/* ============================================================
   AMBERWOOD AT HOLLAND — design tokens (light, elegant)
============================================================ */
:root{
  --bg:          #F6F2E9;   /* warm parchment page bg */
  --surface:     #FFFFFF;   /* card / alt-section bg */
  --surface-2:   #EFE7D3;   /* secondary tint section */
  --ink:         #2B2318;   /* near-black warm ink, headings */
  --ink-2:       #4A4030;   /* body copy */
  --muted:       #7A6F5C;   /* muted / meta text */
  --line:        #E4DAC3;   /* hairline */
  --line-strong: #D2C3A0;
  --accent:      #A9793B;   /* amber / bronze */
  --accent-ink:  #8A5F26;
  --accent-soft: #F1E3C4;
  --on-accent:   #FFFFFF;
  --moss:        #5C6647;   /* nature accent */
  --notice-bg:   #2B2318;   /* pre-header notice strip */
  --notice-ink:  #F1E3C4;

  --display: "Merriweather", Georgia, "Times New Roman", serif;
  --body: "Inter", -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;

  --container: 1180px;
  --radius: 6px;
  --radius-lg: 14px;
}

*,*::before,*::after{ box-sizing:border-box; }
html{ scroll-behavior:smooth; overflow-x:hidden; width:100%; }
body{
  margin:0;
  font-family:var(--body);
  color:var(--ink-2);
  background:var(--bg);
  -webkit-font-smoothing:antialiased;
  line-height:1.6;
  overflow-x:hidden;
  width:100%;
  position:relative;
}
img{ max-width:100%; display:block; }
a{ color:inherit; text-decoration:none; }
ul{ margin:0; padding:0; list-style:none; }
button{ font-family:inherit; cursor:pointer; }
h1,h2,h3,h4{ font-family:var(--display); margin:0; font-weight:700; color:var(--ink); }
p{ margin:0; }

:focus-visible{ outline:2px solid var(--accent); outline-offset:3px; }

.wrap{ max-width:var(--container); margin:0 auto; padding:0 28px; }
.wrap.narrow{ max-width:760px; }
@media (max-width:480px){ .wrap{ padding:0 20px; } }

@media (prefers-reduced-motion: reduce){
  *{ animation-duration:0.001ms !important; animation-iteration-count:1 !important; transition-duration:0.001ms !important; scroll-behavior:auto !important; }
}

.eyebrow{
  display:inline-flex; align-items:center; gap:10px;
  font-size:12px; letter-spacing:.16em; text-transform:uppercase;
  color:var(--accent-ink); font-weight:700; margin-bottom:14px;
}
.eyebrow::before{ content:""; width:22px; height:1px; background:var(--accent); }
.section-head{ max-width:640px; margin-bottom:44px; }
.section-head h2{ font-size:clamp(28px,3.4vw,42px); line-height:1.14; }
.section-head p{ margin-top:14px; color:var(--muted); font-size:16px; max-width:560px; }

section{ padding:88px 0; position:relative; }
@media (max-width:720px){ section{ padding:44px 0; } }
@media (max-width:720px){
  .section-head{ margin-bottom:28px; }
  .section-head p{ margin-top:10px; font-size:14.5px; }
}
.section--alt{ background:var(--surface-2); }

/* ============================================================
   PRE-HEADER NOTICE STRIP
============================================================ */
.notice-strip{
  background:var(--notice-bg); color:var(--notice-ink);
  font-size:11px; line-height:1.45; padding:7px 0;
}
.notice-strip .wrap{
  max-width:1700px; display:flex; align-items:flex-start; gap:8px;
}
.notice-strip svg{ width:13px; height:13px; flex:none; opacity:.85; margin-top:2px; }
.notice-strip strong{ font-weight:700; }
.notice-strip a{ text-decoration:underline; color:var(--notice-ink); }
@media (max-width:900px){
  .notice-strip{ font-size:9.5px; line-height:1.4; padding:6px 0; }
  .notice-strip .wrap{ padding:0 24px; gap:6px; }
  .notice-strip svg{ width:11px; height:11px; margin-top:1px; }
}

