:root{
  --bg: #ECE7DB;
  --surface: #F7F3E9;
  --surface-border: #D2CAB6;
  --ink: #142722;
  --ink-soft: #4B5A54;
  --accent: #1F4B5C;
  --accent-strong: #123340;
  --cta: #B65A3A;
  --cta-hover: #9C4A2E;
  --cta-ink: #FBF3EC;
  --focus: #1F4B5C;

  --band-bg: #0E2530;
  --band-surface: #14313D;
  --band-border: #274752;
  --band-text: #E9E2D2;
  --band-muted: #9FB0B5;
  --band-cta: #D97A52;
  --band-cta-ink: #1C0E08;

  --radius: 3px;
  --serif: "Italiana", "Times New Roman", serif;
  --sans: "Work Sans", -apple-system, "Segoe UI", sans-serif;
  --mono: "IBM Plex Mono", ui-monospace, "SF Mono", Consolas, monospace;
}

@media (prefers-color-scheme: dark){
  :root:not([data-theme="light"]){
    --bg: #0F1B1A;
    --surface: #16241F;
    --surface-border: #2B3E37;
    --ink: #E9E2D2;
    --ink-soft: #ABBAB2;
    --accent: #7FB2C2;
    --accent-strong: #A9CBD6;
    --cta: #D97A52;
    --cta-hover: #E5926F;
    --cta-ink: #1C0E08;
    --focus: #7FB2C2;
  }
}
:root[data-theme="dark"]{
  --bg: #0F1B1A;
  --surface: #16241F;
  --surface-border: #2B3E37;
  --ink: #E9E2D2;
  --ink-soft: #ABBAB2;
  --accent: #7FB2C2;
  --accent-strong: #A9CBD6;
  --cta: #D97A52;
  --cta-hover: #E5926F;
  --cta-ink: #1C0E08;
  --focus: #7FB2C2;
}

*{ box-sizing:border-box; }
html{ scroll-behavior:smooth; }
@media (prefers-reduced-motion: reduce){ html{ scroll-behavior:auto; } *{ animation-duration:0.001ms !important; transition-duration:0.001ms !important; } }

body{
  margin:0;
  background:var(--bg);
  color:var(--ink);
  font-family:var(--sans);
  font-size:16px;
  line-height:1.55;
  -webkit-font-smoothing:antialiased;
}

h1,h2,h3{ font-family:var(--serif); font-weight:400; text-wrap:balance; margin:0; color:var(--ink); }
p{ margin:0; }
a{ color:inherit; }
button{ font-family:inherit; }
::selection{ background:var(--cta); color:var(--cta-ink); }
:focus-visible{ outline:2px solid var(--focus); outline-offset:3px; }

.eyebrow{
  font-family:var(--mono);
  font-size:0.72rem;
  letter-spacing:0.16em;
  text-transform:uppercase;
  color:var(--accent);
}
:is([data-theme="dark"], :root:not([data-theme="light"])) .eyebrow{ color:var(--accent-strong); }
@media (prefers-color-scheme:dark){ :root:not([data-theme="light"]) .eyebrow{ color:var(--accent-strong); } }

.wrap{ max-width:1180px; margin:0 auto; padding-inline:clamp(20px,5vw,56px); }
.tabular{ font-variant-numeric: tabular-nums; }

.grain{
  position:fixed; inset:0; pointer-events:none; z-index:2000;
  opacity:0.035; mix-blend-mode:overlay;
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='120' height='120'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='0.9' numOctaves='2' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)'/%3E%3C/svg%3E");
}

