/* ==========================================================================
   Jesse Ramos Homes — dark luxury / bold modern
   ========================================================================== */

:root {
  --bg:        #0d0e10;
  --bg-2:      #121316;
  --bg-3:      #17191d;
  --line:      rgba(255,255,255,.10);
  --line-2:    rgba(255,255,255,.18);
  --ink:       #f4f1ea;
  --ink-2:     #b9b6ae;
  --ink-3:     #8a8781;
  --gold:      #d9a441;
  --gold-soft: #e8c07a;
  --gold-dim:  rgba(217,164,65,.14);

  --serif: "Cormorant Garamond", "Iowan Old Style", Georgia, serif;
  --sans: "General Sans", "Inter", -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;

  --wrap: 1240px;
  --r: 2px;
  --ease: cubic-bezier(.16,1,.3,1);
}

*, *::before, *::after { box-sizing: border-box; }

html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }
@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } }

body {
  margin: 0;
  background: var(--bg);
  color: var(--ink);
  font-family: var(--sans);
  font-size: 16px;
  line-height: 1.65;
  -webkit-font-smoothing: antialiased;
  overflow-x: hidden;
}

img { max-width: 100%; display: block; }
a { color: inherit; text-decoration: none; }

:focus-visible {
  outline: 2px solid var(--gold);
  outline-offset: 3px;
}

.skip-link {
  position: absolute; left: -9999px; top: 0; z-index: 200;
  background: var(--gold); color: #14151a; padding: .75rem 1.25rem; font-weight: 600;
}
.skip-link:focus { left: 1rem; top: 1rem; }

.wrap { width: min(100% - 2.5rem, var(--wrap)); margin-inline: auto; }
@media (min-width: 768px) { .wrap { width: min(100% - 5rem, var(--wrap)); } }

/* ---------- type helpers ---------- */
.eyebrow {
  font-size: .68rem;
  letter-spacing: .32em;
  text-transform: uppercase;
  color: var(--gold);
  font-weight: 600;
  margin: 0 0 1rem;
}
.eyebrow--sm { color: var(--ink-3); margin-top: 2.25rem; }

.h-serif {
  font-family: var(--serif);
  font-weight: 400;
  line-height: 1.06;
  letter-spacing: -.01em;
  font-size: clamp(2.1rem, 5vw, 3.4rem);
  margin: 0 0 1.25rem;
}
.h-serif em { font-style: italic; color: var(--gold-soft); }

p { margin: 0 0 1.15rem; color: var(--ink-2); }
p strong { color: var(--ink); font-weight: 600; }

/* ---------- buttons ---------- */
.btn {
  display: inline-flex; align-items: center; justify-content: center;
  gap: .5rem;
  padding: .95rem 1.7rem;
  font-size: .78rem; font-weight: 600;
  letter-spacing: .18em; text-transform: uppercase;
  border-radius: var(--r);
  border: 1px solid transparent;
  transition: background .35s var(--ease), color .35s var(--ease), border-color .35s var(--ease), transform .35s var(--ease);
  cursor: pointer;
  text-align: center;
}
.btn--gold { background: var(--gold); color: #14151a; position: relative; overflow: hidden; }
.btn--gold::after {
  content: ""; position: absolute; top: 0; left: -85%; width: 55%; height: 100%;
  background: linear-gradient(105deg, transparent, rgba(255,255,255,.4), transparent);
  transform: skewX(-20deg); transition: left .65s var(--ease); pointer-events: none;
}
.btn--gold:hover { background: var(--gold-soft); transform: translateY(-2px); }
.btn--gold:hover::after { left: 135%; }
.btn--ghost { border-color: rgba(255,255,255,.45); color: #fff; backdrop-filter: blur(4px); }
.btn--ghost:hover { background: rgba(255,255,255,.10); border-color: #fff; transform: translateY(-2px); }
.btn--full { width: 100%; }

