:root {
  --black: #111111;
  --black-soft: #1a1a1a;
  --ivory: #F3EDE3;
  --ivory-muted: #e8e0d4;
  --gold: #B18A50;
  --gold-light: #c9a66a;
  --gold-dark: #8f6d3c;
  --text: #1c1c1c;
  --muted: #6b6560;
  --white: #ffffff;
  --max: 1140px;
  --radius: 6px;
  --shadow: 0 18px 50px rgba(17,17,17,.12);
  --font-serif: Georgia, "Times New Roman", serif;
  --font-sans: "Montserrat", system-ui, -apple-system, sans-serif;
}

*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  font-family: var(--font-sans);
  color: var(--text);
  background: var(--ivory);
  line-height: 1.65;
  font-weight: 400;
  -webkit-font-smoothing: antialiased;
}
img { max-width: 100%; display: block; }
a { color: var(--gold-dark); text-decoration: none; }
a:hover { color: var(--gold); }
h1,h2,h3,h4 {
  font-family: var(--font-serif);
  font-weight: 400;
  line-height: 1.2;
  letter-spacing: 0.02em;
  margin: 0 0 .6em;
}
p { margin: 0 0 1em; }
.container { width: min(100% - 2rem, var(--max)); margin-inline: auto; }
.section { padding: 4.5rem 0; }
.section-dark { background: var(--black); color: var(--ivory); }
.section-dark .muted { color: rgba(243,237,227,.72); }
.eyebrow {
  font-family: var(--font-sans);
  font-size: .75rem;
  letter-spacing: .28em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: .85rem;
  font-weight: 500;
}
.muted { color: var(--muted); }
.lead { font-size: 1.125rem; max-width: 38rem; }

/* Brand lockup: SVITAK / GROUP between rules / COLORADO / mountain below */
.brand {
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: .28rem;
  color: inherit;
  text-decoration: none;
  line-height: 1;
}
.brand:hover { color: inherit; }
.brand-text {
  display: flex;
  flex-direction: column;
  align-items: center;
  width: 100%;
}
.brand-svitak {
  font-family: var(--font-serif);
  font-size: 1.12rem;
  letter-spacing: .42em;
  text-transform: uppercase;
  color: inherit;
  margin-right: -.42em;
}
.brand-group-wrap {
  display: flex;
  align-items: center;
  gap: .45rem;
  width: 100%;
  margin: .2rem 0 .12rem;
}
.brand-rule {
  flex: 1;
  height: 1px;
  background: var(--gold);
  opacity: .95;
}
.brand-group {
  font-family: var(--font-sans);
  font-size: .58rem;
  letter-spacing: .32em;
  text-transform: uppercase;
  font-weight: 500;
  color: inherit;
  margin-right: -.32em;
}
.brand-colorado {
  font-family: var(--font-serif);
  font-size: .58rem;
  letter-spacing: .34em;
  text-transform: uppercase;
  color: var(--gold);
  margin-right: -.34em;
}
.brand-mark {
  width: 78px;
  height: 26px;
  display: block;
  margin-top: .12rem;
}
.brand-mark svg,
.brand-mark {
  overflow: visible;
}

/* Svitak lockup + gold divider + official boxed Real logo */
.cobrand {
  display: flex;
  align-items: center;
  gap: .9rem;
  min-width: 0;
  flex: 0 1 auto;
}
.cobrand-divider {
  width: 1px;
  height: 54px;
  background: #B18A50;
  flex-shrink: 0;
}
.real-logo {
  display: block;
  height: 40px;
  width: auto;
  flex-shrink: 0;
}
.footer-brand .cobrand {
  margin-bottom: .7rem;
}
.footer-broker-line {
  margin: 0;
  color: var(--ivory);
  font-size: .82rem;
  letter-spacing: .04em;
}

/* Header */
.site-header {
  position: sticky;
  top: 0;
  z-index: 100;
  background: rgba(17,17,17,.94);
  backdrop-filter: blur(10px);
  color: var(--ivory);
  border-bottom: 1px solid rgba(177,138,80,.25);
}
.header-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  min-height: 96px;
  gap: 1rem;
  padding: .55rem 0;
}
.nav {
  display: flex;
  align-items: center;
  gap: 1.4rem;
}
.nav a {
  color: rgba(243,237,227,.88);
  font-size: .78rem;
  letter-spacing: .14em;
  text-transform: uppercase;
  font-weight: 500;
}
.nav a:hover, .nav a.active { color: var(--gold); }
.nav-cta {
  border: 1px solid var(--gold);
  padding: .55rem 1rem;
  color: var(--gold) !important;
}
.nav-cta:hover { background: var(--gold); color: var(--black) !important; }
.menu-toggle {
  display: none;
  background: transparent;
  border: 1px solid rgba(177,138,80,.5);
  color: var(--ivory);
  padding: .45rem .7rem;
  font-family: inherit;
  letter-spacing: .12em;
  text-transform: uppercase;
  font-size: .7rem;
  cursor: pointer;
}

