:root {
    /* Primary palette */
    --color-primary: #1D9E75;
    --color-primary-dark: #0F6E56;
    --color-primary-light: #E1F5EE;
    --color-primary-hover: #0F6E56;

    /* Neutrals */
    --color-text-heading: #1a1a1a;
    --color-text-body: #3a3a3a;
    --color-text-muted: #888888;
    --color-bg-white: #ffffff;
    --color-bg-light: #f8f7f5;
    --color-border-light: rgba(0,0,0,0.08);

    /* Accent */
    --gold: #C9A84C;
    --gold-soft: rgba(201,168,76,.1);

    /* Typography */
    --font-heading: 'DM Serif Display', Georgia, serif;
    --font-body: 'DM Sans', system-ui, sans-serif;
    --font-mono: 'JetBrains Mono', monospace;

    /* Spacing (8px grid) */
    --space-xs: 4px;
    --space-sm: 8px;
    --space-md: 16px;
    --space-lg: 24px;
    --space-xl: 32px;
    --space-2xl: 48px;
    --space-3xl: 64px;

    /* Radii */
    --radius-sm: 4px;
    --radius-md: 8px;
    --radius-lg: 12px;
    --radius-xl: 16px;
    --radius-card: 1.5rem;
    --radius-pill: 9999px;

    /* Shadows */
    --shadow-sm: 0 1px 3px rgba(0,0,0,0.06);
    --shadow-md: 0 4px 12px rgba(0,0,0,0.08);
    --shadow-lg: 0 4px 24px rgba(0,0,0,0.1);
    --shadow-card: 0 20px 40px -15px rgba(29,158,117,0.08);
    --shadow-hover: 0 24px 48px -12px rgba(29,158,117,0.14);

    /* Transitions */
    --transition-fast: 150ms ease;
    --transition-base: 300ms ease;
    --ease: cubic-bezier(0.32, 0.72, 0, 1);

    /* ── Legacy aliases (mapped to new tokens) ── */
    --canvas: var(--color-bg-white);
    --surface: var(--color-bg-white);
    --ink: var(--color-text-heading);
    --secondary: var(--color-text-body);
    --muted: var(--color-text-muted);
    --border: var(--color-border-light);
    --border-solid: rgba(0,0,0,0.12);
    --accent: var(--color-primary);
    --accent-deep: var(--color-primary-dark);
    --accent-soft: var(--color-primary-light);
    --sans: var(--font-body);
    --serif: var(--font-heading);
    --mono: var(--font-mono);
  }

  *, *::before, *::after { margin: 0; padding: 0; box-sizing: border-box; }
  html { scroll-behavior: auto; }

  ::selection { background: var(--color-primary); color: #fff; }
  body::before {
    content: ''; position: fixed; top: -50%; right: -30%;
    width: 80vw; height: 80vw; border-radius: 50%;
    background: radial-gradient(circle, rgba(29,158,117,.04) 0%, transparent 70%);
    pointer-events: none; z-index: -1;
  }

  body {
    font-family: var(--font-body);
    background: var(--color-bg-white);
    color: var(--color-text-body);
    overflow-x: hidden;
    -webkit-font-smoothing: antialiased;
    text-rendering: optimizeLegibility;
    line-height: 1.65;
  }

  h1, h2, h3, h4, h5, h6 {
    font-family: var(--font-heading);
    color: var(--color-text-heading);
  }

  /* Skip link for accessibility */
  .skip-link {
    position: absolute; top: -100%; left: var(--space-md);
    background: var(--color-primary); color: #fff;
    padding: var(--space-sm) var(--space-md);
    border-radius: var(--radius-sm);
    font-size: .85rem; font-weight: 500;
    z-index: 1000;
    text-decoration: none;
    transition: top var(--transition-fast);
  }
  .skip-link:focus {
    top: var(--space-sm);
  }

  /* ── NAV ── */
  nav {
    position: fixed; top: 0; left: 0; right: 0; z-index: 100;
    display: flex; align-items: center; justify-content: space-between;
    padding: 1rem 5vw;
    background: rgba(255,255,255,0.85);
    backdrop-filter: blur(20px); -webkit-backdrop-filter: blur(20px);
    border-bottom: 1px solid var(--border);
    transition: all .5s var(--ease);
  }
  nav.scrolled {
    padding: .7rem 5vw;
    box-shadow: 0 4px 24px rgba(0,0,0,.04);
  }

  .logo {
    font-family: var(--serif); font-size: 1.5rem;
    color: var(--ink); letter-spacing: -.02em;
  }
  .logo span { color: var(--gold); }

  .nav-mid { display: flex; align-items: center; gap: 2.5rem; }
  .nav-links { display: flex; gap: 2.5rem; list-style: none; }
  .nav-links a {
    position: relative;
    text-decoration: none; color: var(--color-text-body);
    font-size: .8rem; font-weight: 500; letter-spacing: .06em;
    text-transform: uppercase; padding: var(--space-sm) 0;
    transition: color var(--transition-fast);
  }
  .nav-links a::after {
    content: ''; position: absolute;
    bottom: -2px; left: 0;
    width: 0; height: 2px;
    background: var(--color-primary);
    transition: width var(--transition-base);
  }
  .nav-links a:hover { color: var(--color-primary); }
  .nav-links a:hover::after { width: 100%; }
  .nav-links a[aria-current="page"] { color: var(--color-primary); }
  .nav-links a[aria-current="page"]::after { width: 100%; }

  .nav-right { display: flex; align-items: center; gap: 1rem; }

  .lang-switcher {
    display: flex; border: 1.5px solid var(--color-border-light); border-radius: var(--radius-md);
    overflow: hidden;
  }
  .lang-btn {
    background: transparent; border: none; padding: .35rem .65rem;
    font-family: var(--font-mono); font-size: .65rem; font-weight: 500;
    cursor: pointer; color: var(--color-text-muted);
    transition: all var(--transition-fast);
    min-width: 44px; min-height: 44px;
    display: inline-flex; align-items: center; justify-content: center;
  }
  .lang-btn:hover { color: var(--color-text-heading); }
  .lang-btn.active {
    background: var(--color-primary); color: #fff;
    border-radius: var(--radius-md);
  }
  .lang-btn:not(:last-child) { border-right: 1.5px solid var(--color-border-light); }

