/* ===== RESET & BASE ===== */
*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }
html { scroll-behavior: smooth; scroll-padding-top: 80px; }
body {
  font-family: 'Inter', -apple-system, sans-serif;
  color: #111;
  line-height: 1.6;
  background: #fff;
  overflow-x: hidden;
}
img { max-width: 100%; display: block; }
a { text-decoration: none; color: inherit; }
ul { list-style: none; }
.container { width: 100%; max-width: 1200px; margin: 0 auto; padding: 0 1.5rem; }

/* ===== VARIABLES ===== */
:root {
  --gold: #c2a265;
  --gold-dark: #a8893e;
  --cta: #e8604c;
  --cta-dark: #d4513f;
  --cta-glow: rgba(232,96,76,0.35);
  --navy: #111111;
  --navy-light: #1a1a1a;
  --charcoal: #333;
  --gray: #6b7280;
  --light: #f7f7f5;
  --white: #fff;
  --black: #111111;
  --shadow: 0 4px 24px rgba(0,0,0,0.06);
  --shadow-lg: 0 12px 40px rgba(0,0,0,0.1);
  --radius: 12px;
  --transition: all 0.3s ease;
}

/* ===== BUTTONS ===== */
.btn {
  display: inline-flex; align-items: center; justify-content: center; gap: 0.5rem;
  padding: 0.75rem 1.75rem; border-radius: 8px; font-weight: 600; font-size: 0.95rem;
  transition: var(--transition); cursor: pointer; border: 2px solid transparent;
}
.btn-primary { background: var(--cta); color: var(--white); border-color: var(--cta); }
.btn-primary:hover { background: var(--cta-dark); border-color: var(--cta-dark); transform: translateY(-2px); box-shadow: 0 6px 20px var(--cta-glow); }
.btn-gold { background: var(--gold); color: var(--white); border-color: var(--gold); }
.btn-gold:hover { background: var(--gold-dark); border-color: var(--gold-dark); transform: translateY(-2px); }
.btn-outline { background: transparent; color: var(--white); border-color: var(--white); }
.btn-outline:hover { background: var(--white); color: var(--navy); }
.btn-lg { padding: 1rem 2.25rem; font-size: 1.05rem; }

/* ===== HEADER ===== */
.header {
  position: fixed; top: 0; left: 0; width: 100%; z-index: 1000;
  background: rgba(26,26,46,0.95); backdrop-filter: blur(12px);
  border-bottom: 1px solid rgba(255,255,255,0.05);
  transition: var(--transition);
}
.header.scrolled { background: rgba(26,26,46,0.98); box-shadow: 0 2px 20px rgba(0,0,0,0.2); }
.header-inner { display: flex; align-items: center; justify-content: space-between; height: 72px; }
.logo { display: flex; align-items: center; }
.logo-img { height: 42px; width: auto; }
.nav { display: flex; gap: 1.75rem; }
.nav a { color: rgba(255,255,255,0.8); font-size: 0.88rem; font-weight: 500; letter-spacing: 0.3px; transition: var(--transition); position: relative; }
.nav a:hover, .nav a.active { color: var(--gold); }
.nav a::after { content: ''; position: absolute; bottom: -4px; left: 0; width: 0; height: 2px; background: var(--gold); transition: var(--transition); }
.nav a:hover::after, .nav a.active::after { width: 100%; }
.header-cta { font-size: 0.85rem; padding: 0.6rem 1.25rem; animation: pulse-cta 2s infinite; }
@keyframes pulse-cta { 0%,100% { box-shadow: 0 0 0 0 var(--cta-glow); } 50% { box-shadow: 0 0 0 8px transparent; } }
.mobile-toggle { display: none; background: none; border: none; color: #fff; font-size: 1.4rem; cursor: pointer; }

