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

:root {
  --cream:         #FAFAF7;
  --sand:          #EDE8DF;
  --sand-dark:     #DDD4C4;
  --charcoal:      #191919;
  --charcoal-mid:  #3A3A3A;
  --charcoal-soft: #666666;
  --ocean:         #5A8C9F;
  --ocean-dark:    #3D6E82;
  --ocean-light:   #A8C5D0;
  --gold:          #C4A96A;
  --gold-light:    #D9C49A;
  --white:         #FFFFFF;
  --font-serif:    'Cormorant Garamond', Georgia, serif;
  --font-sans:     'Inter', -apple-system, sans-serif;
  --nav-h:         80px;
  --section-pad:   100px;
  --max-w:         1320px;
  --radius:        2px;
  --transition:    0.4s cubic-bezier(0.25, 0.46, 0.45, 0.94);
}

*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }
html { scroll-behavior: smooth; font-size: 16px; }
body { font-family: var(--font-sans); background: var(--cream); color: var(--charcoal); line-height: 1.7; -webkit-font-smoothing: antialiased; overflow-x: hidden; }
img { display: block; max-width: 100%; height: auto; }
a  { text-decoration: none; color: inherit; }
ul { list-style: none; }
button { cursor: pointer; font-family: inherit; border: none; background: none; }
input, textarea, select { font-family: inherit; }

.t-eyebrow { font-family: var(--font-sans); font-size: 11px; font-weight: 500; letter-spacing: 0.18em; text-transform: uppercase; color: var(--gold); }
.t-h1 { font-family: var(--font-serif); font-size: clamp(40px, 5vw, 72px); font-weight: 300; line-height: 1.1; }
.t-h2 { font-family: var(--font-serif); font-size: clamp(32px, 4vw, 54px); font-weight: 300; line-height: 1.15; }
.t-h3 { font-family: var(--font-serif); font-size: clamp(22px, 2.5vw, 32px); font-weight: 400; line-height: 1.25; }
.t-lead { font-family: var(--font-sans); font-size: clamp(16px, 1.5vw, 18px); font-weight: 300; line-height: 1.8; color: var(--charcoal-soft); }
.t-body { font-size: 15px; line-height: 1.8; color: var(--charcoal-mid); }
.t-small { font-size: 13px; letter-spacing: 0.03em; color: var(--charcoal-soft); }

.container { max-width: var(--max-w); margin: 0 auto; padding: 0 40px; }
.container--narrow { max-width: 840px; margin: 0 auto; padding: 0 40px; }
.section { padding: var(--section-pad) 0; }
.section--dark { background: var(--charcoal); color: var(--white); }
.section--sand { background: var(--sand); }
.section--white { background: var(--white); }
.text-center { text-align: center; }
.text-white   { color: var(--white) !important; }
.text-gold    { color: var(--gold) !important; }
.divider { width: 48px; height: 1px; background: var(--gold); margin: 24px 0; }
.divider--center { margin: 24px auto; }

.btn { display: inline-flex; align-items: center; gap: 10px; padding: 14px 32px; font-size: 11px; font-weight: 500; letter-spacing: 0.16em; text-transform: uppercase; transition: all var(--transition); border-radius: var(--radius); }
.btn--primary { background: var(--gold); color: var(--white); }
.btn--primary:hover { background: var(--charcoal); transform: translateY(-2px); box-shadow: 0 8px 28px rgba(0,0,0,0.18); }
.btn--outline { border: 1px solid var(--white); color: var(--white); }
.btn--outline:hover { background: var(--white); color: var(--charcoal); transform: translateY(-2px); }
.btn--outline-dark { border: 1px solid var(--charcoal); color: var(--charcoal); }
.btn--outline-dark:hover { background: var(--charcoal); color: var(--white); transform: translateY(-2px); }
.btn--ghost { color: var(--gold); padding: 0; gap: 8px; font-size: 12px; letter-spacing: 0.12em; }
.btn--ghost::after { content: '→'; font-size: 14px; transition: transform var(--transition); }
.btn--ghost:hover::after { transform: translateX(4px); }
.btn--ghost:hover { color: var(--charcoal); }