.link-gold {
  display: inline-block;
  font-size: .74rem; font-weight: 600; letter-spacing: .16em; text-transform: uppercase;
  color: var(--gold);
  border-bottom: 1px solid rgba(217,164,65,.35);
  padding-bottom: .3rem;
  transition: color .3s var(--ease), border-color .3s var(--ease);
}
.link-gold:hover { color: var(--gold-soft); border-color: var(--gold-soft); }

/* ==========================================================================
   NAV
   ========================================================================== */
.nav {
  position: fixed; inset: 0 0 auto 0; z-index: 100;
  transition: background .4s var(--ease), border-color .4s var(--ease), backdrop-filter .4s;
  border-bottom: 1px solid transparent;
}
.nav.is-scrolled {
  background: rgba(13,14,16,.88);
  backdrop-filter: blur(14px);
  border-bottom-color: var(--line);
}
.nav__inner {
  width: min(100% - 2.5rem, 1400px); margin-inline: auto;
  display: flex; align-items: center; gap: 1.5rem;
  height: 74px;
}
@media (min-width: 768px) { .nav__inner { width: min(100% - 4rem, 1400px); height: 88px; } }

.brand { display: inline-flex; align-items: center; gap: .7rem; color: var(--ink); }
.brand__mark { color: var(--gold); flex: none; }
.brand__mark--img { width: 38px; height: 38px; object-fit: contain; }
.brand__word { display: flex; flex-direction: column; line-height: 1; }
.brand__name {
  font-family: var(--serif); font-size: 1.15rem; letter-spacing: .04em;
}
.brand__sub {
  font-size: .55rem; letter-spacing: .42em; text-transform: uppercase;
  color: var(--ink-3); margin-top: .28rem;
}

.nav__links { margin-left: auto; display: none; gap: 2rem; }
.nav__links a {
  font-size: .7rem; letter-spacing: .22em; text-transform: uppercase;
  color: var(--ink-2); font-weight: 500;
  position: relative; padding: .35rem 0;
  transition: color .3s var(--ease);
}
.nav__links a::after {
  content: ""; position: absolute; left: 0; bottom: 0; height: 1px; width: 0;
  background: var(--gold); transition: width .35s var(--ease);
}
.nav__links a:hover { color: var(--ink); }
.nav__links a:hover::after { width: 100%; }

.nav__cta {
  display: none;
  font-size: .72rem; font-weight: 600; letter-spacing: .14em;
  border: 1px solid var(--line-2); padding: .7rem 1.1rem; border-radius: var(--r);
  color: var(--ink);
  transition: border-color .3s var(--ease), color .3s var(--ease), background .3s var(--ease);
  white-space: nowrap;
}
.nav__cta:hover { border-color: var(--gold); color: var(--gold); background: var(--gold-dim); }
.nav__cta-label { color: var(--gold); letter-spacing: .22em; text-transform: uppercase; margin-right: .35rem; }

.nav__drawer-call { display: none; }

@media (min-width: 1080px) {
  .nav__links { display: flex; }
  .nav__cta { display: inline-block; margin-left: 1.75rem; }
}

.nav__toggle {
  margin-left: auto; width: 44px; height: 44px;
  display: inline-flex; flex-direction: column; justify-content: center; gap: 5px;
  background: none; border: 0; cursor: pointer; padding: 0 8px;
}
.nav__toggle span { display: block; height: 1.5px; background: var(--ink); transition: transform .35s var(--ease), opacity .2s; }
.nav__toggle[aria-expanded="true"] span:nth-child(1) { transform: translateY(6.5px) rotate(45deg); }
.nav__toggle[aria-expanded="true"] span:nth-child(2) { opacity: 0; }
.nav__toggle[aria-expanded="true"] span:nth-child(3) { transform: translateY(-6.5px) rotate(-45deg); }
@media (min-width: 1080px) { .nav__toggle { display: none; } }

