/* ============================================================
   8x CRE — shared design system
   Swiss-minimal, light: porcelain ground, warm ink, hairline rules,
   one metallic accent (gold), copper = parks lane, sage = commercial.
   Display: Fraunces · Body: Hanken Grotesk · Labels: Spline Sans Mono
   ============================================================ */

:root{
  /* type — editorial: warm serif display, grotesque body, mono labels */
  --font-display:'Fraunces',Georgia,'Times New Roman',serif;
  --font-body:'Hanken Grotesk',system-ui,-apple-system,BlinkMacSystemFont,sans-serif;
  --font-mono:'Spline Sans Mono',ui-monospace,'SFMono-Regular',Menlo,monospace;

  /* porcelain ground — warm near-white, white cards, ink text */
  --bg:#FAFAF7;
  --bg-1:#F4F1E9;
  --bg-2:#FFFFFF;
  --bg-3:#FBF8F0;
  --ink-deep:#1B1611;      /* dark anchors: buttons, footer, hero scrim base */
  --ink-deep-2:#3A2E1F;

  --text:#1B1712;          /* warm ink */
  --text-muted:#5C5546;    /* secondary body, warm */
  --text-dim:#8A8272;      /* labels, footer meta */

  --gold:#A0762F;          /* primary accent, AA on light ground */
  --gold-dark:#8A6420;
  --gold-bright:#D2A765;   /* on-dark accent (heroes, footer) */
  --copper:#C4713A;        /* parks lane decor */
  --copper-light:#A85A28;  /* parks lane text on light */
  --copper-dark:#A85A28;   /* copper CTAs */
  --teal:#6E7F57;          /* commercial lane text on light — desert sage */
  --teal-dark:#5C6B49;
  --ink:#04252C;           /* dark text on light (sage) buttons */

  --border:#E7E1D4;
  --border-light:#D8D0BE;
  --r:2px;

  --wrap:1140px;
  --ease:cubic-bezier(.22,.61,.36,1);
}

*{margin:0;padding:0;box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{
  font-family:var(--font-body);
  background:var(--bg);
  color:var(--text);
  font-size:17px;
  line-height:1.65;
  -webkit-font-smoothing:antialiased;
  text-rendering:optimizeLegibility;
  overflow-x:hidden;
}

.serif{font-family:var(--font-display)}
h1,h2,h3,.sec-title,.hero h1{font-family:var(--font-display);font-optical-sizing:auto;line-height:1.1;letter-spacing:-.012em}

.wrap{max-width:var(--wrap);margin:0 auto;padding:0 32px}
a{color:inherit}
img{max-width:100%;display:block}

/* skip link + visible focus (a11y) */
.skip-link{position:absolute;left:-9999px;top:0;z-index:100;background:var(--ink-deep);color:#fff;
  padding:10px 16px;font-weight:700;border-radius:var(--r);text-decoration:none}
.skip-link:focus{left:8px;top:8px}
a:focus-visible,button:focus-visible,summary:focus-visible,
.btn:focus-visible,.bento-link:focus-visible,.nav-cta:focus-visible{
  outline:2px solid var(--gold);outline-offset:3px;border-radius:var(--r)}
.field input:focus-visible,.field select:focus-visible,.field textarea:focus-visible{
  outline:2px solid var(--gold);outline-offset:2px}

.kicker{
  font-family:var(--font-mono);
  font-size:12.5px;font-weight:500;letter-spacing:.2em;text-transform:uppercase;
  color:var(--text-dim);margin-bottom:22px;
}
.kicker::before{content:'';display:inline-block;width:26px;height:1px;background:currentColor;
  vertical-align:middle;margin:-2px 12px 0 0;opacity:.55}
.kicker-gold{color:var(--gold)}
.kicker-copper{color:var(--copper-light)}
.kicker-teal{color:var(--teal)}
.gold{color:var(--gold)}
.copper{color:var(--copper-light)}
.tealc{color:var(--teal)}

