/* =========================================================
   TERRA LUXE — Eco-luxury biophilic estate agency
   Cohesive CSS-variable system · responsive · craft-led
   ========================================================= */

:root {
  /* Palette — forest, earth, clay, sand, wood */
  --forest:      #1f3a2d;   /* deep forest green */
  --forest-deep: #16291f;   /* near-black green */
  --moss:        #3e6b4f;   /* mid green */
  --sage:        #8aa888;   /* soft sage */
  --fern:        #5c8a5e;   /* leaf accent */
  --clay:        #b56a45;   /* warm terracotta */
  --clay-soft:   #c98a66;
  --sand:        #ece3d3;   /* warm sand */
  --sand-deep:   #ddd0ba;
  --linen:       #f6f1e7;   /* paper / linen */
  --cream:       #fbf8f1;
  --wood:        #8a6a4a;   /* natural wood */
  --bark:        #4a3826;
  --ink:         #20271f;   /* text on light */
  --muted:       #5f6b58;   /* secondary text */
  --line:        rgba(31,58,45,.12);

  /* Type */
  --serif: "Fraunces", Georgia, "Times New Roman", serif;
  --sans:  "Mulish", "Helvetica Neue", Arial, sans-serif;

  /* Rhythm */
  --wrap: 1220px;
  --pad: clamp(1.25rem, 4vw, 2.5rem);
  --r-sm: 10px;
  --r: 18px;
  --r-lg: 28px;
  --r-blob: 48% 52% 58% 42% / 42% 46% 54% 58%;
  --shadow: 0 22px 50px -28px rgba(22,41,31,.5);
  --shadow-soft: 0 14px 40px -26px rgba(22,41,31,.4);
  --ease: cubic-bezier(.22,.61,.36,1);
}

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

html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }

body {
  font-family: var(--sans);
  color: var(--ink);
  background: var(--cream);
  line-height: 1.65;
  -webkit-font-smoothing: antialiased;
  overflow-x: hidden;
}

img { display: block; max-width: 100%; height: auto; }
a { color: inherit; text-decoration: none; }

h1, h2, h3, h4 {
  font-family: var(--serif);
  font-weight: 460;
  line-height: 1.07;
  letter-spacing: -.015em;
  color: var(--forest);
}
h1 { font-size: clamp(2.7rem, 6.6vw, 5rem); }
h2 { font-size: clamp(2rem, 4.4vw, 3.3rem); }
h3 { font-size: clamp(1.3rem, 2.2vw, 1.7rem); }
em { font-style: italic; color: var(--clay); }

.wrap { width: 100%; max-width: var(--wrap); margin: 0 auto; padding-inline: var(--pad); }

/* ---------- Buttons ---------- */
.btn {
  display: inline-flex; align-items: center; gap: .6em;
  font-family: var(--sans);
  font-weight: 700; font-size: .92rem;
  letter-spacing: .02em;
  padding: .95em 1.7em;
  border-radius: 100px;
  border: 1.5px solid transparent;
  cursor: pointer;
  transition: transform .4s var(--ease), background .35s var(--ease), color .35s var(--ease), box-shadow .4s var(--ease);
  will-change: transform;
}
.btn .arr { transition: transform .4s var(--ease); }
.btn:hover .arr { transform: translateX(5px); }
.btn-solid { background: var(--forest); color: var(--cream); box-shadow: 0 14px 30px -16px rgba(31,58,45,.7); }
.btn-solid:hover { background: var(--forest-deep); transform: translateY(-3px); box-shadow: 0 20px 38px -16px rgba(31,58,45,.75); }
.btn-clay { background: var(--clay); color: var(--cream); box-shadow: 0 14px 30px -16px rgba(181,106,69,.7); }
.btn-clay:hover { background: #a55c3a; transform: translateY(-3px); }
.btn-ghost { background: transparent; color: var(--forest); border-color: rgba(31,58,45,.32); }
.btn-ghost:hover { background: var(--forest); color: var(--cream); border-color: var(--forest); transform: translateY(-3px); }

/* ---------- Eyebrow ---------- */
.eyebrow {
  display: inline-flex; align-items: center; gap: .55em;
  font-family: var(--sans);
  font-weight: 800; font-size: .73rem;
  letter-spacing: .22em; text-transform: uppercase;
  color: var(--clay);
}
.eyebrow::before {
  content: ""; width: 26px; height: 1.5px; background: var(--clay); display: inline-block;
}
.eyebrow.center { justify-content: center; }

