* { margin: 0; padding: 0; box-sizing: border-box; }
html { scroll-behavior: smooth; }
/* ── Custom scrollbar ──────────────────────────── */
::-webkit-scrollbar { width: 12px; height: 12px; }
::-webkit-scrollbar-track { background: var(--soft); }
::-webkit-scrollbar-thumb { background: var(--gold); border-radius: 8px; border: 3px solid var(--soft); }
::-webkit-scrollbar-thumb:hover { background: var(--navy); }
:root {
  --bg: #faf7f2;
  --card: #ffffff;
  --navy: #1c2b3a;
  --muted: #6b7684;
  --gold: #b08d57;
  --line: #e8e2d8;
  --soft: #f3efe7;
  --faint: #9aa3ae;
}
html[data-theme="dark"] {
  --bg: #11161d;
  --card: #1a212b;
  --navy: #e6e9ee;
  --muted: #93a0b2;
  --gold: #c9a25f;
  --line: #273040;
  --soft: #161c25;
  --faint: #5d6b7d;
}
body { font-family: -apple-system, 'Segoe UI', system-ui, sans-serif; background: var(--bg); color: var(--navy); min-height: 100vh; transition: background .25s, color .25s; }
a { color: inherit; text-decoration: none; }

nav { display: flex; justify-content: space-between; align-items: center; gap: 18px; padding: 18px 40px; border-bottom: 1px solid var(--line); background: var(--bg); position: sticky; top: 0; z-index: 150; }
.logo { font-family: Georgia, 'Times New Roman', serif; font-size: 20px; font-weight: 700; letter-spacing: 2px; white-space: nowrap; }
.logo span { color: var(--gold); }
nav .links { display: flex; align-items: center; gap: 24px; }
nav .links a { color: var(--muted); font-size: 12px; font-weight: 600; letter-spacing: 1.5px; text-transform: uppercase; transition: color .15s; }
nav .links a:hover { color: var(--navy); }
nav .cta { color: var(--bg); background: var(--gold); padding: 9px 20px; border-radius: 2px; font-size: 12px; letter-spacing: 1.5px; white-space: nowrap; }
nav .cta:hover { color: white; background: var(--navy); }
#themeBtn { background: none; border: 1px solid var(--line); color: var(--muted); font-size: 11px; font-weight: 600; letter-spacing: 1.5px; text-transform: uppercase; padding: 7px 14px; cursor: pointer; border-radius: 2px; }
#themeBtn:hover { color: var(--navy); border-color: var(--gold); }

/* On desktop these wrappers vanish so their children sit inline in the bar. */
nav .nav-head { display: none; }
nav .nav-foot { display: contents; }

/* ── Mobile drawer (slides in from the right) ─────── */
.nav-toggle {
  display: none; flex-direction: column; justify-content: center; gap: 5px;
  width: 42px; height: 42px; padding: 0 9px; cursor: pointer;
  background: none; border: 1px solid var(--line); border-radius: 2px;
}
.nav-toggle span { display: block; height: 2px; width: 100%; background: var(--navy); border-radius: 2px; transition: transform .3s ease, opacity .2s ease; }
nav.open .nav-toggle span:nth-child(1) { transform: translateY(7px) rotate(45deg); }
nav.open .nav-toggle span:nth-child(2) { opacity: 0; }
nav.open .nav-toggle span:nth-child(3) { transform: translateY(-7px) rotate(-45deg); }
.nav-close { display: none; background: none; border: none; color: var(--muted); font-size: 30px; line-height: 1; cursor: pointer; padding: 0 4px; }
.nav-close:hover { color: var(--gold); }
.nav-scrim {
  position: fixed; inset: 0; background: rgba(10, 14, 20, .55);
  opacity: 0; visibility: hidden; transition: opacity .3s ease, visibility .3s ease; z-index: 110;
}
nav.open .nav-scrim { opacity: 1; visibility: visible; }
body.nav-locked { overflow: hidden; }

