:root{--navy:#0B1F3A;--navy-l:#16325C;--gold:#C9A84C;--gold-l:#E8C96A;--gold-p:#F5EDD8;--white:#FFF;--g50:#F8F8F6;--g100:#EFEFED;--g300:#C8C8C4;--g500:#888884;--g700:#444440;--g900:#1A1A18;--r:4px;--rl:8px;--sh:0 2px 8px rgba(0,0,0,.10);--shm:0 4px 20px rgba(0,0,0,.13);--shl:0 12px 40px rgba(0,0,0,.18)}
*,*::before,*::after{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}body{font-family:'Inter',sans-serif;color:var(--g900);background:var(--white);line-height:1.65;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}a{text-decoration:none;color:inherit}
.display{font-family:'Cormorant Garamond',serif;font-weight:600;line-height:1.1}
.eyebrow{font-size:11px;font-weight:600;letter-spacing:.18em;text-transform:uppercase;color:var(--gold)}
.wrap{max-width:1160px;margin:0 auto;padding:0 24px}
.sp{padding:80px 0}.sp-sm{padding:52px 0}
.sec-gray{background:var(--g50)}.sec-navy{background:var(--navy);color:var(--white)}.sec-gold{background:var(--gold-p)}
.g2{display:grid;grid-template-columns:1fr 1fr;gap:48px;align-items:center}
.g3{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.g4{display:grid;grid-template-columns:repeat(4,1fr);gap:18px}
.dl{width:46px;height:3px;background:var(--gold);margin-top:16px}.dl.c{margin:16px auto 0}
.btn{display:inline-flex;align-items:center;gap:8px;padding:10px 22px;border-radius:var(--r);font-size:14px;font-weight:500;cursor:pointer;transition:all .22s;border:none;font-family:inherit;line-height:1}
.btn-n{background:var(--navy);color:var(--white)}.btn-n:hover{background:var(--navy-l);transform:translateY(-1px);box-shadow:var(--shm)}
.btn-g{background:var(--gold);color:var(--navy)}.btn-g:hover{background:var(--gold-l);transform:translateY(-1px)}
.btn-o{background:transparent;border:1.5px solid var(--navy);color:var(--navy)}.btn-o:hover{background:var(--navy);color:var(--white)}
.btn-ow{background:transparent;border:1.5px solid rgba(255,255,255,.6);color:var(--white)}.btn-ow:hover{background:rgba(255,255,255,.1);border-color:var(--white)}
.btn-wa{background:#25D366;color:var(--white)}.btn-wa:hover{background:#1EBE59;transform:translateY(-1px)}
.btn-lg{padding:13px 30px;font-size:15px}.btn-sm{padding:7px 14px;font-size:12px}
/* Topbar */
.topbar{background:var(--navy);padding:9px 0}.topbar-in{display:flex;justify-content:space-between;align-items:center}
.topbar a{color:rgba(255,255,255,.72);font-size:13px;display:inline-flex;align-items:center;gap:7px;transition:color .2s}
.topbar a:hover{color:var(--gold)}.tl{display:flex;gap:22px}.tr{display:flex;gap:8px}
.ticon{width:27px;height:27px;border-radius:50%;border:1px solid rgba(255,255,255,.2);display:flex;align-items:center;justify-content:center;font-size:12px}
.ticon:hover{border-color:var(--gold);color:var(--gold)!important}
/* Navbar */
.navbar{background:rgba(255,255,255,.97);backdrop-filter:blur(14px);position:sticky;top:0;z-index:1000;border-bottom:1px solid var(--g100);box-shadow:0 1px 6px rgba(0,0,0,.06)}
.nav-in{display:flex;align-items:center;justify-content:space-between;height:66px}
.logo{display:flex;align-items:center;gap:11px}
.logo-gem{width:40px;height:40px;background:var(--navy);border-radius:6px;display:flex;align-items:center;justify-content:center;flex-shrink:0}
.logo-gem span{color:var(--gold);font-family:'Cormorant Garamond',serif;font-size:22px;font-weight:700}
.logo-txt strong{display:block;font-size:15px;font-weight:600;color:var(--navy);line-height:1.2}
.logo-txt small{font-size:10px;letter-spacing:.12em;text-transform:uppercase;color:var(--g500)}
.nav-links{display:flex;align-items:center;gap:26px}
.nav-links a{font-size:13.5px;font-weight:500;color:var(--g700);transition:color .2s;position:relative;padding:4px 0}
.nav-links a:hover,.nav-links a.here{color:var(--navy)}
.nav-links a.here::after{content:'';position:absolute;bottom:-2px;left:0;right:0;height:2px;background:var(--gold);border-radius:2px}
.nav-acts{display:flex;align-items:center;gap:10px}
.hbg{display:none;background:none;border:none;cursor:pointer;padding:5px}
.hbg span{display:block;width:22px;height:2px;background:var(--navy);margin:5px 0;transition:all .3s}
/* Page banner */
.pbanner{background:var(--navy);padding:60px 0;position:relative;overflow:hidden}
.pbanner::before{content:'';position:absolute;inset:0;background:linear-gradient(135deg,rgba(11,31,58,.93) 0%,rgba(11,31,58,.65) 100%)}
.pbanner img.bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:.22}
.pbanner-in{position:relative;z-index:1}
.pbanner h1{color:var(--white);font-family:'Cormorant Garamond',serif;font-weight:600;font-size:clamp(2rem,5vw,3.2rem);line-height:1.1}
.bc{display:flex;align-items:center;gap:8px;margin-top:12px;font-size:13px;color:rgba(255,255,255,.5)}
.bc a{color:var(--gold)}.bc a:hover{color:var(--gold-l)}.bc span{color:rgba(255,255,255,.28)}
/* Section header */
.sh{margin-bottom:48px}.sh.c{text-align:center}
.sh .eyebrow{margin-bottom:10px}
.sh h2{font-family:'Cormorant Garamond',serif;font-weight:600;line-height:1.1;font-size:clamp(1.6rem,3.5vw,2.6rem);margin-bottom:8px}
