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

:root {
  --walnut:    #4B2E2E;
  --walnut-dk: #3a2020;
  --walnut-lt: #6b4040;
  --cream:     #EEDCC2;
  --cream-lt:  #f8f0e3;
  --cream-dk:  #e4ccaa;
  --parchment: #faf5ec;
  --muted:     #8a7060;
  --warm-mid:  #c8b49a;
  --ink:       #1e1410;
  --white:     #ffffff;
  --shadow:    rgba(75,46,46,0.12);
}

html { scroll-behavior: smooth; }

body {
  font-family: 'Nunito', sans-serif;
  background: var(--parchment);
  color: var(--ink);
  cursor: none;
  overflow-x: hidden;
}

/* ── CURSOR ── */
.cursor {
  position: fixed;
  width: 10px; height: 10px;
  background: var(--walnut);
  border-radius: 50%;
  pointer-events: none;
  z-index: 10000;
  transform: translate(-50%,-50%);
  transition: width .25s, height .25s;
  box-shadow: 0 0 4px rgba(75,46,46,0.8), 0 0 8px rgba(75,46,46,0.4);
  border: 1px solid var(--cream);
}
.cursor-ring {
  position: fixed;
  width: 38px; height: 38px;
  border: 1.5px solid var(--walnut);
  border-radius: 50%;
  pointer-events: none;
  z-index: 9999;
  transform: translate(-50%,-50%);
  opacity: .6;
  transition: width .15s, height .15s, opacity .2s;
  box-shadow: inset 0 0 2px rgba(75,46,46,0.3);
}

/* ── SCROLLBAR ── */
::-webkit-scrollbar { width: 3px; }
::-webkit-scrollbar-track { background: var(--cream-lt); }
::-webkit-scrollbar-thumb { background: var(--walnut); border-radius: 2px; }

/* ══════════════════════════════════════
   NAV
══════════════════════════════════════ */
nav {
  position: fixed; top: 0; left: 0; right: 0;
  z-index: 1000;
  padding: 4px 24px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  transition: background .4s, padding .4s, box-shadow .4s;
  background: rgba(253, 247, 229, 0.46);
  backdrop-filter: blur(14px);
  -webkit-backdrop-filter: blur(14px);
  border-bottom: 1px solid rgba(75,46,46,0.1);
}
nav.scrolled {
  background: rgba(255, 250, 235, 0.56);
  backdrop-filter: blur(20px);
  -webkit-backdrop-filter: blur(20px);
  padding: 2px 24px;
  box-shadow: 0 4px 32px rgba(75,46,46,0.08);
  border-bottom: 1px solid rgba(75,46,46,0.08);
}

/* Logo */
.nav-logo {
  display: flex;
  align-items: center;
  gap: 0px;
  text-decoration: none;
}
.logo-mark {
  width: 72px; height: 72px;
  background: transparent;
  border: none;
  border-radius: 0;
  display: flex; align-items: center; justify-content: center;
  flex-shrink: 0;
  margin-right: -8px;
  transition: background .4s, border .4s;
  overflow: visible;
}
nav.scrolled .logo-mark { background: transparent; }
.logo-mark svg { width: 60px; height: 60px; fill: var(--walnut); transition: fill .4s; }
.logo-mark img { width: 60px; height: 60px; object-fit: contain; transform: scale(1.0); }
nav.scrolled .logo-mark svg { fill: var(--walnut); }
.logo-text {
  display: flex;
  flex-direction: column;
  line-height: 1.05;
  font-family: 'futura-pt', 'Futura PT', Futura, 'Century Gothic', sans-serif;
}
.logo-text-main {
  font-size: 24px;
  font-weight: 700;
  letter-spacing: 0.5px;
  color: var(--walnut);
  text-transform: none;
  transition: color .4s;
}
nav.scrolled .logo-text-main { color: var(--walnut); }

.logo-text-sub {
  font-size: 12px;
  letter-spacing: 0.5px;
  text-transform: none;
  color: var(--walnut);
  font-weight: 400;
  margin-top: 4px;
  transition: color .4s;
}
nav.scrolled .logo-text-sub { color: var(--walnut); }

.nav-links {
  display: flex;
  align-items: center;
  gap: 28px;
  list-style: none;
}
.nav-links a {
  font-size: 10px;
  font-weight: 600;
  letter-spacing: 1.8px;
  text-transform: uppercase;
  color: var(--walnut);
  text-decoration: none;
  position: relative;
  transition: color .3s;
}
nav.scrolled .nav-links a { color: var(--walnut); }
.nav-links a::after {
  content: '';
  position: absolute;
  bottom: -3px; left: 0;
  width: 0; height: 1.5px;
  background: currentColor;
  border-radius: 2px;
  transition: width .3s;
}
.nav-links a:hover::after { width: 100%; }

.nav-cta {
  background: var(--cream) !important;
  color: var(--walnut) !important;
  padding: 8px 18px;
  border-radius: 50px !important;
  letter-spacing: 1.5px !important;
  font-weight: 600 !important;
  transition: background .3s, color .3s !important;
}
.nav-cta::after { display: none !important; }
.nav-cta:hover { background: var(--walnut) !important; color: var(--cream) !important; }
nav.scrolled .nav-cta { background: var(--walnut) !important; color: var(--cream) !important; }
nav.scrolled .nav-cta:hover { background: var(--walnut-dk) !important; }

