/* =====================================================================
   DREAM REAL ESTATE & MORTGAGE — Master Stylesheet
   Luxury fintech + real estate. Navy + Gold. Dark / Light themes.
   Author build: self-contained, no build step required.
   ===================================================================== */

/* ---------- THEME TOKENS ---------- */
:root {
  /* Brand */
  --navy:  #010609;
  --n2:    #050d18;
  --n3:    #0b1826;
  --n4:    #112436;
  --gold:  #c4973a;
  --g2:    #e0b85a;
  --g3:    #f5d787;
  --teal:  #1a7080;
  --t2:    #2490a4;
  --t3:    #30b8d0;

  /* Semantic (DARK is default) */
  --bg:        #010609;
  --bg-2:      #050d18;
  --surface:   rgba(255,255,255,0.04);
  --surface-2: rgba(255,255,255,0.06);
  --glass:     rgba(8,18,30,0.55);
  --glass-2:   rgba(12,26,42,0.7);
  --text:      #f4f1ea;
  --text-soft: rgba(244,241,234,0.72);
  --muted:     rgba(244,241,234,0.45);
  --dim:       rgba(244,241,234,0.18);
  --bdr:       rgba(196,151,58,0.16);
  --bdr-2:     rgba(196,151,58,0.34);
  --hairline:  rgba(255,255,255,0.07);
  --accent:    var(--gold);
  --accent-2:  var(--g2);
  --shadow:    0 30px 80px -30px rgba(0,0,0,0.8);
  --glow:      0 0 60px -10px rgba(196,151,58,0.35);

  --maxw: 1240px;
  --r-sm: 10px;
  --r:    16px;
  --r-lg: 26px;
  --ease: cubic-bezier(0.16, 1, 0.3, 1);
  --ease-2: cubic-bezier(0.4, 0, 0.2, 1);
  --serif: 'Cormorant Garamond', Georgia, serif;
  --sans:  'DM Sans', system-ui, -apple-system, sans-serif;
}

html[data-theme="light"] {
  --bg:        #f6f3ec;
  --bg-2:      #efe9dc;
  --surface:   rgba(255,255,255,0.6);
  --surface-2: rgba(255,255,255,0.85);
  --glass:     rgba(255,255,255,0.65);
  --glass-2:   rgba(255,255,255,0.82);
  --text:      #14202c;
  --text-soft: rgba(20,32,44,0.78);
  --muted:     rgba(20,32,44,0.55);
  --dim:       rgba(20,32,44,0.25);
  --bdr:       rgba(168,128,42,0.28);
  --bdr-2:     rgba(168,128,42,0.5);
  --hairline:  rgba(20,32,44,0.1);
  --gold:      #a8802a;
  --g2:        #c4973a;
  --accent:    #a8802a;
  --accent-2:  #c4973a;
  --shadow:    0 24px 60px -28px rgba(40,30,10,0.4);
  --glow:      0 0 50px -12px rgba(168,128,42,0.3);
}

/* ---------- RESET ---------- */
*, *::before, *::after { margin: 0; padding: 0; box-sizing: border-box; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }
body {
  font-family: var(--sans);
  background: var(--bg);
  color: var(--text);
  overflow-x: hidden;
  line-height: 1.65;
  font-weight: 300;
  transition: background .6s var(--ease), color .6s var(--ease);
  min-height: 100vh;
}
@media (min-width: 1024px) { body.cursor-custom { cursor: none; } }
a { text-decoration: none; color: inherit; }
img { max-width: 100%; display: block; }
button { font-family: inherit; cursor: pointer; border: none; background: none; color: inherit; }
input, select, textarea { font-family: inherit; }
ul { list-style: none; }
::selection { background: var(--gold); color: #0a0a0a; }

/* ---------- TYPOGRAPHY ---------- */
h1, h2, h3, h4 { font-family: var(--serif); font-weight: 500; line-height: 1.05; letter-spacing: -0.01em; }
.display { font-size: clamp(2.6rem, 7vw, 6.4rem); font-weight: 500; }
.eyebrow {
  font-family: var(--sans); font-size: .7rem; letter-spacing: .32em; text-transform: uppercase;
  color: var(--accent-2); font-weight: 500; display: inline-flex; align-items: center; gap: .6rem;
}
.eyebrow::before { content: ''; width: 28px; height: 1px; background: var(--accent); display: inline-block; }
.serif { font-family: var(--serif); }
.gold-text {
  background: linear-gradient(120deg, var(--g3), var(--gold) 55%, var(--g2));
  -webkit-background-clip: text; background-clip: text; -webkit-text-fill-color: transparent; color: transparent;
}
.lead { font-size: clamp(1rem, 1.4vw, 1.18rem); color: var(--text-soft); max-width: 60ch; }

/* ---------- LAYOUT ---------- */
.wrap { width: min(92%, var(--maxw)); margin: 0 auto; }
.section { position: relative; padding: clamp(4.5rem, 9vw, 9rem) 0; z-index: 2; }
.section.tight { padding: clamp(3rem, 6vw, 5rem) 0; }
.sec-head { max-width: 760px; margin-bottom: clamp(2.2rem, 5vw, 4rem); }
.sec-head h2 { font-size: clamp(2rem, 4.6vw, 3.6rem); margin: 1rem 0 1rem; }
.sec-head.center { margin-left: auto; margin-right: auto; text-align: center; }
.sec-head.center .eyebrow { justify-content: center; }
.grid { display: grid; gap: 1.5rem; }
.g-2 { grid-template-columns: repeat(2, 1fr); }
.g-3 { grid-template-columns: repeat(3, 1fr); }
.g-4 { grid-template-columns: repeat(4, 1fr); }
.split { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(2rem, 5vw, 5rem); align-items: center; }
@media (max-width: 980px) {
  .g-3, .g-4 { grid-template-columns: repeat(2, 1fr); }
  .split { grid-template-columns: 1fr; }
}
@media (max-width: 620px) {
  .g-2, .g-3, .g-4 { grid-template-columns: 1fr; }
}