/* ---------- NAV ---------- */
nav{
  position:sticky;top:0;z-index:50;
  border-bottom:1px solid var(--border);
  background:rgba(250,250,247,.85);
  backdrop-filter:blur(18px);-webkit-backdrop-filter:blur(18px);
}
.nav-in{display:flex;justify-content:space-between;align-items:center;gap:20px;
  padding:16px 32px;max-width:var(--wrap);margin:0 auto}
.logo{display:inline-flex;align-items:center;gap:11px;text-decoration:none;white-space:nowrap}
.logo-mark{width:34px;height:34px;flex-shrink:0;display:block}
.logo-txt{display:flex;flex-direction:column;line-height:1.05}
.logo-name{font-family:var(--font-display);font-weight:700;font-size:21px;color:var(--text);letter-spacing:-.005em}
.logo-name b{color:var(--gold);font-weight:700}
.logo-sub{font-family:var(--font-body);font-weight:600;font-size:10.5px;letter-spacing:.16em;
  text-transform:uppercase;color:var(--text-dim);margin-top:3px}
@media(max-width:400px){ .logo-sub{display:none} }
.nav-links{display:flex;align-items:center;gap:26px}
.nav-links a{color:var(--text-muted);text-decoration:none;font-size:15px;font-weight:500;transition:color .2s}
.nav-links a:hover,.nav-links a.active{color:var(--text)}
.nav-cta{
  background:var(--ink-deep);color:#fff !important;padding:10px 20px;text-decoration:none;
  font-weight:700;font-size:14px;letter-spacing:.03em;border-radius:var(--r);transition:background .2s;
}
.nav-cta:hover{background:var(--ink-deep-2)}
.nav-toggle{display:none;background:none;border:0;color:var(--text);font-size:24px;cursor:pointer;line-height:1}

/* ---------- BUTTONS ---------- */
.btn{display:inline-block;padding:16px 30px;text-decoration:none;font-weight:700;font-size:15px;
  border-radius:var(--r);transition:all .2s var(--ease);cursor:pointer;border:0;font-family:inherit}
.btn-gold{background:var(--ink-deep);color:#FAF7F0}
.btn-gold:hover{background:var(--ink-deep-2);transform:translateY(-1px)}
.btn-copper{background:var(--copper-dark);color:#fff}
.btn-copper:hover{background:var(--copper);transform:translateY(-1px)}
.btn-teal{background:var(--teal);color:#fff}
.btn-teal:hover{background:var(--teal-dark)}
.btn-ghost{background:transparent;color:var(--text);border:1px solid var(--border-light)}
.btn-ghost:hover{border-color:var(--text);color:var(--text)}
.link-underline{color:var(--gold-dark);text-decoration:none;font-weight:600;padding-bottom:2px;
  background-image:linear-gradient(currentColor,currentColor);background-size:100% 1px;
  background-position:0 100%;background-repeat:no-repeat;transition:background-size .35s var(--ease)}
.link-underline:hover{background-size:0 1px;background-position:100% 100%}

/* ---------- HERO (dark imagery, light type — scoped on-dark palette) ---------- */
.hero{padding:112px 0 96px;position:relative;color:#F6F1E6}
.hero-inner{max-width:820px}
.hero h1{font-size:clamp(40px,6vw,76px);font-weight:800;line-height:1.02;letter-spacing:-.018em;margin-bottom:26px;color:#FBF7EE}
.hero .lead{font-size:20px;color:rgba(246,241,230,.82);max-width:56ch;margin-bottom:40px;line-height:1.7}
.hero .lead b{color:#fff}
.hero-ctas{display:flex;gap:14px;flex-wrap:wrap;align-items:center;margin-bottom:26px}
.hero-note{font-size:14px;color:rgba(246,241,230,.7);display:flex;align-items:center;gap:8px}
.hero-note b{color:var(--gold-bright);font-weight:600}
.hero .kicker{color:rgba(246,241,230,.72)}
.hero .kicker-gold{color:var(--gold-bright)}
.hero .kicker-copper{color:#E0905A}
.hero .kicker-teal{color:#B7C6A2}
.hero .btn-gold{background:#FAF7F0;color:var(--ink-deep)}
.hero .btn-gold:hover{background:#fff;transform:translateY(-1px)}
.hero .btn-ghost{background:transparent;color:#F6F1E6;border:1px solid rgba(246,241,230,.5)}
.hero .btn-ghost:hover{border-color:#fff;color:#fff}

