/* ============================================================
   PATTAYA HOME — coastal-luxury real-estate design system
   Brand: Navy #1F3451 · Gold #D9A24A  ·  Fraunces + Manrope
   ============================================================ */

:root {
  /* brand */
  --navy:        #1F3451;
  --navy-700:    #182C49;
  --navy-800:    #122138;
  --navy-900:    #0D182A;
  --gold:        #D9A24A;
  --gold-bright: #E4B25E;
  --gold-deep:   #BE8636;
  --accent:      #D9A24A;            /* used by motion scroll-progress */

  /* neutrals / tints (sampled + derived) */
  --ink:         #1F3451;
  --muted:       #56657B;
  --line:        #E6EEF6;
  --mist:        #F1F6FB;
  --cloud:       #CCDEED;
  --cream:       #FBF8F1;
  --white:       #FFFFFF;

  /* type */
  --display: "Fraunces", Georgia, "Times New Roman", serif;
  --sans:    "Manrope", system-ui, -apple-system, "Segoe UI", sans-serif;

  /* shape & depth */
  --r-sm: 8px;  --r: 14px;  --r-lg: 22px;  --r-pill: 999px;
  --shadow-sm: 0 2px 10px rgba(18, 33, 56, 0.06);
  --shadow:    0 14px 40px rgba(18, 33, 56, 0.10);
  --shadow-lg: 0 30px 70px rgba(18, 33, 56, 0.18);
  --ring: 0 0 0 4px rgba(217, 162, 74, 0.22);

  --container: 1200px;
  --header-h: 84px;
  --ease: cubic-bezier(0.22, 1, 0.36, 1);
}

/* ---- reset ---- */
*, *::before, *::after { box-sizing: border-box; }
* { margin: 0; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }
@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } }
body {
  font-family: var(--sans);
  color: var(--ink);
  background: var(--white);
  line-height: 1.62;
  font-size: 17px;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
  overflow-x: hidden;
}
img, svg, video { display: block; max-width: 100%; }
a { color: inherit; text-decoration: none; }
button { font: inherit; cursor: pointer; border: none; background: none; color: inherit; }
input, select, textarea { font: inherit; color: inherit; }
ul { list-style: none; padding: 0; }
h1, h2, h3, h4 { font-family: var(--display); font-weight: 600; line-height: 1.1; color: var(--navy); letter-spacing: -0.01em; }

/* ---- layout helpers ---- */
.container { width: 100%; max-width: var(--container); margin-inline: auto; padding-inline: 24px; }
.section { padding-block: clamp(64px, 8vw, 120px); }
.section--mist { background: var(--mist); }
.section--cream { background: var(--cream); }
.eyebrow {
  font-family: var(--sans); font-weight: 700; font-size: 0.74rem;
  letter-spacing: 0.22em; text-transform: uppercase; color: var(--gold-deep);
  display: inline-flex; align-items: center; gap: 0.6rem;
}
.eyebrow::before { content: ""; width: 26px; height: 2px; background: var(--gold); border-radius: 2px; }
.section-head { max-width: 640px; margin-bottom: clamp(32px, 4vw, 56px); }
.section-head.center { margin-inline: auto; text-align: center; }
.section-head.center .eyebrow::before { display: none; }
.section-head h2 { font-size: clamp(2rem, 4vw, 3rem); margin-top: 14px; }
.section-head p { color: var(--muted); margin-top: 16px; font-size: 1.06rem; }
.lead { font-size: 1.15rem; color: var(--muted); }

/* ---- buttons ---- */
.btn {
  --pad: 0.9rem 1.6rem;
  display: inline-flex; align-items: center; justify-content: center; gap: 0.6rem;
  padding: var(--pad); border-radius: var(--r-pill); font-weight: 700;
  font-size: 0.95rem; letter-spacing: 0.01em; transition: all 0.3s var(--ease);
  white-space: nowrap;
}
.btn svg { width: 1.05em; height: 1.05em; }
.btn--gold { background: var(--gold); color: var(--navy-900); box-shadow: 0 8px 22px rgba(217,162,74,0.32); }
.btn--gold:hover { background: var(--gold-bright); transform: translateY(-2px); box-shadow: 0 14px 30px rgba(217,162,74,0.42); }
.btn--navy { background: var(--navy); color: #fff; }
.btn--navy:hover { background: var(--navy-700); transform: translateY(-2px); }
.btn--ghost { background: transparent; color: var(--navy); box-shadow: inset 0 0 0 1.5px var(--cloud); }
.btn--ghost:hover { box-shadow: inset 0 0 0 1.5px var(--gold); color: var(--gold-deep); }
.btn--light { background: rgba(255,255,255,0.12); color: #fff; box-shadow: inset 0 0 0 1px rgba(255,255,255,0.3); }
.btn--light:hover { background: rgba(255,255,255,0.2); }
.btn--block { width: 100%; }
.btn--lg { --pad: 1.05rem 2rem; font-size: 1rem; }

