:root {
  --navy: #0f2238;
  --navy-soft: #16324f;
  --navy-line: #21456b;
  --clay: #a4544f;
  --clay-bright: #c2655f;
  --sand: #f3cf9e;
  --sand-soft: #f7e3c4;
  --gold: #c8901e;
  --gold-soft: #e7be73;
  --ink: #11202f;
  --serif: Georgia, "Times New Roman", "Cambria", serif;
  --paper: #ffffff;
  --paper-warm: #faf6ef;
  --grey: #5d6b78;
  --grey-line: #e3e7ec;
  --ok: #2f7d5b;
  --radius: 14px;
  --shadow: 0 18px 40px -24px rgba(15, 34, 56, 0.45);
  --wrap: 1160px;
  --font: -apple-system, BlinkMacSystemFont, "Segoe UI", Roboto, Helvetica, Arial, sans-serif;
}

* { box-sizing: border-box; }

html { scroll-behavior: smooth; }

body {
  margin: 0;
  font-family: var(--font);
  color: var(--ink);
  background: var(--paper);
  line-height: 1.6;
  -webkit-font-smoothing: antialiased;
}

img { max-width: 100%; display: block; }

a { color: inherit; }

.wrap { width: 100%; max-width: var(--wrap); margin: 0 auto; padding: 0 24px; }

h1, h2, h3 { line-height: 1.15; margin: 0 0 0.5em; font-weight: 700; letter-spacing: -0.01em; }
h1 { font-size: clamp(2.1rem, 5vw, 3.4rem); }
h2 { font-size: clamp(1.6rem, 3.5vw, 2.4rem); }
h3 { font-size: 1.15rem; }
p { margin: 0 0 1em; }

.eyebrow {
  text-transform: uppercase;
  letter-spacing: 0.18em;
  font-size: 0.72rem;
  font-weight: 700;
  color: var(--clay);
  margin: 0 0 0.9em;
}
.eyebrow.light { color: var(--sand); }

/* Buttons */
.btn {
  display: inline-flex; align-items: center; gap: 0.5em;
  padding: 0.82em 1.5em;
  border-radius: 999px;
  font-weight: 600;
  font-size: 0.95rem;
  text-decoration: none;
  border: 1px solid transparent;
  cursor: pointer;
  transition: transform 0.15s ease, background 0.15s ease, box-shadow 0.15s ease;
}
.btn:active { transform: translateY(1px); }
.btn-primary { background: var(--clay); color: #fff; }
.btn-primary:hover { background: var(--clay-bright); box-shadow: 0 10px 24px -12px rgba(164,84,79,0.8); }
.btn-light { background: var(--sand); color: var(--navy); }
.btn-light:hover { background: var(--sand-soft); }
.btn-ghost { background: transparent; color: var(--navy); border-color: var(--grey-line); }
.btn-ghost:hover { border-color: var(--navy); }
.btn-ghost.on-dark { color: #fff; border-color: rgba(255,255,255,0.35); }
.btn-ghost.on-dark:hover { border-color: #fff; }

/* Header */
.site-header {
  position: sticky; top: 0; z-index: 50;
  background: rgba(15, 34, 56, 0.96);
  backdrop-filter: blur(8px);
  border-bottom: 1px solid var(--navy-line);
}
.site-header .wrap { display: flex; align-items: center; justify-content: space-between; height: 72px; }
.brand { display: flex; align-items: center; gap: 12px; text-decoration: none; color: #fff; }
.brand-mark {
  height: 46px; border-radius: 10px;
  background: #d6a23e;
  display: flex; align-items: center;
  padding: 6px 11px;
  box-shadow: 0 4px 14px -6px rgba(0,0,0,0.55);
}
.brand-mark img { height: 100%; width: auto; display: block; }
.brand-name {
  font-family: var(--serif);
  font-style: italic;
  font-weight: 700;
  font-size: 1.32rem;
  letter-spacing: 0.005em;
}
.brand-name span { color: var(--gold-soft); }
.nav { display: flex; align-items: center; gap: 28px; }
.nav a { color: rgba(255,255,255,0.82); text-decoration: none; font-size: 0.94rem; font-weight: 500; }
.nav a:hover, .nav a.active { color: #fff; }
.nav .btn { padding: 0.6em 1.2em; }
.nav-toggle { display: none; background: none; border: 0; color: #fff; font-size: 1.5rem; cursor: pointer; }

