:root {
  --ink: #12201c;
  --ink-soft: #34433d;
  --paper: #f7f4ee;
  --paper-alt: #efe9dd;
  --line: #dcd4c2;
  --brass: #a9803f;
  --brass-light: #c9a35f;
  --white: #ffffff;
  --shadow: 0 30px 60px -30px rgba(18, 32, 28, 0.35);
  --radius: 4px;
  --serif: "Fraunces", "Iowan Old Style", Georgia, serif;
  --sans: "Inter", ui-sans-serif, system-ui, sans-serif;
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  font-family: var(--sans);
  color: var(--ink);
  background: var(--paper);
  line-height: 1.6;
  -webkit-font-smoothing: antialiased;
}

img {
  max-width: 100%;
  display: block;
}

a {
  color: inherit;
}

h1, h2, h3, h4 {
  font-family: var(--serif);
  font-weight: 500;
  line-height: 1.15;
  margin: 0 0 0.5em;
  letter-spacing: -0.01em;
}

p {
  margin: 0 0 1em;
}

.eyebrow {
  font-size: 0.78rem;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--brass);
  font-weight: 600;
  margin: 0 0 0.9em;
}

/* ---------- Buttons ---------- */

.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 0.5em;
  padding: 0.85em 1.7em;
  border-radius: var(--radius);
  font-family: var(--sans);
  font-size: 0.92rem;
  font-weight: 600;
  text-decoration: none;
  border: 1px solid transparent;
  cursor: pointer;
  transition: transform 0.25s ease, background-color 0.25s ease, color 0.25s ease, border-color 0.25s ease, box-shadow 0.25s ease;
}

.btn-primary {
  background: var(--ink);
  color: var(--paper);
}

.btn-primary:hover {
  background: var(--brass);
  transform: translateY(-2px);
  box-shadow: 0 14px 28px -12px rgba(169, 128, 63, 0.55);
}

.btn-outline {
  background: transparent;
  color: var(--ink);
  border-color: var(--ink);
}

.btn-outline:hover {
  background: var(--ink);
  color: var(--paper);
  transform: translateY(-2px);
}

.btn-on-dark.btn-outline {
  color: var(--white);
  border-color: rgba(255, 255, 255, 0.6);
}

.btn-on-dark.btn-outline:hover {
  background: var(--white);
  color: var(--ink);
}

.btn-small {
  padding: 0.6em 1.3em;
  font-size: 0.85rem;
}

/* ---------- Header ---------- */

.site-header {
  position: fixed;
  top: 0;
  left: 0;
  right: 0;
  z-index: 100;
  padding: 1.4em 0;
  transition: background-color 0.35s ease, padding 0.35s ease, box-shadow 0.35s ease;
}

.site-header.is-scrolled {
  background: rgba(247, 244, 238, 0.92);
  backdrop-filter: blur(10px);
  padding: 0.9em 0;
  box-shadow: 0 1px 0 var(--line);
}

.header-inner {
  max-width: 1200px;
  margin: 0 auto;
  padding: 0 2rem;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 2rem;
}

.logo {
  font-family: var(--serif);
  font-size: 1.3rem;
  font-weight: 600;
  text-decoration: none;
  color: var(--white);
  display: flex;
  flex-direction: column;
  line-height: 1.1;
  transition: color 0.35s ease;
}

.site-header.is-scrolled .logo {
  color: var(--ink);
}

.logo span {
  font-family: var(--sans);
  font-size: 0.6rem;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  font-weight: 600;
  color: var(--brass-light);
}

.main-nav {
  display: flex;
  align-items: center;
  gap: 2.1rem;
}

.main-nav a:not(.btn) {
  text-decoration: none;
  font-size: 0.92rem;
  font-weight: 500;
  color: var(--white);
  position: relative;
  padding: 0.2em 0;
  transition: color 0.35s ease;
}

.site-header.is-scrolled .main-nav a:not(.btn) {
  color: var(--ink-soft);
}

.main-nav a:not(.btn)::after {
  content: "";
  position: absolute;
  left: 0;
  right: 100%;
  bottom: -2px;
  height: 1px;
  background: currentColor;
  transition: right 0.3s ease;
}

.main-nav a:not(.btn):hover::after {
  right: 0;
}

.nav-cta {
  margin-left: 0.5rem;
}

.nav-toggle {
  display: none;
  flex-direction: column;
  justify-content: center;
  gap: 5px;
  width: 40px;
  height: 40px;
  border: 0;
  background: transparent;
  cursor: pointer;
}

