/* =========================================================
   Popenková & Macánek — Warm editorial redesign
   "White + satin gold" · Fraunces + Hanken Grotesk
   ========================================================= */

:root {
  --serif: "Hanken Grotesk", -apple-system, "Segoe UI", sans-serif;
  --signature: "Fraunces", Georgia, serif;
  --sans: "Hanken Grotesk", -apple-system, "Segoe UI", sans-serif;

  --paper:   #FAF6EF;   /* warm ivory ground */
  --paper-2: #F4ECDE;   /* slightly deeper ivory band */
  --surface: #FFFFFF;   /* cards */
  --ink:     #2B2620;   /* warm espresso */
  --ink-2:   #4A4238;   /* softer espresso */
  --muted:   #8C8276;   /* muted warm gray */
  --gold:    #C2A36B;   /* satin gold accent */
  --gold-deep:#A8884E;  /* deeper gold — links / text-on-light */
  --line:    #E9E1D4;   /* hairline border */
  --line-2:  #DBCFBB;   /* slightly stronger hairline */
  --on-dark: #F3ECE0;   /* ivory text on espresso */
  --on-dark-mut: #B7AC9B;

  --wrap: 1180px;
  --r: 5px;             /* minimal rounding */
  --ease: cubic-bezier(.22,.7,.26,1);
  --dur: 640ms;

  --shadow-sm: 0 1px 2px rgba(43,38,32,.04), 0 4px 14px rgba(43,38,32,.05);
  --shadow-md: 0 6px 18px rgba(43,38,32,.07), 0 22px 48px rgba(43,38,32,.08);
}

*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  font-family: var(--sans);
  font-size: 17px;
  line-height: 1.62;
  color: var(--ink);
  background: var(--paper);
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
  text-rendering: optimizeLegibility;
}
img { max-width: 100%; display: block; height: auto; }
a { color: inherit; text-decoration: none; }
button { font: inherit; cursor: pointer; }
h1, h2, h3, h4 { margin: 0; }
::selection { background: var(--gold); color: #fff; }

.wrap { max-width: var(--wrap); margin: 0 auto; padding: 0 28px; }

.serif {
  font-family: var(--serif);
  font-weight: 600;
  letter-spacing: -0.01em;
}
em.em, .serif em, .em { font-style: italic; font-weight: 600; color: inherit; }

/* ---------- Shared typographic helpers ---------- */
.eyebrow {
  display: inline-flex; align-items: center; gap: 10px;
  font-size: 12px; font-weight: 600;
  letter-spacing: .26em; text-transform: uppercase;
  color: var(--gold-deep);
  margin: 0 0 22px;
}
.eyebrow::before {
  content: ""; width: 26px; height: 1px; background: var(--gold);
}
.eyebrow--light { color: var(--gold); }
.eyebrow--center { justify-content: center; }

.section { padding: clamp(72px, 9vw, 124px) 0; }
.section--alt { background: var(--paper-2); }
.section--paper { background: var(--surface); }

.section__head { max-width: 720px; margin: 0 auto clamp(48px, 6vw, 76px); text-align: center; }
.section__head--split {
  max-width: none; text-align: left;
  display: flex; align-items: flex-end; justify-content: space-between;
  gap: 28px; flex-wrap: wrap;
}
.section__head--left { text-align: left; margin-left: 0; margin-right: auto; }
.section__title {
  font-family: var(--serif);
  font-weight: 600;
  font-size: clamp(34px, 4.6vw, 60px);
  line-height: 1.04;
  letter-spacing: -0.018em;
  color: var(--ink);
}
.section__title em { font-style: italic; color: var(--gold-deep); }
.section__lede {
  font-size: 19px; line-height: 1.6;
  color: var(--ink-2);
  margin: 20px auto 0;
  max-width: 58ch;
  text-wrap: pretty;
}
.section__head--split .section__lede,
.section__head--left .section__lede { margin-left: 0; }
.section__foot { text-align: center; margin-top: 54px; }

.link {
  display: inline-flex; align-items: center; gap: 8px;
  font-weight: 600; font-size: 15px;
  letter-spacing: .01em;
  color: var(--gold-deep);
  padding-bottom: 3px;
  border-bottom: 1px solid var(--line-2);
  transition: gap var(--dur) var(--ease), border-color var(--dur) var(--ease), color var(--dur) var(--ease);
}
.link:hover { gap: 13px; border-color: var(--gold); color: var(--ink); }

