:root{
    --primary:#11284A;
    --accent:#C8A04F;
    --bg:#faf9f6;
    --text:#2f2f2f;
    --light:#ffffff;
    --border:#ececec;
    --radius:18px;
    --shadow:0 15px 40px rgba(0,0,0,.08);
}

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

body{
    font-family:Inter,'Segoe UI',sans-serif;
    background:var(--bg);
    color:var(--text);
}

.container{width:92%;max-width:1500px;margin:auto;}

.hero-full-overlay{transform:translateY(-90px) !important;}
.hero-full-lower{padding-top:40px;}
.hero-full-lower .hero-call-label{transform:translateY(40px);}
.hero-full-lower .hero-phone{transform:translateY(40px);}
.hero-full-lower .hero-full-cta{transform:translateY(40px);}

a{text-decoration:none;color:inherit;}
img{width:100%;display:block;}

button,.btn{
    background:var(--primary);color:white;
    padding:16px 32px;border:none;border-radius:12px;
    cursor:pointer;font-weight:600;font-size:15px;
    font-family:Inter,'Segoe UI',sans-serif;
    transition:.3s;display:inline-block;text-align:center;
}
button:hover,.btn:hover{background:#2e7d32;color:#fff;}

.btn-outline{
    background:transparent;color:var(--primary);
    border:2px solid var(--primary);
}
.btn-outline:hover{background:#2e7d32;color:#fff;border-color:#2e7d32;}
.hero-full-cta a:hover,
.below-hero-buttons a:hover,
.why-hero-left a:hover{background:#2e7d32 !important;color:#fff !important;border-color:#2e7d32 !important;}

.btn-accent{background:var(--accent);color:#fff;}
.btn-accent:hover{background:#b8912f;}

/* =======================================================
   HEADER
======================================================= */
.hero-nav{
    position:absolute;top:0;left:0;width:100%;
    background:transparent;
    z-index:10;
}
.sticky-nav{
    position:fixed;top:0;left:0;width:100%;
    background:white;
    box-shadow:0 3px 15px rgba(0,0,0,.05);
    z-index:500;
    transform:translateY(-100%);
    transition:transform .35s ease;
}
.sticky-nav.visible{
    transform:translateY(0);
}

nav{
    height:82px;
    display:flex;align-items:center;justify-content:space-between;
}

.logo-block{display:flex;flex-direction:column;align-items:center;text-decoration:none;gap:4px;}
.logo-img{height:48px;width:auto;display:block;}
.logo-subtitle{display:flex;align-items:center;gap:8px;}
.logo-line{display:inline-block;width:28px;height:1.5px;background:var(--accent);}
.logo-re{font-family:Inter,sans-serif;font-size:10px;font-weight:500;letter-spacing:4px;color:#22324f;text-transform:uppercase;}

.menu{display:flex;gap:28px;font-weight:500;font-size:14px;letter-spacing:2.5px;color:#22324f;align-items:center;font-family:Inter,sans-serif;}
.menu a{transition:color .2s;text-transform:uppercase;}
.menu a:hover{color:var(--accent);}
.menu-dot{color:#b0b0b0;font-size:10px;user-select:none;}
.nav-cta{padding:14px 30px;font-size:13px;letter-spacing:2px;border-radius:10px;margin-left:12px;}

.menu-logo{display:none;}
.menu-close{display:none;}

.hamburger{display:none;background:none;border:none;padding:8px;cursor:pointer;}
.hamburger svg{width:28px;height:28px;color:var(--primary);}

/* =======================================================
   HERO
======================================================= */
.hero{
    display:grid;grid-template-columns:1fr 1.13fr;
    align-items:center;gap:80px;
    padding:100px 0 70px;
}
.hero h1{
    font-size:78px;line-height:.95;
    font-family:'Cormorant Garamond',Georgia,serif;color:var(--primary);
}
.hero h1 span{color:var(--accent);}
.hero p{margin:35px 0;font-size:22px;line-height:1.7;max-width:600px;font-family:'Cormorant Garamond',Georgia,serif;color:#263650;}
.hero-right img{border-radius:0;width:100%;height:auto;}
.below-hero-buttons{margin-top:10px;}
.regions-section .eyebrow{}
.regions-section .section-title{font-size:50.4px;}
.regions-section .section-sub{font-size:18.9px;color:#555;}
.pricing-section .section-sub{color:#000;}
.featured .section-sub{color:#000;}
.featured label{color:#000 !important;}
.featured #hResultCount{color:#000 !important;}

/* =======================================================
   SECTION UTILITY
======================================================= */
.section{padding:120px 0;}
section.below-hero-section{padding-top:10px;padding-bottom:40px;}
.section-title{
    font-family:Georgia,serif;font-size:48px;
    color:var(--primary);margin-bottom:20px;line-height:1.1;
}
.section-sub{font-size:18px;color:#888;line-height:1.7;max-width:600px;}
.section-head{text-align:center;margin-bottom:60px;}
.section-head .section-sub{margin:0 auto;}
.eyebrow{
    display:inline-block;font-size:15.6px;font-weight:700;
    letter-spacing:3px;text-transform:uppercase;
    color:var(--accent);margin-bottom:16px;
}

/* =======================================================
   CARD
======================================================= */
.card{
    background:white;border-radius:var(--radius);
    box-shadow:var(--shadow);overflow:hidden;
}
.region-card{display:flex;flex-direction:column;}
.region-img{width:100%;aspect-ratio:3/2;object-fit:cover;display:block;}
.region-card h3{padding:20px 24px 0;}
.region-card p{padding:0 24px 24px;}
.why-card.region-card p{font-size:15.5px;}

