/* ============================================================
   HERTZ TEAM | ENGEL & VÖLKERS — LUXURY REAL ESTATE
   Global Stylesheet
   ============================================================ */

@import url('https://fonts.googleapis.com/css2?family=Cormorant+Garamond:ital,wght@0,300;0,400;0,500;0,600;0,700;1,300;1,400;1,600&family=Inter:wght@300;400;500;600&display=swap');

/* ── Design Tokens ─────────────────────────────────────── */
:root {
  --black:      #0a0a0a;
  --black-mid:  #111111;
  --black-soft: #1a1a1a;
  --gold:       #b8975a;
  --gold-light: #d4b07a;
  --gold-dim:   #8a6f3e;
  --white:      #f5f0e8;
  --white-pure: #ffffff;
  --gray-light: #e8e2d9;
  --gray-mid:   #888880;
  --gray-dark:  #444440;

  --font-serif: 'Cormorant Garamond', Georgia, serif;
  --font-sans:  'Inter', -apple-system, sans-serif;

  --nav-height: 80px;
  --section-pad: 100px;
  --section-pad-sm: 60px;

  --ease-luxury: cubic-bezier(0.25, 0.46, 0.45, 0.94);
  --ease-out:    cubic-bezier(0.0, 0.0, 0.2, 1.0);
}

/* ── Reset & Base ───────────────────────────────────────── */
*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }

html { scroll-behavior: smooth; font-size: 16px; }

body {
  font-family: var(--font-sans);
  background: var(--black);
  color: var(--white);
  line-height: 1.6;
  overflow-x: hidden;
  -webkit-font-smoothing: antialiased;
}

img { max-width: 100%; height: auto; display: block; }
a { color: inherit; text-decoration: none; }
button { cursor: pointer; border: none; background: none; font-family: inherit; }
ul { list-style: none; }

/* ── Typography Scale ───────────────────────────────────── */
.t-display {
  font-family: var(--font-serif);
  font-size: clamp(3rem, 7vw, 6.5rem);
  font-weight: 300;
  line-height: 1.05;
  letter-spacing: -0.01em;
}
.t-h1 {
  font-family: var(--font-serif);
  font-size: clamp(2.25rem, 5vw, 4.5rem);
  font-weight: 300;
  line-height: 1.1;
}
.t-h2 {
  font-family: var(--font-serif);
  font-size: clamp(1.75rem, 3.5vw, 3rem);
  font-weight: 400;
  line-height: 1.15;
}
.t-h3 {
  font-family: var(--font-serif);
  font-size: clamp(1.25rem, 2.5vw, 2rem);
  font-weight: 400;
  line-height: 1.2;
}
.t-overline {
  font-family: var(--font-sans);
  font-size: 0.7rem;
  font-weight: 500;
  letter-spacing: 0.35em;
  text-transform: uppercase;
}
.t-body {
  font-family: var(--font-sans);
  font-size: 1rem;
  font-weight: 300;
  line-height: 1.75;
}
.t-gold { color: var(--gold); }
.t-white { color: var(--white); }

/* ── Layout Utilities ───────────────────────────────────── */
.container {
  max-width: 1280px;
  margin: 0 auto;
  padding: 0 40px;
}
@media (max-width: 768px) {
  .container { padding: 0 20px; }
}

.section {
  padding: var(--section-pad) 0;
}
.section--sm {
  padding: var(--section-pad-sm) 0;
}
.section--dark { background: var(--black); }
.section--mid { background: var(--black-soft); }
.section--white { background: var(--white); color: var(--black); }
.section--gold { background: var(--gold); }

.flex-center {
  display: flex;
  align-items: center;
  justify-content: center;
}
.text-center { text-align: center; }

/* ── Buttons ────────────────────────────────────────────── */
.btn {
  display: inline-block;
  padding: 14px 36px;
  font-family: var(--font-sans);
  font-size: 0.75rem;
  font-weight: 500;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  border: 1px solid var(--gold);
  color: var(--white-pure);
  background: transparent;
  transition: background 0.3s var(--ease-luxury), color 0.3s var(--ease-luxury);
  cursor: pointer;
}
.btn:hover {
  background: var(--gold);
  color: var(--black);
}
.btn--gold {
  background: var(--gold);
  color: var(--black);
}
.btn--gold:hover {
  background: var(--gold-light);
}
.btn--black {
  background: var(--black);
  border-color: var(--black);
  color: var(--white);
}
.btn--black:hover {
  background: var(--black-soft);
}

/* ── Divider ─────────────────────────────────────────────── */
.gold-line {
  display: block;
  width: 60px;
  height: 1px;
  background: var(--gold);
  margin: 20px auto;
}
.gold-line--left { margin-left: 0; }

/* ── NAV ────────────────────────────────────────────────── */
.nav {
  position: fixed;
  top: 0;
  left: 0;
  right: 0;
  z-index: 1000;
  height: var(--nav-height);
  display: flex;
  align-items: center;
  transition: background 0.4s var(--ease-luxury), box-shadow 0.4s var(--ease-luxury);
}
.nav--transparent { background: transparent; }
.nav--solid {
  background: var(--black);
  box-shadow: 0 1px 0 rgba(184, 151, 90, 0.2);
}

.nav__inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  width: 100%;
  max-width: 1400px;
  margin: 0 auto;
  padding: 0 40px;
}

.nav__logo {
  display: flex;
  flex-direction: column;
  line-height: 1;
  text-decoration: none;
}
.nav__logo-main {
  font-family: var(--font-serif);
  font-size: 1.1rem;
  font-weight: 600;
  letter-spacing: 0.15em;
  color: var(--white-pure);
}
.nav__logo-sub {
  font-family: var(--font-sans);
  font-size: 0.55rem;
  font-weight: 400;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  color: var(--gold);
  margin-top: 3px;
}

