:root{
    --cream:#F8F2E6;
    --cream-deep:#EFE4CC;
    --ink:#232019;
    --ink-soft:#5B564C;
    --ink-faint:#93897a;
    --gold:#B0813E;
    --gold-deep:#8A6329;
    --gold-light:#D9BD8B;
    --white:#FFFDF8;
    --line: rgba(35,32,25,0.12);
    --gold-line: rgba(176,129,62,0.4);
    --display: 'Fraunces', serif;
    --body: 'Inter', sans-serif;
    --maxw: 1240px;
    --ease: cubic-bezier(.22,.61,.36,1);
  }

  *{ margin:0; padding:0; box-sizing:border-box; }
  html{ scroll-behavior:smooth; }
  body{
    font-family: var(--body);
    background: var(--cream);
    color: var(--ink);
    line-height:1.5;
    -webkit-font-smoothing:antialiased;
    overflow-x:hidden;
  }
  img{ max-width:100%; display:block; }
  a{ color:inherit; text-decoration:none; }
  ul{ list-style:none; }
  .wrap{ max-width:var(--maxw); margin:0 auto; padding:0 clamp(20px,5vw,64px); }

  ::selection{ background: var(--gold-light); color:var(--ink); }

  /* focus visibility */
  a:focus-visible, button:focus-visible, input:focus-visible, select:focus-visible, textarea:focus-visible{
    outline: 2px solid var(--gold-deep);
    outline-offset: 3px;
  }

  @media (prefers-reduced-motion: reduce){
    html{ scroll-behavior:auto; }
    *{ animation-duration:0.001ms !important; transition-duration:0.001ms !important; }
  }

  /* ---------- eyebrow / flanked label (signature motif from the mark) ---------- */
  .eyebrow{
    display:flex;
    align-items:center;
    gap:14px;
    font-family: var(--body);
    font-size:12.5px;
    font-weight:600;
    letter-spacing:.24em;
    text-transform:uppercase;
    color: var(--gold-deep);
  }
  .eyebrow::before,
  .eyebrow::after{
    content:'';
    height:1px;
    background: var(--gold-line);
    flex:0 0 34px;
  }
  .eyebrow.left::before{ display:none; }
  .eyebrow.left::after{ flex:0 0 46px; }
  .eyebrow.left{ justify-content:flex-start; }

  /* headings */
  h1,h2,h3,h4{ font-family: var(--display); font-weight:500; letter-spacing:-0.01em; color: var(--ink); }

  .btn{
    display:inline-flex;
    align-items:center;
    gap:10px;
    padding:15px 30px;
    font-family: var(--body);
    font-size:13px;
    font-weight:600;
    letter-spacing:.14em;
    text-transform:uppercase;
    border-radius:2px;
    border:1px solid transparent;
    cursor:pointer;
    transition: all .3s var(--ease);
  }
  .btn-solid{ background: var(--ink); color: var(--cream); }
  .btn-solid:hover{ background: var(--gold-deep); }
  .btn-line{ border-color: var(--ink); color: var(--ink); }
  .btn-line:hover{ background: var(--ink); color: var(--cream); }
  .btn-gold{ background: var(--gold); color: var(--white); }
  .btn-gold:hover{ background: var(--gold-deep); }

  /* ---------- nav ---------- */
  header{
    position:fixed; top:0; left:0; right:0; z-index:100;
    padding: 22px 0;
    transition: all .4s var(--ease);
    background: transparent;
  }
  header.scrolled{
    padding: 14px 0;
    background: rgba(248,242,230,0.9);
    backdrop-filter: blur(10px);
    border-bottom:1px solid var(--line);
  }
  .nav-inner{ display:flex; align-items:center; justify-content:space-between; }
  .brand{ display:flex; align-items:center; gap:12px; }
  .brand img{ width:36px; height:36px; object-fit:contain; }
  .brand-text{ font-family:var(--body); font-weight:700; font-size:15px; letter-spacing:.14em; }
  .brand-text span{ color:var(--gold-deep); }
  nav.links{ display:flex; align-items:center; gap:28px; }
  nav.links a{
    font-size:12px; font-weight:600; letter-spacing:.1em; text-transform:uppercase;
    color: var(--ink-soft);
    position:relative;
    padding-bottom:4px;
    white-space:nowrap;
  }
  nav.links a::after{
    content:''; position:absolute; left:0; bottom:0; width:0; height:1px; background:var(--gold-deep);
    transition:width .3s var(--ease);
  }
  nav.links a:hover{ color:var(--ink); }
  nav.links a:hover::after{ width:100%; }
  .nav-cta{ display:flex; align-items:center; gap:24px; }
  .lang-toggle{
    display:flex; align-items:center; gap:6px; background:none; border:1px solid var(--line);
    border-radius:20px; padding:6px 12px; cursor:pointer; font-family:var(--body);
    font-size:11px; font-weight:700; letter-spacing:.04em; color:var(--ink-soft);
  }
  .lang-toggle .lang-sep{ color: var(--ink-faint); font-weight:400; }
  .lang-toggle .lang-en, .lang-toggle .lang-es{ opacity:.5; }
  .lang-toggle .lang-en.active, .lang-toggle .lang-es.active{ opacity:1; color:var(--gold-deep); }
  body.home header:not(.scrolled) .lang-toggle{ border-color: rgba(248,242,230,.4); color: rgba(248,242,230,.85); }
  body.home header:not(.scrolled) .lang-toggle .lang-sep{ color: rgba(248,242,230,.5); }
  .burger{ display:none; background:none; border:none; cursor:pointer; width:26px; height:20px; position:relative; }
  .burger span{ position:absolute; left:0; right:0; height:1.5px; background:var(--ink); transition:all .3s var(--ease); }
  .burger span:nth-child(1){ top:0; }
  .burger span:nth-child(2){ top:9px; }
  .burger span:nth-child(3){ top:18px; }
  .burger.open span:nth-child(1){ transform: translateY(9px) rotate(45deg); }
  .burger.open span:nth-child(2){ opacity:0; }
  .burger.open span:nth-child(3){ transform: translateY(-9px) rotate(-45deg); }