/* ============================================================
   NAV
============================================================ */
.site-nav{
  position:sticky; top:0; left:0; right:0; z-index:100;
  background:rgba(246,242,233,.86);
  backdrop-filter:blur(10px);
  border-bottom:1px solid var(--line);
  padding:16px 0;
}
.site-nav .wrap{ display:flex; align-items:center; justify-content:space-between; gap:24px; }
.nav-logo-text{ display:flex; flex-direction:column; line-height:1.1; }
.nav-logo-text .l1{ font-family:var(--display); font-size:19px; font-weight:700; letter-spacing:.05em; color:var(--ink); text-transform:uppercase; }
.nav-logo-text .l2{ font-family:var(--body); font-size:10px; font-weight:600; letter-spacing:.22em; color:var(--accent-ink); text-transform:uppercase; margin-top:2px; }
.nav-links{ display:flex; align-items:center; gap:28px; }
.nav-links a{
  font-size:13px; letter-spacing:.03em;
  color:var(--ink-2); font-weight:500;
  padding:6px 0; border-bottom:1px solid transparent;
}
.nav-links a:hover{ color:var(--accent-ink); border-color:var(--accent); }
.nav-cta{
  display:inline-flex; align-items:center; gap:8px;
  background:var(--accent); color:var(--on-accent) !important;
  padding:11px 20px; font-size:13px; font-weight:700;
  border-radius:var(--radius); border:0 !important;
}
.nav-cta:hover{ background:var(--accent-ink); }
.nav-toggle{ display:none; background:none; border:0; padding:8px; color:var(--ink); }
.nav-toggle svg{ width:24px; height:24px; }

@media (max-width:900px){
  .nav-links{
    position:fixed; inset:0 0 0 auto; width:min(320px,84vw); height:100vh;
    background:var(--surface); flex-direction:column; align-items:flex-start;
    padding:100px 32px 32px; gap:22px; box-shadow:-8px 0 30px rgba(43,35,24,.12);
    transform:translateX(100%); transition:transform .35s ease;
  }
  .nav-links.open{ transform:translateX(0); }
  .nav-links a{ font-size:15px; }
  .nav-toggle{ display:block; z-index:110; }
}

/* ============================================================
   HERO
============================================================ */
.hero{
  position:relative; min-height:92vh; min-height:92dvh; display:flex; align-items:flex-end;
  overflow:hidden; background:var(--ink);
}
.hero-media{ position:absolute; inset:0; }
.hero-media img{ width:100%; height:100%; object-fit:cover; object-position:center; }
.hero-media::after{
  content:""; position:absolute; inset:0;
  background:linear-gradient(180deg, rgba(43,35,24,.18) 0%, rgba(43,35,24,.28) 42%, rgba(43,35,24,.82) 96%);
}
.hero-rings{ position:absolute; right:-160px; top:-160px; width:640px; height:640px; opacity:.28; }
.hero-inner{ position:relative; z-index:2; width:100%; padding:150px 0 64px; }
.hero-locale{
  display:flex; align-items:center; gap:10px; color:var(--accent-soft);
  font-size:13px; letter-spacing:.14em; text-transform:uppercase; margin-bottom:20px;
}
.hero h1{
  font-size:clamp(40px,6.8vw,88px); color:#FBF8F0; line-height:1;
  letter-spacing:-.01em; max-width:920px;
}
.hero h1 em{ font-style:italic; color:var(--accent-soft); }
.hero-sub{ margin-top:22px; max-width:480px; color:#EDE4D2; font-size:17px; line-height:1.6; }
.hero-meta{ display:flex; flex-wrap:wrap; gap:34px; margin-top:40px; padding-top:26px; border-top:1px solid rgba(255,255,255,.18); }
.hero-meta div{ min-width:110px; }
.hero-meta .num{ font-family:var(--display); font-size:24px; color:#FBF8F0; }
.hero-meta .lbl{ font-size:11px; letter-spacing:.1em; text-transform:uppercase; color:#C9BB9C; margin-top:4px; }
.hero-cta{ display:flex; gap:14px; margin-top:36px; flex-wrap:wrap; }

@media (max-width:720px){
  .hero-inner{ padding:130px 0 48px; text-align:center; }
  .hero-locale{ justify-content:center; }
  .hero h1{ max-width:100%; }
  .hero-sub{ margin-left:auto; margin-right:auto; }
  .hero-cta{ justify-content:center; }
  .hero-meta{ justify-content:center; gap:22px 28px; }
  .hero-meta div{ min-width:88px; text-align:center; }
}