/* Hamburger (mobile) */
.nav-hamburger {
  display: none;
  flex-direction: column;
  gap: 5px;
  cursor: none;
  background: none;
  border: none;
}
.nav-hamburger span {
  width: 26px; height: 2px;
  background: var(--walnut);
  border-radius: 2px;
  transition: .3s;
}

/* ══════════════════════════════════════
   HERO — Full Viewport with Embedded Search
══════════════════════════════════════ */
.hero {
  position: relative;
  height: 100vh;
  min-height: 700px;
  overflow: hidden;
  display: flex;
  align-items: center;
  justify-content: center;
}

.hero-bg {
  position: absolute; inset: 0;
  background-image: url('https://images.unsplash.com/photo-1600596542815-ffad4c1539a9?w=1600&q=85');
  background-size: cover;
  background-position: center;
  transform: scale(1.06);
  animation: heroZoom 18s ease-in-out infinite alternate;
}
@keyframes heroZoom { to { transform: scale(1.12); } }

.hero-overlay {
  position: absolute; inset: 0;
  background: linear-gradient(
    160deg,
    rgba(75,46,46,0.72) 0%,
    rgba(75,46,46,0.45) 45%,
    rgba(30,20,16,0.65) 100%
  );
}

.hero-vignette {
  position: absolute; inset: 0;
  background: radial-gradient(ellipse at center, transparent 40%, rgba(30,20,16,0.5) 100%);
}

.hero-deco-ring {
  position: absolute;
  width: 520px; height: 520px;
  border: 1px solid rgba(238,220,194,0.15);
  border-radius: 50%;
  top: 50%; left: 50%;
  transform: translate(-50%,-50%);
  animation: ringPulse 8s ease-in-out infinite;
  pointer-events: none;
}
.hero-deco-ring-2 {
  position: absolute;
  width: 750px; height: 750px;
  border: 1px solid rgba(238,220,194,0.07);
  border-radius: 50%;
  top: 50%; left: 50%;
  transform: translate(-50%,-50%);
  animation: ringPulse 8s 1.5s ease-in-out infinite;
  pointer-events: none;
}
@keyframes ringPulse {
  0%,100% { opacity: .6; transform: translate(-50%,-50%) scale(1); }
  50%      { opacity: .2; transform: translate(-50%,-50%) scale(1.03); }
}

.hero-content {
  position: relative;
  z-index: 5;
  text-align: center;
  padding: 0 24px;
  width: 100%;
  max-width: 960px;
}

.hero-eyebrow {
  display: inline-flex;
  align-items: center;
  gap: 14px;
  font-size: 10px;
  letter-spacing: 4px;
  text-transform: uppercase;
  color: var(--cream);
  opacity: .8;
  margin-bottom: 22px;
  animation: fadeUp .9s .2s both;
}
.hero-eyebrow::before, .hero-eyebrow::after {
  content: '';
  width: 36px; height: 1px;
  background: var(--cream);
  opacity: .5;
}

.hero-headline {
  font-family: 'Cormorant Garamond', serif;
  font-size: clamp(52px, 7.5vw, 108px);
  font-weight: 300;
  line-height: .95;
  color: var(--cream-lt);
  margin-bottom: 18px;
  animation: fadeUp .9s .4s both;
}
.hero-headline em {
  font-style: italic;
  color: var(--cream);
  opacity: .75;
}

.hero-tagline {
  font-size: clamp(13px, 1.6vw, 17px);
  font-weight: 300;
  color: rgba(238,220,194,0.7);
  letter-spacing: .5px;
  margin-bottom: 52px;
  animation: fadeUp .9s .6s both;
}

/* ── Embedded Search Card ── */
.hero-search {
  background: rgba(254,250,244,0.97);
  backdrop-filter: blur(20px);
  border-radius: 24px;
  padding: 10px 10px 10px 10px;
  box-shadow: 0 24px 80px rgba(75,46,46,0.28), 0 0 0 1px rgba(75,46,46,0.08);
  animation: fadeUp .9s .8s both;
  max-width: 840px;
  margin: 0 auto;
}

.hero-search-tabs {
  display: flex;
  gap: 6px;
  padding: 0 6px;
  margin-bottom: 12px;
}
.search-tab {
  font-size: 11px;
  font-weight: 500;
  letter-spacing: 1.5px;
  text-transform: uppercase;
  color: var(--muted);
  padding: 8px 18px;
  border-radius: 50px;
  border: none;
  background: none;
  cursor: none;
  transition: background .25s, color .25s;
}
.search-tab.active {
  background: var(--walnut);
  color: var(--cream);
}

.hero-search-row {
  display: grid;
  grid-template-columns: 1fr 1fr 1fr auto;
  gap: 8px;
  align-items: center;
}

.search-input-wrap {
  display: flex;
  flex-direction: column;
  padding: 12px 20px;
  background: var(--cream-lt);
  border-radius: 16px;
  transition: background .2s;
}
.search-input-wrap:focus-within { background: white; box-shadow: 0 0 0 2px var(--walnut); }