.horizon{ display:flex; align-items:center; gap:14px; margin-block:0; }
.horizon::before,.horizon::after{ content:""; flex:1; height:1px; background:linear-gradient(90deg, transparent, var(--surface-border), transparent); }
.horizon .sun{ width:7px; height:7px; border-radius:50%; background:var(--cta); flex:none; }

header.site{
  position:sticky; top:0; z-index:100;
  background:color-mix(in srgb, var(--bg) 88%, transparent);
  backdrop-filter:blur(10px);
  border-bottom:1px solid var(--surface-border);
}
nav{ display:flex; align-items:center; justify-content:space-between; padding-block:18px; gap:16px; }
.logo{ display:flex; flex-direction:column; line-height:1; text-decoration:none; }
.logo .mark{ font-family:var(--serif); font-size:1.5rem; letter-spacing:0.02em; color:var(--ink); }
.logo .sub{ font-family:var(--mono); font-size:0.6rem; letter-spacing:0.28em; color:var(--ink-soft); margin-top:4px; }
.navlinks{ display:flex; gap:clamp(18px,3vw,38px); list-style:none; margin:0; padding:0; }
.navlinks a{ text-decoration:none; font-size:0.92rem; color:var(--ink-soft); border-bottom:1px solid transparent; padding-bottom:3px; transition:color .15s, border-color .15s; }
.navlinks a:hover{ color:var(--ink); border-color:var(--cta); }
.navcta{ display:inline-flex; }
.theme-toggle{
  width:34px; height:34px; border-radius:50%; border:1px solid var(--surface-border); background:var(--surface);
  color:var(--ink); font-size:1rem; line-height:1; cursor:pointer; display:inline-flex; align-items:center; justify-content:center;
}
.theme-toggle:hover{ border-color:var(--ink); }
.menu-btn{ display:none; background:none; border:1px solid var(--surface-border); border-radius:var(--radius); padding:8px 10px; cursor:pointer; }
.menu-btn span, .menu-btn span::before, .menu-btn span::after{ content:""; display:block; width:18px; height:1.5px; background:var(--ink); position:relative; }
.menu-btn span::before{ position:absolute; top:-6px; }
.menu-btn span::after{ position:absolute; top:6px; }

.btn{
  font-family:var(--mono); font-size:0.74rem; letter-spacing:0.08em; text-transform:uppercase;
  padding:12px 22px; border-radius:var(--radius); border:1px solid transparent; cursor:pointer;
  display:inline-flex; align-items:center; gap:8px; text-decoration:none; transition:background .15s, color .15s, border-color .15s;
}
.btn-solid{ background:var(--cta); color:var(--cta-ink); }
.btn-solid:hover{ background:var(--cta-hover); }
.btn-line{ background:transparent; color:var(--ink); border-color:var(--surface-border); }
.btn-line:hover{ border-color:var(--ink); }
.btn:disabled{ opacity:0.55; cursor:not-allowed; }

.hero{ padding-block:clamp(40px,7vw,72px) 0; }
.hero-grid{ display:grid; grid-template-columns:1.05fr 0.95fr; gap:clamp(28px,5vw,64px); align-items:center; }
.hero h1{ font-size:clamp(2.4rem,4.6vw,3.7rem); margin-block:18px 20px; }
.hero-lede{ max-width:46ch; color:var(--ink-soft); font-size:1.05rem; }
.hero-art{ border-radius:var(--radius); overflow:hidden; border:1px solid var(--surface-border); aspect-ratio:9/10; }
.hero-art img{ display:block; width:100%; height:100%; object-fit:cover; }

.mode-tabs{ display:flex; gap:2px; margin-top:30px; background:var(--surface-border); padding:2px; border-radius:var(--radius); width:fit-content; }
.mode-tab{
  font-family:var(--mono); font-size:0.72rem; letter-spacing:0.06em; text-transform:uppercase;
  padding:9px 20px; border:none; border-radius:2px; background:var(--surface); color:var(--ink-soft); cursor:pointer;
}
.mode-tab.is-active{ background:var(--accent); color:var(--surface); }