  .nav-cta {
    background: var(--color-primary); color: #fff; border: none;
    padding: .55rem 1.4rem; border-radius: var(--radius-pill);
    font-family: var(--font-body); font-size: .78rem; font-weight: 500;
    cursor: pointer; transition: all var(--transition-fast);
  }
  .nav-cta:hover {
    background: var(--color-primary-dark);
    transform: translateY(-1px);
    box-shadow: 0 8px 24px rgba(15,110,86,.2);
  }
  .nav-cta:active { transform: scale(0.98); }

  /* ── FOCUS STATES (keyboard a11y) ── */
  .nav-links a:focus-visible,
  .btn-primary:focus-visible,
  .btn-outline:focus-visible,
  .lang-btn:focus-visible,
  .nav-cta:focus-visible,
  .mobile-toggle:focus-visible,
  .drawer-close:focus-visible,
  .drawer-links a:focus-visible,
  .drawer-cta:focus-visible,
  .modal-btn:focus-visible,
  .modal-close:focus-visible {
    outline: 2px solid var(--color-primary);
    outline-offset: 4px;
    border-radius: var(--radius-sm);
  }

  .mobile-toggle {
    display: none; background: none; border: none; cursor: pointer;
    width: 44px; height: 44px;
    align-items: center; justify-content: center;
    -webkit-tap-highlight-color: transparent;
  }

  /* ── MOBILE DRAWER ── */
  .drawer-backdrop {
    position: fixed; inset: 0; z-index: 200;
    background: rgba(0,0,0,.35);
    opacity: 0; visibility: hidden;
    transition: opacity .3s var(--ease), visibility .3s;
  }
  .drawer-backdrop.open { opacity: 1; visibility: visible; }

  .drawer {
    position: fixed; top: 0; right: 0; z-index: 201;
    width: 80vw; max-width: 320px; height: 100dvh;
    background: var(--canvas);
    transform: translateX(100%);
    transition: transform .35s var(--ease);
    display: flex; flex-direction: column;
    box-shadow: -8px 0 32px rgba(0,0,0,.08);
  }
  .drawer-backdrop.open .drawer { transform: translateX(0); }

  .drawer-header {
    display: flex; align-items: center; justify-content: space-between;
    padding: 1rem 1.5rem;
    border-bottom: 1px solid var(--border);
  }
  .drawer-close {
    background: none; border: none; cursor: pointer;
    width: 44px; height: 44px;
    display: flex; align-items: center; justify-content: center;
    color: var(--ink);
  }

  .drawer-links {
    list-style: none; padding: 1rem 0; flex: 1;
  }
  .drawer-links li { border-bottom: 1px solid var(--border); }
  .drawer-links a {
    display: flex; align-items: center;
    height: 48px; padding: 0 1.5rem;
    text-decoration: none; color: var(--ink);
    font-size: .88rem; font-weight: 500; letter-spacing: .04em;
    text-transform: uppercase;
    transition: background .2s;
  }
  .drawer-links a:hover { background: var(--accent-soft); }

  .drawer-footer {
    padding: 1.5rem;
    border-top: 1px solid var(--border);
  }
  .drawer-cta {
    width: 100%; background: var(--accent-deep); color: #fff; border: none;
    padding: 1rem; border-radius: var(--radius-pill);
    font-family: var(--sans); font-size: .88rem; font-weight: 500;
    cursor: pointer; transition: background .3s var(--ease);
    min-height: 48px;
  }
  .drawer-cta:hover { background: var(--ink); }
  body.drawer-open { overflow: hidden; }

  /* ── HERO ── */
  .hero {
    min-height: 100dvh;
    display: flex; align-items: center;
    padding: 8rem 4vw 5rem;
    position: relative; overflow: hidden;
  }

  .hero-underlay-wrap {
    position: absolute; inset: 0; z-index: 0;
    overflow: hidden;
    pointer-events: none;
    -webkit-mask-image:
      linear-gradient(to bottom, transparent 0%, black 3%, black 94%, transparent 100%),
      linear-gradient(to right,
        transparent 0%,
        rgba(0,0,0,.03) 5%,
        rgba(0,0,0,.1) 12%,
        rgba(0,0,0,.25) 20%,
        rgba(0,0,0,.45) 28%,
        rgba(0,0,0,.65) 36%,
        rgba(0,0,0,.82) 44%,
        black 52%,
        black 92%,
        transparent 100%
      );
    -webkit-mask-composite: destination-in;
    mask-image:
      linear-gradient(to bottom, transparent 0%, black 3%, black 94%, transparent 100%),
      linear-gradient(to right,
        transparent 0%,
        rgba(0,0,0,.03) 5%,
        rgba(0,0,0,.1) 12%,
        rgba(0,0,0,.25) 20%,
        rgba(0,0,0,.45) 28%,
        rgba(0,0,0,.65) 36%,
        rgba(0,0,0,.82) 44%,
        black 52%,
        black 92%,
        transparent 100%
      );
    mask-composite: intersect;
  }
  .hero-underlay-wrap img {
    width: 100%; height: 100%; object-fit: cover;
    object-position: left 30% center;
    filter: saturate(1.4) contrast(1.12) brightness(1.03);
    image-rendering: -webkit-optimize-contrast;
    -webkit-backface-visibility: hidden;
    transform: translateZ(0);
    will-change: transform;
  }
  @media (prefers-reduced-motion: no-preference) {
    .hero-underlay-wrap {
      opacity: 0;
      animation: heroUnderlayIn .3s ease-out .6s forwards;
    }
  }
  @keyframes heroUnderlayIn {
    from { opacity: 0; transform: scale(1.02); }
    to { opacity: 1; transform: scale(1); }
  }

