:root{
    --cream:#F7F2E6;
    --cream-deep:#EFE6D2;
    --ink:#1E1B16;
    --gold:#A9822E;
    --gold-light:#D9BB7A;
    --stone:#6E6656;
    --line: rgba(30,27,22,0.14);
  }
  *{box-sizing:border-box; margin:0; padding:0;}
  html{scroll-behavior:smooth;}
  body{
    background:var(--cream);
    color:var(--ink);
    font-family:'Inter', sans-serif;
    -webkit-font-smoothing:antialiased;
    overflow-x:hidden;
  }
  a{color:inherit; text-decoration:none;}
  img{max-width:100%; display:block;}

  /* ---------- SCROLL REVEAL ---------- */
  .reveal{opacity:0; transform:translateY(24px); transition:opacity .7s ease, transform .7s ease;}
  .reveal.visible{opacity:1; transform:translateY(0);}

  /* ---------- GALLERY HOVER ZOOM ---------- */
  .gallery-main, .gallery-thumbs img{overflow:hidden;}
  .listing-gallery{overflow:hidden;}
  .listing-gallery img{transition:transform .5s ease;}
  .listing-gallery:hover .gallery-main{transform:scale(1.05);}
  .gallery-thumbs img:hover{transform:scale(1.08);}

  .wrap{max-width:1180px; margin:0 auto; padding:0 32px;}

  h1,h2,h3{font-family:'Fraunces', serif; font-weight:500; letter-spacing:-0.01em;}

  ::selection{background:var(--gold-light); color:var(--ink);}

  :focus-visible{outline:2px solid var(--gold); outline-offset:3px;}

  /* ---------- NAV ---------- */
  header{
    position:sticky; top:0; z-index:50;
    background:rgba(247,242,230,0.88);
    backdrop-filter:blur(8px);
    border-bottom:1px solid var(--line);
  }
  nav{
    display:flex; align-items:center; justify-content:space-between;
    padding:20px 32px; max-width:1180px; margin:0 auto;
  }
  .brand{display:flex; align-items:center; gap:12px;}
  .brand-mark{width:34px; height:auto; object-fit:contain;}
  .brand-name{font-family:'Fraunces', serif; font-size:19px; letter-spacing:0.02em; font-weight:500;}
  .brand-name .sub{display:block; font-family:'Inter',sans-serif; font-size:9px; letter-spacing:0.28em; color:var(--stone); font-weight:500; margin-top:1px;}
  .nav-links{display:flex; gap:40px; font-size:13.5px; letter-spacing:0.02em;}
  .nav-links a{position:relative; padding-bottom:4px; color:var(--ink);}
  .nav-links a::after{
    content:''; position:absolute; left:0; bottom:0; width:0; height:1px; background:var(--gold);
    transition:width .3s ease;
  }
  .nav-links a:hover::after{width:100%;}

  .nav-item{position:relative;}
  .nav-item > button.nav-trigger{
    background:none; border:none; font-family:'Inter', sans-serif; font-size:13.5px; letter-spacing:0.02em;
    color:var(--ink); cursor:pointer; display:flex; align-items:center; gap:5px; padding:4px 0;
  }
  .nav-trigger svg{width:9px; height:9px; transition:transform .2s ease;}
  .nav-item:hover .nav-trigger svg, .nav-item.open .nav-trigger svg{transform:rotate(180deg);}
  .nav-dropdown{
    position:absolute; top:calc(100% + 16px); left:50%; transform:translateX(-50%);
    background:var(--cream); border:1px solid var(--line); min-width:220px;
    box-shadow:0 14px 30px rgba(30,27,22,0.1);
    opacity:0; visibility:hidden; transform:translateX(-50%) translateY(6px);
    transition:all .2s ease; z-index:60;
  }
  .nav-item:hover .nav-dropdown, .nav-item.open .nav-dropdown{
    opacity:1; visibility:visible; transform:translateX(-50%) translateY(0);
  }
  .nav-dropdown a{
    display:block; padding:13px 20px; font-size:13px; color:var(--ink); border-bottom:1px solid var(--line);
  }
  .nav-dropdown a:last-child{border-bottom:none;}
  .nav-dropdown a:hover{background:var(--cream-deep); color:var(--gold);}
  .nav-dropdown a::after{display:none;}
  .nav-cta{
    border:1px solid var(--ink); padding:9px 20px; font-size:12.5px; letter-spacing:0.04em;
    transition: all .25s ease;
  }
  .nav-cta:hover{background:var(--ink); color:var(--cream);}

  /* ---------- MOBILE NAV ---------- */
  .hamburger{
    display:none; flex-direction:column; gap:5px; background:none; border:none; cursor:pointer; padding:8px;
  }
  .hamburger span{width:24px; height:2px; background:var(--ink); display:block; transition:all .3s ease;}
  .hamburger.open span:nth-child(1){transform:translateY(7px) rotate(45deg);}
  .hamburger.open span:nth-child(2){opacity:0;}
  .hamburger.open span:nth-child(3){transform:translateY(-7px) rotate(-45deg);}

