:root {
  --ivory: #f6f2ec;
  --paper: #efe9df;
  --ink: #14110f;
  --ink-soft: #3a342c;
  --muted: #8a7f6f;
  --line: #d9cfbf;
  --gold: #7d5a22;
  --gold-warm: #a37b3a;
}

* { box-sizing: border-box; margin: 0; padding: 0; }
html { scroll-behavior: smooth; }
body {
  font-family: 'Inter', -apple-system, BlinkMacSystemFont, sans-serif;
  background: var(--ivory);
  color: var(--ink);
  line-height: 1.65;
  font-weight: 300;
  -webkit-font-smoothing: antialiased;
  overflow-x: hidden;
}
h1, h2, h3, h4, .serif {
  font-family: 'Cormorant Garamond', 'Times New Roman', serif;
  font-weight: 400;
  letter-spacing: -0.01em;
}
a { color: inherit; text-decoration: none; transition: opacity .3s ease, color .3s ease; }
img { max-width: 100%; display: block; }

.container { max-width: 1400px; margin: 0 auto; padding: 0 40px; }
@media (max-width: 720px) { .container { padding: 0 22px; } }

.overline {
  font-size: 11px;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  color: var(--gold);
  font-weight: 500;
}

.btn {
  display: inline-block;
  padding: 14px 28px;
  font-size: 11px;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  font-weight: 500;
  border: 1px solid transparent;
  cursor: pointer;
  transition: all .3s ease;
  text-decoration: none;
}
.btn-dark { background: var(--ink); color: var(--ivory); border-color: var(--ink); }
.btn-dark:hover { background: var(--gold); border-color: var(--gold); }
.btn-light { background: var(--ivory); color: var(--ink); border-color: var(--ivory); }
.btn-light:hover { background: var(--gold); color: var(--ivory); border-color: var(--gold); }
.btn-outline-dark { background: transparent; color: var(--ink); border-color: var(--ink); }
.btn-outline-dark:hover { background: var(--ink); color: var(--ivory); }
.btn-outline-light { background: transparent; color: var(--ivory); border-color: var(--ivory); }
.btn-outline-light:hover { background: var(--ivory); color: var(--ink); }

/* NAV */
#nav {
  position: fixed; top: 0; left: 0; right: 0;
  z-index: 100;
  padding: 20px 0;
  background: rgba(246, 242, 236, 0.9);
  backdrop-filter: blur(14px);
  transition: all .3s ease;
  border-bottom: 1px solid transparent;
}
#nav.scrolled { padding: 12px 0; border-bottom: 1px solid var(--line); }
.nav-wrap {
  max-width: 1400px; margin: 0 auto; padding: 0 40px;
  display: flex; align-items: center; justify-content: space-between;
}
.brand {
  font-family: 'Cormorant Garamond', serif;
  font-size: 24px; letter-spacing: 0.06em; text-transform: uppercase;
}
.brand em { font-style: italic; color: var(--gold); font-weight: 500; }
.nav-links { display: flex; gap: 32px; align-items: center; }
.nav-links a {
  font-size: 12px; letter-spacing: 0.18em; text-transform: uppercase; color: var(--ink-soft);
}
.nav-links a:hover { color: var(--gold); }
.mobile-toggle { display: none; background: none; border: none; font-size: 22px; cursor: pointer; }
@media (max-width: 960px) {
  .nav-links { display: none; }
  .mobile-toggle { display: block; }
  .nav-links.open {
    display: flex; position: absolute; top: 100%; left: 0; right: 0;
    background: var(--ivory); flex-direction: column;
    padding: 30px 40px; gap: 22px; border-bottom: 1px solid var(--line);
  }
}

/* HERO */
.hero {
  min-height: 100vh;
  position: relative;
  display: flex; align-items: center;
  padding: 140px 0 80px;
  overflow: hidden;
}
.hero-bg {
  position: absolute; inset: 0;
  background:
    linear-gradient(180deg, rgba(20,17,15,0.35) 0%, rgba(20,17,15,0.55) 100%),
    url('https://images.unsplash.com/photo-1613490493576-7fde63acd811?auto=format&fit=crop&w=2400&q=80') center/cover no-repeat;
  z-index: 0;
}
.hero-content { position: relative; z-index: 2; color: var(--ivory); max-width: 900px; }
.hero .overline { color: #d9c9a3; }
.hero h1 {
  font-size: clamp(48px, 8vw, 108px);
  line-height: 0.98;
  margin: 20px 0 26px;
  letter-spacing: -0.02em;
}
.hero h1 em { font-style: italic; color: #e6cf9e; font-weight: 300; }
.hero p.lede { font-size: 18px; max-width: 620px; color: #ede4d2; margin-bottom: 36px; line-height: 1.7; }
.hero-actions { display: flex; gap: 14px; flex-wrap: wrap; }
.hero-badge {
  position: absolute; bottom: 40px; right: 40px; z-index: 2;
  color: var(--ivory); text-align: right; font-size: 11px;
  letter-spacing: 0.22em; text-transform: uppercase; opacity: 0.8;
}
.hero-badge span { display: block; font-size: 10px; margin-top: 4px; opacity: 0.7; }

