:root {
  --ink: #1a1a1a; --accent: #e6b800; --accent-ink: #111; --bg: #fff; --mist: #f4f4f2;
  --muted: #666; --line: #e2e0db; --max: 1140px;
  --font-display: "Outfit", system-ui, sans-serif;
  --font-body: "Outfit", system-ui, sans-serif;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; font-family: var(--font-body); color: var(--ink); background: var(--bg); line-height: 1.55; }
body.modal-open { overflow: hidden; }
img { display: block; max-width: 100%; height: auto; }
a { color: inherit; text-decoration: none; }
button, input, select, textarea { font: inherit; }
h1,h2,h3 { margin: 0; font-family: var(--font-display); font-weight: 500; line-height: 1.1; }
p { margin: 0; }
.container { width: min(var(--max), calc(100% - 40px)); margin: 0 auto; }
.honey { position: absolute; left: -9999px; width: 1px; height: 1px; overflow: hidden; }
.sr-only { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0,0,0,0); }
.skip-link { position: fixed; left: 12px; top: -80px; z-index: 99; background: var(--accent); padding: 10px 14px; }
.skip-link:focus { top: 12px; }
.button {
  display: inline-flex; align-items: center; justify-content: center;
  min-height: 48px; padding: 0 20px; border: 1px solid transparent;
  font-size: 12px; font-weight: 700; letter-spacing: .08em; text-transform: uppercase;
  cursor: pointer; transition: .2s ease;
}
.button.primary { background: var(--accent); color: var(--accent-ink, #111); }
.button.primary:hover { filter: brightness(.95); }
.button.dark { background: var(--ink); color: #fff; }
.button.ghost { background: transparent; border-color: currentColor; }
.button.full { width: 100%; }
.button:disabled { opacity: .65; }
.eyebrow { text-transform: uppercase; letter-spacing: .18em; font-size: 11px; font-weight: 700; color: var(--accent); margin-bottom: 10px; }
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 12px; }
.contact-form label { display: block; margin-bottom: 12px; font-size: 11px; font-weight: 700; letter-spacing: .06em; text-transform: uppercase; }
.contact-form input, .contact-form select, .contact-form textarea {
  width: 100%; margin-top: 6px; border: 1px solid var(--line); background: var(--mist, #f6f6f4); padding: 12px; outline: 0;
}
.form-note { margin-top: 8px; font-size: 12px; color: var(--muted); }
.form-success { margin-top: 12px; padding: 14px; background: #faf6e8; border: 1px solid #ead98a; }
.form-success strong { display: block; font-family: var(--font-display); font-size: 20px; }
.contact-form.is-success .form-row, .contact-form.is-success > label, .contact-form.is-success > .button, .contact-form.is-success > .form-note { display: none; }
.property-modal { width: min(900px, calc(100% - 24px)); border: 0; padding: 24px; background: #fff; }
.property-modal::backdrop { background: rgba(0,0,0,.7); }
.modal-gallery { margin-bottom: 16px; }
.modal-gallery-main { position: relative; aspect-ratio: 3/2; background: #111; }
.modal-gallery-main img { width: 100%; height: 100%; object-fit: contain; }
.modal-gallery-nav { position: absolute; top: 50%; transform: translateY(-50%); width: 40px; height: 40px; border: 0; border-radius: 50%; background: #fff; font-size: 26px; cursor: pointer; }
.modal-gallery-nav.prev { left: 10px; } .modal-gallery-nav.next { right: 10px; }
.modal-gallery-count { position: absolute; right: 10px; bottom: 10px; background: rgba(0,0,0,.65); color: #fff; padding: 4px 10px; border-radius: 999px; font-size: 12px; }
.modal-gallery-thumbs { display: flex; gap: 8px; overflow-x: auto; margin-top: 8px; }
.modal-gallery-thumbs button { flex: 0 0 80px; height: 54px; border: 2px solid transparent; padding: 0; overflow: hidden; cursor: pointer; }
