:root {
      --gold: #c9a84c;
      --gold-light: #e8c96a;
      --gold-dark: #9a7a2e;
      --bg: #111110;
      --bg2: #1a1918;
      --bg3: #222120;
      --border: #2e2b28;
      --text: #f0ebe3;
      --text-muted: #7a7060;
      --text-dim: #4a4840;
    }

    * { box-sizing: border-box; margin: 0; padding: 0; }

    html { scroll-behavior: smooth; }

    body {
      font-family: 'Outfit', sans-serif;
      background: var(--bg);
      color: var(--text);
      min-height: 100vh;
      overflow-x: hidden;
    }

    /* ─── NOISE TEXTURE OVERLAY ─── */
    body::before {
      content: '';
      position: fixed;
      inset: 0;
      background-image: url("data:image/svg+xml,%3Csvg viewBox='0 0 256 256' xmlns='http://www.w3.org/2000/svg'%3E%3Cfilter id='noise'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='0.9' numOctaves='4' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23noise)' opacity='0.04'/%3E%3C/svg%3E");
      pointer-events: none;
      z-index: 0;
      opacity: 0.4;
    }

    .container { max-width: 1100px; margin: 0 auto; padding: 0 2rem; position: relative; z-index: 1; }

    /* ─── NAV ─── */
    nav {
      position: sticky;
      top: 0;
      z-index: 100;
      background: rgba(17,17,16,0.92);
      backdrop-filter: blur(12px);
      border-bottom: 0.5px solid var(--border);
    }
    .nav-inner {
      display: flex;
      justify-content: space-between;
      align-items: center;
      padding: 1.1rem 2rem;
      max-width: 1100px;
      margin: 0 auto;
    }
    .nav-logo { display: flex; flex-direction: column; gap: 1px; }
    .nav-logo-name {
      font-family: 'Cormorant Garamond', serif;
      font-size: 20px;
      font-weight: 500;
      color: var(--gold-light);
      letter-spacing: 0.06em;
    }
    .nav-logo-sub {
      font-size: 9px;
      letter-spacing: 0.22em;
      color: var(--text-dim);
      text-transform: uppercase;
    }
    .nav-links { display: flex; gap: 1.5rem;
      list-style: none;
    }
    .nav-links a { white-space: nowrap;
      font-size: 12px;
      letter-spacing: 0.1em;
      color: var(--text-muted);
      text-decoration: none;
      text-transform: uppercase;
      transition: color 0.2s;
    }
    .nav-links a:hover { color: var(--gold-light); }
    .nav-cta { white-space: nowrap; margin-left: 1.25rem; flex-shrink: 0;
      font-size: 11px;
      letter-spacing: 0.12em;
      background: var(--gold-dark);
      color: #111;
      padding: 8px 18px;
      border: none;
      border-radius: 1px;
      cursor: pointer;
      text-transform: uppercase;
      font-weight: 500;
      text-decoration: none;
    }

