.stay-announcement{display:flex;justify-content:center;align-items:center;gap:26px;background:var(--cream);color:var(--wine);min-height:40px;padding:9px 20px;font-size:11px;letter-spacing:.2px}.stay-announcement a{font-family:var(--serif);font-weight:600;white-space:nowrap}.stay-announcement a span{margin-left:12px}.premium-header{position:sticky;top:0;background:var(--wine);color:white;z-index:40;transition:background .25s,box-shadow .25s}.premium-header.over-hero{margin-bottom:-138px;background:linear-gradient(#170b0be6,#170b0bb3)}.premium-header.is-scrolled{background:var(--wine);box-shadow:0 4px 20px #0002}.contact-strip{display:flex;justify-content:space-between;gap:20px;align-items:center;min-height:46px;border-bottom:1px solid #ffffff30;font-size:11px}.contact-strip-links{display:flex;gap:25px;align-items:center}.contact-strip-links a span{margin-right:6px}.header-location{color:#ffffffbd;border-left:1px solid #ffffff40;padding-left:25px}.premium-header .header-inner{min-height:92px;gap:24px}.premium-header .logo{width:180px}.premium-header .main-nav{gap:16px;margin-left:auto}.premium-header .main-nav a{font-size:10px}.header-tools{position:relative}.investment-toggle{display:flex;align-items:center;gap:20px;background:var(--cream);color:var(--wine);border:1px solid var(--cream);border-radius:30px;padding:14px 20px;font:600 10px var(--serif);white-space:nowrap;min-height:44px}.investment-toggle span{font-size:19px}.investment-menu{position:absolute;right:0;top:calc(100% + 14px);width:340px;background:white;color:var(--ink);border:1px solid var(--line);padding:22px;box-shadow:0 16px 50px #0003}.investment-menu p{font-size:10px;color:var(--wine);text-transform:uppercase;letter-spacing:1px;margin-bottom:15px}.investment-menu a{display:block;font:600 13px var(--serif);padding:15px 0;border-top:1px solid var(--line)}.investment-menu a span{display:block;font:12px/1.6 var(--sans);color:var(--muted);margin-top:6px}.investment-menu a:hover{color:var(--wine)}.header-call{display:none}.home-refined .hero,.home-refined .hero-copy{min-height:790px}.home-refined .hero-copy{padding-top:200px}.premium-header a:focus-visible,.premium-header button:focus-visible{outline-color:var(--cream)}.investment-menu a:focus-visible{outline-color:var(--wine)}html{scroll-padding-top:160px}
@media(max-width:1150px){.premium-header .wrap{width:calc(100% - 40px)}.premium-header .header-inner{gap:16px}.premium-header .logo{width:145px}.premium-header .main-nav{gap:11px}.premium-header .main-nav a{font-size:9px}.investment-toggle{padding:12px 14px;gap:10px}}
@media(max-width:1000px){.premium-header .header-inner{flex-wrap:wrap;min-height:80px;gap:0}.premium-header .menu-toggle{display:block;order:3;margin-left:14px}.premium-header .main-nav{display:none;order:5;width:100%;flex-direction:column;align-items:start;padding:12px 0 22px;gap:4px}.premium-header .main-nav.open{display:flex}.premium-header .main-nav a{font-size:14px;padding:9px 0}.header-tools{margin-left:auto}.premium-header .logo{width:175px}.premium-header.over-hero{margin-bottom:-126px}.header-location{display:none}.home-refined .hero-copy{padding-top:180px}.contact-strip-links{gap:20px}}
@media(max-width:600px){.stay-announcement{font-size:10px;gap:16px;padding:9px 12px;min-height:36px}.announcement-extra{display:none}.stay-announcement a{font-size:10px}.stay-announcement a span{margin-left:4px}.contact-strip{display:none}.premium-header.over-hero{margin-bottom:-76px}.premium-header .header-inner{min-height:76px}.premium-header .logo{width:150px}.header-tools{display:none;order:6;width:100%;margin:0 0 20px}.premium-header:has(.main-nav.open) .header-tools{display:block}.investment-toggle{width:100%;justify-content:space-between;font-size:12px}.investment-menu{position:static;width:100%;margin-top:12px}.header-call{display:block;margin-left:auto;font-size:11px}.premium-header .menu-toggle{font-size:11px;padding:8px 10px}.home-refined .hero,.home-refined .hero-copy{min-height:650px}.home-refined .hero-copy{padding-top:130px;padding-bottom:100px}.premium-header:has(.main-nav.open){background:var(--wine)}html{scroll-padding-top:90px}}
