@import url('https://fonts.googleapis.com/css2?family=Cormorant+Garamond:wght@400;500;600&family=Inter:wght@300;400;500;600&display=swap');:root{--bg:#070707;--ink:#f5f3ef;--muted:#b8b7b4;--line:#444;--accent:#d8d1c5}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--bg);color:var(--ink);font-family:Inter,Arial,sans-serif;font-size:15px;line-height:1.75}a{color:inherit;text-decoration:none}img{display:block;max-width:100%}h1,h2,h3,p{margin-top:0}h1,h2,h3{font-family:'Cormorant Garamond',Georgia,serif;font-weight:500;line-height:1.06}h1{font-size:clamp(3.2rem,7vw,6.5rem)}h2{font-size:clamp(2.2rem,4vw,4rem)}h3{font-size:2rem}p{color:var(--muted)}.container{width:min(1240px,calc(100% - 72px));margin-inline:auto}.site-header{position:relative;z-index:5;border-bottom:1px solid #383838;background:#070707}.header-inner{max-width:1480px;margin:auto;padding:16px 32px;display:flex;align-items:center;gap:24px}.brand{display:flex;align-items:center;gap:12px;min-width:220px}.brand svg{width:105px;height:46px}.brand span{display:flex;flex-direction:column;line-height:1}.brand b{font-family:'Cormorant Garamond',Georgia,serif;font-weight:500;font-size:38px;letter-spacing:4px}.brand small{font-size:8px;letter-spacing:3px;margin-top:6px}.nav{display:flex;gap:20px;align-items:center;margin-left:auto}.nav a{font-size:11px;white-space:nowrap;text-transform:uppercase;letter-spacing:1.1px;padding-bottom:6px;border-bottom:1px solid transparent}.nav a:hover,.nav a.active{border-color:#fff}.header-email{border:1px solid #999;padding:9px 12px;font-size:11px;white-space:nowrap}.menu-toggle{display:none;background:none;border:1px solid #777;color:#fff;padding:4px 12px;font-size:25px}.hero{padding:65px 0 75px;text-align:center;background:radial-gradient(ellipse at 50% 110%,#292929 0,#070707 64%)}.hero .eyebrow{margin-bottom:26px}.hero-line{max-width:530px;margin:auto}.hero-line svg{width:100%;height:auto}.hero h1{font-size:clamp(5rem,11vw,10rem);margin:0;letter-spacing:10px}.hero h1 span{display:block;font-family:Inter,sans-serif;font-size:clamp(12px,2vw,20px);font-weight:300;letter-spacing:10px;text-transform:uppercase}.hero-tag{font-family:'Cormorant Garamond',Georgia,serif;font-size:clamp(2rem,4vw,3.6rem);font-style:italic;color:#fff;margin:25px 0 5px}.hero-sub{max-width:720px;margin:0 auto;font-size:14px;letter-spacing:1px}.eyebrow{font-size:11px;font-weight:500;letter-spacing:3px;color:#d7d3cc;text-transform:uppercase}.section{padding-top:90px;padding-bottom:90px}.section-head{display:flex;justify-content:space-between;align-items:end;gap:30px;margin-bottom:30px}.section-head p{max-width:350px}.property-grid{display:grid;grid-template-columns:1fr 1fr;gap:24px}.property-card a{position:relative;display:block;height:410px;overflow:hidden;border:1px solid #555}.property-card img{height:100%;width:100%;object-fit:cover;transition:transform .5s}.property-card:hover img{transform:scale(1.04)}.photo-shade{position:absolute;inset:auto 0 0;padding:55px 30px 25px;background:linear-gradient(transparent,rgba(0,0,0,.92))}.photo-shade h3{margin:5px 0 5px;font-size:2.8rem}.photo-shade p{font-size:12px;color:#eee;margin:0}.text-link{display:inline-block;margin-top:18px;font-size:12px;letter-spacing:1.5px;text-transform:uppercase;border-bottom:1px solid #ddd}.feature-band{border-top:1px solid #444;border-bottom:1px solid #444;padding:24px 0}.feature-row{display:grid;grid-template-columns:repeat(4,1fr)}.feature-row>div{display:flex;align-items:center;justify-content:center;gap:16px;font-size:32px;border-right:1px solid #444}.feature-row>div:last-child{border:0}.feature-row span{font-size:11px;letter-spacing:1.4px;line-height:1.5}.split{display:grid;grid-template-columns:1fr 1fr;gap:70px;align-items:center}.split-photo img{width:100%;height:490px;object-fit:cover}.split-copy h2 em,.about-copy em{font-weight:400}.split-copy p{margin-bottom:20px}.btn{display:inline-flex;align-items:center;gap:28px;justify-content:center;border:1px solid #a6a6a6;background:transparent;color:white;padding:12px 22px;font-size:12px;text-transform:uppercase;letter-spacing:1.5px;cursor:pointer;font-family:Inter,sans-serif;transition:background .2s,color .2s}.btn:hover{background:white;color:#111}.btn.light{background:#f7f5f1;color:#111;border-color:#f7f5f1}.btn.light:hover{background:#cfcac0}.cta-panel{margin-top:20px;margin-bottom:90px;padding:35px 50px;border:1px solid #555;display:flex;justify-content:space-between;align-items:center;gap:20px}.cta-panel h2{margin:5px 0}.cta-panel p{margin:0}.page-intro{text-align:center;padding-top:80px;padding-bottom:50px}.page-intro h1{margin:10px 0}.page-intro p{max-width:760px;margin:15px auto 0}.rule{height:1px;background:#777;max-width:160px;margin:auto}.listing{border:1px solid #3f3f3f}.listing>img{width:100%;height:340px;object-fit:cover}.listing-body{padding:30px}.listing-body h2{font-size:2.8rem;margin:10px 0}.listing-body .btn{margin-top:10px}.note-strip{padding-bottom:65px}.estate-feature{height:520px;position:relative;overflow:hidden}.estate-feature>img{width:100%;height:100%;object-fit:cover}.estate-overlay{position:absolute;inset:0;background:linear-gradient(90deg,rgba(0,0,0,.65),transparent 75%);display:flex;flex-direction:column;justify-content:center;padding:50px}.estate-overlay h2{font-size:clamp(3rem,6vw,6rem);max-width:580px}.amenities{display:grid;grid-template-columns:1fr 1fr;gap:9px 20px;margin:25px 0 35px}.amenities span{font-size:13px;padding-left:20px;position:relative;color:#e3e0da}.amenities span:before{content:'✓';position:absolute;left:0}.gallery{display:grid;grid-template-columns:repeat(3,1fr);gap:15px;margin-top:30px}.gallery img{width:100%;height:235px;object-fit:cover}.residence-gallery img:last-child{height:400px;object-fit:contain;background:#fff;grid-row:span 2}.residence-gallery img{height:200px}.service-hero{position:relative;height:400px;overflow:hidden}.service-hero img{width:100%;height:100%;object-fit:cover}.service-hero:after{content:'';position:absolute;inset:0;background:linear-gradient(90deg,rgba(0,0,0,.88),transparent)}.service-hero>div{position:absolute;z-index:1;top:50%;left:5%;transform:translateY(-50%);max-width:500px}.service-hero p{color:#fff}.service-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin-top:30px}.service-grid article{border:1px solid #444;padding:30px;min-height:210px}.service-grid article b{font-family:'Cormorant Garamond',Georgia,serif;font-size:28px;color:#aaa;font-weight:400}.service-grid article h3{font-size:2rem;margin:8px 0}.service-grid article p{font-size:13px;margin:0}.fineprint{font-size:12px;color:#aaa;margin-top:25px}.about-layout{display:grid;grid-template-columns:340px 1fr;gap:80px;align-items:start}.portrait-wrap{border:1px solid #aaa;padding:12px}.portrait-wrap img{width:100%;aspect-ratio:1;object-fit:cover;image-rendering:auto}.about-copy h3{font-size:2rem;margin-top:30px}.payment-grid{display:grid;grid-template-columns:1fr 1fr;gap:25px}.payment-card{border:1px solid #666;padding:40px}.payment-card h2{margin:10px 0}.payment-icon{border:1px solid #aaa;border-radius:50%;height:70px;width:70px;display:grid;place-items:center;font-family:Georgia,serif;font-size:38px;margin-bottom:25px}.payment-card .btn{margin-top:12px}.security-note{margin-top:30px;border-left:2px solid #ddd;padding:25px 30px;background:#171717}.security-note h3{margin-bottom:5px}.security-note p{margin:0}.contact-layout{display:grid;grid-template-columns:1fr 1fr;gap:50px}.contact-photo{position:relative;min-height:620px}.contact-photo img{width:100%;height:100%;object-fit:cover}.contact-overlay{position:absolute;bottom:0;left:0;right:0;padding:35px;background:linear-gradient(transparent,#000)}.contact-overlay h2{margin:0}.contact-content h2{margin:10px 0}.contact-content form{display:grid;gap:15px;margin:25px 0}.contact-content label{font-size:12px;letter-spacing:1px;text-transform:uppercase}.contact-content input,.contact-content select,.contact-content