:root{
  --bg:#22232a; --fg:#f3eee3; --card:#2a2b32; --muted:#a39e92; --border:#3d3e46;
  --primary:#e08a3c; --primary-fg:#fff; --gold:#e08a3c;
  --shadow-soft:0 1px 2px rgba(0,0,0,.4),0 8px 24px rgba(0,0,0,.35);
  --shadow-elegant:0 20px 60px -20px rgba(0,0,0,.6);
  --serif:'Cormorant Garamond',Georgia,serif;
  --sans:'Inter',system-ui,sans-serif;
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{background:var(--bg);color:var(--fg);font-family:var(--sans);-webkit-font-smoothing:antialiased;line-height:1.55}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
h1,h2,h3,h4{font-family:var(--serif);font-weight:500;letter-spacing:-0.01em;line-height:1.1}
.container{max-width:1200px;margin:0 auto;padding:0 24px}
.eyebrow{font-size:.72rem;text-transform:uppercase;letter-spacing:.22em;color:var(--gold);font-weight:500}
.gold-rule{display:inline-block;width:2.5rem;height:1px;background:var(--gold);vertical-align:middle;margin-right:12px}

/* header */
header.site{position:sticky;top:0;z-index:50;border-bottom:1px solid rgba(61,62,70,.6);background:rgba(34,35,42,.85);backdrop-filter:blur(10px)}
.nav{display:flex;align-items:center;justify-content:space-between;min-height:88px;padding:14px 0}
.brand{display:flex;align-items:center;gap:14px;line-height:1;min-width:0}
.brand-logo{border-radius: 0px;width: auto;height: 60px;object-fit: contain;}
.brand-text{display:flex;flex-direction:column;min-width:0}
.brand .name{font-family:var(--serif);font-size:2.1rem;font-weight:700}
.brand .sub{font-size:9px;text-transform:uppercase;letter-spacing:.24em;color:var(--muted);margin-top:6px;line-height:1.35;white-space:normal}
.nav-links{display:none;gap:32px;align-items:center}
.nav-links a{font-size:.875rem;color:rgba(243,238,227,.8)}
.nav-links a:hover,.nav-links a.active{color:var(--fg);font-weight:500}
.btn{display:inline-flex;align-items:center;gap:8px;padding:14px 28px;font-size:.72rem;text-transform:uppercase;letter-spacing:.22em;cursor:pointer;border:none;font-family:inherit;transition:all .3s}
.btn-primary{background:var(--primary);color:var(--primary-fg)}
.btn-primary:hover{transform:translateY(-2px)}
.btn-outline{border:1px solid rgba(243,238,227,.4);color:var(--fg);background:transparent}
.btn-outline:hover{background:var(--fg);color:var(--bg)}
.btn-bordered{border:1px solid var(--primary);padding:10px 20px;font-size:.72rem;text-transform:uppercase;letter-spacing:.2em}
.btn-bordered:hover{background:var(--primary);color:var(--primary-fg)}
.menu-btn{display:block;background:transparent;border:none;color:var(--fg);font-size:1.5rem;cursor:pointer}
@media(min-width:1024px){.nav-links{display:flex}.menu-btn,#mobile-nav{display:none!important}.cta-header{display:inline-block!important}}
.cta-header{display:none}
#mobile-nav{display:none;border-top:1px solid var(--border);background:var(--bg)}
#mobile-nav.open{display:block}
#mobile-nav a{display:block;padding:14px 0;border-bottom:1px solid rgba(61,62,70,.4);font-size:.875rem;color:rgba(243,238,227,.8)}
@media(max-width:767px){.brand-logo{width:44px;height:44px}.brand .name{font-size:1.65rem}.brand .sub{font-size:8px;letter-spacing:.16em}}

