/* =============================================================================
   ELITE ADVISORY REAL ESTATE MANAGEMENT — Master Stylesheet
   Brand identity 2026: Onyx & Elite Gold · Cinzel (name & headlines) ·
   Montserrat (descriptor, labels & web text). See BRAND-GUIDELINES.md.
   ---------------------------------------------------------------------------
   00  Design tokens (CSS custom properties)
   01  Reset & base
   02  Typography
   03  Layout primitives (container, section, grid)
   04  Buttons & links
   05  Header / navigation / mobile menu
   06  Hero
   07  Eyebrow / section headings / chips
   08  Cards (feature, service, value, stat, post, agent)
   09  Property cards & search
   10  Property details & gallery
   11  Forms
   12  Testimonials slider
   13  FAQ accordion
   14  Page banner (inner pages)
   15  CTA / newsletter / map
   16  Footer
   17  Floating UI (WhatsApp, back-to-top, scroll progress, preloader)
   18  Reveal animations & utilities
   19  Responsive breakpoints
   20  Reduced-motion & print
   ========================================================================== */

/* ===== 00 · DESIGN TOKENS ================================================= */
:root {
  /* Brand palette — Onyx & Elite Gold (official palette in BRAND-GUIDELINES.md) */
  --paper:        #FBF8F1;   /* clean light neutral — page ground */
  --paper-2:      #F6F3EC;   /* warm neutral — alternating sections */
  --sand:         #EDE6D8;   /* warm beige block */
  --cream:        #FFFFFF;   /* card surfaces (white) */
  --brand:        #16140F;   /* Onyx — headings, dark sections, primary buttons */
  --brand-2:      #0F0E0B;   /* deep Onyx — footer, menus, hero veil */
  --ink:          #0A0907;   /* deepest Onyx — ribbon, lightbox */
  --charcoal:     #3D3D3D;   /* Charcoal — body text */
  --graphite:     #5E574C;   /* warm muted text, captions */
  --gold:         #C3A465;   /* Elite Gold — primary accent (flat gold) */
  --gold-deep:    #8E682C;   /* Bronze — gold text on light (AA contrast) */
  --gold-soft:    #E0CA8C;   /* Champagne — gold on dark, soft borders */
  --gold-antique: #AF8B4A;   /* Antique Gold — rules */
  --line:         #E6DFD1;   /* warm hairline */
  --line-2:       #EEE9DF;   /* lighter hairline */
  --on-dark:      #EDE6D8;   /* primary text on Onyx */
  --on-dark-2:    #CFC6B6;   /* secondary text on Onyx */
  --on-dark-3:    #A89F8F;   /* muted text on Onyx */
  /* The signature gold gradient of the mark, name and underline rule */
  --gold-grad: linear-gradient(135deg, #8E682C 0%, #D6BC7C 28%, #AF8B4A 50%, #E0CA8C 72%, #94702F 100%);

  /* Functional */
  --ok:           #2F7D5B;
  --danger:       #B23B3B;

  /* Typography */
  --serif: "Cinzel", "Trajan Pro", Georgia, "Times New Roman", serif;
  --sans:  "Montserrat", "Helvetica Neue", -apple-system, BlinkMacSystemFont, "Segoe UI", Arial, sans-serif;

  /* Rhythm */
  --container: 1240px;
  --container-wide: 1440px;
  --gut: clamp(20px, 5vw, 56px);          /* horizontal page gutter */
  --section-y: clamp(64px, 9vw, 130px);   /* vertical section rhythm */

  /* Shape & depth */
  --r-sm: 6px;
  --r:    8px;
  --r-lg: 8px;
  --r-xl: 12px;
  --shadow-1: 0 1px 2px rgba(22,20,15,.04), 0 6px 18px rgba(22,20,15,.05);
  --shadow-2: 0 10px 30px rgba(22,20,15,.08), 0 30px 60px rgba(22,20,15,.06);
  --shadow-gold: 0 14px 40px rgba(195,164,101,.26);

  /* Motion */
  --ease: cubic-bezier(.22,.61,.36,1);
  --ease-out: cubic-bezier(.16,1,.3,1);
  --t-fast: .22s var(--ease);
  --t: .45s var(--ease);
  --t-slow: .8s var(--ease-out);
}

/* ===== 01 · RESET & BASE ================================================== */
*, *::before, *::after { box-sizing: border-box; }
* { margin: 0; padding: 0; }

html {
  scroll-behavior: smooth;
  -webkit-text-size-adjust: 100%;
  scroll-padding-top: 92px;          /* offset sticky header for anchors */
  overflow-x: clip;                  /* pre-reveal translateX offsets must never pan the page */
}

body {
  font-family: var(--sans);
  font-size: 16px;
  line-height: 1.7;
  color: var(--charcoal);
  background: var(--paper);
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
  text-rendering: optimizeLegibility;
  overflow-x: hidden;
}

img, svg, video { display: block; max-width: 100%; height: auto; }
img { font-style: italic; color: var(--graphite); }   /* graceful alt rendering */
a { color: inherit; text-decoration: none; }
button { font: inherit; color: inherit; cursor: pointer; background: none; border: none; }
ul, ol { list-style: none; }
input, textarea, select, button { font-family: inherit; }
:focus-visible { outline: 2px solid var(--gold); outline-offset: 3px; border-radius: 3px; }
::selection { background: var(--gold); color: var(--brand); }

.skip-link {
  position: fixed; top: -60px; left: 16px; z-index: 2000;
  background: var(--brand); color: #fff; padding: 10px 18px; border-radius: var(--r-sm);
  transition: top .25s var(--ease);
}
.skip-link:focus { top: 14px; }

/* ===== 02 · TYPOGRAPHY ==================================================== */
/* Cinzel is an inscriptional capitals face: lower-case letters render as small
   capitals, it has no italic, and it runs wide — hence the tighter scale. */
h1, h2, h3, h4, h5, h6 {
  font-family: var(--serif);
  font-weight: 600;
  line-height: 1.18;
  color: var(--brand);
  letter-spacing: .01em;
}
h1, h2, h3 { text-wrap: balance; }
/* Manual line breaks were set for a narrower face — in two-column layouts let
   Cinzel headings wrap (balanced) instead, so no word is left stranded. */
.split h2 br { display: none; }
h1 { font-size: clamp(2.1rem, 4.6vw, 3.5rem); font-weight: 700; }
h2 { font-size: clamp(1.65rem, 3.2vw, 2.5rem); }
h3 { font-size: clamp(1.18rem, 1.8vw, 1.45rem); }
h4 { font-size: 1.05rem; }
p  { color: var(--charcoal); }

.serif { font-family: var(--serif); }
.italic { font-style: italic; }
.gold { color: var(--gold-deep); }
.on-dark { color: #fff; }
.on-dark h1, .on-dark h2, .on-dark h3, .on-dark h4 { color: #fff; }

.lede {
  font-size: clamp(1.02rem, 1.4vw, 1.2rem);
  line-height: 1.75;
  color: var(--graphite);
  max-width: 62ch;
}
.muted { color: var(--graphite); }

/* Elegant first-letter accent helper — the brand's gold underline rule */
.accent-rule {
  display: inline-block; width: 54px; height: 2px;
  background: var(--gold-grad); vertical-align: middle; margin-right: 14px;
}

/* ===== 03 · LAYOUT PRIMITIVES ============================================= */
.container { width: 100%; max-width: var(--container); margin-inline: auto; padding-inline: var(--gut); }
.container.wide { max-width: var(--container-wide); }
.container.narrow { max-width: 880px; }

