/* =========================================================================
   VELLUM ESTATES — Heritage Estate Agency
   Parchment & cream · deep heritage green · antique gold
   Cormorant (high-contrast serif) + Mulish (understated sans)
   ========================================================================= */

:root {
  /* palette */
  --parch:    #f4ecdd;   /* parchment base */
  --parch-2:  #efe5d2;   /* deeper parchment */
  --cream:    #faf5ea;   /* lightest cream / cards */
  --ink:      #20271f;   /* near-black green ink */
  --green:    #1f3a2e;   /* deep heritage green */
  --green-2:  #2d4f3e;   /* lighter green */
  --green-dk: #16271e;   /* darkest green */
  --burg:     #5a2230;   /* burgundy accent */
  --gold:     #b08642;   /* antique gold */
  --gold-2:   #c9a35e;   /* light gold */
  --gold-dk:  #8a6630;
  --muted:    #6c6453;   /* muted parchment text */
  --line:     #cdbf9f;   /* hairline */
  --line-dk:  #3a4d40;   /* hairline on dark */

  --serif: "Cormorant", Georgia, "Times New Roman", serif;
  --sans:  "Mulish", "Helvetica Neue", Arial, sans-serif;

  --wrap: 1240px;
  --ease: cubic-bezier(.22,.61,.36,1);
  --shadow: 0 30px 70px -38px rgba(22,39,30,.55);
  --shadow-sm: 0 14px 34px -22px rgba(22,39,30,.5);
}

/* ---------- reset ---------- */
*,*::before,*::after { box-sizing: border-box; }
* { margin: 0; padding: 0; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }
@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } }

body {
  font-family: var(--sans);
  background: var(--parch);
  color: var(--ink);
  font-size: 17px;
  line-height: 1.65;
  font-weight: 400;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
  overflow-x: hidden;
}

img { display: block; max-width: 100%; height: auto; }
a { color: inherit; text-decoration: none; }
button { font-family: inherit; cursor: pointer; border: none; background: none; }

/* paper grain via subtle gradients */
body::before {
  content: "";
  position: fixed; inset: 0;
  pointer-events: none; z-index: 0;
  background:
    radial-gradient(900px 600px at 8% -5%, rgba(176,134,66,.10), transparent 60%),
    radial-gradient(900px 600px at 105% 10%, rgba(31,58,46,.06), transparent 55%);
  mix-blend-mode: multiply;
}

.wrap { width: 100%; max-width: var(--wrap); margin: 0 auto; padding: 0 28px; position: relative; z-index: 1; }

/* ---------- typography ---------- */
h1,h2,h3,h4 { font-family: var(--serif); font-weight: 500; line-height: 1.04; letter-spacing: -.01em; color: var(--green); }
h1 { font-size: clamp(2.9rem, 6.4vw, 5.6rem); font-weight: 500; }
h1 em, h2 em { font-style: italic; color: var(--gold-dk); font-weight: 500; }
h2 { font-size: clamp(2.1rem, 4.4vw, 3.5rem); }
h3 { font-size: clamp(1.4rem, 2.4vw, 1.85rem); }
p  { color: var(--muted); }

.eyebrow {
  display: inline-flex; align-items: center; gap: .6rem;
  font-family: var(--sans); font-size: .74rem; font-weight: 700;
  letter-spacing: .26em; text-transform: uppercase; color: var(--gold-dk);
}
.eyebrow::before { content: ""; width: 26px; height: 1px; background: var(--gold); display: inline-block; }
.eyebrow.center { justify-content: center; }
.eyebrow.center::after { content: ""; width: 26px; height: 1px; background: var(--gold); display: inline-block; }
.eyebrow.light { color: var(--gold-2); }
.eyebrow.light::before, .eyebrow.light::after { background: var(--gold-2); }

