/* =========================================================
   Chelsea Estates — boutique SW3 estate agency
   Aesthetic: prime-central-London luxury.
   Ivory + charcoal monochrome, deep emerald jewel accent,
   thin gold hairlines. Display: DM Serif Display.
   ========================================================= */

/* ---- Reset ---- */
*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }
html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; }
body { min-height: 100%; line-height: 1.6; -webkit-font-smoothing: antialiased; text-rendering: optimizeLegibility; }
img, picture, svg { display: block; max-width: 100%; }
button, input, textarea, select { font: inherit; color: inherit; }
button { cursor: pointer; background: none; border: none; }
a { color: inherit; text-decoration: none; }
ul { list-style: none; }
h1, h2, h3, h4 { font-weight: 400; line-height: 1.08; }

/* ---- Tokens ---- */
:root {
  --ivory:    #f4f1ea;
  --ivory-2:  #ece7dc;
  --paper:    #fbfaf6;
  --char:     #1c1d1a;   /* near-black charcoal */
  --char-2:   #2c2e2a;
  --ink:      #34352f;
  --muted:    #767468;
  --line:     #d8d2c4;
  --emerald:  #0f4c3a;   /* deep jewel emerald */
  --emerald-d:#0a3327;
  --emerald-l:#1c6b50;
  --gold:     #b08948;   /* muted antique gold */
  --gold-l:   #c8a368;

  --serif: "DM Serif Display", Georgia, serif;
  --body:  "Newsreader", Georgia, "Times New Roman", serif;
  --sans:  "Newsreader", Georgia, serif;

  --mw: 1200px;
  --gutter: clamp(20px, 5vw, 64px);
  --shadow: 0 24px 60px -28px rgba(20, 22, 18, 0.4);
  --shadow-sm: 0 14px 34px -22px rgba(20, 22, 18, 0.45);
}

/* ---- Base ---- */
body {
  font-family: var(--body);
  color: var(--ink);
  background: var(--ivory);
  font-size: 17px;
  letter-spacing: 0.01em;
}

.wrap { max-width: var(--mw); margin: 0 auto; padding-inline: var(--gutter); }

.eyebrow {
  font-family: var(--body);
  font-size: 0.74rem;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  color: var(--emerald);
  font-weight: 500;
  display: inline-flex;
  align-items: center;
  gap: 0.7em;
}
.eyebrow::before {
  content: "";
  width: 26px; height: 1px;
  background: var(--gold);
}
.eyebrow.center { justify-content: center; }

.serif { font-family: var(--serif); }

/* ---- Buttons ---- */
.btn {
  display: inline-flex;
  align-items: center;
  gap: 0.6em;
  font-size: 0.8rem;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  padding: 1.05em 1.9em;
  border: 1px solid transparent;
  transition: background .35s, color .35s, border-color .35s, transform .35s;
}
.btn-solid { background: var(--emerald); color: var(--ivory); }
.btn-solid:hover { background: var(--emerald-d); transform: translateY(-2px); }
.btn-ghost { border-color: var(--char); color: var(--char); }
.btn-ghost:hover { background: var(--char); color: var(--ivory); }
.btn-gold { border-color: var(--gold); color: var(--gold); }
.btn-gold:hover { background: var(--gold); color: var(--char); }
.btn .arr { transition: transform .35s; }
.btn:hover .arr { transform: translateX(4px); }