.nav__links {
  display: flex;
  align-items: center;
  gap: 32px;
}
.nav__link {
  font-family: var(--font-sans);
  font-size: 0.7rem;
  font-weight: 500;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--white-pure);
  transition: color 0.2s;
  position: relative;
}
.nav__link::after {
  content: '';
  position: absolute;
  bottom: -3px;
  left: 0;
  width: 0;
  height: 1px;
  background: var(--gold);
  transition: width 0.3s var(--ease-luxury);
}
.nav__link:hover { color: var(--gold); }
.nav__link:hover::after { width: 100%; }

.nav__phone {
  font-family: var(--font-sans);
  font-size: 0.75rem;
  font-weight: 500;
  letter-spacing: 0.1em;
  color: var(--gold);
  transition: color 0.2s;
}
.nav__phone:hover { color: var(--gold-light); }

/* hamburger */
.nav__burger {
  display: none;
  flex-direction: column;
  gap: 5px;
  cursor: pointer;
  padding: 4px;
}
.nav__burger span {
  display: block;
  width: 24px;
  height: 1px;
  background: var(--white-pure);
  transition: all 0.3s var(--ease-luxury);
}
.nav__burger.open span:nth-child(1) { transform: translateY(6px) rotate(45deg); }
.nav__burger.open span:nth-child(2) { opacity: 0; }
.nav__burger.open span:nth-child(3) { transform: translateY(-6px) rotate(-45deg); }

/* mobile nav drawer */
.nav__mobile {
  display: none;
  position: fixed;
  top: var(--nav-height);
  left: 0;
  right: 0;
  background: var(--black);
  padding: 32px 40px;
  border-top: 1px solid rgba(184, 151, 90, 0.2);
  transform: translateY(-10px);
  opacity: 0;
  pointer-events: none;
  transition: all 0.3s var(--ease-luxury);
  z-index: 999;
}
.nav__mobile.open {
  transform: translateY(0);
  opacity: 1;
  pointer-events: all;
}
.nav__mobile .nav__link {
  display: block;
  font-size: 1.2rem;
  font-family: var(--font-serif);
  letter-spacing: 0.1em;
  padding: 12px 0;
  border-bottom: 1px solid rgba(255,255,255,0.05);
}
.nav__mobile .nav__phone {
  display: block;
  margin-top: 20px;
  font-size: 1rem;
}

@media (max-width: 1100px) {
  .nav__links { gap: 20px; }
}
@media (max-width: 900px) {
  .nav__links, .nav__phone { display: none; }
  .nav__burger { display: flex; }
  .nav__mobile { display: block; }
}
@media (max-width: 768px) {
  .nav__inner { padding: 0 20px; }
}

/* ── HERO ────────────────────────────────────────────────── */
.hero {
  position: relative;
  height: 100vh;
  min-height: 600px;
  overflow: hidden;
  display: flex;
  align-items: center;
  justify-content: center;
}
.hero__video {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  z-index: 0;
}
.hero__overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(
    to bottom,
    rgba(0,0,0,0.28) 0%,
    rgba(0,0,0,0.08) 35%,
    rgba(0,0,0,0.38) 68%,
    rgba(0,0,0,0.72) 100%
  );
  z-index: 1;
}

/* ── HERO DYNAMIC TEXT (paytonslist-style) ────── */
.hero__dynamic {
  position: absolute;
  bottom: 110px;
  left: 50%;
  transform: translateX(-50%);
  text-align: center;
  z-index: 5;
  width: 90%;
  max-width: 860px;
  pointer-events: none;
}
.hero__dynamic-city {
  font-family: var(--font-sans);
  font-size: 0.58rem;
  font-weight: 600;
  letter-spacing: 0.52em;
  text-transform: uppercase;
  color: var(--gold);
  display: inline-block;
  border-top: 1px solid rgba(184,151,90,0.5);
  padding-top: 11px;
  margin-bottom: 20px;
  opacity: 0;
  transform: translateY(10px);
  transition: opacity 0.55s ease, transform 0.55s ease;
}
.hero__dynamic-city.visible {
  opacity: 1;
  transform: translateY(0);
}
.hero__dynamic-phrase {
  font-family: var(--font-serif);
  font-size: clamp(2.8rem, 6vw, 5.5rem);
  font-weight: 300;
  color: var(--white-pure);
  line-height: 1.1;
  letter-spacing: -0.01em;
  white-space: pre-line;
  opacity: 0;
  transform: translateY(22px);
  transition: opacity 0.7s ease 0.14s, transform 0.7s ease 0.14s;
}
.hero__dynamic-phrase.visible {
  opacity: 1;
  transform: translateY(0);
}
.hero__dynamic-fact {
  font-family: var(--font-sans);
  font-size: 0.62rem;
  font-weight: 500;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  color: var(--gold);
  margin-top: 26px;
  opacity: 0;
  transform: translateY(10px);
  transition: opacity 0.6s ease 0.44s, transform 0.6s ease 0.44s;
}
.hero__dynamic-fact.visible {
  opacity: 1;
  transform: translateY(0);
}
@media (max-width: 768px) {
  .hero__dynamic { bottom: 78px; width: 88%; }
  .hero__dynamic-phrase { font-size: clamp(2rem, 8.5vw, 2.8rem); }
}

/* scroll indicator */
.hero__scroll {
  position: absolute;
  bottom: 36px;
  left: 50%;
  transform: translateX(-50%);
  z-index: 2;
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 8px;
  opacity: 0;
  animation: fadeUp 0.8s var(--ease-luxury) 7s forwards;
}
.hero__scroll-line {
  width: 1px;
  height: 50px;
  background: linear-gradient(to bottom, transparent, var(--gold));
  animation: scrollPulse 1.8s ease-in-out infinite;
}
.hero__scroll-text {
  font-size: 0.6rem;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  color: var(--gold);
}

