/* Hermanos Real Estate — Brand Identity theme
   Per Hermanos Identity guidelines: Montserrat (logo/subtitles/body),
   Fragment-style serif for titles, primary colours charcoal/plum/slate,
   warm light backgrounds, circular-forms motif, b/w logo. */
:root{
  --bg:#faf9f7;            /* warm off-white page */
  --bg2:#ffffff;           /* cards / panels */
  --bg3:#f1ede6;           /* warm sand alt sections */
  --ink:#191820;           /* near-black */
  --charcoal:#47464c;      /* brand primary 1 */
  --gold:#5b3c4b;          /* brand primary 2: deep plum (accent var kept as --gold) */
  --gold-light:#8a5f74;    /* plum light */
  --slate:#75809a;         /* brand primary 3 */
  --line:rgba(25,24,32,.14);
  --text:#191820;
  --muted:#6d6a70;
  --serif:'Fraunces',Georgia,serif;   /* Fragment-style titles */
  --sans:'Montserrat','Helvetica Neue',sans-serif;
}
*{margin:0;padding:0;box-sizing:border-box}
html{scroll-behavior:smooth}
body{background:var(--bg);color:var(--text);font-family:var(--sans);font-weight:400;letter-spacing:.01em;line-height:1.65}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
h1,h2,h3{font-family:var(--serif);font-weight:400;line-height:1.12;letter-spacing:0}
.container{max-width:1240px;margin:0 auto;padding:0 24px}
.eyebrow{color:var(--gold);text-transform:uppercase;letter-spacing:.32em;font-size:.7rem;font-weight:500;margin-bottom:12px}
.section{padding:56px 0}
.section-head{display:flex;align-items:flex-end;justify-content:space-between;gap:24px;margin-bottom:30px}
.section-head h2{font-size:clamp(1.9rem,3.6vw,2.7rem)}
.link-more{color:var(--ink);text-transform:uppercase;letter-spacing:.24em;font-size:.72rem;font-weight:500;border-bottom:1px solid var(--ink);padding-bottom:5px;transition:.3s}
.link-more:hover{color:var(--gold);border-color:var(--gold)}
.divider{width:56px;height:2px;background:var(--gold);margin:16px 0 22px}

/* Nav — static, solid, always readable */
nav{position:sticky;top:0;inset:auto;z-index:100;background:#fff;border-bottom:1px solid var(--line);padding:14px 0}
nav.scrolled{background:#fff;backdrop-filter:none;padding:14px 0;border-bottom:1px solid var(--line)}
.nav-inner{display:flex;align-items:center;justify-content:space-between}
.logo{display:flex;align-items:center;gap:14px}
.logo-mark{width:46px;height:46px;flex:none}
.logo-text{font-family:var(--sans);font-weight:600;font-size:1rem;letter-spacing:.34em;color:var(--ink);line-height:1.2;text-transform:uppercase}
.logo-text small{display:block;font-size:.52rem;letter-spacing:.46em;color:var(--charcoal);font-weight:500;margin-top:3px}
.nav-links{display:flex;gap:30px;list-style:none;font-size:.74rem;font-weight:500;text-transform:uppercase;letter-spacing:.2em}
.nav-links a{color:var(--ink);opacity:.75;transition:.3s;padding-bottom:4px;border-bottom:2px solid transparent}
.nav-links a:hover,.nav-links a.active{opacity:1;color:var(--ink);border-color:var(--gold)}
.hamburger{display:none;background:none;border:0;color:var(--ink);font-size:1.6rem;cursor:pointer}

/* Hero gallery */
.hero{position:relative;height:82vh;min-height:560px;overflow:hidden;display:flex;align-items:flex-end}
.hero-slide{position:absolute;inset:0;opacity:0;transition:opacity 1.8s ease}
.hero-slide.active{opacity:1}
.hero-slide img{width:100%;height:100%;object-fit:cover;animation:kenburns 12s ease-in-out infinite alternate}
@keyframes kenburns{from{transform:scale(1)}to{transform:scale(1.06)}}
.hero::after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(255,255,255,.86) 0%,rgba(255,255,255,.66) 45%,rgba(255,255,255,.5) 100%)}
.hero-frame{display:none}
.hero-content{position:relative;z-index:3;padding-bottom:64px;width:100%;color:var(--ink)}
.hero .eyebrow{color:var(--gold)}
.hero .mantra{font-family:var(--serif);font-style:italic;font-size:clamp(1.05rem,2vw,1.5rem);color:var(--charcoal);margin-bottom:14px}
.hero h1{font-size:clamp(2.3rem,5vw,4rem);max-width:880px;color:var(--ink)}
.hero h1 em{font-style:italic;color:var(--gold)}
.hero p{margin-top:16px;max-width:540px;color:var(--charcoal);font-size:1rem}
.hero-meta{position:absolute;right:48px;bottom:70px;z-index:3;text-align:right;font-size:.7rem;font-weight:600;letter-spacing:.26em;text-transform:uppercase;color:var(--charcoal)}
.hero-dots{display:flex;gap:10px;margin-top:26px}
.hero-dots button{width:34px;height:2px;border:0;background:rgba(25,24,32,.28);cursor:pointer;transition:.3s}
.hero-dots button.active{background:var(--ink)}

