/* ============================================================
   OFD, LLC — Commercial Real Estate | Fairbanks, Alaska
   Shared stylesheet
   Brand: deep navy + brass + warm ivory; Fraunces + Inter
   ============================================================ */

:root{
  --ink:#0e1a30;
  --navy:#13233f;
  --navy-2:#1b3057;
  --steel:#33507a;
  --brass:#c0a14e;
  --brass-2:#d9c089;
  --brass-soft:#efe6cf;
  --paper:#f6f4ee;
  --surface:#ffffff;
  --surface-2:#fbfaf6;
  --line:#e5e1d6;
  --line-2:#d6d1c4;
  --text:#1a2433;
  --muted:#5c6573;
  --muted-2:#7a818d;
  --white:#ffffff;
  --shadow-sm:0 1px 2px rgba(14,26,48,.06), 0 2px 8px rgba(14,26,48,.05);
  --shadow:0 12px 30px -12px rgba(14,26,48,.22);
  --shadow-lg:0 30px 70px -30px rgba(14,26,48,.42);
  --radius:14px;
  --radius-sm:10px;
  --maxw:1200px;
  --nav-h:74px;
  --ease:cubic-bezier(.22,.61,.36,1);
  --serif:"Fraunces",Georgia,"Times New Roman",serif;
  --sans:"Inter",-apple-system,BlinkMacSystemFont,"Segoe UI",Roboto,Helvetica,Arial,sans-serif;
}

*{box-sizing:border-box}
html{scroll-behavior:smooth}
html,body{overflow-x:clip}
[id]{scroll-margin-top:calc(var(--nav-h) + 24px)}

body{
  margin:0;
  font-family:var(--sans);
  color:var(--text);
  background:var(--paper);
  font-size:17px;
  line-height:1.65;
  -webkit-font-smoothing:antialiased;
  text-rendering:optimizeLegibility;
}

img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
button{font-family:inherit}

h1,h2,h3,h4{
  font-family:var(--serif);
  font-weight:600;
  color:var(--ink);
  line-height:1.08;
  letter-spacing:-.01em;
  margin:0 0 .5em;
  font-optical-sizing:auto;
}
p{margin:0 0 1em}

::selection{background:var(--brass);color:var(--navy)}
:focus-visible{outline:3px solid var(--brass);outline-offset:3px;border-radius:4px}

.skip{
  position:absolute;left:-999px;top:0;z-index:200;
  background:var(--navy);color:#fff;padding:12px 18px;border-radius:0 0 8px 0;
}
.skip:focus{left:0}

/* ---------- layout ---------- */
.wrap{max-width:var(--maxw);margin:0 auto;padding:0 28px}
.section{padding:96px 0}
.section--tight{padding:64px 0}
.section--pad-sm{padding:72px 0}
.bg-paper{background:var(--paper)}
.bg-surface{background:var(--surface)}
.bg-soft{background:var(--surface-2)}
.bg-navy{background:var(--navy);color:#e9edf4}
.bg-navy h1,.bg-navy h2,.bg-navy h3{color:#fff}

.eyebrow{
  display:inline-flex;align-items:center;gap:9px;
  font-family:var(--sans);font-weight:600;font-size:12.5px;
  letter-spacing:.18em;text-transform:uppercase;color:var(--brass);
  margin-bottom:18px;
}
.eyebrow::before{content:"";width:26px;height:2px;background:var(--brass);display:inline-block}
.bg-navy .eyebrow{color:var(--brass-2)}

.section-head{max-width:680px;margin-bottom:54px}
.section-head.center{margin-left:auto;margin-right:auto;text-align:center}
.section-head.center .eyebrow::before{display:none}
.section-head h2{font-size:clamp(30px,4.2vw,46px)}
.section-head p{color:var(--muted);font-size:18px;margin-top:14px}
.bg-navy .section-head p{color:#b9c4d6}

