/* ============================================================
   RAD Properties — Premium Real Estate
   Design system inspired by Tesla / Stripe editorial luxury
   ============================================================ */

:root {
  --navy-900: #07101f;
  --navy-800: #0a1628;
  --navy-700: #122033;
  --navy-600: #1a2b44;
  --charcoal: #1a2332;
  --gold: #c9a961;
  --gold-soft: #d9bf85;
  --gold-dark: #a08540;
  --cream: #f6f2e8;
  --paper: #faf8f3;
  --white: #ffffff;
  --grey-50: #f5f6f7;
  --grey-100: #e8eaed;
  --grey-300: #c5c9d0;
  --grey-500: #8a9099;
  --grey-700: #4b5260;
  --grey-900: #1c2230;

  --container: 1280px;
  --container-tight: 1080px;

  --ease: cubic-bezier(.2,.7,.2,1);
  --ease-out: cubic-bezier(.16,1,.3,1);

  --font-display: "Cormorant Garamond", "Playfair Display", Georgia, serif;
  --font-body: "Inter", -apple-system, BlinkMacSystemFont, "Segoe UI", system-ui, sans-serif;
  --font-mono: "JetBrains Mono", "SF Mono", Menlo, monospace;
}

* { box-sizing: border-box; margin: 0; padding: 0; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }

body {
  font-family: var(--font-body);
  font-size: 17px;
  line-height: 1.65;
  color: var(--grey-900);
  background: var(--white);
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
  overflow-x: hidden;
}

img { max-width: 100%; height: auto; display: block; }
a { color: inherit; text-decoration: none; transition: color .25s var(--ease); }
button { font: inherit; cursor: pointer; border: 0; background: none; color: inherit; }

/* ============ Typography ============ */
h1, h2, h3, h4 {
  font-family: var(--font-display);
  font-weight: 500;
  letter-spacing: -0.015em;
  line-height: 1.08;
  color: var(--navy-900);
}
h1 { font-size: clamp(2.5rem, 5.5vw, 5rem); font-weight: 400; }
h2 { font-size: clamp(2rem, 4vw, 3.5rem); font-weight: 400; }
h3 { font-size: clamp(1.4rem, 2.2vw, 1.85rem); font-weight: 500; }
h4 { font-size: 1.2rem; font-weight: 600; font-family: var(--font-body); letter-spacing: -.01em; }
p { color: var(--grey-700); margin-bottom: 1.1rem; }
.lead { font-size: 1.2rem; line-height: 1.65; color: var(--grey-700); }
.eyebrow {
  display: inline-block;
  font-family: var(--font-body);
  font-size: 0.78rem;
  font-weight: 600;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--gold-dark);
  margin-bottom: 1.25rem;
}
.eyebrow::before { content: "—"; margin-right: .6rem; color: var(--gold); }

.text-gold { color: var(--gold-dark); }
.serif-italic { font-family: var(--font-display); font-style: italic; font-weight: 400; }

/* ============ Layout ============ */
.container { max-width: var(--container); margin: 0 auto; padding: 0 28px; }
.container-tight { max-width: var(--container-tight); margin: 0 auto; padding: 0 28px; }
section { padding: clamp(72px, 10vw, 140px) 0; }
.section-dark { background: var(--navy-900); color: var(--cream); }
.section-dark h1, .section-dark h2, .section-dark h3 { color: var(--white); }
.section-dark p { color: rgba(246,242,232,0.72); }
.section-cream { background: var(--paper); }