/* ---------- buttons ---------- */
.btn {
  display: inline-flex; align-items: center; gap: .55rem;
  font-family: var(--sans); font-size: .82rem; font-weight: 700;
  letter-spacing: .12em; text-transform: uppercase;
  padding: 1rem 1.7rem; border: 1px solid transparent;
  transition: all .5s var(--ease); position: relative;
}
.btn .arr { transition: transform .5s var(--ease); }
.btn:hover .arr { transform: translateX(5px); }
.btn-solid { background: var(--green); color: var(--cream); }
.btn-solid:hover { background: var(--green-dk); }
.btn-gold { background: var(--gold); color: #2a1f0c; }
.btn-gold:hover { background: var(--gold-2); }
.btn-ghost { background: transparent; color: var(--green); border-color: var(--line); }
.btn-ghost:hover { border-color: var(--green); background: rgba(31,58,46,.04); }
.btn-ghost.light { color: var(--cream); border-color: rgba(250,245,234,.35); }
.btn-ghost.light:hover { border-color: var(--gold-2); color: var(--gold-2); }

/* =========================================================================
   HEADER
   ========================================================================= */
.site-header {
  position: sticky; top: 0; z-index: 60;
  background: rgba(244,236,221,.86);
  backdrop-filter: blur(12px) saturate(1.1);
  border-bottom: 1px solid transparent;
  transition: all .5s var(--ease);
}
.site-header.shrink {
  background: rgba(244,236,221,.96);
  border-bottom-color: var(--line);
  box-shadow: 0 10px 30px -24px rgba(22,39,30,.6);
}
.nav { display: flex; align-items: center; justify-content: space-between; gap: 1.5rem; padding: 1.35rem 0; transition: padding .5s var(--ease); }
.site-header.shrink .nav { padding: .85rem 0; }

.brand { display: flex; flex-direction: column; line-height: 1; }
.brand-mark {
  font-family: var(--serif); font-weight: 600; font-size: 1.7rem;
  letter-spacing: .01em; color: var(--green); display: flex; align-items: baseline; gap: .1rem;
}
.brand-mark .crest { width: 22px; height: 26px; margin-right: .5rem; transform: translateY(3px); }
.brand-sub { font-family: var(--sans); font-size: .62rem; font-weight: 700; letter-spacing: .34em; text-transform: uppercase; color: var(--gold-dk); margin-top: .32rem; margin-left: 30px; }

.nav-links { list-style: none; display: flex; gap: 2.1rem; margin-left: auto; }
.nav-links a {
  font-family: var(--sans); font-size: .82rem; font-weight: 600;
  letter-spacing: .1em; text-transform: uppercase; color: var(--ink);
  position: relative; padding: .3rem 0; transition: color .4s var(--ease);
}
.nav-links a::after {
  content: ""; position: absolute; left: 0; bottom: -2px; width: 0; height: 1.5px;
  background: var(--gold); transition: width .45s var(--ease);
}
.nav-links a:hover, .nav-links a.active { color: var(--green); }
.nav-links a:hover::after, .nav-links a.active::after { width: 100%; }

.nav-cta { display: flex; align-items: center; gap: 1.3rem; }
.nav-phone { font-family: var(--serif); font-size: 1.15rem; font-weight: 600; color: var(--green); white-space: nowrap; }
.nav-cta .btn { padding: .8rem 1.3rem; }

.nav-toggle { display: none; flex-direction: column; gap: 5px; padding: 8px; margin-right: -8px; }
.nav-toggle span { width: 26px; height: 2px; background: var(--green); transition: all .4s var(--ease); transform-origin: center; }

/* =========================================================================
   HERO
   ========================================================================= */
.hero { position: relative; padding: clamp(3rem,6vw,5rem) 0 clamp(4rem,7vw,6rem); }
.hero-grid { display: grid; grid-template-columns: 1.05fr 1fr; gap: clamp(2.5rem,5vw,5rem); align-items: center; }
.hero-copy { max-width: 620px; }
.hero-copy .eyebrow { margin-bottom: 1.5rem; }
.hero-copy h1 { margin-bottom: 1.6rem; }
.hero-rule { width: 60px; height: 2px; background: var(--gold); margin: 0 0 1.6rem; }
.hero-tag { font-size: 1.2rem; line-height: 1.65; max-width: 30em; margin-bottom: 2.2rem; color: var(--ink); opacity: .82; }
.hero-actions { display: flex; flex-wrap: wrap; gap: 1rem; }

