/* ── Variables ───────────────────────────────────────────── */
:root {
  --gold:       #c9a84c;
  --gold-lt:    #e8c97a;
  --gold-dk:    #9a7a2e;
  --ink:        #0d0d0d;
  --paper:      #f8f6f1;
  --paper-warm: #f0ece3;
  --rule:       rgba(10,10,10,0.1);
  --white:      #ffffff;
  --off-white:  #faf8f4;
  --muted:      #7a7a7a;
  --muted-lt:   #b8b8b8;
  --font-serif: 'Cormorant Garamond', Georgia, serif;
  --font-sans:  'Inter', system-ui, -apple-system, sans-serif;
  --ease-expo:  cubic-bezier(0.16, 1, 0.3, 1);
  --ease-back:  cubic-bezier(0.34, 1.56, 0.64, 1);
  --nav-h:      80px;
  --radius:     4px;
}
[data-theme="dark"] {
  --ink:        #ede9e0;
  --paper:      #141410;
  --paper-warm: #1c1b16;
  --rule:       rgba(237,233,224,0.08);
  --white:      #0f0f0c;
  --off-white:  #0f0f0c;
  --muted:      #6a6a62;
  --muted-lt:   #3a3a34;
}
[data-theme="dark"] body { background:#0f0f0c; color:#ede9e0; }
[data-theme="dark"] .site-nav.scrolled { border-bottom-color:rgba(237,233,224,0.08); }
[data-theme="dark"] .nav-mobile-menu { background:#0f0f0c; }
[data-theme="dark"] .properties-section { background:#0f0f0c; }
[data-theme="dark"] .about-section { background:#141410; }
[data-theme="dark"] .services-section { background:#0f0f0c; }
[data-theme="dark"] .insights-section { background:#141410; }
[data-theme="dark"] .contact-section { background:#0f0f0c; }
[data-theme="dark"] .site-footer { background:#080806; }
[data-theme="dark"] .prop-card-body { background:#1c1b16; }
[data-theme="dark"] .prop-card-img { background:#242318; }
[data-theme="dark"] .service-card { background:#1c1b16; border-color:rgba(237,233,224,0.06); }
[data-theme="dark"] .insight-card-body { background:#1c1b16; }
[data-theme="dark"] .property-specs-bar { background:#141410; border-color:rgba(237,233,224,0.06); }
[data-theme="dark"] .property-sidebar-card { background:#1c1b16; border-color:rgba(237,233,224,0.06); }
[data-theme="dark"] .property-sidebar-row { border-color:rgba(237,233,224,0.06); }
[data-theme="dark"] .property-nav { border-color:rgba(237,233,224,0.08); }
[data-theme="dark"] .property-nav-item { border-color:rgba(237,233,224,0.08); }
[data-theme="dark"] .form-input { color:#ede9e0; border-color:rgba(237,233,224,0.12); }
[data-theme="dark"] .form-input:focus { border-color:var(--gold); }
[data-theme="dark"] .form-line { background:var(--gold); }
[data-theme="dark"] .filter-btn { border-color:rgba(237,233,224,0.15); color:var(--muted); }
[data-theme="dark"] .filter-btn:hover { border-color:var(--gold); color:var(--gold); }
[data-theme="dark"] .filter-btn.active { background:var(--gold); border-color:var(--gold); color:#0f0f0c; }
[data-theme="dark"] .section-eyebrow { color:var(--gold); }
[data-theme="dark"] .section-eyebrow::before { background:var(--gold); }
[data-theme="dark"] .not-found { background:#0f0f0c; }
[data-theme="dark"] .property-hero-bg--empty { background:#1c1b16; }
[data-theme="dark"] .footer-bottom { border-color:rgba(237,233,224,0.06); }
[data-theme="dark"] .footer-nav-col a { color:rgba(237,233,224,0.45); }
[data-theme="dark"] .footer-nav-col a:hover { color:var(--gold); }
[data-theme="dark"] .contact-detail { border-color:rgba(237,233,224,0.08); }
[data-theme="dark"] .contact-detail:hover { background:rgba(237,233,224,0.04); }
[data-theme="dark"] .contact-detail-icon { border-color:rgba(237,233,224,0.12); color:rgba(237,233,224,0.4); }
[data-theme="dark"] .gallery-frame { background:#242318; }

/* ── Theme Toggle ────────────────────────────────────────── */
.theme-toggle {
  width:40px; height:40px; border-radius:50%;
  border:1px solid var(--rule); background:none; cursor:pointer;
  display:flex; align-items:center; justify-content:center;
  font-size:1rem; color:var(--muted);
  transition:color 0.25s, border-color 0.25s, transform 0.3s var(--ease-back);
  flex-shrink:0; position:relative;
}
.theme-toggle:hover { color:var(--gold); border-color:var(--gold); transform:scale(1.1); }
.toggle-icon-light, .toggle-icon-dark { position:absolute; transition:opacity 0.25s, transform 0.3s; }
.toggle-icon-dark  { opacity:0; transform:scale(0.6); }
.toggle-icon-light { opacity:1; transform:scale(1); }
[data-theme="dark"] .toggle-icon-light { opacity:0; transform:scale(0.6); }
[data-theme="dark"] .toggle-icon-dark  { opacity:1; transform:scale(1); }
.theme-toggle--desktop { display:flex; }
#themeToggle { display:none; }
@media (max-width:768px) {
  #themeToggle { display:flex; }
  .theme-toggle--desktop { display:none !important; }
}

/* ── Reset ───────────────────────────────────────────────── */
*, *::before, *::after { box-sizing:border-box; margin:0; padding:0; }
html { scroll-behavior:smooth; -webkit-font-smoothing:antialiased; font-size:18px; overflow-x:clip; background:var(--paper); margin:0; padding:0; overscroll-behavior-y:none; }
body { font-family:var(--font-sans); background:var(--paper); color:var(--ink); line-height:1.65; overflow-x:clip; margin:0; padding:0; overscroll-behavior-y:none; }
img, video { max-width:100%; height:auto; display:block; }
header { margin:0; padding:0; }
a { color:inherit; text-decoration:none; }
button { cursor:pointer; border:none; background:none; font:inherit; }
ul, ol { list-style:none; }

/* ── Typography ──────────────────────────────────────────── */
.section-eyebrow {
  font-size:0.65rem; letter-spacing:0.25em; text-transform:uppercase;
  color:var(--gold); margin-bottom:1rem;
  display:flex; align-items:center; gap:0.75rem;
}
.section-eyebrow::before {
  content:''; display:inline-block; width:28px; height:1px;
  background:var(--gold); flex-shrink:0;
}
.section-title {
  font-family:var(--font-serif); font-weight:300;
  font-size:clamp(2.2rem, 4vw, 3.8rem);
  line-height:1.0; letter-spacing:-0.02em; color:var(--ink);
}
.section-title em { font-style:italic; color:var(--gold); }

/* ── Buttons ─────────────────────────────────────────────── */
.btn-primary {
  display:inline-flex; align-items:center; gap:0.75rem;
  font-size:0.75rem; letter-spacing:0.15em; text-transform:uppercase;
  color:#0d0d0d; background:var(--gold); border:1px solid var(--gold);
  padding:0.9rem 2rem; border-radius:var(--radius);
  transition:background 0.3s, color 0.3s, gap 0.3s var(--ease-expo); font-weight:500;
}
.btn-primary:hover { background:var(--gold-dk); border-color:var(--gold-dk); gap:1.1rem; }
.btn-primary--full { width:100%; justify-content:center; }
.btn-ghost {
  display:inline-flex; align-items:center; gap:0.75rem;
  font-size:0.75rem; letter-spacing:0.15em; text-transform:uppercase;
  color:var(--ink); background:none; border:1px solid var(--rule);
  padding:0.9rem 2rem; border-radius:var(--radius);
  transition:border-color 0.3s, color 0.3s, gap 0.3s var(--ease-expo);
}
.btn-ghost:hover { border-color:var(--gold); color:var(--gold); gap:1.1rem; }
.btn-ghost--sm { padding:0.65rem 1.25rem; font-size:0.7rem; }

/* -- Navigation -------------------------------------------- */
.site-nav {
  position:fixed; top:0; left:0; width:100%; height:var(--nav-h); z-index:1000;
  background:rgba(13,13,10,0.92);
  backdrop-filter:blur(24px); -webkit-backdrop-filter:blur(24px);
  border-bottom:none;
  transition:background 0.5s ease;
}
.site-nav.scrolled {
  background:rgba(13,13,10,0.92);
  backdrop-filter:blur(24px); -webkit-backdrop-filter:blur(24px);
  border-bottom:1px solid rgba(237,233,224,0.08);
}
@media (max-width:768px) {
  .site-nav:not(.scrolled) { border-bottom-width:0; }
}
[data-theme="light"] .site-nav.scrolled { border-bottom-color:rgba(237,233,224,0.08); }
.nav-inner {
  max-width:1664px; margin:0 auto; padding:0 3rem; height:100%;
  display:flex; align-items:center;
}
.nav-logo { display:flex; align-items:baseline; gap:0.75rem; flex-shrink:0; margin-right:auto; }
.nav-logo-img { height:44px; width:auto; object-fit:contain; }
.logo-wordmark {
  font-family:var(--font-serif); font-size:1.5rem; font-weight:400;
  letter-spacing:0.22em; color:#ede9e0; white-space:nowrap; text-transform:uppercase; line-height:1;
}
[data-theme="light"] .site-nav.scrolled .logo-wordmark { color:#ede9e0; }
.logo-sub {
  font-size:0.6rem; letter-spacing:0.2em; text-transform:uppercase;
  color:rgba(237,233,224,0.45); white-space:nowrap; display:none;
}
@media (min-width:1px) { .logo-sub { display:inline; } }
[data-theme="light"] .site-nav.scrolled .logo-sub { color:rgba(237,233,224,0.45); }
.nav-links { display:flex; align-items:center; gap:2.5rem; margin:0 3rem; }
.nav-links a {
  font-size:0.62rem; letter-spacing:0.2em; text-transform:uppercase; font-weight:400;
  color:rgba(237,233,224,0.7); transition:color 0.3s; white-space:nowrap;
}
[data-theme="light"] .site-nav.scrolled .nav-links a { color:rgba(237,233,224,0.7); }
.nav-links a:hover { color:var(--gold); }
.nav-right { display:flex; align-items:center; gap:1rem; flex-shrink:0; margin-left:auto; }
.nav-book-btn {
  font-size:0.62rem; letter-spacing:0.2em; text-transform:uppercase; font-weight:400;
  color:var(--gold); border:1px solid rgba(201,168,76,0.5);
  padding:0.75rem 1.5rem; white-space:nowrap;
  transition:background 0.5s, color 0.5s, border-color 0.5s;
}
.nav-book-btn:hover { background:var(--gold); color:#0d0d0a; border-color:var(--gold); }
.nav-mobile-controls { display:none; align-items:center; gap:0.75rem; }
.nav-burger {
  display:none; flex-direction:column; justify-content:center; align-items:center; gap:6px;
  width:40px; height:40px; flex-shrink:0;
}
.nav-burger span { width:24px; height:1px; background:#ede9e0; transition:transform 0.35s var(--ease-expo); display:block; }
[data-theme="light"] .site-nav.scrolled .nav-burger span { background:#ede9e0; }
.nav-burger.open span:first-child { transform:translateY(7px) rotate(45deg); }
.nav-burger.open span:last-child  { transform:translateY(-7px) rotate(-45deg); }
.nav-mobile-menu {
  position:fixed; inset:0; background:#0d0d0a; z-index:999;
  display:flex; align-items:center; justify-content:center;
  opacity:0; pointer-events:none; transition:opacity 0.4s var(--ease-expo);
}
[data-theme="light"] .nav-mobile-menu { background:#0d0d0a; }
.nav-mobile-menu.open { opacity:1; pointer-events:all; }
.mobile-menu-inner { display:flex; flex-direction:column; align-items:center; gap:2.5rem; }
.nav-mobile-menu a {
  font-family:var(--font-serif); font-size:clamp(2rem,7vw,3.5rem);
  font-weight:300; color:#ede9e0; letter-spacing:-0.01em; transition:color 0.2s;
}
[data-theme="light"] .nav-mobile-menu a { color:#ede9e0; }
.nav-mobile-menu a:hover { color:var(--gold); }
.mobile-book-btn {
  font-family:var(--font-sans) !important; font-size:0.68rem !important;
  letter-spacing:0.2em !important; text-transform:uppercase !important;
  border:1px solid rgba(201,168,76,0.5) !important; color:var(--gold) !important;
  padding:0.75rem 2rem !important;
}
@media (max-width:1100px) { .nav-inner { padding:0 2rem; } .nav-links { gap:2rem; margin:0 2rem; } }
@media (max-width:900px) {
  .nav-links { display:none; }
  .nav-book-btn { display:none; }
  .nav-right { margin-left:0; }
  .nav-mobile-controls { display:flex; }
  .nav-burger { display:flex; }
  .theme-toggle--desktop { display:none !important; }
}
@media (max-width:768px) { :root { --nav-h:60px; } .nav-inner { padding:0 1.5rem; } }

