:root {
  --ink: #111111;
  --ink-2: #555555;
  --ground: #FAF7F2;
  --surface: #F0EBE3;
  --accent: #F26E32;
  --accent-h: #d95e28;
  --hero-bg: #0a0a0a;
  --hero-ink: #ffffff;
  --hero-muted: #aaaaaa;
  --border: rgba(0, 0, 0, 0.09);
  --font-d: 'Cormorant Garamond', Georgia, 'Times New Roman', serif;
  --font-b: 'Manrope', 'Segoe UI', system-ui, sans-serif;
  --font-name: 'Lora', Georgia, serif;
  --max: 1200px;
  --px: clamp(1.25rem, 4vw, 3rem);
}

@media (prefers-color-scheme: dark) {
  :root:not([data-theme="light"]) {
    --ink: #ededed;
    --ink-2: #999999;
    --ground: #0e0e0e;
    --surface: #1a1a1a;
    --accent: #F47D42;
    --accent-h: #ff8c55;
    --hero-bg: #060606;
    --hero-muted: #888888;
    --border: rgba(255, 255, 255, 0.08);
  }
}

:root[data-theme="dark"] {
  --ink: #ededed;
  --ink-2: #999999;
  --ground: #0e0e0e;
  --surface: #1a1a1a;
  --accent: #F47D42;
  --accent-h: #ff8c55;
  --hero-bg: #060606;
  --hero-muted: #888888;
  --border: rgba(255, 255, 255, 0.08);
}

*, *::before, *::after { box-sizing: border-box; }
html { scroll-padding-top: 5rem; }

body {
  background: var(--ground);
  color: var(--ink);
  font-family: var(--font-b);
  font-weight: 400;
  line-height: 1.7;
  margin: 0;
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
}

h1, h2, h3, h4 {
  font-family: var(--font-d);
  font-weight: 400;
  line-height: 1.15;
  text-wrap: balance;
}

a { color: inherit; text-decoration: none; }

.sec { padding: clamp(4rem, 10vw, 8rem) var(--px); }
.inner { max-width: var(--max); margin: 0 auto; }

.eyebrow {
  display: block;
  font-family: var(--font-b);
  font-size: 0.68rem;
  font-weight: 500;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--accent);
  margin-bottom: 1.5rem;
}

/* ── NAV ── */

.nav {
  position: fixed;
  top: 0; left: 0; right: 0;
  z-index: 100;
  padding: 1.25rem var(--px);
  display: flex;
  align-items: center;
  justify-content: space-between;
  transition: background 0.4s, box-shadow 0.4s;
}

.nav.scrolled {
  background: var(--ground);
  box-shadow: 0 1px 0 var(--border);
}

.nav-brand {
  display: flex;
  flex-direction: column;
  gap: 0.15rem;
}

.nav-logo {
  font-family: var(--font-b);
  font-size: 0.72rem;
  font-weight: 600;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--hero-ink);
  transition: color 0.4s;
}
.nav.scrolled .nav-logo { color: var(--ink); }

.nav-brokerage {
  font-size: 0.52rem;
  font-weight: 400;
  letter-spacing: 0.15em;
  text-transform: uppercase;
  color: var(--accent);
}

.nav-links {
  display: flex;
  gap: 2.5rem;
  list-style: none;
  margin: 0; padding: 0;
}

.nav-links a {
  font-size: 0.78rem;
  font-weight: 400;
  letter-spacing: 0.06em;
  color: var(--hero-muted);
  transition: color 0.3s;
}
.nav.scrolled .nav-links a { color: var(--ink-2); }
.nav-links a:hover { color: var(--accent); }

.nav-phone {
  font-size: 0.78rem;
  font-weight: 500;
  letter-spacing: 0.04em;
  color: var(--hero-ink);
  transition: color 0.4s;
}
.nav.scrolled .nav-phone { color: var(--ink); }

.nav-toggle {
  display: none;
  background: none; border: none; cursor: pointer; padding: 0.5rem;
}
.nav-toggle span {
  display: block;
  width: 22px; height: 1.5px;
  background: var(--hero-ink);
  margin: 5px 0;
  transition: background 0.4s;
}
.nav.scrolled .nav-toggle span { background: var(--ink); }

/* Interior pages — force light nav */
.interior .nav {
  background: var(--ground);
  box-shadow: 0 1px 0 var(--border);
}
.interior .nav-logo { color: var(--ink); }
.interior .nav-links a { color: var(--ink-2); }
.interior .nav-phone { color: var(--ink); }
.interior .nav-toggle span { background: var(--ink); }

