/* ==========================================
   ROOT & RESET
========================================== */
:root {
  --accent:      #1a1a1a;
  --accent-hover:#333333;
  --dark:        #1a1a1a;
  --darker:      #0f0f0f;
  --white:       #ffffff;
  --off-white:   #f7f6f4;
  --light-gray:  #eeede9;
  --gray:        #888888;
  --gold:        #B8960C;

  --serif: 'Playfair Display', Georgia, serif;
  --sans:  'Inter', system-ui, -apple-system, sans-serif;

  --ease:       cubic-bezier(0.4, 0, 0.2, 1);
  --transition: 0.3s var(--ease);
  --shadow:     0 4px 24px rgba(0,0,0,0.07);
  --shadow-lg:  0 16px 48px rgba(0,0,0,0.14);
}

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

html { scroll-behavior: smooth; }

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

a { text-decoration: none; color: inherit; }
img { max-width: 100%; display: block; }
sup { font-size: 0.55em; vertical-align: super; }

.container {
  max-width: 1160px;
  margin: 0 auto;
  padding: 0 2rem;
}

.section { padding: 110px 0; }

/* ==========================================
   SECTION LABELS & TITLES
========================================== */
.section-label {
  font-size: 0.68rem;
  font-weight: 600;
  letter-spacing: 0.28em;
  color: var(--gray);
  text-transform: uppercase;
  margin-bottom: 1rem;
}

.section-title {
  font-family: var(--serif);
  font-size: clamp(2rem, 3.5vw, 2.75rem);
  font-weight: 600;
  color: var(--dark);
  line-height: 1.15;
  margin-bottom: 3rem;
}

.section-title em,
h2 em { font-style: normal; }

.text-red { color: var(--dark); }

/* ==========================================
   FADE-IN (Intersection Observer)
========================================== */
.fade-in {
  opacity: 0;
  transform: translateY(28px);
  transition: opacity 0.75s var(--ease), transform 0.75s var(--ease);
}
.fade-in.visible {
  opacity: 1;
  transform: translateY(0);
}

/* ==========================================
   BUTTONS
========================================== */
.btn-primary {
  display: inline-flex;
  align-items: center;
  gap: 0.5rem;
  background: var(--dark);
  color: var(--white);
  padding: 0.875rem 2rem;
  font-family: var(--sans);
  font-size: 0.8rem;
  font-weight: 600;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  border: none;
  cursor: pointer;
  transition: background var(--transition), transform var(--transition), box-shadow var(--transition);
}
.btn-primary:hover {
  background: var(--accent-hover);
  transform: translateY(-2px);
  box-shadow: 0 10px 28px rgba(0,0,0,0.22);
}

.btn-outline {
  display: inline-flex;
  align-items: center;
  background: transparent;
  color: var(--white);
  padding: 0.875rem 2rem;
  font-family: var(--sans);
  font-size: 0.8rem;
  font-weight: 600;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  border: 1.5px solid rgba(255,255,255,0.45);
  cursor: pointer;
  transition: all var(--transition);
}
.btn-outline:hover {
  border-color: var(--white);
  background: rgba(255,255,255,0.08);
}

/* Pulse */
@keyframes pulse-ring {
  0%   { box-shadow: 0 0 0 0 rgba(26,26,26,0.35); }
  70%  { box-shadow: 0 0 0 14px rgba(26,26,26,0); }
  100% { box-shadow: 0 0 0 0 rgba(26,26,26,0); }
}
.pulse { animation: pulse-ring 2.4s infinite; }

/* VIP Badge link */
.vip-badge {
  display: inline-flex;
  align-items: center;
  gap: 0.5rem;
  background: var(--dark);
  color: var(--white);
  padding: 0.6rem 1.25rem;
  font-size: 0.72rem;
  font-weight: 600;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  transition: background var(--transition);
}
.vip-badge:hover { background: #333; }

/* ==========================================
   NAVBAR
========================================== */
.navbar {
  position: fixed;
  top: 0;
  left: 0;
  right: 0;
  z-index: 1000;
  padding: 1.6rem 2rem;
  transition: background 0.4s var(--ease), padding 0.4s var(--ease), box-shadow 0.4s var(--ease);
}
.navbar.scrolled {
  background: rgba(10, 10, 10, 0.92);
  backdrop-filter: blur(12px);
  -webkit-backdrop-filter: blur(12px);
  padding: 1rem 2rem;
  box-shadow: 0 2px 24px rgba(0,0,0,0.4);
}

.nav-container {
  max-width: 1160px;
  margin: 0 auto;
  display: flex;
  align-items: center;
  justify-content: space-between;
}

.nav-brand {
  display: inline-flex;
  align-items: baseline;
  gap: 0.2rem;
}
.vip-text {
  font-family: var(--serif);
  font-size: 1.55rem;
  font-weight: 700;
  color: var(--white);
  letter-spacing: 0.04em;
  line-height: 1;
}
.realty-text {
  font-family: var(--sans);
  font-size: 0.65rem;
  font-weight: 600;
  color: var(--white);
  letter-spacing: 0.28em;
  margin-bottom: 0.15rem;
}

.nav-links {
  list-style: none;
  display: flex;
  gap: 2.5rem;
}
.nav-links a {
  font-size: 0.75rem;
  font-weight: 500;
  letter-spacing: 0.1em;
  color: rgba(255,255,255,0.75);
  text-transform: uppercase;
  transition: color var(--transition);
  position: relative;
}
.nav-links a::after {
  content: '';
  position: absolute;
  bottom: -3px;
  left: 0;
  width: 0;
  height: 1px;
  background: rgba(255,255,255,0.6);
  transition: width 0.35s var(--ease);
}
.nav-links a:hover { color: var(--white); }
.nav-links a:hover::after { width: 100%; }

/* Hamburger */
.hamburger {
  display: none;
  flex-direction: column;
  gap: 5px;
  background: none;
  border: none;
  cursor: pointer;
  padding: 4px;
}
.hamburger span {
  display: block;
  width: 24px;
  height: 1.5px;
  background: var(--white);
  transition: all 0.35s var(--ease);
  transform-origin: center;
}

/* Mobile Menu */
.mobile-menu {
  position: fixed;
  inset: 0;
  background: var(--darker);
  z-index: 999;
  display: flex;
  align-items: center;
  justify-content: center;
  transform: translateX(100%);
  transition: transform 0.45s var(--ease);
}
.mobile-menu.open { transform: translateX(0); }
.mobile-menu ul { list-style: none; text-align: center; }
.mobile-menu li { margin: 1.6rem 0; }
.mobile-menu a {
  font-family: var(--serif);
  font-size: 2.2rem;
  color: var(--white);
  letter-spacing: 0.02em;
  transition: color var(--transition);
}
.mobile-menu a:hover { color: rgba(255,255,255,0.65); }

/* ==========================================
   HERO
========================================== */
.hero {
  min-height: 100vh;
  background: var(--darker);
  position: relative;
  display: flex;
  align-items: center;
  overflow: hidden;
}