.sh p{color:var(--g500);font-size:15px;line-height:1.8;max-width:560px;margin-top:10px}
.sh.c p{margin-left:auto;margin-right:auto}
/* Mission cards */
.mc{background:var(--white);border:1px solid var(--g100);border-radius:var(--rl);padding:32px 24px;position:relative;overflow:hidden}
.mc::before{content:'';position:absolute;top:0;left:0;right:0;height:3px;background:var(--gold)}
.mc-ico{width:50px;height:50px;background:var(--gold-p);border-radius:50%;display:flex;align-items:center;justify-content:center;margin-bottom:16px;color:var(--gold);font-size:20px}
.mc h3{font-family:'Cormorant Garamond',serif;font-size:1.2rem;font-weight:600;margin-bottom:9px;color:var(--navy)}
.mc p{color:var(--g500);font-size:14px;line-height:1.8}
/* Stats */
.sbar{background:var(--navy);padding:44px 0}
.srow{display:grid;grid-template-columns:repeat(4,1fr)}
.sitem{text-align:center;padding:18px;border-right:1px solid rgba(255,255,255,.1)}
.sitem:last-child{border-right:none}
.snum{font-family:'Cormorant Garamond',serif;font-size:2.6rem;font-weight:700;color:var(--gold);display:block}
.slbl{font-size:12px;color:rgba(255,255,255,.5);text-transform:uppercase;letter-spacing:.1em;margin-top:3px}
/* Property cards */
.pc{background:var(--white);border:1px solid var(--g100);border-radius:var(--rl);overflow:hidden;transition:all .3s;box-shadow:var(--sh)}
.pc:hover{transform:translateY(-5px);box-shadow:var(--shl)}
.pc-img{position:relative;height:215px;overflow:hidden}
.pc-img img{width:100%;height:100%;object-fit:cover;transition:transform .4s}
.pc:hover .pc-img img{transform:scale(1.06)}
.pc-bdg{position:absolute;top:12px;left:12px;font-size:11px;font-weight:600;padding:4px 10px;border-radius:var(--r);letter-spacing:.05em}
.bdg-av{background:#1B8A4B;color:var(--white)}.bdg-pl{background:var(--navy);color:var(--white)}
.pc-body{padding:19px}
.pc-body h3{font-family:'Cormorant Garamond',serif;font-size:1.15rem;font-weight:600;color:var(--navy);margin-bottom:5px}
.pc-loc{font-size:12px;color:var(--g500);display:flex;align-items:center;gap:5px;margin-bottom:11px}
.pc-price{font-size:1.25rem;font-family:'Cormorant Garamond',serif;font-weight:700;color:var(--gold);margin-bottom:11px}
.pc-price small{font-size:12px;font-family:'Inter',sans-serif;font-weight:400;color:var(--g500)}
.pc-feats{display:flex;gap:13px;border-top:1px solid var(--g100);padding-top:11px;margin-bottom:13px}
.pf{display:flex;align-items:center;gap:4px;font-size:12px;color:var(--g500)}
.pf i{color:var(--navy);font-size:12px}
.pc-cta{display:flex;gap:7px}
/* Amenity */
.amen{text-align:center;padding:28px 16px;background:var(--white);border-radius:var(--rl);border:1px solid var(--g100);transition:all .3s}
.amen:hover{border-color:var(--gold);box-shadow:var(--shm)}
.amen-ico{width:60px;height:60px;background:var(--navy);border-radius:50%;display:flex;align-items:center;justify-content:center;margin:0 auto 15px;color:var(--gold);font-size:23px}
.amen h3{font-size:14px;font-weight:600;color:var(--navy);margin-bottom:6px}
.amen p{font-size:13px;color:var(--g500);line-height:1.7}
/* Plan cards */
.plan{background:var(--white);border:1.5px solid var(--g100);border-radius:var(--rl);padding:28px;position:relative}
.plan.star{border-color:var(--gold);background:var(--navy);color:var(--white)}
.plan.star .pdesc,.plan.star .pli{color:rgba(255,255,255,.7)}
.plan-top{position:absolute;top:-13px;left:50%;transform:translateX(-50%);background:var(--gold);color:var(--navy);font-size:11px;font-weight:700;padding:4px 14px;border-radius:20px;white-space:nowrap}
.plan-ico{width:46px;height:46px;border-radius:var(--r);background:var(--gold-p);display:flex;align-items:center;justify-content:center;color:var(--gold);font-size:19px;margin-bottom:16px}
.plan.star .plan-ico{background:rgba(201,168,76,.15)}
.plan h3{font-family:'Cormorant Garamond',serif;font-size:1.3rem;margin-bottom:7px}
.pdesc{font-size:14px;color:var(--g500);margin-bottom:16px;line-height:1.7}
.phi{font-size:1.5rem;font-family:'Cormorant Garamond',serif;font-weight:700;color:var(--gold);margin-bottom:16px}
.plist{list-style:none;display:flex;flex-direction:column;gap:8px}
.pli{font-size:13px;color:var(--g500);display:flex;align-items:center;gap:8px}
.pli i{color:var(--gold);width:14px;flex-shrink:0}
/* Testimonials */
.tc{background:var(--white);border:1px solid var(--g100);border-radius:var(--rl);padding:28px;position:relative}
.tc::before{content:'\201C';font-family:'Cormorant Garamond',serif;font-size:68px;color:var(--gold);position:absolute;top:4px;left:16px;line-height:1;opacity:.32}
.tc-text{font-size:14px;line-height:1.85;color:var(--g700);margin-bottom:20px;padding-top:16px}
.tc-auth{display:flex;align-items:center;gap:12px}
.tc-av{width:40px;height:40px;border-radius:50%;background:var(--navy);display:flex;align-items:center;justify-content:center;color:var(--gold);font-family:'Cormorant Garamond',serif;font-size:16px;font-weight:700;flex-shrink:0;overflow:hidden}
.tc-av img{width:100%;height:100%;object-fit:cover}
