/* === VARIABLES === */
:root {
  --bg-base: #FFFFFF;
  --bg-surface: #F5F5F5;
  --bg-dark: #111111;
  --text: #111111;
  --text-muted: #767676;
  --text-light: #FFFFFF;
  --border: rgba(0, 0, 0, 0.1);
  --border-subtle: rgba(0, 0, 0, 0.06);

  --font-display: 'Bebas Neue', sans-serif;
  --font-body: 'Inter', sans-serif;
  --font-accent: 'Montserrat', sans-serif;

  --max-width: 1200px;
  --nav-height: 76px;
  --transition: 0.3s ease;
}

/* Ensure [hidden] works even inside flex/grid containers */
[hidden] { display: none !important; }

/* === RESET === */
*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }
html { scroll-behavior: smooth; }
body {
  background: var(--bg-base);
  color: var(--text);
  font-family: var(--font-body);
  font-size: 16px;
  line-height: 1.7;
  -webkit-font-smoothing: antialiased;
}
img { display: block; max-width: 100%; height: auto; }
a { color: inherit; text-decoration: none; }
ul { list-style: none; }
button { cursor: pointer; border: none; background: none; font-family: inherit; }

/* === LAYOUT === */
.container {
  width: 100%;
  max-width: var(--max-width);
  margin: 0 auto;
  padding: 0 40px;
}
.section { padding: 96px 0; }
.section--flush { padding-top: 0; padding-bottom: 0; }
.text-center { text-align: center; }

/* === TYPOGRAPHY === */
h1, h2, h3, h4 {
  font-family: var(--font-display);
  line-height: 1.05;
  letter-spacing: 0.02em;
  color: var(--text);
}
h2 { font-size: clamp(36px, 5vw, 60px); }
h3 { font-size: clamp(20px, 2.5vw, 28px); }
p { color: var(--text-muted); line-height: 1.8; }

.label {
  font-family: var(--font-accent);
  font-size: 11px;
  font-weight: 700;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--text-muted);
  margin-bottom: 16px;
  display: block;
}
.section-title { color: var(--text); margin-bottom: 56px; }

/* === BUTTONS — pill shaped === */
.btn {
  display: inline-block;
  font-family: var(--font-accent);
  font-size: 11px;
  font-weight: 700;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  padding: 14px 32px;
  border-radius: 50px;
  border: 2px solid transparent;
  transition: var(--transition);
  cursor: pointer;
}
.btn--block { width: 100%; text-align: center; }
.btn--primary {
  background: var(--text);
  color: var(--text-light);
  border-color: var(--text);
}
.btn--primary:hover {
  background: transparent;
  color: var(--text);
}
.btn--outline {
  background: transparent;
  border-color: var(--text);
  color: var(--text);
}
.btn--outline:hover {
  background: var(--text);
  color: var(--text-light);
}
.btn--inverse {
  background: var(--text-light);
  color: var(--text);
  border-color: var(--text-light);
}
.btn--inverse:hover {
  background: transparent;
  color: var(--text-light);
}
.btn--outline-light {
  background: transparent;
  border-color: rgba(255,255,255,0.4);
  color: var(--text-light);
}
.btn--outline-light:hover {
  background: rgba(255,255,255,0.1);
  border-color: var(--text-light);
}
.btn--nav {
  background: var(--text);
  color: var(--text-light);
  border-color: var(--text);
  padding: 10px 22px;
  font-size: 10px;
}
.btn--nav:hover {
  background: transparent;
  color: var(--text);
}
.btn--text {
  color: var(--text);
  font-family: var(--font-accent);
  font-size: 12px;
  font-weight: 700;
  letter-spacing: 0.06em;
  display: inline-flex;
  align-items: center;
  gap: 6px;
  transition: gap var(--transition);
  border: none;
  padding: 0;
  border-radius: 0;
  background: none;
  text-transform: uppercase;
}
.btn--text:hover { gap: 10px; }

/* === TAG PILLS === */
.tags { display: flex; gap: 10px; flex-wrap: wrap; margin-top: 32px; }
.tag {
  font-family: var(--font-accent);
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--text-muted);
  padding: 7px 16px;
  border: 1.5px solid var(--border);
  border-radius: 50px;
}

