/* ============================================================
   TrustHome — Master Stylesheet
   ============================================================ */

/* ── Root Variables ─────────────────────────────────────── */
:root {
  --c-primary:       #0D1B2A;
  --c-primary-md:    #162436;
  --c-primary-lt:    #1E3A55;
  --c-accent:        #C9A96E;
  --c-accent-lt:     #DFC28E;
  --c-accent-dk:     #A8854A;
  --c-surface:       #F8F7F4;
  --c-surface-2:     #F0EDE8;
  --c-white:         #FFFFFF;
  --c-text:          #1A1A1A;
  --c-text-muted:    #6B7280;
  --c-text-light:    #9CA3AF;
  --c-border:        #E5E0D8;
  --c-border-dk:     #CCC8C0;

  --ff-serif:    'Cormorant Garamond', 'Times New Roman', serif;
  --ff-sans:     'Noto Sans JP', 'Hiragino Kaku Gothic ProN', sans-serif;

  --fw-light:  300;
  --fw-normal: 400;
  --fw-medium: 500;
  --fw-semi:   600;
  --fw-bold:   700;

  --fs-xs:   0.75rem;
  --fs-sm:   0.875rem;
  --fs-base: 1rem;
  --fs-md:   1.125rem;
  --fs-lg:   1.25rem;
  --fs-xl:   1.5rem;
  --fs-2xl:  1.875rem;
  --fs-3xl:  2.25rem;
  --fs-4xl:  3rem;
  --fs-5xl:  3.75rem;
  --fs-6xl:  4.5rem;

  --lh-tight:   1.2;
  --lh-snug:    1.4;
  --lh-normal:  1.7;
  --lh-relaxed: 1.9;

  --ls-tight: -0.02em;
  --ls-snug:  -0.01em;
  --ls-wide:  0.05em;
  --ls-wider: 0.12em;

  --space-1:  4px;
  --space-2:  8px;
  --space-3:  12px;
  --space-4:  16px;
  --space-5:  20px;
  --space-6:  24px;
  --space-8:  32px;
  --space-10: 40px;
  --space-12: 48px;
  --space-16: 64px;
  --space-20: 80px;
  --space-24: 96px;
  --space-32: 128px;
  --space-40: 160px;

  --radius-sm: 4px;
  --radius:    8px;
  --radius-md: 12px;
  --radius-lg: 20px;
  --radius-xl: 32px;

  --shadow-sm: 0 1px 3px rgba(13,27,42,0.06), 0 1px 2px rgba(13,27,42,0.04);
  --shadow:    0 4px 16px rgba(13,27,42,0.08), 0 2px 6px rgba(13,27,42,0.05);
  --shadow-md: 0 8px 32px rgba(13,27,42,0.12), 0 4px 12px rgba(13,27,42,0.06);
  --shadow-lg: 0 20px 60px rgba(13,27,42,0.16), 0 8px 24px rgba(13,27,42,0.08);
  --shadow-xl: 0 40px 80px rgba(13,27,42,0.20);

  --transition: 0.3s cubic-bezier(0.4, 0, 0.2, 1);
  --transition-fast: 0.15s cubic-bezier(0.4, 0, 0.2, 1);
  --transition-slow: 0.6s cubic-bezier(0.4, 0, 0.2, 1);

  --nav-h: 80px;
  --container: 1200px;
  --container-narrow: 860px;
  --container-wide: 1440px;
}

/* ── Reset ──────────────────────────────────────────────── */
*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }
body {
  font-family: var(--ff-sans);
  font-size: var(--fs-base);
  font-weight: var(--fw-normal);
  line-height: var(--lh-normal);
  color: var(--c-text);
  background: var(--c-white);
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
}
img, video { display: block; max-width: 100%; height: auto; }
a { color: inherit; text-decoration: none; }
ul, ol { list-style: none; }
button { border: none; background: none; cursor: pointer; font: inherit; }
input, textarea, select { font: inherit; }
table { border-collapse: collapse; }

/* ── Typography ─────────────────────────────────────────── */
.t-serif { font-family: var(--ff-serif); }

h1, h2, h3, h4, h5 {
  line-height: var(--lh-tight);
  letter-spacing: var(--ls-tight);
  font-weight: var(--fw-bold);
}

/* ── Utility ─────────────────────────────────────────────── */
.container {
  width: 100%;
  max-width: var(--container);
  margin-inline: auto;
  padding-inline: var(--space-6);
}
.container--narrow {
  max-width: var(--container-narrow);
}
.container--wide {
  max-width: var(--container-wide);
  padding-inline: var(--space-10);
}

.visually-hidden {
  position: absolute;
  width: 1px; height: 1px;
  overflow: hidden; clip: rect(0,0,0,0);
  white-space: nowrap;
}

/* ── Buttons ─────────────────────────────────────────────── */
.btn {
  display: inline-flex;
  align-items: center;
  gap: var(--space-2);
  padding: 14px 32px;
  border-radius: var(--radius-sm);
  font-size: var(--fs-sm);
  font-weight: var(--fw-semi);
  letter-spacing: var(--ls-wide);
  transition: var(--transition);
  cursor: pointer;
  white-space: nowrap;
}
.btn--primary {
  background: var(--c-accent);
  color: var(--c-white);
}
.btn--primary:hover {
  background: var(--c-accent-dk);
  transform: translateY(-1px);
  box-shadow: 0 8px 24px rgba(201,169,110,0.35);
}
.btn--dark {
  background: var(--c-primary);
  color: var(--c-white);
}
.btn--dark:hover {
  background: var(--c-primary-lt);
  transform: translateY(-1px);
  box-shadow: var(--shadow-md);
}
.btn--outline {
  background: transparent;
  color: var(--c-primary);
  border: 1.5px solid var(--c-primary);
}
.btn--outline:hover {
  background: var(--c-primary);
  color: var(--c-white);
}
.btn--outline-light {
  background: transparent;
  color: var(--c-white);
  border: 1.5px solid rgba(255,255,255,0.5);
}
.btn--outline-light:hover {
  background: rgba(255,255,255,0.1);
  border-color: var(--c-white);
}
.btn--lg { padding: 18px 40px; font-size: var(--fs-base); }
.btn--sm { padding: 10px 20px; font-size: var(--fs-xs); }

.btn-arrow {
  display: inline-flex;
  align-items: center;
  gap: var(--space-2);
  font-size: var(--fs-sm);
  font-weight: var(--fw-semi);
  letter-spacing: var(--ls-wide);
  color: var(--c-accent);
  transition: var(--transition);
}
.btn-arrow::after {
  content: '';
  display: inline-block;
  width: 24px; height: 1px;
  background: currentColor;
  transition: var(--transition);
}
.btn-arrow:hover { gap: var(--space-4); }
.btn-arrow:hover::after { width: 32px; }

/* ── Section Labels ──────────────────────────────────────── */
.section-label {
  display: inline-flex;
  align-items: center;
  gap: var(--space-3);
  font-family: var(--ff-serif);
  font-size: var(--fs-sm);
  letter-spacing: var(--ls-wider);
  color: var(--c-accent);
  text-transform: uppercase;
  margin-bottom: var(--space-4);
}
.section-label::before {
  content: '';
  display: block;
  width: 32px; height: 1px;
  background: var(--c-accent);
}

.section-title {
  font-size: var(--fs-4xl);
  font-weight: var(--fw-bold);
  line-height: var(--lh-tight);
  letter-spacing: var(--ls-tight);
  color: var(--c-primary);
}
.section-title--light { color: var(--c-white); }
.section-title--sm { font-size: var(--fs-3xl); }

.section-lead {
  margin-top: var(--space-6);
  font-size: var(--fs-md);
  line-height: var(--lh-relaxed);
  color: var(--c-text-muted);
  max-width: 600px;
}
.section-lead--light { color: rgba(255,255,255,0.75); }

/* ── Scroll Animations ───────────────────────────────────── */
.fade-up {
  opacity: 0;
  transform: translateY(32px);
  transition: opacity 0.7s ease, transform 0.7s ease;
}
.fade-up.is-visible {
  opacity: 1;
  transform: translateY(0);
}
.fade-in {
  opacity: 0;
  transition: opacity 0.7s ease;
}
.fade-in.is-visible { opacity: 1; }

.stagger-1 { transition-delay: 0.1s; }
.stagger-2 { transition-delay: 0.2s; }
.stagger-3 { transition-delay: 0.3s; }
.stagger-4 { transition-delay: 0.4s; }
.stagger-5 { transition-delay: 0.5s; }