/* ============================================================
   HEADER
   ============================================================ */
.site-header {
  position: fixed; inset: 0 0 auto 0; z-index: 100; height: var(--header-h);
  display: flex; align-items: center;
  background: rgba(255,255,255,0); backdrop-filter: blur(0px);
  transition: background 0.55s var(--ease), backdrop-filter 0.55s var(--ease),
              box-shadow 0.55s var(--ease), height 0.5s var(--ease);
}
.site-header .container { display: flex; align-items: center; justify-content: space-between; gap: 24px; }
.site-header.scrolled { background: rgba(255,255,255,0.95); backdrop-filter: blur(14px); box-shadow: 0 1px 0 var(--line), 0 10px 30px rgba(18,33,56,0.08); height: 72px; }

/* logo lockup (interleaved PATTAYA·mark·HOME, crossfades light↔dark) */
.brand { position: relative; display: block; flex-shrink: 0; height: 64px; transition: height 0.45s var(--ease); }
.brand__logo { height: 100%; width: auto; display: block; transition: opacity 0.5s var(--ease); }
.brand__logo--dark { position: absolute; inset: 0; opacity: 0; }
.site-header.scrolled .brand { height: 54px; }
.site-header.scrolled .brand__logo--light { opacity: 0; }
.site-header.scrolled .brand__logo--dark { opacity: 1; }
.brand--footer { height: 58px; }
/* over-hero (transparent header) → light nav + cta text */
.site-header:not(.scrolled) .nav__link,
.site-header:not(.scrolled) .header-cta__label { color: #fff; }
.site-header:not(.scrolled) .header-cta__sub { color: var(--gold-bright); }
.site-header:not(.scrolled) .header-cta__icon { color: var(--gold-bright); box-shadow: inset 0 0 0 1.5px rgba(255,255,255,0.5); }

/* nav */
.nav { display: flex; align-items: center; gap: 4px; }
.nav__link {
  position: relative; padding: 0.55rem 1rem; font-weight: 600; font-size: 0.95rem;
  color: var(--navy); border-radius: var(--r-pill); transition: color 0.5s var(--ease);
}
.nav__link::after {
  content: ""; position: absolute; left: 1rem; right: 1rem; bottom: 0.32rem; height: 2px;
  background: var(--gold); border-radius: 2px; transform: scaleX(0); transform-origin: left;
  transition: transform 0.3s var(--ease);
}
.nav__link:hover::after, .nav__link.active::after { transform: scaleX(1); }
.nav__link:hover, .nav__link.active { color: var(--gold-deep); }
.site-header:not(.scrolled) .nav__link:hover, .site-header:not(.scrolled) .nav__link.active { color: var(--gold-bright); }

/* header CTA */
.header-cta { display: flex; align-items: center; gap: 12px; }
.header-cta__icon {
  width: 44px; height: 44px; border-radius: 50%; display: grid; place-items: center;
  color: var(--gold-deep); box-shadow: inset 0 0 0 1.5px rgba(217,162,74,0.4); flex-shrink: 0;
  transition: color 0.5s var(--ease), box-shadow 0.5s var(--ease);
}
.header-cta__icon svg { width: 20px; height: 20px; }
.header-cta__label { font-weight: 800; font-size: 0.72rem; letter-spacing: 0.16em; text-transform: uppercase; color: var(--navy); transition: color 0.5s var(--ease); }
.header-cta__sub { font-weight: 800; font-size: 1.02rem; color: var(--gold-deep); letter-spacing: 0.01em; transition: color 0.5s var(--ease); }

/* mobile nav toggle */
.nav-toggle { display: none; width: 46px; height: 46px; border-radius: 50%; align-items: center; justify-content: center; }
.nav-toggle span, .nav-toggle span::before, .nav-toggle span::after {
  content: ""; display: block; width: 22px; height: 2px; background: var(--navy); border-radius: 2px; transition: 0.3s var(--ease); position: relative;
}
.site-header:not(.scrolled) .nav-toggle span, .site-header:not(.scrolled) .nav-toggle span::before, .site-header:not(.scrolled) .nav-toggle span::after { background: #fff; }
.nav-toggle span::before { position: absolute; top: -7px; }
.nav-toggle span::after { position: absolute; top: 7px; }
body.nav-open .nav-toggle span { background: transparent; }
body.nav-open .nav-toggle span::before { top: 0; transform: rotate(45deg); background: var(--navy); }
body.nav-open .nav-toggle span::after { top: 0; transform: rotate(-45deg); background: var(--navy); }

