/* ============================================================
   NOIR RESIDENCES — ultra-luxury dark cinematic estate agency
   Vanilla CSS · CSS-variable system · fully responsive
   ============================================================ */

/* ---------- Tokens ---------- */
:root {
  /* Palette — near-black with champagne / gold */
  --ink:        #0a0a0c;
  --ink-2:      #101013;
  --ink-3:      #16161b;
  --panel:      #1b1b21;
  --line:       rgba(199, 167, 110, 0.18);
  --line-soft:  rgba(255, 255, 255, 0.07);

  --gold:       #c7a76e;
  --gold-2:     #e6cf9c;
  --gold-deep:  #9c8048;
  --champagne:  #f4e9d2;

  --paper:      #f6f1e7;
  --text:       #ece8e1;
  --muted:      #9a958c;
  --muted-2:    #6f6b64;

  /* Fonts */
  --serif: "Cormorant Garamond", Georgia, serif;
  --sans:  "Jost", "Helvetica Neue", Arial, sans-serif;

  /* Rhythm */
  --wrap: 1240px;
  --gutter: clamp(1.25rem, 4vw, 3rem);
  --r: 2px;
  --r-lg: 4px;

  --ease: cubic-bezier(0.22, 0.61, 0.36, 1);
  --slow: cubic-bezier(0.16, 1, 0.3, 1);

  --shadow: 0 30px 80px -30px rgba(0, 0, 0, 0.8);
}

/* ---------- Reset ---------- */
*, *::before, *::after { box-sizing: border-box; }
* { margin: 0; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }
body {
  font-family: var(--sans);
  background: var(--ink);
  color: var(--text);
  line-height: 1.65;
  font-weight: 300;
  letter-spacing: 0.01em;
  overflow-x: hidden;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
}
img { display: block; max-width: 100%; height: auto; }
a { color: inherit; text-decoration: none; }
button { font: inherit; color: inherit; cursor: pointer; border: 0; background: none; }
ul { list-style: none; padding: 0; }

/* ---------- Type ---------- */
h1, h2, h3, h4 { font-family: var(--serif); font-weight: 500; line-height: 1.04; letter-spacing: -0.01em; }
h1 { font-size: clamp(3rem, 8vw, 6rem); }
h2 { font-size: clamp(2.2rem, 5vw, 3.8rem); }
h3 { font-size: clamp(1.4rem, 2.4vw, 1.9rem); }
em { font-style: italic; color: var(--gold-2); }

.wrap { width: 100%; max-width: var(--wrap); margin-inline: auto; padding-inline: var(--gutter); }

.eyebrow {
  display: inline-flex; align-items: center; gap: 0.7rem;
  font-family: var(--sans);
  font-size: 0.72rem; font-weight: 500;
  letter-spacing: 0.34em; text-transform: uppercase;
  color: var(--gold);
}
.eyebrow::before {
  content: ""; width: 34px; height: 1px;
  background: linear-gradient(90deg, var(--gold), transparent);
}
.eyebrow.center::before { display: none; }
.eyebrow.center { justify-content: center; }

/* ---------- Buttons ---------- */
.btn {
  display: inline-flex; align-items: center; gap: 0.6rem;
  padding: 1.05rem 2rem;
  font-family: var(--sans); font-size: 0.74rem; font-weight: 500;
  letter-spacing: 0.22em; text-transform: uppercase;
  border: 1px solid transparent;
  transition: all 0.45s var(--ease);
  position: relative; overflow: hidden;
}
.btn .arr { transition: transform 0.4s var(--ease); }
.btn:hover .arr { transform: translateX(5px); }

.btn-solid {
  background: linear-gradient(135deg, var(--gold-2), var(--gold));
  color: #1a140a;
}
.btn-solid:hover { background: var(--champagne); box-shadow: 0 18px 40px -18px rgba(199,167,110,0.7); transform: translateY(-2px); }

.btn-ghost { border-color: var(--line); color: var(--text); }
.btn-ghost:hover { border-color: var(--gold); color: var(--gold-2); background: rgba(199,167,110,0.05); }

