* {
  margin: 0;
  padding: 0;
  box-sizing: border-box;
}

body {
  /* font-family: "Syne", sans-serif; */
  font-family: Arial, Helvetica, sans-serif;
  overflow-x: hidden;
}
html {
  overflow-x: hidden;
}
/* ── NAVBAR ── */
.site-navbar {
  background: #ffffff;
  box-shadow: 0 2px 15px rgba(0, 0, 0, 0.08);
  position: sticky;
  top: 0;
  z-index: 1000;
}

.nav-container {
  max-width: 1300px;
  margin: 0 auto;
  display: flex;
  align-items: center;
  justify-content: space-between;
  padding: 16px 24px;
  background-color: white !important;
  max-width: 100%;
}

.nav-brand {
  display: flex;
  align-items: center;
  text-decoration: none;
}

.logo-mark {
  width: 46px;
  height: 20px;

  border-radius: 10px;
  display: flex;
  align-items: center;
  justify-content: center;
  flex-shrink: 0;
}

/* ===== Nav menu (desktop) ===== */
.nav-links {
  list-style: none;
  display: flex;
  align-items: center;
  gap: 8px;
  margin: 0;
  padding: 0;
}

.nav-links > li {
  position: relative;
}

.nav-links > li > a {
  display: flex;
  align-items: center;
  gap: 6px;
  color: #351400;
  text-decoration: none;
  font-weight: 600;
  font-size: 0.9rem;
  padding: 12px 18px;
  border-radius: 6px;
  transition:
    color 0.25s ease,
    background 0.25s ease;
}

.nav-links > li > a:hover {
  color: #fd7e14;
  background: #fff4e8;
}

.nav-links .dropdown-menu {
  border: none;
  box-shadow: 0 10px 30px rgba(0, 0, 0, 0.12);
  border-radius: 10px;
  padding: 8px;
  margin-top: 8px;
}

.nav-links .dropdown-item {
  padding: 10px 16px;
  border-radius: 6px;
  font-weight: 500;
  font-size: 0.95rem;
  color: #333;
}

.nav-links .dropdown-item:hover {
  background: #fff4e8;
  color: #fd7e14;
}

/* ===== CTA button ===== */
.nav-cta {
  background: rgb(255, 94, 0);
  color: #fff !important;
  font-weight: 700;
  font-size: 0.95rem;
  padding: 11px 24px !important;
  border-radius: 8px !important;
  text-decoration: none;
  white-space: nowrap;
  transition: background 0.25s ease;
}

.nav-cta:hover {
  background: #e8590c !important;
  color: #fff !important;
}

/* ===== Custom toggler (not Bootstrap's) ===== */
.custom-toggler {
  display: none;
  flex-direction: column;
  justify-content: center;
  align-items: center;
  gap: 5px;
  width: 44px;
  height: 44px;
  background: #fff4e8;
  border: none;
  border-radius: 8px;
  cursor: pointer;
  z-index: 1100;
}

.custom-toggler span {
  display: block;
  width: 22px;
  height: 2.5px;
  background: #fd7e14;
  border-radius: 2px;
  transition:
    transform 0.35s ease,
    opacity 0.35s ease;
}

.custom-toggler.active span:nth-child(1) {
  transform: translateY(7.5px) rotate(45deg);
}

.custom-toggler.active span:nth-child(2) {
  opacity: 0;
}

.custom-toggler.active span:nth-child(3) {
  transform: translateY(-7.5px) rotate(-45deg);
}

/* ===== Overlay ===== */
.nav-overlay {
  display: none;
  position: fixed;
  inset: 0;
  background: rgba(0, 0, 0, 0.4);
  opacity: 0;
  transition: opacity 0.4s ease;
  z-index: 900;
}

.nav-overlay.active {
  display: block;
  opacity: 1;
}

/* ===== Desktop layout (centered nav links) ===== */
@media (min-width: 992px) {
  .nav-container {
    display: grid;
    grid-template-columns: 1fr auto 1fr;
  }

  .nav-brand {
    grid-column: 1;
    justify-self: start;
  }

  .nav-menu {
    display: contents;
  }

  .nav-links {
    grid-column: 2;
    justify-self: center;
  }

  .nav-cta {
    grid-column: 3;
    justify-self: end;
  }
}

/* ===== Mobile styles ===== */
@media (max-width: 991px) {
  .custom-toggler {
    display: flex;
    background: none;
  }

  .nav-menu {
    position: fixed;
    top: 0;
    left: 0;
    height: 100vh;
    width: 100%;
    max-width: 100%;
    background: white;
    display: flex;
    flex-direction: column;
    align-items: flex-start;
    padding: 90px 28px 30px 28px;
    gap: 20px;
    transform: translateX(-100%);
    transition: transform 0.45s ease;
    box-shadow: 4px 0 25px rgba(0, 0, 0, 0.15);
    z-index: 1000;
  }

  /* Slides in left -> right when opened */
  .nav-menu.active {
    transform: translateX(0);
  }

  /* Slides out right -> left when closed (handled by same transition reversing) */
  .nav-links {
    flex-direction: column;
    align-items: flex-start;
    width: 100%;
    gap: 4px;
  }

  .nav-links > li {
    width: 100%;
  }

  .nav-links > li > a {
    width: 100%;
    padding: 14px 12px;
    border-bottom: 1px solid #f1f1f1;
  }

  .nav-links .dropdown-menu {
    position: static !important;
    transform: none !important;
    box-shadow: none;
    background: #fafafa;
    margin: 0 0 6px 0;
    display: none;
  }

  .nav-links .dropdown-menu.show {
    display: block;
  }

  .nav-cta {
    width: 100%;
    text-align: center;
    padding: 14px 12px !important;
  }
}

/* hero section */
.hero {
  position: relative;
  width: 100%;
  height: 100vh;
  overflow: hidden;
}

.hero video {
  position: absolute;
  top: 50%;
  left: 50%;
  min-width: 100%;
  min-height: 100%;
  width: auto;
  height: auto;
  transform: translate(-50%, -50%);
  object-fit: cover;
  z-index: 1;
}

.hero-overlay {
  position: absolute;
  top: 0;
  left: 0;
  width: 100%;
  height: 100%;
  background-color: rgba(0, 0, 0, 0.521); /* black overlay */
  z-index: 2;
}

.hero-content {
  position: relative;
  z-index: 4;
  height: 100%;
  display: flex;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  text-align: center;
  color: #ffffff;
  padding: 0 1rem;
}

.hero-text {
  font-size: 2.75rem;
  font-weight: 700;
  max-width: 800px;
  min-height: 120px;
  opacity: 0;
  transition: opacity 0.8s ease-in-out;
}

.hero-text.show {
  opacity: 1;
}

.hero-subtext {
  font-size: 1.1rem;
  color: #dddddd;
  margin-top: 0.5rem;
}

/* One-time entrance animation on load — removed via JS once it finishes
         so it doesn't keep overriding the opacity fade used for text cycling */
.load-in-left {
  animation: floatInLeft 1s ease-out both;
  animation-delay: 0.2s;
}

.load-in-right {
  animation: floatInRight 1s ease-out both;
  animation-delay: 0.5s;
}

.hero-content .btn.load-in-left {
  animation-delay: 0.8s;
}

@keyframes floatInLeft {
  from {
    opacity: 0;
    transform: translateX(-90px);
  }
  to {
    opacity: 1;
    transform: translateX(0);
  }
}

@keyframes floatInRight {
  from {
    opacity: 0;
    transform: translateX(90px);
  }
  to {
    opacity: 1;
    transform: translateX(0);
  }
}

@media (prefers-reduced-motion: reduce) {
  .load-in-left,
  .load-in-right {
    animation: none;
    opacity: 1;
    transform: none;
  }
}

/* Wavy edge under the hero section */
.hero-wave {
  position: absolute;
  bottom: -1px;
  left: 0;
  width: 100%;
  line-height: 0;
  z-index: 3;
}

.hero-wave svg {
  display: block;
  width: 100%;
  height: 90px;
}
.btn-light {
  background-color: orangered;
  border: none !important;
  font-weight: bold;
}
.btn-light:hover {
  color: black !important;
}

@media (max-width: 576px) {
  .hero-text {
    font-size: 1.8rem;
  }

  .hero-subtext {
    font-size: 1.1rem;
    padding-top: 2px;
    padding-bottom: 15px;
  }
  .hero-wave svg {
    height: 50px;
  }
  .btn a {
    font-size: 15px;
  }
}
.new-btn {
  padding: 15px 35px 15px 35px !important;
}

.btn a:hover {
  color: black !important;
}

/* about section */
.about-section {
  padding: 80px 0;
  overflow-x: hidden;
}
@media (max-width: 600px) {
  .about-section {
    padding: 0 0 80px 10px;
    overflow-x: hidden;
  }
  .about-section p {
    font-size: 1rem;
  }
  .about-title {
    font-size: 1.12rem;
  }
  .abt {
    font-size: 1rem;
  }
  .about-text {
    font-size: 0.9rem !important;
    text-align: left;
  }
}
.about-img {
  width: 100%;
  border-radius: 12px;
  box-shadow: 0 10px 25px rgba(0, 0, 0, 0.15);
}

