@import url('https://fonts.googleapis.com/css2?family=Playfair+Display:wght@500;600;700&family=Inter:wght@400;500;600&display=swap');

:root {
  --gold: #b79b4e;
  --gold-light: #d4bd85;
  --ink: #111111;
  --paper: #ffffff;
  --cream: #faf8f4;
  --line: #e6e1d6;
  --max: 1180px;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }

body {
  margin: 0;
  background: var(--paper);
  color: var(--ink);
  font-family: 'Inter', system-ui, sans-serif;
  line-height: 1.6;
  -webkit-font-smoothing: antialiased;
}

h1, h2, h3, .display {
  font-family: 'Playfair Display', Georgia, serif;
  font-weight: 600;
  line-height: 1.15;
  margin: 0 0 0.5em;
  letter-spacing: 0.01em;
}

p { margin: 0 0 1em; }
a { color: inherit; text-decoration: none; }
img { max-width: 100%; display: block; }

.wrap { max-width: var(--max); margin: 0 auto; padding: 0 24px; }

.eyebrow {
  text-transform: uppercase;
  letter-spacing: 0.18em;
  font-size: 0.72rem;
  font-weight: 600;
  color: var(--gold);
}

.btn {
  display: inline-block;
  padding: 14px 32px;
  border: 1px solid var(--ink);
  background: var(--ink);
  color: var(--paper);
  font-size: 0.85rem;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  transition: all 0.25s ease;
  cursor: pointer;
  font-family: inherit;
}
.btn:hover { background: var(--gold); border-color: var(--gold); color: var(--ink); }
.btn-outline { background: transparent; color: var(--ink); border: 1px solid var(--ink); }
.btn-outline:hover { background: var(--ink); color: var(--paper); }

.section { padding: 96px 0; }
.section-tight { padding: 64px 0; }
.section-dark { background: var(--ink); color: var(--paper); }
.section-cream { background: var(--cream); }

.grid-2 { display: grid; grid-template-columns: 1fr 1fr; gap: 64px; align-items: center; }
.grid-3 { display: grid; grid-template-columns: repeat(3, 1fr); gap: 32px; }

/* Header */
.site-header {
  position: sticky; top: 0; z-index: 50;
  background: rgba(255,255,255,0.96);
  backdrop-filter: blur(6px);
  border-bottom: 1px solid var(--line);
}
.bar { display: flex; align-items: center; justify-content: space-between; padding: 14px 0; gap: 24px; }
.brand img { height: 44px; width: auto; }
.nav { display: flex; gap: 28px; }
.nav a { font-size: 0.82rem; letter-spacing: 0.06em; text-transform: uppercase; opacity: 0.8; }
.nav a:hover { opacity: 1; color: var(--gold); }
.btn-cta { padding: 11px 22px; font-size: 0.75rem; }

/* Footer */
.site-footer { background: var(--ink); color: var(--paper); padding: 64px 0 0; }
.foot-grid { display: grid; grid-template-columns: 1.3fr 1fr 1fr; gap: 40px; padding-bottom: 48px; border-bottom: 1px solid rgba(255,255,255,0.12); }
.foot-logo { height: 40px; filter: brightness(0) invert(1); margin-bottom: 12px; }
.foot-tag { font-family: 'Playfair Display', serif; color: var(--gold-light); font-size: 1rem; }
.foot-areas { opacity: 0.75; font-size: 0.9rem; }
.social-row { display: flex; flex-direction: column; gap: 8px; margin-bottom: 16px; }
.social-link { opacity: 0.8; font-size: 0.9rem; width: fit-content; }
.social-link:hover { opacity: 1; color: var(--gold-light); }
.foot-contact { opacity: 0.75; font-size: 0.85rem; }
.foot-bottom { padding: 22px 0; opacity: 0.55; font-size: 0.78rem; }
.foot-bottom p { margin: 0 0 4px; }
.foot-contact { line-height: 1.5; }

/* Hero (home) */
.hero { padding: 88px 0 96px; }
.hero-grid { display: grid; grid-template-columns: 1.1fr 0.9fr; gap: 64px; align-items: center; }
.hero-copy h1 { font-size: clamp(2.4rem, 4.5vw, 3.6rem); margin: 12px 0 20px; }
.hero-sub { font-size: 1.05rem; opacity: 0.85; max-width: 46ch; }
.hero-actions { display: flex; gap: 16px; margin-top: 12px; flex-wrap: wrap; }
.hero-media img { width: 100%; height: 560px; object-fit: cover; border-radius: 2px; }

