/* === ALVA REAL — shared design system === */
:root{
  --bg:#0A0806;--bg2:#120E09;--bg3:#1C1711;--bg4:#261E14;
  --cr:#F0E6D2;--cr2:#A8967E;--cr3:#6A5840;
  --ac:#D4AE4A;--ach:#E5C266;--ac-d:#8C6E25;
  --brand:#DE6A1A;--brand-h:#E97A30;
  --br:rgba(212,174,74,.18);--br2:rgba(240,230,210,.08);
  --fd:'EB Garamond',Georgia,serif;--fb:'Manrope',sans-serif;
}
*,*::before,*::after{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth;background:#1A130D}
body{font-family:var(--fb);color:var(--cr);overflow-x:hidden;line-height:1.6;font-weight:300;position:relative;
  background:
    radial-gradient(65% 45% at 88% 8%, rgba(229,194,102,.10) 0%, transparent 55%),
    radial-gradient(70% 55% at 8% 92%, rgba(222,106,26,.07) 0%, transparent 60%),
    radial-gradient(40% 30% at 50% 50%, rgba(212,174,74,.04) 0%, transparent 70%),
    linear-gradient(165deg, #1E160F 0%, #150F0B 35%, #1B130E 70%, #20180F 100%)}
body::before{content:'';position:fixed;inset:0;pointer-events:none;z-index:1;opacity:.45;mix-blend-mode:overlay;
  background-image:url("data:image/svg+xml;utf8,<svg xmlns='http://www.w3.org/2000/svg' width='300' height='300'><filter id='n'><feTurbulence type='fractalNoise' baseFrequency='.82' numOctaves='2' stitchTiles='stitch'/><feColorMatrix values='0 0 0 0 .85 0 0 0 0 .70 0 0 0 0 .45 0 0 0 .15 0'/></filter><rect width='100%' height='100%' filter='url(%23n)'/></svg>")}
body > *{position:relative;z-index:2}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
ul{list-style:none}
.container{max-width:1320px;margin:0 auto;padding:0 28px}
.lbl{font-size:11px;font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:var(--ac);display:inline-block}
::selection{background:var(--ac);color:var(--bg)}

/* === NAV — modern 2026 === */
.nav{position:fixed;top:0;left:0;right:0;z-index:200;padding:18px 0;transition:all .4s cubic-bezier(.4,0,.2,1);border-bottom:1px solid transparent}
.nav.sc{background:rgba(20,15,10,.72);backdrop-filter:blur(28px) saturate(1.6);-webkit-backdrop-filter:blur(28px) saturate(1.6);padding:12px 0;border-bottom-color:var(--br)}
.nav.sc::before{content:'';position:absolute;bottom:-1px;left:0;right:0;height:1px;background:linear-gradient(to right,transparent,rgba(212,174,74,.5) 50%,transparent);pointer-events:none}
.nav-i{display:flex;align-items:center;justify-content:space-between;gap:24px}
.nav-logo{display:flex;align-items:center;gap:10px;transition:opacity .2s;text-decoration:none}
.nav-logo:hover{opacity:.85}
.logo-text{display:flex;align-items:center;line-height:1}
.logo-text b{font-family:var(--fd);font-size:32px;font-weight:700;letter-spacing:.005em;color:var(--brand);text-transform:none}
.logo-mark-img{height:34px;width:auto;flex-shrink:0;transition:height .3s}
.nav.sc .logo-text b{font-size:28px}
.nav.sc .logo-mark-img{height:30px}
@media(max-width:520px){.logo-text b{font-size:26px}.logo-mark-img{height:28px}}

.nav-links{display:none;align-items:center;gap:4px;padding:6px;background:rgba(28,23,17,.55);backdrop-filter:blur(16px);border:1px solid var(--br);border-radius:99px;box-shadow:0 4px 20px rgba(0,0,0,.25)}
.nav-links a{font-size:13.5px;font-weight:700;letter-spacing:.04em;color:var(--cr);transition:all .25s;padding:11px 20px;border-radius:99px;position:relative}
.nav-links a:hover{color:var(--bg);background:linear-gradient(135deg,var(--ach) 0%,var(--ac) 100%);box-shadow:0 4px 14px rgba(212,174,74,.3)}
.nav-links a.act{color:var(--bg);background:linear-gradient(135deg,var(--ach) 0%,var(--ac) 100%);box-shadow:0 4px 14px rgba(212,174,74,.3)}

