/* =====================================================
   JENNY ACEBES — Licensed Real Estate Broker
   Editorial luxury aesthetic: deep noir + antique gold
   ===================================================== */

:root {
  /* Palette */
  --black: #0a0a0a;
  --noir: #111111;
  --char: #1a1a1a;
  --graphite: #242424;
  --steel: #3a3a3a;
  --gray: #8a8a8a;
  --mist: #d8d4cc;
  --bone: #f4f1ea;
  --paper: #faf8f3;
  --white: #ffffff;

  --gold: #c9a961;
  --gold-light: #dcc185;
  --gold-deep: #8c7235;
  --gold-glow: rgba(201, 169, 97, 0.18);

  /* Typography */
  --font-display: 'Cormorant Garamond', 'Playfair Display', Georgia, serif;
  --font-body: 'Jost', 'Manrope', system-ui, sans-serif;
  --font-mono: 'JetBrains Mono', ui-monospace, monospace;

  /* Spacing scale */
  --s-1: 0.5rem;
  --s-2: 1rem;
  --s-3: 1.5rem;
  --s-4: 2rem;
  --s-5: 3rem;
  --s-6: 4rem;
  --s-7: 6rem;
  --s-8: 8rem;

  /* Misc */
  --radius: 2px;
  --radius-md: 6px;
  --radius-lg: 14px;
  --shadow-soft: 0 10px 40px -10px rgba(0, 0, 0, 0.35);
  --shadow-card: 0 20px 60px -20px rgba(0, 0, 0, 0.55);
  --transition: 0.45s cubic-bezier(0.16, 1, 0.3, 1);
}

/* ---------- Reset ---------- */
*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }
body {
  font-family: var(--font-body);
  font-weight: 300;
  color: var(--bone);
  background: var(--black);
  line-height: 1.65;
  font-size: 16px;
  letter-spacing: 0.01em;
  overflow-x: hidden;
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
}
img { max-width: 100%; display: block; }
a { color: inherit; text-decoration: none; transition: color var(--transition); }
button { font-family: inherit; cursor: pointer; border: none; background: none; color: inherit; }
input, textarea, select { font-family: inherit; font-size: inherit; }
ul { list-style: none; }

::selection { background: var(--gold); color: var(--black); }

/* ---------- Typography ---------- */
h1, h2, h3, h4, h5 {
  font-family: var(--font-display);
  font-weight: 400;
  line-height: 1.15;
  letter-spacing: -0.01em;
  color: var(--white);
}
h1 { font-size: clamp(2.6rem, 6.5vw, 5.4rem); }
h2 { font-size: clamp(2rem, 4.5vw, 3.6rem); }
h3 { font-size: clamp(1.4rem, 2.5vw, 1.9rem); }
h4 { font-size: 1.2rem; }

.eyebrow {
  font-family: var(--font-body);
  font-size: 0.72rem;
  font-weight: 500;
  text-transform: uppercase;
  letter-spacing: 0.32em;
  color: var(--gold);
  display: inline-flex;
  align-items: center;
  gap: 0.75rem;
}
.eyebrow::before {
  content: '';
  width: 28px;
  height: 1px;
  background: var(--gold);
}

.lead {
  font-size: 1.1rem;
  color: var(--mist);
  max-width: 60ch;
  line-height: 1.7;
}

.italic-accent { font-style: italic; color: var(--gold-light); font-family: var(--font-display); font-weight: 400; }

/* ---------- Layout ---------- */
.container {
  width: 100%;
  max-width: 1320px;
  margin: 0 auto;
  padding: 0 clamp(1.25rem, 4vw, 3rem);
}
.section { padding: clamp(4.5rem, 9vw, 8rem) 0; position: relative; }
.section--tight { padding: clamp(3rem, 6vw, 5rem) 0; }
.section-head {
  text-align: center;
  max-width: 720px;
  margin: 0 auto var(--s-6);
}
.section-head .eyebrow { margin-bottom: var(--s-3); }
.section-head h2 { margin-bottom: var(--s-3); }
.section-head p { color: var(--gray); }

.divider-gold {
  width: 60px;
  height: 1px;
  background: linear-gradient(90deg, transparent, var(--gold), transparent);
  margin: var(--s-3) auto;
}

/* ---------- Buttons ---------- */
.btn {
  display: inline-flex;
  align-items: center;
  gap: 0.85rem;
  padding: 1rem 2.2rem;
  font-size: 0.78rem;
  font-weight: 500;
  text-transform: uppercase;
  letter-spacing: 0.22em;
  border: 1px solid transparent;
  border-radius: var(--radius);
  transition: all var(--transition);
  position: relative;
  overflow: hidden;
  cursor: pointer;
}
.btn-primary {
  background: var(--gold);
  color: var(--black);
}
.btn-primary:hover {
  background: var(--gold-light);
  transform: translateY(-2px);
  box-shadow: 0 12px 30px -10px var(--gold-glow);
}
.btn-outline {
  border-color: rgba(255, 255, 255, 0.35);
  color: var(--white);
  backdrop-filter: blur(8px);
}
.btn-outline:hover {
  border-color: var(--gold);
  color: var(--gold);
  background: rgba(201, 169, 97, 0.06);
}
.btn-dark {
  background: var(--noir);
  color: var(--bone);
  border-color: var(--steel);
}
.btn-dark:hover { border-color: var(--gold); color: var(--gold); }
.btn-arrow::after {
  content: '→';
  font-size: 1rem;
  transition: transform var(--transition);
}
.btn-arrow:hover::after { transform: translateX(4px); }