.hero-media { position: relative; }
.frame {
  position: relative; overflow: hidden;
  border: 1px solid var(--line);
  box-shadow: var(--shadow);
  background: var(--cream);
}
.frame::after { content: ""; position: absolute; inset: 8px; border: 1px solid rgba(176,134,66,.4); pointer-events: none; z-index: 2; }
.frame img { width: 100%; aspect-ratio: 4/5; object-fit: cover; transition: transform 1.1s var(--ease); }
.hero-media:hover .frame img { transform: scale(1.04); }

.hero-badge {
  position: absolute; bottom: -28px; left: -28px; z-index: 3;
  background: var(--green); color: var(--cream);
  padding: 1.3rem 1.6rem; box-shadow: var(--shadow-sm);
  border: 1px solid var(--green-2);
}
.hero-badge .n { font-family: var(--serif); font-size: 2.5rem; font-weight: 600; color: var(--gold-2); line-height: 1; }
.hero-badge .l { font-size: .68rem; font-weight: 700; letter-spacing: .2em; text-transform: uppercase; color: rgba(250,245,234,.75); margin-top: .35rem; }

.hero-est {
  position: absolute; top: -14px; right: -10px; z-index: 3;
  font-family: var(--serif); font-style: italic; font-size: 1.05rem; color: var(--gold-dk);
  background: var(--cream); padding: .4rem .9rem; border: 1px solid var(--line);
}

/* =========================================================================
   STATS
   ========================================================================= */
.stats { background: var(--green); color: var(--cream); position: relative; }
.stats::before, .stats::after { content: ""; position: absolute; left: 0; right: 0; height: 1px; background: linear-gradient(90deg, transparent, var(--gold), transparent); }
.stats::before { top: 0; } .stats::after { bottom: 0; }
.stats-inner { display: grid; grid-template-columns: repeat(4,1fr); }
.stat { padding: clamp(2.2rem,4vw,3.2rem) 1.5rem; text-align: center; border-right: 1px solid var(--line-dk); }
.stat:last-child { border-right: none; }
.stat .n { font-family: var(--serif); font-size: clamp(2.3rem,4vw,3.2rem); font-weight: 600; color: var(--gold-2); line-height: 1; }
.stat .l { font-size: .72rem; font-weight: 700; letter-spacing: .18em; text-transform: uppercase; color: rgba(250,245,234,.7); margin-top: .7rem; }

/* =========================================================================
   SECTION SHELL
   ========================================================================= */
.section { padding: clamp(4.5rem,8vw,7.5rem) 0; position: relative; }
.section.paper { background: var(--parch-2); border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.section.cream { background: var(--cream); }
.sec-head { display: grid; grid-template-columns: 1.1fr 1fr; gap: 2rem; align-items: end; margin-bottom: clamp(2.5rem,4vw,3.8rem); }
.sec-head .eyebrow { margin-bottom: 1.1rem; }
.sec-head p { font-size: 1.05rem; }
.sec-head.center { display: block; text-align: center; }
.sec-head.center h2 { max-width: 16em; margin: 0 auto; }