.btn-gold {
  border-color: var(--gold);
  color: var(--gold-2);
  background: transparent;
}
.btn-gold::after {
  content: ""; position: absolute; inset: 0;
  background: linear-gradient(135deg, var(--gold-2), var(--gold));
  transform: scaleX(0); transform-origin: left; z-index: -1;
  transition: transform 0.5s var(--slow);
}
.btn-gold:hover { color: #1a140a; border-color: transparent; }
.btn-gold:hover::after { transform: scaleX(1); }

/* ---------- Header ---------- */
.site-header {
  position: fixed; inset: 0 0 auto 0; z-index: 100;
  transition: background 0.5s var(--ease), padding 0.5s var(--ease), border-color 0.5s var(--ease), backdrop-filter 0.5s var(--ease);
  border-bottom: 1px solid transparent;
}
.site-header.scrolled {
  background: rgba(10, 10, 12, 0.82);
  backdrop-filter: blur(18px) saturate(140%);
  border-bottom-color: var(--line);
}
.nav {
  display: flex; align-items: center; gap: 2rem;
  padding-block: clamp(1.1rem, 2.4vw, 1.9rem);
  transition: padding 0.5s var(--ease);
}
.site-header.scrolled .nav { padding-block: 0.95rem; }

.brand { display: flex; flex-direction: column; line-height: 1; }
.brand-mark {
  font-family: var(--serif); font-size: 1.7rem; font-weight: 600;
  letter-spacing: 0.02em; color: var(--paper);
}
.brand-mark .dot { color: var(--gold); }
.brand-sub {
  font-family: var(--sans); font-size: 0.6rem; font-weight: 400;
  letter-spacing: 0.46em; text-transform: uppercase; color: var(--muted);
  margin-top: 0.35rem;
}

.nav-links { display: flex; gap: 2.1rem; margin-left: auto; }
.nav-links a {
  font-size: 0.78rem; letter-spacing: 0.16em; text-transform: uppercase;
  color: var(--muted); position: relative; padding-block: 0.4rem;
  transition: color 0.35s var(--ease);
}
.nav-links a::after {
  content: ""; position: absolute; left: 0; bottom: 0;
  width: 100%; height: 1px; background: var(--gold);
  transform: scaleX(0); transform-origin: left;
  transition: transform 0.4s var(--ease);
}
.nav-links a:hover, .nav-links a.active { color: var(--gold-2); }
.nav-links a:hover::after, .nav-links a.active::after { transform: scaleX(1); }

.nav-cta { display: flex; align-items: center; gap: 1.4rem; }
.nav-phone {
  font-family: var(--serif); font-size: 1.15rem; font-style: italic;
  color: var(--gold-2);
}

.nav-toggle {
  display: none; flex-direction: column; gap: 5px;
  width: 32px; padding: 6px 0; margin-left: auto;
}
.nav-toggle span {
  display: block; height: 1.5px; width: 100%; background: var(--paper);
  transition: transform 0.4s var(--ease), opacity 0.3s var(--ease);
}

/* ---------- Hero ---------- */
.hero {
  position: relative; min-height: 100vh; min-height: 100svh;
  display: flex; align-items: flex-end;
  padding-bottom: clamp(3rem, 8vh, 7rem);
  overflow: hidden;
}
.hero-bg { position: absolute; inset: -8% 0 0 0; z-index: 0; will-change: transform; }
.hero-bg img { width: 100%; height: 116%; object-fit: cover; }
.hero-bg::after {
  content: ""; position: absolute; inset: 0;
  background:
    linear-gradient(to top, var(--ink) 4%, rgba(10,10,12,0.35) 45%, rgba(10,10,12,0.55) 100%),
    radial-gradient(120% 80% at 80% 10%, transparent, rgba(10,10,12,0.7));
}
.hero .wrap { position: relative; z-index: 2; width: 100%; }

.hero-inner { max-width: 880px; }
.hero h1 { margin: 1.4rem 0 1.6rem; }
.hero h1 .line { display: block; overflow: hidden; }
.hero h1 .line > span {
  display: block; transform: translateY(110%);
  transition: transform 1.1s var(--slow);
}
.hero.lit h1 .line:nth-child(1) > span { transition-delay: 0.15s; }
.hero.lit h1 .line:nth-child(2) > span { transition-delay: 0.32s; }
.hero.lit h1 .line > span { transform: translateY(0); }

