:root{
  /* palette sampled directly from the Luxora reference */
  --gold:#BC9053;
  --gold-deep:#A6712F;
  --gold-soft:#D8B784;
  --ink:#141110;
  --stone:#6B6560;
  --cream:#FBFAF8;
  --cream-deep:#F3EEE7;
  --line:#E7E1D8;
  --white:#FFFFFF;
  /* Prudential logo maroon — used sparingly as a brand accent, not the dominant color */
  --maroon:#661B22;
  --shadow: 0 24px 50px -28px rgba(20,17,16,0.28);
}
*{box-sizing:border-box;}
html{scroll-behavior:smooth;}
body{margin:0; font-family:'Inter',sans-serif; color:var(--ink); background:var(--cream); line-height:1.6; -webkit-font-smoothing:antialiased; overflow-x:hidden;}
h1,h2,h3,h4{font-family:'Fraunces',serif; font-weight:400; margin:0; color:var(--ink); letter-spacing:-0.01em;}
p{margin:0;}
a{color:inherit; text-decoration:none;}
img{max-width:100%; display:block;}
.wrap{max-width:1220px; margin:0 auto; padding:0 32px;}
.eyebrow{font-size:12.5px; font-weight:600; letter-spacing:.06em; color:var(--maroon); text-transform:uppercase;}
.btn{display:inline-flex; align-items:center; gap:9px; padding:15px 30px; border-radius:3px; font-size:14.5px; font-weight:600; cursor:pointer; border:1px solid transparent; transition:all .25s ease; white-space:nowrap;}
.btn-gold{background:var(--gold); color:var(--white);}
.btn-gold:hover{background:var(--gold-deep);}
.btn-dark{border-color:var(--ink); color:var(--ink);}
.btn-dark:hover{background:var(--ink); color:var(--white);}
.btn-white{background:var(--white); color:var(--ink);}
.btn-white:hover{background:var(--cream-deep);}

header{position:sticky; top:0; z-index:100; background:rgba(251,250,248,.94); backdrop-filter:blur(10px); border-bottom:1px solid var(--line);}
.header-inner{max-width:1220px; margin:0 auto; padding:12px 32px; display:flex; align-items:center; justify-content:space-between; gap:24px;}
.logo-mark{display:flex; align-items:center; gap:12px;}
.logo-mark img{height:42px; width:auto;}
.logo-text{display:flex; flex-direction:column; line-height:1.25;}
.logo-text strong{font-family:'Fraunces',serif; font-size:17px; font-weight:600; color:var(--maroon); letter-spacing:.01em;}
.logo-text em{font-style:normal; font-size:10px; color:var(--stone); letter-spacing:.04em; text-transform:uppercase;}
nav.main-nav{display:flex; align-items:center; gap:32px;}
nav.main-nav a{font-size:14px; font-weight:500; color:var(--ink); position:relative; padding:4px 0; transition:color .2s ease;}
nav.main-nav a::after{content:""; position:absolute; left:0; right:0; bottom:-2px; height:1px; background:var(--gold); transform:scaleX(0); transform-origin:left; transition:transform .25s ease;}
nav.main-nav a:hover{color:var(--gold-deep);}
nav.main-nav a:hover::after{transform:scaleX(1);}
nav.main-nav a.active{color:var(--gold-deep); font-weight:600;}
nav.main-nav a.active::after{transform:scaleX(1);}
.header-actions{display:flex; align-items:center; gap:18px;}
.phone-line{display:flex; align-items:center; gap:8px; font-size:13.5px; font-weight:500; color:var(--ink);}
.hamburger{display:none; flex-direction:column; gap:5px; cursor:pointer; background:none; border:none; padding:8px;}
.hamburger span{width:22px; height:2px; background:var(--ink);}
.mobile-panel{display:none; position:fixed; inset:0; background:var(--cream); z-index:200; padding:28px 32px; flex-direction:column; gap:24px;}
.mobile-panel.open{display:flex;}
.mobile-panel a{font-family:'Fraunces',serif; font-size:22px; color:var(--ink);}
.mobile-close{align-self:flex-end; background:none; border:none; font-size:26px; color:var(--gold); cursor:pointer;}

/* Reusable CTA-row layout — used inside .page-hero on Home; color handled by the .page-hero .hero-cta-row rule below */
.hero-cta-row{display:flex; gap:14px; flex-wrap:wrap;}

.search-bar-wrap{max-width:1220px; margin:-38px auto 0; padding:0 32px; position:relative; z-index:5;}
.search-bar{background:var(--white); border:1px solid var(--line); box-shadow:var(--shadow); display:grid; grid-template-columns:1fr 1fr 1fr auto auto; gap:0; align-items:center;}
.search-field{padding:18px 24px; border-right:1px solid var(--line);}
.search-field:last-of-type{border-right:none;}
.search-field label{display:block; font-size:11.5px; color:var(--stone); margin-bottom:5px;}
.search-field select{border:none; background:none; font-size:14px; font-weight:500; color:var(--ink); width:100%; appearance:none; font-family:'Inter',sans-serif;}
.search-submit{background:var(--gold); color:var(--white); border:none; padding:22px 34px; height:100%; font-size:14.5px; font-weight:600; cursor:pointer;}
.search-submit:hover{background:var(--gold-deep);}

