:root {
    --brand: #3dcdc8;
    --brand-deep: #147a78;
    --ink: #0e1416;
    --ink-soft: #1a2326;
    --cream: #f4efe6;
    --paper: #ece6db;
    --muted: #6d7678;
    --line: rgba(14, 20, 22, 0.1);
    --white: #ffffff;
    --gold: #c2a06a;
    --shadow: 0 30px 70px rgba(14, 20, 22, 0.22);
    --radius: 22px;
    --wrap: 1180px;
    --header: 84px;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
    margin: 0;
    color: var(--ink);
    background: var(--cream);
    font-family: Manrope, "Segoe UI", sans-serif;
    font-size: 1.05rem;
    line-height: 1.7;
}
img { max-width: 100%; height: auto; display: block; }
a { color: var(--brand-deep); }
h1, h2, h3 { line-height: 1.08; margin: 0 0 0.75rem; letter-spacing: -0.03em; }
h1 {
    font-family: "Cormorant Garamond", Georgia, serif;
    font-size: clamp(2.6rem, 6vw, 5.1rem);
    font-weight: 500;
}
h2 {
    font-family: "Cormorant Garamond", Georgia, serif;
    font-size: clamp(2rem, 4vw, 3.1rem);
    font-weight: 500;
}
p { margin: 0 0 1rem; }
ul { margin: 0 0 1rem; padding-left: 1.2rem; }
li + li { margin-top: 0.35rem; }

.sr-only, .skip-link {
    position: absolute;
    width: 1px;
    height: 1px;
    overflow: hidden;
    clip: rect(0 0 0 0);
}
.skip-link:focus {
    width: auto;
    height: auto;
    clip: auto;
    inset: 12px;
    background: var(--ink);
    color: var(--cream);
    padding: 0.6rem 0.9rem;
    z-index: 100;
}

.wrap {
    width: min(calc(100% - 2.2rem), var(--wrap));
    margin-inline: auto;
}

.site-header {
    position: absolute;
    inset: 0 0 auto;
    z-index: 20;
    color: var(--cream);
}
.header-inner {
    min-height: var(--header);
    display: flex;
    align-items: center;
    justify-content: space-between;
    gap: 1rem;
}
.brand {
    display: inline-flex;
    align-items: center;
    gap: 0.7rem;
    text-decoration: none;
    color: inherit;
}
.brand-mark {
    display: grid;
    place-items: center;
    width: 38px;
    height: 38px;
    border-radius: 10px;
    background: var(--brand);
    color: #fff;
    flex: none;
}
.brand-mark svg { width: 24px; height: 24px; fill: currentColor; stroke: none; }
.brand-word {
    font-weight: 700;
    letter-spacing: 0.14em;
    text-transform: uppercase;
    font-size: 0.92rem;
}
.brand-word span { font-weight: 500; opacity: 0.72; }
.brand-on-dark { color: var(--cream); }

.site-nav { display: flex; align-items: center; gap: 0.15rem; }
.site-nav a {
    text-decoration: none;
    color: inherit;
    font-size: 0.76rem;
    font-weight: 600;
    letter-spacing: 0.12em;
    text-transform: uppercase;
    padding: 0.55rem 0.75rem;
    border-radius: 999px;
    opacity: 0.86;
}
.site-nav a:hover,
.site-nav a.is-active { opacity: 1; background: rgba(255,255,255,0.1); }
.site-nav .nav-cta {
    background: var(--brand);
    color: var(--ink);
    opacity: 1;
    margin-left: 0.35rem;
}
.site-nav .nav-cta:hover { background: #6be0db; }

.nav-toggle {
    display: none;
    width: 44px;
    height: 44px;
    border: 1px solid rgba(244,239,230,0.25);
    background: transparent;
    border-radius: 10px;
    color: inherit;
}
.nav-toggle-bar,
.nav-toggle-bar::before,
.nav-toggle-bar::after {
    display: block;
    width: 18px;
    height: 2px;
    background: currentColor;
    margin: 0 auto;
    position: relative;
    content: "";
}
.nav-toggle-bar::before { top: -6px; }
.nav-toggle-bar::after { top: 4px; }