/* ============================================================
   HERO
   ============================================================ */
.hero { position: relative; min-height: 100vh; display: flex; align-items: center; color: #fff; padding-top: var(--header-h); }
.hero__bg { position: absolute; inset: 0; z-index: -2; }
.hero__bg img { width: 100%; height: 100%; object-fit: cover; }
.hero__bg::after {
  content: ""; position: absolute; inset: 0;
  background: linear-gradient(105deg, rgba(13,24,42,0.82) 0%, rgba(13,24,42,0.55) 42%, rgba(13,24,42,0.15) 100%),
              linear-gradient(0deg, rgba(13,24,42,0.55), rgba(13,24,42,0) 40%);
}
.hero__inner { padding-block: clamp(40px, 9vw, 110px); width: 100%; }
.hero__eyebrow { color: var(--gold-bright); }
.hero__eyebrow::before { background: var(--gold-bright); }
.hero h1 { color: #fff; font-size: clamp(2.6rem, 6vw, 4.7rem); font-weight: 600; max-width: 16ch; margin: 18px 0 0; }
.hero h1 em { font-style: italic; color: var(--gold-bright); }
.hero__sub { font-size: clamp(1.05rem, 1.6vw, 1.3rem); color: rgba(255,255,255,0.86); max-width: 52ch; margin-top: 22px; }
.hero__stats { display: flex; gap: 36px; margin-top: 34px; flex-wrap: wrap; }
.hero__stat b { font-family: var(--display); font-size: 2rem; color: var(--gold-bright); display: block; line-height: 1; }
.hero__stat span { font-size: 0.82rem; letter-spacing: 0.08em; text-transform: uppercase; color: rgba(255,255,255,0.7); }

/* ---- search bar ---- */
.searchbar { margin-top: 44px; background: rgba(255,255,255,0.1); backdrop-filter: blur(16px); border: 1px solid rgba(255,255,255,0.18); border-radius: var(--r-lg); padding: 12px; box-shadow: var(--shadow-lg); }
.searchbar__grid { display: grid; grid-template-columns: repeat(5, 1fr) auto; gap: 10px; }
.field { position: relative; display: flex; flex-direction: column; gap: 4px; }
.field label { font-size: 0.64rem; letter-spacing: 0.14em; text-transform: uppercase; color: rgba(255,255,255,0.7); font-weight: 700; padding-left: 14px; }
.field select, .field input {
  appearance: none; background: rgba(255,255,255,0.95); color: var(--navy); border: none;
  border-radius: var(--r-sm); padding: 0.72rem 2.2rem 0.72rem 0.9rem; font-weight: 600; font-size: 0.92rem; width: 100%;
  cursor: pointer; transition: box-shadow 0.2s;
}
.field select:focus, .field input:focus { outline: none; box-shadow: var(--ring); }
.field--select::after { content: ""; position: absolute; right: 14px; bottom: 18px; width: 9px; height: 9px; border-right: 2px solid var(--navy); border-bottom: 2px solid var(--navy); transform: rotate(45deg); pointer-events: none; }
.searchbar__btn { align-self: flex-end; height: 46px; }

/* ============================================================
   PROPERTY CARDS
   ============================================================ */
.grid-cards { display: grid; grid-template-columns: repeat(3, 1fr); gap: 30px; }
.card {
  background: #fff; border-radius: var(--r); overflow: hidden; box-shadow: var(--shadow-sm);
  border: 1px solid var(--line); transition: box-shadow 0.4s var(--ease), transform 0.4s var(--ease);
  display: flex; flex-direction: column;
}
.card:hover { box-shadow: 0 24px 54px rgba(18,33,56,0.16); transform: translateY(-6px); border-color: rgba(217,162,74,0.45); }
.card__media { position: relative; aspect-ratio: 16 / 11; overflow: hidden; background: var(--mist); }
.card__media img { width: 100%; height: 100%; object-fit: cover; transition: transform 0.8s var(--ease); }
.card:hover .card__media img { transform: scale(1.07); }
.card:hover .card__title a { color: var(--gold-deep); }
.card__title a { transition: color 0.25s var(--ease); }
.card__badges { position: absolute; top: 12px; left: 12px; display: flex; gap: 8px; z-index: 2; }
.badge {
  font-size: 0.7rem; font-weight: 800; letter-spacing: 0.08em; text-transform: uppercase;
  padding: 0.4rem 0.7rem; border-radius: var(--r-sm); backdrop-filter: blur(4px);
}
.badge--sale { background: rgba(31,52,81,0.92); color: #fff; }
.badge--rent { background: rgba(31,52,81,0.92); color: var(--gold-bright); }
.badge--featured { background: var(--gold); color: var(--navy-900); display: inline-flex; align-items: center; gap: 5px; }
.badge svg { width: 13px; height: 13px; }
.card__price-tag {
  position: absolute; bottom: 12px; right: 12px; background: rgba(13,24,42,0.86); color: #fff;
  backdrop-filter: blur(6px); padding: 0.5rem 0.85rem; border-radius: var(--r-sm); font-weight: 800; font-size: 1.02rem;
}
.card__price-tag small { font-weight: 600; opacity: 0.7; font-size: 0.7rem; display: block; letter-spacing: 0.1em; text-transform: uppercase; }
.card__body { padding: 20px 22px 22px; display: flex; flex-direction: column; flex: 1; }
.card__type { font-size: 0.72rem; font-weight: 800; letter-spacing: 0.12em; text-transform: uppercase; color: var(--gold-deep); }
.card__title { font-size: 1.28rem; margin-top: 6px; }
.card__title a:hover { color: var(--gold-deep); }
.card__loc { display: flex; align-items: center; gap: 6px; color: var(--muted); font-size: 0.9rem; margin-top: 6px; }
.card__loc svg { width: 15px; height: 15px; color: var(--gold-deep); flex-shrink: 0; }
.card__blurb { color: var(--muted); font-size: 0.92rem; margin-top: 12px; flex: 1; }
.card__specs { display: flex; gap: 18px; margin-top: 18px; padding-top: 16px; border-top: 1px solid var(--line); }
.spec { display: flex; align-items: center; gap: 7px; font-size: 0.86rem; font-weight: 600; color: var(--navy); }
.spec svg { width: 18px; height: 18px; color: var(--gold-deep); }
.card__foot { display: flex; align-items: center; justify-content: space-between; margin-top: 18px; }
.card__price { font-family: var(--display); font-size: 1.35rem; color: var(--navy); font-weight: 600; }
.card__cta { font-weight: 700; font-size: 0.86rem; color: var(--gold-deep); display: inline-flex; align-items: center; gap: 5px; transition: gap 0.25s var(--ease); }
.card__cta svg { width: 15px; height: 15px; }
.card:hover .card__cta { gap: 10px; }