.nav-toggle span {
  display: block;
  height: 2px;
  background: var(--white);
  transition: background-color 0.3s ease, transform 0.3s ease, opacity 0.3s ease;
}

.site-header.is-scrolled .nav-toggle span {
  background: var(--ink);
}

/* ---------- Hero ---------- */

.hero {
  position: relative;
  min-height: 100vh;
  display: flex;
  align-items: center;
  overflow: hidden;
  color: var(--white);
}

.hero-media {
  position: absolute;
  inset: 0;
}

.hero-media img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transform: scale(1.08);
  will-change: transform;
}

.hero-overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, rgba(18, 32, 28, 0.55) 0%, rgba(18, 32, 28, 0.45) 45%, rgba(18, 32, 28, 0.85) 100%);
}

.hero-content {
  position: relative;
  z-index: 2;
  max-width: 1200px;
  margin: 0 auto;
  padding: 0 2rem;
  width: 100%;
}

.hero h1 {
  font-size: clamp(2.6rem, 6vw, 4.6rem);
  color: var(--white);
  max-width: 14ch;
}

.hero-lead {
  font-size: 1.15rem;
  max-width: 42ch;
  color: rgba(255, 255, 255, 0.86);
}

.hero-actions {
  display: flex;
  gap: 1rem;
  flex-wrap: wrap;
  margin-top: 1.6rem;
}

.scroll-cue {
  position: absolute;
  bottom: 2.4rem;
  left: 50%;
  transform: translateX(-50%);
  width: 26px;
  height: 42px;
  border: 1px solid rgba(255, 255, 255, 0.6);
  border-radius: 999px;
  z-index: 2;
}

.scroll-cue span {
  position: absolute;
  top: 7px;
  left: 50%;
  width: 4px;
  height: 8px;
  margin-left: -2px;
  border-radius: 999px;
  background: var(--white);
  animation: scrollCue 1.8s ease-in-out infinite;
}

@keyframes scrollCue {
  0% { transform: translateY(0); opacity: 1; }
  70% { transform: translateY(14px); opacity: 0; }
  100% { transform: translateY(14px); opacity: 0; }
}

/* ---------- Reveal on scroll ---------- */

.reveal {
  opacity: 0;
  transform: translateY(26px);
  transition: opacity 0.8s ease, transform 0.8s ease;
}

.reveal.is-visible {
  opacity: 1;
  transform: translateY(0);
}

.hero .reveal {
  transition-delay: 0.15s;
}
.hero h1.reveal { transition-delay: 0.3s; }
.hero .hero-lead.reveal { transition-delay: 0.45s; }
.hero .hero-actions.reveal { transition-delay: 0.6s; }

/* ---------- Stats ---------- */

.stats {
  background: var(--ink);
  color: var(--white);
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 1rem;
  padding: 4rem 2rem;
}

.stat {
  text-align: center;
}

.stat-num {
  font-family: var(--serif);
  font-size: clamp(2.2rem, 4vw, 3rem);
  color: var(--brass-light);
  margin: 0;
}

.stat-suffix {
  font-family: var(--serif);
  font-size: clamp(1.4rem, 2.4vw, 1.8rem);
  color: var(--brass-light);
}

.stat-label {
  margin: 0.3em 0 0;
  font-size: 0.88rem;
  color: rgba(255, 255, 255, 0.7);
}

/* ---------- Section head ---------- */

.section-head {
  max-width: 640px;
  margin: 0 auto 3.2rem;
  text-align: center;
}

.section-head.light .eyebrow,
.section-head.light h2 {
  color: var(--white);
}

.section-lead {
  color: var(--ink-soft);
  font-size: 1.02rem;
}

.section-head.light .section-lead {
  color: rgba(255, 255, 255, 0.75);
}

/* ---------- Listings ---------- */

.listings {
  max-width: 1200px;
  margin: 0 auto;
  padding: 6.5rem 2rem;
}

.listing-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 2rem;
}

.listing-card {
  background: var(--white);
  border-radius: var(--radius);
  overflow: hidden;
  box-shadow: var(--shadow);
  transition: transform 0.4s ease, box-shadow 0.4s ease;
  transition-delay: inherit;
}

.listing-grid .listing-card:nth-child(2) { transition-delay: 0.12s; }
.listing-grid .listing-card:nth-child(3) { transition-delay: 0.24s; }

.listing-card:hover {
  transform: translateY(-8px);
  box-shadow: 0 40px 70px -30px rgba(18, 32, 28, 0.45);
}

.listing-media {
  position: relative;
  aspect-ratio: 4 / 3;
  overflow: hidden;
}

