:root{
  --rust:#b23a4e;
  --rust-dark:#8a2740;
  --sand:#e4d9c3;
  --sand-light:#f7f3ea;
  --sage:#b3924f;
  --charcoal:#1e2534;
  --charcoal-soft:#4c5568;
  --cream:#faf8f2;
}
*{box-sizing:border-box; margin:0; padding:0;}
html{scroll-behavior:smooth;}
body{
  font-family:'DM Sans', sans-serif;
  color:var(--charcoal);
  background:var(--cream);
  line-height:1.6;
  font-weight:300;
}
h1,h2,h3,.display{
  font-family:'Cormorant', serif;
  font-weight:600;
  letter-spacing:0.01em;
}
.eyebrow{
  text-transform:uppercase;
  letter-spacing:0.18em;
  font-size:0.75rem;
  color:var(--rust);
  font-weight:500;
}
a{color:inherit; text-decoration:none;}
img{max-width:100%; display:block;}
.container{max-width:1180px; margin:0 auto; padding:0 32px;}
section{padding:96px 0;}
.btn{
  display:inline-block;
  padding:15px 34px;
  border-radius:2px;
  font-size:0.85rem;
  letter-spacing:0.1em;
  text-transform:uppercase;
  font-weight:500;
  transition:all .25s ease;
  border:1px solid transparent;
  cursor:pointer;
}
.btn-primary{background:var(--rust); color:#fff;}
.btn-primary:hover{background:var(--rust-dark);}
.btn-outline{border-color:#fff; color:#fff;}
.btn-outline:hover{background:#fff; color:var(--charcoal);}
.btn-outline-dark{border-color:var(--charcoal); color:var(--charcoal);}
.btn-outline-dark:hover{background:var(--charcoal); color:#fff;}

/* NAV */
header{
  position:fixed; top:0; left:0; right:0; z-index:100;
  background:rgba(250,248,242,0.96);
  border-bottom:1px solid rgba(30,37,52,0.08);
}
nav{
  display:flex; align-items:center; justify-content:space-between;
  max-width:1180px; margin:0 auto; padding:18px 32px;
}
.logo{font-family:'Cormorant', serif; font-size:1.25rem; font-weight:600; letter-spacing:0.03em;}
.logo span{color:var(--rust);}
.nav-links{display:flex; gap:36px; align-items:center; font-size:0.85rem; letter-spacing:0.04em; text-transform:uppercase;}
.nav-links a{padding:4px 0; border-bottom:1px solid transparent;}
.nav-links a:hover{border-color:var(--rust);}
.nav-phone{font-weight:500; color:var(--rust);}
.menu-toggle{display:none; flex-direction:column; gap:5px; background:none; border:none; cursor:pointer;}
.menu-toggle span{width:24px; height:2px; background:var(--charcoal);}

/* HERO */
.hero{
  position:relative;
  height:100vh; min-height:640px;
  display:flex; align-items:center; justify-content:center;
  text-align:center; color:#fff;
  background:linear-gradient(180deg, rgba(18,23,34,0.4), rgba(18,23,34,0.6)),
    url('https://images.unsplash.com/photo-1564114615572-2cb0adc5c88a?auto=format&fit=crop&w=1800&q=80') center/cover no-repeat;
}
.hero-content{max-width:720px; padding:0 24px;}
.hero .eyebrow{color:#e3cfa0; margin-bottom:18px;}
.hero h1{font-size:clamp(2.4rem, 6vw, 4.2rem); line-height:1.05; margin-bottom:20px;}
.hero p{font-size:1.1rem; font-weight:300; max-width:520px; margin:0 auto 34px; color:#f4ece2;}
.hero-ctas{display:flex; gap:16px; justify-content:center; flex-wrap:wrap;}
.scroll-cue{position:absolute; bottom:28px; left:50%; transform:translateX(-50%); font-size:0.7rem; letter-spacing:0.2em; text-transform:uppercase; color:#fff; opacity:0.8;}

/* PAGE HERO (area pages) */
.page-hero{
  position:relative;
  height:56vh; min-height:400px;
  display:flex; align-items:flex-end; justify-content:flex-start;
  text-align:left; color:#fff;
  background-size:cover; background-position:center;
}
.page-hero::before{
  content:""; position:absolute; inset:0;
  background:linear-gradient(180deg, rgba(18,23,34,0.25), rgba(18,23,34,0.75));
}
.page-hero-content{position:relative; z-index:2; padding:0 32px 56px; max-width:1180px; margin:0 auto; width:100%;}
.breadcrumb{font-size:0.78rem; color:#e5ded0; margin-bottom:14px; letter-spacing:0.03em;}
.breadcrumb a{color:#e3cfa0;}
.page-hero h1{font-size:clamp(2.2rem, 5vw, 3.4rem); margin-bottom:10px;}
.page-hero p{max-width:560px; color:#f0ebe0; font-size:1rem;}

