/* ==========================================================================
   SRIOA — Star Realty Investments, Orchids & Agriculture
   A member of Modernex Imperium Global (MIG)
   Design system + global styles
   ========================================================================== */

:root{
  /* Core palette — bridges SRIOA (forest green / brown / gold star) and
     MIG (navy / gold eagle) into one cohesive premium system */
  --forest:        #0b3d2e;
  --forest-dark:   #072a20;
  --forest-light:  #14573f;
  --brown:         #7a5540;
  --brown-light:   #9c7256;
  --gold:          #c9a227;
  --gold-light:    #e6c65c;
  --navy:          #0f1f3d;
  --navy-dark:     #081326;
  --cream:         #f7f4ec;
  --cream-dark:    #efe9db;
  --white:         #ffffff;
  --ink:           #1a1c1a;
  --ink-soft:      #4a4d49;
  --ink-mute:      #7c8079;
  --line:          #e4ded0;

  --shadow-sm: 0 2px 10px rgba(15, 20, 15, .06);
  --shadow-md: 0 10px 30px rgba(7, 42, 32, .12);
  --shadow-lg: 0 24px 60px rgba(7, 42, 32, .18);

  --radius-sm: 6px;
  --radius-md: 14px;
  --radius-lg: 28px;

  --font-head: 'Playfair Display', Georgia, serif;
  --font-body: 'Inter', -apple-system, BlinkMacSystemFont, 'Segoe UI', sans-serif;

  --container: 1240px;
  --header-h: 92px;
}

*, *::before, *::after{ box-sizing: border-box; }
html{ scroll-behavior: smooth; }
body{
  margin:0;
  font-family: var(--font-body);
  color: var(--ink);
  background: var(--white);
  -webkit-font-smoothing: antialiased;
  overflow-x: hidden;
}
img{ max-width:100%; display:block; }
a{ color: inherit; text-decoration: none; }
ul{ list-style:none; margin:0; padding:0; }
button{ font-family: inherit; cursor:pointer; }
input, textarea, select{ font-family: inherit; }
h1,h2,h3,h4,h5{ font-family: var(--font-head); margin:0; font-weight:600; color: var(--forest-dark); line-height:1.15; }
p{ margin:0; }

.container{ max-width: var(--container); margin:0 auto; padding: 0 28px; }

.eyebrow{
  display:inline-flex; align-items:center; gap:10px;
  font-size:12.5px; letter-spacing:.18em; text-transform:uppercase;
  color: var(--gold); font-weight:700; margin-bottom:16px;
}
.eyebrow::before{ content:''; width:28px; height:2px; background: var(--gold); display:inline-block; }

.section{ padding: 100px 0; }
.section-tight{ padding: 64px 0; }
.section-cream{ background: var(--cream); }
.section-forest{ background: var(--forest-dark); color: var(--cream); }
.section-forest h2, .section-forest h3{ color: var(--white); }
.section-navy{ background: var(--navy-dark); color: var(--cream); }
.section-navy h2, .section-navy h3{ color: var(--white); }

.section-head{ max-width: 720px; margin-bottom: 56px; }
.section-head.center{ margin-left:auto; margin-right:auto; text-align:center; }
.section-head h2{ font-size: clamp(30px, 3.6vw, 44px); }
.section-head p{ margin-top: 16px; font-size: 17px; color: var(--ink-soft); line-height:1.7; }
.section-forest .section-head p, .section-navy .section-head p{ color: rgba(247,244,236,.75); }

/* Buttons */
.btn{
  display:inline-flex; align-items:center; justify-content:center; gap:10px;
  padding: 15px 30px; border-radius: 999px; font-weight:600; font-size:14.5px;
  letter-spacing:.02em; border: 1px solid transparent; transition: all .25s ease;
  white-space: nowrap;
}
.btn-gold{ background: var(--gold); color: var(--navy-dark); }
.btn-gold:hover{ background: var(--gold-light); transform: translateY(-2px); box-shadow: var(--shadow-md); }
.btn-outline{ border-color: rgba(255,255,255,.55); color:#fff; background: rgba(255,255,255,.06); backdrop-filter: blur(4px); }
.btn-outline:hover{ background: rgba(255,255,255,.16); transform: translateY(-2px); }
.btn-forest{ background: var(--forest); color:#fff; }
.btn-forest:hover{ background: var(--forest-light); transform: translateY(-2px); box-shadow: var(--shadow-md); }
.btn-line{ border-color: var(--forest); color: var(--forest); }
.btn-line:hover{ background: var(--forest); color:#fff; }
.btn-sm{ padding: 10px 20px; font-size: 13px; }
.btn-block{ width:100%; }
.btn-nri{
  background: linear-gradient(135deg, #1d6b4f 0%, #0b3d2e 100%);
  color:#fff; border:1px solid rgba(230,198,92,.55); position:relative; overflow:hidden;
}
.btn-nri svg{ width:15px; height:15px; color: var(--gold-light); }
.btn-nri:hover{ border-color: var(--gold); transform: translateY(-2px); box-shadow: 0 8px 22px rgba(201,162,39,.3); }
.btn-nri::after{
  content:''; position:absolute; top:0; left:-60%; width:40%; height:100%;
  background: linear-gradient(90deg, transparent, rgba(255,255,255,.28), transparent);
  animation: nri-sheen 3.4s ease-in-out infinite;
}
@keyframes nri-sheen{ 0%{ left:-60%; } 55%{ left:130%; } 100%{ left:130%; } }

/* ==========================================================================
   Top utility bar
   ========================================================================== */
.topbar{
  background: var(--navy-dark); color: rgba(247,244,236,.85);
  font-size: 13px; padding: 9px 0;
}
.topbar .container{ display:flex; align-items:center; justify-content:space-between; gap:16px; }
.topbar-left{ display:flex; align-items:center; gap:24px; flex-wrap:wrap; }
.topbar-left a{ display:inline-flex; align-items:center; gap:7px; opacity:.9; }
.topbar-left a:hover{ color: var(--gold-light); }
.topbar-right{ display:flex; align-items:center; gap:16px; }
.topbar-right a{ opacity:.85; }
.topbar-right a:hover{ color: var(--gold-light); }
.topbar-tag{ color: var(--gold-light); font-weight:600; letter-spacing:.04em; }