  .mobile-menu{
    display:none; position:fixed; top:0; right:0; width:78%; max-width:340px; height:100vh;
    background:var(--cream); z-index:100; box-shadow:-10px 0 30px rgba(0,0,0,0.15);
    transform:translateX(100%); transition:transform .3s ease; overflow-y:auto;
    padding:100px 32px 40px;
  }
  .mobile-menu.open{display:block; transform:translateX(0);}
  .mobile-menu a{
    display:block; padding:16px 0; border-bottom:1px solid var(--line); font-size:16px; color:var(--ink);
  }
  .mobile-menu .mm-group-label{
    font-family:'IBM Plex Mono',monospace; font-size:11px; letter-spacing:0.1em; text-transform:uppercase;
    color:var(--gold); margin:20px 0 4px;
  }
  .mobile-menu .mm-cta{
    margin-top:24px; display:block; text-align:center; background:var(--ink); color:var(--cream);
    padding:14px; border:none;
  }
  .menu-overlay{
    display:none; position:fixed; inset:0; background:rgba(30,27,22,0.4); z-index:90;
  }
  .menu-overlay.open{display:block;}
  .nav-toggle{display:none;}

  /* ---------- HERO ---------- */
  .hero{
    padding:150px 32px 110px; text-align:center; position:relative; overflow:hidden;
  }
  .hero-bg{
    position:absolute; top:0; left:0; width:100%; height:100%; object-fit:cover; z-index:0;
  }
  .hero-scrim{
    position:absolute; top:0; left:0; width:100%; height:100%; z-index:1;
    background:linear-gradient(180deg, rgba(30,27,22,0.55) 0%, rgba(30,27,22,0.72) 55%, rgba(30,27,22,0.88) 100%);
  }
  .hero > *:not(.hero-bg):not(.hero-scrim){position:relative; z-index:2;}
  .eyebrow{
    font-family:'IBM Plex Mono', monospace; font-size:11.5px; letter-spacing:0.24em;
    text-transform:uppercase; color:var(--gold-light); margin-bottom:28px;
  }
  .hero h1{
    font-size:clamp(42px, 7vw, 84px); line-height:1.03; max-width:920px; margin:0 auto 26px; color:var(--cream);
  }
  .hero h1 em{font-style:italic; color:var(--gold-light);}
  .hero p{
    max-width:560px; margin:0 auto 40px; color:#d9d3c5; font-size:16.5px; line-height:1.65;
  }
  .hero-ctas{display:flex; gap:16px; justify-content:center; flex-wrap:wrap;}
  .btn{
    padding:14px 30px; font-size:13.5px; letter-spacing:0.03em; border-radius:2px; transition:all .25s ease; display:inline-block;
  }
  .btn-solid{background:var(--gold); color:var(--ink);}
  .btn-solid:hover{background:var(--gold-light); color:var(--ink);}
  .btn-ghost{border:1px solid var(--cream); color:var(--cream);}
  .btn-ghost:hover{background:var(--cream); color:var(--ink);}

  .hero-divider{
    display:flex; align-items:center; justify-content:center; gap:18px; margin-top:70px;
  }
  .hero-divider .rule{height:1px; width:120px; background:rgba(217,187,122,0.4);}
  .hero-divider svg{width:22px; height:22px;}

  /* ---------- DATA BAND (signature element) ---------- */
  .databand{
    background:var(--ink); color:var(--cream-deep); overflow:hidden; padding:20px 0;
    border-top:1px solid var(--gold); border-bottom:1px solid var(--gold);
  }
  .databand-track{
    display:flex; gap:60px; white-space:nowrap; animation:scroll 42s linear infinite; width:max-content;
  }
  @media (prefers-reduced-motion: reduce){ .databand-track{animation:none;} }
  .databand-item{
    font-family:'IBM Plex Mono', monospace; font-size:13.5px; letter-spacing:0.02em; display:flex; align-items:baseline; gap:10px;
  }
  .databand-item strong{color:var(--gold-light); font-size:15px;}
  @keyframes scroll{
    from{transform:translateX(0);}
    to{transform:translateX(-50%);}
  }

  /* Services strip */
  .services-strip{
    padding:36px 32px; border-bottom:1px solid var(--line);
    display:flex; align-items:center; justify-content:center; flex-wrap:wrap; gap:14px 0;
  }
  .services-strip span{
    font-family:'IBM Plex Mono', monospace; font-size:12.5px; letter-spacing:0.04em; color:var(--stone);
    padding:0 22px; border-right:1px solid var(--line);
  }
  .services-strip span:last-child{border-right:none;}

  .services-grid{
    max-width:1180px; margin:0 auto; display:grid; grid-template-columns:repeat(5,1fr); gap:1px;
    background:var(--line); border:1px solid var(--line);
  }
  .service-card{background:var(--cream); padding:40px 28px;}
  .service-card h4{font-family:'Fraunces', serif; font-size:18px; margin-bottom:10px;}
  .service-card p{color:var(--stone); font-size:13px; line-height:1.65;}
  .service-card .rate{
    display:inline-block; margin-top:14px; font-family:'IBM Plex Mono', monospace; font-size:11.5px;
    color:var(--gold); border-top:1px solid var(--line); padding-top:12px;
  }

