.13em;text-transform:uppercase;align-items:center;gap:10px;margin-bottom:clamp(24px,5vh,54px);font-size:10px;animation-delay:.25s;display:flex}.status-dot{background:var(--accent);border-radius:50%;width:5px;height:5px;box-shadow:0 0 0 4px #9fb8b124}.hero-title{letter-spacing:-.055em;max-width:950px;margin:0;font-family:Cinzel,serif;font-size:clamp(56px,9.2vw,154px);font-weight:400;line-height:.9}.line-mask{display:block;overflow:hidden}.intro-line{animation:intro-up 1.25s .28s var(--ease) both;display:block}.hero-bottom{justify-content:space-between;align-items:flex-end;max-width:720px;margin-top:clamp(34px,7vh,76px);animation-delay:.55s;display:flex}.hero-bottom p{color:#c5beb4;letter-spacing:.04em;margin:0;font-size:13px;font-weight:300;line-height:1.6}.round-link{width:52px;height:52px;transition:background .3s ease, color .3s ease, transform .3s var(--ease);border:1px solid #e9e2d899;border-radius:50%;place-items:center;display:grid}.round-link:hover{color:var(--deep);background:var(--ink);transform:rotate(-45deg)}.hero-scroll{color:#e9e2d8a6;letter-spacing:.14em;text-transform:uppercase;align-items:center;gap:11px;font-size:10px;animation-delay:.75s;display:flex;position:absolute;bottom:50px;right:clamp(24px,5vw,84px)}.hero-scroll svg{animation:1.8s ease-in-out infinite scroll-bob}.statement{grid-template-columns:minmax(130px,1fr) minmax(300px,2.1fr) minmax(130px,1fr);gap:clamp(22px,5vw,90px);padding-top:clamp(120px,17vw,260px);padding-bottom:clamp(130px,18vw,270px);display:grid}.statement__eyebrow{align-items:flex-start;display:flex}.statement__copy p{max-width:680px;color:var(--ink);letter-spacing:-.04em;margin:0;font-family:Cinzel,serif;font-size:clamp(28px,4vw,61px);font-weight:400;line-height:1.12}.statement__copy em,h2 em,.story-end em{color:var(--accent);font-style:normal}.statement__aside{color:var(--muted);letter-spacing:.12em;text-transform:uppercase;justify-content:space-between;align-items:flex-end;font-size:10px;display:flex}.properties{padding-bottom:clamp(140px,18vw,270px)}.section-heading{justify-content:space-between;align-items:flex-end;margin-bottom:clamp(42px,6vw,80px);display:flex}.section-heading h2{letter-spacing:-.055em;margin:17px 0 0;font-family:Cinzel,serif;font-size:clamp(42px,6.8vw,102px);font-weight:400;line-height:.9}.property-grid{grid-template-columns:repeat(12,1fr);align-items:start;gap:clamp(18px,2.2vw,35px);display:grid}.property-grid>.reveal:first-child{grid-column:1/span 7}.property-grid>.reveal:nth-child(2){grid-column:9/span 4;margin-top:150px}.property-grid>.reveal:nth-child(3){grid-column:2/span 5;margin-top:50px}.property-grid>.reveal:nth-child(4){grid-column:8/span 5;margin-top:-25px}.property-card{min-width:0}.property-card__image{aspect-ratio:1.06;background:#1b1b19;display:block;position:relative;overflow:hidden}.property-card:nth-child(2) .property-card__image,.property-card:nth-child(4) .property-card__image{aspect-ratio:.82}.property-card__image img{object-fit:cover;filter:saturate(.74);width:100%;height:100%;transition:transform .9s var(--ease), filter .6s ease}.property-card__image:hover img{filter:saturate();transform:scale(1.06)}.property-card__index{color:#fff;letter-spacing:.15em;font-size:10px;position:absolute;top:18px;left:18px}.property-card__view{-webkit-backdrop-filter:blur(12px);backdrop-filter:blur(12px);color:#fff;letter-spacing:.1em;opacity:0;text-transform:uppercase;transition:opacity .35s ease, transform .35s var(--ease);background:#0909098c;align-items:center;gap:7px;padding:9px 11px;font-size:9px;display:inline-flex;position:absolute;bottom:18px;right:18px;transform:translateY(8px)}.property-card__image:hover .property-card__view{opacity:1;transform:translateY(0)}.property-card__meta{justify-content:space-between;gap:12px;padding-top:20px;display:flex}.property-card__meta