/* =================================================================
   XCHANGE PROPERTIES — editorial luxury estate house
   Display: Bodoni Moda · Body: Hanken Grotesk · Accent: brass/gold
   ================================================================= */
@import url('https://fonts.googleapis.com/css2?family=Italiana&family=Outfit:wght@300;400;500;600;700&display=swap');

:root{
  --paper:#F5F1E8;          /* warm ivory page */
  --paper-2:#FBF9F3;        /* lighter card */
  --bone:#EDE7DA;           /* sectional tint */
  --ink:#16140F;            /* near-black text */
  --ink-2:#3B362C;          /* soft ink */
  --muted:#7C7464;          /* captions */
  --line:#D9D1BF;           /* hairlines */
  --gold:#A8854E;           /* brass accent (from logo) */
  --gold-2:#C7A56A;         /* lighter brass */
  --gold-wash:#EFE6D2;      /* faint gold tint */
  --btn-cream:#f4e7cf;      /* button inner border / fill */
  --green:#2E4034;          /* deep secondary (sold/forest) */
  --white:#ffffff;
  --shadow:0 18px 50px -24px rgba(22,20,15,.40);
  --shadow-sm:0 8px 24px -16px rgba(22,20,15,.45);
  --r:4px;
  --maxw:1320px;
  --pad:clamp(20px,5vw,80px);
  --font-display:'Italiana',Georgia,serif;
  --font-sans:'Outfit',system-ui,sans-serif;
  --ease:cubic-bezier(.22,.61,.36,1);
}

*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{
  font-family:var(--font-sans);
  background:var(--paper);
  color:var(--ink);
  line-height:1.6;
  font-weight:400;
  overflow-x:clip;
  -webkit-font-smoothing:antialiased;
  font-feature-settings:"liga","kern";
}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
button{font-family:inherit;cursor:pointer;border:none;background:none}
::selection{background:var(--gold);color:#fff}

/* grain overlay for atmosphere */
body::before{
  content:"";position:fixed;inset:0;z-index:9999;pointer-events:none;opacity:.035;
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='160' height='160'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.85' numOctaves='3'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)'/%3E%3C/svg%3E");
}

/* ---------- typography ---------- */
.display{font-family:var(--font-display);font-weight:500;line-height:1.02;letter-spacing:-.01em}
h1,h2,h3{font-family:var(--font-display);font-weight:500;line-height:1.04;letter-spacing:-.012em}
.serif-italic{font-family:var(--font-display);font-style:italic;font-weight:500}
.eyebrow{
  font-family:var(--font-sans);font-size:.72rem;font-weight:600;letter-spacing:.28em;
  text-transform:uppercase;color:var(--gold);display:inline-flex;align-items:center;gap:.7em;
}
.eyebrow::before{content:"";width:26px;height:1px;background:var(--gold);display:inline-block}
.eyebrow.center::after{content:"";width:26px;height:1px;background:var(--gold);display:inline-block}
.eyebrow.center{justify-content:center}

.container{max-width:var(--maxw);margin:0 auto;padding-left:var(--pad);padding-right:var(--pad)}
.section{padding:clamp(64px,9vw,140px) 0}
.lead{font-size:clamp(1.05rem,1.6vw,1.3rem);color:var(--ink-2);font-weight:380;line-height:1.65}

/* ============ BUTTON SYSTEM — neo-brutalist hard-shadow + light sweep ============ */
@keyframes btnSweep{0%{left:-100%}100%{left:100%}}

.btn{
  position:relative;display:inline-flex;align-items:center;gap:12px;height:60px;padding:0 30px;box-sizing:border-box;
  font-family:var(--font-sans);font-weight:700;font-size:.78rem;letter-spacing:.13em;text-transform:uppercase;
  text-decoration:none;border-radius:0;overflow:hidden;cursor:pointer;white-space:nowrap;
  transition:transform .16s ease-out,box-shadow .16s ease-out,background .25s,color .25s,border-color .25s;
}
.btn::before{content:"";position:absolute;top:0;left:-100%;width:100%;height:100%;z-index:1;opacity:0;pointer-events:none;
  background:linear-gradient(90deg,transparent,rgba(255,255,255,.7),transparent)}
.btn:hover::before{opacity:1;animation:btnSweep 2s linear infinite}
.btn:active{transform:scale(.97)}
.btn>*{position:relative;z-index:2}
.btn .arrow{position:relative;z-index:2;font-size:1.15rem;line-height:1;transition:transform .3s cubic-bezier(.2,.8,.2,1)}
.btn:hover .arrow{transform:translateX(4px)}

/* PRIMARY — solid ink, cream inner border, gold offset shadow */
.btn-gold{background:var(--ink);color:#fff;border:3px solid var(--btn-cream);outline:3px solid var(--ink);box-shadow:6px 6px 0 var(--gold)}
.btn-gold:hover{transform:translate(-4px,-4px);box-shadow:10px 10px 0 var(--gold)}
.btn-gold:active{box-shadow:3px 3px 0 var(--gold)}

/* GHOST (light bg) — outline, fills ink on hover, gold shadow + arrow */
.btn-outline{background:transparent;color:var(--ink);border:3px solid var(--ink);box-shadow:6px 6px 0 var(--gold)}
.btn-outline::after{content:"\2192";position:relative;z-index:2;font-size:1.2rem;font-weight:600;transition:transform .3s cubic-bezier(.2,.8,.2,1)}
.btn-outline:hover{transform:translate(-4px,-4px);box-shadow:10px 10px 0 var(--gold);background:var(--ink);color:#fff}
.btn-outline:hover::after{transform:translateX(4px) rotate(-45deg)}
.btn-outline:active{box-shadow:3px 3px 0 var(--gold)}
.btn-outline:hover::before{background:linear-gradient(90deg,transparent,rgba(199,165,106,.5),transparent)}

/* GHOST (dark/hero bg) — cream outline, white text, fills cream on hover */
.btn-ghost-light{background:transparent;color:#fff;border:3px solid var(--btn-cream);box-shadow:6px 6px 0 var(--gold)}
.btn-ghost-light:hover{transform:translate(-4px,-4px);box-shadow:10px 10px 0 var(--gold);background:var(--btn-cream);color:var(--ink)}
.btn-ghost-light:active{box-shadow:3px 3px 0 var(--gold)}
.btn-ghost-light:hover .arrow{transform:translateX(4px) rotate(-45deg)}

.btn-block{width:100%;justify-content:center}

/* HERO SHOWPIECE — two-line solid CTA */
.btn-luxe{
  position:relative;display:inline-flex;align-items:center;gap:12px;height:70px;padding:0 32px;box-sizing:border-box;
  background:var(--ink);color:#fff;text-decoration:none;border:3px solid var(--btn-cream);outline:3px solid var(--ink);
  box-shadow:6px 6px 0 var(--gold);font-family:var(--font-sans);font-weight:700;border-radius:0;overflow:hidden;cursor:pointer;
  transition:transform .16s ease-out,box-shadow .16s ease-out;
}
.btn-luxe::before{content:"";position:absolute;top:0;left:-100%;width:100%;height:100%;z-index:1;opacity:0;pointer-events:none;
  background:linear-gradient(90deg,transparent,rgba(255,255,255,.7),transparent)}
.btn-luxe:hover::before{opacity:1;animation:btnSweep 2s linear infinite}
.btn-luxe:hover{transform:translate(-4px,-4px);box-shadow:10px 10px 0 var(--gold)}
.btn-luxe:active{transform:scale(.97);box-shadow:3px 3px 0 var(--gold)}
.btn-luxe__text{position:relative;z-index:2;display:flex;flex-direction:column;line-height:1.15;text-align:left}
.btn-luxe__top{font-size:10.5px;font-weight:600;letter-spacing:.18em;text-transform:uppercase;color:var(--gold-2);white-space:nowrap}
.btn-luxe__main{font-size:16px;font-weight:700;letter-spacing:.04em;text-transform:uppercase;color:#fff;white-space:nowrap}
.link-underline{position:relative;font-weight:600;font-size:.82rem;letter-spacing:.08em;text-transform:uppercase;color:var(--ink);padding-bottom:3px}
.link-underline::after{content:"";position:absolute;left:0;bottom:0;width:100%;height:1px;background:currentColor;transform:scaleX(.0);transform-origin:left;transition:transform .45s var(--ease)}
.link-underline:hover::after{transform:scaleX(1)}

/* ---------- top utility bar (luxury) ---------- */
.topbar{position:relative;z-index:202;background:linear-gradient(90deg,#100d08 0%,#1c1810 50%,#100d08 100%);color:#c9c1af;font-size:.74rem;letter-spacing:.05em}
.topbar::before{content:"";position:absolute;top:0;left:0;right:0;height:1px;background:linear-gradient(90deg,transparent,rgba(199,165,106,.45),transparent)}
.topbar::after{content:"";position:absolute;bottom:0;left:0;right:0;height:1px;background:linear-gradient(90deg,transparent,rgba(199,165,106,.55) 35%,rgba(199,165,106,.55) 65%,transparent)}
.topbar .container{display:flex;justify-content:space-between;align-items:center;height:46px;gap:1.2rem}
.t-left,.t-right{display:flex;align-items:center;gap:1.1rem}
.t-item{display:inline-flex;align-items:center;gap:.55em;color:#c9c1af;transition:color .3s}
.t-ic{display:flex;color:var(--gold-2);font-size:.92rem;transition:color .3s}
.t-item span:last-child{position:relative}
.t-item span:last-child::after{content:"";position:absolute;left:0;bottom:-3px;width:100%;height:1px;background:var(--gold-2);transform:scaleX(0);transform-origin:left;transition:transform .35s var(--ease)}
.t-item:hover{color:#fff}
.t-item:hover .t-ic{color:var(--gold)}
.t-item:hover span:last-child::after{transform:scaleX(1)}
.t-div{width:1px;height:13px;background:rgba(199,165,106,.32)}
.t-mid{display:flex;align-items:center;gap:.3em;font-family:var(--font-display);font-size:.86rem;letter-spacing:.12em;color:#b3a98f}
.t-mid .t-dia{color:var(--gold);font-size:.55rem;transform:translateY(-1px)}
.t-hours{display:inline-flex;align-items:center;gap:.5em;color:#a89e8a}
.t-hours .t-ic{color:var(--gold-2)}
.t-social{display:flex;gap:.45rem}
.t-social a{width:27px;height:27px;border:1px solid rgba(199,165,106,.3);border-radius:50%;display:flex;align-items:center;justify-content:center;color:#c9c1af;transition:.35s var(--ease)}
.t-social a:hover{background:linear-gradient(120deg,var(--gold),var(--gold-2));border-color:transparent;color:#fff;transform:translateY(-2px)}
.t-social svg{width:12px;height:12px;fill:currentColor}
@media(max-width:1080px){.hide-md{display:none}}
@media(max-width:760px){.topbar .hide-sm{display:none}.topbar{font-size:.7rem}.topbar .container{height:42px}.t-social a{width:24px;height:24px}}

