:root {
    --paper: #FAF9F5;
    --paper-dim: #F1EFE7;
    --ink: #16263C;
    --ink-soft: #3C4A5E;
    --cyan: #6FB4CC;
    --cyan-dim: #C9E3EB;
    --brass: #B07F35;
    --brass-dark: #8E6427;
    --charcoal: #23262B;
    --line: #D8D4C8;
    --radius: 3px;
  }

  * { box-sizing: border-box; }

  html { scroll-behavior: smooth; }

  body {
    margin: 0;
    background: var(--paper);
    color: var(--charcoal);
    font-family: 'Work Sans', sans-serif;
    line-height: 1.55;
    -webkit-font-smoothing: antialiased;
  }

  h1, h2, h3 {
    font-family: 'Fraunces', serif;
    font-weight: 500;
    margin: 0;
    letter-spacing: -0.01em;
    line-height: 1.55;
  }

  .mono {
    font-family: 'IBM Plex Mono', monospace;
    letter-spacing: 0.03em;
  }

  a { color: inherit; }

  .wrap {
    max-width: 1120px;
    margin: 0 auto;
    padding: 0 28px;
  }

  /* ---------- corner registration marks ---------- */
  .survey-frame {
    position: relative;
  }
  .survey-frame::before,
  .survey-frame::after,
  .survey-frame > .corner-tl,
  .survey-frame > .corner-br {
    content: "";
    position: absolute;
    width: 14px;
    height: 14px;
    pointer-events: none;
  }
  .survey-frame::before {
    top: -1px; left: -1px;
    border-top: 1.5px solid var(--brass);
    border-left: 1.5px solid var(--brass);
  }
  .survey-frame::after {
    bottom: -1px; right: -1px;
    border-bottom: 1.5px solid var(--brass);
    border-right: 1.5px solid var(--brass);
  }

  /* ---------- dimension-line divider ---------- */
  .dim-divider {
    display: flex;
    align-items: center;
    gap: 14px;
    color: var(--ink-soft);
    font-size: 12px;
    text-transform: uppercase;
    margin: 0 0 28px;
  }
  .dim-divider .tick-line {
    flex: 1;
    height: 1px;
    background: var(--line);
    position: relative;
  }
  .dim-divider .tick-line::before,
  .dim-divider .tick-line::after {
    content: "";
    position: absolute;
    top: -4px;
    width: 1px;
    height: 9px;
    background: var(--line);
  }
  .dim-divider .tick-line::before { left: 0; }
  .dim-divider .tick-line::after { right: 0; }

  /* ---------- nav ---------- */
  body > nav {
    position: sticky;
    top: 0;
    z-index: 40;
    background: rgba(250, 249, 245, 0.92);
    backdrop-filter: blur(6px);
    border-bottom: 1px solid var(--line);
  }
  nav .inner {
    display: flex;
    align-items: center;
    justify-content: space-between;
    height: 68px;
  }
  .brand-mark {
    font-family: 'Fraunces', serif;
    font-size: 19px;
    font-weight: 500;
  }
  .brand-mark span { color: var(--brass-dark); }
  .nav-links {
    display: flex;
    gap: 32px;
    font-size: 14px;
    font-weight: 500;
    color: var(--ink-soft);
  }
  .nav-links a:hover { color: var(--ink); }
  .nav-actions { display: flex; gap: 12px; align-items: center; }
  .nav-links-mobile-cta { display: none; }
  .nav-toggle {
    display: none;
    background: none;
    border: none;
    padding: 8px;
    cursor: pointer;
    color: var(--ink);
  }
  .nav-toggle svg { display: block; width: 24px; height: 24px; }
  .btn {
    display: inline-flex;
    align-items: center;
    gap: 8px;
    font-family: 'Work Sans', sans-serif;
    font-weight: 600;
    font-size: 14px;
    padding: 11px 20px;
    border-radius: var(--radius);
    border: none;
    cursor: pointer;
    text-decoration: none;
  }
  .btn-brass {
    background: var(--brass);
    color: #241800;
  }
  .btn-brass:hover { background: var(--brass-dark); color: #fff; }
  .btn-outline {
    background: transparent;
    border: 1px solid var(--ink);
    color: var(--ink);
  }
  .btn-outline:hover { background: var(--ink); color: var(--paper); }
  .btn-outline-dark {
    background: transparent;
    border: 1px solid var(--ink-soft);
    color: #C4CBD6;
  }
  .btn-outline-dark:hover { background: var(--ink-soft); color: #fff; }
  .btn-ghost {
    background: transparent;
    color: var(--ink-soft);
    padding: 11px 6px;
  }
  .btn:focus-visible,
  .nav-links a:focus-visible,
  .pill:focus-visible,
  .see-all:focus-visible {
    outline: 2px solid var(--brass);
    outline-offset: 2px;
  }