  /* homepage: light nav over the hero video until the header picks up its solid background */
  body.home header:not(.scrolled) .brand-text{ color: var(--cream); }
  body.home header:not(.scrolled) .brand-text span{ color: var(--gold-light); }
  body.home header:not(.scrolled) nav.links a,
  body.home header:not(.scrolled) .has-dropdown{ color: rgba(248,242,230,.85); }
  body.home header:not(.scrolled) nav.links a:hover{ color: var(--cream); }
  body.home header:not(.scrolled) nav.links a::after{ background: var(--gold-light); }
  body.home header:not(.scrolled) .nav-cta .btn-line{ border-color: rgba(248,242,230,.55); color: var(--cream); }
  body.home header:not(.scrolled) .nav-cta .btn-line:hover{ background: var(--cream); color: var(--ink); }
  body.home header:not(.scrolled) .burger span{ background: var(--cream); }

  .mobile-panel{
    display:none;
    position:fixed; inset:0; z-index:99;
    background: var(--cream);
    padding: 110px 30px 40px;
    flex-direction:column; gap:18px;
    transform: translateX(100%);
    transition: transform .45s var(--ease);
    overflow-y:auto;
  }
  .mobile-panel.open{ transform: translateX(0); }
  .mobile-panel a{ font-family:var(--display); font-size:23px; font-weight:500; border-bottom:1px solid var(--line); padding-bottom:12px; }

  /* ---------- hero ---------- */
  .hero{
    position:relative;
    min-height: 100svh;
    display:flex; align-items:center;
    padding-top: 120px;
    overflow:hidden;
    color: var(--cream);
  }
  .hero-video{
    position:absolute; inset:0;
    width:100%; height:100%;
    object-fit:cover;
    z-index:0;
  }
  .hero-overlay{
    position:absolute; inset:0; z-index:1;
    background:
      linear-gradient(100deg, rgba(20,18,14,.9) 0%, rgba(20,18,14,.66) 42%, rgba(20,18,14,.32) 78%),
      linear-gradient(0deg, rgba(20,18,14,.55) 0%, rgba(20,18,14,0) 30%);
    pointer-events:none;
  }
  .hero .eyebrow{ color: var(--gold-light); }
  .hero .eyebrow::after{ background: rgba(217,189,139,.55); }
  .hero-inner{ position:relative; z-index:2; width:100%; }
  .hero-copy{ padding-bottom: 30px; max-width: 760px; }
  .hero h1{
    font-size: clamp(40px, 6.4vw, 84px);
    line-height: 1.03;
    margin: 22px 0 26px;
    max-width: 15ch;
    color: var(--cream);
  }
  .hero h1 em{ font-style:italic; color: var(--gold-light); font-weight:400; }
  .hero p.lead{
    font-size: clamp(16px,1.6vw,19px);
    color: rgba(248,242,230,.82);
    max-width: 46ch;
    margin-bottom: 36px;
  }
  .hero-actions{ display:flex; gap:16px; flex-wrap:wrap; }
  .hero-actions .btn-solid{ background: var(--gold); color: var(--white); }
  .hero-actions .btn-solid:hover{ background: var(--gold-deep); }
  .hero-actions .btn-line{ border-color: rgba(248,242,230,.55); color: var(--cream); }
  .hero-actions .btn-line:hover{ background: var(--cream); color: var(--ink); }
  .hero-license{ margin-top:20px; font-size:12.5px; color: rgba(248,242,230,.65); letter-spacing:.02em; }

  .stats-strip{
    border-top: 1px solid rgba(248,242,230,.22);
    margin-top: 72px;
    padding-top: 30px;
    display:grid;
    grid-template-columns: repeat(4,1fr);
    gap: 24px;
  }
  .stat b{ display:block; font-family:var(--display); font-size: clamp(26px,2.6vw,34px); font-weight:500; color:var(--cream); font-variant-numeric: tabular-nums; }
  .stat span{ font-size:11.5px; letter-spacing:.1em; text-transform:uppercase; color:rgba(248,242,230,.62); font-weight:600; }

  /* ---------- section shell ---------- */
  section{ padding: clamp(80px,10vw,140px) 0; position:relative; }
  .section-alt{ background: var(--cream-deep); }
  .section-dark{ background: var(--ink); color: var(--cream); }
  .section-head{ max-width: 680px; margin-bottom: 56px; }
  .section-head h2{ font-size: clamp(30px,4vw,48px); margin-top:18px; line-height:1.08; }
  .section-head p{ color: var(--ink-soft); font-size:16px; margin-top:18px; max-width:52ch; }
  .section-dark .section-head p{ color: rgba(248,242,230,.68); }
  .section-dark .eyebrow{ color: var(--gold-light); }

