:root{
  --ink:#16151a;
  --ink-soft:#232129;
  --ivory:#f7f4ee;
  --ivory-dim:#efeae0;
  --gold:#b4924c;
  --gold-light:#d3b878;
  --grey:#8d8a83;
  --serif:'Cormorant Garamond',Georgia,serif;
  --sans:'Jost',Helvetica,Arial,sans-serif;
}
*{margin:0;padding:0;box-sizing:border-box}
html{scroll-behavior:smooth}
body{font-family:var(--sans);color:var(--ink);background:var(--ivory);line-height:1.6;font-weight:300}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
h1,h2,h3{font-family:var(--serif);font-weight:500;line-height:1.15}
.wrap{max-width:1200px;margin:0 auto;padding:0 24px}
.eyebrow{font-family:var(--sans);text-transform:uppercase;letter-spacing:.35em;font-size:.72rem;color:var(--gold);font-weight:500;margin-bottom:1rem}
.btn{display:inline-block;padding:.95rem 2.4rem;font-family:var(--sans);text-transform:uppercase;letter-spacing:.2em;font-size:.75rem;font-weight:500;border:1px solid var(--gold);transition:all .3s ease;cursor:pointer}
.btn-solid{background:var(--gold);color:var(--ivory)}
.btn-solid:hover{background:transparent;color:var(--gold)}
.btn-ghost{background:transparent;color:var(--ivory)}
.btn-ghost:hover{background:var(--gold);border-color:var(--gold)}
.btn-dark{background:transparent;color:var(--ink);border-color:var(--ink)}
.btn-dark:hover{background:var(--ink);color:var(--ivory)}
section{padding:6.5rem 0}

/* NAV */
nav{position:fixed;top:0;left:0;right:0;z-index:100;background:rgba(22,21,26,.92);backdrop-filter:blur(10px);border-bottom:1px solid rgba(180,146,76,.25)}
.nav-inner{display:flex;align-items:center;justify-content:space-between;padding:1.1rem 24px;max-width:1200px;margin:0 auto}
.logo{font-family:var(--serif);font-size:1.35rem;color:var(--ivory);letter-spacing:.02em}
.logo span{color:var(--gold)}
.nav-links{display:flex;gap:2.2rem;list-style:none}
.nav-links a{color:var(--ivory);font-size:.78rem;text-transform:uppercase;letter-spacing:.18em;font-weight:400;transition:color .25s}
.nav-links a:hover{color:var(--gold-light)}
.nav-cta{border:1px solid var(--gold);padding:.5rem 1.2rem !important;color:var(--gold-light) !important}
.nav-toggle{display:none;background:none;border:none;color:var(--ivory);font-size:1.6rem;cursor:pointer}

/* HERO */
.hero{min-height:100vh;display:flex;align-items:center;position:relative;color:var(--ivory);padding-top:5rem;
  background:linear-gradient(rgba(22,21,26,.55),rgba(22,21,26,.78)),url('https://images.unsplash.com/photo-1600596542815-ffad4c1539a9?auto=format&fit=crop&w=1900&q=70') center/cover no-repeat}
.hero-content{max-width:760px}
.hero h1{font-size:clamp(2.6rem,6vw,4.6rem);margin-bottom:1.4rem}
.hero h1 em{font-style:italic;color:var(--gold-light)}
.hero p{font-size:1.1rem;font-weight:300;max-width:560px;margin-bottom:2.4rem;color:#e9e5dc}
.hero-btns{display:flex;gap:1rem;flex-wrap:wrap}

/* SEARCH BAND */
.search-band{background:var(--ink);color:var(--ivory);padding:4.5rem 0}
.search-band h2{font-size:2rem;margin-bottom:.6rem}
.search-band p{color:var(--grey);margin-bottom:2rem;max-width:620px}
.widget-slot{border:1px dashed rgba(180,146,76,.5);padding:2.5rem;text-align:center;color:var(--grey);font-size:.9rem;background:rgba(255,255,255,.02)}
.widget-slot strong{color:var(--gold-light);display:block;margin-bottom:.4rem;letter-spacing:.1em;text-transform:uppercase;font-size:.75rem}

/* ABOUT */
.about-grid{display:grid;grid-template-columns:5fr 6fr;gap:4.5rem;align-items:center}
.about-img{position:relative}
.about-img::after{content:'';position:absolute;inset:1.4rem -1.4rem -1.4rem 1.4rem;border:1px solid var(--gold);z-index:0}
.about-img img{position:relative;z-index:1;aspect-ratio:4/5;object-fit:cover;filter:saturate(.92)}
.about h2{font-size:2.6rem;margin-bottom:1.4rem}
.about p{margin-bottom:1.1rem;color:#3d3b42}
.about .sig{font-family:var(--serif);font-style:italic;font-size:1.5rem;color:var(--gold);margin-top:1.6rem}