/* NAV */
.nav { position: fixed; top: 0; left: 0; right: 0; z-index: 1000; height: var(--nav-h); display: flex; align-items: center; transition: all var(--transition); }
.nav--solid { background: rgba(250,250,247,0.97); backdrop-filter: blur(12px); -webkit-backdrop-filter: blur(12px); border-bottom: 1px solid rgba(0,0,0,0.06); box-shadow: 0 2px 24px rgba(0,0,0,0.04); }
.nav__inner { max-width: var(--max-w); margin: 0 auto; padding: 0 40px; width: 100%; display: flex; align-items: center; justify-content: space-between; }
.nav__logo { display: flex; flex-direction: column; line-height: 1; }
.nav__logo-name { font-family: var(--font-serif); font-size: 20px; font-weight: 500; letter-spacing: 0.06em; color: var(--white); transition: color var(--transition); }
.nav__logo-tag { font-family: var(--font-sans); font-size: 9px; font-weight: 500; letter-spacing: 0.22em; text-transform: uppercase; color: var(--gold); margin-top: 3px; }
.nav--solid .nav__logo-name { color: var(--charcoal); }
.nav__links { display: flex; align-items: center; gap: 32px; }
.nav__link { font-size: 11px; font-weight: 500; letter-spacing: 0.12em; text-transform: uppercase; color: rgba(255,255,255,0.85); transition: color var(--transition); position: relative; }
.nav__link::after { content: ''; position: absolute; bottom: -4px; left: 0; right: 0; height: 1px; background: var(--gold); transform: scaleX(0); transition: transform var(--transition); }
.nav__link:hover { color: var(--white); }
.nav__link:hover::after { transform: scaleX(1); }
.nav__link.active { color: var(--gold); }
.nav__link.active::after { transform: scaleX(1); }
.nav--solid .nav__link { color: var(--charcoal-mid); }
.nav--solid .nav__link:hover { color: var(--charcoal); }
.nav__cta { background: var(--gold); color: var(--white) !important; padding: 10px 22px; border-radius: var(--radius); font-size: 10px; font-weight: 600; letter-spacing: 0.16em; text-transform: uppercase; transition: all var(--transition); }
.nav__cta:hover { background: var(--charcoal) !important; color: var(--white) !important; transform: translateY(-1px); }
.nav__cta::after { display: none !important; }
.nav__hamburger { display: none; flex-direction: column; gap: 5px; width: 28px; cursor: pointer; }
.nav__hamburger span { display: block; height: 1.5px; background: var(--white); transition: all var(--transition); transform-origin: center; }
.nav--solid .nav__hamburger span { background: var(--charcoal); }
.nav__hamburger.open span:nth-child(1) { transform: translateY(6.5px) rotate(45deg); }
.nav__hamburger.open span:nth-child(2) { opacity: 0; transform: scaleX(0); }
.nav__hamburger.open span:nth-child(3) { transform: translateY(-6.5px) rotate(-45deg); }
.nav__mobile { display: none; position: fixed; top: var(--nav-h); left: 0; right: 0; bottom: 0; background: var(--cream); flex-direction: column; padding: 40px; z-index: 999; overflow-y: auto; transform: translateX(100%); transition: transform var(--transition); }
.nav__mobile.open { display: flex; transform: translateX(0); }
.nav__mobile-link { font-family: var(--font-serif); font-size: 28px; font-weight: 300; color: var(--charcoal); padding: 16px 0; border-bottom: 1px solid var(--sand-dark); transition: color var(--transition); }
.nav__mobile-link:hover { color: var(--gold); }
.nav__mobile-cta { margin-top: 32px; align-self: flex-start; }