/* ---------- Buttons ---------- */
.btn {
  display: inline-flex; align-items: center; justify-content: center;
  padding: 16px 30px;
  border-radius: var(--r);
  font: 600 14px/1 var(--sans);
  letter-spacing: .04em;
  border: 1px solid transparent;
  transition: background var(--dur) var(--ease), color var(--dur) var(--ease),
              border-color var(--dur) var(--ease), transform var(--dur) var(--ease),
              box-shadow var(--dur) var(--ease);
}
.btn--sm { padding: 12px 22px; font-size: 13px; }
.btn--primary { background: var(--ink); color: var(--on-dark); border-color: var(--ink); }
.btn--primary:hover { background: var(--gold); border-color: var(--gold); color: var(--ink); transform: translateY(-2px); box-shadow: var(--shadow-md); }
.btn--ghost { background: transparent; color: var(--ink); border-color: var(--line-2); }
.btn--ghost:hover { border-color: var(--gold); color: var(--gold-deep); }
.btn--gold { background: var(--gold); color: var(--ink); border-color: var(--gold); }
.btn--gold:hover { background: var(--gold-deep); border-color: var(--gold-deep); color: #fff; transform: translateY(-2px); box-shadow: var(--shadow-md); }
.btn--on-dark { background: var(--gold); color: var(--ink); border-color: var(--gold); }
.btn--on-dark:hover { background: var(--on-dark); border-color: var(--on-dark); color: var(--ink); transform: translateY(-2px); }
.btn--full { width: 100%; }

/* =========================================================
   TOPBAR
   ========================================================= */
.topbar {
  position: sticky; top: 0; z-index: 60;
  background: rgba(250,246,239,.82);
  backdrop-filter: blur(14px);
  -webkit-backdrop-filter: blur(14px);
  border-bottom: 1px solid transparent;
  transition: border-color var(--dur) var(--ease), background var(--dur) var(--ease);
}
.topbar.is-scrolled { border-bottom-color: var(--line); background: rgba(250,246,239,.94); }
.topbar__inner { display: flex; align-items: center; justify-content: space-between; gap: 24px; height: 78px; }

.logo { display: inline-flex; align-items: center; gap: 13px; }
.logo__mark {
  display: inline-flex; align-items: center; justify-content: center;
  width: 42px; height: 42px; border-radius: 50%;
  border: 1px solid var(--gold);
  font-family: var(--serif); font-weight: 600; font-size: 16px;
  letter-spacing: .02em; color: var(--ink);
}
.logo__mark span { display: inline-block; }
.logo__mark span:last-child { margin-left: -2px; }
.logo__text { font-family: var(--serif); font-weight: 600; font-size: 19px; letter-spacing: -0.01em; color: var(--ink); }
.logo__text em { font-style: italic; color: var(--muted); font-weight: 600; }
.logo--light .logo__text, .logo--light .logo__mark { color: var(--on-dark); }
.logo--light .logo__text em { color: var(--on-dark-mut); }
.logo--light .logo__mark { border-color: var(--gold); }

.nav { display: flex; align-items: center; gap: 30px; }
.nav a {
  font-size: 15px; font-weight: 500; color: var(--ink-2);
  position: relative; padding: 4px 0;
  transition: color var(--dur) var(--ease);
}
.nav a::after {
  content: ""; position: absolute; left: 0; right: 100%; bottom: -2px;
  height: 1px; background: var(--gold);
  transition: right var(--dur) var(--ease);
}
.nav a:hover { color: var(--ink); }
.nav a:hover::after { right: 0; }

.nav__toggle { display: none; flex-direction: column; gap: 5px; background: none; border: 0; padding: 8px; }
.nav__toggle span { width: 24px; height: 1.5px; background: var(--ink); transition: transform var(--dur) var(--ease), opacity var(--dur) var(--ease); }
.nav__toggle.is-open span:nth-child(1) { transform: translateY(6.5px) rotate(45deg); }
.nav__toggle.is-open span:nth-child(2) { opacity: 0; }
.nav__toggle.is-open span:nth-child(3) { transform: translateY(-6.5px) rotate(-45deg); }