@media (max-width: 880px) {
  /* Nothing on the header may create a containing block for the fixed
     drawer, or it collapses into the bar instead of filling the screen. */
  nav, nav.js-nav { padding: 14px 20px; animation: none; transform: none; filter: none; }
  .nav-toggle { display: flex; }
  nav .links {
    position: fixed; top: 0; right: 0;
    height: 100vh; height: 100dvh;
    width: min(330px, 86vw);
    flex-direction: column; align-items: stretch; gap: 0;
    padding: 20px 0 30px;
    background: var(--card); border-left: 3px solid var(--gold);
    box-shadow: -20px 0 46px rgba(0, 0, 0, .28);
    transform: translateX(100%);
    transition: transform .34s cubic-bezier(.4, 0, .2, 1);
    overflow-y: auto; overscroll-behavior: contain;
    z-index: 120;
  }
  nav.open .links { transform: none; }
  nav .nav-head { display: flex; align-items: center; justify-content: space-between; padding: 0 22px 18px; border-bottom: 1px solid var(--line); margin-bottom: 8px; }
  nav .nav-head .logo { font-size: 17px; }
  .nav-close { display: block; }
  nav .links a { padding: 15px 22px; font-size: 13px; border-bottom: 1px solid var(--line); }
  nav .links a:active { background: var(--soft); }
  nav .links .on { border-left: 3px solid var(--gold); padding-left: 19px; }
  nav .links .staff { border: none; border-bottom: 1px solid var(--line); border-radius: 0; }
  nav .nav-foot { display: flex; flex-direction: column; gap: 12px; padding: 20px 22px 0; }
  nav .cta { text-align: center; padding: 14px 20px; }
  #themeBtn { width: 100%; padding: 12px; }
}

.wrap { max-width: 1080px; margin: 0 auto; padding: 0 32px; }
main { min-height: 70vh; }

.hero { text-align: center; padding: 110px 24px 70px; }
.hero h1 { font-family: Georgia, 'Times New Roman', serif; font-size: 52px; font-weight: 400; letter-spacing: 1px; line-height: 1.15; }
.hero h1 span { color: var(--gold); }
.hero p { color: var(--muted); font-size: 15px; max-width: 520px; margin: 18px auto 0; line-height: 1.7; }
.hero .rule { width: 46px; height: 1px; background: var(--gold); margin: 26px auto 0; }
.hero .actions { margin-top: 30px; display: flex; gap: 14px; justify-content: center; }
.btn { display: inline-block; padding: 13px 32px; font-size: 12px; font-weight: 600; letter-spacing: 1.5px; text-transform: uppercase; transition: all .15s; }
.btn.solid { background: var(--navy); color: var(--bg); border: 1px solid var(--navy); }
.btn.solid:hover { background: var(--gold); border-color: var(--gold); color: white; }
.btn.outline { border: 1px solid var(--navy); color: var(--navy); }
.btn.outline:hover { background: var(--navy); color: var(--bg); }

h2 { font-family: Georgia, 'Times New Roman', serif; font-size: 30px; font-weight: 400; letter-spacing: .5px; margin: 80px 0 8px; }
h2 small { color: var(--muted); font-size: 14px; font-family: -apple-system, 'Segoe UI', sans-serif; font-weight: 400; }
.sec-sub { color: var(--muted); font-size: 14px; margin-bottom: 30px; }
.tl { width: 40px; height: 1px; background: var(--gold); margin-bottom: 20px; }

.about { display: grid; grid-template-columns: 1fr 1fr; gap: 56px; align-items: center; padding: 20px 0; }
.about h3 { font-family: Georgia, 'Times New Roman', serif; font-size: 30px; font-weight: 400; line-height: 1.4; }
.about p { color: var(--muted); font-size: 15px; line-height: 1.8; }
.about .pills { display: flex; flex-wrap: wrap; gap: 10px; margin-top: 24px; }
.about .pills span { border: 1px solid var(--line); background: var(--card); color: var(--navy); font-size: 12px; letter-spacing: .5px; padding: 9px 18px; }

