/* Property website theme. */

@font-face {
  font-family: 'Jost';
  font-style: normal;
  font-weight: 100 900;
  font-display: swap;
  src: url('../fonts/jost-latin.woff2') format('woff2');
}
@font-face {
  font-family: 'Jost';
  font-style: italic;
  font-weight: 100 900;
  font-display: swap;
  src: url('../fonts/jost-latin-italic.woff2') format('woff2');
}

:root {
  --font: 'Jost', 'Futura', 'Helvetica Neue', Helvetica, sans-serif;
  --black: #000;
  --white: #fff;
  --content-width: 1500px;
  --pad-x: clamp(20px, 4vw, 56px);
}

* { margin: 0; padding: 0; box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; }
body {
  font-family: var(--font);
  font-weight: 340;
  font-size: 16px;
  color: var(--black);
  background: var(--white);
  line-height: 1.8;
}
img { display: block; max-width: 100%; }
a { color: inherit; text-decoration: none; }

/* ---------- Header ---------- */
.site-header {
  position: sticky;
  top: 0;
  z-index: 100;
  background: var(--white);
  padding: 0 var(--pad-x);
}
.site-header .header-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  min-height: 106px;
}
.site-header .logo img { width: 132px; height: auto; }
.site-nav {
  display: flex;
  align-items: center;
  gap: clamp(18px, 2.6vw, 44px);
  font-size: 12.5px;
  font-weight: 380;
  letter-spacing: 0.04em;
}
.site-nav a { position: relative; white-space: nowrap; }
.site-nav a.active::after {
  content: '';
  position: absolute;
  left: 0; right: 0; bottom: -6px;
  border-bottom: 1px solid currentColor;
}
.site-nav .btn-contact {
  border: 1px solid currentColor;
  padding: 11px 22px;
  font-size: 12px;
}
.site-nav .btn-contact.active::after { display: none; }

/* Transparent header over home hero */
.header-overlay .site-header {
  position: absolute;
  left: 0; right: 0; top: 0;
  background: transparent;
  color: var(--white);
}
.header-overlay .site-header .btn-contact { border-color: var(--white); }

/* Mobile nav */
.nav-toggle {
  display: none;
  background: none;
  border: 0;
  cursor: pointer;
  width: 40px; height: 40px;
  position: relative;
  z-index: 130;
}
.nav-toggle span {
  display: block;
  width: 24px; height: 2px;
  background: currentColor;
  margin: 5px auto;
  transition: transform 0.2s;
}
@media (max-width: 900px) {
  .site-nav {
    display: none;
    position: fixed;
    inset: 0;
    background: var(--white);
    color: var(--black);
    flex-direction: column;
    justify-content: center;
    font-size: 18px;
    gap: 26px;
    z-index: 120;
  }
  body.nav-open .site-nav { display: flex; }
  body.nav-open .site-header { color: var(--black); }
  .nav-toggle { display: block; }
  body.nav-open .nav-toggle span:nth-child(1) { transform: translateY(7px) rotate(45deg); }
  body.nav-open .nav-toggle span:nth-child(2) { opacity: 0; }
  body.nav-open .nav-toggle span:nth-child(3) { transform: translateY(-7px) rotate(-45deg); }
}

/* ---------- Sections ---------- */
.section { padding: clamp(48px, 7vw, 100px) var(--pad-x); }
.section-inner { max-width: var(--content-width); margin: 0 auto; }

.hero {
  position: relative;
  min-height: 72vh;
  display: flex;
  align-items: center;
  justify-content: center;
  background-size: cover;
  background-position: center;
  color: var(--white);
  text-align: center;
  padding: 140px var(--pad-x) 90px;
}
.hero::before {
  content: '';
  position: absolute;
  inset: 0;
  background: rgba(0, 0, 0, 0.12);
}
.hero > * { position: relative; }
.hero .hero-video {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
}
.hero.hero-medium { min-height: 56vh; }
.hero.hero-short { min-height: 44vh; }

