/* ================================================================
   SHAHEEN & COMPANY — Luxury Real Estate
   Clean, classic, timeless
   ================================================================ */

:root {
  --ivory:      #F7F4EF;
  --charcoal:   #1A1916;
  --gold:       #B8965A;
  --gold-light: #CEB07F;
  --warm-gray:  #8A8880;
  --light-gray: #E6E2DC;
  --white:      #FFFFFF;

  --font-serif: 'Cormorant Garamond', Georgia, 'Times New Roman', serif;
  --font-sans:  'Montserrat', 'Helvetica Neue', Arial, sans-serif;

  --nav-h:     80px;
  --pad-x:     clamp(24px, 5vw, 70px);
  --section-y: clamp(60px, 8vw, 110px);
  --max-w:     1320px;
}

/* ── Reset ───────────────────────────────────────────────────── */
*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }
html { scroll-behavior: smooth; }
body {
  font-family: var(--font-sans);
  font-size: 14px;
  line-height: 1.75;
  color: var(--charcoal);
  background: var(--ivory);
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
}
img { display: block; max-width: 100%; height: auto; }
a { text-decoration: none; color: inherit; transition: color .25s; }
ul { list-style: none; }
button { font-family: inherit; cursor: pointer; }
h1, h2, h3, h4 { font-family: var(--font-serif); font-weight: 400; line-height: 1.12; }

/* ── Shared Typography ───────────────────────────────────────── */
.label {
  display: block;
  font-size: 10px;
  font-weight: 600;
  letter-spacing: .28em;
  text-transform: uppercase;
  color: var(--gold);
}

.section-heading {
  font-family: var(--font-serif);
  font-size: clamp(2.4rem, 5vw, 4.8rem);
  font-weight: 300;
  color: var(--charcoal);
  margin-top: .6rem;
  line-height: 1.08;
}
.section-heading--light { color: var(--white); }

.rule {
  display: block;
  width: 44px;
  height: 1px;
  background: var(--gold);
  margin: 1.4rem 0;
}
.rule--center { margin-inline: auto; }

/* ── Buttons ─────────────────────────────────────────────────── */
.btn {
  display: inline-flex;
  align-items: center;
  gap: 10px;
  padding: 14px 36px;
  font-family: var(--font-sans);
  font-size: 10px;
  font-weight: 600;
  letter-spacing: .22em;
  text-transform: uppercase;
  transition: background .3s, color .3s, border-color .3s;
  border: 1px solid transparent;
}
.btn--gold         { background: var(--gold);    color: var(--white);    border-color: var(--gold);    }
.btn--gold:hover   { background: var(--charcoal); border-color: var(--charcoal); color: var(--white); }
.btn--outline-light        { background: transparent; color: var(--white);    border-color: rgba(255,255,255,.55); }
.btn--outline-light:hover  { background: rgba(255,255,255,.1); border-color: var(--white); color: var(--white); }
.btn--outline-dark         { background: transparent; color: var(--charcoal); border-color: var(--charcoal); }
.btn--outline-dark:hover   { background: var(--charcoal); color: var(--white); }
.btn--white        { background: var(--white);   color: var(--gold);     border-color: var(--white);   }
.btn--white:hover  { background: var(--charcoal); color: var(--white); border-color: var(--charcoal); }

/* ── Navigation ──────────────────────────────────────────────── */
.site-nav {
  position: fixed;
  inset: 0 0 auto 0;
  z-index: 999;
  height: var(--nav-h);
  display: flex;
  align-items: center;
  padding: 0 var(--pad-x);
  gap: 32px;
  transition: background .4s ease, box-shadow .4s ease;
}
.site-nav.scrolled {
  background: var(--white);
  box-shadow: 0 2px 24px rgba(0,0,0,.07);
}

.site-nav__logo { flex-shrink: 0; }
.site-nav__logo img { height: 42px; width: auto; object-fit: contain; }

.logo-dark  { display: none; }
.logo-light { display: block; }
.site-nav.scrolled .logo-dark  { display: block; }
.site-nav.scrolled .logo-light { display: none; }

.site-nav__links {
  display: flex;
  align-items: center;
  gap: 32px;
  margin-left: auto;
}
.site-nav__links > li > a {
  font-size: 10px;
  font-weight: 500;
  letter-spacing: .2em;
  text-transform: uppercase;
  color: rgba(255,255,255,.9);
  padding: 6px 0;
  position: relative;
}
.site-nav__links > li > a::after {
  content: '';
  position: absolute;
  bottom: 0;
  left: 0;
  width: 0;
  height: 1px;
  background: var(--gold);
  transition: width .3s;
}
.site-nav__links > li > a:hover::after { width: 100%; }
.site-nav.scrolled .site-nav__links > li > a { color: var(--charcoal); }
.site-nav.scrolled .site-nav__links > li > a:hover { color: var(--gold); }

.nav-cta {
  padding: 10px 22px !important;
  background: var(--gold);
  color: var(--white) !important;
  border: 1px solid var(--gold);
  transition: background .3s, border-color .3s !important;
}
.nav-cta::after { display: none !important; }
.nav-cta:hover  { background: var(--charcoal) !important; border-color: var(--charcoal) !important; color: var(--white) !important; }

