/* HomeBound.Realty — Bitezai editorial language, navy / cream / gold */
:root {
  --ink: #0e1826;
  --ink-soft: #46586c;
  --cream: #f6f1e6;
  --sand: #ece3d0;
  --gold: #c9a24b;
  --hairline: rgba(14,24,38,.14);
}
* { margin: 0; padding: 0; box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  font-family: 'Inter', sans-serif; font-weight: 300;
  background: var(--cream); color: var(--ink);
  line-height: 1.7; font-size: 1.02rem;
  -webkit-font-smoothing: antialiased; overflow-x: hidden;
}
img { display: block; width: 100%; height: 100%; object-fit: cover; }
::selection { background: var(--gold); color: var(--ink); }
a { color: inherit; text-decoration: none; }
em { font-family: 'Fraunces', serif; font-style: italic; font-weight: 400; }

/* preloader */
.loader { position: fixed; inset: 0; z-index: 200; background: var(--ink); display: flex; align-items: center; justify-content: center; transition: opacity .9s ease, visibility .9s; }
.loader.done { opacity: 0; visibility: hidden; }
.loader span { color: var(--cream); letter-spacing: .45em; font-size: .78rem; font-weight: 500; text-indent: .45em; animation: pulse 1.4s ease-in-out infinite; }
@keyframes pulse { 50% { opacity: .3; } }

/* reveal system */
.reveal { opacity: 0; transform: translateY(36px); filter: blur(10px); transition: opacity 1s cubic-bezier(.22,1,.36,1), transform 1s cubic-bezier(.22,1,.36,1), filter 1s cubic-bezier(.22,1,.36,1); transition-delay: var(--d, 0s); will-change: opacity, transform, filter; }
.reveal.in { opacity: 1; transform: none; filter: blur(0); }
@media (prefers-reduced-motion: reduce) {
  .reveal { opacity: 1; transform: none; filter: none; transition: none; }
  .hero-bg { animation: none !important; }
  .marquee-track { animation-duration: 200s; }
}

/* nav */
.nav {
  position: fixed; top: 0; left: 0; right: 0; z-index: 50;
  display: flex; align-items: center; justify-content: space-between;
  padding: 1.2rem 3rem; mix-blend-mode: difference; color: #f6f1e6;
  transition: background .5s ease, padding .5s ease, transform .5s ease;
}
.nav.hidden { transform: translateY(-110%); }
.nav.scrolled { background: rgba(14,24,38,.94); backdrop-filter: blur(14px); -webkit-backdrop-filter: blur(14px); mix-blend-mode: normal; padding: .85rem 3rem; }
.wordmark { font-weight: 600; font-size: .82rem; letter-spacing: .24em; }
.wordmark em { font-family: 'Inter', sans-serif; font-style: normal; color: var(--gold); }
.nav-links { display: flex; gap: 2.4rem; font-size: .72rem; letter-spacing: .22em; text-transform: uppercase; font-weight: 400; }
.nav-links a { position: relative; opacity: .85; transition: opacity .3s; }
.nav-links a::after { content: ''; position: absolute; left: 0; bottom: -6px; width: 100%; height: 1px; background: currentColor; transform: scaleX(0); transform-origin: right; transition: transform .5s cubic-bezier(.22,1,.36,1); }
.nav-links a:hover { opacity: 1; }
.nav-links a:hover::after { transform: scaleX(1); transform-origin: left; }
.nav-phone { font-size: .68rem; letter-spacing: .14em; border: 1px solid currentColor; border-radius: 999px; padding: .55rem 1.2rem; font-weight: 500; transition: background .4s, color .4s; }
.nav-phone:hover { background: #f6f1e6; color: #0e1826; }

