*,*::before,*::after{box-sizing:border-box;margin:0;padding:0}

:root {
  --bg:#07070600;
  --bg:#080807;
  --surface:#0f0f0d;
  --card:#141412;
  --card-hover:#1a1a17;
  --grn:#1c7a56;
  --grn-lt:#25a872;
  --grn-dim:#0d4a34;
  --text:#edeae0;
  --text-muted:#a89f90;
  --text-dim:#88806f;
  --border:rgba(4,62,45,0.18);
  --border-hover:rgba(4,62,45,0.45);
  --pad:120px 0;
}

html{scroll-behavior:smooth}
body{font-family:'Jost',sans-serif;font-weight:300;background:var(--bg);color:var(--text);line-height:1.7;overflow-x:hidden}

/* ─── NAV ─── */
nav{
  position:fixed;top:0;left:0;right:0;z-index:100;
  padding:0 64px;height:74px;
  display:flex;align-items:center;justify-content:space-between;
  background:rgba(8,8,7,.96);border-bottom:1px solid var(--border);
  backdrop-filter:blur(14px);
}

.nav-logo{
  font-family:'Cormorant Garamond',serif;font-size:21px;font-weight:500;
  letter-spacing:.14em;color:#25a872;text-decoration:none;text-transform:uppercase;
}
.nav-logo span{color:var(--text)}
.nav-logo-img{display:flex;align-items:center}

.nav-logo-lockup{display:flex;align-items:center;gap:14px;text-decoration:none}
.nav-logo-mark{height:54px;width:auto;flex-shrink:0;filter:drop-shadow(0 1px 6px rgba(0,0,0,.6))}
.nav-logo-mark svg.owl-mark{height:100%;width:auto;display:block}
.logo-wordmark{display:flex;flex-direction:column;align-items:center;line-height:1;justify-content:center}
.word-sage{display:block;font-family:'Cormorant Garamond',serif;font-size:29px;font-weight:400;letter-spacing:.18em;color:#f2f0ea;padding-left:.18em;text-shadow:0 1px 8px rgba(0,0,0,.7)}
.word-realty{display:block;font-family:'Cormorant Garamond',serif;font-size:12.5px;font-weight:300;letter-spacing:.32em;color:#d9e2df;padding-left:.32em;margin-top:6px;text-shadow:0 1px 8px rgba(0,0,0,.7)}


.nav-links{display:flex;align-items:center;gap:36px;list-style:none}
.nav-links a{font-size:12px;font-weight:500;letter-spacing:.2em;text-transform:uppercase;color:var(--text);text-decoration:none;transition:color .2s;text-shadow:0 1px 8px rgba(0,0,0,.7)}
.nav-links a:hover{color:var(--grn-lt)}

.nav-cta{
  padding:10px 24px;border:1px solid rgba(242,240,234,.55);
  font-size:11px;letter-spacing:.18em;text-transform:uppercase;
  color:var(--text);text-decoration:none;transition:all .25s;
  text-shadow:0 1px 8px rgba(0,0,0,.7);
  background:rgba(0,0,0,.2);
}
.nav-cta:hover{background:var(--grn);color:#fff;border-color:var(--grn);text-shadow:none}

.nav-toggle{
  display:none;flex-direction:column;justify-content:center;gap:6px;
  width:32px;height:32px;background:none;border:none;cursor:pointer;
  padding:0;z-index:110;flex-shrink:0;
}
.nav-toggle span{
  display:block;width:100%;height:2px;background:var(--text);
  transition:transform .3s ease,opacity .3s ease;
  box-shadow:0 1px 4px rgba(0,0,0,.5);
}
nav.mobile-open .nav-toggle span:nth-child(1){transform:translateY(8px) rotate(45deg)}
nav.mobile-open .nav-toggle span:nth-child(2){opacity:0}
nav.mobile-open .nav-toggle span:nth-child(3){transform:translateY(-8px) rotate(-45deg)}

/* ─── HERO ─── */
#hero{
  min-height:100vh;position:relative;
  display:flex;align-items:flex-end;
  padding:0 64px 104px;overflow:hidden;
}

.hero-bg{
  position:absolute;inset:0;
  background-image:url('https://images.unsplash.com/photo-1617771431802-58b6aaf93399?w=1920&q=80');
  background-size:cover;background-position:center 45%;
  filter:brightness(.95) saturate(1);
  transform:scale(1.06);transition:transform 9s ease;
}
.hero-bg.loaded{transform:scale(1)}

