/* =====================================================================
   CENTURY 21 MASTERS — Kenn Jan Ali · Private Residential, California
   A single shared stylesheet for all pages.
   Design language: contemporary coastal luxury — crisp white & cool light
   grounds, deep navy brand anchors, warm-gold accents. Card-driven,
   generously spaced, sans-serif first.
   Type: Outfit (display) + Inter (text) + Allura (script accent).
   ===================================================================== */

/* ---- Design tokens ------------------------------------------------- */
:root {
  /* surfaces */
  --white:      #FFFFFF;
  --paper:      #F5F7F9;   /* cool off-white — alternating sections */
  --mist:       #E9EEF3;   /* deeper light — hovers, fills */
  --navy:       #112A45;   /* brand navy */
  --navy-2:     #173655;   /* raised navy */
  --navy-deep:  #0B1E33;   /* darkest — footer */

  /* text */
  --ink:        #1A2A3A;   /* primary text */
  --slate:      #516374;   /* muted text on light */
  --slate-dim:  #8090A0;   /* faint text on light */

  /* accent */
  --gold:       #B89150;   /* warm metallic gold */
  --gold-soft:  #D0AE72;   /* gold on dark grounds */
  --gold-deep:  #98762F;   /* gold for small text on white */

  /* lines */
  --line:        #E2E7EC;  /* hairline on light */
  --line-strong: #D0D8E0;
  --line-onnavy: rgba(255,255,255,0.14);
  --line-gold:   rgba(184,145,80,0.45);

  /* type */
  --display: "Outfit", "Segoe UI", system-ui, sans-serif;
  --sans:    "Inter", -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  --script:  "Allura", cursive;

  /* fluid scale */
  --fs-hero:    clamp(2.7rem, 1.1rem + 6.6vw, 7.4rem);
  --fs-display: clamp(2.2rem, 1.3rem + 3.6vw, 4.8rem);
  --fs-h2:      clamp(1.9rem, 1.3rem + 2.2vw, 3.2rem);
  --fs-h3:      clamp(1.4rem, 1.1rem + 1.1vw, 1.95rem);
  --fs-lead:    clamp(1.05rem, 0.97rem + 0.4vw, 1.25rem);
  --fs-body:    clamp(1rem, 0.97rem + 0.16vw, 1.06rem);
  --fs-label:   0.72rem;

  /* layout */
  --rail: 0px;
  --pad-x: clamp(1.4rem, 5vw, 6rem);
  --maxw: 1280px;
  --nav-h: 86px;

  --radius:    14px;
  --radius-sm: 6px;
  --shadow:    0 26px 60px -34px rgba(17,42,69,0.42);
  --shadow-sm: 0 14px 34px -22px rgba(17,42,69,0.34);

  --ease: cubic-bezier(0.22, 1, 0.36, 1);
  --ease-slow: cubic-bezier(0.16, 1, 0.3, 1);
}

/* ---- Reset --------------------------------------------------------- */
*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }

html {
  scroll-behavior: smooth;
  scroll-padding-top: var(--nav-h);
  -webkit-text-size-adjust: 100%;
}

body {
  font-family: var(--sans);
  font-size: var(--fs-body);
  font-weight: 400;
  line-height: 1.72;
  color: var(--ink);
  background: var(--white);
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
  overflow-x: hidden;
}

img { display: block; max-width: 100%; height: auto; }
a { color: inherit; text-decoration: none; }
button { font: inherit; color: inherit; cursor: pointer; background: none; border: none; }
ul { list-style: none; }

::selection { background: var(--gold); color: var(--navy); }

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

/* ---- Typography helpers ------------------------------------------- */
.display {
  font-family: var(--display);
  font-weight: 500;
  line-height: 1.04;
  letter-spacing: -0.018em;
  color: var(--navy);
}
.display em { font-style: normal; font-weight: 300; color: var(--gold-deep); }

.eyebrow {
  font-family: var(--sans);
  font-size: var(--fs-label);
  font-weight: 600;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--gold-deep);
  display: inline-flex;
  align-items: center;
  gap: 0.8rem;
}
.eyebrow::before {
  content: "";
  width: 30px; height: 2px;
  background: var(--gold);
  border-radius: 2px;
}
.eyebrow.is-centered { justify-content: center; }

.lead { font-size: var(--fs-lead); color: var(--slate); font-weight: 400; max-width: 46ch; }

/* ---- Layout primitives -------------------------------------------- */
.shell { padding-left: var(--rail); }
.wrap  { width: 100%; max-width: var(--maxw); margin: 0 auto; padding-inline: var(--pad-x); }

.block { padding-block: clamp(4.5rem, 9vw, 8.5rem); }
.block--tight { padding-block: clamp(3rem, 6vw, 5.5rem); }

.section-ivory { background: var(--paper); color: var(--ink); }
.section-ivory .lead { color: var(--slate); }

/* The architectural rail is retired in this theme. */
.rail { display: none; }

/* ---- Dark (navy) grounds keep light text + light hairlines --------- */
.hero, .footer {
  color: rgba(255,255,255,0.86);
  --slate: rgba(255,255,255,0.74);
  --slate-dim: rgba(255,255,255,0.5);
  --line: var(--line-onnavy);
  --line-strong: rgba(255,255,255,0.22);
}
.hero .display, .footer .display { color: #fff; }
.hero .display em, .cta-banner .display em { color: var(--gold-soft); }
.hero .eyebrow, .footer .eyebrow { color: var(--gold-soft); }