/* hero */
.hero { position: relative; min-height: 100vh; display: flex; flex-direction: column; justify-content: flex-end; overflow: hidden; background: var(--ink); color: var(--cream); padding-bottom: 2.5rem; }
.hero-bg { position: absolute; inset: -8% 0; background-image: url('images/hero-desktop.jpg'); background-size: cover; background-position: center 30%; transform: scale(1.15); will-change: transform; }
body.ready .hero-bg { animation: heroIn 2.4s cubic-bezier(.22,1,.36,1) forwards, kenburns 26s ease-in-out 2.4s infinite alternate; }
@keyframes heroIn { to { transform: scale(1); } }
@keyframes kenburns { from { transform: scale(1); } to { transform: scale(1.12); } }
.hero-shade { position: absolute; inset: 0; background: linear-gradient(180deg, rgba(10,16,24,.42) 0%, rgba(10,16,24,.18) 40%, rgba(10,16,24,.66) 100%); }
.hero-inner { position: relative; z-index: 2; max-width: 1300px; width: 100%; margin: 0 auto; padding: 8rem 3rem 1.5rem; }
.hero-kicker { font-size: .72rem; letter-spacing: .34em; text-transform: uppercase; color: var(--gold); font-weight: 500; margin-bottom: 1.4rem; }
.hero-title { font-family: 'Fraunces', serif; font-weight: 400; font-size: clamp(3rem, 9.5vw, 8rem); line-height: 1.02; margin-bottom: 2rem; }
.hero-title .l1, .hero-title .l2 { display: block; }
.hero-title .l2 { margin-left: 8%; }
.hero-title em { color: var(--gold); }
.mask { display: block; overflow: hidden; }
.rise { display: block; transform: translateY(110%); }
body.ready .rise { animation: riseUp 1.3s cubic-bezier(.22,1,.36,1) forwards; }
.hero-title .l2 .rise { animation-delay: .13s; }
@keyframes riseUp { to { transform: translateY(0); } }
.hero-sub { color: rgba(246,241,230,.82); max-width: 30rem; margin-bottom: 2.2rem; font-size: 1.02rem; }
.hero-cta-row { display: flex; gap: 1.6rem; align-items: center; }
.btn-solid { display: inline-flex; align-items: center; gap: .7rem; background: var(--gold); color: var(--ink); font-weight: 500; font-size: .85rem; letter-spacing: .08em; padding: 1rem 2.2rem; border-radius: 999px; transition: transform .45s cubic-bezier(.22,1,.36,1), box-shadow .45s; }
.btn-solid:hover { transform: translateY(-3px); box-shadow: 0 18px 40px rgba(201,162,75,.35); }
.btn-solid span { transition: transform .45s cubic-bezier(.22,1,.36,1); }
.btn-solid:hover span { transform: translateX(6px); }
.btn-ghost { color: var(--cream); font-size: .85rem; letter-spacing: .08em; font-weight: 400; border-bottom: 1px solid rgba(246,241,230,.4); padding-bottom: .3rem; transition: border-color .3s, color .3s; }
.btn-ghost:hover { border-color: var(--gold); color: var(--gold); }
.hero-strip { position: relative; z-index: 2; max-width: 1300px; width: calc(100% - 6rem); margin: 3rem auto 0; display: grid; grid-template-columns: repeat(3, 1fr); border-top: 1px solid rgba(246,241,230,.22); }
.hero-strip > div { padding: 1.4rem 0; display: flex; flex-direction: column; gap: .2rem; }
.hero-strip strong { font-family: 'Fraunces', serif; font-weight: 400; font-size: 1.7rem; }
.hero-strip span:last-child { font-size: .72rem; letter-spacing: .22em; text-transform: uppercase; opacity: .65; }