/* ---------- BACKDROP / FX LAYERS ---------- */
#bg-canvas { position: fixed; inset: 0; z-index: 0; pointer-events: none; }
#glow {
  position: fixed; width: 600px; height: 600px; border-radius: 50%; pointer-events: none; z-index: 1;
  background: radial-gradient(circle, rgba(196,151,58,0.10), transparent 60%);
  transform: translate(-50%, -50%); transition: opacity .6s; will-change: left, top; opacity: .8;
}
html[data-theme="light"] #glow { background: radial-gradient(circle, rgba(168,128,42,0.14), transparent 60%); }
.page-grad {
  position: fixed; inset: 0; z-index: 0; pointer-events: none;
  background:
    radial-gradient(900px 600px at 80% -5%, rgba(48,184,208,0.06), transparent 60%),
    radial-gradient(800px 700px at 5% 100%, rgba(196,151,58,0.07), transparent 55%);
}

/* ---------- CUSTOM CURSOR ---------- */
#cur, #cur-ring { position: fixed; top: 0; left: 0; pointer-events: none; z-index: 10000; border-radius: 50%; will-change: transform; }
#cur { width: 7px; height: 7px; background: var(--gold); transform: translate(-50%,-50%); transition: width .25s, height .25s, background .25s; }
#cur-ring { width: 36px; height: 36px; border: 1px solid var(--bdr-2); transform: translate(-50%,-50%); transition: width .3s, height .3s, border-color .3s, opacity .3s; }
body.cur-hover #cur { width: 5px; height: 5px; }
body.cur-hover #cur-ring { width: 56px; height: 56px; border-color: var(--gold); }
@media (max-width: 1023px) { #cur, #cur-ring { display: none !important; } }

/* ---------- SCROLL PROGRESS ---------- */
#scroll-bar {
  position: fixed; top: 0; left: 0; height: 2px; width: 100%; z-index: 9000; transform-origin: left; transform: scaleX(0);
  background: linear-gradient(90deg, var(--teal), var(--gold), var(--g3));
}

/* ---------- LOADER ---------- */
#loader {
  position: fixed; inset: 0; z-index: 11000; background: var(--navy);
  display: grid; place-items: center; transition: opacity .8s var(--ease), visibility .8s;
}
#loader.done { opacity: 0; visibility: hidden; }
.loader-inner { text-align: center; }
.loader-mark { width: 84px; height: 84px; margin: 0 auto 1.4rem; position: relative; }
.loader-mark svg { width: 100%; height: 100%; }
.loader-ring { position: absolute; inset: -10px; border: 1px solid var(--bdr); border-top-color: var(--gold); border-radius: 50%; animation: spin 1s linear infinite; }
.loader-name { font-family: var(--serif); font-size: 1.5rem; letter-spacing: .08em; color: #fff; }
.loader-bar { width: 180px; height: 2px; background: rgba(255,255,255,0.12); margin: 1.2rem auto 0; border-radius: 2px; overflow: hidden; }
.loader-bar i { display: block; height: 100%; width: 0; background: linear-gradient(90deg, var(--teal), var(--gold)); transition: width .3s linear; }
.loader-pct { font-size: .68rem; letter-spacing: .3em; color: var(--muted); margin-top: .8rem; text-transform: uppercase; }
@keyframes spin { to { transform: rotate(360deg); } }

/* ---------- NAV ---------- */
#nav {
  position: fixed; top: 0; left: 0; right: 0; z-index: 8000;
  display: flex; align-items: center; justify-content: space-between;
  padding: 1.1rem clamp(1rem, 4vw, 3rem); transition: all .5s var(--ease);
}
#nav.scrolled {
  padding-top: .7rem; padding-bottom: .7rem;
  background: var(--glass); backdrop-filter: blur(20px) saturate(1.4); -webkit-backdrop-filter: blur(20px) saturate(1.4);
  border-bottom: 1px solid var(--hairline);
}
.brand { display: flex; align-items: center; gap: .7rem; z-index: 2; }
.brand-mark { width: 40px; height: 40px; flex: none; }
.brand-txt { display: flex; flex-direction: column; line-height: 1; }
.brand-txt b { font-family: var(--serif); font-size: 1.18rem; font-weight: 600; letter-spacing: .02em; }
.brand-txt span { font-size: .56rem; letter-spacing: .34em; text-transform: uppercase; color: var(--muted); margin-top: 3px; }
.nav-links { display: flex; align-items: center; gap: .3rem; }
.nav-links a {
  position: relative; font-size: .82rem; font-weight: 400; letter-spacing: .02em; padding: .55rem .85rem;
  color: var(--text-soft); border-radius: 8px; transition: color .3s;
}
.nav-links a::after { content: ''; position: absolute; left: 50%; bottom: 6px; width: 0; height: 1px; background: var(--gold); transition: width .3s var(--ease), left .3s var(--ease); }
.nav-links a:hover, .nav-links a.active { color: var(--text); }
.nav-links a:hover::after, .nav-links a.active::after { width: calc(100% - 1.7rem); left: .85rem; }
.nav-right { display: flex; align-items: center; gap: .7rem; }
.theme-btn {
  width: 38px; height: 38px; border-radius: 50%; border: 1px solid var(--bdr); display: grid; place-items: center;
  color: var(--text-soft); transition: all .3s; background: var(--surface);
}
.theme-btn:hover { border-color: var(--gold); color: var(--gold); transform: rotate(20deg); }
.theme-btn svg { width: 17px; height: 17px; }
.menu-btn { display: none; width: 42px; height: 42px; border-radius: 10px; border: 1px solid var(--bdr); flex-direction: column; gap: 5px; align-items: center; justify-content: center; }
.menu-btn i { width: 18px; height: 1.6px; background: var(--text); display: block; transition: .3s; }
body.menu-open .menu-btn i:nth-child(1) { transform: translateY(6.6px) rotate(45deg); }
body.menu-open .menu-btn i:nth-child(2) { opacity: 0; }
body.menu-open .menu-btn i:nth-child(3) { transform: translateY(-6.6px) rotate(-45deg); }

@media (max-width: 1180px) {
  .nav-links {
    position: fixed; inset: 0; flex-direction: column; justify-content: center; gap: 1rem;
    background: var(--glass-2); backdrop-filter: blur(26px); -webkit-backdrop-filter: blur(26px);
    transform: translateX(100%); transition: transform .5s var(--ease); z-index: 1;
  }
  body.menu-open .nav-links { transform: translateX(0); }
  .nav-links a { font-size: 1.4rem; font-family: var(--serif); padding: .6rem 1rem; }
  .nav-links a::after { display: none; }
  .menu-btn { display: flex; }
}