/* Dropdown */
.has-drop { position: relative; }
.has-drop .drop {
  position: absolute;
  top: 100%;
  left: 50%;
  transform: translateX(-50%) translateY(-6px);
  min-width: 218px;
  background: var(--white);
  box-shadow: 0 12px 40px rgba(0,0,0,.13);
  border-top: 2px solid var(--gold);
  opacity: 0;
  visibility: hidden;
  pointer-events: none;
  transition: opacity .3s, transform .3s, visibility .3s;
  margin-top: 16px;
}
.has-drop .drop::before {
  content: '';
  position: absolute;
  top: -18px;
  left: 0;
  right: 0;
  height: 18px;
}
.has-drop:hover .drop {
  opacity: 1;
  visibility: visible;
  transform: translateX(-50%) translateY(0);
  pointer-events: all;
}
.has-drop .drop a {
  display: block;
  padding: 11px 20px;
  font-size: 11px;
  letter-spacing: .04em;
  color: var(--charcoal) !important;
  border-bottom: 1px solid var(--light-gray);
  transition: color .2s, background .2s;
}
.has-drop .drop a:last-child { border-bottom: none; }
.has-drop .drop a:hover { color: var(--gold) !important; background: var(--ivory); }
.has-drop .drop a::after { display: none !important; }

.nav-toggle {
  display: none;
  align-items: center;
  justify-content: center;
  background: none;
  border: none;
  padding: 4px;
  color: var(--white);
  margin-left: auto;
}
.site-nav.scrolled .nav-toggle { color: var(--charcoal); }
.nav-toggle.open { color: var(--gold); }

@media (max-width: 900px) {
  .nav-toggle { display: flex; }
  .site-nav__links {
    display: none;
    position: fixed;
    top: var(--nav-h);
    left: 0; right: 0;
    background: var(--charcoal);
    flex-direction: column;
    align-items: stretch;
    gap: 0;
    padding: 12px 0 24px;
    margin: 0;
    max-height: calc(100vh - var(--nav-h));
    overflow-y: auto;
  }
  .site-nav__links.open { display: flex; }
  .site-nav__links > li > a {
    display: block;
    padding: 14px var(--pad-x);
    color: rgba(255,255,255,.85) !important;
    font-size: 11px;
    border-bottom: 1px solid rgba(255,255,255,.07);
  }
  .site-nav__links > li > a:hover { color: var(--gold) !important; }
  .site-nav__links > li > a::after { display: none; }
  .nav-cta { display: inline-block; margin: 12px var(--pad-x) 0 !important; }
  .has-drop .drop {
    position: static;
    transform: none;
    opacity: 1;
    visibility: visible;
    box-shadow: none;
    border-top: none;
    border-left: 2px solid var(--gold);
    margin: 0 var(--pad-x) 8px calc(var(--pad-x) + 12px);
    display: none;
    pointer-events: all;
  }
  .has-drop.open .drop { display: block; }
}

/* ── Stats Bar ───────────────────────────────────────────────── */
.stats-bar {
  background: var(--charcoal);
  border-top: 1px solid rgba(255,255,255,.06);
}
.stats-bar__inner {
  max-width: var(--max-w);
  margin: 0 auto;
  padding: 52px var(--pad-x);
  display: flex;
  align-items: center;
  justify-content: center;
  gap: 0;
  flex-wrap: wrap;
}
.stat {
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 8px;
  padding: 0 clamp(28px, 4vw, 64px);
}
.stat__num {
  font-family: var(--font-serif);
  font-size: clamp(3rem, 5.5vw, 5rem);
  font-weight: 300;
  color: var(--white);
  line-height: 1;
}
.stat__num sup { font-size: .55em; color: var(--gold); vertical-align: super; }
.stat__star    { color: var(--gold); font-size: .85em; }
.stat__label {
  font-size: 9px;
  font-weight: 600;
  letter-spacing: .28em;
  text-transform: uppercase;
  color: rgba(255,255,255,.38);
}
.stats-divider {
  width: 1px;
  height: 44px;
  background: rgba(255,255,255,.1);
  flex-shrink: 0;
}
@media (max-width: 700px) {
  .stats-bar__inner { gap: 32px; }
  .stats-divider { display: none; }
  .stat { padding: 0 20px; }
}

/* ── Founder Quote Strip ─────────────────────────────────────── */
.founder-strip {
  background: #111009;
  padding: 80px var(--pad-x);
  text-align: center;
  position: relative;
  overflow: hidden;
}
.founder-strip::before {
  content: '';
  position: absolute;
  inset: 0;
  background: url('/images/section-kitchen.jpg') center/cover no-repeat;
  opacity: .07;
}
.founder-strip__inner {
  position: relative;
  z-index: 1;
  max-width: 740px;
  margin: 0 auto;
}
.founder-strip__deco {
  font-family: var(--font-serif);
  font-size: 7rem;
  line-height: .7;
  color: var(--gold);
  opacity: .25;
  display: block;
  user-select: none;
}
.founder-strip__quote {
  font-family: var(--font-serif);
  font-size: clamp(1.3rem, 2.8vw, 2rem);
  font-weight: 300;
  font-style: italic;
  color: rgba(255,255,255,.88);
  line-height: 1.6;
  margin-bottom: 1.6rem;
}
.founder-strip__cite {
  font-size: 10px;
  font-weight: 600;
  letter-spacing: .25em;
  text-transform: uppercase;
  color: var(--gold);
  font-style: normal;
}