    /* ─── HERO ─── */
    .hero {
      min-height: 92vh;
      display: flex;
      align-items: center;
      position: relative;
      overflow: hidden;
      padding: 5rem 0 4rem;
    }
    .hero-bg-line {
      position: absolute;
      top: 0; right: 0;
      width: 45%;
      height: 100%;
      background: linear-gradient(135deg, transparent 40%, rgba(201,168,76,0.03) 100%);
      border-left: 0.5px solid rgba(201,168,76,0.08);
    }
    .hero-bg-circle {
      position: absolute;
      bottom: -200px; right: -200px;
      width: 600px; height: 600px;
      border-radius: 50%;
      background: radial-gradient(circle, rgba(201,168,76,0.04) 0%, transparent 70%);
      pointer-events: none;
    }
    .hero-content {
      display: grid;
      grid-template-columns: 1fr auto;
      gap: 4rem;
      align-items: center;
      width: 100%;
    }
    .hero-eyebrow {
      display: flex;
      align-items: center;
      gap: 12px;
      margin-bottom: 1.5rem;
    }
    .hero-eyebrow-line { width: 40px; height: 0.5px; background: var(--gold); }
    .hero-eyebrow-text {
      font-size: 10px;
      letter-spacing: 0.28em;
      color: var(--gold);
      text-transform: uppercase;
    }
    .hero-title {
      font-family: 'Cormorant Garamond', serif;
      font-size: clamp(52px, 7vw, 84px);
      font-weight: 300;
      line-height: 1.05;
      color: var(--text);
      margin-bottom: 1.5rem;
    }
    .hero-title em {
      font-style: italic;
      color: var(--gold-light);
    }
    .hero-desc {
      font-size: 15px;
      color: var(--text-muted);
      line-height: 1.75;
      max-width: 460px;
      margin-bottom: 2.5rem;
      font-weight: 300;
    }
    .hero-actions { display: flex; gap: 14px; flex-wrap: wrap; }
    .btn-primary {
      background: var(--gold);
      color: #111;
      font-size: 12px;
      font-weight: 500;
      letter-spacing: 0.14em;
      padding: 14px 32px;
      border: none;
      border-radius: 1px;
      cursor: pointer;
      text-transform: uppercase;
      text-decoration: none;
      display: inline-block;
      transition: background 0.2s;
    }
    .btn-primary:hover { background: var(--gold-light); }
    .btn-outline {
      background: transparent;
      color: var(--gold-light);
      font-size: 12px;
      letter-spacing: 0.14em;
      padding: 14px 32px;
      border: 0.5px solid var(--gold-dark);
      border-radius: 1px;
      cursor: pointer;
      text-transform: uppercase;
      text-decoration: none;
      display: inline-block;
      transition: border-color 0.2s, color 0.2s;
    }
    .btn-outline:hover { border-color: var(--gold-light); }

    /* Agent card */
    .agent-card {
      background: var(--bg2);
      border: 0.5px solid var(--border);
      border-radius: 2px;
      padding: 2rem 1.8rem;
      min-width: 220px;
      position: relative;
    }
    .agent-card::before {
      content: '';
      position: absolute;
      top: 0; left: 0; right: 0;
      height: 2px;
      background: linear-gradient(90deg, var(--gold-dark), var(--gold-light), var(--gold-dark));
    }
    .agent-avatar {
      width: 80px; height: 80px;
      border-radius: 50%;
      background: var(--bg3);
      border: 1.5px solid var(--gold-dark);
      display: flex; align-items: center; justify-content: center;
      margin-bottom: 1rem;
    }
    .agent-avatar span {
      font-family: 'Cormorant Garamond', serif;
      font-size: 28px;
      font-weight: 400;
      color: var(--gold-light);
    }
    .agent-name {
      font-family: 'Cormorant Garamond', serif;
      font-size: 22px;
      font-weight: 500;
      color: var(--text);
      margin-bottom: 2px;
    }
    .agent-title {
      font-size: 9px;
      letter-spacing: 0.2em;
      color: var(--gold);
      text-transform: uppercase;
      margin-bottom: 1.2rem;
    }
    .agent-info { display: flex; flex-direction: column; gap: 7px; }
    .agent-info-row {
      display: flex;
      align-items: center;
      gap: 8px;
      font-size: 12px;
      color: var(--text-muted);
    }
    .agent-info-row .icon { font-size: 13px; }
    .zillow-tag {
      display: inline-flex;
      align-items: center;
      gap: 6px;
      background: rgba(0,106,161,0.1);
      border: 0.5px solid rgba(0,106,161,0.3);
      border-radius: 2px;
      padding: 6px 10px;
      margin-top: 1rem;
      font-size: 11px;
      color: #5aafd4;
    }
    .stars { color: var(--gold-light); font-size: 10px; letter-spacing: 1px; }