/* ════════════════════════════════════════════════════════════
   NAVIGATION
   ════════════════════════════════════════════════════════════ */
.nav {
  position: fixed;
  top: 0; left: 0; right: 0;
  z-index: 1000;
  height: var(--nav-h);
  display: flex;
  align-items: center;
  transition: background var(--transition), box-shadow var(--transition);
}
.nav.is-scrolled {
  background: rgba(13,27,42,0.97);
  backdrop-filter: blur(12px);
  box-shadow: 0 1px 0 rgba(255,255,255,0.06);
}
.nav.is-transparent { background: transparent; }
.nav.is-light {
  background: rgba(248,247,244,0.97);
  backdrop-filter: blur(12px);
  box-shadow: var(--shadow-sm);
}
.nav.is-light .nav__logo-mark { color: var(--c-primary); }
.nav.is-light .nav__logo-sub { color: var(--c-text-muted); }
.nav.is-light .nav__link { color: var(--c-primary); }
.nav.is-light .nav__link:hover { color: var(--c-accent); }
.nav.is-light .nav__tel { color: var(--c-primary); }

.nav__inner {
  width: 100%;
  max-width: var(--container-wide);
  margin-inline: auto;
  padding-inline: var(--space-10);
  display: flex;
  align-items: center;
  gap: var(--space-10);
}

.nav__logo {
  display: flex;
  flex-direction: column;
  gap: 2px;
  text-decoration: none;
  flex-shrink: 0;
}
.nav__logo-mark {
  font-family: var(--ff-serif);
  font-size: 1.5rem;
  font-weight: var(--fw-semi);
  letter-spacing: 0.06em;
  color: var(--c-white);
  line-height: 1;
}
.nav__logo-mark span { color: var(--c-accent); }
.nav__logo-sub {
  font-size: 9px;
  letter-spacing: 0.18em;
  color: rgba(255,255,255,0.5);
  text-transform: uppercase;
  line-height: 1;
}

.nav__links {
  display: flex;
  align-items: center;
  gap: var(--space-1);
  flex: 1;
}
.nav__item { position: relative; }
.nav__link {
  display: block;
  padding: 8px 14px;
  font-size: var(--fs-sm);
  font-weight: var(--fw-medium);
  color: rgba(255,255,255,0.9);
  letter-spacing: 0.02em;
  transition: color var(--transition-fast);
  white-space: nowrap;
}
.nav__link:hover { color: var(--c-accent); }
.nav__link.has-dropdown::after {
  content: '';
  display: inline-block;
  width: 6px; height: 6px;
  border-right: 1.5px solid currentColor;
  border-bottom: 1.5px solid currentColor;
  transform: rotate(45deg) translateY(-2px);
  margin-left: 5px;
  transition: transform var(--transition-fast);
}
.nav__item:hover .nav__link.has-dropdown::after {
  transform: rotate(225deg) translateY(2px);
}

.nav__dropdown {
  position: absolute;
  top: calc(100% + 8px);
  left: 0;
  min-width: 200px;
  background: var(--c-white);
  border-radius: var(--radius);
  box-shadow: var(--shadow-lg);
  border: 1px solid var(--c-border);
  padding: var(--space-2);
  opacity: 0;
  visibility: hidden;
  transform: translateY(-8px);
  transition: opacity var(--transition), transform var(--transition), visibility var(--transition);
  pointer-events: none;
}
.nav__item:hover .nav__dropdown {
  opacity: 1;
  visibility: visible;
  transform: translateY(0);
  pointer-events: all;
}
.nav__dropdown-link {
  display: block;
  padding: 10px 14px;
  font-size: var(--fs-sm);
  color: var(--c-text);
  border-radius: var(--radius-sm);
  transition: background var(--transition-fast), color var(--transition-fast);
}
.nav__dropdown-link:hover {
  background: var(--c-surface);
  color: var(--c-accent-dk);
}

.nav__right {
  display: flex;
  align-items: center;
  gap: var(--space-6);
  flex-shrink: 0;
}
.nav__tel {
  display: flex;
  flex-direction: column;
  align-items: flex-end;
  color: var(--c-white);
  text-decoration: none;
}
.nav__tel-num {
  font-family: var(--ff-serif);
  font-size: var(--fs-xl);
  font-weight: var(--fw-semi);
  letter-spacing: 0.03em;
  line-height: 1;
}
.nav__tel-label {
  font-size: 9px;
  letter-spacing: 0.14em;
  color: rgba(255,255,255,0.5);
  margin-top: 2px;
}

.nav__cta {
  background: var(--c-accent);
  color: var(--c-white) !important;
  padding: 10px 20px;
  border-radius: var(--radius-sm);
  font-size: var(--fs-sm);
  font-weight: var(--fw-semi);
  letter-spacing: 0.03em;
  transition: var(--transition);
}
.nav__cta:hover {
  background: var(--c-accent-dk);
  color: var(--c-white) !important;
}

/* Mobile nav toggle */
.nav__toggle {
  display: none;
  flex-direction: column;
  gap: 5px;
  padding: 8px;
  cursor: pointer;
}
.nav__toggle span {
  display: block;
  width: 24px; height: 2px;
  background: var(--c-white);
  border-radius: 2px;
  transition: var(--transition);
}
.nav.is-light .nav__toggle span { background: var(--c-primary); }

.nav__mobile {
  display: none;
  position: fixed;
  top: var(--nav-h);
  left: 0; right: 0;
  background: var(--c-primary);
  padding: var(--space-6);
  border-top: 1px solid rgba(255,255,255,0.08);
  max-height: calc(100vh - var(--nav-h));
  overflow-y: auto;
}
.nav__mobile.is-open { display: block; }
.nav__mobile-link {
  display: block;
  padding: var(--space-4) 0;
  font-size: var(--fs-md);
  font-weight: var(--fw-medium);
  color: rgba(255,255,255,0.9);
  border-bottom: 1px solid rgba(255,255,255,0.06);
  transition: color var(--transition-fast);
}
.nav__mobile-link:hover { color: var(--c-accent); }
.nav__mobile-tel {
  margin-top: var(--space-6);
  padding-top: var(--space-6);
  border-top: 1px solid rgba(255,255,255,0.1);
  text-align: center;
  color: var(--c-white);
}
.nav__mobile-tel-num {
  font-family: var(--ff-serif);
  font-size: var(--fs-3xl);
  letter-spacing: 0.03em;
}

/* ════════════════════════════════════════════════════════════
   HERO
   ════════════════════════════════════════════════════════════ */
.hero {
  position: relative;
  height: 100svh;
  min-height: 640px;
  max-height: 960px;
  overflow: hidden;
  display: flex;
  flex-direction: column;
  justify-content: flex-end;
  background: var(--c-primary);
}

.hero__bg {
  position: absolute;
  inset: 0;
  background:
    linear-gradient(160deg, rgba(13,27,42,0.92) 0%, rgba(13,27,42,0.5) 60%, rgba(13,27,42,0.75) 100%),
    url('https://images.unsplash.com/photo-1560518883-ce09059eeffa?w=1600&q=85&fit=crop') center/cover no-repeat;
}

.hero__bg-overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(to top, rgba(13,27,42,0.85) 0%, transparent 50%);
}

.hero__pattern {
  position: absolute;
  inset: 0;
  opacity: 0.04;
  background-image:
    repeating-linear-gradient(0deg, transparent, transparent 60px, rgba(201,169,110,1) 60px, rgba(201,169,110,1) 61px),
    repeating-linear-gradient(90deg, transparent, transparent 60px, rgba(201,169,110,1) 60px, rgba(201,169,110,1) 61px);
}

.hero__content {
  position: relative;
  z-index: 2;
  width: 100%;
  max-width: var(--container-wide);
  margin-inline: auto;
  padding: 0 var(--space-10) var(--space-16);
}

.hero__eyebrow {
  display: inline-flex;
  align-items: center;
  gap: var(--space-3);
  font-family: var(--ff-serif);
  font-size: var(--fs-sm);
  letter-spacing: var(--ls-wider);
  color: var(--c-accent);
  text-transform: uppercase;
  margin-bottom: var(--space-5);
  opacity: 0;
  animation: fadeSlideUp 0.8s ease 0.3s forwards;
}
.hero__eyebrow::before {
  content: '';
  display: block;
  width: 40px; height: 1px;
  background: var(--c-accent);
}

.hero__heading {
  font-size: clamp(2.5rem, 6vw, var(--fs-6xl));
  font-weight: var(--fw-bold);
  color: var(--c-white);
  line-height: 1.12;
  letter-spacing: -0.02em;
  margin-bottom: var(--space-6);
  opacity: 0;
  animation: fadeSlideUp 0.9s ease 0.5s forwards;
}
.hero__heading em {
  font-style: normal;
  color: var(--c-accent);
}