/* ── Hero ────────────────────────────────────────────────────── */
.hero {
  position: relative;
  height: 100svh;
  min-height: 580px;
  overflow: hidden;
}
.hero__bg {
  position: absolute;
  inset: 0;
  background-size: cover;
  background-position: center;
  background-repeat: no-repeat;
  opacity: 0;
  animation: heroFade 16s linear infinite, heroZoom 16s ease-in-out infinite alternate;
}
/* 2 images, 16s cycle — each visible ~7s with 1s crossfade */
.hero__bg--1 { background-image: url('/images/hero-3.jpg'); animation-delay: -1s, -1s; }
.hero__bg--2 { background-image: url('/images/hero-4.png'); animation-delay:  7s,  7s; }

@keyframes heroFade {
  0%      { opacity: 0; }
  6.25%   { opacity: 1; }
  43.75%  { opacity: 1; }
  50%     { opacity: 0; }
  100%    { opacity: 0; }
}
@keyframes heroZoom {
  from { transform: scale(1.08); }
  to   { transform: scale(1.00); }
}
.hero__overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(
    to bottom,
    rgba(16,14,11,.28) 0%,
    rgba(16,14,11,.50) 55%,
    rgba(16,14,11,.82) 100%
  );
}
.hero__content {
  position: relative;
  z-index: 2;
  height: 100%;
  display: flex;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  text-align: center;
  padding: calc(var(--nav-h) + 20px) 24px 80px;
}
.hero__eyebrow-wrap {
  display: flex;
  align-items: center;
  gap: 16px;
  margin-bottom: 28px;
}
.hero__eyebrow-line {
  flex: 1;
  max-width: 60px;
  height: 1px;
  background: rgba(255,255,255,.35);
}
.hero__eyebrow {
  font-size: 10px;
  font-weight: 500;
  letter-spacing: .38em;
  text-transform: uppercase;
  color: var(--gold-light);
  white-space: nowrap;
}
.hero__title {
  font-family: var(--font-serif);
  font-size: clamp(3.4rem, 10vw, 9rem);
  font-weight: 300;
  color: var(--white);
  line-height: 1.02;
  max-width: 1100px;
  margin-bottom: 32px;
  text-shadow: 0 4px 40px rgba(0,0,0,.35);
  letter-spacing: -.01em;
}
.hero__title em { font-style: italic; }
.hero__rule {
  width: 40px;
  height: 1px;
  background: var(--gold);
  margin: 0 auto 28px;
}
.hero__sub {
  font-size: 12px;
  letter-spacing: .08em;
  color: rgba(255,255,255,.72);
  max-width: 420px;
  margin-bottom: 40px;
}
.hero__actions { display: flex; gap: 14px; flex-wrap: wrap; justify-content: center; }

.hero__scroll {
  position: absolute;
  bottom: 36px;
  left: 50%;
  transform: translateX(-50%);
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 10px;
  color: rgba(255,255,255,.5);
  font-size: 8px;
  letter-spacing: .3em;
  text-transform: uppercase;
}
.hero__scroll-line {
  width: 1px;
  height: 44px;
  background: linear-gradient(to bottom, rgba(255,255,255,.5), transparent);
  animation: scrollPulse 2.2s ease-in-out infinite;
}
@keyframes scrollPulse {
  0%   { opacity: 0; transform: scaleY(0);   transform-origin: top; }
  50%  { opacity: 1; transform: scaleY(1);   transform-origin: top; }
  100% { opacity: 0; transform: scaleY(1);   transform-origin: bottom; }
}

/* ── Services — Photo Cards ──────────────────────────────────── */
.services { background: var(--charcoal); }
.svc-photos {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  height: 540px;
  gap: 3px;
}

.svc-photo {
  position: relative;
  overflow: hidden;
  display: block;
}
.svc-photo img {
  width: 100%; height: 100%;
  object-fit: cover;
  transition: transform .8s ease;
  display: block;
}
.svc-photo:hover img { transform: scale(1.06); }

.svc-photo__overlay {
  position: absolute; inset: 0;
  background: linear-gradient(
    to top,
    rgba(10,8,6,.82) 0%,
    rgba(10,8,6,.28) 55%,
    rgba(10,8,6,.06) 100%
  );
  transition: background .4s;
}
.svc-photo:hover .svc-photo__overlay {
  background: linear-gradient(
    to top,
    rgba(10,8,6,.90) 0%,
    rgba(10,8,6,.40) 55%,
    rgba(10,8,6,.12) 100%
  );
}

.svc-photo__body {
  position: absolute;
  bottom: 0; left: 0; right: 0;
  padding: 36px 40px;
  transform: translateY(4px);
  transition: transform .4s ease;
}
.svc-photo:hover .svc-photo__body { transform: none; }

