/* =============================================
   THAI ESTATE GROUP — styles.css v4
   Elegant · Animated · Cutting Edge
   ============================================= */

*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }



:root {
  --white:     #FFFFFF;
  --cream:     #F7F4EE;
  --parchment: #EDE8DC;
  --champagne: #D9D0BF;
  --char:      #1A1814;
  --char-90:   #22201C;
  --char-80:   #2E2B26;
  --char-60:   #4E4A44;
  --char-40:   #7A756E;
  --char-20:   #B0AAA1;
  --gold:      #C49550;
  --gold-lt:   #D9B070;
  --gold-dk:   #9A7338;
  --wa-green:  #25D366;
  --wa-dark:   #128C7E;

  --serif: 'Cormorant Garamond', Georgia, serif;
  --sans:  'DM Sans', 'Helvetica Neue', sans-serif;
  --ease:  cubic-bezier(0.16, 1, 0.3, 1);
  --ease-in: cubic-bezier(0.4, 0, 1, 1);
}

html { scroll-behavior: smooth; font-size: 16px; overflow-x: hidden; }

body {
  font-family: var(--sans);
  background: var(--cream);
  color: var(--char);
  line-height: 1.7;
  font-weight: 300;
  overflow-x: hidden;
  -webkit-font-smoothing: antialiased;
  max-width: 100vw;
  position: relative;
}

img { display: block; width: 100%; height: 100%; object-fit: cover; }
a { color: inherit; text-decoration: none; }
ul { list-style: none; }
::selection { background: var(--gold); color: var(--white); }
::-webkit-scrollbar { width: 2px; }
::-webkit-scrollbar-thumb { background: var(--gold-dk); }

/* ═══════════════════════════
   REVEAL ANIMATIONS
═══════════════════════════ */
[data-anim] {
  opacity: 0;
  will-change: opacity, transform;
}
[data-anim="fade-up"]   { transform: translateY(30px); }
[data-anim="fade-left"] { transform: translateX(30px); }

[data-anim].visible {
  opacity: 1;
  transform: none;
  transition: opacity .9s var(--ease), transform .9s var(--ease);
  transition-delay: var(--anim-delay, 0ms);
}

/* ═══════════════════════════
   SHARED TOKENS
═══════════════════════════ */
.eyebrow {
  display: block;
  font-size: .65rem;
  font-weight: 400;
  letter-spacing: .3em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 1rem;
}
.eyebrow--light { color: var(--gold-lt); }

.section-title {
  font-family: var(--serif);
  font-weight: 300;
  font-size: clamp(2.2rem, 4vw, 3.2rem);
  line-height: 1.1;
  color: var(--char);
  margin-bottom: 1.25rem;
  letter-spacing: -.01em;
}
.section-title em { font-style: italic; color: var(--gold-dk); font-weight: 400; }
.section-title--light { color: var(--cream); }
.section-title--light em { color: var(--gold-lt); }

.section-body {
  font-size: .93rem;
  color: var(--char-40);
  line-height: 1.9;
}

/* ═══════════════════════════
   BUTTONS
═══════════════════════════ */
.btn {
  display: inline-flex;
  align-items: center;
  gap: .55rem;
  font-family: var(--sans);
  font-size: .68rem;
  font-weight: 400;
  letter-spacing: .2em;
  text-transform: uppercase;
  padding: .88rem 2rem;
  border: 1px solid transparent;
  transition: background .25s, color .25s, border-color .25s, transform .35s var(--ease), box-shadow .35s;
  white-space: nowrap;
  position: relative;
  overflow: hidden;
}
.btn::after {
  content: '';
  position: absolute;
  inset: 0;
  background: rgba(255,255,255,.08);
  opacity: 0;
  transition: opacity .2s;
}
.btn:hover::after { opacity: 1; }
.btn:hover { transform: translateY(-2px); }
.btn--full { width: 100%; justify-content: center; }

.btn--cream {
  background: var(--cream);
  color: var(--char);
  border-color: var(--cream);
}
.btn--cream:hover { background: var(--white); box-shadow: 0 8px 24px rgba(0,0,0,.12); }

.btn--wa {
  background: var(--wa-green);
  color: var(--white);
  border-color: var(--wa-green);
}
.btn--wa:hover { background: var(--wa-dark); border-color: var(--wa-dark); box-shadow: 0 8px 24px rgba(37,211,102,.25); }

.btn--ghost {
  background: transparent;
  color: var(--cream);
  border-color: rgba(247,244,238,.4);
}
.btn--ghost:hover { border-color: var(--cream); }

.btn--dark {
  background: var(--char);
  color: var(--cream);
  border-color: var(--char);
}
.btn--dark:hover { background: var(--char-80); box-shadow: 0 8px 24px rgba(0,0,0,.2); }

.btn--outline {
  background: transparent;
  color: var(--char);
  border-color: var(--champagne);
}
.btn--outline:hover { border-color: var(--char); }

.btn--outline-light {
  background: transparent;
  color: var(--cream);
  border-color: rgba(247,244,238,.35);
}
.btn--outline-light:hover { border-color: var(--cream); }

