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

:root {
  --navy: #14233b;
  --navy-dark: #0d1827;
  --slate: #3a4a63;
  --gold: #b08d4f;
  --gold-dark: #95743b;
  --ink: #1c2533;
  --muted: #6a7686;
  --bg: #f6f4ef;
  --surface: #ffffff;
}

html { scroll-behavior: smooth; }

body { background: var(--bg); color: var(--ink); font-family: 'Helvetica Neue', Arial, sans-serif; overflow-x: hidden; }

/* PROMO BANNER */
.promo-bar { position: sticky; top: 0; z-index: 300; background: linear-gradient(90deg, var(--navy-dark), var(--navy)); color: #fff; display: flex; align-items: center; justify-content: space-between; gap: 16px; padding: 0 22px; height: 48px; }
.promo-back { display: inline-flex; align-items: center; gap: 7px; color: #fff; text-decoration: none; font-size: 12px; font-weight: 700; letter-spacing: 0.05em; opacity: 0.85; transition: opacity 0.2s, transform 0.2s; white-space: nowrap; }
.promo-back:hover { opacity: 1; transform: translateX(-3px); }
.promo-msg { font-size: 13px; letter-spacing: 0.02em; text-align: center; flex: 1; }
.promo-msg strong { color: var(--gold); font-style: italic; }
.promo-cta { background: var(--gold); color: #fff; text-decoration: none; font-size: 11px; font-weight: 700; letter-spacing: 0.08em; text-transform: uppercase; padding: 9px 18px; border-radius: 3px; white-space: nowrap; transition: background 0.2s, transform 0.2s; }
.promo-cta:hover { background: var(--gold-dark); transform: translateY(-1px); }

/* NAV */
nav { position: absolute; top: 48px; left: 0; right: 0; z-index: 100; display: flex; justify-content: space-between; align-items: center; padding: 28px 60px; }
.logo { display: flex; flex-direction: column; line-height: 1; text-decoration: none; }
.logo-top { font-size: 9px; letter-spacing: 5px; color: var(--gold); text-transform: uppercase; margin-bottom: 6px; }
.logo-main { font-family: Georgia, serif; font-size: 23px; font-weight: normal; letter-spacing: 1px; color: #fff; }
nav ul { list-style: none; display: flex; gap: 34px; align-items: center; }
nav a { color: #fff; text-decoration: none; font-size: 11px; letter-spacing: 2.5px; text-transform: uppercase; transition: color 0.3s; position: relative; }
nav a:hover { color: var(--gold); }
nav a.active { color: var(--gold); }
nav a.active::after { content: ''; position: absolute; left: 0; right: 0; bottom: -7px; height: 1px; background: var(--gold); }
.nav-cta { border: 1px solid var(--gold); padding: 10px 22px; border-radius: 3px; color: var(--gold); }
.nav-cta:hover { background: var(--gold); color: #fff; }
.nav-cta.active::after { display: none; }

/* HERO */
.hero { height: calc(100vh - 48px); min-height: 580px; position: relative; display: flex; align-items: center; overflow: hidden; }
.hero-bg { position: absolute; inset: 0; background: linear-gradient(to right, rgba(13,24,39,0.85) 0%, rgba(13,24,39,0.5) 60%, rgba(13,24,39,0.3) 100%), url('https://images.unsplash.com/photo-1564013799919-ab600027ffc6?w=1600&q=80') center/cover; }
.hero-content { position: relative; max-width: 660px; padding: 0 60px; }
.hero-eyebrow { font-size: 11px; letter-spacing: 6px; color: var(--gold); text-transform: uppercase; margin-bottom: 24px; display: flex; align-items: center; gap: 14px; }
.hero-eyebrow::before { content: ''; width: 36px; height: 1px; background: var(--gold); }
.hero h1 { font-family: Georgia, serif; font-size: clamp(44px, 6.5vw, 80px); line-height: 1.04; color: #fff; font-weight: normal; margin-bottom: 22px; }
.hero h1 em { display: block; color: var(--gold); font-style: italic; }
.hero-sub { font-weight: 300; font-size: 16px; line-height: 1.8; color: rgba(255,255,255,0.85); max-width: 460px; margin-bottom: 38px; }
.hero-ctas { display: flex; gap: 14px; flex-wrap: wrap; }

