/* ============================================================
   JTL Real Estate Group — jtl.css
   Heritage English-estate identity: deep racing green,
   champagne gold, warm ivory. Committed light theme.
   ============================================================ */

/* ---------- Tokens ---------- */
:root {
  --ivory:      #f6f1e7;
  --ivory-2:    #efe7d6;
  --paper:      #fdfaf3;
  --ink:        #23261f;
  --ink-2:      #3b3f33;
  --muted:      #5b5e50;
  --green:      #1b3a2c;
  --green-deep: #10261c;
  --green-2:    #2a5540;
  --gold:       #9c7737;   /* text-safe brass on light */
  --gold-mid:   #b89055;
  --gold-lite:  #d8bd85;   /* on dark green */
  --line:       #ddd3bd;
  --line-2:     #e8e0cd;

  --f-display: "Cormorant Garamond", Georgia, "Times New Roman", serif;
  --f-caps:    "Cinzel", "Cormorant Garamond", Georgia, serif;
  --f-body:    "Jost", ui-sans-serif, system-ui, -apple-system, "Segoe UI", sans-serif;

  --wrap: 1200px;
  --pad: clamp(1.25rem, 5vw, 4rem);
  --sec: clamp(4.5rem, 9vw, 8rem);

  --shadow-sm: 0 1px 2px rgba(16,38,28,.05), 0 6px 18px rgba(16,38,28,.06);
  --shadow-md: 0 8px 24px rgba(16,38,28,.10), 0 20px 48px rgba(16,38,28,.10);
  --ease: cubic-bezier(.22,.61,.36,1);
}

/* ---------- Reset-ish ---------- */
* { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; }
body {
  margin: 0;
  font-family: var(--f-body);
  font-size: 1.0625rem;
  line-height: 1.72;
  color: var(--ink);
  background: var(--ivory);
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
  overflow-x: hidden;
}
img, svg { max-width: 100%; display: block; }
a { color: inherit; text-decoration: none; }
button { font-family: inherit; cursor: pointer; }
h1, h2, h3, h4 { margin: 0; font-weight: 500; line-height: 1.08; text-wrap: balance; }
p { margin: 0; }
::selection { background: rgba(156,119,55,.24); }

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  * { animation-duration: .001ms !important; transition-duration: .001ms !important; }
}

/* ---------- Utilities ---------- */
.wrap { max-width: var(--wrap); margin-inline: auto; padding-inline: var(--pad); }
.eyebrow {
  font-family: var(--f-caps);
  font-size: .74rem;
  font-weight: 600;
  letter-spacing: .3em;
  text-transform: uppercase;
  color: var(--gold);
  display: inline-flex;
  align-items: center;
  gap: .8em;
}
.eyebrow::before {
  content: "";
  width: 1.9em; height: 1px;
  background: linear-gradient(90deg, transparent, var(--gold-mid));
}
.eyebrow.center::after {
  content: "";
  width: 1.9em; height: 1px;
  background: linear-gradient(90deg, var(--gold-mid), transparent);
}
.display { font-family: var(--f-display); font-weight: 500; letter-spacing: -.005em; }
.lede { font-size: clamp(1.08rem, 1.6vw, 1.28rem); color: var(--ink-2); line-height: 1.66; }
.muted { color: var(--muted); }

.section { padding-block: var(--sec); }
.section-head { max-width: 44rem; margin-bottom: clamp(2.5rem, 5vw, 4rem); }
.section-head.center { margin-inline: auto; text-align: center; }
.section-head h2 {
  font-family: var(--f-display);
  font-size: clamp(2.1rem, 4.6vw, 3.5rem);
  margin-top: 1rem;
  color: var(--green);
}
.section-head p { margin-top: 1.1rem; }

/* Buttons */
.btn {
  --bg: var(--gold);
  display: inline-flex; align-items: center; justify-content: center;
  gap: .6em;
  min-height: 52px;
  padding: 0 1.7rem;
  font-family: var(--f-caps);
  font-size: .82rem;
  font-weight: 600;
  letter-spacing: .16em;
  text-transform: uppercase;
  color: #fff;
  background: var(--bg);
  border: 1px solid transparent;
  border-radius: 2px;
  transition: transform .25s var(--ease), box-shadow .25s var(--ease), background .25s var(--ease), color .25s var(--ease);
  box-shadow: 0 6px 18px rgba(156,119,55,.22);
}
.btn:hover { background: #876629; transform: translateY(-2px); box-shadow: 0 12px 26px rgba(156,119,55,.30); }
.btn:active { transform: translateY(0); }
.btn-outline {
  color: var(--green); background: transparent;
  border-color: var(--line); box-shadow: none;
}
.btn-outline:hover { background: transparent; border-color: var(--gold); color: var(--gold); transform: translateY(-2px); }
.btn-ghost-light {
  color: #f3ecdd; background: transparent;
  border-color: rgba(216,189,133,.5); box-shadow: none;
}
.btn-ghost-light:hover { background: rgba(216,189,133,.12); border-color: var(--gold-lite); color: #fff; transform: translateY(-2px); }
.btn-lg { min-height: 58px; padding: 0 2.2rem; }