.lead{font-size:19.5px;color:var(--muted);line-height:1.7}

/* ---------- buttons ---------- */
.btn{
  display:inline-flex;align-items:center;justify-content:center;gap:9px;
  font-family:var(--sans);font-weight:600;font-size:15px;letter-spacing:.01em;
  padding:14px 26px;border-radius:999px;border:1.5px solid transparent;
  cursor:pointer;transition:.25s var(--ease);white-space:nowrap;
}
.btn svg{width:17px;height:17px}
.btn--primary{background:var(--brass);color:var(--navy);box-shadow:var(--shadow-sm)}
.btn--primary:hover{background:var(--brass-2);transform:translateY(-2px);box-shadow:0 14px 28px -12px rgba(192,161,78,.6)}
.btn--navy{background:var(--navy);color:#fff}
.btn--navy:hover{background:var(--navy-2);transform:translateY(-2px)}
.btn--ghost{background:transparent;border-color:var(--line-2);color:var(--ink)}
.btn--ghost:hover{border-color:var(--navy);background:var(--navy);color:#fff}
.btn--light{background:#fff;color:var(--navy)}
.btn--light:hover{background:var(--brass);color:var(--navy);transform:translateY(-2px)}
.btn--outline-light{background:transparent;border-color:rgba(255,255,255,.4);color:#fff}
.btn--outline-light:hover{border-color:#fff;background:rgba(255,255,255,.1)}
.btn-row{display:flex;flex-wrap:wrap;gap:14px}

.textlink{display:inline-flex;align-items:center;gap:7px;font-weight:600;color:var(--steel);font-size:15px;transition:.2s}
.textlink svg{width:16px;height:16px;transition:transform .2s}
.textlink:hover{color:var(--navy)}
.textlink:hover svg{transform:translateX(4px)}
.bg-navy .textlink{color:var(--brass-2)}
.bg-navy .textlink:hover{color:#fff}

/* ---------- utility bar ---------- */
.utility{background:var(--ink);color:#cdd6e4;font-size:13px}
.utility .wrap{display:flex;justify-content:space-between;align-items:center;height:40px;gap:18px}
.utility a{color:#cdd6e4;transition:color .2s}
.utility a:hover{color:#fff}
.utility .u-left{display:flex;gap:22px;align-items:center}
.utility .u-right{display:flex;gap:20px;align-items:center}
.utility .u-item{display:inline-flex;align-items:center;gap:7px}
.utility svg{width:14px;height:14px;color:var(--brass-2);flex:none}
.utility .u-tag{color:#8c97a8;letter-spacing:.04em}

/* ---------- header / nav ---------- */
.header{position:sticky;top:0;z-index:100;background:rgba(246,244,238,.86);backdrop-filter:saturate(140%) blur(12px);border-bottom:1px solid var(--line);transition:.3s var(--ease)}
.header.scrolled{background:rgba(255,255,255,.96);box-shadow:0 6px 22px -14px rgba(14,26,48,.3)}
.nav{display:flex;align-items:center;justify-content:space-between;height:var(--nav-h);gap:24px}
.brand{display:flex;align-items:center;gap:12px;flex:none}
.brand img{height:38px;width:auto}
.brand .b-text{display:flex;flex-direction:column;line-height:1}
.brand .b-name{font-family:var(--serif);font-weight:600;font-size:21px;color:var(--ink);letter-spacing:.01em}
.brand .b-sub{font-family:var(--sans);font-size:10px;font-weight:600;letter-spacing:.22em;text-transform:uppercase;color:var(--brass);margin-top:4px}
.nav-links{display:flex;align-items:center;gap:30px;margin-left:auto}
.nav-links a{font-size:15px;font-weight:500;color:var(--text);position:relative;padding:6px 0;transition:color .2s}
.nav-links a::after{content:"";position:absolute;left:0;bottom:-2px;width:0;height:2px;background:var(--brass);transition:width .25s var(--ease)}
.nav-links a:hover{color:var(--navy)}
.nav-links a:hover::after,.nav-links a.active::after{width:100%}
.nav-links a.active{color:var(--navy);font-weight:600}
.nav-cta{display:flex;align-items:center;gap:14px;flex:none}