/* Hero */
.hero { position: relative; background: var(--navy); color: #fff; overflow: hidden; }
.hero::before, .hero::after {
  content: ""; position: absolute; border-radius: 50%; filter: blur(70px); opacity: 0.45;
}
.hero::before { width: 360px; height: 360px; background: var(--clay); left: -120px; top: -80px; }
.hero::after { width: 420px; height: 420px; background: var(--sand); right: -140px; bottom: -160px; opacity: 0.25; }
.hero .wrap { position: relative; padding: 96px 24px 104px; }
.hero-grid { display: grid; grid-template-columns: 1.05fr 0.95fr; gap: 56px; align-items: center; }
.hero h1 { margin-bottom: 0.4em; }
.hero p.lead { font-size: 1.18rem; color: rgba(255,255,255,0.82); max-width: 34ch; }
.hero-actions { display: flex; gap: 14px; flex-wrap: wrap; margin-top: 28px; }
.hero-card {
  background: rgba(255,255,255,0.06);
  border: 1px solid rgba(255,255,255,0.14);
  border-radius: 20px; padding: 28px;
  backdrop-filter: blur(4px);
}
.hero-card h3 { color: var(--sand); }
.stat-row { display: flex; gap: 28px; margin-top: 20px; flex-wrap: wrap; }
.stat .num { font-size: 1.9rem; font-weight: 800; color: #fff; }
.stat .lbl { font-size: 0.82rem; color: rgba(255,255,255,0.7); }

/* Sections */
section { padding: 84px 0; }
section.tight { padding: 60px 0; }
.section-head { max-width: 60ch; margin-bottom: 44px; }
.section-head.center { margin-left: auto; margin-right: auto; text-align: center; }
.bg-warm { background: var(--paper-warm); }
.bg-navy { background: var(--navy); color: #fff; }
.bg-navy h2, .bg-navy h3 { color: #fff; }
.bg-navy p { color: rgba(255,255,255,0.8); }

/* Cards grid */
.grid { display: grid; gap: 24px; }
.grid-3 { grid-template-columns: repeat(3, 1fr); }
.grid-2 { grid-template-columns: repeat(2, 1fr); }

.card {
  background: var(--paper); border: 1px solid var(--grey-line);
  border-radius: var(--radius); padding: 28px;
  transition: transform 0.18s ease, box-shadow 0.18s ease;
}
.card:hover { transform: translateY(-4px); box-shadow: var(--shadow); }
.card .ico {
  width: 46px; height: 46px; border-radius: 12px; margin-bottom: 16px;
  background: var(--sand-soft); color: var(--clay);
  display: grid; place-items: center; font-size: 1.3rem;
}
.card p { color: var(--grey); margin-bottom: 0; }

/* Listing cards */
.listing {
  background: #fff; border: 1px solid var(--grey-line); border-radius: var(--radius);
  overflow: hidden; display: flex; flex-direction: column;
  transition: transform 0.18s ease, box-shadow 0.18s ease;
}
.listing:hover { transform: translateY(-4px); box-shadow: var(--shadow); }
.listing-media {
  height: 168px; background: linear-gradient(135deg, var(--navy-soft), var(--navy));
  position: relative; display: grid; place-items: center; color: rgba(255,255,255,0.5);
  font-size: 2.4rem;
}
.listing-media .badge {
  position: absolute; top: 14px; left: 14px;
  background: var(--ok); color: #fff; font-size: 0.72rem; font-weight: 700;
  text-transform: uppercase; letter-spacing: 0.05em;
  padding: 5px 11px; border-radius: 999px;
}
.listing-body { padding: 22px; display: flex; flex-direction: column; gap: 10px; flex: 1; }
.listing-body h3 { margin: 0; }
.listing-meta { display: flex; flex-wrap: wrap; gap: 8px 16px; font-size: 0.86rem; color: var(--grey); }
.listing-meta span { display: inline-flex; align-items: center; gap: 5px; }
.listing-price { font-size: 1.4rem; font-weight: 800; color: var(--navy); margin-top: 4px; }
.listing-price small { font-size: 0.8rem; font-weight: 500; color: var(--grey); }
.listing .btn { margin-top: auto; align-self: flex-start; }
.listing-address { font-size: 0.9rem; color: var(--grey); }