.tc-info strong{display:block;font-size:14px;font-weight:600;color:var(--navy)}
.tc-info span{font-size:12px;color:var(--g500)}
.stars{color:var(--gold);font-size:12px;margin-top:2px;letter-spacing:1px}
/* Forms */
.fg{display:flex;flex-direction:column;gap:6px}
.fg label{font-size:11px;font-weight:600;color:var(--g500);text-transform:uppercase;letter-spacing:.08em}
.fg input,.fg select,.fg textarea{padding:11px 13px;border:1.5px solid var(--g100);border-radius:var(--r);font-size:14px;font-family:inherit;color:var(--g900);background:var(--g50);transition:border-color .2s;width:100%}
.fg input:focus,.fg select:focus,.fg textarea:focus{outline:none;border-color:var(--gold);background:var(--white)}
.f2{display:grid;grid-template-columns:1fr 1fr;gap:14px}
/* Calculator */
.cw{background:var(--white);border-radius:var(--rl);padding:34px;box-shadow:var(--shm)}
.c-row{margin-bottom:18px}
.c-lbl{display:flex;justify-content:space-between;align-items:center;margin-bottom:6px}
.c-lbl span{font-size:13px;color:var(--g500)}.c-lbl strong{font-size:14px;font-weight:600;color:var(--navy)}
input[type=range]{width:100%;-webkit-appearance:none;height:4px;background:var(--g100);border-radius:2px;cursor:pointer}
input[type=range]::-webkit-slider-thumb{-webkit-appearance:none;width:16px;height:16px;border-radius:50%;background:var(--navy);border:3px solid var(--white);box-shadow:0 0 0 2px var(--navy);cursor:pointer}
.cr{background:var(--navy);color:var(--white);border-radius:var(--rl);padding:24px;text-align:center}
.crl{font-size:11px;text-transform:uppercase;letter-spacing:.1em;opacity:.55;margin-bottom:7px}
.cra{font-family:'Cormorant Garamond',serif;font-size:2.3rem;font-weight:700;color:var(--gold)}
.crn{font-size:11px;opacity:.38;margin-top:4px}
.cbd{display:grid;grid-template-columns:1fr 1fr 1fr;gap:9px;margin-top:16px}
.cbs{background:rgba(255,255,255,.07);border-radius:var(--r);padding:10px;text-align:center}
.cbv{font-size:.95rem;font-weight:600;color:var(--gold-l)}.cbl{font-size:10px;opacity:.42;margin-top:2px;text-transform:uppercase;letter-spacing:.06em}
/* Tabs */
.tabs{display:flex;gap:0;border-bottom:2px solid var(--g100);margin-bottom:32px;overflow-x:auto}
.tbtn{padding:11px 21px;font-size:13.5px;font-weight:500;color:var(--g500);background:none;border:none;cursor:pointer;border-bottom:2px solid transparent;margin-bottom:-2px;white-space:nowrap;transition:all .2s;font-family:inherit}
.tbtn.on{color:var(--navy);border-bottom-color:var(--gold)}
.tpane{display:none}.tpane.on{display:block}
/* Project detail */
.pd{display:grid;grid-template-columns:1fr 1.1fr;gap:38px;align-items:start}
.pd-img{border-radius:var(--rl);overflow:hidden}
.pd-img img{width:100%;height:335px;object-fit:cover}
.pd-price{font-family:'Cormorant Garamond',serif;font-size:1.9rem;font-weight:700;color:var(--gold);margin:11px 0 17px}
.pd-ff{display:grid;grid-template-columns:1fr 1fr;gap:8px;margin-bottom:20px}
.pd-f{display:flex;align-items:center;gap:7px;font-size:13px;color:var(--g700)}
.pd-f i{color:var(--gold);width:14px}
/* Feature list */
.fl{list-style:none;display:flex;flex-direction:column;gap:12px;margin:18px 0 26px}
.fl li{display:flex;align-items:flex-start;gap:11px;font-size:14px;color:var(--g700)}
.ck{width:20px;height:20px;background:var(--navy);border-radius:50%;display:flex;align-items:center;justify-content:center;color:var(--white);font-size:10px;flex-shrink:0;margin-top:2px}
/* Location items */
.li-list{display:flex;flex-direction:column;gap:17px}
.li-item{display:flex;align-items:flex-start;gap:14px}
.li-ico{width:42px;height:42px;background:var(--gold-p);border-radius:50%;display:flex;align-items:center;justify-content:center;color:var(--gold);font-size:17px;flex-shrink:0}
.li-txt strong{display:block;font-weight:600;font-size:14px;color:var(--navy);margin-bottom:2px}
.li-txt span{font-size:13px;color:var(--g500)}
/* About imgs */
.aig{display:grid;grid-template-columns:1fr 1fr;gap:13px}
.aig img{border-radius:var(--rl);height:250px;object-fit:cover;width:100%}
.aig img:first-child{margin-top:26px}
/* Gold badge */
.gbdg{display:inline-flex;align-items:center;gap:10px;background:var(--gold-p);border:1px solid rgba(201,168,76,.5);border-radius:var(--r);padding:11px 18px;margin-bottom:22px}
.gbdg strong{font-size:22px;font-family:'Cormorant Garamond',serif;color:var(--navy)}
.gbdg span{font-size:12px;color:var(--g500);line-height:1.3}
/* CTA band */
.ctaband{background:var(--navy);padding:74px 0;position:relative;overflow:hidden;text-align:center}
.ctaband::before{content:'';position:absolute;top:-60px;right:-60px;width:270px;height:270px;border-radius:50%;background:rgba(201,168,76,.07)}
.ctaband::after{content:'';position:absolute;bottom:-70px;left:8%;width:190px;height:190px;border-radius:50%;background:rgba(201,168,76,.05)}
.ctaband-in{position:relative;z-index:1}
.ctaband h2{color:var(--white);font-family:'Cormorant Garamond',serif;font-weight:600;font-size:clamp(1.6rem,3.5vw,2.5rem);margin-bottom:13px}
