/* ============================================================
   Peak Realty Group — Main Stylesheet
   ============================================================ */

/* --- Custom Properties ------------------------------------ */
:root {
  --charcoal:     #1a1a1a;
  --white:        #ffffff;
  --warm-grey:    #f8f7f5;
  --gold:         #c9a96e;
  --gold-hover:   #b8955e;
  --gold-glow:    rgba(201, 169, 110, 0.25);
  --text-dark:    #1a1a1a;
  --text-mid:     #4a4a4a;
  --text-light:   #7a7a7a;
  --border:       rgba(0, 0, 0, 0.09);
  --border-light: rgba(255, 255, 255, 0.12);
  --shadow-xs:    0 1px 4px rgba(0,0,0,0.05);
  --shadow-sm:    0 4px 16px rgba(0,0,0,0.07);
  --shadow-md:    0 12px 36px rgba(0,0,0,0.13);
  --shadow-lg:    0 24px 64px rgba(0,0,0,0.18);
  --font-serif:   'Playfair Display', Georgia, 'Times New Roman', serif;
  --font-sans:    'Inter', -apple-system, BlinkMacSystemFont, 'Segoe UI', sans-serif;
  --ease:         cubic-bezier(0.4, 0, 0.2, 1);
  --max-w:        1280px;
}

/* --- Reset ------------------------------------------------ */
*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }
html { scroll-behavior: smooth; font-size: 16px; }
body {
  font-family: var(--font-sans);
  color: var(--text-dark);
  background: var(--white);
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
  line-height: 1.6;
}
img { max-width: 100%; display: block; }
a { text-decoration: none; color: inherit; }
ul { list-style: none; }
button { cursor: pointer; border: none; background: none; font-family: var(--font-sans); }
input, select, textarea { font-family: var(--font-sans); color: var(--text-dark); }

/* --- Container -------------------------------------------- */
.container {
  max-width: var(--max-w);
  margin: 0 auto;
  padding: 0 52px;
}

/* --- Typography ------------------------------------------- */
.section-label {
  display: flex;
  align-items: center;
  gap: 14px;
  font-size: 10.5px;
  font-weight: 700;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 18px;
}
.section-label::before {
  content: '';
  display: inline-block;
  width: 36px;
  height: 1px;
  background: var(--gold);
  flex-shrink: 0;
}

.section-headline {
  font-family: var(--font-serif);
  font-size: clamp(30px, 3.4vw, 50px);
  font-weight: 400;
  line-height: 1.18;
  color: var(--charcoal);
  letter-spacing: -0.01em;
  margin-bottom: 52px;
}

/* --- Buttons ---------------------------------------------- */
.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 8px;
  padding: 14px 30px;
  border-radius: 2px;
  font-size: 12px;
  font-weight: 700;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  transition: background 0.25s var(--ease), color 0.25s var(--ease),
              border-color 0.25s var(--ease), transform 0.2s var(--ease),
              box-shadow 0.25s var(--ease);
  white-space: nowrap;
}
.btn-gold {
  background: var(--gold);
  color: var(--white);
  border: 2px solid var(--gold);
}
.btn-gold:hover {
  background: var(--gold-hover);
  border-color: var(--gold-hover);
  transform: translateY(-1px);
  box-shadow: 0 8px 24px rgba(201,169,110,0.35);
}
.btn-outline-gold {
  background: transparent;
  color: var(--gold);
  border: 2px solid var(--gold);
}
.btn-outline-gold:hover {
  background: var(--gold);
  color: var(--white);
  transform: translateY(-1px);
  box-shadow: 0 8px 24px rgba(201,169,110,0.3);
}
.btn-outline-white {
  background: transparent;
  color: var(--white);
  border: 2px solid rgba(255,255,255,0.75);
}
.btn-outline-white:hover {
  background: var(--white);
  color: var(--charcoal);
  border-color: var(--white);
  transform: translateY(-1px);
}

/* ============================================================
   HEADER
   ============================================================ */
.site-header {
  position: fixed;
  top: 0;
  left: 0;
  right: 0;
  z-index: 900;
  background: var(--white);
  border-bottom: 1px solid var(--border);
  transition: background 0.4s var(--ease), border-color 0.4s var(--ease),
              backdrop-filter 0.4s var(--ease);
}
.site-header.is-transparent {
  background: rgba(26, 26, 26, 0.08);
  border-color: transparent;
  backdrop-filter: blur(2px);
  -webkit-backdrop-filter: blur(2px);
}
.site-header.is-scrolled {
  background: var(--white);
  border-color: var(--border);
  box-shadow: var(--shadow-xs);
}

.header-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  height: 80px;
  max-width: var(--max-w);
  margin: 0 auto;
  padding: 0 52px;
}

/* Logo */
.logo {
  display: flex;
  align-items: center;
  gap: 11px;
  text-decoration: none;
  flex-shrink: 0;
}
.logo-peak {
  display: flex;
  align-items: center;
  color: var(--gold);
}
.logo-peak svg { display: block; }
.logo-text-wrap { display: flex; flex-direction: column; line-height: 1; }
.logo-name {
  font-family: var(--font-serif);
  font-size: 17.5px;
  font-weight: 600;
  color: var(--charcoal);
  letter-spacing: 0.025em;
  transition: color 0.3s var(--ease);
}
.logo-sub {
  font-size: 8.5px;
  font-weight: 600;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--gold);
  margin-top: 3px;
}
.site-header.is-transparent .logo-name { color: var(--white); }