.arrow-link {
  display: inline-flex; align-items: center; gap: .55em;
  font-family: var(--f-caps); font-size: .78rem; font-weight: 600;
  letter-spacing: .14em; text-transform: uppercase; color: var(--gold);
}
.arrow-link svg { width: 1.1em; height: 1.1em; transition: transform .3s var(--ease); }
.arrow-link:hover svg { transform: translateX(5px); }

:where(a, button, input, textarea, select):focus-visible {
  outline: 2px solid var(--gold);
  outline-offset: 3px;
  border-radius: 2px;
}

/* ---------- Reveal ---------- */
[data-reveal] { opacity: 0; transform: translateY(22px); transition: opacity .8s var(--ease), transform .8s var(--ease); }
[data-reveal].is-visible { opacity: 1; transform: none; }
[data-reveal][data-delay="1"] { transition-delay: .08s; }
[data-reveal][data-delay="2"] { transition-delay: .16s; }
[data-reveal][data-delay="3"] { transition-delay: .24s; }
[data-reveal][data-delay="4"] { transition-delay: .32s; }

/* ============================================================
   NAV
   ============================================================ */
.nav {
  position: fixed; inset: 0 0 auto 0; z-index: 60;
  transition: background .4s var(--ease), box-shadow .4s var(--ease), border-color .4s var(--ease);
  border-bottom: 1px solid transparent;
}
.nav-inner {
  max-width: var(--wrap); margin-inline: auto; padding: 1.1rem var(--pad);
  display: flex; align-items: center; justify-content: space-between; gap: 1.5rem;
}
.brand { display: flex; align-items: center; gap: .8rem; color: #f3ecdd; }
.nav.scrolled .brand { color: var(--green); }
.brand .crest { width: 42px; height: 42px; flex: none; transition: transform .4s var(--ease); }
.brand:hover .crest { transform: rotate(-4deg); }
.brand-text { line-height: 1; }
.brand-name {
  font-family: var(--f-caps); font-weight: 600; font-size: 1.02rem;
  letter-spacing: .18em; text-transform: uppercase;
}
.brand-sub {
  font-family: var(--f-caps); font-size: .54rem; font-weight: 500;
  letter-spacing: .34em; text-transform: uppercase;
  color: var(--gold-lite); margin-top: .32rem;
}
.nav.scrolled .brand-sub { color: var(--gold); }

.nav-links { display: flex; align-items: center; gap: 2rem; }
.nav-links a {
  font-size: .82rem; letter-spacing: .04em; color: #e9e0cf;
  position: relative; padding: .3rem 0; font-weight: 400;
  transition: color .25s var(--ease);
}
.nav.scrolled .nav-links a { color: var(--ink-2); }
.nav-links a::after {
  content: ""; position: absolute; left: 0; bottom: -2px; height: 1px; width: 0;
  background: var(--gold); transition: width .3s var(--ease);
}
.nav-links a:hover { color: var(--gold); }
.nav-links a:hover::after { width: 100%; }

.nav-actions { display: flex; align-items: center; gap: 1.3rem; }
.nav-phone {
  display: inline-flex; align-items: center; gap: .5em;
  font-size: .84rem; letter-spacing: .03em; color: #f3ecdd;
  font-variant-numeric: tabular-nums;
}
.nav.scrolled .nav-phone { color: var(--green); }
.nav-phone svg { width: 15px; height: 15px; opacity: .8; }
.nav .btn { min-height: 44px; padding: 0 1.3rem; font-size: .72rem; }

.nav-toggle {
  display: none; width: 46px; height: 46px; border: 1px solid rgba(216,189,133,.45);
  background: transparent; border-radius: 3px; padding: 0; position: relative;
}
.nav.scrolled .nav-toggle { border-color: var(--line); }
.nav-toggle span, .nav-toggle span::before, .nav-toggle span::after {
  content: ""; position: absolute; left: 50%; top: 50%; width: 20px; height: 1.5px;
  background: #f3ecdd; transform: translate(-50%,-50%); transition: transform .3s var(--ease), opacity .2s;
}
.nav.scrolled .nav-toggle span, .nav.scrolled .nav-toggle span::before, .nav.scrolled .nav-toggle span::after { background: var(--green); }
.nav-toggle span::before { transform: translate(-50%, -7px); }
.nav-toggle span::after  { transform: translate(-50%,  7px); }
body.menu-open .nav-toggle span { background: transparent !important; }
body.menu-open .nav-toggle span::before { transform: translate(-50%,0) rotate(45deg); }
body.menu-open .nav-toggle span::after  { transform: translate(-50%,0) rotate(-45deg); }