.ctaband p{color:rgba(255,255,255,.6);max-width:470px;margin:0 auto 30px;font-size:15px}
.ctabtns{display:flex;gap:11px;justify-content:center;flex-wrap:wrap}
/* Footer */
.footer{background:var(--g900);color:rgba(255,255,255,.62)}
.ft-main{padding:54px 0 34px}
.ft-grid{display:grid;grid-template-columns:2fr 1fr 1fr 1.5fr;gap:42px}
.ft-brand p{font-size:14px;line-height:1.8;margin:14px 0 20px}
.ft-soc{display:flex;gap:8px}
.fsb{width:33px;height:33px;border-radius:50%;border:1px solid rgba(255,255,255,.17);display:flex;align-items:center;justify-content:center;font-size:13px;color:rgba(255,255,255,.62);transition:all .2s}
.fsb:hover{background:var(--gold);border-color:var(--gold);color:var(--navy)}
.ft-col h4{color:var(--white);font-size:13px;font-weight:600;margin-bottom:17px;padding-bottom:8px;border-bottom:1px solid rgba(255,255,255,.07)}
.ft-links{list-style:none;display:flex;flex-direction:column;gap:9px}
.ft-links a{font-size:13px;color:rgba(255,255,255,.52);transition:color .2s}
.ft-links a:hover{color:var(--gold)}
.fci{display:flex;align-items:flex-start;gap:10px;font-size:13px;margin-bottom:10px;color:rgba(255,255,255,.62)}
.fci i{color:var(--gold);width:14px;margin-top:2px;flex-shrink:0}
.ft-bot{border-top:1px solid rgba(255,255,255,.07);padding:17px 0;display:flex;justify-content:space-between;align-items:center;font-size:13px}
.ft-bot-l{display:flex;gap:16px}
.ft-bot-l a{color:rgba(255,255,255,.36);font-size:12px}
.ft-bot-l a:hover{color:var(--gold)}
/* FAB */
.wa-fab{position:fixed;bottom:24px;right:24px;z-index:900;width:52px;height:52px;background:#25D366;border-radius:50%;display:flex;align-items:center;justify-content:center;color:var(--white);font-size:24px;box-shadow:0 4px 17px rgba(37,211,102,.46);cursor:pointer;transition:all .3s;text-decoration:none}
.wa-fab:hover{background:#1EBE59;transform:scale(1.1)}
.btt{position:fixed;bottom:86px;right:24px;z-index:900;width:37px;height:37px;background:var(--navy);color:var(--white);border-radius:50%;display:flex;align-items:center;justify-content:center;cursor:pointer;font-size:14px;opacity:0;transition:all .3s;border:none}
.btt.vis{opacity:1}.btt:hover{background:var(--navy-l)}
/* Svc cards */
.svc{background:var(--white);border:1px solid var(--g100);border-radius:var(--rl);padding:26px;display:flex;gap:18px;align-items:flex-start;transition:all .3s}
.svc:hover{box-shadow:var(--shm);border-color:var(--gold)}
.svc-ico{width:50px;height:50px;background:var(--navy);border-radius:var(--r);display:flex;align-items:center;justify-content:center;color:var(--gold);font-size:21px;flex-shrink:0}
.svc h3{font-size:16px;font-weight:600;color:var(--navy);margin-bottom:7px}
.svc p{font-size:13px;color:var(--g500);line-height:1.75}
/* Feature items */
.fvi{display:flex;gap:16px;padding:21px 0;border-bottom:1px solid var(--g100)}
.fvi:last-child{border-bottom:none}
.fvn{font-family:'Cormorant Garamond',serif;font-size:1.8rem;font-weight:700;color:var(--gold);min-width:42px;line-height:1}
.fvi h3{font-size:15px;font-weight:600;color:var(--navy);margin-bottom:5px}
.fvi p{font-size:13px;color:var(--g500);line-height:1.7}
/* Gallery */
.gg{display:grid;grid-template-columns:repeat(3,1fr);gap:11px}
.gi{border-radius:var(--rl);overflow:hidden;aspect-ratio:4/3;cursor:pointer}
.gi img{width:100%;height:100%;object-fit:cover;transition:transform .4s}
.gi:hover img{transform:scale(1.06)}
/* Agents */
.agent{background:var(--white);border:1px solid var(--g100);border-radius:var(--rl);padding:24px;text-align:center;transition:all .3s}
.agent:hover{box-shadow:var(--shm);transform:translateY(-3px)}
.agent-av{width:74px;height:74px;border-radius:50%;background:var(--navy);display:flex;align-items:center;justify-content:center;color:var(--gold);font-family:'Cormorant Garamond',serif;font-size:27px;font-weight:700;margin:0 auto 13px;overflow:hidden}
.agent-av img{width:100%;height:100%;object-fit:cover}
.agent h3{font-size:16px;font-weight:600;color:var(--navy);margin-bottom:3px}
.agent-r{font-size:11px;color:var(--gold);text-transform:uppercase;letter-spacing:.09em;font-weight:600;margin-bottom:13px}
.agent-links{display:flex;flex-direction:column;gap:7px}
.agent-links a{display:flex;align-items:center;justify-content:center;gap:7px;font-size:13px;color:var(--g500);transition:color .2s}
.agent-links a:hover{color:var(--navy)}
.agent-btns{display:flex;gap:7px;margin-top:15px;justify-content:center}
/* Blog */
.blc{background:var(--white);border:1px solid var(--g100);border-radius:var(--rl);overflow:hidden;transition:all .3s}
.blc:hover{transform:translateY(-3px);box-shadow:var(--shm)}
.bl-img{height:192px;overflow:hidden}
.bl-img img{width:100%;height:100%;object-fit:cover;transition:transform .4s}
.blc:hover .bl-img img{transform:scale(1.05)}
.bl-body{padding:19px}
.bltag{font-size:10px;font-weight:700;letter-spacing:.1em;text-transform:uppercase;color:var(--gold);background:var(--gold-p);padding:3px 9px;border-radius:var(--r);display:inline-block;margin-bottom:10px}
