:root {
  --bg: #f5f1ea;
  --surface: #fffdf9;
  --surface-2: #f0ebe4;
  --ink: #1b1a18;
  --muted: #6c675f;
  --line: rgba(27, 26, 24, 0.12);
  --accent: #a67c52;
  --accent-deep: #7b5937;
  --accent-soft: rgba(166, 124, 82, 0.12);
  --max-width: 1180px;
  --shadow: 0 24px 60px rgba(20, 18, 16, 0.08);
  --radius: 24px;
}

* { box-sizing: border-box; margin: 0; padding: 0; }
html { scroll-behavior: smooth; }
body {
  font-family: 'Manrope', system-ui, sans-serif;
  background: linear-gradient(180deg, #f9f6f1 0%, #f5f1ea 100%);
  color: var(--ink);
  line-height: 1.65;
}
img { max-width: 100%; display: block; }
a { color: inherit; text-decoration: none; }
button { font: inherit; }

.container {
  width: min(92%, var(--max-width));
  margin: 0 auto;
}

.hero-shell {
  width: min(88%, 1120px);
}

.site-header {
  position: relative;
  background:
    radial-gradient(circle at top right, rgba(166, 124, 82, 0.22), transparent 32%),
    linear-gradient(135deg, #161412 0%, #241f1b 48%, #302821 100%);
  color: #fff;
  overflow: hidden;
}

.nav {
  position: sticky;
  top: 0;
  z-index: 20;
  backdrop-filter: blur(16px);
  background: rgba(18, 16, 14, 0.72);
  border-bottom: 1px solid rgba(255,255,255,0.08);
}

.nav-inner, .footer-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 1.5rem;
}

.nav-inner { min-height: 82px; }
.brand {
  display: inline-flex;
  align-items: center;
  gap: 0.9rem;
}
.brand-mark {
  width: 44px;
  height: 44px;
  border-radius: 50%;
  display: grid;
  place-items: center;
  border: 1px solid rgba(255,255,255,0.2);
  background: rgba(255,255,255,0.06);
  font-family: 'Cormorant Garamond', serif;
  font-size: 1.3rem;
  letter-spacing: 0.08em;
}
.brand-text strong {
  display: block;
  font-size: 1rem;
  font-weight: 700;
}
.brand-text small {
  color: rgba(255,255,255,0.72);
  font-size: 0.78rem;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.nav-links {
  display: flex;
  align-items: center;
  gap: 1.5rem;
}
.nav-links a {
  color: rgba(255,255,255,0.84);
  font-size: 0.95rem;
}
.nav-links a:hover { color: #fff; }

.menu-toggle {
  display: none;
  background: none;
  border: 0;
  cursor: pointer;
}
.menu-toggle span {
  display: block;
  width: 24px;
  height: 2px;
  margin: 5px 0;
  background: #fff;
}

.hero {
  padding: 5rem 0 4rem;
}
.hero-backdrop {
  position: relative;
  min-height: 680px;
  display: flex;
  align-items: center;
}
.hero-background {
  position: absolute;
  inset: 0;
}
.hero-background img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  opacity: 0.24;
  filter: saturate(0.88) brightness(1.08);
}
.hero-overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(90deg, rgba(22,20,18,0.88) 0%, rgba(30,25,21,0.74) 40%, rgba(30,25,21,0.48) 100%);
}
.hero-shell {
  position: relative;
  z-index: 2;
  width: min(88%, 1120px);
  display: grid;
  grid-template-columns: minmax(0, 1.32fr) minmax(280px, 0.52fr);
  gap: 2.6rem;
  align-items: center;
}
.hero-copy {
  max-width: 860px;
}
.eyebrow {
  font-size: 0.82rem;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--accent);
  margin-bottom: 1rem;
}
.hero h1, .section-heading h2, .cta-panel h2 {
  font-family: 'Cormorant Garamond', serif;
  line-height: 0.98;
  letter-spacing: -0.02em;
}
.hero h1 {
  font-size: clamp(2.8rem, 4.6vw, 4.15rem);
  margin-bottom: 1rem;
  max-width: 18ch;
}
.hero-text {
  max-width: 54ch;
  color: rgba(255,255,255,0.84);
  font-size: 1.05rem;
  line-height: 1.8;
}
.hero-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 1rem;
  margin: 1.6rem 0 0;
}
.hero-compliance-strip {
  margin-top: 1.25rem;
  display: flex;
  flex-wrap: wrap;
  gap: 0.75rem;
}
.hero-compliance-strip span {
  padding: 0.55rem 0.9rem;
  border-radius: 999px;
  border: 1px solid rgba(255,255,255,0.14);
  background: rgba(255,255,255,0.07);
  color: rgba(255,255,255,0.82);
  font-size: 0.82rem;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}
.button {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 50px;
  padding: 0 1.4rem;
  border-radius: 999px;
  background: var(--accent);
  color: #fff;
  font-weight: 700;
  border: 1px solid transparent;
  transition: 0.25s ease;
}
.button:hover { background: var(--accent-deep); }
.button-ghost {
  background: transparent;
  border-color: rgba(255,255,255,0.25);
}
.button-ghost:hover { background: rgba(255,255,255,0.08); }
.button-small { min-height: 42px; padding: 0 1.1rem; }

