:root{
  --snow:#FBFCFB;            /* snowflake white */
  --snow-deep:#F3F7F3;
  --pine:#1E4634;            /* deep pine green */
  --leaf:#4A7C59;            /* soft leaf green */
  --mist:#DCE9DF;            /* valley mist */
  --ink:#22312A;             /* body text */
  --ink-soft:#5D6E63;
  --glass:rgba(255,255,255,.55);
  --glass-strong:rgba(255,255,255,.78);
  --line:rgba(74,124,89,.35); /* short green border */
  --radius:22px;
  --shadow:0 18px 50px -22px rgba(30,70,52,.22);
}
*{margin:0;padding:0;box-sizing:border-box}
html{scroll-behavior:smooth}
body{
  font-family:'Outfit',sans-serif;color:var(--ink);
  background:var(--snow);
  min-height:100vh;line-height:1.6;font-weight:400;
  border:1.5px solid var(--line);          /* thin natural green frame */
  outline:6px solid var(--snow);
}
h1,h2,h3,.serif{font-family:'Fraunces',serif;font-weight:400;letter-spacing:-.01em}
a{color:var(--pine)}
button{font-family:'Outfit',sans-serif;cursor:pointer}
img{display:block}

/* ---------- frame + texture ---------- */
.page{position:relative;z-index:1}
.grain{position:fixed;inset:0;pointer-events:none;z-index:0;opacity:.5;
  background:radial-gradient(1200px 500px at 80% -10%, rgba(220,233,223,.7), transparent 60%),
             radial-gradient(900px 400px at 5% 10%, rgba(238,246,240,.9), transparent 55%)}

/* ---------- header ---------- */
header{
  position:sticky;top:0;z-index:50;
  display:flex;align-items:center;justify-content:space-between;
  padding:18px clamp(20px,5vw,64px);
  background:rgba(251,252,251,.72);backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px);
  border-bottom:1px solid var(--line);
}
.brand{display:flex;align-items:baseline;gap:10px;text-decoration:none}
.brand .name{font-family:'Fraunces',serif;font-size:1.35rem;color:var(--pine)}
.brand .by{font-size:.7rem;letter-spacing:.14em;text-transform:uppercase;color:var(--ink-soft)}
nav{display:flex;gap:26px;align-items:center}
nav a{font-size:.85rem;text-decoration:none;color:var(--ink);letter-spacing:.02em}
nav a:hover{color:var(--pine)}
.btn{
  border:1px solid var(--line);border-radius:999px;padding:10px 22px;
  background:var(--glass);backdrop-filter:blur(10px);-webkit-backdrop-filter:blur(10px);
  color:var(--pine);font-size:.85rem;font-weight:500;letter-spacing:.02em;
  transition:all .25s ease;text-decoration:none;display:inline-block
}
.btn:hover{background:var(--pine);color:#fff;border-color:var(--pine);transform:translateY(-1px)}
.btn.solid{background:var(--pine);color:#fff;border-color:var(--pine)}
.btn.solid:hover{background:#153427}
.btn.ghost{background:transparent}

/* ---------- hero + mountains ---------- */
.hero{position:relative;overflow:hidden;padding:clamp(70px,10vw,120px) clamp(20px,5vw,64px) 0;min-height:78vh;display:flex;flex-direction:column}
.hero-inner{max-width:760px;position:relative;z-index:3}
.eyebrow{display:inline-flex;align-items:center;gap:8px;font-size:.72rem;letter-spacing:.22em;text-transform:uppercase;color:var(--leaf);
  border:1px solid var(--line);border-radius:999px;padding:7px 16px;background:var(--glass);backdrop-filter:blur(8px);margin-bottom:26px}
.eyebrow .dot{width:6px;height:6px;border-radius:50%;background:var(--leaf);animation:pulse 2.4s infinite}
@keyframes pulse{0%,100%{opacity:1}50%{opacity:.35}}
.hero h1{font-size:clamp(2.4rem,5.4vw,4.3rem);line-height:1.08;color:var(--pine);margin-bottom:22px}
.hero h1 em{font-style:italic;font-weight:300;color:var(--leaf)}
.hero p{max-width:520px;color:var(--ink-soft);font-size:1.05rem;margin-bottom:34px}
.hero-cta{display:flex;gap:14px;flex-wrap:wrap}
.hero-notes{display:flex;gap:26px;margin-top:44px;flex-wrap:wrap}
.hero-notes span{font-size:.8rem;color:var(--ink-soft);display:flex;align-items:center;gap:8px}
.hero-notes svg{flex:none}

