:root{
  --dark:#141310;
  --dark-2:#1c1a16;
  --cream:#f6f2ea;
  --cream-2:#efe9dd;
  --gold:#b28a4f;
  --gold-light:#d3ad74;
  --gray:#7c766c;
  --white:#ffffff;
  --serif:'Cormorant Garamond', serif;
  --sans:'Jost', sans-serif;
  --ease:cubic-bezier(.22,.61,.36,1);
}
*{margin:0;padding:0;box-sizing:border-box;}
html{scroll-behavior:smooth;}
body{
  font-family:var(--sans);
  background:var(--cream);
  color:var(--dark);
  overflow-x:hidden;
  -webkit-font-smoothing:antialiased;
}
body.modal-open{overflow:hidden;}
img{max-width:100%;display:block;}
a{text-decoration:none;color:inherit;}
ul{list-style:none;}
button{font-family:inherit;border:none;background:none;cursor:pointer;}
.container{max-width:1240px;margin:0 auto;padding:0 32px;}
.eyebrow{
  font-family:var(--sans);
  font-size:12.5px;
  letter-spacing:4px;
  text-transform:uppercase;
  color:var(--gold);
  font-weight:500;
  display:inline-block;
  margin-bottom:18px;
}
h1,h2,h3{font-family:var(--serif);font-weight:500;line-height:1.1;}
.section-title{font-size:clamp(32px,4vw,52px);margin-bottom:20px;}
.section-title em{
  font-style:italic;
  background:linear-gradient(100deg, var(--gold) 10%, var(--gold-light) 48%, var(--gold) 88%);
  -webkit-background-clip:text;background-clip:text;-webkit-text-fill-color:transparent;
}
.section-head{max-width:640px;margin:0 auto 64px;text-align:center;}
.section-head p{color:var(--gray);font-size:16px;line-height:1.7;margin-top:14px;}
.btn{
  display:inline-flex;align-items:center;gap:10px;
  padding:17px 38px;
  font-size:12.5px;letter-spacing:3px;text-transform:uppercase;font-weight:500;
  border:1px solid var(--dark);
  transition:all .45s var(--ease);
  position:relative;overflow:hidden;
}
.btn span{position:relative;z-index:2;transition:transform .4s var(--ease);}
.btn-dark{background:var(--dark);color:var(--white);border-color:var(--dark);}
.btn-dark:hover{background:var(--gold);border-color:var(--gold);transform:translateY(-3px);box-shadow:0 14px 28px rgba(178,138,79,.32);}
.btn-light{background:transparent;color:var(--white);border-color:rgba(255,255,255,.6);}
.btn-light:hover{background:var(--white);color:var(--dark);border-color:var(--white);transform:translateY(-3px);box-shadow:0 14px 28px rgba(0,0,0,.28);}
.btn-outline-dark{background:transparent;color:var(--dark);border-color:var(--dark);}
.btn-outline-dark:hover{background:var(--dark);color:var(--white);transform:translateY(-3px);box-shadow:0 14px 28px rgba(20,19,16,.22);}
.btn:hover span{transform:translateX(2px);}

/* reveal on scroll */
.reveal{opacity:0;transform:translateY(36px);transition:opacity .9s var(--ease), transform .9s var(--ease);}
.reveal.in{opacity:1;transform:translateY(0);}
.stagger.in > *{opacity:1;transform:translateY(0);}
.stagger > *{opacity:0;transform:translateY(30px);transition:opacity .8s var(--ease), transform .8s var(--ease);}
.stagger > *:nth-child(1){transition-delay:.05s;}
.stagger > *:nth-child(2){transition-delay:.15s;}
.stagger > *:nth-child(3){transition-delay:.25s;}
.stagger > *:nth-child(4){transition-delay:.35s;}
.stagger > *:nth-child(5){transition-delay:.45s;}
.stagger > *:nth-child(6){transition-delay:.55s;}
.stagger > *:nth-child(7){transition-delay:.65s;}

/* image reveal: subtle scale-settle as a section scrolls into view */
.img-reveal{overflow:hidden;}
.img-reveal img{transform:scale(1.12);transition:transform 1.3s var(--ease);}
.img-reveal.in img, .reveal.in .img-reveal img{transform:scale(1);}