/* AUDIENCES */
.aud{background:var(--ivory-dim)}
.aud-header{text-align:center;max-width:640px;margin:0 auto 3.5rem}
.aud-header h2{font-size:2.6rem}
.aud-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:1.5rem}
.aud-card{background:var(--ivory);padding:2.6rem 1.9rem;border-top:2px solid var(--gold);transition:transform .3s ease,box-shadow .3s ease}
.aud-card:hover{transform:translateY(-6px);box-shadow:0 18px 40px rgba(22,21,26,.09)}
.aud-card .num{font-family:var(--serif);font-size:2.2rem;color:var(--gold);font-style:italic}
.aud-card h3{font-size:1.45rem;margin:.7rem 0 .8rem}
.aud-card p{font-size:.92rem;color:#4a4850;margin-bottom:1.4rem}
.aud-card a{font-size:.72rem;text-transform:uppercase;letter-spacing:.2em;color:var(--gold);font-weight:500;border-bottom:1px solid var(--gold);padding-bottom:.2rem}

/* VALUATION */
.valuation{background:linear-gradient(rgba(22,21,26,.72),rgba(22,21,26,.85)),url('https://images.unsplash.com/photo-1560518883-ce09059eeffa?auto=format&fit=crop&w=1900&q=70') center/cover fixed no-repeat;color:var(--ivory);text-align:center}
.valuation h2{font-size:clamp(2rem,4.5vw,3.2rem);max-width:720px;margin:0 auto 1.2rem}
.valuation p{color:#d8d4cb;max-width:560px;margin:0 auto 2.4rem}
.valuation .widget-slot{max-width:680px;margin:0 auto 2rem;text-align:center}

/* NEIGHBORHOODS */
.hoods h2{font-size:2.6rem;text-align:center;margin-bottom:.6rem}
.hoods .sub{text-align:center;color:#5a5860;max-width:600px;margin:0 auto 3.2rem}
.hood-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1.4rem}
.hood{position:relative;aspect-ratio:4/3;overflow:hidden;color:var(--ivory);display:flex;align-items:flex-end;padding:1.6rem;background-size:cover;background-position:center}
.hood::before{content:'';position:absolute;inset:0;background:linear-gradient(to top,rgba(22,21,26,.82),rgba(22,21,26,.05) 55%);transition:background .3s}
.hood:hover::before{background:linear-gradient(to top,rgba(180,146,76,.75),rgba(22,21,26,.05) 60%)}
.hood h3{position:relative;font-size:1.5rem}
.hood span{position:relative;font-size:.72rem;text-transform:uppercase;letter-spacing:.2em;color:var(--gold-light)}
.hood:hover span{color:var(--ivory)}

/* TESTIMONIALS */
.quotes{background:var(--ink);color:var(--ivory);text-align:center}
.quotes h2{font-size:2.4rem;margin-bottom:3rem}
.quote-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:2.2rem;text-align:left}
.quote{border-left:2px solid var(--gold);padding-left:1.6rem}
.quote p{font-family:var(--serif);font-style:italic;font-size:1.15rem;color:#e4e0d7;margin-bottom:1rem}
.quote cite{font-style:normal;font-size:.78rem;text-transform:uppercase;letter-spacing:.2em;color:var(--gold-light)}

/* GUIDES */
.guides{background:var(--ivory-dim)}
.guides h2{font-size:2.6rem;text-align:center;margin-bottom:3rem}
.guide-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1.6rem}
.guide{background:var(--ivory);padding:2.4rem 2rem;border:1px solid #e2ddd2}
.guide .tag{font-size:.68rem;text-transform:uppercase;letter-spacing:.25em;color:var(--gold);font-weight:500}
.guide h3{font-size:1.4rem;margin:.8rem 0}
.guide p{font-size:.92rem;color:#4a4850}

/* CONTACT */
.contact{background:var(--ink);color:var(--ivory)}
.contact-grid{display:grid;grid-template-columns:5fr 6fr;gap:4rem}
.contact h2{font-size:2.6rem;margin-bottom:1.2rem}
.contact .lead{color:#c9c5bc;margin-bottom:2.4rem}
.c-item{margin-bottom:1.5rem}
.c-item .label{font-size:.7rem;text-transform:uppercase;letter-spacing:.25em;color:var(--gold-light);margin-bottom:.25rem}
.c-item a{font-family:var(--serif);font-size:1.3rem;color:var(--ivory)}
.c-item a:hover{color:var(--gold-light)}
form{display:grid;gap:1.1rem}
.form-row{display:grid;grid-template-columns:1fr 1fr;gap:1.1rem}
input,select,textarea{width:100%;padding:.95rem 1.1rem;background:rgba(255,255,255,.05);border:1px solid rgba(247,244,238,.18);color:var(--ivory);font-family:var(--sans);font-size:.92rem;font-weight:300}
input::placeholder,textarea::placeholder{color:#8d8a83}
input:focus,select:focus,textarea:focus{outline:none;border-color:var(--gold)}
select{color:#8d8a83}
textarea{min-height:120px;resize:vertical}
.form-note{font-size:.75rem;color:var(--grey)}