  /* ---------- SECTION SHARED ---------- */

  section{padding:120px 32px;}
  .section-head{max-width:640px; margin:0 auto 72px; text-align:center;}
  .section-eyebrow{
    font-family:'IBM Plex Mono', monospace; font-size:11px; letter-spacing:0.22em; text-transform:uppercase;
    color:var(--gold); margin-bottom:18px;
  }
  .section-head h2{font-size:clamp(30px,4vw,44px); line-height:1.15;}
  .section-head p{color:var(--stone); margin-top:18px; font-size:15.5px; line-height:1.7;}

  /* ---------- PILLARS ---------- */
  .pillars{
    max-width:1180px; margin:0 auto; display:grid; grid-template-columns:repeat(3,1fr); gap:1px;
    background:var(--line); border:1px solid var(--line);
  }
  .pillar{background:var(--cream); padding:52px 40px;}
  .pillar-seal{width:40px; height:40px; margin-bottom:28px;}
  .pillar h3{font-size:22px; margin-bottom:14px;}
  .pillar p{color:var(--stone); font-size:14.5px; line-height:1.7;}

  /* ---------- JOURNEY (real sequence -> numbered) ---------- */
  .journey-list{max-width:820px; margin:0 auto;}
  .journey-step{
    display:grid; grid-template-columns:80px 1fr; gap:32px; padding:36px 0; border-top:1px solid var(--line);
  }
  .journey-step:last-child{border-bottom:1px solid var(--line);}
  .journey-num{font-family:'IBM Plex Mono', monospace; font-size:13px; color:var(--gold); padding-top:4px;}
  .journey-step h3{font-size:21px; margin-bottom:8px;}
  .journey-step p{color:var(--stone); font-size:14.5px; line-height:1.7; max-width:520px;}

  /* ---------- LISTINGS ---------- */
  .listings-grid{
    max-width:1180px; margin:0 auto; display:flex; flex-direction:column; gap:24px;
  }
  .listing-card{
    background:var(--cream); border:1px solid var(--line); overflow:hidden; transition:border-color .25s ease;
    display:flex; flex-direction:row; align-items:stretch;
  }
  .listing-card:hover{border-color:var(--gold);}
  .listing-card .listing-gallery{flex:0 0 38%; max-width:38%; padding:0;}
  .listing-media{
    flex:0 0 38%; max-width:38%; align-self:stretch; aspect-ratio:auto;
    background:linear-gradient(135deg, var(--cream-deep), var(--gold-light) 140%);
    display:flex; align-items:center; justify-content:center; position:relative;
  }
  .listing-media img{width:100%; height:100%; object-fit:cover;}
  .listing-status{
    position:absolute; top:14px; left:14px; font-family:'IBM Plex Mono',monospace; font-size:10.5px;
    letter-spacing:0.1em; text-transform:uppercase; padding:5px 11px; background:var(--ink); color:var(--cream);
  }
  .listing-status.available{background:var(--gold); color:var(--ink);}
  .listing-card .listing-body{padding:28px; flex:1; min-width:0;}
  .listing-body h3{font-size:19px; margin-bottom:6px;}
  .listing-meta{font-family:'IBM Plex Mono',monospace; font-size:12px; color:var(--stone); margin-bottom:12px;}
  .listing-body p{color:var(--stone); font-size:13.5px; line-height:1.6;}
  .listing-placeholder-icon{width:44px; height:44px; opacity:0.55;}

    /* ---------- DIASPORA BANNER — OPTION C: MAP VISUAL + STAT ---------- */
  .diaspora-c-section{
    position:relative; background:var(--ink); padding:0; overflow:hidden;
  }
  .diaspora-c-visual{
    width:100%; padding:36px 32px 0; max-width:900px; margin:0 auto;
  }
  .diaspora-c-map{ width:100%; height:auto; display:block; max-height:280px; margin:0 auto; }
  .diaspora-c-inner{
    max-width:800px; margin:0 auto; padding:0 32px 90px; text-align:center; position:relative; z-index:2;
  }
  .diaspora-c-badge{
    display:inline-block; font-family:'IBM Plex Mono',monospace; font-size:12px; letter-spacing:0.1em;
    text-transform:uppercase; color:var(--gold-light); border:1px solid var(--gold-light); padding:7px 18px;
    border-radius:20px; margin-bottom:24px;
  }
  .diaspora-c-stat{
    font-family:'Fraunces',serif; font-size:clamp(40px,7vw,64px); color:var(--gold); line-height:1; margin-bottom:10px;
    font-weight:600;
  }
  .diaspora-c-stat-sub{
    font-family:'IBM Plex Mono',monospace; font-size:12px; letter-spacing:0.06em; text-transform:uppercase;
    color:var(--cream-deep); margin-bottom:30px;
  }
  .diaspora-c-section h2{
    font-family:'Fraunces',serif; font-size:clamp(28px,4.2vw,44px); color:var(--cream); line-height:1.15; margin-bottom:18px;
  }
  .diaspora-c-section p{
    font-family:'Inter',sans-serif; font-size:16px; color:var(--cream-deep); line-height:1.6; max-width:600px; margin:0 auto 40px;
  }
  .diaspora-c-points{
    display:grid; grid-template-columns:1fr 1fr; gap:20px; margin-bottom:44px; text-align:left;
  }
  .diaspora-c-point{
    background:rgba(247,242,230,0.06); border:1px solid rgba(217,187,122,0.3); padding:24px; border-radius:6px;
  }
  .diaspora-c-point h3{
    font-family:'Fraunces',serif; font-size:19px; color:var(--gold-light); margin-bottom:8px;
  }
  .diaspora-c-point p{
    font-family:'Inter',sans-serif; font-size:14px; color:var(--cream-deep); line-height:1.5; margin:0; max-width:none;
  }
  .diaspora-c-btn{
    background:var(--gold); color:var(--ink); border:none; padding:16px 38px; font-size:15px;
    border-radius:4px; display:inline-block; font-weight:600;
  }
  @media (max-width:720px){
    .diaspora-c-points{grid-template-columns:1fr;}
  }