.btn{
  display:inline-flex; align-items:center; gap:10px; padding:14px 26px;
  font-size:14px; font-weight:700; letter-spacing:.02em; border-radius:var(--radius);
  border:1px solid transparent; transition:all .22s ease;
}
.btn-primary{ background:var(--accent); color:#fff; }
.btn-primary:hover{ background:var(--accent-ink); transform:translateY(-1px); }
.btn-ghost{ border-color:rgba(255,255,255,.4); color:#fff; }
.btn-ghost:hover{ border-color:var(--accent-soft); color:var(--accent-soft); }
.btn-outline{ border-color:var(--line-strong); color:var(--ink); background:var(--surface); }
.btn-outline:hover{ border-color:var(--accent); color:var(--accent-ink); }
.btn-whatsapp{ background:#25D366; color:#fff; }
.btn-whatsapp:hover{ background:#1EBE5A; }
.btn svg{ width:16px; height:16px; }
.btn-block{ width:100%; justify-content:center; }
.btn-sm{ padding:10px 18px; font-size:13px; }

/* ============================================================
   ABOUT
============================================================ */
.about-grid{ display:grid; grid-template-columns:1.05fr .95fr; gap:64px; align-items:start; }
.about-copy p{ color:var(--muted); font-size:16.5px; margin-bottom:18px; }
.about-copy p:last-child{ margin-bottom:0; }
.about-media{ position:relative; border-radius:var(--radius-lg); overflow:hidden; box-shadow:0 30px 60px rgba(43,35,24,.12); }
.about-media img{ border-radius:var(--radius-lg); }
.about-media .cap{
  position:absolute; left:16px; bottom:16px; background:rgba(43,35,24,.72);
  color:#fff; font-size:12px; padding:8px 14px; letter-spacing:.04em; border-radius:4px;
}
.facts{ margin-top:40px; display:grid; grid-template-columns:repeat(2,1fr); gap:0; border-top:1px solid var(--line); }
.facts dt{ font-size:11px; text-transform:uppercase; letter-spacing:.1em; color:var(--muted); margin-top:18px; }
.facts dd{ margin:6px 0 18px; font-family:var(--display); font-size:18px; color:var(--ink); }
.facts > div{ border-bottom:1px solid var(--line); padding-right:16px; }
@media (max-width:720px){
  .about-grid{ gap:28px; }
  .facts{ margin-top:22px; }
  .facts dt{ margin-top:12px; font-size:10px; }
  .facts dd{ margin:4px 0 12px; font-size:16px; }
}

/* ============================================================
   CARD (generic elegant card)
============================================================ */
.card{ background:var(--surface); border:1px solid var(--line); border-radius:var(--radius-lg); }
.card--pad{ padding:32px; }
.card--pad-lg{ padding:40px; }

/* ============================================================
   FACILITIES
============================================================ */
.facility-group{ margin-bottom:44px; }
.facility-group:last-child{ margin-bottom:0; }
.facility-group-title{ font-family:var(--display); font-size:19px; color:var(--ink); margin-bottom:18px; }
.deck-grid{ display:grid; grid-template-columns:repeat(3,1fr); gap:1px; background:var(--line); border:1px solid var(--line); border-radius:var(--radius-lg); overflow:hidden; }
.deck-item{ background:var(--surface); padding:24px 22px; min-height:100px; }
.deck-item .n{ font-family:var(--display); color:var(--accent-ink); font-size:13px; margin-bottom:8px; display:block; }
.deck-item .t{ font-size:15px; color:var(--ink-2); line-height:1.4; }
@media (max-width:800px){ .deck-grid{ grid-template-columns:repeat(2,1fr); } }
@media (max-width:520px){ .deck-grid{ grid-template-columns:1fr; } }

.siteplan-wrap{ margin-top:8px; }
@media (max-width:720px){ .siteplan-wrap{ margin-top:0; } }
.siteplan-wrap img{ border-radius:var(--radius-lg); border:1px solid var(--line); }
.siteplan-note{ font-size:13px; color:var(--muted); margin-top:14px; }