    /* Stats bar */
    .stats-bar {
      background: var(--bg2);
      border-top: 0.5px solid var(--border);
      border-bottom: 0.5px solid var(--border);
    }
    .stats-inner {
      display: grid;
      grid-template-columns: repeat(4, 1fr);
      max-width: 1100px;
      margin: 0 auto;
      padding: 0 2rem;
    }
    .stat-item {
      padding: 2rem 0;
      border-right: 0.5px solid var(--border);
      text-align: center;
    }
    .stat-item:last-child { border-right: none; }
    .stat-num {
      font-family: 'Cormorant Garamond', serif;
      font-size: 40px;
      font-weight: 300;
      color: var(--gold-light);
      line-height: 1;
      margin-bottom: 4px;
    }
    .stat-label {
      font-size: 9px;
      letter-spacing: 0.2em;
      color: var(--text-dim);
      text-transform: uppercase;
    }

    /* ─── SECTION HEADER ─── */
    .section-head {
      display: flex;
      align-items: center;
      gap: 1.2rem;
      margin-bottom: 2.5rem;
    }
    .section-tag {
      font-size: 9px;
      letter-spacing: 0.28em;
      color: var(--gold);
      text-transform: uppercase;
      white-space: nowrap;
    }
    .section-rule { flex: 1; height: 0.5px; background: var(--border); }

    /* ─── LISTINGS ─── */
    .listings-section { padding: 5rem 0; }
    .listings-grid {
      display: grid;
      grid-template-columns: repeat(3, 1fr);
      gap: 1px;
      background: var(--border);
      border: 0.5px solid var(--border);
    }
    .listing-card {
      background: var(--bg2);
      position: relative;
      overflow: hidden;
      cursor: pointer;
      transition: background 0.25s;
    }
    .listing-card:hover { background: var(--bg3); }
    .listing-card:hover .listing-overlay { opacity: 1; }
    .listing-thumb {
      height: 180px;
      display: flex;
      align-items: center;
      justify-content: center;
      font-size: 40px;
      position: relative;
    }
    .lt1 { background: linear-gradient(135deg, #1a2a1a, #0f1f0f); }
    .lt2 { background: linear-gradient(135deg, #1a2030, #0f1520); }
    .lt3 { background: linear-gradient(135deg, #2a2010, #1a1508); }
    .lt4 { background: linear-gradient(135deg, #201a20, #150f15); }
    .lt5 { background: linear-gradient(135deg, #1a2520, #0f1a15); }
    .lt6 { background: linear-gradient(135deg, #251a15, #1a0f0a); }
    .listing-badge {
      position: absolute;
      top: 12px; left: 12px;
      font-size: 9px;
      letter-spacing: 0.16em;
      padding: 4px 9px;
      text-transform: uppercase;
    }
    .badge-active { background: var(--gold); color: #111; }
    .badge-soon { background: rgba(20,60,90,0.8); color: #5aafd4; border: 0.5px solid rgba(0,106,161,0.4); }
    .badge-sold { background: rgba(40,15,15,0.8); color: #c06060; border: 0.5px solid rgba(80,20,20,0.5); }
.badge-rent { background: rgba(20,50,55,0.85); color: #5ad4c8; border: 0.5px solid rgba(20,90,80,0.5); }
    .listing-body { padding: 1.2rem 1.4rem; }
    .listing-price {
      font-family: 'Cormorant Garamond', serif;
      font-size: 22px;
      font-weight: 500;
      color: var(--gold-light);
      margin-bottom: 4px;
    }
    .listing-addr {
      font-size: 12px;
      color: var(--text-muted);
      margin-bottom: 10px;
      line-height: 1.4;
    }
    .listing-specs {
      display: flex;
      gap: 14px;
      font-size: 11px;
      color: var(--text-dim);
    }
    .listing-specs span { color: #a09080; }