/* HERO */
.hero { position: relative; height: 100vh; min-height: 700px; display: flex; align-items: flex-end; overflow: hidden; }
.hero--center { align-items: center; }
.hero__bg { position: absolute; inset: 0; background-size: cover; background-position: center; transform: scale(1.04); transition: transform 8s ease; }
.hero.loaded .hero__bg { transform: scale(1); }
.hero__overlay { position: absolute; inset: 0; background: linear-gradient(to top, rgba(15,15,15,0.75) 0%, rgba(15,15,15,0.30) 50%, rgba(15,15,15,0.12) 100%); }
.hero--center .hero__overlay { background: linear-gradient(135deg, rgba(15,15,15,0.65) 0%, rgba(15,15,15,0.35) 100%); }
.hero__content { position: relative; z-index: 2; padding: 0 40px 80px; max-width: var(--max-w); margin: 0 auto; width: 100%; }
.hero--center .hero__content { text-align: center; padding: 0 40px; display: flex; flex-direction: column; align-items: center; }
.hero__eyebrow { font-size: 11px; font-weight: 500; letter-spacing: 0.22em; text-transform: uppercase; color: var(--gold); margin-bottom: 20px; }
.hero__title { font-family: var(--font-serif); font-size: clamp(48px, 7vw, 96px); font-weight: 300; line-height: 1.05; color: var(--white); margin-bottom: 24px; max-width: 860px; }
.hero__subtitle { font-size: clamp(15px, 1.4vw, 17px); color: rgba(255,255,255,0.80); font-weight: 300; max-width: 520px; line-height: 1.7; margin-bottom: 40px; }
.hero__actions { display: flex; gap: 16px; flex-wrap: wrap; }
.hero--center .hero__actions { justify-content: center; }
.hero__scroll { position: absolute; bottom: 32px; right: 40px; z-index: 2; display: flex; align-items: center; gap: 12px; color: rgba(255,255,255,0.6); font-size: 10px; letter-spacing: 0.18em; text-transform: uppercase; font-weight: 500; }
.hero__scroll-line { width: 40px; height: 1px; background: rgba(255,255,255,0.4); position: relative; overflow: hidden; }
.hero__scroll-line::after { content: ''; position: absolute; top: 0; left: -100%; right: 100%; height: 100%; background: var(--gold); animation: scroll-line 2.4s ease infinite; }
@keyframes scroll-line { 0% { left: -100%; right: 100%; } 50% { left: 0%; right: 0%; } 100% { left: 100%; right: -100%; } }

.page-hero { position: relative; height: 55vh; min-height: 400px; display: flex; align-items: flex-end; overflow: hidden; }
.page-hero__bg { position: absolute; inset: 0; background-size: cover; background-position: center; }
.page-hero__overlay { position: absolute; inset: 0; background: linear-gradient(to top, rgba(15,15,15,0.72) 0%, rgba(15,15,15,0.25) 60%, transparent 100%); }
.page-hero__content { position: relative; z-index: 2; padding: 0 40px 60px; max-width: var(--max-w); margin: 0 auto; width: 100%; }

/* SPLIT */
.split { display: grid; grid-template-columns: 1fr 1fr; min-height: 600px; }
.split__media { position: relative; overflow: hidden; min-height: 480px; }
.split__media img { width: 100%; height: 100%; object-fit: cover; transition: transform 0.8s ease; }
.split__media:hover img { transform: scale(1.04); }
.split__body { display: flex; flex-direction: column; justify-content: center; padding: 80px 72px; }
.split--sand .split__body  { background: var(--sand); }
.split--white .split__body { background: var(--white); }
.split--dark .split__body  { background: var(--charcoal); color: var(--white); }
.split--dark { background: var(--charcoal); }
.split--dark .t-h2 { color: var(--white); }
.split--dark .t-lead { color: rgba(255,255,255,0.7); }
.split--dark .t-eyebrow { color: var(--gold); }

