/* ─── DESIGN TOKENS ─── */
:root{
  --navy:#2c3547;--navy-dk:#1b2232;--navy-mid:#394253;--navy-lt:#4a576e;
  --gold:#C7B299;--gold-lt:#D4CBC4;--gold-dk:#a89478;--gold-xdk:#8a7560;
  --cream:#F5F2EE;--white:#fff;--text:#1e2330;--muted:#6b7280;--border:#ddd8d0;
  --accent:#3E608E;--danger:#c0392b;
}
*,*::before,*::after{box-sizing:border-box;margin:0;padding:0;}
html{scroll-behavior:smooth;}
body{font-family:'Montserrat',sans-serif;font-weight:400;color:var(--text);background:var(--white);overflow-x:hidden;}
img{max-width:100%;display:block;}

/* ─── SCROLLBAR ─── */
::-webkit-scrollbar{width:6px;}
::-webkit-scrollbar-track{background:var(--navy-dk);}
::-webkit-scrollbar-thumb{background:var(--gold-dk);border-radius:3px;}

/* ─── NAV ─── */
nav{
  position:fixed;top:0;left:0;right:0;z-index:900;
  background:var(--navy);height:72px;
  display:flex;align-items:center;justify-content:space-between;
  padding:0 48px;
  box-shadow:0 1px 0 rgba(199,178,153,.12);
  transition:box-shadow .3s;
}
nav.scrolled{box-shadow:0 4px 32px rgba(0,0,0,.4);}
.nav-brand{display:flex;align-items:center;gap:12px;cursor:pointer;text-decoration:none;}
.nav-brand img{
  height:52px;width:52px;object-fit:contain;
  filter:brightness(0) invert(1);
  transition:filter .3s,transform .3s;
}
.nav-brand:hover img{filter:brightness(0) invert(1) drop-shadow(0 0 6px rgba(199,178,153,.7));transform:scale(1.06);}
.nav-brand-text{font-family:'Cormorant Garamond',serif;font-size:1.55rem;font-weight:600;color:var(--gold-lt);letter-spacing:.08em;}
.nav-brand-text span{color:var(--gold);}
.nav-links{display:flex;gap:4px;list-style:none;align-items:center;}
.nav-links a{
  font-family:'Cormorant Garamond',serif;font-size:1.05rem;font-weight:600;
  letter-spacing:.1em;color:var(--gold);text-decoration:none;text-transform:uppercase;
  padding:6px 14px;border-bottom:2px solid transparent;
  transition:color .2s,border-color .2s;white-space:nowrap;
}
.nav-links a:hover,.nav-links a.active{color:var(--white);border-bottom-color:var(--gold);}
.nav-links a.nav-cta{
  background:var(--gold);color:var(--navy)!important;border:none!important;
  padding:8px 18px;margin-left:8px;
  transition:background .2s!important;
}
.nav-links a.nav-cta:hover{background:var(--white)!important;}
.hamburger{display:none;flex-direction:column;gap:5px;cursor:pointer;padding:4px;}
.hamburger span{display:block;width:26px;height:2px;background:var(--gold);transition:all .3s;}
.hamburger.open span:nth-child(1){transform:translateY(7px) rotate(45deg);}
.hamburger.open span:nth-child(2){opacity:0;}
.hamburger.open span:nth-child(3){transform:translateY(-7px) rotate(-45deg);}
.mobile-nav{
  position:fixed;top:72px;left:0;right:0;background:var(--navy-dk);z-index:899;
  display:flex;flex-direction:column;
  max-height:0;overflow:hidden;transition:max-height .4s ease;
  border-top:1px solid rgba(199,178,153,.15);
}
.mobile-nav.open{max-height:400px;}
.mobile-nav a{
  font-family:'Cormorant Garamond',serif;font-size:1.3rem;font-weight:600;
  color:var(--gold);text-decoration:none;text-transform:uppercase;letter-spacing:.1em;
  padding:15px 40px;border-bottom:1px solid rgba(199,178,153,.08);
  transition:color .2s,background .2s;
}
.mobile-nav a:hover{color:var(--white);background:rgba(255,255,255,.04);}

/* ─── PAGES ─── */
.page{display:none;padding-top:72px;}
.page.active{display:block;}

/* ─── HERO ─── */
.hero{position:relative;height:100vh;overflow:hidden;background:var(--navy-dk);}
.hero-slide{position:absolute;inset:0;opacity:0;transition:opacity 1.4s ease;}
.hero-slide.on{opacity:1;}
.hero-slide img{width:100%;height:100%;object-fit:cover;object-position:center;transform:scale(1.06);transition:transform 6s ease;}
.hero-slide.on img{transform:scale(1);}
.hero-slide::after{content:'';position:absolute;inset:0;background:linear-gradient(160deg,rgba(27,34,50,.78) 0%,rgba(27,34,50,.38) 55%,transparent 100%);}
.hero-body{position:absolute;bottom:0;left:0;right:0;z-index:5;padding:90px 80px 110px;}
.hero-eyebrow{font-family:'Montserrat',sans-serif;font-size:.68rem;font-weight:600;letter-spacing:.38em;color:var(--gold);text-transform:uppercase;margin-bottom:16px;opacity:0;transform:translateY(16px);transition:all .8s .2s;}
.hero-h1{font-family:'Cormorant Garamond',serif;font-size:clamp(2.8rem,6vw,5.4rem);font-weight:300;color:var(--white);line-height:1.08;margin-bottom:28px;opacity:0;transform:translateY(16px);transition:all .8s .4s;}
.hero-h1 em{font-style:italic;color:var(--gold-lt);}
.hero-sub{font-family:'Montserrat',sans-serif;font-size:.94rem;font-weight:400;color:rgba(255,255,255,.88);max-width:520px;line-height:1.8;margin-bottom:40px;opacity:0;transform:translateY(16px);transition:all .8s .6s;}
.hero-btn{display:inline-block;font-family:'Montserrat',sans-serif;font-size:.72rem;font-weight:600;letter-spacing:.22em;text-transform:uppercase;color:var(--navy);background:var(--gold);padding:16px 38px;cursor:pointer;border:none;opacity:0;transform:translateY(16px);transition:all .8s .8s,background .25s;}
.hero-btn:hover{background:var(--white);}
.hero.loaded .hero-eyebrow,.hero.loaded .hero-h1,.hero.loaded .hero-sub,.hero.loaded .hero-btn{opacity:1;transform:none;}
.hero-dots{position:absolute;bottom:44px;right:80px;z-index:6;display:flex;gap:10px;}
.hero-dot{width:30px;height:2px;background:rgba(199,178,153,.35);cursor:pointer;transition:background .3s,transform .3s;}
.hero-dot.on{background:var(--gold);transform:scaleY(2);}

