:root {
  --bg: #fbfaf7;
  --surface: #ffffff;
  --ink: #1c1a17;
  --muted: #6b6560;
  --line: #e7e2da;
  --brand: #1f6f54;      /* deep green */
  --brand-dark: #164c3a;
  --accent: #c9a24b;     /* warm gold */
  --dark: #141b17;
  --radius: 14px;
  --shadow: 0 10px 30px rgba(20, 20, 20, 0.08);
  --container: 1120px;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  font-family: "Inter", system-ui, -apple-system, sans-serif;
  color: var(--ink);
  background: var(--bg);
  line-height: 1.6;
  -webkit-font-smoothing: antialiased;
}
h1, h2, h3 { font-family: "Fraunces", Georgia, serif; font-weight: 600; line-height: 1.1; letter-spacing: -0.01em; }
h1 { font-size: clamp(2.5rem, 6vw, 4.25rem); margin: 0 0 0.5rem; }
h2 { font-size: clamp(1.75rem, 3.5vw, 2.5rem); margin: 0 0 1.5rem; }
h3 { font-size: 1.25rem; margin: 0 0 0.5rem; }
p { margin: 0 0 1rem; }
a { color: inherit; text-decoration: none; }

.container { width: 100%; max-width: var(--container); margin: 0 auto; padding: 0 24px; }

.eyebrow { text-transform: uppercase; letter-spacing: 0.14em; font-size: 0.78rem; font-weight: 600; color: var(--brand); margin: 0 0 0.75rem; }
.eyebrow.light { color: var(--accent); }
.muted { color: var(--muted); }

/* Buttons */
.btn { display: inline-flex; align-items: center; gap: 0.5rem; padding: 0.8rem 1.4rem; border-radius: 999px; font-weight: 600; font-size: 0.95rem; border: 1px solid transparent; cursor: pointer; transition: transform 0.15s ease, background 0.15s ease, box-shadow 0.15s ease; }
.btn:hover { transform: translateY(-1px); }
.btn-primary { background: var(--brand); color: #fff; box-shadow: 0 6px 18px rgba(31, 111, 84, 0.3); }
.btn-primary:hover { background: var(--brand-dark); }
.btn-ghost { background: transparent; border-color: var(--line); color: var(--ink); }
.btn-ghost:hover { border-color: var(--brand); color: var(--brand); }
.section-dark .btn-ghost { color: #fff; border-color: rgba(255,255,255,0.25); }

/* Header */
.site-header { position: sticky; top: 0; z-index: 50; background: rgba(251, 250, 247, 0.85); backdrop-filter: blur(10px); border-bottom: 1px solid var(--line); }
.nav { display: flex; align-items: center; gap: 1.5rem; height: 72px; }
.brand { display: flex; align-items: center; gap: 0.55rem; font-weight: 600; font-size: 1.15rem; font-family: "Fraunces", serif; margin-right: auto; }
.brand-mark { color: var(--brand); font-size: 1.4rem; }
.brand-ltd { color: var(--muted); font-weight: 500; }
.nav-links { display: flex; gap: 1.75rem; font-size: 0.95rem; font-weight: 500; }
.nav-links a:hover { color: var(--brand); }
.nav-cta { padding: 0.6rem 1.1rem; }
.nav-toggle { display: none; background: none; border: none; font-size: 1.4rem; cursor: pointer; }

/* Hero */
.hero { padding: clamp(3.5rem, 9vw, 7rem) 0; background:
  radial-gradient(900px 500px at 80% -10%, rgba(31,111,84,0.1), transparent 60%),
  radial-gradient(700px 500px at 0% 20%, rgba(201,162,75,0.1), transparent 55%); }
.hero-inner { max-width: 760px; }
.lede { font-size: 1.2rem; color: var(--muted); max-width: 54ch; margin-bottom: 2rem; }
.hero-actions { display: flex; gap: 0.85rem; flex-wrap: wrap; margin-bottom: 3rem; }
.stats { display: flex; gap: 2.5rem; margin: 0; }
.stats dt { font-size: 0.8rem; text-transform: uppercase; letter-spacing: 0.1em; color: var(--muted); }
.stats dd { margin: 0; font-family: "Fraunces", serif; font-size: 2rem; }

