*,*::before,*::after{box-sizing:border-box;margin:0;padding:0}
:root{
  --maroon:#560C19;
  --maroon-dark:#3d0610;
  --maroon-light:#7a1535;
  --cream:#f5f0ea;
  --white:#ffffff;
  --text:#1a1a1a;
  --muted:#666;
  --border:#e3ddd6;
  --radius:2px;
}
html{scroll-behavior:smooth}
body{font-family:'Poppins',sans-serif;font-weight:300;color:var(--text);background:var(--white);line-height:1.7;-webkit-font-smoothing:antialiased}

/* NAV */
nav{position:fixed;top:0;left:0;right:0;z-index:200;background:var(--maroon);display:flex;align-items:center;justify-content:space-between;padding:0 40px;height:64px;border-bottom:5px solid var(--maroon-dark)}
.nav-logo{display:flex;align-items:center;gap:12px;text-decoration:none}
.logo-box{background:var(--white);color:var(--maroon);font-family:'Lora',serif;font-weight:700;font-size:20px;padding:4px 10px;letter-spacing:-0.02em}
.nav-brand{font-family:'Lora',serif;font-size:16px;color:var(--white);letter-spacing:0.04em;font-weight:600}
.nav-links{display:flex;align-items:center;gap:28px;list-style:none}
.nav-links a{color:var(--cream);text-decoration:none;font-size:11.5px;letter-spacing:.12em;text-transform:uppercase;font-weight:500;transition:color .2s}
.nav-links a:hover{color:var(--white)}
.nav-cta{background:var(--white);color:var(--maroon) !important;padding:9px 20px;font-weight:700 !important}
.nav-cta:hover{background:var(--cream)}

/* HERO */
.hero{min-height:100vh;background-image:linear-gradient(to bottom,rgba(20,5,10,.78) 0%,rgba(20,5,10,.55) 45%,rgba(20,5,10,.88) 100%),url('images/91-pike-creek.jpg');background-size:cover;background-position:center;display:flex;flex-direction:column;align-items:center;justify-content:center;text-align:center;padding:130px 24px 100px;position:relative}
.hero-eyebrow{font-size:11px;letter-spacing:.32em;text-transform:uppercase;color:var(--cream);margin-bottom:22px;font-weight:600}
.hero h1{font-family:'Lora',serif;font-size:clamp(42px,7vw,82px);font-weight:700;color:#fff;line-height:1.08;margin-bottom:18px;max-width:920px}
.hero h1 .accent{font-style:italic;font-weight:400}
.hero-sub{font-family:'Lora',serif;font-style:italic;font-size:clamp(18px,2.2vw,24px);color:rgba(255,255,255,.78);max-width:680px;margin-bottom:36px;line-height:1.5}
.hero-pill{display:inline-flex;align-items:center;gap:12px;background:rgba(245,240,234,.1);border:1px solid rgba(245,240,234,.4);color:var(--cream);padding:13px 30px;font-size:13px;letter-spacing:.14em;text-transform:uppercase;font-weight:500;border-radius:var(--radius);margin-bottom:48px}
.hero-pill strong{color:#fff;font-weight:700}
.hero-metrics{display:flex;gap:54px;flex-wrap:wrap;justify-content:center;margin-bottom:48px}
.metric{text-align:center}
.metric .val{font-family:'Lora',serif;font-size:42px;font-weight:700;color:#fff;line-height:1}
.metric .key{font-size:10px;color:rgba(255,255,255,.55);letter-spacing:.18em;text-transform:uppercase;margin-top:6px}
.metric-sep{width:1px;height:48px;background:rgba(255,255,255,.18);align-self:center}
.hero-btns{display:flex;gap:14px;flex-wrap:wrap;justify-content:center}
.btn{padding:16px 38px;font-size:11.5px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;text-decoration:none;border-radius:var(--radius);cursor:pointer;transition:all .2s;display:inline-block;font-family:'Poppins',sans-serif;border:none}
.btn-primary{background:var(--white);color:var(--maroon)}
.btn-primary:hover{background:var(--cream);transform:translateY(-1px)}
.btn-outline{background:transparent;color:#fff;border:1px solid rgba(255,255,255,.4)}
.btn-outline:hover{border-color:#fff;background:rgba(255,255,255,.06)}

