:root {
  --ink: #18312d;
  --green: #173d35;
  --green-2: #235448;
  --green-3: #cfdcd3;
  --cream: #f6f2e9;
  --paper: #fffdf8;
  --gold: #c79a50;
  --gold-light: #e5c792;
  --muted: #6c7772;
  --line: #dde2dc;
  --white: #ffffff;
  --error: #a63f3f;
  --shadow: 0 22px 60px rgba(24, 49, 45, 0.12);
  --serif: Georgia, "Times New Roman", serif;
  --sans: Inter, ui-sans-serif, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; color: var(--ink); background: var(--paper); font-family: var(--sans); line-height: 1.5; -webkit-font-smoothing: antialiased; }
body.modal-open { overflow: hidden; }
img { display: block; width: 100%; }
a { color: inherit; text-decoration: none; }
button, input, select, textarea { font: inherit; }
button { color: inherit; }
.container { width: min(1160px, calc(100% - 40px)); margin-inline: auto; }
.section { padding: 112px 0; }
.sr-only { position: absolute; width: 1px; height: 1px; padding: 0; margin: -1px; overflow: hidden; clip: rect(0, 0, 0, 0); white-space: nowrap; border: 0; }
.skip-link { position: fixed; left: 16px; top: -80px; z-index: 999; padding: 12px 18px; background: var(--white); border-radius: 0 0 8px 8px; transition: top .2s; }
.skip-link:focus { top: 0; }

.announcement { background: var(--green); color: #dce7e0; font-size: 12px; letter-spacing: .04em; }
.announcement-inner { min-height: 34px; display: flex; align-items: center; justify-content: space-between; gap: 24px; }
.announcement p { margin: 0; }
.announcement a { color: var(--gold-light); font-weight: 700; }
.announcement a:hover { color: var(--white); }

.site-header { position: absolute; inset: 0 0 auto; z-index: 20; }
.navbar { height: 88px; display: flex; align-items: center; justify-content: space-between; gap: 28px; }
.brand { display: inline-flex; align-items: center; gap: 11px; font-family: var(--serif); }
.brand-mark { width: 39px; aspect-ratio: 1; display: grid; place-items: center; background: var(--green); color: var(--gold-light); border: 1px solid rgba(199, 154, 80, .55); font-size: 21px; font-weight: 700; line-height: 1; transform: rotate(45deg); }
.brand-mark i { display: block; font-style: normal; transform: rotate(-45deg); }
.brand-name { display: flex; flex-direction: column; font-size: 14px; line-height: 1.02; letter-spacing: .04em; text-transform: uppercase; }
.brand-name strong { font-size: 21px; letter-spacing: .1em; }
.nav-links { display: flex; align-items: center; gap: 34px; font-size: 14px; font-weight: 650; }
.nav-links > a:not(.nav-cta) { position: relative; }
.nav-links > a:not(.nav-cta)::after { content: ""; position: absolute; inset: auto 0 -8px; width: 0; height: 1px; margin: auto; background: var(--gold); transition: width .25s ease; }
.nav-links > a:not(.nav-cta):hover::after { width: 100%; }
.nav-cta { padding: 12px 20px; border: 1px solid var(--green); transition: .25s ease; }
.nav-cta:hover { color: var(--white); background: var(--green); }
.menu-toggle { display: none; width: 44px; height: 44px; padding: 10px; border: 0; background: transparent; }
.menu-toggle > span:not(.sr-only) { display: block; width: 24px; height: 2px; margin: 5px 0; background: var(--ink); transition: .25s ease; }

