/* ==========================================================================
   1. GLOBAL DESIGN TOKENS & RESET
   ========================================================================== */
*,
*::before,
*::after {
    margin: 0;
    padding: 0;
    box-sizing: border-box;
}

:root {
    --luxury-cream: #DEC48E;
    --cream-dark: #CDA86E;
    --deep-charcoal: #111111;
    --soft-white: #FDFBF7;
    --border-color: #EAE6DF;
    --header-height: 82px;
}

html {
    scroll-behavior: smooth;
    font-size: 16px;
    background-color: #FFFFFF;
    color: #111111;
    -webkit-font-smoothing: antialiased;
    -moz-osx-font-smoothing: grayscale;
}

body {
    overflow-x: hidden;
}

body.menu-open {
    overflow: hidden;
}

section[id] {
    scroll-margin-top: var(--header-height);
}

h1, h2, h3, h4, .data-number, .logo {
    font-family: 'Montserrat', sans-serif;
    font-weight: 800;
    letter-spacing: 0.5px;
    line-height: 1.1;
}

p, span, a, input, button, label, select, textarea, option {
    font-family: 'Moderustic', sans-serif;
    font-weight: 400;
    line-height: 1.6;
}

a {
    text-decoration: none;
    color: inherit;
}

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

/* ==========================================================================
   2. NAVIGATION HEADER
   ========================================================================== */
.main-header {
    width: 100%;
    position: fixed;
    top: 0;
    left: 0;
    z-index: 1000;
    padding: 1.5rem 4rem;
    background: linear-gradient(to bottom, rgba(0, 0, 0, 0.35), transparent);
    transition: background-color 0.4s ease, backdrop-filter 0.4s ease, box-shadow 0.4s ease, padding 0.3s ease;
}

.main-header.scrolled {
    background-color: rgba(255, 255, 255, 0.97);
    backdrop-filter: blur(12px);
    -webkit-backdrop-filter: blur(12px);
    box-shadow: 0 2px 24px rgba(0, 0, 0, 0.07);
    padding: 1rem 4rem;
}
.main-header.scrolled .logo { color: #000000; }
.main-header.scrolled .nav-links a { color: #000000; }
.main-header.scrolled .nav-phone a { color: #111; }
.main-header.scrolled .nav-phone .phone-label { color: #999; }
.main-header.scrolled .nav-phone-sep { color: #ccc; }
.main-header.scrolled .hamburger-line { background-color: #111; }

.nav-container {
    display: flex;
    justify-content: space-between;
    align-items: center;
    max-width: 1400px;
    margin: 0 auto;
}

.logo {
    font-size: 1.15rem;
    font-weight: 800;
    letter-spacing: 1.5px;
    color: #ffffff;
    text-decoration: none;
    text-transform: uppercase;
    transition: opacity 0.3s ease, color 0.4s ease;
}

.logo:hover {
    opacity: 0.7;
}

.nav-links {
    display: flex;
    list-style: none;
    gap: 2rem;
}
.nav-phone {
    display: flex;
    flex-direction: row;
    align-items: center;
    gap: 0.45rem;
    white-space: nowrap;
    font-family: 'Moderustic', sans-serif;
}
.nav-phone a {
    font-family: 'Montserrat', sans-serif;
    font-size: 0.78rem;
    font-weight: 700;
    color: #ffffff;
    text-decoration: none;
    transition: opacity 0.2s, color 0.4s ease;
}
.nav-phone a:hover { opacity: 0.6; }
.nav-phone .phone-label {
    font-size: 0.7rem;
    font-weight: 500;
    color: rgba(255,255,255,0.6);
    font-family: 'Moderustic', sans-serif;
    transition: color 0.4s ease;
}
.nav-phone-sep {
    color: rgba(255,255,255,0.4);
    font-weight: 300;
    padding: 0 0.15rem;
    transition: color 0.4s ease;
}

.nav-links a {
    text-decoration: none;
    color: #ffffff;
    font-size: 0.9rem;
    font-weight: 500;
    transition: opacity 0.3s ease, color 0.4s ease;
    position: relative;
    padding-bottom: 3px;
}

.nav-links a::after {
    content: '';
    position: absolute;
    bottom: 0;
    left: 0;
    width: 0;
    height: 1.5px;
    background-color: var(--luxury-cream);
    transition: width 0.3s ease;
}

.nav-links a:hover::after,
.nav-links a.active::after {
    width: 100%;
}

.nav-links a:hover {
    opacity: 0.7;
}

/* HAMBURGER */
/* Hamburger — circle with = */
.hamburger {
    display: none;
    align-items: center;
    justify-content: center;
    flex-direction: column;
    gap: 5px;
    width: 44px;
    height: 44px;
    background: rgba(255,255,255,0.92);
    border: 1.5px solid rgba(0,0,0,0.15);
    border-radius: 50%;
    cursor: pointer;
    padding: 0;
    z-index: 1100;
    flex-shrink: 0;
}

.hamburger-line {
    display: block;
    width: 18px;
    height: 1.5px;
    background-color: #ffffff;
    border-radius: 1px;
    transition: background-color 0.4s ease;
}

/* MOBILE NAV OVERLAY — full-screen grid */
.mobile-nav-overlay {
    position: fixed;
    inset: 0;
    background-color: #f5f4f1;
    z-index: 999;
    opacity: 0;
    pointer-events: none;
    transition: opacity 0.3s ease;
    overflow-y: auto;
}

.mobile-nav-overlay.open {
    opacity: 1;
    pointer-events: all;
}

.mobile-nav-close {
    position: fixed;
    top: 1.25rem;
    right: 1.5rem;
    width: 44px;
    height: 44px;
    border-radius: 50%;
    border: 1.5px solid rgba(0,0,0,0.15);
    background: rgba(255,255,255,0.92);
    cursor: pointer;
    display: flex;
    align-items: center;
    justify-content: center;
    z-index: 1001;
}

.mobile-nav-content {
    display: flex;
    flex-direction: column;
    justify-content: space-between;
    min-height: 100vh;
    padding: 5rem 4rem 3rem;
}

