:root {
      --red: #a52a2a;
      --red-dark: #842222;
      --red-deep: #5c1818;
      --red-light: #c44a4a;
      --red-soft: #faf3f3;
      --red-muted: rgba(165,42,42,0.14);
      --bg: #ffffff;
      --bg-warm: #faf6f7;
      --text: #1a1a1a;
      --muted: #6e6e6e;
      --border: #e8d4d4;
      --serif: 'Playfair Display', Georgia, serif;
      --sans: 'DM Sans', -apple-system, sans-serif;
      --radius: 14px;
      --shadow: 0 8px 32px rgba(165,42,42,0.1);
      --shadow-hover: 0 24px 56px rgba(165,42,42,0.2);
      --header-height: 84px;
    }

    *, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }
    html { scroll-behavior: smooth; }
    body {
      font-family: var(--sans); background: var(--bg); color: var(--text);
      line-height: 1.6; -webkit-font-smoothing: antialiased;
      overflow-x: hidden;
    }

    /* 3D ambient */
    .scene-3d {
      position: fixed; inset: 0; z-index: 0; pointer-events: none; overflow: hidden;
    }
    .scene-orb {
      position: absolute; border-radius: 50%; filter: blur(90px); opacity: 0.4;
      animation: orbFloat 20s ease-in-out infinite;
    }
    .scene-orb-1 { width: 480px; height: 480px; background: rgba(165,42,42,0.2); top: -8%; right: -6%; }
    .scene-orb-2 { width: 360px; height: 360px; background: rgba(196,74,74,0.12); bottom: 15%; left: -5%; animation-delay: -10s; }
    .scene-grid {
      position: absolute; bottom: -15%; left: -25%; width: 150%; height: 60%;
      background-image:
        linear-gradient(rgba(165,42,42,0.06) 1px, transparent 1px),
        linear-gradient(90deg, rgba(165,42,42,0.06) 1px, transparent 1px);
      background-size: 48px 48px;
      transform: perspective(600px) rotateX(72deg);
      transform-origin: center top;
      opacity: 0.5;
    }
    @keyframes orbFloat {
      0%, 100% { transform: translate3d(0,0,0); }
      50% { transform: translate3d(20px,-15px,0) scale(1.06); }
    }

    /* 3D tilt cards */
    .tilt-3d {
      position: relative; transform-style: preserve-3d;
      transition: box-shadow 0.3s ease, transform 0.12s ease-out;
      will-change: transform;
    }
    .tilt-3d::after {
      content: ''; position: absolute; inset: 0; border-radius: inherit;
      background: linear-gradient(135deg, rgba(255,255,255,0.3) 0%, transparent 50%);
      opacity: 0; pointer-events: none; transition: opacity 0.3s; z-index: 2;
    }
    .tilt-3d:hover::after { opacity: 1; }
    .tilt-3d > * { transform: translateZ(16px); }

    /* ── HEADER ── */
    header {
      position: fixed; top: 0; left: 0; right: 0; z-index: 1000;
      background: #fff;
      border-bottom: 1px solid #e8e8e8;
      box-shadow: none;
    }
    header nav a { color: #111; }
    .header-inner {
      max-width: 1440px; margin: 0 auto;
      display: flex;
      align-items: center;
      padding: 16px 40px;
      padding-left: max(40px, env(safe-area-inset-left, 0px));
      padding-right: max(40px, env(safe-area-inset-right, 0px));
      gap: 0;
    }
    .logo {
      display: flex; align-items: center;
      text-decoration: none; color: var(--text);
      flex-shrink: 0;
      margin-right: 44px;
    }
    .logo-brand { line-height: 0; }
    .logo-brand-img {
      display: block;
      height: 60px;
      width: auto;
      max-height: 60px;
      object-fit: contain;
      object-position: left center;
      transition: opacity 0.2s ease;
    }
    .logo-brand:hover .logo-brand-img { opacity: 0.85; }
    nav {
      display: flex;
      justify-content: flex-start;
      flex: 1;
      min-width: 0;
    }
    nav ul {
      display: flex; list-style: none;
      gap: 32px;
      flex-wrap: wrap;
    }
    .header-right {
      display: flex;
      align-items: center;
      gap: 28px;
      flex-shrink: 0;
      margin-left: auto;
    }
    nav a {
      font-size: 0.72rem; font-weight: 600;
      color: #111; text-decoration: none;
      letter-spacing: 0.14em;
      text-transform: uppercase;
      white-space: nowrap;
      transition: color 0.2s;
      padding: 4px 0;
    }
    nav a::after { display: none; }
    nav a:hover, nav a.active { color: var(--red); }
    .header-cta {
      font-size: 0.72rem; font-weight: 600;
      background: transparent; color: #111;
      padding: 4px 0;
      border-radius: 0;
      text-decoration: none;
      letter-spacing: 0.14em;
      text-transform: uppercase;
      white-space: nowrap;
      transition: color 0.2s;
    }
    .header-cta:hover {
      background: transparent;
      color: var(--red);
      transform: none;
    }

    .lang-switch {
      display: flex; align-items: center;
      background: transparent;
      border: none;
      border-radius: 0;
      padding: 0;
      flex-shrink: 0;
    }
    .lang-switch a {
      font-size: 0.72rem; font-weight: 600;
      letter-spacing: 0.14em;
      text-transform: uppercase;
      text-decoration: none; color: #111;
      padding: 4px 0;
      min-width: auto;
      border-radius: 0;
      transition: color 0.2s;
    }
    .lang-switch a + a::before {
      content: ' / ';
      color: #bbb;
      font-weight: 400;
      letter-spacing: 0;
      pointer-events: none;
    }
    .lang-switch a.active {
      background: transparent;
      color: var(--red) !important;
    }
    .lang-switch a:hover:not(.active) {
      color: var(--red);
    }

