/* ═══════════════════════════════════════════════════════════
   V1 — REFINED ORIGINAL
   Faithful to Ashley's Canva site, executed at agency level
   Cormorant Garamond + Montserrat | Warm cream & gold
   ═══════════════════════════════════════════════════════════ */

/* — RESET & TOKENS — */
*,*::before,*::after{box-sizing:border-box;margin:0;padding:0}
:root{
  --white:#fff;--cream:#f5f0ea;--sand:#ece6dc;
  --ink:#1a1a1a;--text:#555;--muted:#888;
  --gold:#b09060;--gold-deep:#8c7248;--gold-light:#d4c09e;--gold-glow:rgba(176,144,96,.18);
  --serif:'Cormorant Garamond',serif;
  --sans:'Montserrat',sans-serif;
  --ease:cubic-bezier(.25,.46,.45,.94);
  --ease-out:cubic-bezier(.16,1,.3,1);
}
html{scroll-behavior:smooth;font-size:16px}
body{font-family:var(--sans);color:var(--text);background:var(--white);overflow-x:hidden;-webkit-font-smoothing:antialiased;line-height:1.7}
img{max-width:100%;display:block}
a{text-decoration:none;color:inherit}

/* — NAVIGATION — */
.nav{position:fixed;top:0;left:0;width:100%;z-index:100;padding:1.25rem 2.5rem;display:flex;align-items:center;justify-content:space-between;transition:all .5s var(--ease)}
.nav.scrolled{background:rgba(255,255,255,.97);box-shadow:0 1px 20px rgba(0,0,0,.04);backdrop-filter:blur(12px)}
.nav-logo{display:flex;align-items:center}
.nav-logo img{height:32px;opacity:0;transition:opacity .4s}
.nav.scrolled .nav-logo img{opacity:1}
.nav-links{display:flex;gap:2rem;align-items:center}
.nav-links a{font-size:.68rem;font-weight:500;letter-spacing:2.5px;text-transform:uppercase;color:rgba(255,255,255,.75);transition:color .3s}
.nav.scrolled .nav-links a{color:var(--text)}
.nav-links a:hover,.nav-links a.active{color:var(--gold)}
.mob-btn{display:none;background:none;border:none;font-size:1.3rem;color:#fff;cursor:pointer;transition:color .4s;line-height:1}
.nav.scrolled .mob-btn{color:var(--ink)}
/* Light nav for inner pages */
.nav-light{background:rgba(255,255,255,.97);box-shadow:0 1px 20px rgba(0,0,0,.04);backdrop-filter:blur(12px)}
.nav-light .nav-logo img{opacity:1}
.nav-light .nav-links a{color:var(--text)}
.nav-light .mob-btn{color:var(--ink)}

/* — BUTTONS — */
.btn{display:inline-flex;align-items:center;gap:.5rem;padding:.75rem 2rem;font-size:.68rem;font-weight:600;letter-spacing:2.5px;text-transform:uppercase;font-family:var(--sans);cursor:pointer;transition:all .35s var(--ease);border:none}
.btn-gold{background:var(--gold);color:var(--white)}
.btn-gold:hover{background:var(--gold-deep);transform:translateY(-2px);box-shadow:0 8px 25px rgba(184,160,112,.3)}
.btn-outline{background:transparent;color:var(--gold);border:1.5px solid var(--gold)}
.btn-outline:hover{background:var(--gold);color:var(--white)}
.btn-white{background:transparent;color:var(--white);border:1.5px solid rgba(255,255,255,.35)}
.btn-white:hover{background:rgba(255,255,255,.1)}
.tag-label{display:inline-block;font-size:.6rem;font-weight:600;letter-spacing:3px;text-transform:uppercase;color:var(--gold);border:1.5px solid var(--gold);padding:.45rem 1.5rem;transition:all .3s}
.tag-label:hover{background:var(--gold);color:var(--white)}

