:root{
  --sand:#F2E9D8; --sand-2:#EADFCB;
  --ink:#221C15; --ink-soft:#4C4337;
  --teal:#2B2118; --teal-deep:#1A120B;
  --coral:#2B2118; --coral-deep:#120C06;
  --sage:#8C7A5E; --line:#E3D7C0;
  --card:#FFFFFF; --white:#fff;
  --shadow:0 10px 30px -16px rgba(33,28,21,.45);
  --shadow-sm:0 4px 14px -8px rgba(33,28,21,.4);
  --radius:14px; --radius-sm:10px;
  --maxw:1180px;
  --display:"Fraunces",Georgia,serif;
  --body:"Hanken Grotesk",system-ui,-apple-system,Segoe UI,Roboto,sans-serif;
}

*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{
  margin:0;font-family:var(--body);color:var(--ink);
  background:var(--sand);line-height:1.6;-webkit-font-smoothing:antialiased;
}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
h1,h2,h3,h4{font-family:var(--display);font-weight:600;line-height:1.12;margin:0;letter-spacing:-.01em}
.container{max-width:var(--maxw);margin-inline:auto;padding-inline:24px}

/* ------- Buttons ------- */
.btn{
  display:inline-flex;align-items:center;justify-content:center;gap:.5em;
  font-family:var(--body);font-weight:600;font-size:.95rem;line-height:1;
  padding:.85em 1.4em;border-radius:999px;border:1.5px solid transparent;
  cursor:pointer;transition:.18s ease;white-space:nowrap;
}
.btn-primary{background:var(--coral);color:#fff}
.btn-primary:hover{background:var(--coral-deep)}
.btn-ghost{background:transparent;border-color:var(--teal);color:var(--teal)}
.btn-ghost:hover{background:var(--teal);color:#fff}
.btn-block{display:flex;width:100%}
.btn-sm{padding:.55em 1em;font-size:.85rem}

/* ------- Header ------- */
.site-header{position:sticky;top:0;z-index:30;background:rgba(244,237,226,.86);backdrop-filter:blur(10px);border-bottom:1px solid var(--line)}
.header-inner{display:flex;align-items:center;gap:24px;height:72px}
.brand{display:flex;align-items:center;gap:12px;margin-right:auto}
.brand-mark{color:var(--coral);font-size:1.5rem}
.brand-text{display:flex;flex-direction:column;line-height:1.05}
.brand-name{font-family:var(--display);font-weight:700;font-size:1.2rem;color:var(--teal-deep)}
.brand-sub{font-size:.7rem;letter-spacing:.18em;text-transform:uppercase;color:var(--sage)}
.main-nav{display:flex;gap:26px}
.main-nav a{font-weight:500;color:var(--ink-soft);padding:4px 0;border-bottom:2px solid transparent}
.main-nav a:hover,.main-nav a.is-active{color:var(--teal-deep);border-color:var(--coral)}
.header-cta{font-weight:700;color:var(--teal-deep)}

/* ------- Hero ------- */
.hero{background:linear-gradient(155deg,var(--teal) 0%,var(--teal-deep) 100%);color:#fff;position:relative;overflow:hidden}
.hero::after{content:"";position:absolute;right:-120px;top:-120px;width:420px;height:420px;border-radius:50%;background:radial-gradient(circle,rgba(232,113,76,.35),transparent 70%)}
.hero-inner{position:relative;padding:74px 24px 90px}
.hero-eyebrow{text-transform:uppercase;letter-spacing:.22em;font-size:.75rem;color:#C9B79A;margin:0 0 18px}
.hero-title{font-size:clamp(2.1rem,5vw,3.6rem);font-weight:600}
.hero-lead{max-width:620px;margin:20px 0 34px;color:#E6DAC6;font-size:1.08rem}
.hero-stats{display:flex;gap:14px;margin-top:30px;flex-wrap:wrap}
.hero-stat{background:rgba(255,255,255,.08);border:1px solid rgba(255,255,255,.18);border-radius:var(--radius-sm);padding:14px 20px;display:flex;flex-direction:column;transition:.18s}
.hero-stat:hover{background:rgba(255,255,255,.16)}
.hero-stat b{font-family:var(--display);font-size:1.7rem}
.hero-stat span{font-size:.82rem;color:#CFC1A8}