/* ═══════════════════════════
   NAV
═══════════════════════════ */
.nav {
  position: fixed;
  top: 0; left: 0; right: 0;
  z-index: 500;
  display: grid;
  grid-template-columns: 1fr auto 1fr;
  align-items: center;
  padding: 1.75rem 3rem;
  transition: background .5s, padding .5s, border-color .5s;
  border-bottom: 1px solid transparent;
}
.nav.scrolled {
  background: rgba(247,244,238,.96);
  backdrop-filter: blur(16px);
  -webkit-backdrop-filter: blur(16px);
  padding: 1.1rem 3rem;
  border-color: var(--parchment);
}
.nav.scrolled .nav__logo-main,
.nav.scrolled .nav__logo-sub { color: var(--char); }
.nav.scrolled .nav__logo-sub { color: var(--gold-dk); }
.nav.scrolled .nav__center a { color: var(--char-60); }
.nav.scrolled .nav__center a:hover { color: var(--char); }
.nav.scrolled .nav__wa { color: var(--wa-dark); border-color: rgba(37,211,102,.4); }
.nav.scrolled .nav__enquire { border-color: var(--champagne); color: var(--char); }
.nav.scrolled .nav__enquire:hover { background: var(--char); color: var(--cream); }
.nav.scrolled .nav__toggle span { background: var(--char); }

.nav__logo {
  display: flex;
  align-items: baseline;
  gap: .35rem;
}

/* Logo image in nav */
.nav__logo-img {
  max-width: 80px;
  width: auto;
  object-fit: contain;
  object-position: left center;
  display: block;
  transition: filter .4s;
}
@media (max-width: 640px) {
    .nav__logo-img {
        max-width: 50px; 
    }
}
.nav__logo-text { display: none !important; }

/* Footer logo */
.footer__logo-link { display: block; margin-bottom: .75rem; }
.footer__logo-img {
  height: 40px;
  width: auto;
  object-fit: contain;
  opacity: .85;
}
.footer__logo-text {
  font-family: var(--serif);
  font-size: 1.05rem;
  font-weight: 500;
  letter-spacing: .08em;
  text-transform: uppercase;
  color: var(--cream);
  margin-bottom: .65rem;
}
.nav__logo-main {
  font-family: var(--serif);
  font-size: 1.1rem;
  font-weight: 500;
  letter-spacing: .08em;
  text-transform: uppercase;
  color: var(--cream);
  transition: color .4s;
}
.nav__logo-sub {
  font-family: var(--serif);
  font-size: 1.1rem;
  font-weight: 300;
  letter-spacing: .08em;
  text-transform: uppercase;
  color: var(--gold-lt);
  transition: color .4s;
}

.nav__center {
  display: flex;
  gap: 2.5rem;
}
.nav__center a {
  font-size: .68rem;
  letter-spacing: .18em;
  text-transform: uppercase;
  color: rgba(247,244,238,.7);
  transition: color .25s;
}
.nav__center a:hover { color: var(--cream); }

.nav__right {
  display: flex;
  align-items: center;
  gap: 1rem;
  justify-content: flex-end;
}
.nav__wa {
  display: flex;
  align-items: center;
  gap: .4rem;
  font-size: .65rem;
  font-weight: 400;
  letter-spacing: .14em;
  text-transform: uppercase;
  color: var(--wa-green);
  border: 1px solid rgba(37,211,102,.3);
  padding: .45rem 1rem;
  transition: background .25s, color .25s, border-color .25s;
}
.nav__wa:hover { background: var(--wa-green); color: var(--white); border-color: var(--wa-green); }

.nav__enquire {
  font-size: .65rem;
  font-weight: 400;
  letter-spacing: .14em;
  text-transform: uppercase;
  color: var(--cream);
  border: 1px solid rgba(247,244,238,.3);
  padding: .45rem 1.2rem;
  transition: background .25s, color .25s, border-color .25s;
}
.nav__enquire:hover { background: var(--cream); color: var(--char); border-color: var(--cream); }

.nav__toggle {
  display: none;
  flex-direction: column;
  gap: 6px;
  background: none;
  border: none;
  padding: 8px;
  margin: -8px;
  grid-column: 3;
  justify-self: end;
  position: relative;
  -webkit-tap-highlight-color: transparent;
}
.nav__toggle span {
  display: block;
  width: 24px;
  height: 1.5px;
  background: var(--cream);
  transition: transform .35s var(--ease), opacity .25s, background .3s;
  transform-origin: center;
}
/* When nav is scrolled, lines go dark */
.nav.scrolled .nav__toggle span { background: var(--char); }
/* Open state — forms an X */
.nav__toggle.open span:first-child {
  transform: translateY(7.5px) rotate(45deg);
}
.nav__toggle.open span:last-child {
  transform: translateY(-7.5px) rotate(-45deg);
}
/* Make sure X is always cream coloured (on dark overlay) */
.nav__toggle.open span { background: var(--cream) !important; }

.nav__mobile {
  position: fixed;
  top: 0; right: 0;
  height: 100%;
  height: 100dvh;
  width: min(300px, 85vw);
  background: var(--char);
  flex-direction: column;
  align-items: flex-start;
  justify-content: flex-start;
  gap: 0;
  padding: 0;
  transform: translateX(100%);
  transition: transform .45s var(--ease);
  display: flex;
  z-index: 600;
  box-shadow: -8px 0 48px rgba(0,0,0,.4);
  overflow-y: auto;
  overscroll-behavior: contain;
  -webkit-overflow-scrolling: touch;
}
.nav__mobile.open { transform: translateX(0); }