    .menu-toggle {
      display: none; background: none; border: none; cursor: pointer;
      padding: 10px; margin: -10px;
      min-width: 44px; min-height: 44px;
      -webkit-tap-highlight-color: transparent;
    }
    .menu-toggle span { display: block; width: 22px; height: 2px; background: var(--text); margin: 5px 0; }

    /* ── HERO ── */
    .hero {
      margin-top: 0;
      padding-top: var(--header-height);
      position: relative; z-index: 1; min-height: 100vh;
      display: flex; align-items: stretch;
      overflow: hidden; perspective: 1000px;
    }
    .hero-media {
      position: absolute; inset: 0; z-index: 0; overflow: hidden;
    }
    .hero-video {
      position: absolute;
      inset: 0;
      width: 100%; height: 100%; object-fit: cover;
      object-position: center center;
      opacity: 0;
      transition: opacity 1.4s ease-in-out;
      transform: scale(1.02);
      will-change: opacity;
    }
    .hero-video.is-active { opacity: 1; z-index: 1; }
    .hero-video:not(.is-active) { z-index: 0; }
    .hero-overlay {
      position: absolute; inset: 0; z-index: 1;
      background:
        linear-gradient(to right, rgba(0,0,0,0.5) 0%, rgba(0,0,0,0.28) 42%, rgba(0,0,0,0.08) 68%, transparent 100%),
        linear-gradient(to top, rgba(0,0,0,0.35) 0%, transparent 45%);
      pointer-events: none;
    }
    .hero-inner {
      position: relative; z-index: 2;
      max-width: 1200px; margin: 0 auto; padding: 100px 32px 72px;
      display: flex; flex-direction: column; justify-content: center;
      width: 100%; min-height: calc(100vh - var(--header-height));
      transform-style: preserve-3d;
    }
    .hero-top {
      display: block;
      margin-bottom: auto; padding-bottom: 48px;
    }
    .hero-text { color: #fff; }
    .hero-eyebrow {
      display: inline-block;
      font-size: 0.72rem; font-weight: 600; letter-spacing: 0.16em;
      text-transform: uppercase; color: rgba(255,255,255,0.9);
      background: rgba(255,255,255,0.14);
      padding: 7px 16px; border-radius: 100px;
      margin-bottom: 28px;
      border: 1px solid rgba(255,255,255,0.25);
      backdrop-filter: blur(4px);
    }
    .hero h1 {
      font-family: var(--serif);
      font-size: clamp(3rem, 6.5vw, 5rem);
      font-weight: 600; line-height: 1.08;
      margin-bottom: 24px;
      letter-spacing: -0.01em;
      transform: translateZ(50px);
      text-shadow:
        0 2px 0 rgba(0,0,0,0.1),
        0 8px 28px rgba(0,0,0,0.25);
    }
    .hero-tagline {
      font-size: clamp(1rem, 1.6vw, 1.15rem);
      color: rgba(255,255,255,0.92);
      line-height: 1.75; max-width: 520px; margin-bottom: 36px;
    }
    .hero-actions { display: flex; gap: 14px; flex-wrap: wrap; }
    .btn-primary {
      display: inline-flex; align-items: center;
      padding: 16px 32px; background: #fff; color: var(--red-dark);
      font-family: var(--sans); font-size: 0.85rem; font-weight: 600;
      letter-spacing: 0.04em; text-decoration: none; border: none;
      border-radius: 8px; cursor: pointer;
      transition: transform 0.2s, box-shadow 0.2s;
    }
    .btn-primary:hover { transform: translateY(-2px); box-shadow: 0 8px 24px rgba(0,0,0,0.18); }
    .btn-outline {
      display: inline-flex; align-items: center;
      padding: 16px 32px; background: rgba(255,255,255,0.08); color: #fff;
      font-family: var(--sans); font-size: 0.85rem; font-weight: 600;
      letter-spacing: 0.04em; text-decoration: none;
      border: 1.5px solid rgba(255,255,255,0.55); border-radius: 8px;
      backdrop-filter: blur(4px);
      transition: background 0.2s, border-color 0.2s;
    }
    .btn-outline:hover { background: rgba(255,255,255,0.16); border-color: #fff; }

    .search-panel {
      background: rgba(255,255,255,0.96); border-radius: var(--radius);
      box-shadow: 0 32px 80px rgba(0,0,0,0.18), 0 12px 32px rgba(165,42,42,0.18);
      overflow: hidden; backdrop-filter: blur(12px);
      border: 1px solid rgba(255,255,255,0.8);
      transform: translateZ(60px) rotateX(4deg);
      transform-style: preserve-3d;
      transition: transform 0.35s ease, box-shadow 0.35s ease;
    }
    .search-panel:hover {
      transform: translateZ(72px) rotateX(0deg);
      box-shadow: 0 40px 90px rgba(0,0,0,0.22), 0 16px 40px rgba(165,42,42,0.22);
    }
    .search-panel-hero {
      width: 100%;
    }
    .search-panel-hero .search-input-row { padding: 10px; }
    .search-panel-hero .search-input-row input { padding: 16px 18px; font-size: 0.95rem; }
    .search-panel-hero .search-btn { padding: 16px 32px; }
    .search-tabs { display: flex; background: var(--bg-warm); }
    .search-tab {
      flex: 1; padding: 14px; text-align: center;
      font-size: 0.75rem; font-weight: 600; letter-spacing: 0.08em;
      text-transform: uppercase; background: none; border: none;
      cursor: pointer; color: var(--muted); transition: all 0.2s;
      font-family: var(--sans); border-bottom: 2px solid transparent;
    }
    .search-tab.active { color: var(--red); background: #fff; border-bottom-color: var(--red); }
    .search-input-row { display: flex; padding: 8px; gap: 8px; }
    .search-input-row input {
      flex: 1; border: 1px solid var(--border); border-radius: 8px;
      outline: none; padding: 14px 16px;
      font-family: var(--sans); font-size: 16px; color: var(--text);
    }
    .search-input-row input:focus { border-color: var(--red-light); }
    .search-btn {
      background: var(--red); color: #fff; border: none; border-radius: 8px;
      padding: 14px 24px; font-family: var(--sans);
      font-size: 0.78rem; font-weight: 600; letter-spacing: 0.06em;
      text-transform: uppercase; cursor: pointer;
      transition: background 0.2s;
    }
    .search-btn:hover { background: var(--red-dark); }

