@import url('https://fonts.googleapis.com/css2?family=Cormorant+Garamond:ital,wght@0,300;0,400;0,600;1,300;1,400&family=DM+Sans:wght@300;400;500;600&display=swap');

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

  :root {
    --teal: #2d3748;
    --teal-light: #4a5568;
    --teal-dark: #1a202c;
    --charcoal: #ffffff;
    --charcoal-mid: #f4f6f7;
    --sand: #f0faf8;
    --sand-dark: #d8f0eb;
    --white: #ffffff;
    --accent: #2d3748;
    --text-light: #5a7070;
  }

  html { scroll-behavior: smooth; }

  body {
    font-family: 'DM Sans', sans-serif;
    background: #ffffff;
    color: #1a2b2a;
    overflow-x: hidden;
  }

  /* ── NAV ── */
  nav {
    position: fixed; top: 0; left: 0; right: 0; z-index: 100;
    display: flex; align-items: center; justify-content: space-between;
    padding: 1rem 2rem;
    background: rgba(255,255,255,0.92);
    backdrop-filter: blur(12px);
    border-bottom: 1px solid rgba(26,42,42,0.08);
    animation: fadeDown .8s ease both;
  }

  .nav-logo {
    font-family: 'Cormorant Garamond', serif;
    font-size: 1.55rem;
    font-weight: 600;
    letter-spacing: .04em;
    color: #1a2b2a;
  }

  .nav-logo span { color: #5a7fa8; }

  .nav-links {
    display: flex; gap: 1.2rem; list-style: none; align-items: center;
  }

  .nav-links a {
    font-size: .72rem; font-weight: 500; letter-spacing: .05em;
    text-transform: uppercase; color: rgba(26,43,42,.55);
    text-decoration: none; transition: color .25s;
  }

  .nav-links a:hover { color: #718096; }

  .nav-cta {
    background: var(--teal);
    color: #ffffff !important;
    padding: .55rem 1.4rem;
    border-radius: 2px;
    font-size: .78rem !important;
    letter-spacing: .14em !important;
  }

  .nav-cta:hover { background: #718096 !important; color: #ffffff !important; }

  /* ── HERO ── */
  .hero {
    min-height: 100vh;
    display: grid;
    grid-template-columns: 1fr 1fr;
    position: relative;
    overflow: hidden;
  }

  .hero-left {
    display: flex; flex-direction: column; justify-content: center;
    padding: 10rem 4rem 6rem 5rem;
    position: relative; z-index: 2;
    animation: fadeRight .9s .2s ease both;
  }

  .hero-eyebrow {
    font-size: .72rem; font-weight: 500; letter-spacing: .22em;
    text-transform: uppercase; color: var(--teal-light);
    margin-bottom: 1.4rem;
    display: flex; align-items: center; gap: .7rem;
  }

  .hero-eyebrow::before {
    content: ''; display: block; width: 36px; height: 1px;
    background: #718096;
  }

  .hero-title {
    font-family: 'Cormorant Garamond', serif;
    font-size: clamp(3.5rem, 6vw, 5.5rem);
    font-weight: 300;
    line-height: 1.07;
    letter-spacing: -.01em;
    margin-bottom: 1.8rem;
  }

  .hero-title em {
    font-style: italic;
    color: #4a5568;
  }

  .hero-sub {
    font-size: 1rem; font-weight: 300; color: rgba(26,43,42,.55);
    line-height: 1.75; max-width: 420px; margin-bottom: 3rem;
  }

  .hero-actions {
    display: flex; gap: 1.2rem; align-items: center;
  }

  .btn-primary {
    display: inline-flex; align-items: center; gap: .6rem;
    background: var(--teal); color: #ffffff;
    padding: .9rem 2.2rem; border-radius: 2px;
    font-size: .82rem; font-weight: 500; letter-spacing: .1em;
    text-transform: uppercase; text-decoration: none;
    transition: background .25s, transform .2s;
    border: none; cursor: pointer;
  }

  .btn-primary:hover { background: #718096; transform: translateY(-1px); }

  .btn-ghost {
    display: inline-flex; align-items: center; gap: .6rem;
    color: rgba(26,43,42,.65);
    padding: .9rem 2.2rem;
    font-size: .82rem; font-weight: 500; letter-spacing: .1em;
    text-transform: uppercase; text-decoration: none;
    border: 1px solid rgba(26,43,42,.2); border-radius: 2px;
    transition: border-color .25s, color .25s;
  }

  .btn-ghost:hover { border-color: #2d3748; color: var(--teal); }

  .hero-right {
    position: relative; overflow: hidden;
    animation: fadeLeft .9s .3s ease both;
  }