.text-link {
  display: inline-flex;
  align-items: center;
  gap: 0.6rem;
  color: var(--gold);
  font-size: 0.78rem;
  text-transform: uppercase;
  letter-spacing: 0.22em;
  font-weight: 500;
  border-bottom: 1px solid transparent;
  padding-bottom: 4px;
}
.text-link:hover { border-color: var(--gold); }
.text-link::after { content: '→'; transition: transform var(--transition); }
.text-link:hover::after { transform: translateX(4px); }

/* ---------- NAVBAR ---------- */
.nav {
  position: fixed;
  top: 0;
  left: 0;
  right: 0;
  z-index: 1000;
  padding: 1.5rem 0;
  background: transparent;
  transition: all var(--transition);
}
.nav.scrolled {
  background: rgba(10, 10, 10, 0.92);
  backdrop-filter: blur(20px);
  -webkit-backdrop-filter: blur(20px);
  padding: 0.9rem 0;
  border-bottom: 1px solid rgba(201, 169, 97, 0.12);
}
.nav-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: var(--s-4);
}
.brand {
  display: flex;
  flex-direction: column;
  line-height: 1;
}
.brand-name {
  font-family: var(--font-display);
  font-size: 1.55rem;
  font-weight: 500;
  letter-spacing: 0.04em;
  color: var(--white);
}
.brand-name span { color: var(--gold); }
.brand-tag {
  font-size: 0.55rem;
  font-weight: 500;
  text-transform: uppercase;
  letter-spacing: 0.4em;
  color: var(--gold);
  margin-top: 6px;
}

.nav-links {
  display: flex;
  align-items: center;
  gap: 2.4rem;
}
.nav-links a {
  font-size: 0.74rem;
  font-weight: 500;
  text-transform: uppercase;
  letter-spacing: 0.2em;
  color: var(--mist);
  position: relative;
  padding: 6px 0;
}
.nav-links a::after {
  content: '';
  position: absolute;
  left: 0;
  bottom: 0;
  width: 0;
  height: 1px;
  background: var(--gold);
  transition: width var(--transition);
}
.nav-links a:hover, .nav-links a.active {
  color: var(--gold);
}
.nav-links a:hover::after, .nav-links a.active::after { width: 100%; }

.nav-cta {
  padding: 0.7rem 1.4rem;
  font-size: 0.7rem;
  border: 1px solid var(--gold);
  color: var(--gold);
  text-transform: uppercase;
  letter-spacing: 0.22em;
  transition: all var(--transition);
}
.nav-cta:hover { background: var(--gold); color: var(--black); }

.nav-toggle {
  display: none;
  width: 32px;
  height: 32px;
  position: relative;
  z-index: 1100;
}
.nav-toggle span {
  display: block;
  position: absolute;
  height: 1px;
  width: 26px;
  background: var(--white);
  left: 3px;
  transition: all var(--transition);
}
.nav-toggle span:nth-child(1) { top: 11px; }
.nav-toggle span:nth-child(2) { top: 18px; width: 18px; }
.nav-toggle span:nth-child(3) { top: 25px; }
.nav-toggle.open span:nth-child(1) { top: 18px; transform: rotate(45deg); }
.nav-toggle.open span:nth-child(2) { opacity: 0; }
.nav-toggle.open span:nth-child(3) { top: 18px; transform: rotate(-45deg); }

/* ---------- HERO ---------- */
.hero {
  position: relative;
  min-height: 100vh;
  display: flex;
  align-items: center;
  color: var(--white);
  overflow: hidden;
  padding-top: 100px;
}
.hero-bg {
  position: absolute;
  inset: 0;
  z-index: 0;
}
.hero-bg img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  filter: brightness(0.55) contrast(1.05);
  transform: scale(1.05);
  animation: kenburns 18s ease-out infinite alternate;
}
@keyframes kenburns {
  0% { transform: scale(1.05) translate(0, 0); }
  100% { transform: scale(1.15) translate(-1.5%, -1.5%); }
}
.hero-bg::after {
  content: '';
  position: absolute;
  inset: 0;
  background:
    linear-gradient(180deg, rgba(10,10,10,0.55) 0%, rgba(10,10,10,0.25) 35%, rgba(10,10,10,0.85) 100%),
    linear-gradient(90deg, rgba(10,10,10,0.6) 0%, transparent 60%);
}
.hero-content {
  position: relative;
  z-index: 2;
  max-width: 880px;
}
.hero-content .eyebrow {
  color: var(--gold);
  margin-bottom: 1.8rem;
  animation: fadeUp 1s ease-out 0.2s both;
}
.hero h1 {
  font-weight: 400;
  margin-bottom: 1.5rem;
  animation: fadeUp 1s ease-out 0.4s both;
}
.hero h1 em { font-style: italic; color: var(--gold-light); font-weight: 400; }
.hero-sub {
  font-size: 1.15rem;
  color: var(--mist);
  max-width: 56ch;
  margin-bottom: 2.6rem;
  line-height: 1.7;
  animation: fadeUp 1s ease-out 0.6s both;
}
.hero-cta {
  display: flex;
  gap: 1rem;
  flex-wrap: wrap;
  animation: fadeUp 1s ease-out 0.8s both;
}