    /* ── STATS ── */
    .stats-bar {
      position: relative; z-index: 1;
      background: linear-gradient(135deg, var(--red-light) 0%, var(--red) 40%, var(--red-dark) 100%);
      padding: 0 32px;
      box-shadow: 0 -10px 40px rgba(165,42,42,0.2);
    }
    .stats-bar-inner {
      max-width: 1200px; margin: 0 auto;
      display: grid; grid-template-columns: repeat(4, 1fr);
      perspective: 800px;
    }
    .stats-bar-item {
      text-align: center; padding: 44px 20px;
      border-right: 1px solid rgba(255,255,255,0.12);
      transform-style: preserve-3d;
      transition: transform 0.3s ease;
    }
    .stats-bar-item:hover { transform: translateY(-6px) translateZ(12px); }
    .stats-bar-item:last-child { border-right: none; }
    .stats-bar-item .num {
      font-family: var(--serif);
      font-size: clamp(1.8rem, 3vw, 2.4rem);
      font-weight: 600; color: #fff; line-height: 1;
      font-variant-numeric: tabular-nums;
      transition: transform 0.3s ease;
    }
    .stats-bar-item.counted .num {
      animation: statPop 0.5s ease-out;
    }
    @keyframes statPop {
      0% { transform: scale(1); }
      40% { transform: scale(1.06); }
      100% { transform: scale(1); }
    }
    .stats-bar-item .label {
      font-size: 0.72rem; color: rgba(255,255,255,0.65);
      margin-top: 8px; letter-spacing: 0.1em;
      text-transform: uppercase; font-weight: 500;
    }

    /* ── SECTIONS ── */
    section { position: relative; z-index: 1; padding: 88px 32px; }
    .section-inner { max-width: 1200px; margin: 0 auto; }
    .section-header { margin-bottom: 48px; }
    .section-eyebrow {
      font-size: 0.72rem; font-weight: 600; letter-spacing: 0.14em;
      text-transform: uppercase; color: var(--red); margin-bottom: 10px;
    }
    .section-title {
      font-family: var(--serif);
      font-size: clamp(1.8rem, 3.5vw, 2.5rem);
      font-weight: 600; color: var(--text); margin-bottom: 14px;
    }
    .section-desc {
      color: var(--muted); font-size: 0.95rem; max-width: 560px; line-height: 1.75;
    }

    /* ── LISTINGS ── */
    #listings { background: var(--bg); }
    #sold { background: var(--bg-warm); }
    .listing-card-lg {
      display: grid; grid-template-columns: 1.2fr 1fr;
      background: #fff; border-radius: var(--radius);
      text-decoration: none; color: inherit;
      overflow: hidden; box-shadow: var(--shadow);
      transition: transform 0.3s, box-shadow 0.3s;
    }
    .listing-card-lg:hover { box-shadow: var(--shadow-hover); }
    .listing-card-lg img {
      width: 100%; height: 100%; min-height: 360px; object-fit: cover;
      transition: transform 0.5s;
    }
    .listing-card-lg:hover img { transform: scale(1.03); }
    .listing-card-body { padding: 40px 36px; display: flex; flex-direction: column; justify-content: center; }
    .listing-price { font-size: 1.75rem; font-weight: 700; color: var(--red-dark); margin-bottom: 10px; }
    .listing-meta-row {
      display: flex; gap: 6px; flex-wrap: wrap; font-size: 0.82rem;
      color: var(--muted); margin-bottom: 16px;
    }
    .listing-meta-row span:not(:last-child)::after { content: '·'; margin-left: 6px; }
    .listing-address { font-size: 1rem; font-weight: 600; margin-bottom: 4px; }
    .listing-city { font-size: 0.85rem; color: var(--muted); margin-bottom: 16px; }
    .listing-desc { font-size: 0.88rem; color: var(--muted); line-height: 1.7; margin-bottom: 20px; }
    .listing-agent { font-size: 0.78rem; color: var(--muted); }
    .badge-for-sale {
      display: inline-block; background: var(--red); color: #fff;
      font-size: 0.68rem; font-weight: 600; letter-spacing: 0.08em;
      text-transform: uppercase; padding: 5px 12px; border-radius: 6px;
      margin-bottom: 14px; width: fit-content;
    }