.section { padding-block: var(--section-y); }
.section.tight { padding-block: clamp(48px, 6vw, 80px); }
/* First section of a page without a banner: clear the fixed header (≈97–107 px) */
.section.page-top { padding-top: clamp(124px, 11vw, 150px); }
.section.sand { background: var(--paper-2); }
.section.navy { background: var(--brand); color: var(--on-dark); }
.section.navy h2, .section.navy h3 { color: #fff; }
.section.navy .lede, .section.navy p { color: var(--on-dark-2); }

.grid { display: grid; gap: clamp(20px, 3vw, 36px); }
.cols-2 { grid-template-columns: repeat(2, 1fr); }
.cols-3 { grid-template-columns: repeat(3, 1fr); }
.cols-4 { grid-template-columns: repeat(4, 1fr); }

.split {
  display: grid; gap: clamp(34px, 5vw, 76px);
  grid-template-columns: 1fr 1fr; align-items: center;
}

/* ===== 04 · BUTTONS & LINKS =============================================== */
.btn {
  --btn-pad: 15px 30px;
  display: inline-flex; align-items: center; gap: 10px;
  padding: var(--btn-pad);
  font-family: var(--sans); font-weight: 600; font-size: .76rem;
  letter-spacing: .14em; text-transform: uppercase;
  border-radius: var(--r-sm); border: 1px solid transparent;
  transition: var(--t-fast); will-change: transform;
  white-space: nowrap; line-height: 1;
}
.btn .arr { transition: transform var(--t-fast); }
.btn:hover .arr { transform: translateX(4px); }
.btn-sm { padding: 11px 20px; font-size: .7rem; }
.btn-lg { padding: 18px 38px; }

.btn-primary { background: var(--brand); color: #fff; }
.btn-primary:hover { background: var(--ink); transform: translateY(-2px); box-shadow: var(--shadow-2); }

/* Gold = primary action. Onyx text on Elite Gold (≈7.7:1) — white fails contrast. */
.btn-gold { background: var(--gold); color: var(--brand); }
.btn-gold:hover { background: var(--gold-soft); transform: translateY(-2px); box-shadow: var(--shadow-gold); }

.btn-ghost { background: transparent; color: var(--brand); border-color: var(--line); }
.btn-ghost:hover { border-color: var(--gold); color: var(--gold-deep); transform: translateY(-2px); }

.btn-light { background: #fff; color: var(--brand); }
.btn-light:hover { transform: translateY(-2px); box-shadow: var(--shadow-2); }

.btn-outline-light { border-color: rgba(255,255,255,.4); color: #fff; }
.btn-outline-light:hover { background: #fff; color: var(--brand); border-color: #fff; }

/* Quiet text link with animated gold underline */
.link-u {
  position: relative; font-weight: 600; color: var(--brand);
  font-size: .76rem; letter-spacing: .12em; text-transform: uppercase;
  display: inline-flex; align-items: center; gap: 8px;
}
.link-u::after {
  content: ""; position: absolute; left: 0; bottom: -5px; height: 1.5px; width: 100%;
  background: var(--gold); transform: scaleX(0); transform-origin: left; transition: transform var(--t);
}
.link-u:hover::after { transform: scaleX(1); }
.link-u .arr { transition: transform var(--t-fast); color: var(--gold-deep); }
.link-u:hover .arr { transform: translateX(5px); }

/* ===== 05 · HEADER / NAV ================================================== */
.header {
  position: fixed; inset: 0 0 auto 0; z-index: 1000;
  transition: background var(--t), box-shadow var(--t), padding var(--t);
  padding-block: 14px;
}
.header.scrolled {
  background: rgba(251,248,241,.9);
  backdrop-filter: saturate(140%) blur(14px);
  -webkit-backdrop-filter: saturate(140%) blur(14px);
  box-shadow: 0 1px 0 var(--line), var(--shadow-1);
  padding-block: 10px;
}
.nav {
  max-width: var(--container-wide); margin-inline: auto; padding-inline: var(--gut);
  display: flex; align-items: center; justify-content: space-between; gap: 24px;
}

/* Logo — the approved horizontal lockup, inlined as SVG so the Cinzel /
   Montserrat web fonts render in the name. 300 px is the brand minimum for the
   horizontal lockup; once scrolled, the compact header shows the mark alone
   (approved at ≥ 48 px). */
.brand { display: inline-flex; align-items: center; flex-shrink: 0; line-height: 0; }
.brand svg { display: block; height: auto; }
.brand .logo-full { width: 300px; }
.brand .logo-mark { display: none; width: auto; height: 48px; }
.header.scrolled .brand .logo-full { display: none; }
.header.scrolled .brand .logo-mark { display: block; }
/* Light-background version (default) */
.brand .lg-desc { fill: #3D3D3D; }
.brand .w1 { stop-color: #D9C185; } .brand .w2 { stop-color: #B38E4A; } .brand .w3 { stop-color: #8A652A; }

.nav-links { display: flex; align-items: center; gap: clamp(14px, 1.6vw, 30px); }
.nav-links > li { position: relative; }
.nav-links > li > a {
  font-size: .8rem; font-weight: 500; letter-spacing: .04em;
  color: var(--charcoal); padding: 8px 2px; display: inline-flex; align-items: center; gap: 5px;
  transition: color var(--t-fast); position: relative; white-space: nowrap;
}
.nav-links > li > a::after {
  content: ""; position: absolute; left: 0; right: 0; bottom: 0; height: 1.5px;
  background: var(--gold); transform: scaleX(0); transform-origin: center; transition: transform var(--t);
}
.nav-links > li > a:hover, .nav-links > li > a[aria-current="page"] { color: var(--brand); }
.nav-links > li > a:hover::after, .nav-links > li > a[aria-current="page"]::after { transform: scaleX(1); }
.nav-links .caret { width: 8px; height: 8px; border-right: 1.5px solid currentColor; border-bottom: 1.5px solid currentColor; transform: rotate(45deg) translateY(-2px); opacity: .6; }

/* Dropdown */
.has-drop > .drop {
  position: absolute; top: calc(100% + 14px); left: 50%; transform: translateX(-50%) translateY(8px);
  background: #fff; border: 1px solid var(--line); border-radius: var(--r);
  box-shadow: var(--shadow-2); padding: 10px; min-width: 248px;
  opacity: 0; visibility: hidden; transition: var(--t); z-index: 20;
}
.has-drop:hover > .drop, .has-drop:focus-within > .drop { opacity: 1; visibility: visible; transform: translateX(-50%) translateY(0); }
.drop a {
  display: flex; flex-direction: column; gap: 1px; padding: 10px 14px; border-radius: var(--r-sm);
  font-size: .88rem; font-weight: 500; color: var(--brand); transition: background var(--t-fast);
}
.drop a small { color: var(--graphite); font-size: .74rem; font-weight: 400; letter-spacing: 0; }
.drop a:hover { background: var(--paper-2); color: var(--gold-deep); }

.nav-cta { display: flex; align-items: center; gap: 14px; }
.nav-phone { display: inline-flex; align-items: center; gap: 8px; font-size: .8rem; color: var(--brand); font-weight: 500; white-space: nowrap; }
.nav-phone svg { width: 16px; height: 16px; color: var(--gold-deep); }

.nav-mobile { display: none; }   /* hidden on desktop; activated in the ≤1000px breakpoint */
.burger { display: none; width: 44px; height: 44px; position: relative; }
.burger span { position: absolute; left: 10px; right: 10px; height: 1.6px; background: var(--brand); transition: var(--t); }
.burger span:nth-child(1) { top: 15px; } .burger span:nth-child(2) { top: 21px; } .burger span:nth-child(3) { top: 27px; }
body.nav-open .burger span:nth-child(1) { top: 21px; transform: rotate(45deg); }
body.nav-open .burger span:nth-child(2) { opacity: 0; }
body.nav-open .burger span:nth-child(3) { top: 21px; transform: rotate(-45deg); }

