/* ============================================================
   A&R Property Group — redesign
   Palette (from prototype):
   ink #14120f · cream #f6f3ec · bronze #8a6f4e · sand #d9d1be
   Fonts: Fraunces (display serif) · Manrope (UI sans)
   ============================================================ */

:root {
  --ink: #14120f;
  --ink-soft: #2a261f;
  --cream: #f6f3ec;
  --cream-deep: #efe9dd;
  --bronze: #8a6f4e;
  --bronze-dark: #6f583d;
  --sand: #d9d1be;
  --white: #ffffff;
  --text: #3c372e;
  --muted: #7d766a;
  --serif: "Fraunces", Georgia, serif;
  --sans: "Manrope", system-ui, sans-serif;
  --radius: 14px;
  --shadow: 0 10px 40px rgba(20, 18, 15, 0.10);
  --header-h: 76px;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; scroll-padding-top: var(--header-h); }
body {
  margin: 0;
  font-family: var(--sans);
  font-size: 16px;
  line-height: 1.65;
  color: var(--text);
  background: var(--white);
  -webkit-font-smoothing: antialiased;
}
img { display: block; max-width: 100%; }
a { color: inherit; }
h1, h2, h3, h4 { font-family: var(--serif); color: var(--ink); font-weight: 480; line-height: 1.12; margin: 0 0 .5em; }
h2 { font-size: clamp(1.9rem, 3.6vw, 2.9rem); }
h3 { font-size: 1.28rem; }
p { margin: 0 0 1em; }

.container { width: min(1180px, 92vw); margin-inline: auto; }
.section { padding: clamp(64px, 9vw, 120px) 0; }
.section-cream { background: var(--cream); }
.section-dark { background: var(--ink); }
.section-dark h2, .section-dark h3 { color: var(--cream); }
.section-dark p { color: rgba(246, 243, 236, .78); }

.eyebrow {
  font-family: var(--sans); font-size: .78rem; font-weight: 700;
  letter-spacing: .16em; text-transform: uppercase; color: var(--bronze);
  margin: 0 0 .9em;
}
.eyebrow-bronze { color: var(--sand); }
.sec-title { max-width: 22ch; }
.sec-head { display: flex; align-items: flex-end; justify-content: space-between; gap: 24px; flex-wrap: wrap; margin-bottom: 40px; }
.sec-head .sec-title { margin-bottom: 0; }

/* ---------- Buttons ---------- */
.btn {
  display: inline-block; padding: 15px 30px; border-radius: 999px;
  font-family: var(--sans); font-size: .92rem; font-weight: 700;
  text-decoration: none; border: 1px solid transparent; cursor: pointer;
  transition: transform .18s ease, background .18s ease, color .18s ease, border-color .18s ease;
}
.btn:hover { transform: translateY(-2px); }
.btn-sm { padding: 10px 20px; font-size: .84rem; }
.btn-block { width: 100%; text-align: center; }
.btn-bronze { background: var(--bronze); color: var(--white); }
.btn-bronze:hover { background: var(--bronze-dark); }
.btn-dark { background: var(--ink); color: var(--cream); }
.btn-dark:hover { background: #000; }
.btn-ghost { border-color: rgba(255,255,255,.55); color: var(--white); }
.btn-ghost:hover { background: rgba(255,255,255,.12); }
.btn-line { border-color: var(--sand); color: var(--ink); }
.btn-line:hover { border-color: var(--bronze); color: var(--bronze); }

/* ---------- Header ---------- */
.site-header {
  position: fixed; inset: 0 0 auto 0; z-index: 50; height: var(--header-h);
  display: flex; align-items: center;
  transition: background .3s ease, box-shadow .3s ease;
}
.site-header.scrolled { background: rgba(20, 18, 15, .92); backdrop-filter: blur(10px); box-shadow: 0 2px 20px rgba(0,0,0,.25); }
.header-inner { display: flex; align-items: center; justify-content: space-between; gap: 20px; width: min(1240px, 94vw); margin-inline: auto; }
.brand-logo { height: 44px; width: auto; }
.brand-dark { display: none; }
.main-nav { display: flex; align-items: center; gap: 26px; }
.main-nav > a:not(.btn) {
  color: var(--cream); text-decoration: none; font-size: .92rem; font-weight: 600;
  opacity: .9; transition: opacity .15s;
}
.main-nav > a:not(.btn):hover { opacity: 1; text-decoration: underline; text-underline-offset: 6px; }
.nav-cta { margin-left: 6px; }
.nav-toggle { display: none; background: none; border: 0; cursor: pointer; padding: 8px; }
.nav-toggle span { display: block; width: 24px; height: 2px; background: var(--cream); margin: 5px 0; transition: .2s; }