    .property-grid {
      display: grid; grid-template-columns: repeat(auto-fill, minmax(280px, 1fr));
      gap: 24px;
    }
    .property-card {
      background: #fff; border-radius: var(--radius);
      text-decoration: none; color: inherit; display: block;
      overflow: hidden; box-shadow: var(--shadow);
      transition: transform 0.3s, box-shadow 0.3s;
    }
    .property-card:hover { box-shadow: var(--shadow-hover); }
    .property-card img {
      width: 100%; height: 210px; object-fit: cover;
      transition: transform 0.4s;
    }
    .property-card:hover img { transform: scale(1.04); }
    .property-card-body { padding: 20px 22px 24px; }
    .property-card .listing-price { font-size: 1.3rem; }
    .property-card .listing-meta-row { margin-bottom: 10px; font-size: 0.78rem; }
    .property-card .listing-address { font-size: 0.9rem; }
    .property-card .listing-city { font-size: 0.8rem; margin-bottom: 8px; }
    .sold-date {
      font-size: 0.72rem; color: var(--red); font-weight: 500;
      letter-spacing: 0.04em; margin-top: 8px;
    }
    .badge-sold {
      display: inline-block; font-size: 0.68rem; font-weight: 600;
      letter-spacing: 0.06em; text-transform: uppercase;
      color: var(--muted); background: var(--bg-warm);
      padding: 4px 10px; border-radius: 6px; margin-bottom: 10px;
    }

    /* ── ABOUT ── */
    #about { background: var(--bg); }
    .work-grid {
      display: grid; grid-template-columns: 0.9fr 1.1fr; gap: 56px; align-items: start;
    }
    .agent-photo {
      display: block;
      width: 100%;
      max-width: 340px;
      height: auto;
      margin: 0 auto;
      background: #fff;
      border: none !important;
      border-radius: 0 !important;
      outline: none !important;
      box-shadow: none !important;
      padding: 0;
      object-fit: cover;
      object-position: center top;
    }
    .agent-heading {
      font-size: clamp(2rem, 4vw, 2.75rem);
      font-weight: 600;
      color: var(--red-deep);
      letter-spacing: -0.01em;
      margin-bottom: 8px;
    }
    .agent-title {
      font-size: 0.75rem; font-weight: 600; letter-spacing: 0.16em;
      text-transform: uppercase; color: var(--red); margin-bottom: 28px;
    }
    .agent-bio {
      padding: 36px 40px 34px;
      background: linear-gradient(165deg, #fff 0%, #fff8f8 55%, var(--red-soft) 100%);
      border-radius: var(--radius);
      border: 1px solid rgba(165,42,42,0.22);
      box-shadow: 0 6px 28px rgba(165,42,42,0.09);
    }
    .agent-bio-lead {
      position: relative;
      font-family: var(--serif);
      font-size: clamp(1.42rem, 2.9vw, 1.82rem);
      font-weight: 700;
      font-style: italic;
      color: var(--red-dark);
      line-height: 1.78;
      padding: 0 0 0 20px;
      margin-bottom: 28px;
      border-left: 5px solid var(--red);
    }
    .agent-bio-lead::before,
    .agent-bio-lead::after {
      display: block;
      font-family: var(--serif);
      font-size: clamp(2rem, 3.6vw, 2.75rem);
      font-weight: 700;
      font-style: italic;
      line-height: 1;
      color: var(--red);
      pointer-events: none;
    }
    .agent-bio-lead::before {
      content: '\201C';
      margin: 0 0 10px -2px;
    }
    .agent-bio-lead::after {
      content: '\201D';
      text-align: right;
      margin: 12px 0 0;
    }
    .agent-bio-body p {
      font-family: var(--serif);
      font-style: italic;
      font-weight: 600;
      color: #1a1010;
      font-size: clamp(1.08rem, 2vw, 1.2rem);
      line-height: 1.88;
      margin-bottom: 22px;
    }
    .agent-bio-body p:last-child { margin-bottom: 0; }
    .agent-bio-close {
      font-family: var(--serif);
      font-size: clamp(1.1rem, 2.1vw, 1.26rem);
      font-weight: 700;
      font-style: italic;
      color: #3d1515;
      line-height: 1.82;
      padding-top: 22px;
      border-top: 1px solid rgba(165,42,42,0.25);
      margin-top: 8px;
    }
    .work-content p {
      color: var(--muted); font-size: 0.95rem; line-height: 1.85; margin-bottom: 18px;
    }
    .agent-signature-block {
      margin: 28px 0 24px; padding: 24px 28px;
      background: linear-gradient(135deg, var(--red-soft) 0%, #fff 100%);
      border-radius: var(--radius);
      border: 1px solid var(--border);
      box-shadow: var(--shadow);
    }
    .agent-signature-name {
      font-family: var(--serif); font-size: 1.35rem; font-weight: 600;
      color: var(--text); margin-bottom: 6px;
    }
    .agent-signature-tagline {
      font-size: 0.82rem; font-weight: 600; letter-spacing: 0.08em;
      text-transform: uppercase; color: var(--red);
    }
    .agent-contact-list { list-style: none; margin-bottom: 20px; }
    .agent-contact-list li {
      font-size: 0.9rem; color: var(--muted); padding: 6px 0;
      display: flex; align-items: center; gap: 10px;
    }
    .agent-contact-list a { color: var(--text); text-decoration: none; font-weight: 500; }
    .agent-contact-list a:hover { color: var(--red); }
    .agent-license { font-size: 0.78rem; color: var(--muted); margin-bottom: 20px; }
    .who-serve {
      margin-top: 24px; padding: 24px; background: var(--red-soft);
      border-radius: var(--radius); border-left: 4px solid var(--red);
    }
    .who-serve h4 {
      font-size: 0.75rem; font-weight: 600; letter-spacing: 0.1em;
      text-transform: uppercase; color: var(--red-dark); margin-bottom: 12px;
    }
    .who-serve ul { list-style: none; }
    .who-serve li { font-size: 0.88rem; color: var(--muted); padding: 4px 0; }
    .who-serve li::before { content: '✓ '; color: var(--red); font-weight: 700; }
    .area-tags { display: flex; flex-wrap: wrap; gap: 8px; margin-top: 20px; }
    .area-tag {
      background: #fff; border: 1px solid var(--border);
      padding: 6px 14px; font-size: 0.78rem; border-radius: 100px;
    }
    .area-tag strong { color: var(--red); }
    .social-links { display: flex; gap: 20px; flex-wrap: wrap; margin-top: 20px; }
    .social-links a {
      font-size: 0.8rem; color: var(--red); text-decoration: none; font-weight: 600;
    }
    .social-links a:hover { color: var(--red-dark); }