.hero .address-line1 {
  font-size: clamp(28px, 4.6vw, 58px);
  font-weight: 340;
  letter-spacing: 0.42em;
  text-transform: uppercase;
  margin-left: 0.42em; /* balance trailing letter-space */
  line-height: 1.45;
}
.hero .address-line2 {
  font-size: clamp(17px, 2.2vw, 30px);
  font-weight: 340;
  letter-spacing: 0.42em;
  text-transform: uppercase;
  margin-left: 0.42em;
  margin-top: 12px;
}
.hero .hero-eyebrow {
  font-size: clamp(14px, 1.4vw, 18px);
  letter-spacing: 0.12em;
  margin-bottom: 6px;
}
.hero .hero-title {
  font-size: clamp(24px, 3.2vw, 42px);
  font-weight: 420;
  letter-spacing: 0.4em;
  text-transform: uppercase;
  margin-left: 0.4em;
}

/* ---------- Typography ---------- */
h4.listing-line {
  font-size: 19px;
  font-weight: 500;
  letter-spacing: 0.03em;
  margin-bottom: 14px;
}
.body-copy p {
  margin-bottom: 26px;
  font-size: 16.5px;
  font-weight: 340;
  line-height: 2.05;
}
.center { text-align: center; }

.btn-outline {
  display: inline-block;
  border: 1px solid var(--black);
  padding: 15px 30px;
  font-size: 12px;
  font-weight: 480;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  background: var(--white);
  cursor: pointer;
  font-family: var(--font);
}
.btn-solid {
  display: inline-block;
  border: 1px solid var(--black);
  background: var(--black);
  color: var(--white);
  padding: 13px 30px;
  font-size: 12.5px;
  letter-spacing: 0.06em;
  cursor: pointer;
  font-family: var(--font);
}

/* ---------- Footer ---------- */
.site-footer {
  background: var(--black);
  color: var(--white);
  text-align: center;
  padding: 72px var(--pad-x) 56px;
  font-weight: 300;
}
.site-footer .footer-line {
  font-size: 13.5px;
  letter-spacing: 0.04em;
  margin-bottom: 16px;
}
.site-footer .disclaimer {
  max-width: 760px;
  margin: 56px auto 0;
  text-align: left;
  font-size: 10.5px;
  line-height: 1.9;
  color: #bdbdbd;
  letter-spacing: 0.02em;
}
.site-footer .footer-logo { margin: 64px auto 20px; width: 118px; }
.site-footer .footer-badges {
  display: flex;
  justify-content: center;
  gap: 14px;
  align-items: center;
}
.site-footer .footer-badges img { height: 30px; width: auto; }

/* ---------- Property features accordion ---------- */
.accordion { max-width: 1200px; margin: 0 auto; }
.accordion-item { border-bottom: 1px solid #dcdcdc; }
.accordion-item:first-child { border-top: 1px solid #dcdcdc; }
.accordion-title {
  width: 100%;
  display: flex;
  justify-content: space-between;
  align-items: center;
  background: none;
  border: 0;
  font-family: var(--font);
  font-size: 17px;
  font-weight: 420;
  letter-spacing: 0.02em;
  padding: 26px 6px;
  cursor: pointer;
  text-align: left;
}
.accordion-title .indicator { font-size: 22px; font-weight: 300; transition: transform 0.25s; }
.accordion-item.open .indicator { transform: rotate(45deg); }
.accordion-body {
  display: none;
  padding: 4px 6px 34px;
}
.accordion-item.open .accordion-body { display: block; }
.accordion-body .feature-subtitle {
  font-weight: 520;
  letter-spacing: 0.03em;
  margin: 22px 0 8px;
}
.accordion-body .feature-subtitle:first-child { margin-top: 0; }
.accordion-body p { font-size: 15.5px; line-height: 2.05; font-weight: 340; }