/* ---- Navigation ---------------------------------------------------- */
.nav {
  position: fixed;
  top: 0; left: 0; right: 0;
  height: var(--nav-h);
  z-index: 70;
  display: flex;
  align-items: center;
  justify-content: space-between;
  padding-inline: var(--pad-x);
  transition: background 0.45s var(--ease), height 0.45s var(--ease),
              box-shadow 0.45s var(--ease), backdrop-filter 0.45s var(--ease);
}
.nav.is-stuck {
  height: 70px;
  background: rgba(255,255,255,0.9);
  backdrop-filter: blur(16px) saturate(150%);
  -webkit-backdrop-filter: blur(16px) saturate(150%);
  box-shadow: 0 1px 0 var(--line), 0 14px 40px -28px rgba(17,42,69,0.45);
}

.brand { display: flex; align-items: center; }

/* ---- Brand logo lockup (CENTURY 21 MASTERS / luxury) -------------- */
.logo {
  --ls: 1rem;
  display: inline-flex; flex-direction: column; align-items: center;
  line-height: 1; color: var(--navy);
}
.logo__word {
  font-family: var(--display); font-weight: 500;
  font-size: var(--ls); letter-spacing: 0.14em; text-transform: uppercase;
  white-space: nowrap;
}
.logo__masters { font-weight: 700; }
.logo__sub {
  font-family: var(--script); font-weight: 400;
  font-size: calc(var(--ls) * 2.1); line-height: 0.62;
  letter-spacing: 0; text-transform: none;
  margin-top: calc(var(--ls) * 0.12); color: var(--gold);
}
.logo--nav { --ls: 0.76rem; }
.logo--footer { --ls: clamp(1.2rem, 2.4vw, 1.7rem); margin-bottom: 0.2rem; color: #fff; }
.logo--footer .logo__sub { color: var(--gold-soft); }
.logo--pre { --ls: clamp(1.4rem, 4.5vw, 2.5rem); }

.nav__menu { display: flex; align-items: center; gap: clamp(1rem, 1.9vw, 2.3rem); }
.nav__link {
  position: relative;
  font-size: 0.78rem;
  font-weight: 500;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--slate);
  padding-block: 0.4rem;
  transition: color 0.35s var(--ease);
}
.nav__link::after {
  content: "";
  position: absolute; left: 0; bottom: 0;
  width: 100%; height: 2px; border-radius: 2px;
  background: var(--gold);
  transform: scaleX(0); transform-origin: left;
  transition: transform 0.45s var(--ease);
}
.nav__link:hover,
.nav__link[aria-current="page"] { color: var(--navy); }
.nav__link:hover::after,
.nav__link[aria-current="page"]::after { transform: scaleX(1); }

.nav__cta { display: inline-flex; }

.nav__toggle {
  display: none;
  width: 42px; height: 42px;
  flex-direction: column; justify-content: center; gap: 6px; align-items: flex-end;
}
.nav__toggle span {
  display: block; height: 2px; width: 26px; border-radius: 2px;
  background: var(--navy);
  transition: transform 0.4s var(--ease), opacity 0.3s var(--ease), width 0.4s var(--ease), background 0.3s var(--ease);
}

/* Homepage: transparent nav over the dark hero — invert to light */
body.home .nav:not(.is-stuck) .nav__link { color: rgba(255,255,255,0.78); }
body.home .nav:not(.is-stuck) .nav__link:hover,
body.home .nav:not(.is-stuck) .nav__link[aria-current="page"] { color: #fff; }
body.home .nav:not(.is-stuck) .nav__toggle span { background: #fff; }
body.home .nav:not(.is-stuck) .logo { color: #fff; }

/* Mobile menu open: bar floats above a light overlay */
.nav.is-nav-open .nav__toggle span,
.nav.is-nav-open .logo { color: var(--navy); }
.nav.is-nav-open .nav__toggle span { background: var(--navy); }

/* ---- Buttons ------------------------------------------------------- */
.btn {
  position: relative;
  display: inline-flex; align-items: center; gap: 0.65rem;
  font-family: var(--sans);
  font-size: 0.74rem; font-weight: 600;
  letter-spacing: 0.16em; text-transform: uppercase;
  color: #fff; background: var(--navy);
  padding: 1rem 1.85rem; border: 1px solid var(--navy);
  border-radius: var(--radius-sm);
  transition: background 0.4s var(--ease), color 0.4s var(--ease),
              border-color 0.4s var(--ease), transform 0.4s var(--ease), box-shadow 0.4s var(--ease);
}
.btn:hover { background: var(--navy-2); transform: translateY(-2px); box-shadow: var(--shadow-sm); }
.btn .btn__icon { width: 15px; height: 15px; transition: transform 0.4s var(--ease); }
.btn:hover .btn__icon { transform: translate(3px, -3px); }

/* gold primary — the booking CTA */
.btn--solid, .nav__cta {
  background: var(--gold); border-color: var(--gold); color: var(--navy);
}
.btn--solid:hover, .nav__cta:hover {
  background: var(--gold-deep); border-color: var(--gold-deep); color: #fff;
}

.btn--ghost { background: transparent; color: var(--navy); border-color: var(--line-strong); }
.btn--ghost:hover { background: var(--navy); border-color: var(--navy); color: #fff; }

/* solid-gold buttons placed on dark grounds */
.hero .btn, .cta-banner .btn {
  background: var(--gold); border-color: var(--gold); color: var(--navy);
}
.hero .btn:hover, .cta-banner .btn:hover { background: #fff; border-color: #fff; color: var(--navy); }