/* Main Nav */
.main-nav {
  display: flex;
  align-items: center;
  gap: 40px;
}
.main-nav a {
  font-size: 12.5px;
  font-weight: 500;
  letter-spacing: 0.05em;
  color: var(--text-mid);
  position: relative;
  transition: color 0.25s var(--ease);
}
.main-nav a::after {
  content: '';
  position: absolute;
  bottom: -4px;
  left: 0;
  width: 0;
  height: 1px;
  background: var(--gold);
  transition: width 0.3s var(--ease);
}
.main-nav a:hover,
.main-nav a.active { color: var(--charcoal); }
.main-nav a:hover::after,
.main-nav a.active::after { width: 100%; }
.site-header.is-transparent .main-nav a { color: rgba(255,255,255,0.82); }
.site-header.is-transparent .main-nav a:hover { color: var(--white); }
.site-header.is-transparent .main-nav a.active { color: var(--white); }

/* Header CTA */
.header-cta {
  display: inline-flex;
  align-items: center;
  font-size: 11px;
  font-weight: 700;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--gold);
  border: 1.5px solid var(--gold);
  padding: 9px 18px;
  border-radius: 2px;
  transition: background 0.25s var(--ease), color 0.25s var(--ease);
  flex-shrink: 0;
}
.header-cta:hover { background: var(--gold); color: var(--white); }
.site-header.is-transparent .header-cta {
  color: rgba(255,255,255,0.9);
  border-color: rgba(255,255,255,0.55);
}
.site-header.is-transparent .header-cta:hover {
  background: var(--white);
  color: var(--charcoal);
  border-color: var(--white);
}

/* Hamburger */
.hamburger {
  display: none;
  flex-direction: column;
  gap: 5px;
  cursor: pointer;
  padding: 6px;
  margin-left: auto;
}
.hamburger span {
  display: block;
  width: 22px;
  height: 1.5px;
  background: var(--charcoal);
  border-radius: 1px;
  transition: transform 0.3s var(--ease), opacity 0.3s var(--ease);
}
.site-header.is-transparent .hamburger span { background: var(--white); }
.hamburger.open span:nth-child(1) { transform: translateY(6.5px) rotate(45deg); }
.hamburger.open span:nth-child(2) { opacity: 0; }
.hamburger.open span:nth-child(3) { transform: translateY(-6.5px) rotate(-45deg); }

/* Mobile Nav Drawer */
.mobile-nav-drawer {
  display: none;
  position: fixed;
  top: 80px;
  left: 0;
  right: 0;
  background: var(--white);
  border-bottom: 1px solid var(--border);
  z-index: 899;
  padding: 20px 24px 28px;
  box-shadow: var(--shadow-md);
}
.mobile-nav-drawer.open { display: block; }
.mobile-nav-drawer a {
  display: block;
  padding: 15px 0;
  font-size: 15px;
  font-weight: 500;
  color: var(--text-mid);
  border-bottom: 1px solid var(--border);
  transition: color 0.2s;
}
.mobile-nav-drawer a:last-child { border-bottom: none; }
.mobile-nav-drawer a:hover { color: var(--gold); }
.mobile-nav-drawer .header-cta {
  display: block;
  text-align: center;
  margin-top: 20px;
  padding: 13px 20px;
}

/* ============================================================
   FOOTER
   ============================================================ */
.site-footer {
  background: var(--charcoal);
  color: var(--white);
}
.footer-main {
  display: grid;
  grid-template-columns: 1.5fr 1fr 1fr 1.1fr;
  gap: 56px;
  padding: 80px 0 64px;
}
.footer-col-label {
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 22px;
}
.footer-logo-name {
  font-family: var(--font-serif);
  font-size: 21px;
  font-weight: 600;
  display: flex;
  align-items: center;
  gap: 10px;
  margin-bottom: 14px;
}
.footer-tagline {
  font-family: var(--font-serif);
  font-style: italic;
  font-size: 14px;
  color: rgba(255,255,255,0.52);
  line-height: 1.75;
  margin-bottom: 30px;
}
.footer-social {
  display: flex;
  gap: 12px;
}
.footer-social a {
  display: flex;
  align-items: center;
  justify-content: center;
  width: 36px;
  height: 36px;
  border: 1px solid rgba(255,255,255,0.2);
  border-radius: 50%;
  color: rgba(255,255,255,0.6);
  transition: border-color 0.25s, color 0.25s;
}
.footer-social a:hover { border-color: var(--gold); color: var(--gold); }
.footer-links li { margin-bottom: 12px; }
.footer-links a {
  font-size: 14px;
  color: rgba(255,255,255,0.6);
  transition: color 0.2s;
}
.footer-links a:hover { color: var(--gold); }
.footer-contact-item {
  margin-bottom: 10px;
  font-size: 13.5px;
  color: rgba(255,255,255,0.6);
  line-height: 1.65;
}
.footer-contact-label {
  display: block;
  font-size: 9.5px;
  font-weight: 700;
  letter-spacing: 0.15em;
  text-transform: uppercase;
  color: rgba(255,255,255,0.32);
  margin-top: 16px;
  margin-bottom: 3px;
}
.footer-bottom {
  border-top: 1px solid rgba(255,255,255,0.07);
  padding: 24px 0;
  display: flex;
  align-items: center;
  justify-content: space-between;
  font-size: 12px;
  color: rgba(255,255,255,0.36);
  gap: 20px;
}
.footer-bottom a { color: var(--gold); transition: opacity 0.2s; }
.footer-bottom a:hover { opacity: 0.8; }