  .hero-overlay {
    position: absolute; inset: 0; z-index: 1;
    background:
      linear-gradient(to right,
        rgba(255,255,255,.96) 0%,
        rgba(255,255,255,.85) 25%,
        rgba(255,255,255,.15) 45%,
        transparent 58%
      ),
      linear-gradient(180deg,
        rgba(255,255,255,.5) 0%,
        rgba(255,255,255,.15) 25%,
        rgba(255,255,255,.05) 45%,
        rgba(255,255,255,.15) 60%,
        rgba(255,255,255,.4) 80%,
        rgba(255,255,255,.65) 100%
      );
  }
  .hero-content {
    max-width: 620px; position: relative; z-index: 2;
  }

  .hero-tag {
    display: inline-flex; align-items: center; gap: .6rem;
    font-family: var(--font-mono); font-size: .65rem; font-weight: 500;
    letter-spacing: .12em; text-transform: uppercase; color: var(--color-primary-dark);
    margin-bottom: 2.5rem;
  }
  .hero-tag::before {
    content: ''; width: 20px; height: 1px; background: var(--gold);
  }

  .hero h1 {
    font-family: var(--font-heading); font-size: clamp(2.8rem, 5.5vw, 4.5rem);
    line-height: 1.1; letter-spacing: -.02em; font-weight: 400;
    color: var(--color-text-heading);
    text-shadow: 0 0 30px rgba(255,255,255,.6);
  }
  .hero h1 em { font-style: italic; color: var(--color-text-heading); }

  .hero-sub {
    margin-top: 2rem; font-family: var(--font-body); font-size: 1.1rem; line-height: 1.7;
    color: #2a2a2a; font-weight: 500; max-width: 540px;
    text-shadow: 0 0 30px rgba(255,255,255,0.9);
  }

  .hero-btns {
    margin-top: 2.8rem; display: flex; gap: 1rem; flex-wrap: wrap;
    align-items: center;
  }

  @media (prefers-reduced-motion: no-preference) {
    .hero-tag    { opacity: 0; animation: fadeUp .6s ease-out .15s both; }
    .hero h1     { opacity: 0; animation: fadeUp .6s ease-out .3s both; }
    .hero-sub    { opacity: 0; animation: fadeUp .6s ease-out .45s both; }
    .hero-btns   { opacity: 0; animation: fadeUp .6s ease-out .6s both; }
    .search-bar  { opacity: 0; animation: fadeUp .6s ease-out .75s both; }
    .hero-stats  { opacity: 0; animation: fadeUp .6s ease-out .9s both; }
  }
  .btn-primary {
    background: var(--color-primary); color: #fff; border: none;
    padding: 14px 32px; min-height: 48px; border-radius: var(--radius-md);
    font-family: var(--font-body); font-size: 1rem; font-weight: 500;
    cursor: pointer; transition: all var(--transition-fast);
    text-decoration: none; display: inline-flex; align-items: center; justify-content: center;
  }
  .btn-primary:hover {
    background: var(--color-primary-dark);
    transform: translateY(-1px);
    box-shadow: 0 4px 12px rgba(29,158,117,.3);
  }
  .btn-primary:active { transform: translateY(0); box-shadow: none; transition-duration: 50ms; }
  .btn-outline {
    background: transparent; color: var(--color-primary);
    border: 1.5px solid var(--color-primary); padding: 14px 32px; min-height: 48px;
    border-radius: var(--radius-md); font-family: var(--font-body); font-size: 1rem;
    font-weight: 500; cursor: pointer; transition: all var(--transition-fast);
    display: inline-flex; align-items: center; gap: var(--space-sm);
  }
  .btn-outline:hover { background: var(--color-primary-light); }
  .btn-outline svg { width: 16px; height: 16px; flex-shrink: 0; }

  /* ── SEARCH BAR ── */
  .search-bar {
    display: flex; align-items: flex-end; gap: var(--space-md);
    background: var(--color-bg-white);
    padding: var(--space-lg); border-radius: var(--radius-xl);
    box-shadow: var(--shadow-lg);
    max-width: 700px;
    margin-top: var(--space-xl);
    transition: box-shadow var(--transition-fast);
  }
  .search-field { flex: 1; min-width: 0; }
  .search-label {
    display: block; font-size: .75rem; font-weight: 500;
    color: var(--color-text-muted); text-transform: uppercase;
    letter-spacing: .05em; margin-bottom: var(--space-xs);
    font-family: var(--font-body);
  }
  .search-select {
    width: 100%; padding: 10px 12px;
    border: 1.5px solid var(--color-border-light);
    border-radius: var(--radius-md);
    font-family: var(--font-body); font-size: .9rem;
    color: var(--color-text-body);
    background: var(--color-bg-white);
    cursor: pointer;
    transition: border-color var(--transition-fast);
    -webkit-appearance: none; appearance: none;
    background-image: url("data:image/svg+xml,%3Csvg width='10' height='6' viewBox='0 0 10 6' fill='none' xmlns='http://www.w3.org/2000/svg'%3E%3Cpath d='M1 1l4 4 4-4' stroke='%23888' stroke-width='1.5' stroke-linecap='round' stroke-linejoin='round'/%3E%3C/svg%3E");
    background-repeat: no-repeat;
    background-position: right 12px center;
    padding-right: 32px;
  }
  .search-select:hover { border-color: var(--color-primary); }
  .search-select:focus {
    outline: none;
    border-color: var(--color-primary);
    box-shadow: 0 0 0 3px rgba(29,158,117,.15);
  }
  .search-input {
    width: 100%; padding: 10px 12px;
    border: 1.5px solid var(--color-border-light);
    border-radius: var(--radius-md);
    font-family: var(--font-body); font-size: .9rem;
    color: var(--color-text-body);
    background: var(--color-bg-white);
    transition: border-color var(--transition-fast);
    -webkit-appearance: none; appearance: none;
  }
  .search-input:hover { border-color: var(--color-primary); }
  .search-input:focus {
    outline: none;
    border-color: var(--color-primary);
    box-shadow: 0 0 0 3px rgba(29,158,117,.15);
  }
  .search-bar:focus-within {
    box-shadow: var(--shadow-lg), 0 0 0 3px rgba(29,158,117,.12);
  }
  .search-btn { white-space: nowrap; padding: 12px 28px; flex-shrink: 0; }
  .search-btn.is-loading {
    pointer-events: none; opacity: .7; position: relative;
    color: transparent;
  }
  .search-btn.is-loading::after {
    content: ''; position: absolute;
    top: 50%; left: 50%; transform: translate(-50%, -50%);
    width: 18px; height: 18px;
    border: 2px solid rgba(255,255,255,.3);
    border-top-color: #fff;
    border-radius: 50%;
    animation: spin .6s linear infinite;
  }
  @keyframes spin { to { transform: translate(-50%, -50%) rotate(360deg); } }

