/* SIGNATURE — navy-gold brokerage look: navy, gold, sand; Playfair Display + Mulish */
:root{--navy:#0e2433;--navy2:#163a52;--gold:#b8935a;--gold2:#9c7a45;--sand:#f7f3ec;--ink:#1d1d1f;--muted:#5d6670;--line:rgba(14,36,51,.12);--r:4px;--serif:'Playfair Display',Georgia,serif;--sans:'Mulish',system-ui,sans-serif;--shadow:0 18px 40px -18px rgba(14,36,51,.35);--ease:cubic-bezier(.2,.7,.2,1)}
body{background:#fff;color:var(--ink);font-family:var(--sans);font-size:16px;font-weight:400}
h1,h2,h3{font-family:var(--serif);font-weight:400;letter-spacing:-.01em}
h2{font-size:clamp(2rem,3.8vw,3.2rem)}
.eyebrow{font-family:var(--sans);font-size:12px;font-weight:700;letter-spacing:.28em;text-transform:uppercase;color:var(--gold);margin-bottom:14px}
.sec-head{text-align:center;margin-bottom:clamp(2.2rem,5vw,3.5rem)}
.sec-head.row{text-align:left;display:flex;justify-content:space-between;align-items:flex-end;gap:1rem;flex-wrap:wrap}
.sec-alt,.sec-sand{background:var(--sand)}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.6em;font-family:var(--sans);font-weight:700;font-size:12px;letter-spacing:.18em;text-transform:uppercase;padding:16px 30px;border:1px solid transparent;border-radius:var(--r);text-decoration:none;cursor:pointer;line-height:1.2;transition:background-color .3s var(--ease),color .3s var(--ease),border-color .3s var(--ease),transform .3s var(--ease),box-shadow .3s var(--ease);background:var(--gold);color:#fff;border-color:var(--gold)}
.btn:hover{background:var(--gold2);border-color:var(--gold2);transform:translateY(-2px);box-shadow:var(--shadow)}
.btn-outline,.btn-line{background:transparent;color:var(--navy);border-color:var(--navy)}
.btn-outline:hover,.btn-line:hover{background:var(--navy);color:#fff}
.btn-ghost{background:transparent;color:#fff;border-color:rgba(255,255,255,.75)}
.btn-ghost:hover{background:#fff;color:var(--navy);border-color:#fff}
.btn-dark{background:var(--navy);color:#fff;border-color:var(--navy)}
.btn-dark:hover{background:var(--navy2)}
.link-arrow{color:var(--gold);font-weight:700;font-size:12px;letter-spacing:.14em;text-transform:uppercase;text-decoration:none}
.link-arrow:hover{color:var(--navy)}
/* header — transparent over hero, navy when scrolled */
.site-header{position:fixed;left:0;right:0;top:0;padding:1.4rem 0;background:linear-gradient(180deg,rgba(0,0,0,.28),rgba(0,0,0,.08));transition:background .35s var(--ease),padding .35s;z-index:50}
.site-header.scrolled{background:rgba(14,36,51,.94);backdrop-filter:blur(10px);padding:.85rem 0;box-shadow:0 10px 30px -12px rgba(0,0,0,.45)}
.logo{color:#fff}
.logo-mark{width:44px;height:44px;border:1px solid var(--gold);display:grid;place-items:center;font-family:var(--serif);font-size:1.1rem;color:var(--gold)}
.logo-name{font-family:var(--serif);font-size:1.35rem;color:#fff;letter-spacing:.02em}
.logo-sub{font-size:10px;letter-spacing:.22em;text-transform:uppercase;color:var(--gold);font-weight:700;margin-top:.2rem}
.site-nav ul a{font-size:13px;font-weight:600;letter-spacing:.08em;color:#fff;position:relative}
.site-nav ul a::after{content:"";position:absolute;left:50%;bottom:-2px;width:0;height:1px;background:var(--gold);transition:width .3s var(--ease),left .3s var(--ease)}
.site-nav ul a:hover::after,.site-nav a[aria-current]::after{width:40%;left:30%}
.hdr-cta{background:var(--gold);color:#fff!important;padding:12px 20px;font-size:11px;font-weight:700;letter-spacing:.18em;text-transform:uppercase;border-radius:var(--r)}
.hdr-cta:hover{background:var(--gold2)}
.nav-toggle{color:#fff}
@media (max-width:900px){.site-nav{background:var(--navy)}.site-nav ul a{font-family:var(--serif);font-size:1.8rem;font-weight:400;letter-spacing:0}}
/* hero full bleed */
.hero{position:relative;min-height:clamp(560px,92vh,980px);display:flex;align-items:flex-end;justify-content:center;overflow:hidden;color:#fff}
