/* =====================================================================
   PRAVEEN RAJ — Real Estate  ·  Dark Cinematic Luxury Design System
   GTA · Peel · Durham · Simcoe
   ===================================================================== */

:root{
  /* Canvas */
  --bg:#0C0B0A;            /* warm near-black */
  --bg-2:#121010;          /* raised surface */
  --bg-3:#191614;          /* cards */
  --bg-soft:#1F1B18;

  /* Ink */
  --ink:#EFE9DD;           /* warm off-white */
  --ink-2:#C9C1B3;
  --muted:#938A7C;
  --muted-2:#6E665B;

  /* Gold */
  --gold:#C8A86B;          /* champagne */
  --gold-2:#E3CD9A;        /* light gold (text highlights) */
  --gold-deep:#9E7E45;
  --gold-soft:rgba(200,168,107,.14);

  --line:rgba(239,233,221,.12);
  --line-2:rgba(239,233,221,.06);
  --line-gold:rgba(200,168,107,.34);

  --shadow:0 50px 100px -40px rgba(0,0,0,.85);
  --shadow-gold:0 30px 70px -30px rgba(158,126,69,.45);

  --ease:cubic-bezier(.22,.61,.36,1);
  --ease-out:cubic-bezier(.16,1,.3,1);

  --font-display:'Cormorant Garamond',Georgia,serif;
  --font-mark:'Cinzel',serif;
  --font-ui:'Jost','Helvetica Neue',sans-serif;

  --maxw:1280px;
  --z-nav:100; --z-drawer:120; --z-grain:9000;
}

/* ---------- RESET ---------- */
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{
  background:var(--bg);
  color:var(--ink);
  font-family:var(--font-ui);
  font-weight:300;
  font-size:17px;
  line-height:1.65;
  letter-spacing:.005em;
  -webkit-font-smoothing:antialiased;
  text-rendering:optimizeLegibility;
  overflow-x:hidden;
}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
button{font-family:inherit;cursor:pointer}
::selection{background:var(--gold);color:#1a1208}

/* ---------- ATMOSPHERE: grain + vignette ---------- */
.fx{position:fixed;inset:0;pointer-events:none;z-index:var(--z-grain)}
.fx::before{ /* grain */
  content:"";position:absolute;inset:0;opacity:.045;mix-blend-mode:overlay;
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='180' height='180'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.8' numOctaves='3'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)'/%3E%3C/svg%3E");
}
.fx::after{ /* vignette */
  content:"";position:absolute;inset:0;
  background:radial-gradient(120% 90% at 50% 0%,transparent 55%,rgba(0,0,0,.55) 100%);
}

/* ---------- LAYOUT ---------- */
.wrap{max-width:var(--maxw);margin:0 auto;padding:0 40px}
.pad{padding:140px 0}
.pad-sm{padding:96px 0}

/* ---------- TYPE HELPERS ---------- */
.eyebrow{
  font-family:var(--font-ui);font-weight:500;
  font-size:.72rem;letter-spacing:.42em;text-transform:uppercase;color:var(--gold);
  display:inline-flex;align-items:center;gap:14px;
}
.eyebrow::before{content:"";width:30px;height:1px;background:var(--gold);opacity:.7}
.eyebrow.center::before{display:none}

.display{font-family:var(--font-display);font-weight:400;line-height:1;letter-spacing:-.01em}
.display em,.gold{font-style:italic;color:var(--gold-2)}
.serif-italic{font-family:var(--font-display);font-style:italic}

h1,h2,h3{font-family:var(--font-display);font-weight:400;line-height:1.02;letter-spacing:-.015em}

.sec-head{max-width:760px;margin:0 auto 70px;text-align:center}
.sec-head.left{margin-left:0;text-align:left}
.sec-head .eyebrow{margin-bottom:24px}
.sec-head h2{font-size:clamp(2.4rem,5vw,4.2rem)}
.sec-head h2 em{font-style:italic;color:var(--gold-2)}
.sec-head p{color:var(--ink-2);margin-top:22px;font-size:1.12rem;max-width:620px}
.sec-head.left p{margin-left:0}
.sec-head:not(.left) p{margin-left:auto;margin-right:auto}

