/* Real Estate Team CLE — warm, premium, human. Fraunces + Inter. */

:root{
  --cream:#f8f3ea;
  --cream-2:#fdfaf4;
  --card:#ffffff;
  --ink:#201c16;
  --ink-soft:#5d564c;
  --pine:#1c3a2f;
  --pine-2:#152e25;
  --brass:#bd8330;
  --brass-2:#d7a559;
  --brass-ink:#4a340f;
  --success:#2f7d5b;
  --line:#e9e0d0;
  --line-2:#efe8da;
  --radius:16px;
  --radius-sm:11px;
  --shadow-sm:0 2px 10px rgba(32,28,22,.06);
  --shadow:0 18px 46px rgba(32,28,22,.14);
  --shadow-lg:0 30px 70px rgba(21,46,37,.28);
  --maxw:1160px;
  --ease:cubic-bezier(.22,.61,.36,1);
}

*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{
  margin:0;background:var(--cream);color:var(--ink);
  font-family:"Inter",-apple-system,BlinkMacSystemFont,"Segoe UI",Roboto,Helvetica,Arial,sans-serif;
  font-size:17px;line-height:1.65;-webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility;
}
img{max-width:100%;display:block}
a{color:var(--pine);text-decoration:none}
h1,h2,h3{font-family:"Fraunces",Georgia,"Times New Roman",serif;font-weight:560;line-height:1.08;letter-spacing:-.01em;margin:0}
.serif{font-family:"Fraunces",Georgia,serif}
.wrap{max-width:var(--maxw);margin:0 auto;padding:0 24px}
.eyebrow{font-family:"Inter",sans-serif;font-weight:600;font-size:12.5px;letter-spacing:.16em;text-transform:uppercase;color:var(--brass)}

/* buttons */
.btn{
  --pad:16px 30px;
  display:inline-flex;align-items:center;gap:10px;cursor:pointer;border:0;
  font-family:"Inter",sans-serif;font-weight:650;font-size:16px;line-height:1;
  padding:var(--pad);border-radius:999px;transition:transform .18s var(--ease),box-shadow .22s var(--ease),background .2s;
  text-decoration:none;white-space:nowrap;
}
.btn-primary{background:linear-gradient(180deg,var(--brass-2),var(--brass));color:#3a2708;box-shadow:0 10px 24px rgba(189,131,48,.34)}
.btn-primary:hover{transform:translateY(-2px);box-shadow:0 16px 34px rgba(189,131,48,.44)}
.btn-pine{background:var(--pine);color:#f4efe4}
.btn-pine:hover{transform:translateY(-2px);background:var(--pine-2)}
.btn-ghost{background:transparent;color:#f4efe4;border:1.5px solid rgba(244,239,228,.4)}
.btn-ghost:hover{background:rgba(244,239,228,.1);border-color:rgba(244,239,228,.7)}
.btn-lg{--pad:18px 36px;font-size:17px}
.btn svg{width:18px;height:18px}

/* header */
header.site{position:sticky;top:0;z-index:50;background:rgba(248,243,234,.86);backdrop-filter:saturate(1.3) blur(10px);border-bottom:1px solid var(--line)}
.nav{display:flex;align-items:center;justify-content:space-between;height:72px}
.brand{display:flex;align-items:center;gap:11px;color:var(--ink)}
.brand .mark{width:38px;height:38px;flex:0 0 auto;color:var(--pine)}
.brand b{font-family:"Fraunces",serif;font-weight:600;font-size:19px;letter-spacing:-.01em;line-height:1;color:var(--ink)}
.brand span{display:block;font-size:11px;letter-spacing:.12em;text-transform:uppercase;color:var(--ink-soft);font-weight:600;margin-top:3px}
.nav-right{display:flex;align-items:center;gap:18px}
.nav .tel{display:flex;flex-direction:column;align-items:flex-end;line-height:1.1}
.nav .tel b{font-size:16px;color:var(--ink);font-family:"Inter",sans-serif;font-weight:700}
.nav .tel span{font-size:11px;color:var(--ink-soft);letter-spacing:.04em}