/* TRUST */
.trust{background:var(--maroon-dark);padding:22px 40px;display:flex;align-items:center;justify-content:center;gap:48px;flex-wrap:wrap}
.trust-item{display:flex;align-items:center;gap:11px;color:var(--cream);font-size:12px;letter-spacing:.1em;text-transform:uppercase;font-weight:500}
.trust-item svg{color:#fff;flex-shrink:0}
.trust-div{width:1px;height:24px;background:rgba(245,240,234,.18)}

/* SECTIONS */
section{padding:96px 24px}
.container{max-width:1200px;margin:0 auto}
.sec-eye{font-size:11px;letter-spacing:.28em;text-transform:uppercase;color:var(--maroon);font-weight:600;margin-bottom:12px}
.sec-h2{font-family:'Lora',serif;font-size:clamp(32px,4.8vw,52px);font-weight:700;color:var(--maroon);line-height:1.12;margin-bottom:18px}
.sec-h2 .accent{font-style:italic;font-weight:400}
.sec-sub{font-size:16px;color:var(--muted);max-width:620px;line-height:1.75}
.sec-head{margin-bottom:58px}
.sec-head.center{text-align:center;margin-left:auto;margin-right:auto}
.sec-head.center .sec-sub{margin-left:auto;margin-right:auto}

/* WHY */
.why{background:var(--cream)}
.why-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(240px,1fr));gap:24px}
.why-card{background:var(--white);border:1px solid var(--border);border-radius:var(--radius);padding:34px 28px;position:relative;overflow:hidden;transition:transform .25s,box-shadow .25s}
.why-card::before{content:'';position:absolute;top:0;left:0;right:0;height:4px;background:var(--maroon)}
.why-card:hover{transform:translateY(-4px);box-shadow:0 16px 40px rgba(86,12,25,.1)}
.why-icon{width:48px;height:48px;background:var(--cream);border-radius:50%;display:flex;align-items:center;justify-content:center;margin-bottom:18px;color:var(--maroon)}
.why-card h3{font-family:'Lora',serif;font-size:20px;font-weight:600;color:var(--maroon);margin-bottom:10px}
.why-card p{font-size:14px;color:var(--muted);line-height:1.7}

/* LISTINGS */
#listings{background:var(--white)}
.filter-row{display:flex;gap:10px;flex-wrap:wrap;margin-bottom:42px;justify-content:center}
.f-btn{padding:10px 22px;border:1px solid var(--border);background:var(--white);color:var(--muted);font-size:11.5px;letter-spacing:.12em;text-transform:uppercase;font-family:'Poppins',sans-serif;border-radius:var(--radius);cursor:pointer;transition:all .2s;font-weight:500}
.f-btn:hover,.f-btn.active{background:var(--maroon);color:#fff;border-color:var(--maroon)}
.listings-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(340px,1fr));gap:28px}
.loading{grid-column:1/-1;text-align:center;padding:60px;color:var(--muted);font-size:14px}
.listing-card{background:var(--white);border:1px solid var(--border);border-radius:var(--radius);overflow:hidden;text-decoration:none;color:inherit;transition:transform .25s,box-shadow .28s;display:block}
.listing-card:hover{transform:translateY(-5px);box-shadow:0 20px 48px rgba(86,12,25,.14)}
.listing-card.hidden{display:none}
.lc-photo{position:relative;height:236px;overflow:hidden;background:var(--cream)}
.lc-photo img{width:100%;height:100%;object-fit:cover;transition:transform .5s ease;display:block}
.listing-card:hover .lc-photo img{transform:scale(1.06)}
.lc-badge{position:absolute;top:14px;left:14px;background:var(--maroon);color:#fff;font-size:10px;font-weight:700;letter-spacing:.14em;text-transform:uppercase;padding:6px 12px;border-radius:var(--radius)}
.lc-mls{position:absolute;bottom:12px;right:14px;background:rgba(86,12,25,.85);color:#fff;font-size:9.5px;padding:4px 9px;border-radius:var(--radius);letter-spacing:.08em;font-weight:500}
.lc-body{padding:24px}
.lc-price{font-family:'Lora',serif;font-size:28px;font-weight:700;color:var(--maroon);margin-bottom:5px;line-height:1.1}
.lc-addr{font-size:13.5px;color:var(--muted);margin-bottom:16px;letter-spacing:.02em}
.lc-specs{display:flex;gap:20px;margin-bottom:16px;flex-wrap:wrap}
.lc-spec{display:flex;align-items:center;gap:7px;font-size:13px;color:var(--muted)}
.lc-spec svg{color:var(--maroon);flex-shrink:0;width:15px;height:15px}
.lc-footer{border-top:1px solid var(--border);padding-top:14px;display:flex;align-items:center;justify-content:space-between}
.lc-sqft{font-size:11.5px;color:var(--muted);letter-spacing:.06em}
.lc-link{font-size:11px;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--maroon);border-bottom:2px solid var(--maroon);padding-bottom:2px}