@media(max-width:600px){.premium-header:has(.main-nav.open){max-height:calc(100dvh - 36px);overflow-y:auto;overscroll-behavior:contain}}
/* White logo throughout; white contact strip above maroon navigation on scroll. */
.premium-header .logo,.footer .logo{filter:url(#logo-white)}
.premium-header.is-scrolled{background:var(--wine);color:#fff}
.premium-header.is-scrolled .logo{filter:url(#logo-white)}
.premium-header.is-scrolled .contact-strip{background:#fff;color:#171717;border-bottom-color:#00000018}
.premium-header.is-scrolled .header-location{color:#555;border-left-color:#00000025}
.premium-header.is-scrolled .main-nav a[aria-current]{color:var(--cream)}
.premium-header.is-scrolled .main-nav a:after{background:var(--cream)}
.premium-header.is-scrolled .menu-toggle{color:#fff;border-color:#ffffff70}
.premium-header.is-scrolled:has(.main-nav.open){background:var(--wine)}
.premium-header.is-scrolled a:focus-visible,.premium-header.is-scrolled button:focus-visible{outline-color:var(--cream)}
.premium-header.is-scrolled .contact-strip a:focus-visible{outline-color:var(--wine)}
@media(min-width:601px){.premium-header.is-scrolled,.premium-header.is-scrolled:has(.main-nav.open){background:linear-gradient(to bottom,#fff 0 46px,var(--wine) 46px 100%)}}
.home-refined .collection-section .properties,#listing-results{grid-template-columns:repeat(4,minmax(0,1fr));gap:24px}
.home-refined .collection-section .property-photo img,#listing-results .property-photo img{aspect-ratio:4/3;border-radius:0}
.home-refined .collection-section .property h3,#listing-results .property h3{font-size:22px}
.home-refined .collection-section .property-meta,#listing-results .property-meta{font-size:9px;gap:8px;letter-spacing:.5px}
.home-refined .collection-section .property-price,#listing-results .property-price{flex-wrap:wrap;gap:12px}
.pending-photo{aspect-ratio:4/3;display:grid;place-items:center;background:#faf5ee;border:1px solid #e7d8c8;color:#800000;font-size:13px;text-align:center;padding:20px}
@media(max-width:1100px){.home-refined .collection-section .properties,#listing-results{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media(max-width:600px){.home-refined .collection-section .properties,#listing-results{grid-template-columns:1fr}}
/* Inner-page contact strip stays white before and after scrolling. */
.premium-header:not(.over-hero) .contact-strip{background:#fff;color:#171717;border-bottom-color:#00000018}
.premium-header:not(.over-hero) .header-location{color:#555;border-left-color:#00000025}
.premium-header:not(.over-hero) .contact-strip a:focus-visible{outline-color:var(--wine)}
@media(min-width:601px){.premium-header:not(.over-hero),.premium-header:not(.over-hero):has(.main-nav.open){background:linear-gradient(to bottom,#fff 0 46px,var(--wine) 46px 100%)}}
.footer{background:#080808;color:#fff}
/* Readable header labels and subtly rounded property photographs. */
.premium-header .main-nav a{font-size:12px}
.premium-header .contact-strip{font-size:12px}
.property-photo{border-radius:14px;overflow:hidden}
.home-refined .collection-section .property-photo img,#listing-results .property-photo img{border-radius:14px}
@media(min-width:1001px) and (max-width:1150px){.premium-header .main-nav{gap:12px}.premium-header .main-nav a{font-size:11px}}
@media(max-width:1000px){.premium-header .main-nav a{font-size:15px}}
.link-arrow-icon{display:inline-block;vertical-align:-3px;flex-shrink:0}.view-more-properties{display:block;margin:36px auto 0}.view-more-properties[hidden]{display:none}
/* A lighter, photography-led homepage spotlight. */