/* ==========================================================================
   Header / Navigation
   ========================================================================== */
.site-header{
  position: sticky; top:0; z-index:1000;
  background: rgba(11,61,46,0);
  transition: background .35s ease, box-shadow .35s ease, padding .35s ease;
}
.site-header.is-solid{
  background: rgba(7,42,32,.97);
  box-shadow: var(--shadow-md);
  backdrop-filter: blur(10px);
}
.nav-wrap{ display:flex; align-items:center; justify-content:space-between; height: var(--header-h); gap: 24px; }

.brand-lockup{ display:flex; align-items:center; gap:14px; }
.logo-chip{
  display:flex; align-items:center; justify-content:center;
  background:#fff; border-radius:12px; box-shadow: 0 2px 10px rgba(0,0,0,.18);
  padding:5px 10px; height:64px;
}
.logo-chip-mig{ background:#0f1f3d; padding:6px; }
.brand-lockup .logo-srioa{ height:100%; width:auto; max-width:150px; object-fit:contain; }
.brand-divider{ width:1px; height:34px; background: rgba(255,255,255,.28); }
.brand-lockup .logo-mig{ height:44px; width:auto; }
.brand-text{ display:flex; flex-direction:column; line-height:1.15; }
.brand-text strong{ font-family: var(--font-head); font-size:19px; color:#fff; letter-spacing:.02em; }
.brand-text span{ font-size:10px; letter-spacing:.14em; text-transform:uppercase; color: var(--gold-light); }

.main-nav{ display:flex; align-items:center; gap:2px; }
.main-nav > ul{ display:flex; align-items:center; gap:2px; }
.main-nav > ul > li{ position:relative; }
.main-nav > ul > li > a, .main-nav > ul > li > button{
  display:flex; align-items:center; gap:6px;
  padding: 12px 16px; font-size:14px; font-weight:600; color:#fff;
  background:none; border:none; letter-spacing:.01em;
}
.main-nav > ul > li > a::after{ content:''; display:block; height:2px; width:0; background:var(--gold); transition:width .25s ease; margin-top:2px; position:absolute; left:16px; bottom:6px; }
.main-nav > ul > li > a:hover::after{ width: calc(100% - 32px); }
.main-nav .caret{ width:9px; height:9px; border-right:2px solid currentColor; border-bottom:2px solid currentColor; transform: rotate(45deg); margin-top:-3px; opacity:.8; transition: transform .2s ease; }
.main-nav li.has-dropdown:hover .caret{ transform: rotate(225deg); margin-top:3px; }

.dropdown{
  position:absolute; top: calc(100% + 10px); left:0; min-width: 240px;
  background: #fff; border-radius: var(--radius-md); box-shadow: var(--shadow-lg);
  padding: 10px; opacity:0; visibility:hidden; transform: translateY(8px);
  transition: all .22s ease; border: 1px solid var(--line);
}
.main-nav li.has-dropdown:hover .dropdown{ opacity:1; visibility:visible; transform: translateY(0); }
.dropdown a{ display:flex; flex-direction:column; gap:2px; padding: 12px 14px; border-radius: var(--radius-sm); color: var(--ink); }
.dropdown a:hover{ background: var(--cream); color: var(--forest); }
.dropdown a strong{ font-size:14.5px; font-weight:700; font-family: var(--font-body); }
.dropdown a small{ font-size:12px; color: var(--ink-mute); }

.nav-cta{ display:flex; align-items:center; gap:12px; }
.nav-phone{ display:flex; align-items:center; gap:8px; color:#fff; font-size:13.5px; font-weight:600; }
.nav-phone svg{ width:16px; height:16px; color: var(--gold-light); }

.nav-toggle{ display:none; width:44px; height:44px; border-radius:50%; border:1px solid rgba(255,255,255,.3); background: rgba(255,255,255,.06); align-items:center; justify-content:center; }
.nav-toggle span, .nav-toggle span::before, .nav-toggle span::after{ content:''; display:block; width:18px; height:2px; background:#fff; position:relative; transition: all .25s ease; }
.nav-toggle span::before{ position:absolute; top:-6px; }
.nav-toggle span::after{ position:absolute; top:6px; }

/* ==========================================================================
   Hero — video / carousel background
   ========================================================================== */
.hero{
  position:relative; min-height: 92vh; display:flex; align-items:flex-end;
  color:#fff; margin-top: calc(var(--header-h) * -1); padding-top: var(--header-h);
  overflow:hidden;
}
.hero-media{ position:absolute; inset:0; z-index:0; }
.hero-media video, .hero-media .hero-slide{
  position:absolute; inset:0; width:100%; height:100%; object-fit:cover;
}
.hero-slide{
  background-size: cover; background-position: center; opacity:0;
  transition: opacity 1.6s ease-in-out;
}
.hero-slide.is-active{ opacity:1; }
.hero-media::after{
  content:''; position:absolute; inset:0;
  background: linear-gradient(180deg, rgba(7,20,15,.55) 0%, rgba(7,20,15,.35) 35%, rgba(7,15,12,.85) 100%);
}
.hero-inner{ position:relative; z-index:2; width:100%; padding-bottom: 72px; padding-top: 40px; }
.hero-badges{ display:flex; gap:10px; flex-wrap:wrap; margin-bottom:22px; }
.hero-badge{
  display:inline-flex; align-items:center; gap:8px; padding:7px 14px;
  border:1px solid rgba(255,255,255,.35); border-radius:999px; font-size:12px;
  letter-spacing:.08em; text-transform:uppercase; background: rgba(255,255,255,.08); backdrop-filter: blur(3px);
}
.hero h1{
  color:#fff; font-size: clamp(38px, 5.6vw, 68px); max-width: 900px; line-height:1.08;
  text-shadow: 0 4px 24px rgba(0,0,0,.25);
}
.hero h1 em{ font-style:normal; color: var(--gold-light); }
.hero p.lead{
  max-width: 620px; margin-top: 22px; font-size: 18px; line-height:1.7; color: rgba(255,255,255,.88);
}
.hero-ctas{ display:flex; gap:16px; margin-top: 34px; flex-wrap:wrap; }