.svc-photo__num {
  display: block;
  font-size: 9px;
  font-weight: 600;
  letter-spacing: .3em;
  color: var(--gold);
  margin-bottom: 10px;
}

.svc-photo__title {
  font-family: var(--font-serif);
  font-size: clamp(1.6rem, 2.5vw, 2.2rem);
  font-weight: 300;
  color: var(--white);
  margin-bottom: 16px;
  line-height: 1.1;
}

.svc-photo__link {
  font-size: 9px;
  font-weight: 600;
  letter-spacing: .22em;
  text-transform: uppercase;
  color: rgba(255,255,255,.55);
  display: inline-block;
  transition: color .3s, letter-spacing .3s;
}
.svc-photo:hover .svc-photo__link {
  color: var(--white);
  letter-spacing: .3em;
}

@media (max-width: 900px) {
  .svc-photos { grid-template-columns: 1fr; height: auto; }
  .svc-photo  { height: 320px; }
}
@media (max-width: 480px) { .svc-photo { height: 260px; } }

/* ── About ───────────────────────────────────────────────────── */
.about { padding: var(--section-y) 0; background: var(--ivory); }
.about__inner {
  max-width: var(--max-w);
  margin: 0 auto;
  padding: 0 var(--pad-x);
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: clamp(40px, 6vw, 90px);
  align-items: center;
}
.about__pull-wrap {
  position: relative;
  padding-left: 28px;
  border-left: 2px solid var(--gold);
  margin-bottom: 1.6rem;
}
.about__deco-quote {
  font-family: var(--font-serif);
  font-size: 5rem;
  line-height: .6;
  color: var(--gold);
  opacity: .2;
  position: absolute;
  top: -8px;
  left: -8px;
  user-select: none;
  pointer-events: none;
}
.about__pull {
  font-family: var(--font-serif);
  font-size: clamp(1.2rem, 2.2vw, 1.75rem);
  font-weight: 300;
  font-style: italic;
  line-height: 1.6;
  color: var(--charcoal);
  position: relative;
}
.about__body {
  font-size: 13px; color: var(--warm-gray);
  line-height: 1.95; margin-bottom: 2.4rem; max-width: 480px;
}
.about__img { position: relative; overflow: visible; }
.about__img img {
  width: 100%; height: 560px;
  object-fit: cover; display: block; position: relative; z-index: 1;
}
.about__img::after {
  content: '';
  position: absolute;
  top: -18px; left: -18px;
  right: 18px; bottom: 18px;
  border: 1px solid var(--gold);
  pointer-events: none;
}

@media (max-width: 860px) {
  .about__inner { grid-template-columns: 1fr; }
  .about__img::after { display: none; }
  .about__img img { height: 380px; }
}

/* ── Listings ────────────────────────────────────────────────── */
.listings { padding: var(--section-y) 0; background: var(--ivory); }
.section-head {
  max-width: var(--max-w);
  margin: 0 auto;
  padding: 0 var(--pad-x);
  display: flex;
  align-items: flex-end;
  justify-content: space-between;
  margin-bottom: 48px;
  gap: 24px;
}
.section-head__link {
  font-size: 10px; font-weight: 600; letter-spacing: .2em; text-transform: uppercase;
  color: var(--gold); border-bottom: 1px solid var(--gold); padding-bottom: 2px; white-space: nowrap; flex-shrink: 0;
}
.section-head__link:hover { color: var(--charcoal); border-color: var(--charcoal); }

.listings__grid {
  max-width: var(--max-w);
  margin: 0 auto;
  padding: 0 var(--pad-x);
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 28px;
}
.listing-card {
  overflow: hidden;
  background: var(--white);
  border: 1px solid var(--light-gray);
  transition: transform .35s, box-shadow .35s;
}
.listing-card:hover { transform: translateY(-5px); box-shadow: 0 22px 55px rgba(0,0,0,.09); }

.listing-card__img { position: relative; height: 248px; overflow: hidden; }
.listing-card__img img { width: 100%; height: 100%; object-fit: cover; transition: transform .65s ease; }
.listing-card:hover .listing-card__img img { transform: scale(1.05); }

.listing-card__badge {
  position: absolute; top: 14px; left: 14px;
  padding: 5px 12px; background: var(--gold); color: var(--white);
  font-size: 8.5px; font-weight: 700; letter-spacing: .22em; text-transform: uppercase;
}
.listing-card__body { padding: 20px 22px 24px; }
.listing-card__price { font-family: var(--font-serif); font-size: 1.5rem; color: var(--charcoal); margin-bottom: 5px; }
.listing-card__address { font-size: 11px; color: var(--warm-gray); letter-spacing: .04em; margin-bottom: 16px; }
.listing-card__meta {
  display: flex; gap: 18px;
  padding-top: 14px; border-top: 1px solid var(--light-gray);
}
.listing-card__meta-item {
  display: flex; align-items: center; gap: 7px;
  font-size: 11px; color: var(--warm-gray); letter-spacing: .04em;
}
.listing-card__meta-item svg { width: 14px; height: 14px; flex-shrink: 0; color: var(--gold); }