  .hero-right::before {
    content: '';
    position: absolute; inset: 0; z-index: 1;
    background: linear-gradient(to right, #ffffff 0%, transparent 35%);
  }

  .hero-img {
    width: 100%; height: 100%;
    object-fit: cover;
    filter: brightness(.7) saturate(.85);
  }

  /* fallback gradient if image fails */
  .hero-img-fallback {
    width: 100%; height: 100%;
    background: linear-gradient(135deg, #c8ebe6 0%, #a0d8d0 40%, #b8e5de 100%);
    display: flex; align-items: center; justify-content: center;
    font-size: 10rem; opacity: .15;
  }

  .hero-stats {
    position: absolute; bottom: 3.5rem; left: 5rem; z-index: 3;
    display: flex; gap: 3rem;
    animation: fadeUp .8s .6s ease both;
  }

  .stat { text-align: left; }
  .stat-num {
    font-family: 'Cormorant Garamond', serif;
    font-size: 2.6rem; font-weight: 300; color: #1a2b2a;
    line-height: 1;
  }
  .stat-num span { color: #718096; }
  .stat-label {
    font-size: .7rem; letter-spacing: .14em; text-transform: uppercase;
    color: rgba(26,43,42,.45); margin-top: .3rem;
  }

  /* ── SEARCH BAR ── */
  .search-section {
    background: #edf0f4;
    padding: 0 5rem;
    border-bottom: 1px solid rgba(45,55,72,.1);
  }

  .search-bar {
    display: flex; align-items: stretch;
    border: 1px solid rgba(45,55,72,.15);
    border-radius: 3px;
    overflow: hidden;
    transform: translateY(-50%);
    box-shadow: 0 20px 60px rgba(45,55,72,.12);
    background: #e8f5f2;
  }

  .search-field {
    flex: 1; display: flex; align-items: center;
    padding: 1.3rem 1.8rem;
    border-right: 1px solid rgba(45,55,72,.1);
    gap: .8rem;
  }

  .search-field-icon { color: var(--teal-light); font-size: 1rem; }

  .search-field select, .search-field input {
    background: none; border: none; outline: none;
    color: #1a2b2a; font-family: 'DM Sans', sans-serif;
    font-size: .88rem; font-weight: 300; width: 100%;
    cursor: pointer;
  }

  .search-field select option { background: var(--charcoal-mid); }

  .search-field label {
    font-size: .65rem; letter-spacing: .14em; text-transform: uppercase;
    color: rgba(26,43,42,.4); display: block; margin-bottom: .2rem;
  }

  .search-btn {
    background: var(--teal); color: #ffffff;
    border: none; cursor: pointer;
    padding: 1.3rem 2.5rem;
    font-family: 'DM Sans', sans-serif;
    font-size: .78rem; font-weight: 500;
    letter-spacing: .14em; text-transform: uppercase;
    transition: background .25s;
    display: flex; align-items: center; gap: .5rem;
  }

  .search-btn:hover { background: #4a5568; }

  /* ── SECTIONS SHARED ── */
  section { padding: 7rem 5rem; }

  .section-label {
    font-size: .7rem; letter-spacing: .22em; text-transform: uppercase;
    color: #5a7fa8; margin-bottom: 1rem;
    display: flex; align-items: center; gap: .6rem;
  }

  .section-label::before { content:''; display:block; width:28px; height:1px; background:var(--teal-light); }

  .section-title {
    font-family: 'Cormorant Garamond', serif;
    font-size: clamp(2.4rem, 4vw, 3.6rem);
    font-weight: 300; line-height: 1.15;
    margin-bottom: 1.2rem;
  }

  .section-title em { font-style: italic; color: #5a7fa8; }

  /* ── FEATURED LISTINGS ── */
  .listings-section { background: #ffffff; }

  .listings-header {
    display: flex; justify-content: space-between; align-items: flex-end;
    margin-bottom: 3.5rem;
  }

  .listings-grid {
    display: grid; grid-template-columns: repeat(3, 1fr); gap: 1.5px;
  }

  .listing-card {
    position: relative; overflow: hidden;
    aspect-ratio: 3/4;
    cursor: pointer;
    background: #e8f5f2;
  }

  .listing-card:first-child {
    grid-row: span 2;
    aspect-ratio: auto;
  }

  .listing-card-bg {
    width: 100%; height: 100%;
    transition: transform .6s ease;
  }

  .listing-card:hover .listing-card-bg { transform: scale(1.04); }

  .listing-gradient {
    position: absolute; inset: 0;
    background: linear-gradient(to top, rgba(10,40,35,.85) 0%, rgba(10,40,35,.05) 60%);
  }