/* Light header while transparent over a dark hero/banner (top of page),
   switching to dark once scrolled (light background) or on light-top pages. */
body.dark-hero .header:not(.scrolled) .nav-links > li > a,
body.dark-hero .header:not(.scrolled) .nav-phone { color: rgba(255,255,255,.94); }
body.dark-hero .header:not(.scrolled) .nav-links > li > a:hover,
body.dark-hero .header:not(.scrolled) .nav-links > li > a[aria-current="page"] { color: #fff; }
body.dark-hero .header:not(.scrolled) .nav-phone svg { color: var(--gold-soft); }
body.dark-hero .header:not(.scrolled) .burger span { background: #fff; }
body.nav-open .burger span { background: #fff; }
/* Logo: dark-background version over the dark hero and inside the open mobile menu */
body.dark-hero .header:not(.scrolled) .brand .lg-desc, body.nav-open .brand .lg-desc { fill: #EDE6D8; }
body.dark-hero .header:not(.scrolled) .brand .w1, body.nav-open .brand .w1 { stop-color: #EAD9A4; }
body.dark-hero .header:not(.scrolled) .brand .w2, body.nav-open .brand .w2 { stop-color: #C9AB6B; }
body.dark-hero .header:not(.scrolled) .brand .w3, body.nav-open .brand .w3 { stop-color: #A5803E; }
body.nav-open .header.scrolled { background: transparent; box-shadow: none; -webkit-backdrop-filter: none; backdrop-filter: none; }

/* ===== 06 · HERO ========================================================= */
.hero {
  position: relative; min-height: 100svh; display: flex; align-items: center;
  color: #fff; overflow: hidden; padding-top: 130px; padding-bottom: 60px;
}
.hero-bg { position: absolute; inset: 0; z-index: -2; }
.hero-bg img, .hero-bg .hero-fallback { width: 100%; height: 100%; object-fit: cover; }
.hero-fallback {
  background:
    radial-gradient(120% 90% at 80% 0%, #2A2418 0%, transparent 55%),
    linear-gradient(180deg, #1E1B15 0%, #0F0E0B 100%);
}
.hero::after {
  content: ""; position: absolute; inset: 0; z-index: -1;
  background: linear-gradient(90deg, rgba(12,11,8,.86) 0%, rgba(12,11,8,.56) 45%, rgba(12,11,8,.26) 100%);
}
/* The signature: a bound-prospectus cover — hairline frame with solid corner
   ticks, the mark ghosted as a watermark, and a folio line where a chip would sit. */
.hero-frame {
  position: absolute; inset: clamp(14px, 2.2vw, 30px); z-index: 1; pointer-events: none;
  border: 1px solid rgba(195,164,101,.28);
}
.hero-frame i { position: absolute; width: 20px; height: 20px; border: 0 solid var(--gold); }
.hero-frame i:nth-child(1) { top: -1px; left: -1px; border-top-width: 2px; border-left-width: 2px; }
.hero-frame i:nth-child(2) { top: -1px; right: -1px; border-top-width: 2px; border-right-width: 2px; }
.hero-frame i:nth-child(3) { bottom: -1px; left: -1px; border-bottom-width: 2px; border-left-width: 2px; }
.hero-frame i:nth-child(4) { bottom: -1px; right: -1px; border-bottom-width: 2px; border-right-width: 2px; }
.hero-seal {
  position: absolute; right: clamp(30px, 8vw, 130px); top: 50%; transform: translateY(-50%);
  width: clamp(220px, 24vw, 350px); height: auto; color: var(--gold-soft); opacity: .1; z-index: 0;
}
.folio {
  display: inline-flex; align-items: center; gap: 16px;
  font-size: .72rem; font-weight: 500; letter-spacing: .3em; text-transform: uppercase;
  color: var(--gold-soft); margin-bottom: 30px;
}
.folio::before, .folio::after { content: ""; width: 44px; height: 1px; background: rgba(195,164,101,.55); flex-shrink: 0; }
.hero-bg img { animation: settle 22s var(--ease-out) both; }
@keyframes settle { from { transform: scale(1.07); } to { transform: scale(1); } }
.hero-inner { max-width: 820px; position: relative; z-index: 2; }
.hero h1 { color: #fff; margin-bottom: 24px; font-size: clamp(2.1rem, 4.4vw, 3.4rem); letter-spacing: .005em; line-height: 1.14; }
/* Emphasis = the gold of the name (Cinzel has no italic) */
.hero h1 .em { font-style: normal; color: var(--gold-soft); }
@supports ((-webkit-background-clip: text) or (background-clip: text)) {
  .hero h1 .em {
    background: linear-gradient(180deg, #EAD9A4 0%, #C9AB6B 55%, #A5803E 100%);
    -webkit-background-clip: text; background-clip: text; color: transparent;
  }
}
.hero .lede { color: var(--on-dark); max-width: 54ch; margin-bottom: 34px; }
.hero-actions { display: flex; flex-wrap: wrap; gap: 14px; margin-bottom: 52px; }
.hero-stats { display: flex; flex-wrap: wrap; gap: clamp(24px, 4vw, 56px); border-top: 1px solid rgba(255,255,255,.16); padding-top: 28px; }
.hero-stats .s b { font-family: var(--serif); font-size: 1.9rem; font-weight: 600; color: #fff; display: block; line-height: 1; }
.hero-stats .s b span { font-size: inherit; }
.hero-stats .s > span { font-size: .72rem; letter-spacing: .12em; text-transform: uppercase; color: var(--on-dark-2); }
.hero-stats .s b em { color: var(--gold-soft); font-style: normal; }

.scroll-cue {
  position: absolute; bottom: 26px; left: 50%; transform: translateX(-50%);
  font-size: .66rem; letter-spacing: .22em; text-transform: uppercase; color: var(--on-dark-2);
  display: flex; flex-direction: column; align-items: center; gap: 8px;
}
.scroll-cue i { width: 1px; height: 40px; background: linear-gradient(var(--gold-soft), transparent); animation: cue 2s var(--ease) infinite; }
@keyframes cue { 0% { transform: scaleY(0); transform-origin: top; } 50% { transform: scaleY(1); transform-origin: top; } 51% { transform-origin: bottom; } 100% { transform: scaleY(0); transform-origin: bottom; } }
@media (max-height: 780px) { .scroll-cue { display: none; } }

/* Coverage ribbon — a slow index of the communities the firm covers */
.ticker {
  background: var(--ink); overflow: hidden; padding-block: 17px;
  border-block: 1px solid rgba(195,164,101,.2);
}
.ticker-track { display: flex; width: max-content; animation: ticker 52s linear infinite; }
.ticker:hover .ticker-track { animation-play-state: paused; }
.ticker-seq { display: flex; }
.ticker-seq i {
  font-style: normal; font-size: .7rem; font-weight: 500; letter-spacing: .26em; text-transform: uppercase;
  color: var(--on-dark-2); display: inline-flex; align-items: center; white-space: nowrap;
}
.ticker-seq i::after {
  content: ""; width: 5px; height: 5px; background: var(--gold); opacity: .7;
  transform: rotate(45deg); margin-inline: 28px; flex-shrink: 0;
}
@keyframes ticker { to { transform: translateX(-50%); } }

/* ===== 07 · EYEBROW / SECTION HEADINGS / CHIPS =========================== */
.eyebrow {
  display: inline-flex; align-items: center; gap: 12px;
  font-family: var(--sans); font-size: .72rem; font-weight: 500;
  letter-spacing: .3em; text-transform: uppercase; color: var(--gold-deep);
  margin-bottom: 20px;
}
.eyebrow::before { content: ""; width: 30px; height: 1.5px; background: var(--gold); }
.eyebrow.center { justify-content: center; }
.on-dark .eyebrow, .section.navy .eyebrow { color: var(--gold-soft); }