.hero-panel {
  display: grid;
  gap: 1.2rem;
}
.hero-card, .hero-image-placeholder, .info-card, .process-card, .cta-panel, .sales-grid article {
  border-radius: var(--radius);
  box-shadow: var(--shadow);
}
.hero-card {
  background: rgba(26, 22, 19, 0.68);
  border: 1px solid rgba(255,255,255,0.12);
  padding: 1.5rem;
  backdrop-filter: blur(10px);
  align-self: center;
  max-width: 340px;
  justify-self: end;
}
.card-label {
  display: inline-block;
  margin-bottom: 1rem;
  color: rgba(255,255,255,0.72);
  text-transform: uppercase;
  letter-spacing: 0.14em;
  font-size: 0.75rem;
}
.hero-stats-list {
  list-style: none;
  display: grid;
  gap: 1rem;
}
.hero-stats-list li {
  display: flex;
  justify-content: space-between;
  gap: 1rem;
  border-top: 1px solid rgba(255,255,255,0.12);
  padding-top: 1rem;
}
.hero-stats-list li:first-child { border-top: 0; padding-top: 0; }
.hero-stats-list strong {
  font-size: 1.4rem;
  font-weight: 800;
}
.hero-stats-list span {
  text-align: right;
  color: rgba(255,255,255,0.72);
}
.hero-image-photo {
  min-height: 390px;
  border: 1px solid rgba(255,255,255,0.1);
  position: relative;
  overflow: hidden;
  border-radius: var(--radius);
  box-shadow: var(--shadow);
}
.hero-image-photo img {
  width: 100%;
  height: 100%;
  min-height: 390px;
  object-fit: cover;
  filter: saturate(1.03);
}
.image-badge {
  position: absolute;
  bottom: 1.4rem;
  left: 1.4rem;
  padding: 0.75rem 1rem;
  border-radius: 999px;
  background: rgba(255,255,255,0.12);
  border: 1px solid rgba(255,255,255,0.1);
}

.stats-band {
  margin-top: -2rem;
  position: relative;
  z-index: 2;
}
.stats-grid {
  background: var(--surface);
  border: 1px solid var(--line);
  border-radius: 26px;
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1rem;
  padding: 1.5rem;
  box-shadow: var(--shadow);
}
.stats-grid article {
  padding: 1rem 1.2rem;
  border-right: 1px solid var(--line);
}
.stats-grid article:last-child { border-right: 0; }
.stat-value {
  display: block;
  font-family: 'Cormorant Garamond', serif;
  font-size: clamp(2rem, 4vw, 3rem);
  margin-bottom: 0.25rem;
}
.stat-label { color: var(--muted); }

.section { padding: 4.25rem 0; }
.section-divider {
  position: relative;
}
.section-divider::before {
  content: '';
  position: absolute;
  top: 0;
  left: 50%;
  transform: translateX(-50%);
  width: min(92%, 1180px);
  height: 1px;
  background: linear-gradient(90deg, transparent 0%, rgba(166,124,82,0.2) 12%, rgba(166,124,82,0.7) 50%, rgba(166,124,82,0.2) 88%, transparent 100%);
}
.section-heading h2 {
  font-size: clamp(2.6rem, 5vw, 4.2rem);
  max-width: 12ch;
}
.section-heading.centered {
  text-align: center;
  max-width: 800px;
  margin: 0 auto 2.5rem;
}
.section-heading.centered h2 { max-width: none; }
.section-grid {
  display: grid;
  grid-template-columns: 0.9fr 1.1fr;
  gap: 1.4rem 2.4rem;
}
.about-grid {
  grid-template-columns: 0.75fr 1.1fr 0.65fr;
  align-items: start;
}
.section-copy {
  display: grid;
  gap: 1.2rem;
  color: var(--muted);
  font-size: 1.04rem;
}