.home-refined .signature.spotlight{display:grid;grid-template-columns:1.2fr 1fr;gap:clamp(30px,5vw,76px);align-items:center;background:#fff;color:var(--ink);width:min(1320px,calc(100% - 96px));margin:35px auto 85px;padding:0}
.spotlight .signature-image{min-height:0;border-radius:18px;overflow:hidden;aspect-ratio:4/3}.spotlight .signature-image a{display:block;height:100%}.spotlight .signature-image img{position:static;width:100%;height:100%;object-fit:cover}
.spotlight .signature-copy{padding:24px 0;background:#fff;color:var(--ink)}.spotlight .signature-copy .eyebrow{color:var(--wine);font-size:11px;letter-spacing:2px;margin-bottom:25px}.spotlight .signature-copy .spotlight-location{color:var(--muted);font-size:14px;margin-bottom:12px}.spotlight .signature-copy h2{font-size:clamp(30px,3.4vw,48px);line-height:1.15;margin:0 0 20px}.spotlight .signature-copy .spotlight-price{color:var(--wine);font-size:25px;font-weight:500;margin:0 0 20px}.spotlight .signature-copy .spotlight-specs{color:var(--muted);font-size:14px;padding-bottom:25px;border-bottom:1px solid var(--line);margin-bottom:25px}.spotlight .actions{display:flex;flex-wrap:wrap;gap:22px;align-items:center}.spotlight .button{background:var(--wine);color:white;border-color:var(--wine)}.spotlight .text-link{color:var(--ink)}
@media(max-width:800px){.home-refined .signature.spotlight{width:calc(100% - 40px);grid-template-columns:1fr;gap:24px;margin:20px auto 55px}.spotlight .signature-copy{padding:0}.spotlight .signature-copy .eyebrow{margin-bottom:15px}}
.home-enquiry-banner{display:flex;align-items:center;justify-content:space-between;gap:40px;background:var(--cream);padding:44px 48px;margin:30px auto 65px;border-radius:16px}.home-enquiry-banner .eyebrow{color:var(--wine);font-size:10px;margin:0 0 14px}.home-enquiry-banner h2{font-size:clamp(25px,2.8vw,38px);line-height:1.2;margin:0 0 14px;color:var(--ink)}.home-enquiry-banner p:not(.eyebrow){max-width:590px;margin:0;color:#51423b;font-size:15px;line-height:1.7}.home-enquiry-banner .button{flex-shrink:0;white-space:nowrap;background:var(--wine);color:white;border-color:var(--wine)}@media(max-width:850px){.home-enquiry-banner{flex-direction:column;align-items:flex-start;padding:30px 24px;gap:24px;margin-bottom:45px}.home-enquiry-banner .button{white-space:normal}}
.home-about{display:grid;grid-template-columns:1.35fr 1fr;gap:clamp(30px,4vw,65px);align-items:center;background:#101010;color:white;border-radius:32px;width:min(1400px,calc(100% - 48px));margin:35px auto 70px;padding:clamp(24px,4vw,60px)}.home-about-media{min-width:0}.home-about-media video{display:block;width:100%;aspect-ratio:16/10;object-fit:cover;border-radius:22px;background:#191919}.home-about-media>p{font-size:11px;color:#b6b1ab;margin:12px 0 0}.home-about-copy .eyebrow{font-size:10px;color:#b6b1ab;letter-spacing:1.5px}.home-about-copy h2{font-size:clamp(27px,3vw,42px);line-height:1.18;color:var(--cream);margin:14px 0 26px}.home-about-intro{font-size:15px;line-height:1.85;color:#e2dfdc;margin:0}.home-about-values{display:flex;align-items:flex-start;gap:19px;margin:28px 0 32px}.values-symbol{display:grid;place-items:center;flex:0 0 62px;height:62px;border-radius:50%;background:var(--cream);color:var(--wine)}.values-symbol svg{width:32px;height:32px}.home-about-values h3{font-size:18px;color:var(--cream);margin:0 0 8px}.home-about-values p{font-size:13px;line-height:1.8;color:#ddd;margin:0}.home-about .button.outline{color:white;border:1px solid #fff9;border-radius:28px;background:transparent}.home-about .button.outline:hover{background:var(--cream);border-color:var(--cream);color:var(--wine)}@media(max-width:900px){.home-about{grid-template-columns:1fr;width:calc(100% - 32px);padding:22px;gap:30px;border-radius:24px}.home-about-media video{aspect-ratio:16/10;border-radius:16px}.home-about-copy h2{margin-top:10px}.home-about-values{gap:15px}.values-symbol{flex-basis:52px;height:52px}}