.section-head { max-width: 720px; margin-bottom: clamp(40px, 5vw, 66px); }
.section-head.center { margin-inline: auto; text-align: center; }
.section-head h2 { margin-bottom: 18px; }

.chip {
  display: inline-flex; align-items: center; gap: 9px;
  padding: 8px 16px; border: 1px solid var(--gold-soft); border-radius: 50px;
  font-size: .7rem; font-weight: 500; letter-spacing: .14em; text-transform: uppercase; color: var(--gold-deep);
  background: rgba(195,164,101,.08);
}
.chip .dot { width: 7px; height: 7px; border-radius: 50%; background: var(--gold); box-shadow: 0 0 0 0 rgba(195,164,101,.5); animation: pulse 2.4s infinite; }
@keyframes pulse { 0% { box-shadow: 0 0 0 0 rgba(195,164,101,.5); } 70% { box-shadow: 0 0 0 8px rgba(195,164,101,0); } 100% { box-shadow: 0 0 0 0 rgba(195,164,101,0); } }
.on-dark .chip, .hero .chip { color: var(--gold-soft); border-color: rgba(224,202,140,.4); background: rgba(255,255,255,.04); }

/* ===== 08 · CARDS ======================================================== */
.card {
  background: var(--cream); border: 1px solid var(--line); border-radius: var(--r-lg);
  padding: clamp(26px, 3vw, 38px); transition: var(--t); position: relative; overflow: hidden;
}
.card:hover { transform: translateY(-6px); box-shadow: var(--shadow-2); border-color: var(--gold-soft); }

/* Service / value card */
.feature {
  position: relative; padding: 36px 32px; background: var(--cream);
  border: 1px solid var(--line); border-radius: var(--r-lg); transition: var(--t); overflow: hidden;
}
.feature::before {
  content: ""; position: absolute; left: 0; top: 0; right: 0; height: 3px;
  background: var(--gold-grad); transform: scaleX(0); transform-origin: left; transition: transform var(--t);
}
.feature:hover { transform: translateY(-6px); box-shadow: var(--shadow-2); }
.feature:hover::before { transform: scaleX(1); }
.feature .ic {
  width: 60px; height: 60px; display: grid; place-items: center; border-radius: var(--r);
  background: linear-gradient(150deg, var(--paper-2), #fff); border: 1px solid var(--line);
  color: var(--gold-deep); margin-bottom: 22px;
}
.feature .ic svg { width: 28px; height: 28px; }
.feature h3 { font-size: 1.18rem; margin-bottom: 10px; }
.feature p { font-size: .95rem; color: var(--graphite); }
.feature .more { margin-top: 18px; }

/* Numbered list card */
.numbered .feature .num, .feature.numbered .num {
  font-family: var(--serif); font-size: 1.05rem; color: var(--gold-deep);
  position: absolute; top: 26px; right: 30px; letter-spacing: .1em;
}
.feature.numbered h3 { padding-right: 34px; }

/* Stat band */
.stats { display: grid; grid-template-columns: repeat(4, 1fr); gap: clamp(20px, 3vw, 40px); }
.stats[data-count-items="3"] { grid-template-columns: repeat(3, 1fr); }
.stats[data-count-items="2"] { grid-template-columns: repeat(2, 1fr); }
.stats[data-count-items="1"] { grid-template-columns: 1fr; }
.stat { text-align: center; padding: 10px; }
.stat .num { font-family: var(--serif); font-size: clamp(2.2rem, 4.2vw, 3.2rem); font-weight: 600; color: var(--brand); line-height: 1; }
.section.navy .stat .num { color: #fff; }
.stat .num .suf { color: var(--gold-deep); }
.section.navy .stat .num .suf { color: var(--gold-soft); }
.stat .lbl { margin-top: 12px; font-size: .74rem; font-weight: 500; letter-spacing: .14em; text-transform: uppercase; color: var(--graphite); }
.section.navy .stat .lbl { color: var(--on-dark-2); }
.stat + .stat { border-left: 1px solid var(--line); }
.section.navy .stat + .stat { border-color: rgba(255,255,255,.12); }

/* Media split image frame */
.frame { position: relative; border-radius: var(--r-lg); overflow: hidden; box-shadow: var(--shadow-2); }
.frame img, .frame .ph { width: 100%; aspect-ratio: 4/3.2; object-fit: cover; transition: transform var(--t-slow); }
.frame:hover img { transform: scale(1.04); }
.frame .badge {
  position: absolute; bottom: 18px; left: 18px; right: 18px; padding: 16px 20px;
  background: rgba(22,20,15,.8); backdrop-filter: blur(6px); border-radius: var(--r);
  color: #fff; display: flex; align-items: center; gap: 14px; font-size: .9rem;
}
.frame .badge b { font-family: var(--serif); font-size: 1.6rem; color: var(--gold-soft); white-space: nowrap; }

/* ===== 09 · PROPERTY CARDS & SEARCH ====================================== */
.prop-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: clamp(22px, 2.6vw, 32px); }

.prop-card {
  background: var(--cream); border: 1px solid var(--line); border-radius: var(--r-lg);
  overflow: hidden; transition: var(--t); display: flex; flex-direction: column;
}
.prop-card:hover { transform: translateY(-7px); box-shadow: var(--shadow-2); border-color: var(--gold-soft); }
.prop-media { position: relative; aspect-ratio: 3/2.15; overflow: hidden; background: var(--paper-2); }
.prop-media img, .prop-media .ph { width: 100%; height: 100%; object-fit: cover; transition: transform var(--t-slow); }
.prop-card:hover .prop-media img { transform: scale(1.06); }
.prop-media::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, transparent 55%, rgba(22,20,15,.45)); }
.prop-tags { position: absolute; top: 14px; left: 14px; display: flex; gap: 8px; z-index: 2; }
.tag {
  font-size: .62rem; letter-spacing: .12em; text-transform: uppercase; font-weight: 600;
  padding: 6px 12px; border-radius: 50px; background: rgba(255,255,255,.92); color: var(--brand);
  backdrop-filter: blur(4px);
}
.tag.sale { background: var(--brand); color: #fff; }
.tag.rent { background: var(--gold); color: var(--brand); }
.tag.feat { background: rgba(195,164,101,.96); color: var(--brand); }
.prop-fav {
  position: absolute; top: 12px; right: 12px; z-index: 2; width: 38px; height: 38px;
  display: grid; place-items: center; border-radius: 50%; background: rgba(255,255,255,.9);
  color: var(--brand); transition: var(--t-fast);
}
.prop-fav:hover { background: var(--gold); color: var(--brand); }
.prop-fav svg { width: 17px; height: 17px; }
.prop-price-tag {
  position: absolute; bottom: 14px; left: 14px; z-index: 2; color: #fff;
  font-family: var(--serif); font-size: 1.3rem; font-weight: 600; text-shadow: 0 1px 10px rgba(0,0,0,.4);
}
.prop-body { padding: 22px 24px 26px; display: flex; flex-direction: column; flex: 1; }
.prop-loc { display: flex; align-items: center; gap: 7px; font-size: .74rem; font-weight: 500; letter-spacing: .08em; text-transform: uppercase; color: var(--gold-deep); margin-bottom: 9px; }
.prop-loc svg { width: 14px; height: 14px; }
.prop-body h3 { font-size: 1.14rem; margin-bottom: 6px; line-height: 1.25; }
.prop-body h3 a:hover { color: var(--gold-deep); }
.prop-desc { font-size: .9rem; color: var(--graphite); margin-bottom: 18px; }
.prop-specs { margin-top: auto; display: flex; flex-wrap: wrap; gap: 16px; padding-top: 16px; border-top: 1px solid var(--line-2); }
.prop-specs .sp { display: inline-flex; align-items: center; gap: 7px; font-size: .8rem; color: var(--charcoal); }
.prop-specs .sp svg { width: 17px; height: 17px; color: var(--gold-deep); flex-shrink: 0; }