/* ---------- HEADER ---------- */
header{
  position:fixed;top:0;left:0;right:0;z-index:1000;
  padding:28px 0;
  transition:all .5s var(--ease);
}
header .container{display:flex;align-items:center;justify-content:space-between;}
.logo{font-family:var(--serif);color:var(--white);transition:all .5s var(--ease);display:flex;flex-direction:row;align-items:center;gap:16px;flex-shrink:0;margin-left:-24px;margin-right:32px;}
.logo-mark{width:76px;height:auto;flex-shrink:0;transition:width .5s var(--ease);}
.logo-text{display:flex;flex-direction:column;align-items:flex-start;}
.logo .name{
  font-size:36px;letter-spacing:6px;font-weight:600;display:block;line-height:1;
  background:linear-gradient(100deg, var(--white) 30%, var(--gold-light) 100%);
  -webkit-background-clip:text;background-clip:text;-webkit-text-fill-color:transparent;
  position:relative;padding-bottom:12px;transition:font-size .5s var(--ease);
}
.logo .name::after{content:'';position:absolute;left:1px;bottom:0;width:48px;height:2px;background:var(--gold-light);}
.logo .tag{font-family:var(--sans);font-size:10px;letter-spacing:5px;text-transform:uppercase;color:var(--gold-light);display:block;margin-top:10px;}
.logo .brands{
  font-family:var(--sans);font-size:9px;letter-spacing:1.6px;text-transform:uppercase;color:#cfc9bc;
  display:block;margin-top:7px;max-height:20px;opacity:.9;overflow:hidden;white-space:nowrap;transition:all .5s var(--ease);
}
nav.main-nav{display:flex;align-items:center;gap:42px;}
nav.main-nav a{
  font-size:12px;letter-spacing:2px;text-transform:uppercase;color:var(--white);
  position:relative;transition:color .4s;
}
nav.main-nav a::after{
  content:'';position:absolute;left:0;bottom:-4px;width:0;height:1px;background:var(--gold);
  transition:width .4s var(--ease);
}
nav.main-nav a:hover::after, nav.main-nav a.active::after{width:100%;}
.header-phone{font-size:13px;letter-spacing:1px;color:var(--white);display:flex;align-items:center;gap:8px;}
.header-right{display:flex;align-items:center;gap:36px;margin-left:32px;}
.menu-toggle{display:none;flex-direction:column;gap:5px;width:28px;z-index:1200;}
.menu-toggle span{height:1px;background:var(--white);width:100%;transition:all .4s var(--ease);}

header.scrolled{background:rgba(20,19,16,.92);backdrop-filter:blur(10px);padding:14px 0;box-shadow:0 6px 30px rgba(0,0,0,.15);}
header.scrolled .logo{color:var(--white);}
header.scrolled .logo .name{font-size:26px;padding-bottom:6px;}
header.scrolled .logo-mark{width:56px;}
header.scrolled .logo .brands{max-height:0;opacity:0;margin-top:0;}

body.menu-open{overflow:hidden;}
.mobile-menu{
  position:fixed;inset:0;background:var(--dark);z-index:1100;
  display:flex;flex-direction:column;align-items:center;justify-content:center;gap:26px;
  opacity:0;visibility:hidden;transition:opacity .5s var(--ease), visibility .5s;
}
body.menu-open .mobile-menu{opacity:1;visibility:visible;}
.mobile-menu a{
  font-family:var(--serif);font-size:34px;color:var(--white);opacity:0;transform:translateY(16px);
  transition:opacity .5s var(--ease), transform .5s var(--ease);
}
body.menu-open .mobile-menu a{opacity:1;transform:translateY(0);}
.mobile-menu a:nth-child(1){transition-delay:.1s;}
.mobile-menu a:nth-child(2){transition-delay:.16s;}
.mobile-menu a:nth-child(3){transition-delay:.22s;}
.mobile-menu a:nth-child(4){transition-delay:.28s;}
.mobile-menu a:nth-child(5){transition-delay:.34s;}
.mobile-menu a:nth-child(6){transition-delay:.4s;}
.mobile-menu a:nth-child(7){transition-delay:.46s;}
.mobile-menu a:nth-child(8){transition-delay:.52s;}

/* ---------- HERO ---------- */
.hero{position:relative;height:100vh;min-height:640px;display:flex;align-items:center;overflow:hidden;background:var(--dark);}
.hero-video{
  position:absolute;inset:0;width:100%;height:100%;object-fit:cover;
  transform:translateZ(0);will-change:transform;
}
.hero::before{
  content:'';position:absolute;inset:0;
  background:linear-gradient(180deg,rgba(10,10,8,.55) 0%,rgba(10,10,8,.35) 45%,rgba(10,10,8,.75) 100%);
  z-index:1;
}
.hero-content{position:relative;z-index:2;color:var(--white);text-align:center;width:100%;padding:0 24px;}
.hero-content .eyebrow{color:var(--gold-light);opacity:0;animation:fadeUp 1s .3s var(--ease) forwards;}
.hero-content h1{
  font-size:clamp(40px,7vw,88px);color:var(--white);font-weight:500;
  opacity:0;animation:fadeUp 1.1s .5s var(--ease) forwards;
}
.hero-content h1 em{
  font-style:italic;
  background:linear-gradient(100deg, var(--gold) 10%, var(--gold-light) 48%, var(--white) 75%, var(--gold-light) 95%);
  -webkit-background-clip:text;background-clip:text;-webkit-text-fill-color:transparent;
}
.hero-content .sub{
  font-size:16px;letter-spacing:1px;color:#e9e4d8;max-width:560px;margin:24px auto 40px;line-height:1.8;
  opacity:0;animation:fadeUp 1.1s .7s var(--ease) forwards;
}
.hero-btns{display:flex;gap:18px;justify-content:center;flex-wrap:wrap;opacity:0;animation:fadeUp 1.1s .9s var(--ease) forwards;}
@keyframes fadeUp{from{opacity:0;transform:translateY(24px);}to{opacity:1;transform:translateY(0);}}
.scroll-cue{
  position:absolute;bottom:36px;left:50%;transform:translateX(-50%);z-index:2;
  display:flex;flex-direction:column;align-items:center;gap:10px;color:var(--white);
  font-size:10.5px;letter-spacing:3px;text-transform:uppercase;opacity:.85;
}
.scroll-cue .line{width:1px;height:46px;background:rgba(255,255,255,.4);overflow:hidden;position:relative;}
.scroll-cue .line::after{
  content:'';position:absolute;top:-46px;left:0;width:100%;height:46px;background:var(--gold-light);
  animation:scrollLine 2.2s ease-in-out infinite;
}
@keyframes scrollLine{0%{top:-46px;}60%{top:46px;}100%{top:46px;}}