.mobile-nav-grid {
    display: grid;
    grid-template-columns: repeat(4, 1fr);
    gap: 3rem;
    margin-bottom: 4rem;
}

.mobile-nav-col-head {
    display: block;
    font-family: 'Montserrat', sans-serif;
    font-size: 1.1rem;
    font-weight: 800;
    text-transform: uppercase;
    letter-spacing: 2px;
    color: #111;
    margin-bottom: 1rem;
}

.mobile-nav-main-link {
    display: block;
    font-family: 'Montserrat', sans-serif;
    font-size: 1.1rem;
    font-weight: 800;
    text-transform: uppercase;
    letter-spacing: 2px;
    color: #111;
    text-decoration: none;
    margin-bottom: 0.5rem;
    transition: color 0.2s;
}

.mobile-nav-main-link:hover { color: #8a7a5a; }

.mobile-nav-sub-link {
    display: block;
    font-family: 'Moderustic', sans-serif;
    font-size: 0.82rem;
    text-transform: uppercase;
    letter-spacing: 1.5px;
    color: #888;
    text-decoration: none;
    padding: 0.5rem 0;
    border-bottom: 1px solid rgba(0,0,0,0.08);
    transition: color 0.2s;
}

.mobile-nav-sub-link:last-of-type { border-bottom: none; }
.mobile-nav-sub-link:hover { color: #111; }

.mobile-nav-footer-row {
    display: grid;
    grid-template-columns: repeat(3, 1fr);
    gap: 2.5rem;
    border-top: 1px solid rgba(0,0,0,0.1);
    padding-top: 2rem;
}

.mobile-nav-footer-heading {
    font-family: 'Montserrat', sans-serif;
    font-size: 0.68rem;
    font-weight: 700;
    text-transform: uppercase;
    letter-spacing: 2px;
    color: #aaa;
    margin-bottom: 0.75rem;
}

.mobile-nav-footer-text {
    display: block;
    font-family: 'Moderustic', sans-serif;
    font-size: 0.88rem;
    color: #444;
    text-decoration: none;
    line-height: 1.8;
}

/* NAV DROPDOWN (desktop — Properties hover) */
.has-dropdown { position: relative; }

.nav-dropdown {
    display: none;
    position: absolute;
    top: 100%;
    left: 50%;
    transform: translateX(-50%);
    background: #fff;
    border: 1px solid rgba(0,0,0,0.09);
    border-radius: 10px;
    min-width: 180px;
    padding: 0.6rem 0;
    padding-top: 0.85rem;
    box-shadow: 0 8px 28px rgba(0,0,0,0.1);
    z-index: 500;
    list-style: none;
    margin-top: 0;
}

/* transparent bridge so mouse can travel into dropdown without losing hover */
.nav-dropdown::before {
    content: '';
    position: absolute;
    top: -0.85rem;
    left: 0;
    right: 0;
    height: 0.85rem;
}

.has-dropdown:hover .nav-dropdown { display: block; }

.nav-dropdown li a {
    display: block;
    padding: 0.65rem 1.25rem;
    font-family: 'Montserrat', sans-serif;
    font-size: 0.73rem;
    font-weight: 700;
    text-transform: uppercase;
    letter-spacing: 1px;
    color: #111;
    text-decoration: none;
    transition: background 0.15s;
    white-space: nowrap;
}

.nav-dropdown li a:hover { background: #f5f4f1; }

.nav-caret {
    vertical-align: middle;
    margin-left: 3px;
    display: inline-block;
}

/* ==========================================================================
   3. SCROLL REVEAL ANIMATIONS
   ========================================================================== */
.reveal {
    opacity: 0;
    transform: translateY(32px);
    transition: opacity 0.75s ease, transform 0.75s ease;
}

.reveal.reveal-right {
    transform: translateX(40px);
}

.reveal.visible {
    opacity: 1;
    transform: translate(0);
}

/* ==========================================================================
   4. HERO SECTION
   ========================================================================== */
.hero-section {
    height: 100vh;
    min-height: 600px;
    display: flex;
    align-items: center;
    padding: 0 4rem;
    background: #0a0a0a;
    position: relative;
    overflow: hidden;
}

.hero-video {
    position: absolute;
    inset: 0;
    width: 100%;
    height: 100%;
    object-fit: cover;
    z-index: 0;
}

.hero-overlay {
    position: absolute;
    inset: 0;
    background: linear-gradient(135deg, rgba(0,0,0,0.62) 0%, rgba(0,0,0,0.38) 100%);
    z-index: 1;
}

.hero-content {
    position: relative;
    z-index: 2;
    max-width: 650px;
    text-align: left;
    padding-top: var(--header-height);
    animation: heroFadeUp 1.1s ease 0.2s both;
}

@keyframes heroFadeUp {
    from {
        opacity: 0;
        transform: translateY(40px);
    }
    to {
        opacity: 1;
        transform: translateY(0);
    }
}

.hero-content h1 {
    font-size: 4.2rem;
    color: #ffffff;
    margin-bottom: 2rem;
    line-height: 1.05;
}

.hero-subtitle {
    font-size: 1.15rem;
    font-weight: 500;
    color: rgba(255,255,255,0.8);
    margin-bottom: 1.25rem;
    max-width: 600px;
}

.hero-body {
    font-size: 0.95rem;
    font-weight: 300;
    color: rgba(255,255,255,0.6);
    line-height: 1.7;
    max-width: 620px;
    margin-bottom: 2.5rem;
}

.btn-cta {
    display: inline-block;
    text-decoration: none;
    background-color: var(--luxury-cream);
    color: #000000;
    padding: 1rem 2.2rem;
    border-radius: 50px;
    font-size: 0.95rem;
    font-weight: 600;
    transition: background-color 0.3s ease, transform 0.25s ease;
}

.btn-cta:hover {
    background-color: var(--cream-dark);
    transform: translateY(-2px);
}

