/* =====================================================================
   FORRESTER & GRAY — Real Estate Agency Stylesheet
   Warm ivory + charcoal navy + gold. Mobile-first.
   ===================================================================== */

:root{
  --bg:#f7f3ea;
  --surface:#ffffff;
  --ink:#20263a;
  --navy:#1e2742;
  --navy2:#151b30;
  --muted:#6e6a5f;
  --muted-d:#5c574c;
  --gold:#b48a35;
  --gold2:#8f6b25;
  --gold-soft:rgba(180,138,53,.13);
  --line:rgba(30,39,66,.10);
  --line2:rgba(30,39,66,.20);
  --radius:16px;
  --radius-sm:10px;
  --font-body:'Inter',system-ui,-apple-system,sans-serif;
  --font-display:'Playfair Display',Georgia,serif;
  --ease:cubic-bezier(.22,.61,.36,1);
  --shadow:0 24px 60px rgba(22,29,51,.16);
  --nav-h:76px;
}

/* ---------- Base ---------- */
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
@media (prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  *,*::before,*::after{animation-duration:.001ms!important;animation-iteration-count:1!important;transition-duration:.001ms!important;scroll-behavior:auto!important}
}
body{
  background:var(--bg);
  color:var(--ink);
  font-family:var(--font-body);
  line-height:1.6;
  overflow-x:hidden;
  -webkit-font-smoothing:antialiased;
}
img,video{max-width:100%;display:block}
h1,h2,h3,h4{font-family:var(--font-display);font-weight:600;line-height:1.14}
h1{font-size:clamp(2.5rem,6vw,4.2rem)}
h2{font-size:clamp(1.9rem,4vw,2.9rem)}
h3{font-size:1.3rem}
p{max-width:64ch}
.wrap{width:min(1200px,90%);margin-inline:auto}
.container{width:min(1160px,92%);margin-inline:auto}
::selection{background:var(--gold);color:#fff}
:focus-visible{outline:2px solid var(--gold);outline-offset:3px;border-radius:4px}
::-webkit-scrollbar{width:11px}
::-webkit-scrollbar-track{background:var(--bg)}
::-webkit-scrollbar-thumb{background:#cdbfa0;border-radius:6px;border:3px solid var(--bg)}

/* ---------- Accessibility ---------- */
.skip-link{position:absolute;left:-999px;top:0;background:var(--navy);color:#fff;padding:.7em 1.2em;z-index:200;font-weight:600;border-radius:0 0 10px 0}
.skip-link:focus{left:0}

/* ---------- Buttons ---------- */
.btn{
  --bpad:.9em 1.6em;
  display:inline-flex;align-items:center;gap:.55em;
  padding:var(--bpad);border-radius:999px;
  font-family:var(--font-body);font-weight:600;font-size:.92rem;letter-spacing:.01em;
  cursor:pointer;border:1px solid transparent;
  position:relative;overflow:hidden;
  transition:transform .3s var(--ease),box-shadow .3s var(--ease),background .3s,border-color .3s,color .3s;
  will-change:transform;
}
.btn .ripple{position:absolute;border-radius:50%;background:rgba(255,255,255,.5);transform:scale(0);animation:ripple .6s var(--ease) forwards;pointer-events:none}
@keyframes ripple{to{transform:scale(4);opacity:0}}
.btn i{font-style:normal;transition:transform .3s var(--ease)}
.btn:hover i{transform:translateX(4px)}
.btn-primary{background:var(--gold);color:#fff;box-shadow:0 12px 28px rgba(180,138,53,.35)}
.btn-primary:hover{transform:translateY(-3px);box-shadow:0 18px 38px rgba(180,138,53,.45)}
.btn-navy{background:var(--navy);color:#fff}
.btn-navy:hover{transform:translateY(-3px);box-shadow:0 18px 38px rgba(30,39,66,.35)}
.btn-ghost{border-color:var(--line2);color:var(--ink);background:rgba(255,255,255,.4)}
.btn-ghost:hover{border-color:var(--gold);color:var(--gold2);transform:translateY(-3px)}
.btn-outline-gold{border-color:var(--gold);color:var(--gold2);background:transparent}
.btn-outline-gold:hover{background:var(--gold-soft);transform:translateY(-3px)}
.btn-lg{padding:1.05em 2em;font-size:1rem}
/* Light hero variant (gold outline on light works; swap class for dark) */
.btn-outline-light{border-color:rgba(255,255,255,.7);color:#fff;background:rgba(255,255,255,.08);backdrop-filter:blur(4px)}
.btn-outline-light:hover{border-color:#fff;background:rgba(255,255,255,.18);transform:translateY(-3px)}