  .hero-stats {
    display: flex; gap: 4rem; margin-top: 3.5rem;
    padding-top: 2.5rem; border-top: 1px solid rgba(26,60,64,.08);
  }
  .stat-num {
    font-family: var(--font-heading); font-size: 2.2rem; color: var(--color-primary);
    line-height: 1; letter-spacing: -.02em;
    text-shadow: 0 0 16px rgba(255,255,255,.6);
    font-variant-numeric: tabular-nums;
  }
  .stat-label {
    font-family: var(--font-mono); font-size: .6rem; color: var(--color-text-muted);
    margin-top: .5rem; text-transform: uppercase; letter-spacing: .1em;
    text-shadow: 0 0 12px rgba(255,255,255,.6);
  }

  /* ── SECTION SHARED ── */
  section { padding: 8rem 4vw; max-width: 1400px; margin: 0 auto; }
  .section-tag {
    font-family: var(--mono); font-size: .65rem; font-weight: 500;
    letter-spacing: .12em; text-transform: uppercase; color: var(--accent);
    display: flex; align-items: center; gap: .5rem; margin-bottom: 1.2rem;
  }
  .section-tag::before { content: ''; width: 16px; height: 1px; background: var(--accent); }
  .section-title {
    font-family: var(--serif); font-size: clamp(2rem, 3.5vw, 3rem);
    letter-spacing: -.02em; line-height: 1.1; font-weight: 400;
  }
  .section-sub {
    color: var(--secondary); font-weight: 300;
    font-size: .95rem; line-height: 1.75; max-width: 480px; margin-top: 1rem;
  }

  /* ── LISTINGS ── */
  /* ── LISTINGS ── */
  .listings-section { padding: var(--space-3xl) 0; }
  .listings-container {
    max-width: 1200px; margin: 0 auto; padding: 0 var(--space-xl);
  }
  .listings-heading {
    font-family: var(--font-heading);
    font-size: clamp(2rem, 4vw, 2.75rem);
    color: var(--color-text-heading); line-height: 1.15;
    margin-bottom: var(--space-sm);
  }
  .listings-subtitle {
    font-family: var(--font-body); font-size: 1rem; line-height: 1.7;
    color: var(--color-text-muted); margin-bottom: var(--space-xl);
  }
  .listings-grid {
    display: grid; grid-template-columns: repeat(2, 1fr);
    gap: var(--space-lg);
  }
  .listings-see-more-wrapper {
    display: flex; justify-content: center; margin-top: var(--space-xl);
  }
  .listings-see-more {
    display: inline-flex; align-items: center; gap: 8px;
    padding: 14px 32px; min-height: 48px;
    background: var(--color-primary); color: #fff; border: none;
    border-radius: var(--radius-md); font-family: var(--font-body);
    font-size: 1rem; font-weight: 500; cursor: pointer;
    transition: all var(--transition-fast);
  }
  .listings-see-more:hover {
    background: var(--color-primary-dark);
    transform: translateY(-1px);
    box-shadow: 0 4px 12px rgba(29,158,117,.3);
  }
  .listings-see-more svg { stroke: #fff; transition: transform 0.2s ease; }
  .listings-see-more:hover svg { transform: translateY(2px); }
  .listings-see-more:active { transform: translateY(0); box-shadow: none; transition-duration: 50ms; }
  .listings-see-more:focus-visible { outline: 2px solid var(--color-primary); outline-offset: 4px; }
  @media (prefers-reduced-motion: reduce) {
    .listing-card { transition: none !important; }
  }
  .listing-card {
    background: var(--color-bg-white);
    border: 1px solid var(--color-border-light);
    border-radius: var(--radius-lg); overflow: hidden;
    cursor: pointer;
    transition: transform var(--transition-fast), box-shadow var(--transition-fast);
  }
  .listing-card:hover {
    transform: translateY(-3px);
    box-shadow: 0 8px 24px rgba(0,0,0,.1);
  }
  .listing-card:focus-visible {
    outline: 2px solid var(--color-primary); outline-offset: 2px;
  }
  .listing-card-image {
    position: relative; width: 100%; aspect-ratio: 3/2; overflow: hidden;
  }
  .listing-card-image img {
    width: 100%; height: 100%; object-fit: cover;
    transition: transform .3s ease;
  }
  .listing-card:hover .listing-card-image img { transform: scale(1.03); }
  .listing-badge-featured {
    position: absolute; top: 12px; left: 12px;
    background: var(--color-primary); color: #fff;
    font-family: var(--font-body); font-size: .75rem; font-weight: 500;
    padding: 4px 12px; border-radius: var(--radius-md); letter-spacing: .02em;
  }
  .listing-badge-photos {
    position: absolute; bottom: 12px; right: 12px;
    background: rgba(0,0,0,.6); color: #fff;
    font-family: var(--font-body); font-size: .75rem;
    padding: 4px 10px; border-radius: var(--radius-sm);
    display: flex; align-items: center; gap: 4px;
  }
  .listing-card-body { padding: var(--space-md) var(--space-lg); }
  .listing-card-location {
    font-family: var(--font-body); font-size: .8rem;
    color: var(--color-text-muted); margin: 0 0 var(--space-xs);
    text-transform: uppercase; letter-spacing: .03em;
  }
  .listing-card-ref {
    display: inline-block; margin-left: 6px; padding: 2px 7px;
    font-size: .68rem; font-weight: 600; letter-spacing: .04em;
    color: var(--color-text-muted);
    background: var(--color-bg-light, rgba(0,0,0,.04));
    border: 1px solid var(--color-border-light);
    border-radius: 4px; vertical-align: 1px;
  }
  .listing-card-price {
    font-family: var(--font-heading); font-size: 1.35rem;
    color: var(--color-primary); margin: 0 0 var(--space-xs);
  }
  .listing-card-title {
    font-family: var(--font-body); font-size: .95rem; font-weight: 500;
    color: var(--color-text-heading); margin: 0 0 var(--space-md); line-height: 1.4;
  }
  .listing-card-meta {
    display: flex; gap: var(--space-md);
    font-family: var(--font-body); font-size: .8rem; color: var(--color-text-muted);
    padding-top: var(--space-md); border-top: 1px solid var(--color-border-light);
  }
  .listing-card-meta span { display: flex; align-items: center; gap: 4px; }
  .listing-card-meta svg { opacity: .5; }