    /* ── AREAS ── */
    #areas { background: var(--bg-warm); }
    .areas-grid {
      display: grid; grid-template-columns: repeat(auto-fill, minmax(180px, 1fr));
      gap: 16px;
    }
    .area-card {
      position: relative; overflow: hidden; aspect-ratio: 1;
      text-decoration: none; color: #fff; border-radius: var(--radius);
      box-shadow: var(--shadow); transition: transform 0.3s;
    }
    .area-card:hover { box-shadow: var(--shadow-hover); }
    .area-card img { width: 100%; height: 100%; object-fit: cover; transition: transform 0.4s; }
    .area-card:hover img { transform: scale(1.06); }
    .area-card-overlay {
      position: absolute; inset: 0;
      background: linear-gradient(to top, rgba(165,42,42,0.85) 0%, transparent 55%);
      display: flex; align-items: flex-end; padding: 16px;
    }
    .area-card-name {
      font-size: 0.85rem; font-weight: 600; letter-spacing: 0.06em;
    }

    /* ── TESTIMONIALS ── */
    #testimonials { background: var(--bg); }
    .testimonials-grid {
      display: grid; grid-template-columns: repeat(auto-fit, minmax(300px, 1fr));
      gap: 24px;
    }
    .testimonial-card {
      padding: 32px; background: #fff; border-radius: var(--radius);
      box-shadow: var(--shadow); position: relative;
      transition: box-shadow 0.3s;
    }
    .testimonial-card:hover { box-shadow: var(--shadow-hover); }
    .testimonial-card::before,
    .testimonial-card::after {
      font-family: var(--serif);
      font-size: 3.5rem;
      font-weight: 700;
      line-height: 1;
      color: var(--red);
      pointer-events: none;
    }
    .testimonial-card::before {
      content: '\201C';
      position: absolute;
      top: 14px;
      left: 20px;
    }
    .testimonial-card::after {
      content: '\201D';
      position: absolute;
      right: 20px;
      bottom: 52px;
    }
    .testimonial-text {
      font-family: var(--serif); font-size: 1.05rem; font-style: italic;
      line-height: 1.75; color: var(--text); margin-bottom: 16px;
      padding: 24px 28px 8px 8px;
    }
    .testimonial-author {
      font-size: 0.75rem; font-weight: 600; letter-spacing: 0.06em;
      text-transform: uppercase; color: var(--red);
    }

    /* ── CONTACT ── */
    #contact { background: var(--red-soft); }
    .contact-dual { display: grid; grid-template-columns: 1fr 1fr; gap: 24px; }
    .contact-box {
      background: #fff; border-radius: var(--radius);
      padding: 36px; box-shadow: var(--shadow);
    }
    .contact-box h3 {
      font-family: var(--serif); font-size: 1.4rem; font-weight: 600;
      margin-bottom: 24px; color: var(--red-dark);
    }
    .form-group { margin-bottom: 12px; }
    .form-group input, .form-group textarea {
      width: 100%; padding: 13px 16px;
      border: 1px solid var(--border); border-radius: 8px;
      background: var(--bg-warm); font-family: var(--sans);
      font-size: 16px; color: var(--text); outline: none;
      transition: border-color 0.2s, background 0.2s;
    }
    .form-group input:focus, .form-group textarea:focus {
      border-color: var(--red-light); background: #fff;
    }
    .form-group textarea { resize: vertical; min-height: 100px; }
    .btn {
      display: inline-flex; align-items: center; justify-content: center;
      width: 100%; padding: 14px 28px;
      background: var(--red); color: #fff; border: none; border-radius: 8px;
      font-family: var(--sans); font-size: 0.8rem; font-weight: 600;
      letter-spacing: 0.06em; text-transform: uppercase;
      cursor: pointer; transition: background 0.2s, transform 0.2s;
    }
    .btn:hover { background: var(--red-dark); transform: translateY(-1px); }
    .form-success {
      display: none; margin-top: 12px; padding: 12px;
      background: var(--red-muted); color: var(--red-dark);
      font-size: 0.85rem; text-align: center; border-radius: 8px;
    }
    .form-success.show { display: block; }
    .form-error {
      display: none; margin-top: 12px; padding: 12px;
      background: #fdecea; color: #8b2e2e;
      font-size: 0.85rem; text-align: center; border-radius: 8px;
    }
    .form-error.show { display: block; }
    .form-honey {
      position: absolute; left: -9999px; width: 1px; height: 1px;
      opacity: 0; pointer-events: none;
    }
    .contact-form .btn:disabled {
      opacity: 0.7; cursor: not-allowed; transform: none;
    }
    .contact-info-bar {
      margin: 40px auto 0; display: flex; gap: 32px;
      flex-wrap: wrap; justify-content: center;
      font-size: 0.88rem; color: var(--muted);
    }
    .contact-info-bar a { color: var(--red-dark); text-decoration: none; font-weight: 500; }
    .contact-info-bar a:hover { color: var(--red); }