/* leaf glyph helper */
.leaf-ico { width: 1em; height: 1em; flex: none; }

/* =========================================================
   HEADER / NAV
   ========================================================= */
.site-header {
  position: sticky; top: 0; z-index: 100;
  background: rgba(251,248,241,.82);
  backdrop-filter: blur(14px) saturate(1.2);
  -webkit-backdrop-filter: blur(14px) saturate(1.2);
  border-bottom: 1px solid transparent;
  transition: padding .4s var(--ease), background .4s var(--ease), border-color .4s var(--ease), box-shadow .4s var(--ease);
}
.site-header.shrink {
  background: rgba(251,248,241,.94);
  border-color: var(--line);
  box-shadow: 0 10px 30px -22px rgba(22,41,31,.5);
}
.nav {
  display: flex; align-items: center; justify-content: space-between;
  gap: 1.5rem;
  padding-block: clamp(1rem, 2vw, 1.5rem);
  transition: padding-block .4s var(--ease);
}
.site-header.shrink .nav { padding-block: .7rem; }

.brand { display: inline-flex; flex-direction: column; line-height: 1; }
.brand-mark {
  font-family: var(--serif);
  font-size: 1.5rem; font-weight: 500;
  color: var(--forest); letter-spacing: -.01em;
  display: inline-flex; align-items: center; gap: .4em;
}
.brand-mark .leaf-ico { color: var(--fern); width: .9em; height: .9em; }
.brand-sub {
  font-family: var(--sans); font-size: .62rem; font-weight: 800;
  letter-spacing: .32em; text-transform: uppercase;
  color: var(--clay); margin-top: .45em; padding-left: .15em;
}

.nav-links { list-style: none; display: flex; gap: 2rem; margin-left: auto; }
.nav-links a {
  font-weight: 600; font-size: .95rem; color: var(--muted);
  position: relative; padding: .3em 0; transition: color .3s var(--ease);
}
.nav-links a::after {
  content: ""; position: absolute; left: 0; bottom: -2px;
  width: 100%; height: 1.5px; background: var(--clay);
  transform: scaleX(0); transform-origin: left; transition: transform .4s var(--ease);
}
.nav-links a:hover, .nav-links a.active { color: var(--forest); }
.nav-links a:hover::after, .nav-links a.active::after { transform: scaleX(1); }

.nav-cta { display: flex; align-items: center; gap: 1.25rem; }
.nav-phone { font-weight: 700; font-size: .9rem; color: var(--forest); white-space: nowrap; }

.nav-toggle {
  display: none; flex-direction: column; gap: 5px;
  background: none; border: 0; cursor: pointer; padding: 6px;
}
.nav-toggle span {
  width: 26px; height: 2px; background: var(--forest); border-radius: 2px;
  transition: transform .4s var(--ease), opacity .3s var(--ease);
}
.nav.open .nav-toggle span:nth-child(1) { transform: translateY(7px) rotate(45deg); }
.nav.open .nav-toggle span:nth-child(2) { opacity: 0; }
.nav.open .nav-toggle span:nth-child(3) { transform: translateY(-7px) rotate(-45deg); }

/* =========================================================
   HERO
   ========================================================= */
.hero {
  position: relative;
  padding: clamp(3rem, 7vw, 6rem) 0 clamp(4rem, 8vw, 7rem);
  background:
    radial-gradient(120% 90% at 88% -10%, rgba(92,138,94,.22), transparent 55%),
    radial-gradient(90% 80% at -10% 110%, rgba(181,106,69,.14), transparent 55%),
    linear-gradient(180deg, var(--cream), var(--linen));
  overflow: hidden;
}
.hero-grid {
  display: grid; grid-template-columns: 1.05fr 1fr;
  gap: clamp(2rem, 5vw, 4.5rem); align-items: center;
}
.hero-copy { position: relative; z-index: 2; }
.hero-copy h1 { margin: .55rem 0 0; }
.hero-tag {
  font-size: clamp(1.05rem, 1.5vw, 1.22rem);
  color: var(--muted); max-width: 38ch; margin-top: 1.5rem;
}
.hero-actions { display: flex; flex-wrap: wrap; gap: 1rem; margin-top: 2.2rem; }

.hero-meta {
  display: flex; gap: 2.2rem; margin-top: 2.6rem; flex-wrap: wrap;
}
.hero-meta .m { display: flex; flex-direction: column; }
.hero-meta .m b { font-family: var(--serif); font-size: 1.7rem; color: var(--forest); font-weight: 500; }
.hero-meta .m span { font-size: .78rem; letter-spacing: .04em; color: var(--muted); text-transform: uppercase; font-weight: 700; }