/* mobile drawer */
@media (max-width: 1079px) {
  .nav__links {
    position: fixed; inset: 74px 0 auto 0;
    flex-direction: column; gap: 0;
    background: rgba(13,14,16,.98);
    backdrop-filter: blur(16px);
    border-bottom: 1px solid var(--line);
    padding: .5rem 1.25rem 1.5rem;
    display: none;
  }
  .nav__links.is-open { display: flex; }
  .nav__links a {
    padding: 1.05rem .25rem; border-bottom: 1px solid var(--line);
    font-size: .78rem; color: var(--ink);
  }
  .nav__links a::after { display: none; }
  .nav__drawer-call {
    display: block; margin-top: 1.1rem; border: 1px solid rgba(217,164,65,.55) !important;
    color: var(--gold) !important; text-align: center; font-weight: 600;
    background: var(--gold-dim); padding: .95rem 1rem !important;
  }
}

/* ==========================================================================
   HERO
   ========================================================================== */
.hero {
  position: relative;
  min-height: 100svh;
  display: flex; align-items: flex-end;
  padding: 8rem 0 4.5rem;
  overflow: hidden;
}
.hero__media { position: absolute; inset: -8% 0 -8% 0; will-change: transform; }
.hero__media img { width: 100%; height: 100%; object-fit: cover; object-position: center 55%; animation: heroZoom 34s ease-in-out alternate infinite; transform-origin: center 60%; }
@keyframes heroZoom { from { transform: scale(1); } to { transform: scale(1.09); } }
.hero__video { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; object-position: center 60%; }
::selection { background: rgba(217,164,65,.45); color: #fff; }
html { scrollbar-width: thin; scrollbar-color: #34363c var(--bg); }
@keyframes heroRise { from { opacity: 0; transform: translateY(26px); } to { opacity: 1; transform: none; } }
.hero__content > * { animation: heroRise 1s var(--ease) both; }
.hero__content > *:nth-child(1) { animation-delay: .2s; }
.hero__content > *:nth-child(2) { animation-delay: .4s; }
.hero__content > *:nth-child(3) { animation-delay: .55s; }
.hero__content > *:nth-child(4) { animation-delay: .75s; }
.hero__content > *:nth-child(5) { animation-delay: .95s; }
.hero__brokerage { width: clamp(140px, 20vw, 200px); height: auto; margin-bottom: 1.4rem; opacity: .95; filter: drop-shadow(0 2px 10px rgba(0,0,0,.45)); }
.hero__scrim {
  position: absolute; inset: 0;
  background:
    linear-gradient(180deg, rgba(13,14,16,.82) 0%, rgba(13,14,16,.25) 32%, rgba(13,14,16,.55) 66%, rgba(13,14,16,.96) 100%),
    linear-gradient(90deg, rgba(13,14,16,.72) 0%, rgba(13,14,16,0) 62%);
}
.hero__content {
  position: relative;
  width: min(100% - 2.5rem, var(--wrap));
  margin-inline: auto;
  max-width: 46rem;
}
@media (min-width: 768px) { .hero__content { width: min(100% - 5rem, var(--wrap)); } }
.hero__title {
  font-family: var(--serif);
  font-weight: 300;
  font-size: clamp(2.7rem, 8.2vw, 6rem);
  line-height: .98;
  letter-spacing: -.015em;
  margin: 0 0 1.5rem;
  color: #fff;
  text-wrap: balance;
}
.hero__title em { font-style: italic; color: var(--gold-soft); }
.hero__sub {
  font-size: clamp(1rem, 1.6vw, 1.15rem);
  color: rgba(244,241,234,.86);
  max-width: 34rem;
  margin-bottom: 2.25rem;
}
.hero__actions { display: flex; flex-wrap: wrap; gap: .85rem; }
.hero__scroll {
  position: absolute; right: 2.5rem; bottom: 2.5rem;
  display: none; align-items: center; gap: .75rem;
  font-size: .6rem; letter-spacing: .26em; text-transform: uppercase; color: rgba(244,241,234,.62);
}
.hero__scroll span {
  width: 46px; height: 1px; background: linear-gradient(90deg, transparent, var(--gold));
  animation: scrollSweep 3s var(--ease) infinite;
}
@keyframes scrollSweep {
  0% { transform: scaleX(0); transform-origin: left center; }
  45% { transform: scaleX(1); transform-origin: left center; }
  55% { transform: scaleX(1); transform-origin: right center; }
  100% { transform: scaleX(0); transform-origin: right center; }
}
@media (min-width: 1080px) { .hero__scroll { display: flex; } }