.nav-cta{display:none;align-items:center;gap:8px;background:linear-gradient(135deg,var(--ach) 0%,var(--ac) 100%);color:var(--bg);padding:13px 22px;font-family:var(--fd);font-size:15px;font-weight:700;letter-spacing:.02em;transition:all .25s;min-height:46px;border-radius:99px;box-shadow:0 6px 22px rgba(212,174,74,.3);position:relative;overflow:hidden}
.nav-cta::before{content:'';position:absolute;inset:0;background:linear-gradient(135deg,#F4D584,var(--ach));opacity:0;transition:opacity .3s}
.nav-cta:hover::before{opacity:1}
.nav-cta:hover{transform:translateY(-2px);box-shadow:0 12px 32px rgba(212,174,74,.4)}
.nav-cta > *{position:relative;z-index:1}
.nav-cta svg{width:14px;height:14px}
.burger{display:flex;flex-direction:column;justify-content:center;align-items:center;gap:5px;width:44px;height:44px;background:none;border:none;cursor:pointer;padding:0;color:var(--cr)}
.burger span{display:block;width:24px;height:1px;background:currentColor;transition:all .3s}
.burger.op span:nth-child(1){transform:translateY(6px) rotate(45deg)}
.burger.op span:nth-child(2){opacity:0}
.burger.op span:nth-child(3){transform:translateY(-6px) rotate(-45deg)}
.mob{position:fixed;inset:0;background:rgba(20,15,10,.98);backdrop-filter:blur(20px);z-index:190;display:flex;flex-direction:column;justify-content:center;padding:56px 40px;transform:translateX(100%);transition:transform .5s cubic-bezier(.76,0,.24,1)}
.mob.op{transform:translateX(0)}
.mob a{font-family:var(--fd);font-size:clamp(34px,8vw,52px);font-weight:600;font-style:italic;color:rgba(240,230,210,.75);line-height:1.05;padding:10px 0;border-bottom:1px solid var(--br2);transition:color .2s,padding-left .3s;display:flex;align-items:center;min-height:54px}
.mob a:hover{color:var(--ac);padding-left:14px}
.mob-tel{margin-top:32px!important;font-style:normal!important;color:var(--ac)!important;border-bottom:none!important}
@media(min-width:920px){.nav-links,.nav-cta{display:flex}.burger{display:none}}

/* === PAGE HEADER === */
.phead{padding:160px 0 60px;position:relative}
.crumbs{display:flex;align-items:center;gap:10px;flex-wrap:wrap;font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--cr3);font-weight:600;margin-bottom:28px}
.crumbs a{color:var(--cr2);transition:color .2s}
.crumbs a:hover{color:var(--ac)}
.crumbs svg{width:10px;height:10px;color:var(--cr3)}
.crumbs b{color:var(--ac);font-weight:700}
.phead h1{font-family:var(--fd);font-size:clamp(48px,8vw,108px);font-weight:800;line-height:.92;letter-spacing:-.025em;color:var(--cr);margin-bottom:22px;max-width:1000px}
.phead h1 em{font-style:italic;color:var(--ac)}
.phead-sub{font-size:18px;font-weight:300;line-height:1.7;color:var(--cr2);max-width:680px}
.phead-sub strong{color:var(--cr);font-weight:500}

/* === BUTTONS === */
.btn-ac{display:inline-flex;align-items:center;gap:10px;background:linear-gradient(135deg,var(--ach) 0%,var(--ac) 100%);color:var(--bg);padding:17px 32px;font-family:var(--fd);font-size:18px;font-weight:700;letter-spacing:.04em;border:none;cursor:pointer;transition:all .3s;min-height:58px;box-shadow:0 8px 28px rgba(212,174,74,.22);position:relative;overflow:hidden}
.btn-ac::before{content:'';position:absolute;inset:0;background:linear-gradient(135deg,#F4D584,var(--ach));opacity:0;transition:opacity .3s}
.btn-ac:hover::before{opacity:1}
.btn-ac:hover{transform:translateY(-3px);box-shadow:0 14px 38px rgba(212,174,74,.38)}
.btn-ac > *{position:relative;z-index:1}
.btn-ghost{display:inline-flex;align-items:center;gap:10px;padding:16px 28px;font-family:var(--fd);font-size:18px;font-weight:600;letter-spacing:.04em;border:1px solid rgba(240,230,210,.25);color:var(--cr);transition:all .25s;min-height:56px;background:transparent}
.btn-ghost:hover{border-color:var(--cr);background:rgba(240,230,210,.04)}
.btn-ac svg,.btn-ghost svg{width:16px;height:16px}