/* ---------- Gallery ---------- */
.gallery-header { text-align: center; padding-top: clamp(56px, 7vw, 110px); }
.gallery-header h4 { font-size: 18px; font-weight: 500; letter-spacing: 0.04em; margin-bottom: 10px; }
.collage {
  max-width: var(--content-width);
  margin: 0 auto;
  display: grid;
  grid-template-columns: repeat(6, 1fr);
  gap: clamp(12px, 1.6vw, 26px);
}
.collage + .collage { margin-top: clamp(12px, 1.6vw, 26px); }
.collage a { display: block; overflow: hidden; }
.collage img { width: 100%; height: 100%; object-fit: cover; }
.collage .span-6 { grid-column: span 6; }
.collage .span-3 { grid-column: span 3; }
.collage .span-2 { grid-column: span 2; }
.collage .span-4 { grid-column: span 4; }
.collage .ratio-wide { aspect-ratio: 3 / 2; }
.collage .ratio-full { aspect-ratio: 16 / 10; }
.collage .ratio-tall { aspect-ratio: 4 / 5; }
@media (max-width: 700px) {
  .collage { grid-template-columns: 1fr; }
  .collage .span-6, .collage .span-3, .collage .span-2, .collage .span-4 { grid-column: span 1; }
}

/* Lightbox */
.lightbox {
  display: none;
  position: fixed;
  inset: 0;
  background: rgba(0, 0, 0, 0.94);
  z-index: 200;
  align-items: center;
  justify-content: center;
}
.lightbox.open { display: flex; }
.lightbox img { max-width: 92vw; max-height: 88vh; object-fit: contain; }
.lightbox button {
  position: absolute;
  background: none;
  border: 0;
  color: #fff;
  font-size: 34px;
  font-weight: 200;
  cursor: pointer;
  padding: 20px;
  font-family: var(--font);
}
.lightbox .lb-close { top: 12px; right: 18px; }
.lightbox .lb-prev { left: 8px; top: 50%; transform: translateY(-50%); }
.lightbox .lb-next { right: 8px; top: 50%; transform: translateY(-50%); }

/* ---------- Video ---------- */
.video-wrap { max-width: var(--content-width); margin: 0 auto; }
.video-frame {
  position: relative;
  padding-bottom: 56.25%;
  background: #000;
}
.video-frame iframe, .video-frame video {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  border: 0;
}

/* ---------- Parcel map ---------- */
.parcel-wrap { max-width: 1150px; margin: 0 auto; }

/* ---------- Area page ---------- */
.overlap-block {
  max-width: var(--content-width);
  margin: 0 auto;
  display: grid;
  grid-template-columns: 7fr 5fr;
  align-items: center;
}
.overlap-block .overlap-image img { width: 100%; height: 100%; object-fit: cover; }
.overlap-block .overlap-text {
  background: var(--white);
  padding: clamp(28px, 4vw, 64px);
  margin-left: -18%;
  position: relative;
}
.overlap-block.flip { grid-template-columns: 5fr 7fr; }
.overlap-block.flip .overlap-image { order: 2; }
.overlap-block.flip .overlap-text { order: 1; margin-left: 0; margin-right: -18%; }
.overlap-block p { font-size: 15.5px; line-height: 2.1; font-weight: 340; }
.overlap-block h4 { font-size: 16px; font-weight: 520; letter-spacing: 0.14em; margin-bottom: 22px; }
@media (max-width: 860px) {
  .overlap-block, .overlap-block.flip { grid-template-columns: 1fr; }
  .overlap-block .overlap-text, .overlap-block.flip .overlap-text { margin: 0; padding: 28px 8px; }
  .overlap-block.flip .overlap-image { order: 0; }
}

