/* ==========================================================================
   CHARLES THOMAS REAL ESTATE — STYLESHEET
   Organized by section. Search the ALL-CAPS comment headers to jump around.
   Color, type and spacing values live in :root — change them there once
   and they update everywhere.
   ========================================================================== */

:root{
  /* ---- Palette ------------------------------------------------------- */
  --ink:#12141A;
  --ink-soft:#4A473F;
  --paper:#F6F3EC;
  --paper-dim:#EEE9DC;
  --card:#FBF9F3;
  --brass:#A6813C;
  --brass-deep:#7A5C2E;
  --line:rgba(18,20,26,0.13);
  --line-inv:rgba(246,243,236,0.16);
  --stone:#8C8779;

  /* ---- Type ------------------------------------------------------------ */
  --display:'Fraunces', serif;
  --body:'Inter', sans-serif;
  --mono:'IBM Plex Mono', monospace;

  /* ---- Layout ------------------------------------------------------- */
  --max:1160px;
}

*{box-sizing:border-box;}
html{scroll-behavior:smooth;}
@media (prefers-reduced-motion: reduce){
  html{scroll-behavior:auto;}
  *{animation-duration:0.001ms !important; transition-duration:0.001ms !important;}
}
body{
  margin:0; background:var(--paper); color:var(--ink);
  font-family:var(--body); font-size:16px; line-height:1.65;
  -webkit-font-smoothing:antialiased;
}
img{max-width:100%; display:block;}
a{color:inherit;}
.wrap{max-width:var(--max); margin:0 auto; padding:0 32px;}
@media (max-width:640px){ .wrap{padding:0 20px;} }

.eyebrow{
  font-family:var(--mono); font-size:11.5px; letter-spacing:0.1em; text-transform:uppercase;
  color:var(--brass-deep); display:flex; gap:10px; align-items:center;
}
.eyebrow::before{content:'§'; color:var(--brass);}

.btn{
  font-family:var(--body); font-weight:600; font-size:14.5px; padding:14px 24px;
  text-decoration:none; border-radius:2px; display:inline-flex; align-items:center; gap:8px;
  transition:transform .15s, box-shadow .15s; white-space:nowrap;
}
.btn-primary{background:var(--ink); color:var(--paper);}
.btn-primary:hover{transform:translateY(-1px); box-shadow:0 6px 16px rgba(18,20,26,0.22);}
.btn-ghost{background:transparent; color:var(--ink); border:1px solid var(--ink);}
.btn-ghost:hover{background:var(--ink); color:var(--paper);}

/* ==========================================================================
   HEADER / NAV
   ========================================================================== */
header.site{
  position:sticky; top:0; z-index:50;
  background:rgba(246,243,236,0.94); backdrop-filter:blur(6px);
  border-bottom:1px solid var(--line);
}
nav.wrap{display:flex; align-items:center; justify-content:space-between; height:78px; gap:20px;}

.brand{display:flex; align-items:center; gap:12px; text-decoration:none; color:var(--ink); min-width:0;}
.brand-mark{height:34px; width:auto; display:block; flex:none;}
.brand-text{font-family:var(--display); font-weight:600; font-size:19px; line-height:1.2; white-space:nowrap;}
.brand-text small{
  display:block; font-family:var(--mono); font-size:9.5px; letter-spacing:0.16em;
  font-weight:400; color:var(--brass-deep); margin-top:3px;
}

.nav-links{display:flex; gap:34px; list-style:none; margin:0; padding:0; font-size:14px; font-weight:500; white-space:nowrap;}
.nav-links a{text-decoration:none; padding-bottom:4px; border-bottom:1px solid transparent; transition:border-color .2s;}
.nav-links a:hover{border-color:var(--brass);}

.nav-cta{
  font-family:var(--mono); font-size:11.5px; letter-spacing:0.06em; text-transform:uppercase;
  background:var(--ink); color:var(--paper); padding:11px 20px; text-decoration:none;
  border-radius:2px; white-space:nowrap; flex:none;
}