.hero { min-height: 830px; padding: 164px 0 70px; overflow: hidden; background: linear-gradient(100deg, #f5f1e8 0%, #f9f7f1 58%, #e9eee9 58%); }
.hero-grid { display: grid; grid-template-columns: 1.05fr .95fr; align-items: center; min-height: 595px; gap: 64px; }
.hero-copy { position: relative; z-index: 3; }
.eyebrow { margin: 0 0 17px; color: var(--gold); font-size: 12px; font-weight: 800; letter-spacing: .19em; text-transform: uppercase; }
.eyebrow::before { content: ""; display: inline-block; width: 25px; height: 1px; margin: 0 10px 4px 0; background: currentColor; }
h1, h2, h3, p { margin-top: 0; }
h1, h2 { font-family: var(--serif); font-weight: 400; letter-spacing: -.035em; }
h1 { max-width: 660px; margin-bottom: 24px; font-size: clamp(58px, 5.9vw, 86px); line-height: .98; }
h1 em { color: var(--green-2); font-weight: 400; }
.hero-lead { max-width: 540px; margin-bottom: 31px; color: #5d6964; font-size: 18px; line-height: 1.7; }

.property-search { width: calc(100% + 180px); max-width: 850px; background: var(--white); box-shadow: var(--shadow); }
.search-tabs { height: 45px; display: flex; align-items: end; gap: 28px; padding: 0 24px; border-bottom: 1px solid var(--line); }
.search-tab { position: relative; height: 45px; padding: 0 2px; border: 0; background: transparent; color: var(--muted); font-size: 13px; font-weight: 750; cursor: pointer; }
.search-tab::after { content: ""; position: absolute; inset: auto 0 -1px; height: 2px; background: transparent; }
.search-tab.active { color: var(--green); }
.search-tab.active::after { background: var(--gold); }
.search-fields { display: grid; grid-template-columns: 1.15fr .9fr 1.1fr auto; align-items: center; min-height: 91px; padding: 14px; }
.search-fields label { min-width: 0; padding: 0 18px; border-right: 1px solid var(--line); }
.search-fields label span { display: block; margin-bottom: 2px; color: #86908c; font-size: 10px; font-weight: 800; letter-spacing: .12em; text-transform: uppercase; }
.search-fields select { width: 100%; padding: 5px 22px 5px 0; border: 0; outline: none; background: transparent; color: var(--ink); font-size: 13px; font-weight: 700; cursor: pointer; }
.search-submit { height: 59px; display: flex; align-items: center; gap: 10px; padding: 0 23px; border: 0; background: var(--green); color: var(--white); font-size: 13px; font-weight: 750; cursor: pointer; transition: background .2s; }
.search-submit:hover { background: var(--green-2); }
.search-icon { width: 15px; height: 15px; position: relative; border: 2px solid currentColor; border-radius: 50%; }
.search-icon::after { content: ""; width: 7px; height: 2px; position: absolute; right: -5px; bottom: -2px; background: currentColor; transform: rotate(45deg); }
.hero-proof { display: flex; gap: 36px; margin-top: 38px; }
.hero-proof div { display: grid; grid-template-columns: auto 70px; align-items: center; column-gap: 9px; }
.hero-proof strong { color: var(--green); font-family: var(--serif); font-size: 25px; }
.hero-proof span { color: var(--muted); font-size: 10px; line-height: 1.3; }

.hero-visual { position: relative; align-self: stretch; min-height: 575px; }
.hero-image-wrap { position: absolute; inset: 0 -9vw 0 0; overflow: hidden; box-shadow: 0 25px 60px rgba(24, 49, 45, .18); }
.hero-image-wrap::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, transparent 48%, rgba(10, 30, 25, .5)); pointer-events: none; }
.hero-image-wrap img { height: 100%; object-fit: cover; }
.hero-tag { position: absolute; left: 28px; bottom: 28px; z-index: 2; min-width: 250px; padding: 17px 19px; color: var(--white); border-left: 2px solid var(--gold-light); background: rgba(18, 50, 43, .88); backdrop-filter: blur(10px); }
.hero-tag span, .hero-tag small { display: block; color: #d8e2dc; font-size: 10px; }
.hero-tag span { margin-bottom: 4px; color: var(--gold-light); letter-spacing: .12em; text-transform: uppercase; }
.hero-tag strong { display: block; margin-bottom: 3px; font-family: var(--serif); font-size: 20px; font-weight: 400; }
.availability-badge { position: absolute; top: 22px; left: 22px; z-index: 2; display: flex; align-items: center; gap: 7px; padding: 8px 11px; background: rgba(255, 255, 255, .9); font-size: 11px; font-weight: 750; backdrop-filter: blur(8px); }
.availability-badge i { width: 7px; height: 7px; border-radius: 50%; background: #2e9c69; box-shadow: 0 0 0 3px rgba(46, 156, 105, .15); }