.hero-overlay{
  position:absolute;inset:0;
  background:linear-gradient(to top,rgba(8,8,7,.65) 0%,rgba(8,8,7,.2) 45%,rgba(8,8,7,0) 100%);
}

.hero-content{position:relative;max-width:780px}

.hero-eyebrow{
  font-size:11px;font-weight:500;letter-spacing:.28em;text-transform:uppercase;
  color:var(--text);margin-bottom:28px;
  display:inline-flex;align-items:center;gap:14px;
  background:rgba(8,8,7,.8);padding:10px 18px;
  border-radius:2px;backdrop-filter:blur(4px);
  text-shadow:0 1px 6px rgba(0,0,0,.9);
}
.hero-eyebrow::before{content:'';display:block;width:28px;height:1px;background:var(--grn-lt)}

h1.hero-title{
  font-family:'Cormorant Garamond',serif;
  font-size:clamp(54px,7.5vw,98px);font-weight:300;
  line-height:1.02;letter-spacing:-.01em;color:var(--text);margin-bottom:30px;
  text-shadow:0 2px 8px rgba(0,0,0,.8),0 4px 32px rgba(0,0,0,.6);
}
h1.hero-title em{font-style:italic;color:var(--grn-lt)}

.hero-sub{
  font-size:17px;font-weight:400;color:var(--text);
  max-width:520px;line-height:1.85;margin-bottom:48px;
  text-shadow:0 2px 6px rgba(0,0,0,1),0 2px 20px rgba(0,0,0,.9),0 0 40px rgba(0,0,0,.7);
}

.hero-actions{display:flex;gap:18px;align-items:center;flex-wrap:wrap}

.btn-primary{
  display:inline-block;padding:14px 36px;
  background:var(--grn);color:#fff;
  font-family:'Jost',sans-serif;font-size:11px;font-weight:500;
  letter-spacing:.22em;text-transform:uppercase;text-decoration:none;
  transition:background .25s,transform .2s;
}
.btn-primary:hover{background:var(--grn-lt);transform:translateY(-1px)}

.btn-ghost{
  display:inline-block;padding:13px 34px;
  border:1px solid rgba(237,234,224,.4);color:var(--text);
  font-family:'Jost',sans-serif;font-size:11px;font-weight:400;
  letter-spacing:.2em;text-transform:uppercase;text-decoration:none;
  transition:all .25s;text-shadow:0 1px 8px rgba(0,0,0,.6);
}
.btn-ghost:hover{border-color:var(--grn-lt);color:var(--grn-lt)}

.hero-stats{
  position:absolute;right:64px;bottom:104px;
  display:flex;flex-direction:column;gap:28px;align-items:flex-end;text-align:right;
}
.stat-num{font-family:'Cormorant Garamond',serif;font-size:42px;font-weight:400;color:var(--grn-lt);line-height:1;text-shadow:0 2px 16px rgba(0,0,0,.85),0 0 30px rgba(0,0,0,.6)}
.stat-label{font-size:11px;font-weight:500;letter-spacing:.2em;text-transform:uppercase;color:var(--text);margin-top:5px;text-shadow:0 2px 12px rgba(0,0,0,.85),0 0 20px rgba(0,0,0,.6)}

/* ─── SHARED ─── */
.container{max-width:1240px;margin:0 auto;padding:0 64px}
section{padding:var(--pad)}

.eyebrow{
  font-size:10px;letter-spacing:.3em;text-transform:uppercase;
  color:var(--grn);margin-bottom:18px;
  display:flex;align-items:center;gap:13px;
}
.eyebrow::before{content:'';display:block;width:30px;height:1px;background:var(--grn)}

.section-title{
  font-family:'Cormorant Garamond',serif;
  font-size:clamp(34px,4vw,58px);font-weight:300;line-height:1.08;color:var(--text);
}
.section-title em{font-style:italic;color:var(--grn-lt)}
.section-desc{margin-top:18px;font-size:16px;font-weight:300;color:var(--text-muted);max-width:520px;line-height:1.85}
.section-header{margin-bottom:68px}