/* === H2 === */
.h2{font-family:var(--fd);font-size:clamp(36px,5.5vw,72px);font-weight:800;line-height:.95;letter-spacing:-.02em;color:var(--cr);margin-bottom:24px}
.h2 em{font-style:italic;color:var(--ac)}
.lead{font-size:17px;font-weight:300;line-height:1.8;color:var(--cr2);max-width:680px}

/* === SECTIONS === */
section{padding:90px 0;position:relative}
@media(max-width:760px){section{padding:64px 0}}
.sec-soft{background:linear-gradient(180deg, rgba(34,26,20,0) 0%, rgba(48,36,26,.4) 30%, rgba(48,36,26,.4) 70%, rgba(34,26,20,0) 100%);border-top:1px solid var(--br2);border-bottom:1px solid var(--br2)}

/* === PROPERTY CARDS === */
.cards{display:grid;gap:18px;grid-template-columns:1fr}
@media(min-width:680px){.cards{grid-template-columns:repeat(2,1fr)}}
@media(min-width:1024px){.cards{grid-template-columns:repeat(3,1fr)}}
.case{background:rgba(40,30,22,.55);backdrop-filter:blur(8px);border:1px solid var(--br);position:relative;overflow:hidden;transition:transform .35s,border-color .3s,box-shadow .3s,background .3s;display:block;text-decoration:none}
.case:hover{transform:translateY(-6px);border-color:rgba(212,174,74,.5);box-shadow:0 20px 50px rgba(0,0,0,.4);background:rgba(48,36,26,.7)}
.case-img{aspect-ratio:4/3;overflow:hidden;position:relative;background:var(--bg3)}
.case-img img{width:100%;height:100%;object-fit:cover;transition:transform .8s cubic-bezier(.25,.46,.45,.94);filter:saturate(1.05) contrast(1.05)}
.case:hover .case-img img{transform:scale(1.06)}
.case-img::after{content:'';position:absolute;inset:0;background:linear-gradient(to bottom,transparent 60%,rgba(10,8,6,.55));pointer-events:none}
.case-tag{position:absolute;top:16px;left:16px;z-index:2;font-size:10px;font-weight:700;letter-spacing:.16em;text-transform:uppercase;color:var(--cr);background:rgba(10,8,6,.7);backdrop-filter:blur(8px);padding:6px 12px;border-left:2px solid var(--ac)}
.case-body{padding:24px 24px 26px}
.case-loc{display:flex;align-items:center;gap:8px;font-size:11px;font-weight:600;letter-spacing:.08em;text-transform:uppercase;color:var(--cr2);margin-bottom:14px}
.case-loc svg{color:var(--ac);flex-shrink:0;width:14px;height:14px}
.case-title{font-family:var(--fd);font-size:clamp(22px,3vw,30px);font-weight:700;line-height:1.05;color:var(--cr);margin-bottom:14px;letter-spacing:-.01em}
.case-title em{font-style:italic;color:var(--ac)}
.case-features{display:flex;flex-wrap:wrap;gap:6px;margin-bottom:20px}
.case-feat{font-size:10px;font-weight:600;letter-spacing:.08em;text-transform:uppercase;color:var(--cr2);border:1px solid var(--br2);padding:4px 10px}
.case-price-row{display:flex;justify-content:space-between;align-items:flex-end;gap:12px;padding-top:18px;border-top:1px solid var(--br2)}
.case-lbl{font-size:10px;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--cr3);margin-bottom:5px}
.case-price{font-family:var(--fd);font-size:clamp(20px,2.4vw,26px);font-weight:800;color:var(--ac);line-height:1;font-style:italic;letter-spacing:-.01em}
.case-arrow{width:42px;height:42px;border:1px solid var(--br);border-radius:50%;display:flex;align-items:center;justify-content:center;color:var(--ac);flex-shrink:0;transition:all .3s}
.case:hover .case-arrow{background:var(--ac);color:var(--bg);border-color:var(--ac);transform:rotate(-12deg)}