/* ── MOBILE MENU ── */

.mob-menu {
  position: fixed; inset: 0;
  background: var(--hero-bg);
  z-index: 200;
  display: flex;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  gap: 2.25rem;
  opacity: 0;
  pointer-events: none;
  transition: opacity 0.3s;
}
.mob-menu[data-open="true"] { opacity: 1; pointer-events: auto; }

.mob-menu a {
  font-family: var(--font-d);
  font-size: 1.5rem;
  color: var(--hero-ink);
  letter-spacing: 0.04em;
}

.mob-close {
  position: absolute;
  top: 1.5rem; right: var(--px);
  background: none; border: none;
  color: var(--hero-ink);
  font-size: 1.6rem;
  cursor: pointer;
  line-height: 1;
}

/* ── HERO (HOME) ── */

.hero {
  min-height: 100vh;
  min-height: 100svh;
  display: grid;
  grid-template-columns: 5fr 7fr;
  background: var(--hero-bg);
  position: relative;
  overflow: hidden;
}

.hero-photo {
  position: relative;
  background: linear-gradient(135deg, #2a2520 0%, #3d352d 100%);
  background-size: cover;
  background-position: center;
}

.hero-content {
  display: flex;
  flex-direction: column;
  justify-content: center;
  padding: 6rem clamp(2.5rem, 5vw, 5rem);
}

.hero-over {
  display: flex;
  flex-direction: column;
  gap: 0.5rem;
  color: var(--accent);
  margin-bottom: 2rem;
}

.hero-name {
  font-family: var(--font-name);
  font-size: 1.1rem;
  font-weight: 500;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.hero-brokerage {
  font-family: var(--font-b);
  font-size: 0.62rem;
  font-weight: 500;
  letter-spacing: 0.35em;
  text-transform: uppercase;
}

.hero-over::after {
  content: '';
  display: block;
  width: 36px; height: 1.5px;
  background: var(--accent);
  margin-top: 1.25rem;
}

.hero h1 {
  font-size: clamp(2.2rem, 5vw, 3.8rem);
  font-weight: 300;
  color: var(--hero-ink);
  margin: 0 0 1.5rem;
  max-width: 16ch;
}

.hero-sub {
  font-size: clamp(0.9rem, 1.2vw, 1rem);
  color: var(--hero-muted);
  max-width: 40ch;
  margin: 0 0 2.5rem;
  font-weight: 300;
  line-height: 1.85;
}

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

.btn {
  display: inline-block;
  font-family: var(--font-b);
  font-size: 0.68rem;
  font-weight: 600;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  padding: 1rem 2.5rem;
  border: 1.5px solid var(--accent);
  color: var(--accent);
  background: transparent;
  cursor: pointer;
  transition: background 0.3s, color 0.3s, border-color 0.3s;
}
.btn:hover { background: var(--accent); color: #fff; }

.btn-fill {
  background: var(--accent);
  color: #fff;
}
.btn-fill:hover {
  background: var(--accent-h);
  border-color: var(--accent-h);
}

.hero-tel {
  margin-top: 1.5rem;
  font-size: 0.8rem;
  color: var(--hero-muted);
}
.hero-tel a { color: var(--hero-ink); font-weight: 500; transition: color 0.3s; }
.hero-tel a:hover { color: var(--accent); }

/* ── PAGE HERO (INTERIOR PAGES) ── */

.page-hero {
  padding: 9rem var(--px) 4rem;
  text-align: center;
  background: var(--surface);
}

.page-hero .eyebrow { margin-bottom: 1rem; }

.page-hero h1 {
  font-size: clamp(2rem, 4.5vw, 3.2rem);
  font-weight: 300;
  margin: 0 0 1rem;
}

.page-hero p {
  color: var(--ink-2);
  max-width: 50ch;
  margin: 0 auto;
  font-size: 0.95rem;
}

/* ── ABOUT ── */

.about-grid {
  display: grid;
  grid-template-columns: 1.4fr 0.6fr;
  gap: clamp(3rem, 6vw, 6rem);
  align-items: center;
}

.about-text h2 {
  font-size: clamp(1.9rem, 3.5vw, 2.8rem);
  margin: 0 0 1.5rem;
}

.about-text p {
  color: var(--ink-2);
  margin: 0 0 1.2rem;
  font-size: 0.93rem;
  max-width: 52ch;
}

