:root {
  --ink: #0f1b2d;
  --ink-soft: #2a3a4f;
  --muted: #5d6b7d;
  --line: #e6e3dc;
  --paper: #fbfaf7;
  --paper-2: #f3f0e9;
  --gold: #c9a86a;
  --gold-deep: #a9883f;
  --white: #ffffff;
  --radius: 16px;
  --shadow: 0 18px 40px -24px rgba(15, 27, 45, 0.45);
  --shadow-lg: 0 30px 70px -30px rgba(15, 27, 45, 0.55);
  --max: 1180px;
  --font-display: "Fraunces", Georgia, serif;
  --font-body: "Inter", system-ui, -apple-system, sans-serif;
}

* { box-sizing: border-box; margin: 0; padding: 0; }
html { scroll-behavior: smooth; }
body {
  font-family: var(--font-body);
  color: var(--ink);
  background: var(--paper);
  line-height: 1.6;
  -webkit-font-smoothing: antialiased;
}
img { max-width: 100%; display: block; }
a { color: inherit; text-decoration: none; }

.container { width: min(var(--max), 92vw); margin-inline: auto; }

h1, h2, h3 { font-family: var(--font-display); font-weight: 500; line-height: 1.1; letter-spacing: -0.01em; }
h1 { font-size: clamp(2.4rem, 5.5vw, 4.1rem); }
h2 { font-size: clamp(1.9rem, 3.6vw, 2.7rem); }
.eyebrow {
  text-transform: uppercase;
  letter-spacing: 0.18em;
  font-size: 0.74rem;
  font-weight: 600;
  color: var(--gold-deep);
  margin-bottom: 0.7rem;
}
.accent { color: var(--gold-deep); font-style: italic; }
.lede { font-size: clamp(1.02rem, 1.6vw, 1.18rem); color: var(--muted); max-width: 52ch; }

/* Buttons */
.btn {
  display: inline-flex; align-items: center; justify-content: center; gap: 0.5rem;
  padding: 0.85rem 1.5rem; border-radius: 999px; font-weight: 600; font-size: 0.95rem;
  cursor: pointer; border: 1px solid transparent; transition: transform .15s ease, box-shadow .2s ease, background .2s ease, color .2s ease;
}
.btn:active { transform: translateY(1px); }
.btn-primary { background: var(--ink); color: var(--white); }
.btn-primary:hover { background: #16273d; box-shadow: var(--shadow); }
.btn-ghost { border-color: var(--ink); color: var(--ink); background: transparent; }
.btn-ghost:hover { background: var(--ink); color: var(--white); }
.btn-block { width: 100%; }

/* Header */
.site-header {
  position: sticky; top: 0; z-index: 50;
  background: rgba(251, 250, 247, 0.82);
  backdrop-filter: saturate(180%) blur(12px);
  border-bottom: 1px solid var(--line);
}
.nav { display: flex; align-items: center; justify-content: space-between; padding: 0.9rem 0; }
.brand { display: inline-flex; align-items: center; gap: 0.6rem; font-weight: 700; }
.brand-mark {
  display: grid; place-items: center; width: 34px; height: 34px; border-radius: 9px;
  background: var(--ink); color: var(--gold); font-family: var(--font-display); font-size: 0.95rem; letter-spacing: 0.02em;
}
.brand-name { font-family: var(--font-display); font-size: 1.18rem; }
.nav-links { display: flex; align-items: center; gap: 1.8rem; list-style: none; }
.nav-links a { font-weight: 500; color: var(--ink-soft); font-size: 0.96rem; }
.nav-links a:hover { color: var(--ink); }
.nav-links .btn { padding: 0.55rem 1.15rem; }
.nav-toggle { display: none; flex-direction: column; gap: 5px; background: none; border: 0; cursor: pointer; padding: 6px; }
.nav-toggle span { width: 24px; height: 2px; background: var(--ink); border-radius: 2px; transition: .25s; }

/* Hero */
.hero {
  position: relative; overflow: hidden;
  background:
    radial-gradient(120% 90% at 85% -10%, rgba(201, 168, 106, 0.22), transparent 55%),
    linear-gradient(180deg, var(--paper) 0%, var(--paper-2) 100%);
  padding: clamp(3.5rem, 8vw, 7rem) 0 clamp(3rem, 6vw, 5.5rem);
}
.hero::after {
  content: ""; position: absolute; inset: 0; pointer-events: none;
  background-image: linear-gradient(transparent 95%, rgba(15,27,45,.04) 95%),
                    linear-gradient(90deg, transparent 95%, rgba(15,27,45,.04) 95%);
  background-size: 46px 46px; opacity: .5; mask-image: radial-gradient(80% 60% at 50% 40%, #000, transparent);
}
.hero-inner { position: relative; max-width: 60ch; }
.hero h1 { margin: 0.4rem 0 1.1rem; }
.hero-actions { display: flex; flex-wrap: wrap; gap: 0.8rem; margin: 1.8rem 0 2.6rem; }
.hero-stats { display: flex; flex-wrap: wrap; gap: 2.4rem; border-top: 1px solid var(--line); padding-top: 1.6rem; }
.hero-stats dt { font-family: var(--font-display); font-size: 1.9rem; color: var(--ink); }
.hero-stats dd { color: var(--muted); font-size: 0.86rem; text-transform: uppercase; letter-spacing: 0.08em; }