/* language selector */
.lang{position:relative}
.lang__btn{display:inline-flex;align-items:center;gap:7px;background:transparent;border:1.5px solid var(--line-2);border-radius:999px;padding:8px 12px;font-family:var(--sans);font-weight:600;font-size:13px;color:var(--ink);cursor:pointer;transition:.2s var(--ease);line-height:1}
.lang__btn:hover{border-color:var(--navy);background:#fff}
.lang__btn .globe{width:16px;height:16px;color:var(--steel)}
.lang__btn .chev{width:13px;height:13px;color:var(--muted);transition:transform .2s}
.lang__btn[aria-expanded="true"] .chev{transform:rotate(180deg)}
.lang__menu{position:absolute;top:calc(100% + 10px);right:0;background:#fff;border:1px solid var(--line);border-radius:12px;box-shadow:var(--shadow-lg);padding:8px;min-width:200px;max-height:344px;overflow-y:auto;display:none;z-index:130;-webkit-overflow-scrolling:touch}
.lang__menu.open{display:block}
.lang__menu button{display:block;width:100%;text-align:left;background:none;border:0;padding:9px 13px;border-radius:8px;font-family:var(--sans);font-size:14.5px;color:var(--text);cursor:pointer;transition:.15s}
.lang__menu button:hover{background:var(--surface-2);color:var(--navy)}
.lang__menu button.active{background:var(--brass-soft);color:#806616;font-weight:600}

/* hide Google Translate injected chrome */
.goog-te-banner-frame,.goog-te-gadget-icon,#goog-gt-tt,.goog-te-balloon-frame{display:none!important}
.goog-te-gadget{height:0;overflow:hidden;font-size:0!important;line-height:0!important}
iframe.skiptranslate,.skiptranslate iframe,.VIpgJd-ZVi9od-ORHb-OEVmcd{display:none!important;visibility:hidden!important}
body{top:0!important}
#google_translate_element{position:absolute!important;left:-9999px!important;top:-9999px!important;width:0!important;height:0!important;overflow:hidden!important}
.goog-text-highlight{background:none!important;box-shadow:none!important}
.burger{display:none;background:none;border:0;cursor:pointer;width:42px;height:42px;border-radius:10px;align-items:center;justify-content:center}
.burger:hover{background:rgba(19,35,63,.07)}
.burger span{display:block;width:22px;height:2px;background:var(--ink);position:relative;transition:.3s}
.burger span::before,.burger span::after{content:"";position:absolute;left:0;width:22px;height:2px;background:var(--ink);transition:.3s}
.burger span::before{top:-7px}.burger span::after{top:7px}
.burger.open span{background:transparent}
.burger.open span::before{top:0;transform:rotate(45deg)}
.burger.open span::after{top:0;transform:rotate(-45deg)}

/* ---------- hero ---------- */
.hero{position:relative;min-height:min(86vh,760px);display:flex;align-items:flex-end;color:#fff;overflow:hidden}
.hero__bg{position:absolute;inset:0;z-index:0}
.hero__bg img{width:100%;height:100%;object-fit:cover;animation:slowzoom 22s ease-out forwards}
@keyframes slowzoom{from{transform:scale(1.06)}to{transform:scale(1)}}
.hero__bg::after{content:"";position:absolute;inset:0;background:
  linear-gradient(90deg,rgba(10,18,34,.92) 0%,rgba(10,18,34,.66) 42%,rgba(10,18,34,.28) 75%,rgba(10,18,34,.12) 100%),
  linear-gradient(0deg,rgba(10,18,34,.7) 0%,rgba(10,18,34,0) 40%)}
.hero__inner{position:relative;z-index:1;padding:74px 0 88px;max-width:760px}
.hero h1{color:#fff;font-size:clamp(38px,6vw,68px);line-height:1.02;letter-spacing:-.02em}
.hero h1 em{font-style:italic;color:var(--brass-2);font-weight:500}
.hero p{font-size:clamp(17px,2.2vw,21px);color:#dde4ef;max-width:560px;margin:22px 0 30px}
.hero .btn-row{margin-bottom:34px}
.hero__chips{display:flex;flex-wrap:wrap;gap:12px}
.chip{display:inline-flex;align-items:center;gap:8px;background:rgba(255,255,255,.1);border:1px solid rgba(255,255,255,.2);backdrop-filter:blur(4px);padding:9px 16px;border-radius:999px;font-size:13.5px;font-weight:500;color:#eef2f8}
.chip b{color:var(--brass-2);font-weight:700}
.hero__scroll{position:absolute;left:50%;bottom:22px;transform:translateX(-50%);z-index:1;color:rgba(255,255,255,.6);font-size:11px;letter-spacing:.2em;text-transform:uppercase;display:flex;flex-direction:column;align-items:center;gap:8px}
.hero__scroll span{width:1px;height:34px;background:linear-gradient(rgba(255,255,255,.6),transparent);animation:scrollcue 2s ease-in-out infinite}
@keyframes scrollcue{0%,100%{opacity:.3;transform:scaleY(.6)}50%{opacity:1;transform:scaleY(1)}}

