/* ═══════════════════════════════════════════
   ANDY TA ESTATES — LUXURY REAL ESTATE
   Design: Navy · Gold · Cream
═══════════════════════════════════════════ */

/* ─── RESET & TOKENS ─────────────────────── */
*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }

:root {
  --navy:       #0b1628;
  --navy-mid:   #152238;
  --navy-light: #1e3052;
  --gold:       #c9a96e;
  --gold-light: #dfc08e;
  --gold-dark:  #a8854a;
  --cream:      #f8f5f0;
  --cream-dark: #ede9e2;
  --white:      #ffffff;
  --text:       #1a1a2e;
  --text-mid:   #4a4a5a;
  --text-light: #8a8a9a;

  --font-serif: 'Cormorant Garamond', Georgia, serif;
  --font-sans:  'Jost', system-ui, sans-serif;

  --max-w: 1240px;
  --radius: 2px;
  --radius-lg: 6px;
  --transition: 0.35s cubic-bezier(0.25, 0.46, 0.45, 0.94);
}

html { scroll-behavior: smooth; font-size: 16px; }

body {
  font-family: var(--font-sans);
  color: var(--text);
  background: var(--white);
  overflow-x: hidden;
  -webkit-font-smoothing: antialiased;
}

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


/* ─── SHARED UTILITIES ───────────────────── */
.section-eyebrow {
  font-family: var(--font-sans);
  font-size: 0.7rem;
  font-weight: 600;
  letter-spacing: 0.25em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 0.75rem;
}
.section-eyebrow--gold { color: var(--gold); }

.section-title {
  font-family: var(--font-serif);
  font-size: clamp(2rem, 4vw, 3.2rem);
  font-weight: 400;
  line-height: 1.15;
  color: var(--navy);
  margin-bottom: 1rem;
}
.section-title--light { color: var(--cream); }

.section-sub {
  font-size: 1rem;
  color: var(--text-mid);
  max-width: 520px;
  line-height: 1.7;
  margin-left: auto;
  margin-right: auto;
}

.section-header {
  text-align: center;
  max-width: 600px;
  margin: 0 auto 3.5rem;
}
.section-header--light { color: var(--cream); }

.btn {
  display: inline-flex;
  align-items: center;
  gap: 0.5rem;
  padding: 0.9rem 2.2rem;
  font-family: var(--font-sans);
  font-size: 0.78rem;
  font-weight: 600;
  letter-spacing: 0.15em;
  text-transform: uppercase;
  border-radius: var(--radius);
  transition: var(--transition);
  white-space: nowrap;
}

.btn-gold {
  background: var(--gold);
  color: var(--navy);
  border: 1px solid var(--gold);
}
.btn-gold:hover {
  background: var(--gold-light);
  border-color: var(--gold-light);
  transform: translateY(-1px);
  box-shadow: 0 8px 24px rgba(201, 169, 110, 0.35);
}

.btn-ghost {
  background: transparent;
  color: var(--white);
  border: 1px solid rgba(255,255,255,0.55);
}
.btn-ghost:hover {
  background: rgba(255,255,255,0.1);
  border-color: var(--white);
}

.btn-outline {
  background: transparent;
  color: var(--navy);
  border: 1px solid var(--navy);
}
.btn-outline:hover {
  background: var(--navy);
  color: var(--white);
}

.btn-full { width: 100%; justify-content: center; }


/* ─── NAVIGATION ─────────────────────────── */
.nav-header {
  position: fixed;
  top: 0; left: 0; right: 0;
  z-index: 1000;
  padding: 0 2rem;
  height: 72px;
  display: flex;
  align-items: center;
  transition: background var(--transition), box-shadow var(--transition);
  background: transparent;
}

.nav-header.scrolled {
  background: rgba(11, 22, 40, 0.97);
  box-shadow: 0 1px 0 rgba(255,255,255,0.06);
  backdrop-filter: blur(12px);
}

.nav-inner {
  width: 100%;
  max-width: var(--max-w);
  margin: 0 auto;
  display: flex;
  align-items: center;
  justify-content: space-between;
}

.nav-logo {
  display: flex;
  align-items: center;
  gap: 0.9rem;
}
.nav-logo-img {
  height: 44px;
  width: auto;
  object-fit: contain;
  display: block;
}

.logo-mark {
  width: 38px; height: 38px;
  border: 1px solid var(--gold);
  display: flex; align-items: center; justify-content: center;
  font-family: var(--font-serif);
  font-size: 1.1rem;
  font-weight: 500;
  color: var(--gold);
  letter-spacing: 0.05em;
  flex-shrink: 0;
}
.logo-mark--sm { width: 32px; height: 32px; font-size: 0.9rem; }

.logo-text {
  font-family: var(--font-sans);
  font-size: 0.65rem;
  font-weight: 600;
  letter-spacing: 0.22em;
  color: var(--white);
  text-transform: uppercase;
}