/* ==========================================================================
   QUICK ACTIONS
   ========================================================================== */
.quick { background: var(--bg-2); border-block: 1px solid var(--line); }
.quick__grid { display: grid; gap: 1px; grid-template-columns: 1fr; }
@media (min-width: 860px) { .quick__grid { grid-template-columns: repeat(3, 1fr); } }

.quick__card {
  position: relative;
  padding: 3rem clamp(1.25rem, 3vw, 2.75rem) 3rem;
  border-bottom: 1px solid var(--line);
  transition: background .4s var(--ease);
  display: block;
}
@media (min-width: 860px) {
  .quick__card { border-bottom: 0; border-right: 1px solid var(--line); }
  .quick__card:last-child { border-right: 0; }
}
.quick__card:last-child { border-bottom: 0; }
.quick__card:hover { background: rgba(217,164,65,.06); }
.quick__num {
  font-family: var(--serif); font-size: .95rem; color: var(--gold); letter-spacing: .2em;
}
.quick__title {
  font-family: var(--serif); font-weight: 400;
  font-size: clamp(1.5rem, 2.4vw, 1.9rem);
  margin: .6rem 0 .8rem;
}
.quick__card p { font-size: .95rem; margin-bottom: 1.4rem; }
.quick__link {
  font-size: .7rem; letter-spacing: .2em; text-transform: uppercase; font-weight: 600; color: var(--gold);
  display: inline-flex; gap: .5rem;
}
.quick__card:hover .quick__link span { transform: translateX(4px); }
.quick__link span { transition: transform .3s var(--ease); display: inline-block; }

/* ==========================================================================
   SECTION HEADS
   ========================================================================== */
[id] { scroll-margin-top: 96px; }

.about, .listings, .areas, .resources, .testimonials, .valuation, .contact {
  padding-block: clamp(4.5rem, 9vw, 8.5rem);
}
.sec-head { max-width: 46rem; margin-bottom: clamp(2.5rem, 5vw, 4rem); }
.sec-head .eyebrow::before {
  content: ""; display: inline-block; width: 26px; height: 1px;
  background: var(--gold); margin-right: .7rem; vertical-align: middle;
}
.sec-head__note { font-size: .92rem; color: var(--ink-3); max-width: 40rem; margin-bottom: 0; }

/* ==========================================================================
   ABOUT
   ========================================================================== */
.about { background: var(--bg); }
.about__grid { display: grid; gap: clamp(2.5rem, 5vw, 4.5rem); align-items: start; }
@media (min-width: 940px) { .about__grid { grid-template-columns: minmax(0, 380px) 1fr; } }

.about__media { position: relative; }
@media (min-width: 940px) { .about__media { position: sticky; top: 7rem; } }
@media (max-width: 939px) { .about__media { max-width: 340px; } }
.about__media img {
  width: 100%; height: auto; aspect-ratio: 4/3.2; object-fit: cover;
  border: 1px solid var(--line);
}
.about__media img.about__portrait { aspect-ratio: 3/4; object-position: center top; }
.about__badge img { width: 30px; height: 30px; flex: none; object-fit: contain; }
.about__badge {
  position: absolute; left: -0; bottom: -1px;
  display: flex; align-items: center; gap: .8rem;
  background: var(--bg); border: 1px solid var(--line); border-left: 2px solid var(--gold);
  padding: .85rem 1.2rem;
  color: var(--gold);
}
.about__badge span {
  display: flex; flex-direction: column; line-height: 1.2;
  font-family: var(--serif); font-size: 1.05rem; color: var(--ink);
}
.about__badge small {
  font-family: var(--sans); font-size: .6rem; letter-spacing: .2em; text-transform: uppercase;
  color: var(--ink-3); margin-top: .3rem;
}
@media (min-width: 940px) { .about__badge { left: -2rem; } }

