:root{
  --bg: #ffffff;
  --surface: rgba(255,255,255,.72);
  --stroke: rgba(20, 24, 33, .10);
  --text: #10131a;
  --muted: rgba(16,19,26,.68);

  --accent: #d9c49a;   /* champagne */
  --accent2:#90b7ff;   /* airy blue */
  --shadow: 0 22px 60px rgba(16,19,26,.10);

  --r-lg: 26px;
  --r-md: 18px;
  --r-sm: 14px;

  --container: 1120px;
}

*{ box-sizing:border-box; }
html,body{ height:100%; }
body{
  margin:0;
  font-family: ui-sans-serif, system-ui, -apple-system, Segoe UI, Roboto, Inter, Arial, "Apple Color Emoji","Segoe UI Emoji";
  color:var(--text);
  background: var(--bg);
  overflow-x:hidden;
}

.noise{
  position:fixed; inset:0;
  pointer-events:none;
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='180' height='180'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.8' numOctaves='3' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='180' height='180' filter='url(%23n)' opacity='.18'/%3E%3C/svg%3E");
  mix-blend-mode:multiply;
  opacity:.14;
}

.bg-orb{
  position:fixed;
  width:520px; height:520px;
  border-radius:999px;
  filter: blur(60px);
  opacity:.35;
  pointer-events:none;
  z-index:-2;
}
.orb-a{ left:-180px; top:-120px; background: radial-gradient(circle at 30% 30%, var(--accent), transparent 62%); }
.orb-b{ right:-200px; bottom:-160px; background: radial-gradient(circle at 40% 40%, var(--accent2), transparent 62%); }

.container{
  max-width: var(--container);
  margin:0 auto;
  padding: 0 20px;
}

a{ color:inherit; text-decoration:none; }
code{ font-family: ui-monospace, SFMono-Regular, Menlo, Monaco, Consolas, "Liberation Mono", monospace; }

.sr-only{
  position:absolute; width:1px; height:1px; padding:0; margin:-1px;
  overflow:hidden; clip:rect(0,0,0,0); white-space:nowrap; border:0;
}

.glass{
  background: linear-gradient(180deg, rgba(255,255,255,.82), rgba(255,255,255,.62));
  border: 1px solid var(--stroke);
  box-shadow: var(--shadow);
  backdrop-filter: blur(14px);
  -webkit-backdrop-filter: blur(14px);
}

.site-header{
  position: sticky; top:0; z-index:50;
  background: rgba(255,255,255,.70);
  backdrop-filter: blur(16px);
  -webkit-backdrop-filter: blur(16px);
  border-bottom: 1px solid rgba(20,24,33,.08);
}

.header-row{
  display:flex; align-items:center; justify-content:space-between;
  padding: 14px 0;
  gap: 18px;
}

.brand{ display:flex; align-items:center; gap:10px; }
.brand-mark{
  width: 40px; height:40px; border-radius: 14px;
  background: radial-gradient(circle at 30% 30%, var(--accent), rgba(255,255,255,.55) 42%, transparent 65%),
              radial-gradient(circle at 70% 75%, var(--accent2), transparent 55%);
  border: 1px solid rgba(20,24,33,.12);
  box-shadow: 0 14px 30px rgba(16,19,26,.12);
}
.brand-text{ display:flex; flex-direction:column; line-height:1; }
.brand-name{ font-weight: 800; letter-spacing: .2px; }
.brand-sub{ font-size:12px; color: var(--muted); margin-top:3px; }

.nav{ display:flex; align-items:center; }
.nav-menu{ display:flex; align-items:center; gap: 14px; }
.nav-link{ color: rgba(16,19,26,.72); font-weight:600; padding: 8px 10px; border-radius: 12px; }
.nav-link:hover{ background: rgba(16,19,26,.05); }
.nav-link.active{ color: var(--text); background: rgba(16,19,26,.06); }

