/* ========== tokens ========== */
:root {
  --cream:    #f6f1e7;
  --paper:    #faf7f0;
  --ink:      #1d1916;
  --ink-soft: #4a423b;
  --muted:    #8a7e72;
  --line:     #e3dcce;
  --maple:    #a23a2a;
  --maple-d:  #7a2a1f;
  --gold:     #b08a3e;
  --dark:     #1b1815;
  --dark-soft:#2a2521;

  --radius:   14px;
  --maxw:     1120px;

  --serif:    "Playfair Display", Georgia, "Times New Roman", serif;
  --sans:     "Inter", -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
}

/* ========== base ========== */
*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }
body {
  margin: 0;
  font: 17px/1.65 var(--sans);
  color: var(--ink);
  background: var(--paper);
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
}

a { color: var(--maple); text-decoration: none; transition: color .15s ease; }
a:hover { color: var(--maple-d); }

h1, h2, h3 {
  font-family: var(--serif);
  color: var(--ink);
  font-weight: 500;
  line-height: 1.2;
  letter-spacing: -0.005em;
  margin: 0 0 0.6em;
}
h1 { font-size: clamp(2.1rem, 4.4vw, 3.6rem); font-weight: 600; }
h2 { font-size: clamp(1.6rem, 3vw, 2.4rem); }
h3 { font-size: 1.2rem; }
p  { margin: 0 0 1em; color: var(--ink-soft); }

.eyebrow {
  font-family: var(--sans);
  text-transform: uppercase;
  letter-spacing: 0.18em;
  font-size: 0.75rem;
  font-weight: 600;
  color: var(--maple);
  margin: 0 0 1rem;
}
.eyebrow.light { color: var(--gold); }
.center { text-align: center; }
em { color: var(--muted); font-style: italic; }

/* ========== header ========== */
.site-header {
  position: sticky; top: 0; z-index: 50;
  display: flex; align-items: center; justify-content: space-between;
  gap: 1.5rem;
  padding: 0.95rem 1.6rem;
  background: rgba(250, 247, 240, 0.92);
  backdrop-filter: saturate(140%) blur(8px);
  border-bottom: 1px solid var(--line);
}
.brand {
  display: inline-flex; align-items: center; gap: 0.6rem;
  color: var(--ink);
  font-family: var(--serif);
  font-weight: 600;
  font-size: 1.15rem;
  letter-spacing: -0.01em;
  line-height: 1;
}
.brand:hover { color: var(--ink); text-decoration: none; }
.brand-mark { width: 28px; height: 28px; color: var(--maple); flex: none; }
.brand-text { display: inline-flex; align-items: baseline; }
.brand-text .amp { color: var(--maple); font-style: italic; padding: 0 0.15rem; }
.brand-words { display: inline-flex; flex-direction: column; gap: 2px; }
.brokerage-sub {
  font-family: var(--sans);
  font-size: 0.68rem;
  font-weight: 600;
  color: var(--ink-soft);
  letter-spacing: 0.06em;
  text-transform: uppercase;
}
.brokerage-sub:hover { color: var(--ink-soft); }
@media (max-width: 720px) {
  .brokerage-sub { font-size: 0.6rem; }
}

.site-nav { display: flex; gap: 1.6rem; align-items: center; font-size: 0.95rem; }
.site-nav a { color: var(--ink-soft); font-weight: 500; }
.site-nav a:hover { color: var(--maple); }
.site-nav .nav-cta {
  background: var(--ink);
  color: var(--paper);
  padding: 0.55rem 1.05rem;
  border-radius: 999px;
  transition: background .15s ease;
}
.site-nav .nav-cta:hover { background: var(--maple); color: var(--paper); }

.nav-toggle { display: none; background: none; border: 0; cursor: pointer; padding: 0.4rem; }
.nav-toggle span { display: block; width: 22px; height: 2px; background: var(--ink); margin: 5px 0; transition: transform .2s ease, opacity .2s ease; }

/* ========== hero ========== */
.hero {
  display: grid;
  grid-template-columns: 1.15fr 1fr;
  gap: 3rem;
  max-width: var(--maxw);
  margin: 0 auto;
  padding: clamp(3rem, 7vw, 6rem) 1.6rem clamp(3rem, 6vw, 5rem);
  align-items: center;
}
.hero-inner .lede {
  font-size: 1.1rem;
  color: var(--ink-soft);
  max-width: 32rem;
  margin-top: 1.2rem;
}
.cta-row { display: flex; gap: 0.85rem; flex-wrap: wrap; margin-top: 1.8rem; }