/* hero media — organic framed image */
.hero-media { position: relative; }
.hero-frame {
  position: relative; border-radius: var(--r-lg);
  overflow: hidden; box-shadow: var(--shadow);
  aspect-ratio: 5/6;
  border: 10px solid var(--cream);
  outline: 1px solid var(--line);
}
.hero-frame::after {
  content: ""; position: absolute; inset: 0;
  background: linear-gradient(180deg, transparent 55%, rgba(22,41,31,.28));
}
.hero-frame img { width: 100%; height: 100%; object-fit: cover; transform: scale(1.06); will-change: transform; }

.hero-badge {
  position: absolute; left: -1.5rem; bottom: 2rem; z-index: 3;
  background: var(--cream); border-radius: var(--r);
  padding: 1rem 1.3rem; box-shadow: var(--shadow-soft);
  display: flex; align-items: center; gap: .85rem;
  border: 1px solid var(--line);
}
.hero-badge .ico {
  width: 42px; height: 42px; border-radius: 50%;
  background: linear-gradient(145deg, var(--fern), var(--moss));
  display: grid; place-items: center; color: var(--cream); flex: none;
}
.hero-badge .ico svg { width: 22px; height: 22px; }
.hero-badge b { font-family: var(--serif); font-size: 1.25rem; color: var(--forest); line-height: 1; display: block; }
.hero-badge span { font-size: .74rem; color: var(--muted); font-weight: 700; }

.hero-blob {
  position: absolute; z-index: 1; pointer-events: none;
  width: 60%; aspect-ratio: 1; right: -8%; top: -10%;
  background: radial-gradient(circle at 35% 35%, rgba(138,168,136,.5), rgba(62,107,79,.18));
  border-radius: var(--r-blob);
  filter: blur(8px); opacity: .55;
  animation: drift 16s ease-in-out infinite;
}
@keyframes drift {
  0%,100% { transform: translate(0,0) rotate(0deg); border-radius: var(--r-blob); }
  50% { transform: translate(-12px,18px) rotate(8deg); border-radius: 54% 46% 42% 58% / 52% 44% 56% 48%; }
}

/* =========================================================
   STAT STRIP (count-up)
   ========================================================= */
.stats { background: var(--forest); color: var(--cream); position: relative; overflow: hidden; }
.stats::before {
  content: ""; position: absolute; inset: 0;
  background: radial-gradient(60% 120% at 12% 0%, rgba(92,138,94,.4), transparent 60%);
}
.stats-inner {
  position: relative; display: grid; grid-template-columns: repeat(4, 1fr);
  gap: 1.5rem; padding-block: clamp(2.5rem, 5vw, 3.6rem);
}
.stat { text-align: center; }
.stat .n {
  font-family: var(--serif); font-size: clamp(2rem, 4vw, 3rem);
  font-weight: 500; color: #fff; line-height: 1;
}
.stat .n .suf { color: var(--sage); }
.stat .l {
  margin-top: .55rem; font-size: .8rem; font-weight: 700;
  letter-spacing: .08em; text-transform: uppercase; color: rgba(255,255,255,.7);
}
.stat + .stat { border-left: 1px solid rgba(255,255,255,.12); }

/* =========================================================
   SECTION SHELLS
   ========================================================= */
.section { padding: clamp(4rem, 9vw, 7.5rem) 0; position: relative; }
.section.paper { background: var(--linen); }
.section.sand { background: var(--sand); }

.sec-head { display: grid; grid-template-columns: 1.1fr 1fr; gap: 2rem; align-items: end; margin-bottom: clamp(2.5rem, 5vw, 4rem); }
.sec-head.center { grid-template-columns: 1fr; text-align: center; place-items: center; gap: 1rem; }
.sec-head h2 { margin-top: .7rem; }
.sec-head p { color: var(--muted); font-size: 1.05rem; max-width: 46ch; }

/* =========================================================
   LISTING CARDS
   ========================================================= */
.listings-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: clamp(1.4rem, 2.5vw, 2.2rem); }