/* ---------- header / nav ---------- */
.header{position:sticky;top:0;z-index:200;background:var(--paper);border-bottom:1px solid var(--line);transition:.4s var(--ease)}
.header.transparent{position:fixed;top:46px;left:0;right:0;background:transparent;border-color:transparent;color:#fff}
.header.transparent.scrolled{background:var(--paper);color:var(--ink);border-color:var(--line);box-shadow:var(--shadow-sm)}
body.hero-page .topbar{position:fixed;top:0;left:0;right:0;z-index:201}
@media(max-width:760px){.header.transparent{top:42px}}
.nav{display:grid;grid-template-columns:1fr auto 1fr;align-items:center;height:118px;gap:1rem}
.nav-links{justify-self:start}
.nav-logo{justify-self:center}
.nav-cta{justify-self:end}
.nav-logo img{height:92px;width:auto;transition:.4s}
.header.transparent:not(.scrolled) .nav-logo .logo-dark{display:none}
.header.transparent:not(.scrolled) .nav-logo .logo-light{display:block;filter:drop-shadow(0 3px 14px rgba(0,0,0,.55))}
.nav-logo .logo-light{display:none}
.nav-links{display:flex;gap:1.7rem;align-items:center}
.nav-links a{font-size:.8rem;font-weight:500;letter-spacing:.04em;position:relative;padding:6px 0;transition:.3s;white-space:nowrap}
.nav-links a::after{content:"";position:absolute;left:0;bottom:0;height:1px;width:100%;background:currentColor;transform:scaleX(0);transform-origin:left;transition:transform .4s var(--ease)}
.nav-links a:hover::after,.nav-links a.active::after{transform:scaleX(1)}
/* About dropdown */
.nav-drop{position:relative;display:flex;align-items:center}
.nav-drop>a{display:inline-flex;align-items:center;gap:.35em;font-size:.8rem;font-weight:500;letter-spacing:.04em;white-space:nowrap;position:relative;padding:6px 0}
.nav-drop>a::after{content:"";position:absolute;left:0;bottom:0;height:1px;width:100%;background:currentColor;transform:scaleX(0);transform-origin:left;transition:transform .4s var(--ease)}
.nav-drop:hover>a::after,.nav-drop>a.active::after{transform:scaleX(1)}
.nd-caret{font-size:.55em;transition:transform .3s var(--ease)}
.nav-drop:hover .nd-caret{transform:rotate(180deg)}
.nav-drop-menu{position:absolute;top:100%;left:50%;transform:translateX(-50%);padding-top:16px;opacity:0;visibility:hidden;transition:opacity .3s var(--ease),visibility .3s;z-index:60}
.nav-drop:hover .nav-drop-menu{opacity:1;visibility:visible}
.ndm-inner{position:relative;min-width:320px;border-radius:7px;overflow:hidden;transform:translateY(10px);transition:transform .4s var(--ease);
  background:linear-gradient(165deg,#211b12 0%,#14110a 60%,#0f0c07 100%);border:1px solid rgba(199,165,106,.3);
  box-shadow:0 36px 80px -34px rgba(0,0,0,.85),0 2px 0 rgba(255,255,255,.03) inset}
.nav-drop:hover .ndm-inner{transform:translateY(0)}
/* property-types dropdown (dark card to match the About menu) */
.nav-drop-menu--types{left:0;transform:none;padding-top:18px}
.nav-drop-menu--types .ndm-types{min-width:248px;border-radius:9px;overflow:hidden;padding:8px;transform:translateY(10px);transition:transform .4s var(--ease);
  background:linear-gradient(165deg,#211b12 0%,#14110a 60%,#0f0c07 100%);border:1px solid rgba(199,165,106,.3);box-shadow:0 36px 80px -34px rgba(0,0,0,.85)}
.nav-drop:hover .nav-drop-menu--types .ndm-types{transform:translateY(0)}
.ndm-types a{display:block;padding:10px 16px;border-radius:7px;font-size:.82rem;font-weight:500;color:rgba(245,241,232,.82);letter-spacing:.02em;transition:background .2s,color .2s}
.ndm-types a:hover{background:rgba(199,165,106,.16);color:#fff}
.ndm-types a:first-child{color:var(--gold-2);font-weight:700}
.ndm-inner::before{content:"";position:absolute;top:0;left:0;right:0;height:2px;z-index:3;background:linear-gradient(90deg,transparent,var(--gold) 30%,var(--gold-2) 50%,var(--gold) 70%,transparent)}
.ndm-mono{position:absolute;right:-14px;bottom:-44px;z-index:0;font-family:var(--font-display);font-size:9rem;line-height:1;color:rgba(199,165,106,.07);pointer-events:none;user-select:none}
.ndm-inner .ndm-feature{position:relative;z-index:2;display:grid;grid-template-columns:1fr auto;align-items:center;gap:0 18px;padding:24px 26px;text-decoration:none;font-size:1rem;font-weight:400;letter-spacing:0}
.ndm-inner .ndm-feature::after{content:"";position:absolute;top:0;left:-110%;width:55%;height:100%;z-index:-1;pointer-events:none;opacity:0;transform:skewX(-18deg);transform-origin:center;
  background:linear-gradient(100deg,transparent,rgba(199,165,106,.16),transparent)}
.nav-drop:hover .ndm-inner .ndm-feature::after{opacity:1;animation:btnSweep 2.4s linear .15s infinite}
.ndm-eyebrow{grid-column:1;display:inline-flex;align-items:center;gap:10px;font-family:var(--font-sans);font-size:.6rem;letter-spacing:.26em;text-transform:uppercase;color:var(--gold-2);font-weight:600}
.ndm-line{width:22px;height:1px;background:var(--gold)}
.ndm-title{grid-column:1;font-family:var(--font-display);font-size:1.85rem;color:var(--btn-cream);line-height:1;margin-top:10px;transition:color .35s var(--ease)}
.ndm-sub{grid-column:1;font-family:var(--font-sans);font-size:.78rem;line-height:1.5;color:#9a907c;margin-top:9px;max-width:26ch;white-space:normal}
.ndm-go{grid-column:2;grid-row:1/4;width:46px;height:46px;border-radius:50%;border:1px solid rgba(199,165,106,.45);display:flex;align-items:center;justify-content:center;color:var(--gold-2);font-size:1.15rem;transition:.45s var(--ease)}
.ndm-feature:hover .ndm-go{background:linear-gradient(120deg,var(--gold),var(--gold-2));border-color:transparent;color:#fff;transform:translateX(4px)}
.ndm-feature:hover .ndm-title{color:#fff}
.nav-cta{display:flex;align-items:center;gap:1rem}
.nav-portal{display:inline-flex;align-items:center;height:48px;padding:0 18px;font-size:.7rem;font-weight:800;letter-spacing:.14em;text-transform:uppercase;color:var(--ink);background:var(--btn-cream);border:2px solid var(--ink);box-shadow:4px 4px 0 var(--gold);white-space:nowrap;transition:transform .3s var(--ease),box-shadow .3s var(--ease)}
.nav-portal:hover{transform:translate(-3px,-3px);box-shadow:7px 7px 0 var(--gold);color:var(--ink)}
.nav-portal:active{box-shadow:2px 2px 0 var(--gold);transform:translate(0,0)}
.header.transparent:not(.scrolled) .nav-portal{background:transparent;color:#fff;border-color:var(--btn-cream)}
@media(max-width:980px){.nav-portal{display:none}}
/* compact brutalist nav button */
.nav-cta .btn-outline{height:48px;padding:0 22px;font-size:.7rem;letter-spacing:.14em;box-shadow:4px 4px 0 var(--gold)}
.nav-cta .btn-outline::after{display:none}
.nav-cta .btn-outline:hover{transform:translate(-3px,-3px);box-shadow:7px 7px 0 var(--gold)}
.header.transparent:not(.scrolled) .nav-cta .btn-outline{border-color:var(--btn-cream);color:#fff}
.header.transparent:not(.scrolled) .nav-cta .btn-outline:hover{background:var(--btn-cream);color:var(--ink)}
/* ---------- HAMBURGER ---------- */
.hamburger{display:none;position:relative;align-items:center;gap:10px;border:0;background:transparent;padding:0;cursor:pointer}
.hamburger__box{position:relative;width:40px;height:40px;border:2px solid var(--ink);background:transparent;box-shadow:4px 4px 0 var(--gold);display:grid;place-items:center;transition:transform .2s ease,box-shadow .2s ease,background-color .25s ease}
.hamburger:hover .hamburger__box{transform:translate(-2px,-2px);box-shadow:6px 6px 0 var(--gold);background:var(--ink)}
.hamburger:hover .hamburger__line{background:var(--gold-2)}
.hamburger__line{position:absolute;left:50%;width:18px;height:2px;background:var(--ink);transform-origin:center;transition:transform .35s cubic-bezier(.65,0,.35,1),top .25s ease,background-color .25s ease}
.hamburger__line--top{top:13px;transform:translateX(-50%)}
.hamburger__line--bot{top:24px;transform:translateX(-50%)}
.hamburger.is-open .hamburger__line--top{top:18px;transform:translateX(-50%) rotate(45deg)}
.hamburger.is-open .hamburger__line--bot{top:18px;transform:translateX(-50%) rotate(-45deg)}
.hamburger.is-open .hamburger__box{background:var(--ink)}
.hamburger.is-open .hamburger__line{background:var(--gold-2)}
.hamburger__label{font-family:var(--font-sans);font-size:10px;font-weight:700;letter-spacing:.26em;text-transform:uppercase;color:var(--ink)}
/* light over hero */
.header.transparent:not(.scrolled) .hamburger__box{border-color:var(--btn-cream)}
.header.transparent:not(.scrolled) .hamburger__line{background:var(--btn-cream)}
.header.transparent:not(.scrolled) .hamburger__label{color:#fff}

/* ---------- SLIDE-IN OVERLAY ---------- */
.mobile-menu{position:fixed;inset:0;z-index:400;display:flex;flex-direction:column;background:linear-gradient(180deg,#14110b 0%,#221c12 100%);visibility:hidden;pointer-events:none;transform:translateX(100%);transition:transform .5s cubic-bezier(.7,0,.2,1),visibility 0s linear .5s;overflow-y:auto;-webkit-overflow-scrolling:touch}
.mobile-menu.is-open{visibility:visible;pointer-events:auto;transform:translateX(0);transition:transform .55s cubic-bezier(.2,.8,.2,1),visibility 0s linear 0s}
.mobile-menu__bg{position:fixed;inset:0;z-index:0;pointer-events:none;opacity:0;transition:opacity .4s ease;background:radial-gradient(60% 50% at 10% 5%,rgba(168,133,78,.22),transparent 65%),radial-gradient(60% 60% at 95% 95%,rgba(168,133,78,.15),transparent 65%)}
.mobile-menu.is-open .mobile-menu__bg{opacity:1}
.mobile-menu__monogram{position:fixed;top:50%;left:50%;transform:translate(-50%,-50%);z-index:0;font-family:var(--font-display);font-weight:400;font-size:64vw;line-height:.85;color:rgba(199,165,106,.06);pointer-events:none;user-select:none;opacity:0;transition:opacity .4s ease}
.mobile-menu.is-open .mobile-menu__monogram{opacity:1}
.mobile-menu__top{position:relative;z-index:2;display:flex;justify-content:space-between;align-items:center;padding:18px var(--pad) 16px;border-bottom:1px solid rgba(199,165,106,.18)}
.mobile-menu__brand img{height:54px;display:block}
.mobile-menu__close{display:inline-flex;align-items:center;gap:10px;background:transparent;border:0;padding:0;cursor:pointer}
.mobile-menu__close-label{font-family:var(--font-sans);font-size:10px;font-weight:700;letter-spacing:.26em;text-transform:uppercase;color:var(--gold-2)}
.mobile-menu__close-mark{position:relative;width:36px;height:36px;border:1.5px solid var(--gold-2);display:grid;place-items:center;transition:transform .25s ease,background-color .25s ease}
.mobile-menu__close:hover .mobile-menu__close-mark{background:var(--gold);transform:rotate(90deg)}
.mobile-menu__close-mark span{position:absolute;left:50%;top:50%;width:16px;height:2px;background:var(--gold-2);transform-origin:center;transition:background-color .25s}
.mobile-menu__close:hover .mobile-menu__close-mark span{background:var(--ink)}
.mobile-menu__close-mark span:nth-child(1){transform:translate(-50%,-50%) rotate(45deg)}
.mobile-menu__close-mark span:nth-child(2){transform:translate(-50%,-50%) rotate(-45deg)}
.mobile-menu__inner{position:relative;z-index:1;padding:34px var(--pad) 50px;display:flex;flex-direction:column;gap:28px;flex:1}
.mobile-menu__eyebrow{display:inline-flex;align-items:center;gap:12px;font-family:var(--font-sans);font-size:10.5px;font-weight:600;letter-spacing:.28em;text-transform:uppercase;color:var(--gold-2);opacity:0;transform:translateY(10px);transition:opacity .5s ease .1s,transform .55s cubic-bezier(.2,.8,.2,1) .1s}
.mobile-menu__eyebrow-line{width:28px;height:1.5px;background:var(--gold)}
.mobile-menu.is-open .mobile-menu__eyebrow{opacity:1;transform:translateY(0)}
.mobile-menu__nav{display:flex;flex-direction:column}
.mob-link{display:grid;grid-template-columns:auto 1fr auto;align-items:baseline;gap:18px;padding:15px 0;border-bottom:1px solid rgba(199,165,106,.18);text-decoration:none;opacity:0;transform:translateY(16px);transition:opacity .55s ease var(--mob-delay),transform .65s cubic-bezier(.2,.8,.2,1) var(--mob-delay),background-color .25s ease,padding .25s ease}
.mobile-menu.is-open .mob-link{opacity:1;transform:translateY(0)}
.mob-link:hover,.mob-link.active{background:rgba(199,165,106,.07);padding-left:10px;padding-right:10px}
.mob-link__num{font-family:var(--font-sans);font-weight:700;font-size:14px;letter-spacing:.05em;color:var(--gold-2);opacity:.75;min-width:30px}
.mob-link__text{font-family:var(--font-display);font-weight:400;font-size:40px;line-height:1;letter-spacing:-.01em;color:var(--btn-cream)}
.mob-link__arrow{font-size:18px;color:var(--gold-2);transition:transform .3s ease}
.mob-link:hover .mob-link__arrow{transform:translate(3px,-3px)}
.mobile-menu__foot{display:flex;flex-direction:column;gap:16px;padding-top:20px;margin-top:auto;border-top:1px solid rgba(199,165,106,.18);opacity:0;transform:translateY(16px);transition:opacity .55s ease .5s,transform .65s cubic-bezier(.2,.8,.2,1) .5s}
.mobile-menu.is-open .mobile-menu__foot{opacity:1;transform:translateY(0)}
.mobile-menu__phone{display:flex;flex-direction:column;gap:4px;text-decoration:none}
.mobile-menu__phone-label{font-family:var(--font-sans);font-size:10px;font-weight:600;letter-spacing:.28em;text-transform:uppercase;color:var(--gold-2)}
.mobile-menu__phone strong{font-family:var(--font-display);font-weight:400;font-size:30px;letter-spacing:-.01em;color:var(--btn-cream)}
.mobile-menu__foot .btn-luxe{width:100%;justify-content:center;height:64px}
body.menu-open{overflow:hidden}