.bl-body h3{font-family:'Cormorant Garamond',serif;font-size:1.05rem;font-weight:600;color:var(--navy);margin-bottom:7px;line-height:1.4}
.bl-body p{font-size:13px;color:var(--g500);line-height:1.7;margin-bottom:13px}
.bl-meta{font-size:12px;color:var(--g300);display:flex;align-items:center;gap:11px}
/* Contact */
.ccard{background:var(--white);border:1px solid var(--g100);border-radius:var(--rl);padding:24px;display:flex;gap:17px;align-items:flex-start;transition:all .3s}
.ccard:hover{box-shadow:var(--shm)}
.cc-ico{width:46px;height:46px;background:var(--navy);border-radius:50%;display:flex;align-items:center;justify-content:center;color:var(--gold);font-size:18px;flex-shrink:0}
.cc-txt strong{display:block;font-size:13px;font-weight:600;color:var(--navy);margin-bottom:4px}
.cc-txt a,.cc-txt span{font-size:14px;color:var(--g700);display:block;line-height:1.6}
.cc-txt a:hover{color:var(--gold)}
/* Search bar */
.sbar{background:var(--white);box-shadow:var(--shl);border-radius:var(--rl);padding:22px 24px;margin:-34px auto 0;position:relative;z-index:10;max-width:960px}
.sbar-t{font-size:12px;font-weight:600;color:var(--g500);text-transform:uppercase;letter-spacing:.1em;margin-bottom:13px}
.sbar-f{display:grid;grid-template-columns:1fr 1fr 1fr 1fr auto;gap:10px;align-items:end}
.sf label{font-size:11px;font-weight:600;color:var(--g500);text-transform:uppercase;letter-spacing:.08em;display:block;margin-bottom:5px}
.sf select,.sf input{width:100%;padding:9px 11px;border:1.5px solid var(--g100);border-radius:var(--r);font-size:13px;color:var(--g900);background:var(--g50);font-family:inherit;appearance:none}
.sf select:focus,.sf input:focus{outline:none;border-color:var(--gold);background:var(--white)}
/* Map */
.mapw{border-radius:var(--rl);overflow:hidden;border:1px solid var(--g100)}
/* 404 */
.e404{text-align:center;padding:90px 0;min-height:55vh;display:flex;align-items:center;justify-content:center;flex-direction:column}
.e404-num{font-family:'Cormorant Garamond',serif;font-size:clamp(6rem,15vw,10rem);font-weight:700;color:var(--navy);line-height:1;margin-bottom:10px}
.e404-num span{color:var(--gold)}
/* Hero */
.hero{position:relative;min-height:90vh;display:flex;align-items:center;overflow:hidden;background:var(--navy)}
.hs-wrap{position:absolute;inset:0}
.hs-slide{position:absolute;inset:0;opacity:0;transition:opacity 1s ease}
.hs-slide.on{opacity:1}
.hs-slide img{width:100%;height:100%;object-fit:cover}
.h-overlay{position:absolute;inset:0;background:linear-gradient(135deg,rgba(11,31,58,.88) 0%,rgba(11,31,58,.5) 60%,transparent 100%)}
.h-content{position:relative;z-index:2;max-width:700px}
.h-content .eyebrow{color:var(--gold-l);margin-bottom:18px}
.h-content h1{color:var(--white);font-family:'Cormorant Garamond',serif;font-weight:600;line-height:1.08;font-size:clamp(2rem,5vw,3.5rem);margin-bottom:18px}
.h-sub{font-size:17px;color:rgba(255,255,255,.82);max-width:530px;margin-bottom:34px;line-height:1.7}
.h-btns{display:flex;gap:11px;flex-wrap:wrap}
.h-stats{position:absolute;bottom:38px;left:0;right:0;z-index:2}
.hsi{display:flex;gap:30px;border-left:3px solid var(--gold);padding-left:22px}
.hs-s{color:var(--white)}
.hs-s strong{display:block;font-family:'Cormorant Garamond',serif;font-size:1.9rem;font-weight:700;color:var(--gold)}
.hs-s span{font-size:12px;opacity:.68;text-transform:uppercase;letter-spacing:.1em}
.h-nav{position:absolute;bottom:38px;right:22px;z-index:2;display:flex;gap:7px}
.hs-dot{width:7px;height:7px;border-radius:50%;background:rgba(255,255,255,.38);cursor:pointer;transition:all .3s}
.hs-dot.on{background:var(--gold);width:22px;border-radius:4px}
/* Responsive */
@media(max-width:1024px){.ft-grid{grid-template-columns:1fr 1fr}.srow{grid-template-columns:1fr 1fr}.sitem{border-bottom:1px solid rgba(255,255,255,.1)}.sbar-f{grid-template-columns:1fr 1fr}.sbar-f .btn{grid-column:1/-1;justify-self:start}}
@media(max-width:768px){.topbar{display:none}.nav-links{display:none;position:fixed;top:66px;left:0;right:0;background:var(--white);flex-direction:column;padding:17px 22px;border-bottom:1px solid var(--g100);gap:0;z-index:999;box-shadow:var(--shl)}.nav-links.open{display:flex}.nav-links a{padding:12px 0;border-bottom:1px solid var(--g100)}.hbg{display:block}.nav-acts .btn:not(.btn-g){display:none}.sp{padding:52px 0}.g2{grid-template-columns:1fr}.g3{grid-template-columns:1fr}.g4{grid-template-columns:1fr 1fr}.ft-grid{grid-template-columns:1fr;gap:26px}.ft-bot{flex-direction:column;gap:8px;text-align:center}.pd{grid-template-columns:1fr}.f2{grid-template-columns:1fr}.cbd{grid-template-columns:1fr}.aig{grid-template-columns:1fr}.aig img:first-child{margin-top:0}.gg{grid-template-columns:1fr 1fr}.srow{grid-template-columns:1fr 1fr}.ctabtns{flex-direction:column;align-items:center}.pbanner{padding:42px 0}.hero{min-height:78vh}.h-stats{display:none}.h-btns{flex-direction:column}.h-btns .btn{align-self:flex-start}}
@media(max-width:480px){.g4{grid-template-columns:1fr}.gg{grid-template-columns:1fr}}