/* Sections */
.section { padding: clamp(3.2rem, 7vw, 5.5rem) 0; }
.section-alt { background: var(--paper-2); }
.section-head { display: flex; align-items: flex-end; justify-content: space-between; flex-wrap: wrap; gap: 1.5rem; margin-bottom: 2.2rem; }

/* Filters */
.filters { display: flex; flex-wrap: wrap; gap: 0.5rem; }
.chip {
  border: 1px solid var(--line); background: var(--white); color: var(--ink-soft);
  padding: 0.5rem 1.05rem; border-radius: 999px; font-weight: 500; font-size: 0.9rem; cursor: pointer; transition: .2s;
}
.chip:hover { border-color: var(--gold); }
.chip.is-active { background: var(--ink); color: var(--white); border-color: var(--ink); }

/* Property grid */
.grid { display: grid; grid-template-columns: repeat(auto-fill, minmax(320px, 1fr)); gap: 1.6rem; }
.card {
  background: var(--white); border: 1px solid var(--line); border-radius: var(--radius); overflow: hidden;
  display: flex; flex-direction: column; box-shadow: var(--shadow);
  transition: transform .25s ease, box-shadow .25s ease; cursor: pointer;
}
.card:hover { transform: translateY(-6px); box-shadow: var(--shadow-lg); }
.card-media { position: relative; aspect-ratio: 16 / 10; display: grid; place-items: center; }
.card-media svg { width: 64px; height: 64px; opacity: .9; }
.card-tag {
  position: absolute; top: 0.9rem; left: 0.9rem; background: rgba(255,255,255,.92);
  color: var(--ink); font-size: 0.72rem; font-weight: 600; text-transform: uppercase; letter-spacing: 0.08em;
  padding: 0.32rem 0.7rem; border-radius: 999px;
}
.card-yield {
  position: absolute; bottom: 0.9rem; right: 0.9rem; background: var(--ink); color: var(--gold);
  font-weight: 600; font-size: 0.82rem; padding: 0.35rem 0.75rem; border-radius: 999px;
}
.card-body { padding: 1.2rem 1.3rem 1.4rem; display: flex; flex-direction: column; gap: 0.5rem; flex: 1; }
.card-loc { color: var(--gold-deep); font-size: 0.8rem; font-weight: 600; text-transform: uppercase; letter-spacing: 0.08em; }
.card-title { font-size: 1.25rem; }
.card-meta { display: flex; gap: 1.1rem; color: var(--muted); font-size: 0.88rem; margin-top: auto; padding-top: 0.6rem; }
.card-meta span { display: inline-flex; align-items: center; gap: 0.35rem; }
.card-foot { display: flex; align-items: center; justify-content: space-between; border-top: 1px solid var(--line); padding-top: 0.9rem; margin-top: 0.4rem; }
.card-price { font-family: var(--font-display); font-size: 1.3rem; }
.card-cta { font-size: 0.88rem; font-weight: 600; color: var(--gold-deep); }

/* Features */
.features { display: grid; grid-template-columns: repeat(auto-fit, minmax(240px, 1fr)); gap: 1.4rem; margin-top: 2.2rem; }
.feature { background: var(--white); border: 1px solid var(--line); border-radius: var(--radius); padding: 1.6rem; }
.feature-icon { font-family: var(--font-display); font-size: 1.5rem; color: var(--gold-deep); margin-bottom: 0.7rem; }
.feature h3 { font-size: 1.18rem; margin-bottom: 0.4rem; }
.feature p { color: var(--muted); font-size: 0.95rem; }

/* Steps */
.steps { list-style: none; counter-reset: step; display: grid; grid-template-columns: repeat(auto-fit, minmax(220px, 1fr)); gap: 1.4rem; margin-top: 2.2rem; }
.steps li { position: relative; padding-top: 1rem; border-top: 2px solid var(--ink); }
.step-no { font-family: var(--font-display); font-size: 1.1rem; color: var(--gold-deep); font-weight: 600; }
.steps h3 { font-size: 1.15rem; margin: 0.4rem 0; }
.steps p { color: var(--muted); font-size: 0.94rem; }