/* hero */
.hero{position:relative;overflow:hidden;background:var(--pine-2)}
.hero .bg{position:absolute;inset:0;z-index:0}
.hero .bg img{width:100%;height:100%;object-fit:cover;object-position:center 62%}
.hero .scrim{position:absolute;inset:0;z-index:1;
  background:linear-gradient(90deg,rgba(18,32,26,.92) 0%,rgba(18,32,26,.74) 38%,rgba(18,32,26,.30) 66%,rgba(18,32,26,.12) 100%),
             linear-gradient(0deg,rgba(18,32,26,.5),rgba(18,32,26,0) 40%)}
.hero .wrap{position:relative;z-index:2;display:grid;grid-template-columns:1.02fr .98fr;gap:52px;align-items:center;padding-top:64px;padding-bottom:72px}
.hero-copy{color:#f3eee2;max-width:560px}
.hero-copy .eyebrow{color:var(--brass-2)}
.hero h1{color:#fff;font-size:clamp(38px,5vw,60px);margin:16px 0 18px;font-weight:520;letter-spacing:-.02em}
.hero h1 em{font-style:italic;color:var(--brass-2)}
.hero .lead{font-size:19px;line-height:1.6;color:#dcd6c8;margin:0 0 30px;max-width:44ch}
.hero-actions{display:flex;flex-wrap:wrap;gap:14px;align-items:center}
.hero-trust{display:flex;gap:22px;margin-top:30px;flex-wrap:wrap}
.hero-trust div{display:flex;align-items:center;gap:9px;color:#e7e1d3;font-size:14.5px;font-weight:500}
.hero-trust svg{width:19px;height:19px;color:var(--brass-2);flex:0 0 auto}

/* form card */
.formcard{background:var(--card);border-radius:var(--radius);box-shadow:var(--shadow-lg);padding:30px;border:1px solid rgba(255,255,255,.6)}
.formcard .fc-head{display:flex;align-items:baseline;justify-content:space-between;gap:10px;margin-bottom:4px}
.formcard h2{font-size:26px;color:var(--pine);font-weight:560}
.formcard .badge{font-size:11.5px;font-weight:700;letter-spacing:.04em;color:var(--success);background:#eaf5ef;border:1px solid #cfe9dc;padding:5px 10px;border-radius:999px;white-space:nowrap}
.formcard .sub{color:var(--ink-soft);font-size:14.5px;margin:0 0 18px}
.field{margin-bottom:14px}
.field label{display:block;font-weight:600;font-size:13.5px;margin-bottom:6px;color:var(--ink)}
.field input,.field textarea{
  width:100%;padding:13px 14px;border:1.5px solid var(--line);border-radius:var(--radius-sm);font-size:15.5px;
  font-family:inherit;background:#fdfbf7;color:var(--ink);transition:border-color .15s,box-shadow .15s;
}
.field input::placeholder,.field textarea::placeholder{color:#a79f92}
.field input:focus,.field textarea:focus{outline:none;border-color:var(--brass);box-shadow:0 0 0 3px rgba(189,131,48,.16);background:#fff}
.req{color:#b6552f}
.consent{display:flex;gap:11px;align-items:flex-start;background:var(--cream);border:1px solid var(--line);border-radius:var(--radius-sm);padding:13px;margin:4px 0}
.consent input{margin-top:2px;width:19px;height:19px;flex:0 0 auto;accent-color:var(--pine);cursor:pointer}
.consent label{font-size:12px;color:var(--ink-soft);line-height:1.55;font-weight:500}
.privacy-note{font-size:11.5px;color:var(--ink-soft);margin:10px 0 0;line-height:1.55}
.privacy-note a{color:var(--pine);text-decoration:underline;text-underline-offset:2px}
.form-msg{display:none;padding:12px 13px;border-radius:var(--radius-sm);font-size:13.5px;margin-bottom:14px;background:#fbeae4;color:#9a3b1e;border:1px solid #f1c9ba}

/* sections */
section{padding:88px 0}
.sec-head{max-width:660px;margin:0 auto 52px;text-align:center}
.sec-head.left{text-align:left;margin-left:0}
.sec-head .eyebrow{display:block;margin-bottom:14px}
.sec-head h2{font-size:clamp(30px,3.6vw,42px);color:var(--pine);font-weight:540}
.sec-head p{color:var(--ink-soft);font-size:18px;margin:14px 0 0}