/* Buttons */
.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: .5rem;
  padding: .95rem 1.5rem;
  font-family: var(--font-sans);
  font-size: .78rem;
  letter-spacing: .16em;
  text-transform: uppercase;
  font-weight: 600;
  border: 1px solid transparent;
  cursor: pointer;
  transition: .2s ease;
  text-decoration: none;
}
.btn-gold { background: var(--gold); color: var(--black); }
.btn-gold:hover { background: var(--gold-light); color: var(--black); }
.btn-outline {
  background: transparent;
  border-color: var(--gold);
  color: var(--gold);
}
.btn-outline:hover { background: var(--gold); color: var(--black); }
.btn-outline-light {
  background: transparent;
  border-color: var(--ivory);
  color: var(--ivory);
}
.btn-outline-light:hover { background: var(--ivory); color: var(--black); }
.btn-row { display: flex; flex-wrap: wrap; gap: .85rem; margin-top: 1.75rem; }

/* Hero */
.hero {
  position: relative;
  min-height: min(88vh, 820px);
  display: grid;
  align-items: end;
  color: var(--ivory);
  overflow: hidden;
}
.hero-media {
  position: absolute;
  inset: 0;
  background:
    linear-gradient(180deg, rgba(17,17,17,.35) 0%, rgba(17,17,17,.78) 70%, rgba(17,17,17,.92) 100%),
    url("../images/hero-denver.jpg") center/cover no-repeat;
}
.hero-content { position: relative; padding: 7rem 0 4.5rem; max-width: 42rem; }
.hero h1 {
  font-size: clamp(2.4rem, 5vw, 4rem);
  color: var(--ivory);
  margin-bottom: .7rem;
}
.hero p { font-size: 1.08rem; color: rgba(243,237,227,.88); max-width: 34rem; }

/* Cards / grids */
.grid-3 {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1.4rem;
}
.grid-2 {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 2rem;
}
.card {
  background: var(--white);
  border: 1px solid rgba(17,17,17,.06);
  box-shadow: var(--shadow);
  overflow: hidden;
  display: flex;
  flex-direction: column;
}
.card-dark {
  background: var(--black-soft);
  border-color: rgba(177,138,80,.2);
  color: var(--ivory);
  box-shadow: none;
  padding: 1.8rem;
}
.service-card {
  background: var(--white);
  padding: 0;
  overflow: hidden;
  border: 1px solid rgba(17,17,17,.06);
  transition: transform .2s ease, box-shadow .2s ease;
}
.service-card:hover { transform: translateY(-4px); box-shadow: var(--shadow); }
.service-card img { width: 100%; height: 190px; object-fit: cover; background: #ddd; }
.service-card .body { padding: 1.4rem 1.4rem 1.6rem; }
.service-card h3 { font-size: 1.45rem; margin-bottom: .4rem; }
.feature-list { list-style: none; padding: 0; margin: 1rem 0 0; }
.feature-list li {
  position: relative;
  padding-left: 1.2rem;
  margin-bottom: .55rem;
  color: var(--muted);
}
.feature-list li::before {
  content: "";
  position: absolute;
  left: 0; top: .55rem;
  width: .45rem; height: .45rem;
  background: var(--gold);
  border-radius: 50%;
}