/* ============================================================
   ANIMATIONS
   ============================================================ */
.fade-up {
  opacity: 0;
  transform: translateY(28px);
  transition: opacity 0.75s var(--ease), transform 0.75s var(--ease);
}
.fade-up.visible { opacity: 1; transform: translateY(0); }
.delay-1 { transition-delay: 0.1s !important; }
.delay-2 { transition-delay: 0.2s !important; }
.delay-3 { transition-delay: 0.32s !important; }
.delay-4 { transition-delay: 0.44s !important; }

/* ============================================================
   PROPERTY CARDS  (shared)
   ============================================================ */
.property-card {
  background: var(--white);
  border-radius: 3px;
  overflow: hidden;
  border: 1px solid var(--border);
  transition: transform 0.32s var(--ease), box-shadow 0.32s var(--ease),
              border-color 0.32s var(--ease);
  display: flex;
  flex-direction: column;
}
.property-card:hover {
  transform: translateY(-7px);
  box-shadow: var(--shadow-lg);
  border-color: var(--gold);
}
.card-img-wrap {
  position: relative;
  overflow: hidden;
}
.card-img-wrap img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 0.65s var(--ease);
  display: block;
}
.property-card:hover .card-img-wrap img { transform: scale(1.07); }

.card-badge {
  position: absolute;
  top: 14px;
  left: 14px;
  font-size: 9.5px;
  font-weight: 700;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  padding: 5px 10px;
  border-radius: 1px;
  background: var(--gold);
  color: var(--white);
  z-index: 2;
}
.card-badge.open  { background: #2b7a3e; }
.card-badge.reduced { background: #c0392b; }

.card-body { padding: 22px 24px 26px; flex: 1; display: flex; flex-direction: column; }
.card-price {
  font-size: 22px;
  font-weight: 700;
  color: var(--charcoal);
  margin-bottom: 8px;
  letter-spacing: -0.01em;
}
.card-address {
  font-size: 14.5px;
  font-weight: 600;
  color: var(--text-dark);
  margin-bottom: 2px;
}
.card-city {
  font-size: 13px;
  color: var(--text-light);
  margin-bottom: 18px;
}
.card-specs {
  display: flex;
  gap: 14px;
  font-size: 12.5px;
  color: var(--text-mid);
  padding-top: 15px;
  border-top: 1px solid var(--border);
  margin-bottom: 18px;
  flex-wrap: wrap;
}
.card-spec { display: flex; align-items: center; gap: 5px; }
.card-link {
  margin-top: auto;
  display: inline-flex;
  align-items: center;
  gap: 7px;
  font-size: 11px;
  font-weight: 700;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--gold);
  transition: gap 0.2s var(--ease);
}
.card-link:hover { gap: 12px; }
.card-link-arrow { font-style: normal; }

/* ============================================================
   HOME — HERO
   ============================================================ */
.home-hero {
  position: relative;
  height: 100vh;
  min-height: 700px;
  display: flex;
  align-items: center;
  justify-content: center;
  overflow: hidden;
}
.hero-bg {
  position: absolute;
  inset: 0;
}
.hero-bg img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center 60%;
}
.hero-overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(
    170deg,
    rgba(10,8,6,0.48) 0%,
    rgba(10,8,6,0.62) 50%,
    rgba(10,8,6,0.78) 100%
  );
}
.hero-content {
  position: relative;
  z-index: 2;
  text-align: center;
  max-width: 820px;
  padding: 0 28px;
  padding-top: 80px;
}
.hero-eyebrow {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: 14px;
  font-size: 10.5px;
  font-weight: 700;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 28px;
}
.hero-eyebrow::before,
.hero-eyebrow::after {
  content: '';
  display: block;
  width: 44px;
  height: 1px;
  background: var(--gold);
  opacity: 0.7;
}
.hero-headline {
  font-family: var(--font-serif);
  font-size: clamp(44px, 6.5vw, 84px);
  font-weight: 400;
  line-height: 1.1;
  color: var(--white);
  margin-bottom: 24px;
  letter-spacing: -0.015em;
}
.hero-sub {
  font-size: 17px;
  color: rgba(255,255,255,0.76);
  line-height: 1.8;
  margin-bottom: 52px;
  max-width: 560px;
  margin-left: auto;
  margin-right: auto;
}

/* Hero Search Bar */
.hero-search {
  display: flex;
  align-items: stretch;
  background: var(--white);
  border-radius: 3px;
  overflow: hidden;
  box-shadow: 0 24px 72px rgba(0,0,0,0.4);
  margin-bottom: 28px;
}
.search-input {
  flex: 2.5;
  padding: 18px 22px;
  border: none;
  outline: none;
  font-size: 14px;
  color: var(--text-dark);
  background: transparent;
  border-right: 1px solid var(--border);
  min-width: 0;
}
.search-input::placeholder { color: var(--text-light); }
.search-select {
  flex: 1;
  min-width: 0;
  padding: 18px 36px 18px 16px;
  border: none;
  outline: none;
  font-size: 13.5px;
  color: var(--text-mid);
  background: var(--white)
    url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='11' height='7'%3E%3Cpath d='M1 1l4.5 4.5L10 1' fill='none' stroke='%237a7a7a' stroke-width='1.4' stroke-linecap='round'/%3E%3C/svg%3E")
    no-repeat right 14px center;
  appearance: none;
  -webkit-appearance: none;
  border-right: 1px solid var(--border);
  cursor: pointer;
}
.search-btn {
  background: var(--gold);
  color: var(--white);
  padding: 18px 30px;
  font-family: var(--font-sans);
  font-size: 12px;
  font-weight: 700;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  border: none;
  cursor: pointer;
  transition: background 0.2s;
  flex-shrink: 0;
}
.search-btn:hover { background: var(--gold-hover); }