/* =========================================================
   Header
   ========================================================= */
.site-header {
  position: sticky; top: 0; z-index: 50;
  background: color-mix(in srgb, var(--ivory) 88%, transparent);
  backdrop-filter: blur(12px);
  border-bottom: 1px solid var(--line);
}
.nav {
  display: flex; align-items: center; justify-content: space-between;
  height: 74px;
}
.brand { display: flex; align-items: baseline; gap: 0.6rem; }
.brand-mark {
  font-family: var(--serif);
  font-size: 1.5rem;
  color: var(--char);
  letter-spacing: 0.01em;
}
.brand-mark .amp { color: var(--emerald); }
.brand-sub {
  font-size: 0.6rem; letter-spacing: 0.34em; text-transform: uppercase;
  color: var(--muted);
}
.nav-links { display: flex; gap: 2.1rem; align-items: center; }
.nav-links a {
  font-size: 0.78rem; letter-spacing: 0.16em; text-transform: uppercase;
  color: var(--ink); position: relative; padding: 0.4em 0;
}
.nav-links a::after {
  content: ""; position: absolute; left: 0; bottom: 0;
  width: 0; height: 1px; background: var(--emerald); transition: width .3s;
}
.nav-links a:hover::after, .nav-links a.active::after { width: 100%; }
.nav-links a.active { color: var(--char); }
.nav-cta { display: flex; align-items: center; gap: 1.4rem; }
.nav-phone { font-size: 0.82rem; letter-spacing: 0.06em; color: var(--char); }
.nav-phone strong { font-weight: 500; }
.nav-toggle { display: none; flex-direction: column; gap: 5px; }
.nav-toggle span { width: 24px; height: 1.5px; background: var(--char); transition: .3s; }

/* =========================================================
   Hero
   ========================================================= */
.hero { position: relative; padding-top: clamp(48px, 7vw, 96px); padding-bottom: clamp(40px, 6vw, 80px); overflow: hidden; }
.hero-grid {
  display: grid;
  grid-template-columns: 1.05fr 1fr;
  gap: clamp(28px, 4vw, 56px);
  align-items: end;
}
.hero-copy { padding-bottom: clamp(8px, 2vw, 28px); }
.hero h1 {
  font-family: var(--serif);
  font-size: clamp(3rem, 7vw, 5.7rem);
  color: var(--char);
  margin: 1.1rem 0 0;
  letter-spacing: -0.01em;
}
.hero h1 em { font-style: italic; color: var(--emerald); }
.hero-tag {
  font-size: clamp(1.05rem, 1.6vw, 1.3rem);
  color: var(--ink);
  max-width: 30ch;
  margin: 1.4rem 0 2.2rem;
}
.hero-actions { display: flex; gap: 1rem; flex-wrap: wrap; }
.hero-media { position: relative; }
.hero-media .frame {
  position: relative;
  border: 1px solid var(--line);
  padding: 12px;
  background: var(--paper);
  box-shadow: var(--shadow);
}
.hero-media img {
  width: 100%; aspect-ratio: 4/5; object-fit: cover;
  filter: saturate(1.02);
}
.hero-media .frame::after {
  content: ""; position: absolute; inset: 12px;
  border: 1px solid rgba(176,137,72,0.4); pointer-events: none;
}
.hero-badge {
  position: absolute; left: -22px; bottom: 38px;
  background: var(--char); color: var(--ivory);
  padding: 1.1rem 1.4rem; box-shadow: var(--shadow-sm);
  max-width: 200px;
}
.hero-badge .n { font-family: var(--serif); font-size: 2rem; color: var(--gold-l); line-height: 1; }
.hero-badge .l { font-size: 0.66rem; letter-spacing: 0.2em; text-transform: uppercase; color: #c8c4b8; margin-top: 0.4rem; }

/* Reveal anim */
.reveal { opacity: 0; transform: translateY(22px); transition: opacity .9s ease, transform .9s ease; }
.reveal.in { opacity: 1; transform: none; }
[data-d="1"]{transition-delay:.08s}[data-d="2"]{transition-delay:.16s}
[data-d="3"]{transition-delay:.24s}[data-d="4"]{transition-delay:.32s}

/* =========================================================
   Stat strip
   ========================================================= */
.stats {
  background: var(--char);
  color: var(--ivory);
  margin-top: clamp(40px, 6vw, 84px);
}
.stats-inner {
  display: grid; grid-template-columns: repeat(4, 1fr);
}
.stat {
  padding: clamp(2rem, 3.5vw, 3rem) 1.4rem;
  text-align: center;
  border-right: 1px solid rgba(255,255,255,0.09);
}
.stat:last-child { border-right: none; }
.stat .n { font-family: var(--serif); font-size: clamp(2.2rem, 3.4vw, 3rem); color: var(--gold-l); line-height: 1; }
.stat .l { font-size: 0.68rem; letter-spacing: 0.2em; text-transform: uppercase; color: #b8b4a8; margin-top: 0.7rem; }