h3{letter-spacing:-.04em;margin:10px 0 5px;font-family:Cinzel,serif;font-size:clamp(21px,2vw,31px);font-weight:400}.property-card__location{color:var(--muted);letter-spacing:.04em;margin:0;font-size:11px}.save-button{border:1px solid var(--line);width:38px;height:38px;color:var(--muted);background:0 0;border-radius:50%;place-items:center;margin-top:3px;transition:color .25s,border-color .25s,background .25s;display:grid}.save-button:hover,.save-button.is-saved{border-color:var(--accent);color:var(--accent);background:#9fb8b114}.save-button.is-saved svg{fill:currentColor}.property-card__details{border-top:1px solid var(--soft-line);color:var(--muted);letter-spacing:.11em;text-transform:uppercase;justify-content:space-between;margin-top:16px;padding-top:11px;font-size:10px;display:flex}.property-card__details span:last-child{color:var(--ink)}.horizontal-story{background:#111110;height:275vh}.horizontal-story__sticky{height:100svh;position:sticky;top:0;overflow:hidden}.horizontal-story__intro{z-index:2;color:var(--muted);justify-content:space-between;display:flex;position:absolute;top:35px;left:0;right:0}.horizontal-story__progress{color:var(--ink);letter-spacing:.11em;font-size:11px}.horizontal-story__progress i{color:var(--muted);font-style:normal}.horizontal-track{will-change:transform;width:max-content;transform:translate3d(var(--horizontal-x,0px), 0, 0);align-items:center;gap:clamp(34px,7vw,115px);padding-left:13vw;padding-right:10vw;display:flex;position:absolute;top:0;bottom:0;left:0}.story-panel{grid-template-columns:minmax(270px,38vw) minmax(250px,25vw);align-items:center;gap:clamp(24px,4vw,65px);display:grid;position:relative}.story-panel__image{aspect-ratio:.84;background:#20201e;overflow:hidden}.story-panel__image img{object-fit:cover;filter:saturate(.72);width:100%;height:100%;transition:transform 1s var(--ease)}.story-panel:hover .story-panel__image img{transform:scale(1.05)}.story-panel__copy{position:relative}.story-panel__copy>span:first-child{color:var(--accent);letter-spacing:.18em;text-transform:uppercase;font-size:10px}.story-panel__copy h3{letter-spacing:-.06em;margin:23px 0 30px;font-family:Cinzel,serif;font-size:clamp(32px,5vw,75px);font-weight:400;line-height:.95}.story-panel__copy h3 span{display:block}.story-panel__copy p{color:var(--muted);margin:0;font-size:12px;line-height:1.6}.story-panel__number{color:#e9e2d81c;font-family:Cinzel,serif;position:absolute;top:-75px;right:0;letter-spacing:-.1em!important;font-size:180px!important}.story-end{color:var(--ink);letter-spacing:-.06em;white-space:nowrap;align-items:flex-end;gap:30px;font-family:Cinzel,serif;font-size:clamp(32px,5vw,77px);line-height:.96;display:flex}.story-end svg{color:var(--accent);margin-bottom:7px}.featured{padding-top:clamp(130px,17vw,250px);padding-bottom:clamp(150px,20vw,300px)}.featured__label{color:var(--muted);letter-spacing:.15em;text-transform:uppercase;justify-content:space-between;align-items:center;margin-bottom:32px;font-size:10px;display:flex}.featured__layout{grid-template-columns:minmax(0,1.3fr) minmax(300px,.7fr);min-height:700px;display:grid}.featured__image{background:#1d1b18;min-height:580px;overflow:hidden}.featured__image img{object-fit:cover;filter:saturate(.75);will-change:transform;width:100%;height:100%}.featured__details{color:#171614;background:#ded8ce;flex-direction:column;justify-content:center;align-items:flex-start;padding:clamp(36px,7vw,110px);display:flex}.featured__details .eyebrow{color:#6a675f}.featured__details h2{letter-spacing:-.07em;margin:26px 0 29px;font-family:Cinzel,serif;font-size:clamp(48px,6.5vw,98px);font-weight:400;line-height:.84}.featured__details h2 em{color:#667e77}.featured__description{color:#65615a;max-width:280px;margin:0;font-size:13px;line-height:1.65}.stats-list{width:100%;margin:50px 0 40px}.stats-list