/* mountain scene */
.scene{position:absolute;left:0;right:0;bottom:-2px;height:52%;z-index:1;pointer-events:none}
.scene svg{position:absolute;bottom:0;left:0;width:100%;height:100%}
.range{animation:drift 26s ease-in-out infinite alternate}
.range.far{animation-duration:38s}
.range.near{animation-duration:20s;animation-direction:alternate-reverse}
@keyframes drift{from{transform:translateX(-1.2%)}to{transform:translateX(1.2%)}}
.cloud{position:absolute;background:rgba(255,255,255,.85);border-radius:999px;filter:blur(14px);animation:float linear infinite}
@keyframes float{from{transform:translateX(-15vw)}to{transform:translateX(115vw)}}
.snow{position:absolute;top:0;width:5px;height:5px;border-radius:50%;background:rgba(255,255,255,.95);
  box-shadow:0 0 6px rgba(255,255,255,.9);animation:fall linear infinite}
@keyframes fall{to{transform:translateY(60vh) translateX(6vw);opacity:0}}
@media (prefers-reduced-motion:reduce){
  .range,.cloud,.snow,.eyebrow .dot{animation:none!important}
}

/* ---------- sections ---------- */
section{padding:clamp(60px,8vw,100px) clamp(20px,5vw,64px);position:relative;z-index:2}
.sec-head{max-width:640px;margin-bottom:44px}
.sec-head .kicker{font-size:.72rem;letter-spacing:.22em;text-transform:uppercase;color:var(--leaf);margin-bottom:12px}
.sec-head h2{font-size:clamp(1.7rem,3.4vw,2.5rem);color:var(--pine);margin-bottom:12px}
.sec-head p{color:var(--ink-soft)}

/* ---------- listing cards ---------- */
.grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(300px,1fr));gap:26px}
.card{
  background:var(--glass);backdrop-filter:blur(16px);-webkit-backdrop-filter:blur(16px);
  border:1px solid var(--line);border-radius:var(--radius);overflow:hidden;
  box-shadow:var(--shadow);transition:transform .3s ease,box-shadow .3s ease;
  display:flex;flex-direction:column
}
.card:hover{transform:translateY(-5px);box-shadow:0 26px 60px -24px rgba(30,70,52,.3)}
.card .photo{height:200px;background:linear-gradient(135deg,var(--mist),var(--snow-deep));position:relative;overflow:hidden}
.card .photo img{width:100%;height:100%;object-fit:cover}
.badge{
  position:absolute;top:12px;left:12px;display:inline-flex;align-items:center;gap:6px;
  background:rgba(255,255,255,.9);backdrop-filter:blur(6px);border:1px solid var(--line);
  border-radius:999px;padding:5px 12px;font-size:.68rem;font-weight:600;letter-spacing:.05em;color:var(--pine)
}
.badge svg{flex:none}
.card .body{padding:20px 22px 22px;display:flex;flex-direction:column;gap:8px;flex:1}
.card .price{font-family:'Fraunces',serif;font-size:1.4rem;color:var(--pine)}
.card .price small{font-family:'Outfit';font-size:.72rem;color:var(--ink-soft);font-weight:400}
.card h3{font-size:1.02rem;font-weight:500;font-family:'Outfit'}
.card .meta{display:flex;gap:14px;flex-wrap:wrap;font-size:.78rem;color:var(--ink-soft)}
.card .loc{font-size:.8rem;color:var(--leaf);display:flex;align-items:center;gap:6px}
.card .actions{margin-top:auto;padding-top:14px;display:flex;gap:10px}
.card .actions .btn{padding:8px 18px;font-size:.78rem;flex:1;text-align:center}
.filters{display:flex;gap:12px;flex-wrap:wrap;margin-bottom:32px}
.chip{border:1px solid var(--line);background:var(--glass);border-radius:999px;padding:8px 18px;font-size:.8rem;color:var(--ink-soft);transition:.2s}
.chip.on,.chip:hover{background:var(--pine);color:#fff;border-color:var(--pine)}
.empty{padding:60px 20px;text-align:center;color:var(--ink-soft);border:1px dashed var(--line);border-radius:var(--radius);background:var(--glass)}

/* ---------- process strip ---------- */
.steps{display:grid;grid-template-columns:repeat(auto-fit,minmax(220px,1fr));gap:22px}
.step{background:var(--glass);border:1px solid var(--line);border-radius:var(--radius);padding:26px;backdrop-filter:blur(12px)}
.step .ic{width:42px;height:42px;border-radius:12px;background:var(--mist);display:grid;place-items:center;margin-bottom:16px}
.step h3{font-family:'Outfit';font-weight:600;font-size:.95rem;margin-bottom:6px;color:var(--pine)}
.step p{font-size:.84rem;color:var(--ink-soft)}

