:root {
  --color-bg: #FAF6F9;
  --color-bg-subtle: #F5EEF5;
  --color-bg-strong: #E3A5C7;
  --color-surface: #ffffff;
  --color-text: #1a2139;
  --color-text-soft: #3d4358;
  --color-text-dim: #7a7d8c;
  --color-border: #EDD1E5;
  --color-border-soft: #F5EEF5;
  --color-accent: #E3A5C7;
  --color-accent-strong: #D48BB5;
  --color-accent-light: #EDD1E5;
  --color-accent-hot: #FF62BB;
  --color-inverse-text: #fbf9f2;
  --color-success: #4f7a54;
  --color-danger: #9b3f2c;
  --color-secondary: #B331F1;
  --color-tertiary: #FBF5A7;

  --radius-sm: 4px;
  --radius: 10px;
  --radius-lg: 22px;

  --transition-ease: cubic-bezier(0.2, 0.8, 0.2, 1);
  --gradient-accent: linear-gradient(135deg, var(--color-secondary) 0%, var(--color-accent-hot) 50%, var(--color-tertiary) 100%);

  --container-width: 1320px;
  --container-width-narrow: 1080px;
  --space-x: clamp(20px, 4vw, 64px);
  --space-section: clamp(80px, 10vw, 160px);

  --font-serif: 'Lora', Georgia, 'Times New Roman', serif;
  --font-sans: 'Lora', Georgia, 'Times New Roman', serif;

  --size-display: clamp(2.8rem, 1.4rem + 6vw, 7rem);
  --size-h1: clamp(2.2rem, 1.3rem + 3.4vw, 4.2rem);
  --size-h2: clamp(1.8rem, 1.2rem + 2.4vw, 3.2rem);
  --size-h3: clamp(1.25rem, 1rem + 0.6vw, 1.5rem);
  --size-body: clamp(1rem, 0.95rem + 0.2vw, 1.06rem);
}

*,*::before,*::after { box-sizing: border-box; }
html { scroll-behavior: smooth; }
@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } }

body {
  margin: 0;
  font-family: var(--font-sans);
  font-size: var(--size-body);
  line-height: 1.65;
  color: var(--color-text-soft);
  background: var(--color-bg);
  -webkit-font-smoothing: antialiased;
  overflow-x: hidden;
}
img { display: block; max-width: 100%; height: auto; }
a { color: inherit; text-decoration: none; transition: color 0.2s var(--transition-ease); }

h1, h2, h3, h4 {
  font-family: var(--font-serif);
  font-weight: 400;
  color: var(--color-text);
  letter-spacing: -0.01em;
  line-height: 1.1;
  margin: 0;
}
h1 { font-size: var(--size-h1); }
h2 { font-size: var(--size-h2); }
h3 { font-size: var(--size-h3); line-height: 1.25; }
p { margin: 0 0 1em; }
.italic { font-style: italic; }

.site-header {
  position: absolute; top: 0; left: 0; right: 0; z-index: 50;
  display: grid; grid-template-columns: auto 1fr auto; align-items: center;
  gap: 32px; padding: 24px var(--space-x);
  color: var(--color-inverse-text);
}
.site-header.site-header--solid {
  position: sticky; top: 0;
  background:
    linear-gradient(rgba(227, 165, 199, 0.82), rgba(227, 165, 199, 0.82)),
    url("/assets/img/page-header-bg.jpg") center / cover no-repeat;
  backdrop-filter: saturate(140%) blur(14px);
  -webkit-backdrop-filter: saturate(140%) blur(14px);
  border-bottom: 2px solid #E3A5C7;
  color: var(--color-text);
}
.site-header.site-header--solid .btn--dark:hover { background: var(--color-text-soft); }
.site-header.site-header--solid .primary-nav a::after { background: var(--color-text); }

.brand-mark {
  display: inline-flex; align-items: center; gap: 14px;
  color: inherit; font-family: var(--font-serif); font-weight: 400;
  font-size: 1.55rem; letter-spacing: 0.02em;
}
.brand-mark__logo {
  height: 100px; width: auto; display: block;
}
.brand-mark__mark {
  width: 38px; height: 38px; display: grid; place-items: center;
  border: 1.5px solid currentColor; border-radius: 50%;
  font-family: var(--font-serif); font-style: italic; font-size: 1.15rem;
}
.brand-mark__tagline { display: block; font-family: var(--font-sans); font-size: 0.68rem; letter-spacing: 0.22em; text-transform: uppercase; opacity: 0.75; margin-top: 2px; font-weight: 500; }

.primary-nav { display: flex; gap: 32px; justify-content: center; font-size: 0.9rem; letter-spacing: 0.14em; text-transform: uppercase; font-weight: 500; }
.primary-nav a { color: inherit; opacity: 1; transition: opacity 0.2s var(--transition-ease); padding: 4px 0; position: relative; }
.primary-nav a::after { content: ''; position: absolute; bottom: -2px; left: 50%; width: 0; height: 1px; background: var(--color-accent); transition: width 0.25s var(--transition-ease), left 0.25s var(--transition-ease); }
.primary-nav a:hover { opacity: 1; }
.primary-nav a:hover::after, .primary-nav a.primary-nav__link--current::after { width: 100%; left: 0; }
.primary-nav a.primary-nav__link--current { opacity: 1; }

