:root{
    --black:#0e0e0d;
    --ink:#1a1917;
    --charcoal:#333029;
    --stone:#6d675d;
    --line:#e4dfd5;
    --paper:#f6f4ef;        /* greige white */
    --paper-2:#efece4;
    --white:#ffffff;
    --gold:#c99a2e;          /* yellow-gold accent */
    --gold-lt:#e2b849;
    --gold-dk:#a97f24;
    --serif:'Roboto', system-ui, sans-serif;
    --sans:'Roboto', system-ui, sans-serif;
  }
  *{box-sizing:border-box;margin:0;padding:0}
  html{scroll-behavior:smooth}
  body{font-family:var(--sans);color:var(--charcoal);background:var(--paper);line-height:1.6;-webkit-font-smoothing:antialiased}
  h1,h2,h3,h4{font-family:var(--serif);color:var(--ink);font-weight:600;line-height:1.08}
  a{color:inherit;text-decoration:none}
  img{max-width:100%;display:block}
  .wrap{width:100%;max-width:1180px;margin:0 auto;padding:0 24px}
  .eyebrow{font-family:var(--sans);font-size:.72rem;letter-spacing:.3em;text-transform:uppercase;color:var(--gold-dk);font-weight:600}
  .btn{display:inline-block;font-family:var(--sans);font-size:.78rem;letter-spacing:.16em;text-transform:uppercase;font-weight:600;padding:16px 34px;border:1px solid var(--gold-dk);color:var(--gold-dk);background:transparent;transition:.25s;cursor:pointer}
  .btn:hover{background:var(--gold-dk);color:#fff}
  .btn-solid{background:var(--black);border-color:var(--black);color:#fff}
  .btn-solid:hover{background:var(--gold-dk);border-color:var(--gold-dk)}
  .gold-btn{background:var(--gold);border-color:var(--gold);color:var(--black)}
  .gold-btn:hover{background:var(--gold-lt);border-color:var(--gold-lt);color:var(--black)}

  /* AFFILIATION STRIP */
  .aff-strip{background:var(--black);color:#cfc9bd;font-size:.68rem;letter-spacing:.22em;text-transform:uppercase;text-align:center;padding:9px 12px}
  .aff-strip b{color:var(--gold-lt);font-weight:600}

  /* NAV */
  header.nav{position:sticky;top:0;z-index:60;background:var(--black);border-bottom:1px solid #26231f}
  .nav-inner{display:flex;align-items:center;justify-content:space-between;height:62px}
  .brand{display:flex;align-items:center}
  .ps-logo{height:34px;width:auto;display:block}
  .burger{display:flex;flex-direction:column;gap:5px;background:none;border:0;cursor:pointer;padding:8px}
  .burger span{width:26px;height:2px;background:#fff;transition:.2s}
  /* MENU OVERLAY */
  .menu-overlay{position:fixed;inset:0;z-index:200;background:rgba(14,14,13,.98);opacity:0;pointer-events:none;transition:opacity .3s;display:flex;align-items:center;justify-content:center;padding:40px 24px}
  .menu-overlay.open{opacity:1;pointer-events:auto}
  .menu-close{position:absolute;top:22px;right:30px;background:none;border:0;color:#fff;font-size:2.4rem;line-height:1;cursor:pointer}
  .menu-panel{width:100%;max-width:960px}
  .menu-grid{display:grid;grid-template-columns:1.2fr .8fr;gap:50px;align-items:center}
  .menu-links{display:flex;flex-direction:column;gap:4px}
  .menu-links a{font-size:2rem;font-weight:500;color:#fff;letter-spacing:.01em;padding:6px 0;transition:.2s;width:fit-content}
  .menu-links a:hover{color:var(--gold-lt);padding-left:10px}
  .menu-photo img{width:100%;height:440px;object-fit:cover;filter:grayscale(.08)}
  .menu-foot{margin-top:34px;font-size:.72rem;letter-spacing:.16em;text-transform:uppercase;color:#8f887b;text-align:center}
  @media(max-width:760px){
    .menu-grid{grid-template-columns:1fr}
    .menu-photo{display:none}
    .menu-links a{font-size:1.6rem}
  }