/* marquee */
.marquee { overflow: hidden; border-top: 1px solid var(--hairline); border-bottom: 1px solid var(--hairline); padding: 1.7rem 0; background: var(--cream); }
.marquee-track { display: flex; align-items: baseline; gap: 3.2rem; width: max-content; animation: marquee 36s linear infinite; }
.marquee-track span { font-size: .82rem; letter-spacing: .32em; text-transform: uppercase; white-space: nowrap; font-weight: 400; }
.marquee-track span.serif { font-family: 'Fraunces', serif; font-style: italic; text-transform: none; letter-spacing: .02em; font-size: 1.5rem; }
.marquee-track i { color: var(--gold); font-style: normal; font-size: .7rem; }
@keyframes marquee { to { transform: translateX(-50%); } }

/* sections */
section { padding: 8.5rem 3rem; max-width: 1300px; margin: 0 auto; }
.kicker { font-size: .72rem; letter-spacing: .3em; text-transform: uppercase; color: var(--gold); font-weight: 500; margin-bottom: 1.6rem; }
h2 { font-family: 'Fraunces', serif; font-weight: 400; font-size: clamp(2rem, 4.5vw, 3.4rem); line-height: 1.15; margin-bottom: 2rem; }

/* intro */
.intro { max-width: 1000px; }
.brand-text { font-weight: 600; font-size: 1rem; letter-spacing: .3em; margin-bottom: 2.2rem; color: var(--ink); }
.brand-text em { font-family: 'Inter', sans-serif; font-style: normal; color: var(--gold); }
.intro > p:last-child { font-size: 1.15rem; color: var(--ink-soft); max-width: 44rem; }

/* listings */
.section-head { margin-bottom: 4rem; }
.listing { display: grid; grid-template-columns: 1fr 1.15fr; gap: 4.5rem; align-items: center; padding: 4rem 0; border-top: 1px solid var(--hairline); }
.listing:last-child { border-bottom: 1px solid var(--hairline); }
.listing.flip .listing-img { order: 2; }
.listing-img { aspect-ratio: 4 / 3; overflow: hidden; background: var(--sand); clip-path: inset(12% 7% 12% 7%); transition: clip-path 1.5s cubic-bezier(.22,1,.36,1); transition-delay: calc(var(--d, 0s) + .25s); }
.listing-img.in { clip-path: inset(0 0 0 0); }
.listing-img img { transform: scale(1.18); transition: transform 2.2s cubic-bezier(.22,1,.36,1); transition-delay: calc(var(--d, 0s) + .25s); }
.listing-img.in img { transform: scale(1); }
.listing-img.in:hover img { transform: scale(1.06); transition-duration: 1.2s; transition-delay: 0s; }
.listing-top { display: flex; justify-content: space-between; align-items: center; gap: 1rem; margin-bottom: .6rem; }
.listing-top h3 { font-family: 'Fraunces', serif; font-weight: 400; font-size: 1.9rem; line-height: 1.2; }
.pill { flex-shrink: 0; font-size: 1.15rem; font-weight: 500; border: 1.5px solid var(--ink); border-radius: 999px; padding: .5rem 1.3rem; letter-spacing: .02em; white-space: nowrap; }
.listing-loc { font-size: .72rem; letter-spacing: .24em; text-transform: uppercase; color: var(--ink-soft); margin-bottom: 1.2rem; font-weight: 400; }
.listing-body > p:nth-of-type(2) { color: var(--ink-soft); margin-bottom: 1.6rem; max-width: 32rem; }
.ticks { list-style: none; display: flex; flex-wrap: wrap; gap: .6rem 1.6rem; margin-bottom: 1.6rem; }
.ticks li { font-size: .85rem; letter-spacing: .04em; color: var(--ink); display: flex; align-items: center; gap: .55rem; font-weight: 400; }
.ticks li::before { content: ''; width: 5px; height: 5px; border-radius: 50%; background: var(--gold); flex-shrink: 0; }
.thumb-strip { display: grid; grid-template-columns: repeat(4, 1fr); gap: .8rem; margin-bottom: 1.6rem; }
.thumb-strip img { aspect-ratio: 4 / 3; }
.text-cta { display: inline-flex; align-items: center; gap: .6rem; font-size: .85rem; letter-spacing: .14em; text-transform: uppercase; font-weight: 500; color: var(--ink); border-bottom: 1px solid var(--gold); padding-bottom: .35rem; transition: gap .35s cubic-bezier(.22,1,.36,1), color .3s; }
.text-cta:hover { gap: 1rem; color: var(--gold); }