.grid { display: grid; grid-template-columns: repeat(auto-fill, minmax(300px, 1fr)); gap: 26px; }
.card { background: var(--card); border: 1px solid var(--line); transition: box-shadow .2s, transform .2s; }
.card:hover { box-shadow: 0 12px 30px rgba(0,0,0,0.12); transform: translateY(-3px); }
.card img { width: 100%; height: 200px; object-fit: cover; display: block; }
.card .ph { width: 100%; height: 200px; display: flex; align-items: center; justify-content: center; background: var(--soft); color: var(--faint); font-size: 40px; }
.info { padding: 22px; }
.info .loc { font-family: Georgia, serif; font-size: 18px; font-weight: 700; }
.info .price { font-size: 22px; font-weight: 700; color: var(--gold); margin-top: 6px; }
.info .near { color: var(--muted); font-size: 13px; margin-top: 6px; }
.info .desc { color: var(--muted); font-size: 14px; line-height: 1.65; margin-top: 12px; display: -webkit-box; -webkit-line-clamp: 5; -webkit-box-orient: vertical; overflow: hidden; }
.info .by { margin-top: 16px; font-size: 12px; color: var(--faint); letter-spacing: .5px; }

.ratings { display: grid; grid-template-columns: repeat(auto-fill, minmax(300px, 1fr)); gap: 22px; }
.rating { background: var(--card); border: 1px solid var(--line); padding: 24px; }
.rating .stars { color: var(--gold); font-size: 15px; letter-spacing: 3px; }
.rating .text { color: var(--navy); font-size: 14.5px; line-height: 1.7; margin-top: 12px; font-family: Georgia, serif; }
.rating .who { color: var(--faint); font-size: 12px; margin-top: 14px; letter-spacing: .5px; }

.services { display: grid; grid-template-columns: repeat(auto-fill, minmax(300px, 1fr)); gap: 26px; }
.service { background: var(--card); border: 1px solid var(--line); padding: 32px; }
.service .num { color: var(--gold); font-family: Georgia, serif; font-size: 14px; letter-spacing: 2px; }
.service h4 { font-family: Georgia, serif; font-size: 18px; font-weight: 700; margin-top: 8px; }
.service p { color: var(--muted); font-size: 14px; line-height: 1.7; margin-top: 12px; }

.steps { display: grid; grid-template-columns: repeat(3, 1fr); gap: 26px; }
.step { border-top: 1px solid var(--gold); padding-top: 18px; }
.step .tag { font-family: Georgia, serif; color: var(--gold); font-size: 13px; letter-spacing: 2px; }
.step h4 { font-family: Georgia, serif; font-size: 18px; margin-top: 8px; }
.step p { color: var(--muted); font-size: 14px; line-height: 1.7; margin-top: 10px; }

.contract { border: 1px solid var(--line); background: var(--card); padding: 36px; margin-bottom: 30px; }
.c-head h3 { font-family: Georgia, serif; font-size: 24px; font-weight: 700; margin-top: 10px; }
.c-head p { color: var(--muted); font-size: 14px; line-height: 1.7; margin-top: 10px; max-width: 620px; }
.c-tag { font-family: Georgia, serif; color: var(--gold); font-size: 12px; letter-spacing: 3px; }
.c-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 22px; margin-top: 28px; }
.c-card { border: 1px solid var(--line); background: var(--soft); padding: 26px; }
.c-card .c-var { display: inline-block; border: 1px solid var(--gold); color: var(--gold); font-size: 11px; letter-spacing: 2px; padding: 4px 12px; }
.c-card p { color: var(--muted); font-size: 14px; line-height: 1.7; margin-top: 14px; }

.empty { text-align: center; color: var(--muted); padding: 50px 0; }
.center { text-align: center; }
.pad { padding: 70px 0; }
footer { text-align: center; color: var(--faint); padding: 34px; font-size: 12px; letter-spacing: 1px; border-top: 1px solid var(--line); margin-top: 80px; }

/* ── Announcement bar ─────────────────────────────── */
.announce { background: var(--gold); color: #10141a; text-align: center; font-size: 13px; font-weight: 600; letter-spacing: .5px; padding: 10px 20px; display: none; }

/* ── Badges ───────────────────────────────────────── */
.badge { display: inline-block; font-size: 10px; font-weight: 800; letter-spacing: 1px; text-transform: uppercase; padding: 4px 10px; border-radius: 999px; margin-bottom: 10px; }
.badge.new { background: var(--gold); color: #10141a; }
.badge.oof { background: var(--faint); color: #fff; }
.badge.sold { background: var(--navy); color: var(--bg); }
.badge.pend { background: #c98a2e; color: #fff; }
.badge.act { background: #2f7d5c33; color: #4a9d7a; }
.badge.inv { background: #4a9d7a; color: #fff; }
.badge.pulse { animation: pulse 2s ease infinite; }
@keyframes pulse {
  0%, 100% { transform: scale(1); }
  50% { transform: scale(1.06); }
}
.card .badge, .prop-badge { display: inline-block; margin: 14px 0 4px 22px; }
.card .info .badge { margin: 0 0 8px; }
.hero-badge { display: block; margin: 0 0 18px; }

