:root {
  --ink: #17211b;
  --paper: #f8f7f2;
  --white: #ffffff;
  --muted: #667069;
  --line: #dedfd9;
  --accent: #28513b;
  --accent-dark: #183427;
  --accent-pale: #e7eee9;
  --soft: #edf0eb;
  --radius: 20px;
  --shadow: 0 26px 70px rgba(23, 33, 27, 0.12);
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  font-family: Inter, ui-sans-serif, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  color: var(--ink);
  background: var(--paper);
  line-height: 1.55;
  -webkit-font-smoothing: antialiased;
}
a { color: inherit; }
img { max-width: 100%; display: block; }
.container { width: min(1160px, calc(100% - 40px)); margin: 0 auto; }

.site-header {
  position: sticky;
  top: 0;
  z-index: 20;
  background: rgba(248, 247, 242, .93);
  border-bottom: 1px solid rgba(222, 223, 217, .9);
  backdrop-filter: blur(14px);
}
.nav-wrap { height: 76px; display: flex; align-items: center; gap: 28px; }
.brand { display: flex; align-items: center; gap: 11px; text-decoration: none; font-weight: 750; }
.brand-mark {
  width: 38px; height: 38px; border-radius: 50%; display: grid; place-items: center;
  background: var(--accent); color: white; font-family: Georgia, "Times New Roman", serif; font-weight: 700;
}
.brand-text { letter-spacing: -.02em; }
.nav-links { display: flex; gap: 28px; margin-left: auto; }
.nav-links a { text-decoration: none; color: #3e4942; font-size: .96rem; }
.nav-links a:hover { color: var(--accent); }

.button {
  display: inline-flex; align-items: center; justify-content: center; border-radius: 999px;
  padding: 13px 21px; background: var(--accent); color: white; text-decoration: none;
  font-weight: 700; border: 1px solid var(--accent); transition: transform .2s ease, background .2s ease, border-color .2s ease;
}
.button:hover { transform: translateY(-1px); background: var(--accent-dark); border-color: var(--accent-dark); }
.button-small { padding: 10px 17px; font-size: .92rem; }
.button-secondary { background: transparent; color: var(--accent); }
.button-secondary:hover { color: white; }
.button-outline { background: transparent; color: var(--accent); }
.button-light { background: white; border-color: white; color: var(--accent-dark); }
.button-light:hover { background: #f2f4f1; border-color: #f2f4f1; color: var(--accent-dark); }
.button-ghost { background: transparent; border-color: rgba(255,255,255,.38); color: white; }
.button-ghost:hover { background: rgba(255,255,255,.08); border-color: rgba(255,255,255,.55); }
.text-link { font-weight: 700; text-decoration: none; padding: 8px 0; display: inline-flex; gap: 8px; }
.text-link:hover { color: var(--accent); }

.hero { padding: 84px 0 72px; overflow: hidden; }
.hero-grid { display: grid; grid-template-columns: 1.25fr .75fr; gap: 78px; align-items: center; }
.eyebrow { margin: 0 0 14px; font-size: .77rem; letter-spacing: .17em; text-transform: uppercase; font-weight: 800; color: var(--accent); }
.eyebrow.light { color: #b9d2c1; }
h1, h2 { font-family: Georgia, "Times New Roman", serif; line-height: 1.02; letter-spacing: -.04em; margin: 0; font-weight: 600; }
h1 { font-size: clamp(3.3rem, 6.4vw, 6rem); max-width: 850px; }
h2 { font-size: clamp(2.35rem, 4.2vw, 4.25rem); }
.hero-lede { max-width: 650px; color: #4f5b53; font-size: 1.16rem; margin: 27px 0 30px; }
.hero-actions { display: flex; align-items: center; gap: 12px; flex-wrap: wrap; }
.hero-meta { display: flex; gap: 12px; flex-wrap: wrap; color: var(--muted); font-size: .9rem; margin-top: 38px; }
.hero-card { position: relative; }
.hero-card::before {
  content: ""; position: absolute; inset: -24px 30px 44px -30px; border-radius: 42px; background: var(--accent-pale); z-index: -1;
}
.portrait-frame { border-radius: 30px; overflow: hidden; box-shadow: var(--shadow); background: #d7dbd9; }
.portrait { width: 100%; aspect-ratio: .82; min-height: 440px; object-fit: cover; object-position: 50% 33%; }
.portrait-caption {
  width: calc(100% - 48px); margin: -32px auto 0; position: relative; z-index: 2;
  background: rgba(255,255,255,.95); border: 1px solid rgba(221,223,217,.95); border-radius: 16px;
  box-shadow: 0 14px 34px rgba(23,33,27,.10); padding: 16px 18px; display: flex; flex-direction: column;
}
.portrait-caption strong { font-size: 1rem; }
.portrait-caption span { font-size: .86rem; color: var(--muted); }