/* text link with sliding underline */
.tlink {
  display: inline-flex; align-items: center; gap: 0.5rem;
  font-size: 0.74rem; font-weight: 600; letter-spacing: 0.14em; text-transform: uppercase;
  color: var(--gold-deep);
  padding-bottom: 4px;
  position: relative;
}
.tlink::after {
  content: ""; position: absolute; left: 0; bottom: 0;
  width: 100%; height: 2px; border-radius: 2px; background: currentColor;
  transform: scaleX(0); transform-origin: left;
  transition: transform 0.5s var(--ease);
}
.tlink:hover::after { transform: scaleX(1); }
.tlink svg { width: 14px; height: 14px; transition: transform 0.5s var(--ease); }
.tlink:hover svg { transform: translateX(4px); }

/* =====================================================================
   HERO
   ===================================================================== */
.hero {
  position: relative;
  min-height: 100svh;
  display: flex;
  align-items: flex-end;
  overflow: hidden;
}
.hero__media { position: absolute; inset: 0; z-index: -2; overflow: hidden; }
.hero__media img { width: 100%; height: 116%; object-fit: cover; object-position: center; will-change: transform; }
.hero__media::after {
  content: ""; position: absolute; inset: 0;
  background: linear-gradient(to top, rgba(8,22,38,0.92) 0%, rgba(8,22,38,0.30) 48%, rgba(8,22,38,0.55) 100%);
  z-index: 1;
}
.hero__inner { width: 100%; padding-bottom: clamp(3rem, 8vh, 7rem); padding-top: calc(var(--nav-h) + 2rem); }
.hero__title { font-size: var(--fs-hero); max-width: 17ch; margin-block: 1.5rem 2.2rem; font-weight: 400; }
.hero__foot { display: flex; flex-wrap: wrap; align-items: flex-end; justify-content: space-between; gap: 2rem; }
.hero__sub { max-width: 42ch; }
.hero__scroll {
  display: flex; align-items: center; gap: 0.8rem;
  font-size: 0.62rem; font-weight: 500; letter-spacing: 0.28em; text-transform: uppercase;
  color: rgba(255,255,255,0.7);
}
.hero__scroll i {
  display: block; width: 2px; height: 46px; border-radius: 2px;
  background: linear-gradient(var(--gold), transparent);
  animation: drop 2.4s var(--ease) infinite;
}
@keyframes drop {
  0% { transform: scaleY(0); transform-origin: top; }
  40% { transform: scaleY(1); transform-origin: top; }
  60% { transform: scaleY(1); transform-origin: bottom; }
  100% { transform: scaleY(0); transform-origin: bottom; }
}

/* page header (interior pages) */
.phead { position: relative; padding-top: calc(var(--nav-h) + clamp(3rem, 9vw, 6.5rem)); }
.phead__index { display: none; }
.phead__title { font-size: var(--fs-display); max-width: 18ch; position: relative; z-index: 1; }

/* =====================================================================
   STATS
   ===================================================================== */
.stats {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 1px;
  background: var(--line);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  overflow: hidden;
}
.stat { padding: clamp(2rem, 4vw, 3.2rem) clamp(1.2rem, 2.4vw, 2.4rem); background: var(--white); }
.section-ivory .stat { background: var(--paper); }
.stat__num {
  display: block;
  font-family: var(--display); font-weight: 500;
  font-size: clamp(2.6rem, 4.6vw, 4.2rem); line-height: 1;
  color: var(--navy);
}
.stat__num sup { font-size: 0.42em; vertical-align: super; color: var(--gold-deep); }
.stat__label {
  margin-top: 0.9rem;
  font-size: 0.68rem; font-weight: 500; letter-spacing: 0.16em; text-transform: uppercase;
  color: var(--slate);
}

/* =====================================================================
   INTRO SPLIT
   ===================================================================== */
.split { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(2.5rem, 6vw, 6.5rem); align-items: center; }
.split--portrait { grid-template-columns: 0.85fr 1fr; }
.split__media { position: relative; overflow: hidden; border-radius: var(--radius); box-shadow: var(--shadow); }
.split__media img { width: 100%; aspect-ratio: 4/5; object-fit: cover; transition: transform 1.4s var(--ease-slow); }
.split__media:hover img { transform: scale(1.04); }
.split__media--tall img { aspect-ratio: 3/4; }
.split__title { font-size: var(--fs-h2); margin-block: 1.3rem 1.5rem; max-width: 18ch; }
.split__body p + p { margin-top: 1.1rem; }
.split__body { color: var(--slate); }
.split__cta { margin-top: 2.2rem; }

/* corner mark on media */
.framed::before, .framed::after {
  content: ""; position: absolute; width: 26px; height: 26px; z-index: 2;
  border-color: var(--gold); border-style: solid; border-width: 0;
}
.framed::before { top: 16px; left: 16px; border-top-width: 2px; border-left-width: 2px; }
.framed::after  { bottom: 16px; right: 16px; border-bottom-width: 2px; border-right-width: 2px; }

/* =====================================================================
   FEATURED COLLECTION — property cards
   ===================================================================== */
.collection-head {
  display: flex; flex-wrap: wrap; align-items: flex-end;
  justify-content: space-between; gap: 1.5rem;
  margin-bottom: clamp(2.5rem, 5vw, 4rem);
}
.collection-head h2 { font-size: var(--fs-h2); max-width: 16ch; margin-top: 1rem; }

