/* ===========================================================
   Darren K Real Estate, LLC — 2026
   Luxury editorial redesign (Elliman / BHS inspired)
   Monochrome: black · ivory · warm grey, big serif display
   =========================================================== */

:root {
  --ink: #14130f;          /* near-black, warm */
  --black: #000000;
  --paper: #ffffff;
  --cream: #f5f2ec;        /* warm ivory section bg */
  --cream-2: #ece7dc;
  --muted: #6c665d;        /* warm grey text */
  --line: #d9d3c7;         /* warm hairline */
  --line-soft: #e7e2d8;
  --accent: #9a7b4f;       /* restrained brass, used sparingly */
  --radius: 2px;
  --max: 1240px;
  --font-head: "Cormorant Garamond", Georgia, "Times New Roman", serif;
  --font-body: "Inter", system-ui, -apple-system, Segoe UI, Roboto, sans-serif;
}

* { box-sizing: border-box; }

html { scroll-behavior: smooth; scroll-padding-top: 84px; }

body {
  margin: 0;
  font-family: var(--font-body);
  color: var(--ink);
  background: var(--paper);
  line-height: 1.7;
  -webkit-font-smoothing: antialiased;
}

img { max-width: 100%; display: block; }

a { color: var(--ink); text-decoration: none; transition: color 0.2s ease; }
a:hover { color: var(--accent); }

.container { width: min(100% - 3rem, var(--max)); margin-inline: auto; }

h1, h2, h3 {
  font-family: var(--font-head);
  color: var(--ink);
  line-height: 1.08;
  margin: 0 0 0.4em;
  font-weight: 600;
  letter-spacing: 0;
}
h2 { font-size: clamp(2.4rem, 4.8vw, 3.8rem); font-weight: 500; }
h3 { font-size: 1.45rem; font-weight: 600; }

/* Eyebrow — small uppercase label */
.eyebrow {
  text-transform: uppercase;
  letter-spacing: 0.28em;
  font-size: 0.72rem;
  font-weight: 600;
  color: var(--accent);
  margin: 0 0 1.1rem;
}
.eyebrow.dark { color: var(--accent); }

/* ---------- Buttons ---------- */
.btn {
  display: inline-block;
  padding: 1rem 2.1rem;
  font-family: var(--font-body);
  font-weight: 600;
  font-size: 0.74rem;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  cursor: pointer;
  border: 1px solid var(--ink);
  border-radius: 0;
  transition: background 0.25s ease, color 0.25s ease, border-color 0.25s ease;
}
.btn-primary { background: var(--ink); color: #fff; border-color: var(--ink); }
.btn-primary:hover { background: transparent; color: var(--ink); }
.btn-light { background: #fff; color: var(--ink); border-color: #fff; }
.btn-light:hover { background: transparent; color: #fff; }
.btn-ghost { background: transparent; color: #fff; border-color: rgba(255,255,255,0.6); }
.btn-ghost:hover { background: #fff; color: var(--ink); border-color: #fff; }
.btn-block { width: 100%; text-align: center; }

/* ---------- Header / Nav ---------- */
.site-header {
  position: fixed;
  top: 0; left: 0; right: 0;
  z-index: 60;
  background: transparent;
  transition: background 0.3s ease, border-color 0.3s ease, box-shadow 0.3s ease;
  border-bottom: 1px solid transparent;
}
.nav-wrap {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 1rem;
  padding: 1.4rem 0;
  transition: padding 0.3s ease;
}
.brand { display: inline-grid; align-items: center; line-height: 1; }
.brand-logo {
  grid-area: 1 / 1;
  height: 42px;
  width: auto;
  display: block;
  transition: opacity 0.3s ease, height 0.3s ease;
}
.brand-logo--dark { opacity: 0; }
.site-header.scrolled .brand-logo { height: 38px; }
.site-header.scrolled .brand-logo--light { opacity: 0; }
.site-header.scrolled .brand-logo--dark { opacity: 1; }
.brand-name {
  font-family: var(--font-head);
  font-weight: 700;
  font-size: 1.4rem;
  letter-spacing: 0.01em;
  color: #fff;
  white-space: nowrap;
  transition: color 0.3s ease;
}

.site-nav { display: flex; align-items: center; gap: 1.55rem; }
.site-nav a {
  color: rgba(255,255,255,0.92);
  font-weight: 500;
  font-size: 0.76rem;
  text-transform: uppercase;
  letter-spacing: 0.16em;
}
.site-nav a:hover { color: #fff; }
.site-nav a.nav-cta {
  color: #fff;
  border: 1px solid rgba(255,255,255,0.55);
  padding: 0.6rem 1.1rem;
  letter-spacing: 0.14em;
}
.site-nav a.nav-cta:hover { background: #fff; color: var(--ink); }

