/* Global reset and tokens */
*,
*::before,
*::after {
  box-sizing: border-box;
  margin: 0;
  padding: 0;
}

:root {
  --gold: goldenrod;
  --gold-soft: #eec14e;
  --dark: #0b0b0b;
  --dark-2: #050505;
  --text: #f2f2f2;
  --muted: #b8b8b8;
  --border-gold: rgba(214, 163, 56, 0.35);
  --radius: 10px;
  --transition: 0.25s ease;
  --primary-font: "Playfair", serif;
  --secondary-font: "Montserrat", sans-serif;
  --nav-height: 88px;
}

html,
body {
  overflow-x: hidden;
}

body {
  font-family: var(--secondary-font);
  background: var(--dark);
  color: var(--text);
}


img,
picture,
video,
svg,
canvas {
  display: block;
  max-width: 100%;
}

ul,
ol {
  list-style: none;
}

input,
button,
textarea,
select {
  font: inherit;
}

a {
  color: inherit;
  text-decoration: none;
}

input:focus-visible,
button:focus-visible,
textarea:focus-visible,
select:focus-visible,
a:focus-visible {
  outline: 2px solid var(--gold);
  outline-offset: 2px;
}

.section-title {
  font-family: var(--primary-font);
  font-size: clamp(2.2rem, 6vw, 4rem);
  line-height: 1.05;
  font-weight: 400;
  letter-spacing: 0.01em;
  color: var(--gold);
  margin-bottom: 0.85rem;
}

.section-subtitle {
  font-size: clamp(1rem, 2vw, 1.2rem);
  font-weight: 500;
  color: var(--muted);
  margin-bottom: 2.5rem;
}

/* Navigation */
.navigation {
  position: fixed;
  top: 0;
  left: 0;
  width: 100%;
  height: var(--nav-height);
  background: rgba(11, 11, 11, 0.98);
  backdrop-filter: blur(4px);
  z-index: 1000;
  display: flex;
  align-items: center;
  justify-content: space-between;
  padding: 0.9rem 0;
}

.left-nav img {
  width: clamp(150px, 14vw, 210px);
  height: auto;
}

.left-nav {
  margin-left: 15vw;
}

.right-nav ul {
  display: flex;
  align-items: center;
  gap: 1.1rem;
}

.right-nav {
  margin-right: 15vw;
}

.navigation-item {
  color: #cdcdcd;
  font-size: 0.95rem;
  font-weight: 600;
  transition: color var(--transition);
}

.navigation-item:hover,
.navigation-item:focus-visible {
  color: var(--gold-soft);
}

.powered-by {
  position: absolute;
  left: 50%;
  bottom: 0;
  transform: translateX(-50%) translateY(72%);
  width: clamp(145px, 12vw, 220px);
  border: 1px solid var(--gold);
  border-radius: 8px;
  background: var(--dark);
  padding: 0.4rem 0.6rem;
  transition:
    opacity 0.5s ease,
    transform 0.5s ease;
  z-index: 1001;
}

.powered-by a {
  position: relative;
  display: block;
  aspect-ratio: 3 / 1;
}

.powered-by .royal-logo {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: contain;
  transition: opacity var(--transition);
}

.powered-by .red-logo {
  opacity: 0;
}

.powered-by:hover .gold-logo {
  opacity: 0;
}

.powered-by:hover .red-logo {
  opacity: 1;
}

.powered-by.is-hidden {
  opacity: 0;
  transform: translateX(-50%) translateY(-10px);
  pointer-events: none;
}

.hamburger {
  display: none;
  border: 0;
  background: transparent;
  width: 42px;
  height: 42px;
  padding: 0;
  position: relative;
  cursor: pointer;
  align-items: center;
  justify-content: center;
  border-radius: 8px;
  transition: background-color var(--transition);
}

.bar {
  position: absolute;
  left: 9px;
  width: 24px;
  height: 2px;
  background: var(--gold);
  border-radius: 999px;
  transform-origin: center;
  transition:
    transform var(--transition),
    opacity var(--transition),
    background-color var(--transition);
}

.bar:nth-child(1) {
  transform: translateY(-7px);
}

.bar:nth-child(2) {
  transform: translateY(0);
}

.bar:nth-child(3) {
  transform: translateY(7px);
}

.hamburger:hover {
  background: rgba(214, 163, 56, 0.12);
}

.hamburger.open .bar:nth-child(1) {
  transform: translateY(0) rotate(45deg);
}

.hamburger.open .bar:nth-child(2) {
  opacity: 0;
  transform: scaleX(0.4);
}

.hamburger.open .bar:nth-child(3) {
  transform: translateY(0) rotate(-45deg);
}

/* Hero */
#home {
  position: relative;
  margin-top: var(--nav-height);
  min-height: clamp(460px, 50vh, 620px);
  display: flex;
  align-items: center;
  justify-content: flex-start;
  padding: clamp(0.8rem, 1.6vw, 1.4rem) clamp(1.2rem, 5vw, 5rem);
  overflow: hidden;
}

#properties {
  position: relative;
  display: none;
  padding: 2rem 2rem;
}

#neighborhoods {
  position: relative;
  width: 100%;
  z-index: 1;
  padding: 2rem 2rem;
}

.hero-background-video {
  position: absolute;
  top: 0;
  left: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center;
  z-index: 0;
  opacity: 1;
  transition: opacity 0.6s ease;
}

.hero-overlay {
  position: absolute;
  top: 0;
  left: 0;
  width: 100%;
  height: 100%;
  background: rgba(11, 11, 11, 0.5);
  z-index: 1;
  pointer-events: none;
}

.left-col {
  position: relative;
  z-index: 2;
  max-width: 660px;
  margin-left: 15vw;
}

.right-col {
  position: relative;
  z-index: 2;
  display: flex;
  align-items: center;
  justify-content: flex-end;
  flex: 1;
  margin-left: auto;
  padding-right: 2rem;
  margin-right: 10vw;
}