/* ------- Filters ------- */
.filters{background:#fff;border-radius:var(--radius);padding:14px;box-shadow:var(--shadow);margin-top:6px}
.filters-row{display:flex;gap:10px;flex-wrap:wrap}
.filters input,.filters select{
  font-family:var(--body);font-size:.95rem;padding:.7em .9em;border:1.5px solid var(--line);
  border-radius:var(--radius-sm);background:#fff;color:var(--ink);min-height:46px;
}
.filters input:focus,.filters select:focus{outline:none;border-color:var(--teal)}
.filters-search{flex:1 1 240px}
.filters select{flex:1 1 150px}
.filters .btn{flex:0 0 auto}

/* ------- Sections ------- */
.section{padding-block:60px}
.section-head{display:flex;align-items:baseline;justify-content:space-between;margin-bottom:28px;gap:16px}
.section-head h2{font-size:clamp(1.5rem,3vw,2.1rem)}
.section-link{color:var(--coral-deep);font-weight:600}
.page-title{font-size:clamp(1.8rem,4vw,2.7rem);margin:10px 0 22px}

/* ------- Grid + cards ------- */
.grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(290px,1fr));gap:26px}
.card{background:var(--card);border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow-sm);border:1px solid var(--line);transition:.2s;display:flex;flex-direction:column}
.card:hover{transform:translateY(-4px);box-shadow:var(--shadow)}
.card-media{position:relative;aspect-ratio:4/3;background:var(--sand-2);display:block}
.card-media img{width:100%;height:100%;object-fit:cover}
.card-deal{position:absolute;top:12px;left:12px;font-size:.72rem;font-weight:700;text-transform:uppercase;letter-spacing:.06em;padding:.4em .8em;border-radius:999px;color:#fff}
.card-deal--sale{background:var(--teal)}
.card-deal--rent{background:var(--coral)}
.card-draft{position:absolute;top:12px;right:12px;background:#7a6a52;color:#fff;font-size:.7rem;padding:.35em .7em;border-radius:999px}
.card-body{padding:18px 18px 20px;display:flex;flex-direction:column;gap:8px;flex:1}
.card-meta{font-size:.8rem;text-transform:uppercase;letter-spacing:.08em;color:var(--sage);font-weight:600}
.card-title{font-size:1.18rem}
.card-title a:hover{color:var(--teal)}
.card-price{font-family:var(--display);font-size:1.35rem;font-weight:600;color:var(--coral-deep);margin-top:auto}
.card-specs{list-style:none;display:flex;gap:16px;padding:12px 0 0;margin:6px 0 0;border-top:1px solid var(--line);font-size:.88rem;color:var(--ink-soft)}
.card-specs b{color:var(--ink)}

/* ------- Band ------- */
.band{background:var(--sand-2);padding-block:56px}
.band-grid{display:grid;grid-template-columns:1fr 1fr;gap:22px}
.band-card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:34px;transition:.2s;border-left:5px solid var(--teal)}
.band-card--alt{border-left-color:var(--coral)}
.band-card:hover{transform:translateY(-3px);box-shadow:var(--shadow)}
.band-card h3{font-size:1.5rem;margin-bottom:8px}
.band-card p{color:var(--ink-soft);margin:0 0 14px}
.band-link{font-weight:700;color:var(--teal-deep)}

