:root {
  --black: #0a0a0a;
  --near-black: #121212;
  --charcoal: #1c1c1c;
  --gold: #c9a227;
  --gold-light: #e6c65c;
  --gold-dark: #9c7c1a;
  --silver: #9aa0a6;
  --silver-light: #d4d7da;
  --white: #ffffff;
  --off-white: #f7f6f3;
  --text-dark: #232323;
  --text-muted: #6b6b6b;
  --border: #e6e3db;
  --radius: 6px;
  --shadow: 0 10px 30px rgba(0,0,0,0.08);
  --shadow-lg: 0 20px 50px rgba(0,0,0,0.35);
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; overflow-x: hidden; }
body {
  margin: 0;
  font-family: 'Segoe UI', Arial, Helvetica, sans-serif;
  color: var(--text-dark);
  background: var(--off-white);
  line-height: 1.6;
  overflow-x: hidden;
  width: 100%;
}
img { max-width: 100%; display: block; }
a { text-decoration: none; color: inherit; }
ul { list-style: none; margin: 0; padding: 0; }
h1, h2, h3, h4 { margin: 0 0 .5em; font-weight: 700; letter-spacing: .3px; }
p { margin: 0 0 1em; }

.container {
  max-width: 1180px;
  margin: 0 auto;
  padding: 0 24px;
}

.gold-text { color: var(--gold); }

.btn {
  display: inline-block;
  padding: 13px 28px;
  border-radius: var(--radius);
  font-weight: 600;
  font-size: 14px;
  letter-spacing: .4px;
  text-transform: uppercase;
  cursor: pointer;
  border: 1px solid transparent;
  transition: all .2s ease;
}
.btn-gold {
  background: linear-gradient(135deg, var(--gold-light), var(--gold-dark));
  color: var(--black);
}
.btn-gold:hover { filter: brightness(1.08); transform: translateY(-1px); }
.btn-outline {
  background: transparent;
  border-color: var(--gold);
  color: var(--gold);
}
.btn-outline:hover { background: var(--gold); color: var(--black); }
.btn-dark {
  background: var(--black);
  color: var(--white);
  border-color: var(--black);
}
.btn-dark:hover { background: var(--charcoal); }
.btn-block { display: block; width: 100%; text-align: center; }
.btn-sm { padding: 8px 16px; font-size: 12px; }

.section { padding: 80px 0; }
.section-tight { padding: 50px 0; }
.section-dark { background: var(--black); color: var(--white); }
.section-charcoal { background: var(--charcoal); color: var(--white); }

.eyebrow {
  color: var(--gold);
  text-transform: uppercase;
  letter-spacing: 2px;
  font-size: 13px;
  font-weight: 700;
  margin-bottom: 10px;
  display: block;
}
.section-head { text-align: center; max-width: 640px; margin: 0 auto 48px; }
.section-head h2 { font-size: 32px; }
.section-head p { color: var(--text-muted); }
.section-dark .section-head p, .section-charcoal .section-head p { color: var(--silver-light); }

/* ---------- Header ---------- */
.sticky-stack {
  position: sticky;
  top: 0;
  z-index: 100;
}
.site-header {
  background: var(--black);
  border-bottom: 1px solid #262626;
}
.header-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  padding: 12px 0;
  gap: 20px;
}
.brand {
  display: flex;
  align-items: center;
  gap: 12px;
  color: var(--white);
}
.brand img { height: 52px; width: 52px; border-radius: 50%; object-fit: cover; }
.brand-name { font-size: 19px; font-weight: 800; letter-spacing: .5px; line-height: 1.1; }
.brand-name span { display: block; font-size: 11px; color: var(--gold); font-weight: 600; letter-spacing: 1.5px; text-transform: uppercase; }

