:root {
    --navy:   #0F1923;
    --navy2:  #182535;
    --gold:   #C9A84C;
    --gold2:  #E8C96A;
    --cream:  #F7F4EE;
    --warm:   #EDE8DF;
    --muted:  #8A8780;
    --text:   #1C1C1C;
    --white:  #FFFFFF;
    --radius: 4px;
    --transition: 0.25s ease;
  }

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

  html { scroll-behavior: smooth; }

  body {
    font-family: 'DM Sans', sans-serif;
    background: var(--cream);
    color: var(--text);
    overflow-x: hidden;
  }

  h1, h2, h3, h4 {
    font-family: 'Playfair Display', serif;
    line-height: 1.2;
  }

  a { text-decoration: none; color: inherit; }

  img { display: block; max-width: 100%; }

  /* ── UTILITY ─────────────────────────────────── */
  .container { max-width: 1200px; margin: 0 auto; padding: 0 32px; }
  .section-label {
    font-family: 'DM Sans', sans-serif;
    font-size: 11px;
    font-weight: 600;
    letter-spacing: 0.2em;
    text-transform: uppercase;
    color: var(--gold);
    margin-bottom: 12px;
  }
  .btn {
    display: inline-flex;
    align-items: center;
    gap: 8px;
    padding: 14px 28px;
    font-family: 'DM Sans', sans-serif;
    font-size: 13px;
    font-weight: 600;
    letter-spacing: 0.08em;
    text-transform: uppercase;
    border: none;
    cursor: pointer;
    transition: var(--transition);
    border-radius: var(--radius);
  }
  .btn-gold {
    background: var(--gold);
    color: var(--navy);
  }
  .btn-gold:hover { background: var(--gold2); }
  .btn-outline {
    background: transparent;
    color: var(--white);
    border: 1.5px solid rgba(255,255,255,0.5);
  }
  .btn-outline:hover {
    border-color: var(--gold);
    color: var(--gold);
  }
  .btn-dark {
    background: var(--navy);
    color: var(--white);
  }
  .btn-dark:hover { background: var(--navy2); }

  /* ── NAV ─────────────────────────────────────── */
  nav {
    position: fixed;
    top: 0; left: 0; right: 0;
    z-index: 100;
    background: rgba(15,25,35,0.96);
    backdrop-filter: blur(12px);
    border-bottom: 1px solid rgba(201,168,76,0.2);
    height: 64px;
    display: flex;
    align-items: center;
  }
  .nav-inner {
    max-width: 1200px;
    width: 100%;
    margin: 0 auto;
    padding: 0 32px;
    display: flex;
    align-items: center;
    justify-content: space-between;
  }
  .nav-logo {
    font-family: 'Playfair Display', serif;
    font-size: 20px;
    color: var(--white);
    cursor: pointer;
  }
  .nav-logo span { color: var(--gold); }
  .nav-links {
    display: flex;
    align-items: center;
    gap: 32px;
    list-style: none;
  }
  .nav-links a {
    font-size: 12px;
    font-weight: 500;
    letter-spacing: 0.1em;
    text-transform: uppercase;
    color: rgba(255,255,255,0.7);
    transition: var(--transition);
    cursor: pointer;
  }
  .nav-links a:hover, .nav-links a.active { color: var(--gold); }
  .nav-cta {
    font-size: 12px;
    padding: 10px 20px;
  }

  /* ── HERO ────────────────────────────────────── */
  .hero {
    position: relative;
    height: 100vh;
    min-height: 600px;
    display: flex;
    align-items: flex-end;
    overflow: hidden;
  }
  .hero-bg {
    position: absolute;
    inset: 0;
    background: linear-gradient(160deg, #1a3a5c 0%, #0F1923 50%, #2a1a0a 100%);
  }
  /* Simulated landscape photo with CSS art */
  .hero-landscape {
    position: absolute;
    inset: 0;
    overflow: hidden;
  }
  .hero-sky {
    position: absolute;
    inset: 0;
    background: linear-gradient(180deg,
      #0d2137 0%,
      #1a3a5c 30%,
      #2d5a8e 55%,
      #4a7fb5 70%,
      #c4956a 80%,
      #e8b87a 88%,
      #f5d09a 93%,
      #fde8c0 100%
    );
  }
  .hero-sun {
    position: absolute;
    bottom: 38%;
    left: 50%;
    transform: translateX(-50%);
    width: 80px; height: 80px;
    border-radius: 50%;
    background: radial-gradient(circle, #fff8e7 0%, #fde68a 40%, #f59e0b 70%, transparent 100%);
    box-shadow: 0 0 80px 40px rgba(251,191,36,0.3), 0 0 160px 80px rgba(251,191,36,0.15);
  }
  .hero-mountains {
    position: absolute;
    bottom: 28%;
    left: 0; right: 0;
    height: 200px;
  }
  .hero-mountains svg { width: 100%; height: 100%; }
  .hero-land {
    position: absolute;
    bottom: 0;
    left: 0; right: 0;
    height: 30%;
    background: linear-gradient(180deg, #1a2a1a 0%, #0d1a0d 100%);
  }
  .hero-river {
    position: absolute;
    bottom: 8%;
    left: 20%;
    width: 60%;
    height: 40px;
    background: linear-gradient(90deg, transparent, rgba(100,160,200,0.3), rgba(140,190,220,0.5), rgba(100,160,200,0.3), transparent);
    border-radius: 50%;
    filter: blur(4px);
  }
  .hero-overlay {
    position: absolute;
    inset: 0;
    background: linear-gradient(to top, rgba(15,25,35,0.92) 0%, rgba(15,25,35,0.4) 50%, rgba(15,25,35,0.1) 100%);
  }
  .hero-content {
    position: relative;
    z-index: 2;
    width: 100%;
    padding-bottom: 80px;
  }
  .hero-content .container {
    display: grid;
    grid-template-columns: 1fr 340px;
    gap: 48px;
    align-items: flex-end;
  }
  .hero-tag {
    display: inline-flex;
    align-items: center;
    gap: 8px;
    background: rgba(201,168,76,0.15);
    border: 1px solid rgba(201,168,76,0.4);
    color: var(--gold);
    font-size: 11px;
    font-weight: 600;
    letter-spacing: 0.15em;
    text-transform: uppercase;
    padding: 6px 14px;
    border-radius: 2px;
    margin-bottom: 20px;
  }
  .hero-title {
    font-size: clamp(42px, 5vw, 68px);
    color: var(--white);
    font-weight: 400;
    margin-bottom: 20px;
    line-height: 1.1;
  }
  .hero-title em { color: var(--gold); font-style: italic; }
  .hero-sub {
    font-size: 16px;
    color: rgba(255,255,255,0.65);
    line-height: 1.7;
    max-width: 500px;
    margin-bottom: 36px;
    font-weight: 300;
  }
  .hero-actions { display: flex; gap: 14px; flex-wrap: wrap; }