.about-cta {
    margin-top: 2rem;
}

/* ==========================================================================
   5. DATA STRIP
   ========================================================================== */
.data-strip {
    width: 100%;
    background-color: #FFFFFF;
    border-top: 1.5px solid var(--deep-charcoal);
    border-bottom: 1.5px solid var(--deep-charcoal);
    padding: 3.5rem 0;
}

.data-container {
    max-width: 1200px;
    margin: 0 auto;
    display: grid;
    grid-template-columns: repeat(4, 1fr);
    gap: 2rem;
    padding: 0 2rem;
    text-align: center;
}

.data-item {
    display: flex;
    flex-direction: column;
    align-items: center;
    gap: 0.5rem;
}

.data-number {
    font-size: 2.6rem;
    font-weight: 800;
    color: #000000;
    font-variant-numeric: tabular-nums;
    line-height: 1;
}

.data-label {
    font-size: 0.78rem;
    text-transform: uppercase;
    letter-spacing: 1.2px;
    color: #555555;
    font-weight: 500;
    max-width: 160px;
    line-height: 1.5;
}

/* ==========================================================================
   6. FEATURED PORTFOLIO CAROUSEL
   ========================================================================== */
.featured-portfolio {
    padding: 6rem 4rem;
    max-width: 1400px;
    margin: 0 auto;
}

.portfolio-header {
    max-width: 450px;
    margin-bottom: 4rem;
}

.portfolio-header h2 {
    font-size: 2.5rem;
    margin-bottom: 1.5rem;
    text-transform: uppercase;
}

.portfolio-header p {
    color: #555555;
    font-size: 0.95rem;
}

.carousel-container {
    width: 100%;
    height: 600px;
    position: relative;
    overflow: hidden;
    border-radius: 4px;
}

.carousel-track {
    width: 100%;
    height: 100%;
    position: relative;
}

.carousel-slide {
    position: absolute;
    inset: 0;
    background-size: cover;
    background-position: center;
    opacity: 0;
    transition: opacity 1s ease;
    display: flex;
    align-items: flex-end;
    padding: 4rem;
}

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

.slide-info {
    max-width: 520px;
    color: #FFFFFF;
}

.slide-info h3 {
    font-family: 'Montserrat', sans-serif;
    font-size: 2.8rem;
    color: #FFFFFF;
    margin-bottom: 0.25rem;
    font-weight: 800;
    text-transform: none;
    line-height: 1.15;
}

.slide-info h4 {
    font-family: 'Montserrat', sans-serif;
    font-size: 1.9rem;
    color: rgba(255, 255, 255, 0.85);
    font-weight: 400;
    margin-bottom: 1.2rem;
    text-transform: none;
    line-height: 1.2;
}

.slide-info p {
    font-size: 0.95rem;
    color: rgba(255, 255, 255, 0.75);
    margin-bottom: 1.5rem;
    max-width: 420px;
}

.slide-meta {
    display: flex;
    gap: 1.5rem;
    align-items: center;
}

.slide-specs {
    font-size: 0.85rem;
    color: rgba(255, 255, 255, 0.7);
    text-transform: uppercase;
    letter-spacing: 1px;
}

.slide-price {
    background-color: var(--luxury-cream);
    color: #000000;
    padding: 0.4rem 1.2rem;
    border-radius: 50px;
    font-family: 'Montserrat', sans-serif;
    font-weight: 800;
    font-size: 0.9rem;
}

/* Arrow buttons (direct children of carousel-container) */
.arrow-btn {
    position: absolute;
    top: 50%;
    transform: translateY(-50%);
    background-color: rgba(255, 255, 255, 0.12);
    color: #FFFFFF;
    border: 1px solid rgba(255, 255, 255, 0.35);
    width: 52px;
    height: 52px;
    font-size: 2rem;
    line-height: 1;
    cursor: pointer;
    display: flex;
    align-items: center;
    justify-content: center;
    transition: background-color 0.3s ease, border-color 0.3s ease;
    z-index: 10;
    border-radius: 2px;
}

.arrow-btn:hover {
    background-color: rgba(255, 255, 255, 0.28);
    border-color: #FFFFFF;
}

.prev-btn {
    left: 2rem;
}

.next-btn {
    right: 2rem;
}

.carousel-dots {
    position: absolute;
    bottom: 1.5rem;
    right: 2rem;
    display: flex;
    gap: 0.5rem;
    z-index: 10;
}

.carousel-dot {
    width: 24px;
    height: 24px;
    border-radius: 50%;
    background-color: transparent;
    border: none;
    cursor: pointer;
    padding: 0;
    position: relative;
}
.carousel-dot::after {
    content: '';
    position: absolute;
    top: 50%;
    left: 50%;
    width: 8px;
    height: 8px;
    border-radius: 50%;
    background-color: rgba(255, 255, 255, 0.4);
    transform: translate(-50%, -50%);
    transition: background-color 0.3s ease, transform 0.3s ease;
}

.carousel-dot.active::after {
    background-color: #FFFFFF;
    transform: translate(-50%, -50%) scale(1.25);
}

/* ==========================================================================
   7. ACTIVE LISTINGS GRID
   ========================================================================== */
.active-listings {
    padding: 6rem 4rem;
    max-width: 1400px;
    margin: 0 auto;
}

.active-listings h2 {
    font-size: 2.5rem;
    margin-bottom: 4rem;
    text-transform: uppercase;
}

.listings-grid {
    display: grid;
    grid-template-columns: repeat(3, 1fr);
    gap: 3.5rem;
}

.listing-card {
    background: transparent;
    display: flex;
    flex-direction: column;
    align-items: center;
    text-align: center;
    cursor: pointer;
}

.listing-img-wrapper {
    position: relative;
    width: 100%;
    margin-bottom: 1.5rem;
}

.listing-img {
    width: 100%;
    aspect-ratio: 4/3;
    height: auto;
    object-fit: cover;
    object-position: center;
    border-radius: 1.5rem;
    transition: transform 0.4s ease;
    display: block;
}