.site-header__cta { display: inline-flex; align-items: center; gap: 14px; font-size: 0.88rem; font-weight: 500; }

.lang-menu { position: relative; }
.lang-menu__toggle {
  display: inline-flex; align-items: center; gap: 7px;
  background: transparent; margin: 0;
  border: 1px solid rgba(26, 33, 57, 0.4); border-radius: 2px;
  padding: 9px 13px;
  color: inherit; font: inherit; font-size: 0.8rem; font-weight: 600;
  letter-spacing: 0.16em; text-transform: uppercase; cursor: pointer;
  transition: background 0.2s var(--transition-ease), border-color 0.2s var(--transition-ease);
}
.lang-menu__toggle:hover { background: rgba(26, 33, 57, 0.06); border-color: var(--color-text); }
.lang-menu.lang-menu--open .lang-menu__toggle { background: rgba(26, 33, 57, 0.08); border-color: var(--color-text); }
.lang-menu__icon { flex: none; display: block; }
.lang-menu__caret { font-size: 0.62em; opacity: 0.85; transition: transform 0.2s var(--transition-ease); }
.lang-menu.lang-menu--open .lang-menu__toggle .lang-menu__caret { transform: rotate(180deg); }
.lang-menu__list {
  position: absolute; top: calc(100% + 10px); right: 0; z-index: 60;
  min-width: 128px; margin: 0; padding: 6px 0; list-style: none;
  background: var(--color-bg); border: 1px solid rgba(26, 33, 57, 0.18);
  box-shadow: 0 12px 32px rgba(26, 33, 57, 0.14);
  opacity: 0; visibility: hidden; transform: translateY(-4px);
  transition: opacity 0.18s var(--transition-ease), transform 0.18s var(--transition-ease), visibility 0.18s;
}
.lang-menu.lang-menu--open .lang-menu__list,
.lang-menu:focus-within .lang-menu__list {
  opacity: 1; visibility: visible; transform: translateY(0);
}
.lang-menu__list a {
  display: block; padding: 9px 16px; color: var(--color-text);
  font-size: 0.82rem; letter-spacing: 0.12em; text-transform: uppercase;
}
.lang-menu__list a:hover { background: rgba(26, 33, 57, 0.06); }
.lang-menu__list a.is-current { font-weight: 600; }

.nav-toggle {
  display: none; background: transparent; border: 1px solid currentColor;
  width: 44px; height: 44px; border-radius: 50%;
  flex-direction: column; justify-content: center; align-items: center; gap: 4px;
  cursor: pointer; color: inherit;
}
.nav-toggle span { width: 16px; height: 1.5px; background: currentColor; }

.mobile-nav {
  display: none; position: fixed;
  /* start below the sticky header: 100px logo + 2x24px padding + 2px border */
  inset: 150px 0 0; z-index: 40;
  background: var(--color-bg); padding: 40px var(--space-x) 48px;
  flex-direction: column; gap: 20px;
  overflow-y: auto; overscroll-behavior: contain; -webkit-overflow-scrolling: touch;
}
.site-header[data-nav="open"] ~ .mobile-nav {
  display: flex;
}
.mobile-nav a { font-family: var(--font-serif); font-size: 1.8rem; color: var(--color-text); }
.mobile-nav__lang { display: flex; gap: 24px; margin-top: 8px; padding-top: 20px; border-top: 1px solid rgba(26, 33, 57, 0.15); }
.mobile-nav__lang a { font-family: var(--font-sans); font-size: 0.9rem; letter-spacing: 0.16em; text-transform: uppercase; }
.mobile-nav__lang a.is-current { font-weight: 600; border-bottom: 2px solid var(--color-accent); }

.btn {
  display: inline-flex; align-items: center; gap: 8px;
  padding: 13px 28px; border-radius: 2px;
  font-size: 0.82rem; font-weight: 500;
  letter-spacing: 0.2em; text-transform: uppercase;
  border: 1px solid transparent; cursor: pointer;
  transition: all 0.25s var(--transition-ease); white-space: nowrap;
}
.btn--primary { background: var(--color-accent); color: #ffffff; }
.btn--primary:hover { background: var(--color-accent-strong); box-shadow: 0 8px 24px rgba(179, 49, 241, 0.3); }
.btn--dark { background: var(--color-text); color: var(--color-inverse-text); }
.btn--dark:hover { background: var(--color-accent); }
.btn--ghost { background: transparent; border: 0; padding: 0; color: var(--color-text); border-bottom: 2px solid var(--color-accent); border-radius: 0; padding-bottom: 2px; }
.btn--ghost:hover { color: var(--color-accent); }
.btn--accent { background: var(--color-accent); color: #ffffff; }
.btn--accent:hover { background: var(--color-accent-light); box-shadow: 0 8px 24px rgba(255, 98, 187, 0.3); }