.about-title {
  font-weight: 700;
  color: #212529;
  margin-bottom: 20px;
}

.about-title span {
  color: orangered;
}

.about-text {
  color: #555;
  font-size: 1.05rem;
  line-height: 1.8;
  margin-bottom: 25px;
}

.about-stats {
  display: flex;
  gap: 40px;
  margin-top: 30px;
  flex-wrap: wrap;
}

.stat-number {
  font-size: 1.8rem;
  font-weight: 700;
  color: orangered;
}
@media (max-width: 700px) {
  .stat-number {
    font-size: 1.3rem;
    font-weight: 700;
    color: orangered;
  }
}
.stat-label {
  font-size: 0.9rem;
  color: #777;
}
.text-primary {
  color: orangered !important;
}
.btn-primary {
  background-color: orangered !important;
}

/* Scroll animation base state */
.slide-left,
.slide-right {
  opacity: 0;
  transition:
    transform 0.9s ease,
    opacity 0.9s ease;
}

.slide-left {
  transform: translateX(-80px);
}

.slide-right {
  transform: translateX(80px);
}

.slide-left.in-view,
.slide-right.in-view {
  opacity: 1;
  transform: translateX(0);
}

/* services */
.services-split {
  display: flex;
  flex-wrap: wrap;
  min-height: 620px;
  overflow: hidden;
}

.split-panel {
  flex: 1 1 50%;
  min-width: 320px;
  position: relative;
  background-size: cover;
  background-position: center;
  padding: 70px 60px;
  display: flex;
  flex-direction: column;
  justify-content: center;
}

/* Left panel - dark orange overlay */
.panel-dark {
  /* background-image:
    linear-gradient(rgba(120, 50, 0, 0.82), rgba(104, 44, 1, 0.82)),
    url("https://images.unsplash.com/photo-1449824913935-59a10b8d2000?auto=format&fit=crop&w=1200&q=80");
} */
  background-image:
    linear-gradient(rgba(255, 106, 0, 0.82), rgb(255, 53, 2)),
    url("https://images.unsplash.com/photo-1449824913935-59a10b8d2000?auto=format&fit=crop&w=1200&q=80");
}

/* Right panel - light orange overlay */
.panel-light {
  background-image:
    linear-gradient(rgb(255, 238, 228), rgb(255, 238, 228)),
    url("https://images.unsplash.com/photo-1560518883-ce09059eeffa?auto=format&fit=crop&w=1200&q=80");
}

.panel-label {
  color: #ffd699;
  font-weight: 700;
  text-transform: uppercase;
  letter-spacing: 1px;
  font-size: 0.95rem;
  margin-bottom: 18px;
}

.panel-dark h2 {
  color: #fff;
  font-weight: 700;
  font-size: 2.4rem;
  margin-bottom: 22px;
}

.panel-dark p {
  color: #f1e4d8;
  font-size: 1.02rem;
  line-height: 1.8;
  max-width: 460px;
  margin-bottom: 35px;
}

.btn-panel {
  background-color: rgb(255, 238, 228);
  color: #2b1400;
  font-weight: 700;
  border: none;
  padding: 14px 34px;
  border-radius: 4px;
  letter-spacing: 0.5px;
  text-decoration: none;
  align-self: flex-start;
  transition: background 0.3s ease;
}

.btn-panel:hover {
  background-color: #e8590c;
  color: #fff;
}

.panel-light .panel-label {
  color: #7a3b00;
}

.panel-light h2 {
  color: #2b1400;
  font-weight: 700;
  font-size: 2rem;
  margin-bottom: 20px;
}

.panel-light p {
  color: #4a2c10;
  font-size: 1rem;
  line-height: 1.8;
  max-width: 460px;
  margin-bottom: 35px;
}

.service-item {
  display: flex;
  align-items: center;
  gap: 18px;
  margin-bottom: 24px;
}

.service-item:last-child {
  margin-bottom: 0;
}

.service-item .icon-box {
  width: 46px;
  height: 46px;
  flex-shrink: 0;
  background: #fa3200;
  border-radius: 8px;
  display: flex;
  align-items: center;
  justify-content: center;
}

.service-item .icon-box i {
  color: #fafafa;
  font-size: 1.3rem;
}

.service-item span {
  color: #2b1400;
  font-weight: 600;
  font-size: 1.05rem;
}

@media (max-width: 768px) {
  .split-panel {
    padding: 50px 30px;
  }
  .service-item .icon-box {
    width: 35px;
    height: 35px;
    flex-shrink: 0;
    background: #fa3200;
    border-radius: 8px;
    display: flex;
    align-items: center;
    justify-content: center;
  }
  .service-item .icon-box i {
    color: #fafafa;
    font-size: 1rem;
  }
  .split-panel h2 {
    font-size: 1.12rem !important;
  }
  .service-item span {
    color: #2b1400;
    font-weight: 550;
    font-size: 0.8rem;
  }

  .panel-dark h2 {
    font-size: 1.9rem;
  }
  .panel-dark p {
    font-size: 0.9rem;
  }
  .panel-label {
    color: #ffd699;
    font-weight: 700;
    text-transform: uppercase;
    letter-spacing: 1px;
    font-size: 1rem;
    margin-bottom: 18px;
  }
  .split-panel h2 {
    font-size: 1.12rem !important;
  }
  .split-panel p {
    font-size: 0.9rem !important;
  }
}

/* Scroll animation base state */
.panel-dark,
.panel-light {
  opacity: 0;
  transition:
    transform 0.9s ease,
    opacity 0.9s ease;
}

.panel-dark {
  transform: translateX(-100px);
}

.panel-light {
  transform: translateX(100px);
}

.panel-dark.in-view,
.panel-light.in-view {
  opacity: 1;
  transform: translateX(0);
}
/* why amaxcel */

.why-section {
  padding: 80px 0;
  overflow-x: hidden;
}

.why-heading {
  text-align: left;
  max-width: 650px;
  margin: 0 0 60px 0;
}
.btn-primary {
  border: none;
}
.why-heading h6 {
  color: #fd2f14;
  font-weight: 700;
  letter-spacing: 1px;
  text-transform: uppercase;
  margin-bottom: 12px;
}
@media (max-width: 700px) {
  .why-heading h2 {
    font-weight: 700;
    color: #212529;
    font-size: 1.12rem;
  }
  .why-heading p {
    font-size: 0.9rem;
  }
}

.why-heading h2 {
  font-weight: 700;
  color: #212529;
}

.why-card {
  background: #fff;
  border-radius: 14px;
  padding: 40px 30px;
  text-align: center;
  height: 100%;
  box-shadow: 0 8px 25px rgba(0, 0, 0, 0.336);
  border: 1px solid #f0f0f0;
  transition:
    transform 0.3s ease,
    box-shadow 0.3s ease;
}

.why-card:hover {
  transform: translateY(-8px);
  box-shadow: 0 15px 35px rgba(253, 126, 20, 0.18);
}

.why-icon {
  width: 80px;
  height: 80px;
  margin: 0 auto 25px auto;
  display: flex;
  align-items: center;
  justify-content: center;
  border-radius: 50%;
  background: #ffe7ce;
}

.why-icon i {
  font-size: 2.2rem;
  color: #fd2f14;
}

.why-card h4 {
  font-weight: 700;
  color: #212529;
  margin-bottom: 15px;
}

.why-card p {
  color: #666;
  font-size: 0.98rem;
  line-height: 1.7;
  margin-bottom: 0;
}
@media (max-width: 700px) {
  .why-card h4 {
    font-weight: 700;
    color: #212529;
    margin-bottom: 15px;
    font-size: 1.12rem;
  }
  .why-icon {
    width: 55px;
    height: 55px;
    margin: 0 auto 25px auto;
    display: flex;
    align-items: center;
    justify-content: center;
    border-radius: 50%;
    background: #ffe7ce;
  }
  .why-card p {
    font-size: 0.9rem;
  }
  .why-icon i {
    font-size: 1.5rem;
    color: #fd2f14;
  }
}
/* Scroll animation base state */
.slide-left,
.slide-right {
  opacity: 0;
  transition:
    transform 0.8s ease,
    opacity 0.8s ease;
}

.slide-left {
  transform: translateX(-100px);
}

.slide-right {
  transform: translateX(100px);
}

.slide-left.in-view,
.slide-right.in-view {
  opacity: 1;
  transform: translateX(0);
}

/* property section */
.page-title {
  font-weight: 700;
  color: #1c2b3a;
}

.page-title span {
  color: #c9a227;
}

.property-card {
  border: none;
  border-radius: 10px;
  overflow: hidden;
  box-shadow: 0 4px 12px rgba(0, 0, 0, 0.08);
  transition:
    transform 0.2s ease,
    box-shadow 0.2s ease;
  background: #fff;
}

