/* Executive Landmark — styles.css
   Palette: deep navy ground, brass accent, warm off-white. */

:root{
  --ink:#0d1520;
  --ink-2:#131f2e;
  --ink-3:#1b2a3d;
  --paper:#faf8f4;
  --paper-2:#f2eee7;
  --line:#e2dbd0;
  --brass:#c9a227;
  --brass-d:#a8871c;
  --text:#1a2634;
  --muted:#5d6b7c;
  --muted-d:#9fb0c4;
  --wrap:1180px;
  --r:14px;
  --sh:0 1px 2px rgba(13,21,32,.06), 0 12px 32px -12px rgba(13,21,32,.18);
  --sans:"Inter",-apple-system,BlinkMacSystemFont,"Segoe UI",system-ui,sans-serif;
  --serif:"Fraunces",Georgia,"Times New Roman",serif;
}

*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}}
body{
  margin:0;background:var(--paper);color:var(--text);
  font:400 17px/1.65 var(--sans);
  -webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility;
}
img{max-width:100%;display:block}
a{color:inherit}
h1,h2,h3{font-family:var(--serif);font-weight:600;line-height:1.12;letter-spacing:-.015em;margin:0 0 .5em}
h1{font-size:clamp(2.3rem,6vw,4.2rem)}
h2{font-size:clamp(1.8rem,3.6vw,2.9rem)}
h3{font-size:1.18rem;line-height:1.3}
h1 em,.brand__txt em{font-style:italic;color:var(--brass)}
p{margin:0 0 1em}

.wrap{width:100%;max-width:var(--wrap);margin-inline:auto;padding-inline:22px}
.wrap--narrow{max-width:820px}
.skip{position:absolute;left:-9999px;top:0;background:var(--brass);color:#111;padding:10px 16px;z-index:200}
.skip:focus{left:12px;top:12px}
:focus-visible{outline:2px solid var(--brass);outline-offset:3px;border-radius:4px}

/* ── buttons ───────────────────────────── */
.btn{
  display:inline-block;padding:14px 26px;border:0;border-radius:999px;cursor:pointer;
  background:var(--brass);color:#14100a;
  font:600 15px/1 var(--sans);letter-spacing:.01em;text-decoration:none;
  transition:transform .18s ease,box-shadow .18s ease,background .18s ease;
  box-shadow:0 8px 22px -10px rgba(201,162,39,.85);
}
.btn:hover{background:var(--brass-d);transform:translateY(-2px)}
.btn:active{transform:translateY(0)}
.btn--ghost{background:transparent;color:var(--paper);box-shadow:inset 0 0 0 1px rgba(250,248,244,.35)}
.btn--ghost:hover{background:rgba(250,248,244,.10);color:var(--paper)}
.btn--sm{padding:10px 18px;font-size:14px}
.btn--full{width:100%;padding:16px}

/* ── nav ───────────────────────────────── */
.nav{position:fixed;inset:0 0 auto;z-index:100;transition:background .3s ease,box-shadow .3s ease,backdrop-filter .3s}
.nav__in{display:flex;align-items:center;justify-content:space-between;gap:20px;height:74px}
.nav.is-stuck{background:rgba(13,21,32,.92);backdrop-filter:blur(12px);box-shadow:0 1px 0 rgba(255,255,255,.07)}
.brand{display:flex;align-items:center;gap:10px;text-decoration:none;color:var(--paper);flex:0 0 auto}
.brand__mark{width:26px;height:26px;fill:var(--brass);flex:0 0 auto}
.brand__txt{font:600 18px/1 var(--serif);letter-spacing:-.01em}
.brand__txt em{margin-left:.28em}
.nav__links{display:flex;align-items:center;gap:28px}
.nav__links a{color:var(--paper);text-decoration:none;font-size:15px;font-weight:500;opacity:.88;transition:opacity .15s}
.nav__links a:hover{opacity:1}
.nav__links .btn{color:#14100a;opacity:1}
.burger{display:none;width:42px;height:38px;background:none;border:0;cursor:pointer;padding:9px 8px}
.burger span{display:block;height:2px;background:var(--paper);border-radius:2px;transition:transform .25s ease,opacity .2s ease}
.burger span+span{margin-top:6px}
.burger[aria-expanded="true"] span:nth-child(1){transform:translateY(8px) rotate(45deg)}
.burger[aria-expanded="true"] span:nth-child(2){opacity:0}
.burger[aria-expanded="true"] span:nth-child(3){transform:translateY(-8px) rotate(-45deg)}