.filters { display: flex; flex-wrap: wrap; gap: 12px; margin-bottom: 32px; align-items: center; }
.filters select, .filters input {
  padding: 0.6em 0.9em; border: 1px solid var(--grey-line); border-radius: 10px;
  font-size: 0.92rem; font-family: inherit; background: #fff; color: var(--ink);
}
.filters .count { margin-left: auto; color: var(--grey); font-size: 0.9rem; }

.notice {
  background: var(--sand-soft); border: 1px solid var(--sand);
  color: #7a4a16; padding: 12px 16px; border-radius: 10px; font-size: 0.88rem;
  margin-bottom: 24px;
}
.empty { text-align: center; padding: 60px 20px; color: var(--grey); }

/* Developments */
.dev {
  display: grid; grid-template-columns: 1fr 1fr; gap: 0;
  border: 1px solid var(--grey-line); border-radius: var(--radius); overflow: hidden;
  background: #fff;
}
.dev:nth-child(even) .dev-media { order: 2; }
.dev-media {
  min-height: 280px; background: linear-gradient(135deg, var(--clay), var(--navy));
  display: grid; place-items: center; color: rgba(255,255,255,0.55); font-size: 3rem;
}
.dev-body { padding: 40px; }
.dev-body .status {
  display: inline-block; font-size: 0.72rem; font-weight: 700; text-transform: uppercase;
  letter-spacing: 0.06em; padding: 5px 12px; border-radius: 999px; margin-bottom: 14px;
}
.status.complete { background: #e3f1ea; color: var(--ok); }
.status.progress { background: var(--sand-soft); color: #7a4a16; }
.status.planned { background: #eef1f5; color: var(--grey); }

/* Forms */
.form-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; }
.field { display: flex; flex-direction: column; gap: 6px; }
.field.full { grid-column: 1 / -1; }
.field label { font-size: 0.85rem; font-weight: 600; color: var(--navy); }
.field input, .field select, .field textarea {
  padding: 0.75em 0.9em; border: 1px solid var(--grey-line); border-radius: 10px;
  font-size: 0.95rem; font-family: inherit; background: #fff; color: var(--ink);
}
.field input:focus, .field select:focus, .field textarea:focus {
  outline: none; border-color: var(--clay); box-shadow: 0 0 0 3px rgba(164,84,79,0.12);
}
.field textarea { resize: vertical; min-height: 120px; }
.form-msg { padding: 14px 16px; border-radius: 10px; font-size: 0.92rem; margin-top: 8px; display: none; }
.form-msg.show { display: block; }
.form-msg.ok { background: #e3f1ea; color: var(--ok); }
.form-msg.err { background: #fbe7e6; color: var(--clay); }

.contact-grid { display: grid; grid-template-columns: 1.2fr 0.8fr; gap: 48px; align-items: start; }
.contact-info .row { display: flex; gap: 14px; margin-bottom: 22px; }
.contact-info .ico { font-size: 1.3rem; color: var(--clay); }
.contact-info .row b { display: block; color: var(--navy); }
.contact-info .row span { color: var(--grey); font-size: 0.94rem; }

/* CTA band */
.cta-band { background: linear-gradient(135deg, var(--navy), var(--navy-soft)); color: #fff; border-radius: 22px; padding: 56px; text-align: center; }
.cta-band h2 { color: #fff; }
.cta-band p { color: rgba(255,255,255,0.8); max-width: 50ch; margin: 0 auto 24px; }