.estates { display: grid; grid-template-columns: repeat(3, 1fr); gap: clamp(1.6rem, 2.6vw, 2.4rem); }
.estate {
  display: flex; flex-direction: column;
  background: var(--white);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  overflow: hidden;
  transition: transform 0.5s var(--ease), box-shadow 0.5s var(--ease), border-color 0.5s var(--ease);
}
.section-ivory .estate { background: var(--white); }
.estate:hover { transform: translateY(-6px); box-shadow: var(--shadow); border-color: var(--line-strong); }
.estate__media { position: relative; overflow: hidden; }
.estate__media img { width: 100%; aspect-ratio: 4/3; object-fit: cover; transition: transform 1.4s var(--ease-slow); }
.estate:hover .estate__media img { transform: scale(1.06); }
.estate__no {
  position: absolute; top: 1rem; left: 1rem; z-index: 2;
  width: 38px; height: 38px; display: grid; place-items: center;
  font-family: var(--display); font-size: 0.95rem; font-weight: 600; color: var(--navy);
  background: rgba(255,255,255,0.9); border-radius: 50%;
}
.estate > div:last-child { display: flex; flex-direction: column; flex: 1; padding: clamp(1.5rem, 2.4vw, 2rem); }
.estate__loc { font-size: 0.68rem; font-weight: 600; letter-spacing: 0.18em; text-transform: uppercase; color: var(--gold-deep); }
.estate__name { font-family: var(--display); font-weight: 500; font-size: var(--fs-h3); line-height: 1.1; margin-block: 0.7rem 0.9rem; color: var(--navy); }
.estate__desc { color: var(--slate); font-size: 0.97rem; }
.estate__spec {
  display: flex; flex-wrap: wrap; gap: 1rem 1.4rem;
  margin-block: 1.4rem; padding-top: 1.3rem;
  border-top: 1px solid var(--line);
}
.estate__spec li { display: flex; align-items: center; gap: 0.5rem; font-size: 0.82rem; color: var(--slate); }
.estate__spec svg { width: 17px; height: 17px; color: var(--gold-deep); stroke-width: 1.5; }
.estate__foot {
  display: flex; align-items: center; justify-content: space-between; gap: 1rem; flex-wrap: wrap;
  margin-top: auto; padding-top: 1.2rem; border-top: 1px solid var(--line);
}
.estate__price { font-family: var(--display); font-weight: 600; font-size: 1.3rem; color: var(--navy); }

/* =====================================================================
   CTA banner — navy panel
   ===================================================================== */
.cta-banner {
  text-align: center; position: relative; overflow: hidden;
  background: var(--navy);
  color: rgba(255,255,255,0.84);
  border-radius: var(--radius);
  padding: clamp(3rem, 7vw, 6rem) clamp(1.5rem, 5vw, 4rem);
  background-image: radial-gradient(120% 120% at 50% -20%, rgba(184,145,80,0.18), transparent 60%);
}
.cta-banner .eyebrow { color: var(--gold-soft); }
.cta-banner .display { color: #fff; }
.cta-banner .lead { color: rgba(255,255,255,0.78); }
.cta-banner__big { font-size: var(--fs-display); max-width: 20ch; margin: 1.4rem auto 2.4rem; }
.cta-banner .lead { margin-inline: auto; margin-bottom: 0; }

/* =====================================================================
   TESTIMONIALS
   ===================================================================== */
.quotes { display: grid; gap: clamp(1.6rem, 3vw, 2.2rem); }
.quotes--row { grid-template-columns: repeat(3, 1fr); }
.quote {
  padding: clamp(2rem, 3vw, 2.6rem);
  background: var(--white);
  border: 1px solid var(--line); border-radius: var(--radius);
  display: flex; flex-direction: column; gap: 1.3rem;
  transition: border-color 0.5s var(--ease), transform 0.5s var(--ease), box-shadow 0.5s var(--ease);
}
.section-ivory .quote { background: var(--white); }
.quote:hover { border-color: var(--line-strong); transform: translateY(-5px); box-shadow: var(--shadow); }
.quote__mark { font-family: var(--display); font-weight: 700; font-size: 3.2rem; line-height: 0.4; color: var(--gold); height: 1.3rem; }
.quote__text { font-family: var(--display); font-size: 1.22rem; line-height: 1.5; font-weight: 400; color: var(--ink); }
.quote__by { margin-top: auto; font-size: 0.68rem; font-weight: 600; letter-spacing: 0.16em; text-transform: uppercase; color: var(--slate); }

/* =====================================================================
   SERVICES
   ===================================================================== */
.services-list { display: grid; gap: clamp(1rem, 2vw, 1.4rem); }
.service {
  position: relative;
  display: grid;
  grid-template-columns: clamp(3rem, 6vw, 6rem) 1fr auto;
  gap: clamp(1.4rem, 4vw, 3.5rem);
  align-items: center;
  padding: clamp(1.8rem, 3vw, 2.6rem) clamp(1.6rem, 3vw, 2.6rem);
  background: var(--white);
  border: 1px solid var(--line); border-radius: var(--radius);
  transition: transform 0.5s var(--ease), box-shadow 0.5s var(--ease), border-color 0.5s var(--ease);
}
.service:hover { transform: translateY(-4px); box-shadow: var(--shadow); border-color: var(--line-strong); }
.service__no {
  font-family: var(--display); font-weight: 600;
  font-size: clamp(1.6rem, 2.4vw, 2.2rem); line-height: 1;
  color: var(--gold);
}
.service__sub { display: block; font-family: var(--sans); font-size: 0.66rem; font-weight: 600; letter-spacing: 0.2em; text-transform: uppercase; color: var(--gold-deep); margin-bottom: 0.7rem; }
.service__name { font-family: var(--display); font-weight: 500; font-size: var(--fs-h3); line-height: 1.08; max-width: 18ch; color: var(--navy); }
.service__desc { color: var(--slate); max-width: 60ch; margin-top: 0.9rem; }
.service__link {
  align-self: center; justify-self: end; flex: none;
  width: 52px; height: 52px; display: grid; place-items: center;
  border: 1px solid var(--line-strong); border-radius: 50%;
  color: var(--navy);
  transition: background 0.5s var(--ease), color 0.5s var(--ease), border-color 0.5s var(--ease), transform 0.5s var(--ease);
}
.service:hover .service__link { background: var(--gold); border-color: var(--gold); color: var(--navy); transform: translate(3px, -3px); }
.service__link svg { width: 19px; height: 19px; stroke-width: 1.5; }