/* — HERO (Home) — full viewport + centered logo — */
.hero{position:relative;width:100%;height:100vh;min-height:650px;display:flex;align-items:center;justify-content:center}
.hero-bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 40%}
.hero::after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(15,15,20,.25) 0%,rgba(15,15,20,.55) 100%)}
.hero-inner{position:relative;z-index:2;text-align:center}
.hero-inner img{width:min(400px,78vw);filter:brightness(0) invert(1);opacity:0;animation:heroFade 1.4s .3s forwards;filter:brightness(0) invert(1) drop-shadow(0 4px 30px rgba(184,160,112,.3))}
@keyframes heroFade{to{opacity:1;transform:translateY(0)}}
.hero-inner img{transform:translateY(20px)}
.hero-scroll{position:absolute;bottom:2.5rem;left:50%;transform:translateX(-50%);z-index:2;display:flex;flex-direction:column;align-items:center;gap:.6rem}
.hero-scroll span{font-size:.55rem;font-weight:500;letter-spacing:4px;text-transform:uppercase;color:rgba(255,255,255,.4)}
.hero-scroll-line{width:1px;height:48px;background:linear-gradient(to bottom,var(--gold),transparent);animation:scrollPulse 2s ease infinite}
@keyframes scrollPulse{0%,100%{opacity:.3;transform:scaleY(1)}50%{opacity:1;transform:scaleY(1.1)}}

/* — PAGE HERO (inner pages) — */
.page-hero{position:relative;height:44vh;min-height:320px;display:flex;align-items:flex-end;overflow:hidden}
.page-hero .hero-bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.page-hero::after{content:'';position:absolute;inset:0;background:linear-gradient(0deg,rgba(26,26,26,.78) 0%,rgba(26,26,26,.1) 55%,rgba(26,26,26,.25) 100%)}
.page-hero-inner{position:relative;z-index:2;padding:0 2.5rem 3rem;width:100%;max-width:1200px;margin:0 auto}
.page-hero-inner .label{font-size:.58rem;font-weight:600;letter-spacing:5px;text-transform:uppercase;color:var(--gold-light);margin-bottom:.4rem}
.page-hero-inner h1{font-family:var(--serif);font-size:clamp(2.6rem,5.5vw,4.2rem);font-weight:300;color:var(--white);line-height:1.08}
.page-hero-inner h1 em{font-style:italic;color:var(--gold-light)}

/* — LAYOUT — */
.block{padding:6rem 2.5rem}
.block-inner{max-width:1080px;margin:0 auto}
.block.cream{background:var(--cream)}
.block.dark{background:var(--ink);color:var(--white)}
.label{font-size:.58rem;font-weight:600;letter-spacing:5px;text-transform:uppercase;color:var(--gold);margin-bottom:.4rem}

/* — ABOUT — */
.about-header{margin-bottom:3rem}
.about-title{font-family:var(--serif);font-size:clamp(3rem,5.5vw,4.5rem);font-weight:300;color:var(--ink);line-height:1.02;letter-spacing:-.02em}
.about-title em{font-style:italic;color:var(--gold-deep)}
.about-row{display:grid;grid-template-columns:.85fr 1.15fr;gap:4rem;align-items:start}
.about-photo{width:100%;aspect-ratio:3/4;object-fit:cover;object-position:top center}
.about-name{font-family:var(--serif);font-size:1.1rem;font-weight:500;color:var(--ink);line-height:1.5;margin-bottom:1.5rem}
.about-body p{font-size:.88rem;color:var(--text);line-height:1.95;margin-bottom:1.1rem}
.about-body strong{color:var(--ink)}
.core-values-title{font-family:var(--serif);font-weight:600;font-size:1rem;color:var(--ink);margin-top:2rem;margin-bottom:.3rem}
.core-values{font-family:var(--serif);font-style:italic;color:var(--gold-deep);font-size:.95rem;line-height:1.6}