  /* Search box in hero */
  .hero-search {
    background: rgba(255,255,255,0.06);
    border: 1px solid rgba(255,255,255,0.12);
    border-radius: 8px;
    padding: 24px;
    backdrop-filter: blur(16px);
  }
  .hero-search h4 {
    font-family: 'Playfair Display', serif;
    font-size: 16px;
    color: var(--white);
    margin-bottom: 16px;
    font-weight: 400;
  }
  .search-field {
    width: 100%;
    background: rgba(255,255,255,0.08);
    border: 1px solid rgba(255,255,255,0.15);
    border-radius: var(--radius);
    padding: 12px 14px;
    color: var(--white);
    font-family: 'DM Sans', sans-serif;
    font-size: 14px;
    margin-bottom: 10px;
    outline: none;
  }
  .search-field::placeholder { color: rgba(255,255,255,0.4); }
  .search-field:focus { border-color: var(--gold); }
  .search-row { display: grid; grid-template-columns: 1fr 1fr; gap: 10px; margin-bottom: 10px; }
  .search-field select { appearance: none; }

  /* Stats bar */
  .hero-stats {
    position: absolute;
    bottom: 0;
    left: 0; right: 0;
    background: var(--gold);
    z-index: 3;
  }
  .hero-stats .container {
    display: grid;
    grid-template-columns: repeat(4, 1fr);
    divide: solid;
  }
  .stat-item {
    padding: 18px 24px;
    border-right: 1px solid rgba(15,25,35,0.2);
    text-align: center;
  }
  .stat-item:last-child { border-right: none; }
  .stat-num {
    font-family: 'Playfair Display', serif;
    font-size: 28px;
    font-weight: 700;
    color: var(--navy);
    line-height: 1;
  }
  .stat-label {
    font-size: 11px;
    font-weight: 600;
    letter-spacing: 0.1em;
    text-transform: uppercase;
    color: rgba(15,25,35,0.65);
    margin-top: 4px;
  }

  /* ── SECTIONS ────────────────────────────────── */
  section { padding: 80px 0; }
  section.dark {
    background: var(--navy);
    color: var(--white);
  }
  section.mid {
    background: var(--warm);
  }

  .section-header {
    margin-bottom: 48px;
  }
  .section-header h2 {
    font-size: clamp(28px, 3.5vw, 42px);
    font-weight: 400;
    line-height: 1.2;
  }
  .section-header h2 em { color: var(--gold); font-style: italic; }
  .section-header p {
    font-size: 16px;
    color: var(--muted);
    line-height: 1.7;
    max-width: 560px;
    margin-top: 12px;
    font-weight: 300;
  }
  .section-header.dark-text p { color: rgba(255,255,255,0.55); }

  /* ── LISTING CARDS ───────────────────────────── */
  .listings-grid {
    display: grid;
    grid-template-columns: repeat(3, 1fr);
    gap: 24px;
  }
  .listing-card {
    background: var(--white);
    border-radius: 6px;
    overflow: hidden;
    cursor: pointer;
    transition: transform var(--transition), box-shadow var(--transition);
    box-shadow: 0 2px 12px rgba(0,0,0,0.06);
  }
  .listing-card:hover {
    transform: translateY(-4px);
    box-shadow: 0 12px 32px rgba(0,0,0,0.12);
  }
  .listing-card.dark-card {
    background: var(--navy2);
  }
  .card-image {
    height: 200px;
    position: relative;
    overflow: hidden;
  }
  .card-img-placeholder {
    width: 100%; height: 100%;
    display: flex;
    align-items: center;
    justify-content: center;
    font-size: 40px;
  }
  .card-badge {
    position: absolute;
    top: 12px; left: 12px;
    background: var(--gold);
    color: var(--navy);
    font-size: 10px;
    font-weight: 700;
    letter-spacing: 0.1em;
    text-transform: uppercase;
    padding: 4px 10px;
    border-radius: 2px;
  }
  .card-badge.sold { background: #dc2626; color: white; }
  .card-body { padding: 20px; }
  .card-price {
    font-family: 'Playfair Display', serif;
    font-size: 22px;
    font-weight: 600;
    color: var(--navy);
    margin-bottom: 4px;
  }
  .dark-card .card-price { color: var(--gold); }
  .card-address {
    font-size: 13px;
    color: var(--muted);
    margin-bottom: 14px;
  }
  .dark-card .card-address { color: rgba(255,255,255,0.5); }
  .card-specs {
    display: flex;
    gap: 16px;
  }
  .spec {
    font-size: 12px;
    color: var(--muted);
    display: flex;
    align-items: center;
    gap: 4px;
  }
  .dark-card .spec { color: rgba(255,255,255,0.5); }
  .spec strong {
    font-weight: 600;
    color: var(--text);
    font-size: 13px;
  }
  .dark-card .spec strong { color: var(--white); }