    /* ── FOOTER ── */
    footer {
      background: var(--red-deep); color: rgba(255,255,255,0.7);
      text-align: center; padding: 40px 32px;
      font-size: 0.8rem; line-height: 1.9;
    }
    .footer-logo-link {
      display: inline-block;
      margin-bottom: 14px;
      line-height: 0;
    }
    .footer-logo-img {
      display: block;
      height: 80px;
      width: auto;
      max-height: 80px;
      margin: 0 auto;
      object-fit: contain;
      object-position: center;
    }
    .footer-logo-link:hover { opacity: 0.92; }

    /* ── CHAT FAB ── */
    .chat-fab {
      position: fixed;
      bottom: max(28px, calc(env(safe-area-inset-bottom) + 16px));
      right: max(28px, calc(env(safe-area-inset-right) + 16px));
      z-index: 999;
      background: var(--red); color: #fff; border: none; border-radius: 100px;
      padding: 14px 24px; cursor: pointer;
      font-family: var(--sans); font-size: 0.82rem; font-weight: 600;
      display: flex; align-items: center; gap: 8px;
      box-shadow: 0 10px 32px rgba(165,42,42,0.4);
      transition: background 0.2s, transform 0.2s;
      animation: fabPulse 3s ease-in-out infinite;
      min-height: 48px;
      -webkit-tap-highlight-color: transparent;
    }
    @keyframes fabPulse {
      0%, 100% { transform: translateY(0); }
      50% { transform: translateY(-5px); }
    }
    .chat-fab:hover { background: var(--red-dark); transform: translateY(-3px); animation: none; }
    .chat-fab svg { width: 16px; height: 16px; fill: currentColor; }

    .valuation-fab {
      position: fixed;
      bottom: max(96px, calc(env(safe-area-inset-bottom) + 84px));
      right: max(28px, calc(env(safe-area-inset-right) + 16px));
      z-index: 998;
      background: #1d4e89;
      color: #fff;
      border-radius: 100px;
      padding: 12px 20px;
      font-family: var(--sans);
      font-size: 0.82rem;
      font-weight: 600;
      display: flex;
      align-items: center;
      gap: 8px;
      text-decoration: none;
      box-shadow: 0 10px 32px rgba(29,78,137,0.35);
      transition: background 0.2s, transform 0.2s;
      min-height: 44px;
    }
    .valuation-fab:hover { background: #163d6b; transform: translateY(-2px); color: #fff; }
    .valuation-fab svg { width: 16px; height: 16px; fill: currentColor; }

    .hero-actions .btn-valuation { background: var(--red); color: #fff; border-color: var(--red); }
    .hero-actions .btn-valuation:hover { background: var(--red-dark); border-color: var(--red-dark); }