.hero__sub {
  font-size: var(--fs-md);
  color: rgba(255,255,255,0.72);
  line-height: var(--lh-relaxed);
  max-width: 520px;
  margin-bottom: var(--space-10);
  opacity: 0;
  animation: fadeSlideUp 0.9s ease 0.7s forwards;
}

.hero__actions {
  display: flex;
  align-items: center;
  gap: var(--space-4);
  flex-wrap: wrap;
  opacity: 0;
  animation: fadeSlideUp 0.9s ease 0.9s forwards;
}

.hero__scroll {
  position: absolute;
  bottom: var(--space-8);
  right: var(--space-10);
  z-index: 2;
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: var(--space-2);
  color: rgba(255,255,255,0.4);
  font-size: 9px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  opacity: 0;
  animation: fadeIn 1s ease 1.2s forwards;
}
.hero__scroll-line {
  width: 1px;
  height: 60px;
  background: linear-gradient(to bottom, transparent, rgba(255,255,255,0.4));
  animation: scrollLine 2s ease-in-out infinite;
}
@keyframes scrollLine {
  0%, 100% { transform: scaleY(1) translateY(0); }
  50% { transform: scaleY(0.6) translateY(8px); }
}

/* Hero Search Bar */
.hero__search {
  margin-top: var(--space-10);
  background: rgba(255,255,255,0.08);
  border: 1px solid rgba(255,255,255,0.14);
  backdrop-filter: blur(16px);
  border-radius: var(--radius-md);
  padding: var(--space-5);
  max-width: 860px;
  opacity: 0;
  animation: fadeSlideUp 0.9s ease 1.0s forwards;
}
.hero__search-tabs {
  display: flex;
  gap: var(--space-1);
  margin-bottom: var(--space-4);
  border-bottom: 1px solid rgba(255,255,255,0.12);
  padding-bottom: var(--space-3);
}
.hero__search-tab {
  padding: 6px 16px;
  font-size: var(--fs-sm);
  color: rgba(255,255,255,0.6);
  border-radius: var(--radius-sm);
  transition: var(--transition-fast);
  cursor: pointer;
}
.hero__search-tab.is-active {
  background: var(--c-accent);
  color: var(--c-white);
}
.hero__search-tab:hover:not(.is-active) { color: rgba(255,255,255,0.9); }
.hero__search-fields {
  display: grid;
  grid-template-columns: 1fr 1fr 1fr auto;
  gap: var(--space-3);
  align-items: center;
}
.hero__search-field {
  display: flex;
  flex-direction: column;
  gap: 4px;
}
.hero__search-label {
  font-size: 10px;
  letter-spacing: 0.12em;
  color: rgba(255,255,255,0.5);
  text-transform: uppercase;
}
.hero__search-input,
.hero__search-select {
  width: 100%;
  padding: 10px 14px;
  background: rgba(255,255,255,0.1);
  border: 1px solid rgba(255,255,255,0.16);
  border-radius: var(--radius-sm);
  color: var(--c-white);
  font-size: var(--fs-sm);
  transition: border-color var(--transition-fast), background var(--transition-fast);
  appearance: none;
}
.hero__search-input::placeholder { color: rgba(255,255,255,0.4); }
.hero__search-input:focus,
.hero__search-select:focus {
  outline: none;
  border-color: var(--c-accent);
  background: rgba(255,255,255,0.15);
}
.hero__search-select option { background: var(--c-primary); color: var(--c-white); }
.hero__search-submit {
  padding: 22px 28px;
  background: var(--c-accent);
  color: var(--c-white);
  border-radius: var(--radius-sm);
  font-size: var(--fs-sm);
  font-weight: var(--fw-semi);
  letter-spacing: 0.04em;
  transition: var(--transition);
  cursor: pointer;
  white-space: nowrap;
  align-self: flex-end;
}
.hero__search-submit:hover {
  background: var(--c-accent-dk);
  box-shadow: 0 8px 24px rgba(201,169,110,0.4);
}

/* ── Keyframes ───────────────────────────────────────────── */
@keyframes fadeSlideUp {
  from { opacity: 0; transform: translateY(20px); }
  to { opacity: 1; transform: translateY(0); }
}
@keyframes fadeIn {
  from { opacity: 0; }
  to { opacity: 1; }
}

/* ════════════════════════════════════════════════════════════
   STATS BAR
   ════════════════════════════════════════════════════════════ */
.stats {
  background: var(--c-primary);
  padding: var(--space-12) 0;
}
.stats__inner {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 1px;
  background: rgba(255,255,255,0.08);
}
.stats__item {
  padding: var(--space-8) var(--space-6);
  background: var(--c-primary);
  text-align: center;
  position: relative;
}
.stats__num {
  font-family: var(--ff-serif);
  font-size: var(--fs-5xl);
  font-weight: var(--fw-semi);
  color: var(--c-accent);
  line-height: 1;
  display: flex;
  align-items: baseline;
  justify-content: center;
  gap: 4px;
}
.stats__num-suffix {
  font-size: var(--fs-xl);
  color: rgba(255,255,255,0.5);
}
.stats__label {
  margin-top: var(--space-3);
  font-size: var(--fs-sm);
  color: rgba(255,255,255,0.55);
  letter-spacing: 0.06em;
}
.stats__sub {
  font-size: var(--fs-xs);
  color: rgba(255,255,255,0.3);
  margin-top: var(--space-1);
}

/* ════════════════════════════════════════════════════════════
   SERVICES
   ════════════════════════════════════════════════════════════ */
.services {
  padding: var(--space-32) 0;
  background: var(--c-white);
}
.services__header {
  margin-bottom: var(--space-16);
}
.services__grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: var(--space-6);
}
.service-card {
  position: relative;
  padding: var(--space-10) var(--space-8);
  background: var(--c-surface);
  border-radius: var(--radius-md);
  overflow: hidden;
  transition: var(--transition);
  cursor: pointer;
  border: 1px solid transparent;
}
.service-card::before {
  content: '';
  position: absolute;
  inset: 0;
  background: var(--c-primary);
  transform: scaleY(0);
  transform-origin: bottom;
  transition: transform 0.5s cubic-bezier(0.4, 0, 0.2, 1);
}
.service-card:hover::before { transform: scaleY(1); }
.service-card:hover { border-color: transparent; }

.service-card__icon {
  position: relative;
  width: 56px; height: 56px;
  border-radius: 50%;
  background: rgba(201,169,110,0.12);
  display: flex;
  align-items: center;
  justify-content: center;
  margin-bottom: var(--space-6);
  transition: background var(--transition);
}
.service-card:hover .service-card__icon { background: rgba(201,169,110,0.2); }
.service-card__icon svg {
  width: 28px; height: 28px;
  stroke: var(--c-accent);
  fill: none;
  stroke-width: 1.5;
  stroke-linecap: round;
  stroke-linejoin: round;
  position: relative;
}

.service-card__num {
  position: absolute;
  top: var(--space-8);
  right: var(--space-8);
  font-family: var(--ff-serif);
  font-size: 3rem;
  font-weight: var(--fw-light);
  color: var(--c-border-dk);
  line-height: 1;
  transition: color var(--transition);
}
.service-card:hover .service-card__num { color: rgba(255,255,255,0.08); }

.service-card__title {
  position: relative;
  font-size: var(--fs-xl);
  font-weight: var(--fw-bold);
  color: var(--c-primary);
  margin-bottom: var(--space-3);
  transition: color var(--transition);
}
.service-card:hover .service-card__title { color: var(--c-white); }

.service-card__sub {
  position: relative;
  font-size: var(--fs-xs);
  letter-spacing: var(--ls-wider);
  color: var(--c-accent);
  font-family: var(--ff-serif);
  margin-bottom: var(--space-5);
  text-transform: uppercase;
}

.service-card__text {
  position: relative;
  font-size: var(--fs-sm);
  line-height: var(--lh-relaxed);
  color: var(--c-text-muted);
  transition: color var(--transition);
  margin-bottom: var(--space-6);
}
.service-card:hover .service-card__text { color: rgba(255,255,255,0.65); }

.service-card__link {
  position: relative;
  display: inline-flex;
  align-items: center;
  gap: var(--space-2);
  font-size: var(--fs-sm);
  font-weight: var(--fw-semi);
  letter-spacing: var(--ls-wide);
  color: var(--c-accent);
  transition: gap var(--transition);
}
.service-card__link::after {
  content: '→';
  transition: transform var(--transition);
}
.service-card:hover .service-card__link { gap: var(--space-3); }