/* video placeholder (when no video) */
.hero__placeholder {
  position: absolute;
  inset: 0;
  background: linear-gradient(135deg, #0a0a0a 0%, #1a1510 40%, #0d0d0d 100%);
  z-index: 0;
}
.hero__placeholder::before {
  content: '';
  position: absolute;
  inset: 0;
  background: radial-gradient(ellipse at 30% 50%, rgba(184,151,90,0.08) 0%, transparent 60%),
              radial-gradient(ellipse at 70% 30%, rgba(184,151,90,0.05) 0%, transparent 50%);
}

/* ── inner page hero ──── */
.page-hero {
  position: relative;
  padding: 160px 20px 80px;
  background: var(--black);
  text-align: center;
  overflow: hidden;
}
.page-hero::before {
  content: '';
  position: absolute;
  inset: 0;
  background: radial-gradient(ellipse at center top, rgba(184,151,90,0.07) 0%, transparent 70%);
  pointer-events: none;
}
.page-hero__tag {
  font-family: var(--font-sans);
  font-size: 0.65rem;
  font-weight: 500;
  letter-spacing: 0.4em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 20px;
}
.page-hero__title {
  font-family: var(--font-serif);
  font-size: clamp(2.5rem, 6vw, 5rem);
  font-weight: 300;
  color: var(--white-pure);
  line-height: 1.08;
}
.page-hero__sub {
  font-family: var(--font-sans);
  font-size: 1rem;
  font-weight: 300;
  color: rgba(245,240,232,0.6);
  margin-top: 16px;
  letter-spacing: 0.05em;
}

/* ── FOOTER ─────────────────────────────────────────────── */
.footer {
  background: var(--black);
  border-top: 1px solid rgba(184, 151, 90, 0.2);
  padding: 72px 0 36px;
}
.footer__top {
  display: grid;
  grid-template-columns: 1.5fr 1fr 1fr;
  gap: 60px;
  padding-bottom: 60px;
  border-bottom: 1px solid rgba(255,255,255,0.06);
}
.footer__logo-main {
  font-family: var(--font-serif);
  font-size: 1.4rem;
  font-weight: 600;
  letter-spacing: 0.15em;
  color: var(--white-pure);
}
.footer__logo-sub {
  font-family: var(--font-sans);
  font-size: 0.6rem;
  font-weight: 400;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  color: var(--gold);
  margin-top: 4px;
}
.footer__tagline {
  font-family: var(--font-sans);
  font-size: 0.85rem;
  font-weight: 300;
  color: var(--gray-mid);
  margin-top: 16px;
  line-height: 1.6;
}
.footer__col-title {
  font-family: var(--font-sans);
  font-size: 0.65rem;
  font-weight: 500;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 20px;
}
.footer__links { display: flex; flex-direction: column; gap: 10px; }
.footer__link {
  font-family: var(--font-sans);
  font-size: 0.85rem;
  font-weight: 300;
  color: var(--gray-mid);
  transition: color 0.2s;
}
.footer__link:hover { color: var(--gold); }

.footer__contact-item {
  display: flex;
  align-items: flex-start;
  gap: 10px;
  font-family: var(--font-sans);
  font-size: 0.85rem;
  font-weight: 300;
  color: var(--gray-mid);
  margin-bottom: 10px;
}
.footer__contact-item a:hover { color: var(--gold); }

.footer__bottom {
  display: flex;
  align-items: center;
  justify-content: space-between;
  flex-wrap: wrap;
  gap: 16px;
  padding-top: 36px;
}
.footer__copy {
  font-family: var(--font-sans);
  font-size: 0.75rem;
  font-weight: 300;
  color: var(--gray-dark);
}
.footer__eho {
  display: flex;
  align-items: center;
  gap: 10px;
  font-family: var(--font-sans);
  font-size: 0.7rem;
  color: var(--gray-dark);
}
.footer__eho-icon {
  width: 24px;
  height: 24px;
  border: 1px solid var(--gray-dark);
  display: flex;
  align-items: center;
  justify-content: center;
  font-size: 0.6rem;
  font-weight: 600;
  flex-shrink: 0;
}
.footer__social {
  font-family: var(--font-sans);
  font-size: 0.75rem;
  color: var(--gray-mid);
  transition: color 0.2s;
}
.footer__social:hover { color: var(--gold); }

@media (max-width: 900px) {
  .footer__top { grid-template-columns: 1fr 1fr; gap: 40px; }
}
@media (max-width: 600px) {
  .footer__top { grid-template-columns: 1fr; }
  .footer__bottom { flex-direction: column; align-items: flex-start; }
}

/* ── STATS BAR ──────────────────────────────────────────── */
.stats-bar {
  background: var(--gold);
  padding: 48px 0;
}
.stats-bar__grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  text-align: center;
  gap: 0;
}
.stats-bar__item {
  padding: 0 20px;
  border-right: 1px solid rgba(10,10,10,0.15);
}
.stats-bar__item:last-child { border-right: none; }
.stats-bar__number {
  font-family: var(--font-serif);
  font-size: clamp(2rem, 4vw, 3.5rem);
  font-weight: 600;
  color: var(--black);
  line-height: 1;
}
.stats-bar__label {
  font-family: var(--font-sans);
  font-size: 0.65rem;
  font-weight: 500;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: rgba(10,10,10,0.7);
  margin-top: 8px;
}
@media (max-width: 600px) {
  .stats-bar__grid { grid-template-columns: repeat(2, 1fr); gap: 32px 0; }
  .stats-bar__item:nth-child(2) { border-right: none; }
  .stats-bar__item:nth-child(3) { border-right: 1px solid rgba(10,10,10,0.15); }
  .stats-bar { padding: 40px 0; }
}