.hero-tag {
  font-size: clamp(1.05rem, 1.6vw, 1.3rem); color: var(--muted);
  max-width: 50ch; font-weight: 300;
}
.hero-actions { display: flex; flex-wrap: wrap; gap: 1rem; margin-top: 2.4rem; }

.hero-meta {
  position: absolute; right: var(--gutter); bottom: clamp(3rem, 8vh, 7rem);
  z-index: 2; text-align: right; display: none;
}
.hero-meta .n { font-family: var(--serif); font-size: 3.4rem; color: var(--gold-2); line-height: 1; }
.hero-meta .l { font-size: 0.68rem; letter-spacing: 0.28em; text-transform: uppercase; color: var(--muted); margin-top: 0.5rem; }

.scroll-cue {
  position: absolute; left: 50%; bottom: 2rem; transform: translateX(-50%);
  z-index: 2; display: flex; flex-direction: column; align-items: center; gap: 0.6rem;
  font-size: 0.6rem; letter-spacing: 0.3em; text-transform: uppercase; color: var(--muted);
}
.scroll-cue .bar { width: 1px; height: 46px; background: linear-gradient(var(--gold), transparent); position: relative; overflow: hidden; }
.scroll-cue .bar::after {
  content: ""; position: absolute; top: -50%; left: 0; width: 100%; height: 50%;
  background: var(--gold-2); animation: cue 2.2s var(--ease) infinite;
}
@keyframes cue { 0% { top: -50%; } 60%,100% { top: 100%; } }

/* ---------- Reveal ---------- */
.reveal { opacity: 0; transform: translateY(34px); transition: opacity 1s var(--slow), transform 1s var(--slow); }
.reveal.in { opacity: 1; transform: none; }
.reveal[data-d="1"] { transition-delay: 0.1s; }
.reveal[data-d="2"] { transition-delay: 0.2s; }
.reveal[data-d="3"] { transition-delay: 0.3s; }
.reveal[data-d="4"] { transition-delay: 0.4s; }

/* ---------- Sections ---------- */
.section { padding-block: clamp(5rem, 11vw, 9rem); position: relative; }
.section.tint { background: var(--ink-2); }
.section.panel-bg { background: var(--ink-3); }

.sec-head { display: grid; grid-template-columns: 1fr 1fr; gap: 2rem 4rem; align-items: end; margin-bottom: clamp(2.8rem, 5vw, 4.5rem); }
.sec-head.center { grid-template-columns: 1fr; text-align: center; justify-items: center; gap: 1.4rem; }
.sec-head h2 { margin-top: 1.1rem; }
.sec-head p { color: var(--muted); max-width: 46ch; }

/* gold rule */
.rule { height: 1px; background: linear-gradient(90deg, transparent, var(--line), transparent); border: 0; margin-block: 0; }

/* ---------- Stats ---------- */
.stats { background: var(--ink-2); border-block: 1px solid var(--line); }
.stats-inner { display: grid; grid-template-columns: repeat(4, 1fr); }
.stat { padding: clamp(2.6rem, 5vw, 4rem) 1.5rem; text-align: center; border-right: 1px solid var(--line-soft); }
.stat:last-child { border-right: 0; }
.stat .n { font-family: var(--serif); font-size: clamp(2.6rem, 4.5vw, 4rem); color: var(--gold-2); line-height: 1; }
.stat .l { font-size: 0.66rem; letter-spacing: 0.26em; text-transform: uppercase; color: var(--muted); margin-top: 0.85rem; }

/* ---------- Intro split ---------- */
.split { display: grid; grid-template-columns: 1.05fr 0.95fr; gap: clamp(2.5rem, 6vw, 5.5rem); align-items: center; }
.split.flip .split-media { order: 2; }
.split-media { position: relative; }
.split-media .frame { position: relative; overflow: hidden; border-radius: var(--r-lg); }
.split-media .frame img { width: 100%; aspect-ratio: 3 / 4; object-fit: cover; transition: transform 1.4s var(--slow); }
.split-media:hover .frame img { transform: scale(1.06); }
.split-media .frame::after { content: ""; position: absolute; inset: 0; box-shadow: inset 0 0 0 1px var(--line); pointer-events: none; }
.split-tab {
  position: absolute; bottom: 1.4rem; left: -1.4rem;
  background: var(--ink-3); border: 1px solid var(--line);
  padding: 1.1rem 1.5rem; box-shadow: var(--shadow);
}
.split-tab b { display: block; font-family: var(--serif); font-size: 1.5rem; color: var(--gold-2); }
.split-tab span { font-size: 0.64rem; letter-spacing: 0.24em; text-transform: uppercase; color: var(--muted); }