  .listing-info {
    position: absolute; bottom: 0; left: 0; right: 0;
    padding: 2rem;
  }

  .listing-tag {
    display: inline-block;
    background: var(--teal); color: #ffffff;
    font-size: .62rem; letter-spacing: .14em; text-transform: uppercase;
    padding: .3rem .75rem; border-radius: 1px; margin-bottom: .8rem;
  }

  .listing-tag.new { background: #718096; color: #ffffff; }

  .listing-price {
    font-family: 'Cormorant Garamond', serif;
    font-size: 1.8rem; font-weight: 400;
    color: #1a2b2a; line-height: 1;
    margin-bottom: .4rem;
  }

  .listing-address {
    font-size: .8rem; color: rgba(255,255,255,.6);
    margin-bottom: .8rem;
  }

  .listing-specs {
    display: flex; gap: 1.2rem;
    font-size: .72rem; color: rgba(255,255,255,.5);
  }

  .listing-spec { display: flex; align-items: center; gap: .3rem; }

  /* Fake property backgrounds */
  .prop-1 { background: linear-gradient(160deg, #c8d0dc 0%, #a8b8cc 100%); }
  .prop-2 { background: linear-gradient(160deg, #c0cad6 0%, #a0b0c4 100%); }
  .prop-3 { background: linear-gradient(160deg, #ccd4de 0%, #aabacb 100%); }
  .prop-4 { background: linear-gradient(160deg, #bac4d2 0%, #9aaec0 100%); }

  .prop-illustration {
    width: 100%; height: 100%;
    display: flex; align-items: flex-end; justify-content: center;
    padding-bottom: 2rem; font-size: 5rem; opacity: .2;
    pointer-events: none;
  }

  /* ── ABOUT / AGENT ── */
  .about-section {
    background: #f7f8fa;
    display: grid; grid-template-columns: 1fr 1fr;
    gap: 6rem; align-items: center;
    padding: 8rem 5rem;
  }

  .about-image-wrap {
    position: relative;
  }

  .about-photo-placeholder {
    width: 100%; aspect-ratio: 3/4;
    background: linear-gradient(145deg, #d8e0ea 0%, #c0ccd8 100%);
    border-radius: 2px;
    display: flex; align-items: center; justify-content: center;
    font-size: 8rem; opacity: .25;
    overflow: hidden;
  }

  .about-photo-placeholder::after {
    content: '👔';
    font-size: 7rem;
    opacity: .3;
  }

  .about-accent-box {
    position: absolute; top: -1.5rem; right: -1.5rem;
    width: 60%; aspect-ratio: 1;
    border: 1px solid var(--teal);
    border-radius: 2px;
    z-index: -1;
  }

  .about-badge {
    position: absolute; bottom: 2rem; left: -2.5rem;
    background: #e0f5f2;
    border: 1px solid var(--teal);
    padding: 1.2rem 1.8rem;
    border-radius: 3px;
    min-width: 200px;
  }

  .about-badge-num {
    font-family: 'Cormorant Garamond', serif;
    font-size: 2.4rem; font-weight: 300;
    color: var(--teal); line-height: 1;
  }

  .about-badge-label {
    font-size: .7rem; letter-spacing: .12em; text-transform: uppercase;
    color: rgba(26,43,42,.5); margin-top: .3rem;
  }

  .about-content { }

  .about-desc {
    font-size: 1rem; font-weight: 300; color: rgba(26,43,42,.55);
    line-height: 1.85; margin-bottom: 2.5rem;
  }

  .about-features {
    display: grid; grid-template-columns: 1fr 1fr;
    gap: 1.2rem; margin-bottom: 3rem;
  }

  .about-feature {
    display: flex; align-items: flex-start; gap: .8rem;
    padding: 1.2rem; border: 1px solid rgba(45,55,72,.12);
    border-radius: 3px; background: rgba(45,55,72,.03);
    transition: border-color .25s;
  }

  .about-feature:hover { border-color: #2d3748; }

  .feature-icon {
    font-size: 1.3rem; line-height: 1; flex-shrink: 0;
  }

  .feature-text strong {
    display: block; font-size: .82rem; font-weight: 500; margin-bottom: .25rem;
  }

  .feature-text span {
    font-size: .75rem; color: rgba(26,43,42,.45); line-height: 1.5;
  }

  .contact-strip {
    display: flex; gap: 2rem; flex-wrap: wrap;
  }

  .contact-item {
    display: flex; align-items: center; gap: .6rem;
    font-size: .82rem; color: rgba(26,43,42,.55);
  }