/* ── Tag chips ───────────────────────────────────── */
.chips { display: flex; gap: 6px; flex-wrap: wrap; margin-top: 8px; }
.chip { font-size: 10px; font-weight: 700; letter-spacing: .8px; text-transform: uppercase; padding: 3px 9px; border: 1px solid var(--gold); color: var(--gold); border-radius: 999px; }

/* ── Card hover zoom ─────────────────────────────── */
.card.zoom { overflow: hidden; }
.card.zoom img { transition: transform .5s ease; }
.card.zoom:hover img { transform: scale(1.07); }

/* ── Skeletons ───────────────────────────────────── */
.sk-img { width: 100%; height: 200px; background: linear-gradient(90deg, var(--soft) 25%, var(--line) 50%, var(--soft) 75%); background-size: 200% 100%; animation: shimmer 1.3s infinite; }
.sk-ln { height: 14px; border-radius: 4px; margin-top: 12px; background: linear-gradient(90deg, var(--soft) 25%, var(--line) 50%, var(--soft) 75%); background-size: 200% 100%; animation: shimmer 1.3s infinite; }
.sk-ln.w40 { width: 40%; } .sk-ln.w60 { width: 60%; } .sk-ln.w70 { width: 70%; } .sk-ln.w90 { width: 90%; }
@keyframes shimmer { to { background-position: -200% 0; } }

/* ── Hero taglines ───────────────────────────────── */
#heroTag { min-height: 1.6em; }
#heroTag .tagline { opacity: 0; transition: opacity .6s ease; }
#heroTag .tagline.on { opacity: 1; }

/* ── Reviews carousel ────────────────────────────── */
.carousel { position: relative; }
.carousel .track { display: flex; gap: 22px; overflow-x: auto; scroll-snap-type: x mandatory; padding-bottom: 12px; scrollbar-width: thin; scrollbar-color: var(--gold) transparent; }
.carousel .track::-webkit-scrollbar { height: 6px; }
.carousel .track::-webkit-scrollbar-thumb { background: var(--gold); border-radius: 8px; }
.carousel .track .rating { min-width: 300px; scroll-snap-align: start; }
.carousel .dots { display: flex; gap: 8px; justify-content: center; margin-top: 16px; }
.carousel .dots button { width: 8px; height: 8px; border-radius: 50%; border: none; background: var(--line); cursor: pointer; padding: 0; }
.carousel .dots button.on { background: var(--gold); }

/* ── Gallery + lightbox ──────────────────────────── */
.gallery { display: grid; gap: 10px; }
.gallery .main { width: 100%; max-height: 420px; object-fit: cover; border: 1px solid var(--line); cursor: zoom-in; display: block; }
.gallery .thumbs { display: flex; gap: 10px; flex-wrap: wrap; }
.gallery .thumbs img { width: 74px; height: 54px; object-fit: cover; border: 1px solid var(--line); cursor: pointer; opacity: .65; transition: opacity .15s; }
.gallery .thumbs img.on { opacity: 1; border-color: var(--gold); }
.lightbox { position: fixed; inset: 0; background: rgba(0,0,0,.85); z-index: 100; display: none; align-items: center; justify-content: center; }
.lightbox.on { display: flex; }
.lightbox img { max-width: 92vw; max-height: 88vh; object-fit: contain; }
.lightbox .close { position: absolute; top: 22px; right: 30px; color: #fff; font-size: 34px; cursor: pointer; background: none; border: none; }
.lightbox .prev, .lightbox .next { position: absolute; top: 50%; transform: translateY(-50%); background: none; border: 1px solid #fff6; color: #fff; font-size: 28px; padding: 8px 16px; cursor: pointer; }
.lightbox .prev { left: 20px; } .lightbox .next { right: 20px; }

/* ── Card link ────────────────────────────────────── */
.card .info .more { margin-top: 14px; font-size: 12px; font-weight: 700; letter-spacing: 1.5px; text-transform: uppercase; color: var(--gold); }