/* ─── PAGE HERO (sub-pages) ─── */
.pg-hero{position:relative;height:52vh;overflow:hidden;background:var(--navy-dk);}
.pg-hero img{width:100%;height:100%;object-fit:cover;opacity:.5;transform:scale(1.04);transition:transform 8s ease;}
.pg-hero.loaded img{transform:scale(1);}
.pg-hero-body{position:absolute;inset:0;display:flex;flex-direction:column;align-items:flex-start;justify-content:flex-end;padding:64px 80px;}
.pg-eyebrow{font-family:'Montserrat',sans-serif;font-size:.65rem;font-weight:600;letter-spacing:.38em;text-transform:uppercase;color:var(--gold);margin-bottom:12px;}
.pg-title{font-family:'Cormorant Garamond',serif;font-size:clamp(2.2rem,5vw,3.8rem);font-weight:300;color:var(--white);line-height:1.1;}

/* ─── REVEAL ANIMATIONS ─── */
.reveal{opacity:0;transform:translateY(32px);transition:opacity .75s ease,transform .75s ease;}
.reveal.visible{opacity:1;transform:none;}
.reveal-left{opacity:0;transform:translateX(-32px);transition:opacity .75s ease,transform .75s ease;}
.reveal-left.visible{opacity:1;transform:none;}
.reveal-right{opacity:0;transform:translateX(32px);transition:opacity .75s ease,transform .75s ease;}
.reveal-right.visible{opacity:1;transform:none;}
.stagger-1{transition-delay:.1s!important;}
.stagger-2{transition-delay:.2s!important;}
.stagger-3{transition-delay:.3s!important;}
.stagger-4{transition-delay:.4s!important;}

/* ─── TYPOGRAPHY HELPERS ─── */
.label{font-family:'Montserrat',sans-serif;font-size:.65rem;font-weight:600;letter-spacing:.4em;text-transform:uppercase;color:var(--gold-dk);margin-bottom:16px;}
.divider{width:48px;height:1.5px;background:var(--gold);margin-bottom:28px;}
.sec-title{font-family:'Cormorant Garamond',serif;font-size:clamp(1.9rem,3.8vw,3.1rem);font-weight:300;line-height:1.18;color:var(--navy-dk);margin-bottom:24px;}
.sec-title em{font-style:italic;color:var(--gold-dk);}
.sec-body{font-family:'Montserrat',sans-serif;font-size:.92rem;font-weight:400;line-height:1.9;color:#4a5060;}

/* ─── HOME — ABOUT SPLIT ─── */
.split{display:grid;grid-template-columns:1fr 1fr;}
.split-img{overflow:hidden;}
.split-img img{width:100%;height:100%;object-fit:cover;transition:transform .8s ease;}
.split-img:hover img{transform:scale(1.05);}
.split-text{background:var(--cream);padding:90px 80px;display:flex;flex-direction:column;justify-content:center;}
.btn-outline{display:inline-block;font-family:'Montserrat',sans-serif;font-size:.7rem;font-weight:600;letter-spacing:.22em;text-transform:uppercase;color:var(--navy);border:1.5px solid var(--navy);padding:13px 28px;cursor:pointer;text-decoration:none;transition:all .25s;margin-top:28px;}
.btn-outline:hover{background:var(--navy);color:var(--white);}
.btn-gold{display:inline-block;font-family:'Montserrat',sans-serif;font-size:.7rem;font-weight:600;letter-spacing:.22em;text-transform:uppercase;color:var(--navy);background:var(--gold);border:none;padding:13px 28px;cursor:pointer;text-decoration:none;transition:background .25s;}
.btn-gold:hover{background:var(--gold-dk);color:var(--white);}

/* ─── SERVICES GRID ─── */
.services-dark{background:var(--navy);padding:100px 80px;}
.services-dark .label{color:rgba(199,178,153,.55);}
.services-dark .sec-title{color:var(--gold-lt);}
.services-dark .divider{background:var(--gold);}
.srv-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:rgba(199,178,153,.18);margin-top:56px;border:1px solid rgba(199,178,153,.18);}
.srv-card{background:var(--navy);padding:48px 38px;transition:background .3s;}
.srv-card:hover{background:var(--navy-dk);}
.srv-num{font-family:'Cormorant Garamond',serif;font-size:2.8rem;font-weight:300;color:rgba(199,178,153,.16);line-height:1;margin-bottom:14px;}
.srv-name{font-family:'Cormorant Garamond',serif;font-size:1.45rem;font-weight:600;color:var(--gold);margin-bottom:14px;line-height:1.3;}
.srv-desc{font-family:'Montserrat',sans-serif;font-size:.82rem;font-weight:400;color:rgba(255,255,255,.82);line-height:1.85;}

/* ─── PHOTO STRIP ─── */
.photo-strip{display:grid;grid-template-columns:repeat(4,1fr);height:340px;overflow:hidden;}
.photo-strip-cell{overflow:hidden;cursor:pointer;}
.photo-strip-cell img{width:100%;height:100%;object-fit:cover;transition:transform .6s ease,filter .4s;}
.photo-strip-cell:hover img{transform:scale(1.1);filter:brightness(1.1);}