/* feature cards */
.feature-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: clamp(1rem, 2vw, 1.6rem); }
.feature {
  background: var(--white);
  border: 1px solid var(--line); border-radius: var(--radius);
  padding: clamp(2rem, 3vw, 2.6rem);
  display: flex; flex-direction: column; gap: 1rem;
  transition: transform 0.5s var(--ease), box-shadow 0.5s var(--ease), border-color 0.5s var(--ease);
}
.feature:hover { transform: translateY(-5px); box-shadow: var(--shadow); border-color: var(--line-strong); }
.feature__icon {
  width: 52px; height: 52px; display: grid; place-items: center;
  background: var(--mist); border-radius: 12px; margin-bottom: 0.4rem;
}
.feature__icon svg { width: 25px; height: 25px; color: var(--gold-deep); stroke-width: 1.4; }
.feature h4 { font-family: var(--display); font-weight: 500; font-size: 1.4rem; color: var(--navy); }
.feature p { color: var(--slate); font-size: 0.96rem; }

/* =====================================================================
   TIMELINE
   ===================================================================== */
.timeline { display: grid; }
.tl-item {
  --tl-dot: 13px;
  display: grid;
  grid-template-columns: clamp(4rem, 6vw, 5.5rem) 30px minmax(0, 1fr);
  column-gap: clamp(1.4rem, 2.6vw, 2.4rem);
  align-items: stretch;
  padding-block: clamp(1.6rem, 2.8vw, 2.3rem);
}
.tl-year { font-family: var(--display); font-weight: 600; font-size: clamp(1.4rem, 2vw, 1.85rem); line-height: 1.15; color: var(--gold-deep); }
.tl-node { position: relative; }
.tl-node::before {
  content: ""; position: absolute; z-index: 1; top: 6px; left: 50%;
  transform: translateX(-50%);
  width: var(--tl-dot); height: var(--tl-dot); border-radius: 50%;
  background: var(--gold); box-shadow: 0 0 0 5px rgba(184,145,80,0.16);
  transition: transform 0.5s var(--ease), box-shadow 0.5s var(--ease);
}
.tl-node::after {
  content: ""; position: absolute; left: 50%; transform: translateX(-50%);
  top: 0; bottom: 0; width: 2px; background: var(--line-strong);
}
.tl-item:first-child .tl-node::after { top: calc(6px + var(--tl-dot) / 2); }
.tl-item:last-child .tl-node::after { bottom: auto; height: calc(6px + var(--tl-dot) / 2); }
.tl-item:hover .tl-node::before { transform: translateX(-50%) scale(1.25); box-shadow: 0 0 0 7px rgba(184,145,80,0.14); }
.tl-title { font-family: var(--display); font-weight: 500; font-size: clamp(1.3rem, 1.8vw, 1.6rem); line-height: 1.12; margin-bottom: 0.5rem; color: var(--navy); }
.tl-body { color: var(--slate); max-width: 60ch; line-height: 1.65; }

/* affiliations row */
.affil { display: flex; flex-wrap: wrap; gap: clamp(2rem, 5vw, 4.5rem); align-items: center; }
.affil span {
  font-family: var(--display); font-weight: 500; font-size: clamp(1.1rem, 2.2vw, 1.7rem);
  color: var(--slate-dim); letter-spacing: 0.01em;
  transition: color 0.5s var(--ease);
}
.affil span:hover { color: var(--gold-deep); }

/* =====================================================================
   CONTACT
   ===================================================================== */
.contact-grid { display: grid; grid-template-columns: 1.2fr 0.8fr; gap: clamp(2.5rem, 6vw, 5.5rem); }
.field { position: relative; margin-bottom: 2.2rem; }
.field input, .field textarea {
  width: 100%;
  background: var(--white);
  border: 1px solid var(--line-strong);
  border-radius: var(--radius-sm);
  color: var(--ink);
  font-family: var(--sans); font-weight: 400; font-size: 1rem;
  padding: 1.2rem 1rem 0.6rem;
  transition: border-color 0.4s var(--ease), box-shadow 0.4s var(--ease);
}
.field textarea { resize: vertical; min-height: 130px; }
.field label {
  position: absolute; left: 1rem; top: 1rem;
  font-size: 0.78rem; letter-spacing: 0.06em; color: var(--slate-dim);
  pointer-events: none;
  transition: transform 0.35s var(--ease), color 0.35s var(--ease), font-size 0.35s var(--ease);
}
.field input:focus, .field textarea:focus { outline: none; border-color: var(--gold); box-shadow: 0 0 0 3px rgba(184,145,80,0.14); }
.field input:focus + label,
.field textarea:focus + label,
.field input:not(:placeholder-shown) + label,
.field textarea:not(:placeholder-shown) + label {
  transform: translateY(-0.85rem);
  font-size: 0.62rem; letter-spacing: 0.14em; text-transform: uppercase;
  color: var(--gold-deep);
}
.field input::placeholder, .field textarea::placeholder { color: transparent; }