.split-copy h2 { margin: 1.1rem 0 1.4rem; }
.split-copy p { color: var(--muted); margin-bottom: 1.2rem; }
.split-copy .lead { color: var(--text); font-size: 1.12rem; }
.sign { font-family: var(--serif); font-style: italic; font-size: 1.7rem; color: var(--gold-2); margin-top: 1.5rem; }

/* ---------- Listings grid ---------- */
.listings-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: clamp(1.4rem, 2.6vw, 2.2rem); }
.card {
  background: var(--ink-2); border: 1px solid var(--line-soft);
  overflow: hidden; transition: border-color 0.5s var(--ease), transform 0.6s var(--slow);
}
.card.hide { display: none; }
.card:hover { border-color: var(--line); transform: translateY(-6px); }
.card-media { position: relative; overflow: hidden; aspect-ratio: 4 / 3; }
.card-media img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.4s var(--slow); filter: brightness(0.92); }
.card:hover .card-media img { transform: scale(1.08); filter: brightness(1); }
.card-media::after { content: ""; position: absolute; inset: 0; background: linear-gradient(to top, rgba(10,10,12,0.55), transparent 55%); }
.pill {
  position: absolute; top: 1rem; left: 1rem; z-index: 2;
  font-size: 0.6rem; letter-spacing: 0.2em; text-transform: uppercase;
  padding: 0.45rem 0.85rem; color: var(--ink);
  background: linear-gradient(135deg, var(--gold-2), var(--gold));
}
.pill[data-status="To Let"] { background: var(--paper); }
.pill[data-status="Sold"] { background: var(--ink-3); color: var(--gold-2); border: 1px solid var(--gold); }
.card-body { padding: 1.6rem 1.6rem 1.9rem; }
.card-area { font-size: 0.64rem; letter-spacing: 0.28em; text-transform: uppercase; color: var(--gold); }
.card-body h3 { margin: 0.6rem 0 0.45rem; }
.card-addr { font-size: 0.85rem; color: var(--muted); }
.card-price { font-family: var(--serif); font-size: 1.8rem; color: var(--gold-2); margin: 1rem 0 0.9rem; }
.card-specs { display: flex; gap: 1.4rem; padding-top: 1rem; border-top: 1px solid var(--line-soft); font-size: 0.8rem; color: var(--muted); }
.card-specs span { display: inline-flex; align-items: center; gap: 0.4rem; }
.card-specs .k { color: var(--gold-2); font-weight: 400; font-family: var(--serif); font-size: 1.05rem; }

/* ---------- Filter bar ---------- */
.filterbar { display: flex; flex-wrap: wrap; gap: 0.6rem; align-items: center; justify-content: space-between; margin-bottom: 2.6rem; }
.filters { display: flex; gap: 0.5rem; flex-wrap: wrap; }
.filter-btn {
  font-size: 0.68rem; letter-spacing: 0.18em; text-transform: uppercase;
  padding: 0.7rem 1.25rem; border: 1px solid var(--line-soft); color: var(--muted);
  transition: all 0.35s var(--ease);
}
.filter-btn:hover { color: var(--gold-2); border-color: var(--line); }
.filter-btn.active { color: var(--ink); background: linear-gradient(135deg, var(--gold-2), var(--gold)); border-color: transparent; }
.count-note { font-size: 0.78rem; color: var(--muted); }
.count-note b { color: var(--gold-2); font-family: var(--serif); font-size: 1.1rem; }