/* STATS */
.stats-bar { background: var(--charcoal); padding: 56px 0; }
.stats-bar__grid { display: grid; grid-template-columns: repeat(4, 1fr); max-width: var(--max-w); margin: 0 auto; padding: 0 40px; }
.stats-bar__item { text-align: center; padding: 24px; border-right: 1px solid rgba(255,255,255,0.08); }
.stats-bar__item:last-child { border-right: none; }
.stats-bar__num { font-family: var(--font-serif); font-size: clamp(40px, 4vw, 60px); font-weight: 300; color: var(--gold); line-height: 1; margin-bottom: 8px; }
.stats-bar__label { font-size: 11px; font-weight: 500; letter-spacing: 0.14em; text-transform: uppercase; color: rgba(255,255,255,0.55); }

/* EDGE CARDS */
.edge-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 2px; background: var(--sand-dark); }
.edge-card { background: var(--white); padding: 48px 40px; transition: all var(--transition); position: relative; overflow: hidden; }
.edge-card::before { content: ''; position: absolute; bottom: 0; left: 0; right: 0; height: 3px; background: var(--gold); transform: scaleX(0); transition: transform var(--transition); }
.edge-card:hover { background: var(--charcoal); }
.edge-card:hover .edge-card__num  { color: var(--gold); }
.edge-card:hover .edge-card__title, .edge-card:hover .edge-card__body { color: rgba(255,255,255,0.85); }
.edge-card:hover::before { transform: scaleX(1); }
.edge-card__num { font-family: var(--font-serif); font-size: 64px; font-weight: 300; color: var(--sand-dark); line-height: 1; margin-bottom: 20px; transition: color var(--transition); }
.edge-card__title { font-family: var(--font-serif); font-size: 22px; font-weight: 400; margin-bottom: 12px; color: var(--charcoal); transition: color var(--transition); }
.edge-card__body { font-size: 14px; line-height: 1.75; color: var(--charcoal-soft); transition: color var(--transition); }

/* LISTINGS */
.listings-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 28px; }
.listing-card { background: var(--white); overflow: hidden; border-radius: var(--radius); transition: all var(--transition); }
.listing-card:hover { transform: translateY(-6px); box-shadow: 0 24px 56px rgba(0,0,0,0.12); }
.listing-card__media { position: relative; height: 260px; overflow: hidden; }
.listing-card__media img { width: 100%; height: 100%; object-fit: cover; transition: transform 0.7s ease; }
.listing-card:hover .listing-card__media img { transform: scale(1.06); }
.listing-card__badge { position: absolute; top: 16px; left: 16px; background: var(--gold); color: var(--white); font-size: 9px; font-weight: 600; letter-spacing: 0.16em; text-transform: uppercase; padding: 5px 12px; border-radius: var(--radius); }
.listing-card__body { padding: 24px; }
.listing-card__price { font-family: var(--font-serif); font-size: 28px; font-weight: 400; color: var(--charcoal); margin-bottom: 4px; }
.listing-card__address { font-size: 14px; color: var(--charcoal-soft); margin-bottom: 16px; }
.listing-card__details { display: flex; gap: 20px; padding-top: 16px; border-top: 1px solid var(--sand); }
.listing-card__detail { font-size: 12px; font-weight: 500; letter-spacing: 0.04em; color: var(--charcoal-mid); }
.listing-card__detail span { display: block; font-size: 10px; font-weight: 400; letter-spacing: 0.1em; text-transform: uppercase; color: var(--charcoal-soft); margin-top: 2px; }