.hero-marker {
  position: absolute;
  bottom: 3rem;
  left: 50%;
  transform: translateX(-50%);
  z-index: 2;
  font-size: 0.65rem;
  text-transform: uppercase;
  letter-spacing: 0.4em;
  color: var(--gold);
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 0.8rem;
  animation: fadeUp 1.2s ease-out 1s both;
}
.hero-marker::after {
  content: '';
  width: 1px;
  height: 50px;
  background: linear-gradient(180deg, var(--gold), transparent);
  animation: scrollLine 2s ease-in-out infinite;
}
@keyframes scrollLine {
  0%, 100% { transform: scaleY(1); transform-origin: top; }
  50% { transform: scaleY(0.4); transform-origin: bottom; }
}

.hero-credentials {
  position: absolute;
  right: clamp(1.5rem, 5vw, 4rem);
  bottom: 3rem;
  z-index: 2;
  display: flex;
  flex-direction: column;
  gap: 0.5rem;
  text-align: right;
  animation: fadeUp 1s ease-out 1.2s both;
}
.hero-credentials .num {
  font-family: var(--font-display);
  font-size: 1rem;
  color: var(--gold);
  letter-spacing: 0.1em;
}
.hero-credentials .label {
  font-size: 0.6rem;
  text-transform: uppercase;
  letter-spacing: 0.3em;
  color: var(--mist);
}

/* Page hero (interior pages) */
.page-hero {
  min-height: 58vh;
  display: flex;
  align-items: flex-end;
  position: relative;
  padding: 11rem 0 4rem;
  overflow: hidden;
  background: var(--noir);
}
.page-hero::before {
  content: '';
  position: absolute;
  inset: 0;
  background-image: var(--hero-img);
  background-size: cover;
  background-position: center;
  filter: brightness(0.45);
  z-index: 0;
}
.page-hero::after {
  content: '';
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, rgba(10,10,10,0.4) 0%, rgba(10,10,10,0.9) 100%);
}
.page-hero .container { position: relative; z-index: 2; }
.page-hero h1 { margin-top: 1rem; max-width: 18ch; }
.crumbs {
  display: flex;
  align-items: center;
  gap: 0.6rem;
  font-size: 0.7rem;
  text-transform: uppercase;
  letter-spacing: 0.25em;
  color: var(--gray);
}
.crumbs a:hover { color: var(--gold); }
.crumbs .sep { color: var(--gold); }

/* ---------- ANIMATIONS ---------- */
@keyframes fadeUp {
  from { opacity: 0; transform: translateY(30px); }
  to { opacity: 1; transform: translateY(0); }
}
.reveal { opacity: 0; transform: translateY(40px); transition: opacity 1.1s cubic-bezier(0.16,1,0.3,1), transform 1.1s cubic-bezier(0.16,1,0.3,1); }
.reveal.visible { opacity: 1; transform: translateY(0); }
.reveal-delay-1 { transition-delay: 0.1s; }
.reveal-delay-2 { transition-delay: 0.2s; }
.reveal-delay-3 { transition-delay: 0.3s; }
.reveal-delay-4 { transition-delay: 0.4s; }

/* ---------- INTRO / ABOUT BLOCK ---------- */
.intro-grid {
  display: grid;
  grid-template-columns: 1fr 1.1fr;
  gap: clamp(2rem, 6vw, 6rem);
  align-items: center;
}
.intro-photo {
  position: relative;
  aspect-ratio: 4/5;
  border-radius: var(--radius);
  overflow: hidden;
}
.intro-photo img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 1.4s ease;
}
.intro-photo:hover img { transform: scale(1.05); }
.intro-photo::before {
  content: '';
  position: absolute;
  inset: -14px;
  border: 1px solid var(--gold);
  border-radius: var(--radius);
  z-index: -1;
  transform: translate(20px, 20px);
}
.intro-quote {
  position: absolute;
  bottom: 0;
  left: 0;
  right: 0;
  padding: 2rem;
  background: linear-gradient(180deg, transparent, rgba(10,10,10,0.85));
  font-family: var(--font-display);
  font-style: italic;
  font-size: 1.1rem;
  color: var(--bone);
}
.intro-quote::before { content: '“ '; color: var(--gold); font-size: 1.6rem; }