/* ---------- Custom cursor (desktop fine pointers) ---------- */
@media (hover:hover) and (pointer:fine){
  body{cursor:none}
  body a,body button,body .btn,body .clickable{cursor:none}
  .cursor,.cursor-dot{position:fixed;top:0;left:0;pointer-events:none;z-index:9999;border-radius:50%;transform:translate(-50%,-50%)}
  .cursor{width:42px;height:42px;border:1.5px solid var(--gold);transition:width .3s var(--ease),height .3s var(--ease),background .3s,border-color .3s,opacity .3s;opacity:0}
  .cursor-dot{width:7px;height:7px;background:var(--gold);opacity:0}
  .cursor.is-on{opacity:1}
  .cursor.is-hover{width:66px;height:66px;background:rgba(30,39,66,.94);border-color:var(--navy);mix-blend-mode:normal}
  .cursor.is-view{width:96px;height:96px;background:var(--gold);border:none;box-shadow:0 0 34px rgba(180,138,53,.55)}
  .cursor .cursor-label{position:absolute;inset:0;display:flex;align-items:center;justify-content:center;font-family:var(--font-body);font-size:.64rem;font-weight:600;letter-spacing:.08em;text-transform:uppercase;color:#fff;opacity:0;transition:opacity .2s}
  .cursor.is-view .cursor-label{opacity:1}
  .cursor.is-down{width:30px;height:30px}
}

/* ---------- Animated background ---------- */
.bg-fx{position:fixed;inset:0;z-index:-1;overflow:hidden;pointer-events:none}
.shape{position:absolute;border:1.5px solid rgba(180,138,53,.22);border-radius:4px;opacity:.7}
.shape::after{content:"";position:absolute;inset:0;border-radius:inherit;background:rgba(180,138,53,.05);animation:spin 40s linear infinite}
.s1{width:220px;height:220px;top:10%;right:6%;transform:rotate(22deg)}
.s2{width:150px;height:150px;bottom:8%;left:4%;transform:rotate(-14deg);animation:float 16s ease-in-out infinite}
.s3{width:80px;height:80px;top:60%;left:26%;transform:rotate(45deg);animation:float 20s ease-in-out infinite reverse}
.s4{width:180px;height:60px;top:38%;right:30%;transform:rotate(8deg);border-radius:10px;animation:float 14s ease-in-out infinite}
@keyframes float{0%,100%{transform:translateY(0) rotate(0)}50%{transform:translateY(-28px) rotate(6deg)}}
@keyframes spin{from{transform:rotate(0)}to{transform:rotate(360deg)}}
#particleCanvas{position:absolute;inset:0;width:100%;height:100%;opacity:.7}
@media (prefers-reduced-motion:reduce){.shape,.shape::after{animation:none}}

/* ---------- Header / nav ---------- */
.site-header{
  position:fixed;top:0;left:0;right:0;z-index:100;height:var(--nav-h);
  display:flex;align-items:center;
  transition:background .35s var(--ease),box-shadow .35s,border-color .35s;
  border-bottom:1px solid transparent;
}
.site-header.is-scrolled{background:rgba(255,255,255,.86);backdrop-filter:blur(16px);-webkit-backdrop-filter:blur(16px);box-shadow:0 10px 30px rgba(22,29,51,.10);border-bottom-color:var(--line)}
.nav-inner{display:flex;align-items:center;justify-content:space-between;gap:2rem}
.brand{display:inline-flex;align-items:center;gap:.7rem;font-family:var(--font-display);font-weight:600;font-size:1.4rem;color:var(--navy)}
.brand-mark{display:inline-flex;align-items:center;justify-content:center;width:38px;height:38px;border:1px solid var(--gold);border-radius:12px;background:var(--gold-soft);font-size:.72rem;font-family:var(--font-body);font-weight:700;color:var(--gold2)}
.brand-mark svg{width:22px;height:22px}
.brand-text .amp{color:var(--gold);font-family:var(--font-body);padding:0 .14em;font-weight:700}
.nav{display:flex;align-items:center;gap:2rem}
.nav-list{display:flex;gap:2rem;list-style:none}
.nav-link{font-size:.92rem;font-weight:500;color:var(--muted-d);position:relative;padding:.4em 0}
.nav-link::after{content:"";position:absolute;left:0;bottom:-2px;width:0;height:2px;background:var(--gold);transition:width .3s var(--ease)}
.nav-link:hover{color:var(--ink)}
.nav-link:hover::after,.nav-link.is-active::after{width:100%}
.nav-link.is-active{color:var(--ink)}
.nav-cta{--bpad:.62em 1.35em;font-size:.86rem}
.nav-toggle{display:none;flex-direction:column;gap:5px;background:none;border:none;width:42px;height:42px;align-items:center;justify-content:center;z-index:120}
.nav-toggle span{width:24px;height:2px;background:var(--navy);border-radius:2px;transition:transform .3s var(--ease),opacity .3s}
.nav-toggle[aria-expanded="true"] span:nth-child(1){transform:translateY(7px) rotate(45deg)}
.nav-toggle[aria-expanded="true"] span:nth-child(2){opacity:0}
.nav-toggle[aria-expanded="true"] span:nth-child(3){transform:translateY(-7px) rotate(-45deg)}
@media (max-width:920px){
  .nav-toggle{display:flex}
  .nav{position:fixed;inset:0;flex-direction:column;justify-content:center;gap:3rem;
    background:rgba(255,255,255,.97);backdrop-filter:blur(20px);
    transform:translateY(-100%);opacity:0;visibility:hidden;
    transition:transform .4s var(--ease),opacity .4s,visibility .4s}
  .nav.is-open{transform:translateY(0);opacity:1;visibility:visible}
  .nav-list{flex-direction:column;gap:1.4rem;text-align:center}
  .nav-link{font-size:1.5rem}
  .nav-cta{margin-top:.5rem}
}