/* ---------- form ---------- */
.panel{
  background:var(--glass-strong);backdrop-filter:blur(18px);-webkit-backdrop-filter:blur(18px);
  border:1px solid var(--line);border-radius:calc(var(--radius) + 6px);
  padding:clamp(26px,4vw,46px);box-shadow:var(--shadow);max-width:880px
}
.frow{display:grid;grid-template-columns:1fr 1fr;gap:18px;margin-bottom:18px}
.frow.one{grid-template-columns:1fr}
@media(max-width:640px){.frow{grid-template-columns:1fr}}
label{display:block;font-size:.74rem;letter-spacing:.08em;text-transform:uppercase;color:var(--ink-soft);margin-bottom:7px}
input,select,textarea{
  width:100%;padding:13px 16px;border:1px solid var(--line);border-radius:14px;
  background:rgba(255,255,255,.75);font-family:'Outfit';font-size:.92rem;color:var(--ink);
  transition:border .2s, box-shadow .2s
}
input:focus,select:focus,textarea:focus{outline:none;border-color:var(--leaf);box-shadow:0 0 0 3px rgba(74,124,89,.14)}
textarea{resize:vertical;min-height:110px}
.amen{display:flex;flex-wrap:wrap;gap:10px}
.amen label{display:flex;align-items:center;gap:7px;text-transform:none;letter-spacing:0;font-size:.84rem;color:var(--ink);
  border:1px solid var(--line);border-radius:999px;padding:8px 16px;background:rgba(255,255,255,.6);cursor:pointer;margin:0}
.amen input{width:auto;accent-color:var(--pine)}
.amen label:has(input:checked){background:var(--pine);color:#fff;border-color:var(--pine)}
.hint{font-size:.78rem;color:var(--ink-soft);margin-top:8px}
.notice{margin-top:20px;padding:14px 18px;border-radius:14px;font-size:.86rem;display:none}
.notice.ok{display:block;background:#EAF4EC;border:1px solid var(--line);color:var(--pine)}
.notice.err{display:block;background:#FBEDEA;border:1px solid #E3B4A9;color:#8C3A26}

/* ---------- chat ---------- */
.chat-overlay{position:fixed;inset:0;background:rgba(30,70,52,.25);backdrop-filter:blur(6px);z-index:80;display:none;align-items:flex-end;justify-content:flex-end;padding:20px}
.chat-overlay.open{display:flex}
.chat{width:min(400px,100%);height:min(560px,90vh);background:var(--glass-strong);backdrop-filter:blur(22px);
  border:1px solid var(--line);border-radius:var(--radius);display:flex;flex-direction:column;overflow:hidden;box-shadow:var(--shadow)}
.chat header{position:static;padding:16px 20px;display:flex;justify-content:space-between;align-items:center;background:transparent;border-bottom:1px solid var(--line)}
.chat header .t{font-size:.9rem;font-weight:600;color:var(--pine)}
.chat header .s{font-size:.7rem;color:var(--ink-soft);display:flex;align-items:center;gap:6px}
.chat .msgs{flex:1;overflow-y:auto;padding:18px;display:flex;flex-direction:column;gap:10px}
.msg{max-width:80%;padding:10px 15px;border-radius:16px;font-size:.86rem;line-height:1.45}
.msg.me{align-self:flex-end;background:var(--pine);color:#fff;border-bottom-right-radius:4px}
.msg.them{align-self:flex-start;background:rgba(255,255,255,.85);border:1px solid var(--line);border-bottom-left-radius:4px}
.msg .who{display:block;font-size:.64rem;opacity:.7;margin-bottom:3px;letter-spacing:.06em;text-transform:uppercase}
.chat .inp{display:flex;gap:10px;padding:14px;border-top:1px solid var(--line)}
.chat .inp input{border-radius:999px}
.chat .inp button{border:none;background:var(--pine);color:#fff;border-radius:999px;padding:0 20px;font-size:.84rem}
.chat .safe{font-size:.66rem;text-align:center;color:var(--ink-soft);padding:0 16px 12px}
.x{background:none;border:none;font-size:1.2rem;color:var(--ink-soft);line-height:1}

