:root {
  --ink: #222; --accent: #e6b800; --accent-ink: #222; --bg: #fff; --mist: #f8f8f6;
  --muted: #6b6b6b; --line: #e5e5e0; --max: 1000px;
  --font-display: "Poppins", system-ui, sans-serif;
  --font-body: "Poppins", 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; }
.button.primary { background: var(--accent); color: var(--accent-ink, #111); }
.button.dark { background: var(--ink); color: #fff; }
.button.ghost { background: transparent; border-color: currentColor; }
.button.full { width: 100%; }
.eyebrow { text-transform: uppercase; letter-spacing: .16em; 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; }
.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; }
.mobile-cta-bar .mobile-cta-primary { background: var(--accent); border-color: var(--accent); color: #111; }
.footer { padding: 48px 0 24px; background: #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); }
@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: 40; background: #fff; box-shadow: 0 1px 0 var(--line); }
.nav { min-height: 68px; display: flex; align-items: center; justify-content: space-between; }
.brand img { width: 170px; }
.nav-cta-phone { font-weight: 700; font-size: 14px; }
.menu-toggle { display: none; background: 0; border: 0; }
.menu-toggle span:not(.sr-only) { display: block; width: 22px; height: 2px; background: #222; margin: 5px 0; }
.nav-links { display: flex; gap: 16px; align-items: center; font-size: 13px; font-weight: 600; }
.hero-contact {
  display: grid; grid-template-columns: 1fr 1fr; gap: 28px; align-items: start;
  padding: 56px 0 64px; background: linear-gradient(180deg, #111 0%, #2a2a2a 100%); color: #fff;
}
.hero-contact h1 { font-size: clamp(32px, 5vw, 48px); font-weight: 700; }
.hero-contact .lead { margin-top: 14px; color: rgba(255,255,255,.8); max-width: 36ch; }
.hero-contact .contact-form { background: #fff; color: #222; padding: 24px; }
.quick-links { display: flex; gap: 10px; flex-wrap: wrap; margin-top: 22px; }
.section { padding: 64px 0; }
.section.tint { background: var(--mist); }
.section-head { text-align: center; margin-bottom: 32px; }
.section-head h2 { font-size: clamp(28px, 4vw, 36px); font-weight: 700; }
.about-row { display: grid; grid-template-columns: .7fr 1.3fr; gap: 28px; align-items: center; }
.about-row img { width: 100%; aspect-ratio: 1; object-fit: cover; object-position: center 20%; }
.services { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.service { border: 1px solid var(--line); padding: 24px; background: #fff; }
.service h3 { font-size: 20px; font-weight: 700; margin-bottom: 8px; }
.service p { color: var(--muted); font-size: 14px; }
.why { display: grid; grid-template-columns: repeat(4, 1fr); gap: 12px; }
.why article { background: #fff; border: 1px solid var(--line); padding: 20px; }
.why h3 { font-size: 16px; font-weight: 700; margin-bottom: 6px; }
.why p { font-size: 13px; color: var(--muted); }
.areas { display: flex; flex-wrap: wrap; gap: 8px; justify-content: center; }
.area-chip { padding: 10px 14px; background: #fff; border: 1px solid var(--line); font-size: 13px; font-weight: 600; }
.reviews { display: grid; gap: 12px; max-width: 720px; margin: 0 auto; }
.review { background: #fff; border: 1px solid var(--line); padding: 20px; }
.review blockquote { margin-top: 8px; font-size: 15px; }
.review figcaption { margin-top: 10px; font-size: 12px; font-weight: 700; color: var(--muted); }
.cta-bottom { text-align: center; background: var(--ink); color: #fff; padding: 56px 20px; }
.cta-bottom h2 { color: #fff; font-size: 32px; font-weight: 700; }
@media (max-width: 900px) {
  .hero-contact, .about-row, .services, .why { grid-template-columns: 1fr; }
  .nav-links { display: none; position: absolute; top: 68px; left: 0; right: 0; background: #fff; flex-direction: column; padding: 14px 20px; border-bottom: 1px solid var(--line); }
  .nav-links.open { display: flex; }
  .menu-toggle { display: block; }
}

@media (max-width: 900px) {
  .hero-contact > .container { grid-template-columns: 1fr !important; }
}