/* hero */
.hero{position:relative;min-height:88vh;display:flex;align-items:flex-end;overflow:hidden}
.hero img.bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-2}
.hero .overlay{position:absolute;inset:0;background:linear-gradient(180deg,transparent 0,rgba(20,21,26,.92) 100%);z-index:-1}
.hero .container{padding-bottom:96px;width:100%}
.hero h1{font-size:3rem;line-height:1.02;color:var(--fg);max-width:720px}
.hero .lede{margin-top:24px;max-width:560px;font-size:1.05rem;color:rgba(243,238,227,.85)}
.hero .tag{display:flex;align-items:center;gap:12px;font-size:11px;text-transform:uppercase;letter-spacing:.3em;color:var(--gold);margin-bottom:24px}
.hero .actions{margin-top:40px;display:flex;flex-wrap:wrap;gap:16px}
@media(min-width:768px){.hero h1{font-size:4.5rem}}

/* sections */
section{padding:64px 0}
.stats{border-bottom:1px solid var(--border)}
.stats-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:32px}
@media(min-width:768px){.stats-grid{grid-template-columns:repeat(4,1fr)}}
.stat-n{font-family:var(--serif);font-size:2.5rem;color:var(--fg)}
.stat-l{margin-top:8px;font-size:.75rem;text-transform:uppercase;letter-spacing:.2em;color:var(--muted)}

.section-head{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:flex-end;gap:16px;margin-bottom:48px}
.section-head h2{font-size:2.25rem;margin-top:12px}
@media(min-width:768px){.section-head h2{font-size:3rem}}
.link-arrow{display:inline-flex;align-items:center;gap:8px;font-size:.875rem;color:var(--fg)}
.link-arrow:hover{color:var(--gold)}

/* listing grid */
.grid{display:grid;gap:32px;grid-template-columns:1fr}
@media(min-width:768px){.grid-2{grid-template-columns:1fr 1fr}.grid-3{grid-template-columns:repeat(3,1fr)}}

.listing{background:var(--card);box-shadow:var(--shadow-soft);transition:transform .5s;display:flex;flex-direction:column}
.listing:hover{transform:translateY(-4px)}
.listing .img-wrap{position:relative;aspect-ratio:4/3;overflow:hidden}
.listing img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s}
.listing:hover img{transform:scale(1.05)}
.badge{position:absolute;top:16px;left:16px;padding:4px 12px;font-size:10px;text-transform:uppercase;letter-spacing:.18em;background:rgba(34,35,42,.9);color:var(--fg)}
.badge-new{background:var(--gold);color:var(--primary-fg)}
.badge-sold{background:var(--fg);color:var(--bg)}
.listing-body{padding:24px;display:flex;flex-direction:column;flex:1}
.listing .city{font-size:.75rem;text-transform:uppercase;letter-spacing:.2em;color:var(--muted)}
.listing h3{font-size:1.5rem;margin-top:8px}
.listing .addr{margin-top:4px;font-size:.875rem;color:var(--muted)}
.listing .desc{margin-top:16px;font-size:.875rem;color:rgba(243,238,227,.8);flex:1}
.listing-foot{margin-top:24px;display:flex;justify-content:space-between;align-items:center;border-top:1px solid var(--border);padding-top:16px}
.price{font-family:var(--serif);font-size:1.25rem}
.specs{display:flex;gap:16px;font-size:.75rem;color:var(--muted)}

/* approach */
.bg-secondary{background:rgba(40,41,48,.5)}
.bg-card{background:var(--card)}
.icon{width:28px;height:28px;color:var(--gold)}

/* page header */
.page-header{padding:96px 0 48px;border-bottom:1px solid var(--border)}
.page-header h1{font-size:3rem;margin-top:12px;max-width:800px}
.page-header p{margin-top:24px;max-width:640px;color:rgba(243,238,227,.85);font-size:1.05rem}
@media(min-width:768px){.page-header h1{font-size:4rem}}