.property-card:hover {
  transform: translateY(-6px);
  box-shadow: 0 10px 24px rgba(0, 0, 0, 0.15);
}

.img-wrapper {
  position: relative;
  height: 220px;
  overflow: hidden;
}

.img-wrapper img {
  width: 100%;
  height: 100%;
  object-fit: cover;
}

/* Black overlay on the image */
.img-overlay {
  position: absolute;
  top: 0;
  left: 0;
  width: 100%;
  height: 100%;
  background: rgba(0, 0, 0, 0.4);
  transition: background 0.2s ease;
}

.property-card:hover .img-overlay {
  background: rgba(0, 0, 0, 0.55);
}

.price-badge {
  position: absolute;
  bottom: 12px;
  left: 12px;
  background: #c9a227;
  color: #fff;
  padding: 5px 12px;
  border-radius: 6px;
  font-weight: 600;
  font-size: 0.95rem;
}

.status-badge {
  position: absolute;
  top: 12px;
  right: 12px;
  background: #1c2b3a;
  color: #fff;
  padding: 4px 10px;
  border-radius: 6px;
  font-size: 0.75rem;
  letter-spacing: 0.5px;
  text-transform: uppercase;
}

.property-title {
  font-weight: 600;
  color: #1c2b3a;
}

.property-location {
  color: #6c757d;
  font-size: 0.9rem;
}

.property-features {
  font-size: 0.85rem;
  color: #495057;
  border-top: 1px solid #eee;
  padding-top: 10px;
  margin-top: 10px;
}

.property-features i {
  color: #c9a227;
  margin-right: 4px;
}

.btn-view {
  background-color: rgb(255, 94, 0) !important;
  color: #fff;
  border: none;
  border-radius: 6px;
  font-size: 0.85rem;
  padding: 6px 16px;
}
.property {
  background-color: rgb(255, 81, 0);
}
.btn-view:hover {
  background-color: #c9a227;
  color: #fff;
}

/* Row 2: full-image cards with all text/icons overlaid on the photo */
.overlay-card {
  position: relative;
  height: 360px;
}

.overlay-card img {
  width: 100%;
  height: 100%;
  object-fit: cover;
}

.overlay-card .img-overlay {
  background: linear-gradient(
    to bottom,
    rgba(0, 0, 0, 0.55) 0%,
    rgba(0, 0, 0, 0.15) 35%,
    rgba(0, 0, 0, 0.15) 55%,
    rgba(0, 0, 0, 0.85) 100%
  );
}

.overlay-card:hover .img-overlay {
  background: linear-gradient(
    to bottom,
    rgba(0, 0, 0, 0.65) 0%,
    rgba(0, 0, 0, 0.25) 35%,
    rgba(0, 0, 0, 0.25) 55%,
    rgba(0, 0, 0, 0.9) 100%
  );
}

.overlay-content {
  position: absolute;
  left: 0;
  bottom: 0;
  width: 100%;
  padding: 16px;
  color: #fff;
  z-index: 2;
}

.overlay-content .property-title {
  color: #fff;
  margin-bottom: 4px;
}

.overlay-content .property-location {
  color: #e6e6e6;
  margin-bottom: 10px;
}

.overlay-content .property-features {
  color: #f1f1f1;
  border-top: 1px solid rgba(255, 255, 255, 0.25);
  padding-top: 10px;
  margin-top: 0;
}

.overlay-content .btn-view {
  background-color: #c9a227;
}

.overlay-content .btn-view:hover {
  background-color: #fff;
  color: #1c2b3a;
}

/* property */
.page-title {
  font-weight: 700;
  color: #1c2b3a;
}

.page-title span {
  color: #c9a227;
}
@media (max-width: 700px) {
  .prop h2 {
    font-weight: 700;
    color: #1c2b3a;
    font-size: 1.12rem !important;
  }
  .prop p {
    color: #1c2b3a;
    font-size: 0.9rem !important;
  }
}

.property-card {
  border: none;
  border-radius: 10px;
  overflow: hidden;
  box-shadow: 0 4px 12px rgba(0, 0, 0, 0.08);
  transition:
    transform 0.2s ease,
    box-shadow 0.2s ease;
  background: #fff;
}

.property-card:hover {
  transform: translateY(-6px);
  box-shadow: 0 10px 24px rgba(0, 0, 0, 0.15);
}

.img-wrapper {
  position: relative;
  height: 220px;
  overflow: hidden;
}

.img-wrapper img {
  width: 100%;
  height: 100%;
  object-fit: cover;
}

/* Black overlay on the image */
.img-overlay {
  position: absolute;
  top: 0;
  left: 0;
  width: 100%;
  height: 100%;
  background: rgba(0, 0, 0, 0.4);
  transition: background 0.2s ease;
}

.property-card:hover .img-overlay {
  background: rgba(0, 0, 0, 0.55);
}

.price-badge {
  position: absolute;
  bottom: 12px;
  left: 12px;
  background: #fdcfaf;
  color: black;
  padding: 5px 12px;
  border-radius: 6px;
  font-weight: 600;
  font-size: 0.95rem;
}

.status-badge {
  position: absolute;
  top: 12px;
  right: 12px;
  background: #1c2b3a;
  color: #fff;
  padding: 4px 10px;
  border-radius: 6px;
  font-size: 0.75rem;
  letter-spacing: 0.5px;
  text-transform: uppercase;
}

.property-title {
  font-weight: 600;
  color: #1c2b3a;
}

.property-location {
  color: #6c757d;
  font-size: 0.9rem;
}

.property-features {
  font-size: 0.85rem;
  color: #495057;
  border-top: 1px solid #eee;
  padding-top: 10px;
  margin-top: 10px;
}

.property-features i {
  color: #c9a227;
  margin-right: 4px;
}

.btn-view {
  background-color: #1c2b3a;
  color: #fff;
  border: none;
  border-radius: 6px;
  font-size: 0.85rem;
  padding: 6px 16px;
}

.btn-view:hover {
  background-color: #c9a227;
  color: #fff;
}

/* Row 2: full-image cards with all text/icons overlaid on the photo */
.overlay-card {
  position: relative;
  height: 360px;
}

.overlay-card img {
  width: 100%;
  height: 100%;
  object-fit: cover;
}

.overlay-card .img-overlay {
  background: linear-gradient(
    to bottom,
    rgba(0, 0, 0, 0.55) 0%,
    rgba(0, 0, 0, 0.15) 35%,
    rgba(0, 0, 0, 0.15) 55%,
    rgba(0, 0, 0, 0.85) 100%
  );
}

.overlay-card:hover .img-overlay {
  background: linear-gradient(
    to bottom,
    rgba(0, 0, 0, 0.65) 0%,
    rgba(0, 0, 0, 0.25) 35%,
    rgba(0, 0, 0, 0.25) 55%,
    rgba(0, 0, 0, 0.9) 100%
  );
}

.overlay-content {
  position: absolute;
  left: 0;
  bottom: 0;
  width: 100%;
  padding: 16px;
  color: #fff;
  z-index: 2;
}

.overlay-content .property-title {
  color: #fff;
  margin-bottom: 4px;
}

.overlay-content .property-location {
  color: #e6e6e6;
  margin-bottom: 10px;
}

.overlay-content .property-features {
  color: #f1f1f1;
  border-top: 1px solid rgba(255, 255, 255, 0.25);
  padding-top: 10px;
  margin-top: 0;
}

.overlay-content .btn-view {
  background-color: #c9a227;
}

.overlay-content .btn-view:hover {
  background-color: #fff;
  color: #1c2b3a;
}

/* Scroll-triggered slide-in animation */
.reveal {
  opacity: 0;
  transition:
    transform 0.8s cubic-bezier(0.22, 1, 0.36, 1),
    opacity 0.8s ease;
  will-change: transform, opacity;
}

.reveal-left {
  transform: translateX(-120px);
}

.reveal-right {
  transform: translateX(120px);
}

.reveal.in-view {
  opacity: 1;
  transform: translateX(0);
}

@media (max-width: 767.98px) {
  .reveal-left {
    transform: translateX(-40px);
  }

  .reveal-right {
    transform: translateX(40px);
  }
}

@media (prefers-reduced-motion: reduce) {
  .reveal {
    transition: none;
    opacity: 1;
    transform: none;
  }
}

/* hot property section */
.hot-homes {
  /* min-height: 100vh; */
  display: flex;
  align-items: center;
  margin-top: 35px;
  margin-bottom: 35px;
}

/* ---- Left column ---- */
.hot-homes-text {
  padding: 2rem 3rem;
}

.hot-homes-text h2 {
  font-size: 2rem;
  font-weight: 800;
  color: #1c1c1c;
  margin-bottom: 1rem;
}

.divider {
  width: 70px;
  height: 4px;
  background-color: orangered;
  border: none;
  margin-bottom: 1.75rem;
}

.hot-homes-text p {
  font-size: 1.05rem;
  color: #1c2b3a;
  line-height: 1.6;
  max-width: 480px;
  margin-bottom: 1rem;
}