/* ---------- STAT BAND ---------- */
.band{border-top:1px solid var(--border);border-bottom:1px solid var(--border);background:var(--bg-1)}
.band-in{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--border);
  max-width:var(--wrap);margin:0 auto}
.band-stat{background:var(--bg-1);padding:36px 34px}
.band-stat .dot{width:6px;height:6px;border-radius:50%;background:var(--gold);display:block;margin-bottom:14px}
.band-stat b{font-size:15.5px;font-weight:800;display:block;margin-bottom:6px;letter-spacing:-.01em}
.band-stat span{font-size:15px;color:var(--text-muted);line-height:1.6}

/* ---------- SECTIONS ---------- */
section{padding:100px 0;border-bottom:1px solid var(--border);position:relative}
.sec-head{max-width:60ch}
.sec-title{font-size:clamp(29px,4vw,48px);font-weight:800;letter-spacing:-.018em;line-height:1.05;margin-bottom:18px}
.sec-sub{font-size:18px;color:var(--text-muted);max-width:58ch;margin-bottom:52px;line-height:1.7}
.bg-1{background:var(--bg-1)}
.bg-2{background:var(--bg-2)}

/* ---------- BENTO (arms) ---------- */
.bento{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--border);
  border:1px solid var(--border)}
/* homepage: flagship spans the full row; the 3 secondary cards fill row two */
.bento.has-flagship{grid-template-columns:repeat(3,1fr)}
.bento-card{background:var(--bg-2);padding:42px 34px;display:flex;flex-direction:column;min-height:440px;
  transition:background .25s}
.bento-card:hover{background:var(--bg-3)}
.bento-card.re{border-top:3px solid var(--copper)}
.bento-card.biz{border-top:3px solid var(--gold-bright)}
.bento-card.ent{border-top:3px solid #9CAF84}
.bento-card h3{font-size:29px;font-weight:800;letter-spacing:-.03em;margin-bottom:14px;line-height:1.12}
.bento-card .desc{font-size:16px;color:var(--text-muted);margin-bottom:26px;line-height:1.65;max-width:38ch}
.vlist{list-style:none;display:flex;flex-direction:column;gap:11px;flex:1;margin-bottom:32px}
.vlist li{display:flex;align-items:flex-start;gap:11px;font-size:15px;color:var(--text-muted);line-height:1.5}
.badge{display:inline-block;padding:4px 10px;font-size:11.5px;font-weight:700;letter-spacing:.08em;
  text-transform:uppercase;border-radius:2px;flex-shrink:0;margin-top:2px}
.badge-re{background:rgba(168,90,40,.08);color:var(--copper-light);border:1px solid rgba(168,90,40,.28)}
.badge-gold{background:rgba(160,118,47,.08);color:var(--gold);border:1px solid rgba(160,118,47,.28)}
.badge-teal{background:rgba(110,127,87,.08);color:var(--teal);border:1px solid rgba(110,127,87,.3)}
.badge-soon{background:rgba(27,22,17,.03);color:var(--text-dim);border:1px solid var(--border-light)}
.bento-link{display:inline-block;padding:13px 22px;text-decoration:none;font-weight:700;font-size:14px;
  border-radius:var(--r);align-self:flex-start;margin-top:auto;transition:all .2s}
.bento-link.re{background:var(--copper-dark);color:#fff}
.bento-link.re:hover{background:var(--copper)}
.bento-link.biz{background:var(--ink-deep);color:#FAF7F0;border:1px solid var(--ink-deep)}
.bento-link.biz:hover{background:var(--ink-deep-2)}
.bento-link.ent{background:transparent;color:var(--teal);border:1px solid rgba(110,127,87,.45)}
.bento-link.ent:hover{background:rgba(110,127,87,.08)}

