/* ─── Variables ─────────────────────────────────────────────────────────── */

:root {
  --ink: #0c1018;
  --ink-soft: #131820;
  --contact-navy: #081425;
  --contact-navy-deep: #050a14;
  --paper: #f6f1ea;
  --paper-mid: #ede7db;
  --muted: #7c8693;
  --line: rgba(12, 16, 24, 0.1);
  --white: #ffffff;
  --gold: #b8882e;
  --gold-light: #cfa54e;
  --gold-pale: rgba(207, 165, 78, 0.12);
  --shadow: 0 28px 72px rgba(12, 16, 24, 0.13);
  --shadow-deep: 0 48px 110px rgba(12, 16, 24, 0.22);
  --ease-out: cubic-bezier(0.16, 1, 0.3, 1);
  --ease-gentle: cubic-bezier(0.4, 0, 0.2, 1);
}

/* ─── Reset ─────────────────────────────────────────────────────────────── */

*, *::before, *::after { box-sizing: border-box; margin: 0; }

html {
  scroll-behavior: smooth;
  scroll-padding-top: 80px;
}

body {
  color: var(--ink);
  background: var(--paper);
  font-family: 'DM Sans', 'Helvetica Neue', Arial, sans-serif;
  font-size: 16px;
  line-height: 1.6;
  overflow-x: hidden;
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
}

body.nav-open { overflow: hidden; }

img, video { display: block; max-width: 100%; }
a { color: inherit; text-decoration: none; }
button, input, select, textarea { font: inherit; }

h1, h2, h3, blockquote {
  font-family: 'Cormorant Garamond', Georgia, serif;
  font-weight: 500;
  letter-spacing: -0.025em;
}

/* ─── Gold accent bar ───────────────────────────────────────────────────── */


/* ─── Scroll reveal system ──────────────────────────────────────────────── */

[data-animate] {
  opacity: 0;
  transform: translateY(34px);
  transition: opacity 0.8s var(--ease-out), transform 0.8s var(--ease-out);
}

[data-animate].revealed {
  opacity: 1;
  transform: none;
}

[data-animate-children] > * {
  opacity: 0;
  transform: translateY(26px);
  transition: opacity 0.65s var(--ease-out), transform 0.65s var(--ease-out);
}

[data-animate-children].revealed > * {
  opacity: 1;
  transform: none;
}

[data-animate-children].revealed > *:nth-child(1) { transition-delay: 0ms; }
[data-animate-children].revealed > *:nth-child(2) { transition-delay: 120ms; }
[data-animate-children].revealed > *:nth-child(3) { transition-delay: 240ms; }
[data-animate-children].revealed > *:nth-child(4) { transition-delay: 360ms; }
[data-animate-children].revealed > *:nth-child(5) { transition-delay: 480ms; }
[data-animate-children].revealed > *:nth-child(6) { transition-delay: 600ms; }
[data-animate-children].revealed > *:nth-child(7) { transition-delay: 720ms; }
[data-animate-children].revealed > *:nth-child(8) { transition-delay: 840ms; }

/* ─── Shared label style ────────────────────────────────────────────────── */

.eyebrow,
.section-kicker,
.property-status {
  display: block;
  margin: 0 0 20px;
  color: var(--gold-light);
  font-family: 'DM Sans', sans-serif;
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.22em;
  text-transform: uppercase;
}

.eyebrow::before,
.section-kicker::before {
  content: '';
  display: inline-block;
  width: 30px;
  height: 1px;
  margin-right: 14px;
  vertical-align: middle;
  background: currentColor;
}

/* ─── Buttons ───────────────────────────────────────────────────────────── */

.button {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 48px;
  padding: 0 28px;
  border: 1px solid transparent;
  border-radius: 2px;
  font-family: 'DM Sans', sans-serif;
  font-size: 10.5px;
  font-weight: 700;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  cursor: pointer;
  transition: background 200ms var(--ease-gentle),
              border-color 200ms var(--ease-gentle),
              box-shadow 240ms var(--ease-gentle),
              transform 140ms var(--ease-gentle);
}

.button:active { transform: scale(0.98); }

.button.primary {
  color: var(--ink);
  background: var(--gold-light);
  border-color: var(--gold-light);
}

.button.primary:hover {
  background: var(--gold);
  border-color: var(--gold);
  box-shadow: 0 8px 28px rgba(184, 136, 46, 0.38);
}

.button.ghost {
  color: var(--white);
  background: transparent;
  border-color: rgba(255, 255, 255, 0.38);
}

.button.ghost:hover {
  background: rgba(255, 255, 255, 0.07);
  border-color: rgba(255, 255, 255, 0.65);
}

/* ─── Site Header ───────────────────────────────────────────────────────── */

.site-header {
  position: fixed;
  inset: 0 0 auto;
  z-index: 40;
  height: 62px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 28px;
  padding: 0 44px;
  color: var(--white);
  background: rgba(8, 20, 45, 0.68);
  border-bottom: 1px solid rgba(255, 255, 255, 0.08);
  backdrop-filter: blur(28px);
  -webkit-backdrop-filter: blur(28px);
  transition: background 500ms var(--ease-gentle),
              border-color 500ms var(--ease-gentle),
              color 400ms var(--ease-gentle);
}

.site-header.scrolled {
  background: rgba(246, 241, 234, 0.94);
  border-bottom-color: rgba(12, 16, 24, 0.08);
  color: var(--ink);
}

.site-header.scrolled .desktop-nav a {
  color: rgba(12, 16, 24, 0.50);
}

.site-header.scrolled .desktop-nav a:hover { color: var(--ink); }

.site-header.scrolled .desktop-nav a::after { background: var(--gold); }

.site-header.scrolled .header-call {
  border-color: rgba(12, 16, 24, 0.28);
  color: var(--ink);
}

.site-header.scrolled .header-call:hover {
  border-color: var(--gold);
  color: var(--gold);
}