.hero-paths{ display:flex; gap:16px; margin-top:34px; flex-wrap:wrap; }
.path-card{
  flex:1 1 260px; max-width:320px; background: rgba(255,255,255,.08); border:1px solid rgba(255,255,255,.22);
  border-radius: var(--radius-md); padding:20px 22px; backdrop-filter: blur(6px); transition: all .25s ease;
}
.path-card:hover{ background: rgba(255,255,255,.16); transform: translateY(-4px); }
.path-card .tag{ font-size:11px; letter-spacing:.14em; text-transform:uppercase; color: var(--gold-light); font-weight:700; }
.path-card h4{ color:#fff; font-size:19px; margin-top:6px; }
.path-card p{ font-size:13.5px; color: rgba(255,255,255,.75); margin-top:8px; line-height:1.55; }
.path-card a.arrow{ display:inline-flex; align-items:center; gap:6px; margin-top:14px; font-size:13px; font-weight:700; color:#fff; }

.hero-search{
  position:relative; z-index:2; margin-top: -42px; padding-bottom: 46px;
}
.search-panel{
  background:#fff; border-radius: var(--radius-md); box-shadow: var(--shadow-lg);
  padding: 22px; display:flex; gap:14px; flex-wrap:wrap; align-items:flex-end;
}
.search-field{ flex:1 1 180px; display:flex; flex-direction:column; gap:6px; }
.search-field label{ font-size:11px; letter-spacing:.1em; text-transform:uppercase; color: var(--ink-mute); font-weight:700; }
.search-field select, .search-field input{
  border:1px solid var(--line); border-radius: var(--radius-sm); padding:12px 14px; font-size:14px; color: var(--ink); background: var(--cream);
}
.search-panel .btn{ flex:0 0 auto; }

/* scroll cue */
.scroll-cue{ position:absolute; right:36px; bottom:28px; z-index:2; display:flex; flex-direction:column; align-items:center; gap:10px; color: rgba(255,255,255,.75); font-size:11px; letter-spacing:.16em; text-transform:uppercase; }
.scroll-cue .line{ width:1px; height:44px; background: rgba(255,255,255,.5); position:relative; overflow:hidden; }
.scroll-cue .line::after{ content:''; position:absolute; top:-100%; left:0; width:100%; height:100%; background: var(--gold-light); animation: scrollcue 2.2s ease-in-out infinite; }
@keyframes scrollcue{ 0%{ top:-100%; } 60%{ top:100%; } 100%{ top:100%; } }

/* ==========================================================================
   Page hero (inner pages, no video)
   ========================================================================== */
.page-hero{
  position:relative; min-height:56vh; display:flex; align-items:flex-end; color:#fff;
  margin-top: calc(var(--header-h) * -1); padding-top: var(--header-h);
  background-size: cover; background-position:center;
}
.page-hero::after{ content:''; position:absolute; inset:0; background: linear-gradient(180deg, rgba(7,20,15,.55), rgba(7,20,15,.88)); }
.page-hero .container{ position:relative; z-index:2; padding-bottom:56px; padding-top:40px; }
.breadcrumb{ display:flex; gap:8px; align-items:center; font-size:13px; color: rgba(255,255,255,.7); margin-bottom:18px; }
.breadcrumb a:hover{ color: var(--gold-light); }
.page-hero h1{ color:#fff; font-size: clamp(32px, 4.4vw, 52px); max-width:780px; }
.page-hero p.lead{ max-width:600px; margin-top:16px; font-size:16.5px; color: rgba(255,255,255,.85); line-height:1.7; }

/* ==========================================================================
   End User / Investor split
   ========================================================================== */
.split-grid{ display:grid; grid-template-columns: 1fr 1fr; gap:28px; }
.split-card{
  border-radius: var(--radius-lg); padding: 44px; position:relative; overflow:hidden; min-height:360px;
  display:flex; flex-direction:column; justify-content:flex-end;
}
.split-card.end-user{ background: linear-gradient(150deg, var(--forest) 0%, var(--forest-dark) 100%); color:#fff; }
.split-card.investor{ background: linear-gradient(150deg, var(--navy) 0%, var(--navy-dark) 100%); color:#fff; }
.split-card .num{ position:absolute; top:32px; right:36px; font-family: var(--font-head); font-size:80px; color: rgba(255,255,255,.08); font-weight:700; }
.split-card .tag{ font-size:12px; letter-spacing:.16em; text-transform:uppercase; color: var(--gold-light); font-weight:700; margin-bottom:10px; }
.split-card h3{ color:#fff; font-size:28px; }
.split-card p{ color: rgba(255,255,255,.78); margin-top:14px; line-height:1.7; font-size:15px; max-width:440px; }
.split-card ul{ margin-top:18px; display:flex; flex-direction:column; gap:10px; }
.split-card ul li{ display:flex; align-items:flex-start; gap:10px; font-size:14px; color: rgba(255,255,255,.9); }
.split-card ul li svg{ width:16px; height:16px; flex:none; margin-top:3px; color: var(--gold-light); }
.split-card .btn{ margin-top:26px; align-self:flex-start; }

/* ==========================================================================
   Services grid
   ========================================================================== */
/* Hero two-column layout with enquiry form */
.hero{ align-items:center; }
.hero-grid{
  display:grid; grid-template-columns: 1.05fr 0.95fr; gap:56px; align-items:center;
  padding: 46px 0 40px;
}
.hero-copy h1{ font-size: clamp(34px, 4.2vw, 56px); }
.hero-copy .lead{ font-size:16.5px; max-width:none; }

.hero-form{
  background:#fff; border-radius: var(--radius-lg); padding: 30px 30px 26px;
  box-shadow: 0 28px 70px rgba(0,0,0,.32); border:1px solid rgba(255,255,255,.5);
  max-height: none;
}
.hero-form-head{ margin-bottom:20px; padding-bottom:18px; border-bottom:1px solid var(--line); }
.hero-form-kicker{
  display:inline-flex; align-items:center; gap:7px; padding:5px 12px; border-radius:999px;
  background: var(--gold); color: var(--navy-dark);
  font-size:10.5px; font-weight:700; letter-spacing:.12em; text-transform:uppercase;
}
.hero-form-kicker svg{ width:12px; height:12px; }
.hero-form-head h3{ font-size:22px; margin-top:11px; }
.hero-form-head p{ margin-top:7px; font-size:13.2px; line-height:1.55; color: var(--ink-soft); }
.hero-form .form-group{ margin-bottom:13px; }
.hero-form .form-group label{ font-size:11px; margin-bottom:6px; }
.hero-form .form-group input,
.hero-form .form-group select,
.hero-form .form-group textarea{ padding:11px 13px; font-size:13.8px; background: var(--cream); }
.hero-form textarea{ min-height:70px; }
.hero-form .form-row{ gap:13px; }
.hero-form .btn{ padding:14px 26px; }