#home.video-ended .hero-background-video {
  opacity: 0;
}

.hero-media {
  width: clamp(360px, 38vw, 560px);
  height: clamp(460px, 64vh, 620px);
  border-radius: 22px;
  overflow: hidden;
  background-color: #000;
  box-shadow:
    0 18px 60px rgba(0, 0, 0, 0.6),
    inset 0 0 0 1px rgba(201, 166, 70, 0.18);
  position: relative;
  isolation: isolate;
  opacity: 0;
  transform: translateY(8px);
  transition:
    opacity 0.68s cubic-bezier(0.22, 1, 0.36, 1),
    transform 0.68s cubic-bezier(0.22, 1, 0.36, 1);
  pointer-events: none;
}

.hero-media::before {
  content: "";
  position: absolute;
  inset: 0;
  background-image: url("/assets/img/aaron-hero-banner.svg");
  background-size: cover;
  background-position: 78% 50%;
  background-repeat: no-repeat;
  filter: brightness(0.9) contrast(1.1);
  transform: scale(1.02);
  transform-origin: center;
  z-index: 0;
}

.hero-media::after {
  content: "";
  position: absolute;
  inset: 0;
  background: radial-gradient(
    62% 56% at 84% 28%,
    rgba(201, 166, 70, 0.22) 0%,
    rgba(201, 166, 70, 0.08) 42%,
    rgba(0, 0, 0, 0) 74%
  );
  pointer-events: none;
  z-index: 1;
}

#home.video-ended .hero-media {
  opacity: 1;
  transform: translateY(0);
  pointer-events: auto;
}

.hero-media-overlay {
  position: absolute;
  inset: 0;
  background:
    radial-gradient(
      120% 90% at 68% 42%,
      rgba(0, 0, 0, 0.12) 0%,
      rgba(0, 0, 0, 0.48) 62%,
      rgba(0, 0, 0, 0.78) 100%
    ),
    rgba(11, 11, 11, 0.18);
  pointer-events: none;
  z-index: 2;
}

.hero-media-fade {
  position: absolute;
  inset: 0;
  background: linear-gradient(
    90deg,
    rgba(0, 0, 0, 1) 0%,
    rgba(0, 0, 0, 0.88) 24%,
    rgba(0, 0, 0, 0.55) 50%,
    rgba(0, 0, 0, 0.2) 72%,
    rgba(0, 0, 0, 0) 100%
  );
  pointer-events: none;
  z-index: 3;
}

.award-card {
  position: absolute;
  left: clamp(0.85rem, 2.35vw, 1.85rem);
  bottom: clamp(0.75rem, 2.1vw, 1.75rem);
  width: min(420px, 72%);
  padding: 1.05rem 1.15rem 1.15rem;
  border-radius: 20px;
  background:
    radial-gradient(
      140% 120% at 92% 12%,
      rgba(201, 166, 70, 0.16) 0%,
      rgba(201, 166, 70, 0) 46%
    ),
    linear-gradient(
      135deg,
      rgba(22, 22, 22, 0.78) 0%,
      rgba(10, 10, 10, 0.68) 55%,
      rgba(5, 5, 5, 0.62) 100%
    );
  border: 1px solid rgba(201, 166, 70, 0.28);
  box-shadow:
    0 26px 70px rgba(0, 0, 0, 0.72),
    0 0 0 1px rgba(201, 166, 70, 0.12),
    0 0 26px rgba(201, 166, 70, 0.12),
    inset 0 0 0 1px rgba(255, 255, 255, 0.04);
  backdrop-filter: blur(11px) saturate(120%);
  -webkit-backdrop-filter: blur(11px) saturate(120%);
  opacity: 0;
  transform: translateY(8px);
  transition:
    opacity 0.6s cubic-bezier(0.22, 1, 0.36, 1),
    transform 0.6s cubic-bezier(0.22, 1, 0.36, 1);
  z-index: 4;
}

.award-card::before {
  content: "";
  position: absolute;
  left: 1.15rem;
  right: 1.15rem;
  top: 0.9rem;
  height: 2px;
  border-radius: 999px;
  background: linear-gradient(
    90deg,
    rgba(201, 166, 70, 0) 0%,
    rgba(201, 166, 70, 0.42) 18%,
    rgba(201, 166, 70, 0.78) 50%,
    rgba(201, 166, 70, 0.3) 82%,
    rgba(201, 166, 70, 0) 100%
  );
  opacity: 0.9;
  pointer-events: none;
}

.award-card::after {
  content: "";
  position: absolute;
  left: -40%;
  top: 0.74rem;
  width: 40%;
  height: 5px;
  border-radius: 999px;
  background: linear-gradient(
    90deg,
    rgba(201, 166, 70, 0) 0%,
    rgba(201, 166, 70, 0.12) 36%,
    rgba(255, 255, 255, 0.6) 50%,
    rgba(201, 166, 70, 0.12) 64%,
    rgba(201, 166, 70, 0) 100%
  );
  opacity: 0.28;
  filter: blur(0.25px);
  transform: translateX(-120%);
  animation: awardLineShimmer 6.2s cubic-bezier(0.55, 0, 0.25, 1) infinite;
  pointer-events: none;
}

#home.video-ended .award-card {
  opacity: 1;
  transform: translateY(0);
  transition-delay: 120ms;
}

.award-label {
  margin: 0;
  color: rgba(201, 166, 70, 0.9);
  font-size: 0.72rem;
  font-weight: 600;
  letter-spacing: 0.12em;
  text-transform: none;
}

.award-text-wrap {
  margin-top: 0.9rem;
  max-width: 28ch;
  min-height: 4.6em;
}

.award-text {
  margin: 0;
  color: #fff;
  font-weight: 600;
  line-height: 1.22;
  font-size: clamp(1.18rem, 1.55vw, 1.75rem);
  letter-spacing: 0.005em;
  text-shadow: 0 8px 22px rgba(0, 0, 0, 0.48);
  transition:
    opacity 0.42s cubic-bezier(0.22, 1, 0.36, 1),
    transform 0.42s cubic-bezier(0.22, 1, 0.36, 1);
  will-change: transform, opacity;
}