.btn {
  display: inline-flex; align-items: center; justify-content: center;
  padding: 0.85rem 1.5rem;
  border-radius: 999px;
  font-weight: 600; font-size: 0.95rem;
  cursor: pointer; border: 1.5px solid transparent;
  transition: transform .12s ease, background .15s ease, color .15s ease, border-color .15s ease;
}
.btn.primary { background: var(--ink); color: var(--paper); }
.btn.primary:hover { background: var(--maple); color: var(--paper); }
.btn.ghost { color: var(--ink); border-color: var(--ink); background: transparent; }
.btn.ghost:hover { background: var(--ink); color: var(--paper); }
.btn:active { transform: translateY(1px); }

.hero-card {
  position: relative;
  border-radius: var(--radius);
  padding: 1.6rem 1.4rem 1.4rem;
  background: linear-gradient(160deg, #fbe6c8 0%, #f3cfa7 100%);
  text-align: center;
  box-shadow:
    0 1px 0 rgba(255,255,255,.5) inset,
    0 30px 60px -30px rgba(122,42,31,.35);
}
.hero-card-inner {
  background: var(--paper);
  border-radius: calc(var(--radius) - 4px);
  padding: 0.5rem;
  border: 1px solid #ecd9b8;
}
.hero-illo { width: 70%; height: auto; display: block; margin: 0 auto; }
.hero-photo {
  display: block;
  width: 100%;
  height: auto;
  margin: 0 auto;
  border-radius: calc(var(--radius) - 6px);
  object-fit: cover;
}
/* Portrait-oriented photo (commercial page): cap height + crop to face */
.hero-photo.tall {
  height: 400px;
  object-position: center 20%;
}
.hero-tag {
  margin: 1.2rem 0 0;
  font-family: var(--serif);
  font-style: italic;
  color: var(--maple-d);
  font-size: 1.05rem;
}

/* ========== bands (sections) ========== */
.band { padding: clamp(3.5rem, 7vw, 6rem) 1.6rem; }
.band.band-cream { background: var(--cream); }
.band.band-dark { background: var(--dark); color: var(--paper); }
.band.band-dark h2, .band.band-dark h3 { color: var(--paper); }
.band.band-dark p { color: rgba(246, 241, 231, 0.82); }
.band-inner { max-width: var(--maxw); margin: 0 auto; }
.band-lede { font-size: 1.05rem; max-width: 38rem; margin: 0.4rem auto 2.5rem; color: var(--ink-soft); }
.band.band-dark .band-lede { color: rgba(246, 241, 231, 0.78); }

.two-col {
  display: grid;
  grid-template-columns: 1fr 1.4fr;
  gap: 3rem;
  align-items: flex-start;
}

/* ========== about ========== */
.prose p { font-size: 1.05rem; line-height: 1.75; }
.trust-row {
  list-style: none;
  display: flex;
  gap: 1.5rem;
  padding: 1.5rem 0 0;
  margin: 1.5rem 0 0;
  border-top: 1px solid var(--line);
  flex-wrap: wrap;
}
.trust-row li { display: flex; flex-direction: column; min-width: 8rem; }
.trust-row strong {
  font-family: var(--serif);
  font-size: 1.4rem;
  color: var(--maple);
  font-weight: 600;
}
.trust-row span { font-size: 0.85rem; color: var(--muted); margin-top: 0.2rem; }

/* ========== services cards ========== */
.cards {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 1rem;
  margin-top: 2.5rem;
}
.card {
  background: var(--paper);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  padding: 1.6rem 1.4rem 1.8rem;
  transition: transform .2s ease, border-color .2s ease, box-shadow .2s ease;
}
.card:hover {
  transform: translateY(-3px);
  border-color: #d6c8a8;
  box-shadow: 0 18px 30px -22px rgba(122,42,31,.3);
}
.card-num {
  font-family: var(--serif);
  font-size: 0.95rem;
  font-style: italic;
  color: var(--maple);
  margin-bottom: 0.4rem;
  letter-spacing: 0.05em;
}
.card h3 { margin-bottom: 0.4rem; }
.card p { margin: 0; font-size: 0.95rem; color: var(--ink-soft); }

/* ========== areas grid ========== */
.area-grid {
  list-style: none; padding: 0; margin: 0;
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 0.5rem;
}
.area-grid li {
  background: var(--paper);
  border: 1px solid var(--line);
  border-radius: 8px;
  padding: 0.85rem 1rem;
  text-align: center;
  font-weight: 500;
  color: var(--ink-soft);
  font-size: 0.95rem;
  transition: color .15s ease, border-color .15s ease;
}
.area-grid li:hover { color: var(--maple); border-color: #d6c8a8; }