/* ---------- FLOATING BOTTOM CTA (mobile) ---------- */
.mobile-cta{display:none;position:fixed;bottom:calc(16px + env(safe-area-inset-bottom));right:16px;left:auto;transform:translateY(24px);z-index:150;opacity:0;visibility:hidden;pointer-events:none;transition:opacity .35s ease,transform .4s cubic-bezier(.2,.8,.2,1),visibility 0s linear .35s}
.mobile-cta.is-visible{opacity:1;visibility:visible;transform:translateY(0);pointer-events:auto;transition:opacity .35s ease,transform .4s cubic-bezier(.2,.8,.2,1),visibility 0s linear 0s}
.mobile-cta .btn-luxe{height:58px;padding:0 28px;box-shadow:5px 5px 0 var(--gold)}

@media(max-width:1080px){
  .nav{display:flex;justify-content:space-between;height:100px}
  .nav-logo{justify-self:auto}
  .nav-logo img{height:84px}
  .nav-links{display:none}
  .nav-cta .btn-outline{display:none}
  .hamburger{display:inline-flex}
}
@media(max-width:560px){
  .nav{height:86px}
  .nav-logo img{height:70px}
}
@media(max-width:720px){
  .mobile-cta{display:block}
}

/* ===================================================================
   HERO
   =================================================================== */
.hero{position:relative;min-height:100svh;display:flex;color:#fff;overflow:hidden}
.hero-media{position:absolute;inset:0;z-index:-2;background:#15140f}
.hero-media video,.hero-media img{width:100%;height:100%;object-fit:cover}
.hero-media video{animation:heroZoom 22s var(--ease) forwards}
@keyframes heroZoom{from{transform:scale(1.08)}to{transform:scale(1)}}
/* layered scrim: darker at very top (logo legibility) + bottom (text) */
.hero::after{content:"";position:absolute;inset:0;z-index:-1;background:
  linear-gradient(180deg,rgba(13,11,7,.82) 0%,rgba(13,11,7,.55) 22%,rgba(13,11,7,.45) 45%,rgba(13,11,7,.60) 70%,rgba(13,11,7,.92) 100%),
  radial-gradient(120% 80% at 15% 100%,rgba(13,11,7,.5),transparent 62%),
  linear-gradient(0deg,rgba(13,11,7,.28),rgba(13,11,7,.28))}
.hero-inner{width:100%;display:flex;flex-direction:column;justify-content:flex-end;
  padding-top:clamp(168px,20vh,200px);padding-bottom:clamp(48px,7vh,84px);gap:clamp(1.4rem,3vh,2.4rem)}
.hero .eyebrow{margin-bottom:.4rem}
.hero h1{font-size:clamp(2.5rem,5.6vw,5.3rem);font-weight:500;letter-spacing:-.015em;max-width:15ch;line-height:1.04;
  text-shadow:0 2px 40px rgba(0,0,0,.35)}
.hero h1 em{font-style:italic;color:var(--gold-2)}
.hero-sub{max-width:44ch;font-size:clamp(.98rem,1.25vw,1.16rem);color:rgba(255,255,255,.9);font-weight:380;line-height:1.65;margin-top:.2rem}
.hero-cta-row{display:flex;gap:1rem;flex-wrap:wrap;align-items:stretch}
.hero-cta-row>a{height:56px;min-width:248px;padding-left:22px;padding-right:22px;box-sizing:border-box}
.hero-cta-row .btn-luxe__main{font-size:14px}
.hero-cta-row .btn-luxe__top{font-size:9.5px}
.hero-cta-row .btn-ghost-light{justify-content:center;gap:14px;font-size:.72rem}
@media(max-width:560px){
  .hero-cta-row{justify-content:flex-start}
  .hero-cta-row>a{min-width:0;width:auto;justify-content:flex-start}
  .hero-cta-row .btn-ghost-light{justify-content:flex-start;gap:14px}
}
.hero-scroll{position:absolute;right:var(--pad);bottom:40px;display:flex;flex-direction:column;align-items:center;gap:10px;font-size:.66rem;letter-spacing:.25em;text-transform:uppercase;writing-mode:vertical-rl;color:rgba(255,255,255,.7)}
.hero-scroll .ln{width:1px;height:54px;background:rgba(255,255,255,.5);position:relative;overflow:hidden}
.hero-scroll .ln::after{content:"";position:absolute;top:-100%;left:0;width:100%;height:100%;background:var(--gold-2);animation:scrollLn 2.2s infinite}
@keyframes scrollLn{to{top:100%}}
@media(max-width:760px){.hero-scroll{display:none}}

/* search strip — sits just below the hero */
.search-strip{position:relative;z-index:6;background:var(--paper);padding:clamp(36px,5vw,62px) 0 clamp(24px,3vw,36px)}
.search-strip .hero-search{margin:0 auto}

/* ===== premium dark search console ===== */
.hero-search{position:relative;max-width:1180px;padding:13px;border-radius:12px;overflow:visible;color:#fff;
  background:linear-gradient(180deg,#1e1910 0%,#100d08 100%);border:1px solid rgba(199,165,106,.32);
  box-shadow:0 54px 110px -46px rgba(0,0,0,.6),0 1px 0 rgba(255,255,255,.04) inset}
.hero-search::before{content:"";position:absolute;top:-1px;left:26px;right:26px;height:2px;border-radius:2px;
  background:linear-gradient(90deg,transparent,var(--gold) 30%,var(--gold-2) 50%,var(--gold) 70%,transparent)}
.hs-tag{display:flex;align-items:center;gap:.75em;padding:.4rem .7rem .9rem;font-size:.62rem;letter-spacing:.34em;text-transform:uppercase;color:var(--gold-2);font-weight:600}
.hs-tag::before{content:"";width:6px;height:6px;border-radius:50%;background:var(--gold);box-shadow:0 0 0 3px rgba(199,165,106,.22)}
.hs-grid{display:grid;grid-template-columns:repeat(4,1fr) auto;align-items:stretch;gap:0}
.hero-search .hs-field{position:relative;display:flex;align-items:center;gap:.9rem;padding:.95rem 1.5rem;border-radius:6px;transition:background .35s var(--ease)}
.hero-search .hs-field:not(:nth-of-type(4))::after{content:"";position:absolute;right:0;top:16%;height:68%;width:1px;background:linear-gradient(180deg,transparent,rgba(199,165,106,.32),transparent)}
.hero-search .hs-field:hover{background:rgba(199,165,106,.06)}
.hero-search .hs-ic{color:var(--gold-2);font-size:1.25rem;display:flex;flex-shrink:0}
.hero-search .hs-col{display:flex;flex-direction:column;gap:4px;flex:1;min-width:0}
.hero-search label{font-size:.58rem;letter-spacing:.2em;text-transform:uppercase;color:#8f8570;font-weight:600}
.hero-search select{appearance:none;-webkit-appearance:none;border:none;background-color:transparent;font-family:var(--font-sans);font-size:1.06rem;color:#fff;font-weight:500;outline:none;cursor:pointer;width:100%;padding-right:1.4rem;
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='14' height='14' viewBox='0 0 24 24' fill='none' stroke='%23C7A56A' stroke-width='2.4' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpath d='M6 9l6 6 6-6'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right .1rem center}
.hero-search select option{color:#16140f}
/* brutalist search button */
.hs-submit{position:relative;align-self:stretch;margin:3px 3px 3px 12px;display:flex;align-items:center;justify-content:center;gap:.65em;padding:0 2.6rem;min-width:160px;overflow:hidden;cursor:pointer;border-radius:0;
  background:transparent;color:var(--btn-cream);border:2px solid var(--btn-cream);box-shadow:5px 5px 0 var(--gold);
  font-family:var(--font-sans);font-weight:700;font-size:.78rem;letter-spacing:.2em;text-transform:uppercase;
  transition:transform .16s ease-out,box-shadow .16s ease-out,background .25s,color .25s}
.hs-submit::before{content:"";position:absolute;top:0;left:-100%;width:60%;height:100%;z-index:1;pointer-events:none;opacity:0;background:linear-gradient(100deg,transparent,rgba(255,255,255,.6),transparent);transform:skewX(-18deg)}
.hs-submit:hover::before{opacity:1;animation:btnSweep 1.9s linear infinite}
.hs-submit [data-ic]{font-size:1.05rem;display:flex;position:relative;z-index:2}
.hs-submit:hover{background:var(--btn-cream);color:var(--ink);transform:translate(-3px,-3px);box-shadow:8px 8px 0 var(--gold)}
@media(max-width:860px){
  .hs-grid{grid-template-columns:1fr 1fr;gap:4px}
  .hero-search .hs-field::after{display:none}
  .hs-submit{grid-column:span 2;margin:9px 3px 3px;padding:1.05rem;min-width:0}
}