/* Layered geometric bg */
.hero-bg {
  position: absolute;
  inset: 0;
  background:
    radial-gradient(ellipse 80% 70% at 75% 55%, rgba(255,255,255,0.03) 0%, transparent 60%),
    radial-gradient(ellipse 60% 50% at 20% 80%, rgba(184,150,12,0.03) 0%, transparent 55%);
}
.hero-bg::before {
  content: '';
  position: absolute;
  inset: 0;
  background-image:
    linear-gradient(rgba(255,255,255,0.018) 1px, transparent 1px),
    linear-gradient(90deg, rgba(255,255,255,0.018) 1px, transparent 1px);
  background-size: 90px 90px;
}
.hero-bg::after {
  content: '';
  position: absolute;
  bottom: 0;
  left: 0;
  right: 0;
  height: 160px;
  background: linear-gradient(to top, var(--off-white), transparent);
}

.hero-content {
  position: relative;
  z-index: 2;
  max-width: 1160px;
  width: 100%;
  margin: 0 auto;
  padding: 120px 2rem 80px;
  display: flex;
  align-items: center;
  gap: 5rem;
}

/* Photo */
.hero-photo { flex-shrink: 0; }

.photo-frame {
  position: relative;
}
.photo-frame::after {
  content: '';
  position: absolute;
  top: 14px;
  left: 14px;
  right: -14px;
  bottom: -14px;
  border: 1px solid rgba(0,0,0,0.12);
  z-index: -1;
}

.photo-placeholder {
  width: 270px;
  height: 340px;
  background: linear-gradient(155deg, #262626, #181818);
  border: 1px solid rgba(255,255,255,0.08);
  display: flex;
  align-items: center;
  justify-content: center;
  position: relative;
  overflow: hidden;
}
.photo-placeholder::before {
  content: '';
  position: absolute;
  inset: 0;
  background: linear-gradient(135deg, rgba(255,255,255,0.04) 0%, transparent 50%);
}
.photo-placeholder span {
  font-family: var(--serif);
  font-size: 4.5rem;
  font-weight: 600;
  color: rgba(255,255,255,0.1);
  letter-spacing: 0.08em;
  position: relative;
  z-index: 1;
}

/* Hero text */
.hero-text { color: var(--white); }

.hero-label {
  font-size: 0.68rem;
  font-weight: 600;
  letter-spacing: 0.28em;
  color: rgba(255,255,255,0.48);
  text-transform: uppercase;
  margin-bottom: 1rem;
}

.hero-name {
  font-family: var(--serif);
  font-size: clamp(3rem, 5.5vw, 4.75rem);
  font-weight: 700;
  line-height: 1.05;
  margin-bottom: 0.6rem;
  background: linear-gradient(150deg, #ffffff 30%, rgba(255,255,255,0.7));
  -webkit-background-clip: text;
  -webkit-text-fill-color: transparent;
  background-clip: text;
}

.hero-title {
  font-size: 0.72rem;
  font-weight: 600;
  letter-spacing: 0.3em;
  color: rgba(255,255,255,0.38);
  text-transform: uppercase;
  margin-bottom: 1.75rem;
}

.hero-subtitle {
  font-size: 1rem;
  color: rgba(255,255,255,0.58);
  max-width: 400px;
  line-height: 1.8;
  margin-bottom: 2.5rem;
}

.hero-ctas {
  display: flex;
  flex-wrap: wrap;
  gap: 1rem;
}

/* Scroll indicator */
.hero-scroll {
  position: absolute;
  bottom: 2.5rem;
  left: 50%;
  transform: translateX(-50%);
  z-index: 3;
}
.scroll-line {
  width: 1px;
  height: 56px;
  background: rgba(255,255,255,0.1);
  margin: 0 auto;
  position: relative;
  overflow: hidden;
}
.scroll-line::after {
  content: '';
  position: absolute;
  top: -100%;
  left: 0;
  width: 100%;
  height: 100%;
  background: linear-gradient(to bottom, transparent, rgba(255,255,255,0.4));
  animation: scrollDown 2s ease-in-out infinite;
}
@keyframes scrollDown {
  0%   { top: -100%; }
  100% { top: 200%; }
}

/* ==========================================
   ABOUT
========================================== */
.about { background: var(--off-white); }

.about-grid {
  display: grid;
  grid-template-columns: 1fr 360px;
  gap: 5rem;
  align-items: start;
}

.about-text h2 {
  font-family: var(--serif);
  font-size: clamp(1.75rem, 2.8vw, 2.4rem);
  line-height: 1.2;
  margin-bottom: 1.5rem;
  color: var(--dark);
}

.about-text p {
  color: #575757;
  line-height: 1.85;
  font-size: 0.925rem;
  margin-bottom: 1.1rem;
}

.about-stats {
  display: flex;
  gap: 2.5rem;
  margin: 2.5rem 0;
  padding: 2rem 0;
  border-top: 1px solid rgba(0,0,0,0.07);
  border-bottom: 1px solid rgba(0,0,0,0.07);
}

.stat { display: flex; flex-direction: column; gap: 0.2rem; }

.stat-number {
  font-family: var(--serif);
  font-size: 1.5rem;
  font-weight: 600;
  color: var(--dark);
  line-height: 1;
}

.stat-label {
  font-size: 0.65rem;
  font-weight: 600;
  letter-spacing: 0.12em;
  color: var(--gray);
  text-transform: uppercase;
}

.about-photo-wrap { position: relative; }

.about-photo-placeholder {
  width: 100%;
  aspect-ratio: 3/4;
  background: linear-gradient(155deg, #262626, #181818);
  display: flex;
  align-items: center;
  justify-content: center;
  position: relative;
  overflow: hidden;
}
.about-photo-placeholder::before {
  content: '';
  position: absolute;
  inset: 0;
  background: linear-gradient(135deg, rgba(255,255,255,0.03) 0%, transparent 60%);
}
.about-photo-placeholder span {
  font-family: var(--serif);
  font-size: 6rem;
  font-weight: 600;
  color: rgba(255,255,255,0.06);
  position: relative;
  z-index: 1;
}

.about-quote {
  background: var(--dark);
  padding: 1.25rem 1.5rem;
}
.about-quote p {
  font-family: var(--serif);
  font-size: 0.92rem;
  font-style: italic;
  color: var(--white);
  line-height: 1.5;
}

/* ==========================================
   SERVICES
========================================== */
.services { background: var(--darker); }
.services .section-title { color: var(--white); }
.services .section-label { color: rgba(255,255,255,0.45); }

.services-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1px;
  background: rgba(255,255,255,0.06);
}

.service-card {
  background: #141414;
  padding: 2.75rem;
  position: relative;
  overflow: hidden;
  transition: background var(--transition), transform var(--transition);
}
.service-card::after {
  content: '';
  position: absolute;
  bottom: 0;
  left: 0;
  height: 2px;
  width: 0;
  background: rgba(255,255,255,0.18);
  transition: width 0.45s var(--ease);
}
.service-card:hover { background: #1e1e1e; transform: translateY(-5px); }
.service-card:hover::after { width: 100%; }

.service-icon {
  color: rgba(255,255,255,0.65);
  margin-bottom: 1.5rem;
  opacity: 0.9;
}

.service-card h3 {
  font-family: var(--serif);
  font-size: 1.2rem;
  color: var(--white);
  margin-bottom: 0.75rem;
}

.service-card p {
  font-size: 0.875rem;
  color: rgba(255,255,255,0.42);
  line-height: 1.8;
}

/* ==========================================
   LISTINGS
========================================== */
.listings { background: var(--white); }

.listings-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1.5rem;
  margin-bottom: 2.5rem;
}