/* ---------- PAGE HERO (sub-pages) ---------- */
.page-hero{
  position:relative;padding:210px 0 110px;background-size:cover;background-position:center;
  background-color:var(--dark);text-align:center;overflow:hidden;
}
.page-hero::before{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(10,10,8,.65) 0%,rgba(10,10,8,.55) 100%);}
.page-hero .container{position:relative;z-index:2;}
.page-hero h1{color:var(--white);font-size:clamp(36px,5.5vw,64px);}
.page-hero h1 em{font-style:italic;color:var(--gold-light);}
.page-hero p{color:#e9e4d8;max-width:600px;margin:20px auto 0;font-size:16px;line-height:1.8;}
.breadcrumb{font-size:11px;letter-spacing:2px;text-transform:uppercase;color:var(--gold-light);margin-bottom:18px;display:inline-block;}
.breadcrumb a{color:#e9e4d8;transition:color .3s;}
.breadcrumb a:hover{color:var(--gold-light);}

/* ---------- MARQUEE ---------- */
.marquee-band{background:var(--dark);padding:20px 0;overflow:hidden;border-top:1px solid rgba(255,255,255,.08);border-bottom:1px solid rgba(255,255,255,.08);}
.marquee-track{display:flex;width:max-content;animation:marquee 32s linear infinite;}
.marquee-track span{
  font-family:var(--serif);font-style:italic;font-size:19px;color:var(--gold-light);
  padding:0 34px;white-space:nowrap;display:flex;align-items:center;gap:34px;
}
.marquee-track span::after{content:'✦';font-style:normal;color:rgba(255,255,255,.25);font-size:12px;}
@keyframes marquee{from{transform:translateX(0);}to{transform:translateX(-50%);}}

/* ---------- ABOUT ---------- */
.about{padding:130px 0;background:var(--cream);}
.about .container{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:center;}
.about-img{position:relative;}
.about-img img{width:100%;height:560px;object-fit:cover;}
.about-img .frame{position:absolute;top:24px;left:24px;right:-24px;bottom:-24px;border:1px solid var(--gold);z-index:-1;}
.about-text p{color:var(--gray);line-height:1.9;font-size:16.5px;margin-bottom:20px;}
.brand-row{display:flex;gap:36px;margin-top:36px;padding-top:32px;border-top:1px solid rgba(0,0,0,.1);flex-wrap:wrap;}
.brand-row div{position:relative;}
.brand-row div:not(:last-child){padding-right:20px;}
.brand-row div:not(:last-child)::after{content:'';position:absolute;top:4px;right:-20px;width:1px;height:34px;background:rgba(178,138,79,.25);}
.brand-row .label{font-size:10.5px;letter-spacing:2.5px;text-transform:uppercase;color:var(--gray);margin-bottom:6px;}
.brand-row .val{font-family:var(--serif);font-size:20px;color:var(--dark);}