.page-hero{position:relative;color:#fff;padding:calc(var(--nav-h) - 30px) 0 0}
.page-hero__bg{position:absolute;inset:0;z-index:0}
.page-hero__bg img{width:100%;height:100%;object-fit:cover}
.page-hero__bg::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(10,18,34,.9),rgba(10,18,34,.6) 70%,rgba(10,18,34,.4))}
.page-hero__inner{position:relative;z-index:1;padding:84px 0 78px;max-width:720px}
.page-hero h1{color:#fff;font-size:clamp(34px,5vw,54px)}
.page-hero p{color:#d7dEEb;font-size:19px;margin-top:14px;max-width:580px}
.crumbs{font-size:13px;color:#9fb0c8;margin-bottom:20px;display:flex;gap:8px;align-items:center;flex-wrap:wrap}
.crumbs a{color:#cdd8e8}.crumbs a:hover{color:#fff}
.crumbs span{color:var(--brass-2)}

/* ---------- stat bar ---------- */
.statbar{background:var(--navy);color:#fff;position:relative;z-index:2}
.statbar__grid{display:grid;grid-template-columns:repeat(4,1fr)}
.stat{padding:42px 26px;text-align:center;border-right:1px solid rgba(255,255,255,.1)}
.stat:last-child{border-right:0}
.stat__num{font-family:var(--serif);font-weight:600;font-size:clamp(34px,4vw,46px);color:#fff;line-height:1;letter-spacing:-.02em}
.stat__num .suf{color:var(--brass-2)}
.stat__label{margin-top:10px;font-size:13.5px;color:#aebbcf;letter-spacing:.03em}

/* ---------- intro split ---------- */
.split{display:grid;grid-template-columns:1.05fr .95fr;gap:64px;align-items:center}
.split--rev .split__media{order:-1}
.split__media{position:relative}
.split__media img{border-radius:var(--radius);box-shadow:var(--shadow-lg);width:100%;object-fit:cover}
.split__media .badge{position:absolute;background:#fff;border-radius:14px;padding:18px 22px;box-shadow:var(--shadow);display:flex;gap:14px;align-items:center}
.split__media .badge--br{right:-18px;bottom:-22px}
.split__media .badge svg{width:30px;height:30px;color:var(--brass)}
.split__media .badge .b-num{font-family:var(--serif);font-weight:600;font-size:24px;color:var(--ink);line-height:1}
.split__media .badge .b-lbl{font-size:12.5px;color:var(--muted)}
.split__body h2{font-size:clamp(28px,3.6vw,40px)}
.checklist{list-style:none;padding:0;margin:24px 0 0;display:grid;gap:14px}
.checklist li{display:flex;gap:13px;align-items:flex-start;font-size:16px;color:var(--text)}
.checklist svg{width:22px;height:22px;color:var(--brass);flex:none;margin-top:1px}