  /* ---------- hero ---------- */
  .hero {
    background: var(--ink);
    background-image:
      linear-gradient(rgba(111,180,204,0.09) 1px, transparent 1px),
      linear-gradient(90deg, rgba(111,180,204,0.09) 1px, transparent 1px);
    background-size: 34px 34px;
    color: var(--paper);
    padding: 88px 0 96px;
    overflow: hidden;
  }
  .hero-grid {
    display: grid;
    grid-template-columns: 1.05fr 0.95fr;
    gap: 56px;
    align-items: center;
  }
  .eyebrow {
    font-family: 'IBM Plex Mono', monospace;
    font-size: 12px;
    letter-spacing: 0.12em;
    text-transform: uppercase;
    color: var(--cyan);
    margin-bottom: 18px;
  }
  .hero h1 {
    font-size: 48px;
    line-height: 1.08;
    margin-bottom: 22px;
  }
  .hero p.lede {
    font-size: 17px;
    color: #C4CBD6;
    max-width: 440px;
    margin-bottom: 32px;
  }
  .hero-ctas { display: flex; gap: 14px; margin-bottom: 46px; }
  .hero-stats {
    display: flex;
    gap: 36px;
    padding-top: 26px;
    border-top: 1px solid rgba(111,180,204,0.25);
  }
  .hero-stats .stat .num {
    font-family: 'Fraunces', serif;
    font-size: 26px;
    color: var(--paper);
  }
  .hero-stats .stat .label {
    font-family: 'IBM Plex Mono', monospace;
    font-size: 11px;
    color: var(--cyan);
    text-transform: uppercase;
    margin-top: 2px;
  }

  /* floor plan illustration */
  .plan-box { position: relative; }
  .plan-box svg { width: 100%; height: auto; }
  .plan-label {
    font-family: 'IBM Plex Mono', monospace;
    font-size: 10px;
  }

  /* ---------- section shell ---------- */
  section.block { padding: 84px 0; }
  .block-head {
    display: flex;
    align-items: flex-end;
    justify-content: space-between;
    margin-bottom: 40px;
    gap: 20px;
    flex-wrap: wrap;
  }
  .block-head h2 { font-size: 30px; }
  .block-head .see-all {
    font-size: 13px;
    font-weight: 600;
    font-family: 'IBM Plex Mono', monospace;
    color: var(--brass-dark);
    text-decoration: none;
    white-space: nowrap;
  }