/* Scrolled / solid state */
.site-header.scrolled {
  background: rgba(255,255,255,0.97);
  backdrop-filter: blur(8px);
  border-bottom-color: var(--line);
}
.site-header.scrolled .nav-wrap { padding: 0.9rem 0; }
.site-header.scrolled .brand-name { color: var(--ink); }
.site-header.scrolled .site-nav a { color: var(--ink); }
.site-header.scrolled .site-nav a:hover { color: var(--accent); }
.site-header.scrolled .site-nav a.nav-cta { color: var(--ink); border-color: var(--ink); }
.site-header.scrolled .site-nav a.nav-cta:hover { background: var(--ink); color: #fff; }

.nav-toggle {
  display: none;
  flex-direction: column;
  gap: 5px;
  background: none;
  border: 0;
  padding: 0.4rem;
  cursor: pointer;
}
.nav-toggle span {
  width: 26px; height: 1.5px; background: #fff; border-radius: 2px;
  transition: background 0.3s ease;
}
.site-header.scrolled .nav-toggle span { background: var(--ink); }

/* ---------- Hero ---------- */
.hero {
  position: relative;
  color: #fff;
  min-height: 100vh;
  display: flex;
  align-items: center;
  overflow: hidden;
}
.hero::before {
  content: "";
  position: absolute; inset: 0; z-index: 0;
  background: url("../img/harbor-view.jpg") center/cover no-repeat;
  transform-origin: center;
  animation: heroZoom 28s ease-in-out infinite alternate;
  will-change: transform;
}
@keyframes heroZoom { from { transform: scale(1); } to { transform: scale(1.1); } }
.hero-overlay {
  position: absolute; inset: 0; z-index: 1;
  background:
    linear-gradient(90deg, rgba(8,10,14,0.85) 0%, rgba(8,10,14,0.55) 48%, rgba(8,10,14,0.25) 100%),
    linear-gradient(180deg, rgba(8,10,14,0.4) 0%, rgba(8,10,14,0.3) 45%, rgba(8,10,14,0.62) 100%);
}
.hero-content { position: relative; z-index: 2; max-width: 900px; padding: 8rem 0 5rem; }
.hero .eyebrow { color: rgba(255,255,255,0.92); }
.hero h1 {
  color: #fff;
  font-weight: 500;
  font-size: clamp(3rem, 6.5vw, 5.6rem);
  line-height: 1.04;
  margin-bottom: 1.4rem;
  text-shadow: 0 2px 28px rgba(0,0,0,0.45);
}
.hero-lead { font-size: 1.18rem; color: #fff; max-width: 620px; font-weight: 300; text-shadow: 0 1px 16px rgba(0,0,0,0.5); }
.hero-lead em { color: #fff; font-style: italic; }
.hero-actions { display: flex; flex-wrap: wrap; gap: 1rem; margin: 2.4rem 0 2.4rem; }
.hero-badges {
  list-style: none; padding: 1.6rem 0 0; margin: 0;
  display: flex; flex-wrap: wrap; gap: 0.5rem 2rem;
  border-top: 1px solid rgba(255,255,255,0.25);
}
.hero-badges li {
  font-size: 0.72rem;
  text-transform: uppercase;
  letter-spacing: 0.18em;
  color: rgba(255,255,255,0.9);
  font-weight: 500;
}

/* ---------- Trust strip ---------- */
.trust { background: var(--ink); color: #fff; }
.trust-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  text-align: center;
  padding: 3rem 0;
}
.trust-grid > div {
  display: flex; flex-direction: column; gap: 0.5rem;
  padding: 0 1rem;
  border-right: 1px solid rgba(255,255,255,0.14);
}
.trust-grid > div:last-child { border-right: 0; }
.stat { font-family: var(--font-head); font-size: 2.4rem; color: #fff; font-weight: 600; }
.stat-label {
  font-size: 0.72rem; text-transform: uppercase; letter-spacing: 0.16em;
  color: rgba(255,255,255,0.6);
}

/* ---------- Sections ---------- */
.section { padding: clamp(4rem, 8vw, 7rem) 0; }
.section-head { max-width: 720px; margin: 0 auto 3.5rem; text-align: center; }
.section-intro { color: var(--muted); font-size: 1.08rem; font-weight: 300; }