.listing-card {
  background: var(--white);
  border: 1px solid rgba(0,0,0,0.07);
  overflow: hidden;
  transition: transform var(--transition), box-shadow var(--transition);
  cursor: pointer;
}
.listing-card:hover {
  transform: translateY(-7px);
  box-shadow: var(--shadow-lg);
}

.listing-img {
  height: 210px;
  position: relative;
}

.listing-badge {
  position: absolute;
  top: 1rem;
  left: 1rem;
  background: var(--dark);
  color: var(--white);
  font-size: 0.62rem;
  font-weight: 700;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  padding: 0.28rem 0.7rem;
}

@keyframes shimmer {
  0%   { background-position: -800px 0; }
  100% { background-position:  800px 0; }
}
.shimmer {
  background: linear-gradient(90deg, #ebebeb 25%, #e2e2e2 50%, #ebebeb 75%);
  background-size: 800px 100%;
  animation: shimmer 2.2s infinite linear;
}

.listing-body { padding: 1.25rem; }

.listing-price {
  font-family: var(--serif);
  font-size: 1.1rem;
  font-weight: 600;
  color: var(--dark);
  margin-bottom: 0.3rem;
}

.listing-addr {
  font-size: 0.78rem;
  color: var(--gray);
  margin-bottom: 0.75rem;
}

.listing-meta {
  display: flex;
  gap: 1rem;
  font-size: 0.72rem;
  font-weight: 500;
  color: #bbb;
}

.listings-note {
  text-align: center;
  font-size: 0.875rem;
  color: var(--gray);
}
.listings-note a {
  color: var(--dark);
  border-bottom: 1px solid rgba(0,0,0,0.3);
  transition: border-color var(--transition);
}
.listings-note a:hover { border-color: var(--dark); }

/* ==========================================
   CONTACT
========================================== */
.contact { background: var(--off-white); }

.contact-grid {
  display: grid;
  grid-template-columns: 1fr 1.6fr;
  gap: 5rem;
  align-items: start;
}

.contact-info {
  display: flex;
  flex-direction: column;
  gap: 0;
}

.contact-item {
  display: flex;
  align-items: flex-start;
  gap: 1rem;
  margin-bottom: 2rem;
}

.contact-icon {
  width: 46px;
  height: 46px;
  background: var(--dark);
  color: var(--white);
  display: flex;
  align-items: center;
  justify-content: center;
  flex-shrink: 0;
}

.contact-label {
  font-size: 0.65rem;
  font-weight: 600;
  letter-spacing: 0.15em;
  color: var(--gray);
  text-transform: uppercase;
  margin-bottom: 0.2rem;
}

.contact-value {
  font-size: 0.95rem;
  font-weight: 500;
  color: var(--dark);
  transition: color var(--transition);
}
a.contact-value:hover { color: #555; }

.mt-auto { margin-top: 0.5rem; }

/* Form */
.contact-form {
  display: flex;
  flex-direction: column;
  gap: 1.2rem;
}

.form-row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 1.2rem;
}

.form-group { display: flex; flex-direction: column; gap: 0.4rem; }

.form-group label {
  font-size: 0.65rem;
  font-weight: 600;
  letter-spacing: 0.12em;
  color: var(--dark);
  text-transform: uppercase;
}

.form-group input,
.form-group textarea {
  padding: 0.8rem 1rem;
  border: 1px solid rgba(0,0,0,0.11);
  background: var(--white);
  font-family: var(--sans);
  font-size: 0.875rem;
  color: var(--dark);
  outline: none;
  resize: none;
  transition: border-color var(--transition), box-shadow var(--transition);
  border-radius: 0;
  appearance: none;
}
.form-group input:focus,
.form-group textarea:focus {
  border-color: var(--dark);
  box-shadow: 0 0 0 3px rgba(0,0,0,0.06);
}
.form-group input::placeholder,
.form-group textarea::placeholder { color: #bbb; }

.form-submit { width: 100%; justify-content: center; }

/* ==========================================
   FOOTER
========================================== */
.footer {
  background: #0a0a0a;
  padding: 4.5rem 0 2rem;
  border-top: 1px solid rgba(255,255,255,0.04);
}

.footer-grid {
  display: grid;
  grid-template-columns: 1.6fr 1fr 1fr;
  gap: 3rem;
  margin-bottom: 3rem;
}

.footer-brand p {
  font-size: 0.78rem;
  color: rgba(255,255,255,0.3);
  margin-top: 0.4rem;
  line-height: 1.8;
}
.footer-nav-brand { margin-bottom: 0.25rem; }

.footer-col-title {
  font-size: 0.65rem;
  font-weight: 600;
  letter-spacing: 0.2em;
  color: rgba(255,255,255,0.3);
  text-transform: uppercase;
  margin-bottom: 1rem;
}

.footer-nav {
  display: flex;
  flex-direction: column;
  gap: 0.6rem;
}
.footer-nav a {
  font-size: 0.8rem;
  color: rgba(255,255,255,0.38);
  transition: color var(--transition);
}
.footer-nav a:hover { color: var(--white); }

.footer-bottom {
  padding-top: 2rem;
  border-top: 1px solid rgba(255,255,255,0.04);
  text-align: center;
}
.footer-bottom p {
  font-size: 0.72rem;
  color: rgba(255,255,255,0.18);
}

/* ==========================================
   ACTIVE NAV LINK
========================================== */
.nav-links a.active {
  color: var(--white);
}
.nav-links a.active::after {
  width: 100%;
  background: rgba(255,255,255,0.6);
}

/* ==========================================
   PAGE HERO (interior pages)
========================================== */
.page-hero {
  min-height: 52vh;
  background: var(--darker);
  position: relative;
  display: flex;
  align-items: center;
  overflow: hidden;
}

.page-hero-sm {
  min-height: 42vh;
}

.page-hero-content {
  position: relative;
  z-index: 2;
  max-width: 1160px;
  width: 100%;
  margin: 0 auto;
  padding: 120px 2rem 60px;
}

.page-hero-title {
  font-family: var(--serif);
  font-size: clamp(2.2rem, 4.5vw, 3.75rem);
  font-weight: 700;
  line-height: 1.1;
  color: var(--white);
  margin-bottom: 1rem;
}

.page-hero-sub {
  font-size: 1rem;
  color: rgba(255,255,255,0.5);
  max-width: 480px;
  line-height: 1.75;
}

/* ==========================================
   CTA STRIP
========================================== */
.cta-strip {
  background: #141414;
  padding: 5rem 0;
  text-align: center;
  border-top: 1px solid rgba(255,255,255,0.04);
}

.cta-strip-label {
  font-size: 0.68rem;
  font-weight: 600;
  letter-spacing: 0.28em;
  color: rgba(255,255,255,0.45);
  text-transform: uppercase;
  margin-bottom: 0.75rem;
}

.cta-strip-heading {
  font-family: var(--serif);
  font-size: clamp(1.6rem, 3vw, 2.4rem);
  font-weight: 600;
  color: var(--white);
  margin-bottom: 2.25rem;
  line-height: 1.2;
}

.cta-strip-actions {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: 1rem;
  flex-wrap: wrap;
}

/* ==========================================
   CONTACT SIDE TITLE (contact.html)
========================================== */
.contact-side-title {
  font-family: var(--serif);
  font-size: clamp(1.5rem, 2.5vw, 2rem);
  line-height: 1.2;
  color: var(--dark);
  margin-bottom: 2rem;
}