/* Quick links */
.hero-pills {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: 12px;
  flex-wrap: wrap;
}
.hero-pill {
  display: inline-flex;
  align-items: center;
  gap: 8px;
  padding: 9px 22px;
  border: 1.5px solid rgba(201,169,110,0.5);
  border-radius: 100px;
  font-size: 12.5px;
  font-weight: 500;
  color: rgba(255,255,255,0.88);
  background: rgba(255,255,255,0.07);
  backdrop-filter: blur(6px);
  transition: background 0.25s, border-color 0.25s, color 0.25s;
}
.hero-pill:hover {
  background: var(--gold);
  border-color: var(--gold);
  color: var(--white);
}

/* ============================================================
   HOME — FEATURED LISTINGS
   ============================================================ */
.featured-section {
  padding: 100px 0;
  background: var(--white);
}
.featured-head {
  display: flex;
  align-items: flex-end;
  justify-content: space-between;
  margin-bottom: 52px;
}
.featured-head .section-headline { margin-bottom: 0; }
.grid-3 {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 28px;
  margin-bottom: 52px;
}
.grid-3 .card-img-wrap { aspect-ratio: 3 / 4; }
.view-all { text-align: center; }

/* ============================================================
   HOME — STATS BAR
   ============================================================ */
.stats-bar {
  background: var(--charcoal);
  padding: 80px 0;
}
.stats-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 24px;
  text-align: center;
}
.stat-divider {
  display: none;
}
.stat-number {
  font-family: var(--font-serif);
  font-size: clamp(42px, 4.5vw, 60px);
  font-weight: 500;
  color: var(--gold);
  line-height: 1;
  margin-bottom: 14px;
}
.stat-label {
  font-size: 11.5px;
  font-weight: 600;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: rgba(255,255,255,0.52);
}

/* ============================================================
   HOME — AGENT SECTION
   ============================================================ */
.agent-section {
  padding: 100px 0;
  background: var(--white);
}
.agent-grid {
  display: grid;
  grid-template-columns: 420px 1fr;
  gap: 88px;
  align-items: center;
}
.agent-portrait-wrap {
  position: relative;
}
.agent-portrait {
  position: relative;
  width: 100%;
  aspect-ratio: 4 / 5;
  background: linear-gradient(145deg, #201a14 0%, #362c22 45%, #2a2218 100%);
  border-radius: 3px;
  overflow: hidden;
  display: flex;
  align-items: center;
  justify-content: center;
}
.agent-portrait::before {
  content: '';
  position: absolute;
  inset: 20px;
  border: 1px solid rgba(201,169,110,0.35);
  border-radius: 2px;
  z-index: 2;
  pointer-events: none;
}
.agent-portrait-texture {
  position: absolute;
  inset: 0;
  background:
    radial-gradient(ellipse at 30% 20%, rgba(201,169,110,0.08) 0%, transparent 60%),
    radial-gradient(ellipse at 80% 80%, rgba(201,169,110,0.05) 0%, transparent 50%);
}
.agent-portrait-bottom {
  position: absolute;
  inset: 0;
  background: linear-gradient(to top, rgba(20,16,12,0.75) 0%, transparent 55%);
  z-index: 1;
}
.agent-initials {
  font-family: var(--font-serif);
  font-size: 88px;
  font-weight: 400;
  color: var(--gold);
  letter-spacing: 0.04em;
  position: relative;
  z-index: 2;
  opacity: 0.7;
}
.agent-portrait-caption {
  position: absolute;
  bottom: 28px;
  left: 28px;
  z-index: 3;
}
.agent-portrait-name {
  font-family: var(--font-serif);
  font-size: 19px;
  color: var(--white);
  margin-bottom: 5px;
}
.agent-portrait-role {
  font-size: 11px;
  color: var(--gold);
  font-weight: 700;
  letter-spacing: 0.16em;
  text-transform: uppercase;
}
.agent-info .section-label { margin-bottom: 10px; }
.agent-info .section-headline {
  font-size: clamp(28px, 3vw, 42px);
  margin-bottom: 24px;
}
.agent-bio p {
  font-size: 15.5px;
  color: var(--text-mid);
  line-height: 1.88;
  margin-bottom: 18px;
}
.agent-creds {
  margin-top: 32px;
  padding-top: 28px;
  border-top: 1px solid var(--border);
  display: flex;
  flex-direction: column;
  gap: 10px;
  margin-bottom: 32px;
}
.agent-cred {
  display: flex;
  align-items: center;
  gap: 12px;
  font-size: 13.5px;
  color: var(--text-mid);
}
.agent-cred::before {
  content: '';
  display: block;
  width: 6px;
  height: 6px;
  background: var(--gold);
  border-radius: 50%;
  flex-shrink: 0;
}