/* ---------- LISTINGS ---------- */
.listings{padding:130px 0;background:var(--white);}
.listings-head{display:flex;justify-content:space-between;align-items:flex-end;margin-bottom:60px;flex-wrap:wrap;gap:20px;}
.listings-head .section-title{margin-bottom:8px;}
.listing-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:34px;}
.listing-card{position:relative;transition:transform .5s var(--ease);}
.listing-card:hover{transform:translateY(-6px);}
.listing-media{position:relative;overflow:hidden;height:340px;transition:box-shadow .5s var(--ease);}
.listing-card:hover .listing-media{box-shadow:0 24px 44px rgba(20,19,16,.18);}
.listing-media img{width:100%;height:100%;object-fit:cover;transition:transform 1s var(--ease);}
.listing-card:hover .listing-media img{transform:scale(1.09);}
.listing-media img.streetview-crop{object-position:center 82%;transform:scale(1.32);filter:saturate(1.12) contrast(1.06) brightness(1.03);}
.listing-card:hover .listing-media img.streetview-crop{transform:scale(1.42);}
.listing-tag{position:absolute;top:18px;left:18px;background:var(--white);padding:8px 16px;font-size:11px;letter-spacing:2px;text-transform:uppercase;z-index:2;}
.listing-overlay{
  position:absolute;inset:0;background:rgba(20,19,16,.45);display:flex;align-items:center;justify-content:center;
  opacity:0;transition:opacity .5s var(--ease);
}
.listing-card:hover .listing-overlay{opacity:1;}
.listing-overlay span{color:var(--white);font-size:12px;letter-spacing:3px;text-transform:uppercase;border-bottom:1px solid var(--gold-light);padding-bottom:6px;}
.listing-body{padding:24px 4px;}
.listing-price{font-family:var(--serif);font-size:26px;color:var(--dark);margin-bottom:6px;}
.listing-addr{color:var(--gray);font-size:14.5px;margin-bottom:14px;}
.listing-meta{display:flex;gap:18px;font-size:12.5px;color:var(--gray);letter-spacing:.5px;}
.listings-note{text-align:center;color:var(--gray);font-size:13px;margin-top:50px;font-style:italic;}
.listings-note a{color:var(--gold);text-decoration:underline;text-underline-offset:3px;}
.listings-note a:hover{color:var(--gold-light);}

/* ---------- TEAM ---------- */
.team{padding:130px 0;background:var(--cream-2);}
.team-grid{display:grid;grid-template-columns:1fr 1fr;gap:60px;}
.team-card{text-align:center;background:var(--white);padding:56px 40px;transition:transform .5s var(--ease), box-shadow .5s var(--ease);}
.team-card:hover{transform:translateY(-6px);box-shadow:0 24px 44px rgba(20,19,16,.1);}
.avatar{
  position:relative;
  width:132px;height:132px;border-radius:14px;margin:0 auto 26px;
  display:flex;align-items:center;justify-content:center;
  background:linear-gradient(145deg,var(--dark),#2b271f);
  border:1px solid var(--gold);
  font-family:var(--serif);font-size:38px;color:var(--gold-light);
}
.avatar::after{
  content:'';position:absolute;inset:-7px;border-radius:18px;border:1px solid rgba(178,138,79,.35);
}
.avatar-photo{overflow:hidden;padding:0;}
.avatar-photo img{width:100%;height:100%;object-fit:cover;border-radius:14px;}
.team-card h3{font-size:27px;margin-bottom:4px;}
.team-card .role{font-size:11.5px;letter-spacing:2.5px;text-transform:uppercase;color:var(--gold);margin-bottom:20px;}
.team-card p{color:var(--gray);line-height:1.8;font-size:15px;}

/* ---------- STATS ---------- */
.stats{background:var(--dark);padding:100px 0;border-top:1px solid rgba(179,138,79,.22);border-bottom:1px solid rgba(179,138,79,.22);}
.stats-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:30px;text-align:center;}
.stats-grid > div{position:relative;padding:0 10px;}
.stats-grid > div:not(:last-child)::after{
  content:'';position:absolute;top:6px;right:-15px;width:1px;height:70px;
  background:linear-gradient(180deg, rgba(211,173,116,0) 0%, rgba(211,173,116,.35) 50%, rgba(211,173,116,0) 100%);
}
.stat-num{
  font-family:var(--serif);font-size:58px;font-weight:500;letter-spacing:.5px;
  display:flex;justify-content:center;
  background:linear-gradient(100deg, var(--gold-light) 15%, var(--white) 50%, var(--gold-light) 92%);
  -webkit-background-clip:text;background-clip:text;-webkit-text-fill-color:transparent;
}
.stat-divider{width:26px;height:1px;background:var(--gold);margin:18px auto 14px;opacity:.75;}
.stat-label{color:#cfc9bc;font-size:11.5px;letter-spacing:2.6px;text-transform:uppercase;}

.aerial-video{position:relative;height:68vh;min-height:420px;max-height:640px;overflow:hidden;background:#0f0e0b;contain:layout paint;}
.aerial-video-el{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transform:translateZ(0);will-change:transform;}
.aerial-video-overlay{
  position:absolute;inset:0;z-index:1;
  background:linear-gradient(180deg, rgba(15,14,11,.6) 0%, rgba(15,14,11,.22) 42%, rgba(15,14,11,.65) 100%);
}
.aerial-video-text{
  position:relative;z-index:2;height:100%;
  display:flex;flex-direction:column;align-items:center;justify-content:center;text-align:center;
  padding:0 24px;
}
.aerial-video-text .eyebrow{color:var(--white);text-shadow:0 2px 12px rgba(0,0,0,.65);}
.aerial-video-text .section-title{color:var(--white);margin-bottom:0;text-shadow:0 2px 16px rgba(0,0,0,.55);}
.aerial-video-text .section-title em{
  background:none;-webkit-background-clip:initial;background-clip:initial;
  -webkit-text-fill-color:var(--white);color:var(--white);
}
@media(max-width:768px){
  .aerial-video{height:46vh;min-height:320px;}
}