/* ---------- Service cards ---------- */
.cards {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  border-top: 1px solid var(--line);
  border-left: 1px solid var(--line);
}
.card {
  text-align: left;
  background: transparent;
  border-right: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
  padding: 2.2rem 2rem 2.4rem;
  transition: background 0.25s ease;
}
.card:hover { background: var(--cream); }
.card-num {
  display: block;
  font-family: var(--font-head);
  font-size: 0.95rem;
  color: var(--accent);
  letter-spacing: 0.1em;
  margin-bottom: 1rem;
}
.card h3 { color: var(--ink); font-weight: 600; margin-bottom: 0.5rem; }
.card p { color: var(--muted); margin: 0; font-size: 0.95rem; font-weight: 300; }
.card p em { color: var(--ink); font-style: italic; }

/* ---------- About ---------- */
.about { background: var(--cream); }
.about-grid {
  display: grid;
  grid-template-columns: 1fr 1.05fr;
  gap: 4rem;
  align-items: center;
}
.about-media img {
  width: 100%;
  object-fit: cover;
  aspect-ratio: 4 / 5;
  filter: grayscale(100%);
}
.about-copy .section-head { text-align: left; margin: 0 0 1.5rem; max-width: none; }
.about-copy p { color: var(--muted); font-weight: 300; }
.leadership {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 1.2rem;
  margin: 2rem 0 0;
}
.leader {
  display: flex;
  align-items: center;
  gap: 1rem;
  text-align: left;
  background: var(--paper);
  border: 1px solid var(--line);
  border-radius: 0;
  padding: 1.1rem 1.2rem;
  cursor: pointer;
  font-family: inherit;
  transition: border-color 0.2s ease, background 0.2s ease;
}
.leader:hover { border-color: var(--ink); }
.leader:focus-visible { outline: 2px solid var(--accent); outline-offset: 2px; }
.leader-avatar {
  flex: 0 0 auto;
  display: grid; place-items: center;
  width: 50px; height: 50px;
  border-radius: 50%;
  background: var(--ink);
  color: #fff;
  font-family: var(--font-head);
  font-weight: 700;
  font-size: 1rem;
}
.leader-avatar.lg { width: 64px; height: 64px; font-size: 1.25rem; }
.leader-text { display: flex; flex-direction: column; line-height: 1.35; }
.leader-name { font-family: var(--font-head); font-weight: 700; color: var(--ink); }
.leader-role { font-size: 0.82rem; color: var(--muted); }
.leader-link {
  font-size: 0.7rem; text-transform: uppercase; letter-spacing: 0.14em;
  color: var(--accent); font-weight: 600; margin-top: 0.3rem;
}

/* ---------- Bio modal ---------- */
.bio-modal { position: fixed; inset: 0; z-index: 100; display: grid; place-items: center; padding: 1.25rem; }
.bio-modal[hidden] { display: none; }
.bio-backdrop { position: absolute; inset: 0; background: rgba(10,12,16,0.7); animation: fade 0.2s ease; }
.bio-dialog {
  position: relative;
  background: var(--paper);
  border-radius: 0;
  max-width: 680px; width: 100%; max-height: 88vh; overflow-y: auto;
  padding: 2.5rem;
  box-shadow: 0 30px 80px -20px rgba(0,0,0,0.55);
  animation: pop 0.22s ease;
}
.bio-close {
  position: absolute; top: 1rem; right: 1rem;
  width: 40px; height: 40px;
  border: 1px solid var(--line); border-radius: 50%;
  background: transparent; color: var(--ink);
  font-size: 1.4rem; line-height: 1; cursor: pointer;
  transition: background 0.2s ease, color 0.2s ease;
}
.bio-close:hover { background: var(--ink); color: #fff; }
.bio-head { display: flex; align-items: center; gap: 1.2rem; padding-bottom: 1.2rem; margin-bottom: 1.2rem; border-bottom: 1px solid var(--line); }
.bio-head h3 { margin: 0; font-size: 1.6rem; }
.bio-role { margin: 0.25rem 0 0; color: var(--accent); font-weight: 600; font-size: 0.78rem; text-transform: uppercase; letter-spacing: 0.12em; }
.bio-body p { color: var(--muted); margin: 0 0 1rem; font-weight: 300; }
.bio-body strong { color: var(--ink); font-weight: 600; }
body.modal-open { overflow: hidden; }
@keyframes fade { from { opacity: 0; } to { opacity: 1; } }
@keyframes pop { from { opacity: 0; transform: translateY(12px); } to { opacity: 1; transform: none; } }