/* about */
.about-grid{display:grid;gap:64px;grid-template-columns:1fr}
@media(min-width:768px){.about-grid{grid-template-columns:1fr 1.2fr;align-items:center}}
.portrait{aspect-ratio:4/5;overflow:hidden;background:var(--card);box-shadow:var(--shadow-elegant)}
.portrait img{width:100%;height:100%;object-fit:cover}
.creds{margin-top:40px;display:grid;grid-template-columns:1fr 1fr;gap:24px;border-top:1px solid var(--border);padding-top:32px}
.creds .k{font-family:var(--serif);font-size:1.25rem}
.creds .v{font-size:.75rem;text-transform:uppercase;letter-spacing:.18em;color:var(--muted);margin-top:4px}

/* steps */
.step{border-top:2px solid var(--gold);padding-top:24px}
.step .n{font-family:var(--serif);font-size:3rem;color:rgba(243,238,227,.2)}
.step h3{font-size:1.5rem;margin-top:8px}
.step p{margin-top:12px;font-size:.875rem;color:var(--muted)}

.checklist{list-style:none}
.checklist li{display:flex;gap:12px;padding:8px 0;color:rgba(243,238,227,.85)}
.checklist .check{flex-shrink:0;color:var(--gold);font-weight:bold;margin-top:2px}

/* sellers cards */
.svc-card{border:1px solid var(--border);background:var(--card);padding:32px}
.svc-card h3{font-size:1.5rem}
.svc-card p{margin-top:12px;font-size:.875rem;color:var(--muted)}

.metric{text-align:center}
.metric .n{font-family:var(--serif);font-size:3rem;color:var(--gold)}
.metric .l{margin-top:12px;font-size:.75rem;text-transform:uppercase;letter-spacing:.22em;color:var(--muted)}

.testimonial-card{border:1px solid var(--border);background:var(--card);padding:32px;box-shadow:var(--shadow-soft)}
.testimonial-card h3{font-size:1.45rem;margin-top:14px}
.testimonial-card p{margin-top:12px;font-size:.9rem;color:var(--muted)}
.stars{color:var(--gold);font-size:.9rem;letter-spacing:.28em}

/* contact */
.contact-grid{display:grid;gap:64px;grid-template-columns:1fr}
@media(min-width:1024px){.contact-grid{grid-template-columns:1.2fr 1fr}}
form.inquiry{background:var(--card);padding:40px;box-shadow:var(--shadow-soft)}
form.inquiry h2{font-size:2rem}
.form-grid{display:grid;gap:24px;grid-template-columns:1fr 1fr;margin-top:32px}
.field label{display:block;font-size:.72rem;text-transform:uppercase;letter-spacing:.18em;color:var(--muted);margin-bottom:8px}
.field input,.field textarea,.field select,form.inquiry select,form.inquiry textarea{width:100%;border:1px solid var(--border);background:var(--bg);color:var(--fg);padding:12px 16px;font-size:.875rem;font-family:inherit}
.field input:focus,.field textarea:focus,.field select:focus,form.inquiry select:focus,form.inquiry textarea:focus{outline:none;border-color:var(--gold)}
.full{margin-top:24px}
.full label{display:block;font-size:.72rem;text-transform:uppercase;letter-spacing:.18em;color:var(--muted);margin-bottom:8px}
form.inquiry button{margin-top:32px;width:100%}
.contact-info ul{list-style:none}
.contact-info li{display:flex;gap:12px;padding:8px 0;font-size:.875rem;align-items:center}
.contact-info .dot{align-items:center;color:var(--gold);display:inline-flex;flex:0 0 20px;font-size:1.25rem;justify-content:center;line-height:1}
.hours li{display:flex;justify-content:space-between;padding:6px 0;font-size:.875rem;color:var(--muted)}
.satellite{border:1px solid var(--border);background:rgba(40,41,48,.5);padding:24px;margin-top:32px}