/* ============================================================
   HOME — TESTIMONIALS
   ============================================================ */
.testimonials-section {
  padding: 100px 0;
  background: var(--warm-grey);
}
.testimonials-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 24px;
}
.testimonial-card {
  background: var(--white);
  padding: 38px 34px;
  border-radius: 3px;
  box-shadow: var(--shadow-xs);
  border: 1px solid transparent;
  transition: box-shadow 0.3s, border-color 0.3s;
  position: relative;
}
.testimonial-card:hover {
  box-shadow: var(--shadow-md);
  border-color: rgba(201,169,110,0.2);
}
.testimonial-stars {
  display: flex;
  gap: 3px;
  color: var(--gold);
  font-size: 15px;
  margin-bottom: 22px;
}
.testimonial-open-quote {
  font-family: var(--font-serif);
  font-size: 72px;
  line-height: 1;
  color: var(--gold);
  opacity: 0.15;
  position: absolute;
  top: 18px;
  left: 26px;
}
.testimonial-quote {
  font-family: var(--font-serif);
  font-size: 16.5px;
  line-height: 1.72;
  color: var(--text-dark);
  margin-bottom: 28px;
}
.testimonial-author {
  padding-top: 20px;
  border-top: 1px solid var(--border);
}
.testimonial-name {
  font-size: 14px;
  font-weight: 600;
  color: var(--text-dark);
  margin-bottom: 4px;
}
.testimonial-detail {
  font-size: 12px;
  color: var(--text-light);
  letter-spacing: 0.03em;
}

/* ============================================================
   HOME — BOTTOM CTA
   ============================================================ */
.bottom-cta {
  position: relative;
  padding: 128px 0;
  text-align: center;
  overflow: hidden;
}
.bottom-cta-bg {
  position: absolute;
  inset: 0;
}
.bottom-cta-bg img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center;
}
.bottom-cta-overlay {
  position: absolute;
  inset: 0;
  background: rgba(12, 10, 7, 0.82);
}
.bottom-cta-content {
  position: relative;
  z-index: 2;
  max-width: 640px;
  margin: 0 auto;
  padding: 0 24px;
}
.bottom-cta .section-label {
  justify-content: center;
  margin-bottom: 20px;
}
.bottom-cta .section-label::before { display: none; }
.cta-headline {
  font-family: var(--font-serif);
  font-size: clamp(34px, 4.5vw, 60px);
  color: var(--white);
  line-height: 1.12;
  margin-bottom: 20px;
  font-weight: 400;
}
.cta-sub {
  font-size: 16px;
  color: rgba(255,255,255,0.68);
  margin-bottom: 48px;
  line-height: 1.75;
}
.cta-btns {
  display: flex;
  gap: 14px;
  justify-content: center;
  flex-wrap: wrap;
}

/* ============================================================
   LISTINGS PAGE — HERO
   ============================================================ */
.listings-page-hero {
  position: relative;
  height: 42vh;
  min-height: 320px;
  display: flex;
  align-items: center;
  justify-content: center;
  overflow: hidden;
  margin-top: 80px;
}
.listings-page-hero .hero-overlay {
  background: rgba(10,8,6,0.72);
}
.listings-hero-content {
  position: relative;
  z-index: 2;
  text-align: center;
  padding: 0 24px;
}
.listings-hero-content .hero-eyebrow { justify-content: center; }
.listings-hero-content h1 {
  font-family: var(--font-serif);
  font-size: clamp(36px, 5vw, 64px);
  font-weight: 400;
  color: var(--white);
  letter-spacing: -0.01em;
}

/* Filter Bar */
.filter-bar {
  position: sticky;
  top: 80px;
  z-index: 100;
  background: var(--white);
  border-bottom: 1px solid var(--border);
  box-shadow: var(--shadow-xs);
}
.filter-bar-inner {
  display: flex;
  align-items: center;
  gap: 10px;
  padding: 14px 0;
  flex-wrap: wrap;
}
.filter-input {
  flex: 2;
  min-width: 150px;
  padding: 10px 15px;
  border: 1px solid var(--border);
  border-radius: 2px;
  font-size: 13.5px;
  color: var(--text-dark);
  outline: none;
  transition: border-color 0.2s;
  background: var(--warm-grey);
}
.filter-input:focus { border-color: var(--gold); background: var(--white); }
.filter-select {
  flex: 1;
  min-width: 110px;
  padding: 10px 34px 10px 13px;
  border: 1px solid var(--border);
  border-radius: 2px;
  font-size: 13px;
  color: var(--text-mid);
  outline: none;
  appearance: none;
  -webkit-appearance: none;
  background: var(--warm-grey)
    url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='11' height='7'%3E%3Cpath d='M1 1l4.5 4.5L10 1' fill='none' stroke='%237a7a7a' stroke-width='1.4' stroke-linecap='round'/%3E%3C/svg%3E")
    no-repeat right 12px center;
  cursor: pointer;
  transition: border-color 0.2s;
}
.filter-select:focus { border-color: var(--gold); background: var(--white); }
.filter-search-btn {
  background: var(--gold);
  color: var(--white);
  padding: 10px 22px;
  border-radius: 2px;
  font-size: 12px;
  font-weight: 700;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  border: none;
  cursor: pointer;
  font-family: var(--font-sans);
  transition: background 0.2s;
  flex-shrink: 0;
}
.filter-search-btn:hover { background: var(--gold-hover); }
.filter-clear {
  font-size: 12.5px;
  color: var(--text-light);
  cursor: pointer;
  background: none;
  border: none;
  font-family: var(--font-sans);
  transition: color 0.2s;
  flex-shrink: 0;
  padding: 10px 4px;
  white-space: nowrap;
}
.filter-clear:hover { color: var(--gold); }