/* Listing cards */
.listing-card {
  background: var(--white);
  border: 1px solid rgba(17,17,17,.06);
  overflow: hidden;
  display: flex;
  flex-direction: column;
  height: 100%;
  min-height: 360px;
}
.listing-card a.media {
  display: block;
  position: relative;
  background: #d9d1c4;
  min-height: 200px;
}
.listing-card img {
  width: 100%;
  height: 210px;
  object-fit: cover;
  background: #d9d1c4;
}
.badge {
  position: absolute;
  top: .85rem;
  left: .85rem;
  background: var(--black);
  color: var(--ivory);
  font-size: .65rem;
  letter-spacing: .16em;
  text-transform: uppercase;
  padding: .35rem .6rem;
}
.badge.pending { background: var(--gold); color: var(--black); }
.badge.sold { background: #3d3d3d; }
.badge.example { background: #8a3b2d; }
.listing-body { padding: 1.15rem 1.2rem 1.35rem; display: flex; flex-direction: column; gap: .35rem; flex: 1; }
.listing-price {
  font-family: var(--font-serif);
  font-size: 1.35rem;
  color: var(--black);
}
.listing-addr { font-weight: 500; letter-spacing: .02em; }
.listing-meta { color: var(--muted); font-size: .9rem; }
.listing-note {
  margin-top: auto;
  padding-top: .7rem;
  font-size: .72rem;
  letter-spacing: .06em;
  text-transform: uppercase;
  color: var(--gold-dark);
}
.approval-banner {
  background: #fff6e8;
  border: 1px solid rgba(177,138,80,.45);
  color: #5c4524;
  padding: .9rem 1rem;
  margin-bottom: 1.5rem;
  font-size: .92rem;
}
.listing-city {
  font-family: var(--font-sans);
  font-size: .72rem;
  letter-spacing: .22em;
  text-transform: uppercase;
  color: var(--muted);
  margin-top: .15rem;
}
.listing-card.sold-feature {
  min-height: 0;
  background: var(--white);
}
.listing-card.sold-feature img {
  height: 240px;
}
.listing-card.sold-feature .listing-body {
  padding: 1.15rem 1.2rem 1.4rem;
  gap: .15rem;
}
.listing-card.sold-feature .badge.sold {
  background: rgba(17,17,17,.4);
  border: 1px solid var(--gold);
  color: var(--ivory);
  letter-spacing: .18em;
  backdrop-filter: blur(4px);
}
.sold-section-cta {
  text-align: center;
  margin-top: 2.25rem;
}

/* Live MLS search path (links out to Real agent page) */
.search-band {
  background: var(--ivory);
  padding: 3.25rem 0;
  border-bottom: 1px solid rgba(177,138,80,.28);
}
.search-band h2 {
  font-size: clamp(1.8rem, 3vw, 2.6rem);
  margin-bottom: .45rem;
}
.search-band .lead {
  margin-inline: auto;
  margin-bottom: 0;
  color: var(--muted);
}

.search-strip {
  display: flex;
  justify-content: space-between;
  align-items: center;
  gap: 1.25rem 1.75rem;
  flex-wrap: wrap;
  margin-top: 2.25rem;
  padding: 1.55rem 1.7rem;
  background: var(--black);
  color: var(--ivory);
}
.search-strip p {
  margin: 0;
  font-family: var(--font-serif);
  font-size: clamp(1.15rem, 2.2vw, 1.4rem);
  line-height: 1.35;
  color: var(--ivory);
  flex: 1 1 16rem;
}
@media (min-width: 900px) {
  .search-strip p { white-space: nowrap; flex: 1 1 auto; }
}

.listings-head {
  display: flex;
  justify-content: space-between;
  gap: 1rem;
  flex-wrap: wrap;
  align-items: end;
}
.listings-head-actions {
  margin-top: 0;
}

.filters {
  display: flex;
  flex-wrap: wrap;
  gap: .75rem;
  margin-bottom: 1.5rem;
  align-items: end;
}
.filters label {
  display: grid;
  gap: .35rem;
  font-size: .7rem;
  letter-spacing: .12em;
  text-transform: uppercase;
  font-weight: 600;
  color: var(--muted);
}
.filters select {
  font: inherit;
  font-size: .9rem;
  letter-spacing: 0;
  text-transform: none;
  font-weight: 400;
  padding: .55rem .7rem;
  border: 1px solid rgba(17,17,17,.15);
  background: var(--white);
  color: var(--text);
  min-width: 10rem;
}
.listings-empty { color: var(--muted); padding: 1rem 0; }
.show-more-wrap { text-align: center; margin-top: 1.75rem; }

/* About / portrait */
.split {
  display: grid;
  grid-template-columns: 1.05fr .95fr;
  gap: 3rem;
  align-items: center;
}
.portrait {
  position: relative;
  background: var(--black-soft);
  border-radius: var(--radius);
  overflow: hidden;
  aspect-ratio: 4 / 5;
  max-height: 640px;
}
.portrait img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center 30%;
  display: block;
  border-radius: 0;
}
.portrait::after { content: none; }

/* Forms */
.form {
  display: grid;
  gap: 1rem;
  background: var(--white);
  padding: 1.75rem;
  border: 1px solid rgba(17,17,17,.08);
}
.form label {
  display: grid;
  gap: .4rem;
  font-size: .78rem;
  letter-spacing: .12em;
  text-transform: uppercase;
  font-weight: 600;
  color: var(--muted);
}
.form input, .form select, .form textarea {
  font: inherit;
  padding: .85rem 1rem;
  border: 1px solid rgba(17,17,17,.15);
  background: var(--ivory);
  color: var(--text);
  width: 100%;
}
.form input:focus, .form select:focus, .form textarea:focus {
  outline: 2px solid rgba(177,138,80,.45);
  border-color: var(--gold);
}
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 1rem; }
.form-note { font-size: .85rem; color: var(--muted); margin-top: .25rem; }