  /* House palettes */
  .house-1 { background: linear-gradient(160deg, #b0c4de 0%, #7a9cbf 40%, #5a7a9f 100%); }
  .house-2 { background: linear-gradient(160deg, #d4b896 0%, #b89070 40%, #8a6040 100%); }
  .house-3 { background: linear-gradient(160deg, #a8c4a8 0%, #7a9e7a 40%, #4a7a4a 100%); }
  .house-4 { background: linear-gradient(160deg, #c4a8c0 0%, #9e7a9a 40%, #7a4a76 100%); }
  .house-5 { background: linear-gradient(160deg, #c4c4a8 0%, #9e9e7a 40%, #7a7a4a 100%); }
  .house-6 { background: linear-gradient(160deg, #a8c4c4 0%, #7a9e9e 40%, #4a7a7a 100%); }
  .house-icon {
    font-size: 48px;
    filter: drop-shadow(0 4px 8px rgba(0,0,0,0.2));
  }

  /* ── TESTIMONIALS ────────────────────────────── */
  .testimonials-grid {
    display: grid;
    grid-template-columns: repeat(3, 1fr);
    gap: 24px;
  }
  .testimonial-card {
    background: rgba(255,255,255,0.06);
    border: 1px solid rgba(255,255,255,0.1);
    border-radius: 6px;
    padding: 28px;
  }
  .stars {
    color: var(--gold);
    font-size: 14px;
    margin-bottom: 14px;
    letter-spacing: 2px;
  }
  .testimonial-text {
    font-size: 15px;
    line-height: 1.7;
    color: rgba(255,255,255,0.75);
    font-weight: 300;
    margin-bottom: 20px;
    font-style: italic;
  }
  .testimonial-author {
    font-size: 13px;
    font-weight: 600;
    color: var(--gold);
  }
  .testimonial-role {
    font-size: 12px;
    color: rgba(255,255,255,0.4);
  }

  /* ── CTA BAND ────────────────────────────────── */
  .cta-band {
    background: var(--gold);
    padding: 56px 0;
  }
  .cta-band .container {
    display: flex;
    align-items: center;
    justify-content: space-between;
    gap: 32px;
  }
  .cta-band h2 {
    font-size: 32px;
    color: var(--navy);
    font-weight: 600;
  }
  .cta-band p {
    font-size: 15px;
    color: rgba(15,25,35,0.65);
    margin-top: 6px;
  }

  /* ── ABOUT PAGE ──────────────────────────────── */
  .about-grid {
    display: grid;
    grid-template-columns: 1fr 1.2fr;
    gap: 72px;
    align-items: center;
  }
  .about-photo {
    position: relative;
  }
  .about-photo-frame {
    width: 100%;
    aspect-ratio: 3/4;
    background: linear-gradient(160deg, #c4956a 0%, #8a6040 60%, #4a2a10 100%);
    border-radius: 8px;
    display: flex;
    align-items: center;
    justify-content: center;
    font-size: 80px;
    box-shadow: 24px 24px 0 var(--gold);
  }
  .about-badge {
    position: absolute;
    bottom: -16px;
    right: -16px;
    background: var(--navy);
    border: 3px solid var(--gold);
    border-radius: 50%;
    width: 120px; height: 120px;
    display: flex;
    flex-direction: column;
    align-items: center;
    justify-content: center;
    text-align: center;
  }
  .about-badge .num {
    font-family: 'Playfair Display', serif;
    font-size: 28px;
    font-weight: 700;
    color: var(--gold);
    line-height: 1;
  }
  .about-badge .lbl {
    font-size: 10px;
    font-weight: 600;
    letter-spacing: 0.08em;
    text-transform: uppercase;
    color: rgba(255,255,255,0.6);
    margin-top: 4px;
  }
  .about-content h2 {
    font-size: 38px;
    margin-bottom: 20px;
  }
  .about-content p {
    font-size: 15px;
    line-height: 1.8;
    color: var(--muted);
    margin-bottom: 16px;
    font-weight: 300;
  }
  .credentials-grid {
    display: grid;
    grid-template-columns: repeat(3, 1fr);
    gap: 16px;
    margin-top: 32px;
  }
  .credential {
    background: var(--warm);
    border-radius: 6px;
    padding: 16px;
    text-align: center;
    border-top: 3px solid var(--gold);
  }
  .credential-icon { font-size: 24px; margin-bottom: 8px; }
  .credential-title {
    font-family: 'Playfair Display', serif;
    font-size: 13px;
    font-weight: 600;
    margin-bottom: 4px;
  }
  .credential-desc { font-size: 11px; color: var(--muted); line-height: 1.4; }