  /* ---------- DIASPORA OWNER BANNER ---------- */
  .diaspora-banner{
    background:var(--ink); padding:72px 32px; text-align:center;
  }
  .diaspora-banner-inner{
    max-width:780px; margin:0 auto;
  }
  .diaspora-badge{
    display:inline-block; font-family:'IBM Plex Mono',monospace; font-size:11px; letter-spacing:0.08em;
    text-transform:uppercase; color:var(--ink); background:var(--gold-light); padding:6px 16px;
    border-radius:20px; margin-bottom:22px;
  }
  .diaspora-banner h2{
    font-family:'Fraunces',serif; font-size:clamp(28px,4vw,42px); color:var(--cream); line-height:1.15; margin-bottom:16px;
  }
  .diaspora-banner p{
    font-family:'Inter',sans-serif; font-size:16px; color:var(--cream-deep); line-height:1.6; max-width:600px; margin:0 auto 40px;
  }
  .diaspora-banner-points{
    display:grid; grid-template-columns:1fr 1fr; gap:24px; margin-bottom:40px; text-align:left;
  }
  .diaspora-point{
    background:rgba(247,242,230,0.06); border:1px solid rgba(247,242,230,0.15); padding:24px; border-radius:4px;
  }
  .diaspora-point h3{
    font-family:'Fraunces',serif; font-size:19px; color:var(--gold-light); margin-bottom:8px;
  }
  .diaspora-point p{
    font-family:'Inter',sans-serif; font-size:14px; color:var(--cream-deep); line-height:1.5; margin:0; max-width:none;
  }
  .diaspora-banner-btn{
    background:var(--gold); color:var(--ink); border:none;
  }
  @media (max-width:720px){
    .diaspora-banner-points{grid-template-columns:1fr;}
  }

.stats-band{
    max-width:1000px; margin:0 auto; padding:56px 32px; display:grid; grid-template-columns:repeat(4,1fr);
    gap:24px; text-align:center; border-bottom:1px solid var(--line);
  }
  .stats-band .stat-num{font-family:'Fraunces',serif; font-size:clamp(30px,4vw,46px); color:var(--gold); line-height:1;}
  .stats-band.three-col{grid-template-columns:repeat(3,1fr);}
  .stats-band .stat-label{
    font-family:'IBM Plex Mono',monospace; font-size:10.5px; letter-spacing:0.06em; text-transform:uppercase;
    color:var(--stone); margin-top:10px;
  }

  .land-sale-grid{
    max-width:1180px; margin:0 auto; padding:0 32px; display:flex; flex-direction:column; gap:24px;
  }

  /* ---------- LISTING CATEGORY TABS ---------- */
  .listing-tabs{
    max-width:1180px; margin:0 auto 44px; padding:0 32px;
    display:flex; flex-wrap:wrap; gap:34px; border-bottom:1px solid var(--line);
  }
  .tab-btn{
    background:none; border:none; cursor:pointer; padding:14px 2px;
    font-family:'Inter',sans-serif; font-size:14px; color:var(--stone);
    border-bottom:2px solid transparent; margin-bottom:-1px; transition:color .2s ease, border-color .2s ease;
  }
  .tab-btn:hover{color:var(--ink);}
  .tab-btn.active{color:var(--ink); border-bottom-color:var(--gold); font-weight:600;}

  .empty-state{
    max-width:600px; margin:20px auto 0; padding:0 32px; text-align:center;
  }
  .empty-state h3{font-family:'Fraunces',serif; font-size:20px; margin-bottom:10px;}
  .empty-state p{color:var(--stone); font-size:14px; line-height:1.6;}
  .empty-state a{color:var(--gold); text-decoration:underline;}