.card {
  background: var(--cream); border-radius: var(--r-lg); overflow: hidden;
  box-shadow: var(--shadow-soft); border: 1px solid var(--line);
  transition: transform .5s var(--ease), box-shadow .5s var(--ease);
  display: flex; flex-direction: column;
}
.card:hover { transform: translateY(-8px); box-shadow: var(--shadow); }
.card-media { position: relative; aspect-ratio: 4/3; overflow: hidden; }
.card-media img { width: 100%; height: 100%; object-fit: cover; transition: transform 1s var(--ease); }
.card:hover .card-media img { transform: scale(1.08); }
.pill {
  position: absolute; top: 1rem; left: 1rem; z-index: 2;
  font-size: .68rem; font-weight: 800; letter-spacing: .1em; text-transform: uppercase;
  padding: .5em 1em; border-radius: 100px; color: var(--cream);
  background: var(--forest); backdrop-filter: blur(4px);
}
.pill[data-status="To Let"] { background: var(--clay); }
.pill[data-status="Sold"] { background: var(--bark); }
.card-eco {
  position: absolute; bottom: 1rem; right: 1rem; z-index: 2;
  display: inline-flex; align-items: center; gap: .4em;
  background: rgba(251,248,241,.92); color: var(--moss);
  font-size: .7rem; font-weight: 800; padding: .45em .8em; border-radius: 100px;
}
.card-eco svg { width: 14px; height: 14px; }
.card-body { padding: 1.4rem 1.5rem 1.6rem; display: flex; flex-direction: column; flex: 1; }
.card-area { font-size: .74rem; font-weight: 800; letter-spacing: .14em; text-transform: uppercase; color: var(--clay); }
.card-body h3 { margin: .4rem 0 .35rem; }
.card-addr { font-size: .9rem; color: var(--muted); }
.card-price { font-family: var(--serif); font-size: 1.6rem; color: var(--forest); margin-top: .9rem; }
.card-price .pcm { font-size: .58em; color: var(--muted); font-family: var(--sans); font-weight: 700; }
.card-specs {
  display: flex; gap: 1.1rem; margin-top: auto; padding-top: 1.1rem;
  border-top: 1px solid var(--line); font-size: .85rem; color: var(--muted);
}
.card-specs b { color: var(--forest); font-family: var(--serif); font-weight: 500; }

/* =========================================================
   PHILOSOPHY / SPLIT
   ========================================================= */
.split { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(2rem, 5vw, 4.5rem); align-items: center; }
.split.flip .split-media { order: 2; }
.split-media { position: relative; }
.split-media .frame {
  border-radius: var(--r-lg); overflow: hidden; box-shadow: var(--shadow);
  aspect-ratio: 4/5; border: 8px solid var(--cream); outline: 1px solid var(--line);
}
.split-media .frame img { width: 100%; height: 100%; object-fit: cover; }
.split-media .tab {
  position: absolute; right: -1rem; bottom: -1rem;
  background: var(--clay); color: var(--cream); padding: 1rem 1.3rem; border-radius: var(--r);
  box-shadow: var(--shadow-soft); max-width: 220px;
}
.split-media .tab b { display: block; font-family: var(--serif); font-size: 1.15rem; }
.split-media .tab span { font-size: .82rem; opacity: .9; }
.split-copy .lead { font-size: 1.12rem; color: var(--muted); margin: 1.3rem 0; }

.feat-list { display: grid; gap: 1rem; margin-top: 1.6rem; }
.feat {
  display: flex; gap: 1rem; align-items: flex-start;
  padding: 1.1rem 1.2rem; background: var(--cream); border-radius: var(--r);
  border: 1px solid var(--line);
  transition: transform .4s var(--ease), box-shadow .4s var(--ease);
}
.feat:hover { transform: translateX(6px); box-shadow: var(--shadow-soft); }
.feat .ico {
  width: 44px; height: 44px; border-radius: 14px; flex: none;
  background: linear-gradient(145deg, var(--sage), var(--moss));
  display: grid; place-items: center; color: var(--cream);
}
.feat .ico svg { width: 22px; height: 22px; }
.feat h4 { font-size: 1.08rem; margin-bottom: .15rem; }
.feat p { font-size: .92rem; color: var(--muted); }

/* =========================================================
   VALUES / ECO GRID
   ========================================================= */
.values-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: clamp(1.2rem, 2.5vw, 2rem); }
.value {
  background: var(--cream); border-radius: var(--r-lg); padding: 2rem 1.9rem;
  border: 1px solid var(--line); position: relative; overflow: hidden;
  transition: transform .5s var(--ease), box-shadow .5s var(--ease);
}
.value::before {
  content: ""; position: absolute; right: -30px; top: -30px; width: 120px; height: 120px;
  background: radial-gradient(circle, rgba(92,138,94,.18), transparent 70%);
  border-radius: 50%; transition: transform .6s var(--ease);
}
.value:hover { transform: translateY(-6px); box-shadow: var(--shadow); }
.value:hover::before { transform: scale(1.5); }
.value .ico {
  width: 54px; height: 54px; border-radius: 16px; position: relative; z-index: 1;
  background: linear-gradient(145deg, var(--fern), var(--forest));
  display: grid; place-items: center; color: var(--cream); margin-bottom: 1.2rem;
}
.value .ico svg { width: 26px; height: 26px; }
.value .idx { font-family: var(--serif); font-size: .9rem; color: var(--clay); font-weight: 600; }
.value h3 { margin: .3rem 0 .6rem; }
.value p { color: var(--muted); font-size: .95rem; }