/* ── Section Structure ───────────────────────────────────── */
.section { padding:8rem 4rem; }
.section-inner { max-width:1440px; margin:0 auto; }
.section-head {
  display:flex; align-items:flex-end; justify-content:space-between;
  margin-bottom:3.5rem; gap:2rem;
}
.section-head--center { flex-direction:column; align-items:center; text-align:center; }
.section-head--center .section-eyebrow::before { display:none; }
@media (max-width:768px) {
  .section { padding:4rem 1.5rem; }
  .section-head { flex-direction:column; align-items:flex-start; gap:1.5rem; }
}

/* ── Hero ────────────────────────────────────────────────── */
.hero {
  position:relative; width:100%; height:100svh; min-height:640px;
  overflow:hidden; display:flex; flex-direction:column;
  background:#0d0d0a; margin-top:0; padding-top:0;
}
@media (max-width:768px) {
  .hero { height:auto !important; min-height:0 !important; }
}
.hero-bg-img {
  position:absolute; inset:0; width:100%; height:100%; object-fit:cover;
  animation:heroZoom 18s ease-in-out infinite;
  will-change:transform;
}
@keyframes heroZoom { 0%{transform:scale(1)} 50%{transform:scale(1.07)} 100%{transform:scale(1)} }
.hero-overlay {
  position:absolute; inset:0;
  background:linear-gradient(
    to bottom,
    #0d0d0a 0%,
    rgba(13,13,10,0.75) 20%,
    rgba(13,13,10,0.45) 55%,
    #0d0d0a 100%
  );
}
.hero-body {
  position:relative; z-index:2; flex:1;
  display:flex; flex-direction:column; justify-content:flex-end;
  padding-bottom:5rem;
  padding-top:var(--nav-h);
}
.hero-inner {
  width:100%; max-width:1664px; margin:0 auto; padding:0 3rem;
}
.hero-eyebrow {
  font-size:0.65rem; letter-spacing:0.25em; text-transform:uppercase;
  color:var(--gold); margin-bottom:1.5rem; display:block;
  opacity:0; transform:translateY(20px);
}
.hero-rise { animation:heroRise 0.9s var(--ease-expo) forwards; }
@keyframes heroRise { to{opacity:1; transform:translateY(0);} }
.hero-title {
  font-family:var(--font-serif); font-weight:400;
  font-size:clamp(3.25rem, 8.5vw, 8.5rem);
  line-height:0.92; color:#ede9e0; margin-bottom:2rem;
  text-transform:uppercase; letter-spacing:0.01em;
  opacity:0; transform:translateY(20px);
}
.hero-title-sub {
  display:block;
  font-size:clamp(1rem, 3.4vw, 3.2rem);
  letter-spacing:0.3em; font-weight:300;
}
.hero-sub {
  font-size:1rem; font-weight:300; color:rgba(237,233,224,0.7);
  max-width:560px; line-height:1.75; margin-bottom:2.5rem;
  opacity:0; transform:translateY(20px);
}
.hero-actions {
  display:flex; align-items:center; gap:1rem; flex-wrap:wrap;
  margin-bottom:4rem;
  opacity:0; transform:translateY(20px);
}
.btn-hero-primary {
  font-size:0.65rem; letter-spacing:0.2em; text-transform:uppercase; font-weight:400;
  background:var(--gold); color:#0d0d0a;
  padding:1rem 2.25rem; border-radius:2px;
  transition:background 0.4s;
  white-space:nowrap; display:inline-block;
}
.btn-hero-primary:hover { background:var(--gold-lt); }
.btn-hero-ghost {
  font-size:0.65rem; letter-spacing:0.2em; text-transform:uppercase; font-weight:400;
  color:rgba(237,233,224,0.85); border:1px solid rgba(237,233,224,0.3);
  padding:1rem 2.25rem; border-radius:2px;
  transition:border-color 0.3s, color 0.3s;
  white-space:nowrap; display:inline-block;
}
.btn-hero-ghost:hover { border-color:var(--gold); color:var(--gold); }
.hero-scroll-hint {
  display:flex; align-items:center; gap:0.75rem;
  color:rgba(237,233,224,0.5);
  opacity:0; transform:translateY(20px);
}
.hero-scroll-text { font-size:0.62rem; letter-spacing:0.2em; text-transform:uppercase; }
.hero-scroll-arrow {
  color:var(--gold); font-size:1.6rem; line-height:1;
  animation:scrollBounce 2s ease-in-out infinite;
  text-shadow:
    0 0 8px rgba(201,168,76,0.9),
    0 0 20px rgba(201,168,76,0.6),
    0 0 40px rgba(201,168,76,0.3);
}
@keyframes scrollBounce { 0%,100%{transform:translateY(0)} 50%{transform:translateY(6px)} }
@media (max-width:768px) {
  .hero { min-height:0; height:auto; }
  .hero-body { padding-bottom:3rem; padding-top:calc(var(--nav-h) + 50px); justify-content:flex-start; }
  .hero-inner { padding:0 1.5rem; }
  .hero-title-sub { letter-spacing:0.15em; }
  .hero-actions { margin-bottom:2rem; }
}

/* ── Properties Section ──────────────────────────────────── */
.properties-section { background:var(--off-white); }
.filter-bar { display:flex; align-items:center; gap:0.5rem; flex-wrap:wrap; }
.filter-btn {
  font-size:0.68rem; letter-spacing:0.14em; text-transform:uppercase;
  color:var(--muted); background:none; border:1px solid var(--rule);
  padding:0.5rem 1.1rem; border-radius:2px; cursor:pointer;
  transition:border-color 0.25s, color 0.25s, background 0.25s;
}
.filter-btn:hover { border-color:var(--gold); color:var(--gold); }
.filter-btn.active { background:var(--gold); border-color:var(--gold); color:#0d0d0d; }

.prop-grid {
  display:grid; grid-template-columns:repeat(3, 1fr); gap:2rem;
}
.prop-card { border-radius:8px; overflow:hidden; background:var(--white); }
.prop-card-link { display:block; color:inherit; }
.prop-card-img {
  position:relative; aspect-ratio:4/3; overflow:hidden; background:var(--paper-warm);
}
.prop-card-img img {
  width:100%; height:100%; object-fit:cover;
  animation:cardZoom 6s ease-in-out infinite;
  will-change:transform;
}
.prop-card-link:hover .prop-card-img img { animation-play-state:paused; transform:scale(1.08); }
@keyframes cardZoom {
  0%   { transform:scale(1); }
  50%  { transform:scale(1.07); }
  100% { transform:scale(1); }
}
.prop-card-img-placeholder {
  width:100%; height:100%; display:flex; align-items:center; justify-content:center;
  color:var(--muted-lt); font-size:3rem;
}
.prop-card-badge {
  position:absolute; top:1rem; left:1rem;
  background:rgba(13,13,13,0.75); backdrop-filter:blur(8px);
  color:#ede9e0; font-size:0.6rem; letter-spacing:0.18em; text-transform:uppercase;
  padding:0.3rem 0.75rem; border-radius:2px;
}
.prop-card-body { padding:1.5rem; background:var(--white); }
[data-theme="dark"] .prop-card-body { background:#1c1b16; }
.prop-card-meta { display:flex; align-items:center; justify-content:space-between; margin-bottom:0.75rem; }
.prop-card-location { font-size:0.7rem; color:var(--muted); display:flex; align-items:center; gap:0.3rem; }
.prop-card-location i { color:var(--gold); font-size:0.65rem; }
.prop-card-price { font-size:0.8rem; font-weight:600; color:var(--gold); letter-spacing:0.02em; }
.prop-card-title {
  font-family:var(--font-serif); font-weight:400;
  font-size:clamp(1.3rem, 2vw, 1.7rem); line-height:1.1; letter-spacing:-0.01em;
  color:var(--ink); margin-bottom:0.6rem;
  transition:color 0.25s;
}
.prop-card-link:hover .prop-card-title { color:var(--gold); }
.prop-card-desc { font-size:0.82rem; color:var(--muted); line-height:1.7; margin-bottom:1rem; }
.prop-card-specs {
  display:flex; align-items:center; gap:1.25rem; flex-wrap:wrap;
  padding-top:0.75rem; border-top:1px solid var(--rule); margin-bottom:1rem;
}
.prop-card-specs span { font-size:0.7rem; color:var(--muted); display:flex; align-items:center; gap:0.3rem; }
.prop-card-specs i { color:var(--gold); font-size:0.65rem; }
.prop-card-cta {
  display:inline-flex; align-items:center; gap:0.4rem;
  font-size:0.68rem; letter-spacing:0.15em; text-transform:uppercase;
  color:var(--gold); border-bottom:1px solid rgba(201,168,76,0.3); padding-bottom:2px;
  transition:gap 0.3s var(--ease-expo), border-color 0.25s;
}
.prop-card-link:hover .prop-card-cta { gap:0.75rem; border-color:var(--gold); }
.no-content { text-align:center; color:var(--muted); font-size:0.9rem; padding:4rem 0; }

/* Fade-up */
.fade-up { opacity:0; transform:translateY(28px); transition:opacity 0.7s var(--ease-expo), transform 0.7s var(--ease-expo); }
.fade-up.visible { opacity:1; transform:translateY(0); }

@media (max-width:1100px) { .prop-grid { grid-template-columns:repeat(2,1fr); } }
@media (max-width:640px)  { .prop-grid { grid-template-columns:1fr; } }

/* ── About Section ───────────────────────────────────────── */
.about-section { background:var(--paper); }
.about-grid {
  display:grid; grid-template-columns:1fr 1fr; gap:6rem; align-items:center;
}
.about-img-wrap {
  position:relative; aspect-ratio:3/4; overflow:hidden; background:var(--paper-warm);
  opacity:0; transform:translateX(-40px);
  transition:opacity 1s var(--ease-expo), transform 1s var(--ease-expo);
}
.about-img-wrap.about-visible { opacity:1; transform:translateX(0); }
.about-img-wrap img { width:100%; height:100%; object-fit:cover; object-position:center top; }
.about-img-placeholder {
  width:100%; height:100%; display:flex; align-items:center; justify-content:center;
  color:var(--muted-lt); font-size:5rem;
}
.about-img-badge {
  position:absolute; bottom:2rem; right:-1.5rem;
  background:var(--gold); color:#0d0d0d;
  padding:1.25rem 1.5rem; border-radius:var(--radius);
  display:flex; flex-direction:column; align-items:center; gap:0.2rem;
  box-shadow:0 8px 32px rgba(201,168,76,0.3);
}
.about-img-badge-num {
  font-family:var(--font-serif); font-size:2rem; font-weight:400;
  line-height:1; letter-spacing:-0.02em;
}
.about-img-badge-label { font-size:0.6rem; letter-spacing:0.15em; text-transform:uppercase; opacity:0.8; }
.about-content {
  opacity:0; transform:translateX(40px);
  transition:opacity 1s var(--ease-expo) 0.2s, transform 1s var(--ease-expo) 0.2s;
}
.about-content.about-visible { opacity:1; transform:translateX(0); }
.about-bio { margin:1.75rem 0 2.5rem; }
.about-bio-p {
  font-size:0.95rem; color:var(--muted); line-height:1.9;
  padding-left:1.25rem; border-left:2px solid rgba(201,168,76,0.3);
  margin-bottom:1rem;
}
@media (max-width:900px) {
  .about-grid { grid-template-columns:1fr; gap:3rem; }
  .about-img-wrap { max-width:420px; }
  .about-img-badge { right:1rem; }
}