  /* ---------- listing cards ---------- */
  .listings-grid {
    display: grid;
    grid-template-columns: repeat(3, 1fr);
    gap: 24px;
  }
  .listing-card {
    background: var(--paper);
    border: 1px solid var(--line);
    padding: 16px;
  }
  .listing-photo {
    aspect-ratio: 4/3;
    border: 1.5px dashed var(--cyan);
    background: var(--paper-dim);
    display: flex;
    align-items: center;
    justify-content: center;
    color: var(--ink-soft);
    font-family: 'IBM Plex Mono', monospace;
    font-size: 11px;
    text-transform: uppercase;
    margin-bottom: 16px;
  }
  .listing-card .price {
    font-family: 'Fraunces', serif;
    font-size: 22px;
    margin-bottom: 2px;
  }
  .listing-card .status {
    font-family: 'IBM Plex Mono', monospace;
    font-size: 10px;
    text-transform: uppercase;
    color: var(--brass-dark);
    background: #F3E6CD;
    padding: 3px 8px;
    display: inline-block;
    margin-bottom: 10px;
  }
  .listing-card .addr { font-size: 14px; color: var(--ink-soft); margin-bottom: 12px; }
  .listing-card .specs {
    display: flex;
    gap: 14px;
    flex-wrap: wrap;
    font-family: 'IBM Plex Mono', monospace;
    font-size: 12px;
    color: var(--ink-soft);
    padding-top: 12px;
    border-top: 1px solid var(--line);
  }

  /* ---------- testimonials ---------- */
  .test-grid {
    display: grid;
    grid-template-columns: repeat(3, 1fr);
    gap: 24px;
  }
  .test-card {
    background: var(--paper-dim);
    padding: 24px;
    border-left: 2px solid var(--brass);
  }
  .test-card .stars { color: var(--brass-dark); font-size: 13px; margin-bottom: 12px; }
  .test-card p.quote { font-size: 15px; color: var(--ink); margin-bottom: 18px; }
  .test-card .who { font-size: 13px; font-weight: 600; }
  .test-card .loc { font-size: 12px; color: var(--ink-soft); }

  /* ---------- about / agent bio ---------- */
  .about-grid {
    display: grid;
    grid-template-columns: 220px 1fr;
    gap: 40px;
    align-items: center;
  }
  .about-photo {
    aspect-ratio: 3/4;
    border: 1px solid var(--line);
    background: var(--paper-dim);
    overflow: hidden;
  }
  .about-photo img {
    width: 100%;
    height: 100%;
    object-fit: cover;
    display: block;
  }
  .about-facts {
    display: flex;
    gap: 32px;
    flex-wrap: wrap;
  }
  .about-facts > div { display: flex; flex-direction: column; gap: 4px; }
  .about-facts .tag {
    font-family: 'IBM Plex Mono', monospace;
    font-size: 11px;
    text-transform: uppercase;
    color: var(--brass-dark);
  }
  .about-facts span:last-child { font-size: 14px; color: var(--ink); }

  /* ---------- intake form (primary focus) ---------- */
  .intake-section {
    background: var(--ink);
    color: var(--paper);
    padding: 96px 0 108px;
  }
  .intake-head { max-width: 640px; margin: 0 auto 48px; text-align: center; }
  .intake-head .eyebrow { color: var(--cyan); justify-content: center; display: flex; }
  .intake-head h2 { font-size: 32px; color: var(--paper); margin-bottom: 14px; }
  .intake-head p { color: #C4CBD6; font-size: 15px; }

  .intake-card {
    max-width: 620px;
    margin: 0 auto;
    background: var(--paper);
    color: var(--charcoal);
    padding: 40px 44px 36px;
    position: relative;
  }

  .step-track {
    display: flex;
    gap: 8px;
    margin-bottom: 8px;
  }
  .step-track .seg {
    flex: 1;
    height: 3px;
    background: var(--line);
  }
  .step-track .seg.done { background: var(--brass); }
  .step-meta {
    font-family: 'IBM Plex Mono', monospace;
    font-size: 11px;
    text-transform: uppercase;
    color: var(--brass-dark);
    margin-bottom: 30px;
    letter-spacing: 0.08em;
  }

