/* Empire Real Estate — brand: forest green #0A3D2F, gold #C9A227, cream #F8F1E9 */
:root{
  --green:#0A3D2F; --green-2:#0f5240; --gold:#C9A227; --gold-2:#b38f1f;
  --cream:#F8F1E9; --ink:#1F2937; --muted:#5b6472; --line:#e6ddd0; --white:#fff;
  --radius:14px; --shadow:0 10px 30px -12px rgba(10,61,47,.25);
  --serif:'Playfair Display',Georgia,serif; --sans:'Inter',system-ui,-apple-system,Segoe UI,Roboto,sans-serif;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:80px}
body{overflow-x:hidden;margin:0;font-family:var(--sans);color:var(--ink);background:var(--cream);line-height:1.6;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:var(--green-2)}
a:hover{color:var(--gold-2)}
h1,h2,h3{font-family:var(--serif);color:var(--green);line-height:1.15;margin:0 0 .5em}
h2{font-size:clamp(1.9rem,4vw,2.75rem)}
h3{font-size:1.3rem}
.container{width:min(1180px,92%);margin:0 auto}
.skip-link{position:absolute;left:-999px;top:0;background:var(--gold);padding:8px 12px;z-index:100}
.skip-link:focus{left:8px}
.eyebrow{font-size:.78rem;letter-spacing:.2em;font-weight:700;color:var(--gold-2);margin:0 0 .6rem}
.eyebrow-light{color:var(--gold)}
.center{text-align:center}
.fine{font-size:.8rem;color:var(--muted)}
.placeholder-text{color:#9a6b00;font-style:italic;font-size:.9rem}

/* Buttons */
.btn{white-space:nowrap;display:inline-flex;align-items:center;justify-content:center;gap:.4rem;padding:.75rem 1.3rem;border-radius:999px;font-weight:600;text-decoration:none;border:2px solid transparent;cursor:pointer;font:inherit;font-weight:600;transition:.2s}
.btn-gold{background:var(--gold);color:var(--green)}
.btn-gold:hover{background:var(--gold-2);color:var(--green)}
.btn-outline{border-color:var(--green);color:var(--green);background:transparent}
.btn-outline:hover{background:var(--green);color:#fff}
.btn-outline-light{border-color:rgba(255,255,255,.8);color:#fff}
.btn-outline-light:hover{background:#fff;color:var(--green)}
.btn-lg{padding:.95rem 1.6rem;font-size:1.02rem}
.btn-sm{padding:.45rem .9rem;font-size:.85rem}
.btn-block{width:100%}

/* Header */
.site-header{position:sticky;top:0;z-index:50;background:rgba(255,255,255,.96);backdrop-filter:blur(8px);box-shadow:0 1px 0 var(--line)}
.header-inner{display:flex;align-items:center;justify-content:space-between;height:72px}
.brand{display:flex;align-items:center;gap:.6rem;text-decoration:none}
.brand-text{display:flex;flex-direction:column;line-height:1}
.brand-name{font-weight:800;font-size:1.6rem;letter-spacing:-.02em;color:var(--green)}
.brand-sub{font-size:.62rem;font-weight:700;letter-spacing:.3em;color:var(--gold-2);margin-top:2px}
.nav{display:flex;align-items:center;gap:1.4rem}
.nav a{text-decoration:none;color:var(--ink);font-weight:500;font-size:.95rem}
.nav a:hover{color:var(--gold-2)}
.nav .nav-cta{color:var(--green);padding:.55rem 1rem}
.nav-toggle{display:none;background:none;border:0;width:44px;height:44px;cursor:pointer;flex-direction:column;justify-content:center;gap:5px;align-items:center}
.nav-toggle span{display:block;width:24px;height:2px;background:var(--green)}