/* ── Services Section ────────────────────────────────────── */
.services-section { background:var(--off-white); }
.services-grid {
  display:grid; grid-template-columns:repeat(3,1fr); gap:1.5rem;
}
.service-card {
  background:var(--white); border:1px solid var(--rule);
  border-radius:8px; padding:2.5rem 2rem;
  position:relative; overflow:hidden;
  transition:border-color 0.3s, transform 0.4s var(--ease-expo), box-shadow 0.4s;
}
.service-card:hover {
  border-color:var(--gold); transform:translateY(-4px);
  box-shadow:0 16px 48px rgba(201,168,76,0.1);
}
.service-card-icon {
  width:48px; height:48px; border-radius:50%;
  border:1px solid rgba(201,168,76,0.3);
  display:flex; align-items:center; justify-content:center;
  font-size:1.2rem; color:var(--gold); margin-bottom:1.5rem;
  transition:background 0.3s, border-color 0.3s;
}
.service-card:hover .service-card-icon { background:var(--gold); color:#0d0d0d; border-color:var(--gold); }
.service-card-num {
  position:absolute; top:1.5rem; right:1.5rem;
  font-family:var(--font-serif); font-size:3rem; font-weight:300;
  color:var(--rule); line-height:1; letter-spacing:-0.04em;
  transition:color 0.3s;
}
.service-card:hover .service-card-num { color:rgba(201,168,76,0.15); }
.service-card-title {
  font-family:var(--font-serif); font-weight:400;
  font-size:clamp(1.2rem,1.8vw,1.6rem); line-height:1.1;
  color:var(--ink); margin-bottom:0.75rem;
}
.service-card-desc { font-size:0.82rem; color:var(--muted); line-height:1.75; }
@media (max-width:1024px) { .services-grid { grid-template-columns:repeat(2,1fr); } }
@media (max-width:600px)  { .services-grid { grid-template-columns:1fr; } }

/* ── Insights Section — Editorial Lovable Style ─────────── */
.insights-section { background:var(--paper); }
[data-theme="dark"] .insights-section { background:#141410; }
.insights-container { max-width:1664px; margin:0 auto; padding:8rem 3rem; }
@media (max-width:768px) { .insights-container { padding:4rem 1.5rem; } }

.insights-eyebrow {
  font-size:0.65rem; letter-spacing:0.25em; text-transform:uppercase;
  color:var(--gold); margin-bottom:1.5rem;
  display:flex; align-items:center; gap:0.75rem;
}
.insights-eyebrow::before {
  content:''; display:inline-block; width:28px; height:1px;
  background:var(--gold); flex-shrink:0;
}
.insights-heading {
  font-family:var(--font-serif); font-weight:300;
  font-size:clamp(2.2rem,5vw,3.75rem);
  line-height:1.08; letter-spacing:-0.02em; color:var(--ink);
  max-width:42rem;
}
.insights-rule {
  width:100%; height:1px;
  background:rgba(201,168,76,0.6);
  margin:3.5rem 0;
}

.insights-editorial-grid {
  display:grid;
  grid-template-columns:repeat(12,1fr);
  gap:2.5rem;
}
.insights-col-7  { grid-column:span 7; }
.insights-col-5  { grid-column:span 5; }
.insights-col-12 { grid-column:span 12; }

.insights-article-link { display:block; color:inherit; }

.insights-article-img {
  overflow:hidden; aspect-ratio:4/3;
}
.insights-article-img img {
  width:100%; height:100%; object-fit:cover; display:block;
  transition:transform 1400ms cubic-bezier(0.16,1,0.3,1);
}
.insights-article:hover .insights-article-img img { transform:scale(1.06); }
.insight-card-img-placeholder {
  width:100%; height:100%; display:flex; align-items:center; justify-content:center;
  color:var(--muted-lt); font-size:2.5rem; background:var(--paper-warm);
}

.insights-article-cat {
  font-size:0.62rem; letter-spacing:0.22em; text-transform:uppercase;
  color:var(--gold); margin:2rem 0 0;
}
.insights-article-title {
  font-family:var(--font-serif); font-weight:300;
  font-size:clamp(1.3rem,2vw,1.875rem); line-height:1.3;
  color:var(--ink); margin:1rem 0 0;
  transition:color 0.3s;
}
.insights-article:hover .insights-article-title { color:var(--gold); }

.insights-article-bar {
  margin-top:1.25rem; height:1px; width:2.5rem;
  background:var(--gold);
  transition:width 700ms cubic-bezier(0.16,1,0.3,1);
}
.insights-article:hover .insights-article-bar { width:6rem; }

@media (max-width:1024px) {
  .insights-col-7, .insights-col-5 { grid-column:span 6; }
}
@media (max-width:768px) {
  .insights-editorial-grid { grid-template-columns:1fr; gap:3rem; }
  .insights-col-7, .insights-col-5, .insights-col-12 { grid-column:span 1; }
}

/* -- Contact Section --------------------------------------- */
.contact-section { background:var(--off-white); }
[data-theme="dark"] .contact-section { background:#0f0f0c; }
.contact-lv-grid {
  max-width:1664px; margin:0 auto; padding:7rem 3rem;
  display:grid; grid-template-columns:1fr 1fr; gap:6rem; align-items:start;
}
@media (max-width:900px) { .contact-lv-grid { grid-template-columns:1fr; gap:3.5rem; padding:4rem 1.5rem; } }
.contact-lv-eyebrow {
  font-size:0.65rem; letter-spacing:0.25em; text-transform:uppercase;
  color:var(--gold); margin-bottom:1.5rem;
  display:flex; align-items:center; gap:0.75rem;
}
.contact-lv-eyebrow::before { content:""; display:inline-block; width:28px; height:1px; background:var(--gold); flex-shrink:0; }
.contact-lv-name {
  font-family:var(--font-serif); font-weight:300;
  font-size:clamp(2rem,4vw,3rem); line-height:1.1; color:var(--ink); margin-bottom:0.5rem;
}
[data-theme="dark"] .contact-lv-name { color:#ede9e0; }
.contact-lv-role { font-size:0.65rem; letter-spacing:0.2em; text-transform:uppercase; color:var(--muted); }
.contact-lv-rule { width:100%; height:1px; background:rgba(201,168,76,0.6); margin:2.5rem 0; }
.contact-lv-dl { display:flex; flex-direction:column; }
.contact-lv-row {
  display:flex; align-items:baseline; gap:1.5rem;
  padding:1.25rem 0; border-bottom:1px solid var(--rule);
}
[data-theme="dark"] .contact-lv-row { border-color:rgba(237,233,224,0.06); }
.contact-lv-row:first-child { border-top:1px solid var(--rule); }
[data-theme="dark"] .contact-lv-row:first-child { border-color:rgba(237,233,224,0.06); }
.contact-lv-row dt {
  font-size:0.62rem; letter-spacing:0.22em; text-transform:uppercase;
  color:var(--muted); width:7rem; flex-shrink:0;
}
.contact-lv-row dd a { font-size:0.88rem; color:var(--ink); transition:color 0.3s; }
[data-theme="dark"] .contact-lv-row dd a { color:#ede9e0; }
.contact-lv-row dd a:hover { color:var(--gold); }
.contact-lv-quick { display:flex; gap:1rem; flex-wrap:wrap; margin-top:2.5rem; }
.contact-lv-quick-btn {
  font-size:0.62rem; letter-spacing:0.22em; text-transform:uppercase;
  border:1px solid rgba(201,168,76,0.6); color:var(--ink);
  padding:1rem 1.75rem; transition:background 0.5s, color 0.5s; display:inline-block;
}
[data-theme="dark"] .contact-lv-quick-btn { color:#ede9e0; }
.contact-lv-quick-btn:hover { background:var(--gold); color:#0d0d0a; border-color:var(--gold); }
.contact-lv-form-wrap {
  background:var(--white); border:1px solid var(--rule); padding:3rem;
}
[data-theme="dark"] .contact-lv-form-wrap { background:#1c1b16; border-color:rgba(237,233,224,0.06); }
.contact-lv-form-title {
  font-family:var(--font-serif); font-weight:300;
  font-size:1.75rem; color:var(--ink); margin-bottom:2.5rem;
}
[data-theme="dark"] .contact-lv-form-title { color:#ede9e0; }
.contact-lv-fields { display:flex; flex-direction:column; gap:2rem; }
.contact-lv-field { display:flex; flex-direction:column; gap:0.75rem; }
.contact-lv-label {
  font-size:0.62rem; letter-spacing:0.22em; text-transform:uppercase; color:var(--muted);
}
.contact-lv-input {
  width:100%; background:transparent; border:none; border-bottom:1px solid var(--rule);
  padding-bottom:0.75rem; font-size:0.9rem; color:var(--ink);
  font-family:var(--font-sans); outline:none; transition:border-color 0.3s;
}
[data-theme="dark"] .contact-lv-input { color:#ede9e0; border-color:rgba(237,233,224,0.12); }
.contact-lv-input:focus { border-bottom-color:var(--gold); }
.contact-lv-select { cursor:pointer; -webkit-appearance:none; appearance:none; }
.contact-lv-select option { background:var(--paper); color:var(--ink); }
[data-theme="dark"] .contact-lv-select option { background:#1c1b16; color:#ede9e0; }
.contact-lv-textarea { resize:none; }
.contact-lv-submit {
  margin-top:3rem; width:100%;
  font-size:0.62rem; letter-spacing:0.22em; text-transform:uppercase;
  background:var(--ink); color:var(--paper); padding:1rem;
  border:none; cursor:pointer; transition:background 0.5s;
}
.contact-lv-submit:hover { background:var(--gold); color:#0d0d0a; }
[data-theme="dark"] .contact-lv-submit { background:#ede9e0; color:#0d0d0a; }
[data-theme="dark"] .contact-lv-submit:hover { background:#c9a84c; }
.form-errors { margin-bottom:1.5rem; padding:1rem 1.25rem; border-left:2px solid #c0392b; }
.form-errors p { font-size:0.85rem; color:#c0392b; margin:0.2rem 0; }
.form-success { padding:3rem 2rem; border:1px solid var(--rule); text-align:center; }
.form-success-icon { width:56px; height:56px; border-radius:50%; border:1px solid var(--gold); display:flex; align-items:center; justify-content:center; font-size:1.4rem; color:var(--gold); margin:0 auto 1.25rem; }
.form-success h3 { font-family:var(--font-serif); font-size:1.8rem; font-weight:300; margin-bottom:0.5rem; }
.form-success p { color:var(--muted); font-size:0.88rem; }