.hero {
  position: relative;
  min-height: 100vh;
  display: grid; place-items: center;
  color: #ffffff;
  overflow: hidden;
  background: linear-gradient(135deg, #E3A5C7 0%, #D48BB5 50%, #B331F1 100%);
}
.hero::after {
  content: ''; position: absolute; inset: 0; z-index: 1;
  background:
    linear-gradient(180deg, rgba(227,165,199,0.2) 0%, rgba(227,165,199,0.05) 30%, rgba(227,165,199,0.05) 60%, rgba(179,49,241,0.4) 100%);
}
.hero__inner {
  position: relative; z-index: 2;
  max-width: var(--container-width); width: 100%;
  padding: 0 var(--space-x) clamp(64px, 8vw, 120px);
  display: grid; grid-template-columns: 1fr auto; gap: 40px;
  align-items: end;
}
.hero__eyebrow {
  font-family: var(--font-sans); font-size: 0.78rem; font-weight: 500;
  letter-spacing: 0.28em; text-transform: uppercase;
  color: #FBF5A7; margin: 0 0 28px;
  display: inline-flex; align-items: center; gap: 14px;
}
.hero__eyebrow::before { content: ''; width: 40px; height: 2px; background: #FBF5A7; }
.hero__title {
  font-family: var(--font-serif); font-weight: 400;
  font-size: var(--size-display);
  line-height: 1; letter-spacing: -0.02em;
  margin: 0 0 24px; color: var(--color-inverse-text);
  max-width: 15ch;
}
.hero__title .italic { font-style: italic; color: var(--color-accent); }
.hero__subtitle { font-size: clamp(1.05rem, 0.95rem + 0.3vw, 1.2rem); max-width: 520px; margin: 0 0 40px; opacity: 0.9; }
.hero__actions { display: flex; gap: 16px; flex-wrap: wrap; }

.hero__details {
  display: flex; flex-direction: column; gap: 16px;
  border-left: 1px solid color-mix(in oklab, var(--color-inverse-text) 30%, transparent);
  padding-left: 28px; max-width: 280px;
}
.hero__detail-row { display: flex; flex-direction: column; gap: 2px; }
.hero__detail-row small { font-size: 0.72rem; letter-spacing: 0.2em; text-transform: uppercase; opacity: 0.7; font-weight: 500; }
.hero__detail-row strong { font-family: var(--font-serif); font-weight: 400; font-size: 1.6rem; color: var(--color-inverse-text); letter-spacing: -0.01em; }


.hero__scroll-cue {
  position: absolute; bottom: 24px; left: 50%;
  transform: translateX(-50%); z-index: 3;
  color: var(--color-inverse-text); font-size: 0.72rem;
  letter-spacing: 0.3em; text-transform: uppercase;
  opacity: 0.7;
  display: flex; flex-direction: column; align-items: center; gap: 10px;
}
.hero__scroll-cue::after {
  content: ''; width: 1px; height: 36px;
  background: linear-gradient(to bottom, transparent, var(--color-inverse-text));
  animation: drop 2.4s infinite;
}
@keyframes drop { 0% { transform: translateY(-10px); opacity: 0; } 50% { opacity: 1; } 100% { transform: translateY(10px); opacity: 0; } }


.section {
  position: relative; max-width: var(--container-width); margin: 0 auto;
  padding: var(--space-section) var(--space-x);
}
.section--narrow { max-width: var(--container-width-narrow); }
.section[id] { scroll-margin-top: 120px; }
.section__header { text-align: center; max-width: 700px; margin: 0 auto 64px; }
.section__kicker {
  font-family: var(--font-sans); font-size: 0.76rem; color: var(--color-accent);
  letter-spacing: 0.28em; text-transform: uppercase; font-weight: 600;
  display: inline-flex; align-items: center; gap: 14px; margin: 0 0 20px;
}
.section__kicker::before, .section__kicker::after { content: ''; width: 28px; height: 2px; background: linear-gradient(90deg, var(--color-accent), var(--color-accent)); }
.section__header h2 { font-weight: 400; margin-bottom: 16px; }
.section__intro { font-size: 1.1rem; color: var(--color-text-soft); }

.listing-strip {
  display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px;
}
.listing-card {
  background: #fcfbfd;
  border: 2px solid #EDD1E5;
  overflow: hidden;
  transition: transform 0.4s var(--transition-ease), box-shadow 0.4s var(--transition-ease), border-color 0.4s var(--transition-ease);
  position: relative;
}
.listing-card::before {
  content: ''; position: absolute; top: 0; left: 0; right: 0;
  height: 4px; background: linear-gradient(90deg, #B331F1, #E3A5C7, #FBF5A7);
  z-index: 1;
}
.listing-card:hover { transform: translateY(-6px); box-shadow: 0 30px 60px -30px rgba(227, 165, 199, 0.3); border-color: #E3A5C7; }
.listing-card__media { aspect-ratio: 4/3; overflow: hidden; position: relative; }
.listing-card__media img { width: 100%; height: 100%; object-fit: cover; transition: transform 0.8s var(--transition-ease); }
.listing-card:hover .listing-card__media img { transform: scale(1.04); }
.listing-card__badge {
  position: absolute; top: 16px; left: 16px;
  background: var(--color-text); color: var(--color-inverse-text);
  padding: 6px 12px; font-size: 0.68rem;
  letter-spacing: 0.22em; text-transform: uppercase; font-weight: 500;
}
.listing-card__badge.listing-card__badge--new { background: var(--color-accent); color: #ffffff; }
.listing-card__body { padding: 28px 24px; }
.listing-card__location { font-size: 0.74rem; color: var(--color-text-dim); letter-spacing: 0.22em; text-transform: uppercase; margin-bottom: 10px; font-weight: 500; }
.listing-card h3 { font-size: 1.5rem; margin-bottom: 16px; }
.listing-card__specs { display: flex; gap: 20px; color: var(--color-text-soft); font-size: 0.85rem; padding: 16px 0; border-top: 1px solid var(--color-border-soft); border-bottom: 1px solid var(--color-border-soft); margin-bottom: 16px; }
.listing-card__specs span { display: flex; align-items: center; gap: 6px; }
.listing-card__price { font-family: var(--font-serif); font-size: 1.4rem; color: var(--color-text); }
.listing-card__footer { display: flex; justify-content: space-between; align-items: baseline; }
.listing-card__footer a { font-size: 0.78rem; letter-spacing: 0.22em; text-transform: uppercase; color: var(--color-accent); font-weight: 600; }