  .contact-item a { color: #4a5568; text-decoration: none; }
  .contact-item a:hover { text-decoration: underline; }

  /* ── SERVICES ── */
  .services-section {
    background: #ffffff;
    padding: 8rem 5rem;
  }

  .services-grid {
    display: grid; grid-template-columns: repeat(3, 1fr);
    gap: 1.5px; margin-top: 4rem;
  }

  .service-card {
    background: #f7f8fa;
    padding: 3rem 2.5rem;
    border-top: 2px solid transparent;
    transition: border-color .25s, background .25s;
    cursor: default;
  }

  .service-card:hover {
    border-top-color: #2d3748;
    background: rgba(45,55,72,.06);
  }

  .service-num {
    font-family: 'Cormorant Garamond', serif;
    font-size: 3.5rem; font-weight: 300;
    color: rgba(45,55,72,.08); line-height: 1;
    margin-bottom: 1.5rem;
  }

  .service-icon { font-size: 1.8rem; margin-bottom: 1rem; }

  .service-title {
    font-family: 'Cormorant Garamond', serif;
    font-size: 1.5rem; font-weight: 400;
    margin-bottom: .8rem;
  }

  .service-desc {
    font-size: .82rem; color: rgba(26,43,42,.5);
    line-height: 1.75;
  }

  /* ── MARKET AREA ── */
  .market-section {
    background: #2d3748;
    padding: 7rem 5rem;
    position: relative; overflow: hidden;
  }

  .market-section::before {
    content: 'AZ';
    position: absolute; right: -2rem; top: 50%; transform: translateY(-50%);
    font-family: 'Cormorant Garamond', serif;
    font-size: 20rem; font-weight: 600;
    color: rgba(255,255,255,.06); line-height: 1;
    pointer-events: none;
  }

  .market-areas {
    display: grid; grid-template-columns: repeat(4, 1fr);
    gap: 1.5px; margin-top: 4rem;
  }

  .area-card {
    background: rgba(0,0,0,.15);
    padding: 2.5rem 2rem;
    border-bottom: 2px solid transparent;
    transition: border-color .25s, background .25s;
  }

  .area-card:hover {
    border-bottom-color: #2d3748;
    background: rgba(0,0,0,.28);
  }

  .area-name {
    font-family: 'Cormorant Garamond', serif;
    font-size: 1.6rem; font-weight: 400;
    margin-bottom: .5rem;
  }

  .area-sub { font-size: .75rem; color: rgba(26,43,42,.55); margin-bottom: 1.2rem; }

  .area-stat {
    font-size: .72rem; letter-spacing: .1em;
    text-transform: uppercase; color: #2d3748;
  }

  /* ── DPA ── */
  .dpa-section {
    background: #f7f8fa;
    padding: 7rem 5rem;
  }

  .dpa-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 2px; margin-top: 4rem; }

  .dpa-card {
    padding: 3rem;
    border: 1px solid rgba(45,55,72,.12);
    background: rgba(45,55,72,.03);
    transition: border-color .25s;
  }

  .dpa-card:hover { border-color: #2d3748; }

  .dpa-logo {
    font-size: .65rem; letter-spacing: .2em; text-transform: uppercase;
    color: #5a7fa8; margin-bottom: 1.5rem;
    padding: .4rem .8rem; border: 1px solid #5a7fa8;
    display: inline-block;
  }

  .dpa-program {
    font-family: 'Cormorant Garamond', serif;
    font-size: 1.8rem; font-weight: 400; margin-bottom: .6rem;
  }

  .dpa-sub { font-size: .82rem; color: rgba(26,43,42,.55); margin-bottom: 2rem; line-height: 1.6; }

  .dpa-highlight {
    display: flex; gap: 2rem; flex-wrap: wrap;
  }

  .dpa-h { }
  .dpa-h-num {
    font-family: 'Cormorant Garamond', serif;
    font-size: 1.8rem; color: #2d3748; line-height: 1;
  }
  .dpa-h-label { font-size: .68rem; letter-spacing: .1em; text-transform: uppercase; color: rgba(26,43,42,.45); }

  /* ── TESTIMONIALS ── */
  .testimonials-section {
    background: #ffffff;
    padding: 8rem 5rem;
  }

  .testimonials-track {
    display: grid; grid-template-columns: repeat(3, 1fr);
    gap: 2px; margin-top: 4rem;
  }

  .testimonial-card {
    background: #f7f8fa;
    padding: 3rem;
  }

  .testimonial-stars { color: #2d3748; font-size: .9rem; margin-bottom: 1.5rem; letter-spacing: .2em; }