.stats {
  list-style: none; margin: 2.25rem 0; padding: 1.6rem 0 0;
  border-top: 1px solid var(--line);
  display: grid; grid-template-columns: repeat(2, 1fr); gap: 1.25rem 1rem;
}
@media (min-width: 640px) { .stats { grid-template-columns: repeat(4, 1fr); } }
.stats li { display: flex; flex-direction: column; gap: .4rem; }
.stats__num {
  font-family: var(--serif); font-size: clamp(1.9rem, 4vw, 2.6rem); color: var(--gold); line-height: 1;
}
.stats__label {
  font-size: .66rem; letter-spacing: .16em; text-transform: uppercase; color: var(--ink-3);
  line-height: 1.5;
}
.signature { width: clamp(200px, 42%, 280px); height: auto; margin: .25rem 0 1.9rem; opacity: .95; }

/* ==========================================================================
   LISTINGS
   ========================================================================== */
.listings { background: var(--bg-2); border-block: 1px solid var(--line); }

.cards { display: grid; gap: 1.75rem; grid-template-columns: 1fr; }
@media (min-width: 660px) { .cards { grid-template-columns: repeat(2, 1fr); } }
@media (min-width: 1024px) { .cards { grid-template-columns: repeat(3, 1fr); } }

.card {
  background: var(--bg-3); border: 1px solid var(--line);
  transition: transform .45s var(--ease), border-color .45s var(--ease);
  overflow: hidden;
}
.card:hover { transform: translateY(-6px); border-color: rgba(217,164,65,.45); }
.card__media { position: relative; overflow: hidden; }
.card__media img { width: 100%; aspect-ratio: 4/3; object-fit: cover; transition: transform .8s var(--ease); }
.card:hover .card__media img { transform: scale(1.05); }
.card__flag {
  position: absolute; top: .85rem; left: .85rem;
  background: rgba(13,14,16,.85); backdrop-filter: blur(6px);
  border: 1px solid rgba(217,164,65,.5); color: var(--gold);
  font-size: .58rem; letter-spacing: .2em; text-transform: uppercase; font-weight: 600;
  padding: .4rem .7rem;
}
.card__body { padding: 1.5rem 1.5rem 1.65rem; }
.card__price {
  font-family: var(--serif); font-size: 1.7rem; color: var(--gold); margin: 0 0 .3rem; line-height: 1;
}
.card__title { font-family: var(--serif); font-weight: 400; font-size: 1.3rem; margin: 0 0 .35rem; color: var(--ink); }
.card__loc { font-size: .78rem; letter-spacing: .1em; text-transform: uppercase; color: var(--ink-3); margin: 0 0 1.1rem; }
.card__specs {
  list-style: none; display: flex; flex-wrap: wrap; gap: .9rem; margin: 0; padding: .95rem 0 0;
  border-top: 1px solid var(--line);
  font-size: .8rem; color: var(--ink-2);
}
.card__specs li { position: relative; padding-right: .9rem; }
.card__specs li:not(:last-child)::after {
  content: ""; position: absolute; right: 0; top: 50%; transform: translateY(-50%);
  width: 1px; height: 12px; background: var(--line-2);
}

/* IDX slot */
.idx {
  margin-top: clamp(2.5rem, 5vw, 4rem);
  border: 1px dashed rgba(217,164,65,.4);
  background:
    radial-gradient(120% 140% at 0% 0%, rgba(217,164,65,.09), transparent 60%),
    var(--bg-3);
  padding: clamp(2rem, 5vw, 3.75rem);
}
.idx__inner { max-width: 42rem; }
.idx__title { font-size: clamp(1.6rem, 3.2vw, 2.25rem); }
.idx__note {
  margin: 1.4rem 0 0; font-size: .68rem; letter-spacing: .18em; text-transform: uppercase; color: var(--ink-3);
}
.idx .btn { margin-top: .5rem; }