/* ------- Breadcrumbs / count / pagination ------- */
.breadcrumbs{font-size:.85rem;color:var(--sage);display:flex;gap:8px;flex-wrap:wrap}
.breadcrumbs a:hover{color:var(--teal)}
.results-count{color:var(--ink-soft);margin:6px 0 26px}
.pagination{display:flex;gap:8px;flex-wrap:wrap;margin-top:40px}
.pagination a{min-width:42px;height:42px;display:flex;align-items:center;justify-content:center;border:1.5px solid var(--line);border-radius:10px;font-weight:600;background:#fff}
.pagination a:hover{border-color:var(--teal)}
.pagination a.is-active{background:var(--teal);color:#fff;border-color:var(--teal)}

/* ------- Empty ------- */
.empty{text-align:center;padding:60px 20px;background:#fff;border:1px dashed var(--line);border-radius:var(--radius)}
.empty p{color:var(--ink-soft);margin:0 0 18px}
.empty .btn{margin:4px}

/* ------- Property page ------- */
.property-head .page-title{margin-top:10px}
.property-loc{color:var(--sage);font-weight:600;margin:0}
.gallery{margin:26px 0 10px}
.gallery-main{margin:0;border-radius:var(--radius);overflow:hidden;background:var(--sand-2);aspect-ratio:16/9;box-shadow:var(--shadow-sm)}
.gallery-main img{width:100%;height:100%;object-fit:cover}
.gallery-empty{display:flex;align-items:center;justify-content:center}
.gallery-thumbs{display:flex;gap:10px;margin-top:12px;overflow-x:auto;padding-bottom:4px}
.thumb{flex:0 0 96px;height:70px;border-radius:8px;overflow:hidden;border:2px solid transparent;background:none;padding:0;cursor:pointer}
.thumb img{width:100%;height:100%;object-fit:cover}
.thumb.is-active{border-color:var(--coral)}
.property-layout{display:grid;grid-template-columns:1fr 340px;gap:38px;margin-top:34px;align-items:start}
.specs{list-style:none;display:flex;flex-wrap:wrap;gap:14px;padding:0;margin:0 0 30px}
.specs li{background:#fff;border:1px solid var(--line);border-radius:var(--radius-sm);padding:14px 18px;display:flex;flex-direction:column;min-width:96px}
.specs-num{font-family:var(--display);font-size:1.4rem;font-weight:600;color:var(--teal-deep)}
.prose h2,.amenities h2{font-size:1.4rem;margin:0 0 14px}
.prose p{margin:0 0 14px;color:var(--ink-soft)}
.amenities{margin-top:30px}
.chips{list-style:none;display:flex;flex-wrap:wrap;gap:10px;padding:0;margin:0}
.chips li{background:#fff;border:1px solid var(--line);border-radius:999px;padding:.5em 1em;font-size:.9rem}
.property-aside{position:sticky;top:90px}
.price-card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:26px;box-shadow:var(--shadow-sm)}
.price-card-label{text-transform:uppercase;letter-spacing:.1em;font-size:.75rem;color:var(--sage);font-weight:700}
.price-card-value{font-family:var(--display);font-size:2rem;font-weight:600;color:var(--coral-deep);margin:6px 0 18px}
.price-card-facts{margin:0 0 20px}
.price-card-facts div{display:flex;justify-content:space-between;padding:8px 0;border-bottom:1px solid var(--line)}
.price-card-facts dt{color:var(--sage)}
.price-card-facts dd{margin:0;font-weight:600}
.price-card .btn{margin-bottom:10px}

/* ------- Footer ------- */
.site-footer{background:var(--teal-deep);color:#E2D6C0;margin-top:40px}
.footer-grid{display:grid;grid-template-columns:1.6fr 1fr 1fr;gap:30px;padding:54px 24px 30px}
.footer-brand .brand-name{font-family:var(--display);font-size:1.4rem;color:#fff}
.footer-brand p{margin-top:8px;max-width:320px;color:#C4B292}
.footer-col h4{font-family:var(--body);text-transform:uppercase;letter-spacing:.1em;font-size:.78rem;color:#8FB3B0;margin:0 0 14px}
.footer-col a{display:block;padding:5px 0;color:#E2D6C0}
.footer-col a:hover{color:#fff}
.footer-bottom{display:flex;justify-content:space-between;align-items:center;padding:18px 24px;border-top:1px solid rgba(255,255,255,.1);font-size:.85rem}
.footer-admin{color:#A99A7D}
.footer-admin:hover{color:#fff}