/* Header light-on-dark variant (overlaid on Home hero video) */
.site-header.is-dark .brand{color:#fff}
.site-header.is-dark .nav-link{color:rgba(255,255,255,.82)}
.site-header.is-dark .nav-link.is-active{color:#fff}
.site-header.is-dark .nav-link::after{background:#e6c887}
.site-header.is-dark .nav-toggle span{background:#fff}
.site-header.is-dark.is-scrolled .brand{color:var(--navy)}
.site-header.is-dark.is-scrolled .nav-link{color:var(--muted-d)}
.site-header.is-dark.is-scrolled .nav-link.is-active{color:var(--ink)}
.site-header.is-dark.is-scrolled .nav-toggle span{background:var(--navy)}

/* ---------- Hero (Home) ---------- */
.hero{position:relative;min-height:100svh;display:flex;align-items:center;padding:calc(var(--nav-h) + 2.5rem) 0 3rem;overflow:hidden;color:#fff}
.hero-media{position:absolute;inset:0;z-index:-2}
.hero-media video{width:100%;height:100%;object-fit:cover;filter:saturate(1.05) brightness(.7)}
.hero-media img{width:100%;height:100%;object-fit:cover;filter:brightness(.65)}
.hero-overlay{position:absolute;inset:0;z-index:-1;background:linear-gradient(100deg,rgba(21,27,48,.88) 20%,rgba(21,27,48,.35) 60%,rgba(21,27,48,.12) 100%)}
.hero-grid{display:grid;grid-template-columns:1.1fr .9fr;gap:3rem;align-items:center}
.hero .eyebrow{border-color:rgba(255,255,255,.3);color:#e6c887}
.hero-chip{background:rgba(255,255,255,.12);border:1px solid rgba(255,255,255,.25);color:#fff}
.hero-chip b{color:#e6c887}
.hero h1{color:#fff;margin-bottom:1.2rem}
.hero h1 .serif{font-style:italic;color:#e6c887}
.hero-lead{color:rgba(255,255,255,.82);font-size:1.12rem;margin-bottom:2rem}
.hero-actions{display:flex;gap:1rem;flex-wrap:wrap;margin-bottom:1.6rem}

/* Search bar */
.search-bar{background:rgba(255,255,255,.97);border-radius:var(--radius);padding:1.1rem 1.2rem;box-shadow:var(--shadow);margin-top:.6rem}
.search-bar form{display:grid;grid-template-columns:repeat(4,1fr) auto;gap:.8rem;align-items:end}
.sb-field{display:flex;flex-direction:column;gap:.35rem}
.sb-field label{font-size:.7rem;font-weight:600;letter-spacing:.08em;text-transform:uppercase;color:var(--muted-d)}
.sb-field select,.sb-field input{
  width:100%;padding:.7em .9em;border-radius:var(--radius-sm);
  border:1px solid var(--line2);background:var(--bg);color:var(--ink);
  font-family:var(--font-body);font-size:.9rem;
}
.sb-field select:focus,.sb-field input:focus{outline:none;border-color:var(--gold);box-shadow:0 0 0 3px var(--gold-soft)}
.search-bar .btn{align-items:center;justify-content:center;height:100%}
.hero-orb{width:min(340px,72%);aspect-ratio:1;margin-inline:auto;position:relative;display:flex;align-items:center;justify-content:center}
.hero-orb .ring{position:absolute;inset:0;border:1.5px dashed rgba(230,200,135,.5);border-radius:50%;animation:spin 30s linear infinite}
.hero-orb .ring.r2{inset:14%;border-style:solid;border-color:rgba(255,255,255,.18);animation:spin 22s linear infinite reverse}
.hero-orb .core{width:52%;aspect-ratio:1;border-radius:50%;background:radial-gradient(circle at 32% 28%,#e6c887,rgba(180,138,53,.25) 70%);box-shadow:0 0 60px rgba(180,138,53,.5);animation:pulseGlow 5s ease-in-out infinite}
@keyframes pulseGlow{0%,100%{box-shadow:0 0 50px rgba(180,138,53,.35)}50%{box-shadow:0 0 90px rgba(180,138,53,.6)}}
.scroll-hint{position:absolute;bottom:1.4rem;left:50%;transform:translateX(-50%);color:rgba(255,255,255,.7);font-size:.72rem;letter-spacing:.18em;text-transform:uppercase;display:flex;align-items:center;gap:.6rem}
.scroll-hint::after{content:"";width:1px;height:34px;background:linear-gradient(var(--gold),transparent);animation:scrollPulse 2.2s infinite}
@keyframes scrollPulse{0%{transform:scaleY(0);transform-origin:top}50%{transform:scaleY(1);transform-origin:top}50.1%{transform-origin:bottom}100%{transform:scaleY(0);transform-origin:bottom}}
@media (max-width:920px){
  .hero{min-height:0;padding-top:calc(var(--nav-h) + 2rem)}
  .hero-grid{grid-template-columns:1fr;text-align:center;gap:1.5rem}
  .hero-lead{margin-inline:auto}
  .hero-actions{justify-content:center}
  .hero-orb{width:min(220px,60%);order:-1}
  .scroll-hint{display:none}
  .search-bar form{grid-template-columns:1fr 1fr}
}
@media (max-width:560px){
  .search-bar form{grid-template-columns:1fr}
}