  /* reveal */
  .reveal{ opacity:0; transform: translateY(26px); transition: opacity .8s var(--ease), transform .8s var(--ease); }
  .reveal.in{ opacity:1; transform: translateY(0); }

  /* ---------- about ---------- */
  .about-grid{ display:grid; grid-template-columns: 1fr 1fr; gap: 70px; align-items:start; }
  .about-grid p{ color: var(--ink-soft); font-size:16px; margin-bottom:18px; max-width:50ch; }
  .pull{
    font-family: var(--display);
    font-style: italic;
    font-size: clamp(22px,2.4vw,30px);
    line-height:1.4;
    color: var(--ink);
    border-left: 2px solid var(--gold);
    padding-left: 28px;
  }
  .pull cite{ display:block; font-style:normal; font-family:var(--body); font-size:12px; letter-spacing:.12em; text-transform:uppercase; color:var(--ink-faint); margin-top:18px; }

  /* ---------- divisions ---------- */
  .divisions{ display:grid; grid-template-columns: repeat(3,1fr); gap:1px; background: var(--line); border:1px solid var(--line); }
  .division{ background: var(--cream); padding: 40px 32px; transition: background .3s var(--ease); }
  .division:hover{ background: var(--white); }
  .division .glyph{ width:38px; height:38px; margin-bottom:26px; }
  .division h3{ font-size:19px; font-weight:500; margin-bottom:12px; }
  .division p{ font-size:14.5px; color: var(--ink-soft); line-height:1.6; }

  /* ---------- portfolio ---------- */
  .portfolio-grid{ display:grid; grid-template-columns: repeat(3,1fr); gap: 30px; }
  .property{
    background: var(--white);
    border:1px solid var(--line);
    display:flex; flex-direction:column;
    transition: transform .4s var(--ease), box-shadow .4s var(--ease);
  }
  .property:hover{ transform: translateY(-6px); box-shadow: 0 24px 50px -30px rgba(35,32,25,.35); }
  .property-media{
    aspect-ratio: 4/3;
    background:
      linear-gradient(155deg, rgba(35,32,25,.06), rgba(35,32,25,0) 55%),
      repeating-linear-gradient(115deg, var(--cream-deep) 0 2px, transparent 2px 26px),
      var(--cream);
    position:relative;
    display:flex; align-items:flex-end; padding:18px;
  }
  .tag{
    font-size:10.5px; font-weight:700; letter-spacing:.1em; text-transform:uppercase;
    background: var(--ink); color: var(--cream);
    padding:6px 12px; border-radius:2px;
  }
  .tag.gold{ background: var(--gold); }
  .property-body{ padding: 24px 26px 28px; display:flex; flex-direction:column; gap:10px; flex:1; }
  .property-body h3{ font-size:19px; font-weight:500; }
  .property-loc{ font-size:13px; color:var(--ink-faint); letter-spacing:.02em; }
  .property-meta{ display:flex; gap:18px; margin-top:auto; padding-top:16px; border-top:1px solid var(--line); font-size:12.5px; color:var(--ink-soft); }
  .property-price{ font-family:var(--display); font-size:20px; color:var(--gold-deep); }

  /* ---------- approach ---------- */
  .pillars{ display:grid; grid-template-columns: repeat(3,1fr); gap:52px; }
  .pillar .eyebrow{ margin-bottom:20px; }
  .pillar h3{ font-size:24px; margin-bottom:14px; }
  .pillar p{ color: rgba(248,242,230,.7); font-size:15px; line-height:1.7; }

  /* ---------- contact ---------- */
  .contact-grid{ display:grid; grid-template-columns: .85fr 1.15fr; gap:70px; }
  .contact-info h2{ font-size: clamp(30px,3.6vw,44px); margin:18px 0 22px; }
  .contact-info > p{ color:var(--ink-soft); margin-bottom:34px; max-width:42ch; }
  .contact-line{ display:flex; flex-direction:column; gap:4px; padding:18px 0; border-top:1px solid var(--line); }
  .contact-line:last-of-type{ border-bottom:1px solid var(--line); }
  .contact-line span.label{ font-size:11px; letter-spacing:.12em; text-transform:uppercase; color:var(--ink-faint); font-weight:600; }
  .contact-line span.value{ font-size:16px; line-height:1.6; }

  form.inquiry{ background:var(--white); border:1px solid var(--line); padding: clamp(28px,4vw,46px); }
  .form-row{ display:grid; grid-template-columns:1fr 1fr; gap:20px; }
  .field{ margin-bottom:20px; }
  .field.full{ grid-column: 1/-1; }
  .field label{ display:block; font-size:11.5px; font-weight:600; letter-spacing:.1em; text-transform:uppercase; color:var(--ink-faint); margin-bottom:9px; }
  .field input, .field select, .field textarea{
    width:100%; border:none; border-bottom:1px solid var(--line); background:transparent;
    padding: 10px 2px; font-family:var(--body); font-size:15px; color:var(--ink);
    transition: border-color .3s var(--ease);
  }
  .field input:focus, .field select:focus, .field textarea:focus{ border-bottom-color: var(--gold-deep); outline:none; }
  .field textarea{ resize:vertical; min-height:90px; }
  .form-foot{ display:flex; align-items:center; justify-content:space-between; gap:20px; margin-top:8px; flex-wrap:wrap; }
  .form-note{ font-size:12.5px; color:var(--ink-faint); max-width:34ch; }
  .form-success{ display:none; font-size:14px; color:var(--gold-deep); font-weight:600; margin-top:16px; }
  .form-success.show{ display:block; }