.nav-toggle{display:none; background:none; border:none; cursor:pointer; padding:8px; flex:none;}
.nav-toggle span{display:block; width:22px; height:2px; background:var(--ink); margin:5px 0;}

.mobile-panel{display:none;} /* default OFF at every width; the media query below is what opens it */
@media (max-width:900px){
  .nav-links, .nav-cta{display:none;}
  .nav-toggle{display:block;}
  .mobile-panel{flex-direction:column; border-top:1px solid var(--line); padding:14px 0 20px;}
  .mobile-panel.open{display:flex;}
  .mobile-panel a{padding:12px 0; text-decoration:none; font-size:15px; font-weight:500; border-bottom:1px solid var(--line); color:var(--ink);}
}

/* ==========================================================================
   HERO — fixed-attachment banner (the "reveal more as you scroll" effect)
   Fixed backgrounds are unreliable on iOS Safari, so touch devices fall
   back to a normal scrolling background further down this file.
   ========================================================================== */
.hero{position:relative; padding:0;}
.hero-media{
  position:relative; height:min(88vh, 780px); min-height:560px;
  background-image:linear-gradient(180deg, rgba(18,20,26,0.78) 0%, rgba(18,20,26,0.4) 34%, rgba(18,20,26,0.32) 58%, rgba(18,20,26,0.88) 100%),
                    url('../img/hero-mira-oasis.jpg');
  background-size:cover;
  background-position:center 60%;
  background-attachment:fixed;
  display:flex; align-items:center;
  padding-top:78px;
}
@media (hover:none) and (pointer:coarse){
  /* touch devices: fixed backgrounds can jitter or fail to render, use normal scroll instead */
  .hero-media{background-attachment:scroll;}
}
.hero-media .wrap{width:100%;}
.hero-content .eyebrow{color:var(--brass);}
.hero-content .eyebrow::before{color:var(--brass);}
.hero h1{
  font-family:var(--display); font-weight:500; font-size:clamp(36px,5.4vw,64px); color:var(--paper);
  line-height:1.06; letter-spacing:-0.01em; margin:20px 0 22px; max-width:15ch;
}
.hero h1 em{font-style:italic; color:var(--brass); font-weight:500;}
.hero p.lede{font-size:17.5px; color:#F0ECDF; max-width:46ch; margin:0 0 34px; text-shadow:0 2px 12px rgba(18,20,26,0.35);}
.hero-actions{display:flex; gap:14px; flex-wrap:wrap;}
.hero-actions .btn-ghost{border-color:var(--paper); color:var(--paper);}
.hero-actions .btn-ghost:hover{background:var(--paper); color:var(--ink);}

/* fact panel — floats over the seam between the hero photo and the page */
.fact-panel-wrap{position:relative; margin-top:-72px; z-index:5; margin-bottom:-32px;}
@media (max-width:760px){ .fact-panel-wrap{margin-top:-40px;} }

.fact-panel{
  background:var(--ink); color:var(--paper); border-radius:3px; padding:28px 32px;
  box-shadow:0 24px 48px rgba(18,20,26,0.28);
  display:grid; grid-template-columns:auto repeat(6, 1fr); gap:0; align-items:center;
}
.fact-panel .label{
  font-family:var(--mono); font-size:10.5px; letter-spacing:0.1em; text-transform:uppercase;
  color:var(--brass); padding-right:28px; border-right:1px solid var(--line-inv);
}
.fact-row{display:flex; flex-direction:column; gap:5px; padding:0 22px; border-left:1px solid var(--line-inv); font-size:13.5px;}
.fact-row .k{color:#B9B3A1; font-family:var(--mono); font-size:10.5px; letter-spacing:0.04em; text-transform:uppercase;}
.fact-row .v{font-weight:600;}
@media (max-width:1000px){
  .fact-panel{grid-template-columns:repeat(2, 1fr); gap:18px 0; padding:26px;}
  .fact-panel .label{grid-column:1/-1; border-right:none; border-bottom:1px solid var(--line-inv); padding:0 0 14px;}
  .fact-row{border-left:none; padding:0;}
}
@media (max-width:560px){ .fact-panel{grid-template-columns:1fr;} }