/* =========================================================
   HERO — people-first, warm ivory ground
   ========================================================= */
.hero { padding: clamp(48px, 6vw, 92px) 0 clamp(56px, 7vw, 104px); }
.hero__inner {
  display: grid; grid-template-columns: 1.02fr 0.98fr;
  gap: clamp(36px, 5vw, 76px); align-items: center;
}
.hero__title {
  font-family: var(--serif);
  font-weight: 600;
  font-size: clamp(48px, 6.6vw, 92px);
  line-height: 0.98;
  letter-spacing: -0.025em;
  color: var(--ink);
  margin: 4px 0 0;
}
.hero__title-em { font-style: italic; color: var(--gold-deep); }
.hero__lede {
  font-size: clamp(18px, 1.5vw, 21px);
  line-height: 1.62; color: var(--ink-2);
  max-width: 46ch; margin: 28px 0 0;
  text-wrap: pretty;
}
.hero__ctas { display: flex; flex-wrap: wrap; gap: 14px; margin-top: 36px; }
.hero__proof {
  display: flex; flex-wrap: wrap; gap: 36px;
  margin-top: 44px; padding-top: 30px;
  border-top: 1px solid var(--line);
}
.hero__proof-item { display: flex; flex-direction: column; gap: 4px; }
.hero__proof-item strong {
  font-family: var(--serif); font-weight: 600; font-size: 30px;
  line-height: 1; color: var(--ink); letter-spacing: -0.01em;
}
.hero__proof-item span { font-size: 13.5px; color: var(--muted); letter-spacing: .01em; }
.hero__proof-stars { color: var(--gold); letter-spacing: .08em; }

.hero__visual { position: relative; }
.hero__visual img {
  width: 100%; border-radius: var(--r);
  aspect-ratio: 5 / 4.4; object-fit: cover; object-position: center top;
  box-shadow: var(--shadow-md);
}
.hero__visual-tag {
  position: absolute; left: 22px; bottom: 22px;
  background: rgba(250,246,239,.94);
  backdrop-filter: blur(6px);
  border: 1px solid var(--line);
  border-left: 2px solid var(--gold);
  padding: 12px 18px; border-radius: var(--r);
  display: flex; flex-direction: column; gap: 2px;
}
.hero__visual-name { font-family: var(--serif); font-weight: 600; font-size: 17px; color: var(--ink); white-space: nowrap; }
.hero__visual-sub { font-size: 12.5px; color: var(--muted); letter-spacing: .03em; }

/* =========================================================
   SERVICES — calm editorial grid (de-digitalized)
   ========================================================= */
.services { background: var(--surface); border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.svc-grid {
  display: grid; grid-template-columns: repeat(4, 1fr);
  border-top: 1px solid var(--line); border-left: 1px solid var(--line);
}
.svc {
  position: relative;
  display: flex; flex-direction: column; align-items: flex-start;
  padding: 40px 34px 36px;
  border-right: 1px solid var(--line); border-bottom: 1px solid var(--line);
  background: var(--surface);
  transition: background var(--dur) var(--ease);
  min-height: 248px;
}
.svc::before {
  content: ""; position: absolute; left: 0; top: 0; height: 2px; width: 0;
  background: var(--gold);
  transition: width var(--dur) var(--ease);
}
.svc:hover { background: var(--paper); }
.svc:hover::before { width: 100%; }
.svc__icon {
  width: 52px; height: 52px; margin-bottom: 22px;
  display: flex; align-items: center; justify-content: center;
}
.svc__icon img { width: 48px; height: 48px; object-fit: contain; opacity: .9; }
.svc__name {
  font-family: var(--serif); font-weight: 600; font-size: 23px;
  line-height: 1.12; letter-spacing: -0.01em; color: var(--ink);
  margin-bottom: 12px;
}
.svc__benefit { font-size: 15px; line-height: 1.55; color: var(--muted); margin: 0 0 auto; max-width: 28ch; }
.svc__link {
  display: inline-flex; align-items: center; gap: 7px;
  margin-top: 24px;
  font-size: 13.5px; font-weight: 600; letter-spacing: .02em;
  color: var(--gold-deep);
  transition: gap var(--dur) var(--ease), color var(--dur) var(--ease);
}
.svc:hover .svc__link { gap: 12px; color: var(--ink); }