/* =========================================================
   QUOTE BAND
   ========================================================= */
.quote-band {
  background:
    radial-gradient(70% 130% at 85% 15%, rgba(92,138,94,.25), transparent 55%),
    var(--forest-deep);
  color: var(--cream); text-align: center;
}
.quote-inner { max-width: 820px; margin: 0 auto; }
.quote-mark { font-family: var(--serif); font-size: 5rem; line-height: 0; color: var(--sage); opacity: .5; }
.quote-band blockquote {
  font-family: var(--serif); font-size: clamp(1.5rem, 3.2vw, 2.4rem);
  font-weight: 400; line-height: 1.35; color: #fff; margin: 1.5rem 0 2rem; font-style: italic;
}
.quote-meta { display: inline-flex; align-items: center; gap: .9rem; }
.quote-meta .av {
  width: 50px; height: 50px; border-radius: 50%; flex: none;
  background: linear-gradient(145deg, var(--clay), var(--clay-soft));
  display: grid; place-items: center; font-family: var(--serif); font-size: 1.3rem; color: #fff;
}
.quote-meta .who { text-align: left; }
.quote-meta .who b { display: block; color: #fff; }
.quote-meta .who span { font-size: .85rem; color: var(--sage); }
.quote-stars { color: var(--clay-soft); letter-spacing: .2em; font-size: 1rem; }

/* =========================================================
   AGENT / TEAM CTA STRIP
   ========================================================= */
.agent-split { display: grid; grid-template-columns: .9fr 1.1fr; gap: clamp(2rem,5vw,4rem); align-items: center; }
.agent-media .frame {
  border-radius: var(--r-lg); overflow: hidden; box-shadow: var(--shadow);
  aspect-ratio: 4/5; border: 8px solid var(--cream); outline: 1px solid var(--line);
}
.agent-media img { width: 100%; height: 100%; object-fit: cover; }
.agent-copy blockquote {
  font-family: var(--serif); font-style: italic; font-size: clamp(1.3rem,2.4vw,1.8rem);
  color: var(--forest); line-height: 1.4; margin: 1.2rem 0;
}
.agent-sign { display: flex; align-items: center; gap: 1rem; margin-top: 1.5rem; }
.agent-sign .nm { font-family: var(--serif); font-size: 1.2rem; color: var(--forest); }
.agent-sign .rl { font-size: .85rem; color: var(--clay); font-weight: 700; }
.agent-stats { display: flex; gap: 2rem; margin-top: 2rem; flex-wrap: wrap; }
.agent-stats .s b { font-family: var(--serif); font-size: 1.6rem; color: var(--moss); display: block; }
.agent-stats .s span { font-size: .78rem; color: var(--muted); text-transform: uppercase; font-weight: 700; letter-spacing: .05em; }

/* =========================================================
   JOURNAL
   ========================================================= */
.journal-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: clamp(1.4rem, 2.5vw, 2rem); }
.post {
  display: flex; flex-direction: column; gap: .7rem; padding-bottom: 1.5rem;
  border-bottom: 2px solid var(--line); transition: border-color .4s var(--ease);
}
.post:hover { border-color: var(--clay); }
.post .meta { display: flex; gap: .8rem; align-items: center; font-size: .78rem; color: var(--muted); font-weight: 700; }
.post .type { background: var(--sand); color: var(--moss); padding: .35em .9em; border-radius: 100px; letter-spacing: .06em; text-transform: uppercase; font-size: .68rem; }
.post h3 a { transition: color .3s var(--ease); }
.post:hover h3 a { color: var(--clay); }
.post p { color: var(--muted); font-size: .94rem; }
.post .more { font-weight: 800; color: var(--forest); font-size: .88rem; margin-top: auto; }
.post .more::after { content: " →"; transition: margin .3s var(--ease); }
.post:hover .more::after { margin-left: .25em; }

/* =========================================================
   CTA BAND
   ========================================================= */
.cta-band {
  text-align: center; padding: clamp(4rem,8vw,6.5rem) 0; position: relative; overflow: hidden;
  background:
    radial-gradient(80% 120% at 50% -20%, rgba(92,138,94,.3), transparent 60%),
    linear-gradient(180deg, var(--sand), var(--linen));
}
.cta-band h2 { max-width: 18ch; margin: .8rem auto 0; }
.cta-band p { max-width: 50ch; margin: 1.2rem auto 0; color: var(--muted); font-size: 1.08rem; }
.cta-band .hero-actions { justify-content: center; }
.cta-leaf { position: absolute; opacity: .14; color: var(--moss); pointer-events: none; }
.cta-leaf.a { width: 200px; left: -40px; top: 10%; transform: rotate(-20deg); }
.cta-leaf.b { width: 240px; right: -50px; bottom: -10%; transform: rotate(160deg); }

