/* ---------- tokens ---------- */
  :root{
    --bg:#F5F1E6;
    --surface:#FDFAF3;
    --surface-2:#EFE9D9;
    --ink:#221F18;
    --ink-soft:#5A5546;
    --ink-faint:#8B8571;
    --line:#DED5BE;
    --line-strong:#C9BE9E;
    --accent:#C15E1E;
    --accent-strong:#93440F;
    --accent-tint:rgba(193,94,30,0.10);
    --pine:#2C5C3C;
    --pine-soft:#5C7A64;
    --pine-tint:rgba(44,92,60,0.10);

    --font-display:'Fraunces', Georgia, 'Times New Roman', serif;
    --font-body:'Public Sans', -apple-system, BlinkMacSystemFont, 'Segoe UI', Roboto, sans-serif;
    --font-mono:'IBM Plex Mono', 'SFMono-Regular', Consolas, 'Liberation Mono', monospace;

    --shadow-card: 0 1px 2px rgba(34,31,24,0.06), 0 8px 24px -12px rgba(34,31,24,0.18);
  }
  @media (prefers-color-scheme: dark){
    :root:not([data-theme="light"]){
      --bg:#18160F;
      --surface:#211E15;
      --surface-2:#2A2618;
      --ink:#F1EADB;
      --ink-soft:#C2B9A3;
      --ink-faint:#8D8570;
      --line:#3A3524;
      --line-strong:#4B452E;
      --accent:#E08A48;
      --accent-strong:#F2AC78;
      --accent-tint:rgba(224,138,72,0.14);
      --pine:#7FAE8E;
      --pine-soft:#587A62;
      --pine-tint:rgba(127,174,142,0.12);
      --shadow-card: 0 1px 2px rgba(0,0,0,0.3), 0 12px 28px -14px rgba(0,0,0,0.55);
    }
  }
  :root[data-theme="dark"]{
    --bg:#18160F;
    --surface:#211E15;
    --surface-2:#2A2618;
    --ink:#F1EADB;
    --ink-soft:#C2B9A3;
    --ink-faint:#8D8570;
    --line:#3A3524;
    --line-strong:#4B452E;
    --accent:#E08A48;
    --accent-strong:#F2AC78;
    --accent-tint:rgba(224,138,72,0.14);
    --pine:#7FAE8E;
    --pine-soft:#587A62;
    --pine-tint:rgba(127,174,142,0.12);
    --shadow-card: 0 1px 2px rgba(0,0,0,0.3), 0 12px 28px -14px rgba(0,0,0,0.55);
  }

  /* ---------- reset-ish ---------- */
  *,*::before,*::after{box-sizing:border-box;}
  body{
    margin:0;
    background:var(--bg);
    color:var(--ink);
    font-family:var(--font-body);
    font-size:16px;
    line-height:1.55;
    -webkit-font-smoothing:antialiased;
  }
  h1,h2,h3,h4{margin:0;font-family:var(--font-display);font-weight:600;color:var(--ink);text-wrap:balance;}
  p{margin:0;}
  a{color:inherit;}
  ul{margin:0;padding:0;list-style:none;}
  button{font-family:inherit;}
  img{display:block;}
  ::selection{background:var(--accent-tint);color:var(--accent-strong);}
  :focus-visible{outline:2px solid var(--accent);outline-offset:3px;}
  @media (prefers-reduced-motion: reduce){
    *{animation-duration:0.001ms !important;animation-iteration-count:1 !important;transition-duration:0.001ms !important;scroll-behavior:auto !important;}
  }
  html{scroll-behavior:smooth;}

  .wrap{max-width:1180px;margin:0 auto;padding:0 32px;}
  @media (max-width:640px){.wrap{padding:0 20px;}}

  .eyebrow{
    font-family:var(--font-mono);
    font-size:0.72rem;
    letter-spacing:0.14em;
    text-transform:uppercase;
    color:var(--accent-strong);
    font-weight:500;
  }
  .tabular{font-variant-numeric:tabular-nums;}