/* ============ Navigation ============ */
.nav {
  position: fixed; top: 0; left: 0; right: 0; z-index: 100;
  padding: 18px 28px;
  background: rgba(7,16,31,0.0);
  backdrop-filter: blur(0px);
  transition: background .4s var(--ease), backdrop-filter .4s var(--ease), padding .4s var(--ease);
}
.nav.scrolled {
  background: rgba(7,16,31,0.85);
  backdrop-filter: blur(20px) saturate(140%);
  padding: 12px 28px;
  border-bottom: 1px solid rgba(255,255,255,0.05);
}
.nav-inner {
  max-width: 1440px; margin: 0 auto;
  display: flex; align-items: center; justify-content: space-between; gap: 32px;
}
.nav-brand {
  display: flex; align-items: center; gap: 12px;
  color: var(--white); font-family: var(--font-display); font-size: 1.4rem; font-weight: 500;
  letter-spacing: .02em;
}
.nav-brand img { width: 32px; height: 32px; }
.nav-brand span small { display: block; font-family: var(--font-body); font-size: .68rem; letter-spacing: .25em; text-transform: uppercase; color: var(--gold); margin-top: 2px; }
.nav-links { display: flex; align-items: center; gap: 36px; }
.nav-links a {
  color: rgba(255,255,255,0.82);
  font-size: 0.92rem; font-weight: 500;
  position: relative;
}
.nav-links a::after {
  content: ""; position: absolute; bottom: -6px; left: 0; right: 0; height: 1px;
  background: var(--gold); transform: scaleX(0); transform-origin: right;
  transition: transform .35s var(--ease-out);
}
.nav-links a:hover { color: var(--white); }
.nav-links a:hover::after { transform: scaleX(1); transform-origin: left; }
.nav-cta { padding: 10px 22px; border: 1px solid rgba(255,255,255,0.25); border-radius: 999px; font-size: .9rem; color: var(--white); transition: all .3s var(--ease); }
.nav-cta:hover { background: var(--gold); border-color: var(--gold); color: var(--navy-900); }
.nav-toggle { display: none; color: var(--white); font-size: 1.6rem; }

/* mobile nav */
@media (max-width: 960px) {
  .nav-links { display: none; }
  .nav-toggle { display: block; }
  .nav.open .nav-links {
    display: flex; flex-direction: column; gap: 22px;
    position: absolute; top: 100%; left: 0; right: 0;
    background: var(--navy-900); padding: 28px;
    border-top: 1px solid rgba(255,255,255,.08);
  }
  .nav.open .nav-cta { margin-top: 6px; }
}

/* ============ Buttons ============ */
.btn {
  display: inline-flex; align-items: center; gap: 10px;
  padding: 16px 32px;
  font-size: 0.92rem; font-weight: 600; letter-spacing: .04em;
  border-radius: 999px;
  transition: all .35s var(--ease);
  text-transform: uppercase;
}
.btn-primary { background: var(--gold); color: var(--navy-900); }
.btn-primary:hover { background: var(--gold-soft); transform: translateY(-2px); box-shadow: 0 12px 30px -10px rgba(201,169,97,.55); }
.btn-ghost { background: transparent; color: var(--white); border: 1px solid rgba(255,255,255,.3); }
.btn-ghost:hover { background: rgba(255,255,255,.08); border-color: var(--gold); }
.btn-dark { background: var(--navy-900); color: var(--white); }
.btn-dark:hover { background: var(--navy-700); }
.btn .arrow { transition: transform .3s var(--ease-out); }
.btn:hover .arrow { transform: translateX(4px); }

/* ============ Hero ============ */
.hero {
  position: relative;
  min-height: 100vh;
  display: flex; align-items: center;
  color: var(--white);
  background: var(--navy-900);
  overflow: hidden;
}
.hero-bg {
  position: absolute; inset: 0;
  background-size: cover; background-position: center;
  transform: scale(1.05);
}
.hero-bg::after {
  content: "";
  position: absolute; inset: 0;
  background: linear-gradient(180deg,
    rgba(7,16,31,0.65) 0%,
    rgba(7,16,31,0.55) 40%,
    rgba(7,16,31,0.92) 100%);
}
.hero-3d {
  position: absolute; inset: 0; z-index: 1;
  opacity: 0.55; pointer-events: none;
}
.hero-content {
  position: relative; z-index: 2;
  padding: 140px 0 100px;
  max-width: 980px;
}
.hero h1 {
  color: var(--white);
  font-weight: 300;
  margin-bottom: 28px;
}
.hero h1 em { font-style: italic; color: var(--gold-soft); }
.hero-sub {
  font-size: clamp(1.05rem, 1.4vw, 1.25rem);
  color: rgba(255,255,255,.78);
  max-width: 640px;
  margin-bottom: 40px;
  line-height: 1.65;
}
.hero-actions { display: flex; gap: 14px; flex-wrap: wrap; }
.hero-meta {
  position: absolute; left: 0; right: 0; bottom: 36px; z-index: 2;
  padding: 0 28px;
}
.hero-meta-inner {
  max-width: var(--container); margin: 0 auto;
  display: flex; justify-content: space-between; align-items: center;
  border-top: 1px solid rgba(255,255,255,.12);
  padding-top: 22px;
  font-size: .82rem; color: rgba(255,255,255,.6);
  letter-spacing: .12em; text-transform: uppercase;
}
.hero-meta-stats { display: flex; gap: 48px; }
.hero-meta-stats div strong { display: block; font-family: var(--font-display); font-size: 1.8rem; color: var(--gold); font-weight: 400; letter-spacing: -.01em; text-transform: none; }