.properties { background: var(--paper); }
.section-heading { display: flex; align-items: end; justify-content: space-between; gap: 60px; margin-bottom: 42px; }
.section-heading h2, .services-intro h2, .about-copy h2, .process-heading h2, .contact-copy h2 { margin: 0; font-size: clamp(42px, 4.5vw, 64px); line-height: 1.04; }
.section-heading > p { max-width: 440px; margin-bottom: 4px; color: var(--muted); font-size: 15px; line-height: 1.7; }
.listing-toolbar { display: flex; align-items: center; justify-content: space-between; gap: 20px; margin-bottom: 27px; padding-bottom: 17px; border-bottom: 1px solid var(--line); }
.filter-pills { display: flex; flex-wrap: wrap; gap: 8px; }
.filter-pill { padding: 8px 15px; border: 1px solid var(--line); border-radius: 30px; background: transparent; color: var(--muted); font-size: 12px; font-weight: 700; cursor: pointer; transition: .2s ease; }
.filter-pill:hover, .filter-pill.active { color: var(--white); border-color: var(--green); background: var(--green); }
.result-count { margin: 0; color: var(--muted); font-size: 12px; white-space: nowrap; }
.property-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 30px 24px; }
.property-card { overflow: hidden; border: 1px solid #e4e7e1; background: var(--white); transition: transform .3s ease, box-shadow .3s ease; }
.property-card:hover { transform: translateY(-5px); box-shadow: 0 20px 45px rgba(24, 49, 45, .11); }
.property-image { position: relative; height: 242px; overflow: hidden; background: var(--green-3); cursor: pointer; }
.property-image img { height: 100%; object-fit: cover; transition: transform .6s ease; }
.property-card:hover .property-image img { transform: scale(1.035); }
.property-badge { position: absolute; top: 14px; left: 14px; padding: 6px 9px; background: var(--white); color: var(--green); font-size: 10px; font-weight: 850; letter-spacing: .1em; text-transform: uppercase; }
.favorite-button { position: absolute; top: 12px; right: 12px; width: 35px; height: 35px; display: grid; place-items: center; padding: 0; border: 0; border-radius: 50%; background: rgba(255, 255, 255, .92); color: var(--ink); font-size: 18px; cursor: pointer; transition: .2s ease; }
.favorite-button:hover, .favorite-button.active { color: #a83b46; background: var(--white); transform: scale(1.08); }
.property-body { padding: 20px 20px 17px; }
.property-location { margin-bottom: 7px; color: var(--gold); font-size: 10px; font-weight: 800; letter-spacing: .12em; text-transform: uppercase; }
.property-card h3 { margin-bottom: 10px; font-family: var(--serif); font-size: 22px; font-weight: 400; letter-spacing: -.02em; }
.property-price { margin-bottom: 16px; color: var(--green); font-size: 17px; font-weight: 800; }
.property-price small { color: var(--muted); font-size: 11px; font-weight: 500; }
.property-features { display: flex; gap: 14px; padding-top: 14px; border-top: 1px solid #edf0ec; color: var(--muted); font-size: 11px; }
.property-features span { display: flex; align-items: center; gap: 5px; }
.property-features b { color: var(--ink); font-weight: 750; }
.card-action { width: 100%; padding: 12px 20px; border: 0; border-top: 1px solid #edf0ec; background: #fbfaf6; color: var(--green); font-size: 12px; font-weight: 800; text-align: left; cursor: pointer; transition: .2s ease; }
.card-action:hover { background: var(--green); color: var(--white); }
.card-action span { float: right; }
.no-results { padding: 70px 20px; color: var(--muted); text-align: center; }
.no-results > span { font-size: 40px; color: var(--gold); }
.no-results h3 { margin: 12px 0 6px; color: var(--ink); font-family: var(--serif); font-size: 28px; }
.no-results p { margin-bottom: 12px; }
.text-button { padding: 8px 0; border: 0; border-bottom: 1px solid; background: transparent; color: var(--green); font-weight: 750; cursor: pointer; }
.centered-action { margin-top: 45px; text-align: center; }
.secondary-button, .primary-button { display: inline-flex; align-items: center; justify-content: center; gap: 30px; min-height: 50px; padding: 0 22px; border: 1px solid var(--green); background: transparent; color: var(--green); font-size: 13px; font-weight: 750; cursor: pointer; transition: .25s ease; }
.secondary-button:hover { color: var(--white); background: var(--green); }