/* ============================================================
   LOCATION
============================================================ */
.loc-grid{ display:grid; grid-template-columns:1fr 1fr; gap:56px; }
.loc-map{ position:relative; }
.loc-map-inner{ position:relative; border-radius:var(--radius-lg); overflow:hidden; border:1px solid var(--line); aspect-ratio:16/10.2; background:var(--surface-2); }
.loc-map-preview{ width:100%; height:100%; object-fit:cover; }
.loc-map-inner iframe{ width:100%; height:100%; border:0; display:block; }
.loc-map-overlay{
  position:absolute; inset:0; display:flex; flex-direction:column; align-items:center; justify-content:center; gap:12px;
  background:linear-gradient(180deg, rgba(43,35,24,.15), rgba(43,35,24,.55));
}
.loc-map-overlay .small{ color:#F1E7D4; font-size:12.5px; }
.loc-map-note{ font-size:13px; color:var(--muted); margin-top:12px; }
.amenity-group{ margin-bottom:20px; }
.amenity-group:last-child{ margin-bottom:0; }
.amenity-group h3{ font-family:var(--display); font-size:16px; color:var(--ink); margin-bottom:2px; }
.amenity-row{ display:flex; justify-content:space-between; align-items:baseline; padding:9px 0; border-bottom:1px solid var(--line); gap:16px; }
.amenity-row .name{ font-size:14.5px; color:var(--ink); }
.amenity-row .dist{ font-size:11px; color:var(--moss); background:rgba(92,102,71,.1); padding:3px 9px; border-radius:999px; white-space:nowrap; font-weight:600; }
@media (max-width:720px){
  .loc-grid{ gap:32px; }
  .amenity-group{ margin-bottom:16px; }
  .amenity-row{ padding:7px 0; }
}

/* ============================================================
   UNIT MIX / PRICE
============================================================ */
.mix-table{ width:100%; border-collapse:collapse; margin-top:8px; background:var(--surface); border:1px solid var(--line); border-radius:var(--radius-lg); overflow:hidden; }
.mix-table th{ text-align:left; font-size:11px; letter-spacing:.1em; text-transform:uppercase; color:var(--muted); padding:14px 18px; border-bottom:1px solid var(--line); font-weight:700; background:var(--surface-2); }
.mix-table td{ padding:16px 18px; border-bottom:1px solid var(--line); font-size:15.5px; color:var(--ink-2); }
.mix-table tr:hover td{ background:var(--accent-soft); }
.mix-table .grp{ color:var(--accent-ink); font-family:var(--display); font-size:16px; }
.mix-table tfoot td{ font-family:var(--display); font-size:18px; color:var(--ink); border-bottom:none; padding-top:20px; background:var(--surface); }
.mix-note{ font-size:13px; color:var(--muted); margin-top:20px; max-width:640px; }

.mix-legend{ display:none; }

@media (max-width:640px){
  .mix-legend{
    display:grid; grid-template-columns:1fr auto auto; gap:0 10px;
    padding:0 14px; margin-bottom:6px;
    font-size:10px; letter-spacing:.06em; text-transform:uppercase; color:var(--muted);
  }
  .mix-legend span:nth-child(2){ text-align:right; min-width:78px; }
  .mix-legend span:nth-child(3){ text-align:right; min-width:44px; }

  .mix-table thead{ display:none; }
  .mix-table, .mix-table tbody{ display:block; width:100%; }
  .mix-table{ border-radius:var(--radius-lg); }
  .mix-table tr{
    display:grid; grid-template-columns:1fr auto auto; grid-template-rows:auto auto;
    align-items:center; gap:3px 10px; padding:9px 14px; border-bottom:1px solid var(--line);
  }
  .mix-table tr:last-child{ border-bottom:none; }
  .mix-table td{ padding:0; border-bottom:0; font-size:13.5px; }
  .mix-table td:nth-child(1){ grid-column:1 / -1; grid-row:1; }
  .mix-table td:nth-child(2){ grid-column:1; grid-row:2; }
  .mix-table td:nth-child(3){ grid-column:2; grid-row:2; text-align:right; min-width:78px; color:var(--muted); font-variant-numeric:tabular-nums; }
  .mix-table td:nth-child(4){ grid-column:3; grid-row:2; text-align:right; min-width:44px; font-weight:600; font-variant-numeric:tabular-nums; }
  .mix-table td:empty{ display:none; }
  .mix-table td.grp{
    font-family:var(--display); font-size:14px; color:var(--accent-ink);
    background:var(--surface-2); margin:0 -14px; padding:6px 14px !important;
  }
  .mix-table tr:has(td.grp:not(:empty)){ padding-top:0; }
  .mix-table tfoot, .mix-table tfoot tr{ display:block; }
  .mix-table tfoot tr{ display:flex; justify-content:space-between; padding:12px 14px; }
  .mix-table tfoot td{ padding:0; }
}
.price-cta{ margin-top:44px; padding:32px; background:var(--surface); border:1px solid var(--line); border-radius:var(--radius-lg); display:flex; align-items:center; justify-content:space-between; gap:24px; flex-wrap:wrap; }
@media (max-width:720px){ .price-cta{ margin-top:24px; padding:20px; } .card--pad{ padding:22px; } }
.price-cta h3{ font-size:22px; }
.price-cta p{ color:var(--muted); margin-top:6px; font-size:14.5px; }