@media (max-width: 1080px){
  .hero-grid{ grid-template-columns: 1fr; gap:36px; padding-top:30px; }
  .hero{ min-height:auto; }
}

/* Hero investor proof strip */
.hero-proof{
  display:flex; flex-wrap:wrap; gap:0; margin-top:34px;
  border:1px solid rgba(255,255,255,.22); border-radius: var(--radius-md);
  background: rgba(10,30,22,.42); backdrop-filter: blur(8px); overflow:hidden;
}
.hero-proof .cell{ flex:1 1 150px; padding:18px 22px; border-right:1px solid rgba(255,255,255,.14); }
.hero-proof .cell:last-child{ border-right:none; }
.hero-proof .cell strong{ display:block; font-family: var(--font-head); font-size:26px; color: var(--gold-light); }
.hero-proof .cell span{ display:block; margin-top:4px; font-size:11.5px; letter-spacing:.12em; text-transform:uppercase; color: rgba(255,255,255,.72); }

.hero-kicker{
  display:inline-flex; align-items:center; gap:12px; margin-bottom:18px;
  font-size:12px; letter-spacing:.22em; text-transform:uppercase; color: var(--gold-light); font-weight:700;
}
.hero-kicker::before{ content:''; width:44px; height:1px; background: var(--gold); }

/* Services */
.services-grid{ display:grid; grid-template-columns: repeat(4, 1fr); gap:24px; }
.services-grid.five{ grid-template-columns: repeat(5, 1fr); gap:20px; }
.services-grid.five .service-card .thumb{ height:160px; }
.services-grid.five .service-card .body{ padding: 38px 20px 24px; }
.services-grid.five .service-card h3{ font-size:18px; }
.services-grid.five .service-card p{ font-size:13.2px; }
.service-card{
  background:#fff; border:1px solid var(--line); border-radius: var(--radius-lg);
  overflow:hidden; transition: all .3s ease; display:flex; flex-direction:column;
}
.service-card:hover{ transform: translateY(-8px); box-shadow: var(--shadow-lg); border-color: transparent; }
.service-card .thumb{ height:190px; background-size:cover; background-position:center; position:relative; }
.service-card .thumb::after{ content:''; position:absolute; inset:0; background: linear-gradient(180deg, rgba(7,42,32,0) 40%, rgba(7,42,32,.55) 100%); }
.service-card .icon-badge{
  position:absolute; bottom:-24px; left:22px; width:52px; height:52px; border-radius:14px;
  background: var(--gold); display:flex; align-items:center; justify-content:center; box-shadow: var(--shadow-md);
}
.service-card .icon-badge svg{ width:26px; height:26px; color: var(--navy-dark); }
.service-card .body{ padding: 40px 24px 28px; flex:1; display:flex; flex-direction:column; }
.service-card h3{ font-size:20px; margin-bottom:10px; }
.service-card p{ font-size:14px; color: var(--ink-soft); line-height:1.65; flex:1; }
.service-card .link{ margin-top:18px; display:inline-flex; align-items:center; gap:8px; font-size:13.5px; font-weight:700; color: var(--forest); }
.service-card .link svg{ width:14px; height:14px; transition: transform .2s ease; }
.service-card:hover .link svg{ transform: translateX(4px); }

/* ==========================================================================
   Listings
   ========================================================================== */
.listing-filters{ display:flex; gap:10px; flex-wrap:wrap; margin-bottom:40px; }
.filter-btn{
  padding: 10px 20px; border-radius:999px; border:1px solid var(--line); background:#fff;
  font-size:13.5px; font-weight:600; color: var(--ink-soft); transition: all .2s ease;
}
.filter-btn:hover{ border-color: var(--forest); color: var(--forest); }
.filter-btn.is-active{ background: var(--forest); border-color: var(--forest); color:#fff; }

.listings-grid{ display:grid; grid-template-columns: repeat(3, 1fr); gap:28px; }
.listing-card{
  background:#fff; border-radius: var(--radius-lg); overflow:hidden; border:1px solid var(--line);
  transition: all .3s ease;
}
.listing-card:hover{ box-shadow: var(--shadow-lg); transform: translateY(-6px); }
.listing-media{ position:relative; height:220px; background-size:cover; background-position:center; }
.listing-tags{ position:absolute; top:14px; left:14px; display:flex; gap:8px; }
.listing-tag{ padding:5px 12px; border-radius:999px; font-size:11px; font-weight:700; letter-spacing:.04em; text-transform:uppercase; }
.tag-residential{ background: var(--forest); color:#fff; }
.tag-commercial{ background: var(--navy); color:#fff; }
.tag-agriculture{ background: var(--brown); color:#fff; }
.tag-investment{ background: var(--gold); color: var(--navy-dark); }
.tag-featured{ background: var(--gold); color: var(--navy-dark); }
.listing-card.is-featured{ border:2px solid var(--gold); box-shadow: 0 12px 34px rgba(201,162,39,.18); }
.listing-note{
  font-size:13px; line-height:1.65; color: var(--ink-soft); margin-top:10px;
  font-style:italic; border-left:2px solid var(--gold); padding-left:12px;
}
.listing-body h3 a:hover{ color: var(--forest); }
.listing-link{
  display:inline-flex; align-items:center; gap:7px; margin-top:14px;
  font-size:13px; font-weight:700; color: var(--forest); letter-spacing:.02em;
}
.listing-link svg{ width:14px; height:14px; transition: transform .2s ease; }
.listing-link:hover svg{ transform: translateX(4px); }
.listing-fav{ position:absolute; top:14px; right:14px; width:36px; height:36px; border-radius:50%; background: rgba(255,255,255,.9); display:flex; align-items:center; justify-content:center; }
.listing-fav svg{ width:17px; height:17px; color: var(--forest); }
.listing-price{ position:absolute; bottom:14px; left:14px; background: rgba(7,42,32,.88); color:#fff; padding:7px 14px; border-radius:8px; font-weight:700; font-size:15px; backdrop-filter: blur(4px); }
.listing-body{ padding: 22px; }
.listing-loc{ display:flex; align-items:center; gap:6px; font-size:12.5px; color: var(--ink-mute); margin-bottom:8px; }
.listing-loc svg{ width:13px; height:13px; color: var(--gold); }
.listing-body h3{ font-size:18px; margin-bottom:10px; }
.listing-specs{ display:flex; gap:16px; padding-top:14px; margin-top:14px; border-top:1px solid var(--line); font-size:12.5px; color: var(--ink-soft); }
.listing-specs span{ display:flex; align-items:center; gap:6px; }
.listing-specs svg{ width:15px; height:15px; color: var(--forest); }