/* STATS */
.stats { background: var(--ink); color: var(--ivory); padding: 60px 0; }
.stats-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 40px; text-align: center; }
.stat-num { font-family: 'Cormorant Garamond', serif; font-size: 56px; line-height: 1; color: #e6cf9e; font-weight: 300; }
.stat-label { margin-top: 10px; font-size: 11px; letter-spacing: 0.24em; text-transform: uppercase; color: #b7a888; }
@media (max-width: 720px) {
  .stats-grid { grid-template-columns: repeat(2, 1fr); gap: 40px 20px; }
  .stat-num { font-size: 42px; }
}

/* SECTION HEADERS */
section { padding: 120px 0; position: relative; }
@media (max-width: 720px) { section { padding: 80px 0; } }
.section-head { max-width: 780px; margin-bottom: 70px; }
.section-head h2 {
  font-size: clamp(38px, 5.5vw, 68px);
  line-height: 1.02;
  margin: 14px 0 22px;
}
.section-head h2 em { font-style: italic; color: var(--gold); }
.section-head p { font-size: 17px; color: var(--ink-soft); max-width: 640px; }
.section-head.split { display: flex; justify-content: space-between; align-items: flex-end; max-width: 100%; gap: 20px; flex-wrap: wrap; }

/* ABOUT */
.about {
  background: var(--paper);
  display: grid; grid-template-columns: 1fr 1fr;
  padding: 0;
}
.about-image { min-height: 720px; overflow: hidden; position: relative; }
.about-image img { width: 100%; height: 100%; object-fit: cover; }
.about-content { padding: 120px 80px; display: flex; flex-direction: column; justify-content: center; }
.about-content h2 { font-size: clamp(38px, 4.5vw, 60px); line-height: 1.05; margin: 16px 0 30px; }
.about-content h2 em { font-style: italic; color: var(--gold); }
.about-content p { margin-bottom: 20px; color: var(--ink-soft); font-size: 16px; }
.signature { margin-top: 30px; font-family: 'Cormorant Garamond', serif; font-style: italic; font-size: 28px; color: var(--gold); }
.creds { margin-top: 40px; padding-top: 30px; border-top: 1px solid var(--line); display: grid; grid-template-columns: repeat(2, 1fr); gap: 24px 32px; }
.creds .lbl { display: block; font-size: 10px; letter-spacing: 0.28em; text-transform: uppercase; color: var(--muted); font-weight: 500; margin-bottom: 6px; }
.creds .val { display: block; font-family: 'Cormorant Garamond', serif; font-size: 20px; color: var(--ink); }
.creds .sub { display: block; font-size: 12px; color: var(--muted); margin-top: 2px; }
.about-actions { margin-top: 40px; display: flex; gap: 12px; flex-wrap: wrap; }
@media (max-width: 960px) {
  .about { grid-template-columns: 1fr; }
  .about-image { min-height: 460px; }
  .about-content { padding: 70px 28px; }
}

/* SERVICES */
.services-grid {
  display: grid; grid-template-columns: repeat(4, 1fr);
  border-top: 1px solid var(--line); border-left: 1px solid var(--line);
}
.service {
  padding: 50px 34px;
  border-right: 1px solid var(--line); border-bottom: 1px solid var(--line);
  transition: background .3s ease;
}
.service:hover { background: var(--paper); }
.service .num { font-family: 'Cormorant Garamond', serif; font-size: 22px; font-style: italic; color: var(--gold); margin-bottom: 24px; }
.service h3 { font-size: 28px; line-height: 1.1; margin-bottom: 14px; }
.service p { color: var(--ink-soft); font-size: 14px; margin-bottom: 22px; }
.service-link { font-size: 11px; letter-spacing: 0.22em; text-transform: uppercase; color: var(--ink); border-bottom: 1px solid var(--ink); padding-bottom: 4px; }
.service-link:hover { color: var(--gold); border-color: var(--gold); }
@media (max-width: 960px) { .services-grid { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 560px) { .services-grid { grid-template-columns: 1fr; } }