  .testimonial-text {
    font-family: 'Cormorant Garamond', serif;
    font-size: 1.15rem; font-weight: 300; font-style: italic;
    color: rgba(26,43,42,.8);
    line-height: 1.7; margin-bottom: 2rem;
  }

  .testimonial-author { display: flex; align-items: center; gap: 1rem; }

  .testimonial-avatar {
    width: 44px; height: 44px; border-radius: 50%;
    background: #c8d4e0;
    display: flex; align-items: center; justify-content: center;
    font-size: 1.1rem;
  }

  .testimonial-name { font-size: .85rem; font-weight: 500; }
  .testimonial-location { font-size: .72rem; color: rgba(26,43,42,.45); margin-top: .15rem; }

  /* ── CTA BAND ── */
  .cta-section {
    background: #2d3748;
    padding: 6rem 5rem;
    display: flex; align-items: center;
    justify-content: space-between; gap: 4rem;
    border-top: 1px solid rgba(255,255,255,.08);
  }

  .cta-text .section-label { color: rgba(255,255,255,.7); }
  .cta-text .section-title { color: #1a2b2a; }

  .cta-actions { display: flex; flex-direction: column; gap: 1rem; align-items: flex-start; }

  .cta-info { font-size: .8rem; color: rgba(255,255,255,.6); }

  /* ── FOOTER ── */
  footer {
    background: #ffffff;
    padding: 4rem 5rem 2.5rem;
    border-top: 1px solid rgba(26,43,42,.08);
  }

  .footer-top {
    display: grid; grid-template-columns: 2fr 1fr 1fr 1fr;
    gap: 4rem; margin-bottom: 4rem;
  }

  .footer-brand .nav-logo { font-size: 1.4rem; margin-bottom: .8rem; }

  .footer-brand-sub {
    font-size: .78rem; color: rgba(26,43,42,.45);
    line-height: 1.7; max-width: 280px;
  }

  .footer-col-title {
    font-size: .65rem; letter-spacing: .18em; text-transform: uppercase;
    color: rgba(26,43,42,.4); margin-bottom: 1.5rem;
  }

  .footer-links { list-style: none; display: flex; flex-direction: column; gap: .75rem; }

  .footer-links a {
    font-size: .82rem; color: rgba(26,43,42,.5);
    text-decoration: none; transition: color .2s;
  }

  .footer-links a:hover { color: #718096; }

  .footer-bottom {
    display: flex; justify-content: space-between; align-items: center;
    padding-top: 2rem; border-top: 1px solid rgba(26,43,42,.1);
    font-size: .72rem; color: rgba(26,43,42,.35);
  }

  .footer-badge {
    display: flex; align-items: center; gap: .5rem;
    font-size: .7rem; color: rgba(26,43,42,.4);
  }

  .footer-badge span { color: #718096; }

  /* ── ANIMATIONS ── */
  @keyframes fadeDown { from { opacity:0; transform:translateY(-16px); } to { opacity:1; transform:translateY(0); } }
  @keyframes fadeRight { from { opacity:0; transform:translateX(-32px); } to { opacity:1; transform:translateX(0); } }
  @keyframes fadeLeft { from { opacity:0; transform:translateX(32px); } to { opacity:1; transform:translateX(0); } }
  @keyframes fadeUp { from { opacity:0; transform:translateY(20px); } to { opacity:1; transform:translateY(0); } }

  /* Intersection observer reveals */
  .reveal { opacity: 0; transform: translateY(28px); transition: opacity .7s ease, transform .7s ease; }
  .reveal.visible { opacity: 1; transform: translateY(0); }
  .reveal-delay-1 { transition-delay: .12s; }
  .reveal-delay-2 { transition-delay: .24s; }
  .reveal-delay-3 { transition-delay: .36s; }

  /* ── RESPONSIVE (simple) ── */
  @media (max-width: 1100px) {
    nav { padding: 1rem 2rem; }
    .hero { grid-template-columns: 1fr; }
    .hero-right { display: none; }
    .hero-left { padding: 9rem 2.5rem 4rem; }
    section { padding: 5rem 2.5rem; }
    .about-section { grid-template-columns: 1fr; padding: 5rem 2.5rem; }
    .about-image-wrap { display: none; }
    .listings-grid { grid-template-columns: 1fr; }
    .listing-card:first-child { grid-row: auto; }
    .services-grid, .market-areas, .testimonials-track { grid-template-columns: 1fr; gap: 1px; }
    .dpa-grid { grid-template-columns: 1fr; }
    .footer-top { grid-template-columns: 1fr 1fr; }
    .cta-section { flex-direction: column; padding: 4rem 2.5rem; }
  }