div{border-top:1px solid #17161430;justify-content:space-between;padding:12px 0;display:flex}.stats-list div:last-child{border-bottom:1px solid #17161430}.stats-list dt,.stats-list dd{letter-spacing:.13em;text-transform:uppercase;margin:0;font-size:10px}.stats-list dt{color:#777169}.stats-list dd{color:#171614}.outline-button,.solid-button{letter-spacing:.13em;text-transform:uppercase;transition:gap .3s var(--ease), background .3s ease, color .3s ease;align-items:center;gap:13px;padding:15px 18px;font-size:10px;font-weight:500;display:inline-flex}.outline-button{border:1px solid #17161473}.outline-button:hover{color:#fff;background:#171614;gap:20px}.about{grid-template-columns:1fr 2fr 1fr;gap:clamp(20px,4vw,70px);padding-bottom:clamp(150px,20vw,300px);display:grid}.about__top{border-bottom:1px solid var(--line);color:var(--muted);letter-spacing:.15em;text-transform:uppercase;grid-column:1/-1;justify-content:space-between;align-items:flex-start;padding-bottom:34px;font-size:10px;display:flex}.about__title{grid-column:1/span 2}.about__title h2{letter-spacing:-.075em;margin:0;font-family:Cinzel,serif;font-size:clamp(52px,8.7vw,140px);font-weight:400;line-height:.86}.about__title em{color:var(--accent)}.about__body{grid-column:3;align-self:end}.about__body p{color:var(--muted);margin:0 0 38px;font-size:13px;line-height:1.75}.contact-cta{text-align:center;border-top:1px solid var(--soft-line);justify-content:center;padding-top:clamp(120px,18vw,280px);padding-bottom:clamp(140px,18vw,270px);display:flex;position:relative;overflow:hidden}.contact-cta>div{z-index:1;position:relative}.contact-cta__orb{border:1px solid #9fb8b130;border-radius:50%;width:45vw;max-width:700px;height:45vw;max-height:700px;animation:8s ease-in-out infinite orb-pulse;position:absolute;box-shadow:0 0 100px #9fb8b117,inset 0 0 100px #9fb8b10f}.contact-cta h2{letter-spacing:-.07em;margin:26px 0 45px;font-family:Cinzel,serif;font-size:clamp(57px,10.5vw,163px);font-weight:400;line-height:.84}.contact-cta h2 em{color:var(--accent)}.solid-button{background:var(--ink);color:var(--deep)}.solid-button:hover{color:var(--deep);background:var(--accent);gap:20px}.site-footer{border-top:1px solid var(--line);padding-top:34px;padding-bottom:27px}.footer-top{grid-template-columns:1fr 1fr 1fr;align-items:start;gap:30px;padding-bottom:100px;display:grid}.brand--footer span{font-size:31px}.brand--footer small{font-size:8px}.footer-links{flex-direction:column;gap:12px;display:flex}.footer-links a,.footer-top>p,.footer-bottom{color:var(--muted);letter-spacing:.12em;text-transform:uppercase;font-size:10px}.footer-links a{transition:color .25s}.footer-links a:hover{color:var(--accent)}.footer-top>p{text-align:right;margin:0}.footer-bottom{border-top:1px solid var(--soft-line);grid-template-columns:1fr 1fr 1fr;gap:20px;padding-top:16px;display:grid}.footer-bottom span:nth-child(2){text-align:center}.footer-bottom a{color:var(--ink);justify-self:end;transition:color .25s;transform:rotate(-45deg)}.footer-bottom a:hover{color:var(--accent)}@keyframes intro-up{0%{opacity:0;transform:translateY(100%)}to{opacity:1;transform:translateY(0)}}@keyframes hero-scale{0%{filter:saturate(.45);transform:scale(1.1)}to{filter:saturate(.74);transform:scale(1)}}@keyframes scroll-bob{0%,to{opacity:.6;transform:translateY(0)}50%{opacity:1;transform:translateY(5px)}}@keyframes orb-pulse{0%,to{opacity:.55;transform:scale(.96)}50%{opacity:1;transform:scale(1.04)}}@media (width<=850px){body,button,a{cursor:auto}.cursor-dot,.cursor-ring,.desktop-nav,.header-inquire{display:none}.menu-toggle{width:44px;height:44px;color:var(--ink);background:0 0;place-items:center;padding:0;display:grid}.mobile-nav{-webkit-backdrop-filter:blur(14px);backdrop-filter:blur(14px);max-height:0;transition:max-height .5s var(--ease), padding .5s