/* ---------- Why ---------- */
.why-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 0; }
.why-item {
  padding: 2rem 1.8rem;
  border-top: 2px solid var(--ink);
}
.why-item h3 { font-size: 1.15rem; font-weight: 600; }
.why-item p { color: var(--muted); margin: 0; font-size: 0.95rem; font-weight: 300; }

/* ---------- Recognition / Press ---------- */
.recognition { background: var(--cream); }
.press-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: 2.5rem; }
.press-card { display: flex; flex-direction: column; background: var(--paper); border: 1px solid var(--line); }
.press-img { display: block; background: var(--cream-2); border-bottom: 1px solid var(--line); max-height: 360px; overflow: hidden; }
.press-img img { width: 100%; height: 100%; object-fit: contain; object-position: top center; transition: transform 0.4s ease; }
.press-img:hover img { transform: scale(1.03); }
.press-body { padding: 1.8rem 2rem 2rem; }
.press-tag { display: inline-block; text-transform: uppercase; letter-spacing: 0.16em; font-size: 0.68rem; font-weight: 600; color: var(--accent); margin-bottom: 0.7rem; }
.press-body h3 { color: var(--ink); font-weight: 600; }
.press-body blockquote { margin: 0.9rem 0 0.7rem; padding-left: 1.1rem; border-left: 2px solid var(--accent); color: var(--ink); font-style: italic; font-family: var(--font-head); font-size: 1.05rem; }
.press-cite { color: var(--muted); font-size: 0.9rem; margin: 0 0 1.1rem; }
.press-link { font-weight: 600; color: var(--ink); text-transform: uppercase; letter-spacing: 0.14em; font-size: 0.74rem; border-bottom: 1px solid var(--accent); padding-bottom: 2px; }

/* ---------- Home value CTA ---------- */
.value-cta { background: var(--ink); color: #fff; }
.value-inner { display: flex; align-items: center; justify-content: space-between; gap: 2.5rem; padding: clamp(3rem, 6vw, 4.5rem) 0; flex-wrap: wrap; }
.value-inner h2 { color: #fff; margin-bottom: 0.5rem; }
.value-inner .eyebrow { color: var(--accent); }
.value-inner p { color: rgba(255,255,255,0.82); margin: 0; max-width: 480px; font-weight: 300; }
.value-actions { display: flex; gap: 1rem; flex-wrap: wrap; }

/* ---------- Listings ---------- */
.listings { background: var(--paper); }
.listing-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 2rem; }
.listing { background: var(--paper); overflow: hidden; border: 1px solid var(--line); transition: border-color 0.25s ease; }
.listing:hover { border-color: var(--ink); }
.listing-img { height: 260px; background-size: cover; background-position: center; filter: grayscale(100%); transition: filter 0.4s ease; }
.listing:hover .listing-img { filter: grayscale(0%); }
.listing-body { padding: 1.5rem 1.6rem 1.8rem; }
.listing-body h3 { color: var(--ink); font-weight: 600; }
.listing-body p { color: var(--muted); margin: 0; font-weight: 300; }

/* ---------- Portfolio ---------- */
.portfolio { background: var(--cream); }
.building-grid { list-style: none; margin: 0; padding: 0; display: grid; grid-template-columns: repeat(2, 1fr); gap: 0; }
.building {
  display: flex; align-items: center; gap: 1rem;
  background: transparent;
  border-bottom: 1px solid var(--line);
  padding: 1.2rem 1.4rem;
  transition: background 0.2s ease;
}
.building:hover { background: var(--paper); }
.building:nth-child(odd) { border-right: 1px solid var(--line); }
.building.is-office { background: var(--ink); }
.building.is-office .building-addr { color: #fff; }
.building.is-office .building-city { color: rgba(255,255,255,0.7); }
.building-pin { font-size: 0.9rem; color: var(--accent); line-height: 1; }
.building.is-office .building-pin { color: var(--accent); }
.building-body { display: flex; flex-direction: column; line-height: 1.4; flex: 1 1 auto; }
.building-addr { font-weight: 600; color: var(--ink); font-family: var(--font-head); }
.building-city { font-size: 0.86rem; color: var(--muted); }
.building-flag { margin-top: 0.25rem; font-size: 0.66rem; text-transform: uppercase; letter-spacing: 0.16em; font-weight: 700; color: var(--accent); }
.building-map { flex: 0 0 auto; font-size: 0.7rem; text-transform: uppercase; letter-spacing: 0.12em; font-weight: 600; color: var(--accent); white-space: nowrap; }
.building.is-office .building-map { color: #fff; }
.portfolio-note { text-align: center; color: var(--muted); margin: 2.5rem 0 0; font-weight: 300; }