/* ═══ MOBILE IMPROVEMENTS ═══ */

/* Prevent horizontal scroll everywhere */
html, body { overflow-x: hidden; width: 100%; }

/* Hero mobile */
@media(max-width:768px){
  .hero { min-height: 100svh; min-height: 100vh; }
  .h-content { padding: 0 4px; }
  .h-content h1 { font-size: clamp(1.65rem,7vw,2.4rem); margin-bottom:14px; }
  .h-sub { font-size: 15px; margin-bottom: 26px; }
  .h-btns { gap: 9px; }
  .h-btns .btn { width: 100%; justify-content: center; padding: 13px 18px; font-size: 14px; }

  /* Page banner */
  .pbanner { padding: 36px 0; }
  .pbanner h1 { font-size: clamp(1.6rem,6vw,2.4rem); }

  /* Navbar mobile */
  .navbar { height: auto; }
  .nav-in { height: 60px; }
  .logo-txt strong { font-size: 13px; }
  .logo-txt small { display: none; }
  .nav-links.open { top: 60px; }

  /* Full-width buttons on mobile */
  .ctabtns { flex-direction: column; align-items: stretch; }
  .ctabtns .btn { justify-content: center; width: 100%; }

  /* Section padding tighter */
  .sp { padding: 42px 0; }
  .wrap { padding: 0 16px; }

  /* Stats row 2-col */
  .srow { grid-template-columns: 1fr 1fr; }
  .sitem { padding: 14px 8px; }
  .snum { font-size: 2rem; }

  /* Property card full width */
  .g4 { grid-template-columns: 1fr; }
  .g3 { grid-template-columns: 1fr; }

  /* Amenity cards 2-col on mobile */
  .g3.amenities-grid { grid-template-columns: 1fr 1fr !important; gap: 12px !important; }

  /* Gallery 2 col */
  .gg { grid-template-columns: 1fr 1fr; gap: 8px; }

  /* Forms full width */
  .f2 { grid-template-columns: 1fr; }
  .fg input, .fg select, .fg textarea { font-size: 16px; /* prevent iOS zoom */ }

  /* Plan cards */
  .plan { margin-top: 16px; }
  .plan.star { margin-top: 24px; }

  /* Calculator breakdown 1 col */
  .cbd { grid-template-columns: 1fr 1fr; }

  /* Footer */
  .ft-grid { grid-template-columns: 1fr; gap: 24px; }
  .ft-bot { flex-direction: column; gap: 8px; text-align: center; }
  .ft-bot-l { justify-content: center; }

  /* Contact cards */
  .ccard { flex-direction: row; align-items: flex-start; }

  /* Back to top + WhatsApp FAB */
  .wa-fab { width: 48px; height: 48px; font-size: 22px; bottom: 16px; right: 16px; }
  .btt { width: 34px; height: 34px; bottom: 74px; right: 16px; }

  /* Topbar hidden already, ensure */
  .topbar { display: none !important; }

  /* Svc cards stack */
  .svc { flex-direction: column; gap: 12px; }

  /* About image stack */
  .aig { grid-template-columns: 1fr; }
  .aig img { height: 200px; }
  .aig img:first-child { margin-top: 0; }

  /* Project detail stack */
  .pd { grid-template-columns: 1fr; }
  .pd-img img { height: 220px; }

  /* Tab buttons scrollable */
  .tabs { -webkit-overflow-scrolling: touch; scrollbar-width: none; }
  .tabs::-webkit-scrollbar { display: none; }
  .tbtn { padding: 10px 14px; font-size: 13px; }

  /* Search bar */
  .sbar { margin: 0 12px; border-radius: 8px; }
  .sbar-f { grid-template-columns: 1fr 1fr; gap: 8px; }
  .sbar-f .btn { grid-column: 1 / -1; justify-content: center; width: 100%; }

  /* Section headers */
  .sh h2, .sh.c h2 { font-size: clamp(1.4rem,5vw,2rem); }
}

@media(max-width:380px){
  .g3.amenities-grid { grid-template-columns: 1fr !important; }
  .cbd { grid-template-columns: 1fr; }
  .srow { grid-template-columns: 1fr; }
}

/* ═══════════════════════════════════════════
   MOBILE FIXES & RTO CALCULATOR STYLES
═══════════════════════════════════════════ */

/* ── Mobile nav overhaul ── */
@media(max-width:768px){
  .nav-in{height:58px}
  .logo-gem{width:36px;height:36px}
  .logo-txt strong{font-size:13px}
  .logo-txt small{display:none}
  .nav-links{top:58px;padding:0}
  .nav-links a{padding:14px 20px;border-bottom:1px solid var(--g100);font-size:15px;width:100%}
  .nav-acts{gap:7px}
  .nav-acts .btn-g{padding:8px 12px;font-size:13px}
  .nav-acts .btn-n{display:none}
  .hbg{display:flex;flex-direction:column;justify-content:center;padding:8px;gap:5px}

  /* Hero mobile */
  .hero{min-height:100svh}
  .h-content{padding:20px 0 100px}
  .h-content h1{font-size:clamp(1.8rem,7vw,2.6rem);margin-bottom:14px}
  .h-sub{font-size:15px;margin-bottom:24px}
  .h-btns{flex-direction:column;align-items:stretch}
  .h-btns .btn{width:100%;justify-content:center;padding:14px 20px;font-size:15px}
  .h-nav{bottom:28px;right:50%;transform:translateX(50%)}