/* =========================================================
   PAGE HEADER (interior pages)
   ========================================================= */
.page-head {
  padding: clamp(3.5rem,7vw,6rem) 0 clamp(2.5rem,5vw,4rem);
  background:
    radial-gradient(90% 110% at 85% -10%, rgba(92,138,94,.22), transparent 55%),
    linear-gradient(180deg, var(--cream), var(--linen));
  text-align: center; position: relative; overflow: hidden;
}
.page-head .eyebrow { justify-content: center; }
.page-head h1 { margin-top: .8rem; }
.page-head p { max-width: 52ch; margin: 1.2rem auto 0; color: var(--muted); font-size: 1.1rem; }
.crumbs { font-size: .82rem; color: var(--muted); margin-top: 1.5rem; font-weight: 600; }
.crumbs a { color: var(--clay); }

/* =========================================================
   LISTINGS PAGE
   ========================================================= */
.filters { display: flex; flex-wrap: wrap; gap: .6rem; justify-content: center; margin-bottom: 2.5rem; }
.filter-btn {
  font-family: var(--sans); font-weight: 700; font-size: .85rem;
  padding: .65em 1.4em; border-radius: 100px; border: 1.5px solid var(--line);
  background: var(--cream); color: var(--muted); cursor: pointer;
  transition: all .35s var(--ease);
}
.filter-btn:hover { border-color: var(--moss); color: var(--forest); }
.filter-btn.active { background: var(--forest); color: var(--cream); border-color: var(--forest); }
.count-line { text-align: center; color: var(--muted); font-size: .9rem; margin-bottom: 2.5rem; }
.count-line b { color: var(--forest); }
.card.hide { display: none; }

/* =========================================================
   CONTACT PAGE
   ========================================================= */
.contact-grid { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(2rem,5vw,4rem); align-items: start; }

.form-card {
  background: var(--cream); border-radius: var(--r-lg); padding: clamp(1.6rem,3vw,2.6rem);
  box-shadow: var(--shadow-soft); border: 1px solid var(--line);
}
.field { margin-bottom: 1.2rem; }
.field label { display: block; font-size: .8rem; font-weight: 800; letter-spacing: .04em; color: var(--forest); margin-bottom: .5rem; text-transform: uppercase; }
.field input, .field select, .field textarea {
  width: 100%; font-family: var(--sans); font-size: 1rem; color: var(--ink);
  padding: .9em 1.1em; border-radius: 12px; border: 1.5px solid var(--line);
  background: var(--linen); transition: border-color .3s var(--ease), box-shadow .3s var(--ease);
}
.field input:focus, .field select:focus, .field textarea:focus {
  outline: none; border-color: var(--moss); box-shadow: 0 0 0 4px rgba(92,138,94,.14); background: #fff;
}
.field textarea { resize: vertical; min-height: 130px; }
.field-row { display: grid; grid-template-columns: 1fr 1fr; gap: 1.2rem; }
[data-form-note] { margin-top: 1rem; font-weight: 700; font-size: .92rem; min-height: 1.2em; }

.contact-info { display: flex; flex-direction: column; gap: 1.5rem; }
.info-card {
  background: var(--cream); border-radius: var(--r); padding: 1.5rem 1.6rem;
  border: 1px solid var(--line); display: flex; gap: 1.1rem; align-items: flex-start;
}
.info-card .ico {
  width: 46px; height: 46px; border-radius: 14px; flex: none;
  background: linear-gradient(145deg, var(--fern), var(--moss));
  display: grid; place-items: center; color: var(--cream);
}
.info-card .ico svg { width: 22px; height: 22px; }
.info-card h4 { font-size: 1.05rem; margin-bottom: .25rem; }
.info-card p, .info-card address { font-size: .94rem; color: var(--muted); font-style: normal; line-height: 1.6; }
.info-card a { color: var(--moss); font-weight: 700; }

.hours-list { list-style: none; }
.hours-list li { display: flex; justify-content: space-between; padding: .5em 0; border-bottom: 1px dashed var(--line); font-size: .92rem; }
.hours-list li:last-child { border: 0; }
.hours-list .d { color: var(--muted); font-weight: 600; }
.hours-list .t { color: var(--forest); font-weight: 700; }