.two-up {
  max-width: var(--content-width);
  margin: clamp(16px, 2.4vw, 32px) auto 0;
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: clamp(12px, 1.8vw, 28px);
}
.two-up img { width: 100%; aspect-ratio: 3 / 2; object-fit: cover; }
@media (max-width: 700px) { .two-up { grid-template-columns: 1fr; } }

.map-wrap { max-width: var(--content-width); margin: clamp(28px, 4vw, 64px) auto 0; }
.map-wrap iframe {
  width: 100%;
  height: 460px;
  border: 0;
  filter: grayscale(1);
}

/* ---------- Team page ---------- */
.team-headshots {
  display: flex;
  justify-content: center;
  gap: clamp(16px, 2.6vw, 42px);
  margin-top: clamp(36px, 5vw, 72px);
  flex-wrap: wrap;
}
.team-headshots img { width: min(200px, 28vw); aspect-ratio: 4 / 5; object-fit: cover; }
.team-divider {
  border: 0;
  border-top: 1px solid #cfcfcf;
  max-width: 760px;
  margin: clamp(48px, 6vw, 90px) auto;
}
.team-copy { max-width: 1240px; margin: 0 auto; text-align: center; }
.team-copy h4 { font-size: 16px; font-weight: 520; letter-spacing: 0.14em; margin-bottom: 24px; }
.team-copy p { margin-bottom: 22px; font-size: 15.5px; line-height: 2.05; font-weight: 340; }
.team-awards { max-width: 700px; margin: clamp(48px, 6vw, 90px) auto 0; }

/* ---------- Contact page ---------- */
.contact-grid {
  max-width: var(--content-width);
  margin: 0 auto;
  display: grid;
  grid-template-columns: 1fr 1.2fr;
  gap: clamp(32px, 5vw, 90px);
}
@media (max-width: 800px) { .contact-grid { grid-template-columns: 1fr; } }
.contact-grid h2 { font-size: clamp(28px, 3vw, 38px); font-weight: 460; margin-bottom: 26px; }
.contact-grid .contact-details p { font-size: 15px; margin-bottom: 10px; font-weight: 340; }
.contact-form label {
  display: block;
  font-size: 13px;
  letter-spacing: 0.03em;
  margin: 22px 0 6px;
}
.contact-form label .req { color: #8a8a8a; font-size: 11.5px; }
.contact-form .name-row { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.contact-form input[type='text'],
.contact-form input[type='email'] {
  width: 100%;
  border: 1px solid #b5b5b5;
  padding: 12px;
  font-family: var(--font);
  font-size: 15px;
}
.contact-form .checkbox-row { display: flex; align-items: center; gap: 10px; margin: 10px 0; font-size: 14px; }
.contact-form .group-note { color: #8a8a8a; font-size: 12.5px; margin-top: 4px; }
.contact-form .btn-outline { margin-top: 28px; }
.contact-form .form-status { margin-top: 16px; font-size: 14px; }

/* Listing stage (Open House, Price Improvement, Just Sold …) */
.hero .stage-ribbon {
  display: inline-block;
  border: 1.5px solid #fff;
  padding: 10px 22px 8px;
  margin-bottom: 26px;
  font-size: 13px;
  letter-spacing: 0.22em;
  text-indent: 0.22em;
  text-transform: uppercase;
  font-weight: 460;
}
.stage-detail { text-align: center; font-size: 15px; letter-spacing: 0.04em; margin-top: 18px; color: #333; }
.hero-ctas { display: flex; gap: 16px; justify-content: center; flex-wrap: wrap; }

/* Inquiry form */
.contact-form input[type='tel'],
.contact-form textarea {
  width: 100%;
  border: 1px solid #cfcfcf;
  padding: 12px 14px;
  font-family: var(--font);
  font-size: 15px;
  background: #fff;
  margin-bottom: 4px;
  resize: vertical;
}
.contact-form .hp { position: absolute; left: -9999px; top: -9999px; height: 0; overflow: hidden; }
.contact-form button[disabled] { opacity: 0.5; }