/* ==========================================
   RESPONSIVE — TABLET (≤1024px)
========================================== */
@media (max-width: 1024px) {
  .about-grid {
    grid-template-columns: 1fr;
    gap: 3rem;
  }
  .about-image { max-width: 400px; }

  .services-grid { grid-template-columns: 1fr; }

  .listings-grid { grid-template-columns: repeat(2, 1fr); }

  .contact-grid {
    grid-template-columns: 1fr;
    gap: 3rem;
  }

  .footer-grid { grid-template-columns: 1fr 1fr; }
}

/* ==========================================
   RESPONSIVE — MOBILE (≤768px)
========================================== */
@media (max-width: 768px) {
  .section { padding: 80px 0; }

  .nav-links { display: none; }
  .hamburger { display: flex; }

  .hero-content {
    flex-direction: column;
    gap: 2.5rem;
    text-align: center;
    padding-top: 130px;
    padding-bottom: 80px;
  }
  .photo-placeholder {
    width: 190px;
    height: 240px;
    margin: 0 auto;
  }
  .photo-frame::after { display: none; }
  .hero-subtitle { max-width: 100%; }
  .hero-ctas { justify-content: center; }

  .about-stats { flex-wrap: wrap; gap: 1.5rem; }

  .listings-grid { grid-template-columns: 1fr; }

  .form-row { grid-template-columns: 1fr; }

  .footer-grid { grid-template-columns: 1fr; gap: 2.5rem; }

  .page-hero-content { padding: 110px 1.25rem 50px; }

  .cta-strip-actions { flex-direction: column; align-items: stretch; }
  .cta-strip-actions .btn-primary,
  .cta-strip-actions .btn-outline { justify-content: center; }
}

/* ==========================================
   RESPONSIVE — SMALL MOBILE (≤480px)
========================================== */
@media (max-width: 480px) {
  .container { padding: 0 1.25rem; }

  .hero-ctas { flex-direction: column; width: 100%; }
  .btn-primary,
  .btn-outline {
    justify-content: center;
    width: 100%;
  }
}

/* ==========================================
   SOCIAL LINKS (hero / contact / footer)
========================================== */
.hero-socials {
  display: flex;
  gap: 0.6rem;
  margin-top: 1.75rem;
}
.hero-social {
  width: 38px;
  height: 38px;
  border: 1px solid rgba(255,255,255,0.18);
  color: rgba(255,255,255,0.7);
  display: inline-flex;
  align-items: center;
  justify-content: center;
  border-radius: 50%;
  transition: all var(--transition);
}
.hero-social:hover {
  background: rgba(255,255,255,0.12);
  border-color: rgba(255,255,255,0.4);
  color: var(--white);
  transform: translateY(-2px);
}

.contact-socials { margin: 1.75rem 0 1.5rem; }
.social-row { display: flex; gap: 0.75rem; margin-top: 0.5rem; }
.social-link {
  display: inline-flex;
  align-items: center;
  gap: 0.5rem;
  padding: 0.55rem 1rem;
  border: 1px solid rgba(0,0,0,0.12);
  font-size: 0.78rem;
  font-weight: 600;
  letter-spacing: 0.06em;
  color: var(--dark);
  transition: all var(--transition);
}
.social-link:hover {
  background: var(--dark);
  border-color: var(--dark);
  color: var(--white);
  transform: translateY(-2px);
}

.footer-socials { display: flex; gap: 0.5rem; margin-top: 1rem; }
.footer-social {
  width: 34px;
  height: 34px;
  border: 1px solid rgba(255,255,255,0.12);
  color: rgba(255,255,255,0.5);
  display: inline-flex;
  align-items: center;
  justify-content: center;
  border-radius: 50%;
  transition: all var(--transition);
}
.footer-social:hover {
  background: rgba(255,255,255,0.12);
  border-color: rgba(255,255,255,0.2);
  color: var(--white);
}

/* ==========================================
   SCROLL PROGRESS BAR (top of page)
========================================== */
.scroll-progress {
  position: fixed;
  top: 0;
  left: 0;
  height: 2px;
  width: 0;
  background: linear-gradient(90deg, var(--dark), #555);
  z-index: 1100;
  transition: width 0.08s linear;
}

/* ==========================================
   STATS BAND (animated counters)
========================================== */
.stats-band {
  background: var(--white);
  padding: 5rem 0;
  border-top: 1px solid rgba(0,0,0,0.05);
  border-bottom: 1px solid rgba(0,0,0,0.05);
}
.stats-band-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 2rem;
  text-align: center;
}
.stat-block {
  position: relative;
  padding: 1rem 0.5rem;
}
.stat-block + .stat-block::before {
  content: '';
  position: absolute;
  left: 0;
  top: 50%;
  transform: translateY(-50%);
  width: 1px;
  height: 60%;
  background: rgba(0,0,0,0.08);
}
.stat-big {
  font-family: var(--serif);
  font-size: clamp(2.4rem, 4vw, 3.4rem);
  font-weight: 700;
  color: var(--dark);
  line-height: 1;
  margin-bottom: 0.5rem;
  display: inline-flex;
  align-items: baseline;
}
.stat-big .suffix { color: var(--gray); margin-left: 2px; }
.stat-tag {
  font-size: 0.7rem;
  font-weight: 600;
  letter-spacing: 0.18em;
  color: var(--gray);
  text-transform: uppercase;
}

/* ==========================================
   PROCESS TIMELINE
========================================== */
.process { background: var(--off-white); }
.process-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 1.5rem;
  margin-top: 3rem;
  position: relative;
}
.process-grid::before {
  content: '';
  position: absolute;
  top: 32px;
  left: 8%;
  right: 8%;
  height: 1px;
  background: linear-gradient(90deg, transparent, rgba(0,0,0,0.1), rgba(0,0,0,0.1), transparent);
  z-index: 0;
}
.process-step {
  position: relative;
  z-index: 1;
  text-align: center;
  padding: 0 0.5rem;
}
.process-num {
  width: 64px;
  height: 64px;
  margin: 0 auto 1.5rem;
  background: var(--white);
  border: 1.5px solid rgba(0,0,0,0.14);
  display: flex;
  align-items: center;
  justify-content: center;
  font-family: var(--serif);
  font-size: 1.5rem;
  font-weight: 700;
  color: var(--dark);
  border-radius: 50%;
  transition: all 0.4s var(--ease);
  position: relative;
}
.process-step:hover .process-num {
  background: var(--dark);
  color: var(--white);
  border-color: var(--dark);
  transform: scale(1.08);
  box-shadow: 0 10px 26px rgba(0,0,0,0.2);
}
.process-step h3 {
  font-family: var(--serif);
  font-size: 1.15rem;
  font-weight: 600;
  color: var(--dark);
  margin-bottom: 0.55rem;
}
.process-step p {
  font-size: 0.86rem;
  color: #5e5e5e;
  line-height: 1.7;
}