  /* Skeleton loading */
  .skeleton-card {
    background: var(--color-bg-white); border: 1px solid var(--color-border-light);
    border-radius: var(--radius-lg); overflow: hidden;
  }
  .skeleton-img {
    width: 100%; height: 200px;
    background: linear-gradient(90deg, #f0f0f0 25%, #e0e0e0 50%, #f0f0f0 75%);
    background-size: 200% 100%; animation: shimmer 1.5s infinite;
  }
  .skeleton-text {
    height: 14px; border-radius: 4px;
    background: linear-gradient(90deg, #f0f0f0 25%, #e0e0e0 50%, #f0f0f0 75%);
    background-size: 200% 100%; animation: shimmer 1.5s infinite;
    margin: 8px 16px;
  }
  .skeleton-text.wide { width: 80%; }
  .skeleton-text.narrow { width: 50%; }
  @keyframes shimmer {
    0% { background-position: -200% 0; }
    100% { background-position: 200% 0; }
  }

  /* Listings states */
  .listings-error, .listings-empty, .listings-no-results {
    grid-column: 1 / -1; text-align: center; padding: 3rem;
    font-family: var(--font-body); color: var(--color-text-muted); font-size: .9rem;
  }
  .listings-error button, .listings-empty .btn-primary {
    margin-top: var(--space-md);
  }

  @media (max-width: 767px) {
    .listings-grid {
      grid-template-columns: 1fr;
      gap: var(--space-md); padding: 0 var(--space-md);
    }
  }

  /* ── LIGHTBOX ── */
  .lightbox-overlay {
    position: fixed; inset: 0;
    background: rgba(0,0,0,.85); z-index: 1000;
    display: flex; align-items: flex-end; justify-content: center;
    opacity: 0; transition: opacity .3s ease;
    padding: var(--space-lg);
  }
  .lightbox-overlay.is-open { opacity: 1; }
  .lightbox-overlay[hidden] { display: none; }
  .lightbox-close {
    position: fixed; top: var(--space-lg); right: var(--space-lg);
    background: rgba(255,255,255,.15); border: none; border-radius: 50%;
    width: 48px; height: 48px;
    display: flex; align-items: center; justify-content: center;
    cursor: pointer; color: #fff; z-index: 1002;
    transition: background var(--transition-fast);
  }
  .lightbox-close:hover { background: rgba(255,255,255,.3); }
  .lightbox-panel {
    background: var(--color-bg-white);
    border-radius: var(--radius-xl) var(--radius-xl) 0 0;
    width: 100%; max-width: 900px; max-height: 85vh;
    overflow-y: auto; position: relative;
    transform: translateY(20px); transition: transform .3s ease;
  }
  .lightbox-overlay.is-open .lightbox-panel { transform: translateY(0); }
  .lightbox-gallery-wrap {
    position: relative;
  }
  .lightbox-gallery {
    display: flex; gap: var(--space-sm);
    overflow-x: auto; scroll-snap-type: x mandatory;
    -webkit-overflow-scrolling: touch; padding: var(--space-md);
    scroll-behavior: smooth;
  }
  .lightbox-arrow {
    position: absolute; top: 50%; transform: translateY(-50%);
    width: 40px; height: 40px; border-radius: 50%;
    background: rgba(0,0,0,.5); border: none; color: #fff;
    display: flex; align-items: center; justify-content: center;
    cursor: pointer; z-index: 5;
    transition: background var(--transition-fast), opacity var(--transition-fast);
    opacity: .8;
  }
  .lightbox-arrow:hover { background: rgba(0,0,0,.75); opacity: 1; }
  .lightbox-arrow.prev { left: 12px; }
  .lightbox-arrow.next { right: 12px; }
  .lightbox-gallery::-webkit-scrollbar { height: 4px; }
  .lightbox-gallery::-webkit-scrollbar-thumb { background: rgba(0,0,0,.2); border-radius: 2px; }
  .lightbox-gallery img {
    flex: 0 0 auto; width: 80%; max-width: 600px; height: 350px;
    object-fit: cover; border-radius: var(--radius-md); scroll-snap-align: center;
  }
  .lightbox-info { padding: var(--space-lg) var(--space-xl) var(--space-xl); }
  .lightbox-info .listing-card-location { margin-bottom: var(--space-xs); }
  .lightbox-title {
    font-family: var(--font-heading); font-size: 1.5rem;
    color: var(--color-text-heading); margin: 0 0 var(--space-sm);
  }
  .lightbox-price {
    font-family: var(--font-heading); font-size: 1.75rem;
    color: var(--color-primary); margin: 0 0 var(--space-md);
  }
  .lightbox-meta {
    display: flex; gap: var(--space-lg); font-size: .9rem;
    color: var(--color-text-muted);
    padding: var(--space-md) 0;
    border-top: 1px solid var(--color-border-light);
    border-bottom: 1px solid var(--color-border-light);
    margin-bottom: var(--space-md);
  }
  .lightbox-description {
    font-size: .95rem; line-height: 1.7;
    color: var(--color-text-body); margin: 0 0 var(--space-xl);
  }
  .lightbox-cta {
    display: inline-flex; align-items: center; gap: var(--space-sm);
    background: var(--color-primary); color: #fff;
    padding: 14px 28px; border-radius: var(--radius-md);
    font-family: var(--font-body); font-size: 1rem; font-weight: 500;
    text-decoration: none; transition: background var(--transition-fast);
  }
  .lightbox-cta:hover { background: var(--color-primary-dark); }
  .lightbox-copy-link {
    display: inline-flex; align-items: center; gap: 8px;
    background: transparent; color: var(--color-text-muted, #888);
    border: 1.5px solid var(--color-border-light, rgba(0,0,0,0.1));
    padding: 12px 24px; border-radius: var(--radius-md, 8px);
    font-family: var(--font-body, 'DM Sans', sans-serif);
    font-size: 0.9rem; font-weight: 500; cursor: pointer;
    transition: all 0.2s ease; margin-top: 12px; margin-left: 12px;
  }
  .lightbox-copy-link:hover {
    border-color: var(--color-primary, #1D9E75);
    color: var(--color-primary, #1D9E75);
  }
  @media (max-width: 767px) {
    .lightbox-copy-link { width: 100%; justify-content: center; margin-left: 0; }
  }
  .lightbox-dots {
    display: flex; justify-content: center; gap: 6px; padding: 8px 0 4px;
  }
  .lightbox-dot {
    width: 6px; height: 6px; border-radius: 50%;
    background: rgba(0,0,0,.15);
    transition: background .2s ease, transform .2s ease;
  }
  .lightbox-dot.active {
    background: var(--color-primary); transform: scale(1.3);
  }
  @media (min-width: 768px) {
    .lightbox-dots { display: none; }
  }
  @media (max-width: 767px) {
    .lightbox-overlay { padding: 0; align-items: flex-end; }
    .lightbox-panel {
      width: 100%; max-height: 95dvh; min-height: 95dvh;
      border-radius: 16px 16px 0 0; overflow-y: auto;
      -webkit-overflow-scrolling: touch;
    }
    .lightbox-close {
      position: absolute; top: 12px; right: 12px; z-index: 1002;
      background: rgba(0,0,0,.5); width: 40px; height: 40px;
    }
    .lightbox-gallery { gap: 8px; padding: 12px; }
    .lightbox-gallery img {
      width: 85vw; height: 220px; object-fit: cover;
      border-radius: 8px; flex: 0 0 auto; scroll-snap-align: center;
    }
    .lightbox-info { padding: 16px 20px 32px; }
    .lightbox-info .lightbox-title { font-size: 1.2rem; line-height: 1.3; }
    .lightbox-info .lightbox-price { font-size: 1.4rem; }
    .lightbox-info .lightbox-meta { flex-wrap: wrap; gap: 12px; font-size: .85rem; }
    .lightbox-info .lightbox-description { font-size: .9rem; line-height: 1.6; }
    .lightbox-info .lightbox-cta {
      width: 100%; justify-content: center; padding: 16px; font-size: 1rem;
    }
  }

