:root{
  --ink:#0c0c0e;
  --ink-soft:#1a1a1e;
  --paper:#faf8f3;
  --white:#ffffff;
  --gold:#c2a14d;
  --gold-deep:#a8853c;
  --gold-light:#e6d194;
  --gold-wash:#f4eddc;
  --text:#2b2b30;
  --muted:#6d6d74;
  --line:rgba(12,12,14,.12);
  --shadow:0 18px 50px rgba(12,12,14,.16);
  --radius:14px;
}
*{margin:0;padding:0;box-sizing:border-box}
html{scroll-behavior:smooth}
body{font-family:'Montserrat',system-ui,sans-serif;font-size:16px;line-height:1.65;color:var(--text);background:var(--paper);-webkit-font-smoothing:antialiased}
img{display:block;max-width:100%;height:auto}
a{color:inherit;text-decoration:none}
.wrap{width:min(1120px,100% - 32px);margin-inline:auto}
h1,h2,h3,.display{font-family:'Cormorant Garamond',serif;font-weight:600;color:var(--ink);line-height:1.12}
.eyebrow{font-family:'Montserrat',sans-serif;font-size:12px;font-weight:600;letter-spacing:.22em;text-transform:uppercase;color:var(--gold-deep)}
.section{padding:72px 0}
@media(min-width:900px){.section{padding:104px 0}}
.section-head{max-width:640px;margin-bottom:40px}
.section-head h2{font-size:clamp(30px,4.6vw,44px);margin:10px 0 14px}
.section-head p{color:var(--muted)}

/* ---------- buttons ---------- */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;font-family:'Montserrat',sans-serif;font-size:14px;font-weight:600;letter-spacing:.06em;text-transform:uppercase;padding:16px 26px;border-radius:8px;border:1px solid transparent;cursor:pointer;transition:transform .15s ease,box-shadow .15s ease,background .15s ease;white-space:nowrap}
.btn:active{transform:scale(.98)}
@media(max-width:480px){.btn{white-space:normal;max-width:100%}}
.btn-gold{background:linear-gradient(135deg,var(--gold-light) 0%,var(--gold) 45%,var(--gold-deep) 100%);color:#141008;box-shadow:0 10px 26px rgba(168,133,60,.35)}
.btn-gold:hover{box-shadow:0 14px 32px rgba(168,133,60,.5);transform:translateY(-1px)}
.btn-ghost{border-color:rgba(255,255,255,.45);color:var(--white)}
.btn-ghost:hover{background:rgba(255,255,255,.1)}
.btn-dark{background:var(--ink);color:var(--white)}
.btn-dark:hover{background:#26262c}

/* ---------- header ---------- */
header{position:fixed;inset:0 0 auto 0;z-index:50;transition:background .25s ease,box-shadow .25s ease;background:linear-gradient(rgba(10,10,12,.82),rgba(10,10,12,0));}
header.scrolled{background:rgba(10,10,12,.96);box-shadow:0 6px 24px rgba(0,0,0,.35)}
.nav{display:flex;align-items:center;justify-content:space-between;height:72px}
.nav-logo img{height:44px;width:auto}
.nav-links{display:none;gap:32px;font-size:13px;font-weight:500;letter-spacing:.14em;text-transform:uppercase;color:rgba(255,255,255,.85)}
.nav-links a:hover{color:var(--gold-light)}
.nav-cta{display:none}
.nav-phone{display:flex;align-items:center;gap:8px;color:var(--white);font-weight:600;font-size:14px}
.nav-phone svg{width:17px;height:17px;fill:var(--gold-light)}
@media(min-width:900px){
  .nav{height:84px}
  .nav-logo img{height:52px}
  .nav-links{display:flex}
  .nav-cta{display:inline-flex;padding:13px 22px}
}