/* =========================================================================
   FEATURED LISTINGS / CARDS
   ========================================================================= */
.listings-grid { display: grid; grid-template-columns: repeat(3,1fr); gap: clamp(1.5rem,2.5vw,2.2rem); }
.card {
  background: var(--cream); border: 1px solid var(--line);
  overflow: hidden; transition: transform .6s var(--ease), box-shadow .6s var(--ease);
  display: flex; flex-direction: column;
}
.card:hover { transform: translateY(-7px); box-shadow: var(--shadow); }
.card-media { position: relative; overflow: hidden; aspect-ratio: 4/5; }
.card-media img { width: 100%; height: 100%; object-fit: cover; transition: transform 1s var(--ease); }
.card:hover .card-media img { transform: scale(1.07); }
.card-media::after { content: ""; position: absolute; inset: 0; background: linear-gradient(to top, rgba(22,39,30,.5), transparent 45%); }
.pill {
  position: absolute; top: 14px; left: 14px; z-index: 2;
  font-size: .66rem; font-weight: 700; letter-spacing: .16em; text-transform: uppercase;
  padding: .42rem .8rem; background: var(--cream); color: var(--green); border: 1px solid var(--line);
}
.pill[data-status="To Let"] { background: var(--burg); color: var(--cream); border-color: var(--burg); }
.pill[data-status="Sold"] { background: var(--gold); color: #2a1f0c; border-color: var(--gold); }
.card-body { padding: 1.6rem 1.5rem 1.7rem; flex: 1; display: flex; flex-direction: column; }
.card-area { font-size: .7rem; font-weight: 700; letter-spacing: .2em; text-transform: uppercase; color: var(--gold-dk); }
.card-body h3 { margin: .5rem 0 .4rem; line-height: 1.12; }
.card-addr { font-size: .9rem; color: var(--muted); }
.card-price { font-family: var(--serif); font-size: 1.7rem; font-weight: 600; color: var(--green); margin: .9rem 0 1rem; }
.card-specs { display: flex; gap: 1.3rem; margin-top: auto; padding-top: 1rem; border-top: 1px solid var(--line); font-size: .82rem; color: var(--muted); }
.card-specs .k { font-family: var(--serif); font-size: 1.05rem; color: var(--green); font-weight: 600; margin-right: .15rem; }

/* =========================================================================
   AREAS
   ========================================================================= */
.areas-grid { display: grid; grid-template-columns: repeat(3,1fr); gap: 1px; background: var(--line); border: 1px solid var(--line); }
.area { background: var(--cream); padding: 2.2rem 1.9rem 2rem; transition: background .5s var(--ease); position: relative; display: block; }
.area:hover { background: var(--green); }
.area:hover h3, .area:hover .idx { color: var(--gold-2); }
.area:hover p, .area:hover .go { color: rgba(250,245,234,.8); }
.idx { font-family: var(--serif); font-size: 1rem; color: var(--gold-dk); font-style: italic; transition: color .5s var(--ease); }
.area h3 { margin: .5rem 0 .6rem; transition: color .5s var(--ease); }
.area p { font-size: .92rem; transition: color .5s var(--ease); }
.go { display: inline-block; margin-top: 1rem; font-size: .76rem; font-weight: 700; letter-spacing: .14em; text-transform: uppercase; color: var(--gold-dk); transition: color .5s var(--ease); }

/* =========================================================================
   SPLIT / SERVICES
   ========================================================================= */
.split { display: grid; grid-template-columns: 1fr 1.05fr; gap: clamp(2.5rem,5vw,4.5rem); align-items: center; }
.split-media { position: relative; overflow: hidden; border: 1px solid var(--line); box-shadow: var(--shadow-sm); }
.split-media::after { content: ""; position: absolute; inset: 8px; border: 1px solid rgba(176,134,66,.35); pointer-events: none; z-index: 2; }
.split-media img { width: 100%; aspect-ratio: 4/5; object-fit: cover; transition: transform 1.1s var(--ease); }
.split-media:hover img { transform: scale(1.04); }
.tab { position: absolute; bottom: 0; left: 0; z-index: 3; background: var(--green); color: var(--cream); padding: 1rem 1.4rem; font-size: .78rem; }
.tab b { display: block; font-family: var(--serif); font-size: 1.1rem; color: var(--gold-2); font-weight: 600; margin-bottom: .1rem; }
.split .lead { font-size: 1.15rem; color: var(--ink); opacity: .82; margin: 1.3rem 0 2rem; }
.split h2 { margin-top: 1rem; }
.svc-cols { display: grid; grid-template-columns: 1fr 1fr; gap: 2rem; }
.col-head { font-size: .72rem; font-weight: 700; letter-spacing: .2em; text-transform: uppercase; color: var(--gold-dk); padding-bottom: .8rem; margin-bottom: .4rem; border-bottom: 1px solid var(--line); }
.svc { display: grid; grid-template-columns: auto 1fr; gap: .9rem; padding: 1rem 0; border-bottom: 1px solid var(--line); align-items: start; }
.svc .num { font-family: var(--serif); font-style: italic; color: var(--gold-dk); font-size: 1rem; }
.svc h4 { font-family: var(--serif); font-size: 1.2rem; color: var(--green); font-weight: 600; }
.svc p { font-size: .85rem; margin-top: .1rem; }
.svc .price { grid-column: 2; font-size: .78rem; font-weight: 700; letter-spacing: .08em; text-transform: uppercase; color: var(--burg); margin-top: .35rem; }