/* Search panel */
.search-panel {
  background: var(--cream); border: 1px solid var(--line); border-radius: var(--r-lg);
  box-shadow: var(--shadow-2); padding: clamp(18px, 2vw, 26px);
}
.search-row { display: grid; grid-template-columns: repeat(4, 1fr) auto; gap: 14px; align-items: end; }
.search-tabs { display: flex; gap: 6px; margin-bottom: 18px; }
.search-tabs button {
  padding: 9px 20px; font-size: .72rem; font-weight: 500; letter-spacing: .1em; text-transform: uppercase;
  border-radius: 50px; color: var(--graphite); transition: var(--t-fast); border: 1px solid transparent;
}
.search-tabs button.active { background: var(--brand); color: #fff; }
.search-tabs button:not(.active):hover { color: var(--brand); border-color: var(--line); }
.field { display: flex; flex-direction: column; gap: 6px; }
.field label { font-size: .66rem; font-weight: 500; letter-spacing: .14em; text-transform: uppercase; color: var(--graphite); }
.field select, .field input {
  width: 100%; padding: 13px 14px; border: 1px solid var(--line); border-radius: var(--r-sm);
  background: var(--paper); color: var(--brand); font-size: .9rem; transition: var(--t-fast);
}
.field select:focus, .field input:focus { border-color: var(--gold); background: #fff; outline: none; }

/* Filter / toolbar */
.toolbar { display: flex; flex-wrap: wrap; align-items: center; gap: 14px; justify-content: space-between; margin-bottom: 30px; }
.toolbar .count { font-size: .9rem; color: var(--graphite); }
.toolbar .count b { color: var(--brand); font-family: var(--serif); font-size: 1.2rem; }
.chips-row { display: flex; flex-wrap: wrap; gap: 8px; }
.fchip {
  padding: 8px 16px; border: 1px solid var(--line); border-radius: 50px; font-size: .78rem;
  color: var(--charcoal); transition: var(--t-fast);
}
.fchip.active, .fchip:hover { background: var(--brand); color: #fff; border-color: var(--brand); }
.sortbar { display: flex; align-items: center; gap: 10px; font-size: .82rem; color: var(--graphite); }
.sortbar select { padding: 9px 12px; border: 1px solid var(--line); border-radius: var(--r-sm); background: #fff; color: var(--brand); }

/* Empty states (no listings / advisors / insights / client stories yet) */
.empty-state { text-align: center; padding: clamp(48px, 7vw, 80px) 20px; color: var(--graphite); }
.empty-state svg { width: 54px; height: 54px; color: var(--gold); margin: 0 auto 18px; }
.empty-state h3, .empty-state .empty-title { margin-bottom: 10px; font-size: clamp(1.18rem, 1.8vw, 1.45rem); font-weight: 600; }
.empty-state p { max-width: 54ch; margin-inline: auto; color: var(--graphite); }
.empty-state .cta-actions { margin-top: 24px; }
.empty-state.panel { background: var(--cream); border: 1px solid var(--line); border-radius: var(--r-lg); }

/* ===== 10 · PROPERTY DETAILS & GALLERY =================================== */
.gallery { display: grid; grid-template-columns: 2fr 1fr; gap: 12px; border-radius: var(--r-lg); overflow: hidden; }
.gallery .g-main { position: relative; aspect-ratio: 16/10; overflow: hidden; cursor: zoom-in; }
.gallery .g-side { display: grid; grid-template-rows: 1fr 1fr; gap: 12px; }
.gallery .g-side .g-cell { position: relative; overflow: hidden; cursor: zoom-in; }
.gallery img, .gallery .ph { width: 100%; height: 100%; object-fit: cover; transition: transform var(--t); }
.gallery .g-cell:hover img, .gallery .g-main:hover img { transform: scale(1.05); }
.g-more { position: absolute; inset: 0; background: rgba(22,20,15,.55); display: grid; place-items: center; color: #fff; font-size: 1rem; letter-spacing: .06em; }

.detail-head { display: flex; flex-wrap: wrap; justify-content: space-between; gap: 20px; align-items: flex-start; margin-bottom: 26px; }
.detail-head h1 { font-size: clamp(1.6rem, 3vw, 2.3rem); margin-bottom: 8px; }
.detail-price { font-family: var(--serif); font-size: clamp(1.5rem, 2.6vw, 2.1rem); font-weight: 600; color: var(--gold-deep); }
.detail-price small { display: block; font-family: var(--sans); font-size: .7rem; font-weight: 500; letter-spacing: .14em; text-transform: uppercase; color: var(--graphite); }

.spec-band { display: grid; grid-template-columns: repeat(4, 1fr); gap: 16px; padding: 26px; background: var(--paper-2); border-radius: var(--r-lg); margin-block: 30px; }
.spec-band .sb { text-align: center; }
.spec-band .sb svg { width: 26px; height: 26px; color: var(--gold-deep); margin: 0 auto 8px; }
.spec-band .sb b { display: block; font-family: var(--serif); font-size: 1.35rem; color: var(--brand); }
.spec-band .sb span { font-size: .7rem; font-weight: 500; letter-spacing: .1em; text-transform: uppercase; color: var(--graphite); }
.spec-band .sb + .sb { border-left: 1px solid var(--line); }

.amenities { display: grid; grid-template-columns: repeat(3, 1fr); gap: 12px 28px; }
.amenities li { display: flex; align-items: center; gap: 10px; font-size: .93rem; color: var(--charcoal); }
.amenities li svg { width: 18px; height: 18px; color: var(--gold-deep); flex-shrink: 0; }

.detail-grid { display: grid; grid-template-columns: 1fr 360px; gap: 40px; align-items: start; }
.agent-card { position: sticky; top: 100px; background: var(--cream); border: 1px solid var(--line); border-radius: var(--r-lg); padding: 28px; box-shadow: var(--shadow-1); }
.agent-card .ac-top { display: flex; align-items: center; gap: 14px; margin-bottom: 18px; }
.agent-card .ac-top .av { width: 60px; height: 60px; border-radius: 50%; overflow: hidden; flex-shrink: 0; border: 2px solid var(--gold-soft); background: var(--brand); display: grid; place-items: center; }
.agent-card .ac-top .av img { width: 100%; height: 100%; object-fit: cover; }
.agent-card .ac-top .av svg { width: 34px; height: auto; }
.agent-card .ac-top b { font-family: var(--serif); font-size: 1.08rem; color: var(--brand); display: block; line-height: 1.25; }
.agent-card .ac-top span { font-size: .74rem; font-weight: 500; color: var(--gold-deep); letter-spacing: .08em; text-transform: uppercase; }

/* Lightbox */
.lightbox { position: fixed; inset: 0; z-index: 1600; background: rgba(10,9,7,.94); display: none; place-items: center; padding: 5vw; }
.lightbox.open { display: grid; }
.lightbox img { max-width: 92vw; max-height: 84vh; border-radius: var(--r); box-shadow: var(--shadow-2); }
.lb-close, .lb-prev, .lb-next { position: absolute; color: #fff; width: 52px; height: 52px; display: grid; place-items: center; border: 1px solid rgba(255,255,255,.25); border-radius: 50%; transition: var(--t-fast); }
.lb-close:hover, .lb-prev:hover, .lb-next:hover { background: var(--gold); border-color: var(--gold); color: var(--brand); }
.lb-close { top: 4vw; right: 4vw; } .lb-prev { left: 4vw; top: 50%; transform: translateY(-50%); } .lb-next { right: 4vw; top: 50%; transform: translateY(-50%); }
.lb-counter { position: absolute; bottom: 4vw; left: 50%; transform: translateX(-50%); color: var(--on-dark-2); font-size: .85rem; letter-spacing: .1em; }