/* FOOTER */
footer{background:#0f0e12;color:var(--grey);padding:3rem 0;font-size:.82rem}
.foot-inner{display:flex;justify-content:space-between;align-items:center;flex-wrap:wrap;gap:1.2rem}
.foot-inner .logo{font-size:1.1rem}
.foot-legal{max-width:520px;line-height:1.7}

@media(max-width:900px){
  .nav-links{position:fixed;top:64px;right:0;background:var(--ink);flex-direction:column;padding:2rem;gap:1.4rem;transform:translateX(100%);transition:transform .3s ease;width:min(320px,80vw);height:100vh}
  .nav-links.open{transform:translateX(0)}
  .nav-toggle{display:block}
  .about-grid,.contact-grid{grid-template-columns:1fr;gap:3rem}
  .aud-grid{grid-template-columns:1fr 1fr}
  .hood-grid,.quote-grid,.guide-grid{grid-template-columns:1fr}
  .valuation{background-attachment:scroll}
}
@media(max-width:560px){
  .aud-grid,.form-row{grid-template-columns:1fr}
  section{padding:4.5rem 0}
}

/* STATS STRIP */
.stats-strip{background:var(--ink);border-top:1px solid rgba(180,146,76,.3);border-bottom:1px solid rgba(180,146,76,.3)}
.stats-inner{display:grid;grid-template-columns:repeat(4,1fr);gap:1rem;padding:1.6rem 24px;text-align:center}
.stat strong{display:block;font-family:var(--serif);font-size:1.35rem;color:var(--gold-light);font-weight:500}
.stat span{font-size:.72rem;text-transform:uppercase;letter-spacing:.18em;color:var(--grey)}
@media(max-width:900px){.stats-inner{grid-template-columns:1fr 1fr}}

/* INNER PAGE HEADER */
.page-head{background:linear-gradient(rgba(22,21,26,.72),rgba(22,21,26,.85)),url('https://images.unsplash.com/photo-1600585154340-be6161a56a0c?auto=format&fit=crop&w=1900&q=60') center/cover no-repeat;color:var(--ivory);padding:9rem 0 4.5rem;text-align:center}
.page-head h1{font-size:clamp(2.4rem,5vw,3.6rem);margin-bottom:.8rem}
.page-head p{color:#d8d4cb;max-width:640px;margin:0 auto}

/* NEIGHBORHOOD DETAIL */
.nh{display:grid;grid-template-columns:5fr 6fr;gap:3.5rem;align-items:center;padding:3.5rem 0;border-bottom:1px solid #e2ddd2;scroll-margin-top:6rem}
.nh:nth-child(even){direction:rtl}
.nh:nth-child(even)>*{direction:ltr}
.nh img{aspect-ratio:4/3;object-fit:cover;width:100%}
.nh h2{font-size:2.1rem;margin-bottom:.9rem}
.nh p{color:#3d3b42;margin-bottom:.9rem}
.nh .facts{display:flex;flex-wrap:wrap;gap:.6rem;margin:1.1rem 0 1.5rem;padding:0;list-style:none}
.nh .facts li{font-size:.72rem;text-transform:uppercase;letter-spacing:.14em;border:1px solid var(--gold);color:var(--gold);padding:.35rem .8rem}
@media(max-width:900px){.nh{grid-template-columns:1fr;gap:1.6rem}}

/* BLOG */
.post-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1.6rem}
.post{background:var(--ivory);border:1px solid #e2ddd2;display:flex;flex-direction:column;transition:transform .3s,box-shadow .3s}
.post:hover{transform:translateY(-5px);box-shadow:0 18px 40px rgba(22,21,26,.09)}
.post img{aspect-ratio:16/10;object-fit:cover}
.post-body{padding:1.7rem 1.6rem 2rem;display:flex;flex-direction:column;gap:.6rem;flex:1}
.post .tag{font-size:.66rem;text-transform:uppercase;letter-spacing:.25em;color:var(--gold);font-weight:500}
.post h3{font-size:1.35rem}
.post p{font-size:.9rem;color:#4a4850;flex:1}
.post .date{font-size:.72rem;color:var(--grey);text-transform:uppercase;letter-spacing:.15em}
@media(max-width:900px){.post-grid{grid-template-columns:1fr}}

/* CTA BAND (inner pages) */
.cta-band{background:var(--ink);color:var(--ivory);text-align:center;padding:5rem 0}
.cta-band h2{font-size:2.3rem;margin-bottom:1rem}
.cta-band p{color:#c9c5bc;max-width:560px;margin:0 auto 2rem}

/* REGION DIVIDER (neighborhoods page) */
.region-head{text-align:center;padding:4rem 0 1rem}
.region-head h2{font-size:2.3rem}
.region-head p{color:#5a5860;max-width:600px;margin:.6rem auto 0}

/* BROKERAGE BAR */
.brokerage-bar{background:var(--ivory);padding:2.6rem 0;text-align:center;border-top:1px solid #e2ddd2}
.brokerage-bar img{width:230px;max-width:60vw;margin:0 auto;display:inline-block}
.brokerage-bar p{font-size:.68rem;text-transform:uppercase;letter-spacing:.25em;color:var(--grey);margin-top:1rem}