/* ---------- AREAS ---------- */
.areas{padding:150px 0;background:var(--cream-2);}
.areas .section-head p{color:var(--gray);}
.areas .eyebrow{color:var(--gold);}
.areas .section-title{color:var(--dark);}
.area-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:20px;}
.area-card{
  display:block;width:100%;font-family:inherit;
  background:var(--white);border:1px solid rgba(0,0,0,.08);text-align:center;
  transition:all .45s var(--ease);overflow:hidden;position:relative;
}
.area-card:hover{border-color:var(--gold-light);transform:translateY(-6px);box-shadow:0 20px 40px rgba(0,0,0,.08);}
.area-card-img{
  height:210px;background-size:cover;background-position:center;
  transition:transform .6s var(--ease);position:relative;
}
.area-card-img::after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(20,19,16,0) 40%,rgba(20,19,16,.55));}
.area-card:hover .area-card-img{transform:scale(1.08);}
.area-card-body{padding:22px 18px 26px;background:var(--white);transition:background .45s var(--ease);}
.area-card:hover .area-card-body{background:var(--cream);}
.area-card h3{color:var(--dark);font-size:22px;font-weight:500;}
.area-card span{display:block;color:var(--gold);font-size:10px;letter-spacing:2px;text-transform:uppercase;margin-top:8px;}
.areas-cta{text-align:center;margin-top:48px;}
.areas-cta p{color:var(--gray);font-size:15px;}
.areas-cta a{color:var(--gold);text-decoration:underline;text-underline-offset:4px;transition:color .3s var(--ease);}
.areas-cta a:hover{color:var(--dark);}

/* ---------- AREA DETAIL MODAL ---------- */
.area-modal{
  position:fixed;inset:0;z-index:2000;display:flex;align-items:center;justify-content:center;
  padding:24px;opacity:0;pointer-events:none;transition:opacity .4s var(--ease);
}
.area-modal.open{opacity:1;pointer-events:auto;}
.area-modal-overlay{position:absolute;inset:0;background:rgba(15,14,11,.86);}
.area-modal-content{
  position:relative;z-index:1;background:var(--cream);max-width:760px;width:100%;max-height:88vh;overflow-y:auto;
  display:grid;grid-template-columns:1fr;
  transform:translateY(24px) scale(.97);opacity:0;transition:all .45s var(--ease);
  box-shadow:0 30px 70px rgba(0,0,0,.4);
}
.area-modal.open .area-modal-content{transform:translateY(0) scale(1);opacity:1;}
.area-modal-img{height:340px;background-size:cover;background-position:center;}
.area-modal-text{padding:40px 44px 44px;}
.area-modal-text .eyebrow{margin-bottom:10px;}
.area-modal-text h3{font-size:34px;color:var(--dark);margin-bottom:16px;}
.area-modal-text p{color:var(--gray);line-height:1.85;font-size:16px;margin-bottom:26px;}
.area-modal-close{
  position:absolute;top:18px;right:18px;z-index:2;width:38px;height:38px;border-radius:50%;
  background:rgba(20,19,16,.55);display:flex;align-items:center;justify-content:center;
  transition:background .3s var(--ease);
}
.area-modal-close svg{width:16px;height:16px;fill:var(--white);}
.area-modal-close:hover{background:var(--gold);}
@media(min-width:640px){
  .area-modal-content{grid-template-columns:1fr;}
  .area-modal-img{height:380px;}
}