/* ==========================================================================
   AREAS
   ========================================================================== */
.areas { background: var(--bg); }
.areas__grid { display: grid; gap: 1.5rem; grid-template-columns: 1fr; }
@media (min-width: 700px) { .areas__grid { grid-template-columns: repeat(2, 1fr); } }
@media (min-width: 1024px) {
  .areas__grid { grid-template-columns: repeat(6, 1fr); }
  .area { grid-column: span 2; }
  .area--wide { grid-column: span 3; }
}

.area {
  position: relative; overflow: hidden;
  border: 1px solid var(--line);
  min-height: 340px;
  display: flex; align-items: flex-end;
}
.area img {
  position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover;
  transition: transform .9s var(--ease);
}
.area::after {
  content: ""; position: absolute; inset: 0;
  background: linear-gradient(180deg, rgba(13,14,16,.15) 0%, rgba(13,14,16,.55) 45%, rgba(13,14,16,.95) 100%);
}
.area:hover img { transform: scale(1.06); }
.area__body { position: relative; z-index: 1; padding: clamp(1.4rem, 3vw, 2.1rem); }
.area__body h3 {
  font-family: var(--serif); font-weight: 400; font-size: clamp(1.5rem, 2.6vw, 2rem);
  margin: 0 0 .6rem; color: #fff;
}
.area__body p { font-size: .92rem; margin: 0; color: rgba(244,241,234,.82); max-width: 34rem; }
.badge {
  display: inline-block; margin-bottom: .8rem;
  font-size: .58rem; letter-spacing: .22em; text-transform: uppercase; font-weight: 600;
  color: var(--gold); border: 1px solid rgba(217,164,65,.5); padding: .35rem .7rem;
  background: rgba(13,14,16,.6);
}
.area--soon img { filter: grayscale(.35) brightness(.85); }

/* ==========================================================================
   RESOURCES
   ========================================================================== */
.resources { background: var(--bg-2); border-block: 1px solid var(--line); }
.panels { display: grid; gap: 1px; background: var(--line); border: 1px solid var(--line); }
@media (min-width: 700px) { .panels { grid-template-columns: repeat(2, 1fr); } }
@media (min-width: 1080px) { .panels { grid-template-columns: repeat(3, 1fr); } }

.panel {
  background: var(--bg-2);
  padding: clamp(1.8rem, 3.4vw, 2.6rem);
  display: flex; flex-direction: column; gap: .9rem;
  transition: background .4s var(--ease);
}
.panel:hover { background: var(--bg-3); }
.panel h3 {
  font-family: var(--serif); font-weight: 400; font-size: 1.55rem; margin: 0;
}
.panel p { font-size: .93rem; margin: 0; flex: 1; }
.panel--gold {
  background: linear-gradient(160deg, rgba(217,164,65,.14), rgba(217,164,65,.03));
}
.panel--gold:hover { background: linear-gradient(160deg, rgba(217,164,65,.2), rgba(217,164,65,.05)); }
.panel--gold h3 { color: var(--gold-soft); }

/* ==========================================================================
   TESTIMONIALS
   ========================================================================== */
.testimonials { background: var(--bg); }
.quotes { display: grid; gap: 1.5rem; grid-template-columns: 1fr; }
@media (min-width: 700px) { .quotes { grid-template-columns: repeat(2, 1fr); } }
@media (min-width: 1080px) { .quotes { grid-template-columns: repeat(3, 1fr); } }