/* =========================================================
   Section scaffolding
   ========================================================= */
.section { padding-block: clamp(64px, 9vw, 120px); }
.section.paper { background: var(--paper); }
.sec-head { display: flex; justify-content: space-between; align-items: flex-end; gap: 2rem; margin-bottom: clamp(2.5rem, 4vw, 3.5rem); flex-wrap: wrap; }
.sec-head h2 {
  font-family: var(--serif);
  font-size: clamp(2.2rem, 4.4vw, 3.4rem);
  color: var(--char);
  max-width: 16ch;
}
.sec-head p { color: var(--muted); max-width: 42ch; }
.sec-head.center { flex-direction: column; align-items: center; text-align: center; }

/* =========================================================
   Listings grid
   ========================================================= */
.listings-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: clamp(1.4rem, 2.4vw, 2.2rem);
}
.card {
  background: var(--paper);
  border: 1px solid var(--line);
  display: flex; flex-direction: column;
  transition: transform .4s, box-shadow .4s, border-color .4s;
}
.card:hover { transform: translateY(-5px); box-shadow: var(--shadow); border-color: var(--gold); }
.card-media { position: relative; overflow: hidden; aspect-ratio: 4/3; }
.card-media img { width: 100%; height: 100%; object-fit: cover; transition: transform .9s ease; }
.card:hover .card-media img { transform: scale(1.05); }
.pill {
  position: absolute; top: 14px; left: 14px;
  font-size: 0.62rem; letter-spacing: 0.16em; text-transform: uppercase;
  padding: 0.45em 0.95em; color: var(--ivory);
  background: var(--emerald); border: 1px solid rgba(255,255,255,0.25);
}
.pill[data-status="For Rent"] { background: var(--gold); color: var(--char); }
.pill[data-status="Sold"]     { background: var(--char); }
.card-body { padding: 1.5rem 1.5rem 1.7rem; display: flex; flex-direction: column; flex: 1; }
.card-area { font-size: 0.68rem; letter-spacing: 0.2em; text-transform: uppercase; color: var(--muted); }
.card h3 { font-family: var(--serif); font-size: 1.42rem; color: var(--char); margin: 0.5rem 0 0.4rem; }
.card-addr { font-size: 0.9rem; color: var(--muted); margin-bottom: 1rem; min-height: 2.6em; }
.card-price { font-family: var(--serif); font-size: 1.55rem; color: var(--emerald); margin-top: auto; }
.card-specs {
  display: flex; gap: 1.3rem; margin-top: 1rem; padding-top: 1rem;
  border-top: 1px solid var(--line);
  font-size: 0.82rem; color: var(--ink);
}
.card-specs span { display: inline-flex; align-items: center; gap: 0.4em; }
.card-specs .k { color: var(--gold); font-weight: 500; }

/* =========================================================
   Neighbourhoods
   ========================================================= */
.areas-grid {
  display: grid; grid-template-columns: repeat(3, 1fr);
  gap: 1px; background: var(--line); border: 1px solid var(--line);
}
.area {
  background: var(--ivory); padding: 2rem 1.8rem;
  transition: background .4s, color .4s; position: relative;
  min-height: 200px; display: flex; flex-direction: column;
}
.area:hover { background: var(--emerald); color: var(--ivory); }
.area .idx { font-size: 0.7rem; letter-spacing: 0.2em; color: var(--gold); }
.area:hover .idx { color: var(--gold-l); }
.area h3 { font-family: var(--serif); font-size: 1.7rem; color: var(--char); margin: 0.7rem 0; transition: color .4s; }
.area:hover h3 { color: var(--ivory); }
.area p { font-size: 0.92rem; color: var(--muted); transition: color .4s; flex: 1; }
.area:hover p { color: rgba(255,255,255,0.82); }
.area .go { margin-top: 1rem; font-size: 0.72rem; letter-spacing: 0.18em; text-transform: uppercase; opacity: .55; transition: opacity .4s; }
.area:hover .go { opacity: 1; }