/* ---------- BUTTONS ---------- */
.btn {
  display: inline-flex; align-items: center; justify-content: center; gap: .6rem;
  padding: .92rem 1.7rem; border-radius: 100px; font-size: .82rem; font-weight: 500; letter-spacing: .04em;
  position: relative; overflow: hidden; transition: transform .4s var(--ease), box-shadow .4s, color .3s; white-space: nowrap;
}
.btn svg { width: 16px; height: 16px; }
.btn-gold { background: linear-gradient(120deg, var(--g2), var(--gold)); color: #0a0a0a; box-shadow: var(--glow); }
.btn-gold:hover { transform: translateY(-3px); box-shadow: 0 18px 40px -12px rgba(196,151,58,0.6); }
.btn-glass {
  background: var(--surface); border: 1px solid var(--bdr-2); color: var(--text);
  backdrop-filter: blur(10px); -webkit-backdrop-filter: blur(10px);
}
.btn-glass:hover { transform: translateY(-3px); border-color: var(--gold); background: var(--surface-2); }
.btn-ghost { color: var(--text-soft); padding-left: .4rem; padding-right: .4rem; }
.btn-ghost:hover { color: var(--gold); }
.btn-lg { padding: 1.1rem 2.2rem; font-size: .9rem; }
.btn-block { width: 100%; }

/* ---------- GLASS CARDS ---------- */
.card {
  position: relative; background: var(--surface); border: 1px solid var(--hairline); border-radius: var(--r-lg);
  padding: 1.9rem; backdrop-filter: blur(14px); -webkit-backdrop-filter: blur(14px);
  transition: transform .5s var(--ease), border-color .5s, box-shadow .5s; overflow: hidden;
}
.card::before {
  content: ''; position: absolute; inset: 0; border-radius: inherit; opacity: 0; transition: opacity .5s;
  background: radial-gradient(400px circle at var(--mx,50%) var(--my,0%), rgba(196,151,58,0.12), transparent 45%);
  pointer-events: none;
}
.card:hover { transform: translateY(-6px); border-color: var(--bdr-2); box-shadow: var(--shadow); }
.card:hover::before { opacity: 1; }
.card .ic {
  width: 52px; height: 52px; border-radius: 14px; display: grid; place-items: center; margin-bottom: 1.2rem;
  background: linear-gradient(145deg, rgba(196,151,58,0.18), rgba(48,184,208,0.08)); border: 1px solid var(--bdr); color: var(--gold);
}
.card .ic svg { width: 24px; height: 24px; }
.card h3 { font-size: 1.45rem; margin-bottom: .55rem; }
.card p { color: var(--text-soft); font-size: .92rem; }
.card-tag { font-size: .62rem; letter-spacing: .2em; text-transform: uppercase; color: var(--accent-2); }

/* 3D tilt cards */
.tilt { transform-style: preserve-3d; transition: transform .2s var(--ease-2); }
.tilt > * { transform: translateZ(28px); }

/* ---------- HERO ---------- */
.hero { position: relative; min-height: 100vh; display: flex; align-items: center; overflow: hidden; padding-top: 6rem; }
.hero-media { position: absolute; inset: 0; z-index: 0; }
.hero-media video, .hero-media img { width: 100%; height: 100%; object-fit: cover; }
.hero-media::after {
  content: ''; position: absolute; inset: 0;
  background: linear-gradient(90deg, rgba(1,6,9,0.94) 0%, rgba(1,6,9,0.7) 45%, rgba(1,6,9,0.4) 100%),
              linear-gradient(0deg, var(--bg) 2%, transparent 35%);
}
html[data-theme="light"] .hero-media::after {
  background: linear-gradient(90deg, rgba(246,243,236,0.92) 0%, rgba(246,243,236,0.65) 45%, rgba(246,243,236,0.3) 100%),
              linear-gradient(0deg, var(--bg) 2%, transparent 35%);
}
.hero-inner { position: relative; z-index: 3; width: min(92%, var(--maxw)); margin: 0 auto; }
.hero h1 { font-size: clamp(2.8rem, 7.4vw, 6.6rem); line-height: .98; margin: 1.4rem 0 1.5rem; max-width: 16ch; }
.hero .lead { font-size: clamp(1.05rem, 1.7vw, 1.4rem); margin-bottom: 2.4rem; }
.hero-ctas { display: flex; flex-wrap: wrap; gap: 1rem; }
.scroll-hint { position: absolute; bottom: 2rem; left: 50%; transform: translateX(-50%); z-index: 4; display: flex; flex-direction: column; align-items: center; gap: .6rem; color: var(--muted); font-size: .62rem; letter-spacing: .28em; text-transform: uppercase; }
.scroll-hint span { width: 1px; height: 42px; background: linear-gradient(var(--gold), transparent); animation: scrolldot 2s var(--ease) infinite; }
@keyframes scrolldot { 0% { transform: scaleY(0); transform-origin: top; } 50% { transform: scaleY(1); transform-origin: top; } 50.1% { transform-origin: bottom; } 100% { transform: scaleY(0); transform-origin: bottom; } }

/* floating chips */
.float-chip {
  position: absolute; z-index: 3; padding: .7rem 1rem; border-radius: 14px; background: var(--glass-2);
  border: 1px solid var(--bdr); backdrop-filter: blur(16px); -webkit-backdrop-filter: blur(16px);
  display: flex; align-items: center; gap: .65rem; font-size: .78rem; box-shadow: var(--shadow); will-change: transform;
}
.float-chip .fc-ic { width: 34px; height: 34px; border-radius: 9px; display: grid; place-items: center; background: rgba(196,151,58,0.15); color: var(--gold); }
.float-chip b { font-family: var(--serif); font-size: 1.05rem; display: block; line-height: 1; }
.float-chip small { color: var(--muted); font-size: .62rem; letter-spacing: .08em; }
.fc-1 { top: 22%; right: 6%; animation: floaty 7s ease-in-out infinite; }
.fc-2 { top: 52%; right: 16%; animation: floaty 9s ease-in-out infinite reverse; }
.fc-3 { bottom: 18%; right: 9%; animation: floaty 8s ease-in-out infinite; }
@keyframes floaty { 0%,100% { transform: translateY(0); } 50% { transform: translateY(-16px); } }
@media (max-width: 880px) { .float-chip { display: none; } }