/* ── ABOUT SPLIT ─────────────────────────────────────────── */
.about-split {
  display: grid;
  grid-template-columns: 1fr 1fr;
  min-height: 600px;
}
.about-split__image {
  position: relative;
  overflow: hidden;
  background: var(--black-soft);
  min-height: 500px;
}
.about-split__image img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 0.8s var(--ease-luxury);
}
.about-split__image:hover img { transform: scale(1.03); }
.about-split__image-placeholder {
  position: absolute;
  inset: 0;
  display: flex;
  align-items: center;
  justify-content: center;
  flex-direction: column;
  gap: 16px;
  background: var(--black-soft);
}
.about-split__content {
  display: flex;
  flex-direction: column;
  justify-content: center;
  padding: 80px 72px;
  background: var(--black);
}
.about-split__content p {
  font-family: var(--font-sans);
  font-size: 0.95rem;
  font-weight: 300;
  color: rgba(245,240,232,0.75);
  line-height: 1.85;
  margin-top: 20px;
}
@media (max-width: 900px) {
  .about-split { grid-template-columns: 1fr; }
  .about-split__content { padding: 60px 40px; }
  .about-split__image { min-height: 350px; }
}
@media (max-width: 600px) {
  .about-split__content { padding: 48px 24px; }
}

/* ── COMMUNITY CARDS ──────────────────────────────────────── */
.community-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 0;
}
.community-card {
  position: relative;
  overflow: hidden;
  aspect-ratio: 3/4;
  cursor: pointer;
  display: block;
}
.community-card__bg {
  position: absolute;
  inset: 0;
  background-size: cover;
  background-position: center;
  transition: transform 0.6s var(--ease-luxury);
}
.community-card:hover .community-card__bg { transform: scale(1.05); }
.community-card__overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(to top, rgba(0,0,0,0.75) 0%, rgba(0,0,0,0.1) 60%);
  transition: background 0.4s;
}
.community-card:hover .community-card__overlay {
  background: linear-gradient(to top, rgba(0,0,0,0.85) 0%, rgba(0,0,0,0.25) 60%);
}
.community-card__content {
  position: absolute;
  bottom: 0;
  left: 0;
  right: 0;
  padding: 32px 28px;
}
.community-card__name {
  font-family: var(--font-serif);
  font-size: 1.6rem;
  font-weight: 400;
  color: var(--white-pure);
  line-height: 1.1;
}
.community-card__explore {
  display: inline-block;
  font-family: var(--font-sans);
  font-size: 0.65rem;
  font-weight: 500;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  color: var(--gold);
  margin-top: 10px;
  opacity: 0;
  transform: translateY(6px);
  transition: all 0.3s var(--ease-luxury);
}
.community-card:hover .community-card__explore {
  opacity: 1;
  transform: translateY(0);
}

/* 9-card grid for communities page */
.community-grid--9 {
  grid-template-columns: repeat(3, 1fr);
}
@media (max-width: 900px) {
  .community-grid { grid-template-columns: repeat(2, 1fr); }
  .community-grid--9 { grid-template-columns: repeat(2, 1fr); }
}
@media (max-width: 600px) {
  .community-grid { grid-template-columns: 1fr 1fr; }
  .community-grid--9 { grid-template-columns: 1fr 1fr; }
}

/* community card placeholder colors */
.cc--danville { background: linear-gradient(135deg, #1a1208, #2a1f0e); }
.cc--alamo { background: linear-gradient(135deg, #0e1a10, #162210); }
.cc--walnutcreek { background: linear-gradient(135deg, #0e1218, #121a24); }
.cc--lafayette { background: linear-gradient(135deg, #1a1208, #1e1a10); }
.cc--orinda { background: linear-gradient(135deg, #180e10, #221214); }
.cc--moraga { background: linear-gradient(135deg, #10160e, #161e10); }
.cc--pleasanthill { background: linear-gradient(135deg, #100e18, #16121e); }
.cc--martinez { background: linear-gradient(135deg, #0e1412, #121c18); }
.cc--sanramon { background: linear-gradient(135deg, #181208, #201a0e); }

/* ── TESTIMONIALS ─────────────────────────────────────────── */
.testimonials-section {
  background: var(--black-soft);
  padding: var(--section-pad) 0;
  overflow: hidden;
}
.testimonials-carousel {
  position: relative;
  max-width: 800px;
  margin: 0 auto;
}
.testimonials-track {
  display: flex;
  transition: transform 0.6s var(--ease-luxury);
}
.testimonial-slide {
  min-width: 100%;
  padding: 0 20px;
  text-align: center;
}
.testimonial-quote-mark {
  font-family: var(--font-serif);
  font-size: 8rem;
  line-height: 0.5;
  color: var(--gold);
  opacity: 0.4;
  user-select: none;
  margin-bottom: 28px;
}
.testimonial-text {
  font-family: var(--font-serif);
  font-size: clamp(1.1rem, 2vw, 1.45rem);
  font-weight: 300;
  color: var(--white);
  line-height: 1.7;
  font-style: italic;
}
.testimonials-nav {
  display: flex;
  justify-content: center;
  align-items: center;
  gap: 24px;
  margin-top: 48px;
}
.testimonials-dot {
  width: 6px;
  height: 6px;
  border-radius: 50%;
  background: rgba(184,151,90,0.3);
  cursor: pointer;
  transition: all 0.3s;
  border: none;
}
.testimonials-dot.active {
  background: var(--gold);
  transform: scale(1.3);
}
.testimonials-arrow {
  background: none;
  border: 1px solid rgba(184,151,90,0.4);
  color: var(--gold);
  width: 40px;
  height: 40px;
  display: flex;
  align-items: center;
  justify-content: center;
  cursor: pointer;
  transition: all 0.3s;
  font-size: 1.1rem;
}
.testimonials-arrow:hover {
  background: var(--gold);
  color: var(--black);
}