  /* ---------- footer ---------- */
  footer{ background: var(--ink); color: var(--cream); padding-top: 90px; }
  .footer-top{ display:grid; grid-template-columns: 1.3fr .8fr .8fr 1fr; gap:50px; padding-bottom:70px; border-bottom:1px solid rgba(248,242,230,.14); }
  .footer-brand .brand-text{ color: var(--cream); font-size:16px; }
  .footer-address{ margin-top:14px; font-size:13px; color:rgba(248,242,230,.55); line-height:1.6; }
  .footer-brand p{ margin-top:18px; color: rgba(248,242,230,.6); font-size:14.5px; max-width:34ch; line-height:1.7; }
  .footer-social{ display:flex; gap:14px; margin-top:26px; }
  .footer-social a{ width:36px; height:36px; border:1px solid rgba(248,242,230,.25); border-radius:50%; display:flex; align-items:center; justify-content:center; transition:.3s var(--ease); }
  .footer-social a.hidden{ display:none; }
  .footer-social a:hover{ border-color: var(--gold-light); background: rgba(176,129,62,.15); }
  .footer-social svg{ width:15px; height:15px; }
  .footer h4{ font-family:var(--body); font-size:12px; font-weight:700; letter-spacing:.14em; text-transform:uppercase; color: var(--gold-light); margin-bottom:22px; }
  .footer ul li{ margin-bottom:13px; }
  .footer ul a{ font-size:14.5px; color: rgba(248,242,230,.72); transition: color .25s; }
  .footer ul a:hover{ color: var(--cream); }
  .newsletter-form{ display:flex; border-bottom:1px solid rgba(248,242,230,.35); padding-bottom:10px; margin-top:8px; }
  .newsletter-form input{ flex:1; background:transparent; border:none; color:var(--cream); font-size:14px; padding:6px 0; }
  .newsletter-form input::placeholder{ color: rgba(248,242,230,.4); }
  .newsletter-form button{ background:none; border:none; color: var(--gold-light); font-size:13px; font-weight:700; letter-spacing:.08em; text-transform:uppercase; cursor:pointer; }
  .footer-word{ text-align:center; padding: 60px 0 40px; }
  .footer-word .wordmark{ font-family: var(--display); font-weight:500; font-size: clamp(38px,9vw,120px); letter-spacing:-0.01em; color: rgba(248,242,230,.09); line-height:1; }
  .footer-bottom{ border-top:1px solid rgba(248,242,230,.14); padding: 24px 0 30px; display:flex; justify-content:space-between; align-items:center; flex-wrap:wrap; gap:14px; font-size:12.5px; color: rgba(248,242,230,.5); }
  .footer-bottom a{ color: rgba(248,242,230,.5); }
  .footer-bottom a:hover{ color: var(--cream); }

  .footer-legal{
    display:flex; align-items:center; gap:14px;
    padding: 26px 0; border-top:1px solid rgba(248,242,230,.14);
    color: rgba(248,242,230,.55); font-size:12px; line-height:1.6;
  }
  .footer-legal svg{ width:30px; height:30px; flex-shrink:0; color: rgba(248,242,230,.7); }
  .footer-legal strong{ color: rgba(248,242,230,.78); font-weight:600; }

  /* ---------- nav dropdown ---------- */
  .has-dropdown{ position:relative; display:flex; align-items:center; gap:5px; color: var(--ink-soft); }
  .has-dropdown .caret{ width:8px; height:8px; border-right:1.4px solid currentColor; border-bottom:1.4px solid currentColor; transform: rotate(45deg) translateY(-2px); transition: transform .25s var(--ease); }
  .has-dropdown:hover .caret{ transform: rotate(225deg) translateY(2px); }
  .dropdown{
    position:absolute; top:100%; left:50%; transform: translateX(-50%) translateY(6px);
    background: var(--white); border:1px solid var(--line);
    min-width:200px; padding:10px; box-shadow: 0 24px 50px -28px rgba(35,32,25,.4);
    opacity:0; visibility:hidden; transition: all .25s var(--ease);
    z-index:20;
  }
  .has-dropdown:hover .dropdown, .has-dropdown:focus-within .dropdown{ opacity:1; visibility:visible; transform: translateX(-50%) translateY(14px); }
  .dropdown a{ display:block; padding:11px 14px; font-size:12.5px; font-weight:600; letter-spacing:.08em; text-transform:uppercase; color: var(--ink-soft) !important; border-radius:2px; }
  .dropdown a:hover{ background: var(--cream); color: var(--ink) !important; }

  /* ---------- sub-page hero ---------- */
  .page-hero{ padding: 160px 0 70px; }
  .page-hero h1{ font-size: clamp(34px,5vw,58px); margin: 18px 0 20px; max-width: 18ch; }
  .page-hero p.lead{ font-size:16.5px; color: var(--ink-soft); max-width:54ch; }