.hero-bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero-shade{position:absolute;inset:0;background:linear-gradient(180deg,rgba(8,22,32,.35) 0%,rgba(8,22,32,.08) 35%,rgba(8,22,32,.15) 60%,rgba(8,22,32,.6) 100%)}
.sig-hero-in{position:relative;text-align:center;padding:0 6vw 11vh;max-width:900px;animation:sigRise 1.1s var(--ease) .2s both}
.sig-hero-in .eyebrow{color:#fff;opacity:.9}
.sig-hero-in h1{font-size:clamp(36px,4.6vw,72px);line-height:1.08;margin:0 0 30px;color:#fff;text-shadow:0 2px 24px rgba(0,0,0,.35)}
.sig-hero-in h1 em{font-style:italic;color:#f3e3c4}
@keyframes sigRise{from{opacity:0;transform:translateY(24px)}to{opacity:1;transform:none}}
/* why strip */
.sig-why{background:var(--navy);color:#fff;padding:64px 0}
.sig-why-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:0}
.sig-why-item{padding:8px 28px;border-left:1px solid rgba(255,255,255,.14)}
.sig-why-item:first-child{border-left:0;padding-left:0}
.sig-why-big{display:block;font-family:var(--serif);font-size:clamp(30px,2.6vw,44px);line-height:1.1;margin-bottom:10px}
.sig-why-label{display:block;font-size:11px;font-weight:700;letter-spacing:.22em;text-transform:uppercase;color:var(--gold);margin-bottom:8px}
.sig-why-text{font-size:14px;line-height:1.65;color:rgba(255,255,255,.78);margin:0}
@media (max-width:900px){.sig-why-grid{grid-template-columns:1fr 1fr;gap:1.5rem}.sig-why-item{border-left:0;padding:0}}
@media (max-width:560px){.sig-why-grid{grid-template-columns:1fr}}
/* about */
.sig-about{display:grid;grid-template-columns:1fr 1fr;gap:0;align-items:stretch;min-height:560px}
.sig-about-photo{position:relative;min-height:420px;overflow:hidden}
.sig-about-photo img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:50% 22%;transition:transform 1.2s var(--ease)}
.sig-about-photo:hover img{transform:scale(1.03)}
.sig-about-body{padding:clamp(3rem,6vw,5rem) clamp(2rem,5vw,4.5rem);display:flex;flex-direction:column;justify-content:center;background:#fff}
.sig-about-body h2{font-size:clamp(34px,3.4vw,56px);margin-bottom:1rem}
.sig-about-body>p{color:#3b434b}
@media (max-width:900px){.sig-about{grid-template-columns:1fr}.sig-about-photo{aspect-ratio:4/4.3;min-height:0}}
/* areas / communities */
.sig-areas{display:grid;grid-template-columns:repeat(4,1fr);gap:1rem}
.sig-area{position:relative;aspect-ratio:3/4;overflow:hidden;text-decoration:none}
.sig-area img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease)}
.sig-area:hover img{transform:scale(1.06)}
.sig-area span{position:absolute;inset:auto 0 0;padding:3rem 1.25rem 1.5rem;background:linear-gradient(180deg,rgba(0,0,0,.05),rgba(0,0,0,.55));color:#fff;transition:background .5s}
.sig-area:hover span{background:linear-gradient(180deg,rgba(14,36,51,.15),rgba(14,36,51,.7))}
.sig-area b{font-family:var(--serif);font-size:1.6rem;display:block;text-shadow:0 2px 18px rgba(0,0,0,.35)}
.sig-area small{display:block;font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--gold);font-weight:700;margin-bottom:.4rem}
@media (max-width:900px){.sig-areas{grid-template-columns:1fr 1fr}}
@media (max-width:560px){.sig-areas{grid-template-columns:1fr}}
/* search band */
.sig-search{position:relative;overflow:hidden;color:#fff;padding:120px 6vw;text-align:center}
.sig-search>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.sig-search::before{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(14,36,51,.55),rgba(14,36,51,.78))}
.sig-search-in{position:relative;max-width:720px;margin:0 auto}
.sig-search h2{font-size:clamp(30px,3.4vw,54px);line-height:1.15;color:#fff;margin:0 0 18px}
.sig-search p{color:rgba(255,255,255,.85);margin:0 0 28px;font-size:1.05rem}
/* featured cards */
.card{background:#fff;border:1px solid var(--line);border-radius:var(--r);overflow:hidden;box-shadow:0 10px 28px -18px rgba(14,36,51,.25);transition:transform .3s,box-shadow .3s}