/* Top bar inside menu: logo text + close × */
.nav__mobile::before {
  content: 'Thai Estate Group';
  display: flex;
  align-items: center;
  width: 100%;
  font-family: var(--serif);
  font-size: .82rem;
  letter-spacing: .12em;
  text-transform: uppercase;
  color: var(--gold);
  padding: 1.6rem 2rem 1.4rem;
  border-bottom: 1px solid var(--char-80);
  flex-shrink: 0;
  box-sizing: border-box;
}

/* Links list padding */
.nav__mobile li {
  width: 100%;
  border-bottom: 1px solid rgba(255,255,255,.05);
}
.nav__mobile li a {
  font-size: .88rem;
  letter-spacing: .14em;
  text-transform: uppercase;
  color: rgba(247,244,238,.7);
  transition: color .2s, padding-left .2s;
  display: block;
  padding: 1.1rem 2rem;
  width: 100%;
}
.nav__mobile li a:hover { color: var(--cream); padding-left: 2.3rem; }
.nav__mobile li:first-child { margin-top: .5rem; }

/* Mobile nav overlay backdrop */
.nav__overlay {
  position: fixed;
  inset: 0;
  background: rgba(0,0,0,.55);
  z-index: 590;
  opacity: 0;
  pointer-events: none;
  transition: opacity .4s;
}
.nav__overlay.visible { opacity: 1; pointer-events: all; }

@media (max-width: 900px) {
  .nav {
    grid-template-columns: auto 1fr auto;
    padding: 1.1rem 1.5rem;
    gap: 0;
  }
  .nav.scrolled { padding: .9rem 1.5rem; }
  .nav__center, .nav__right { display: none; }
  .nav__toggle {
    display: flex;
    grid-column: 3;
    grid-row: 1;
  }
  /* Logo on far left */
  .nav__logo {
    grid-column: 1;
    grid-row: 1;
  }
}

/* ═══════════════════════════
   HERO
═══════════════════════════ */
.hero {
  position: relative;
  min-height: 100svh;
  display: flex;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  text-align: center;
  overflow: hidden;
}

.hero__video-wrap {
  position: absolute;
  inset: 0;
  z-index: 0;
}
.hero__video {
  width: 100%; height: 100%;
  object-fit: cover;
  object-position: center;
  display: block;
}
.hero__overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(
    to bottom,
    rgba(20,18,15,.3) 0%,
    rgba(20,18,15,.55) 50%,
    rgba(20,18,15,.75) 100%
  );
}

.hero__content {
  position: relative;
  z-index: 2;
  max-width: 900px;
  padding: 0 2.5rem;
  margin: 0 auto;
}

.hero__eyebrow {
  display: block;
  font-size: .65rem;
  letter-spacing: .35em;
  text-transform: uppercase;
  color: var(--gold-lt);
  margin-bottom: 1.5rem;
}

.hero__title {
  font-family: var(--serif);
  font-weight: 300;
  font-size: clamp(3rem, 7vw, 6rem);
  line-height: 1.05;
  color: var(--cream);
  letter-spacing: -.02em;
  margin-bottom: 1.6rem;
}
.hero__title em {
  font-style: italic;
  color: var(--gold-lt);
  font-weight: 400;
}

.hero__sub {
  font-size: clamp(.88rem, 1.5vw, 1.05rem);
  color: rgba(247,244,238,.65);
  line-height: 1.85;
  max-width: 540px;
  margin: 0 auto 2.5rem;
  font-weight: 300;
}
.br-desk { display: none; }
@media (min-width: 768px) { .br-desk { display: block; } }

.hero__actions {
  display: flex;
  gap: 1rem;
  justify-content: center;
  flex-wrap: wrap;
  margin-bottom: 4rem;
}

.hero__scroll-cue {
  position: absolute;
  bottom: 2.5rem;
  left: 50%;
  transform: translateX(-50%);
  z-index: 3;
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: .5rem;
  color: rgba(247,244,238,.35);
  font-size: .55rem;
  letter-spacing: .22em;
  text-transform: uppercase;
}
.hero__scroll-line {
  display: block;
  width: 1px;
  height: 44px;
  background: currentColor;
  animation: scrollPulse 2.2s ease-in-out infinite;
}
@keyframes scrollPulse {
  0%, 100% { transform: scaleY(1); opacity: 1; transform-origin: top; }
  50% { transform: scaleY(.4); opacity: .3; transform-origin: top; }
}

@media (max-width: 640px) {
  .hero {
    min-height: 100svh;
    min-height: 100dvh;
    overflow: hidden;
  }
  .hero__content { padding: 0 1.25rem; max-width: 100%; }
  .hero__title { font-size: clamp(2.2rem, 9vw, 3.5rem); }
  .hero__sub { font-size: .85rem; max-width: 100%; }
  .hero__actions { flex-direction: column; align-items: stretch; width: 100%; max-width: 320px; margin: 0 auto 0; }
  .hero__actions .btn { width: 100%; justify-content: center; }
  .hero__scroll-cue { display: none; }
}

/* ═══════════════════════════
   MANAGEMENT
═══════════════════════════ */
.management {
  background: var(--white);
  padding: 8rem 3rem;
  position: relative;
}
.management::before {
  content: '';
  position: absolute;
  top: 0; left: 0; right: 0;
  height: 3px;
  background: linear-gradient(90deg, transparent, var(--gold), transparent);
}
@media (max-width: 820px) { .management { padding: 5rem 1.5rem; } }