/* ==========================================================================
   Enquiry forms
   ========================================================================== */
.hp-field{ position:absolute; left:-9999px; opacity:0; height:0; overflow:hidden; }

.enquiry-wrap{ display:grid; grid-template-columns: 0.85fr 1.15fr; gap:56px; align-items:start; }
.enquiry-intro h2{ font-size: clamp(28px,3.2vw,38px); }
.enquiry-intro > p{ margin-top:16px; font-size:15.5px; line-height:1.8; color: var(--ink-soft); }
.enquiry-points{ margin-top:24px; display:flex; flex-direction:column; gap:12px; }
.enquiry-points li{ display:flex; align-items:flex-start; gap:10px; font-size:14.5px; color: var(--ink-soft); }
.enquiry-points svg{ width:17px; height:17px; flex:none; margin-top:2px; color: var(--forest); }
.enquiry-contact{ margin-top:28px; padding-top:24px; border-top:1px solid var(--line); display:flex; flex-direction:column; gap:13px; }
.enquiry-contact a{ display:flex; align-items:center; gap:10px; font-size:15px; font-weight:600; color: var(--forest-dark); }
.enquiry-contact a:hover{ color: var(--gold); }
.enquiry-contact svg{ width:17px; height:17px; color: var(--gold); }

.enquiry-form{
  background:#fff; border:1px solid var(--line); border-radius: var(--radius-lg);
  padding: 38px 36px; box-shadow: var(--shadow-lg);
}
.enquiry-form .form-group input,
.enquiry-form .form-group select,
.enquiry-form .form-group textarea{ background: var(--cream); }
.enquiry-form .form-group input:focus,
.enquiry-form .form-group select:focus,
.enquiry-form .form-group textarea:focus,
.short-form input:focus, .short-form select:focus{
  outline:none; border-color: var(--forest); background:#fff;
  box-shadow: 0 0 0 3px rgba(11,61,46,.08);
}
.enquiry-form textarea{ min-height:110px; }
.form-fineprint{ margin-top:12px; font-size:12px; color: var(--ink-mute); line-height:1.6; text-align:center; }

/* Compact form for property pages */
.short-form{
  background:#fff; border:1px solid var(--line); border-radius: var(--radius-lg);
  padding: 32px 30px; box-shadow: var(--shadow-lg); position:sticky; top: 110px;
}
.short-form-head{ margin-bottom:22px; padding-bottom:20px; border-bottom:1px solid var(--line); }
.short-form-head h3{ font-size:22px; margin-top:2px; }
.short-form-head p{ margin-top:8px; font-size:13.5px; line-height:1.6; color: var(--ink-soft); }
.short-form .form-group{ margin-bottom:15px; }
.short-form .form-group input,
.short-form .form-group select{ background: var(--cream); }
.short-form .form-row{ gap:14px; }

.form-layout{ display:grid; grid-template-columns: 1.35fr 0.65fr; gap:48px; align-items:start; }

@media (max-width: 1080px){
  .enquiry-wrap{ grid-template-columns: 1fr; gap:36px; }
  .form-layout{ grid-template-columns: 1fr; gap:36px; }
  .short-form{ position:static; }
}
@media (max-width: 720px){
  .enquiry-form{ padding: 28px 22px; }
  .short-form{ padding: 26px 20px; }
}

/* ==========================================================================
   Featured project spotlight widget
   ========================================================================== */
.spotlight{
  display:grid; grid-template-columns: 0.92fr 1.08fr;
  border-radius: var(--radius-lg); overflow:hidden;
  border:1px solid var(--line); background:#fff; box-shadow: var(--shadow-lg);
}
.spotlight-media{
  position:relative; background-size:cover; background-position:center; min-height:400px;
}
.spotlight-media::after{
  content:''; position:absolute; inset:0;
  background: linear-gradient(135deg, rgba(7,42,32,.35), rgba(15,31,61,.5));
}
.spotlight-flag{
  position:absolute; top:20px; left:20px; z-index:2;
  display:inline-flex; align-items:center; gap:8px;
  padding:8px 16px; border-radius:999px; background: var(--gold);
  color: var(--navy-dark); font-size:11.5px; font-weight:700;
  letter-spacing:.12em; text-transform:uppercase;
}
.spotlight-flag svg{ width:14px; height:14px; }

.spotlight-body{ padding: 44px 44px 40px; display:flex; flex-direction:column; justify-content:center; }
.spotlight-tags{ display:flex; gap:9px; flex-wrap:wrap; margin-bottom:16px; }
.spotlight-tags .prop-badge{ border-color: var(--line); color: var(--ink-soft); background: var(--cream); }
.spotlight-tags .prop-badge.gold{ background: var(--gold); border-color: var(--gold); color: var(--navy-dark); }
.spotlight-tags .prop-badge.dark{ background: var(--forest); border-color: var(--forest); color:#fff; }
.spotlight-body h2{ font-size: clamp(28px, 3.2vw, 38px); }
.spotlight-loc{
  display:flex; align-items:center; gap:7px; margin-top:10px;
  font-size:13.5px; color: var(--ink-mute); font-weight:600;
}
.spotlight-loc svg{ width:15px; height:15px; color: var(--gold); }
.spotlight-desc{ margin-top:16px; font-size:14.8px; line-height:1.75; color: var(--ink-soft); }
.spotlight-stats{
  display:flex; gap:0; margin-top:26px;
  border-top:1px solid var(--line); border-bottom:1px solid var(--line);
}
.spotlight-stats div{ flex:1; padding:18px 8px 18px 0; border-right:1px solid var(--line); }
.spotlight-stats div:last-child{ border-right:none; padding-right:0; }
.spotlight-stats strong{ display:block; font-family: var(--font-head); font-size:22px; color: var(--forest); }
.spotlight-stats span{ display:block; margin-top:3px; font-size:11px; letter-spacing:.11em; text-transform:uppercase; color: var(--ink-mute); }
.spotlight-actions{ display:flex; gap:13px; flex-wrap:wrap; margin-top:28px; }