.listing-card:hover .listing-img {
    transform: scale(1.02);
}

.listing-img-wrapper {
    overflow: hidden;
    border-radius: 1.5rem;
}

.listing-status {
    position: absolute;
    top: 1rem;
    left: 1rem;
    background-color: #22c55e;
    color: #FFFFFF;
    font-family: 'Montserrat', sans-serif;
    font-size: 0.7rem;
    font-weight: 700;
    text-transform: uppercase;
    letter-spacing: 1px;
    padding: 0.3rem 0.8rem;
    border-radius: 50px;
}
.listing-status.coming-soon { background-color: #f59e0b; }
.listing-status.for-lease   { background-color: #3b82f6; }
.listing-status.pending     { background-color: #ef4444; }
.listing-img-link { display: block; cursor: pointer; }

.card-details {
    width: 100%;
    display: flex;
    flex-direction: column;
    align-items: center;
}

.listing-address {
    font-size: 1.05rem;
    margin-bottom: 0.5rem;
    text-transform: none;
    font-weight: 700;
    line-height: 1.3;
}

.listing-specs {
    font-size: 0.88rem;
    color: #666666;
    margin-bottom: 1rem;
    letter-spacing: 0.5px;
}

.price-badge {
    background-color: var(--luxury-cream);
    color: #000000;
    padding: 0.6rem 2rem;
    border-radius: 50px;
    font-family: 'Montserrat', sans-serif;
    font-weight: 800;
    font-size: 0.95rem;
    margin-top: 0.25rem;
}

.price-badge-link {
    text-decoration: none;
    cursor: pointer;
    transition: transform 0.15s ease, box-shadow 0.15s ease;
}
.price-badge-link:hover {
    transform: translateY(-1px);
    box-shadow: 0 4px 14px rgba(0, 0, 0, 0.15);
}

.listing-view-btn {
    display: inline-block;
    margin-top: 0.75rem;
    font-family: 'Montserrat', sans-serif;
    font-size: 0.78rem;
    font-weight: 700;
    letter-spacing: 1.5px;
    text-transform: uppercase;
    color: var(--luxury-cream);
    text-decoration: none;
    border-bottom: 1px solid var(--luxury-cream);
    padding-bottom: 2px;
    transition: opacity 0.2s;
}
.listing-view-btn:hover { opacity: 0.7; }

/* ==========================================================================
   8. ABOUT US
   ========================================================================== */
.about-section {
    padding: 6rem 4rem;
    max-width: 1400px;
    margin: 0 auto;
    border-top: 1px solid var(--border-color);
}

.about-layout {
    display: grid;
    grid-template-columns: 1.2fr 0.8fr;
    gap: 6rem;
    align-items: center;
}

.about-text h2 {
    font-size: 2.5rem;
    margin-bottom: 2rem;
    text-transform: uppercase;
}

.about-text p {
    font-size: 1rem;
    color: #222222;
    margin-bottom: 1.5rem;
    line-height: 1.75;
}

.about-image-wrapper {
    width: 100%;
}

.profile-img {
    width: 100%;
    height: auto;
    object-fit: cover;
    border-radius: 2rem;
}

/* ==========================================================================
   9. CTA BANNER
   ========================================================================== */
.cta-banner {
    width: 100%;
    display: flex;
    min-height: 420px;
    border-top: 1px solid var(--border-color);
}

.cta-banner-image {
    flex: 1;
    background: url('assets/pucketmill.webp') no-repeat center center / cover;
    min-height: 380px;
}

.cta-banner-content {
    flex: 1;
    padding: 5rem 4rem;
    display: flex;
    flex-direction: column;
    justify-content: center;
    gap: 1.5rem;
}

.cta-banner-content h2 {
    font-size: 2.5rem;
    text-transform: none;
    font-weight: 800;
}

.cta-banner-content p {
    font-size: 0.95rem;
    color: #444444;
    max-width: 500px;
    line-height: 1.75;
}

.btn-secondary-cta {
    display: inline-block;
    border: 1.5px solid #000000;
    text-decoration: none;
    color: #000000;
    padding: 0.8rem 2.2rem;
    font-size: 0.85rem;
    font-weight: 600;
    text-transform: uppercase;
    letter-spacing: 1px;
    width: fit-content;
    transition: background-color 0.3s ease, color 0.3s ease;
}

.btn-secondary-cta:hover {
    background-color: #000000;
    color: #FFFFFF;
}

/* ==========================================================================
   10. CONTACT SECTION
   ========================================================================== */
.contact-section {
    padding: 7rem 4rem;
    border-top: 1px solid var(--border-color);
    background-color: var(--soft-white);
}

.contact-layout {
    max-width: 1400px;
    margin: 0 auto;
    display: grid;
    grid-template-columns: 0.75fr 1.25fr;
    gap: 6rem;
    align-items: start;
}

.contact-info h2 {
    font-size: 2.5rem;
    margin-bottom: 1.5rem;
    text-transform: uppercase;
}

.contact-info > p {
    font-size: 1rem;
    color: #444444;
    margin-bottom: 3rem;
    line-height: 1.75;
}

.contact-details {
    display: flex;
    flex-direction: column;
    gap: 2rem;
}

.contact-detail-item {
    display: flex;
    flex-direction: column;
    gap: 0.3rem;
}

.detail-label {
    font-family: 'Montserrat', sans-serif;
    font-size: 0.75rem;
    font-weight: 700;
    text-transform: uppercase;
    letter-spacing: 1.5px;
    color: #888888;
}

.contact-detail-item a,
.contact-detail-item span {
    font-size: 0.95rem;
    color: #111111;
    font-weight: 500;
    transition: color 0.3s ease;
}

.contact-detail-item a:hover {
    color: var(--cream-dark);
}

/* Contact Form */
.contact-form-el {
    display: flex;
    flex-direction: column;
    gap: 1.5rem;
}

.form-row {
    display: grid;
    grid-template-columns: 1fr 1fr;
    gap: 1.5rem;
}