.search-field select:focus{outline:none;}
.search-clear{
  background:var(--cream-deep); color:var(--stone); border:none; border-left:1px solid var(--line);
  padding:22px 20px; font-size:13px; font-weight:600; cursor:pointer; white-space:nowrap;
}
.search-clear:hover{background:var(--line); color:var(--ink);}

section{padding:96px 0;}
.section-head{display:flex; justify-content:space-between; align-items:flex-end; margin-bottom:48px; gap:24px; flex-wrap:wrap;}
.section-head h2{font-size:34px; font-weight:400; margin-top:10px; max-width:480px;}
.section-head .view-all{font-size:13.5px; font-weight:600; color:var(--ink); display:flex; align-items:center; gap:6px; border-bottom:1px solid var(--ink); padding-bottom:2px;}

.project-grid{display:grid; grid-template-columns:repeat(2,1fr); gap:28px;}
.project-card{background:var(--white); border:1px solid var(--line); border-radius:6px; overflow:hidden; transition:box-shadow .3s ease, transform .3s ease;}
.project-card:hover{box-shadow:var(--shadow); transform:translateY(-3px);}
.project-card .img-wrap{position:relative; height:250px; overflow:hidden;}
.project-card .img-wrap img{width:100%; height:100%; object-fit:cover; transition:transform .5s ease;}
.project-card:hover .img-wrap img{transform:scale(1.05);}
.card-tag{position:absolute; top:16px; left:16px; background:var(--gold); color:var(--white); font-size:11px; font-weight:600; padding:6px 12px; border-radius:3px; letter-spacing:.02em;}
.card-save{position:absolute; top:14px; right:14px; width:34px; height:34px; border-radius:50%; background:rgba(255,255,255,.9); display:flex; align-items:center; justify-content:center; font-size:14px;}
.project-card .body{padding:24px 26px 26px;}
.project-card h3{font-size:21px; margin-bottom:6px; font-weight:500;}
.project-loc{font-size:13px; color:var(--stone); margin-bottom:14px; display:flex; align-items:center; gap:6px;}
.project-card p.desc{font-size:14px; color:var(--stone); margin-bottom:18px; line-height:1.55;}
.project-meta{display:flex; gap:16px; padding-top:16px; border-top:1px solid var(--line); font-size:12.5px; color:var(--stone);}

.spotlight{background:var(--cream-deep); border-top:1px solid var(--line); border-bottom:1px solid var(--line);}
.spotlight-inner{display:grid; grid-template-columns:0.85fr 1.15fr; gap:0; align-items:center;}
.spotlight-intro{padding:56px 0;}
.spotlight-intro .eyebrow{margin-bottom:10px; display:block;}
.spotlight-intro h2{font-size:28px; font-weight:400;}
.agent-placeholder{margin-top:20px; padding:18px 20px; border:1px dashed var(--gold-soft); background:var(--white); font-size:13px; color:var(--stone); max-width:340px;}
.agent-placeholder strong{color:var(--gold-deep); display:block; margin-bottom:4px; font-size:12px; text-transform:uppercase; letter-spacing:.04em;}
.stat-cols{display:grid; grid-template-columns:repeat(4,1fr);}
.stat-item{text-align:center; padding:56px 20px; border-left:1px solid var(--line);}
.stat-item .num{font-family:'Fraunces',serif; font-size:32px; color:var(--gold-deep); display:block;}
.stat-item .lbl{font-size:12.5px; color:var(--stone); margin-top:6px; display:block;}

.loc-inner{display:grid; grid-template-columns:1.3fr 0.9fr; gap:48px;}
.loc-grid{display:grid; grid-template-columns:repeat(4,1fr); gap:14px;}
.loc-tile{position:relative; height:220px; border-radius:4px; overflow:hidden;}
.loc-tile img{width:100%; height:100%; object-fit:cover; transition:transform .4s ease;}
.loc-tile:hover img{transform:scale(1.08);}
.loc-tile::after{content:""; position:absolute; inset:0; background:linear-gradient(180deg, rgba(20,17,16,0) 40%, rgba(20,17,16,.72) 100%);}
.loc-tile-label{position:absolute; bottom:14px; left:14px; z-index:2; color:var(--white); font-size:13.5px; font-weight:600;}
.loc-map-card{background:var(--white); border:1px solid var(--line); padding:28px; height:100%;}
.loc-map-card h4{font-size:17px; font-weight:500; margin-bottom:14px;}
.loc-map-card .loc-list-simple{display:flex; flex-direction:column; gap:10px;}
.loc-map-card .loc-list-simple span{font-size:14px; color:var(--stone); padding:9px 0; border-bottom:1px solid var(--line); display:flex; align-items:center; gap:8px;}

.why-section{border-top:1px solid var(--line);}
.why-inner{display:grid; grid-template-columns:1fr 1fr; gap:56px; align-items:center;}
.why-media{border-radius:4px; overflow:hidden;}
.why-media img{height:420px; object-fit:cover; width:100%;}
.why-content h2{font-size:30px; font-weight:400; margin:12px 0 16px;}
.why-content p{color:var(--stone); font-size:15px; margin-bottom:26px; max-width:440px;}
.why-points{display:grid; grid-template-columns:1fr 1fr; gap:20px;}
.why-point{padding:18px 0; border-top:1px solid var(--line);}
.why-point .icon{color:var(--gold-deep); font-family:'Fraunces',serif; font-style:italic; font-size:14px;}
.why-point h5{font-size:15px; font-weight:600; margin:8px 0 4px; font-family:'Inter',sans-serif; color:var(--ink);}
.why-point p{font-size:13px; color:var(--stone); max-width:none; margin:0;}