/* ---------- property feature blocks ---------- */
.prop{display:grid;grid-template-columns:1.1fr 1fr;gap:56px;align-items:center}
.prop + .prop{margin-top:96px}
.prop--rev .prop__media{order:2}
.prop__media{position:relative}
.prop__media .pm-main{border-radius:var(--radius);box-shadow:var(--shadow-lg);width:100%;aspect-ratio:4/3;object-fit:cover}
.prop__media .pm-thumbs{display:grid;grid-template-columns:1fr 1fr;gap:14px;margin-top:14px}
.prop__media .pm-thumbs img{border-radius:var(--radius-sm);height:130px;width:100%;object-fit:cover;box-shadow:var(--shadow-sm)}
.prop__tag{display:inline-flex;align-items:center;gap:8px;background:var(--brass-soft);color:#806616;font-weight:600;font-size:12.5px;letter-spacing:.08em;text-transform:uppercase;padding:6px 14px;border-radius:999px;margin-bottom:16px}
.prop__body h3{font-size:clamp(26px,3.2vw,36px);margin-bottom:6px}
.prop__addr{display:flex;align-items:center;gap:8px;color:var(--muted);font-size:15px;margin-bottom:18px}
.prop__addr svg{width:16px;height:16px;color:var(--brass)}
.specrow{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--line);border:1px solid var(--line);border-radius:12px;overflow:hidden;margin:22px 0}
.specrow .sc{background:var(--surface);padding:16px 14px;text-align:center}
.specrow .sc b{display:block;font-family:var(--serif);font-weight:600;font-size:22px;color:var(--ink)}
.specrow .sc span{font-size:12px;color:var(--muted);letter-spacing:.03em}
.taglist{display:flex;flex-wrap:wrap;gap:9px;margin:20px 0 24px}
.taglist span{background:var(--surface);border:1px solid var(--line);color:var(--text);font-size:13px;font-weight:500;padding:7px 14px;border-radius:999px}

/* ---------- cards ---------- */
.cards{display:grid;gap:26px}
.cards.c3{grid-template-columns:repeat(3,1fr)}
.cards.c2{grid-template-columns:repeat(2,1fr)}
.cards.c4{grid-template-columns:repeat(4,1fr)}
.card{background:var(--surface);border:1px solid var(--line);border-radius:var(--radius);padding:32px;transition:.3s var(--ease)}
.card:hover{transform:translateY(-5px);box-shadow:var(--shadow);border-color:var(--line-2)}
.card__icon{width:54px;height:54px;border-radius:13px;background:var(--brass-soft);display:flex;align-items:center;justify-content:center;margin-bottom:20px}
.card__icon svg{width:27px;height:27px;color:#9a7a1f}
.card h3{font-size:21px;margin-bottom:8px}
.card p{color:var(--muted);font-size:15.5px;margin:0}
.card--num{position:relative}
.card__step{font-family:var(--serif);font-weight:600;font-size:14px;color:var(--brass);letter-spacing:.06em}

/* improvements: per-building cards + pills */
.card--imp{display:flex;flex-direction:column}
.card--imp h4{display:flex;align-items:center;gap:10px;font-family:var(--serif);font-weight:600;font-size:20px;color:var(--ink);margin:0}
.card--imp h4 .ic{width:36px;height:36px;border-radius:9px;background:var(--brass-soft);display:flex;align-items:center;justify-content:center;flex:none}
.card--imp h4 .ic svg{width:19px;height:19px;color:#9a7a1f}
.card--imp .checklist{margin-top:18px;gap:11px}
.card--imp .checklist li{font-size:14.5px;color:var(--text)}
.card--imp .checklist svg{width:19px;height:19px}
.imp-note{margin-top:26px;display:flex;flex-wrap:wrap;gap:10px}
.imp-note .pill{display:inline-flex;align-items:center;gap:9px;background:var(--surface);border:1px solid var(--line);border-radius:999px;padding:10px 17px;font-size:14px;font-weight:500;color:var(--text)}
.imp-note .pill svg{width:17px;height:17px;color:var(--brass);flex:none}
/* completed/planned grouping */
.imp-b{font-family:var(--sans);font-weight:700;font-size:11.5px;letter-spacing:.09em;text-transform:uppercase;color:var(--brass);margin:18px 0 9px}
.imp-b:first-child{margin-top:0}
.card--imp .imp-group .checklist{margin-top:0}
/* site map + lease plans */
.mapfig{border-radius:var(--radius);overflow:hidden;border:1px solid var(--line);box-shadow:var(--shadow)}
.mapfig img{width:100%;display:block}
.plan-card{display:flex;flex-direction:column}
.plan-card .plan-img{width:100%;height:300px;object-fit:contain;background:#fff;border:1px solid var(--line);border-radius:10px;padding:12px;margin-bottom:20px}
.plan-card h4{font-family:var(--serif);font-weight:600;font-size:20px;color:var(--ink);margin:0 0 4px}
.avail-note{display:inline-flex;align-items:center;gap:9px;background:var(--brass-soft);color:#806616;font-weight:600;font-size:13.5px;padding:10px 18px;border-radius:999px;margin-top:8px}
.avail-note svg{width:17px;height:17px;flex:none}