/* ---------- BUTTONS ---------- */
.btn{
  display:inline-flex;align-items:center;gap:11px;
  font-family:var(--font-ui);font-weight:500;font-size:.86rem;letter-spacing:.06em;
  padding:16px 30px;border-radius:2px;border:1px solid var(--gold);
  background:var(--gold);color:#16100a;
  transition:background .45s var(--ease),color .45s var(--ease),transform .45s var(--ease),box-shadow .45s var(--ease);
  position:relative;overflow:hidden;
}
.btn .ar{display:none}
.btn:hover{transform:translateY(-3px);box-shadow:var(--shadow-gold)}
.btn:hover .ar{transform:translate(4px,-4px)}
.btn-ghost{background:transparent;color:var(--ink);border-color:var(--line)}
.btn-ghost:hover{border-color:var(--gold);color:var(--gold-2);box-shadow:none}
.btn-lg{padding:19px 38px;font-size:.92rem}
.btn:focus-visible,a:focus-visible,input:focus-visible,textarea:focus-visible,select:focus-visible,button:focus-visible{
  outline:2px solid var(--gold-2);outline-offset:3px;
}

/* link with animated gold underline */
.ulink{position:relative;color:var(--ink);font-weight:400}
.ulink::after{content:"";position:absolute;left:0;bottom:-4px;height:1px;width:0;background:var(--gold);transition:width .4s var(--ease)}
.ulink:hover{color:var(--gold-2)}
.ulink:hover::after{width:100%}

/* =====================================================================
   NAV
   ===================================================================== */
.nav{
  position:fixed;top:0;left:0;right:0;z-index:var(--z-nav);
  padding:26px 0;transition:padding .5s var(--ease),background .5s var(--ease),box-shadow .5s var(--ease);
}
.nav.scrolled{
  padding:14px 0;background:rgba(12,11,10,.72);backdrop-filter:blur(16px) saturate(1.2);
  box-shadow:0 1px 0 var(--line-2);
}
.nav-inner{display:flex;align-items:center;justify-content:space-between}
.mark{display:flex;flex-direction:column;line-height:1}
.mark b{font-family:var(--font-mark);font-weight:600;font-size:1.3rem;letter-spacing:.14em;text-transform:uppercase}
.mark span{font-family:var(--font-ui);font-weight:400;font-size:.56rem;letter-spacing:.36em;text-transform:uppercase;color:var(--gold);margin-top:7px}
.nav-links{display:flex;align-items:center;gap:36px}
.nav-links a:not(.btn){font-size:.86rem;font-weight:400;letter-spacing:.04em;color:var(--ink-2);position:relative;transition:color .3s}
.nav-links a:not(.btn)::after{content:"";position:absolute;left:0;bottom:-6px;height:1px;width:0;background:var(--gold);transition:width .35s var(--ease)}
.nav-links a:not(.btn):hover,.nav-links a.active{color:var(--ink)}
.nav-links a:not(.btn):hover::after,.nav-links a.active::after{width:100%}
.nav .btn{padding:12px 24px}

.burger{display:none;flex-direction:column;gap:5px;background:none;border:none;z-index:var(--z-drawer);padding:6px}
.burger span{width:26px;height:1.5px;background:var(--ink);transition:.4s var(--ease)}

/* =====================================================================
   HERO (home)
   ===================================================================== */
.hero{position:relative;min-height:100vh;display:flex;align-items:center;padding:150px 0 90px;overflow:hidden}
.hero-glow{position:absolute;top:-10%;right:-5%;width:60vw;height:60vw;max-width:760px;max-height:760px;
  background:radial-gradient(circle,rgba(200,168,107,.16),transparent 62%);pointer-events:none;filter:blur(10px)}
.hero-grid{display:grid;grid-template-columns:1.08fr .92fr;gap:60px;align-items:center;position:relative}

.hero h1{font-size:clamp(3rem,7.6vw,7rem);font-weight:300}
.hero h1 .line{display:block;overflow:hidden}
.hero h1 .line>span{display:block;transform:translateY(108%);animation:rise 1.15s var(--ease-out) forwards}
.hero h1 .line:nth-child(1)>span{animation-delay:.2s}
.hero h1 .line:nth-child(2)>span{animation-delay:.34s}
.hero h1 .line:nth-child(3)>span{animation-delay:.48s}
.hero h1 em{font-style:italic;color:var(--gold-2)}
@keyframes rise{to{transform:translateY(0)}}

.hero .eyebrow{margin-bottom:30px;opacity:0;animation:fade .9s var(--ease) .15s forwards}
.hero-lede{max-width:440px;color:var(--ink-2);font-size:1.14rem;margin:32px 0 38px;opacity:0;animation:fade 1s var(--ease) .9s forwards}
.hero-cta{display:flex;gap:16px;flex-wrap:wrap;opacity:0;animation:fade 1s var(--ease) 1.05s forwards}
@keyframes fade{from{opacity:0;transform:translateY(16px)}to{opacity:1;transform:translateY(0)}}

