:root {
            --color-navy:       #131936;
            --color-gold:       #BA8A31;
            --color-white:      #FFFFFF;
            --color-off-white:  #F5F3EE;
            --color-navy-text:  #131936;
            --color-gold-light: #D4A84B;
            --color-navy-mid:   #1D2548;
            --color-overlay:    rgba(19,25,54,0.65);
            --color-gold-faint: rgba(186,138,49,0.12);
            --font-display: 'Cormorant Garamond', Georgia, serif;
            --font-body:    'Montserrat', Helvetica, sans-serif;
            --section-pad: 100px 0;
            --container-w: 1180px;
            --gutter: clamp(24px, 5vw, 72px);
            --ease-out:    cubic-bezier(0.23, 1, 0.32, 1);
            --ease-in-out: cubic-bezier(0.77, 0, 0.175, 1);
        }

        *, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }
        html { scroll-behavior: smooth; }
        body {
            font-family: var(--font-body);
            font-weight: 300;
            background: var(--color-navy);
            color: var(--color-white);
            overflow-x: hidden;
        }

        .container {
            width: 100%; max-width: var(--container-w);
            margin: 0 auto; padding: 0 var(--gutter);
        }
        .section { padding: var(--section-pad); }
        .section--light { background: var(--color-off-white); color: var(--color-navy-text); }
        .section--mid   { background: var(--color-navy-mid); }

        .divider {
            display: block; width: 60px; height: 2px;
            background: var(--color-gold); margin: 18px 0 28px;
        }
        .divider--center { margin: 18px auto 28px; }

        .section-label {
            font-family: var(--font-body);
            font-size: 11px; font-weight: 600;
            letter-spacing: 4px; text-transform: uppercase;
            color: var(--color-gold);
        }
        .section-title {
            font-family: var(--font-display);
            font-size: clamp(30px, 4.5vw, 50px);
            font-weight: 400; line-height: 1.15;
        }
        .section-title--light { color: var(--color-white); }
        .section-title--dark  { color: var(--color-navy); }
        .section-body {
            font-size: 15px; font-weight: 300;
            line-height: 1.85; max-width: 580px;
        }

        .placeholder {
            background: var(--color-navy-mid);
            border: 1px solid rgba(186,138,49,.35);
            display: flex; flex-direction: column;
            align-items: center; justify-content: center;
            gap: 8px; color: var(--color-gold);
            font-family: var(--font-body);
            font-size: 10px; letter-spacing: 2px;
            text-transform: uppercase; text-align: center; padding: 12px;
        }
        .placeholder--light {
            background: #e4e0d8; border-color: var(--color-gold); color: var(--color-navy);
        }

        .btn {
            display: inline-block;
            font-family: var(--font-body); font-size: 11px;
            font-weight: 600; letter-spacing: 2.5px;
            text-transform: uppercase; text-decoration: none;
            padding: 15px 32px; cursor: pointer; border: none;
            transition: background .22s var(--ease-out), color .22s var(--ease-out), transform .15s var(--ease-out), border-color .22s var(--ease-out);
        }
        .btn:hover  { transform: translateY(-2px); }
        .btn:active { transform: scale(0.97); }
        .btn--gold    { background: var(--color-gold); color: var(--color-navy); }
        .btn--gold:hover { background: var(--color-gold-light); }
        .btn--outline {
            background: transparent;
            border: 1.5px solid rgba(255,255,255,.45);
            color: var(--color-white);
        }
        .btn--outline:hover { border-color: var(--color-gold); color: var(--color-gold); }
        .btn--outline-dark {
            background: transparent;
            border: 1.5px solid var(--color-navy);
            color: var(--color-navy);
        }
        .btn--outline-dark:hover { background: var(--color-navy); color: var(--color-white); }

        .btn--wechat {
            background: #07C160; color: var(--color-white);
            display: inline-flex; align-items: center; gap: 8px;
        }
        .btn--wechat:hover { background: #06ad56; }

        .fade-up {
            opacity: 0; transform: translateY(24px);
            transition: opacity .75s var(--ease-out), transform .75s var(--ease-out);
        }
        .fade-up.visible { opacity: 1; transform: translateY(0); }
        .fade-up:nth-child(2) { transition-delay: .1s; }
        .fade-up:nth-child(3) { transition-delay: .2s; }
        .fade-up:nth-child(4) { transition-delay: .3s; }

        /* ── NAV ── */
        /* The bar is fixed and 76px tall, so anchored sections need to clear it. */
        section[id], [id]:target { scroll-margin-top: 96px; }
        html { scroll-behavior: smooth; }

