:root{
  --sage:#4f6b55; --sage-dk:#34493a; --pine:#24352b;
  --sand:#f6efe4; --sand-2:#ede2d0; --wheat:#d9b57c; --clay:#b8653f; --clay-dk:#9a4f2e;
  --ink:#2a2622; --muted:#6c645b; --line:#e4d9c7; --white:#fffdf9;
  --serif:"Fraunces",Georgia,"Times New Roman",serif;
  --sans:"Inter",system-ui,-apple-system,"Segoe UI",Roboto,sans-serif;
  --radius:16px; --shadow:0 10px 30px rgba(52,40,28,.10),0 2px 6px rgba(52,40,28,.06);
}
*{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:80px}
body{margin:0;font-family:var(--sans);color:var(--ink);background:var(--white);line-height:1.6;font-size:17px;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:var(--clay-dk)}
h1,h2,h3{font-family:var(--serif);line-height:1.15;margin:0 0 .5em;color:var(--pine);font-weight:600}
h1{font-size:clamp(2.3rem,5.2vw,4rem);letter-spacing:-.01em}
h1 em{font-style:italic;color:var(--clay);font-weight:400}
h2{font-size:clamp(1.8rem,3.4vw,2.6rem)}
h3{font-size:1.3rem}
p{margin:0 0 1em}
.wrap{max-width:1160px;margin:0 auto;padding:0 24px}
.eyebrow{text-transform:uppercase;letter-spacing:.16em;font-size:.76rem;font-weight:600;color:var(--sage);margin-bottom:.8em}
.muted{color:var(--muted)}
.small{font-size:.82rem;color:var(--muted);margin:1em 0 0}

.btn{display:inline-flex;align-items:center;justify-content:center;gap:.4em;background:var(--clay);color:#fff;text-decoration:none;font-weight:600;padding:.85em 1.5em;border-radius:999px;border:2px solid var(--clay);transition:.2s;font-size:.98rem;cursor:pointer;font-family:var(--sans)}
.btn:hover{background:var(--clay-dk);border-color:var(--clay-dk)}
.btn-ghost{background:transparent;color:var(--pine);border-color:var(--pine)}
.btn-ghost:hover{background:var(--pine);color:#fff;border-color:var(--pine)}
.btn-light{background:var(--wheat);border-color:var(--wheat);color:var(--pine)}
.btn-light:hover{background:#fff;border-color:#fff}
.btn-sm{padding:.55em 1.1em;font-size:.88rem}

/* NAV */
.nav{position:sticky;top:0;z-index:50;background:rgba(255,253,249,.92);backdrop-filter:blur(8px);transition:box-shadow .2s}
.nav.scrolled{box-shadow:0 2px 14px rgba(0,0,0,.07)}
.nav-inner{display:flex;align-items:center;justify-content:space-between;height:72px}
.brand{display:flex;align-items:center;gap:.6em;font-family:var(--serif);font-weight:700;font-size:1.3rem;color:var(--pine);text-decoration:none}
.brand-text{display:flex;flex-direction:column;line-height:1.1}
.brand-text small{font-family:var(--sans);font-weight:500;font-size:.68rem;letter-spacing:.1em;text-transform:uppercase;color:var(--muted);margin-top:3px}
.brand-mark{width:38px;color:var(--clay)}
.nav-links{display:flex;align-items:center;gap:28px}
.nav-links a:not(.btn){color:var(--ink);text-decoration:none;font-weight:500;font-size:.95rem}
.nav-links a:not(.btn):hover{color:var(--clay)}
.nav-toggle{display:none;background:none;border:0;padding:10px;cursor:pointer}
.nav-toggle span{display:block;width:24px;height:2px;background:var(--pine);margin:5px 0;border-radius:2px}