/* Sections */
.section { padding: clamp(3.5rem, 7vw, 6rem) 0; }
.section-alt { background: var(--surface); border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.two-col { display: grid; grid-template-columns: 1fr 1.3fr; gap: clamp(1.5rem, 5vw, 4rem); align-items: start; }
.prose { font-size: 1.05rem; color: var(--muted); }
.prose.light { color: rgba(255,255,255,0.75); }
.section-head { display: flex; justify-content: space-between; align-items: flex-end; gap: 1rem; margin-bottom: 2rem; flex-wrap: wrap; }
.section-head h2 { margin: 0; }

/* Grid + cards */
.grid { display: grid; gap: 1.25rem; }
.grid-3 { grid-template-columns: repeat(3, 1fr); }
.card { background: var(--surface); border: 1px solid var(--line); border-radius: var(--radius); padding: 1.75rem; transition: transform 0.2s ease, box-shadow 0.2s ease; }
.card:hover { transform: translateY(-4px); box-shadow: var(--shadow); }
.card-icon { font-size: 1.8rem; margin-bottom: 0.75rem; }
.card p { margin: 0; color: var(--muted); }

/* Properties */
.property { background: var(--surface); border: 1px solid var(--line); border-radius: var(--radius); overflow: hidden; transition: transform 0.2s ease, box-shadow 0.2s ease; }
.property:hover { transform: translateY(-4px); box-shadow: var(--shadow); }
.property-img { aspect-ratio: 4 / 3; background:
  linear-gradient(135deg, #e9efe9, #dce7df);
  position: relative; }
.property-img::after { content: "🏠"; position: absolute; inset: 0; display: grid; place-items: center; font-size: 2.5rem; opacity: 0.4; }
.property-body { padding: 1.25rem; }
.tag { display: inline-block; font-size: 0.72rem; text-transform: uppercase; letter-spacing: 0.08em; font-weight: 600; color: var(--accent); background: rgba(201,162,75,0.12); padding: 0.25rem 0.6rem; border-radius: 999px; margin-bottom: 0.6rem; }
.property h3 { margin: 0 0 0.25rem; }

/* Contact */
.section-dark { background: var(--dark); color: #fff; }
.section-dark h2 { color: #fff; }
.contact-list { list-style: none; padding: 0; margin: 1.5rem 0 0; display: grid; gap: 0.6rem; }
.contact-list li { color: rgba(255,255,255,0.8); }
.contact-list strong { display: inline-block; width: 90px; color: #fff; }
.contact-form { background: rgba(255,255,255,0.05); border: 1px solid rgba(255,255,255,0.12); border-radius: var(--radius); padding: 1.75rem; display: grid; gap: 1rem; }
.contact-form label { display: grid; gap: 0.4rem; font-size: 0.9rem; font-weight: 500; color: rgba(255,255,255,0.85); }
.contact-form input, .contact-form textarea { width: 100%; padding: 0.7rem 0.85rem; border-radius: 10px; border: 1px solid rgba(255,255,255,0.18); background: rgba(255,255,255,0.06); color: #fff; font: inherit; }
.contact-form input:focus, .contact-form textarea:focus { outline: 2px solid var(--brand); border-color: transparent; }
.form-note { margin: 0; font-size: 0.9rem; color: var(--accent); min-height: 1.2em; }

/* Footer */
.site-footer { border-top: 1px solid var(--line); padding: 1.5rem 0; font-size: 0.9rem; color: var(--muted); }
.footer-inner { display: flex; justify-content: space-between; align-items: center; gap: 1rem; flex-wrap: wrap; }
.footer-inner a:hover { color: var(--brand); }

/* Responsive */
@media (max-width: 820px) {
  .nav-links, .nav-cta { display: none; }
  .nav-toggle { display: block; }
  .nav-links.open { display: flex; position: absolute; top: 72px; left: 0; right: 0; flex-direction: column; background: var(--surface); padding: 1rem 24px; border-bottom: 1px solid var(--line); gap: 1rem; }
  .two-col { grid-template-columns: 1fr; }
  .grid-3 { grid-template-columns: 1fr; }
  .stats { gap: 1.5rem; }
}