.nav-links {
  display: flex;
  align-items: center;
  gap: 2.5rem;
}

.nav-link {
  font-size: 0.72rem;
  font-weight: 500;
  letter-spacing: 0.15em;
  text-transform: uppercase;
  color: rgba(255,255,255,0.8);
  position: relative;
  padding-bottom: 2px;
  transition: color var(--transition);
}
.nav-link::after {
  content: '';
  position: absolute;
  bottom: -2px; left: 0;
  width: 0; height: 1px;
  background: var(--gold);
  transition: width var(--transition);
}
.nav-link:hover { color: var(--white); }
.nav-link:hover::after { width: 100%; }

.nav-cta {
  display: flex;
  align-items: center;
  gap: 0.4rem;
  padding: 0.55rem 1.2rem;
  font-size: 0.72rem;
  font-weight: 600;
  letter-spacing: 0.1em;
  color: var(--gold);
  border: 1px solid rgba(201,169,110,0.4);
  border-radius: var(--radius);
  transition: var(--transition);
}
.nav-cta:hover {
  background: var(--gold);
  color: var(--navy);
  border-color: var(--gold);
}

/* ─── NAV RIGHT CLUSTER ──────────────────── */
.nav-right {
  display: flex;
  align-items: center;
  gap: 1.5rem;
}

/* ─── MENU TRIGGER BUTTON ────────────────── */
.menu-trigger {
  display: flex;
  align-items: center;
  gap: 0.7rem;
  background: none;
  border: none;
  cursor: pointer;
  color: var(--white);
  padding: 0.25rem 0;
}
.menu-trigger-label {
  font-family: var(--font-sans);
  font-size: 0.68rem;
  font-weight: 600;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: rgba(255,255,255,0.85);
  transition: color 0.2s;
}
.menu-trigger:hover .menu-trigger-label { color: var(--white); }
.menu-trigger-bars {
  display: flex;
  flex-direction: column;
  gap: 5px;
  width: 22px;
}
.menu-trigger-bars span {
  display: block;
  height: 1.5px;
  background: var(--white);
  transition: width 0.3s ease;
}
.menu-trigger-bars span:nth-child(3) { width: 14px; }
.menu-trigger:hover .menu-trigger-bars span:nth-child(3) { width: 22px; }

/* ─── OVERLAY MENU ───────────────────────── */
.overlay-menu {
  position: fixed;
  inset: 0;
  z-index: 2000;
  background: var(--navy);
  display: flex;
  flex-direction: column;
  justify-content: center;
  padding: 6rem 8vw 4rem;
  opacity: 0;
  visibility: hidden;
  transition: opacity 0.45s ease, visibility 0.45s ease;
}
.overlay-menu.open {
  opacity: 1;
  visibility: visible;
}

.overlay-close {
  position: absolute;
  top: 1.8rem;
  right: 2rem;
  width: 44px;
  height: 44px;
  background: none;
  border: none;
  cursor: pointer;
  display: flex;
  align-items: center;
  justify-content: center;
}
.overlay-close span {
  position: absolute;
  width: 22px;
  height: 1.5px;
  background: rgba(255,255,255,0.7);
  transition: background 0.2s;
}
.overlay-close span:first-child { transform: rotate(45deg); }
.overlay-close span:last-child  { transform: rotate(-45deg); }
.overlay-close:hover span { background: var(--white); }

.overlay-nav {
  display: flex;
  flex-direction: column;
}
.overlay-link {
  display: flex;
  align-items: baseline;
  gap: 1.2rem;
  text-decoration: none;
  padding: 0.9rem 0;
  border-bottom: 1px solid rgba(255,255,255,0.07);
  transform: translateY(40px);
  opacity: 0;
  transition: transform 0.55s cubic-bezier(0.22,1,0.36,1),
              opacity 0.55s ease;
}
.overlay-menu.open .overlay-link { transform: translateY(0); opacity: 1; }
.overlay-menu.open .overlay-link:nth-child(1) { transition-delay: 0.07s; }
.overlay-menu.open .overlay-link:nth-child(2) { transition-delay: 0.13s; }
.overlay-menu.open .overlay-link:nth-child(3) { transition-delay: 0.19s; }
.overlay-menu.open .overlay-link:nth-child(4) { transition-delay: 0.25s; }
.overlay-menu.open .overlay-link:nth-child(5) { transition-delay: 0.31s; }

.overlay-num {
  font-family: var(--font-sans);
  font-size: 0.65rem;
  font-weight: 600;
  letter-spacing: 0.15em;
  color: var(--gold);
  width: 28px;
  flex-shrink: 0;
}
.overlay-text {
  font-family: var(--font-serif);
  font-size: clamp(2.6rem, 6.5vw, 5rem);
  font-weight: 300;
  color: rgba(255,255,255,0.88);
  line-height: 1;
  transition: color 0.25s;
}
.overlay-link:hover .overlay-text { color: var(--gold); }

.overlay-footer {
  display: flex;
  align-items: center;
  gap: 1rem;
  margin-top: 3rem;
  opacity: 0;
  transform: translateY(20px);
  transition: opacity 0.5s ease 0.42s, transform 0.5s ease 0.42s;
}
.overlay-menu.open .overlay-footer { opacity: 1; transform: translateY(0); }
.overlay-phone {
  font-family: var(--font-sans);
  font-size: 0.82rem;
  color: rgba(255,255,255,0.38);
  text-decoration: none;
  letter-spacing: 0.05em;
  transition: color 0.2s;
}
.overlay-phone:hover { color: rgba(255,255,255,0.75); }
.overlay-footer-sep { color: rgba(255,255,255,0.18); font-size: 0.8rem; }