/* HERO */
.hero{position:relative;overflow:hidden;padding:72px 0 150px;background:linear-gradient(180deg,#f7ecdb 0%,#f4e2c6 55%,#efd5ad 100%)}
.hero-hills{position:absolute;left:0;right:0;bottom:0;width:100%;height:240px}
.hero-hills .h1{fill:#d6b17a;opacity:.75}
.hero-hills .h2{fill:#a98a5a;opacity:.55}
.hero-hills .h3{fill:var(--sage);opacity:.9}
.hero-inner{position:relative;display:grid;grid-template-columns:1.1fr .9fr;gap:56px;align-items:center}
.lead{font-size:1.15rem;color:#4e463e;max-width:34em}
.hero-ctas{display:flex;gap:12px;flex-wrap:wrap;margin:28px 0 36px}
.hero-stats{list-style:none;padding:0;margin:0;display:flex;gap:32px;flex-wrap:wrap}
.hero-stats li{display:flex;flex-direction:column}
.hero-stats strong{font-family:var(--serif);font-size:1.5rem;color:var(--pine);line-height:1.1}
.hero-stats span{font-size:.82rem;color:var(--muted)}
.hero-photo{margin:0;position:relative;border-radius:22px;overflow:hidden;box-shadow:0 24px 50px rgba(60,40,20,.25);transform:rotate(1.5deg);border:8px solid #fff}
.hero-photo img{width:100%;aspect-ratio:4/3.4;object-fit:cover}
.hero-photo figcaption{position:absolute;left:14px;bottom:14px;background:rgba(36,53,43,.88);color:#fff;font-size:.8rem;font-weight:600;padding:.45em .9em;border-radius:999px;letter-spacing:.03em}

/* SECTIONS */
.section{padding:96px 0}
.section-tint{background:var(--sand)}
.section-dark{background:var(--pine);color:#e9e2d4}
.section-dark h2{color:#fff}
.section-head{max-width:640px;margin-bottom:44px}

/* LISTINGS */
.listing-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(min(100%,460px),1fr));gap:32px}
.listing{background:#fff;border:1px solid var(--line);border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow);display:flex;flex-direction:column}
.listing-media{position:relative;background:var(--sand-2)}
.main-photo{width:100%;aspect-ratio:16/10;object-fit:cover}
.status{position:absolute;top:16px;left:16px;background:var(--clay);color:#fff;font-size:.75rem;font-weight:700;letter-spacing:.08em;text-transform:uppercase;padding:.45em .9em;border-radius:999px}
.thumbs{position:absolute;right:12px;bottom:12px;display:flex;gap:6px}
.thumb{width:56px;height:42px;padding:0;border:2px solid rgba(255,255,255,.7);border-radius:8px;overflow:hidden;cursor:pointer;opacity:.8;background:none}
.thumb img{width:100%;height:100%;object-fit:cover}
.thumb.active,.thumb:hover{opacity:1;border-color:#fff;box-shadow:0 2px 8px rgba(0,0,0,.3)}
.listing-body{padding:26px 28px 28px;display:flex;flex-direction:column;flex:1}
.price{font-family:var(--serif);font-size:1.75rem;font-weight:700;color:var(--pine);margin:0}
.price-note{font-size:.88rem;color:var(--clay-dk);font-weight:600;margin:.1em 0 0}
.listing h3{margin:.6em 0 .2em}
.loc{color:var(--muted);font-size:.95rem;margin-bottom:1em}
.chips{list-style:none;padding:0;margin:0 0 1.1em;display:flex;flex-wrap:wrap;gap:8px}
.chips li{background:var(--sand);border:1px solid var(--line);color:var(--sage-dk);font-size:.82rem;font-weight:600;padding:.35em .8em;border-radius:999px}
.highlights{margin:0 0 1.4em;padding-left:1.1em;font-size:.94rem;color:#4b443d}
.highlights li{margin-bottom:.35em}
.highlights li::marker{color:var(--clay)}
.listing-links{display:flex;gap:10px;flex-wrap:wrap;margin-top:auto}

/* ABOUT */
.about{display:grid;grid-template-columns:.8fr 1.2fr;gap:64px;align-items:center}
.about-photo{position:relative}
.headshot-placeholder{aspect-ratio:4/5;border-radius:24px;background:linear-gradient(160deg,var(--sand-2),#e2cfae);display:flex;flex-direction:column;align-items:center;justify-content:center;gap:12px;color:var(--muted);border:2px dashed #cdb48b}
.headshot-placeholder svg{width:96px;height:96px;fill:none;stroke:#b39668;stroke-width:1.4}
.headshot-placeholder span{font-size:.9rem;font-weight:600}
.about-photo img.headshot{aspect-ratio:4/5;object-fit:cover;border-radius:24px;width:100%}
.badge-10{position:absolute;right:-18px;bottom:28px;background:var(--pine);color:#fff;border-radius:18px;padding:16px 20px;display:flex;align-items:center;gap:12px;box-shadow:var(--shadow)}
.badge-10 strong{font-family:var(--serif);font-size:2.4rem;line-height:1;color:var(--wheat)}
.badge-10 span{font-size:.8rem;line-height:1.3}
.placeholder-note{background:#fff7e3;border:1px dashed var(--wheat);padding:.7em 1em;border-radius:10px;font-size:.9rem;color:#7a5a24}
.facts{list-style:none;padding:0;margin:1.4em 0 1.8em;display:grid;grid-template-columns:repeat(3,1fr);gap:12px}
.facts li{background:#fff;border:1px solid var(--line);border-radius:12px;padding:12px 14px;font-weight:600;font-size:.95rem;color:var(--pine)}
.facts span{display:block;font-size:.72rem;text-transform:uppercase;letter-spacing:.1em;color:var(--muted);font-weight:600;margin-bottom:2px}