/* ---------- hero ---------- */
.hero{position:relative;background:var(--ink);color:var(--white);overflow:hidden}
.hero-inner{display:grid;gap:0;padding-top:104px}
.hero-copy{padding:26px 0 44px;position:relative;z-index:2}
.hero-copy .eyebrow{color:var(--gold-light)}
.hero h1{color:var(--white);font-size:clamp(40px,7.2vw,68px);margin:14px 0 18px;font-weight:600}
.hero h1 em{font-style:italic;color:var(--gold-light)}
.hero-sub{color:rgba(255,255,255,.78);max-width:520px;font-size:17px;margin-bottom:30px}
.hero-ctas{display:flex;flex-wrap:wrap;gap:14px;margin-bottom:34px}
.hero-trust{display:flex;flex-wrap:wrap;gap:10px 26px;align-items:center;color:rgba(255,255,255,.65);font-size:13px;letter-spacing:.08em;text-transform:uppercase;font-weight:500}
.hero-trust span{display:flex;align-items:center;gap:8px}
.hero-trust svg{width:15px;height:15px;fill:var(--gold-light)}
.hero-photo{position:relative;margin-inline:-16px}
.hero-photo img{width:100%;height:min(64vw,520px);object-fit:cover;object-position:50% 22%}
.hero-photo::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,var(--ink) 0%,rgba(12,12,14,0) 26%)}
@media(min-width:900px){
  .hero-inner{grid-template-columns:1.05fr .95fr;align-items:end;padding-top:84px;min-height:640px}
  .hero-copy{padding:90px 40px 90px 0}
  .hero-photo{margin:0;align-self:stretch}
  .hero-photo img{height:100%;min-height:640px;object-position:50% 18%}
  .hero-photo::after{background:linear-gradient(90deg,var(--ink) 0%,rgba(12,12,14,0) 40%)}
}

/* ---------- stats bar ---------- */
.stats{background:var(--gold-wash);border-bottom:1px solid var(--line)}
.stats-grid{display:grid;grid-template-columns:1fr 1fr;gap:26px 18px;padding:34px 0 28px}
.stat b{display:block;font-family:'Cormorant Garamond',serif;font-size:clamp(30px,4.4vw,42px);font-weight:600;color:var(--ink);line-height:1}
.stat span{font-size:11.5px;font-weight:600;letter-spacing:.12em;text-transform:uppercase;color:var(--gold-deep)}
.stats-src{grid-column:1/-1;font-size:11.5px;color:var(--muted);margin-top:-8px}
@media(min-width:860px){.stats-grid{grid-template-columns:repeat(4,1fr) auto;align-items:center;padding:38px 0}.stats-src{grid-column:auto;margin:0;max-width:150px;text-align:right}}

/* ---------- sold marquee ---------- */
.sold{background:var(--white);border-bottom:1px solid var(--line)}
.sold-head{display:flex;align-items:baseline;justify-content:space-between;gap:20px;margin-bottom:26px}
.sold-head h2{font-size:clamp(26px,3.6vw,34px)}
.sold-head a{font-size:13px;font-weight:600;letter-spacing:.1em;text-transform:uppercase;color:var(--gold-deep);flex-shrink:0}
.sold-track{display:grid;grid-auto-flow:column;grid-auto-columns:72%;gap:14px;overflow-x:auto;scroll-snap-type:x mandatory;padding-bottom:10px;-webkit-overflow-scrolling:touch;scrollbar-width:none}
.sold-track::-webkit-scrollbar{display:none}
.sold-track figure{scroll-snap-align:start;border-radius:var(--radius);overflow:hidden;box-shadow:0 8px 24px rgba(12,12,14,.10)}
.sold-track img{width:100%;aspect-ratio:4/5;object-fit:cover}
@media(min-width:760px){.sold-track{grid-auto-columns:31%}}
@media(min-width:1020px){.sold-track{grid-auto-columns:23.5%}}

/* ---------- paths (sell / buy) ---------- */
.paths{background:var(--paper)}
.path-grid{display:grid;gap:22px}
.path-card{background:var(--white);border:1px solid var(--line);border-radius:var(--radius);overflow:hidden;display:flex;flex-direction:column}
.path-card img{width:100%;height:230px;object-fit:cover}
.path-body{padding:28px 26px 30px;display:flex;flex-direction:column;flex:1}
.path-body h3{font-size:28px;margin:8px 0 10px}
.path-body p{color:var(--muted);font-size:15px;margin-bottom:18px}
.path-body ul{list-style:none;margin:0 0 26px;display:grid;gap:11px}
.path-body li{display:flex;gap:11px;font-size:15px;align-items:flex-start}
.path-body li svg{width:16px;height:16px;fill:var(--gold-deep);flex-shrink:0;margin-top:4px}
.path-body .btn{margin-top:auto;align-self:flex-start}
@media(min-width:860px){
  .path-grid{grid-template-columns:1fr 1fr}
  .path-card img{height:260px}
}