/* AGENT */
.agent-sec{background:var(--cream)}
.agent-wrap{display:grid;grid-template-columns:auto 1fr;gap:64px;align-items:center}
.agent-avatar{width:240px;height:240px;border-radius:50%;border:5px solid var(--maroon);overflow:hidden;flex-shrink:0;box-shadow:0 12px 36px rgba(86,12,25,.18)}
.agent-avatar img{width:100%;height:100%;object-fit:cover;object-position:center top}
.agent-name{font-family:'Lora',serif;font-size:42px;font-weight:700;color:var(--maroon);margin-bottom:6px}
.agent-title{font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--maroon);font-weight:600;margin-bottom:24px}
.agent-bio{font-size:16px;color:var(--text);line-height:1.85;margin-bottom:14px;max-width:580px}
.agent-bio em{color:var(--maroon);font-family:'Lora',serif;font-size:18px}
.agent-chips{display:flex;gap:12px;flex-wrap:wrap;margin-top:26px}
.chip{display:flex;align-items:center;gap:9px;padding:11px 20px;border:1px solid var(--maroon);border-radius:var(--radius);text-decoration:none;font-size:13.5px;color:var(--maroon);font-weight:500;background:var(--white);transition:background .17s}
.chip:hover{background:var(--maroon);color:#fff}
.chip:hover svg{color:#fff}
.chip svg{color:var(--maroon);transition:color .17s}

/* CONTACT */
#contact{background:var(--maroon)}
#contact .sec-eye{color:var(--cream)}
#contact .sec-h2{color:#fff}
#contact .sec-sub{color:rgba(255,255,255,.7)}
.contact-wrap{display:grid;grid-template-columns:1fr 1fr;gap:72px;align-items:start}
.cform{display:flex;flex-direction:column;gap:16px;background:rgba(255,255,255,.04);padding:34px;border-radius:var(--radius);border:1px solid rgba(255,255,255,.08)}
.form-row{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.fg{display:flex;flex-direction:column;gap:6px}
.fg label{font-size:10.5px;letter-spacing:.12em;text-transform:uppercase;color:rgba(255,255,255,.55);font-weight:600}
.fg input,.fg select,.fg textarea{background:rgba(255,255,255,.07);border:1px solid rgba(255,255,255,.14);border-radius:var(--radius);padding:13px 14px;font-size:14px;color:#fff;font-family:'Poppins',sans-serif;font-weight:300;outline:none;transition:border-color .17s;width:100%}
.fg input:focus,.fg select:focus,.fg textarea:focus{border-color:var(--cream)}
.fg input::placeholder,.fg textarea::placeholder{color:rgba(255,255,255,.3)}
.fg select option{background:var(--maroon-dark);color:#fff}
.fg textarea{resize:vertical;min-height:96px}
.fg.consent label{font-size:12px;text-transform:none;letter-spacing:0;color:rgba(255,255,255,.6);font-weight:300;line-height:1.5;display:flex;gap:10px;align-items:flex-start}
.fg.consent input{width:auto;margin-top:3px}
.form-submit{background:var(--white);color:var(--maroon);padding:16px 40px;font-size:12px;font-weight:700;letter-spacing:.14em;text-transform:uppercase;font-family:'Poppins',sans-serif;border:none;border-radius:var(--radius);cursor:pointer;transition:background .2s;width:100%;margin-top:6px}
.form-submit:hover{background:var(--cream)}
.form-note{font-size:11.5px;color:rgba(255,255,255,.4);text-align:center}
#form-success{display:none;background:rgba(245,240,234,.15);border:1px solid var(--cream);color:#fff;border-radius:var(--radius);padding:24px;text-align:center;font-size:15px;margin-top:8px}
.aside-block{margin-top:38px}
.aside-block h4{font-family:'Lora',serif;font-size:22px;color:#fff;margin-bottom:14px}
.dep-steps{display:flex;flex-direction:column;gap:14px;margin-top:14px}
.dep-step{display:flex;align-items:flex-start;gap:14px}
.dep-num{width:32px;height:32px;border:1px solid var(--cream);border-radius:50%;display:flex;align-items:center;justify-content:center;font-size:12px;font-weight:700;color:var(--cream);flex-shrink:0;font-family:'Lora',serif}
.dep-txt{font-size:14px;color:rgba(255,255,255,.65);line-height:1.6}
.dep-txt strong{color:#fff;font-weight:600}