/* ---------- SPOTLIGHT ---------- */
.spotlight-grid{display:grid;grid-template-columns:1.08fr .92fr;gap:64px;align-items:center}
.flagship-tag{display:inline-flex;align-items:center;gap:8px;background:rgba(168,90,40,.08);
  border:1px solid rgba(168,90,40,.28);color:var(--copper-light);font-size:12.5px;font-weight:700;
  letter-spacing:.14em;text-transform:uppercase;padding:6px 13px;border-radius:var(--r);margin-bottom:22px}
.flagship-tag .d{width:6px;height:6px;border-radius:50%;background:var(--copper-light)}
.spotlight-grid h2{font-size:clamp(28px,3.6vw,40px);font-weight:800;letter-spacing:-.03em;margin-bottom:18px}
.spotlight-grid p{color:var(--text-muted);font-size:17px;margin-bottom:18px;max-width:52ch;line-height:1.7}
.spotlight-grid p b{color:var(--text)}
.pullquote{font-family:var(--font-display);font-size:23px;line-height:1.4;color:var(--text);
  border-left:3px solid var(--gold-bright);padding:6px 0 6px 24px;margin:26px 0}
.panel{background:var(--bg-2);border:1px solid var(--border);padding:32px 30px;border-radius:var(--r);
  box-shadow:0 10px 34px rgba(27,22,17,.05)}
.panel h4{font-size:13px;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--text-dim);
  margin-bottom:6px}
.steps{list-style:none;counter-reset:s}
.steps li{counter-increment:s;padding:20px 0;border-bottom:1px solid var(--border);display:flex;gap:16px}
.steps li:last-child{border-bottom:0}
.steps li::before{content:counter(s,decimal-leading-zero);font-family:var(--font-display);
  color:var(--gold);font-size:15px;font-weight:700;flex-shrink:0}
.steps b{display:block;font-size:16px;color:var(--text);margin-bottom:4px}
.steps span{font-size:15.5px;color:var(--text-muted);line-height:1.6}

/* ---------- CARDS (why / process) ---------- */
.grid3{display:grid;grid-template-columns:repeat(auto-fit,minmax(280px,1fr));gap:1px;
  background:var(--border);border:1px solid var(--border)}
.card{background:var(--bg-2);padding:34px 30px}
.card .n{font-size:13px;font-weight:700;color:var(--gold);letter-spacing:.12em;margin-bottom:14px}
.card h3{font-size:20px;font-weight:700;margin-bottom:11px;letter-spacing:-.02em}
.card p{font-size:15.5px;color:var(--text-muted);line-height:1.65}

/* ---------- FAQ ---------- */
.faq details{border:1px solid var(--border);background:var(--bg-2);margin-bottom:12px;border-radius:var(--r)}
.faq summary{cursor:pointer;padding:22px 26px;font-family:var(--font-display);font-weight:600;
  font-size:19px;list-style:none;display:flex;justify-content:space-between;align-items:center;gap:16px}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:'+';font-family:var(--font-body);color:var(--gold);font-size:24px;
  font-weight:400;flex-shrink:0;transition:transform .2s}
.faq details[open] summary::after{content:'–'}
.faq .a{padding:0 26px 24px;color:var(--text-muted);font-size:16px;max-width:74ch;line-height:1.7}

/* ---------- VALUATION FORM ---------- */
.valuation{background:var(--bg-1)}
.val-card{max-width:720px;margin:0 auto;background:var(--bg-2);border:1px solid var(--border);
  border-top:3px solid var(--gold-bright);padding:44px 40px;border-radius:var(--r);
  box-shadow:0 14px 44px rgba(27,22,17,.06)}
.val-card h2{font-size:clamp(26px,3.4vw,36px);font-weight:800;letter-spacing:-.03em;margin-bottom:12px;text-align:center}
.val-card .sub{color:var(--text-muted);text-align:center;margin-bottom:32px;font-size:16.5px;line-height:1.6}
.field{margin-bottom:18px}
.field label{display:block;font-size:13px;font-weight:700;letter-spacing:.09em;text-transform:uppercase;
  color:var(--text-dim);margin-bottom:8px}
.field input,.field select,.field textarea{width:100%;padding:14px 16px;background:#FBFAF6;
  border:1px solid var(--border-light);color:var(--text);font-size:15.5px;border-radius:var(--r);
  font-family:var(--font-body);transition:border-color .2s}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--gold)}
.field input::placeholder,.field textarea::placeholder{color:var(--text-dim)}
.field-row{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.val-card button{width:100%;margin-top:8px;padding:17px;font-size:16px}
.val-fine{text-align:center;font-size:14px;color:var(--text-dim);margin-top:18px;line-height:1.6}
.val-or{text-align:center;color:var(--text-dim);font-size:15px;margin:20px 0 4px}
.val-or a{color:var(--gold-dark);text-decoration:none;font-weight:600;border-bottom:1px solid rgba(160,118,47,.35)}