/* ============================================================
   FLOORPLANS
============================================================ */
.fp-tabs{ display:flex; flex-wrap:wrap; gap:10px; margin-bottom:36px; }
.fp-tab{ padding:10px 22px; font-size:13px; border-radius:999px; border:1px solid var(--line-strong); background:var(--surface); color:var(--ink-2); font-weight:600; }
.fp-tab.active{ background:var(--accent); color:#fff; border-color:var(--accent); }
.fp-grid{ display:grid; grid-template-columns:repeat(3,1fr); gap:22px; }
@media (max-width:900px){ .fp-grid{ grid-template-columns:repeat(2,1fr); } }
@media (max-width:600px){ .fp-grid{ grid-template-columns:1fr; } }
.fp-card{ background:var(--surface); border:1px solid var(--line); border-radius:var(--radius-lg); overflow:hidden; cursor:pointer; transition:transform .25s ease, box-shadow .25s ease; }
.fp-card:hover{ transform:translateY(-4px); box-shadow:0 16px 32px rgba(43,35,24,.1); }
.fp-card .thumb{ aspect-ratio:4/3; overflow:hidden; background:#fff; }
.fp-card .thumb img{ width:100%; height:100%; object-fit:cover; object-position:top; }
.fp-card .info{ padding:18px 20px; }
.fp-card .type{ font-family:var(--display); font-size:17px; color:var(--ink); }
.fp-card .size{ font-size:13px; color:var(--muted); margin-top:4px; }
.fp-card .tag{ display:inline-block; margin-top:10px; font-size:11px; letter-spacing:.06em; text-transform:uppercase; color:var(--moss); font-weight:700; }

.lightbox{ position:fixed; inset:0; background:rgba(43,35,24,.94); z-index:200; display:none; align-items:center; justify-content:center; padding:40px; }
.lightbox.open{ display:flex; }
.lightbox img{ max-width:min(1100px,92vw); max-height:88vh; border-radius:6px; }
.lightbox-close{ position:absolute; top:24px; right:28px; background:none; border:0; color:#fff; font-size:32px; line-height:1; }
.lightbox-cap{ position:absolute; bottom:28px; left:0; right:0; text-align:center; color:#EDE4D2; font-size:14px; }

/* ============================================================
   BROCHURE
============================================================ */
.brochure-grid{ display:grid; grid-template-columns:1fr; gap:36px; max-width:640px; margin:0 auto; }
.brochure-media{ max-width:420px; margin:0 auto; width:100%; }
.brochure-media img{ border-radius:var(--radius-lg); box-shadow:0 30px 60px rgba(43,35,24,.14); width:100%; }
.brochure-copy{ text-align:center; }
.brochure-copy .eyebrow{ justify-content:center; }
.brochure-list{ text-align:left; }
.brochure-copy .btn{ margin:0 auto; }
.brochure-copy h3{ font-size:26px; margin-bottom:16px; }
.brochure-copy p{ color:var(--muted); font-size:16px; margin-bottom:26px; }
.brochure-list{ margin:26px 0; }
.brochure-list li{ display:flex; gap:12px; align-items:flex-start; padding:10px 0; border-top:1px solid var(--line); font-size:15px; color:var(--ink-2); }
.brochure-list li:first-child{ border-top:none; }
.brochure-list svg{ width:16px; height:16px; flex:none; margin-top:3px; color:var(--accent); }