.site-header.scrolled .menu-button {
  border-color: rgba(12, 16, 24, 0.22);
  color: var(--ink);
}

.brand {
  font-family: 'Cormorant Garamond', Georgia, serif;
  font-size: 19px;
  font-weight: 500;
  letter-spacing: 0.01em;
  white-space: nowrap;
}

.brand span {
  color: var(--gold-light);
  font-style: italic;
}

.desktop-nav {
  display: flex;
  align-items: center;
  gap: 40px;
  margin: 0 auto;
}

.desktop-nav a {
  position: relative;
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: rgba(255, 255, 255, 0.58);
  transition: color 300ms var(--ease-gentle);
}

.desktop-nav a::after {
  content: '';
  position: absolute;
  bottom: -4px;
  left: 0;
  width: 0;
  height: 1px;
  background: var(--gold-light);
  transition: width 260ms var(--ease-out);
}

.desktop-nav a:hover { color: var(--white); }
.desktop-nav a:hover::after { width: 100%; }

.header-call {
  padding: 10px 20px;
  border: 1px solid rgba(255, 255, 255, 0.46);
  border-radius: 2px;
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  transition: border-color 300ms var(--ease-gentle), color 300ms var(--ease-gentle);
}

.header-call:hover {
  border-color: var(--gold-light);
  color: var(--gold-light);
}

.menu-button {
  display: none;
  flex: 0 0 auto;
  width: 42px;
  height: 42px;
  border: 1px solid rgba(255, 255, 255, 0.2);
  border-radius: 50%;
  background: transparent;
  color: var(--white);
  cursor: pointer;
  transition: border-color 300ms var(--ease-gentle), color 300ms var(--ease-gentle);
  flex-direction: column;
  align-items: center;
  justify-content: center;
}

.menu-button:hover { border-color: var(--gold-light); }

.menu-button span {
  display: block;
  width: 18px;
  height: 1.5px;
  margin: 4.5px auto;
  background: currentColor;
}

/* ─── Mobile Nav ────────────────────────────────────────────────────────── */

.mobile-nav {
  position: fixed;
  inset: 64px 0 auto;
  z-index: 35;
  padding: 10px 0 8px;
  color: var(--white);
  background: rgba(10, 13, 20, 0.97);
  backdrop-filter: blur(24px);
  -webkit-backdrop-filter: blur(24px);
  transform: translateY(-110%);
  transition: transform 280ms var(--ease-out);
  border-bottom: 1px solid rgba(255, 255, 255, 0.07);
}

.mobile-nav.is-open { transform: translateY(0); }

.mobile-nav a {
  display: block;
  padding: 17px 26px;
  border-bottom: 1px solid rgba(255, 255, 255, 0.06);
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: rgba(255, 255, 255, 0.64);
  transition: color 160ms ease;
}

.mobile-nav a:hover { color: var(--white); }

.mobile-call {
  margin-top: 8px;
  color: var(--ink) !important;
  background: var(--gold-light);
  text-align: center;
  border-bottom: 0 !important;
}

/* ─── Hero ──────────────────────────────────────────────────────────────── */

.hero {
  position: relative;
  min-height: 640px;
  height: 80vh;
  max-height: 880px;
  color: var(--white);
  background: var(--ink);
  overflow: hidden;
}

.hero-media,
.hero-media img,
.hero-media video,
.hero-overlay {
  position: absolute;
  inset: 0;
}

.hero-media img,
.hero-media video {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center center;
}

.hero-overlay {
  background:
    linear-gradient(100deg,
      rgba(8, 11, 18, 0.95) 0%,
      rgba(8, 11, 18, 0.74) 40%,
      rgba(8, 11, 18, 0.28) 68%,
      rgba(150, 110, 36, 0.18) 100%),
    linear-gradient(180deg, rgba(8, 11, 18, 0.28) 0%, rgba(8, 11, 18, 0.9) 100%);
}

.hero-inner {
  position: relative;
  z-index: 3;
  width: min(1320px, calc(100% - 96px));
  height: 100%;
  margin: 0 auto;
  display: flex;
  align-items: center;
  padding-top: 64px;
  padding-bottom: 58px; /* clear service strip */
}

.hero-copy {
  max-width: 500px;
  width: 100%;
}

/* Hero entrance animations */
@keyframes heroUp {
  from { opacity: 0; transform: translateY(24px); }
  to   { opacity: 1; transform: none; }
}

.hero-copy .eyebrow  { animation: heroUp 0.9s var(--ease-out) 0.1s  both; }
.hero h1             { animation: heroUp 1s   var(--ease-out) 0.28s both; }
.hero-text           { animation: heroUp 0.9s var(--ease-out) 0.48s both; }
.hero-actions        { animation: heroUp 0.9s var(--ease-out) 0.66s both; }
.hero-portrait       { animation: heroPFade 1.4s var(--ease-out) 0.1s both; }

@keyframes heroPFade {
  from { opacity: 0; }
  to   { opacity: 1; }
}

.hero h1 {
  font-size: clamp(34px, 4.4vw, 66px);
  line-height: 1.04;
  letter-spacing: -0.03em;
  max-width: 560px;
  text-wrap: balance;
}

.hero-text {
  max-width: 480px;
  margin: 20px 0 0;
  font-size: clamp(14px, 1.2vw, 17px);
  line-height: 1.65;
  color: rgba(255, 255, 255, 0.76);
  font-weight: 300;
}

.hero-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 12px;
  margin-top: 26px;
}

.hero-portrait {
  position: absolute;
  z-index: 2;
  top: 64px; /* below gold bar + header */
  right: 0;
  bottom: 0;
  width: clamp(320px, 42vw, 560px);
}

.hero-portrait img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center top;
  display: block;
  -webkit-mask-image: linear-gradient(to right, transparent 0%, rgba(0,0,0,0.4) 18%, rgba(0,0,0,0.85) 32%, black 46%);
  mask-image: linear-gradient(to right, transparent 0%, rgba(0,0,0,0.4) 18%, rgba(0,0,0,0.85) 32%, black 46%);
}