    /* ─── ABOUT ─── */
    .about-section { padding: 5rem 0; }
    .about-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 3rem; align-items: start; }
    .about-card {
      background: var(--bg2);
      border: 0.5px solid var(--border);
      padding: 2.5rem;
      position: relative;
    }
    .about-card::after {
      content: '';
      position: absolute;
      bottom: 0; left: 0; right: 0;
      height: 1px;
      background: linear-gradient(90deg, transparent, var(--gold-dark), transparent);
    }
    .about-headline {
      font-family: 'Cormorant Garamond', serif;
      font-size: 32px;
      font-weight: 400;
      line-height: 1.2;
      margin-bottom: 1.5rem;
      color: var(--text);
    }
    .about-headline em { font-style: italic; color: var(--gold-light); }
    .about-body {
      font-size: 14px;
      color: var(--text-muted);
      line-height: 1.85;
      font-weight: 300;
      margin-bottom: 1.2rem;
    }
    .credential-tags { display: flex; flex-wrap: wrap; gap: 8px; margin-top: 1.5rem; }
    .cred-tag {
      font-size: 10px;
      letter-spacing: 0.12em;
      color: var(--gold);
      border: 0.5px solid var(--gold-dark);
      padding: 4px 10px;
      text-transform: uppercase;
    }

    /* Reviews */
    .reviews-card {
      background: var(--bg2);
      border: 0.5px solid var(--border);
      padding: 2rem;
    }
    .reviews-header {
      font-size: 9px;
      letter-spacing: 0.22em;
      color: var(--gold);
      text-transform: uppercase;
      margin-bottom: 1.5rem;
      padding-bottom: 1rem;
      border-bottom: 0.5px solid var(--border);
    }
    .review {
      padding: 1.2rem 0;
      border-bottom: 0.5px solid var(--border);
    }
    .review:last-child { border-bottom: none; padding-bottom: 0; }
    .review-stars { color: var(--gold-light); font-size: 11px; letter-spacing: 2px; margin-bottom: 6px; }
    .review-text {
      font-size: 13px;
      color: var(--text-muted);
      line-height: 1.65;
      font-style: italic;
      font-family: 'Cormorant Garamond', serif;
      font-size: 15px;
      font-weight: 300;
    }
    .review-by { font-size: 11px; color: var(--text-dim); margin-top: 6px; letter-spacing: 0.06em; }

    /* ─── SERVICES ─── */
    .services-section { padding: 5rem 0; }
    .services-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1px; background: var(--border); border: 0.5px solid var(--border); }
    .service-card {
      background: var(--bg2);
      padding: 2rem;
      transition: background 0.2s;
    }
    .service-card:hover { background: var(--bg3); }
    .service-num {
      font-family: 'Cormorant Garamond', serif;
      font-size: 36px;
      font-weight: 300;
      color: var(--border);
      line-height: 1;
      margin-bottom: 1rem;
    }
    .service-name {
      font-size: 14px;
      font-weight: 500;
      color: var(--text);
      margin-bottom: 6px;
      letter-spacing: 0.04em;
    }
    .service-desc { font-size: 12px; color: var(--text-muted); line-height: 1.65; }

    /* ─── CONTACT ─── */
    .contact-section { padding: 5rem 0 6rem; }
    .contact-wrap {
      background: var(--bg2);
      border: 0.5px solid var(--border);
      display: grid;
      grid-template-columns: 1fr 1fr;
      overflow: hidden;
    }
    .contact-left {
      padding: 3rem;
      border-right: 0.5px solid var(--border);
    }
    .contact-title {
      font-family: 'Cormorant Garamond', serif;
      font-size: 36px;
      font-weight: 400;
      line-height: 1.15;
      margin-bottom: 1rem;
      color: var(--text);
    }
    .contact-title em { font-style: italic; color: var(--gold-light); }
    .contact-sub { font-size: 13px; color: var(--text-muted); line-height: 1.7; margin-bottom: 2rem; }
    .contact-details { display: flex; flex-direction: column; gap: 12px; }
    .contact-row { display: flex; align-items: center; gap: 10px; font-size: 13px; color: var(--text-muted); }
    .contact-row .icon { font-size: 15px; }
    .contact-row a { color: var(--gold-light); text-decoration: none; }
    .contact-right { padding: 3rem; }
    .form-group { margin-bottom: 1.2rem; }
    .form-label { font-size: 10px; letter-spacing: 0.16em; color: var(--text-dim); text-transform: uppercase; display: block; margin-bottom: 6px; }
    .form-input {
      width: 100%;
      background: var(--bg3);
      border: 0.5px solid var(--border);
      color: var(--text);
      font-size: 13px;
      font-family: 'Outfit', sans-serif;
      padding: 10px 14px;
      outline: none;
      transition: border-color 0.2s;
    }
    .form-input:focus { border-color: var(--gold-dark); }
    .form-input::placeholder { color: var(--text-dim); }
    textarea.form-input { min-height: 100px; resize: vertical; }
    .form-submit {
      width: 100%;
      background: var(--gold);
      color: #111;
      font-size: 12px;
      font-weight: 500;
      letter-spacing: 0.14em;
      padding: 13px;
      border: none;
      cursor: pointer;
      text-transform: uppercase;
      font-family: 'Outfit', sans-serif;
      transition: background 0.2s;
      margin-top: 0.5rem;
    }
    .form-submit:hover { background: var(--gold-light); }