/* Hero */
.hero{background:linear-gradient(180deg,rgba(10,61,47,.72),rgba(10,61,47,.82)),url('assets/hero-bg.jpg') center/cover no-repeat;color:#fff;padding:clamp(5rem,12vw,9rem) 0 clamp(4rem,10vw,7rem);text-align:center}
.hero h1{color:#fff;font-size:clamp(2.4rem,7vw,4.8rem);letter-spacing:-.01em}
.hero .eyebrow{color:var(--gold)}
.hero-lead{max-width:680px;margin:0 auto 2rem;font-size:clamp(1.02rem,2vw,1.2rem);color:rgba(255,255,255,.92)}
.hero-actions{display:flex;flex-wrap:wrap;gap:.8rem;justify-content:center}

/* Trust strip */
.trust{background:var(--green);color:#fff}
.trust-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:1rem;padding:1.4rem 0}
.trust-grid div{display:flex;flex-direction:column;text-align:center}
.trust-grid strong{color:var(--gold);font-family:var(--serif);font-size:1.15rem}
.trust-grid span{font-size:.88rem;opacity:.9}

/* Sections */
.section{padding:clamp(3.5rem,8vw,6rem) 0}
.section-alt{background:#fff}
.section-dark{background:var(--green);color:#fff}
.section-dark h2,.section-dark h3{color:#fff}
.section-head{text-align:center;max-width:760px;margin:0 auto 2.5rem}
.section-sub{color:var(--muted)}

/* Listings */
.listings-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(270px,1fr));gap:1.6rem}
.listing{background:#fff;border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow);display:flex;flex-direction:column;transition:transform .25s,box-shadow .25s}
.listing:hover{transform:translateY(-6px);box-shadow:0 22px 40px -16px rgba(10,61,47,.35)}
.listing-media{position:relative;display:block;aspect-ratio:16/10;background:var(--green);overflow:hidden}
.listing-media>img{width:100%;height:100%;object-fit:cover}
.listing-ph{position:absolute;inset:0;display:flex;flex-direction:column;align-items:center;justify-content:center;gap:.5rem;color:var(--gold);font-family:var(--serif);font-size:1.3rem;background:linear-gradient(135deg,rgba(10,61,47,.86),rgba(15,82,64,.9)),url('assets/hero-bg.jpg') center/cover}
.badge{position:absolute;top:12px;left:12px;background:var(--gold);color:var(--green);font-size:.72rem;font-weight:700;letter-spacing:.08em;padding:.3rem .65rem;border-radius:999px;text-transform:uppercase}
.badge-price-reduced{background:#fff}
.badge-just-listed{background:#15803d;color:#fff}
.badge-pending{background:#f0b429}
.badge-sold{background:#b91c1c;color:#fff}
.photo-hint{position:absolute;right:12px;bottom:10px;color:#fff;font-size:.78rem;opacity:.9}
.listing-body{padding:1.2rem 1.3rem 1.3rem;display:flex;flex-direction:column;flex:1}
.listing-type{margin:0;font-size:.75rem;letter-spacing:.14em;text-transform:uppercase;color:var(--gold-2);font-weight:700}
.listing-price{margin:.2rem 0 .3rem;font-size:1.6rem;font-weight:700;color:var(--green)}
.listing h3{font-size:1.12rem;margin-bottom:.2rem}
.listing-addr{margin:0 0 .6rem;color:var(--muted);font-size:.9rem}
.facts{list-style:none;padding:.6rem 0;margin:0 0 .6rem;display:flex;flex-wrap:wrap;gap:.4rem 1rem;border-top:1px solid var(--line);border-bottom:1px solid var(--line);font-size:.88rem}
.listing-desc{font-size:.92rem;color:#374151;flex:1}
.listing-foot{display:flex;justify-content:space-between;align-items:center;gap:.6rem;margin-top:.6rem}
.recent{margin-top:3rem;background:#fff;border-radius:var(--radius);padding:1.5rem 1.6rem;border:1px solid var(--line)}
.recent h3{margin-bottom:.8rem}
.recent-list{list-style:none;margin:0 0 .8rem;padding:0;display:grid;grid-template-columns:repeat(auto-fill,minmax(300px,1fr));gap:.5rem 1.4rem}
.recent-list li{font-size:.95rem}
.recent-list em{color:var(--muted);font-style:normal;font-size:.85rem}
.sold-tag{display:inline-block;background:var(--green);color:var(--gold);font-size:.68rem;font-weight:700;letter-spacing:.1em;padding:.15rem .45rem;border-radius:4px;margin-right:.5rem}

