:root{
  --bg:#0f1210;
  --paper:#f7f3ea;
  --ink:#1b1e1b;
  --muted:#5c615c;
  --wood:#6b4a2b;
  --pine:#1f3a2a;
  --stone:#9aa09a;
  --accent:#f15a22; /* eXp-ish orange accent */
  --accent2:#1d4f91; /* blue accent */
  --radius:16px;
  --shadow:0 10px 30px rgba(0,0,0,.18);
  --max:1100px;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{
  margin:0;
  font-family: system-ui, -apple-system, Segoe UI, Roboto, Helvetica, Arial, "Apple Color Emoji","Segoe UI Emoji";
  color:var(--ink);
  background:linear-gradient(180deg,#111713 0%, #0f1210 40%, #0f1210 100%);
}
a{color:inherit}
img{max-width:100%;height:auto}
.container{max-width:var(--max); margin:0 auto; padding:0 18px}
.topbar{
  position:sticky; top:0; z-index:50;
  background:rgba(15,18,16,.86);
  backdrop-filter: blur(10px);
  border-bottom:1px solid rgba(255,255,255,.08);
}
.nav{
  display:flex; align-items:center; justify-content:space-between;
  padding:12px 0;
  color:var(--paper);
  gap:16px;
}
.brand{
  display:flex; align-items:center; gap:12px; text-decoration:none;
}
.brand-logo{
  height:44px; width:auto;
  border-radius:10px;
  box-shadow: inset 0 0 0 1px rgba(255,255,255,.10), 0 10px 22px rgba(0,0,0,.25);
}
@media (max-width:860px){
  .brand-logo{height:38px}
}
.brand .mark{
  width:42px;height:42px;border-radius:12px;
  background:linear-gradient(135deg,var(--pine),#0b0f0c);
  box-shadow: inset 0 0 0 1px rgba(255,255,255,.10);
  display:grid;place-items:center;
  font-weight:800; letter-spacing:.5px;
}
.brand .text small{display:block; color:rgba(247,243,234,.75); margin-top:2px}
.navlinks{display:flex; gap:14px; flex-wrap:wrap; align-items:center}
.navlinks a{
  text-decoration:none;
  padding:8px 10px;
  border-radius:12px;
  color:rgba(247,243,234,.88);
}
.navlinks a:hover{background:rgba(255,255,255,.08)}
.cta{
  display:flex; gap:10px; align-items:center; flex-wrap:wrap;
}
.btn{
  appearance:none; border:0; cursor:pointer;
  text-decoration:none;
  display:inline-flex; align-items:center; justify-content:center;
  padding:10px 14px;
  border-radius:14px;
  font-weight:650;
  letter-spacing:.2px;
  box-shadow: var(--shadow);
}
.btn.primary{background:linear-gradient(135deg,var(--accent),#ff7a3c); color:#111}
.btn.ghost{
  background:rgba(255,255,255,.08); color:var(--paper);
  box-shadow:none; border:1px solid rgba(255,255,255,.14);
}
.mobile-toggle{display:none}
@media@media (max-width:860px){
  .mobile-toggle{display:inline-flex}
  .navlinks{display:none; width:100%; padding:8px 0 2px}
  .nav.open .navlinks{display:flex}
  .nav{flex-wrap:wrap}
}
.hero{
  padding:34px 0 26px;
  color:var(--paper);
}

/* Full-width brand banner on homepage */
.brand-hero{
  width:100%;
  background:linear-gradient(180deg, rgba(0,0,0,.55), rgba(0,0,0,.25));
  border-bottom:1px solid rgba(255,255,255,.08);
}
.brand-hero-img{
  display:block;
  width:100%;
  height:auto;
  max-height:360px;
  margin:0 auto;
  background:#000;
  object-fit:contain;
}
@media (max-width:980px){
  .brand-hero-img{max-height:320px}
}
@media (max-width:520px){
  .brand-hero-img{max-height:260px}
}

/* Full-width scenic bottom banner (above footer) */
.bottom-banner{
  width:100%;
  border-top:1px solid rgba(255,255,255,.08);
  border-bottom:1px solid rgba(255,255,255,.08);
  background:rgba(0,0,0,.25);
}
.bottom-banner img{
  display:block;
  width:100%;
  height:auto;
  max-height:420px;
  background:#000;
  object-fit:contain;
}