/* NEIGHBORHOODS */
.neighborhoods-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 20px; }
.nbhd-card { position: relative; overflow: hidden; border-radius: var(--radius); aspect-ratio: 4/3; cursor: pointer; }
.nbhd-card__img { width: 100%; height: 100%; object-fit: cover; transition: transform 0.7s ease; }
.nbhd-card:hover .nbhd-card__img { transform: scale(1.08); }
.nbhd-card__overlay { position: absolute; inset: 0; background: linear-gradient(to top, rgba(15,15,15,0.78) 0%, rgba(15,15,15,0.1) 60%, transparent 100%); transition: background var(--transition); }
.nbhd-card:hover .nbhd-card__overlay { background: linear-gradient(to top, rgba(15,15,15,0.88) 0%, rgba(15,15,15,0.35) 100%); }
.nbhd-card__body { position: absolute; bottom: 0; left: 0; right: 0; padding: 28px; }
.nbhd-card__name { font-family: var(--font-serif); font-size: 24px; font-weight: 400; color: var(--white); margin-bottom: 6px; }
.nbhd-card__desc { font-size: 13px; color: rgba(255,255,255,0.72); line-height: 1.6; max-height: 0; overflow: hidden; transition: max-height 0.5s ease, opacity 0.4s ease; opacity: 0; }
.nbhd-card:hover .nbhd-card__desc { max-height: 80px; opacity: 1; }
.nbhd-card__link { font-size: 10px; font-weight: 600; letter-spacing: 0.16em; text-transform: uppercase; color: var(--gold); margin-top: 10px; display: none; transition: color var(--transition); }
.nbhd-card:hover .nbhd-card__link { display: block; }

/* SELLER MARKETING */
.marketing-list { display: grid; grid-template-columns: repeat(2, 1fr); gap: 0; }
.marketing-item { display: flex; align-items: flex-start; gap: 20px; padding: 32px; border: 1px solid var(--sand-dark); margin: -1px 0 0 -1px; transition: background var(--transition); }
.marketing-item:hover { background: var(--sand); }
.marketing-item__icon { width: 40px; height: 40px; flex-shrink: 0; background: var(--charcoal); border-radius: 50%; display: flex; align-items: center; justify-content: center; color: var(--gold); font-size: 16px; }
.marketing-item__title { font-family: var(--font-serif); font-size: 18px; font-weight: 400; margin-bottom: 6px; }
.marketing-item__body { font-size: 13px; color: var(--charcoal-soft); line-height: 1.6; }

/* TESTIMONIALS */
.testimonials-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px; }
.testi-card { background: var(--white); padding: 40px 36px; border-radius: var(--radius); position: relative; transition: all var(--transition); }
.testi-card:hover { transform: translateY(-4px); box-shadow: 0 16px 48px rgba(0,0,0,0.08); }
.testi-card__quote { display: none; }
.testi-card__text { font-size: 16px; line-height: 1.85; color: var(--charcoal-mid); margin-bottom: 24px; font-style: italic; font-family: var(--font-serif); }
.testi-card__author { font-size: 12px; font-weight: 600; letter-spacing: 0.1em; text-transform: uppercase; color: var(--charcoal); }
.testi-card__stars { color: var(--gold); font-size: 12px; margin-bottom: 12px; }

/* LIFESTYLE */
.lifestyle-mosaic { display: grid; grid-template-columns: repeat(3, 1fr); grid-template-rows: repeat(2, 280px); gap: 6px; }
.lifestyle-mosaic__item { overflow: hidden; position: relative; }
.lifestyle-mosaic__item:first-child { grid-column: span 2; grid-row: span 2; }
.lifestyle-mosaic__item img { width: 100%; height: 100%; object-fit: cover; transition: transform 0.7s ease; }
.lifestyle-mosaic__item:hover img { transform: scale(1.06); }
.lifestyle-mosaic__item__overlay { position: absolute; inset: 0; background: rgba(0,0,0,0); transition: background var(--transition); display: flex; align-items: flex-end; padding: 20px; }
.lifestyle-mosaic__item:hover .lifestyle-mosaic__item__overlay { background: rgba(0,0,0,0.25); }
.lifestyle-mosaic__caption { font-size: 11px; letter-spacing: 0.16em; text-transform: uppercase; color: var(--white); opacity: 0; font-weight: 500; transition: opacity var(--transition); }
.lifestyle-mosaic__item:hover .lifestyle-mosaic__caption { opacity: 1; }