/* =========================================================================
   AGENT / DIRECTOR FEATURE
   ========================================================================= */
.director { display: grid; grid-template-columns: .85fr 1.15fr; gap: clamp(2.5rem,5vw,4.5rem); align-items: center; }
.director-media { position: relative; }
.director-media .frame img { aspect-ratio: 4/5; }
.director-seal { position: absolute; bottom: -24px; right: -22px; z-index: 4; }
.director blockquote { font-family: var(--serif); font-size: clamp(1.5rem,2.6vw,2.1rem); font-style: italic; line-height: 1.35; color: var(--green); margin: 1.4rem 0; }
.director .sig { font-family: var(--serif); font-size: 1.9rem; font-style: italic; color: var(--gold-dk); }
.director .role { font-size: .8rem; font-weight: 700; letter-spacing: .16em; text-transform: uppercase; color: var(--muted); margin-top: .3rem; }

/* =========================================================================
   QUOTE BAND
   ========================================================================= */
.quote-band { background: var(--green-dk); color: var(--cream); position: relative; overflow: hidden; }
.quote-band::before { content: "\201C"; position: absolute; top: -40px; left: 4%; font-family: var(--serif); font-size: 22rem; color: rgba(176,134,66,.12); line-height: 1; }
.quote-inner { max-width: 880px; margin: 0 auto; text-align: center; position: relative; }
.quote-stars { color: var(--gold-2); letter-spacing: .35em; font-size: 1.1rem; margin-bottom: 1.4rem; }
.quote-band blockquote { font-family: var(--serif); font-size: clamp(1.7rem,3.2vw,2.7rem); font-style: italic; line-height: 1.32; color: var(--cream); }
.quote-meta { display: flex; align-items: center; justify-content: center; gap: 1rem; margin-top: 2rem; }
.quote-meta .av { width: 52px; height: 52px; border-radius: 50%; background: var(--gold); color: #2a1f0c; display: grid; place-items: center; font-family: var(--serif); font-size: 1.5rem; font-weight: 600; }
.quote-meta .who { text-align: left; }
.quote-meta .who b { color: var(--gold-2); font-weight: 700; }
.quote-meta .who span { display: block; font-size: .78rem; color: rgba(250,245,234,.65); letter-spacing: .04em; }

/* =========================================================================
   JOURNAL
   ========================================================================= */
.journal-grid { display: grid; grid-template-columns: repeat(3,1fr); gap: clamp(1.6rem,2.5vw,2.4rem); }
.post { border-top: 2px solid var(--green); padding-top: 1.5rem; transition: border-color .5s var(--ease); }
.post:hover { border-color: var(--gold); }
.post .meta { display: flex; gap: 1rem; font-size: .74rem; font-weight: 700; letter-spacing: .1em; text-transform: uppercase; color: var(--muted); margin-bottom: 1rem; align-items: center; }
.post .type { color: var(--gold-dk); }
.post h3 { line-height: 1.16; margin-bottom: .7rem; }
.post h3 a { transition: color .4s var(--ease); }
.post:hover h3 a { color: var(--gold-dk); }
.post p { font-size: .94rem; }
.post .more { display: inline-block; margin-top: 1rem; font-size: .78rem; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; color: var(--green); }
.post .more:hover { color: var(--gold-dk); }

/* =========================================================================
   CTA BAND
   ========================================================================= */
.cta-band { background: var(--green); color: var(--cream); text-align: center; padding: clamp(4.5rem,8vw,7rem) 0; position: relative; }
.cta-band::before { content: ""; position: absolute; inset: 18px; border: 1px solid var(--line-dk); pointer-events: none; }
.cta-band h2 { color: var(--cream); max-width: 16em; margin: 1.2rem auto 1.1rem; }
.cta-band p { color: rgba(250,245,234,.78); max-width: 44em; margin: 0 auto 2.2rem; font-size: 1.08rem; }
.cta-band .hero-actions { justify-content: center; }