/* ---------- Contact ---------- */
.contact-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 4rem; align-items: start; }
.contact-info .section-head { text-align: left; margin: 0 0 1.2rem; max-width: none; }
.contact-info > p { color: var(--muted); font-weight: 300; }
.contact-list { list-style: none; padding: 0; margin: 1.8rem 0; }
.contact-list li { display: flex; align-items: baseline; gap: 1.2rem; padding: 0.9rem 0; border-bottom: 1px solid var(--line); }
.ci-label { flex: 0 0 70px; text-transform: uppercase; font-size: 0.68rem; letter-spacing: 0.16em; color: var(--accent); font-weight: 600; }
.contact-list a, .contact-list span:not(.ci-label) { color: var(--ink); font-weight: 500; }
.contact-list a:hover { color: var(--accent); }
.contact-form { background: var(--cream); border: 1px solid var(--line); border-radius: 0; padding: 2.2rem; }
.contact-form h3 { color: var(--ink); margin-bottom: 1.3rem; font-weight: 600; }
.contact-form label { display: block; font-size: 0.7rem; text-transform: uppercase; letter-spacing: 0.12em; font-weight: 600; color: var(--ink); margin-bottom: 1.1rem; }
.contact-form input, .contact-form textarea {
  width: 100%; margin-top: 0.5rem;
  padding: 0.8rem 0.9rem;
  border: 1px solid var(--line); border-radius: 0;
  font-family: inherit; font-size: 0.95rem; font-weight: 400;
  background: var(--paper); color: var(--ink);
}
.contact-form input:focus, .contact-form textarea:focus { outline: none; border-color: var(--ink); }
.form-note { font-size: 0.85rem; color: var(--muted); margin: 1rem 0 0; text-align: center; font-weight: 300; }

/* ---------- Page hero (interior pages) ---------- */
.page-hero {
  position: relative;
  color: #fff;
  min-height: 58vh;
  display: flex;
  align-items: flex-end;
  overflow: hidden;
}
.page-hero::before {
  content: "";
  position: absolute; inset: 0; z-index: 0;
  background: url("../img/harbor-view.jpg") center/cover no-repeat;
  filter: grayscale(100%) contrast(1.05);
}
.page-hero-overlay {
  position: absolute; inset: 0; z-index: 1;
  background: linear-gradient(180deg, rgba(10,12,16,0.5) 0%, rgba(10,12,16,0.78) 100%);
}
.page-hero-content { position: relative; z-index: 2; padding: 9rem 0 4rem; max-width: 820px; }
.page-hero .eyebrow { color: rgba(255,255,255,0.85); }
.page-hero h1 { color: #fff; font-weight: 500; font-size: clamp(2.6rem, 5.5vw, 4.6rem); line-height: 1.05; margin-bottom: 1rem; }
.page-hero-lead { font-size: 1.15rem; color: rgba(255,255,255,0.9); font-weight: 300; max-width: 620px; margin: 0; }
.page-hero-actions { display: flex; flex-wrap: wrap; gap: 1rem; margin-top: 1.8rem; }

/* ---------- Prose + people (About page) ---------- */
.prose { max-width: 760px; margin: 0 auto; }
.prose p { color: var(--muted); font-weight: 300; font-size: 1.1rem; margin: 0 0 1.3rem; }
.about-people { background: var(--cream); }
.person { max-width: 880px; margin: 0 auto; padding: 2.6rem 0; border-top: 1px solid var(--line); }
.person:first-of-type { border-top: 0; padding-top: 0.5rem; }
.person-head { display: flex; align-items: center; gap: 1.2rem; margin-bottom: 1.5rem; }
.person-head h3 { margin: 0; font-size: 1.8rem; font-weight: 500; }
.person-body p { color: var(--muted); font-weight: 300; margin: 0 0 1.1rem; }
.person-body p:last-child { margin-bottom: 0; }
.person-body strong { color: var(--ink); font-weight: 600; }

/* About teaser (home) */
.about-actions { margin-top: 1.8rem; }

/* Interior page hero — shorter variant */
.page-hero--short { min-height: 46vh; }

/* Prose extras (Resources/guide pages) */
.prose h3 { font-size: 1.55rem; font-weight: 600; color: var(--ink); margin: 2.4rem 0 0.6rem; }
.prose h3:first-child { margin-top: 0; }
.prose ul { margin: 0 0 1.4rem; padding-left: 1.2rem; color: var(--muted); font-weight: 300; font-size: 1.05rem; }
.prose li { margin-bottom: 0.6rem; }
.prose strong { color: var(--ink); font-weight: 600; }
.prose a:not(.btn) { color: var(--ink); border-bottom: 1px solid var(--accent); }
.prose-cta { margin-top: 2.2rem; }