/* ===== custom premium dropdown ===== */
.xselect{position:relative;width:100%}
.xselect__native{position:absolute;width:1px;height:1px;opacity:0;pointer-events:none;left:0;top:0;margin:0;padding:0}
.xselect__trigger{display:flex;align-items:center;justify-content:space-between;gap:.6rem;width:100%;background:none;border:none;cursor:pointer;padding:0;font-family:var(--font-sans);font-size:1.06rem;color:#fff;font-weight:500;text-align:left;line-height:1.3}
.xselect__value{overflow:hidden;text-overflow:ellipsis;white-space:nowrap}
.xselect__caret{color:var(--gold-2);font-size:.7rem;flex-shrink:0;transition:transform .3s var(--ease)}
.xselect.open .xselect__caret{transform:rotate(180deg)}
.xselect__panel{position:absolute;top:calc(100% + 16px);left:-1.5rem;min-width:calc(100% + 3rem);z-index:90;
  background:linear-gradient(180deg,#241d13,#13100a);border:1px solid rgba(199,165,106,.34);border-radius:9px;
  box-shadow:0 34px 74px -28px rgba(0,0,0,.88);padding:.45rem;opacity:0;visibility:hidden;transform:translateY(10px) scale(.98);transform-origin:top;
  transition:opacity .26s var(--ease),transform .26s var(--ease),visibility .26s}
.xselect__panel::before{content:"";position:absolute;top:-1px;left:18px;right:18px;height:2px;border-radius:2px;background:linear-gradient(90deg,transparent,var(--gold),var(--gold-2),transparent)}
.xselect.open .xselect__panel{opacity:1;visibility:visible;transform:translateY(0) scale(1)}
.xselect__inner{max-height:300px;overflow-y:auto;display:flex;flex-direction:column;gap:1px}
.xselect__opt{display:flex;align-items:center;width:100%;text-align:left;background:none;border:none;cursor:pointer;
  font-family:var(--font-sans);font-size:.95rem;color:#c5baa3;padding:.66rem 1rem;border-radius:6px;transition:background .2s var(--ease),color .2s var(--ease),padding .2s var(--ease);position:relative}
.xselect__opt:hover{background:rgba(199,165,106,.13);color:#fff;padding-left:1.35rem}
.xselect__opt.is-active{color:var(--ink);background:linear-gradient(120deg,var(--gold),var(--gold-2));font-weight:600}
.xselect__inner::-webkit-scrollbar{width:6px}
.xselect__inner::-webkit-scrollbar-thumb{background:rgba(199,165,106,.4);border-radius:3px}
.xselect__inner::-webkit-scrollbar-track{background:transparent}

/* ===================================================================
   INTRO + STATS
   =================================================================== */
/* editorial intro */
/* two-column split (used on Sell & About) */
.intro-grid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(2.4rem,5vw,4.5rem);align-items:center}
.intro-grid h2{font-weight:400}
.intro-grid h2 em{font-style:italic;color:var(--gold)}
@media(max-width:860px){.intro-grid{grid-template-columns:1fr;gap:2.6rem}}

.intro-section{position:relative;overflow:hidden}
.intro-watermark{position:absolute;top:-2rem;right:-1.5rem;font-family:var(--font-display);font-size:clamp(11rem,28vw,30rem);line-height:.8;color:rgba(168,133,78,.055);pointer-events:none;user-select:none;z-index:0}
.intro-editorial{position:relative;z-index:1;display:grid;grid-template-columns:.82fr 1.18fr;gap:clamp(2.5rem,6vw,6rem);align-items:center}
.intro-visual{position:relative;padding:20px 20px 0 0}
.intro-frame{position:relative;z-index:2;border-radius:5px;overflow:hidden;box-shadow:var(--shadow)}
.intro-frame img{width:100%;aspect-ratio:4/4.7;object-fit:cover;display:block;transition:transform 1.1s var(--ease)}
.intro-visual:hover .intro-frame img{transform:scale(1.06)}
.intro-visual::before{content:"";position:absolute;top:0;right:0;width:calc(100% - 20px);height:calc(100% - 20px);border:1.5px solid var(--gold);border-radius:5px;z-index:1}
.intro-vlabel{position:absolute;top:50%;left:-2.4rem;transform:translateY(-50%) rotate(-90deg);transform-origin:center;font-family:var(--font-sans);font-size:.62rem;letter-spacing:.3em;text-transform:uppercase;color:var(--muted);white-space:nowrap;z-index:3}
.intro-badge{position:absolute;left:-16px;bottom:26px;z-index:4;background:var(--ink);color:var(--paper);padding:.95rem 1.3rem;box-shadow:6px 6px 0 var(--gold);display:flex;flex-direction:column;text-align:center}
.intro-badge .ib-top{font-family:var(--font-sans);font-size:.55rem;letter-spacing:.24em;text-transform:uppercase;color:var(--gold-2);font-weight:600}
.intro-badge .ib-year{font-family:var(--font-display);font-size:1.95rem;line-height:1;color:#fff;margin-top:3px}
.intro-copy .eyebrow{margin-bottom:1.1rem}
.intro-copy h2{font-size:clamp(2.2rem,4.4vw,3.9rem);font-weight:400;line-height:1.04;letter-spacing:-.01em}
.intro-copy h2 em{font-style:italic;color:var(--gold)}
.intro-copy .lead{margin-top:1.5rem}
.intro-actions{display:flex;gap:1rem;flex-wrap:wrap;margin-top:2.3rem}
@media(max-width:860px){.intro-editorial{grid-template-columns:1fr;gap:2.6rem}.intro-vlabel{display:none}.intro-watermark{font-size:42vw}.intro-visual{max-width:420px}}

/* premium animated stats */
.stats{display:grid;grid-template-columns:repeat(4,1fr);gap:0;border-top:1px solid var(--line);margin-top:clamp(3.5rem,7vw,6rem)}
.stat{position:relative;padding:clamp(2rem,3.5vw,3.1rem) 1.4rem;text-align:center;border-right:1px solid var(--line);transition:background .4s var(--ease)}
.stat:last-child{border-right:none}
.stat::before{content:"";position:absolute;top:-1px;left:0;width:0;height:2px;background:linear-gradient(90deg,var(--gold),var(--gold-2));transition:width .9s var(--ease)}
.stat.in::before{width:100%}
.stat:hover{background:var(--bone)}
.stat-n{font-family:var(--font-display);font-size:clamp(2.9rem,5vw,4.7rem);font-weight:400;line-height:1;color:var(--ink);font-feature-settings:"tnum"}
.stat-l{font-size:.68rem;letter-spacing:.18em;text-transform:uppercase;color:var(--muted);margin-top:1rem;font-weight:600}
@media(max-width:760px){.stats{grid-template-columns:1fr 1fr}.stat:nth-child(2){border-right:none}.stat:nth-child(-n+2){border-bottom:1px solid var(--line)}}

/* ---------- section heading ---------- */
.sec-head{display:flex;justify-content:space-between;align-items:flex-end;gap:2rem;margin-bottom:clamp(2.4rem,4vw,3.6rem)}
.sec-head h2{font-size:clamp(2rem,4.4vw,3.6rem);font-weight:500;max-width:16ch}
.sec-head h2 em{font-style:italic;color:var(--gold)}
.sec-head .eyebrow{margin-bottom:1rem}
@media(max-width:760px){.sec-head{flex-direction:column;align-items:flex-start;gap:1.2rem}}

/* ===================================================================
   PROPERTY CARDS
   =================================================================== */
.prop-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(1.2rem,2.4vw,2.2rem)}
@media(max-width:980px){.prop-grid{grid-template-columns:repeat(2,1fr)}}
@media(max-width:600px){.prop-grid{grid-template-columns:1fr}}

.card{position:relative;display:flex;flex-direction:column;background:#fff;border:1px solid rgba(0,0,0,0);border-radius:12px;overflow:hidden;
  box-shadow:0 1px 2px rgba(22,20,15,.04),0 20px 44px -30px rgba(22,20,15,.32);
  transition:transform .55s var(--ease),box-shadow .55s var(--ease),border-color .55s var(--ease)}
.card:hover{transform:translateY(-10px);box-shadow:0 46px 80px -34px rgba(22,20,15,.5);border-color:rgba(199,165,106,.5)}
.card-media{display:block;position:relative;aspect-ratio:16/11;overflow:hidden;background:var(--bone)}
.card-media img{width:100%;height:100%;object-fit:cover;transition:transform 1s var(--ease)}
.card:hover .card-media img{transform:scale(1.06)}
.card-status{position:absolute;z-index:2;top:16px;left:16px;font-size:.58rem;letter-spacing:.18em;text-transform:uppercase;font-weight:700;padding:.6em 1.1em;border-radius:40px;background:rgba(251,249,243,.94);color:var(--ink);box-shadow:0 6px 16px -8px rgba(0,0,0,.4)}
.card-status.sold{background:rgba(22,20,15,.9);color:#fff}
.card-status.for-sale{background:linear-gradient(120deg,var(--gold),var(--gold-2));color:#fff}
.card-status.under-offer{background:var(--green);color:#fff}
.card-view{position:absolute;z-index:2;right:16px;bottom:16px;width:48px;height:48px;border-radius:50%;display:flex;align-items:center;justify-content:center;font-size:1.25rem;color:var(--ink);background:#fff;box-shadow:0 10px 24px -10px rgba(0,0,0,.5);opacity:0;transform:translateY(12px) scale(.85);transition:.5s var(--ease)}
.card:hover .card-view{opacity:1;transform:translateY(0) scale(1);background:linear-gradient(120deg,var(--gold),var(--gold-2));color:#fff}
.card-body{padding:1.6rem 1.7rem 1.7rem;display:flex;flex-direction:column;flex:1}
.card-head{display:block;color:inherit}
.card-type{display:block;font-size:.6rem;letter-spacing:.22em;text-transform:uppercase;color:var(--gold);font-weight:600;margin-bottom:.85rem}
.card-price{font-family:var(--font-display);font-size:2.1rem;font-weight:700;letter-spacing:.01em;line-height:1;color:var(--ink);font-feature-settings:"tnum"}
.card-addr{font-size:.96rem;color:var(--ink-2);margin-top:.7rem;font-weight:400;line-height:1.5;min-height:2.9em;display:-webkit-box;-webkit-line-clamp:2;-webkit-box-orient:vertical;overflow:hidden}
.agent-info .a-area svg{color:var(--gold);font-size:1rem}
.ah-meta svg{color:var(--gold-2);font-size:1rem}
.topbar svg{font-size:.85rem;opacity:.85}
.card-specs{display:flex;align-items:center;gap:1.4rem;margin-top:1.4rem;padding-top:1.4rem;border-top:1px solid var(--line);font-size:.82rem;color:var(--muted);font-weight:500;min-height:24px}
.card-specs span{display:flex;align-items:center;gap:.45em}
.card-specs b{color:var(--ink);font-weight:600;font-size:.95rem}
.card-specs svg{width:18px;height:18px;stroke:var(--gold);fill:none;stroke-width:1.55}
.card-spec-na{font-style:italic;color:var(--muted);font-weight:400}
.card-foot{margin-top:auto;padding-top:1.5rem;display:flex;flex-direction:column;gap:1.15rem}
.card-agent{display:flex;align-items:center;gap:.7rem}
.card-agent img{width:38px;height:38px;border-radius:50%;object-fit:cover;border:1px solid var(--line);flex-shrink:0}
.card-agent-x{width:38px;height:38px;border-radius:50%;display:flex;align-items:center;justify-content:center;font-family:var(--font-display);font-size:1.1rem;color:var(--gold);background:var(--gold-wash);border:1px solid var(--line);flex-shrink:0}
.ca-txt{display:flex;flex-direction:column;line-height:1.25;min-width:0}
.ca-label{font-size:.6rem;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);font-weight:600}
.ca-name{font-size:.92rem;color:var(--ink);font-weight:500;margin-top:1px;overflow:hidden;text-overflow:ellipsis;white-space:nowrap}
.card-cta{position:relative;display:flex;align-items:center;justify-content:center;gap:.55em;width:100%;height:50px;overflow:hidden;
  background:transparent;border:1.5px solid var(--gold);border-radius:4px;color:var(--ink);font-family:var(--font-sans);font-size:.68rem;font-weight:700;letter-spacing:.18em;text-transform:uppercase;
  transition:color .4s var(--ease),border-color .4s var(--ease),box-shadow .4s var(--ease),transform .35s var(--ease)}
.card-cta::before{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(120deg,var(--gold),var(--gold-2));transform:translateY(101%);transition:transform .45s var(--ease)}
.card-cta:hover{color:#fff;border-color:transparent;transform:translateY(-2px);box-shadow:0 16px 30px -14px rgba(168,133,78,.7)}
.card-cta:hover::before{transform:translateY(0)}
.card-cta .arrow{transition:transform .4s var(--ease)}
.card-cta:hover .arrow{transform:translateX(4px)}
.enquiry-flash{animation:enqFlash 1.8s var(--ease)}
@keyframes enqFlash{0%,100%{box-shadow:0 0 0 0 rgba(199,165,106,0)}30%{box-shadow:0 0 0 4px rgba(199,165,106,.65)}}