.mgmt__inner {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 6rem;
  max-width: 1200px;
  margin: 0 auto;
  align-items: center;
}
@media (max-width: 960px) { .mgmt__inner { grid-template-columns: 1fr; gap: 3.5rem; } }

.mgmt__text .section-body { margin-bottom: 1.5rem; }

.mgmt__list {
  margin: 1.5rem 0 2rem;
  display: flex;
  flex-direction: column;
  gap: .65rem;
}
.mgmt__list li {
  display: flex;
  align-items: center;
  gap: .85rem;
  font-size: .9rem;
  color: var(--char-60);
  padding: .45rem 0;
  border-bottom: 1px solid var(--parchment);
  transition: color .2s;
}
.mgmt__list li:hover { color: var(--char); }
.dot {
  display: block;
  width: 4px; height: 4px;
  background: var(--gold);
  border-radius: 50%;
  flex-shrink: 0;
}
.mgmt__contact-btns {
  display: flex;
  gap: 1rem;
  flex-wrap: wrap;
}

/* Service cards — numbered */
.mgmt__services {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 1px;
  background: var(--parchment);
  border: 1px solid var(--parchment);
}
.svc-card {
  background: var(--cream);
  padding: 2rem 1.75rem;
  position: relative;
  overflow: hidden;
  transition: background .3s;
}
.svc-card::before {
  content: '';
  position: absolute;
  bottom: 0; left: 0; right: 0;
  height: 2px;
  background: var(--gold);
  transform: scaleX(0);
  transform-origin: left;
  transition: transform .4s var(--ease);
}
.svc-card:hover { background: var(--parchment); }
.svc-card:hover::before { transform: scaleX(1); }
.svc-card__num {
  font-family: var(--serif);
  font-size: 2.5rem;
  font-weight: 300;
  color: var(--parchment);
  line-height: 1;
  margin-bottom: .75rem;
  transition: color .3s;
}
.svc-card:hover .svc-card__num { color: var(--champagne); }
.svc-card__ico { color: var(--gold-dk); margin-bottom: .75rem; }
.svc-card strong {
  display: block;
  font-size: .82rem;
  font-weight: 500;
  color: var(--char);
  letter-spacing: .04em;
  margin-bottom: .4rem;
}
.svc-card p { font-size: .8rem; color: var(--char-40); line-height: 1.65; }

/* ═══════════════════════════
   PORTFOLIO (Exclusive)
═══════════════════════════ */
.portfolio {
  background: var(--char);
  padding: 8rem 3rem;
  position: relative;
  overflow: hidden;
}
.portfolio::before {
  content: '';
  position: absolute;
  inset: 0;
  background: radial-gradient(ellipse 80% 60% at 50% 0%, rgba(196,149,80,.07) 0%, transparent 60%);
  pointer-events: none;
}
@media (max-width: 820px) { .portfolio { padding: 5rem 1.5rem; } }

.portfolio__header {
  text-align: center;
  max-width: 640px;
  margin: 0 auto 5rem;
}
.portfolio__sub {
  font-size: .92rem;
  color: rgba(247,244,238,.45);
  line-height: 1.8;
  margin-top: .5rem;
}

/* ── Signature villa grid — 3 columns ── */
.villa-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 0;
  max-width: 1400px;
  margin: 0 auto;
  border: 1px solid var(--char-80);
}
@media (max-width: 1000px) { .villa-grid { grid-template-columns: 1fr 1fr; } }
@media (max-width: 620px)  { .villa-grid { grid-template-columns: 1fr; } }

.villa-col {
  display: flex;
  flex-direction: column;
  border-right: 1px solid var(--char-80);
  background: var(--char-90);
  transition: background .3s;
  position: relative;
}
.villa-col:last-child { border-right: none; }
.villa-col:hover { background: var(--char-80); }

/* Image fills top of card */
.villa-col__media {
  position: relative;
  height: 300px;
  overflow: hidden;
  cursor: pointer;
}
@media (max-width: 620px) { .villa-col__media { height: 260px; } }

.villa-col__media img {
  width: 100%; height: 100%;
  object-fit: cover;
  transition: transform 1s var(--ease);
}
.villa-col:hover .villa-col__media img { transform: scale(1.06); }

.villa-col__loc {
  position: absolute;
  bottom: 1rem;
  left: 1rem;
  background: rgba(20,18,14,.72);
  backdrop-filter: blur(8px);
  color: var(--gold-lt);
  font-size: .58rem;
  letter-spacing: .24em;
  text-transform: uppercase;
  padding: .35rem .85rem;
  border: 1px solid rgba(196,149,80,.22);
  z-index: 2;
}

.villa-col__gallery-cue {
  position: absolute;
  inset: 0;
  background: rgba(20,18,14,.4);
  display: flex;
  align-items: center;
  justify-content: center;
  font-size: .62rem;
  letter-spacing: .22em;
  text-transform: uppercase;
  color: var(--cream);
  opacity: 0;
  transition: opacity .3s;
  backdrop-filter: blur(2px);
}
.villa-col__media:hover .villa-col__gallery-cue { opacity: 1; }

.villa-col__num {
  position: absolute;
  top: 1rem;
  right: 1rem;
  font-family: var(--serif);
  font-size: .7rem;
  color: rgba(255,255,255,.35);
  background: rgba(20,18,14,.5);
  padding: .2rem .55rem;
  letter-spacing: .1em;
  z-index: 2;
}