.hero, .page-hero {
    position: relative;
    min-height: 92vh;
    display: grid;
    align-items: end;
    color: var(--cream);
    background: var(--ink) center/cover no-repeat;
    isolation: isolate;
    padding: calc(var(--header) + 2rem) 0 4rem;
}
.hero::before, .page-hero::before {
    content: "";
    position: absolute;
    inset: 0;
    background:
        linear-gradient(180deg, rgba(14,20,22,0.28) 0%, rgba(14,20,22,0.55) 45%, rgba(14,20,22,0.88) 100%),
        linear-gradient(90deg, rgba(14,20,22,0.45), transparent 55%);
    z-index: -1;
}
.hero-home { background-image: url("../img/hero-home.png"); }
.hero-landlords { background-image: url("../img/viewing-family.png"); min-height: 68vh; }
.hero-agent { background-image: url("../img/interior-skylights.jpg"); min-height: 68vh; }
.hero-tenants { background-image: url("../img/apartment-empty.png"); min-height: 68vh; }
.hero-plain {
    background: radial-gradient(circle at 80% 10%, #1c3d3c, var(--ink) 55%);
    min-height: 58vh;
    align-items: center;
}
.hero-plain::before { background: none; }

.hero-copy { max-width: 740px; }
.hero h1, .page-hero h1 { color: var(--cream); }
.hero p, .page-hero p { color: rgba(244,239,230,0.82); font-size: 1.12rem; max-width: 38rem; }
.hero-grid {
    display: grid;
    grid-template-columns: 1.2fr 0.8fr;
    gap: 2rem;
    align-items: end;
}

.eyebrow {
    display: inline-block;
    font-size: 0.74rem;
    letter-spacing: 0.2em;
    text-transform: uppercase;
    font-weight: 700;
    color: var(--gold);
    margin-bottom: 0.85rem;
}

.stats {
    display: grid;
    grid-template-columns: repeat(3, 1fr);
    gap: 1rem;
    margin-top: 2.4rem;
}
.stat {
    border-top: 1px solid rgba(244,239,230,0.22);
    padding-top: 0.9rem;
}
.stat strong {
    display: block;
    font-family: "Cormorant Garamond", Georgia, serif;
    font-size: 2.2rem;
    font-weight: 500;
}
.stat span { color: rgba(244,239,230,0.7); font-size: 0.92rem; }

.section { padding: clamp(4rem, 8vw, 7rem) 0; }
.section.alt { background: var(--paper); }
.section.ink {
    background: var(--ink);
    color: var(--cream);
}
.section.ink h2, .section.ink p { color: var(--cream); }
.lead { font-size: 1.2rem; max-width: 44rem; }

.actions { display: flex; flex-wrap: wrap; gap: 0.75rem; margin-top: 1.6rem; }
.btn {
    display: inline-flex;
    align-items: center;
    justify-content: center;
    text-decoration: none;
    border: 0;
    cursor: pointer;
    border-radius: 999px;
    padding: 0.95rem 1.35rem;
    font: inherit;
    font-weight: 700;
    font-size: 0.92rem;
    letter-spacing: 0.04em;
}
.btn-primary { background: var(--brand); color: var(--ink); }
.btn-primary:hover { background: #6be0db; }
.btn-light { background: var(--cream); color: var(--ink); }
.btn-ghost { background: transparent; color: var(--cream); border: 1px solid rgba(244,239,230,0.35); }
.btn-quiet { background: transparent; color: var(--ink); border: 1px solid var(--line); }

.cards {
    display: grid;
    grid-template-columns: repeat(3, 1fr);
    gap: 1.1rem;
    margin-top: 2.2rem;
}
.card {
    background: var(--white);
    border-radius: var(--radius);
    overflow: hidden;
    box-shadow: 0 10px 30px rgba(14,20,22,0.06);
    display: flex;
    flex-direction: column;
    min-height: 100%;
    transition: transform 0.25s ease, box-shadow 0.25s ease;
}
.card:hover { transform: translateY(-4px); box-shadow: var(--shadow); }
.card-media {
    aspect-ratio: 4 / 3;
    overflow: hidden;
}
.card-media img {
    width: 100%;
    height: 100%;
    object-fit: cover;
    transition: transform 0.6s ease;
}
.card:hover .card-media img { transform: scale(1.05); }
.card-body { padding: 1.4rem 1.4rem 1.5rem; }
.card:not(:has(.card-media)) { padding: 1.4rem 1.4rem 1.5rem; }
.card h3 {
    font-family: "Cormorant Garamond", Georgia, serif;
    font-size: 2rem;
    font-weight: 500;
}
.card a { font-weight: 700; text-decoration: none; letter-spacing: 0.04em; }

.split {
    display: grid;
    grid-template-columns: 1fr 1fr;
    gap: clamp(1.6rem, 4vw, 3.6rem);
    align-items: center;
}
.split.reverse { direction: rtl; }
.split.reverse > * { direction: ltr; }
.photo-frame {
    border-radius: 28px;
    overflow: hidden;
    box-shadow: var(--shadow);
    min-height: 320px;
}
.photo-frame img {
    width: 100%;
    height: 100%;
    min-height: 320px;
    object-fit: cover;
}