/* ─── LISTINGS ─── */

.listings-grid{
  display:grid;grid-template-columns:repeat(3,1fr);
  gap:1px;background:var(--border);
  border:1px solid var(--border);
}

.listing-card{
  background:var(--card);overflow:hidden;
  transition:background .3s;cursor:pointer;text-decoration:none;display:block;
}
.listing-card:hover{background:var(--card-hover)}

.listing-image{width:100%;aspect-ratio:4/3;overflow:hidden;position:relative}
.listing-img-inner{
  width:100%;height:100%;background-size:cover;background-position:center;
  transition:transform .6s ease;filter:brightness(.72) saturate(.82);
}
.listing-card:hover .listing-img-inner{transform:scale(1.07)}

.badge{
  position:absolute;top:14px;left:14px;
  padding:5px 12px;font-size:9px;letter-spacing:.2em;text-transform:uppercase;font-weight:500;
}
.badge-new{background:rgba(8,8,7,.82);color:var(--grn-lt);border:1px solid var(--grn-dim)}
.badge-sale{background:var(--grn);color:var(--bg)}
.badge-excl{background:rgba(255,255,255,.08);color:var(--text);border:1px solid rgba(255,255,255,.15)}

.listing-info{padding:24px}
.listing-price{font-family:'Cormorant Garamond',serif;font-size:27px;font-weight:400;color:var(--grn);margin-bottom:7px}
.listing-addr{font-size:13px;font-weight:400;color:var(--text);letter-spacing:.03em;margin-bottom:3px}
.listing-loc{font-size:11px;font-weight:300;color:var(--text-muted);letter-spacing:.07em;margin-bottom:18px}
.listing-specs{
  display:flex;gap:18px;font-size:11px;font-weight:400;color:var(--text-dim);
  letter-spacing:.05em;border-top:1px solid var(--border);padding-top:15px;
}
.listing-specs strong{color:var(--text-muted);font-weight:400}

.listings-cta{margin-top:40px;text-align:center}

/* ─── RENTALS ─── */
#rentals{background:var(--bg)}

.rentals-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:20px}

.rental-card{
  border:1px solid var(--border);overflow:hidden;
  background:var(--card);display:flex;
  transition:border-color .3s;
}
.rental-card:hover{border-color:var(--grn-dim)}

.rental-img{
  width:190px;flex-shrink:0;
  background-size:cover;background-position:center;
  filter:brightness(.6) saturate(.75);
}
.rental-info{padding:22px;flex:1}
.rental-type{font-size:9px;letter-spacing:.25em;text-transform:uppercase;color:var(--grn);margin-bottom:9px}
.rental-addr{font-family:'Cormorant Garamond',serif;font-size:20px;font-weight:400;color:var(--text);line-height:1.2;margin-bottom:8px}
.rental-price{font-size:14px;color:var(--text-muted);margin-bottom:14px}
.rental-price strong{font-family:'Cormorant Garamond',serif;font-size:23px;font-weight:400;color:var(--grn)}
.rental-specs{font-size:12px;color:var(--text-dim);letter-spacing:.05em}

/* ─── PROPERTY MANAGEMENT ─── */
#management{background:var(--surface)}

.pm-wrap{display:grid;grid-template-columns:1fr 1fr;gap:88px;align-items:center}

.pm-features{display:flex;flex-direction:column;gap:30px;margin-top:44px}
.pm-feature{display:flex;gap:20px;align-items:flex-start}
.pm-num{
  font-family:'Cormorant Garamond',serif;font-size:34px;
  font-weight:300;color:var(--grn-dim);line-height:1;min-width:36px;
}
.pm-feature-body h4{
  font-size:12px;font-weight:500;letter-spacing:.12em;
  text-transform:uppercase;color:var(--text);margin-bottom:5px;
}
.pm-feature-body p{font-size:13px;font-weight:300;color:var(--text-muted);line-height:1.75}

.pm-visual{position:relative}
.pm-photo{
  width:100%;aspect-ratio:3/4;
  background-size:cover;background-position:center;
  filter:brightness(.5) saturate(.65) sepia(.1);
  border:1px solid var(--border);
}
.pm-pullquote{
  position:absolute;bottom:-32px;left:-32px;
  background:var(--card);border:1px solid var(--border-hover);
  padding:24px 28px;max-width:300px;
}
.pq-text{
  font-family:'Cormorant Garamond',serif;font-size:17px;font-style:italic;
  font-weight:300;color:var(--text);line-height:1.55;margin-bottom:10px;
}
.pq-attr{font-size:9px;letter-spacing:.2em;text-transform:uppercase;color:var(--grn)}