/* ─── GALLERY MOSAIC (about) ─── */
.mosaic{display:grid;grid-template-columns:repeat(3,1fr);grid-template-rows:260px 260px;gap:6px;}
.mosaic-cell{overflow:hidden;}
.mosaic-cell img{width:100%;height:100%;object-fit:cover;transition:transform .55s;}
.mosaic-cell:hover img{transform:scale(1.06);}
.mosaic-cell.tall{grid-row:span 2;}

/* ─── STATS ─── */
.stats-row{display:grid;grid-template-columns:repeat(4,1fr);gap:32px;margin-top:56px;}
.stat{border-left:2px solid var(--gold);padding-left:20px;}
.stat-n{font-family:'Cormorant Garamond',serif;font-size:2.6rem;font-weight:300;color:var(--navy);line-height:1;}
.stat-l{font-family:'Montserrat',sans-serif;font-size:.74rem;font-weight:500;color:#4a5060;margin-top:4px;letter-spacing:.06em;}

/* ─── CONTACT ─── */
.contact-section{background:var(--navy-dk);padding:100px 80px;display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:start;}
.contact-section .sec-title{color:var(--gold-lt);}
.contact-section .label{color:rgba(199,178,153,.5);}
.contact-section .divider{background:var(--gold);}
.contact-info{margin-top:32px;display:flex;flex-direction:column;gap:16px;}
.contact-info-item{font-family:'Montserrat',sans-serif;font-size:.86rem;font-weight:400;color:rgba(255,255,255,.88);line-height:1.6;}
.contact-info-item strong{color:var(--gold);font-weight:500;display:block;font-size:.68rem;letter-spacing:.15em;text-transform:uppercase;margin-bottom:4px;}
.cf{display:flex;flex-direction:column;gap:14px;}
.cf-row{display:grid;grid-template-columns:1fr 1fr;gap:14px;}
.cf-group{display:flex;flex-direction:column;gap:6px;}
.cf-group label{font-family:'Montserrat',sans-serif;font-size:.63rem;font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);}
.cf-group input,.cf-group textarea,.cf-group select{background:rgba(255,255,255,.06);border:1px solid rgba(199,178,153,.22);color:var(--white);padding:13px 15px;font-family:'Montserrat',sans-serif;font-size:.86rem;font-weight:300;outline:none;transition:border-color .2s;width:100%;}
.cf-group input:focus,.cf-group textarea:focus{border-color:var(--gold);}
.cf-group input::placeholder,.cf-group textarea::placeholder{color:rgba(255,255,255,.22);}
.cf-group textarea{min-height:120px;resize:vertical;}
/* Human verify */
.captcha-box{background:rgba(255,255,255,.05);border:1px solid rgba(199,178,153,.22);padding:18px;margin-top:4px;}
.captcha-q{font-family:'Montserrat',sans-serif;font-size:.82rem;font-weight:400;color:var(--gold-lt);margin-bottom:10px;}
.captcha-input{background:rgba(255,255,255,.08)!important;}
.cf-submit{align-self:flex-start;font-family:'Montserrat',sans-serif;font-size:.7rem;font-weight:600;letter-spacing:.22em;text-transform:uppercase;color:var(--navy);background:var(--gold);border:none;padding:15px 36px;cursor:pointer;transition:background .25s;margin-top:8px;}
.cf-submit:hover{background:var(--white);}

/* ─── FOOTER ─── */
footer{background:#161d2b;padding:56px 80px 30px;border-top:1px solid rgba(199,178,153,.1);}
.footer-grid{display:grid;grid-template-columns:2fr 1fr 1fr 1fr;gap:48px;margin-bottom:44px;}
.footer-brand-logo{display:flex;align-items:center;gap:10px;margin-bottom:14px;}
.footer-brand-logo img{height:42px;width:42px;object-fit:contain;filter:brightness(0) invert(1);opacity:.9;}
.footer-brand-name{font-family:'Cormorant Garamond',serif;font-size:1.4rem;font-weight:600;color:var(--gold-lt);}
.footer-tagline{font-family:'Montserrat',sans-serif;font-size:.82rem;font-weight:400;color:rgba(255,255,255,.72);line-height:1.8;max-width:280px;}
.footer-col-title{font-family:'Montserrat',sans-serif;font-size:.62rem;font-weight:600;letter-spacing:.3em;text-transform:uppercase;color:var(--gold);margin-bottom:18px;}
.footer-col ul{list-style:none;display:flex;flex-direction:column;gap:9px;}
.footer-col ul a{font-family:'Montserrat',sans-serif;font-size:.82rem;font-weight:400;color:rgba(255,255,255,.72);text-decoration:none;cursor:pointer;transition:color .2s;}
.footer-col ul a:hover{color:var(--gold);}
.footer-bottom{display:flex;justify-content:space-between;align-items:center;border-top:1px solid rgba(255,255,255,.06);padding-top:22px;}
.footer-copy{font-family:'Montserrat',sans-serif;font-size:.72rem;font-weight:400;color:rgba(255,255,255,.55);}
.footer-legal{display:flex;gap:22px;}
.footer-legal a{font-family:'Montserrat',sans-serif;font-size:.72rem;font-weight:400;color:rgba(255,255,255,.58);cursor:pointer;text-decoration:none;transition:color .2s;}
.footer-legal a:hover{color:var(--gold);}