/* =======================================================
   PRICING CARDS
======================================================= */
.pricing-grid{
    display:grid;grid-template-columns:1fr 1fr;gap:28px;
    max-width:800px;margin:0 auto;
}
.pricing-card{
    display:flex;flex-direction:column;align-items:center;
    text-align:center;padding:48px 36px;min-height:480px;
    border:1px solid #e8e4de;
}
.pricing-card-badge{
    font-family:Inter,sans-serif;font-size:12px;font-weight:700;
    letter-spacing:3px;color:#C8A04F;margin-bottom:16px;
}
.pricing-card-title{
    font-family:'Cormorant Garamond',Georgia,serif;
    font-size:28px;font-weight:600;color:var(--primary);margin:0 0 20px;
    text-align:center;width:100%;
}
.pricing-card-price{
    font-family:Inter,sans-serif;
    font-size:60px;font-weight:600;color:var(--primary);line-height:1;
    text-align:center;width:100%;
    padding-bottom:35px;
}
.pricing-card-term{
    font-family:Inter,sans-serif;font-size:13px;color:#000;
    margin:6px 0 28px;letter-spacing:0.5px;
}
.pricing-card-list{
    list-style:none;padding:0;margin:0 auto auto;text-align:left;display:inline-block;
}
.pricing-card-list li{
    font-family:Inter,sans-serif;font-size:14px;color:#000;
    padding:8px 0;border-bottom:1px solid #f0ece6;
    display:flex;align-items:center;gap:10px;
}
.pricing-card-list li::before{
    content:'\2713';color:#2e7d32;font-weight:700;font-size:14px;flex-shrink:0;margin-left:20px;
}
.pricing-card-btn{
    display:inline-block;margin-top:32px;
    background:#2e7d32;color:#fff;
    padding:16px 40px;border-radius:8px;
    font-family:Inter,sans-serif;font-size:14px;font-weight:700;
    letter-spacing:1px;text-decoration:none;text-transform:uppercase;
    transition:background 0.2s;
}
.pricing-card-btn:hover{background:#256b28;}

/* =======================================================
   BOOKING MODAL
======================================================= */
.bk-overlay{
    position:fixed;inset:0;background:rgba(0,0,0,0.55);backdrop-filter:blur(4px);
    z-index:9998;opacity:0;pointer-events:none;transition:opacity .3s;
}
.bk-overlay.active{opacity:1;pointer-events:auto;}
.bk-modal{
    position:fixed;top:50%;left:50%;transform:translate(-50%,-50%) scale(0.95);
    width:92%;max-width:580px;max-height:90vh;overflow-y:auto;
    background:#fff;border-radius:16px;z-index:9999;
    padding:40px 36px 32px;box-shadow:0 24px 80px rgba(0,0,0,0.25);
    opacity:0;pointer-events:none;transition:opacity .3s,transform .3s;
}
.bk-modal.active{opacity:1;pointer-events:auto;transform:translate(-50%,-50%) scale(1);}
.bk-close{
    position:absolute;top:16px;right:18px;background:none;border:none;
    font-size:28px;color:#888;cursor:pointer;padding:0;line-height:1;
}
.bk-close:hover{color:#333;background:none;}
.bk-header{text-align:center;margin-bottom:28px;}
.bk-title{
    font-family:'Cormorant Garamond',Georgia,serif;
    font-size:32px;font-weight:600;color:var(--primary);margin:0 0 6px;
}
.bk-subtitle{font-size:14px;color:#888;margin:0;}
.bk-section-label{
    font-family:Inter,sans-serif;font-size:11px;font-weight:700;
    letter-spacing:2.5px;color:var(--accent);text-transform:uppercase;
    margin:24px 0 12px;padding-bottom:8px;border-bottom:1px solid #f0ece6;
}
.bk-form label{
    display:block;font-size:12px;font-weight:600;color:#555;
    margin-bottom:5px;letter-spacing:0.3px;
}
.bk-form input,.bk-form select,.bk-form textarea{
    width:100%;padding:11px 14px;border:1.5px solid #ddd;border-radius:8px;
    font-family:Inter,sans-serif;font-size:14px;color:var(--text);
    background:#fafafa;transition:border-color .2s;
}
.bk-form input:focus,.bk-form select:focus,.bk-form textarea:focus{
    outline:none;border-color:var(--accent);background:#fff;
}
.bk-form textarea{resize:vertical;min-height:70px;}
.bk-row{display:flex;gap:14px;}
.bk-row > .bk-field{flex:1;}
.bk-row-3 > .bk-field{flex:1;}
.bk-field{margin-bottom:14px;}
.bk-full{width:100%;}
.bk-toggle-row{
    display:flex;gap:12px;margin-bottom:6px;
}
.bk-radio{cursor:pointer;flex:1;}
.bk-radio input{position:absolute;opacity:0;pointer-events:none;}
.bk-radio-pill{
    display:flex;align-items:center;justify-content:center;
    padding:12px 0;border:2px solid #ddd;border-radius:10px;
    font-family:Inter,sans-serif;font-size:14px;font-weight:600;
    color:#888;background:#fafafa;transition:all .2s;
}
.bk-radio input:checked + .bk-radio-pill{
    border-color:var(--primary);color:var(--primary);background:#eef2f8;
}
.bk-submit{
    width:100%;margin-top:24px;padding:16px;border:none;border-radius:10px;
    background:#2e7d32;color:#fff;font-family:Inter,sans-serif;
    font-size:15px;font-weight:700;letter-spacing:1px;cursor:pointer;
    transition:background .2s;
}
.bk-submit:hover{background:#256b28;}
.bk-disclaimer{
    text-align:center;font-size:13px;color:#888;margin:16px 0 0;line-height:1.5;
}
@media(max-width:600px){
    .bk-modal{padding:28px 20px 24px;}
    .bk-row{flex-direction:column;gap:0;}
    .bk-row-3{flex-direction:row;gap:10px;}
    .bk-title{font-size:26px;}
}

/* =======================================================
   FEATURED ROW (home page)
======================================================= */
.featured{padding:100px 0;background:#fff;}
.featured-grid{
    display:grid;grid-template-columns:repeat(3,1fr);
    gap:30px;
}
.feat-card{transition:transform .3s;}
.feat-card:hover{transform:translateY(-6px);}
.feat-card img{height:220px;object-fit:cover;}
.feat-card-body{padding:20px;}
.feat-card-body h3{font-family:'Cormorant Garamond',Georgia,serif;font-size:18px;color:var(--primary);margin-bottom:6px;line-height:1.3;display:-webkit-box;-webkit-line-clamp:2;-webkit-box-orient:vertical;overflow:hidden;}
.feat-card-body p{font-size:13px;color:#888;margin-bottom:10px;}
.feat-card-price{font-size:22px;font-weight:700;color:var(--primary);}
.feat-dept{display:inline-block;font-family:Inter,sans-serif;font-size:10px;font-weight:600;letter-spacing:2px;text-transform:uppercase;color:var(--accent);margin-bottom:6px;}