/* Service strip */
.service-strip {
  position: absolute;
  z-index: 3;
  inset: auto 0 0;
  min-height: 56px;
  display: flex;
  align-items: center;
  justify-content: center;
  gap: 20px;
  padding: 14px 24px;
  color: rgba(255, 255, 255, 0.52);
  background: rgba(7, 10, 16, 0.92);
  border-top: 1px solid rgba(255, 255, 255, 0.09);
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  backdrop-filter: blur(14px);
  -webkit-backdrop-filter: blur(14px);
}

.serving-label { color: var(--gold-light); }

.strip-dot {
  width: 3px;
  height: 3px;
  border-radius: 50%;
  background: rgba(255, 255, 255, 0.28);
  flex-shrink: 0;
}

.service-strip a { transition: color 160ms ease; }
.service-strip a:hover { color: rgba(255, 255, 255, 0.9); }

/* Post-hero: no zoom (avoids a “pinched center” look). Extra horizontal inset
   on sections only — hero / header / service strip unchanged. */
.page-body > section {
  width: min(1100px, calc(100% - 96px));
  margin-inline: auto;
}

/* ─── Layout container ──────────────────────────────────────────────────── */

.intro-section,
.split-section,
.media-feature,
.markets-section,
.property-section,
.reviews-section {
  width: min(1100px, calc(100% - 48px));
  margin: 0 auto;
}

/* ─── Intro / Stats ─────────────────────────────────────────────────────── */

.intro-section {
  display: grid;
  grid-template-columns: minmax(0, 1.15fr) minmax(360px, 0.85fr);
  gap: 64px;
  align-items: center;
  padding: 52px 0 60px;
  border-bottom: 1px solid var(--line);
}

.intro-text h2 {
  max-width: 590px;
  font-size: clamp(28px, 3.8vw, 50px);
  line-height: 1.1;
  letter-spacing: -0.028em;
}

.stat-panel {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  background: var(--ink-soft);
  color: var(--white);
}

.stat-panel > div {
  padding: 30px 24px;
  border-right: 1px solid rgba(255, 255, 255, 0.08);
  display: flex;
  flex-direction: column;
  justify-content: center;
  min-height: 118px;
}

.stat-panel > div:last-child { border-right: 0; }

.stat-panel strong {
  display: flex;
  align-items: baseline;
  gap: 2px;
  font-family: 'Cormorant Garamond', Georgia, serif;
  font-size: 56px;
  font-weight: 400;
  line-height: 1;
  letter-spacing: -0.04em;
}

.stat-panel strong em {
  font-style: normal;
  font-size: 30px;
  color: var(--gold-light);
  line-height: 1;
}

.stat-panel > div > span {
  display: block;
  margin-top: 10px;
  color: rgba(255, 255, 255, 0.38);
  font-size: 9.5px;
  font-weight: 700;
  letter-spacing: 0.2em;
  text-transform: uppercase;
}

/* ─── Advisory ──────────────────────────────────────────────────────────── */

.split-section {
  display: grid;
  grid-template-columns: minmax(280px, 0.8fr) minmax(0, 1fr);
  gap: 86px;
  padding: 88px 0 100px;
  border-bottom: 1px solid var(--line);
}

.split-lead h2,
.section-heading h2 {
  font-size: clamp(34px, 4.2vw, 62px);
  line-height: 1.06;
  letter-spacing: -0.03em;
  margin-top: 16px;
}

.advisory-list { display: grid; }

.advisory-list article {
  display: grid;
  grid-template-columns: 48px 1fr;
  gap: 0 20px;
  padding: 28px 0;
  border-bottom: 1px solid var(--line);
  transition: background 200ms ease;
}

.advisory-list article:first-child { border-top: 1px solid var(--line); }

.advisory-num {
  padding-top: 5px;
  color: var(--gold);
  font-family: 'DM Sans', sans-serif;
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.14em;
}

.advisory-list h3 {
  margin: 0 0 9px;
  font-size: clamp(20px, 2.2vw, 27px);
  line-height: 1.18;
  font-weight: 500;
}

.advisory-list p {
  margin: 0;
  color: var(--muted);
  font-size: 15.5px;
  line-height: 1.68;
}

/* ─── Media Feature ─────────────────────────────────────────────────────── */

.media-feature {
  display: grid;
  grid-template-columns: minmax(0, 1.3fr) minmax(280px, 0.7fr);
  gap: 58px;
  align-items: center;
  padding: 88px 0 100px;
  border-bottom: 1px solid var(--line);
}

.media-card {
  background: var(--ink);
  box-shadow: var(--shadow);
  transition: box-shadow 320ms ease;
}

.media-card:hover { box-shadow: var(--shadow-deep); }

.media-card video {
  width: 100%;
  aspect-ratio: 16 / 9;
  object-fit: cover;
  display: block;
}

.media-copy h2 {
  font-size: clamp(30px, 3.8vw, 54px);
  margin-bottom: 24px;
}

.media-copy p,
.contact-info > p {
  color: var(--muted);
  font-size: 16px;
  line-height: 1.72;
}

/* ─── Markets ───────────────────────────────────────────────────────────── */

.markets-section,
.property-section,
.reviews-section {
  padding: 88px 0 100px;
  border-bottom: 1px solid var(--line);
}

.section-heading {
  display: grid;
  grid-template-columns: minmax(0, 0.7fr) minmax(0, 1.3fr);
  gap: 48px;
  align-items: end;
  margin-bottom: 48px;
}

.market-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  border-top: 1px solid var(--line);
  border-left: 1px solid var(--line);
}

.market-grid span {
  min-height: 74px;
  display: flex;
  align-items: center;
  padding: 16px 22px;
  border-right: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
  font-size: 10.5px;
  font-weight: 700;
  letter-spacing: 0.13em;
  text-transform: uppercase;
  cursor: default;
  transition: background 220ms var(--ease-gentle), color 220ms var(--ease-gentle);
}