/* ── Footer ──────────────────────────────────────────────── */
.site-footer { background:var(--ink); color:rgba(255,255,255,0.5); padding:5rem 2.5rem 2.5rem; }
.footer-inner { max-width:1440px; margin:0 auto; }
.footer-top { display:grid; grid-template-columns:2fr 1fr 1fr; gap:4rem; margin-bottom:4rem; }
.footer-wordmark {
  font-family:var(--font-serif); font-size:1.8rem; font-weight:300;
  color:rgba(255,255,255,0.9); letter-spacing:0.02em; display:block; margin-bottom:0.4rem;
}
.footer-tagline { font-size:0.62rem; letter-spacing:0.2em; text-transform:uppercase; color:var(--gold); display:block; margin-bottom:1rem; }
.footer-desc { font-size:0.82rem; color:rgba(255,255,255,0.35); line-height:1.75; max-width:320px; }
.footer-col-label { font-size:0.6rem; letter-spacing:0.22em; text-transform:uppercase; color:rgba(255,255,255,0.25); margin-bottom:1.25rem; display:block; }
.footer-nav-col { display:flex; flex-direction:column; gap:0.75rem; }
.footer-nav-col a { font-size:0.82rem; color:rgba(255,255,255,0.45); transition:color 0.25s; }
.footer-nav-col a:hover { color:var(--gold); }
.footer-bottom {
  display:flex; align-items:center; justify-content:space-between;
  padding-top:2rem; border-top:1px solid rgba(255,255,255,0.07);
}
.footer-copy { font-size:0.68rem; color:rgba(255,255,255,0.2); }
.footer-social { display:flex; gap:1rem; }
.footer-social a {
  width:36px; height:36px; border-radius:50%;
  border:1px solid rgba(255,255,255,0.1);
  display:flex; align-items:center; justify-content:center;
  font-size:0.9rem; color:rgba(255,255,255,0.4);
  transition:border-color 0.25s, color 0.25s, transform 0.3s var(--ease-back);
}
.footer-social a:hover { border-color:var(--gold); color:var(--gold); transform:translateY(-3px); }
@media (max-width:900px) { .footer-top { grid-template-columns:1fr 1fr; gap:2.5rem; } }
@media (max-width:600px) {
  .footer-top { grid-template-columns:1fr; gap:2rem; }
  .footer-bottom { flex-direction:column; gap:1.25rem; align-items:flex-start; }
  .site-footer { padding:3.5rem 1.25rem 2rem; }
}

/* ── Property Detail Page ────────────────────────────────── */
.property-page { padding-top:0; }
.not-found {
  min-height:80vh; display:flex; flex-direction:column;
  align-items:center; justify-content:center; gap:1.5rem; text-align:center;
  padding:2rem;
}
.not-found h1 { font-family:var(--font-serif); font-size:3rem; font-weight:300; }

/* Hero */
.property-hero {
  min-height:80vh; display:flex; flex-direction:column; justify-content:flex-end;
  position:relative; overflow:hidden; margin-top:var(--nav-h);
}
.property-hero-bg { position:absolute; inset:0; }
.property-hero-bg img { width:100%; height:100%; object-fit:cover; }
.property-hero-overlay {
  position:absolute; inset:0;
  background:linear-gradient(to top, rgba(10,10,10,0.85) 0%, rgba(10,10,10,0.2) 60%, transparent 100%);
}
.property-hero-bg--empty { background:linear-gradient(135deg,#1a1710,#0d0d0d); }
.property-hero-content { position:relative; z-index:2; padding:3rem 2.5rem 4rem; max-width:1440px; margin:0 auto; width:100%; }
.property-breadcrumb {
  display:flex; align-items:center; gap:0.5rem;
  font-size:0.62rem; letter-spacing:0.15em; text-transform:uppercase;
  color:rgba(255,255,255,0.45); margin-bottom:1.25rem;
}
.property-breadcrumb a { color:rgba(255,255,255,0.45); transition:color 0.2s; }
.property-breadcrumb a:hover { color:var(--gold); }
.property-breadcrumb i { font-size:0.55rem; color:rgba(255,255,255,0.25); }
.property-hero-title {
  font-family:var(--font-serif); font-weight:300;
  font-size:clamp(2.5rem,6vw,6rem); line-height:0.92;
  letter-spacing:-0.025em; color:#ede9e0; margin-bottom:1rem;
}
.property-hero-location { font-size:0.82rem; color:rgba(237,233,224,0.55); display:flex; align-items:center; gap:0.4rem; margin-bottom:1rem; }
.property-hero-location i { color:var(--gold); }
.property-hero-tags { display:flex; gap:0.5rem; flex-wrap:wrap; }
.property-tag {
  font-size:0.6rem; letter-spacing:0.15em; text-transform:uppercase;
  color:rgba(237,233,224,0.7); border:1px solid rgba(237,233,224,0.2);
  padding:0.25rem 0.75rem; border-radius:2px;
}
.property-price-badge {
  position:absolute; top:calc(var(--nav-h) + 2rem); right:2.5rem; z-index:3;
  background:var(--gold); color:#0d0d0d;
  padding:1rem 1.5rem; border-radius:var(--radius);
  display:flex; flex-direction:column; align-items:flex-end; gap:0.15rem;
}
.property-price-label { font-size:0.58rem; letter-spacing:0.18em; text-transform:uppercase; opacity:0.7; }
.property-price-value { font-family:var(--font-serif); font-size:1.4rem; font-weight:400; line-height:1; }

/* Specs bar */
.property-specs-bar {
  background:var(--paper); border-top:1px solid var(--rule); border-bottom:1px solid var(--rule);
  padding:1.75rem 2.5rem;
}
.property-specs-inner {
  max-width:1440px; margin:0 auto; display:flex; align-items:center; gap:0; flex-wrap:wrap;
}
.property-spec { display:flex; flex-direction:column; align-items:center; gap:0.3rem; padding:0 3rem; text-align:center; }
.property-spec i { font-size:1.1rem; color:var(--gold); }
.property-spec-val { font-family:var(--font-serif); font-size:1.4rem; font-weight:400; color:var(--ink); line-height:1; }
.property-spec-label { font-size:0.6rem; letter-spacing:0.15em; text-transform:uppercase; color:var(--muted); }
.property-spec-div { width:1px; height:2.5rem; background:var(--rule); flex-shrink:0; }
@media (max-width:768px) {
  .property-specs-bar { padding:1.25rem; }
  .property-spec { padding:0 1.25rem; }
  .property-spec-div { display:none; }
}

/* Body */
.property-body { padding:4rem 2.5rem; background:var(--paper); }
.property-body-inner { max-width:1440px; margin:0 auto; }
.property-body-main { display:grid; grid-template-columns:1fr 340px; gap:4rem; align-items:start; }
.property-desc { font-size:1rem; color:var(--muted); line-height:1.9; }
.property-desc p + p { margin-top:1.25em; }

/* Gallery */
.property-gallery { margin-bottom:3rem; }
.property-gallery > .section-eyebrow { margin-bottom:1.5rem; }
.gallery-masonry { display:grid; grid-template-columns:repeat(3,1fr); gap:1.25rem; }
.gallery-item { break-inside:avoid; }
.gallery-frame { position:relative; border-radius:8px; overflow:hidden; background:var(--paper-warm); cursor:pointer; }

.gallery-frame:hover img { transform:scale(1.04); }
.gallery-frame--video { background:#000; }
.gallery-frame--video video { width:100%; display:block; }
.gallery-video-poster {
  position:absolute; inset:0; display:flex; align-items:center; justify-content:center;
  font-size:3rem; color:rgba(255,255,255,0.85); background:rgba(0,0,0,0.35);
  transition:opacity 0.3s; pointer-events:none;
}
.gallery-frame--video:hover .gallery-video-poster { opacity:0; }
.gallery-overlay {
  position:absolute; inset:0; background:rgba(0,0,0,0);
  display:flex; align-items:flex-end; justify-content:flex-end; padding:0.75rem;
  transition:background 0.3s;
}
.gallery-frame:hover .gallery-overlay { background:rgba(0,0,0,0.25); }
.gallery-zoom {
  width:36px; height:36px; border-radius:50%;
  background:rgba(255,255,255,0.9); color:#111; font-size:0.85rem;
  display:flex; align-items:center; justify-content:center;
  opacity:0; transform:scale(0.8);
  transition:opacity 0.25s, transform 0.25s var(--ease-back);
}
.gallery-frame:hover .gallery-zoom { opacity:1; transform:scale(1); }
@media (max-width:768px) { .gallery-masonry { columns:1; } }

/* Sidebar */
.property-sidebar { position:sticky; top:calc(var(--nav-h) + 2rem); }
.property-sidebar-card { background:var(--white); border:1px solid var(--rule); border-radius:8px; padding:2rem; }
.property-sidebar-title { font-family:var(--font-serif); font-size:1.2rem; font-weight:400; color:var(--ink); margin-bottom:1.5rem; }
.property-sidebar-row {
  display:flex; justify-content:space-between; align-items:center;
  padding:0.85rem 0; border-bottom:1px solid var(--rule);
}
.property-sidebar-label { font-size:0.65rem; letter-spacing:0.15em; text-transform:uppercase; color:var(--muted-lt); }
.property-sidebar-value { font-size:0.88rem; color:var(--ink); text-align:right; }
.property-sidebar-price { color:var(--gold); font-weight:600; font-size:1rem; }
.property-back-link {
  display:flex; align-items:center; gap:0.5rem; margin-top:1rem;
  font-size:0.68rem; letter-spacing:0.15em; text-transform:uppercase;
  color:var(--muted); transition:color 0.25s;
}
.property-back-link:hover { color:var(--gold); }

@media (max-width:1024px) {
  .property-body-inner { grid-template-columns:1fr; }
  .property-sidebar { position:static; }
}
@media (max-width:768px) {
  .property-body { padding:2.5rem 1.25rem; }
  .property-hero-content { padding:2rem 1.25rem 3rem; }
  .property-price-badge { top:auto; bottom:1rem; right:1.25rem; }
}

/* Lightbox */
#propLightbox {
  position:fixed; inset:0; background:rgba(0,0,0,0.95); z-index:9999;
  display:flex; align-items:center; justify-content:center;
  opacity:0; pointer-events:none; transition:opacity 0.3s;
}
#propLightbox.open { opacity:1; pointer-events:all; }
#propLbImg { max-width:92vw; max-height:92vh; object-fit:contain; border-radius:8px; display:block; transition:opacity 0.2s; }
#propLbClose {
  position:fixed; top:1.25rem; right:1.25rem; width:44px; height:44px;
  border-radius:50%; background:rgba(255,255,255,0.1); border:1px solid rgba(255,255,255,0.2);
  color:#fff; font-size:1.1rem; display:flex; align-items:center; justify-content:center;
  cursor:pointer; transition:background 0.2s; z-index:10000;
}
#propLbClose:hover { background:rgba(255,255,255,0.25); }
#propLbPrev, #propLbNext {
  position:fixed; top:50%; transform:translateY(-50%);
  width:48px; height:48px; border-radius:50%;
  background:rgba(255,255,255,0.1); border:1px solid rgba(255,255,255,0.15);
  color:#fff; font-size:1.1rem; display:flex; align-items:center; justify-content:center;
  cursor:pointer; transition:background 0.2s; z-index:10000;
}
#propLbPrev { left:1.25rem; }
#propLbNext { right:1.25rem; }
#propLbPrev:hover, #propLbNext:hover { background:rgba(255,255,255,0.22); }

/* Property Nav */
.property-nav {
  border-top:1px solid var(--rule); padding:0 2.5rem;
  max-width:1440px; margin:0 auto;
  display:grid; grid-template-columns:1fr 1fr;
}
.property-nav-item {
  padding:3rem 0; display:flex; flex-direction:column; gap:0.6rem;
  transition:opacity 0.25s;
}
.property-nav-item:hover { opacity:0.65; }
.property-nav-item--next { border-left:1px solid var(--rule); padding-left:3rem; align-items:flex-end; text-align:right; }
.property-nav-dir { font-size:0.62rem; letter-spacing:0.2em; text-transform:uppercase; color:var(--muted-lt); display:flex; align-items:center; gap:0.4rem; }
.property-nav-title { font-family:var(--font-serif); font-size:clamp(1.1rem,2vw,1.6rem); font-weight:400; color:var(--ink); line-height:1.1; }
.property-nav-thumb { width:72px; height:54px; object-fit:cover; border-radius:4px; }
@media (max-width:600px) {
  .property-nav { grid-template-columns:1fr; padding:0 1.25rem; }
  .property-nav-item--next { border-left:none; border-top:1px solid var(--rule); padding-left:0; align-items:flex-start; text-align:left; }
}