  /* ── LISTINGS PAGE ───────────────────────────── */
  .listings-layout {
    display: grid;
    grid-template-columns: 280px 1fr;
    gap: 40px;
    padding-top: 96px;
    min-height: 100vh;
  }
  .filter-sidebar {
    background: var(--white);
    border-radius: 8px;
    padding: 28px;
    height: fit-content;
    position: sticky;
    top: 80px;
    box-shadow: 0 2px 16px rgba(0,0,0,0.06);
  }
  .filter-header {
    display: flex;
    align-items: center;
    justify-content: space-between;
    margin-bottom: 24px;
    padding-bottom: 16px;
    border-bottom: 1px solid var(--warm);
    cursor: pointer;
    user-select: none;
  }
  .filter-sidebar h3 {
    font-size: 18px;
    margin-bottom: 0;
  }
  .filter-chevron {
    font-size: 18px;
    color: var(--gold);
    transition: transform 0.25s ease;
    line-height: 1;
  }
  .filter-sidebar.collapsed .filter-chevron {
    transform: rotate(-90deg);
  }
  .filter-body {
    overflow: hidden;
    transition: max-height 0.3s ease, opacity 0.3s ease;
    max-height: 2000px;
    opacity: 1;
  }
  .filter-sidebar.collapsed .filter-body {
    max-height: 0;
    opacity: 0;
  }
  .filter-group { margin-bottom: 24px; }
  .filter-label {
    font-size: 11px;
    font-weight: 600;
    letter-spacing: 0.1em;
    text-transform: uppercase;
    color: var(--muted);
    margin-bottom: 10px;
  }
  .filter-input {
    width: 100%;
    border: 1.5px solid var(--warm);
    border-radius: var(--radius);
    padding: 10px 12px;
    font-family: 'DM Sans', sans-serif;
    font-size: 14px;
    background: var(--cream);
    color: var(--text);
    outline: none;
    transition: border-color var(--transition);
  }
  .filter-input:focus { border-color: var(--gold); }
  .filter-checks { display: flex; flex-direction: column; gap: 8px; }
  .filter-check {
    display: flex;
    align-items: center;
    gap: 10px;
    font-size: 14px;
    cursor: pointer;
    color: var(--text);
  }
  .filter-check input { accent-color: var(--gold); width: 16px; height: 16px; }
  .listings-main { padding: 40px 0 80px; }
  .listings-topbar {
    display: flex;
    align-items: center;
    justify-content: space-between;
    margin-bottom: 28px;
  }
  .listings-count {
    font-size: 14px;
    color: var(--muted);
  }
  .listings-count strong { color: var(--text); font-size: 18px; font-family: 'Playfair Display', serif; }
  .sort-select {
    border: 1.5px solid var(--warm);
    border-radius: var(--radius);
    padding: 8px 14px;
    font-family: 'DM Sans', sans-serif;
    font-size: 13px;
    background: var(--white);
    color: var(--text);
    outline: none;
    cursor: pointer;
  }

  /* ── SINGLE LISTING ──────────────────────────── */
  .listing-detail {
    padding-top: 64px;
    min-height: 100vh;
  }
  .listing-hero {
    height: 480px;
    position: relative;
    overflow: hidden;
    display: flex;
    align-items: center;
    justify-content: center;
    font-size: 80px;
  }
  .listing-hero-bg {
    position: absolute;
    inset: 0;
    background: linear-gradient(160deg, #b0c4de 0%, #7a9cbf 40%, #4a6a8f 100%);
    display: flex;
    align-items: center;
    justify-content: center;
    font-size: 80px;
  }
  .listing-hero-overlay {
    position: absolute;
    inset: 0;
    background: linear-gradient(to top, rgba(15,25,35,0.8) 0%, transparent 60%);
  }
  .listing-hero-content {
    position: absolute;
    bottom: 40px; left: 40px; right: 40px;
  }
  .listing-price {
    font-family: 'Playfair Display', serif;
    font-size: 48px;
    color: var(--white);
    font-weight: 600;
  }
  .listing-address-full {
    font-size: 18px;
    color: rgba(255,255,255,0.75);
    margin-top: 8px;
  }
  .listing-body {
    display: grid;
    grid-template-columns: 1fr 360px;
    gap: 48px;
    max-width: 1200px;
    margin: 0 auto;
    padding: 48px 32px 80px;
  }
  .listing-specs-bar {
    display: flex;
    gap: 0;
    background: var(--navy);
    border-radius: 6px;
    overflow: hidden;
    margin-bottom: 32px;
  }
  .spec-item {
    flex: 1;
    padding: 20px;
    text-align: center;
    border-right: 1px solid rgba(255,255,255,0.1);
  }
  .spec-item:last-child { border-right: none; }
  .spec-num {
    font-family: 'Playfair Display', serif;
    font-size: 24px;
    color: var(--gold);
    font-weight: 600;
  }
  .spec-lbl { font-size: 11px; color: rgba(255,255,255,0.5); text-transform: uppercase; letter-spacing: 0.08em; margin-top: 4px; }
  .listing-desc {
    font-size: 15px;
    line-height: 1.8;
    color: var(--muted);
    margin-bottom: 28px;
    font-weight: 300;
  }
  .listing-features {
    display: grid;
    grid-template-columns: 1fr 1fr;
    gap: 8px;
    margin-bottom: 32px;
  }
  .feature-item {
    display: flex;
    align-items: center;
    gap: 8px;
    font-size: 14px;
    padding: 8px 0;
    border-bottom: 1px solid var(--warm);
  }
  .feature-dot {
    width: 6px; height: 6px;
    background: var(--gold);
    border-radius: 50%;
    flex-shrink: 0;
  }
  .contact-card {
    background: var(--white);
    border-radius: 8px;
    padding: 28px;
    height: fit-content;
    position: sticky;
    top: 80px;
    box-shadow: 0 4px 24px rgba(0,0,0,0.08);
  }
  .agent-mini {
    display: flex;
    align-items: center;
    gap: 14px;
    margin-bottom: 20px;
    padding-bottom: 20px;
    border-bottom: 1px solid var(--warm);
  }
  .agent-avatar {
    width: 52px; height: 52px;
    background: linear-gradient(135deg, var(--gold) 0%, #8a6040 100%);
    border-radius: 50%;
    display: flex;
    align-items: center;
    justify-content: center;
    font-size: 22px;
    flex-shrink: 0;
  }
  .agent-name {
    font-family: 'Playfair Display', serif;
    font-size: 16px;
    font-weight: 600;
  }
  .agent-title { font-size: 12px; color: var(--muted); }
  .contact-form-field {
    width: 100%;
    border: 1.5px solid var(--warm);
    border-radius: var(--radius);
    padding: 11px 14px;
    font-family: 'DM Sans', sans-serif;
    font-size: 14px;
    background: var(--cream);
    color: var(--text);
    outline: none;
    margin-bottom: 10px;
    transition: border-color var(--transition);
  }
  .contact-form-field:focus { border-color: var(--gold); }
  textarea.contact-form-field { height: 90px; resize: none; }