.award-text.is-exiting {
  opacity: 0;
  transform: translateY(-4px);
}

.award-text.is-entering {
  opacity: 0;
  transform: translateY(4px);
}

.award-year {
  color: #c9a646;
  font-weight: 700;
  text-shadow: 0 0 14px rgba(201, 166, 70, 0.32);
}

@keyframes awardLineShimmer {
  0% {
    transform: translateX(-120%);
    opacity: 0;
  }
  18% {
    opacity: 0.26;
  }
  36% {
    transform: translateX(420%);
    opacity: 0.26;
  }
  46% {
    opacity: 0;
  }
  100% {
    transform: translateX(420%);
    opacity: 0;
  }
}

@media (prefers-reduced-motion: reduce) {
  .hero-background-video,
  .hero-media,
  .award-card,
  .award-text {
    transition-duration: 0.01ms !important;
  }

  .award-card::after {
    animation: none !important;
  }
}

#home h1 {
  font-family: var(--primary-font);
  color: #fff;
  font-weight: 400;
  font-size: clamp(3.2rem, 7vw, 7rem);
  line-height: 1.02;
  margin-bottom: 0.8rem;
}

#home h1 span {
  color: var(--gold);
}

#home p {
  color: var(--muted);
  line-height: 1.7;
  font-size: clamp(1rem, 1.6vw, 1.2rem);
  max-width: 50ch;
  margin-bottom: 2rem;
}

.hero-cta-wrap {
  display: flex;
  align-items: stretch;
  justify-content: flex-start;
  gap: 0.9rem;
  flex-wrap: nowrap;
}

.primary-cta,
.secondary-cta {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 56px;
  padding: 0 1.4rem;
  font-size: 0.95rem;
  font-weight: 600;
  border-radius: 8px;
  transition: var(--transition);
}

.hero-cta-wrap .primary-cta,
.hero-cta-wrap .secondary-cta {
  min-width: clamp(210px, 19vw, 260px);
}

.primary-cta {
  background: var(--gold);
  color: #101010;
}

.primary-cta:hover,
.primary-cta:focus-visible {
  background: var(--gold-soft);
}

.secondary-cta {
  border: 1.5px solid var(--gold);
  color: var(--gold);
  background: transparent;
}

.secondary-cta:hover,
.secondary-cta:focus-visible {
  background: var(--gold);
  color: #101010;
}

/* Properties */
#properties {
  padding: 2.5rem 2vw 4rem;
  text-align: center;
}

.property-controls {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: 0.8rem;
  flex-wrap: wrap;
  margin: 1.5rem 0 2rem;
}

#property-filter {
  width: min(420px, 92vw);
  padding: 0.75rem 0.95rem;
  background: #000;
  color: #f2f2f2;
  border-radius: 8px;
  border: 1px solid var(--border-gold);
}

#filter-toggle {
  padding: 0.75rem 1.3rem;
  border-radius: 8px;
  border: 1px solid rgba(214, 163, 56, 0.8);
  background: transparent;
  color: var(--gold);
  font-weight: 600;
  cursor: pointer;
  transition: var(--transition);
}

.property-controls .secondary-cta {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 56px;
  padding: 0 1.3rem;
  border-radius: 8px;
  border: 1px solid var(--gold);
  color: var(--gold);
  background: transparent;
  font-weight: 600;
  cursor: pointer;
  text-decoration: none;
  transition: var(--transition);
}

.property-controls .secondary-cta:hover,
.property-controls .secondary-cta:focus-visible {
  background: var(--gold);
  color: #111;
}

#filter-toggle:hover,
#filter-toggle[aria-expanded="true"] {
  background: var(--gold);
  color: #111;
}

.filter-panel {
  margin: 0 auto 2rem;
  max-width: 1100px;
  background: var(--dark-2);
  border: 1px solid var(--border-gold);
  border-radius: var(--radius);
  padding: 1.1rem;
}

.filter-row {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 1rem;
  margin-bottom: 1rem;
}

.filter-group {
  text-align: left;
}

.filter-group label,
.filter-group legend {
  color: var(--muted);
  font-size: 0.92rem;
}

.range-wrap input[type="range"] {
  width: 100%;
  -webkit-appearance: none;
  appearance: none;
  background: transparent;
  height: 1.35rem;
  cursor: pointer;
}

.range-wrap input[type="range"]::-webkit-slider-runnable-track {
  height: 4px;
  border-radius: 999px;
  background: rgba(214, 163, 56, 0.35);
}

.range-wrap input[type="range"]::-webkit-slider-thumb {
  -webkit-appearance: none;
  width: 14px;
  height: 14px;
  border-radius: 999px;
  border: 2px solid #111;
  background: var(--gold);
  margin-top: -5px;
  box-shadow: 0 0 0 2px rgba(214, 163, 56, 0.25);
}

.range-wrap input[type="range"]::-moz-range-track {
  height: 4px;
  border-radius: 999px;
  background: rgba(214, 163, 56, 0.35);
}

.range-wrap input[type="range"]::-moz-range-thumb {
  width: 14px;
  height: 14px;
  border-radius: 999px;
  border: 2px solid #111;
  background: var(--gold);
  box-shadow: 0 0 0 2px rgba(214, 163, 56, 0.25);
}

.neighborhood-grid {
  margin-top: 0.7rem;
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 0.55rem;
}

.neighborhood-grid label {
  color: #e5e5e5;
  display: flex;
  align-items: center;
  gap: 0.45rem;
  font-size: 0.9rem;
}

.properties-carousel {
  position: relative;
}

.properties-viewport {
  overflow-x: auto;
  scroll-behavior: smooth;
  scrollbar-width: none;
  padding-inline: clamp(2rem, 3.5vw, 4rem);
}