  /* ---------- nav ---------- */
  .site-nav{
    position:sticky;top:0;z-index:40;
    background:color-mix(in srgb, var(--bg) 88%, transparent);
    backdrop-filter:blur(10px);
    border-bottom:1px solid var(--line);
  }
  .site-nav .wrap{
    display:flex;align-items:center;justify-content:space-between;
    height:76px;
  }
  .brand{display:flex;align-items:center;gap:12px;text-decoration:none;}
  .brand svg{width:38px;height:38px;flex:none;}
  .brand-mark{width:44px;height:44px;flex:none;border-radius:50%;object-fit:contain;background:#fff;}
  .brand-word{display:flex;flex-direction:column;line-height:1.1;}
  .brand-word b{font-family:var(--font-display);font-weight:600;font-size:1.02rem;letter-spacing:0.01em;}
  .brand-word span{font-family:var(--font-mono);font-size:0.62rem;letter-spacing:0.16em;color:var(--ink-faint);text-transform:uppercase;margin-top:2px;}
  .nav-links{display:flex;align-items:center;gap:34px;}
  .nav-links a{
    font-size:0.9rem;font-weight:500;text-decoration:none;color:var(--ink-soft);
    position:relative;padding:6px 0;
  }
  .nav-links a::after{
    content:"";position:absolute;left:0;right:0;bottom:0;height:1px;background:var(--accent);
    transform:scaleX(0);transform-origin:left;transition:transform .25s ease;
  }
  .nav-links a:hover{color:var(--ink);}
  .nav-links a:hover::after{transform:scaleX(1);}
  .nav-cta{
    display:inline-flex;align-items:center;gap:8px;
    font-family:var(--font-mono);font-size:0.76rem;letter-spacing:0.04em;
    color:var(--ink);text-decoration:none;padding:10px 18px;
    border:1px solid var(--line-strong);white-space:nowrap;
  }
  .nav-cta:hover{border-color:var(--accent);color:var(--accent-strong);}
  .nav-toggle{display:none;background:none;border:1px solid var(--line-strong);width:42px;height:42px;align-items:center;justify-content:center;cursor:pointer;}
  .nav-toggle svg{width:18px;height:18px;}
  @media (max-width:860px){
    .nav-links,.nav-cta{display:none;}
    .nav-toggle{display:flex;}
    .site-nav.open .nav-links{
      display:flex;flex-direction:column;align-items:flex-start;gap:0;
      position:absolute;top:76px;left:0;right:0;background:var(--surface);
      border-bottom:1px solid var(--line);padding:8px 20px 18px;
    }
    .site-nav.open .nav-links a{width:100%;padding:12px 0;border-bottom:1px solid var(--line);}
    .site-nav.open .nav-cta{display:inline-flex;margin:14px 20px 20px;}
  }

  /* ---------- hero ---------- */
  .hero{position:relative;overflow:hidden;border-bottom:1px solid var(--line);}
  .hero-ridge{position:absolute;left:0;right:0;bottom:0;width:100%;height:auto;display:block;}
  .hero-inner{position:relative;z-index:2;padding:76px 0 220px;}
  @media (max-width:860px){.hero-inner{padding:52px 0 170px;}}
  .hero-eyebrow{margin-bottom:22px;}
  .hero h1{
    font-size:clamp(2.3rem, 4.6vw, 4rem);
    font-weight:600;
    max-width:14ch;
    letter-spacing:-0.01em;
  }
  .hero h1 em{font-style:italic;font-weight:500;color:var(--accent-strong);}
  .hero-sub{
    margin-top:22px;max-width:52ch;font-size:1.08rem;color:var(--ink-soft);
  }
  .hero-actions{display:flex;flex-wrap:wrap;gap:14px;margin-top:34px;}
  .btn{
    display:inline-flex;align-items:center;gap:10px;
    padding:14px 24px;font-size:0.92rem;font-weight:600;text-decoration:none;
    border:1px solid transparent;transition:background .2s ease,color .2s ease,border-color .2s ease,transform .2s ease;
  }
  .btn-primary{background:var(--accent);color:#FBF3EA;}
  .btn-primary:hover{background:var(--accent-strong);transform:translateY(-1px);}
  .btn-ghost{border-color:var(--line-strong);color:var(--ink);}
  .btn-ghost:hover{border-color:var(--accent);color:var(--accent-strong);}