.main-nav { display: flex; align-items: center; gap: 30px; }
.main-nav a {
  color: var(--silver-light);
  font-size: 14px;
  font-weight: 600;
  letter-spacing: .3px;
  text-transform: uppercase;
  padding: 8px 0;
  border-bottom: 2px solid transparent;
  transition: color .2s, border-color .2s;
}
.main-nav a:hover, .main-nav a.active { color: var(--gold); border-color: var(--gold); }

.nav-toggle { display: none; background: none; border: none; color: var(--white); font-size: 26px; cursor: pointer; }

/* ---------- Promo Ticker (marquee) ---------- */
:root { --ticker-h: 38px; }
.promo-ticker {
  position: relative;
  height: var(--ticker-h);
  background: linear-gradient(90deg, var(--gold-dark), var(--gold), var(--gold-dark));
}
.promo-ticker__link {
  display: flex;
  align-items: center;
  height: 100%;
  overflow: hidden;
  text-decoration: none;
  padding-right: 36px;
}
.promo-ticker__track {
  display: flex;
  align-items: center;
  gap: 70px;
  white-space: nowrap;
  padding-left: 100%;
  animation: promo-ticker-scroll 26s linear infinite;
}
.promo-ticker:hover .promo-ticker__track,
.promo-ticker:focus-within .promo-ticker__track { animation-play-state: paused; }
.promo-ticker__item {
  font-size: 12.5px;
  font-weight: 800;
  letter-spacing: .3px;
  text-transform: uppercase;
  color: var(--black);
  text-decoration: none;
}
a.promo-ticker__item:hover { text-decoration: underline; }
.promo-ticker__item b { color: #3a2a05; }
.promo-ticker__close {
  position: absolute;
  right: 8px;
  top: 50%;
  transform: translateY(-50%);
  width: 24px;
  height: 24px;
  border-radius: 50%;
  border: 0;
  background: rgba(10,10,10,.18);
  color: var(--black);
  font-size: 14px;
  line-height: 1;
  cursor: pointer;
  display: flex;
  align-items: center;
  justify-content: center;
  z-index: 2;
}
.promo-ticker__close:hover { background: rgba(10,10,10,.32); }
@keyframes promo-ticker-scroll {
  from { transform: translateX(0); }
  to { transform: translateX(-100%); }
}
@media (prefers-reduced-motion: reduce) {
  .promo-ticker__track { animation: none; padding-left: 24px; }
}
body.ticker-hidden .promo-ticker { display: none; }

/* ---------- Hero ---------- */
.hero {
  position: relative;
  background: var(--black);
  color: var(--white);
  padding: 100px 0 60px;
  text-align: center;
  overflow: hidden;
  min-height: 640px;
  display: flex;
  align-items: center;
}
.hero-slider { position: absolute; inset: 0; z-index: 0; }
.hero-slide {
  position: absolute;
  inset: 0;
  background-size: cover;
  background-position: center;
  opacity: 0;
  transition: opacity 1.4s ease;
}
.hero-slide.active { opacity: 1; }
.hero-overlay {
  position: absolute;
  inset: 0;
  z-index: 1;
  background: linear-gradient(180deg, rgba(10,10,10,.72), rgba(10,10,10,.9));
}
.hero .container { position: relative; z-index: 2; width: 100%; }
.hero-dots {
  position: absolute;
  bottom: 26px;
  left: 50%;
  transform: translateX(-50%);
  z-index: 3;
  display: flex;
  gap: 10px;
}
.hero-dots button {
  width: 9px;
  height: 9px;
  border-radius: 50%;
  background: rgba(255,255,255,.4);
  border: none;
  padding: 0;
  cursor: pointer;
  transition: all .2s ease;
}
.hero-dots button.active { background: var(--gold); width: 24px; border-radius: 5px; }
.hero .eyebrow { justify-content: center; display: flex; align-items:center; gap: 8px; }
.hero h1 {
  font-size: 46px;
  max-width: 780px;
  margin: 0 auto 18px;
}
.hero p.lead {
  max-width: 560px;
  margin: 0 auto 36px;
  color: var(--silver-light);
  font-size: 17px;
}