/* ── Filters ──────────────────────────────────────── */
.filters { display: flex; gap: 12px; flex-wrap: wrap; align-items: center; margin-bottom: 26px; }
.filters select, .filters input { padding: 10px 14px; border: 1px solid var(--line); background: var(--card); color: var(--navy); font-size: 13px; border-radius: 2px; font-family: inherit; }
.filters label { font-size: 11px; color: var(--muted); letter-spacing: 1px; text-transform: uppercase; }

/* ── Property page ────────────────────────────────── */
.prop-hero { display: grid; grid-template-columns: 1.3fr 1fr; gap: 40px; padding: 40px 0; }
.prop-hero img { width: 100%; max-height: 420px; object-fit: cover; display: block; border: 1px solid var(--line); }
.prop-hero .ph { width: 100%; height: 420px; background: var(--soft); display: flex; align-items: center; justify-content: center; color: var(--faint); font-size: 56px; border: 1px solid var(--line); }
.prop-info h1 { font-family: Georgia, serif; font-size: 34px; font-weight: 400; }
.prop-info .price { font-size: 28px; font-weight: 700; color: var(--gold); margin: 10px 0 18px; }
.prop-info .specs { display: grid; grid-template-columns: repeat(auto-fill, minmax(150px, 1fr)); gap: 12px; margin-bottom: 22px; }
.prop-info .spec { border: 1px solid var(--line); background: var(--card); padding: 14px; }
.prop-info .spec .k { font-size: 11px; color: var(--muted); text-transform: uppercase; letter-spacing: 1px; }
.prop-info .spec .v { font-size: 15px; font-weight: 700; margin-top: 4px; }
.prop-info .share { margin-top: 22px; display: flex; gap: 10px; flex-wrap: wrap; }

/* ── Forms ────────────────────────────────────────── */
.site-form { max-width: 560px; }
.site-form label { display: block; font-size: 12px; color: var(--muted); margin: 16px 0 6px; letter-spacing: .5px; text-transform: uppercase; }
.site-form input, .site-form select, .site-form textarea { width: 100%; padding: 12px 14px; border: 1px solid var(--line); background: var(--card); color: var(--navy); font-size: 14px; font-family: inherit; border-radius: 2px; }
.site-form textarea { min-height: 100px; resize: vertical; }
.site-form input:focus, .site-form select:focus, .site-form textarea:focus { outline: none; border-color: var(--gold); }
.site-form .msg { margin-top: 14px; font-size: 14px; min-height: 20px; }
.site-form .stars { display: flex; gap: 6px; font-size: 26px; color: var(--faint); cursor: pointer; }
.site-form .stars span.on { color: var(--gold); }

/* ── Team page ────────────────────────────────────── */
.team-grid { display: grid; grid-template-columns: repeat(auto-fill, minmax(260px, 1fr)); gap: 26px; }
.team-card { background: var(--card); border: 1px solid var(--line); padding: 30px; text-align: center; }
.team-card img { width: 84px; height: 84px; border-radius: 50%; object-fit: cover; border: 2px solid var(--gold); }
.team-card .ph { width: 84px; height: 84px; margin: 0 auto; border-radius: 50%; background: var(--gold); color: #10141a; font-family: Georgia, serif; font-size: 32px; display: flex; align-items: center; justify-content: center; border: 2px solid var(--gold); }
.team-card h4 { font-family: Georgia, serif; font-size: 18px; margin-top: 14px; }
.team-card .title { color: var(--gold); font-size: 12px; letter-spacing: 1.5px; text-transform: uppercase; margin-top: 4px; }
.team-card .bio { color: var(--muted); font-size: 13.5px; line-height: 1.7; margin-top: 12px; }
.team-card .avail { display: inline-block; margin-top: 14px; font-size: 11px; font-weight: 700; letter-spacing: 1px; text-transform: uppercase; padding: 5px 12px; border-radius: 999px; }
.team-card .avail.on { background: #2f7d5c33; color: #4a9d7a; }
.team-card .avail.off { background: #a94f4f22; color: #c46161; }