.path-divider{width:100%; height:56px; display:block; color:var(--brass); opacity:0.55;}

/* ==========================================================================
   SECTION SHELL
   ========================================================================== */
section{padding:80px 0;}
section.tint{background:var(--paper-dim);}
section.ink{background:var(--ink); color:var(--paper);}
.section-head{display:flex; justify-content:space-between; align-items:flex-end; gap:24px; margin-bottom:44px; flex-wrap:wrap;}
.section-head h2{font-family:var(--display); font-weight:500; font-size:clamp(27px,3.2vw,40px); margin:12px 0 0; letter-spacing:-0.01em;}
.section-head p{max-width:44ch; color:var(--ink-soft); margin:14px 0 0; font-size:15px;}
section.ink .section-head p{color:#C7C1B0;}

/* ==========================================================================
   ABOUT
   ========================================================================== */
.about-grid{display:grid; grid-template-columns:0.85fr 1.15fr; gap:60px; align-items:start;}
@media (max-width:860px){ .about-grid{grid-template-columns:1fr; gap:32px;} }
.portrait{
  aspect-ratio:4/5; border-radius:3px; overflow:hidden; position:relative;
  background:linear-gradient(160deg, #D8CBA6 0%, var(--brass-deep) 100%);
}
.portrait img{width:100%; height:100%; object-fit:cover; object-position:center 20%;}
.about-copy p{color:var(--ink-soft); font-size:16px; margin:0 0 18px;}
.credential-row{display:flex; gap:36px; margin-top:28px; flex-wrap:wrap;}
.credential-row .num{font-family:var(--display); font-size:30px; color:var(--brass-deep);}
.credential-row .label{font-family:var(--mono); font-size:10.5px; text-transform:uppercase; letter-spacing:0.06em; color:var(--stone); margin-top:4px;}

/* ==========================================================================
   FOCUS AREAS
   ========================================================================== */
.focus-grid{display:grid; grid-template-columns:1fr 1fr; gap:26px;}
@media (max-width:820px){ .focus-grid{grid-template-columns:1fr;} }
.focus-card{background:var(--card); border:1px solid var(--line); padding:34px;}
.focus-card .status{
  font-family:var(--mono); font-size:10.5px; letter-spacing:0.08em; text-transform:uppercase;
  display:inline-block; padding:4px 10px; border-radius:2px; margin-bottom:16px;
}
.status-active{background:rgba(166,129,60,0.14); color:var(--brass-deep);}
.status-next{background:rgba(18,20,26,0.06); color:var(--ink-soft);}
.focus-card h3{font-family:var(--display); font-weight:500; font-size:25px; margin:0 0 12px;}
.focus-card p{color:var(--ink-soft); font-size:14.5px; margin:0;}

/* ==========================================================================
   APPROACH — numbered clauses, on the dark section
   ========================================================================== */
.clause-list{display:flex; flex-direction:column;}
.clause{display:grid; grid-template-columns:90px 1fr; gap:28px; padding:28px 0; border-top:1px solid var(--line-inv);}
.clause:last-child{border-bottom:1px solid var(--line-inv);}
.clause .n{font-family:var(--mono); font-size:13px; color:var(--brass); padding-top:2px;}
.clause h4{font-family:var(--display); font-weight:500; font-size:20px; margin:0 0 8px; color:var(--paper);}
.clause p{color:#C7C1B0; font-size:14.5px; margin:0; max-width:60ch;}

/* ==========================================================================
   TESTIMONIAL
   ========================================================================== */
.testimonial{
  background:var(--card); border:1px solid var(--line); border-radius:3px;
  padding:48px; display:grid; grid-template-columns:auto 1fr; gap:32px; align-items:flex-start;
}
@media (max-width:700px){ .testimonial{grid-template-columns:1fr; padding:32px;} }
.testimonial .mark{font-family:var(--display); font-size:64px; line-height:1; color:var(--brass); font-style:italic;}
.testimonial blockquote{margin:0 0 20px; font-family:var(--display); font-size:21px; line-height:1.5; font-style:italic; color:var(--ink);}
.testimonial .cite{font-family:var(--mono); font-size:12.5px; letter-spacing:0.04em; color:var(--stone); text-transform:uppercase;}