        #nav {
            position: fixed; top: 0; left: 0; right: 0;
            z-index: 1000; padding: 0 var(--gutter);
            height: 76px; display: flex;
            align-items: center; justify-content: space-between;
            transition: background .4s, box-shadow .4s;
        }
        #nav.scrolled {
            background: rgba(19,25,54,0.97);
            box-shadow: 0 2px 30px rgba(0,0,0,.3);
        }

        .nav-logo { display: flex; align-items: center; gap: 14px; text-decoration: none; }
        .nav-avatar {
            width: 42px; height: 42px; border-radius: 50%;
            overflow: hidden; border: 1.5px solid var(--color-gold);
            flex-shrink: 0;
        }
        .nav-avatar img { width: 100%; height: 100%; object-fit: cover; }
        .nav-agent-name {
            font-family: var(--font-display);
            font-size: 19px; font-weight: 600;
            color: var(--color-white); letter-spacing: .5px;
        }
        .nav-agent-name span {
            font-size: 14px; opacity: .55; font-weight: 300;
            margin-left: 6px;
        }
        .nav-agent-title {
            font-size: 9px; letter-spacing: 2.5px;
            text-transform: uppercase; color: var(--color-gold);
        }

        .nav-links {
            display: flex; align-items: center; gap: 32px; list-style: none;
        }
        .nav-links a {
            font-size: 11px; font-weight: 500;
            letter-spacing: 2.5px; text-transform: uppercase;
            color: var(--color-white); text-decoration: none;
            opacity: .75; transition: opacity .2s, color .2s;
        }
        .nav-links a:hover { opacity: 1; color: var(--color-gold); }
        .nav-cta {
            font-size: 11px !important; font-weight: 600 !important;
            letter-spacing: 2px !important; padding: 10px 20px !important;
            border: 1.5px solid var(--color-gold) !important;
            color: var(--color-gold) !important; opacity: 1 !important;
            transition: background .2s, color .2s !important;
        }
        .nav-cta:hover { background: var(--color-gold) !important; color: var(--color-navy) !important; }


        /* Pages that open on a light section: keep the bar transparent, but put
           the type in ink so it stays readable until the dark scrolled state. */
        body.nav-on-light #nav:not(.scrolled) .nav-agent-name,
        body.nav-on-light #nav:not(.scrolled) .nav-links a:not(.nav-cta) {
            color: var(--color-navy);
        }
        body.nav-on-light #nav:not(.scrolled) .nav-links a:not(.nav-cta) { opacity: .85; }
        body.nav-on-light #nav:not(.scrolled) .hamburger span { background: var(--color-navy); }

        .hamburger {
            display: none; flex-direction: column; gap: 5px;
            cursor: pointer; background: none; border: none; padding: 4px;
        }
        .hamburger span {
            display: block; width: 26px; height: 2px;
            background: var(--color-white); transition: transform .3s, opacity .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-menu {
            display: none; position: fixed; inset: 76px 0 0;
            background: rgba(19,25,54,0.98);
            flex-direction: column; align-items: center;
            justify-content: center; gap: 32px; z-index: 999;
        }
        .mobile-menu.open { display: flex; }
        .mobile-menu a {
            font-size: 14px; font-weight: 500; letter-spacing: 3px;
            text-transform: uppercase; color: var(--color-white); text-decoration: none;
        }
        .mobile-menu a:hover { color: var(--color-gold); }

        /* ── HERO ── */
        #hero {
            position: relative; min-height: 100vh;
            display: flex; align-items: center;
            overflow: hidden; padding-top: 76px;
        }
        .hero-bg {
            position: absolute; inset: 0;
            background: linear-gradient(135deg, #0c1022 0%, #131936 50%, #1a2245 100%);
        }
        .hero-grid-lines {
            position: absolute; inset: 0;
            background-image:
                    linear-gradient(rgba(186,138,49,.05) 1px, transparent 1px),
                    linear-gradient(90deg, rgba(186,138,49,.05) 1px, transparent 1px);
            background-size: 72px 72px;
        }
        .hero-inner {
            position: relative; z-index: 2; width: 100%;
            display: grid; grid-template-columns: 1fr 1fr;
            gap: 60px; align-items: center;
        }

        .hero-text .section-label { margin-bottom: 20px; }
        .hero-headline {
            font-family: var(--font-display);
            font-size: clamp(44px, 6.5vw, 82px);
            font-weight: 300; line-height: 1.05;
            color: var(--color-white); margin-bottom: 10px;
        }
        .hero-headline strong {
            font-weight: inherit; display: block; color: inherit;
        }
        .hero-name-line {
            font-family: var(--font-display);
            font-size: clamp(18px, 2.5vw, 26px);
            font-weight: 300;
            color: rgba(255,255,255,.6);
            letter-spacing: 1px; margin-bottom: 28px;
        }
        .hero-sub {
            font-size: 14px; line-height: 1.85;
            color: rgba(255,255,255,.65);
            max-width: 460px; margin-bottom: 20px;
        }