/* why */
.why-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 3rem; margin-top: 3rem; }
.why-item { border-top: 1px solid var(--hairline); padding-top: 1.8rem; }
.why-item .num { font-family: 'Fraunces', serif; font-style: italic; color: var(--gold); font-size: .95rem; display: block; margin-bottom: 1rem; }
.why-item h3 { font-family: 'Fraunces', serif; font-weight: 400; font-size: 1.35rem; margin-bottom: .7rem; }
.why-item p { color: var(--ink-soft); font-size: .95rem; }

/* stories — dark wall */
.stories-dark { background: var(--ink); color: var(--cream); max-width: none; padding-left: 3rem; padding-right: 3rem; }
.stories-inner { max-width: 1200px; margin: 0 auto; }
.stories-dark .kicker { color: var(--gold); }
.stories-dark h2 em { color: var(--gold); }
.stories-lead { color: rgba(246,241,230,.65); max-width: 38rem; margin-bottom: 3.5rem; font-size: 1.05rem; }
.wall-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1.4rem; margin-bottom: 3rem; }
.wall-card { border: 1px dashed rgba(201,162,75,.55); border-radius: 4px; padding: 3rem 2.2rem; text-align: center; transition: border-color .5s, transform .5s cubic-bezier(.22,1,.36,1), background .5s; }
.wall-card:hover { border-style: solid; border-color: var(--gold); transform: translateY(-6px); background: rgba(201,162,75,.06); }
.wall-card .q { font-family: 'Fraunces', serif; font-size: 3.2rem; line-height: 1; color: var(--gold); display: block; margin-bottom: 1.2rem; }
.wall-card p { font-family: 'Fraunces', serif; font-size: 1.35rem; line-height: 1.4; margin-bottom: 1.4rem; }
.wall-tag { font-size: .68rem; letter-spacing: .24em; text-transform: uppercase; color: rgba(246,241,230,.5); }
.wall-cta { display: flex; align-items: center; justify-content: space-between; gap: 2rem; border-top: 1px solid rgba(246,241,230,.16); padding-top: 2.5rem; margin-bottom: 3rem; flex-wrap: wrap; }
.wall-cta p { color: rgba(246,241,230,.7); max-width: 26rem; }
.trust-row { display: grid; grid-template-columns: repeat(3, 1fr); border-top: 1px solid rgba(246,241,230,.16); padding-top: 2.2rem; }
.trust-row > div { display: flex; flex-direction: column; gap: .2rem; }
.trust-row strong { font-family: 'Fraunces', serif; font-weight: 400; font-size: 2rem; color: var(--gold); }
.trust-row span:last-child { font-size: .7rem; letter-spacing: .24em; text-transform: uppercase; color: rgba(246,241,230,.55); }

/* gallery */
.gallery-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 1.2rem; margin-top: 3rem; }
.gallery-grid img { aspect-ratio: 1; clip-path: inset(14%); opacity: 0; transition: opacity 1s cubic-bezier(.22,1,.36,1), clip-path 1.3s cubic-bezier(.22,1,.36,1), transform 1.1s cubic-bezier(.22,1,.36,1); transition-delay: var(--d, 0s); }
.gallery-grid img.in { opacity: 1; clip-path: inset(0); }
.gallery-grid img.in:hover { transform: scale(1.05); }