/* ============================================================
   HERO
   ============================================================ */
.hero {
  position: relative; min-height: 100svh;
  display: flex; align-items: center;
  background:
    radial-gradient(120% 90% at 82% 8%, rgba(42,85,64,.55), transparent 60%),
    radial-gradient(80% 60% at 10% 100%, rgba(16,38,28,.7), transparent 70%),
    linear-gradient(160deg, #16352785 0%, var(--green-deep) 70%);
  color: #f3ecdd;
  overflow: hidden;
  isolation: isolate;
}
.hero::before {  /* fine paper/linen grain */
  content: ""; position: absolute; inset: 0; z-index: -1; opacity: .5;
  background-image:
    repeating-linear-gradient(90deg, rgba(255,255,255,.015) 0 1px, transparent 1px 3px),
    repeating-linear-gradient(0deg, rgba(0,0,0,.03) 0 1px, transparent 1px 3px);
}
.hero-townhouses {  /* SVG line-art skyline pinned to bottom */
  position: absolute; left: 0; right: 0; bottom: -1px; z-index: -1;
  width: 100%; height: auto; opacity: .5;
  color: var(--gold-lite);
  pointer-events: none;
}
.hero-glow {
  position: absolute; z-index: -1; width: 42vw; height: 42vw; max-width: 520px; max-height: 520px;
  right: -6vw; top: 12%; border-radius: 50%;
  background: radial-gradient(circle, rgba(216,189,133,.16), transparent 65%);
  filter: blur(6px);
}

.hero-inner { position: relative; z-index: 2; width: 100%; padding-top: 6rem; padding-bottom: 5rem; }
.hero-grid { display: grid; gap: 2rem; max-width: 62rem; }
.hero .eyebrow { color: var(--gold-lite); }
.hero .eyebrow::before { background: linear-gradient(90deg, transparent, var(--gold-lite)); }
.hero h1 {
  font-family: var(--f-display);
  font-size: clamp(2.35rem, 6.6vw, 5.6rem);
  font-weight: 500;
  letter-spacing: -.01em;
  margin-top: 1.4rem;
  color: #fbf6ea;
  max-width: 15ch;
}
.hero h1 em { font-style: italic; color: var(--gold-lite); }
.hero-sub {
  margin-top: 1.6rem; max-width: 40rem;
  font-size: clamp(1.08rem, 1.7vw, 1.32rem);
  color: #ddd6c4; line-height: 1.66;
}
.hero-cta { display: flex; flex-wrap: wrap; gap: 1rem; margin-top: 2.4rem; }

.hero-stats {
  display: flex; flex-wrap: wrap; gap: clamp(1.5rem, 5vw, 3.5rem);
  margin-top: 3.4rem; padding-top: 2.2rem;
  border-top: 1px solid rgba(216,189,133,.22);
}
.stat .num {
  font-family: var(--f-display); font-size: clamp(1.9rem, 3vw, 2.6rem);
  color: var(--gold-lite); line-height: 1; font-variant-numeric: tabular-nums;
}
.stat .lab {
  margin-top: .5rem; font-size: .74rem; letter-spacing: .16em; text-transform: uppercase;
  color: #c8c1af;
}
.scroll-hint {
  position: absolute; left: 50%; bottom: 1.6rem; transform: translateX(-50%);
  font-family: var(--f-caps); font-size: .6rem; letter-spacing: .3em; text-transform: uppercase;
  color: rgba(216,189,133,.7); display: flex; flex-direction: column; align-items: center; gap: .6rem;
  z-index: 2;
}
.scroll-hint i { width: 1px; height: 34px; background: linear-gradient(var(--gold-lite), transparent); animation: drop 2.2s var(--ease) infinite; }
@keyframes drop { 0% { transform: scaleY(0); transform-origin: top; } 45% { transform: scaleY(1); transform-origin: top; } 55% { transform: scaleY(1); transform-origin: bottom; } 100% { transform: scaleY(0); transform-origin: bottom; } }