/* ---------- RATE TICKER ---------- */
.ticker { border-top: 1px solid var(--hairline); border-bottom: 1px solid var(--hairline); background: var(--surface); overflow: hidden; position: relative; z-index: 2; }
.ticker-track { display: flex; gap: 3rem; padding: .85rem 0; width: max-content; animation: tick 38s linear infinite; }
.ticker:hover .ticker-track { animation-play-state: paused; }
.ticker-item { display: flex; align-items: center; gap: .7rem; font-size: .8rem; white-space: nowrap; color: var(--text-soft); }
.ticker-item b { font-family: var(--serif); font-size: 1rem; color: var(--text); }
.ticker-item .chg { font-size: .68rem; padding: .12rem .45rem; border-radius: 5px; }
.chg.up { color: #4ad08a; background: rgba(74,208,138,0.12); }
.chg.dn { color: #ff7a7a; background: rgba(255,122,122,0.12); }
@keyframes tick { to { transform: translateX(-50%); } }

/* ---------- STATS / COUNTERS ---------- */
.stats { display: grid; grid-template-columns: repeat(4, 1fr); gap: 1px; background: var(--hairline); border: 1px solid var(--hairline); border-radius: var(--r); overflow: hidden; }
.stat { background: var(--bg); padding: 2rem 1.4rem; text-align: center; transition: background .4s; }
.stat:hover { background: var(--surface); }
.stat .num { font-family: var(--serif); font-size: clamp(2.2rem, 4vw, 3.4rem); line-height: 1; }
.stat .lbl { font-size: .68rem; letter-spacing: .18em; text-transform: uppercase; color: var(--muted); margin-top: .7rem; }
@media (max-width: 720px) { .stats { grid-template-columns: repeat(2, 1fr); } }

/* ---------- CALCULATOR UI ---------- */
.calc-panel { background: var(--glass-2); border: 1px solid var(--bdr); border-radius: var(--r-lg); padding: clamp(1.4rem, 3vw, 2.4rem); backdrop-filter: blur(18px); -webkit-backdrop-filter: blur(18px); }
.calc-field { margin-bottom: 1.5rem; }
.calc-lbl { display: flex; justify-content: space-between; align-items: baseline; font-size: .78rem; color: var(--text-soft); margin-bottom: .6rem; }
.calc-lbl .v { font-family: var(--serif); font-size: 1.15rem; color: var(--gold); }
.calc-input {
  width: 100%; background: var(--surface); border: 1px solid var(--bdr); border-radius: 10px; padding: .8rem 1rem;
  color: var(--text); font-size: 1rem; transition: border-color .3s;
}
.calc-input:focus { outline: none; border-color: var(--gold); }
input[type="range"] { -webkit-appearance: none; appearance: none; width: 100%; height: 4px; border-radius: 4px; background: var(--surface-2); outline: none; }
input[type="range"]::-webkit-slider-thumb { -webkit-appearance: none; width: 18px; height: 18px; border-radius: 50%; background: linear-gradient(145deg, var(--g3), var(--gold)); cursor: pointer; box-shadow: 0 0 0 4px rgba(196,151,58,0.18); transition: transform .2s; }
input[type="range"]::-webkit-slider-thumb:hover { transform: scale(1.15); }
input[type="range"]::-moz-range-thumb { width: 18px; height: 18px; border: none; border-radius: 50%; background: var(--gold); cursor: pointer; }
.seg { display: flex; gap: .5rem; flex-wrap: wrap; }
.seg button { flex: 1; padding: .6rem; border-radius: 9px; border: 1px solid var(--bdr); background: var(--surface); color: var(--text-soft); font-size: .78rem; transition: .3s; min-width: 64px; }
.seg button.on, .seg button:hover { border-color: var(--gold); color: var(--gold); background: rgba(196,151,58,0.08); }
.calc-result { text-align: center; }
.calc-result .big { font-family: var(--serif); font-size: clamp(2.6rem, 6vw, 4rem); line-height: 1; background: linear-gradient(120deg, var(--g3), var(--gold)); -webkit-background-clip: text; background-clip: text; -webkit-text-fill-color: transparent; }
.calc-result .cap { font-size: .68rem; letter-spacing: .2em; text-transform: uppercase; color: var(--muted); margin-bottom: .6rem; }
.calc-breakdown { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1px; background: var(--hairline); border-radius: 12px; overflow: hidden; margin-top: 1.6rem; border: 1px solid var(--hairline); }
.calc-breakdown div { background: var(--bg); padding: 1rem .8rem; text-align: center; }
.calc-breakdown b { font-family: var(--serif); font-size: 1.2rem; display: block; }
.calc-breakdown span { font-size: .6rem; letter-spacing: .12em; text-transform: uppercase; color: var(--muted); }

/* calc tabs */
.tabs { display: flex; flex-wrap: wrap; gap: .5rem; margin-bottom: 2rem; }
.tab {
  padding: .65rem 1.15rem; border-radius: 100px; border: 1px solid var(--bdr); background: var(--surface);
  font-size: .78rem; color: var(--text-soft); transition: .3s; display: inline-flex; align-items: center; gap: .5rem;
}
.tab.on, .tab:hover { border-color: var(--gold); color: var(--gold); background: rgba(196,151,58,0.08); }
.tab svg { width: 15px; height: 15px; }
.calc-pane { display: none; animation: fade .5s var(--ease); }
.calc-pane.on { display: block; }
@keyframes fade { from { opacity: 0; transform: translateY(12px); } to { opacity: 1; transform: none; } }

/* donut bar visual */
.bar-row { display: flex; align-items: center; gap: .8rem; margin-bottom: .7rem; font-size: .8rem; }
.bar-row .bar-track { flex: 1; height: 7px; background: var(--surface-2); border-radius: 6px; overflow: hidden; }
.bar-row .bar-fill { height: 100%; border-radius: 6px; transition: width 1s var(--ease); }