/* =======================================================
   WHY US ROW (home page)
======================================================= */
.why-us{padding:60px 0 80px;background:var(--bg);margin-top:-20px;}
.why-us .section-sub{color:#000;}
.why-hero{
    display:grid;grid-template-columns:1.2fr 1fr;
    align-items:center;gap:40px;
    max-width:860px;margin:0 auto 60px;
}
.why-hero-left{transform:translateY(-15px);}
.why-hero-left .section-title{text-align:left;}
.why-hero-left .section-sub{text-align:left;}
.why-hero-left .eyebrow{text-align:left;}
.why-hero-right video{width:100%;border-radius:12px;}
.why-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:40px;margin-top:60px;}
.why-card{text-align:center;padding:40px 30px;}
.why-icon{
    width:70px;height:70px;border-radius:50%;
    background:var(--accent);color:#fff;
    display:flex;align-items:center;justify-content:center;
    margin:0 auto 20px;font-size:28px;
}
.why-card h3{font-family:Georgia,serif;font-size:20px;color:var(--primary);margin-bottom:10px;}
.why-card p{font-size:14px;color:#000;line-height:1.7;}

/* =======================================================
   PROPERTIES PAGE — FILTERS + LISTINGS
======================================================= */
.page-header{
    padding:120px 0 50px;
    background:var(--primary);color:#fff;text-align:center;
}
.page-header h1{
    font-family:Georgia,serif;font-size:52px;margin-bottom:12px;
}
.page-header p{font-size:18px;opacity:.7;max-width:600px;margin:0 auto;}

.listings{
    display:grid;grid-template-columns:320px 1fr;
    gap:45px;padding:60px 0 120px;
}

.filters{
    position:sticky;top:120px;
    background:white;padding:30px;border-radius:20px;
    height:fit-content;box-shadow:var(--shadow);
}
.filters h3{
    font-family:Georgia,serif;font-size:20px;
    color:var(--primary);margin-bottom:24px;
    padding-bottom:16px;border-bottom:1px solid var(--border);
}
.filter-group{margin-bottom:22px;}
.filter-group label{
    display:block;font-size:12px;font-weight:700;
    letter-spacing:1px;text-transform:uppercase;
    color:#888;margin-bottom:8px;
}
.filter-group select,
.filter-group input{
    width:100%;padding:12px 14px;border:2px solid var(--border);
    border-radius:10px;font-family:Inter,'Segoe UI',sans-serif;
    font-size:14px;background:#fff;color:var(--text);
    transition:border-color .2s;
}
.filter-group select:focus,
.filter-group input:focus{outline:none;border-color:var(--accent);}
.filter-group .range-row{display:flex;gap:10px;}
.filter-group .range-row input{flex:1;}
.filter-check{display:flex;align-items:center;gap:10px;margin-bottom:8px;font-size:14px;}
.filter-check input[type="checkbox"]{width:18px;height:18px;accent-color:var(--accent);}
.filters .btn{width:100%;margin-top:10px;}

.results{display:flex;flex-direction:column;gap:25px;}
.results-bar{
    display:flex;justify-content:space-between;align-items:center;
    margin-bottom:10px;
}
.results-bar span{font-size:14px;color:#888;}
.results-bar select{
    padding:8px 14px;border:2px solid var(--border);
    border-radius:8px;font-size:13px;font-family:Inter,sans-serif;
}

.property{
    display:grid;grid-template-columns:340px 1fr 220px;
    background:white;border-radius:18px;overflow:hidden;
    box-shadow:var(--shadow);transition:transform .3s;
}
.property:hover{transform:translateY(-4px);}
.property img{height:220px;object-fit:cover;}
.property .info{padding:30px;display:flex;flex-direction:column;justify-content:center;}
.property .info h2{font-family:Georgia,serif;font-size:22px;color:var(--primary);margin-bottom:8px;line-height:1.3;}
.property .info p{font-size:14px;color:#888;line-height:1.6;}
.property .info .tags{display:flex;gap:8px;margin-top:12px;flex-wrap:wrap;}
.property .info .tag{
    padding:4px 12px;background:var(--bg);border-radius:20px;
    font-size:12px;font-weight:600;color:var(--primary);
}
.property .price{
    display:flex;justify-content:center;align-items:center;
    font-size:34px;font-weight:700;color:var(--primary);
    padding:20px;text-align:center;
}

/* =======================================================
   EVE VIDEO CHAT (under hero)
======================================================= */
.eve-chat-section{padding:90px 0 80px;background:#050810;}
.eve-chat-section .eyebrow{color:#C8A04F;font-family:Inter,sans-serif;font-size:12px;font-weight:600;letter-spacing:4px;}
.eve-chat-header-text > div:first-child{transform:scale(1.3);margin-bottom:24px;}
.eve-chat-header-text{text-align:center;margin-bottom:10px;}