/* CONTACT */
.contact-form { display: grid; grid-template-columns: 1fr 1fr; gap: 20px; }
.contact-form__full { grid-column: span 2; }
.form-field { display: flex; flex-direction: column; gap: 8px; }
.form-field label { font-size: 11px; font-weight: 500; letter-spacing: 0.14em; text-transform: uppercase; color: var(--charcoal-soft); }
.form-field input, .form-field textarea, .form-field select { width: 100%; padding: 14px 16px; background: var(--cream); border: 1px solid var(--sand-dark); border-radius: var(--radius); font-size: 14px; color: var(--charcoal); transition: border-color var(--transition), box-shadow var(--transition); outline: none; }
.form-field input:focus, .form-field textarea:focus { border-color: var(--gold); box-shadow: 0 0 0 3px rgba(196,169,106,0.12); }
.form-field textarea { resize: vertical; min-height: 120px; }
.form--dark .form-field label { color: rgba(255,255,255,0.55); }
.form--dark .form-field input, .form--dark .form-field textarea { background: rgba(255,255,255,0.06); border-color: rgba(255,255,255,0.14); color: var(--white); }
.form--dark .form-field input::placeholder, .form--dark .form-field textarea::placeholder { color: rgba(255,255,255,0.35); }
.form--dark .form-field input:focus, .form--dark .form-field textarea:focus { border-color: var(--gold); box-shadow: 0 0 0 3px rgba(196,169,106,0.15); }
.contact-info { display: flex; flex-direction: column; gap: 32px; }
.contact-info__item { display: flex; flex-direction: column; gap: 6px; }
.contact-info__label { font-size: 10px; font-weight: 600; letter-spacing: 0.2em; text-transform: uppercase; color: var(--gold); }
.contact-info__value { font-family: var(--font-serif); font-size: 20px; font-weight: 400; color: var(--white); transition: color var(--transition); }
.contact-info__value:hover { color: var(--gold); }

/* PULLQUOTE */
.pullquote { text-align: center; padding: var(--section-pad) 40px; max-width: 880px; margin: 0 auto; }
.pullquote__text { font-family: var(--font-serif); font-size: clamp(24px, 3vw, 40px); font-weight: 300; line-height: 1.45; font-style: italic; }
.pullquote__attr { margin-top: 24px; font-size: 11px; font-weight: 500; letter-spacing: 0.18em; text-transform: uppercase; color: var(--charcoal-soft); }

/* FULLWIDTH IMAGE */
.fullwidth-img { position: relative; height: 60vh; min-height: 400px; overflow: hidden; }
.fullwidth-img img { width: 100%; height: 100%; object-fit: cover; }
.fullwidth-img__overlay { position: absolute; inset: 0; background: linear-gradient(to right, rgba(15,15,15,0.65) 0%, rgba(15,15,15,0.2) 100%); display: flex; align-items: center; }
.fullwidth-img__content { padding: 0 80px; max-width: 600px; }

/* SERVICES */
.services-list { display: flex; flex-direction: column; gap: 0; }
.service-item { display: grid; grid-template-columns: 24px 1fr; gap: 16px; padding: 18px 0; border-bottom: 1px solid var(--sand-dark); align-items: start; }
.service-item:last-child { border-bottom: none; }
.service-item__dot { width: 6px; height: 6px; border-radius: 50%; background: var(--gold); margin-top: 8px; flex-shrink: 0; }
.service-item__text { font-size: 15px; color: var(--charcoal-mid); line-height: 1.6; }