/* === NAVIGATION === */
.nav {
  position: fixed;
  top: 0;
  left: 0;
  width: 100%;
  z-index: 1000;
  height: var(--nav-height);
  background: rgba(255, 255, 255, 0.96);
  -webkit-backdrop-filter: blur(12px);
  backdrop-filter: blur(12px);
  border-bottom: 1px solid var(--border-subtle);
  transition: box-shadow var(--transition);
}
.nav.scrolled { box-shadow: 0 2px 24px rgba(0,0,0,0.06); }
.nav__inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  height: 100%;
  max-width: var(--max-width);
  margin: 0 auto;
  padding: 0 40px;
}
.nav__logo {
  font-family: var(--font-display);
  font-size: 20px;
  letter-spacing: 0.12em;
  color: var(--text);
  flex-shrink: 0;
  display: flex;
  align-items: center;
  gap: 10px;
}
.nav__logo span { opacity: 0.45; }
.nav__logo-img { height: 30px; width: auto; display: block; }
.nav__links { display: flex; gap: 36px; align-items: center; }
.nav__links a {
  font-family: var(--font-accent);
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--text-muted);
  transition: color var(--transition);
  position: relative;
}
.nav__links a::after {
  content: '';
  position: absolute;
  bottom: -4px;
  left: 0;
  width: 0;
  height: 1.5px;
  background: var(--text);
  transition: width var(--transition);
}
.nav__links a:hover,
.nav__links a.active { color: var(--text); }
.nav__links a:hover::after,
.nav__links a.active::after { width: 100%; }

.nav__toggle {
  display: none;
  flex-direction: column;
  gap: 5px;
  padding: 6px;
}
.nav__toggle span {
  display: block;
  width: 22px;
  height: 1.5px;
  background: var(--text);
  transition: var(--transition);
  transform-origin: center;
}
.nav__toggle.open span:nth-child(1) { transform: translateY(6.5px) rotate(45deg); }
.nav__toggle.open span:nth-child(2) { opacity: 0; }
.nav__toggle.open span:nth-child(3) { transform: translateY(-6.5px) rotate(-45deg); }

/* === HERO — split layout === */
.hero {
  display: grid;
  grid-template-columns: 55% 45%;
  min-height: 100vh;
  padding-top: var(--nav-height);
  overflow: hidden;
}
.hero__left {
  display: flex;
  align-items: flex-start;
  justify-content: flex-end;
  background: var(--bg-base);
  padding: 72px 64px 80px 40px;
}
.hero__content { max-width: 520px; width: 100%; }
.hero__eyebrow {
  font-family: var(--font-accent);
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--text-muted);
  margin-bottom: 20px;
}
.hero__name {
  font-family: var(--font-display);
  font-size: clamp(72px, 9vw, 136px);
  color: var(--text);
  line-height: 0.9;
  margin-bottom: 24px;
  letter-spacing: 0.01em;
}
.hero__disciplines {
  font-family: var(--font-accent);
  font-size: 10px;
  font-weight: 600;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--text-muted);
  margin-bottom: 20px;
}
.hero__statement {
  font-size: clamp(16px, 1.6vw, 20px);
  color: var(--text-muted);
  font-weight: 400;
  line-height: 1.6;
  margin-bottom: 40px;
  max-width: 400px;
}
.hero__ctas { display: flex; gap: 12px; flex-wrap: wrap; }
.hero__right {
  overflow: hidden;
  background: var(--bg-surface);
  position: relative;
}
.hero__photo {
  width: 100%;
  height: 100%;
  min-height: calc(100vh - var(--nav-height));
  object-fit: cover;
  object-position: 50% 15%;
  display: block;
}

/* === INTRO SECTION === */
.intro { background: var(--bg-base); border-bottom: 1px solid var(--border-subtle); }
.intro__grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 80px;
  align-items: center;
}
.intro__text .label { margin-bottom: 14px; }
.intro__text h2 {
  font-family: var(--font-body);
  font-size: clamp(22px, 2.6vw, 34px);
  font-weight: 700;
  letter-spacing: -0.02em;
  line-height: 1.3;
  color: var(--text);
  margin-bottom: 20px;
}
.intro__text p { margin-bottom: 12px; }

/* === BUSINESS LINES === */
.business-lines { background: var(--bg-surface); }
.cards-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 16px;
  margin-top: 16px;
}
.card {
  background: var(--bg-base);
  padding: 36px 28px;
  border-radius: 8px;
  border: 1px solid var(--border-subtle);
  transition: box-shadow var(--transition), transform var(--transition);
  display: block;
  color: inherit;
}
.card:hover {
  box-shadow: 0 8px 32px rgba(0,0,0,0.08);
  transform: translateY(-3px);
}
.card__icon {
  font-family: var(--font-display);
  font-size: 44px;
  color: rgba(0,0,0,0.12);
  line-height: 1;
  margin-bottom: 20px;
}
.card h3 { font-size: 22px; color: var(--text); margin-bottom: 10px; }
.card p { font-size: 14px; margin-bottom: 20px; }
.card__link {
  font-family: var(--font-accent);
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--text);
  transition: opacity var(--transition);
}
.card__link:hover { opacity: 0.6; }