.cards-grid {
  display: grid;
  gap: 1.2rem;
}
.three-up { grid-template-columns: repeat(3, 1fr); }
.info-card, .process-card, .sales-grid article {
  background: var(--surface);
  border: 1px solid var(--line);
  padding: 1.6rem;
}
.info-card h3, .process-card h3, .sales-grid h3 {
  margin-bottom: 0.75rem;
  font-size: 1.2rem;
}
.info-card p, .process-card p, .sales-grid p, .sales-summary p { color: var(--muted); }

.listings-intro {
  display: grid;
  gap: 0.65rem;
  justify-items: center;
  text-align: center;
  margin: 0 auto 1.35rem;
}
.listings-intro .section-heading {
  margin: 0 auto;
}
.listings-intro .section-heading h2 {
  max-width: 20ch;
  font-size: clamp(2.35rem, 4vw, 3.3rem);
}
.sales-summary {
  display: none;
}
.sales-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1rem;
}
.listing-section {
  margin-top: 2rem;
}
.listing-section-header {
  margin-bottom: 1rem;
}
.listing-section-header h3 {
  font-family: 'Cormorant Garamond', serif;
  font-size: 2rem;
  line-height: 1.05;
}
.sale-photo-link {
  display: block;
  margin: -1.6rem -1.6rem 1.15rem;
  border-radius: 24px 24px 18px 18px;
  overflow: hidden;
  background: var(--surface-2);
}
.sale-photo-link img {
  width: 100%;
  height: 220px;
  object-fit: cover;
  transition: transform 0.35s ease;
}
.sale-photo-link:hover img {
  transform: scale(1.03);
}
.sale-meta {
  display: flex;
  justify-content: space-between;
  gap: 0.75rem;
  color: var(--muted);
  font-size: 0.94rem;
  margin-top: 0.9rem;
}
.sale-price {
  display: inline-block;
  margin-top: 0.75rem;
  color: var(--accent-deep);
  font-weight: 800;
}
.sale-link {
  display: inline-flex;
  margin-top: 1rem;
  font-weight: 700;
  color: var(--accent-deep);
}
.sale-link:hover {
  color: var(--ink);
}
.sale-mls {
  margin-top: 0.7rem;
  font-size: 0.9rem;
  color: var(--muted);
  letter-spacing: 0.04em;
}

.media {
  background: linear-gradient(180deg, rgba(255,255,255,0.55), rgba(255,255,255,0));
}
.media-grid {
  display: grid;
  grid-template-columns: 1.2fr 1fr 1fr;
  gap: 1rem;
}
.media-card-large { grid-row: span 2; }
.media-card {
  min-height: 240px;
}
.media-photo-wrap {
  position: relative;
  height: 100%;
  min-height: 240px;
  border-radius: var(--radius);
  overflow: hidden;
  border: 1px solid rgba(27,26,24,0.08);
  background: var(--surface-2);
}
.media-photo-wrap img {
  width: 100%;
  height: 100%;
  min-height: 240px;
  object-fit: cover;
}
.media-photo-wrap span {
  position: absolute;
  left: 1rem;
  bottom: 1rem;
  padding: 0.7rem 0.9rem;
  border-radius: 16px;
  background: rgba(255,255,255,0.82);
  font-weight: 600;
}

.process-layout {
  display: grid;
  grid-template-columns: 0.85fr 1.15fr;
  gap: 1.4rem;
  align-items: start;
}
.process-steps {
  display: grid;
  gap: 1rem;
}
.process-number {
  display: inline-block;
  color: var(--accent-deep);
  font-weight: 800;
  margin-bottom: 0.8rem;
}

.cta-panel {
  background: #1e1915;
  color: #fff;
  padding: 2rem;
  border: 1px solid rgba(255,255,255,0.08);
  display: grid;
  grid-template-columns: minmax(0, 0.9fr) minmax(0, 1.1fr);
  gap: 2rem;
  align-items: start;
}
.cta-panel p { color: rgba(255,255,255,0.72); }
.cta-copy {
  display: grid;
  gap: 0.5rem;
}
.firm-note {
  margin-top: 0.75rem;
  color: rgba(255,255,255,0.88) !important;
  font-weight: 700;
}
.firm-address {
  margin-top: 0.35rem;
  color: rgba(255,255,255,0.88) !important;
  font-size: 1.05rem;
  font-weight: 700;
}
.contact-list {
  display: grid;
  gap: 0.75rem;
  margin-top: 1.25rem;
}
.contact-list a {
  font-size: 1.05rem;
  font-weight: 700;
}
.inquiry-form {
  background: rgba(255,255,255,0.04);
  border: 1px solid rgba(255,255,255,0.08);
  border-radius: 24px;
  padding: 1.35rem;
}
.hidden-field {
  position: absolute;
  left: -9999px;
}
.form-grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 1rem;
}
.inquiry-form label {
  display: grid;
  gap: 0.45rem;
}
.inquiry-form label span {
  color: rgba(255,255,255,0.82);
  font-size: 0.9rem;
  font-weight: 600;
}
.inquiry-form input,
.inquiry-form select,
.inquiry-form textarea {
  width: 100%;
  border: 1px solid rgba(255,255,255,0.14);
  border-radius: 14px;
  background: rgba(255,255,255,0.08);
  color: #fff;
  padding: 0.9rem 1rem;
  font: inherit;
}
.inquiry-form input::placeholder,
.inquiry-form textarea::placeholder {
  color: rgba(255,255,255,0.45);
}
.inquiry-form select {
  color: #fff;
  background-color: rgba(255,255,255,0.08);
  color-scheme: dark;
}
.inquiry-form select option {
  background: #2b241d;
  color: #fff;
}
.inquiry-form textarea {
  resize: vertical;
  min-height: 140px;
}
.full-width {
  grid-column: 1 / -1;
}
.inquiry-submit {
  margin-top: 1rem;
  width: 100%;
}