/* ---------- Feature band (image left, copy overlay) ---------- */
.showcase { position: relative; min-height: 92vh; display: flex; align-items: center; overflow: hidden; }
.showcase-bg { position: absolute; inset: 0; z-index: 0; }
.showcase-bg img { width: 100%; height: 100%; object-fit: cover; }
.showcase-bg::after { content: ""; position: absolute; inset: 0; background: linear-gradient(105deg, var(--ink) 18%, rgba(10,10,12,0.5) 55%, transparent); }
.showcase .wrap { position: relative; z-index: 2; }
.showcase-card { max-width: 540px; }
.showcase-card h2 { margin: 1.2rem 0 1.4rem; }
.showcase-card p { color: var(--muted); margin-bottom: 2rem; }
.showcase-spec { display: flex; gap: 2.4rem; margin: 1.8rem 0 2.2rem; }
.showcase-spec div .n { font-family: var(--serif); font-size: 2.2rem; color: var(--gold-2); line-height: 1; }
.showcase-spec div .l { font-size: 0.62rem; letter-spacing: 0.24em; text-transform: uppercase; color: var(--muted); margin-top: 0.5rem; }

/* ---------- Services list ---------- */
.svc-list { display: grid; gap: 0; margin-top: 1rem; }
.svc {
  display: grid; grid-template-columns: auto 1fr auto; align-items: center; gap: 1.6rem;
  padding: 1.6rem 0; border-top: 1px solid var(--line-soft);
  transition: padding-left 0.4s var(--ease);
}
.svc:last-child { border-bottom: 1px solid var(--line-soft); }
.svc:hover { padding-left: 0.8rem; }
.svc .num { font-family: var(--serif); font-size: 1.1rem; color: var(--gold); width: 2ch; }
.svc h4 { font-family: var(--serif); font-size: 1.35rem; }
.svc p { font-size: 0.86rem; color: var(--muted); }
.svc .price { font-size: 0.74rem; letter-spacing: 0.14em; text-transform: uppercase; color: var(--gold-2); white-space: nowrap; }
.svc-icon { width: 26px; height: 26px; color: var(--gold); flex-shrink: 0; }

/* ---------- Areas ---------- */
.areas-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1px; background: var(--line-soft); border: 1px solid var(--line-soft); }
.area { background: var(--ink-2); padding: clamp(1.8rem, 3vw, 2.6rem); transition: background 0.5s var(--ease); position: relative; }
.area:hover { background: var(--ink-3); }
.area .idx { font-family: var(--serif); font-size: 0.95rem; color: var(--gold); }
.area h3 { margin: 0.9rem 0 0.7rem; }
.area p { font-size: 0.88rem; color: var(--muted); }
.area .go { display: inline-block; margin-top: 1.2rem; font-size: 0.68rem; letter-spacing: 0.2em; text-transform: uppercase; color: var(--gold-2); opacity: 0; transform: translateX(-6px); transition: all 0.4s var(--ease); }
.area:hover .go { opacity: 1; transform: none; }

/* ---------- Quote band ---------- */
.quote-band { background: var(--ink-2); border-block: 1px solid var(--line); }
.quote-inner { max-width: 880px; margin-inline: auto; text-align: center; }
.quote-stars { color: var(--gold); letter-spacing: 0.4em; font-size: 0.9rem; margin-bottom: 1.6rem; }
.quote-band blockquote { font-family: var(--serif); font-size: clamp(1.6rem, 3.6vw, 2.8rem); line-height: 1.25; font-style: italic; color: var(--champagne); }
.quote-meta { display: inline-flex; align-items: center; gap: 1rem; margin-top: 2.2rem; }
.quote-meta .av { width: 48px; height: 48px; border-radius: 50%; background: linear-gradient(135deg, var(--gold-2), var(--gold-deep)); color: var(--ink); display: grid; place-items: center; font-family: var(--serif); font-size: 1.3rem; }
.quote-meta .who { text-align: left; }
.quote-meta .who b { font-family: var(--serif); font-size: 1.1rem; color: var(--paper); display: block; }
.quote-meta .who span { font-size: 0.7rem; letter-spacing: 0.18em; text-transform: uppercase; color: var(--muted); }

/* reviews grid (contact) */
.reviews-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1.5rem; }
.review { background: var(--ink-2); border: 1px solid var(--line-soft); padding: 2rem; }
.review .stars { color: var(--gold); letter-spacing: 0.3em; font-size: 0.8rem; margin-bottom: 1rem; }
.review p { font-family: var(--serif); font-style: italic; font-size: 1.15rem; color: var(--champagne); line-height: 1.45; }
.review .by { margin-top: 1.4rem; font-size: 0.72rem; letter-spacing: 0.16em; text-transform: uppercase; color: var(--muted); }
.review .by b { color: var(--gold-2); font-weight: 500; }