/* ─── HERO ───────────────────────────────── */
.hero {
  position: relative;
  height: 100vh;
  min-height: 640px;
  display: flex;
  align-items: center;
  justify-content: center;
  overflow: hidden;
}

.hero-bg {
  position: absolute;
  inset: 0;
}
/* ── Hero Slideshow ── */
.hero-slides {
  position: absolute;
  inset: 0;
  overflow: hidden;
}

.hero-slide {
  position: absolute;
  inset: 0;
  opacity: 0;
  transition: opacity 1.6s ease-in-out;
}

.hero-slide.active {
  opacity: 1;
}

.hero-slide-img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center 30%;
  will-change: transform;
}

/* Ken Burns variants — each slide gets its own motion */
@keyframes kenBurns1 {
  from { transform: scale(1.12) translate(1.5%, 1%); }
  to   { transform: scale(1.0)  translate(0%,   0%); }
}
@keyframes kenBurns2 {
  from { transform: scale(1.0)  translate(-1%, 0%);  }
  to   { transform: scale(1.12) translate(1%,  -1%); }
}
@keyframes kenBurns3 {
  from { transform: scale(1.06) translate(0.5%, 1.5%); }
  to   { transform: scale(1.0)  translate(-0.5%, 0%);  }
}

/* Property label overlay */
.hero-prop-label {
  position: absolute;
  bottom: 88px;
  left: 50px;
  z-index: 3;
  opacity: 0;
  transform: translateY(12px);
  transition: opacity 0.9s ease, transform 0.9s ease;
  pointer-events: none;
}

.hero-prop-label.visible {
  opacity: 1;
  transform: translateY(0);
}

.hero-prop-address {
  display: block;
  font-family: var(--font-serif);
  font-size: 1.05rem;
  font-weight: 400;
  color: var(--cream);
  letter-spacing: 0.08em;
}

.hero-prop-sep {
  color: var(--gold);
  margin: 0 0.4em;
  font-style: normal;
}

.hero-prop-price {
  display: block;
  font-family: var(--font-sans);
  font-size: 0.7rem;
  font-weight: 500;
  color: var(--gold);
  letter-spacing: 0.28em;
  text-transform: uppercase;
  margin-top: 5px;
}

/* Slide progress bar */
.hero-progress {
  position: absolute;
  bottom: 0;
  left: 0;
  height: 2px;
  background: var(--gold);
  width: 0%;
  z-index: 4;
  transition: none;
}

.hero-progress.running {
  transition: width 6.5s linear;
  width: 100%;
}
.hero-overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(
    160deg,
    rgba(11,22,40,0.78) 0%,
    rgba(11,22,40,0.55) 50%,
    rgba(11,22,40,0.72) 100%
  );
}

.hero-content {
  position: relative;
  z-index: 2;
  text-align: center;
  padding: 0 1.5rem;
  max-width: 800px;
  animation: heroFade 1s 0.3s both;
}
@keyframes heroFade {
  from { opacity: 0; transform: translateY(24px); }
  to   { opacity: 1; transform: translateY(0); }
}

.hero-eyebrow {
  font-family: var(--font-sans);
  font-size: 0.7rem;
  font-weight: 600;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 1.5rem;
}

.hero-headline {
  font-family: var(--font-serif);
  font-size: clamp(3rem, 7vw, 5.5rem);
  font-weight: 300;
  line-height: 1.08;
  color: var(--white);
  margin-bottom: 1.5rem;
  letter-spacing: -0.01em;
}
.hero-headline em {
  font-style: italic;
  color: var(--gold-light);
}

.hero-sub {
  font-size: 0.8rem;
  font-weight: 400;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: rgba(255,255,255,0.6);
  margin-bottom: 2.8rem;
}

.hero-actions {
  display: flex;
  gap: 1rem;
  justify-content: center;
  flex-wrap: wrap;
}

.hero-scroll {
  position: absolute;
  bottom: 2.5rem;
  left: 50%;
  transform: translateX(-50%);
  z-index: 2;
  display: flex;
  flex-direction: column;
  align-items: center;
}
.scroll-line {
  display: block;
  width: 1px;
  height: 50px;
  background: linear-gradient(to bottom, rgba(255,255,255,0.6), transparent);
  animation: scrollPulse 2s ease-in-out infinite;
}
@keyframes scrollPulse {
  0%, 100% { opacity: 0.4; transform: scaleY(1); }
  50%       { opacity: 1;   transform: scaleY(1.1); }
}