.checklist { list-style: none; padding: 0; }
.checklist li {
    position: relative;
    padding-left: 1.5rem;
    margin-top: 0.7rem;
}
.checklist li::before {
    content: "";
    width: 0.55rem;
    height: 0.55rem;
    border-radius: 50%;
    background: var(--brand);
    position: absolute;
    left: 0;
    top: 0.55rem;
}

.faq-list { display: grid; gap: 0.75rem; }
.faq-item {
    background: var(--white);
    border-radius: 16px;
    overflow: hidden;
}
.faq-item button {
    width: 100%;
    text-align: left;
    background: none;
    border: 0;
    font: inherit;
    font-weight: 700;
    padding: 1.1rem 1.2rem;
    cursor: pointer;
    color: var(--ink);
}
.faq-item button::after {
    content: "+";
    float: right;
    color: var(--brand-deep);
    font-size: 1.4rem;
    line-height: 1;
}
.faq-item.is-open button::after { content: "–"; }
.faq-item .faq-answer {
    display: none;
    padding: 0 1.2rem 1.15rem;
    color: var(--muted);
}
.faq-item.is-open .faq-answer { display: block; }

.form {
    display: grid;
    gap: 0.9rem;
    background: var(--white);
    border-radius: var(--radius);
    padding: 1.5rem;
}
.form label { font-weight: 600; font-size: 0.92rem; display: grid; gap: 0.35rem; }
.form input, .form select, .form textarea {
    font: inherit;
    padding: 0.8rem 0.9rem;
    border: 1px solid var(--line);
    border-radius: 12px;
    width: 100%;
    background: #faf7f2;
}
.form textarea { min-height: 140px; resize: vertical; }
.hp { position: absolute; left: -9999px; }
.captcha {
    display: grid;
    grid-template-columns: auto auto 1fr;
    gap: 0.7rem;
    align-items: end;
}
.captcha img {
    border-radius: 10px;
    border: 1px solid var(--line);
    background: #faf7f2;
}
.captcha-refresh {
    border: 1px solid var(--line);
    background: #faf7f2;
    border-radius: 10px;
    padding: 0.7rem 0.8rem;
    font: inherit;
    font-size: 0.85rem;
    font-weight: 600;
    cursor: pointer;
    color: var(--ink);
}
@media (max-width: 860px) {
    .captcha { grid-template-columns: 1fr 1fr; }
    .captcha label { grid-column: 1 / -1; }
}
.notice { padding: 0.9rem 1rem; border-radius: 12px; margin-bottom: 1rem; }
.notice-ok { background: #e6f6ea; color: #14532d; }
.notice-err { background: #fde8e8; color: #7f1d1d; }

.site-footer {
    background: #090d0e;
    color: #c8d0d1;
    padding: 3.4rem 0 1.4rem;
}
.footer-grid {
    display: grid;
    grid-template-columns: 1.4fr 1fr 1.2fr;
    gap: 2rem;
    padding-bottom: 2rem;
    border-bottom: 1px solid rgba(255,255,255,0.08);
}
.footer-tagline { font-weight: 600; color: var(--cream); }
.site-footer h2 {
    color: var(--cream);
    font-family: Manrope, sans-serif;
    font-size: 0.78rem;
    letter-spacing: 0.16em;
    text-transform: uppercase;
}
.footer-links { list-style: none; padding: 0; }
.footer-links a { color: #c8d0d1; text-decoration: none; }
.footer-links a:hover { color: var(--brand); }
.footer-base { padding-top: 1rem; font-size: 0.9rem; color: #7d888a; }

body:not(.page-home) .site-header {
    position: sticky;
    top: 0;
    background: rgba(14,20,22,0.92);
    backdrop-filter: blur(16px);
    color: var(--cream);
}

@media (max-width: 860px) {
    .hero, .page-hero { min-height: 86vh; align-items: end; }
    .hero-grid, .split, .split.reverse, .cards, .footer-grid, .stats {
        grid-template-columns: 1fr;
        direction: ltr;
    }
    .nav-toggle { display: inline-flex; align-items: center; justify-content: center; }
    .site-nav {
        display: none;
        position: absolute;
        inset: var(--header) 1rem auto;
        background: #11181a;
        border: 1px solid rgba(255,255,255,0.08);
        border-radius: 16px;
        padding: 0.6rem;
        flex-direction: column;
        align-items: stretch;
        box-shadow: var(--shadow);
    }
    .site-nav.is-open { display: flex; }
    .site-nav .nav-cta { margin-left: 0; }
}