/* STATS */
.stats{background:var(--charcoal); color:#fff; padding:56px 0;}
.stats-grid{display:grid; grid-template-columns:repeat(3,1fr); gap:32px; text-align:center;}
.stats-grid .num{font-family:'Cormorant', serif; font-size:2.6rem; color:#c9a15c; margin-bottom:6px;}
.stats-grid .label{font-size:0.78rem; letter-spacing:0.14em; text-transform:uppercase; color:#cdc4b8;}

/* AREA STAT CARDS */
.area-stat-grid{display:grid; grid-template-columns:repeat(4,1fr); gap:20px;}
.area-stat-card{background:#fff; border:1px solid rgba(30,37,52,0.08); padding:28px 20px; text-align:center;}
.area-stat-card .num{font-family:'Cormorant', serif; font-size:2rem; color:var(--rust-dark); margin-bottom:6px;}
.area-stat-card .label{font-size:0.7rem; letter-spacing:0.1em; text-transform:uppercase; color:var(--charcoal-soft);}

/* DEMOGRAPHIC BARS */
.bar-row{margin-bottom:16px;}
.bar-row .bar-label{display:flex; justify-content:space-between; font-size:0.85rem; margin-bottom:6px; color:var(--charcoal);}
.bar-track{background:var(--sand); height:10px; border-radius:6px; overflow:hidden;}
.bar-fill{background:var(--rust); height:100%; border-radius:6px;}

/* SCHOOLS TABLE */
.school-table{width:100%; border-collapse:collapse; font-size:0.88rem;}
.school-table th{text-align:left; text-transform:uppercase; font-size:0.68rem; letter-spacing:0.08em; color:var(--charcoal-soft); padding:10px 14px; border-bottom:2px solid var(--charcoal);}
.school-table td{padding:14px; border-bottom:1px solid rgba(30,37,52,0.08); vertical-align:top;}
.school-type-tag{font-size:0.68rem; text-transform:uppercase; letter-spacing:0.05em; padding:3px 10px; border-radius:20px; background:var(--sand-light); border:1px solid var(--sand); color:var(--charcoal-soft); white-space:nowrap;}

/* GOLF & ATTRACTIONS */
.attraction-grid{display:grid; grid-template-columns:repeat(2,1fr); gap:20px;}
.attraction-card{background:#fff; border:1px solid rgba(30,37,52,0.08); padding:28px 30px;}
.attraction-card .tag{font-size:0.68rem; text-transform:uppercase; letter-spacing:0.1em; color:var(--rust); font-weight:500; margin-bottom:10px;}
.attraction-card h3{font-size:1.2rem; margin-bottom:10px; color:var(--charcoal);}
.attraction-card p{font-size:0.88rem; color:var(--charcoal-soft); line-height:1.65;}

.two-col{display:grid; grid-template-columns:1.15fr 0.85fr; gap:56px; align-items:start;}
.data-note{font-size:0.78rem; color:var(--charcoal-soft); font-style:italic; margin-top:18px;}
.card-box{background:#fff; border:1px solid rgba(30,37,52,0.08); padding:32px;}

/* ABOUT */
.about{display:grid; grid-template-columns:0.85fr 1.15fr; gap:64px; align-items:center;}
.about-photo{position:relative;}
.about-photo img{border-radius:2px; width:100%; height:560px; object-fit:cover;}
.about-photo::after{
  content:""; position:absolute; inset:20px -20px -20px 20px; border:1px solid var(--rust); z-index:-1;
}
.about-text .eyebrow{margin-bottom:14px;}
.about-text h2{font-size:2.1rem; margin-bottom:22px;}
.about-text p{margin-bottom:18px; color:var(--charcoal-soft);}
.about-text .btn{margin-top:8px;}

/* SECTION HEADS */
.section-head{text-align:center; max-width:600px; margin:0 auto 56px;}
.section-head.left{text-align:left; margin:0 0 40px;}
.section-head .eyebrow{margin-bottom:12px;}
.section-head h2{font-size:2.2rem;}
.section-head p{color:var(--charcoal-soft); margin-top:16px;}