/* ─── STATS ──────────────────────────────── */
.stats {
  background: var(--navy);
  padding: 3.5rem 2rem;
}
.stats-inner {
  max-width: var(--max-w);
  margin: 0 auto;
  display: flex;
  align-items: center;
  justify-content: center;
  gap: 0;
  flex-wrap: wrap;
}
.stat-item {
  display: flex;
  flex-direction: column;
  align-items: center;
  padding: 1.5rem 3.5rem;
  position: relative;
}
.stat-value {
  display: flex;
  align-items: baseline;
}
.stat-number {
  font-family: var(--font-serif);
  font-size: clamp(2.5rem, 5vw, 3.8rem);
  font-weight: 300;
  color: var(--white);
  line-height: 1;
}
.stat-prefix, .stat-plus {
  font-family: var(--font-serif);
  font-size: clamp(1.5rem, 3vw, 2.2rem);
  color: var(--gold);
  font-weight: 300;
}
.stat-label {
  font-size: 0.68rem;
  font-weight: 600;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: rgba(255,255,255,0.45);
  margin-top: 0.6rem;
}
.stat-divider {
  width: 1px;
  height: 50px;
  background: rgba(255,255,255,0.1);
}


/* ─── LISTINGS ───────────────────────────── */
.listings {
  padding: 7rem 2rem;
  background: var(--cream);
}

.filter-bar {
  display: flex;
  justify-content: center;
  gap: 0.5rem;
  margin-bottom: 3.5rem;
  flex-wrap: wrap;
}
.filter-btn {
  padding: 0.55rem 1.5rem;
  font-size: 0.7rem;
  font-weight: 600;
  letter-spacing: 0.15em;
  text-transform: uppercase;
  border: 1px solid #ccc;
  color: var(--text-mid);
  border-radius: 100px;
  transition: var(--transition);
  background: var(--white);
}
.filter-btn:hover {
  border-color: var(--navy);
  color: var(--navy);
}
.filter-btn.active {
  background: var(--navy);
  border-color: var(--navy);
  color: var(--white);
}

.listings-grid {
  display: grid;
  grid-template-columns: repeat(auto-fill, minmax(340px, 1fr));
  gap: 2rem;
  max-width: var(--max-w);
  margin: 0 auto;
}

.listing-card {
  background: var(--white);
  border-radius: var(--radius-lg);
  overflow: hidden;
  box-shadow: 0 2px 16px rgba(0,0,0,0.06);
  transition: var(--transition);
}
.listing-card:hover {
  transform: translateY(-4px);
  box-shadow: 0 12px 40px rgba(0,0,0,0.12);
}
.listing-card.hidden { display: none; }

.card-img-wrap {
  position: relative;
  height: 230px;
  overflow: hidden;
}
.card-img-wrap img {
  width: 100%; height: 100%;
  object-fit: cover;
  transition: transform 0.6s var(--transition);
}
.listing-card:hover .card-img-wrap img {
  transform: scale(1.05);
}

.card-badge {
  position: absolute;
  top: 1rem; left: 1rem;
  font-size: 0.65rem;
  font-weight: 700;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  padding: 0.3rem 0.8rem;
  border-radius: 2px;
}
.card-badge.sold   { background: var(--navy); color: var(--white); }
.card-badge.leased { background: var(--gold); color: var(--navy); }
.card-badge.for-sale { background: #1a7a4a; color: var(--white); }

.card-overlay {
  position: absolute;
  inset: 0;
  background: rgba(11,22,40,0.5);
  display: flex;
  align-items: center;
  justify-content: center;
  opacity: 0;
  transition: opacity var(--transition);
}
.listing-card:hover .card-overlay { opacity: 1; }
.card-overlay-btn {
  padding: 0.65rem 1.8rem;
  border: 1px solid var(--white);
  color: var(--white);
  font-size: 0.72rem;
  font-weight: 600;
  letter-spacing: 0.15em;
  text-transform: uppercase;
  border-radius: var(--radius);
  transition: var(--transition);
}
.card-overlay-btn:hover {
  background: var(--gold);
  border-color: var(--gold);
  color: var(--navy);
}

.card-body {
  padding: 1.4rem 1.6rem 1.6rem;
}
.card-address {
  font-family: var(--font-serif);
  font-size: 1.2rem;
  font-weight: 500;
  color: var(--navy);
  margin-bottom: 0.35rem;
}
.card-city {
  font-size: 0.72rem;
  font-weight: 500;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--gold-dark);
  margin-bottom: 0.45rem;
}
.card-details {
  font-size: 0.75rem;
  font-weight: 500;
  letter-spacing: 0.08em;
  color: var(--text-light);
  text-transform: uppercase;
  margin-bottom: 0.6rem;
}
.card-price {
  font-family: var(--font-serif);
  font-size: 1.5rem;
  font-weight: 500;
  color: var(--navy);
  margin-bottom: 0.4rem;
}
.card-price span {
  font-size: 0.85rem;
  color: var(--text-light);
}
.card-rep {
  font-size: 0.7rem;
  font-weight: 600;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--gold-dark);
}

.listings-cta {
  text-align: center;
  margin-top: 3.5rem;
}


/* ─── ABOUT ──────────────────────────────── */
.about {
  padding: 8rem 2rem;
  background: var(--white);
}
.about-inner {
  max-width: var(--max-w);
  margin: 0 auto;
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 6rem;
  align-items: start;
}