.eve-stage{
    display:flex;gap:20px;height:420px;
    background:transparent;overflow:hidden;
    max-width:860px;margin:0 auto;
}
.eve-col-video{
    flex:0 0 420px;position:relative;background:#000;
    border:1px solid #1e1e1e;border-radius:0;overflow:hidden;
}
.eve-col-video video{
    width:420px;height:420px;display:block;object-fit:cover;
}
.eve-video-badge{
    position:absolute;top:12px;left:12px;
    display:flex;align-items:center;gap:8px;
    background:rgba(6,10,18,0.85);backdrop-filter:blur(8px);
    padding:6px 12px;border:1px solid #1e1e1e;border-radius:6px;
}
.gemi-eve-dot{
    width:8px;height:8px;border-radius:50%;
    background:#C8A04F;box-shadow:0 0 8px #C8A04F;
}
.eve-controls{
    position:absolute;bottom:0;left:0;right:0;z-index:4;
    display:flex;align-items:center;gap:8px;
    padding:8px 12px;
    background:linear-gradient(transparent,rgba(0,0,0,0.7) 40%);
    opacity:0;transition:opacity .25s;
}
.eve-col-video:hover .eve-controls,
.eve-controls.eve-controls-visible{opacity:1;}
.eve-ctrl-btn-v{
    flex:0 0 32px;width:32px;height:32px;
    background:rgba(255,255,255,0.15);border:none;border-radius:6px;
    cursor:pointer;display:flex;align-items:center;justify-content:center;
    transition:background .2s;padding:0;
}
.eve-ctrl-btn-v:hover{background:rgba(255,255,255,0.3);}
.eve-progress-wrap{
    flex:1;height:6px;background:rgba(255,255,255,0.2);
    border-radius:3px;cursor:pointer;position:relative;
}
.eve-progress-played{
    height:100%;background:#C8A04F;border-radius:3px;
    width:0;pointer-events:none;
}
.eve-progress-handle{
    position:absolute;top:50%;width:14px;height:14px;
    background:#fff;border-radius:50%;transform:translate(-50%,-50%);
    left:0;opacity:0;transition:opacity .15s;pointer-events:none;
    box-shadow:0 1px 4px rgba(0,0,0,0.4);
}
.eve-progress-wrap:hover .eve-progress-handle,
.eve-progress-wrap.eve-dragging .eve-progress-handle{opacity:1;}
.eve-time{
    font-family:'JetBrains Mono',Inter,monospace;
    font-size:11px;color:rgba(255,255,255,0.7);
    white-space:nowrap;letter-spacing:0.5px;
    min-width:36px;
}
.eve-vol-wrap{
    display:flex;align-items:center;width:0;overflow:hidden;
    transition:width .25s;
}
.eve-vol-wrap.eve-vol-open{width:70px;}
.eve-vol-slider{
    -webkit-appearance:none;appearance:none;
    width:60px;height:4px;background:rgba(255,255,255,0.3);
    border-radius:2px;outline:none;margin:0 4px;cursor:pointer;
}
.eve-vol-slider::-webkit-slider-thumb{
    -webkit-appearance:none;appearance:none;
    width:12px;height:12px;background:#fff;border-radius:50%;cursor:pointer;
}
.eve-vol-slider::-moz-range-thumb{
    width:12px;height:12px;background:#fff;border-radius:50%;border:none;cursor:pointer;
}
.eve-col-chat{
    flex:1 1 0%;min-width:0;display:flex;flex-direction:column;
    border:1px solid #888;border-radius:0;overflow:hidden;background:#0a0e18;
}
.gemi-chat-header{
    display:flex;align-items:center;justify-content:center;
    padding:20px 16px;border-bottom:1px solid #1e1e1e;
    transform:none;
}
.gemi-chat-title{
    font-family:Inter,sans-serif;font-size:14px;
    font-weight:700;letter-spacing:2px;color:#fff;
    text-transform:uppercase;
}
.gemi-chat-body{
    flex:1;overflow-y:auto;padding:12px;
    display:flex;flex-direction:column;gap:8px;
}
.gemi-msg{
    max-width:85%;padding:8px 12px;border-radius:8px;
    font-size:13px;line-height:1.5;word-wrap:break-word;
}
.gemi-msg-user{
    align-self:flex-end;background:#fff;color:#000;
    border-radius:8px 8px 2px 8px;
}
.gemi-msg-eve{
    align-self:flex-start;
    background:rgba(200,160,79,0.12);color:#fff;
    border:1px solid rgba(200,160,79,0.25);
    border-radius:8px 8px 8px 2px;
}
.gemi-chat-controls{
    display:flex;gap:6px;padding:8px 8px 20px;
    border-top:1px solid #1e1e1e;align-items:center;
    position:relative;top:10px;
}
.gemi-chat-input{
    flex:1;background:#fff;border:none;border-radius:6px;
    padding:10px 12px;color:#000;font-size:13px;outline:none;
    font-family:Inter,sans-serif;
}
.gemi-chat-input::placeholder{color:#888;}
.gemi-ctrl-btn{
    flex:0 0 36px;width:36px;height:36px;
    background:var(--accent);border:none;border-radius:6px;
    color:#fff;cursor:pointer;display:flex;
    align-items:center;justify-content:center;transition:background .2s;
    padding:0;
}
.gemi-ctrl-btn:hover{background:#b8912f;}
.eve-skype-btns-mobile{display:none;}
.eve-skype-btn{
    flex:0 0 36px;width:36px;height:36px;border:none;border-radius:50%;
    color:#fff;cursor:pointer;display:flex;align-items:center;justify-content:center;
    transition:transform 0.15s,filter 0.15s;padding:0;
}
.eve-skype-btn:hover{transform:scale(1.08);filter:brightness(1.15);}
.eve-skype-audio{background:#16a34a;}
.eve-skype-video{background:#2563eb;}
.eve-skype-hangup{background:#dc2626;}
.eve-skype-img{background:none !important;overflow:hidden;}
.eve-skype-img img{width:100%;height:100%;object-fit:contain;display:block;}

/* =======================================================
   PROPERTY DETAIL PAGE
======================================================= */
.detail-wrap{padding-top:110px;}

.gallery{
    display:grid;grid-template-columns:2fr 1fr;
    gap:20px;border-radius:var(--radius);overflow:hidden;
}
.gallery-main{position:relative;overflow:hidden;}
.gallery-arrow{background:#fff !important;color:#000 !important;font-weight:700 !important;font-size:32px !important;}
.gallery-arrow:hover{background:#fff !important;transform:translateY(-50%) scale(1.08) !important;}
.lb-nav{background:#fff !important;color:#000 !important;font-weight:700 !important;}
.lb-nav:hover{background:#fff !important;}
.gallery-main img{height:100%;min-height:480px;object-fit:cover;}
.gallery-badge{
    position:absolute;top:20px;left:20px;
    background:var(--accent);color:#fff;
    padding:8px 18px;border-radius:8px;
    font-size:12px;font-weight:700;letter-spacing:1px;
}
.thumbs{display:grid;grid-template-columns:repeat(2,1fr);gap:15px;}
.thumbs img{height:100%;min-height:140px;object-fit:cover;border-radius:12px;cursor:pointer;transition:opacity .2s;}
.thumbs img:hover{opacity:.85;}