/* BLOG */
.blog-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 32px; }
.blog-card { display: flex; flex-direction: column; background: var(--white); overflow: hidden; transition: all var(--transition); }
.blog-card:hover { transform: translateY(-4px); box-shadow: 0 16px 40px rgba(0,0,0,0.08); }
.blog-card__media { height: 220px; overflow: hidden; }
.blog-card__media img { width: 100%; height: 100%; object-fit: cover; transition: transform 0.6s ease; }
.blog-card:hover .blog-card__media img { transform: scale(1.05); }
.blog-card__body { padding: 28px; flex: 1; display: flex; flex-direction: column; }
.blog-card__cat { font-size: 10px; font-weight: 600; letter-spacing: 0.18em; text-transform: uppercase; color: var(--gold); margin-bottom: 12px; }
.blog-card__title { font-family: var(--font-serif); font-size: 22px; font-weight: 400; line-height: 1.3; color: var(--charcoal); margin-bottom: 12px; transition: color var(--transition); }
.blog-card:hover .blog-card__title { color: var(--ocean-dark); }
.blog-card__excerpt { font-size: 14px; color: var(--charcoal-soft); line-height: 1.7; flex: 1; margin-bottom: 20px; }
.blog-card__meta { font-size: 11px; color: var(--charcoal-soft); letter-spacing: 0.06em; }

/* FOOTER */
.footer { background: var(--charcoal); color: rgba(255,255,255,0.65); }
.footer__main { padding: 72px 40px 56px; display: grid; grid-template-columns: 1.6fr 1fr 1fr 1.2fr; gap: 56px; max-width: var(--max-w); margin: 0 auto; }
.footer__brand-name { font-family: var(--font-serif); font-size: 26px; font-weight: 300; color: var(--white); letter-spacing: 0.04em; margin-bottom: 4px; }
.footer__brand-tag { font-size: 9px; font-weight: 500; letter-spacing: 0.22em; text-transform: uppercase; color: var(--gold); margin-bottom: 20px; }
.footer__brand-desc { font-size: 13px; line-height: 1.8; color: rgba(255,255,255,0.5); max-width: 280px; margin-bottom: 24px; }
.footer__social { display: flex; gap: 12px; }
.footer__social-link { width: 36px; height: 36px; border: 1px solid rgba(255,255,255,0.14); border-radius: 50%; display: flex; align-items: center; justify-content: center; color: rgba(255,255,255,0.55); font-size: 13px; transition: all var(--transition); }
.footer__social-link:hover { border-color: var(--gold); color: var(--gold); }
.footer__col-title { font-size: 11px; font-weight: 600; letter-spacing: 0.18em; text-transform: uppercase; color: var(--white); margin-bottom: 20px; }
.footer__links { display: flex; flex-direction: column; gap: 10px; }
.footer__link { font-size: 13px; color: rgba(255,255,255,0.5); transition: color var(--transition); }
.footer__link:hover { color: var(--gold); }
.footer__contact-item { display: flex; flex-direction: column; gap: 2px; margin-bottom: 16px; }
.footer__contact-label { font-size: 10px; font-weight: 500; letter-spacing: 0.16em; text-transform: uppercase; color: var(--gold); }
.footer__contact-value { font-size: 14px; color: rgba(255,255,255,0.75); }
.footer__bottom { border-top: 1px solid rgba(255,255,255,0.07); padding: 24px 40px; display: flex; justify-content: space-between; align-items: center; max-width: var(--max-w); margin: 0 auto; }
.footer__legal { font-size: 12px; color: rgba(255,255,255,0.3); }
.footer__dre { font-size: 12px; color: rgba(255,255,255,0.3); letter-spacing: 0.04em; }

/* SCROLL ANIMATIONS */
.reveal { opacity: 0; transform: translateY(28px); transition: opacity 0.7s ease, transform 0.7s ease; }
.reveal.visible { opacity: 1; transform: translateY(0); }
.reveal-delay-1 { transition-delay: 0.1s; }
.reveal-delay-2 { transition-delay: 0.2s; }
.reveal-delay-3 { transition-delay: 0.3s; }
.reveal-delay-4 { transition-delay: 0.4s; }
.reveal-delay-5 { transition-delay: 0.5s; }