.testimonial-section{background:var(--cream-deep); border-top:1px solid var(--line); border-bottom:1px solid var(--line);}
.testi-inner{display:grid; grid-template-columns:0.8fr 1.2fr; gap:48px; align-items:center;}
.testi-quote blockquote{font-family:'Fraunces',serif; font-size:19px; font-style:italic; line-height:1.6; color:var(--ink); margin:14px 0 18px;}
.testi-quote cite{font-style:normal; font-size:13px; color:var(--stone); font-family:'Inter',sans-serif;}
.placeholder-tag{display:inline-block; margin-top:14px; font-size:11px; color:var(--gold-deep); border:1px dashed var(--gold-soft); padding:4px 12px; font-family:'Inter',sans-serif;}
.testi-media{position:relative; border-radius:4px; overflow:hidden;}
.testi-media img{width:100%; height:340px; object-fit:contain;}
.play-btn{position:absolute; top:50%; left:50%; transform:translate(-50%,-50%); width:64px; height:64px; border-radius:50%; background:rgba(255,255,255,.92); display:flex; align-items:center; justify-content:center; font-size:20px; color:var(--gold-deep); box-shadow:var(--shadow);}

.faq-grid{display:grid; grid-template-columns:1fr 1fr; gap:16px 40px;}
.faq-item{border-bottom:1px solid var(--line);}
.faq-q{display:flex; justify-content:space-between; align-items:center; padding:20px 0; cursor:pointer; font-size:15.5px; font-weight:500; color:var(--ink);}
.faq-q .plus{font-size:19px; color:var(--gold-deep); transition:transform .25s ease;}
.faq-item.open .plus{transform:rotate(45deg);}
.faq-a{max-height:0; overflow:hidden; transition:max-height .3s ease;}
.faq-a p{padding-bottom:18px; color:var(--stone); font-size:14px; max-width:420px;}

.final-cta{background:var(--gold); padding:0;}
.final-cta-inner{max-width:1220px; margin:0 auto; padding:44px 32px; display:flex; justify-content:space-between; align-items:center; gap:24px; flex-wrap:wrap;}
.final-cta h2{color:var(--white); font-size:24px; font-weight:400; margin-bottom:6px;}
.final-cta p{color:rgba(255,255,255,.85); font-size:14px;}

footer{background:var(--ink); color:rgba(251,250,248,.68); padding-top:70px;}
.footer-grid{max-width:1220px; margin:0 auto; padding:0 32px 56px; display:grid; grid-template-columns:1.3fr 1fr 1fr 1fr; gap:48px;}
.footer-col h5{font-family:'Fraunces',serif; font-weight:400; color:var(--gold-soft); font-size:15px; margin-bottom:20px;}
.footer-logo{display:flex; align-items:center; gap:10px; margin-bottom:16px;}
.footer-logo img{height:36px; width:auto; filter:brightness(0) invert(1);}
.footer-logo .logo-text strong{color:#fff; font-size:16px;}
.footer-logo .logo-text em{color:rgba(251,250,248,.6);}
.footer-col p{font-size:13.5px; line-height:1.7; max-width:250px;}
.footer-col ul{list-style:none; margin:0; padding:0; display:flex; flex-direction:column; gap:11px;}
.footer-col ul a{font-size:13.5px; color:rgba(251,250,248,.68); transition:color .2s;}
.footer-col ul a:hover{color:var(--gold-soft);}
.footer-contact-item{display:flex; gap:9px; font-size:13.5px; margin-bottom:13px; align-items:flex-start;}
.social-row{display:flex; gap:10px; margin-top:20px;}
.social-row a{width:34px; height:34px; border:1px solid rgba(251,250,248,.22); border-radius:50%; display:flex; align-items:center; justify-content:center; font-size:12px;}
.footer-bottom{padding:22px 32px; display:flex; justify-content:space-between; flex-wrap:wrap; gap:12px; max-width:1220px; margin:0 auto; font-size:12px;}
.footer-bottom .legal-links{display:flex; gap:20px;}
.footer-bottom a:hover{color:var(--gold-soft);}

.mobile-bar{display:none; position:fixed; bottom:0; left:0; right:0; z-index:150; background:var(--ink); padding:12px 18px; justify-content:space-around; align-items:center;}
.mobile-bar a{color:var(--white); font-size:12px; display:flex; flex-direction:column; align-items:center; gap:4px;}

/* ===== Contact page — info cards + map/form split (hero handled by the unified .page-hero system below) ===== */
.info-cards{margin-top:-56px; position:relative; z-index:5;}
.info-grid{display:grid; grid-template-columns:repeat(3,1fr); gap:24px;}
.info-card{background:var(--white); border:1px solid var(--line); box-shadow:var(--shadow); padding:34px 28px; text-align:center;}
.info-card .ic{width:56px; height:56px; border-radius:50%; background:var(--cream-deep); color:var(--gold-deep); display:flex; align-items:center; justify-content:center; font-size:22px; margin:0 auto 18px;}
.info-card h4{font-size:17px; font-weight:500; margin-bottom:8px;}
.info-card p{font-size:13.5px; color:var(--stone); line-height:1.6;}