.property-content{
    display:grid;grid-template-columns:2fr 420px;
    gap:50px;margin-top:50px;
}

.prop-title{
    font-family:Georgia,serif;font-size:36px;
    color:var(--primary);margin-bottom:8px;line-height:1.2;
}
.prop-location{font-size:16px;color:#888;margin-bottom:24px;}
.prop-location svg{width:16px;height:16px;vertical-align:middle;margin-right:4px;}

.quick-specs{
    display:grid;grid-template-columns:repeat(4,1fr);gap:16px;
    margin-bottom:32px;
}
.spec-item{
    text-align:center;padding:18px 12px;
    background:var(--bg);border-radius:12px;
}
.spec-item strong{display:block;font-size:22px;color:var(--primary);margin-bottom:4px;}
.spec-item span{font-size:12px;color:#888;font-weight:600;letter-spacing:0.5px;text-transform:uppercase;}

.prop-desc{margin-bottom:40px;}
.prop-desc h2{font-family:Georgia,serif;font-size:24px;color:var(--primary);margin-bottom:16px;}
.prop-desc p{font-size:15px;line-height:1.8;color:#555;margin-bottom:16px;}

.amenities{margin-bottom:40px;}
.amenities h2{font-family:Georgia,serif;font-size:24px;color:var(--primary);margin-bottom:16px;}
.amenities-grid{
    display:grid;grid-template-columns:repeat(3,1fr);gap:12px;
}
.amenity{
    display:flex;align-items:center;gap:10px;
    padding:12px 16px;background:var(--bg);border-radius:10px;
    font-size:14px;font-weight:500;
}
.amenity svg{width:18px;height:18px;color:var(--accent);flex-shrink:0;}

.prop-map{margin-bottom:40px;}
.prop-map h2{font-family:Georgia,serif;font-size:24px;color:var(--primary);margin-bottom:16px;}
.map-placeholder{
    width:100%;height:300px;background:#e8e6e1;
    border-radius:var(--radius);display:flex;
    align-items:center;justify-content:center;
    color:#aaa;font-size:16px;font-weight:600;
}

/* sidebar */
.sidebar{
    position:sticky;top:110px;
    padding:35px;background:white;
    border-radius:20px;box-shadow:var(--shadow);
    height:fit-content;
}
.sidebar-price{
    font-size:38px;font-weight:800;color:var(--primary);
    margin-bottom:6px;
}
.sidebar-ppm{font-size:13px;color:#888;margin-bottom:24px;}
.sidebar .btn{width:100%;margin-bottom:12px;display:block;text-align:center;}
.sidebar-divider{height:1px;background:var(--border);margin:20px 0;}
.sidebar h4{font-size:14px;font-weight:700;color:var(--primary);margin-bottom:12px;letter-spacing:0.5px;}

.mortgage-calc{margin-bottom:0;}
.mortgage-calc label{display:block;font-size:12px;font-weight:600;color:#888;margin-bottom:6px;margin-top:12px;}
.mortgage-calc label:first-of-type{margin-top:0;}
.mortgage-calc input,.mortgage-calc select{
    width:100%;padding:10px 12px;border:2px solid var(--border);
    border-radius:8px;font-size:14px;font-family:Inter,sans-serif;
}
.mortgage-calc input:focus,.mortgage-calc select:focus{outline:none;border-color:var(--accent);}
.mortgage-result{
    margin-top:16px;padding:16px;background:var(--bg);border-radius:10px;
    text-align:center;
}
.mortgage-result strong{font-size:24px;color:var(--primary);display:block;margin-bottom:4px;}
.mortgage-result span{font-size:12px;color:#888;}

.sidebar-contact{text-align:center;margin-top:20px;}
.sidebar-contact img{width:64px;height:64px;border-radius:50%;object-fit:cover;margin:0 auto 10px;}
.sidebar-contact strong{display:block;font-size:15px;color:var(--primary);}
.sidebar-contact span{font-size:13px;color:#888;}

/* related listings */
.related-section{padding:80px 0 120px;}
.related-section h2{font-family:Georgia,serif;font-size:32px;color:var(--primary);margin-bottom:30px;}
.related{display:grid;grid-template-columns:repeat(3,1fr);gap:30px;}
.related .feat-card img{height:220px;}

/* =======================================================
   ABOUT PAGE
======================================================= */
.about-hero{
    padding:160px 0 80px;background:var(--primary);color:#fff;
    text-align:center;
}
.about-hero h1{font-family:Georgia,serif;font-size:52px;margin-bottom:16px;}
.about-hero p{font-size:18px;opacity:.7;max-width:640px;margin:0 auto;}

.about-story{padding:80px 0;}
.about-grid{display:grid;grid-template-columns:1fr 1fr;gap:60px;align-items:center;}
.about-grid img{border-radius:var(--radius);}
.about-text h2{font-family:Georgia,serif;font-size:32px;color:var(--primary);margin-bottom:20px;}
.about-text p{font-size:15px;line-height:1.85;color:#666;margin-bottom:16px;}

.about-stats{
    display:grid;grid-template-columns:repeat(4,1fr);gap:30px;
    padding:60px 0;text-align:center;background:#fff;
}
.stat-item strong{display:block;font-size:42px;font-weight:800;color:var(--accent);margin-bottom:6px;}
.stat-item span{font-size:13px;font-weight:600;letter-spacing:1px;text-transform:uppercase;color:#888;}

.about-values{padding:80px 0;background:#fff;}
.values-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:30px;margin-top:50px;}
.value-card{padding:40px 30px;background:var(--bg);border-radius:var(--radius);text-align:center;}
.value-card .why-icon{margin-bottom:18px;}
.value-card h3{font-family:Georgia,serif;font-size:20px;color:var(--primary);margin-bottom:10px;}
.value-card p{font-size:14px;color:#888;line-height:1.7;}

/* =======================================================
   CONTACT PAGE
======================================================= */
.contact-hero{
    padding:160px 0 80px;background:var(--primary);color:#fff;
    text-align:center;
}
.contact-hero h1{font-family:Georgia,serif;font-size:52px;margin-bottom:16px;}
.contact-hero p{font-size:18px;opacity:.7;max-width:600px;margin:0 auto;}