/* ===== 11 · FORMS ======================================================== */
.form-card { background: var(--cream); border: 1px solid var(--line); border-radius: var(--r-lg); padding: clamp(28px, 3.4vw, 46px); box-shadow: var(--shadow-1); position: relative; }
.form-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; }
.fld { position: relative; display: flex; flex-direction: column; }
.fld.full { grid-column: 1 / -1; }
.fld label { font-size: .7rem; font-weight: 500; letter-spacing: .12em; text-transform: uppercase; color: var(--graphite); margin-bottom: 8px; }
.fld input, .fld select, .fld textarea {
  padding: 14px 16px; border: 1px solid var(--line); border-radius: var(--r-sm); background: var(--paper);
  color: var(--brand); font-size: .93rem; transition: var(--t-fast); width: 100%;
}
.fld textarea { min-height: 130px; resize: vertical; }
.fld input:focus, .fld select:focus, .fld textarea:focus { outline: none; border-color: var(--gold); background: #fff; box-shadow: 0 0 0 3px rgba(195,164,101,.16); }
.fld input:invalid:not(:placeholder-shown) { border-color: var(--danger); }

/* Honeypot — hidden with clip (never offset; offset breaks RTL scroll) */
.hp { position: absolute !important; width: 1px; height: 1px; clip: rect(0,0,0,0); clip-path: inset(50%); overflow: hidden; white-space: nowrap; }

.form-note { font-size: .8rem; color: var(--graphite); margin-top: 4px; }
.form-note a { text-decoration: underline; text-underline-offset: 3px; }
.form-err { display: none; margin-top: 14px; padding: 12px 16px; border-radius: var(--r-sm); background: #fbeeee; color: var(--danger); font-size: .88rem; }
.form-err.on { display: block; }
.form-card .sent-msg { display: none; }
.sent-msg:focus { outline: none; }   /* focused only so it is announced — not a control */
.form-card.sent .form-body { display: none; }
.form-card.sent .sent-msg { display: block; text-align: center; padding: 30px 10px; }
.form-card.sent .sent-msg .ic { width: 64px; height: 64px; border-radius: 50%; background: rgba(47,125,91,.12); color: var(--ok); display: grid; place-items: center; margin: 0 auto 18px; }
.form-card.sent .sent-msg .ic svg { width: 30px; height: 30px; }

/* Newsletter inline */
.subscribe { display: flex; gap: 10px; max-width: 460px; }
.subscribe input { flex: 1; padding: 14px 16px; border-radius: var(--r-sm); border: 1px solid var(--line); background: var(--paper); }
.on-dark .subscribe input, .section.navy .subscribe input { background: rgba(255,255,255,.08); border-color: rgba(255,255,255,.2); color: #fff; }
.on-dark .subscribe input::placeholder { color: var(--on-dark-3); }
.subscribe.ok input { display: none; }
.subscribe .ok-msg { display: none; color: var(--gold-soft); align-items: center; gap: 8px; }
.subscribe.ok .ok-msg { display: flex; }
.subscribe.ok .btn { display: none; }
.subscribe-note { font-size: .76rem; line-height: 1.6; color: var(--graphite); margin-top: 10px; }
.subscribe-note a { color: var(--gold-deep); text-decoration: underline; text-underline-offset: 3px; }

/* ===== 12 · TESTIMONIALS SLIDER ========================================= */
.tslider { position: relative; overflow: hidden; }
.ttrack { display: flex; transition: transform var(--t-slow); }
.tslide { min-width: 100%; padding: 6px; }
.tquote {
  background: var(--cream); border: 1px solid var(--line); border-radius: var(--r-xl);
  padding: clamp(34px, 5vw, 60px); text-align: center; max-width: 880px; margin-inline: auto;
}
.tquote .mark { font-family: var(--serif); font-size: 4.2rem; line-height: .6; color: var(--gold); height: 40px; }
.tquote blockquote { font-family: var(--sans); font-size: clamp(1.08rem, 1.8vw, 1.32rem); line-height: 1.65; color: var(--brand); font-style: italic; font-weight: 400; margin-bottom: 28px; }
.tquote .who { display: flex; flex-direction: column; align-items: center; gap: 4px; }
.tquote .who .av { width: 58px; height: 58px; border-radius: 50%; overflow: hidden; margin-bottom: 8px; border: 2px solid var(--gold-soft); }
.tquote .who b { font-family: var(--serif); font-size: 1.05rem; color: var(--brand); }
.tquote .who span { font-size: .74rem; font-weight: 500; letter-spacing: .1em; text-transform: uppercase; color: var(--gold-deep); }
.tquote .stars { color: var(--gold); letter-spacing: 3px; margin-bottom: 18px; }
.tquote .empty-state { padding: 0; }
.tnav { display: flex; justify-content: center; gap: 12px; margin-top: 32px; }
.tnav button { width: 48px; height: 48px; border-radius: 50%; border: 1px solid var(--line); color: var(--brand); display: grid; place-items: center; transition: var(--t-fast); }
.tnav button:hover { background: var(--brand); color: #fff; border-color: var(--brand); }
.tdots { display: flex; justify-content: center; gap: 8px; margin-top: 20px; }
.tdots button { width: 8px; height: 8px; border-radius: 50%; background: var(--line); transition: var(--t-fast); }
.tdots button.active { background: var(--gold); width: 26px; border-radius: 5px; }

/* ===== 13 · FAQ ACCORDION =============================================== */
.acc { border-top: 1px solid var(--line); }
.acc-item { border-bottom: 1px solid var(--line); }
.acc-q {
  width: 100%; text-align: left; display: flex; justify-content: space-between; align-items: center; gap: 20px;
  padding: 24px 4px; font-family: var(--sans); font-size: 1.04rem; font-weight: 600; color: var(--brand); transition: color var(--t-fast);
}
.acc-q:hover { color: var(--gold-deep); }
.acc-q .pm { position: relative; width: 22px; height: 22px; flex-shrink: 0; }
.acc-q .pm::before, .acc-q .pm::after { content: ""; position: absolute; background: var(--gold); transition: var(--t); }
.acc-q .pm::before { left: 0; right: 0; top: 50%; height: 1.6px; transform: translateY(-50%); }
.acc-q .pm::after { top: 0; bottom: 0; left: 50%; width: 1.6px; transform: translateX(-50%); }
.acc-item.open .acc-q .pm::after { transform: translateX(-50%) scaleY(0); }
.acc-a { max-height: 0; overflow: hidden; transition: max-height var(--t); }
.acc-a-inner { padding: 0 4px 28px; color: var(--graphite); max-width: 72ch; }

/* ===== 14 · PAGE BANNER (inner pages) =================================== */
.page-banner {
  position: relative; padding: clamp(140px, 18vw, 220px) 0 clamp(54px, 7vw, 90px);
  color: #fff; overflow: hidden;
}
.page-banner .pb-bg { position: absolute; inset: 0; z-index: -2; }
.page-banner .pb-bg img, .page-banner .pb-bg .hero-fallback { width: 100%; height: 100%; object-fit: cover; }
.page-banner::after { content: ""; position: absolute; inset: 0; z-index: -1; background: linear-gradient(90deg, rgba(12,11,8,.9), rgba(12,11,8,.55)); }
.page-banner h1 { color: #fff; font-size: clamp(1.9rem, 4vw, 3rem); margin-bottom: 14px; }
.page-banner p { color: var(--on-dark); max-width: 56ch; }
.breadcrumb { display: flex; flex-wrap: wrap; gap: 8px; align-items: center; font-size: .74rem; font-weight: 500; letter-spacing: .08em; text-transform: uppercase; color: var(--on-dark-2); margin-bottom: 22px; }
.breadcrumb a:hover { color: var(--gold-soft); }
.breadcrumb .sep { color: var(--gold); }