.about-img-col { position: relative; }
.about-img-frame {
  position: relative;
  z-index: 1;
}
.about-img-frame img {
  width: 100%;
  height: 580px;
  object-fit: cover;
  object-position: center top;
  border-radius: var(--radius-lg);
}
.about-img-accent {
  position: absolute;
  bottom: -2rem; right: -2rem;
  width: 65%;
  height: 65%;
  border: 2px solid var(--gold);
  border-radius: var(--radius-lg);
  z-index: -1;
  opacity: 0.4;
}
.about-badge {
  display: flex;
  align-items: center;
  gap: 1rem;
  margin-top: 1.5rem;
  padding: 0.8rem 1.2rem;
  background: var(--cream);
  border-left: 3px solid var(--gold);
}
.about-brokerage-logo {
  height: 56px;
  width: auto;
  object-fit: contain;
}
.about-badge span {
  font-size: 0.72rem;
  font-weight: 600;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--text-mid);
}

.about-tagline {
  font-family: var(--font-serif);
  font-size: 1.2rem;
  font-style: italic;
  color: var(--gold-dark);
  margin-bottom: 1.5rem;
}
.about-body {
  font-size: 1rem;
  line-height: 1.85;
  color: var(--text-mid);
  margin-bottom: 1.2rem;
}
.about-body--closing {
  font-family: var(--font-serif);
  font-size: 1.05rem;
  font-style: italic;
  color: var(--navy);
  border-left: 3px solid var(--gold);
  padding-left: 1rem;
  margin-top: 1.6rem;
}
.about-learn-more {
  display: inline-block;
  margin-top: 1.5rem;
  margin-bottom: 0.5rem;
}

.about-pillars {
  display: flex;
  flex-direction: column;
  gap: 1.2rem;
  margin: 2.2rem 0 2.5rem;
  padding: 2rem;
  background: var(--cream);
  border-radius: var(--radius-lg);
}
.pillar {
  display: flex;
  gap: 1rem;
  align-items: flex-start;
}
.pillar-icon {
  font-size: 1.3rem;
  flex-shrink: 0;
  margin-top: 2px;
}
.pillar-title {
  font-family: var(--font-sans);
  font-size: 0.85rem;
  font-weight: 700;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--navy);
  margin-bottom: 0.25rem;
}
.pillar-desc {
  font-size: 0.9rem;
  color: var(--text-mid);
  line-height: 1.6;
}


/* ─── NEIGHBORHOODS ──────────────────────── */
.neighborhoods {
  padding: 7rem 2rem;
  background: var(--navy-mid);
}
.hood-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  grid-template-rows: repeat(2, 220px);
  gap: 4px;
  max-width: var(--max-w);
  margin: 0 auto;
}
.hood-card {
  position: relative;
  overflow: hidden;
  cursor: default;
  background-size: cover;
  background-position: center;
}
.hood-overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(to top, rgba(11,22,40,0.78) 0%, rgba(11,22,40,0.1) 60%);
  transition: background var(--transition);
}
.hood-card:hover .hood-overlay {
  background: linear-gradient(to top, rgba(11,22,40,0.88) 0%, rgba(11,22,40,0.3) 60%);
}
.hood-name {
  position: absolute;
  bottom: 1.2rem; left: 1.5rem;
  font-family: var(--font-serif);
  font-size: 1.4rem;
  font-weight: 400;
  color: var(--white);
  letter-spacing: 0.02em;
}


/* ─── TESTIMONIALS ───────────────────────── */
.testimonials {
  padding: 7rem 2rem;
  background: var(--white);
  overflow: hidden;
}

.testimonials-track {
  display: flex;
  gap: 2rem;
  max-width: 900px;
  margin: 0 auto;
  overflow: hidden;
  position: relative;
}

.testi-card {
  min-width: 100%;
  background: var(--cream);
  border-radius: var(--radius-lg);
  padding: 2.8rem 3rem;
  border-top: 3px solid var(--gold);
  transition: opacity var(--transition);
  display: none;
}
.testi-card.active { display: block; }

.testi-stars {
  font-size: 1rem;
  color: var(--gold);
  letter-spacing: 0.15em;
  margin-bottom: 1.2rem;
}
.testi-quote {
  font-family: var(--font-serif);
  font-size: 1.2rem;
  font-style: italic;
  line-height: 1.75;
  color: var(--text);
  margin-bottom: 1.8rem;
}
.testi-footer {
  display: flex;
  align-items: center;
  gap: 1rem;
}
.testi-avatar {
  width: 44px; height: 44px;
  border-radius: 50%;
  background: var(--navy);
  color: var(--gold);
  display: flex;
  align-items: center;
  justify-content: center;
  font-size: 0.8rem;
  font-weight: 700;
  letter-spacing: 0.05em;
  flex-shrink: 0;
}
.testi-name {
  display: block;
  font-style: normal;
  font-family: var(--font-sans);
  font-size: 0.9rem;
  font-weight: 700;
  color: var(--navy);
}
.testi-role {
  font-size: 0.78rem;
  color: var(--text-light);
  letter-spacing: 0.05em;
}

.testi-nav {
  display: flex;
  justify-content: center;
  gap: 0.6rem;
  margin-top: 2.2rem;
}
.testi-dot {
  width: 8px; height: 8px;
  border-radius: 50%;
  background: #ddd;
  transition: var(--transition);
  padding: 0;
}
.testi-dot.active {
  background: var(--gold);
  transform: scale(1.3);
}