/* Content below image */
.villa-col__body {
  padding: 2rem 2.25rem 2.5rem;
  display: flex;
  flex-direction: column;
  flex: 1;
  border-top: 1px solid var(--char-80);
}

.villa-col__type {
  font-size: .6rem;
  letter-spacing: .24em;
  text-transform: uppercase;
  color: var(--char-40);
  margin-bottom: .5rem;
}

.villa-col__name {
  font-family: var(--serif);
  font-weight: 300;
  font-size: 2rem;
  color: var(--cream);
  line-height: 1.05;
  margin-bottom: 1rem;
  letter-spacing: -.01em;
}

.villa-col__desc {
  font-size: .86rem;
  color: rgba(247,244,238,.48);
  line-height: 1.82;
  margin-bottom: 1.6rem;
  flex: 1;
}

.villa-col__specs {
  border-top: 1px solid var(--char-80);
  margin-bottom: 1.75rem;
}
.villa-col__specs li {
  display: flex;
  justify-content: space-between;
  align-items: center;
  padding: .55rem 0;
  border-bottom: 1px solid var(--char-80);
  gap: 1rem;
}
.villa-col__specs li span {
  font-size: .62rem;
  letter-spacing: .14em;
  text-transform: uppercase;
  color: var(--char-40);
  flex-shrink: 0;
}
.villa-col__specs li strong {
  font-size: .76rem;
  font-weight: 400;
  color: var(--cream);
  text-align: right;
}

.villa-col__notice {
  font-size: .7rem;
  color: var(--gold-dk);
  margin-bottom: 1rem;
  padding: .4rem .8rem;
  border-left: 2px solid var(--gold-dk);
  background: rgba(154,115,56,.07);
}

.villa-col__actions {
  display: flex;
  flex-direction: column;
  gap: .6rem;
}
.villa-col__actions .btn {
  width: 100%;
  justify-content: center;
  padding: .8rem;
  font-size: .64rem;
}


/* ═══════════════════════════
   LISTINGS
═══════════════════════════ */
.listings {
  background: var(--cream);
  padding: 8rem 3rem;
}
@media (max-width: 820px) { .listings { padding: 5rem 1.5rem; } }

.listings__header {
  display: flex;
  align-items: flex-end;
  justify-content: space-between;
  gap: 2rem;
  max-width: 1200px;
  margin: 0 auto 3.5rem;
  flex-wrap: wrap;
}

.listings__tabs {
  display: flex;
  gap: .3rem;
  flex-wrap: wrap;
}
.tab {
  background: transparent;
  border: 1px solid var(--champagne);
  color: var(--char-40);
  font-family: var(--sans);
  font-size: .64rem;
  font-weight: 400;
  letter-spacing: .15em;
  text-transform: uppercase;
  padding: .5rem 1.1rem;
  transition: background .2s, color .2s, border-color .2s;
}
.tab:hover, .tab.active {
  background: var(--char);
  border-color: var(--char);
  color: var(--cream);
}

.listings__grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1.25rem;
  max-width: 1200px;
  margin: 0 auto;
}
@media (max-width: 1050px) { .listings__grid { grid-template-columns: 1fr 1fr; } }
@media (max-width: 600px)  { .listings__grid { grid-template-columns: 1fr; } }

.pcard {
  background: var(--white);
  border: 1px solid var(--parchment);
  display: flex;
  flex-direction: column;
  transition: border-color .3s, box-shadow .4s var(--ease), transform .4s var(--ease);
  position: relative;
}
.pcard:hover {
  border-color: var(--champagne);
  box-shadow: 0 16px 48px rgba(0,0,0,.1);
  transform: translateY(-5px);
}
.pcard.hidden { display: none !important; }

.pcard__media {
  position: relative;
  height: 220px;
  overflow: hidden;
}
.pcard__media img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center;
  transition: transform .8s var(--ease);
  display: block;
}
.pcard:hover .pcard__media img { transform: scale(1.07); }

.pcard__hover-cue {
  position: absolute;
  inset: 0;
  background: rgba(26,24,20,.45);
  display: flex;
  align-items: center;
  justify-content: center;
  font-size: .66rem;
  letter-spacing: .2em;
  text-transform: uppercase;
  color: var(--cream);
  opacity: 0;
  transition: opacity .3s;
  backdrop-filter: blur(2px);
  cursor: pointer;
}
.pcard { cursor: pointer; }
.pcard:hover .pcard__hover-cue { opacity: 1; }

.pcard__badge {
  position: absolute;
  top: .75rem;
  left: .75rem;
  font-size: .58rem;
  font-weight: 500;
  letter-spacing: .14em;
  text-transform: uppercase;
  padding: .3rem .7rem;
  z-index: 2;
}
.pcard__badge--rent { background: var(--gold); color: var(--white); }
.pcard__badge--buy  { background: var(--char); color: var(--cream); }
.pcard__badge--soon { background: var(--char-60); color: var(--cream); }