/* =========================================================================
   FOOTER
   ========================================================================= */
.site-footer { background: var(--green-dk); color: rgba(250,245,234,.78); padding: clamp(3.5rem,5vw,5rem) 0 0; }
.footer-grid { display: grid; grid-template-columns: 1.6fr 1fr 1fr 1.3fr; gap: 2.5rem; padding-bottom: 3rem; border-bottom: 1px solid var(--line-dk); }
.footer-brand .brand-mark { color: var(--cream); margin-bottom: 1rem; }
.footer-brand p { color: rgba(250,245,234,.6); max-width: 32em; font-size: .94rem; }
.footer-col h4 { font-family: var(--sans); font-size: .74rem; font-weight: 700; letter-spacing: .2em; text-transform: uppercase; color: var(--gold-2); margin-bottom: 1.2rem; }
.footer-col a { display: block; padding: .4rem 0; color: rgba(250,245,234,.7); font-size: .92rem; transition: color .4s var(--ease), padding-left .4s var(--ease); }
.footer-col a:hover { color: var(--gold-2); padding-left: 6px; }
.footer-nap { font-style: normal; font-size: .92rem; line-height: 1.95; color: rgba(250,245,234,.7); }
.footer-nap a:hover { color: var(--gold-2); }
.footer-bottom { display: flex; justify-content: space-between; flex-wrap: wrap; gap: .6rem; padding: 1.6rem 0; font-size: .8rem; color: rgba(250,245,234,.5); letter-spacing: .03em; }
.footer-disclaimer { background: #0f1c15; color: rgba(250,245,234,.42); font-size: .76rem; line-height: 1.6; text-align: center; padding: 1.3rem 28px; border-top: 1px solid var(--line-dk); }

/* =========================================================================
   PAGE HEADER (interior pages)
   ========================================================================= */
.page-head { background: var(--green); color: var(--cream); padding: clamp(3.5rem,6vw,5.5rem) 0 clamp(3rem,5vw,4.5rem); position: relative; overflow: hidden; }
.page-head::after { content: ""; position: absolute; left: 0; right: 0; bottom: 0; height: 1px; background: linear-gradient(90deg, transparent, var(--gold), transparent); }
.page-head .crumb { font-size: .76rem; font-weight: 700; letter-spacing: .14em; text-transform: uppercase; color: var(--gold-2); margin-bottom: 1.2rem; }
.page-head .crumb a { color: rgba(250,245,234,.6); }
.page-head .crumb a:hover { color: var(--gold-2); }
.page-head h1 { color: var(--cream); font-size: clamp(2.6rem,5.5vw,4.4rem); }
.page-head h1 em { color: var(--gold-2); }
.page-head p { color: rgba(250,245,234,.78); max-width: 46em; margin-top: 1.2rem; font-size: 1.1rem; }

/* =========================================================================
   LISTINGS PAGE
   ========================================================================= */
.filters { display: flex; flex-wrap: wrap; gap: .7rem; align-items: center; margin-bottom: 2.6rem; }
.filter-btn {
  font-family: var(--sans); font-size: .76rem; font-weight: 700; letter-spacing: .1em; text-transform: uppercase;
  padding: .65rem 1.2rem; border: 1px solid var(--line); color: var(--muted); background: var(--cream);
  transition: all .4s var(--ease);
}
.filter-btn:hover { border-color: var(--green); color: var(--green); }
.filter-btn.active { background: var(--green); color: var(--cream); border-color: var(--green); }
.filter-count { margin-left: auto; font-size: .86rem; color: var(--muted); }
.filter-count b { font-family: var(--serif); color: var(--green); font-size: 1.1rem; }
.listings-grid.wide { grid-template-columns: repeat(3,1fr); }
.card.hide { display: none; }