/* visit — book a meeting */
.visit { max-width: 1300px; }
.visit-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 5rem; align-items: start; }
.visit-left > p { color: var(--ink-soft); max-width: 26rem; margin-bottom: 2.8rem; }
.steps { list-style: none; margin-bottom: 2.8rem; }
.steps li { display: flex; gap: 1.4rem; padding: 1.4rem 0; border-top: 1px solid var(--hairline); }
.steps li:last-child { border-bottom: 1px solid var(--hairline); }
.steps span { font-family: 'Fraunces', serif; font-style: italic; color: var(--gold); font-size: 1rem; padding-top: .15rem; }
.steps h4 { font-family: 'Fraunces', serif; font-weight: 400; font-size: 1.2rem; margin-bottom: .3rem; }
.steps p { color: var(--ink-soft); font-size: .92rem; }
.contact-cards { display: grid; grid-template-columns: 1fr 1fr; gap: 1rem; }
.contact-cards a { border: 1px solid var(--hairline); padding: 1.3rem 1.4rem; display: flex; flex-direction: column; gap: .25rem; transition: border-color .4s, transform .4s cubic-bezier(.22,1,.36,1); }
.contact-cards a:hover { border-color: var(--gold); transform: translateY(-4px); }
.cc-label { font-size: .68rem; letter-spacing: .24em; text-transform: uppercase; color: var(--ink-soft); }
.cc-value { font-family: 'Fraunces', serif; font-size: 1.25rem; }
.visit-form-card { background: var(--sand); border: 1px solid var(--hairline); padding: 3rem 2.8rem; position: sticky; top: 6rem; }
.visit-form-card h3 { font-family: 'Fraunces', serif; font-weight: 400; font-size: 1.7rem; margin-bottom: .5rem; }
.form-sub { color: var(--ink-soft); font-size: .88rem; margin-bottom: 2rem; }
.visit-form-card label { display: block; font-size: .7rem; letter-spacing: .22em; text-transform: uppercase; color: var(--ink-soft); font-weight: 500; margin-bottom: 1.3rem; }
.visit-form-card input, .visit-form-card select { display: block; width: 100%; margin-top: .5rem; font-family: 'Inter', sans-serif; font-size: .98rem; font-weight: 300; text-transform: none; letter-spacing: 0; background: transparent; border: 0; border-bottom: 1px solid var(--hairline); padding: .7rem .1rem; color: var(--ink); outline: none; border-radius: 0; appearance: none; transition: border-color .3s; }
.visit-form-card input:focus, .visit-form-card select:focus { border-color: var(--gold); }
.visit-form-card input::placeholder { color: var(--ink-soft); opacity: .55; }
.visit-form-card select { cursor: pointer; background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8'%3E%3Cpath d='M1 1l5 5 5-5' fill='none' stroke='%23c9a24b' stroke-width='1.5'/%3E%3C/svg%3E"); background-repeat: no-repeat; background-position: right .1rem center; }
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 1.2rem; }
.visit-form-card .btn-solid { border: 0; cursor: pointer; width: 100%; justify-content: center; margin-top: .8rem; }

/* footer */
footer { background: var(--ink); color: var(--cream); text-align: center; padding: 5rem 3rem 2.5rem; }
.foot-brand { font-weight: 600; letter-spacing: .3em; font-size: .95rem; margin-bottom: 1rem; }
.foot-brand em { font-family: 'Inter', sans-serif; font-style: normal; color: var(--gold); }
footer > p { color: rgba(246,241,230,.6); font-size: .9rem; margin-bottom: 2rem; }
.foot-links { display: flex; justify-content: center; gap: 2.5rem; margin-bottom: 3rem; font-size: .78rem; letter-spacing: .2em; text-transform: uppercase; }
.foot-links a { display: inline-block; opacity: .75; transition: opacity .3s, color .3s; transform: translateZ(0); }
.foot-links a:hover { opacity: 1; color: var(--gold); }
.foot-note { font-size: .72rem; opacity: .4; letter-spacing: .08em; }