/* ── TESTIMONIALS PAGE CARDS ─────────────────────────────── */
.testimonial-cards {
  display: flex;
  flex-direction: column;
  gap: 60px;
  max-width: 860px;
  margin: 0 auto;
}
.testimonial-card {
  position: relative;
  padding: 60px;
  border: 1px solid rgba(184,151,90,0.15);
  background: var(--black-soft);
}
.testimonial-card__mark {
  font-family: var(--font-serif);
  font-size: 6rem;
  line-height: 0.5;
  color: var(--gold);
  opacity: 0.35;
  margin-bottom: 24px;
}
.testimonial-card__text {
  font-family: var(--font-serif);
  font-size: 1.15rem;
  font-weight: 300;
  color: var(--white);
  line-height: 1.8;
  font-style: italic;
}
@media (max-width: 600px) {
  .testimonial-card { padding: 36px 24px; }
}

/* ── HOME VALUATION SECTION ──────────────────────────────── */
.valuation-section {
  position: relative;
  padding: var(--section-pad) 0;
  background: var(--black-soft);
  text-align: center;
  overflow: hidden;
}
.valuation-section::before {
  content: '';
  position: absolute;
  inset: 0;
  background: radial-gradient(ellipse at center, rgba(184,151,90,0.06) 0%, transparent 70%);
}

/* ── FORMS ───────────────────────────────────────────────── */
.form {
  display: flex;
  flex-direction: column;
  gap: 16px;
}
.form-row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 16px;
}
.form-group {
  display: flex;
  flex-direction: column;
  gap: 6px;
}
.form-label {
  font-family: var(--font-sans);
  font-size: 0.65rem;
  font-weight: 500;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--gray-mid);
}
.form-input,
.form-select,
.form-textarea {
  background: rgba(255,255,255,0.04);
  border: 1px solid rgba(184,151,90,0.25);
  color: var(--white-pure);
  font-family: var(--font-sans);
  font-size: 0.9rem;
  font-weight: 300;
  padding: 14px 16px;
  outline: none;
  transition: border-color 0.2s;
  width: 100%;
  -webkit-appearance: none;
}
.form-input:focus,
.form-select:focus,
.form-textarea:focus {
  border-color: var(--gold);
}
.form-input::placeholder,
.form-textarea::placeholder { color: rgba(255,255,255,0.3); }
.form-select option { background: var(--black); color: var(--white-pure); }
.form-textarea { resize: vertical; min-height: 120px; }
.form-success {
  display: none;
  padding: 20px;
  text-align: center;
  border: 1px solid var(--gold);
  color: var(--gold);
  font-family: var(--font-sans);
  font-size: 0.9rem;
  font-weight: 300;
  letter-spacing: 0.05em;
}

.form--center {
  max-width: 640px;
  margin: 0 auto;
}

@media (max-width: 600px) {
  .form-row { grid-template-columns: 1fr; }
}

/* ── E&V SECTION ─────────────────────────────────────────── */
.ev-section {
  background: var(--white);
  padding: var(--section-pad) 0;
}
.ev-section .t-h2,
.ev-section p {
  color: var(--black);
}
.ev-section p {
  font-size: 1rem;
  font-weight: 300;
  line-height: 1.8;
  max-width: 600px;
  margin: 0 auto;
  color: var(--gray-dark);
}
.ev-badge {
  display: inline-block;
  border: 1px solid var(--black);
  padding: 12px 24px;
  font-family: var(--font-sans);
  font-size: 0.7rem;
  font-weight: 500;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  color: var(--black);
  margin-top: 32px;
}

/* ── CHATBOT ─────────────────────────────────────────────── */
.chatbot-trigger {
  position: fixed;
  bottom: 32px;
  right: 32px;
  z-index: 900;
  width: 60px;
  height: 60px;
  background: var(--gold);
  border-radius: 50%;
  display: flex;
  align-items: center;
  justify-content: center;
  cursor: pointer;
  box-shadow: 0 4px 24px rgba(184,151,90,0.4);
  transition: transform 0.3s var(--ease-luxury), box-shadow 0.3s;
  border: none;
}
.chatbot-trigger:hover {
  transform: scale(1.08);
  box-shadow: 0 6px 32px rgba(184,151,90,0.55);
}
.chatbot-trigger svg { color: var(--black); }

.chatbot-panel {
  position: fixed;
  bottom: 108px;
  right: 32px;
  z-index: 900;
  width: 360px;
  max-height: 520px;
  background: var(--black-soft);
  border: 1px solid rgba(184,151,90,0.3);
  display: flex;
  flex-direction: column;
  box-shadow: 0 24px 64px rgba(0,0,0,0.6);
  transform: translateY(20px) scale(0.96);
  opacity: 0;
  pointer-events: none;
  transition: all 0.35s var(--ease-luxury);
}
.chatbot-panel.open {
  transform: translateY(0) scale(1);
  opacity: 1;
  pointer-events: all;
}
.chatbot-header {
  padding: 18px 20px;
  border-bottom: 1px solid rgba(184,151,90,0.2);
  display: flex;
  align-items: center;
  justify-content: space-between;
}
.chatbot-header-info { display: flex; align-items: center; gap: 12px; }
.chatbot-dot {
  width: 8px; height: 8px; border-radius: 50%;
  background: #4ade80;
  flex-shrink: 0;
}
.chatbot-name {
  font-family: var(--font-sans);
  font-size: 0.8rem;
  font-weight: 500;
  color: var(--white-pure);
}
.chatbot-sub {
  font-size: 0.65rem;
  color: var(--gray-mid);
  font-weight: 300;
}
.chatbot-close {
  color: var(--gray-mid);
  font-size: 1.2rem;
  padding: 4px;
  cursor: pointer;
  transition: color 0.2s;
}
.chatbot-close:hover { color: var(--gold); }
.chatbot-messages {
  flex: 1;
  overflow-y: auto;
  padding: 16px;
  display: flex;
  flex-direction: column;
  gap: 12px;
  scroll-behavior: smooth;
}
.chatbot-messages::-webkit-scrollbar { width: 4px; }
.chatbot-messages::-webkit-scrollbar-track { background: transparent; }
.chatbot-messages::-webkit-scrollbar-thumb { background: rgba(184,151,90,0.3); border-radius: 2px; }