.hero-figure{position:relative}
.hero-photo{position:relative;overflow:hidden;border:1px solid var(--line-gold);border-radius:2px;aspect-ratio:4/5;
  box-shadow:var(--shadow);opacity:0;animation:fade 1.2s var(--ease) .35s forwards}
.hero-photo::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,transparent 55%,rgba(12,11,10,.5))}
.hero-photo img{width:100%;height:100%;object-fit:cover;transform:scale(1.16);animation:kenburns 9s var(--ease-out) .4s forwards}
@keyframes kenburns{to{transform:scale(1)}}
.hero-figure .frame-line{position:absolute;inset:14px;border:1px solid var(--line-gold);pointer-events:none;border-radius:2px;
  opacity:0;animation:fade 1s var(--ease) 1.2s forwards}

.hero-tag{position:absolute;left:-26px;bottom:54px;background:var(--bg-2);border:1px solid var(--line-gold);
  padding:18px 24px;display:flex;align-items:center;gap:16px;box-shadow:var(--shadow);
  opacity:0;animation:fade .9s var(--ease) 1.4s forwards}
.hero-tag .seal{width:46px;height:46px;border-radius:50%;border:1px solid var(--gold);display:grid;place-items:center;
  font-family:var(--font-mark);font-size:.92rem;color:var(--gold-2);flex:none}
.hero-tag .seal img{width:24px;height:auto;display:block}
.hero-tag small{font-size:.62rem;letter-spacing:.22em;text-transform:uppercase;color:var(--muted)}
.hero-tag b{font-family:var(--font-display);font-weight:500;font-size:1.18rem;display:block;margin-top:3px}

/* stats row */
.hero-stats{display:flex;gap:46px;margin-top:60px;padding-top:34px;border-top:1px solid var(--line-2);
  opacity:0;animation:fade 1s var(--ease) 1.25s forwards}
.stat b{font-family:var(--font-display);font-weight:500;font-size:2.6rem;line-height:1;display:block}
.stat b em{font-style:normal;color:var(--gold-2)}
.stat>span{font-size:.72rem;letter-spacing:.16em;text-transform:uppercase;color:var(--muted);margin-top:8px;display:block}

/* =====================================================================
   MARQUEE
   ===================================================================== */
.marquee{border-top:1px solid var(--line-2);border-bottom:1px solid var(--line-2);
  padding:26px 0;overflow:hidden;background:var(--bg-2)}
.marquee-track{display:flex;width:max-content;animation:scroll 38s linear infinite}
.marquee:hover .marquee-track{animation-play-state:paused}
.marquee i{font-family:var(--font-display);font-style:italic;font-size:1.5rem;color:var(--ink-2);
  display:inline-flex;align-items:center;gap:54px;padding-right:54px;white-space:nowrap}
.marquee i::after{content:"✦";font-style:normal;font-size:.7rem;color:var(--gold)}
@keyframes scroll{to{transform:translateX(-50%)}}

/* =====================================================================
   REVEAL
   ===================================================================== */
.reveal{opacity:0;transform:translateY(40px);transition:opacity 1.1s var(--ease-out),transform 1.1s var(--ease-out)}
.reveal.in{opacity:1;transform:none}
.reveal[data-d="1"]{transition-delay:.12s}
.reveal[data-d="2"]{transition-delay:.24s}
.reveal[data-d="3"]{transition-delay:.36s}
.reveal[data-d="4"]{transition-delay:.48s}
.line-draw{height:1px;background:var(--line);position:relative;overflow:hidden}
.line-draw::after{content:"";position:absolute;left:0;top:0;height:100%;width:0;background:var(--gold);transition:width 1.3s var(--ease)}
.line-draw.in::after{width:120px}

/* =====================================================================
   PILLARS / SERVICES
   ===================================================================== */
.pillars{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.pillar{border:1px solid var(--line);background:linear-gradient(180deg,var(--bg-3),var(--bg-2));
  padding:46px 38px;position:relative;overflow:hidden;transition:border-color .5s,transform .5s var(--ease)}
.pillar::before{content:"";position:absolute;inset:0;opacity:0;transition:opacity .5s;
  background:radial-gradient(460px circle at var(--mx,50%) var(--my,0),var(--gold-soft),transparent 60%)}
.pillar:hover{transform:translateY(-7px);border-color:var(--line-gold)}
.pillar:hover::before{opacity:1}
.pillar .pnum{font-family:var(--font-mark);font-size:.84rem;letter-spacing:.16em;color:var(--gold)}
.pillar .picon{width:48px;height:48px;color:var(--gold-2);margin:8px 0 22px}
.pillar h3{font-size:2rem;margin-bottom:14px}
.pillar p{color:var(--ink-2);font-size:1rem}
.pillar ul{list-style:none;margin-top:26px;display:flex;flex-direction:column;gap:12px}
.pillar li{font-size:.92rem;color:var(--ink-2);display:flex;gap:12px;align-items:flex-start}
.pillar li svg{width:16px;height:16px;color:var(--gold);flex:none;margin-top:4px}