@media (max-width: 900px){
  .spotlight{ grid-template-columns: 1fr; }
  .spotlight-media{ min-height:260px; }
  .spotlight-body{ padding: 32px 26px 30px; }
}

/* ==========================================================================
   Property detail page
   ========================================================================== */
.prop-badges{ display:flex; gap:10px; flex-wrap:wrap; margin-bottom:18px; }
.prop-badge{
  padding:6px 15px; border-radius:999px; font-size:11.5px; letter-spacing:.12em;
  text-transform:uppercase; font-weight:700; border:1px solid rgba(255,255,255,.4);
  color:#fff; background: rgba(255,255,255,.1); backdrop-filter: blur(4px);
}
.prop-badge.gold{ background: var(--gold); border-color: var(--gold); color: var(--navy-dark); }

.prop-facts{
  display:flex; flex-wrap:wrap; border:1px solid var(--line); border-radius: var(--radius-md);
  background:#fff; box-shadow: var(--shadow-md); overflow:hidden;
}
.prop-facts .cell{ flex:1 1 190px; padding:26px 24px; border-right:1px solid var(--line); text-align:center; }
.prop-facts .cell:last-child{ border-right:none; }
.prop-facts .cell strong{ display:block; font-family: var(--font-head); font-size:28px; color: var(--forest); }
.prop-facts .cell span{ display:block; margin-top:6px; font-size:11.5px; letter-spacing:.12em; text-transform:uppercase; color: var(--ink-mute); }

.prop-quote{
  margin-top:26px; padding:20px 24px; border-left:3px solid var(--gold);
  background: var(--cream); border-radius:0 var(--radius-sm) var(--radius-sm) 0;
  font-family: var(--font-head); font-size:17px; line-height:1.6; color: var(--forest-dark); font-style:italic;
}

.credit-list{ display:grid; grid-template-columns: 1fr 1fr; gap:0 48px; }
.credit-row{ display:flex; gap:20px; padding:24px 0; border-bottom:1px solid rgba(255,255,255,.12); }
.credit-num{ font-family: var(--font-head); font-size:20px; color: var(--gold); flex:none; width:34px; padding-top:2px; }
.credit-disc{ font-size:11px; letter-spacing:.16em; text-transform:uppercase; color: var(--gold-light); font-weight:700; }
.credit-body h4{ color:#fff; font-size:18px; margin:5px 0 7px; }
.credit-body p{ font-size:13.5px; line-height:1.6; color: rgba(247,244,236,.72); }

.spec-table{ margin-top:22px; border:1px solid var(--line); border-radius: var(--radius-md); overflow:hidden; background:#fff; }
.spec-row{ display:flex; justify-content:space-between; align-items:center; gap:16px; padding:14px 20px; border-bottom:1px solid var(--line); }
.spec-row:last-child{ border-bottom:none; }
.spec-row span{ font-size:13px; letter-spacing:.06em; text-transform:uppercase; color: var(--ink-mute); font-weight:600; }
.spec-row strong{ font-size:14.5px; color: var(--forest-dark); text-align:right; }

@media (max-width: 900px){
  .credit-list{ grid-template-columns: 1fr; }
}

/* ==========================================================================
   Stats band
   ========================================================================== */
.stats-band{ display:grid; grid-template-columns: repeat(4,1fr); gap:24px; text-align:center; }
.stat-item strong{ font-family: var(--font-head); font-size: clamp(32px,4vw,46px); color: var(--gold-light); display:block; }
.stat-item span{ font-size:13px; letter-spacing:.06em; text-transform:uppercase; color: rgba(247,244,236,.75); margin-top:8px; display:block; }

.geo-strip{ display:flex; flex-wrap:wrap; gap:12px; justify-content:center; margin-top:30px; }
.geo-chip{ padding:9px 18px; border:1px solid rgba(255,255,255,.25); border-radius:999px; font-size:13px; color: rgba(255,255,255,.85); }

/* ==========================================================================
   Why us / features
   ========================================================================== */
.why-grid{ display:grid; grid-template-columns: repeat(3, 1fr); gap:28px; }
.why-card{ padding:32px 28px; border-radius: var(--radius-lg); background:#fff; border:1px solid var(--line); }
.why-card .ico{ width:52px; height:52px; border-radius:14px; background: var(--cream-dark); display:flex; align-items:center; justify-content:center; margin-bottom:20px; }
.why-card .ico svg{ width:24px; height:24px; color: var(--forest); }
.why-card h4{ font-size:18px; margin-bottom:10px; }
.why-card p{ font-size:14px; color: var(--ink-soft); line-height:1.65; }

/* ==========================================================================
   Team
   ========================================================================== */
.team-grid{ display:grid; grid-template-columns: repeat(6, 1fr); gap:20px; }
.team-card{ text-align:center; }
.team-photo{ width:100%; aspect-ratio: 1/1.05; border-radius: var(--radius-lg); background-size:cover; background-position:center top; margin-bottom:16px; position:relative; overflow:hidden; }
.team-photo::after{ content:''; position:absolute; inset:0; background: linear-gradient(180deg, rgba(7,42,32,0) 60%, rgba(7,42,32,.5) 100%); }
.team-card h4{ font-size:16px; }
.team-card span{ font-size:12.5px; color: var(--ink-mute); display:block; margin-top:4px; }
.team-social{ display:flex; gap:8px; justify-content:center; margin-top:12px; }
.team-social a{ width:30px; height:30px; border-radius:50%; border:1px solid var(--line); display:flex; align-items:center; justify-content:center; }
.team-social a:hover{ background: var(--forest); border-color: var(--forest); color:#fff; }
.team-social svg{ width:13px; height:13px; }