/* ============================================================
   MARQUEE / TRUST STRIP
   ============================================================ */
.trust {
  background: var(--green-deep); color: #d7d0be;
  border-top: 1px solid rgba(216,189,133,.14);
  border-bottom: 1px solid rgba(216,189,133,.14);
}
.trust-inner {
  display: flex; flex-wrap: wrap; align-items: center; justify-content: center;
  gap: clamp(1.2rem, 5vw, 3.4rem); padding: 1.6rem var(--pad);
  font-family: var(--f-caps); font-size: .76rem; letter-spacing: .2em; text-transform: uppercase;
}
.trust-inner span { display: inline-flex; align-items: center; gap: .7em; color: #cfc8b4; }
.trust-inner span svg { width: 16px; height: 16px; color: var(--gold-lite); }
.trust-dot { width: 4px; height: 4px; border-radius: 50%; background: var(--gold-mid); opacity: .6; }

/* ============================================================
   SERVICES
   ============================================================ */
.services { background: var(--ivory); }
.svc-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1.4rem; }
.svc {
  background: var(--paper); border: 1px solid var(--line-2); border-radius: 4px;
  padding: 2.4rem 2rem; position: relative; overflow: hidden;
  transition: transform .4s var(--ease), box-shadow .4s var(--ease), border-color .4s var(--ease);
}
.svc::before {
  content: ""; position: absolute; left: 0; top: 0; height: 3px; width: 100%;
  background: linear-gradient(90deg, var(--gold), var(--gold-lite));
  transform: scaleX(0); transform-origin: left; transition: transform .5s var(--ease);
}
.svc:hover { transform: translateY(-6px); box-shadow: var(--shadow-md); border-color: var(--line); }
.svc:hover::before { transform: scaleX(1); }
.svc-num { font-family: var(--f-caps); font-size: .72rem; letter-spacing: .2em; color: var(--gold); }
.svc-ico { width: 46px; height: 46px; color: var(--green-2); margin: 1.2rem 0 1.3rem; }
.svc h3 { font-family: var(--f-display); font-size: 1.72rem; color: var(--green); margin-bottom: .7rem; }
.svc p { color: var(--muted); font-size: 1rem; }
.svc ul { list-style: none; margin: 1.2rem 0 0; padding: 0; }
.svc li { position: relative; padding-left: 1.3rem; font-size: .92rem; color: var(--ink-2); margin-top: .5rem; }
.svc li::before { content: ""; position: absolute; left: 0; top: .62em; width: 6px; height: 6px; border: 1px solid var(--gold); transform: rotate(45deg); }

/* ============================================================
   AREAS
   ============================================================ */
.areas { background: var(--ivory-2); position: relative; }
.area-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: 1.4rem; }
.area {
  position: relative; border-radius: 4px; overflow: hidden;
  background: var(--green); color: #ece5d4; min-height: 340px;
  display: flex; flex-direction: column; justify-content: flex-end;
  padding: 2.2rem; isolation: isolate;
  transition: transform .5s var(--ease), box-shadow .5s var(--ease);
}
.area:hover { transform: translateY(-6px); box-shadow: var(--shadow-md); }
.area-art {
  position: absolute; inset: 0; z-index: -1; width: 100%; height: 100%;
  color: var(--gold-lite); opacity: .32;
  transition: transform .8s var(--ease), opacity .5s var(--ease);
}
.area:hover .area-art { transform: scale(1.06); opacity: .42; }
.area::after {
  content: ""; position: absolute; inset: 0; z-index: -1;
  background: linear-gradient(180deg, rgba(16,38,28,.15) 0%, rgba(16,38,28,.5) 55%, rgba(16,38,28,.88) 100%);
}
.area-kick { font-family: var(--f-caps); font-size: .66rem; letter-spacing: .26em; text-transform: uppercase; color: var(--gold-lite); }
.area h3 { font-family: var(--f-display); font-size: 2.1rem; margin: .5rem 0 .7rem; color: #fbf6ea; }
.area p { font-size: .96rem; color: #d6cfbd; line-height: 1.6; }
.area .postcode {
  position: absolute; top: 1.6rem; right: 1.8rem; font-family: var(--f-caps);
  font-size: .72rem; letter-spacing: .16em; color: var(--gold-lite);
  border: 1px solid rgba(216,189,133,.35); padding: .3rem .6rem; border-radius: 2px;
}