/* ─── NEWS & BROKERAGE SHARED ─── */
.section-pad{padding:90px 80px;}
.cards-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:36px;margin-top:48px;}
.card{border:1px solid var(--border);position:relative;cursor:pointer;transition:box-shadow .3s,border-color .3s;background:var(--white);}
.card:hover{box-shadow:0 14px 48px rgba(44,53,71,.12);border-color:var(--gold);}
.card-img{height:200px;overflow:hidden;}
.card-img img{width:100%;height:100%;object-fit:cover;transition:transform .5s;}
.card:hover .card-img img{transform:scale(1.06);}
.card-body{padding:26px;}
.card-meta{font-family:'Montserrat',sans-serif;font-size:.66rem;font-weight:600;letter-spacing:.25em;text-transform:uppercase;color:var(--gold-xdk);margin-bottom:9px;}
.card-title{font-family:'Cormorant Garamond',serif;font-size:1.3rem;font-weight:600;color:var(--navy);line-height:1.3;margin-bottom:10px;}
.card-excerpt{font-family:'Montserrat',sans-serif;font-size:.82rem;font-weight:400;color:#4a5060;line-height:1.75;}
.card-read{display:inline-block;margin-top:16px;font-family:'Montserrat',sans-serif;font-size:.68rem;font-weight:600;letter-spacing:.18em;text-transform:uppercase;color:var(--gold-dk);border-bottom:1px solid var(--gold);padding-bottom:2px;cursor:pointer;}
.card-admin-btns{position:absolute;top:10px;right:10px;display:none;gap:6px;z-index:5;}
.card-admin-btns.show{display:flex;}
.btn-cedit{font-family:'Montserrat',sans-serif;font-size:.6rem;font-weight:600;letter-spacing:.08em;text-transform:uppercase;background:rgba(27,34,50,.88);color:var(--gold);border:none;padding:5px 9px;cursor:pointer;transition:background .2s;}
.btn-cedit:hover{background:var(--navy);}
.btn-cdel{font-family:'Montserrat',sans-serif;font-size:.6rem;font-weight:600;letter-spacing:.08em;text-transform:uppercase;background:rgba(192,57,43,.88);color:#fff;border:none;padding:5px 9px;cursor:pointer;}
.btn-cdel:hover{background:var(--danger);}

/* ─── ARTICLE / OFFER VIEW ─── */
.art-view{display:none;padding:80px 80px;max-width:880px;margin:0 auto;}
.art-view.on{display:block;}
.art-back{font-family:'Montserrat',sans-serif;font-size:.68rem;font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:var(--gold-dk);border:none;background:none;cursor:pointer;margin-bottom:36px;display:inline-flex;align-items:center;gap:8px;}
.art-label{font-family:'Montserrat',sans-serif;font-size:.65rem;letter-spacing:.32em;text-transform:uppercase;color:var(--gold-dk);margin-bottom:10px;}
.art-title{font-family:'Cormorant Garamond',serif;font-size:clamp(1.9rem,4vw,3rem);font-weight:300;color:var(--navy);line-height:1.2;margin-bottom:14px;}
.art-meta{font-family:'Montserrat',sans-serif;font-size:.74rem;font-weight:500;letter-spacing:.14em;text-transform:uppercase;color:#5a6070;margin-bottom:40px;}
.art-cover{width:100%;height:400px;object-fit:cover;margin-bottom:48px;}
.art-body{font-family:'Cormorant Garamond',serif;font-size:1.12rem;color:#2a2a2a;line-height:1.88;}
.art-body p{margin-bottom:18px;}
.art-body p:last-child{margin-bottom:0;}
.art-body a{color:var(--gold-dk);text-decoration:underline;text-underline-offset:2px;word-break:break-word;transition:color .2s;}
.art-body a:hover{color:var(--gold-xdk);}
.art-admin-bar{display:none;gap:12px;margin-top:40px;padding-top:24px;border-top:1px solid var(--border);}
.art-admin-bar.show{display:flex;}

/* ─── ADMIN TAB ─── */
.admin-tab-bar{
  background:var(--navy-dk);
  display:flex;align-items:stretch;justify-content:space-between;
  padding:0 80px;min-height:56px;
  border-bottom:2px solid rgba(199,178,153,.16);
  flex-wrap:wrap;
}
.admin-tabs{display:flex;gap:0;align-items:stretch;}
.atab{
  font-family:'Montserrat',sans-serif;font-size:.68rem;font-weight:600;letter-spacing:.18em;
  text-transform:uppercase;color:rgba(199,178,153,.48);
  padding:0 22px;border:none;background:none;cursor:pointer;
  border-bottom:3px solid transparent;
  display:inline-flex;align-items:center;white-space:nowrap;
  transition:color .2s,border-color .2s,background .2s;
}
.atab:hover{color:var(--gold);background:rgba(199,178,153,.04);}
.atab.on{color:var(--gold);border-bottom-color:var(--gold);background:rgba(199,178,153,.07);}
.admin-bar-right{display:flex;align-items:center;gap:10px;padding:10px 0;}
.admin-bar-status{font-family:'Montserrat',sans-serif;font-size:.74rem;font-weight:400;color:rgba(199,178,153,.85);}
.admin-bar-status strong{color:var(--gold);font-weight:500;}
.btn-bar{font-family:'Montserrat',sans-serif;font-size:.66rem;font-weight:600;letter-spacing:.15em;text-transform:uppercase;padding:7px 16px;border:none;cursor:pointer;transition:all .2s;}
.btn-bar-gold{background:var(--gold);color:var(--navy);}
.btn-bar-gold:hover{background:var(--white);}
.btn-bar-ghost{background:transparent;color:var(--gold);border:1px solid rgba(199,178,153,.38);}
.btn-bar-ghost:hover{border-color:var(--gold);}
.atab-panel{display:none;}
.atab-panel.on{display:block;}