@media (max-width:900px){
  .burger{display:block}
  .nav__links{
    position:fixed;inset:74px 0 auto;flex-direction:column;align-items:stretch;gap:0;
    background:rgba(13,21,32,.98);backdrop-filter:blur(14px);padding:10px 22px 26px;
    transform:translateY(-8px);opacity:0;pointer-events:none;transition:opacity .22s ease,transform .22s ease;
  }
  .nav__links.is-open{opacity:1;transform:none;pointer-events:auto}
  .nav__links a{padding:15px 0;border-bottom:1px solid rgba(255,255,255,.09);font-size:17px}
  .nav__links .btn{margin-top:18px;text-align:center;border-bottom:0}
}

/* ── hero ──────────────────────────────── */
.hero{position:relative;color:var(--paper);padding:150px 0 92px;overflow:hidden;isolation:isolate}
.hero__bg{
  position:absolute;inset:0;z-index:-1;background:var(--ink);
  background-image:
    radial-gradient(120% 85% at 78% 8%, rgba(201,162,39,.20), transparent 58%),
    radial-gradient(90% 70% at 6% 96%, rgba(60,110,170,.24), transparent 60%),
    linear-gradient(180deg,#0b121c 0%,#0d1520 55%,#101b28 100%);
}
.hero__bg::after{
  content:"";position:absolute;inset:0;opacity:.30;
  background-image:linear-gradient(rgba(255,255,255,.055) 1px,transparent 1px),linear-gradient(90deg,rgba(255,255,255,.055) 1px,transparent 1px);
  background-size:74px 74px;
  -webkit-mask-image:radial-gradient(75% 65% at 50% 42%,#000,transparent 78%);
          mask-image:radial-gradient(75% 65% at 50% 42%,#000,transparent 78%);
}
.hero__in{max-width:960px}
.hero h1{margin-bottom:.35em}
.eyebrow{font:600 12.5px/1 var(--sans);letter-spacing:.17em;text-transform:uppercase;color:var(--brass);margin:0 0 20px}
.lede{font-size:clamp(1.02rem,1.5vw,1.2rem);color:var(--muted-d);max-width:60ch;margin-bottom:2em}
.hero__cta{display:flex;flex-wrap:wrap;gap:14px;margin-bottom:64px}

.stats{display:grid;grid-template-columns:repeat(4,1fr);gap:18px;margin:0;padding-top:34px;border-top:1px solid rgba(255,255,255,.14)}
.stats dt{font-size:12.5px;letter-spacing:.06em;text-transform:uppercase;color:var(--muted-d);margin-bottom:6px}
.stats dd{margin:0;font:600 clamp(1.05rem,1.9vw,1.45rem)/1.25 var(--serif);color:var(--paper)}
@media (max-width:640px){.stats{grid-template-columns:repeat(2,1fr);gap:26px 18px}}

/* ── trust bar ─────────────────────────── */
.trust{background:var(--ink-3);color:var(--muted-d)}
.trust__in{padding:22px;text-align:center}
.trust p{margin:0;font-size:15px}
.trust strong{color:var(--brass);font-weight:600}

/* ── sections ──────────────────────────── */
.section{padding:clamp(64px,9vw,112px) 0}
.section--alt{background:var(--paper-2)}
.section--dark{background:var(--ink);color:var(--paper)}
.section--dark .eyebrow{color:var(--brass)}
.shead{max-width:660px;margin-bottom:52px}
.shead .lede{margin-bottom:0}
.section:not(.section--dark) .shead .lede{color:var(--muted)}