.form-note { font-size: 0.78rem; color: var(--slate-dim); margin-top: -0.6rem; margin-bottom: 1.6rem; }
.form-status {
  margin-top: 1.3rem; font-size: 0.82rem; letter-spacing: 0.04em;
  color: var(--gold-deep); opacity: 0; transform: translateY(6px);
  transition: opacity 0.5s var(--ease), transform 0.5s var(--ease);
}
.form-status.is-shown { opacity: 1; transform: translateY(0); }

.contact-detail { display: flex; flex-direction: column; gap: 2rem; }
.cd-item { display: flex; flex-direction: column; gap: 0.35rem; }
.cd-item .label { font-size: 0.66rem; font-weight: 600; letter-spacing: 0.2em; text-transform: uppercase; color: var(--gold-deep); }
.cd-item a, .cd-item p { font-family: var(--display); font-weight: 500; font-size: 1.3rem; color: var(--navy); }
.cd-item small { color: var(--slate); font-family: var(--sans); }

.map-frame {
  position: relative; overflow: hidden;
  border: 1px solid var(--line); border-radius: var(--radius);
  margin-top: clamp(3rem, 6vw, 5rem);
}
.map-frame iframe {
  width: 100%; height: clamp(300px, 42vw, 460px);
  border: 0; display: block;
  filter: grayscale(0.3) contrast(1.02);
  transition: filter 0.8s var(--ease);
}
.map-frame:hover iframe { filter: grayscale(0); }
.map-frame__tag {
  position: absolute; left: 1.3rem; bottom: 1.3rem; z-index: 2;
  background: var(--navy); border-radius: var(--radius-sm);
  padding: 0.7rem 1.2rem; font-size: 0.64rem; font-weight: 600; letter-spacing: 0.2em; text-transform: uppercase; color: var(--gold-soft);
  pointer-events: none; box-shadow: var(--shadow-sm);
}

/* =====================================================================
   BUYER / SELLER GUIDE — two columns
   ===================================================================== */
.guide { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(1.4rem, 3vw, 2.2rem); }
.guide__col {
  display: flex; flex-direction: column;
  padding: clamp(2rem, 4vw, 3.2rem);
  border: 1px solid var(--line); border-radius: var(--radius);
  background: var(--white);
  transition: border-color 0.5s var(--ease), transform 0.5s var(--ease), box-shadow 0.5s var(--ease);
}
.guide__col:hover { border-color: var(--line-strong); transform: translateY(-6px); box-shadow: var(--shadow); }
.guide__no { font-size: 0.7rem; font-weight: 600; letter-spacing: 0.18em; text-transform: uppercase; color: var(--gold-deep); }
.guide__title { font-family: var(--display); font-weight: 500; font-size: var(--fs-h3); margin-top: 0.6rem; color: var(--navy); }
.guide__lead { color: var(--slate); margin-top: 0.9rem; max-width: 38ch; }
.guide__list {
  counter-reset: g; margin-top: 1.7rem; padding-top: 1.7rem;
  border-top: 1px solid var(--line);
  display: flex; flex-direction: column; gap: 1rem;
}
.guide__list li { display: flex; gap: 1rem; align-items: baseline; color: var(--ink); font-size: 0.97rem; line-height: 1.5; }
.guide__list li::before {
  counter-increment: g; content: counter(g, decimal-leading-zero);
  font-family: var(--display); font-weight: 600; font-size: 0.92rem; color: var(--gold-deep);
  min-width: 1.8em; flex: none;
}
.guide__cta { margin-top: auto; padding-top: 2rem; }

/* =====================================================================
   TRUST / CREDIBILITY RIBBON
   ===================================================================== */
.trust-section { text-align: center; }
.trust {
  position: relative; margin-top: clamp(2rem, 4vw, 3rem); overflow: hidden;
  -webkit-mask-image: linear-gradient(90deg, transparent, #000 12%, #000 88%, transparent);
          mask-image: linear-gradient(90deg, transparent, #000 12%, #000 88%, transparent);
}
.trust__track { display: flex; width: max-content; animation: trust-scroll 36s linear infinite; }
.trust:hover .trust__track { animation-play-state: paused; }
.trust__set { display: flex; align-items: center; flex: none; }
.trust__logo {
  flex: none; display: inline-flex; align-items: center; justify-content: center;
  height: 30px; margin-right: clamp(2.6rem, 6vw, 5rem);
  color: var(--slate); opacity: 0.8;
  transition: color 0.5s var(--ease), opacity 0.5s var(--ease), transform 0.5s var(--ease);
}
.trust__logo svg { height: 26px; width: auto; display: block; fill: currentColor; }
.trust__logo--stroke svg { fill: none; stroke: currentColor; stroke-width: 1.5; stroke-linecap: round; stroke-linejoin: round; }
.trust__word { font-family: var(--display); font-weight: 600; font-size: 1.25rem; letter-spacing: 0.02em; white-space: nowrap; }
.trust__word--wide { letter-spacing: 0.16em; font-size: 1.02rem; }
.trust__logo:hover { color: var(--gold-deep); opacity: 1; transform: translateY(-4px); }
@keyframes trust-scroll { from { transform: translateX(0); } to { transform: translateX(-33.3333%); } }
@media (prefers-reduced-motion: reduce) {
  .trust { -webkit-mask-image: none; mask-image: none; }
  .trust__track { animation: none; flex-wrap: wrap; justify-content: center; width: 100%; row-gap: 1.6rem; }
  .trust__set:not(:first-child) { display: none; }
}