/* =====================================================================
   SPLIT / FEATURE BLOCK
   ===================================================================== */
.split{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:center}
.split.rev .split-media{order:2}
.split-media{position:relative}
.split-media .ph{position:relative;overflow:hidden;border:1px solid var(--line-gold);aspect-ratio:4/4.6;border-radius:2px}
.split-media .ph img{width:100%;height:100%;object-fit:cover;transition:transform 1.4s var(--ease)}
.split-media:hover .ph img{transform:scale(1.05)}
.split-media .accent{position:absolute;inset:auto -20px -20px auto;width:62%;height:62%;border:1px solid var(--line-gold);z-index:-1}
.split-body p{color:var(--ink-2);margin-top:22px;font-size:1.08rem;max-width:520px}
.split-body .lead{font-family:var(--font-display);font-style:italic;font-size:1.7rem;color:var(--ink);line-height:1.4}
.mini-grid{display:flex;gap:40px;margin-top:38px;flex-wrap:wrap}
.mini-grid div{border-left:1px solid var(--line-gold);padding-left:18px}
.mini-grid b{font-family:var(--font-display);font-weight:500;font-size:2.2rem;display:block;line-height:1;color:var(--gold-2)}
.mini-grid span{font-size:.78rem;letter-spacing:.1em;text-transform:uppercase;color:var(--muted);margin-top:6px;display:block}
.sig{margin-top:38px;font-family:var(--font-display);font-style:italic;font-size:2rem;color:var(--gold-2)}

/* =====================================================================
   COMMUNITIES / REGIONS
   ===================================================================== */
.regions{display:grid;grid-template-columns:repeat(2,1fr);gap:24px}
.region{position:relative;border:1px solid var(--line);background:var(--bg-2);padding:44px;overflow:hidden;
  transition:border-color .5s,transform .5s var(--ease);display:flex;flex-direction:column;gap:18px}
.region:hover{border-color:var(--line-gold);transform:translateY(-5px)}
.region .rtop{display:flex;justify-content:space-between;align-items:baseline}
.region h3{font-size:2.2rem}
.region .rn{font-family:var(--font-mark);font-size:.8rem;color:var(--gold);letter-spacing:.14em}
.region p{color:var(--ink-2);font-size:1rem}
.region .cities{display:flex;flex-wrap:wrap;gap:8px;margin-top:6px}
.region .cities span{font-size:.8rem;color:var(--muted);border:1px solid var(--line);padding:5px 12px;border-radius:100px}
.region .go{margin-top:auto;display:inline-flex;align-items:center;gap:10px;color:var(--gold-2);font-size:.86rem;letter-spacing:.04em;padding-top:8px}
.region .go .ar{transition:transform .4s var(--ease)}
.region:hover .go .ar{transform:translateX(5px)}

/* chips list */
.chips{display:flex;flex-wrap:wrap;gap:10px}
.chips a,.chips span{border:1px solid var(--line);color:var(--ink-2);padding:11px 20px;border-radius:100px;font-size:.9rem;
  transition:.4s var(--ease)}
.chips a:hover{background:var(--gold);color:#16100a;border-color:var(--gold);transform:translateY(-2px)}

/* =====================================================================
   LISTINGS
   ===================================================================== */
.listings-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.listing{border:1px solid var(--line);background:var(--bg-2);overflow:hidden;transition:border-color .5s,transform .5s var(--ease)}
.listing:hover{border-color:var(--line-gold);transform:translateY(-6px)}
.listing .lph{position:relative;aspect-ratio:4/3;overflow:hidden;background:var(--bg-3)}
.listing .lph img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease)}
.listing:hover .lph img{transform:scale(1.06)}
.listing .lbadge{position:absolute;top:16px;left:16px;background:var(--gold);color:#16100a;font-size:.66rem;
  letter-spacing:.16em;text-transform:uppercase;font-weight:500;padding:7px 13px}
.listing .lph .placeholder{position:absolute;inset:0;display:grid;place-items:center;color:var(--muted-2);
  font-family:var(--font-display);font-style:italic;font-size:1.3rem;
  background:repeating-linear-gradient(45deg,var(--bg-3),var(--bg-3) 14px,var(--bg-2) 14px,var(--bg-2) 28px)}
.listing .lbody{padding:26px}
.listing .lprice{font-family:var(--font-display);font-weight:500;font-size:1.7rem;color:var(--gold-2)}
.listing .laddr{font-size:1rem;margin-top:4px}
.listing .lmeta{display:flex;gap:18px;margin-top:18px;padding-top:18px;border-top:1px solid var(--line-2);
  font-size:.84rem;color:var(--muted)}
.listing .lmeta b{color:var(--ink);font-weight:500}