/* === ACTIVE LISTINGS === */
.listings-preview { background: var(--bg-base); }
.listings-header {
  display: flex;
  align-items: flex-end;
  justify-content: space-between;
  margin-bottom: 40px;
}
.listings-header h2 { margin-bottom: 0; }
.listings-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 24px;
}
.listing-card {
  border: 1px solid var(--border-subtle);
  border-radius: 8px;
  overflow: hidden;
  background: var(--bg-base);
  transition: box-shadow var(--transition), transform var(--transition);
}
.listing-card:hover {
  box-shadow: 0 8px 32px rgba(0,0,0,0.08);
  transform: translateY(-3px);
}
.listing-card__image { position: relative; overflow: hidden; }
.listing-card__image img,
.listing-card__image .img-placeholder { height: 220px; }
.listing-card__image .img-placeholder { border-radius: 0; border: none; }
.listing-badge {
  position: absolute;
  top: 14px;
  left: 14px;
  font-family: var(--font-accent);
  font-size: 9px;
  font-weight: 700;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  background: var(--text);
  color: var(--text-light);
  padding: 5px 12px;
  border-radius: 50px;
}
.listing-badge--leased { background: var(--text-muted); }
.listing-card__body { padding: 24px; }
.listing-card__type {
  font-family: var(--font-accent);
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--text-muted);
  margin-bottom: 6px;
}
.listing-card__address {
  font-family: var(--font-display);
  font-size: 20px;
  color: var(--text);
  margin-bottom: 12px;
  line-height: 1.2;
}
.listing-card__stats {
  display: flex;
  gap: 8px;
  flex-wrap: wrap;
  margin-bottom: 16px;
}
.listing-card__stats span {
  font-family: var(--font-accent);
  font-size: 10px;
  font-weight: 600;
  color: var(--text-muted);
  background: var(--bg-surface);
  padding: 4px 10px;
  border-radius: 50px;
}
.listings-note {
  text-align: center;
  font-size: 14px;
  margin-top: 48px;
  padding-top: 32px;
  border-top: 1px solid var(--border-subtle);
}
.listing-card { cursor: pointer; }
.listing-card__image img { width: 100%; height: 220px; object-fit: cover; }
.listing-badge--muted { background: var(--text-muted); }

/* === LISTING DETAIL MODAL === */
.listing-modal {
  display: none;
  position: fixed;
  inset: 0;
  z-index: 1000;
  align-items: center;
  justify-content: center;
  padding: 24px;
}
.listing-modal.open { display: flex; }
.listing-modal__overlay {
  position: absolute;
  inset: 0;
  background: rgba(17, 17, 17, 0.72);
  opacity: 0;
  transition: opacity var(--transition);
}
.listing-modal.open .listing-modal__overlay { opacity: 1; }
.listing-modal__panel {
  position: relative;
  background: var(--bg-base);
  border-radius: 12px;
  max-width: 640px;
  width: 100%;
  max-height: 88vh;
  overflow-y: auto;
  transform: translateY(16px) scale(0.98);
  opacity: 0;
  transition: transform var(--transition), opacity var(--transition);
  box-shadow: 0 24px 64px rgba(0, 0, 0, 0.24);
}
.listing-modal.open .listing-modal__panel {
  transform: translateY(0) scale(1);
  opacity: 1;
}
.listing-modal__close {
  position: absolute;
  top: 16px;
  right: 16px;
  width: 36px;
  height: 36px;
  border-radius: 50%;
  background: var(--bg-base);
  color: var(--text);
  font-size: 22px;
  line-height: 1;
  display: flex;
  align-items: center;
  justify-content: center;
  z-index: 2;
  box-shadow: 0 2px 12px rgba(0, 0, 0, 0.15);
  transition: background var(--transition);
}
.listing-modal__close:hover { background: var(--bg-surface); }
.listing-modal__image { position: relative; }
.listing-modal__image img { width: 100%; height: 320px; object-fit: cover; }
.listing-modal__body { padding: 32px; }
.listing-modal__body h3 {
  font-size: clamp(24px, 3vw, 32px);
  margin-bottom: 16px;
  line-height: 1.15;
}
.listing-modal__desc {
  margin: 20px 0 28px;
  font-size: 15px;
}
@media (max-width: 640px) {
  .listing-modal__image img { height: 220px; }
  .listing-modal__body { padding: 24px; }
}

/* === STATS BAR === */
.stats-bar { padding: 80px 0; background: var(--bg-dark); }
.stats-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 40px;
  text-align: center;
}
.stat__number {
  display: block;
  font-family: var(--font-display);
  font-size: clamp(40px, 5vw, 68px);
  color: var(--text-light);
  line-height: 1;
  margin-bottom: 10px;
}
.stat__label {
  font-family: var(--font-accent);
  font-size: 10px;
  font-weight: 600;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: rgba(255,255,255,0.45);
}