/* ============ Page Hero (smaller) ============ */
.page-hero {
  position: relative; min-height: 60vh;
  display: flex; align-items: flex-end;
  background: var(--navy-900); color: var(--white);
  padding: 160px 0 60px;
  overflow: hidden;
}
.page-hero .hero-bg::after {
  background: linear-gradient(180deg, rgba(7,16,31,.5), rgba(7,16,31,.92));
}
.page-hero h1 { color: var(--white); max-width: 900px; }
.page-hero .lead { color: rgba(255,255,255,.78); max-width: 720px; margin-top: 20px; }
.breadcrumb {
  display: flex; gap: 10px; font-size: .8rem; letter-spacing: .15em; text-transform: uppercase;
  color: rgba(255,255,255,.55); margin-bottom: 24px;
}
.breadcrumb a:hover { color: var(--gold); }

/* ============ Cards & Grids ============ */
.grid { display: grid; gap: 28px; }
.grid-2 { grid-template-columns: repeat(auto-fit, minmax(360px, 1fr)); }
.grid-3 { grid-template-columns: repeat(auto-fit, minmax(290px, 1fr)); }
.grid-4 { grid-template-columns: repeat(auto-fit, minmax(220px, 1fr)); }

.card {
  background: var(--white);
  border-radius: 4px;
  overflow: hidden;
  border: 1px solid var(--grey-100);
  transition: transform .5s var(--ease-out), box-shadow .5s var(--ease-out);
}
.card:hover { transform: translateY(-6px); box-shadow: 0 24px 48px -20px rgba(7,16,31,.18); }
.card-img { aspect-ratio: 4/3; overflow: hidden; }
.card-img img { width: 100%; height: 100%; object-fit: cover; transition: transform 1s var(--ease-out); }
.card:hover .card-img img { transform: scale(1.06); }
.card-body { padding: 28px 26px 32px; }
.card-tag {
  display: inline-block; font-size: .7rem; letter-spacing: .2em; text-transform: uppercase;
  color: var(--gold-dark); margin-bottom: 12px; font-weight: 600;
}
.card-body h3 { margin-bottom: 10px; }
.card-body p { font-size: .95rem; color: var(--grey-700); }
.card-link { display: inline-flex; align-items: center; gap: 8px; margin-top: 18px; font-size: .85rem; font-weight: 600; letter-spacing: .08em; text-transform: uppercase; color: var(--navy-800); }
.card-link::after { content: "→"; transition: transform .3s var(--ease); }
.card-link:hover { color: var(--gold-dark); }
.card-link:hover::after { transform: translateX(4px); }

/* Property card variant */
.property-card .card-img { aspect-ratio: 5/4; }
.property-card .price { font-family: var(--font-display); font-size: 1.7rem; color: var(--navy-900); margin-bottom: 6px; font-weight: 500; }
.property-card .specs { display: flex; gap: 18px; margin-top: 14px; padding-top: 14px; border-top: 1px solid var(--grey-100); font-size: .8rem; color: var(--grey-700); letter-spacing: .05em; }
.property-card .specs span strong { display: block; color: var(--navy-900); font-size: 1rem; font-family: var(--font-display); }
.property-card .location { font-size: .8rem; color: var(--grey-500); letter-spacing: .12em; text-transform: uppercase; margin-bottom: 8px; }

/* ============ Section Heading ============ */
.section-head { max-width: 760px; margin: 0 auto 64px; text-align: center; }
.section-head.left { text-align: left; margin-left: 0; }
.section-head h2 { margin-bottom: 18px; }
.section-head p { font-size: 1.1rem; color: var(--grey-700); }

/* ============ Stats strip ============ */
.stats-strip {
  display: grid; grid-template-columns: repeat(auto-fit, minmax(180px, 1fr));
  gap: 0;
  border-top: 1px solid var(--grey-100);
  border-bottom: 1px solid var(--grey-100);
}
.stats-strip > div {
  padding: 52px 28px;
  text-align: center;
  border-right: 1px solid var(--grey-100);
}
.stats-strip > div:last-child { border-right: 0; }
.stats-strip .num { font-family: var(--font-display); font-size: 3.2rem; color: var(--navy-900); font-weight: 400; line-height: 1; }
.stats-strip .num em { color: var(--gold-dark); font-style: normal; }
.stats-strip .lbl { font-size: .78rem; letter-spacing: .2em; text-transform: uppercase; color: var(--grey-500); margin-top: 12px; }