.listing-card--featured .listing-card__img { height: 320px; }
.listing-card::after {
  content: '';
  display: block;
  height: 2px;
  background: var(--gold);
  transform: scaleX(0);
  transform-origin: left;
  transition: transform .4s ease;
}
.listing-card:hover::after { transform: scaleX(1); }

@media (max-width: 1000px) { .listings__grid { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 600px)  { .listings__grid { grid-template-columns: 1fr; } }

/* ── Testimonials ────────────────────────────────────────────── */
.testimonials { padding: var(--section-y) 0; background: var(--charcoal); text-align: center; }
.testimonials__inner { max-width: 760px; margin: 0 auto; padding: 0 var(--pad-x); }
.testimonials__header { margin-bottom: 52px; }
.t-mark {
  font-family: var(--font-serif);
  font-size: 5.5rem; line-height: .8;
  color: var(--gold); opacity: .35; user-select: none;
}
.testimonial-slide { display: none; }
.testimonial-slide.active { display: block; animation: fadeInUp .6s ease; }
@keyframes fadeInUp {
  from { opacity: 0; transform: translateY(10px); }
  to   { opacity: 1; transform: none; }
}
.t-quote {
  font-family: var(--font-serif);
  font-size: clamp(1.15rem, 2.5vw, 1.65rem);
  font-weight: 300; font-style: italic;
  color: rgba(255,255,255,.88); line-height: 1.65; margin-bottom: 2.2rem;
}
.t-author { font-size: 10px; font-weight: 700; letter-spacing: .28em; text-transform: uppercase; color: var(--gold); margin-bottom: 4px; }
.t-location { font-size: 10px; letter-spacing: .12em; color: rgba(255,255,255,.35); text-transform: uppercase; }
.t-dots { display: flex; justify-content: center; gap: 10px; margin-top: 3rem; }
.t-dot {
  width: 6px; height: 6px; border-radius: 50%;
  background: rgba(255,255,255,.2); border: none;
  transition: background .3s, transform .3s;
}
.t-dot.active { background: var(--gold); transform: scale(1.35); }

/* ── Neighborhoods ───────────────────────────────────────────── */
.neighborhoods { padding: var(--section-y) 0; background: var(--ivory); }
.neighborhoods__header {
  max-width: var(--max-w); margin: 0 auto;
  padding: 0 var(--pad-x); text-align: center; margin-bottom: 48px;
}
.neighborhoods__grid {
  max-width: var(--max-w); margin: 0 auto;
  padding: 0 var(--pad-x);
  display: grid; grid-template-columns: repeat(4, 1fr); gap: 3px;
}
.nbhd-card { position: relative; overflow: hidden; height: 270px; cursor: pointer; }
.nbhd-card img { width: 100%; height: 100%; object-fit: cover; transition: transform .7s ease; display: block; }
.nbhd-card:hover img { transform: scale(1.07); }
.nbhd-card__overlay {
  position: absolute; inset: 0;
  background: linear-gradient(to top, rgba(16,14,11,.80) 0%, rgba(16,14,11,.08) 55%);
  transition: background .3s;
}
.nbhd-card:hover .nbhd-card__overlay {
  background: linear-gradient(to top, rgba(16,14,11,.90) 0%, rgba(16,14,11,.20) 55%);
}
.nbhd-card__label {
  position: absolute; bottom: 20px; left: 20px; right: 48px;
  font-family: var(--font-serif); font-size: 1.05rem; color: var(--white); line-height: 1.25;
}
.nbhd-card__arrow {
  position: absolute; bottom: 20px; right: 20px;
  width: 28px; height: 28px;
  border: 1px solid rgba(255,255,255,.4); border-radius: 50%;
  display: flex; align-items: center; justify-content: center;
  color: var(--white); font-size: 12px;
  opacity: 0; transform: translateX(-6px);
  transition: opacity .3s, transform .3s;
}
.nbhd-card:hover .nbhd-card__arrow { opacity: 1; transform: none; }

@media (max-width: 900px) {
  .neighborhoods__grid { grid-template-columns: repeat(3, 1fr); }
  .nbhd-card { height: 220px; }
}
@media (max-width: 600px) { .neighborhoods__grid { grid-template-columns: repeat(2, 1fr); } }

/* ── Contact Strip ───────────────────────────────────────────── */
.contact-strip {
  background: var(--gold);
  padding: 90px var(--pad-x);
  text-align: center;
  position: relative;
  overflow: hidden;
}
.contact-strip::before {
  content: '';
  position: absolute;
  inset: 0;
  background: url('/images/hero-3.jpg') center/cover no-repeat;
  opacity: .08;
  mix-blend-mode: multiply;
}
.contact-strip__inner {
  position: relative;
  z-index: 1;
}
.contact-strip__title {
  font-family: var(--font-serif);
  font-size: clamp(2rem, 4.5vw, 3.6rem);
  font-weight: 300; color: var(--white); margin-bottom: .8rem;
}
.contact-strip__sub { font-size: 12px; color: rgba(255,255,255,.82); letter-spacing: .06em; margin-bottom: 2.4rem; }
.contact-strip__actions { display: flex; gap: 14px; justify-content: center; flex-wrap: wrap; }
.btn--outline-contact {
  display: inline-flex;
  align-items: center;
  padding: 14px 36px;
  font-family: var(--font-sans);
  font-size: 10px;
  font-weight: 600;
  letter-spacing: .22em;
  text-transform: uppercase;
  background: transparent;
  color: var(--white);
  border: 1px solid rgba(255,255,255,.55);
  transition: background .3s, border-color .3s;
}
.btn--outline-contact:hover { background: rgba(255,255,255,.12); border-color: var(--white); color: var(--white); }