.contact-body{padding:80px 0;}
.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:60px;}
.contact-form h2{font-family:Georgia,serif;font-size:28px;color:var(--primary);margin-bottom:24px;}
.contact-form label{
    display:block;font-size:12px;font-weight:700;
    letter-spacing:1px;text-transform:uppercase;
    color:#888;margin-bottom:6px;margin-top:18px;
}
.contact-form label:first-of-type{margin-top:0;}
.contact-form input,
.contact-form select,
.contact-form textarea{
    width:100%;padding:14px 16px;border:2px solid var(--border);
    border-radius:10px;font-size:14px;font-family:Inter,sans-serif;
    background:#fff;color:var(--text);transition:border-color .2s;
}
.contact-form input:focus,
.contact-form select:focus,
.contact-form textarea:focus{outline:none;border-color:var(--accent);}
.contact-form textarea{min-height:140px;resize:vertical;}
.contact-form .btn{width:100%;margin-top:24px;}

.contact-info h2{font-family:Georgia,serif;font-size:28px;color:var(--primary);margin-bottom:24px;}
.contact-info-item{
    display:flex;gap:16px;align-items:flex-start;
    margin-bottom:28px;
}
.contact-info-icon{
    width:50px;height:50px;border-radius:50%;flex-shrink:0;
    background:var(--bg);display:flex;align-items:center;justify-content:center;
}
.contact-info-icon svg{width:22px;height:22px;color:var(--accent);}
.contact-info-item h4{font-size:15px;color:var(--primary);margin-bottom:4px;}
.contact-info-item p{font-size:14px;color:#888;line-height:1.6;}

/* =======================================================
   FAQ (shared)
======================================================= */
.faq-section{padding:80px 0;background:var(--bg);}
.faq-list{max-width:800px;margin:0 auto;}
.faq-item{border-bottom:1px solid var(--border);}
.faq-q{
    width:100%;padding:22px 0;background:none;border:none;
    font-family:Inter,sans-serif;font-size:16px;font-weight:600;
    text-align:left;cursor:pointer;display:flex;
    justify-content:space-between;align-items:center;
    color:var(--text);
}
.faq-q span{font-size:24px;color:#888;transition:transform .3s;}
.faq-q.open span{transform:rotate(45deg);}
.faq-a{max-height:0;overflow:hidden;transition:max-height .3s ease;}
.faq-a p{padding:0 0 22px;font-size:15px;line-height:1.7;color:#888;margin:0;}

/* =======================================================
   FOOTER
======================================================= */
footer{margin-top:0;padding:70px 0;background:var(--primary);color:white;}
.footer-grid{
    display:grid;grid-template-columns:2fr 1fr 1fr 1fr;
    gap:40px;
}
.footer-brand{font-family:Georgia,serif;}
.footer-brand strong{display:block;font-size:24px;margin-bottom:4px;}
.footer-brand .accent{color:var(--accent);}
.footer-brand p{font-size:14px;color:rgba(255,255,255,.5);line-height:1.7;margin-top:14px;max-width:280px;}
.footer-col h4{font-size:12px;font-weight:700;letter-spacing:2px;margin-bottom:16px;color:#C8A04F;}
.footer-col ul{list-style:none;display:flex;flex-direction:column;gap:10px;}
.footer-col a{color:rgba(255,255,255,.5);font-size:14px;transition:color .2s;}
.footer-col a:hover{color:#fff;}
.footer-bottom{
    border-top:1px solid rgba(255,255,255,.1);
    margin-top:40px;padding-top:24px;
    text-align:center;font-size:13px;color:rgba(255,255,255,.3);
}

/* =======================================================
   TOAST
======================================================= */
.toast{
    position:fixed;bottom:24px;left:50%;
    transform:translateX(-50%) translateY(10px);
    background:var(--primary);color:#fff;
    padding:14px 28px;border-radius:10px;
    font-size:14px;font-weight:600;z-index:600;
    opacity:0;transition:opacity .3s,transform .3s;pointer-events:none;
}

@media(min-width:1101px){
    .hero-full-tagline{font-weight:500 !important;}
    .hero-left p{font-weight:500;}
    .regions-section .section-sub{font-size:19.8px;font-weight:415;line-height:1.6;}
    .featured .section-head h2{font-size:clamp(37.8px,4.725vw,54.6px);}
    .featured .section-sub{font-size:18.9px;}
    .featured > div:nth-child(2) > div:first-child label{font-size:12.36px !important;}
    .featured > div:nth-child(2) > div:first-child select,
    .featured > div:nth-child(2) > div:first-child input{font-size:14.42px !important;min-width:154.5px !important;}
    .featured #hResultCount{font-size:14.42px !important;}
}
.hero-phone a{font-weight:700 !important;word-spacing:-4px;}

/* =======================================================
   MOBILE HERO BELOW (hidden on desktop)
======================================================= */
.hero-mobile-below{display:none;}

/* =======================================================
   RESPONSIVE
======================================================= */
@media(max-width:1100px){
    .container{width:auto;padding:0 24px;}

    /* ---- NAV: full-screen overlay menu ---- */
    .menu{display:none;}
    body.menu-open .hero-nav{z-index:9000;}
    body.menu-open .sticky-nav{display:none;}
    .menu.open{
        display:flex;flex-direction:column;
        position:fixed;top:0;left:0;right:0;bottom:0;
        background:#fff;
        padding:0;gap:0;
        z-index:9000;
        align-items:center;justify-content:center;
    }
    .menu.open .menu-logo{
        display:block;position:absolute;top:16px;left:50%;transform:translateX(-50%);
    }
    .menu.open .menu-logo img{
        height:48px;width:auto;display:block;
    }
    .menu.open a:not(.btn):not(.menu-logo){
        font-family:'Cormorant Garamond',Georgia,serif;
        font-size:32px;font-weight:500;letter-spacing:3px;
        color:var(--primary);padding:18px 0;
        display:block;text-align:center;
        transform:translateY(-30px);
    }
    .menu.open .menu-close{
        display:flex;align-items:center;justify-content:center;
        position:absolute;top:18px;right:18px;
        width:44px;height:44px;border-radius:50%;
        background:transparent;border:1.5px solid rgba(200,160,79,0.4);
        color:#C8A04F;font-size:28px;line-height:1;
        cursor:pointer;z-index:9001;
    }
    .menu.open .menu-btn{
        background:#1d2f4d !important;color:#fff !important;
        padding:16px 60px !important;border-radius:8px;
        font-family:Inter,sans-serif !important;font-size:15px !important;
        font-weight:600 !important;letter-spacing:1.5px !important;
        display:inline-block !important;text-align:center;
        transform:none !important;margin:6px auto;
        transition:background 0.2s;
    }
    .menu.open .menu-btn:hover{background:#2e7d32 !important;}
    .menu.open .menu-dot{display:none;}
    .menu.open .nav-cta{
        margin:24px 0 0;padding:16px 48px;
        font-size:14px;letter-spacing:2px;border-radius:10px;
    }
    .hamburger{
        display:flex;align-items:center;justify-content:center;
        width:44px;height:44px;border-radius:8px;
        z-index:501;position:relative;
    }