/* PAGE HERO */
.page-hero { height: 54vh; min-height: 350px; position: relative; display: flex; align-items: flex-end; overflow: hidden; }
.page-hero-bg { position: absolute; inset: 0; background-position: center; background-size: cover; }
.page-hero-bg::after { content: ''; position: absolute; inset: 0; background: linear-gradient(to top, rgba(13,24,39,0.9) 0%, rgba(13,24,39,0.35) 65%, rgba(13,24,39,0.5) 100%); }
.page-hero-content { position: relative; padding: 0 60px 52px; max-width: 760px; }
.page-hero h1 { font-family: Georgia, serif; font-size: clamp(38px, 5.5vw, 64px); line-height: 1.05; color: #fff; font-weight: normal; }
.page-hero h1 em { color: var(--gold); font-style: italic; }
.page-hero p { font-weight: 300; font-size: 16px; line-height: 1.8; color: rgba(255,255,255,0.85); margin-top: 14px; max-width: 540px; }

.btn-primary { background: var(--gold); color: #fff; padding: 16px 34px; border-radius: 3px; font-size: 11px; letter-spacing: 2px; text-transform: uppercase; font-weight: 700; text-decoration: none; transition: background 0.3s, transform 0.15s; display: inline-block; }
.btn-primary:hover { background: var(--gold-dark); transform: translateY(-2px); }
.btn-ghost { color: #fff; padding: 16px 34px; border-radius: 3px; border: 1px solid rgba(255,255,255,0.5); font-size: 11px; letter-spacing: 2px; text-transform: uppercase; text-decoration: none; transition: all 0.3s; display: inline-block; }
.btn-ghost:hover { border-color: var(--gold); color: var(--gold); }

.section-label { font-size: 10px; letter-spacing: 5px; text-transform: uppercase; color: var(--gold); margin-bottom: 18px; }

/* STATS */
.stats { background: var(--navy); display: grid; grid-template-columns: repeat(4, 1fr); }
.stat { padding: 40px 20px; text-align: center; border-right: 1px solid rgba(255,255,255,0.08); }
.stat:last-child { border-right: none; }
.stat-val { font-family: Georgia, serif; font-size: 38px; color: var(--gold); }
.stat-lbl { font-size: 11px; letter-spacing: 2px; text-transform: uppercase; color: rgba(255,255,255,0.7); margin-top: 6px; }

/* LISTINGS */
.listings { padding: 100px 60px; }
.sec-head { text-align: center; margin-bottom: 56px; }
.sec-head h2 { font-family: Georgia, serif; font-size: 46px; font-weight: normal; }
.sec-head p { color: var(--muted); font-size: 15px; margin-top: 12px; }
.listing-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 28px; max-width: 1200px; margin: 0 auto; }
.listing { background: var(--surface); border-radius: 8px; overflow: hidden; box-shadow: 0 6px 24px rgba(20,35,59,0.07); transition: transform 0.2s, box-shadow 0.2s; }
.listing:hover { transform: translateY(-6px); box-shadow: 0 16px 40px rgba(20,35,59,0.14); }
.listing-img { position: relative; height: 230px; }
.listing-img img { width: 100%; height: 100%; object-fit: cover; }
.listing-tag { position: absolute; top: 16px; left: 16px; background: var(--gold); color: #fff; font-size: 10px; letter-spacing: 1.5px; text-transform: uppercase; font-weight: 700; padding: 6px 12px; border-radius: 3px; }
.listing-tag.sold { background: var(--navy); }
.listing-body { padding: 26px 28px 30px; }
.listing-price { font-family: Georgia, serif; font-size: 28px; color: var(--navy); }
.listing-addr { color: var(--muted); font-size: 14px; margin: 6px 0 18px; }
.listing-specs { display: flex; gap: 20px; padding-top: 16px; border-top: 1px solid rgba(20,35,59,0.1); }
.listing-specs span { display: flex; align-items: center; gap: 7px; font-size: 13px; color: var(--slate); }
.listing-specs svg { color: var(--gold); }

/* AGENT */
.agent { display: grid; grid-template-columns: 1fr 1fr; align-items: stretch; }
.agent-img { background-position: center; background-size: cover; min-height: 560px; }
.agent-text { padding: 90px 70px; display: flex; flex-direction: column; justify-content: center; }
.agent-text h2 { font-family: Georgia, serif; font-size: 42px; line-height: 1.2; font-weight: normal; margin-bottom: 24px; }
.agent-text p { color: var(--muted); line-height: 1.95; font-size: 15px; margin-bottom: 18px; font-weight: 300; }
.agent-sign { font-family: Georgia, serif; font-style: italic; font-size: 26px; color: var(--gold); margin-top: 20px; }
.agent-stats { display: grid; grid-template-columns: repeat(3, 1fr); gap: 20px; margin-top: 30px; padding-top: 34px; border-top: 1px solid rgba(20,35,59,0.12); }