.card:hover{transform:translateY(-4px);box-shadow:var(--shadow)}
.card-tag{background:var(--navy);color:#fff;font-weight:700;letter-spacing:.08em;border-radius:var(--r);font-size:11px}
.tag-new{background:var(--gold)}
.tag-pending{background:var(--muted)}
.card-body{padding:1.25rem 1.35rem 1.45rem}
.card-price{font-family:var(--serif);font-size:1.6rem;color:var(--navy);margin:0}
.card-title{font-family:var(--sans);font-weight:700;font-size:1rem;margin:.25rem 0 .15rem}
.card-loc{color:var(--muted);font-size:.88rem;margin-bottom:.85rem}
.card-meta{font-size:.82rem;color:var(--muted)}
.card-meta b{color:var(--navy);font-weight:700}
/* testimonials */
.t-card{background:#fff;border:1px solid var(--line);padding:2rem 1.75rem;text-align:center;border-radius:var(--r)}
.t-card blockquote{font-family:var(--serif);font-size:clamp(18px,1.5vw,24px);line-height:1.6;margin:.5rem 0 1.25rem;letter-spacing:0}
.stars{color:var(--gold);letter-spacing:.3em;font-size:16px;display:block;margin-bottom:14px}
.t-card figcaption{font-size:12px;letter-spacing:.24em;text-transform:uppercase;color:var(--gold);font-weight:700}
.t-card figcaption::before{content:"";display:block;width:40px;height:1px;background:var(--gold);margin:0 auto 18px}
.t-card figcaption small{display:block;color:var(--muted);letter-spacing:.08em;margin-top:.4rem;text-transform:none;font-weight:500}
.t-card figcaption span{display:flex;flex-direction:column;align-items:center}
.t-av{display:none}
.t-av.t-init{display:none}
/* cta tiles */
.sig-tiles{display:grid;grid-template-columns:repeat(3,1fr);gap:1rem}
.sig-tile{position:relative;aspect-ratio:4/3;overflow:hidden;text-decoration:none;color:#fff;display:flex;align-items:flex-end}
.sig-tile img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease)}
.sig-tile:hover img{transform:scale(1.05)}
.sig-tile span{position:relative;padding:2rem 1.5rem;background:linear-gradient(transparent,rgba(14,36,51,.75));width:100%}
.sig-tile b{font-family:var(--serif);font-size:1.6rem;display:block;margin-bottom:.35rem}
.sig-tile small{font-size:11px;letter-spacing:.18em;text-transform:uppercase;font-weight:700;color:var(--gold)}
@media (max-width:800px){.sig-tiles{grid-template-columns:1fr}}
/* page hero */
.page-hero{position:relative;min-height:42vh;display:flex;align-items:flex-end;padding:8rem 0 3.5rem;text-align:center;overflow:hidden;background:var(--navy);color:#fff}
.page-hero .ph-bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:.45}
.page-hero::after{content:"";position:absolute;inset:0;background:linear-gradient(rgba(14,36,51,.3),rgba(14,36,51,.85))}
.page-hero .ph-in{position:relative;z-index:1}
.page-hero h1{font-size:clamp(2.4rem,5vw,4rem);color:#fff;margin-bottom:.5rem}
.page-hero .eyebrow{color:var(--gold)}
.ph-sub{color:rgba(255,255,255,.82);max-width:560px;margin:0 auto}
/* listings */
.listings-sec{padding-top:2rem}
.idx-slot{border:1px solid var(--line);background:var(--sand)}
.idx-icon{color:var(--gold)}
.idx-title{font-family:var(--serif);font-size:1.45rem}
.filters{border:1px solid var(--line);padding:1.4rem;margin-bottom:2rem;background:#fff}
.fld span{color:var(--gold);font-weight:700;font-size:11px;letter-spacing:.14em}
select,input,textarea{border:1px solid var(--line);border-radius:var(--r);background:#fff}
select:focus,input:focus,textarea:focus{outline:none;border-color:var(--gold)}
.btn-reset{color:var(--gold);font-weight:700}
.results-count{font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);font-weight:700}
.results-count b{font-family:var(--serif);font-size:1.5rem;color:var(--navy);letter-spacing:0;font-weight:400}
.is-prop .prop-head{padding-top:7rem}
.prop-title h1{font-size:clamp(2rem,4vw,3rem)}
.prop-price>b{font-family:var(--serif);font-weight:400;color:var(--navy);font-size:2.3rem}