/* IDX embed slot */
.idx-slot{border:1px dashed var(--line-gold);background:var(--bg-2);padding:64px 40px;text-align:center;border-radius:2px}
.idx-slot .eyebrow{justify-content:center;margin-bottom:18px}
.idx-slot h3{font-size:1.8rem;margin-bottom:12px}
.idx-slot p{color:var(--ink-2);max-width:560px;margin:0 auto}
.idx-slot code{font-family:ui-monospace,monospace;font-size:.82rem;color:var(--gold-2);background:var(--bg-soft);
  padding:3px 9px;border:1px solid var(--line)}

/* =====================================================================
   PROCESS STEPS
   ===================================================================== */
.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:0}
.step{padding:40px 28px 40px 0;border-top:1px solid var(--line);position:relative}
.step:not(:last-child){border-right:1px solid var(--line-2)}
.step .sn{font-family:var(--font-display);font-style:italic;font-size:3rem;color:var(--gold-2);line-height:1}
.step h4{font-family:var(--font-display);font-weight:500;font-size:1.4rem;margin:18px 0 10px}
.step p{font-size:.94rem;color:var(--muted);padding-right:16px}
.step::after{content:"";position:absolute;top:-1px;left:0;width:0;height:2px;background:var(--gold);transition:width 1.2s var(--ease)}
.step.in::after{width:54px}

/* =====================================================================
   TESTIMONIALS
   ===================================================================== */
.quotes{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.quote{border:1px solid var(--line);background:var(--bg-2);padding:38px;display:flex;flex-direction:column}
.quote .stars{color:var(--gold);letter-spacing:4px;font-size:.9rem}
.quote p{font-family:var(--font-display);font-style:italic;font-size:1.28rem;line-height:1.45;margin:20px 0 26px;flex:1;color:var(--ink)}
.quote .who{display:flex;align-items:center;gap:14px;border-top:1px solid var(--line-2);padding-top:20px}
.quote .av{width:44px;height:44px;border-radius:50%;border:1px solid var(--gold);display:grid;place-items:center;
  font-family:var(--font-display);font-size:1.1rem;color:var(--gold-2);flex:none}
.quote .who b{font-weight:500;font-size:.96rem}
.quote .who span{font-size:.8rem;color:var(--muted);display:block}

/* =====================================================================
   FORMS
   ===================================================================== */
.form{display:grid;gap:22px}
.field{display:flex;flex-direction:column;gap:9px}
.field label{font-size:.74rem;letter-spacing:.14em;text-transform:uppercase;color:var(--muted)}
.field input,.field textarea,.field select{
  background:var(--bg-2);border:1px solid var(--line);color:var(--ink);font-family:var(--font-ui);font-size:1rem;
  padding:16px 18px;border-radius:2px;transition:border-color .35s,background .35s;width:100%;
}
.field input::placeholder,.field textarea::placeholder{color:var(--muted-2)}
.field input:focus,.field textarea:focus,.field select:focus{outline:none;border-color:var(--gold);background:var(--bg-3)}
.field textarea{min-height:130px;resize:vertical}
.two{display:grid;grid-template-columns:1fr 1fr;gap:22px}
.form-note{font-size:.82rem;color:var(--muted)}
.form .btn{justify-content:center;width:100%;margin-top:6px}

/* =====================================================================
   PAGE HEADER (interior)
   ===================================================================== */
.phead{position:relative;padding:200px 0 90px;overflow:hidden;border-bottom:1px solid var(--line-2)}
.phead-glow{position:absolute;top:-30%;left:50%;transform:translateX(-50%);width:80vw;max-width:900px;height:600px;
  background:radial-gradient(circle,rgba(200,168,107,.1),transparent 60%);pointer-events:none}
.phead .eyebrow{margin-bottom:26px}
.phead h1{font-size:clamp(2.8rem,7vw,5.6rem);font-weight:300}
.phead h1 em{font-style:italic;color:var(--gold-2)}
.phead p{color:var(--ink-2);max-width:560px;margin-top:24px;font-size:1.14rem}
.crumbs{font-size:.78rem;letter-spacing:.1em;color:var(--muted);margin-bottom:30px;text-transform:uppercase}
.crumbs a:hover{color:var(--gold-2)}