.properties-viewport::-webkit-scrollbar {
  display: none;
}

.properties-track {
  display: flex;
  gap: 1.2rem;
  width: max-content;
  min-width: 100%;
  justify-content: center;
}

.properties-carousel .arrow {
  position: absolute;
  top: 50%;
  transform: translateY(-50%);
  width: 2.8rem;
  height: 2.8rem;
  border: 1px solid var(--gold);
  border-radius: 999px;
  background: rgba(0, 0, 0, 0.8);
  color: var(--gold);
  font-size: 1.4rem;
  cursor: pointer;
  transition: var(--transition);
  z-index: 2;
}

.properties-carousel .arrow:hover {
  background: var(--gold);
  color: #111;
}

.properties-carousel .arrow:disabled {
  opacity: 0.35;
  cursor: not-allowed;
}

.arrow.prev {
  left: 0.35rem;
}

.arrow.next {
  right: 0.35rem;
}

.property-card {
  flex: 0 0 300px;
  max-width: 300px;
  background: #000;
  border-radius: 8px;
  overflow: hidden;
  display: flex;
  flex-direction: column;
  text-align: left;
  border: 1px solid transparent;
  transition: var(--transition);
  position: relative;
}

.property-card:hover {
  border-color: rgba(214, 163, 56, 0.6);
  transform: translateY(-3px);
}

.property-link {
  color: inherit;
  text-decoration: none;
  display: flex;
  flex-direction: column;
  height: 100%;
  flex: 1;
}

.property-card img {
  transition:
    transform 0.35s ease,
    filter 0.35s ease;
}

.property-card:hover img,
.property-card:focus-within img {
  transform: scale(1.05);
  filter:
    brightness(1.05)
    drop-shadow(0 0 8px rgba(201, 166, 70, 0.35))
    drop-shadow(0 0 18px rgba(201, 166, 70, 0.22));
}

.viewed-badge {
  position: absolute;
  top: 10px;
  right: 10px;
  background: #c62828;
  color: #fff;
  font-size: 12px;
  font-weight: 700;
  padding: 5px 10px;
  border-radius: 999px;
  opacity: 0;
  transform: translateY(-4px);
  transition: all 0.25s ease;
  pointer-events: none;
}

.property-card.is-viewed .viewed-badge {
  opacity: 1;
  transform: translateY(0);
}

.property-image {
  width: 100%;
  height: 200px;
  object-fit: cover;
}

.property-content {
  padding: 1rem;
  display: flex;
  flex-direction: column;
  gap: 0.65rem;
  height: 100%;
}

.property-price {
  color: var(--gold);
  font-size: 1.2rem;
  font-weight: 700;
}

.property-title {
  color: #fff;
  font-size: 1.04rem;
  font-weight: 600;
  line-height: 1.35;
}

.property-location-row,
.property-details-row {
  display: flex;
  align-items: center;
  gap: 0.5rem;
}

.property-location {
  color: var(--gold);
}

.property-data {
  width: 18px;
  height: 18px;
}

.property-stats {
  color: #e5e5e5;
  font-size: 0.9rem;
}

.property-card .secondary-cta {
  margin-top: auto;
  min-height: 42px;
  padding: 0.55rem 0.85rem;
  width: 100%;
  border: 1px solid var(--gold);
  color: var(--gold);
}

.property-card .secondary-cta:hover,
.property-card .secondary-cta:focus-visible {
  background: var(--gold);
  color: #111;
}

.properties-track.is-empty {
  width: 100%;
  justify-content: center;
}

.no-results {
  color: var(--muted);
  border: 1px dashed var(--border-gold);
  border-radius: 8px;
  padding: 1rem;
  min-width: min(100%, 320px);
  text-align: center;
  margin-inline: auto;
}

/* Services */
#services {
  text-align: center;
  padding: 2rem 2rem;
}

.services-grid {
  max-width: 1500px;
  margin: 0 auto;
  display: grid;
  grid-template-columns: repeat(4, minmax(230px, 320px));
  justify-content: center;
  gap: 1.1rem;
}

.service-card {
  background: #000;
  border: 1px solid rgba(214, 163, 56, 0.45);
  border-radius: 12px;
  padding: 1.1rem 1.1rem 2.2rem;
  text-align: center;
  display: flex;
  flex-direction: column;
  align-items: center;
  box-shadow:
    inset 0 0 0 1px rgba(214, 163, 56, 0.16),
    0 10px 22px rgba(0, 0, 0, 0.28);
  transition: var(--transition);
}

.service-card:hover {
  border-color: rgba(214, 163, 56, 0.75);
  box-shadow:
    inset 0 0 0 1px rgba(214, 163, 56, 0.34),
    0 14px 30px rgba(0, 0, 0, 0.35);
}

.service-card-logo {
  height: clamp(70px, 11vh, 130px);
  width: auto;
  margin-bottom: 1.2rem;
}

.service-card h3 {
  color: var(--gold);
  font-weight: 400;
  font-size: clamp(1.05rem, 1.7vw, 1.35rem);
  margin-bottom: 1rem;
  text-align: center;
}

.service-card p {
  color: #ececec;
  line-height: 1.65;
  font-size: 0.95rem;
  text-align: center;
  max-width: 34ch;
}

/* Buyer/Seller Guides */

.guide-intro {
  padding: 2.6rem 2rem 0;
  text-align: center;
}

.guide-microcopy {
  margin-inline: auto;
  max-width: 60ch;
}

.guide-steps-section {
  padding: 2.5rem 2rem 4rem;
  text-align: center;
}

.guide-steps-section .section-subtitle {
  margin-inline: auto;
  max-width: 70ch;
}

.guide-steps-grid {
  max-width: 1200px;
  margin: 0 auto;
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 1.2rem;
}

.service-card.guide-step {
  padding: 1.4rem 1.35rem 1.35rem;
  text-align: left;
  align-items: flex-start;
}

.service-card.guide-step h3 {
  width: 100%;
  display: flex;
  align-items: flex-start;
  gap: 0.75rem;
  margin-bottom: 1rem;
  text-align: left;
}