.contact-split{display:grid; grid-template-columns:0.9fr 1.1fr; gap:0; align-items:stretch; border:1px solid var(--line);}
.map-panel{background:var(--cream-deep); min-height:480px;}
.map-panel iframe{width:100%; height:100%; min-height:480px; border:0; display:block; filter:grayscale(15%) contrast(1.02);}
.map-placeholder{border:1px dashed var(--gold-soft); background:var(--white); padding:28px; text-align:center; font-size:13px; color:var(--stone); max-width:280px;}
.map-placeholder strong{display:block; color:var(--gold-deep); margin-bottom:8px; font-size:12px; text-transform:uppercase; letter-spacing:.04em;}
.form-panel{padding:56px 48px; background:var(--white);}
.form-panel .eyebrow{margin-bottom:8px; display:block;}
.form-panel h2{font-size:28px; font-weight:400; margin-bottom:26px;}
.form-row{display:grid; grid-template-columns:1fr 1fr; gap:18px; margin-bottom:18px;}
.form-field{display:flex; flex-direction:column; gap:6px;}
.form-field label{font-size:12.5px; color:var(--stone);}
.form-field input, .form-field select, .form-field textarea{
  border:1px solid var(--line); padding:13px 14px; font-size:14px; font-family:'Inter',sans-serif; color:var(--ink); background:var(--cream);
}
.form-field textarea{resize:vertical; min-height:110px;}
.form-field input:focus, .form-field select:focus, .form-field textarea:focus{outline:none; border-color:var(--gold);}
.form-submit{width:100%; background:var(--gold); color:#fff; border:none; padding:16px; font-size:14.5px; font-weight:600; cursor:pointer; margin-top:6px;}
.form-submit:hover{background:var(--gold-deep);}
.form-status{font-size:13.5px; margin-top:14px; display:none;}
.form-status.success{color:#3a7a3a; display:block;}
.form-status.error{color:#b23a3a; display:block;}

/* ===== About Us page — content sections below the hero ===== */
.container{max-width:1240px; margin:0 auto; padding:0 20px;}
.section-padding{padding:90px 0;}

.btn-primary{
  background-color:var(--gold, #BC9053); color:#FFFFFF; padding:12px 24px; font-size:13px; font-weight:600;
  letter-spacing:0.8px; border-radius:4px; display:inline-flex; align-items:center; gap:8px; transition:background 0.3s ease;
}
.btn-primary:hover{background-color:var(--gold-deep, #A6712F);}

.section-tag{font-size:12px; font-weight:700; letter-spacing:2px; color:var(--gold, #BC9053); text-transform:uppercase; display:block; margin-bottom:12px;}

.line-after{display:flex; align-items:center; gap:15px;}
.line-after::after{content:""; height:1px; width:60px; background-color:var(--gold, #BC9053);}

/* WHO WE ARE SECTION */
.grid-2{display:grid; grid-template-columns:1fr 1.1fr; gap:60px; align-items:center;}
.who-we-are-image-wrapper{position:relative;}
.who-we-are-image-wrapper img{width:100%; height:480px; object-fit:cover; border-radius:6px;}
.experience-badge{
  position:absolute; bottom:-20px; left:30px; background-color:var(--gold, #BC9053); color:#FFFFFF;
  padding:20px 24px; border-radius:6px; display:flex; align-items:center; gap:18px; box-shadow:0 10px 30px rgba(0,0,0,0.15);
}
.badge-icon{font-size:32px;}
.badge-text strong{font-size:26px; font-family:'Fraunces', serif; display:block; line-height:1;}
.badge-text span{font-size:11px; letter-spacing:0.5px; opacity:0.9;}
.who-we-are-text h2{font-size:36px; line-height:1.25; margin-bottom:20px; font-family:'Fraunces', serif;}
.who-we-are-text p{font-size:15px; color:var(--stone, #6B6560); margin-bottom:16px; line-height:1.7;}

/* 3 FEATURES CARDS */
.features-grid{
  display:grid; grid-template-columns:repeat(3, 1fr); gap:30px; margin-top:80px; background:#FFFFFF;
  padding:40px; border:1px solid var(--line, #E7E1D8); border-radius:8px;
}
.feature-card{display:flex; gap:20px;}
.feature-icon{
  width:50px; height:50px; min-width:50px; background-color:rgba(188,144,83,0.12); color:var(--gold, #BC9053);
  display:flex; align-items:center; justify-content:center; border-radius:50%; font-size:20px;
}
.feature-card h3{font-size:17px; font-weight:600; margin-bottom:8px; line-height:1.35; font-family:'Inter', sans-serif;}
.feature-card p{font-size:13px; color:var(--stone, #6B6560); line-height:1.6;}