.form-group {
    display: flex;
    flex-direction: column;
    gap: 0.5rem;
}

.form-group label {
    font-family: 'Montserrat', sans-serif;
    font-size: 0.75rem;
    font-weight: 700;
    text-transform: uppercase;
    letter-spacing: 1.2px;
    color: #333333;
}

.form-group input,
.form-group select,
.form-group textarea {
    background: #FFFFFF;
    border: 1.5px solid var(--border-color);
    border-radius: 6px;
    padding: 0.85rem 1rem;
    font-size: 0.95rem;
    color: #111111;
    outline: none;
    transition: border-color 0.3s ease;
    font-family: 'Moderustic', sans-serif;
    width: 100%;
}

.form-group input:focus,
.form-group select:focus,
.form-group textarea:focus {
    border-color: var(--luxury-cream);
}

.form-group input::placeholder,
.form-group textarea::placeholder {
    color: #AAAAAA;
}

.form-group select {
    cursor: pointer;
    appearance: none;
    background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'%3E%3Cpath d='M1 1l5 5 5-5' stroke='%23999' stroke-width='1.5' fill='none' stroke-linecap='round'/%3E%3C/svg%3E");
    background-repeat: no-repeat;
    background-position: right 1rem center;
}

.form-group textarea {
    resize: vertical;
    min-height: 130px;
}

.btn-submit {
    background-color: #000000;
    color: #FFFFFF;
    border: none;
    padding: 1rem 2.5rem;
    font-family: 'Montserrat', sans-serif;
    font-size: 0.85rem;
    font-weight: 700;
    text-transform: uppercase;
    letter-spacing: 1.5px;
    cursor: pointer;
    width: fit-content;
    border-radius: 4px;
    transition: background-color 0.3s ease, transform 0.2s ease;
}

.btn-submit:hover {
    background-color: var(--luxury-cream);
    color: #000000;
    transform: translateY(-1px);
}

.btn-submit:disabled {
    opacity: 0.6;
    cursor: not-allowed;
    transform: none;
}

/* ==========================================================================
   11. FOOTER
   ========================================================================== */
.main-footer {
    background-color: var(--luxury-cream);
    padding: 6rem 4rem 3rem;
    border-top: 1px solid var(--border-color);
}

.footer-grid {
    max-width: 1400px;
    margin: 0 auto;
    display: grid;
    grid-template-columns: 1fr 1fr;
    gap: 8rem;
    padding-bottom: 4rem;
    border-bottom: 1px solid rgba(0,0,0,0.15);
}

.footer-logo {
    font-size: 2rem;
    margin-bottom: 3rem;
    color: #000000;
    text-transform: uppercase;
}

.info-group {
    margin-bottom: 2rem;
}

.info-group h3 {
    font-size: 0.85rem;
    font-family: 'Montserrat', sans-serif;
    font-weight: 700;
    text-transform: uppercase;
    letter-spacing: 1.5px;
    margin-bottom: 0.5rem;
    color: #000000;
}

.info-group p {
    font-size: 0.95rem;
    color: #222222;
    line-height: 1.7;
}

.info-group a {
    color: #222222;
    text-decoration: none;
    transition: opacity 0.3s ease;
}

.info-group a:hover {
    opacity: 0.6;
}

.footer-newsletter h2 {
    font-size: 2rem;
    margin-bottom: 1rem;
    color: #000000;
    text-transform: uppercase;
}

.footer-newsletter > p {
    color: #333333;
    margin-bottom: 3rem;
    font-size: 0.95rem;
    line-height: 1.7;
}

.newsletter-form {
    display: flex;
    flex-direction: column;
    gap: 2rem;
    align-items: flex-start;
}

.input-wrapper {
    width: 100%;
    display: flex;
    flex-direction: column;
    gap: 0.5rem;
}

.input-wrapper label {
    font-family: 'Montserrat', sans-serif;
    font-size: 0.75rem;
    font-weight: 700;
    text-transform: uppercase;
    letter-spacing: 1.2px;
    color: #000000;
}

.newsletter-form input {
    width: 100%;
    background: transparent;
    border: none;
    border-bottom: 1.5px solid rgba(0, 0, 0, 0.5);
    padding: 0.75rem 0;
    font-size: 1rem;
    color: #000000;
    outline: none;
    transition: border-color 0.3s ease;
    font-family: 'Moderustic', sans-serif;
}

.newsletter-form input:focus {
    border-bottom-color: #000000;
}

.newsletter-form input::placeholder {
    color: rgba(0, 0, 0, 0.35);
}

.btn-subscribe {
    background: transparent;
    border: 1.5px solid #000000;
    color: #000000;
    padding: 0.75rem 2.5rem;
    font-family: 'Montserrat', sans-serif;
    font-size: 0.8rem;
    font-weight: 700;
    text-transform: uppercase;
    letter-spacing: 1.5px;
    cursor: pointer;
    transition: background-color 0.3s ease, color 0.3s ease;
}

.btn-subscribe:hover {
    background-color: #000000;
    color: var(--luxury-cream);
}

.footer-bottom {
    max-width: 1400px;
    margin: 0 auto;
    padding-top: 2rem;
    text-align: center;
}

.footer-bottom p {
    font-size: 0.8rem;
    color: rgba(0, 0, 0, 0.5);
}

/* ==========================================================================
   11b. SERVICES OVERVIEW (Home page cards)
   ========================================================================== */