/* responsive */
@media (max-width: 960px) {
  .nav { padding: 1rem 1.2rem; }
  .nav.scrolled { padding: .8rem 1.2rem; }
  .nav-links { display: none; }
  .wordmark { font-size: .72rem; letter-spacing: .2em; }
  .nav-phone { font-size: .62rem; padding: .5rem 1rem; }

  .hero { min-height: 100svh; }
  .hero-bg { background-image: url('images/hero-mobile.jpg'); background-position: center 20%; }
  body.ready .hero-bg { animation: heroIn 1.8s cubic-bezier(.22,1,.36,1) forwards; }
  .hero-inner { padding: 6rem 1.4rem 1.5rem; }
  .hero-kicker { font-size: .62rem; margin-bottom: 1rem; }
  .hero-title { margin-bottom: 1.6rem; }
  .hero-title .rise { font-size: clamp(2.6rem, 15vw, 4.2rem); }
  .hero-title .l2 { margin-left: 1.4rem; }
  .hero-sub { font-size: .95rem; margin-bottom: 1.8rem; }
  .hero-cta-row { flex-direction: column; align-items: stretch; gap: 1rem; }
  .hero-cta-row .btn-solid { justify-content: center; }
  .hero-cta-row .btn-ghost { align-self: flex-start; }
  .hero-strip { grid-template-columns: 1fr; width: calc(100% - 2.8rem); margin: 2rem auto 0; }
  .hero-strip > div { padding: 1rem 0; border-top: 1px solid rgba(246,241,230,.16); }
  .hero-strip strong { font-size: 1.35rem; }

  section { padding: 5rem 1.4rem; }
  h2 { font-size: clamp(1.75rem, 8.5vw, 2.4rem); margin-bottom: 1.4rem; }
  .kicker { margin-bottom: 1.1rem; }
  .brand-text { font-size: .85rem; margin-bottom: 1.8rem; }
  .intro > p:last-child { font-size: 1rem; }

  .section-head { margin-bottom: 2.5rem; }
  .listing { grid-template-columns: 1fr; gap: 2rem; padding: 3rem 0; }
  .listing.flip .listing-img { order: 0; }
  .listing-img { aspect-ratio: 16 / 10; }
  .listing-top { align-items: flex-start; flex-direction: column; gap: .8rem; }
  .listing-top h3 { font-size: 1.55rem; }
  .pill { font-size: 1.05rem; padding: .45rem 1.1rem; }
  .ticks { gap: .7rem 1.2rem; margin-bottom: 1.2rem; }
  .thumb-strip { grid-template-columns: repeat(2, 1fr); gap: .6rem; margin-bottom: 1.4rem; }

  .why-grid { grid-template-columns: 1fr; gap: 0; margin-top: 2rem; }
  .why-item { padding: 1.5rem 0; }

  .stories-dark { padding-left: 1.4rem; padding-right: 1.4rem; }
  .stories-lead { margin-bottom: 2.5rem; }
  .wall-grid { grid-template-columns: 1fr; gap: 1rem; margin-bottom: 2.2rem; }
  .wall-card { padding: 2.2rem 1.6rem; }
  .wall-cta { flex-direction: column; align-items: stretch; padding-top: 2rem; margin-bottom: 2.2rem; }
  .wall-cta .btn-solid { justify-content: center; }
  .trust-row { grid-template-columns: 1fr; gap: 1.4rem; }

  .visit-grid { grid-template-columns: 1fr; gap: 3rem; }
  .visit-left > p { margin-bottom: 2rem; }
  .steps { margin-bottom: 2rem; }
  .contact-cards { grid-template-columns: 1fr 1fr; }
  .visit-form-card { padding: 2.2rem 1.6rem; position: static; }
  .form-row { grid-template-columns: 1fr; gap: 0; }

  .gallery-grid { grid-template-columns: 1fr 1fr; gap: .8rem; margin-top: 2rem; }

  footer { padding: 3.5rem 1.4rem 2rem; }
  .foot-links { flex-wrap: wrap; gap: 1rem 1.8rem; }
}