.btn-get-one {
  background-color: rgb(255, 38, 0);
  color: #ffffff;
  text-transform: uppercase;
  font-weight: 600;
  letter-spacing: 0.5px;
  padding: 1rem 3rem !important;
  border: none;
  border-radius: 10px;
  font-size: 0.9rem;
  transition: background-color 0.2s ease;
  margin-top: 45px !important;
}

.btn-get-one:hover {
  background-color: #fc0000;
  color: #ffffff;
}
@media (max-width: 700px) {
  .hot-homes-text {
    text-align: left !important;
  }
  .hot-homes-image img {
    position: relative;
    height: 420px;
    min-height: 420px;
    width: 100%;
    overflow: hidden;
    border-top-left-radius: 160px;
  }
  .hot-homes-image {
    position: relative;
    height: 420px;
    min-height: 420px;
    width: 200px;
    overflow: hidden;
    margin-bottom: 30px;
  }
  .hot-homes-text h2 {
    font-size: 1.12rem !important;
    font-weight: 800;
    color: #1c1c1c;
    margin-bottom: 0.5rem;
  }
  .hot-homes-text p {
    font-size: 0.9rem;
    color: #1c2b3a;
    line-height: 1.6;
    max-width: 480px;
    margin-bottom: 0.5rem;
  }
  .btn-get-one {
    background-color: rgb(255, 51, 0);
    color: #ffffff;
    text-transform: uppercase;
    font-weight: 600;
    letter-spacing: 0.5px;
    padding: 0px 10px 10px 10px;
    border: none;
    border-radius: 8px;
    font-size: 0.7rem;
    transition: background-color 0.2s ease;
  }
}

/* ---- Right column: image panel ---- */
.hot-homes-image {
  position: relative;
  height: 450px;
  /* min-height: 420px; */
  width: 400px;
  overflow: hidden;
  border-top-left-radius: 160px;
}
.hot-homes-image img {
  position: relative;
  height: 320px;
  min-height: 420px;
  width: 100%;
  overflow: hidden;
}

.hot-homes-image .slide {
  position: absolute;
  top: 0;
  left: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  opacity: 0;
  transition: opacity 1.5s ease-in-out;
}

.hot-homes-image .slide.active {
  opacity: 1;
}

/* Scroll-triggered slide-in */
.reveal {
  opacity: 0;
  transition:
    transform 0.9s cubic-bezier(0.22, 1, 0.36, 1),
    opacity 0.9s ease;
  will-change: transform, opacity;
}

.reveal-left {
  transform: translateX(-120px);
}

.reveal-right {
  transform: translateX(120px);
}

.reveal.in-view {
  opacity: 1;
  transform: translateX(0);
}

@media (prefers-reduced-motion: reduce) {
  .reveal {
    transition: none;
    opacity: 1;
    transform: none;
  }
}

@media (max-width: 767.98px) {
  .reveal-left {
    transform: translateX(-40px);
  }

  .reveal-right {
    transform: translateX(40px);
  }
}

@media (max-width: 991.98px) {
  .hot-homes {
    flex-direction: column;
  }

  .hot-homes-image {
    height: 300px;
    min-height: 300px;
    border-top-left-radius: 120px;
  }

  .hot-homes-text {
    padding: 3rem 1.5rem 1.5rem;
    text-align: center;
  }
  .hot-homes-text h2 {
    font-size: 1.5rem;
    font-weight: 800;
    color: #1c1c1c;
    letter-spacing: 0.5px;
    margin-bottom: 1.25rem;
  }

  .hot-homes-text p {
    max-width: 100%;
  }

  .divider {
    margin-left: auto;
    margin-right: auto;
  }
}

@media (max-width: 576px) {
  .hot-homes-text h2 {
    font-size: 1.5rem;
    font-weight: 800;
    color: #1c1c1c;
    letter-spacing: 0.5px;
    margin-bottom: 1.25rem;
  }
}
/* video */
.video-section {
  padding: 80px 0;
}

.section-title {
  font-size: 2.5rem;
  font-weight: 700;
  color: #1c1c1c;
  margin-bottom: 15px;
}

.section-text {
  color: #6c757d;
  max-width: 700px;
  margin: auto;
  margin-bottom: 50px;
  line-height: 1.8;
}

.video-container {
  border-radius: 15px;
  overflow: hidden;
  box-shadow: 0 15px 40px rgba(0, 0, 0, 0.15);
}

.btn-custom {
  background: #c59d5f;
  color: #fff;
  padding: 12px 35px;
  border-radius: 30px;
  text-decoration: none;
  display: inline-block;
  margin-top: 30px;
  transition: 0.3s;
}

.btn-custom:hover {
  background: #a8844d;
  color: #fff;
}
/* partners section */
.partners-section {
  padding: 4rem 0;
  text-align: center;
  background-color: #f8f9fa;
  overflow: hidden;
}

.partners-section h2 {
  font-size: 2rem;
  font-weight: 700;
  color: #1c2b3a;
  margin-bottom: 0.5rem;
}
@media (max-width: 700px) {
  .part h2 {
    font-size: 1.12rem !important;
  }
}

/* ---- Auto-scrolling logo track ---- */
.partners-track-wrapper {
  position: relative;
  width: 100%;
  overflow: hidden;
  -webkit-mask-image: linear-gradient(
    to right,
    transparent 0,
    #000 8%,
    #000 92%,
    transparent 100%
  );
  mask-image: linear-gradient(
    to right,
    transparent 0,
    #000 8%,
    #000 92%,
    transparent 100%
  );
}

.partners-track {
  display: flex;
  align-items: center;
  width: max-content;
  animation: scrollLogos 25s linear infinite;
}

.partners-track:hover {
  animation-play-state: paused;
}

.partner-logo {
  flex: 0 0 auto;
  display: flex;
  align-items: center;
  justify-content: center;
  width: 220px;
  height: 180px;
  margin: 0 1.5rem;
  padding: 1rem 1.5rem;
  background-color: #ffffff;
  border-radius: 10px;
  box-shadow: 0 2px 10px rgba(0, 0, 0, 0.06);
}

.partner-logo img {
  width: 100%;
  height: 100%;
  object-fit: contain;
  transition: transform 0.3s ease;
}

.partner-logo:hover img {
  transform: scale(1.05);
}

@keyframes scrollLogos {
  from {
    transform: translateX(0);
  }
  to {
    /* moves exactly one full set of logos (50% of the doubled track) */
    transform: translateX(-50%);
  }
}

@media (prefers-reduced-motion: reduce) {
  .partners-track {
    animation: none;
  }
}

@media (max-width: 576px) {
  .partner-logo {
    width: 130px;
    height: 80px;
    margin: 0 1rem;
    padding: 0.75rem 1rem;
  }
  .partners-section h2 {
    font-size: 1.5rem;
    font-weight: 700;
    color: #1c2b3a;
    margin-bottom: 0.5rem;
  }
}

/* video */
.testimonial-section {
  padding: 70px 0;
}

.section-headings {
  text-align: center;
  margin-bottom: 50px;
}

.section-headings h2 {
  font-weight: 700;
}

.section-headings p {
  max-width: 600px;
  margin: 10px auto 0;
}

.testimonial-card {
  background: #fff;
  border-radius: 12px;
  overflow: hidden;
  box-shadow: 0 4px 15px rgba(0, 0, 0, 0.08);
  margin-bottom: 30px;
  transition:
    transform 0.3s ease,
    box-shadow 0.3s ease;
  height: 100%;
}

.testimonial-card:hover {
  transform: translateY(-6px);
  box-shadow: 0 10px 25px rgba(0, 0, 0, 0.15);
}

.video-wrapper {
  position: relative;
  width: 100%;
  padding-top: 56.25%; /* 16:9 aspect ratio */
  background: #000;
}

.video-wrapper iframe {
  position: absolute;
  top: 0;
  left: 0;
  width: 100%;
  height: 100%;
  border: 0;
}

.testimonial-card .video-wrapper {
  margin: 0;
}
@media (max-width: 700px) {
  .section-headings h2 {
    font-weight: 700;

    font-size: 1.12;
  }
  .section-headings p {
    font-size: 0.9rem;
  }
}
/* testimonial /*




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.
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.
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/* ABOUT WEBPAGE */

/* navbar */
:root {
  --ink: #3d2314;
  --ivory: #fff4e8;
  --ivory-dim: #ffe6cc;
  --pine: #cc3700;
  --pine-soft: #b83100;
  --brass: #ff4500;
  --brass-soft: #ffb877;
  --sage: #a1745a;
  --line: rgba(61, 35, 20, 0.14);
  --line-dark: rgba(255, 244, 232, 0.2);
}