/* featured row */
.row-head { display: flex; align-items: flex-end; justify-content: space-between; gap: 24px; margin-bottom: 40px; flex-wrap: wrap; }

/* ============================================================
   STATS STRIP
   ============================================================ */
.stats { background: var(--navy); color: #fff; position: relative; overflow: hidden; }
.stats::before { content: ""; position: absolute; inset: 0; background: radial-gradient(circle at 85% -10%, rgba(217,162,74,0.16), transparent 55%); }
.stats__grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 30px; position: relative; }
.stat-block { text-align: center; }
.stat-block b { font-family: var(--display); font-size: clamp(2.4rem, 5vw, 3.4rem); color: var(--gold-bright); display: block; line-height: 1; }
.stat-block span { font-size: 0.86rem; letter-spacing: 0.1em; text-transform: uppercase; color: rgba(255,255,255,0.72); margin-top: 10px; display: block; }

/* ============================================================
   ABOUT / SPLIT
   ============================================================ */
.split { display: grid; grid-template-columns: 1.05fr 0.95fr; gap: clamp(36px, 6vw, 80px); align-items: center; }
.split__media { position: relative; }
.split__media img { width: 100%; border-radius: var(--r-lg); box-shadow: var(--shadow); aspect-ratio: 4/5; object-fit: cover; }
.split__media .floaty {
  position: absolute; bottom: -26px; left: -26px; background: #fff; border-radius: var(--r);
  padding: 20px 24px; box-shadow: var(--shadow); display: flex; gap: 16px; align-items: center; border: 1px solid var(--line);
}
.split__media .floaty b { font-family: var(--display); font-size: 1.9rem; color: var(--navy); line-height: 1; }
.split__media .floaty span { font-size: 0.82rem; color: var(--muted); }
.split__media .floaty .ic { width: 46px; height: 46px; border-radius: 50%; background: var(--mist); display: grid; place-items: center; color: var(--gold-deep); }
.feature-list { display: grid; gap: 18px; margin-top: 28px; }
.feature-list li { display: flex; gap: 14px; align-items: flex-start; }
.feature-list .ic { width: 42px; height: 42px; border-radius: 12px; background: var(--mist); color: var(--gold-deep); display: grid; place-items: center; flex-shrink: 0; }
.feature-list .ic svg { width: 20px; height: 20px; }
.feature-list h4 { font-family: var(--sans); font-weight: 800; font-size: 1.02rem; color: var(--navy); }
.feature-list p { color: var(--muted); font-size: 0.94rem; margin-top: 2px; }

/* ============================================================
   AREAS
   ============================================================ */
.areas-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 22px; }
.area-tile { position: relative; border-radius: var(--r); overflow: hidden; aspect-ratio: 3/4; color: #fff; display: flex; align-items: flex-end; box-shadow: var(--shadow-sm); }
.area-tile img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; transition: transform 0.7s var(--ease); }
.area-tile::after { content: ""; position: absolute; inset: 0; background: linear-gradient(0deg, rgba(13,24,42,0.85), rgba(13,24,42,0.05) 65%); }
.area-tile:hover img { transform: scale(1.07); }
.area-tile__cap { position: relative; z-index: 1; padding: 20px; }
.area-tile__cap b { font-family: var(--display); font-size: 1.3rem; display: block; }
.area-tile__cap span { font-size: 0.84rem; color: rgba(255,255,255,0.78); }

/* ============================================================
   TESTIMONIALS
   ============================================================ */
.tgrid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 26px; }
.tcard { position: relative; background: #fff; border: 1px solid var(--line); border-radius: var(--r); padding: 30px; box-shadow: var(--shadow-sm); display: flex; flex-direction: column; overflow: hidden; transition: box-shadow 0.4s var(--ease), transform 0.4s var(--ease); }
.tcard::before { content: "\201C"; position: absolute; top: 6px; right: 22px; font-family: var(--display); font-weight: 600; font-size: 6rem; line-height: 1; color: var(--gold); opacity: 0.16; pointer-events: none; }
.tcard:hover { box-shadow: var(--shadow); transform: translateY(-4px); }
.tcard__stars { color: var(--gold); letter-spacing: 3px; font-size: 1rem; position: relative; }
.tcard__quote { font-family: var(--display); font-size: 1.12rem; line-height: 1.5; color: var(--navy); margin-top: 16px; flex: 1; }
.tcard__who { display: flex; align-items: center; gap: 12px; margin-top: 22px; }
.tcard__who .av { width: 46px; height: 46px; border-radius: 50%; background: var(--navy); color: var(--gold-bright); display: grid; place-items: center; font-weight: 800; font-family: var(--display); }
.tcard__who b { display: block; font-family: var(--sans); font-weight: 700; font-size: 0.96rem; }
.tcard__who span { font-size: 0.84rem; color: var(--muted); }