/* WHAT WE DO SECTION */
.what-we-do{background-color:var(--cream-deep, #F3EEE7);}
.section-header-left{margin-bottom:50px; max-width:600px;}
.section-header-left h2{font-size:38px; line-height:1.25; font-family:'Fraunces', serif;}
.services-grid{display:grid; grid-template-columns:repeat(4, 1fr); gap:24px;}
.service-card{
  background-color:#FFFFFF; border:1px solid var(--line, #E7E1D8); padding:35px 25px; border-radius:6px;
  display:flex; flex-direction:column; transition:transform 0.3s ease, box-shadow 0.3s ease;
}
.service-card:hover{transform:translateY(-5px); box-shadow:0 10px 25px rgba(0,0,0,0.05);}
.service-top-icon{font-size:28px; color:var(--gold, #BC9053); margin-bottom:20px;}
.service-card h3{font-size:18px; font-weight:600; margin-bottom:12px; font-family:'Inter', sans-serif;}
.service-card p{font-size:13px; color:var(--stone, #6B6560); line-height:1.6; margin-bottom:24px; flex-grow:1;}
.learn-more{font-size:11px; font-weight:700; letter-spacing:1px; color:var(--gold, #BC9053); display:flex; align-items:center; gap:6px;}
.learn-more i{font-size:10px; transition:transform 0.2s;}
.learn-more:hover i{transform:translateX(4px);}

/* WHERE WE WORK SECTION */
.where-we-work{position:relative; padding:100px 0; color:#FFFFFF; overflow:hidden;}
.where-we-work-bg{position:absolute; inset:0; z-index:1;}
.where-we-work-bg img{width:100%; height:100%; object-fit:cover;}
.where-we-work-bg::after{content:""; position:absolute; inset:0; background:linear-gradient(rgba(20,17,16,0.88), rgba(20,17,16,0.92));}
.where-content{position:relative; z-index:2;}
.where-content h2{color:#FFFFFF; font-size:38px; margin-bottom:16px; font-family:'Fraunces', serif;}
.where-desc{max-width:800px; font-size:15px; color:#D6CDC4; line-height:1.7; margin-bottom:60px;}
.locations-grid{display:grid; grid-template-columns:repeat(5, 1fr); gap:30px; border-top:1px solid rgba(255,255,255,0.15); padding-top:40px;}
.location-col h4{font-family:'Inter', sans-serif; font-size:13px; font-weight:700; letter-spacing:1px; color:var(--gold, #BC9053); margin-bottom:20px; display:flex; align-items:center; gap:8px;}
.location-col h4 i{font-size:12px;}
.location-col ul li{font-size:13px; color:#D6CDC4; padding:6px 0; border-bottom:1px solid rgba(255,255,255,0.05);}

/* GET IN TOUCH SECTION (About page) */
.get-in-touch{background-color:var(--cream, #FBFAF8);}
.get-in-touch-box{
  background-color:#FFFFFF; border:1px solid var(--line, #E7E1D8); border-radius:8px; padding:50px;
  display:grid; grid-template-columns:1fr 1.2fr; gap:40px; align-items:center;
}
.git-left h2{font-size:36px; margin-bottom:16px; font-family:'Fraunces', serif;}
.git-left p{font-size:14px; color:var(--stone, #6B6560); margin-bottom:30px; line-height:1.6;}
.git-right{
  display:grid; grid-template-columns:repeat(3, 1fr); gap:20px; background-color:#FAFAF8;
  padding:30px 20px; border-radius:6px; border:1px solid var(--line, #E7E1D8);
}
.git-info-card{display:flex; flex-direction:column; gap:12px;}
.git-icon{
  width:38px; height:38px; background-color:rgba(188,144,83,0.15); color:var(--gold, #BC9053);
  display:flex; align-items:center; justify-content:center; border-radius:50%; font-size:15px;
}
.git-info-card h4{font-size:13px; font-weight:700; font-family:'Inter', sans-serif; letter-spacing:0.5px;}
.git-info-card p{font-size:12px; color:var(--stone, #6B6560); line-height:1.5;}
.git-info-card .phone-num{font-weight:700; color:var(--ink, #141110); font-size:13px;}

/* ===== UNIFIED PAGE HERO — used by Home, About, and Contact ===== */
.page-hero{position:relative; min-height:560px; display:flex; align-items:center; overflow:hidden;}
.page-hero-bg{position:absolute; inset:0; margin-left:calc(-50vw + 50%); margin-right:calc(-50vw + 50%);}
.page-hero-bg img{width:100%; height:100%; object-fit:cover;}
.page-hero-bg::after{content:""; position:absolute; inset:0; background:linear-gradient(90deg, rgba(20,17,16,.72) 0%, rgba(20,17,16,.45) 55%, rgba(20,17,16,.15) 100%);}
.page-hero-content{position:relative; z-index:2; max-width:1220px; width:100%; margin:0 auto; padding:90px 32px;}
.page-hero .eyebrow{color:var(--gold-soft);}
.page-hero h1{color:#fff; font-size:48px; font-weight:400; line-height:1.18; margin:14px 0 20px; font-family:'Fraunces',serif; max-width:640px;}
.page-hero .lede{color:rgba(255,255,255,.85); font-size:16px; line-height:1.65; max-width:540px; margin-bottom:28px;}
.page-hero .breadcrumb{font-size:13.5px; color:rgba(255,255,255,.65);}
.page-hero .breadcrumb a{color:rgba(255,255,255,.85);}
.page-hero .breadcrumb a:hover{color:var(--gold-soft);}
.page-hero .hero-tags{display:flex; align-items:center; gap:12px; font-size:12px; font-weight:600; letter-spacing:1px; color:var(--gold-soft);}
.page-hero .hero-tags .dot{color:#fff; opacity:.5;}
.page-hero .hero-cta-row .btn-dark{border-color:#fff; color:#fff;}
.page-hero .hero-cta-row .btn-dark:hover{background:#fff; color:var(--ink);}