.intro-text .eyebrow { margin-bottom: 1.5rem; }
.intro-text h2 { margin-bottom: 1.8rem; }
.intro-text p { color: var(--mist); margin-bottom: 1.2rem; line-height: 1.85; }
.intro-signoff {
  margin-top: 2.5rem;
  display: flex;
  align-items: center;
  gap: 1.5rem;
  padding-top: 1.8rem;
  border-top: 1px solid var(--graphite);
}
.intro-signoff .sig {
  font-family: var(--font-display);
  font-style: italic;
  font-size: 1.7rem;
  color: var(--gold);
}
.intro-signoff .meta {
  font-size: 0.7rem;
  text-transform: uppercase;
  letter-spacing: 0.22em;
  color: var(--gray);
  line-height: 1.6;
}
.intro-signoff .meta strong { color: var(--bone); font-weight: 500; }

/* ---------- STATS ---------- */
.stats {
  background: var(--noir);
  border-top: 1px solid var(--graphite);
  border-bottom: 1px solid var(--graphite);
}
.stats-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
}
.stat {
  text-align: center;
  padding: 3rem 1.5rem;
  border-right: 1px solid var(--graphite);
  position: relative;
}
.stat:last-child { border-right: none; }
.stat-num {
  font-family: var(--font-display);
  font-size: clamp(2.6rem, 5vw, 3.8rem);
  color: var(--gold);
  line-height: 1;
  margin-bottom: 0.6rem;
  font-weight: 400;
}
.stat-num sup { font-size: 0.5em; vertical-align: super; margin-left: 4px; }
.stat-label {
  font-size: 0.7rem;
  text-transform: uppercase;
  letter-spacing: 0.28em;
  color: var(--mist);
}

/* ---------- SERVICES ---------- */
.services-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 2px;
  background: var(--graphite);
  border: 1px solid var(--graphite);
}
.service-card {
  background: var(--noir);
  padding: 3rem 2.5rem;
  transition: all var(--transition);
  position: relative;
  display: flex;
  flex-direction: column;
  min-height: 340px;
}
.service-card::before {
  content: '';
  position: absolute;
  inset: 0;
  background: linear-gradient(135deg, rgba(201,169,97,0.06), transparent);
  opacity: 0;
  transition: opacity var(--transition);
}
.service-card:hover {
  background: var(--char);
  transform: translateY(-3px);
}
.service-card:hover::before { opacity: 1; }
.service-card > * { position: relative; }
.service-num {
  font-family: var(--font-display);
  font-size: 0.85rem;
  color: var(--gold);
  letter-spacing: 0.2em;
  margin-bottom: 2rem;
}
.service-icon {
  width: 52px;
  height: 52px;
  margin-bottom: 1.8rem;
  color: var(--gold);
}
.service-card h3 {
  font-size: 1.55rem;
  margin-bottom: 1rem;
  color: var(--white);
}
.service-card p {
  color: var(--gray);
  font-size: 0.95rem;
  line-height: 1.75;
  margin-bottom: 1.8rem;
  flex-grow: 1;
}
.service-card .text-link { margin-top: auto; }

/* ---------- LISTINGS ---------- */
.listings-filter {
  display: flex;
  justify-content: center;
  gap: 0.4rem;
  flex-wrap: wrap;
  margin-bottom: 3.5rem;
}
.filter-btn {
  padding: 0.7rem 1.5rem;
  font-size: 0.7rem;
  text-transform: uppercase;
  letter-spacing: 0.22em;
  color: var(--mist);
  border: 1px solid var(--graphite);
  border-radius: var(--radius);
  background: transparent;
  transition: all var(--transition);
}
.filter-btn:hover { border-color: var(--gold); color: var(--gold); }
.filter-btn.active {
  background: var(--gold);
  color: var(--black);
  border-color: var(--gold);
}

.listings-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 2rem;
}
.property-card {
  position: relative;
  background: var(--noir);
  border: 1px solid var(--graphite);
  border-radius: var(--radius);
  overflow: hidden;
  transition: all var(--transition);
  display: flex;
  flex-direction: column;
}
.property-card:hover {
  transform: translateY(-6px);
  border-color: rgba(201, 169, 97, 0.4);
  box-shadow: var(--shadow-card);
}
.property-media {
  position: relative;
  aspect-ratio: 4/3;
  overflow: hidden;
  background: var(--char);
}
.property-media img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 1s ease;
}
.property-card:hover .property-media img { transform: scale(1.06); }
.property-tag {
  position: absolute;
  top: 1rem;
  left: 1rem;
  padding: 6px 14px;
  background: var(--gold);
  color: var(--black);
  font-size: 0.62rem;
  font-weight: 500;
  text-transform: uppercase;
  letter-spacing: 0.22em;
}
.property-tag.rent { background: var(--bone); }
.property-tag.foreclosed { background: var(--steel); color: var(--gold); }
.property-fav {
  position: absolute;
  top: 1rem;
  right: 1rem;
  width: 38px;
  height: 38px;
  background: rgba(10,10,10,0.65);
  backdrop-filter: blur(8px);
  border-radius: 50%;
  display: flex;
  align-items: center;
  justify-content: center;
  color: var(--white);
  transition: all var(--transition);
}
.property-fav:hover { background: var(--gold); color: var(--black); }