var(--ease);background:#090909f0;flex-direction:column;padding:0 24px;display:flex;position:absolute;top:75px;left:0;right:0;overflow:hidden}.site-header.menu-open .mobile-nav{max-height:300px;padding-top:15px;padding-bottom:18px}.mobile-nav a{border-bottom:1px solid var(--soft-line);letter-spacing:-.04em;justify-content:space-between;padding:17px 0;font-family:Cinzel,serif;font-size:26px;display:flex}.mobile-nav a span{color:var(--accent);letter-spacing:.12em;align-self:flex-start;font-family:Josefin Sans,sans-serif;font-size:9px}.hero{min-height:760px}.hero-media img{object-position:60% center}.hero-title{font-size:clamp(55px,12vw,96px)}.statement{grid-template-columns:1fr 2fr}.statement__copy,.statement__aside{grid-column:2}.property-grid>.reveal:first-child,.property-grid>.reveal:nth-child(2),.property-grid>.reveal:nth-child(3),.property-grid>.reveal:nth-child(4){grid-column:span 6;margin-top:0}.property-grid>.reveal:nth-child(2n){margin-top:75px}.horizontal-story{height:auto;padding:120px 0}.horizontal-story__sticky{height:auto;position:relative;overflow:visible}.horizontal-story__intro{margin-bottom:38px;position:relative;top:auto}.horizontal-track{scrollbar-width:none;align-items:start;gap:22px;width:100%;padding:0 24px;position:relative;overflow-x:auto;transform:none}.horizontal-track::-webkit-scrollbar{display:none}.story-panel{flex:0 0 min(650px,82vw);grid-template-columns:44% 1fr;gap:22px}.story-panel__number{top:-50px;font-size:120px!important}.story-end{flex:0 0 70vw;font-size:42px}.featured__layout{grid-template-columns:1fr}.featured__image{min-height:65vw}.featured__details{min-height:550px}.about{grid-template-columns:1fr 1fr}.about__title{grid-column:1/-1}.about__body{grid-column:2}}@media (width<=560px){.site-header{padding-top:21px;padding-bottom:21px}.brand span{font-size:18px}.hero{min-height:720px}.hero-content{padding-bottom:48px}.hero-title{font-size:clamp(46px,15vw,74px)}.hero-kicker{max-width:230px;line-height:1.5}.hero-bottom{align-items:flex-start}.hero-bottom p{font-size:12px}.round-link{width:46px;height:46px}.hero-scroll{bottom:29px;right:24px}.statement{padding-top:110px;padding-bottom:120px;display:block}.statement__eyebrow{margin-bottom:38px}.statement__copy p{font-size:31px}.statement__aside{margin-top:38px}.section-heading{display:block}.section-heading .text-link{margin-top:32px}.property-grid{display:block}.property-grid>.reveal:nth-child(2n){margin-top:54px}.property-card__image,.property-card:nth-child(2) .property-card__image,.property-card:nth-child(4) .property-card__image{aspect-ratio:.9}.horizontal-story{padding-top:90px;padding-bottom:100px}.horizontal-story__intro{padding:0 24px}.story-panel{flex-basis:87vw;grid-template-columns:48% 1fr}.story-panel__copy h3{margin:17px 0 20px;font-size:32px}.story-panel__copy p{font-size:11px}.story-end{font-size:35px}.featured{padding-top:110px;padding-bottom:130px}.featured__image{min-height:110vw}.featured__details{min-height:540px;padding:40px 24px}.featured__details h2{font-size:62px}.stats-list{margin:38px 0 28px}.about{padding-bottom:130px;display:block}.about__top{margin-bottom:45px}.about__title h2{font-size:63px}.about__body{margin-top:50px;padding-left:28%}.contact-cta{padding-top:120px;padding-bottom:140px}.contact-cta__orb{width:90vw;height:90vw}.contact-cta h2{font-size:66px}.footer-top{grid-template-columns:1fr 1fr;padding-bottom:75px}.footer-top>p{text-align:left;grid-column:1/-1}.footer-bottom{grid-template-columns:1fr auto}.footer-bottom span:nth-child(2){display:none}}@media (prefers-reduced-motion:reduce){*,:before,:after{scroll-behavior:auto!important;transition-duration:.01ms!important;animation-duration:.01ms!important;animation-iteration-count:1!important}.reveal{opacity:1;transform:none}.hero-media img,.featured__image img{transform:none!important}}