/* ---------- Journal ---------- */
.journal-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: clamp(1.6rem, 3vw, 2.6rem); }
.post { padding-top: 1.6rem; border-top: 1px solid var(--line); }
.post .meta { display: flex; gap: 1rem; align-items: center; font-size: 0.68rem; letter-spacing: 0.16em; text-transform: uppercase; color: var(--muted); margin-bottom: 1.1rem; }
.post .type { color: var(--gold); }
.post h3 { font-size: 1.5rem; }
.post h3 a { transition: color 0.35s var(--ease); }
.post:hover h3 a { color: var(--gold-2); }
.post p { color: var(--muted); font-size: 0.92rem; margin: 0.9rem 0 1.2rem; }
.post .more { font-size: 0.7rem; letter-spacing: 0.2em; text-transform: uppercase; color: var(--gold-2); }

/* featured post (blog) */
.featured-post { display: grid; grid-template-columns: 1.1fr 0.9fr; gap: clamp(2rem, 5vw, 4rem); align-items: center; margin-bottom: clamp(3rem, 6vw, 5rem); }
.featured-post .media { overflow: hidden; border-radius: var(--r-lg); position: relative; }
.featured-post .media img { width: 100%; aspect-ratio: 16 / 11; object-fit: cover; transition: transform 1.4s var(--slow); }
.featured-post .media:hover img { transform: scale(1.05); }
.featured-post .badge { position: absolute; top: 1.2rem; left: 1.2rem; background: linear-gradient(135deg, var(--gold-2), var(--gold)); color: var(--ink); font-size: 0.6rem; letter-spacing: 0.2em; text-transform: uppercase; padding: 0.45rem 0.9rem; }
.featured-post h2 { margin: 1.2rem 0; }
.featured-post p { color: var(--muted); margin-bottom: 1.6rem; }

/* blog list */
.blog-list { display: grid; gap: 0; }
.blog-row { display: grid; grid-template-columns: 0.2fr 1fr auto; gap: 2rem; align-items: center; padding: 2.2rem 0; border-top: 1px solid var(--line-soft); transition: padding-left 0.4s var(--ease); }
.blog-row:last-child { border-bottom: 1px solid var(--line-soft); }
.blog-row:hover { padding-left: 0.8rem; }
.blog-row .date { font-size: 0.72rem; letter-spacing: 0.12em; text-transform: uppercase; color: var(--gold); }
.blog-row h3 { font-size: 1.6rem; }
.blog-row .ex { font-size: 0.88rem; color: var(--muted); margin-top: 0.5rem; }
.blog-row .more { font-size: 0.72rem; letter-spacing: 0.2em; text-transform: uppercase; color: var(--gold-2); white-space: nowrap; }

/* ---------- Agent / about ---------- */
.agent-split { display: grid; grid-template-columns: 0.85fr 1.15fr; gap: clamp(2.5rem, 6vw, 5rem); align-items: center; }
.agent-media { position: relative; overflow: hidden; border-radius: var(--r-lg); }
.agent-media img { width: 100%; aspect-ratio: 3 / 4; object-fit: cover; transition: transform 1.4s var(--slow); }
.agent-media:hover img { transform: scale(1.05); }
.agent-media::after { content: ""; position: absolute; inset: 0; box-shadow: inset 0 0 0 1px var(--line); }
.agent-copy h2 { margin: 1.1rem 0 1.4rem; }
.agent-copy p { color: var(--muted); margin-bottom: 1.2rem; }
.agent-stats { display: flex; gap: 2.8rem; margin-top: 2rem; padding-top: 2rem; border-top: 1px solid var(--line); }
.agent-stats .n { font-family: var(--serif); font-size: 2.2rem; color: var(--gold-2); line-height: 1; }
.agent-stats .l { font-size: 0.62rem; letter-spacing: 0.2em; text-transform: uppercase; color: var(--muted); margin-top: 0.4rem; }

/* ---------- CTA band ---------- */
.cta-band { position: relative; padding-block: clamp(5rem, 11vw, 9rem); text-align: center; overflow: hidden; background: var(--ink-2); border-top: 1px solid var(--line); }
.cta-band::before { content: ""; position: absolute; inset: 0; background: radial-gradient(70% 120% at 50% 0%, rgba(199,167,110,0.1), transparent 60%); }
.cta-band .wrap { position: relative; max-width: 760px; }
.cta-band h2 { margin: 1.2rem 0 1.2rem; }
.cta-band p { color: var(--muted); max-width: 50ch; margin-inline: auto; }
.cta-band .hero-actions { justify-content: center; }