.stats-section {
  background:
    linear-gradient(color-mix(in oklab, var(--color-accent) 82%, transparent), color-mix(in oklab, var(--color-accent) 82%, transparent)),
    url("/assets/img/page-header-bg.jpg") center / cover no-repeat;
  color: var(--color-text);
  padding: clamp(64px, 8vw, 120px) var(--space-x);
  display: grid; grid-template-columns: repeat(4, 1fr);
  gap: 40px; text-align: center;
  position: relative; overflow: hidden;
}
.stats-section::before {
  content: ''; position: absolute; inset: 0;
  background: radial-gradient(600px at 50% 0%, rgba(255,255,255,0.1), transparent 60%);
}
.stat { position: relative; padding: 0 20px; border-right: 1px solid color-mix(in oklab, var(--color-text) 18%, transparent); }
.stat:last-child { border-right: none; }
.stat strong { font-family: var(--font-serif); font-weight: 400; font-size: clamp(2.5rem, 2rem + 1.5vw, 3.6rem); color: var(--color-text); display: block; letter-spacing: -0.02em; }
.stat small { font-size: 0.78rem; letter-spacing: 0.22em; text-transform: uppercase; color: var(--color-text); font-weight: 600; display: block; margin-top: 8px; }
.stat p { font-size: 0.88rem; margin-top: 14px; color: color-mix(in oklab, var(--color-text) 75%, transparent); }

.two-column {
  display: grid; grid-template-columns: 0.9fr 1.1fr;
  gap: clamp(40px, 6vw, 96px); align-items: center;
}
.two-column img { width: 100%; aspect-ratio: 4/5; object-fit: cover; }
.two-column .two-column__content p { font-size: 1.08rem; line-height: 1.8; }

.testimonial {
  padding: clamp(64px, 8vw, 120px) var(--space-x);
  background: linear-gradient(135deg, #F5EEF5 0%, #FAF6F9 100%);
  border-top: 3px solid #E3A5C7; border-bottom: 3px solid #E3A5C7;
  text-align: center;
}
.testimonial--plain { border-top: 0; border-bottom: 0; }
.testimonial q {
  display: block; font-family: var(--font-serif); font-style: italic;
  font-size: clamp(1.4rem, 1.1rem + 1.4vw, 2.4rem); line-height: 1.35;
  color: var(--color-text); max-width: 900px; margin: 0 auto;
  font-weight: 400;
  quotes: '\201C' '\201D';
}
.testimonial q::before { content: open-quote; color: var(--color-accent); }
.testimonial q::after { content: close-quote; color: var(--color-accent); }
.testimonial cite {
  display: block; margin-top: 32px; font-style: normal;
  font-size: 0.78rem; letter-spacing: 0.24em; text-transform: uppercase;
  color: var(--color-text-dim); font-weight: 500;
}
.testimonial cite strong { color: var(--color-text); }


.cta-banner {
  position: relative; overflow: hidden;
  padding: clamp(96px, 12vw, 200px) var(--space-x);
  text-align: center;
  background:
    linear-gradient(color-mix(in oklab, var(--color-accent) 82%, transparent), color-mix(in oklab, var(--color-accent) 82%, transparent)),
    url("/assets/img/page-header-bg.jpg") center / cover no-repeat;
  color: var(--color-text);
}
.cta-banner::before {
  content: ''; position: absolute; inset: 0;
  background: radial-gradient(900px at 50% 100%, rgba(255,255,255,0.12), transparent 60%);
}
.cta-banner > * { position: relative; }
.cta-banner .section__kicker { color: var(--color-text); }
.cta-banner h2 { color: var(--color-text); font-size: clamp(2.4rem, 1.6rem + 3vw, 4.8rem); font-weight: 300; margin-bottom: 32px; }
.cta-banner .italic { color: var(--color-accent); }
.cta-banner p { max-width: 580px; margin: 0 auto 40px; color: color-mix(in oklab, var(--color-text) 78%, transparent); }
.cta-banner .btn--primary { background: var(--color-text); color: var(--color-inverse-text); }
.cta-banner .btn--primary:hover { background: var(--color-text-soft); }
/* the banner ground is already pink, so keep the dark button's hover dark too */
.cta-banner .btn--dark:hover { background: var(--color-text-soft); }