.about-section,
.mv-section,
.values-section {
  font-family: "Work Sans", sans-serif;
  color: var(--ink);
  position: relative;
  overflow: hidden;
}

h1,
h2,
h3,
.display-font {
  color: none;
}

/* ---------- shared bits ---------- */
.blueprint-grid {
  position: absolute;
  inset: 0;
  background-image:
    linear-gradient(var(--line) 1px, transparent 1px),
    linear-gradient(90deg, var(--line) 1px, transparent 1px);
  background-size: 64px 64px;
  -webkit-mask-image: linear-gradient(
    to bottom,
    transparent,
    black 15%,
    black 60%,
    transparent
  );
  mask-image: linear-gradient(
    to bottom,
    transparent,
    black 15%,
    black 60%,
    transparent
  );
  opacity: 0.5;
  pointer-events: none;
}
.blueprint-grid.on-dark {
  background-image:
    linear-gradient(var(--line-dark) 1px, transparent 1px),
    linear-gradient(90deg, var(--line-dark) 1px, transparent 1px);
}

.eyebrow {
  letter-spacing: 0.18em;
  text-transform: uppercase;
  font-size: 0.75rem;
  font-weight: 600;
  color: var(--brass);
  display: flex;
  align-items: center;
  gap: 0.6rem;
}
.eyebrow::before {
  content: "";
  width: 28px;
  height: 1px;
  background: var(--brass);
  display: inline-block;
}
.eyebrow.on-dark {
  color: var(--brass-soft);
}

/* ===================== 1. ABOUT / INTRO ===================== */
.about-section {
  padding: 6rem 0 5rem;
}

.about-heading {
  font-weight: 600;
  font-size: clamp(2.1rem, 3.4vw, 3.1rem);
  line-height: 1.08;
  letter-spacing: -0.01em;
  max-width: 14ch;
}
.about-heading em {
  font-style: italic;
  font-weight: 500;
  color: var(--brass);
}

.lede {
  font-size: 1.08rem;
  line-height: 1.75;
  color: black;
  max-width: 46ch;
}

.portrait-wrap {
  position: relative;
  isolation: isolate;
}
.portrait-frame {
  border-radius: 6px;
  overflow: hidden;
  aspect-ratio: 4/5;
  box-shadow: 0 30px 60px -25px rgba(28, 43, 38, 0.45);
}
.portrait-frame img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  display: block;
}

.property-tag {
  position: absolute;
  bottom: -38px;
  left: -38px;
  width: 190px;
  background: var(--pine);
  color: var(--ivory);
  border-radius: 4px;
  padding: 1.1rem 1.1rem 1.2rem;
  transform: rotate(-6deg);
  box-shadow: 0 20px 40px -12px rgba(0, 0, 0, 0.5);
  z-index: 2;
}
.property-tag::before {
  content: "";
  position: absolute;
  top: 12px;
  right: 14px;
  width: 9px;
  height: 9px;
  border-radius: 50%;
  background: var(--ivory);
  box-shadow:
    0 0 0 2px var(--pine),
    0 -14px 0 -3px rgba(255, 244, 232, 0.4);
}
.property-tag .tag-label {
  font-size: 0.62rem;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--brass-soft);
  font-weight: 600;
}
.property-tag .tag-value {
  font-family: "Fraunces", serif;
  font-size: 1.9rem;
  font-weight: 600;
  line-height: 1.1;
  margin: 0.15rem 0 0.6rem;
}
.property-tag .tag-foot {
  font-size: 0.68rem;
  color: rgba(246, 242, 234, 0.65);
  border-top: 1px solid rgba(246, 242, 234, 0.18);
  padding-top: 0.5rem;
}

.accent-swatch {
  position: absolute;
  top: -30px;
  right: -24px;
  width: 96px;
  height: 96px;
  border-radius: 50%;
  background: var(--brass-soft);
  z-index: -1;
}

.spec-strip {
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
  margin-top: 4.5rem;
}
.spec-item {
  padding: 2rem 1.5rem;
  border-right: 1px solid var(--line);
  text-align: center;
}
.spec-item:last-child {
  border-right: none;
}
.spec-number {
  font-family: "Fraunces", serif;
  font-weight: 600;
  font-size: 2.4rem;
  color: var(--pine);
  line-height: 1;
}
.spec-number sup {
  font-size: 1.1rem;
  top: -1em;
  color: var(--brass);
}
.spec-label {
  margin-top: 0.5rem;
  font-size: 0.72rem;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--sage);
  font-weight: 600;
}

.btn-pine {
  background: var(--pine);
  color: var(--ivory);
  border: 1px solid var(--pine);
  font-size: 0.85rem;
  letter-spacing: 0.04em;
  padding: 0.75rem 1.6rem;
  border-radius: 2px;
  transition:
    background 0.2s ease,
    color 0.2s ease;
}
.btn-pine:hover {
  background: transparent;
  color: var(--pine);
}
.btn-outline-pine {
  border: 1px solid var(--ink);
  color: var(--ink);
  font-size: 0.85rem;
  letter-spacing: 0.04em;
  padding: 0.75rem 1.5rem;
  border-radius: 2px;
  background: transparent;
  transition:
    background 0.2s ease,
    color 0.2s ease;
}
.btn-outline-pine:hover {
  background: var(--ink);
  color: var(--ivory);
}

/* ===================== 2. MISSION & VISION ===================== */
.mv-section {
  background: var(--pine);
  color: var(--ivory);
  padding: 5.5rem 0;
}
.mv-section .lede-dark {
  font-size: 1.05rem;
  line-height: 1.75;
  color: rgba(246, 242, 234, 0.8);
  max-width: 48ch;
}
.mv-card {
  border: 1px solid var(--line-dark);
  border-radius: 6px;
  padding: 2.6rem 2.4rem;
  height: 100%;
  position: relative;
  background: var(--pine-soft);
}
.mv-card .mv-mark {
  font-family: "Fraunces", serif;
  font-style: italic;
  font-size: 3.2rem;
  line-height: 1;
  color: var(--brass);
  display: block;
  margin-bottom: 1rem;
}
.mv-card h3 {
  font-size: 1.5rem;
  font-weight: 600;
  margin-bottom: 1rem;
  color: var(--ivory);
}
.mv-card p {
  color: rgba(246, 242, 234, 0.75);
  font-size: 0.98rem;
  line-height: 1.75;
  margin-bottom: 0;
}
.mv-compass {
  position: absolute;
  bottom: -20px;
  right: -20px;
  width: 120px;
  height: 120px;
  opacity: 0.12;
}

/* ===================== 3. CORE VALUES ===================== */
.values-section {
  padding: 5.5rem 0 6rem;
  background: var(--ivory-dim);
}

.value-card {
  padding: 2.3rem 1.9rem;
  background: var(--ivory);
  border-top: 2px solid var(--pine);
  border-radius: 2px;
  height: 100%;
  box-shadow: 0 12px 30px -22px rgba(28, 43, 38, 0.4);
  transition:
    transform 0.2s ease,
    box-shadow 0.2s ease;
}
.value-card:hover {
  transform: translateY(-4px);
  box-shadow: 0 20px 36px -20px rgba(28, 43, 38, 0.5);
}
.value-index {
  font-family: "Fraunces", serif;
  font-style: italic;
  color: var(--brass);
  font-size: 1rem;
  margin-bottom: 1rem;
  display: block;
}
.value-card h3 {
  font-size: 1.2rem;
  font-weight: 600;
  margin-bottom: 0.7rem;
}
.value-card p {
  color: #454f42;
  font-size: 0.92rem;
  line-height: 1.65;
  margin-bottom: 0;
}

@media (max-width: 767.98px) {
  .property-tag {
    left: 12px;
    bottom: -28px;
    width: 160px;
  }
  .spec-item {
    border-right: none;
    border-bottom: 1px solid var(--line);
  }
  .spec-item:last-child {
    border-bottom: none;
  }
}

@media (prefers-reduced-motion: reduce) {
  * {
    scroll-behavior: auto !important;
    transition: none !important;
  }
}

/* CONTACT SECTION
.
.
.
.
.
.
.
.
.
.
. 
*/
:root {
  --ink: #3d2314;
  --ivory: #fff4e8;
  --ivory-dim: #ffe6cc;
  --pine: #cc3700;
  --pine-soft: #b83100;
  --brass: #ff4500;
  --brass-soft: #ffb877;
  --sage: #a1745a;
  --line: rgba(61, 35, 20, 0.14);
  --line-dark: rgba(255, 244, 232, 0.2);
}

.contact-section {
  padding: 10rem 0 0 0;
  position: relative;
  overflow: hidden;
}

.blueprint-grid {
  position: absolute;
  inset: 0;
  background-image:
    linear-gradient(var(--line) 1px, transparent 1px),
    linear-gradient(90deg, var(--line) 1px, transparent 1px);
  background-size: 64px 64px;
  -webkit-mask-image: linear-gradient(
    to bottom,
    transparent,
    black 15%,
    black 60%,
    transparent
  );
  mask-image: linear-gradient(
    to bottom,
    transparent,
    black 15%,
    black 60%,
    transparent
  );
  opacity: 0.5;
  pointer-events: none;
}