  /* ---------- off-market ---------- */
  .om-grid{ display:grid; grid-template-columns: repeat(2,1fr); gap:26px; }
  .om-card{
    background: var(--white); border:1px solid var(--line); padding: 32px 30px;
    display:flex; flex-direction:column; gap:14px;
    transition: transform .35s var(--ease), box-shadow .35s var(--ease);
  }
  .om-card:hover{ transform: translateY(-5px); box-shadow: 0 24px 50px -30px rgba(35,32,25,.35); }
  .om-card .tag{ align-self:flex-start; }
  .om-card h3{ font-size:20px; font-weight:500; }
  .om-card .om-meta{ display:flex; flex-wrap:wrap; gap:10px 20px; font-size:13px; color: var(--ink-soft); }
  .om-card .om-meta span{ display:flex; align-items:center; gap:6px; }
  .om-card .om-meta span::before{ content:''; width:4px; height:4px; border-radius:50%; background:var(--gold); }
  .om-card p.desc{ font-size:14.5px; color:var(--ink-soft); line-height:1.65; }
  .om-card .om-foot{ margin-top:auto; padding-top:14px; border-top:1px solid var(--line); display:flex; align-items:center; justify-content:space-between; }
  .om-card .om-price{ font-family:var(--display); font-size:15px; color:var(--gold-deep); font-style:italic; }
  .om-note{ background: var(--cream-deep); border:1px solid var(--line); padding: 26px 30px; margin-top:44px; display:flex; align-items:center; justify-content:space-between; gap:20px; flex-wrap:wrap; }
  .om-note p{ font-size:14.5px; color:var(--ink-soft); max-width:52ch; }

  /* ---------- sold ---------- */
  .sold-table{ width:100%; border-collapse:collapse; }
  .sold-table thead th{
    text-align:left; font-size:11px; font-weight:700; letter-spacing:.1em; text-transform:uppercase;
    color: var(--ink-faint); padding: 0 18px 16px; border-bottom:1px solid var(--line);
  }
  .sold-table tbody td{ padding: 22px 18px; border-bottom:1px solid var(--line); font-size:14.5px; vertical-align:middle; }
  .sold-table tbody tr{ transition: background .25s var(--ease); }
  .sold-table tbody tr:hover{ background: var(--white); }
  .sold-table td.sold-name{ font-family:var(--display); font-size:17px; font-weight:500; color:var(--ink); }
  .sold-table td.sold-loc{ color:var(--ink-faint); font-size:13px; }
  .sold-table td.sold-price{ font-family:var(--display); color:var(--gold-deep); font-size:16px; }
  .table-wrap{ overflow-x:auto; border:1px solid var(--line); background:var(--cream); padding: 10px clamp(10px,3vw,26px); }

  /* ---------- team ---------- */
  .team-grid{ display:grid; grid-template-columns: repeat(3,1fr); gap:30px; }
  .team-card{ background: var(--white); border:1px solid var(--line); padding: 34px 28px; text-align:left; }
  .team-avatar{
    width:64px; height:64px; border-radius:50%; background: var(--ink); color:var(--gold-light);
    display:flex; align-items:center; justify-content:center; font-family:var(--display); font-size:20px; margin-bottom:22px;
  }
  .team-card h3{ font-size:19px; font-weight:500; margin-bottom:4px; }
  .team-card .role{ font-size:12px; letter-spacing:.08em; text-transform:uppercase; color: var(--gold-deep); font-weight:600; margin-bottom:16px; }
  .team-card p.bio{ font-size:14.5px; color:var(--ink-soft); line-height:1.65; margin-bottom:18px; }
  .team-card a.mail{ font-size:13px; font-weight:600; border-bottom:1px solid var(--gold-line); padding-bottom:2px; }
  a.team-card{ display:block; transition: transform .35s var(--ease), box-shadow .35s var(--ease); }
  a.team-card:hover{ transform: translateY(-5px); box-shadow: 0 24px 50px -30px rgba(35,32,25,.35); }
  .team-card .view-profile{ margin-top:4px; font-size:12px; font-weight:600; letter-spacing:.06em; text-transform:uppercase; color:var(--gold-deep); }

  /* ---------- agent detail ---------- */
  .agent-hero{ padding:150px 0 60px; display:flex; gap:32px; align-items:center; flex-wrap:wrap; }
  .agent-avatar-lg{
    width:104px; height:104px; border-radius:50%; background:var(--ink); color:var(--gold-light);
    display:flex; align-items:center; justify-content:center; font-family:var(--display); font-size:34px; flex-shrink:0;
  }
  .agent-hero h1{ font-size:clamp(28px,4vw,42px); margin-bottom:8px; }
  .agent-hero .role{ font-size:14px; letter-spacing:.06em; text-transform:uppercase; color:var(--gold-deep); font-weight:600; margin-bottom:14px; }
  .agent-contact{ display:flex; gap:20px; flex-wrap:wrap; font-size:14px; }
  .agent-contact a{ color:var(--ink-soft); border-bottom:1px solid var(--line); padding-bottom:2px; }
  .agent-contact a:hover{ color:var(--gold-deep); border-color:var(--gold-line); }
  .agent-bio{ max-width:70ch; color:var(--ink-soft); font-size:16px; line-height:1.75; }
  .agent-bio p{ margin-bottom:16px; }
  .agent-listings-empty{ color:var(--ink-faint); font-size:14.5px; }
  .spec-pill{ display:inline-block; padding:7px 14px; border:1px solid var(--gold-line); border-radius:20px; font-size:12.5px; font-weight:600; color:var(--gold-deep); background:rgba(176,129,62,0.06); }