/* ===== HERO ===== */
.hero {
  position: relative; min-height: 100vh; display: flex; align-items: center;
  background-size: cover; background-position: center; background-attachment: fixed;
  overflow: hidden;
}
.hero-overlay {
  position: absolute; inset: 0;
  background: linear-gradient(135deg, rgba(26,26,46,0.85) 0%, rgba(26,26,46,0.6) 50%, rgba(26,26,46,0.75) 100%);
}
.hero-content { position: relative; z-index: 2; text-align: center; padding: 6rem 0 4rem; }
.hero-logo { height: 80px; margin: 0 auto 2rem; }
.hero-tag { color: var(--gold); font-weight: 600; letter-spacing: 3px; text-transform: uppercase; font-size: 0.85rem; margin-bottom: 1rem; }
.hero h1 { font-family: 'Playfair Display', serif; color: #fff; font-size: clamp(2.5rem, 5vw, 4.2rem); font-weight: 700; line-height: 1.15; margin-bottom: 1.25rem; }
.hero h1 span { color: var(--gold); }
.hero-sub { color: rgba(255,255,255,0.8); font-size: 1.15rem; max-width: 600px; margin: 0 auto 2.5rem; }
.hero-btns { display: flex; gap: 1rem; justify-content: center; flex-wrap: wrap; margin-bottom: 3.5rem; }
.hero-stats { display: flex; justify-content: center; gap: 3rem; flex-wrap: wrap; }
.stat { text-align: center; color: #fff; }
.stat strong { display: block; font-family: 'Playfair Display', serif; font-size: 2.2rem; color: var(--gold); }
.stat span { font-size: 0.8rem; text-transform: uppercase; letter-spacing: 1.5px; opacity: 0.7; }

/* ===== PAGE HERO (inner pages) ===== */
.page-hero {
  position: relative; min-height: 45vh; display: flex; align-items: center; justify-content: center;
  background-size: cover; background-position: center; background-attachment: fixed;
  overflow: hidden;
}
.page-hero-overlay {
  position: absolute; inset: 0;
  background: linear-gradient(135deg, rgba(26,26,46,0.88) 0%, rgba(26,26,46,0.7) 100%);
}
.page-hero-content { position: relative; z-index: 2; text-align: center; padding: 6rem 0 3rem; }
.page-hero-content .section-tag { color: var(--gold); margin-bottom: 0.75rem; }
.page-hero-content h1 { font-family: 'Playfair Display', serif; color: #fff; font-size: clamp(2rem, 4vw, 3.2rem); font-weight: 700; line-height: 1.2; }
.page-hero-content h1 span { color: var(--gold); }
.page-hero-content p { color: rgba(255,255,255,0.7); font-size: 1.1rem; max-width: 600px; margin: 1rem auto 0; }

/* ===== SECTIONS ===== */
.section { padding: 6rem 0; }
.section-tag { color: var(--gold); font-weight: 600; text-transform: uppercase; letter-spacing: 2.5px; font-size: 0.8rem; margin-bottom: 0.5rem; }
.section-tag.center { text-align: center; }
.section-title { font-family: 'Playfair Display', serif; font-size: 2.5rem; text-align: center; margin-bottom: 3rem; }

/* ===== ABOUT ===== */
.about { background: var(--light); }
.about-grid { display: grid; grid-template-columns: 1fr 1.2fr; gap: 4rem; align-items: center; }
.about-img img { border-radius: var(--radius); box-shadow: var(--shadow-lg); width: 100%; height: 550px; object-fit: cover; }
.about-subtitle { font-family: 'Playfair Display', serif; font-size: 1.15rem; color: var(--gray); margin-bottom: 1.25rem; font-weight: 400; }
.about-text h2 { font-family: 'Playfair Display', serif; font-size: 2.8rem; margin-bottom: 0.5rem; }
.about-text p { color: var(--charcoal); margin-bottom: 1rem; font-size: 1rem; line-height: 1.8; }
.about-values { display: flex; flex-wrap: wrap; gap: 0.5rem; margin: 1.5rem 0; }
.value-tag { background: var(--navy); color: var(--gold); padding: 0.4rem 1rem; border-radius: 50px; font-size: 0.78rem; font-weight: 600; letter-spacing: 0.5px; }