/* Listings Grid */
.listings-section {
  padding: 60px 0 88px;
  background: var(--warm-grey);
}
.grid-listings {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 24px;
  margin-bottom: 48px;
}
.grid-listings .card-img-wrap { aspect-ratio: 4 / 3; }
.load-more { text-align: center; }

/* ============================================================
   PROPERTY DETAIL PAGE
   ============================================================ */
.property-page-wrap { margin-top: 80px; }

/* Gallery */
.property-gallery {
  display: grid;
  grid-template-columns: 60fr 40fr;
  grid-template-rows: 1fr 1fr;
  gap: 5px;
  height: 62vh;
  min-height: 460px;
  position: relative;
  background: #111;
}
.gallery-main  { grid-row: 1 / 3; overflow: hidden; }
.gallery-thumb { overflow: hidden; }
.gallery-main img, .gallery-thumb img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  display: block;
}
.gallery-all-btn {
  position: absolute;
  bottom: 20px;
  right: 20px;
  z-index: 10;
  background: rgba(26,26,26,0.88);
  color: var(--white);
  border: 1px solid rgba(201,169,110,0.45);
  padding: 11px 20px;
  border-radius: 2px;
  font-family: var(--font-sans);
  font-size: 12.5px;
  font-weight: 600;
  letter-spacing: 0.04em;
  cursor: pointer;
  transition: background 0.2s, border-color 0.2s;
}
.gallery-all-btn:hover { background: var(--gold); border-color: var(--gold); }

/* Breadcrumb */
.breadcrumb-bar {
  padding: 15px 0;
  border-bottom: 1px solid var(--border);
}
.breadcrumb {
  display: flex;
  align-items: center;
  gap: 8px;
  font-size: 13px;
  color: var(--text-light);
}
.breadcrumb a { color: var(--text-light); transition: color 0.2s; }
.breadcrumb a:hover { color: var(--gold); }
.breadcrumb-sep { color: rgba(0,0,0,0.2); font-size: 11px; }

/* Listing Header */
.listing-header {
  padding: 48px 0 44px;
  border-bottom: 1px solid var(--border);
}
.listing-header-grid {
  display: grid;
  grid-template-columns: 1fr 340px;
  gap: 60px;
  align-items: start;
}
.listing-badges {
  display: flex;
  gap: 8px;
  margin-bottom: 18px;
  flex-wrap: wrap;
}
.listing-badge {
  font-size: 9.5px;
  font-weight: 700;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  padding: 5px 11px;
  border-radius: 1px;
}
.lb-sale       { background: var(--gold); color: var(--white); }
.lb-listed     { background: var(--charcoal); color: var(--white); }

.listing-price {
  font-family: var(--font-serif);
  font-size: clamp(36px, 4vw, 50px);
  font-weight: 500;
  color: var(--charcoal);
  letter-spacing: -0.015em;
  margin-bottom: 10px;
}
.listing-address-line1 {
  font-size: 20px;
  font-weight: 600;
  color: var(--text-dark);
  margin-bottom: 4px;
}
.listing-address-line2 {
  font-size: 15px;
  color: var(--text-light);
  margin-bottom: 28px;
}
.listing-specs {
  display: flex;
  flex-wrap: wrap;
  gap: 22px;
  font-size: 14px;
  color: var(--text-mid);
  padding: 20px 0;
  border-top: 1px solid var(--border);
  border-bottom: 1px solid var(--border);
  margin-bottom: 22px;
}
.listing-spec { display: flex; align-items: center; gap: 7px; }
.listing-actions { display: flex; gap: 22px; }
.listing-action-btn {
  display: flex;
  align-items: center;
  gap: 7px;
  font-size: 12.5px;
  font-weight: 500;
  color: var(--text-light);
  background: none;
  border: none;
  font-family: var(--font-sans);
  cursor: pointer;
  transition: color 0.2s;
  padding: 0;
}
.listing-action-btn:hover { color: var(--gold); }

/* Agent Card (property page) */
.property-agent-card {
  background: var(--warm-grey);
  border: 1px solid var(--border);
  border-radius: 3px;
  padding: 28px;
  position: sticky;
  top: 104px;
}
.agent-card-header {
  display: flex;
  align-items: center;
  gap: 14px;
  padding-bottom: 20px;
  border-bottom: 1px solid var(--border);
  margin-bottom: 20px;
}
.agent-card-avatar {
  width: 54px;
  height: 54px;
  border-radius: 50%;
  background: linear-gradient(145deg, #201a14, #362c22);
  display: flex;
  align-items: center;
  justify-content: center;
  font-family: var(--font-serif);
  font-size: 17px;
  color: var(--gold);
  border: 2px solid var(--gold);
  flex-shrink: 0;
}
.agent-card-name { font-size: 15px; font-weight: 600; color: var(--text-dark); margin-bottom: 3px; }
.agent-card-role { font-size: 11.5px; color: var(--text-light); }
.agent-card-contacts { margin-bottom: 18px; }
.agent-card-contact-item {
  display: flex;
  align-items: center;
  gap: 9px;
  font-size: 13.5px;
  color: var(--text-mid);
  margin-bottom: 10px;
  transition: color 0.2s;
}
.agent-card-contact-item:hover { color: var(--gold); }
.agent-card-btns { display: flex; flex-direction: column; gap: 10px; }
.agent-card-btns .btn { justify-content: center; padding: 12px 20px; font-size: 11.5px; }

/* Property Content Sections */
.prop-section {
  padding: 60px 0;
  border-bottom: 1px solid var(--border);
}
.prop-section:last-child { border-bottom: none; }