/* =========================================================
   LISTINGS — warm property cards
   ========================================================= */
.listings { display: grid; grid-template-columns: repeat(3, 1fr); gap: 30px; }
.listing { display: block; background: var(--surface); border: 1px solid var(--line); border-radius: var(--r); overflow: hidden; transition: transform var(--dur) var(--ease), box-shadow var(--dur) var(--ease), border-color var(--dur) var(--ease); }
.listing:hover { transform: translateY(-4px); box-shadow: var(--shadow-md); border-color: var(--line-2); }
.listing__img { position: relative; aspect-ratio: 3 / 2.2; overflow: hidden; }
.listing__img img { width: 100%; height: 100%; object-fit: cover; transition: transform 900ms var(--ease); }
.listing:hover .listing__img img { transform: scale(1.045); }
.listing__status {
  position: absolute; left: 14px; top: 14px;
  font-size: 11px; font-weight: 600; letter-spacing: .14em; text-transform: uppercase;
  padding: 6px 12px; border-radius: 3px;
  background: var(--ink); color: var(--on-dark);
}
.listing__status.is-sold { background: rgba(250,246,239,.92); color: var(--ink-2); border: 1px solid var(--line); }
.listing__body { padding: 22px 24px 26px; }
.listing__title { font-family: var(--serif); font-weight: 600; font-size: 22px; color: var(--ink); }
.listing__meta { font-size: 14.5px; color: var(--muted); margin: 6px 0 16px; }
.listing__price { font-family: var(--serif); font-weight: 600; font-size: 21px; color: var(--gold-deep); }

/* =========================================================
   VALUATION / ODHAD — espresso anchor band
   ========================================================= */
.valuation { background: var(--ink); color: var(--on-dark); padding: clamp(72px, 9vw, 120px) 0; }
.valuation__inner { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(40px, 6vw, 88px); align-items: center; }
.valuation__title {
  font-family: var(--serif); font-weight: 600;
  font-size: clamp(32px, 4vw, 52px); line-height: 1.05; letter-spacing: -0.02em;
  color: var(--on-dark); margin-top: 6px;
}
.valuation__title em { font-style: italic; color: var(--gold); }
.valuation__lede { font-size: 18px; line-height: 1.6; color: var(--on-dark-mut); margin: 22px 0 0; max-width: 44ch; }
.valuation__form { display: flex; flex-direction: column; gap: 16px; background: rgba(255,255,255,.04); border: 1px solid rgba(255,255,255,.1); border-radius: var(--r); padding: 30px; }
.valuation__row { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.valuation__form label { display: flex; flex-direction: column; gap: 8px; }
.valuation__form span { font-size: 13px; color: var(--on-dark-mut); letter-spacing: .02em; }
.valuation__form input {
  font: inherit; font-size: 15px; color: var(--on-dark);
  background: rgba(255,255,255,.05); border: 1px solid rgba(255,255,255,.16);
  border-radius: 4px; padding: 13px 15px;
  transition: border-color var(--dur) var(--ease), background var(--dur) var(--ease);
}
.valuation__form input::placeholder { color: rgba(183,172,155,.6); }
.valuation__form input:focus { outline: none; border-color: var(--gold); background: rgba(255,255,255,.08); }
.valuation__form .btn { margin-top: 6px; }

/* =========================================================
   SOLD — case-study showcase (warm)
   ========================================================= */
.sold__showcase { display: grid; grid-template-columns: 0.82fr 1.18fr; gap: clamp(28px, 4vw, 56px); align-items: start; }
.sold__list { list-style: none; margin: 0; padding: 0; border-top: 1px solid var(--line); }
.sold__item {
  display: flex; gap: 20px; align-items: baseline;
  padding: 24px 8px 24px 0; border-bottom: 1px solid var(--line);
  cursor: pointer; transition: padding-left var(--dur) var(--ease);
  outline: none;
}
.sold__item:hover { padding-left: 8px; }
.sold__item.is-active { padding-left: 14px; }
.sold__num { font-family: var(--serif); font-weight: 600; font-size: 15px; color: var(--muted); min-width: 26px; transition: color var(--dur) var(--ease); }
.sold__item.is-active .sold__num { color: var(--gold-deep); }
.sold__item-title { font-family: var(--serif); font-weight: 600; font-size: 19px; line-height: 1.25; color: var(--ink-2); letter-spacing: -0.01em; transition: color var(--dur) var(--ease); }
.sold__item.is-active .sold__item-title { color: var(--ink); }
.sold__item-meta { font-size: 13.5px; color: var(--muted); margin-top: 5px; }