  /* ── AREAS STRIP ── */
  .areas {
    background: rgba(29, 158, 117, 0.04);
    padding: 3.5rem 4vw;
    border-top: 1px solid var(--border); border-bottom: 1px solid var(--border);
  }
  .areas-label {
    font-family: var(--font-mono); font-size: .75rem; text-transform: uppercase;
    letter-spacing: .1em; color: var(--color-text-muted);
    text-align: center; margin-bottom: var(--space-xl);
  }
  .neighborhoods-grid {
    display: grid; grid-template-columns: repeat(3, 1fr);
    gap: var(--space-lg); max-width: 800px; margin: 0 auto;
  }
  .neighborhood-card {
    display: flex; flex-direction: column;
    padding: var(--space-lg) var(--space-xl);
    border: 1.5px solid var(--color-border-light);
    border-radius: var(--radius-lg);
    background: var(--color-bg-white);
    cursor: pointer; transition: all var(--transition-fast);
    text-align: center; text-decoration: none;
  }
  .neighborhood-card:hover {
    border-color: var(--color-primary);
    box-shadow: var(--shadow-md); transform: translateY(-2px);
  }
  .neighborhood-card:active { transform: translateY(0); }
  .neighborhood-card:focus-visible {
    outline: 2px solid var(--color-primary); outline-offset: 4px;
  }
  .neighborhood-card--featured {
    border-color: var(--color-border-light);
    background: var(--color-bg-white);
  }
  .neighborhood-card-title {
    font-family: var(--font-heading); font-size: 1.25rem;
    color: var(--color-text-heading); margin-bottom: var(--space-xs);
  }
  .neighborhood-card-subtitle {
    font-size: .875rem; color: var(--color-text-muted);
  }

  /* ── ABOUT ── */
  .about {
    padding: var(--space-3xl) 0;
    background: var(--color-bg-white);
  }
  .about-container {
    max-width: 1200px; margin: 0 auto; padding: 0 var(--space-xl);
    display: grid; grid-template-columns: 1fr 1fr;
    gap: var(--space-3xl); align-items: center;
  }
  .about-image-wrapper {
    aspect-ratio: 4 / 5;
    overflow: hidden;
    border-radius: var(--radius-xl);
  }
  .about-image {
    width: 100%; height: 100%; object-fit: cover;
    filter: saturate(1.05) contrast(1.03);
  }
  .about-content .section-label {
    font-family: var(--font-body); font-size: .75rem; font-weight: 500;
    letter-spacing: .15em; text-transform: uppercase;
    color: var(--color-primary); margin-bottom: var(--space-md);
  }
  .about-heading {
    font-family: var(--font-heading);
    font-size: clamp(2rem, 4vw, 2.75rem);
    color: var(--color-text-heading); line-height: 1.15;
    margin-bottom: var(--space-lg);
  }
  .about-body {
    font-family: var(--font-body); font-size: 1rem; line-height: 1.7;
    color: var(--color-text-body); margin-bottom: var(--space-md);
    max-width: 520px;
  }
  .credentials-grid {
    display: grid; grid-template-columns: 1fr 1fr;
    gap: var(--space-md); margin-top: var(--space-xl);
  }
  .credential-card {
    padding: var(--space-lg); border: 1px solid var(--color-border-light);
    border-radius: var(--radius-lg); background: var(--color-bg-white);
    transition: all var(--transition-fast);
  }
  .credential-card:hover {
    border-color: var(--color-primary); box-shadow: var(--shadow-sm);
  }
  .credential-number {
    font-family: var(--font-heading); font-size: 1.25rem;
    color: var(--color-primary); display: block; margin-bottom: var(--space-sm);
  }
  .credential-title {
    font-family: var(--font-body); font-size: 1rem; font-weight: 600;
    color: var(--color-text-heading); margin-bottom: var(--space-xs);
  }
  .credential-desc {
    font-size: .875rem; color: var(--color-text-muted); line-height: 1.5;
  }