.guide-step-number {
  width: 2.25rem;
  height: 2.25rem;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  border-radius: 999px;
  border: 1px solid rgba(214, 163, 56, 0.6);
  color: var(--gold);
  background: rgba(0, 0, 0, 0.45);
  flex: 0 0 auto;
  margin-top: 0.05rem;
}

.guide-step-list {
  width: 100%;
  list-style: none;
  padding: 0;
  margin: 0;
}

.guide-step-list li {
  display: flex;
  align-items: flex-start;
  gap: 0.6rem;
  color: #ececec;
  line-height: 1.5;
  font-size: 0.95rem;
  margin-bottom: 0.65rem;
}

.guide-step-list li:last-child {
  margin-bottom: 0;
}

.guide-step-list .material-symbols-outlined {
  font-size: 1.2rem;
  color: var(--gold);
  margin-top: 0.1rem;
}

.guide-cta-section {
  padding: 0 2rem 5rem;
}

.guide-cta-card {
  max-width: 1100px;
  margin: 0 auto;
  background: var(--dark-2);
  border: 1px solid var(--border-gold);
  border-radius: 16px;
  padding: clamp(1.7rem, 3vw, 2.6rem);
  text-align: center;
  box-shadow:
    inset 0 0 0 1px rgba(214, 163, 56, 0.12),
    0 16px 40px rgba(0, 0, 0, 0.35);
}

.guide-cta-title {
  font-family: var(--primary-font);
  font-size: clamp(1.8rem, 3vw, 2.4rem);
  font-weight: 400;
  color: var(--gold);
  margin-bottom: 0.85rem;
}

.guide-cta-text {
  color: var(--muted);
  line-height: 1.65;
  max-width: 60ch;
  margin: 0 auto 1.6rem;
}

.guide-cta-actions {
  justify-content: center;
  flex-wrap: wrap;
}

/* About */
#about {
  min-height: 100vh;
  padding: clamp(3rem, 7vw, 8rem) clamp(1.2rem, 5vw, 6rem);
  display: grid;
  grid-template-columns: 1.1fr 0.9fr;
  align-items: center;
  gap: clamp(2rem, 5vw, 6rem);
}

.about-col-left {
  display: flex;
  justify-content: center;
}

.about-col-left img {
  width: 100%;
  max-width: 640px;
  border-radius: 16px;
  box-shadow:
    0 0 0 1px rgba(214, 163, 56, 0.45),
    0 14px 34px rgba(214, 163, 56, 0.2);
}

.about-col-right {
  text-align: center;
  max-width: 60ch;
  justify-self: center;
}

.about-me {
  font-family: var(--primary-font);
  font-size: clamp(2.3rem, 4.4vw, 3.5rem);
  line-height: 1.05;
  color: var(--gold);
  font-weight: 400;
  margin-bottom: 1.2rem;
}

.letter-about-me {
  color: #e6e6e6;
  line-height: 1.72;
  font-size: clamp(0.95rem, 1.3vw, 1.13rem);
}

.letter-signature {
  margin-top: 1rem;
  color: var(--gold);
  font-family: var(--primary-font);
  font-size: clamp(1.3rem, 2.5vw, 1.7rem);
}

/* Testimonials */
#testimonials {
  padding: 5rem 6vw;
  text-align: center;
}

.testimonial-shell {
  max-width: 1400px;
  margin: 3rem auto 0;
  display: grid;
  grid-template-columns: 3fr 1fr;
  gap: 1.6rem;
}

.large-testimonial-outter {
  overflow: hidden;
  border-radius: 12px;
  min-height: 480px;
}

.large-testimonial-track {
  display: flex;
  height: 100%;
  transition: transform 0.7s ease-in-out;
}

.large-review {
  flex: 0 0 100%;
  display: flex;
  flex-direction: column;
  justify-content: flex-end;
  text-align: left;
  padding: 2.4rem;
  background:
    linear-gradient(to top, rgba(0, 0, 0, 0.9), rgba(0, 0, 0, 0.55)),
    url("https://images.unsplash.com/photo-1560518883-ce09059eeffa?auto=format&fit=crop&w=1400&q=80")
      center / cover;
}

.review-stars {
  color: var(--gold);
  margin-bottom: 0.9rem;
}

.large-review p:first-of-type {
  font-family: var(--primary-font);
  font-size: clamp(1.3rem, 2.3vw, 2.4rem);
  font-style: italic;
  margin-bottom: 1.2rem;
}

.large-review p:nth-of-type(2) {
  color: var(--gold);
  font-weight: 600;
}

.large-review p:nth-of-type(3) {
  color: #d0d0d0;
}

.small-testimonial-outter {
  display: flex;
  flex-direction: column;
  gap: 1rem;
  overflow-y: auto;
}

.small-review {
  border: 1px solid var(--border-gold);
  background: #151515;
  border-radius: 10px;
  text-align: left;
  padding: 0.95rem;
  cursor: pointer;
  transition: var(--transition);
}

.small-review:hover,
.small-review.active {
  border-color: rgba(214, 163, 56, 0.75);
  background: #1f1f1f;
}

.small-review p:first-of-type {
  color: #ddd;
  margin-bottom: 0.4rem;
  font-size: 0.9rem;
}

.small-review p:nth-of-type(2) {
  color: var(--gold);
  font-weight: 600;
}

.small-review p:nth-of-type(3) {
  color: #acacac;
  font-size: 0.84rem;
}

/* Neighborhoods */
#neighborhoods {
  text-align: center;
  padding: 3rem 3vw 4rem;
}

.neighborhoods-carousel {
  position: relative;
}

.neighborhoods-viewport {
  overflow: hidden;
  padding-inline: clamp(2rem, 3.5vw, 4rem);
}

.neighborhoods-track {
  display: flex;
  gap: 1.2rem;
  width: max-content;
  transform: translateX(0);
  transition: transform 0.35s ease;
  will-change: transform;
}