/* ---------- Page hero (subpages) ---------- */
.page-hero { position: relative; padding: clamp(9rem, 18vh, 13rem) 0 clamp(3.5rem, 7vw, 6rem); overflow: hidden; border-bottom: 1px solid var(--line); }
.page-hero-bg { position: absolute; inset: 0; z-index: 0; }
.page-hero-bg img { width: 100%; height: 100%; object-fit: cover; opacity: 0.4; }
.page-hero-bg::after { content: ""; position: absolute; inset: 0; background: linear-gradient(to bottom, rgba(10,10,12,0.55), var(--ink) 92%); }
.page-hero .wrap { position: relative; z-index: 2; max-width: 820px; }
.page-hero h1 { font-size: clamp(2.6rem, 6.5vw, 4.6rem); margin: 1.3rem 0 1.2rem; }
.page-hero p { color: var(--muted); font-size: 1.1rem; max-width: 54ch; }
.crumbs { font-size: 0.68rem; letter-spacing: 0.16em; text-transform: uppercase; color: var(--muted); }
.crumbs a { color: var(--gold); }

/* ---------- Contact ---------- */
.contact-grid { display: grid; grid-template-columns: 1.05fr 0.95fr; gap: clamp(2.5rem, 6vw, 5rem); }
.form { display: grid; gap: 1.3rem; }
.field { display: grid; gap: 0.5rem; }
.field.row { grid-template-columns: 1fr 1fr; gap: 1.3rem; }
.field label { font-size: 0.66rem; letter-spacing: 0.22em; text-transform: uppercase; color: var(--muted); }
.field input, .field select, .field textarea {
  background: var(--ink-2); border: 1px solid var(--line-soft); color: var(--text);
  padding: 1rem 1.1rem; font-family: var(--sans); font-size: 0.95rem; font-weight: 300;
  transition: border-color 0.35s var(--ease), background 0.35s var(--ease);
}
.field input::placeholder, .field textarea::placeholder { color: var(--muted-2); }
.field input:focus, .field select:focus, .field textarea:focus { outline: none; border-color: var(--gold); background: var(--ink-3); }
.field textarea { resize: vertical; min-height: 130px; }
[data-form-note] { font-size: 0.85rem; color: var(--gold-2); min-height: 1.2em; letter-spacing: 0.04em; }

.contact-info { display: grid; gap: 1.8rem; align-content: start; }
.info-block h4 { font-family: var(--serif); font-size: 1.3rem; color: var(--gold-2); margin-bottom: 0.7rem; }
.info-block p, .info-block address { color: var(--muted); font-style: normal; font-size: 0.95rem; line-height: 1.8; }
.info-block a { color: var(--text); transition: color 0.3s var(--ease); }
.info-block a:hover { color: var(--gold-2); }
.hours-row { display: flex; justify-content: space-between; padding: 0.5rem 0; border-bottom: 1px solid var(--line-soft); font-size: 0.9rem; }
.hours-row span:first-child { color: var(--muted); }
.hours-row span:last-child { color: var(--text); }

.map-frame { border: 1px solid var(--line); border-radius: var(--r-lg); overflow: hidden; background: var(--ink-3); margin-top: clamp(3rem, 6vw, 5rem); }
.map-frame svg { display: block; width: 100%; height: auto; }