/* ─── ABOUT ─── */
#about{background:var(--bg)}

.about-wrap{display:grid;grid-template-columns:1fr 1fr;gap:88px;align-items:center}

.about-copy p{font-size:15px;font-weight:300;color:var(--text-muted);line-height:1.9;margin-bottom:18px}
.about-copy p:last-child{margin-bottom:0}
.about-copy strong{color:var(--text);font-weight:400}

.pillars{
  display:grid;grid-template-columns:1fr 1fr;gap:1px;
  background:var(--border);border:1px solid var(--border);margin-top:44px;
}
.pillar{background:var(--card);padding:22px 24px}
.pillar-label{font-size:9px;letter-spacing:.28em;text-transform:uppercase;color:var(--grn);margin-bottom:6px}
.pillar-val{font-family:'Cormorant Garamond',serif;font-size:38px;font-weight:300;color:var(--text);line-height:1}
.pillar-sub{font-size:12px;color:var(--text-dim);margin-top:4px}

.about-photo{
  width:100%;aspect-ratio:4/5;
  background-image:url('https://images.unsplash.com/photo-1611796995582-513419ba0196?w=700&q=80');
  background-size:cover;background-position:center;
  filter:brightness(.4) saturate(.65) sepia(.2);
  border:1px solid var(--border);
}

/* ─── TEAM ─── */
#team{background:var(--surface);padding-top:0}

.team-grid{
  display:grid;grid-template-columns:repeat(2,1fr);
  gap:24px;
  max-width:900px;
}
.team-card{background:var(--card);overflow:hidden;transition:background .3s;border:1px solid var(--border)}
.team-card:hover{background:var(--card-hover);border-color:var(--border-hover)}

.team-photo{
  width:100%;aspect-ratio:3/4;
  background-size:cover;background-position:center top;
}

.team-info{padding:28px;border-top:1px solid var(--border)}
.team-name{font-family:'Cormorant Garamond',serif;font-size:26px;font-weight:400;color:var(--text);margin-bottom:4px}
.team-role{font-size:9px;letter-spacing:.24em;text-transform:uppercase;color:var(--grn);margin-bottom:14px}
.team-bio{font-size:14px;font-weight:300;color:var(--text-muted);line-height:1.8}
.team-contact-line{
  margin-top:22px;padding-top:20px;border-top:1px solid var(--border);
  display:flex;flex-direction:column;gap:10px;
}
.team-contact-line a{
  display:flex;align-items:center;gap:10px;
  color:var(--text);text-decoration:none;transition:color .2s;
  font-family:'Cormorant Garamond',serif;font-size:19px;font-weight:500;
}
.team-contact-line a:hover{color:var(--grn-lt)}
.team-contact-line a svg{flex-shrink:0;width:16px;height:16px;stroke:var(--grn-lt)}

/* ─── CONTACT ─── */
#contact{background:var(--bg)}

.contact-wrap{display:grid;grid-template-columns:1fr 1.5fr;gap:88px;align-items:start}

.contact-detail{margin-bottom:30px}
.contact-detail-label{font-size:9px;letter-spacing:.3em;text-transform:uppercase;color:var(--grn);margin-bottom:7px}
.contact-detail-val{font-family:'Cormorant Garamond',serif;font-size:19px;font-weight:300;color:var(--text);line-height:1.45}
.contact-detail-val a{color:var(--text);text-decoration:none;transition:color .2s}
.contact-detail-val a:hover{color:var(--grn)}

.contact-form{background:var(--card);border:1px solid var(--border);padding:48px}