/* ============================================================
   APPROACH / WHY
   ============================================================ */
.why { background: var(--green); color: #ece5d4; position: relative; overflow: hidden; }
.why::before {
  content: ""; position: absolute; inset: 0; opacity: .5;
  background: radial-gradient(90% 70% at 85% 0%, rgba(42,85,64,.6), transparent 60%);
}
.why-grid { position: relative; display: grid; grid-template-columns: 1fr 1fr; gap: clamp(2.5rem, 6vw, 5rem); align-items: center; }
.why .eyebrow { color: var(--gold-lite); }
.why .eyebrow::before { background: linear-gradient(90deg, transparent, var(--gold-lite)); }
.why h2 { font-family: var(--f-display); font-size: clamp(2rem, 4vw, 3.2rem); color: #fbf6ea; margin: 1rem 0 1.4rem; }
.why-lede { color: #d9d2c0; font-size: 1.12rem; line-height: 1.7; }
.pull {
  font-family: var(--f-display); font-style: italic; font-size: clamp(1.5rem, 2.6vw, 2.1rem);
  line-height: 1.4; color: #f3ecdd; border-left: 2px solid var(--gold-mid); padding-left: 1.6rem;
}
.pull cite { display: block; font-style: normal; font-family: var(--f-caps); font-size: .72rem; letter-spacing: .18em; text-transform: uppercase; color: var(--gold-lite); margin-top: 1.2rem; }
.creds { display: grid; gap: 1.6rem; margin-top: 2.4rem; }
.cred { display: flex; gap: 1.1rem; align-items: flex-start; }
.cred svg { width: 30px; height: 30px; color: var(--gold-lite); flex: none; margin-top: .2rem; }
.cred h4 { font-family: var(--f-display); font-size: 1.3rem; color: #fbf6ea; }
.cred p { color: #cfc8b4; font-size: .95rem; margin-top: .2rem; }

/* ============================================================
   VALUATION CTA BAND
   ============================================================ */
.cta-band { background: var(--ivory); }
.cta-card {
  background:
    radial-gradient(120% 140% at 100% 0%, rgba(42,85,64,.9), transparent 55%),
    linear-gradient(120deg, var(--green) 0%, var(--green-deep) 100%);
  color: #f3ecdd; border-radius: 6px; padding: clamp(2.5rem, 6vw, 4.5rem);
  display: grid; grid-template-columns: 1.4fr 1fr; gap: 2.5rem; align-items: center;
  position: relative; overflow: hidden;
  box-shadow: var(--shadow-md);
}
.cta-card::after {
  content: ""; position: absolute; right: -40px; bottom: -40px; width: 240px; height: 240px;
  border: 1px solid rgba(216,189,133,.18); border-radius: 50%;
}
.cta-card .eyebrow { color: var(--gold-lite); }
.cta-card .eyebrow::before { background: linear-gradient(90deg, transparent, var(--gold-lite)); }
.cta-card h2 { font-family: var(--f-display); font-size: clamp(1.9rem, 3.4vw, 2.9rem); color: #fbf6ea; margin: 1rem 0; }
.cta-card p { color: #d6cfbd; }
.cta-actions { display: flex; flex-direction: column; gap: 1rem; position: relative; z-index: 2; }

/* ============================================================
   CONTACT
   ============================================================ */
.contact { background: var(--ivory-2); }
.contact-grid { display: grid; grid-template-columns: 1.05fr .95fr; gap: clamp(2rem, 5vw, 4rem); align-items: start; }
.contact-info h2 { font-family: var(--f-display); font-size: clamp(2rem, 4vw, 3rem); color: var(--green); margin: 1rem 0 1.2rem; }
.contact-info .lede { margin-bottom: 2.2rem; }
.info-list { display: grid; gap: 1.5rem; }
.info-item { display: flex; gap: 1rem; align-items: flex-start; padding-bottom: 1.5rem; border-bottom: 1px solid var(--line); }
.info-item:last-child { border-bottom: 0; }
.info-item svg { width: 22px; height: 22px; color: var(--gold); flex: none; margin-top: .25rem; }
.info-item .k { font-family: var(--f-caps); font-size: .64rem; letter-spacing: .2em; text-transform: uppercase; color: var(--muted); }
.info-item .v { font-size: 1.05rem; color: var(--ink); margin-top: .2rem; }
.info-item a.v:hover { color: var(--gold); }