.eyebrow {
  letter-spacing: 0.18em;
  text-transform: uppercase;
  font-size: 0.75rem;
  font-weight: 600;
  color: var(--brass);
  display: flex;
  align-items: center;
  gap: 0.6rem;
}
.eyebrow::before {
  content: "";
  width: 28px;
  height: 1px;
  background: var(--brass);
  display: inline-block;
}

.contact-heading {
  font-weight: 600;
  font-size: clamp(2rem, 3.2vw, 2.9rem);
  line-height: 1.1;
  letter-spacing: -0.01em;
}
.contact-heading em {
  font-style: italic;
  font-weight: 500;
  color: var(--brass);
}

.lede {
  font-size: 1.03rem;
  line-height: 1.7;
  color: #5a3a26;
  max-width: 44ch;
}

/* ---- left column: info list ---- */
.info-row {
  display: flex;
  gap: 1.1rem;
  align-items: flex-start;
  padding: 1.35rem 0;
  border-bottom: 1px solid var(--line);
}
.info-row:first-of-type {
  border-top: 1px solid var(--line);
}
.info-icon {
  flex: 0 0 auto;
  width: 44px;
  height: 44px;
  border-radius: 50%;
  background: var(--pine);
  color: var(--ivory);
  display: flex;
  align-items: center;
  justify-content: center;
  font-size: 1.05rem;
}
.info-row h3 {
  font-size: 1.02rem;
  font-weight: 600;
  margin-bottom: 0.15rem;
}
.info-row p {
  margin-bottom: 0;
  color: #5a3a26;
  font-size: 0.92rem;
  line-height: 1.5;
}
.info-row a {
  color: #5a3a26;
  text-decoration: none;
}
.info-row a:hover {
  color: var(--pine);
}

/* office-hours tag, echo of the property-tag motif from the About page */
.hours-tag {
  background: var(--pine);
  color: var(--ivory);
  border-radius: 6px;
  padding: 1.4rem 1.6rem;
  margin-top: 2rem;
  position: relative;
}
.hours-tag h3 {
  font-size: 0.95rem;
  text-transform: uppercase;
  letter-spacing: 0.1em;
  color: var(--brass-soft);
  font-weight: 600;
  margin-bottom: 0.9rem;
}
.hours-row {
  display: flex;
  justify-content: space-between;
  font-size: 0.9rem;
  padding: 0.3rem 0;
  border-bottom: 1px solid var(--line-dark);
}
.hours-row:last-child {
  border-bottom: none;
}
.hours-row span:last-child {
  color: var(--brass-soft);
  font-weight: 600;
}

/* ---- right column: form card ---- */
.form-card {
  background: var(--ivory);
  border-radius: 10px;
  padding: 2.6rem;
  box-shadow: 0 30px 60px -30px rgba(61, 35, 20, 0.35);
  border-top: 3px solid var(--pine);
}
.form-card h3 {
  font-size: 1.4rem;
  font-weight: 600;
  margin-bottom: 0.4rem;
}
.form-card .sub {
  color: var(--sage);
  font-size: 0.9rem;
  margin-bottom: 1.8rem;
}

.form-label {
  font-size: 0.78rem;
  font-weight: 600;
  letter-spacing: 0.04em;
  text-transform: uppercase;
  color: var(--ink);
}
.form-control,
.form-select {
  background: var(--ivory-dim);
  border: 1px solid var(--line);
  border-radius: 4px;
  padding: 0.7rem 0.9rem;
  font-size: 0.95rem;
  color: var(--ink);
}
.form-control:focus,
.form-select:focus {
  background: var(--ivory);
  border-color: var(--pine);
  box-shadow: 0 0 0 3px rgba(204, 55, 0, 0.12);
}
textarea.form-control {
  min-height: 120px;
  resize: vertical;
}

.btn-send {
  background: var(--pine);
  color: var(--ivory);
  border: 1px solid var(--pine);
  font-size: 0.9rem;
  letter-spacing: 0.04em;
  padding: 0.85rem 1.8rem;
  border-radius: 4px;
  width: 100%;
  transition:
    background 0.2s ease,
    color 0.2s ease,
    opacity 0.2s ease;
}
.btn-send:hover:not(:disabled) {
  background: transparent;
  color: var(--pine);
}
.btn-send:disabled {
  opacity: 0.65;
  cursor: not-allowed;
}

.form-note {
  font-size: 0.78rem;
  color: var(--sage);
  margin-top: 0.9rem;
}

#formStatus {
  display: none;
  border-radius: 6px;
  padding: 0.85rem 1rem;
  font-size: 0.88rem;
  margin-bottom: 1.2rem;
}
#formStatus.status-success {
  display: block;
  background: #e7f4e8;
  color: #22633a;
  border: 1px solid #bfe3c4;
}
#formStatus.status-error {
  display: block;
  background: #fdeceb;
  color: #a3311f;
  border: 1px solid #f6c6c0;
}

.is-invalid {
  border-color: #c0392b !important;
}
.invalid-feedback {
  display: none;
  font-size: 0.78rem;
  color: #c0392b;
  margin-top: 0.25rem;
}
.was-validated-field.is-invalid ~ .invalid-feedback,
.invalid-feedback.show {
  display: block;
}

@media (max-width: 767.98px) {
  .form-card {
    padding: 1.8rem;
  }
}

/* blog section 
.
.
.
.
.
.
.
.
.
*/
:root {
  --ink: #3d2314;
  --ivory: #fff4e8;
  --ivory-dim: #ffe6cc;
  --pine: #cc3700;
  --pine-soft: #b83100;
  --brass: #ff4500;
  --brass-soft: #ffb877;
  --sage: #a1745a;
  --line: rgba(61, 35, 20, 0.14);
  --line-dark: rgba(255, 244, 232, 0.2);
}

.blog-section {
  padding: 10rem 0 0 0;
  position: relative;
  overflow: hidden;
}

.blueprint-grid {
  position: absolute;
  inset: 0;
  background-image:
    linear-gradient(var(--line) 1px, transparent 1px),
    linear-gradient(90deg, var(--line) 1px, transparent 1px);
  background-size: 64px 64px;
  -webkit-mask-image: linear-gradient(
    to bottom,
    transparent,
    black 1%,
    black 4%,
    transparent
  );
  mask-image: linear-gradient(
    to bottom,
    transparent,
    black 0%,
    black 0%,
    transparent
  );
  opacity: 0.5;
  pointer-events: none;
}

.eyebrow {
  letter-spacing: 0.18em;
  text-transform: uppercase;
  font-size: 0.75rem;
  font-weight: 600;
  color: var(--brass);
  display: flex;
  align-items: center;
  gap: 0.6rem;
}
.eyebrow::before {
  content: "";
  width: 28px;
  height: 1px;
  background: var(--brass);
  display: inline-block;
}

.blog-heading {
  font-weight: 600;
  font-size: clamp(2rem, 3.2vw, 2.8rem);
  line-height: 1.1;
  letter-spacing: -0.01em;
}
.blog-heading em {
  font-style: italic;
  font-weight: 500;
  color: var(--brass);
}
.lede {
  font-size: 1.02rem;
  line-height: 1.7;
  color: #5a3a26;
  max-width: 52ch;
}

/* ---------------- market ticker (signature element) ---------------- */
.ticker-wrap {
  background: var(--pine);
  border-radius: 6px;
  overflow: hidden;
  position: relative;
  margin-top: 2.4rem;
  margin-bottom: 0.5rem;
}
.ticker-label {
  position: absolute;
  top: 0;
  bottom: 0;
  left: 0;
  z-index: 2;
  display: flex;
  align-items: center;
  gap: 0.5rem;
  background: var(--pine-soft);
  color: var(--ivory);
  padding: 0 1.1rem;
  font-size: 0.72rem;
  font-weight: 600;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  box-shadow: 12px 0 18px -8px rgba(184, 49, 0, 0.9);
}
.ticker-track {
  display: flex;
  width: max-content;
  animation: scrollTicker 32s linear infinite;
  padding: 0.85rem 0 0.85rem 8.5rem;
}
.ticker-track:hover {
  animation-play-state: paused;
}
@keyframes scrollTicker {
  from {
    transform: translateX(0);
  }
  to {
    transform: translateX(-50%);
  }
}
.ticker-item {
  display: flex;
  align-items: center;
  gap: 0.45rem;
  color: var(--ivory);
  font-size: 0.85rem;
  white-space: nowrap;
  padding: 0 1.6rem;
  border-right: 1px solid var(--line-dark);
}
.ticker-item .up {
  color: #ffd7b0;
}
.ticker-item i {
  font-size: 0.75rem;
}
.ticker-item .arrow-up {
  color: #a8f0bf;
}
.ticker-item .arrow-down {
  color: #f5b7ae;
}

@media (prefers-reduced-motion: reduce) {
  .ticker-track {
    animation: none;
    overflow-x: auto;
  }
}