/* ---------- admin ---------- */
.modal-bg{position:fixed;inset:0;background:rgba(30,70,52,.3);backdrop-filter:blur(8px);z-index:90;display:none;align-items:center;justify-content:center;padding:20px}
.modal-bg.open{display:flex}
.modal{width:min(420px,100%);background:var(--glass-strong);backdrop-filter:blur(20px);border:1px solid var(--line);
  border-radius:var(--radius);padding:34px;box-shadow:var(--shadow)}
.modal h3{color:var(--pine);margin-bottom:6px}
.modal p{font-size:.84rem;color:var(--ink-soft);margin-bottom:20px}
.admin-wrap{display:none}
.admin-wrap.on{display:block}
.tabs{display:flex;gap:10px;margin-bottom:26px;flex-wrap:wrap}
.tab{border:1px solid var(--line);background:var(--glass);border-radius:999px;padding:9px 20px;font-size:.82rem;color:var(--ink-soft)}
.tab.on{background:var(--pine);color:#fff;border-color:var(--pine)}
.tab .n{display:inline-grid;place-items:center;min-width:20px;height:20px;border-radius:999px;background:rgba(255,255,255,.25);font-size:.68rem;margin-left:6px;padding:0 5px}
.tab:not(.on) .n{background:var(--mist);color:var(--pine)}
.arow{display:flex;gap:16px;align-items:flex-start;background:var(--glass);border:1px solid var(--line);border-radius:var(--radius);padding:20px;margin-bottom:16px;flex-wrap:wrap}
.arow .thumb{width:92px;height:72px;border-radius:12px;background:linear-gradient(135deg,var(--mist),var(--snow-deep));object-fit:cover;flex:none}
.arow .info{flex:1;min-width:220px}
.arow .info h4{font-size:.95rem;color:var(--pine)}
.arow .info .d{font-size:.78rem;color:var(--ink-soft);margin-top:3px}
.arow .info .contact{font-size:.74rem;margin-top:8px;padding:8px 12px;background:rgba(255,255,255,.6);border-radius:10px;border:1px dashed var(--line)}
.arow .ops{display:flex;gap:8px;flex-wrap:wrap}
.mini{border:1px solid var(--line);border-radius:999px;padding:8px 16px;font-size:.76rem;background:var(--glass);transition:.2s}
.mini.ok{background:var(--pine);color:#fff;border-color:var(--pine)}
.mini.no:hover{background:#8C3A26;color:#fff;border-color:#8C3A26}
.mini.ok:hover{background:#153427}

/* ---------- footer ---------- */
footer{padding:50px clamp(20px,5vw,64px);border-top:1px solid var(--line);display:flex;justify-content:space-between;gap:24px;flex-wrap:wrap;align-items:center;background:rgba(255,255,255,.4)}
footer p{font-size:.78rem;color:var(--ink-soft)}
footer .links{display:flex;gap:20px}
footer a{font-size:.78rem;text-decoration:none;color:var(--ink-soft)}
footer a:hover{color:var(--pine)}
@media(max-width:760px){nav .hideS{display:none}.hero{min-height:auto;padding-bottom:46vw}.scene{height:44vw}}
:focus-visible{outline:2px solid var(--leaf);outline-offset:2px}

/* ---------- v2 additions: PropXTrueListing ---------- */
.city-switch{display:flex;gap:10px;margin-bottom:18px;flex-wrap:wrap}
.city-switch .chip{font-weight:500}
.wa-float{
  position:fixed;right:22px;bottom:22px;z-index:70;
  display:flex;align-items:center;gap:10px;text-decoration:none;
  background:var(--glass-strong);backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px);
  border:1px solid var(--line);border-radius:999px;padding:11px 18px 11px 12px;
  box-shadow:var(--shadow);color:var(--pine);font-size:.84rem;font-weight:600;
  transition:transform .25s ease
}
.wa-float:hover{transform:translateY(-3px)}
.wa-float .ic{width:34px;height:34px;border-radius:50%;background:#25D366;display:grid;place-items:center;flex:none}
.contact-strip{display:flex;gap:22px;flex-wrap:wrap;margin-top:18px}
.contact-strip a{font-size:.82rem;color:var(--ink-soft);text-decoration:none;display:flex;align-items:center;gap:7px}
.contact-strip a:hover{color:var(--pine)}
.heart{color:#C0564A}
.chat-role{font-size:.7rem;color:var(--ink-soft)}
.arow .chatlog{width:100%;background:rgba(255,255,255,.6);border:1px dashed var(--line);border-radius:12px;padding:12px;margin-top:10px;font-size:.8rem;max-height:160px;overflow-y:auto}
.arow .chatlog b{color:var(--pine)}
.reply-row{display:flex;gap:8px;margin-top:10px;width:100%}
.reply-row input{flex:1}
@media(max-width:560px){.wa-float span.txt{display:none}.wa-float{padding:8px}}