.pcard--coming-soon { opacity: .8; }
.pcard--coming-soon .pcard__media img { filter: grayscale(30%); }
/* NDA card */
.pcard--nda { opacity: 1; }
.pcard__media--dark {
  height: 220px;
  background: linear-gradient(135deg, var(--char) 0%, var(--char-80) 100%);
  display: flex;
  align-items: center;
  justify-content: center;
  position: relative;
  overflow: hidden;
}
.pcard__media--dark::before {
  content: '';
  position: absolute;
  inset: 0;
  background: radial-gradient(ellipse 60% 60% at 50% 50%, rgba(196,149,80,.08) 0%, transparent 70%);
}
.pcard__nda-icon {
  display: flex;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  gap: .75rem;
  color: var(--gold);
  position: relative;
  z-index: 1;
}
.pcard__nda-icon svg {
  opacity: .7;
  filter: drop-shadow(0 0 12px rgba(196,149,80,.3));
}
.pcard__nda-icon::after {
  content: 'CONFIDENTIAL';
  font-family: var(--sans);
  font-size: .55rem;
  font-weight: 400;
  letter-spacing: .3em;
  color: var(--gold-dk);
  opacity: .6;
}


.pcard__body {
  padding: 1.4rem;
  display: flex;
  flex-direction: column;
  flex: 1;
}
.pcard__loc {
  font-size: .61rem;
  letter-spacing: .18em;
  text-transform: uppercase;
  color: var(--char-20);
  margin-bottom: .35rem;
}
.pcard__title {
  font-family: var(--serif);
  font-size: 1.25rem;
  font-weight: 400;
  color: var(--char);
  margin-bottom: .6rem;
}
.pcard__desc {
  font-size: .83rem;
  color: var(--char-40);
  line-height: 1.72;
  margin-bottom: .9rem;
  flex: 1;
}
.pcard__specs {
  display: flex;
  gap: .35rem;
  flex-wrap: wrap;
  margin-bottom: 1rem;
}
.pcard__specs li {
  font-size: .6rem;
  letter-spacing: .1em;
  text-transform: uppercase;
  color: var(--char-60);
  background: var(--parchment);
  padding: .27rem .6rem;
}
.pcard__foot {
  display: flex;
  align-items: center;
  justify-content: space-between;
  padding-top: .9rem;
  border-top: 1px solid var(--parchment);
  gap: 1rem;
}
.pcard__price {
  font-family: var(--serif);
  font-size: 1.1rem;
  color: var(--char);
}
.pcard__price em { font-style: normal; font-size: .68rem; color: var(--char-40); margin-left: .15rem; }
.pcard__cta {
  font-size: .62rem;
  letter-spacing: .14em;
  text-transform: uppercase;
  padding: .48rem 1rem;
  border: 1px solid var(--champagne);
  color: var(--char);
  white-space: nowrap;
  transition: background .2s, border-color .2s, color .2s;
  display: flex;
  align-items: center;
  gap: .4rem;
}
.pcard__cta:hover { background: var(--wa-green); border-color: var(--wa-green); color: var(--white); }

.listings__more {
  max-width: 1200px;
  margin: 3rem auto 0;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 2rem;
  padding: 2rem 2.5rem;
  border: 1px solid var(--champagne);
  background: var(--parchment);
  flex-wrap: wrap;
}
.listings__more p { font-size: .9rem; color: var(--char-60); }

/* ═══════════════════════════
   WHY
═══════════════════════════ */
.why {
  background: var(--char);
  padding: 8rem 3rem;
  position: relative;
}
.why::before {
  content: '';
  position: absolute;
  inset: 0;
  background: radial-gradient(ellipse 70% 50% at 50% 100%, rgba(196,149,80,.06) 0%, transparent 70%);
  pointer-events: none;
}
@media (max-width: 820px) { .why { padding: 5rem 1.5rem; } }

.why__header {
  text-align: center;
  max-width: 540px;
  margin: 0 auto 4.5rem;
}
.why__sub {
  font-size: .92rem;
  color: rgba(247,244,238,.45);
  line-height: 1.8;
  margin-top: .5rem;
}

.why__grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 0;
  max-width: 1200px;
  margin: 0 auto;
  border: 1px solid var(--char-80);
}
@media (max-width: 960px) { .why__grid { grid-template-columns: 1fr 1fr; } }
@media (max-width: 520px) { .why__grid { grid-template-columns: 1fr; } }

.why__card {
  padding: 2.5rem 2rem;
  border-right: 1px solid var(--char-80);
  border-bottom: 1px solid var(--char-80);
  position: relative;
  overflow: hidden;
  background: var(--char-90);
  transition: background .3s;
}
.why__card:hover { background: var(--char-80); }
.why__card::after {
  content: '';
  position: absolute;
  bottom: 0; left: 0;
  width: 100%;
  height: 2px;
  background: linear-gradient(90deg, var(--gold), transparent);
  transform: scaleX(0);
  transform-origin: left;
  transition: transform .5s var(--ease);
}
.why__card:hover::after { transform: scaleX(1); }

.why__num {
  font-family: var(--serif);
  font-size: .8rem;
  color: var(--gold-dk);
  letter-spacing: .1em;
  margin-bottom: 1rem;
  opacity: .7;
}
.why__ico { color: var(--gold); margin-bottom: 1rem; }
.why__card h4 {
  font-family: var(--serif);
  font-size: 1.12rem;
  font-weight: 400;
  color: var(--cream);
  margin-bottom: .65rem;
}
.why__card p { font-size: .84rem; color: rgba(247,244,238,.45); line-height: 1.8; }

/* ═══════════════════════════
   CONTACT
═══════════════════════════ */
.contact {
  background: var(--parchment);
  padding: 8rem 3rem;
}
@media (max-width: 820px) { .contact { padding: 5rem 1.5rem; } }