.search-input-label {
  font-size: 9px;
  letter-spacing: 2px;
  text-transform: uppercase;
  color: var(--muted);
  margin-bottom: 3px;
  font-weight: 600;
}
.search-input-field {
  font-family: 'Nunito', sans-serif;
  font-size: 14px;
  font-weight: 400;
  color: var(--ink);
  background: none;
  border: none;
  outline: none;
  width: 100%;
}
.search-input-field::placeholder { color: var(--warm-mid); }

select.search-input-field {
  appearance: none;
  cursor: none;
}

.hero-search-btn {
  background: var(--walnut);
  color: var(--cream);
  border: none;
  border-radius: 16px;
  padding: 0 28px;
  height: 64px;
  font-family: 'Nunito', sans-serif;
  font-size: 12px;
  font-weight: 600;
  letter-spacing: 2px;
  text-transform: uppercase;
  cursor: none;
  transition: background .3s, transform .2s;
  white-space: nowrap;
  display: flex;
  align-items: center;
  gap: 10px;
}
.hero-search-btn:hover { background: var(--walnut-dk); transform: translateY(-1px); }
.hero-search-btn svg { width: 16px; height: 16px; fill: none; stroke: currentColor; stroke-width: 2; }

/* Hero bottom strip */
.hero-stats-strip {
  position: absolute;
  bottom: 0; left: 0; right: 0;
  z-index: 5;
  display: flex;
  justify-content: center;
  gap: 0;
  padding: 0 56px 0;
}
.hero-stat {
  flex: 1;
  max-width: 220px;
  text-align: center;
  padding: 22px 28px;
  border-top: 1px solid rgba(238,220,194,0.2);
  border-right: 1px solid rgba(238,220,194,0.1);
  animation: fadeUp .9s calc(.9s + var(--d)) both;
  background: rgba(75,46,46,0.25);
  backdrop-filter: blur(10px);
}
.hero-stat:last-child { border-right: none; }
.hero-stat-num {
  font-family: 'Cormorant Garamond', serif;
  font-size: 36px;
  font-weight: 300;
  color: var(--cream);
  line-height: 1;
}
.hero-stat-label {
  font-size: 9px;
  letter-spacing: 2px;
  text-transform: uppercase;
  color: rgba(238,220,194,0.55);
  margin-top: 4px;
}

/* Scroll cue */
.scroll-cue {
  position: absolute;
  bottom: 100px;
  right: 56px;
  z-index: 5;
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 8px;
  animation: fadeUp 1s 1.4s both;
}
.scroll-cue-text {
  font-size: 9px;
  letter-spacing: 3px;
  text-transform: uppercase;
  color: rgba(238,220,194,0.5);
  writing-mode: vertical-rl;
}
.scroll-cue-line {
  width: 1px; height: 48px;
  background: linear-gradient(to bottom, rgba(238,220,194,0.5), transparent);
  animation: scrollLine 2s ease-in-out infinite;
}
@keyframes scrollLine {
  0%,100% { opacity:.8; transform: scaleY(1); }
  50% { opacity:.2; transform: scaleY(.5); }
}

@keyframes fadeUp {
  from { opacity: 0; transform: translateY(28px); }
  to   { opacity: 1; transform: translateY(0); }
}

/* ── MARQUEE ── */
.marquee-wrap {
  background: var(--walnut);
  padding: 15px 0;
  overflow: hidden;
}
.marquee-track {
  display: flex;
  gap: 56px;
  animation: marqueeScroll 28s linear infinite;
  white-space: nowrap;
}
.marquee-item {
  font-size: 10px;
  letter-spacing: 3px;
  text-transform: uppercase;
  color: rgba(238,220,194,0.6);
  flex-shrink: 0;
  display: flex;
  align-items: center;
  gap: 56px;
}
.marquee-item::after {
  content: '◆';
  color: var(--cream-dk);
  font-size: 7px;
  opacity: .6;
}
@keyframes marqueeScroll {
  from { transform: translateX(0); }
  to   { transform: translateX(-50%); }
}

/* ══════════════════════════════════════
   REUSABLE
══════════════════════════════════════ */
.section-eyebrow {
  display: flex;
  align-items: center;
  gap: 14px;
  font-size: 10px;
  letter-spacing: 4px;
  text-transform: uppercase;
  color: var(--walnut);
  margin-bottom: 18px;
  font-weight: 600;
}
.section-eyebrow::before {
  content: '';
  width: 28px; height: 1.5px;
  background: var(--walnut);
  border-radius: 2px;
}

.section-heading {
  font-family: 'Cormorant Garamond', serif;
  font-size: clamp(36px, 4vw, 58px);
  font-weight: 300;
  line-height: 1.1;
  color: var(--ink);
}
.section-heading em { font-style: italic; color: var(--walnut); }

.section-heading-light {
  font-family: 'Cormorant Garamond', serif;
  font-size: clamp(36px, 4vw, 58px);
  font-weight: 300;
  line-height: 1.1;
  color: var(--cream-lt);
}
.section-heading-light em { font-style: italic; color: var(--cream-dk); opacity: .8; }

.text-link {
  display: inline-flex;
  align-items: center;
  gap: 10px;
  font-size: 11px;
  font-weight: 600;
  letter-spacing: 2px;
  text-transform: uppercase;
  color: var(--walnut);
  text-decoration: none;
  border-bottom: 1.5px solid var(--walnut);
  padding-bottom: 4px;
  transition: gap .3s, opacity .2s;
}
.text-link:hover { gap: 18px; opacity: .7; }