  .field { display: block; margin-bottom: 20px; }
  .field .tag {
    font-family: 'IBM Plex Mono', monospace;
    font-size: 11px;
    color: var(--ink-soft);
    display: block;
    margin-bottom: 6px;
  }
  .field .tag b { color: var(--brass-dark); font-weight: 600; }
  .field input[type="text"],
  .field input[type="email"],
  .field input[type="tel"],
  .field input[type="number"],
  .field textarea,
  .field select {
    width: 100%;
    font-family: 'Work Sans', sans-serif;
    font-size: 15px;
    padding: 11px 13px;
    border: 1px solid var(--line);
    background: #fff;
    border-radius: var(--radius);
    color: var(--charcoal);
  }
  .field input:focus,
  .field textarea:focus,
  .field select:focus {
    outline: none;
    border-color: var(--brass);
  }
  .field input:focus-visible,
  .field textarea:focus-visible,
  .field select:focus-visible {
    outline: 2px solid var(--brass);
    outline-offset: 1px;
  }
  .field textarea { min-height: 80px; resize: vertical; }
  .two-col { display: grid; grid-template-columns: 1fr 1fr; gap: 14px; }

  .pill-row { display: flex; flex-wrap: wrap; gap: 8px; }
  .pill {
    font-family: 'IBM Plex Mono', monospace;
    font-size: 12.5px;
    padding: 8px 14px;
    border: 1px solid var(--line);
    background: #fff;
    cursor: pointer;
    color: var(--ink-soft);
  }
  .pill.selected {
    background: var(--ink);
    border-color: var(--ink);
    color: var(--paper);
  }

  .step-panel { display: none; }
  .step-panel.active { display: block; }

  .form-nav {
    display: flex;
    align-items: center;
    justify-content: space-between;
    margin-top: 30px;
    padding-top: 22px;
    border-top: 1px solid var(--line);
  }
  .form-nav .back-link {
    font-family: 'IBM Plex Mono', monospace;
    font-size: 13px;
    color: var(--ink-soft);
    background: none;
    border: none;
    cursor: pointer;
    padding: 4px;
  }
  .form-nav .back-link:disabled { visibility: hidden; }

  .done-panel { display: none; text-align: center; padding: 20px 0 6px; }
  .done-panel h3 { font-size: 24px; margin-bottom: 12px; }
  .done-panel p { color: var(--ink-soft); font-size: 15px; }

  /* ---------- footer ---------- */
  footer {
    background: var(--ink);
    color: #8C96A6;
    padding: 40px 0;
    border-top: 1px solid rgba(111,180,204,0.15);
  }
  footer .inner {
    display: flex;
    justify-content: space-between;
    align-items: center;
    flex-wrap: wrap;
    gap: 12px;
    font-size: 13px;
  }
  footer a { color: #C4CBD6; text-decoration: none; margin-left: 22px; }
  footer .footer-domain { display: inline-block; margin-top: 4px; font-size: 11px; color: #6B7690; }

  @media (max-width: 880px) {
    .hero-grid { grid-template-columns: 1fr; }
    .listings-grid, .test-grid { grid-template-columns: 1fr; }
    .hero h1 { font-size: 36px; }
    .intake-card { padding: 30px 22px; }
    .two-col { grid-template-columns: 1fr; }
    .about-grid { grid-template-columns: 1fr; }
    .about-photo { max-width: 220px; margin: 0 auto; }
    .hero-ctas { flex-wrap: wrap; }
    .hero-stats { flex-wrap: wrap; gap: 24px; }

    .nav-toggle { display: flex; align-items: center; justify-content: center; }
    .nav-actions { display: none; }
    .nav-links {
      display: none;
      position: absolute;
      top: 68px;
      left: 0;
      right: 0;
      flex-direction: column;
      gap: 0;
      background: var(--paper);
      border-bottom: 1px solid var(--line);
      padding: 6px 0;
    }
    .nav-links.open { display: flex; }
    .nav-links a {
      padding: 14px 28px;
      border-bottom: 1px solid var(--line);
    }
    .nav-links-mobile-cta {
      display: flex;
      flex-direction: column;
      gap: 10px;
      padding: 16px 28px 8px;
    }
  }