/* Services */
.services-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1.4rem}
.service{background:var(--cream);border-radius:var(--radius);padding:1.6rem;border:1px solid var(--line)}
.service-icon{font-size:2rem;margin-bottom:.4rem}
.service p{margin:0;color:#374151}

/* Team */
.team-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1.6rem;max-width:1100px;margin:0 auto}
.agent{background:#fff;border-radius:var(--radius);box-shadow:var(--shadow);overflow:hidden;display:flex;flex-direction:column}
.agent-photo{width:100%;aspect-ratio:4/5;object-fit:cover;object-position:center 20%;background:#3a3a3c}
.agent-photo.placeholder{display:flex;align-items:center;justify-content:center;background:var(--green);color:var(--gold);font-family:var(--serif);font-size:2.4rem}
.agent-body{padding:1.4rem}
.agent-role{margin:-.3rem 0 .7rem;color:var(--gold-2);font-weight:600;font-size:.9rem}
.agent-body p{font-size:.93rem}
.agent-contact{display:flex;flex-direction:column;gap:.15rem;margin-bottom:0}
.agent-contact a{font-weight:600;text-decoration:none;word-break:break-all}

/* Valuation */
.valuation{background:linear-gradient(135deg,var(--green),#06281f);color:#fff}
.valuation h2{color:#fff}
.valuation-inner{display:grid;grid-template-columns:1fr 1fr;gap:3rem;align-items:center}
.checks{list-style:none;padding:0}
.checks li{padding-left:1.8rem;position:relative;margin:.5rem 0}
.checks li::before{content:"✓";position:absolute;left:0;color:var(--gold);font-weight:700}

/* Forms */
.card{background:#fff;color:var(--ink);border-radius:var(--radius);box-shadow:0 20px 50px -20px rgba(0,0,0,.45)}
.form{padding:1.6rem;display:flex;flex-direction:column;gap:.85rem}
.form h3{color:var(--green)}
.form label{display:flex;flex-direction:column;gap:.3rem;font-size:.85rem;font-weight:600;color:#374151}
.form input,.form select,.form textarea{font:inherit;font-weight:400;padding:.7rem .8rem;border:1px solid #d6cfc3;border-radius:10px;background:#fffdf9}
.form input:focus,.form select:focus,.form textarea:focus{outline:2px solid var(--gold);border-color:var(--gold)}
.form-row{display:grid;grid-template-columns:1fr 1fr;gap:.85rem}
.form-status{margin:0;font-size:.88rem;color:var(--green-2)}

/* Area */
.area-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1.4rem}
.area-card{padding:1.5rem;border-left:4px solid var(--gold);background:var(--cream);border-radius:0 var(--radius) var(--radius) 0}
.area-card p{margin:0;color:#374151}


/* Contact */
.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:3rem;align-items:start}
.contact-list{list-style:none;padding:0;margin:1.4rem 0}
.contact-list li{display:flex;flex-direction:column;margin-bottom:1rem}
.contact-list span{font-size:.75rem;letter-spacing:.15em;text-transform:uppercase;color:var(--gold)}
.contact-list a{color:#fff;font-size:1.15rem;font-weight:600;text-decoration:none}
.service-area{margin-top:1.6rem;padding:1.4rem;border:1px solid rgba(255,255,255,.18);border-radius:var(--radius)}
.service-area p:last-child{margin:0;font-size:1.05rem}
.contact-list li{color:#fff;font-size:1.15rem;font-weight:600}