.neighborhoods-carousel .arrow {
  position: absolute;
  top: 50%;
  transform: translateY(-50%);
  width: 2.8rem;
  height: 2.8rem;
  border: 1px solid var(--gold);
  border-radius: 999px;
  background: rgba(0, 0, 0, 0.8);
  color: var(--gold);
  font-size: 1.4rem;
  cursor: pointer;
  transition: var(--transition);
  z-index: 2;
}

.neighborhoods-carousel .arrow:hover {
  background: var(--gold);
  color: #111;
}

.neighborhoods-carousel .arrow:disabled {
  opacity: 0.35;
  cursor: not-allowed;
}

.cards {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 1.5rem;
}

.card {
  position: relative;
  border-radius: 14px;
  overflow: hidden;
  height: 380px;
  cursor: pointer;
  transition:
    transform var(--transition),
    box-shadow var(--transition);
}

.neighborhoods-track .card {
  flex: 0 0 320px;
  max-width: 320px;
}

.card img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 0.55s ease;
}

.overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(
    to top,
    rgba(0, 8, 20, 0.92) 8%,
    rgba(0, 8, 20, 0.7) 35%,
    rgba(0, 8, 20, 0.1) 78%
  );
}

.card-content {
  position: absolute;
  left: 1.3rem;
  bottom: 1.3rem;
  z-index: 2;
  text-align: left;
}

.card-content h3 {
  color: var(--gold);
  font-size: 1.35rem;
  font-weight: 500;
  margin-bottom: 0.25rem;
}

.card-content span {
  color: #d4d8df;
  font-size: 0.88rem;
}

.card:hover {
  transform: translateY(-7px);
  box-shadow: 0 20px 38px rgba(0, 0, 0, 0.5);
}

.card:hover img {
  transform: scale(1.06);
}

/* Premium neighborhood SVG hover treatment */
.neighborhoods-track .card:hover,
.neighborhoods-track .card:focus-within {
  box-shadow:
    0 20px 38px rgba(0, 0, 0, 0.5),
    0 0 0 1px rgba(201, 166, 70, 0.38),
    0 0 22px rgba(201, 166, 70, 0.18);
}

.neighborhoods-track .card::after {
  content: "";
  position: absolute;
  inset: 0;
  border-radius: inherit;
  border: 1px solid rgba(201, 166, 70, 0);
  box-shadow: inset 0 0 0 0 rgba(201, 166, 70, 0);
  opacity: 0;
  pointer-events: none;
  transition:
    opacity 0.35s ease,
    border-color 0.35s ease,
    box-shadow 0.35s ease;
  z-index: 1;
}

.neighborhoods-track .card:hover::after,
.neighborhoods-track .card:focus-within::after {
  opacity: 1;
  border-color: rgba(201, 166, 70, 0.72);
  box-shadow:
    inset 0 0 0 1px rgba(201, 166, 70, 0.22),
    inset 0 0 26px rgba(201, 166, 70, 0.12);
}

.neighborhoods-track .card img {
  transition:
    transform 0.35s ease,
    filter 0.35s ease,
    opacity 0.35s ease;
  transform: scale(1);
  filter:
    drop-shadow(0 0 0 rgba(201, 166, 70, 0))
    drop-shadow(0 0 0 rgba(201, 166, 70, 0));
  will-change: transform, filter;
}

.neighborhoods-track .card:hover img,
.neighborhoods-track .card:focus-within img {
  transform: scale(1.05);
  filter:
    brightness(1.05)
    drop-shadow(0 0 8px rgba(201, 166, 70, 0.35))
    drop-shadow(0 0 18px rgba(201, 166, 70, 0.22));
}

/* Contact */
#contact {
  min-height: 100vh;
  text-align: center;
  padding: 5rem 2rem;
}

.contact-info {
  max-width: 1200px;
  margin: 0 auto;
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: clamp(2rem, 5vw, 5rem);
}

.contact-medium {
  display: flex;
  align-items: center;
  gap: 0.9rem;
  text-align: left;
}

.contact-medium + .contact-medium {
  margin-top: 1.5rem;
}

.icon-material {
  width: 48px;
  height: 48px;
  border-radius: 50%;
  background: rgba(214, 163, 56, 0.16);
  display: flex;
  align-items: center;
  justify-content: center;
}

.contact-text p {
  color: #c3c3c3;
}

.contact-text a {
  color: #c3c3c3;
}

.contact-text a:hover,
.contact-text a:focus-visible {
  color: var(--gold-soft);
}

.contact-button {
  margin-top: 1.6rem;
}

.contact-button .primary-cta {
  width: 100%;
  display: inline-flex;
  gap: 0.5rem;
}

.contact-form {
  display: flex;
  flex-direction: column;
  gap: 1rem;
}

.form-group {
  width: 100%;
}

.form-group:first-child {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 1rem;
}

.contact-form input,
.contact-form textarea {
  width: 100%;
  background: #000;
  color: #fff;
  border: 1px solid var(--border-gold);
  border-radius: 8px;
  padding: 0.9rem;
}

.contact-form textarea {
  min-height: 160px;
  resize: vertical;
}

.contact-form button {
  border: 1px solid var(--gold);
  border-radius: 8px;
  background: transparent;
  color: var(--gold);
  font-weight: 600;
  padding: 0.95rem 1.1rem;
  cursor: pointer;
  transition: var(--transition);
}

.contact-form button:hover,
.contact-form button:focus-visible {
  background: var(--gold);
  color: #101010;
}

/* Footer */
#footer {
  background:
    radial-gradient(
      circle at top right,
      rgba(214, 163, 56, 0.08),
      transparent 45%
    ),
    var(--dark-2);
  border-top: 1px solid rgba(214, 163, 56, 0.24);
  padding: clamp(3rem, 6vw, 5rem) 6vw 2rem;
}

.footer-container {
  max-width: 1400px;
  margin: 0 auto 2.2rem;
  display: grid;
  grid-template-columns: 1.6fr 1fr 1fr 1fr;
  gap: clamp(1.3rem, 2.3vw, 2.8rem);
}