/* ========== why grid ========== */
.why-grid {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 1.5rem 3rem;
  margin-top: 2.5rem;
}
.why-grid h3 { color: var(--maple); margin-bottom: 0.3rem; }
.why-grid p { margin: 0; }

/* ========== contact ========== */
.contact-list {
  list-style: none; padding: 0; margin: 1.5rem 0 0;
  display: flex; flex-direction: column; gap: 0.75rem;
}
.contact-list li {
  display: flex; gap: 1rem;
  padding-bottom: 0.75rem;
  border-bottom: 1px solid rgba(246, 241, 231, 0.12);
  font-size: 1rem;
}
.contact-list span:first-child {
  width: 6rem;
  color: var(--gold);
  text-transform: uppercase;
  font-size: 0.75rem;
  letter-spacing: 0.15em;
  font-weight: 600;
  padding-top: 0.15rem;
}
.contact-list a { color: var(--paper); }
.contact-list a:hover { color: var(--gold); }

.contact-form {
  background: var(--dark-soft);
  border: 1px solid rgba(246, 241, 231, 0.08);
  border-radius: var(--radius);
  padding: 1.75rem;
  display: flex; flex-direction: column; gap: 1rem;
}
.contact-form label {
  display: flex; flex-direction: column;
  font-size: 0.78rem;
  text-transform: uppercase;
  letter-spacing: 0.12em;
  color: var(--gold);
  font-weight: 600;
}
.contact-form label small { text-transform: none; letter-spacing: 0; font-weight: 400; color: var(--muted); margin-left: 0.4rem; font-size: 0.75rem; }
.contact-form input, .contact-form textarea {
  margin-top: 0.5rem;
  background: var(--dark);
  color: var(--paper);
  border: 1px solid rgba(246, 241, 231, 0.14);
  border-radius: 8px;
  padding: 0.7rem 0.85rem;
  font: inherit;
  font-size: 0.95rem;
  text-transform: none;
  letter-spacing: 0;
  font-weight: 400;
}
.contact-form input:focus, .contact-form textarea:focus {
  outline: 2px solid var(--gold);
  outline-offset: 1px;
  border-color: transparent;
}
.contact-form .btn { align-self: flex-start; margin-top: 0.5rem; }
.contact-form .btn.primary { background: var(--gold); color: var(--dark); border-color: var(--gold); }
.contact-form .btn.primary:hover { background: var(--paper); border-color: var(--paper); }
.form-fineprint { font-size: 0.78rem; color: var(--muted); margin: 0; }
.form-error { color: #ffb4ad; background: rgba(255, 99, 71, 0.08); border: 1px solid rgba(255, 99, 71, 0.3); padding: 0.7rem 0.9rem; border-radius: 8px; font-size: 0.9rem; margin: 0.5rem 0 0; }
.form-success {
  background: var(--dark-soft);
  border: 1px solid rgba(176, 138, 62, 0.4);
  border-radius: var(--radius);
  padding: 2rem 1.75rem;
  color: var(--paper);
}
.form-success h3 { font-family: var(--serif); color: var(--gold); font-size: 1.3rem; margin: 0 0 0.6rem; }
.form-success p { color: rgba(246, 241, 231, 0.85); margin: 0; font-size: 0.98rem; }
.form-success a { color: var(--gold); }

/* ========== footer ========== */
.site-footer {
  background: #14110f;
  color: rgba(246, 241, 231, 0.7);
  padding: 2.5rem 1.6rem;
  font-size: 0.9rem;
}
.footer-inner {
  max-width: var(--maxw);
  margin: 0 auto;
  display: flex; justify-content: space-between; gap: 2rem; flex-wrap: wrap;
}
.footer-inner .brand-text { color: var(--paper); font-family: var(--serif); font-size: 1.1rem; margin: 0 0 0.25rem; }
.footer-tag { color: var(--muted); margin: 0; }
.footer-meta p { margin: 0 0 0.3rem; color: rgba(246, 241, 231, 0.7); font-size: 0.88rem; }
.footer-meta .copyright { color: var(--muted); margin-top: 0.5rem; font-size: 0.82rem; }
.footer-meta .trademark { color: var(--muted); font-size: 0.78rem; margin-top: 0.7rem; max-width: 42rem; line-height: 1.5; }

/* ========== commercial page ========== */
.hero-commercial .hero-inner h1 { color: var(--ink); }
.hero-facts {
  background: var(--cream);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  padding: 1.5rem 1.6rem;
  align-self: center;
}
.hero-facts ul { list-style: none; padding: 0; margin: 0; display: grid; gap: 1rem; }
.hero-facts li { display: flex; flex-direction: column; }
.hero-facts strong {
  font-family: var(--serif);
  font-size: 1.15rem;
  color: var(--maple);
  font-weight: 600;
}
.hero-facts span { font-size: 0.88rem; color: var(--muted); margin-top: 0.15rem; }