/* ---------- valuation band ---------- */
.valuation{background:var(--ink);color:var(--white);position:relative;overflow:hidden}
.valuation::before{content:"";position:absolute;right:-140px;top:-140px;width:420px;height:420px;border-radius:50%;background:radial-gradient(circle,rgba(194,161,77,.22),transparent 65%)}
.val-grid{display:grid;gap:36px;position:relative;z-index:1}
.valuation h2{color:var(--white);font-size:clamp(30px,4.6vw,44px);margin:10px 0 14px}
.valuation .eyebrow{color:var(--gold-light)}
.valuation p{color:rgba(255,255,255,.72)}
.val-points{margin-top:22px;display:grid;gap:14px;list-style:none}
.val-points li{display:flex;gap:12px;align-items:flex-start;font-size:15px;color:rgba(255,255,255,.85)}
.val-points svg{width:16px;height:16px;fill:var(--gold-light);flex-shrink:0;margin-top:4px}
.val-form{background:var(--white);border-radius:var(--radius);padding:30px 26px;color:var(--text);box-shadow:var(--shadow)}
.val-form h3{font-size:26px;margin-bottom:4px}
.val-form .form-sub{font-size:13.5px;color:var(--muted);margin-bottom:20px}
@media(min-width:900px){.val-grid{grid-template-columns:1.05fr .95fr;align-items:center}.val-form{padding:38px 36px}}

/* ---------- forms ---------- */
.field{margin-bottom:14px}
.field label{display:block;font-size:12px;font-weight:600;letter-spacing:.12em;text-transform:uppercase;color:var(--muted);margin-bottom:6px}
.field input,.field select,.field textarea{width:100%;padding:14px 15px;border:1px solid var(--line);border-radius:8px;font:inherit;font-size:15px;background:var(--paper);color:var(--ink);transition:border .15s ease}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--gold);background:var(--white)}
.field-row{display:grid;gap:14px}
@media(min-width:560px){.field-row{grid-template-columns:1fr 1fr}}
form .btn{width:100%;margin-top:6px}
.form-note{font-size:12.5px;color:var(--muted);margin-top:12px;text-align:center}
.intent{display:grid;grid-template-columns:1fr 1fr;gap:10px;margin-bottom:14px}
.intent input{position:absolute;opacity:0;pointer-events:none}
.intent label{display:flex;align-items:center;justify-content:center;padding:13px 10px;border:1px solid var(--line);border-radius:8px;font-size:14px;font-weight:600;cursor:pointer;background:var(--paper);transition:all .15s ease;text-align:center}
.intent input:checked+label{background:var(--ink);color:var(--white);border-color:var(--ink)}

/* ---------- about ---------- */
.about{background:var(--white)}
.about-grid{display:grid;gap:40px}
.about-photo{position:relative}
.about-photo img{border-radius:var(--radius);width:100%;object-fit:cover;aspect-ratio:4/5;object-position:50% 15%}
.about-photo::after{content:"";position:absolute;inset:18px -18px -18px 18px;border:1px solid var(--gold);border-radius:var(--radius);z-index:-1}
.about-copy h2{font-size:clamp(30px,4.6vw,44px);margin:10px 0 18px}
.about-copy p{margin-bottom:16px;color:var(--muted)}
.about-copy p strong{color:var(--ink);font-weight:600}
.about-facts{display:grid;grid-template-columns:1fr 1fr;gap:2px;margin:28px 0;border-radius:var(--radius);overflow:hidden}
.fact{background:var(--gold-wash);padding:18px 16px}
.fact b{display:block;font-family:'Cormorant Garamond',serif;font-size:24px;color:var(--ink);line-height:1.1;margin-bottom:3px}
.fact span{font-size:12px;letter-spacing:.1em;text-transform:uppercase;color:var(--gold-deep);font-weight:600}
@media(min-width:900px){.about-grid{grid-template-columns:.9fr 1.1fr;align-items:center;gap:70px}}

/* ---------- process ---------- */
.process{background:var(--paper)}
.steps{display:grid;gap:18px;counter-reset:step}
.step{background:var(--white);border:1px solid var(--line);border-radius:var(--radius);padding:26px 24px;position:relative}
.step::before{counter-increment:step;content:"0" counter(step);font-family:'Cormorant Garamond',serif;font-size:44px;font-weight:600;color:var(--gold);line-height:1;display:block;margin-bottom:12px}
.step h3{font-size:22px;margin-bottom:8px}
.step p{font-size:14.5px;color:var(--muted)}
@media(min-width:860px){.steps{grid-template-columns:repeat(4,1fr)}}