/* Resources quick-index */
.resources-index { padding-bottom: 0; }
.res-links { display: grid; grid-template-columns: repeat(2, 1fr); gap: 0; border-top: 1px solid var(--line); border-left: 1px solid var(--line); max-width: 880px; margin: 0 auto; }
.res-link { display: flex; align-items: flex-start; gap: 1rem; padding: 1.8rem 1.8rem; border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); transition: background 0.25s ease; }
.res-link:hover { background: var(--cream); color: var(--ink); }
.res-num { font-family: var(--font-head); font-size: 1.3rem; color: var(--accent); line-height: 1; }
.res-link-text { display: flex; flex-direction: column; gap: 0.25rem; }
.res-link-text strong { font-family: var(--font-head); font-size: 1.3rem; font-weight: 600; color: var(--ink); }
.res-link-text span { color: var(--muted); font-size: 0.95rem; font-weight: 300; }

/* Article link rows (Articles page) */
.article-links { display: flex; flex-wrap: wrap; gap: 1.4rem; }

/* Interior page hero — shorter variant (end) */

/* ---------- Footer ---------- */
.site-footer { background: var(--ink); color: rgba(255,255,255,0.75); }
.footer-grid { display: grid; grid-template-columns: 1.4fr 1.2fr 0.8fr; gap: 3rem; padding: 4rem 0 2.5rem; }
.footer-brand { display: flex; align-items: center; margin-bottom: 1.4rem; }
.footer-logo { height: 56px; width: auto; display: block; }
.footer-tag { color: rgba(255,255,255,0.6); font-size: 0.78rem; text-transform: uppercase; letter-spacing: 0.1em; margin: 0; line-height: 1.9; }
.footer-contact p { margin: 0 0 0.6rem; font-size: 0.95rem; font-weight: 300; }
.footer-contact a { color: #fff; }
.footer-contact a:hover { color: var(--accent); }
.footer-nav { display: flex; flex-direction: column; gap: 0.7rem; }
.footer-nav a { color: rgba(255,255,255,0.75); font-weight: 500; font-size: 0.76rem; text-transform: uppercase; letter-spacing: 0.14em; }
.footer-nav a:hover { color: #fff; }
.footer-bottom { border-top: 1px solid rgba(255,255,255,0.14); padding: 1.5rem 0; }
.footer-bottom .container { display: flex; justify-content: space-between; flex-wrap: wrap; gap: 0.5rem; }
.footer-bottom p { margin: 0; font-size: 0.74rem; color: rgba(255,255,255,0.5); text-transform: uppercase; letter-spacing: 0.08em; }

/* ---------- Scroll-reveal animation ---------- */
.reveal {
  opacity: 0;
  transform: translateY(26px);
  transition: opacity 0.9s cubic-bezier(0.22, 1, 0.36, 1), transform 0.9s cubic-bezier(0.22, 1, 0.36, 1);
  will-change: opacity, transform;
}
.reveal.is-visible { opacity: 1; transform: none; }

/* ---------- Featured listing ---------- */
.feature-listing { background: var(--paper); }
.fl-card {
  display: grid;
  grid-template-columns: 1.15fr 1fr;
  border: 1px solid var(--line);
  background: var(--paper);
}
.fl-media {
  position: relative;
  min-height: 480px;
  background: var(--cream-2);
  background-size: cover;
  background-position: center;
  overflow: hidden;
}
.fl-body { padding: clamp(2rem, 4vw, 3.4rem); display: flex; flex-direction: column; justify-content: center; }
.fl-loc { text-transform: uppercase; letter-spacing: 0.2em; font-size: 0.72rem; font-weight: 600; color: var(--accent); margin: 0 0 0.8rem; }
.fl-addr { font-size: clamp(1.7rem, 3vw, 2.4rem); font-weight: 500; margin: 0 0 0.3rem; }
.fl-price { font-family: var(--font-head); font-size: 1.6rem; font-weight: 600; color: var(--ink); margin: 0 0 0.6rem; }
.fl-sub { color: var(--muted); margin: 0 0 1.5rem; font-weight: 300; }
.fl-sub em { font-style: italic; color: var(--ink); }
.fl-stats { list-style: none; display: flex; flex-wrap: wrap; gap: 0; margin: 0 0 1.6rem; padding: 1.2rem 0; border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.fl-stats li { padding-right: 2rem; margin-right: 2rem; border-right: 1px solid var(--line); }
.fl-stats li:last-child { border-right: 0; margin-right: 0; padding-right: 0; }
.fl-stats .fl-num { display: block; font-family: var(--font-head); font-size: 1.6rem; color: var(--ink); }
.fl-stats .fl-lab { font-size: 0.68rem; text-transform: uppercase; letter-spacing: 0.14em; color: var(--muted); }
.fl-desc { color: var(--muted); font-weight: 300; margin: 0 0 1.8rem; }
.fl-actions { display: flex; flex-wrap: wrap; gap: 1rem; }
.btn-dark { background: var(--ink); color: #fff; border-color: var(--ink); }
.btn-dark:hover { background: transparent; color: var(--ink); }
.btn-dark-ghost { background: transparent; color: var(--ink); border-color: var(--ink); }
.btn-dark-ghost:hover { background: var(--ink); color: #fff; }