/* Featured property cues */
.featured-label{
  display:inline-flex;
  align-items:center;
  gap:10px;
  font-weight:800;
  letter-spacing:.14em;
  text-transform:uppercase;
  font-size:.78rem;
  color:rgba(247,243,234,.9);
  margin:2px 0 10px;
}
.featured-label::before{
  content:"";
  width:10px;height:10px;border-radius:999px;
  background:var(--accent);
  box-shadow:0 0 0 4px rgba(241,90,34,.18);
}

.featured-media{
  display:grid;
  gap:10px;
}
.featured-image{
  position:relative;
  border-radius:18px;
  overflow:hidden;
  box-shadow: var(--shadow);
  cursor:pointer;
}
.featured-image img{
  width:100%;
  height:100%;
  display:block;
  object-fit:cover;
  aspect-ratio: 16/11;
}
.featured-image::after{
  content:"";
  position:absolute; inset:0;
  background:linear-gradient(180deg, rgba(0,0,0,0) 50%, rgba(0,0,0,.55));
}
.featured-badge{
  position:absolute;
  left:14px;
  bottom:14px;
  z-index:2;
  background:rgba(15,18,16,.75);
  border:1px solid rgba(255,255,255,.18);
  color:rgba(247,243,234,.94);
  padding:10px 12px;
  border-radius:14px;
  font-weight:800;
  letter-spacing:.02em;
  backdrop-filter: blur(10px);
}

.thumbs{
  display:grid;
  grid-template-columns: repeat(3, 1fr);
  gap:10px;
}
.thumb{
  position:relative;
  border-radius:16px;
  overflow:hidden;
  cursor:pointer;
  box-shadow: 0 8px 20px rgba(0,0,0,.22);
}
.thumb img{
  width:100%;
  height:100%;
  display:block;
  object-fit:cover;
  aspect-ratio: 16/10;
}
.thumb::after{
  content:"";
  position:absolute; inset:0;
  background:linear-gradient(180deg, rgba(0,0,0,0) 35%, rgba(0,0,0,.35));
  opacity:.55;
}
.thumb:hover::after{opacity:.75}