.page-header {
  text-align: center; padding: clamp(96px, 12vw, 180px) var(--space-x) clamp(48px, 6vw, 80px);
  max-width: var(--container-width); margin: 0 auto;
  border-bottom: 3px solid #E3A5C7;
  background: linear-gradient(180deg, #FAF6F9 0%, #F5EEF5 100%);
}
.page-header h1 { font-size: var(--size-display); font-weight: 400; margin-bottom: 20px; }
.page-header--compact h1 { font-size: var(--size-h2); }
.page-header p { max-width: 620px; margin: 0 auto; font-size: 1.1rem; color: var(--color-text-soft); }
.breadcrumbs { font-size: 0.74rem; color: var(--color-text-dim); letter-spacing: 0.22em; text-transform: uppercase; margin-bottom: 24px; }
.breadcrumbs a { color: var(--color-text-dim); } .breadcrumbs a:hover { color: var(--color-accent); }

.filters-bar {
  max-width: var(--container-width); margin: 48px auto 0;
  padding: 0 var(--space-x);
  display: grid; grid-template-columns: repeat(5, 1fr) auto; gap: 12px;
}
.filters-bar .form__field { margin: 0; }
.filters-bar select, .filters-bar input {
  width: 100%;
  font-family: var(--font-sans); font-size: 0.9rem;
  padding: 13px 14px; background: var(--surface);
  border: 1px solid var(--color-border); border-radius: 2px;
  color: var(--color-text);
}
.filters-bar button { align-self: stretch; }

.listing-grid {
  max-width: var(--container-width); margin: 0 auto;
  padding: clamp(48px, 6vw, 80px) var(--space-x);
  display: grid; grid-template-columns: repeat(3, 1fr); gap: 32px;
}
.list-tools {
  max-width: var(--container-width); margin: 0 auto; padding: 24px var(--space-x);
  display: flex; justify-content: space-between; align-items: center; flex-wrap: wrap; gap: 16px;
  color: var(--color-text-dim); font-size: 0.88rem;
}
.list-tools strong { color: var(--color-text); font-weight: 500; }


.pagination {
  display: flex; justify-content: center; gap: 6px;
  margin-top: 32px;
}
.pagination a, .pagination span {
  width: 40px; height: 40px; display: grid; place-items: center;
  border: 1px solid var(--color-border); font-size: 0.9rem; color: var(--color-text-soft);
  transition: all 0.2s var(--transition-ease);
}
.pagination a:hover { border-color: var(--color-accent); color: var(--color-accent); }
.pagination .pagination__current { background: var(--color-text); color: var(--color-inverse-text); border-color: var(--color-text); }

.property-header {
  max-width: var(--container-width); margin: 0 auto;
  padding: clamp(40px, 5vw, 72px) var(--space-x) 0;
}
.property-header h1 { font-size: clamp(2rem, 1.4rem + 2vw, 3.4rem); font-weight: 400; margin-bottom: 14px; }
.property-header .property-header__location { color: var(--color-text-dim); font-size: 0.88rem; letter-spacing: 0.2em; text-transform: uppercase; margin-bottom: 24px; }
.property-header .property-header__price-row { display: flex; justify-content: space-between; align-items: baseline; margin-bottom: 32px; padding-bottom: 24px; border-bottom: 1px solid var(--color-border-soft); flex-wrap: wrap; gap: 16px; }
.property-header .property-header__price { font-family: var(--font-serif); font-size: 2.4rem; color: var(--color-accent); font-weight: 600; }
.property-header .property-header__specs { display: flex; gap: 28px; color: var(--color-text-soft); font-size: 0.95rem; }

.property-gallery {
  max-width: var(--container-width); margin: 0 auto;
  padding: 0 var(--space-x);
  display: grid; grid-template-columns: 2fr 1fr 1fr; grid-template-rows: repeat(2, minmax(200px, 1fr)); gap: 12px;
}
.property-gallery img {
  width: 100%; height: 100%; object-fit: cover;
  border-radius: var(--radius-sm);
}
.property-gallery .property-gallery__featured { grid-row: span 2; aspect-ratio: auto; }

.property-section {
  max-width: var(--container-width); margin: 0 auto;
  padding: clamp(48px, 6vw, 80px) var(--space-x);
  display: grid; grid-template-columns: 1.3fr 0.9fr; gap: clamp(40px, 6vw, 80px);
  align-items: start;
}
.property-section__overview h2 { font-size: 2rem; margin-bottom: 20px; }
.property-section__overview p { font-size: 1.06rem; line-height: 1.8; margin-bottom: 1.2em; }
.features-list {
  list-style: none; padding: 0; margin: 32px 0;
  display: grid; grid-template-columns: 1fr 1fr; gap: 16px 40px;
}
.features-list li { display: flex; align-items: center; gap: 12px; padding: 10px 0; border-bottom: 1px solid var(--color-border-soft); font-size: 0.96rem; color: var(--color-text-soft); }
.features-list li::before { content: ''; width: 8px; height: 8px; background: linear-gradient(135deg, var(--color-accent), var(--color-accent)); border-radius: 50%; flex-shrink: 0; }

.agent-card {
  background: linear-gradient(135deg, #fcfbfd 0%, #F5EEF5 100%); border: 2px solid #EDD1E5;
  padding: 32px; position: sticky; top: 100px;
}
.agent-card__header { display: flex; align-items: center; gap: 16px; margin-bottom: 20px; padding-bottom: 20px; border-bottom: 1px solid var(--color-border-soft); }
.agent-card__header img { width: 64px; height: 64px; border-radius: 50%; object-fit: cover; }
.agent-card__header h3 { font-size: 1.2rem; margin-bottom: 2px; }
.agent-card__header span { font-size: 0.74rem; color: var(--color-text-dim); letter-spacing: 0.2em; text-transform: uppercase; font-weight: 500; }
.agent-card form { display: grid; gap: 14px; }