/* ─── AUTH FORMS ─── */
.auth-outer{min-height:70vh;background:var(--cream);display:flex;align-items:center;justify-content:center;padding:80px 24px;}
.auth-card{background:var(--white);border:1px solid var(--border);padding:52px;width:100%;max-width:460px;}
.auth-title{font-family:'Cormorant Garamond',serif;font-size:1.9rem;font-weight:600;color:var(--navy);margin-bottom:6px;}
.auth-sub{font-family:'Montserrat',sans-serif;font-size:.82rem;font-weight:400;color:#4a5060;line-height:1.65;margin-bottom:32px;}
.auth-field{margin-bottom:18px;}
.auth-field label{font-family:'Montserrat',sans-serif;font-size:.62rem;font-weight:600;letter-spacing:.22em;text-transform:uppercase;color:var(--navy-lt);display:block;margin-bottom:7px;}
.auth-field input{width:100%;background:var(--cream);border:1px solid var(--border);color:var(--text);padding:12px 14px;font-family:'Montserrat',sans-serif;font-size:.86rem;font-weight:300;outline:none;transition:border-color .2s;}
.auth-field input:focus{border-color:var(--gold-dk);background:var(--white);}
.auth-err{font-family:'Montserrat',sans-serif;font-size:.76rem;color:var(--danger);display:none;padding:10px 14px;background:rgba(192,57,43,.07);border-left:3px solid var(--danger);margin-bottom:16px;line-height:1.5;}
.auth-err.on{display:block;}
.auth-ok{font-family:'Montserrat',sans-serif;font-size:.8rem;color:#1a7a4a;display:none;padding:12px 14px;background:rgba(26,122,74,.08);border-left:3px solid #27ae60;margin-bottom:16px;line-height:1.6;}
.auth-ok.on{display:block;}
.btn-auth{width:100%;font-family:'Montserrat',sans-serif;font-size:.72rem;font-weight:600;letter-spacing:.22em;text-transform:uppercase;color:var(--navy);background:var(--gold);border:none;padding:14px;cursor:pointer;transition:background .25s;margin-top:6px;}
.btn-auth:hover{background:var(--gold-dk);color:var(--white);}
.auth-switch{font-family:'Montserrat',sans-serif;font-size:.78rem;font-weight:400;color:#4a5060;text-align:center;margin-top:18px;}
.auth-switch a{color:var(--gold-dk);cursor:pointer;text-decoration:underline;}
/* Simulated email */
.sim-email{display:none;margin-top:22px;border:1px solid var(--border);background:#fafafa;}
.sim-email-hdr{background:var(--navy);padding:10px 16px;}
.sim-email-hdr span{font-family:'Montserrat',sans-serif;font-size:.65rem;font-weight:600;letter-spacing:.15em;text-transform:uppercase;color:var(--gold);}
.sim-email-body{padding:18px;}
.sim-email-meta{font-family:'Montserrat',sans-serif;font-size:.75rem;font-weight:400;color:#4a5060;margin-bottom:12px;line-height:1.7;}
.sim-email-meta strong{color:var(--text);}
.sim-email-link-box{background:var(--cream);border:1px solid var(--border);padding:11px 14px;font-family:'Montserrat',sans-serif;font-size:.76rem;color:var(--navy);word-break:break-all;}
.sim-email-link-box a{color:var(--accent);}
.sim-email-disc{font-family:'Montserrat',sans-serif;font-size:.68rem;color:var(--muted);margin-top:10px;font-style:italic;}

/* ─── EDITOR PANEL ─── */
.editor-outer{padding:64px 80px;background:var(--cream);min-height:70vh;}
.editor-box{background:var(--white);border:1px solid var(--border);padding:50px;max-width:820px;}
.editor-heading{font-family:'Cormorant Garamond',serif;font-size:1.8rem;font-weight:600;color:var(--navy);margin-bottom:6px;}
.editor-subhead{font-family:'Montserrat',sans-serif;font-size:.82rem;font-weight:400;color:#4a5060;margin-bottom:34px;}
.ed-field{margin-bottom:20px;}
.ed-field label{font-family:'Montserrat',sans-serif;font-size:.62rem;font-weight:600;letter-spacing:.22em;text-transform:uppercase;color:var(--navy-lt);display:block;margin-bottom:7px;}
.ed-field input,.ed-field textarea,.ed-field select{width:100%;background:var(--cream);border:1px solid var(--border);color:var(--text);padding:12px 14px;font-family:'Montserrat',sans-serif;font-size:.86rem;font-weight:300;outline:none;transition:border-color .2s;}
.ed-field input:focus,.ed-field textarea:focus{border-color:var(--gold-dk);background:var(--white);}
.ed-field textarea{min-height:200px;resize:vertical;}
/* Image picker */
.img-picker{display:grid;grid-template-columns:repeat(5,1fr);gap:8px;margin-top:8px;}
.img-opt{height:66px;overflow:hidden;cursor:pointer;border:2px solid transparent;transition:border-color .2s,transform .15s;}
.img-opt img{width:100%;height:100%;object-fit:cover;}
.img-opt:hover{border-color:var(--gold);}
.img-opt.on{border-color:var(--gold-dk);outline:2px solid var(--gold);transform:scale(.95);}
.ed-actions{display:flex;gap:12px;margin-top:26px;}
.btn-ed-save{font-family:'Montserrat',sans-serif;font-size:.7rem;font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:var(--navy);background:var(--gold);border:none;padding:13px 30px;cursor:pointer;transition:background .2s;}
.btn-ed-save:hover{background:var(--gold-dk);color:var(--white);}
.btn-ed-cancel{font-family:'Montserrat',sans-serif;font-size:.7rem;font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:var(--muted);background:transparent;border:1px solid var(--border);padding:13px 30px;cursor:pointer;transition:all .2s;}
.btn-ed-cancel:hover{border-color:var(--navy);color:var(--navy);}