.cards.cards-3 { grid-template-columns: repeat(3, 1fr); }
.sector-grid { grid-template-columns: repeat(3, 1fr); }

.opportunity .opp-type {
  text-transform: uppercase;
  letter-spacing: 0.15em;
  font-size: 0.72rem;
  color: var(--maple);
  font-weight: 700;
  margin: 0 0 0.3rem;
}
.opportunity h3 { margin-bottom: 0.2rem; }
.opportunity .opp-meta {
  font-family: var(--serif);
  font-style: italic;
  font-size: 0.92rem;
  color: var(--ink-soft);
  margin: 0 0 0.6rem;
}
.opportunity .link {
  display: inline-block;
  margin-top: 0.4rem;
  font-size: 0.88rem;
  font-weight: 600;
}

.faq-inner { max-width: 760px; }
.faq-list { display: flex; flex-direction: column; gap: 0.6rem; margin-top: 2.5rem; }
.faq-list details {
  background: var(--paper);
  border: 1px solid var(--line);
  border-radius: 10px;
  padding: 0.95rem 1.2rem;
  transition: border-color .15s ease;
}
.faq-list details[open] { border-color: #d6c8a8; }
.faq-list summary {
  cursor: pointer;
  list-style: none;
  font-family: var(--serif);
  font-size: 1.05rem;
  font-weight: 500;
  color: var(--ink);
  padding-right: 1.5rem;
  position: relative;
}
.faq-list summary::-webkit-details-marker { display: none; }
.faq-list summary::after {
  content: "+";
  position: absolute;
  right: 0; top: -2px;
  color: var(--maple);
  font-size: 1.4rem;
  font-weight: 300;
  transition: transform .2s ease;
}
.faq-list details[open] summary::after { content: "−"; }
.faq-list p { margin: 0.9rem 0 0; color: var(--ink-soft); font-size: 0.96rem; line-height: 1.65; }

.contact-form select {
  margin-top: 0.5rem;
  background: var(--dark);
  color: var(--paper);
  border: 1px solid rgba(246, 241, 231, 0.14);
  border-radius: 8px;
  padding: 0.7rem 0.85rem;
  font: inherit;
  font-size: 0.95rem;
  text-transform: none;
  letter-spacing: 0;
  font-weight: 400;
}
.contact-form select:focus { outline: 2px solid var(--gold); outline-offset: 1px; border-color: transparent; }
.contact-form label.checkbox {
  flex-direction: row; align-items: flex-start; gap: 0.6rem;
  text-transform: none; letter-spacing: 0; font-weight: 400;
  color: rgba(246, 241, 231, 0.85); font-size: 0.92rem;
}
.contact-form label.checkbox input { margin-top: 0.15rem; }
.contact-form label.checkbox span { margin-top: 0; }

/* ========== homepage commercial band ========== */
.commercial-band { background: #1d2a3a; color: var(--paper); }
.commercial-band h2 { color: var(--paper); }
.commercial-band .eyebrow { color: var(--gold); }
.commercial-band .band-lede { color: rgba(246, 241, 231, 0.78); max-width: 38rem; margin: 0; }
.commercial-cta {
  display: grid;
  grid-template-columns: 1.6fr auto;
  gap: 2rem;
  align-items: center;
}
.commercial-cta .btn.primary { background: var(--gold); color: #1d2a3a; }
.commercial-cta .btn.primary:hover { background: var(--paper); color: #1d2a3a; }

/* ========== homepage landlord band ========== */
.landlord-band { background: #2c3a2a; color: var(--paper); }
.landlord-band h2 { color: var(--paper); }
.landlord-band .eyebrow { color: #c8b87a; }
.landlord-band .band-lede { color: rgba(246, 241, 231, 0.82); max-width: 40rem; margin: 0; }
.landlord-band .btn.primary { background: #c8b87a; color: #2c3a2a; }
.landlord-band .btn.primary:hover { background: var(--paper); color: #2c3a2a; }

/* ========== homepage tenant/renter band ========== */
.tenant-band { background: #3a2a2c; color: var(--paper); }
.tenant-band h2 { color: var(--paper); }
.tenant-band .eyebrow { color: #e8c3a8; }
.tenant-band .band-lede { color: rgba(246, 241, 231, 0.82); max-width: 40rem; margin: 0; }
.tenant-band .btn.primary { background: #e8c3a8; color: #3a2a2c; }
.tenant-band .btn.primary:hover { background: var(--paper); color: #3a2a2c; }