.prop-description p {
  font-size: 16px;
  color: var(--text-mid);
  line-height: 1.88;
  margin-bottom: 20px;
  max-width: 780px;
}

/* Details Grid */
.details-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  border: 1px solid var(--border);
  border-radius: 3px;
  overflow: hidden;
}
.detail-cell {
  padding: 18px 22px;
  border-right: 1px solid var(--border);
  border-bottom: 1px solid var(--border);
}
.details-grid .detail-cell:nth-child(4n)   { border-right: none; }
.details-grid .detail-cell:nth-last-child(-n+4) { border-bottom: none; }
.detail-cell-label {
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--text-light);
  margin-bottom: 6px;
}
.detail-cell-value {
  font-size: 14.5px;
  font-weight: 500;
  color: var(--text-dark);
}

/* Features */
.features-cols {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 0 56px;
}
.feature-item {
  display: flex;
  align-items: center;
  gap: 14px;
  font-size: 14.5px;
  color: var(--text-mid);
  padding: 12px 0;
  border-bottom: 1px solid var(--border);
}
.feature-item::before {
  content: '';
  display: block;
  width: 20px;
  height: 1px;
  background: var(--gold);
  flex-shrink: 0;
}

/* Mortgage Calculator */
.mortgage-wrap {
  background: var(--warm-grey);
}
.mortgage-card {
  background: var(--white);
  border-radius: 4px;
  padding: 48px 52px;
  box-shadow: var(--shadow-sm);
  max-width: 860px;
}
.mortgage-inputs-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 20px;
  margin-bottom: 36px;
}
.m-field { display: flex; flex-direction: column; gap: 8px; }
.m-field label {
  font-size: 10.5px;
  font-weight: 700;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--text-light);
}
.m-field input,
.m-field select {
  padding: 13px 16px;
  border: 1px solid var(--border);
  border-radius: 2px;
  font-size: 15px;
  color: var(--text-dark);
  outline: none;
  transition: border-color 0.2s;
  background: var(--white);
}
.m-field input:focus,
.m-field select:focus { border-color: var(--gold); }
.m-dp-row { display: flex; gap: 8px; }
.m-dp-row input { flex: 2; }
.m-dp-row .m-pct {
  flex: 1;
  padding: 13px 10px;
  border: 1px solid var(--border);
  border-radius: 2px;
  font-size: 14px;
  color: var(--text-mid);
  text-align: center;
  outline: none;
  background: var(--white);
  transition: border-color 0.2s;
}
.m-dp-row .m-pct:focus { border-color: var(--gold); }

.mortgage-result {
  background: var(--charcoal);
  border-radius: 3px;
  padding: 32px 36px;
  margin-bottom: 20px;
}
.m-result-label {
  font-size: 10.5px;
  font-weight: 700;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: rgba(255,255,255,0.42);
  margin-bottom: 10px;
}
.m-result-amount {
  font-family: var(--font-serif);
  font-size: 56px;
  font-weight: 500;
  color: var(--gold);
  line-height: 1;
  margin-bottom: 6px;
}
.m-result-per {
  font-size: 13.5px;
  color: rgba(255,255,255,0.42);
  margin-bottom: 28px;
}
.m-breakdown {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 20px;
  padding-top: 24px;
  border-top: 1px solid rgba(255,255,255,0.08);
}
.m-bd-label {
  font-size: 10px;
  text-transform: uppercase;
  letter-spacing: 0.1em;
  color: rgba(255,255,255,0.38);
  margin-bottom: 5px;
}
.m-bd-value { font-size: 17px; font-weight: 600; color: var(--white); }
.mortgage-note {
  font-size: 12px;
  color: var(--text-light);
  font-style: italic;
  line-height: 1.65;
}

/* Neighborhood */
.neighborhood-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 24px;
}
.nbhd-card {
  padding: 30px 26px;
  border: 1px solid var(--border);
  border-radius: 3px;
  transition: border-color 0.25s, box-shadow 0.25s;
}
.nbhd-card:hover { border-color: var(--gold); box-shadow: var(--shadow-xs); }
.nbhd-icon { font-size: 26px; margin-bottom: 14px; }
.nbhd-title {
  font-family: var(--font-serif);
  font-size: 18px;
  font-weight: 500;
  color: var(--charcoal);
  margin-bottom: 10px;
}
.nbhd-text { font-size: 14px; color: var(--text-mid); line-height: 1.78; }