.btn {
  display: inline-flex;
  align-items: center;
  gap: 8px;
  text-decoration: none;
  border: none;
  cursor: none;
  font-family: 'Nunito', sans-serif;
  font-size: 12px;
  font-weight: 600;
  letter-spacing: 2px;
  text-transform: uppercase;
  padding: 14px 34px;
  border-radius: 50px;
  transition: background .3s, transform .2s, box-shadow .3s;
}
.btn-primary {
  background: var(--walnut);
  color: var(--cream);
  box-shadow: 0 8px 24px rgba(75,46,46,0.25);
}
.btn-primary:hover { background: var(--walnut-dk); transform: translateY(-2px); box-shadow: 0 14px 32px rgba(75,46,46,0.3); }
.btn-outline {
  background: transparent;
  color: var(--walnut);
  border: 1.5px solid var(--walnut);
}
.btn-outline:hover { background: var(--walnut); color: var(--cream); }
.btn-outline-light {
  background: transparent;
  color: var(--cream);
  border: 1.5px solid rgba(238,220,194,0.5);
}
.btn-outline-light:hover { background: rgba(238,220,194,0.15); }

/* Reveal */
.reveal {
  opacity: 0;
  transform: translateY(36px);
  transition: opacity .9s cubic-bezier(.25,.46,.45,.94), transform .9s cubic-bezier(.25,.46,.45,.94);
}
.reveal.visible { opacity: 1; transform: translateY(0); }
.d1 { transition-delay: .1s; }
.d2 { transition-delay: .2s; }
.d3 { transition-delay: .3s; }
.d4 { transition-delay: .4s; }

/* ══════════════════════════════════════
   INTRO / ABOUT
══════════════════════════════════════ */
.intro {
  padding: 120px 56px;
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 90px;
  align-items: center;
  max-width: 1360px;
  margin: 0 auto;
}

.intro-body {
  font-size: 15px;
  font-weight: 300;
  line-height: 1.95;
  color: var(--muted);
  margin: 24px 0 40px;
}

.intro-img-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  grid-template-rows: 280px 180px;
  gap: 14px;
}
.intro-img {
  border-radius: 20px;
  overflow: hidden;
  background-size: cover;
  background-position: center;
}
.intro-img.span2 { grid-column: 1 / 3; }
.intro-img.offset { margin-top: 32px; }

/* ══════════════════════════════════════
   PROPERTIES
══════════════════════════════════════ */
.properties-section {
  padding: 100px 56px;
  background: var(--walnut);
  position: relative;
  overflow: hidden;
}
.properties-section::before {
  content: 'COLLECTION';
  position: absolute;
  bottom: -20px; right: -10px;
  font-family: 'Cormorant Garamond', serif;
  font-size: 160px;
  font-weight: 600;
  color: rgba(238,220,194,0.03);
  letter-spacing: 16px;
  pointer-events: none;
  white-space: nowrap;
}

.section-header {
  display: flex;
  justify-content: space-between;
  align-items: flex-end;
  margin-bottom: 56px;
  max-width: 1248px;
  margin-left: auto;
  margin-right: auto;
}
.section-header.mb { margin-bottom: 56px; }

.view-all {
  font-size: 11px;
  font-weight: 600;
  letter-spacing: 2px;
  text-transform: uppercase;
  color: var(--cream-dk);
  text-decoration: none;
  display: flex;
  align-items: center;
  gap: 8px;
  opacity: .7;
  transition: opacity .3s, gap .3s;
}
.view-all:hover { opacity: 1; gap: 14px; }

.properties-grid {
  display: grid;
  grid-template-columns: 1.55fr 1fr 1fr;
  gap: 16px;
  max-width: 1248px;
  margin: 0 auto;
}

.prop-card {
  position: relative;
  border-radius: 22px;
  overflow: hidden;
  cursor: none;
  box-shadow: 0 16px 48px rgba(30,20,16,0.25);
}
.prop-card.tall { grid-row: span 2; }
.prop-card:hover .prop-bg { transform: scale(1.07); }
.prop-card:hover .prop-overlay { opacity: 1; }
.prop-card:hover .prop-info { transform: translateY(0); }

.prop-bg {
  width: 100%;
  height: 100%;
  min-height: 270px;
  background-size: cover;
  background-position: center;
  transition: transform .7s cubic-bezier(.25,.46,.45,.94);
}
.prop-card.tall .prop-bg { min-height: 560px; }

.prop-overlay {
  position: absolute; inset: 0;
  background: linear-gradient(to top, rgba(30,20,16,.9) 0%, rgba(30,20,16,.2) 55%, transparent 100%);
  opacity: .75;
  transition: opacity .4s;
  border-radius: 22px;
}

.prop-info {
  position: absolute;
  bottom: 0; left: 0; right: 0;
  padding: 28px;
  transform: translateY(8px);
  transition: transform .4s;
}

.prop-tag {
  display: inline-block;
  background: var(--walnut);
  color: var(--cream);
  font-size: 9px;
  letter-spacing: 2px;
  text-transform: uppercase;
  padding: 4px 12px;
  border-radius: 50px;
  margin-bottom: 10px;
}

.prop-name {
  font-family: 'Cormorant Garamond', serif;
  font-size: 24px;
  font-weight: 400;
  color: white;
  line-height: 1.2;
  margin-bottom: 6px;
}
.prop-loc {
  font-size: 11px;
  color: rgba(255,255,255,.55);
  letter-spacing: 1px;
  margin-bottom: 12px;
  display: flex;
  align-items: center;
  gap: 5px;
}
.prop-price {
  font-family: 'Cormorant Garamond', serif;
  font-size: 22px;
  font-weight: 300;
  color: var(--cream-dk);
}
.prop-meta {
  display: flex;
  gap: 16px;
  margin-top: 8px;
}
.prop-meta span {
  font-size: 10px;
  color: rgba(255,255,255,.45);
  letter-spacing: .5px;
}