/* ============ Feature split ============ */
.split { display: grid; grid-template-columns: 1fr 1fr; gap: 64px; align-items: center; }
.split.reverse > :first-child { order: 2; }
@media (max-width: 880px) { .split { grid-template-columns: 1fr; gap: 40px; } .split.reverse > :first-child { order: 0; } }
.split img { border-radius: 4px; }
.split .copy h2 { margin-bottom: 22px; }
.split .copy ul { list-style: none; margin-top: 22px; }
.split .copy ul li {
  padding: 14px 0 14px 32px;
  position: relative;
  border-top: 1px solid var(--grey-100);
  font-size: .98rem;
}
.split .copy ul li:last-child { border-bottom: 1px solid var(--grey-100); }
.split .copy ul li::before {
  content: ""; position: absolute; left: 0; top: 20px;
  width: 18px; height: 1px; background: var(--gold);
}

/* ============ CTA Banner ============ */
.cta-banner {
  position: relative;
  background: var(--navy-900);
  color: var(--white);
  padding: clamp(80px, 12vw, 140px) 28px;
  text-align: center;
  overflow: hidden;
}
.cta-banner::before {
  content: ""; position: absolute; inset: 0;
  background: radial-gradient(ellipse at 50% 0%, rgba(201,169,97,.18), transparent 60%);
}
.cta-banner > * { position: relative; }
.cta-banner h2 { color: var(--white); max-width: 800px; margin: 0 auto 24px; }
.cta-banner p { color: rgba(255,255,255,.7); max-width: 600px; margin: 0 auto 36px; font-size: 1.1rem; }

/* ============ Testimonial ============ */
.testimonial {
  max-width: 900px; margin: 0 auto; text-align: center;
}
.testimonial blockquote {
  font-family: var(--font-display);
  font-size: clamp(1.5rem, 2.5vw, 2.1rem);
  line-height: 1.45;
  color: var(--navy-900);
  font-style: italic;
  font-weight: 400;
  margin-bottom: 28px;
  position: relative;
}
.testimonial blockquote::before {
  content: "“"; position: absolute; top: -40px; left: 50%; transform: translateX(-50%);
  font-size: 6rem; color: var(--gold); opacity: .35; line-height: 1; font-family: var(--font-display);
}
.testimonial cite {
  font-style: normal; font-size: .85rem; letter-spacing: .18em; text-transform: uppercase; color: var(--grey-500);
}
.testimonial cite strong { display: block; color: var(--navy-900); font-size: 1rem; letter-spacing: .04em; text-transform: none; margin-bottom: 4px; font-family: var(--font-display); font-weight: 500; }

/* ============ Footer ============ */
.footer {
  background: var(--navy-900);
  color: rgba(255,255,255,.7);
  padding: 80px 0 30px;
  font-size: .92rem;
}
.footer-grid {
  display: grid; grid-template-columns: 2fr 1fr 1fr 1fr;
  gap: 48px;
  padding-bottom: 60px;
  border-bottom: 1px solid rgba(255,255,255,.08);
}
@media (max-width: 860px) { .footer-grid { grid-template-columns: 1fr 1fr; } }
@media (max-width: 520px) { .footer-grid { grid-template-columns: 1fr; } }
.footer h4 { color: var(--white); font-family: var(--font-body); font-size: .78rem; letter-spacing: .22em; text-transform: uppercase; margin-bottom: 22px; font-weight: 600; }
.footer ul { list-style: none; display: flex; flex-direction: column; gap: 12px; }
.footer a { color: rgba(255,255,255,.65); }
.footer a:hover { color: var(--gold); }
.footer-brand { display: flex; align-items: center; gap: 12px; color: var(--white); font-family: var(--font-display); font-size: 1.6rem; margin-bottom: 18px; }
.footer-brand img { width: 36px; height: 36px; }
.footer-brand small { display: block; font-family: var(--font-body); font-size: .65rem; letter-spacing: .25em; text-transform: uppercase; color: var(--gold); margin-top: 4px; }
.footer-contact { font-size: .92rem; line-height: 1.8; }
.footer-contact a { display: block; color: rgba(255,255,255,.7); }