.services { color: var(--white); background: var(--green); }
.services-grid { display: grid; grid-template-columns: .82fr 1.18fr; gap: 110px; align-items: center; }
.eyebrow.light { color: var(--gold-light); }
.services-intro h2 { max-width: 470px; margin-bottom: 28px; color: var(--white); }
.services-intro > p:not(.eyebrow) { max-width: 470px; margin-bottom: 28px; color: #c8d6d0; line-height: 1.75; }
.light-link { display: inline-block; padding-bottom: 6px; border-bottom: 1px solid rgba(229, 199, 146, .5); color: var(--gold-light); font-size: 13px; font-weight: 750; }
.service-list { border-top: 1px solid rgba(255, 255, 255, .18); }
.service-card { display: grid; grid-template-columns: 50px 1fr; gap: 10px; padding: 24px 5px; border-bottom: 1px solid rgba(255, 255, 255, .18); }
.service-number { color: var(--gold-light); font-family: var(--serif); font-size: 15px; }
.service-card h3 { margin-bottom: 5px; font-family: var(--serif); font-size: 24px; font-weight: 400; }
.service-card p { margin: 0; color: #b9c9c3; font-size: 13px; }

.districts { background: var(--cream); }
.district-grid { display: grid; grid-template-columns: 1.35fr 1fr; grid-template-rows: repeat(2, 225px); gap: 17px; }
.district-card { position: relative; overflow: hidden; padding: 0; border: 0; background: var(--green); color: var(--white); text-align: left; cursor: pointer; }
.district-card img { width: 100%; height: 100%; object-fit: cover; transition: transform .6s ease; }
.district-card:hover img { transform: scale(1.045); }
.district-large { grid-row: 1 / 3; }
.district-overlay { position: absolute; inset: 0; background: linear-gradient(180deg, transparent 30%, rgba(10, 31, 26, .78)); }
.district-content { position: absolute; left: 27px; right: 27px; bottom: 24px; display: grid; }
.district-content small { color: var(--gold-light); font-size: 10px; font-weight: 800; letter-spacing: .1em; text-transform: uppercase; }
.district-content strong { margin: 3px 0; font-family: var(--serif); font-size: 28px; font-weight: 400; }
.district-large .district-content strong { font-size: 37px; }
.district-content em { color: #dfe7e2; font-size: 11px; font-style: normal; }

.about { overflow: hidden; }
.about-grid { display: grid; grid-template-columns: 1fr .86fr; align-items: center; gap: 100px; }
.about-collage { position: relative; min-height: 570px; }
.about-main { width: 83%; height: 505px; object-fit: cover; }
.about-small { position: absolute; right: 0; bottom: 0; width: 48%; height: 265px; object-fit: cover; border: 10px solid var(--paper); }
.experience-stamp { position: absolute; left: -15px; bottom: 18px; width: 128px; aspect-ratio: 1; display: flex; flex-direction: column; align-items: center; justify-content: center; padding: 15px; border-radius: 50%; background: var(--green); color: var(--white); text-align: center; box-shadow: 0 16px 35px rgba(24, 49, 45, .18); }
.experience-stamp strong { color: var(--gold-light); font-family: var(--serif); font-size: 35px; line-height: 1; }
.experience-stamp span { max-width: 75px; font-size: 9px; line-height: 1.25; text-transform: uppercase; letter-spacing: .08em; }
.about-copy h2 { margin-bottom: 25px; }
.about-copy > p:not(.eyebrow) { margin-bottom: 26px; color: var(--muted); line-height: 1.8; }
.about-values { display: grid; gap: 14px; margin-bottom: 30px; }
.about-values > div { display: flex; gap: 12px; }
.check-mark { width: 24px; height: 24px; flex: 0 0 24px; display: grid; place-items: center; border-radius: 50%; background: #e4eee8; color: var(--green-2); font-size: 12px; font-weight: 900; }
.about-values p { display: grid; margin: 0; }
.about-values strong { font-family: var(--serif); font-size: 17px; font-weight: 400; }
.about-values small { color: var(--muted); }
.primary-button { color: var(--white); background: var(--green); }
.primary-button:hover { background: var(--green-2); }