/* ---- marquee ---- */
.marquee { background: var(--navy-800); color: rgba(255,255,255,0.85); padding: 18px 0; overflow: hidden; }
.marquee [data-marquee] { overflow: hidden; }
.marquee [data-marquee] { font-family: var(--display); font-size: 1.15rem; }
.marquee .mq-item { display: inline-flex; align-items: center; gap: 1rem; }
.marquee .dot { color: var(--gold); }

/* ============================================================
   CONTACT
   ============================================================ */
.contact-grid { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(36px, 5vw, 64px); }
.contact-info { display: grid; gap: 22px; align-content: start; }
.contact-item { display: flex; gap: 16px; align-items: flex-start; }
.contact-item .ic { width: 50px; height: 50px; border-radius: 14px; background: var(--navy); color: var(--gold-bright); display: grid; place-items: center; flex-shrink: 0; }
.contact-item .ic svg { width: 22px; height: 22px; }
.contact-item b { display: block; font-weight: 800; color: var(--navy); }
.contact-item span, .contact-item a { color: var(--muted); }
.contact-item a:hover { color: var(--gold-deep); }
.form { background: #fff; border: 1px solid var(--line); border-radius: var(--r-lg); padding: clamp(24px, 3vw, 38px); box-shadow: var(--shadow); }
.form__row { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.input-group { display: flex; flex-direction: column; gap: 6px; margin-bottom: 16px; }
.input-group label { font-size: 0.8rem; font-weight: 700; color: var(--navy); letter-spacing: 0.02em; }
.input-group input, .input-group textarea, .input-group select {
  background: var(--mist); border: 1.5px solid transparent; border-radius: var(--r-sm);
  padding: 0.85rem 1rem; transition: 0.2s; width: 100%;
}
.input-group input:focus, .input-group textarea:focus, .input-group select:focus { outline: none; background: #fff; border-color: var(--gold); box-shadow: var(--ring); }
.input-group textarea { resize: vertical; min-height: 120px; }
.form__note { font-size: 0.82rem; color: var(--muted); margin-top: 8px; text-align: center; }
.form-success { background: rgba(217,162,74,0.12); border: 1px solid var(--gold); color: var(--navy); border-radius: var(--r); padding: 14px 18px; font-weight: 600; margin-bottom: 16px; display: none; }
.form-success.show { display: block; }

/* ============================================================
   FOOTER
   ============================================================ */
.site-footer { background: var(--navy-900); color: rgba(255,255,255,0.72); padding-top: clamp(56px, 7vw, 90px); }
.footer-top { display: grid; grid-template-columns: 1.4fr 1fr 1fr 1fr 1.3fr; gap: 36px; padding-bottom: 48px; }
.footer-brand .brand__word .p { color: #fff; }
.footer-brand p { margin-top: 18px; font-size: 0.95rem; max-width: 30ch; }
.footer-social { display: flex; gap: 10px; margin-top: 22px; }
.footer-social a { width: 40px; height: 40px; border-radius: 50%; display: grid; place-items: center; color: #fff; box-shadow: inset 0 0 0 1px rgba(255,255,255,0.18); transition: 0.25s; }
.footer-social a:hover { background: var(--gold); color: var(--navy-900); box-shadow: none; }
.footer-social svg { width: 18px; height: 18px; }
.footer-col h5 { font-family: var(--sans); color: var(--gold-bright); font-size: 0.76rem; letter-spacing: 0.18em; text-transform: uppercase; font-weight: 800; margin-bottom: 18px; }
.footer-col li { margin-bottom: 11px; }
.footer-col a { font-size: 0.95rem; transition: color 0.2s, padding 0.2s; }
.footer-col a:hover { color: var(--gold-bright); padding-left: 4px; }
.footer-contact p { font-size: 0.95rem; margin-bottom: 12px; line-height: 1.5; }
.footer-contact a:hover { color: var(--gold-bright); }
.footer-bottom { border-top: 1px solid rgba(255,255,255,0.1); padding: 22px 0; display: flex; align-items: center; justify-content: space-between; gap: 16px; flex-wrap: wrap; font-size: 0.85rem; }
.footer-bottom a:hover { color: var(--gold-bright); }