.compliance-note {
  margin-top: 0.5rem;
  color: var(--muted);
  font-size: 0.95rem;
}
.bio-portrait {
  padding: 1rem;
  border-radius: 24px;
  border: 1px solid var(--line);
  background: linear-gradient(180deg, rgba(255,255,255,0.9), rgba(240,235,228,0.9));
  box-shadow: var(--shadow);
}
.bio-portrait img {
  width: 100%;
  aspect-ratio: 4 / 5;
  object-fit: cover;
  border-radius: 18px;
  margin-bottom: 1rem;
}
.bio-portrait-copy strong {
  display: block;
  margin-bottom: 0.35rem;
  font-size: 1.1rem;
}
.bio-portrait-copy p {
  color: var(--muted);
}

.site-footer {
  padding: 2rem 0 3rem;
  border-top: 1px solid var(--line);
  background: linear-gradient(180deg, rgba(255,255,255,0.55), rgba(240,235,228,0.9));
}
.site-footer p { color: var(--muted); }
.footer-inner-stacked {
  align-items: start;
}
.footer-compliance-box {
  max-width: 520px;
  padding: 1rem 1.1rem;
  border-radius: 20px;
  border: 1px solid var(--line);
  background: rgba(255,255,255,0.74);
}
.footer-note {
  max-width: 520px;
  text-align: right;
}
.footer-legal {
  margin-top: 0.65rem;
  font-size: 0.92rem;
  color: var(--muted);
}

.reveal {
  opacity: 0;
  transform: translateY(28px);
  transition: opacity 0.7s ease, transform 0.7s ease;
}
.reveal.visible {
  opacity: 1;
  transform: translateY(0);
}
.delay-1 { transition-delay: 0.1s; }
.delay-2 { transition-delay: 0.2s; }

@media (max-width: 960px) {
  .hero-shell,
  .section-grid,
  .process-layout,
  .listings-intro,
  .three-up,
  .sales-grid,
  .media-grid,
  .cta-panel,
  .footer-inner {
    grid-template-columns: 1fr;
    display: grid;
  }

  .hero-backdrop {
    min-height: auto;
  }

  .form-grid {
    grid-template-columns: 1fr;
  }

  .stats-grid { grid-template-columns: 1fr; }
  .stats-grid article { border-right: 0; border-bottom: 1px solid var(--line); }
  .stats-grid article:last-child { border-bottom: 0; }
  .media-card-large { grid-row: auto; }
  .contact-list, .footer-note { text-align: left; }
  .compliance-note { text-align: left; }

  .menu-toggle { display: block; }
  .nav-links {
    position: absolute;
    top: 82px;
    left: 0;
    right: 0;
    background: rgba(18, 16, 14, 0.96);
    border-bottom: 1px solid rgba(255,255,255,0.08);
    padding: 1rem 4%;
    display: none;
    flex-direction: column;
    align-items: flex-start;
  }
  .nav-links.open { display: flex; }
}

@media (max-width: 640px) {
  .hero { padding: 4.25rem 0 3.5rem; }
  .section { padding: 4.5rem 0; }
  .hero h1,
  .listings-intro .section-heading h2 { max-width: none; }
  .hero-stats-list li,
  .cta-panel {
    display: block;
  }

  .inquiry-form {
    padding: 1.1rem;
  }
  .about-grid {
    grid-template-columns: 1fr;
  }
  .hero-compliance-strip {
    gap: 0.5rem;
  }
  .hero-stats-list span { text-align: left; display: block; margin-top: 0.25rem; }
}