.about-values {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 1.5rem;
  margin-top: 2rem;
}

.about-val {
  padding-left: 1rem;
  border-left: 2px solid var(--accent);
}

.about-val h4 {
  font-family: var(--font-b);
  font-size: 0.78rem;
  font-weight: 600;
  margin: 0 0 0.25rem;
  letter-spacing: 0.03em;
}

.about-val p {
  font-size: 0.82rem;
  color: var(--ink-2);
  margin: 0;
  line-height: 1.6;
}

.about-img {
  background: var(--surface);
  aspect-ratio: 3 / 4;
  display: flex;
  align-items: center;
  justify-content: center;
  position: relative;
  max-width: 320px;
  margin-left: auto;
}

.about-img::after {
  content: '';
  position: absolute;
  top: -1rem; left: -1rem;
  width: 5rem; height: 5rem;
  border-top: 2px solid var(--accent);
  border-left: 2px solid var(--accent);
  opacity: 0.3;
  pointer-events: none;
}

.about-img img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center top;
  border-radius: 2px;
}

/* ── NEIGHBORHOODS ── */

.neighborhoods { background: var(--surface); }

.sec-header {
  text-align: center;
  margin-bottom: clamp(2.5rem, 5vw, 4.5rem);
}

.sec-header h2 {
  font-size: clamp(1.9rem, 3.5vw, 2.8rem);
  margin: 0;
}

.sec-header p {
  color: var(--ink-2);
  margin: 1rem auto 0;
  max-width: 50ch;
  font-size: 0.93rem;
}

.hood-grid {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: clamp(1.25rem, 2vw, 1.75rem);
}

.hood-card {
  background: var(--ground);
  padding: clamp(1.5rem, 2.5vw, 2.25rem);
  border: 1px solid var(--border);
  transition: border-color 0.3s, transform 0.3s;
  cursor: default;
}

.hood-card:hover {
  border-color: var(--accent);
  transform: translateY(-2px);
}

.hood-card h3 {
  font-size: clamp(1.2rem, 1.8vw, 1.45rem);
  margin: 0 0 0.6rem;
  transition: color 0.3s;
}

.hood-card:hover h3 { color: var(--accent); }

.hood-card p {
  color: var(--ink-2);
  font-size: 0.85rem;
  margin: 0;
  line-height: 1.75;
}

/* ── SERVICES ── */

.svc-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: clamp(1.5rem, 3vw, 2.5rem);
}

.svc-card {
  padding: clamp(2rem, 3vw, 3rem);
  border: 1px solid var(--border);
  transition: border-color 0.3s, transform 0.3s;
}
.svc-card:hover { border-color: var(--accent); transform: translateY(-2px); }

.svc-num {
  font-family: var(--font-d);
  font-size: 2.5rem;
  font-weight: 300;
  color: var(--accent);
  opacity: 0.4;
  line-height: 1;
  margin-bottom: 1.25rem;
}

.svc-card h3 {
  font-size: clamp(1.25rem, 2vw, 1.55rem);
  margin: 0 0 1rem;
}

.svc-card p {
  color: var(--ink-2);
  font-size: 0.88rem;
  margin: 0 0 1.25rem;
  line-height: 1.85;
}

.svc-card .btn { padding: 0.75rem 1.75rem; font-size: 0.62rem; }

/* ── APPROACH ── */

.approach {
  background: var(--hero-bg);
  color: var(--hero-ink);
}

.approach .eyebrow { color: var(--accent); }
.approach .sec-header h2 { color: var(--hero-ink); }
.approach .sec-header p { color: var(--hero-muted); }

.approach-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: clamp(1.5rem, 3vw, 2.5rem);
  counter-reset: step;
}

.approach-step {
  text-align: center;
  position: relative;
}

.step-num {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  width: 3rem; height: 3rem;
  border: 1.5px solid var(--accent);
  border-radius: 50%;
  font-family: var(--font-b);
  font-size: 0.8rem;
  font-weight: 600;
  color: var(--accent);
  margin-bottom: 1.25rem;
}

.approach-step h3 {
  font-family: var(--font-b);
  font-size: 0.85rem;
  font-weight: 600;
  margin: 0 0 0.75rem;
  color: var(--hero-ink);
  letter-spacing: 0.03em;
}

.approach-step p {
  color: var(--hero-muted);
  font-size: 0.82rem;
  margin: 0;
  line-height: 1.8;
}