/* ---------- Sections ---------- */
.section{padding:6rem 0;position:relative}
.section-navy{background:var(--navy);color:#fff}
.section-navy .section-head p{color:rgba(255,255,255,.72)}
.section-navy .muted{color:rgba(255,255,255,.72)}
.section-cream{background:var(--bg)}
.section-white{background:var(--surface)}
.section-head{max-width:680px;margin-bottom:3.2rem}
.section-head.center{margin-inline:auto;text-align:center}
.section-head .kicker{color:var(--gold2);font-size:.78rem;font-weight:700;letter-spacing:.16em;text-transform:uppercase;margin-bottom:.9rem;display:inline-block}
.section-navy .kicker{color:#e6c887}
.section-head h2{margin-bottom:1rem}
.section-head p{color:var(--muted)}
.grid{display:grid;gap:2rem}
.grid-2{grid-template-columns:repeat(2,1fr)}
.grid-3{grid-template-columns:repeat(3,1fr)}
.grid-4{grid-template-columns:repeat(4,1fr)}
.section-title{font-size:clamp(1.7rem,3.4vw,2.6rem)}

/* Reveal on scroll */
.reveal{opacity:0;transform:translateY(32px);transition:opacity .8s var(--ease),transform .8s var(--ease)}
.reveal.in{opacity:1;transform:none}
.reveal.d1{transition-delay:.1s}.reveal.d2{transition-delay:.2s}.reveal.d3{transition-delay:.3s}.reveal.d4{transition-delay:.4s}
@media (prefers-reduced-motion:reduce){.reveal{opacity:1;transform:none}}

/* ---------- Property cards ---------- */
.prop-card{
  position:relative;border-radius:var(--radius);overflow:hidden;
  background:var(--surface);border:1px solid var(--line);cursor:pointer;
  transition:transform .4s var(--ease),box-shadow .4s,border-color .4s;
  display:flex;flex-direction:column;opacity:0;transform:translateY(24px) scale(.98);
  transition:opacity .5s var(--ease),transform .5s var(--ease),box-shadow .4s,border-color .4s;
}
.prop-card.show{opacity:1;transform:translateY(0) scale(1)}
.prop-card.hide{display:none}
.prop-card:hover{transform:translateY(-8px);box-shadow:var(--shadow);border-color:var(--line2)}
.prop-thumb{aspect-ratio:3/2;overflow:hidden;position:relative}
.prop-thumb img{width:100%;height:100%;object-fit:cover;transition:transform .7s var(--ease)}
.prop-card:hover .prop-thumb img{transform:scale(1.09)}
.prop-badge{position:absolute;top:.9rem;left:.9rem;z-index:2;background:var(--navy);color:#fff;font-size:.68rem;font-weight:600;letter-spacing:.1em;text-transform:uppercase;padding:.4em .95em;border-radius:999px}
.prop-badge.b-gold{background:var(--gold)}
.prop-badge.b-outline{background:rgba(255,255,255,.16);backdrop-filter:blur(6px);border:1px solid rgba(255,255,255,.4)}
.prop-fav{position:absolute;top:.8rem;right:.8rem;z-index:2;width:38px;height:38px;border-radius:50%;border:none;background:rgba(255,255,255,.9);color:var(--navy);font-size:1rem;display:flex;align-items:center;justify-content:center;transition:transform .3s,background .3s,color .3s}
.prop-fav:hover{transform:scale(1.15);background:var(--gold);color:#fff}
.prop-fav.is-fav{background:var(--gold);color:#fff}
.prop-thumb .view-tag{position:absolute;inset:0;z-index:2;display:flex;align-items:center;justify-content:center;opacity:0;transition:opacity .35s;background:rgba(21,27,48,.35)}
.prop-card:hover .prop-thumb .view-tag{opacity:1}
.view-tag span{font-size:.74rem;letter-spacing:.14em;text-transform:uppercase;color:#e6c887;border:1px solid rgba(255,255,255,.5);padding:.6em 1.4em;border-radius:999px;backdrop-filter:blur(4px);background:rgba(21,27,48,.55);font-weight:600}
.prop-info{padding:1.3rem 1.4rem 1.5rem;display:flex;flex-direction:column;gap:.4rem;flex:1}
.prop-price{font-family:var(--font-display);font-weight:600;font-size:1.45rem;color:var(--navy)}
.prop-price small{font-family:var(--font-body);font-size:.8rem;color:var(--muted);font-weight:500}
.prop-title{font-family:var(--font-body);font-weight:600;font-size:1rem;line-height:1.4}
.prop-addr{font-size:.86rem;color:var(--muted)}
.prop-meta{display:flex;gap:1rem;margin-top:.6rem;padding-top:.8rem;border-top:1px solid var(--line);font-size:.85rem;color:var(--muted-d)}
.prop-meta span{display:inline-flex;gap:.35rem;align-items:center}
.prop-meta svg{width:16px;height:16px;color:var(--gold2)}
.prop-card.is-feat .prop-thumb::after{content:"Featured";position:absolute;top:.9rem;left:.9rem;background:var(--gold);color:#fff;font-size:.64rem;font-weight:700;letter-spacing:.1em;text-transform:uppercase;padding:.4em .9em;border-radius:999px}