/* ==========================================
   AREAS / NEIGHBORHOODS MARQUEE
========================================== */
.areas {
  background: var(--white);
  padding: 90px 0;
  overflow: hidden;
}
.areas-head {
  text-align: center;
  margin-bottom: 2.5rem;
}
.areas-head h2 {
  font-family: var(--serif);
  font-size: clamp(1.75rem, 3vw, 2.4rem);
  color: var(--dark);
  font-weight: 600;
  line-height: 1.2;
}
.marquee {
  position: relative;
  width: 100%;
  overflow: hidden;
  mask-image: linear-gradient(90deg, transparent, #000 8%, #000 92%, transparent);
  -webkit-mask-image: linear-gradient(90deg, transparent, #000 8%, #000 92%, transparent);
}
.marquee-track {
  display: flex;
  gap: 1.25rem;
  width: max-content;
  animation: marquee 38s linear infinite;
}
.marquee:hover .marquee-track { animation-play-state: paused; }
@keyframes marquee {
  0%   { transform: translateX(0); }
  100% { transform: translateX(-50%); }
}
.area-pill {
  flex-shrink: 0;
  padding: 0.7rem 1.5rem;
  border: 1px solid rgba(0,0,0,0.1);
  font-family: var(--serif);
  font-size: 1.05rem;
  color: var(--dark);
  letter-spacing: 0.02em;
  white-space: nowrap;
  transition: all var(--transition);
  background: var(--white);
}
.area-pill:hover {
  background: var(--dark);
  color: var(--white);
  border-color: var(--dark);
  transform: translateY(-2px);
}

/* ==========================================
   TESTIMONIALS
========================================== */
.testimonials { background: var(--darker); color: var(--white); }
.testimonials .section-title { color: var(--white); }
.testimonials-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1.5rem;
  margin-top: 1rem;
}
.testimonial {
  background: #161616;
  border: 1px solid rgba(255,255,255,0.05);
  padding: 2.25rem;
  position: relative;
  transition: all 0.4s var(--ease);
}
.testimonial:hover {
  border-color: rgba(255,255,255,0.14);
  transform: translateY(-5px);
  background: #1a1a1a;
}
.testimonial-quote {
  font-family: var(--serif);
  font-size: 3.5rem;
  color: rgba(255,255,255,0.14);
  line-height: 1;
  position: absolute;
  top: 0.75rem;
  left: 1.5rem;
  opacity: 0.55;
}
.testimonial-stars {
  color: var(--gold);
  letter-spacing: 0.15em;
  margin-bottom: 1rem;
  position: relative;
  z-index: 1;
  font-size: 0.95rem;
}
.testimonial-text {
  font-size: 0.92rem;
  color: rgba(255,255,255,0.72);
  line-height: 1.75;
  margin-bottom: 1.5rem;
  position: relative;
  z-index: 1;
}
.testimonial-author {
  display: flex;
  align-items: center;
  gap: 0.85rem;
  padding-top: 1.25rem;
  border-top: 1px solid rgba(255,255,255,0.07);
}
.testimonial-avatar {
  width: 42px;
  height: 42px;
  border-radius: 50%;
  background: linear-gradient(135deg, #444, #111);
  display: flex;
  align-items: center;
  justify-content: center;
  font-family: var(--serif);
  font-weight: 600;
  color: var(--white);
  font-size: 0.95rem;
  flex-shrink: 0;
}
.testimonial-name {
  font-size: 0.88rem;
  color: var(--white);
  font-weight: 600;
}
.testimonial-role {
  font-size: 0.7rem;
  color: rgba(255,255,255,0.4);
  letter-spacing: 0.1em;
  text-transform: uppercase;
  margin-top: 0.15rem;
}

/* ==========================================
   FAQ ACCORDION
========================================== */
.faq { background: var(--off-white); }
.faq-wrap { max-width: 820px; margin: 2.5rem auto 0; }
.faq-item {
  border-bottom: 1px solid rgba(0,0,0,0.08);
}
.faq-item:first-child { border-top: 1px solid rgba(0,0,0,0.08); }
.faq-q {
  width: 100%;
  background: none;
  border: none;
  cursor: pointer;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 1.5rem;
  padding: 1.5rem 0.25rem;
  text-align: left;
  font-family: var(--serif);
  font-size: 1.08rem;
  color: var(--dark);
  font-weight: 600;
  transition: color var(--transition);
}
.faq-q:hover { color: #555; }
.faq-icon {
  width: 28px;
  height: 28px;
  flex-shrink: 0;
  position: relative;
  transition: transform 0.4s var(--ease);
}
.faq-icon::before,
.faq-icon::after {
  content: '';
  position: absolute;
  background: var(--dark);
  transition: transform 0.4s var(--ease);
}
.faq-icon::before {
  top: 50%;
  left: 0;
  width: 100%;
  height: 1.5px;
  transform: translateY(-50%);
}
.faq-icon::after {
  left: 50%;
  top: 0;
  width: 1.5px;
  height: 100%;
  transform: translateX(-50%);
}
.faq-item.open .faq-icon::after { transform: translateX(-50%) scaleY(0); }
.faq-a {
  max-height: 0;
  overflow: hidden;
  transition: max-height 0.45s var(--ease);
}
.faq-a-inner {
  padding: 0 0.25rem 1.5rem;
  font-size: 0.92rem;
  color: #5a5a5a;
  line-height: 1.8;
  max-width: 720px;
}

/* ==========================================
   FLOATING CHAT WIDGET
========================================== */
.chat-fab {
  position: fixed;
  bottom: 1.75rem;
  right: 1.75rem;
  width: 60px;
  height: 60px;
  border-radius: 50%;
  background: var(--dark);
  border: none;
  cursor: pointer;
  z-index: 998;
  display: flex;
  align-items: center;
  justify-content: center;
  color: var(--white);
  box-shadow: 0 12px 30px rgba(0,0,0,0.3), 0 0 0 0 rgba(0,0,0,0.3);
  transition: transform 0.35s var(--ease), background 0.35s var(--ease), box-shadow 0.35s var(--ease);
  animation: chat-pulse 2.6s ease-in-out infinite;
}
@keyframes chat-pulse {
  0%, 100% { box-shadow: 0 12px 30px rgba(0,0,0,0.3), 0 0 0 0 rgba(0,0,0,0.3); }
  50%      { box-shadow: 0 12px 30px rgba(0,0,0,0.3), 0 0 0 14px rgba(0,0,0,0); }
}
.chat-fab:hover {
  background: #333;
  transform: scale(1.08) rotate(-4deg);
}
.chat-fab svg {
  position: absolute;
  top: 50%;
  left: 50%;
  transition: transform 0.35s var(--ease), opacity 0.25s var(--ease);
}
.chat-fab .icon-msg { transform: translate(-50%, -50%) scale(1) rotate(0); opacity: 1; }
.chat-fab .icon-x   { transform: translate(-50%, -50%) scale(0) rotate(90deg); opacity: 0; }
.chat-fab.open { animation: none; }
.chat-fab.open .icon-msg { transform: translate(-50%, -50%) scale(0) rotate(-90deg); opacity: 0; }
.chat-fab.open .icon-x   { transform: translate(-50%, -50%) scale(1) rotate(0); opacity: 1; }

.chat-badge {
  position: absolute;
  top: 4px;
  right: 6px;
  width: 14px;
  height: 14px;
  border-radius: 50%;
  background: #fff;
  border: 2px solid var(--dark);
}
.chat-fab.open .chat-badge { display: none; }