  /* Search bar mobile */
  .sbar{margin:0 12px;border-radius:var(--r)}
  .sbar-f{grid-template-columns:1fr 1fr}
  .sbar-f .btn{grid-column:1/-1;justify-content:center;width:100%}

  /* Page banner mobile */
  .pbanner{padding:36px 0}
  .pbanner h1{font-size:clamp(1.6rem,6vw,2.4rem)}

  /* Sections */
  .sp{padding:48px 0}
  .wrap{padding:0 16px}

  /* Grid adjustments */
  .g2{gap:28px}
  .g3{gap:18px}
  .g4{grid-template-columns:1fr 1fr;gap:14px}

  /* Prop cards */
  .pc-img{height:185px}
  .pc-body{padding:14px}
  .pc-body h3{font-size:1rem}
  .pc-price{font-size:1.1rem}
  .pc-feats{flex-wrap:wrap;gap:8px}

  /* Stats bar */
  .srow{grid-template-columns:1fr 1fr}
  .sitem{padding:16px 10px;border-right:none;border-bottom:1px solid rgba(255,255,255,.1)}
  .sitem:nth-child(odd){border-right:1px solid rgba(255,255,255,.1)}
  .snum{font-size:2rem}

  /* Plan cards */
  .g3 .plan{margin-top:14px}
  .plan.star{margin-top:28px}

  /* Forms */
  .f2{grid-template-columns:1fr}
  .fg input,.fg select,.fg textarea{font-size:16px}/* prevent iOS zoom */

  /* Calc */
  .cbd{grid-template-columns:1fr 1fr}
  .cra{font-size:1.9rem}

  /* About imgs */
  .aig{grid-template-columns:1fr}
  .aig img{height:220px}
  .aig img:first-child{margin-top:0}

  /* Gallery */
  .gg{grid-template-columns:1fr 1fr;gap:8px}
  .gi{aspect-ratio:1/1}

  /* CTA band */
  .ctaband{padding:52px 0}
  .ctabtns{flex-direction:column;align-items:stretch}
  .ctabtns .btn{width:100%;justify-content:center}

  /* Footer */
  .ft-grid{grid-template-columns:1fr;gap:24px}
  .ft-bot{flex-direction:column;gap:6px;text-align:center}

  /* Contact cards */
  .ccard{flex-direction:column;gap:12px;text-align:center}
  .cc-ico{margin:0 auto}

  /* RTO Calc */
  .rto-units{grid-template-columns:1fr 1fr}
  .rto-result-grid{grid-template-columns:1fr 1fr}

  /* WA fab */
  .wa-fab{width:48px;height:48px;font-size:22px;bottom:18px;right:18px}
  .btt{bottom:76px;right:18px;width:34px;height:34px;font-size:13px}
}
@media(max-width:400px){
  .g4{grid-template-columns:1fr}
  .rto-units{grid-template-columns:1fr}
  .gg{grid-template-columns:1fr}
  .srow{grid-template-columns:1fr 1fr}
}

/* ── RTO Calculator styles ── */
.rto-calc-wrap{background:var(--white);border-radius:var(--rl);padding:36px;box-shadow:var(--shm)}
.rto-units{display:grid;grid-template-columns:repeat(4,1fr);gap:10px;margin-bottom:24px}
.rto-unit{border:1.5px solid var(--g100);border-radius:var(--r);padding:14px 12px;cursor:pointer;text-align:center;transition:all .2s;background:var(--g50)}
.rto-unit:hover{border-color:var(--gold);background:var(--gold-p)}
.rto-unit.sel{border-color:var(--navy);background:var(--navy);color:var(--white)}
.rto-unit.sel .rto-u-name,.rto-unit.sel .rto-u-price{color:var(--white)}
.rto-unit.sel .rto-u-price{color:var(--gold)}
.rto-u-name{font-size:12px;font-weight:600;color:var(--navy);margin-bottom:4px;line-height:1.3}
.rto-u-price{font-family:'Cormorant Garamond',serif;font-size:1.05rem;font-weight:700;color:var(--gold)}
.rto-slider-row{margin-bottom:20px}
.rto-slider-lbl{display:flex;justify-content:space-between;margin-bottom:6px}
.rto-slider-lbl span{font-size:12px;color:var(--g500)}
.rto-slider-lbl strong{font-size:14px;font-weight:600;color:var(--navy)}
.rto-result{background:var(--navy);border-radius:var(--rl);padding:26px;margin-top:6px}
.rto-result-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:10px;margin-bottom:18px}
.rto-r-box{background:rgba(255,255,255,.08);border-radius:var(--r);padding:14px 10px;text-align:center}
.rto-r-val{font-family:'Cormorant Garamond',serif;font-size:1.25rem;font-weight:700;color:var(--gold);display:block}
.rto-r-lbl{font-size:10px;color:rgba(255,255,255,.45);text-transform:uppercase;letter-spacing:.06em;margin-top:4px;display:block}
.rto-monthly{text-align:center;padding-top:18px;border-top:1px solid rgba(255,255,255,.1)}
.rto-monthly-lbl{font-size:12px;color:rgba(255,255,255,.5);text-transform:uppercase;letter-spacing:.1em;margin-bottom:6px}
.rto-monthly-val{font-family:'Cormorant Garamond',serif;font-size:2.6rem;font-weight:700;color:var(--gold);display:block}
.rto-monthly-note{font-size:11px;color:rgba(255,255,255,.35);margin-top:4px}
.rto-no-interest{display:inline-flex;align-items:center;gap:6px;background:rgba(28,184,75,.15);border:1px solid rgba(28,184,75,.3);color:#4ade80;font-size:12px;font-weight:600;padding:5px 12px;border-radius:20px;margin-top:10px}

/* ═══════════════════════════════════════════════════════════
   LOGO + BRAND COLOR REBRAND  (matches Agate Properties logo)
   Logo palette: Deep Teal #1D6A8A / Steel Blue #2E8FAD
                 Champagne Gold #C9A84C / Brushed Silver #B0AFA8
   ═══════════════════════════════════════════════════════════ */