/* ------- Error page ------- */
.error-page{text-align:center;padding-block:80px}
.error-code{font-family:var(--display);font-size:5rem;color:var(--coral);margin:0;line-height:1}
.error-page .btn{margin:6px}

/* ------- Responsive ------- */
@media(max-width:880px){
  .property-layout{grid-template-columns:1fr}
  .property-aside{position:static}
  .band-grid{grid-template-columns:1fr}
  .footer-grid{grid-template-columns:1fr 1fr}
}
@media(max-width:680px){
  .footer-grid{grid-template-columns:1fr}
  .section{padding-block:44px}
  .hero-inner{padding:46px 20px 56px}
  .hero-stats{gap:10px;margin-top:22px}
  .hero-stat{flex:1 1 140px}
}
@media(max-width:560px){
  .filters-row{flex-direction:column}
  .filters input,.filters select,.filters .btn{flex:1 1 auto;width:100%}
  .grid{grid-template-columns:1fr;gap:18px}
  .price-card{padding:22px}
  .brand-sub{display:none}
  .header-inner{height:64px;gap:14px}
}
@media(prefers-reduced-motion:reduce){*{transition:none!important;scroll-behavior:auto!important}}
:focus-visible{outline:3px solid var(--coral);outline-offset:2px}

/* ===== KOYA brand sections ===== */
.feature-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.feature{background:var(--card);border:1px solid var(--line);border-radius:var(--radius);padding:24px 22px;box-shadow:var(--shadow-sm)}
.feature h3{font-family:var(--display);font-weight:600;font-size:1.2rem;margin:0 0 10px;color:var(--ink)}
.feature p{margin:0;color:var(--ink-soft);font-size:.96rem;line-height:1.6}

.stats-strip{display:grid;grid-template-columns:repeat(4,1fr);gap:24px;text-align:center}
.stat-big b{display:block;font-family:var(--display);font-weight:600;font-size:2rem;color:#fff;line-height:1}
.stat-big span{display:block;margin-top:8px;font-size:.86rem;color:#CFC1A8}

.cta-band{background:var(--teal-deep);color:#fff;margin-top:8px}
.cta-inner{display:flex;align-items:center;justify-content:space-between;gap:30px;padding:46px 0}
.cta-inner h2{font-family:var(--display);font-weight:600;font-size:1.7rem;margin:0 0 8px;color:#fff;max-width:30ch}
.cta-inner p{margin:0;color:#E6DAC6;max-width:46ch}
.cta-inner .btn{white-space:nowrap;flex:0 0 auto}

.footer-legal{padding:18px 0 0;border-top:1px solid rgba(255,255,255,.12);margin-top:10px}
.footer-legal p{margin:2px 0;font-size:.82rem;color:#A99A7D}

@media(max-width:860px){
  .feature-grid{grid-template-columns:1fr}
  .stats-strip{grid-template-columns:repeat(2,1fr);gap:20px}
  .cta-inner{flex-direction:column;align-items:flex-start;text-align:left;padding:34px 0}
}

/* ===== SEO text block ===== */
.seo-text h2{font-family:var(--display);font-weight:600;font-size:1.6rem;margin:0 0 16px;color:var(--ink)}
.seo-text p{color:var(--ink-soft);line-height:1.7;margin:0 0 14px;max-width:82ch;font-size:1rem}
.seo-text h3{font-family:var(--display);font-weight:600;font-size:1.18rem;margin:22px 0 8px;color:var(--ink)}