/* ===== SERVICES ===== */
.services { background: var(--white); }
.services-header { display: flex; gap: 3rem; align-items: center; margin-bottom: 3rem; }
.services-header-img { width: 45%; border-radius: var(--radius); object-fit: cover; height: 300px; box-shadow: var(--shadow); }
.services-header-text { flex: 1; }
.services-header-text .section-tag { text-align: left; }
.services-header-text .section-title { text-align: left; margin-bottom: 1rem; }
.services-intro { color: var(--gray); font-size: 1.05rem; line-height: 1.8; }
.services-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1.5rem; }
.service-card {
  background: var(--light); padding: 2rem; border-radius: var(--radius);
  transition: var(--transition); border: 1px solid transparent;
}
.service-card:hover { border-color: var(--gold); transform: translateY(-4px); box-shadow: var(--shadow); }
.service-icon { width: 56px; height: 56px; border-radius: 12px; background: var(--navy); color: var(--gold); display: flex; align-items: center; justify-content: center; font-size: 1.3rem; margin-bottom: 1.25rem; }
.service-card h3 { font-family: 'Playfair Display', serif; font-size: 1.25rem; margin-bottom: 0.75rem; }
.service-card p { color: var(--gray); font-size: 0.93rem; line-height: 1.7; }

/* ===== HOME SEARCH ===== */
.search-section {
  background-size: cover; background-position: center; background-attachment: fixed;
  position: relative; padding: 6rem 0;
}
.search-overlay {
  position: absolute; inset: 0;
  background: linear-gradient(180deg, rgba(26,26,46,0.92) 0%, rgba(26,26,46,0.85) 100%);
}
.search-section .container { position: relative; z-index: 2; }
.search-section .section-tag, .search-section .section-title { color: var(--white); }
.search-box { background: var(--white); border-radius: var(--radius); padding: 2rem; box-shadow: var(--shadow-lg); margin-bottom: 3rem; }
.search-row { display: flex; gap: 1rem; margin-bottom: 1rem; }
.search-row:last-child { margin-bottom: 0; }
.search-field { flex: 1; }
.search-field label { display: block; font-size: 0.78rem; font-weight: 600; text-transform: uppercase; letter-spacing: 1px; color: var(--gray); margin-bottom: 0.4rem; }
.search-field input, .search-field select {
  width: 100%; padding: 0.75rem 1rem; border: 1.5px solid #e5e7eb; border-radius: 8px;
  font-size: 0.95rem; font-family: inherit; transition: var(--transition); background: #fff;
}
.search-field input:focus, .search-field select:focus { outline: none; border-color: var(--gold); box-shadow: 0 0 0 3px rgba(201,168,76,0.15); }
.search-btn-field { display: flex; align-items: flex-end; }
.search-btn { width: 100%; white-space: nowrap; }

/* LISTINGS */
.listings-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 1.5rem; }
.listing-card { background: var(--white); border-radius: var(--radius); overflow: hidden; box-shadow: var(--shadow); transition: var(--transition); }
.listing-card:hover { transform: translateY(-4px); box-shadow: var(--shadow-lg); }
.listing-img { position: relative; height: 180px; background: #e5e7eb; overflow: hidden; }
.listing-badge { position: absolute; top: 12px; left: 12px; background: var(--gold); color: #fff; padding: 0.3rem 0.75rem; border-radius: 6px; font-size: 0.72rem; font-weight: 700; text-transform: uppercase; letter-spacing: 0.5px; z-index: 2; }
.listing-badge.hot { background: #ef4444; }
.listing-info { padding: 1.25rem; }
.listing-price { font-family: 'Playfair Display', serif; font-size: 1.4rem; font-weight: 700; color: var(--navy); }
.listing-address { color: var(--gray); font-size: 0.85rem; margin: 0.35rem 0 0.75rem; }
.listing-details { display: flex; gap: 1rem; font-size: 0.82rem; color: var(--charcoal); }
.listing-details i { color: var(--gold); margin-right: 0.25rem; }
.search-note { text-align: center; color: rgba(255,255,255,0.6); font-size: 0.85rem; margin-top: 1.5rem; font-style: italic; }

/* placeholders for listing images */
.img-placeholder { display: flex; flex-direction: column; align-items: center; justify-content: center; height: 100%; background: linear-gradient(135deg, #e5e7eb, #d1d5db); color: #9ca3af; }
.img-placeholder i { font-size: 2rem; margin-bottom: 0.5rem; }
.img-placeholder span { font-size: 0.8rem; }
.img-placeholder.small i { font-size: 1.5rem; }