/* ---------- Hero ---------- */
.hero { position: relative; min-height: 92vh; display: flex; flex-direction: column; justify-content: center; padding-top: var(--header-h); }
.hero-media, .cta-media { position: absolute; inset: 0; z-index: -2; }
.hero-media img, .cta-media img { width: 100%; height: 100%; object-fit: cover; }
.hero-shade { position: absolute; inset: 0; background: linear-gradient(180deg, rgba(20,18,15,.62) 0%, rgba(20,18,15,.45) 45%, rgba(20,18,15,.78) 100%); z-index: -1; }
.hero-content { color: var(--white); padding-block: 90px 40px; }
.hero-kicker { display: flex; align-items: center; gap: 14px; font-size: .8rem; font-weight: 700; letter-spacing: .18em; text-transform: uppercase; color: var(--sand); }
.hero-kicker .rule { display: inline-block; width: 44px; height: 1px; background: var(--bronze); }
.hero-title { font-size: clamp(2.8rem, 6.4vw, 5.2rem); color: var(--white); font-weight: 400; margin: .25em 0 .4em; }
.hero-title em { font-style: italic; font-weight: 300; color: var(--sand); }
.hero-lede { max-width: 46ch; font-size: 1.08rem; color: rgba(246,243,236,.88); }
.hero-actions { display: flex; gap: 14px; flex-wrap: wrap; margin-top: 26px; }

/* ---------- Search bar ---------- */
.search-bar {
  position: relative; margin-bottom: -34px; transform: translateY(clamp(30px, 6vw, 60px));
  background: var(--white); border-radius: var(--radius); box-shadow: var(--shadow);
  overflow: hidden; max-width: 1060px;
}
.search-tabs { display: flex; gap: 0; border-bottom: 1px solid #eee7d8; }
.search-tab {
  padding: 13px 24px; background: none; border: 0; border-bottom: 2px solid transparent;
  font-family: var(--sans); font-weight: 700; font-size: .85rem; color: var(--muted); cursor: pointer;
}
.search-tab.active { color: var(--ink); border-bottom-color: var(--bronze); }
.search-fields { display: grid; grid-template-columns: repeat(4, 1fr) auto; gap: 14px; padding: 18px 22px 22px; align-items: end; }
.sf { display: flex; flex-direction: column; gap: 5px; }
.sf span { font-size: .72rem; font-weight: 700; letter-spacing: .08em; text-transform: uppercase; color: var(--muted); }
.sf select {
  appearance: none; border: 1px solid var(--sand); border-radius: 8px; padding: 10px 12px;
  font-family: var(--sans); font-size: .9rem; color: var(--ink); background: var(--white);
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='10' height='6'%3E%3Cpath d='M1 1l4 4 4-4' stroke='%238a6f4e' fill='none' stroke-width='1.5'/%3E%3C/svg%3E");
  background-repeat: no-repeat; background-position: right 12px center; cursor: pointer;
}
.search-btn { white-space: nowrap; }

/* ---------- Tabs & property cards ---------- */
#browse { padding-top: clamp(100px, 12vw, 160px); }
.tabs { display: flex; gap: 8px; margin: 28px 0 34px; flex-wrap: wrap; }
.tab {
  padding: 10px 24px; border-radius: 999px; border: 1px solid var(--sand); background: none;
  font-family: var(--sans); font-weight: 700; font-size: .88rem; color: var(--text); cursor: pointer;
  transition: .18s;
}
.tab:hover { border-color: var(--bronze); color: var(--bronze); }
.tab.active { background: var(--ink); border-color: var(--ink); color: var(--cream); }