  /* HERO */
  .hero{position:relative;min-height:92vh;display:flex;align-items:center;justify-content:center;text-align:center;overflow:hidden;background:#0e0e0d}
  .hero-video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:0}
  .hero-overlay{position:absolute;inset:0;background:linear-gradient(rgba(14,14,13,.48),rgba(14,14,13,.62));z-index:1}
  .hero .wrap{position:relative;z-index:2;color:#fff}
  .hero .eyebrow{color:var(--gold-lt)}
  .hero .wordmark{color:#fff;font-family:var(--serif);font-weight:600;letter-spacing:.14em;text-transform:uppercase;font-size:clamp(2.8rem,8vw,6rem);margin:14px 0 10px;line-height:1}
  .hero .hero-sub{font-size:1.05rem;letter-spacing:.05em;color:#efe9e0;margin-bottom:30px;font-weight:300}
  .hero-btns{display:flex;gap:16px;flex-wrap:wrap;justify-content:center}
  .hero .btn{color:#fff;border-color:rgba(255,255,255,.7)}
  .hero .btn:hover{background:#fff;color:var(--ink);border-color:#fff}

  /* STATS */
  .stats{background:var(--ink);color:#fff;padding:56px 0;border-bottom:3px solid var(--gold)}
  .stats-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:24px;text-align:center}
  .stat h3{color:#fff;font-size:2.7rem;font-weight:700}
  .stat h3 span{color:var(--gold-lt)}
  .stat p{font-size:.74rem;letter-spacing:.16em;text-transform:uppercase;color:#bdb6a8;margin-top:8px}

  section{padding:100px 0}
  .section-head{max-width:740px;margin-bottom:54px}
  .section-head h2{font-size:clamp(2rem,4vw,3.1rem);margin:14px 0 16px}
  .section-head p{color:var(--stone);font-size:1.05rem}

  /* ABOUT */
  .about-grid{display:grid;grid-template-columns:1fr 1.05fr;gap:64px;align-items:center}
  .about-photo{position:relative}
  .about-photo img{width:100%;height:580px;object-fit:cover;filter:grayscale(.12)}
  .about-photo::after{content:'';position:absolute;inset:18px -18px -18px 18px;border:1px solid var(--gold);z-index:-1}
  .about-copy h2{font-size:clamp(2rem,4vw,3rem);margin:14px 0 22px}
  .about-copy p{color:var(--stone);margin-bottom:18px}
  .about-facts{display:flex;flex-wrap:wrap;gap:10px;margin:22px 0 26px}
  .about-facts span{font-size:.76rem;letter-spacing:.06em;background:var(--paper-2);border:1px solid var(--line);padding:8px 14px;color:var(--charcoal)}
  .signature{font-family:var(--serif);font-size:1.9rem;color:var(--ink);margin-top:6px}

  /* FEATURED IN */
  .featured{background:var(--black);color:#fff;text-align:center}
  .featured .eyebrow{color:var(--gold-lt)}
  .featured h2{color:#fff;font-size:clamp(1.8rem,3.4vw,2.6rem);margin:14px 0 44px}
  .feat-grid{display:grid;grid-template-columns:repeat(5,1fr);gap:16px}
  .feat{display:flex;flex-direction:column;justify-content:center;gap:8px;border:1px solid #2b2823;background:#161512;padding:26px 16px;min-height:130px;transition:.25s}
  .feat:hover{border-color:var(--gold);transform:translateY(-3px)}
  .feat .name{font-family:var(--serif);font-size:1.25rem;color:#fff;line-height:1.15}
  .feat .kind{font-size:.62rem;letter-spacing:.18em;text-transform:uppercase;color:var(--gold-lt)}
  .feat a.link{font-size:.64rem;letter-spacing:.12em;text-transform:uppercase;color:#8f887b;margin-top:4px}
  .feat a.link:hover{color:var(--gold-lt)}

  /* AFFILIATIONS LOGO BAR */
  .brokerbar{background:var(--paper-2);padding:46px 0}
  .broker-inner{display:flex;align-items:center;justify-content:center;gap:56px;flex-wrap:wrap}
  .broker-inner .kicker{font-size:.7rem;letter-spacing:.24em;text-transform:uppercase;color:var(--stone);width:100%;text-align:center;margin-bottom:6px}
  .logo-box{border:1px solid var(--line);background:var(--white);padding:22px 40px;text-align:center;min-width:220px;display:flex;flex-direction:column;justify-content:center;align-items:center}
  .logo-box .lb-name{font-family:var(--serif);font-size:1.5rem;color:var(--ink);letter-spacing:.04em}
  .logo-box .lb-sub{font-size:.6rem;letter-spacing:.2em;text-transform:uppercase;color:var(--stone);margin-top:4px}
  .logo-box img.lb-img{max-height:48px;width:auto;display:block}
  .logo-box .lb-fallback{display:none}