/* Listing photo gallery */
.fl-gallery {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 1px;
  margin-top: 1px;
  background: var(--line);
  border: 1px solid var(--line);
}
.fl-shot {
  display: block;
  width: 100%;
  aspect-ratio: 4 / 3;
  background-size: cover;
  background-position: center;
  background-color: var(--cream-2);
  border: 0;
  padding: 0;
  margin: 0;
  cursor: pointer;
  transition: transform 0.4s ease, opacity 0.3s ease;
}
.fl-shot:hover { opacity: 0.92; }
.fl-shot:focus-visible { outline: 2px solid var(--accent); outline-offset: 2px; }

/* ---------- Dedicated listing page ---------- */
.listing-hero {
  position: relative;
  color: #fff;
  min-height: 74vh;
  display: flex;
  align-items: flex-end;
  background-size: cover;
  background-position: center;
  overflow: hidden;
}
.listing-hero-overlay {
  position: absolute; inset: 0;
  background: linear-gradient(180deg, rgba(10,12,16,0.5) 0%, rgba(10,12,16,0.18) 38%, rgba(10,12,16,0.82) 100%);
}
.listing-hero-content { position: relative; z-index: 2; padding: 9rem 0 3.5rem; }
.listing-hero .eyebrow { color: rgba(255,255,255,0.9); }
.listing-hero h1 {
  color: #fff; font-weight: 500;
  font-size: clamp(2.2rem, 4.5vw, 3.8rem);
  margin-bottom: 0.5rem;
  text-shadow: 0 2px 26px rgba(0,0,0,0.45);
}
.listing-hero-price {
  font-family: var(--font-head); font-size: 1.9rem; color: #fff; margin: 0;
  text-shadow: 0 2px 18px rgba(0,0,0,0.5);
}
.listing-detail { max-width: 820px; margin: 0 auto; text-align: center; }
.listing-stats { justify-content: center; margin: 0 auto 2.2rem; }
.listing-detail .prose { text-align: left; }
.prose .lead { font-size: 1.3rem; color: var(--ink); font-weight: 400; }
.listing-detail .fl-actions { justify-content: center; margin-top: 2.2rem; }
.fl-gallery--page {
  display: flex;
  flex-wrap: wrap;
  justify-content: center;
  gap: 10px;
  background: none;
  border: 0;
  margin: 1px auto 0;
  max-width: 1000px;
}
.fl-gallery--page .fl-shot { flex: 0 0 calc((100% - 20px) / 3); }
.gallery-hint { text-align: center; color: var(--muted); font-size: 0.9rem; margin-top: 1.1rem; }