.search-box {
  background: var(--white);
  border-radius: var(--radius);
  box-shadow: var(--shadow-lg);
  padding: 20px;
  display: grid;
  grid-template-columns: repeat(4, 1fr) auto;
  gap: 12px;
  max-width: 980px;
  margin: 0 auto;
  text-align: left;
}
.search-box label {
  display: block;
  font-size: 11px;
  text-transform: uppercase;
  letter-spacing: .5px;
  color: var(--text-muted);
  font-weight: 700;
  margin-bottom: 6px;
}
.search-box select, .search-box input {
  width: 100%;
  padding: 10px 12px;
  border: 1px solid var(--border);
  border-radius: 4px;
  font-size: 14px;
  color: var(--text-dark);
  background: var(--white);
}
.search-box .btn { align-self: end; white-space: nowrap; }

/* ---------- Stats strip ---------- */
.stats-strip {
  background: var(--charcoal);
  color: var(--white);
  padding: 36px 0;
}
.stats-strip .container { display: flex; justify-content: space-between; flex-wrap: wrap; gap: 20px; text-align: center; }
.stat { flex: 1; min-width: 140px; }
.stat .num { font-size: 32px; font-weight: 800; color: var(--gold); }
.stat .label { font-size: 13px; color: var(--silver); text-transform: uppercase; letter-spacing: .5px; }

/* ---------- Grids ---------- */
.grid {
  display: grid;
  gap: 28px;
}
.grid-3 { grid-template-columns: repeat(3, 1fr); }
.grid-4 { grid-template-columns: repeat(4, 1fr); }
.grid-2 { grid-template-columns: repeat(2, 1fr); }

/* ---------- Property Card ---------- */
.card {
  background: var(--white);
  border-radius: var(--radius);
  overflow: hidden;
  box-shadow: var(--shadow);
  transition: transform .2s ease, box-shadow .2s ease;
  display: flex;
  flex-direction: column;
}
.card:hover { transform: translateY(-4px); box-shadow: var(--shadow-lg); }
.card-media { position: relative; aspect-ratio: 4/3; overflow: hidden; background: var(--black); }
.card-media img { width: 100%; height: 100%; object-fit: cover; }
.badge {
  position: absolute;
  top: 14px;
  left: 14px;
  background: var(--gold);
  color: var(--black);
  font-size: 11px;
  font-weight: 800;
  text-transform: uppercase;
  letter-spacing: .5px;
  padding: 5px 12px;
  border-radius: 3px;
}
.badge.status-sold, .badge.status-rented { background: #b5453f; color: var(--white); }
.badge.status-pending { background: var(--silver); color: var(--black); }
.badge-outline {
  position: absolute;
  top: 14px;
  right: 14px;
  background: rgba(10,10,10,.75);
  color: var(--white);
  font-size: 11px;
  font-weight: 700;
  text-transform: uppercase;
  padding: 5px 12px;
  border-radius: 3px;
}
.card-body { padding: 20px; flex: 1; display: flex; flex-direction: column; }
.card-price { color: var(--gold); font-weight: 800; font-size: 20px; margin-bottom: 4px; }
.card-title { font-size: 17px; margin-bottom: 6px; }
.card-title a:hover { color: var(--gold); }
.card-location { color: var(--text-muted); font-size: 13px; margin-bottom: 14px; display: flex; align-items: center; gap: 6px; }
.card-specs {
  display: flex;
  gap: 16px;
  border-top: 1px solid var(--border);
  padding-top: 14px;
  margin-top: auto;
  font-size: 13px;
  color: var(--text-muted);
}
.card-specs strong { color: var(--text-dark); }