.trust-strip { border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); background: #fbfaf6; }
.trust-grid { display: grid; grid-template-columns: repeat(3, 1fr); }
.trust-grid > div { min-height: 116px; padding: 24px 28px; display: grid; grid-template-columns: auto 1fr; column-gap: 15px; align-content: center; border-right: 1px solid var(--line); }
.trust-grid > div:last-child { border-right: 0; }
.trust-number { grid-row: 1 / span 2; color: #9aa39d; font-size: .72rem; letter-spacing: .1em; padding-top: 3px; }
.trust-grid strong { font-size: 1.04rem; }
.trust-grid div > span:last-child { color: var(--muted); font-size: .88rem; }

.section { padding: 96px 0; }
.section-muted { background: var(--soft); }
.section-heading { display: flex; align-items: end; justify-content: space-between; gap: 30px; margin-bottom: 38px; }
.section-note { color: var(--muted); margin: 0 0 6px; font-size: .9rem; }
.listing-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px; }
.listing-card { background: var(--white); border-radius: var(--radius); overflow: hidden; box-shadow: 0 10px 34px rgba(24,33,27,.07); border: 1px solid #e7e7e0; }
.listing-card-link { text-decoration: none; display: block; }
.listing-card-link:hover .listing-image { transform: scale(1.015); }
.listing-media { position: relative; overflow: hidden; background: #dfe4df; touch-action: pan-y; }
.listing-image { aspect-ratio: 4 / 3; object-fit: cover; width: 100%; transition: transform .28s ease; }
.gallery-arrow { position: absolute; top: 50%; transform: translateY(-50%); width: 38px; height: 38px; border: 0; border-radius: 50%; background: rgba(255,255,255,.92); color: #183427; font-size: 1.7rem; line-height: 1; cursor: pointer; box-shadow: 0 2px 12px rgba(0,0,0,.16); }
.gallery-prev { left: 12px; }
.gallery-next { right: 12px; }
.gallery-arrow:hover, .gallery-arrow:focus-visible { background: white; outline: 2px solid #183427; }
.gallery-count { position: absolute; right: 12px; bottom: 12px; padding: 5px 9px; border-radius: 999px; background: rgba(24,52,39,.82); color: white; font-size: .78rem; font-weight: 700; }
.listing-image-placeholder { aspect-ratio: 4/3; display: grid; place-items: center; background: #e8ece7; color: var(--muted); }
.listing-body { padding: 22px; }
.listing-price { font-size: 1.45rem; font-weight: 800; margin: 0 0 4px; }
.listing-address { margin: 0; font-weight: 700; }
.listing-city { margin: 2px 0 15px; color: var(--muted); }
.listing-specs { display: flex; gap: 10px; color: #4f5b53; font-size: .92rem; flex-wrap: wrap; }
.listing-status { display: inline-flex; margin-bottom: 14px; padding: 5px 10px; border-radius: 999px; background: #eaf2ec; color: var(--accent); font-size: .73rem; font-weight: 800; text-transform: uppercase; letter-spacing: .08em; }
.empty-state { padding: 54px 30px; background: white; border: 1px solid var(--line); border-radius: var(--radius); text-align: center; }
.empty-icon { width: 52px; height: 52px; border-radius: 50%; background: var(--accent-pale); color: var(--accent); display: grid; place-items: center; font-family: Georgia, serif; font-weight: 700; margin: 0 auto 16px; }
.empty-title { font-size: 1.42rem; font-weight: 800; margin: 0 0 6px; }
.empty-state > p:not(.empty-title) { color: var(--muted); margin: 0 auto; max-width: 550px; }
.empty-actions { display: flex; justify-content: center; gap: 10px; flex-wrap: wrap; margin-top: 20px; }
.hidden { display: none !important; }