/* Property grid utilities */
.prop-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1.6rem}
@media (max-width:980px){.prop-grid{grid-template-columns:repeat(2,1fr)}}
@media (max-width:620px){.prop-grid{grid-template-columns:1fr}}

/* ---------- Filters ---------- */
.filter-group{margin-bottom:1.4rem}
.filter-group h4{font-family:var(--font-body);font-size:.76rem;font-weight:700;letter-spacing:.1em;text-transform:uppercase;color:var(--muted-d);margin-bottom:.7rem}
.filters{display:flex;gap:.7rem;flex-wrap:wrap}
.filter-btn{background:var(--surface);border:1px solid var(--line2);color:var(--muted-d);padding:.6em 1.35em;border-radius:999px;font-family:var(--font-body);font-size:.85rem;font-weight:500;transition:all .3s var(--ease);cursor:pointer}
.filter-btn:hover{border-color:var(--gold);color:var(--gold2)}
.filter-btn.is-active{background:var(--navy);color:#fff;border-color:var(--navy)}
.results-count{font-size:.85rem;color:var(--muted);font-weight:500}
@keyframes cardIn{from{opacity:0;transform:translateY(18px) scale(.97)}to{opacity:1;transform:none}}
.prop-card.show{animation:cardIn .5s var(--ease) both}

/* ---------- Why choose / features ---------- */
.feature{display:flex;gap:1.1rem;align-items:flex-start;padding:1.3rem;border-radius:var(--radius-sm);transition:background .3s}
.feature:hover{background:rgba(255,255,255,.04)}
.feature-ic{flex:none;width:48px;height:48px;border-radius:12px;background:var(--gold-soft);border:1px solid rgba(180,138,53,.3);display:flex;align-items:center;justify-content:center;color:var(--gold2)}
.feature-ic svg{width:22px;height:22px}
.feature h3{font-family:var(--font-body);font-weight:600;font-size:1.02rem;margin-bottom:.3rem}
.feature p{color:var(--muted);font-size:.9rem}

/* ---------- Stats ---------- */
.stats-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:1.5rem;text-align:center}
.stat .num{font-family:var(--font-display);font-weight:600;font-size:2.6rem;color:var(--gold);line-height:1}
.stat .num .plus{color:var(--gold)}
.stat .lbl{color:rgba(255,255,255,.75);font-size:.9rem;margin-top:.5rem}
.stat .lbl b{color:#fff;font-weight:600}
@media (max-width:760px){.stats-grid{grid-template-columns:1fr 1fr}}

/* ---------- Testimonials ---------- */
.testi{background:var(--surface);border:1px solid var(--line);border-radius:var(--radius);padding:2rem 1.8rem;display:flex;flex-direction:column;gap:1.1rem}
.testi .quote{font-family:var(--font-display);font-style:italic;font-size:1.08rem;line-height:1.6;color:var(--ink)}
.testi .stars{color:var(--gold);letter-spacing:3px}
.testi-foot{display:flex;align-items:center;gap:.9rem;border-top:1px solid var(--line);padding-top:1.1rem}
.testi-ava{width:48px;height:48px;border-radius:50%;background:linear-gradient(135deg,var(--navy),var(--gold));display:flex;align-items:center;justify-content:center;font-weight:700;color:#fff}
.testi-name{font-weight:600;font-size:.92rem}
.testi-role{color:var(--muted);font-size:.8rem}

/* ---------- Team ---------- */
.team-card{text-align:center;background:var(--surface);border:1px solid var(--line);border-radius:var(--radius);padding:2rem 1.5rem;transition:transform .3s var(--ease),box-shadow .3s}
.team-card:hover{transform:translateY(-6px);box-shadow:var(--shadow)}
.team-ava{width:96px;height:96px;border-radius:50%;margin:0 auto 1.2rem;background:linear-gradient(135deg,var(--navy),var(--gold));display:flex;align-items:center;justify-content:center;font-family:var(--font-display);font-size:1.7rem;color:#fff}
.team-card h3{font-family:var(--font-body);font-weight:600;font-size:1.08rem}
.team-card .role{color:var(--gold2);font-size:.84rem;font-weight:600;margin:.25rem 0 .9rem}
.team-card p{color:var(--muted);font-size:.87rem}
.team-phone{display:inline-block;margin-top:.9rem;font-size:.85rem;font-weight:500;color:var(--navy);border-bottom:1px solid var(--gold)}
.team-phone:hover{color:var(--gold2)}

/* ---------- Values / process ---------- */
.value{text-align:center;padding:2rem 1.2rem;border-radius:var(--radius);background:var(--surface);border:1px solid var(--line)}
.value .value-num{font-family:var(--font-display);font-size:2.2rem;color:var(--gold);opacity:.55;font-weight:600}
.value h3{font-family:var(--font-body);font-weight:600;font-size:1.05rem;margin:.6rem 0 .5rem}
.value p{color:var(--muted);font-size:.88rem}
.section-navy .value{background:rgba(255,255,255,.04);border-color:rgba(255,255,255,.12)}
.section-navy .value p{color:rgba(255,255,255,.72)}