.sold__stage { position: relative; min-height: 480px; }
.sold__panel { position: absolute; inset: 0; opacity: 0; visibility: hidden; transform: translateY(10px); transition: opacity var(--dur) var(--ease), transform var(--dur) var(--ease), visibility var(--dur); display: grid; grid-template-rows: auto auto; gap: 0; }
.sold__panel.is-active { opacity: 1; visibility: visible; transform: none; position: relative; }
.sold__img { border-radius: var(--r); overflow: hidden; }
.sold__img img { width: 100%; aspect-ratio: 16 / 9; object-fit: cover; }
.sold__story { background: var(--surface); border: 1px solid var(--line); border-top: 0; padding: 30px 34px 32px; }
.sold__badges { display: flex; flex-wrap: wrap; gap: 8px; margin-bottom: 16px; }
.sold__badge { font-size: 11.5px; font-weight: 600; letter-spacing: .08em; text-transform: uppercase; padding: 5px 11px; border-radius: 3px; border: 1px solid var(--line-2); color: var(--muted); }
.sold__badge--sold { background: var(--ink); color: var(--on-dark); border-color: var(--ink); }
.sold__badge--highlight { background: var(--gold); color: var(--ink); border-color: var(--gold); }
.sold__story-title { font-family: var(--serif); font-weight: 600; font-size: clamp(22px, 2.3vw, 30px); line-height: 1.15; color: var(--ink); letter-spacing: -0.015em; }
.sold__story-text { font-size: 16px; line-height: 1.6; color: var(--ink-2); margin: 14px 0 22px; max-width: 60ch; text-wrap: pretty; }
.sold__stats { display: grid; grid-template-columns: repeat(3, 1fr); gap: 18px; margin: 0; padding-top: 22px; border-top: 1px solid var(--line); }
.sold__stats dt { font-size: 12px; color: var(--muted); letter-spacing: .04em; margin-bottom: 5px; }
.sold__stats dd { margin: 0; font-family: var(--serif); font-weight: 600; font-size: 18px; color: var(--ink); }

/* =========================================================
   REFERENCES — editorial review wall (masonry-ish)
   ========================================================= */
.reviews { columns: 3; column-gap: 28px; }
.review {
  break-inside: avoid; margin: 0 0 28px;
  background: var(--surface); border: 1px solid var(--line); border-radius: var(--r);
  padding: 30px 30px 26px;
  transition: box-shadow var(--dur) var(--ease), border-color var(--dur) var(--ease);
}
.review:hover { box-shadow: var(--shadow-sm); border-color: var(--line-2); }
.review__stars-top { color: var(--gold); letter-spacing: .12em; font-size: 15px; margin-bottom: 16px; }
.review__text {
  font-family: var(--serif); font-weight: 500; font-style: normal;
  font-size: 19px; line-height: 1.5; letter-spacing: -0.005em;
  color: var(--ink); margin: 0 0 22px; text-wrap: pretty;
}
.review__foot { display: flex; align-items: center; gap: 11px; padding-top: 18px; border-top: 1px solid var(--line); }
.review__author { font-weight: 600; font-size: 14.5px; color: var(--ink); }
.review__role { font-size: 13px; color: var(--muted); }
.review__sep { color: var(--line-2); }
.review__src { margin-left: auto; font-size: 11px; font-weight: 600; letter-spacing: .08em; text-transform: uppercase; color: var(--muted); border: 1px solid var(--line); border-radius: 3px; padding: 4px 9px; }

/* =========================================================
   E-BOOK
   ========================================================= */
.ebook { background: var(--paper-2); padding: clamp(72px, 9vw, 116px) 0; }
.ebook__inner { display: grid; grid-template-columns: 1.05fr 0.95fr; gap: clamp(40px, 6vw, 80px); align-items: center; }
.ebook__title { font-family: var(--serif); font-weight: 600; font-size: clamp(30px, 3.6vw, 46px); line-height: 1.08; letter-spacing: -0.02em; color: var(--ink); margin-top: 4px; }
.ebook__title em { font-style: italic; color: var(--gold-deep); }
.ebook__lede { font-size: 18px; line-height: 1.6; color: var(--ink-2); margin: 20px 0 30px; max-width: 48ch; }
.ebook__form { display: flex; gap: 12px; flex-wrap: wrap; }
.ebook__form input { flex: 1 1 240px; font: inherit; font-size: 15px; padding: 15px 18px; border: 1px solid var(--line-2); border-radius: var(--r); background: var(--surface); color: var(--ink); transition: border-color var(--dur) var(--ease); }
.ebook__form input:focus { outline: none; border-color: var(--gold); }
.ebook__note { font-size: 13.5px; color: var(--muted); margin: 16px 0 0; }