  /* Featured listing (real, with photos) */
  .listings-grid.featured-layout{
    display:flex; flex-direction:column; gap:24px;
  }
  .listing-card.featured{}
  .listing-gallery{padding:10px 10px 0;}
  .listing-gallery{display:flex; flex-direction:column;}
  .gallery-main{width:100%; flex:1; min-height:0; object-fit:cover; display:block;}
  .gallery-thumbs{display:grid; grid-template-columns:repeat(4,1fr); gap:6px; margin-top:6px; padding:0 6px 6px;}
  .gallery-thumbs img{width:100%; aspect-ratio:1/1; object-fit:cover; display:block;}
  .listing-card.small .listing-body{padding:20px;}
  .listing-price{
    font-family:'Fraunces', serif; font-size:20px; color:var(--gold); margin:2px 0 10px;
  }
  .listing-features{list-style:none; margin-top:14px; display:grid; grid-template-columns:1fr 1fr; gap:8px 16px;}
  .listing-features li{
    font-size:12.5px; color:var(--stone); padding-left:14px; position:relative;
  }
  .listing-features li::before{
    content:''; position:absolute; left:0; top:6px; width:5px; height:5px; background:var(--gold); border-radius:50%;
  }


  .seals-band{background:var(--cream-deep); border-top:1px solid var(--line); border-bottom:1px solid var(--line);}
  .seals-grid{
    max-width:1180px; margin:0 auto; display:grid; grid-template-columns:repeat(4,1fr); gap:0;
  }
  .seal{
    text-align:center; padding:56px 24px; border-left:1px solid var(--line);
  }
  .seal:first-child{border-left:none;}
  .seal-ring{
    width:64px; height:64px; margin:0 auto 20px; border:1px solid var(--gold); border-radius:50%;
    display:flex; align-items:center; justify-content:center;
  }
  .seal-ring svg{width:26px; height:26px;}
  .seal h4{font-family:'Fraunces', serif; font-size:15.5px; font-weight:500; margin-bottom:8px;}
  .seal p{color:var(--stone); font-size:12.5px; line-height:1.5;}

  /* ---------- CALCULATOR ---------- */
  .calc-wrap{
    max-width:980px; margin:0 auto; display:grid; grid-template-columns:1fr 1.3fr; gap:0;
    border:1px solid var(--line); background:var(--cream);
  }
  .calc-inputs{padding:44px 40px; border-right:1px solid var(--line);}
  .calc-field{margin-bottom:24px;}
  .calc-field label{
    display:block; font-family:'IBM Plex Mono', monospace; font-size:11px; letter-spacing:0.08em;
    text-transform:uppercase; color:var(--stone); margin-bottom:8px;
  }
  .calc-field input{
    width:100%; border:1px solid var(--line); background:var(--cream); padding:11px 14px;
    font-family:'IBM Plex Mono', monospace; font-size:15px; color:var(--ink); border-radius:0;
  }
  .calc-field input:focus{outline:none; border-color:var(--gold);}
  .calc-results{padding:44px 40px; background:var(--cream-deep); display:flex; flex-direction:column; justify-content:center;}
  .calc-headline{font-family:'Fraunces', serif; font-size:15px; color:var(--stone); margin-bottom:6px;}
  .calc-payment{font-family:'Fraunces', serif; font-size:44px; color:var(--gold); line-height:1; margin-bottom:28px;}
  .calc-payment span{font-size:16px; color:var(--stone); font-family:'Inter',sans-serif;}
  .calc-stats{display:grid; grid-template-columns:1fr 1fr; gap:18px 24px; margin-bottom:28px;}
  .calc-stat-label{font-family:'IBM Plex Mono', monospace; font-size:10.5px; color:var(--stone); letter-spacing:0.06em; text-transform:uppercase;}
  .calc-stat-value{font-family:'Fraunces', serif; font-size:19px; color:var(--ink); margin-top:4px;}
  #balanceChart{width:100%; height:120px; display:block;}
  .calc-disclaimer{font-size:11px; color:var(--stone); margin-top:18px; line-height:1.6;}

  /* ---------- WHATSAPP FLOAT ---------- */
  .whatsapp-float{
    position:fixed; bottom:24px; right:24px; z-index:80; width:56px; height:56px; border-radius:50%;
    background:#25D366; display:flex; align-items:center; justify-content:center;
    box-shadow:0 8px 20px rgba(0,0,0,0.25); transition:transform .2s ease;
  }
  .whatsapp-float:hover{transform:scale(1.08);}
  .whatsapp-float svg{width:28px; height:28px;}

  /* ---------- BOOKING / CALENDAR ---------- */
  .booking-frame{
    max-width:760px; margin:40px auto 0; border:1px solid rgba(217,187,122,0.35); background:rgba(255,255,255,0.03);
    min-height:480px; display:flex; align-items:center; justify-content:center; text-align:left; padding:32px;
  }
  .booking-frame iframe{width:100%; height:600px; border:none; display:block;}

  .map-embed{
    max-width:1180px; margin:32px auto 0; padding:0 32px;
  }
  .map-embed iframe{width:100%; height:340px; border:1px solid rgba(217,187,122,0.3); display:block; filter:grayscale(0.15) contrast(1.05);}