/* ===== MORTGAGE CALCULATOR ===== */
.calc-section { background: var(--light); }
.calc-grid { display: grid; grid-template-columns: 1.2fr 1fr; gap: 3rem; align-items: start; }
.calc-form { background: var(--white); padding: 2rem; border-radius: var(--radius); box-shadow: var(--shadow); }
.calc-field { margin-bottom: 1.25rem; }
.calc-field:last-child { margin-bottom: 0; }
.calc-field label { display: block; font-size: 0.82rem; font-weight: 600; text-transform: uppercase; letter-spacing: 1px; color: var(--gray); margin-bottom: 0.4rem; }
.input-icon { display: flex; align-items: center; border: 1.5px solid #e5e7eb; border-radius: 8px; overflow: hidden; transition: var(--transition); background: #fff; }
.input-icon:focus-within { border-color: var(--gold); box-shadow: 0 0 0 3px rgba(201,168,76,0.15); }
.input-icon span { padding: 0 0.75rem; font-weight: 600; color: var(--gray); font-size: 0.95rem; background: #f9fafb; min-width: 32px; text-align: center; align-self: stretch; display: flex; align-items: center; justify-content: center; }
.input-icon input { flex: 1; border: none; padding: 0.75rem 0.75rem; font-size: 1rem; font-family: inherit; outline: none; background: transparent; }
.input-icon.pct { max-width: 120px; }
.input-icon.pct input { text-align: right; }
.input-row { display: flex; gap: 0.75rem; }
.input-row .input-icon:first-child { flex: 1; }
.term-btns { display: flex; gap: 0.5rem; }
.term-btn { flex: 1; padding: 0.75rem; border: 1.5px solid #e5e7eb; border-radius: 8px; background: #fff; font-weight: 600; cursor: pointer; transition: var(--transition); font-family: inherit; font-size: 0.95rem; }
.term-btn.active { background: var(--navy); color: var(--gold); border-color: var(--navy); }
.term-btn:hover:not(.active) { border-color: var(--gold); }

/* RESULT CARD */
.result-card { background: var(--navy); color: #fff; padding: 2.5rem; border-radius: var(--radius); text-align: center; position: sticky; top: 100px; }
.result-label { font-size: 0.85rem; text-transform: uppercase; letter-spacing: 2px; opacity: 0.7; margin-bottom: 0.5rem; }
.result-amount { font-family: 'Playfair Display', serif; font-size: 3.2rem; font-weight: 700; color: var(--gold); margin-bottom: 1.5rem; }
.result-breakdown { text-align: left; border-top: 1px solid rgba(255,255,255,0.1); padding-top: 1.25rem; }
.breakdown-row { display: flex; justify-content: space-between; padding: 0.5rem 0; font-size: 0.9rem; opacity: 0.85; }
.breakdown-row span:last-child { font-weight: 600; color: var(--gold); }
.donut-chart { margin: 1.5rem auto 0.5rem; width: 200px; height: 200px; }
.chart-legend { display: flex; justify-content: center; gap: 1rem; flex-wrap: wrap; margin-top: 0.5rem; }
.legend-item { display: flex; align-items: center; gap: 0.35rem; font-size: 0.75rem; opacity: 0.7; }
.dot { width: 10px; height: 10px; border-radius: 50%; }
.dot.pi { background: var(--gold); }
.dot.tax { background: #60a5fa; }
.dot.ins { background: #34d399; }

/* ===== TESTIMONIALS ===== */
.testimonials { background: var(--white); }
.testimonials-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1.5rem; }
.testimonial-card {
  background: var(--light); padding: 2rem; border-radius: var(--radius);
  transition: var(--transition); border: 1px solid transparent;
}
.testimonial-card:hover { border-color: var(--gold); box-shadow: var(--shadow); }
.stars { margin-bottom: 1rem; }
.stars i { color: var(--gold); font-size: 0.9rem; }
.testimonial-card p { color: var(--charcoal); font-size: 0.95rem; line-height: 1.7; font-style: italic; margin-bottom: 1.5rem; }
.testimonial-author { display: flex; align-items: center; gap: 0.75rem; }
.author-avatar { width: 44px; height: 44px; border-radius: 50%; background: var(--navy); color: var(--gold); display: flex; align-items: center; justify-content: center; }
.testimonial-author strong { display: block; font-size: 0.9rem; }
.testimonial-author span { font-size: 0.78rem; color: var(--gray); }