/* Page hero */
.page-hero {
  background:
    linear-gradient(180deg, rgba(17,17,17,.72), rgba(17,17,17,.88)),
    url("../images/about-bg.jpg") center/cover no-repeat;
  color: var(--ivory);
  padding: 5.5rem 0 3.5rem;
}
.page-hero h1 { font-size: clamp(2.2rem, 4vw, 3.4rem); color: var(--ivory); }

/* CTA band */
.cta-band {
  background:
    linear-gradient(90deg, rgba(17,17,17,.88), rgba(17,17,17,.72)),
    url("../images/cta-bg.jpg") center/cover no-repeat;
  color: var(--ivory);
  padding: 4rem 0;
}
.cta-band h2 { color: var(--ivory); font-size: clamp(1.8rem, 3vw, 2.6rem); }

/* Footer */
.site-footer {
  background: var(--black);
  color: rgba(243,237,227,.78);
  padding: 3.5rem 0 2rem;
  font-size: .9rem;
}
.footer-top {
  display: grid;
  grid-template-columns: 1.3fr 1fr 1fr;
  gap: 2rem;
  padding-bottom: 2.5rem;
  border-bottom: 1px solid rgba(177,138,80,.2);
}
.site-footer .brand {
  align-items: center;
  width: max-content;
}
.site-footer .brand-text { align-items: center; }
.site-footer .cobrand { align-items: center; }
.site-footer h4 {
  color: var(--ivory);
  font-size: 1rem;
  letter-spacing: .08em;
  margin-bottom: 1rem;
}
.site-footer a { color: rgba(243,237,227,.78); }
.site-footer a:hover { color: var(--gold); }
.footer-links { display: grid; gap: .45rem; }
.compliance {
  margin-top: 1.75rem;
  padding-top: 1.5rem;
  border-top: 1px solid rgba(243,237,227,.1);
  font-size: .78rem;
  color: rgba(243,237,227,.55);
  display: grid;
  gap: .7rem;
}
.eho {
  display: flex;
  align-items: center;
  gap: .7rem;
}
.eho svg { width: 28px; height: 28px; flex-shrink: 0; }
.credits {
  margin-top: 1.2rem;
  font-size: .72rem;
  color: rgba(243,237,227,.4);
}

/* Utilities */
.center { text-align: center; }
.center .lead { margin-inline: auto; }
.mt-0 { margin-top: 0; }
.mb-2 { margin-bottom: 2rem; }
.section-head { margin-bottom: 2.2rem; }
.pill {
  display: inline-block;
  border: 1px solid rgba(177,138,80,.45);
  color: var(--gold);
  padding: .35rem .7rem;
  font-size: .7rem;
  letter-spacing: .14em;
  text-transform: uppercase;
  margin-bottom: 1rem;
}

@media (max-width: 900px) {
  .grid-3, .grid-2, .split, .footer-top { grid-template-columns: 1fr; }
  .menu-toggle { display: inline-flex; }
  .nav {
    display: none;
    position: absolute;
    top: 100%;
    left: 0; right: 0;
    background: var(--black);
    flex-direction: column;
    align-items: stretch;
    padding: 1rem 1.25rem 1.4rem;
    gap: 0;
    border-bottom: 1px solid rgba(177,138,80,.25);
  }
  .nav.open { display: flex; }
  .nav a { padding: .85rem 0; border-bottom: 1px solid rgba(243,237,227,.08); }
  .nav-cta { text-align: center; margin-top: .6rem; }
  .form-row { grid-template-columns: 1fr; }
  .hero { min-height: 78vh; }
  .portrait { max-width: 420px; width: 100%; margin-inline: auto; }
  .header-inner { min-height: 88px; gap: .75rem; }
  .cobrand { gap: .55rem; }
  .cobrand-divider { height: 44px; }
  .real-logo { height: 30px; }
}

@media (max-width: 560px) {
  .section { padding: 3.2rem 0; }
  .brand-svitak { font-size: .95rem; letter-spacing: .36em; margin-right: -.36em; }
  .brand-mark { width: 68px; height: 23px; }
  .cobrand { gap: .45rem; }
  .cobrand-divider { height: 38px; }
  .real-logo { height: 26px; }
  .listing-card img { height: 190px; }
  .listing-card.sold-feature img { height: 210px; }
}