/* ============================================================
   PAGE BANNER (listings / detail)
   ============================================================ */
.page-banner { background: var(--navy); color: #fff; padding-top: calc(var(--header-h) + 50px); padding-bottom: 56px; position: relative; overflow: hidden; }
.page-banner::before { content: ""; position: absolute; inset: 0; background: radial-gradient(circle at 90% 0%, rgba(217,162,74,0.18), transparent 50%); }
.page-banner .container { position: relative; }
.page-banner h1 { color: #fff; font-size: clamp(2rem, 4.4vw, 3.2rem); }
.breadcrumb { display: flex; gap: 8px; align-items: center; color: rgba(255,255,255,0.6); font-size: 0.86rem; margin-bottom: 14px; }
.breadcrumb a:hover { color: var(--gold-bright); }
.breadcrumb .sep { opacity: 0.5; }

/* ---- listings toolbar ---- */
.results-bar { display: flex; align-items: center; justify-content: space-between; gap: 20px; margin-bottom: 32px; flex-wrap: wrap; }
.results-bar .count { color: var(--muted); }
.results-bar .count b { color: var(--navy); }
.sortby { display: flex; align-items: center; gap: 10px; }
.sortby select { background: #fff; border: 1.5px solid var(--line); border-radius: var(--r-pill); padding: 0.6rem 2.4rem 0.6rem 1.1rem; font-weight: 600; appearance: none; cursor: pointer; }
.sortby { position: relative; }
.sortby::after { content: ""; position: absolute; right: 16px; top: 50%; width: 8px; height: 8px; border-right: 2px solid var(--navy); border-bottom: 2px solid var(--navy); transform: translateY(-70%) rotate(45deg); pointer-events: none; }

/* search bar on listings (light variant) */
.searchbar--light { background: #fff; border: 1px solid var(--line); box-shadow: var(--shadow); margin-top: 0; }
.searchbar--light .field label { color: var(--muted); }
.searchbar--light .field select, .searchbar--light .field input { background: var(--mist); }

.empty-state { text-align: center; padding: 80px 20px; color: var(--muted); }
.empty-state svg { width: 56px; height: 56px; color: var(--cloud); margin: 0 auto 16px; }

/* pagination */
.pagination { display: flex; justify-content: center; align-items: center; gap: 8px; margin-top: 56px; }
.pagination a, .pagination span { min-width: 44px; height: 44px; display: inline-flex; align-items: center; justify-content: center; padding: 0 14px; border-radius: var(--r-sm); font-weight: 700; color: var(--navy); transition: 0.2s; }
.pagination a:hover { background: var(--mist); }
.pagination .current { background: var(--navy); color: #fff; }
.pagination .disabled { opacity: 0.4; pointer-events: none; }

/* ============================================================
   PROPERTY DETAIL
   ============================================================ */
.detail-layout { display: grid; grid-template-columns: 1fr 380px; gap: 44px; align-items: start; }
.gallery { display: grid; grid-template-columns: 2fr 1fr; grid-template-rows: 1fr 1fr; gap: 12px; border-radius: var(--r-lg); overflow: hidden; }
.gallery__main { grid-row: 1 / 3; aspect-ratio: 4/3; }
.gallery img { width: 100%; height: 100%; object-fit: cover; cursor: zoom-in; transition: transform 0.6s var(--ease); }
.gallery a { overflow: hidden; border-radius: 6px; position: relative; }
.gallery a:hover img { transform: scale(1.05); }
.gallery__more { position: relative; }
.gallery__more::after { content: attr(data-more); position: absolute; inset: 0; background: rgba(13,24,42,0.6); color: #fff; display: grid; place-items: center; font-weight: 800; font-size: 1.2rem; backdrop-filter: blur(2px); }
.detail-head { margin-top: 32px; display: flex; justify-content: space-between; gap: 20px; flex-wrap: wrap; align-items: flex-start; }
.detail-head h1 { font-size: clamp(1.8rem, 3.2vw, 2.6rem); }
.detail-loc { display: flex; align-items: center; gap: 7px; color: var(--muted); margin-top: 8px; }
.detail-loc svg { width: 17px; height: 17px; color: var(--gold-deep); }
.detail-tags { display: flex; gap: 8px; margin-top: 4px; }
.tag { font-size: 0.72rem; font-weight: 800; letter-spacing: 0.08em; text-transform: uppercase; padding: 0.36rem 0.7rem; border-radius: var(--r-sm); }
.tag--sale { background: var(--navy); color: #fff; }
.tag--feat { background: var(--gold); color: var(--navy-900); }

.feature-strip { display: grid; grid-template-columns: repeat(5, 1fr); gap: 14px; margin-top: 30px; padding: 24px; background: var(--mist); border-radius: var(--r); }
.feature-strip .fb { text-align: center; }
.feature-strip .fb svg { width: 26px; height: 26px; color: var(--gold-deep); margin: 0 auto 8px; }
.feature-strip .fb b { display: block; font-size: 1.18rem; color: var(--navy); font-family: var(--display); }
.feature-strip .fb span { font-size: 0.78rem; color: var(--muted); letter-spacing: 0.04em; }