.stats-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 32px; text-align: center; }
.stat-num { font-family: 'Playfair Display', serif; color: var(--gold-light); font-size: 2rem; margin-bottom: 4px; }
.stat-label { font-size: 0.8rem; opacity: 0.7; }

.edge-media img { width: 100%; height: 460px; object-fit: cover; border-radius: 2px; }
.video-grid { margin-top: 32px; }
.video-frame { position: relative; width: 100%; aspect-ratio: 16/9; background: #000; overflow: hidden; }
.video-frame iframe { position: absolute; inset: 0; width: 100%; height: 100%; border: 0; }

.areas-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 24px; margin-top: 32px; }
.area-card { border: 1px solid var(--line); padding: 32px; }
.area-card h3 { color: var(--gold); font-size: 1.1rem; margin-bottom: 8px; }

.cta-band { text-align: center; }
.cta-inner h2 { max-width: 20ch; margin: 0 auto 8px; }
.cta-inner p { opacity: 0.75; margin-bottom: 24px; }

/* About */
.about-hero { padding-bottom: 48px; }
.role { color: var(--gold); text-transform: uppercase; letter-spacing: 0.05em; font-size: 0.85rem; }
.role-dre { opacity: 0.6; font-size: 0.8rem; margin-top: -8px; }
.about-img img { width: 100%; height: 460px; object-fit: cover; }
.bio-wrap { max-width: 74ch; font-size: 1.05rem; }

/* Listings */
.listings-hero { padding-bottom: 32px; }
.sub { opacity: 0.75; max-width: 60ch; }
.listing-card { display: block; background: var(--paper); border: 1px solid var(--line); transition: border-color 0.2s ease; }
.listing-card:hover { border-color: var(--gold); }
.listing-img { position: relative; height: 220px; overflow: hidden; }
.listing-img img { width: 100%; height: 100%; object-fit: cover; }
.badge { position: absolute; top: 14px; left: 14px; background: var(--ink); color: var(--paper); font-size: 0.68rem; letter-spacing: 0.08em; text-transform: uppercase; padding: 6px 12px; }
.listing-body { padding: 20px; }
.listing-price { font-family: 'Playfair Display', serif; font-size: 1.3rem; color: var(--gold); margin-bottom: 4px; }
.listing-address { font-weight: 600; margin-bottom: 2px; }
.listing-area { opacity: 0.65; font-size: 0.9rem; margin: 0; }
.note { margin-top: 32px; opacity: 0.6; font-size: 0.9rem; font-style: italic; }

/* Featured coming-soon card + carousel */
.featured-card { display: grid; grid-template-columns: 1.1fr 1fr; gap: 0; background: var(--paper); border: 1px solid var(--line); margin-bottom: 8px; }
.carousel { position: relative; aspect-ratio: 4 / 3; background: #111; overflow: hidden; }
.carousel-track { position: relative; width: 100%; height: 100%; }
.carousel-slide { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; opacity: 0; transition: opacity 0.4s ease; }
.carousel-slide.active { opacity: 1; }
.carousel-btn {
  position: absolute; top: 50%; transform: translateY(-50%);
  width: 36px; height: 36px; border: none; border-radius: 50%;
  background: rgba(255,255,255,0.85); color: var(--ink);
  font-size: 1.3rem; line-height: 1; cursor: pointer; z-index: 2;
  display: flex; align-items: center; justify-content: center;
}
.carousel-btn:hover { background: var(--paper); }
.carousel-btn.prev { left: 14px; }
.carousel-btn.next { right: 14px; }
.carousel-dots { position: absolute; bottom: 14px; left: 0; right: 0; display: flex; justify-content: center; gap: 8px; z-index: 2; }
.carousel-dot { width: 8px; height: 8px; border-radius: 50%; background: rgba(255,255,255,0.5); cursor: pointer; }
.carousel-dot.active { background: var(--paper); }
.featured-badge { position: absolute; top: 14px; left: 14px; z-index: 2; }
.featured-body { padding: 40px; display: flex; flex-direction: column; justify-content: center; }
.featured-body h2 { font-size: 1.7rem; margin: 6px 0 8px; }
.featured-stats { color: var(--gold); font-size: 0.9rem; font-weight: 600; margin-bottom: 16px; }
.featured-body p:not(.eyebrow):not(.featured-stats) { opacity: 0.85; }
.featured-body .btn { align-self: flex-start; margin-top: 8px; }