/* ===== 15 · CTA / NEWSLETTER / MAP ===================================== */
.cta-band {
  position: relative; border-radius: var(--r-xl); overflow: hidden;
  background: linear-gradient(120deg, #1E1B15 0%, var(--brand-2) 100%);
  color: #fff; padding: clamp(40px, 6vw, 80px); text-align: center;
}
.cta-band::before { content: ""; position: absolute; inset: 0; background: radial-gradient(60% 120% at 100% 0%, rgba(195,164,101,.24), transparent 60%); }
.cta-band::after {
  content: ""; position: absolute; inset: 13px; pointer-events: none;
  border: 1px solid rgba(195,164,101,.26); border-radius: calc(var(--r-xl) - 7px);
}
.cta-band > * { position: relative; }
.cta-band h2 { color: #fff; margin-bottom: 16px; }
.cta-band p { color: var(--on-dark-2); max-width: 56ch; margin: 0 auto 30px; }
.cta-actions { display: flex; flex-wrap: wrap; gap: 14px; justify-content: center; }

.map-embed { border-radius: var(--r-lg); overflow: hidden; border: 1px solid var(--line); min-height: 360px; position: relative; background: var(--paper-2); }
.map-embed iframe { width: 100%; height: 100%; min-height: 360px; border: 0; display: block; }
.map-ph { position: absolute; inset: 0; display: grid; place-items: center; text-align: center; color: var(--graphite); padding: 20px; }
.map-ph svg { width: 46px; height: 46px; color: var(--gold-deep); margin: 0 auto 12px; }
.map-ph p { margin-bottom: 16px; }

/* ===== 16 · FOOTER ===================================================== */
.footer { background: var(--brand-2); color: var(--on-dark-2); position: relative; overflow: hidden; }
.footer .container { position: relative; }
.footer-top { display: grid; grid-template-columns: 1.6fr 1fr 1fr 1.3fr; gap: clamp(28px, 4vw, 60px); padding-block: clamp(56px, 7vw, 90px) 50px; }
.footer-brand svg { width: 300px; max-width: 100%; height: auto; margin-bottom: 24px; }
.footer-brand p { color: var(--on-dark-3); font-size: .92rem; max-width: 36ch; margin-bottom: 22px; }
.footer-contact li { display: flex; gap: 12px; margin-bottom: 12px; font-size: .9rem; color: var(--on-dark-2); align-items: flex-start; }
.footer-contact svg { width: 17px; height: 17px; color: var(--gold); flex-shrink: 0; margin-top: 4px; }
.footer h4 { color: #fff; font-family: var(--sans); font-size: .74rem; letter-spacing: .2em; text-transform: uppercase; margin-bottom: 22px; font-weight: 600; }
.footer-links li { margin-bottom: 11px; }
.footer-links a { color: var(--on-dark-3); font-size: .9rem; transition: var(--t-fast); position: relative; }
.footer-links a:hover { color: var(--gold-soft); padding-left: 6px; }
.footer-news-intro { color: var(--on-dark-3); font-size: .9rem; margin-bottom: 16px; }
.footer .subscribe-note { color: var(--on-dark-3); }
.footer .subscribe-note a { color: var(--gold-soft); }
.footer-social { display: flex; gap: 10px; margin-top: 8px; }
.footer-social a { width: 40px; height: 40px; border-radius: 50%; border: 1px solid rgba(255,255,255,.14); display: grid; place-items: center; color: var(--on-dark-2); transition: var(--t-fast); }
.footer-social a:hover { background: var(--gold); border-color: var(--gold); color: var(--brand); transform: translateY(-3px); }
.footer-social svg { width: 16px; height: 16px; }
.footer-bottom { border-top: 1px solid rgba(195,164,101,.18); padding-block: 24px; }
.footer-bottom-in { display: flex; flex-wrap: wrap; gap: 14px; justify-content: space-between; align-items: center; font-size: .82rem; color: var(--on-dark-3); }
.footer-bottom-in a:hover { color: var(--gold-soft); }
.footer-bottom .legal { display: flex; flex-wrap: wrap; gap: 18px; }
.footer-watermark { position: absolute; bottom: -2vw; left: 50%; transform: translateX(-50%); font-family: var(--serif); font-size: 11vw; font-weight: 700; color: rgba(255,255,255,.025); white-space: nowrap; pointer-events: none; line-height: 1; }

/* ===== 17 · FLOATING UI =============================================== */
.scroll-progress { position: fixed; top: 0; left: 0; height: 3px; background: var(--gold-grad); z-index: 1200; transform: scaleX(0); transform-origin: left; width: 100%; }

.wa-float {
  position: fixed; right: 22px; bottom: 22px; z-index: 1100; width: 58px; height: 58px; border-radius: 50%;
  background: #25D366; color: #fff; display: grid; place-items: center; box-shadow: 0 10px 30px rgba(37,211,102,.4);
  transition: var(--t); animation: wafloat 3.4s ease-in-out infinite;
}
.wa-float:hover { transform: scale(1.08); }
.wa-float svg { width: 30px; height: 30px; }
@keyframes wafloat { 0%,100% { transform: translateY(0); } 50% { transform: translateY(-6px); } }

.to-top {
  position: fixed; right: 24px; bottom: 92px; z-index: 1100; width: 46px; height: 46px; border-radius: 50%;
  background: var(--brand); color: #fff; display: grid; place-items: center; box-shadow: var(--shadow-2);
  opacity: 0; visibility: hidden; transform: translateY(12px); transition: var(--t);
}
.to-top.show { opacity: 1; visibility: visible; transform: translateY(0); }
.to-top:hover { background: var(--gold); color: var(--brand); }
.to-top svg { width: 18px; height: 18px; }

/* Preloader — the mark in gold on Onyx */
.preloader { position: fixed; inset: 0; z-index: 2000; background: var(--brand-2); display: grid; place-items: center; transition: opacity .6s var(--ease), visibility .6s; }
.preloader.done { opacity: 0; visibility: hidden; }
.preloader .pl-mark { text-align: center; color: #fff; }
.preloader .pl-mark svg { width: 112px; height: auto; margin: 0 auto; }
.preloader .pl-bar { width: 180px; height: 2px; background: rgba(255,255,255,.12); margin: 28px auto 0; overflow: hidden; }
.preloader .pl-bar i { display: block; height: 100%; width: 0; background: var(--gold-grad); }

/* ===== 18 · REVEAL ANIMATIONS & UTILITIES ============================= */
.reveal { opacity: 0; transform: translateY(28px); transition: opacity .8s var(--ease-out), transform .8s var(--ease-out); }
.reveal.in { opacity: 1; transform: none; }
.reveal.d1 { transition-delay: .08s; } .reveal.d2 { transition-delay: .16s; }
.reveal.d3 { transition-delay: .24s; } .reveal.d4 { transition-delay: .32s; }
.reveal.left { transform: translateX(-34px); } .reveal.right { transform: translateX(34px); }
.reveal.left.in, .reveal.right.in { transform: none; }
.reveal.zoom { transform: scale(.95); } .reveal.zoom.in { transform: none; }