/* ---------- Timeline ---------- */
.timeline{position:relative;max-width:820px;margin-inline:auto}
.timeline::before{content:"";position:absolute;left:20px;top:0;bottom:0;width:2px;background:linear-gradient(var(--gold),var(--gold2))}
.tl-item{position:relative;padding:0 0 2.6rem 62px}
.tl-item::before{content:"";position:absolute;left:12px;top:5px;width:18px;height:18px;border-radius:50%;background:var(--gold);border:4px solid var(--bg);box-shadow:0 0 0 2px var(--gold)}
.tl-year{font-family:var(--font-display);font-weight:600;color:var(--gold2);font-size:1.15rem}
.tl-item h3{font-family:var(--font-body);font-weight:600;font-size:1.1rem;margin:.25rem 0 .4rem}
.tl-item p{color:var(--muted)}

/* ---------- MV blocks / awards ---------- */
.mv-block{background:var(--surface);border:1px solid var(--line);border-radius:var(--radius);padding:2.4rem;position:relative;overflow:hidden}
.mv-block .ic-float{position:absolute;top:1.4rem;right:1.4rem;font-size:2.6rem;opacity:.15}
.mv-block h3{font-size:1.4rem;margin-bottom:.8rem}
.mv-block p{color:var(--muted)}
.award{display:flex;align-items:center;gap:1rem;background:var(--surface);border:1px solid var(--line);border-radius:var(--radius-sm);padding:1.1rem 1.3rem;margin-bottom:.9rem}
.award-medal{flex:none;width:44px;height:44px;border-radius:50%;background:var(--gold-soft);border:1px solid rgba(180,138,53,.35);display:flex;align-items:center;justify-content:center;font-size:1.2rem}
.award h3{font-family:var(--font-body);font-weight:600;font-size:.98rem}
.award p{font-size:.82rem;color:var(--muted)}

/* ---------- Contact / form ---------- */
.contact-grid{display:grid;grid-template-columns:1fr 1.1fr;gap:3rem;align-items:start}
.info-item{display:flex;gap:1rem;align-items:flex-start;margin-bottom:1.5rem}
.info-ic{flex:none;width:48px;height:48px;border-radius:12px;background:var(--gold-soft);border:1px solid rgba(180,138,53,.3);display:flex;align-items:center;justify-content:center;color:var(--gold2)}
.info-ic svg{width:20px;height:20px}
.info-item h3{font-family:var(--font-body);font-weight:600;font-size:1rem;margin-bottom:.2rem}
.info-item p,.info-item a{color:var(--muted)}
.info-item a:hover{color:var(--gold2)}
.form{background:var(--surface);border:1px solid var(--line);border-radius:var(--radius);padding:2.4rem;box-shadow:0 14px 40px rgba(22,29,51,.06)}
.form-row{display:grid;grid-template-columns:1fr 1fr;gap:1.1rem}
.field{margin-bottom:1.1rem}
.field label{display:block;font-size:.82rem;font-weight:600;margin-bottom:.4rem;color:var(--ink)}
.field input,.field textarea,.field select{
  width:100%;padding:.8em 1em;border-radius:var(--radius-sm);
  background:var(--bg);border:1px solid var(--line2);color:var(--ink);
  font-family:var(--font-body);font-size:.93rem;transition:border-color .3s,box-shadow .3s;
}
.field input:focus,.field textarea:focus,.field select:focus{outline:none;border-color:var(--gold);box-shadow:0 0 0 3px var(--gold-soft)}
.field textarea{min-height:130px;resize:vertical}
.hp-field{position:absolute;left:-9999px;opacity:0;height:0;overflow:hidden}
.form-msg{margin-top:1rem;padding:1em 1.2em;border-radius:var(--radius-sm);display:none;font-size:.9rem}
.form-msg.ok{display:block;background:rgba(23,120,80,.1);border:1px solid rgba(23,120,80,.35);color:#177850}
.form-msg.err{display:block;background:rgba(200,60,50,.1);border:1px solid rgba(200,60,50,.4);color:#b9453a}
.atts{display:flex;flex-wrap:wrap;gap:.8rem;margin-top:1.6rem}
.att{flex:1 1 220px;border:1px solid var(--line2);border-radius:var(--radius-sm);padding:1rem 1.2rem;font-size:.9rem;background:var(--bg)}
.att b{display:block;color:var(--ink);font-size:.95rem}

/* ---------- Map ---------- */
.map-wrap{min-height:340px;border-radius:var(--radius);overflow:hidden;border:1px solid var(--line);background:var(--bg)}
.map-wrap iframe{width:100%;height:100%;min-height:340px;border:0;filter:sepia(.18) saturate(.9)}
@media (max-width:900px){
  .contact-grid,.form-row{grid-template-columns:1fr}
  .map-wrap{min-height:260px}
}