/* ── Footer ──────────────────────────────────────────────────── */
.site-footer { background: var(--charcoal); padding: 72px var(--pad-x) 40px; }
.footer__inner {
  max-width: var(--max-w); margin: 0 auto;
  display: grid; grid-template-columns: 2fr 1fr 1fr 1fr;
  gap: 50px;
  padding-bottom: 52px;
  border-bottom: 1px solid rgba(255,255,255,.08);
  margin-bottom: 32px;
}
.footer-logo { height: 38px; width: auto; margin-bottom: 18px; filter: brightness(0) invert(1); opacity: .85; }
.footer-tagline { font-family: var(--font-serif); font-size: .95rem; font-style: italic; color: rgba(255,255,255,.38); margin-bottom: 26px; line-height: 1.6; }
.footer-socials { display: flex; gap: 12px; }
.footer-social {
  width: 34px; height: 34px;
  border: 1px solid rgba(255,255,255,.14); border-radius: 50%;
  display: flex; align-items: center; justify-content: center;
  color: rgba(255,255,255,.4);
  transition: border-color .3s, color .3s;
}
.footer-social:hover { border-color: var(--gold); color: var(--gold); }
.footer-social svg { width: 14px; height: 14px; }
.footer-col__heading { font-size: 9px; font-weight: 700; letter-spacing: .3em; text-transform: uppercase; color: var(--white); margin-bottom: 20px; }
.footer-col__links li + li { margin-top: 10px; }
.footer-col__links a { font-size: 12.5px; color: rgba(255,255,255,.42); letter-spacing: .03em; }
.footer-col__links a:hover { color: var(--gold); }
.footer-contact p { font-size: 12.5px; color: rgba(255,255,255,.42); letter-spacing: .03em; margin-bottom: 6px; line-height: 1.7; }
.footer-contact a { color: rgba(255,255,255,.42); }
.footer-contact a:hover { color: var(--gold); }
.footer__bottom {
  max-width: var(--max-w); margin: 0 auto;
  display: flex; justify-content: space-between; align-items: center;
  font-size: 10.5px; color: rgba(255,255,255,.22); letter-spacing: .04em;
  flex-wrap: wrap; gap: 12px;
}
.footer__bottom a { color: rgba(255,255,255,.22); }
.footer__bottom a:hover { color: var(--gold); }

@media (max-width: 1000px) { .footer__inner { grid-template-columns: 1fr 1fr; } }
@media (max-width: 600px)  { .footer__inner { grid-template-columns: 1fr; gap: 36px; } }

/* ── Team Page ───────────────────────────────────────────────── */
.team-intro {
  background: var(--ivory);
  padding: 60px var(--pad-x) 0;
}
.team-intro__inner {
  max-width: var(--max-w);
  margin: 0 auto;
  text-align: center;
}
.team-intro__text {
  font-family: var(--font-serif);
  font-size: clamp(1.2rem, 2.2vw, 1.65rem);
  font-weight: 300;
  font-style: italic;
  color: var(--warm-gray);
  line-height: 1.6;
  max-width: 720px;
  margin: 0 auto;
}

.team-section {
  background: var(--ivory);
  padding: 60px var(--pad-x) var(--section-y);
}
.team-grid {
  max-width: var(--max-w);
  margin: 0 auto;
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 28px;
}
@media (max-width: 1100px) { .team-grid { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 580px)  { .team-grid { grid-template-columns: 1fr; } }

.team-card {
  background: var(--white);
  border: 1px solid var(--light-gray);
  overflow: hidden;
  transition: transform .35s, box-shadow .35s;
}
.team-card:hover { transform: translateY(-4px); box-shadow: 0 20px 50px rgba(0,0,0,.09); }

.team-card__img { height: 320px; overflow: hidden; }
.team-card__img img {
  width: 100%; height: 100%;
  object-fit: cover; object-position: top;
  transition: transform .65s ease;
  display: block;
}
.team-card:hover .team-card__img img { transform: scale(1.04); }

.team-card__body { padding: 24px 24px 28px; }
.team-card__name  { font-family: var(--font-serif); font-size: 1.4rem; color: var(--charcoal); margin-bottom: 4px; }
.team-card__title { font-size: 10px; font-weight: 600; letter-spacing: .15em; text-transform: uppercase; color: var(--gold); }
.team-card__bio   { font-size: 12.5px; color: var(--warm-gray); line-height: 1.85; margin-bottom: 18px; }
.team-card__phone {
  font-size: 11px; font-weight: 600; letter-spacing: .1em;
  color: var(--charcoal); border-bottom: 1px solid var(--light-gray);
  padding-bottom: 2px; transition: color .25s, border-color .25s;
}
.team-card__phone:hover { color: var(--gold); border-color: var(--gold); }