/* ---------- PROPERTY CARDS ---------- */
.prop {
  background: var(--surface); border: 1px solid var(--hairline); border-radius: var(--r-lg); overflow: hidden;
  transition: transform .5s var(--ease), box-shadow .5s, border-color .5s;
}
.prop:hover { transform: translateY(-8px); box-shadow: var(--shadow); border-color: var(--bdr-2); }
.prop-img { position: relative; aspect-ratio: 4/3; overflow: hidden; }
.prop-img .ph { width: 100%; height: 100%; transition: transform .8s var(--ease); }
.prop:hover .prop-img .ph { transform: scale(1.07); }
.prop-badge { position: absolute; top: 1rem; left: 1rem; padding: .35rem .8rem; border-radius: 100px; font-size: .62rem; letter-spacing: .12em; text-transform: uppercase; background: var(--glass-2); border: 1px solid var(--bdr); backdrop-filter: blur(8px); }
.prop-fav { position: absolute; top: 1rem; right: 1rem; width: 34px; height: 34px; border-radius: 50%; background: var(--glass-2); border: 1px solid var(--bdr); display: grid; place-items: center; backdrop-filter: blur(8px); }
.prop-body { padding: 1.4rem; }
.prop-price { font-family: var(--serif); font-size: 1.7rem; }
.prop-addr { color: var(--text-soft); font-size: .85rem; margin: .25rem 0 1rem; }
.prop-meta { display: flex; gap: 1.2rem; font-size: .78rem; color: var(--muted); border-top: 1px solid var(--hairline); padding-top: 1rem; }
.prop-meta span { display: inline-flex; align-items: center; gap: .35rem; }
.prop-meta svg { width: 15px; height: 15px; color: var(--gold); }

/* ---------- TESTIMONIALS ---------- */
.tcarousel { position: relative; }
.tcarousel-track { overflow: hidden; }
.tcards { display: flex; transition: transform .7s var(--ease); }
.tcard { min-width: 100%; padding: clamp(1.6rem, 4vw, 3rem); text-align: center; }
.tcard .stars { color: var(--gold); letter-spacing: .2em; margin-bottom: 1.3rem; }
.tcard q { font-family: var(--serif); font-size: clamp(1.3rem, 3vw, 2.1rem); line-height: 1.35; font-style: italic; display: block; max-width: 30ch; margin: 0 auto 1.6rem; }
.tcard .who { font-weight: 500; }
.tcard .who span { display: block; color: var(--muted); font-size: .78rem; font-weight: 300; margin-top: .2rem; }
.t-dots { display: flex; gap: .55rem; justify-content: center; margin-top: 1.8rem; }
.t-dot { width: 7px; height: 7px; border-radius: 50%; background: var(--dim); transition: .3s; }
.t-dot.on { background: var(--gold); width: 26px; border-radius: 6px; }
.t-arrows { display: flex; gap: .6rem; justify-content: center; margin-top: 1rem; }
.t-arrow { width: 44px; height: 44px; border-radius: 50%; border: 1px solid var(--bdr); display: grid; place-items: center; color: var(--text-soft); transition: .3s; }
.t-arrow:hover { border-color: var(--gold); color: var(--gold); }

/* ---------- FAQ ACCORDION ---------- */
.faq-item { border-bottom: 1px solid var(--hairline); }
.faq-q { width: 100%; text-align: left; padding: 1.3rem 0; display: flex; justify-content: space-between; align-items: center; gap: 1rem; font-family: var(--serif); font-size: 1.2rem; color: var(--text); }
.faq-q .pm { flex: none; width: 26px; height: 26px; border-radius: 50%; border: 1px solid var(--bdr); display: grid; place-items: center; transition: .4s; color: var(--gold); }
.faq-item.open .faq-q .pm { transform: rotate(45deg); background: var(--gold); color: #0a0a0a; }
.faq-a { max-height: 0; overflow: hidden; transition: max-height .5s var(--ease); }
.faq-a p { padding-bottom: 1.3rem; color: var(--text-soft); font-size: .95rem; max-width: 70ch; }

/* ---------- FORMS ---------- */
.field { margin-bottom: 1.1rem; }
.field label { display: block; font-size: .72rem; letter-spacing: .1em; text-transform: uppercase; color: var(--muted); margin-bottom: .5rem; }
.field input, .field select, .field textarea {
  width: 100%; background: var(--surface); border: 1px solid var(--bdr); border-radius: 10px; padding: .85rem 1rem;
  color: var(--text); font-size: .95rem; transition: border-color .3s, background .3s;
}
.field input:focus, .field select:focus, .field textarea:focus { outline: none; border-color: var(--gold); background: var(--surface-2); }
.field textarea { resize: vertical; min-height: 120px; }
.form-note { font-size: .72rem; color: var(--muted); }
.form-ok { padding: 1rem 1.2rem; border-radius: 12px; background: rgba(74,208,138,0.1); border: 1px solid rgba(74,208,138,0.3); color: #7be0ad; font-size: .85rem; display: none; }
.form-ok.show { display: block; }

/* ---------- CTA BAND ---------- */
.cta-band {
  position: relative; border-radius: var(--r-lg); overflow: hidden; padding: clamp(2.5rem, 6vw, 5rem);
  background: linear-gradient(120deg, var(--n3), var(--n2)); border: 1px solid var(--bdr); text-align: center;
}
html[data-theme="light"] .cta-band { background: linear-gradient(120deg, #fff, #f3ecdc); }
.cta-band::before { content: ''; position: absolute; inset: 0; background: radial-gradient(600px circle at 50% 0%, rgba(196,151,58,0.16), transparent 60%); }
.cta-band > * { position: relative; }

/* ---------- DISCLOSURE / LEGAL PAGES ---------- */
.legal { max-width: 820px; margin: 0 auto; }
.legal h2 { font-size: 1.7rem; margin: 2.4rem 0 .8rem; }
.legal h3 { font-size: 1.2rem; margin: 1.6rem 0 .5rem; font-family: var(--sans); font-weight: 500; }
.legal p, .legal li { color: var(--text-soft); margin-bottom: 1rem; font-size: .95rem; }
.legal ul { padding-left: 1.3rem; list-style: disc; }
.legal ul li { margin-bottom: .5rem; }
.legal a { color: var(--gold); text-decoration: underline; text-underline-offset: 3px; }
.page-hero { padding: 9rem 0 3rem; position: relative; z-index: 2; }
.page-hero h1 { font-size: clamp(2.4rem, 6vw, 4.4rem); margin: 1rem 0 .8rem; }
.crumb { font-size: .72rem; letter-spacing: .14em; text-transform: uppercase; color: var(--muted); }
.crumb a:hover { color: var(--gold); }