.form-card { background: var(--paper); border: 1px solid var(--line-2); border-radius: 6px; padding: clamp(1.8rem, 4vw, 2.6rem); box-shadow: var(--shadow-sm); }
.form-card h3 { font-family: var(--f-display); font-size: 1.7rem; color: var(--green); margin-bottom: .4rem; }
.form-card > p { color: var(--muted); font-size: .95rem; margin-bottom: 1.6rem; }
.field { margin-bottom: 1.15rem; }
.field.row { display: grid; grid-template-columns: 1fr 1fr; gap: 1rem; margin-bottom: 0; }
.field label { display: block; font-family: var(--f-caps); font-size: .64rem; letter-spacing: .16em; text-transform: uppercase; color: var(--ink-2); margin-bottom: .5rem; }
.field label .req { color: var(--gold); }
.field input, .field select, .field textarea {
  width: 100%; font-family: var(--f-body); font-size: 1rem; color: var(--ink);
  background: #fff; border: 1px solid var(--line); border-radius: 3px;
  padding: .8rem .9rem; transition: border-color .2s var(--ease), box-shadow .2s var(--ease);
  min-height: 48px;
}
.field textarea { min-height: 120px; resize: vertical; }
.field select { appearance: none; background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'%3E%3Cpath d='M1 1l5 5 5-5' stroke='%239c7737' stroke-width='1.5' fill='none' stroke-linecap='round'/%3E%3C/svg%3E"); background-repeat: no-repeat; background-position: right 1rem center; padding-right: 2.4rem; }
.field input:focus, .field select:focus, .field textarea:focus { outline: none; border-color: var(--gold); box-shadow: 0 0 0 3px rgba(156,119,55,.12); }
.field.invalid input, .field.invalid select, .field.invalid textarea { border-color: #b4472f; box-shadow: 0 0 0 3px rgba(180,71,47,.1); }
.field .err { display: none; font-size: .78rem; color: #a53f28; margin-top: .4rem; }
.field.invalid .err { display: block; }
.form-card .btn { width: 100%; margin-top: .6rem; }
.form-note { font-size: .8rem; color: var(--muted); margin-top: 1rem; text-align: center; }
.form-status { display: none; margin-top: 1rem; padding: 1rem 1.1rem; border-radius: 4px; background: rgba(42,85,64,.1); border: 1px solid rgba(42,85,64,.25); color: var(--green); font-size: .95rem; }
.form-status.show { display: block; }

/* ============================================================
   FOOTER
   ============================================================ */
.footer { background: var(--green-deep); color: #b9b3a1; }
.footer-top { display: grid; grid-template-columns: 1.6fr 1fr 1fr; gap: 2.5rem; padding-block: clamp(3rem, 6vw, 4.5rem); }
.footer .brand { color: #f3ecdd; margin-bottom: 1.2rem; }
.footer-blurb { max-width: 26rem; font-size: .95rem; line-height: 1.65; color: #a9a390; }
.footer-col h5 { font-family: var(--f-caps); font-size: .68rem; letter-spacing: .2em; text-transform: uppercase; color: var(--gold-lite); margin: 0 0 1.1rem; }
.footer-col a, .footer-col p { display: block; font-size: .92rem; color: #b9b3a1; padding: .32rem 0; transition: color .2s var(--ease); }
.footer-col a:hover { color: var(--gold-lite); }
.footer-bottom {
  border-top: 1px solid rgba(216,189,133,.14); padding-block: 1.6rem;
  display: flex; flex-wrap: wrap; align-items: center; justify-content: space-between; gap: 1rem;
  font-size: .78rem; color: #8f8a79;
}
.footer-bottom .legal { display: flex; flex-wrap: wrap; gap: 1.4rem; }
.footer-bottom a:hover { color: var(--gold-lite); }
.footer-rics { display: inline-flex; align-items: center; gap: .6em; color: #a9a390; }
.footer-rics svg { width: 15px; height: 15px; color: var(--gold-mid); }

/* ============================================================
   MOBILE MENU PANEL
   ============================================================ */
.mobile-menu {
  position: fixed; inset: 0; z-index: 55; background: var(--green-deep);
  display: flex; flex-direction: column; justify-content: center;
  padding: var(--pad); gap: .4rem;
  opacity: 0; visibility: hidden; transform: translateY(-8px);
  transition: opacity .35s var(--ease), transform .35s var(--ease), visibility .35s;
}
body.menu-open .mobile-menu { opacity: 1; visibility: visible; transform: none; }
.mobile-menu a.mm-link {
  font-family: var(--f-display); font-size: 2rem; color: #ece5d4;
  padding: .55rem 0; border-bottom: 1px solid rgba(216,189,133,.12);
  display: flex; align-items: baseline; gap: 1rem;
}
.mobile-menu a.mm-link .idx { font-family: var(--f-caps); font-size: .7rem; color: var(--gold-mid); letter-spacing: .1em; }
.mobile-menu a.mm-link:hover { color: var(--gold-lite); }
.mobile-menu .mm-foot { margin-top: 2rem; display: flex; flex-direction: column; gap: 1rem; }
.mobile-menu .mm-phone { font-family: var(--f-caps); letter-spacing: .12em; color: var(--gold-lite); font-size: .9rem; }

/* ============================================================
   RESPONSIVE
   ============================================================ */
@media (max-width: 1024px) {
  .svc-grid { grid-template-columns: 1fr; max-width: 40rem; margin-inline: auto; }
  .cta-card { grid-template-columns: 1fr; }
  .why-grid { grid-template-columns: 1fr; }
  .footer-top { grid-template-columns: 1fr 1fr; }
}