/* FOOTER */
footer{background:var(--maroon-dark);padding:44px 24px;text-align:center}
.ft-brand{font-family:'Lora',serif;font-size:24px;font-weight:700;color:#fff;margin-bottom:8px;display:flex;align-items:center;justify-content:center;gap:10px}
.logo-box-ft{background:var(--white);color:var(--maroon);font-family:'Lora',serif;font-weight:700;font-size:18px;padding:3px 9px}
.ft-tag{font-size:11px;color:rgba(245,240,234,.5);letter-spacing:.18em;text-transform:uppercase;margin-bottom:26px;font-style:italic;font-family:'Lora',serif}
.ft-links{display:flex;gap:22px;justify-content:center;flex-wrap:wrap;margin-bottom:26px}
.ft-links a{font-size:11.5px;color:rgba(245,240,234,.55);text-decoration:none;letter-spacing:.08em;text-transform:uppercase;transition:color .17s}
.ft-links a:hover{color:#fff}
.ft-legal{font-size:10.5px;color:rgba(245,240,234,.32);line-height:1.85;max-width:820px;margin:0 auto}
.ft-legal strong{color:rgba(245,240,234,.55)}

/* MOBILE CTA */
.mob-cta{display:none;position:fixed;bottom:0;left:0;right:0;background:var(--maroon);border-top:3px solid var(--maroon-dark);padding:11px 20px;z-index:99;align-items:center;justify-content:space-between;gap:14px}
.mob-cta-txt{font-size:12px;color:rgba(255,255,255,.7)}
.mob-cta-txt strong{color:#fff}
.mob-cta a{background:var(--white);color:var(--maroon);padding:11px 22px;font-size:11.5px;font-weight:700;letter-spacing:.1em;text-transform:uppercase;text-decoration:none;border-radius:var(--radius);white-space:nowrap}

/* RESPONSIVE */
@media(max-width:900px){
  .agent-wrap,.contact-wrap{grid-template-columns:1fr;gap:48px}
  .agent-avatar{margin:0 auto}
  .agent-wrap{text-align:center}
  .agent-chips{justify-content:center}
  .agent-bio{margin-left:auto;margin-right:auto}
}
@media(max-width:768px){
  nav{padding:0 20px;height:58px}
  .nav-links{display:none}
  .nav-brand{display:none}
  section{padding:68px 20px}
  .trust{padding:18px 20px;gap:20px}
  .trust-div{display:none}
  .listings-grid{grid-template-columns:1fr}
  .hero-metrics{gap:28px}
  .metric-sep{display:none}
  .mob-cta{display:flex}
  .form-row{grid-template-columns:1fr}
  body{padding-bottom:64px}
  .hero{padding:110px 20px 80px}
}