/* =========================================================
   Feature split (services / editorial)
   ========================================================= */
.split { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(2rem, 5vw, 5rem); align-items: center; }
.split-media { position: relative; }
.split-media img { width: 100%; aspect-ratio: 1/1; object-fit: cover; border: 1px solid var(--line); }
.split-media .tab {
  position: absolute; bottom: -1px; right: -1px;
  background: var(--char); color: var(--ivory);
  padding: 1.1rem 1.5rem; font-size: 0.7rem; letter-spacing: 0.2em; text-transform: uppercase;
}
.split-media .tab b { font-family: var(--serif); color: var(--gold-l); font-size: 1.4rem; display: block; letter-spacing: 0; text-transform: none; }
.split h2 { font-family: var(--serif); font-size: clamp(2rem, 4vw, 3.1rem); color: var(--char); margin: 1rem 0 1.3rem; }
.split .lead { color: var(--ink); margin-bottom: 1.6rem; }

.svc-list { display: grid; gap: 0; border-top: 1px solid var(--line); }
.svc {
  display: flex; align-items: baseline; gap: 1.2rem;
  padding: 1.15rem 0.4rem; border-bottom: 1px solid var(--line);
  transition: padding-left .35s, background .35s;
}
.svc:hover { padding-left: 1.2rem; background: var(--ivory-2); }
.svc .num { font-family: var(--serif); color: var(--gold); font-size: 1.1rem; width: 2.2rem; }
.svc .t { flex: 1; }
.svc .t h4 { font-family: var(--serif); font-size: 1.25rem; color: var(--char); }
.svc .t p { font-size: 0.9rem; color: var(--muted); }
.svc .price { font-size: 0.82rem; color: var(--emerald); letter-spacing: 0.04em; white-space: nowrap; }

/* services dual columns (home) */
.svc-cols { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(2rem, 5vw, 4.5rem); }
.svc-cols .col-head { font-family: var(--serif); font-size: 1.4rem; color: var(--emerald); padding-bottom: 0.8rem; border-bottom: 2px solid var(--emerald); margin-bottom: 0.4rem; }

/* =========================================================
   Testimonial
   ========================================================= */
.quote-band { background: var(--emerald); color: var(--ivory); position: relative; overflow: hidden; }
.quote-band::before {
  content: "\201C"; position: absolute; top: -0.3em; left: 0.1em;
  font-family: var(--serif); font-size: 22rem; color: rgba(255,255,255,0.06); line-height: 1;
}
.quote-inner { position: relative; max-width: 60ch; }
.quote-stars { color: var(--gold-l); letter-spacing: 0.25em; margin-bottom: 1.4rem; }
.quote-inner blockquote { font-family: var(--serif); font-size: clamp(1.6rem, 3.4vw, 2.5rem); line-height: 1.25; }
.quote-meta { margin-top: 1.8rem; display: flex; align-items: center; gap: 1rem; }
.quote-meta .av {
  width: 48px; height: 48px; border-radius: 50%; background: var(--gold);
  color: var(--char); display: grid; place-items: center; font-family: var(--serif); font-size: 1.2rem;
}
.quote-meta .who b { display: block; font-weight: 500; }
.quote-meta .who span { font-size: 0.85rem; color: rgba(255,255,255,0.7); }