/* ============================================================
   GALLERY
============================================================ */
.gal-grid{ display:grid; grid-template-columns:repeat(4,1fr); grid-auto-rows:200px; grid-auto-flow:dense; gap:10px; }
.gal-grid .g1{ grid-column:span 2; grid-row:span 2; }
.gal-grid .g2{ grid-column:span 2; grid-row:span 1; }
.gal-grid .g3{ grid-column:span 1; grid-row:span 1; }
.gal-item{ position:relative; overflow:hidden; cursor:pointer; border-radius:8px; }
.gal-item img{ width:100%; height:100%; object-fit:cover; transition:transform .5s ease; }
.gal-item:hover img{ transform:scale(1.06); }
.gal-item::after{ content:""; position:absolute; inset:0; background:linear-gradient(180deg, transparent 60%, rgba(0,0,0,.55)); opacity:0; transition:opacity .3s; }
.gal-item:hover::after{ opacity:1; }
.gal-item .gcap{ position:absolute; left:14px; bottom:12px; font-size:12.5px; color:#fff; opacity:0; transition:opacity .3s; }
.gal-item:hover .gcap{ opacity:1; }
@media (max-width:800px){
  .gal-grid{ grid-template-columns:repeat(2,1fr); grid-auto-rows:180px; }
  .gal-grid .g1{ grid-column:span 2; grid-row:span 1; }
}

/* ============================================================
   DEVELOPER
============================================================ */
.dev-center{ max-width:700px; margin:0 auto; text-align:center; }
.dev-center .eyebrow{ justify-content:center; }
.dev-center p{ color:var(--muted); font-size:16px; margin-bottom:16px; text-align:left; }

/* ============================================================
   FAQ
============================================================ */
.faq-list{ max-width:760px; }
.faq-item{ border-bottom:1px solid var(--line); }
.faq-q{ width:100%; display:flex; justify-content:space-between; align-items:center; gap:20px; background:none; border:0; color:var(--ink); padding:22px 0; text-align:left; font-family:var(--display); font-size:18px; }
.faq-q .plus{ font-size:22px; color:var(--accent); transition:transform .3s ease; flex:none; }
.faq-item.open .faq-q .plus{ transform:rotate(45deg); }
.faq-a{ max-height:0; overflow:hidden; transition:max-height .35s ease; }
.faq-item.open .faq-a{ max-height:240px; }
.faq-a p{ padding-bottom:22px; color:var(--muted); font-size:15px; max-width:640px; line-height:1.65; }

/* ============================================================
   CONTACT
============================================================ */
.contact-grid{ display:grid; grid-template-columns:.95fr 1.05fr; gap:60px; }
.contact-direct{ display:flex; gap:12px; margin:26px 0 22px; flex-wrap:wrap; }
.agent-mini{
  display:flex; align-items:center; gap:16px; padding:18px 20px; text-decoration:none;
  transition:box-shadow .2s ease, transform .2s ease; flex-wrap:wrap;
}
.agent-mini:hover{ box-shadow:0 14px 28px rgba(43,35,24,.1); transform:translateY(-2px); }
.agent-mini img{ width:56px; height:56px; border-radius:50%; object-fit:cover; flex:none; border:1px solid var(--line); }
.agent-mini .who{ flex:1; min-width:0; }
.agent-mini strong{ display:block; font-family:var(--display); font-size:16px; color:var(--ink); white-space:nowrap; }
.agent-mini span{ display:block; font-size:12.5px; color:var(--muted); white-space:nowrap; overflow:hidden; text-overflow:ellipsis; }
.agent-mini .more{ font-size:13px; color:var(--accent-ink); font-weight:700; white-space:nowrap; flex:none; }
.agent-note{ font-size:12.5px; color:var(--muted); margin-top:16px; }

@media (max-width:480px){
  .agent-mini{ padding:16px; gap:12px; }
  .agent-mini img{ width:48px; height:48px; }
  .agent-mini strong{ font-size:14.5px; white-space:normal; }
  .agent-mini span{ font-size:11.5px; white-space:normal; }
  .agent-mini .more{
    flex:1 1 100%; text-align:right; margin-top:6px; font-size:12.5px;
  }
}