/* AVIMOR */
.amenities{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
.amenity{background:var(--sand);border-radius:var(--radius);padding:26px}
.amenity .ico svg{width:26px;height:26px}
.amenity .ico{color:var(--clay);width:52px;height:52px;border-radius:14px;background:#fff;display:flex;align-items:center;justify-content:center;margin-bottom:14px;box-shadow:0 2px 6px rgba(0,0,0,.05)}
.amenity h3{font-size:1.12rem;margin-bottom:.3em}
.amenity p{margin:0;color:var(--muted);font-size:.93rem}
.events{display:grid;grid-template-columns:320px 1fr;gap:40px;align-items:center;margin-top:56px;background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:28px;box-shadow:var(--shadow)}
.events img{border-radius:12px;aspect-ratio:1;object-fit:cover}
.link-arrow{font-weight:600;text-decoration:none}
.link-arrow:hover{text-decoration:underline}

/* REVIEWS */
.reviews{text-align:center;max-width:720px}
.stars{color:var(--wheat);font-size:1.6rem;letter-spacing:.2em;margin-bottom:.4em}
.reviews p{font-size:1.08rem;margin-bottom:1.6em}

/* CONTACT */
.contact{display:grid;grid-template-columns:1fr 1fr;gap:64px;align-items:start}
.contact-list{list-style:none;padding:0;margin:28px 0 0}
.contact-list li{display:flex;gap:16px;padding:14px 0;border-bottom:1px solid var(--line);font-weight:600}
.contact-list li span{width:110px;flex-shrink:0;color:var(--muted);font-weight:500;font-size:.9rem;padding-top:2px}
.contact-list a{text-decoration:none;word-break:break-word}
.contact-form{background:var(--sand);border-radius:20px;padding:30px;display:grid;gap:16px}
.form-notice{font-size:.84rem;color:var(--sage-dk);background:#fff;border-radius:10px;padding:.6em .9em;border:1px solid var(--line)}
.contact-form label{display:grid;gap:6px;font-weight:600;font-size:.9rem;color:var(--pine)}
.contact-form small{font-weight:400;color:var(--muted)}
.contact-form input,.contact-form select,.contact-form textarea{font:inherit;font-weight:400;font-size:1rem;padding:.75em .9em;border:1px solid #d9cbb3;border-radius:10px;background:#fff;color:var(--ink);width:100%}
.contact-form input:focus,.contact-form select:focus,.contact-form textarea:focus{outline:2px solid var(--sage);border-color:var(--sage)}
.form-status{margin:0;font-size:.9rem;color:var(--sage-dk)}
.form-status:empty{display:none}

/* FOOTER */
.footer{background:#1c2a22;color:#bfb6a6;padding:48px 0 28px;font-size:.9rem}
.footer a{color:#e8dcc6}
.footer-inner{display:flex;justify-content:space-between;gap:24px;flex-wrap:wrap;padding-bottom:24px;border-bottom:1px solid rgba(255,255,255,.1)}
.footer-inner p{margin:.3em 0 0}
.brand-light{color:#fff;font-size:1.25rem}
.footer-links{display:flex;gap:20px;align-items:center}
.fine{padding-top:20px;font-size:.8rem;color:#8f8879;display:flex;justify-content:space-between;gap:16px;flex-wrap:wrap}
.fine p{margin:0}