.footer-luxury {
  align-items: start;
}

.footer-kicker {
  font-size: 0.75rem;
  text-transform: uppercase;
  letter-spacing: 0.14em;
  color: var(--gold);
  margin-bottom: 0.7rem;
}

.footer-brand h3 {
  font-family: var(--primary-font);
  color: var(--gold);
  font-weight: 400;
  font-size: clamp(1.4rem, 2.1vw, 1.9rem);
  margin-bottom: 0.7rem;
}

.footer-brand p {
  color: #a8a8a8;
  line-height: 1.6;
  max-width: 32ch;
}

.footer-col h4 {
  color: var(--gold);
  font-family: var(--primary-font);
  font-weight: 600;
  letter-spacing: 0.02em;
  margin-bottom: 1rem;
}

.footer-col li {
  margin-bottom: 0.55rem;
  line-height: 1.5;
}

.footer-col a {
  color: #bdbdbd;
  transition: color var(--transition);
}

.footer-col a:hover,
.footer-col a:focus-visible,
.footer-legal a:hover,
.footer-legal a:focus-visible {
  color: #f6df9f;
}

.footer-cta {
  margin-top: 1rem;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  padding: 0.7rem 1.15rem;
  border: 1px solid rgba(214, 163, 56, 0.6);
  border-radius: 999px;
  background: rgba(214, 163, 56, 0.08);
  color: #efcf7d;
  font-weight: 600;
}

.footer-cta:hover,
.footer-cta:focus-visible {
  color: #000;
}

.social-icons {
  margin-top: 0.2rem;
  display: flex;
  align-items: center;
  gap: 0.75rem;
}

.social-link {
  width: 46px;
  height: 46px;
  border-radius: 999px;
  border: 1px solid var(--border-gold);
  background: linear-gradient(
    145deg,
    rgba(214, 163, 56, 0.16),
    rgba(214, 163, 56, 0.05)
  );
  color: #f4d47f;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  box-shadow:
    inset 0 0 0 1px rgba(255, 255, 255, 0.05),
    0 8px 16px rgba(0, 0, 0, 0.25);
  transition:
    transform var(--transition),
    box-shadow var(--transition),
    color var(--transition);
}

.social-link i {
  font-size: 1rem;
  line-height: 1;
}

.social-link:hover,
.social-link:focus-visible {
  color: #000;
  transform: translateY(-2px);
  box-shadow: 0 10px 20px rgba(214, 163, 56, 0.35);
}

.footer-bottom {
  max-width: 1400px;
  margin: 0 auto;
  border-top: 1px solid rgba(214, 163, 56, 0.2);
  padding-top: 1.2rem;
  display: flex;
  justify-content: space-between;
  align-items: center;
  gap: 1rem;
}

.footer-bottom p {
  color: #8f8f8f;
}

.footer-legal {
  margin-left: auto;
  display: flex;
  align-items: center;
  gap: 1.4rem;
  flex-wrap: wrap;
}

.footer-legal a {
  color: #8f8f8f;
}

/* Responsive */
@media (max-width: 1200px) {
  .right-nav ul {
    display: none;
    position: absolute;
    top: calc(100% + 0.6rem);
    right: 1rem;
    width: min(86vw, 340px);
    background: linear-gradient(
      to bottom right,
      rgba(11, 11, 11, 0.98),
      rgba(18, 18, 18, 0.98)
    );
    border: 1px solid var(--border-gold);
    border-radius: 12px;
    box-shadow: 0 14px 30px rgba(0, 0, 0, 0.45);
    padding: 0.9rem;
    flex-direction: column;
    align-items: stretch;
    gap: 0.25rem;
  }

  .right-nav ul.active {
    display: flex;
    animation: navFadeSlide 0.22s ease forwards;
  }

  .right-nav li {
    width: 100%;
  }

  .right-nav .navigation-item {
    display: block;
    width: 100%;
    padding: 0.7rem 0.85rem;
    border-radius: 8px;
    font-size: 0.95rem;
  }

  .right-nav .navigation-item:hover,
  .right-nav .navigation-item:focus-visible {
    background: rgba(214, 163, 56, 0.13);
    color: var(--gold-soft);
  }

  .hamburger {
    display: flex;
  }

  .powered-by {
    display: none;
  }

  #home {
    grid-template-columns: 1fr;
    text-align: center;
  }

  .left-col {
    margin: 0 auto;
  }

  #home p {
    margin-inline: auto;
  }

  .hero-cta-wrap {
    justify-content: center;
  }

  .right-col {
    display: none;
  }

  .services-grid {
    grid-template-columns: repeat(2, minmax(230px, 320px));
  }

  #about {
    grid-template-columns: 1fr;
    gap: 2.2rem;
  }

  .about-col-right {
    order: 1;
  }

  .about-col-left {
    order: 2;
  }

  .testimonial-shell {
    grid-template-columns: 1fr;
  }

  .small-testimonial-outter {
    display: none;
  }

  .footer-container {
    grid-template-columns: 1fr 1fr;
  }
}

@keyframes navFadeSlide {
  from {
    opacity: 0;
    transform: translateY(-8px);
  }

  to {
    opacity: 1;
    transform: translateY(0);
  }
}

@media (max-width: 992px) {
  .cards {
    grid-template-columns: 1fr 1fr;
  }

  .contact-info {
    grid-template-columns: 1fr;
  }

  .filter-row {
    grid-template-columns: 1fr;
  }

  .neighborhood-grid {
    grid-template-columns: repeat(2, minmax(230px, 320px));
  }
}

@media (max-width: 768px) {
  .properties-viewport {
    padding-inline: 1.8rem;
  }

  .property-card {
    flex: 0 0 82vw;
    max-width: 82vw;
  }

  .form-group:first-child {
    grid-template-columns: 1fr;
  }
}

@media (max-width: 640px) {
  .footer-container {
    grid-template-columns: 1fr;
    text-align: center;
  }