  /* SERVICES */
  .cards{display:grid;grid-template-columns:repeat(2,1fr);gap:24px}
  .card{background:var(--white);border:1px solid var(--line);padding:38px 34px;transition:.25s;position:relative;overflow:hidden}
  .card::before{content:'';position:absolute;left:0;top:0;bottom:0;width:3px;background:var(--gold);transform:scaleY(0);transform-origin:top;transition:.3s}
  .card:hover{transform:translateY(-4px);box-shadow:0 24px 50px -32px rgba(14,14,13,.45)}
  .card:hover::before{transform:scaleY(1)}
  .card .num{font-family:var(--serif);font-size:1.5rem;color:var(--gold-dk)}
  .card h3{font-size:1.55rem;margin:12px 0 12px}
  .card p{color:var(--stone);font-size:.97rem}

  /* BOOK */
  .book{background:var(--paper-2)}
  .book-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:60px;align-items:center}
  .book-cover{background:var(--black);color:#fff;aspect-ratio:3/4;display:flex;flex-direction:column;justify-content:center;align-items:center;text-align:center;padding:44px;border:1px solid var(--gold-dk);box-shadow:0 30px 60px -30px rgba(14,14,13,.55)}
  .book-cover .eyebrow{color:var(--gold-lt)}
  .book-cover h3{color:#fff;font-size:2.7rem;margin:16px 0 8px}
  .book-cover .rule{width:44px;height:1px;background:var(--gold);margin:14px 0}
  .book-cover em{font-family:var(--sans);font-style:normal;font-size:.78rem;letter-spacing:.2em;text-transform:uppercase;color:#bdb6a8}
  .book-copy h2{font-size:clamp(2rem,4vw,3rem);margin:14px 0 20px}
  .book-copy p{color:var(--stone);margin-bottom:18px}
  .rules{list-style:none;margin:22px 0 30px;display:grid;grid-template-columns:1fr 1fr;gap:10px 24px}
  .rules li{font-size:.95rem;color:var(--charcoal);padding-left:26px;position:relative}
  .rules li::before{content:'✦';position:absolute;left:0;color:var(--gold-dk)}

  /* LISTINGS */
  .listings{background:var(--white)}
  .listing-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
  a.listing{display:block}
  .listing{background:var(--paper);border:1px solid var(--line);overflow:hidden}
  .listing .ph{height:230px;background:linear-gradient(120deg,#e0d7c6,#c9bda6);position:relative}
  .listing .ph span{position:absolute;top:16px;left:16px;background:var(--black);color:#fff;font-size:.66rem;letter-spacing:.14em;text-transform:uppercase;padding:6px 12px}
  .listing .body{padding:24px}
  .listing .price{font-family:var(--serif);font-size:1.75rem;color:var(--ink)}
  .listing .addr{color:var(--stone);font-size:.95rem;margin:6px 0 14px}
  .listing .meta{display:flex;gap:18px;font-size:.82rem;color:var(--charcoal);border-top:1px solid var(--line);padding-top:14px}
  .idx-note{margin-top:34px;text-align:center;background:var(--paper-2);border:1px solid var(--line);padding:22px;color:var(--stone);font-size:.92rem}
  .idx-note b{color:var(--ink)}

  /* COMMUNITIES */
  .communities{background:var(--paper-2)}
  .comm-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
  .comm{position:relative;height:280px;overflow:hidden}
  .comm img{width:100%;height:100%;object-fit:cover;transition:.5s}
  .comm:hover img{transform:scale(1.06)}
  .comm .label{position:absolute;inset:0;background:linear-gradient(transparent,rgba(14,14,13,.8));display:flex;align-items:flex-end;padding:22px;color:#fff}
  .comm .label h3{color:#fff;font-size:1.5rem}
  .comm .label small{display:block;color:var(--gold-lt);font-size:.68rem;letter-spacing:.16em;text-transform:uppercase;margin-top:2px}

  /* TESTIMONIALS */
  .testi{background:var(--ink);color:#fff}
  .testi .section-head h2{color:#fff}
  .testi .section-head .eyebrow{color:var(--gold-lt)}
  .testi-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
  .quote{border:1px solid #322f2a;padding:34px;background:#1d1b17}
  .quote .stars{color:var(--gold-lt);letter-spacing:.2em;margin-bottom:16px}
  .quote p{color:#e2dcd0;font-style:italic;font-family:var(--serif);font-size:1.25rem;line-height:1.5;margin-bottom:18px}
  .quote .who{font-size:.78rem;letter-spacing:.14em;text-transform:uppercase;color:#a49b8c}