  /* ---------- WHY CHOOSE US ---------- */
  .why-us{
    max-width:1180px; margin:0 auto; padding:0 32px; display:grid; grid-template-columns:1fr 1fr;
    gap:64px; align-items:center;
  }
  .why-us-list{list-style:none;}
  .why-us-list li{
    display:flex; align-items:flex-start; gap:14px; padding:16px 0; border-bottom:1px solid var(--line);
    font-size:14.5px; color:var(--ink); line-height:1.5;
  }
  .why-us-list li:first-child{padding-top:0;}
  .why-us-list li svg{flex-shrink:0; margin-top:2px;}
  .why-us-panel{
    background:var(--ink); padding:64px 40px; text-align:center; position:relative;
  }
  .why-us-panel .cp-mark{width:64px; height:auto; margin:0 auto 24px;}
  .why-us-panel .why-us-quote{
    font-family:'Fraunces',serif; font-style:italic; font-size:22px; color:var(--cream); line-height:1.4;
  }
  .why-us-panel .why-us-sub{
    margin-top:18px; font-family:'IBM Plex Mono',monospace; font-size:11px; letter-spacing:0.08em;
    text-transform:uppercase; color:var(--gold-light);
  }

  /* ---------- CONSULTATION PAYMENT TIERS ---------- */
  .pay-tiers{
    max-width:640px; margin:36px auto 0; display:grid; grid-template-columns:1fr 1fr; gap:20px;
  }
  .pay-tier{
    border:1px solid rgba(217,187,122,0.3); padding:28px 24px; text-align:center;
  }
  .pay-tier .tier-label{font-family:'IBM Plex Mono',monospace; font-size:11px; letter-spacing:0.1em; text-transform:uppercase; color:#a39c8c;}
  .pay-tier .tier-price{font-family:'Fraunces',serif; font-size:34px; color:var(--gold-light); margin:10px 0 4px;}
  .pay-tier .tier-desc{font-size:12.5px; color:#9d9686; margin-bottom:18px;}
  .pay-tier .btn-pay{
    display:inline-block; width:100%; background:transparent; border:1px solid var(--gold); color:var(--gold-light);
    padding:11px; font-family:'Inter',sans-serif; font-size:13.5px; text-align:center;
  }
  .pay-tier .btn-pay:hover{background:var(--gold); color:var(--ink);}
  .booking-placeholder{max-width:480px; color:#C9C2B2; font-size:13px; line-height:1.7;}
  .booking-placeholder h4{font-family:'Fraunces',serif; color:var(--cream); font-size:17px; margin-bottom:10px;}
  .booking-placeholder code{
    display:block; background:rgba(0,0,0,0.25); color:var(--gold-light); padding:12px 14px; margin-top:12px;
    font-family:'IBM Plex Mono',monospace; font-size:11px; word-break:break-all;
  }

  /* ---------- CONTACT FORM ---------- */
  .contact-form{
    max-width:560px; margin:48px auto 0; text-align:left; background:rgba(255,255,255,0.03);
    border:1px solid rgba(217,187,122,0.3); padding:40px;
  }
  .contact-form h4{font-family:'Fraunces',serif; color:var(--cream); font-size:19px; margin-bottom:22px; text-align:center;}
  .cf-row{display:grid; grid-template-columns:1fr 1fr; gap:16px; margin-bottom:16px;}
  .cf-field{margin-bottom:16px;}
  .cf-field label{
    display:block; font-family:'IBM Plex Mono',monospace; font-size:10.5px; letter-spacing:0.08em;
    text-transform:uppercase; color:#a39c8c; margin-bottom:7px;
  }
  .cf-field input, .cf-field select, .cf-field textarea{
    width:100%; background:rgba(255,255,255,0.06); border:1px solid rgba(217,187,122,0.25); color:var(--cream);
    padding:11px 13px; font-family:'Inter',sans-serif; font-size:14px; border-radius:0;
  }
  .cf-field textarea{resize:vertical; min-height:90px;}
  .cf-field input:focus, .cf-field select:focus, .cf-field textarea:focus{outline:none; border-color:var(--gold);}
  .cf-field select option{background:var(--ink); color:var(--cream);}
  .cf-submit{
    width:100%; background:var(--gold); color:var(--ink); border:none; padding:15px; font-size:14px;
    font-family:'Inter',sans-serif; font-weight:600; letter-spacing:0.03em; cursor:pointer; margin-top:8px;
  }
  .cf-submit:hover{background:var(--gold-light);}
  .cf-status{margin-top:14px; font-size:13px; text-align:center; display:none;}
  .cf-status.success{color:#9fd8a3; display:block;}
  .cf-status.error{color:#e08b8b; display:block;}

  .contact{
    background:var(--ink); color:var(--cream); text-align:center;
  }
  .contact .section-eyebrow{color:var(--gold-light);}
  .contact h2{color:var(--cream);}
  .contact p{color:#C9C2B2; max-width:480px; margin:18px auto 40px; font-size:15.5px; line-height:1.7;}
  .contact .btn-solid{background:var(--gold); color:var(--ink);}
  .contact .btn-solid:hover{background:var(--cream); color:var(--ink);}