/* ── Override brand vars to match logo ── */
:root {
  --navy:    #14506B;   /* deep teal from logo body */
  --navy-l:  #1D6A8A;   /* mid teal */
  --navy-xl: #2E8FAD;   /* lighter steel blue */
  --gold:    #C9A84C;   /* champagne gold (unchanged — already matches) */
  --gold-l:  #E2C46A;
  --gold-p:  #F7F0DC;
  --accent:  #B0AFA8;   /* brushed silver from logo streaks */
}

/* ── Navbar logo ── */
.nav-logo {
  height: 42px;
  width: auto;
  object-fit: contain;
  flex-shrink: 0;
  display: block;
  /* logo has white bg — clip it clean */
  mix-blend-mode: multiply;
}
/* fallback for browsers that don't support multiply well */
@supports not (mix-blend-mode: multiply) {
  .nav-logo { border-radius: 4px; }
}

/* ── Footer logo ── */
.ft-logo {
  height: 52px;
  width: auto;
  object-fit: contain;
  flex-shrink: 0;
  display: block;
  margin-bottom: 4px;
  /* dark footer bg — blend white away, show the teal+gold mark */
  filter: drop-shadow(0 0 0px transparent);
  background: rgba(255,255,255,0.07);
  border-radius: 8px;
  padding: 6px 10px;
}

/* hide any residual gem divs */
.logo-gem { display: none !important; }

/* logo wrapper spacing */
.logo { gap: 10px; align-items: center; }
.nav-in .logo-txt strong { font-size: 15px; }

/* ── Topbar — teal tint ── */
.topbar { background: #0F3D52; }

/* ── Navbar active underline uses logo teal ── */
.nav-links a.here::after { background: var(--navy-xl); }

/* ── Buttons recolored ── */
.btn-n  { background: var(--navy); }
.btn-n:hover { background: var(--navy-l); }

/* ── Hero overlay teal tint ── */
.h-overlay {
  background: linear-gradient(135deg,
    rgba(20,80,107,.90) 0%,
    rgba(20,80,107,.55) 55%,
    transparent 100%);
}

/* ── Section navy ── */
.sec-navy { background: #0F3D52; }

/* ── Stats bar ── */
.sbar-x { background: #0F3D52; }
div[style*="background:var(--navy)"] { background: #0F3D52!important; }

/* ── CTA band ── */
.ctaband { background: #0F3D52; }
.ctaband::before { background: rgba(201,168,76,.09); }
.ctaband::after  { background: rgba(201,168,76,.06); }

/* ── Plan star card ── */
.plan.star { background: #0F3D52; border-color: var(--gold); }

/* ── MC icon bg uses teal ── */
.mc-ico  { background: rgba(46,143,173,.12); color: var(--navy); }
.amen-ico{ background: var(--navy); color: var(--gold); }
.svc-ico { background: var(--navy); color: var(--gold); }
.agent-av{ background: var(--navy); color: var(--gold); }
.ccard-ico{ background: var(--navy); }
.li-ico  { background: rgba(46,143,173,.12); color: var(--navy); }
.logo-gem span { color: var(--gold); }

/* ── Page banner teal gradient ── */
.pbanner {
  background: linear-gradient(135deg, #0F3D52 0%, #1D6A8A 100%);
}
.pbanner::before {
  background: linear-gradient(135deg,rgba(15,61,82,.92) 0%,rgba(15,61,82,.6) 100%);
}

/* ── RTO result bg ── */
.rto-result { background: #0F3D52; }
.rto-r-box  { background: rgba(255,255,255,.09); }

/* ── Calc result bg ── */
.cr { background: #0F3D52; }

/* ── Feature numbers ── */
.fvn { color: var(--navy-xl); }

/* ── Invest numbers ── */
/* ── Project detail price ── */
.pd-price { color: var(--gold); }

/* ── Footer ── */
.footer { background: #0A2E3D; }
.ft-col h4 { border-bottom-color: rgba(255,255,255,.08); }
.fsb:hover { background: var(--gold); border-color: var(--gold); color: #0A2E3D; }

/* ── Footer bottom bar (new) ── */
.ft-bot-new {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  justify-content: space-between;
  gap: 10px;
  padding: 18px 0;
  border-top: 1px solid rgba(255,255,255,.08);
  font-size: 12px;
  color: rgba(255,255,255,.42);
}
.ft-bot-new .ft-bot-left { flex: 1 1 auto; }
.ft-bot-new .ft-bot-mid {
  display: flex;
  align-items: center;
  gap: 8px;
  flex-wrap: wrap;
  justify-content: center;
}
.ft-bot-new .ft-bot-mid a {
  color: rgba(255,255,255,.42);
  font-size: 12px;
  transition: color .2s;
}
.ft-bot-new .ft-bot-mid a:hover { color: var(--gold); }
.ft-sep { color: rgba(255,255,255,.2); }
.ft-bot-new .ft-bot-right {
  font-size: 12px;
  color: rgba(255,255,255,.38);
  text-align: right;
}
.ft-bot-new .ft-bot-right a {
  color: var(--gold);
  font-weight: 600;
  transition: color .2s;
}
.ft-bot-new .ft-bot-right a:hover { color: var(--gold-l); }
.ft-heart { color: #e05a6b; font-size: 13px; }

/* ── 404 error number ── */
.e404-num span { color: var(--gold); }

/* ── Scroll-bar accent ── */
::-webkit-scrollbar-thumb { background: var(--navy-l); }
::-webkit-scrollbar { width: 6px; }
::-webkit-scrollbar-track { background: #f0f0ee; }

/* ── Mobile footer bottom ── */
@media(max-width:768px){
  .ft-bot-new {
    flex-direction: column;
    align-items: center;
    text-align: center;
  }
  .ft-bot-new .ft-bot-left,
  .ft-bot-new .ft-bot-right { text-align: center; }
  .nav-logo { height: 34px; }
  .ft-logo  { height: 44px; }
}