/* ---------- Photo lightbox / carousel ---------- */
.lightbox { position: fixed; inset: 0; z-index: 200; display: grid; place-items: center; padding: 1.5rem; }
.lightbox[hidden] { display: none; }
.lightbox-backdrop { position: absolute; inset: 0; background: rgba(8,9,12,0.93); animation: fade 0.2s ease; cursor: zoom-out; }
.lightbox-stage {
  position: relative; z-index: 2;
  display: flex; flex-direction: column; align-items: center;
  max-width: 1100px; width: 100%;
  animation: pop 0.25s ease;
}
.lightbox-img {
  max-width: 100%; max-height: 80vh;
  object-fit: contain;
  background: var(--cream-2);
  box-shadow: 0 24px 70px rgba(0,0,0,0.55);
}
.lightbox-counter {
  color: rgba(255,255,255,0.78);
  font-family: var(--font-body);
  font-size: 0.78rem; letter-spacing: 0.14em; text-transform: uppercase;
  margin: 1.1rem 0 0;
}
.lightbox-btn {
  position: absolute; z-index: 3;
  display: grid; place-items: center;
  width: 3rem; height: 3rem;
  border: 1px solid rgba(255,255,255,0.35);
  background: rgba(20,19,15,0.45);
  color: #fff; cursor: pointer;
  border-radius: 50%;
  font-size: 1.7rem; line-height: 1;
  -webkit-backdrop-filter: blur(4px); backdrop-filter: blur(4px);
  transition: background 0.25s ease, border-color 0.25s ease, transform 0.2s ease;
}
.lightbox-btn:hover { background: var(--accent); border-color: var(--accent); }
.lightbox-prev { left: -1.4rem; top: 50%; transform: translateY(-50%); }
.lightbox-next { right: -1.4rem; top: 50%; transform: translateY(-50%); }
.lightbox-prev:hover { transform: translateY(-50%) scale(1.06); }
.lightbox-next:hover { transform: translateY(-50%) scale(1.06); }
.lightbox-close { top: -3.6rem; right: 0; width: 2.7rem; height: 2.7rem; font-size: 1.6rem; }
@media (max-width: 720px) {
  .lightbox-prev { left: 0.35rem; }
  .lightbox-next { right: 0.35rem; }
  .lightbox-close { top: -3.1rem; right: 0.35rem; }
}

/* ---------- Subtle animated sheen on dark CTA ---------- */
.value-cta { position: relative; overflow: hidden; }
.value-cta::after {
  content: "";
  position: absolute; top: -50%; left: -30%;
  width: 60%; height: 200%;
  background: linear-gradient(100deg, transparent, rgba(255,255,255,0.05), transparent);
  transform: skewX(-18deg);
  animation: sheen 9s ease-in-out infinite;
  pointer-events: none;
}
@keyframes sheen { 0%, 100% { left: -40%; } 50% { left: 120%; } }
.value-inner { position: relative; z-index: 1; }

/* ---------- Reduced motion ---------- */
@media (prefers-reduced-motion: reduce) {
  .reveal { opacity: 1; transform: none; transition: none; }
  .hero::before { animation: none; }
  .value-cta::after { animation: none; display: none; }
  html { scroll-behavior: auto; }
}

/* ---------- Responsive ---------- */
@media (max-width: 980px) {
  .nav-toggle { display: flex; }
  .site-nav {
    position: absolute; top: 100%; left: 0; right: 0;
    flex-direction: column; align-items: flex-start; gap: 0;
    background: rgba(255,255,255,0.98);
    backdrop-filter: blur(8px);
    border-bottom: 1px solid var(--line);
    padding: 0.5rem 1.5rem 1.5rem;
    box-shadow: 0 20px 40px -24px rgba(0,0,0,0.4);
    display: none;
  }
  .site-nav.open { display: flex; }
  .site-nav a { width: 100%; padding: 0.9rem 0; border-bottom: 1px solid var(--line-soft); color: var(--ink); }
  .site-nav a:hover { color: var(--accent); }
  .site-nav a.nav-cta { border: 1px solid var(--ink); color: var(--ink); margin-top: 0.8rem; text-align: center; }

  .cards { grid-template-columns: repeat(2, 1fr); }
  .why-grid { grid-template-columns: repeat(2, 1fr); }
  .trust-grid { grid-template-columns: repeat(2, 1fr); gap: 2rem 0; }
  .trust-grid > div:nth-child(2) { border-right: 0; }
  .about-grid, .contact-grid { grid-template-columns: 1fr; gap: 2.5rem; }
  .press-grid { grid-template-columns: 1fr; }
  .listing-grid { grid-template-columns: repeat(2, 1fr); }
  .value-inner { flex-direction: column; align-items: flex-start; }
  .footer-grid { grid-template-columns: 1fr; gap: 2rem; }
  .fl-card { grid-template-columns: 1fr; }
  .fl-media { min-height: 300px; }
}

@media (max-width: 580px) {
  .cards { grid-template-columns: 1fr; }
  .listing-grid, .why-grid, .leadership, .building-grid, .res-links { grid-template-columns: 1fr; }
  .fl-gallery { grid-template-columns: repeat(2, 1fr); }
  .fl-gallery--page .fl-shot { flex: 0 0 calc((100% - 10px) / 2); }
  .building:nth-child(odd) { border-right: 0; }
  .why-item { border-top: 2px solid var(--ink); }
  .bio-dialog { padding: 1.5rem; }
  .press-img { max-height: 280px; }
  .hero-content { padding: 7rem 0 4rem; }
  .brand-logo, .site-header.scrolled .brand-logo { height: 34px; }
  .footer-logo { height: 46px; }
}