/* ---------- FOOTER ---------- */
footer { position: relative; z-index: 2; border-top: 1px solid var(--hairline); background: var(--bg-2); margin-top: 4rem; }
.foot-top { padding: clamp(3rem, 6vw, 5rem) 0 2.5rem; display: grid; grid-template-columns: 1.6fr 1fr 1fr 1.2fr; gap: 2.5rem; }
.foot-col h5 { font-size: .7rem; letter-spacing: .2em; text-transform: uppercase; color: var(--muted); margin-bottom: 1.2rem; }
.foot-col a { display: block; color: var(--text-soft); font-size: .86rem; padding: .3rem 0; transition: color .3s, padding-left .3s; }
.foot-col a:hover { color: var(--gold); padding-left: 6px; }
.foot-brand p { color: var(--text-soft); font-size: .88rem; margin: 1rem 0; max-width: 34ch; }
.foot-contact { font-size: .85rem; color: var(--text-soft); }
.foot-contact a { color: var(--text-soft); }
.foot-contact a:hover { color: var(--gold); }
.socials { display: flex; gap: .6rem; margin-top: 1.2rem; }
.socials a { width: 38px; height: 38px; border-radius: 50%; border: 1px solid var(--bdr); display: grid; place-items: center; color: var(--text-soft); transition: .3s; padding: 0; }
.socials a:hover { border-color: var(--gold); color: var(--gold); transform: translateY(-3px); }
.socials svg { width: 16px; height: 16px; }
.compliance { border-top: 1px solid var(--hairline); padding: 2rem 0; }
.compliance-badges { display: flex; align-items: center; gap: 1.6rem; flex-wrap: wrap; margin-bottom: 1.4rem; }
.eho { display: flex; align-items: center; gap: .6rem; font-size: .68rem; color: var(--muted); letter-spacing: .04em; }
.eho svg { width: 38px; height: 38px; color: var(--text-soft); }
.realtor-r { font-family: var(--serif); font-weight: 600; letter-spacing: .04em; font-size: .85rem; color: var(--text-soft); }
.disclosure-txt { font-size: .72rem; color: var(--muted); line-height: 1.7; max-width: 100%; }
.disclosure-txt strong { color: var(--text-soft); }
.foot-bottom { border-top: 1px solid var(--hairline); padding: 1.4rem 0; display: flex; justify-content: space-between; align-items: center; gap: 1rem; flex-wrap: wrap; font-size: .74rem; color: var(--muted); }
.foot-bottom .lic { font-weight: 500; color: var(--text-soft); }
.foot-bottom nav { display: flex; gap: 1.1rem; flex-wrap: wrap; }
.foot-bottom nav a:hover { color: var(--gold); }
@media (max-width: 920px) { .foot-top { grid-template-columns: 1fr 1fr; } }
@media (max-width: 560px) { .foot-top { grid-template-columns: 1fr; } }

/* ---------- COOKIE BANNER ---------- */
#cookie {
  position: fixed; left: 50%; bottom: 1.5rem; transform: translateX(-50%) translateY(150%); z-index: 8500;
  width: min(94%, 720px); background: var(--glass-2); border: 1px solid var(--bdr); border-radius: var(--r);
  padding: 1.2rem 1.4rem; display: flex; align-items: center; gap: 1.2rem; backdrop-filter: blur(20px);
  -webkit-backdrop-filter: blur(20px); box-shadow: var(--shadow); transition: transform .6s var(--ease); flex-wrap: wrap;
}
#cookie.show { transform: translateX(-50%) translateY(0); }
#cookie p { font-size: .8rem; color: var(--text-soft); flex: 1; min-width: 240px; }
#cookie p a { color: var(--gold); text-decoration: underline; }
#cookie .cookie-btns { display: flex; gap: .6rem; }

/* ---------- AI CHATBOT ---------- */
#chat-fab {
  position: fixed; right: 1.4rem; bottom: 1.4rem; z-index: 8600; width: 60px; height: 60px; border-radius: 50%;
  background: linear-gradient(145deg, var(--g2), var(--gold)); color: #0a0a0a; display: grid; place-items: center;
  box-shadow: var(--glow); transition: transform .4s var(--ease);
}
#chat-fab:hover { transform: scale(1.08) rotate(6deg); }
#chat-fab svg { width: 26px; height: 26px; }
#chat-fab .pulse { position: absolute; inset: 0; border-radius: 50%; border: 2px solid var(--gold); animation: pulse 2.4s ease-out infinite; }
@keyframes pulse { 0% { transform: scale(1); opacity: .7; } 100% { transform: scale(1.6); opacity: 0; } }
#chat-panel {
  position: fixed; right: 1.4rem; bottom: 6.4rem; z-index: 8600; width: min(92%, 380px); height: 540px; max-height: 76vh;
  background: var(--glass-2); border: 1px solid var(--bdr); border-radius: 22px; backdrop-filter: blur(24px);
  -webkit-backdrop-filter: blur(24px); box-shadow: var(--shadow); display: flex; flex-direction: column; overflow: hidden;
  transform: translateY(20px) scale(.96); opacity: 0; visibility: hidden; transform-origin: bottom right; transition: .4s var(--ease);
}
#chat-panel.open { transform: none; opacity: 1; visibility: visible; }
.chat-head { padding: 1.1rem 1.2rem; border-bottom: 1px solid var(--hairline); display: flex; align-items: center; gap: .8rem; }
.chat-head .av { width: 38px; height: 38px; border-radius: 50%; background: linear-gradient(145deg, var(--g2), var(--gold)); display: grid; place-items: center; color: #0a0a0a; }
.chat-head .av svg { width: 20px; height: 20px; }
.chat-head b { font-family: var(--serif); font-size: 1.05rem; }
.chat-head small { display: flex; align-items: center; gap: .4rem; color: #4ad08a; font-size: .68rem; }
.chat-head small::before { content: ''; width: 6px; height: 6px; border-radius: 50%; background: #4ad08a; }
.chat-head button { margin-left: auto; color: var(--muted); }
.chat-body { flex: 1; overflow-y: auto; padding: 1.2rem; display: flex; flex-direction: column; gap: .8rem; }
.msg { max-width: 84%; padding: .7rem 1rem; border-radius: 14px; font-size: .85rem; line-height: 1.5; }
.msg.bot { background: var(--surface-2); border: 1px solid var(--hairline); align-self: flex-start; border-bottom-left-radius: 4px; }
.msg.me { background: linear-gradient(145deg, var(--g2), var(--gold)); color: #0a0a0a; align-self: flex-end; border-bottom-right-radius: 4px; }
.chat-quick { display: flex; flex-wrap: wrap; gap: .45rem; padding: 0 1.2rem .8rem; }
.chat-quick button { font-size: .72rem; padding: .45rem .8rem; border-radius: 100px; border: 1px solid var(--bdr); color: var(--text-soft); transition: .3s; }
.chat-quick button:hover { border-color: var(--gold); color: var(--gold); }
.chat-input { display: flex; gap: .5rem; padding: .9rem 1rem; border-top: 1px solid var(--hairline); }
.chat-input input { flex: 1; background: var(--surface); border: 1px solid var(--bdr); border-radius: 100px; padding: .65rem 1rem; color: var(--text); font-size: .85rem; }
.chat-input input:focus { outline: none; border-color: var(--gold); }
.chat-input button { width: 42px; height: 42px; border-radius: 50%; background: var(--gold); color: #0a0a0a; display: grid; place-items: center; flex: none; }
.chat-input button svg { width: 18px; height: 18px; }