.chat-msg {
  max-width: 85%;
  padding: 10px 14px;
  font-family: var(--font-sans);
  font-size: 0.82rem;
  font-weight: 300;
  line-height: 1.5;
}
.chat-msg--agent {
  background: rgba(255,255,255,0.05);
  border-left: 2px solid var(--gold);
  color: var(--white);
  align-self: flex-start;
}
.chat-msg--user {
  background: var(--gold);
  color: var(--black);
  align-self: flex-end;
  font-weight: 400;
}
.chat-msg--typing {
  background: rgba(255,255,255,0.05);
  border-left: 2px solid var(--gold);
  color: var(--gray-mid);
  align-self: flex-start;
  font-style: italic;
}

.chatbot-input-row {
  display: flex;
  border-top: 1px solid rgba(184,151,90,0.2);
}
.chatbot-input {
  flex: 1;
  background: transparent;
  border: none;
  color: var(--white-pure);
  font-family: var(--font-sans);
  font-size: 0.85rem;
  font-weight: 300;
  padding: 14px 16px;
  outline: none;
}
.chatbot-input::placeholder { color: rgba(255,255,255,0.3); }
.chatbot-send {
  padding: 14px 18px;
  background: var(--gold);
  color: var(--black);
  border: none;
  cursor: pointer;
  font-size: 0.8rem;
  font-weight: 500;
  transition: background 0.2s;
}
.chatbot-send:hover { background: var(--gold-light); }

@media (max-width: 480px) {
  .chatbot-panel { width: calc(100vw - 32px); right: 16px; bottom: 96px; }
  .chatbot-trigger { bottom: 20px; right: 20px; }
}

/* ── INTRO VIDEO SECTION ─────────────────────────────────── */
.intro-video-section {
  background: var(--black);
  padding: var(--section-pad) 0;
  text-align: center;
}
.intro-video-wrap {
  position: relative;
  display: inline-block;
  width: 70%;
  max-width: 900px;
  margin: 40px auto 0;
  cursor: pointer;
  border: 1px solid rgba(184,151,90,0.3);
}
.intro-video-wrap video {
  width: 100%;
  display: block;
  background: #000;
}
.intro-video-placeholder {
  width: 100%;
  aspect-ratio: 16/9;
  background: var(--black-soft);
  display: flex;
  align-items: center;
  justify-content: center;
  flex-direction: column;
  gap: 12px;
  border: 1px solid rgba(184,151,90,0.3);
}
.play-btn {
  position: absolute;
  top: 50%;
  left: 50%;
  transform: translate(-50%, -50%);
  width: 72px;
  height: 72px;
  background: var(--gold);
  border-radius: 50%;
  display: flex;
  align-items: center;
  justify-content: center;
  transition: all 0.3s var(--ease-luxury);
  pointer-events: none;
}
.intro-video-wrap:hover .play-btn {
  transform: translate(-50%, -50%) scale(1.1);
  background: var(--gold-light);
}
.play-btn-triangle {
  width: 0;
  height: 0;
  border-style: solid;
  border-width: 11px 0 11px 20px;
  border-color: transparent transparent transparent var(--black);
  margin-left: 4px;
}
.intro-video-wrap.playing .play-btn { opacity: 0; pointer-events: none; }
.video-sound-hint {
  position: absolute;
  bottom: 16px;
  left: 50%;
  transform: translateX(-50%);
  background: rgba(10,10,10,0.75);
  color: var(--gold);
  font-family: var(--font-sans);
  font-size: 0.78rem;
  font-weight: 500;
  letter-spacing: 0.04em;
  padding: 7px 16px;
  border-radius: 20px;
  border: 1px solid rgba(184,151,90,0.4);
  white-space: nowrap;
  pointer-events: none;
  backdrop-filter: blur(6px);
  transition: opacity 0.4s ease;
}
.intro-video-wrap.playing .video-sound-hint { opacity: 0; }
@media (max-width: 900px) { .intro-video-wrap { width: 95%; } }


/* ── PROPERTIES ─────────────────────────────────────────── */
.listing-placeholder-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 32px;
  margin-top: 60px;
}
.listing-card {
  background: var(--black-soft);
  border: 1px solid rgba(184,151,90,0.1);
  overflow: hidden;
}
.listing-card__img {
  aspect-ratio: 4/3;
  background: var(--black-mid);
  display: flex;
  align-items: center;
  justify-content: center;
  color: var(--gray-dark);
}
.listing-card__info { padding: 24px; }
.listing-card__address {
  font-family: var(--font-serif);
  font-size: 1.1rem;
  color: var(--white-pure);
  margin-bottom: 6px;
}
.listing-card__price {
  font-family: var(--font-sans);
  font-size: 1.2rem;
  font-weight: 500;
  color: var(--gold);
  margin-bottom: 8px;
}
.listing-card__meta {
  font-family: var(--font-sans);
  font-size: 0.8rem;
  font-weight: 300;
  color: var(--gray-mid);
  margin-bottom: 20px;
}
@media (max-width: 900px) { .listing-placeholder-grid { grid-template-columns: 1fr 1fr; } }
@media (max-width: 600px) { .listing-placeholder-grid { grid-template-columns: 1fr; } }