        .lang-badge {
            display: inline-flex; align-items: center; gap: 10px;
            border: 1px solid rgba(186,138,49,.4);
            padding: 8px 16px; margin-bottom: 32px;
            font-size: 12px; font-weight: 500;
            letter-spacing: 1.5px; color: rgba(255,255,255,.75);
        }
        .lang-badge .lang-dot {
            width: 6px; height: 6px; border-radius: 50%;
            background: var(--color-gold); flex-shrink: 0;
        }
        .lang-badge strong { color: inherit; font-weight: 600; }

        .hero-actions { display: flex; gap: 14px; flex-wrap: wrap; }

        .hero-photo-wrap {
            position: relative; display: flex; justify-content: flex-end;
        }
        .hero-photo-frame {
            position: relative; width: 100%; max-width: 440px;
        }
        .hero-photo-frame::before {
            content: ''; position: absolute;
            top: -16px; right: -16px;
            width: 60%; height: 60%;
            border-top: 1.5px solid var(--color-gold);
            border-right: 1.5px solid var(--color-gold);
            z-index: 0;
        }
        .hero-photo-frame::after {
            content: ''; position: absolute;
            bottom: -16px; left: -16px;
            width: 40%; height: 40%;
            border-bottom: 1.5px solid rgba(186,138,49,.4);
            border-left: 1.5px solid rgba(186,138,49,.4);
            z-index: 0;
        }
        .hero-photo {
            position: relative; z-index: 1;
            width: 100%; aspect-ratio: 3/4; overflow: hidden;
        }
        .hero-photo img { width: 100%; height: 100%; object-fit: cover; display: block; }

        .hero-values {
            position: relative; z-index: 1;
            display: flex; gap: 0;
            border-top: 1px solid rgba(186,138,49,.2);
        }
        .hero-val {
            flex: 1; padding: 18px 14px;
            border-right: 1px solid rgba(186,138,49,.15);
            text-align: center;
        }
        .hero-val:last-child { border-right: none; }
        .hero-val__label {
            font-size: 9px; letter-spacing: 1.5px;
            text-transform: uppercase;
            color: rgba(255,255,255,.5); line-height: 1.4;
        }

        .brokerage-badge {
            display: inline-flex; align-items: center; gap: 10px;
            border: 1px solid rgba(186,138,49,.3);
            padding: 10px 18px; margin-bottom: 28px;
        }
        .brokerage-badge__logo {
            width: 28px; height: 28px; overflow: hidden; flex-shrink: 0;
        }
        .brokerage-badge__logo img { width: 100%; height: 100%; object-fit: contain; }
        .brokerage-badge__text {
            font-size: 9px; letter-spacing: 2px;
            text-transform: uppercase; color: rgba(255,255,255,.55);
        }
        .brokerage-badge__name {
            font-size: 12px; font-weight: 500;
            color: var(--color-white); letter-spacing: .5px;
        }

        /* ── ABOUT ── */
        #about .about-content { max-width: 860px; }
        #about .about-intro {
            display: grid; grid-template-columns: 1fr 1fr;
            gap: 48px; margin: 36px 0 52px;
        }
        #about .about-intro .section-body { max-width: none; }
        #about .about-lower {
            display: grid; grid-template-columns: 1fr 1fr 1fr;
            gap: 48px; align-items: start;
            padding-top: 48px;
            border-top: 1px solid rgba(19,25,54,.12);
        }

        .about-credentials {
            display: flex; flex-wrap: wrap; gap: 12px; margin: 0;
        }
        .credential-tag {
            font-size: 10px; font-weight: 600; letter-spacing: 1.5px;
            text-transform: uppercase; padding: 7px 14px;
            border: 1px solid var(--color-gold);
            color: var(--color-navy); background: var(--color-gold-faint);
        }

        .area-tags { display: flex; flex-wrap: wrap; gap: 10px; margin: 0; }
        .area-tag {
            font-size: 10px; font-weight: 500; letter-spacing: 1.5px;
            text-transform: uppercase; padding: 6px 14px;
            background: rgba(19,25,54,.07);
            border: 1px solid rgba(19,25,54,.15);
            color: var(--color-navy);
        }