/* property card (gallery thumb style) */
.pcard{background:var(--surface);border:1px solid var(--line);border-radius:var(--radius);overflow:hidden;transition:.3s var(--ease);display:flex;flex-direction:column}
.pcard:hover{transform:translateY(-5px);box-shadow:var(--shadow-lg)}
.pcard__img{position:relative;aspect-ratio:16/11;overflow:hidden}
.pcard__img img{width:100%;height:100%;object-fit:cover;transition:transform .6s var(--ease)}
.pcard:hover .pcard__img img{transform:scale(1.05)}
.pcard__type{position:absolute;top:14px;left:14px;background:rgba(19,35,63,.9);color:#fff;font-size:12px;font-weight:600;letter-spacing:.05em;padding:6px 13px;border-radius:999px;backdrop-filter:blur(4px)}
.pcard__body{padding:24px 26px 28px;flex:1;display:flex;flex-direction:column}
.pcard__body h3{font-size:22px;margin-bottom:4px}
.pcard__addr{color:var(--muted);font-size:14px;margin-bottom:14px;display:flex;gap:7px;align-items:center}
.pcard__addr svg{width:15px;height:15px;color:var(--brass);flex:none}
.pcard__meta{display:flex;gap:18px;margin:auto 0 0;padding-top:16px;border-top:1px solid var(--line)}
.pcard__meta div{font-size:13px;color:var(--muted)}
.pcard__meta b{display:block;font-family:var(--serif);font-size:19px;color:var(--ink);font-weight:600}

/* ---------- gallery ---------- */
.gallery{display:grid;grid-template-columns:repeat(4,1fr);grid-auto-rows:200px;gap:14px}
.gallery a{border-radius:12px;overflow:hidden;position:relative}
.gallery img{width:100%;height:100%;object-fit:cover;transition:transform .5s var(--ease)}
.gallery a:hover img{transform:scale(1.06)}
.gallery .g-wide{grid-column:span 2}
.gallery .g-tall{grid-row:span 2}

/* ---------- feature list / why ---------- */
.feat{display:flex;gap:18px;align-items:flex-start}
.feat__ic{width:50px;height:50px;border-radius:12px;background:var(--navy);display:flex;align-items:center;justify-content:center;flex:none}
.feat__ic svg{width:24px;height:24px;color:var(--brass-2)}
.feat h3{font-size:19px;margin-bottom:6px}
.feat p{color:var(--muted);font-size:15px;margin:0}
.bg-navy .feat h3{color:#fff}
.bg-navy .feat p{color:#b9c4d6}
.bg-navy .feat__ic{background:rgba(255,255,255,.08);border:1px solid rgba(255,255,255,.12)}

/* ---------- CTA band ---------- */
.cta{position:relative;overflow:hidden;color:#fff;text-align:center}
.cta__bg{position:absolute;inset:0;z-index:0}
.cta__bg img{width:100%;height:100%;object-fit:cover}
.cta__bg::after{content:"";position:absolute;inset:0;background:linear-gradient(rgba(11,20,38,.9),rgba(11,20,38,.93))}
.cta__inner{position:relative;z-index:1;padding:96px 0;max-width:680px;margin:0 auto}
.cta h2{color:#fff;font-size:clamp(30px,4.4vw,48px)}
.cta p{color:#cdd6e4;font-size:19px;margin:16px auto 30px;max-width:520px}
.cta .btn-row{justify-content:center}

/* ---------- about / team ---------- */
.bio{display:grid;grid-template-columns:auto 1fr;gap:24px;align-items:center;background:var(--surface);border:1px solid var(--line);border-radius:var(--radius);padding:30px}
.bio__avatar{width:96px;height:96px;border-radius:50%;background:var(--navy);color:var(--brass-2);font-family:var(--serif);font-weight:600;font-size:34px;display:flex;align-items:center;justify-content:center;flex:none}
.bio h3{font-size:23px;margin-bottom:2px}
.bio .role{color:var(--brass);font-weight:600;font-size:14px;letter-spacing:.04em;margin-bottom:10px}
.bio p{color:var(--muted);font-size:15.5px;margin:0}