    /* ─── FOOTER ─── */
    footer {
      border-top: 0.5px solid var(--border);
      padding: 2rem;
      text-align: center;
    }
    .footer-name {
      font-family: 'Cormorant Garamond', serif;
      font-size: 18px;
      color: var(--gold-light);
      letter-spacing: 0.08em;
      margin-bottom: 4px;
    }
    .footer-sub { font-size: 11px; color: var(--text-dim); letter-spacing: 0.14em; }

    /* ─── RESPONSIVE ─── */
    @media (max-width: 768px) {
      .hero-content { grid-template-columns: 1fr; }
      .agent-card { display: none; }
      .stats-inner { grid-template-columns: repeat(2, 1fr); }
      .stat-item:nth-child(2) { border-right: none; }
      .listings-grid { grid-template-columns: 1fr; }
      .about-grid { grid-template-columns: 1fr; }
      .services-grid { grid-template-columns: 1fr; }
      .contact-wrap { grid-template-columns: 1fr; }
      .contact-left { border-right: none; border-bottom: 0.5px solid var(--border); }
      .nav-links { display: none; }
    }

/* ============================================================
   Subpages: town guides, seller page, case studies, market update
   Scoped under body.subpage so nothing here touches the homepage.
   ============================================================ */
.subpage { font-weight: 300; line-height: 1.6; }
.subpage h1 { font-family: 'Cormorant Garamond', serif; font-size: clamp(32px, 5vw, 52px); font-weight: 400; line-height: 1.15; color: var(--text); }
.subpage h2 { font-family: 'Cormorant Garamond', serif; font-size: 28px; font-weight: 400; color: var(--gold-light); margin-bottom: 0.8rem; }
.subpage.compact h1 { font-size: clamp(30px, 4.5vw, 48px); }
.subpage.compact h2 { font-size: 26px; }
.subpage .tag { font-size: 11px; letter-spacing: 0.18em; text-transform: uppercase; color: var(--gold); margin-bottom: 1rem; }
.subpage .container { padding: 0 24px; }

/* market update prose */
.prose p { font-size: 14px; color: var(--text-muted); line-height: 1.85; margin-bottom: 1rem; }
.prose strong { color: var(--text); font-weight: 500; }
.prose .stat { background: var(--bg2); border: 0.5px solid var(--border); padding: 1.5rem; text-align: center; }
.prose .stat-num { font-size: 36px; margin-bottom: 0; }

/* stat strip (seller page) */
.subpage .stat-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 1px; background: var(--border); border: 0.5px solid var(--border); margin: 2rem 0; }
.subpage .stat-cell { background: var(--bg); padding: 1.6rem 1rem; text-align: center; }
.subpage .stat-grid .stat-num { font-size: 34px; margin-bottom: 0; }
.subpage .stat-lbl { font-size: 10px; letter-spacing: 0.14em; text-transform: uppercase; color: var(--text-muted); margin-top: 0.6rem; }