/* === TESTIMONIALS === */
.testimonials { background: var(--bg-surface); }
.testimonials-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 20px;
  margin-top: 52px;
}
.testimonials-grid--pair {
  grid-template-columns: repeat(2, 1fr);
  max-width: 820px;
  margin-left: auto;
  margin-right: auto;
}
.testimonial {
  background: var(--bg-base);
  padding: 36px;
  border-radius: 8px;
  border: 1px solid var(--border-subtle);
  border-top: 2px solid var(--text);
}
.testimonial__quote {
  font-size: 15px;
  color: var(--text);
  line-height: 1.75;
  font-style: italic;
  margin-bottom: 20px;
}
.testimonial__author {
  font-family: var(--font-accent);
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--text-muted);
}

/* === CTA BANNER === */
.cta-banner { padding: 80px 0; background: var(--bg-base); border-top: 1px solid var(--border-subtle); }
.cta-banner__inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 48px;
}
.cta-banner__inner h2 {
  font-size: clamp(32px, 4.5vw, 60px);
  color: var(--text);
  max-width: 620px;
  line-height: 1.0;
}

/* === IMAGE PLACEHOLDERS === */
.img-placeholder {
  background: var(--bg-surface);
  border: 1.5px dashed var(--border);
  border-radius: 8px;
  display: flex;
  align-items: center;
  justify-content: center;
  color: var(--text-muted);
  font-family: var(--font-accent);
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  text-align: center;
  padding: 24px;
}
.img-placeholder--tall { min-height: 500px; }
.img-placeholder--card { min-height: 220px; border-radius: 0; }
.img-placeholder--wide { aspect-ratio: 16/9; min-height: 200px; }

/* === PAGE HERO === */
.page-hero {
  padding: 120px 0 56px;
  border-bottom: 1px solid var(--border-subtle);
  background: var(--bg-base);
}
.page-hero h1 {
  font-size: clamp(44px, 6vw, 84px);
  color: var(--text);
  line-height: 0.92;
  margin-top: 16px;
}
.page-hero p {
  font-size: 18px;
  max-width: 520px;
  margin-top: 24px;
  line-height: 1.7;
  color: var(--text-muted);
}

/* === DIVIDER === */
.divider { width: 40px; height: 2px; background: var(--text); border-radius: 1px; margin: 24px 0; }
.divider--center { margin: 24px auto; }

/* === ABOUT PAGE === */
.about-story__grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 80px;
  align-items: start;
}
.about-story__text h2 {
  font-family: var(--font-body);
  font-size: clamp(24px, 3vw, 36px);
  font-weight: 700;
  letter-spacing: -0.02em;
  line-height: 1.3;
  color: var(--text);
  margin-bottom: 24px;
}
.about-story__text p { margin-bottom: 16px; }

.about-lifestyle-photo {
  width: 100%;
  max-height: 480px;
  object-fit: cover;
  object-position: center 30%;
  border-radius: 8px;
}

.about-personal { background: var(--bg-surface); }
.about-personal__grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 20px;
}
.about-personal__item {
  background: var(--bg-base);
  padding: 32px;
  border-radius: 8px;
  border: 1px solid var(--border-subtle);
  border-top: 2px solid var(--text);
}
.about-personal__item h4 { font-size: 20px; color: var(--text); margin-bottom: 8px; }
.about-personal__item p { font-size: 14px; }

.philosophy { background: var(--bg-surface); padding: 100px 0; }
.philosophy__inner { max-width: 800px; margin: 0 auto; text-align: center; }
.philosophy__inner .label { color: var(--text-muted); }
.philosophy__inner blockquote {
  font-family: var(--font-display);
  font-size: clamp(28px, 4vw, 52px);
  color: var(--text);
  line-height: 1.1;
  margin-bottom: 28px;
}
.philosophy__inner p { font-size: 16px; max-width: 540px; margin: 0 auto; color: var(--text-muted); }
.philosophy__inner p + p { margin-top: 16px; }