/* =====================================================================
   CTA BAND
   ===================================================================== */
.cta-band{position:relative;border:1px solid var(--line-gold);overflow:hidden;
  background:linear-gradient(135deg,var(--bg-3),var(--bg));padding:90px 70px;text-align:center}
.cta-band .glow{position:absolute;inset:0;background:radial-gradient(60% 100% at 50% 120%,var(--gold-soft),transparent 70%);pointer-events:none}
.cta-band h2{font-size:clamp(2.2rem,5vw,4rem);font-weight:300;position:relative}
.cta-band h2 em{font-style:italic;color:var(--gold-2)}
.cta-band p{color:var(--ink-2);max-width:520px;margin:22px auto 36px;font-size:1.1rem;position:relative}
.cta-band .row{display:flex;gap:16px;justify-content:center;flex-wrap:wrap;position:relative}

/* contact info cards */
.info-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
.info{border:1px solid var(--line);background:var(--bg-2);padding:32px;display:flex;flex-direction:column;gap:14px;
  transition:border-color .4s,transform .4s var(--ease)}
.info:hover{border-color:var(--line-gold);transform:translateY(-4px)}
.info .ic{width:42px;height:42px;border:1px solid var(--gold);border-radius:50%;display:grid;place-items:center;color:var(--gold-2)}
.info .ic svg{width:18px;height:18px}
.info small{display:block;font-size:.68rem;letter-spacing:.18em;text-transform:uppercase;color:var(--muted);margin-bottom:3px}
.info b{display:block;font-family:var(--font-display);font-size:1.3rem;font-weight:500}

/* =====================================================================
   PROPERTY SHOWCASE  (decorative / lifestyle imagery)
   ===================================================================== */
.gallery{display:grid;grid-template-columns:repeat(12,1fr);grid-auto-rows:200px;gap:16px}
.gphoto{position:relative;overflow:hidden;border:1px solid var(--line);border-radius:3px;margin:0}
.gphoto img{width:100%;height:100%;object-fit:cover;display:block;transition:transform 1.5s var(--ease);
  filter:saturate(.96) brightness(.9) contrast(1.03)}
.gphoto:hover img{transform:scale(1.06)}
.gphoto::after{content:"";position:absolute;inset:0;pointer-events:none;
  background:linear-gradient(180deg,rgba(12,11,10,.05) 40%,rgba(12,11,10,.62))}
.gphoto .cap{position:absolute;left:20px;bottom:16px;z-index:2;font-size:.7rem;letter-spacing:.18em;
  text-transform:uppercase;color:var(--ink);display:flex;align-items:center;gap:10px;font-weight:500}
.gphoto .cap::before{content:"";width:7px;height:7px;border-radius:50%;background:var(--gold);flex:none;box-shadow:0 0 0 4px rgba(200,168,107,.2)}
.g-8{grid-column:span 8}.g-6{grid-column:span 6}.g-4{grid-column:span 4}
.g-tall{grid-row:span 2}
.gphoto.framed{border-color:var(--line-gold);box-shadow:var(--shadow)}
@media(max-width:780px){
  .gallery{grid-template-columns:1fr 1fr;grid-auto-rows:150px}
  .g-8{grid-column:span 2}.g-6{grid-column:span 2}.g-4{grid-column:span 1}
  .g-tall{grid-row:span 1}
}

/* =====================================================================
   FOOTER
   ===================================================================== */
.foot{padding:100px 0 44px;border-top:1px solid var(--line-2);position:relative}
.foot-cta{text-align:center;max-width:760px;margin:0 auto 80px}
.foot-cta .display{font-size:clamp(2.2rem,5.5vw,4.4rem);font-weight:300}
.foot-cta .display em{font-style:italic;color:var(--gold-2)}
.foot-cta .btn{margin-top:36px}
.foot-cols{display:grid;grid-template-columns:1.6fr 1fr 1fr 1.2fr;gap:50px;padding-bottom:50px;border-bottom:1px solid var(--line-2)}
.foot-cols .mark b{font-size:1.5rem}
.foot-cols h5{font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);margin-bottom:22px;font-family:var(--font-ui);font-weight:500}
.foot-cols ul{list-style:none;display:flex;flex-direction:column;gap:13px}
.foot-cols a{color:var(--ink-2);font-size:.92rem}
.foot-cols a:hover{color:var(--gold-2)}
.foot-cols p{color:var(--muted);font-size:.92rem;margin-top:18px;max-width:280px}
.foot-bottom{display:flex;justify-content:space-between;align-items:center;gap:20px;flex-wrap:wrap;margin-top:34px}
.foot-bottom p{font-size:.8rem;color:var(--muted)}
.foot-bottom .socials{display:flex;gap:20px}
.foot-bottom .socials a{font-size:.82rem;color:var(--ink-2)}
.foot-bottom .socials a:hover{color:var(--gold-2)}
.disclaimer{font-size:.72rem;color:var(--muted-2);line-height:1.6;margin-top:26px;max-width:820px}