/* Footer */
.site-footer{background:#06281f;color:rgba(255,255,255,.85);padding:3rem 0 6rem;font-size:.92rem}
.site-footer a{color:#fff}
.site-footer h4{color:var(--gold);margin:0 0 .6rem;font-size:.85rem;letter-spacing:.15em;text-transform:uppercase}
.site-footer ul{list-style:none;margin:0;padding:0}
.site-footer li{margin:.3rem 0}
.footer-grid{display:grid;grid-template-columns:1.2fr .8fr 1.4fr;gap:2rem}
.brand-footer .brand-name{color:#fff}
.brand-footer{margin-bottom:.8rem}
.eho{display:flex;gap:.9rem;align-items:flex-start}
.eho svg{flex:none;color:#fff}
.eho p{margin:0}
.footer-legal{border-top:1px solid rgba(255,255,255,.15);margin-top:2rem;padding-top:1.2rem;font-size:.78rem;color:rgba(255,255,255,.65)}

/* Mobile CTA bar */
.mobile-cta{display:none}

/* Responsive */
@media (max-width:960px){
  .team-grid{grid-template-columns:1fr 1fr}
  .services-grid,.area-grid{grid-template-columns:1fr 1fr}
  .valuation-inner,.contact-grid{grid-template-columns:1fr}
  .footer-grid{grid-template-columns:1fr 1fr}
  .eho{grid-column:1/-1}
}
@media (max-width:860px){
  .nav-toggle{display:flex}
  .nav{position:absolute;top:72px;left:0;right:0;background:#fff;flex-direction:column;align-items:stretch;gap:0;padding:.5rem 4%;box-shadow:0 12px 20px -10px rgba(0,0,0,.2);display:none}
  .nav.open{display:flex}
  .nav a{padding:.8rem 0;border-bottom:1px solid var(--line)}
  .nav .nav-cta{margin:.8rem 0;border-bottom:0}
}
@media (max-width:640px){
  .trust-grid{grid-template-columns:1fr 1fr}
  .services-grid,.area-grid,.form-row,.footer-grid,.team-grid{grid-template-columns:1fr}
  .hero-actions .btn{width:100%}
  .mobile-cta{display:grid;grid-template-columns:repeat(3,1fr);position:fixed;bottom:0;left:0;right:0;z-index:60;background:var(--green);box-shadow:0 -6px 20px rgba(0,0,0,.2)}
  .mobile-cta a{color:#fff;text-decoration:none;text-align:center;padding:.85rem 0;font-weight:600;font-size:.95rem;border-right:1px solid rgba(255,255,255,.15)}
  .mobile-cta a:last-child{border-right:0;color:var(--gold)}
}

/* Hero sub-link */
.hero-sub{margin:1.4rem 0 0}
.hero-sub a{color:var(--gold);font-weight:600;text-decoration:none;border-bottom:1px solid rgba(201,162,39,.5)}
.hero-sub a:hover{color:#fff}
/* Featured services */
.feature-grid{display:grid;grid-template-columns:1fr 1fr;gap:1.6rem;margin-bottom:1.6rem}
.feature{border-radius:var(--radius);padding:2rem;box-shadow:var(--shadow)}
.feature h3{font-size:1.7rem}
.feature-dark{background:linear-gradient(135deg,var(--green),#06281f);color:#fff}
.feature-dark h3{color:#fff}
.feature-dark p{color:rgba(255,255,255,.9)}
.feature-light{background:var(--cream);border:2px solid var(--gold)}
.feature-actions{display:flex;flex-wrap:wrap;gap:.7rem;margin-top:1.2rem}
@media (max-width:860px){.feature-grid{grid-template-columns:1fr}}
@media (max-width:640px){.feature{padding:1.5rem}.feature-actions .btn{width:100%}}

/* Facebook link */
.fb-link{display:inline-flex;align-items:center;gap:.45rem}
.fb-icon{flex:none}