.process { padding-top: 80px; background: #edf1ec; }
.process-heading { max-width: 550px; margin: 0 auto 55px; text-align: center; }
.process-heading .eyebrow::before { display: none; }
.process-grid { position: relative; display: grid; grid-template-columns: repeat(3, 1fr); gap: 55px; }
.process-grid::before { content: ""; position: absolute; top: 25px; left: 16.6%; right: 16.6%; height: 1px; background: #c9d3cc; }
.process-card { position: relative; z-index: 1; text-align: center; }
.process-card > span { width: 52px; height: 52px; display: grid; place-items: center; margin: 0 auto 22px; border: 1px solid var(--gold); border-radius: 50%; background: var(--cream); color: var(--gold); font-family: var(--serif); }
.process-card h3 { margin-bottom: 9px; font-family: var(--serif); font-size: 22px; font-weight: 400; }
.process-card p { max-width: 290px; margin-inline: auto; color: var(--muted); font-size: 13px; }

.testimonial { padding: 90px 0; }
.testimonial-card { position: relative; max-width: 870px; padding: 48px 70px; border-left: 3px solid var(--gold); background: var(--cream); text-align: center; }
.quote-mark { position: absolute; left: 32px; top: 17px; color: #dac9a9; font-family: var(--serif); font-size: 75px; line-height: 1; }
blockquote { max-width: 680px; margin: 0 auto 26px; font-family: var(--serif); font-size: clamp(24px, 3vw, 33px); line-height: 1.45; }
.testimonial-author { display: inline-flex; align-items: center; gap: 10px; text-align: left; }
.testimonial-author > span { width: 39px; height: 39px; display: grid; place-items: center; border-radius: 50%; background: var(--green); color: var(--gold-light); font-size: 11px; font-weight: 800; }
.testimonial-author p { display: grid; margin: 0; font-size: 12px; }
.testimonial-author small { color: var(--muted); }
.testimonial-dots { display: flex; justify-content: center; gap: 6px; margin-top: 26px; }
.testimonial-dots i { width: 5px; height: 5px; border-radius: 50%; background: #c5cbc6; }
.testimonial-dots i:first-child { width: 18px; border-radius: 3px; background: var(--gold); }