/* NEIGHBORHOODS */
.neighborhoods { background: var(--paper); }
.neigh-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 20px; }
.neigh-card { position: relative; aspect-ratio: 3/4; overflow: hidden; cursor: pointer; }
.neigh-card::before {
  content: ''; position: absolute; inset: 0;
  background: linear-gradient(180deg, rgba(20,17,15,0) 40%, rgba(20,17,15,0.85) 100%);
  z-index: 1; transition: background .4s ease;
}
.neigh-card:hover::before { background: linear-gradient(180deg, rgba(20,17,15,0.15) 0%, rgba(20,17,15,0.9) 100%); }
.neigh-card img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.2s ease; }
.neigh-card:hover img { transform: scale(1.08); }
.neigh-card .info { position: absolute; bottom: 24px; left: 24px; right: 24px; z-index: 2; color: var(--ivory); }
.neigh-card h3 { font-size: 30px; margin-bottom: 6px; }
.neigh-card span { font-size: 10px; letter-spacing: 0.22em; text-transform: uppercase; opacity: 0.85; }
@media (max-width: 960px) { .neigh-grid { grid-template-columns: repeat(2, 1fr); } }

/* PORTFOLIO (API-driven) */
.portfolio { background: var(--ivory); }
.prop-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 40px 30px; }
.prop-card { position: relative; }
.prop-media { aspect-ratio: 4/3; overflow: hidden; margin-bottom: 20px; background: var(--paper); }
.prop-media img { width: 100%; height: 100%; object-fit: cover; transition: transform 1s ease; }
.prop-card:hover .prop-media img { transform: scale(1.05); }
.prop-status { display: inline-block; font-size: 10px; letter-spacing: 0.22em; text-transform: uppercase; color: var(--gold); margin-bottom: 6px; }
.prop-card h3 { font-size: 24px; line-height: 1.15; margin-bottom: 4px; }
.prop-address { color: var(--muted); font-size: 13px; margin-bottom: 12px; }
.prop-price { font-family: 'Cormorant Garamond', serif; font-size: 22px; color: var(--ink); margin-top: 6px; }
.prop-meta { display: flex; gap: 18px; font-size: 12px; color: var(--ink-soft); padding-top: 12px; border-top: 1px solid var(--line); margin-top: 12px; }
.loading { grid-column: 1/-1; text-align: center; padding: 60px; color: var(--muted); font-style: italic; }
@media (max-width: 960px) { .prop-grid { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 560px) { .prop-grid { grid-template-columns: 1fr; } }

/* TESTIMONIALS */
.testimonials { background: var(--ink); color: var(--ivory); }
.testimonials .section-head h2 em { color: #e6cf9e; }
.test-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 50px 40px; }
.quote { font-family: 'Cormorant Garamond', serif; font-size: 22px; line-height: 1.4; font-style: italic; color: #ede4d2; margin-bottom: 20px; }
.quote::before { content: '"'; color: #e6cf9e; font-size: 50px; line-height: 0; vertical-align: -16px; margin-right: 4px; }
.author { font-size: 11px; letter-spacing: 0.24em; text-transform: uppercase; color: #e6cf9e; }
@media (max-width: 960px) { .test-grid { grid-template-columns: 1fr 1fr; } }
@media (max-width: 720px) { .test-grid { grid-template-columns: 1fr; } }