.nav-toggle{
  display:none;
  width:44px; height:44px;
  border-radius: 14px;
  border: 1px solid rgba(20,24,33,.10);
  background: rgba(255,255,255,.75);
}
.hamburger{
  display:block; width:18px; height:2px; background: rgba(16,19,26,.70);
  position:relative; margin:0 auto; border-radius: 99px;
}
.hamburger:before,.hamburger:after{
  content:""; position:absolute; left:0; width:18px; height:2px; border-radius:99px;
  background: rgba(16,19,26,.70);
}
.hamburger:before{ top:-6px; }
.hamburger:after{ top:6px; }

.progress{ height:2px; background: transparent; }
.progress-bar{
  height:2px; width:100%;
  transform-origin: left;
  transform: scaleX(0);
  background: linear-gradient(90deg, var(--accent), var(--accent2));
}

.btn{
  display:inline-flex; align-items:center; justify-content:center;
  padding: 11px 14px;
  border-radius: 16px;
  font-weight: 750;
  letter-spacing: .2px;
  border: 1px solid rgba(20,24,33,.12);
  transition: transform .18s ease, box-shadow .18s ease, background .18s ease;
  transform: translate(var(--mx,0), var(--my,0));
}
.btn-primary{
  background: linear-gradient(135deg, rgba(217,196,154,.95), rgba(144,183,255,.92));
  color: #0b0d12;
  box-shadow: 0 18px 44px rgba(16,19,26,.16);
}
.btn-primary:hover{ transform: translate(var(--mx,0), var(--my,0)) translateY(-2px); }
.btn-ghost{
  background: rgba(255,255,255,.70);
}
.btn-ghost:hover{ background: rgba(255,255,255,.92); transform: translate(var(--mx,0), var(--my,0)) translateY(-2px); }

.pill{
  display:inline-flex; align-items:center; gap:10px;
  padding: 8px 12px;
  border-radius: 999px;
  background: rgba(255,255,255,.7);
  border: 1px solid rgba(20,24,33,.10);
  color: rgba(16,19,26,.72);
  font-weight:650;
}
.dot{
  width:10px; height:10px; border-radius: 999px;
  background: linear-gradient(135deg, var(--accent), var(--accent2));
  box-shadow: 0 10px 24px rgba(16,19,26,.14);
}

/* Reveal */
.reveal{ opacity:0; transform: translateY(14px); transition: opacity .7s ease, transform .7s ease; }
.reveal.in{ opacity:1; transform: translateY(0); }

.hero{
  padding: 54px 0 34px;
}
.hero-grid{
  display:grid;
  grid-template-columns: 1.1fr .9fr;
  gap: 28px;
  align-items:center;
}
.hero-title{
  font-size: clamp(34px, 4.2vw, 56px);
  line-height: 1.02;
  margin: 14px 0 10px;
  letter-spacing:-.6px;
}
.accent{
  background: linear-gradient(90deg, var(--accent), var(--accent2));
  -webkit-background-clip:text;
  background-clip:text;
  color:transparent;
}
.hero-sub{
  color: var(--muted);
  font-size: 16.5px;
  line-height: 1.6;
  max-width: 56ch;
}
.hero-cta{ display:flex; gap: 12px; margin-top: 16px; flex-wrap:wrap; }

.hero-stats{
  margin-top: 18px;
  display:grid;
  grid-template-columns: repeat(3, minmax(0,1fr));
  gap: 12px;
}
.stat{ padding: 14px; border-radius: var(--r-md); }
.stat-num{ font-weight: 900; font-size: 18px; }
.stat-label{ color: var(--muted); margin-top: 4px; font-weight:600; font-size: 13px; }