.services-overview-section {
    background: #faf9f7;
    padding: 5rem 4rem;
}
.services-overview-inner {
    max-width: 1200px;
    margin: 0 auto;
}
.services-overview-inner h2 {
    font-family: 'Montserrat', sans-serif;
    font-size: 2rem;
    font-weight: 800;
    color: #111;
    margin-bottom: 2.5rem;
}
.services-overview-grid {
    display: grid;
    grid-template-columns: repeat(4, 1fr);
    gap: 1.5rem;
}
.service-overview-card {
    display: flex;
    flex-direction: column;
    background: #fff;
    border-radius: 16px;
    padding: 2rem 1.75rem;
    text-decoration: none;
    border: 1px solid rgba(0,0,0,0.07);
    transition: transform 0.2s, box-shadow 0.2s;
}
.service-overview-card:hover {
    transform: translateY(-4px);
    box-shadow: 0 12px 32px rgba(0,0,0,0.1);
}
.svc-icon {
    width: 52px;
    height: 52px;
    border-radius: 12px;
    background: #111;
    display: flex;
    align-items: center;
    justify-content: center;
    margin-bottom: 1.25rem;
    color: var(--luxury-cream);
}
.service-overview-card h3 {
    font-family: 'Montserrat', sans-serif;
    font-size: 1rem;
    font-weight: 800;
    color: #111;
    margin-bottom: 0.5rem;
}
.service-overview-card p {
    font-family: 'Moderustic', sans-serif;
    font-size: 0.875rem;
    color: #666;
    line-height: 1.7;
    flex: 1;
}
.svc-arrow {
    display: inline-block;
    margin-top: 1.25rem;
    font-family: 'Montserrat', sans-serif;
    font-size: 0.82rem;
    font-weight: 700;
    color: var(--luxury-cream);
    letter-spacing: 0.5px;
}

@media (max-width: 1024px) {
    .services-overview-grid { grid-template-columns: repeat(2, 1fr); }
}
@media (max-width: 600px) {
    .services-overview-section { padding: 3rem 1.5rem; }
    .services-overview-grid { grid-template-columns: 1fr; }
}

/* ── Client Testimonials ── */
.testimonials-section {
    background: #fff;
    padding: 5rem 4rem;
}
.testimonials-inner {
    max-width: 1200px;
    margin: 0 auto;
    text-align: center;
}
.testimonials-eyebrow {
    font-family: 'Moderustic', sans-serif;
    font-size: 0.7rem;
    letter-spacing: 3.5px;
    text-transform: uppercase;
    color: #6e5220;
    margin-bottom: 0.75rem;
}
.testimonials-inner > h2 {
    font-family: 'Montserrat', sans-serif;
    font-size: 2rem;
    font-weight: 800;
    color: #111;
    margin-bottom: 0.6rem;
}
.testimonials-subtitle {
    font-family: 'Moderustic', sans-serif;
    color: #5e5e5e;
    font-size: 1rem;
    margin-bottom: 2.75rem;
}
.testimonials-grid {
    display: grid;
    grid-template-columns: repeat(3, 1fr);
    gap: 1.5rem;
    text-align: left;
}
.testimonial-card {
    display: flex;
    flex-direction: column;
    background: #faf9f7;
    border: 1px solid rgba(0,0,0,0.07);
    border-radius: 16px;
    padding: 2rem 1.75rem;
}
.tm-stars {
    color: var(--luxury-cream);
    font-size: 1.05rem;
    letter-spacing: 2px;
    margin-bottom: 1rem;
}
.testimonial-card blockquote {
    margin: 0;
    font-family: 'Moderustic', sans-serif;
    font-size: 0.95rem;
    line-height: 1.8;
    color: #444;
    flex: 1;
}
.tm-footer {
    display: flex;
    align-items: center;
    gap: 0.85rem;
    margin-top: 1.75rem;
}
.tm-avatar {
    flex: 0 0 auto;
    width: 44px;
    height: 44px;
    border-radius: 50%;
    background: #111;
    color: var(--luxury-cream);
    display: flex;
    align-items: center;
    justify-content: center;
    font-family: 'Montserrat', sans-serif;
    font-weight: 700;
    font-size: 0.9rem;
    letter-spacing: 0.5px;
}
.tm-who { display: flex; flex-direction: column; }
.tm-name {
    font-family: 'Montserrat', sans-serif;
    font-weight: 700;
    font-size: 0.95rem;
    color: #111;
}
.tm-meta {
    font-family: 'Moderustic', sans-serif;
    font-size: 0.78rem;
    color: #888;
    margin-top: 0.1rem;
}
@media (max-width: 900px) {
    .testimonials-grid { grid-template-columns: 1fr; max-width: 620px; margin: 0 auto; }
}
@media (max-width: 600px) {
    .testimonials-section { padding: 3rem 1.5rem; }
}

/* ==========================================================================
   12. NEIGHBORHOODS / CITIES BAR
   ========================================================================== */
.neighborhoods-section {
    padding: 4rem 4rem 3rem;
    max-width: 1400px;
    margin: 0 auto;
}
.neighborhoods-section h2 {
    font-size: 2rem;
    font-family: 'Montserrat', sans-serif;
    font-weight: 800;
    margin-bottom: 0.5rem;
    color: #111;
}
.neighborhoods-section > p {
    font-size: 0.95rem;
    color: #666;
    margin-bottom: 2rem;
}
.cities-filter-bar {
    display: flex;
    flex-wrap: wrap;
    gap: 0.6rem;
    margin-bottom: 1.5rem;
}
.city-pill {
    padding: 0.55rem 1.3rem;
    border-radius: 50px;
    border: 1.5px solid #e0dbd3;
    background: transparent;
    font-family: 'Montserrat', sans-serif;
    font-size: 0.78rem;
    font-weight: 600;
    cursor: pointer;
    transition: all 0.2s;
    color: #555;
}
.city-pill:hover, .city-pill.active {
    background: var(--luxury-cream);
    border-color: var(--luxury-cream);
    color: #111;
}
.prop-type-bar {
    display: none;
    flex-wrap: wrap;
    gap: 0.6rem;
    margin-bottom: 1.5rem;
    padding: 1.2rem;
    background: #faf9f7;
    border-radius: 12px;
    border: 1px solid #eae6df;
}
.prop-type-bar.visible { display: flex; }
.prop-type-label {
    font-family: 'Montserrat', sans-serif;
    font-size: 0.72rem;
    font-weight: 700;
    text-transform: uppercase;
    letter-spacing: 1.5px;
    color: #888;
    align-self: center;
    margin-right: 0.5rem;
}
.prop-pill {
    padding: 0.45rem 1.1rem;
    border-radius: 50px;
    border: 1.5px solid #ccc;
    background: transparent;
    font-family: 'Montserrat', sans-serif;
    font-size: 0.75rem;
    font-weight: 600;
    cursor: pointer;
    transition: all 0.2s;
    color: #555;
}
.prop-pill:hover, .prop-pill.active {
    background: #111;
    border-color: #111;
    color: #fff;
}
.city-no-results {
    display: none;
    text-align: center;
    padding: 3rem 2rem;
    color: #888;
    font-family: 'Moderustic', sans-serif;
    font-size: 0.95rem;
}
.city-no-results.visible { display: block; }