.detail-section { margin-top: 40px; }
.detail-section h2 { font-size: 1.5rem; margin-bottom: 18px; padding-bottom: 12px; border-bottom: 2px solid var(--line); position: relative; }
.detail-section h2::after { content: ""; position: absolute; left: 0; bottom: -2px; width: 60px; height: 2px; background: var(--gold); }
.detail-desc p { color: #3a4a61; margin-bottom: 14px; }
.amenities { display: grid; grid-template-columns: repeat(3, 1fr); gap: 14px 24px; }
.amenities li { display: flex; align-items: center; gap: 10px; font-size: 0.95rem; color: var(--navy); padding: 4px 0; }
.amenities .ic { width: 34px; height: 34px; border-radius: 9px; background: var(--mist); color: var(--gold-deep); display: grid; place-items: center; flex-shrink: 0; }
.amenities .ic svg { width: 17px; height: 17px; }

/* sticky sidebar */
.detail-aside { position: sticky; top: calc(var(--header-h) + 16px); display: grid; gap: 20px; }
.price-card { background: var(--navy); color: #fff; border-radius: var(--r-lg); padding: 28px; position: relative; overflow: hidden; box-shadow: var(--shadow); }
.price-card::before { content: ""; position: absolute; inset: 0; background: radial-gradient(circle at 100% 0%, rgba(217,162,74,0.2), transparent 55%); }
.price-card__label { position: relative; font-size: 0.74rem; font-weight: 800; letter-spacing: 0.16em; text-transform: uppercase; color: var(--gold-bright); }
.price-card__price { position: relative; font-family: var(--display); font-size: 2.4rem; font-weight: 600; margin: 6px 0 4px; }
.price-card__sub { position: relative; font-size: 0.86rem; color: rgba(255,255,255,0.7); }
.lead-form { background: #fff; border: 1px solid var(--line); border-radius: var(--r-lg); padding: 26px; box-shadow: var(--shadow-sm); }
.lead-form h3 { font-family: var(--sans); font-weight: 800; font-size: 1.1rem; color: var(--navy); }
.lead-form p { color: var(--muted); font-size: 0.88rem; margin: 4px 0 18px; }

/* ============================================================
   REVEAL (fallback for non-motion) + utilities
   ============================================================ */
.js .reveal-up { opacity: 0; transform: translateY(24px); transition: opacity 0.7s var(--ease), transform 0.7s var(--ease); }
.reveal-up.in { opacity: 1; transform: none; }
@media (prefers-reduced-motion: reduce) { .js .reveal-up { opacity: 1; transform: none; } }
.stagger > * { transition-delay: calc(var(--i, 0) * 80ms); }

/* ---- Ken Burns slow zoom-in (auto, continuous) ---- */
@keyframes mk-kenburns { from { transform: scale(1.001); } to { transform: scale(1.13); } }
.kenburns { animation: mk-kenburns 22s ease-in-out infinite alternate; transform-origin: 60% 45%; will-change: transform; }
.hero__bg { overflow: hidden; }
.split__media-frame { position: relative; border-radius: var(--r-lg); overflow: hidden; box-shadow: var(--shadow); aspect-ratio: 4/5; }
.split__media-frame img { width: 100%; height: 100%; object-fit: cover; border-radius: 0; box-shadow: none; aspect-ratio: auto; }
@media (prefers-reduced-motion: reduce) { .kenburns { animation: none; } }

/* ============================================================
   RESPONSIVE
   ============================================================ */
@media (max-width: 1024px) {
  .grid-cards, .tgrid { grid-template-columns: repeat(2, 1fr); }
  .areas-grid { grid-template-columns: repeat(2, 1fr); }
  .footer-top { grid-template-columns: 1fr 1fr 1fr; }
  .footer-brand, .footer-contact { grid-column: span 3; }
  .detail-layout { grid-template-columns: 1fr; }
  .detail-aside { position: static; grid-template-columns: 1fr 1fr; }
}
@media (max-width: 860px) {
  .nav, .header-cta__text { display: none; }
  .nav-toggle { display: flex; }
  .header-cta__sub { display: none; }
  .nav {
    position: fixed; inset: var(--header-h) 0 auto 0; flex-direction: column; align-items: stretch;
    background: #fff; padding: 16px 24px 28px; gap: 2px; box-shadow: var(--shadow-lg);
    transform: translateY(-130%); transition: transform 0.45s var(--ease); z-index: 90;
  }
  body.nav-open .nav { transform: translateY(0); display: flex; }
  .nav__link { color: var(--navy); padding: 0.9rem 0.6rem; border-bottom: 1px solid var(--line); border-radius: 0; }
  .nav__link::after { display: none; }
  .searchbar__grid { grid-template-columns: 1fr 1fr; }
  .searchbar__btn { grid-column: span 2; }
  .stats__grid { grid-template-columns: repeat(2, 1fr); gap: 40px 20px; }
  .split { grid-template-columns: 1fr; }
  .split__media { order: -1; max-width: 460px; }
  .contact-grid { grid-template-columns: 1fr; }
  .feature-strip { grid-template-columns: repeat(2, 1fr); }
}
@media (max-width: 560px) {
  body { font-size: 16px; }
  .grid-cards, .tgrid, .areas-grid, .form__row, .amenities, .detail-aside { grid-template-columns: 1fr; }
  .searchbar__grid { grid-template-columns: 1fr; }
  .searchbar__btn { grid-column: 1; }
  .footer-top { grid-template-columns: 1fr 1fr; }
  .footer-brand, .footer-contact { grid-column: span 2; }
  .hero__stats { gap: 22px; }
  .gallery { grid-template-columns: 1fr; }
  .gallery__main { grid-row: auto; }
  .gallery a:not(.gallery__main):not(:nth-child(2)) { display: none; }
  .feature-strip { grid-template-columns: repeat(2, 1fr); }
}