/* — SERVICES — */
.services-row{display:grid;grid-template-columns:1fr 1fr;gap:4rem;align-items:center}
.services-img{width:100%;height:500px;object-fit:cover}
.services-text h2{font-family:var(--serif);font-size:clamp(2.4rem,4.2vw,3.2rem);font-weight:300;color:var(--ink);margin-bottom:1.25rem;letter-spacing:-.015em}
.services-text>p{font-size:.88rem;color:var(--text);line-height:1.9;margin-bottom:1.5rem}
.spec-heading{font-family:var(--serif);font-weight:600;font-size:1.05rem;color:var(--ink);margin-bottom:.5rem}
.spec-list{padding:0;margin:0 0 1.5rem;list-style:none}
.spec-list li{font-size:.85rem;color:var(--text);padding:.35rem 0 .35rem 1.2rem;position:relative;line-height:1.7}
.spec-list li::before{content:'';position:absolute;left:0;top:.75rem;width:5px;height:5px;border-radius:50%;background:var(--gold)}
.cta-line{font-size:.85rem;color:var(--muted);font-style:italic}

/* — DIVIDER IMAGE — */
.divider-img{width:100%;height:500px;object-fit:cover;display:block;filter:contrast(1.05) brightness(.95)}

/* — SPLIT (Buyers) — */
.split-row{display:grid;grid-template-columns:1fr 1fr;gap:4rem;align-items:center;max-width:1080px;margin:0 auto}
.split-img{width:100%;height:400px;object-fit:cover}
.split-text h3{font-family:var(--serif);font-size:clamp(1.2rem,2vw,1.45rem);font-weight:500;color:var(--ink);margin-bottom:1.25rem;line-height:1.5}
.split-text p{font-size:.88rem;color:var(--text);line-height:1.95;margin-bottom:1rem}

/* — TEXT SECTIONS (Sellers, Commercial, Investors) — */
.text-section{padding:5.5rem 2.5rem}
.text-section.cream{background:var(--cream)}
.text-center{max-width:700px;margin:0 auto;text-align:center}
.text-center h2{font-family:var(--serif);font-size:clamp(1.8rem,3vw,2.4rem);font-weight:300;color:var(--ink);margin-bottom:.4rem;line-height:1.2}
.text-center h3{font-family:var(--serif);font-size:1.05rem;font-weight:500;font-style:italic;color:var(--gold-deep);margin-bottom:1.25rem}
.text-center p{font-size:.88rem;color:var(--text);line-height:1.95;margin-bottom:.8rem}

/* — QUOTE — */
.quote-block{background:var(--ink);padding:6.5rem 2.5rem;text-align:center;border-top:3px solid var(--gold);border-bottom:3px solid var(--gold);position:relative}
.quote-block::before{content:'\201C';position:absolute;top:1.5rem;left:50%;transform:translateX(-50%);font-family:var(--serif);font-size:6rem;color:var(--gold);opacity:.15;line-height:1}
.quote-block p{font-family:var(--serif);font-size:clamp(1.3rem,2.4vw,1.8rem);font-weight:300;font-style:italic;color:rgba(255,255,255,.85);max-width:700px;margin:0 auto;line-height:1.85}

/* — CONTACT — */
.contact-row{display:grid;grid-template-columns:1fr 1.15fr;gap:4.5rem;align-items:start}
.contact-info h2{font-family:var(--serif);font-size:clamp(2rem,3.5vw,2.8rem);font-weight:300;color:var(--ink);margin-bottom:.5rem}
.contact-info>p{font-size:.85rem;color:var(--muted);margin-bottom:2.5rem;line-height:1.8}
.detail{margin-bottom:1.5rem}
.detail .lbl{font-size:.52rem;font-weight:600;letter-spacing:4px;text-transform:uppercase;color:var(--gold);margin-bottom:.25rem}
.detail p,.detail a{font-size:.9rem;color:var(--ink);display:block;line-height:1.6}
.detail a:hover{color:var(--gold)}
.c-form{display:flex;flex-direction:column;gap:.85rem}
.c-form input,.c-form select,.c-form textarea{width:100%;padding:.85rem 1.1rem;border:1px solid #ddd;font-family:var(--sans);font-size:.84rem;background:var(--white);transition:border-color .3s;border-radius:0;-webkit-appearance:none;appearance:none}
.c-form input::placeholder,.c-form textarea::placeholder{color:#aaa}
.c-form input:focus,.c-form select:focus,.c-form textarea:focus{outline:none;border-color:var(--gold)}
.c-form textarea{resize:vertical;min-height:100px}
.c-form .row{display:flex;gap:.85rem}
.c-form .row>*{flex:1}
.c-form button{padding:.9rem;background:var(--gold);color:var(--white);border:none;font-family:var(--sans);font-size:.68rem;font-weight:600;letter-spacing:2.5px;text-transform:uppercase;cursor:pointer;transition:all .3s}
.c-form button:hover{background:var(--gold-deep)}