.hero-card{
  border-radius: var(--r-lg);
  overflow:hidden;
  transform-style: preserve-3d;
}
.hero-card-top{
  display:flex; align-items:center; justify-content:space-between;
  padding: 14px 14px 10px;
}
.badge{
  font-weight:800;
  border-radius: 999px;
  padding: 8px 10px;
  border: 1px solid rgba(20,24,33,.12);
  background: rgba(255,255,255,.78);
}
.chip{
  background: rgba(255,255,255,.78);
  border: 1px solid rgba(20,24,33,.12);
  border-radius: 999px;
  padding: 8px 10px;
  font-weight:700;
}
.hero-image{
  height: 290px;
  position:relative;
  margin: 0 14px 14px;
  border-radius: 22px;
  background:
    radial-gradient(1000px 500px at 30% 20%, rgba(217,196,154,.92), transparent 55%),
    radial-gradient(900px 520px at 80% 80%, rgba(144,183,255,.82), transparent 55%),
    linear-gradient(135deg, rgba(255,255,255,.65), rgba(255,255,255,.32));
  border: 1px solid rgba(20,24,33,.10);
  overflow:hidden;
  transform: translate(var(--px,0), var(--py,0));
  transition: transform .12s ease;
}
.hero-image-overlay{
  position:absolute; inset:0;
  background:
    linear-gradient(180deg, rgba(255,255,255,.04), rgba(255,255,255,.28));
}
.hero-image-meta{
  position:absolute; left:16px; bottom:14px;
  padding: 10px 12px;
  border-radius: 16px;
  background: rgba(255,255,255,.74);
  border: 1px solid rgba(20,24,33,.10);
}
.meta-title{ font-weight:900; }
.meta-sub{ color: var(--muted); font-weight:650; font-size: 13px; margin-top: 2px; }

.hero-card-bottom{
  display:flex; align-items:center; justify-content:space-between;
  padding: 0 14px 14px;
}
.price{ font-weight: 950; letter-spacing:-.2px; }
.price.big{ font-size: 22px; }
.link{ color: rgba(16,19,26,.72); font-weight:750; }
.link:hover{ color: rgba(16,19,26,.95); }

.floating-cards{
  position:relative;
  height: 0;
}
.float-card{
  position:absolute;
  padding: 10px 12px;
  border-radius: 16px;
  font-weight:800;
  color: rgba(16,19,26,.78);
  border: 1px solid rgba(20,24,33,.10);
}
.fc-1{ right: 8px; top: -32px; transform: rotate(2deg); }
.fc-2{ left: 6px; top: 18px; transform: rotate(-2deg); }
.fc-3{ right: 22px; top: 92px; transform: rotate(1deg); }

.section{ padding: 54px 0; }
.section.soft{ background: rgba(16,19,26,.03); border-top: 1px solid rgba(20,24,33,.06); border-bottom: 1px solid rgba(20,24,33,.06); }
.section-head h2{ margin: 0 0 8px; font-size: 28px; letter-spacing:-.3px; }
.section-head p{ margin: 0; color: var(--muted); }

.cards-3, .grid-3{
  display:grid;
  grid-template-columns: repeat(3, minmax(0,1fr));
  gap: 16px;
  margin-top: 18px;
}
.card{
  padding: 18px;
  border-radius: var(--r-lg);
}
.card h3{ margin: 0 0 8px; letter-spacing:-.2px; }
.muted{ color: var(--muted); }
.small{ font-size: 12.5px; }

.ticks{ list-style:none; padding:0; margin: 12px 0 0; }
.ticks li{
  padding-left: 22px;
  position:relative;
  margin: 10px 0;
  color: rgba(16,19,26,.76);
  font-weight:650;
}
.ticks li:before{
  content:"";
  position:absolute; left:0; top: 7px;
  width: 12px; height:12px;
  border-radius: 4px;
  background: linear-gradient(135deg, var(--accent), var(--accent2));
}

.split{ display:flex; align-items:flex-end; justify-content:space-between; gap: 16px; }
.right{ display:flex; justify-content:flex-end; }

.testimonial-wrap{
  display:grid;
  grid-template-columns: 1fr 1fr;
  gap: 16px;
  margin-top: 18px;
}
.testimonial{ padding: 18px; border-radius: var(--r-lg); }
.testimonial p{ margin:0; font-weight:650; line-height:1.55; color: rgba(16,19,26,.76); }
.t-meta{ display:flex; gap: 10px; margin-top: 12px; align-items:center; }
.t-name{ font-weight: 900; }
.t-sub{ color: var(--muted); font-weight:650; }