.text-center { text-align: center; }
.mt-0 { margin-top: 0; } .mb-0 { margin-bottom: 0; }
.mt-1 { margin-top: 12px; } .mt-2 { margin-top: 24px; } .mt-3 { margin-top: 40px; } .mt-4 { margin-top: 60px; }
.mb-1 { margin-bottom: 12px; } .mb-2 { margin-bottom: 24px; } .mb-3 { margin-bottom: 40px; }
.hidden { display: none !important; }
.flow > * + * { margin-top: 1.1em; }
.flow p { color: var(--charcoal); }
.tag-list { display: flex; flex-wrap: wrap; gap: 8px; }

/* Placeholder visual (used by generated SVG ph blocks) */
.ph { display: block; background: linear-gradient(135deg, var(--paper-2), var(--sand)); }

/* Prose for legal & blog */
.prose { max-width: 760px; }
.prose h2 { font-size: clamp(1.2rem, 2.1vw, 1.5rem); margin: 44px 0 16px; }
.prose h3 { font-size: 1.1rem; margin: 30px 0 12px; }
.prose p, .prose li { color: var(--charcoal); line-height: 1.8; }
.prose p { margin-bottom: 16px; }
.prose ul { margin: 0 0 18px; padding-left: 0; }
.prose ul li { position: relative; padding-left: 26px; margin-bottom: 10px; }
.prose ul li::before { content: ""; position: absolute; left: 4px; top: 12px; width: 6px; height: 6px; background: var(--gold); transform: rotate(45deg); }
.prose a { color: var(--gold-deep); text-decoration: underline; text-underline-offset: 3px; }
.prose strong { color: var(--brand); }
.prose .legal-meta { display: flex; flex-wrap: wrap; gap: 6px 22px; font-size: .86rem; color: var(--graphite); padding-bottom: 22px; margin-bottom: 26px; border-bottom: 1px solid var(--line); }
.prose .legal-meta strong { color: var(--brand); font-weight: 600; }
/* "On this page" index for long legal pages */
.prose .toc { background: var(--cream); border: 1px solid var(--line); border-radius: var(--r-lg); padding: 22px 26px; margin: 28px 0 8px; }
.prose .toc-title { font-size: .72rem; font-weight: 500; letter-spacing: .3em; text-transform: uppercase; color: var(--gold-deep); margin-bottom: 12px; }
.prose .toc ol { columns: 2; column-gap: 34px; margin: 0; padding: 0; list-style: none; }
.prose .toc li { break-inside: avoid; padding: 4px 0; margin: 0; line-height: 1.5; font-size: .9rem; }
.prose .toc a { color: var(--charcoal); text-decoration: none; }
.prose .toc a:hover { color: var(--gold-deep); text-decoration: underline; }
.prose .contact-block { background: var(--paper-2); border-radius: var(--r-lg); padding: 22px 26px; margin-top: 8px; }
.prose .contact-block p { margin-bottom: 6px; }

/* ===== 19 · RESPONSIVE ================================================ */
/* Header: the horizontal lockup needs 300 px, so secondary items give way
   first — phone below 1440 px, the header CTA below 1240 px (it stays in the
   page CTAs and the mobile menu), and the full menu collapses at 1000 px. */
@media (max-width: 1439px) {
  .nav-phone { display: none; }
}
@media (max-width: 1239px) {
  .nav-cta > .btn { display: none; }
}
@media (max-width: 1080px) {
  .cols-4 { grid-template-columns: repeat(2, 1fr); }
  .prop-grid { grid-template-columns: repeat(2, 1fr); }
  .footer-top { grid-template-columns: 1fr 1fr; }
  .detail-grid { grid-template-columns: 1fr; }
  .agent-card { position: static; }
  .search-row { grid-template-columns: repeat(2, 1fr); }
  .search-row .btn { grid-column: 1 / -1; justify-content: center; }
}
@media (max-width: 1000px) {
  .hero-seal { display: none; }
  .nav-links, .nav-phone { display: none; }
  .burger { display: block; }
  .nav-mobile {
    position: fixed; inset: 0; z-index: 999; background: var(--brand-2); color: #fff;
    transform: translateX(100%); transition: transform var(--t); display: flex; flex-direction: column;
    padding: 120px var(--gut) 40px; overflow-y: auto;
  }
  body.nav-open { overflow: hidden; }
  body.nav-open .nav-mobile { transform: translateX(0); }
  .nav-mobile a { color: var(--on-dark); font-family: var(--serif); font-size: 1.3rem; font-weight: 600; padding: 14px 0; border-bottom: 1px solid rgba(255,255,255,.08); display: flex; justify-content: space-between; align-items: center; }
  .nav-mobile a:hover, .nav-mobile a[aria-current="page"] { color: var(--gold-soft); }
  .nav-mobile .nm-group-title { font-family: var(--sans); font-size: .7rem; font-weight: 500; letter-spacing: .24em; text-transform: uppercase; color: var(--gold-soft); margin: 22px 0 4px; }
  .nav-mobile .nm-sub a { font-family: var(--sans); font-size: 1rem; font-weight: 500; padding: 10px 0; color: var(--on-dark-2); }
  .nav-mobile .nm-cta { margin-top: 28px; display: flex; flex-direction: column; gap: 12px; }
  .nav-mobile .nm-cta .btn { justify-content: center; font-family: var(--sans); font-size: .76rem; padding: 18px 20px; border-bottom: none; }
  .nav-mobile .nm-cta .btn-gold { color: var(--brand); }
  .nav-mobile .nm-cta .btn-gold:hover { color: var(--brand); }
  .split { grid-template-columns: 1fr; }
  .split .order-first { order: -1; }
  .gallery { grid-template-columns: 1fr; }
  .gallery .g-side { grid-template-rows: none; grid-template-columns: 1fr 1fr; }
}
@media (max-width: 680px) {
  .cols-2, .cols-3, .cols-4 { grid-template-columns: 1fr; }
  .prop-grid { grid-template-columns: 1fr; }
  .stats, .stats[data-count-items="3"] { grid-template-columns: 1fr 1fr; gap: 30px 10px; }
  .stat:nth-child(3) { border-left: none; }
  .stat + .stat { border-left: none; }
  .spec-band { grid-template-columns: 1fr 1fr; gap: 22px 10px; }
  .spec-band .sb:nth-child(3) { border-left: none; }
  .amenities { grid-template-columns: 1fr 1fr; }
  .form-grid { grid-template-columns: 1fr; }
  .search-row { grid-template-columns: 1fr; }
  .footer-top { grid-template-columns: 1fr; }
  .toolbar { flex-direction: column; align-items: flex-start; }
  .hero { min-height: auto; padding-top: 150px; }
  .subscribe { flex-direction: column; }
  .folio { letter-spacing: .2em; gap: 10px; font-size: .64rem; }
  .folio::before, .folio::after { width: 22px; }
  .hero-frame i { width: 14px; height: 14px; }
  .prose .toc ol { columns: 1; }
  /* Phones: drop the desktop line breaks in headings and let them balance */
  h1 br, h2 br { display: none; }
  .cta-band { padding: 44px 22px; }
  .chip { border-radius: 14px; line-height: 1.5; text-align: left; }
}
/* Phones: the lockup scales to the space beside the menu button */
@media (max-width: 420px) {
  .header { padding-block: 12px; }
  .brand .logo-full { width: calc(100vw - (2 * var(--gut)) - 58px); max-width: 300px; }
  .brand .logo-mark { height: 42px; }
}

/* ===== 20 · REDUCED MOTION & PRINT ==================================== */
@media (prefers-reduced-motion: reduce) {
  * { animation-duration: .001ms !important; animation-iteration-count: 1 !important; transition-duration: .001ms !important; scroll-behavior: auto !important; }
  .reveal { opacity: 1 !important; transform: none !important; }
  .preloader { display: none; }
}
@media print {
  .header, .footer, .wa-float, .to-top, .scroll-progress, .preloader, .cta-band { display: none !important; }
  body { color: #000; background: #fff; }
}