.valuecard{background:var(--surface);border:1px solid var(--line);border-left:3px solid var(--brass);border-radius:12px;padding:26px}
.valuecard h3{font-size:19px;margin-bottom:8px}
.valuecard p{color:var(--muted);font-size:15px;margin:0}

/* ---------- contact / forms ---------- */
.contact-grid{display:grid;grid-template-columns:1fr 1.1fr;gap:54px;align-items:start}
.info-block{display:flex;gap:16px;align-items:flex-start;padding:20px 0;border-bottom:1px solid var(--line)}
.info-block:last-child{border-bottom:0}
.info-block__ic{width:46px;height:46px;border-radius:11px;background:var(--brass-soft);display:flex;align-items:center;justify-content:center;flex:none}
.info-block__ic svg{width:22px;height:22px;color:#9a7a1f}
.info-block h3{font-size:13px;text-transform:uppercase;letter-spacing:.1em;color:var(--muted);font-family:var(--sans);font-weight:700;margin-bottom:4px}
.info-block p,.info-block a{font-size:17px;color:var(--ink);margin:0;font-weight:500}
.info-block a:hover{color:var(--brass)}

.form{background:var(--surface);border:1px solid var(--line);border-radius:var(--radius);padding:34px;box-shadow:var(--shadow-sm)}
.form .grid2{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.field{margin-bottom:18px}
.field label{display:block;font-size:13.5px;font-weight:600;color:var(--ink);margin-bottom:7px}
.field label .req{color:var(--brass)}
.field input,.field select,.field textarea{
  width:100%;padding:13px 15px;border:1.5px solid var(--line-2);border-radius:10px;
  font-family:inherit;font-size:15.5px;color:var(--ink);background:var(--surface-2);transition:.2s;
}
.field textarea{resize:vertical;min-height:130px}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--brass);background:#fff;box-shadow:0 0 0 4px rgba(192,161,78,.13)}
.field .err{color:#c0392b;font-size:12.5px;margin-top:5px;display:none}
.field.invalid input,.field.invalid select,.field.invalid textarea{border-color:#c0392b}
.field.invalid .err{display:block}
.form-success{display:none;text-align:center;padding:30px 10px}
.form-success.show{display:block}
.form-success svg{width:62px;height:62px;color:var(--brass);margin-bottom:14px}
.form-success h2{font-size:26px;margin-bottom:8px}
.form-success p{color:var(--muted)}
.form-note{font-size:12.5px;color:var(--muted-2);margin-top:14px;text-align:center}

.map-embed{border-radius:var(--radius);overflow:hidden;border:1px solid var(--line);box-shadow:var(--shadow-sm);margin-top:30px}
.map-embed iframe{display:block;width:100%;height:340px;border:0;filter:grayscale(.2) contrast(1.02)}
/* two-up property maps */
.maps-row{display:grid;grid-template-columns:1fr 1fr;gap:26px}
.map-card{background:var(--surface);border:1px solid var(--line);border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow-sm)}
.map-card__head{display:flex;align-items:center;gap:13px;padding:18px 22px;border-bottom:1px solid var(--line)}
.map-card__head>svg{width:22px;height:22px;color:var(--brass);flex:none}
.map-card__head h3{font-size:18px;margin:0}
.map-card__head span{font-size:12.5px;color:var(--muted)}
.map-card__head .textlink{margin-left:auto;flex:none}
.map-card .map-embed{margin:0;border:0;border-radius:0;box-shadow:none}
.map-card .map-embed iframe{height:300px}
@media(max-width:760px){.maps-row{grid-template-columns:1fr}}