/* step cards (seller page) */
.subpage .step-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: 1.5rem; margin-top: 1.5rem; }
.subpage .step { background: var(--bg2); border: 0.5px solid var(--border); padding: 1.6rem; }
.subpage .step-n { font-family: 'Cormorant Garamond', serif; font-size: 22px; color: var(--gold); }
.subpage .step h3 { font-size: 15px; color: var(--text); font-weight: 500; margin: 0.3rem 0 0.5rem; }
.subpage .step p { font-size: 13px; color: var(--text-muted); line-height: 1.75; }

/* case-study hero banner + fact grid */
.subpage .hero-banner { background: linear-gradient(135deg, #1a1614 0%, #221c15 50%, #14110d 100%); border: 0.5px solid var(--gold-dark); border-radius: 3px; padding: 3rem 2rem; text-align: center; margin-top: 1.5rem; position: relative; overflow: hidden; }
.subpage .hero-banner::before { content: ""; position: absolute; inset: 0; background: radial-gradient(circle at 50% 0%, rgba(201,168,76,0.12), transparent 70%); }
.subpage .hero-price { font-family: 'Cormorant Garamond', serif; font-size: clamp(44px, 8vw, 72px); color: var(--gold-light); line-height: 1; position: relative; }
.subpage .hero-addr { font-size: 13px; letter-spacing: 0.2em; text-transform: uppercase; color: var(--text-muted); margin-top: 1rem; position: relative; }
.subpage .fact-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 1px; background: var(--border); border: 0.5px solid var(--border); margin: 2rem 0; }
.subpage .fact-grid.three { grid-template-columns: repeat(3, 1fr); }
.subpage .fact-cell { background: var(--bg); padding: 1.4rem 0.8rem; text-align: center; }
.subpage .fact-num { font-family: 'Cormorant Garamond', serif; font-size: 26px; color: var(--gold-light); line-height: 1; }
.subpage .fact-grid.three .fact-num { font-size: 28px; }
.subpage .fact-lbl { font-size: 10px; letter-spacing: 0.12em; text-transform: uppercase; color: var(--text-muted); margin-top: 0.5rem; }

/* subpage form fields */
.subpage .field { width: 100%; background: var(--bg); border: 0.5px solid var(--border); color: var(--text); padding: 11px 13px; font-family: inherit; font-size: 14px; border-radius: 2px; }
.subpage .field:focus { outline: none; border-color: var(--gold-dark); }
.subpage select.field { appearance: none; -webkit-appearance: none; color-scheme: dark; padding-right: 36px; cursor: pointer;
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='10' height='6' viewBox='0 0 10 6'%3E%3Cpath d='M1 1l4 4 4-4' fill='none' stroke='%23c9a84c' stroke-width='1.5'/%3E%3C/svg%3E");
  background-repeat: no-repeat; background-position: right 13px center; }
.subpage select.field option { background: var(--bg2); color: var(--text); }
.subpage .field-label { display: block; font-size: 11px; letter-spacing: 0.1em; text-transform: uppercase; color: var(--text-muted); margin-bottom: 0.4rem; }

/* narrow content blocks: full container, content capped & left-aligned with the hero */
.subpage .container.narrow > * { max-width: var(--narrow, 820px); }

/* responsive two-column sections (homepage market + calculator) */
.two-col { display: grid; grid-template-columns: 1fr 1fr; gap: 2rem; }
@media (max-width: 768px) { .two-col { grid-template-columns: 1fr; } }
/* keep decorative hero shapes from creating sideways scroll on phones */
html { overflow-x: clip; }
.hero { overflow: hidden; }

/* subpage footer link row */
.footer-links { margin-top: 0.8rem; font-size: 12px; }
.footer-links a { color: var(--text-muted); text-decoration: none; }
.footer-links a:hover { color: var(--gold-light); }

@media (max-width: 800px) {
  .subpage .stat-grid, .subpage .fact-grid { grid-template-columns: repeat(2, 1fr); }
  .subpage .step-grid { grid-template-columns: 1fr; }
}