/* Agent credential line (About bio) */
.agent-id { display: flex; flex-wrap: wrap; align-items: center; gap: 0.7rem 1rem; margin-top: 1.4rem; }
.agent-id__name { font-family: var(--display); font-weight: 600; font-size: 1.5rem; line-height: 1; color: var(--navy); }
.agent-id__role { font-size: 0.72rem; font-weight: 500; letter-spacing: 0.16em; text-transform: uppercase; color: var(--slate); }
.agent-id__dre {
  font-size: 0.7rem; font-weight: 600; letter-spacing: 0.14em; text-transform: uppercase;
  color: var(--gold-deep);
  border: 1px solid var(--line-gold); border-radius: 100px;
  padding: 0.36rem 0.85rem;
}

/* =====================================================================
   FOOTER
   ===================================================================== */
.footer { background: var(--navy-deep); }
.footer__top {
  display: grid; grid-template-columns: 1.4fr 1fr 1fr; gap: clamp(2rem, 5vw, 4rem);
  padding-block: clamp(3.5rem, 7vw, 6rem);
}
.footer__word { font-family: var(--display); font-weight: 600; font-size: clamp(2.6rem, 8vw, 6rem); line-height: 0.94; letter-spacing: -0.01em; color: #fff; }
.footer__word span { color: var(--gold-soft); }
.footer__blurb { color: rgba(255,255,255,0.66); max-width: 34ch; margin-top: 1.3rem; }

.footer__agent { display: flex; flex-direction: column; gap: 0.3rem; margin-top: 1.8rem; }
.footer__agent-name { font-family: var(--display); font-weight: 600; font-size: 1.45rem; line-height: 1; color: #fff; }
.footer__agent-role { font-size: 0.7rem; font-weight: 500; letter-spacing: 0.16em; text-transform: uppercase; color: rgba(255,255,255,0.6); }
.footer__dre {
  align-self: flex-start; margin-top: 0.7rem;
  font-size: 0.7rem; font-weight: 600; letter-spacing: 0.14em; text-transform: uppercase;
  color: var(--gold-soft);
  border: 1px solid rgba(208,174,114,0.4); border-radius: 100px;
  padding: 0.4rem 0.85rem;
}
.footer h5 { font-size: 0.68rem; font-weight: 600; letter-spacing: 0.18em; text-transform: uppercase; color: var(--gold-soft); margin-bottom: 1.3rem; }
.footer__col ul { display: flex; flex-direction: column; gap: 0.85rem; }
.footer__col a, .footer__col p { color: rgba(255,255,255,0.66); font-size: 0.95rem; transition: color 0.35s var(--ease); }
.footer__col a:hover { color: #fff; }
.footer__socials { display: flex; gap: 0.8rem; margin-top: 1.5rem; }
.footer__socials a {
  width: 42px; height: 42px; display: grid; place-items: center;
  border: 1px solid rgba(255,255,255,0.16); border-radius: 50%;
  color: rgba(255,255,255,0.7);
  transition: border-color 0.4s var(--ease), background 0.4s var(--ease), color 0.4s var(--ease), transform 0.4s var(--ease);
}
.footer__socials a:hover { border-color: var(--gold); background: var(--gold); color: var(--navy); transform: translateY(-4px); }
.footer__socials svg { width: 17px; height: 17px; fill: currentColor; transition: transform 0.4s var(--ease); }
.footer__socials a:hover svg { transform: scale(1.12); }
.footer__bar {
  display: flex; flex-wrap: wrap; gap: 1rem; justify-content: space-between;
  padding-block: 1.8rem;
  border-top: 1px solid rgba(255,255,255,0.12);
  font-size: 0.72rem; letter-spacing: 0.04em; color: rgba(255,255,255,0.5);
}

/* =====================================================================
   SCROLL REVEAL
   ===================================================================== */
.reveal { opacity: 0; transform: translateY(30px); transition: opacity 0.9s var(--ease), transform 0.9s var(--ease); }
.reveal.is-in { opacity: 1; transform: none; }
.reveal[data-delay="1"] { transition-delay: 0.1s; }
.reveal[data-delay="2"] { transition-delay: 0.2s; }
.reveal[data-delay="3"] { transition-delay: 0.3s; }
.reveal[data-delay="4"] { transition-delay: 0.4s; }

.draw { transform: scaleX(0); transform-origin: left; transition: transform 1.1s var(--ease-slow); }
.draw.is-in { transform: scaleX(1); }

.clip { clip-path: inset(0 0 100% 0); transition: clip-path 1.3s var(--ease-slow); }
.clip.is-in { clip-path: inset(0 0 0% 0); }

[data-stagger].reveal { opacity: 1; transform: none; }
[data-stagger] > * {
  opacity: 0; transform: translateY(14px) scale(0.99);
  transition: opacity 0.7s var(--ease), transform 0.7s var(--ease);
}
[data-stagger].is-in > * { opacity: 1; transform: none; }
[data-stagger].is-in > *:nth-child(1) { transition-delay: 0.05s; }
[data-stagger].is-in > *:nth-child(2) { transition-delay: 0.12s; }
[data-stagger].is-in > *:nth-child(3) { transition-delay: 0.19s; }
[data-stagger].is-in > *:nth-child(4) { transition-delay: 0.26s; }
[data-stagger].is-in > *:nth-child(5) { transition-delay: 0.33s; }
[data-stagger].is-in > *:nth-child(6) { transition-delay: 0.40s; }