/* ── Accordion ────────────────────────────────────── */
.faq { max-width: 720px; }
.faq-item { border: 1px solid var(--line); background: var(--card); margin-bottom: 12px; }
.faq-item .q { padding: 18px 22px; cursor: pointer; font-weight: 700; font-family: Georgia, serif; font-size: 16px; display: flex; justify-content: space-between; align-items: center; }
.faq-item .q::after { content: '+'; color: var(--gold); font-size: 20px; }
.faq-item.open .q::after { content: '–'; }
.faq-item .a { display: none; padding: 0 22px 18px; color: var(--muted); font-size: 14px; line-height: 1.8; }
.faq-item.open .a { display: block; }
.faq-search { width: 100%; max-width: 720px; padding: 12px 16px; border: 1px solid var(--line); background: var(--card); color: var(--navy); font-size: 14px; margin-bottom: 18px; border-radius: 2px; font-family: inherit; }

/* ── Footer ───────────────────────────────────────── */
footer { text-align: left; }
.foot-grid { max-width: 1080px; margin: 0 auto; padding: 0 32px; display: grid; grid-template-columns: 2fr 1fr 1fr; gap: 40px; }
.foot-grid h5 { font-size: 12px; letter-spacing: 2px; text-transform: uppercase; color: var(--navy); margin-bottom: 14px; }
.foot-grid p, .foot-grid a { display: block; color: var(--faint); font-size: 13px; line-height: 1.9; }
.foot-grid a:hover { color: var(--gold); }
.foot-bottom { border-top: 1px solid var(--line); margin-top: 34px; padding-top: 22px; text-align: center; letter-spacing: 1px; }

@media (max-width: 760px) {
  .prop-hero { grid-template-columns: 1fr; gap: 20px; }
  .prop-hero img, .prop-hero .ph { max-height: 260px; height: 260px; }
  .foot-grid { grid-template-columns: 1fr; gap: 26px; }
}

@media print {
  nav, .announce, footer, .no-print { display: none !important; }
  body { background: white; }
  .c-head h3 { font-size: 18px; }
}

/* ── Nav (JS-built) ───────────────────────────────── */
/* Opacity only — deliberately no transform. A transform animation here
   (even one ending at `none`, with fill-mode both) makes <nav> the
   containing block for its position:fixed children, which collapsed the
   mobile drawer to the height of the header bar. */
nav.js-nav { animation: navFade .45s ease both; }
@keyframes navFade { from { opacity: 0; } to { opacity: 1; } }
nav .links .on { color: var(--gold) !important; }
nav .links .staff { color: var(--gold); border: 1px solid var(--gold); padding: 7px 14px; border-radius: 2px; }

/* ── Animations ───────────────────────────────────── */
@keyframes fadeDown { from { opacity: 0; transform: translateY(-10px); } to { opacity: 1; transform: none; } }
@keyframes fadeUp { from { opacity: 0; transform: translateY(16px); } to { opacity: 1; transform: none; } }
.hero, .announce { animation: fadeUp .6s ease both; }
.reveal { opacity: 0; transform: translateY(16px); transition: opacity .6s ease, transform .6s ease; }
.reveal.in { opacity: 1; transform: none; }
.card, .service, .rating, .step, .team-card, .faq-item { transition: transform .22s ease, box-shadow .22s ease, opacity .6s ease; }
.card:hover { transform: translateY(-4px); }
.service:hover { transform: translateY(-3px); }
.faq-item .a { transition: opacity .2s ease; }
nav .links a { transition: color .15s ease; }

/* ── Company-inventory badge ──────────────────────── */
.badge.inv { background: #4a9d7a; color: #fff; }

@media (max-width: 760px) {
  .about { grid-template-columns: 1fr; gap: 30px; }
  .steps { grid-template-columns: 1fr; }
  .c-grid { grid-template-columns: 1fr; }
  .hero { padding: 60px 20px 46px; }
  .hero h1 { font-size: 34px; }
  .hero .actions { flex-direction: column; align-items: stretch; }
  h2 { font-size: 25px; margin: 52px 0 8px; }
  .wrap { padding: 0 20px; }
  .grid { grid-template-columns: 1fr; gap: 18px; }
  .filters { gap: 8px; }
  .filters select, .filters input { flex: 1 1 130px; }
  .prop-info h1 { font-size: 27px; }
  .prop-info .share { flex-direction: column; }
  .prop-info .share .btn { text-align: center; }
  .team-grid, .services { grid-template-columns: 1fr; }
}