  /* ── RESOURCES PAGES ─────────────────────────── */
  .resources-hero {
    background: var(--navy);
    padding: 120px 0 72px;
    position: relative;
    overflow: hidden;
  }
  .resources-hero::before {
    content: '';
    position: absolute;
    top: -100px; right: -100px;
    width: 400px; height: 400px;
    border-radius: 50%;
    background: radial-gradient(circle, rgba(201,168,76,0.1) 0%, transparent 70%);
  }
  .resources-hero h1 {
    font-size: 48px;
    color: var(--white);
    font-weight: 400;
    margin-bottom: 16px;
  }
  .resources-hero h1 em { color: var(--gold); font-style: italic; }
  .resources-hero p {
    font-size: 16px;
    color: rgba(255,255,255,0.6);
    max-width: 520px;
    line-height: 1.7;
    font-weight: 300;
  }
  .steps-grid {
    display: grid;
    grid-template-columns: repeat(4, 1fr);
    gap: 24px;
    margin-top: 48px;
  }
  .step-card {
    background: var(--white);
    border-radius: 6px;
    padding: 28px 24px;
    position: relative;
    box-shadow: 0 2px 12px rgba(0,0,0,0.05);
  }
  .step-num {
    font-family: 'Playfair Display', serif;
    font-size: 48px;
    font-weight: 700;
    color: var(--warm);
    line-height: 1;
    margin-bottom: 16px;
  }
  .step-title {
    font-family: 'Playfair Display', serif;
    font-size: 16px;
    margin-bottom: 10px;
  }
  .step-desc { font-size: 13px; color: var(--muted); line-height: 1.6; }
  .step-card::after {
    content: '';
    position: absolute;
    top: 0; left: 0; right: 0;
    height: 3px;
    background: var(--gold);
    border-radius: 6px 6px 0 0;
  }

  /* Mortgage calculator */
  .calculator-card {
    background: var(--white);
    border-radius: 8px;
    padding: 36px;
    box-shadow: 0 4px 24px rgba(0,0,0,0.06);
    max-width: 640px;
  }
  .calc-row {
    display: grid;
    grid-template-columns: 1fr 1fr;
    gap: 16px;
    margin-bottom: 16px;
  }
  .calc-group label {
    display: block;
    font-size: 12px;
    font-weight: 600;
    letter-spacing: 0.08em;
    text-transform: uppercase;
    color: var(--muted);
    margin-bottom: 6px;
  }
  .calc-result {
    background: var(--navy);
    border-radius: 6px;
    padding: 24px;
    text-align: center;
    margin-top: 20px;
  }
  .calc-result-num {
    font-family: 'Playfair Display', serif;
    font-size: 42px;
    color: var(--gold);
    font-weight: 600;
  }
  .calc-result-label {
    font-size: 13px;
    color: rgba(255,255,255,0.5);
    margin-top: 6px;
    text-transform: uppercase;
    letter-spacing: 0.08em;
  }

  /* ── LOCAL EXPERTISE ─────────────────────────── */
  .area-cards {
    display: grid;
    grid-template-columns: repeat(3, 1fr);
    gap: 24px;
  }
  .area-card {
    border-radius: 8px;
    overflow: hidden;
    cursor: pointer;
    position: relative;
    height: 280px;
    display: flex;
    align-items: flex-end;
    transition: transform var(--transition);
  }
  .area-card:hover { transform: scale(1.02); }
  .area-bg {
    position: absolute;
    inset: 0;
    transition: transform var(--transition);
  }
  .area-card:hover .area-bg { transform: scale(1.05); }
  .area-overlay {
    position: absolute;
    inset: 0;
    background: linear-gradient(to top, rgba(15,25,35,0.9) 0%, rgba(15,25,35,0.2) 60%);
  }
  .area-content {
    position: relative;
    z-index: 2;
    padding: 24px;
    width: 100%;
  }
  .area-title {
    font-family: 'Playfair Display', serif;
    font-size: 22px;
    color: var(--white);
    margin-bottom: 6px;
  }
  .area-desc { font-size: 13px; color: rgba(255,255,255,0.65); }
  .area-link {
    display: inline-flex;
    align-items: center;
    gap: 6px;
    font-size: 12px;
    color: var(--gold);
    font-weight: 600;
    margin-top: 10px;
    letter-spacing: 0.05em;
  }