.ebook__art { display: flex; justify-content: center; }
.ebook__book { position: relative; width: 290px; transform: rotate(-3deg); transition: transform var(--dur) var(--ease); }
.ebook__book:hover { transform: rotate(-1deg) translateY(-4px); }
.ebook__cover {
  position: relative; aspect-ratio: 3 / 4.1; border-radius: 3px 6px 6px 3px;
  background: linear-gradient(145deg, #322C24 0%, #221E18 100%);
  color: var(--on-dark);
  padding: 34px 30px; display: flex; flex-direction: column;
  box-shadow: var(--shadow-md);
  border-left: 4px solid var(--gold-deep);
  overflow: hidden;
}
.ebook__cover::after { content: ""; position: absolute; inset: 14px; border: 1px solid rgba(194,163,107,.34); border-radius: 2px; pointer-events: none; }
.ebook__cover-eyebrow { font-size: 11px; font-weight: 600; letter-spacing: .2em; text-transform: uppercase; color: var(--gold); }
.ebook__cover-title { font-family: var(--serif); font-weight: 600; font-size: 27px; line-height: 1.16; margin: auto 0; }
.ebook__cover-title em { font-style: italic; color: var(--gold); }
.ebook__cover-cta { font-size: 12px; font-weight: 600; letter-spacing: .14em; text-transform: uppercase; color: var(--on-dark-mut); }
.ebook__spine { position: absolute; left: -4px; top: 6px; bottom: 6px; width: 8px; background: linear-gradient(90deg, #1A1712, #322C24); border-radius: 3px 0 0 3px; }

/* =========================================================
   BLOG — warm article cards
   ========================================================= */
.articles { display: grid; grid-template-columns: repeat(3, 1fr); gap: 30px; }
.article { display: flex; flex-direction: column; background: var(--surface); border: 1px solid var(--line); border-radius: var(--r); overflow: hidden; transition: transform var(--dur) var(--ease), box-shadow var(--dur) var(--ease); }
.article:hover { transform: translateY(-4px); box-shadow: var(--shadow-md); }
.article__img { aspect-ratio: 3 / 1.9; overflow: hidden; }
.article__img img { width: 100%; height: 100%; object-fit: cover; transition: transform 900ms var(--ease); }
.article:hover .article__img img { transform: scale(1.045); }
.article__body { padding: 26px 28px 28px; display: flex; flex-direction: column; flex: 1; }
.article__meta { font-size: 12.5px; letter-spacing: .04em; color: var(--muted); text-transform: uppercase; margin-bottom: 13px; }
.article__title { font-family: var(--serif); font-weight: 600; font-size: 21px; line-height: 1.2; color: var(--ink); letter-spacing: -0.01em; }
.article__excerpt { font-size: 15px; line-height: 1.55; color: var(--ink-2); margin: 12px 0 20px; }
.article .link { margin-top: auto; align-self: flex-start; }

/* =========================================================
   TEAM — "a full team behind every sale"
   ========================================================= */
.about { background: var(--paper); }
.agents { display: grid; grid-template-columns: repeat(2, 1fr); gap: 30px; margin-bottom: 56px; }
.agent { display: grid; grid-template-columns: 150px 1fr; gap: 26px; align-items: center; background: var(--surface); border: 1px solid var(--line); border-radius: var(--r); padding: 22px; transition: box-shadow var(--dur) var(--ease), border-color var(--dur) var(--ease); }
.agent:hover { box-shadow: var(--shadow-sm); border-color: var(--line-2); }
.agent__img { border-radius: var(--r); overflow: hidden; aspect-ratio: 1; }
.agent__img img { width: 100%; height: 100%; object-fit: cover; }
.agent__name { font-family: var(--serif); font-weight: 600; font-size: 23px; color: var(--ink); }
.agent__role { font-size: 14.5px; color: var(--gold-deep); margin: 4px 0 14px; letter-spacing: .01em; }
.agent__phone { display: inline-flex; align-items: center; gap: 7px; font-weight: 600; font-size: 15px; color: var(--ink); border-bottom: 1px solid var(--line-2); padding-bottom: 2px; white-space: nowrap; transition: border-color var(--dur) var(--ease); }
.agent__phone:hover { border-color: var(--gold); }