/* Founder feature */
.founder-feature{ display:grid; grid-template-columns: .8fr 1.2fr; gap:56px; align-items:center; }
.founder-photo{ border-radius: var(--radius-lg); overflow:hidden; box-shadow: var(--shadow-lg); position:relative; }
.founder-photo img{ width:100%; height:100%; object-fit:cover; }
.founder-card{ position:absolute; bottom:20px; left:20px; right:20px; background: rgba(7,42,32,.92); backdrop-filter: blur(6px); border-radius: var(--radius-md); padding:18px 20px; color:#fff; }
.founder-card strong{ display:block; font-family: var(--font-head); font-size:17px; }
.founder-card span{ font-size:12.5px; color: var(--gold-light); }

/* ==========================================================================
   Blog
   ========================================================================== */
.blog-grid{ display:grid; grid-template-columns: repeat(3, 1fr); gap:28px; }
.blog-card{ border-radius: var(--radius-lg); overflow:hidden; border:1px solid var(--line); transition: all .3s ease; background:#fff; }
.blog-card:hover{ box-shadow: var(--shadow-lg); transform: translateY(-6px); }
.blog-media{ height:200px; background-size:cover; background-position:center; }
.blog-body{ padding:24px; }
.blog-meta{ font-size:12px; color: var(--ink-mute); letter-spacing:.04em; text-transform:uppercase; margin-bottom:10px; }
.blog-body h3{ font-size:18px; line-height:1.4; }
.blog-body p{ font-size:14px; color: var(--ink-soft); margin-top:10px; line-height:1.6; }

/* ==========================================================================
   CTA banner
   ========================================================================== */
.cta-banner{
  border-radius: var(--radius-lg); background: linear-gradient(135deg, var(--forest) 0%, var(--navy-dark) 100%);
  padding: 64px; display:flex; align-items:center; justify-content:space-between; gap:40px; flex-wrap:wrap; color:#fff;
  position:relative; overflow:hidden;
}
.cta-banner::before{ content:''; position:absolute; width:420px; height:420px; border-radius:50%; background: rgba(201,162,39,.14); right:-140px; top:-140px; }
.cta-banner h2{ color:#fff; font-size: clamp(26px,3vw,36px); max-width:520px; position:relative; z-index:1; }
.cta-banner p{ color: rgba(255,255,255,.78); margin-top:12px; max-width:480px; position:relative; z-index:1; }
.cta-actions{ display:flex; gap:14px; flex-wrap:wrap; position:relative; z-index:1; }

/* ==========================================================================
   Contact / form
   ========================================================================== */
.contact-grid{ display:grid; grid-template-columns: 1fr 1fr; gap:56px; }
.form-group{ margin-bottom:18px; }
.form-group label{ display:block; font-size:12.5px; font-weight:700; letter-spacing:.05em; text-transform:uppercase; color: var(--ink-soft); margin-bottom:8px; }
.form-group input, .form-group select, .form-group textarea{
  width:100%; border:1px solid var(--line); border-radius: var(--radius-sm); padding:14px 16px; font-size:14.5px; color: var(--ink); background: var(--cream);
}
.form-group textarea{ resize:vertical; min-height:130px; }
.form-row{ display:grid; grid-template-columns:1fr 1fr; gap:18px; }
.info-card{ display:flex; gap:16px; padding:22px; border:1px solid var(--line); border-radius: var(--radius-md); margin-bottom:16px; }
.info-card .ico{ width:44px; height:44px; border-radius:12px; background: var(--cream-dark); display:flex; align-items:center; justify-content:center; flex:none; }
.info-card .ico svg{ width:20px; height:20px; color: var(--forest); }
.info-card h4{ font-size:15px; margin-bottom:4px; }
.info-card p{ font-size:13.5px; color: var(--ink-soft); line-height:1.6; }
.map-box{ height:260px; border-radius: var(--radius-md); overflow:hidden; margin-top:8px; border:1px solid var(--line); }
.map-box iframe{ width:100%; height:100%; border:0; filter: grayscale(.2); }

/* ==========================================================================
   Footer
   ========================================================================== */
.site-footer{ background: var(--navy-dark); color: rgba(247,244,236,.75); padding-top:80px; }
.footer-top{ display:grid; grid-template-columns: 1.4fr 1fr 1fr 1.2fr; gap:48px; padding-bottom:56px; border-bottom:1px solid rgba(255,255,255,.1); }
.footer-brand .logos{ display:flex; align-items:center; gap:16px; margin-bottom:20px; }
.footer-brand .logos .logo-chip{ height:58px; }
.footer-brand .logos .logo-chip img{ height:100%; width:auto; max-width:140px; object-fit:contain; }
.footer-brand .logos .logo-chip-mig img{ height:40px; }
.footer-brand .logos .div{ width:1px; height:32px; background: rgba(255,255,255,.2); }
.footer-brand p{ font-size:13.5px; line-height:1.75; max-width:340px; }
.footer-social{ display:flex; gap:10px; margin-top:20px; }
.footer-social a{ width:36px; height:36px; border-radius:50%; border:1px solid rgba(255,255,255,.2); display:flex; align-items:center; justify-content:center; }
.footer-social a:hover{ background: var(--gold); border-color: var(--gold); color: var(--navy-dark); }
.footer-social svg{ width:15px; height:15px; }
.footer-col h5{ color:#fff; font-family: var(--font-body); font-size:13.5px; letter-spacing:.1em; text-transform:uppercase; margin-bottom:22px; font-weight:700; }
.footer-col ul{ display:flex; flex-direction:column; gap:12px; }
.footer-col a{ font-size:14px; }
.footer-col a:hover{ color: var(--gold-light); }
.footer-col p{ font-size:13.5px; line-height:1.75; }
.footer-bottom{ display:flex; align-items:center; justify-content:space-between; padding: 26px 0; font-size:12.5px; flex-wrap:wrap; gap:12px; }
.footer-bottom a:hover{ color: var(--gold-light); }
.footer-legal{ display:flex; gap:20px; flex-wrap:wrap; }