  /* ── BLOG ────────────────────────────────────── */
  .blog-grid {
    display: grid;
    grid-template-columns: 1.5fr 1fr 1fr;
    gap: 24px;
  }
  .blog-card {
    background: var(--white);
    border-radius: 6px;
    overflow: hidden;
    cursor: pointer;
    transition: transform var(--transition), box-shadow var(--transition);
    box-shadow: 0 2px 12px rgba(0,0,0,0.05);
  }
  .blog-card:hover {
    transform: translateY(-4px);
    box-shadow: 0 12px 32px rgba(0,0,0,0.1);
  }
  .blog-image {
    height: 200px;
    overflow: hidden;
    position: relative;
  }
  .blog-image img { width:100%; height:100%; object-fit:cover; display:block; }
  .blog-card.featured .blog-image { height: 280px; }
  .blog-body { padding: 20px; }
  .blog-category {
    font-size: 10px;
    font-weight: 700;
    letter-spacing: 0.15em;
    text-transform: uppercase;
    color: var(--gold);
    margin-bottom: 8px;
  }
  .blog-title {
    font-family: 'Playfair Display', serif;
    font-size: 18px;
    line-height: 1.3;
    margin-bottom: 10px;
    color: var(--navy);
  }
  .blog-card.featured .blog-title { font-size: 24px; }
  .blog-excerpt {
    font-size: 13px;
    color: var(--muted);
    line-height: 1.6;
    margin-bottom: 14px;
  }
  .blog-meta { font-size: 12px; color: var(--muted); }

  /* ── LEAD GEN / VALUATION ────────────────────── */
  .valuation-layout {
    display: grid;
    grid-template-columns: 1fr 1fr;
    gap: 0;
    min-height: 100vh;
  }
  .valuation-left {
    background: var(--navy);
    padding: 120px 64px 80px;
    position: relative;
    overflow: hidden;
  }
  .valuation-left::after {
    content: '';
    position: absolute;
    bottom: -80px; right: -80px;
    width: 300px; height: 300px;
    border: 2px solid rgba(201,168,76,0.2);
    border-radius: 50%;
  }
  .valuation-right {
    background: var(--cream);
    padding: 120px 64px 80px;
    display: flex;
    flex-direction: column;
    justify-content: center;
  }
  .valuation-left h1 {
    font-size: 48px;
    color: var(--white);
    margin-bottom: 24px;
    font-weight: 400;
  }
  .valuation-left h1 em { color: var(--gold); font-style: italic; }
  .valuation-left p {
    font-size: 16px;
    color: rgba(255,255,255,0.6);
    line-height: 1.7;
    font-weight: 300;
  }
  .valuation-perks {
    margin-top: 40px;
    display: flex;
    flex-direction: column;
    gap: 16px;
  }
  .perk {
    display: flex;
    align-items: center;
    gap: 14px;
    font-size: 14px;
    color: rgba(255,255,255,0.7);
  }
  .perk-icon {
    width: 36px; height: 36px;
    background: rgba(201,168,76,0.15);
    border: 1px solid rgba(201,168,76,0.3);
    border-radius: 50%;
    display: flex;
    align-items: center;
    justify-content: center;
    font-size: 16px;
    flex-shrink: 0;
  }
  .valuation-form { display: flex; flex-direction: column; gap: 14px; }
  .valuation-form h2 {
    font-size: 32px;
    margin-bottom: 8px;
  }
  .valuation-form > p {
    font-size: 15px;
    color: var(--muted);
    margin-bottom: 16px;
  }

  /* ── CONTACT PAGE ────────────────────────────── */
  .contact-layout {
    display: grid;
    grid-template-columns: 1fr 1.2fr;
    gap: 80px;
    align-items: start;
  }
  .contact-info h2 {
    font-size: 42px;
    margin-bottom: 20px;
    line-height: 1.2;
  }
  .contact-info p {
    font-size: 15px;
    color: var(--muted);
    line-height: 1.7;
    margin-bottom: 36px;
    font-weight: 300;
  }
  .contact-methods { display: flex; flex-direction: column; gap: 20px; }
  .contact-method {
    display: flex;
    align-items: center;
    gap: 16px;
    padding: 20px;
    background: var(--warm);
    border-radius: 6px;
    border-left: 3px solid var(--gold);
  }
  .method-icon {
    font-size: 24px;
    width: 48px; height: 48px;
    display: flex;
    align-items: center;
    justify-content: center;
  }
  .method-label { font-size: 11px; font-weight: 600; letter-spacing: 0.1em; text-transform: uppercase; color: var(--muted); }
  .method-value { font-size: 16px; font-weight: 500; margin-top: 2px; }
  .contact-form-card {
    background: var(--white);
    border-radius: 8px;
    padding: 40px;
    box-shadow: 0 4px 24px rgba(0,0,0,0.06);
  }
  .form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 14px; }
  .form-group { margin-bottom: 14px; }
  .form-group label {
    display: block;
    font-size: 11px;
    font-weight: 600;
    letter-spacing: 0.08em;
    text-transform: uppercase;
    color: var(--muted);
    margin-bottom: 6px;
  }