/* ════════════════════════════════════════════════════════════
   FEATURED PROPERTIES
   ════════════════════════════════════════════════════════════ */
.featured {
  padding: var(--space-32) 0;
  background: var(--c-surface);
}
.featured__header {
  display: flex;
  align-items: flex-end;
  justify-content: space-between;
  margin-bottom: var(--space-12);
}
.featured__grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: var(--space-6);
}

.property-card {
  background: var(--c-white);
  border-radius: var(--radius-md);
  overflow: hidden;
  box-shadow: var(--shadow-sm);
  transition: var(--transition);
  border: 1px solid var(--c-border);
}
.property-card:hover {
  transform: translateY(-4px);
  box-shadow: var(--shadow-lg);
  border-color: transparent;
}

.property-card__img {
  position: relative;
  aspect-ratio: 4/3;
  overflow: hidden;
  background: var(--c-primary-md);
}
.property-card__img img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 0.6s ease;
}
.property-card:hover .property-card__img img { transform: scale(1.04); }

.property-card__badge {
  position: absolute;
  top: var(--space-3);
  left: var(--space-3);
  padding: 5px 12px;
  background: var(--c-accent);
  color: var(--c-white);
  font-size: var(--fs-xs);
  font-weight: var(--fw-semi);
  letter-spacing: 0.06em;
  border-radius: var(--radius-sm);
}
.property-card__badge--new { background: #2E7D32; }
.property-card__badge--reduced { background: #C62828; }

.property-card__fav {
  position: absolute;
  top: var(--space-3);
  right: var(--space-3);
  width: 36px; height: 36px;
  background: rgba(255,255,255,0.9);
  border-radius: 50%;
  display: flex;
  align-items: center;
  justify-content: center;
  cursor: pointer;
  transition: var(--transition);
  backdrop-filter: blur(8px);
}
.property-card__fav:hover { background: var(--c-white); transform: scale(1.1); }
.property-card__fav svg { width: 16px; height: 16px; stroke: var(--c-accent); fill: none; stroke-width: 1.5; }

.property-card__body {
  padding: var(--space-5) var(--space-5) var(--space-6);
}
.property-card__type {
  font-size: var(--fs-xs);
  letter-spacing: var(--ls-wide);
  color: var(--c-accent);
  font-weight: var(--fw-semi);
  text-transform: uppercase;
  margin-bottom: var(--space-2);
}
.property-card__name {
  font-size: var(--fs-lg);
  font-weight: var(--fw-bold);
  color: var(--c-primary);
  line-height: var(--lh-snug);
  margin-bottom: var(--space-2);
}
.property-card__location {
  display: flex;
  align-items: center;
  gap: 4px;
  font-size: var(--fs-sm);
  color: var(--c-text-muted);
  margin-bottom: var(--space-4);
}
.property-card__location svg { width: 14px; height: 14px; flex-shrink: 0; }

.property-card__specs {
  display: flex;
  gap: var(--space-4);
  padding: var(--space-4) 0;
  border-top: 1px solid var(--c-border);
  border-bottom: 1px solid var(--c-border);
  margin-bottom: var(--space-4);
}
.property-card__spec {
  display: flex;
  flex-direction: column;
  gap: 3px;
}
.property-card__spec-label {
  font-size: 10px;
  color: var(--c-text-light);
  letter-spacing: 0.08em;
}
.property-card__spec-val {
  font-size: var(--fs-sm);
  font-weight: var(--fw-semi);
  color: var(--c-text);
}
.property-card__price {
  font-family: var(--ff-serif);
  font-size: var(--fs-2xl);
  font-weight: var(--fw-semi);
  color: var(--c-primary);
  line-height: 1;
}
.property-card__price-unit {
  font-size: var(--fs-sm);
  color: var(--c-text-muted);
  font-family: var(--ff-sans);
  font-weight: var(--fw-normal);
}

/* ════════════════════════════════════════════════════════════
   PHILOSOPHY / ABOUT STRIP
   ════════════════════════════════════════════════════════════ */
.philosophy {
  padding: var(--space-32) 0;
  background: var(--c-white);
}
.philosophy__inner {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: var(--space-16);
  align-items: center;
}
.philosophy__img {
  position: relative;
  border-radius: var(--radius-lg);
  overflow: hidden;
  aspect-ratio: 4/5;
}
.philosophy__img img {
  width: 100%;
  height: 100%;
  object-fit: cover;
}
.philosophy__img-caption {
  position: absolute;
  bottom: var(--space-6);
  left: var(--space-6);
  right: var(--space-6);
  padding: var(--space-4) var(--space-5);
  background: rgba(13,27,42,0.85);
  backdrop-filter: blur(8px);
  border-radius: var(--radius);
  border-left: 3px solid var(--c-accent);
}
.philosophy__img-caption p {
  font-size: var(--fs-sm);
  color: rgba(255,255,255,0.85);
  line-height: var(--lh-relaxed);
}
.philosophy__body {
  padding-left: var(--space-6);
}
.philosophy__quote {
  font-family: var(--ff-serif);
  font-size: var(--fs-3xl);
  font-weight: var(--fw-semi);
  color: var(--c-primary);
  line-height: 1.5;
  letter-spacing: var(--ls-snug);
  margin-bottom: var(--space-6);
  border-left: 3px solid var(--c-accent);
  padding-left: var(--space-6);
}
.philosophy__text {
  font-size: var(--fs-md);
  line-height: var(--lh-relaxed);
  color: var(--c-text-muted);
  margin-bottom: var(--space-8);
}
.philosophy__values {
  display: flex;
  flex-direction: column;
  gap: var(--space-4);
  margin-bottom: var(--space-10);
}
.philosophy__value {
  display: flex;
  gap: var(--space-4);
  align-items: flex-start;
}
.philosophy__value-icon {
  width: 40px; height: 40px;
  border-radius: 50%;
  background: rgba(201,169,110,0.12);
  display: flex;
  align-items: center;
  justify-content: center;
  flex-shrink: 0;
  margin-top: 2px;
}
.philosophy__value-icon svg { width: 18px; height: 18px; stroke: var(--c-accent); fill: none; stroke-width: 1.5; }
.philosophy__value-title {
  font-weight: var(--fw-bold);
  color: var(--c-primary);
  margin-bottom: 4px;
}
.philosophy__value-text {
  font-size: var(--fs-sm);
  color: var(--c-text-muted);
  line-height: var(--lh-relaxed);
}

/* ════════════════════════════════════════════════════════════
   FLOW SECTION
   ════════════════════════════════════════════════════════════ */
.flow-section {
  padding: var(--space-32) 0;
  background: var(--c-surface);
}
.flow-section__tabs {
  display: flex;
  gap: var(--space-2);
  margin-bottom: var(--space-12);
  border-bottom: 2px solid var(--c-border);
  padding-bottom: 0;
}
.flow-section__tab {
  padding: 12px 24px;
  font-size: var(--fs-sm);
  font-weight: var(--fw-semi);
  color: var(--c-text-muted);
  border-bottom: 2px solid transparent;
  margin-bottom: -2px;
  transition: var(--transition-fast);
  cursor: pointer;
}
.flow-section__tab.is-active {
  color: var(--c-primary);
  border-bottom-color: var(--c-accent);
}
.flow-section__tab:hover:not(.is-active) { color: var(--c-primary); }

.flow-steps {
  display: grid;
  grid-template-columns: repeat(5, 1fr);
  gap: 0;
  position: relative;
}
.flow-steps::before {
  content: '';
  position: absolute;
  top: 28px;
  left: calc(10% + 28px);
  right: calc(10% + 28px);
  height: 2px;
  background: linear-gradient(to right, var(--c-accent), var(--c-border));
}
.flow-step {
  text-align: center;
  padding: 0 var(--space-4);
}
.flow-step__num {
  width: 56px; height: 56px;
  border-radius: 50%;
  background: var(--c-white);
  border: 2px solid var(--c-border);
  display: flex;
  align-items: center;
  justify-content: center;
  margin: 0 auto var(--space-4);
  font-family: var(--ff-serif);
  font-size: var(--fs-lg);
  font-weight: var(--fw-semi);
  color: var(--c-text-muted);
  position: relative;
  z-index: 1;
  transition: var(--transition);
}
.flow-step:first-child .flow-step__num {
  background: var(--c-accent);
  border-color: var(--c-accent);
  color: var(--c-white);
}
.flow-step__title {
  font-size: var(--fs-sm);
  font-weight: var(--fw-bold);
  color: var(--c-primary);
  margin-bottom: var(--space-2);
}
.flow-step__text {
  font-size: var(--fs-xs);
  color: var(--c-text-muted);
  line-height: var(--lh-relaxed);
}