.specialists { border-top: 1px solid var(--line); padding-top: 48px; }
.specialists__title { font-family: var(--serif); font-weight: 600; font-size: 22px; color: var(--ink-2); text-align: center; margin-bottom: 34px; }
.specialists__grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 26px; }
.specialist { margin: 0; text-align: center; }
.specialist__img { border-radius: var(--r); overflow: hidden; aspect-ratio: 4 / 5; margin-bottom: 16px; }
.specialist__img img { width: 100%; height: 100%; object-fit: cover; filter: saturate(.96); transition: transform var(--dur) var(--ease); }
.specialist:hover .specialist__img img { transform: scale(1.035); }
.specialist figcaption strong { display: block; font-family: var(--serif); font-weight: 600; font-size: 18px; color: var(--ink); }
.specialist figcaption span { font-size: 13.5px; color: var(--muted); }

/* =========================================================
   CONTACT — warm & personal, espresso band
   ========================================================= */
.contact { background: var(--ink); color: var(--on-dark); padding: clamp(72px, 9vw, 120px) 0; }
.contact__inner { display: grid; grid-template-columns: 0.92fr 1.08fr; gap: clamp(40px, 6vw, 84px); align-items: start; }
.contact__title { font-family: var(--serif); font-weight: 600; font-size: clamp(38px, 5vw, 64px); line-height: 1.02; letter-spacing: -0.02em; color: var(--on-dark); margin-top: 6px; }
.contact__title em { font-style: italic; color: var(--gold); }
.contact__lede { font-size: 18px; line-height: 1.62; color: var(--on-dark-mut); margin: 22px 0 36px; max-width: 42ch; }
.contact__meta { list-style: none; margin: 0; padding: 0; display: flex; flex-direction: column; gap: 20px; }
.contact__meta li { display: flex; flex-direction: column; gap: 4px; padding-bottom: 18px; border-bottom: 1px solid rgba(255,255,255,.1); }
.contact__meta li:last-child { border-bottom: 0; }
.contact__label { font-size: 12px; letter-spacing: .14em; text-transform: uppercase; color: var(--gold); }
.contact__meta a, .contact__meta span:not(.contact__label) { font-family: var(--serif); font-weight: 500; font-size: 21px; color: var(--on-dark); }
.contact__meta a { transition: color var(--dur) var(--ease); }
.contact__meta a:hover { color: var(--gold); }

.contact__form { background: rgba(255,255,255,.04); border: 1px solid rgba(255,255,255,.1); border-radius: var(--r); padding: 32px; display: flex; flex-direction: column; gap: 18px; }
.contact__form-head { display: flex; align-items: baseline; justify-content: space-between; gap: 16px; flex-wrap: wrap; }
.contact__form-eyebrow { font-family: var(--serif); font-weight: 600; font-size: 22px; color: var(--on-dark); }
.contact__form-note { font-size: 13px; color: var(--on-dark-mut); margin: 0; }
.contact__row { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.contact__field { display: flex; flex-direction: column; gap: 8px; }
.contact__field span { font-size: 13px; color: var(--on-dark-mut); letter-spacing: .02em; }
.contact__field input, .contact__field textarea { font: inherit; font-size: 15px; color: var(--on-dark); background: rgba(255,255,255,.05); border: 1px solid rgba(255,255,255,.16); border-radius: 4px; padding: 13px 15px; resize: vertical; transition: border-color var(--dur) var(--ease), background var(--dur) var(--ease); }
.contact__field input::placeholder, .contact__field textarea::placeholder { color: rgba(183,172,155,.55); }
.contact__field input:focus, .contact__field textarea:focus { outline: none; border-color: var(--gold); background: rgba(255,255,255,.08); }
.contact__topic { border: 0; padding: 0; margin: 0; }
.contact__topic legend { font-size: 13px; color: var(--on-dark-mut); margin-bottom: 12px; letter-spacing: .02em; }
.contact__topic { display: flex; flex-wrap: wrap; gap: 10px; }
.contact__topic label { display: inline-flex; align-items: center; gap: 8px; padding: 9px 16px; border: 1px solid rgba(255,255,255,.18); border-radius: 40px; font-size: 14px; cursor: pointer; transition: border-color var(--dur) var(--ease), background var(--dur) var(--ease); }
.contact__topic input { accent-color: var(--gold); }
.contact__topic label:has(input:checked) { border-color: var(--gold); background: rgba(194,163,107,.12); }
.contact__consent { display: flex; gap: 11px; align-items: flex-start; font-size: 13.5px; color: var(--on-dark-mut); line-height: 1.5; }
.contact__consent input { accent-color: var(--gold); margin-top: 3px; }
.contact__actions { display: flex; align-items: center; gap: 18px; flex-wrap: wrap; }
.contact__actions-note { font-size: 13px; color: var(--on-dark-mut); }