.prop-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 26px; }
.prop-card { background: var(--white); border: 1px solid #eee7d8; border-radius: var(--radius); overflow: hidden; transition: transform .2s ease, box-shadow .2s ease; }
.prop-card:hover { transform: translateY(-4px); box-shadow: var(--shadow); }
.prop-media { position: relative; aspect-ratio: 4 / 3; overflow: hidden; }
.prop-media img { width: 100%; height: 100%; object-fit: cover; transition: transform .5s ease; }
.prop-card:hover .prop-media img { transform: scale(1.05); }
.badge {
  position: absolute; top: 14px; left: 14px; padding: 6px 14px; border-radius: 999px;
  background: var(--bronze); color: var(--white); font-size: .72rem; font-weight: 800; letter-spacing: .08em; text-transform: uppercase;
}
.badge-sale { background: var(--ink); }
.badge-done { background: var(--sand); color: var(--ink); }
.prop-body { padding: 22px 24px 26px; }
.prop-meta { font-size: .8rem; font-weight: 700; letter-spacing: .06em; text-transform: uppercase; color: var(--bronze); margin-bottom: 6px; }
.prop-loc { color: var(--muted); font-size: .92rem; margin-bottom: 10px; }
.prop-price { font-family: var(--serif); font-size: 1.35rem; color: var(--ink); margin-bottom: 16px; }
.prop-card--result .prop-body { padding: 18px 22px 22px; }
.prop-card--result h3 { font-size: 1.12rem; margin-bottom: 2px; }

/* ---------- Services ---------- */
.services-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 22px; margin-top: 44px; }
.service-card {
  display: flex; flex-direction: column; text-decoration: none; background: var(--white);
  border-radius: var(--radius); overflow: hidden; border: 1px solid #e9e2d3;
  transition: transform .2s ease, box-shadow .2s ease;
}
.service-card:hover { transform: translateY(-4px); box-shadow: var(--shadow); }
.service-media { aspect-ratio: 4 / 3; overflow: hidden; }
.service-media img { width: 100%; height: 100%; object-fit: cover; transition: transform .5s ease; }
.service-card:hover .service-media img { transform: scale(1.05); }
.service-card h3 { padding: 20px 22px 0; margin-bottom: .35em; }
.service-card p { padding: 0 22px; color: var(--muted); font-size: .92rem; flex: 1; }
.link-arrow { padding: 0 22px 22px; color: var(--bronze); font-weight: 700; font-size: .85rem; }

/* ---------- About ---------- */
.about-grid { display: grid; grid-template-columns: 5fr 6fr; gap: clamp(36px, 6vw, 80px); align-items: center; }
.about-media { position: relative; }
.about-media img { border-radius: var(--radius); aspect-ratio: 4 / 5; object-fit: cover; width: 100%; }
.about-stat-chip {
  position: absolute; right: -18px; bottom: 28px; background: var(--ink); color: var(--cream);
  border-radius: 12px; padding: 18px 22px; display: flex; align-items: center; gap: 12px; box-shadow: var(--shadow);
}
.about-stat-chip strong { font-family: var(--serif); font-size: 2rem; font-weight: 400; color: var(--sand); }
.about-stat-chip span { font-size: .72rem; font-weight: 700; letter-spacing: .1em; text-transform: uppercase; line-height: 1.4; }
.about-stats { list-style: none; display: grid; grid-template-columns: repeat(4, auto); gap: 28px; padding: 0; margin: 30px 0 0; }
.about-stats li { display: flex; flex-direction: column; }
.about-stats strong { font-family: var(--serif); font-size: 1.5rem; color: var(--ink); font-weight: 480; }
.about-stats span { font-size: .78rem; color: var(--muted); font-weight: 600; }

/* ---------- Why (dark) ---------- */
.why-grid { display: grid; grid-template-columns: repeat(5, 1fr); gap: 26px; margin-top: 40px; }
.why-item { border-top: 1px solid rgba(217, 209, 190, .28); padding-top: 18px; }
.why-item h3 { font-size: 1.08rem; margin-bottom: .4em; }
.why-item p { font-size: .9rem; margin: 0; }

/* ---------- Property management ---------- */
.pm-grid { display: grid; grid-template-columns: 6fr 5fr; gap: clamp(36px, 6vw, 80px); align-items: center; }
.check-list { list-style: none; padding: 0; margin: 0 0 30px; columns: 2; column-gap: 34px; max-width: 480px; }
.check-list li { padding: 7px 0 7px 30px; position: relative; break-inside: avoid; }
.check-list li::before {
  content: ""; position: absolute; left: 0; top: 12px; width: 16px; height: 16px; border-radius: 50%;
  background: var(--cream-deep);
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='10' height='8' viewBox='0 0 10 8'%3E%3Cpath d='M1 4l3 3 5-6' stroke='%238a6f4e' stroke-width='2' fill='none'/%3E%3C/svg%3E");
  background-repeat: no-repeat; background-position: center;
}
.pm-media img { border-radius: var(--radius); aspect-ratio: 4 / 3; object-fit: cover; width: 100%; }