/* ===== FAQ ===== */
.faq h2{font-family:var(--display);font-weight:600;font-size:1.6rem;margin:0 0 16px;color:var(--ink)}
.faq-list{display:flex;flex-direction:column;gap:10px;max-width:82ch}
.faq-item{border:1px solid var(--line);border-radius:var(--radius-sm);background:var(--card)}
.faq-item summary{cursor:pointer;list-style:none;padding:14px 16px;font-weight:600;color:var(--ink);display:flex;justify-content:space-between;align-items:center;gap:12px}
.faq-item summary::-webkit-details-marker{display:none}
.faq-item summary::after{content:"+";color:var(--coral);font-size:1.25rem;line-height:1}
.faq-item[open] summary::after{content:"–"}
.faq-item p{margin:0;padding:0 16px 14px;color:var(--ink-soft);line-height:1.6}

/* ===== Management page ===== */
.mgmt-hero{max-width:760px}
.lead-lg{font-size:1.15rem;color:var(--ink-soft);line-height:1.6;margin:10px 0 22px;max-width:62ch}

.value-row{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.value-card{background:var(--card);border:1px solid var(--line);border-radius:var(--radius);padding:22px;box-shadow:var(--shadow-sm)}
.value-num{display:inline-block;font-family:var(--display);font-weight:600;font-size:1.4rem;color:var(--coral);margin-bottom:8px}
.value-card p{margin:0;color:var(--ink-soft);line-height:1.55}

.feature-list{list-style:none;margin:12px 0 0;padding:0;display:flex;flex-direction:column;gap:7px}
.feature-list li{position:relative;padding-left:22px;color:var(--ink-soft);font-size:.95rem}
.feature-list li::before{content:"✓";position:absolute;left:0;color:var(--coral);font-weight:700}

.band-dark{background:var(--teal);margin:8px 0}
.stats-band{display:grid;grid-template-columns:repeat(4,1fr);gap:24px;text-align:center;padding:40px 0}
.stat-cell b{display:block;font-family:var(--display);font-weight:600;font-size:2rem;color:#fff;line-height:1.05}
.stat-cell span{display:block;margin-top:8px;font-size:.86rem;color:#CFC1A8}

.process{list-style:none;margin:0;padding:0;display:flex;flex-direction:column;gap:14px;max-width:820px}
.process-step{display:flex;gap:16px;align-items:flex-start;background:var(--card);border:1px solid var(--line);border-radius:var(--radius);padding:18px 20px}
.step-n{flex:0 0 auto;width:34px;height:34px;border-radius:50%;background:var(--teal);color:#fff;display:grid;place-items:center;font-weight:700;font-family:var(--display)}
.process-step h3{margin:0 0 4px;font-size:1.1rem;font-family:var(--display);font-weight:600}
.process-step p{margin:0;color:var(--ink-soft);font-size:.95rem}

.reviews{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.review{margin:0;background:var(--card);border:1px solid var(--line);border-radius:var(--radius);padding:22px;box-shadow:var(--shadow-sm)}
.review blockquote{margin:0 0 12px;color:var(--ink);line-height:1.6;font-size:.98rem}
.review figcaption{color:var(--sage);font-size:.86rem;font-weight:600}

.mgmt-band{display:flex;align-items:center;justify-content:space-between;gap:24px;margin-top:18px;background:var(--teal);color:#fff;border-radius:var(--radius);padding:26px 28px;text-decoration:none}
.mgmt-band .hero-eyebrow{color:#C9B79A}
.mgmt-band h3{font-family:var(--display);font-weight:600;font-size:1.4rem;margin:6px 0 8px;color:#fff}
.mgmt-band p{margin:0;color:#E6DAC6;max-width:62ch}
.mgmt-band .band-link{color:#fff;white-space:nowrap;font-weight:600}
.mgmt-band:hover{background:var(--teal-deep)}

@media(max-width:860px){
  .value-row,.reviews{grid-template-columns:1fr}
  .stats-band{grid-template-columns:repeat(2,1fr);padding:30px 0}
  .mgmt-band{flex-direction:column;align-items:flex-start}
}