/* ══════════════════════════════════════
   STATS STRIP
══════════════════════════════════════ */
.stats-strip {
  background: var(--cream);
  padding: 70px 56px;
  display: grid;
  grid-template-columns: repeat(4,1fr);
  gap: 0;
}
.stat-item {
  text-align: center;
  padding: 24px 20px;
  border-right: 1px solid var(--cream-dk);
  transition: background .3s;
}
.stat-item:last-child { border-right: none; }
.stat-item:hover { background: white; border-radius: 20px; }
.stat-num {
  font-family: 'Cormorant Garamond', serif;
  font-size: 60px;
  font-weight: 300;
  color: var(--walnut);
  line-height: 1;
}
.stat-num sup { font-size: 24px; }
.stat-lbl {
  font-size: 10px;
  letter-spacing: 2.5px;
  text-transform: uppercase;
  color: var(--muted);
  margin-top: 8px;
}

/* ══════════════════════════════════════
   FEATURED PROPERTY
══════════════════════════════════════ */
.featured {
  display: grid;
  grid-template-columns: 1fr 1fr;
  min-height: 680px;
}
.featured-img {
  position: relative;
  overflow: hidden;
  background-image: url('https://images.unsplash.com/photo-1512917774080-9991f1c4c750?w=900&q=85');
  background-size: cover;
  background-position: center;
}
.featured-img::after {
  content: '';
  position: absolute; inset: 0;
  background: linear-gradient(135deg, rgba(75,46,46,.12) 0%, transparent 60%);
}
.featured-badge {
  position: absolute;
  top: 36px; left: 36px;
  background: var(--walnut);
  color: var(--cream);
  padding: 8px 20px;
  border-radius: 50px;
  font-size: 10px;
  letter-spacing: 2px;
  text-transform: uppercase;
  z-index: 2;
  font-weight: 600;
}

.featured-content {
  background: var(--cream-lt);
  padding: 80px 72px;
  display: flex;
  flex-direction: column;
  justify-content: center;
}

.featured-title {
  font-family: 'Cormorant Garamond', serif;
  font-size: clamp(40px, 4.5vw, 68px);
  font-weight: 300;
  line-height: 1.05;
  color: var(--ink);
  margin-bottom: 12px;
}
.featured-title em { font-style: italic; color: var(--walnut); }

.featured-loc {
  font-size: 13px;
  color: var(--muted);
  letter-spacing: 1px;
  margin-bottom: 36px;
  display: flex;
  align-items: center;
  gap: 8px;
}
.featured-loc svg { width: 14px; height: 14px; fill: none; stroke: var(--walnut); stroke-width: 2; }

.featured-specs {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 20px;
  margin-bottom: 40px;
  padding: 28px;
  background: white;
  border-radius: 20px;
  border-left: 3px solid var(--walnut);
}
.spec-val {
  font-family: 'Cormorant Garamond', serif;
  font-size: 32px;
  font-weight: 300;
  color: var(--ink);
  line-height: 1;
}
.spec-key {
  font-size: 10px;
  letter-spacing: 2px;
  text-transform: uppercase;
  color: var(--muted);
  margin-top: 3px;
}

.featured-price {
  font-family: 'Cormorant Garamond', serif;
  font-size: 42px;
  font-weight: 300;
  color: var(--walnut);
  margin-bottom: 32px;
  line-height: 1;
}
.featured-price small {
  font-size: 13px;
  color: var(--muted);
  font-family: 'Nunito', sans-serif;
  font-weight: 300;
  display: block;
  margin-top: 4px;
}

/* ══════════════════════════════════════
   SERVICES
══════════════════════════════════════ */
.services {
  padding: 120px 56px;
  max-width: 1360px;
  margin: 0 auto;
}
.services-header {
  text-align: center;
  margin-bottom: 70px;
}
.services-eyebrow {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: 14px;
  font-size: 10px;
  letter-spacing: 4px;
  text-transform: uppercase;
  color: var(--walnut);
  margin-bottom: 18px;
  font-weight: 600;
}
.services-eyebrow::before,.services-eyebrow::after {
  content: '';
  width: 36px; height: 1.5px;
  background: var(--walnut);
  border-radius: 2px;
}

.services-grid {
  display: grid;
  grid-template-columns: repeat(3,1fr);
  gap: 20px;
}

.service-card {
  background: white;
  border-radius: 24px;
  padding: 52px 40px;
  position: relative;
  overflow: hidden;
  transition: box-shadow .4s, transform .3s;
  box-shadow: 0 4px 20px rgba(75,46,46,0.06);
}
.service-card::after {
  content: '';
  position: absolute;
  bottom: 0; left: 0;
  width: 0; height: 3px;
  background: var(--walnut);
  border-radius: 2px;
  transition: width .5s;
}
.service-card:hover::after { width: 100%; }
.service-card:hover { box-shadow: 0 20px 56px rgba(75,46,46,0.14); transform: translateY(-4px); }

.service-num {
  font-family: 'Cormorant Garamond', serif;
  font-size: 72px;
  font-weight: 300;
  color: var(--cream-dk);
  line-height: 1;
  margin-bottom: 16px;
  transition: color .4s;
}
.service-card:hover .service-num { color: var(--walnut); opacity: .2; }