/* ---------- CTA band ---------- */
.cta-band { position: relative; text-align: center; }
.cta-band .sec-title, .cta-band p { color: var(--white); position: relative; }
.cta-content { padding-block: 20px; }
.cta-band p { color: rgba(246,243,236,.85); max-width: 52ch; margin-inline: auto; }
.cta-band .hero-actions { justify-content: center; }

/* ---------- Team ---------- */
.team-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 24px; margin-top: 44px; }
.team-photo { aspect-ratio: 1; border-radius: var(--radius); overflow: hidden; margin-bottom: 18px; }
.team-photo img { width: 100%; height: 100%; object-fit: cover; }
.team-photo-initial { display: flex; align-items: center; justify-content: center; background: var(--ink); }
.team-photo-initial span { font-family: var(--serif); font-size: 2.6rem; color: var(--sand); }
.team-photo-memory { background: var(--bronze); }
.team-card h3 { margin-bottom: .15em; }
.team-role { color: var(--muted); font-size: .88rem; margin-bottom: .8em; }
.team-link { color: var(--bronze); font-weight: 700; font-size: .9rem; text-decoration: none; }
.team-link:hover { text-decoration: underline; }

/* ---------- Results strip ---------- */
.results-strip { display: grid; grid-template-columns: repeat(4, 1fr); gap: 18px; }
.results-strip figure { margin: 0; position: relative; border-radius: var(--radius); overflow: hidden; aspect-ratio: 4/3; }
.results-strip img { width: 100%; height: 100%; object-fit: cover; transition: transform .5s ease; }
.results-strip figure:hover img { transform: scale(1.05); }
.results-strip figcaption {
  position: absolute; inset: auto 0 0 0; padding: 34px 16px 14px; color: var(--white);
  background: linear-gradient(transparent, rgba(20,18,15,.85)); font-weight: 600; font-size: .9rem;
}
.results-strip figcaption span { display: block; font-size: .68rem; font-weight: 800; letter-spacing: .14em; color: var(--sand); }

/* ---------- Testimonials ---------- */
.testi-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 22px; margin-top: 44px; }
.testi-grid blockquote {
  margin: 0; padding: 28px; border: 1px solid rgba(217,209,190,.25); border-radius: var(--radius);
  display: flex; flex-direction: column; gap: 12px;
}
.stars { color: var(--bronze); letter-spacing: .2em; margin: 0; }
.testi-grid blockquote p:not(.stars) { font-family: var(--serif); font-size: 1.02rem; font-weight: 300; color: var(--cream); font-style: italic; flex: 1; margin: 0; }
.testi-grid footer { font-size: .8rem; color: var(--sand); font-weight: 600; }

/* ---------- Areas ---------- */
.areas-grid { display: grid; grid-template-columns: 6fr 5fr; gap: clamp(36px, 6vw, 80px); align-items: center; }
.areas-media img { border-radius: var(--radius); aspect-ratio: 5/4; object-fit: cover; width: 100%; }
.chips { display: flex; flex-wrap: wrap; gap: 10px; margin: 8px 0 30px; }
.chips span { padding: 8px 18px; border: 1px solid var(--sand); border-radius: 999px; font-size: .85rem; font-weight: 600; color: var(--ink); }

/* ---------- Appraisal / contact forms ---------- */
.appraisal-grid, .contact-grid { display: grid; grid-template-columns: 5fr 6fr; gap: clamp(36px, 6vw, 70px); align-items: start; }
.card-form {
  background: var(--white); border: 1px solid #e9e2d3; border-radius: var(--radius);
  padding: clamp(22px, 3vw, 36px); display: flex; flex-direction: column; gap: 16px; box-shadow: var(--shadow);
}
.contact-grid .card-form { background: var(--cream); }
.card-form label { display: flex; flex-direction: column; gap: 6px; }
.card-form label > span { font-size: .74rem; font-weight: 700; letter-spacing: .08em; text-transform: uppercase; color: var(--muted); }
.card-form input, .card-form textarea {
  border: 1px solid var(--sand); border-radius: 8px; padding: 12px 14px;
  font-family: var(--sans); font-size: .95rem; color: var(--ink); background: var(--white);
}
.card-form input:focus, .card-form textarea:focus { outline: 2px solid var(--bronze); outline-offset: 1px; }
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.seg { display: flex; flex-wrap: wrap; gap: 8px; }
.seg-btn {
  padding: 8px 16px; border-radius: 999px; border: 1px solid var(--sand); background: none;
  font-family: var(--sans); font-size: .82rem; font-weight: 600; color: var(--text); cursor: pointer; transition: .15s;
}
.seg-btn.active { background: var(--ink); border-color: var(--ink); color: var(--cream); }
.form-note { font-size: .82rem; color: var(--muted); margin: 0; text-align: center; }
.form-note a { color: var(--bronze); }
.contact-list { list-style: none; padding: 0; margin: 24px 0 0; display: flex; flex-direction: column; gap: 12px; }
.contact-list a { color: var(--bronze); font-weight: 700; text-decoration: none; }
.contact-list a:hover { text-decoration: underline; }
.contact-list--lg li { display: flex; flex-direction: column; gap: 2px; }
.cl-label { font-size: .72rem; font-weight: 800; letter-spacing: .12em; text-transform: uppercase; color: var(--muted); }