@media (max-width: 860px) {
  .nav-links, .nav-phone { display: none; }
  .nav .btn { display: none; }
  .nav-toggle { display: block; }
  .contact-grid { grid-template-columns: 1fr; }
  .scroll-hint { display: none; }
  .hero-inner { padding-top: 7rem; padding-bottom: 3.5rem; }
}

@media (max-width: 620px) {
  .area-grid { grid-template-columns: 1fr; }
  .footer-top { grid-template-columns: 1fr; gap: 2rem; }
  .field.row { grid-template-columns: 1fr; gap: 0; }
  .field.row .field { margin-bottom: 1.15rem; }
  .hero-stats { gap: 1.4rem 2.2rem; }
  .hero { min-height: 100svh; }
  .trust-inner .trust-dot { display: none; }
}

/* ---------- Crest two-tone ---------- */
.brand .crest { color: var(--gold-lite); }
.nav.scrolled .brand .crest { color: var(--gold); }
.footer .brand .crest { color: var(--gold-lite); }

/* ============================================================
   FEATURED PROPERTY
   ============================================================ */
.featured { background: var(--ivory); }
.feature-hero {
  position: relative; border-radius: 6px; overflow: hidden;
  margin-bottom: 2.4rem; box-shadow: var(--shadow-md);
  cursor: zoom-in; isolation: isolate;
}
.feature-hero-img {
  width: 100%; height: clamp(320px, 52vw, 620px); object-fit: cover;
  object-position: center 38%; display: block;
  transition: transform .8s var(--ease);
}
.feature-hero:hover .feature-hero-img { transform: scale(1.04); }
.feature-hero::after {
  content: ""; position: absolute; inset: 0;
  background: linear-gradient(180deg, rgba(16,38,28,.05) 0%, rgba(16,38,28,.15) 45%, rgba(16,38,28,.82) 100%);
}
.feature-hero-cap {
  position: absolute; left: 0; right: 0; bottom: 0; z-index: 2;
  padding: clamp(1.5rem, 4vw, 3rem); color: #f3ecdd;
}
.fh-kick { font-family: var(--f-caps); font-size: .74rem; letter-spacing: .24em; text-transform: uppercase; color: var(--gold-lite); }
.fh-title { font-family: var(--f-display); font-size: clamp(1.9rem, 4vw, 3.2rem); color: #fbf6ea; margin: .5rem 0 .3rem; }
.fh-price { font-family: var(--f-display); font-size: clamp(1.3rem, 2.4vw, 1.9rem); color: var(--gold-lite); font-variant-numeric: tabular-nums; }
.fh-spec { list-style: none; margin: 1.1rem 0 0; padding: 0; display: flex; flex-wrap: wrap; gap: .6rem .7rem; }
.fh-spec li {
  font-family: var(--f-caps); font-size: .68rem; letter-spacing: .1em; text-transform: uppercase;
  color: #ece5d4; border: 1px solid rgba(216,189,133,.4); border-radius: 2px; padding: .4rem .7rem;
  background: rgba(16,38,28,.28); backdrop-filter: blur(2px);
}
.feature-hero .zoom-badge {
  position: absolute; top: 1.2rem; right: 1.2rem; z-index: 2;
  display: inline-flex; align-items: center; gap: .5em;
  font-family: var(--f-caps); font-size: .64rem; letter-spacing: .16em; text-transform: uppercase;
  color: #f3ecdd; background: rgba(16,38,28,.5); border: 1px solid rgba(216,189,133,.35);
  padding: .45rem .7rem; border-radius: 2px; backdrop-filter: blur(2px);
}
.feature-hero .zoom-badge svg { width: 14px; height: 14px; }

.feature-body { display: grid; grid-template-columns: 1.5fr 1fr; gap: clamp(2rem, 5vw, 4rem); align-items: start; margin-bottom: 3rem; }
.feature-desc h3 { font-family: var(--f-display); font-size: clamp(1.7rem, 3vw, 2.3rem); color: var(--green); margin-bottom: 1.1rem; }
.feature-desc p { color: var(--ink-2); margin-bottom: 1.1rem; }
.feature-desc p:last-child { margin-bottom: 0; }