        .about-lang {
            display: flex; flex-direction: column; gap: 16px;
            padding: 20px; background: var(--color-gold-faint);
            border-left: 3px solid var(--color-gold);
        }
        .about-lang__item { display: flex; flex-direction: column; gap: 3px; }
        .about-lang__label { font-size: 9px; letter-spacing: 2px; text-transform: uppercase; opacity: .5; }
        .about-lang__val { font-size: 14px; font-weight: 500; color: var(--color-navy); }
        .about-lang__chinese { font-family: var(--font-display); font-size: 18px; }
        .about-lang__divider { height: 1px; background: rgba(19,25,54,.12); }
        .about-col-label { font-size: 9px; letter-spacing: 2.5px; text-transform: uppercase; opacity: .45; margin-bottom: 14px; color: var(--color-navy); }

        .agent-signature { font-family: var(--font-display); font-size: 32px; font-weight: 400; color: var(--color-navy); margin-top: 28px; display: block; }
        .agent-signature-title { font-size: 10px; letter-spacing: 2px; text-transform: uppercase; opacity: .5; margin-top: 4px; }

        /* ── LISTINGS (homepage featured) ── */
        #listings .listings-header {
            display: flex; align-items: flex-end;
            justify-content: space-between; margin-bottom: 48px;
        }
        .listings-note { font-size: 11px; color: rgba(255,255,255,.35); letter-spacing: 1px; margin-top: 8px; }
        .listings-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px; }

        .listing-card {
            background: var(--color-navy-mid); overflow: hidden;
            cursor: pointer;
            transition: transform .35s var(--ease-out), box-shadow .35s var(--ease-out);
        }
        .listing-card:hover { transform: translateY(-6px); box-shadow: 0 20px 50px rgba(0,0,0,.4); }
        .listing-card:active { transform: scale(0.98); }

        .listing-photo {
            width: 100%; aspect-ratio: 4/3;
            position: relative; overflow: hidden; background: #111827;
        }
        .listing-photo img { width: 100%; height: 100%; object-fit: cover; display: block; transition: transform .65s var(--ease-out); }
        .listing-card:hover .listing-photo img { transform: scale(1.05); }
        .listing-photo-placeholder {
            width: 100%; height: 100%;
            display: flex; flex-direction: column;
            align-items: center; justify-content: center;
            gap: 8px; color: var(--color-gold); opacity: .3;
            font-size: 10px; letter-spacing: 2px; text-transform: uppercase;
        }

        .listing-badge {
            position: absolute; top: 12px; left: 12px;
            background: var(--color-gold); color: var(--color-navy);
            font-size: 9px; font-weight: 700; letter-spacing: 2px;
            text-transform: uppercase; padding: 5px 10px;
        }
        .listing-badge.sold       { background: var(--color-navy); color: rgba(255,255,255,.55); border: 1px solid rgba(255,255,255,.15); }
        .listing-badge.new        { background: #07C160; color: var(--color-white); }
        .listing-badge.conditional { background: #c97d20; color: var(--color-white); }

        .listing-info { padding: 22px; }
        .listing-price { font-family: var(--font-display); font-size: 24px; font-weight: 600; color: var(--color-gold); }
        .listing-address { font-size: 13px; font-weight: 400; margin: 5px 0 4px; opacity: .7; }
        .listing-city { font-size: 12px; color: rgba(255,255,255,.4); margin-bottom: 14px; }
        .listing-specs {
            display: flex; gap: 16px; font-size: 11px; opacity: .55;
            border-top: 1px solid rgba(255,255,255,.08); padding-top: 14px;
            margin-bottom: 16px;
        }
        .listing-card-actions { display: flex; gap: 8px; }
        .card-btn {
            font-family: var(--font-body); font-size: 10px; font-weight: 600;
            letter-spacing: 1.5px; text-transform: uppercase; padding: 10px 14px;
            cursor: pointer; transition: background .2s, color .2s, border-color .2s;
            text-decoration: none; text-align: center; flex: 1;
            display: flex; align-items: center; justify-content: center; border: none;
        }
        .card-btn--ghost { background: transparent; border: 1px solid rgba(255,255,255,.15); color: rgba(255,255,255,.5); }
        .card-btn--ghost:hover { border-color: var(--color-gold); color: var(--color-gold); }
        .card-btn--gold { background: var(--color-gold); color: var(--color-navy); border: 1px solid var(--color-gold); }
        .card-btn--gold:hover { background: var(--color-gold-light); }

        /* view-all strip */
        .listings-view-all {
            text-align: center; margin-top: 40px; padding-top: 40px;
            border-top: 1px solid rgba(186,138,49,.12);
        }
        .listings-view-all p { font-size: 13px; color: rgba(255,255,255,.35); margin-bottom: 20px; }