/* ===== NEIGHBORHOODS ===== */
.neighborhoods { background: var(--light); }
.neighborhoods-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1.5rem; }
.neighborhood-card {
  position: relative; background: var(--navy); border-radius: var(--radius); overflow: hidden;
  padding: 2.5rem 2rem; min-height: 220px; transition: var(--transition);
}
.neighborhood-card:hover { transform: translateY(-4px); box-shadow: var(--shadow-lg); }
.nh-overlay { position: absolute; inset: 0; background: linear-gradient(135deg, rgba(26,26,46,0.95), rgba(26,26,46,0.8)); }
.nh-content { position: relative; z-index: 2; color: #fff; }
.nh-content h3 { font-family: 'Playfair Display', serif; font-size: 1.5rem; margin-bottom: 0.75rem; color: var(--gold); }
.nh-content p { font-size: 0.9rem; line-height: 1.6; opacity: 0.8; margin-bottom: 1rem; }
.nh-avg { background: rgba(201,168,76,0.15); color: var(--gold); padding: 0.35rem 0.85rem; border-radius: 50px; font-size: 0.8rem; font-weight: 600; }

/* ===== CTA BANNER ===== */
.cta-banner {
  position: relative; padding: 5rem 0; text-align: center;
  background-size: cover; background-position: center; background-attachment: fixed;
}
.cta-overlay {
  position: absolute; inset: 0;
  background: linear-gradient(135deg, rgba(26,26,46,0.9), rgba(26,26,46,0.8));
}
.cta-inner { position: relative; z-index: 2; }
.cta-inner h2 { font-family: 'Playfair Display', serif; font-size: 1.6rem; color: rgba(255,255,255,0.9); max-width: 700px; margin: 0 auto 2rem; line-height: 1.6; font-weight: 400; font-style: italic; }

/* ===== CONTACT ===== */
.contact { background: var(--white); }
.contact-grid { display: grid; grid-template-columns: 1fr 1.2fr; gap: 4rem; align-items: start; }
.contact-info h2 { font-family: 'Playfair Display', serif; font-size: 2.5rem; margin-bottom: 1rem; }
.contact-info > p { color: var(--gray); line-height: 1.7; margin-bottom: 2rem; }
.contact-details { margin-bottom: 2rem; }
.contact-item { display: flex; gap: 1rem; margin-bottom: 1.25rem; align-items: flex-start; }
.contact-item i { color: var(--gold); font-size: 1.2rem; margin-top: 0.15rem; width: 20px; text-align: center; }
.contact-item a { color: var(--charcoal); transition: var(--transition); }
.contact-item a:hover { color: var(--gold); }
.social-links { display: flex; gap: 0.75rem; }
.social-links a {
  width: 44px; height: 44px; border-radius: 50%; background: var(--navy); color: var(--gold);
  display: flex; align-items: center; justify-content: center; font-size: 1.1rem;
  transition: var(--transition);
}
.social-links a:hover { background: var(--gold); color: var(--white); transform: translateY(-2px); }

/* CONTACT FORM */
.contact-form-wrap { background: var(--light); padding: 2.5rem; border-radius: var(--radius); }
.form-row { display: flex; gap: 1rem; }
.form-field { flex: 1; margin-bottom: 1.25rem; }
.form-field label { display: block; font-size: 0.82rem; font-weight: 600; text-transform: uppercase; letter-spacing: 1px; color: var(--gray); margin-bottom: 0.4rem; }
.form-field input, .form-field select, .form-field textarea {
  width: 100%; padding: 0.75rem 1rem; border: 1.5px solid #e5e7eb; border-radius: 8px;
  font-size: 0.95rem; font-family: inherit; transition: var(--transition); background: #fff; resize: vertical;
}
.form-field input:focus, .form-field select:focus, .form-field textarea:focus { outline: none; border-color: var(--gold); box-shadow: 0 0 0 3px rgba(201,168,76,0.15); }