/* VALUATION */
.valuation {
  background: var(--paper);
  display: grid; grid-template-columns: 1fr 1fr;
  align-items: stretch; padding: 0;
}
.val-content { padding: 100px 80px; display: flex; flex-direction: column; justify-content: center; }
.val-content h2 { font-size: clamp(34px, 4.2vw, 56px); margin: 14px 0 22px; line-height: 1.05; }
.val-content h2 em { font-style: italic; color: var(--gold); }
.val-content p { color: var(--ink-soft); margin-bottom: 32px; }
.val-form { display: grid; gap: 12px; }
.val-form input {
  padding: 15px 18px; border: 1px solid var(--line);
  background: var(--ivory); font-family: 'Inter', sans-serif;
  font-size: 14px; color: var(--ink);
}
.val-form input:focus { outline: none; border-color: var(--gold); }
.val-form button {
  margin-top: 6px; padding: 16px 26px;
  background: var(--ink); color: var(--ivory);
  font-size: 11px; letter-spacing: 0.24em; text-transform: uppercase;
  border: none; cursor: pointer; transition: background .3s ease;
}
.val-form button:hover { background: var(--gold); }
.val-image {
  background: url('https://images.unsplash.com/photo-1600607687939-ce8a6c25118c?auto=format&fit=crop&w=1200&q=80') center/cover no-repeat;
  min-height: 620px;
}
.form-note { font-size: 12px; color: var(--muted); margin-top: 10px; }
.form-note.success { color: #2c7a3a; }
.form-note.error { color: #a63636; }
@media (max-width: 960px) {
  .valuation { grid-template-columns: 1fr; }
  .val-content { padding: 70px 28px; }
  .val-image { min-height: 400px; }
}

/* CONTACT */
.contact { background: var(--ivory); }
.contact-grid { display: grid; grid-template-columns: 1.2fr 1fr; gap: 70px; }
.contact-info h2 { font-size: clamp(38px, 5vw, 60px); line-height: 1.02; margin: 14px 0 22px; }
.contact-info h2 em { font-style: italic; color: var(--gold); }
.contact-info p { color: var(--ink-soft); margin-bottom: 36px; max-width: 480px; }
.contact-details { display: grid; gap: 22px; padding-top: 36px; border-top: 1px solid var(--line); }
.contact-details .lbl { display: block; font-size: 11px; letter-spacing: 0.24em; text-transform: uppercase; color: var(--muted); margin-bottom: 6px; }
.contact-details a, .contact-details span { font-family: 'Cormorant Garamond', serif; font-size: 22px; color: var(--ink); }
.contact-details a:hover { color: var(--gold); }

.contact-form { background: var(--paper); padding: 44px; }
.contact-form h3 { font-size: 26px; margin-bottom: 24px; }
.contact-form input,
.contact-form select,
.contact-form textarea {
  width: 100%; padding: 13px 16px; border: 1px solid var(--line);
  background: var(--ivory); font-family: 'Inter', sans-serif;
  font-size: 14px; color: var(--ink); margin-bottom: 12px;
}
.contact-form textarea { min-height: 110px; resize: vertical; }
.contact-form input:focus, .contact-form select:focus, .contact-form textarea:focus {
  outline: none; border-color: var(--gold);
}
.contact-form button {
  width: 100%; padding: 16px; background: var(--ink); color: var(--ivory);
  font-size: 11px; letter-spacing: 0.24em; text-transform: uppercase;
  border: none; cursor: pointer; transition: background .3s ease;
}
.contact-form button:hover { background: var(--gold); }
.consent { font-size: 11px; color: var(--muted); margin: 8px 0 14px; line-height: 1.5; }
@media (max-width: 960px) {
  .contact-grid { grid-template-columns: 1fr; gap: 40px; }
  .contact-form { padding: 30px; }
}

/* FOOTER */
footer { background: var(--ink); color: #b7a888; padding: 70px 0 26px; font-size: 13px; }
.footer-grid { display: grid; grid-template-columns: 2fr 1fr 1fr 1fr; gap: 40px; margin-bottom: 50px; }
footer h4 { font-family: 'Inter', sans-serif; font-size: 11px; letter-spacing: 0.24em; text-transform: uppercase; color: #e6cf9e; margin-bottom: 20px; font-weight: 500; }
footer ul { list-style: none; }
footer ul li { margin-bottom: 8px; }
footer ul a { color: #b7a888; }
footer ul a:hover { color: var(--ivory); }
.foot-brand { font-family: 'Cormorant Garamond', serif; font-size: 26px; letter-spacing: 0.05em; color: var(--ivory); margin-bottom: 16px; }
.foot-brand em { color: #e6cf9e; font-style: italic; }
.foot-desc { max-width: 340px; margin-bottom: 20px; color: #a99878; }
.foot-bottom { padding-top: 26px; border-top: 1px solid rgba(230, 207, 158, 0.15); display: flex; justify-content: space-between; flex-wrap: wrap; gap: 14px; font-size: 11px; color: #7d715a; }
.foot-legal { display: flex; gap: 20px; flex-wrap: wrap; }
.foot-legal a { color: #7d715a; }
.foot-legal a:hover { color: #e6cf9e; }
@media (max-width: 720px) { .footer-grid { grid-template-columns: 1fr 1fr; } }