.map-wrap {
  border-radius: var(--r-lg); overflow: hidden; box-shadow: var(--shadow-soft);
  border: 1px solid var(--line); background: var(--sand); margin-top: 2rem;
}
.map-wrap svg { display: block; width: 100%; height: auto; }

/* =========================================================
   BLOG PAGE
   ========================================================= */
.featured-post {
  display: grid; grid-template-columns: 1.15fr 1fr; gap: clamp(2rem,4vw,3.5rem);
  align-items: center; background: var(--cream); border-radius: var(--r-lg);
  overflow: hidden; box-shadow: var(--shadow-soft); border: 1px solid var(--line);
  margin-bottom: clamp(3rem,6vw,4.5rem);
}
.featured-post .fp-media { aspect-ratio: 4/3; overflow: hidden; height: 100%; }
.featured-post .fp-media img { width: 100%; height: 100%; object-fit: cover; transition: transform 1s var(--ease); }
.featured-post:hover .fp-media img { transform: scale(1.05); }
.featured-post .fp-body { padding: clamp(1.6rem,3vw,2.6rem) clamp(1.6rem,3vw,2.6rem) clamp(1.6rem,3vw,2.6rem) 0; }
.featured-post .meta { display: flex; gap: .8rem; align-items: center; font-size: .78rem; color: var(--muted); font-weight: 700; margin-bottom: 1rem; }
.featured-post h2 { margin-bottom: .8rem; }
.featured-post p { color: var(--muted); margin-bottom: 1.5rem; }
.tag { background: var(--sand); color: var(--moss); padding: .35em .9em; border-radius: 100px; letter-spacing: .06em; text-transform: uppercase; font-size: .68rem; }

.blog-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: clamp(1.4rem,2.5vw,2rem); }
.blog-card {
  background: var(--cream); border-radius: var(--r-lg); overflow: hidden;
  border: 1px solid var(--line); box-shadow: var(--shadow-soft);
  display: flex; flex-direction: column;
  transition: transform .5s var(--ease), box-shadow .5s var(--ease);
}
.blog-card:hover { transform: translateY(-6px); box-shadow: var(--shadow); }
.blog-card .bc-media { aspect-ratio: 16/10; overflow: hidden; background: var(--sand); }
.blog-card .bc-media img { width: 100%; height: 100%; object-fit: cover; transition: transform 1s var(--ease); }
.blog-card:hover .bc-media img { transform: scale(1.07); }
.blog-card .bc-body { padding: 1.5rem 1.6rem; display: flex; flex-direction: column; gap: .6rem; flex: 1; }
.blog-card .meta { display: flex; gap: .7rem; align-items: center; font-size: .76rem; color: var(--muted); font-weight: 700; }
.blog-card h3 a { transition: color .3s var(--ease); }
.blog-card:hover h3 a { color: var(--clay); }
.blog-card p { color: var(--muted); font-size: .92rem; }
.blog-card .more { font-weight: 800; color: var(--forest); font-size: .86rem; margin-top: auto; }

.news-band {
  background: var(--forest); color: var(--cream); border-radius: var(--r-lg);
  padding: clamp(2rem,5vw,3.5rem); margin-top: clamp(3rem,6vw,4.5rem);
  text-align: center; position: relative; overflow: hidden;
}
.news-band h2 { color: #fff; }
.news-band p { color: rgba(255,255,255,.78); max-width: 46ch; margin: 1rem auto 1.8rem; }
.news-form { display: flex; gap: .7rem; max-width: 480px; margin: 0 auto; flex-wrap: wrap; }
.news-form input { flex: 1; min-width: 200px; padding: .9em 1.2em; border-radius: 100px; border: 0; font-family: var(--sans); font-size: 1rem; }
.news-band [data-form-note] { color: var(--sage); }