        /* ── PROCESS ── */
        #process { text-align: center; }
        .process-steps { display: grid; grid-template-columns: repeat(4, 1fr); gap: 2px; margin-top: 52px; }
        .process-step { background: var(--color-navy-mid); padding: 44px 28px; position: relative; transition: background .25s; }
        .process-step:hover { background: #232c5a; }
        .step-num { font-family: var(--font-display); font-size: 64px; font-weight: 300; color: rgba(186,138,49,.15); line-height: 1; margin-bottom: 16px; }
        .step-title { font-family: var(--font-display); font-size: 20px; font-weight: 400; color: var(--color-white); margin-bottom: 10px; }
        .step-desc { font-size: 13px; line-height: 1.75; opacity: .6; }
        .process-step:last-child::after { display: none; }

        /* ── SERVICES ── */
        #services .services-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 2px; margin-top: 52px; }
        .service-item { background: var(--color-navy-mid); padding: 40px 32px; transition: background .25s; }
        .service-item:hover { background: #232c5a; }
        .service-icon { width: 44px; height: 44px; border: 1.5px solid var(--color-gold); display: flex; align-items: center; justify-content: center; margin-bottom: 20px; color: var(--color-gold); }
        .service-name { font-family: var(--font-display); font-size: 21px; font-weight: 400; margin-bottom: 10px; }
        .service-desc { font-size: 13px; line-height: 1.75; opacity: .6; }

        /* ── WECHAT ── */
        #wechat { background: #0a1020; border-top: 1px solid rgba(186,138,49,.15); border-bottom: 1px solid rgba(186,138,49,.15); padding: 72px 0; }
        .wechat-inner { display: flex; align-items: center; justify-content: space-between; gap: 60px; overflow: hidden; }
        .wechat-text { max-width: 560px; }
        .wechat-text .section-label { margin-bottom: 16px; }
        .wechat-text h2 { font-family: var(--font-display); font-size: clamp(28px, 3.5vw, 42px); font-weight: 300; color: var(--color-white); line-height: 1.2; margin-bottom: 16px; }
        .wechat-text h2 em { color: inherit; }
        .wechat-text p { font-size: 14px; line-height: 1.85; color: rgba(255,255,255,.55); margin-bottom: 28px; }
        /* ID chip and button share a row and a centre line. */
        .wechat-actions { display: flex; align-items: center; flex-wrap: wrap; gap: 16px; margin-bottom: 28px; }
        .wechat-actions .btn { margin: 0; }
        .wechat-id { display: inline-flex; align-items: center; gap: 10px; border: 1px solid rgba(7,193,96,.3); padding: 12px 20px; margin: 0; }
        .wechat-id__label { font-size: 9px; letter-spacing: 2px; text-transform: uppercase; color: rgba(255,255,255,.4); }
        .wechat-id__val { font-size: 15px; font-weight: 500; color: #07C160; letter-spacing: .5px; }
        .wechat-qr { width: 260px; height: 260px; flex-shrink: 0; border: 1.5px solid rgba(7,193,96,.25); display: flex; flex-direction: column; align-items: center; justify-content: center; gap: 10px; color: rgba(255,255,255,.3); font-size: 9px; letter-spacing: 2px; text-transform: uppercase; }
        .wechat-qr svg { opacity: .25; }
        .wechat-qr .hero-photo { width: 100%; height: 100%; background: #fff; }
        .wechat-qr img { object-fit: contain !important; padding: 8px; box-sizing: border-box; }

        /* ── CONTACT ── */
        #contact .contact-grid { display: grid; grid-template-columns: 1fr 1.5fr; gap: 80px; align-items: start; }
        .contact-info { color: var(--color-navy); }
        .contact-agent-photo { width: 100%; aspect-ratio: 3/4; overflow: hidden; margin-bottom: 28px; }
        .contact-agent-photo img { width: 100%; height: 100%; object-fit: cover; display: block; }
        .contact-agent-name { font-family: var(--font-display); font-size: 26px; font-weight: 400; color: var(--color-navy); margin-bottom: 2px; }
        .contact-agent-name-cn { font-family: var(--font-display); font-size: 16px; margin-bottom: 4px; }
        .contact-agent-title { font-size: 10px; letter-spacing: 2.5px; text-transform: uppercase; color: var(--color-gold); margin-bottom: 24px; }
        .contact-detail { display: flex; align-items: flex-start; gap: 14px; margin-bottom: 20px; }
        .contact-detail__icon { width: 36px; height: 36px; border: 1.5px solid var(--color-gold); display: flex; align-items: center; justify-content: center; flex-shrink: 0; color: var(--color-gold); }
        .contact-detail__label { font-size: 9px; letter-spacing: 2px; text-transform: uppercase; opacity: .5; margin-bottom: 3px; }
        .contact-detail__value { font-size: 14px; font-weight: 500; }
        .contact-brokerage { display: flex; align-items: center; gap: 12px; margin-top: 28px; padding-top: 24px; border-top: 1px solid rgba(19,25,54,.12); }
        .contact-brokerage__logo { width: 40px; height: 40px; flex-shrink: 0; overflow: hidden; }
        .contact-brokerage__logo img { width: 100%; height: 100%; object-fit: contain; }
        .contact-brokerage__text { font-size: 10px; letter-spacing: 1.5px; text-transform: uppercase; opacity: .45; }
        .contact-brokerage__name { font-size: 13px; font-weight: 500; opacity: .75; }