/* Header readability and dark property finder — October 2026. */
.premium-header .main-nav a{font-size:15px;line-height:1.5;font-weight:600}
.premium-header .contact-strip{font-size:13px}
@media(min-width:1001px) and (max-width:1150px){.premium-header .main-nav{gap:12px}.premium-header .main-nav a{font-size:13px}}
@media(max-width:1000px){.premium-header .main-nav a{font-size:17px;padding:11px 0}}
.home-refined .discovery{background:#111}
.home-refined .discovery-panel{background:#111;color:#fff;border-color:#333;box-shadow:none}
.home-refined .discovery-tabs{border-color:#ffffff30}
.home-refined .discovery-tabs a{color:#fff;font-size:14px}
.home-refined .discovery-tabs a.active{color:var(--cream);border-color:var(--cream)}
.home-refined .discovery-tabs span{color:#c9c9c9}
.home-refined .discovery .field{border-color:#ffffff30}
.home-refined .discovery .field label{color:#ddd}
.home-refined .discovery select{background:#111;color:#fff;color-scheme:dark;border-color:#555}
.home-refined .discovery select option{background:#111;color:white}
.home-refined .discovery .button{background:var(--cream);border-color:var(--cream);color:var(--wine)}
.home-refined .discovery .button:hover{background:#fff0dc}
.home-refined .service-ribbon{background:#111;color:#fff;box-shadow:0 0 0 100vmax #111;clip-path:inset(0 -100vmax);border-color:#ffffff30}
.home-refined .service-ribbon a{color:#fff;border-color:#ffffff30}
.home-refined .service-ribbon span,.home-refined .service-ribbon b{color:var(--cream)}
.home-refined .discovery :focus-visible,.home-refined .service-ribbon :focus-visible{outline:2px solid var(--cream);outline-offset:4px}
.home-refined .discovery{background:#fff}.home-refined .service-ribbon{box-shadow:none;clip-path:none;padding-left:32px;padding-right:32px}.home-refined .discovery-panel{border-bottom:0}.home-refined .service-ribbon{border:1px solid #333;border-top:0}@media(max-width:700px){.home-refined .service-ribbon{padding-left:20px;padding-right:20px}}
/* Homepage search: one inset black block overlapping the hero. */
.home-refined .discovery{position:relative;z-index:2;margin-top:-48px;padding:0;border:0;background:transparent}
.home-refined .discovery-panel{width:min(1140px,calc(100% - 96px));margin:0 auto;padding:26px 28px 24px;background:#111;border:0;box-shadow:none;color:#fff}
.home-refined .service-ribbon{position:relative;z-index:2;width:min(1140px,calc(100% - 96px));margin:0 auto;padding:24px 28px 28px;background:#111;border:0;box-shadow:none;clip-path:none;color:#fff}
.home-refined .discovery-tabs{border-bottom-color:#ffffff0d}
.home-refined .service-ribbon a{border-right-color:#ffffff26}
@media(max-width:900px){.home-refined .discovery-panel,.home-refined .service-ribbon{width:calc(100% - 56px)}}
@media(max-width:700px){.home-refined .discovery{margin-top:-24px}.home-refined .discovery-panel,.home-refined .service-ribbon{width:calc(100% - 32px);padding:20px}.home-refined .service-ribbon{padding-top:10px}.home-refined .service-ribbon a{border:0}}
/* Services now live in the homepage carousel. */
.main-nav a[href="/services/"],.footer a[href="/services/"]{display:none}
.home-services{background:#faf7f3}.home-services .section-heading{align-items:end}.home-service-controls{display:flex;gap:10px}.home-service-controls button{display:grid;place-items:center;width:46px;height:46px;border:1px solid #80000030;border-radius:50%;background:white;color:#800000;cursor:pointer}.home-service-controls .service-prev svg{transform:rotate(180deg)}.home-service-controls button:disabled{opacity:.3;cursor:default}.home-services-track{display:grid;grid-auto-flow:column;grid-auto-columns:calc((100% - 48px)/3);gap:24px;overflow-x:auto;scroll-snap-type:x mandatory;scrollbar-width:thin;scrollbar-color:#80000040 