  /* ── FOOTER ──────────────────────────────────── */
  footer {
    background: var(--navy);
    padding: 64px 0 32px;
    color: rgba(255,255,255,0.6);
  }
  .footer-grid {
    display: grid;
    grid-template-columns: 1.5fr 1fr 1fr 1fr;
    gap: 48px;
    margin-bottom: 48px;
  }
  .footer-brand .nav-logo { display: block; margin-bottom: 16px; }
  .footer-brand p { font-size: 13px; line-height: 1.7; max-width: 260px; }
  .footer-col h4 {
    font-family: 'DM Sans', sans-serif;
    font-size: 11px;
    font-weight: 700;
    letter-spacing: 0.15em;
    text-transform: uppercase;
    color: var(--gold);
    margin-bottom: 16px;
  }
  .footer-col ul { list-style: none; display: flex; flex-direction: column; gap: 8px; }
  .footer-col ul li {
    font-size: 13px;
    cursor: pointer;
    transition: color var(--transition);
  }
  .footer-col ul li:hover { color: var(--white); }
  .footer-bottom {
    border-top: 1px solid rgba(255,255,255,0.08);
    padding-top: 24px;
    display: flex;
    justify-content: space-between;
    align-items: center;
    font-size: 12px;
  }
  .footer-realtor {
    display: flex;
    align-items: center;
    gap: 8px;
    font-size: 11px;
    color: rgba(255,255,255,0.4);
  }

  /* ── NEWSLETTER ──────────────────────────────── */
  .newsletter-bar {
    background: linear-gradient(135deg, var(--navy2) 0%, #1a2a3a 100%);
    border-top: 1px solid rgba(201,168,76,0.2);
    padding: 48px 0;
  }
  .newsletter-bar .container {
    display: flex;
    align-items: center;
    justify-content: space-between;
    gap: 32px;
  }
  .newsletter-bar h3 {
    font-size: 24px;
    color: var(--white);
    margin-bottom: 6px;
  }
  .newsletter-bar p { font-size: 14px; color: rgba(255,255,255,0.5); }
  .newsletter-input-wrap {
    display: flex;
    gap: 0;
    min-width: 380px;
  }
  .newsletter-input {
    flex: 1;
    background: rgba(255,255,255,0.08);
    border: 1.5px solid rgba(255,255,255,0.15);
    border-right: none;
    border-radius: 4px 0 0 4px;
    padding: 12px 18px;
    color: var(--white);
    font-family: 'DM Sans', sans-serif;
    font-size: 14px;
    outline: none;
  }
  .newsletter-input::placeholder { color: rgba(255,255,255,0.35); }
  .newsletter-input:focus { border-color: var(--gold); }
  .newsletter-btn {
    background: var(--gold);
    color: var(--navy);
    border: none;
    padding: 12px 24px;
    font-family: 'DM Sans', sans-serif;
    font-size: 13px;
    font-weight: 700;
    letter-spacing: 0.05em;
    cursor: pointer;
    border-radius: 0 4px 4px 0;
    transition: var(--transition);
    white-space: nowrap;
  }
  .newsletter-btn:hover { background: var(--gold2); }

  /* ── SOLD BANNER ─────────────────────────────── */
  .sold-ticker {
    background: var(--gold);
    padding: 12px 0;
    overflow: hidden;
    white-space: nowrap;
  }
  .ticker-track {
    display: inline-block;
    animation: ticker 30s linear infinite;
  }
  .ticker-item {
    display: inline-flex;
    align-items: center;
    gap: 8px;
    margin-right: 64px;
    font-size: 12px;
    font-weight: 700;
    letter-spacing: 0.08em;
    text-transform: uppercase;
    color: var(--navy);
  }
  .ticker-dot {
    width: 4px; height: 4px;
    background: var(--navy);
    border-radius: 50%;
    opacity: 0.4;
  }
  @keyframes ticker {
    0% { transform: translateX(0); }
    100% { transform: translateX(-50%); }
  }

  /* ── WHY CHOOSE / LOCAL RESOURCES GRIDS ─────── */
  .why-grid {
    display: grid;
    grid-template-columns: 1fr 1fr;
    gap: 72px;
    align-items: center;
  }
  .why-cards {
    display: grid;
    grid-template-columns: 1fr 1fr;
    gap: 16px;
  }
  .local-resources-grid {
    display: grid;
    grid-template-columns: repeat(4, 1fr);
    gap: 16px;
  }

  /* ── HAMBURGER BUTTON ────────────────────────── */
  .nav-hamburger {
    display: none;
    flex-direction: column;
    justify-content: center;
    gap: 5px;
    background: none;
    border: none;
    cursor: pointer;
    padding: 6px;
    margin-left: auto;
  }
  .nav-hamburger span {
    display: block;
    width: 24px;
    height: 2px;
    background: var(--white);
    border-radius: 2px;
    transition: transform 0.25s ease, opacity 0.25s ease;
  }
  .nav-hamburger.open span:nth-child(1) { transform: translateY(7px) rotate(45deg); }
  .nav-hamburger.open span:nth-child(2) { opacity: 0; }
  .nav-hamburger.open span:nth-child(3) { transform: translateY(-7px) rotate(-45deg); }

  /* ── MOBILE RESPONSIVE ───────────────────────── */
  @media (max-width: 768px) {
    .container { padding: 0 16px; }