.bg-sand{background:var(--sand-light);}

/* LISTINGS */
.listing-grid{display:grid; grid-template-columns:repeat(3,1fr); gap:28px;}
.listing-card{background:#fff; border:1px solid rgba(30,37,52,0.08);}
.listing-card .img-wrap{position:relative; height:230px; overflow:hidden;}
.listing-card .img-wrap img{width:100%; height:100%; object-fit:cover; transition:transform .4s ease;}
.listing-card:hover .img-wrap img{transform:scale(1.06);}
.listing-tag{position:absolute; top:14px; left:14px; background:var(--rust); color:#fff; font-size:0.68rem; letter-spacing:0.1em; text-transform:uppercase; padding:5px 12px;}
.listing-body{padding:20px 22px 24px;}
.listing-price{font-family:'Cormorant', serif; font-size:1.35rem; color:var(--rust-dark); margin-bottom:6px;}
.listing-addr{font-size:0.92rem; margin-bottom:10px; color:var(--charcoal);}
.listing-meta{font-size:0.8rem; color:var(--charcoal-soft); letter-spacing:0.03em;}
.listing-note{text-align:center; font-size:0.85rem; color:var(--charcoal-soft); margin-top:32px; font-style:italic;}

/* AREAS */
.area-grid{display:grid; grid-template-columns:repeat(5,1fr); gap:20px;}
.area-card{position:relative; height:260px; overflow:hidden; border-radius:2px;}

/* AREA CAROUSEL */
.area-carousel{position:relative; display:flex; align-items:center; gap:14px;}
.area-carousel-track{
  display:flex; gap:20px; overflow-x:auto; scroll-snap-type:x mandatory;
  scroll-behavior:smooth; padding:4px 2px 18px; flex:1; margin:0 -2px;
  scrollbar-width:none; -ms-overflow-style:none;
}
.area-carousel-track::-webkit-scrollbar{display:none;}
.area-carousel-track .area-card{flex:0 0 250px; scroll-snap-align:start;}
.carousel-arrow{
  flex-shrink:0; width:46px; height:46px; border-radius:50%;
  border:1px solid rgba(30,37,52,0.15); background:#fff; color:var(--charcoal);
  font-size:1.5rem; line-height:1; cursor:pointer; display:flex; align-items:center; justify-content:center;
  transition:all .2s ease; font-family:'Cormorant', serif;
}
.carousel-arrow:hover{background:var(--rust); color:#fff; border-color:var(--rust);}
.carousel-arrow:disabled{opacity:0.3; cursor:default;}
.carousel-arrow:disabled:hover{background:#fff; color:var(--charcoal); border-color:rgba(30,37,52,0.15);}
.carousel-dots{display:flex; justify-content:center; gap:8px; margin-top:4px;}
.carousel-dots .dot{width:6px; height:6px; border-radius:50%; background:var(--sand); transition:all .2s ease;}
.carousel-dots .dot.active{background:var(--rust); width:18px; border-radius:4px;}
.area-card img{width:100%; height:100%; object-fit:cover; transition:transform .4s ease;}
.area-card:hover img{transform:scale(1.08);}
.area-card::after{content:""; position:absolute; inset:0; background:linear-gradient(180deg, rgba(0,0,0,0) 40%, rgba(0,0,0,0.65));}
.area-label{position:absolute; bottom:18px; left:18px; z-index:2; color:#fff; font-family:'Cormorant', serif; font-size:1.1rem;}

/* TESTIMONIALS */
.testi-grid{display:grid; grid-template-columns:repeat(3,1fr); gap:32px;}
.testi-card{background:#fff; padding:36px 30px; border-top:2px solid var(--rust);}
.stars{color:var(--rust); letter-spacing:2px; margin-bottom:16px; font-size:0.9rem;}
.testi-card p{color:var(--charcoal-soft); font-size:0.95rem; margin-bottom:18px;}
.testi-name{font-weight:500; font-size:0.9rem;}