/* =========================================================
   Journal teaser / blog
   ========================================================= */
.journal-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: clamp(1.4rem, 2.4vw, 2.2rem); }
.post {
  border-top: 1px solid var(--char);
  padding-top: 1.4rem; transition: border-color .35s;
}
.post:hover { border-color: var(--emerald); }
.post .meta { font-size: 0.7rem; letter-spacing: 0.16em; text-transform: uppercase; color: var(--muted); display: flex; gap: 0.8rem; }
.post .meta .type { color: var(--gold); }
.post h3 { font-family: var(--serif); font-size: 1.45rem; color: var(--char); margin: 0.9rem 0 0.7rem; transition: color .35s; }
.post:hover h3 { color: var(--emerald); }
.post p { font-size: 0.94rem; color: var(--muted); margin-bottom: 1.1rem; }
.post .more { font-size: 0.74rem; letter-spacing: 0.16em; text-transform: uppercase; color: var(--emerald); display: inline-flex; gap: 0.5em; }

/* blog featured */
.blog-feature {
  display: grid; grid-template-columns: 1.2fr 1fr; gap: 0;
  border: 1px solid var(--line); background: var(--paper); margin-bottom: clamp(3rem, 5vw, 4.5rem);
}
.blog-feature .fimg { position: relative; min-height: 340px; }
.blog-feature .fimg img { width: 100%; height: 100%; object-fit: cover; position: absolute; inset: 0; }
.blog-feature .fbody { padding: clamp(2rem, 4vw, 3.4rem); display: flex; flex-direction: column; justify-content: center; }
.blog-feature .tag { font-size: 0.7rem; letter-spacing: 0.2em; text-transform: uppercase; color: var(--gold); margin-bottom: 1rem; }
.blog-feature h2 { font-family: var(--serif); font-size: clamp(1.9rem, 3.4vw, 2.8rem); color: var(--char); margin-bottom: 1.1rem; }
.blog-feature p { color: var(--ink); margin-bottom: 1.6rem; }
.blog-feature .fmeta { font-size: 0.78rem; color: var(--muted); }

/* =========================================================
   CTA band
   ========================================================= */
.cta-band {
  background: var(--char); color: var(--ivory);
  text-align: center; padding-block: clamp(64px, 9vw, 110px);
  position: relative;
}
.cta-band .eyebrow { color: var(--gold-l); }
.cta-band h2 { font-family: var(--serif); font-size: clamp(2.4rem, 5vw, 4rem); margin: 1.1rem auto 1.3rem; max-width: 18ch; }
.cta-band p { color: #c4c0b4; max-width: 46ch; margin: 0 auto 2.2rem; }
.cta-band .hero-actions { justify-content: center; }
.cta-band .btn-ghost { border-color: rgba(255,255,255,0.4); color: var(--ivory); }
.cta-band .btn-ghost:hover { background: var(--ivory); color: var(--char); }

/* =========================================================
   Footer
   ========================================================= */
.site-footer { background: var(--char-2); color: #cfccc1; padding-top: clamp(54px, 7vw, 84px); }
.footer-grid { display: grid; grid-template-columns: 1.6fr 1fr 1fr 1.2fr; gap: 2.5rem; padding-bottom: 3rem; }
.footer-grid h4 { font-size: 0.72rem; letter-spacing: 0.22em; text-transform: uppercase; color: var(--gold-l); margin-bottom: 1.2rem; }
.footer-brand .brand-mark { color: var(--ivory); }
.footer-brand p { font-size: 0.92rem; color: #a8a59a; max-width: 34ch; margin-top: 1rem; }
.footer-col a, .footer-col p { display: block; font-size: 0.92rem; color: #cfccc1; padding: 0.32em 0; transition: color .3s; }
.footer-col a:hover { color: var(--gold-l); }
.footer-nap { font-style: normal; font-size: 0.92rem; line-height: 1.9; color: #cfccc1; }
.footer-nap a:hover { color: var(--gold-l); }
.footer-bottom {
  border-top: 1px solid rgba(255,255,255,0.1);
  padding-block: 1.6rem; display: flex; justify-content: space-between; gap: 1rem;
  flex-wrap: wrap; font-size: 0.78rem; color: #8e8b80;
}
.footer-disclaimer { background: var(--char); color: #7d7a70; font-size: 0.72rem; text-align: center; padding: 0.9rem var(--gutter); letter-spacing: 0.03em; }