.form-row{display:grid;grid-template-columns:1fr 1fr;gap:14px;margin-bottom:14px}
.form-group{margin-bottom:14px}
.form-group label{display:block;font-size:9px;letter-spacing:.22em;text-transform:uppercase;color:var(--text-dim);margin-bottom:8px}
.form-group input,
.form-group select,
.form-group textarea{
  width:100%;padding:12px 14px;
  background:var(--surface);border:1px solid var(--border);
  color:var(--text);font-family:'Jost',sans-serif;font-size:14px;font-weight:300;
  outline:none;transition:border-color .2s;-webkit-appearance:none;
}
.form-group select{
  background-image:url("data:image/svg+xml,%3Csvg width='10' height='7' xmlns='http://www.w3.org/2000/svg'%3E%3Cpath d='M1 1l4 4 4-4' stroke='%23295a4c' stroke-width='1.4' fill='none'/%3E%3C/svg%3E");
  background-repeat:no-repeat;background-position:right 14px center;cursor:pointer;
  background-color:var(--surface);
}
.form-group input:focus,.form-group select:focus,.form-group textarea:focus{border-color:var(--grn-dim)}
.form-group textarea{resize:vertical;min-height:110px}
.form-group input::placeholder,.form-group textarea::placeholder{color:var(--text-dim)}
.form-group option{background:var(--surface);color:var(--text)}

.form-btn{
  width:100%;padding:15px;background:var(--grn);border:none;
  color:var(--bg);font-family:'Jost',sans-serif;font-size:11px;font-weight:500;
  letter-spacing:.24em;text-transform:uppercase;cursor:pointer;transition:background .25s;margin-top:6px;
}
.form-btn:hover{background:var(--grn-lt)}
.form-note{font-size:11px;color:var(--text-dim);text-align:center;margin-top:10px}

/* ─── FOOTER ─── */
footer{
  background:var(--surface);border-top:1px solid var(--border);
  padding:56px 64px;display:flex;justify-content:space-between;align-items:flex-end;flex-wrap:wrap;gap:32px;
}
.footer-tagline{font-size:11px;color:var(--text-dim);letter-spacing:.06em;margin-top:6px}
.footer-links{display:flex;gap:28px;list-style:none;flex-wrap:wrap}
.footer-links a{font-size:10px;letter-spacing:.16em;text-transform:uppercase;color:var(--text-dim);text-decoration:none;transition:color .2s}
.footer-links a:hover{color:var(--grn)}
.footer-legal{font-size:11px;color:var(--text-dim);line-height:1.65;text-align:right}

/* ─── ANIMATIONS ─── */
.fade-in{opacity:0;transform:translateY(22px);transition:opacity .7s ease,transform .7s ease}
.fade-in.visible{opacity:1;transform:none}
.d1{transition-delay:.1s}.d2{transition-delay:.2s}.d3{transition-delay:.3s}

/* ─── RESPONSIVE ─── */
@media(max-width:1100px){
  .container{padding:0 40px}
  nav{padding:0 40px}
  footer{padding:48px 40px}
  .pm-wrap,.about-wrap{grid-template-columns:1fr;gap:52px}
  .pm-visual{display:none}
  .contact-wrap{grid-template-columns:1fr;gap:52px}

  .nav-toggle{display:flex}
  .nav-links{
    position:fixed;top:74px;left:0;right:0;bottom:0;
    background:rgba(8,8,7,.98);backdrop-filter:blur(16px);
    flex-direction:column;align-items:stretch;gap:0;
    padding:12px 40px 40px;overflow-y:auto;
    transform:translateX(100%);transition:transform .35s ease;
  }
  nav.mobile-open .nav-links{transform:translateX(0)}
  .nav-links li{width:100%;border-bottom:1px solid var(--border)}
  .nav-links li:last-child{border-bottom:none}
  .nav-links a{display:block;padding:20px 0;font-size:14px;text-shadow:none}
  .nav-links .nav-cta{
    border:1px solid var(--grn-dim);text-align:center;margin-top:20px;
    padding:16px 0;color:var(--grn-lt);
  }
}
@media(max-width:780px){
  :root{--pad:72px 0}
  .container{padding:0 24px}
  nav{padding:0 24px}
  footer{padding:40px 24px;flex-direction:column;align-items:flex-start}
  .footer-legal{text-align:left}
  #hero{padding:0 24px 80px}
  .hero-stats{display:none}
  .listings-grid{grid-template-columns:1fr}
  .rentals-grid{grid-template-columns:1fr}
  .rental-card{flex-direction:column}
  .rental-img{width:100%;height:160px}
  .team-grid{grid-template-columns:1fr;max-width:100%}
  .form-row{grid-template-columns:1fr}
  .contact-form{padding:28px}
  .about-photo{display:none}
  .pillars{grid-template-columns:1fr 1fr}
}