/* ---------- 55+ COMMUNITIES ---------- */
.fiftyfive{position:relative;padding:140px 0;overflow:hidden;}
.fiftyfive-bg{position:absolute;inset:0;background-attachment:fixed;background-size:cover;background-position:center;filter:blur(6px);transform:scale(1.1);z-index:0;}
.fiftyfive::before{content:'';position:absolute;inset:0;background:rgba(15,14,11,.78);z-index:1;}
.fiftyfive .container{position:relative;z-index:2;}
.fiftyfive .eyebrow{color:var(--gold-light);}
.fiftyfive .section-title{color:var(--white);}
.fiftyfive-head{max-width:760px;margin:0 auto 56px;text-align:center;}
.fiftyfive-head p{color:#d8d2c4;line-height:1.85;font-size:16px;margin-top:10px;}
.fiftyfive-stats{display:flex;justify-content:center;gap:70px;margin-bottom:64px;flex-wrap:wrap;text-align:center;}
.fiftyfive-stats .num{font-family:var(--serif);font-size:44px;color:var(--gold-light);}
.fiftyfive-stats .lbl{font-size:11px;letter-spacing:2px;text-transform:uppercase;color:#d8d2c4;margin-top:8px;}
.fiftyfive-grid{display:flex;flex-wrap:wrap;justify-content:center;gap:24px;}
.fiftyfive-card{
  display:block;flex:0 1 calc(33.333% - 16px);border:1px solid rgba(255,255,255,.22);padding:30px 26px;
  transition:all .4s var(--ease);cursor:pointer;
}
.fiftyfive-card:hover{transform:translateY(-6px);border-color:var(--gold-light);background:rgba(255,255,255,.06);}
.fiftyfive-card h4{font-family:var(--serif);font-size:21px;font-weight:500;margin-bottom:6px;color:var(--white);}
.fiftyfive-card .city{display:block;font-size:11px;letter-spacing:2px;text-transform:uppercase;color:var(--gold-light);margin-bottom:18px;}
.fiftyfive-card .meta{display:flex;justify-content:space-between;gap:10px;font-size:13px;color:#d8d2c4;padding-top:14px;border-top:1px solid rgba(255,255,255,.15);}
.fiftyfive-cta{text-align:center;margin-top:56px;}

/* ---------- COMMERCIAL ---------- */
.commercial{position:relative;padding:130px 0;overflow:hidden;}
.commercial-bg{position:absolute;inset:0;background-attachment:fixed;background-size:cover;background-position:center;filter:blur(6px);transform:scale(1.1);z-index:0;}
.commercial::before{content:'';position:absolute;inset:0;background:rgba(15,14,11,.8);z-index:1;}
.commercial .container{position:relative;z-index:2;display:grid;grid-template-columns:1fr 1fr;gap:70px;align-items:center;}
.commercial .eyebrow{color:var(--gold-light);}
.commercial .section-title{color:var(--white);}
.commercial-text p{color:#d8d2c4;line-height:1.9;font-size:16.5px;margin-bottom:20px;}
.commercial-img{position:relative;overflow:hidden;height:460px;border:1px solid rgba(255,255,255,.18);}
.commercial-img img{width:100%;height:100%;object-fit:cover;}

/* ---------- CONCIERGE ---------- */
.concierge{padding:0;background:var(--white);}
.concierge .container{display:grid;grid-template-columns:1fr 1fr;gap:0;max-width:1240px;}
.concierge-img{height:100%;min-height:520px;overflow:hidden;}
.concierge-img img{width:100%;height:100%;object-fit:cover;}
.concierge-text{padding:90px 70px;display:flex;flex-direction:column;justify-content:center;}
.concierge-text p{color:var(--gray);line-height:1.9;font-size:16px;margin-bottom:30px;}
.service-list{margin:0 0 34px;}
.service-list li{padding:12px 0;border-bottom:1px solid rgba(0,0,0,.08);font-size:15px;display:flex;gap:12px;align-items:center;}
.service-list li::before{content:'—';color:var(--gold);}

/* ---------- TESTIMONIALS ---------- */
.testimonials{padding:140px 0;background:#3a3428;text-align:center;color:var(--white);}
.testi-wrap{display:flex;align-items:center;justify-content:center;gap:22px;max-width:900px;margin:0 auto;}
.testi-arrow{
  flex-shrink:0;width:46px;height:46px;border-radius:50%;border:1px solid rgba(255,255,255,.3);
  display:flex;align-items:center;justify-content:center;transition:all .35s var(--ease);
}
.testi-arrow svg{width:18px;height:18px;fill:var(--white);}
.testi-arrow:hover{background:var(--gold);border-color:var(--gold);}
.testi-links{display:flex;justify-content:center;gap:18px;flex-wrap:wrap;margin-top:44px;}
.testi-track{flex:1 1 0%;min-width:0;max-width:760px;margin:0 auto;min-height:300px;position:relative;}
.testi-slide{
  position:absolute;inset:0;opacity:0;transition:opacity .8s var(--ease);pointer-events:none;
  display:flex;flex-direction:column;justify-content:center;
}
.testi-slide.active{opacity:1;pointer-events:auto;}
.testi-slide p{font-family:var(--serif);font-style:italic;font-size:clamp(17px,2vw,23px);line-height:1.65;color:#f1ede3;}
.testi-slide .who{margin-top:26px;font-family:var(--sans);font-size:12px;letter-spacing:2px;text-transform:uppercase;color:var(--gold-light);}
.testi-dots{display:flex;justify-content:center;gap:10px;margin-top:46px;}
.testi-dots button{width:8px;height:8px;border-radius:50%;background:rgba(255,255,255,.3);transition:all .4s;}
.testi-dots button.active{background:var(--gold-light);width:24px;border-radius:5px;}