/* ==========================================================================
   FAQ (written to be read plainly by a person or an AI assistant)
   ========================================================================== */
.faq-list{display:flex; flex-direction:column; gap:0;}
.faq-item{border-top:1px solid var(--line); padding:26px 0;}
.faq-item:last-child{border-bottom:1px solid var(--line);}
.faq-item .q{font-family:var(--display); font-weight:500; font-size:19px; margin:0 0 10px;}
.faq-item .a{color:var(--ink-soft); font-size:15px; margin:0; max-width:68ch;}

/* ==========================================================================
   CONTACT
   ========================================================================== */
.contact-grid{display:grid; grid-template-columns:0.8fr 1.2fr; gap:56px;}
@media (max-width:900px){ .contact-grid{grid-template-columns:1fr; gap:40px;} }
.contact-info h2{font-family:var(--display); font-weight:500; font-size:clamp(26px,3vw,36px); margin:12px 0 18px;}
.contact-info p{color:var(--ink-soft); font-size:15px; margin-bottom:26px;}
.contact-detail{margin-bottom:18px;}
.contact-detail .k{font-family:var(--mono); font-size:10.5px; text-transform:uppercase; letter-spacing:0.06em; color:var(--stone);}
.contact-detail .v{font-size:15px; font-weight:600; margin-top:2px;}

form.lead-form{background:var(--card); border:1px solid var(--line); padding:34px;}
.form-row{display:grid; grid-template-columns:1fr 1fr; gap:16px; margin-bottom:16px;}
@media (max-width:520px){ .form-row{grid-template-columns:1fr;} }
.field{display:flex; flex-direction:column; gap:6px;}
.field.full{grid-column:1/-1;}
.field label{font-family:var(--mono); font-size:10.5px; text-transform:uppercase; letter-spacing:0.06em; color:var(--ink-soft);}
.field input, .field select, .field textarea{
  font-family:var(--body); font-size:14.5px; padding:11px 12px; border:1px solid var(--line);
  background:var(--paper); border-radius:2px; color:var(--ink);
}
.field input:focus, .field select:focus, .field textarea:focus{outline:2px solid var(--brass-deep); outline-offset:1px;}
.field textarea{resize:vertical; min-height:86px;}
.consent{display:flex; align-items:flex-start; gap:10px; font-size:12.5px; color:var(--ink-soft); margin:16px 0 20px;}
.consent input{margin-top:3px;}
.form-status{font-family:var(--mono); font-size:12.5px; margin-top:14px; color:var(--brass-deep); display:none;}
.form-status.show{display:block;}

/* ==========================================================================
   FOOTER
   ========================================================================== */
footer{background:var(--ink); color:var(--paper); padding:52px 0 30px;}
.footer-grid{display:grid; grid-template-columns:1.4fr 1fr 1fr; gap:40px; padding-bottom:32px; border-bottom:1px solid var(--line-inv);}
@media (max-width:720px){ .footer-grid{grid-template-columns:1fr; gap:26px;} }
.footer-grid p{color:#B9B3A1; font-size:13.5px; max-width:36ch;}
.footer-grid h5{font-family:var(--mono); font-size:10.5px; text-transform:uppercase; letter-spacing:0.08em; color:var(--brass); margin:0 0 14px;}
.footer-grid ul{list-style:none; margin:0; padding:0;}
.footer-grid li{margin-bottom:10px;}
.footer-grid a{text-decoration:none; color:#D8D2C2; font-size:13.5px;}
.footer-grid a:hover{color:var(--brass);}
.footer-bottom{display:flex; justify-content:space-between; padding-top:22px; font-size:12px; color:#8C8779; flex-wrap:wrap; gap:10px;}

/* ==========================================================================
   SCROLL REVEAL
   ========================================================================== */
.reveal{opacity:0; transform:translateY(14px); transition:opacity .6s ease, transform .6s ease;}
.reveal.in{opacity:1; transform:translateY(0);}