.contact__inner {
  display: grid;
  grid-template-columns: 1fr 1.5fr;
  gap: 6rem;
  max-width: 1200px;
  margin: 0 auto;
  align-items: start;
}
@media (max-width: 960px) { .contact__inner { grid-template-columns: 1fr; gap: 3rem; } }

.contact__title {
  font-family: var(--serif);
  font-weight: 300;
  font-size: clamp(2rem, 3.5vw, 2.8rem);
  line-height: 1.15;
  color: var(--char);
  margin-bottom: 1.1rem;
}
.contact__title em { font-style: italic; color: var(--gold-dk); }
.contact__sub { font-size: .91rem; color: var(--char-40); line-height: 1.85; margin-bottom: 2.5rem; }

/* Channel cards */
.contact__channels { display: flex; flex-direction: column; gap: .75rem; }

.channel-card {
  display: flex;
  align-items: center;
  gap: 1.1rem;
  padding: 1.2rem 1.4rem;
  border: 1px solid var(--champagne);
  background: var(--white);
  transition: transform .3s var(--ease), box-shadow .3s, border-color .3s;
}
.channel-card:hover {
  transform: translateY(-3px);
  box-shadow: 0 12px 32px rgba(0,0,0,.08);
}
.channel-card--wa { border-left: 3px solid var(--wa-green); }
.channel-card--wa:hover { border-color: var(--wa-green); }
.channel-card--email { border-left: 3px solid var(--gold); }
.channel-card--email:hover { border-color: var(--gold); }

.channel-card__icon {
  width: 40px;
  height: 40px;
  display: flex;
  align-items: center;
  justify-content: center;
  flex-shrink: 0;
}
.channel-card--wa .channel-card__icon { color: var(--wa-green); }
.channel-card--email .channel-card__icon { color: var(--gold-dk); }

.channel-card > div:nth-child(2) { flex: 1; }
.channel-card strong {
  display: block;
  font-size: .83rem;
  font-weight: 500;
  color: var(--char);
  margin-bottom: .2rem;
}
.channel-card span { font-size: .78rem; color: var(--char-40); }
.channel-card__arrow { color: var(--char-20); flex-shrink: 0; transition: transform .25s; }
.channel-card:hover .channel-card__arrow { transform: translateX(4px); }

/* Form */
.contact__form {
  background: var(--white);
  padding: 3rem;
  border: 1px solid var(--champagne);
  display: flex;
  flex-direction: column;
  gap: 1.1rem;
}
@media (max-width: 600px) { .contact__form { padding: 1.75rem; } }

.form__title {
  font-family: var(--serif);
  font-size: 1.3rem;
  font-weight: 400;
  color: var(--char);
  margin-bottom: .25rem;
  padding-bottom: 1rem;
  border-bottom: 1px solid var(--parchment);
}

.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 1rem; }
@media (max-width: 600px) { .form-row { grid-template-columns: 1fr; } }

.form-group { display: flex; flex-direction: column; gap: .38rem; }
.form-group label {
  font-size: .6rem;
  letter-spacing: .22em;
  text-transform: uppercase;
  color: var(--char-40);
}
.form-group input,
.form-group select,
.form-group textarea {
  font-family: var(--sans);
  font-size: .9rem;
  font-weight: 300;
  color: var(--char);
  background: var(--cream);
  border: 1px solid var(--parchment);
  border-bottom: 2px solid var(--champagne);
  padding: .82rem 1rem;
  outline: none;
  transition: border-color .25s, background .25s;
  appearance: none;
  -webkit-appearance: none;
}
.form-group input:focus,
.form-group select:focus,
.form-group textarea:focus {
  border-bottom-color: var(--gold);
  background: var(--white);
}
.form-group input::placeholder,
.form-group textarea::placeholder { color: var(--char-20); }
.form-group select {
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='11' height='7'%3E%3Cpath d='M1 1l4.5 4.5L10 1' stroke='%237A756E' stroke-width='1.1' fill='none'/%3E%3C/svg%3E");
  background-repeat: no-repeat;
  background-position: right 1rem center;
  background-color: var(--cream);
  padding-right: 2.4rem;
  color: var(--char-40);
}
.form-group select option { background: var(--cream); color: var(--char); }
.form-group textarea { resize: vertical; }

.form__actions { display: flex; flex-direction: column; gap: .75rem; margin-top: .25rem; }

.form-success {
  text-align: center;
  padding: 3rem 2rem;
}
.form-success svg { color: var(--gold); margin: 0 auto 1rem; display: block; }
.form-success h3 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: 1.6rem;
  color: var(--char);
  margin-bottom: .7rem;
}
.form-success p { font-size: .9rem; color: var(--char-40); line-height: 1.8; }

/* ═══════════════════════════
   FOOTER
═══════════════════════════ */
.footer {
  background: var(--char);
  padding: 5rem 3rem 2rem;
}
@media (max-width: 820px) { .footer { padding: 4rem 1.5rem 2rem; } }