/* === SERVICES PAGE === */
.service-section { padding: 80px 0; border-bottom: 1px solid var(--border-subtle); }
.service-section:last-of-type { border-bottom: none; }
.service-section__grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 80px;
  align-items: center;
}
.service-section__grid.reverse { direction: rtl; }
.service-section__grid.reverse > * { direction: ltr; }
.service-section__text .label { margin-bottom: 12px; }
.service-section__text h2 {
  font-size: clamp(32px, 4vw, 52px);
  color: var(--text);
  margin-bottom: 20px;
}
.service-section__heading {
  display: flex;
  align-items: flex-end;
  flex-wrap: nowrap;
  gap: 16px;
  margin-bottom: 20px;
}
.service-section__heading h2 {
  margin-bottom: 0;
  white-space: nowrap;
  font-size: clamp(26px, 3.2vw, 44px);
}
.service-section__logo { height: 48px; width: auto; display: block; opacity: 0.9; flex-shrink: 0; }
.service-section__logo--stacked { height: 88px; }
.service-section__text p { margin-bottom: 14px; }
.service-list { margin-top: 28px; display: flex; flex-direction: column; gap: 12px; }
.service-section__text .btn { margin-top: 36px; }
.service-list li {
  display: flex;
  align-items: flex-start;
  gap: 12px;
  font-size: 14px;
  color: var(--text-muted);
  line-height: 1.6;
}
.service-list li::before { content: '—'; color: var(--text); flex-shrink: 0; }

/* === PORTFOLIO PAGE === */
.portfolio-filter { display: flex; gap: 10px; flex-wrap: wrap; margin-bottom: 48px; }
.filter-btn {
  font-family: var(--font-accent);
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--text-muted);
  padding: 9px 20px;
  border: 1.5px solid var(--border);
  border-radius: 50px;
  transition: var(--transition);
  cursor: pointer;
  background: none;
}
.filter-btn:hover,
.filter-btn.active { color: var(--text); border-color: var(--text); }

.portfolio-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 20px;
}
.deal-card {
  background: var(--bg-base);
  border: 1px solid var(--border-subtle);
  border-radius: 8px;
  overflow: hidden;
  transition: box-shadow var(--transition), transform var(--transition);
}
.deal-card:hover {
  box-shadow: 0 8px 32px rgba(0,0,0,0.09);
  transform: translateY(-3px);
}
.deal-card__body { padding: 24px; }
.deal-card__type {
  font-family: var(--font-accent);
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--text-muted);
  margin-bottom: 6px;
}
.deal-card__title {
  font-family: var(--font-display);
  font-size: 22px;
  color: var(--text);
  margin-bottom: 10px;
  line-height: 1.15;
}
.deal-card__meta {
  display: flex;
  gap: 8px;
  flex-wrap: wrap;
  margin-bottom: 12px;
  padding-top: 12px;
  border-top: 1px solid var(--border-subtle);
}
.deal-card__meta span {
  font-family: var(--font-accent);
  font-size: 10px;
  font-weight: 600;
  color: var(--text-muted);
  background: var(--bg-surface);
  padding: 4px 10px;
  border-radius: 50px;
}
.deal-card__desc { font-size: 13px; line-height: 1.65; color: var(--text-muted); }

/* === CONTACT PAGE === */
.contact-body {
  background: var(--bg-surface);
  padding: 64px 0 100px;
  scroll-margin-top: calc(var(--nav-height) + 20px);
}
.contact-cols {
  display: grid;
  grid-template-columns: 1fr 1.2fr;
  gap: 80px;
  align-items: start;
}
.contact-left { display: flex; flex-direction: column; gap: 56px; }
.contact-steps { margin-top: 24px; }
.contact-step {
  display: flex;
  gap: 22px;
  padding: 32px 0;
  border-bottom: 1px solid var(--border-subtle);
}
.contact-step:first-child { padding-top: 0; }
.contact-step:last-child { border-bottom: none; padding-bottom: 0; }
.contact-step__num {
  font-family: var(--font-display);
  font-size: 30px;
  color: var(--text);
  opacity: 0.15;
  line-height: 1.1;
  flex-shrink: 0;
  width: 32px;
}
.contact-step__text h4 {
  font-family: var(--font-body);
  font-size: 15px;
  font-weight: 600;
  color: var(--text);
  margin-bottom: 8px;
  letter-spacing: -0.02em;
}
.contact-step__text p {
  font-size: 14px;
  color: var(--text-muted);
  line-height: 1.75;
}
.contact-direct { display: flex; flex-direction: column; gap: 6px; }
.contact-direct .label { display: block; margin-bottom: 12px; }
.contact-direct__link {
  font-size: 17px;
  color: var(--text);
  font-weight: 300;
  transition: opacity var(--transition);
  display: block;
}
.contact-direct__link:hover { opacity: 0.5; }
.contact-direct__social { display: flex; gap: 10px; margin-top: 20px; }
.contact-direct__social a {
  font-family: var(--font-accent);
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--text-muted);
  padding: 9px 18px;
  border: 1.5px solid var(--border);
  border-radius: 50px;
  transition: var(--transition);
}
.contact-direct__social a:hover { color: var(--text); border-color: var(--text); }
/* Right — white card bubble on gray */
.contact-form-card {
  background: var(--bg-base);
  padding: 48px;
  border-radius: 18px;
  box-shadow: 0 2px 24px rgba(0, 0, 0, 0.06);
}
.contact-form-card__heading {
  font-family: var(--font-body);
  font-size: 22px;
  font-weight: 700;
  color: var(--text);
  letter-spacing: -0.03em;
  margin-bottom: 8px;
}
.contact-form-card__sub {
  font-size: 15px;
  color: var(--text-muted);
  margin-bottom: 32px;
  line-height: 1.65;
}
.contact-form-note {
  text-align: center;
  font-size: 12px;
  color: var(--text-muted);
  margin-top: 14px;
  letter-spacing: 0.01em;
}