transparent;padding:4px 2px 20px}.home-service-card{scroll-snap-align:start;min-width:0;padding:32px;background:white;border:1px solid #eadfd4;border-radius:18px;display:flex;flex-direction:column}.home-service-card h3{font-size:25px;line-height:1.25;margin:0 0 18px;color:#800000}.home-service-card p{font-size:15px;line-height:1.7;margin:0 0 18px}.home-service-card ul{padding-left:18px;font-size:13px;line-height:1.8;margin:0 0 28px}.home-service-card .text-link{margin-top:auto;align-self:start;font-size:13px}.home-services :focus-visible{outline:2px solid #800000;outline-offset:3px}
/* Consistent listing-card text areas; full titles remain on detail pages. */
.properties{align-items:stretch}.properties .property{display:flex;flex-direction:column;min-width:0}.properties .property h3{font-size:22px;line-height:1.35;height:4.05em;min-height:4.05em;margin-top:0;overflow:hidden}.properties .property h3 a{display:-webkit-box;-webkit-box-orient:vertical;-webkit-line-clamp:3;overflow:hidden;overflow-wrap:anywhere}.properties .property-spec{line-height:1.6;min-height:3.2em;margin-top:0}.properties .property-price{margin-top:auto;min-height:82px}.properties .property-tools{margin-top:0}.properties .property-meta{min-height:32px;gap:10px}.properties .property-meta span{overflow:hidden;text-overflow:ellipsis;white-space:nowrap}
@media(max-width:1000px){.home-services-track{grid-auto-columns:calc((100% - 24px)/2)}}@media(max-width:600px){.home-services-track{grid-auto-columns:90%}.home-service-card{padding:24px}.home-services .section-heading{gap:20px}.home-services h2{font-size:32px}.home-service-controls button{width:40px;height:40px}.properties .property h3{font-size:22px}}
@media(max-width:600px){.home-services .section-heading{align-items:flex-start}.home-services .home-service-controls{align-self:flex-end}.home-services{padding-block:48px}}
/* Brand contrast for the homepage services carousel. */
.home-services{background:#800000;color:#fff}.home-services .section-heading h2{color:#f4d8b4}.home-services .section-heading .eyebrow{color:#f4d8b4}.home-services .section-heading .eyebrow:before{background:#f4d8b4}.home-services .home-service-card{background:#fffaf4;color:#29211c;border-color:#f4d8b4;border-radius:18px}.home-services .home-service-card h3,.home-services .home-service-card .text-link{color:#800000}.home-services .home-service-controls button{background:transparent;color:#f4d8b4;border-color:#f4d8b480}.home-services .home-service-controls button:not(:disabled):hover{background:#f4d8b4;color:#800000}.home-services .home-services-track{scrollbar-color:#f4d8b480 transparent}.home-services .home-service-controls button:focus-visible,.home-services .home-services-track:focus-visible{outline-color:#f4d8b4}
/* Keep the stay-banner gutter outside the text width on wide screens. */
.home-refined .stay-banner .stay-copy{box-sizing:border-box;width:min(1320px,calc(100% - 96px));max-width:1320px;margin-inline:auto;padding:70px 0;min-height:540px;align-items:flex-start}
.home-refined .stay-banner .stay-copy h2{width:100%;max-width:680px;font-size:clamp(44px,4.5vw,66px);line-height:1.12;overflow-wrap:normal;word-break:normal}
.home-refined .stay-banner .stay-copy p{width:100%;max-width:440px;overflow-wrap:normal;word-break:normal}
.home-refined .stay-banner .stay-copy .eyebrow{max-width:680px}
.home-refined .stay-banner .stay-tags{width:100%;max-width:540px;gap:18px}
.home-refined .stay-banner .stay-tags span,.home-refined .stay-banner .stay-copy .button{white-space:nowrap}
@media(max-width:900px){.home-refined .stay-banner .stay-copy{width:calc(100% - 56px);padding:55px 0}}
@media(max-width:600px){.home-refined .stay-banner .stay-copy{width:calc(100% - 40px);padding:48px 0;min-height:510px}.home-refined .stay-banner .stay-copy h2{font-size:44px}.home-refined .stay-banner .stay-tags{gap:12px}}