/* ─── forms ─── */
form { display: grid; gap: 18px; }
.form__row { display: grid; grid-template-columns: 1fr 1fr; gap: 14px; }
.form__field { display: flex; flex-direction: column; gap: 6px; }
label { font-size: 0.74rem; color: var(--color-text-dim); letter-spacing: 0.16em; text-transform: uppercase; font-weight: 600; }
input, select, textarea {
  font-family: var(--font-sans); font-size: 0.98rem;
  padding: 14px 16px; background: var(--surface);
  border: 1px solid var(--color-border); border-radius: 2px;
  color: var(--color-text);
  transition: border-color 0.2s var(--transition-ease);
}
input:focus, select:focus, textarea:focus {
  outline: none; border-color: var(--color-accent);
  box-shadow: 0 0 0 3px color-mix(in oklab, #B331F1 15%, transparent);
}
textarea { resize: vertical; min-height: 100px; }

.captcha-widget { display: flex; align-items: center; gap: 12px; }
.captcha-widget img {
  height: 60px; width: 220px; object-fit: cover;
  border: 1px solid var(--color-border); border-radius: 2px;
  background: var(--surface); display: block;
}
.captcha-widget__refresh {
  display: inline-flex; align-items: center; justify-content: center;
  width: 42px; height: 42px; flex-shrink: 0;
  border: 1px solid var(--color-border); border-radius: 2px;
  background: var(--surface); color: var(--color-text); cursor: pointer;
  font-size: 1.15rem; line-height: 1;
  transition: border-color 0.2s var(--transition-ease), color 0.2s var(--transition-ease);
}
.captcha-widget__refresh:hover { border-color: var(--color-accent); color: var(--color-accent); }

/* ─── about page ─── */
.about-story {
  max-width: var(--container-width-narrow); margin: 0 auto;
  padding: var(--space-section) var(--space-x);
  text-align: center;
}
.about-story p { font-size: 1.12rem; line-height: 1.85; max-width: 760px; margin: 0 auto 1.4em; color: var(--color-text-soft); }
.about-story .italic { color: var(--color-accent); }
.about-story a { color: var(--color-text); border-bottom: 1px solid var(--color-accent); }
.about-story a:hover { color: var(--color-accent); }

/* how-we-work numbered steps (home) */
.steps-list__title { text-align: center; margin: 0 0 10px; }
.steps-list__intro { text-align: center; max-width: 620px; margin: 0 auto 48px; color: var(--color-text-soft); }
.steps-list { list-style: none; counter-reset: step-index; max-width: 680px; margin: 0 auto; padding: 0; }
.steps-list li { counter-increment: step-index; position: relative; padding-left: 64px; line-height: 1.75; color: var(--color-text-soft); }
.steps-list li + li { margin-top: 26px; }
.steps-list li::before {
  content: counter(step-index);
  position: absolute; left: 0; top: -2px;
  width: 42px; height: 42px;
  display: flex; align-items: center; justify-content: center;
  font-family: var(--font-serif); font-size: 1.3rem; color: var(--color-accent);
  border: 1px solid var(--color-accent-light); border-radius: 50%;
}
.steps-list li strong { color: var(--color-text); }

.team-grid {
  display: grid; grid-template-columns: repeat(4, 1fr); gap: 28px;
}
.team-grid__member { text-align: center; }
.team-grid__member img { width: 100%; aspect-ratio: 3/4; object-fit: cover; margin-bottom: 16px; }
.team-grid__member h3 { font-size: 1.3rem; margin-bottom: 4px; }
.team-grid__member span { font-size: 0.76rem; color: var(--color-accent); letter-spacing: 0.2em; text-transform: uppercase; font-weight: 600; }


.offices-grid {
  display: grid; grid-template-columns: repeat(3, 1fr); gap: 32px;
}
.office-card {
  background: linear-gradient(135deg, #fcfbfd 0%, #F5EEF5 100%); padding: 36px; border: 2px solid #EDD1E5;
  display: flex; flex-direction: column;
}
.office-card h3 { font-size: 1.4rem; margin-bottom: 16px; }
.office-card p { margin: 0; font-size: 0.96rem; }
.office-card .office-card__city { color: var(--color-accent); font-size: 0.76rem; letter-spacing: 0.22em; text-transform: uppercase; margin-bottom: 10px; font-weight: 600; }
.office-card a { color: var(--color-text); border-bottom: 1px solid var(--color-border); margin-top: 28px; align-self: flex-start; }
.office-card__features {
  list-style: none; padding: 0; margin: 4px 0 0; flex-grow: 1;
  display: flex; flex-direction: column; gap: 4px;
}
.office-card__features li {
  display: flex; align-items: flex-start; gap: 12px; padding: 12px 0;
  border-bottom: 1px solid var(--color-border-soft); font-size: 0.96rem; color: var(--color-text-soft); line-height: 1.4;
}
.office-card__features li:last-child { border-bottom: none; }
.office-card__features li::before {
  content: ''; width: 8px; height: 8px; margin-top: 6px;
  background: linear-gradient(135deg, var(--color-accent), var(--color-accent)); border-radius: 50%; flex-shrink: 0;
}