/* ---------- About / split sections ---------- */
.split {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 60px;
  align-items: center;
}
.split img { border-radius: var(--radius); box-shadow: var(--shadow-lg); }
.feature-list { margin-top: 24px; }
.feature-list li { display: flex; gap: 12px; margin-bottom: 14px; align-items: flex-start; }
.feature-list .dot {
  flex: none;
  width: 26px; height: 26px;
  border-radius: 50%;
  background: linear-gradient(135deg, var(--gold-light), var(--gold-dark));
  color: var(--black);
  font-size: 13px;
  font-weight: 800;
  display: flex; align-items: center; justify-content: center;
}

/* ---------- Agent Card ---------- */
.agent-card { text-align: center; padding: 30px 20px; }
.agent-photo {
  width: 140px; height: 140px;
  border-radius: 50%;
  overflow: hidden;
  margin: 0 auto 18px;
  border: 3px solid var(--gold);
}
.agent-photo img { width: 100%; height: 100%; object-fit: cover; }
.agent-card h3 { margin-bottom: 2px; }
.agent-title { color: var(--gold); font-size: 13px; text-transform: uppercase; letter-spacing: .5px; font-weight: 700; margin-bottom: 12px; }
.agent-contact { font-size: 13px; color: var(--text-muted); }
.agent-contact div { margin-bottom: 4px; }

/* ---------- Blog Card ---------- */
.blog-card .card-media { aspect-ratio: 16/10; }
.blog-meta { font-size: 12px; color: var(--text-muted); text-transform: uppercase; letter-spacing: .5px; margin-bottom: 8px; }
.blog-excerpt { color: var(--text-muted); font-size: 14px; }

/* ---------- CTA band ---------- */
.cta-band {
  background: linear-gradient(120deg, var(--black), var(--charcoal));
  color: var(--white);
  text-align: center;
  padding: 60px 0;
}
.cta-band h2 { font-size: 28px; }
.cta-band p { color: var(--silver-light); margin-bottom: 28px; }

/* ---------- Filters bar (listings page) ---------- */
.filters-bar {
  background: var(--white);
  border: 1px solid var(--border);
  border-radius: var(--radius);
  padding: 20px;
  margin-bottom: 36px;
  display: grid;
  grid-template-columns: repeat(6, 1fr) auto;
  gap: 12px;
}
.filters-bar label { display: block; font-size: 11px; text-transform: uppercase; color: var(--text-muted); font-weight: 700; margin-bottom: 6px; }
.filters-bar select, .filters-bar input {
  width: 100%; padding: 10px; border: 1px solid var(--border); border-radius: 4px; font-size: 14px;
}
.results-meta { color: var(--text-muted); margin-bottom: 20px; font-size: 14px; }

.pagination { display: flex; justify-content: center; gap: 8px; margin-top: 40px; }
.pagination a, .pagination span {
  display: inline-block;
  min-width: 40px;
  text-align: center;
  padding: 9px 12px;
  border-radius: 4px;
  border: 1px solid var(--border);
  color: var(--text-dark);
  font-size: 14px;
}
.pagination a:hover { border-color: var(--gold); color: var(--gold); }
.pagination .current { background: var(--gold); border-color: var(--gold); color: var(--black); font-weight: 700; }