.cta-band{
  padding: 52px 0;
  background:
    radial-gradient(900px 450px at 20% 20%, rgba(217,196,154,.30), transparent 60%),
    radial-gradient(900px 450px at 80% 70%, rgba(144,183,255,.26), transparent 60%);
}
.cta-inner{
  display:flex; align-items:center; justify-content:space-between; gap: 16px;
  border-radius: var(--r-lg);
  padding: 22px;
  border: 1px solid rgba(20,24,33,.10);
  background: rgba(255,255,255,.70);
  box-shadow: var(--shadow);
  backdrop-filter: blur(14px);
}
.cta-actions{ display:flex; gap: 12px; flex-wrap:wrap; }

/* Page */
.page{ padding-bottom: 30px; }
.page-hero{ padding: 34px 0 6px; }
.page-hero h1{ margin: 12px 0 8px; font-size: 40px; letter-spacing:-.6px; }
.crumbs{ display:inline-block; margin: 12px 0 0; }

/* Filters */
.filters{
  border-radius: var(--r-lg);
  padding: 14px;
  display:grid;
  grid-template-columns: 1.4fr .8fr .8fr .9fr auto;
  gap: 12px;
  align-items:end;
}
.filter label{ display:block; font-size:12px; color: rgba(16,19,26,.70); font-weight:800; margin: 0 0 6px; }
input, select, textarea{
  width:100%;
  padding: 12px 12px;
  border-radius: 14px;
  border: 1px solid rgba(20,24,33,.12);
  background: rgba(255,255,255,.82);
  outline:none;
  font-weight:650;
}
textarea{ resize: vertical; }
.filter-actions{ display:flex; gap: 10px; justify-content:flex-end; }

/* Property cards */
.prop-card{ border-radius: var(--r-lg); overflow:hidden; transform-style:preserve-3d; }
.prop-media{
  display:block;
  height: 210px;
  background-size: cover;
  background-position:center;
  position:relative;
}
.prop-badge{
  position:absolute; left: 14px; top: 14px;
  padding: 8px 10px;
  border-radius: 999px;
  font-weight: 900;
  background: rgba(255,255,255,.80);
  border: 1px solid rgba(20,24,33,.12);
}
.prop-sheen{
  position:absolute; inset:-40%;
  background: radial-gradient(circle at 30% 20%, rgba(255,255,255,.46), transparent 48%);
  transform: rotate(10deg);
  opacity:.75;
}
.prop-body{ padding: 14px; }
.prop-top{ display:flex; align-items:flex-start; justify-content:space-between; gap: 10px; }
.prop-title{ margin:0; letter-spacing:-.2px; }
.prop-price{ font-weight: 950; }
.prop-sub{ margin-top: 4px; }
.prop-meta{
  margin-top: 10px;
  display:inline-flex;
  padding: 8px 10px;
  border-radius: 999px;
  border: 1px solid rgba(20,24,33,.10);
  background: rgba(255,255,255,.70);
  font-weight:800;
}
.prop-actions{ display:flex; gap: 10px; margin-top: 12px; flex-wrap:wrap; }

.empty{
  margin-top: 16px;
  padding: 18px;
  border-radius: var(--r-lg);
}

/* Property details */
.property-top{
  display:flex; align-items:flex-end; justify-content:space-between;
  gap: 18px;
  margin-top: 10px;
}
.property-cta{ display:flex; flex-direction:column; gap: 10px; align-items:flex-end; }
.row{ display:flex; gap: 10px; flex-wrap:wrap; justify-content:flex-end; }