.service-icon {
  width: 48px; height: 48px;
  background: var(--cream-lt);
  border-radius: 14px;
  display: flex; align-items: center; justify-content: center;
  font-size: 22px;
  margin-bottom: 20px;
  transition: background .3s;
}
.service-card:hover .service-icon { background: var(--walnut); }

.service-title {
  font-family: 'Cormorant Garamond', serif;
  font-size: 26px;
  font-weight: 400;
  color: var(--ink);
  margin-bottom: 12px;
}
.service-desc {
  font-size: 14px;
  font-weight: 300;
  line-height: 1.85;
  color: var(--muted);
}

/* ══════════════════════════════════════
   TESTIMONIALS
══════════════════════════════════════ */
.testimonials {
  background: var(--walnut-dk);
  padding: 120px 56px;
  position: relative;
  overflow: hidden;
}
.testimonials::before {
  content: '"';
  position: absolute;
  top: -60px; left: 20px;
  font-family: 'Cormorant Garamond', serif;
  font-size: 360px;
  color: rgba(238,220,194,0.04);
  pointer-events: none;
  line-height: 1;
}

.testi-inner {
  max-width: 860px;
  margin: 0 auto;
  text-align: center;
}
.testi-eyebrow {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: 14px;
  font-size: 10px;
  letter-spacing: 4px;
  text-transform: uppercase;
  color: var(--cream-dk);
  opacity: .7;
  margin-bottom: 56px;
  font-weight: 600;
}
.testi-eyebrow::before,.testi-eyebrow::after {
  content: ''; width: 36px; height: 1px;
  background: var(--cream-dk);
  opacity: .4;
}

.testi-slider { position: relative; min-height: 280px; }
.testi-slide {
  opacity: 0;
  position: absolute; inset: 0;
  transition: opacity .7s;
  display: flex; flex-direction: column; align-items: center;
}
.testi-slide.active { opacity: 1; position: relative; }

.testi-stars { color: var(--cream-dk); font-size: 16px; letter-spacing: 5px; margin-bottom: 28px; }
.testi-quote {
  font-family: 'Cormorant Garamond', serif;
  font-size: clamp(20px, 2.8vw, 32px);
  font-weight: 300;
  font-style: italic;
  color: var(--cream-lt);
  line-height: 1.65;
  margin-bottom: 44px;
}
.testi-avatar {
  width: 60px; height: 60px;
  border-radius: 50%;
  background-size: cover;
  background-position: center;
  border: 2px solid var(--walnut-lt);
  margin-bottom: 14px;
}
.testi-name { font-size: 14px; font-weight: 500; color: var(--cream-lt); margin-bottom: 4px; }
.testi-role { font-size: 11px; letter-spacing: 2px; text-transform: uppercase; color: rgba(238,220,194,.4); }

.testi-nav { display: flex; justify-content: center; gap: 8px; margin-top: 44px; }
.testi-dot {
  height: 3px; width: 22px;
  background: rgba(238,220,194,.25);
  border: none; cursor: none;
  border-radius: 4px;
  transition: background .3s, width .3s;
}
.testi-dot.active { background: var(--cream-dk); width: 44px; }

/* ══════════════════════════════════════
   NEIGHBOURHOOD
══════════════════════════════════════ */
.neighbourhood {
  padding: 120px 56px;
  background: var(--parchment);
}
.neighbourhood-inner { max-width: 1248px; margin: 0 auto; }
.neighbourhood-header {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 72px;
  align-items: end;
  margin-bottom: 56px;
}
.nbr-body {
  font-size: 14px; font-weight: 300;
  line-height: 1.95; color: var(--muted);
}
.nbr-grid {
  display: grid;
  grid-template-columns: repeat(4,1fr);
  gap: 18px;
}
.nbr-card {
  border-radius: 22px;
  overflow: hidden;
  height: 340px;
  position: relative;
  cursor: none;
  box-shadow: 0 10px 32px rgba(75,46,46,0.1);
}
.nbr-card:hover .nbr-bg { transform: scale(1.1); }
.nbr-bg {
  width: 100%; height: 100%;
  background-size: cover; background-position: center;
  transition: transform .65s cubic-bezier(.25,.46,.45,.94);
}
.nbr-overlay {
  position: absolute; inset: 0;
  background: linear-gradient(to top, rgba(75,46,46,.82) 0%, transparent 55%);
}
.nbr-info { position: absolute; bottom: 0; left: 0; right: 0; padding: 24px; }
.nbr-name {
  font-family: 'Cormorant Garamond', serif;
  font-size: 22px; font-weight: 400;
  color: white; margin-bottom: 5px;
}
.nbr-count { font-size: 11px; letter-spacing: 2px; color: var(--cream-dk); }