/* =========================================================================
   CONTACT PAGE
   ========================================================================= */
.contact-grid { display: grid; grid-template-columns: 1.1fr .9fr; gap: clamp(2.5rem,5vw,4.5rem); align-items: start; }
.form-card { background: var(--cream); border: 1px solid var(--line); padding: clamp(1.8rem,3vw,2.6rem); box-shadow: var(--shadow-sm); }
.field { margin-bottom: 1.3rem; }
.field label { display: block; font-size: .74rem; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; color: var(--gold-dk); margin-bottom: .5rem; }
.field input, .field select, .field textarea {
  width: 100%; font-family: var(--sans); font-size: 1rem; color: var(--ink);
  background: var(--parch); border: 1px solid var(--line); padding: .9rem 1rem;
  transition: border-color .4s var(--ease), box-shadow .4s var(--ease);
}
.field input:focus, .field select:focus, .field textarea:focus {
  outline: none; border-color: var(--green); box-shadow: 0 0 0 3px rgba(31,58,46,.1);
}
.field textarea { resize: vertical; min-height: 130px; }
.field-row { display: grid; grid-template-columns: 1fr 1fr; gap: 1.2rem; }
[data-form-note] { margin-top: 1rem; font-family: var(--serif); font-style: italic; font-size: 1.05rem; min-height: 1.4em; }

.contact-aside { display: flex; flex-direction: column; gap: 1.8rem; }
.info-block { border-left: 2px solid var(--gold); padding-left: 1.3rem; }
.info-block h4 { font-family: var(--sans); font-size: .74rem; font-weight: 700; letter-spacing: .18em; text-transform: uppercase; color: var(--gold-dk); margin-bottom: .6rem; }
.info-block p, .info-block address { font-style: normal; color: var(--ink); line-height: 1.85; font-size: .98rem; }
.info-block a:hover { color: var(--gold-dk); }
.hours { list-style: none; font-size: .96rem; }
.hours li { display: flex; justify-content: space-between; padding: .5rem 0; border-bottom: 1px dotted var(--line); }
.hours li span:last-child { color: var(--muted); }
.map-frame { border: 1px solid var(--line); box-shadow: var(--shadow-sm); overflow: hidden; background: var(--green-dk); }
.map-frame svg { display: block; width: 100%; height: auto; }

/* =========================================================================
   BLOG PAGE
   ========================================================================= */
.featured-post { display: grid; grid-template-columns: 1.1fr 1fr; gap: clamp(2rem,4vw,3.5rem); align-items: center; margin-bottom: clamp(3rem,5vw,4.5rem); padding-bottom: clamp(3rem,5vw,4.5rem); border-bottom: 1px solid var(--line); }
.featured-post .frame img { aspect-ratio: 5/4; }
.featured-post .meta { display: flex; gap: 1rem; font-size: .74rem; font-weight: 700; letter-spacing: .1em; text-transform: uppercase; color: var(--muted); margin-bottom: 1.1rem; }
.featured-post .meta .type { color: var(--gold-dk); }
.featured-post h2 { margin-bottom: 1rem; }
.featured-post p { font-size: 1.06rem; margin-bottom: 1.6rem; }
.blog-grid { display: grid; grid-template-columns: repeat(3,1fr); gap: clamp(1.8rem,3vw,2.6rem); }
.blog-card { background: var(--cream); border: 1px solid var(--line); padding: 1.8rem 1.7rem 2rem; transition: transform .5s var(--ease), box-shadow .5s var(--ease); }
.blog-card:hover { transform: translateY(-6px); box-shadow: var(--shadow); }
.blog-card .meta { display: flex; gap: .8rem; font-size: .72rem; font-weight: 700; letter-spacing: .1em; text-transform: uppercase; color: var(--muted); margin-bottom: 1rem; }
.blog-card .meta .type { color: var(--gold-dk); }
.blog-card h3 { line-height: 1.18; margin-bottom: .7rem; }
.blog-card h3 a:hover { color: var(--gold-dk); }
.blog-card p { font-size: .92rem; margin-bottom: 1.1rem; }
.blog-card .more { font-size: .76rem; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; color: var(--green); }
.blog-card .more:hover { color: var(--gold-dk); }