/* — FOOTER — */
.foot{background:var(--ink);text-align:center;padding:2rem;color:rgba(255,255,255,.25);font-size:.7rem;letter-spacing:.5px}

/* — RESPONSIVE — */
@media(max-width:800px){
  .nav{padding:1rem 1.25rem}
  .nav-links{display:none;position:fixed;top:0;left:0;width:100%;height:100vh;background:var(--white);flex-direction:column;justify-content:center;align-items:center;gap:1.5rem;z-index:99}
  .nav-links.active{display:flex}
  .nav-links.active a{color:var(--ink);font-size:.85rem}
  .mob-btn{display:block;z-index:101}
  .block{padding:4rem 1.25rem}
  .about-row,.services-row,.split-row,.contact-row{grid-template-columns:1fr;gap:2.5rem}
  .about-photo{aspect-ratio:1/1}
  .services-img,.split-img,.divider-img{height:260px}
  .text-section{padding:4rem 1.25rem}
  .c-form .row{flex-direction:column}
  .hero-inner img{width:220px}
  .page-hero{height:35vh;min-height:260px}
  .page-hero-inner{padding:0 1.25rem 2.5rem}
}

/* — GOLD DIVIDER / RULE — */
.gold-rule{width:60px;height:1.5px;background:var(--gold);margin:1.5rem auto}
.gold-rule.left{margin:1.5rem 0}

/* — HERO PARALLAX ZOOM — */
.hero-bg{animation:heroZoom 25s ease forwards}
@keyframes heroZoom{from{transform:scale(1)}to{transform:scale(1.12)}}
.hero::after{background:linear-gradient(180deg,rgba(10,8,5,.3) 0%,rgba(10,8,5,.7) 100%)}

/* — HOME SEARCH — */
.search-block{padding:6rem 2.5rem;background:var(--ink);position:relative;overflow:hidden}
.search-block::before{content:'';position:absolute;top:0;left:0;right:0;bottom:0;background:url("data:image/svg+xml,%3Csvg width='40' height='40' xmlns='http://www.w3.org/2000/svg'%3E%3Cpath d='M0 0h1v1H0z' fill='rgba(184,160,112,0.03)'/%3E%3C/svg%3E");pointer-events:none}
.search-inner{max-width:900px;margin:0 auto;position:relative;z-index:1;text-align:center}
.search-inner .label{color:var(--gold-light)}
.search-inner h2{font-family:var(--serif);font-size:clamp(2rem,4vw,3.2rem);font-weight:300;color:var(--white);margin-bottom:.3rem;line-height:1.1}
.search-inner h2 em{color:var(--gold-light);font-style:italic}
.search-inner>p{color:rgba(255,255,255,.4);font-size:.88rem;margin-bottom:2.5rem}
.search-form{display:grid;grid-template-columns:1.5fr 1fr 1fr 1fr auto;gap:.6rem;background:rgba(255,255,255,.05);border:1px solid rgba(184,160,112,.2);padding:1rem;backdrop-filter:blur(8px)}
.search-form input,.search-form select{padding:.85rem 1rem;border:1px solid rgba(255,255,255,.08);background:rgba(255,255,255,.04);color:var(--white);font-family:var(--sans);font-size:.82rem;transition:border-color .3s;appearance:none;-webkit-appearance:none}
.search-form input::placeholder{color:rgba(255,255,255,.3)}
.search-form select{color:rgba(255,255,255,.3)}
.search-form input:focus,.search-form select:focus{outline:none;border-color:var(--gold)}
.search-form button{padding:.85rem 2rem;background:var(--gold);color:var(--white);border:none;font-family:var(--sans);font-size:.68rem;font-weight:600;letter-spacing:2px;text-transform:uppercase;cursor:pointer;transition:background .3s}
.search-form button:hover{background:var(--gold-deep)}
.search-popular{margin-top:1.2rem;font-size:.72rem;color:rgba(255,255,255,.25)}
.search-popular a{color:var(--gold-light);opacity:.6;transition:opacity .3s;margin:0 .4rem}
.search-popular a:hover{opacity:1}
@media(max-width:800px){
  .search-form{grid-template-columns:1fr;gap:.5rem}
  .search-block{padding:4rem 1.25rem}
}

/* — MORTGAGE CALCULATOR — */
.calc-block{padding:6rem 2.5rem}
.calc-inner{max-width:960px;margin:0 auto}
.calc-header{text-align:center;margin-bottom:3rem}
.calc-header h2{font-family:var(--serif);font-size:clamp(2rem,4vw,3rem);font-weight:300;color:var(--ink);line-height:1.1}
.calc-header h2 em{color:var(--gold-deep);font-style:italic}
.calc-header>p{color:var(--muted);font-size:.88rem;margin-top:.5rem}
.calc-grid{display:grid;grid-template-columns:1fr 1fr;gap:3rem;align-items:start}
.calc-inputs{display:flex;flex-direction:column;gap:1rem}
.calc-field label{display:block;font-size:.58rem;font-weight:600;letter-spacing:3px;text-transform:uppercase;color:var(--gold);margin-bottom:.35rem}
.calc-field input,.calc-field select{width:100%;padding:.85rem 1.1rem;border:1px solid #ddd;font-family:var(--sans);font-size:.95rem;color:var(--ink);background:var(--white);transition:border-color .3s;appearance:none;-webkit-appearance:none}
.calc-field input:focus,.calc-field select:focus{outline:none;border-color:var(--gold)}
.calc-field .row{display:flex;gap:.8rem}
.calc-field .row>*{flex:1}
.calc-result{background:var(--cream);border:1px solid var(--sand);padding:2.5rem;text-align:center;position:sticky;top:100px}
.calc-result .result-label{font-size:.58rem;font-weight:600;letter-spacing:4px;text-transform:uppercase;color:var(--gold);margin-bottom:.5rem}
.calc-result .result-amount{font-family:var(--serif);font-size:clamp(2.8rem,5vw,4rem);font-weight:300;color:var(--ink);line-height:1}
.calc-result .result-period{font-size:.82rem;color:var(--muted);margin-top:.3rem;margin-bottom:2rem}
.calc-breakdown{text-align:left}
.calc-breakdown .brk-row{display:flex;justify-content:space-between;padding:.6rem 0;border-bottom:1px solid var(--sand);font-size:.84rem}
.calc-breakdown .brk-row span:first-child{color:var(--muted)}
.calc-breakdown .brk-row span:last-child{color:var(--ink);font-weight:500}
.calc-breakdown .brk-row.total{border-bottom:none;border-top:2px solid var(--gold);margin-top:.5rem;padding-top:.8rem}
.calc-breakdown .brk-row.total span{font-weight:600;color:var(--ink)}
.calc-disclaimer{text-align:center;margin-top:1.5rem;font-size:.72rem;color:var(--muted);font-style:italic}
@media(max-width:800px){
  .calc-grid{grid-template-columns:1fr;gap:2rem}
  .calc-result{position:static}
  .calc-block{padding:4rem 1.25rem}
}

/* — MARQUEE TICKER — */
.marquee{overflow:hidden;background:var(--ink);padding:.75rem 0;border-top:1px solid rgba(184,160,112,.15);border-bottom:1px solid rgba(184,160,112,.15)}
.marquee-track{display:flex;gap:3rem;animation:marqueeScroll 30s linear infinite;width:max-content}
.marquee-track span{font-family:var(--serif);font-size:.82rem;font-style:italic;color:var(--gold-light);white-space:nowrap;opacity:.5}
@keyframes marqueeScroll{0%{transform:translateX(0)}100%{transform:translateX(-50%)}}

/* — REVEAL ANIMATIONS — */
.rv{opacity:0;transform:translateY(32px);transition:opacity .9s var(--ease-out),transform .9s var(--ease-out)}
.rv.vis{opacity:1;transform:none}
.rv-delay-1{transition-delay:.1s}
.rv-delay-2{transition-delay:.2s}