  /* ---------- FOOTER ---------- */
  footer{padding:56px 32px 40px; border-top:1px solid var(--line);}
  .footer-grid{
    max-width:1180px; margin:0 auto; display:flex; justify-content:space-between; align-items:flex-start; flex-wrap:wrap; gap:32px;
  }
  .footer-brand p{color:var(--stone); font-size:13px; margin-top:10px; max-width:280px; line-height:1.6;}
  .footer-cols{display:flex; gap:64px; flex-wrap:wrap;}
  .footer-col h5{font-family:'IBM Plex Mono',monospace; font-size:10.5px; letter-spacing:0.16em; text-transform:uppercase; color:var(--stone); margin-bottom:16px;}
  .footer-col a{display:block; font-size:13.5px; margin-bottom:11px; color:var(--ink);}
  .footer-col a:hover{color:var(--gold);}
  .footer-legal{
    max-width:1180px; margin:48px auto 0; padding-top:24px; border-top:1px solid var(--line);
    display:flex; justify-content:space-between; flex-wrap:wrap; gap:12px; font-size:11.5px; color:var(--stone);
  }

  /* ---------- RESPONSIVE ---------- */
  @media (max-width:860px){
    .nav-links{display:none;}
    .nav-cta{display:none;}
    .hamburger{display:flex;}
    .pillars{grid-template-columns:1fr;}
    .seals-grid{grid-template-columns:repeat(2,1fr);}
    .seal:nth-child(3){border-left:none;}
    section{padding:80px 24px;}
    .services-strip span{border-right:none; padding:2px 14px;}
    .services-grid{grid-template-columns:1fr;}
    .calc-wrap{grid-template-columns:1fr;}
    .calc-inputs{border-right:none; border-bottom:1px solid var(--line);}
    .pay-tiers{grid-template-columns:1fr;}
    .land-sale-grid{grid-template-columns:1fr;}
    .stats-band{grid-template-columns:repeat(2,1fr); gap:32px;}
    .stats-band.three-col{grid-template-columns:1fr; gap:20px;}
    .listings-grid{grid-template-columns:1fr;}
    .why-us{grid-template-columns:1fr; gap:40px;}
    .why-us-panel{padding:44px 28px;}
    .listing-card{flex-direction:column;}
    .listing-card .listing-gallery{flex:none; max-width:100%;}
    .listing-media{flex:none; max-width:100%; aspect-ratio:4/3;}
    .gallery-main{aspect-ratio:16/11; flex:none;}
  }

  /* ---------- ACTIVE NAV STATE (multi-page) ---------- */
  .nav-links > a.current, .nav-item.current > .nav-trigger{
    color: var(--gold);
  }
  .nav-dropdown a.current{ color: var(--gold); background: var(--cream-deep); }
  .mobile-menu a.current{ color: var(--gold); }

  /* ---------- FEATURED LISTINGS TEASER (home) ---------- */
  .featured-teaser-grid{
    max-width:1180px; margin:0 auto; display:grid; grid-template-columns:repeat(3,1fr); gap:24px;
  }
  .teaser-card{
    background:var(--cream); border:1px solid var(--line); overflow:hidden; display:flex; flex-direction:column;
    transition:border-color .25s ease, transform .25s ease;
  }
  .teaser-card:hover{border-color:var(--gold); transform:translateY(-3px);}
  .teaser-card .teaser-img-wrap{aspect-ratio:4/3; overflow:hidden;}
  .teaser-card .teaser-img-wrap img{width:100%; height:100%; object-fit:cover; transition:transform .5s ease;}
  .teaser-card:hover .teaser-img-wrap img{transform:scale(1.06);}
  .teaser-card .teaser-body{padding:20px 22px 24px;}
  .teaser-card h3{font-size:17px; margin-bottom:4px;}
  .teaser-card .teaser-meta{font-family:'IBM Plex Mono',monospace; font-size:11.5px; color:var(--stone); margin-bottom:10px;}
  .teaser-card .teaser-price{font-family:'Fraunces',serif; font-size:19px; color:var(--gold);}
  .teaser-more{text-align:center; margin-top:44px;}
  @media (max-width:860px){
    .featured-teaser-grid{grid-template-columns:1fr;}
  }

  /* ---------- TESTIMONIALS ---------- */
  .testimonials-grid{
    max-width:1180px; margin:0 auto; display:grid; grid-template-columns:repeat(3,1fr); gap:24px;
  }
  .testimonial-card{
    background:var(--surface, var(--cream)); border:1px solid var(--line); padding:32px 28px; display:flex; flex-direction:column; gap:18px;
  }
  .testimonial-quote{
    font-family:'Fraunces',serif; font-style:italic; font-size:16.5px; line-height:1.6; color:var(--ink); flex:1;
  }
  .testimonial-quote::before{content:'\201C'; color:var(--gold); font-size:1.3em; margin-right:2px;}
  .testimonial-author{font-family:'IBM Plex Mono',monospace; font-size:11.5px; letter-spacing:0.04em; color:var(--stone); text-transform:uppercase;}
  .testimonials-empty{
    max-width:640px; margin:0 auto; text-align:center; border:1px dashed var(--line); padding:48px 36px; background:var(--cream-deep);
  }
  .testimonials-empty h3{font-size:19px; margin-bottom:10px;}
  .testimonials-empty p{color:var(--stone); font-size:14px; line-height:1.7; margin-bottom:22px;}
  @media (max-width:860px){
    .testimonials-grid{grid-template-columns:1fr;}
  }