/* ── Toast ───────────────────────────────────────────────── */
.cp-toast {
  position:fixed; bottom:2rem; left:50%; transform:translateX(-50%) translateY(1.5rem);
  background:#1a1a1a; color:#fff; padding:0.85rem 1.75rem; border-radius:4px;
  font-size:0.82rem; display:flex; align-items:center; gap:0.6rem;
  z-index:9999; opacity:0; transition:opacity 0.35s var(--ease-expo), transform 0.35s var(--ease-expo);
  pointer-events:none; white-space:nowrap;
}
.cp-toast i { color:var(--gold); }
.cp-toast--in { opacity:1; transform:translateX(-50%) translateY(0); }

/* ── Section sub-heading ─────────────────────────────────── */
.section-sub {
  font-size:0.88rem; color:var(--muted); margin-top:0.75rem; line-height:1.7;
}

/* ── Property card redesign ──────────────────────────────── */
.prop-card-num {
  position:absolute; top:1rem; right:1rem;
  font-family:var(--font-serif); font-size:1.1rem; font-weight:300;
  color:rgba(237,233,224,0.7); letter-spacing:0.05em;
}
.prop-card-header-row {
  margin-bottom:0.5rem;
}
.prop-card-index {
  font-size:0.6rem; letter-spacing:0.2em; text-transform:uppercase; color:var(--muted);
}
.prop-card-location {
  font-size:0.78rem; color:var(--muted); display:flex; align-items:center; gap:0.3rem; margin-bottom:0.6rem;
}
.prop-card-location i { color:var(--gold); font-size:0.65rem; }
.prop-card-footer { margin-top:1rem; border-top:1px solid var(--rule); padding-top:1rem; display:flex; flex-direction:column; gap:0.5rem; }
.prop-card-specs-row { display:flex; justify-content:space-between; align-items:baseline; gap:1rem; }
.prop-spec-label { font-size:0.6rem; letter-spacing:0.15em; text-transform:uppercase; color:var(--muted-lt); flex-shrink:0; }
.prop-spec-val { font-size:0.8rem; color:var(--ink); text-align:right; }
.prop-spec-price { color:var(--gold); font-weight:500; }

/* ── Property Categories ─────────────────────────────────── */
.categories-section { background:var(--paper-warm); }
[data-theme="dark"] .categories-section { background:#141410; }
.cat-grid {
  display:grid; grid-template-columns:repeat(4,1fr); gap:1rem;
}
.cat-tile {
  background:var(--white); border:1px solid var(--rule);
  border-radius:8px; padding:2.5rem 1.5rem;
  display:flex; align-items:center; justify-content:center;
  cursor:pointer; transition:border-color 0.3s, background 0.3s, transform 0.4s var(--ease-expo);
  text-align:center;
}
[data-theme="dark"] .cat-tile { background:#1c1b16; border-color:rgba(237,233,224,0.06); }
.cat-tile:hover { border-color:var(--gold); transform:translateY(-3px); }
.cat-tile-name {
  font-family:var(--font-serif); font-size:clamp(1rem,1.5vw,1.3rem); font-weight:400;
  color:var(--ink); letter-spacing:-0.01em;
}
.cat-tile:hover .cat-tile-name { color:var(--gold); }
@media (max-width:900px) { .cat-grid { grid-template-columns:repeat(2,1fr); } }
@media (max-width:480px) { .cat-grid { grid-template-columns:1fr 1fr; } }

/* ── About section redesign ──────────────────────────────── */
.about-img-label {
  position:absolute; bottom:1.5rem; left:1.5rem; right:1.5rem;
  background:rgba(13,13,10,0.75); backdrop-filter:blur(8px);
  padding:0.75rem 1rem; border-radius:4px;
}
.about-img-label span {
  font-size:0.65rem; letter-spacing:0.18em; text-transform:uppercase; color:rgba(237,233,224,0.85);
}
.about-role {
  font-size:0.78rem; letter-spacing:0.12em; text-transform:uppercase;
  color:var(--gold); margin-bottom:1.5rem;
}
.about-tags {
  display:flex; flex-wrap:wrap; gap:0.5rem; margin:1.5rem 0 2rem;
}
.about-tags span {
  font-size:0.68rem; letter-spacing:0.1em; text-transform:uppercase;
  color:var(--muted); border:1px solid var(--rule);
  padding:0.35rem 0.85rem; border-radius:2px;
}
.about-meet-link {
  display:inline-flex; align-items:center; gap:0.6rem;
  font-size:0.75rem; letter-spacing:0.18em; text-transform:uppercase;
  color:var(--gold); border-bottom:1px solid rgba(201,168,76,0.4); padding-bottom:3px;
  transition:gap 0.3s var(--ease-expo);
}
.about-meet-link:hover { gap:1rem; }

/* ── Why section ─────────────────────────────────────────── */
.why-section { background:var(--paper); }
[data-theme="dark"] .why-section { background:#141410; }
.why-grid {
  display:grid; grid-template-columns:repeat(4,1fr); gap:2rem; margin-top:3rem;
}
.why-item {
  padding:2rem; border:1px solid var(--rule); border-radius:8px;
  transition:border-color 0.3s, transform 0.4s var(--ease-expo);
}
[data-theme="dark"] .why-item { border-color:rgba(237,233,224,0.06); }
.why-item:hover { border-color:var(--gold); transform:translateY(-4px); }
.why-num {
  font-family:var(--font-serif); font-size:2.5rem; font-weight:300;
  color:var(--rule); display:block; margin-bottom:1rem; line-height:1;
}
[data-theme="dark"] .why-num { color:rgba(237,233,224,0.08); }
.why-title {
  font-family:var(--font-serif); font-size:1.2rem; font-weight:400;
  color:var(--ink); margin-bottom:0.6rem;
}
.why-desc { font-size:0.82rem; color:var(--muted); line-height:1.75; }
@media (max-width:1024px) { .why-grid { grid-template-columns:repeat(2,1fr); } }
@media (max-width:600px)  { .why-grid { grid-template-columns:1fr; } }

/* ── Investment section ───────────────────────────────────── */
.investment-section {
  position:relative; overflow:hidden;
  background:#0d0d0a; padding:10rem 4rem;
}
.investment-bg-img {
  position:absolute; inset:0; width:100%; height:100%; object-fit:cover;
}
.investment-overlay {
  position:absolute; inset:0;
  background:linear-gradient(to right, rgba(13,13,10,0.92) 40%, rgba(13,13,10,0.5) 100%);
}
.investment-inner { position:relative; z-index:2; }
.investment-content { max-width:600px; }
.investment-eyebrow { color:var(--gold) !important; }
.investment-eyebrow::before { background:var(--gold) !important; }
.investment-title { color:#ede9e0 !important; }
.investment-title em { color:var(--gold); }
.investment-body {
  font-size:0.95rem; color:rgba(237,233,224,0.65); line-height:1.9;
  margin:1.75rem 0 2.5rem;
}
.investment-cta { display:inline-flex; }
@media (max-width:768px) { .investment-section { padding:6rem 1.5rem; } }

/* ── Client Journey ──────────────────────────────────────── */
.journey-section { background:var(--paper-warm); }
[data-theme="dark"] .journey-section { background:#141410; }
.journey-container { max-width:1664px; margin:0 auto; padding:7rem 3rem; }
@media (max-width:768px) { .journey-container { padding:4rem 1.5rem; } }
.journey-eyebrow {
  font-size:0.65rem; letter-spacing:0.25em; text-transform:uppercase;
  color:var(--gold); margin-bottom:1.5rem;
  display:flex; align-items:center; gap:0.75rem;
}
.journey-eyebrow::before { content:''; display:inline-block; width:28px; height:1px; background:var(--gold); flex-shrink:0; }
.journey-heading {
  font-family:var(--font-serif); font-weight:300;
  font-size:clamp(2rem,4vw,3.25rem); line-height:1.1; color:var(--ink); margin-bottom:4rem;
}
[data-theme="dark"] .journey-heading { color:#ede9e0; }
.journey-steps {
  display:grid; grid-template-columns:repeat(4,1fr); gap:2rem;
}
.journey-step-top {
  display:flex; align-items:center; gap:1rem;
}
.journey-num {
  font-family:var(--font-serif); font-size:2.5rem; font-weight:300;
  color:var(--gold); line-height:1; flex-shrink:0;
}
.journey-connector {
  flex:1; height:1px; background:rgba(201,168,76,0.4); display:block;
}
.journey-title {
  font-size:0.65rem; letter-spacing:0.22em; text-transform:uppercase;
  color:var(--ink); margin:2rem 0 1rem; font-weight:500;
}
[data-theme="dark"] .journey-title { color:#ede9e0; }
.journey-desc { font-size:0.85rem; color:var(--muted); line-height:1.75; max-width:18rem; }
@media (max-width:900px) {
  .journey-steps { grid-template-columns:repeat(2,1fr); }
  .journey-connector { display:none; }
}
@media (max-width:480px) { .journey-steps { grid-template-columns:1fr; } }

/* ── Testimonials ────────────────────────────────────────── */
.testimonials-section { background:var(--off-white); }
[data-theme="dark"] .testimonials-section { background:#0f0f0c; }
.testimonials-container { max-width:1664px; margin:0 auto; padding:7rem 3rem; }
@media (max-width:768px) { .testimonials-container { padding:4rem 1.5rem; } }
.testimonials-eyebrow {
  font-size:0.65rem; letter-spacing:0.25em; text-transform:uppercase;
  color:var(--gold); margin-bottom:0;
  display:flex; align-items:center; gap:0.75rem;
}
.testimonials-eyebrow::before { content:''; display:inline-block; width:28px; height:1px; background:var(--gold); flex-shrink:0; }
.testimonials-rule { width:100%; height:1px; background:rgba(201,168,76,0.6); margin:3rem 0 3.5rem; }
.testimonials-grid {
  display:grid; grid-template-columns:repeat(3,1fr); gap:2.5rem;
}
.testimonial-card {
  background:var(--white); border:1px solid var(--rule);
  padding:2.5rem;
  transition:border-color 0.3s;
}
[data-theme="dark"] .testimonial-card { background:#1c1b16; border-color:rgba(237,233,224,0.06); }
.testimonial-card:hover { border-color:var(--gold); }
.testimonial-stars { color:var(--gold); font-size:0.85rem; letter-spacing:0.3em; display:block; }
.testimonial-body {
  font-family:var(--font-serif); font-size:1.15rem; font-weight:300;
  color:var(--ink); line-height:1.55; margin:2rem 0 0;
}
[data-theme="dark"] .testimonial-body { color:rgba(237,233,224,0.9); }
.testimonial-footer {
  margin-top:2.5rem; padding-top:1.5rem; border-top:1px solid var(--rule);
  display:flex; flex-direction:column; gap:0.4rem;
}
[data-theme="dark"] .testimonial-footer { border-color:rgba(237,233,224,0.08); }
.testimonial-name { font-size:0.85rem; color:var(--ink); }
[data-theme="dark"] .testimonial-name { color:#ede9e0; }
.testimonial-role { font-size:0.62rem; letter-spacing:0.2em; text-transform:uppercase; color:var(--muted); }
@media (max-width:1024px) { .testimonials-grid { grid-template-columns:repeat(2,1fr); } }
@media (max-width:600px)  { .testimonials-grid { grid-template-columns:1fr; } }