/* trust strip */
.strip{background:var(--pine);color:#e9e3d4;padding:26px 0}
.strip .wrap{display:grid;grid-template-columns:repeat(4,1fr);gap:20px}
.strip .item{display:flex;align-items:center;gap:13px}
.strip .item svg{width:26px;height:26px;color:var(--brass-2);flex:0 0 auto}
.strip .item b{display:block;font-family:"Inter",sans-serif;font-weight:650;font-size:15px;color:#fff}
.strip .item span{font-size:13px;color:#b8c2b6}

/* situations grid */
.grid{display:grid;gap:20px}
.grid-4{grid-template-columns:repeat(4,1fr)}
.tile{background:var(--card);border:1px solid var(--line);border-radius:var(--radius);padding:26px;transition:transform .22s var(--ease),box-shadow .22s var(--ease),border-color .22s}
.tile:hover{transform:translateY(-4px);box-shadow:var(--shadow);border-color:var(--line-2)}
.tile .ic{width:48px;height:48px;border-radius:12px;background:linear-gradient(160deg,#f3ead9,#efe4cf);color:var(--brass);display:grid;place-items:center;margin-bottom:16px;border:1px solid #ecdfc8}
.tile .ic svg{width:24px;height:24px}
.tile h3{font-size:18px;color:var(--pine);margin-bottom:7px;font-family:"Fraunces",serif;font-weight:560}
.tile p{margin:0;color:var(--ink-soft);font-size:15px;line-height:1.55}

/* glanceable situation chips */
.chips{display:grid;grid-template-columns:repeat(4,1fr);gap:14px;max-width:1000px;margin:0 auto}
.chip{display:flex;align-items:center;gap:13px;background:var(--card);border:1px solid var(--line);border-radius:14px;padding:15px 18px;color:var(--ink);font-weight:600;font-size:16.5px;letter-spacing:-.01em;transition:transform .18s var(--ease),box-shadow .18s var(--ease),border-color .18s,color .18s;cursor:pointer}
.chip:hover{transform:translateY(-3px);box-shadow:var(--shadow);border-color:var(--brass);text-decoration:none;color:var(--pine)}
.chip-ic{width:40px;height:40px;flex:0 0 auto;border-radius:11px;background:linear-gradient(160deg,#f3ead9,#efe4cf);border:1px solid #ecdfc8;color:var(--brass);display:grid;place-items:center}
.chip-ic svg{width:22px;height:22px}
.chips-note{max-width:660px;margin:42px auto 0;text-align:center;font-size:16px;color:var(--ink-soft)}
.chips-note a{font-weight:650;color:var(--pine);white-space:nowrap}
.chips-note a:hover{color:var(--brass)}

/* steps */
.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:28px;position:relative}
.step{position:relative}
.step .n{width:52px;height:52px;border-radius:50%;background:var(--cream);border:1.5px solid var(--brass);color:var(--brass);
  display:grid;place-items:center;font-family:"Fraunces",serif;font-weight:600;font-size:22px;margin-bottom:18px}
.step h3{font-size:19px;color:var(--pine);margin-bottom:8px;font-weight:560}
.step p{margin:0;color:var(--ink-soft);font-size:15px;line-height:1.55}
.steps.line .step:not(:last-child)::after{content:"";position:absolute;top:26px;left:64px;right:-14px;height:1.5px;
  background:repeating-linear-gradient(90deg,var(--brass) 0 6px,transparent 6px 12px);opacity:.5}

/* band */
.band{position:relative;overflow:hidden;border-radius:24px;color:#fff;isolation:isolate}
.band img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-2}
.band::after{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(105deg,rgba(18,32,26,.92),rgba(18,32,26,.64) 60%,rgba(18,32,26,.32))}
.band .inner{padding:64px 56px;max-width:620px}
.band .eyebrow{color:var(--brass-2)}
.band h2{color:#fff;font-size:clamp(28px,3.4vw,40px);margin:14px 0 14px;font-weight:540}
.band p{color:#dcd6c8;font-size:18px;margin:0 0 26px}