/* ==========================================================================
   Misc components
   ========================================================================== */
.two-col{ display:grid; grid-template-columns: 1fr 1fr; gap:56px; align-items:center; }
.img-frame{ border-radius: var(--radius-lg); overflow:hidden; box-shadow: var(--shadow-lg); }
.badge-float{
  position:absolute; bottom:-26px; right:-26px; background:#fff; border-radius: var(--radius-md);
  box-shadow: var(--shadow-lg); padding:20px 24px; display:flex; align-items:center; gap:14px;
}
.badge-float strong{ font-family: var(--font-head); font-size:26px; color: var(--forest); display:block; }
.badge-float span{ font-size:12px; color: var(--ink-mute); }
.rel-frame{ position:relative; }

.process-steps{ display:grid; grid-template-columns: repeat(4,1fr); gap:24px; counter-reset: step; }
.process-step{ position:relative; padding: 34px 26px; border-radius: var(--radius-lg); background:#fff; border:1px solid var(--line); }
.process-step .step-num{ font-family: var(--font-head); font-size:44px; color: var(--cream-dark); position:absolute; top:18px; right:22px; font-weight:700; }
.process-step h4{ font-size:17px; margin:10px 0 10px; position:relative; }
.process-step p{ font-size:13.5px; color: var(--ink-soft); line-height:1.6; position:relative; }

.approach-block{ display:flex; gap:24px; padding: 30px 0; border-bottom:1px solid var(--line); }
.approach-block:last-child{ border-bottom:none; }
.approach-num{ font-family: var(--font-head); font-size:38px; color: var(--gold); flex:none; width:70px; }
.approach-block h4{ font-size:19px; margin-bottom:10px; }
.approach-block p{ font-size:14.5px; color: var(--ink-soft); line-height:1.75; max-width:640px; }

.newsletter-band{ display:flex; align-items:center; justify-content:space-between; gap:24px; flex-wrap:wrap; }
.newsletter-form{ display:flex; gap:10px; flex:1 1 380px; max-width:460px; }
.newsletter-form input{ flex:1; border-radius:999px; border:1px solid rgba(255,255,255,.25); background: rgba(255,255,255,.08); padding:14px 20px; color:#fff; font-size:14px; }
.newsletter-form input::placeholder{ color: rgba(255,255,255,.55); }

/* Marquee ticker for "open to all" locations */
.marquee{ overflow:hidden; border-top:1px solid var(--line); border-bottom:1px solid var(--line); background: var(--cream); padding: 18px 0; }
.marquee-track{ display:flex; gap:56px; white-space:nowrap; animation: marquee 28s linear infinite; width:max-content; }
.marquee-track span{ font-family: var(--font-head); font-size:19px; color: var(--forest); opacity:.5; display:flex; align-items:center; gap:14px; }
.marquee-track span::after{ content:'•'; color: var(--gold); opacity:1; }
@keyframes marquee{ from{ transform: translateX(0); } to{ transform: translateX(-50%); } }

/* Reveal animation */
.reveal{ opacity:0; transform: translateY(24px); transition: all .7s cubic-bezier(.2,.7,.2,1); }
.reveal.is-visible{ opacity:1; transform: translateY(0); }

/* ==========================================================================
   Responsive
   ========================================================================== */
@media (max-width: 1080px){
  .services-grid{ grid-template-columns: repeat(2,1fr); }
  .services-grid.five{ grid-template-columns: repeat(2,1fr); }
  .hero-proof .cell{ flex:1 1 50%; border-bottom:1px solid rgba(255,255,255,.14); }
  .listings-grid{ grid-template-columns: repeat(2,1fr); }
  .team-grid{ grid-template-columns: repeat(3,1fr); }
  .why-grid{ grid-template-columns: repeat(1,1fr); }
  .footer-top{ grid-template-columns: 1fr 1fr; }
  .split-grid{ grid-template-columns: 1fr; }
  .two-col, .founder-feature, .contact-grid{ grid-template-columns: 1fr; }
  .process-steps{ grid-template-columns: repeat(2,1fr); }
  .stats-band{ grid-template-columns: repeat(2,1fr); gap:36px; }
}
@media (max-width: 900px){
  .main-nav{ display:none; }
  .nav-toggle{ display:flex; }
  .nav-phone{ display:none; }
  .topbar-left a span{ display:none; }
}
@media (max-width: 720px){
  .services-grid, .services-grid.five, .listings-grid, .team-grid, .blog-grid, .process-steps{ grid-template-columns: 1fr; }
  .section{ padding: 64px 0; }
  .cta-banner{ padding: 40px 28px; }
  .search-panel{ flex-direction:column; align-items:stretch; }
  .form-row{ grid-template-columns: 1fr; }
  .footer-top{ grid-template-columns: 1fr; }
  .brand-text{ display:none; }
}

/* Mobile nav drawer */
.mobile-nav{
  position:fixed; inset:0; z-index:1200; background: var(--forest-dark);
  transform: translateX(100%); transition: transform .35s ease; overflow-y:auto;
}
.mobile-nav.is-open{ transform: translateX(0); }
.mobile-nav-head{ display:flex; align-items:center; justify-content:space-between; padding:22px 24px; border-bottom:1px solid rgba(255,255,255,.12); }
.mobile-nav-close{ width:40px; height:40px; border-radius:50%; border:1px solid rgba(255,255,255,.3); color:#fff; display:flex; align-items:center; justify-content:center; background:none; }
.mobile-nav ul{ padding: 12px 24px 40px; }
.mobile-nav > ul > li{ border-bottom:1px solid rgba(255,255,255,.1); }
.mobile-nav > ul > li > a, .mobile-nav .msub-toggle{ display:flex; align-items:center; justify-content:space-between; padding:18px 4px; color:#fff; font-size:16px; font-weight:600; background:none; border:none; width:100%; text-align:left; }
.mobile-nav .msub{ max-height:0; overflow:hidden; transition: max-height .3s ease; }
.mobile-nav .msub.is-open{ max-height:400px; }
.mobile-nav .msub li a{ padding:12px 4px 12px 16px; font-size:14.5px; color: rgba(255,255,255,.75); display:block; }
.mobile-nav-foot{ padding: 20px 24px 40px; display:flex; flex-direction:column; gap:14px; }