/* === CONTACT INFO ROW (legacy) === */
.contact-info-row {
  background: var(--bg-surface);
  border-top: 1px solid var(--border-subtle);
  border-bottom: 1px solid var(--border-subtle);
  padding: 48px 0;
}
.contact-info-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
}
.contact-info-item {
  padding: 0 40px;
  border-right: 1px solid var(--border-subtle);
}
.contact-info-item:first-child { padding-left: 0; }
.contact-info-item:last-child { border-right: none; padding-right: 0; }
.contact-info-item .label { display: block; margin-bottom: 10px; }
.contact-info-item a,
.contact-info-item p {
  font-size: 16px;
  color: var(--text);
  font-weight: 300;
  line-height: 1.65;
  transition: opacity var(--transition);
}
.contact-info-item a:hover { opacity: 0.5; }
.contact-socials { display: flex; flex-direction: column; gap: 2px; }
.contact-form-section { background: var(--bg-base); }
.contact-form-wrap { max-width: 600px; margin: 0 auto; }

/* === CONTACT SPLIT === */
.contact-split {
  display: grid;
  grid-template-columns: 40% 60%;
  min-height: calc(100vh - var(--nav-height));
  margin-top: var(--nav-height);
}
.contact-split__info {
  background: var(--bg-dark);
  padding: 72px 56px 80px;
  display: flex;
  flex-direction: column;
}
.contact-split__eyebrow {
  font-family: var(--font-accent);
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: rgba(255, 255, 255, 0.35);
  display: block;
  margin-bottom: 24px;
}
.contact-split__heading {
  font-family: var(--font-display);
  font-size: clamp(64px, 6vw, 96px);
  line-height: 0.88;
  color: var(--text-light);
  margin-bottom: 28px;
}
.contact-split__tagline {
  font-size: 15px;
  color: rgba(255, 255, 255, 0.5);
  line-height: 1.75;
  margin-bottom: 60px;
  font-weight: 300;
  max-width: 300px;
}
.contact-items {
  display: flex;
  flex-direction: column;
  gap: 36px;
  margin-bottom: auto;
}
.contact-item__label {
  font-family: var(--font-accent);
  font-size: 9px;
  font-weight: 700;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: rgba(255, 255, 255, 0.3);
  display: block;
  margin-bottom: 6px;
}
.contact-item__value {
  font-size: 18px;
  color: var(--text-light);
  font-weight: 300;
  display: block;
  transition: opacity var(--transition);
}
.contact-item__value:hover { opacity: 0.55; }
.contact-item__text {
  font-size: 15px;
  color: rgba(255, 255, 255, 0.55);
  font-weight: 300;
  line-height: 1.65;
  display: block;
}
.contact-split__social {
  display: flex;
  gap: 10px;
  margin-top: 60px;
  padding-top: 32px;
  border-top: 1px solid rgba(255, 255, 255, 0.1);
}
.contact-split__social a {
  font-family: var(--font-accent);
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: rgba(255, 255, 255, 0.45);
  padding: 9px 18px;
  border: 1.5px solid rgba(255, 255, 255, 0.18);
  border-radius: 50px;
  transition: var(--transition);
}
.contact-split__social a:hover {
  color: var(--text-light);
  border-color: rgba(255, 255, 255, 0.5);
}
.contact-split__form {
  background: var(--bg-surface);
  padding: 72px 72px 80px;
  display: flex;
  flex-direction: column;
  justify-content: flex-start;
}
.contact-split__form-heading {
  font-family: var(--font-accent);
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--text-muted);
  margin-bottom: 32px;
}