/* newsletter */
.news-band { background: var(--parch-2); border: 1px solid var(--line); padding: clamp(2.2rem,4vw,3.2rem); text-align: center; margin-top: clamp(3rem,5vw,4.5rem); }
.news-band h3 { margin-bottom: .7rem; }
.news-band p { max-width: 38em; margin: 0 auto 1.6rem; }
.news-form { display: flex; gap: .8rem; max-width: 460px; margin: 0 auto; }
.news-form input { flex: 1; font-family: var(--sans); padding: .9rem 1rem; border: 1px solid var(--line); background: var(--cream); }
.news-form input:focus { outline: none; border-color: var(--green); }

/* =========================================================================
   REVEAL ANIMATIONS
   ========================================================================= */
.reveal { opacity: 0; transform: translateY(28px); transition: opacity 1s var(--ease), transform 1s var(--ease); }
.reveal.in { opacity: 1; transform: none; }
.reveal[data-d="1"] { transition-delay: .12s; }
.reveal[data-d="2"] { transition-delay: .24s; }
.reveal[data-d="3"] { transition-delay: .36s; }
.reveal[data-d="4"] { transition-delay: .48s; }

@keyframes heroRise { from { opacity: 0; transform: translateY(34px); } to { opacity: 1; transform: none; } }

@media (prefers-reduced-motion: reduce) {
  .reveal { opacity: 1 !important; transform: none !important; transition: none !important; }
  .frame img, .card-media img, .split-media img { transition: none !important; }
  * { animation: none !important; }
}

/* =========================================================================
   RESPONSIVE
   ========================================================================= */
@media (max-width: 1080px) {
  .footer-grid { grid-template-columns: 1fr 1fr; gap: 2rem; }
  .footer-brand { grid-column: 1 / -1; }
}
@media (max-width: 940px) {
  .nav-cta { display: none; }
  .nav-toggle { display: flex; }
  .nav-links {
    position: fixed; inset: 0 0 0 auto; width: min(82vw, 340px);
    flex-direction: column; gap: 0; background: var(--green); padding: 6rem 2rem 2rem;
    transform: translateX(100%); transition: transform .5s var(--ease); box-shadow: var(--shadow); z-index: 55;
  }
  .nav.open .nav-links { transform: translateX(0); }
  .nav-links a { color: var(--cream); font-size: 1rem; padding: 1rem 0; border-bottom: 1px solid var(--line-dk); width: 100%; }
  .nav-links a::after { display: none; }
  .nav-links a:hover, .nav-links a.active { color: var(--gold-2); }
  .nav.open .nav-toggle span:nth-child(1) { transform: translateY(7px) rotate(45deg); }
  .nav.open .nav-toggle span:nth-child(2) { opacity: 0; }
  .nav.open .nav-toggle span:nth-child(3) { transform: translateY(-7px) rotate(-45deg); }
  .nav-toggle { z-index: 60; }
  .nav.open .nav-toggle span { background: var(--cream); }

  .hero-grid { grid-template-columns: 1fr; gap: 3.5rem; }
  .hero-copy { max-width: none; }
  .hero-media { max-width: 460px; }
  .director, .split, .contact-grid, .featured-post { grid-template-columns: 1fr; }
  .director-media, .split-media { max-width: 460px; }
}
@media (max-width: 820px) {
  .listings-grid, .listings-grid.wide, .journal-grid, .blog-grid, .areas-grid { grid-template-columns: 1fr 1fr; }
  .sec-head { grid-template-columns: 1fr; }
  .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 var(--line-dk); }
  .svc-cols { grid-template-columns: 1fr; gap: 1.5rem; }
}
@media (max-width: 600px) {
  body { font-size: 16px; }
  .wrap { padding: 0 20px; }
  .listings-grid, .listings-grid.wide, .journal-grid, .blog-grid, .areas-grid { grid-template-columns: 1fr; }
  .field-row { grid-template-columns: 1fr; }
  .news-form { flex-direction: column; }
  .hero-badge { left: 0; bottom: -20px; }
  .footer-grid { grid-template-columns: 1fr; }
  .footer-bottom { justify-content: flex-start; }
}