/* ---------- Property detail ---------- */
.pd-header { display: flex; justify-content: space-between; align-items: flex-start; gap: 24px; flex-wrap: wrap; margin-bottom: 24px; }
.pd-title { font-size: 30px; margin-bottom: 6px; }
.pd-location { color: var(--text-muted); }
.pd-price { font-size: 30px; font-weight: 800; color: var(--gold); text-align: right; }
.pd-gallery { border-radius: var(--radius); overflow: hidden; margin-bottom: 30px; box-shadow: var(--shadow); }
.pd-gallery img { width: 100%; aspect-ratio: 16/9; object-fit: cover; }
.pd-thumbs { display: flex; gap: 10px; margin-top: 10px; flex-wrap: wrap; }
.pd-thumbs img { width: 110px; height: 78px; object-fit: cover; border-radius: 4px; cursor: pointer; border: 2px solid transparent; }
.pd-thumbs img:hover { border-color: var(--gold); }
.video-embed {
  position: relative;
  width: 100%;
  padding-top: 56.25%;
  border-radius: var(--radius);
  overflow: hidden;
  box-shadow: var(--shadow);
  background: var(--black);
  margin-bottom: 30px;
}
.video-embed iframe { position: absolute; inset: 0; width: 100%; height: 100%; border: 0; }
.badge-video {
  position: absolute;
  bottom: 14px;
  left: 14px;
  background: rgba(10,10,10,.8);
  color: var(--white);
  font-size: 11px;
  font-weight: 700;
  text-transform: uppercase;
  letter-spacing: .5px;
  padding: 5px 12px;
  border-radius: 3px;
  display: flex;
  align-items: center;
  gap: 5px;
}
.pd-layout { display: grid; grid-template-columns: 2fr 1fr; gap: 40px; align-items: start; }
.pd-specs { display: grid; grid-template-columns: repeat(4,1fr); gap: 16px; background: var(--white); border: 1px solid var(--border); border-radius: var(--radius); padding: 22px; margin-bottom: 30px; }
.pd-specs div { text-align: center; }
.pd-specs .num { font-size: 22px; font-weight: 800; color: var(--black); }
.pd-specs .lbl { font-size: 12px; color: var(--text-muted); text-transform: uppercase; }

.sidebar-card { background: var(--white); border: 1px solid var(--border); border-radius: var(--radius); padding: 24px; margin-bottom: 24px; }
.sidebar-card h3 { font-size: 16px; text-transform: uppercase; letter-spacing: .5px; margin-bottom: 16px; }
.sidebar-agent { display: flex; gap: 14px; align-items: center; margin-bottom: 14px; }
.sidebar-agent img { width: 60px; height: 60px; border-radius: 50%; object-fit: cover; }
.sidebar-agent .name { font-weight: 700; }
.sidebar-agent .role { font-size: 12px; color: var(--gold); text-transform: uppercase; }

/* ---------- Forms ---------- */
.form-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.form-group { margin-bottom: 16px; }
.form-group.full { grid-column: 1 / -1; }
.form-group label { display: block; font-size: 13px; font-weight: 700; margin-bottom: 6px; color: var(--text-dark); }
.form-group input, .form-group select, .form-group textarea {
  width: 100%;
  padding: 12px 14px;
  border: 1px solid var(--border);
  border-radius: 4px;
  font-size: 14px;
  font-family: inherit;
  background: var(--white);
}
.form-group input:focus, .form-group select:focus, .form-group textarea:focus {
  outline: none;
  border-color: var(--gold);
  box-shadow: 0 0 0 3px rgba(201,162,39,.15);
}
.alert { padding: 14px 18px; border-radius: 4px; margin-bottom: 20px; font-size: 14px; }
.alert-success { background: #eaf6ec; color: #256029; border: 1px solid #bfe3c4; }
.alert-error { background: #fbeaea; color: #8a2b2b; border: 1px solid #f0c2c2; }

/* ---------- About page ---------- */
.value-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px; }
.value-card { background: var(--white); border: 1px solid var(--border); border-radius: var(--radius); padding: 28px; text-align: center; }
.value-card .icon { width: 54px; height: 54px; margin: 0 auto 16px; border-radius: 50%; background: linear-gradient(135deg, var(--gold-light), var(--gold-dark)); display: flex; align-items: center; justify-content: center; color: var(--black); font-weight: 800; font-size: 20px; }