/* about */
.about{background:var(--cream-2)}
.about-grid{display:grid;grid-template-columns:1.15fr .85fr;gap:56px;align-items:center}
.about-copy p{color:var(--ink-soft);font-size:17px;margin:0 0 16px}
.about-copy .sign{font-family:"Fraunces",serif;font-style:italic;font-size:19px;color:var(--pine);margin-top:22px}
.facts{background:var(--pine);color:#eae4d5;border-radius:var(--radius);padding:32px;box-shadow:var(--shadow)}
.facts .row{display:flex;align-items:flex-start;gap:14px;padding:16px 0;border-bottom:1px solid rgba(255,255,255,.12)}
.facts .row:last-child{border-bottom:0;padding-bottom:0}
.facts .row:first-child{padding-top:0}
.facts svg{width:24px;height:24px;color:var(--brass-2);flex:0 0 auto;margin-top:2px}
.facts b{display:block;color:#fff;font-family:"Inter",sans-serif;font-weight:650;font-size:16px}
.facts span{font-size:14px;color:#b8c2b6}

/* footer */
footer.site{background:var(--pine-2);color:#c3ccc0;padding:56px 0 32px;font-size:14.5px}
footer.site .cols{display:grid;grid-template-columns:1.5fr 1fr 1fr;gap:36px;margin-bottom:30px}
footer.site .brand b{color:#fff}
footer.site .brand span{color:#9fb0a2}
footer.site h4{color:#fff;font-size:14px;letter-spacing:.06em;text-transform:uppercase;margin:0 0 14px;font-family:"Inter",sans-serif;font-weight:600}
footer.site a{color:#c3ccc0}
footer.site a:hover{color:#fff;text-decoration:underline}
footer.site .fine{border-top:1px solid rgba(255,255,255,.13);padding-top:22px;color:#8fa093;font-size:12.5px;line-height:1.65}
footer.site .fine p{margin:0 0 8px}

/* legal pages */
.legal{max-width:820px;margin:0 auto;padding:56px 24px 84px}
.legal .backlink{display:inline-flex;align-items:center;gap:7px;margin-bottom:26px;font-weight:600;color:var(--pine)}
.legal .backlink:hover{color:var(--brass)}
.legal h1{color:var(--pine);font-size:40px;margin:0 0 6px;font-weight:560}
.legal .updated{color:var(--ink-soft);font-size:14px;margin:0 0 32px}
.legal h2{color:var(--pine);font-size:22px;margin:34px 0 10px;font-weight:560}
.legal p,.legal li{color:#3a342c;font-size:16px;line-height:1.7}
.legal .callout{background:var(--cream);border-left:4px solid var(--brass);padding:16px 20px;border-radius:10px;margin:20px 0}
.legal a{text-decoration:underline;text-underline-offset:2px}

/* motion + a11y */
:focus-visible{outline:3px solid var(--brass);outline-offset:2px;border-radius:6px}
/* reveal-on-scroll: only hide when JS is active, so no-JS shows everything */
.js .reveal{opacity:0;transform:translateY(18px);transition:opacity .7s var(--ease),transform .7s var(--ease)}
.js .reveal.in{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){
  *{animation:none!important;transition:none!important;scroll-behavior:auto!important}
  .js .reveal{opacity:1;transform:none}
}

/* responsive */
@media (max-width:960px){
  .hero .wrap{grid-template-columns:1fr;gap:34px;padding-top:44px;padding-bottom:52px}
  .hero .scrim{background:linear-gradient(0deg,rgba(18,32,26,.94) 8%,rgba(18,32,26,.66) 55%,rgba(18,32,26,.5))}
  .about-grid{grid-template-columns:1fr;gap:34px}
  .strip .wrap{grid-template-columns:1fr 1fr;gap:22px}
  .grid-4{grid-template-columns:1fr 1fr}
  .chips{grid-template-columns:repeat(3,1fr)}
  .steps{grid-template-columns:1fr 1fr;gap:30px}
  .steps.line .step::after{display:none}
  footer.site .cols{grid-template-columns:1fr;gap:26px}
  .band .inner{padding:48px 32px}
}
@media (max-width:560px){
  body{font-size:16px}
  section{padding:64px 0}
  .nav .tel span{display:none}
  .grid-4,.steps,.strip .wrap{grid-template-columns:1fr}
  .chips{grid-template-columns:1fr 1fr;gap:10px}
  .chip{padding:12px;font-size:14px;gap:9px}
  .chip-ic{width:34px;height:34px}
  .chip-ic svg{width:19px;height:19px}
  .formcard{padding:22px}
  .hero-trust{gap:14px}
}