/* ---------- closing day ---------- */
.closing{background:var(--white)}
.closing-track{display:grid;grid-auto-flow:column;grid-auto-columns:78%;gap:14px;overflow-x:auto;scroll-snap-type:x mandatory;padding-bottom:10px;scrollbar-width:none}
.closing-track::-webkit-scrollbar{display:none}
.closing-track figure{scroll-snap-align:start;border-radius:var(--radius);overflow:hidden;position:relative;box-shadow:0 8px 24px rgba(12,12,14,.10)}
.closing-track img{width:100%;aspect-ratio:4/5;object-fit:cover}
.closing-track figcaption{position:absolute;inset:auto 0 0 0;padding:40px 18px 14px;background:linear-gradient(transparent,rgba(12,12,14,.78));color:var(--white);font-size:13px;font-weight:500;letter-spacing:.04em}
@media(min-width:760px){.closing-track{grid-auto-columns:36%}}
@media(min-width:1020px){.closing-track{grid-auto-columns:27%}}

/* ---------- testimonials ---------- */
.reviews{background:var(--ink);color:var(--white)}
.reviews .section-head h2{color:var(--white)}
.reviews .section-head p{color:rgba(255,255,255,.65)}
.review-grid{display:grid;gap:18px}
.review{background:var(--ink-soft);border:1px solid rgba(255,255,255,.09);border-radius:var(--radius);padding:28px 26px;display:flex;flex-direction:column}
.stars{color:var(--gold-light);letter-spacing:3px;font-size:15px;margin-bottom:14px}
.review p{font-size:15px;color:rgba(255,255,255,.85);flex:1}
.review footer{margin-top:18px;font-size:13px;letter-spacing:.1em;text-transform:uppercase;color:var(--gold-light);font-weight:600}
@media(min-width:860px){.review-grid{grid-template-columns:repeat(3,1fr)}}

/* ---------- faq ---------- */
.faq{background:var(--paper)}
.faq-list{max-width:760px}
.faq-item{border-bottom:1px solid var(--line)}
.faq-item summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;align-items:center;gap:18px;padding:22px 0;font-family:'Cormorant Garamond',serif;font-size:22px;font-weight:600;color:var(--ink)}
.faq-item summary::-webkit-details-marker{display:none}
.faq-item summary::after{content:"+";font-family:'Montserrat',sans-serif;font-size:20px;color:var(--gold-deep);transition:transform .2s ease;flex-shrink:0}
.faq-item[open] summary::after{transform:rotate(45deg)}
.faq-item div{padding:0 0 22px;color:var(--muted);font-size:15px;max-width:640px}

/* ---------- contact ---------- */
.contact{background:var(--white)}
.contact-grid{display:grid;gap:40px}
.contact-info h2{font-size:clamp(30px,4.6vw,44px);margin:10px 0 16px}
.contact-info>p{color:var(--muted);margin-bottom:28px;max-width:440px}
.contact-lines{display:grid;gap:16px;margin-bottom:30px}
.contact-line{display:flex;align-items:center;gap:14px;font-weight:600;color:var(--ink)}
.contact-line svg{width:20px;height:20px;fill:var(--gold-deep);flex-shrink:0}
.contact-line small{display:block;font-size:11.5px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--muted)}
.contact-photo img{border-radius:var(--radius);aspect-ratio:1/1;object-fit:cover;object-position:50% 20%;width:100%;max-width:340px}
@media(min-width:900px){.contact-grid{grid-template-columns:1fr 1fr;align-items:start;gap:70px}}

/* ---------- instagram ---------- */
.ig{background:var(--paper);border-top:1px solid var(--line);padding:64px 0}
.ig-head{display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;gap:16px 24px;margin-bottom:26px}
.ig-head h2{font-size:clamp(26px,3.8vw,36px);margin-top:8px}
.ig-head .btn svg{width:17px;height:17px;fill:currentColor}
.ig-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:10px}
.ig-grid a{position:relative;border-radius:10px;overflow:hidden;aspect-ratio:1;display:block}
.ig-grid img{width:100%;height:100%;object-fit:cover;transition:transform .3s ease}
.ig-grid a::after{content:"";position:absolute;inset:0;background:rgba(12,12,14,0);transition:background .2s ease}
.ig-grid a:hover img{transform:scale(1.04)}
.ig-grid a:hover::after{background:rgba(12,12,14,.28)}
@media(min-width:860px){.ig-grid{grid-template-columns:repeat(6,1fr)}.ig{padding:84px 0}}