/* ════════════════════════════════════════════════════════════
   TESTIMONIALS
   ════════════════════════════════════════════════════════════ */
.testimonials {
  padding: var(--space-32) 0;
  background: var(--c-primary);
  position: relative;
  overflow: hidden;
}
.testimonials::before {
  content: '"';
  position: absolute;
  top: var(--space-12);
  left: 50%;
  transform: translateX(-50%);
  font-family: var(--ff-serif);
  font-size: 20rem;
  color: rgba(255,255,255,0.03);
  line-height: 1;
  pointer-events: none;
}
.testimonials__grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: var(--space-6);
  margin-top: var(--space-12);
}
.testimonial-card {
  background: rgba(255,255,255,0.05);
  border: 1px solid rgba(255,255,255,0.08);
  border-radius: var(--radius-md);
  padding: var(--space-8);
  position: relative;
}
.testimonial-card::before {
  content: '"';
  font-family: var(--ff-serif);
  font-size: 4rem;
  color: var(--c-accent);
  opacity: 0.4;
  position: absolute;
  top: var(--space-6);
  right: var(--space-6);
  line-height: 1;
}
.testimonial-card__text {
  font-size: var(--fs-sm);
  line-height: var(--lh-relaxed);
  color: rgba(255,255,255,0.75);
  margin-bottom: var(--space-6);
}
.testimonial-card__meta {
  display: flex;
  align-items: center;
  gap: var(--space-3);
}
.testimonial-card__avatar {
  width: 44px; height: 44px;
  border-radius: 50%;
  background: var(--c-primary-lt);
  display: flex;
  align-items: center;
  justify-content: center;
  font-size: var(--fs-lg);
  font-weight: var(--fw-bold);
  color: var(--c-accent);
  flex-shrink: 0;
}
.testimonial-card__name {
  font-size: var(--fs-sm);
  font-weight: var(--fw-semi);
  color: var(--c-white);
}
.testimonial-card__info {
  font-size: var(--fs-xs);
  color: rgba(255,255,255,0.4);
  margin-top: 2px;
}
.testimonial-card__stars {
  display: flex;
  gap: 2px;
  margin-bottom: var(--space-4);
}
.testimonial-card__stars svg { width: 14px; height: 14px; fill: var(--c-accent); }

/* ════════════════════════════════════════════════════════════
   NEWS
   ════════════════════════════════════════════════════════════ */
.news-section {
  padding: var(--space-32) 0;
  background: var(--c-white);
}
.news-section__header {
  display: flex;
  align-items: flex-end;
  justify-content: space-between;
  margin-bottom: var(--space-12);
}
.news-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: var(--space-6);
}

.news-card {
  border-radius: var(--radius-md);
  overflow: hidden;
  border: 1px solid var(--c-border);
  background: var(--c-white);
  transition: var(--transition);
}
.news-card:hover {
  transform: translateY(-3px);
  box-shadow: var(--shadow-md);
  border-color: transparent;
}
.news-card__img {
  aspect-ratio: 16/9;
  overflow: hidden;
  background: var(--c-surface-2);
}
.news-card__img img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 0.5s ease;
}
.news-card:hover .news-card__img img { transform: scale(1.05); }
.news-card__body { padding: var(--space-5); }
.news-card__cat {
  display: inline-block;
  padding: 3px 10px;
  background: rgba(201,169,110,0.1);
  color: var(--c-accent-dk);
  font-size: var(--fs-xs);
  font-weight: var(--fw-semi);
  letter-spacing: 0.06em;
  border-radius: var(--radius-sm);
  margin-bottom: var(--space-3);
}
.news-card__title {
  font-size: var(--fs-base);
  font-weight: var(--fw-bold);
  color: var(--c-primary);
  line-height: var(--lh-snug);
  margin-bottom: var(--space-3);
}
.news-card:hover .news-card__title { color: var(--c-accent-dk); }
.news-card__date {
  font-size: var(--fs-xs);
  color: var(--c-text-light);
}

/* ════════════════════════════════════════════════════════════
   CTA BANNER
   ════════════════════════════════════════════════════════════ */
.cta-banner {
  padding: var(--space-20) 0;
  background:
    linear-gradient(135deg, var(--c-primary) 0%, var(--c-primary-lt) 100%);
  position: relative;
  overflow: hidden;
}
.cta-banner::before {
  content: '';
  position: absolute;
  top: -50%;
  right: -10%;
  width: 600px; height: 600px;
  border-radius: 50%;
  background: radial-gradient(circle, rgba(201,169,110,0.15) 0%, transparent 70%);
  pointer-events: none;
}
.cta-banner__inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: var(--space-10);
}
.cta-banner__title {
  font-size: var(--fs-3xl);
  font-weight: var(--fw-bold);
  color: var(--c-white);
  line-height: var(--lh-snug);
  margin-bottom: var(--space-3);
}
.cta-banner__sub {
  font-size: var(--fs-md);
  color: rgba(255,255,255,0.65);
}
.cta-banner__actions {
  display: flex;
  gap: var(--space-4);
  align-items: center;
  flex-shrink: 0;
}

/* ════════════════════════════════════════════════════════════
   FOOTER
   ════════════════════════════════════════════════════════════ */
.footer {
  background: #080F18;
  color: rgba(255,255,255,0.65);
}
.footer__main {
  padding: var(--space-20) 0 var(--space-16);
  border-bottom: 1px solid rgba(255,255,255,0.06);
}
.footer__grid {
  display: grid;
  grid-template-columns: 2fr 1fr 1fr 1fr;
  gap: var(--space-12);
}
.footer__logo-mark {
  font-family: var(--ff-serif);
  font-size: 1.75rem;
  font-weight: var(--fw-semi);
  letter-spacing: 0.06em;
  color: var(--c-white);
  display: block;
  margin-bottom: var(--space-1);
}
.footer__logo-mark span { color: var(--c-accent); }
.footer__logo-sub {
  font-size: 9px;
  letter-spacing: 0.18em;
  color: rgba(255,255,255,0.3);
  text-transform: uppercase;
  display: block;
  margin-bottom: var(--space-5);
}
.footer__desc {
  font-size: var(--fs-sm);
  line-height: var(--lh-relaxed);
  color: rgba(255,255,255,0.45);
  margin-bottom: var(--space-6);
  max-width: 280px;
}
.footer__license {
  padding: var(--space-4);
  background: rgba(255,255,255,0.04);
  border: 1px solid rgba(255,255,255,0.06);
  border-radius: var(--radius);
  font-size: 11px;
  color: rgba(255,255,255,0.35);
  line-height: 1.8;
}
.footer__col-title {
  font-size: var(--fs-xs);
  letter-spacing: var(--ls-wider);
  color: rgba(255,255,255,0.4);
  text-transform: uppercase;
  margin-bottom: var(--space-5);
  font-weight: var(--fw-semi);
}
.footer__links { display: flex; flex-direction: column; gap: var(--space-3); }
.footer__link {
  font-size: var(--fs-sm);
  color: rgba(255,255,255,0.55);
  transition: color var(--transition-fast);
}
.footer__link:hover { color: var(--c-accent); }
.footer__contact-item {
  display: flex;
  flex-direction: column;
  gap: 4px;
  margin-bottom: var(--space-5);
}
.footer__contact-label {
  font-size: 10px;
  letter-spacing: 0.1em;
  color: rgba(255,255,255,0.3);
  text-transform: uppercase;
}
.footer__contact-val {
  font-size: var(--fs-sm);
  color: rgba(255,255,255,0.65);
}
.footer__tel-link {
  font-family: var(--ff-serif);
  font-size: var(--fs-2xl);
  color: var(--c-white);
  letter-spacing: 0.03em;
  transition: color var(--transition-fast);
}
.footer__tel-link:hover { color: var(--c-accent); }

.footer__bottom {
  padding: var(--space-6) 0;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: var(--space-6);
}
.footer__copy {
  font-size: var(--fs-xs);
  color: rgba(255,255,255,0.25);
}
.footer__bottom-links {
  display: flex;
  gap: var(--space-6);
}
.footer__bottom-link {
  font-size: var(--fs-xs);
  color: rgba(255,255,255,0.3);
  transition: color var(--transition-fast);
}
.footer__bottom-link:hover { color: rgba(255,255,255,0.6); }