.grid{display:grid;gap:26px}
.grid--3{grid-template-columns:repeat(auto-fit,minmax(290px,1fr))}
/* Listing grid. --card-min controls the column count: 420px gives a balanced
   2-up on desktop (no orphan 4th card). Drop it to 320px for a 3-up shelf
   once there are 6+ listings. */
#portfolio .grid{--card-min:420px;grid-template-columns:repeat(auto-fit,minmax(min(100%,var(--card-min)),1fr))}
.grid--4{grid-template-columns:repeat(auto-fit,minmax(230px,1fr))}

/* ── property cards ────────────────────── */
.card{
  background:#fff;border:1px solid var(--line);border-radius:var(--r);overflow:hidden;
  display:flex;flex-direction:column;box-shadow:var(--sh);
  transition:transform .25s ease,box-shadow .25s ease;
}
.card:hover{transform:translateY(-4px);box-shadow:0 2px 4px rgba(13,21,32,.07),0 24px 44px -18px rgba(13,21,32,.32)}
.card__img{position:relative;aspect-ratio:400/260;background:var(--ink-2);background-size:cover;background-position:center}
.card__img svg{width:100%;height:100%;display:block}
.card__img svg rect{fill:#162435}
.card__img svg path,.card__img svg circle{fill:#22354c}
.card__img svg .w{fill:var(--brass);opacity:.55}
.card__img[style*="background-image"] svg{display:none}
.tag{
  position:absolute;top:12px;left:12px;background:var(--brass);color:#14100a;
  font:600 11.5px/1 var(--sans);letter-spacing:.07em;text-transform:uppercase;padding:7px 11px;border-radius:999px;
}
.tag--alt{background:#4f83c4;color:#fff}
.tag--land{background:#5b9e6f;color:#fff}
.tag--soon{background:#e0e0e0;color:#33404f}
.card__body{padding:22px 22px 24px;display:flex;flex-direction:column;flex:1}
.card__body h3{margin-bottom:6px}
.card .meta{font-size:13.5px;color:var(--muted);letter-spacing:.01em;margin-bottom:12px}
.card__body>p:not(.meta):not(.price){font-size:15px;color:var(--muted);flex:1}
.price{font:600 1.22rem/1 var(--serif);color:var(--text);margin:6px 0 16px}
.price span{font-family:var(--sans);font-size:13px;font-weight:400;color:var(--muted)}
.link{color:var(--brass-d);font-weight:600;font-size:14.5px;text-decoration:none}
.link:hover{text-decoration:underline}
.note{margin-top:40px;text-align:center;color:var(--muted);font-size:15.5px}
.section--dark .note{color:var(--muted-d)}
.note a{color:var(--brass-d);font-weight:600}

/* ── services ──────────────────────────── */
.svc{background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:28px 24px 26px}
.svc__n{display:block;font:600 13px/1 var(--sans);letter-spacing:.14em;color:var(--brass);margin-bottom:16px}
.svc p{font-size:15px;color:var(--muted);margin:0}

/* ── process ───────────────────────────── */
.steps{list-style:none;margin:0;padding:0;display:grid;gap:26px;grid-template-columns:repeat(auto-fit,minmax(238px,1fr));counter-reset:s}
.steps li{position:relative;padding-top:26px;border-top:2px solid var(--line)}
.steps li span{
  position:absolute;top:-17px;left:0;width:32px;height:32px;border-radius:50%;
  background:var(--ink);color:var(--brass);display:grid;place-items:center;
  font:600 14px/1 var(--sans);
}
.steps li h3{margin:10px 0 6px}
.steps li p{font-size:15px;color:var(--muted);margin:0}

/* ── quotes ────────────────────────────── */
.quote{margin:0;background:rgba(255,255,255,.045);border:1px solid rgba(255,255,255,.11);border-radius:var(--r);padding:28px 26px}
.quote p{font-family:var(--serif);font-size:1.08rem;line-height:1.55;color:var(--paper);margin-bottom:16px}
.quote cite{font-style:normal;display:block;font-size:14.5px;line-height:1.6;color:var(--muted-d)}