/* ---------------- category filter pills ---------------- */
.cat-pills {
  display: flex;
  flex-wrap: wrap;
  gap: 0.6rem;
  margin: 2.6rem 0 2.8rem;
}
.cat-pill {
  border: 1px solid var(--line);
  background: transparent;
  color: black;
  font-size: 0.8rem;
  font-weight: 600;
  padding: 0.5rem 1.1rem;
  border-radius: 30px;
  transition:
    background 0.2s ease,
    color 0.2s ease,
    border-color 0.2s ease;
}
.cat-pill.active,
.cat-pill:hover {
  background: var(--pine);
  border-color: var(--pine);
  color: var(--ivory);
}

/* ---------------- featured post ---------------- */
.featured-post {
  background: var(--ivory);
  border-radius: 10px;
  overflow: hidden;
  box-shadow: 0 30px 60px -32px rgba(61, 35, 20, 0.4);
  border: 1px solid var(--line);
}
.featured-img {
  height: 100%;
  min-height: 280px;
  background-size: cover;
  background-position: center;
}
.featured-body {
  padding: 2.4rem;
  display: flex;
  flex-direction: column;
  height: 100%;
}
.cat-tag {
  display: inline-block;
  background: var(--brass-soft);
  color: var(--pine-soft);
  font-size: 0.68rem;
  font-weight: 700;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  padding: 0.3rem 0.7rem;
  border-radius: 3px;
  margin-bottom: 1rem;
  align-self: flex-start;
}
.featured-body h3 {
  font-size: 1.55rem;
  font-weight: 600;
  line-height: 1.25;
  margin-bottom: 0.9rem;
}
.featured-body p.excerpt {
  color: #5a3a26;
  font-size: 0.95rem;
  line-height: 1.7;
  margin-bottom: 1.4rem;
}
.post-meta {
  display: flex;
  align-items: center;
  gap: 0.7rem;
  margin-top: auto;
  font-size: 0.82rem;
  color: var(--sage);
}
.post-meta .avatar {
  width: 34px;
  height: 34px;
  border-radius: 50%;
  background: var(--pine);
  color: var(--ivory);
  display: flex;
  align-items: center;
  justify-content: center;
  font-size: 0.78rem;
  font-weight: 700;
  flex: 0 0 auto;
}
.post-meta strong {
  color: var(--ink);
}
.post-link {
  color: var(--pine);
  font-weight: 600;
  font-size: 0.88rem;
  text-decoration: none;
  display: inline-flex;
  align-items: center;
  gap: 0.4rem;
}
.post-link i {
  transition: transform 0.2s ease;
}
.post-link:hover i {
  transform: translateX(3px);
}
.post-link:hover {
  color: var(--pine-soft);
}

/* ---------------- post grid cards ---------------- */
.post-card {
  background: var(--ivory);
  border-radius: 8px;
  overflow: hidden;
  border: 1px solid var(--line);
  height: 100%;
  display: flex;
  flex-direction: column;
  transition:
    transform 0.2s ease,
    box-shadow 0.2s ease;
}
.post-card:hover {
  transform: translateY(-4px);
  box-shadow: 0 20px 34px -22px rgba(61, 35, 20, 0.4);
}
.post-thumb {
  height: 190px;
  background-size: cover;
  background-position: center;
}
.post-card-body {
  padding: 1.5rem;
  display: flex;
  flex-direction: column;
  flex: 1;
}
.post-card-body h4 {
  font-size: 1.05rem;
  font-weight: 600;
  line-height: 1.35;
  margin-bottom: 0.7rem;
  font-family: "Fraunces", serif;
}
.post-card-body p {
  color: #5a3a26;
  font-size: 0.86rem;
  line-height: 1.6;
  margin-bottom: 1rem;
}

/* ---------------- newsletter CTA ---------------- */
.newsletter-bar {
  background: var(--pine);
  color: var(--ivory);
  border-radius: 10px;
  padding: 2.6rem 2.6rem;
  margin-top: 4rem;
  position: relative;
  overflow: hidden;
}
.newsletter-bar h3 {
  font-size: 1.5rem;
  font-weight: 600;
  margin-bottom: 0.4rem;
}
.newsletter-bar p {
  color: rgba(255, 244, 232, 0.8);
  font-size: 0.92rem;
  margin-bottom: 0;
  max-width: 44ch;
}
.newsletter-form {
  display: flex;
  gap: 0.6rem;
}
.newsletter-form input {
  border: none;
  border-radius: 4px;
  padding: 0.85rem 1rem;
  font-size: 0.9rem;
  flex: 1;
  min-width: 0;
}
.newsletter-form button {
  background: var(--brass);
  color: var(--ivory);
  border: none;
  border-radius: 4px;
  padding: 0.85rem 1.5rem;
  font-size: 0.85rem;
  font-weight: 600;
  letter-spacing: 0.03em;
  white-space: nowrap;
  transition: background 0.2s ease;
}
.newsletter-form button:hover {
  background: #e63e00;
}
.newsletter-ring {
  position: absolute;
  top: -60px;
  right: -60px;
  width: 220px;
  height: 220px;
  border-radius: 50%;
  border: 1px solid var(--line-dark);
  pointer-events: none;
}
#newsletterStatus {
  display: none;
  border-radius: 4px;
  padding: 0.6rem 0.9rem;
  font-size: 0.82rem;
  margin-bottom: 0.7rem;
}
#newsletterStatus.status-success {
  display: block;
  background: rgba(168, 240, 191, 0.18);
  color: #eafff0;
  border: 1px solid rgba(168, 240, 191, 0.4);
}
#newsletterStatus.status-error {
  display: block;
  background: rgba(245, 183, 174, 0.18);
  color: #ffe9e5;
  border: 1px solid rgba(245, 183, 174, 0.45);
}
.newsletter-form input.is-invalid {
  outline: 2px solid #f5b7ae;
}

@media (max-width: 767.98px) {
  .featured-img {
    min-height: 200px;
  }
  .newsletter-form {
    flex-direction: column;
  }
}

/* footer
.
.
.
.
.
.
.
 */
footer {
  background: rgb(255, 60, 0);
  color: white;
  padding: 3rem 0 1.5rem;
}
@media (max-width: 700px) {
  footer {
    font-size: 13px;
  }
}
footer h6 {
  color: white;
  font-weight: 600;
  margin-bottom: 1rem;
}
footer a {
  color: white;
  text-decoration: none;
}
footer a:hover {
  color: #fff;
  text-decoration: underline;
}
footer ul {
  list-style: none;
  padding: 0;
}
footer ul li {
  margin-bottom: 0.5rem;
}
.footer-bottom {
  border-top: 1px solid white;
  margin-top: 2rem;
  padding-top: 1.5rem;
  font-size: 0.875rem;
}
.social-icons {
  display: flex;
  flex-wrap: wrap;
  gap: 0.5rem;
}
.social-icons a {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  width: 36px;
  height: 36px;
  border: 1px solid white;
  border-radius: 50%;
  color: white;
  font-size: 1rem;
}
.social-icons a:hover {
  background: white !important;
  color: white;
}

/* Properties dropdown, styled to sit flush with the other footer links */
.footer-links .dropdown-toggle {
  background: none;
  border: none;
  padding: 0;
  color: #adb5bd;
  font: inherit;
}
.footer-links .dropdown-toggle:hover {
  color: white;
  text-decoration: underline;
}
.footer-links .dropdown-toggle::after {
  margin-left: 0.4rem;
  vertical-align: 0.1em;
}
.footer-links .dropdown-menu {
  background: white;
  border: 1px solid white;
  min-width: 8rem;
}
.footer-links .dropdown-item {
  color: white;
}
.footer-links .dropdown-item:hover,
.footer-links .dropdown-item:focus {
  background: white !important;
  color: white;
}

/* faq 
.
.
.
.
.
.
.
.
*/
:root {
  --ink: rgb(255, 238, 228); /* deep charcoal-green */
  --ink-soft: #24352f;
  --line: #3a4a44;
  --cream: #f6f2ea;
  --cream-dim: #cdd4cf;
  --brass: orangered;
  --brass-soft: rgba(185, 139, 78, 0.14);
}

.faq-section {
  background: var(--ink);
  color: var(--cream-dim);
  padding: 6rem 0 6.5rem;
  position: relative;
  overflow: hidden;
}

/* faint blueprint grid — the signature motif, kept quiet in a back corner */
.faq-section::before {
  content: "";
  position: absolute;
  top: -10%;
  right: -8%;
  width: 520px;
  height: 520px;
  background-image:
    linear-gradient(var(--line) 1px, transparent 1px),
    linear-gradient(90deg, var(--line) 1px, transparent 1px);
  background-size: 40px 40px;
  opacity: 0.18;
  mask-image: radial-gradient(circle, #000 0%, transparent 72%);
  -webkit-mask-image: radial-gradient(circle, #000 0%, transparent 72%);
  pointer-events: none;
}

.faq-eyebrow {
  font-family: "Inter", sans-serif;
  font-size: 0.75rem;
  font-weight: 600;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: black;
  margin-bottom: 1rem;
}
@media (max-width: 700px) {
  .faq-eyebrow {
    font-size: 0.9rem !important;
  }
  .faq-heading {
    font-size: 1.16rem !important;
  }
  .faq-intro-copy {
    font-size: 0.9rem !important;
  }
}