/* ── Inner Pages ─────────────────────────────────────────────── */
.inner-hero {
  position: relative;
  height: 52vh;
  min-height: 340px;
  overflow: hidden;
  display: flex;
  align-items: center;
  justify-content: center;
  text-align: center;
}
.inner-hero__overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(to bottom, rgba(16,14,11,.55), rgba(16,14,11,.75));
}
.inner-hero__content {
  position: relative;
  z-index: 1;
  padding-top: var(--nav-h);
}
.inner-hero__title {
  font-family: var(--font-serif);
  font-size: clamp(2.5rem, 6vw, 5rem);
  font-weight: 300;
  color: var(--white);
  margin-top: .5rem;
}

.inner-body { padding: var(--section-y) 0; background: var(--ivory); }
.inner-body__inner {
  max-width: 860px;
  margin: 0 auto;
  padding: 0 var(--pad-x);
}
.inner-body__lead {
  font-family: var(--font-serif);
  font-size: clamp(1.3rem, 2.5vw, 1.9rem);
  font-weight: 300;
  font-style: italic;
  color: var(--charcoal);
  line-height: 1.5;
  margin-bottom: 1.5rem;
}
.inner-body__text {
  font-size: 14px;
  color: var(--warm-gray);
  line-height: 1.95;
}
.inner-body__text a { color: var(--gold); border-bottom: 1px solid var(--gold); }
.inner-body__text a:hover { color: var(--charcoal); border-color: var(--charcoal); }

/* Contact page */
.contact-layout {
  max-width: var(--max-w) !important;
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 70px;
  align-items: start;
}
@media (max-width: 860px) { .contact-layout { grid-template-columns: 1fr; } }

.contact-details { display: flex; flex-direction: column; gap: 24px; margin-top: 2.5rem; }
.contact-detail .label { margin-bottom: 6px; }
.contact-detail p { font-size: 14px; color: var(--charcoal); line-height: 1.6; }
.contact-detail a { color: var(--charcoal); }
.contact-detail a:hover { color: var(--gold); }

.contact-form { display: flex; flex-direction: column; gap: 20px; }
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 20px; }
@media (max-width: 600px) { .form-row { grid-template-columns: 1fr; } }
.form-group { display: flex; flex-direction: column; gap: 8px; }
.form-group label {
  font-size: 9px; font-weight: 700; letter-spacing: .2em;
  text-transform: uppercase; color: var(--charcoal);
}
.form-group input,
.form-group textarea {
  padding: 13px 16px;
  border: 1px solid var(--light-gray);
  background: var(--white);
  font-family: var(--font-sans);
  font-size: 13px;
  color: var(--charcoal);
  outline: none;
  transition: border-color .25s;
  resize: vertical;
}
.form-group input:focus,
.form-group textarea:focus { border-color: var(--gold); }
.form-group input::placeholder,
.form-group textarea::placeholder { color: rgba(0,0,0,.3); }

/* Not found page */
.not-found {
  min-height: 80vh;
  display: flex;
  align-items: center;
  justify-content: center;
  text-align: center;
  background: var(--ivory);
  padding: var(--nav-h) var(--pad-x) 60px;
}
.not-found__title {
  font-family: var(--font-serif);
  font-size: clamp(2.5rem, 6vw, 5rem);
  font-weight: 300;
  color: var(--charcoal);
  margin-top: .5rem;
  margin-bottom: 1rem;
}
.not-found__sub {
  font-size: 14px;
  color: var(--warm-gray);
  margin-bottom: 2.5rem;
}

/* ── Blazor Error ────────────────────────────────────────────── */
#blazor-error-ui {
  color-scheme: light only;
  background: lightyellow;
  bottom: 0; left: 0;
  box-shadow: 0 -1px 2px rgba(0,0,0,.2);
  display: none;
  padding: .6rem 1.25rem .7rem;
  position: fixed;
  width: 100%;
  z-index: 9999;
}
#blazor-error-ui .dismiss { cursor: pointer; position: absolute; right: .75rem; top: .5rem; }

.valid.modified:not([type=checkbox]) { outline: 1px solid #26b050; }
.invalid { outline: 1px solid #e50000; }
.validation-message { color: #e50000; }
.blazor-error-boundary {
  background: #b32121;
  padding: 1rem 1rem 1rem 3.7rem;
  color: white;
}
.blazor-error-boundary::after { content: "An error has occurred."; }

/* ── Magazine Listing Grid ───────────────────────────────────── */
.listings__magazine {
  max-width: var(--max-w);
  margin: 0 auto;
  padding: 0 var(--pad-x);
  display: grid;
  grid-template-columns: repeat(12, 1fr);
  grid-template-rows: 420px 280px 280px 280px;
  gap: 4px;
}

.mag-card {
  position: relative;
  overflow: hidden;
  display: block;
  background: var(--charcoal);
}
.mag-card img {
  width: 100%; height: 100%;
  object-fit: cover;
  transition: transform .8s ease;
  display: block;
}
.mag-card:hover img { transform: scale(1.07); }