.prop-lead{font-family:var(--serif);font-size:1.4rem;line-height:1.45}
.facts{display:grid;grid-template-columns:repeat(auto-fill,minmax(140px,1fr));gap:1px;background:var(--line)}
.facts div{background:#fff;padding:1rem}
.facts dt{color:var(--gold);font-size:11px;letter-spacing:.14em;text-transform:uppercase;font-weight:700}
.facts dd{font-family:var(--serif);font-size:1.2rem;margin:.25rem 0 0}
.features li::marker{color:var(--gold)}
.map-ph{border:1px solid var(--line);background:var(--sand);color:var(--muted)}
.side-card{background:var(--sand);border:1px solid var(--line);padding:1.75rem;border-radius:var(--r)}
.side-agent b{font-family:var(--serif);font-size:1.3rem}
.side-title{font-family:var(--serif);font-size:1.35rem}
.side-call a{color:var(--gold);font-weight:700}
.prop-nav a{color:var(--gold);font-size:12px;letter-spacing:.14em;text-transform:uppercase;font-weight:700;text-decoration:none}
.about-main{display:grid;grid-template-columns:1fr 1.1fr;gap:clamp(2rem,5vw,4rem);align-items:start}
.about-photo img{width:100%;aspect-ratio:4/5;object-fit:cover}
.about-story>p:not(.eyebrow):not(.signature){color:var(--muted)}
.signature{font-family:var(--serif);font-style:italic;font-size:1.8rem;color:var(--gold);margin:1.5rem 0}
.about-contact a{color:var(--gold);font-weight:600}
.stats{display:grid;grid-template-columns:repeat(4,1fr);gap:1.5rem}
.stats dt{font-family:var(--serif);font-size:2.2rem;color:var(--gold);line-height:1}
.stats dd{font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--muted);margin-top:.4rem;font-weight:700}
.stats-sec{background:var(--navy);color:#fff}
.stats-sec .stats{text-align:center;margin:0}
.stats-sec .stats dt{color:var(--gold);font-size:3rem}
.stats-sec .stats dd{color:rgba(255,255,255,.7)}
@media (max-width:700px){.stats,.stats-sec .stats{grid-template-columns:1fr 1fr}.about-main{grid-template-columns:1fr}}
.creds li{border:1px solid var(--line);padding:.9rem 1.1rem;list-style:none;margin-bottom:.5rem}
.creds li::before{content:"";display:inline-block;width:8px;height:1px;background:var(--gold);margin-right:.7rem;vertical-align:middle}
.about-quote blockquote{font-family:var(--serif);font-size:clamp(1.4rem,3vw,2rem);line-height:1.4}
.about-quote .cite{color:var(--gold);font-size:12px;letter-spacing:.2em;text-transform:uppercase;font-weight:700}
.contact-form-wrap h2{font-size:2.3rem}
.contact-info{background:var(--sand);border:1px solid var(--line);padding:2rem;border-radius:var(--r)}
.contact-info h3{font-family:var(--serif);font-size:1.7rem}
.ci-title{color:var(--muted)}
.contact-info svg{color:var(--gold)}
.ci-hours b{color:var(--gold);font-size:11px;letter-spacing:.2em;text-transform:uppercase}
.form-thanks{border:1px solid var(--gold);background:rgba(184,147,90,.08)}
.thanks-title{font-family:var(--serif);font-size:1.9rem}
/* footer */
.site-footer{background:var(--navy);color:rgba(255,255,255,.78);padding:4.5rem 0 2rem}
.site-footer .logo{color:#fff}
.ft-tag{color:rgba(255,255,255,.55);font-size:.95rem;max-width:320px;margin:1.25rem 0;line-height:1.55}
.site-footer h4{font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:var(--gold);font-weight:700;margin-bottom:1.1rem;font-family:var(--sans)}
.ft-links a,.ft-contact{color:rgba(255,255,255,.78);font-size:.92rem}
.ft-links a:hover,.ft-contact a:hover{color:#fff}
.ft-contact svg{color:var(--gold)}
.social a{border:1px solid rgba(255,255,255,.2);color:#fff}
.social a:hover{background:var(--gold);border-color:var(--gold)}
.ft-legal{color:rgba(255,255,255,.4);border-top:1px solid rgba(255,255,255,.1);padding-top:1.5rem}
/* pages that aren't home need dark header text fix when scrolled from light pages - header stays navy-ish */
body:not(.is-home) .site-header{background:rgba(14,36,51,.94)}
body:not(.is-home) .site-header:not(.scrolled){background:var(--navy)}