/* ---------- SCROLL REVEAL ---------- */
.reveal { opacity: 0; transform: translateY(34px); transition: opacity 1s var(--ease), transform 1s var(--ease); }
.reveal.in { opacity: 1; transform: none; }
.reveal.d1 { transition-delay: .08s; }
.reveal.d2 { transition-delay: .16s; }
.reveal.d3 { transition-delay: .24s; }
.reveal.d4 { transition-delay: .32s; }
@media (prefers-reduced-motion: reduce) {
  * { animation: none !important; scroll-behavior: auto !important; }
  .reveal { opacity: 1 !important; transform: none !important; }
}

/* ---------- MISC ---------- */
.pill { display: inline-flex; align-items: center; gap: .5rem; padding: .4rem .9rem; border-radius: 100px; border: 1px solid var(--bdr); font-size: .72rem; color: var(--text-soft); background: var(--surface); }
.pill .dot { width: 6px; height: 6px; border-radius: 50%; background: #4ad08a; box-shadow: 0 0 8px #4ad08a; }
.divider { height: 1px; background: var(--hairline); margin: 4rem 0; }
.chip-row { display: flex; flex-wrap: wrap; gap: .6rem; }
.note-box { padding: 1rem 1.2rem; border-radius: 12px; background: rgba(48,184,208,0.07); border: 1px solid rgba(48,184,208,0.22); font-size: .8rem; color: var(--text-soft); }
.note-box b { color: var(--t3); }
.map-embed { width: 100%; height: 100%; min-height: 340px; border: 0; border-radius: var(--r); filter: grayscale(.3) contrast(1.05); }
.feature-list li { display: flex; gap: .7rem; align-items: flex-start; padding: .55rem 0; font-size: .92rem; color: var(--text-soft); }
.feature-list svg { width: 19px; height: 19px; color: var(--gold); flex: none; margin-top: 3px; }
.kbadge { display: inline-flex; gap: .4rem; align-items: center; font-size: .68rem; letter-spacing: .14em; text-transform: uppercase; color: var(--accent-2); }
.skip-link { position: absolute; left: -999px; top: 0; background: var(--gold); color: #0a0a0a; padding: .6rem 1rem; z-index: 12000; border-radius: 0 0 8px 0; }
.skip-link:focus { left: 0; }
:focus-visible { outline: 2px solid var(--gold); outline-offset: 3px; border-radius: 4px; }

/* ---------- BRAND LOGO / WORDMARK (recreated from uploaded logo) ---------- */
:root { --brand: #2f9fb4; }
html[data-theme="light"] { --brand: #1a7080; }
.brand-mark { width: 42px; height: 42px; flex: none; display: block; }
.brand-txt { display: flex; flex-direction: column; line-height: 1; }
.bx-dream { font-family: var(--serif); font-size: 1.34rem; font-weight: 600; color: var(--brand); letter-spacing: .01em; line-height: 1; }
.bx-sub { display: flex; align-items: baseline; gap: .36rem; margin-top: 1px; white-space: nowrap; }
.bx-script { font-family: 'Dancing Script', var(--serif); font-weight: 700; font-size: 1.04rem; color: var(--brand); line-height: .85; }
.bx-amp { font-size: .5rem; letter-spacing: .2em; text-transform: uppercase; color: var(--muted); font-weight: 500; }
/* loader wordmark scales up a touch */
.loader-name { display: inline-flex; }
.loader-name .bx-dream { font-size: 1.7rem; }
.loader-name .bx-script { font-size: 1.3rem; }
.loader-name .bx-amp { font-size: .58rem; }
.foot-brand .brand-mark { width: 46px; height: 46px; }

/* ---------- PAGE-HERO CINEMATIC VIDEO ---------- */
.page-hero { position: relative; overflow: hidden; }
.page-hero > .wrap { position: relative; z-index: 2; }
.ph-media { position: absolute; inset: 0; z-index: 0; pointer-events: none; }
.ph-media video { width: 100%; height: 100%; object-fit: cover; opacity: .55; }
.ph-media::after {
  content: ''; position: absolute; inset: 0;
  background: linear-gradient(180deg, rgba(1,6,9,0.55) 0%, rgba(1,6,9,0.82) 70%, var(--bg) 99%),
              linear-gradient(90deg, rgba(1,6,9,0.8), transparent 75%);
}
html[data-theme="light"] .ph-media video { opacity: .35; }
html[data-theme="light"] .ph-media::after {
  background: linear-gradient(180deg, rgba(246,243,236,0.45) 0%, rgba(246,243,236,0.8) 70%, var(--bg) 99%),
              linear-gradient(90deg, rgba(246,243,236,0.8), transparent 75%);
}