/* RESPONSIVE */
@media (max-width:960px){
  .hero-inner,.about,.contact{grid-template-columns:1fr;gap:44px}
  .hero-photo{max-width:520px;transform:none}
  .about-photo{max-width:380px}
  .amenities{grid-template-columns:repeat(2,1fr)}
  .events{grid-template-columns:1fr}
  .events img{max-width:340px}
}
@media (max-width:760px){
  .nav-toggle{display:block}
  .nav-links{position:absolute;top:72px;left:0;right:0;flex-direction:column;align-items:stretch;gap:0;background:var(--white);padding:8px 24px 20px;box-shadow:0 12px 20px rgba(0,0,0,.08);display:none}
  .nav-links.open{display:flex}
  .nav-links a:not(.btn){padding:14px 0;border-bottom:1px solid var(--line)}
  .nav-links .btn{margin-top:14px}
}
@media (max-width:560px){
  body{font-size:16px}
  .wrap{padding:0 20px}
  .section{padding:68px 0}
  .hero{padding:44px 0 110px}
  .hero-hills{height:140px}
  .hero-stats{gap:20px}
  .amenities{grid-template-columns:1fr}
  .facts{grid-template-columns:1fr}
  .badge-10{right:12px}
  .listing-body{padding:22px}
  .events{padding:20px}
  .contact-form{padding:22px}
  .thumb{width:46px;height:36px}
  .brand{font-size:1.15rem}
}
@media (max-width:560px){
  .about-photo{max-width:300px;margin:0 auto}
  .headshot-placeholder{aspect-ratio:1}
  .hero-stats strong{font-size:1.25rem}
}
@media (max-width:960px){
  .events{grid-template-columns:minmax(0,1fr)}
  .events img{width:100%}
  .about-photo{width:100%}
}
@media (max-width:560px){
  .footer-links{padding-bottom:4px}
  .footer-inner{padding-bottom:28px}
}
@media (max-width:560px){
  .about-photo{margin-bottom:24px}
  .badge-10{bottom:-24px;right:50%;transform:translateX(50%);white-space:nowrap}
}

/* ===== v2: photo hero, headshot, galleries ===== */
.hero{background:#2b2a24;padding:120px 0 140px;min-height:640px;display:flex;align-items:center}
.hero-hills{display:none}
.hero-bg,.hero-bg img{position:absolute;inset:0;width:100%;height:100%}
.hero-bg img{object-fit:cover;object-position:70% 55%}
.hero-overlay{position:absolute;inset:0;background:linear-gradient(90deg,rgba(28,24,18,.78) 0%,rgba(28,24,18,.55) 40%,rgba(28,24,18,.08) 72%,rgba(28,24,18,0) 100%),linear-gradient(0deg,rgba(28,24,18,.35),rgba(28,24,18,0) 35%)}
.hero-inner{grid-template-columns:1fr;width:100%}
.hero-copy{max-width:600px}
.hero h1{color:#fff;text-shadow:0 2px 20px rgba(0,0,0,.25)}
.hero h1 em{color:#f0c88a}
.hero .eyebrow{color:#e9d7b6}
.hero .lead{color:#f3ece1}
.hero .btn-ghost{color:#fff;border-color:#fff}
.hero .btn-ghost:hover{background:#fff;color:var(--pine)}
.hero-stats strong{color:#fff}
.hero-stats span{color:#dcd1bf}
img.headshot{aspect-ratio:4/5;object-fit:cover;object-position:50% 20%;border-radius:24px;width:100%;box-shadow:var(--shadow)}
.thumbs{left:12px;justify-content:flex-end;flex-wrap:wrap}
.avimor-gallery{display:grid;grid-template-columns:repeat(3,1fr);gap:14px;margin-top:40px}
.avimor-gallery figure{margin:0;position:relative;border-radius:14px;overflow:hidden;background:var(--sand-2)}
.avimor-gallery img{width:100%;height:100%;aspect-ratio:4/3;object-fit:cover;transition:transform .5s}
.avimor-gallery figure:hover img{transform:scale(1.04)}
.avimor-gallery .g-wide{grid-column:1/-1}
.avimor-gallery .g-wide img{aspect-ratio:21/8}
.avimor-gallery figcaption{position:absolute;left:12px;bottom:12px;background:rgba(36,53,43,.85);color:#fff;font-size:.78rem;font-weight:600;padding:.35em .8em;border-radius:999px}
.sold-photo{margin:26px 0 0;border-radius:16px;overflow:hidden;box-shadow:var(--shadow)}
.sold-photo img{width:100%;aspect-ratio:16/9;object-fit:cover;object-position:50% 40%}
@media (max-width:960px){.avimor-gallery{grid-template-columns:repeat(2,1fr)}}
@media (max-width:700px){
  .hero{min-height:0;padding:64px 0 72px}
  .hero-bg img{object-position:60% 30%}
  .hero-overlay{background:linear-gradient(180deg,rgba(28,24,18,.70) 0%,rgba(28,24,18,.55) 55%,rgba(28,24,18,.75) 100%)}
}
@media (max-width:560px){
  .avimor-gallery{gap:10px}
  .avimor-gallery .g-wide img{aspect-ratio:16/10}
  img.headshot{aspect-ratio:4/5}
}
@media (max-width:700px){
  .hero{padding:56px 0 300px}
  .hero-bg img{object-position:30% 100%}
  .hero-overlay{background:linear-gradient(180deg,rgba(28,24,18,.78) 0%,rgba(28,24,18,.62) 55%,rgba(28,24,18,.05) 82%,rgba(28,24,18,0) 100%)}
}
@media (max-width:700px){
  .hero{flex-direction:column;align-items:stretch;padding:0;background:var(--pine)}
  .hero-overlay{display:none}
  .hero-inner{order:1;padding-top:48px;padding-bottom:40px}
  .hero-bg{order:2;position:relative;display:block;height:auto}
  .hero-bg img{position:static;height:auto;aspect-ratio:auto;object-fit:initial}
}
@media (min-width:701px){
  .hero-copy{max-width:520px}
  .hero-overlay{background:linear-gradient(90deg,rgba(28,24,18,.80) 0%,rgba(28,24,18,.62) 38%,rgba(28,24,18,.10) 62%,rgba(28,24,18,0) 100%),linear-gradient(0deg,rgba(28,24,18,.35),rgba(28,24,18,0) 35%)}
}