.market-grid span:hover {
  background: var(--ink);
  color: var(--white);
}

/* ─── Properties (split + vertical stack scroll, like Advisory) ───────── */

.property-panel {
  display: grid;
  grid-template-columns: minmax(280px, 0.8fr) minmax(0, 1fr);
  gap: 86px;
  align-items: start;
}

.property-scroll {
  min-width: 0;
  max-height: min(560px, 60vh);
  overflow-y: auto;
  overflow-x: hidden;
  overscroll-behavior: contain;
  -webkit-overflow-scrolling: touch;
  padding: 0 8px 12px 0;
  outline: none;
  scrollbar-gutter: stable;
  scrollbar-width: thin;
  scrollbar-color: rgba(12, 16, 24, 0.22) transparent;
}

.property-scroll:focus-visible {
  box-shadow: 0 0 0 2px var(--paper), 0 0 0 4px var(--gold);
}

.property-track {
  display: grid;
  grid-template-columns: minmax(0, 1fr);
  gap: 0;
  padding: 0;
}

.property-card {
  background: #faf7f1;
  border: 1px solid rgba(12, 16, 24, 0.09);
  overflow: hidden;
  transition: transform 300ms var(--ease-out), box-shadow 300ms ease;
}

/* Wide list rows: photo left, copy right — compact height, premium restraint */
.property-track .property-card {
  display: grid;
  grid-template-columns: clamp(140px, 31%, 206px) minmax(0, 1fr);
  gap: 0 16px;
  align-items: center;
  width: 100%;
  padding: 12px 0 14px;
  border: none;
  border-radius: 0;
  border-bottom: 1px solid rgba(12, 16, 24, 0.08);
  background: rgba(255, 255, 255, 0.18);
  box-shadow: none;
  transition: background 280ms var(--ease-gentle), border-color 280ms var(--ease-gentle);
}

.property-track .property-card:first-child {
  border-top: 1px solid rgba(12, 16, 24, 0.08);
}

.property-track a.property-card.property-card-link {
  cursor: pointer;
  text-decoration: none;
  color: inherit;
}

.property-track a.property-card.property-card-link:visited {
  color: inherit;
}

.property-track a.property-card.property-card-link:focus-visible {
  outline: 2px solid var(--gold-light);
  outline-offset: 1px;
}

.property-track a.property-card.property-card-link:hover .property-link {
  color: var(--gold-light);
}

.property-track .property-card:hover {
  transform: none;
  box-shadow: none;
  background: linear-gradient(
    90deg,
    rgba(184, 136, 46, 0.075) 0%,
    rgba(12, 16, 24, 0.03) 38%,
    transparent 100%
  );
  border-bottom-color: rgba(184, 136, 46, 0.24);
}

.property-image { overflow: hidden; }

.property-track .property-image {
  width: 100%;
  height: 96px;
  border-radius: 2px;
  overflow: hidden;
  box-shadow: 0 1px 0 rgba(12, 16, 24, 0.08);
}

.property-track .property-image img {
  width: 100%;
  height: 100%;
  min-height: 0;
  object-fit: cover;
  display: block;
}

.property-body { padding: 22px 24px 28px; }

.property-track .property-body {
  padding: 1px 8px 0 0;
  min-width: 0;
  display: grid;
  grid-template-columns: minmax(0, 1fr) auto;
  align-items: center;
  column-gap: 14px;
}

.property-main {
  min-width: 0;
}

.property-facts {
  display: grid;
  gap: 3px;
  min-width: 86px;
  padding-left: 12px;
  border-left: 1px solid rgba(12, 16, 24, 0.14);
}

.property-facts span {
  font-size: 10px;
  font-weight: 500;
  letter-spacing: 0.05em;
  line-height: 1.28;
  color: var(--muted);
  white-space: nowrap;
}

.property-status {
  margin-bottom: 10px !important;
  font-size: 9.5px !important;
  letter-spacing: 0.22em !important;
}

.property-status.sold { color: var(--muted) !important; }

.property-track .property-status {
  margin-bottom: 3px !important;
  font-size: 8px !important;
  letter-spacing: 0.2em !important;
  opacity: 0.92;
}

.property-body h3 {
  margin: 0 0 4px;
  font-size: clamp(19px, 2vw, 24px);
  font-weight: 500;
  letter-spacing: -0.015em;
  line-height: 1.2;
}

.property-track .property-body h3 {
  margin: 0 0 2px;
  font-size: clamp(17px, 1.8vw, 22px);
  line-height: 1.12;
  font-weight: 500;
  letter-spacing: -0.022em;
}

.property-location {
  margin: 0 0 16px !important;
  color: var(--muted) !important;
  font-size: 13px !important;
  line-height: 1.4 !important;
}

.property-track .property-location {
  margin: 0 0 4px !important;
  font-size: 12.5px !important;
  line-height: 1.38 !important;
  color: var(--muted) !important;
  font-weight: 400;
}

.property-body strong {
  display: block;
  font-family: 'Cormorant Garamond', Georgia, serif;
  font-size: 36px;
  font-weight: 400;
  letter-spacing: -0.025em;
  line-height: 1;
}

.property-track .property-body strong {
  font-size: clamp(19px, 2.15vw, 23px);
  line-height: 1;
  font-weight: 400;
  letter-spacing: -0.03em;
}

.property-body > span {
  display: block;
  margin-top: 8px;
  color: var(--muted);
  font-size: 11.5px;
  font-weight: 500;
  letter-spacing: 0.05em;
}

.property-link {
  display: inline-block;
  margin-top: 16px;
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--gold);
  transition: color 200ms ease;
}

.property-track .property-link {
  margin-top: 5px;
  font-size: 8.5px;
  letter-spacing: 0.17em;
  font-weight: 600;
}

@media (max-width: 640px) {
  .property-track .property-body {
    grid-template-columns: 1fr;
    row-gap: 6px;
  }