/* ---------- CTA ---------- */
.cta{position:relative;padding:170px 0;background-size:cover;background-position:center;text-align:center;background-attachment:fixed;}
.cta::before{content:'';position:absolute;inset:0;background:rgba(12,11,9,.62);}
.cta .container{position:relative;z-index:2;}
.cta h2{color:var(--white);font-size:clamp(32px,4.4vw,58px);margin-bottom:26px;}
.cta p{color:#e8e3d6;margin-bottom:40px;font-size:16px;}

/* ---------- CONTACT ---------- */
.contact{padding:130px 0;background:var(--cream);}
.contact .container{display:grid;grid-template-columns:1.1fr 1fr;gap:80px;}
.contact-form{display:flex;flex-direction:column;}
.form-group{margin-bottom:22px;}
.form-group label{display:block;font-size:11px;letter-spacing:2px;text-transform:uppercase;color:var(--gray);margin-bottom:8px;}
.form-group input, .form-group textarea{
  width:100%;border:none;border-bottom:1px solid rgba(0,0,0,.25);background:transparent;
  padding:12px 4px;font-family:var(--sans);font-size:15px;color:var(--dark);transition:border-color .3s;
}
.form-group input:focus, .form-group textarea:focus{outline:none;border-color:var(--gold);}
.form-note{margin-top:16px;font-size:13px;letter-spacing:.2px;color:var(--gray);line-height:1.6;}
.form-note a{color:var(--gold);text-decoration:none;border-bottom:1px solid rgba(178,138,79,.35);transition:border-color .3s;}
.form-note a:hover{border-color:var(--gold);}
.form-status{margin-top:18px;font-size:13px;letter-spacing:.3px;min-height:18px;transition:opacity .3s var(--ease);}
.form-status.sending{color:var(--gray);}
.form-status.error{color:#a4453a;}
.form-success{
  display:none;flex:1;flex-direction:column;align-items:center;justify-content:center;
  text-align:center;padding:40px 20px;position:relative;min-height:480px;
  opacity:0;transform:translateY(14px);transition:opacity .6s var(--ease), transform .6s var(--ease);
}
.form-success.show{display:flex;}
.form-success.in{opacity:1;transform:translateY(0);}
.form-success::before{
  content:'';position:absolute;top:50%;left:50%;width:480px;height:480px;
  transform:translate(-50%,-50%);border-radius:50%;
  background:radial-gradient(circle, rgba(255,255,255,.95) 0%, rgba(255,255,255,.6) 42%, rgba(255,255,255,0) 72%);
  z-index:0;
}
.form-success > *{position:relative;z-index:1;}
.form-success .eyebrow{color:var(--gold);}
.form-success h3{font-family:var(--serif);font-size:clamp(24px,3vw,32px);font-weight:500;color:var(--dark);margin-bottom:14px;}
.form-success h3 em{font-style:italic;color:var(--gold);}
.form-success p{color:var(--gray);font-size:16px;line-height:1.7;max-width:380px;margin:0 auto;}
.contact-info{background:var(--dark);color:var(--white);padding:56px 48px;}
.contact-info h3{font-size:26px;color:var(--white);margin-bottom:30px;}
.info-row{margin-bottom:26px;}
.info-row .label{font-size:10.5px;letter-spacing:2px;text-transform:uppercase;color:var(--gold-light);margin-bottom:6px;}
.info-row .val{font-size:15.5px;color:#eae5d9;line-height:1.7;}
.social-row{display:flex;gap:14px;margin-top:36px;}
.social-row a{
  width:38px;height:38px;border:1px solid rgba(255,255,255,.3);border-radius:50%;
  display:flex;align-items:center;justify-content:center;transition:all .3s;
}
.social-row a:hover{background:var(--gold);border-color:var(--gold);}
.social-row svg{width:15px;height:15px;fill:var(--white);}