.contact { background: var(--green); color: var(--white); }
.contact-shell { display: grid; grid-template-columns: .82fr 1.18fr; gap: 90px; align-items: center; }
.contact-copy h2 { margin-bottom: 22px; color: var(--white); }
.contact-copy > p:not(.eyebrow):not(.demo-note) { max-width: 450px; color: #c9d6d0; line-height: 1.75; }
.contact-details { display: grid; gap: 16px; margin-top: 32px; }
.contact-details a { display: grid; grid-template-columns: 36px 1fr; align-items: center; }
.contact-details a > span { grid-row: 1 / 3; width: 28px; height: 28px; display: grid; place-items: center; border: 1px solid rgba(229, 199, 146, .6); color: var(--gold-light); font-size: 13px; }
.contact-details small { color: #9db0a8; font-size: 9px; letter-spacing: .09em; text-transform: uppercase; }
.contact-details strong { color: var(--white); font-size: 13px; }
.demo-note { margin-top: 22px; color: #8fa69d; font-size: 10px; }
.contact-form { display: grid; gap: 18px; padding: 35px; background: var(--white); color: var(--ink); box-shadow: 0 25px 60px rgba(0, 0, 0, .14); }
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.contact-form label { display: grid; gap: 6px; color: #42544f; font-size: 11px; font-weight: 750; }
.contact-form input, .contact-form select, .contact-form textarea { width: 100%; padding: 11px 12px; border: 1px solid #dce2dd; border-radius: 0; outline: none; background: #fff; color: var(--ink); font-size: 13px; transition: border .2s, box-shadow .2s; }
.contact-form input:focus, .contact-form select:focus, .contact-form textarea:focus { border-color: var(--gold); box-shadow: 0 0 0 3px rgba(199, 154, 80, .12); }
.contact-form textarea { resize: vertical; }
.contact-form .invalid { border-color: var(--error); }
.consent { grid-template-columns: auto 1fr; align-items: start; gap: 8px !important; color: var(--muted) !important; font-weight: 500 !important; line-height: 1.45; }
.consent input { width: 15px; height: 15px; margin-top: 1px; accent-color: var(--green); }
.form-submit { min-height: 50px; display: flex; align-items: center; justify-content: space-between; padding: 0 19px; border: 0; background: var(--green); color: var(--white); font-size: 13px; font-weight: 750; cursor: pointer; transition: .2s ease; }
.form-submit:hover { background: var(--green-2); }
.form-message { min-height: 18px; margin: -6px 0 0; color: var(--green-2); font-size: 12px; }
.form-message.error { color: var(--error); }

.site-footer { padding: 65px 0 22px; background: #0e2d27; color: #b9cbc4; }
.footer-top { display: grid; grid-template-columns: 1.6fr repeat(3, 1fr); gap: 60px; padding-bottom: 45px; }
.brand-light { color: var(--white); }
.brand-light .brand-mark { background: transparent; }
.footer-brand > p { margin: 22px 0 0; color: #8fa69e; font-family: var(--serif); font-size: 17px; line-height: 1.5; }
.footer-links { display: flex; flex-direction: column; align-items: start; gap: 10px; font-size: 12px; }
.footer-links h3 { margin-bottom: 7px; color: var(--gold-light); font-size: 10px; letter-spacing: .14em; text-transform: uppercase; }
.footer-links a:hover { color: var(--white); }
.footer-links p { margin: 0; color: #6f8980; }
.footer-bottom { display: flex; justify-content: space-between; gap: 25px; padding-top: 22px; border-top: 1px solid rgba(255, 255, 255, .1); color: #6f8980; font-size: 10px; }
.footer-bottom p { margin: 0; }
.footer-bottom div { display: flex; gap: 25px; }

.floating-contact { position: fixed; right: 24px; bottom: 24px; z-index: 16; height: 46px; display: flex; align-items: center; gap: 9px; padding: 0 17px; border-radius: 25px; background: #1b8e63; color: var(--white); box-shadow: 0 12px 25px rgba(12, 67, 47, .25); font-size: 12px; font-weight: 750; transition: transform .2s; }
.floating-contact:hover { transform: translateY(-3px); }
.floating-contact span { font-size: 17px; transform: rotate(-15deg); }
.floating-contact em { font-style: normal; }
.toast { position: fixed; left: 50%; bottom: -80px; z-index: 100; transform: translateX(-50%); padding: 12px 18px; border-radius: 3px; background: var(--ink); color: var(--white); box-shadow: var(--shadow); font-size: 12px; transition: bottom .3s ease; }
.toast.show { bottom: 25px; }