.chat-panel {
  position: fixed;
  bottom: 6.5rem;
  right: 1.75rem;
  width: 360px;
  max-width: calc(100vw - 2rem);
  height: 520px;
  max-height: calc(100vh - 9rem);
  background: var(--white);
  box-shadow: 0 24px 60px rgba(0,0,0,0.22), 0 4px 16px rgba(0,0,0,0.08);
  z-index: 997;
  display: flex;
  flex-direction: column;
  overflow: hidden;
  transform: translateY(20px) scale(0.96);
  opacity: 0;
  pointer-events: none;
  transition: transform 0.35s var(--ease), opacity 0.35s var(--ease);
  border: 1px solid rgba(0,0,0,0.06);
}
.chat-panel.open {
  transform: translateY(0) scale(1);
  opacity: 1;
  pointer-events: auto;
}

.chat-header {
  background: linear-gradient(135deg, #1a1a1a, #0a0a0a);
  color: var(--white);
  padding: 1.25rem 1.25rem 1.1rem;
  display: flex;
  align-items: center;
  gap: 0.85rem;
  position: relative;
  overflow: hidden;
}
.chat-header::before {
  content: '';
  position: absolute;
  top: 0;
  right: 0;
  width: 140px;
  height: 140px;
  background: radial-gradient(circle, rgba(255,255,255,0.05), transparent 65%);
  border-radius: 50%;
}
.chat-avatar {
  width: 42px;
  height: 42px;
  border-radius: 50%;
  background: linear-gradient(135deg, #444, #1a1a1a);
  display: flex;
  align-items: center;
  justify-content: center;
  font-family: var(--serif);
  font-weight: 700;
  color: var(--white);
  font-size: 0.95rem;
  position: relative;
  z-index: 1;
  flex-shrink: 0;
}
.chat-avatar::after {
  content: '';
  position: absolute;
  bottom: -1px;
  right: -1px;
  width: 12px;
  height: 12px;
  border-radius: 50%;
  background: #22c55e;
  border: 2px solid #1a1a1a;
}
.chat-header-text { position: relative; z-index: 1; }
.chat-header-name {
  font-family: var(--serif);
  font-size: 1rem;
  font-weight: 600;
  letter-spacing: 0.01em;
}
.chat-header-status {
  font-size: 0.68rem;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: rgba(255,255,255,0.55);
  margin-top: 0.15rem;
}
.chat-header-status .dot {
  display: inline-block;
  width: 6px;
  height: 6px;
  border-radius: 50%;
  background: #22c55e;
  margin-right: 6px;
  vertical-align: middle;
  box-shadow: 0 0 0 0 rgba(34,197,94,0.6);
  animation: status-pulse 2s ease-in-out infinite;
}
@keyframes status-pulse {
  0%, 100% { box-shadow: 0 0 0 0 rgba(34,197,94,0.6); }
  50%      { box-shadow: 0 0 0 6px rgba(34,197,94,0); }
}

.chat-body {
  flex: 1;
  overflow-y: auto;
  padding: 1.25rem;
  background: var(--off-white);
  display: flex;
  flex-direction: column;
  gap: 0.6rem;
  scroll-behavior: smooth;
}
.chat-body::-webkit-scrollbar { width: 6px; }
.chat-body::-webkit-scrollbar-thumb { background: rgba(0,0,0,0.15); border-radius: 3px; }

.chat-msg {
  max-width: 82%;
  padding: 0.7rem 0.95rem;
  font-size: 0.86rem;
  line-height: 1.55;
  border-radius: 14px;
  animation: msg-in 0.3s var(--ease);
}
@keyframes msg-in {
  from { opacity: 0; transform: translateY(8px); }
  to   { opacity: 1; transform: translateY(0); }
}
.chat-msg.bot {
  align-self: flex-start;
  background: var(--white);
  color: var(--dark);
  border: 1px solid rgba(0,0,0,0.06);
  border-bottom-left-radius: 4px;
}
.chat-msg.user {
  align-self: flex-end;
  background: var(--dark);
  color: var(--white);
  border-bottom-right-radius: 4px;
}

.chat-typing {
  align-self: flex-start;
  background: var(--white);
  border: 1px solid rgba(0,0,0,0.06);
  padding: 0.85rem 1rem;
  border-radius: 14px;
  border-bottom-left-radius: 4px;
  display: inline-flex;
  gap: 4px;
}
.chat-typing span {
  width: 6px;
  height: 6px;
  border-radius: 50%;
  background: rgba(0,0,0,0.3);
  animation: typing 1.3s ease-in-out infinite;
}
.chat-typing span:nth-child(2) { animation-delay: 0.18s; }
.chat-typing span:nth-child(3) { animation-delay: 0.36s; }
@keyframes typing {
  0%, 60%, 100% { transform: translateY(0); opacity: 0.4; }
  30%           { transform: translateY(-5px); opacity: 1; }
}

.chat-quick {
  display: flex;
  flex-wrap: wrap;
  gap: 0.4rem;
  padding: 0 1.25rem 0.75rem;
  background: var(--off-white);
}
.chat-quick button {
  font-family: var(--sans);
  font-size: 0.74rem;
  padding: 0.45rem 0.85rem;
  background: var(--white);
  border: 1px solid rgba(0,0,0,0.14);
  color: var(--dark);
  cursor: pointer;
  border-radius: 999px;
  transition: all var(--transition);
  font-weight: 500;
}
.chat-quick button:hover {
  background: var(--dark);
  color: var(--white);
  border-color: var(--dark);
}

.chat-input-row {
  display: flex;
  align-items: center;
  gap: 0.5rem;
  padding: 0.85rem 0.85rem 0.85rem 1.25rem;
  background: var(--white);
  border-top: 1px solid rgba(0,0,0,0.07);
}
.chat-input-row input {
  flex: 1;
  border: none;
  outline: none;
  background: transparent;
  font-family: var(--sans);
  font-size: 0.9rem;
  color: var(--dark);
  padding: 0.5rem 0;
}
.chat-input-row input::placeholder { color: #b5b5b5; }
.chat-send {
  width: 38px;
  height: 38px;
  border-radius: 50%;
  background: var(--dark);
  color: var(--white);
  border: none;
  cursor: pointer;
  display: flex;
  align-items: center;
  justify-content: center;
  transition: all var(--transition);
  flex-shrink: 0;
}
.chat-send:hover {
  background: #333;
  transform: rotate(-15deg) scale(1.05);
}
.chat-send:disabled {
  background: #ccc;
  cursor: not-allowed;
  transform: none;
}

.chat-foot {
  font-size: 0.62rem;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--gray);
  text-align: center;
  padding: 0.55rem;
  background: var(--white);
  border-top: 1px solid rgba(0,0,0,0.04);
}

/* ==========================================
   SERVICE CARD TILT (subtle 3D feel on hover)
========================================== */
.service-card { transform-style: preserve-3d; }

/* ==========================================
   LISTING META ENHANCEMENTS — filters
========================================== */
.listings-filters {
  display: flex;
  flex-wrap: wrap;
  gap: 0.6rem;
  margin-bottom: 2.5rem;
  justify-content: center;
}
.filter-pill {
  padding: 0.55rem 1.2rem;
  border: 1px solid rgba(0,0,0,0.12);
  background: var(--white);
  font-family: var(--sans);
  font-size: 0.74rem;
  font-weight: 600;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--dark);
  cursor: pointer;
  transition: all var(--transition);
}
.filter-pill:hover { border-color: var(--dark); color: var(--dark); background: var(--light-gray); }
.filter-pill.active {
  background: var(--dark);
  color: var(--white);
  border-color: var(--dark);
}