/* Search bar */
.search-panel{background:var(--bg2);border:1px solid var(--line);padding:28px;margin-top:-64px;position:relative;z-index:5;box-shadow:0 24px 48px rgba(25,24,32,.08)}
.search-grid{display:grid;grid-template-columns:repeat(4,1fr) auto;gap:18px;align-items:end}
.field label{display:block;font-size:.64rem;text-transform:uppercase;letter-spacing:.24em;font-weight:600;color:var(--charcoal);margin-bottom:8px}
.field select,.field input{width:100%;background:transparent;border:0;border-bottom:1px solid rgba(25,24,32,.3);color:var(--text);font-family:var(--sans);font-size:.95rem;padding:8px 0;outline:none}
.field select option{background:#fff}
.btn{display:inline-block;background:var(--ink);color:#fff;border:1px solid var(--ink);padding:13px 34px;font-family:var(--sans);font-size:.72rem;font-weight:600;text-transform:uppercase;letter-spacing:.26em;cursor:pointer;transition:.3s}
.btn:hover{background:var(--gold);border-color:var(--gold);color:#fff}
.btn.ghost{background:transparent;color:var(--ink)}
.btn.ghost:hover{background:var(--ink);color:#fff}

/* Property cards — clean editorial */
.grid-3{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.card{background:transparent;border:0;overflow:visible;transition:.3s;position:relative}
.card:hover{transform:none}
.card-img{position:relative;height:300px;overflow:hidden;background:var(--bg3)}
.card-img img{width:100%;height:100%;object-fit:cover;transition:transform 1s ease;filter:saturate(.92)}
.card:hover .card-img img{transform:scale(1.045)}
.card-tag{position:absolute;top:14px;left:14px;background:#fff;color:var(--ink);font-size:.6rem;font-weight:600;letter-spacing:.22em;text-transform:uppercase;padding:6px 12px}
.card-body{padding:18px 0 0;border-top:2px solid var(--ink);margin-top:14px}
.card-body h3{font-size:1.3rem;margin-bottom:4px;color:var(--ink)}
.card-body .loc{color:var(--muted);font-size:.72rem;font-weight:500;letter-spacing:.2em;text-transform:uppercase}
.card-body .price{color:var(--gold);font-family:var(--serif);font-size:1.2rem;margin:10px 0}
.card-specs{display:flex;gap:18px;color:var(--muted);font-size:.78rem;border-top:1px solid var(--line);padding-top:12px}

/* Brand gradient band with circular forms */
.parallax{position:relative;height:44vh;min-height:340px;background:
  radial-gradient(circle at 82% 120%, rgba(255,255,255,.16) 0%, transparent 42%),
  linear-gradient(115deg,#47464c 0%,#5b3c4b 55%,#8a5f74 100%);
  background-attachment:scroll;display:flex;align-items:center;justify-content:center;text-align:center;overflow:hidden}
.parallax::before{content:'';position:absolute;width:120vw;height:120vw;border:1px solid rgba(255,255,255,.28);border-radius:50%;left:-38vw;top:8vh;pointer-events:none}
.parallax::after{content:'';position:absolute;inset:auto;width:90vw;height:90vw;border:1px solid rgba(255,255,255,.18);border-radius:50%;right:-30vw;top:-55vw;background:none}
.parallax .inner{position:relative;z-index:2;max-width:760px;padding:0 24px;color:#fff}
.parallax .eyebrow{color:#e9e2d6}
.parallax h2{font-size:clamp(1.8rem,4vw,2.9rem);font-style:italic;color:#fff}