.property-body {
  padding: 1.6rem 1.6rem 1.8rem;
  display: flex;
  flex-direction: column;
  gap: 0.8rem;
}
.property-loc {
  font-size: 0.7rem;
  text-transform: uppercase;
  letter-spacing: 0.22em;
  color: var(--gold);
  display: flex;
  align-items: center;
  gap: 0.5rem;
}
.property-body h3 {
  font-size: 1.4rem;
  color: var(--white);
  margin: 0;
  line-height: 1.25;
}
.property-price {
  font-family: var(--font-display);
  font-size: 1.5rem;
  color: var(--gold);
  font-weight: 500;
}
.property-price span { font-size: 0.7rem; color: var(--gray); font-family: var(--font-body); letter-spacing: 0.1em; }
.property-specs {
  display: flex;
  gap: 1.2rem;
  padding-top: 1rem;
  margin-top: 0.4rem;
  border-top: 1px solid var(--graphite);
  font-size: 0.78rem;
  color: var(--mist);
}
.property-specs span {
  display: inline-flex;
  align-items: center;
  gap: 0.4rem;
}
.property-specs svg { color: var(--gold); }
.property-action {
  margin-top: 0.8rem;
  padding-top: 1rem;
  border-top: 1px solid var(--graphite);
  display: flex;
  justify-content: space-between;
  align-items: center;
}
.property-action .text-link { font-size: 0.7rem; }

/* ---------- TESTIMONIALS SLIDER ---------- */
.testimonials-section {
  background: linear-gradient(180deg, var(--black) 0%, var(--noir) 100%);
  position: relative;
  overflow: hidden;
}
.testimonials-section::before {
  content: '"';
  position: absolute;
  top: 4rem;
  left: 50%;
  transform: translateX(-50%);
  font-family: var(--font-display);
  font-size: 22rem;
  line-height: 0.8;
  color: var(--gold);
  opacity: 0.07;
  pointer-events: none;
}
.t-slider {
  max-width: 880px;
  margin: 0 auto;
  position: relative;
  text-align: center;
}
.t-slide {
  display: none;
  opacity: 0;
  transition: opacity 0.6s ease;
  padding: 0 2rem;
}
.t-slide.active { display: block; opacity: 1; animation: fadeUp 0.7s ease; }
.t-stars {
  display: flex;
  justify-content: center;
  gap: 4px;
  color: var(--gold);
  margin-bottom: 2rem;
  font-size: 1rem;
}
.t-quote {
  font-family: var(--font-display);
  font-size: clamp(1.25rem, 2.4vw, 1.85rem);
  font-style: italic;
  line-height: 1.55;
  color: var(--bone);
  margin-bottom: 2.5rem;
  font-weight: 400;
}
.t-author {
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 0.4rem;
}
.t-author .name {
  font-family: var(--font-display);
  font-size: 1.2rem;
  color: var(--gold);
  letter-spacing: 0.04em;
}
.t-author .role {
  font-size: 0.7rem;
  text-transform: uppercase;
  letter-spacing: 0.3em;
  color: var(--gray);
}
.t-controls {
  display: flex;
  justify-content: center;
  gap: 1.5rem;
  margin-top: 3rem;
  align-items: center;
}
.t-arrow {
  width: 46px;
  height: 46px;
  border: 1px solid var(--graphite);
  border-radius: 50%;
  display: flex;
  align-items: center;
  justify-content: center;
  color: var(--mist);
  transition: all var(--transition);
}
.t-arrow:hover { border-color: var(--gold); color: var(--gold); }
.t-dots { display: flex; gap: 0.5rem; }
.t-dot {
  width: 6px;
  height: 6px;
  border-radius: 50%;
  background: var(--steel);
  transition: all var(--transition);
  cursor: pointer;
}
.t-dot.active { background: var(--gold); width: 28px; border-radius: 4px; }

/* Testimonials page grid */
.t-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1.5rem;
}
.t-card {
  background: var(--noir);
  border: 1px solid var(--graphite);
  border-radius: var(--radius);
  padding: 2.3rem;
  display: flex;
  flex-direction: column;
  gap: 1.2rem;
  transition: all var(--transition);
}
.t-card:hover { border-color: rgba(201, 169, 97, 0.4); transform: translateY(-4px); }
.t-card .t-stars { justify-content: flex-start; margin-bottom: 0.4rem; font-size: 0.85rem; }
.t-card-quote {
  font-family: var(--font-display);
  font-style: italic;
  font-size: 1.05rem;
  line-height: 1.65;
  color: var(--bone);
  flex-grow: 1;
}
.t-card-author {
  padding-top: 1.2rem;
  border-top: 1px solid var(--graphite);
  display: flex;
  flex-direction: column;
  gap: 0.3rem;
}
.t-card-author .name { color: var(--gold); font-family: var(--font-display); font-size: 1.1rem; }
.t-card-author .role { font-size: 0.65rem; text-transform: uppercase; letter-spacing: 0.25em; color: var(--gray); }