    /* ── VALUATION PAGE ── */
    .valuation-hero {
      position: relative;
      margin-top: 0;
      padding: calc(var(--header-height) + 40px) 32px 56px;
      color: #fff;
      overflow: hidden;
      background: linear-gradient(135deg, var(--red-deep) 0%, var(--red-dark) 45%, #1d4e89 100%);
    }
    .valuation-hero::before {
      content: '';
      position: absolute;
      inset: 0;
      background-image: var(--val-bg);
      background-size: cover;
      background-position: center;
      opacity: 0.22;
    }
    .valuation-hero-inner { position: relative; z-index: 1; max-width: 720px; margin: 0 auto; }
    .valuation-hero-eyebrow {
      font-size: 0.78rem; font-weight: 600; letter-spacing: 0.14em;
      text-transform: uppercase; opacity: 0.85;
    }
    .valuation-hero h1 {
      font-family: var(--serif); font-size: clamp(1.8rem, 4vw, 2.75rem);
      line-height: 1.15; margin-top: 12px;
    }
    .valuation-hero-desc { margin-top: 14px; font-size: 1.05rem; opacity: 0.92; max-width: 560px; }
    .valuation-app {
      margin-top: 28px;
      background: rgba(255,255,255,0.12);
      border: 1px solid rgba(255,255,255,0.22);
      border-radius: var(--radius);
      padding: 24px;
      backdrop-filter: blur(12px);
      color: var(--text);
      background-color: rgba(255,255,255,0.95);
    }
    .valuation-step-title { font-family: var(--serif); font-size: 1.5rem; color: var(--text); }
    .valuation-step-desc { margin-top: 8px; font-size: 0.92rem; color: var(--muted); }
    .form-label { display: block; margin: 16px 0 6px; font-size: 0.88rem; font-weight: 500; color: var(--text); }
    .form-input {
      width: 100%; padding: 12px 14px; border: 1px solid var(--border);
      border-radius: 10px; font-family: var(--sans); font-size: 1rem;
    }
    .form-input:focus { outline: none; border-color: var(--red); box-shadow: 0 0 0 3px var(--red-muted); }
    .form-error-msg { color: var(--red); font-size: 0.85rem; margin-top: 8px; }
    .valuation-btn { margin-top: 20px; width: 100%; }
    .valuation-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 12px; margin-top: 8px; }
    .valuation-actions { display: flex; flex-wrap: wrap; gap: 10px; margin-top: 20px; align-items: center; }
    .valuation-skip {
      background: none; border: none; color: var(--muted); font-size: 0.85rem;
      text-decoration: underline; cursor: pointer; padding: 8px 0;
    }
    .valuation-disclaimer { margin-top: 12px; font-size: 0.78rem; color: var(--muted); }
    .valuation-loading { text-align: center; padding: 32px 16px; }
    .valuation-spinner {
      width: 44px; height: 44px; margin: 0 auto 16px;
      border: 4px solid var(--border); border-top-color: var(--red);
      border-radius: 50%; animation: valSpin 0.8s linear infinite;
    }
    @keyframes valSpin { to { transform: rotate(360deg); } }
    .valuation-lead-overlay {
      position: fixed; inset: 0; z-index: 100000;
      background: rgba(0,0,0,0.55); display: flex; align-items: center;
      justify-content: center; padding: 20px; backdrop-filter: blur(4px);
    }
    #valuationLeadPortal { position: relative; z-index: 100000; }
    body.valuation-lead-open { overflow: hidden; }
    body.valuation-lead-open .valuation-trust,
    body.valuation-lead-open .chat-fab,
    body.valuation-lead-open .valuation-fab {
      visibility: hidden;
      pointer-events: none;
    }
    .valuation-lead-estimate {
      margin: 12px 0 4px;
      font-size: 1rem;
      color: var(--red-dark);
    }
    .valuation-lead-estimate strong { font-size: 1.15rem; color: var(--red); }
    .valuation-lead-modal {
      background: #fff; border-radius: var(--radius); padding: 28px;
      max-width: 420px; width: 100%; max-height: 90vh; overflow-y: auto;
      box-shadow: var(--shadow-hover);
    }
    .valuation-intent { margin-top: 12px; border: none; }
    .valuation-intent label { display: flex; gap: 8px; margin-top: 8px; font-size: 0.9rem; }
    .valuation-results { padding: 8px 0; }
    .valuation-thanks {
      background: rgba(45,106,79,0.1); border: 1px solid rgba(45,106,79,0.25);
      color: #2d6a4f; padding: 12px 14px; border-radius: 10px; font-size: 0.9rem; margin-bottom: 16px;
    }
    .valuation-estimate-label { font-size: 0.78rem; font-weight: 600; text-transform: uppercase; letter-spacing: 0.08em; color: var(--red); }
    .valuation-estimate-value { font-family: var(--serif); font-size: clamp(2rem, 6vw, 3rem); font-weight: 600; color: var(--text); line-height: 1.1; }
    .valuation-estimate-range { font-size: 1.05rem; color: var(--muted); margin-top: 6px; }
    .valuation-insights { display: grid; grid-template-columns: 1fr 1fr; gap: 12px; margin-top: 20px; }
    .valuation-insights > div { background: var(--bg-warm); border-radius: 10px; padding: 14px; }
    .valuation-insights h3 { font-size: 0.82rem; font-weight: 600; color: #1d4e89; }
    .valuation-insights p { font-size: 0.88rem; color: var(--muted); margin-top: 6px; }
    .valuation-comps-title { font-family: var(--serif); font-size: 1.2rem; margin-top: 24px; }
    .valuation-comps { list-style: none; margin-top: 12px; }
    .valuation-comp {
      display: flex; justify-content: space-between; gap: 12px;
      padding: 14px; border: 1px solid var(--border); border-radius: 10px; margin-bottom: 8px;
      flex-wrap: wrap;
    }
    .valuation-comp-meta { font-size: 0.82rem; color: var(--muted); }
    .valuation-comp-price { font-weight: 600; color: var(--red); text-align: right; font-size: 0.95rem; }
    .valuation-comp-price small { font-weight: 400; color: var(--muted); }
    .valuation-cta-row { display: flex; flex-wrap: wrap; gap: 10px; margin-top: 24px; }
    .btn-outline-dark {
      background: #fff; color: var(--text); border: 1px solid var(--border);
      border-radius: 100px; padding: 12px 22px; font-weight: 600; font-size: 0.88rem;
      cursor: pointer; text-decoration: none; display: inline-flex; align-items: center;
    }
    .btn-outline-dark:hover { border-color: var(--red); color: var(--red); }
    .valuation-new {
      margin-top: 16px; background: none; border: none; color: var(--muted);
      font-size: 0.85rem; text-decoration: underline; cursor: pointer;
    }
    .valuation-layout { display: none; }
    .valuation-page .valuation-trust {
      max-width: 360px; margin: 24px auto 40px; padding: 24px;
      background: #fff; border: 1px solid var(--border); border-radius: var(--radius);
      box-shadow: var(--shadow); text-align: center;
      position: relative; z-index: 1;
    }
    .valuation-page .valuation-layout { display: block; padding-top: 0; }
    .agent-photo-sm { width: 80px; height: 80px; border-radius: 50%; object-fit: cover; margin: 0 auto 12px; }
    .valuation-trust-name { font-family: var(--serif); font-size: 1.15rem; font-weight: 600; }
    .valuation-trust-title, .valuation-trust-license { font-size: 0.85rem; color: var(--muted); }
    .valuation-trust-quote { margin-top: 14px; font-size: 0.88rem; font-style: italic; color: var(--muted); border-left: 2px solid var(--red-muted); padding-left: 12px; text-align: left; }
    .valuation-trust-stats { margin-top: 10px; font-size: 0.8rem; color: #2d6a4f; }