/* NEIGHBORHOODS */
.hoods { padding: 100px 60px; background: var(--navy); color: #fff; }
.hoods .sec-head h2 { color: #fff; }
.hoods .sec-head p { color: rgba(255,255,255,0.7); }
.hood-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 20px; max-width: 1200px; margin: 0 auto; }
.hood { position: relative; height: 340px; border-radius: 8px; overflow: hidden; }
.hood img { width: 100%; height: 100%; object-fit: cover; transition: transform 0.4s; }
.hood:hover img { transform: scale(1.06); }
.hood::after { content: ''; position: absolute; inset: 0; background: linear-gradient(to top, rgba(13,24,39,0.92), transparent 60%); }
.hood-cap { position: absolute; left: 0; right: 0; bottom: 0; padding: 24px; z-index: 2; }
.hood-cap h3 { font-family: Georgia, serif; font-size: 22px; font-weight: normal; }
.hood-cap span { font-size: 12px; color: var(--gold); letter-spacing: 1px; }

/* CONTACT */
.contact { padding: 100px 60px; display: grid; grid-template-columns: 1fr 1fr; gap: 70px; align-items: center; max-width: 1180px; margin: 0 auto; }
.contact-text h2 { font-family: Georgia, serif; font-size: 44px; font-weight: normal; line-height: 1.15; margin-bottom: 18px; }
.contact-text p { color: var(--muted); line-height: 1.8; font-size: 15px; margin-bottom: 24px; font-weight: 300; }
.contact-info { list-style: none; }
.contact-info li { display: flex; align-items: center; gap: 14px; padding: 12px 0; font-size: 15px; border-bottom: 1px solid rgba(20,35,59,0.1); }
.contact-info svg { color: var(--gold); flex-shrink: 0; }
.form-card { background: var(--surface); padding: 44px; border-radius: 10px; box-shadow: 0 14px 40px rgba(20,35,59,0.1); }
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 14px; margin-bottom: 14px; }
.form-group { display: flex; flex-direction: column; gap: 7px; }
.form-group.full { grid-column: 1 / -1; }
label { font-size: 10px; letter-spacing: 2px; text-transform: uppercase; color: var(--muted); }
input, select, textarea { background: var(--bg); border: 1px solid rgba(20,35,59,0.15); border-radius: 5px; color: var(--ink); padding: 13px 15px; font-size: 14px; font-family: inherit; outline: none; transition: border-color 0.3s; }
input:focus, select:focus, textarea:focus { border-color: var(--gold); }
.form-submit { margin-top: 18px; width: 100%; background: var(--gold); color: #fff; padding: 17px; border: none; border-radius: 5px; font-size: 11px; letter-spacing: 3px; text-transform: uppercase; font-weight: 700; cursor: pointer; transition: background 0.3s; }
.form-submit:hover { background: var(--gold-dark); }

/* CTA BAND */
.cta-band { background: var(--navy-dark); color: #fff; text-align: center; padding: 84px 40px; }
.cta-band h2 { font-family: Georgia, serif; font-size: 42px; font-weight: normal; margin-bottom: 16px; }
.cta-band p { color: rgba(255,255,255,0.7); font-size: 15px; margin-bottom: 30px; font-weight: 300; }

/* FOOTER */
footer { background: var(--navy-dark); color: #fff; padding: 64px 60px 30px; display: grid; grid-template-columns: 2fr 1fr 1fr; gap: 40px; }
.footer-brand .logo-main { color: #fff; font-size: 25px; margin-bottom: 14px; }
.footer-brand p { font-size: 13px; line-height: 1.8; color: rgba(255,255,255,0.6); max-width: 280px; font-weight: 300; }
.footer-col h5 { font-size: 10px; letter-spacing: 3px; text-transform: uppercase; color: var(--gold); margin-bottom: 18px; }
.footer-col p, .footer-col a { display: block; font-size: 13px; line-height: 1.9; color: rgba(255,255,255,0.6); text-decoration: none; font-weight: 300; }
.footer-col a:hover { color: #fff; }
.footer-bottom { background: #070e18; text-align: center; padding: 18px; font-size: 11px; color: rgba(255,255,255,0.5); }

@media (max-width: 860px) {
  nav { padding: 20px 24px; }
  nav ul { display: none; }
  .agent, .contact { grid-template-columns: 1fr; }
  .stats, .listing-grid, .hood-grid { grid-template-columns: 1fr; }
  .hero-content, .page-hero-content { padding-left: 28px; padding-right: 28px; }
  .promo-msg { display: none; }
  footer { grid-template-columns: 1fr; }
}