.eyebrow.reveal::before { transform: scaleX(0); transform-origin: left; transition: transform 0.8s var(--ease-slow) 0.15s; }
.eyebrow.reveal.is-in::before { transform: scaleX(1); }

/* Fail-safe without JS: never hide content. */
html:not(.js) .reveal,
html:not(.js) .draw,
html:not(.js) .clip,
html:not(.js) [data-stagger] > * { opacity: 1 !important; transform: none !important; clip-path: none !important; }
html:not(.js) .eyebrow::before { transform: none !important; }
html:not(.js) .preloader { display: none !important; }

/* =====================================================================
   PRELOADER
   ===================================================================== */
.preloader {
  position: fixed; inset: 0; z-index: 200;
  background: var(--white);
  display: grid; place-items: center;
  transition: opacity 0.8s var(--ease), visibility 0.8s var(--ease);
}
.preloader.is-done { opacity: 0; visibility: hidden; }
.preloader__mark { text-align: center; }
.preloader__mark .w { font-family: var(--display); font-weight: 500; font-size: clamp(2.2rem, 8vw, 4.4rem); letter-spacing: 0.04em; overflow: hidden; color: var(--navy); }
.preloader__mark .w span { display: inline-block; transform: translateY(110%); animation: rise 0.9s var(--ease) forwards; }
.preloader__mark .w span:nth-child(2){ animation-delay: 0.07s; }
.preloader__mark .w span:nth-child(3){ animation-delay: 0.14s; }
.preloader__mark .w span:nth-child(4){ animation-delay: 0.21s; }
@keyframes rise { to { transform: translateY(0); } }
.preloader__mark .logo { animation: logo-in 1s var(--ease) both; }
@keyframes logo-in { from { opacity: 0; transform: translateY(14px); } to { opacity: 1; transform: translateY(0); } }
.preloader__line { height: 2px; border-radius: 2px; background: var(--gold); margin: 1.4rem auto 0; width: 0; animation: grow 1.1s 0.3s var(--ease) forwards; }
@keyframes grow { to { width: 100%; } }

/* =====================================================================
   RESPONSIVE
   ===================================================================== */
@media (max-width: 1024px) {
  .nav__menu {
    position: fixed;
    top: 0; left: 0; width: 100%; height: 100svh;
    flex-direction: column; justify-content: center;
    gap: 2.2rem;
    background: var(--white);
    transform: translateY(-100%);
    transition: transform 0.6s var(--ease);
    z-index: 65;
  }
  .nav__menu.is-open { transform: translateY(0); box-shadow: var(--shadow); }
  .nav__menu .nav__link { font-size: 1.05rem; color: var(--slate); }
  .nav__menu .nav__link:hover,
  .nav__menu .nav__link[aria-current="page"] { color: var(--navy); }
  .nav__menu .btn { margin-top: 1rem; }
  .nav__toggle { display: flex; z-index: 70; }
  .nav.is-nav-open .nav__toggle span:nth-child(1) { transform: translateY(8px) rotate(45deg); }
  .nav.is-nav-open .nav__toggle span:nth-child(2) { opacity: 0; width: 0; }
  .nav.is-nav-open .nav__toggle span:nth-child(3) { transform: translateY(-8px) rotate(-45deg); }

  .estates { grid-template-columns: repeat(2, 1fr); }
  .feature-grid { grid-template-columns: repeat(2, 1fr); }
  .stats { grid-template-columns: repeat(2, 1fr); }
}

@media (max-width: 880px) {
  .split, .split--portrait { grid-template-columns: 1fr; gap: 2.5rem; }
  .split__media { order: -1; }
  .estates { grid-template-columns: 1fr; }
  .quotes--row { grid-template-columns: 1fr; }
  .feature-grid { grid-template-columns: 1fr; }
  .guide { grid-template-columns: 1fr; }
  .footer__top { grid-template-columns: 1fr; gap: 2.5rem; }
  .contact-grid { grid-template-columns: 1fr; }

  .service { grid-template-columns: auto 1fr; column-gap: 1.2rem; row-gap: 1.2rem; align-items: center; }
  .service__no { grid-column: 1; grid-row: 1; font-size: 1.4rem; }
  .service__link { grid-column: 2; grid-row: 1; justify-self: end; width: 46px; height: 46px; }
  .service__body { grid-column: 1 / -1; grid-row: 2; }
}

@media (max-width: 540px) {
  .stats { grid-template-columns: 1fr; }
  .nav__cta.btn { display: none; }
  .tl-item { grid-template-columns: 1fr; row-gap: 0.5rem; padding-block: 1.6rem; }
  .tl-node { display: none; }
  .tl-year { font-size: 1.4rem; }
}

/* ---- Reduced motion ----------------------------------------------- */
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after {
    animation-duration: 0.001ms !important;
    animation-iteration-count: 1 !important;
    transition-duration: 0.001ms !important;
  }
  .reveal, .clip, .draw,
  [data-stagger] > * { opacity: 1 !important; transform: none !important; clip-path: none !important; }
  .eyebrow::before { transform: none !important; }
  .hero__media img { height: 100%; }
}