/* CTA */
.section-cta { background: var(--ink); color: #e9eef5; }
.section-cta .eyebrow { color: var(--gold); }
.section-cta h2 { color: var(--white); }
.cta-inner { display: grid; grid-template-columns: 1fr 1fr; gap: 3rem; align-items: start; }
.cta-copy .lede { color: #aeb9c7; }
.contact-list { list-style: none; margin-top: 1.6rem; display: grid; gap: 0.7rem; }
.contact-list li { display: flex; gap: 0.8rem; color: #cdd6e1; font-size: 0.95rem; }
.contact-list strong { color: var(--gold); min-width: 64px; font-weight: 600; }
.cta-form { background: var(--white); color: var(--ink); border-radius: var(--radius); padding: 1.8rem; box-shadow: var(--shadow-lg); }
.field { margin-bottom: 1rem; }
.field label { display: block; font-size: 0.82rem; font-weight: 600; margin-bottom: 0.35rem; color: var(--ink-soft); }
.field input, .field select, .field textarea {
  width: 100%; padding: 0.75rem 0.9rem; border: 1px solid var(--line); border-radius: 10px;
  font: inherit; font-size: 0.95rem; background: var(--paper); color: var(--ink); transition: border .2s, box-shadow .2s;
}
.field input:focus, .field select:focus, .field textarea:focus {
  outline: none; border-color: var(--gold); box-shadow: 0 0 0 3px rgba(201,168,106,.2); background: var(--white);
}
.field textarea { resize: vertical; }
.form-note { font-size: 0.88rem; margin-top: 0.8rem; min-height: 1.2em; }
.form-note.ok { color: #1c7a4a; }
.form-note.err { color: #b3261e; }

/* Footer */
.site-footer { background: var(--paper-2); border-top: 1px solid var(--line); padding: 2.4rem 0; }
.footer-inner { display: flex; align-items: center; justify-content: space-between; flex-wrap: wrap; gap: 1rem; }
.footer-tag { color: var(--muted); font-size: 0.9rem; margin-top: 0.5rem; }
.footer-legal { color: var(--muted); font-size: 0.82rem; }

/* Modal */
.modal { position: fixed; inset: 0; z-index: 100; display: grid; place-items: center; padding: 1.2rem; }
.modal[hidden] { display: none; }
.modal-backdrop { position: absolute; inset: 0; background: rgba(15,27,45,.55); backdrop-filter: blur(3px); }
.modal-card {
  position: relative; background: var(--white); border-radius: var(--radius); width: min(620px, 100%);
  max-height: 88vh; overflow: auto; box-shadow: var(--shadow-lg); animation: pop .22s ease;
}
@keyframes pop { from { transform: translateY(12px) scale(.98); opacity: 0; } to { transform: none; opacity: 1; } }
.modal-close { position: absolute; top: 0.7rem; right: 0.9rem; z-index: 2; background: rgba(255,255,255,.9); border: 1px solid var(--line); width: 36px; height: 36px; border-radius: 50%; font-size: 1.3rem; cursor: pointer; line-height: 1; }
.modal-media { aspect-ratio: 16 / 9; display: grid; place-items: center; }
.modal-media svg { width: 80px; height: 80px; }
.modal-content { padding: 1.6rem 1.8rem 2rem; }
.modal-content h3 { font-size: 1.7rem; margin-bottom: 0.3rem; }
.modal-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: 0.8rem; margin: 1.2rem 0; }
.modal-grid .stat { background: var(--paper); border: 1px solid var(--line); border-radius: 10px; padding: 0.8rem 1rem; }
.modal-grid .stat span { display: block; font-size: 0.74rem; text-transform: uppercase; letter-spacing: .08em; color: var(--muted); }
.modal-grid .stat strong { font-family: var(--font-display); font-size: 1.25rem; }
.modal-desc { color: var(--muted); }

/* Reveal on scroll */
.reveal { opacity: 0; transform: translateY(18px); transition: opacity .6s ease, transform .6s ease; }
.reveal.in { opacity: 1; transform: none; }

/* Responsive */
@media (max-width: 760px) {
  .nav-toggle { display: flex; }
  .nav-links {
    position: absolute; top: 100%; left: 0; right: 0; flex-direction: column; align-items: stretch; gap: 0;
    background: var(--paper); border-bottom: 1px solid var(--line); padding: 0.5rem 6vw 1.2rem;
    transform: translateY(-130%); transition: transform .3s ease; box-shadow: var(--shadow);
  }
  .nav-links.open { transform: translateY(0); }
  .nav-links li { padding: 0.6rem 0; border-bottom: 1px solid var(--line); }
  .nav-links .btn { width: 100%; margin-top: 0.6rem; }
  .cta-inner { grid-template-columns: 1fr; gap: 2rem; }
  .section-head { align-items: flex-start; }
}
@media (prefers-reduced-motion: reduce) {
  * { scroll-behavior: auto; }
  .reveal { transition: none; opacity: 1; transform: none; }
}