/* ── faq ───────────────────────────────── */
.faq details{border-bottom:1px solid var(--line);padding:4px 0}
.faq summary{
  cursor:pointer;list-style:none;padding:20px 34px 20px 0;position:relative;
  font:600 1.03rem/1.45 var(--sans);color:var(--text);
}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{
  content:"";position:absolute;right:6px;top:50%;width:10px;height:10px;
  border-right:2px solid var(--brass);border-bottom:2px solid var(--brass);
  transform:translateY(-70%) rotate(45deg);transition:transform .22s ease;
}
.faq details[open] summary::after{transform:translateY(-30%) rotate(-135deg)}
.faq details p{margin:0 0 20px;color:var(--muted);font-size:15.5px;max-width:66ch}

/* ── contact ───────────────────────────── */
.contact{display:grid;grid-template-columns:1fr 1fr;gap:56px;align-items:start}
@media (max-width:880px){.contact{grid-template-columns:1fr;gap:40px}}
.contact__copy .lede{color:var(--muted)}
.contact__list{list-style:none;margin:32px 0 0;padding:0;display:grid;gap:14px}
.contact__list li{display:grid;grid-template-columns:92px 1fr;gap:12px;align-items:baseline;font-size:15.5px;padding-bottom:14px;border-bottom:1px solid var(--line)}
.contact__list span{font-size:12px;letter-spacing:.11em;text-transform:uppercase;color:var(--muted)}
.contact__list a{color:var(--text);text-decoration:none;font-weight:500}
.contact__list a:hover{color:var(--brass-d)}

.form{background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:30px 26px;box-shadow:var(--sh)}
.f{margin-bottom:16px}
.f2{display:grid;grid-template-columns:1fr 1fr;gap:16px}
@media (max-width:480px){.f2{grid-template-columns:1fr}}
.f label{display:block;font:600 13px/1 var(--sans);letter-spacing:.03em;color:var(--text);margin-bottom:7px}
.f .opt{font-weight:400;color:var(--muted)}
.f input,.f select,.f textarea{
  width:100%;padding:13px 14px;border:1px solid var(--line);border-radius:10px;
  font:400 15.5px/1.4 var(--sans);color:var(--text);background:#fff;
  transition:border-color .15s ease,box-shadow .15s ease;
}
.f textarea{resize:vertical;min-height:96px}
.f input:focus,.f select:focus,.f textarea:focus{border-color:var(--brass);box-shadow:0 0 0 3px rgba(201,162,39,.16);outline:none}
.f input[aria-invalid="true"]{border-color:#c0392b;box-shadow:0 0 0 3px rgba(192,57,43,.12)}
.hp{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}
.form__note{margin:14px 0 0;font-size:14.5px;min-height:1.2em}
.form__note.ok{color:#2e7d4f;font-weight:600}
.form__note.err{color:#c0392b;font-weight:600}
.form__fine{margin:10px 0 0;font-size:12.5px;color:var(--muted)}

/* ── footer ────────────────────────────── */
.foot{background:var(--ink);color:var(--muted-d);padding:56px 0 40px}
.foot__in{display:grid;grid-template-columns:1.4fr 1fr;gap:30px;align-items:start}
@media (max-width:760px){.foot__in{grid-template-columns:1fr;gap:26px}}
.brand--foot{margin-bottom:12px}
.foot__tag{font-family:var(--serif);font-size:1.02rem;color:var(--paper);margin:0;max-width:34ch}
.foot__nav{display:flex;flex-wrap:wrap;gap:10px 22px}
.foot__nav a{text-decoration:none;font-size:14.5px;opacity:.85}
.foot__nav a:hover{opacity:1;color:var(--brass)}
.foot__legal{grid-column:1/-1;margin:26px 0 0;padding-top:22px;border-top:1px solid rgba(255,255,255,.11);font-size:13px}

/* ── reveal ────────────────────────────── */
.reveal{opacity:0;transform:translateY(18px);transition:opacity .6s ease,transform .6s ease}
.reveal.in{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){
  .reveal{opacity:1;transform:none;transition:none}
  .btn:hover,.card:hover{transform:none}
}