/* ===================================================================
   CATEGORY TILES
   =================================================================== */
.cat-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(.9rem,1.6vw,1.4rem)}
.cat-tile{position:relative;display:block;aspect-ratio:5/4;border-radius:8px;overflow:hidden;background:var(--ink);
  transition:transform .5s var(--ease),box-shadow .5s var(--ease)}
.cat-tile:hover{transform:translateY(-5px);box-shadow:0 34px 64px -34px rgba(22,20,15,.55)}
.ct-media{position:absolute;inset:0}
.ct-media img{width:100%;height:100%;object-fit:cover;filter:grayscale(.25) brightness(.66);transition:transform .9s var(--ease),filter .6s var(--ease)}
.cat-tile:hover .ct-media img{transform:scale(1.09);filter:grayscale(0) brightness(.74)}
.cat-tile::after{content:"";position:absolute;inset:0;z-index:1;pointer-events:none;background:linear-gradient(180deg,rgba(15,13,9,.15) 0%,transparent 35%,rgba(15,13,9,.78) 100%)}
.cat-tile::before{content:"";position:absolute;inset:0;z-index:3;pointer-events:none;border:1px solid rgba(199,165,106,0);border-radius:8px;transition:border-color .5s var(--ease)}
.cat-tile:hover::before{border-color:rgba(199,165,106,.65)}
.ct-body{position:absolute;inset:0;z-index:2;display:flex;flex-direction:column;justify-content:flex-end;padding:1.6rem 1.7rem}
.ct-index{position:absolute;top:1.3rem;left:1.7rem;font-family:var(--font-display);font-size:.95rem;color:var(--gold-2);opacity:.8;letter-spacing:.05em}
.ct-meta{display:flex;flex-direction:column}
.ct-name{font-family:var(--font-display);font-size:clamp(1.45rem,2.3vw,2rem);font-weight:400;color:#fff;line-height:1.05}
.ct-count{font-size:.74rem;letter-spacing:.05em;color:var(--gold-2);margin-top:.45rem;font-weight:500}
.ct-arrow{position:absolute;top:1.2rem;right:1.5rem;width:42px;height:42px;border-radius:50%;border:1px solid rgba(255,255,255,.35);display:flex;align-items:center;justify-content:center;color:#fff;font-size:1.15rem;transition:.45s var(--ease);opacity:0;transform:translateY(-6px)}
.cat-tile:hover .ct-arrow{opacity:1;transform:translateY(0);background:linear-gradient(120deg,var(--gold),var(--gold-2));border-color:transparent}
@media(max-width:760px){.cat-grid{grid-template-columns:1fr 1fr}}
@media(max-width:440px){.cat-grid{grid-template-columns:1fr}}

/* ===================================================================
   VALUATION CTA BAND
   =================================================================== */
.valuation{position:relative;overflow:hidden;color:var(--paper);
  background:radial-gradient(135% 120% at 80% -15%,#2c2417 0%,#16120b 52%,#0f0c07 100%)}
.valuation::before{content:"";position:absolute;inset:0;pointer-events:none;background:radial-gradient(110% 90% at 82% 0%,rgba(168,133,78,.34),transparent 50%)}
.valuation::after{content:"";position:absolute;inset:clamp(14px,2vw,30px);pointer-events:none;border:1px solid rgba(199,165,106,.25);border-radius:8px}
.valuation .container{position:relative;z-index:2;display:grid;grid-template-columns:1.18fr .82fr;gap:3rem;align-items:center;padding-top:clamp(70px,9vw,120px);padding-bottom:clamp(70px,9vw,120px);padding-left:clamp(2.6rem,6vw,5.5rem);padding-right:clamp(2.6rem,6vw,5.5rem)}
.valuation h2{font-size:clamp(2.3rem,5.2vw,4.7rem);font-weight:400;line-height:1.02;letter-spacing:-.01em}
.valuation h2 em{font-style:italic;color:var(--gold-2)}
.valuation p{color:rgba(255,255,255,.78);margin-top:1.3rem;max-width:44ch;font-size:1.08rem;line-height:1.7}
.valuation .v-right{display:flex;flex-direction:column;gap:1.2rem;align-items:flex-start}
/* premium filled CTA — filled look is the default */
.valuation .btn-gold{height:66px;padding:0 2.6rem;font-size:.8rem;
  background:#faf7f0;color:var(--ink);border:3px solid var(--btn-cream);outline:none;box-shadow:9px 9px 0 var(--gold);text-shadow:none}
.valuation .btn-gold .arrow{color:var(--ink)}
.valuation .btn-gold:hover{transform:translate(-4px,-4px);box-shadow:13px 13px 0 var(--gold);background:#fff}
.valuation .btn-gold:hover::before{background:linear-gradient(100deg,transparent,rgba(199,165,106,.35),transparent)}
.valuation .v-pill{display:inline-flex;align-items:center;gap:.6em;font-size:.66rem;letter-spacing:.18em;text-transform:uppercase;color:var(--gold-2);font-weight:600;padding:.5em .9em;border:1px solid rgba(199,165,106,.35);border-radius:40px}
.valuation .v-pill .dot{width:7px;height:7px;border-radius:50%;background:var(--gold);box-shadow:0 0 0 3px rgba(199,165,106,.25)}
.valuation .v-note{font-size:.82rem;color:rgba(255,255,255,.55)}
.valuation .v-big{font-family:var(--font-display);font-size:clamp(8rem,22vw,18rem);position:absolute;right:-1rem;bottom:-3.5rem;line-height:1;font-style:italic;pointer-events:none;z-index:1;
  background:linear-gradient(180deg,rgba(199,165,106,.16),rgba(199,165,106,0));-webkit-background-clip:text;background-clip:text;color:transparent}
@media(max-width:860px){.valuation .container{grid-template-columns:1fr;gap:1.8rem}.valuation .v-right{align-items:flex-start}}

/* ===================================================================
   AGENTS
   =================================================================== */
.agent-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:clamp(1rem,2vw,1.6rem)}
@media(max-width:980px){.agent-grid{grid-template-columns:repeat(2,1fr)}}
@media(max-width:520px){.agent-grid{grid-template-columns:1fr 1fr}}
.agent-card{position:relative;display:block;aspect-ratio:1/1.25;border-radius:10px;overflow:hidden;background:var(--ink);
  box-shadow:0 1px 2px rgba(22,20,15,.05),0 20px 44px -30px rgba(22,20,15,.34);
  transition:transform .55s var(--ease),box-shadow .55s var(--ease)}
.agent-card:hover{transform:translateY(-8px);box-shadow:0 46px 80px -34px rgba(22,20,15,.55)}
.agent-photo{position:absolute;inset:0}
.agent-photo img{width:100%;height:100%;object-fit:cover;object-position:top center;filter:grayscale(.35) brightness(.95);transition:transform 1s var(--ease),filter .6s var(--ease)}
.agent-card:hover .agent-photo img{transform:scale(1.06);filter:grayscale(0) brightness(1)}
.ac-noimg{position:absolute;inset:0;display:flex;align-items:center;justify-content:center;font-family:var(--font-display);font-size:4.5rem;color:var(--gold);background:linear-gradient(160deg,#2a2418,#15120b)}
.agent-card::after{content:"";position:absolute;inset:0;z-index:1;pointer-events:none;background:linear-gradient(180deg,rgba(15,13,9,.06) 0%,transparent 32%,rgba(15,13,9,.55) 72%,rgba(15,13,9,.9) 100%)}
.agent-card::before{content:"";position:absolute;inset:0;z-index:3;pointer-events:none;border:1px solid rgba(199,165,106,0);border-radius:10px;transition:border-color .5s var(--ease)}
.agent-card:hover::before{border-color:rgba(199,165,106,.6)}
.ac-count{position:absolute;z-index:4;top:14px;right:14px;font-size:.58rem;letter-spacing:.1em;text-transform:uppercase;font-weight:700;color:#fff;background:rgba(20,17,11,.5);backdrop-filter:blur(4px);border:1px solid rgba(199,165,106,.4);padding:.5em .85em;border-radius:40px}
.ac-go{position:absolute;z-index:4;top:14px;left:14px;width:42px;height:42px;border-radius:50%;border:1px solid rgba(255,255,255,.4);display:flex;align-items:center;justify-content:center;color:#fff;font-size:1.1rem;opacity:0;transform:scale(.8);transition:.5s var(--ease)}
.agent-card:hover .ac-go{opacity:1;transform:scale(1);background:linear-gradient(120deg,var(--gold),var(--gold-2));border-color:transparent}
.ac-overlay{position:absolute;z-index:2;left:0;right:0;bottom:0;padding:1.5rem 1.5rem 1.6rem;color:#fff}
.ac-role{font-size:.58rem;letter-spacing:.2em;text-transform:uppercase;color:var(--gold-2);font-weight:600;margin-bottom:.55rem}
.ac-name{font-family:var(--font-display);font-size:1.7rem;line-height:1.02;color:#fff}
.ac-area{font-size:.78rem;color:rgba(255,255,255,.82);margin-top:.6rem;display:flex;align-items:center;gap:.4em}
.ac-area svg{color:var(--gold-2)}

/* director / founder spotlight */
.director{display:grid;grid-template-columns:.82fr 1.18fr;border-radius:16px;overflow:hidden;background:var(--ink);box-shadow:0 50px 100px -45px rgba(22,20,15,.55)}
.director-photo{position:relative;min-height:540px;background:linear-gradient(160deg,#2a2418,#15120b)}
.director-photo img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 20%;filter:grayscale(1) contrast(1.03) brightness(.98)}
.director-badge{position:absolute;z-index:2;left:22px;bottom:22px;background:rgba(15,12,7,.55);backdrop-filter:blur(6px);border:1px solid rgba(199,165,106,.45);padding:.85rem 1.2rem;border-radius:4px;display:flex;flex-direction:column;text-align:center}
.director-badge .db-top{font-family:var(--font-sans);font-size:.55rem;letter-spacing:.24em;text-transform:uppercase;color:var(--gold-2);font-weight:600}
.director-badge .db-year{font-family:var(--font-display);font-size:1.7rem;line-height:1;color:#fff;margin-top:2px}
.director-info{position:relative;background:radial-gradient(120% 130% at 100% 0%,#241d12,#14110a 55%,#0f0c07 100%);color:#fff;padding:clamp(2.4rem,4vw,4.2rem)}
.director-info::before{content:"";position:absolute;top:0;left:0;right:0;height:2px;background:linear-gradient(90deg,transparent,var(--gold),var(--gold-2),transparent)}
.director-eyebrow{display:inline-flex;align-items:center;gap:12px;font-family:var(--font-sans);font-size:.62rem;letter-spacing:.28em;text-transform:uppercase;color:var(--gold-2);font-weight:600}
.de-line{width:26px;height:1.5px;background:var(--gold)}
.director-name{font-family:var(--font-display);font-style:italic;font-size:clamp(1.4rem,2.4vw,1.9rem);color:var(--gold-2);margin-top:1.3rem;line-height:1}
.director-title{font-family:var(--font-display);font-weight:400;font-size:clamp(2.2rem,4vw,3.5rem);color:#fff;line-height:1.02;margin-top:.35rem}
.director-title em{font-style:italic;color:var(--gold-2)}
.director-info p{color:rgba(255,255,255,.74);margin-top:1.4rem;line-height:1.75;max-width:54ch;font-size:1rem}
.director-info p+p{margin-top:1rem}
.director-contact{display:flex;flex-direction:column;gap:.6rem;margin-top:1.8rem}
.director-contact a{display:inline-flex;align-items:center;gap:.6em;color:var(--gold-2);font-size:.95rem;transition:color .3s}
.director-contact a i{display:flex;color:var(--gold);font-size:.95rem}
.director-contact a:hover{color:#fff}
.director-link{display:inline-block;margin-top:1.8rem;color:#fff;font-weight:600;font-size:.78rem;letter-spacing:.1em;text-transform:uppercase;padding-bottom:4px;border-bottom:1px solid var(--gold);transition:.35s var(--ease)}
.director-link:hover{color:var(--gold-2);letter-spacing:.14em}
@media(max-width:860px){.director{grid-template-columns:1fr}.director-photo{min-height:380px}.director-photo img{object-position:center 18%}}