.form-row{ display:grid; grid-template-columns:1fr 1fr; gap:16px; }
.field{ margin-bottom:18px; }
.field label{ display:block; font-size:12px; letter-spacing:.05em; text-transform:uppercase; color:var(--muted); margin-bottom:8px; }
.field input, .field select, .field textarea{ width:100%; padding:13px 14px; font-family:var(--body); font-size:15px; border:1px solid var(--line-strong); background:var(--bg); border-radius:6px; color:var(--ink); }
.field input:focus, .field select:focus, .field textarea:focus{ border-color:var(--accent); background:#fff; }
.chip-group{ display:flex; flex-wrap:wrap; gap:8px; }
.chip{ padding:9px 16px; border:1px solid var(--line-strong); border-radius:999px; font-size:13px; background:var(--bg); color:var(--ink-2); }
.chip input{ display:none; }
.chip:has(input:checked){ background:var(--accent); border-color:var(--accent); color:#fff; font-weight:600; }
.consent{ display:flex; gap:10px; align-items:flex-start; font-size:12.5px; color:var(--muted); margin:22px 0; }
.consent a{ color:var(--accent-ink); text-decoration:underline; }
.form-status{ margin-top:14px; font-size:13.5px; }
@media (max-width:720px){
  .form-row{ grid-template-columns:1fr; }
  .contact-grid{ grid-template-columns:1fr; gap:28px; }
  .card--pad-lg{ padding:22px; }
  .field{ margin-bottom:12px; }
  .field label{ margin-bottom:5px; }
  .field input, .field select, .field textarea{ padding:11px 12px; font-size:14px; }
  .consent{ margin:14px 0; }
  .contact-direct{ margin:16px 0 14px; }
  .agent-note{ margin-top:10px; }
}

/* ============================================================
   FOOTER
============================================================ */
footer{ background:var(--ink); color:#C9BFAE; padding:44px 0 20px; }
.foot-top{ display:grid; grid-template-columns:1.4fr 1fr 1fr; gap:40px; padding-bottom:26px; border-bottom:1px solid rgba(255,255,255,.12); }
.foot-about h5{ font-size:11px; letter-spacing:.08em; text-transform:uppercase; color:var(--accent-soft); margin-bottom:12px; font-family:var(--body); font-weight:700; }
.foot-about-text{ font-size:12.5px; color:#B3A88F; line-height:1.7; max-width:420px; }
.foot-about-text a{ color:var(--accent-soft); text-decoration:underline; text-underline-offset:2px; }
.foot-about-text a:hover{ color:#fff; }
.foot-col h5{ font-size:11px; letter-spacing:.08em; text-transform:uppercase; color:var(--accent-soft); margin-bottom:10px; font-family:var(--body); font-weight:700; }
.foot-col li{ margin-bottom:6px; }
.foot-col a{ font-size:13px; color:#C9BFAE; }
.foot-col a:hover{ color:var(--accent-soft); }
.disclaimer{
  font-size:10.5px; color:#8F8471; line-height:1.6; padding-top:16px; max-width:980px;
}
.disclaimer-toggle{ display:none; }
.foot-bottom{ display:flex; justify-content:space-between; align-items:center; padding-top:14px; font-size:11px; color:#8F8471; flex-wrap:wrap; gap:8px; }
@media (max-width:800px){
  .foot-top{ grid-template-columns:1fr; gap:20px; padding-bottom:18px; }
}
@media (max-width:720px){
  footer{ padding:28px 0 16px; }
  .foot-about-text{ max-width:100%; }
}

/* mobile sticky CTA */
.mobile-cta{
  position:fixed; bottom:0; left:0; right:0; z-index:90;
  display:none; grid-template-columns:1fr 1fr; gap:10px;
  background:var(--surface); padding:12px 16px;
  padding-bottom:calc(12px + env(safe-area-inset-bottom));
  border-top:1px solid var(--line); box-shadow:0 -8px 20px rgba(43,35,24,.08);
}
.mobile-cta a{
  min-width:0; text-align:center; justify-content:center;
  padding-left:12px; padding-right:12px;
}
.mobile-cta .btn-outline{ background:var(--ink); color:#fff; border-color:var(--ink); }
@media (max-width:720px){ .mobile-cta{ display:grid; } body{ padding-bottom:76px; } }