/* ── BUYERS / SELLERS CONTENT ────────────────────────────── */
.icon-sections {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 60px 80px;
  margin-top: 60px;
}
.icon-section-item {}
.icon-section-item__number {
  font-family: var(--font-serif);
  font-size: 3rem;
  font-weight: 300;
  color: rgba(184,151,90,0.25);
  line-height: 1;
  margin-bottom: 12px;
}
.icon-section-item__title {
  font-family: var(--font-serif);
  font-size: 1.4rem;
  font-weight: 400;
  color: var(--white-pure);
  margin-bottom: 12px;
}
.icon-section-item__text {
  font-family: var(--font-sans);
  font-size: 0.9rem;
  font-weight: 300;
  color: rgba(245,240,232,0.65);
  line-height: 1.8;
}
.icon-section-item__divider {
  width: 32px;
  height: 1px;
  background: var(--gold);
  margin-bottom: 16px;
}
@media (max-width: 700px) { .icon-sections { grid-template-columns: 1fr; gap: 40px; } }

/* sellers 3-col */
.seller-sections {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 40px;
  margin-top: 60px;
}
.seller-section-item {
  padding: 40px 32px;
  border: 1px solid rgba(184,151,90,0.15);
  background: var(--black-soft);
}
.seller-section-item__title {
  font-family: var(--font-serif);
  font-size: 1.4rem;
  color: var(--white-pure);
  margin-bottom: 16px;
}
.seller-section-item__title::before {
  content: attr(data-num);
  display: block;
  font-family: var(--font-sans);
  font-size: 0.65rem;
  letter-spacing: 0.3em;
  color: var(--gold);
  margin-bottom: 10px;
}
.seller-section-item__text {
  font-family: var(--font-sans);
  font-size: 0.88rem;
  font-weight: 300;
  color: rgba(245,240,232,0.65);
  line-height: 1.8;
}
@media (max-width: 900px) { .seller-sections { grid-template-columns: 1fr; } }

/* ── CONTACT PAGE ────────────────────────────────────────── */
.contact-grid {
  display: grid;
  grid-template-columns: 1fr 1.5fr;
  gap: 80px;
  align-items: start;
  margin-top: 60px;
}
.contact-info-item {
  display: flex;
  gap: 0;
  flex-direction: column;
  margin-bottom: 20px;
}
.contact-info-label {
  font-family: var(--font-sans);
  font-size: 0.6rem;
  font-weight: 500;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 4px;
}
.contact-info-value {
  font-family: var(--font-sans);
  font-size: 0.95rem;
  font-weight: 300;
  color: var(--white);
}
.contact-info-value a { transition: color 0.2s; }
.contact-info-value a:hover { color: var(--gold); }
.map-embed {
  margin-top: 40px;
  width: 100%;
  aspect-ratio: 16/9;
  border: 1px solid rgba(184,151,90,0.2);
  overflow: hidden;
}
.map-embed iframe { width: 100%; height: 100%; border: none; display: block; }
@media (max-width: 900px) { .contact-grid { grid-template-columns: 1fr; gap: 48px; } }

/* ── MEET LARRY PAGE ─────────────────────────────────────── */
.larry-hero {
  position: relative;
  height: 70vh;
  min-height: 500px;
  background: var(--black-soft);
  display: flex;
  align-items: flex-end;
  overflow: hidden;
}
.larry-hero__bg {
  position: absolute;
  inset: 0;
  background: linear-gradient(135deg, #0a0a0a 0%, #1a1208 100%);
}
.larry-hero__overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(to top, rgba(10,10,10,0.95) 0%, rgba(10,10,10,0.2) 60%);
}
.larry-hero__content {
  position: relative;
  z-index: 2;
  padding-bottom: 60px;
  width: 100%;
}
.larry-hero__name {
  font-family: var(--font-serif);
  font-size: clamp(2.5rem, 6vw, 5rem);
  font-weight: 300;
  color: var(--white-pure);
}
.larry-hero__title {
  font-family: var(--font-sans);
  font-size: 0.8rem;
  font-weight: 400;
  letter-spacing: 0.25em;
  text-transform: uppercase;
  color: var(--gold);
  margin-top: 12px;
}
.larry-bio {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 80px;
  align-items: start;
}
.larry-bio p {
  font-family: var(--font-sans);
  font-size: 0.95rem;
  font-weight: 300;
  color: rgba(245,240,232,0.72);
  line-height: 1.85;
  margin-bottom: 20px;
}
@media (max-width: 900px) { .larry-bio { grid-template-columns: 1fr; gap: 40px; } }

/* ── CITY SUB-PAGE ───────────────────────────────────────── */
.city-hero {
  position: relative;
  height: 60vh;
  min-height: 420px;
  overflow: hidden;
  display: flex;
  align-items: center;
}
.city-hero__overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(to right, rgba(10,10,10,0.85) 0%, rgba(10,10,10,0.4) 100%);
  z-index: 1;
}
.city-hero__content {
  position: relative;
  z-index: 2;
}
.city-hero__bg {
  position: absolute;
  inset: 0;
  background-size: cover;
  background-position: center;
}
.city-description p {
  font-family: var(--font-sans);
  font-size: 1rem;
  font-weight: 300;
  color: rgba(245,240,232,0.72);
  line-height: 1.85;
  margin-bottom: 20px;
  max-width: 760px;
}