    /* NAV */
    .nav-hamburger { display: flex; }
    .nav-links {
      display: none;
      position: fixed;
      top: 64px;
      left: 0; right: 0;
      background: rgba(15,25,35,0.98);
      backdrop-filter: blur(12px);
      flex-direction: column;
      gap: 0;
      padding: 8px 0 20px;
      border-bottom: 1px solid rgba(201,168,76,0.2);
      z-index: 99;
    }
    .nav-links.open { display: flex; }
    .nav-links li { width: 100%; }
    .nav-links a {
      display: block;
      padding: 14px 24px;
      font-size: 14px;
      border-bottom: 1px solid rgba(255,255,255,0.05);
    }
    .nav-cta { display: none; }

    /* HERO */
    .hero { min-height: 100svh; height: auto; }
    .hero-content { padding-bottom: 60px; }
    .hero-content .container { grid-template-columns: 1fr; gap: 28px; }
    .hero-search { display: none; }
    .hero-sub { font-size: 15px; max-width: 100%; }
    .hero-actions { flex-wrap: wrap; }
    .hero-stats .container { grid-template-columns: repeat(2, 1fr); }
    .stat-item { padding: 14px 12px; }
    .stat-num { font-size: 22px; }

    /* SECTIONS */
    section { padding: 52px 0; }
    .section-header { margin-bottom: 28px; }

    /* LISTINGS GRID */
    .listings-grid { grid-template-columns: 1fr; }

    /* TESTIMONIALS */
    .testimonials-grid { grid-template-columns: 1fr; }

    /* CTA BAND */
    .cta-band { padding: 40px 0; }
    .cta-band .container { flex-direction: column; text-align: center; gap: 20px; }
    .cta-band h2 { font-size: 26px; }

    /* ABOUT */
    .about-grid { grid-template-columns: 1fr; gap: 48px; }
    .about-photo { max-width: 300px; margin: 0 auto; }
    .about-badge { right: 0; }
    .credentials-grid { grid-template-columns: 1fr 1fr; }
    .about-content h2 { font-size: 28px; }

    /* WHY CHOOSE / LOCAL RESOURCES */
    .why-grid { grid-template-columns: 1fr; gap: 36px; }
    .why-cards > div { margin-top: 0 !important; }
    .local-resources-grid { grid-template-columns: 1fr 1fr; }

    /* LISTINGS PAGE */
    .listings-layout { grid-template-columns: 1fr; padding-top: 80px; }
    .filter-sidebar { display: block; position: static; margin-bottom: 20px; }
    .listings-main { padding: 20px 0 56px; }

    /* LISTING DETAIL */
    .listing-body { grid-template-columns: 1fr; padding: 24px 16px 60px; gap: 28px; }
    .listing-hero { height: 260px; }
    .listing-price { font-size: 30px; }
    .listing-address-full { font-size: 15px; }
    .listing-hero-content { left: 20px; right: 20px; bottom: 20px; }
    .contact-card { position: static; }
    .listing-specs-bar { flex-wrap: wrap; }
    .spec-item { flex: 0 0 50%; border-bottom: 1px solid rgba(255,255,255,0.1); }
    .listing-features { grid-template-columns: 1fr; }

    /* STEPS */
    .steps-grid { grid-template-columns: 1fr 1fr; gap: 16px; margin-top: 28px; }

    /* AREA CARDS */
    .area-cards { grid-template-columns: 1fr; }
    .area-card { height: 220px; }

    /* BLOG */
    .blog-grid { grid-template-columns: 1fr; }

    /* VALUATION */
    .valuation-layout { grid-template-columns: 1fr; min-height: auto; }
    .valuation-left { padding: 96px 24px 48px; }
    .valuation-right { padding: 40px 24px 56px; }
    .valuation-left h1 { font-size: 32px; }

    /* CONTACT */
    .contact-layout { grid-template-columns: 1fr; gap: 36px; }
    .contact-form-card { padding: 24px; }
    .form-row { grid-template-columns: 1fr; }
    .contact-info h2 { font-size: 30px; }

    /* CALCULATOR */
    .calc-row { grid-template-columns: 1fr; }
    .calculator-card { padding: 24px; }

    /* FOOTER */
    .footer-grid { grid-template-columns: repeat(3, 1fr); gap: 24px 16px; }
    .footer-brand { grid-column: 1 / -1; }
    .footer-brand p { max-width: 100%; }
    .footer-bottom { flex-direction: column; gap: 10px; text-align: center; }

    /* NEWSLETTER */
    .newsletter-bar .container { flex-direction: column; text-align: center; align-items: stretch; }
    .newsletter-input-wrap { min-width: 0; }

    /* SEARCH */
    .search-row { grid-template-columns: 1fr; }

    /* RESOURCES */
    .resources-hero { padding: 96px 0 48px; }
    .resources-hero h1 { font-size: 30px; }
  }

  @media (max-width: 480px) {
    .steps-grid { grid-template-columns: 1fr; }
    .footer-grid { grid-template-columns: repeat(3, 1fr); gap: 20px 12px; }
    .credentials-grid { grid-template-columns: 1fr; }
    .hero-actions { flex-direction: column; }
    .hero-actions .btn { width: 100%; justify-content: center; }
    .spec-item { flex: 0 0 50%; }
    .about-photo-frame { font-size: 60px; }
  }

  /* page-in animation */
  @keyframes fadeUp {
    from { opacity: 0; transform: translateY(16px); }
    to { opacity: 1; transform: translateY(0); }
  }