.modal-gallery-thumbs button.active { border-color: var(--accent); }
.modal-gallery-thumbs img { width: 100%; height: 100%; object-fit: cover; }
.modal-price { font-family: var(--font-display); font-size: 28px; margin: 8px 0 0; }
.modal-actions { display: flex; flex-wrap: wrap; gap: 10px; margin-top: 12px; }
.modal-close { position: absolute; right: 12px; top: 8px; border: 0; background: 0; font-size: 28px; cursor: pointer; }
.property-modal > p:not(.eyebrow):not(.modal-price) { margin: 12px 0 16px; color: var(--muted); }
.mobile-cta-bar { display: none; position: fixed; left: 0; right: 0; bottom: 0; z-index: 90; background: #111; padding: 10px 12px calc(10px + env(safe-area-inset-bottom)); grid-template-columns: 1fr 1fr 1.2fr; gap: 8px; }
.mobile-cta-bar a { display: grid; place-items: center; min-height: 44px; color: #fff; border: 1px solid rgba(255,255,255,.2); font-size: 11px; font-weight: 700; text-transform: uppercase; letter-spacing: .06em; }
.mobile-cta-bar .mobile-cta-primary { background: var(--accent); border-color: var(--accent); color: #111; }
.footer { padding: 48px 0 24px; background: var(--footer-bg, #111); color: #fff; }
.footer-inner { display: grid; grid-template-columns: 1.2fr 1fr; gap: 28px; }
.footer-logo { background: #fff; padding: 8px 12px; width: min(200px, 60vw); margin-bottom: 12px; }
.footer .muted, .footer p { color: rgba(255,255,255,.6); font-size: 13px; }
.footer a { color: var(--accent); }
.property-card.hidden { display: none !important; }
@media (max-width: 800px) {
  .form-row, .footer-inner { grid-template-columns: 1fr; }
  body { padding-bottom: 76px; }
  .mobile-cta-bar { display: grid; }
}

.site-header { position: sticky; top: 0; z-index: 50; background: #fff; border-bottom: 1px solid var(--line); }
.nav { min-height: 72px; display: flex; align-items: center; justify-content: space-between; gap: 16px; }
.brand img { width: min(200px, 45vw); }
.nav-links { display: flex; gap: 18px; align-items: center; font-size: 13px; font-weight: 600; }
.nav-links a:hover { color: var(--accent); }
.menu-toggle { display: none; background: 0; border: 0; }
.menu-toggle span:not(.sr-only) { display: block; width: 22px; height: 2px; background: #111; margin: 5px 0; }
.hero {
  background: linear-gradient(135deg, #111 0%, #2a2a2a 50%, #1a1a1a 100%);
  color: #fff; padding: 72px 0 64px; position: relative; overflow: hidden;
}
.hero::after {
  content: ""; position: absolute; inset: 0;
  background: url('../assets/hero-central-texas.jpg') center/cover;
  opacity: .28; pointer-events: none;
}
.hero-inner { position: relative; z-index: 1; display: grid; gap: 28px; max-width: 720px; }
.hero h1 { font-size: clamp(36px, 6vw, 56px); font-weight: 700; letter-spacing: -.02em; }
.hero-lead { color: rgba(255,255,255,.85); font-size: 18px; max-width: 42ch; }
.hero-search { background: #fff; color: #111; padding: 18px; display: grid; gap: 10px; }
.hero-search-row { display: grid; grid-template-columns: 1fr 1fr auto; gap: 8px; }
.hero-search select { min-height: 46px; border: 1px solid var(--line); padding: 0 12px; }
.stats { display: grid; grid-template-columns: repeat(3, 1fr); gap: 12px; margin-top: 8px; }
.stat { background: rgba(255,255,255,.08); padding: 16px; border: 1px solid rgba(255,255,255,.12); }
.stat strong { display: block; font-size: 28px; color: var(--accent); }
.stat span { font-size: 12px; text-transform: uppercase; letter-spacing: .08em; opacity: .75; }
.section { padding: 72px 0; }
.section.tint { background: var(--mist); }
.section-head { text-align: center; margin-bottom: 36px; }