/* find us: map + portals */
.findus{background:var(--paper)}
.findus-map{height:clamp(340px,40vw,470px);overflow:hidden;background:var(--bone);position:relative}
.findus-map iframe{filter:grayscale(.28) contrast(1.05)}
.portals{padding:clamp(38px,5vw,64px) 0;display:flex;flex-direction:column;align-items:center;gap:1.9rem;text-align:center}
.portals-label{display:inline-flex;align-items:center;gap:12px;font-size:.64rem;letter-spacing:.26em;text-transform:uppercase;color:var(--muted);font-weight:600}
.pl-line{width:30px;height:1px;background:var(--gold)}
.portals-row{display:flex;align-items:center;gap:clamp(1.8rem,4.5vw,4rem);flex-wrap:wrap;justify-content:center}
.portal{display:flex;align-items:center;transition:transform .4s var(--ease),opacity .4s var(--ease);opacity:.78;filter:saturate(.95)}
.portal img{height:clamp(26px,3.2vw,36px);width:auto;display:block}
.portal:hover{opacity:1;transform:translateY(-3px)}
@media(max-width:560px){.portals-row{gap:1.6rem 2rem}.portal img{height:24px}}

/* liquid-glass sticky header on scroll (desktop) */
@media(min-width:1024px){
  .header.scrolled,.header.transparent.scrolled{
    background:rgba(245,241,232,.6);
    -webkit-backdrop-filter:blur(22px) saturate(1.7);
    backdrop-filter:blur(22px) saturate(1.7);
    border-bottom:1px solid rgba(199,165,106,.22);
    box-shadow:0 10px 34px -18px rgba(22,20,15,.28);
  }
}

/* ===================================================================
   AREAS / split feature
   =================================================================== */
.areas-wrap{display:grid;grid-template-columns:1.05fr 1fr;gap:clamp(2rem,5vw,5rem);align-items:center}
.areas-list{display:grid;grid-template-columns:1fr 1fr;gap:0 2.4rem}
.areas-list a{display:flex;align-items:baseline;justify-content:space-between;gap:.6rem;font-family:var(--font-display);font-size:clamp(1.3rem,2.2vw,1.85rem);font-weight:400;padding:.62rem 0;border-bottom:1px solid var(--line);transition:.4s var(--ease);position:relative;color:var(--ink)}
.areas-list a::before{content:"";position:absolute;left:0;bottom:-1px;width:0;height:1px;background:var(--gold);transition:width .45s var(--ease)}
.areas-list a:hover{color:var(--gold);padding-left:.9rem}
.areas-list a:hover::before{width:100%}
.areas-list a .ac{font-family:var(--font-sans);font-size:.62rem;font-weight:700;letter-spacing:.05em;color:var(--gold);background:var(--gold-wash);border-radius:40px;padding:.25em .7em;line-height:1;vertical-align:baseline;flex-shrink:0;transition:.4s}
.areas-list a:hover .ac{background:var(--gold);color:#fff}
/* visual: framed image + badge */
.areas-visual{position:relative;padding:22px 22px 0 0}
.areas-frame{position:relative;z-index:2;aspect-ratio:4/4.6;border-radius:6px;overflow:hidden;box-shadow:var(--shadow)}
.areas-frame img{width:100%;height:100%;object-fit:cover;transition:transform 1.1s var(--ease)}
.areas-visual:hover .areas-frame img{transform:scale(1.05)}
.areas-visual::before{content:"";position:absolute;top:0;right:0;width:calc(100% - 22px);height:calc(100% - 22px);border:1.5px solid var(--gold);border-radius:6px;z-index:1}
.areas-vlabel{position:absolute;top:50%;left:-2.4rem;transform:translateY(-50%) rotate(-90deg);transform-origin:center;font-family:var(--font-sans);font-size:.62rem;letter-spacing:.3em;text-transform:uppercase;color:var(--muted);white-space:nowrap;z-index:3}
.areas-badge{position:absolute;left:-18px;bottom:30px;z-index:4;background:var(--ink);color:#fff;padding:1.1rem 1.4rem;box-shadow:6px 6px 0 var(--gold);display:flex;align-items:center;gap:.8rem}
.areas-badge .ab-n{font-family:var(--font-display);font-size:2.6rem;line-height:1;color:var(--gold-2)}
.areas-badge .ab-l{font-size:.62rem;letter-spacing:.14em;text-transform:uppercase;color:rgba(255,255,255,.8);line-height:1.4;font-weight:600}
@media(max-width:860px){.areas-wrap{grid-template-columns:1fr}.areas-visual{order:-1;max-width:420px}.areas-vlabel{display:none}}

/* ===================================================================
   SERVICES strip
   =================================================================== */
.svc-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:clamp(.9rem,1.6vw,1.4rem);margin-top:clamp(2.4rem,4vw,3.4rem)}
.svc{position:relative;display:flex;flex-direction:column;background:var(--paper-2);border:1px solid var(--line);border-radius:12px;padding:clamp(1.9rem,2.4vw,2.5rem) clamp(1.6rem,2vw,2rem);overflow:hidden;color:inherit;
  transition:transform .5s var(--ease),box-shadow .5s var(--ease),border-color .5s var(--ease),background .5s var(--ease)}
.svc::before{content:"";position:absolute;top:0;left:0;width:0;height:2px;background:linear-gradient(90deg,var(--gold),var(--gold-2));transition:width .6s var(--ease)}
.svc:hover{transform:translateY(-8px);box-shadow:0 36px 70px -34px rgba(22,20,15,.4);border-color:rgba(199,165,106,.5)}
.svc:hover::before{width:100%}
.svc .s-num{font-family:var(--font-display);font-style:italic;font-size:1.15rem;color:var(--gold)}
.svc .s-ic{position:absolute;top:clamp(1.9rem,2.4vw,2.5rem);right:clamp(1.6rem,2vw,2rem);width:46px;height:46px;border-radius:50%;display:flex;align-items:center;justify-content:center;font-size:1.25rem;color:var(--gold);background:var(--gold-wash);border:1px solid rgba(199,165,106,.25);transition:.45s var(--ease)}
.svc:hover .s-ic{background:linear-gradient(120deg,var(--gold),var(--gold-2));color:#fff;border-color:transparent;transform:rotate(8deg)}
.svc h3{font-family:var(--font-display);font-size:1.7rem;font-weight:400;margin-top:1.5rem}
.svc p{font-size:.9rem;color:var(--muted);margin-top:.8rem;line-height:1.7;flex:1}
.svc .s-link{margin-top:1.6rem;display:inline-flex;align-items:center;gap:.5em;font-size:.7rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--ink);transition:color .35s var(--ease)}
.svc .s-link .arrow{transition:transform .4s var(--ease);color:var(--gold)}
.svc:hover .s-link{color:var(--gold)}
.svc:hover .s-link .arrow{transform:translateX(5px)}
.svc--feature{background:linear-gradient(165deg,var(--gold-wash),var(--paper-2));border-color:rgba(199,165,106,.45)}
.svc--feature .s-tag{display:inline-block;align-self:flex-start;font-size:.55rem;letter-spacing:.18em;text-transform:uppercase;font-weight:700;color:#fff;background:linear-gradient(120deg,var(--gold),var(--gold-2));padding:.5em 1em;border-radius:40px;margin-bottom:1.1rem}
@media(max-width:860px){.svc-grid{grid-template-columns:1fr 1fr}}
@media(max-width:480px){.svc-grid{grid-template-columns:1fr}}

/* ===================================================================
   BLOG
   =================================================================== */
.blog-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:clamp(1rem,2vw,1.6rem)}
.blog-card{display:flex;flex-direction:column;transition:.4s var(--ease)}
.blog-card .b-media{aspect-ratio:4/3;border-radius:var(--r);overflow:hidden;background:var(--bone)}
.blog-card .b-media img{width:100%;height:100%;object-fit:cover;transition:.7s var(--ease)}
.blog-card:hover .b-media img{transform:scale(1.05)}
.blog-card .b-date{font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;color:var(--gold);margin-top:1rem;font-weight:600}
.blog-card h3{font-size:1.25rem;font-weight:500;margin-top:.6rem;line-height:1.25}
@media(max-width:980px){.blog-grid{grid-template-columns:1fr 1fr}}
@media(max-width:520px){.blog-grid{grid-template-columns:1fr}}

/* ===================================================================
   CONTACT / FORMS
   =================================================================== */
.form-field{display:flex;flex-direction:column;gap:.4rem;margin-bottom:1rem}
.form-field label{font-size:.68rem;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);font-weight:600}
.form-field input,.form-field select,.form-field textarea{
  font-family:var(--font-sans);font-size:.95rem;color:var(--ink);background:var(--paper-2);
  border:1px solid var(--line);border-radius:var(--r);padding:.85em 1em;outline:none;transition:.3s;
}
.form-field input:focus,.form-field select:focus,.form-field textarea:focus{border-color:var(--gold);background:#fff;box-shadow:0 0 0 3px rgba(199,165,106,.12)}
.form-field textarea{resize:vertical;min-height:120px}
.form-field select{appearance:none;-webkit-appearance:none;cursor:pointer;padding-right:2.4rem;
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='14' height='14' viewBox='0 0 24 24' fill='none' stroke='%23A8854E' stroke-width='2.4' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpath d='M6 9l6 6 6-6'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 1em center}
.form-row{display:grid;grid-template-columns:1fr 1fr;gap:1rem}
@media(max-width:520px){.form-row{grid-template-columns:1fr}}
.form-note{font-size:.78rem;color:var(--muted);margin-top:.6rem}
.form-success{background:var(--green);color:#fff;padding:1rem 1.2rem;border-radius:var(--r);font-size:.9rem;display:none}
/* Shown when a send genuinely fails, so a lost enquiry is never reported as sent. */
.form-error{background:#b4342b;color:#fff;padding:1rem 1.2rem;border-radius:var(--r);font-size:.9rem;display:none;margin-bottom:1rem}
.form-error.show{display:block}
.form-success.show{display:block}

.contact-split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(2rem,5vw,5rem)}
@media(max-width:860px){.contact-split{grid-template-columns:1fr}}
.contact-info .ci-row{display:flex;gap:1rem;padding:1.4rem 0;border-bottom:1px solid var(--line)}
.contact-info .ci-row svg{width:22px;height:22px;stroke:var(--gold);fill:none;stroke-width:1.5;flex-shrink:0;margin-top:3px}
.contact-info .ci-row .ci-l{font-size:.7rem;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);font-weight:600}
.contact-info .ci-row .ci-v{font-size:1.05rem;color:var(--ink);margin-top:.2rem;font-weight:500}
.contact-info .ci-row a.ci-v:hover{color:var(--gold)}