/* =========================================================
   FOOTER
   ========================================================= */
.site-footer { background: var(--forest-deep); color: rgba(255,255,255,.72); padding-top: clamp(3.5rem,6vw,5rem); }
.footer-grid { display: grid; grid-template-columns: 1.6fr 1fr 1fr 1.3fr; gap: 2.5rem; padding-bottom: 3rem; }
.footer-brand .brand-mark { color: #fff; }
.footer-brand .brand-mark .leaf-ico { color: var(--sage); }
.footer-brand p { margin-top: 1.1rem; font-size: .94rem; max-width: 34ch; }
.footer-social { display: flex; gap: .7rem; margin-top: 1.4rem; }
.footer-social a {
  width: 38px; height: 38px; border-radius: 50%; display: grid; place-items: center;
  background: rgba(255,255,255,.08); color: var(--sage); transition: all .35s var(--ease);
}
.footer-social a:hover { background: var(--moss); color: #fff; transform: translateY(-3px); }
.footer-social svg { width: 18px; height: 18px; }
.footer-col h4 { color: #fff; font-family: var(--sans); font-size: .78rem; font-weight: 800; letter-spacing: .16em; text-transform: uppercase; margin-bottom: 1.1rem; }
.footer-col a { display: block; font-size: .92rem; padding: .35em 0; color: rgba(255,255,255,.7); transition: color .3s var(--ease), padding-left .3s var(--ease); }
.footer-col a:hover { color: #fff; padding-left: .35em; }
.footer-nap { font-style: normal; font-size: .92rem; line-height: 1.85; }
.footer-nap a { color: var(--sage); }
.footer-bottom {
  display: flex; justify-content: space-between; flex-wrap: wrap; gap: 1rem;
  padding: 1.6rem 0; border-top: 1px solid rgba(255,255,255,.1); font-size: .82rem;
}
.footer-disclaimer {
  background: #0f1c15; color: rgba(255,255,255,.45); font-size: .76rem;
  text-align: center; padding: 1.1rem var(--pad); line-height: 1.6;
}

/* =========================================================
   REVEAL ANIMATIONS
   ========================================================= */
.reveal { opacity: 0; transform: translateY(28px); transition: opacity .9s var(--ease), transform .9s var(--ease); }
.reveal.in { opacity: 1; transform: none; }
.reveal[data-d="1"] { transition-delay: .1s; }
.reveal[data-d="2"] { transition-delay: .2s; }
.reveal[data-d="3"] { transition-delay: .3s; }
.reveal[data-d="4"] { transition-delay: .4s; }
.reveal[data-d="5"] { transition-delay: .5s; }

.hero-frame img { animation: heroZoom 1.6s var(--ease) both; }
@keyframes heroZoom { from { transform: scale(1.16); opacity: .4; } to { transform: scale(1.06); opacity: 1; } }

/* =========================================================
   RESPONSIVE
   ========================================================= */
@media (max-width: 940px) {
  .nav-links, .nav-cta {
    position: fixed; inset: 0 0 0 auto; top: 0; width: min(80vw, 340px); height: 100vh;
    flex-direction: column; background: var(--cream); padding: 6rem 2rem 2rem;
    transform: translateX(105%); transition: transform .5s var(--ease);
    box-shadow: -20px 0 60px -30px rgba(22,41,31,.6); z-index: 90;
  }
  .nav-links { gap: 1.3rem; margin: 0; align-items: flex-start; border-bottom: 0; }
  .nav-links a { font-size: 1.25rem; font-family: var(--serif); color: var(--forest); }
  .nav-cta { top: auto; bottom: 0; height: auto; padding: 0 2rem 2.5rem; transform: translateX(105%); box-shadow: none; justify-content: flex-start; align-items: stretch; flex-direction: column; gap: 1rem; }
  .nav.open .nav-links, .nav.open .nav-cta { transform: translateX(0); }
  .nav-toggle { display: flex; z-index: 95; }
  .nav-cta .btn { justify-content: center; }

  .hero-grid { grid-template-columns: 1fr; }
  .hero-media { max-width: 460px; margin-inline: auto; width: 100%; }
  .sec-head { grid-template-columns: 1fr; }
  .listings-grid, .journal-grid, .values-grid, .blog-grid { grid-template-columns: repeat(2, 1fr); }
  .split, .agent-split, .contact-grid, .featured-post { grid-template-columns: 1fr; }
  .split.flip .split-media { order: 0; }
  .featured-post .fp-body { padding: 0 clamp(1.4rem,4vw,2rem) clamp(1.6rem,4vw,2.4rem); }
  .agent-media, .split-media { max-width: 460px; }
}
@media (max-width: 720px) {
  .stats-inner { grid-template-columns: repeat(2, 1fr); gap: 1.5rem 1rem; }
  .stat:nth-child(odd) { border-left: 0; }
}
@media (max-width: 560px) {
  .listings-grid, .journal-grid, .values-grid, .blog-grid { grid-template-columns: 1fr; }
  .field-row { grid-template-columns: 1fr; }
  .footer-grid { grid-template-columns: 1fr 1fr; }
  .hero-badge { left: 0; }
}

/* =========================================================
   REDUCED MOTION
   ========================================================= */
@media (prefers-reduced-motion: reduce) {
  * { animation: none !important; transition-duration: .01ms !important; }
  .reveal { opacity: 1; transform: none; }
  html { scroll-behavior: auto; }
  .hero-frame img { transform: scale(1.06); }
}