  .property-facts {
    grid-template-columns: repeat(3, minmax(0, 1fr));
    column-gap: 8px;
    min-width: 0;
    padding-left: 0;
    border-left: 0;
    padding-top: 4px;
    border-top: 1px solid rgba(12, 16, 24, 0.1);
  }
}

.property-link:hover { color: var(--gold-light); }

.property-load-error {
  max-width: 28rem;
  margin: 0;
  padding: 12px 0;
  color: var(--muted);
  font-size: 13px;
  line-height: 1.55;
}

/* ─── Reviews ───────────────────────────────────────────────────────────── */

.review-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 22px;
}

.review-grid figure {
  position: relative;
  margin: 0;
  min-height: 330px;
  display: flex;
  flex-direction: column;
  justify-content: flex-end;
  padding: 36px 32px 34px;
  color: var(--white);
  background:
    linear-gradient(180deg, rgba(22, 27, 38, 0.98) 0%, rgba(16, 21, 32, 1) 100%);
  border: 1px solid rgba(255, 255, 255, 0.05);
  overflow: hidden;
  box-shadow: inset 0 1px 0 rgba(255, 255, 255, 0.04);
  transition: transform 300ms var(--ease-out), box-shadow 300ms ease, border-color 300ms ease;
}

.review-grid figure:hover {
  transform: translateY(-4px);
  box-shadow: 0 32px 80px rgba(12, 16, 24, 0.3);
  border-color: rgba(207, 165, 78, 0.22);
}

.quote-mark {
  position: absolute;
  top: 10px;
  left: 22px;
  font-family: 'Cormorant Garamond', Georgia, serif;
  font-size: 160px;
  font-style: italic;
  line-height: 1;
  color: rgba(207, 165, 78, 0.11);
  pointer-events: none;
  user-select: none;
  letter-spacing: 0;
}

.review-grid blockquote {
  margin: 0;
  font-size: clamp(20px, 2.1vw, 28px);
  line-height: 1.22;
  font-weight: 400;
  letter-spacing: -0.01em;
  transform: translateY(6px);
}

.review-grid figcaption {
  margin-top: 28px;
  color: var(--gold-light);
  font-family: 'DM Sans', sans-serif;
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  align-self: flex-start;
  text-align: left;
}

/* Balance shorter middle quote while keeping name anchored bottom-left */
.review-grid figure:nth-child(2) blockquote {
  margin-top: auto;
  margin-bottom: auto;
  max-width: 88%;
  align-self: center;
  text-align: center;
  transform: translateY(12px);
}

.review-grid figure:nth-child(2) figcaption {
  margin-top: auto;
  align-self: flex-start;
  text-align: left;
}

/* ─── Contact ───────────────────────────────────────────────────────────── */

.page-body > .contact-section {
  width: 100%;
  margin-inline: 0;
}

.contact-section {
  /* Pull panel up under the fixed header / paper gap; bleed reserved as layout padding below */
  --contact-bg-bleed: 52px;
  position: relative;
  margin-top: calc(-1 * var(--contact-bg-bleed));
  padding-top: var(--contact-bg-bleed);
  padding-bottom: clamp(44px, 6vw, 72px);
  display: flex;
  flex-direction: column;
  justify-content: flex-start;
  align-items: stretch;
  min-height: clamp(560px, 76svh, 880px);
  background:
    radial-gradient(ellipse 90% 55% at 50% -8%, rgba(38, 78, 120, 0.22), transparent 58%),
    linear-gradient(180deg, var(--contact-navy) 0%, var(--contact-navy-deep) 100%);
  color: var(--white);
}

/* Full-width gold rule at section top */
.contact-section::before {
  content: '';
  position: absolute;
  top: 0; left: 0; right: 0;
  height: 1px;
  background: linear-gradient(90deg, transparent 0%, var(--gold) 18%, var(--gold-light) 50%, var(--gold) 82%, transparent 100%);
  z-index: 2;
}

/* Subtle film-grain atmosphere */
.contact-section::after {
  content: '';
  position: absolute;
  inset: 0;
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='200' height='200'%3E%3Cfilter id='n' x='0' y='0'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='0.85' numOctaves='4' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='200' height='200' filter='url(%23n)' opacity='0.032'/%3E%3C/svg%3E");
  pointer-events: none;
  z-index: 0;
}

.contact-inner {
  position: relative;
  z-index: 1;
  width: min(1100px, calc(100% - 48px));
  margin: 0 auto;
  flex: 0 1 auto;
  padding-top: clamp(6px, 1vw, 14px);
  padding-bottom: clamp(28px, 4vw, 44px);
}

@media (max-width: 900px) {
  .contact-section {
    min-height: clamp(500px, 72svh, 780px);
  }
}

@media (max-width: 640px) {
  .contact-section {
    justify-content: flex-start;
    min-height: unset;
    padding-bottom: clamp(40px, 10vw, 56px);
  }
}

.contact-header {
  margin-bottom: 16px;
}

.contact-header h2 {
  font-size: clamp(20px, 2.2vw, 28px);
  line-height: 1.1;
  letter-spacing: -0.025em;
  margin-top: 8px;
  margin-bottom: 8px;
  max-width: 560px;
}

.contact-subhead {
  color: rgba(255, 255, 255, 0.52);
  font-size: 13.5px;
  line-height: 1.5;
  max-width: 480px;
}

/* Staggered reveal for contact header children */
.contact-section .contact-header .section-kicker,
.contact-section .contact-header h2,
.contact-section .contact-header .contact-subhead {
  opacity: 0;
  transform: translateY(18px);
  transition: opacity 0.75s var(--ease-out), transform 0.75s var(--ease-out);
}

.contact-section.revealed .contact-header .section-kicker {
  opacity: 1; transform: none; transition-delay: 0.1s;
}
.contact-section.revealed .contact-header h2 {
  opacity: 1; transform: none; transition-delay: 0.24s;
}
.contact-section.revealed .contact-header .contact-subhead {
  opacity: 1; transform: none; transition-delay: 0.38s;
}