.footer-bottom {
  display: flex; justify-content: space-between; flex-wrap: wrap; gap: 16px;
  padding-top: 30px; font-size: .78rem; color: rgba(255,255,255,.5);
}
.footer-bottom .legal { display: flex; gap: 22px; flex-wrap: wrap; }

.eho-row {
  display: flex; gap: 22px; align-items: center; margin-top: 28px;
  padding: 22px; border: 1px solid rgba(255,255,255,.1); border-radius: 4px;
  font-size: .8rem; color: rgba(255,255,255,.6); line-height: 1.55;
}
.eho-row .eho-icon {
  flex: 0 0 56px; height: 56px; border-radius: 4px;
  background: var(--white); color: var(--navy-900);
  display: flex; align-items: center; justify-content: center;
  font-family: var(--font-display); font-size: 1.6rem; font-weight: 500;
}

/* ============ Forms ============ */
.form { display: grid; gap: 18px; }
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; }
@media (max-width: 600px) { .form-row { grid-template-columns: 1fr; } }
.form label { font-size: .78rem; letter-spacing: .15em; text-transform: uppercase; color: var(--grey-700); display: block; margin-bottom: 8px; font-weight: 600; }
.form input, .form textarea, .form select {
  width: 100%; padding: 14px 16px;
  background: var(--white);
  border: 1px solid var(--grey-300); border-radius: 2px;
  font: inherit; color: var(--navy-900);
  transition: border-color .25s var(--ease);
}
.form input:focus, .form textarea:focus, .form select:focus {
  outline: 0; border-color: var(--gold);
}
.form textarea { min-height: 140px; resize: vertical; }
.form-disclaimer { font-size: .78rem; color: var(--grey-500); line-height: 1.6; }

/* ============ Prose pages (legal) ============ */
.prose { max-width: 780px; margin: 0 auto; }
.prose h2 { font-size: 1.6rem; margin: 48px 0 18px; }
.prose h3 { font-size: 1.2rem; margin: 32px 0 12px; font-family: var(--font-body); font-weight: 600; }
.prose p, .prose li { font-size: 1rem; line-height: 1.8; color: var(--grey-700); }
.prose ul, .prose ol { padding-left: 22px; margin-bottom: 1.1rem; }
.prose li { margin-bottom: .5rem; }
.prose a { color: var(--gold-dark); text-decoration: underline; text-underline-offset: 3px; }

/* ============ Cookie banner ============ */
.cookie-banner {
  position: fixed; bottom: 20px; left: 20px; right: 20px;
  max-width: 580px; margin-left: auto;
  background: var(--navy-900); color: var(--cream);
  padding: 22px 26px; border-radius: 6px;
  box-shadow: 0 24px 60px -20px rgba(0,0,0,.5);
  z-index: 200;
  display: none;
  border: 1px solid rgba(201,169,97,.25);
}
.cookie-banner.show { display: block; animation: slideUp .5s var(--ease-out); }
@keyframes slideUp { from { transform: translateY(40px); opacity: 0; } to { transform: translateY(0); opacity: 1; } }
.cookie-banner p { color: rgba(246,242,232,.85); font-size: .9rem; margin-bottom: 14px; }
.cookie-banner a { color: var(--gold); text-decoration: underline; }
.cookie-actions { display: flex; gap: 10px; }
.cookie-actions button { padding: 10px 20px; border-radius: 999px; font-size: .82rem; font-weight: 600; letter-spacing: .04em; }
.cookie-accept { background: var(--gold); color: var(--navy-900); }
.cookie-decline { background: transparent; color: var(--cream); border: 1px solid rgba(255,255,255,.25); }

/* ============ Animations ============ */
.reveal { opacity: 0; transform: translateY(28px); transition: opacity .9s var(--ease-out), transform .9s var(--ease-out); }
.reveal.is-visible { opacity: 1; transform: translateY(0); }
.reveal.delay-1 { transition-delay: .1s; }
.reveal.delay-2 { transition-delay: .2s; }
.reveal.delay-3 { transition-delay: .3s; }
.reveal.delay-4 { transition-delay: .4s; }

/* Floating subtle background */
.bg-orb {
  position: absolute; border-radius: 50%;
  background: radial-gradient(circle, rgba(201,169,97,.25), transparent 65%);
  filter: blur(60px); pointer-events: none;
}

/* ============ Misc utilities ============ */
.divider { height: 1px; background: var(--grey-100); margin: 60px 0; }
.text-center { text-align: center; }
.mt-0 { margin-top: 0 !important; }
.mb-0 { margin-bottom: 0 !important; }