/* Footer */
.site-footer { background: var(--navy); color: rgba(255,255,255,0.75); padding: 60px 0 28px; }
.footer-grid { display: grid; grid-template-columns: 1.4fr 1fr 1fr 1fr; gap: 32px; margin-bottom: 40px; }
.site-footer h4 { color: #fff; font-size: 0.95rem; margin: 0 0 14px; }
.site-footer a { color: rgba(255,255,255,0.72); text-decoration: none; display: block; margin-bottom: 8px; font-size: 0.9rem; }
.site-footer a:hover { color: var(--sand); }
.footer-bottom { border-top: 1px solid var(--navy-line); padding-top: 22px; display: flex; justify-content: space-between; flex-wrap: wrap; gap: 10px; font-size: 0.82rem; color: rgba(255,255,255,0.5); }

/* Page header (inner pages) */
.page-hero { background: var(--navy); color: #fff; padding: 72px 0 64px; position: relative; overflow: hidden; }
.page-hero::after { content: ""; position: absolute; width: 360px; height: 360px; border-radius: 50%; background: var(--clay); filter: blur(80px); opacity: 0.3; right: -120px; top: -100px; }
.page-hero .wrap { position: relative; }
.page-hero p { color: rgba(255,255,255,0.82); max-width: 56ch; font-size: 1.1rem; margin: 0; }

.muted { color: var(--grey); }
.lead-list { list-style: none; padding: 0; margin: 0; }
.lead-list li { padding: 10px 0 10px 30px; position: relative; border-bottom: 1px solid var(--grey-line); }
.lead-list li::before { content: "✓"; position: absolute; left: 0; color: var(--clay); font-weight: 700; }

@media (max-width: 900px) {
  .hero-grid, .contact-grid, .dev, .grid-3, .grid-2, .form-grid, .footer-grid { grid-template-columns: 1fr; }
  .dev:nth-child(even) .dev-media { order: 0; }
  .footer-grid { grid-template-columns: 1fr 1fr; }
  .nav { position: fixed; inset: 72px 0 auto 0; background: var(--navy); flex-direction: column; align-items: stretch; padding: 16px 24px 24px; gap: 4px; border-bottom: 1px solid var(--navy-line); transform: translateY(-130%); transition: transform 0.25s ease; }
  .nav.open { transform: translateY(0); }
  .nav a { padding: 12px 0; border-bottom: 1px solid var(--navy-line); }
  .nav .btn { margin-top: 10px; justify-content: center; }
  .nav-toggle { display: block; }
  section { padding: 60px 0; }
  .cta-band { padding: 40px 24px; }
  .dev-body { padding: 28px; }
}
@media (max-width: 560px) {
  .footer-grid { grid-template-columns: 1fr; }
  .stat-row { gap: 18px; }
}

/* ===== Photos ===== */
.hero {
  background-image: linear-gradient(rgba(15,34,56,0.85), rgba(15,34,56,0.92)),
    url("https://loremflickr.com/1600/900/building,city?lock=21");
  background-size: cover;
  background-position: center;
}
.page-hero {
  background-image: linear-gradient(rgba(15,34,56,0.88), rgba(15,34,56,0.93)),
    url("https://loremflickr.com/1600/600/building,architecture?lock=22");
  background-size: cover;
  background-position: center;
}
.dev-media { background-size: cover; background-position: center; color: transparent; }

/* ===== Scroll reveal ("swagger") ===== */
.reveal {
  opacity: 0;
  transform: translateY(26px);
  transition: opacity .7s cubic-bezier(.22,.61,.36,1), transform .7s cubic-bezier(.22,.61,.36,1);
  will-change: opacity, transform;
}
.reveal.in-view { opacity: 1; transform: none; }

/* Header lifts slightly once you scroll */
.site-header { transition: background .25s ease, box-shadow .25s ease; }
.site-header .wrap { transition: height .25s ease; }
.site-header.scrolled { background: rgba(15,34,56,0.99); box-shadow: 0 12px 30px -18px rgba(0,0,0,0.75); }
.site-header.scrolled .wrap { height: 62px; }

@media (prefers-reduced-motion: reduce) {
  .reveal { opacity: 1 !important; transform: none !important; transition: none !important; }
  html { scroll-behavior: auto; }
}

/* "Just Taken" badge */
.listing-media .badge.taken { background: var(--clay); }