  .hero-stats{
    position:relative;z-index:2;
    display:grid;grid-template-columns:repeat(3,1fr);
    border-top:1px solid var(--line);border-bottom:1px solid var(--line);
    background:color-mix(in srgb, var(--surface) 82%, transparent);
    backdrop-filter:blur(6px);
    margin-top:-1px;
  }
  .hero-stats div{padding:20px 26px;border-left:1px solid var(--line);}
  .hero-stats div:first-child{border-left:none;}
  @media (max-width:640px){
    .hero-stats{grid-template-columns:1fr;}
    .hero-stats div{border-left:none;border-top:1px solid var(--line);}
    .hero-stats div:first-child{border-top:none;}
  }
  .hero-stats .num{
    font-family:var(--font-mono);font-size:1.05rem;font-weight:600;color:var(--ink);display:block;
  }
  .hero-stats .lbl{
    font-family:var(--font-mono);font-size:0.66rem;letter-spacing:0.1em;text-transform:uppercase;color:var(--ink-faint);
    display:block;margin-top:4px;
  }

  /* ---------- section shell ---------- */
  section{padding:96px 0;}
  @media (max-width:640px){section{padding:64px 0;}}
  .section-head{
    display:flex;justify-content:space-between;align-items:flex-end;gap:28px;
    margin-bottom:48px;flex-wrap:wrap;
  }
  .section-head h2{font-size:clamp(1.7rem,2.6vw,2.35rem);max-width:20ch;}
  .section-head .eyebrow{display:block;margin-bottom:14px;}
  .section-note{max-width:34ch;color:var(--ink-soft);font-size:0.95rem;padding-bottom:4px;}

  #listings{background:var(--surface);border-bottom:1px solid var(--line);}

  /* ---------- listing cards ---------- */
  .listing-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:1px;background:var(--line);border:1px solid var(--line);}
  @media (max-width:760px){.listing-grid{grid-template-columns:1fr;}}
  .listing-card{background:var(--surface);display:flex;flex-direction:column;transition:background .2s ease;}
  .listing-card:hover{background:var(--surface-2);}
  .listing-photo{
    position:relative;aspect-ratio:16/10;overflow:hidden;
  }
  .listing-photo svg{width:100%;height:100%;display:block;}
  .listing-tag{
    position:absolute;left:14px;bottom:14px;
    font-family:var(--font-mono);font-size:0.66rem;letter-spacing:0.1em;text-transform:uppercase;
    padding:6px 10px;background:var(--bg);color:var(--ink);border:1px solid var(--line-strong);
  }
  .listing-tag.is-new{color:var(--accent-strong);border-color:var(--accent);}
  .listing-tag.is-pending{color:var(--pine);border-color:var(--pine);}
  .listing-body{padding:24px 26px 26px;flex:1;display:flex;flex-direction:column;gap:14px;}
  .listing-top{display:flex;justify-content:space-between;align-items:baseline;gap:12px;}
  .listing-price{font-family:var(--font-display);font-size:1.5rem;font-weight:600;}
  .listing-elev{font-family:var(--font-mono);font-size:0.7rem;color:var(--ink-faint);white-space:nowrap;}
  .listing-name{font-size:1rem;font-weight:600;}
  .listing-loc{font-size:0.86rem;color:var(--ink-soft);margin-top:2px;}
  .listing-specs{
    display:flex;gap:0;border-top:1px solid var(--line);padding-top:14px;margin-top:auto;
    font-family:var(--font-mono);font-size:0.78rem;color:var(--ink-soft);
  }
  .listing-specs span{padding-right:14px;margin-right:14px;border-right:1px solid var(--line);}
  .listing-specs span:last-child{border-right:none;margin-right:0;padding-right:0;}
  .listing-specs b{color:var(--ink);font-weight:600;}