/* premium split contact card */
.contact-card{display:grid;grid-template-columns:.92fr 1.08fr;border-radius:18px;overflow:hidden;background:#fff;border:1px solid var(--line);box-shadow:0 44px 90px -44px rgba(22,20,15,.4)}
.contact-aside{position:relative;overflow:hidden;padding:clamp(2.2rem,4vw,3.6rem);background:linear-gradient(165deg,#241d12 0%,#16120b 60%,#0f0c07 100%);color:#fff}
.contact-aside::before{content:"";position:absolute;top:0;left:0;right:0;height:2px;background:linear-gradient(90deg,var(--gold),var(--gold-2),transparent)}
.ca-watermark{position:absolute;right:-1rem;bottom:-2.5rem;font-family:var(--font-display);font-style:italic;font-size:11rem;line-height:1;color:rgba(199,165,106,.06);pointer-events:none;user-select:none}
.contact-aside .eyebrow{color:var(--gold-2)}
.contact-h2{font-family:var(--font-display);font-weight:400;font-size:clamp(2rem,3.4vw,3rem);line-height:1.04;margin-top:1.1rem}
.contact-h2 em{font-style:italic;color:var(--gold-2)}
.contact-lead{color:rgba(255,255,255,.74);margin-top:1.1rem;line-height:1.65;font-size:1rem;max-width:38ch}
.contact-rows{margin-top:2rem;display:flex;flex-direction:column}
.cc-row{display:flex;align-items:center;gap:1rem;padding:1.1rem 0;border-top:1px solid rgba(199,165,106,.16);color:#fff;transition:.3s var(--ease)}
.cc-row:first-child{border-top:none}
.cc-ic{flex-shrink:0;width:44px;height:44px;border-radius:50%;display:flex;align-items:center;justify-content:center;font-size:1.1rem;color:var(--gold-2);background:rgba(199,165,106,.1);border:1px solid rgba(199,165,106,.3);transition:.35s var(--ease)}
a.cc-row:hover .cc-ic{background:linear-gradient(120deg,var(--gold),var(--gold-2));color:#fff;border-color:transparent;transform:translateY(-2px)}
.cc-txt{display:flex;flex-direction:column;min-width:0}
.cc-l{font-size:.62rem;letter-spacing:.18em;text-transform:uppercase;color:var(--gold-2);font-weight:600}
.cc-v{font-size:1rem;color:#fff;margin-top:.25rem;font-weight:500;line-height:1.4}
a.cc-row:hover .cc-v{color:var(--gold-2)}
.contact-form-panel{padding:clamp(2rem,4vw,3.4rem);background:#fff;display:flex;flex-direction:column}
.cfp-eyebrow{font-size:.64rem;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);font-weight:600;margin-bottom:1.6rem;display:inline-flex;align-items:center;gap:10px}
.cfp-eyebrow::before{content:"";width:24px;height:1px;background:var(--gold)}
@media(max-width:860px){.contact-card{grid-template-columns:1fr}.ca-watermark{display:none}}

/* ===================================================================
   FOOTER
   =================================================================== */
.footer{position:relative;overflow:hidden;color:#a89e8a;padding-top:clamp(66px,8vw,104px);
  background:radial-gradient(120% 90% at 85% -10%,#221c12 0%,#15110b 50%,#100d08 100%)}
.footer::before{content:"";position:absolute;top:0;left:0;right:0;height:1px;background:linear-gradient(90deg,transparent,rgba(199,165,106,.45),transparent)}
.footer-watermark{position:absolute;left:50%;bottom:-2.5rem;transform:translateX(-50%);font-family:var(--font-display);font-size:clamp(8rem,22vw,21rem);line-height:1;color:rgba(199,165,106,.045);pointer-events:none;user-select:none;white-space:nowrap;z-index:0}
.footer .container{position:relative;z-index:1}
.footer a{color:#a89e8a;transition:.3s}
.footer a:hover{color:var(--gold-2)}
.footer-top{display:grid;grid-template-columns:1.7fr 1fr 1fr 1.25fr;gap:2.6rem;padding-bottom:3.4rem;border-bottom:1px solid rgba(199,165,106,.16)}
.footer-logo{height:92px;margin-bottom:1.6rem}
.footer-brand p{font-size:.92rem;line-height:1.78;max-width:36ch;color:#a89e8a}
.footer-social{display:flex;gap:.7rem;margin-top:1.7rem}
.footer-social a{width:40px;height:40px;border:1px solid rgba(199,165,106,.3);border-radius:50%;display:flex;align-items:center;justify-content:center;color:#c9c1af;transition:.35s var(--ease)}
.footer-social a:hover{background:linear-gradient(120deg,var(--gold),var(--gold-2));border-color:transparent;color:#fff;transform:translateY(-3px)}
.footer-social svg{width:15px;height:15px;fill:currentColor}
.footer-col h4{color:var(--paper);font-family:var(--font-sans);font-size:.7rem;letter-spacing:.2em;text-transform:uppercase;font-weight:700;margin-bottom:1.5rem;position:relative;padding-bottom:.8rem}
.footer-col h4::after{content:"";position:absolute;left:0;bottom:0;width:24px;height:1px;background:var(--gold)}
.footer-col ul{list-style:none;display:flex;flex-direction:column;gap:.8rem;font-size:.92rem}
.footer-col a:hover{padding-left:5px}
.footer-contact li{color:#a89e8a;font-size:.92rem;line-height:1.5}
.footer-valbtn{display:inline-flex;align-items:center;gap:.5em;margin-top:1.4rem;color:var(--gold-2);font-weight:700;font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;border-bottom:1px solid var(--gold);padding-bottom:5px;transition:.35s var(--ease)}
.footer-valbtn:hover{color:#fff;letter-spacing:.16em}
.footer-featured{display:flex;align-items:center;gap:clamp(1.2rem,3vw,2.4rem);flex-wrap:wrap;padding:2.3rem 0;border-bottom:1px solid rgba(199,165,106,.16)}
.ff-label{display:inline-flex;align-items:center;gap:11px;font-size:.62rem;letter-spacing:.24em;text-transform:uppercase;color:#8d836f;font-weight:600;white-space:nowrap}
.ff-line{width:24px;height:1px;background:var(--gold)}
.ff-logos{display:flex;align-items:center;gap:.9rem;flex-wrap:wrap}
.ff-chip{display:flex;align-items:center;height:48px;padding:0 1.2rem;background:#fbf9f3;border-radius:9px;transition:transform .35s var(--ease),box-shadow .35s var(--ease)}
.ff-chip img{height:22px;width:auto;display:block}
.ff-chip:hover{transform:translateY(-4px);box-shadow:0 16px 30px -14px rgba(0,0,0,.55)}
.footer-bottom{display:flex;justify-content:space-between;align-items:center;gap:1rem 2rem;padding:2rem 0 2.4rem;font-size:.8rem;flex-wrap:wrap;color:#8d836f}
.footer-credit{color:#8d836f;display:inline-flex;align-items:center;gap:.35em}
.footer-credit a{color:#c9bfa8;text-decoration:none;border-bottom:1px solid rgba(201,191,168,.35);transition:color .25s var(--ease),border-color .25s var(--ease)}
.footer-credit a:hover{color:var(--gold);border-color:var(--gold)}
/* Two-beat pulse, timed like a real heartbeat rather than a steady throb. */
.fc-heart{width:1.05em;height:1.05em;fill:#e2564c;flex-shrink:0;transform-origin:center;animation:fc-beat 1.6s ease-in-out infinite}
@keyframes fc-beat{
  0%,100%{transform:scale(1)}
  14%{transform:scale(1.28)}
  28%{transform:scale(1)}
  42%{transform:scale(1.18)}
  56%{transform:scale(1)}
}
@media(prefers-reduced-motion:reduce){.fc-heart{animation:none}}
.footer-join{color:var(--gold-2);font-weight:700;font-size:.74rem;letter-spacing:.14em;text-transform:uppercase;transition:.3s}
.footer-join:hover{color:#fff}
/* The credit used to be a tagline and was hidden on small screens; it's the build
   attribution now, so it wraps onto its own line instead of disappearing. */
@media(max-width:860px){.footer-top{grid-template-columns:1fr 1fr;gap:2.2rem}.footer-brand{grid-column:1/-1}.footer-credit{display:inline-flex;order:3;flex-basis:100%}}
@media(max-width:520px){.footer-top{grid-template-columns:1fr}}

/* ===================================================================
   PAGE HERO (interior pages)
   =================================================================== */
.page-hero{background:var(--ink);color:var(--paper);position:relative;overflow:hidden;display:flex;align-items:center;min-height:clamp(400px,52vh,560px);padding:clamp(48px,6vh,72px) 0}
.page-hero .container{width:100%}
.page-hero-cta{display:flex;gap:1rem;flex-wrap:wrap;align-items:stretch;margin-top:clamp(1.8rem,3.5vh,2.8rem)}
.page-hero-cta .btn{height:58px}
.page-hero-cta .btn-gold{background:#faf7f0;color:var(--ink);border:3px solid var(--btn-cream);outline:none;box-shadow:7px 7px 0 var(--gold)}
.page-hero-cta .btn-gold .arrow{color:var(--ink)}
.page-hero-cta .btn-gold:hover{transform:translate(-3px,-3px);box-shadow:11px 11px 0 var(--gold);background:#fff}
@media(max-width:560px){.page-hero-cta{flex-direction:column;align-items:flex-start}.page-hero-cta .btn{width:auto}}
.page-hero::before{content:"";position:absolute;inset:0;background:radial-gradient(100% 120% at 90% -10%,rgba(168,133,78,.25),transparent 50%)}
.page-hero .container{position:relative}
.page-hero h1{font-size:clamp(2.6rem,6vw,5rem);font-weight:500;margin-top:1rem}
.page-hero h1 em{font-style:italic;color:var(--gold-2)}
.page-hero p{color:rgba(255,255,255,.75);max-width:52ch;margin-top:1.2rem;font-size:1.08rem}
.breadcrumb{font-size:.78rem;letter-spacing:.06em;color:#8d846f}
.breadcrumb a:hover{color:var(--gold-2)}
.breadcrumb span{color:var(--gold-2)}

/* ===================================================================
   PROPERTIES LISTING PAGE (filters)
   =================================================================== */
/* full-width sticky filter band — docks cleanly under the header */
.filter-sticky{position:sticky;top:117px;z-index:95;background:var(--paper);border-bottom:1px solid var(--line);box-shadow:0 16px 34px -22px rgba(22,20,15,.28);margin-bottom:1.8rem}
.filter-bar{display:grid;grid-template-columns:repeat(5,1fr) auto;gap:.7rem;padding:.95rem 0}
.filter-bar .ff{display:flex;flex-direction:column;gap:3px;padding:.4rem 1rem;border-right:1px solid var(--line)}
.filter-bar .ff:first-child{padding-left:0}
.filter-bar .ff:last-of-type{border-right:none}
.filter-bar label{font-size:.6rem;letter-spacing:.16em;text-transform:uppercase;color:var(--muted);font-weight:600}
.filter-bar select,.filter-bar input{border:none;background:none;font-family:var(--font-sans);font-size:.92rem;color:var(--ink);font-weight:500;outline:none;cursor:pointer;width:100%;
  appearance:none;-webkit-appearance:none;padding-right:1.3rem;
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='13' height='13' viewBox='0 0 24 24' fill='none' stroke='%23A8854E' stroke-width='2.4' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpath d='M6 9l6 6 6-6'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right center}
.filter-reset{align-self:center;font-size:.7rem;font-weight:700;color:var(--muted);text-transform:uppercase;letter-spacing:.14em;padding:0 .5rem 0 1.2rem;white-space:nowrap;transition:.3s}
.filter-reset:hover{color:var(--gold)}
@media(max-width:1080px){.filter-sticky{position:static;box-shadow:none;border-bottom:none;margin-bottom:1rem;padding-top:clamp(1.8rem,5vw,2.6rem)}.filter-bar{grid-template-columns:1fr 1fr 1fr;gap:.4rem;background:var(--paper-2);border:1px solid var(--line);border-radius:10px;padding:1rem}.filter-bar .ff{border-right:none;border-bottom:1px solid var(--line);padding:.5rem .8rem}.filter-bar .ff:first-child{padding-left:.8rem}}
@media(max-width:600px){.filter-bar{grid-template-columns:1fr 1fr}}

.listing-toolbar{display:flex;justify-content:space-between;align-items:center;margin-bottom:1.6rem;gap:1rem;flex-wrap:wrap}
.listing-count{font-size:.9rem;color:var(--muted)}
.listing-count b{color:var(--ink);font-weight:600}
.sort-select{font-family:var(--font-sans);font-size:.85rem;border:1px solid var(--line);border-radius:var(--r);padding:.6em 1em;background:var(--paper-2);color:var(--ink);cursor:pointer;outline:none}
.no-results{text-align:center;padding:5rem 1rem;color:var(--muted)}
.no-results h3{font-size:2rem;color:var(--ink);margin-bottom:.6rem}