.faq-heading {
  font-family: "Fraunces", serif;
  font-weight: 500;
  font-size: clamp(2rem, 3.6vw, 2.85rem);
  line-height: 1.15;
  color: black;
  max-width: 16ch;
}

.faq-intro-copy {
  font-size: 0.98rem;
  line-height: 1.7;
  color: black;
  max-width: 34ch;
  margin-top: 1.25rem;
}

.faq-cta {
  display: inline-flex;
  align-items: center;
  gap: 0.6rem;
  margin-top: 2rem;
  padding: 0.75rem 1.4rem;
  border: 1px solid orangered;
  border-radius: 2px;
  color: black;
  font-size: 0.85rem;
  font-weight: 500;
  letter-spacing: 0.02em;
  text-decoration: none;
  transition:
    background 0.2s ease,
    color 0.2s ease;
}
.faq-cta:hover {
  background: var(--brass);
  color: black;
}
.faq-cta svg {
  transition: transform 0.2s ease;
}
.faq-cta:hover svg {
  transform: translateX(3px);
}

.faq-sticky {
  position: sticky;
  top: 2.5rem;
}

/* ---- accordion ---- */
.faq-accordion .accordion-item {
  background: transparent;
  border: none;
  border-bottom: 1px solid var(--line);
}
.faq-accordion .accordion-item:first-child {
  border-top: 1px solid var(--line);
}

.faq-accordion .accordion-button {
  background: transparent;
  color: black;
  font-family: "Fraunces", serif;
  font-weight: 500;
  font-size: 1.1rem;
  padding: 1.5rem 0.25rem;
  box-shadow: none !important;
  display: flex;
  align-items: center;
  gap: 1rem;
}
.faq-accordion .accordion-button::after {
  display: none;
} /* kill bootstrap's default caret */

.faq-accordion .accordion-button:not(.collapsed) {
  color: var(--brass);
}

.faq-index {
  font-family: "Inter", sans-serif;
  font-size: 0.75rem;
  font-weight: 600;
  color: orangered;
  letter-spacing: 0.05em;
  min-width: 2rem;
}

/* custom plus/minus toggle, drawn as a corner bracket to nod at floor-plan lines */
.faq-toggle {
  margin-left: auto;
  position: relative;
  width: 20px;
  height: 20px;
  flex-shrink: 0;
}
.faq-toggle::before,
.faq-toggle::after {
  content: "";
  position: absolute;
  background: black;
  transition:
    transform 0.25s ease,
    background 0.2s ease;
}
.faq-toggle::before {
  /* horizontal */
  top: 9px;
  left: 2px;
  width: 16px;
  height: 2px;
}
.faq-toggle::after {
  /* vertical */
  top: 2px;
  left: 9px;
  width: 2px;
  height: 16px;
}
.accordion-button:not(.collapsed) .faq-toggle::after {
  transform: rotate(90deg);
}
.accordion-button:not(.collapsed) .faq-toggle::before,
.accordion-button:not(.collapsed) .faq-toggle::after {
  background: orangered;
}

.faq-accordion .accordion-body {
  padding: 0 0.25rem 1.75rem 3rem;
  font-size: 0.95rem;
  line-height: 1.75;
  color: black;
  max-width: 58ch;
}

@media (max-width: 767.98px) {
  .faq-sticky {
    position: static;
    margin-bottom: 3rem;
  }
  .faq-accordion .accordion-body {
    padding: 0 0.25rem 1.75rem 3rem;
    font-size: 0.9rem !important;
    line-height: 1.75;
    color: black;
    max-width: 58ch;
  }
  .accordion-header {
    font-size: 0.9rem !important;
  }
}

/* about herosection */
.hero1 {
  position: relative;
  height: 70vh;
  min-height: 480px;
  background-image: url("https://images.unsplash.com/photo-1600585154340-be6161a56a0c?auto=format&fit=crop&w=1600&q=80");
  background-size: cover;
  background-position: center;
  display: flex;
  align-items: center;
  justify-content: center;
}

.hero1::before {
  content: "";
  position: absolute;
  inset: 0;
  background: rgba(65, 17, 3, 0.877);
}

.hero-content {
  position: relative;
  text-align: center;
  color: #fff;
  padding: 0 20px;
}

.hero-content h1 {
  font-size: 3rem;
  font-weight: 700;
  letter-spacing: 1px;
  margin-bottom: 12px;
}

.hero-content p {
  font-size: 1.1rem;
  color: rgba(255, 255, 255, 0.85);
  max-width: 500px;
  margin: 0 auto;
}

@media (max-width: 576px) {
  .hero-content h1 {
    font-size: 2.1rem;
  }
}

/* property section */
.property-section {
  padding: 60px 0;
}

/* Image gallery */
.main-image {
  width: 100%;
  height: 420px;
  object-fit: cover;
  border-radius: 10px;
}

.thumb-row {
  margin-top: 12px;
}

.thumb-row img {
  width: 100%;
  height: 100px;
  object-fit: cover;
  border-radius: 8px;
  cursor: pointer;
  opacity: 0.85;
  transition: opacity 0.2s ease;
}

.thumb-row img:hover {
  opacity: 1;
}

/* Header */
.property-title {
  font-weight: 700;
  font-size: 1.9rem;
  margin-bottom: 4px;
}
@media (max-width: 600px) {
  .property-title {
    font-weight: 700;
    font-size: 1.2rem;
    margin-bottom: 4px;
  }
  .property-description p {
    line-height: 1.75;
    font-size: 0.9rem;
    color: #444;
  }
  .amenities-list li {
    font-size: 0.9rem !important;
    color: #444;
  }
}
.property-address {
  color: #6c757d;
  font-size: 0.98rem;
  margin-bottom: 18px;
}

.property-address i {
  color: #b5533c;
  margin-right: 6px;
}

.property-price {
  font-weight: 300;
  font-size: 0.9rem;
}

.badge-status {
  background-color: orangered;
  color: #fff;
  font-weight: 500;
  font-size: 0.8rem;
  padding: 6px 14px;
  border-radius: 20px;
}

/* Quick facts */
.fact-strip {
  border-top: 1px solid #e5e2db;
  border-bottom: 1px solid #e5e2db;
  padding: 18px 0;
  margin: 24px 0;
}

.fact-item {
  text-align: center;
}

.fact-item i {
  font-size: 1.3rem;
  color: #b5533c;
  margin-bottom: 6px;
  display: block;
}

.fact-item .fact-value {
  font-weight: 700;
  font-size: 1.05rem;
}

.fact-item .fact-label {
  font-size: 0.8rem;
  color: #6c757d;
  text-transform: uppercase;
  letter-spacing: 0.03em;
}

/* Description */
.section-heading {
  font-weight: 700;
  font-size: 1.2rem;
  margin-bottom: 15px;
  padding-bottom: 30px;
  background-color: orangered;
  height: 10px;
  padding-top: 10px;
  text-align: center;
  color: white;
}

.property-description p {
  line-height: 1.75;
  color: #444;
}

/* Amenities */
.amenities-list {
  list-style: none;
  padding: 0;
  margin: 0;
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 10px 20px;
}

.amenities-list li {
  font-size: 0.95rem;
  color: #444;
}

.amenities-list i {
  color: #2e5339;
  margin-right: 8px;
}

/* Sidebar card */
.agent-card {
  background: #fff;
  border-radius: 10px;
  padding: 26px;
  box-shadow: 0 3px 14px rgba(0, 0, 0, 0.06);
  position: sticky;
  top: 30px;
}

.agent-card img {
  width: 64px;
  height: 64px;
  border-radius: 50%;
  object-fit: cover;
  margin-bottom: 12px;
}

.agent-name {
  font-weight: 600;
  margin-bottom: 2px;
}

.agent-role {
  font-size: 0.85rem;
  color: #6c757d;
  margin-bottom: 16px;
}

.btn-brick {
  background-color: #ff3103;
  border-color: #b5533c;
  color: #fff;
  font-weight: 600;
  width: 100%;
  padding: 10px 0;
}

.btn-brick:hover {
  background-color: #9a442f;
  border-color: #9a442f;
  color: #fff;
}

.btn-outline-dark2 {
  border: 1px solid #2b2b2b;
  color: #2b2b2b;
  width: 100%;
  padding: 10px 0;
  font-weight: 600;
  margin-top: 10px;
  background: transparent;
}

.btn-outline-dark2:hover {
  background: rgb(240, 187, 187);
  color: #fff;
}
@media (max-width: 600px) {
  .btn-outline-dark2 {
    border: 1px solid #2b2b2b;
    width: 100%;
    padding: 10px 0;
    font-weight: 600;
    margin-top: 10px;
    background: white;
  }
  .section-heading {
    font-weight: 700;
    font-size: 1rem;
    margin-bottom: 15px;
    padding-bottom: 30px;
    background-color: orangered;
    height: 10px;
    padding-top: 10px;
    text-align: center;
  }
}