/* ---------- Breadcrumbs ---------- */
.breadcrumbs{padding:calc(var(--nav-h) + 1rem) 0 .5rem}
.breadcrumbs ol{display:flex;flex-wrap:wrap;gap:.5rem;list-style:none;align-items:center}
.breadcrumbs li{color:var(--muted);font-size:.82rem}
.breadcrumbs a{color:var(--muted)}
.breadcrumbs a:hover{color:var(--gold2)}
.breadcrumbs .sep{color:var(--line2)}
.breadcrumbs .current{color:var(--gold2);font-weight:500}

/* ---------- Page hero (inner pages) ---------- */
.page-hero{padding:calc(var(--nav-h) + 3.2rem) 0 2.5rem;text-align:center;position:relative}
.page-hero .kicker{color:var(--gold2);font-size:.78rem;letter-spacing:.16em;text-transform:uppercase;font-weight:700;margin-bottom:.8rem;display:inline-block}
.page-hero h1{max-width:780px;margin-inline:auto;margin-bottom:1rem}
.page-hero p{color:var(--muted);font-size:1.08rem;max-width:660px;margin-inline:auto}

/* ---------- CTA band ---------- */
.cta-band{background:linear-gradient(135deg,var(--navy),var(--navy2));border-radius:calc(var(--radius) + 8px);padding:3.5rem;text-align:center;position:relative;overflow:hidden;color:#fff}
.cta-band::before{content:"";position:absolute;inset:0;background:radial-gradient(circle at 75% 20%,rgba(180,138,53,.28),transparent 55%)}
.cta-band h2{position:relative;margin-bottom:.8rem;color:#fff}
.cta-band p{position:relative;color:rgba(255,255,255,.78);margin-inline:auto;margin-bottom:2rem}
.cta-band .btn{position:relative}

/* ---------- FAQ ---------- */
.faq{max-width:760px;margin-inline:auto}
.faq-item{border:1px solid var(--line);border-radius:var(--radius-sm);margin-bottom:.9rem;overflow:hidden;background:var(--surface)}
.faq-q{width:100%;text-align:left;background:none;border:none;padding:1.15rem 1.35rem;font-family:var(--font-body);font-weight:600;font-size:.98rem;color:var(--ink);display:flex;justify-content:space-between;align-items:center;gap:1rem;cursor:pointer}
.faq-icon{flex:none;width:26px;height:26px;border-radius:50%;border:1px solid var(--line2);display:flex;align-items:center;justify-content:center;font-size:1rem;transition:transform .3s,background .3s,color .3s;color:var(--muted-d)}
.faq-item.open .faq-icon{transform:rotate(45deg);background:var(--gold);color:#fff;border-color:var(--gold)}
.faq-a{max-height:0;overflow:hidden;transition:max-height .4s var(--ease)}
.faq-a p{padding:0 1.35rem 1.25rem;color:var(--muted);font-size:.93rem}

/* ---------- Footer ---------- */
.site-footer{background:var(--navy2);color:#fff;padding:4.2rem 0 2.2rem;margin-top:2rem}
.site-footer .brand{color:#fff}
.site-footer .brand-mark{background:rgba(180,138,53,.15)}
.footer-grid{display:grid;grid-template-columns:2fr 1fr 1fr 1.3fr;gap:2.5rem;padding-bottom:2.6rem;border-bottom:1px solid rgba(255,255,255,.12);margin-bottom:2rem}
.footer-about{color:rgba(255,255,255,.66);font-size:.92rem;margin-bottom:1.4rem}
.socials{display:flex;gap:.7rem}
.social-link{width:38px;height:38px;border-radius:10px;border:1px solid rgba(255,255,255,.2);display:flex;align-items:center;justify-content:center;color:rgba(255,255,255,.75);font-size:.72rem;font-weight:700;letter-spacing:.02em;transition:all .3s}
.social-link:hover{background:var(--gold);border-color:var(--gold);color:#fff;transform:translateY(-3px)}
.footer-title{font-family:var(--font-body);font-size:.95rem;font-weight:600;margin-bottom:1.1rem;color:#fff}
.footer-links{list-style:none;display:flex;flex-direction:column;gap:.65rem}
.footer-links a{color:rgba(255,255,255,.66);font-size:.88rem}
.footer-links a:hover{color:var(--gold);transform:translateX(3px);display:inline-block}
.footer-address{color:rgba(255,255,255,.66);font-size:.9rem;font-style:normal;margin-bottom:.7rem}
.footer-contact{font-size:.9rem;margin-bottom:.35rem;color:rgba(255,255,255,.66)}
.footer-contact a{color:rgba(255,255,255,.66)}
.footer-contact a:hover{color:var(--gold)}
.footer-mid{display:grid;grid-template-columns:1fr 1.4fr;gap:2rem;padding-bottom:2.6rem;border-bottom:1px solid rgba(255,255,255,.12);margin-bottom:1.8rem}
.footer-note p{color:rgba(255,255,255,.55);font-size:.86rem}
.footer-bottom{display:flex;justify-content:space-between;align-items:center;gap:1rem;flex-wrap:wrap}
.footer-bottom p{color:rgba(255,255,255,.55);font-size:.8rem}
.footer-legal{display:flex;gap:1.3rem;list-style:none}
.footer-legal a{color:rgba(255,255,255,.55);font-size:.8rem}
.footer-legal a:hover{color:var(--gold)}
@media (max-width:900px){
  .footer-grid{grid-template-columns:repeat(2,1fr)}
  .footer-brand{grid-column:1/-1}
  .footer-mid{grid-template-columns:1fr}
}
@media (max-width:560px){.footer-grid{grid-template-columns:1fr}.footer-bottom{flex-direction:column;text-align:center}}