        .contact-form form { display: flex; flex-direction: column; gap: 16px; }
        .form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
        .form-group { display: flex; flex-direction: column; gap: 7px; }
        .form-label { font-size: 10px; font-weight: 600; letter-spacing: 2px; text-transform: uppercase; color: var(--color-navy); opacity: .6; }
        .form-input { background: var(--color-white); border: 1.5px solid #ddd; border-radius: 0; padding: 13px 15px; font-family: var(--font-body); font-size: 14px; color: var(--color-navy); outline: none; transition: border-color .2s; }
        .form-input:focus { border-color: var(--color-gold); }
        textarea.form-input { resize: vertical; min-height: 120px; }
        select.form-input { appearance: none; cursor: pointer; }
        .form-submit { align-self: flex-start; background: var(--color-navy); color: var(--color-white); border: none; font-family: var(--font-body); font-size: 11px; font-weight: 600; letter-spacing: 2.5px; text-transform: uppercase; padding: 15px 34px; cursor: pointer; transition: background .25s, color .25s; }
        .form-submit:hover { background: var(--color-gold); color: var(--color-navy); }
        .form-success { display: none; background: var(--color-gold-faint); border: 1px solid var(--color-gold); padding: 20px; text-align: center; font-size: 14px; color: var(--color-navy); }

        /* ── FOOTER ── */
        #footer { background: #0c1022; border-top: 1px solid rgba(186,138,49,.18); padding: 52px 0 28px; }
        .footer-inner { display: flex; justify-content: space-between; align-items: flex-start; gap: 48px; margin-bottom: 40px; }
        .footer-brand { max-width: 280px; }
        .footer-agent-name { font-family: var(--font-display); font-size: 22px; font-weight: 400; color: var(--color-white); margin-bottom: 2px; }
        .footer-agent-name-cn { font-family: var(--font-display); font-size: 14px; margin-bottom: 6px; }
        .footer-agent-title { font-size: 9px; letter-spacing: 2.5px; text-transform: uppercase; color: var(--color-gold); margin-bottom: 14px; }
        .footer-brand p { font-size: 13px; line-height: 1.7; color: rgba(255,255,255,.4); max-width: 240px; }
        .footer-cols { display: flex; gap: 60px; }
        .footer-col h4 { font-size: 10px; font-weight: 600; letter-spacing: 3px; text-transform: uppercase; color: var(--color-gold); margin-bottom: 18px; }
        .footer-col ul { list-style: none; }
        .footer-col ul li { margin-bottom: 10px; }
        .footer-col ul li a { font-size: 13px; color: rgba(255,255,255,.45); text-decoration: none; transition: color .2s; }
        .footer-col ul li a:hover { color: var(--color-white); }
        .footer-bottom { border-top: 1px solid rgba(255,255,255,.07); padding-top: 24px; display: flex; justify-content: space-between; align-items: center; font-size: 11px; color: rgba(255,255,255,.3); }

        /* ── MODAL ── */
        #listingModal {
            display: none; position: fixed; inset: 0; z-index: 2000;
            background: rgba(10, 14, 30, 0.88); overflow-y: auto;
            padding: 40px 20px; backdrop-filter: blur(4px);
        }
        #listingModal.open { display: flex; align-items: flex-start; justify-content: center; }

        .modal-box {
            background: var(--color-navy-mid); width: 100%; max-width: 900px;
            position: relative; animation: modalIn .28s ease;
        }
        @keyframes modalIn {
            from { opacity: 0; transform: translateY(22px); }
            to   { opacity: 1; transform: translateY(0); }
        }
        .modal-close {
            position: absolute; top: 16px; right: 16px; width: 36px; height: 36px; z-index: 10;
            background: rgba(0,0,0,.45); border: none; cursor: pointer;
            color: var(--color-white); font-size: 18px; line-height: 36px;
            text-align: center; display: flex; align-items: center; justify-content: center;
            transition: background .2s;
        }
        .modal-close:hover { background: var(--color-gold); color: var(--color-navy); }