/* ==========================================================================
   13. HOME VALUATION SECTION
   ========================================================================== */
.home-valuation-section {
    background: #111;
    padding: 6rem 4rem;
}
.home-val-inner {
    max-width: 860px;
    margin: 0 auto;
}
.home-val-inner h2 {
    font-family: 'Montserrat', sans-serif;
    font-size: 2.5rem;
    font-weight: 800;
    color: #fff;
    margin-bottom: 0.75rem;
    text-align: center;
}
.home-val-inner > p {
    font-family: 'Moderustic', sans-serif;
    color: rgba(255,255,255,0.65);
    text-align: center;
    margin-bottom: 2.5rem;
    font-size: 0.97rem;
    line-height: 1.7;
}
.val-form {
    display: grid;
    grid-template-columns: 1fr 1fr;
    gap: 1rem;
}
.val-form .full-width { grid-column: 1 / -1; }
.val-form input,
.val-form select {
    width: 100%;
    background: rgba(255,255,255,0.07);
    border: 1px solid rgba(255,255,255,0.14);
    border-radius: 10px;
    padding: 0.9rem 1.1rem;
    color: #fff;
    font-family: 'Moderustic', sans-serif;
    font-size: 0.9rem;
    outline: none;
    transition: border-color 0.2s;
}
.val-form input::placeholder { color: rgba(255,255,255,0.3); }
.val-form input:focus,
.val-form select:focus { border-color: var(--luxury-cream); }
.val-form select option { background: #222; color: #fff; }
.val-submit {
    grid-column: 1 / -1;
    background: var(--luxury-cream);
    color: #111;
    border: none;
    border-radius: 50px;
    padding: 1rem;
    font-family: 'Montserrat', sans-serif;
    font-size: 0.9rem;
    font-weight: 700;
    letter-spacing: 0.5px;
    cursor: pointer;
    transition: opacity 0.2s;
    margin-top: 0.5rem;
}
.val-submit:hover { opacity: 0.85; }
.val-disclaimer {
    font-family: 'Moderustic', sans-serif;
    font-size: 0.72rem;
    color: rgba(255,255,255,0.35);
    text-align: center;
    margin-top: 1.5rem;
    line-height: 1.6;
    grid-column: 1 / -1;
}

/* ==========================================================================
   14. FOOTER SOCIAL & DISCLAIMER
   ========================================================================== */
.footer-social {
    display: flex;
    gap: 0.75rem;
    margin-top: 1.5rem;
}
.social-icon {
    width: 36px; height: 36px;
    border-radius: 50%;
    border: 1.5px solid #ccc;
    display: flex;
    align-items: center;
    justify-content: center;
    text-decoration: none;
    color: #444;
    font-size: 0.85rem;
    transition: all 0.2s;
    background: transparent;
}
.social-icon:hover {
    background: var(--luxury-cream);
    border-color: var(--luxury-cream);
    color: #111;
}

.mobile-nav-footer-row .social-icon {
    background: #111;
    border-color: #111;
    color: #fff;
    width: 34px;
    height: 34px;
}
.mobile-nav-footer-row .social-icon:hover {
    background: #333;
    border-color: #333;
    color: #fff;
}

/* Listing-detail footer is dark — lighten the social icons for contrast */
.listing-footer .social-icon {
    color: rgba(255, 255, 255, 0.7);
    border-color: rgba(255, 255, 255, 0.25);
}
.listing-footer .social-icon:hover {
    background: var(--luxury-cream);
    border-color: var(--luxury-cream);
    color: #111;
}
.footer-disclaimer-block {
    max-width: 1400px;
    margin: 2rem auto 0;
    padding-top: 1.5rem;
    border-top: 1px solid rgba(0,0,0,0.1);
}
.footer-disclaimer-block p {
    font-family: 'Moderustic', sans-serif;
    font-size: 0.73rem;
    color: rgba(0,0,0,0.72);
    line-height: 1.75;
    margin-bottom: 0.4rem;
}
.footer-disclaimer-block a {
    color: rgba(0,0,0,0.82);
    text-decoration: underline;
}

/* ==========================================================================
   15. TOAST NOTIFICATION
   ========================================================================== */
.toast {
    position: fixed;
    bottom: 2rem;
    left: 50%;
    transform: translateX(-50%) translateY(20px);
    background-color: #111111;
    color: #FFFFFF;
    padding: 1rem 2rem;
    border-radius: 6px;
    font-size: 0.9rem;
    font-weight: 500;
    opacity: 0;
    pointer-events: none;
    transition: opacity 0.4s ease, transform 0.4s ease;
    z-index: 9999;
    white-space: nowrap;
    max-width: 90vw;
    text-align: center;
}

.toast.show {
    opacity: 1;
    transform: translateX(-50%) translateY(0);
}

.toast.error {
    background-color: #c0392b;
}

/* ==========================================================================
   13. RESPONSIVE
   ========================================================================== */
@media (max-width: 1100px) {
    .listings-grid {
        grid-template-columns: repeat(2, 1fr);
    }

    .about-layout {
        grid-template-columns: 1fr;
        gap: 4rem;
    }

    .about-image-wrapper {
        max-width: 450px;
    }

    .footer-grid {
        grid-template-columns: 1fr;
        gap: 4rem;
    }

    .contact-layout {
        grid-template-columns: 1fr;
        gap: 4rem;
    }

    .cta-banner-image {
        display: none;
    }
}

@media (max-width: 768px) {
    .main-header {
        padding: 1.25rem 1.5rem;
    }