/* === CONTACT (legacy) === */
.contact-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 80px;
  padding: 96px 0;
}
.contact-info h3 {
  font-family: var(--font-display);
  font-size: 40px;
  color: var(--text);
  margin-bottom: 16px;
}
.contact-info > p { margin-bottom: 40px; }
.contact-detail { margin-bottom: 28px; }
.contact-detail .label { margin-bottom: 4px; }
.contact-detail a {
  font-size: 20px;
  color: var(--text);
  transition: opacity var(--transition);
  font-weight: 300;
}
.contact-detail a:hover { opacity: 0.6; }
.contact-social { display: flex; gap: 10px; margin-top: 36px; padding-top: 28px; border-top: 1px solid var(--border-subtle); }
.contact-social a {
  font-family: var(--font-accent);
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--text-muted);
  padding: 9px 18px;
  border: 1.5px solid var(--border);
  border-radius: 50px;
  transition: var(--transition);
}
.contact-social a:hover { color: var(--text); border-color: var(--text); }

/* === FORM === */
.contact-form { display: flex; flex-direction: column; gap: 18px; }
.form-group { display: flex; flex-direction: column; gap: 8px; }
.form-group label {
  font-family: var(--font-accent);
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--text-muted);
}
.form-group input,
.form-group textarea,
.form-group select {
  background: var(--bg-base);
  border: 1.5px solid var(--border);
  border-radius: 8px;
  padding: 13px 16px;
  font-family: var(--font-body);
  font-size: 15px;
  color: var(--text);
  transition: border-color var(--transition);
  outline: none;
  width: 100%;
}
.form-group input:focus,
.form-group textarea:focus,
.form-group select:focus { border-color: var(--text); }
.form-group select { appearance: none; cursor: pointer; }
.form-group textarea { min-height: 140px; resize: vertical; }
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.form-honeypot { display: none; }
.form-optional-hint { font-weight: 400; opacity: 0.6; }
.form-success { text-align: center; padding: 48px 0; }
.form-success__title { font-family: var(--font-display); font-size: 40px; color: var(--text); margin-bottom: 14px; line-height: 1; }
.form-success__subtitle { color: var(--text-muted); font-size: 15px; line-height: 1.75; }

/* === LEGAL PAGES (privacy, terms) === */
.legal-page { padding-top: var(--nav-height); }
.legal-body { max-width: 740px; margin: 0 auto; padding: 80px 40px 120px; }
.legal-body .label { display: block; margin-top: 48px; }
.legal-body h1 { font-size: clamp(48px, 7vw, 80px); line-height: 0.92; margin-bottom: 20px; }
.legal-body h2 { font-family: var(--font-body); font-size: 18px; font-weight: 700; color: var(--text); margin: 44px 0 10px; letter-spacing: -0.01em; }
.legal-body p { font-size: 15px; color: var(--text-muted); line-height: 1.85; margin-bottom: 14px; }
.legal-body ul { padding-left: 20px; margin-bottom: 16px; }
.legal-body ul li { font-size: 15px; color: var(--text-muted); line-height: 1.8; margin-bottom: 6px; }
.legal-meta { font-family: var(--font-accent); font-size: 10px; letter-spacing: 0.18em; text-transform: uppercase; color: var(--text-muted); display: block; margin-bottom: 36px; }
.legal-rights-contact a { color: var(--text); text-decoration: underline; }
.legal-contact { color: var(--text); font-size: 15px; line-height: 1.9; }

/* === FOOTER === */
.footer { background: var(--bg-dark); padding: 40px 0 28px; }
.footer__main {
  display: grid;
  grid-template-columns: 1fr auto;
  grid-template-areas: "brand social" "tagline .";
  align-items: start;
  gap: 8px 40px;
  padding-bottom: 40px;
  border-bottom: 1px solid rgba(255,255,255,0.08);
}
.footer__brand { grid-area: brand; }
.footer__logo {
  font-family: var(--font-display);
  font-size: 26px;
  letter-spacing: 0.12em;
  color: var(--text-light);
  margin-bottom: 0;
  display: flex;
  align-items: center;
  gap: 12px;
}
.footer__logo span { opacity: 0.4; }
.footer__logo-img { height: 34px; width: auto; display: block; }
.footer__tagline { grid-area: tagline; font-size: 13px; font-style: italic; color: rgba(255,255,255,0.35); margin: 0; }
.footer__social { grid-area: social; align-self: center; display: flex; gap: 10px; flex-wrap: wrap; }
.footer__social a {
  font-family: var(--font-accent);
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: rgba(255,255,255,0.45);
  padding: 9px 18px;
  border: 1px solid rgba(255,255,255,0.15);
  border-radius: 50px;
  transition: var(--transition);
}
.footer__social a:hover { color: var(--text-light); border-color: rgba(255,255,255,0.5); }
.footer__bottom {
  display: flex;
  justify-content: space-between;
  align-items: center;
  padding-top: 28px;
  flex-wrap: wrap;
  gap: 12px;
}
.footer__bottom p { font-size: 12px; color: rgba(255,255,255,0.3); }
.footer__legal-links { display: flex; gap: 20px; }
.footer__legal-links a {
  font-size: 12px;
  color: rgba(255,255,255,0.3);
  transition: color var(--transition);
}
.footer__legal-links a:hover { color: rgba(255,255,255,0.7); }