.modal { position: fixed; inset: 0; z-index: 80; display: none; place-items: center; padding: 24px; }
.modal.open { display: grid; }
.modal-backdrop { position: absolute; inset: 0; background: rgba(8, 29, 24, .72); backdrop-filter: blur(3px); }
.modal-card { position: relative; z-index: 1; width: min(850px, 100%); max-height: min(760px, calc(100vh - 48px)); overflow: auto; background: var(--white); box-shadow: 0 30px 90px rgba(0, 0, 0, .32); animation: modal-in .25s ease; }
.modal-close { position: absolute; top: 14px; right: 14px; z-index: 2; width: 39px; height: 39px; border: 0; border-radius: 50%; background: rgba(255, 255, 255, .94); color: var(--ink); font-size: 27px; line-height: 1; cursor: pointer; }
.modal-image { height: 350px; object-fit: cover; }
.modal-body { padding: 29px 34px 34px; }
.modal-heading { display: flex; justify-content: space-between; gap: 25px; margin-bottom: 20px; }
.modal-heading .property-location { margin-bottom: 5px; }
.modal-heading h2 { margin: 0; font-family: var(--serif); font-size: 35px; font-weight: 400; }
.modal-price { color: var(--green); font-size: 22px; font-weight: 800; white-space: nowrap; }
.modal-price small { display: block; color: var(--muted); font-size: 10px; font-weight: 500; text-align: right; }
.modal-description { color: var(--muted); line-height: 1.7; }
.modal-features { display: grid; grid-template-columns: repeat(4, 1fr); margin: 24px 0; border-block: 1px solid var(--line); }
.modal-features div { padding: 17px; border-right: 1px solid var(--line); text-align: center; }
.modal-features div:last-child { border-right: 0; }
.modal-features strong { display: block; font-family: var(--serif); font-size: 22px; font-weight: 400; }
.modal-features span { color: var(--muted); font-size: 10px; text-transform: uppercase; }
.modal-actions { display: flex; gap: 12px; }
.modal-actions button { flex: 1; }
.modal-code { margin-top: 16px; color: #929c97; font-size: 10px; text-align: center; }

.reveal { opacity: 0; transform: translateY(18px); transition: opacity .65s ease, transform .65s ease; }
.reveal.visible { opacity: 1; transform: translateY(0); }
@keyframes modal-in { from { opacity: 0; transform: translateY(16px) scale(.985); } }

@media (max-width: 1020px) {
  .hero { min-height: auto; background: linear-gradient(100deg, #f5f1e8 0%, #f9f7f1 68%, #e9eee9 68%); }
  .hero-grid { grid-template-columns: 1.1fr .9fr; gap: 35px; }
  .property-search { width: calc(100% + 110px); }
  .search-fields { grid-template-columns: repeat(3, 1fr); }
  .search-submit { grid-column: 1 / 4; justify-content: center; height: 46px; margin-top: 10px; }
  .services-grid, .contact-shell { gap: 55px; }
  .about-grid { gap: 55px; }
}

@media (max-width: 820px) {
  .section { padding: 82px 0; }
  .announcement-inner { justify-content: center; }
  .announcement p { display: none; }
  .navbar { height: 72px; }
  .menu-toggle { display: block; position: relative; z-index: 2; cursor: pointer; }
  .menu-toggle[aria-expanded="true"] span:nth-child(1) { transform: translateY(7px) rotate(45deg); }
  .menu-toggle[aria-expanded="true"] span:nth-child(2) { opacity: 0; }
  .menu-toggle[aria-expanded="true"] span:nth-child(3) { transform: translateY(-7px) rotate(-45deg); }
  .nav-links { position: absolute; top: 106px; left: 20px; right: 20px; display: none; flex-direction: column; align-items: stretch; gap: 0; padding: 15px; background: var(--white); box-shadow: var(--shadow); }
  .nav-links.open { display: flex; }
  .nav-links a { padding: 13px 10px; }
  .nav-cta { margin-top: 5px; text-align: center; }
  .hero { padding: 130px 0 65px; background: var(--cream); }
  .hero-grid { grid-template-columns: 1fr; gap: 45px; }
  .hero-copy { text-align: center; }
  .hero-copy .eyebrow::before { display: none; }
  h1 { max-width: 680px; margin-inline: auto; font-size: clamp(50px, 12vw, 72px); }
  .hero-lead { margin-inline: auto; }
  .property-search { width: 100%; margin-inline: auto; text-align: left; }
  .hero-proof { justify-content: center; }
  .hero-visual { min-height: 500px; }
  .hero-image-wrap { inset: 0; }
  .property-grid { grid-template-columns: repeat(2, 1fr); }
  .services-grid, .contact-shell { grid-template-columns: 1fr; }
  .services-grid { gap: 55px; }
  .services-intro { max-width: 650px; }
  .about-grid { grid-template-columns: 1fr; }
  .about-collage { max-width: 650px; }
  .about-copy { max-width: 650px; }
  .process-grid { gap: 25px; }
  .footer-top { grid-template-columns: 1.5fr repeat(2, 1fr); }
  .footer-top > :last-child { grid-column: 2 / 3; }
}