/* ---------- Modal (property detail) ---------- */
.modal{position:fixed;inset:0;z-index:300;display:none;align-items:center;justify-content:center;padding:1.4rem}
.modal.is-open{display:flex}
.modal-backdrop{position:absolute;inset:0;background:rgba(15,20,38,.88);backdrop-filter:blur(8px);opacity:0;transition:opacity .3s}
.modal.is-open .modal-backdrop{opacity:1}
.modal-card{position:relative;width:min(900px,100%);max-height:90vh;overflow-y:auto;background:var(--bg);border:1px solid rgba(255,255,255,.12);border-radius:var(--radius);transform:translateY(40px) scale(.96);opacity:0;transition:transform .4s var(--ease),opacity .4s}
.modal.is-open .modal-card{transform:none;opacity:1}
.modal-close{position:absolute;top:1rem;right:1rem;z-index:5;width:42px;height:42px;border-radius:50%;background:rgba(255,255,255,.92);border:none;color:var(--navy);font-size:1.1rem;display:flex;align-items:center;justify-content:center;transition:transform .3s,background .3s}
.modal-close:hover{background:var(--gold);color:#fff;transform:rotate(90deg)}
.modal-hero{position:relative}
.modal-hero .m-img{width:100%;aspect-ratio:16/8;object-fit:cover}
.modal-hero .m-price{position:absolute;left:1.2rem;bottom:1.2rem;background:rgba(21,27,48,.85);color:#fff;padding:.6em 1.2em;border-radius:999px;font-family:var(--font-display);font-size:1.3rem}
.modal-body{padding:2rem 2.2rem 2.4rem}
.modal-body h2{font-size:1.7rem;margin-bottom:.3rem}
.m-addr{color:var(--muted);margin-bottom:1.4rem}
.m-stats{display:grid;grid-template-columns:repeat(4,1fr);gap:.8rem;margin-bottom:1.6rem}
.m-stat{background:var(--surface);border:1px solid var(--line);border-radius:var(--radius-sm);text-align:center;padding:.9rem .5rem}
.m-stat b{display:block;font-family:var(--font-display);font-size:1.4rem;color:var(--navy)}
.m-stat span{font-size:.74rem;color:var(--muted);text-transform:uppercase;letter-spacing:.06em}
.m-desc{color:var(--muted);margin-bottom:1.6rem}
.m-feat{display:grid;grid-template-columns:1fr 1fr;gap:.55rem 1.2rem;margin-bottom:1.8rem}
.m-feat li{list-style:none;font-size:.9rem;color:var(--ink);display:flex;gap:.5rem;align-items:center}
.m-feat li::before{content:"✓";color:var(--gold2);font-weight:700}
.m-agent{display:flex;align-items:center;gap:1rem;background:var(--surface);border:1px solid var(--line);border-radius:var(--radius);padding:1.2rem 1.4rem;margin-top:1.4rem}
.m-agent .team-ava{width:56px;height:56px;font-size:1.1rem;margin:0}
.m-agent h4{font-family:var(--font-body);font-weight:600}
.m-agent p{color:var(--muted);font-size:.85rem}
.m-agent a{color:var(--gold2);font-size:.88rem;font-weight:600}
.m-map{margin-top:1.4rem}
.m-map iframe{width:100%;min-height:220px;border:0;border-radius:var(--radius-sm);filter:sepia(.15)}
@media (max-width:640px){
  .modal-body{padding:1.4rem}
  .m-stats{grid-template-columns:repeat(2,1fr)}
  .m-feat{grid-template-columns:1fr}
  .modal-hero .m-img{aspect-ratio:16/10}
}

/* ---------- 404 ---------- */
.notfound{min-height:66vh;display:flex;flex-direction:column;align-items:center;justify-content:center;text-align:center;padding:8rem 0 4rem}
.notfound .code{font-family:var(--font-display);font-size:clamp(6rem,22vw,12rem);font-weight:700;line-height:1;color:var(--navy);background:linear-gradient(120deg,var(--gold),var(--navy));-webkit-background-clip:text;background-clip:text;-webkit-text-fill-color:transparent;color:transparent}
.notfound h1{margin:1rem 0 .6rem}
.notfound p{color:var(--muted);margin-bottom:2rem}

/* ---------- Responsive grid utilities ---------- */
@media (max-width:900px){
  .grid-2,.grid-3,.grid-4{grid-template-columns:1fr}
  .section{padding:4.4rem 0}
}
@media (max-width:620px){.grid-2,.grid-3,.grid-4{grid-template-columns:1fr}}

/* Print-friendly: hide heavy FX */
@media print{
  .bg-fx,.cursor,.cursor-dot,.scroll-hint,.hero-media{display:none!important}
  .site-header{position:static}
}