/* TAG */
.tag { display: inline-block; padding: 4px 12px; background: var(--sand); color: var(--charcoal-mid); font-size: 11px; font-weight: 500; letter-spacing: 0.1em; text-transform: uppercase; border-radius: 100px; margin: 4px 3px; }
.tag--gold { background: rgba(196,169,106,0.15); color: var(--gold); }
.tag--dark { background: var(--charcoal); color: rgba(255,255,255,0.7); }

/* SECTION HEADER */
.section-header { margin-bottom: 64px; }
.section-header--center { text-align: center; }
.section-header--center .divider { margin: 20px auto; }

/* ANNOUNCE */
.announce-strip { background: var(--gold); color: var(--white); text-align: center; padding: 10px 40px; font-size: 12px; font-weight: 500; letter-spacing: 0.1em; }

/* BROKER BADGE */
.broker-badge { display: inline-flex; align-items: center; gap: 10px; padding: 10px 20px; border: 1px solid var(--sand-dark); background: var(--white); border-radius: 100px; margin-top: 28px; }
.broker-badge__img { height: 22px; opacity: 0.7; }
.broker-badge__text { font-size: 11px; letter-spacing: 0.08em; color: var(--charcoal-soft); }

/* RESPONSIVE */
@media (max-width: 1100px) {
  :root { --section-pad: 80px; }
  .container, .container--narrow { padding: 0 32px; }
  .split__body { padding: 60px 48px; }
  .footer__main { grid-template-columns: 1fr 1fr; gap: 40px; }
  .stats-bar__grid { grid-template-columns: repeat(2, 1fr); }
  .stats-bar__item:nth-child(2) { border-right: none; }
}
@media (max-width: 900px) {
  .edge-grid { grid-template-columns: repeat(2, 1fr); }
  .listings-grid { grid-template-columns: repeat(2, 1fr); }
  .neighborhoods-grid { grid-template-columns: repeat(2, 1fr); }
  .testimonials-grid { grid-template-columns: repeat(2, 1fr); }
  .blog-grid { grid-template-columns: repeat(2, 1fr); }
  .marketing-list { grid-template-columns: 1fr; }
  .split { grid-template-columns: 1fr; }
  .contact-form { grid-template-columns: 1fr; }
  .contact-form__full { grid-column: span 1; }
  .lifestyle-mosaic { grid-template-columns: 1fr 1fr; grid-template-rows: repeat(3, 220px); }
  .lifestyle-mosaic__item:first-child { grid-column: span 2; grid-row: span 1; }
}
@media (max-width: 768px) {
  :root { --section-pad: 60px; --nav-h: 68px; }
  .container, .container--narrow { padding: 0 24px; }
  .nav__links { display: none; }
  .nav__hamburger { display: flex; }
  .hero__content { padding: 0 24px 60px; }
  .split__body { padding: 48px 28px; }
  .edge-grid { grid-template-columns: 1fr; }
  .listings-grid { grid-template-columns: 1fr; }
  .neighborhoods-grid { grid-template-columns: 1fr; }
  .testimonials-grid { grid-template-columns: 1fr; }
  .blog-grid { grid-template-columns: 1fr; }
  .stats-bar__grid { grid-template-columns: repeat(2, 1fr); }
  .footer__main { grid-template-columns: 1fr; gap: 32px; padding: 48px 24px; }
  .footer__bottom { flex-direction: column; gap: 8px; text-align: center; padding: 20px 24px; }
  .hero__title { font-size: clamp(36px, 8vw, 56px); }
  .hero__scroll { display: none; }
  .lifestyle-mosaic { grid-template-columns: 1fr; grid-template-rows: auto; }
  .lifestyle-mosaic__item:first-child { grid-column: span 1; }
  .lifestyle-mosaic__item { height: 220px; }
  .fullwidth-img__content { padding: 0 28px; }
}
@media (max-width: 480px) {
  .hero__actions { flex-direction: column; }
  .btn { text-align: center; justify-content: center; }
  .hero { height: 90vh; }
}