textarea{display:block;margin-top:5px;width:100%;background:#eee;border:1px solid #ddd;padding:12px;font:inherit;color:#222;border-radius:0}.contact-content form .btn{justify-self:start}.direct-email{display:inline-block;border-bottom:1px solid #aaa;overflow-wrap:anywhere}.footer{margin-top:50px;border-top:1px solid #3f3f3f;padding:55px 0 0;background:#090909}.footer-grid{display:grid;grid-template-columns:2fr 1fr 1.6fr;gap:30px}.footer-grid h3{font-size:1.5rem}.footer-grid a:not(.brand){display:block;font-size:13px;margin-bottom:8px;overflow-wrap:anywhere}.footer-grid p,.footer-grid small{font-size:12px}.footer-bottom{text-align:center;border-top:1px solid #333;padding:20px;margin-top:40px;font-size:11px;color:#999;letter-spacing:1px}@media(max-width:1180px){.header-email{display:none}.nav{gap:12px}.nav a{font-size:10px}}@media(max-width:900px){.container{width:min(100% - 36px,700px)}.header-inner{padding:12px 18px;flex-wrap:wrap}.brand{min-width:auto}.brand svg{width:78px}.brand b{font-size:30px}.menu-toggle{display:block;margin-left:auto}.nav{display:none;order:3;width:100%;flex-direction:column;align-items:stretch;padding:14px 0}.nav.open{display:flex}.nav a{font-size:12px;padding:10px 0}.section{padding-top:55px;padding-bottom:55px}.section-head{display:block}.property-grid,.split,.about-layout,.payment-grid,.contact-layout{grid-template-columns:1fr}.split{gap:25px}.split-photo img{height:360px}.text-first .split-copy{order:1}.text-first .split-photo{order:2}.about-layout{gap:30px}.portrait-wrap{max-width:300px}.service-grid{grid-template-columns:1fr 1fr}.footer-grid{grid-template-columns:1fr 1fr}.estate-feature{height:420px}.feature-row{grid-template-columns:1fr 1fr;row-gap:25px}.feature-row>div:nth-child(2){border:0}.contact-photo{min-height:330px}.contact-photo img{height:330px}.cta-panel{padding:30px;align-items:start;flex-direction:column}}@media(max-width:580px){.hero{padding:45px 0}.hero h1{letter-spacing:5px}.hero h1 span{letter-spacing:4px}.hero-line{width:90%}.hero-sub{font-size:12px}.property-card a{height:330px}.photo-shade h3{font-size:2.3rem}.feature-row>div{font-size:24px}.feature-row span{font-size:9px}.gallery{grid-template-columns:1fr 1fr}.gallery img{height:145px}.residence-gallery img:last-child{grid-column:span 2;grid-row:auto;height:340px}.service-grid{grid-template-columns:1fr}.amenities{grid-template-columns:1fr}.footer-grid{grid-template-columns:1fr}.estate-feature{height:340px}.estate-overlay{padding:22px}.page-intro{padding-top:55px}.payment-card{padding:25px}.contact-layout{gap:30px}}
/* BIXI accessibility and responsive refinements, November 2026 */
:root{--muted:#d2d0cc;--line:#555}
.nav a{color:#fff;font-weight:600;font-size:12px;letter-spacing:.085em;line-height:1.45;border-bottom-width:2px;padding:10px 0;transition:color .2s,border-color .2s}
.nav a:hover,.nav a:focus-visible{color:#e7d7b8;border-color:#e7d7b8}
.header-email{font-size:12px;font-weight:600;color:#fff;border-color:#b9b9b9}
.site-header{position:relative}
.header-inner{gap:20px}
.brand{flex-shrink:0}
.nav{gap:clamp(10px,1.3vw,20px)}
.menu-toggle{min-width:48px;min-height:44px;border-color:#ddd;border-radius:2px;cursor:pointer}
.menu-toggle:focus-visible,a:focus-visible,.btn:focus-visible{outline:2px solid #e7d7b8;outline-offset:4px}
.page-intro p{color:#e5e1db}
/* The supplied ZIP contains only a 200x200 headshot. Avoid enlarging it to 314px. */
.about-layout{grid-template-columns:240px minmax(0,1fr);gap:clamp(28px,5vw,72px)}
.portrait-wrap{width:224px;max-width:100%;padding:10px;margin-inline:auto}
.portrait-wrap img{width:200px;max-width:100%;height:auto;aspect-ratio:1;object-fit:cover}
@media(max-width:1350px){.header-email{display:none}}
@media(max-width:1250px){
 .header-inner{padding:12px 22px;flex-wrap:wrap}
 .menu-toggle{display:block;margin-left:auto}
 .nav{display:none;order:3;width:100%;flex-direction:column;align-items:stretch;gap:0;margin:0;padding:12px 0 8px;border-top:1px solid #444}