/* ─── VALUE STRIP ────────────────────────── */
.value-strip {
  background: var(--navy);
  padding: 5rem 2rem;
}
.value-strip-inner {
  max-width: var(--max-w);
  margin: 0 auto;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 2rem;
  flex-wrap: wrap;
}
.value-strip-title {
  font-family: var(--font-serif);
  font-size: clamp(1.5rem, 3vw, 2.2rem);
  font-weight: 300;
  color: var(--white);
  margin-bottom: 0.5rem;
}
.value-strip-sub {
  font-size: 0.95rem;
  color: rgba(255,255,255,0.55);
}


/* ─── CONTACT ────────────────────────────── */
.contact {
  background: var(--navy-mid);
  padding: 8rem 2rem;
}
.contact-inner {
  max-width: var(--max-w);
  margin: 0 auto;
  display: grid;
  grid-template-columns: 1fr 1.2fr;
  gap: 6rem;
  align-items: start;
}

.contact-body {
  font-size: 1rem;
  line-height: 1.8;
  color: rgba(255,255,255,0.6);
  margin: 1rem 0 2.5rem;
}

.contact-details {
  display: flex;
  flex-direction: column;
  gap: 1.5rem;
  margin-bottom: 2.5rem;
}
.contact-detail-item {
  display: flex;
  align-items: flex-start;
  gap: 1rem;
  transition: opacity var(--transition);
}
.contact-detail-item:hover { opacity: 0.8; }
.contact-icon { font-size: 1.1rem; margin-top: 2px; flex-shrink: 0; }
.contact-detail-label {
  display: block;
  font-size: 0.65rem;
  font-weight: 700;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 0.25rem;
}
.contact-detail-value {
  display: block;
  font-size: 0.95rem;
  color: rgba(255,255,255,0.85);
  line-height: 1.5;
}

.contact-social {
  display: flex;
  gap: 0.8rem;
}
.social-link {
  width: 40px; height: 40px;
  border: 1px solid rgba(255,255,255,0.2);
  border-radius: 50%;
  display: flex;
  align-items: center;
  justify-content: center;
  color: rgba(255,255,255,0.6);
  transition: var(--transition);
}
.social-link:hover {
  border-color: var(--gold);
  color: var(--gold);
}

/* Form */
.contact-form-wrap {
  background: var(--white);
  border-radius: var(--radius-lg);
  padding: 2.5rem;
  box-shadow: 0 24px 64px rgba(0,0,0,0.3);
}
.form-title {
  font-family: var(--font-serif);
  font-size: 1.6rem;
  font-weight: 400;
  color: var(--navy);
  margin-bottom: 1.8rem;
}
.form-row { display: flex; gap: 1rem; }
.form-row--2 > * { flex: 1; }
.form-group {
  margin-bottom: 1.2rem;
}
.form-group label {
  display: block;
  font-size: 0.72rem;
  font-weight: 700;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--text-mid);
  margin-bottom: 0.5rem;
}
.form-group input,
.form-group select,
.form-group textarea {
  width: 100%;
  padding: 0.8rem 1rem;
  border: 1px solid #ddd;
  border-radius: var(--radius);
  font-family: var(--font-sans);
  font-size: 0.95rem;
  color: var(--text);
  background: var(--white);
  transition: border-color var(--transition);
  outline: none;
}
.form-group input:focus,
.form-group select:focus,
.form-group textarea:focus {
  border-color: var(--gold);
  box-shadow: 0 0 0 3px rgba(201,169,110,0.12);
}
.form-group textarea { resize: vertical; min-height: 100px; }
.form-group select { appearance: none; cursor: pointer; }
.form-privacy {
  font-size: 0.72rem;
  color: var(--text-light);
  text-align: center;
  margin-top: 0.8rem;
}

.form-success {
  text-align: center;
  padding: 3rem 2rem;
}
.success-icon {
  display: flex;
  width: 60px; height: 60px;
  border-radius: 50%;
  background: #eaf5ee;
  color: #2d7a47;
  font-size: 1.8rem;
  align-items: center;
  justify-content: center;
  margin: 0 auto 1.2rem;
}
.form-success h3 {
  font-family: var(--font-serif);
  font-size: 1.8rem;
  color: var(--navy);
  margin-bottom: 0.5rem;
}
.form-success p { color: var(--text-mid); }


/* ─── FOOTER ─────────────────────────────── */
.footer {
  background: var(--navy);
  padding: 5rem 2rem 0;
  border-top: 1px solid rgba(255,255,255,0.06);
}
.footer-inner {
  max-width: var(--max-w);
  margin: 0 auto;
  display: grid;
  grid-template-columns: 2fr 1fr 1fr 1.5fr;
  gap: 3rem;
  padding-bottom: 4rem;
  border-bottom: 1px solid rgba(255,255,255,0.08);
}
.footer-brand {
  display: flex;
  flex-direction: column;
  gap: 0.5rem;
}
.footer-logo {
  height: 52px;
  width: auto;
  object-fit: contain;
  display: block;
  align-self: flex-start;
}
.footer-brand-name {
  font-family: var(--font-sans);
  font-size: 0.65rem;
  font-weight: 700;
  letter-spacing: 0.25em;
  color: var(--white);
  text-transform: uppercase;
  margin-top: 0.5rem;
}
.footer-tagline {
  font-size: 0.82rem;
  color: rgba(255,255,255,0.4);
  margin-top: 0.5rem;
}
.footer-cb-logo {
  height: 36px;
  width: auto;
  object-fit: contain;
  margin-top: 0.75rem;
  opacity: 0.75;
  filter: brightness(0) invert(1);
}
.footer-dre {
  font-size: 0.72rem;
  letter-spacing: 0.1em;
  color: var(--gold);
  margin-top: 0.3rem;
}