.quote {
  margin: 0; padding: 2rem 1.8rem;
  border: 1px solid var(--line); background: var(--bg-2);
  display: flex; flex-direction: column; gap: 1.1rem;
  position: relative;
  transition: transform .35s var(--ease), border-color .35s var(--ease);
}
.quote:hover { transform: translateY(-4px); border-color: rgba(217,164,65,.42); }
.quote::before {
  content: "\201C";
  position: absolute; top: .1rem; right: 1.1rem;
  font-family: var(--serif); font-size: 5rem; line-height: 1; color: rgba(217,164,65,.18);
}
.quote__tag {
  margin: 0; font-size: .6rem; letter-spacing: .26em; text-transform: uppercase; font-weight: 600; color: var(--gold);
}
.quote blockquote {
  margin: 0; font-family: var(--serif); font-size: 1.28rem; line-height: 1.45; color: var(--ink);
  font-style: italic;
}
.quote figcaption { font-size: .7rem; letter-spacing: .14em; text-transform: uppercase; color: var(--ink-3); }

/* ==========================================================================
   VALUATION + CONTACT
   ========================================================================== */
.valuation { background: var(--bg-2); border-block: 1px solid var(--line); }
.contact { background: var(--bg); }
.valuation__grid, .contact__grid {
  display: grid; gap: clamp(2.5rem, 5vw, 4.5rem); align-items: start;
}
@media (min-width: 940px) {
  .valuation__grid, .contact__grid { grid-template-columns: 1fr 1fr; }
}

.ticks { list-style: none; margin: 1.5rem 0 0; padding: 0; display: grid; gap: .8rem; }
.ticks li { position: relative; padding-left: 1.7rem; color: var(--ink-2); font-size: .95rem; }
.ticks li::before {
  content: ""; position: absolute; left: 0; top: .55rem;
  width: 9px; height: 9px; border: 1px solid var(--gold); background: var(--gold-dim);
  transform: rotate(45deg);
}

.form {
  background: var(--bg-3); border: 1px solid var(--line);
  padding: clamp(1.6rem, 3.5vw, 2.5rem);
}
.form__title {
  font-family: var(--serif); font-weight: 400; font-size: 1.6rem; margin: 0 0 1.5rem;
  padding-bottom: 1rem; border-bottom: 1px solid var(--line);
}
.field { display: flex; flex-direction: column; gap: .45rem; margin-bottom: 1.1rem; }
.field-row { display: grid; gap: 1.1rem; }
@media (min-width: 520px) { .field-row { grid-template-columns: 1fr 1fr; } }
.field label {
  font-size: .63rem; letter-spacing: .2em; text-transform: uppercase; color: var(--ink-3); font-weight: 600;
}
.field input, .field select, .field textarea {
  font-family: var(--sans); font-size: .95rem; color: var(--ink);
  background: var(--bg); border: 1px solid var(--line-2); border-radius: var(--r);
  padding: .85rem .9rem; width: 100%;
  transition: border-color .3s var(--ease), background .3s var(--ease);
}
.field textarea { resize: vertical; min-height: 110px; }
.field select { appearance: none; background-image: linear-gradient(45deg, transparent 50%, var(--gold) 50%), linear-gradient(135deg, var(--gold) 50%, transparent 50%); background-position: calc(100% - 20px) 1.35rem, calc(100% - 14px) 1.35rem; background-size: 6px 6px, 6px 6px; background-repeat: no-repeat; padding-right: 2.5rem; }
.field select option { background: var(--bg); color: var(--ink); }
.field input:focus, .field select:focus, .field textarea:focus { border-color: var(--gold); outline: none; background: #0a0b0d; }
.field input[aria-invalid="true"], .field select[aria-invalid="true"] { border-color: #d4634f; }
.form__fine { font-size: .72rem; color: var(--ink-3); margin: 1rem 0 0; }
.form__success {
  margin: 1.1rem 0 0; padding: 1rem 1.1rem;
  border: 1px solid rgba(217,164,65,.5); background: var(--gold-dim);
  color: var(--gold-soft); font-size: .9rem;
}
.form .btn { margin-top: .4rem; }