/* ---------- CTA BANNER ---------- */
.cta-banner {
  background: var(--gold);
  color: var(--black);
  position: relative;
  overflow: hidden;
}
.cta-banner::before {
  content: '';
  position: absolute;
  inset: 0;
  background-image:
    radial-gradient(circle at 100% 0%, rgba(10,10,10,0.12), transparent 50%),
    radial-gradient(circle at 0% 100%, rgba(10,10,10,0.12), transparent 50%);
}
.cta-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 3rem;
  padding: 4rem 0;
  flex-wrap: wrap;
  position: relative;
  z-index: 1;
}
.cta-inner h2 { color: var(--black); max-width: 18ch; font-weight: 500; }
.cta-inner .lead { color: rgba(10,10,10,0.75); max-width: 50ch; margin-top: 0.6rem; }
.cta-inner .btn-dark { background: var(--black); color: var(--gold); border-color: var(--black); }
.cta-inner .btn-dark:hover { background: var(--noir); border-color: var(--gold); }

/* Dark CTA variant */
.cta-banner--dark {
  background: var(--noir);
  color: var(--bone);
  border-top: 1px solid var(--graphite);
  border-bottom: 1px solid var(--graphite);
}
.cta-banner--dark::before { display: none; }
.cta-banner--dark h2 { color: var(--white); }
.cta-banner--dark .lead { color: var(--mist); }

/* ---------- AFFILIATIONS ---------- */
.affiliations {
  background: var(--noir);
  padding: 4rem 0;
  border-top: 1px solid var(--graphite);
}
.aff-title {
  text-align: center;
  font-size: 0.7rem;
  text-transform: uppercase;
  letter-spacing: 0.35em;
  color: var(--gray);
  margin-bottom: 2.5rem;
}
.aff-grid {
  display: flex;
  flex-wrap: wrap;
  justify-content: center;
  align-items: center;
  gap: clamp(1.5rem, 5vw, 4rem);
}
.aff-item {
  font-family: var(--font-display);
  font-size: 1.4rem;
  color: var(--mist);
  letter-spacing: 0.04em;
  opacity: 0.7;
  transition: all var(--transition);
  font-style: italic;
  white-space: nowrap;
}
.aff-item:hover { color: var(--gold); opacity: 1; }

/* ---------- FOOTER ---------- */
.footer {
  background: var(--black);
  padding: 5rem 0 2rem;
  border-top: 1px solid var(--graphite);
}
.footer-grid {
  display: grid;
  grid-template-columns: 1.5fr 1fr 1fr 1.2fr;
  gap: 3rem;
  margin-bottom: 4rem;
}
.footer-brand .brand-name { font-size: 2rem; }
.footer-brand p {
  margin: 1.2rem 0 1.8rem;
  color: var(--gray);
  max-width: 32ch;
  font-size: 0.95rem;
}
.footer h4 {
  font-family: var(--font-body);
  font-size: 0.72rem;
  font-weight: 500;
  text-transform: uppercase;
  letter-spacing: 0.28em;
  color: var(--gold);
  margin-bottom: 1.5rem;
}
.footer-links li, .footer-contact li { margin-bottom: 0.8rem; font-size: 0.92rem; color: var(--mist); }
.footer-links a:hover { color: var(--gold); }
.footer-contact li {
  display: flex;
  align-items: flex-start;
  gap: 0.7rem;
}
.footer-contact .label {
  font-size: 0.62rem;
  text-transform: uppercase;
  letter-spacing: 0.25em;
  color: var(--gray);
  display: block;
  margin-bottom: 3px;
}

.newsletter input {
  width: 100%;
  padding: 0.95rem 1rem;
  background: var(--noir);
  border: 1px solid var(--graphite);
  color: var(--white);
  border-radius: var(--radius);
  margin-bottom: 0.8rem;
  outline: none;
  transition: border-color var(--transition);
}
.newsletter input:focus { border-color: var(--gold); }
.newsletter input::placeholder { color: var(--gray); font-size: 0.9rem; }
.newsletter .btn { width: 100%; justify-content: center; }
.newsletter p { font-size: 0.78rem; color: var(--gray); margin-bottom: 1.2rem; }

.socials {
  display: flex;
  gap: 0.7rem;
  margin-top: 1.5rem;
}
.socials a {
  width: 38px;
  height: 38px;
  border: 1px solid var(--graphite);
  border-radius: 50%;
  display: flex;
  align-items: center;
  justify-content: center;
  color: var(--mist);
  transition: all var(--transition);
}
.socials a:hover { border-color: var(--gold); color: var(--gold); transform: translateY(-2px); }

.footer-bottom {
  padding-top: 2rem;
  border-top: 1px solid var(--graphite);
  display: flex;
  justify-content: space-between;
  align-items: center;
  flex-wrap: wrap;
  gap: 1rem;
  font-size: 0.78rem;
  color: var(--gray);
}
.footer-bottom .license {
  font-family: var(--font-mono);
  font-size: 0.7rem;
  letter-spacing: 0.15em;
  color: var(--gold);
}