/* === REAL PHOTOS === */
.intro-photo {
  width: 100%;
  min-height: 480px;
  object-fit: cover;
  object-position: top center;
  display: block;
  border-radius: 8px;
}
.service-photo {
  width: 100%;
  height: 460px;
  object-fit: cover;
  display: block;
  border-radius: 8px;
}
.deal-photo {
  width: 100%;
  height: 220px;
  object-fit: cover;
  display: block;
  transition: transform 0.5s ease;
}
.deal-card:hover .deal-photo { transform: scale(1.04); }

/* === SCROLL REVEAL === */
.reveal {
  opacity: 0;
  transform: translateY(24px);
  transition: opacity 0.6s ease, transform 0.6s ease;
}
.reveal.visible { opacity: 1; transform: translateY(0); }

/* === RESPONSIVE === */
@media (max-width: 1024px) {
  .hero { grid-template-columns: 1fr 1fr; }
  .cards-grid { grid-template-columns: repeat(2, 1fr); }
  .testimonials-grid { grid-template-columns: 1fr 1fr; }
  .portfolio-grid { grid-template-columns: repeat(2, 1fr); }
  .stats-grid { grid-template-columns: repeat(2, 1fr); row-gap: 48px; }
  .about-personal__grid { grid-template-columns: 1fr 1fr; }
  .listings-grid { grid-template-columns: repeat(2, 1fr); }
  .listings-header { flex-direction: column; align-items: flex-start; gap: 20px; }
}

@media (max-width: 768px) {
  .container { padding: 0 24px; }
  .section { padding: 64px 0; }

  .nav__inner { padding: 0 24px; }
  .nav__links { display: none; }
  .nav__links.open {
    display: flex;
    flex-direction: column;
    position: fixed;
    top: var(--nav-height);
    left: 0;
    width: 100%;
    background: var(--bg-base);
    padding: 36px 24px;
    gap: 24px;
    border-top: 1px solid var(--border-subtle);
    box-shadow: 0 8px 24px rgba(0,0,0,0.08);
  }
  .nav__toggle { display: flex; }
  .btn--nav { display: none; }

  .hero { grid-template-columns: 1fr; min-height: 0; }
  .hero__left { justify-content: flex-start; padding: 60px 24px; }
  .hero__right { height: 60vw; min-height: 320px; }
  .hero__photo { min-height: 0; }

  .intro__grid { grid-template-columns: 1fr; gap: 40px; }
  .cards-grid { grid-template-columns: 1fr; }
  .testimonials-grid { grid-template-columns: 1fr; }
  .stats-grid { grid-template-columns: repeat(2, 1fr); }
  .listings-grid { grid-template-columns: 1fr; }
  .cta-banner__inner { flex-direction: column; text-align: center; }
  .footer__main { grid-template-columns: 1fr; grid-template-areas: "brand" "social" "tagline"; gap: 14px; }
  .footer__logo { font-size: 20px; white-space: nowrap; }
  .footer__bottom { flex-direction: column; gap: 10px; text-align: center; }
  .portfolio-grid { grid-template-columns: 1fr; }
  .about-story__grid { grid-template-columns: 1fr; gap: 40px; }
  .about-personal__grid { grid-template-columns: 1fr; }
  .service-section__grid { grid-template-columns: 1fr; gap: 40px; }
  .service-section__grid.reverse { direction: ltr; }
  .contact-cols { grid-template-columns: 1fr; gap: 52px; }
  .contact-form-card { padding: 32px 24px; border-radius: 14px; }
  .contact-info-grid { grid-template-columns: 1fr 1fr; gap: 32px 0; }
  .contact-info-item { padding: 0; border-right: none; border-bottom: 1px solid var(--border-subtle); padding-bottom: 24px; margin-bottom: 4px; }
  .contact-info-item:last-child { border-bottom: none; padding-bottom: 0; }
  .contact-split { grid-template-columns: 1fr; min-height: 0; }
  .contact-split__info { padding: 60px 28px 56px; }
  .contact-split__form { padding: 56px 28px 72px; }
  .contact-split__tagline { max-width: none; margin-bottom: 48px; }
  .contact-split__social { margin-top: 48px; }
  .contact-grid { grid-template-columns: 1fr; gap: 48px; padding: 64px 0; }
  .form-row { grid-template-columns: 1fr; }
  .page-hero { padding: 100px 0 44px; }
  .philosophy__inner blockquote { font-size: 28px; }
}