/* ---------- footer ---------- */
.footer{background:var(--ink);color:#aeb9cb;font-size:14.5px;padding-top:64px}
.footer a{color:#aeb9cb;transition:color .2s}
.footer a:hover{color:#fff}
.footer__top{display:grid;grid-template-columns:1.6fr 1fr 1fr 1.2fr;gap:40px;padding-bottom:48px;border-bottom:1px solid rgba(255,255,255,.1)}
.footer__brand img{height:42px;width:auto;margin-bottom:18px}
.footer__brand p{color:#8b97a9;max-width:300px;font-size:14.5px}
.managed-by{display:inline-flex;flex-direction:column;gap:9px;margin-top:22px}
.managed-by span{font-size:11px;font-weight:700;letter-spacing:.12em;text-transform:uppercase;color:#7c8699}
.managed-by img{height:32px;width:auto;margin:0;opacity:.95;transition:opacity .2s}
.managed-by:hover img{opacity:1}
.mgmt-logo{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:46px 40px;box-shadow:var(--shadow-sm);text-align:center}
.mgmt-logo img{max-width:100%;width:380px;height:auto;margin:0 auto}
.info-block img{width:auto}
.footer h4{color:#fff;font-family:var(--sans);font-size:13px;text-transform:uppercase;letter-spacing:.12em;margin-bottom:18px;font-weight:700}
.footer ul{list-style:none;padding:0;margin:0;display:grid;gap:11px}
.footer__contact div{display:flex;gap:10px;align-items:flex-start;margin-bottom:12px}
.footer__contact svg{width:16px;height:16px;color:var(--brass-2);flex:none;margin-top:3px}
.footer__bottom{display:flex;justify-content:space-between;align-items:center;gap:16px;padding:22px 0;flex-wrap:wrap}
.footer__bottom p{margin:0;color:#7c8699;font-size:13px}
.footer__bottom .fb-links{display:flex;gap:20px}

/* ---------- reveal ---------- */
.reveal{opacity:0;transform:translateY(26px);transition:opacity .7s var(--ease),transform .7s var(--ease)}
.reveal.in{opacity:1;transform:none}
.reveal.d1{transition-delay:.08s}.reveal.d2{transition-delay:.16s}.reveal.d3{transition-delay:.24s}.reveal.d4{transition-delay:.32s}

/* ---------- responsive ---------- */
@media(max-width:1040px){
  .nav-links{position:fixed;top:var(--nav-h);left:0;right:0;background:#fff;flex-direction:column;align-items:flex-start;gap:0;padding:10px 28px 24px;box-shadow:0 20px 30px -16px rgba(14,26,48,.3);transform:translateY(-130%);transition:transform .35s var(--ease);max-height:calc(100vh - var(--nav-h));overflow:auto;margin-left:0}
  .nav-links.open{transform:none}
  .nav-links a{width:100%;padding:14px 0;border-bottom:1px solid var(--line);font-size:16px}
  .nav-links a::after{display:none}
  .burger{display:flex}
  .nav-cta .btn:not(.burger){display:none}
  .split,.prop,.prop--rev .prop__media,.contact-grid{grid-template-columns:1fr}
  .prop--rev .prop__media{order:0}
  .split{gap:40px}.prop+.prop{margin-top:64px}
  .footer__top{grid-template-columns:1fr 1fr}
}
@media(max-width:760px){
  body{font-size:16px}
  .section{padding:68px 0}
  .wrap{padding:0 20px}
  .statbar__grid{grid-template-columns:1fr 1fr}
  .stat{border-bottom:1px solid rgba(255,255,255,.1)}
  .stat:nth-child(2){border-right:0}
  .cards.c3,.cards.c2,.cards.c4{grid-template-columns:1fr}
  .gallery{grid-template-columns:1fr 1fr;grid-auto-rows:150px}
  .gallery .g-wide{grid-column:span 2}
  .gallery .g-tall{grid-row:span 1}
  .form .grid2,.specrow{grid-template-columns:1fr}
  .specrow{gap:1px}
  .footer__top{grid-template-columns:1fr}
  .utility .u-tag,.utility .u-item--hide{display:none}
  .bio{grid-template-columns:1fr;text-align:center}
  .bio__avatar{margin:0 auto}
  .hero__chips .chip:nth-child(n+4){display:none}
}

/* ---------- reduced motion ---------- */
@media(prefers-reduced-motion:reduce){
  *,*::before,*::after{animation-duration:.001ms!important;animation-iteration-count:1!important;transition-duration:.01ms!important;scroll-behavior:auto!important}
  .reveal{opacity:1;transform:none}
  .hero__bg img{animation:none}
}