/* ============================================================
   COOKIE BANNER
============================================================ */
.cookie-banner{
  position:fixed; left:16px; right:16px; bottom:16px; z-index:150;
  max-width:640px; margin:0 auto; background:var(--surface); border:1px solid var(--line);
  border-radius:var(--radius-lg); box-shadow:0 20px 50px rgba(43,35,24,.18);
  padding:22px 24px; display:none;
}
.cookie-banner.show{ display:block; }
.cookie-banner p{ font-size:13.5px; color:var(--ink-2); line-height:1.6; }
.cookie-banner p a{ color:var(--accent-ink); text-decoration:underline; }
.cookie-actions{ display:flex; gap:10px; margin-top:16px; flex-wrap:wrap; }

/* ============================================================
   LEGAL / SUB PAGES
============================================================ */
.sub-header{ background:rgba(246,242,233,.92); backdrop-filter:blur(10px); border-bottom:1px solid var(--line); position:sticky; top:0; z-index:100; }
.sub-header .wrap{ height:76px; display:flex; align-items:center; justify-content:space-between; gap:16px; }
.sub-back{ padding:36px 0 0; }
.sub-back a{ color:var(--accent-ink); font-size:14px; }
.sub-back a:hover{ text-decoration:underline; }
.legal-main{ padding-block:56px; min-height:50vh; }
.legal-h1{ font-size:clamp(32px,5vw,46px); }
.legal-updated{ margin-top:10px; color:var(--muted); font-size:13.5px; }
.legal-body{ margin-top:34px; max-width:72ch; }
.legal-body h2{ font-size:20px; margin-top:36px; margin-bottom:12px; color:var(--ink); }
.legal-body p{ margin-bottom:16px; color:var(--ink-2); font-size:15.5px; }
.legal-body ul{ margin:0 0 16px 20px; list-style:disc; }
.legal-body li{ margin-bottom:8px; color:var(--ink-2); font-size:15.5px; }
.legal-notice{ background:var(--accent-soft); border:1px solid var(--line-strong); border-radius:var(--radius); padding:18px 20px; margin-bottom:24px; font-size:14.5px; color:var(--ink); }
.legal-disclaimer-box{ background:var(--surface-2); border:1px solid var(--line-strong); border-radius:var(--radius-lg); padding:28px 30px; margin-bottom:8px; }
.legal-disclaimer-box p{ font-size:14.5px; color:var(--ink-2); line-height:1.75; }

/* Agent profile page */
.agent-card-full{ display:grid; grid-template-columns:220px 1fr; gap:clamp(24px,4vw,48px); align-items:start; }
@media (max-width:720px){ .agent-card-full{ grid-template-columns:1fr; } }
.agent-photo-lg{ border-radius:var(--radius-lg); overflow:hidden; border:1px solid var(--line); }
.agent-photo-lg img{ width:100%; height:auto; object-fit:cover; }
.agent-title{ margin-top:6px; font-weight:600; color:var(--accent-ink); font-size:16px; }
.agent-affil{ margin:8px 0 22px; font-size:14px; color:var(--muted); }
.agent-spec{ display:flex; flex-wrap:wrap; gap:8px; margin:22px 0; }
.pill{ padding:8px 16px; background:var(--surface-2); border:1px solid var(--line); border-radius:999px; font-size:13px; color:var(--ink-2); }
.agent-actions-row{ display:flex; gap:12px; flex-wrap:wrap; margin-bottom:16px; }

/* sitemap */
.sitemap-grid{ display:grid; grid-template-columns:repeat(2,1fr); gap:40px; }
@media (max-width:640px){ .sitemap-grid{ grid-template-columns:1fr; } }
.sitemap-grid h3{ font-size:16px; margin-bottom:14px; color:var(--accent-ink); }
.sitemap-grid li{ margin-bottom:10px; }
.sitemap-grid a{ font-size:15px; color:var(--ink-2); }
.sitemap-grid a:hover{ color:var(--accent-ink); text-decoration:underline; }

@media (max-width:900px){
  .about-grid, .loc-grid, .brochure-grid, .dev-grid, .contact-grid{ grid-template-columns:1fr !important; }
  .facts{ grid-template-columns:1fr; }
}