.search{
  margin-top:12px; background:var(--surface); border:1px solid var(--surface-border);
  border-radius:var(--radius); padding:18px; display:grid; grid-template-columns:1fr 1fr 1fr; gap:12px;
}
.search-actions{ grid-column:1/-1; display:flex; gap:10px; }
.search-actions .btn{ flex:1; justify-content:center; }
.field{ display:flex; flex-direction:column; gap:6px; }
.field label{ font-family:var(--mono); font-size:0.64rem; letter-spacing:0.1em; text-transform:uppercase; color:var(--ink-soft); }
.field select{
  font-family:var(--sans); font-size:0.9rem; color:var(--ink); background:var(--bg);
  border:1px solid var(--surface-border); border-radius:var(--radius); padding:10px 10px;
}

.capabilities{ display:flex; flex-wrap:wrap; gap:28px; margin-top:26px; }
.capabilities div{ display:flex; align-items:baseline; gap:8px; font-size:0.88rem; color:var(--ink-soft); }
.capabilities strong{ font-family:var(--serif); font-size:1.05rem; color:var(--ink); font-weight:400; }

section{ padding-block:clamp(52px,8vw,92px); }
.section-head{ display:flex; justify-content:space-between; align-items:end; gap:24px; margin-bottom:clamp(28px,4vw,44px); flex-wrap:wrap; }
.section-head h2{ font-size:clamp(1.7rem,3vw,2.3rem); margin-top:10px; }
.section-head p{ max-width:44ch; color:var(--ink-soft); font-size:0.96rem; font-family:var(--mono); text-transform:uppercase; letter-spacing:0.04em; }

.listings{ display:grid; grid-template-columns:repeat(3,1fr); gap:20px; }
.loading-state, .empty-state{ grid-column:1/-1; color:var(--ink-soft); font-family:var(--mono); font-size:0.85rem; padding:40px 0; text-align:center; }
.card{
  background:var(--surface); border:1px solid var(--surface-border); border-radius:var(--radius);
  padding:20px; display:flex; flex-direction:column; gap:14px;
}
.card .art{ background:var(--bg); border:1px solid var(--surface-border); border-radius:var(--radius); overflow:hidden; aspect-ratio:4/3; margin:-2px -2px 0; }
.card .art img{ display:block; width:100%; height:100%; object-fit:cover; }
.card .loc{ display:flex; justify-content:space-between; align-items:center; }
.card h3{ font-size:1.3rem; margin-top:2px; }
.specs{ display:flex; gap:16px; font-family:var(--mono); font-size:0.78rem; color:var(--ink-soft); border-top:1px solid var(--surface-border); border-bottom:1px solid var(--surface-border); padding-block:10px; }
.specs span{ display:flex; align-items:center; gap:5px; }
.card .foot{ display:flex; justify-content:space-between; align-items:center; }
.price{ font-family:var(--serif); font-size:1.5rem; color:var(--accent); }
.badge{ font-family:var(--mono); font-size:0.66rem; letter-spacing:0.06em; text-transform:uppercase; color:var(--ink-soft); border:1px solid var(--surface-border); border-radius:var(--radius); padding:4px 8px; }
.link-btn{ background:none; border:none; padding:0; cursor:pointer; font-family:var(--mono); font-size:0.72rem; letter-spacing:0.06em; text-transform:uppercase; color:var(--ink); border-bottom:1px solid var(--cta); padding-bottom:2px; }
.link-btn:hover{ color:var(--cta); }

.services{ display:grid; grid-template-columns:repeat(4,1fr); gap:1px; background:var(--surface-border); border:1px solid var(--surface-border); border-radius:var(--radius); overflow:hidden; }
.service{ background:var(--surface); padding:26px 22px; display:flex; flex-direction:column; gap:12px; }
.service .num{ font-family:var(--mono); font-size:0.72rem; color:var(--cta); }
.service h3{ font-size:1.15rem; }
.service p{ color:var(--ink-soft); font-size:0.9rem; }

.regions-list{ display:flex; flex-wrap:wrap; gap:0; border-top:1px solid var(--surface-border); }
.regions-list a{ text-decoration:none; flex:1 1 220px; display:flex; justify-content:space-between; align-items:center; padding:20px 4px; border-bottom:1px solid var(--surface-border); font-family:var(--serif); font-size:1.3rem; color:var(--ink); transition:padding-left .15s, color .15s; }
.regions-list a:hover{ padding-left:12px; color:var(--accent); }
.regions-list a small{ font-family:var(--mono); font-size:0.68rem; letter-spacing:0.08em; color:var(--ink-soft); text-transform:uppercase; }