  /* ---------- stats band ---------- */
  .stats-band{background:var(--ink);color:var(--bg);border-bottom:1px solid var(--line);}
  :root:not([data-theme="light"]) .stats-band{background:#0F0E09;}
  :root[data-theme="dark"] .stats-band{background:#0F0E09;}
  .stats-band .wrap{
    display:grid;grid-template-columns:repeat(4,1fr);gap:32px;padding:64px 32px;
  }
  @media (max-width:760px){.stats-band .wrap{grid-template-columns:repeat(2,1fr);}}
  .stat-num{font-family:var(--font-display);font-size:clamp(1.8rem,3vw,2.6rem);font-weight:600;color:#F5EFE0;}
  .stat-lbl{font-family:var(--font-mono);font-size:0.7rem;letter-spacing:0.08em;text-transform:uppercase;color:#B8AF97;margin-top:10px;}

  /* ---------- about ---------- */
  #about{position:relative;overflow:hidden;}
  .about-grid{display:grid;grid-template-columns:1.05fr 0.95fr;gap:64px;align-items:center;}
  @media (max-width:860px){.about-grid{grid-template-columns:1fr;gap:40px;}}
  .about-copy p{color:var(--ink-soft);margin-top:16px;max-width:56ch;}
  .about-quote{
    margin-top:28px;padding-left:22px;border-left:2px solid var(--accent);
    font-family:var(--font-display);font-style:italic;font-size:1.18rem;color:var(--ink);max-width:48ch;
  }
  .about-quote cite{display:block;margin-top:12px;font-family:var(--font-mono);font-style:normal;font-size:0.72rem;letter-spacing:0.08em;text-transform:uppercase;color:var(--ink-faint);}
  .contour-panel{position:relative;aspect-ratio:1/1;border:1px solid var(--line);background:var(--surface-2);}
  .contour-panel svg{width:100%;height:100%;}
  .contour-tag{
    position:absolute;top:16px;left:16px;font-family:var(--font-mono);font-size:0.66rem;letter-spacing:0.08em;
    text-transform:uppercase;color:var(--ink-faint);
  }

  /* ---------- agent profile ---------- */
  #agents{background:var(--surface);border-top:1px solid var(--line);border-bottom:1px solid var(--line);}
  .agent-profile{
    display:grid;grid-template-columns:0.8fr 1.2fr;gap:56px;align-items:stretch;
    border:1px solid var(--line);
  }
  @media (max-width:760px){.agent-profile{grid-template-columns:1fr;gap:0;}}
  .agent-photo{
    position:relative;aspect-ratio:4/5;background:var(--pine);
    display:flex;align-items:flex-end;justify-content:center;overflow:hidden;
  }
  .agent-photo img{width:86%;height:auto;object-fit:contain;display:block;}
  .agent-bio{display:flex;flex-direction:column;gap:18px;padding:40px 40px 40px 0;}
  @media (max-width:760px){.agent-bio{padding:32px 28px 36px;}}
  .agent-name-lg{font-family:var(--font-display);font-size:1.9rem;font-weight:600;}
  .agent-title-lg{font-family:var(--font-mono);font-size:0.76rem;letter-spacing:0.06em;text-transform:uppercase;color:var(--accent-strong);margin-top:-8px;}
  .agent-bio-text{color:var(--ink-soft);max-width:52ch;}
  .agent-tags{display:flex;flex-wrap:wrap;gap:10px;}
  .agent-tag-chip{
    font-family:var(--font-mono);font-size:0.7rem;letter-spacing:0.05em;text-transform:uppercase;
    padding:7px 12px;border:1px solid var(--line-strong);color:var(--ink-soft);
  }
  .agent-contact-lg{
    display:flex;gap:28px;flex-wrap:wrap;border-top:1px solid var(--line);
    padding-top:18px;margin-top:4px;font-family:var(--font-mono);font-size:0.86rem;
  }
  .agent-contact-lg a{text-decoration:none;color:var(--ink);}
  .agent-contact-lg a:hover{color:var(--accent-strong);}