/* ---------- Contact page ---------- */
.contact-grid { display: grid; grid-template-columns: 1fr 1.2fr; gap: 50px; }
.contact-info-item { display: flex; gap: 14px; margin-bottom: 24px; align-items: flex-start; }
.contact-info-item .icon { flex: none; width: 42px; height: 42px; border-radius: 50%; background: var(--charcoal); color: var(--gold); display: flex; align-items: center; justify-content: center; font-weight: 700; }
.map-embed { border-radius: var(--radius); overflow: hidden; margin-top: 24px; border: 1px solid var(--border); }
.map-embed iframe { width: 100%; height: 260px; border: 0; display: block; }

/* ---------- Footer ---------- */
.site-footer { background: var(--black); color: var(--silver-light); padding-top: 60px; }
.footer-grid { display: grid; grid-template-columns: 2fr 1fr 1fr 1.4fr; gap: 40px; padding-bottom: 40px; }
.footer-grid h4 { color: var(--white); font-size: 14px; text-transform: uppercase; letter-spacing: .5px; margin-bottom: 18px; }
.footer-grid li { margin-bottom: 10px; font-size: 14px; }
.footer-grid a:hover { color: var(--gold); }
.footer-brand { display: flex; align-items: center; gap: 12px; margin-bottom: 16px; }
.footer-brand img { height: 46px; width: 46px; border-radius: 50%; }
.footer-brand strong { color: var(--white); font-size: 17px; }
.footer-desc { font-size: 14px; color: var(--silver); max-width: 320px; }
.social-row { display: flex; gap: 10px; margin-top: 18px; }
.social-row a {
  width: 36px; height: 36px; border-radius: 50%;
  border: 1px solid #333; display: flex; align-items: center; justify-content: center;
  font-size: 13px; font-weight: 700;
}
.social-row a:hover { border-color: var(--gold); color: var(--gold); }
.footer-bottom {
  border-top: 1px solid #262626;
  padding: 20px 0;
  text-align: center;
  font-size: 13px;
  color: var(--silver);
}

/* ---------- Breadcrumb ---------- */
.page-banner {
  background: linear-gradient(180deg, rgba(10,10,10,.8), rgba(10,10,10,.92)), radial-gradient(circle at 80% 10%, #2a2410 0, #0a0a0a 55%);
  color: var(--white);
  padding: 60px 0;
  text-align: center;
}
.page-banner h1 { font-size: 34px; margin-bottom: 6px; }
.page-banner .crumbs { color: var(--silver); font-size: 13px; }
.page-banner .crumbs a:hover { color: var(--gold); }

.empty-state { text-align: center; padding: 60px 20px; color: var(--text-muted); }

/* ---------- Responsive ---------- */
@media (max-width: 980px) {
  .grid-4 { grid-template-columns: repeat(2, 1fr); }
  .grid-3 { grid-template-columns: repeat(2, 1fr); }
  .split { grid-template-columns: 1fr; }
  .pd-layout { grid-template-columns: 1fr; }
  .contact-grid { grid-template-columns: 1fr; }
  .search-box { grid-template-columns: 1fr 1fr; }
  .filters-bar { grid-template-columns: 1fr 1fr; }
  .footer-grid { grid-template-columns: 1fr 1fr; }
}
@media (max-width: 680px) {
  .main-nav { position: fixed; top: 68px; right: 0; bottom: 0; left: 100%; background: var(--black); flex-direction: column; padding: 30px; gap: 22px; transition: left .25s ease; overflow: hidden; }
  .main-nav.open { left: 0; overflow: visible; }
  .nav-toggle { display: block; }
  .grid-4, .grid-3, .grid-2 { grid-template-columns: 1fr; }
  .hero h1 { font-size: 32px; }
  .search-box { grid-template-columns: 1fr; }
  .filters-bar { grid-template-columns: 1fr; }
  .pd-specs { grid-template-columns: repeat(2,1fr); }
  .form-grid { grid-template-columns: 1fr; }
  .footer-grid { grid-template-columns: 1fr; }
  .value-grid { grid-template-columns: 1fr; }
}