/* ============================================================
   FAQ (native accordion)
   ============================================================ */
.faq { max-width: 820px; margin: 0 auto; display: grid; gap: 14px; }
.faq details { background: #fff; border: 1px solid var(--line); border-radius: var(--r); box-shadow: var(--shadow-sm); overflow: hidden; transition: box-shadow 0.3s var(--ease); }
.faq details[open] { box-shadow: var(--shadow); }
.faq summary { list-style: none; cursor: pointer; padding: 20px 56px 20px 24px; font-family: var(--sans); font-weight: 700; font-size: 1.04rem; color: var(--navy); position: relative; transition: color 0.2s; }
.faq summary::-webkit-details-marker { display: none; }
.faq summary:hover { color: var(--gold-deep); }
.faq summary::after { content: ""; position: absolute; right: 24px; top: 50%; width: 11px; height: 11px; border-right: 2.5px solid var(--gold-deep); border-bottom: 2.5px solid var(--gold-deep); transform: translateY(-70%) rotate(45deg); transition: transform 0.3s var(--ease); }
.faq details[open] summary::after { transform: translateY(-30%) rotate(-135deg); }
.faq details > div { padding: 0 24px 22px; color: var(--muted); font-size: 0.98rem; line-height: 1.65; }

/* ============================================================
   CONTACT MAP
   ============================================================ */
.contact-map { margin-top: 26px; border-radius: var(--r); overflow: hidden; border: 1px solid var(--line); box-shadow: var(--shadow-sm); line-height: 0; }
.contact-map iframe { width: 100%; height: 230px; border: 0; filter: grayscale(0.2) contrast(1.02); }

/* ============================================================
   LEGAL / CONTENT PAGES
   ============================================================ */
.legal { max-width: 820px; margin: 0 auto; }
.legal .note { background: rgba(217,162,74,0.1); border: 1px solid rgba(217,162,74,0.5); border-radius: var(--r); padding: 16px 20px; color: var(--navy); font-size: 0.92rem; margin-bottom: 36px; }
.legal h2 { font-size: 1.5rem; margin: 36px 0 12px; }
.legal h2:first-of-type { margin-top: 0; }
.legal p, .legal li { color: #3a4a61; margin-bottom: 12px; }
.legal ul { padding-left: 22px; list-style: disc; margin-bottom: 12px; }
.legal li { margin-bottom: 6px; }
.legal a { color: var(--gold-deep); font-weight: 600; }
.legal a:hover { text-decoration: underline; }
.legal .updated { color: var(--muted); font-size: 0.86rem; margin-bottom: 30px; }
.notfound { text-align: center; padding: clamp(40px, 8vw, 90px) 0; }
.notfound .big { font-family: var(--display); font-size: clamp(5rem, 16vw, 11rem); line-height: 0.9; color: var(--navy); }
.notfound .big span { color: var(--gold); }
.notfound h1 { font-size: clamp(1.6rem, 3vw, 2.2rem); margin: 10px 0 14px; }
.notfound p { color: var(--muted); max-width: 46ch; margin: 0 auto 28px; }

/* ============================================================
   POLISH — selection, focus, micro-interactions
   ============================================================ */
::selection { background: var(--gold); color: var(--navy-900); }
.skip-link { position: fixed; top: -100px; left: 14px; z-index: 1000; background: var(--navy); color: #fff; padding: 12px 18px; border-radius: 10px; font-weight: 700; box-shadow: var(--shadow); transition: top 0.25s var(--ease); }
.skip-link:focus { top: 14px; }
:focus-visible { outline: 2.5px solid var(--gold); outline-offset: 3px; border-radius: 4px; }
:focus:not(:focus-visible) { outline: none; }
/* gold button: arrow nudges on hover */
.btn svg { transition: transform 0.3s var(--ease); }
.btn--gold:hover svg, .btn--navy:hover svg { transform: translateX(3px); }
/* nicer native scrollbar (webkit) */
* { scrollbar-color: var(--cloud) transparent; }
::-webkit-scrollbar { width: 12px; height: 12px; }
::-webkit-scrollbar-thumb { background: var(--cloud); border-radius: 8px; border: 3px solid #fff; }
::-webkit-scrollbar-thumb:hover { background: #aebfd2; }
/* slightly stronger hero floor so search/stats stay legible over bright pools */
.hero__bg::after { background:
  linear-gradient(105deg, rgba(13,24,42,0.84) 0%, rgba(13,24,42,0.52) 44%, rgba(13,24,42,0.12) 100%),
  linear-gradient(0deg, rgba(13,24,42,0.62), rgba(13,24,42,0) 46%); }