/* ════════════════════════════════════════════════════════════
   PAGE HERO (inner pages)
   ════════════════════════════════════════════════════════════ */
.page-hero {
  padding-top: calc(var(--nav-h) + var(--space-20));
  padding-bottom: var(--space-20);
  background: var(--c-primary);
  position: relative;
  overflow: hidden;
}
.page-hero::after {
  content: '';
  position: absolute;
  right: -5%;
  top: 50%;
  transform: translateY(-50%);
  width: 500px; height: 500px;
  border-radius: 50%;
  background: radial-gradient(circle, rgba(201,169,110,0.12) 0%, transparent 70%);
  pointer-events: none;
}
.page-hero__eyebrow {
  display: inline-flex;
  align-items: center;
  gap: var(--space-3);
  font-family: var(--ff-serif);
  font-size: var(--fs-sm);
  letter-spacing: var(--ls-wider);
  color: var(--c-accent);
  text-transform: uppercase;
  margin-bottom: var(--space-4);
}
.page-hero__eyebrow::before {
  content: '';
  display: block;
  width: 32px; height: 1px;
  background: var(--c-accent);
}
.page-hero__title {
  font-size: var(--fs-5xl);
  font-weight: var(--fw-bold);
  color: var(--c-white);
  line-height: var(--lh-tight);
  letter-spacing: var(--ls-tight);
  margin-bottom: var(--space-5);
}
.page-hero__sub {
  font-size: var(--fs-md);
  color: rgba(255,255,255,0.65);
  line-height: var(--lh-relaxed);
  max-width: 560px;
}
.page-hero__breadcrumb {
  display: flex;
  align-items: center;
  gap: var(--space-2);
  font-size: var(--fs-xs);
  color: rgba(255,255,255,0.4);
  margin-top: var(--space-10);
}
.page-hero__breadcrumb a { transition: color var(--transition-fast); }
.page-hero__breadcrumb a:hover { color: rgba(255,255,255,0.8); }
.page-hero__breadcrumb span { margin: 0 2px; }

/* ════════════════════════════════════════════════════════════
   PROPERTY LISTING PAGE
   ════════════════════════════════════════════════════════════ */
.property-search-bar {
  background: var(--c-white);
  border-bottom: 1px solid var(--c-border);
  padding: var(--space-6) 0;
  position: sticky;
  top: var(--nav-h);
  z-index: 100;
  box-shadow: var(--shadow-sm);
}
.property-search-bar__inner {
  display: flex;
  gap: var(--space-3);
  align-items: center;
  flex-wrap: wrap;
}
.property-search-bar__select {
  padding: 10px 16px;
  border: 1.5px solid var(--c-border);
  border-radius: var(--radius-sm);
  font-size: var(--fs-sm);
  color: var(--c-text);
  background: var(--c-white);
  transition: border-color var(--transition-fast);
  cursor: pointer;
  appearance: none;
  padding-right: 32px;
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'%3E%3Cpath d='M1 1l5 5 5-5' stroke='%236B7280' stroke-width='1.5' fill='none' stroke-linecap='round'/%3E%3C/svg%3E");
  background-repeat: no-repeat;
  background-position: right 12px center;
}
.property-search-bar__select:focus {
  outline: none;
  border-color: var(--c-accent);
}
.property-search-bar__count {
  margin-left: auto;
  font-size: var(--fs-sm);
  color: var(--c-text-muted);
}
.property-search-bar__count strong { color: var(--c-primary); font-weight: var(--fw-bold); }

.properties-layout {
  padding: var(--space-12) 0 var(--space-32);
}
.properties-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: var(--space-6);
}
.properties-grid--2col { grid-template-columns: repeat(2, 1fr); }

.pagination {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: var(--space-2);
  margin-top: var(--space-16);
}
.pagination__btn {
  width: 40px; height: 40px;
  display: flex;
  align-items: center;
  justify-content: center;
  border: 1.5px solid var(--c-border);
  border-radius: var(--radius-sm);
  font-size: var(--fs-sm);
  color: var(--c-text-muted);
  transition: var(--transition-fast);
  cursor: pointer;
}
.pagination__btn:hover, .pagination__btn.is-active {
  background: var(--c-primary);
  border-color: var(--c-primary);
  color: var(--c-white);
}
.pagination__ellipsis { padding: 0 var(--space-2); color: var(--c-text-light); }

/* ════════════════════════════════════════════════════════════
   PROPERTY DETAIL
   ════════════════════════════════════════════════════════════ */
.property-detail { padding: var(--space-12) 0 var(--space-32); }
.property-detail__layout {
  display: grid;
  grid-template-columns: 1fr 380px;
  gap: var(--space-10);
  align-items: start;
}
.property-detail__gallery {
  border-radius: var(--radius-md);
  overflow: hidden;
  margin-bottom: var(--space-6);
}
.property-detail__gallery-main {
  aspect-ratio: 4/3;
  background: var(--c-surface-2);
}
.property-detail__gallery-main img {
  width: 100%; height: 100%;
  object-fit: cover;
}
.property-detail__gallery-thumbs {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 4px;
  margin-top: 4px;
}
.property-detail__gallery-thumb {
  aspect-ratio: 4/3;
  background: var(--c-surface-2);
  cursor: pointer;
  overflow: hidden;
}
.property-detail__gallery-thumb img { width: 100%; height: 100%; object-fit: cover; }

.property-detail__price-box {
  background: var(--c-surface);
  border-radius: var(--radius-md);
  padding: var(--space-8);
  border: 1px solid var(--c-border);
  position: sticky;
  top: calc(var(--nav-h) + var(--space-6));
}
.property-detail__price {
  font-family: var(--ff-serif);
  font-size: var(--fs-4xl);
  font-weight: var(--fw-semi);
  color: var(--c-primary);
  line-height: 1;
  margin-bottom: var(--space-1);
}
.property-detail__price-note {
  font-size: var(--fs-sm);
  color: var(--c-text-muted);
  margin-bottom: var(--space-6);
}
.property-detail__spec-table {
  width: 100%;
  border-top: 1px solid var(--c-border);
  margin-bottom: var(--space-6);
}
.property-detail__spec-row { display: flex; border-bottom: 1px solid var(--c-border); }
.property-detail__spec-th {
  width: 40%;
  padding: 10px 0;
  font-size: var(--fs-xs);
  color: var(--c-text-muted);
  flex-shrink: 0;
}
.property-detail__spec-td {
  padding: 10px 0;
  font-size: var(--fs-sm);
  color: var(--c-text);
  font-weight: var(--fw-medium);
}

/* ════════════════════════════════════════════════════════════
   ABOUT PAGE
   ════════════════════════════════════════════════════════════ */
.about-intro {
  padding: var(--space-24) 0;
  background: var(--c-white);
}
.about-intro__inner {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: var(--space-16);
  align-items: center;
}
.about-intro__heading {
  font-size: var(--fs-4xl);
  font-weight: var(--fw-bold);
  color: var(--c-primary);
  line-height: var(--lh-tight);
  margin-bottom: var(--space-6);
}
.about-intro__text {
  font-size: var(--fs-md);
  line-height: var(--lh-relaxed);
  color: var(--c-text-muted);
  margin-bottom: var(--space-5);
}

.company-info {
  padding: var(--space-24) 0;
  background: var(--c-surface);
}
.company-table {
  width: 100%;
  border-top: 2px solid var(--c-primary);
}
.company-table tr {
  border-bottom: 1px solid var(--c-border);
  display: grid;
  grid-template-columns: 200px 1fr;
}
.company-table th {
  padding: var(--space-5) var(--space-6) var(--space-5) 0;
  font-size: var(--fs-sm);
  font-weight: var(--fw-semi);
  color: var(--c-text-muted);
  vertical-align: top;
  text-align: left;
}
.company-table td {
  padding: var(--space-5) 0;
  font-size: var(--fs-sm);
  color: var(--c-text);
  line-height: var(--lh-relaxed);
}

.team {
  padding: var(--space-24) 0;
  background: var(--c-white);
}
.team__grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: var(--space-6);
  margin-top: var(--space-12);
}
.team-card {
  text-align: center;
}
.team-card__avatar {
  width: 120px; height: 120px;
  border-radius: 50%;
  margin: 0 auto var(--space-4);
  background: var(--c-surface-2);
  overflow: hidden;
}
.team-card__avatar img { width: 100%; height: 100%; object-fit: cover; }
.team-card__name {
  font-size: var(--fs-lg);
  font-weight: var(--fw-bold);
  color: var(--c-primary);
  margin-bottom: var(--space-1);
}
.team-card__role {
  font-size: var(--fs-sm);
  color: var(--c-accent);
  font-weight: var(--fw-medium);
  margin-bottom: var(--space-3);
}
.team-card__text {
  font-size: var(--fs-sm);
  color: var(--c-text-muted);
  line-height: var(--lh-relaxed);
}