  /* ---------- testimonials ---------- */
  .testi-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:40px;}
  @media (max-width:860px){.testi-grid{grid-template-columns:1fr;}}
  .testi{border-top:2px solid var(--pine);padding-top:20px;}
  .testi p{font-family:var(--font-display);font-size:1.08rem;color:var(--ink);font-style:italic;}
  .testi cite{display:block;margin-top:16px;font-family:var(--font-mono);font-size:0.72rem;letter-spacing:0.04em;color:var(--ink-faint);font-style:normal;}

  /* ---------- contact ---------- */
  #contact{background:var(--surface-2);border-top:1px solid var(--line);}
  .contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:64px;}
  @media (max-width:860px){.contact-grid{grid-template-columns:1fr;gap:44px;}}
  .field{display:flex;flex-direction:column;gap:8px;margin-bottom:20px;}
  .field label{font-family:var(--font-mono);font-size:0.7rem;letter-spacing:0.08em;text-transform:uppercase;color:var(--ink-faint);}
  .field input, .field select, .field textarea{
    font-family:var(--font-body);font-size:0.96rem;color:var(--ink);
    background:var(--surface);border:1px solid var(--line-strong);padding:12px 14px;
  }
  .field input:focus,.field select:focus,.field textarea:focus{border-color:var(--accent);}
  .field-row{display:grid;grid-template-columns:1fr 1fr;gap:16px;}
  @media (max-width:480px){.field-row{grid-template-columns:1fr;}}
  .form-msg{margin-top:6px;font-family:var(--font-mono);font-size:0.82rem;color:var(--pine);display:none;}
  .form-msg.show{display:block;}

  .signpost{border:1px solid var(--line-strong);background:var(--surface);padding:32px;}
  .signpost h3{font-size:1.2rem;margin-bottom:18px;}
  .signrow{display:flex;justify-content:space-between;gap:16px;padding:14px 0;border-top:1px solid var(--line);font-size:0.92rem;}
  .signrow:first-of-type{border-top:none;}
  .signrow span:first-child{color:var(--ink-faint);font-family:var(--font-mono);font-size:0.76rem;letter-spacing:0.04em;text-transform:uppercase;}
  .signrow span:last-child{text-align:right;color:var(--ink-soft);}
  .signpost .note{margin-top:20px;padding-top:18px;border-top:1px solid var(--line);font-size:0.84rem;color:var(--ink-faint);}

  /* ---------- footer ---------- */
  footer{border-top:1px solid var(--line);background:var(--bg);padding:52px 0 34px;}
  .footer-top{display:flex;justify-content:space-between;align-items:flex-start;gap:32px;flex-wrap:wrap;padding-bottom:32px;border-bottom:1px solid var(--line);}
  .footer-links{display:flex;gap:30px;flex-wrap:wrap;}
  .footer-links a{font-size:0.88rem;color:var(--ink-soft);text-decoration:none;}
  .footer-links a:hover{color:var(--accent-strong);}
  .social-row{display:flex;gap:12px;}
  .social-row a{
    width:36px;height:36px;border:1px solid var(--line-strong);display:flex;align-items:center;justify-content:center;
    text-decoration:none;color:var(--ink-soft);
  }
  .social-row a:hover{border-color:var(--accent);color:var(--accent-strong);}
  .social-row svg{width:15px;height:15px;}
  .footer-bottom{display:flex;justify-content:space-between;gap:20px;flex-wrap:wrap;padding-top:24px;font-size:0.78rem;color:var(--ink-faint);font-family:var(--font-mono);}

  .reveal{opacity:1;transform:none;}
  @media (prefers-reduced-motion: no-preference){
    .reveal{transition:opacity .6s ease, transform .6s ease;}
    .reveal.pre{opacity:0;transform:translateY(16px);}
  }