/* ─── RICH-TEXT EDITOR (news + brokerage body fields) ─── */
/* Toolbar sits on top of the editor and shares the same prominent gold
   border so the two surfaces read as one panel. */
.rich-toolbar{display:flex;flex-wrap:wrap;align-items:center;gap:4px;background:#ECE6DC;border:2px solid var(--gold-dk);border-bottom:none;padding:6px 8px;}
.rich-toolbar button{font-family:'Montserrat',sans-serif;font-size:.74rem;font-weight:500;color:var(--navy);background:transparent;border:1px solid transparent;padding:5px 10px;cursor:pointer;transition:background .15s,border-color .15s;line-height:1.2;}
.rich-toolbar button:hover{background:var(--white);border-color:var(--border);}
.rich-toolbar button:active,.rich-toolbar button.is-active{background:var(--gold);color:var(--navy);}
.rich-toolbar button b,.rich-toolbar button i,.rich-toolbar button u{font-style:inherit;text-decoration:inherit;}
.rich-toolbar button b{font-weight:700;}
.rich-toolbar button i{font-style:italic;}
.rich-toolbar button u{text-decoration:underline;}
.rich-sep{display:inline-block;width:1px;height:18px;background:var(--border);margin:0 4px;}
/* The editor itself uses the SAME palette as the title/excerpt inputs above
   it (background:var(--cream); color:var(--text);) so the four fields feel
   like one set. The border is bumped to 2px var(--gold-dk) so the box
   stands out clearly even when empty — without that, the contenteditable
   reads as a flat strip the user can't see. min-height ≈ 5 visible rows;
   resize:vertical lets editors drag it taller for long articles. */
.rich-editor{display:block;box-sizing:border-box;width:100%;min-height:150px;background:var(--cream);border:2px solid var(--gold-dk);color:var(--text);padding:12px 14px;font-family:'Montserrat',sans-serif;font-size:.86rem;font-weight:300;line-height:1.65;outline:none;transition:border-color .2s,background .2s;overflow:auto;resize:vertical;}
.rich-editor:focus{border-color:var(--navy);background:var(--white);}
/* Placeholder shown when the editor truly has no content. The companion
   JS keeps the field clean (no stray <br>) so this triggers reliably. */
.rich-editor:empty::before{content:attr(data-placeholder);color:var(--muted);pointer-events:none;display:block;}
.rich-editor p{margin:0 0 0.8em 0;}
.rich-editor p:last-child{margin-bottom:0;}
.rich-editor ul,.rich-editor ol{margin:0 0 0.8em 1.4em;padding:0;}
.rich-editor li{margin-bottom:0.25em;}
.rich-editor a{color:var(--gold-dk);text-decoration:underline;}
.rich-editor strong{font-weight:700;}
.rich-editor em{font-style:italic;}

/* ─── BROKERAGE ─── */
.brok-hero-banner{
  position:relative;height:48vh;overflow:hidden;background:var(--navy-dk);
  display:flex;align-items:flex-end;
}
.brok-hero-banner img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:.45;transition:transform 8s ease;}
.brok-hero-banner.loaded img{transform:scale(1.04);}
.brok-hero-banner::after{content:'';position:absolute;inset:0;background:linear-gradient(to right,rgba(27,34,50,.82) 0%,rgba(27,34,50,.3) 100%);}
.brok-hero-text{position:relative;z-index:2;padding:60px 80px;}
.brok-filters{display:flex;gap:10px;flex-wrap:wrap;margin-top:36px;}
.brok-filter{font-family:'Montserrat',sans-serif;font-size:.68rem;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:rgba(199,178,153,.6);background:rgba(199,178,153,.08);border:1px solid rgba(199,178,153,.22);padding:7px 16px;cursor:pointer;transition:all .2s;}
.brok-filter:hover,.brok-filter.on{background:var(--gold);color:var(--navy);border-color:var(--gold);}
.brok-badge{display:inline-block;font-family:'Montserrat',sans-serif;font-size:.6rem;font-weight:600;letter-spacing:.08em;text-transform:uppercase;padding:3px 8px;border-radius:2px;margin-bottom:8px;}
.brok-badge-buy{background:rgba(62,96,142,.2);color:var(--accent);}
.brok-badge-sell{background:rgba(199,178,153,.2);color:var(--gold-dk);}
.brok-badge-charter{background:rgba(39,174,96,.15);color:#27ae60;}
.brok-price{font-family:'Cormorant Garamond',serif;font-size:1.2rem;font-weight:600;color:var(--navy);margin-top:12px;}

/* ─── TOAST ─── */
.toast{
  position:fixed;bottom:28px;right:28px;z-index:9999;
  background:var(--navy);color:var(--gold-lt);
  font-family:'Montserrat',sans-serif;font-size:.8rem;font-weight:300;
  padding:15px 22px;border-left:3px solid var(--gold);
  transform:translateX(200%);transition:transform .4s ease;
  max-width:340px;line-height:1.5;box-shadow:0 8px 32px rgba(0,0,0,.3);
}
.toast.on{transform:none;}

/* ─── MODAL ─── */
.modal-overlay{display:none;position:fixed;inset:0;background:rgba(20,28,44,.86);z-index:2000;align-items:center;justify-content:center;}
.modal-overlay.on{display:flex;}
.modal{background:var(--white);width:90%;max-width:460px;padding:44px;position:relative;animation:slideDown .3s ease;}
.modal-x{position:absolute;top:16px;right:20px;font-size:1.4rem;cursor:pointer;color:var(--muted);background:none;border:none;line-height:1;}
.modal-title{font-family:'Cormorant Garamond',serif;font-size:1.7rem;font-weight:600;color:var(--navy);margin-bottom:8px;}
.modal-body{font-family:'Montserrat',sans-serif;font-size:.86rem;font-weight:400;color:#4a5060;line-height:1.7;margin-bottom:26px;}
.modal-btns{display:flex;gap:12px;}
.btn-danger{font-family:'Montserrat',sans-serif;font-size:.7rem;font-weight:600;letter-spacing:.16em;text-transform:uppercase;background:var(--danger);color:#fff;border:none;padding:12px 22px;cursor:pointer;transition:background .2s;}
.btn-danger:hover{background:#a93226;}
.btn-mcancel{font-family:'Montserrat',sans-serif;font-size:.7rem;font-weight:600;letter-spacing:.16em;text-transform:uppercase;background:transparent;color:var(--muted);border:1px solid var(--border);padding:12px 22px;cursor:pointer;transition:all .2s;}
.btn-mcancel:hover{border-color:var(--navy);color:var(--navy);}
@keyframes slideDown{from{opacity:0;transform:translateY(-20px)}to{opacity:1;transform:none}}