.section-head h2 { font-size: clamp(32px, 4vw, 44px); font-weight: 700; }
.split-cards { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.split-card { padding: 36px; background: #fff; border: 1px solid var(--line); }
.split-card.dark { background: #111; color: #fff; border: 0; }
.split-card h3 { font-size: 28px; margin: 8px 0 12px; font-weight: 700; }
.split-card p { color: var(--muted); margin-bottom: 20px; }
.split-card.dark p { color: rgba(255,255,255,.7); }
.communities { display: grid; grid-template-columns: repeat(4, 1fr); gap: 12px; }
.community {
  min-height: 200px; position: relative; overflow: hidden; color: #fff;
  display: flex; align-items: flex-end; padding: 18px; font-weight: 700; font-size: 18px;
}
.community img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: -2; }
.community::after { content: ""; position: absolute; inset: 0; background: linear-gradient(transparent, rgba(0,0,0,.75)); z-index: -1; }
.property-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: 14px; }
.property-card { position: relative; min-height: 300px; overflow: hidden; background: #111; color: #fff; }
.property-card.feature { grid-column: span 2; min-height: 420px; }
.property-card > img { width: 100%; height: 100%; object-fit: cover; min-height: 300px; }
.property-card.feature > img { min-height: 420px; }
.property-status { position: absolute; top: 12px; left: 12px; background: var(--accent); color: #111; padding: 6px 10px; font-size: 10px; font-weight: 700; letter-spacing: .08em; text-transform: uppercase; }
.property-overlay { position: absolute; inset: auto 0 0; padding: 20px; background: linear-gradient(transparent, rgba(0,0,0,.88)); }
.property-overlay h3 { font-size: 26px; font-weight: 700; }
.property-price { font-size: 22px; color: var(--accent); margin-top: 4px; }
.property-meta { display: flex; gap: 10px; flex-wrap: wrap; margin-top: 8px; font-size: 13px; opacity: .85; }
.property-link { margin-top: 12px; background: 0; border: 0; color: #fff; font-size: 11px; font-weight: 700; letter-spacing: .1em; text-transform: uppercase; cursor: pointer; padding: 0; }
.about-band { display: grid; grid-template-columns: .8fr 1.2fr; gap: 0; }
.about-band img { width: 100%; height: 100%; object-fit: cover; min-height: 420px; }
.about-copy { padding: 48px; background: #fff; display: flex; flex-direction: column; justify-content: center; }
.about-copy p { color: var(--muted); margin: 12px 0; max-width: 50ch; }
.contact-grid { display: grid; grid-template-columns: 1fr 1.1fr; gap: 36px; }
.contact-details { display: grid; gap: 8px; margin-top: 20px; }
.contact-details a, .contact-details div { border: 1px solid var(--line); padding: 12px 14px; background: #fff; }
.contact-details span { display: block; font-size: 11px; text-transform: uppercase; letter-spacing: .08em; color: var(--muted); }
.filter-row { display: flex; gap: 8px; flex-wrap: wrap; justify-content: center; margin-bottom: 20px; }
.filter-button { min-height: 38px; padding: 0 14px; border: 1px solid var(--line); background: #fff; cursor: pointer; font-size: 12px; font-weight: 700; text-transform: uppercase; }
.filter-button.active { background: #111; color: #fff; }
@media (max-width: 900px) {
  .hero-search-row, .stats, .split-cards, .communities, .property-grid, .about-band, .contact-grid { grid-template-columns: 1fr; }
  .property-card.feature { grid-column: auto; }
  .nav-links { display: none; position: absolute; top: 72px; left: 0; right: 0; background: #fff; flex-direction: column; padding: 16px 20px; border-bottom: 1px solid var(--line); }
  .nav-links.open { display: flex; }
  .menu-toggle { display: block; }
}