/* ── Insight card link wrapper ───────────────────────────── */

/* ── Contact section redesign ────────────────────────────── */
/* -- Contact CTA Section ----------------------------------- */
.contact-cta-section {
  position:relative; overflow:hidden;
  background:#0d0d0a; padding:8rem 3rem;
  text-align:center;
}
.contact-cta-bg-img {
  position:absolute; inset:0; width:100%; height:100%; object-fit:cover; opacity:0.45;
}
.contact-cta-overlay {
  position:absolute; inset:0; background:rgba(13,13,10,0.7);
}
.contact-cta-inner {
  position:relative; z-index:2;
  max-width:1664px; margin:0 auto;
}
.contact-cta-heading {
  font-family:var(--font-serif); font-weight:300;
  font-size:clamp(2.5rem,6vw,4.5rem); line-height:1.08;
  color:#ede9e0; max-width:52rem; margin:0 auto;
}
.contact-cta-sub {
  font-size:0.88rem; color:rgba(237,233,224,0.6);
  max-width:36rem; margin:2rem auto 0; line-height:1.8;
}
.contact-cta-btns {
  display:flex; align-items:center; justify-content:center;
  gap:1rem; flex-wrap:wrap; margin-top:3rem;
}
.contact-cta-btn-primary {
  font-size:0.65rem; letter-spacing:0.2em; text-transform:uppercase; font-weight:400;
  background:var(--gold); color:#0d0d0a;
  padding:1rem 2.25rem; border-radius:2px;
  transition:background 0.5s; white-space:nowrap; display:inline-block;
}
.contact-cta-btn-primary:hover { background:var(--gold-lt); }
.contact-cta-btn-ghost {
  font-size:0.65rem; letter-spacing:0.2em; text-transform:uppercase; font-weight:400;
  color:rgba(237,233,224,0.85); border:1px solid rgba(237,233,224,0.3);
  padding:1rem 2.25rem; border-radius:2px;
  transition:border-color 0.5s, color 0.5s; white-space:nowrap; display:inline-block;
}
.contact-cta-btn-ghost:hover { border-color:var(--gold); color:var(--gold); }
@media (max-width:768px) { .contact-cta-section { padding:5rem 1.5rem; } }
.contact-info-name {
  font-family:var(--font-serif); font-size:clamp(1.5rem,2.5vw,2.2rem); font-weight:300;
  color:var(--ink); margin-bottom:0.3rem; line-height:1.1;
}
.contact-info-role {
  font-size:0.7rem; letter-spacing:0.15em; text-transform:uppercase;
  color:var(--muted); margin-bottom:2rem;
}
.contact-details { display:flex; flex-direction:column; gap:0; margin-bottom:2rem; }
.contact-detail {
  display:flex; align-items:baseline; gap:1.5rem;
  padding:0.85rem 0; border-bottom:1px solid var(--rule);
}
[data-theme="dark"] .contact-detail { border-color:rgba(237,233,224,0.06); }
.contact-detail-label {
  font-size:0.6rem; letter-spacing:0.18em; text-transform:uppercase;
  color:var(--muted-lt); width:80px; flex-shrink:0;
}
.contact-detail-value { font-size:0.88rem; color:var(--ink); transition:color 0.2s; }
a.contact-detail-value:hover { color:var(--gold); }
.contact-quick-btns { display:flex; gap:0.75rem; flex-wrap:wrap; margin-top:1.5rem; }
.contact-quick-btn {
  display:inline-flex; align-items:center; gap:0.5rem;
  font-size:0.68rem; letter-spacing:0.15em; text-transform:uppercase;
  padding:0.75rem 1.5rem; border-radius:2px; border:1px solid var(--rule);
  color:var(--ink); transition:background 0.3s, color 0.3s, border-color 0.3s;
}
.contact-quick-btn--wa { border-color:rgba(37,211,102,0.4); color:#25d366; }
.contact-quick-btn--wa:hover { background:#25d366; color:#fff; border-color:#25d366; }
.contact-quick-btn--tg { border-color:rgba(0,136,204,0.4); color:#0088cc; }
.contact-quick-btn--tg:hover { background:#0088cc; color:#fff; border-color:#0088cc; }
.contact-form-label {
  font-size:0.65rem; letter-spacing:0.2em; text-transform:uppercase;
  color:var(--muted); margin-bottom:1.5rem; display:block;
}
.form-select-input {
  width:100%; background:none; border:none; border-bottom:1px solid var(--rule);
  padding:1rem 0 0.5rem; font-size:0.95rem; color:var(--ink);
  font-family:var(--font-sans); outline:none; cursor:pointer;
  -webkit-appearance:none; appearance:none;
}
[data-theme="dark"] .form-select-input { color:#ede9e0; border-color:rgba(237,233,224,0.12); }
.form-select-input:focus { border-bottom-color:var(--gold); }
.form-select-input option { background:var(--paper); color:var(--ink); }
[data-theme="dark"] .form-select-input option { background:#1c1b16; color:#ede9e0; }

/* ── Footer redesign ─────────────────────────────────────── */
.footer-top { display:grid; grid-template-columns:2fr 1fr; gap:4rem; margin-bottom:4rem; }
.footer-made { font-size:0.68rem; color:rgba(255,255,255,0.2); }
.footer-heart { color:var(--gold); }
.footer-bottom { display:flex; align-items:center; justify-content:space-between; flex-wrap:wrap; gap:1rem; padding-top:2rem; border-top:1px solid rgba(255,255,255,0.07); }
@media (max-width:768px) {
  .footer-top { grid-template-columns:1fr; gap:2rem; }
  .footer-bottom { flex-direction:column; align-items:flex-start; }
}

/* ── Section sub-heading ─────────────────────────────────── */
.section-sub { font-size:0.88rem; color:var(--muted); margin-top:0.75rem; line-height:1.7; }

/* ── Property card redesign ──────────────────────────────── */
.prop-card-num {
  position:absolute; top:1rem; right:1rem;
  font-family:var(--font-serif); font-size:1.1rem; font-weight:300;
  color:rgba(237,233,224,0.7); letter-spacing:0.05em;
}
.prop-card-header-row { margin-bottom:0.5rem; }
.prop-card-index { font-size:0.6rem; letter-spacing:0.2em; text-transform:uppercase; color:var(--muted); }
.prop-card-location { font-size:0.78rem; color:var(--muted); display:flex; align-items:center; gap:0.3rem; margin-bottom:0.6rem; }
.prop-card-location i { color:var(--gold); font-size:0.65rem; }
.prop-card-footer { margin-top:1rem; border-top:1px solid var(--rule); padding-top:1rem; display:flex; flex-direction:column; gap:0.5rem; }
.prop-card-specs-row { display:flex; justify-content:space-between; align-items:baseline; gap:1rem; }
.prop-spec-label { font-size:0.6rem; letter-spacing:0.15em; text-transform:uppercase; color:var(--muted-lt); flex-shrink:0; }
.prop-spec-val { font-size:0.8rem; color:var(--ink); text-align:right; }
.prop-spec-price { color:var(--gold); font-weight:500; }

/* ── Property Categories ─────────────────────────────────── */
.categories-section { background:var(--paper-warm); }
[data-theme="dark"] .categories-section { background:#0f0f0c; }
.cat-grid {
  display:grid;
  grid-template-columns:repeat(4,1fr);
  gap:1.5rem;
}
.cat-tile {
  position:relative; overflow:hidden; border-radius:8px;
  aspect-ratio:3/4; cursor:pointer;
  background:var(--paper-warm);
  border:1px solid var(--rule);
  transition:transform 0.6s var(--ease-expo), box-shadow 0.6s, aspect-ratio 0.45s var(--ease-expo);
}
.cat-tile:hover { aspect-ratio:unset; min-height:calc(4/3 * 100%); }
[data-theme="dark"] .cat-tile { background:#1c1b16; border-color:rgba(237,233,224,0.06); }
.cat-tile:hover { transform:translateY(-6px); box-shadow:0 24px 60px rgba(0,0,0,0.25); }
.cat-tile-bg {
  position:absolute; inset:0; width:100%; height:100%; object-fit:cover;
  transition:transform 0.9s var(--ease-expo);
}
.cat-tile:hover .cat-tile-bg { transform:scale(1.08); }
.cat-tile-overlay {
  position:absolute; inset:0;
  background:linear-gradient(to top, rgba(10,10,10,0.88) 0%, rgba(10,10,10,0.3) 55%, rgba(10,10,10,0.1) 100%);
  transition:background 0.4s;
}
.cat-tile:hover .cat-tile-overlay {
  background:linear-gradient(to top, rgba(10,10,10,0.92) 0%, rgba(10,10,10,0.5) 60%, rgba(10,10,10,0.2) 100%);
}
.cat-tile-content {
  position:absolute; inset:0;
  display:flex; flex-direction:column; justify-content:flex-end;
  padding:1.75rem 1.5rem;
}
.cat-tile-count {
  font-size:0.6rem; letter-spacing:0.2em; text-transform:uppercase;
  color:var(--gold); margin-bottom:0.5rem; display:block;
  opacity:0; transform:translateY(8px);
  transition:opacity 0.35s var(--ease-expo), transform 0.35s var(--ease-expo);
}
.cat-tile:hover .cat-tile-count { opacity:1; transform:translateY(0); }
.cat-tile-name {
  font-family:var(--font-serif); font-size:clamp(1.2rem,1.8vw,1.6rem); font-weight:400;
  color:#ede9e0; line-height:1.1; margin-bottom:0;
  transition:margin-bottom 0.35s var(--ease-expo);
}
.cat-tile:hover .cat-tile-name { margin-bottom:0.6rem; }
.cat-tile-desc {
  font-size:0.78rem; color:rgba(237,233,224,0.65); line-height:1.65;
  max-height:0; overflow:visible; opacity:0;
  transition:max-height 0.5s var(--ease-expo), opacity 0.4s var(--ease-expo) 0.05s;
}
.cat-tile:hover .cat-tile-desc { max-height:200px; opacity:1; }
.cat-tile-cta {
  display:inline-flex; align-items:center; gap:0.4rem; margin-top:0.75rem;
  font-size:0.65rem; letter-spacing:0.18em; text-transform:uppercase;
  color:var(--gold); opacity:0; transform:translateY(6px);
  transition:opacity 0.35s var(--ease-expo) 0.1s, transform 0.35s var(--ease-expo) 0.1s, gap 0.3s;
}
.cat-tile:hover .cat-tile-cta { opacity:1; transform:translateY(0); }
.cat-tile:hover .cat-tile-cta:hover { gap:0.75rem; }
/* No-image fallback */
.cat-tile:not(:has(.cat-tile-bg)) .cat-tile-overlay { background:linear-gradient(135deg, rgba(201,168,76,0.12) 0%, rgba(13,13,10,0.6) 100%); }
.cat-tile:not(:has(.cat-tile-bg)) .cat-tile-name { color:var(--ink); }
[data-theme="dark"] .cat-tile:not(:has(.cat-tile-bg)) .cat-tile-name { color:#ede9e0; }
.cat-tile:not(:has(.cat-tile-bg)) .cat-tile-count { color:var(--gold); }
.cat-tile:not(:has(.cat-tile-bg)) .cat-tile-desc { color:var(--muted); }
.cat-tile:not(:has(.cat-tile-bg)) .cat-tile-cta { color:var(--gold); }
@media (max-width:1100px) { .cat-grid { grid-template-columns:repeat(2,1fr); } }
@media (max-width:480px)  { .cat-grid { grid-template-columns:1fr 1fr; gap:0.75rem; } .cat-tile { aspect-ratio:4/5; } }

/* ── About section redesign ──────────────────────────────── */
.about-img-label {
  position:absolute; bottom:1.5rem; left:1.5rem; right:1.5rem;
  background:rgba(13,13,10,0.75); backdrop-filter:blur(8px);
  padding:0.75rem 1rem; border-radius:4px;
}
.about-img-label span { font-size:0.65rem; letter-spacing:0.18em; text-transform:uppercase; color:rgba(237,233,224,0.85); }
.about-role { font-size:0.78rem; letter-spacing:0.12em; text-transform:uppercase; color:var(--gold); margin-bottom:1.5rem; }
.about-tags { display:flex; flex-wrap:wrap; gap:0.5rem; margin:1.5rem 0 2rem; }
.about-tags span {
  font-size:0.68rem; letter-spacing:0.1em; text-transform:uppercase;
  color:var(--muted); border:1px solid var(--rule); padding:0.35rem 0.85rem; border-radius:2px;
}
[data-theme="dark"] .about-tags span { border-color:rgba(237,233,224,0.1); }
.about-meet-link {
  display:inline-flex; align-items:center; gap:0.6rem;
  font-size:0.75rem; letter-spacing:0.18em; text-transform:uppercase;
  color:var(--gold); border-bottom:1px solid rgba(201,168,76,0.4); padding-bottom:3px;
  transition:gap 0.3s var(--ease-expo);
}
.about-meet-link:hover { gap:1rem; }