/* ==========================================
   RESPONSIVE additions
========================================== */
@media (max-width: 1024px) {
  .stats-band-grid { grid-template-columns: repeat(2, 1fr); gap: 3rem 2rem; }
  .stat-block + .stat-block::before { display: none; }
  .process-grid { grid-template-columns: repeat(2, 1fr); gap: 2.5rem 1.5rem; }
  .process-grid::before { display: none; }
  .testimonials-grid { grid-template-columns: 1fr; }
}
@media (max-width: 600px) {
  .chat-panel {
    right: 0.75rem;
    left: 0.75rem;
    width: auto;
    max-width: none;
    bottom: 6rem;
    height: 70vh;
  }
  .chat-fab { bottom: 1.25rem; right: 1.25rem; width: 54px; height: 54px; }
}
@media (max-width: 480px) {
  .stats-band-grid { grid-template-columns: 1fr; }
  .process-grid { grid-template-columns: 1fr; }
}

/* ==========================================================================
   LISTINGS — shimmer placeholder cards
   ========================================================================== */
body.v2 .listings-grid {
  margin-top: clamp(40px, 6vw, 72px);
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: clamp(20px, 2.4vw, 32px);
}
@media (max-width: 900px) {
  body.v2 .listings-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
}
@media (max-width: 560px) {
  body.v2 .listings-grid { grid-template-columns: 1fr; }
}

body.v2 .listing-card {
  background: var(--paper);
  border: 1px solid var(--hairline);
  border-radius: 6px;
  overflow: hidden;
  display: flex;
  flex-direction: column;
  transition: transform 0.4s var(--ease), box-shadow 0.4s var(--ease), border-color 0.4s var(--ease);
}
body.v2 .listing-card:hover {
  transform: translateY(-3px);
  border-color: var(--hairline-strong);
  box-shadow: 0 18px 40px -28px rgba(11, 11, 11, 0.35);
}
body.v2 .listing-card-img {
  aspect-ratio: 4 / 3;
  width: 100%;
  background: var(--paper-soft);
}
body.v2 .listing-card-body {
  padding: 18px 20px 22px;
  display: flex;
  flex-direction: column;
  gap: 10px;
}
body.v2 .listing-card-price {
  height: 18px;
  width: 45%;
  border-radius: 3px;
  background: var(--paper-soft);
}
body.v2 .listing-card-addr {
  height: 14px;
  width: 80%;
  border-radius: 3px;
  background: var(--paper-soft);
}
body.v2 .listing-card-meta {
  display: flex;
  gap: 10px;
  margin-top: 4px;
}
body.v2 .listing-card-meta span {
  height: 11px;
  flex: 1;
  border-radius: 3px;
  background: var(--paper-soft);
}
body.v2 .listing-card-link {
  margin-top: 8px;
  height: 12px;
  width: 35%;
  border-radius: 3px;
  background: var(--paper-soft);
}

/* Shimmer animation — moving gradient across paper-soft surface */
body.v2 .shimmer {
  position: relative;
  overflow: hidden;
  background: var(--paper-soft);
}
body.v2 .shimmer::after {
  content: "";
  position: absolute;
  inset: 0;
  background: linear-gradient(
    100deg,
    rgba(255, 255, 255, 0) 20%,
    rgba(255, 255, 255, 0.85) 50%,
    rgba(255, 255, 255, 0) 80%
  );
  transform: translateX(-100%);
  animation: shimmer-sweep 1.6s ease-in-out infinite;
}
@keyframes shimmer-sweep {
  0%   { transform: translateX(-100%); }
  100% { transform: translateX(100%); }
}
@media (prefers-reduced-motion: reduce) {
  body.v2 .shimmer::after { animation: none; opacity: 0.4; }
}

/* ==========================================================================
   CONTACT FORM — Formspree-ready
   ========================================================================== */
body.v2 .contact-info-list {
  margin-top: 32px;
  display: flex;
  flex-direction: column;
  gap: 0;
}
body.v2 .contact-form {
  display: flex;
  flex-direction: column;
  gap: 18px;
  width: 100%;
}
body.v2 .form-field {
  display: flex;
  flex-direction: column;
  gap: 8px;
}
body.v2 .form-field label {
  font-family: var(--mono-ui);
  font-size: 11px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--ash);
}
body.v2 .form-field label .opt {
  text-transform: none;
  letter-spacing: 0.04em;
  color: var(--ash-2);
  font-size: 10.5px;
  margin-left: 4px;
}
body.v2 .form-field input,
body.v2 .form-field textarea {
  font-family: var(--sans);
  font-size: 15px;
  color: var(--ink);
  background: var(--paper);
  border: 1px solid var(--hairline-strong);
  border-radius: 4px;
  padding: 12px 14px;
  width: 100%;
  outline: none;
  transition: border-color 0.2s var(--ease), box-shadow 0.2s var(--ease);
  -webkit-appearance: none;
  appearance: none;
}
body.v2 .form-field textarea {
  resize: vertical;
  min-height: 110px;
  line-height: 1.5;
}
body.v2 .form-field input::placeholder,
body.v2 .form-field textarea::placeholder {
  color: var(--ash-2);
}
body.v2 .form-field input:focus,
body.v2 .form-field textarea:focus {
  border-color: var(--accent-red);
  box-shadow: 0 0 0 3px rgba(204, 0, 0, 0.12);
}
body.v2 .form-submit {
  align-self: flex-start;
  margin-top: 4px;
  cursor: pointer;
  border: none;
  font-family: var(--mono-ui);
}
body.v2 .form-status {
  margin: 0;
  min-height: 1em;
  font-family: var(--mono-ui);
  font-size: 12px;
  letter-spacing: 0.04em;
  color: var(--ash);
}
body.v2 .form-status.is-error   { color: var(--accent-red); }
body.v2 .form-status.is-success { color: var(--ink); }
body.v2 .form-privacy-note {
  margin: 4px 0 0;
  font-family: var(--mono-ui);
  font-size: 11px;
  letter-spacing: 0.06em;
  color: var(--ash);
  opacity: 0.75;
}

/* Listings: staggered slide-in (Round 2 enhancement) */
body.v2 .listings-grid .listing-card {
  opacity: 0;
  transform: translateY(18px);
  transition: opacity 600ms ease, transform 600ms cubic-bezier(.2,.7,.2,1);
}
body.v2 .listings-grid .listing-card.is-revealed {
  opacity: 1;
  transform: none;
}
@media (prefers-reduced-motion: reduce) {
  body.v2 .listings-grid .listing-card {
    opacity: 1;
    transform: none;
    transition: none;
  }
}
body.v2 .form-success {
  padding: 28px 24px;
  border: 1px solid var(--hairline-strong);
  border-radius: 6px;
  background: var(--paper);
  font-family: var(--serif);
  font-size: 19px;
  font-style: italic;
  color: var(--ink);
  line-height: 1.4;
}

/* ===== SERVICES OFFERED — editorial ===== */
.services-offered {
  background: var(--paper-soft, #f4f0ea);
  padding: clamp(60px, 7vw, 96px) 0;
}
.services-offered-head {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: clamp(40px, 6vw, 100px);
  align-items: end;
  margin-bottom: clamp(40px, 5vw, 64px);
}
.services-offered-head .display {
  font-size: clamp(2.6rem, 5vw, 4.4rem);
  margin-top: 16px;
}
.services-offered-head .standfirst {
  color: var(--ash, #6f6a62);
  padding-bottom: 8px;
}
@media (max-width: 900px) {
  .services-offered-head {
    grid-template-columns: 1fr;
    gap: 20px;
    align-items: start;
  }
}