.band{ background:var(--band-bg); color:var(--band-text); }
.band .eyebrow{ color:var(--band-cta); }
.band h2{ color:var(--band-text); }
.band p{ color:var(--band-muted); }
.band-grid{ display:grid; grid-template-columns:1fr 1fr; gap:56px; align-items:start; }
.contact-list{ list-style:none; margin:22px 0 0; padding:0; display:flex; flex-direction:column; gap:12px; font-family:var(--mono); font-size:0.92rem; }
.contact-list a{ text-decoration:none; color:var(--band-text); border-bottom:1px solid var(--band-border); padding-bottom:2px; }
.contact-list a:hover{ color:var(--band-cta); border-color:var(--band-cta); }

.agent-card{ margin-top:28px; display:flex; align-items:center; gap:14px; padding-top:22px; border-top:1px solid var(--band-border); }
.agent-avatar{
  width:44px; height:44px; border-radius:50%; background:var(--band-cta); color:var(--band-cta-ink);
  display:flex; align-items:center; justify-content:center; font-family:var(--serif); font-size:1rem; flex:none;
}
.agent-name{ font-size:0.95rem; color:var(--band-text); }
.agent-role{ font-family:var(--mono); font-size:0.7rem; letter-spacing:0.05em; text-transform:uppercase; color:var(--band-muted); margin-top:2px; }

.form{ background:var(--band-surface); border:1px solid var(--band-border); border-radius:var(--radius); padding:22px; display:flex; flex-direction:column; gap:14px; }
.form .row{ display:grid; grid-template-columns:1fr 1fr; gap:14px; }
.form label{ display:flex; flex-direction:column; gap:6px; font-family:var(--mono); font-size:0.64rem; letter-spacing:0.1em; text-transform:uppercase; color:var(--band-muted); }
.form input, .form textarea{
  font-family:var(--sans); font-size:0.92rem; background:var(--band-bg); color:var(--band-text);
  border:1px solid var(--band-border); border-radius:var(--radius); padding:10px 12px; resize:vertical;
}
.form .btn-solid{ background:var(--band-cta); color:var(--band-cta-ink); }
.form .btn-solid:hover{ filter:brightness(1.08); }
.form .note{ font-size:0.78rem; color:var(--band-muted); font-family:var(--sans); }

footer{ background:var(--band-bg); color:var(--band-muted); border-top:1px solid var(--band-border); }
.foot-grid{ display:flex; justify-content:space-between; align-items:center; padding-block:26px; flex-wrap:wrap; gap:16px; }
.foot-grid .logo .mark{ color:var(--band-text); }
.foot-grid .logo .sub{ color:var(--band-muted); }
.footlinks{ display:flex; gap:22px; list-style:none; margin:0; padding:0; font-size:0.85rem; }
.footlinks a{ text-decoration:none; color:var(--band-muted); }
.footlinks a:hover{ color:var(--band-text); }
.copyright{ font-family:var(--mono); font-size:0.72rem; color:var(--band-muted); padding-block:16px; border-top:1px solid var(--band-border); text-align:center; }

@media (max-width:920px){
  .navlinks, .navcta{ display:none; }
  .menu-btn{ display:block; }
  .hero-grid{ grid-template-columns:1fr; }
  .hero-art{ order:-1; }
  .search{ grid-template-columns:1fr 1fr; }
  .listings{ grid-template-columns:repeat(2,1fr); }
  .services{ grid-template-columns:repeat(2,1fr); }
  .band-grid{ grid-template-columns:1fr; }
}
@media (max-width:600px){
  .listings{ grid-template-columns:1fr; }
  .search{ grid-template-columns:1fr; }
  .form .row{ grid-template-columns:1fr; }
}