.property-media{
  margin-top: 14px;
  display:grid;
  grid-template-columns: 1.4fr .6fr;
  gap: 14px;
  align-items:stretch;
}
.property-hero{
  min-height: 320px;
  border-radius: var(--r-lg);
  background-size: cover;
  background-position:center;
  overflow:hidden;
}
.property-facts{
  border-radius: var(--r-lg);
  padding: 14px;
  display:grid;
  gap: 10px;
}
.fact{
  padding: 14px;
  border-radius: 18px;
  border: 1px solid rgba(20,24,33,.10);
  background: rgba(255,255,255,.70);
}
.fact-num{ font-size: 24px; font-weight: 950; }
.fact-label{ color: var(--muted); font-weight:700; margin-top: 4px; }

.property-grid{
  margin-top: 14px;
  display:grid;
  grid-template-columns: 1fr 1fr 1fr;
  gap: 16px;
}
.map-placeholder{
  margin-top: 12px;
  height: 170px;
  border-radius: 18px;
  border: 1px dashed rgba(20,24,33,.22);
  display:flex; align-items:center; justify-content:center;
  color: rgba(16,19,26,.56);
  background: rgba(255,255,255,.50);
}

/* Contact */
.contact-grid{
  display:grid;
  grid-template-columns: 1.1fr .9fr;
  gap: 16px;
}
.form h3{ margin-top:0; }
.field{ margin-top: 12px; }
.field-row{
  display:grid;
  grid-template-columns: 1fr 1fr;
  gap: 12px;
}
.divider{
  height:1px;
  background: rgba(20,24,33,.10);
  margin: 14px 0;
}
.chip-row{ display:flex; gap: 10px; flex-wrap:wrap; margin-top: 12px; }
.chip:hover{ background: rgba(255,255,255,.95); }

.footer{
  padding: 24px 0;
  border-top: 1px solid rgba(20,24,33,.08);
  background: rgba(255,255,255,.60);
  backdrop-filter: blur(14px);
}
.footer-grid{
  display:flex; align-items:center; justify-content:space-between; gap: 16px;
}
.footer-links{ display:flex; gap: 12px; flex-wrap:wrap; color: rgba(16,19,26,.70); font-weight:650; }
.footer-links a:hover{ color: rgba(16,19,26,.95); }

/* Modal */
.modal{
  position:fixed; inset:0;
  display:none;
  z-index:80;
}
.modal.open{ display:block; }
.modal-backdrop{
  position:absolute; inset:0;
  background: rgba(10,12,18,.42);
}
.modal-panel{
  position:relative;
  max-width: 620px;
  margin: 8vh auto;
  border-radius: var(--r-lg);
  padding: 18px;
}
.modal-top{
  display:flex; align-items:center; justify-content:space-between;
  gap: 12px;
}
.icon-btn{
  width:40px; height:40px;
  border-radius: 14px;
  border: 1px solid rgba(20,24,33,.12);
  background: rgba(255,255,255,.75);
  font-weight: 900;
}
.no-scroll{ overflow:hidden; }
.form-note{ margin-top: 10px; }

/* Responsive */
@media (max-width: 980px){
  .hero-grid{ grid-template-columns: 1fr; }
  .cards-3, .grid-3{ grid-template-columns: 1fr; }
  .testimonial-wrap{ grid-template-columns: 1fr; }
  .filters{ grid-template-columns: 1fr 1fr; }
  .filter-actions{ justify-content:stretch; }
  .property-media{ grid-template-columns: 1fr; }
  .property-grid{ grid-template-columns: 1fr; }
  .contact-grid{ grid-template-columns: 1fr; }
  .footer-grid{ flex-direction:column; align-items:flex-start; }
  .nav-toggle{ display:inline-flex; align-items:center; justify-content:center; }
  .nav-menu{
    position:absolute;
    right: 20px;
    top: 68px;
    flex-direction:column;
    align-items:stretch;
    gap: 10px;
    width: min(340px, calc(100vw - 40px));
    padding: 12px;
    border-radius: var(--r-lg);
    border: 1px solid rgba(20,24,33,.10);
    background: rgba(255,255,255,.86);
    box-shadow: var(--shadow);
    display:none;
  }
  .nav-menu.open{ display:flex; }
}