/* ── Why section ─────────────────────────────────────────── */
.why-section { background:var(--paper); }
[data-theme="dark"] .why-section { background:#141410; }
.why-grid { display:grid; grid-template-columns:repeat(4,1fr); gap:2rem; margin-top:3rem; }
.why-item {
  padding:2rem; border:1px solid var(--rule); border-radius:8px;
  transition:border-color 0.3s, transform 0.4s var(--ease-expo);
}
[data-theme="dark"] .why-item { border-color:rgba(237,233,224,0.06); }
.why-item:hover { border-color:var(--gold); transform:translateY(-4px); }
.why-num {
  font-family:var(--font-serif); font-size:2.5rem; font-weight:300;
  color:var(--rule); display:block; margin-bottom:1rem; line-height:1;
}
[data-theme="dark"] .why-num { color:rgba(237,233,224,0.08); }
.why-title { font-family:var(--font-serif); font-size:1.2rem; font-weight:400; color:var(--ink); margin-bottom:0.6rem; }
.why-desc { font-size:0.82rem; color:var(--muted); line-height:1.75; }
@media (max-width:1024px) { .why-grid { grid-template-columns:repeat(2,1fr); } }
@media (max-width:600px)  { .why-grid { grid-template-columns:1fr; } }

/* ── Investment section ───────────────────────────────────── */
.investment-section { position:relative; overflow:hidden; background:#0d0d0a; padding:10rem 4rem; }
.investment-bg-img { position:absolute; inset:0; width:100%; height:100%; object-fit:cover; }
.investment-overlay {
  position:absolute; inset:0;
  background:linear-gradient(to right, rgba(13,13,10,0.92) 40%, rgba(13,13,10,0.5) 100%);
}
.investment-inner { position:relative; z-index:2; }
.investment-content { max-width:600px; }
.investment-eyebrow { color:var(--gold) !important; }
.investment-eyebrow::before { background:var(--gold) !important; }
.investment-title { color:#ede9e0 !important; }
.investment-title em { color:var(--gold); }
.investment-body { font-size:0.95rem; color:rgba(237,233,224,0.65); line-height:1.9; margin:1.75rem 0 2.5rem; }
.investment-cta { display:inline-flex; }
@media (max-width:768px) { .investment-section { padding:6rem 1.5rem; } }


/* ── Contact section redesign ────────────────────────────── */
/* ── Footer redesign ─────────────────────────────────────── */
.footer-top { display:grid; grid-template-columns:2fr 1fr; gap:4rem; margin-bottom:4rem; }
.footer-made { font-size:0.68rem; color:rgba(255,255,255,0.2); }
.footer-heart { color:var(--gold); }
.footer-bottom { display:flex; align-items:center; justify-content:space-between; flex-wrap:wrap; gap:1rem; padding-top:2rem; border-top:1px solid rgba(255,255,255,0.07); }
@media (max-width:768px) { .footer-top { grid-template-columns:1fr; gap:2rem; } .footer-bottom { flex-direction:column; align-items:flex-start; } }

/* ── Insight Detail Page ─────────────────────────────────── */
.insight-page { padding-top:0; }
.insight-hero {
  min-height:60vh; display:flex; flex-direction:column; justify-content:flex-end;
  position:relative; overflow:hidden; margin-top:var(--nav-h); background:#0d0d0a;
}
.insight-hero-bg { position:absolute; inset:0; }
.insight-hero-bg img { width:100%; height:100%; object-fit:cover; }
.insight-hero-overlay {
  position:absolute; inset:0;
  background:linear-gradient(to top, rgba(10,10,10,0.9) 0%, rgba(10,10,10,0.3) 60%, transparent 100%);
}
.insight-hero-content { position:relative; z-index:2; padding:3rem 2.5rem 4rem; max-width:900px; margin:0 auto; width:100%; }
.insight-hero-cat {
  display:inline-block; background:var(--gold); color:#0d0d0d;
  font-size:0.6rem; letter-spacing:0.18em; text-transform:uppercase;
  padding:0.3rem 0.75rem; border-radius:2px; margin-bottom:1rem;
}
.insight-hero-title {
  font-family:var(--font-serif); font-weight:300;
  font-size:clamp(2rem,5vw,4rem); line-height:1.05;
  letter-spacing:-0.02em; color:#ede9e0; margin-bottom:1rem;
}
.insight-hero-date { font-size:0.72rem; letter-spacing:0.15em; text-transform:uppercase; color:rgba(237,233,224,0.45); }
.insight-body { padding:5rem 2.5rem; }
.insight-body-inner { max-width:720px; margin:0 auto; }
.insight-excerpt {
  font-family:var(--font-serif); font-size:1.25rem; font-weight:300;
  color:var(--ink); line-height:1.7; margin-bottom:2.5rem;
  padding-bottom:2.5rem; border-bottom:1px solid var(--rule);
}
.insight-content p { font-size:1rem; color:var(--muted); line-height:1.9; margin-bottom:1.5em; }
.insight-back { margin-top:3rem; padding-top:2rem; border-top:1px solid var(--rule); }
@media (max-width:768px) { .insight-hero-content { padding:2rem 1.25rem 3rem; } .insight-body { padding:3rem 1.25rem; } }

/* ── Why section — always dark obsidian, never affected by theme ── */
.why-section {
  background:#0d0d0a;
  padding:7rem 4rem;
  position:relative;
  overflow:hidden;
}
.why-section::before {
  content:'';
  position:absolute; inset:0; z-index:0; pointer-events:none;
  opacity:0.04;
  background-image:url("data:image/png;base64,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");
  background-repeat:repeat;
  background-size:128px 128px;
}
.why-inner {
  max-width:1664px; margin:0 auto; position:relative; z-index:1;
}
.why-eyebrow {
  font-size:0.65rem; letter-spacing:0.25em; text-transform:uppercase;
  color:var(--gold); margin-bottom:1.5rem;
  display:flex; align-items:center; gap:0.75rem;
}
.why-eyebrow::before {
  content:''; display:inline-block; width:28px; height:1px;
  background:var(--gold); flex-shrink:0;
}
.why-heading {
  font-family:var(--font-serif); font-weight:300;
  font-size:clamp(2.2rem,5vw,4rem);
  line-height:1.08; color:#ede9e0;
  max-width:48rem; margin-bottom:0;
}
.why-heading em { font-style:italic; color:#ede9e0; }
.why-rule {
  width:100%; height:1px;
  background:rgba(201,168,76,0.35);
  margin:4rem 0 0;
}
.why-grid {
  display:grid;
  grid-template-columns:repeat(4,1fr);
}
.why-item {
  padding:3rem 2rem 3rem 0;
  border-right:1px solid rgba(237,233,224,0.1);
}
.why-item:first-child { padding-left:0; }
.why-item:last-child  { border-right:none; }
.why-num {
  font-family:var(--font-serif); font-size:3.5rem; font-weight:300;
  color:rgba(201,168,76,0.75); display:block; line-height:1; margin-bottom:2rem;
}
.why-title {
  font-size:0.65rem; letter-spacing:0.22em; text-transform:uppercase;
  color:#ede9e0; margin-bottom:1rem; font-weight:400;
}
.why-desc {
  font-size:0.85rem; color:rgba(237,233,224,0.55); line-height:1.75;
}
@media (max-width:1024px) {
  .why-grid { grid-template-columns:repeat(2,1fr); }
  .why-item {
    border-bottom:1px solid rgba(237,233,224,0.1);
    border-right:none;
    padding:2.5rem 0;
  }
  .why-item:nth-child(odd) {
    border-right:1px solid rgba(237,233,224,0.1);
    padding-right:2rem;
  }
  .why-item:last-child,
  .why-item:nth-last-child(2):nth-child(odd) { border-bottom:none; }
}
@media (max-width:600px) {
  .why-section { padding:5rem 1.5rem; }
  .why-grid { grid-template-columns:1fr; }
  .why-item {
    border-right:none !important;
    padding-right:0 !important;
    border-bottom:1px solid rgba(237,233,224,0.1);
  }
  .why-item:last-child { border-bottom:none; }
}

/* -- Parallax containment ----------------------------------- */
.hero,
.investment-section,
.contact-cta-section,
.insight-hero,
.property-hero { overflow:hidden; }

.cat-tile { overflow:hidden; }
.cat-tile-bg { transform-origin:center center; }

.about-img-wrap { overflow:hidden; }
.about-img-wrap img { transform-origin:center top; }

/* -- Scroll animation initial states ----------------------- */
.about-img-wrap  { opacity:0; transform:translateX(-40px); }
.about-content   { opacity:0; transform:translateX(40px); }

/* -- Testimonials marquee ----------------------------------- */
.testimonials-section { background:var(--off-white); overflow:hidden; }
[data-theme="dark"] .testimonials-section { background:#0f0f0c; }
.testimonials-container { max-width:1664px; margin:0 auto; padding:7rem 3rem 3rem; }
@media (max-width:768px) { .testimonials-container { padding:4rem 1.5rem 2rem; } }

.testimonials-track-wrap {
  overflow:hidden;
  padding:1rem 0 5rem;
  cursor:grab;
  -webkit-mask:linear-gradient(to right, transparent 0%, black 8%, black 92%, transparent 100%);
  mask:linear-gradient(to right, transparent 0%, black 8%, black 92%, transparent 100%);
}
.testimonials-track-wrap:active { cursor:grabbing; }

.testimonials-track {
  display:flex;
  gap:1.5rem;
  width:max-content;
  animation:testimonialsScroll 40s linear infinite;
  will-change:transform;
}
.testimonials-track:hover { animation-play-state:paused; }

@keyframes testimonialsScroll {
  0%   { transform:translateX(0); }
  100% { transform:translateX(-50%); }
}

.testimonials-track .testimonial-card {
  width:380px;
  flex-shrink:0;
  background:var(--white);
  border:1px solid var(--rule);
  padding:2.5rem;
  transition:border-color 0.3s, transform 0.4s var(--ease-expo), box-shadow 0.4s;
}
[data-theme="dark"] .testimonials-track .testimonial-card { background:#1c1b16; border-color:rgba(237,233,224,0.06); }
.testimonials-track .testimonial-card:hover {
  border-color:var(--gold);
  transform:translateY(-6px);
  box-shadow:0 20px 48px rgba(201,168,76,0.12);
}
@media (max-width:768px) {
  .testimonials-track .testimonial-card { width:300px; padding:1.75rem; }
}

/* -- Hero typing animation ---------------------------------- */
.hero-title-typed {
  color:#ede9e0;
  text-shadow:
    0 0 20px rgba(201,168,76,0.9),
    0 0 50px rgba(201,168,76,0.6),
    0 0 100px rgba(201,168,76,0.3);
}
.hero-title-cursor {
  display:inline-block;
  color:var(--gold);
  font-weight:300;
  margin-left:2px;
  animation:cursorBlink 0.75s step-end infinite;
  text-shadow:
    0 0 12px rgba(201,168,76,1),
    0 0 30px rgba(201,168,76,0.8),
    0 0 60px rgba(201,168,76,0.4);
}
.hero-title-cursor.done { animation:none; opacity:0; }
@keyframes cursorBlink {
  0%,100% { opacity:1; }
  50%      { opacity:0; }
}

/* -----------------------------------------------------------
   MOBILE RESPONSIVENESS  = 480px
   ----------------------------------------------------------- */
@media (max-width:480px) {

  /* Base */
  html { font-size:15px; }

  /* -- Nav -- */
  :root { --nav-h:60px; }
  .nav-inner { padding:0 1.1rem; }
  .logo-wordmark { font-size:1.15rem; letter-spacing:0.12em; }
  .logo-sub { font-size:0.52rem; letter-spacing:0.15em; }