.listing-media img {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: opacity 0.6s ease, transform 6s ease;
}

.img-secondary {
  opacity: 0;
}

.listing-card:hover .img-primary {
  opacity: 0;
}

.listing-card:hover .img-secondary {
  opacity: 1;
  transform: scale(1.06);
}

.badge {
  position: absolute;
  top: 1rem;
  left: 1rem;
  background: var(--brass);
  color: var(--white);
  font-size: 0.72rem;
  font-weight: 600;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  padding: 0.45em 0.9em;
  border-radius: 999px;
  z-index: 2;
}

.badge-alt {
  background: var(--ink);
}

.listing-body {
  padding: 1.7rem 1.6rem 1.9rem;
}

.listing-top {
  display: flex;
  align-items: baseline;
  justify-content: space-between;
  gap: 1rem;
}

.listing-top h3 {
  font-size: 1.25rem;
  margin: 0;
}

.listing-price {
  font-family: var(--serif);
  font-weight: 600;
  color: var(--brass);
  white-space: nowrap;
  margin: 0;
}

.listing-address {
  color: var(--ink-soft);
  font-size: 0.9rem;
  margin: 0.3em 0 1em;
}

.listing-facts {
  list-style: none;
  display: flex;
  gap: 0.9em;
  padding: 0;
  margin: 0 0 1em;
  font-size: 0.82rem;
  color: var(--ink-soft);
}

.listing-facts li {
  padding: 0.3em 0.7em;
  background: var(--paper-alt);
  border-radius: 999px;
}

.listing-desc {
  font-size: 0.92rem;
  color: var(--ink-soft);
  margin-bottom: 1.3em;
}

/* ---------- About ---------- */

.about {
  max-width: 1200px;
  margin: 0 auto;
  padding: 2rem 2rem 6.5rem;
  display: grid;
  grid-template-columns: 0.85fr 1.15fr;
  gap: 4rem;
  align-items: center;
}

.about-media {
  border-radius: var(--radius);
  overflow: hidden;
  box-shadow: var(--shadow);
}

.about-content h2 {
  font-size: clamp(1.8rem, 3vw, 2.4rem);
}

.about-content p {
  color: var(--ink-soft);
}

.usp-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1.6rem;
  margin-top: 2rem;
}

.usp svg {
  width: 28px;
  height: 28px;
  color: var(--brass);
  margin-bottom: 0.7em;
}

.usp h4 {
  font-size: 1rem;
  margin-bottom: 0.4em;
}

.usp p {
  font-size: 0.86rem;
  color: var(--ink-soft);
  margin: 0;
}

/* ---------- Process ---------- */

.process {
  background: var(--ink);
  color: var(--white);
  padding: 6.5rem 2rem;
}

.process-steps {
  max-width: 1200px;
  margin: 0 auto;
  padding: 0;
  list-style: none;
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 2rem;
}

.process-steps li:nth-child(2) { transition-delay: 0.12s; }
.process-steps li:nth-child(3) { transition-delay: 0.24s; }
.process-steps li:nth-child(4) { transition-delay: 0.36s; }

.step-num {
  display: block;
  font-family: var(--serif);
  font-size: 1.6rem;
  color: var(--brass-light);
  margin-bottom: 0.5em;
}

.process-steps h3 {
  color: var(--white);
  font-size: 1.1rem;
}

.process-steps p {
  color: rgba(255, 255, 255, 0.72);
  font-size: 0.92rem;
}

/* ---------- CTA band ---------- */

.cta-band {
  text-align: center;
  padding: 5.5rem 2rem;
  background: var(--paper-alt);
}

.cta-band h2 {
  font-size: clamp(1.8rem, 3vw, 2.4rem);
}

.cta-band p {
  color: var(--ink-soft);
  margin-bottom: 1.6rem;
}

/* ---------- Contact ---------- */

.contact {
  max-width: 1200px;
  margin: 0 auto;
  padding: 6.5rem 2rem;
  display: grid;
  grid-template-columns: 0.9fr 1.1fr;
  gap: 4rem;
}

.contact-info p {
  color: var(--ink-soft);
}

.contact-details {
  list-style: none;
  padding: 0;
  margin: 2rem 0 0;
  display: grid;
  gap: 1.1rem;
}

.contact-details li {
  font-size: 0.98rem;
  border-top: 1px solid var(--line);
  padding-top: 0.8em;
}