/* insights */
article.post{cursor:pointer}
.post-link{display:block}
article.post .img-wrap{aspect-ratio:4/3;overflow:hidden;background:var(--card)}
article.post img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s}
article.post:hover img{transform:scale(1.05)}
.meta{display:flex;align-items:center;gap:12px;font-size:.72rem;text-transform:uppercase;letter-spacing:.18em;color:var(--muted);margin-top:24px}
.meta .cat{color:var(--gold)}
.meta .sep{height:1px;width:24px;background:var(--border)}
article.post h2{font-size:1.5rem;margin-top:12px}
article.post:hover h2{color:var(--gold)}
article.post .excerpt{margin-top:12px;font-size:.875rem;color:var(--muted)}
.blog-pagination{display:flex;gap:10px;justify-content:center;margin-top:48px}
.blog-pagination .page-link{border:1px solid var(--border);color:var(--muted);display:inline-flex;align-items:center;justify-content:center;min-width:38px;height:38px;padding:0 12px}
.blog-pagination .page-link:hover,.blog-pagination .page-link.active{border-color:var(--gold);color:var(--gold)}

.article-kicker{display:flex;align-items:center;gap:12px;font-size:.72rem;text-transform:uppercase;letter-spacing:.18em;color:var(--muted);margin-top:24px}
.article-kicker .cat{color:var(--gold)}
.article-kicker .sep{height:1px;width:24px;background:var(--border)}
.article-hero-image{margin-top:32px;aspect-ratio:16/7;overflow:hidden;background:var(--card);box-shadow:var(--shadow-elegant)}
.article-hero-image img{width:100%;height:100%;object-fit:cover}
.article-prose{max-width:820px}
.article-prose p{margin-top:18px;color:rgba(243,238,227,.88);font-size:1rem;line-height:1.8}
.article-prose h2{font-size:2rem;margin-top:40px}
.article-prose ul{margin-top:18px;padding-left:20px}
.article-prose li{margin-top:10px;color:rgba(243,238,227,.88)}
.article-callout{border-left:2px solid var(--gold);padding:18px 20px;background:rgba(40,41,48,.5);margin-top:28px}

/* newsletter */
.newsletter{display:flex;flex-direction:column;gap:12px;max-width:480px;margin:32px auto 0}
@media(min-width:640px){.newsletter{flex-direction:row}}
.newsletter input{flex:1;border:1px solid var(--border);background:var(--bg);color:var(--fg);padding:12px 16px;font-size:.875rem;font-family:inherit}

/* CTA */
.cta-section{background:var(--card);text-align:center}
.cta-section .container{max-width:800px}
.cta-section h2{font-size:2.25rem;margin-top:16px}
@media(min-width:768px){.cta-section h2{font-size:3rem}}
.cta-section p{margin:24px auto 0;max-width:560px;color:var(--muted)}

/* footer */
footer.site{margin-top:96px;border-top:1px solid var(--border);background:var(--card)}
.footer-grid{display:grid;gap:48px;grid-template-columns:1fr;padding:64px 0}
@media(min-width:768px){.footer-grid{grid-template-columns:2fr 1fr 1fr}}
footer .brand-name{font-family:var(--serif);font-size:1.875rem}
footer .tagline{margin-top:16px;max-width:380px;font-size:.875rem;color:var(--muted)}
footer h4{font-size:.72rem;text-transform:uppercase;letter-spacing:.22em;color:var(--gold);font-weight:500;margin-bottom:16px;font-family:var(--sans)}
footer ul{list-style:none}
footer ul li{padding:4px 0;font-size:.875rem;color:rgba(243,238,227,.8)}
footer ul li a:hover{color:var(--gold)}
.footer-bottom{border-top:1px solid var(--border)}
.footer-bottom .container{display:flex;flex-direction:column;gap:8px;padding-top:24px;padding-bottom:24px;font-size:.72rem;color:var(--muted);align-items:center}
@media(min-width:768px){.footer-bottom .container{flex-direction:row;justify-content:space-between}}

.center{text-align:center}
.serif{font-family:var(--serif)}
.text-muted{color:var(--muted)}
.mt-8{margin-top:32px}.mt-12{margin-top:48px}