/* ---------- FLOATING ELEMENTS ---------- */
.floating {
  position: fixed;
  right: 1.5rem;
  z-index: 900;
  display: flex;
  flex-direction: column;
  gap: 0.8rem;
}
.float-btn {
  width: 54px;
  height: 54px;
  border-radius: 50%;
  display: flex;
  align-items: center;
  justify-content: center;
  background: var(--gold);
  color: var(--black);
  box-shadow: 0 8px 25px -8px rgba(201,169,97,0.55);
  transition: all var(--transition);
}
.float-btn.dark {
  background: var(--noir);
  color: var(--gold);
  border: 1px solid var(--graphite);
  box-shadow: var(--shadow-soft);
}
.float-btn:hover { transform: translateY(-3px) scale(1.05); }
.float-msg { bottom: 6rem; }
.float-top { bottom: 1.5rem; opacity: 0; pointer-events: none; transform: translateY(20px); }
.float-top.show { opacity: 1; pointer-events: auto; transform: translateY(0); }

/* ---------- FORMS ---------- */
.form-grid {
  display: grid;
  gap: 1.2rem;
}
.form-grid.two { grid-template-columns: 1fr 1fr; }
.field label {
  display: block;
  font-size: 0.66rem;
  text-transform: uppercase;
  letter-spacing: 0.28em;
  color: var(--gold);
  margin-bottom: 0.6rem;
}
.field input, .field textarea, .field select {
  width: 100%;
  padding: 1rem 1.1rem;
  background: transparent;
  border: 1px solid var(--graphite);
  color: var(--white);
  border-radius: var(--radius);
  outline: none;
  transition: border-color var(--transition);
}
.field input:focus, .field textarea:focus, .field select:focus {
  border-color: var(--gold);
}
.field textarea { resize: vertical; min-height: 140px; }
.field select { appearance: none; background-image: url("data:image/svg+xml;charset=UTF-8,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8' fill='none'%3E%3Cpath d='M1 1L6 6L11 1' stroke='%23c9a961' stroke-width='1.5'/%3E%3C/svg%3E"); background-repeat: no-repeat; background-position: right 1.1rem center; padding-right: 2.5rem; }

/* ---------- CONTACT PAGE ---------- */
.contact-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 4rem;
  align-items: flex-start;
}
.contact-info { padding: 2.5rem; background: var(--noir); border: 1px solid var(--graphite); border-radius: var(--radius); }
.contact-info h3 { margin-bottom: 1.5rem; }
.contact-info .lead { margin-bottom: 2rem; }
.contact-list { display: flex; flex-direction: column; gap: 1.8rem; margin-bottom: 2rem; }
.contact-list li { display: flex; gap: 1.2rem; align-items: flex-start; }
.contact-list .icon {
  flex-shrink: 0;
  width: 44px;
  height: 44px;
  border: 1px solid var(--gold);
  border-radius: 50%;
  display: flex;
  align-items: center;
  justify-content: center;
  color: var(--gold);
}
.contact-list .label { font-size: 0.62rem; text-transform: uppercase; letter-spacing: 0.28em; color: var(--gold); margin-bottom: 0.3rem; display: block; }
.contact-list .value { color: var(--bone); font-size: 1.02rem; }
.contact-cta { display: flex; gap: 0.6rem; flex-wrap: wrap; padding-top: 1.6rem; border-top: 1px solid var(--graphite); }

.map-wrap {
  margin-top: 5rem;
  border: 1px solid var(--graphite);
  border-radius: var(--radius);
  overflow: hidden;
  background: var(--noir);
}
.map-wrap iframe { width: 100%; height: 460px; border: 0; filter: invert(0.92) hue-rotate(180deg) saturate(0.4); }

/* ---------- FAQ ---------- */
.faq-list {
  max-width: 820px;
  margin: 0 auto;
  display: flex;
  flex-direction: column;
  gap: 0;
}
.faq-item {
  border-bottom: 1px solid var(--graphite);
  padding: 1.8rem 0;
}
.faq-q {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 2rem;
  cursor: pointer;
  font-family: var(--font-display);
  font-size: 1.25rem;
  color: var(--white);
  transition: color var(--transition);
}
.faq-q:hover { color: var(--gold); }
.faq-q .toggle {
  width: 34px;
  height: 34px;
  flex-shrink: 0;
  border: 1px solid var(--gold);
  border-radius: 50%;
  display: flex;
  align-items: center;
  justify-content: center;
  color: var(--gold);
  font-size: 1rem;
  transition: transform var(--transition);
}
.faq-item.open .faq-q .toggle { transform: rotate(45deg); }
.faq-a {
  max-height: 0;
  overflow: hidden;
  transition: max-height 0.5s ease, margin 0.4s ease;
  color: var(--mist);
  line-height: 1.8;
}
.faq-item.open .faq-a {
  max-height: 320px;
  margin-top: 1.2rem;
}