/* ---------- FOOTER ---------- */
footer{background:var(--dark);color:#cfc9bc;padding:80px 0 30px;}
.footer-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:50px;margin-bottom:70px;}
.footer-logo .name{font-family:var(--serif);font-size:26px;color:var(--white);}
.footer-logo .tag{font-size:10px;letter-spacing:3px;text-transform:uppercase;color:var(--gold-light);margin:6px 0 20px;display:block;}
.footer-grid p{font-size:14px;line-height:1.8;color:#a29c8e;}
.footer-col h4{font-size:12px;letter-spacing:2px;text-transform:uppercase;color:var(--white);margin-bottom:22px;}
.footer-col a, .footer-col li{display:block;font-size:14px;color:#a29c8e;margin-bottom:12px;transition:color .3s;}
.footer-col a:hover{color:var(--gold-light);}
.affiliations{display:flex;align-items:center;justify-content:center;gap:36px;flex-wrap:wrap;padding-bottom:54px;margin-bottom:46px;border-bottom:1px solid rgba(255,255,255,.1);}
.affiliation-badge{display:flex;flex-direction:column;align-items:center;gap:10px;opacity:.95;transition:opacity .3s, transform .3s;}
.affiliation-badge:hover{opacity:1;transform:translateY(-3px);}
.official-logo-card{
  background:transparent;padding:0;
  display:flex;align-items:center;justify-content:center;
}
.official-logo-card svg{display:block;width:auto;}
.official-logo-card.realtor-logo-card svg{height:64px;}
.official-logo-card.fs-logo-card{background:var(--dark);padding:10px 16px;border-radius:8px;}
.official-logo-card.fs-logo-card svg{height:96px;}
.affiliation-label{font-size:10px;letter-spacing:2px;text-transform:uppercase;color:#a29c8e;text-align:center;line-height:1.5;}
.footer-logo-badges{display:flex;align-items:center;justify-content:flex-start;gap:24px;margin-top:24px;}
.header-badges{display:flex;align-items:center;gap:14px;}
.header-badges .official-logo-card.realtor-logo-card svg{height:76px;transition:height .5s var(--ease);}
.header-badges .official-logo-card.fs-logo-card{background:transparent;padding:0;border-radius:0;}
.header-badges .official-logo-card.fs-logo-card svg{height:76px;transition:height .5s var(--ease);}
header.scrolled .header-badges .official-logo-card.realtor-logo-card svg{height:56px;}
header.scrolled .header-badges .official-logo-card.fs-logo-card svg{height:56px;}
.footer-bottom{border-top:1px solid rgba(255,255,255,.1);padding-top:28px;display:flex;justify-content:space-between;align-items:center;flex-wrap:wrap;gap:14px;}
.footer-bottom p{font-size:12.5px;color:#8b8577;}
.back-top{
  width:44px;height:44px;border:1px solid rgba(255,255,255,.25);border-radius:50%;
  display:flex;align-items:center;justify-content:center;transition:all .3s;
}
.back-top:hover{background:var(--gold);border-color:var(--gold);}
.back-top svg{width:16px;height:16px;fill:var(--white);}

/* fixed back-to-top floating */
#floatTop{
  position:fixed;right:26px;bottom:26px;z-index:900;width:46px;height:46px;border-radius:50%;
  background:var(--dark);border:1px solid var(--gold);display:flex;align-items:center;justify-content:center;
  opacity:0;visibility:hidden;transform:translateY(10px);transition:all .4s var(--ease);
}
#floatTop.show{opacity:1;visibility:visible;transform:translateY(0);}
#floatTop svg{width:16px;height:16px;fill:var(--gold-light);}

/* ---------- PAST SALES TABLE VIEW ---------- */
.sales-toolbar{display:flex;justify-content:space-between;align-items:center;flex-wrap:wrap;gap:16px;margin-bottom:40px;}
.sales-toolbar p{color:var(--gray);font-size:14px;}
.sales-summary{background:var(--dark);color:var(--white);padding:60px 0;border-top:1px solid rgba(179,138,79,.22);border-bottom:1px solid rgba(179,138,79,.22);}
.sales-summary .stats-grid{grid-template-columns:repeat(4,1fr);}

@media(max-width:980px){
  nav.main-nav, .header-phone, .header-badges{display:none;}
  .menu-toggle{display:flex;}
  .about .container, .concierge .container, .contact .container, .commercial .container{grid-template-columns:1fr;}
  .commercial-img{height:340px;}
  .about-img{order:2;}
  .team-grid{grid-template-columns:1fr;}
  .listing-grid{grid-template-columns:repeat(2,1fr);}
  .stats-grid{grid-template-columns:repeat(2,1fr);row-gap:40px;}
  .stats-grid > div:nth-child(2n)::after{display:none;}
  .area-grid{grid-template-columns:repeat(2,1fr);}
  .fiftyfive-card{flex:0 1 calc(50% - 12px);}
  .fiftyfive-stats{gap:44px;}
  .footer-grid{grid-template-columns:1fr 1fr;}
}
@media(max-width:600px){
  .listing-grid{grid-template-columns:1fr;}
  .area-grid{grid-template-columns:1fr;}
  .fiftyfive-card{flex:0 1 100%;}
  .footer-grid{grid-template-columns:1fr;}
  .concierge-text{padding:60px 30px;}
  .cta, .fiftyfive-bg, .commercial-bg{background-attachment:scroll;}
  .logo-mark{width:54px;}
  .logo{gap:10px;}
  .logo .name{font-size:26px;letter-spacing:4px;padding-bottom:8px;}
  .logo .name::after{width:36px;}
  .logo .tag{font-size:8.5px;letter-spacing:3px;}
  .logo .brands{font-size:7.5px;letter-spacing:1px;}
  .affiliations{gap:32px;}
  .testi-wrap{gap:10px;}
  .testi-arrow{width:36px;height:36px;}
  .testi-arrow svg{width:14px;height:14px;}
}