/* === BROKER CARD === */
.mem{background:rgba(40,30,22,.5);backdrop-filter:blur(8px);border:1px solid var(--br);transition:all .3s;overflow:hidden;display:flex;flex-direction:column}
.mem:hover{transform:translateY(-4px);border-color:rgba(212,174,74,.5);box-shadow:0 16px 40px rgba(0,0,0,.4);background:rgba(56,42,30,.7)}
.mem-img{aspect-ratio:3/4;background:var(--bg3) center/cover no-repeat;filter:sepia(15%) contrast(1.05) brightness(.95);transition:filter .3s}
.mem:hover .mem-img{filter:sepia(0%) contrast(1.05) brightness(1)}
.mem-body{padding:22px 22px 24px;display:flex;flex-direction:column;gap:6px}
.mem-role{font-size:10px;font-weight:700;letter-spacing:.16em;text-transform:uppercase;color:var(--ac)}
.mem-name{font-family:var(--fd);font-size:24px;font-weight:700;line-height:1.05;color:var(--cr);letter-spacing:-.005em}
.mem-name em{font-style:italic;color:var(--ac)}
.mem-tel{font-family:var(--fd);font-size:15px;font-style:italic;color:var(--cr2);margin-top:10px;padding-top:12px;border-top:1px solid var(--br2);transition:color .2s;display:block}
.mem-tel:hover{color:var(--ac)}

/* === FOOTER === */
footer{background:linear-gradient(180deg, transparent 0%, rgba(10,8,6,.6) 100%);padding:80px 0 32px;border-top:1px solid var(--br)}
.foot{display:grid;grid-template-columns:1fr;gap:40px}
@media(min-width:760px){.foot{grid-template-columns:1.4fr 1fr 1fr 1fr;gap:48px}}
.foot-logo img{height:48px;width:auto;margin-bottom:14px;filter:saturate(1.1)}
.foot-col p,.foot-col a{font-size:14px;color:var(--cr2);line-height:1.95;display:block;transition:color .2s;font-weight:300}
.foot-col a:hover{color:var(--ac)}
.foot-t{font-family:var(--fd);font-size:14px;font-weight:600;font-style:italic;color:var(--ac);margin-bottom:14px;letter-spacing:.02em}
.foot-bot{margin-top:56px;padding-top:24px;border-top:1px solid var(--br2);display:flex;justify-content:space-between;flex-wrap:wrap;gap:16px;font-size:12px;color:var(--cr3);letter-spacing:.04em}

/* === CONTACT CARD === */
.kc-card{background:rgba(40,30,22,.65);backdrop-filter:blur(12px);border:1px solid var(--br);padding:36px 32px}
.kc-row{display:flex;flex-direction:column;gap:6px;padding:22px 0;border-bottom:1px solid var(--br2)}
.kc-row:first-child{padding-top:0}
.kc-row:last-child{border-bottom:0;padding-bottom:0}
.kc-row span{font-size:10px;letter-spacing:.2em;text-transform:uppercase;color:var(--cr3);font-weight:700}
.kc-row a,.kc-row b{font-family:var(--fd);font-size:22px;font-weight:600;color:var(--cr);transition:color .2s;line-height:1.1}
.kc-row a:hover{color:var(--ac)}
.kc-row a em,.kc-row b em{font-style:italic;color:var(--ac)}

/* === FORM === */
.form-card{background:rgba(40,30,22,.6);backdrop-filter:blur(12px);border:1px solid var(--br);padding:36px 32px}
.form-row{display:grid;grid-template-columns:1fr;gap:14px;margin-bottom:14px}
@media(min-width:640px){.form-row{grid-template-columns:1fr 1fr}}
.field{display:flex;flex-direction:column;gap:6px}
.field label{font-size:10px;letter-spacing:.18em;text-transform:uppercase;color:var(--ac);font-weight:700}
.field input,.field textarea,.field select{background:rgba(20,15,10,.7);border:1px solid var(--br);color:var(--cr);font-family:var(--fb);font-size:15px;padding:14px 16px;font-weight:300;transition:border-color .2s,background .2s}
.field input:focus,.field textarea:focus,.field select:focus{outline:none;border-color:var(--ac);background:rgba(20,15,10,.9)}
.field textarea{min-height:140px;resize:vertical;font-family:var(--fb)}