@media (max-width: 980px){
  nav.main-nav, .header-actions .phone-line, .header-actions .btn{display:none;}
  .hamburger{display:flex;}
  .page-hero{min-height:auto;}
  .page-hero-content{padding:60px 24px;}
  .page-hero h1{font-size:34px;}
  .search-bar{grid-template-columns:1fr 1fr;}
  .search-submit{grid-column:span 2;}
  .search-bar-wrap{margin-top:-24px;}
  .project-grid{grid-template-columns:1fr;}
  .spotlight-inner{grid-template-columns:1fr;}
  .stat-cols{grid-template-columns:repeat(2,1fr);}
  .stat-item:nth-child(3){border-left:none;}
  .loc-inner{grid-template-columns:1fr; gap:28px;}
  .loc-grid{grid-template-columns:repeat(2,1fr);}
  .why-inner{grid-template-columns:1fr; gap:32px;}
  .why-media img{height:260px;}
  .why-points{grid-template-columns:1fr;}
  .testi-inner{grid-template-columns:1fr;}
  .faq-grid{grid-template-columns:1fr;}
  .final-cta-inner{flex-direction:column; align-items:flex-start;}
  .footer-grid{grid-template-columns:1fr 1fr; gap:36px 24px;}
  .mobile-bar{display:flex;}
  body{padding-bottom:64px;}
  section{padding:60px 0;}
  .section-head h2{font-size:26px;}
  .info-grid{grid-template-columns:1fr;}
  .contact-split{grid-template-columns:1fr;}
  .form-row{grid-template-columns:1fr;}
}
@media (max-width:560px){
  .loc-grid{grid-template-columns:1fr;}
  .footer-grid{grid-template-columns:1fr;}
}

@media (max-width: 1024px){
  .services-grid, .locations-grid{grid-template-columns:repeat(2, 1fr);}
  .get-in-touch-box{grid-template-columns:1fr;}
}
@media (max-width: 768px){
  .grid-2, .features-grid, .services-grid, .locations-grid{grid-template-columns:1fr;}
  .git-right{grid-template-columns:1fr;}
}

.city-tabs{
  display:flex; gap:6px; flex-wrap:wrap; margin-bottom:36px;
  background:var(--cream-deep); border:1px solid var(--line); padding:6px; border-radius:8px; width:fit-content;
}
.city-tab{
  background:none; border:none; padding:10px 20px; font-size:13.5px; font-weight:600;
  color:var(--stone); cursor:pointer; border-radius:5px; font-family:'Inter',sans-serif;
  transition:background .2s ease, color .2s ease;
}
.city-tab:hover{color:var(--ink);}
.city-tab.active{background:var(--gold); color:#fff; box-shadow:0 2px 8px rgba(166,113,47,.25);}
.modal-overlay{
  display:none; position:fixed; inset:0; background:rgba(20,17,16,.6); z-index:300;
  align-items:center; justify-content:center; padding:20px;
}
.modal-overlay.open{display:flex;}
.modal-box{
  background:var(--white); max-width:520px; width:100%; padding:44px 40px; border-radius:6px;
  position:relative; max-height:90vh; overflow-y:auto;
}
.modal-box h2{font-size:26px; font-weight:400; margin:10px 0 24px;}
.modal-close{
  position:absolute; top:16px; right:16px; background:var(--cream-deep); border:none; width:32px; height:32px;
  border-radius:50%; font-size:18px; color:var(--stone); cursor:pointer; line-height:1;
}
.modal-close:hover{background:var(--line); color:var(--ink);}


/* Properties Hero Section */


.page-hero .property-type-pills{display:flex; flex-wrap:wrap; gap:12px;}
.page-hero .property-type-pills .pill{
  background:rgba(255,255,255,.08); border:1px solid rgba(255,255,255,.25); color:#fff;
  padding:10px 20px; border-radius:30px; font-size:12px; font-weight:600;
  display:flex; align-items:center; gap:8px; backdrop-filter:blur(4px);
}
/* Layout Framework */
.properties-main-layout {
    display: grid;
    grid-template-columns: 280px 1fr;
    gap: 30px;
    padding: 50px 20px;
    max-width: 1300px;
    margin: 0 auto;
}

/* Filter Sidebar Style */
.filter-sidebar {
    background: #FFFFFF;
    border: 1px solid var(--line);
    padding: 24px;
    border-radius: 8px;
    height: fit-content;
}

.filter-header h3 {
    font-size: 17px;
    font-family: 'Fraunces', serif;
    margin-bottom: 20px;
    padding-bottom: 12px;
    border-bottom: 1px solid var(--line);
}

.filter-group {
    margin-bottom: 24px;
}

.filter-group label {
    font-size: 13px;
    font-weight: 700;
    display: block;
    margin-bottom: 10px;
}

.budget-inputs {
    display: flex;
    gap: 10px;
    align-items: center;
    margin-bottom: 12px;
}

.budget-inputs input {
    width: 100%;
    padding: 8px;
    border: 1px solid var(--line);
    border-radius: 4px;
    font-size: 12px;
    background: var(--cream);
    text-align: center;
}