/* ── SERVICE DETAIL PAGES ── */

.detail-intro {
  max-width: 680px;
  margin: 0 auto;
  text-align: center;
}

.detail-intro p {
  color: var(--ink-2);
  font-size: 1rem;
  line-height: 1.85;
  margin: 0;
}

.process-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: clamp(1.5rem, 3vw, 2.5rem);
}

.process-step {
  padding: clamp(1.5rem, 2.5vw, 2.5rem);
  border: 1px solid var(--border);
  position: relative;
}

.process-step .step-num {
  margin-bottom: 1rem;
}

.process-step h3 {
  font-size: clamp(1.15rem, 1.6vw, 1.35rem);
  margin: 0 0 0.75rem;
}

.process-step p {
  color: var(--ink-2);
  font-size: 0.88rem;
  margin: 0;
  line-height: 1.8;
}

.benefits-grid {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: clamp(1.5rem, 3vw, 2.5rem);
}

.benefit-card {
  padding: 2rem;
  background: var(--surface);
}

.benefit-card h3 {
  font-family: var(--font-b);
  font-size: 0.88rem;
  font-weight: 600;
  letter-spacing: 0.03em;
  margin: 0 0 0.75rem;
}

.benefit-card p {
  color: var(--ink-2);
  font-size: 0.88rem;
  margin: 0;
  line-height: 1.8;
}

.faq-list {
  max-width: 720px;
  margin: 0 auto;
}

.faq-item {
  border-bottom: 1px solid var(--border);
  padding: 1.75rem 0;
}

.faq-item:first-child { border-top: 1px solid var(--border); }

.faq-item h3 {
  font-family: var(--font-b);
  font-size: 0.92rem;
  font-weight: 600;
  margin: 0 0 0.75rem;
  letter-spacing: 0.01em;
}

.faq-item p {
  color: var(--ink-2);
  font-size: 0.88rem;
  margin: 0;
  line-height: 1.8;
}

/* ── CTA SECTION ── */

.cta-section {
  background: var(--hero-bg);
  color: var(--hero-ink);
  text-align: center;
  padding: clamp(4rem, 8vw, 6rem) var(--px);
}

.cta-section h2 {
  font-size: clamp(1.8rem, 3.5vw, 2.6rem);
  font-weight: 300;
  color: var(--hero-ink);
  margin: 0 0 1rem;
}

.cta-section p {
  color: var(--hero-muted);
  max-width: 44ch;
  margin: 0 auto 2rem;
  font-size: 0.95rem;
}

.cta-section .btn { margin: 0 0.5rem; }

/* ── CONTACT ── */

.contact-wrap {
  text-align: center;
  max-width: 720px;
  margin: 0 auto;
}

.contact-wrap h2 {
  font-size: clamp(1.9rem, 3.5vw, 2.8rem);
  margin: 0 0 1rem;
}

.contact-wrap > p {
  color: var(--ink-2);
  margin: 0 0 2.5rem;
  font-size: 0.93rem;
}

.contact-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 2.5rem;
  text-align: left;
  margin-bottom: 2rem;
}

.contact-info-col {
  display: flex;
  flex-direction: column;
  gap: 1.5rem;
}

.contact-item { text-align: left; }

.contact-item .lbl {
  display: block;
  font-size: 0.62rem;
  font-weight: 500;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--accent);
  margin-bottom: 0.4rem;
}

.contact-item .val { font-size: 0.95rem; }
.contact-item .val a { transition: color 0.3s; }
.contact-item .val a:hover { color: var(--accent); }

.contact-form {
  display: flex;
  flex-direction: column;
  gap: 1rem;
}

.contact-form label {
  display: block;
  font-size: 0.62rem;
  font-weight: 500;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--accent);
  margin-bottom: 0.35rem;
}

.contact-form input,
.contact-form select {
  width: 100%;
  padding: 0.7rem 0.9rem;
  font-family: var(--font-b);
  font-size: 0.9rem;
  color: var(--ink);
  background: var(--ground);
  border: 1px solid var(--border);
  border-radius: 4px;
  transition: border-color 0.3s;
}

.contact-form input:focus,
.contact-form select:focus {
  outline: none;
  border-color: var(--accent);
}