.contact-card {
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(0, 1.15fr);
  gap: 20px;
  align-items: stretch;
  opacity: 0;
  transform: translateY(24px);
  transition: opacity 0.9s var(--ease-out) 0.44s, transform 0.9s var(--ease-out) 0.44s;
}

.contact-section.revealed .contact-card {
  opacity: 1;
  transform: none;
}

.contact-visual {
  position: relative;
  overflow: hidden;
  min-height: 0;
  border-radius: 8px;
  border: 1px solid rgba(255, 255, 255, 0.08);
}

.contact-visual img,
.contact-visual video {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center 15%;
  display: block;
}

.contact-visual::before {
  content: '';
  position: absolute;
  top: 0; left: 0; right: 0;
  height: 1px;
  background: linear-gradient(90deg, transparent, var(--gold) 28%, var(--gold-light) 50%, var(--gold) 72%, transparent);
  z-index: 2;
}

.contact-visual::after {
  content: '';
  position: absolute;
  inset: 0;
  background: linear-gradient(
    to bottom,
    rgba(10, 14, 22, 0.05) 0%,
    rgba(10, 14, 22, 0.20) 38%,
    rgba(10, 14, 22, 0.78) 68%,
    rgba(10, 14, 22, 0.97) 100%
  );
  z-index: 1;
}

.contact-form-card {
  display: flex;
  flex-direction: column;
  justify-content: center;
  padding: 22px 24px;
  background: rgba(255, 255, 255, 0.03);
  border: 1px solid rgba(255, 255, 255, 0.09);
  border-radius: 8px;
  box-shadow: inset 0 1px 0 rgba(255, 255, 255, 0.04);
}

.contact-visual-info {
  position: absolute;
  bottom: 0; left: 0; right: 0;
  z-index: 2;
  padding: 14px 18px;
}

.contact-visual address {
  display: grid;
  gap: 4px;
  margin: 0;
  font-style: normal;
  font-size: 13.5px;
  line-height: 1.62;
  color: rgba(255, 255, 255, 0.50);
}

.contact-name {
  color: var(--white);
  font-weight: 600;
  font-size: 15px;
  letter-spacing: 0.01em;
}

.contact-phones {
  display: flex;
  gap: 32px;
  margin-top: 12px;
}

.phone-link { display: grid; gap: 5px; }

.phone-label {
  color: rgba(255, 255, 255, 0.38);
  font-size: 9px;
  font-weight: 700;
  letter-spacing: 0.22em;
  text-transform: uppercase;
}

.phone-num {
  position: relative;
  display: inline-block;
  color: var(--gold-light);
  font-size: 14px;
  font-weight: 500;
  letter-spacing: 0.06em;
  transition: color 180ms ease;
}

.phone-num::after {
  content: '';
  position: absolute;
  bottom: -2px;
  left: 0;
  width: 0;
  height: 1px;
  background: currentColor;
  transition: width 260ms var(--ease-out);
}

.phone-link:hover .phone-num { color: var(--white); }
.phone-link:hover .phone-num::after { width: 100%; }

/* ─── Lead Form ─────────────────────────────────────────────────────────── */

.lead-form {
  display: grid;
  gap: 6px;
  align-content: start;
}

.lead-form label { display: grid; gap: 5px; }

.lead-form label > span {
  color: rgba(255, 255, 255, 0.46);
  font-size: 9.5px;
  font-weight: 700;
  letter-spacing: 0.2em;
  text-transform: uppercase;
}

/* Bottom-line-only editorial inputs */
.lead-form input,
.lead-form select {
  width: 100%;
  border: none;
  border-bottom: 1px solid rgba(255, 255, 255, 0.18);
  border-radius: 0;
  padding: 7px 0;
  color: var(--white);
  background: transparent;
  outline: none;
  transition: border-color 200ms ease;
}

.lead-form textarea {
  width: 100%;
  border: 1px solid rgba(255, 255, 255, 0.12);
  border-radius: 2px;
  padding: 9px 12px;
  color: var(--white);
  background: transparent;
  outline: none;
  resize: none;
  transition: border-color 200ms ease;
}

.lead-form input:focus,
.lead-form select:focus {
  border-bottom-color: var(--gold-light);
}

.lead-form textarea:focus {
  border-color: rgba(207, 165, 78, 0.48);
}

.lead-form input::placeholder,
.lead-form textarea::placeholder {
  color: rgba(255, 255, 255, 0.22);
}

/* Gold chevron for select */
.lead-form select {
  appearance: none;
  background-image: url("data:image/svg+xml,%3Csvg width='11' height='7' viewBox='0 0 11 7' fill='none' xmlns='http://www.w3.org/2000/svg'%3E%3Cpath d='M1 1l4.5 4.5L10 1' stroke='%23cfa54e' stroke-width='1.2' stroke-linecap='round' stroke-linejoin='round'/%3E%3C/svg%3E");
  background-repeat: no-repeat;
  background-position: right 2px center;
  padding-right: 22px;
  cursor: pointer;
}

.lead-form select option { color: var(--ink); background: var(--white); }

/* Label gold on focus */
.lead-form label:has(input:focus) > span,
.lead-form label:has(select:focus) > span,
.lead-form label:has(textarea:focus) > span {
  color: var(--gold-light);
}

/* Ghost-to-fill CTA */
.opus-logo-contact {
  display: block;
  width: 58px;
  height: auto;
  margin-bottom: 12px;
  opacity: 0.88;
}

.lead-form .button.primary {
  position: relative;
  overflow: hidden;
  width: 100%;
  justify-content: space-between;
  margin-top: 4px;
  background: transparent;
  border-color: rgba(207, 165, 78, 0.42);
  color: var(--gold-light);
  box-shadow: none;
}