.footer-heading {
  font-size: 0.65rem;
  font-weight: 700;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 1.2rem;
}
.footer-nav ul {
  display: flex;
  flex-direction: column;
  gap: 0.7rem;
}
.footer-nav a {
  font-size: 0.88rem;
  color: rgba(255,255,255,0.55);
  transition: color var(--transition);
}
.footer-nav a:hover { color: var(--white); }

.footer-contact p {
  font-size: 0.88rem;
  color: rgba(255,255,255,0.55);
  line-height: 1.7;
  margin-bottom: 0.4rem;
}
.footer-contact a {
  color: rgba(255,255,255,0.55);
  transition: color var(--transition);
}
.footer-contact a:hover { color: var(--gold); }
.footer-social {
  display: flex;
  gap: 0.7rem;
  margin: 1.2rem 0;
}
.footer-social-link {
  font-size: 0.65rem;
  font-weight: 700;
  letter-spacing: 0.1em;
  width: 36px; height: 36px;
  border: 1px solid rgba(255,255,255,0.2);
  border-radius: var(--radius);
  display: flex;
  align-items: center;
  justify-content: center;
  color: rgba(255,255,255,0.5);
  transition: var(--transition);
}
.footer-social-link:hover {
  border-color: var(--gold);
  color: var(--gold);
}
.footer-broker-logo {
  height: 52px;
  width: auto;
  object-fit: contain;
  opacity: 1;
  filter: brightness(0) invert(1);
  margin-top: 1rem;
  display: block;
}

.footer-bottom {
  padding: 1.5rem 0;
  max-width: var(--max-w);
  margin: 0 auto;
}
.footer-bottom p {
  font-size: 0.72rem;
  color: rgba(255,255,255,0.25);
  line-height: 1.7;
  text-align: center;
}


/* ─── SCROLL REVEAL ──────────────────────── */
.reveal {
  opacity: 0;
  transform: translateY(30px);
  transition: opacity 0.7s ease, transform 0.7s ease;
}
.reveal.visible {
  opacity: 1;
  transform: translateY(0);
}


/* ─── RESPONSIVE ─────────────────────────── */
@media (max-width: 1024px) {
  .about-inner { grid-template-columns: 1fr; gap: 3rem; }
  .about-img-frame img { height: 420px; }
  .contact-inner { grid-template-columns: 1fr; gap: 3rem; }
  .footer-inner { grid-template-columns: 1fr 1fr; gap: 2.5rem; }
  .hood-grid { grid-template-columns: repeat(2, 1fr); grid-template-rows: repeat(3, 200px); }
  .stat-item { padding: 1.2rem 2rem; }
}

@media (max-width: 768px) {
  .nav-links { display: none; }

  .hero-actions { flex-direction: column; align-items: center; }
  .stats-inner { gap: 0; }
  .stat-item { padding: 1.2rem 1.5rem; }
  .stat-divider { height: 1px; width: 40px; margin: 0; }

  .listings-grid { grid-template-columns: 1fr; }
  .filter-bar { gap: 0.4rem; }

  .hood-grid { grid-template-columns: 1fr 1fr; grid-template-rows: repeat(3, 160px); }

  .value-strip-inner { flex-direction: column; text-align: center; }

  .footer-inner { grid-template-columns: 1fr; gap: 2rem; }

  .form-row--2 { flex-direction: column; }

  .testi-card { padding: 2rem 1.5rem; }
}

@media (max-width: 480px) {
  .hood-grid { grid-template-columns: 1fr; grid-template-rows: repeat(6, 150px); }
  .stat-item { width: 50%; }
  .stat-divider { display: none; }
}


/* ─── PROPERTY MODAL ─────────────────────── */
.prop-modal {
  position: fixed;
  inset: 0;
  background: rgba(11, 22, 40, 0.88);
  z-index: 2000;
  display: flex;
  align-items: center;
  justify-content: center;
  padding: 1.5rem;
  opacity: 0;
  pointer-events: none;
  transition: opacity 0.3s ease;
  backdrop-filter: blur(4px);
}
.prop-modal.open {
  opacity: 1;
  pointer-events: all;
}

.modal-inner {
  background: var(--white);
  width: 100%;
  max-width: 1020px;
  max-height: 90vh;
  border-radius: var(--radius-lg);
  display: grid;
  grid-template-columns: 1fr 1fr;
  overflow: hidden;
  position: relative;
  transform: translateY(20px);
  transition: transform 0.3s ease;
}
.prop-modal.open .modal-inner {
  transform: translateY(0);
}