  /* -- Hero -- */
  .hero { min-height:0; height:auto; }
  .hero-body { padding-bottom:2rem; padding-top:calc(var(--nav-h) + 50px); justify-content:flex-start; }
  .hero-inner { padding:0 1.1rem; }
  .hero-title {
    font-size:clamp(2.4rem,13vw,3.8rem);
    line-height:0.95;
    margin-bottom:1.25rem;
  }
  .hero-title-sub {
    font-size:clamp(0.75rem,4vw,1.1rem);
    letter-spacing:0.12em;
    margin-top:0.4rem;
  }
  .hero-eyebrow { font-size:0.58rem; margin-bottom:1rem; }
  .hero-sub { font-size:0.88rem; margin-bottom:1.75rem; max-width:100%; }
  .hero-actions { flex-direction:column; align-items:flex-start; gap:0.75rem; margin-bottom:2rem; }
  .btn-hero-primary,
  .btn-hero-ghost { width:100%; text-align:center; justify-content:center; padding:0.9rem 1.5rem; }
  .hero-scroll-hint { display:none; }

  /* -- Section base -- */
  .section { padding:3rem 1.1rem; }
  .section-title { font-size:clamp(1.8rem,8vw,2.4rem); }
  .section-head { margin-bottom:2rem; gap:1rem; }
  .section-sub { font-size:0.82rem; }

  /* -- Properties -- */
  .prop-grid { grid-template-columns:1fr; gap:1.25rem; }
  .filter-bar { gap:0.4rem; }
  .filter-btn { font-size:0.62rem; padding:0.4rem 0.85rem; }
  .prop-card-body { padding:1.1rem; }
  .prop-card-title { font-size:1.2rem; }


  /* -- Categories -- */
  .cat-grid { grid-template-columns:1fr 1fr; gap:0.75rem; }
  .cat-tile { aspect-ratio:1/1; }
  .cat-tile-name { font-size:0.95rem; }
  .cat-tile-content { padding:0.85rem; }
  .cat-tile-count { opacity:1; transform:none; }
  .cat-tile-cta { opacity:1; transform:none; }
  /* -- About -- */
  .about-grid { grid-template-columns:1fr; gap:2rem; }
  .about-img-badge-num { font-size:1.5rem; }
  .about-bio-p { font-size:0.85rem; padding-left:0.85rem; }
  .about-tags { gap:0.4rem; }
  .about-tags span { font-size:0.6rem; padding:0.28rem 0.65rem; }

  /* -- Services -- */
  .services-grid { grid-template-columns:1fr; gap:1rem; }
  .service-card { padding:1.75rem 1.25rem; }

  /* -- Why -- */
  .why-section { padding:3.5rem 1.1rem; }
  .why-grid { grid-template-columns:1fr; }
  .why-item { padding:1.75rem 0; border-right:none !important; padding-right:0 !important; }
  .why-heading { font-size:clamp(1.8rem,7vw,2.4rem); }

  /* -- Investment -- */
  .investment-section { padding:4rem 1.1rem; }
  .investment-content { max-width:100%; }

  /* -- Journey -- */
  .journey-container { padding:3rem 1.1rem; }
  .journey-steps { grid-template-columns:1fr; gap:0; }
  .journey-step { padding:1.5rem 0; border-bottom:1px solid rgba(201,168,76,0.2); }
  .journey-step:last-child { border-bottom:none; }
  .journey-connector { display:none; }
  .journey-heading { font-size:clamp(1.7rem,7vw,2.2rem); margin-bottom:2rem; }
  .journey-num { font-size:2rem; }

  /* -- Testimonials -- */
  .testimonials-container { padding:3rem 1.1rem 1.5rem; }
  .testimonials-track .testimonial-card { width:82vw; padding:1.5rem; }
  .testimonial-body { font-size:1rem; }

  /* -- Insights -- */
  .insights-container { padding:3rem 1.1rem; }
  .insights-editorial-grid { grid-template-columns:1fr; gap:2rem; }
  .insights-col-7,.insights-col-5,.insights-col-12 { grid-column:span 1; }
  .insights-heading { font-size:clamp(1.7rem,7vw,2.2rem); }

  /* -- Contact CTA -- */
  .contact-cta-section { padding:3.5rem 1.1rem; }
  .contact-cta-heading { font-size:clamp(1.8rem,7vw,2.4rem); }
  .contact-cta-sub { font-size:0.82rem; }
  .contact-cta-btns { flex-direction:column; }
  .contact-cta-btn-primary,
  .contact-cta-btn-ghost { width:100%; text-align:center; }

  /* -- Contact form -- */
  .contact-lv-grid { grid-template-columns:1fr; gap:2.5rem; padding:3rem 1.1rem; }
  .contact-lv-name { font-size:clamp(1.5rem,6vw,2rem); }
  .contact-lv-form-wrap { padding:1.75rem 1.1rem; }
  .contact-lv-quick { gap:0.6rem; }
  .contact-lv-quick-btn { padding:0.75rem 1.1rem; font-size:0.6rem; }
  .contact-lv-row dt { width:5.5rem; font-size:0.58rem; }
  .contact-lv-row dd a { font-size:0.82rem; }
  .contact-lv-dl { display:none; }



  /* -- Footer -- */
  .site-footer { padding:3rem 1.1rem 1.75rem; }
  .footer-top { grid-template-columns:1fr; gap:1.75rem; margin-bottom:2.5rem; }
  .footer-wordmark { font-size:1.4rem; }
  .footer-bottom { flex-direction:column; align-items:flex-start; gap:1rem; }
  .footer-social a { width:32px; height:32px; font-size:0.82rem; }
}

/* -----------------------------------------------------------
   SMALL MOBILE  = 375px
   ----------------------------------------------------------- */
@media (max-width:375px) {
  html { font-size:14px; }
  .hero-title { font-size:clamp(2rem,12vw,3rem); }
  .cat-grid { grid-template-columns:1fr; }
  .testimonials-track .testimonial-card { width:90vw; }
  .contact-lv-row { flex-direction:column; gap:0.25rem; }
  .contact-lv-row dt { width:auto; }
}

/* ── View More / Less button ─────────────────────────────── */
.prop-view-more-wrap {
  text-align:center; margin-top:3rem;
}
.prop-view-more-btn {
  display:inline-flex; align-items:center; gap:0.6rem;
  font-size:0.72rem; letter-spacing:0.18em; text-transform:uppercase;
  color:var(--ink); border:1px solid var(--rule);
  padding:0.9rem 2.25rem; border-radius:2px; cursor:pointer;
  background:none; font-family:var(--font-sans);
  transition:border-color 0.3s, color 0.3s, gap 0.3s var(--ease-expo);
}
.prop-view-more-btn:hover { border-color:var(--gold); color:var(--gold); gap:0.9rem; }
[data-theme="dark"] .prop-view-more-btn { color:#ede9e0; }
.prop-view-more-wrap.hidden { display:none; }

/* ── Image loading optimisation ─────────────────────────── */
img { content-visibility:auto; }
.hero-bg-img { content-visibility:visible; }
.prop-card-img img,
.cat-tile-bg,
.about-img-wrap img,
.insights-article-img img,
.gallery-frame img {
  decoding:async;
}
/* Reserve space so images don't cause layout shift while loading */
.prop-card-img { background:var(--paper-warm); }
.insights-article-img { background:var(--paper-warm); }
.cat-tile { background:var(--paper-warm); }

/* ── Property page mobile ────────────────────────────────── */
@media (max-width:768px) {
  .property-hero { min-height:55vh; margin-top:var(--nav-h); }
  .property-hero-content { padding:1.5rem 1.25rem 2.5rem; }
  .property-hero-title { font-size:clamp(1.8rem,7vw,2.8rem); }
  .property-price-badge { top:auto; bottom:1rem; right:1.25rem; }

  .property-specs-bar { padding:1rem 1.25rem; overflow-x:auto; }
  .property-specs-inner { flex-wrap:nowrap; gap:0; justify-content:space-around; }
  .property-spec { padding:0 0.75rem; }
  .property-spec-div { display:none; }

  .property-body { padding:2rem 1.25rem; }
  .property-body-main { grid-template-columns:1fr; gap:2rem; }
  .property-sidebar { position:static; }
  .property-sidebar-card { padding:1.5rem 1.25rem; }

  .gallery-masonry { columns:1; }
  .gallery-masonry .gallery-item:first-child .gallery-frame img { height:240px; }
  .gallery-masonry .gallery-item:not(:first-child) .gallery-frame img { height:200px; }

  .property-nav { padding:0 1.25rem; }
  .property-nav-item { padding:2rem 0; }
  .property-nav-item--next { border-left:none; border-top:1px solid var(--rule); padding-left:0; align-items:flex-start; text-align:left; }
}

@media (max-width:480px) {
  .property-hero { min-height:50vh; }
  .property-hero-title { font-size:clamp(1.5rem,8vw,2.2rem); }
  .property-hero-location { font-size:0.75rem; }
  .property-hero-tags { gap:0.4rem; }
  .property-tag { font-size:0.55rem; padding:0.2rem 0.6rem; }

  .property-specs-inner { justify-content:flex-start; gap:0; }
  .property-spec { padding:0 0.6rem; }
  .property-spec-val { font-size:1.1rem; }
  .property-spec-label { font-size:0.55rem; }

  .property-body { padding:1.5rem 1rem; }
  .property-desc { font-size:0.88rem; }

  .gallery-masonry .gallery-item:first-child .gallery-frame img { height:200px; }
  .gallery-masonry .gallery-item:not(:first-child) .gallery-frame img { height:180px; }

  .btn-primary { font-size:0.65rem; padding:0.85rem 1.25rem; }
  .property-nav { grid-template-columns:1fr; padding:0 1rem; }
  .property-nav-item--next { border-left:none; border-top:1px solid var(--rule); padding-left:0; align-items:flex-start; text-align:left; }
}

/* ── Gallery grid fix ───────────────────────────────────── */
.gallery-masonry { display:grid; grid-template-columns:repeat(3,1fr); gap:1.25rem; }
.gallery-masonry .gallery-item { break-inside:unset; margin-bottom:0; }
.gallery-masonry .gallery-item:first-child { grid-column:1 / -1; }
.gallery-masonry .gallery-item:first-child .gallery-frame img { width:100%; height:520px; object-fit:cover; }
.gallery-masonry .gallery-item:not(:first-child) .gallery-frame img { width:100%; height:280px; object-fit:cover; }
.gallery-frame img { width:100%; display:block; }
@media (max-width:1024px) {
  .gallery-masonry { grid-template-columns:repeat(2,1fr); }
  .gallery-masonry .gallery-item:first-child .gallery-frame img { height:380px; }
  .gallery-masonry .gallery-item:not(:first-child) .gallery-frame img { height:220px; }
}
@media (max-width:768px) {
  .gallery-masonry { grid-template-columns:1fr; }
  .gallery-masonry .gallery-item:first-child { grid-column:1; }
  .gallery-masonry .gallery-item:first-child .gallery-frame img { height:240px; }
  .gallery-masonry .gallery-item:not(:first-child) .gallery-frame img { height:200px; }
}

/* ── Mobile phone numbers above social icons ─────────────── */
.contact-mobile-phones { display:none; }
@media (max-width:480px) {
  .contact-mobile-phones {
    display:flex; flex-direction:column; gap:0.6rem; margin-bottom:1rem;
  }
  .contact-mobile-phone {
    display:flex; align-items:center; gap:0.6rem;
    font-size:0.9rem; color:var(--ink); font-weight:500;
    padding:0.75rem 1rem; border:1px solid var(--rule); border-radius:2px;
    transition:border-color 0.3s, color 0.3s;
  }
  .contact-mobile-phone i { color:var(--gold); }
  .contact-mobile-phone:hover { border-color:var(--gold); color:var(--gold); }
  [data-theme="dark"] .contact-mobile-phone { color:#ede9e0; }
}