/* ════════════════════════════════════════════════════════════
   SELL / BUY PAGES
   ════════════════════════════════════════════════════════════ */
.flow-page { padding: var(--space-24) 0; }
.flow-page__steps { margin-top: var(--space-16); }
.flow-page__step {
  display: grid;
  grid-template-columns: 80px 1fr;
  gap: var(--space-8);
  padding: var(--space-10) 0;
  border-bottom: 1px solid var(--c-border);
  position: relative;
}
.flow-page__step:last-child { border-bottom: none; }
.flow-page__step-num {
  width: 64px; height: 64px;
  border-radius: 50%;
  background: var(--c-primary);
  color: var(--c-white);
  display: flex;
  align-items: center;
  justify-content: center;
  font-family: var(--ff-serif);
  font-size: var(--fs-xl);
  font-weight: var(--fw-semi);
  flex-shrink: 0;
  position: relative;
  z-index: 1;
}
.flow-page__step-num::after {
  content: '';
  position: absolute;
  top: 100%;
  left: 50%;
  transform: translateX(-50%);
  width: 2px;
  height: calc(100% + var(--space-10) + 1px);
  background: linear-gradient(to bottom, var(--c-primary), var(--c-border));
}
.flow-page__step:last-child .flow-page__step-num::after { display: none; }
.flow-page__step-title {
  font-size: var(--fs-xl);
  font-weight: var(--fw-bold);
  color: var(--c-primary);
  margin-bottom: var(--space-3);
  margin-top: 14px;
}
.flow-page__step-text {
  font-size: var(--fs-base);
  line-height: var(--lh-relaxed);
  color: var(--c-text-muted);
}
.flow-page__step-note {
  margin-top: var(--space-4);
  padding: var(--space-4) var(--space-5);
  background: rgba(201,169,110,0.08);
  border-left: 3px solid var(--c-accent);
  border-radius: 0 var(--radius-sm) var(--radius-sm) 0;
  font-size: var(--fs-sm);
  color: var(--c-accent-dk);
}

/* ════════════════════════════════════════════════════════════
   CONTACT
   ════════════════════════════════════════════════════════════ */
.contact-section { padding: var(--space-24) 0 var(--space-32); }
.contact-section__layout {
  display: grid;
  grid-template-columns: 1fr 420px;
  gap: var(--space-16);
  align-items: start;
}
.contact-form { background: var(--c-white); }
.form-group {
  margin-bottom: var(--space-6);
}
.form-label {
  display: flex;
  align-items: center;
  gap: var(--space-2);
  font-size: var(--fs-sm);
  font-weight: var(--fw-semi);
  color: var(--c-text);
  margin-bottom: var(--space-2);
}
.form-label .required {
  display: inline-block;
  padding: 2px 6px;
  background: #C62828;
  color: var(--c-white);
  font-size: 10px;
  border-radius: var(--radius-sm);
  letter-spacing: 0.04em;
}
.form-label .optional {
  display: inline-block;
  padding: 2px 6px;
  background: var(--c-border);
  color: var(--c-text-muted);
  font-size: 10px;
  border-radius: var(--radius-sm);
  letter-spacing: 0.04em;
}
.form-input,
.form-select,
.form-textarea {
  width: 100%;
  padding: 12px 16px;
  border: 1.5px solid var(--c-border);
  border-radius: var(--radius-sm);
  font-size: var(--fs-sm);
  color: var(--c-text);
  background: var(--c-white);
  transition: border-color var(--transition-fast), box-shadow var(--transition-fast);
  appearance: none;
}
.form-input:focus,
.form-select:focus,
.form-textarea:focus {
  outline: none;
  border-color: var(--c-accent);
  box-shadow: 0 0 0 3px rgba(201,169,110,0.12);
}
.form-textarea { min-height: 160px; resize: vertical; }

.form-row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: var(--space-4);
}

.contact-info {
  background: var(--c-primary);
  border-radius: var(--radius-md);
  padding: var(--space-8);
  color: var(--c-white);
  position: sticky;
  top: calc(var(--nav-h) + var(--space-6));
}
.contact-info__title {
  font-size: var(--fs-xl);
  font-weight: var(--fw-bold);
  color: var(--c-white);
  margin-bottom: var(--space-2);
}
.contact-info__sub {
  font-size: var(--fs-sm);
  color: rgba(255,255,255,0.55);
  margin-bottom: var(--space-8);
  line-height: var(--lh-relaxed);
}
.contact-info__tel {
  display: block;
  font-family: var(--ff-serif);
  font-size: var(--fs-3xl);
  font-weight: var(--fw-semi);
  color: var(--c-accent);
  letter-spacing: 0.03em;
  margin-bottom: var(--space-1);
}
.contact-info__hours {
  font-size: var(--fs-sm);
  color: rgba(255,255,255,0.4);
  margin-bottom: var(--space-8);
}
.contact-info__divider {
  height: 1px;
  background: rgba(255,255,255,0.08);
  margin: var(--space-6) 0;
}
.contact-info__item {
  display: flex;
  gap: var(--space-3);
  align-items: flex-start;
  margin-bottom: var(--space-4);
}
.contact-info__item-icon { color: var(--c-accent); flex-shrink: 0; margin-top: 2px; }
.contact-info__item-icon svg { width: 16px; height: 16px; stroke: currentColor; fill: none; stroke-width: 1.5; }
.contact-info__item-text {
  font-size: var(--fs-sm);
  color: rgba(255,255,255,0.65);
  line-height: var(--lh-relaxed);
}

/* ════════════════════════════════════════════════════════════
   FAQ
   ════════════════════════════════════════════════════════════ */
.faq-section {
  padding: var(--space-24) 0 var(--space-32);
}
.faq-cats {
  display: flex;
  gap: var(--space-2);
  margin-bottom: var(--space-10);
  flex-wrap: wrap;
}
.faq-cat {
  padding: 8px 20px;
  border: 1.5px solid var(--c-border);
  border-radius: var(--radius-xl);
  font-size: var(--fs-sm);
  color: var(--c-text-muted);
  cursor: pointer;
  transition: var(--transition-fast);
}
.faq-cat.is-active, .faq-cat:hover {
  background: var(--c-primary);
  border-color: var(--c-primary);
  color: var(--c-white);
}
.faq-list { margin-bottom: var(--space-12); }
.faq-item {
  border-bottom: 1px solid var(--c-border);
}
.faq-item:first-child { border-top: 1px solid var(--c-border); }
.faq-question {
  display: flex;
  align-items: flex-start;
  gap: var(--space-4);
  padding: var(--space-5) 0;
  cursor: pointer;
  transition: color var(--transition-fast);
}
.faq-question:hover { color: var(--c-accent-dk); }
.faq-q-mark {
  width: 28px; height: 28px;
  border-radius: 50%;
  background: var(--c-accent);
  color: var(--c-white);
  display: flex;
  align-items: center;
  justify-content: center;
  font-family: var(--ff-serif);
  font-size: var(--fs-base);
  font-weight: var(--fw-semi);
  flex-shrink: 0;
  margin-top: 2px;
}
.faq-question-text {
  flex: 1;
  font-size: var(--fs-base);
  font-weight: var(--fw-semi);
  line-height: var(--lh-snug);
  padding-top: 4px;
}
.faq-toggle {
  width: 28px; height: 28px;
  display: flex;
  align-items: center;
  justify-content: center;
  flex-shrink: 0;
  margin-top: 2px;
  transition: transform var(--transition);
}
.faq-toggle svg { width: 16px; height: 16px; stroke: var(--c-text-muted); fill: none; stroke-width: 2; }
.faq-item.is-open .faq-toggle { transform: rotate(180deg); }
.faq-answer {
  display: none;
  padding: 0 0 var(--space-5) calc(28px + var(--space-4));
}
.faq-item.is-open .faq-answer { display: block; }
.faq-a-mark {
  display: inline-block;
  margin-right: var(--space-2);
  color: var(--c-primary);
  font-weight: var(--fw-bold);
}
.faq-answer p {
  font-size: var(--fs-sm);
  line-height: var(--lh-relaxed);
  color: var(--c-text-muted);
}