.feature-facts {
  background: var(--paper); border: 1px solid var(--line-2); border-radius: 6px;
  padding: 1.8rem; box-shadow: var(--shadow-sm); position: sticky; top: 90px;
}
.feature-facts h4 { font-family: var(--f-caps); font-size: .7rem; letter-spacing: .2em; text-transform: uppercase; color: var(--gold); margin: 0 0 1rem; }
.facts-dl { display: grid; grid-template-columns: 1fr auto; gap: .1rem .8rem; margin: 0 0 1.6rem; }
.facts-dl dt { color: var(--muted); font-size: .92rem; padding: .5rem 0; border-bottom: 1px solid var(--line-2); }
.facts-dl dd { margin: 0; text-align: right; font-weight: 500; color: var(--ink); font-size: .95rem; padding: .5rem 0; border-bottom: 1px solid var(--line-2); font-variant-numeric: tabular-nums; }
.facts-dl dt:last-of-type, .facts-dl dd:last-of-type { border-bottom: 0; }
.feature-facts .keyf { list-style: none; margin: 0 0 1.6rem; padding: 0; }
.feature-facts .keyf li { position: relative; padding-left: 1.4rem; font-size: .92rem; color: var(--ink-2); margin-top: .55rem; }
.feature-facts .keyf li::before { content: ""; position: absolute; left: 0; top: .55em; width: 6px; height: 6px; border: 1px solid var(--gold); transform: rotate(45deg); }
.feature-facts .btn { width: 100%; }
.feature-facts .fact-note { font-size: .74rem; color: var(--muted); margin-top: .9rem; text-align: center; }

/* Gallery grid */
.gallery { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1rem; }
.shot {
  margin: 0; position: relative; border-radius: 4px; overflow: hidden; cursor: zoom-in;
  aspect-ratio: 3 / 2; background: var(--ivory-2);
}
.shot img { width: 100%; height: 100%; object-fit: cover; display: block; transition: transform .6s var(--ease); }
.shot:hover img { transform: scale(1.06); }
.shot figcaption {
  position: absolute; left: 0; right: 0; bottom: 0; z-index: 2;
  font-family: var(--f-caps); font-size: .62rem; letter-spacing: .14em; text-transform: uppercase; color: #f3ecdd;
  padding: 1.4rem .9rem .7rem; opacity: 0; transform: translateY(6px);
  background: linear-gradient(transparent, rgba(16,38,28,.82));
  transition: opacity .3s var(--ease), transform .3s var(--ease);
}
.shot:hover figcaption, .shot:focus-visible figcaption { opacity: 1; transform: none; }
.gallery-note { text-align: center; margin-top: 1.6rem; font-size: .82rem; color: var(--muted); }

/* ============================================================
   LIGHTBOX
   ============================================================ */
.lightbox {
  position: fixed; inset: 0; z-index: 90; background: rgba(9,20,15,.94);
  display: flex; align-items: center; justify-content: center; padding: clamp(1rem, 4vw, 3rem);
  opacity: 0; visibility: hidden; transition: opacity .3s var(--ease), visibility .3s;
}
.lightbox.open { opacity: 1; visibility: visible; }
.lb-figure { margin: 0; max-width: min(1100px, 94vw); max-height: 90vh; display: flex; flex-direction: column; align-items: center; gap: .9rem; }
.lb-figure img { max-width: 100%; max-height: 80vh; object-fit: contain; border-radius: 3px; box-shadow: 0 20px 60px rgba(0,0,0,.5); background: #10261c; }
.lb-cap { font-family: var(--f-caps); font-size: .72rem; letter-spacing: .18em; text-transform: uppercase; color: var(--gold-lite); text-align: center; }
.lb-count { position: absolute; top: clamp(1rem, 3vw, 1.8rem); left: 50%; transform: translateX(-50%); font-family: var(--f-caps); font-size: .74rem; letter-spacing: .16em; color: #cfc8b4; font-variant-numeric: tabular-nums; }
.lb-btn {
  position: absolute; width: 52px; height: 52px; border-radius: 50%;
  background: rgba(246,241,231,.08); border: 1px solid rgba(216,189,133,.35); color: #f3ecdd;
  display: flex; align-items: center; justify-content: center; transition: background .2s var(--ease), transform .2s var(--ease);
}
.lb-btn:hover { background: rgba(216,189,133,.2); }
.lb-btn:active { transform: scale(.94); }
.lb-btn svg { width: 22px; height: 22px; }
.lb-close { top: clamp(1rem, 3vw, 1.8rem); right: clamp(1rem, 3vw, 1.8rem); }
.lb-prev { left: clamp(.6rem, 3vw, 2rem); top: 50%; transform: translateY(-50%); }
.lb-next { right: clamp(.6rem, 3vw, 2rem); top: 50%; transform: translateY(-50%); }
.lb-prev:active, .lb-next:active { transform: translateY(-50%) scale(.94); }

@media (max-width: 1024px) {
  .feature-body { grid-template-columns: 1fr; }
  .feature-facts { position: static; }
}
@media (max-width: 760px) {
  .gallery { grid-template-columns: repeat(2, 1fr); gap: .6rem; }
  .shot figcaption { opacity: 1; transform: none; font-size: .58rem; }
  .lb-prev { left: .4rem; } .lb-next { right: .4rem; }
  .lb-btn { width: 44px; height: 44px; }
}