/* ---------- Footer ---------- */
.site-footer { background: var(--ink); color: rgba(246,243,236,.75); padding-top: 70px; }
.footer-grid { display: grid; grid-template-columns: 2fr 1.6fr 1fr; gap: 44px; padding-bottom: 50px; }
.footer-brand img { height: 52px; margin-bottom: 18px; }
.footer-brand p { font-size: .9rem; max-width: 32ch; }
.footer-social a {
  display: inline-flex; width: 36px; height: 36px; border-radius: 50%; border: 1px solid rgba(217,209,190,.4);
  align-items: center; justify-content: center; text-decoration: none; color: var(--sand); font-weight: 700; font-size: .82rem;
  margin-right: 8px; transition: .15s;
}
.footer-social a:hover { background: var(--bronze); border-color: var(--bronze); color: var(--white); }
.footer-nav { display: grid; grid-template-columns: 1fr 1fr; gap: 10px 20px; align-content: start; }
.footer-nav a { color: rgba(246,243,236,.75); text-decoration: none; font-size: .9rem; }
.footer-nav a:hover { color: var(--sand); }
.footer-contact a { color: var(--sand); font-family: var(--serif); font-size: 1.3rem; text-decoration: none; display: block; margin-bottom: 10px; }
.footer-contact p { font-size: .9rem; }
.footer-bottom { display: flex; justify-content: space-between; gap: 16px; padding-block: 22px; border-top: 1px solid rgba(217,209,190,.2); font-size: .82rem; }
.footer-bottom a { color: inherit; }

/* ---------- Reveal animation ---------- */
.reveal { opacity: 0; transform: translateY(22px); transition: opacity .7s ease, transform .7s ease; }
.reveal.visible { opacity: 1; transform: none; }
.d1 { transition-delay: .08s; } .d2 { transition-delay: .16s; }
.d3 { transition-delay: .24s; } .d4 { transition-delay: .32s; }
@media (prefers-reduced-motion: reduce) { .reveal { opacity: 1; transform: none; transition: none; } html { scroll-behavior: auto; } }

/* ---------- Responsive ---------- */
@media (max-width: 1024px) {
  .prop-grid, .services-grid, .team-grid, .results-strip, .testi-grid { grid-template-columns: repeat(2, 1fr); }
  .why-grid { grid-template-columns: repeat(3, 1fr); }
  .search-fields { grid-template-columns: repeat(2, 1fr); }
  .search-btn { grid-column: span 2; }
}
@media (max-width: 760px) {
  .nav-toggle { display: block; }
  .main-nav {
    position: fixed; inset: var(--header-h) 0 auto 0; background: rgba(20,18,15,.97);
    flex-direction: column; align-items: flex-start; padding: 22px 6vw 30px; gap: 16px;
    display: none;
  }
  .main-nav.open { display: flex; }
  .about-grid, .pm-grid, .areas-grid, .appraisal-grid, .contact-grid { grid-template-columns: 1fr; }
  .about-stat-chip { right: 12px; }
  .footer-grid { grid-template-columns: 1fr; }
  .about-stats { grid-template-columns: repeat(2, 1fr); }
}
@media (max-width: 540px) {
  .prop-grid, .services-grid, .team-grid, .results-strip, .testi-grid, .why-grid { grid-template-columns: 1fr; }
  .search-fields { grid-template-columns: 1fr; }
  .search-btn { grid-column: auto; }
  .form-row { grid-template-columns: 1fr; }
  .footer-bottom { flex-direction: column; }
}