/* ========== leasing checklist ========== */
.checklist {
  counter-reset: step;
  list-style: none;
  padding: 0;
  margin: 2.5rem auto 0;
  max-width: 56rem;
  display: grid;
  gap: 1rem;
}
.checklist li {
  counter-increment: step;
  display: grid;
  grid-template-columns: 3rem 1fr;
  gap: 1rem;
  align-items: flex-start;
  background: var(--paper);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  padding: 1.1rem 1.3rem;
  transition: border-color .15s ease;
}
.checklist li:hover { border-color: #d6c8a8; }
.checklist li::before {
  content: counter(step, decimal-leading-zero);
  font-family: var(--serif);
  font-style: italic;
  font-size: 1.4rem;
  color: var(--maple);
  font-weight: 600;
  line-height: 1;
  padding-top: 0.1rem;
}
.checklist strong {
  grid-column: 2;
  display: block;
  font-family: var(--serif);
  font-size: 1.15rem;
  font-weight: 600;
  color: var(--ink);
  margin-bottom: 0.25rem;
}
.checklist span {
  grid-column: 2;
  font-size: 0.96rem;
  color: var(--ink-soft);
  line-height: 1.6;
}

/* ========== form row (paired inputs) ========== */
.contact-form .form-row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 1rem;
}
@media (max-width: 520px) {
  .contact-form .form-row { grid-template-columns: 1fr; }
}

/* ========== legal pages (privacy, terms) ========== */
.legal-page {
  max-width: 720px;
  margin: 0 auto;
  padding: clamp(2.5rem, 5vw, 4rem) 1.6rem clamp(3rem, 6vw, 5rem);
}
.legal-page h1 { font-size: clamp(2rem, 3.5vw, 2.8rem); margin: 0 0 0.4rem; }
.legal-page h2 {
  font-size: 1.3rem;
  margin: 2.2rem 0 0.6rem;
  padding-top: 1.5rem;
  border-top: 1px solid var(--line);
}
.legal-page h2:first-of-type { border-top: 0; padding-top: 0; }
.legal-page .lede {
  font-size: 1.08rem;
  color: var(--ink-soft);
  margin: 1.5rem 0 1rem;
  padding-bottom: 1.5rem;
  border-bottom: 1px solid var(--line);
}
.legal-page p, .legal-page li {
  font-size: 0.97rem;
  line-height: 1.7;
  color: var(--ink-soft);
}
.legal-page ul {
  padding-left: 1.4rem;
  margin: 0.5rem 0 1.2rem;
}
.legal-page li { margin-bottom: 0.45rem; }
.legal-page strong { color: var(--ink); }

.footer-links { margin: 0.6rem 0 0.3rem; font-size: 0.88rem; }
.footer-links a { color: rgba(246, 241, 231, 0.85); margin-right: 1rem; }
.footer-links a:hover { color: var(--gold); }

/* ========== responsive ========== */
@media (max-width: 880px) {
  .site-nav {
    display: none;
    position: absolute;
    top: 100%; left: 0; right: 0;
    flex-direction: column;
    gap: 0;
    background: var(--paper);
    border-bottom: 1px solid var(--line);
    padding: 0.5rem 0;
  }
  .site-nav.open { display: flex; }
  .site-nav a {
    padding: 0.9rem 1.6rem;
    border-bottom: 1px solid var(--line);
  }
  .site-nav .nav-cta {
    border-radius: 0;
    margin: 0.5rem 1.6rem;
    padding: 0.85rem 1.5rem;
    text-align: center;
  }
  .nav-toggle { display: block; }

  .hero { grid-template-columns: 1fr; gap: 2rem; padding-top: 2rem; }
  .hero-card { order: -1; max-width: 28rem; margin: 0 auto; }
  .hero-facts { max-width: 28rem; margin: 0 auto; }
  .two-col { grid-template-columns: 1fr; gap: 2rem; }
  .cards, .cards.cards-3 { grid-template-columns: repeat(2, 1fr); }
  .area-grid, .sector-grid { grid-template-columns: repeat(2, 1fr); }
  .why-grid { grid-template-columns: 1fr; gap: 1.5rem; }
  .commercial-cta { grid-template-columns: 1fr; gap: 1.5rem; }
  .commercial-cta .btn { justify-self: flex-start; }
}
@media (max-width: 520px) {
  .cards, .cards.cards-3 { grid-template-columns: 1fr; }
  .trust-row { gap: 1rem; }
  .trust-row li { min-width: 6.5rem; }
}