/* ══════════════════════════════════════
   JOURNAL
══════════════════════════════════════ */
.journal {
  padding: 120px 56px;
  background: white;
}
.journal-inner { max-width: 1248px; margin: 0 auto; }
.journal-header {
  display: flex; justify-content: space-between;
  align-items: flex-end; margin-bottom: 56px;
}
.journal-grid {
  display: grid;
  grid-template-columns: 1.5fr 1fr 1fr;
  gap: 28px;
}
.article-card { cursor: none; }
.article-card:hover .art-img-inner { transform: scale(1.06); }
.art-img {
  border-radius: 18px;
  overflow: hidden;
  margin-bottom: 22px;
}
.art-img-inner {
  width: 100%; height: 260px;
  background-size: cover; background-position: center;
  transition: transform .65s cubic-bezier(.25,.46,.45,.94);
}
.article-card.featured-art .art-img-inner { height: 380px; }
.art-tag {
  font-size: 9px; letter-spacing: 2.5px;
  text-transform: uppercase; color: var(--walnut); margin-bottom: 8px; font-weight: 600;
}
.art-title {
  font-family: 'Cormorant Garamond', serif;
  font-size: 24px; font-weight: 400; color: var(--ink);
  line-height: 1.35; margin-bottom: 10px;
  transition: color .3s;
}
.article-card:hover .art-title { color: var(--walnut); }
.art-excerpt {
  font-size: 13px; font-weight: 300; line-height: 1.85; color: var(--muted); margin-bottom: 14px;
}
.art-meta { font-size: 11px; letter-spacing: 1.5px; color: var(--warm-mid); display: flex; align-items: center; gap: 10px; }
.art-meta span { color: var(--walnut); }

/* ══════════════════════════════════════
   CTA
══════════════════════════════════════ */
.cta-section {
  position: relative;
  height: 580px;
  overflow: hidden;
  display: flex; align-items: center; justify-content: center;
}
.cta-bg {
  position: absolute; inset: 0;
  background-image: url('https://images.unsplash.com/photo-1600566753086-00f18fb6b3ea?w=1400&q=85');
  background-size: cover; background-position: center;
  transform: scale(1.05);
  animation: ctaZoom 22s ease-in-out infinite alternate;
}
@keyframes ctaZoom { to { transform: scale(1.12) translateY(-2%); } }
.cta-overlay {
  position: absolute; inset: 0;
  background: rgba(75,46,46,0.72);
}
.cta-content {
  position: relative; z-index: 2;
  text-align: center; padding: 0 60px;
}
.cta-eyebrow {
  display: flex; align-items: center; justify-content: center;
  gap: 14px; font-size: 10px; letter-spacing: 4px; text-transform: uppercase;
  color: var(--cream-dk); opacity: .8; margin-bottom: 22px; font-weight: 600;
}
.cta-eyebrow::before,.cta-eyebrow::after {
  content: ''; width: 36px; height: 1px;
  background: var(--cream-dk); opacity: .4;
}
.cta-heading {
  font-family: 'Cormorant Garamond', serif;
  font-size: clamp(40px, 5.5vw, 80px);
  font-weight: 300; color: var(--cream-lt); line-height: 1.05; margin-bottom: 14px;
}
.cta-heading em { font-style: italic; color: var(--cream-dk); opacity: .85; }
.cta-sub { font-size: 15px; font-weight: 300; color: rgba(238,220,194,.65); margin-bottom: 44px; }
.cta-btns { display: flex; gap: 14px; justify-content: center; }

/* ══════════════════════════════════════
   FOOTER
══════════════════════════════════════ */
footer {
  background: var(--walnut-dk);
  padding: 90px 56px 40px;
}
.footer-top {
  display: grid;
  grid-template-columns: 1.5fr 1fr 1fr 1fr;
  gap: 56px;
  margin-bottom: 64px;
}
.footer-logo {
  font-family: 'Cormorant Garamond', serif;
  font-size: 26px; font-weight: 600;
  letter-spacing: 4px; text-transform: uppercase;
  color: var(--cream-lt); margin-bottom: 18px;
}
.footer-logo span { color: var(--cream-dk); opacity: .65; }
.footer-tagline {
  font-size: 13px; font-weight: 300; line-height: 1.9;
  color: rgba(238,220,194,.45); max-width: 280px; margin-bottom: 28px;
}

.footer-contact {
  display: flex; flex-direction: column; gap: 10px; margin-bottom: 28px;
}
.footer-contact a {
  font-size: 13px; font-weight: 300;
  color: rgba(238,220,194,.6);
  text-decoration: none;
  display: flex; align-items: center; gap: 8px;
  transition: color .3s;
}
.footer-contact a:hover { color: var(--cream-lt); }

.footer-socials { display: flex; gap: 10px; }
.social-btn {
  width: 38px; height: 38px;
  border: 1px solid rgba(238,220,194,.2);
  border-radius: 50%;
  display: flex; align-items: center; justify-content: center;
  text-decoration: none;
  font-size: 14px;
  color: rgba(238,220,194,.6);
  transition: background .3s, border-color .3s, color .3s;
  cursor: none;
}
.social-btn:hover { background: var(--walnut-lt); border-color: var(--walnut-lt); color: var(--cream); }

.footer-col-title {
  font-size: 10px; letter-spacing: 3px; text-transform: uppercase;
  color: var(--cream-dk); opacity: .6; margin-bottom: 24px;
  padding-bottom: 12px; border-bottom: 1px solid rgba(238,220,194,.1);
  font-weight: 600;
}
.footer-links { list-style: none; }
.footer-links li { margin-bottom: 12px; }
.footer-links a {
  font-size: 13px; font-weight: 300;
  color: rgba(238,220,194,.45); text-decoration: none;
  transition: color .3s; letter-spacing: .3px;
}
.footer-links a:hover { color: var(--cream-lt); }