/* ════════════════════════════════════════════════════════════
   NEWS PAGE
   ════════════════════════════════════════════════════════════ */
.news-list { padding: var(--space-16) 0 var(--space-32); }
.news-list__header {
  display: flex;
  align-items: center;
  gap: var(--space-3);
  margin-bottom: var(--space-10);
  flex-wrap: wrap;
}
.news-cat-filter {
  display: flex;
  gap: var(--space-2);
  flex-wrap: wrap;
}
.news-cat-btn {
  padding: 6px 18px;
  border: 1.5px solid var(--c-border);
  border-radius: var(--radius-xl);
  font-size: var(--fs-sm);
  color: var(--c-text-muted);
  cursor: pointer;
  transition: var(--transition-fast);
}
.news-cat-btn.is-active, .news-cat-btn:hover {
  background: var(--c-primary);
  border-color: var(--c-primary);
  color: var(--c-white);
}
.news-article {
  display: grid;
  grid-template-columns: 280px 1fr;
  gap: var(--space-6);
  padding: var(--space-6) 0;
  border-bottom: 1px solid var(--c-border);
  align-items: center;
  transition: var(--transition);
}
.news-article:first-child { border-top: 1px solid var(--c-border); }
.news-article:hover { opacity: 0.8; }
.news-article__img {
  aspect-ratio: 16/9;
  border-radius: var(--radius);
  overflow: hidden;
  background: var(--c-surface-2);
}
.news-article__img img { width: 100%; height: 100%; object-fit: cover; }
.news-article__cat {
  display: inline-block;
  padding: 3px 10px;
  background: rgba(201,169,110,0.1);
  color: var(--c-accent-dk);
  font-size: var(--fs-xs);
  font-weight: var(--fw-semi);
  border-radius: var(--radius-sm);
  margin-bottom: var(--space-3);
}
.news-article__title {
  font-size: var(--fs-lg);
  font-weight: var(--fw-bold);
  color: var(--c-primary);
  line-height: var(--lh-snug);
  margin-bottom: var(--space-3);
}
.news-article:hover .news-article__title { color: var(--c-accent-dk); }
.news-article__excerpt {
  font-size: var(--fs-sm);
  color: var(--c-text-muted);
  line-height: var(--lh-relaxed);
  margin-bottom: var(--space-4);
}
.news-article__date {
  font-size: var(--fs-xs);
  color: var(--c-text-light);
}

/* ════════════════════════════════════════════════════════════
   SELL PAGE
   ════════════════════════════════════════════════════════════ */
.sell-reasons {
  padding: var(--space-24) 0;
  background: var(--c-surface);
}
.sell-reasons__grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: var(--space-6);
  margin-top: var(--space-12);
}
.reason-card {
  background: var(--c-white);
  border-radius: var(--radius-md);
  padding: var(--space-8);
  border-bottom: 3px solid var(--c-accent);
  box-shadow: var(--shadow-sm);
  transition: var(--transition);
}
.reason-card:hover { transform: translateY(-4px); box-shadow: var(--shadow-md); }
.reason-card__num {
  font-family: var(--ff-serif);
  font-size: 3rem;
  font-weight: var(--fw-semi);
  color: var(--c-accent);
  opacity: 0.4;
  line-height: 1;
  margin-bottom: var(--space-3);
}
.reason-card__title {
  font-size: var(--fs-lg);
  font-weight: var(--fw-bold);
  color: var(--c-primary);
  margin-bottom: var(--space-3);
}
.reason-card__text {
  font-size: var(--fs-sm);
  color: var(--c-text-muted);
  line-height: var(--lh-relaxed);
}

/* Valuation CTA */
.valuation-cta {
  padding: var(--space-20) 0;
  background: var(--c-primary);
}
.valuation-cta__inner {
  display: flex;
  align-items: center;
  gap: var(--space-16);
  justify-content: center;
  text-align: center;
  flex-direction: column;
}
.valuation-cta__title {
  font-size: var(--fs-3xl);
  font-weight: var(--fw-bold);
  color: var(--c-white);
  margin-bottom: var(--space-4);
}
.valuation-cta__text {
  font-size: var(--fs-md);
  color: rgba(255,255,255,0.65);
  line-height: var(--lh-relaxed);
  max-width: 520px;
}
.valuation-cta__actions {
  display: flex;
  gap: var(--space-4);
  justify-content: center;
}

/* ════════════════════════════════════════════════════════════
   UTILITIES + MISC
   ════════════════════════════════════════════════════════════ */
.section-divider {
  height: 1px;
  background: var(--c-border);
}

.text-center { text-align: center; }
.text-accent { color: var(--c-accent); }
.text-muted { color: var(--c-text-muted); }
.text-white { color: var(--c-white); }
.fw-bold { font-weight: var(--fw-bold); }
.mt-2 { margin-top: var(--space-2); }
.mt-4 { margin-top: var(--space-4); }
.mt-6 { margin-top: var(--space-6); }
.mt-8 { margin-top: var(--space-8); }
.mt-12 { margin-top: var(--space-12); }
.mb-2 { margin-bottom: var(--space-2); }
.mb-4 { margin-bottom: var(--space-4); }
.mb-6 { margin-bottom: var(--space-6); }
.mb-8 { margin-bottom: var(--space-8); }

/* ════════════════════════════════════════════════════════════
   RESPONSIVE
   ════════════════════════════════════════════════════════════ */
@media (max-width: 1200px) {
  :root { --container: 960px; }
  .nav__inner { padding-inline: var(--space-6); }
  .container--wide { padding-inline: var(--space-6); }
}

@media (max-width: 1024px) {
  .hero__content { padding-inline: var(--space-6); }
  .hero__search-fields { grid-template-columns: 1fr 1fr; }
  .stats__inner { grid-template-columns: repeat(2, 1fr); }
  .services__grid { grid-template-columns: repeat(2, 1fr); }
  .featured__grid { grid-template-columns: repeat(2, 1fr); }
  .philosophy__inner { gap: var(--space-10); }
  .flow-steps { grid-template-columns: repeat(3, 1fr); gap: var(--space-4); }
  .flow-steps::before { display: none; }
  .testimonials__grid { grid-template-columns: 1fr 1fr; }
  .news-grid { grid-template-columns: repeat(2, 1fr); }
  .footer__grid { grid-template-columns: 1fr 1fr; gap: var(--space-10); }
  .team__grid { grid-template-columns: repeat(2, 1fr); }
  .contact-section__layout { grid-template-columns: 1fr; }
  .contact-info { position: static; }
  .property-detail__layout { grid-template-columns: 1fr; }
  .property-detail__price-box { position: static; }
}

@media (max-width: 768px) {
  :root { --nav-h: 64px; }
  .nav__links, .nav__tel, .nav__cta { display: none; }
  .nav__toggle { display: flex; }
  .hero__heading { font-size: var(--fs-4xl); }
  .hero__search-fields { grid-template-columns: 1fr; }
  .hero__scroll { display: none; }
  .section-title { font-size: var(--fs-3xl); }
  .services__grid { grid-template-columns: 1fr; }
  .featured__grid { grid-template-columns: 1fr; }
  .featured__header { flex-direction: column; align-items: flex-start; gap: var(--space-4); }
  .philosophy__inner { grid-template-columns: 1fr; }
  .philosophy__body { padding-left: 0; }
  .philosophy__quote { font-size: var(--fs-xl); }
  .flow-steps { grid-template-columns: 1fr 1fr; }
  .testimonials__grid { grid-template-columns: 1fr; }
  .news-grid { grid-template-columns: 1fr; }
  .news-section__header { flex-direction: column; align-items: flex-start; }
  .cta-banner__inner { flex-direction: column; text-align: center; }
  .footer__grid { grid-template-columns: 1fr; gap: var(--space-8); }
  .footer__desc { max-width: none; }
  .footer__bottom { flex-direction: column; text-align: center; gap: var(--space-4); }
  .page-hero__title { font-size: var(--fs-3xl); }
  .about-intro__inner { grid-template-columns: 1fr; }
  .team__grid { grid-template-columns: repeat(2, 1fr); }
  .properties-grid { grid-template-columns: 1fr; }
  .news-article { grid-template-columns: 1fr; }
  .sell-reasons__grid { grid-template-columns: 1fr; }
  .flow-page__step { grid-template-columns: 1fr; }
  .form-row { grid-template-columns: 1fr; }
  .cta-banner__actions { flex-direction: column; }
  .stats__num { font-size: var(--fs-4xl); }
}

@media (max-width: 480px) {
  .hero__actions { flex-direction: column; }
  .flow-steps { grid-template-columns: 1fr; }
  .hero__search-tab { font-size: var(--fs-xs); padding: 6px 10px; }
}