.mag-card__overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(
    to top,
    rgba(10,8,6,.82) 0%,
    rgba(10,8,6,.18) 50%,
    transparent 100%
  );
  transition: background .4s;
}
.mag-card:hover .mag-card__overlay {
  background: linear-gradient(
    to top,
    rgba(10,8,6,.90) 0%,
    rgba(10,8,6,.30) 50%,
    rgba(10,8,6,.06) 100%
  );
}

.mag-card__badge {
  position: absolute;
  top: 18px; left: 18px;
  padding: 5px 13px;
  background: var(--gold);
  color: var(--white);
  font-size: 8px;
  font-weight: 700;
  letter-spacing: .25em;
  text-transform: uppercase;
}

.mag-card__info {
  position: absolute;
  bottom: 0; left: 0; right: 0;
  padding: 24px 26px;
  transform: translateY(6px);
  transition: transform .4s ease;
}
.mag-card:hover .mag-card__info { transform: none; }

.mag-card__price {
  font-family: var(--font-serif);
  font-size: 1.55rem;
  font-weight: 400;
  color: var(--white);
  line-height: 1;
  margin-bottom: 6px;
}
.mag-card--1 .mag-card__price { font-size: 2.1rem; }

.mag-card__address {
  font-size: 11px;
  color: rgba(255,255,255,.65);
  letter-spacing: .05em;
  margin-bottom: 5px;
}
.mag-card__meta {
  font-size: 10px;
  color: rgba(255,255,255,.38);
  letter-spacing: .08em;
  text-transform: uppercase;
}

/* Grid positions */
.mag-card--1 { grid-column: 1 / 8;  grid-row: 1 / 3; }
.mag-card--2 { grid-column: 8 / 13; grid-row: 1 / 2; }
.mag-card--3 { grid-column: 8 / 13; grid-row: 2 / 3; }
.mag-card--4 { grid-column: 1 / 5;  grid-row: 3 / 4; }
.mag-card--5 { grid-column: 5 / 9;  grid-row: 3 / 4; }
.mag-card--6 { grid-column: 9 / 13; grid-row: 3 / 4; }
.mag-card--7 { grid-column: 1 / 5;  grid-row: 4 / 5; }
.mag-card--8 { grid-column: 5 / 9;  grid-row: 4 / 5; }
.mag-card--9 { grid-column: 9 / 13; grid-row: 4 / 5; }

/* Gold accent line sweeping in on hover */
.mag-card::after {
  content: '';
  position: absolute;
  bottom: 0; left: 0; right: 0;
  height: 2px;
  background: var(--gold);
  transform: scaleX(0);
  transform-origin: left;
  transition: transform .5s ease;
}
.mag-card:hover::after { transform: scaleX(1); }

@media (max-width: 1024px) {
  .listings__magazine {
    grid-template-columns: repeat(2, 1fr);
    grid-template-rows: auto;
  }
  .mag-card { grid-column: auto !important; grid-row: auto !important; height: 300px; }
  .mag-card--1 { grid-column: 1 / -1 !important; height: 400px; }
}
@media (max-width: 600px) {
  .listings__magazine { grid-template-columns: 1fr; }
  .mag-card--1 { height: 340px; grid-column: auto !important; }
}

/* ── Scroll Reveal ───────────────────────────────────────────── */
.reveal-target {
  opacity: 0;
  transform: translateY(28px);
  transition:
    opacity .9s ease,
    transform .9s ease;
  transition-delay: var(--delay, 0s);
}
.reveal-target.reveal {
  opacity: 1;
  transform: none;
}

/* ── About Image Frame ───────────────────────────────────────── */
.about__img {
  position: relative;
  overflow: visible;
}
.about__img::before {
  content: '';
  position: absolute;
  top: -20px; right: -20px;
  bottom: 20px; left: 20px;
  border: 1px solid rgba(184,150,90,.30);
  pointer-events: none;
  z-index: 0;
}
.about__img img {
  position: relative;
  z-index: 1;
  width: 100%;
  height: 580px;
  object-fit: cover;
  display: block;
}

/* ── Neighborhood Cards (enhanced) ──────────────────────────── */
.nbhd-card__label {
  font-family: var(--font-serif);
  font-size: 1.15rem;
  color: var(--white);
  line-height: 1.25;
  position: absolute;
  bottom: 20px; left: 20px; right: 48px;
  transition: color .3s;
}
.nbhd-card:hover .nbhd-card__label { color: var(--gold-light); }

/* ── Hero overlay (stronger cinematic gradient) ──────────────── */
.hero__title em {
  font-style: italic;
  color: var(--gold-light);
}

/* ── Stats bar padding ───────────────────────────────────────── */
.stats-bar__inner {
  padding-top: 68px;
  padding-bottom: 68px;
}

/* ── Founder Strip (stronger) ───────────────────────────────── */
.founder-strip {
  padding: 100px var(--pad-x);
}
.founder-strip__quote {
  font-size: clamp(1.5rem, 3.2vw, 2.4rem);
}