/* inline CTA card within grid */
.inline-cta{grid-column:span 1;background:var(--ink);color:var(--paper);border-radius:var(--r);padding:2rem 1.8rem;display:flex;flex-direction:column;justify-content:center;position:relative;overflow:hidden;min-height:300px}
.inline-cta::before{content:"";position:absolute;inset:0;background:radial-gradient(120% 100% at 100% 0%,rgba(168,133,78,.3),transparent 55%)}
.inline-cta .ic-in{position:relative}
.inline-cta h3{font-size:1.9rem;font-weight:500;line-height:1.05}
.inline-cta h3 em{font-style:italic;color:var(--gold-2)}
.inline-cta p{font-size:.88rem;color:rgba(255,255,255,.75);margin:.9rem 0 1.4rem}

/* ===================================================================
   PROPERTY DETAIL
   =================================================================== */
/* One large hero on the left, the rest as a small 2x2 block on the right.
   The thumb count varies (galleries run 4-41 photos), so the column and row
   template is driven by [data-thumbs] — set by property.js. Without it four
   .g-sm tiles get pushed into a two-cell column and the grid overlaps itself. */
.pd-gallery{display:grid;grid-template-columns:2fr 1fr 1fr;grid-template-rows:1fr 1fr;gap:8px;height:clamp(360px,52vw,620px);margin-bottom:0}
.pd-gallery .g-main{grid-column:1;grid-row:1/3;position:relative;overflow:hidden;border-radius:var(--r);cursor:pointer;background:var(--bone)}
.pd-gallery .g-sm{position:relative;overflow:hidden;border-radius:var(--r);cursor:pointer;background:var(--bone)}
.pd-gallery[data-thumbs="0"]{grid-template-columns:1fr}
.pd-gallery[data-thumbs="1"]{grid-template-columns:2fr 1fr}
.pd-gallery[data-thumbs="1"] .g-sm{grid-row:1/3}
.pd-gallery[data-thumbs="2"]{grid-template-columns:2fr 1fr}
.pd-gallery[data-thumbs="3"] .g-sm:last-child{grid-column:2/4}
.pd-gallery img{width:100%;height:100%;object-fit:cover;transition:.6s var(--ease)}
.pd-gallery .g-main:hover img,.pd-gallery .g-sm:hover img{transform:scale(1.05)}
.pd-gallery .g-more{position:absolute;inset:0;background:rgba(15,13,9,.55);color:#fff;display:flex;align-items:center;justify-content:center;font-size:.8rem;letter-spacing:.06em;text-transform:uppercase;font-weight:600;text-align:center;padding:.4rem}
/* Tablet: hero on top, the rest as a thumbnail strip underneath. */
@media(max-width:980px){
  .pd-gallery,.pd-gallery[data-thumbs="0"],.pd-gallery[data-thumbs="1"],.pd-gallery[data-thumbs="2"]{grid-template-columns:repeat(4,1fr);grid-template-rows:auto auto;height:auto}
  .pd-gallery[data-thumbs="3"]{grid-template-columns:repeat(3,1fr)}
  .pd-gallery[data-thumbs="2"]{grid-template-columns:repeat(2,1fr)}
  .pd-gallery[data-thumbs="1"],.pd-gallery[data-thumbs="0"]{grid-template-columns:1fr}
  .pd-gallery .g-main,.pd-gallery[data-thumbs="1"] .g-main{grid-column:1/-1;grid-row:1;aspect-ratio:16/10}
  .pd-gallery .g-sm,.pd-gallery[data-thumbs="1"] .g-sm,.pd-gallery[data-thumbs="3"] .g-sm:last-child{grid-column:auto;grid-row:2;aspect-ratio:4/3}
}
@media(max-width:520px){.pd-gallery .g-more{font-size:.62rem;letter-spacing:.02em}}

/* padding-bottom, not margin: it also raises where the sticky .pd-aside parks, so
   the last button in the sidebar doesn't sit flush against the next section. */
.pd-wrap{display:grid;grid-template-columns:1.7fr 1fr;gap:clamp(2rem,4vw,3.6rem);margin-top:clamp(2rem,4vw,3rem);padding-bottom:clamp(2.5rem,5vw,4.5rem)}
@media(max-width:980px){.pd-wrap{grid-template-columns:1fr}}
.pd-head{display:flex;justify-content:space-between;align-items:flex-start;gap:1.5rem;flex-wrap:wrap;padding-bottom:1.6rem;border-bottom:1px solid var(--line)}
.pd-head .pd-price{font-family:var(--font-display);font-size:clamp(2.2rem,4vw,3.2rem);font-weight:500;line-height:1}
.pd-head .pd-addr{font-size:1.15rem;margin-top:.5rem;font-weight:500}
.pd-head .pd-loc{color:var(--muted);font-size:.92rem;margin-top:.3rem}
/* Sold attribution — the negotiator comes from street/agent-map.json, not the feed. */
.pd-head .pd-soldby{margin-top:.9rem;font-size:.95rem;color:var(--muted)}
.pd-head .pd-soldby strong{color:var(--ink);font-weight:600}
.pd-specs{display:flex;gap:2.2rem;flex-wrap:wrap;padding:1.6rem 0;border-bottom:1px solid var(--line)}
.pd-spec{display:flex;flex-direction:column;gap:.3rem}
.pd-spec .ps-n{font-family:var(--font-display);font-size:1.8rem;font-weight:500;display:flex;align-items:center;gap:.4rem}
.pd-spec .ps-n svg{width:22px;height:22px;stroke:var(--gold);fill:none;stroke-width:1.5}
.pd-spec .ps-l{font-size:.68rem;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);font-weight:600}
.pd-section{padding:2rem 0;border-bottom:1px solid var(--line)}
.pd-section h2{font-size:1.7rem;font-weight:500;margin-bottom:1.1rem}
.pd-desc{font-size:1rem;line-height:1.85;color:var(--ink-2);white-space:pre-line}
.pd-features{display:grid;grid-template-columns:1fr 1fr;gap:.7rem 2rem;margin-top:.5rem}
.pd-features li{list-style:none;font-size:.94rem;color:var(--ink-2);padding-left:1.6rem;position:relative}
.pd-features li::before{content:"";position:absolute;left:0;top:.5em;width:7px;height:7px;background:var(--gold);border-radius:50%}
.pd-floorplan img{width:100%;border-radius:var(--r);border:1px solid var(--line);background:#fff}

/* sticky agent / enquiry sidebar */
.pd-aside{position:sticky;top:110px;display:flex;flex-direction:column;gap:1.2rem;align-self:start}
.agent-box{background:var(--paper-2);border:1px solid var(--line);border-radius:var(--r);padding:1.6rem;text-align:center}
.agent-box .ab-photo{width:88px;height:88px;border-radius:50%;object-fit:cover;object-position:top center;margin:0 auto 1rem;border:2px solid var(--gold)}
.agent-box .ab-noimg{width:88px;height:88px;border-radius:50%;margin:0 auto 1rem;display:flex;align-items:center;justify-content:center;font-family:var(--font-display);font-size:2rem;color:var(--gold);background:var(--gold-wash);border:2px solid var(--gold)}
.agent-box .ab-soldby{font-size:.62rem;letter-spacing:.18em;text-transform:uppercase;font-weight:700;color:var(--muted);margin-bottom:.25rem}
.agent-box .ab-name{font-family:var(--font-display);font-size:1.4rem;font-weight:500}
.agent-box .ab-role{font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;color:var(--gold);margin-top:.4rem;font-weight:600}
.agent-box .ab-contact{display:flex;flex-direction:column;gap:.6rem;margin-top:1.2rem}
.enquiry-box{background:var(--ink);color:var(--paper);border-radius:var(--r);padding:1.6rem}
.enquiry-box h3{font-size:1.5rem;font-weight:500;margin-bottom:.4rem}
.enquiry-box h3 em{font-style:italic;color:var(--gold-2)}
.enquiry-box p{font-size:.85rem;color:rgba(255,255,255,.7);margin-bottom:1.2rem}
.enquiry-box .form-field input,.enquiry-box .form-field textarea{background:rgba(255,255,255,.06);border-color:rgba(255,255,255,.16);color:#fff}
.enquiry-box .form-field input::placeholder,.enquiry-box .form-field textarea::placeholder{color:rgba(255,255,255,.4)}
.enquiry-box .form-field label{color:rgba(255,255,255,.55)}
.enquiry-box .btn-gold{background:var(--gold);color:#fff}
.enquiry-box .btn-gold:hover{background:#fff;color:var(--ink)}
.wa-btn{background:#25D366;color:#fff!important}
.wa-btn:hover{background:#1da851;color:#fff!important}

/* ===================================================================
   LIGHTBOX
   =================================================================== */
.lightbox{position:fixed;inset:0;z-index:500;background:rgba(12,10,7,.96);display:none;align-items:center;justify-content:center;flex-direction:column}
.lightbox.open{display:flex}
.lightbox img{max-width:92vw;max-height:82vh;object-fit:contain;border-radius:2px}
.lb-close{position:absolute;top:24px;right:30px;color:#fff;font-size:2rem;opacity:.8}
.lb-close:hover{opacity:1}
.lb-nav{position:absolute;top:50%;transform:translateY(-50%);color:#fff;font-size:2.4rem;opacity:.7;padding:1rem;user-select:none}
.lb-nav:hover{opacity:1}
.lb-prev{left:1rem}.lb-next{right:1rem}
.lb-count{color:rgba(255,255,255,.7);margin-top:1.2rem;font-size:.85rem;letter-spacing:.1em}
/* Only shown for a photo that isn't preloaded yet — the current frame stays on
   screen and dims rather than going blank while the next one downloads. */
.lightbox.loading img{opacity:.45;transition:opacity .15s linear}
.lightbox.loading::after{content:"";position:absolute;top:50%;left:50%;width:34px;height:34px;margin:-17px 0 0 -17px;border:2px solid rgba(255,255,255,.25);border-top-color:#fff;border-radius:50%;animation:lb-spin .7s linear infinite;pointer-events:none}
@keyframes lb-spin{to{transform:rotate(360deg)}}

/* ===================================================================
   MODAL (valuation / book)
   =================================================================== */
.modal{position:fixed;inset:0;z-index:400;background:rgba(15,13,9,.6);backdrop-filter:blur(4px);display:none;align-items:center;justify-content:center;padding:1.5rem}
.modal.open{display:flex}
.modal-card{background:var(--paper);border-radius:var(--r);max-width:480px;width:100%;padding:clamp(1.8rem,4vw,2.8rem);position:relative;box-shadow:var(--shadow);animation:modalIn .5s var(--ease)}
@keyframes modalIn{from{opacity:0;transform:translateY(20px)}to{opacity:1;transform:translateY(0)}}
.modal-close{position:absolute;top:1.2rem;right:1.3rem;font-size:1.5rem;color:var(--muted)}
.modal-close:hover{color:var(--ink)}
.modal-card h3{font-size:2rem;font-weight:500;margin-bottom:.4rem}
.modal-card h3 em{font-style:italic;color:var(--gold)}
.modal-card p{font-size:.92rem;color:var(--muted);margin-bottom:1.4rem}

/* ===================================================================
   reveal animation
   =================================================================== */
.reveal{opacity:0;transform:translateY(28px);transition:.9s var(--ease)}
.reveal.in{opacity:1;transform:none}
.reveal[data-d="1"]{transition-delay:.08s}
.reveal[data-d="2"]{transition-delay:.16s}
.reveal[data-d="3"]{transition-delay:.24s}
.reveal[data-d="4"]{transition-delay:.32s}
@media(prefers-reduced-motion:reduce){.reveal{opacity:1;transform:none;transition:none}.hero-media img{animation:none}}

/* utility */
.text-center{text-align:center}
.mt-1{margin-top:1rem}.mt-2{margin-top:2rem}.mt-3{margin-top:3rem}
.tint{background:var(--bone)}
.divider{height:1px;background:var(--line);border:none}
.skeleton{background:linear-gradient(100deg,var(--bone) 30%,var(--paper-2) 50%,var(--bone) 70%);background-size:200% 100%;animation:sk 1.3s infinite}
@keyframes sk{to{background-position:-200% 0}}