/* ─── COOKIE ─── */
.cookie-banner{
  position:fixed;bottom:0;left:0;right:0;z-index:3000;
  background:var(--navy-dk);border-top:2px solid var(--gold);
  padding:24px 60px;display:flex;align-items:center;gap:36px;
  transition:transform .5s ease;
}
.cookie-banner.hidden{transform:translateY(100%);}
.cookie-text{flex:1;font-family:'Montserrat',sans-serif;font-size:.82rem;font-weight:400;color:rgba(255,255,255,.88);line-height:1.7;}
.cookie-text a{color:var(--gold);text-decoration:underline;cursor:pointer;}
.cookie-btns{display:flex;gap:10px;flex-shrink:0;}
.btn-ck{font-family:'Montserrat',sans-serif;font-size:.68rem;font-weight:600;letter-spacing:.14em;text-transform:uppercase;padding:9px 20px;cursor:pointer;border:none;transition:all .2s;}
.btn-ck-accept{background:var(--gold);color:var(--navy);}
.btn-ck-accept:hover{background:var(--white);}
.btn-ck-reject{background:transparent;color:rgba(255,255,255,.48);border:1px solid rgba(255,255,255,.22);}
.btn-ck-reject:hover{border-color:var(--gold);color:var(--gold);}

/* ─── SERVICES DETAIL PAGE ─── */
.srv-detail-grid{display:grid;grid-template-columns:1fr 1fr;gap:72px;margin-top:56px;}
.srv-detail-card{border-top:2px solid var(--gold);padding-top:28px;}
.srv-detail-title{font-family:'Cormorant Garamond',serif;font-size:1.6rem;font-weight:600;color:var(--navy);margin-bottom:14px;line-height:1.25;}
.srv-detail-body{font-family:'Montserrat',sans-serif;font-size:.88rem;font-weight:400;color:#4a5060;line-height:1.9;}
.srv-detail-list{list-style:none;margin-top:14px;display:flex;flex-direction:column;gap:7px;}
.srv-detail-list li{font-family:'Montserrat',sans-serif;font-size:.82rem;font-weight:400;color:#4a5060;padding-left:16px;position:relative;}
.srv-detail-list li::before{content:'—';position:absolute;left:0;color:var(--gold-dk);}

/* ─── RESPONSIVE ─── */
@media(max-width:900px){
  nav{padding:0 22px;}
  .nav-links{display:none;}
  .hamburger{display:flex;}
  .hero-body{padding:48px 36px 80px;}
  .split{grid-template-columns:1fr;}
  .split-img{height:300px;}
  .split-text{padding:56px 36px;}
  .srv-grid{grid-template-columns:1fr;}
  .services-dark{padding:70px 36px;}
  .photo-strip{grid-template-columns:repeat(2,1fr);height:360px;}
  .contact-section{grid-template-columns:1fr;padding:70px 36px;gap:48px;}
  .footer-grid{grid-template-columns:1fr;gap:36px;}
  footer{padding:40px 36px 24px;}
  .cards-grid{grid-template-columns:1fr;}
  .section-pad{padding:64px 36px;}
  .mosaic{grid-template-columns:1fr 1fr;}
  .mosaic-cell.tall{grid-row:span 1;}
  .stats-row{grid-template-columns:1fr 1fr;gap:24px;margin-top:36px;}
  .pg-hero-body{padding:48px 36px;}
  .admin-tab-bar{padding:0 22px;flex-wrap:wrap;}
  .admin-bar-status{display:none;}
  .admin-tabs{width:100%;overflow-x:auto;}
  .atab{padding:0 15px;font-size:.62rem;}
  .auth-outer{padding:48px 20px;}
  .auth-card{padding:36px 28px;}
  .editor-outer{padding:40px 22px;}
  .editor-box{padding:32px 24px;}
  .img-picker{grid-template-columns:repeat(3,1fr);}
  .srv-detail-grid{grid-template-columns:1fr;gap:36px;}
  .cookie-banner{flex-direction:column;align-items:flex-start;gap:18px;padding:22px 28px;}
  .brok-hero-text{padding:40px 36px;}
  .art-view{padding:64px 36px;}
  .cf-row{grid-template-columns:1fr;}
  .footer-bottom{flex-direction:column;gap:14px;align-items:flex-start;}
}
@media(max-width:480px){
  .hero-body{padding:36px 24px 60px;}
  .cards-grid{grid-template-columns:1fr;}
  .stats-row{grid-template-columns:1fr;}
}