/* ================= ADMIN LAYOUT ================= */
.admin-body {
  display: flex;
  min-height: 100vh;
  background: var(--paper-dim);
}
.admin-sidebar {
  width: 220px;
  flex-shrink: 0;
  background: var(--ink);
  color: #C4CBD6;
  display: flex;
  flex-direction: column;
}
.admin-sidebar .brand {
  padding: 20px;
  border-bottom: 1px solid rgba(111,180,204,0.2);
}
.admin-sidebar .brand strong { color: #fff; font-family:'Fraunces',serif; font-size:16px; }
.admin-sidebar .brand div { font-size: 11px; color: var(--cyan); margin-top: 2px; }
.admin-sidebar .brand .back-to-site {
  display: block;
  font-size: 11px;
  color: var(--cyan);
  text-decoration: none;
  margin-top: 8px;
}
.admin-sidebar .brand .back-to-site:hover { color: #fff; text-decoration: underline; }
.admin-nav { flex: 1; padding: 14px 10px; display: flex; flex-direction: column; gap: 4px; }
.admin-nav a {
  display: block;
  padding: 9px 12px;
  border-radius: var(--radius);
  font-size: 14px;
  font-weight: 600;
  color: #E8ECF1;
  text-decoration: none;
}
.admin-nav a:hover { background: rgba(111,180,204,0.12); color: #fff; }
.admin-nav a.active { background: var(--brass); color: #241800; }
.admin-nav a:focus-visible {
  outline: 2px solid var(--cyan);
  outline-offset: -2px;
}
.admin-signout {
  padding: 14px 20px;
  border-top: 1px solid rgba(111,180,204,0.2);
}
.admin-signout button {
  background: none; border: none; color: #C4CBD6; font-size: 14px;
  cursor: pointer; padding: 0; font-family: 'Work Sans', sans-serif;
}
.admin-signout button:hover { color: #fff; }
.admin-main {
  flex: 1;
  padding: 36px 40px;
  max-width: 900px;
}
.admin-main h1 { font-size: 26px; margin-bottom: 24px; }

.breadcrumb {
  font-family: 'IBM Plex Mono', monospace;
  font-size: 12px;
  color: var(--ink-soft);
  text-transform: uppercase;
  letter-spacing: 0.06em;
  margin-bottom: 10px;
}
.breadcrumb a { color: var(--ink-soft); text-decoration: none; }
.breadcrumb a:hover { color: var(--ink); text-decoration: underline; }
.breadcrumb .sep { margin: 0 6px; opacity: 0.5; }
.breadcrumb .current { color: var(--ink); }

.stat-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 16px; margin-bottom: 28px; }
.stat-card {
  background: #fff; border: 1px solid var(--line); border-radius: var(--radius);
  padding: 18px; text-decoration: none; color: inherit; display: block;
}
.stat-card .num { font-family:'Fraunces',serif; font-size: 28px; }
.stat-card .label { font-size: 13px; color: var(--ink-soft); margin-top: 4px; }

.admin-table {
  width: 100%;
  border-collapse: collapse;
  background: #fff;
  border: 1px solid var(--line);
  font-size: 14px;
}
.admin-table th {
  text-align: left;
  background: var(--paper-dim);
  color: var(--ink-soft);
  font-weight: 500;
  padding: 10px 14px;
  font-size: 12.5px;
}
.admin-table td { padding: 10px 14px; border-top: 1px solid var(--line); }
.admin-table .row-actions a, .admin-table .row-actions button {
  font-size: 13px; font-weight: 600; margin-right: 12px;
  background:none; border:none; cursor:pointer; font-family:'Work Sans',sans-serif;
}
.link-edit { color: var(--brass-dark); text-decoration:none; }
.link-delete { color: #B3392E; }