.lead-form .button.primary::before {
  content: '';
  position: absolute;
  inset: 0;
  background: var(--gold-light);
  transform: scaleX(0);
  transform-origin: left;
  transition: transform 380ms var(--ease-out);
  z-index: 0;
}

.lead-form .button.primary:hover {
  color: var(--ink);
  border-color: var(--gold-light);
  background: transparent;
  box-shadow: none;
}

.lead-form .button.primary:hover::before {
  transform: scaleX(1);
}

.lead-form .button.primary > * {
  position: relative;
  z-index: 1;
}

.form-note {
  min-height: 20px;
  color: var(--gold-light) !important;
  font-size: 13px !important;
  line-height: 1.5;
}

/* ─── Footer ────────────────────────────────────────────────────────────── */

.site-footer {
  background: var(--paper);
  color: var(--ink);
  border-top: 1px solid rgba(12, 16, 24, 0.09);
}

.footer-inner {
  width: min(1100px, calc(100% - 48px));
  margin: 0 auto;
  padding: 46px 0 0;
}

.footer-main {
  display: grid;
  grid-template-columns: minmax(0, 1.25fr) minmax(210px, auto);
  align-items: center;
  column-gap: min(48px, 6vw);
  row-gap: 20px;
  padding-bottom: 32px;
}

.footer-brand {
  max-width: 520px;
}

.footer-brand-name {
  display: inline-block;
  margin-bottom: 12px;
  color: var(--ink);
  font-size: 22px;
  line-height: 1.2;
  letter-spacing: -0.01em;
}

.footer-brand p {
  font-size: 13.5px;
  color: rgba(12, 16, 24, 0.52);
  line-height: 1.68;
  max-width: 44em;
}

/* Compact lockup: logo + phones in one short row (no stacked tower). */
.footer-aside {
  justify-self: end;
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  justify-content: flex-end;
  gap: 16px 22px;
  max-width: 100%;
}

.footer-opus-logo {
  display: block;
  width: min(108px, 30vw);
  height: auto;
  flex-shrink: 0;
  opacity: 0.82;
  mix-blend-mode: multiply;
}

.footer-phones {
  display: flex;
  flex-flow: row wrap;
  gap: clamp(14px, 3.8vw, 32px);
  margin: 0;
  padding: 0 0 0 clamp(14px, 2.8vw, 22px);
  border: none;
  border-left: 1px solid rgba(184, 136, 46, 0.22);
  text-align: right;
}

.footer-phone-link {
  display: grid;
  gap: 4px;
  text-align: right;
  text-decoration: none;
  white-space: nowrap;
}

.footer-phone-link span {
  color: rgba(12, 16, 24, 0.38);
  font-size: 8.5px;
  font-weight: 700;
  letter-spacing: 0.22em;
  text-transform: uppercase;
}

.footer-phone-link strong {
  color: var(--ink-soft);
  font-size: clamp(13px, 1.65vw, 15px);
  font-weight: 500;
  letter-spacing: 0.06em;
  transition: color 180ms ease;
}

.footer-phone-link:hover strong { color: var(--gold); }

/* Legal strip: address stack left — copyright same band as street line, right (under phones) */
.footer-meta {
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(0, min(22rem, 42vw));
  align-items: start;
  column-gap: min(40px, 6vw);
  border-top: 1px solid rgba(12, 16, 24, 0.08);
  padding: 16px 0 36px;
}

.footer-meta-left {
  display: grid;
  gap: 4px;
  min-width: 0;
}

.footer-meta-line {
  font-size: 11.5px;
  letter-spacing: 0.04em;
  line-height: 1.65;
  color: rgba(12, 16, 24, 0.44);
}

.footer-meta-line.muted {
  color: rgba(12, 16, 24, 0.34);
}

.footer-meta-copyright {
  margin: 0;
  display: grid;
  gap: 2px;
  font-size: 11px;
  letter-spacing: 0.05em;
  line-height: 1.6;
  color: rgba(12, 16, 24, 0.34);
  text-align: right;
  justify-self: end;
  max-width: 24rem;
}

.footer-meta-copyright-line {
  margin: 0;
}

/* Superscript ® after REALTOR (tiny circled-R, screenshot-style vs body text) */
.footer-meta sup.footer-reg-mark {
  font-family: 'DM Sans', Arial, sans-serif;
  font-size: 0.5em;
  font-weight: 600;
  line-height: 0;
  letter-spacing: 0;
  margin-left: 0.05em;
  vertical-align: 0.75em;
}

/* ─── Responsive: tablet ────────────────────────────────────────────────── */

@media (max-width: 980px) {
  .site-header { padding: 0 22px; }
  .desktop-nav, .header-call { display: none; }

  .menu-button {
    display: flex;
    position: fixed;
    top: 11px;
    right: 20px;
    border-color: rgba(207, 165, 78, 0.55);
    background: rgba(207, 165, 78, 0.07);
  }

  .hero { min-height: 740px; height: 100svh; max-height: 940px; }

  .hero-portrait {
    width: 50vw;
    opacity: 0.40;
  }

  .hero-portrait img {
    object-position: center 6%;
    -webkit-mask-image: linear-gradient(to right, transparent 0%, rgba(0,0,0,0.5) 35%, black 58%);
    mask-image: linear-gradient(to right, transparent 0%, rgba(0,0,0,0.5) 35%, black 58%);
  }

  .hero-inner {
    width: min(calc(100% - 40px), 720px);
    height: 100%;
    flex-direction: column;
    align-items: flex-start;
    justify-content: center;
    padding-top: 80px;
    padding-bottom: 72px;
  }

  .service-strip { justify-content: flex-start; overflow-x: auto; }
  .strip-dot { display: none; }

  .intro-section { gap: 36px; }

  .intro-section,
  .split-section,
  .media-feature,
  .section-heading,
  .property-panel,
  .review-grid {
    grid-template-columns: 1fr;
  }

  .split-section,
  .media-feature,
  .markets-section,
  .property-section,
  .reviews-section {
    padding: 64px 0 72px;
  }