/* News */
.news-list{display:grid;grid-template-columns:1.2fr 1fr;gap:40px}
.news-item{display:flex;gap:20px;padding:20px 0;border-bottom:1px solid var(--line);transition:.3s}
.news-item:hover{padding-left:8px}
.news-date{min-width:80px;color:var(--gold);font-family:var(--serif);font-size:.95rem}
.news-item h3{font-size:1.08rem;font-family:var(--sans);font-weight:500;margin-bottom:4px}
.news-item p{color:var(--muted);font-size:.88rem}
.news-badge{font-size:.58rem;font-weight:600;letter-spacing:.22em;text-transform:uppercase;color:var(--gold);border:1px solid var(--line);padding:3px 10px;display:inline-block;margin-bottom:6px;background:#fff}
.news-feature{position:relative;min-height:380px;overflow:hidden;background:var(--bg3)}
.news-feature img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.news-feature .overlay{position:absolute;inset:0;background:linear-gradient(180deg,transparent 32%,rgba(25,24,32,.9));display:flex;flex-direction:column;justify-content:flex-end;padding:28px;color:#fff}
.news-feature .overlay h3{color:#fff}
.news-feature .overlay p{color:rgba(255,255,255,.75)!important}
.news-feature .news-badge{background:transparent;color:#e9e2d6;border-color:rgba(255,255,255,.4)}

/* Podcast */
.podcast-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.pod{background:var(--bg2);border:1px solid var(--line)}
.pod .yt{position:relative;padding-top:56.25%;background:var(--bg3)}
.pod .yt iframe,.pod .yt img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;border:0}
.pod .yt .play{position:absolute;inset:0;display:flex;align-items:center;justify-content:center;background:rgba(25,24,32,.28);cursor:pointer;transition:.3s}
.pod .yt .play:hover{background:rgba(25,24,32,.08)}
.pod .yt .play span{width:60px;height:60px;border:1px solid #fff;border-radius:50%;display:flex;align-items:center;justify-content:center;color:#fff;font-size:1.1rem;background:rgba(25,24,32,.45)}
.pod-body{padding:18px 20px}
.pod-body h3{font-size:1rem;font-family:var(--sans);font-weight:500}
.pod-body .ep{color:var(--gold);font-size:.64rem;font-weight:600;letter-spacing:.22em;text-transform:uppercase;margin-bottom:6px}

/* Blog */
.blog-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.blog-card{border:0;background:transparent;transition:.3s}
.blog-card .card-img{height:210px}
.blog-card .card-body{border-top:2px solid var(--ink);margin-top:12px;padding-top:14px}
.blog-card .cat{color:var(--gold);font-size:.62rem;font-weight:600;letter-spacing:.26em;text-transform:uppercase}
.blog-card h3{font-size:1.2rem;margin:8px 0;color:var(--ink)}
.blog-card p{color:var(--muted);font-size:.88rem}
.blog-card .meta{margin-top:12px;color:var(--muted);font-size:.75rem;letter-spacing:.08em}

/* Stats */
.stats{display:grid;grid-template-columns:repeat(4,1fr);gap:24px;text-align:center;border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:36px 0;background:var(--bg3)}
.stats .num{font-family:var(--serif);font-size:2.3rem;color:var(--gold)}
.stats .lbl{color:var(--charcoal);text-transform:uppercase;letter-spacing:.22em;font-size:.66rem;font-weight:600;margin-top:6px}

/* Footer — charcoal */
footer{background:var(--ink);border-top:0;padding:56px 0 26px;margin-top:48px;color:#cfccc9}
.footer-grid{display:grid;grid-template-columns:2fr 1fr 1fr 1fr;gap:44px;margin-bottom:44px}
footer .logo-text{color:#fff}
footer .logo-text small{color:#a9a5ad}
footer h4{font-size:.68rem;font-weight:600;text-transform:uppercase;letter-spacing:.28em;color:#e9e2d6;margin-bottom:18px}
footer ul{list-style:none}
footer li{margin-bottom:10px;font-size:.88rem;color:#b7b3b8}
footer li a:hover{color:#fff}
.footer-bottom{border-top:1px solid rgba(255,255,255,.14);padding-top:22px;display:flex;justify-content:space-between;color:#8f8b93;font-size:.76rem}