@media (max-width:980px){
  .thumbs{grid-template-columns:1fr}
}
.hero-grid{
  display:grid; grid-template-columns: 1.1fr .9fr; gap:22px; align-items:stretch;
}
@media (max-width:980px){ .hero-grid{grid-template-columns:1fr} }
.card{
  background:var(--paper);
  border-radius:var(--radius);
  box-shadow: var(--shadow);
  overflow:hidden;
}
.hero-card{
  border-radius:calc(var(--radius) + 10px);
  background:linear-gradient(180deg, rgba(247,243,234,.12), rgba(247,243,234,.06));
  border:1px solid rgba(255,255,255,.10);
  box-shadow:none;
  padding:18px;
}
.hero h1{
  font-size: clamp(28px, 3.6vw, 44px);
  margin:0 0 8px;
  line-height:1.06;
}
.kicker{color:rgba(247,243,234,.78); margin:0 0 14px; font-size:1.04rem}
.pills{display:flex; flex-wrap:wrap; gap:10px; margin:14px 0 18px}
.pill{
  border:1px solid rgba(255,255,255,.14);
  background:rgba(255,255,255,.06);
  padding:8px 10px;
  border-radius:999px;
  font-size:.92rem;
  color:rgba(247,243,234,.90);
}
.hero-actions{display:flex; gap:10px; flex-wrap:wrap; margin-top:10px}
.gallery{
  display:grid; grid-template-columns: repeat(12, 1fr); gap:10px;
}
.tile{border-radius:18px; overflow:hidden; position:relative; cursor:pointer}
.tile::after{
  content:""; position:absolute; inset:0;
  background:linear-gradient(180deg, rgba(0,0,0,0) 40%, rgba(0,0,0,.35));
  opacity:.55;
}
.tile:hover::after{opacity:.75}
.tile img{width:100%; height:100%; object-fit:cover; display:block}
.tile.big{grid-column: span 8; aspect-ratio: 16/10}
.tile.small{grid-column: span 4; aspect-ratio: 16/10}
@media (max-width:980px){
  .tile.big,.tile.small{grid-column: span 12; aspect-ratio: 16/10}
}
.section{padding:26px 0}
.section h2{
  color:var(--paper);
  margin:0 0 10px;
  font-size: clamp(22px, 2.4vw, 32px);
}
.section p.lead{
  color:rgba(247,243,234,.82);
  margin:0 0 18px;
  max-width: 72ch;
}
.grid3{
  display:grid; grid-template-columns: repeat(3, 1fr); gap:14px;
}
@media (max-width:980px){ .grid3{grid-template-columns:1fr} }
.feature{
  padding:16px;
  border-radius:18px;
  background:rgba(247,243,234,.92);
  box-shadow: var(--shadow);
}
.feature h3{margin:0 0 6px}
.feature p{margin:0; color:#3a3f3a}
.split{
  display:grid; grid-template-columns: 1fr 1fr; gap:16px; align-items:start;
}
@media (max-width:980px){ .split{grid-template-columns:1fr} }
.paper{
  background:var(--paper);
  border-radius:var(--radius);
  box-shadow: var(--shadow);
  padding:18px;
}
.kv{
  display:grid; grid-template-columns: 1fr 1fr; gap:12px;
}
@media (max-width:680px){ .kv{grid-template-columns:1fr} }
.kv .row{
  padding:12px 12px;
  border-radius:14px;
  background:rgba(0,0,0,.04);
  border:1px solid rgba(0,0,0,.06);
}
.kv .row b{display:block; margin-bottom:4px}
.badge{
  display:inline-flex; align-items:center; gap:8px;
  padding:8px 10px; border-radius:999px;
  background:rgba(31,58,42,.10);
  color:var(--pine);
  font-weight:650;
}
.footer{
  margin-top:24px;
  padding:26px 0 40px;
  color:rgba(247,243,234,.85);
  border-top:1px solid rgba(255,255,255,.10);
}
.footer-grid{
  display:grid; grid-template-columns: 1.2fr .8fr; gap:18px; align-items:start;
}
@media (max-width:980px){ .footer-grid{grid-template-columns:1fr} }
.fineprint{
  color:rgba(247,243,234,.70);
  font-size:.92rem;
  line-height:1.45;
}
.footer a{color:rgba(247,243,234,.92)}
.logo-row{display:flex; gap:12px; align-items:center; flex-wrap:wrap}
.logo-row img{height:34px; width:auto}
hr.sep{border:0; border-top:1px solid rgba(0,0,0,.10); margin:16px 0}
.form-grid{display:grid; grid-template-columns:1fr 1fr; gap:12px}
@media (max-width:720px){ .form-grid{grid-template-columns:1fr} }
input, textarea, select{
  width:100%;
  padding:12px 12px;
  border-radius:14px;
  border:1px solid rgba(0,0,0,.16);
  font:inherit;
  background:#fff;
}
textarea{min-height:140px; resize:vertical}
label{font-weight:650; display:block; margin:10px 0 6px}
small.help{display:block; color:#556; margin-top:6px}
.notice{
  border-left:4px solid var(--accent);
  padding:12px 12px;
  border-radius:14px;
  background:rgba(241,90,34,.10);
  color:#3b2b22;
}
.modal{
  position:fixed; inset:0;
  background:rgba(0,0,0,.7);
  display:none; align-items:center; justify-content:center;
  padding:18px;
  z-index:1000;
}
.modal.open{display:flex}
.modal-content{
  width:min(1100px, 96vw);
  border-radius:18px;
  overflow:hidden;
  background:#000;
  box-shadow:0 20px 70px rgba(0,0,0,.45);
  position:relative;
}
.modal-content img{width:100%; height:auto; display:block}
.modal-close{
  position:absolute; top:10px; right:10px;
  background:rgba(255,255,255,.14);
  color:#fff; border:1px solid rgba(255,255,255,.22);
  border-radius:999px;
  padding:10px 12px;
  cursor:pointer;
}
.badge.mls-tone{ color: rgba(247,243,234,.78); background: rgba(0,0,0,.18); border:1px solid rgba(247,243,234,.22); }
.mls-tone-inline{ color: rgba(31,58,42,.95); font-weight:700; }

.modal-nav{
  position:absolute;
  top:50%;
  transform:translateY(-50%);
  width:46px;
  height:46px;
  border-radius:999px;
  background:rgba(255,255,255,.14);
  color:#fff;
  border:1px solid rgba(255,255,255,.22);
  display:grid;
  place-items:center;
  cursor:pointer;
  font-size:28px;
  line-height:1;
}
.modal-nav.prev{left:12px}
.modal-nav.next{right:12px}
.modal-nav:hover{background:rgba(255,255,255,.22)}
@media (max-width:520px){
  .modal-nav{width:40px;height:40px;font-size:24px}
}