/* brokerage compliance row */
.brokerage{display:flex;align-items:center;gap:26px;flex-wrap:wrap;padding:30px 0;border-top:1px solid var(--line-2)}
.brokerage-logo{flex:none;display:grid;place-items:center}
.brokerage-logo img{height:66px;width:auto;display:block}
.brokerage p{font-size:.78rem;color:var(--muted);line-height:1.6;max-width:640px}
.brokerage .award{display:inline-flex;align-items:center;gap:8px;color:var(--gold-2);font-weight:500}

/* =====================================================================
   LOGO (brand mark)
   ===================================================================== */
.mark-logo{height:26px;width:auto;display:block}
.mark-sub{font-family:var(--font-ui);font-weight:400;font-size:.56rem;letter-spacing:.3em;text-transform:uppercase;color:var(--gold);margin-top:8px}
.foot-cols .mark-logo{height:34px}
@media(max-width:680px){.mark-logo{height:22px}.mark-sub{font-size:.5rem;letter-spacing:.24em}}

/* =====================================================================
   VIDEO TESTIMONIAL
   ===================================================================== */
.vtest{display:grid;grid-template-columns:1.15fr .85fr;gap:50px;align-items:center}
.vplayer{position:relative;aspect-ratio:16/9;border:1px solid var(--line-gold);border-radius:2px;overflow:hidden;
  background:#000;cursor:pointer;box-shadow:var(--shadow)}
.vplayer img{width:100%;height:100%;object-fit:cover;opacity:.78;transition:opacity .5s,transform 1.2s var(--ease)}
.vplayer:hover img{opacity:.92;transform:scale(1.03)}
.vplayer iframe{position:absolute;inset:0;width:100%;height:100%;border:0}
.vplay{position:absolute;inset:0;display:grid;place-items:center}
.vplay .pbtn{width:84px;height:84px;border-radius:50%;background:rgba(200,168,107,.92);display:grid;place-items:center;
  transition:transform .4s var(--ease),background .4s;box-shadow:0 12px 40px rgba(0,0,0,.5)}
.vplayer:hover .vplay .pbtn{transform:scale(1.08);background:var(--gold-2)}
.vplay .pbtn svg{width:30px;height:30px;color:#16100a;margin-left:4px}
.vplay .vlabel{position:absolute;left:22px;bottom:20px;right:22px;font-family:var(--font-ui);font-size:.72rem;
  letter-spacing:.16em;text-transform:uppercase;color:var(--ink);display:flex;align-items:center;gap:10px}
.vplay .vlabel::before{content:"";width:8px;height:8px;border-radius:50%;background:#E0524D;box-shadow:0 0 0 4px rgba(224,82,77,.25)}
.vbody .stars{color:var(--gold);letter-spacing:5px;font-size:1.1rem}
.vbody h3{font-size:clamp(1.8rem,3.2vw,2.6rem);margin:18px 0}
.vbody p{color:var(--ink-2);font-size:1.05rem;margin-bottom:24px}
.vbody .vcite{font-size:.84rem;color:var(--muted);letter-spacing:.04em}
@media(max-width:880px){.vtest{grid-template-columns:1fr;gap:34px}}