.contact-details li span {
  display: block;
  font-size: 0.74rem;
  text-transform: uppercase;
  letter-spacing: 0.1em;
  color: var(--brass);
  margin-bottom: 0.3em;
  font-weight: 600;
}

.contact-form {
  background: var(--white);
  border-radius: var(--radius);
  padding: 2.2rem;
  box-shadow: var(--shadow);
}

.form-row {
  margin-bottom: 1.2rem;
  display: flex;
  flex-direction: column;
  gap: 0.4em;
}

.form-row label {
  font-size: 0.82rem;
  font-weight: 600;
  color: var(--ink-soft);
}

.form-row input,
.form-row textarea {
  font-family: var(--sans);
  font-size: 0.96rem;
  padding: 0.75em 0.9em;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: var(--paper);
  color: var(--ink);
  resize: vertical;
  transition: border-color 0.25s ease, box-shadow 0.25s ease;
}

.form-row input:focus,
.form-row textarea:focus {
  outline: none;
  border-color: var(--brass);
  box-shadow: 0 0 0 3px rgba(169, 128, 63, 0.15);
}

.form-note {
  margin: 1em 0 0;
  font-size: 0.88rem;
  color: var(--brass);
  font-weight: 600;
}

/* ---------- Footer ---------- */

.site-footer {
  background: var(--ink);
  color: rgba(255, 255, 255, 0.75);
  padding: 4.5rem 2rem 2rem;
}

.footer-top {
  max-width: 1200px;
  margin: 0 auto;
  display: grid;
  grid-template-columns: 1.3fr 1fr 1fr;
  gap: 2.5rem;
  padding-bottom: 3rem;
  border-bottom: 1px solid rgba(255, 255, 255, 0.12);
}

.footer-brand .logo {
  color: var(--white);
}

.footer-brand p {
  margin-top: 0.8em;
  font-size: 0.9rem;
}

.footer-nav,
.footer-contact {
  display: flex;
  flex-direction: column;
  gap: 0.8rem;
  font-size: 0.92rem;
}

.footer-nav a {
  text-decoration: none;
  color: inherit;
  transition: color 0.25s ease;
}

.footer-nav a:hover {
  color: var(--brass-light);
}

.footer-bottom {
  max-width: 1200px;
  margin: 0 auto;
  padding-top: 1.6rem;
  display: flex;
  justify-content: space-between;
  gap: 1rem;
  flex-wrap: wrap;
  font-size: 0.82rem;
}

.footer-disclaimer {
  color: rgba(255, 255, 255, 0.45);
}

/* ---------- Responsive ---------- */

@media (max-width: 980px) {
  .listing-grid {
    grid-template-columns: 1fr;
  }

  .about {
    grid-template-columns: 1fr;
  }

  .usp-grid {
    grid-template-columns: 1fr 1fr;
  }

  .process-steps {
    grid-template-columns: 1fr 1fr;
  }

  .contact {
    grid-template-columns: 1fr;
  }

  .stats {
    grid-template-columns: 1fr 1fr;
    row-gap: 2.4rem;
  }

  .footer-top {
    grid-template-columns: 1fr;
  }
}

@media (max-width: 760px) {
  .main-nav {
    position: fixed;
    inset: 0 0 0 30%;
    background: var(--ink);
    flex-direction: column;
    align-items: flex-start;
    justify-content: center;
    gap: 1.8rem;
    padding: 2rem;
    transform: translateX(100%);
    transition: transform 0.4s ease;
  }

  .main-nav.is-open {
    transform: translateX(0);
  }

  .main-nav a:not(.btn) {
    color: var(--white);
    font-size: 1.1rem;
  }

  .nav-cta {
    margin-left: 0;
  }

  .nav-toggle {
    display: flex;
  }

  .nav-toggle.is-open span:nth-child(1) {
    transform: translateY(7px) rotate(45deg);
  }
  .nav-toggle.is-open span:nth-child(2) {
    opacity: 0;
  }
  .nav-toggle.is-open span:nth-child(3) {
    transform: translateY(-7px) rotate(-45deg);
  }

  .usp-grid,
  .process-steps {
    grid-template-columns: 1fr;
  }
}

@media (max-width: 520px) {
  .stats {
    grid-template-columns: 1fr 1fr;
  }

  .hero-actions {
    flex-direction: column;
    align-items: flex-start;
  }
}

@media (prefers-reduced-motion: reduce) {
  html {
    scroll-behavior: auto;
  }

  .reveal {
    opacity: 1;
    transform: none;
    transition: none;
  }

  .hero-media img {
    transform: none;
  }

  .scroll-cue span {
    animation: none;
  }
}