    .main-header.scrolled {
        padding: 1rem 1.5rem;
    }

    .nav-links {
        display: none;
    }

    .nav-phone {
        display: none;
    }

    .hamburger {
        display: flex;
    }

    .mobile-nav-content { padding: 5rem 2rem 2.5rem; }
    .mobile-nav-grid { grid-template-columns: 1fr; gap: 0; }
    .mobile-nav-col { padding: 1rem 0; border-bottom: 1px solid rgba(0,0,0,0.07); }
    .mobile-nav-col:last-child { border-bottom: none; }
    .mobile-nav-main-link { font-size: 1.15rem; margin-bottom: 0; }
    .mobile-nav-main-link[style*="margin-top"] { margin-top: 1rem !important; }
    .mobile-nav-col-head { font-size: 1.15rem; margin-bottom: 0.75rem; }
    .mobile-nav-sub-link { font-size: 0.85rem; padding: 0.55rem 0; padding-left: 1rem; }
    .mobile-nav-footer-row { grid-template-columns: 1fr; gap: 1.5rem; }

    .neighborhoods-section,
    .home-valuation-section {
        padding: 4rem 1.5rem;
    }

    .val-form {
        grid-template-columns: 1fr;
    }

    .hero-section {
        padding: 0 1.5rem;
    }

    .hero-content h1 {
        font-size: 2.8rem;
    }

    .hero-subtitle {
        font-size: 1rem;
    }

    .featured-portfolio,
    .active-listings,
    .about-section,
    .contact-section {
        padding: 4rem 1.5rem;
    }

    .cta-banner-content {
        padding: 4rem 1.5rem;
    }

    .main-footer {
        padding: 4rem 1.5rem 2rem;
    }

    .carousel-container {
        height: 480px;
    }

    .slide-info h3 {
        font-size: 1.8rem;
    }

    .slide-info h4 {
        font-size: 1.3rem;
    }

    .prev-btn {
        left: 0.75rem;
    }

    .next-btn {
        right: 0.75rem;
    }

    .listings-grid {
        grid-template-columns: 1fr;
        gap: 2.5rem;
    }

    .data-container {
        grid-template-columns: repeat(2, 1fr);
        gap: 2.5rem;
        padding: 0 2rem;
    }

    .form-row {
        grid-template-columns: 1fr;
    }

    .footer-grid {
        gap: 3rem;
    }
}

@media (max-width: 480px) {
    .hero-content h1 {
        font-size: 2.2rem;
    }

    .data-number {
        font-size: 2.5rem;
    }

    .portfolio-header h2,
    .active-listings h2,
    .about-text h2,
    .cta-banner-content h2,
    .contact-info h2 {
        font-size: 1.9rem;
    }

    .carousel-container {
        height: 400px;
    }

    .carousel-slide {
        padding: 2rem 1.5rem;
    }
}

/* ==========================================================================
   FAQ SECTION
   ========================================================================== */
.faq-section {
    background: #f9f8f6;
    padding: 5rem 4rem;
}

.faq-inner {
    max-width: 860px;
    margin: 0 auto;
}

.faq-eyebrow {
    font-family: 'Moderustic', sans-serif;
    font-size: 0.7rem;
    letter-spacing: 3.5px;
    text-transform: uppercase;
    color: #6e5220;
    margin-bottom: 0.75rem;
}

.faq-inner > h2 {
    font-size: 2.2rem;
    color: #111;
    margin-bottom: 0.6rem;
}

.faq-subtitle {
    color: #5e5e5e;
    font-size: 1rem;
    margin-bottom: 3rem;
    line-height: 1.6;
}

.faq-list {
    display: flex;
    flex-direction: column;
}

.faq-item {
    border-bottom: 1px solid #e8e5e0;
    padding: 1.75rem 0;
}

.faq-item:first-child {
    border-top: 1px solid #e8e5e0;
}

.faq-question {
    font-family: 'Moderustic', sans-serif;
    font-size: 1rem;
    font-weight: 600;
    color: #111;
    margin-bottom: 0.85rem;
    letter-spacing: 0;
    line-height: 1.45;
}

.faq-answer p {
    color: #555;
    font-size: 0.95rem;
    line-height: 1.8;
    margin: 0;
}

.faq-answer a {
    color: #6e5220;
    text-decoration: underline;
}

.faq-answer a:hover {
    color: var(--luxury-cream);
}

@media (max-width: 768px) {
    .faq-section {
        padding: 3.5rem 1.5rem;
    }

    .faq-inner > h2 {
        font-size: 1.7rem;
    }
}

/* ===== Explore Tiles (homepage) ===== */
.explore-tiles { width: 100%; }
.explore-tiles-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 0; }
.explore-tile {
    position: relative; aspect-ratio: 16 / 9; min-height: 280px;
    background-size: cover; background-position: center;
    display: flex; align-items: center; justify-content: center;
    text-decoration: none; overflow: hidden;
}
.explore-tile::before {
    content: ''; position: absolute; inset: 0;
    background: rgba(0, 0, 0, 0.30); transition: background 0.45s ease;
}
.explore-tile:hover::before { background: rgba(0, 0, 0, 0.46); }
.explore-tile-label {
    position: relative; z-index: 1; color: #fff; padding: 0 1rem; text-align: center;
    font-family: 'Montserrat', sans-serif; font-weight: 400;
    text-transform: uppercase; letter-spacing: 0.22em; font-size: 1.85rem;
    transition: letter-spacing 0.45s ease;
}
.explore-tile:hover .explore-tile-label { letter-spacing: 0.3em; }
.explore-tile-wide { grid-column: 1 / -1; aspect-ratio: auto; min-height: 230px; }
@media (max-width: 768px) {
    .explore-tiles-grid { grid-template-columns: 1fr; }
    .explore-tile, .explore-tile-wide { aspect-ratio: 16 / 10; min-height: 210px; }
    .explore-tile-label { font-size: 1.4rem; letter-spacing: 0.18em; }
}