/* ---------- CONTACT ---------- */
.contact{background:var(--bg-1)}
.c-grid{display:grid;grid-template-columns:1fr 1fr;gap:56px}
.c-item{margin-bottom:26px}
.c-item b{display:block;font-size:13px;letter-spacing:.12em;text-transform:uppercase;color:var(--gold);margin-bottom:6px}
.c-item a{color:var(--text);font-size:25px;font-family:var(--font-display);font-weight:700;text-decoration:none}
.c-item a:hover{color:var(--gold-dark)}
.c-item .small{font-size:15.5px;color:var(--text-muted);margin-top:4px}
.promise{background:#FBF6EA;border:1px solid #E9D9B4;padding:26px;
  font-size:15px;color:var(--text-muted);line-height:1.7;border-radius:var(--r)}
.promise b{color:var(--gold-dark)}

/* ---------- FOOTER (ink anchor) ---------- */
footer{padding:52px 0;font-size:14.5px;color:rgba(246,241,230,.6);line-height:1.8;
  background:var(--ink-deep)}
.foot-in{display:flex;justify-content:space-between;gap:24px;flex-wrap:wrap;align-items:flex-start}
footer .logo-name{color:#FBF7EE}
footer a{color:rgba(246,241,230,.78);text-decoration:none}
footer a:hover{color:var(--gold-bright)}
.foot-links{display:flex;gap:22px;flex-wrap:wrap}
.foot-legal{margin-top:24px;padding-top:22px;border-top:1px solid rgba(246,241,230,.14);max-width:80ch}

/* ---------- LOAD ANIMATION ---------- */
@keyframes rise{from{opacity:0;transform:translateY(16px)}to{opacity:1;transform:none}}
.reveal{opacity:0;animation:rise .7s var(--ease) forwards}
.d1{animation-delay:.05s}.d2{animation-delay:.15s}.d3{animation-delay:.25s}.d4{animation-delay:.35s}.d5{animation-delay:.45s}
@media(prefers-reduced-motion:reduce){.reveal{animation:none;opacity:1}*{scroll-behavior:auto}}

/* ---------- RESPONSIVE ---------- */
@media(max-width:900px){
  .bento,.bento.has-flagship{grid-template-columns:1fr}
  .spotlight-grid{grid-template-columns:1fr;gap:36px}
  .c-grid{grid-template-columns:1fr;gap:32px}
  /* 6 links wrap between 720-900px — collapse to the drawer earlier */
  .nav-links{position:fixed;inset:57px 0 auto 0;flex-direction:column;align-items:flex-start;
    gap:0;background:var(--bg);border-bottom:1px solid var(--border);padding:8px 20px 20px;
    transform:translateY(-140%);transition:transform .3s var(--ease);z-index:40}
  .nav-links.open{transform:none}
  .nav-links a{padding:13px 0;width:100%;border-bottom:1px solid var(--border);font-size:16px}
  .nav-links .nav-cta{margin-top:12px;border-bottom:0;text-align:center}
  .nav-toggle{display:block}
}
@media(max-width:720px){
  body{font-size:16.5px}
  .wrap{padding:0 20px}
  .nav-in{padding:13px 20px}
  .hero{padding:64px 0 60px}
  section{padding:64px 0}
  .band-in{grid-template-columns:1fr}
  .field-row{grid-template-columns:1fr}
  .val-card{padding:32px 22px}
  .foot-in{flex-direction:column}
  .imgband{height:220px}
}