.services-offered-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: clamp(20px, 2.4vw, 28px);
}
@media (max-width: 700px) {
  .services-offered-grid { grid-template-columns: 1fr; }
}

.svc-card {
  background: var(--paper, #fff);
  border: 1px solid var(--hairline-strong, rgba(11,11,11,0.22));
  border-radius: 4px;
  padding: clamp(28px, 3vw, 40px);
  display: flex;
  flex-direction: column;
  transition: transform 0.4s var(--ease-out-soft), box-shadow 0.4s var(--ease), border-color 0.4s var(--ease);
}
.svc-card:hover {
  transform: translateY(-4px);
  border-color: var(--ink, #0b0b0b);
  box-shadow: 0 26px 52px -34px rgba(11,11,11,0.5);
}
.svc-card-header {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 12px;
  margin-bottom: 14px;
}
.svc-num {
  font-family: var(--mono-ui, "Inter Tight");
  font-size: 11px;
  letter-spacing: 0.24em;
  color: var(--ash, #6f6a62);
}
.svc-tag {
  font-family: var(--mono-ui, "Inter Tight");
  font-size: 10px;
  font-weight: 500;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--accent-red, #CC0000);
  border: 1px solid var(--accent-red, #CC0000);
  border-radius: 100px;
  padding: 4px 11px;
  white-space: nowrap;
}
.svc-label {
  font-family: var(--serif, "Playfair Display");
  font-size: clamp(1.6rem, 2.4vw, 2.1rem);
  font-weight: 400;
  letter-spacing: -0.02em;
  line-height: 1;
  color: var(--ink, #0b0b0b);
  margin: 0 0 24px;
  padding-bottom: 24px;
  border-bottom: 1px solid var(--hairline, rgba(11,11,11,0.10));
}
.svc-list {
  list-style: none;
  padding: 0;
  margin: 0 0 28px;
  display: flex;
  flex-direction: column;
  gap: 13px;
  flex: 1;
}
.svc-list li {
  font-family: var(--sans, "Inter");
  font-size: 14.5px;
  color: var(--graphite, #2a2a2a);
  line-height: 1.5;
  padding-left: 24px;
  position: relative;
}
.svc-list li::before {
  content: "";
  position: absolute;
  left: 0;
  top: 0.62em;
  width: 12px;
  height: 1px;
  background: var(--accent-red, #CC0000);
}
.svc-cta {
  align-self: flex-start;
  font-family: var(--mono-ui, "Inter Tight");
  font-size: 13px;
  letter-spacing: 0.04em;
  color: var(--ink, #0b0b0b);
  position: relative;
  padding-bottom: 5px;
  display: inline-flex;
  align-items: center;
  gap: 8px;
}
.svc-cta::after {
  content: "";
  position: absolute;
  left: 0; right: 100%;
  bottom: 0;
  height: 1px;
  background: var(--ink, #0b0b0b);
  transition: right 0.4s var(--ease-out-soft);
}
.svc-cta:hover::after { right: 0; }
.svc-cta-arrow { transition: transform 0.3s var(--ease-out-soft); }
.svc-cta:hover .svc-cta-arrow { transform: translateX(4px); }

/* contact left — availability indicator */
.contact-availability {
  display: flex;
  align-items: center;
  gap: 10px;
  margin: 28px 0 0;
  font-family: var(--mono-ui, "Inter Tight");
  font-size: 11px;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--ash, #6f6a62);
}
.ca-dot {
  width: 7px;
  height: 7px;
  border-radius: 50%;
  background: #22c55e;
  flex-shrink: 0;
  box-shadow: 0 0 0 0 rgba(34,197,94,0.5);
  animation: status-pulse 2s ease-in-out infinite;
}

/* ===== CONTACT CARD (ink) — all info + CTA in one panel ===== */
.contact-card {
  background: var(--ink, #0b0b0b);
  color: var(--paper, #fff);
  padding: clamp(28px, 3vw, 40px);
  display: flex;
  flex-direction: column;
  position: relative;
  overflow: hidden;
}
.contact-card::after {
  content: "";
  position: absolute;
  top: 0; right: 0;
  width: 220px; height: 220px;
  background: radial-gradient(circle at top right, rgba(255,255,255,0.07), transparent 65%);
  pointer-events: none;
}
.contact-card-eyebrow {
  font-family: var(--mono-ui, "Inter Tight");
  font-size: 10px;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  color: var(--ash-2, #9a948a);
  position: relative;
  z-index: 1;
}
.contact-card-rows {
  display: flex;
  flex-direction: column;
  margin: 18px 0 0;
  border-top: 1px solid rgba(255,255,255,0.12);
  position: relative;
  z-index: 1;
}
.cc-row {
  display: grid;
  grid-template-columns: 92px 1fr;
  grid-template-areas:
    "k v"
    "k note";
  column-gap: 18px;
  row-gap: 3px;
  align-items: baseline;
  padding: 16px 0;
  border-bottom: 1px solid rgba(255,255,255,0.12);
  text-decoration: none;
  transition: padding-left 0.35s var(--ease-out-soft);
}
a.cc-row:hover { padding-left: 8px; }
.cc-k {
  grid-area: k;
  align-self: center;
  font-family: var(--mono-ui, "Inter Tight");
  font-size: 10px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--ash-2, #9a948a);
}
.cc-v {
  grid-area: v;
  font-family: var(--serif, "Playfair Display");
  font-size: clamp(1.15rem, 1.7vw, 1.5rem);
  letter-spacing: -0.01em;
  line-height: 1.15;
  color: var(--paper, #fff);
}
a.cc-row .cc-v { transition: color 0.3s var(--ease); }
a.cc-row:hover .cc-v { color: var(--bone, #ebe3d3); }
.cc-note {
  grid-area: note;
  margin-top: 2px;
  font-family: var(--mono-ui, "Inter Tight");
  font-size: 11px;
  letter-spacing: 0.04em;
  color: var(--ash-2, #9a948a);
}
.contact-card-cta {
  margin-top: 26px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 12px;
  padding: 18px 24px;
  background: var(--paper, #fff);
  color: var(--ink, #0b0b0b);
  text-decoration: none;
  position: relative;
  z-index: 1;
  transition: background 0.3s var(--ease);
}
.contact-card-cta:hover { background: var(--bone, #ebe3d3); }
.ccc-label {
  font-family: var(--serif, "Playfair Display");
  font-style: italic;
  font-size: clamp(1.3rem, 1.9vw, 1.6rem);
  letter-spacing: -0.015em;
}
.ccc-arrow {
  font-size: 1.2rem;
  transition: transform 0.3s var(--ease-out-soft);
}
.contact-card-cta:hover .ccc-arrow { transform: translate(3px, -3px); }
.contact-card-foot {
  margin-top: 14px;
  font-family: var(--mono-ui, "Inter Tight");
  font-size: 10px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--ash, #6f6a62);
  text-align: center;
  position: relative;
  z-index: 1;
}

/* contact note under phone */
.cp-note {
  display: block;
  font-family: var(--mono-ui, "Inter Tight");
  font-size: 11px;
  letter-spacing: 0.05em;
  color: var(--ash, #6f6a62);
  margin-top: 3px;
}