/* ── VIDEO PLACEHOLDER SECTION ───────────────────────────── */
.video-placeholder-section {
  background: var(--black-mid);
  padding: 60px 0;
  text-align: center;
}
.video-placeholder-box {
  max-width: 800px;
  margin: 32px auto 0;
  aspect-ratio: 16/9;
  border: 1px dashed rgba(184,151,90,0.3);
  display: flex;
  align-items: center;
  justify-content: center;
  flex-direction: column;
  gap: 12px;
  color: var(--gray-mid);
  font-family: var(--font-sans);
  font-size: 0.85rem;
  font-weight: 300;
  background: rgba(255,255,255,0.02);
}
.video-placeholder-box .vp-icon {
  font-size: 2.5rem;
  color: var(--gold);
  opacity: 0.4;
}

/* ── IDX PLACEHOLDER ─────────────────────────────────────── */
.idx-placeholder {
  border: 1px dashed rgba(184,151,90,0.25);
  padding: 60px 40px;
  text-align: center;
  margin-top: 60px;
  background: rgba(255,255,255,0.02);
}
.idx-placeholder p {
  font-family: var(--font-sans);
  font-size: 0.9rem;
  font-weight: 300;
  color: var(--gray-mid);
  margin-top: 8px;
}

/* ── CTA BAND ────────────────────────────────────────────── */
.cta-band {
  background: var(--gold);
  padding: 72px 0;
  text-align: center;
}
.cta-band .t-h2, .cta-band h2 {
  font-family: var(--font-serif);
  font-size: clamp(1.8rem, 3.5vw, 2.8rem);
  font-weight: 400;
  color: var(--black);
}
.cta-band p {
  font-family: var(--font-sans);
  font-size: 0.95rem;
  font-weight: 300;
  color: rgba(10,10,10,0.7);
  margin: 16px 0 32px;
}
.cta-band .btn {
  border-color: var(--black);
  color: var(--black);
}
.cta-band .btn:hover {
  background: var(--black);
  color: var(--gold);
}

/* ── SECTION HEADERS ─────────────────────────────────────── */
.section-header {
  text-align: center;
  margin-bottom: 60px;
}
.section-header .t-h2 { margin: 12px 0; }
.section-header p {
  font-family: var(--font-sans);
  font-size: 0.95rem;
  font-weight: 300;
  color: rgba(245,240,232,0.6);
  max-width: 560px;
  margin: 0 auto;
  line-height: 1.75;
}
.section-header--dark p { color: rgba(10,10,10,0.6); }

/* ── ANIMATIONS ──────────────────────────────────────────── */
@keyframes fadeUp {
  to { opacity: 1; transform: translateY(0); }
}
@keyframes scrollPulse {
  0%, 100% { opacity: 0.4; }
  50% { opacity: 1; }
}
@keyframes fadeIn {
  from { opacity: 0; }
  to { opacity: 1; }
}

/* scroll-triggered fade-up */
.reveal {
  opacity: 0;
  transform: translateY(30px);
  transition: opacity 0.7s var(--ease-luxury), transform 0.7s var(--ease-luxury);
}
.reveal.visible {
  opacity: 1;
  transform: translateY(0);
}
.reveal-delay-1 { transition-delay: 0.1s; }
.reveal-delay-2 { transition-delay: 0.2s; }
.reveal-delay-3 { transition-delay: 0.3s; }
.reveal-delay-4 { transition-delay: 0.4s; }

/* ── MISC ────────────────────────────────────────────────── */
.mt-8  { margin-top: 8px; }
.mt-16 { margin-top: 16px; }
.mt-24 { margin-top: 24px; }
.mt-32 { margin-top: 32px; }
.mt-40 { margin-top: 40px; }
.mt-48 { margin-top: 48px; }
.mt-60 { margin-top: 60px; }

.ctas-row {
  display: flex;
  gap: 16px;
  flex-wrap: wrap;
  margin-top: 36px;
}

/* icon svg in section */
.section-icon {
  width: 32px;
  height: 32px;
  color: var(--gold);
  margin-bottom: 16px;
}

/* ── PLACEHOLDER PHOTO BLOCK ─────────────────────────────── */
.photo-placeholder {
  background: var(--black-soft);
  display: flex;
  align-items: center;
  justify-content: center;
  flex-direction: column;
  gap: 12px;
  color: var(--gray-dark);
  font-family: var(--font-sans);
  font-size: 0.8rem;
  font-weight: 300;
  letter-spacing: 0.1em;
}

/* ── PRINT / A11Y ────────────────────────────────────────── */
@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after {
    animation-duration: 0.01ms !important;
    transition-duration: 0.01ms !important;
  }
}

/* ── REALSCOUT LISTINGS ─────────────────────────────────── */
.rs-listings {
  margin-top: 60px;
  background: #fff;
  padding: 40px 32px;
}
.rs-listings realscout-advanced-search { display: block; margin-bottom: 40px; }
.rs-listings realscout-your-listings { display: block; width: 100%; }
realscout-advanced-search {
  --rs-as-button-text-color: #ffffff;
  --rs-as-background-color: #ffffff;
  --rs-as-button-color: #b8975a;
  --rs-as-widget-width: 100% !important;
}
realscout-your-listings { --rs-listing-divider-color: #b8975a; }
@media (max-width: 600px) { .rs-listings { padding: 24px 12px; } }

/* ── PHOTO CREDITS (Wikimedia Commons attribution) ───────── */
.photo-credit {
  position: absolute;
  right: 16px;
  bottom: 12px;
  z-index: 2;
  margin: 0;
  font-family: var(--font-sans);
  font-size: 0.7rem;
  font-weight: 300;
  color: var(--gray-mid);
  text-align: right;
}
.photo-credit a,
.footer__credits a { color: inherit; text-decoration: none; }
.photo-credit a:hover,
.footer__credits a:hover { color: var(--gold); }
.footer__credits {
  flex-basis: 100%;
  order: 3;
  margin: 0;
  font-family: var(--font-sans);
  font-size: 0.7rem;
  font-weight: 300;
  line-height: 1.6;
  color: var(--gray-dark);
}