  /* About scroll-triggered animation */
  @media (prefers-reduced-motion: no-preference) {
    .about:not(.animate-in) .about-image-wrapper,
    .about:not(.animate-in) .about-content .section-label,
    .about:not(.animate-in) .about-heading,
    .about:not(.animate-in) .about-body,
    .about:not(.animate-in) .credentials-grid { opacity: 0; }
    .about.animate-in .about-image-wrapper { animation: fadeUp .6s ease-out .1s both; }
    .about.animate-in .section-label { animation: fadeUp .6s ease-out .15s both; }
    .about.animate-in .about-heading { animation: fadeUp .6s ease-out .25s both; }
    .about.animate-in .about-body { animation: fadeUp .6s ease-out .35s both; }
    .about.animate-in .credentials-grid { animation: fadeUp .6s ease-out .45s both; }
  }

  /* ── TESTIMONIALS ── */
  .testimonials {
    text-align: center;
    border-bottom: 1px solid var(--border);
  }
  .testimonials .section-tag { justify-content: center; }
  .testimonials .section-sub { margin-left: auto; margin-right: auto; }

  .testi-grid {
    display: grid; grid-template-columns: repeat(3, 1fr);
    gap: 1.5rem; margin-top: 3.5rem; text-align: left;
  }
  .testi-card {
    background: var(--surface); border: 1px solid var(--border);
    border-radius: var(--radius-card); padding: 2.2rem;
    box-shadow: var(--shadow-card);
    transition: all .5s var(--ease); position: relative;
  }
  .testi-card:hover { transform: translateY(-3px); box-shadow: var(--shadow-hover); }
  .testi-card::before {
    content: '\201C'; position: absolute; top: 16px; right: 20px;
    font-family: var(--serif); font-size: 3.5rem;
    color: var(--border); line-height: 1;
  }
  .testi-stars { display: flex; gap: 3px; margin-bottom: 1rem; }
  .testi-stars svg { width: 13px; height: 13px; fill: var(--accent); }
  .testi-text {
    font-size: .88rem; line-height: 1.8; color: var(--secondary);
    font-weight: 300; font-style: italic;
  }
  .testi-author {
    display: flex; align-items: center; gap: .8rem; margin-top: 1.5rem;
    padding-top: 1.2rem; border-top: 1px solid var(--border);
  }
  .testi-avatar {
    width: 36px; height: 36px; border-radius: 50%;
    background: var(--accent-soft); display: flex;
    align-items: center; justify-content: center;
    font-family: var(--sans); font-size: .75rem; font-weight: 600;
    color: var(--accent);
  }
  .testi-name { font-weight: 600; font-size: .8rem; }
  .testi-role { font-size: .68rem; color: var(--muted); margin-top: .1rem; }

  /* ── FOOTER ── */
  footer {
    background: #f9f8f6;
    border-top: 1px solid rgba(0,0,0,0.06);
    padding: 60px 4vw 40px;
    max-width: 1400px; margin: 0 auto;
    display: flex; justify-content: space-between; align-items: start;
    flex-wrap: wrap; gap: 2rem;
  }
  .footer-brand .logo {
    font-family: var(--font-heading); font-size: 1.5rem;
  }
  .footer-brand p {
    font-family: var(--font-body); font-size: .88rem; color: #888; margin-top: .6rem;
    max-width: 300px; line-height: 1.6;
  }
  .footer-links { display: flex; gap: 4rem; }
  .footer-col h3 {
    font-family: var(--font-body); font-size: .7rem; font-weight: 600;
    text-transform: uppercase; letter-spacing: .12em; color: #1a1a1a;
    margin-bottom: 16px;
  }
  .footer-col a {
    display: block; text-decoration: none; color: #555;
    font-family: var(--font-body); font-size: .9rem; font-weight: 400;
    line-height: 2.2; transition: color 0.2s ease;
  }
  .footer-col a:hover { color: #1D9E75; text-decoration: none; }
  .footer-address {
    width: 100%; text-align: center; font-family: var(--font-body);
    font-size: .8rem; color: #999; margin-top: 40px; padding-top: 24px;
    border-top: 1px solid rgba(0,0,0,0.06);
  }
  .footer-copy {
    width: 100%; text-align: center; padding-top: 1rem;
    font-family: var(--font-body); font-size: .7rem; color: #999;
    letter-spacing: .04em;
  }

  /* ── CONTACT MODAL ── */
  .modal-overlay {
    display: none; position: fixed; inset: 0; z-index: 999;
    background: rgba(24,24,27,.4); backdrop-filter: blur(6px);
    align-items: center; justify-content: center;
  }
  .modal-overlay.open { display: flex; }
  .modal {
    background: var(--surface); border-radius: var(--radius-card);
    padding: 2.5rem; max-width: 380px; width: 90vw;
    box-shadow: 0 32px 64px rgba(0,0,0,.15);
    text-align: center;
    animation: fadeUp .4s var(--ease);
  }
  .modal h3 {
    font-family: var(--serif); font-size: 1.5rem; margin-bottom: .5rem;
    letter-spacing: -.02em;
  }
  .modal p {
    font-size: .85rem; color: var(--secondary); margin-bottom: 2rem; line-height: 1.6;
  }
  .modal-btns { display: flex; flex-direction: column; gap: .75rem; }
  .modal-btn {
    display: flex; align-items: center; justify-content: center; gap: .7rem;
    padding: 1rem; border-radius: 1rem; border: 1px solid var(--border);
    background: var(--canvas); text-decoration: none; color: var(--ink);
    font-family: var(--sans); font-size: .9rem; font-weight: 500;
    transition: all .3s var(--ease);
  }
  .modal-btn:hover {
    transform: translateY(-2px);
    box-shadow: var(--shadow-hover);
  }
  .modal-btn svg { width: 24px; height: 24px; flex-shrink: 0; }
  .modal-btn.whatsapp svg { color: #25D366; }
  .modal-btn.whatsapp:hover { border-color: #25D366; color: #25D366; }
  .modal-btn.zalo:hover { border-color: #0068FF; color: #0068FF; }
  .modal-btn.phone:hover { border-color: var(--color-primary); color: var(--color-primary); }
  .modal-close {
    margin-top: 1.5rem; background: none; border: none;
    font-family: var(--sans); font-size: .78rem; color: var(--muted);
    cursor: pointer; transition: color .2s;
  }
  .modal-close:hover { color: var(--ink); }