/* ---------- HERO PHOTO + lighter video overlay ---------- */
.hero-media::after {
  background: linear-gradient(90deg, rgba(1,6,9,0.86) 0%, rgba(1,6,9,0.5) 48%, rgba(1,6,9,0.12) 100%),
              linear-gradient(0deg, var(--bg) 2%, transparent 40%) !important;
}
html[data-theme="light"] .hero-media::after {
  background: linear-gradient(90deg, rgba(246,243,236,0.9) 0%, rgba(246,243,236,0.55) 48%, rgba(246,243,236,0.1) 100%),
              linear-gradient(0deg, var(--bg) 2%, transparent 40%) !important;
}
.hero-photo {
  position: absolute; right: 3.5%; top: 50%; transform: translateY(-46%);
  width: min(42vw, 540px); aspect-ratio: 4/3; border-radius: 22px; overflow: hidden;
  border: 1px solid var(--bdr-2); box-shadow: var(--shadow); z-index: 2;
}
.hero-photo img { width: 100%; height: 100%; object-fit: cover; }
.hero-photo::after { content:''; position:absolute; inset:0; background: linear-gradient(120deg, transparent 40%, rgba(196,151,58,0.12)); }
@media (max-width: 1080px){ .hero-photo { display: none; } }

/* ---------- TEAM ---------- */
.team-card { text-align: center; }
.avatar {
  width: 92px; height: 92px; border-radius: 50%; margin: 0 auto 1.1rem; display: grid; place-items: center;
  font-family: var(--serif); font-size: 1.9rem; font-weight: 600; color: #0a0a0a; position: relative;
  background: linear-gradient(145deg, var(--g3), var(--gold)); box-shadow: var(--glow);
}
.avatar.teal { background: linear-gradient(145deg, #45c2d6, var(--teal)); color: #02151a; }
.avatar::after { content:''; position:absolute; inset:-5px; border-radius:50%; border:1px solid var(--bdr); }
.team-card h3 { font-size: 1.25rem; margin-bottom: .15rem; }
.team-role { color: var(--accent-2); font-size: .8rem; letter-spacing: .04em; margin-bottom: .5rem; }
.team-card p { font-size: .85rem; color: var(--text-soft); }
.team-card .lic { font-size: .64rem; color: var(--muted); letter-spacing: .08em; margin-top: .5rem; }

/* ---------- LENDER NETWORK STRIP ---------- */
.lender-row { display:flex; flex-wrap:wrap; gap:.8rem; justify-content:center; }
.lender-chip {
  display:flex; align-items:center; gap:.5rem; padding:.7rem 1.2rem; border:1px solid var(--hairline);
  border-radius:12px; background:var(--surface); font-family:var(--serif); font-size:1.05rem; color:var(--text-soft);
  transition:.3s;
}
.lender-chip:hover { border-color:var(--bdr-2); color:var(--text); }
.lender-chip .d { width:8px; height:8px; border-radius:50%; background:var(--gold); }

/* ---------- DOC CHECKLIST ---------- */
.checklist { display:grid; grid-template-columns:repeat(2,1fr); gap:.7rem 2rem; }
@media (max-width:680px){ .checklist { grid-template-columns:1fr; } }
.checklist li { display:flex; gap:.7rem; align-items:flex-start; font-size:.92rem; color:var(--text-soft); padding:.4rem 0; }
.checklist svg { width:20px; height:20px; color:var(--gold); flex:none; margin-top:2px; }

/* ---------- MOBILE STICKY CALL/APPLY BAR ---------- */
#mobile-cta { position: fixed; left: 0; right: 0; bottom: 0; z-index: 8400; display: none; }
#mobile-cta a { flex: 1; display: flex; align-items: center; justify-content: center; gap: .5rem; padding: 1rem; font-size: .92rem; font-weight: 500; letter-spacing: .01em; }
#mobile-cta a svg { width: 18px; height: 18px; }
#mobile-cta .mcta-call { background: var(--glass-2); color: var(--text); border-top: 1px solid var(--bdr-2); backdrop-filter: blur(16px); -webkit-backdrop-filter: blur(16px); }
#mobile-cta .mcta-apply { background: linear-gradient(120deg, var(--g2), var(--gold)); color: #0a0a0a; }
@media (max-width: 720px) {
  #mobile-cta { display: flex; box-shadow: 0 -10px 30px -12px rgba(0,0,0,.6); }
  #chat-fab { bottom: 4.8rem; }
  #cookie { bottom: 5rem; }
}

/* ---------- TRUST / CREDENTIALS STRIP ---------- */
.trust-strip { position: relative; z-index: 2; border-bottom: 1px solid var(--hairline); background: var(--bg-2); }
.trust-strip .wrap { display: flex; flex-wrap: wrap; align-items: center; justify-content: center; gap: 1rem 2rem; padding: 1rem 0; }
.trust-strip span { display: inline-flex; align-items: center; gap: .5rem; font-size: .7rem; letter-spacing: .14em; text-transform: uppercase; color: var(--muted); }
.trust-strip svg { width: 22px; height: 22px; color: var(--text-soft); }
.trust-strip b { color: var(--text-soft); font-weight: 500; }

/* ---------- IDX / RE-MAX LIVE WIDGET EMBEDS ---------- */
.idx-card { background:#ffffff; border:1px solid var(--bdr-2); border-radius:18px; padding:.5rem; box-shadow:var(--shadow); overflow:hidden; }
.idx-embed { width:100%; border:0; display:block; border-radius:14px; background:#ffffff; }

/* ---------- REAL LOGO IMAGE + QASIM PHOTO (auto-used when files exist) ---------- */
.brand-logo { height: 46px; width: auto; max-width: 240px; object-fit: contain; display: block; }
.foot-brand .brand-logo { height: 54px; max-width: 260px; }
@media (max-width: 560px) { .brand-logo { height: 38px; max-width: 190px; } }
.avatar { position: relative; overflow: hidden; }
.avatar-img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; border-radius: 50%; }
.qb-photo { position: relative; width: 120px; height: 120px; border-radius: 50%; margin: 0 auto 1.2rem; display: grid; place-items: center; background: linear-gradient(145deg,#e0b85a,#c4973a); color: #0a0a0a; font-family: var(--serif); font-size: 3rem; font-weight: 600; overflow: hidden; box-shadow: var(--glow); }
.qb-photo img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }