/* ═══════════════════════════════════════════════════════════
   V2 — LUXURY EDITORIAL
   Magazine-inspired. Oversized type, dramatic white space,
   cinematic imagery, moody dark palette + champagne gold.
   Playfair Display + Lora + Inter
   ═══════════════════════════════════════════════════════════ */
*,*::before,*::after{box-sizing:border-box;margin:0;padding:0}
:root{
  --bg:#111;--surface:#1c1c1c;--paper:#f8f5f0;
  --champagne:#c9a96e;--champagne-dim:#a68a4a;
  --ink:#f0ece4;--text-dim:rgba(240,236,228,.55);
  --serif:'Playfair Display',serif;
  --body:'Lora',serif;
  --ui:'Inter',sans-serif;
  --ease:cubic-bezier(.33,1,.68,1);
}
html{scroll-behavior:smooth;font-size:16px}
body{font-family:var(--body);color:var(--ink);background:var(--bg);-webkit-font-smoothing:antialiased;overflow-x:hidden;line-height:1.8}
body::after{content:'';position:fixed;inset:0;background:url("data:image/svg+xml,%3Csvg viewBox='0 0 256 256' xmlns='http://www.w3.org/2000/svg'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='0.9' numOctaves='4' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)' opacity='0.04'/%3E%3C/svg%3E");pointer-events:none;z-index:9999;opacity:.4}
img{max-width:100%;display:block}
a{text-decoration:none;color:inherit}

/* NAV */
.nav{position:fixed;top:0;width:100%;z-index:100;display:flex;align-items:center;justify-content:space-between;padding:1.4rem 3rem;mix-blend-mode:difference;transition:padding .4s}
.nav-logo img{height:28px;filter:invert(1);opacity:.6;transition:opacity .3s}
.nav-logo img:hover{opacity:1}
.nav-links{display:flex;gap:2.2rem}
.nav-links a{font-family:var(--ui);font-size:.58rem;font-weight:500;letter-spacing:3.5px;text-transform:uppercase;color:rgba(255,255,255,.45);transition:color .3s}
.nav-links a:hover,.nav-links a.active{color:var(--champagne)}
.mob-btn{display:none;background:none;border:none;color:var(--ink);font-size:1.3rem;cursor:pointer;line-height:1}

/* HERO — full-bleed cinematic */
.hero{position:relative;width:100%;height:100vh;min-height:700px;display:flex;align-items:flex-end;overflow:hidden}
.hero-bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;filter:brightness(.35) contrast(1.15);animation:heroZoom 20s ease forwards}
@keyframes heroZoom{from{transform:scale(1)}to{transform:scale(1.08)}}
.hero-inner{position:relative;z-index:2;padding:0 3.5rem 5rem;max-width:900px}
.hero-inner .eyebrow{font-family:var(--ui);font-size:.52rem;font-weight:600;letter-spacing:6px;text-transform:uppercase;color:var(--champagne);margin-bottom:.6rem;opacity:0;animation:fadeUp .8s .4s forwards}
.hero-inner h1{font-family:var(--serif);font-size:clamp(3.5rem,8vw,6.5rem);font-weight:400;line-height:.95;color:var(--ink);letter-spacing:-.03em;opacity:0;animation:fadeUp .9s .6s forwards}
.hero-inner h1 em{font-style:italic;display:block;color:var(--champagne)}
.hero-line{position:absolute;bottom:2.5rem;right:3.5rem;z-index:2;width:1px;height:72px;background:linear-gradient(to bottom,var(--champagne),transparent);animation:scrollPulse 2.2s ease infinite}
@keyframes fadeUp{to{opacity:1;transform:translateY(0)}}
.hero-inner .eyebrow,.hero-inner h1{transform:translateY(24px)}
@keyframes scrollPulse{0%,100%{opacity:.3}50%{opacity:.9}}

/* PAGE HERO (inner) */
.page-hero{position:relative;height:50vh;min-height:380px;display:flex;align-items:flex-end;overflow:hidden}
.page-hero .hero-bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;filter:brightness(.3) contrast(1.1)}
.page-hero-inner{position:relative;z-index:2;padding:0 3.5rem 4rem;max-width:900px}
.page-hero-inner .eyebrow{font-family:var(--ui);font-size:.5rem;font-weight:600;letter-spacing:6px;text-transform:uppercase;color:var(--champagne);margin-bottom:.5rem}
.page-hero-inner h1{font-family:var(--serif);font-size:clamp(2.6rem,5.5vw,4.5rem);font-weight:400;line-height:1.05;color:var(--ink);letter-spacing:-.02em}
.page-hero-inner h1 em{font-style:italic;color:var(--champagne)}

/* EYEBROW / LABEL */
.eyebrow{font-family:var(--ui);font-size:.5rem;font-weight:600;letter-spacing:6px;text-transform:uppercase;color:var(--champagne)}

/* SECTION */
.sect{padding:7rem 3.5rem}
.sect-inner{max-width:1060px;margin:0 auto}
.sect.paper{background:var(--paper);color:#222}
.sect.surface{background:var(--surface)}

/* EDITORIAL SPLIT — text left, big image right */
.ed-split{display:grid;grid-template-columns:1.15fr .85fr;min-height:560px}
.ed-split-text{display:flex;flex-direction:column;justify-content:center;padding:5rem 4rem}
.ed-split-text .eyebrow{margin-bottom:.6rem}
.ed-split-text h2{font-family:var(--serif);font-size:clamp(2rem,3.5vw,3rem);font-weight:400;line-height:1.1;margin-bottom:1.5rem;color:var(--ink)}
.ed-split-text h2 em{font-style:italic;color:var(--champagne)}
.sect.paper .ed-split-text h2{color:#111}
.ed-split-text p{font-size:.92rem;line-height:2;margin-bottom:.8rem;color:var(--text-dim)}
.sect.paper .ed-split-text p{color:#555}
.ed-split-img{width:100%;height:100%;min-height:500px;object-fit:cover}
.ed-split-img-wrap{overflow:hidden}
.ed-split-img-wrap img{width:100%;height:100%;min-height:500px;object-fit:cover;transition:transform 6s ease}
.ed-split-img-wrap:hover img{transform:scale(1.04)}

/* VALUES STRIP */
.values-strip{font-family:var(--serif);font-style:italic;font-size:1.1rem;color:var(--champagne);opacity:.7;letter-spacing:.5px;margin-top:1.2rem;line-height:1.6}

/* SPECIALTIES LIST */
.spec-grid{display:grid;grid-template-columns:1fr 1fr;gap:1rem 3rem;margin:1.5rem 0}
.spec-grid li{list-style:none;font-size:.85rem;color:var(--text-dim);padding:.4rem 0;border-bottom:1px solid rgba(255,255,255,.06);font-family:var(--ui);letter-spacing:.5px}
.sect.paper .spec-grid li{color:#555;border-bottom-color:rgba(0,0,0,.06)}

/* FULL-BLEED IMAGE */
.bleed{width:100%;height:450px;object-fit:cover;display:block;filter:brightness(.55) contrast(1.05)}

/* TEXT BLOCK — centered editorial */
.ed-center{max-width:660px;margin:0 auto;text-align:center}
.ed-center .eyebrow{margin-bottom:.6rem}
.ed-center h2{font-family:var(--serif);font-size:clamp(1.8rem,3vw,2.8rem);font-weight:400;line-height:1.15;margin-bottom:.3rem;color:var(--ink)}
.sect.paper .ed-center h2{color:#111}
.ed-center h3{font-family:var(--serif);font-style:italic;font-size:1.05rem;color:var(--champagne);margin-bottom:1.3rem}
.ed-center p{font-size:.92rem;line-height:2;color:var(--text-dim);margin-bottom:.7rem}
.sect.paper .ed-center p{color:#555}

/* QUOTE BANNER */
.quote-banner{background:var(--surface);padding:7rem 3.5rem;text-align:center;border-top:1px solid rgba(255,255,255,.04);border-bottom:1px solid rgba(255,255,255,.04);position:relative}
.quote-banner::before{content:'\201C';position:absolute;top:2rem;left:50%;transform:translateX(-50%);font-family:var(--serif);font-size:8rem;color:var(--champagne);opacity:.08;line-height:1}
.quote-banner p{font-family:var(--serif);font-size:clamp(1.4rem,2.5vw,2rem);font-style:italic;font-weight:400;max-width:720px;margin:0 auto;line-height:1.9;color:rgba(240,236,228,.75)}

/* BUTTONS */
.btn-ed{display:inline-flex;align-items:center;gap:.6rem;padding:.7rem 2.2rem;font-family:var(--ui);font-size:.56rem;font-weight:600;letter-spacing:3px;text-transform:uppercase;border:1.5px solid var(--champagne);color:var(--champagne);background:transparent;cursor:pointer;transition:all .35s var(--ease)}
.btn-ed:hover{background:var(--champagne);color:var(--bg);border-color:var(--champagne)}
.btn-ed-solid{display:inline-flex;align-items:center;gap:.6rem;padding:.8rem 2.2rem;font-family:var(--ui);font-size:.56rem;font-weight:600;letter-spacing:3px;text-transform:uppercase;border:none;background:var(--champagne);color:var(--bg);cursor:pointer;transition:all .35s var(--ease)}
.btn-ed-solid:hover{background:var(--champagne-dim);transform:translateY(-2px);box-shadow:0 6px 25px rgba(201,169,110,.2)}

/* CONTACT FORM */
.contact-grid{display:grid;grid-template-columns:1fr 1.2fr;gap:4rem;align-items:start}
.c-info h2{font-family:var(--serif);font-size:clamp(2rem,3vw,2.6rem);font-weight:400;margin-bottom:.5rem}
.c-info>p{font-size:.85rem;color:var(--text-dim);margin-bottom:2rem;line-height:1.8}
.c-detail{margin-bottom:1.3rem}
.c-detail .lbl{font-family:var(--ui);font-size:.45rem;font-weight:600;letter-spacing:4px;text-transform:uppercase;color:var(--champagne);margin-bottom:.2rem}
.c-detail p,.c-detail a{font-size:.88rem;color:var(--ink);display:block;line-height:1.6}
.c-detail a:hover{color:var(--champagne)}
.c-form{display:flex;flex-direction:column;gap:.8rem}
.c-form input,.c-form select,.c-form textarea{width:100%;padding:.8rem 1rem;border:1px solid rgba(255,255,255,.1);font-family:var(--ui);font-size:.82rem;color:var(--ink);background:transparent;transition:border-color .3s;appearance:none;-webkit-appearance:none}
.c-form input::placeholder,.c-form textarea::placeholder{color:rgba(255,255,255,.25)}
.c-form select{color:rgba(255,255,255,.25)}
.c-form input:focus,.c-form select:focus,.c-form textarea:focus{outline:none;border-color:var(--champagne)}
.c-form textarea{resize:vertical;min-height:90px}
.c-form .row{display:flex;gap:.8rem}
.c-form .row>*{flex:1}
.c-form button{padding:.85rem;background:var(--champagne);color:var(--bg);border:none;font-family:var(--ui);font-size:.56rem;font-weight:600;letter-spacing:3px;text-transform:uppercase;cursor:pointer;transition:background .3s}
.c-form button:hover{background:var(--champagne-dim)}

/* FOOTER */
.foot{text-align:center;padding:2rem;color:rgba(255,255,255,.15);font-size:.68rem;font-family:var(--ui);letter-spacing:.5px;background:var(--bg);border-top:1px solid rgba(255,255,255,.04)}

/* 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(--bg);flex-direction:column;justify-content:center;align-items:center;gap:1.5rem;z-index:99}
  .nav-links.active{display:flex}
  .nav-links.active a{font-size:.8rem;color:var(--ink)}
  .mob-btn{display:block;z-index:101}
  .sect{padding:4rem 1.25rem}
  .ed-split{grid-template-columns:1fr}
  .ed-split-text{padding:3rem 0}
  .ed-split-img,.ed-split-img-wrap img{min-height:300px}
  .spec-grid{grid-template-columns:1fr}
  .contact-grid{grid-template-columns:1fr;gap:2.5rem}
  .bleed{height:260px}
  .hero{min-height:550px}
  .hero-inner{padding:0 1.5rem 3.5rem}
  .hero-line{right:1.5rem}
  .page-hero{height:38vh;min-height:280px}
  .page-hero-inner{padding:0 1.5rem 3rem}
  .c-form .row{flex-direction:column}
}

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

/* — GOLD HORIZONTAL RULE — */
.gold-rule{width:60px;height:1px;background:var(--champagne);margin:2rem auto;opacity:.4}

/* — HOME SEARCH (dark editorial) — */
.search-sect{padding:7rem 3.5rem;text-align:center}
.search-label{margin-bottom:2.5rem}
.search-label .eyebrow{margin-bottom:.6rem}
.search-label h2{font-family:var(--serif);font-size:clamp(2rem,3.8vw,3.2rem);font-weight:400;line-height:1.1;color:var(--ink)}
.search-label h2 em{font-style:italic;color:var(--champagne)}
.search-label>p{color:var(--text-dim);font-size:.88rem;margin-top:.5rem}
.search-form{display:grid;grid-template-columns:1.5fr 1fr 1fr 1fr auto;gap:.5rem;max-width:960px;margin:0 auto;border:1px solid rgba(201,169,110,.15);padding:1.2rem;background:rgba(255,255,255,.02)}
.search-form input,.search-form select{padding:.8rem 1rem;border:1px solid rgba(255,255,255,.08);background:transparent;color:var(--ink);font-family:var(--ui);font-size:.8rem;transition:border-color .3s;appearance:none;-webkit-appearance:none}
.search-form input::placeholder,.search-form select{color:rgba(255,255,255,.25)}
.search-form input:focus,.search-form select:focus{outline:none;border-color:var(--champagne)}
.search-form button{padding:.8rem 2rem;background:var(--champagne);color:var(--bg);border:none;font-family:var(--ui);font-size:.52rem;font-weight:600;letter-spacing:3px;text-transform:uppercase;cursor:pointer;transition:background .3s}
.search-form button:hover{background:var(--champagne-dim)}
.search-areas{margin-top:1rem;font-size:.7rem;color:var(--text-dim)}
.search-areas a{color:var(--champagne);opacity:.5;margin:0 .4rem;transition:opacity .3s}
.search-areas a:hover{opacity:1}
@media(max-width:800px){
  .search-form{grid-template-columns:1fr}
  .search-sect{padding:4rem 1.25rem}
}

/* — MORTGAGE CALCULATOR (editorial dark) — */
.calc-sect{padding:7rem 3.5rem}
.calc-sect.surface{background:var(--surface)}
.calc-inner{max-width:960px;margin:0 auto}
.calc-header{text-align:center;margin-bottom:3rem}
.calc-header .eyebrow{margin-bottom:.5rem}
.calc-header h2{font-family:var(--serif);font-size:clamp(2rem,3.8vw,3rem);font-weight:400;line-height:1.1}
.calc-header h2 em{color:var(--champagne);font-style:italic}
.calc-header>p{color:var(--text-dim);font-size:.88rem;margin-top:.5rem}
.calc-grid{display:grid;grid-template-columns:1fr 1fr;gap:3rem}
.calc-inputs{display:flex;flex-direction:column;gap:1rem}
.calc-field label{display:block;font-family:var(--ui);font-size:.45rem;font-weight:600;letter-spacing:4px;text-transform:uppercase;color:var(--champagne);margin-bottom:.3rem}
.calc-field input,.calc-field select{width:100%;padding:.8rem 1rem;border:1px solid rgba(255,255,255,.1);background:transparent;color:var(--ink);font-family:var(--ui);font-size:.92rem;transition:border-color .3s;appearance:none;-webkit-appearance:none}
.calc-field input:focus,.calc-field select:focus{outline:none;border-color:var(--champagne)}
.calc-field .row{display:flex;gap:.6rem}
.calc-field .row>*{flex:1}
.calc-result{border:1px solid rgba(201,169,110,.2);padding:2.5rem;text-align:center;position:sticky;top:100px;background:rgba(201,169,110,.03)}
.calc-result .result-label{font-family:var(--ui);font-size:.45rem;font-weight:600;letter-spacing:5px;text-transform:uppercase;color:var(--champagne);margin-bottom:.5rem}
.calc-result .result-amount{font-family:var(--serif);font-size:clamp(2.8rem,5vw,4rem);font-weight:400;color:var(--ink);line-height:1}
.calc-result .result-period{font-size:.8rem;color:var(--text-dim);margin-top:.3rem;margin-bottom:2rem}
.calc-breakdown{text-align:left}
.calc-breakdown .brk-row{display:flex;justify-content:space-between;padding:.55rem 0;border-bottom:1px solid rgba(255,255,255,.05);font-size:.82rem;font-family:var(--ui)}
.calc-breakdown .brk-row span:first-child{color:var(--text-dim)}
.calc-breakdown .brk-row span:last-child{color:var(--ink);font-weight:500}
.calc-breakdown .brk-row.total{border-bottom:none;border-top:1px solid var(--champagne);margin-top:.5rem;padding-top:.7rem}
.calc-breakdown .brk-row.total span{font-weight:600;color:var(--champagne)}
.calc-disclaimer{text-align:center;margin-top:1.5rem;font-size:.7rem;color:var(--text-dim);font-family:var(--ui)}
@media(max-width:800px){
  .calc-grid{grid-template-columns:1fr}
  .calc-result{position:static}
  .calc-sect{padding:4rem 1.25rem}
}