  /* ── ANIMATIONS ── */
  @keyframes fadeUp {
    from { opacity: 0; transform: translateY(20px); }
    to { opacity: 1; transform: translateY(0); }
  }
  .reveal {
    opacity: 0; transform: translateY(20px);
    transition: opacity .7s var(--ease), transform .7s var(--ease);
  }
  .reveal.visible { opacity: 1; transform: translateY(0); }

  /* ── RESPONSIVE ── */

  /* Mobile base (< 768px) */
  @media (max-width: 767px) {
    nav { padding: .8rem 5vw; }
    .nav-mid { display: none; }
    .nav-right .nav-cta { display: none; }
    .mobile-toggle { display: flex; }
    .lang-btn { min-width: 44px; min-height: 44px; font-size: .7rem; }

    .hero {
      padding: 6.5rem 5vw 3.5rem;
      align-items: flex-start;
      padding-top: 7rem;
    }
    .hero-content { text-align: center; max-width: 100%; }
    .hero-tag { justify-content: center; }
    .hero h1 {
      font-size: clamp(2rem, 8vw, 2.8rem);
      text-align: center;
    }
    .hero h1 br { display: none; }
    .hero-sub {
      max-width: 90%; margin: 1.5rem auto 0;
      text-align: center; font-size: 1rem;
    }
    .hero-btns {
      flex-direction: column; width: 100%;
      margin-top: 2rem;
    }
    .hero-btns .btn-primary,
    .hero-btns .btn-outline {
      width: 100%; text-align: center; justify-content: center;
      padding: 1rem; min-height: 48px;
    }
    .hero-btns .btn-outline {
      background: #fff; color: #1D9E75; border: 1.5px solid #1D9E75;
    }
    .search-bar {
      flex-direction: column; max-width: 100%;
      padding: var(--space-md);
    }
    .search-field { width: 100%; }
    .search-btn { width: 100%; }
    .hero-stats {
      gap: 0; flex-direction: column;
      text-align: center; margin-top: 2.5rem;
      padding-top: 0; border-top: none;
    }
    .hero-stats > div {
      padding: 1.2rem 0;
      border-top: 1px solid rgba(26,60,64,.08);
    }
    .stat-num { font-size: 2rem; }

    .hero-overlay {
      background:
        radial-gradient(ellipse 80% 50% at 50% 40%,
          rgba(255,255,255,.7) 0%,
          rgba(255,255,255,.3) 60%,
          transparent 100%
        ),
        linear-gradient(180deg,
          rgba(255,255,255,.75) 0%,
          rgba(255,255,255,.4) 30%,
          rgba(255,255,255,.25) 50%,
          rgba(255,255,255,.45) 75%,
          rgba(255,255,255,.8) 100%
        );
    }
    .hero-underlay-wrap {
      -webkit-mask-image:
        linear-gradient(to bottom, transparent 0%, black 5%, black 90%, transparent 100%);
      mask-image:
        linear-gradient(to bottom, transparent 0%, black 5%, black 90%, transparent 100%);
    }

    section { padding: 4rem 5vw; }
    .areas { padding: 2.5rem 5vw; }
    .neighborhoods-grid {
      grid-template-columns: 1fr;
      gap: var(--space-md); padding: 0 var(--space-md);
    }
    .about-container { grid-template-columns: 1fr; gap: var(--space-xl); }
    .credentials-grid { grid-template-columns: 1fr; }
    .testi-grid { grid-template-columns: 1fr; max-width: 520px; margin-left: auto; margin-right: auto; }
    footer { text-align: center; justify-content: center; }
    .footer-brand { text-align: center; }
    .footer-brand p { margin-left: auto; margin-right: auto; }
    .footer-links { flex-direction: column; gap: 32px; text-align: center; width: 100%; }
    .footer-col { text-align: center; }
  }

  /* Tablet (768px+) */
  @media (min-width: 768px) {
    .drawer-backdrop { display: none !important; }
    nav { padding: 1rem 4vw; }
    nav.scrolled { padding: .7rem 4vw; }
  }

  /* Desktop adjustments (960px–) for non-hero sections */
  @media (max-width: 960px) {
    .about-container { grid-template-columns: 1fr; gap: var(--space-xl); }
    .testi-grid { grid-template-columns: 1fr; max-width: 520px; margin-left: auto; margin-right: auto; }
  }

  /* Cross-promotion banner (residential ↔ commercial) */
  .cross-promo {
    background: #faf9f7;
    padding: 64px 24px;
    border-top: 1px solid rgba(0,0,0,0.04);
    border-bottom: 1px solid rgba(0,0,0,0.04);
  }
  .cross-promo-content {
    text-align: center;
    max-width: 580px;
    margin: 0 auto;
  }
  .cross-promo .eyebrow {
    font-family: var(--font-mono);
    font-size: 11px;
    letter-spacing: 0.2em;
    text-transform: uppercase;
    color: var(--color-text-muted);
    margin-bottom: 12px;
  }
  .cross-promo h3 {
    font-family: var(--font-heading);
    font-weight: 400;
    color: var(--color-text-heading);
    font-size: clamp(1.5rem, 4vw, 2rem);
    line-height: 1.2;
    margin-bottom: 12px;
  }
  .cross-promo p {
    font-size: 15px;
    color: var(--color-text-body);
    margin-bottom: 24px;
    line-height: 1.6;
  }
  @media (max-width: 767px) {
    .cross-promo { padding: 48px 24px; }
  }