  /* ---------- listings grid + filters ---------- */
  .filter-bar{ display:flex; flex-wrap:wrap; align-items:center; gap:12px; margin-bottom:44px; }
  .filter-group{ display:flex; flex-wrap:wrap; gap:8px; }
  .filter-btn{
    font-family: var(--body); font-size:12px; font-weight:600; letter-spacing:.06em; text-transform:uppercase;
    padding:9px 16px; border:1px solid var(--line); background:var(--white); color:var(--ink-soft);
    cursor:pointer; border-radius:2px; transition: all .25s var(--ease);
  }
  .filter-btn:hover{ border-color: var(--gold); color:var(--ink); }
  .filter-btn.active{ background: var(--ink); border-color:var(--ink); color: var(--cream); }
  .filter-select{
    font-family: var(--body); font-size:12px; font-weight:600; letter-spacing:.06em; text-transform:uppercase;
    padding:10px 14px; border:1px solid var(--line); background:var(--white); color:var(--ink-soft); border-radius:2px;
  }
  .filter-count{ margin-left:auto; font-size:13px; color:var(--ink-faint); }
  .property{ cursor:pointer; }
  .no-results{ display:none; text-align:center; padding:60px 20px; color:var(--ink-faint); font-size:15px; }
  .no-results.show{ display:block; }

  /* ---------- listing detail ---------- */
  .listing-hero{ padding: 150px 0 0; }
  .listing-crumb{ font-size:12.5px; color:var(--ink-faint); margin-bottom:18px; }
  .listing-crumb a{ color:var(--gold-deep); font-weight:600; }
  .listing-head{ display:flex; justify-content:space-between; align-items:flex-end; gap:24px; flex-wrap:wrap; margin-bottom:34px; }
  .listing-head h1{ font-size: clamp(28px,4vw,46px); max-width:26ch; }
  .listing-head .listing-loc{ font-size:14.5px; color:var(--ink-faint); margin-top:8px; }
  .listing-price-box{ text-align:right; }
  .listing-price-box .price{ font-family:var(--display); font-size: clamp(24px,2.6vw,32px); color:var(--gold-deep); }
  .listing-price-box .status{ margin-top:6px; }
  .listing-gallery{ display:grid; grid-template-columns: 2fr 1fr; gap:10px; margin-bottom:56px; }
  .listing-gallery .g-main, .listing-gallery .g-side{
    background:
      linear-gradient(155deg, rgba(35,32,25,.07), rgba(35,32,25,0) 55%),
      repeating-linear-gradient(115deg, var(--cream-deep) 0 2px, transparent 2px 26px),
      var(--cream);
    border:1px solid var(--line);
  }
  .listing-gallery .g-main{ min-height:420px; }
  .listing-gallery .g-side{ display:flex; flex-direction:column; gap:10px; }
  .listing-gallery .g-side > div{ flex:1; min-height:110px; background: inherit; border:1px solid var(--line); }
  .listing-body{ display:grid; grid-template-columns: 1.6fr 1fr; gap:60px; }
  .listing-desc p{ color:var(--ink-soft); font-size:16px; margin-bottom:18px; }
  .listing-specs{ display:grid; grid-template-columns: repeat(2,1fr); gap:22px 30px; margin-top:40px; padding-top:32px; border-top:1px solid var(--line); }
  .spec .label{ display:block; font-size:11px; letter-spacing:.1em; text-transform:uppercase; color:var(--ink-faint); font-weight:600; margin-bottom:6px; }
  .spec .value{ font-size:15.5px; font-family:var(--display); }
  .listing-side{ background: var(--cream-deep); border:1px solid var(--line); padding: 32px 28px; align-self:start; }
  .listing-side h3{ font-size:19px; margin-bottom:8px; }
  .listing-side p{ font-size:14px; color:var(--ink-soft); margin-bottom:22px; }
  .similar-listings{ margin-top:90px; }

  /* ---------- sell page ---------- */
  .sell-hero{ display:grid; grid-template-columns: 1fr 1fr; gap:60px; align-items:center; }
  .sell-benefits{ list-style:none; margin-top:28px; display:flex; flex-direction:column; gap:18px; }
  .sell-benefits li{ display:flex; gap:14px; font-size:15px; color:var(--ink-soft); }
  .sell-benefits li::before{ content:''; flex:0 0 6px; height:6px; border-radius:50%; background:var(--gold); margin-top:8px; }
  .sell-steps{ display:grid; grid-template-columns: repeat(3,1fr); gap:40px; }
  .sell-step .num{ font-family:var(--display); font-style:italic; font-size:34px; color: var(--gold-light); margin-bottom:14px; }
  .sell-step h3{ font-size:19px; margin-bottom:10px; color:var(--cream); }
  .sell-step p{ font-size:14.5px; color:rgba(248,242,230,.68); line-height:1.65; }