/* VALUATION CTA */
.valuation{
  background:linear-gradient(180deg, rgba(18,23,34,0.65), rgba(18,23,34,0.75)),
    url('https://images.unsplash.com/photo-1751315574597-a1679bde05b4?auto=format&fit=crop&w=1600&q=80') center/cover no-repeat;
  color:#fff; text-align:center; padding:100px 0;
}
.valuation h2{font-size:2.1rem; margin-bottom:16px; color:#fff;}
.valuation p{max-width:520px; margin:0 auto 32px; color:#efe6da;}
.val-form{display:flex; max-width:480px; margin:0 auto; gap:0;}
.val-form input{flex:1; padding:15px 18px; border:none; font-family:'DM Sans',sans-serif; font-size:0.9rem;}
.val-form button{background:var(--rust); color:#fff; border:none; padding:0 26px; text-transform:uppercase; letter-spacing:0.08em; font-size:0.8rem; cursor:pointer;}
.val-form button:hover{background:var(--rust-dark);}

/* VALUATION MODAL */
.modal-overlay{
  display:none; position:fixed; inset:0; z-index:200;
  background:rgba(18,23,34,0.7);
  align-items:center; justify-content:center;
  padding:24px;
}
.modal-overlay.open{display:flex;}
.modal-box{
  position:relative; background:#fff; max-width:440px; width:100%;
  padding:40px 36px; border-radius:2px;
}
.modal-close{
  position:absolute; top:14px; right:16px; background:none; border:none;
  font-size:1.6rem; line-height:1; color:var(--charcoal-soft); cursor:pointer;
}
.modal-close:hover{color:var(--rust);}

/* CONTACT */
.contact-wrap{display:grid; grid-template-columns:1fr 1fr; gap:64px;}
.contact-info h2{font-size:2.1rem; margin-bottom:20px;}
.contact-info p{color:var(--charcoal-soft); margin-bottom:28px;}
.contact-detail{margin-bottom:20px;}
.contact-detail .label{font-size:0.72rem; text-transform:uppercase; letter-spacing:0.12em; color:var(--rust); margin-bottom:4px;}
.contact-detail .value{font-size:1rem;}
.form-row{display:grid; grid-template-columns:1fr 1fr; gap:16px; margin-bottom:16px;}
.form-field{margin-bottom:16px;}
.form-field input, .form-field textarea{
  width:100%; padding:14px 16px; border:1px solid rgba(30,37,52,0.18);
  background:#fff; font-family:'DM Sans',sans-serif; font-size:0.92rem; border-radius:2px;
}
.form-field textarea{min-height:120px; resize:vertical;}

/* FOOTER */
footer{background:var(--charcoal); color:#cdc4b8; padding:56px 0 28px;}
.footer-grid{display:flex; justify-content:space-between; flex-wrap:wrap; gap:32px; margin-bottom:40px;}
.footer-logo{font-family:'Cormorant', serif; font-size:1.3rem; color:#fff; margin-bottom:12px;}
.footer-logo span{color:var(--rust);}
.footer-col .label{font-size:0.72rem; text-transform:uppercase; letter-spacing:0.12em; color:#8f857a; margin-bottom:10px;}
.footer-social{display:flex; gap:14px; margin-top:14px;}
.footer-social a{width:34px; height:34px; border:1px solid #3d4658; border-radius:50%; display:flex; align-items:center; justify-content:center; font-size:0.85rem;}
.footer-bottom{border-top:1px solid rgba(255,255,255,0.08); padding-top:24px; font-size:0.8rem; display:flex; justify-content:space-between; flex-wrap:wrap; gap:10px;}

@media (max-width:900px){
  .about{grid-template-columns:1fr; gap:36px;}
  .about-photo img{height:400px;}
  .listing-grid{grid-template-columns:repeat(2,1fr);}
  .area-grid{grid-template-columns:repeat(2,1fr);}
  .stats-grid{grid-template-columns:repeat(3,1fr); gap:16px;}
  .area-stat-grid{grid-template-columns:repeat(2,1fr);}
  .two-col{grid-template-columns:1fr;}
  .contact-wrap{grid-template-columns:1fr;}
  .nav-links{display:none;}
  .menu-toggle{display:flex;}
  section{padding:64px 0;}
  .attraction-grid{grid-template-columns:1fr;}
  .area-carousel-track .area-card{flex-basis:220px;}
}
@media (max-width:560px){
  .listing-grid{grid-template-columns:1fr;}
  .area-grid{grid-template-columns:1fr 1fr;}
  .testi-grid{grid-template-columns:1fr;}
  .form-row{grid-template-columns:1fr;}
  .val-form{flex-direction:column;}
  .val-form button{padding:15px;}
  .school-table{font-size:0.78rem;}
  .school-table th, .school-table td{padding:8px;}
  .area-carousel-track .area-card{flex-basis:76vw;}
  .carousel-arrow{width:38px; height:38px; font-size:1.25rem;}
}