  /* ---------- PHOTO LIGHTBOX (listing galleries) ---------- */
  .listing-gallery img{ cursor: zoom-in; }
  .lightbox-overlay{
    position: fixed; inset: 0; background: rgba(20,17,13,0.94); z-index: 200;
    display: none; align-items: center; justify-content: center;
  }
  .lightbox-overlay.open{ display: flex; }
  .lightbox-img{
    max-width: 88vw; max-height: 82vh; object-fit: contain;
    box-shadow: 0 20px 60px rgba(0,0,0,0.5);
    opacity: 0; transform: scale(0.97); transition: opacity .2s ease, transform .2s ease;
  }
  .lightbox-overlay.open .lightbox-img{ opacity: 1; transform: scale(1); }
  .lightbox-close{
    position: absolute; top: 18px; right: 22px; background: none; border: none; color: var(--cream);
    font-size: 34px; line-height: 1; cursor: pointer; padding: 8px 12px;
  }
  .lightbox-close:hover{ color: var(--gold-light); }
  .lightbox-prev, .lightbox-next{
    position: absolute; top: 50%; transform: translateY(-50%);
    background: rgba(255,255,255,0.08); border: 1px solid rgba(217,187,122,0.35);
    color: var(--cream); font-size: 26px; width: 50px; height: 50px; border-radius: 50%;
    cursor: pointer; display: flex; align-items: center; justify-content: center;
  }
  .lightbox-prev{ left: 18px; }
  .lightbox-next{ right: 18px; }
  .lightbox-prev:hover, .lightbox-next:hover{ background: rgba(217,187,122,0.25); }
  .lightbox-counter{
    position: absolute; bottom: 22px; left: 50%; transform: translateX(-50%);
    color: #C9C2B2; font-family: 'IBM Plex Mono', monospace; font-size: 12px; letter-spacing: 0.05em;
  }
  @media (max-width: 600px){
    .lightbox-prev, .lightbox-next{ width: 42px; height: 42px; font-size: 20px; }
    .lightbox-prev{ left: 8px; } .lightbox-next{ right: 8px; }
    .lightbox-close{ font-size: 28px; top: 10px; right: 12px; }
  }

  /* FAQ accordion */
  .faq-list{ max-width: 820px; margin: 0 auto; display: flex; flex-direction: column; gap: 12px; }
  .faq-item{
    border: 1px solid var(--line); background: #fff;
  }
  .faq-item summary{
    list-style: none; cursor: pointer; padding: 20px 24px; display: flex; align-items: center;
    justify-content: space-between; gap: 16px; font-family: 'Fraunces', serif; font-size: 17px;
    font-weight: 500; color: var(--ink);
  }
  .faq-item summary::-webkit-details-marker{ display: none; }
  .faq-item summary::after{
    content: '+'; font-family: 'Inter', sans-serif; font-size: 22px; color: var(--gold);
    flex-shrink: 0; transition: transform .2s ease;
  }
  .faq-item[open] summary::after{ transform: rotate(45deg); }
  .faq-item .faq-answer{
    padding: 0 24px 22px; color: var(--stone); font-size: 15px; line-height: 1.7; max-width: 700px;
  }
  .faq-item .faq-answer p + p{ margin-top: 12px; }
  .faq-group-label{
    font-family: 'IBM Plex Mono', monospace; font-size: 12px; letter-spacing: 0.08em; text-transform: uppercase;
    color: var(--gold); margin: 44px 0 16px;
  }
  .faq-group-label:first-child{ margin-top: 0; }

  /* Legal / prose pages (Privacy, Terms) */
  .legal-content{ max-width: 760px; margin: 0 auto; color: var(--ink); }
  .legal-content .legal-updated{
    font-family: 'IBM Plex Mono', monospace; font-size: 12.5px; letter-spacing: 0.04em; color: var(--stone);
    margin-bottom: 40px; display: block;
  }
  .legal-content h3{ font-size: 20px; margin: 40px 0 14px; }
  .legal-content h3:first-of-type{ margin-top: 0; }
  .legal-content p{ color: var(--stone); font-size: 15px; line-height: 1.75; margin-bottom: 14px; }
  .legal-content ul{ margin: 0 0 14px 20px; color: var(--stone); font-size: 15px; line-height: 1.75; }
  .legal-content li{ margin-bottom: 6px; }
  .legal-content .legal-note{
    margin-top: 40px; padding: 18px 22px; background: var(--cream-deep); border-left: 3px solid var(--gold);
    font-size: 13.5px; color: var(--stone); line-height: 1.6;
  }