.contact-section {
  max-width: var(--container-width-narrow); margin: 0 auto;
  padding: var(--space-section) var(--space-x);
  display: grid; grid-template-columns: 0.9fr 1.1fr; gap: clamp(40px, 6vw, 80px);
}
.contact-section h2 { font-size: 2.2rem; margin-bottom: 16px; }


.site-footer {
  background:
    linear-gradient(color-mix(in oklab, var(--color-accent) 82%, transparent), color-mix(in oklab, var(--color-accent) 82%, transparent)),
    url("/assets/img/page-header-bg.jpg") center / cover no-repeat;
  color: var(--color-text);
  padding: clamp(72px, 10vw, 120px) var(--space-x) 32px;
  margin-top: clamp(64px, 8vw, 120px);
}
.site-footer .site-footer__inner { max-width: var(--container-width); margin: 0 auto; }
.site-footer__top {
  display: grid; grid-template-columns: 1.5fr 1fr 1fr; gap: clamp(24px, 4vw, 56px);
  margin-bottom: 56px; padding-bottom: 48px;
  border-bottom: 1px solid color-mix(in oklab, var(--color-text) 18%, transparent);
}
.site-footer .brand-mark { color: var(--color-text); }
.site-footer .brand-mark__tagline { color: color-mix(in oklab, var(--color-text) 65%, transparent); }
.site-footer .brand-mark__logo { height: 56px; }
.site-footer__note { margin-top: 16px; font-size: 0.94rem; max-width: 320px; color: color-mix(in oklab, var(--color-text) 75%, transparent); }
.site-footer__heading {
  font-family: var(--font-sans); font-size: 0.74rem; color: var(--color-text);
  letter-spacing: 0.24em; text-transform: uppercase; font-weight: 600;
  margin: 0 0 20px;
}
.site-footer ul { list-style: none; padding: 0; margin: 0; display: flex; flex-direction: column; gap: 10px; }
.site-footer ul a { font-size: 0.94rem; color: var(--color-text); }
.site-footer ul a:hover { text-decoration: underline; }
.site-footer__bottom {
  display: flex; justify-content: space-between; flex-wrap: wrap; gap: 12px;
  font-size: 0.82rem; color: color-mix(in oklab, var(--color-text) 70%, transparent);
}
.site-footer__bottom p { margin: 0; }
.site-footer__credit { color: color-mix(in oklab, var(--color-text) 60%, transparent); }
.site-footer__credit a { text-decoration: underline; text-underline-offset: 2px; }
.site-footer__credit a:hover { color: var(--color-text); }

/* offer page */
.tag-row { display: flex; flex-wrap: wrap; justify-content: center; gap: 10px; margin-top: 28px; }
.tag {
  padding: 7px 16px; background: var(--surface); color: var(--color-text);
  border: 1px solid var(--color-border); border-radius: 100px;
  font-size: 0.82rem; font-weight: 500;
}

.pricing-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 32px; align-items: start; }
.price-card {
  position: relative;
  background: linear-gradient(135deg, var(--surface) 0%, var(--color-bg-subtle) 100%);
  padding: 36px; border: 2px solid var(--color-border);
  display: flex; flex-direction: column; height: 100%;
}
.price-card.price-card--featured {
  border-color: var(--color-accent-strong);
  box-shadow: 0 30px 60px -34px rgba(227, 165, 199, 0.75);
}
.price-card__badge {
  position: absolute; top: -14px; left: 36px;
  background: var(--color-accent); color: var(--surface);
  font-size: 0.68rem; letter-spacing: 0.18em; text-transform: uppercase; font-weight: 600;
  padding: 5px 14px; border-radius: 100px;
}
.price-card h3 { font-size: 1.5rem; letter-spacing: 0.04em; margin-bottom: 10px; }
.price-card__promise { margin: 0; font-size: 0.96rem; color: var(--color-text-soft); min-height: 4.2em; }
.price-card__amount {
  font-family: var(--font-serif); font-size: 3rem; line-height: 1; color: var(--color-accent);
  margin: 20px 0 0; letter-spacing: -0.02em;
}
.price-card__amount span {
  font-family: var(--font-sans); font-size: 0.95rem; color: var(--color-text-dim);
  letter-spacing: 0; margin-left: 8px;
}
.price-card__note { margin: 8px 0 0; font-size: 0.82rem; color: var(--color-text-dim); }
.price-card .office-card__features { margin-top: 22px; }
.price-card .price-card__plus {
  color: var(--color-accent); font-size: 0.72rem; letter-spacing: 0.2em;
  text-transform: uppercase; font-weight: 600; padding-bottom: 4px; border-bottom: none;
}
.price-card .price-card__plus::before { display: none; }
.price-card .btn { margin-top: 28px; align-self: flex-start; }

.offer-strip {
  margin-top: 32px; padding: 32px 36px;
  background: var(--color-bg-subtle); border: 2px solid var(--color-border);
  display: flex; align-items: center; justify-content: space-between;
  gap: 28px; flex-wrap: wrap;
}
.offer-strip h3 { font-size: 1.4rem; margin-bottom: 10px; }
.offer-strip p { margin: 0; max-width: 62ch; font-size: 0.96rem; }
.offer-strip .btn { white-space: nowrap; }