  .contact-inner {
    padding-top: clamp(4px, 1vw, 12px);
    padding-bottom: clamp(22px, 3.5vw, 36px);
  }

  .contact-card {
    grid-template-columns: 1fr;
  }

  .contact-visual {
    aspect-ratio: 5 / 4;
    height: auto;
    min-height: 280px;
    max-height: 420px;
  }

  .contact-visual img,
  .contact-visual video {
    object-position: center 22%;
  }
  /* Stacked layout: show video/photo only — overlay copy reads messy on narrow viewports */
  .contact-visual-info {
    display: none;
  }

  .contact-visual::after {
    background: linear-gradient(
      to bottom,
      rgba(10, 14, 22, 0) 0%,
      rgba(10, 14, 22, 0.18) 88%,
      rgba(10, 14, 22, 0.28) 100%
    );
  }

  .market-grid {
    grid-template-columns: repeat(2, 1fr);
    max-height: min(400px, 52svh);
    overflow-y: auto;
    overflow-x: hidden;
    -webkit-overflow-scrolling: touch;
    overscroll-behavior: contain;
    scrollbar-gutter: stable;
    scrollbar-width: thin;
    scrollbar-color: rgba(12, 16, 24, 0.25) transparent;
    align-content: start;
  }

  .footer-main {
    grid-template-columns: 1fr;
    align-items: start;
    row-gap: 18px;
    padding-bottom: 16px;
  }

  .footer-aside {
    justify-self: start;
    justify-content: flex-start;
    width: 100%;
    max-width: none;
    gap: 14px 20px;
  }

  .footer-phones {
    text-align: left;
    justify-content: flex-start;
    border-left-color: rgba(184, 136, 46, 0.2);
    padding-left: 18px;
  }

  .footer-phone-link,
  .footer-phone-link span,
  .footer-phone-link strong {
    text-align: left;
  }

  .footer-meta {
    grid-template-columns: 1fr;
    row-gap: 10px;
  }

  .footer-meta-copyright {
    justify-self: stretch;
    max-width: none;
    text-align: left;
  }
}

/* ─── Responsive: mobile ────────────────────────────────────────────────── */

@media (max-width: 640px) {
  /* Mobile hero — editorial two-zone stack */
  .hero {
    height: auto;
    min-height: auto;
    max-height: none;
    background: var(--ink);
  }

  /* House background removed on mobile — portrait is the visual */
  .hero-media,
  .hero-overlay { display: none; }

  /* Portrait: full-width photo block, solid, no transparency through face */
  .hero-portrait {
    position: relative;
    inset: auto;
    width: 100%;
    height: clamp(330px, 70vw, 400px);
    opacity: 1;
    margin-top: 62px;
  }

  /* Gold accent line at the seam */
  .hero-portrait::after {
    content: '';
    position: absolute;
    bottom: 0;
    left: 0;
    right: 0;
    height: 1px;
    background: linear-gradient(90deg,
      transparent,
      var(--gold) 20%,
      var(--gold-light) 50%,
      var(--gold) 80%,
      transparent);
    z-index: 1;
  }

  /* Fade only the bottom edge into the dark ink — face untouched */
  .hero-portrait img {
    object-position: center 4%;
    -webkit-mask-image: linear-gradient(to bottom, black 74%, transparent 100%);
    mask-image: linear-gradient(to bottom, black 74%, transparent 100%);
  }

  /* Text zone: solid ink background, full width */
  .hero-inner {
    position: relative;
    z-index: 3;
    width: 100%;
    height: auto;
    margin: 0;
    background: var(--ink);
    padding: 32px 24px 80px;
    align-items: flex-start;
    justify-content: flex-start;
  }

  .hero-copy { max-width: 100%; }

  .hero h1 {
    font-size: clamp(30px, 8.5vw, 42px);
    max-width: 100%;
  }

  .hero-text {
    font-size: 15px;
    max-width: 100%;
    margin-top: 16px;
  }

  .hero-actions {
    flex-direction: column;
    gap: 10px;
    margin-top: 28px;
  }

  .hero-actions .button { width: 100%; text-align: center; justify-content: center; }

  .eyebrow { font-size: 9px; letter-spacing: 0.15em; }

  .intro-section,
  .split-section,
  .media-feature,
  .markets-section,
  .property-section,
  .reviews-section {
    width: min(100% - 30px, 1100px);
  }

  .footer-inner { width: min(100% - 30px, 1100px); padding: 34px 0 0; }

  .footer-opus-logo { width: min(100px, 42vw); }

  .footer-phones {
    gap: 12px 20px;
    padding-left: 16px;
  }

  .footer-meta { padding: 11px 0 24px; }

  .contact-inner {
    width: calc(100% - 30px);
    padding-top: clamp(4px, 1.2vw, 10px);
    padding-bottom: clamp(18px, 4vw, 28px);
  }

  .page-body > section {
    width: min(100% - 30px, 1100px);
  }

  .stat-panel { grid-template-columns: 1fr; }

  .stat-panel > div {
    min-height: auto;
    border-right: 0;
    border-bottom: 1px solid rgba(255, 255, 255, 0.08);
  }

  .stat-panel strong { font-size: 48px; }

  .market-grid {
    grid-template-columns: 1fr;
    max-height: min(320px, 46svh);
  }

  .review-grid figure {
    min-height: 270px;
    padding: 28px 24px;
  }

  /* Mobile: avoid nested scroll trap on listings cards */
  .property-scroll {
    max-height: none;
    overflow: visible;
    overscroll-behavior: auto;
    -webkit-overflow-scrolling: auto;
    padding-right: 0;
  }

  .contact-card {
    grid-template-columns: 1fr;
  }

  .contact-visual {
    aspect-ratio: 6 / 5;
    height: auto;
    min-height: 250px;
    max-height: 360px;
  }

  .contact-visual img,
  .contact-visual video {
    object-position: center 24%;
  }
  .contact-phones { flex-direction: column; gap: 14px; }

}