    /* ---- HERO FULL: mobile layout ---- */
    .hero-full-overlay{
        justify-content:flex-start !important;
        padding:88px 6% 0 !important;
        transform:none !important;
    }
    .hero-full-title{
        display:none !important;
    }
    .hero-full-re{display:none !important;}
    .hero-full-tagline{display:none !important;}
    .hero-full-tagline2{display:none !important;}
    .hero-full-cta{display:none !important;}
    .hero-call-label{display:none !important;}
    .hero-phone{display:none !important;}
    .hero-full-bar{display:none !important;}
    .hero-full-gradient{
        background:linear-gradient(180deg,rgba(255,255,255,0.45) 0%,rgba(255,255,255,0.15) 40%,transparent 60%) !important;
    }
    .hero-full{padding-top:70px !important;}

    /* ---- HERO MOBILE BELOW ---- */
    .hero-mobile-below{
        display:block;
        padding:32px 6% 10px;
        background:var(--bg);
        text-align:center;
    }
    .hero-mobile-inner{
        max-width:480px;margin:0 auto;
    }
    .hero-mobile-re{
        display:flex;align-items:center;justify-content:center;
        gap:12px;margin-bottom:20px;
        font-family:Inter,sans-serif;font-size:14px;font-weight:500;
        letter-spacing:8px;color:#b89654;text-transform:uppercase;
    }
    .hero-mobile-line{
        display:inline-block;width:32px;height:1.5px;background:#b89654;
    }
    .hero-mobile-below p{
        font-family:Inter,'Segoe UI',sans-serif;
        font-size:18.9px;color:#000;line-height:1.7;
        margin:0 0 28px;padding:10px 0;
    }
    .hero-mobile-below .hero-mobile-call-label{
        font-size:18.9px !important;font-weight:600;color:#1d2f4d;
        text-transform:uppercase;letter-spacing:4px;
        padding:0 !important;margin:0 0 6px !important;
    }
    .hero-mobile-below .hero-mobile-phone{
        font-size:33.6px !important;padding:0 0 15px 0 !important;margin:0 0 26px !important;
    }
    .hero-mobile-below .hero-mobile-phone a{
        color:#1b2f52;text-decoration:none;font-weight:700;
    }
    .hero-mobile-buttons{
        display:flex;flex-direction:column;gap:12px;
    }
    .hero-mobile-buttons .btn{
        width:100%;padding:16px;font-size:14px;letter-spacing:1px;
    }
    .hero-mobile-buttons .btn-outline{
        background:#fff;
    }

    /* ---- HERO (second/backup hero section) ---- */
    .hero{
        grid-template-columns:1fr;gap:40px;
        height:auto;padding:40px 0 40px;
    }
    .hero h1{font-size:46px;text-align:center;}
    .hero p{font-size:18.9px;text-align:center;font-family:Inter,'Segoe UI',sans-serif !important;color:#000 !important;line-height:1.7 !important;margin:20px 0 !important;}
    .hero-left .eyebrow{text-align:center;display:block;font-size:16.8px;}
    .below-hero-buttons{justify-content:center;margin-top:45px;}

    /* why-us hero — stack on mobile */
    .why-hero{grid-template-columns:1fr;gap:30px;text-align:center;}
    .why-hero-left .section-title{text-align:center;}
    .why-hero-left .section-sub{text-align:center;}
    .why-hero-left .eyebrow{text-align:center;}
    .why-hero-left > div:last-child{justify-content:center;}
    .why-hero-right{order:-1;}
    .hero-right{order:-1;}

    /* featured */
    .featured-grid{grid-template-columns:1fr !important;}
    .why-grid{grid-template-columns:1fr;margin-top:20px;gap:20px;}

    /* properties page */
    .listings{grid-template-columns:1fr;gap:30px;}
    .filters{position:relative;top:auto;}
    .property{grid-template-columns:1fr;gap:0;}
    .property img{height:200px;}
    .property .price{padding:20px 30px;font-size:28px;justify-content:flex-start;}

    /* pricing */
    .pricing-grid{grid-template-columns:1fr;max-width:480px;}
    .pricing-card{min-height:auto;padding:36px 28px;}
    .pricing-card-badge{font-size:15.8px;margin-bottom:15px !important;}
    .pricing-card-title{font-size:37px;margin:0 0 8px !important;}
    .pricing-card-price{font-size:82.3px;margin:0 !important;padding-bottom:35px;line-height:0.9;}
    .pricing-card-term{font-size:14.3px;margin:10px 0 15px !important;}
    .pricing-card-list li{font-size:17.6px;}
    .pricing-card-list li::before{margin-left:0;}
    .pricing-card-btn{font-size:15.4px;}
    .why-card p{font-size:18px;}