/* ---------- Footer ---------- */
.site-footer { background: var(--ink-2); border-top: 1px solid var(--line); padding-top: clamp(4rem, 8vw, 6rem); }
.footer-grid { display: grid; grid-template-columns: 1.6fr 1fr 1fr 1.3fr; gap: 3rem; padding-bottom: 3.5rem; }
.footer-brand p { color: var(--muted); margin-top: 1.2rem; max-width: 36ch; font-size: 0.92rem; }
.footer-social { display: flex; gap: 0.8rem; margin-top: 1.6rem; }
.footer-social a { width: 38px; height: 38px; border: 1px solid var(--line-soft); display: grid; place-items: center; color: var(--muted); transition: all 0.35s var(--ease); }
.footer-social a:hover { border-color: var(--gold); color: var(--gold-2); }
.footer-social svg { width: 16px; height: 16px; }
.footer-col h4 { font-size: 0.7rem; letter-spacing: 0.26em; text-transform: uppercase; color: var(--gold); margin-bottom: 1.3rem; font-family: var(--sans); font-weight: 500; }
.footer-col a, .footer-nap { display: block; color: var(--muted); font-size: 0.92rem; padding-block: 0.32rem; transition: color 0.3s var(--ease); font-style: normal; }
.footer-col a:hover { color: var(--gold-2); }
.footer-nap a { display: inline; padding: 0; }
.footer-bottom { display: flex; justify-content: space-between; flex-wrap: wrap; gap: 1rem; padding-block: 2rem; border-top: 1px solid var(--line-soft); font-size: 0.76rem; color: var(--muted-2); letter-spacing: 0.04em; }
.footer-disclaimer { background: var(--ink); padding: 1.4rem var(--gutter); text-align: center; font-size: 0.72rem; color: var(--muted-2); line-height: 1.7; border-top: 1px solid var(--line-soft); }

/* ---------- Responsive ---------- */
@media (min-width: 1100px) { .hero-meta { display: block; } }

@media (max-width: 980px) {
  .nav-links, .nav-cta { display: none; }
  .nav-toggle { display: flex; }
  .nav.open .nav-links {
    display: flex; flex-direction: column; gap: 0;
    position: absolute; top: 100%; left: 0; right: 0;
    background: rgba(10,10,12,0.97); backdrop-filter: blur(20px);
    border-top: 1px solid var(--line); border-bottom: 1px solid var(--line);
    padding: 1rem var(--gutter) 1.5rem;
  }
  .nav.open .nav-links a { padding: 1rem 0; border-bottom: 1px solid var(--line-soft); font-size: 0.95rem; }
  .nav.open .nav-cta { display: flex; position: absolute; top: calc(100% + 1px); left: 0; right: 0; flex-direction: column; align-items: stretch; gap: 0.9rem; background: rgba(10,10,12,0.97); padding: 0 var(--gutter) 2rem; margin-top: 13.5rem; }
  .nav.open .nav-cta .nav-phone { text-align: center; }
  .nav.open .btn { justify-content: center; }
  .nav.open .nav-toggle span:nth-child(1) { transform: translateY(6.5px) rotate(45deg); }
  .nav.open .nav-toggle span:nth-child(2) { opacity: 0; }
  .nav.open .nav-toggle span:nth-child(3) { transform: translateY(-6.5px) rotate(-45deg); }

  .split, .split.flip, .agent-split, .contact-grid, .featured-post { grid-template-columns: 1fr; }
  .split.flip .split-media { order: 0; }
  .listings-grid, .journal-grid, .areas-grid, .reviews-grid { grid-template-columns: repeat(2, 1fr); }
  .stats-inner { grid-template-columns: repeat(2, 1fr); }
  .stat:nth-child(2) { border-right: 0; }
  .stat:nth-child(1), .stat:nth-child(2) { border-bottom: 1px solid var(--line-soft); }
  .sec-head { grid-template-columns: 1fr; }
  .agent-stats { flex-wrap: wrap; gap: 1.6rem 2.4rem; }
}

@media (max-width: 600px) {
  .listings-grid, .journal-grid, .areas-grid, .reviews-grid, .stats-inner { grid-template-columns: 1fr; }
  .stat { border-right: 0 !important; border-bottom: 1px solid var(--line-soft); }
  .field.row { grid-template-columns: 1fr; }
  .blog-row { grid-template-columns: 1fr; gap: 0.6rem; }
  .hero-actions .btn { width: 100%; justify-content: center; }
  .showcase-spec { flex-wrap: wrap; gap: 1.4rem 2rem; }
  .footer-bottom { flex-direction: column; }
}

/* ---------- Reduced motion ---------- */
@media (prefers-reduced-motion: reduce) {
  * { animation: none !important; transition: none !important; scroll-behavior: auto !important; }
  .reveal { opacity: 1 !important; transform: none !important; }
  .hero h1 .line > span { transform: none !important; }
  .hero-bg { transform: none !important; }
}