@media (max-width: 860px) {
  .featured-card { grid-template-columns: 1fr; }
  .carousel { aspect-ratio: 16 / 10; }
  .featured-body { padding: 28px; }
}

/* Forms */
.form-hero { padding-bottom: 24px; }
.form-wrap { max-width: 680px; }
form { display: flex; flex-direction: column; gap: 22px; }
.row { display: flex; flex-direction: column; gap: 6px; }
.two-col { display: grid; grid-template-columns: 1fr 1fr; gap: 20px; }
label { font-size: 0.85rem; font-weight: 600; display: flex; flex-direction: column; gap: 6px; }
input[type="text"], input[type="email"], input[type="tel"], select, textarea {
  font-family: 'Inter', sans-serif; font-size: 1rem; font-weight: 400;
  padding: 12px 14px; border: 1px solid var(--line); background: var(--paper); color: var(--ink);
}
input:focus, select:focus, textarea:focus { outline: 1px solid var(--gold); border-color: var(--gold); }
fieldset { border: none; padding: 0; margin: 0; }
legend { font-size: 0.85rem; font-weight: 600; padding: 0 0 8px; }
.checkbox-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 10px; }
.checkbox-label { font-weight: 400; flex-direction: row; align-items: center; gap: 8px; }
.checkbox-label input { width: auto; }
.hidden-field { position: absolute; left: -9999px; }
button.btn { align-self: flex-start; }
.paths-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 24px; }
.path-card { display: block; background: var(--paper); border: 1px solid var(--line); padding: 32px; transition: border-color 0.2s ease; }
.path-card:hover { border-color: var(--gold); }
.path-card h3 { font-size: 1.3rem; margin: 6px 0 8px; }
.path-link { color: var(--gold); font-size: 0.85rem; }
.direct-info { margin-top: 40px; padding-top: 24px; border-top: 1px solid var(--line); }
.direct-info p { font-size: 0.95rem; margin: 4px 0; }
.brokerage-block { margin-top: 16px; opacity: 0.6; font-size: 0.82rem; line-height: 1.5; }

/* Thank you */
.thanks { text-align: center; padding: 140px 0; }

/* Blog */
.blog-hero { padding-bottom: 24px; }
.empty { opacity: 0.6; font-style: italic; }
.post-list { display: flex; flex-direction: column; gap: 28px; max-width: 760px; }
.post-card { display: block; padding: 28px 0; border-bottom: 1px solid var(--line); }
.post-card h2 { font-size: 1.5rem; margin: 6px 0 10px; }
.post-card p:not(.eyebrow) { opacity: 0.75; margin-bottom: 10px; }
.post-date { font-size: 0.8rem; opacity: 0.55; }
.post-card:hover h2 { color: var(--gold); }
.post-wrap { max-width: 74ch; }
.draft-banner { background: #fff3cd; border: 1px solid #e6c766; padding: 12px 16px; font-size: 0.85rem; margin-bottom: 24px; }
.post h1 { font-size: 2.2rem; }
.post-body p { font-size: 1.05rem; opacity: 0.88; }
.post-body h2 { font-size: 1.35rem; margin-top: 40px; }
.back-link { margin-top: 40px; }

@media (max-width: 860px) {
  .grid-2 { grid-template-columns: 1fr; gap: 40px; }
  .grid-3 { grid-template-columns: 1fr; }
  .section { padding: 64px 0; }
  .nav { display: none; }
  .brand img { height: 36px; }
  .hero { padding: 56px 0 64px; }
  .hero-grid { grid-template-columns: 1fr; }
  .hero-media img { height: 380px; }
  .stats-grid { grid-template-columns: 1fr 1fr; }
  .areas-grid { grid-template-columns: 1fr; }
  .about-img img { height: 340px; }
  .paths-grid { grid-template-columns: 1fr; }
}
@media (max-width: 640px) {
  .two-col, .checkbox-grid { grid-template-columns: 1fr; }
}