/* =========================================================
   Page hero (interior pages)
   ========================================================= */
.page-hero { padding-block: clamp(56px, 8vw, 96px); border-bottom: 1px solid var(--line); }
.page-hero h1 { font-family: var(--serif); font-size: clamp(2.6rem, 6vw, 4.6rem); color: var(--char); margin: 1.1rem 0 0.8rem; }
.page-hero p { color: var(--muted); max-width: 52ch; }
.crumbs { font-size: 0.72rem; letter-spacing: 0.16em; text-transform: uppercase; color: var(--muted); }
.crumbs a:hover { color: var(--emerald); }
.crumbs .sep { color: var(--gold); margin: 0 0.5em; }

/* =========================================================
   Filters (listings page)
   ========================================================= */
.filter-bar { display: flex; gap: 0.6rem; flex-wrap: wrap; align-items: center; margin-bottom: clamp(2rem, 4vw, 3rem); }
.filter-bar .lbl { font-size: 0.72rem; letter-spacing: 0.2em; text-transform: uppercase; color: var(--muted); margin-right: 0.6rem; }
.filter-btn {
  font-size: 0.76rem; letter-spacing: 0.14em; text-transform: uppercase;
  padding: 0.7em 1.3em; border: 1px solid var(--line); color: var(--ink);
  transition: all .3s; background: var(--paper);
}
.filter-btn:hover { border-color: var(--emerald); color: var(--emerald); }
.filter-btn.active { background: var(--emerald); color: var(--ivory); border-color: var(--emerald); }
.filter-count { margin-left: auto; font-size: 0.85rem; color: var(--muted); }
.filter-count b { font-family: var(--serif); color: var(--char); font-size: 1.1rem; }
.card.hide { display: none; }

/* =========================================================
   Contact page
   ========================================================= */
.contact-grid { display: grid; grid-template-columns: 1.1fr 0.9fr; gap: clamp(2.5rem, 5vw, 4.5rem); align-items: start; }
.form-card { background: var(--paper); border: 1px solid var(--line); padding: clamp(1.8rem, 3.5vw, 2.8rem); box-shadow: var(--shadow-sm); }
.field { margin-bottom: 1.4rem; }
.field label { display: block; font-size: 0.72rem; letter-spacing: 0.16em; text-transform: uppercase; color: var(--muted); margin-bottom: 0.6rem; }
.field input, .field select, .field textarea {
  width: 100%; padding: 0.9em 1em; background: var(--ivory);
  border: 1px solid var(--line); color: var(--ink); transition: border-color .3s, background .3s;
}
.field input:focus, .field select:focus, .field textarea:focus { outline: none; border-color: var(--emerald); background: var(--paper); }
.field-row { display: grid; grid-template-columns: 1fr 1fr; gap: 1.2rem; }
.contact-aside .info-block { padding: 1.5rem 0; border-bottom: 1px solid var(--line); }
.contact-aside .info-block:first-child { padding-top: 0; }
.contact-aside h4 { font-size: 0.72rem; letter-spacing: 0.2em; text-transform: uppercase; color: var(--emerald); margin-bottom: 0.7rem; }
.contact-aside p, .contact-aside address { font-style: normal; color: var(--ink); line-height: 1.9; }
.contact-aside a:hover { color: var(--emerald); }
.hours-row { display: flex; justify-content: space-between; padding: 0.35em 0; font-size: 0.94rem; border-bottom: 1px dotted var(--line); }
.hours-row:last-child { border-bottom: none; }
.hours-row span:last-child { color: var(--muted); }
.map-ph {
  margin-top: clamp(2.5rem, 4vw, 3.5rem);
  position: relative; aspect-ratio: 21/8; border: 1px solid var(--line);
  background:
    repeating-linear-gradient(0deg, transparent 0 38px, rgba(15,76,58,0.06) 38px 39px),
    repeating-linear-gradient(90deg, transparent 0 38px, rgba(15,76,58,0.06) 38px 39px),
    var(--ivory-2);
  display: grid; place-items: center; overflow: hidden;
}
.map-ph::before {
  content: ""; position: absolute; width: 60%; height: 12px; top: 58%; left: -10%;
  background: var(--gold); opacity: 0.35; transform: rotate(-8deg);
}
.map-ph::after {
  content: ""; position: absolute; width: 40%; height: 12px; top: 30%; right: -5%;
  background: var(--emerald); opacity: 0.25; transform: rotate(6deg);
}
.map-pin { position: relative; z-index: 2; text-align: center; }
.map-pin .dot { width: 18px; height: 18px; border-radius: 50% 50% 50% 0; background: var(--emerald); transform: rotate(-45deg); margin: 0 auto 0.9rem; box-shadow: 0 0 0 8px rgba(15,76,58,0.12); }
.map-pin span { font-size: 0.74rem; letter-spacing: 0.18em; text-transform: uppercase; color: var(--char); background: var(--paper); padding: 0.4em 1em; border: 1px solid var(--line); }