.modal-close {
  position: absolute;
  top: 1rem;
  right: 1rem;
  width: 36px; height: 36px;
  border-radius: 50%;
  background: rgba(11,22,40,0.6);
  color: var(--white);
  font-size: 1.4rem;
  line-height: 36px;
  text-align: center;
  z-index: 10;
  transition: background var(--transition);
}
.modal-close:hover { background: var(--navy); }

/* Gallery column */
.modal-gallery-col {
  position: relative;
  background: var(--navy);
  display: flex;
  flex-direction: column;
}
.modal-gallery-wrap {
  position: relative;
  flex: 1;
  overflow: hidden;
}
.modal-gallery-img {
  width: 100%;
  height: 100%;
  object-fit: contain;
  display: block;
  transition: opacity 0.2s ease;
}
.gallery-arrow {
  position: absolute;
  top: 50%;
  transform: translateY(-50%);
  width: 40px; height: 40px;
  background: rgba(11,22,40,0.55);
  color: var(--white);
  font-size: 1.8rem;
  line-height: 40px;
  text-align: center;
  border-radius: 50%;
  transition: background var(--transition);
  z-index: 2;
}
.gallery-arrow:hover { background: var(--navy); }
.gallery-prev { left: 0.75rem; }
.gallery-next { right: 0.75rem; }

.gallery-count {
  position: absolute;
  bottom: 0.75rem;
  right: 0.75rem;
  background: rgba(11,22,40,0.6);
  color: var(--white);
  font-family: var(--font-sans);
  font-size: 0.72rem;
  letter-spacing: 0.05em;
  padding: 0.25rem 0.6rem;
  border-radius: 20px;
}

.gallery-dots {
  display: flex;
  justify-content: center;
  gap: 0.5rem;
  padding: 0.75rem;
  background: var(--navy);
  flex-wrap: wrap;
}
.gallery-dot {
  width: 7px; height: 7px;
  border-radius: 50%;
  background: rgba(255,255,255,0.3);
  transition: background var(--transition), transform var(--transition);
  flex-shrink: 0;
}
.gallery-dot.active {
  background: var(--gold);
  transform: scale(1.3);
}

/* Details column */
.modal-details-col {
  padding: 2.5rem 2rem 2rem;
  overflow-y: auto;
  display: flex;
  flex-direction: column;
  gap: 0.5rem;
}

.modal-top-row {
  display: flex;
  align-items: center;
  gap: 0.75rem;
  flex-wrap: wrap;
  margin-bottom: 0.25rem;
}
.modal-status {
  font-family: var(--font-sans);
  font-size: 0.65rem;
  font-weight: 600;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  padding: 0.3rem 0.8rem;
  border-radius: 20px;
}
.modal-status--sold   { background: #f0ece5; color: var(--navy); }
.modal-status--leased { background: #e8f0e8; color: #2a5a2a; }
.modal-status--for-sale { background: #e8eef8; color: #1a3a6a; }

.modal-rep {
  font-family: var(--font-sans);
  font-size: 0.7rem;
  color: var(--text-light);
  letter-spacing: 0.05em;
}

.modal-address {
  font-family: var(--font-serif);
  font-size: clamp(1.4rem, 2.5vw, 1.9rem);
  font-weight: 400;
  color: var(--navy);
  line-height: 1.2;
  margin-top: 0.25rem;
}
.modal-city {
  font-size: 0.85rem;
  color: var(--text-light);
  margin-top: -0.25rem;
}
.modal-price {
  font-family: var(--font-serif);
  font-size: 1.6rem;
  font-weight: 500;
  color: var(--gold-dark);
  margin-top: 0.25rem;
}
.modal-specs {
  display: flex;
  align-items: center;
  gap: 0.5rem;
  font-family: var(--font-sans);
  font-size: 0.82rem;
  color: var(--text-mid);
  margin-top: 0.1rem;
}
.modal-specs strong { color: var(--navy); font-weight: 600; }
.spec-divider { color: var(--gold); }

.modal-divider {
  height: 1px;
  background: var(--cream-dark);
  margin: 0.5rem 0;
}
.modal-desc {
  font-size: 0.88rem;
  line-height: 1.75;
  color: var(--text-mid);
  flex: 1;
}
.modal-cta {
  margin-top: 1rem;
  align-self: flex-start;
}

/* Make listing cards clearly clickable */
.listing-card[data-prop] {
  cursor: pointer;
}
.listing-card[data-prop] .card-overlay {
  background: rgba(11, 22, 40, 0.55);
}
.card-overlay-btn {
  font-family: var(--font-sans);
  font-size: 0.72rem;
  font-weight: 600;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--white);
  border: 1px solid rgba(255,255,255,0.6);
  padding: 0.6rem 1.4rem;
  border-radius: var(--radius);
  transition: background var(--transition), border-color var(--transition);
}
.listing-card:hover .card-overlay-btn {
  background: var(--gold);
  border-color: var(--gold);
}

/* Modal responsive */
@media (max-width: 768px) {
  .modal-inner {
    grid-template-columns: 1fr;
    grid-template-rows: 280px 1fr;
    max-height: 95vh;
  }
  .modal-gallery-col { min-height: 280px; }
  .modal-details-col { padding: 1.5rem; }
  .modal-address { font-size: 1.3rem; }
}