@media (max-width: 600px) {
  .container { width: min(100% - 30px, 1160px); }
  .section { padding: 68px 0; }
  .brand-name { font-size: 11px; }
  .brand-name strong { font-size: 17px; }
  .brand-mark { width: 34px; }
  h1 { font-size: clamp(46px, 15vw, 62px); }
  .hero-lead { font-size: 16px; }
  .search-fields { grid-template-columns: 1fr 1fr; padding: 8px 14px 14px; }
  .search-fields label { padding: 10px 8px; border-right: 0; border-bottom: 1px solid var(--line); }
  .search-fields label:first-child { grid-column: 1 / 3; }
  .search-submit { grid-column: 1 / 3; margin-top: 12px; }
  .hero-proof { gap: 13px; justify-content: space-between; }
  .hero-proof div { display: flex; flex-direction: column; gap: 1px; text-align: center; }
  .hero-proof span { max-width: 80px; }
  .hero-visual { min-height: 430px; }
  .hero-tag { left: 14px; right: 14px; bottom: 14px; min-width: 0; }
  .section-heading { display: block; margin-bottom: 31px; }
  .section-heading h2, .services-intro h2, .about-copy h2, .process-heading h2, .contact-copy h2 { font-size: 42px; }
  .section-heading > p { margin-top: 18px; }
  .listing-toolbar { align-items: flex-end; }
  .filter-pills { flex-wrap: nowrap; max-width: 100%; overflow-x: auto; padding-bottom: 4px; }
  .filter-pill { white-space: nowrap; }
  .result-count { display: none; }
  .property-grid { grid-template-columns: 1fr; }
  .property-image { height: 260px; }
  .district-grid { display: flex; overflow-x: auto; scroll-snap-type: x mandatory; }
  .district-card { min-width: 83vw; height: 390px; scroll-snap-align: start; }
  .services-intro h2 { font-size: 46px; }
  .service-card { grid-template-columns: 42px 1fr; }
  .about-collage { min-height: 450px; }
  .about-main { width: 90%; height: 390px; }
  .about-small { height: 190px; }
  .experience-stamp { left: 0; bottom: 8px; width: 108px; }
  .process-grid { grid-template-columns: 1fr; gap: 35px; }
  .process-grid::before { display: none; }
  .process-card p { margin-bottom: 0; }
  .testimonial-card { padding: 45px 22px; }
  .quote-mark { left: 12px; top: 10px; }
  .form-row { grid-template-columns: 1fr; }
  .contact-form { padding: 24px 19px; }
  .footer-top { grid-template-columns: 1fr 1fr; gap: 40px 25px; }
  .footer-brand { grid-column: 1 / 3; }
  .footer-top > :last-child { grid-column: 1 / 3; }
  .footer-bottom { flex-direction: column; }
  .floating-contact em { display: none; }
  .floating-contact { width: 48px; padding: 0; justify-content: center; }
  .modal { padding: 10px; }
  .modal-image { height: 250px; }
  .modal-body { padding: 24px 18px; }
  .modal-heading { display: block; }
  .modal-heading h2 { font-size: 31px; }
  .modal-price { margin-top: 10px; }
  .modal-price small { display: inline; }
  .modal-features { grid-template-columns: repeat(2, 1fr); }
  .modal-features div:nth-child(2) { border-right: 0; }
  .modal-features div:nth-child(-n+2) { border-bottom: 1px solid var(--line); }
  .modal-actions { flex-direction: column; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { animation-duration: .01ms !important; animation-iteration-count: 1 !important; transition-duration: .01ms !important; }
  .reveal { opacity: 1; transform: none; }
}