.budget-slider {
    width: 100%;
    accent-color: var(--gold);
}

.checkbox-list {
    display: flex;
    flex-direction: column;
    gap: 10px;
}

.checkbox-list label {
    font-weight: 400;
    font-size: 13px;
    display: flex;
    align-items: center;
    gap: 10px;
    cursor: pointer;
    color: var(--stone);
}

.checkbox-list input {
    accent-color: var(--gold);
    width: 16px;
    height: 16px;
}

.btn-apply-filters {
    width: 100%;
    background-color: var(--gold);
    color: #FFFFFF;
    border: none;
    padding: 12px;
    font-weight: 700;
    font-size: 12px;
    letter-spacing: 1px;
    border-radius: 4px;
    cursor: pointer;
    margin-bottom: 10px;
    transition: background 0.2s;
}

.btn-apply-filters:hover {
    background-color: var(--gold-deep);
}

.btn-reset-filters {
    width: 100%;
    background: transparent;
    border: none;
    color: var(--stone);
    font-size: 12px;
    cursor: pointer;
    display: flex;
    align-items: center;
    justify-content: center;
    gap: 6px;
}

/* Sidebar Expert Help Box */
.help-box {
    margin-top: 30px;
    background: #FFFFFF;
    border: 1px solid var(--line);
    border-radius: 6px;
    overflow: hidden;
}

.help-box-img img {
    width: 100%;
    height: 140px;
    object-fit: cover;
}

.help-content {
    padding: 20px;
}

.help-sub {
    font-size: 10px;
    font-weight: 700;
    letter-spacing: 1px;
    color: var(--stone);
    display: block;
    margin-bottom: 6px;
}

.help-box h4 {
    font-size: 16px;
    font-family: 'Fraunces', serif;
    margin-bottom: 8px;
}

.help-box p {
    font-size: 12px;
    color: var(--stone);
    line-height: 1.5;
    margin-bottom: 15px;
}

.btn-schedule {
    display: block;
    text-align: center;
    background-color: var(--gold);
    color: #FFFFFF;
    padding: 10px;
    font-size: 11px;
    font-weight: 700;
    letter-spacing: 0.5px;
    border-radius: 4px;
    text-decoration: none;
}

/* Listings Container Area */
.listings-top-bar {
    display: flex;
    justify-content: space-between;
    align-items: center;
    margin-bottom: 20px;
    font-size: 13px;
    color: var(--stone);
}

.sort-dropdown {
    background: #FFFFFF;
    border: 1px solid var(--line);
    padding: 8px 15px;
    border-radius: 4px;
    display: flex;
    align-items: center;
    gap: 15px;
    cursor: pointer;
}

.properties-grid-3 {
    display: grid;
    grid-template-columns: repeat(3, 1fr);
    gap: 24px;
    margin-bottom: 40px;
}

.property-card {
    background: #FFFFFF;
    border: 1px solid var(--line);
    border-radius: 6px;
    overflow: hidden;
    display: flex;
    flex-direction: column;
}

.card-img-wrapper {
    position: relative;
    height: 220px;
}

.card-img-wrapper img {
    width: 100%;
    height: 100%;
    object-fit: cover;
}

.badge-status {
    position: absolute;
    top: 15px;
    left: 15px;
    background: var(--gold);
    color: #FFFFFF;
    font-size: 10px;
    font-weight: 700;
    padding: 4px 10px;
    border-radius: 3px;
    letter-spacing: 0.5px;
}

.btn-wishlist {
    position: absolute;
    top: 15px;
    right: 15px;
    background: rgba(0,0,0,0.4);
    border: none;
    color: #FFFFFF;
    width: 32px;
    height: 32px;
    border-radius: 50%;
    display: flex;
    align-items: center;
    justify-content: center;
    cursor: pointer;
}

.card-body {
    padding: 20px;
    display: flex;
    flex-direction: column;
    flex-grow: 1;
}

.card-body h3 {
    font-size: 17px;
    font-weight: 600;
    margin-bottom: 6px;
}

.card-body .location {
    font-size: 12px;
    color: var(--stone);
    margin-bottom: 12px;
    display: flex;
    align-items: center;
    gap: 6px;
}

.price {
    font-size: 18px;
    font-weight: 700;
    font-family: 'Fraunces', serif;
    color: var(--ink);
    margin-bottom: 15px;
}

.price small {
    font-size: 11px;
    font-weight: 400;
    color: var(--stone);
    font-family: 'Inter', sans-serif;
}

.specs {
    border-top: 1px solid var(--line);
    border-bottom: 1px solid var(--line);
    padding: 12px 0;
    margin-bottom: 15px;
    display: flex;
    flex-direction: column;
    gap: 6px;
    font-size: 12px;
    color: var(--stone);
}

.specs span {
    display: flex;
    align-items: center;
    gap: 8px;
}

.view-details {
    font-size: 12px;
    font-weight: 700;
    color: var(--gold);
    text-decoration: none;
    margin-top: auto;
    display: flex;
    align-items: center;
    gap: 6px;
}

/* Pagination */
.pagination {
    display: flex;
    gap: 8px;
    justify-content: flex-start;
}

.page-num {
    width: 36px;
    height: 36px;
    background: #FFFFFF;
    border: 1px solid var(--line);
    display: flex;
    align-items: center;
    justify-content: center;
    font-size: 13px;
    font-weight: 600;
    border-radius: 4px;
    cursor: pointer;
}

.page-num.active {
    background: var(--gold);
    color: #FFFFFF;
    border-color: var(--gold);
}