/* ---------- footer ---------- */
footer.site{background:var(--ink);color:rgba(255,255,255,.6);padding:54px 0 110px;font-size:13px}
.foot-grid{display:grid;gap:30px;margin-bottom:36px}
.foot-logo img{height:78px;width:auto;margin-bottom:14px}
.foot-col h4{font-family:'Montserrat',sans-serif;font-size:12px;letter-spacing:.18em;text-transform:uppercase;color:var(--gold-light);margin-bottom:14px}
.foot-col a{display:block;padding:5px 0;color:rgba(255,255,255,.7)}
.foot-col a:hover{color:var(--white)}
.legal{border-top:1px solid rgba(255,255,255,.12);padding-top:22px;font-size:12px;line-height:1.7;color:rgba(255,255,255,.45)}
.legal a{text-decoration:underline;color:rgba(255,255,255,.6)}
@media(min-width:860px){.foot-grid{grid-template-columns:2fr 1fr 1fr}footer.site{padding-bottom:54px}}

/* ---------- sticky mobile bar ---------- */
.action-bar{position:fixed;inset:auto 0 0 0;z-index:60;display:grid;grid-template-columns:1fr 1fr 1.4fr;background:rgba(10,10,12,.97);backdrop-filter:blur(8px);border-top:1px solid rgba(255,255,255,.14);padding:10px 12px calc(10px + env(safe-area-inset-bottom))}
.action-bar a{display:flex;align-items:center;justify-content:center;gap:7px;font-size:13px;font-weight:600;letter-spacing:.04em;color:var(--white);padding:12px 6px;border-radius:8px}
.action-bar svg{width:16px;height:16px;fill:currentColor}
.action-bar .ab-primary{background:linear-gradient(135deg,var(--gold-light),var(--gold) 55%,var(--gold-deep));color:#141008}
@media(min-width:900px){.action-bar{display:none}}

/* ---------- reveal ---------- */
.reveal{opacity:0;transform:translateY(22px);transition:opacity .6s ease,transform .6s ease}
.reveal.in{opacity:1;transform:none}
@media(prefers-reduced-motion:reduce){.reveal{opacity:1;transform:none;transition:none}html{scroll-behavior:auto}}

/* ---------- mobile navigation + audit fixes ---------- */
[id]{scroll-margin-top:96px}
.nav-burger{display:none;background:none;border:0;cursor:pointer;padding:10px 6px;margin-left:2px}
.nav-burger span{display:block;width:22px;height:2px;background:var(--white);margin:5px 0;transition:transform .25s ease,opacity .2s ease}
.nav-burger[aria-expanded="true"] span:nth-child(1){transform:translateY(7px) rotate(45deg)}
.nav-burger[aria-expanded="true"] span:nth-child(2){opacity:0}
.nav-burger[aria-expanded="true"] span:nth-child(3){transform:translateY(-7px) rotate(-45deg)}
.mobile-menu{position:fixed;top:72px;left:0;right:0;z-index:49;background:rgba(10,10,12,.98);backdrop-filter:blur(10px);display:none;flex-direction:column;padding:8px 20px 22px;border-bottom:1px solid rgba(255,255,255,.15);box-shadow:0 18px 40px rgba(0,0,0,.4)}
.mobile-menu.open{display:flex}
.mobile-menu a{color:var(--white);padding:15px 4px;font-size:15px;font-weight:600;letter-spacing:.1em;text-transform:uppercase;border-bottom:1px solid rgba(255,255,255,.08)}
.mobile-menu a:active{color:var(--gold-light)}
.mobile-menu a.btn{margin-top:16px;border-bottom:none;text-align:center;justify-content:center;color:#141008}
@media(max-width:899px){.nav-burger{display:block}}
@media(min-width:900px){.mobile-menu{display:none !important}}
.market-grid .stat:nth-child(5),.market-band .grid .stat:nth-child(5){grid-column:1/-1}
@media(min-width:860px){.market-grid .stat:nth-child(5),.market-band .grid .stat:nth-child(5){grid-column:auto}}