/* =====================================================================
   LEAVE A REVIEW
   ===================================================================== */
.review-band{display:flex;align-items:center;justify-content:space-between;gap:34px;flex-wrap:wrap;
  border:1px solid var(--line-gold);background:linear-gradient(180deg,var(--bg-3),var(--bg-2));padding:42px 48px}
.review-band .eyebrow{margin-bottom:14px}
.review-band h3{font-size:clamp(1.5rem,3vw,2.3rem);line-height:1.1}
.review-band h3 em{font-style:italic;color:var(--gold-2)}
.review-band .review-btns{display:flex;gap:14px;flex-wrap:wrap}
.btn .gicon{width:18px;height:18px;flex:none}
.btn-google{background:#F4EFE6;color:#16100a;border-color:#F4EFE6}
.btn-google:hover{background:#fff;border-color:#fff;box-shadow:0 12px 30px -12px rgba(0,0,0,.6)}
.btn .rmastar{width:17px;height:17px;flex:none;color:var(--gold-2)}
.btn-ghost .rmastar{color:var(--gold)}
@media(max-width:680px){.review-band{padding:30px 26px}.review-band .review-btns,.review-band .btn{width:100%;justify-content:center}}

/* live review widgets */
.reviews-cols{display:grid;grid-template-columns:1fr 1fr;gap:24px;align-items:start}
.review-col{border:1px solid var(--line-gold);background:#F6F1E7;padding:26px 28px;border-radius:4px;box-shadow:var(--shadow)}
.review-col .rhead{display:flex;align-items:center;gap:12px;margin-bottom:20px;padding-bottom:16px;border-bottom:1px solid rgba(26,18,8,.14)}
.review-col .rhead .gicon{width:24px;height:24px;flex:none}
.review-col .rhead b{font-family:var(--font-display);font-size:1.45rem;font-weight:600;color:#16100a}
.review-col .rhead .rma-badge{width:28px;height:28px;border-radius:6px;background:var(--gold);color:#16100a;display:grid;place-items:center;font-family:var(--font-mark);font-size:.82rem;font-weight:600;flex:none}
.review-col .rhead .rstars{margin-left:auto;color:var(--gold);letter-spacing:2px;font-size:.92rem}
.embed-slot{min-height:170px;border:1px dashed var(--line-gold);border-radius:2px;display:grid;place-items:center;text-align:center;padding:28px}
.embed-live{width:100%;min-height:120px}
.embed-slot p{max-width:360px;font-size:.9rem;color:var(--muted);line-height:1.6}
.embed-slot code{font-family:ui-monospace,monospace;font-size:.78rem;color:var(--gold-2);background:var(--bg-soft);padding:2px 7px;border:1px solid var(--line)}
@media(max-width:880px){.reviews-cols{grid-template-columns:1fr}}

/* =====================================================================
   RESPONSIVE
   ===================================================================== */
@media(max-width:1024px){
  .pillars,.listings-grid,.quotes,.info-grid{grid-template-columns:1fr 1fr}
  .steps{grid-template-columns:1fr 1fr}
  .foot-cols{grid-template-columns:1fr 1fr;gap:40px}
}
@media(max-width:880px){
  .hero-grid,.split,.split.rev .split-media{grid-template-columns:1fr}
  .split.rev .split-media{order:0}
  .hero{min-height:auto;padding-top:130px}
  .hero-figure{max-width:460px;margin:0 auto}
  .regions{grid-template-columns:1fr}
  .pad{padding:96px 0}
  .cta-band{padding:64px 32px}
}
@media(max-width:680px){
  .wrap{padding:0 22px}
  .pillars,.listings-grid,.quotes,.info-grid,.steps,.two{grid-template-columns:1fr}
  .step{border-right:none!important}
  .nav-links{position:fixed;inset:0 0 0 auto;width:80%;max-width:340px;background:var(--bg-2);
    flex-direction:column;align-items:flex-start;justify-content:center;gap:30px;padding:48px;
    transform:translateX(100%);transition:transform .55s var(--ease);box-shadow:var(--shadow);border-left:1px solid var(--line-gold)}
  .nav-links.open{transform:translateX(0)}
  .nav-links a:not(.btn){font-size:1.1rem}
  .burger{display:flex}
  .burger.open span:nth-child(1){transform:translateY(6.5px) rotate(45deg)}
  .burger.open span:nth-child(2){opacity:0}
  .burger.open span:nth-child(3){transform:translateY(-6.5px) rotate(-45deg)}
  .hero-stats{gap:28px;flex-wrap:wrap}
  .hero-tag{left:0}
  .foot-cols{grid-template-columns:1fr}
  .cta-band{padding:54px 26px}
  .phead{padding-top:150px}
  body{font-size:16px}
}

/* ---------- MOTION SAFETY ---------- */
@media(prefers-reduced-motion:reduce){
  *,*::before,*::after{animation-duration:.001ms!important;animation-iteration-count:1!important;
    transition-duration:.001ms!important;scroll-behavior:auto!important}
  .reveal{opacity:1;transform:none}
  .hero h1 .line>span{transform:none}
  .hero-photo img{transform:none}
}