/* ─── CONTACT CONFIRMATION MODAL ─── */
.msg-overlay{
  display:none;position:fixed;inset:0;z-index:5000;
  background:rgba(20,28,44,.78);backdrop-filter:blur(4px);
  align-items:center;justify-content:center;
}
.msg-overlay.on{display:flex;}
.msg-modal{
  background:var(--white);max-width:480px;width:90%;
  padding:0;position:relative;
  animation:msgPop .35s cubic-bezier(.34,1.56,.64,1);
  overflow:hidden;
}
@keyframes msgPop{from{opacity:0;transform:scale(.88)}to{opacity:1;transform:scale(1)}}
.msg-modal-stripe{height:5px;}
.msg-modal-stripe.success{background:linear-gradient(90deg,var(--gold-dk),var(--gold));}
.msg-modal-stripe.error{background:linear-gradient(90deg,#c0392b,#e74c3c);}
.msg-modal-inner{padding:44px 48px 40px;}
.msg-icon{
  width:56px;height:56px;border-radius:50%;
  display:flex;align-items:center;justify-content:center;
  font-size:1.5rem;margin-bottom:22px;
}
.msg-icon.success{background:rgba(199,178,153,.15);color:var(--gold-dk);}
.msg-icon.error{background:rgba(192,57,43,.1);color:#c0392b;}
.msg-modal-title{
  font-family:'Cormorant Garamond',serif;font-size:1.75rem;font-weight:600;
  color:var(--navy);margin-bottom:10px;line-height:1.2;
}
.msg-modal-body{
  font-family:'Montserrat',sans-serif;font-size:.85rem;font-weight:400;
  color:#4a5060;line-height:1.72;margin-bottom:30px;
}
.msg-modal-close{
  font-family:'Montserrat',sans-serif;font-size:.7rem;font-weight:600;
  letter-spacing:.2em;text-transform:uppercase;
  background:var(--gold);color:var(--navy);border:none;
  padding:13px 28px;cursor:pointer;transition:background .2s;
}
.msg-modal-close:hover{background:var(--gold-dk);color:var(--white);}
.msg-modal-close.error-btn{background:#c0392b;color:#fff;}
.msg-modal-close.error-btn:hover{background:#a93226;}
.msg-modal-x{
  position:absolute;top:14px;right:16px;
  background:none;border:none;font-size:1.2rem;cursor:pointer;
  color:var(--muted);line-height:1;transition:color .2s;
}
.msg-modal-x:hover{color:var(--navy);}

/* ─── second block ─── */
.puzzle-overlay{
  position:fixed;inset:0;z-index:1100;
  background:rgba(15,18,28,0.82);backdrop-filter:blur(6px);
  display:flex;align-items:center;justify-content:center;
  opacity:0;pointer-events:none;transition:opacity .3s;
}
.puzzle-overlay.on{opacity:1;pointer-events:all;}
.puzzle-modal{
  background:var(--navy-dk);border:1px solid rgba(199,178,153,0.2);
  max-width:520px;width:calc(100% - 32px);
  box-shadow:0 32px 80px rgba(0,0,0,.7);
  position:relative;overflow:hidden;
}
.puzzle-modal-top{
  background:linear-gradient(90deg,#1b2232,#2c3547);
  padding:22px 28px 18px;
  border-bottom:1px solid rgba(199,178,153,0.15);
  display:flex;align-items:flex-start;justify-content:space-between;gap:16px;
}
.puzzle-modal-top-left{flex:1;}
.puzzle-modal-eyebrow{font-family:'Montserrat',sans-serif;font-size:.58rem;font-weight:600;letter-spacing:.38em;text-transform:uppercase;color:rgba(199,178,153,0.55);margin-bottom:6px;}
.puzzle-modal-title{font-family:'Cormorant Garamond',serif;font-size:1.5rem;font-weight:300;color:var(--gold-lt);line-height:1.2;}
.puzzle-modal-sub{font-family:'Montserrat',sans-serif;font-size:.75rem;font-weight:400;color:rgba(255,255,255,.55);margin-top:6px;line-height:1.6;}
.puzzle-modal-x{background:none;border:none;cursor:pointer;color:rgba(199,178,153,.5);font-size:1.4rem;line-height:1;padding:4px;transition:color .2s;flex-shrink:0;}
.puzzle-modal-x:hover{color:var(--gold);}
.puzzle-body{padding:22px 24px;}
.puzzle-meta{display:flex;align-items:center;gap:16px;margin-bottom:16px;}
.puzzle-preview-wrap{flex-shrink:0;}
.puzzle-preview-wrap canvas{border:1px solid rgba(199,178,153,0.25);display:block;}
.puzzle-preview-label{font-family:'Montserrat',sans-serif;font-size:.58rem;letter-spacing:.2em;text-transform:uppercase;color:rgba(199,178,153,.4);margin-top:5px;text-align:center;}
.puzzle-instructions{font-family:'Montserrat',sans-serif;font-size:.78rem;font-weight:400;color:rgba(255,255,255,.65);line-height:1.75;flex:1;}
.puzzle-instructions strong{color:var(--gold);font-weight:500;}
.puzzle-board-wrap{
  background:rgba(0,0,0,0.3);
  border:1px solid rgba(199,178,153,0.15);
  overflow:hidden;
  position:relative;
  margin-bottom:14px;
  transition:box-shadow .4s;
}
#puzzleBoard{margin:0 auto;display:block;}
.puzzle-solved-msg{
  display:none;
  text-align:center;
  padding:10px 0 4px;
  font-family:'Montserrat',sans-serif;font-size:.74rem;font-weight:600;letter-spacing:.2em;text-transform:uppercase;
  color:var(--gold);
  animation:pulse-gold 1.2s ease infinite alternate;
}
@keyframes pulse-gold{from{opacity:.7;}to{opacity:1;}}
.puzzle-actions{display:flex;gap:10px;align-items:center;justify-content:flex-end;padding-top:4px;}
.puzzle-reshuffle{background:none;border:1px solid rgba(199,178,153,.3);color:rgba(199,178,153,.7);font-family:'Montserrat',sans-serif;font-size:.65rem;font-weight:600;letter-spacing:.18em;text-transform:uppercase;padding:10px 18px;cursor:pointer;transition:all .2s;}
.puzzle-reshuffle:hover{border-color:var(--gold);color:var(--gold);}
.puzzle-confirm{background:var(--gold);border:none;color:var(--navy);font-family:'Montserrat',sans-serif;font-size:.65rem;font-weight:600;letter-spacing:.18em;text-transform:uppercase;padding:10px 22px;cursor:not-allowed;transition:background .25s,opacity .25s;opacity:.4;}
.puzzle-confirm:not([disabled]):hover{background:var(--white);}