  /* INSIGHTS / BLOG */
  .insights{background:var(--white)}
  .blog-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
  a.post{display:block}
  .post{border:1px solid var(--line);background:var(--paper);transition:.25s}
  .post:hover{transform:translateY(-4px);box-shadow:0 22px 46px -32px rgba(14,14,13,.4)}
  .post .ph{height:180px;background:linear-gradient(120deg,#1d1b17,#333029);display:flex;align-items:flex-end;padding:18px}
  .post .ph .tag{background:var(--gold);color:var(--black);font-size:.62rem;letter-spacing:.14em;text-transform:uppercase;padding:5px 10px;font-weight:600}
  .post .body{padding:24px}
  .post .date{font-size:.72rem;letter-spacing:.1em;text-transform:uppercase;color:var(--gold-dk)}
  .post h3{font-size:1.35rem;margin:10px 0 10px;line-height:1.2}
  .post p{color:var(--stone);font-size:.92rem}

  /* CONTACT */
  .contact{background:var(--paper-2)}
  .contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:60px;align-items:start}
  .contact-copy h2{font-size:clamp(2rem,4vw,3rem);margin:14px 0 18px}
  .contact-copy p{color:var(--stone);margin-bottom:26px}
  .contact-list{list-style:none}
  .contact-list li{padding:16px 0;border-bottom:1px solid var(--line);display:flex;gap:14px;font-size:1rem}
  .contact-list li strong{font-family:var(--sans);color:var(--stone);text-transform:uppercase;letter-spacing:.1em;font-size:.7rem;width:84px;flex-shrink:0;padding-top:5px}
  form{background:var(--white);border:1px solid var(--line);padding:40px}
  form label{display:block;font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;color:var(--stone);font-weight:600;margin-bottom:8px}
  form input,form textarea{width:100%;padding:14px 16px;border:1px solid var(--line);background:var(--paper);font-family:var(--sans);font-size:.95rem;margin-bottom:20px;color:var(--ink)}
  form input:focus,form textarea:focus{outline:none;border-color:var(--gold)}
  form textarea{resize:vertical;min-height:110px}
  form .gold-btn{width:100%;border:0}

  /* FOOTER */
  footer{background:var(--black);color:#a49b8c;padding:60px 0 30px}
  .foot-top{display:flex;justify-content:space-between;align-items:flex-start;flex-wrap:wrap;gap:30px;padding-bottom:34px;border-bottom:1px solid #2a2723}
  .foot-brand .brand{color:#fff}
  .foot-brand p{max-width:38ch;font-size:.92rem;margin-top:14px}
  .aff-logos{display:flex;align-items:center;gap:22px;margin-top:14px}
  .foot-brand .aff{margin-top:14px;font-size:.7rem;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-lt)}
  .foot-links{display:flex;gap:56px;flex-wrap:wrap}
  .foot-col h4{color:#fff;font-family:var(--sans);font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;margin-bottom:16px}
  .foot-col a{display:block;font-size:.92rem;margin-bottom:10px;color:#a49b8c;transition:.2s}
  .foot-col a:hover{color:var(--gold-lt)}
  .foot-bottom{padding-top:26px;display:flex;justify-content:space-between;flex-wrap:wrap;gap:12px;font-size:.78rem;color:#6d655a}

  @media(max-width:980px){
    .feat-grid{grid-template-columns:repeat(3,1fr)}
  }
  @media(max-width:900px){
    nav.links,.nav-cta{display:none}
    .burger{display:flex}
    nav.links.open{display:flex;position:absolute;top:74px;left:0;right:0;flex-direction:column;background:var(--paper);padding:24px;gap:18px;border-bottom:1px solid var(--line)}
    .about-grid,.book-grid,.contact-grid{grid-template-columns:1fr;gap:40px}
    .about-photo img{height:440px}
    .cards,.listing-grid,.testi-grid,.blog-grid{grid-template-columns:1fr}
    .comm-grid{grid-template-columns:1fr 1fr}
    .feat-grid{grid-template-columns:1fr 1fr}
    .stats-grid{grid-template-columns:1fr 1fr;gap:36px}
    .rules{grid-template-columns:1fr}
    .broker-inner{gap:28px}
    section{padding:70px 0}
  }