.footer-divider { height: 1px; background: rgba(238,220,194,.07); margin-bottom: 32px; }
.footer-bottom {
  display: flex; justify-content: space-between; align-items: center;
}
.footer-copy { font-size: 12px; font-weight: 300; color: rgba(238,220,194,.25); }
.footer-legal { display: flex; gap: 24px; }
.footer-legal a {
  font-size: 11px; font-weight: 300; color: rgba(238,220,194,.25);
  text-decoration: none; transition: color .3s;
}
.footer-legal a:hover { color: var(--cream-dk); }

/* Sticky WhatsApp Button */
.sticky-contact {
  position: fixed;
  bottom: 40px;
  right: 30px;
  display: flex;
  z-index: 900;
}
.sticky-btn {
  width: auto;
  height: auto;
  border-radius: 8px;
  display: flex;
  align-items: center;
  justify-content: center;
  padding: 14px 16px;
  text-decoration: none;
  cursor: none;
  transition: all .3s;
  box-shadow: 0 8px 24px rgba(75,46,46,0.2);
  border: none;
  background: var(--walnut);
}
.sticky-btn-whatsapp { display: block !important; }
.sticky-btn-call,
.sticky-btn-email { display: none !important; }
.sticky-btn:hover {
  transform: translateY(-4px);
  box-shadow: 0 12px 32px rgba(75,46,46,0.3);
  background: var(--cream);
}
.sticky-btn svg {
  width: 28px; height: 28px;
  fill: var(--cream);
  stroke: none; stroke-width: 0;
  transition: fill .3s;
}
.sticky-btn:hover svg { fill: var(--walnut); }

/* img backgrounds */
.i-intro1 { background-image: url('https://images.unsplash.com/photo-1567767292278-a4f21aa2d36e?w=600&q=80'); }
.i-intro2 { background-image: url('https://images.unsplash.com/photo-1600585154340-be6161a56a0c?w=600&q=80'); }
.i-intro3 { background-image: url('https://images.unsplash.com/photo-1560448204-e02f11c3d0e2?w=800&q=80'); }
.i-p1 { background-image: url('https://images.unsplash.com/photo-1600047509807-ba8f99d2cdde?w=800&q=80'); }
.i-p2 { background-image: url('https://images.unsplash.com/photo-1512915922686-57c11dde9b6b?w=700&q=80'); }
.i-p3 { background-image: url('https://images.unsplash.com/photo-1449844908441-8829872d2607?w=700&q=80'); }
.i-p4 { background-image: url('https://images.unsplash.com/photo-1600585154526-990dced4db0d?w=700&q=80'); }
.i-p5 { background-image: url('https://images.unsplash.com/photo-1558618666-fcd25c85cd64?w=700&q=80'); }
.i-n1 { background-image: url('https://images.unsplash.com/photo-1449824913935-59a10b8d2000?w=500&q=80'); }
.i-n2 { background-image: url('https://images.unsplash.com/photo-1477959858617-67f85cf4f1df?w=500&q=80'); }
.i-n3 { background-image: url('https://images.unsplash.com/photo-1486325212027-8081e485255e?w=500&q=80'); }
.i-n4 { background-image: url('https://images.unsplash.com/photo-1480714378408-67cf0d13bc1b?w=500&q=80'); }
.i-a1 { background-image: url('https://images.unsplash.com/photo-1591088398332-8a7791972843?w=700&q=80'); }
.i-a2 { background-image: url('https://images.unsplash.com/photo-1586023492125-27b2c045efd7?w=600&q=80'); }
.i-a3 { background-image: url('https://images.unsplash.com/photo-1560185127-6ed189bf02f4?w=600&q=80'); }

/* ══════════════ RESPONSIVE ══════════════ */
@media (max-width: 768px) {
  .sticky-contact { bottom: 20px; right: 16px; }
  .sticky-btn { padding: 12px 14px; }
  .sticky-btn svg { width: 24px; height: 24px; }
}

@media (max-width: 1024px) {
  nav { padding: 16px 20px; }
  nav.scrolled { padding: 12px 20px; }
  .nav-links { display: none; }
  .nav-hamburger { display: flex; }
  .hero-stats-strip { display: none; }
  .hero-search-row { grid-template-columns: 1fr; gap: 6px; }
  .hero-search-btn { width: 100%; justify-content: center; height: 52px; }
  .scroll-cue { display: none; }
  .intro { grid-template-columns: 1fr; padding: 72px 24px; gap: 48px; }
  .intro-img-grid { display: none; }
  .properties-section { padding: 72px 24px; }
  .properties-grid { grid-template-columns: 1fr 1fr; }
  .prop-card.tall { grid-row: auto; }
  .prop-card.tall .prop-bg { min-height: 270px; }
  .stats-strip { grid-template-columns: 1fr 1fr; }
  .featured { grid-template-columns: 1fr; }
  .featured-img { height: 380px; }
  .featured-content { padding: 48px 28px; }
  .services { padding: 72px 24px; }
  .services-grid { grid-template-columns: 1fr; }
  .testimonials { padding: 72px 24px; }
  .neighbourhood { padding: 72px 24px; }
  .nbr-grid { grid-template-columns: 1fr 1fr; }
  .neighbourhood-header { grid-template-columns: 1fr; }
  .journal { padding: 72px 24px; }
  .journal-grid { grid-template-columns: 1fr; }
  .footer-top { grid-template-columns: 1fr 1fr; }
  footer { padding: 60px 24px 32px; }
  .footer-bottom { flex-direction: column; gap: 16px; text-align: center; }
}