/* =========================================================
   FOOTER
   ========================================================= */
.footer { background: var(--paper-2); border-top: 1px solid var(--line); padding: clamp(56px, 6vw, 80px) 0 0; }
.footer__inner { display: grid; grid-template-columns: 1.6fr 1fr 1fr 1fr; gap: 40px; padding-bottom: 52px; }
.footer__blurb { font-size: 15px; line-height: 1.6; color: var(--muted); margin: 18px 0 0; max-width: 34ch; }
.footer__col h4 { font-size: 12px; font-weight: 600; letter-spacing: .14em; text-transform: uppercase; color: var(--gold-deep); margin: 0 0 18px; }
.footer__col a { display: block; font-size: 15px; color: var(--ink-2); padding: 6px 0; transition: color var(--dur) var(--ease); }
.footer__col a:hover { color: var(--gold-deep); }
.footer__legal { display: flex; align-items: center; justify-content: space-between; gap: 18px; flex-wrap: wrap; padding: 26px 0; border-top: 1px solid var(--line); font-size: 13.5px; color: var(--muted); }
.footer__legal a { color: var(--gold-deep); border-bottom: 1px solid var(--line-2); padding-bottom: 1px; }
.footer__legal a:hover { border-color: var(--gold); }

/* =========================================================
   MOTION
   ========================================================= */
.reveal { opacity: 0; transform: translateY(22px); transition: opacity 760ms var(--ease), transform 760ms var(--ease); }
.reveal.is-visible { opacity: 1; transform: none; }
@media (prefers-reduced-motion: reduce) {
  .reveal { opacity: 1; transform: none; transition: none; }
  html { scroll-behavior: auto; }
  * { transition-duration: 0.001ms !important; }
}

/* =========================================================
   RESPONSIVE
   ========================================================= */
@media (max-width: 1024px) {
  .svc-grid { grid-template-columns: repeat(2, 1fr); }
  .specialists__grid { grid-template-columns: repeat(4, 1fr); }
  .footer__inner { grid-template-columns: 1fr 1fr; gap: 36px; }
}
@media (max-width: 860px) {
  .nav, .topbar .btn--primary { display: none; }
  .nav__toggle { display: flex; }
  .nav.is-open {
    display: flex; flex-direction: column; gap: 4px; align-items: stretch;
    position: absolute; top: 78px; left: 0; right: 0;
    background: var(--paper); border-bottom: 1px solid var(--line);
    padding: 16px 28px 24px;
  }
  .nav.is-open a { padding: 12px 0; border-bottom: 1px solid var(--line); font-size: 17px; }
  .hero__inner { grid-template-columns: 1fr; }
  .hero__visual { order: -1; }
  .hero__visual img { aspect-ratio: 5 / 4; }
  .listings, .articles { grid-template-columns: repeat(2, 1fr); }
  .reviews { columns: 2; }
  .valuation__inner, .ebook__inner, .contact__inner, .sold__showcase { grid-template-columns: 1fr; }
  .agents { grid-template-columns: 1fr; }
  .specialists__grid { grid-template-columns: repeat(2, 1fr); gap: 22px 26px; }
  .sold__stage { min-height: 0; }
  .sold__panel { position: relative; opacity: 1; visibility: visible; transform: none; display: none; }
  .sold__panel.is-active { display: grid; }
  .ebook__art { order: -1; }
}
@media (max-width: 560px) {
  .wrap { padding: 0 20px; }
  body { font-size: 16px; }
  .svc-grid { grid-template-columns: 1fr; }
  .listings, .articles { grid-template-columns: 1fr; }
  .reviews { columns: 1; }
  .valuation__row, .contact__row { grid-template-columns: 1fr; }
  .hero__proof { gap: 26px; }
  .agent { grid-template-columns: 110px 1fr; gap: 18px; }
  .footer__inner { grid-template-columns: 1fr 1fr; }
  .logo__text { font-size: 17px; }
  .logo__text em { display: none; }
}