.contact__list { margin: 1.75rem 0 0; display: grid; gap: 0; border-top: 1px solid var(--line); }
.contact__list > div {
  display: flex; flex-wrap: wrap; gap: .5rem 1.5rem; align-items: baseline;
  padding: 1rem 0; border-bottom: 1px solid var(--line);
}
.contact__list dt {
  font-size: .62rem; letter-spacing: .22em; text-transform: uppercase; color: var(--ink-3);
  min-width: 7.5rem; font-weight: 600;
}
.contact__list dd { margin: 0; font-size: 1.05rem; color: var(--ink); font-family: var(--serif); }
.contact__list dd a { border-bottom: 1px solid rgba(217,164,65,.4); transition: color .3s; }
.contact__list dd a:hover { color: var(--gold); }

.chips { list-style: none; display: flex; flex-wrap: wrap; gap: .6rem; padding: 0; margin: 1rem 0 0; }
.chips li {
  font-size: .68rem; letter-spacing: .16em; text-transform: uppercase;
  border: 1px solid var(--line-2); padding: .5rem .85rem; color: var(--ink-2);
}
.chips--soon { border-style: dashed; color: var(--gold); border-color: rgba(217,164,65,.45); }

/* ==========================================================================
   FOOTER
   ========================================================================== */
.footer { background: #0a0b0d; border-top: 1px solid var(--line); padding-top: clamp(3rem, 6vw, 5rem); }
.footer__grid {
  display: grid; gap: 2.5rem; padding-bottom: 3rem;
  grid-template-columns: 1fr;
}
@media (min-width: 860px) { .footer__grid { grid-template-columns: 1.4fr .8fr 1fr; } }

.footer__signature { width: 215px; height: auto; margin: 1.4rem 0 .9rem; opacity: .9; }
.footer__blurb { font-size: .9rem; max-width: 24rem; margin: 0; }
.footer__nav { display: flex; flex-direction: column; gap: .75rem; }
.footer__nav a {
  font-size: .7rem; letter-spacing: .2em; text-transform: uppercase; color: var(--ink-2);
  transition: color .3s;
}
.footer__nav a:hover { color: var(--gold); }
.footer__contact p { margin: 0 0 .4rem; font-size: .9rem; }
.footer__contact a { border-bottom: 1px solid rgba(217,164,65,.3); }
.footer__contact a:hover { color: var(--gold); }
.footer__brokerage { width: clamp(140px, 30vw, 165px); margin-bottom: 1.25rem; opacity: .92; height: auto; }

.footer__legal {
  border-top: 1px solid var(--line);
  padding: 1.75rem 0 2.5rem;
  display: flex; flex-direction: column; gap: 1.25rem;
}
@media (min-width: 860px) { .footer__legal { flex-direction: row; align-items: center; justify-content: space-between; gap: 2.5rem; } }
.footer__marks { display: flex; align-items: center; gap: .7rem; color: var(--ink-2); flex-wrap: wrap; }
.footer__mark-text { font-size: .6rem; letter-spacing: .2em; text-transform: uppercase; color: var(--ink-3); }
.footer__realtor {
  display: inline-flex; align-items: center; justify-content: center;
  width: 26px; height: 26px; margin-left: .75rem;
  border: 1px solid var(--line-2); color: var(--ink-2);
  font-family: var(--serif); font-size: .95rem; line-height: 1;
}
.footer__copy { font-size: .68rem; color: var(--ink-3); margin: 0; max-width: 58ch; line-height: 1.7; }

/* ==========================================================================
   REVEAL
   ========================================================================== */
.reveal { opacity: 0; transform: translateY(26px); transition: opacity .9s var(--ease), transform .9s var(--ease); }
.reveal.is-in { opacity: 1; transform: none; }
@media (prefers-reduced-motion: reduce) {
  .reveal { opacity: 1; transform: none; transition: none; }
  .hero__media { transform: none !important; }
  .hero__media img { animation: none; }
  .hero__video { display: none; }
  .hero__content > * { animation: none; }
  .hero__scroll span { animation: none; }
  .quote, .btn--gold::after { transition: none; }
  .card, .area img { transition: none; }
}