  /* ---------- testimonials ---------- */
  .testimonial-grid{ display:grid; grid-template-columns: repeat(2,1fr); gap:26px; }
  .testimonial-card{ background: var(--white); border:1px solid var(--line); padding: 34px 32px; }
  .testimonial-card .stars{ color: var(--gold); font-size:14px; letter-spacing:2px; margin-bottom:16px; }
  .testimonial-card blockquote{ font-family:var(--display); font-style:italic; font-size:17px; line-height:1.6; color:var(--ink); margin-bottom:20px; }
  .testimonial-card .who{ font-size:13px; }
  .testimonial-card .who b{ font-weight:600; color:var(--ink); }
  .testimonial-card .who span{ display:block; color:var(--ink-faint); margin-top:2px; }

  /* ---------- map ---------- */
  .map-embed{ width:100%; height:360px; border:1px solid var(--line); filter:grayscale(.2) contrast(1.05); }
  .map-embed iframe{ width:100%; height:100%; border:0; display:block; }

  /* ---------- calendly ---------- */
  .calendly-wrap{ max-width:900px; margin:0 auto; border:1px solid var(--line); background:var(--white); overflow:hidden; }

  /* ---------- cookie consent ---------- */
  .cookie-banner{
    position:fixed; left:0; right:0; bottom:0; z-index:300;
    background: var(--ink); color: var(--cream);
    padding: 22px clamp(20px,5vw,48px);
    display:flex; align-items:center; justify-content:space-between; gap:24px; flex-wrap:wrap;
    box-shadow: 0 -14px 40px rgba(0,0,0,.3);
    transform: translateY(100%); transition: transform .4s var(--ease);
  }
  .cookie-banner.show{ transform: translateY(0); }
  .cookie-banner p{ font-size:13.5px; color: rgba(248,242,230,.8); max-width:640px; margin:0; line-height:1.6; }
  .cookie-banner a{ color: var(--gold-light); text-decoration:underline; }
  .cookie-banner-actions{ display:flex; gap:12px; flex-wrap:wrap; flex-shrink:0; }
  .cookie-btn{
    padding:11px 20px; border-radius:2px; font-size:12px; font-weight:600; letter-spacing:.04em;
    cursor:pointer; border:1px solid rgba(248,242,230,.3); background:none; color:var(--cream);
    font-family: var(--body); transition: all .25s var(--ease);
  }
  .cookie-btn:hover{ background: rgba(248,242,230,.1); }
  .cookie-btn.primary{ background: var(--gold); border-color:var(--gold); color:var(--white); }
  .cookie-btn.primary:hover{ background: var(--gold-deep); }

  .consent-placeholder{
    position:absolute; inset:0; z-index:5;
    display:flex; flex-direction:column; align-items:center; justify-content:center; gap:14px;
    background: var(--cream-deep); border:1px dashed var(--line); padding:30px; text-align:center;
  }
  .consent-placeholder p{ font-size:13.5px; color: var(--ink-soft); max-width:34ch; margin:0; }
  .consent-placeholder button{
    padding:10px 20px; border:1px solid var(--ink); background:none; font-size:12px; font-weight:600;
    cursor:pointer; border-radius:2px; font-family: var(--body); transition: all .25s var(--ease);
  }
  .consent-placeholder button:hover{ background: var(--ink); color: var(--cream); }

  /* ---------- accessibility ---------- */
  .skip-link{
    position:absolute; left:16px; top:-60px; z-index:1000;
    background: var(--ink); color: var(--cream); padding:12px 20px;
    font-size:13px; font-weight:600; border-radius:2px; transition: top .25s var(--ease);
  }
  .skip-link:focus{ top:16px; }

  /* ---------- blog ---------- */
  .blog-grid{ display:grid; grid-template-columns: repeat(3,1fr); gap:30px; }
  .blog-card{ background:var(--white); border:1px solid var(--line); display:flex; flex-direction:column; transition: transform .35s var(--ease), box-shadow .35s var(--ease); }
  .blog-card:hover{ transform: translateY(-5px); box-shadow: 0 24px 50px -30px rgba(35,32,25,.35); }
  .blog-card-media{ aspect-ratio:16/10; background: linear-gradient(155deg, rgba(35,32,25,.06), rgba(35,32,25,0) 55%), repeating-linear-gradient(115deg, var(--cream-deep) 0 2px, transparent 2px 26px), var(--cream); display:flex; align-items:flex-end; padding:16px; }
  .blog-card-body{ padding:22px 24px 26px; display:flex; flex-direction:column; gap:8px; flex:1; }
  .blog-card-body .meta{ font-size:11.5px; letter-spacing:.08em; text-transform:uppercase; color:var(--gold-deep); font-weight:600; }
  .blog-card-body h3{ font-size:19px; font-weight:500; line-height:1.3; }
  .blog-card-body p{ font-size:14px; color:var(--ink-soft); line-height:1.6; }
  .blog-card-foot{ margin-top:auto; padding-top:14px; border-top:1px solid var(--line); font-size:12.5px; color:var(--ink-faint); }
  .post-hero{ padding:150px 0 40px; }
  .post-hero .meta{ font-size:12.5px; letter-spacing:.08em; text-transform:uppercase; color:var(--gold-deep); font-weight:600; margin-bottom:16px; }
  .post-hero h1{ font-size:clamp(30px,4.6vw,50px); max-width:22ch; margin-bottom:18px; }
  .post-byline{ display:flex; align-items:center; gap:12px; font-size:13.5px; color:var(--ink-faint); }
  .post-byline a{ color:var(--gold-deep); font-weight:600; }
  .post-body{ max-width:70ch; color:var(--ink-soft); font-size:16.5px; line-height:1.8; }
  .post-body p{ margin-bottom:20px; }