/* Language selector */
.lang-select{position:relative;margin-left:18px}
.lang-btn{display:flex;align-items:center;gap:7px;background:transparent;border:1px solid var(--line);padding:7px 12px;cursor:pointer;font-family:var(--sans);font-size:.7rem;font-weight:600;letter-spacing:.14em;color:var(--ink);transition:.3s}
.lang-btn:hover{border-color:var(--gold)}
.lang-btn .flag{font-size:1rem;line-height:1}
.lang-menu{position:absolute;top:calc(100% + 8px);right:0;background:#fff;border:1px solid var(--line);list-style:none;min-width:184px;box-shadow:0 18px 36px rgba(25,24,32,.12);display:none;z-index:120}
.lang-select.open .lang-menu{display:block}
.lang-menu li{display:flex;align-items:center;gap:10px;padding:10px 14px;font-size:.84rem;cursor:pointer;transition:.2s}
.lang-menu li:hover{background:var(--bg3);color:var(--gold)}
/* hide Google Translate chrome */
.goog-te-banner-frame,.skiptranslate iframe{display:none!important}
body{top:0!important}

/* Team (About page) */
.team-group{margin-bottom:52px}
.team-head{display:flex;align-items:baseline;gap:14px;border-bottom:2px solid var(--ink);padding-bottom:10px;margin-bottom:26px}
.team-head h2{font-size:1.6rem}
.team-count{color:var(--muted);font-size:.72rem;font-weight:600;letter-spacing:.2em;text-transform:uppercase}
.team-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:22px}
.team-grid-sm{grid-template-columns:repeat(6,1fr);gap:16px}
.member{background:#fff;border:1px solid var(--line);overflow:hidden}
.member .yt{position:relative;padding-top:110%;background:var(--bg3);cursor:pointer}
.member .yt img,.member .yt iframe{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;border:0}
.member .play{position:absolute;inset:0;display:flex;align-items:center;justify-content:center;background:rgba(25,24,32,.2);transition:.3s}
.member .play:hover{background:rgba(25,24,32,.05)}
.member .play span{width:46px;height:46px;border:1px solid #fff;border-radius:50%;display:flex;align-items:center;justify-content:center;color:#fff;font-size:.8rem;background:rgba(25,24,32,.42)}
.member .soon{position:absolute;bottom:8px;left:8px;background:rgba(255,255,255,.9);color:var(--charcoal);font-size:.54rem;font-weight:600;letter-spacing:.14em;text-transform:uppercase;padding:3px 7px}
.member figcaption{padding:12px 14px 16px}
.member figcaption h3{font-family:var(--sans);font-size:.9rem;font-weight:600;color:var(--ink);line-height:1.3}
.member figcaption p{color:var(--muted);font-size:.74rem;margin-top:3px}
.team-grid-sm .member figcaption h3{font-size:.8rem}
.team-grid-sm .member figcaption p{font-size:.68rem}
@media (max-width:1024px){.team-grid{grid-template-columns:repeat(3,1fr)}.team-grid-sm{grid-template-columns:repeat(4,1fr)}}
@media (max-width:700px){.team-grid,.team-grid-sm{grid-template-columns:repeat(2,1fr)}.about-cols{grid-template-columns:1fr!important;gap:32px!important}}

/* Reveal */
.reveal{opacity:0;transform:translateY(28px);transition:opacity .8s ease,transform .8s ease}
.reveal.visible{opacity:1;transform:none}

/* Inner pages */
.page-hero{position:relative;height:38vh;min-height:280px;display:flex;align-items:flex-end;overflow:hidden}
.page-hero img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.page-hero::after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(25,24,32,.18),rgba(25,24,32,.72))}
.page-hero .container{position:relative;z-index:2;padding-bottom:36px;color:#fff}
.page-hero .eyebrow{color:#e9e2d6}
.page-hero h1{font-size:clamp(2rem,4.4vw,3.2rem);color:#fff}
.prose{max-width:760px;margin:0 auto}
.prose p{margin-bottom:20px;color:#3c3a40;font-size:1.02rem}
.prose h2{margin:36px 0 14px;font-size:1.6rem}
.gallery-strip{display:grid;grid-template-columns:2fr 1fr;grid-auto-rows:300px;gap:12px}
.gallery-strip img{width:100%;height:100%;object-fit:cover}

@media (max-width:900px){
  .grid-3,.podcast-grid,.blog-grid{grid-template-columns:1fr}
  .search-grid{grid-template-columns:1fr 1fr}
  .news-list{grid-template-columns:1fr}
  .stats,.footer-grid{grid-template-columns:1fr 1fr}
  .nav-links{position:fixed;inset:0;background:rgba(255,255,255,.98);flex-direction:column;align-items:center;justify-content:center;gap:26px;font-size:1rem;display:none}
  .nav-links.open{display:flex}
  .hamburger{display:block;position:relative;z-index:101}
  .hero-meta{display:none}
}