.form-note { font-size: 0.78rem; color: var(--muted); margin-top: 1rem; }

/* =========================================================
   Blog list grid
   ========================================================= */
.blog-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: clamp(1.6rem, 3vw, 2.5rem); }
.blog-card { background: var(--paper); border: 1px solid var(--line); padding: 1.8rem; display: flex; flex-direction: column; transition: transform .35s, box-shadow .35s; }
.blog-card:hover { transform: translateY(-4px); box-shadow: var(--shadow-sm); }
.blog-card .meta { font-size: 0.7rem; letter-spacing: 0.16em; text-transform: uppercase; color: var(--muted); display: flex; gap: 0.8rem; margin-bottom: 1rem; }
.blog-card .meta .type { color: var(--gold); }
.blog-card h3 { font-family: var(--serif); font-size: 1.5rem; color: var(--char); margin-bottom: 0.8rem; transition: color .35s; }
.blog-card:hover h3 { color: var(--emerald); }
.blog-card p { font-size: 0.94rem; color: var(--muted); flex: 1; margin-bottom: 1.3rem; }
.blog-card .more { font-size: 0.74rem; letter-spacing: 0.16em; text-transform: uppercase; color: var(--emerald); }

/* =========================================================
   Responsive
   ========================================================= */
@media (max-width: 1024px) {
  .hero-grid { grid-template-columns: 1fr; }
  .hero-media { max-width: 520px; }
  .listings-grid, .journal-grid, .blog-grid { grid-template-columns: repeat(2, 1fr); }
  .areas-grid { grid-template-columns: repeat(2, 1fr); }
  .footer-grid { grid-template-columns: 1fr 1fr; }
  .split, .contact-grid, .blog-feature { grid-template-columns: 1fr; }
  .blog-feature .fimg { min-height: 280px; position: relative; }
  .svc-cols { grid-template-columns: 1fr; gap: 2.5rem; }
}
@media (max-width: 680px) {
  body { font-size: 16px; }
  .nav-links, .nav-phone { display: none; }
  .nav-toggle { display: flex; }
  .nav.open .nav-links {
    display: flex; flex-direction: column; position: absolute; top: 74px; left: 0; right: 0;
    background: var(--ivory); border-bottom: 1px solid var(--line); padding: 1.4rem var(--gutter); gap: 1.2rem;
  }
  .stats-inner { grid-template-columns: 1fr 1fr; }
  .stat:nth-child(2) { border-right: none; }
  .stat:nth-child(1), .stat:nth-child(2) { border-bottom: 1px solid rgba(255,255,255,0.09); }
  .listings-grid, .journal-grid, .blog-grid, .areas-grid { grid-template-columns: 1fr; }
  .field-row { grid-template-columns: 1fr; }
  .hero-badge { left: 12px; bottom: 12px; }
}
@media (max-width: 380px) {
  :root { --gutter: 18px; }
  .hero h1 { font-size: 2.7rem; }
}

@media (prefers-reduced-motion: reduce) {
  .reveal { opacity: 1; transform: none; transition: none; }
  * { scroll-behavior: auto; }
}