  /* ---------- responsive ---------- */
  @media (max-width: 980px){
    nav.links{ display:none; }
    .burger{ display:block; }
    .mobile-panel{ display:flex; }
    .nav-cta .btn-line{ display:none; }
  }
  @media (max-width: 1080px){
    .hero-copy{ max-width:100%; }
    .stats-strip{ grid-template-columns: repeat(2,1fr); row-gap:30px; }
    .about-grid{ grid-template-columns:1fr; gap:34px; }
    .divisions{ grid-template-columns: repeat(2,1fr); }
    .portfolio-grid{ grid-template-columns: repeat(2,1fr); }
    .pillars{ grid-template-columns:1fr; gap:44px; }
    .contact-grid{ grid-template-columns:1fr; gap:44px; }
    .footer-top{ grid-template-columns: 1fr 1fr; row-gap:44px; }
    .team-grid{ grid-template-columns: repeat(2,1fr); }
    .listing-gallery{ grid-template-columns:1fr; }
    .listing-body{ grid-template-columns:1fr; gap:40px; }
    .sell-hero{ grid-template-columns:1fr; gap:34px; }
    .sell-steps{ grid-template-columns:1fr; gap:34px; }
    .blog-grid{ grid-template-columns: repeat(2,1fr); }
    .testimonial-grid{ grid-template-columns:1fr; }
  }
  @media (max-width: 720px){
    nav.links{ display:none; }
    .burger{ display:block; }
    .mobile-panel{ display:flex; }
    .divisions{ grid-template-columns:1fr; }
    .portfolio-grid{ grid-template-columns:1fr; }
    .form-row{ grid-template-columns:1fr; }
    .footer-top{ grid-template-columns:1fr; }
    .stats-strip{ grid-template-columns: repeat(2,1fr); }
    .nav-cta .btn-line{ display:none; }
    .om-grid{ grid-template-columns:1fr; }
    .team-grid{ grid-template-columns:1fr; }
    .sold-table{ min-width:640px; }
    .filter-bar{ flex-direction:column; align-items:flex-start; }
    .filter-count{ margin-left:0; }
    .listing-head{ flex-direction:column; align-items:flex-start; }
    .listing-price-box{ text-align:left; }
    .listing-specs{ grid-template-columns:1fr; }
    .footer-legal{ flex-direction:column; align-items:flex-start; text-align:left; }
    .testimonial-grid{ grid-template-columns:1fr; }
    .blog-grid{ grid-template-columns:1fr; }
    .map-embed{ height:260px; }
    .calendly-wrap .calendly-inline-widget{ height:620px !important; }
    .cookie-banner{ flex-direction:column; align-items:flex-start; }
    .cookie-banner-actions{ width:100%; }
    .cookie-btn{ flex:1; text-align:center; }
  }

  /* ---------- WhatsApp floating widget ---------- */
  .wa-fab{
    position:fixed; right:22px; bottom:22px; z-index:200;
    width:58px; height:58px; border-radius:50%;
    background:#25D366; border:none; cursor:pointer;
    display:flex; align-items:center; justify-content:center;
    box-shadow: 0 10px 30px -8px rgba(20,20,20,.45);
    transition: transform .3s var(--ease), box-shadow .3s var(--ease);
  }
  .wa-fab:hover{ transform: scale(1.06); box-shadow: 0 14px 34px -8px rgba(20,20,20,.5); }
  .wa-fab svg{ width:28px; height:28px; color:#fff; }
  .wa-fab .wa-close-icon{ display:none; }
  .wa-fab.open .wa-chat-icon{ display:none; }
  .wa-fab.open .wa-close-icon{ display:block; }

  .wa-panel{
    position:fixed; right:22px; bottom:92px; z-index:200;
    width:290px; background:var(--white); border:1px solid var(--line);
    border-radius:10px; box-shadow: 0 24px 60px -20px rgba(20,20,20,.4);
    overflow:hidden;
    opacity:0; visibility:hidden; transform: translateY(12px);
    transition: all .25s var(--ease);
  }
  .wa-panel.open{ opacity:1; visibility:visible; transform: translateY(0); }
  .wa-panel-head{ background:#075E54; color:#fff; padding:16px 18px; font-size:14px; font-weight:600; }
  .wa-panel-head span{ display:block; font-size:12px; font-weight:400; color:rgba(255,255,255,.75); margin-top:2px; }
  .wa-contact{
    display:flex; align-items:center; gap:12px; padding:14px 18px;
    border-top:1px solid var(--line); transition: background .2s var(--ease);
  }
  .wa-contact:hover{ background: var(--cream); }
  .wa-contact-icon{
    width:38px; height:38px; border-radius:50%; background:#25D366; flex-shrink:0;
    display:flex; align-items:center; justify-content:center;
  }
  .wa-contact-icon svg{ width:19px; height:19px; color:#fff; }
  .wa-contact-name{ font-size:14px; font-weight:600; color:var(--ink); }
  .wa-contact-title{ font-size:12px; color:var(--ink-faint); }

  @media (max-width: 720px){
    .wa-fab{ right:16px; bottom:16px; width:52px; height:52px; }
    .wa-panel{ right:16px; left:16px; width:auto; bottom:80px; }
  }