/* ---------- HERO MEDIA ---------- */
.hero{overflow:hidden}
.hero-media{position:absolute;inset:0;z-index:0;background:var(--ink-deep)}
.hero-media img,.hero-media video{width:100%;height:100%;object-fit:cover;object-position:center;display:block}
.hero-media img{animation:kenburns 28s ease-out both}
@keyframes kenburns{from{transform:scale(1.09)}to{transform:scale(1)}}
.hero-scrim{position:absolute;inset:0;z-index:1;
  background:
    linear-gradient(98deg, rgba(20,16,12,.94) 0%, rgba(20,16,12,.86) 32%, rgba(20,16,12,.52) 72%, rgba(20,16,12,.34) 100%),
    linear-gradient(0deg, rgba(20,16,12,.78) 0%, rgba(20,16,12,0) 42%)}
.hero > .wrap{position:relative;z-index:2}
@media(prefers-reduced-motion:reduce){
  .hero-media img{animation:none;transform:none}
  .hero-media video{display:none}
  .hero-media{background:var(--ink-deep) url('/assets/img/office-hero.jpg') center/cover no-repeat}
}
@media(max-width:720px){
  .hero-scrim{background:linear-gradient(180deg, rgba(20,16,12,.66) 0%, rgba(20,16,12,.86) 52%, rgba(20,16,12,.95) 100%)}
}

/* ---------- NICHE CARD IMAGERY ---------- */
.bento-card.has-media{padding:0}
.card-media{position:relative;height:174px;overflow:hidden}
.card-media img{width:100%;height:100%;object-fit:cover;display:block;transition:transform .7s var(--ease)}
.bento-card.has-media:hover .card-media img{transform:scale(1.06)}
.bento-card.has-media .bento-body{padding:28px 32px 32px;display:flex;flex-direction:column;flex:1}

/* ---------- FLAGSHIP CARD (offices, made visually dominant) ---------- */
.bento-card.flagship{grid-column:1/-1;flex-direction:row;min-height:320px}
.bento-card.flagship .card-media{width:44%;height:auto;flex-shrink:0}
.bento-card.flagship .bento-body{flex:1;justify-content:center}
.bento-card.flagship h3{font-size:clamp(28px,3vw,40px)}
.bento-card.flagship .flagship-tag{margin-bottom:16px;align-self:flex-start}
@media(max-width:900px){
  .bento-card.flagship{flex-direction:column}
  .bento-card.flagship .card-media{width:100%;height:174px}
}

/* ---------- FULL-BLEED IMAGE BAND ---------- */
.imgband{position:relative;height:320px;overflow:hidden;border-top:1px solid var(--border);border-bottom:1px solid var(--border)}
.imgband img{width:100%;height:100%;object-fit:cover;object-position:center 42%;display:block}
.imgband::after{content:'';position:absolute;inset:0;
  background:linear-gradient(0deg,rgba(20,16,12,.28),rgba(20,16,12,.04))}

/* ---------- SCROLL REVEAL (hidden only when JS is active) ---------- */
html.js .sr{opacity:0;transform:translateY(24px);transition:opacity .7s var(--ease),transform .7s var(--ease)}
html.js .sr.in{opacity:1;transform:none}
@media(prefers-reduced-motion:reduce){ html.js .sr{opacity:1;transform:none;transition:none} }

/* ---------- EDITORIAL DETAIL (mono numerals + labels) ---------- */
.card .n,.badge,.flagship-tag,.v-badge{font-family:var(--font-mono);font-weight:500}
.steps li::before{font-family:var(--font-mono)}
.card .n{letter-spacing:.1em}
/* headline emphasis: italic serif accent — bright gold on dark heroes, deep gold on light */
.hero h1 em{font-style:italic;color:var(--gold-bright)}
.spotlight-grid h2 em,.sec-title em{font-style:italic;color:var(--gold)}
/* nav links: subtle underline-on-hover */
.nav-links a:not(.nav-cta){padding-bottom:2px;background-image:linear-gradient(var(--gold),var(--gold));
  background-size:0 1px;background-position:0 100%;background-repeat:no-repeat;transition:background-size .3s var(--ease),color .2s}
.nav-links a:not(.nav-cta):hover{background-size:100% 1px}