/* Trust Feature Strip */
.trust-strip {
    background: #FFFFFF;
    border-top: 1px solid var(--line);
    border-bottom: 1px solid var(--line);
    padding: 30px 0;
}

.trust-grid {
    display: grid;
    grid-template-columns: repeat(4, 1fr);
    gap: 20px;
    max-width: 1300px;
    margin: 0 auto;
    padding: 0 20px;
}

.trust-item {
    display: flex;
    align-items: center;
    gap: 15px;
}

.trust-item i {
    font-size: 26px;
    color: var(--gold);
}

.trust-item h4 {
    font-size: 13px;
    font-weight: 700;
    margin-bottom: 2px;
}

.trust-item p {
    font-size: 11px;
    color: var(--stone);
}

.footer-view-all{color:var(--gold-soft) !important; font-weight:600;}
.footer-view-all:hover{color:#fff !important;}
.btn-footer-cta{
  margin-top:18px; width:100%; background:var(--gold); color:#fff; border:none;
  padding:12px; font-size:13px; font-weight:600; border-radius:4px; cursor:pointer; transition:background .2s;
}
.btn-footer-cta:hover{background:var(--gold-deep);}

.footer-locations-row{border-top:1px solid rgba(251,250,248,.14);border-bottom:1px solid rgba(251,250,248,.14); padding:24px 32px;}
.footer-locations-inner{
  max-width:1220px; margin:0 auto; display:flex; align-items:center; gap:24px; flex-wrap:wrap;
}
.footer-locations-label{font-family:'Fraunces',serif; color:var(--gold-soft); font-size:14px; white-space:nowrap;}
.footer-locations-list{display:flex; gap:20px; flex-wrap:wrap;}
.footer-locations-list a{font-size:13.5px; color:rgba(251,250,248,.68); transition:color .2s;}
.footer-locations-list a:hover{color:var(--gold-soft);}

@media (max-width:600px){
  .footer-locations-inner{flex-direction:column; align-items:flex-start; gap:12px;}
}

@media (max-width: 980px) {
  .properties-main-layout{
    grid-template-columns: 1fr;
    padding: 30px 16px;
  }
  .properties-grid-3{
    grid-template-columns: repeat(2, 1fr);
  }
  .listings-top-bar{
    flex-direction: column;
    align-items: flex-start;
    gap: 12px;
  }
}

@media (max-width: 600px) {
  .properties-grid-3{
    grid-template-columns: 1fr;
  }
  .pagination{
    flex-wrap: wrap;
  }
}

.mobile-panel{justify-content:flex-start; padding-top:24px;}
.mobile-close{
  align-self:flex-end; background:var(--cream-deep); border:none; width:40px; height:40px; border-radius:50%;
  display:flex; align-items:center; justify-content:center; color:var(--gold-deep); cursor:pointer;
}
.mobile-nav-list{display:flex; flex-direction:column; margin-top:12px;}
.mobile-nav-list a{
  display:flex; align-items:center; gap:16px; padding:18px 4px; border-bottom:1px solid var(--line);
  font-family:'Fraunces',serif; font-size:20px; color:var(--ink); position:relative;
}
.mobile-nav-list a span:first-of-type{flex:1;}
.mn-icon{width:22px; height:22px; flex-shrink:0; color:var(--gold);}
.mn-chevron{width:18px; height:18px; flex-shrink:0; color:var(--stone);}
.mobile-nav-list a.active{color:var(--gold-deep);}
.mobile-nav-list a.active .mn-icon,
.mobile-nav-list a.active .mn-chevron{color:var(--gold-deep);}
.mobile-nav-list a.active::after{
  content:""; position:absolute; left:38px; right:auto; bottom:-1px; height:2px; width:90px; background:var(--gold-deep);
}
.mobile-cta{
  margin-top:auto; background:var(--gold); color:#fff; display:flex; align-items:center; justify-content:center;
  gap:14px; padding:18px; border-radius:6px; font-family:'Inter',sans-serif; font-size:16px; font-weight:600;
}
.mobile-cta svg{width:20px; height:20px;}
.mobile-cta-divider{width:1px; height:20px; background:rgba(255,255,255,.4);}


/* Scroll-reveal system — Dermix-style: larger movement + scale-in */
.reveal{
  opacity:0;
  transform:translateY(56px) scale(0.96);
  transition:opacity .9s cubic-bezier(.16,.84,.44,1), transform .9s cubic-bezier(.16,.84,.44,1);
}
.reveal.in-view{
  opacity:1;
  transform:translateY(0) scale(1);
}
.reveal-fade{
  opacity:0;
  transform:translateY(20px);
  transition:opacity 1s ease, transform 1s ease;
}
.reveal-fade.in-view{
  opacity:1;
  transform:translateY(0);
}

/* Stagger children of a group — wider gaps so each item feels distinct, not simultaneous */
.reveal-group .reveal:nth-child(1){transition-delay:0s;}
.reveal-group .reveal:nth-child(2){transition-delay:.2s;}
.reveal-group .reveal:nth-child(3){transition-delay:.4s;}
.reveal-group .reveal:nth-child(4){transition-delay:.6s;}

@media (prefers-reduced-motion: reduce){
  .reveal, .reveal-fade{opacity:1 !important; transform:none !important; transition:none !important;}
}