.admin-card-list { display: flex; flex-direction: column; gap: 10px; }
.admin-card-row {
  background: #fff; border: 1px solid var(--line); border-radius: var(--radius);
  padding: 14px 16px;
}
.admin-card-row .top-line { display:flex; align-items:center; justify-content:space-between; gap: 12px; cursor: pointer; }
.admin-card-row .top-line h3 { font-size: 15px; font-family:'Work Sans',sans-serif; font-weight:600; margin:0; }
.admin-card-row .meta { font-size: 13px; color: var(--ink-soft); margin-top: 2px; }
.admin-card-row .detail { display:none; border-top:1px solid var(--line); margin-top:12px; padding-top:12px; }
.admin-card-row.open .detail { display:block; }

.status-pill {
  font-family:'IBM Plex Mono',monospace; font-size: 10px; text-transform:uppercase;
  padding: 2px 8px; border-radius: 999px; display:inline-block;
}
.status-new { background:#DCEBFB; color:#1D4E89; }
.status-contacted { background:#FBF0D9; color:#8A5A00; }
.status-qualified { background:#EEE1F7; color:#5B2E86; }
.status-touring { background:#DEE3FB; color:#33408A; }
.status-offer { background:#FBE4D2; color:#9A4A0F; }
.status-closed { background:#DCF3E6; color:#166A3F; }
.status-lost { background:#EAEAE4; color:#6B6B60; }

.admin-form { max-width: 560px; }
.admin-form .field { margin-bottom: 18px; }
.admin-form .two-col { display:grid; grid-template-columns:1fr 1fr; gap:14px; }
.admin-form .four-col { display:grid; grid-template-columns:repeat(4,1fr); gap:14px; }
.admin-form label.tag { font-family:'IBM Plex Mono',monospace; font-size:11px; color:var(--ink-soft); display:block; margin-bottom:6px; }
.admin-form input, .admin-form select, .admin-form textarea {
  width:100%; font-family:'Work Sans',sans-serif; font-size:14px; padding:10px 12px;
  border:1px solid var(--line); border-radius:var(--radius); background:#fff;
}
.admin-form textarea { min-height: 90px; resize: vertical; }
.admin-form .checkbox-row { display:flex; align-items:center; gap:8px; font-size:14px; }

.login-shell {
  min-height: 100vh; display:flex; align-items:center; justify-content:center;
  background: var(--ink);
  background-image: linear-gradient(rgba(111,180,204,0.09) 1px, transparent 1px), linear-gradient(90deg, rgba(111,180,204,0.09) 1px, transparent 1px);
  background-size: 34px 34px;
  padding: 20px;
}
.login-card {
  background:#fff; padding: 36px 34px; width: 100%; max-width: 360px;
}
.login-card h1 { font-size: 14px; margin-bottom: 12px; }
.login-card p.sub { color: var(--ink-soft); font-size: 13px; margin-bottom: 22px; }

.error-text { color: #B3392E; font-size: 13px; margin-top: 4px; }
.muted { color: var(--ink-soft); }
.top-actions { display:flex; align-items:center; justify-content:space-between; margin-bottom:20px; gap:12px; flex-wrap:wrap; }

@media (max-width: 800px) {
  .admin-body { flex-direction: column; }
  .admin-sidebar { width: 100%; flex-direction: row; align-items: center; overflow-x: auto; }
  .admin-sidebar .brand {
    flex-shrink: 0;
    padding: 10px 14px;
    border-bottom: none;
    border-right: 1px solid rgba(111,180,204,0.2);
  }
  .admin-sidebar .brand div:not(.back-to-site) { display: none; }
  .admin-nav { flex-direction: row; flex: none; padding: 8px; }
  .admin-signout {
    flex-shrink: 0;
    border-top: none;
    border-left: 1px solid rgba(111,180,204,0.2);
    white-space: nowrap;
  }
  .admin-main { padding: 24px 16px; }
  .stat-grid { grid-template-columns: 1fr; }
  .admin-form .two-col, .admin-form .four-col { grid-template-columns: 1fr; }
  .top-actions { flex-direction: column; align-items: stretch; }
  #listingsTableWrap { overflow-x: auto; }
  .admin-table { min-width: 480px; }
}