 .nav.open{display:flex}
 .nav a{font-size:14px;letter-spacing:.1em;padding:13px 10px;border-bottom:1px solid #333}
 .nav a.active{border-left:3px solid #e7d7b8;padding-left:13px}
}
@media(max-width:900px){.about-layout{grid-template-columns:1fr}.portrait-wrap{margin-inline:0}}
@media(max-width:580px){
 .container{width:calc(100% - 32px)}
 .header-inner{padding:10px 16px}
 .brand svg{width:66px;height:36px}
 .brand b{font-size:29px}
 .brand small{font-size:7px;letter-spacing:2px}
 .page-intro h1{font-size:clamp(2.8rem,12vw,4.5rem);overflow-wrap:break-word}
 .page-intro{padding-bottom:24px}
 .section{padding-top:42px;padding-bottom:42px}
 .portrait-wrap{width:224px}
 .estate-overlay h2{font-size:clamp(2.2rem,10vw,3.4rem)}
 .cta-panel{padding:24px}
 .footer-bottom{letter-spacing:.03em}
}
@media(prefers-reduced-motion:reduce){*,*:before,*:after{scroll-behavior:auto!important;transition:none!important}}

/* BIXI champagne gold brand system — all pages */
:root{--gold:#C9A86A;--gold-bright:#E8C781;--gold-soft:#DCC392;--bg:#080808;--ink:#F7F4EE;--muted:#DDD6C9;--line:#6A5636;--accent:#C9A86A}
body{background:#080808;color:var(--ink)}
.site-header{background:#070707;border-bottom:2px solid var(--gold);box-shadow:0 2px 24px rgba(201,168,106,.10)}
.brand svg{color:var(--gold-bright)}.brand small{color:var(--gold-bright);font-weight:600}.brand b{color:#fff}
.nav a{color:#fff;font-weight:650;text-shadow:0 0 1px rgba(255,255,255,.3)}
.nav a.active,.nav a:hover,.nav a:focus-visible{color:var(--gold-bright);border-color:var(--gold-bright)}
.header-email,.menu-toggle{border-color:var(--gold);color:#fff}
.eyebrow{color:var(--gold-bright);font-weight:650}
.rule{background:linear-gradient(90deg,transparent,var(--gold-bright),transparent);height:2px}
.hero{background:radial-gradient(ellipse at 50% 110%,#221a0e 0,#080808 65%)}
.hero-tag,.split-copy h2 em,.about-copy em{color:var(--gold-bright)}
.hero-line svg{color:var(--gold)}
.section-head h2,.page-intro h1{color:#fff}
.text-link{border-color:var(--gold);color:var(--gold-bright)}
.property-card a,.listing,.service-grid article,.payment-card{border-color:#80663c}
.property-card a:hover,.listing:hover,.service-grid article:hover{border-color:var(--gold-bright)}
.feature-band,.footer{border-color:#685337}.feature-row>div{border-color:#685337;color:var(--gold-bright)}.feature-row span{color:#fff}
.btn{border:1px solid var(--gold);color:#fff}.btn:hover{background:var(--gold-bright);border-color:var(--gold-bright);color:#101010}.btn.light{background:var(--gold);border-color:var(--gold);color:#101010}.btn.light:hover{background:var(--gold-bright)}
.cta-panel{border-color:var(--gold);background:linear-gradient(115deg,#14100a,#080808 70%)}
.portrait-wrap{border:1px solid var(--gold);box-shadow:0 0 0 1px rgba(201,168,106,.2),0 12px 40px rgba(0,0,0,.4)}
.portrait-wrap img{aspect-ratio:4/5;object-fit:cover;width:100%;height:auto;max-width:100%}
.about-layout{grid-template-columns:minmax(240px,360px) minmax(0,1fr)}
.about-layout .portrait-wrap{width:100%;max-width:360px;margin:0}
.payment-icon{border-color:var(--gold);color:var(--gold-bright)}.security-note{border-left-color:var(--gold)}
.amenities span:before,.service-grid article b{color:var(--gold-bright)}
.footer-bottom{border-color:#685337}.footer a:hover,.direct-email:hover{color:var(--gold-bright)}
.contact-content input:focus,.contact-content select:focus,.contact-content textarea:focus{outline:2px solid var(--gold)}
::selection{background:var(--gold);color:#111}
@media(max-width:1250px){.nav a.active{border-left-color:var(--gold-bright)}.nav{background:#0b0b0b}.nav a{font-size:14px}}
@media(max-width:900px){.about-layout{grid-template-columns:1fr}.about-layout .portrait-wrap{width:min(100%,320px);margin-inline:auto}}
@media(max-width:580px){.page-intro h1{font-size:clamp(2.8rem,11vw,4.5rem)}.hero h1{font-size:clamp(3.5rem,17vw,6rem)}.header-inner{gap:12px}.btn{min-height:44px}.service-grid article{min-height:0}}