.about-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 80px; align-items: start; }
.about-copy { font-size: 1.12rem; padding-top: 22px; }
.about-copy p { margin: 0 0 18px; }
.muted { color: var(--muted); }

.contact-section { background: var(--accent-dark); color: white; }
.contact-grid { display: grid; grid-template-columns: 1fr .8fr; gap: 80px; align-items: center; }
.contact-lede { color: #d3dfd6; max-width: 570px; font-size: 1.1rem; }
.contact-actions { display: flex; gap: 10px; flex-wrap: wrap; margin-top: 26px; }
.contact-card { border: 1px solid rgba(255,255,255,.18); border-radius: var(--radius); overflow: hidden; background: rgba(255,255,255,.02); }
.contact-row { display: grid; grid-template-columns: 110px 1fr; gap: 20px; padding: 20px 22px; border-bottom: 1px solid rgba(255,255,255,.14); }
.contact-row:last-child { border-bottom: 0; }
.contact-label { color: #aab9ae; font-size: .88rem; }
.contact-row a { color: white; }

.site-footer { padding: 34px 0; border-top: 1px solid var(--line); background: var(--paper); }
.footer-grid { display: flex; justify-content: space-between; gap: 30px; }
.site-footer p { margin: 3px 0; font-size: .86rem; }
.footer-right { text-align: right; max-width: 520px; }
.mobile-contact-bar { display: none; }

@media (max-width: 900px) {
  .nav-links { display: none; }
  .nav-wrap .button-small { margin-left: auto; }
  .hero { padding-top: 58px; }
  .hero-grid, .about-grid, .contact-grid { grid-template-columns: 1fr; gap: 48px; }
  .hero-card { width: min(100%, 520px); }
  .portrait { min-height: 360px; }
  .listing-grid { grid-template-columns: 1fr 1fr; }
  .trust-grid { grid-template-columns: 1fr; }
  .trust-grid > div { border-right: 0; border-bottom: 1px solid var(--line); min-height: 94px; }
  .trust-grid > div:last-child { border-bottom: 0; }
}
@media (max-width: 620px) {
  body { padding-bottom: 62px; }
  .container { width: min(100% - 26px, 1160px); }
  .brand-text { display: none; }
  .nav-wrap .button-small { display: none; }
  h1 { font-size: clamp(3rem, 15vw, 4.2rem); }
  .hero { padding: 48px 0 58px; }
  .hero-meta .dot { display: none; }
  .hero-meta { flex-direction: column; gap: 4px; }
  .hero-card::before { inset: -16px 20px 40px -20px; }
  .portrait { min-height: 320px; }
  .section { padding: 72px 0; }
  .section-heading { align-items: start; flex-direction: column; }
  .listing-grid { grid-template-columns: 1fr; }
  .footer-grid { flex-direction: column; }
  .footer-right { text-align: left; }
  .contact-row { grid-template-columns: 1fr; gap: 5px; }
  .mobile-contact-bar {
    display: grid; grid-template-columns: 1fr 1fr; position: fixed; z-index: 30; left: 0; right: 0; bottom: 0;
    background: var(--accent-dark); border-top: 1px solid rgba(255,255,255,.15); box-shadow: 0 -8px 24px rgba(0,0,0,.12);
  }
  .mobile-contact-bar a { color: white; text-decoration: none; text-align: center; padding: 18px 10px; font-weight: 800; }
  .mobile-contact-bar a + a { border-left: 1px solid rgba(255,255,255,.15); }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { transition: none !important; }
}

.listing-attribution {
  margin: 0.7rem 0 0;
  font-size: 0.78rem;
  color: var(--muted, #66706a);
}

/* Past transaction / track-record refinements */
.history-intro {
  max-width: 650px;
  margin: 16px 0 0;
  color: var(--muted);
  font-size: 1rem;
}
.history-grid .listing-card { background: #fff; }
.listing-status-closed { background: #eef0ed; color: #4f5b53; }
.listing-price-label {
  margin: 0 0 1px;
  color: var(--muted);
  font-size: .78rem;
  font-weight: 700;
  text-transform: uppercase;
  letter-spacing: .06em;
}
.listing-close-date {
  margin: -6px 0 14px;
  color: var(--muted);
  font-size: .84rem;
}
@media (max-width: 620px) {
  .mobile-contact-bar { grid-template-columns: repeat(3, 1fr); }
}