/* Contact Form Section (property page) */
.prop-contact {
  background: var(--warm-grey);
  padding: 80px 0;
}
.prop-contact-grid {
  display: grid;
  grid-template-columns: 1fr 1.2fr;
  gap: 80px;
  align-items: start;
}
.prop-contact-info .section-headline {
  font-size: clamp(26px, 2.8vw, 40px);
  margin-bottom: 14px;
}
.prop-contact-info-sub {
  font-size: 15px;
  color: var(--text-mid);
  line-height: 1.78;
  margin-bottom: 36px;
}
.contact-form-card {
  background: var(--white);
  border-radius: 4px;
  padding: 44px 44px;
  box-shadow: var(--shadow-sm);
}
.form-row-2 { display: grid; grid-template-columns: 1fr 1fr; gap: 14px; }
.form-group { display: flex; flex-direction: column; gap: 7px; margin-bottom: 14px; }
.form-group label {
  font-size: 10.5px;
  font-weight: 700;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--text-light);
}
.form-group input,
.form-group select,
.form-group textarea {
  padding: 12px 16px;
  border: 1px solid var(--border);
  border-radius: 2px;
  font-size: 14px;
  color: var(--text-dark);
  outline: none;
  transition: border-color 0.2s;
  background: var(--white);
  font-family: var(--font-sans);
}
.form-group input:focus,
.form-group select:focus,
.form-group textarea:focus { border-color: var(--gold); }
.form-group textarea { resize: vertical; min-height: 96px; }
.form-group select {
  appearance: none;
  -webkit-appearance: none;
  background: var(--white)
    url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='11' height='7'%3E%3Cpath d='M1 1l4.5 4.5L10 1' fill='none' stroke='%237a7a7a' stroke-width='1.4' stroke-linecap='round'/%3E%3C/svg%3E")
    no-repeat right 14px center;
  padding-right: 36px;
}
.radio-row { display: flex; gap: 24px; align-items: center; }
.radio-option {
  display: flex;
  align-items: center;
  gap: 7px;
  font-size: 14px;
  color: var(--text-mid);
  cursor: pointer;
}
.radio-option input[type="radio"] {
  width: 16px;
  height: 16px;
  padding: 0;
  accent-color: var(--gold);
}
.form-submit { display: flex; flex-direction: column; gap: 12px; margin-top: 8px; }
.form-submit .btn { width: 100%; padding: 15px; font-size: 12px; }
.form-privacy { font-size: 12px; color: var(--text-light); text-align: center; }

/* Similar Listings */
.similar-section { padding: 80px 0; }
.similar-section .grid-3 .card-img-wrap { aspect-ratio: 4 / 3; }

/* ============================================================
   RESPONSIVE
   ============================================================ */
@media (max-width: 1100px) {
  .container, .header-inner { padding-left: 36px; padding-right: 36px; }
  .footer-main { grid-template-columns: 1fr 1fr; gap: 48px; }
  .agent-grid { grid-template-columns: 340px 1fr; gap: 60px; }
  .details-grid { grid-template-columns: repeat(3, 1fr); }
  .details-grid .detail-cell:nth-child(4n) { border-right: 1px solid var(--border); }
  .details-grid .detail-cell:nth-child(3n) { border-right: none; }
}

@media (max-width: 900px) {
  .grid-3 { grid-template-columns: 1fr 1fr; }
  .testimonials-grid { grid-template-columns: 1fr 1fr; }
  .grid-listings { grid-template-columns: 1fr 1fr; }
  .stats-grid { grid-template-columns: 1fr 1fr; gap: 40px 20px; }
  .agent-grid { grid-template-columns: 1fr; }
  .agent-portrait-wrap { max-width: 360px; }
  .listing-header-grid { grid-template-columns: 1fr; }
  .property-agent-card { position: static; }
  .prop-contact-grid { grid-template-columns: 1fr; gap: 48px; }
  .neighborhood-grid { grid-template-columns: 1fr 1fr; }
  .features-cols { grid-template-columns: 1fr; }
  .details-grid { grid-template-columns: repeat(2, 1fr); }
  .details-grid .detail-cell:nth-child(3n) { border-right: 1px solid var(--border); }
  .details-grid .detail-cell:nth-child(2n) { border-right: none; }
  .mortgage-inputs-grid { grid-template-columns: 1fr; }
  .m-breakdown { grid-template-columns: 1fr 1fr; }
}

@media (max-width: 768px) {
  .container, .header-inner { padding-left: 20px; padding-right: 20px; }
  .main-nav, .header-cta { display: none; }
  .hamburger { display: flex; }

  .hero-search { flex-direction: column; border-radius: 3px; }
  .search-input, .search-select {
    border-right: none;
    border-bottom: 1px solid var(--border);
    width: 100%;
  }
  .search-btn { width: 100%; border-radius: 0; }

  .grid-3 { grid-template-columns: 1fr; }
  .testimonials-grid { grid-template-columns: 1fr; }
  .grid-listings { grid-template-columns: 1fr; }
  .stats-grid { grid-template-columns: 1fr 1fr; }

  .featured-head { flex-direction: column; align-items: flex-start; gap: 16px; }
  .featured-head .section-headline { margin-bottom: 0; }

  .footer-main { grid-template-columns: 1fr; gap: 36px; padding: 56px 0 40px; }
  .footer-bottom { flex-direction: column; gap: 8px; text-align: center; }

  .property-gallery {
    grid-template-columns: 1fr;
    grid-template-rows: 1fr;
    height: 50vw;
    min-height: 280px;
  }
  .gallery-main { grid-row: auto; }
  .gallery-thumb { display: none; }

  .form-row-2 { grid-template-columns: 1fr; }
  .neighborhood-grid { grid-template-columns: 1fr; }
  .m-breakdown { grid-template-columns: 1fr; gap: 14px; }
  .details-grid { grid-template-columns: 1fr 1fr; }
  .mortgage-card { padding: 28px 24px; }
  .contact-form-card { padding: 28px 20px; }
  .cta-btns { flex-direction: column; align-items: center; }
  .hero-pills { flex-direction: column; align-items: center; }

  .filter-bar-inner { gap: 8px; }
  .filter-input, .filter-select { min-width: 0; }
}

@media (max-width: 480px) {
  .stats-grid { grid-template-columns: 1fr 1fr; }
  .listing-specs { gap: 14px; }
  .listing-actions { flex-wrap: wrap; gap: 14px; }
}

@media (prefers-reduced-motion: reduce) {
  .fade-up { transition: none; }
  .property-card, .property-card:hover { transform: none; }
}