        .modal-slideshow { position: relative; width: 100%; aspect-ratio: 16/9; background: #0c1022; overflow: hidden; }
        .modal-slides { display: flex; height: 100%; transition: transform .35s ease; }
        .modal-slide {
            min-width: 100%; height: 100%; flex-shrink: 0;
            display: flex; align-items: center; justify-content: center; background: var(--color-navy);
        }
        .modal-slide img { width: 100%; height: 100%; object-fit: cover; display: block; }
        .modal-slide .slide-placeholder {
            display: flex; flex-direction: column; align-items: center; justify-content: center;
            gap: 10px; color: var(--color-gold); opacity: .4;
            font-size: 11px; letter-spacing: 2px; text-transform: uppercase;
            width: 100%; height: 100%;
        }

        .slide-arrow {
            position: absolute; top: 50%; transform: translateY(-50%);
            width: 44px; height: 44px;
            background: rgba(19,25,54,.75); border: 1px solid rgba(186,138,49,.3);
            color: var(--color-white); font-size: 18px; cursor: pointer;
            display: flex; align-items: center; justify-content: center;
            transition: background .2s, border-color .2s; z-index: 5; user-select: none;
        }
        .slide-arrow:hover { background: var(--color-gold); border-color: var(--color-gold); color: var(--color-navy); }
        .slide-arrow[disabled] { opacity: .25; pointer-events: none; }
        .slide-arrow--prev { left: 14px; }
        .slide-arrow--next { right: 14px; }
        .slide-counter { position: absolute; bottom: 14px; right: 16px; background: rgba(0,0,0,.6); font-size: 11px; letter-spacing: 1.5px; padding: 5px 11px; color: rgba(255,255,255,.75); }
        .slide-dots { position: absolute; bottom: 14px; left: 50%; transform: translateX(-50%); display: flex; gap: 6px; z-index: 5; }
        .slide-dot { width: 7px; height: 7px; border-radius: 50%; background: rgba(255,255,255,.3); cursor: pointer; transition: background .2s, transform .2s; border: none; padding: 0; }
        .slide-dot.active { background: var(--color-gold); transform: scale(1.25); }

        .modal-badge-wrap { position: absolute; top: 14px; left: 14px; z-index: 6; }
        .modal-listing-badge { background: var(--color-gold); color: var(--color-navy); font-size: 9px; font-weight: 700; letter-spacing: 2px; text-transform: uppercase; padding: 5px 10px; display: inline-block; }
        .modal-listing-badge.sold { background: var(--color-navy); color: var(--color-white); border: 1px solid rgba(255,255,255,.2); }
        .modal-listing-badge.new  { background: #07C160; color: var(--color-white); }
        .modal-listing-badge.conditional { background: #c97d20; color: var(--color-white); }

        .modal-body { padding: 32px 36px 40px; }
        .modal-top-row { display: flex; justify-content: space-between; align-items: flex-start; gap: 24px; margin-bottom: 6px; flex-wrap: wrap; }
        .modal-price { font-family: var(--font-display); font-size: 36px; font-weight: 600; color: var(--color-gold); line-height: 1; }
        .modal-status-badge { font-size: 10px; font-weight: 700; letter-spacing: 2px; text-transform: uppercase; padding: 7px 14px; margin-top: 4px; background: var(--color-gold); color: var(--color-navy); align-self: flex-start; }
        .modal-status-badge.sold { background: rgba(255,255,255,.08); color: rgba(255,255,255,.5); border: 1px solid rgba(255,255,255,.12); }
        .modal-status-badge.new  { background: #07C160; color: var(--color-white); }
        .modal-status-badge.conditional { background: #c97d20; color: var(--color-white); }
        .modal-address { font-size: 16px; font-weight: 400; color: rgba(255,255,255,.75); margin-bottom: 4px; line-height: 1.4; }
        .modal-mls { font-size: 11px; letter-spacing: 1.5px; color: rgba(255,255,255,.35); margin-bottom: 20px; text-transform: uppercase; }
        .modal-mls span { color: rgba(186,138,49,.6); }
        .modal-tags { display: flex; flex-wrap: wrap; gap: 8px; margin-bottom: 24px; }
        .modal-tag { font-size: 11px; font-weight: 500; letter-spacing: 1px; padding: 6px 14px; background: rgba(255,255,255,.06); border: 1px solid rgba(255,255,255,.1); color: rgba(255,255,255,.7); }
        .modal-tag.type-tag { border-color: rgba(186,138,49,.35); color: var(--color-gold); background: rgba(186,138,49,.08); }
        .modal-divider { height: 1px; background: rgba(255,255,255,.08); margin-bottom: 22px; }
        .modal-desc-label { font-size: 10px; font-weight: 600; letter-spacing: 3px; text-transform: uppercase; color: var(--color-gold); margin-bottom: 12px; }
        .modal-description { font-size: 14px; line-height: 1.85; color: rgba(255,255,255,.6); }
        .modal-footer { display: flex; gap: 12px; margin-top: 32px; flex-wrap: wrap; }
        .modal-footer .btn { padding: 13px 22px; }