    /* ── RESPONSIVE ── */
    /* ── INNER PAGES ── */
    .page-hero {
      margin-top: 0;
      padding: calc(var(--header-height) + 48px) 32px 56px;
      background: linear-gradient(135deg, var(--red-light) 0%, var(--red) 50%, var(--red-dark) 100%);
      color: #fff;
      text-align: center;
    }
    .page-hero-inner { max-width: 720px; margin: 0 auto; }
    .page-hero-eyebrow {
      display: inline-block;
      font-size: 0.72rem; font-weight: 600; letter-spacing: 0.16em;
      text-transform: uppercase; color: rgba(255,255,255,0.9);
      margin-bottom: 16px;
    }
    .page-hero h1 {
      font-family: var(--serif);
      font-size: clamp(2rem, 4.5vw, 3rem);
      font-weight: 600; line-height: 1.15; margin-bottom: 14px;
    }
    .page-hero p {
      font-size: 1rem; color: rgba(255,255,255,0.9); line-height: 1.7;
    }
    main.page-content section:only-child { padding-top: 56px; }

    /* Touch-friendly global */
    a, button, .btn, .btn-primary, .btn-outline, .search-btn, .search-tab, .header-cta {
      -webkit-tap-highlight-color: transparent;
    }
    nav a, .header-cta, .search-tab, .search-btn, .btn, .btn-primary, .btn-outline {
      min-height: 44px;
    }
    nav a, .header-cta {
      display: inline-flex;
      align-items: center;
    }
    body.menu-open { overflow: hidden; }

    @media (max-width: 1100px) {
      .header-inner { padding: 14px 24px; }
      .logo { margin-right: 24px; }
      nav ul { gap: 20px; }
      .header-right { gap: 20px; }
    }

    @media (max-width: 900px) {
      .header-inner {
        display: flex;
        flex-wrap: wrap;
        padding: 12px 20px;
        padding-left: max(20px, env(safe-area-inset-left));
        padding-right: max(20px, env(safe-area-inset-right));
        gap: 0;
      }
      .logo { min-width: 0; flex: 1; margin-right: 0; }
      .logo-brand-img { height: 50px; max-height: 50px; }
      .header-right { margin-left: auto; gap: 16px; }
      .header-cta { display: none; }
      .menu-toggle { display: flex; flex-direction: column; align-items: center; justify-content: center; }
      nav {
        order: 4;
        flex: 1 1 100%;
        position: fixed; top: var(--header-height); left: 0; right: 0;
        background: #fff; padding: 16px 24px;
        padding-bottom: max(16px, env(safe-area-inset-bottom));
        transform: translateY(-120%); transition: transform 0.3s;
        border-bottom: 1px solid #e8e8e8;
        max-height: calc(100dvh - var(--header-height));
        overflow-y: auto;
        -webkit-overflow-scrolling: touch;
        z-index: 999;
      }
      nav.open { transform: translateY(0); }
      nav ul { flex-direction: column; gap: 0; }
      nav a {
        display: flex; align-items: center;
        padding: 14px 0; font-size: 0.82rem;
        border-bottom: 1px solid #f0f0f0;
      }
      nav a:last-child { border-bottom: none; }
      .hero-inner { padding: 72px 20px 48px; min-height: auto; }
      .hero-top { grid-template-columns: 1fr; gap: 0; margin-bottom: 28px; }
      .hero { min-height: auto; padding-top: var(--header-height); }
      .hero-video { opacity: 0; }
      .hero-video.is-active { opacity: 1; }
      .hero h1 { font-size: clamp(2rem, 8.5vw, 3rem); }
      .hero-tagline { max-width: none; }
      .hero-actions { flex-direction: column; width: 100%; }
      .hero-actions .btn-primary,
      .hero-actions .btn-outline {
        width: 100%; justify-content: center; min-height: 48px;
      }
      .search-panel-hero { transform: none !important; }
      .search-panel-hero:hover { transform: none !important; }
      .search-input-row { flex-direction: column; }
      .search-btn { width: 100%; min-height: 48px; padding: 16px; }
      .search-input-row input { min-height: 48px; }
      .stats-bar { padding: 0 16px; }
      .stats-bar-inner { grid-template-columns: repeat(2, 1fr); }
      .stats-bar-item:nth-child(2) { border-right: none; }
      .stats-bar-item { border-bottom: 1px solid rgba(255,255,255,0.1); padding: 32px 12px; }
      .listing-card-lg, .work-grid, .contact-dual { grid-template-columns: 1fr; }
      .agent-bio { padding: 26px 22px 24px; }
      .agent-bio-lead { font-size: 1.32rem; }
      .agent-bio-lead::before,
      .agent-bio-lead::after { font-size: 2rem; }
      .agent-bio-body p { font-size: 1.06rem; }
      .agent-bio-close { font-size: 1.1rem; }
      .listing-card-lg img { min-height: 220px; }
      section { padding: 56px 16px; }
      .page-hero { padding: calc(var(--header-height) + 32px) 16px 40px; }
      .property-grid { grid-template-columns: 1fr; }
      .areas-grid { grid-template-columns: repeat(2, 1fr); gap: 12px; }
      .testimonials-grid { grid-template-columns: 1fr; }
      .contact-box { padding: 28px 20px; }
      .contact-info-bar { flex-direction: column; align-items: center; gap: 12px; text-align: center; }
      .chat-fab { padding: 12px 18px; font-size: 0.78rem; }
      .valuation-fab { bottom: max(88px, calc(env(safe-area-inset-bottom) + 72px)); padding: 10px 16px; font-size: 0.75rem; }
      .valuation-grid { grid-template-columns: 1fr; }
      .valuation-insights { grid-template-columns: 1fr; }
      .valuation-hero { padding: calc(var(--header-height) + 24px) 16px 40px; }
      .scene-3d { display: none; }
      footer { padding-bottom: max(40px, calc(env(safe-area-inset-bottom) + 24px)); }
    }

    @media (max-width: 380px) {
      .logo-brand-img { height: 44px; max-height: 44px; }
      .footer-logo-img { height: 68px; max-height: 68px; }
    }