/* ===== Reviews ===== */
.reviews-head{text-align:center;margin:0 auto 44px}
.section-dark .eyebrow{color:var(--wheat)}
.reviews-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px;align-items:stretch}
.review{margin:0;background:#2e4337;border:1px solid rgba(255,255,255,.08);border-radius:18px;padding:28px;display:flex;flex-direction:column;gap:14px;color:#ece4d6}
.review blockquote{margin:0}
.review blockquote p{margin:0 0 .9em;font-size:.97rem;line-height:1.65}
.review blockquote p:last-child{margin-bottom:0}
.r-stars{color:var(--wheat);letter-spacing:.15em;font-size:1.05rem}
.review figcaption{display:flex;flex-direction:column;border-top:1px solid rgba(255,255,255,.12);padding-top:14px;margin-top:auto}
.review figcaption strong{font-family:var(--serif);color:#fff;font-size:1.08rem;font-weight:600}
.review figcaption span{font-size:.8rem;color:#bdb39f;letter-spacing:.06em;text-transform:uppercase}
.review-featured{grid-column:1/-1;background:var(--sand);color:var(--ink);padding:40px 44px;position:relative}
.review-featured::before{content:"\201C";position:absolute;top:-6px;right:34px;font-family:var(--serif);font-size:8rem;line-height:1;color:var(--wheat);opacity:.6}
.review-featured blockquote p{font-family:var(--serif);font-size:1.22rem;line-height:1.6;color:var(--pine)}
.review-featured .r-stars{color:var(--clay)}
.review-featured figcaption{border-top-color:var(--line)}
.review-featured figcaption strong{color:var(--pine)}
.review-featured figcaption span{color:var(--muted)}
.review-more{margin-top:.9em}
.read-more{align-self:flex-start;background:none;border:0;padding:0;font:inherit;font-weight:600;color:var(--clay-dk);cursor:pointer;text-decoration:underline;text-underline-offset:3px}
.reviews-more{text-align:center;margin:40px 0 0}
@media (max-width:960px){.reviews-grid{grid-template-columns:1fr 1fr}}
@media (max-width:640px){
  .reviews-grid{grid-template-columns:1fr}
  .review{padding:24px}
  .review-featured{padding:28px 24px}
  .review-featured blockquote p{font-size:1.08rem}
  .review-featured::before{font-size:6rem;right:18px}
}
.visually-hidden{position:absolute!important;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}