/* ===== CONTENT SECTIONS (inner pages) ===== */
.content-section { padding: 5rem 0; }
.content-section.alt { background: var(--light); }
.content-split { display: grid; grid-template-columns: 1fr 1fr; gap: 4rem; align-items: center; }
.content-split.reverse { direction: rtl; }
.content-split.reverse > * { direction: ltr; }
.content-split img { width: 100%; border-radius: var(--radius); box-shadow: var(--shadow); height: 400px; object-fit: cover; }
.content-split h3 { font-family: 'Playfair Display', serif; font-size: 1.8rem; margin-bottom: 1rem; }
.content-split p { color: var(--charcoal); line-height: 1.8; margin-bottom: 1rem; }
.process-steps { counter-reset: step; margin: 2rem 0; }
.process-step { display: flex; gap: 1.25rem; margin-bottom: 1.5rem; align-items: flex-start; }
.process-step::before { counter-increment: step; content: counter(step); flex-shrink: 0; width: 44px; height: 44px; border-radius: 50%; background: var(--navy); color: var(--gold); display: flex; align-items: center; justify-content: center; font-family: 'Playfair Display', serif; font-size: 1.2rem; font-weight: 700; }
.process-step div h4 { font-family: 'Playfair Display', serif; font-size: 1.1rem; margin-bottom: 0.25rem; }
.process-step div p { color: var(--gray); font-size: 0.93rem; margin-bottom: 0; }
.text-center-block { text-align: center; max-width: 700px; margin: 0 auto; }
.text-center-block h2 { font-family: 'Playfair Display', serif; font-size: 2.2rem; margin-bottom: 1rem; }
.text-center-block p { color: var(--gray); line-height: 1.8; margin-bottom: 1.5rem; }

/* ===== FOOTER ===== */
.footer { background: var(--navy); color: rgba(255,255,255,0.5); text-align: center; padding: 2rem 0; }
.footer-inner p { font-size: 0.82rem; margin-bottom: 0.35rem; }

/* ===== MOBILE ===== */
@media (max-width: 1024px) {
  .services-grid { grid-template-columns: repeat(2, 1fr); }
  .testimonials-grid { grid-template-columns: repeat(2, 1fr); }
  .neighborhoods-grid { grid-template-columns: repeat(2, 1fr); }
  .listings-grid { grid-template-columns: repeat(2, 1fr); }
  .services-header { flex-direction: column; }
  .services-header-img { width: 100%; height: 220px; }
  .content-split { grid-template-columns: 1fr; gap: 2rem; }
  .content-split.reverse { direction: ltr; }
}

@media (max-width: 768px) {
  .nav { display: none; position: fixed; top: 72px; left: 0; width: 100%; background: var(--navy); flex-direction: column; padding: 2rem; gap: 1rem; border-top: 1px solid rgba(255,255,255,0.1); }
  .nav.active { display: flex; }
  .header-cta { display: none; }
  .mobile-toggle { display: block; }

  .hero h1 { font-size: 2.2rem; }
  .hero-stats { gap: 1.5rem; }
  .stat strong { font-size: 1.8rem; }

  .about-grid { grid-template-columns: 1fr; gap: 2rem; }
  .about-img img { height: 350px; }
  .about-text h2 { font-size: 2rem; }

  .services-grid { grid-template-columns: 1fr; }
  .search-row { flex-direction: column; }
  .listings-grid { grid-template-columns: 1fr; }

  .calc-grid { grid-template-columns: 1fr; }
  .result-card { position: static; }

  .testimonials-grid { grid-template-columns: 1fr; }
  .neighborhoods-grid { grid-template-columns: 1fr; }
  .contact-grid { grid-template-columns: 1fr; gap: 2rem; }
  .form-row { flex-direction: column; }

  .section-title { font-size: 2rem; }
  .section { padding: 4rem 0; }

  .page-hero { min-height: 35vh; }
  .page-hero-content h1 { font-size: 1.8rem; }
}

/* ===== ANIMATIONS ===== */
.fade-in {
  opacity: 0; transform: translateY(30px);
  transition: opacity 0.6s ease, transform 0.6s ease;
}
.fade-in.visible { opacity: 1; transform: translateY(0); }