.rules-list { background: var(--color-bg-subtle); border: 2px solid var(--color-border); padding: 36px; }
.rules-list dl { display: grid; grid-template-columns: 220px 1fr; gap: 18px 32px; margin: 0; }
.rules-list dt { font-weight: 600; color: var(--color-text); font-size: 0.96rem; }
.rules-list dd { margin: 0; color: var(--color-text-soft); font-size: 0.96rem; }

.fee-label {
  font-family: var(--font-serif); font-size: 1.4rem; color: var(--color-text);
  letter-spacing: -0.01em; margin: 0 0 14px;
}

.milestones { display: grid; grid-template-columns: repeat(4, 1fr); gap: 20px; }
.milestone {
  border: 2px solid var(--color-border); padding: 26px 24px;
  background: linear-gradient(135deg, var(--surface) 0%, var(--color-bg-subtle) 100%);
}
.milestone__date {
  margin: 0; font-family: var(--font-serif); font-size: 1.9rem; line-height: 1;
  color: var(--color-accent); letter-spacing: -0.02em;
}
.milestone__description { margin: 10px 0 0; font-size: 0.9rem; color: var(--color-text-soft); }

.split-section { display: grid; grid-template-columns: repeat(2, 1fr); gap: 32px; margin-top: 32px; }
.panel { border: 2px solid var(--color-border); padding: 32px; background: var(--surface); }
.panel h3 { font-size: 1.3rem; margin-bottom: 14px; }
.panel p { margin: 0 0 12px; font-size: 0.96rem; }
.panel p:last-child { margin-bottom: 0; }

.terms-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: 32px 40px; }
.term { border-left: 3px solid var(--color-accent-light); padding-left: 22px; }
.term h3 { font-size: 1.25rem; margin-bottom: 10px; }
.term p { margin: 0; font-size: 0.96rem; }

.faq-section { border-top: 1px solid var(--color-border); }
.faq-section details { border-bottom: 1px solid var(--color-border); }
.faq-section summary {
  cursor: pointer; list-style: none; position: relative;
  padding: 20px 40px 20px 0; font-weight: 500; color: var(--color-text); font-size: 1.02rem;
}
.faq-section summary::-webkit-details-marker { display: none; }
.faq-section summary::after {
  content: ''; position: absolute; right: 8px; top: 50%; width: 9px; height: 9px;
  border-right: 2px solid var(--color-accent); border-bottom: 2px solid var(--color-accent);
  transform: translateY(-70%) rotate(45deg); transition: transform 0.2s var(--transition-ease);
}
.faq-section details[open] summary::after { transform: translateY(-20%) rotate(-135deg); }
.faq-section details p { margin: 0; padding: 0 40px 22px 0; font-size: 0.96rem; color: var(--color-text-soft); }

/* Scroll-reveal animations */
[data-reveal] {
  opacity: 0;
  transform: translateY(18px);
  transition: opacity 0.6s var(--transition-ease) var(--reveal-delay, 0s), transform 0.6s var(--transition-ease) var(--reveal-delay, 0s);
}
[data-reveal].is-visible {
  opacity: 1;
  transform: translateY(0);
}

@media (max-width: 1024px) {
  .pricing-grid { grid-template-columns: 1fr 1fr; }
  .milestones { grid-template-columns: 1fr 1fr; }
  .rules-list dl { grid-template-columns: 1fr; gap: 6px; }
  .rules-list dt { margin-top: 16px; }
  .rules-list dt:first-child { margin-top: 0; }
  .price-card__promise { min-height: 0; }

  .listing-strip, .listing-grid, .offices-grid { grid-template-columns: 1fr 1fr; }
  .filters-bar { grid-template-columns: repeat(2, 1fr); }
  .filters-bar button { grid-column: 1 / -1; }
  .stats-section { grid-template-columns: 1fr 1fr; gap: 32px; }
  .stat:nth-child(2n) { border-right: none; }
  .team-grid { grid-template-columns: 1fr 1fr; }
  .property-section, .contact-section, .two-column { grid-template-columns: 1fr; }
  .agent-card { position: static; }
  .property-gallery { grid-template-columns: 1fr 1fr; grid-template-rows: auto; }
  .property-gallery .property-gallery__featured { grid-row: span 1; aspect-ratio: 16/10; }
}
@media (max-width: 720px) {
  .primary-nav, .site-header__cta { display: none; }
  .nav-toggle { display: inline-flex; }
  .listing-strip, .listing-grid, .offices-grid, .team-grid { grid-template-columns: 1fr; }
  .hero__inner { grid-template-columns: 1fr; }
  .hero__details { border-left: none; border-top: 1px solid color-mix(in oklab, var(--color-inverse-text) 30%, transparent); padding-left: 0; padding-top: 24px; }
  .form__row { grid-template-columns: 1fr; }
  .site-footer__top { grid-template-columns: 1fr 1fr; }

  .pricing-grid, .milestones, .split-section, .terms-grid { grid-template-columns: 1fr; }
  .offer-strip { flex-direction: column; align-items: flex-start; }
}

@media (prefers-reduced-motion: reduce) {
  * { animation-duration: 0s !important; transition: none !important; }
}