/* ---------- TIMELINE ---------- */
.timeline {
  max-width: 800px;
  margin: 0 auto;
  position: relative;
  padding-left: 2.5rem;
}
.timeline::before {
  content: '';
  position: absolute;
  left: 8px;
  top: 0;
  bottom: 0;
  width: 1px;
  background: linear-gradient(180deg, var(--gold), transparent);
}
.tl-item {
  position: relative;
  padding-bottom: 3rem;
}
.tl-item::before {
  content: '';
  position: absolute;
  left: -2.5rem;
  top: 6px;
  width: 17px;
  height: 17px;
  border: 1px solid var(--gold);
  border-radius: 50%;
  background: var(--noir);
}
.tl-item::after {
  content: '';
  position: absolute;
  left: -2.5rem;
  top: 6px;
  width: 17px;
  height: 17px;
  border-radius: 50%;
  background: var(--gold);
  transform: scale(0.4);
}
.tl-year {
  font-family: var(--font-mono);
  font-size: 0.75rem;
  color: var(--gold);
  letter-spacing: 0.18em;
  margin-bottom: 0.3rem;
}
.tl-item h4 {
  font-family: var(--font-display);
  font-size: 1.35rem;
  margin-bottom: 0.4rem;
  color: var(--white);
}
.tl-item p { color: var(--mist); font-size: 0.95rem; }

/* ---------- MISSION CARDS ---------- */
.values-grid {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 2rem;
}
.value-card {
  padding: 3rem 2.5rem;
  background: var(--noir);
  border: 1px solid var(--graphite);
  border-radius: var(--radius);
  position: relative;
  overflow: hidden;
}
.value-card::before {
  content: '';
  position: absolute;
  top: 0;
  left: 0;
  width: 3px;
  height: 60px;
  background: var(--gold);
}
.value-card .eyebrow { margin-bottom: 1.2rem; }
.value-card h3 { margin-bottom: 1rem; }
.value-card p { color: var(--mist); line-height: 1.8; }

/* ---------- TWO COL ---------- */
.two-col {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: clamp(2rem, 5vw, 5rem);
  align-items: center;
}
.two-col img { width: 100%; height: 100%; object-fit: cover; aspect-ratio: 1/1.05; border-radius: var(--radius); }

/* ---------- RESPONSIVE ---------- */
@media (max-width: 1024px) {
  .services-grid { grid-template-columns: repeat(2, 1fr); }
  .listings-grid { grid-template-columns: repeat(2, 1fr); }
  .t-grid { grid-template-columns: repeat(2, 1fr); }
  .stats-grid { grid-template-columns: repeat(2, 1fr); }
  .stat:nth-child(2) { border-right: none; }
  .stat:nth-child(1), .stat:nth-child(2) { border-bottom: 1px solid var(--graphite); }
  .footer-grid { grid-template-columns: 1fr 1fr; }
  .intro-grid { grid-template-columns: 1fr; }
  .intro-photo { max-width: 480px; margin: 0 auto; }
  .contact-grid { grid-template-columns: 1fr; }
  .two-col { grid-template-columns: 1fr; }
  .values-grid { grid-template-columns: 1fr; }
}

@media (max-width: 768px) {
  body { font-size: 15px; }
  .nav-links, .nav-cta { display: none; }
  .nav-toggle { display: block; }
  .nav-links.mobile-open {
    display: flex;
    position: fixed;
    inset: 0;
    background: var(--black);
    flex-direction: column;
    justify-content: center;
    align-items: center;
    gap: 2rem;
    z-index: 1050;
    padding: 4rem 2rem;
  }
  .nav-links.mobile-open a { font-size: 1rem; letter-spacing: 0.3em; }

  .hero { padding-top: 80px; min-height: 92vh; }
  .hero-credentials { display: none; }
  .hero-cta { flex-direction: column; align-items: flex-start; }
  .hero-cta .btn { width: 100%; justify-content: center; }
  .hero-marker { bottom: 1.5rem; }

  .services-grid { grid-template-columns: 1fr; }
  .listings-grid { grid-template-columns: 1fr; }
  .t-grid { grid-template-columns: 1fr; }
  .footer-grid { grid-template-columns: 1fr; gap: 2.5rem; }
  .stats-grid { grid-template-columns: 1fr 1fr; }
  .form-grid.two { grid-template-columns: 1fr; }
  .cta-inner { flex-direction: column; text-align: center; align-items: center; padding: 3rem 0; }
  .cta-inner .btn { margin: 0 auto; }
  .floating { right: 1rem; }
  .float-btn { width: 48px; height: 48px; }

  .page-hero { min-height: 50vh; padding: 8rem 0 3rem; }

  .footer-bottom { flex-direction: column; text-align: center; }
}

@media (max-width: 480px) {
  .stats-grid { grid-template-columns: 1fr; }
  .stat { border-right: none !important; border-bottom: 1px solid var(--graphite); }
  .stat:last-child { border-bottom: none; }
  .listings-filter { gap: 0.3rem; }
  .filter-btn { padding: 0.55rem 1rem; font-size: 0.65rem; }
}

/* Print */
@media print {
  .nav, .floating, .hero-marker { display: none; }
  body { background: white; color: black; }
}



.timeline-item {
    margin-bottom: 40px;
}