    /* eve chat — match eve3 mobile */
    .eve-chat-section{padding:60px 0 50px;}
    .eve-stage{flex-direction:column;height:auto;}
    .eve-col-video{flex:none;width:100%;height:auto;}
    .eve-col-video video{width:100%;height:auto;aspect-ratio:1/1;}
    .eve-col-chat{flex:none;width:100%;min-height:520px;border:1px solid #888;border-radius:0;padding-top:10px;}
    .eve-col-chat .gemi-chat-header{padding:16px 18px !important;justify-content:space-between !important;}
    .eve-skype-btns-mobile{display:flex !important;align-items:center;gap:10px;}
    .eve-skype-desktop{display:none !important;}
    .eve-col-chat .gemi-chat-title{font-size:17px !important;font-weight:700;letter-spacing:2px;white-space:nowrap;}
    .eve-col-chat .gemi-chat-input{font-size:1.3em !important;height:52px !important;}
    .eve-col-chat .gemi-chat-controls{padding-top:8px;top:0;}
    .eve-col-chat .gemi-chat-controls>.eve-skype-img#gemiBtnSend{flex:0 0 52px;width:52px;height:52px;margin-left:15px;}
    .eve-col-chat .gemi-ctrl-btn{width:44px !important;height:44px !important;}
    .eve-col-chat .gemi-chat-body{font-size:1.365em;}
    .eve-col-chat .gemi-msg-eve{font-size:1.3em !important;}
    .eve-controls{opacity:1 !important;padding:10px 14px;}
    .eve-ctrl-btn-v{flex:0 0 40px;width:40px;height:40px;}
    .eve-vol-wrap.eve-vol-open{width:80px;}
    .eve-time{font-size:12px;}
    .eve-progress-handle{opacity:1 !important;width:16px;height:16px;}

    /* property detail */
    .gallery{grid-template-columns:1fr;}
    .gallery-main img{min-height:280px;}
    .thumbs{grid-template-columns:repeat(4,1fr);}
    .property-content{grid-template-columns:1fr;gap:30px;}
    .sidebar{position:relative;top:auto;}
    .quick-specs{grid-template-columns:repeat(2,1fr);}
    .amenities-grid{grid-template-columns:repeat(2,1fr);}
    .related{grid-template-columns:1fr;}

    /* about */
    .about-grid{grid-template-columns:1fr;gap:30px;}
    .about-stats{grid-template-columns:repeat(2,1fr);}
    .values-grid{grid-template-columns:1fr;}

    /* contact */
    .contact-grid{grid-template-columns:1fr;gap:40px;}

    /* page headers */
    .page-header h1,.about-hero h1,.contact-hero h1{font-size:36px;}
    .section-title{font-size:46px;font-family:'Cormorant Garamond',Georgia,serif;margin-bottom:20px;}
    .why-us .section-title{font-size:50px;}
    .eyebrow{font-size:16.8px;margin-bottom:20px;}
    .section-head{margin-bottom:20px;}
    .section-sub{margin-bottom:0;}
    .regions-section .eyebrow{font-size:16.8px;}
    .regions-section{padding:80px 0 60px !important;}
    .regions-section .section-title{font-family:'Cormorant Garamond',Georgia,serif;}
    .region-card p{font-size:18.9px;color:#000;padding:0 10px 24px !important;}
    .region-card h3{margin-top:20px;padding:20px 10px 0 !important;font-size:22px !important;}
    .regions-section .section-title{font-size:46px;}
    .regions-section .section-sub{font-size:18px;}
    .below-hero-section{margin-top:0;padding-bottom:20px !important;}
    .regions-section{padding:40px 0 60px !important;}

    .eve-chat-header-text > div:first-child{transform:none;margin-bottom:18px;}
    .eve-chat-section .eyebrow{font-size:16.8px;}

    /* footer — mobile redesign */
    footer{padding:50px 0 30px;}
    .footer-grid{
        grid-template-columns:1fr;gap:0;
        text-align:center;
    }
    .footer-brand{
        padding-bottom:30px;margin-bottom:10px;
        border-bottom:1px solid rgba(200,160,79,0.25);
    }
    .footer-brand strong{
        font-family:'Cormorant Garamond',Georgia,serif;
        font-size:32px;font-weight:500;letter-spacing:2px;
        display:block;margin-bottom:12px;
    }
    .footer-brand p{
        max-width:100%;text-align:center;
        font-size:15px;line-height:1.8;color:rgba(255,255,255,.55);
    }
    .footer-col{
        padding:20px 0;
        border-bottom:1px solid rgba(200,160,79,0.15);
    }
    .footer-col:last-child{border-bottom:none;}
    .footer-col h4{
        font-family:'Cormorant Garamond',Georgia,serif;
        font-size:16px;font-weight:500;letter-spacing:4px;
        color:#C8A04F;margin-bottom:14px;
    }
    .footer-col ul{align-items:center;}
    .footer-col a{
        font-size:16px;color:rgba(255,255,255,.6);
        padding:6px 0;display:inline-block;
    }
    .footer-bottom{
        margin-top:30px;padding-top:20px;
        font-size:12px;color:rgba(255,255,255,.3);
        border-top:1px solid rgba(200,160,79,0.2);
    }

    /* ---- HOMEPAGE PRODUCT SECTION ---- */
    .featured .section-head h2{font-size:46px !important;font-family:'Cormorant Garamond',Georgia,serif !important;}
    .featured .section-head .section-sub{font-size:18px;}
    .section-sub{color:#000 !important;font-size:18px !important;}

    /* product filter bar (homepage inline styles) */
    .featured > div:nth-child(2) > div:first-child{
        flex-direction:column !important;
        padding:14px 16px !important;
        gap:10px !important;
    }
    .featured > div:nth-child(2) > div:first-child > div{width:100%;}
    .featured > div:nth-child(2) > div:first-child select,
    .featured > div:nth-child(2) > div:first-child input{
        min-width:100% !important;width:100%;
    }
    .featured > div:nth-child(2) > div:first-child #hResultCount{
        margin-left:0 !important;text-align:center;
    }

    /* product grid — 2 columns sub-desktop */
    #hGrid{grid-template-columns:1fr 1fr !important;gap:12px !important;}
    #hGrid > a > div{padding:10px 12px 14px !important;}
    #hGrid > a > div > div:first-child{font-size:23px !important;}
    #hGrid > a > div > div:nth-child(2){font-size:12px !important;}

    /* pagination — touch-friendly */
    #hPager,#pPager{gap:6px !important;padding:24px 0 10px !important;}
    #hPager a,#pPager a{
        min-width:36px !important;height:36px !important;
        font-size:13px !important;padding:0 8px !important;
        border-radius:6px !important;
    }
}
@media(max-width:340px){
    #hGrid{grid-template-columns:1fr !important;}
}