.footer__inner {
  max-width: 1200px;
  margin: 0 auto;
  display: flex;
  justify-content: space-between;
  gap: 4rem;
  padding-bottom: 3rem;
  border-bottom: 1px solid var(--char-80);
  flex-wrap: wrap;
}
.footer__logo {
  font-family: var(--serif);
  font-size: 1.05rem;
  font-weight: 500;
  letter-spacing: .08em;
  text-transform: uppercase;
  color: var(--cream);
  margin-bottom: .65rem;
}
.footer__desc { font-size: .8rem; color: var(--char-40); line-height: 1.8; margin-bottom: 1.25rem; }
.footer__contact-links { display: flex; flex-direction: column; gap: .5rem; }
.footer__contact-links a {
  display: flex; align-items: center; gap: .5rem;
  font-size: .8rem; color: var(--char-40); transition: color .2s;
}
.footer__contact-links a:hover { color: var(--gold); }

.footer__cols { display: flex; gap: 3.5rem; flex-wrap: wrap; }
.footer__col-head {
  font-size: .6rem;
  letter-spacing: .24em;
  text-transform: uppercase;
  color: var(--gold-dk);
  margin-bottom: 1.1rem;
}
.footer__col ul { display: flex; flex-direction: column; gap: .55rem; }
.footer__col a { font-size: .82rem; color: var(--char-40); transition: color .2s; }
.footer__col a:hover { color: var(--cream); }

.footer__bottom {
  max-width: 1200px;
  margin: 0 auto;
  padding-top: 1.5rem;
  display: flex;
  justify-content: space-between;
  align-items: center;
  flex-wrap: wrap;
  gap: 1rem;
}
.footer__bottom p { font-size: .74rem; color: var(--char-60); }
.footer__social { display: flex; gap: 1rem; }
.footer__social a { color: var(--char-60); display: flex; transition: color .2s; }
.footer__social a:hover { color: var(--gold); }

/* ═══════════════════════════
   LIGHTBOX
═══════════════════════════ */
.lightbox {
  position: fixed;
  inset: 0;
  z-index: 1000;
  background: rgba(20,18,15,.96);
  display: flex;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  opacity: 0;
  pointer-events: none;
  transition: opacity .35s;
  backdrop-filter: blur(8px);
}
.lightbox.open {
  opacity: 1;
  pointer-events: all;
}

.lightbox__close {
  position: absolute;
  top: 1.5rem;
  right: 2rem;
  background: none;
  border: 1px solid rgba(247,244,238,.2);
  color: var(--cream);
  font-size: 1.4rem;
  width: 40px;
  height: 40px;
  display: flex;
  align-items: center;
  justify-content: center;
  transition: background .2s, border-color .2s;
  line-height: 1;
}
.lightbox__close:hover { background: rgba(247,244,238,.1); border-color: var(--cream); }

.lightbox__nav {
  position: absolute;
  top: 50%;
  transform: translateY(-50%);
  background: rgba(247,244,238,.08);
  border: 1px solid rgba(247,244,238,.15);
  color: var(--cream);
  width: 46px;
  height: 46px;
  display: flex;
  align-items: center;
  justify-content: center;
  transition: background .2s;
}
.lightbox__nav:hover { background: rgba(247,244,238,.16); }
.lightbox__nav--prev { left: 1.5rem; }
.lightbox__nav--next { right: 1.5rem; }

.lightbox__stage {
  width: min(880px, 90vw);
  max-height: 70vh;
  overflow: hidden;
  position: relative;
}
.lightbox__img {
  width: 100%;
  height: 100%;
  max-height: 70vh;
  object-fit: contain;
  transition: opacity .3s;
}

.lightbox__info {
  margin-top: 1.5rem;
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 1rem;
}
.lightbox__title {
  font-family: var(--serif);
  font-size: 1.1rem;
  color: var(--cream);
  letter-spacing: .05em;
}
.lightbox__dots { display: flex; gap: .5rem; }
.lightbox__dot {
  width: 6px; height: 6px;
  border-radius: 50%;
  background: rgba(247,244,238,.3);
  transition: background .2s, transform .2s;
  border: none;
}
.lightbox__dot.active {
  background: var(--gold);
  transform: scale(1.3);
}

/* ═══════════════════════════
   MOBILE OVERFLOW / SCROLL FIXES
═══════════════════════════ */
/* Prevent any section from causing horizontal scroll */
section, header, footer, .management, .portfolio,
.listings, .why, .contact, .hero {
  max-width: 100%;
  overflow-x: clip;
}

/* Prevent wide grids from breaking mobile */
@media (max-width: 640px) {
  .mgmt__services {
    grid-template-columns: 1fr 1fr;
  }
  .villa-grid {
    grid-template-columns: 1fr;
  }
  .listings__header {
    flex-direction: column;
    align-items: flex-start;
  }
  .listings__tabs {
    width: 100%;
    overflow-x: auto;
    -webkit-overflow-scrolling: touch;
    padding-bottom: .5rem;
    flex-wrap: nowrap;
  }
  .tab {
    flex-shrink: 0;
  }
  .contact__inner {
    gap: 2.5rem;
  }
  .footer__inner {
    flex-direction: column;
    gap: 2.5rem;
  }
  .footer__cols {
    gap: 2rem;
  }
  .villa-col__actions {
    flex-direction: column;
  }
  .villa-col__actions .btn {
    width: 100%;
    justify-content: center;
  }
  .mgmt__inner {
    gap: 2.5rem;
  }
  .why__grid {
    grid-template-columns: 1fr;
  }
}

/* Lightbox mobile */
@media (max-width: 640px) {
  .lightbox__nav--prev { left: .5rem; }
  .lightbox__nav--next { right: .5rem; }
  .lightbox__stage { width: 100vw; }
  .lightbox__img { max-height: 60vh; }
}