/* ===== SUBPAGE / ARTICLE LAYOUT ===== */
.subnav{position:sticky;top:0;z-index:60;background:var(--black);border-bottom:1px solid #26231f}
.subnav .wrap{display:flex;align-items:center;justify-content:space-between;height:62px}
.subnav .back{color:#cfc9bd;font-size:.78rem;letter-spacing:.16em;text-transform:uppercase;font-weight:600}
.subnav .back:hover{color:var(--gold-lt)}
.article-hero{background:var(--black);color:#fff;padding:74px 0 60px;text-align:left}
.article-hero .eyebrow{color:var(--gold-lt)}
.article-hero h1{color:#fff;font-size:clamp(1.9rem,4.5vw,3rem);max-width:840px;margin-top:14px}
.article-hero .sub{color:#b8b1a4;margin-top:16px;max-width:720px;font-size:1.02rem}
.article-body{max-width:760px;margin:0 auto;padding:64px 24px 40px}
.article-body p{margin:0 0 22px;font-size:1.04rem;color:var(--charcoal)}
.article-body h2{font-size:1.5rem;margin:44px 0 16px}
.article-body ul,.article-body ol{margin:0 0 22px 22px}
.article-body li{margin-bottom:10px}
.article-body a{color:var(--gold-dk);border-bottom:1px solid var(--gold);transition:.2s}
.article-body a:hover{color:var(--gold)}
.article-body .figure{margin:34px 0}
.article-body .figure img{width:100%;height:auto}
.article-body .figure figcaption{font-size:.78rem;color:var(--stone);margin-top:8px;letter-spacing:.04em}
.article-body blockquote{border-left:3px solid var(--gold);padding:6px 0 6px 22px;margin:30px 0;color:var(--ink);font-size:1.12rem}
.article-cta{background:var(--paper-2);border:1px solid var(--line);padding:34px;margin:48px 0 0;text-align:center}
.article-cta h3{margin-bottom:10px}
.article-cta p{margin-bottom:20px}
.sources{border-top:1px solid var(--line);margin-top:52px;padding-top:24px}
.sources h4{font-size:.72rem;letter-spacing:.24em;text-transform:uppercase;color:var(--stone);margin-bottom:12px}
.sources a{display:block;margin-bottom:8px;font-size:.9rem}
.disclaim{font-size:.78rem;color:var(--stone);margin-top:30px;line-height:1.7}
/* ===== SALE PAGE ===== */
.sale-hero{background:var(--black);color:#fff;padding:64px 0 52px}
.sale-hero .status{display:inline-block;background:var(--gold);color:var(--black);font-size:.7rem;letter-spacing:.22em;text-transform:uppercase;font-weight:700;padding:7px 16px;margin-bottom:18px}
.sale-hero h1{color:#fff;font-size:clamp(1.8rem,4vw,2.7rem)}
.sale-hero .city{color:#b8b1a4;margin-top:8px;font-size:1.05rem}
.sale-hero .price{color:var(--gold-lt);font-size:clamp(1.6rem,3.4vw,2.2rem);font-weight:600;margin-top:18px;font-family:var(--serif)}
.sale-meta{display:flex;flex-wrap:wrap;gap:12px;margin-top:22px}
.sale-meta span{border:1px solid #3a362f;color:#cfc9bd;font-size:.78rem;letter-spacing:.1em;text-transform:uppercase;padding:8px 14px}
.sale-gallery{display:grid;grid-template-columns:repeat(auto-fit,minmax(260px,1fr));gap:14px;max-width:1180px;margin:0 auto;padding:44px 24px 10px}
.sale-gallery img{width:100%;aspect-ratio:3/2;object-fit:cover}
.sale-body{max-width:760px;margin:0 auto;padding:36px 24px 30px}
.sale-body p{font-size:1.04rem;margin-bottom:20px}
.footer-simple{background:var(--black);color:#8f887b;text-align:center;font-size:.72rem;letter-spacing:.1em;padding:34px 24px;margin-top:70px;line-height:2}
.footer-simple a{color:#cfc9bd}
.footer-simple a:hover{color:var(--gold-lt)}
/* ===== BOOK LANDING ===== */
.bookpage{min-height:78vh;display:flex;align-items:center;background:linear-gradient(160deg,#0e0e0d,#1d1a15);color:#fff;padding:80px 0}
.bookpage .grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:60px;align-items:center}
.bookpage .cover{border:1px solid var(--gold-dk);padding:56px 34px;text-align:center;background:linear-gradient(170deg,#171512,#0e0e0d)}
.bookpage .cover h2{color:#fff;font-size:2.6rem;letter-spacing:.02em}
.bookpage .cover .rule{width:52px;height:2px;background:var(--gold);margin:20px auto}
.bookpage .cover em{color:#8f887b;display:block;margin-top:22px;font-size:.9rem}
.bookpage h1{color:#fff;font-size:clamp(1.9rem,4vw,2.8rem);margin:14px 0 20px}
.bookpage p{color:#c9c2b5;margin-bottom:18px;max-width:560px}
@media(max-width:820px){.bookpage .grid{grid-template-columns:1fr;gap:40px}}