  .footer-brand p {
    max-width: 100%;
  }

  .social-icons {
    justify-content: center;
  }

  .footer-bottom {
    align-items: flex-start;
    flex-wrap: wrap;
  }

  .footer-legal {
    margin-left: 0;
    justify-content: flex-start;
  }
}

@media (max-width: 576px) {
  #home h1 {
    font-size: clamp(2.6rem, 11vw, 3.2rem);
  }

  #home p {
    font-size: 0.94rem;
  }

  .hero-cta-wrap .primary-cta,
  .hero-cta-wrap .secondary-cta {
    min-width: 0;
    width: auto;
  }

  .cards {
    grid-template-columns: 1fr;
  }
}

/* responsive hardening */
@media (max-width: 1024px) {
  .services-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .neighborhood-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }
}

@media (max-width: 768px) {
  #home {
    min-height: auto;
    padding-block: 1.25rem 2.5rem;
  }

  #services,
  #testimonials,
  #contact {
    padding-inline: 1rem;
  }

  #about {
    padding-inline: 1rem;
  }

  .services-grid {
    grid-template-columns: 1fr;
  }

  .guide-intro,
  .guide-steps-section,
  .guide-cta-section {
    padding-inline: 1rem;
  }

  .guide-steps-grid {
    grid-template-columns: 1fr;
  }

  .neighborhood-grid {
    grid-template-columns: 1fr 1fr;
  }

  .cards {
    gap: 1rem;
  }

  .card {
    height: 330px;
  }

  .footer-bottom {
    flex-direction: column;
    align-items: flex-start;
  }

  .footer-legal {
    margin-left: 0;
  }
}

@media (max-width: 480px) {
  .navigation {
    padding: 0.75rem 0.85rem;
  }

  .left-nav img {
    width: 138px;
  }

  #home h1 {
    font-size: clamp(2.2rem, 10vw, 2.8rem);
  }

  #home p {
    font-size: 0.9rem;
  }

  .hero-cta-wrap {
    gap: 0.55rem;
  }

  .hero-cta-wrap .primary-cta,
  .hero-cta-wrap .secondary-cta {
    min-height: 48px;
    padding: 0 0.9rem;
    font-size: 0.85rem;
  }

  .property-controls {
    gap: 0.55rem;
  }

  .properties-viewport {
    padding-inline: 1.25rem;
  }

  .properties-carousel .arrow {
    width: 2.3rem;
    height: 2.3rem;
    font-size: 1.15rem;
  }

  .property-image {
    height: 180px;
  }

  .neighborhood-grid {
    grid-template-columns: 1fr;
  }

  .contact-form input,
  .contact-form textarea {
    padding: 0.8rem;
  }

  .footer-legal {
    gap: 0.8rem;
  }
}

.icon-material .material-symbols-outlined {
  color: goldenrod;
}

/* property image consistency */
.property-card .property-image {
  width: 100%;
  height: 220px !important;
  min-height: 220px;
  max-height: 220px;
  object-fit: cover;
  object-position: center;
}

@media (max-width: 768px) {
  .property-card .property-image {
    height: 190px !important;
    min-height: 190px;
    max-height: 190px;
  }
}

/* GoAgent download modal */
body.goagent-modal-open {
  overflow: hidden;
}

.goagent-modal {
  position: fixed;
  inset: 0;
  display: flex;
  align-items: center;
  justify-content: center;
  padding: clamp(1rem, 4vw, 2.5rem);
  background: rgba(0, 0, 0, 0.72);
  backdrop-filter: blur(6px);
  -webkit-backdrop-filter: blur(6px);
  z-index: 10050;
}

.goagent-modal[hidden] {
  display: none;
}

.goagent-dialog {
  position: relative;
  width: min(92vw, 460px);
  background: var(--bg-dark, var(--dark));
  border: 1px solid rgba(214, 163, 56, 0.4);
  border-radius: 18px;
  padding: 1.55rem 1.35rem 1.4rem;
  color: var(--text, #ffffff);
  text-align: left;
  box-shadow:
    0 18px 60px rgba(0, 0, 0, 0.65),
    0 0 26px rgba(214, 163, 56, 0.18);
}

.goagent-dialog:focus-visible {
  outline: 2px solid rgba(214, 163, 56, 0.7);
  outline-offset: 4px;
}

.goagent-modal-close {
  position: absolute;
  top: 0.9rem;
  right: 0.9rem;
  width: 2.5rem;
  height: 2.5rem;
  border-radius: 999px;
  border: 1px solid rgba(214, 163, 56, 0.6);
  background: rgba(0, 0, 0, 0.65);
  color: var(--gold);
  font-size: 1.4rem;
  line-height: 1;
  cursor: pointer;
  transition: var(--transition);
}

.goagent-modal-close:hover,
.goagent-modal-close:focus-visible {
  background: var(--gold);
  color: #111;
  box-shadow: 0 0 14px rgba(214, 163, 56, 0.55);
}

.goagent-modal-title {
  font-family: var(--primary-font);
  font-size: 1.55rem;
  font-weight: 500;
  letter-spacing: 0.02em;
  color: var(--gold);
  margin-right: 2.8rem;
  margin-bottom: 0.4rem;
}

.goagent-modal-description {
  color: var(--muted, #b8b8b8);
  line-height: 1.55;
  margin-bottom: 1.15rem;
}

.goagent-qr {
  width: min(280px, 72vw);
  aspect-ratio: 1 / 1;
  margin: 0 auto 1.25rem;
  padding: 14px;
  box-sizing: border-box;
  border-radius: 14px;
  border: 1px solid rgba(214, 163, 56, 0.35);
  background: #000;
  object-fit: contain;
  box-shadow:
    inset 0 0 0 1px rgba(214, 163, 56, 0.12),
    0 14px 26px rgba(0, 0, 0, 0.45);
}

.goagent-open-link {
  width: 100%;
  min-height: 52px;
}