.contact-form input::placeholder { color: var(--ink-2); opacity: 0.6; }

.contact-form .btn-submit {
  display: inline-block;
  padding: 0.85rem 2rem;
  font-family: var(--font-b);
  font-size: 0.75rem;
  font-weight: 600;
  letter-spacing: 0.15em;
  text-transform: uppercase;
  color: #fff;
  background: var(--accent);
  border: none;
  border-radius: 2px;
  cursor: pointer;
  transition: background 0.3s;
  margin-top: 0.5rem;
}

.contact-form .btn-submit:hover { background: var(--accent-h); }

.form-msg {
  text-align: center;
  padding: 1rem;
  border-radius: 4px;
  font-size: 0.9rem;
  display: none;
}

.form-msg.success {
  display: block;
  background: rgba(46, 160, 67, 0.1);
  color: #2ea043;
  border: 1px solid rgba(46, 160, 67, 0.2);
}

.form-msg.error {
  display: block;
  background: rgba(242, 110, 50, 0.1);
  color: var(--accent);
  border: 1px solid rgba(242, 110, 50, 0.2);
}

/* ── FOOTER ── */

footer {
  background: var(--hero-bg);
  color: var(--hero-muted);
  padding: 3rem var(--px);
}

.foot-inner {
  max-width: var(--max);
  margin: 0 auto;
  display: flex;
  justify-content: space-between;
  align-items: center;
  flex-wrap: wrap;
  gap: 1.5rem;
}

.foot-brand {
  display: flex;
  flex-direction: column;
  gap: 0.25rem;
}

.foot-logo {
  font-family: var(--font-b);
  font-size: 0.68rem;
  font-weight: 600;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--hero-ink);
}

.foot-brokerage {
  font-size: 0.55rem;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--accent);
}

.foot-nav {
  display: flex;
  gap: 1.75rem;
}

.foot-nav a {
  font-size: 0.72rem;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  font-weight: 400;
  transition: color 0.3s;
}
.foot-nav a:hover { color: var(--accent); }

.foot-social {
  display: flex;
  gap: 1.75rem;
}

.foot-social a {
  font-size: 0.72rem;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  font-weight: 400;
  transition: color 0.3s;
}
.foot-social a:hover { color: var(--accent); }

.foot-bottom {
  width: 100%;
  text-align: center;
  font-size: 0.68rem;
  margin-top: 1.5rem;
  padding-top: 1.5rem;
  border-top: 1px solid rgba(255, 255, 255, 0.06);
}

.foot-address { margin-bottom: 0.5rem; }

.foot-copy { color: rgba(255, 255, 255, 0.35); }

/* ── ANIMATIONS ── */

.rv {
  opacity: 0;
  transform: translateY(22px);
  transition: opacity 0.7s cubic-bezier(0.16, 1, 0.3, 1),
              transform 0.7s cubic-bezier(0.16, 1, 0.3, 1);
}
.rv.vis { opacity: 1; transform: translateY(0); }
.rv-d1 { transition-delay: 0.1s; }
.rv-d2 { transition-delay: 0.2s; }
.rv-d3 { transition-delay: 0.3s; }
.rv-d4 { transition-delay: 0.4s; }

@media (prefers-reduced-motion: reduce) {
  .rv { opacity: 1; transform: none; transition: none; }
}

/* ── RESPONSIVE ── */

@media (max-width: 900px) {
  .hero { grid-template-columns: 1fr; min-height: auto; }
  .hero-photo { min-height: 50vh; }
  .hero-content { padding: 3rem var(--px) 4rem; }
  .about-grid { grid-template-columns: 1fr; }
  .about-img { max-width: 280px; margin: 0 auto; order: -1; }
  .about-values { grid-template-columns: 1fr; }
  .hood-grid { grid-template-columns: 1fr; }
  .svc-grid { grid-template-columns: 1fr; max-width: 480px; margin: 0 auto; }
  .approach-grid { grid-template-columns: repeat(2, 1fr); }
  .process-grid { grid-template-columns: 1fr; max-width: 480px; margin: 0 auto; }
  .benefits-grid { grid-template-columns: 1fr; }
}

@media (max-width: 700px) {
  .nav-links, .nav-phone { display: none; }
  .nav-toggle { display: block; }
  .approach-grid { grid-template-columns: 1fr; max-width: 320px; margin: 0 auto; }
  .foot-inner { flex-direction: column; text-align: center; }
  .foot-nav { flex-wrap: wrap; justify-content: center; }
  .contact-grid { grid-template-columns: 1fr; }
}

a:focus-visible, button:focus-visible {
  outline: 2px solid var(--accent);
  outline-offset: 3px;
}