        /* ── Hero entrance ── */
        .hero-fade {
            opacity: 0;
            transform: translateY(18px);
            animation: heroIn 0.75s var(--ease-out) forwards;
        }
        @keyframes heroIn {
            to { opacity: 1; transform: translateY(0); }
        }
        .hd-1 { animation-delay: 0.05s; }
        .hd-2 { animation-delay: 0.15s; }
        .hd-3 { animation-delay: 0.27s; }
        .hd-4 { animation-delay: 0.38s; }
        .hd-5 { animation-delay: 0.50s; }
        .hd-photo { animation-delay: 0.2s; animation-duration: 1s; }

        /* ── Hero circle slow orbit ── */
        @keyframes circleOrbit {
            from { transform: translateY(-50%) rotate(0deg); }
            to   { transform: translateY(-50%) rotate(360deg); }
        }

        /* ── Nav underline ── */
        .nav-links a:not(.nav-cta) {
            position: relative;
        }
        .nav-links a:not(.nav-cta)::after {
            content: '';
            position: absolute;
            bottom: -4px; left: 0;
            width: 0; height: 1px;
            background: var(--color-gold);
            transition: width 0.3s var(--ease-out);
        }
        .nav-links a:not(.nav-cta):hover::after { width: 100%; }

        /* ── Process step gold left border on hover ── */
        .process-step {
            overflow: hidden;
        }
        .process-step::before {
            content: '';
            position: absolute;
            left: 0; top: 0; bottom: 0;
            width: 2px;
            background: var(--color-gold);
            transform: scaleY(0);
            transform-origin: bottom;
            transition: transform 0.35s var(--ease-out);
        }
        .process-step:hover::before { transform: scaleY(1); }
        .process-step { transition: background .25s var(--ease-out); }

        /* ── Service icon hover ── */
        .service-icon {
            transition: transform 0.3s var(--ease-out), border-color 0.3s var(--ease-out), color 0.3s var(--ease-out);
        }
        .service-item:hover .service-icon {
            transform: scale(1.08);
            border-color: var(--color-gold-light);
        }
        .service-item { transition: background .25s var(--ease-out); }

        /* ── Form submit press ── */
        .form-submit {
            transition: background .22s var(--ease-out), color .22s var(--ease-out), transform .14s var(--ease-out);
        }
        .form-submit:active { transform: scale(0.97); }

        /* ── Wechat QR sizing fix ── */
        .wechat-qr .hero-photo { aspect-ratio: 1; }

        /* ── Card btn press ── */
        .card-btn { transition: background .2s var(--ease-out), color .2s var(--ease-out), border-color .2s var(--ease-out), transform .12s var(--ease-out); }
        .card-btn:active { transform: scale(0.96); }

        /* ── Modal animation ── */
        @keyframes modalIn {
            from { opacity: 0; transform: translateY(28px) scale(0.98); }
            to   { opacity: 1; transform: translateY(0) scale(1); }
        }
        .modal-box { animation: modalIn .32s var(--ease-out); }

        /* ── Reduced motion ── */
        @media (prefers-reduced-motion: reduce) {
            .hero-fade, .fade-up { animation: none !important; transition: none !important; opacity: 1 !important; transform: none !important; }
            .btn, .card-btn, .form-submit { transition: none !important; }
        }

        /* ── RESPONSIVE ── */
        @media (max-width: 1024px) {
            .process-steps { grid-template-columns: repeat(2, 1fr); }
            .listings-grid { grid-template-columns: repeat(2, 1fr); }
            #about .about-lower { grid-template-columns: 1fr 1fr; }
        }
        @media (max-width: 768px) {
            .nav-links { display: none; }
            .hamburger { display: flex; }
            .hero-inner { grid-template-columns: 1fr; }
            .hero-photo-wrap { display: none; }
            #about .about-intro { grid-template-columns: 1fr; }
            #about .about-lower { grid-template-columns: 1fr; }
            #services .services-grid, .listings-grid { grid-template-columns: 1fr; }
            #contact .contact-grid { grid-template-columns: 1fr; }
            .form-row { grid-template-columns: 1fr; }
            .footer-inner { flex-direction: column; }
            .footer-cols { flex-wrap: wrap; gap: 32px; }
            .wechat-inner { flex-direction: column; }
            .wechat-qr { width: 140px; height: 140px; }
        }
        @media (max-width: 480px) {
            :root { --gutter: 20px; }
            .process-steps { grid-template-columns: 1fr; }
            .hero-values { flex-wrap: wrap; }
            .hero-val { min-width: 50%; }
            .modal-body { padding: 22px 20px 32px; }
            .modal-price { font-size: 28px; }
        }